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RBC ECONOMICS RESEARCH - April 21, 2009
Bank of Canada cuts target rate by 25 basis points; provides "conditional commitment" to hold policy rate at 0.25% until end of 2010
The Bank of Canada cut the target for the overnight rate by 25 basis points to 0.25%, citing a deeper-than-expected recession in Canada and the fact that "measures to stabilize the global financial system have taken longer than expected to enact". Markets were evenly split on whether the Bank would cut by 25 basis points or leave the target for the overnight rate at 50 basis points. In a twist to its usual policy, the Bank indicated that it did not lower the deposit rate paid on deposits by financial institutions at the Bank of Canada. Under normal circumstances, the deposit rate would also be cut by 25 basis points; however, to avoid distortions in short-term money markets, the Bank left the deposit rate unchanged.
The Bank also committed to keeping this rate structure until the end of the second quarter of 2010 in an effort to ensure that the inflation rate gravitates back to the 2% target over the medium-term. While no mention of quantitative or credit easing was made in today's statement, the Bank stated that it "retains considerable flexibility in the conduct of monetary policy at low interest rates" and a framework will be outlined in Thursday's Monetary Policy Report.
The statement provided the broad strokes of the Bank's economic forecast update with details to follow in Thursday's Monetary Policy Report. On the back of recent reports, the Bank downgraded its forecast and now looks for the economy to continue to contract in the third quarter of the year. The 2009 forecast for real GDP growth was revised down to show a 3% decline compared to January's forecast of a 1.2% slip. The longer and deeper recession in 2009 will also put strains on the economy in 2010 and the Bank lowered its growth forecast to 2.5% from 3.8%. The Bank provided a forecast for 2011 real GDP of 4.7%. Against the weaker growth backdrop, the Bank now looks for the inflation rate to return to its target in the third quarter of 2011 rather than the second quarter and said that risks to the projection are "tilted slightly to the downside."
Today's announcement was different in many ways compared to past statements and, importantly, provided a "conditional commitment" to holding both the target and deposit rate at one-quarter of a percent for a specific time frame (until the end of the second quarter of 2010). While the Bank did not produce or commit to using any other tools to implement additional easing in monetary policy, the details of their program on be released on Thursday will provide the means by which next steps can be taken if the economy disappoints the Bank's already-weak economic assumptions.
The Bank also provided the detailed framework that it will use to conduct policy during this new regime. By removing some of the uncertainty about the direction of interest rates over the next year, the Bank is working hard to boost the confidence of Canadian households and businesses, with the goal of putting the economy on a firmer growth path.
Dawn Desjardins, Assistant Chief Economist, RBC Economics Research |
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Financial PostApril 16, 2009
OTTAWA -- The global economic downturn is a mixed blessing for home buyers. If you’re lucky enough to hang on to your job, you should be in a much better position to buy a house, according to a report released Thursday by RBC Economics.
"Declining consumer confidence amid dimming employment prospects and the turmoil in credit markets have had a predictable impact on Canada’s housing markets -- home sales have dropped, prices have given into intense downward pressure and residential construction has slowed substantially," said RBC senior economist Robert Hogue, the report’s author.
Continuing economic troubles through spring, the key home-buying season, "will put the entire housing sector to the test in coming months," he said.
While Western Canada felt the downturn first, the housing market has now slowed across the country -- spurred by tighter lending conditions and a general reluctance on the part of consumers to spend on big-ticket items.
But if slow sales and lower prices are bad news for home sellers and developers, they’re music to the ears of people looking to buy, because they are making homes more affordable, according to RBC.
The RBC affordability measure determines the percentage of pre-tax household income that is needed to own a home -- to pay the mortgage, taxes and utilities.
Those costs improved at the national level by 2.3 to 3.5 percentage points in the fourth quarter from the previous quarter across all housing categories, the report said. The detached bungalow moved to 43.7%, the standard townhouse to 35.4%, the standard condo to 30.1% and the standard two-storey home to 50%.
The higher the reading, the more expensive it is to own a home; in this scenario, the ownership costs for a two-storey home would eat up 50% of pre-tax income.
Lower mortgage rates were the principal reason for the improvement across the country, though rising income was also a factor, the report said.
"Low mortgage rates and persisting downward pressure on housing prices will continue to help repair affordability although slowing income growth will act as a restraint," said Mr. Hogue.
Quebec is the most affordable province for buyers who are in the market for the average bungalow, while Montreal and Edmonton are the most affordable of the big cities, according to RBC.
Canwest News Service
© Copyright (c) National Post |
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April 5, 2009
Malls Test Experimental Waters to Fill Vacancies
By STEPHANIE ROSENBLOOM
In these desperate days in American retailing, mall owners are seizing on a new gimmick: wave-making machines.
A half-dozen malls across the country are planning to install a huge contraption called the Flowrider in vacant retail space. Where once people shopped for three-packs of underwear or sheet sets, they are now turning up in flip-flops and shorts to surf an artificial patch of ocean.
However good a business that turns out to be for the company controlling the Flowrider, it is also a sign of the times. With major retail chains like Linens ’n Things and Circuit City closing stores or disappearing altogether, mall and shopping center vacancies are soaring, forcing landlords to find new ways to lure traffic and stave off decline.
Downscale chains that landlords once kept out of shopping centers are suddenly being shown the welcome mat. Temporary stores are popping up. Once-small retailers are being invited to take over big spaces, while the strongest national chains are seizing the moment to move into new cities at low rents. And vast mall spaces formerly occupied by department stores may soon be carved up or turned into community colleges and dance studios.
“Landlords are scared,” said Suzanne E. Mulvee, a real estate strategist with Property & Portfolio Research. “Part of the reason they’re scared is dark space doesn’t pay.”
When the nation’s stores report March sales results this week, the numbers are likely to be down yet again — especially for department stores and mall chains, which have been the weakest performers for months.
That does not bode well for mall owners. As more stores have closed, mall vacancies are at their highest point in almost a decade, according to Reis, a research company, which said the vacancy rate at the end of 2008 was 7.1 percent, compared with 5.8 percent at the end of 2007. Other analysts have slightly lower figures, but all agree that vacancies are rising.
For some retailers, the brutal environment means new opportunities. That is especially true for the one major retail category faring well nowadays — discounters, like dollar stores and Big Lots, that are suddenly moving into more prominent locales.
“They were shunned for five years by the landlord community,” said Spence J. Mehl, senior vice president at RCS Real Estate Advisors. “And now everybody’s knocking on their door and they’re cutting incredibly aggressive deals, because they can.”
Of all the vacant spaces, the most difficult to fill are anchors — those big stores at the periphery of a mall. In recent months, Macy’s, Sears, Dillard’s, Mervyns and Steve & Barry’s have closed big mall stores. Last week, the bankrupt Gottschalks department store chain began liquidation sales.
Greg Maloney, president and chief executive of the retail group at Jones Lang LaSalle, a real estate brokerage firm, said that to fill empty anchor spaces, landlords were getting creative and were considering bringing in grocery stores, medical facilities, dance studios and even community or technical colleges.
“I think you’re going to see a lot more of that,” Mr. Maloney said.
Several schools — like New River Community College in Virginia and Hagerstown Community College’s Center for Continuing Education in Maryland — have been holding classes in malls for years. But industry professionals say the trend is likely to accelerate.
With Americans buying less, many chains are asking mall owners for rent reductions, and are sometimes receiving them. That adds to the malls’ financial woes.
One of the nation’s largest mall owners, General Growth Properties, is laden with more than $25 billion of debt, has missed payment deadlines on its bonds, and is trying to avoid filing for bankruptcy protection.
Landlords are willing to lower rents for their best retailers — but only those that can prove financial distress. The landlords may not be able to play hardball for long, though. More major chains are expected to file for bankruptcy this year, leaving behind empty stores.
In this economy, few chains need spaces as large as the ones coming onto the market.
“I talk to landlords and they’re taking an old Dillard’s box and putting a Best Buy on the top level and a Dick’s Sporting Goods on the bottom,” said Joseph Feldman, a retailing analyst with the Telsey Advisory Group.
Researchers who study land use point out that while the recession set off the latest round of vacancies, the problems faced by mall owners and developers have been building for more than a decade.
“There was really no relationship between development and the increase in consumer spending,” said Stacy Mitchell, a senior researcher with the Institute for Local Self-Reliance, an advocacy group.
Between 1990 and 2005, consumer spending per capita rose 14 percent, adjusted for inflation, yet retail space per capita in the United States doubled, said Stacy Mitchell, a senior researcher at the Institute for Local Self-Reliance, an advocacy group.
In her view, that created too much store space even for a good economy, and then retailers were hit by the recession. “All of this overdevelopment has pulled the rug out from under them,” she said.
While mall owners may be batting around plenty of unusual ideas, the Flowrider — a 10-feet-tall wave machine that sends 35,000 gallons of water gushing over a slope at more than 30 miles an hour — is among the most unusual.
The device is the centerpiece of a cult sport that got its start in water parks and on cruise ships. Lately, a retail chain called Adrenalina, which sells gear for extreme sports like skydiving and kite-surfing, transferred the concept to retail stores.
Because the machines can draw enthusiastic crowds, Adrenalina is getting sweet deals from landlords. Adrenalina executives said some mall owners were paying to install the Flowrider, upwards of $2 million, just to get the extra traffic.
“They know that we’ll pull people from a further distance than their regular tenants,” said Jeffrey Geller, president and chief operating officer of Adrenalina.
An Adrenalina store that opened last month at the Shops at Willow Bend in Plano, Tex., is already a popular destination. Steven Coyne, an Adrenalina district manager in Dallas, said that in the few weeks the store has been open, the Flowrider has garnered repeat customers — and stupefied gawkers who cannot believe people are riding waves inside a mall.
“The funniest question I’ve ever had,” he said, “was, ‘Are those real people?’ ” |
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Amortization burden is a costly one
Get the monkey off your back: 40-year mortgage is 'long-term rent'
By RAY TURCHANSKY, Canwest News ServiceApril 1, 2009
One of the least-known secrets among new homebuyers in particular is the huge effect the amortization period of your mortgage has on the interest you will pay during its lifetime.
Decades ago, a young Edmontonian bought his first home, and after paying $21,492 in monthly mortgage payments over three years was shocked to find out the principal had been reduced by only $1,485.
I learned to my horror that at the start of a 25-year amortization - the period over which the mortgage was to be paid off - 93 per cent of the mortgage payments went toward interest. When only eight years remained in the amortization period, more than half the payments would go toward the principal.
"The key is still to pay it off as soon as you can, within reason," says Adrian Mastracci, president and portfolio manager with KCM Wealth Management in Vancouver.
"Get the monkey off your back in 10 or 15 years, then focus the rest of the time on getting your retirement nest egg up and running. I would do my darndest to keep it within 15 if I could. You just put so much money in your pocket."
Mastracci uses the example of a $240,000, five-year closed mortgage charging 5.75 per cent interest. Paying it off at $1,268 a month over 35 years costs $313,410 in interest, while paying it off at $2,626 a month over 10 years incurs $65,165 in interest. That's a whopping saving of $248,245.
And because more of your money goes toward interest than principle,you save the most in interest with the least increase in payments with a mortgage that has a longer amortization period.
In Mastracci's example, reducing the amortization period from 35 to 30 years saves you $52,910 in interest while increasing monthly payments only $72. But going from 15 to 10 years in amortization saves only $42,005 while monthly payments go up by $640.
A Canadian Mortgage and Housing Corp. survey showed 78 per cent of respondents want to pay off their mortgage as soon as possible, which is a much higher priority in Canada than in the United States, where mortgage interest is tax deductible.
But more than half of new mortgages taken out during the first half of 2008 had 40-year amortization periods, which Mastracci describes as "long-term rent," since you build up little equity if the value of the house does not increase.
"Most people may not be able to do 10 (years remaining), but they can do 15 or 20," Mastracci says.
"You can save $160,000 in interest (by going from 35 to 20 years amortization) and that's a lot of loot."
© Copyright (c) The Montreal Gazette |
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Learn to maximize the use of First Time Home Buyers Program
Canwest News Service
Published: Monday, March 30, 2009
Too many first-time buyers miss out on maximizing the use of the federal government's First Time Home Buyers Program, which allows people to use RRSP savings for a down payment up to the new limit of $25,000, says Laura Parsons, area manager in specialized sales with Bank of Montreal (BMO). After a two-year grace period, you must repay one fifteenth of the amount used each year. On $20,000, that means you pay back $1,300 into your RRSP every year. If you can't, it becomes taxable income. Also, consider closing costs, insurance, property taxes, condo fees, heating costs along with other unexpected costs such as buying a lawn mower or air conditioner when determining how much you can reasonably afford. |
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Affordability key for new homebuyers
Changing Trends
Derek Sankey, Canwest News Service
Published: Monday, March 30, 2009
Paul Anderson and his wife, Sue, felt like they could only dream of home ownership. After having some credit problems, the effects of which lingered on for several years, they got their financial house in order and got up the courage to apply for a mortgage a few weeks ago.
Much to their surprise, and after some negotiating, the couple were approved. "I looked at my wife with a tear in my eye and realized ... I might get a house," says Mr. Anderson, 42. The couple have three children.
"There are good people out there with good jobs that really don't have a lot to bring to the party, but they're already paying $1,600, $1,800 a month [in rent] anyway," he says. "At the end of the day, I'ma proud owner of a new home."
It's one of the best buyers' real estate markets in years, with interest rates at historic lows, falling house prices and new incentive programs available. But many consumers -- including many first-time homebuyers -- lack the knowledge and preparation to determine what they can afford.
Banking experts say this is the first crucial step toward making any successful real estate transaction. Yet many consumers are missing out on opportunities to determine how much they can afford and they are overlooking tools available to help them get into home ownership.
The Andersons, for example, had no idea what to expect before they were approved for a $400,000 mortgage for a new Calgary home.
"It should start with getting pre-approved and not being intimidated by the process," says Laura Parsons, area manager in specialized sales with Bank of Montreal (BMO). Many people think home ownership is out of reach because they haven't done the calculations or sought expert advice about their options.
"We look at university professionals or tradespeople coming out of school with all this student-loan debt, but it doesn't mean you cannot get into home ownership," Ms. Parsons says. She notes banks can consolidate debt to reduce monthly payments.
A pre-approved mortgage establishes realistic expectations about what you can afford based on your gross debt service ratio -- your gross annual income relative to the principal and interest of the mortgage plus typical heating costs and property taxes. Canadian guidelines state those costs cannot exceed 32% of your gross annual income.
"Pre-approval ... really demonstrates that a buyer is serious, and that can help you with negotiating with sellers and agents," says Bernice Dunsby, senior manager of home equity financing with Royal Bank of Canada (RBC).
It also allows buyers to lock in their interest rates for 90 days in the event that rates go up, or they can take a lower rate during that time if rates go down further.
You must now have at least 5% of the cost of the mortgage as a down payment. If it's less than 20%, it gets classified as a "high ratio" mortgage and will require insurance. Despite gloomy public perception, banks are working with all types of people to develop home ownership plans and doing everything they can to get you a mortgage that works for you. It's not just young couples with children who are buying these days, either.
"It's not your traditional buyers," Ms. Parsons says. "There are options for everybody." She recently saw a group of friends pool their resources to buy, while people of all ages who have previously rented -- such as the Andersons -- are increasingly looking to own a home.
Many parents are even laying the foundation of home ownership for their children in university, she says. A recent RBC survey revealed 48% of potential buyers stated they would buy this year, while 52% said they would wait until next year.
The vast majority across Canada -- 65% -- agree it's firmly a buyers' market.
While it's one of the best markets right now to buy, be realistic and work with an expert since each individual's affordability is different.
"Don't get caught up in the hype of the opportunity, but sit down with a specialist and determine what's right for you," Ms. Dunsby says. "You don't want to stretch yourself too thin." |
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Choosing the right mortgage
New tack stresses sense, not cents
Ray Turchansky, Canwest News Service
Traditionally, the most important consideration in choosing a fixed or variable mortgage has been which strategy would save the most money.
But that might no longer be the case: Choosing a type of mortgage and term today may come down to what makes sense for the individual homeowner rather than what saves cents.
"If you were buying a house 10 years ago, fixed versus variable was the biggest decision you made," says Moshe Milevsky, finance professor at Toronto's York University and executive director of the Individual Finance and Insurance Decisions Centre. "But now there are more important things in place. Equity prices are falling, housing prices are falling. I think there are three or four things more important than fixed versus variable now."
Mr. Milevsky's 2001 study of five-year rolling interest rates from 1950 to 1999 showed that 88.6% of the time, homeowners would have been better off with floating or short-term mortgages rather than five-year, fixed-rate mortgages, saving an average of $22,000 on a $100,000 mortgage amortized over 15 years.
"The last time I looked at it, a year ago, the same strategy was holding up. Roughly ... 85% of the time, you were better off going with variable rates, rather than fixed rates."
Another, lesser consideration was peace of mind: New homebuyers might sleep better when essentially paying an insurance premium as part of locking-in payments for five years.
But saving a few dollars should no longer be the determining factor in the fixed-variable dilemma.
"Too much emphasis has been based on this study," Mr. Milevsky says. "It's the most-downloaded item on our Web site. But if you look at interest rates right now, you're debating over a per cent. When fixed rates were 9% and variable rates were 5%, that's a big difference. That's another issue."
The flattening of the bond yield curve in recent years meant you might pay only 1% or 1.5% more to lock in a long-term rate, and that made the stability of fixed rates much more attractive than it was five years earlier.
Many homeowners with variable rates below prime are now offered renewal rates above prime. Discounts can sometimes be negotiated on longer terms, and other times on variable rates.
"Renewing is not just a day at the bank, it's a major event in the life of your house," says Mr. Milevsky, adding that low rates make other considerations more important in the fixed-variable debate. "If you're going to renew in a year or two, what if your housing price is lower than the value of the loan, and the banks won't give you that again? What about locking in as long as possible? If I
get the five-year rate, they're not going to bother me.
"No. 2 is how much money is put down. If you put down only 5%, how much of an effect will that have on your credit rating? Banks are more cautious. Getting a deal might depend on whether you go fixed or variable.
"[Then] there's the question of employment. If you do not have a mortgage with flexibility, what if you can't make a payment for months?"
One compromise may be a combination mortgage that is part-fixed and part-variable.
"I'm getting to be a bigger fan than I used to be," Mr. Milevsky says. "I used to say 'diversify your assets, not your liabilities,' but if you can make the deal to lock in some of your mortgage, that might be a good thing. But that's two mortgages, with two sets of prices, and if it's an extra $200 that's one thing, but an extra $1,000 is another."
© 2009 The National Post Company. All rights reserved. Unauthorized distribution, transmission or republication strictly prohibited. |
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Homeowners find gold by going green
Financial incentives for eco-friendly home investments
By Denise Deveau, Canwest News ServiceMarch 30, 2009
Mark Raes, with son Oliver, discovered he was eligible for a furnace replacement rebate during a home energy audit.
Photograph by: Kaz Ehara/Canwest, Kaz Ehara/CanwestIt seems like governments and financial institutions alike are doing what they can to keep homeowners thinking green. From rebate programs to new mortgage offerings, financing a home purchase or renovation can be a wonderful opportunity to cash in on your green intentions.
For homeowner Mark Raes, when the time came to replace a 25-year-old furnace in his recently purchased home in Toronto, he decided to get an energy audit done just to check out how energy-efficient the house actually was. In the process he discovered that not only could he get a sizable rebate on the furnace replacement, other upgrades would also qualify.
"So instead of just one thing, we decided to do four all at once," he says. After investing $9,000 in a furnace, attic insulation, a tankless hot water heater and air conditioner, he ended up qualifying for $3,200 in rebates from the provincial and federal governments. And his energy bills now come in at 30% less than before.
It just goes to show that when home purchasers play their cards right, they can tap into a number of incentives to help them start on a greener path.
Above the rebates, borrowers can even get a bit of help from their lenders. TD Canada Trust's Green Mortgage, for example, offers a 1% cash-back to be used for Energy Star qualified purchases or any renovations/ upgrades that make the home more energy efficient.
"Add that to the government incentives, and that can make a big difference," says Joan Dal Bianco, vice-president of Real Estate Secured Lending for TD in Toronto. "When every penny counts, $2,000 cash on a $200,000 mortgage can go a long way to taking care of some big ticket item appliances or repairs."
Despite the fact that green building projects can come at a premium, the price difference can easily be realized within a year through energy savings, Ms. Dal Bianco says. "Our studies have shown that people are now willing to spend more on a green home because of the energy savings they get."
Looking at green options can also help the resale cause. According to a recent RBC Financial Group-sponsored Ipsos study, more than 75% of homeowners believe that green home improvements will increase the value of their home. "A good energy rating [on a home] is definitely becoming an important selling and buying feature for consumers," says Bernice Dunsby, senior manager, home equity financing for RBC in Toronto.
RBC offers a choice of Energy Saver mortgage and loan products that provide homeowners a partial rebate on a home energy audit, or in some cases, a discounted interest rate. "It all depends on the size and scope of the project you are willing to undertake," Ms. Dunsby says.
Homeowners should be aware of the fact that home energy audits will soon a must if you want to sell your property. Initiatives such as Ontario's Green Energy Act will require anyone listing a home to conduct a home energy audit. "The government is doing what it can to make sure that every homeowner can achieve a good rating and is as energy efficient as possible," says Peter Hwang, president and CEO of EnWise in Toronto.
For those new to the audit process, a certified professional performs a pre-retrofit audit on your home to assess and rank your energy rating and pinpoint areas for improvements. Different energy-saving investments qualify for various rebate levels. For example, a high-efficiency furnace could qualify for $1,125 in combined government rebates; attic insulation, $1,200; an energy-efficient air conditioner, $600; and a tankless hot water heater, $500.
When the work is complete (you have 18 months from the pre-retrofit audit date to finish your retrofits), a second audit is done to verify the improved performance. The homeowner can then apply for a rebate under the federal government's ecoENERGY Program to a maximum of $5,000 and, depending on the province, an additional rebate from the provincial government. (The Ontario Home Energy Savings Program, for example, matches the federal rebate dollar for dollar.) "We encourage people to wait the full 18 months before applying in case they want to do extra things in that time frame, and you can only apply for it once," Mr. Hwang advises.
This year, homeowners can benefit even more by taking advantage of the federal government's Home Renovation Tax Credit of up to $1,350. They can also leverage a number of manufacturer and utility rebates.
So, although some might think that going green comes at a premium, with available incentives and rebates -- along with affordable financing options and improved energy savings -- doing the right thing for the environment when financing your home isn't quite so expensive after all.
© Copyright (c) National Post
Mark Raes, with son Oliver, discovered he was eligible for a furnace replacement rebate during a home energy audit.
Photograph by: Kaz Ehara/Canwest, Kaz Ehara/Canwest |
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Publié le 30 mars 2009
CHUM: une aventure sans fin
[ Santé ]
Pascale Breton, La Presse
Il devait voir le jour dans Rosemont, puis au centre-ville, puis à Outremont, et de nouveau au centre-ville. Il devait être terminé en 2006, en 2010, en 2013 et maintenant en 2018. Le feuilleton du CHUM ressemble à une tragicomédie.
Même l'appel de propositions a été reporté à quelques reprises. Il est finalement annoncé aujourd'hui.
Difficile de savoir qui mène le bateau. Le projet navigue entre le bureau du directeur général, responsable de la modernisation des CHU, l'Agence des partenariats publics-privés, le comité de planification du CHUM centre-ville, la direction de l'hôpital et le gouvernement.
En 1995, le projet avait pourtant été bien accueilli. Le CHUM allait naître de la fusion des hôpitaux Saint-Luc, Notre-Dame et Hôtel-Dieu. Mais l'enthousiasme s'est effrité avec les années, laissant place au cynisme et à l'ironie.
«Mes collègues les médecins disent que ça ne se fera jamais. Il y a une adhésion qui est nulle», reconnaît le Dr Guy Breton, vice-recteur de l'Université de Montréal.
Officiellement, le CHUM existe depuis 14 ans. Mais dans plusieurs domaines les trois hôpitaux ne sont toujours pas capables de travailler main dans la main. Dans le jargon du milieu, on parle même de procédure «chumée» ou «non chumée». C'est-à-dire une procédure médicale - par exemple l'hémodialyse - qui est la même dans les trois hôpitaux du CHUM (chumée) ou qui est particulière à un seul des hôpitaux (non chumée).
«Le projet a tellement traîné que les gens se disent: "On ne fera pas l'effort de se transformer." Il n'y a pas cet effort de transformation, même aujourd'hui. Je trouve ça dommage», ajoute le Dr Breton.
La vie quotidienne n'est pas facile au CHUM, ni pour le personnel, ni pour les médecins. D'autant moins que plusieurs d'entre eux ne travailleront pas au nouveau CHUM, mais plutôt à l'hôpital communautaire qui sera conservé, Notre-Dame.
«Il y a toujours des gens qui ont des velléités derrière la tête. Il y a des gens qui ne se retrouveront pas dans le CHUM une fois construit, qui n'en ont rien à foutre du projet et qui, au fond, cherchent à sauvegarder leur situation actuelle. Il y en a un certain nombre dans le corps médical», souligne un médecin qui souhaite garder l'anonymat.
Démoli, rénové et démoli
La valse-hésitation sur le choix d'un site n'a pas aidé au projet du CHUM. Ni les nombreuses modifications qu'il a subies par la suite.
En 2004, la commission Mulroney-Johnson a recommandé l'abandon du site du 6000, rue Saint-Denis pour construire le CHUM au centre-ville, à l'actuel hôpital Saint-Luc.
Le projet prévoyait alors la démolition de Saint-Luc. Trop cher, a tranché la commission. Il faudra donc réduire le nombre de lits. «C'était impensable de retirer des lits, à cause de la mission d'enseignement de l'hôpital et de l'engorgement des urgences», explique un ancien consultant.
La solution: rénover l'hôpital Saint-Luc plutôt que de le démolir. C'est le projet qui a été retenu jusqu'à l'automne dernier. C'est à ce moment que les médecins spécialistes sont sortis sur la place publique en affirmant que rien n'allait plus. Ils ont rejeté le projet du CHUM en bloc.
Depuis, le projet a été revu et bonifié. L'hôpital Saint-Luc sera finalement démoli et reconstruit. Le CHUM comptera plus de lits et plus de salles d'opération. Le dernier chiffre fait état de 43 salles d'opération, dont quatre pour l'ophtalmologie.
Malgré les délais et les coûts supplémentaires, le gouvernement maintient que le CHUM ouvrira en 2013. C'est vrai, mais seulement sa phase 1. On sait maintenant que le CHUM ne sera achevé qu'en 2018.
Si tout va bien. Car la crise économique est une menace réelle. «Je sens que le projet dérape actuellement et c'est important de ne pas rater notre coup. C'est beaucoup d'argent», s'inquiétait récemment un ancien consultant.
Le financement est LA tuile qui menace le CHUM actuellement, croit pour sa part le Dr Guy Breton. «On n'en a certainement pas fini avec les difficultés. Avec un projet de 1,8 milliard, un projet aussi structurant mais qui demande de l'adaptation, c'est sûr qu'il va y avoir des grincements de dents. Est-ce que ça va aboutir? Je pense que oui.»
Du même auteur
Les médecins craignent le pire
Ainsi va la politique, ainsi va le CHUM
CHUM: une aventure sans fin
Le nouveau CHUM : pas avant 2018!
La santé échappe à la tourmente |
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Marianopolis project about to go to consultation
Ville Marie sends plans for hearings; Sulpician land would hold 325 housing units
By LINDA GYULAI, The GazetteMarch 24, 2009
A proposal to transform the former grounds of Marianopolis College into a residential estate is heading to public consultations.
Ville Marie borough council agreed yesterday to send the project, near Côte des Neiges Rd. in the provincially designated Mount Royal historic and natural district, to Montreal's public-consultation office for hearings.
The city executive committee and the council are to take similar votes this week and next.
It means the public will soon get to comment on the much-anticipated plans for a site considered to be one of the city's jewels because of its woods, landscaped slopes and the view of downtown.
Montreal firm Développement Cato Inc. bought the site from the Sulpicians for $46 million last fall, beating out 12 other offers. The Sulpicians said Cato's proposal respected all guidelines that were prescribed by a series of studies.
The $300-million project calls for 325 housing units, including about 290 condos, 24 townhouses and 10 single-family homes, but preserves the woods and the terraced green space, project designer Claude Marcotte, a partner with architecture and planning firm Groupe DAA-IBI, said. "This proposal is very soft, very respectful of the area."
Still, the project will test the city's new protection plan for Mount Royal, said Sylvie Guilbault, executive director of Les Amis de la Montagne.
"The plan says the mountain has reached its capacity for new buildings, so we'll really have to analyse this project to see how it preserves open spaces," she said, adding that her group is worried because Mont-real's Conseil de patrimoine flatly rejected an early draft of the project.
Marcotte said the development has been scaled back since then.
Provincial and municipal authorities required the height of new structures to be lowered to preserve views of the college building and the mountain from every angle, he said. He's also rejected a pharmacy, added "green" roofs, reduced the number of condos in the college building and agreed to no wood-burning fireplaces.
The former college, built in 1894 by the Sulpician Fathers as the Séminaire de philosophie, is to be restored and 50 condos built inside.
It has been vacant since the Congrégation Notre Dame moved Marianopolis to Westmount in 2007.
Place De Ramezay St., west of the college, would be extended and 10 single-family homes built.
A sports complex between the college and Cedar Ave./Côte des Neiges Rd. and a small building southeast of the college would be razed. Three buildings of six or seven floors and containing 120 condos would be built in the footprint of the sports complex.
The plans call for 24 two-storey townhouses. Three buildings of seven, eight and nine floors would be built nearby and contain 120 condos.
The plans call for cutting 67 or 68 trees, but Marcotte said more than half are in bad shape. The owner will plant 348 trees, he said.
For hearing dates, watch for an announcement at www.ocpm.qc.ca
lgyulai@thegazette.canwest.com
© Copyright (c) The Montreal Gazette |
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Source: ACAIQ
October 2008 • Tabled before the National Assembly in December 2007 by Monique Jérôme-Forget, Minister of Finance, this Bill, intended to replace the current Real Estate Brokerage Act, was adopted and sanctioned last May. Although no specific date has yet been set, it is expected that the new legislation will come into effect at the beginning of 2009.
Since its coming into force in 1991, the Act had not undergone any material change. The reform of the supervision of real estate brokerage proposed in Bill 73 includes a series of new practical and efficient approaches to the supervision of real estate brokerage. In addition to providing better protection for consumers who use the services of real estate brokerage professionals, the new legislation will modernize the regulations for real estate and mortgage brokers as well as for the ACAIQ, which will become the Organisme d’autoréglementation du courtage immobilier du Québec (OACIQ).
The result of an in-depth thought process
Consultations were held on a number of occasions in the last 10 years with real estate brokers and agents and their voluntary associations. The majority of recommendations received by the ACAIQ in the context of these forums are reflected in the Bill. This major reform is supported by real estate boards that are part of the Quebec Federation of Real Estate Boards (QFREB).
MAIN CHANGES IN THE LAW
Changes proposed in the Bill include the following innovations:
One designation for all or Elimination of the title of “Agent”
The distinction between agent and broker will disappear since anyone offering real estate brokerage to consumers will henceforth be known as a broker. The public is not clear on the difference between a broker and an agent. Eliminating the concept of agent will simplify the designations.
Brokerage firms (chartered real estate brokers) will become agencies
Brokerage firms on whose behalf broker will be acting will be called agencies. Thus an agent working for a chartered real estate broker will become a broker acting on behalf of an agency.
Certificates will become licenses under the law
Brokers and agencies will now be the holders of licenses issued by the OACIQ.
Fully accountable brokers
The broker will be solidarily liable with the agency he represents for the performance of the brokerage contract and for any prejudice caused by a breach of the contract.
Brokers will be insured personally
Persons (the brokers) offering their services to consumers will have to be personally insured for professional liability. As is presently the case, agencies will also have to have liability insurance.
The title of mortgage broker will be recognized under the law
As a result of the growth experienced by the mortgage brokerage sector, the designation of mortgage broker will now be recognized under the law.
Powers of conciliation, mediation and arbitration
The OACIQ will be empowered to act as conciliator or mediator in disputes between a broker, an agency and their client, upon request by the parties. The OACIQ will also have the power to arbitrate cases between a broker or agency and a client.
Application of the law
The new legislation will continue to apply to the purchase, sale or exchange of immovable property and to loans secured by immovable hypothec. However, a change is being made to the field of application regarding leasing, which will now be limited to leasing by an intermediary who carries on an enterprise. In addition, the sale of an enterprise will remain covered by the Act if the enterprise’s property consists mainly of immovable property.
Exceptions
Exceptions to the Act will now be divided into two groups: persons not subject to the Act when in the performance of their duties, such as lawyers and notaries, and other persons not subject to the Act, including:
an exclusive representative when acting on behalf of their financial institution in the context of a brokerage transaction relating to a mortgage;
a member of a professional order or person governed by the AMF (Autorité des marchés financiers) who only gives a client the name and contact information of a person offering mortgage loans;
a superintendent or manager of a property or co-ownership property when leasing;
a superintendent or manager giving the name of a buyer to a co-owner;
an employee or manager working for a subsidiary of the owner of the immovable (90% controlled);
the spouse, child, father, mother, brother, sister of an owner who engages in a transaction described in section 1;
the sole shareholder of a company who engages in a transaction described in section 1.
The new broker
A new broker may enter the profession after successfully writing an entrance examination. He will first be required to work for an agency for a period to be set out in the regulations. Once this period is completed, he will acquire the right to work on his own behalf, without incorporating or hiring other brokers. He may become an executive officer of an agency provided he meets the criteria set under the regulations.
Transitional measures
Several brokers and agents are wondering, with good reason, what will become of their certificate when the new Act comes into effect. As soon as it does, all holders of an agent’s certificate will automatically become the holders of a real estate broker’s license. All real estate brokers who have at least one agent in their employ will become the holders of a real estate agency’s license.
All brokers and agencies concerned by this transitional measure who engage exclusively in mortgage brokerage may request that their permit be replaced by a mortgage broker’s license or mortgage agency’s license, as appropriate.
Training
As announced by the Association last March, the current training programs (902.56 Real Estate Agent and 902.57 Real Estate Broker) is being discontinued as of January 1, 2009. This means that as of that date, no new registrants will be accepted in these programs. Students already registered will have until January 1, 2011 to complete their programs.
Transitional measures will be put in place to manage the transition between the old and the new certification systems. The ACAIQ is currently looking at this aspect and will communicate any information as soon as it is available.
Advertising
Other transitional measures could be adopted by the government concerning, among other things, promotional material (logo, business cards, advertising, signs, etc.) in order to facilitate transition to the new regulations.
NEXT STEPS – DRAFTING OF REGULATIONS AND CONSULTATION WITH REAL ESTATE BROKERAGE PRACTITIONERS AND STAKEHOLDERS
Since the adoption of Bill 73 on May 28, 2008, the Association has been actively developing draft regulations for the application of the law. Although no specific date has yet been set, it is expected that the new legislation will come into effect at the beginning of 2009.
In the interim, the Association will conduct consultations on its draft regulations with members and main stakeholders in the field of real estate brokerage.
The Association will keep you abreast of future development regarding the new Act.
In summary:
The ACAIQ becomes the OACIQ (Organisme d’autoréglementation du courtage immobilier du Québec);
Natural persons who provide real estate or mortgage brokerage services to consumers will be designated as real estate brokers or mortgage brokers;
Brokerage firms on whose behalf these brokers will act will be called real estate agencies or mortgage agencies;
Broker and agency licenses will be issued by the OACIQ;
Persons (brokers) who provide brokerage services to consumers will have to hold professional liability insurance, same as agencies;
Brokers will be solidarily liable with the agency they represent.
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To review the Bill:
Bill 73 - Real Estate Brokerage Act (sanctioned on May 28, 2008)
You may also read the following articles:
Bill 73 – Real Estate Brokerage Act: A new stage is reached
Certification Examination – Residential brokerage
Deactivation of current training programs deferred |
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Opinion
Des leçons à tirer de l'épisode UQAM Jean-Marie Toulouse, Professeur à HEC-Montréal et président du Groupe de travail sur la gouvernance des universités
Yvan Allaire, Président du conseil de l'Institut sur la gouvernance des organisations privées et publiques (IGOPP)
Le Devoir - Édition du lundi 30 juin 2008
Mots clés : UQAM, Économie, Université, Montréal
Le vérificateur général du Québec (VG) vient de publier la deuxième partie de son rapport de vérification de l'UQAM intitulé Principaux facteurs responsables des pertes de l'Université du Québec à Montréal. Ce rapport décrit les nombreuses carences de gouvernance ayant contribué aux problèmes financiers de cet établissement. Le document du vérificateur général apporte un témoignage concret sur les risques de dérapage en l'absence de saines pratiques de gouvernance. En cela, il fournit un net appui aux propositions contenues dans le rapport du Groupe de travail sur la gouvernance universitaire rendu public en... 2007 par l'IGOPP.
Plusieurs leçons sont à tirer du douloureux épisode que connaît l'UQAM, leçons qui sont pertinentes d'ailleurs pour tous les établissements universitaires.
Un conseil indépendant
Première leçon: la composition du conseil a une importance critique pour le succès de la gouvernance. Une saine gouvernance débute par la composition d'un conseil où siègent en majorité des membres indépendants et compétents. Le rapport du Groupe de travail de l'IGOPP a proposé (principe 5) que les conseils d'administration des universités soient composés de membres aux expériences et compétences diverses, de façon à refléter l'ensemble des points de vue, et que la majorité des membres soient indépendants, donc non liés personnellement ou professionnellement à l'établissement.
Puis au principe 6, le Groupe de travail ajoute que ces membres indépendants doivent être légitimes et crédibles: leur légitimité provenant de la démarche qui mène à leur nomination au conseil et leur crédibilité reposant sur une expérience pertinente et une expertise appropriée aux enjeux de l'établissement ainsi que sur leur réputation d'intégrité. Ces propositions du Groupe de travail ont fait sursauter certaines parties prenantes, habituées à des conseils d'administration servant plutôt de forums pour des échanges d'information et de lieu d'arbitrage entre les intérêts de différents groupes de pression.
Du côté de l'UQAM
Or, tentant de comprendre pourquoi le conseil d'administration (CA) de l'UQAM n'était pas intervenu plus tôt et plus énergiquement, le vérificateur général invoque la composition du conseil de l'UQAM: il note que, sur les 16 membres du conseil de l'UQAM, trois proviennent de la direction, trois représentent les professeurs, deux représentent les étudiants, un représente les chargés de cours, un provient des cégeps, un représente les diplômés et finalement cinq membres représentent les milieux social, culturel, des affaires et du travail.
Donc, constate le VG, «plus de la moitié des administrateurs sont des acteurs quotidiens dans la vie de cet établissement... Se considèrent-ils comme des administrateurs chargés de défendre les grands enjeux de l'université [...] au risque de déplaire au recteur?» (art. 250); de plus, «de nombreux observateurs peuvent assister aux séances du conseil et ils sont aussi des acteurs de cette université» (art. 251). Certains membres du conseil de l'UQAM ont fait part de la difficulté à exercer leurs fonctions, allant même jusqu'à dire que, «s'ils avaient voulu s'opposer aux projets de l'UQAM, il leur aurait fallu être prêts à quitter leurs fonctions» (art. 248).
Dans ce contexte, les membres externes, minoritaires et entourés de cadres de l'établissement, peuvent-ils vraiment agir en grands décideurs de la même façon que les membres d'un conseil d'administration, ou seulement agir comme des conseillers qui puisent dans leur expérience personnelle pour en faire profiter les autres administrateurs (art. 251)?
Trop d'ambiguïtés
Il faut éliminer ces ambiguïtés dans la gouvernance de nos établissements publics. Un conseil d'administration digne de ce nom doit être l'autorité décisionnelle ultime pour l'établissement. Cette autorité doit être portée par des administrateurs qui, majoritairement, n'ont d'autre intérêt que la réalisation de la mission de l'établissement de la façon la plus efficace pour l'ensemble des personnes concernées.
Les séances du conseil ne doivent pas servir de lieu de partage de l'information avec la communauté dans son ensemble (plusieurs autres tribunes sont disponibles à cette fin), ni de lieu de promotion d'intérêts divergents. Sans ce caractère essentiel, le conseil d'administration devient en fait et en pratique un vague comité consultatif sans grande prise sur le fonctionnement de l'organisation.
Saine gouvernance
Le rapport du VG souligne que «la nomination du recteur de l'université découle d'une recommandation du CA au gouvernement. Dans les faits, le nom suggéré par le CA vient d'un vote qui se tient dans la communauté universitaire... Ce processus donne une légitimité au recteur nommé par le gouvernement et influence les balises de sa relation avec les administrateurs» (art. 252).
Il ne fait aucun doute que le choix du premier dirigeant doit incomber au conseil d'administration, au terme d'une démarche qui assure la légitimité et la crédibilité du dirigeant choisi. Si on ne respecte pas ce principe, le premier dirigeant, choisi ou élu selon d'autres démarches et par d'autres instances, ne verra jamais ce conseil d'administration comme son supérieur à qui il doit rendre des comptes. En fait, dans de tels cas, le conseil, encore une fois, est infirme, handicapé par l'absence d'un levier puissant de son autorité.
Légitimité et crédibilité
Le rapport du Groupe de travail sur la gouvernance des universités propose (principes 4 et 9) que le choix du premier dirigeant soit la responsabilité du conseil selon une démarche ayant trois objectifs: a) choisir le (la) meilleur(e) candidat(e); b) s'assurer que des candidatures internes et externes soient possibles et pleinement considérées; c) traiter toutes les candidatures avec respect, en assurant la confidentialité appropriée.
Le rapport, en son principe 11, stipule que la personne choisie doit être perçue comme légitime pour occuper le poste, autant par la communauté universitaire que par les membres du conseil d'administration; que cette personne doit être hautement crédible, c'est-à-dire avoir le type d'expertise et d'expérience nécessaires pour relever les défis et les enjeux avec lesquels l'établissement devra composer au cours des prochaines années. La définition de ces défis et enjeux serait le résultat d'une une large consultation auprès de la communauté universitaire.
Choix d'un dirigeant
Le rapport du VG souligne trois aspects problématiques du choix du premier dirigeant de l'université: la démarche menant à son choix, la place et l'impact d'un vote par l'ensemble de la communauté et enfin le rôle du CA dans le choix du recteur. Le VG souligne la complexité de la relation entre le premier dirigeant et le conseil lorsque ce dernier est absent du processus de choix et de nomination du recteur: il ne sera jamais facile pour un conseil de composer avec un dirigeant qu'il perçoit comme lui ayant été imposé (par une autre instance ou par un vote), et vice-versa.
Le rapport du vérificateur général laisse penser que, dans le choix du recteur de l'UQAM, le rôle du conseil s'est limité à transmettre le résultat du vote au gouvernement du Québec. Il note également qu'il revient au président de l'UQ (Université du Québec), et non au CA, d'évaluer le rendement du recteur de cette université une fois par année (art. 252).
Plan stratégique
Le vérificateur général souligne à juste titre l'importance d'un plan stratégique pour diriger et gouverner un établissement universitaire. Un plan stratégique rend explicites les objectifs de l'établissement, situe les projets dans un cadre général, établit les priorités et les échéanciers de réalisation, détermine les ressources nécessaires et exige des comptes rendus et des suivis bien précis.
Le VG déplore l'absence d'un plan stratégique «définissant clairement les objectifs de l'établissement» (art. 216); «sans plan stratégique ni plan immobilier approuvés par le CA, la sélection des projets a été faite au gré des occasions» (art. 217) et «en conséquence le CA a été souvent informé à la pièce, sans présentation globale» (art. 240).
Dans son rapport sur la gouvernance des universités, le Groupe de travail souligne, et en fait son principe 4, que l'une des responsabilités du conseil d'administration est de s'assurer que le dirigeant formule et met en place une démarche participative de développement et définition de la stratégie, de faire l'examen du plan stratégique proposé par le dirigeant, d'en approuver le contenu ainsi que les mesures de succès.
En donnant son approbation au plan stratégique proposé par la direction, le conseil exprime son appui au recteur, mais il s'engage également envers des objectifs précis et publics pour l'établissement au cours des prochaines années. En insistant pour que ce plan soit assorti de mesures de succès, le conseil s'assure qu'il pourra suivre les progrès dans la réalisation du plan.
Un examen nécessaire
Les événements survenus à l'UQAM, tels que documentés dans le rapport du vérificateur général du Québec, jettent un éclairage cru sur des failles importantes dans la gouvernance de cet établissement. Nous avons relevé certaines leçons de ce fiasco, les plus porteuses selon nous, que nous avons rapprochées des recommandations du Groupe de travail sur la gouvernance des universités mis sur pied à l'automne 2007 par l'IGOPP.
Nous sommes d'avis que toutes les universités, ainsi que beaucoup d'autres organismes du secteur public, devraient faire un examen de leurs pratiques de gouvernance et les mettre en rapport avec des principes de saine gouvernance, comme ceux proposés dans le rapport du Groupe de travail.
Toute organisation dont la gouvernance est inadéquate devient exposée à quelque défaillance grave. Cette défaillance prendra des formes différentes, surprenantes, inédites d'une organisation à l'autre. Seule une gouvernance vigilante permet d'en diminuer le risque et d'en atténuer les conséquences. |
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Keeping shoppers in city
LINDA GYULAI
The Gazette
Monday, May 19, 2008
The only economic-impact study ordered by the city on the Griffintown project raised the spectre of a 13- to 17-per-cent drop in business on Ste. Catherine St.
However, the author, Jacques Nantel, a professor at HEC Montréal, the Université de Montréal's business school, dismissed that damage as improbable and theoretical.
Nantel told The Gazette the Griffintown project might even boost business on Ste. Catherine.
That's because about 60 per cent of Ste. Catherine's potential sales, or about $1 billion a year, head off-island because downtown doesn't offer all the services of suburban malls, he said. It's because of a lack of parking downtown and the availability at off-island malls of such durable goods as appliances.
"There's a potential for an additional commercial structure on-island to get what shoppers can't get downtown," he said.
Griffintown will keep shoppers close enough to downtown to drop in there, as well, he said.
© The Gazette (Montreal) 2008 |
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City building discontent
Business leaders and citizen groups are accusing city hall of betrayal
LINDA GYULAI
The Gazette
Monday, May 19, 2008
CREDIT: ALLEN MCINNIS, THE GAZETTE
A city-commissioned economic impact study projects that Ste. Catherine St. merchants will see a 13- to 17-per-cent drop in business.
Here comes the kiss after the slap for Ste. Catherine St. businesses.
Three weeks after Montreal city council approved a $1.3-billion commercial and residential project that will transform the forlorn Griffintown area - and, critics contend, drain customers from nearby downtown Ste. Catherine - city hall says it has created a committee to revitalize Montreal's perennial hub for shopping and people-watching.
The committee will develop a plan to renew the street from Atwater Ave. to St. Denis St. in response to concerns about the Griffintown project's potential economic impact on Ste. Catherine, city executive committee member Alan DeSousa confirmed late last week.
But city hall's olive branch comes after it has already inflicted what might be irreparable damage to Ste. Catherine by approving the Griffintown plan and its one-million-square-foot outdoor commercial mall, says André Poulin, executive director of Destination Centre-Ville. The association says it speaks for 8,000 downtown businesses.
The Griffintown project also includes nearly 4,000 housing units, up to two big-box stores, a 2,000-seat theatre, about 6,000 parking spaces, and parks and squares.
"It's surprising enough that anyone would try to hurt businesses in neighbourhoods that already exist," Poulin said, referring to Griffintown's developer, Devimco Inc., "but it's even more surprising that it doesn't seem to bother our elected officials."
So as the city prepares to issue expropriation notices in Griffintown next week, business leaders like Poulin are sounding remarkably similar to the citizens' groups that fought the Griffintown plan.
They're both accusing city hall of betrayal.
"It's a breach of trust," said Dinu Bumbaru, program director for Heritage Montreal.
"We worked so much with the city of Montreal, with people like Mayor (Gérald) Tremblay. ... (It was) based on a relationship of trust, trust that we shared common objectives to make Montreal a model for planning and public processes.
"And here we have an administration that is basically interested in real estate development without due process."
In fact, business and citizens' groups have rarely been on the same side of urban development battles during the more than 20 years since they joined forces to block a shopping complex and concert hall development on McGill College Ave. in 1985.
Citizens and business leaders have found common cause again over Griffintown, Bumbaru said. However, their shared frustration with the way the Tremblay administration contorted city procedures to facilitate the project's approval hasn't spawned a coalition of business and citizens, as happened over McGill College.
"For some reason, the business community isn't as vocal as it was in 1985," he said.
But give it time, he said. City hall's
2-year-old Montreal 2025 project office, which has a mandate to assist developers, is currently working on about 130 major projects, Bumbaru said.
"Imagine if we have this flawed process that we saw in Griffintown applied to all these projects," he said.
"Montreal is going to be a planning hell."
The critics object to the fact city hall sent the Griffintown project to the Southwest borough for public hearings headed by the local borough mayor, a member of Tremblay's party, instead of to the city's public-consultation office, composed of arm's-length planning experts.
The city also had Southwest borough develop a new local urban plan for Griffintown to accommodate Devimco's project.
Another future development, the $120-million Quartier des spectacles, or theatre district, to be built around Ste. Catherine and St. Laurent Blvd., is also expected to bypass the public-consultation office, Bumbaru said.
The city is contributing $60 million in infrastructure work to the Griffintown project, as well, and will expropriate parcels of land from any owners the developer can't convince to sell.
As another slap, Poulin said, the city is seriously weighing Devimco's call for the city to build a tramway line along Peel St. to link Griffintown, Old Montreal and the downtown core. The developer has pledged a $15-million contribution to the construction.
"The tramway will come and collect people downtown and take them to Griffintown," Poulin said. "It's five minutes away. This is what's very damaging in all of this."
However, DeSousa insists city hall hasn't decided yet whether it will build the tramway. He added the city convinced Devimco to cut the commercial component of its plan to one million square feet from 1.5 million.
And a tramway line runs in two directions, DeSousa said. Griffintown residents might use it to shop downtown, he said.
Tax money would pay the bulk of the tramway, Poulin countered. "You have to understand that our money will contribute to helping a competitor that will set up two kilometres from us. So you can bet we're not happy."
Ré Jean Séguin, executive director of the Corporation de développement urbain du Faubourg Saint-Laurent, says the Griffintown project's theatre is a threat to such downtown venues as Théâtre St. Denis, Place des Arts and Metropolis.
Architect Joseph Baker notes city council members were given only four days to study the final version of the Griffintown project before their vote in April.
"And I wager that the majority hadn't even read (the documents)," said Baker, a past president of the Quebec Order of Architects. "That's tragic."
Councillor Marvin Rotrand, a member of Tremblay's Union Montreal party, says he asked the administration to delay the vote, but was refused. Rotrand, Union Montrealer Warren Allmand and Projet Montréal leader Richard Bergeron were the only members of the 65-seat council to oppose the project.
Council has "a few lone voices among this pack of unanimous-voting acolytes of the mayor," Baker said bitterly. He objects to the project's scale and density.
The project might have turned out better had municipal urban planners, rather than politicians, been allowed a lead role in working with the developers, Bumbaru said. But planners "are now buried in the boroughs" since the city's urban planning department was broken up when Tremblay decentralized powers to the boroughs, he said.
For its part, Griffintown's developer says the project should help, not hurt, Ste. Catherine.
"People always have the same protective reaction," said Claude Marcotte, an associate with Daniel Arbour & Associés, the main consultant to Devimco on the Griffintown project.
"Ste. Catherine will always be Ste. Catherine - it will always be a very strong artery."
Devimco says it will sign up commercial tenants that will complement Ste. Catherine. Devimco is talking about gardening centres, big-box hardware stores and electrical appliance stores, which you won't find on Ste. Catherine, Marcotte said.
The developer is also negotiating with at least five commercial tenants from Europe that are not in Montreal now, he said.
Poulin said the city should have limited the specific types of stores in Griffintown. There's no guarantee the kinds of boutiques on Ste. Catherine, such as clothing, won't open in Griffintown, he said.
Potential tenants include clothing boutiques, Marcotte confirmed. However, he said, Devimco wants stores that aren't already in Montreal.
That's no comfort, Poulin said. "If new store signs come to Montreal and they set up in Griffintown instead of downtown, then it's bad news for downtown."
And if the rosy prediction is true, Poulin asked, then why would the city create a committee to revitalize Ste. Catherine?
He said he'll work with the committee but is skeptical. Ste. Catherine's future is now in Devimco's hands, he said.
"We can only hope they'll only open gardening centres and not fashion boutiques," Poulin said.
"We can only pray."
lgyulai@ thegazette.canwest.com
© The Gazette (Montreal) 2008 |
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Phyllis Lambert makes last-minute plea to stop Griffintown project
ALAN HUSTAK
The Gazette
Wednesday, April 16, 2008
Phyllis Lambert, founding director of the Canadian Centre for Architecture and longtime Mont-real heritage activist, says it's not too late to stop the proposed $1.3-billion Griffintown development.
She called on Montreal's executive committee to suspend today's scheduled adoption of the special planning program, or plan particulier d'urbanisme, for the area.
If approved, the plan would formally endorse the developer's blueprint for the makeover of the industrial neighbourhood south of the Bell Centre down to the Lachine Canal.
Critics say the megaproject was conceived by the developer, Devimco Inc., at the borough level without any informed input from the city's own independent planning review board, the Office de consultation publique de Montréal.
Lambert repeated her belief that the scheme being considered lacks vision and must be subject to approval by the independent review board.
"It's not too late to improve it, to make it better," she told a news conference yesterday.
"I strongly believe in public consultation, in the opinion of people who live here. You can't bring in a project like this under the carpet.
''All projects should be subject to public consultation.
"I don't understand why the city doesn't follow the procedures that it, itself, put in place," she said.
Lambert insisted she has no authority to stop anything, but it would not be the first time she has brought her considerable influence to bear on urban planning.
"When everything in Montreal was coming down in the 1960s, we stopped it," she said.
"It's not too late to stop this, too, and make it a better project."
"We don't still know anything about the project at the final level," said Christopher Gobeil, chairperson of the Committee for the Sustainable Redevelopment of Griffintown, which represents tenants, businesses and people who work in the area.
Heritage Montreal's Dinu Bumbaru said the city no longer has a planning department to oversee a master plan, nor an adequate review process to study the impact of such major developments.
ahustak@thegazette.canwest.com
© The Gazette (Montreal) 2008 |
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Opinion
Griffintown: devenir une réalité exemplaire pour l'avenir
Florence Junca Adenot, Directrice du Forum Urba 2015 et professeure en études urbaines à l'UQAM
Édition du jeudi 06 mars 2008
Mots clés : développement, PPU, Griffintown, Municipalité, Montréal
Faire renaître l'ancien quartier industriel de Griffintown représente une occasion unique de revitaliser un territoire stratégique de 12 hectares à proximité du centre de Montréal. Le promoteur Devimco a présenté son projet lors de la consultation de l'arrondissement du Sud-Ouest sur le plan particulier d'urbanisme (PPU) qui l'encadrera.
Comment traduire cet investissement considérable de 1,3 milliard de dollars, cette occasion de renaissance, en un modèle pertinent et exemplaire pour l'avenir, qui réponde aux enjeux de Montréal, aux caractéristiques urbaines particulières, aux besoins des populations locales, au respect de l'histoire et du patrimoine collectif ainsi qu'aux nécessités du développement durable tout en étant rentable?
Une architecture à améliorer
Les concepteurs du projet ont avec raison choisi un projet multifonctionnel, assez dense, privilégiant les transports collectifs, la marche, les vélos et le tramway. Des services de proximité, des commerces, des bureaux, des activités culturelles, des parcs et des équipements créeront un milieu de vie attrayant et sécuritaire.
La diversification résidentielle répond aux besoins des plus jeunes comme des plus âgés, des familles et des personnes vivant seules, des personnes à revenu variable. Le soin apporté aux accès au fleuve, à la préservation des bâtiments anciens, aux lieux de rassemblement, aux salles de divertissement et aux pistes cyclables traduit le souci de créer un environnement de qualité. Avec raison, le PPU veut encadrer la qualité architecturale des projets de construction, comme le propose aussi le promoteur. Les esquisses présentées ne rendent pas justice à la qualité attendue d'un tel projet.
Des contradictions fondamentales à régler
Mais le PPU contient plusieurs contradictions. Il accroît la largeur des rues, en crée de nouvelles pour favoriser la fluidité de la circulation automobile et autorise 4000 places de stationnement non résidentielles et près de 4000 autres places résidentielles. Ce choix contredit les objectifs écrits d'accorder la priorité aux transports collectifs, au développement urbain durable, aux piétons et à une vie de quartier de qualité. La mise en valeur des bâtiments patrimoniaux et l'animation du secteur culturel sont eux aussi contredits par la proximité écrasante d'une tour de 80 mètres, une chaussée à six voies sur la rue Wellington et plusieurs rues à quatre voies avec des trottoirs conventionnels.
Ces choix contradictoires sont dictés par le coeur du concept proposé, soit la construction d'un million de pieds carrés de locaux commerciaux (18 % du total), sur basilaires, c'est-à-dire autant que la superficie du Marché central, un des plus gros centres commerciaux au Canada avec ses 4000 places de stationnement et ses dix millions de visiteurs par année via les autoroutes 15 et 40.
Le promoteur et l'arrondissement doivent trouver les justes équilibres qui assureraient une cohabitation harmonieuse des différentes vocations, quitte à ajuster le concept, ainsi qu'un retissage des liens avec les quartiers limitrophes, sujet dont il est peu question dans le projet présenté.
Les projets urbains réussis s'appuient sur les réalités du milieu et sur la qualité des consultations en amont avec les parties prenantes, des professionnels compétents, des promoteurs ouverts et un leadership municipal fort. Depuis deux ans, le promoteur Devimco a tenu des rencontres avec une quarantaine de groupes et les services municipaux.
Cette démarche, toute à son honneur, a fait évoluer le concept du projet afin qu'il réponde mieux aux besoins du milieu, à la préservation du patrimoine, à un milieu de vie urbain. Depuis le premier concept, le nombre d'unités résidentielles est passé de 1400 à 3860 et les espaces commerciaux de 40 à 18 % de la superficie. Les bâtiments d'intérêt patrimonial sont conservés, les espaces verts accrus, etc. La consultation suscite un grand intérêt. Espérons que le promoteur et les services municipaux continueront d'écouter et tiendront compte des suggestions bonifiant le projet dans ses dimensions humaines, urbaines et architecturales et trouveront des solutions imaginatives à ses contradictions intrinsèques.
Un projet pour l'avenir
La collectivité montréalaise, Devimco et les investisseurs (caisses de retraite québécoises et fiducie familiale) ont la chance de réaliser un projet qui devrait devenir exemplaire à l'échelle internationale, digne du Montréal du XXIe siècle. Le parti pris architectural devra s'affirmer par sa force, sa durabilité et sa sensibilité au tissu urbain et à l'âme montréalaise. Concevoir un quartier urbain et humain réussi en ayant fait les choix difficiles du développement durable et de la rigueur et dont d'autres s'inspireront comme nous le faisons avec certains projets exemplaires à Barcelone, Londres, Berlin, Lyon ou Arlington constitue un objectif rassembleur et mobilisateur pour tous.
Source: Le Devoir |
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Realtors know real estate
In today's market, many homeowners have considered "going it alone" and selling their homes without the help of a Realtor® to "save the commission." However, once they realize how complex and intimidating a real estate transaction can be, many people reconsider and enlist the services of a Realtor®.
Special to the Sun
Wednesday, February 20, 2008
There are more than 145 steps to complete a real estate transaction. It requires an organized, step-by-step approach that many homeowners just don't have the time, skill or experience to carry out.
REALTORS® provide a variety of services including help in setting a listing price within current market guidelines. They develop a marketing plan, offer recommendations and advice to make your home more attractive and "saleable," and act on your behalf during negotiations to ensure your interests are protected.
Another advantage of working with a REALTOR® is the far-reaching market exposure your home will receive through the Multiple Listing Service® (MLS®). This co-operative marketing system relays information about your home to a vast network of REALTORS® and therefore, potential homebuyers in your market. The greater the exposure your home receives, the more likely you are to find a buyer willing to pay your price.
Selling your home is not a simple procedure. It involves large sums of money, stringent legal requirements and the potential for costly
mistakes. A REALTOR® is committed to spending the time it takes to help you sell your home in the least amount of time and for the best possible price.
A REALTOR® must disclose to you in writing, who exactly they represent in any real estate deal. A REALTOR® may represent a buyer or a seller; they may also represent both buyer and seller in the same transaction. Your listing REALTOR® is, in law, your agent. An agent owes his or her client the duties of utmost care, integrity, confidentiality and loyalty. Make sure you discuss agency with your listing REALTOR®.
The process of selling a home with a REALTOR® starts with the Listing Agreement. It's a contract between you and the brokerage company that the agent represents. It is a framework for subsequent forms and negotiations. It's important the agreement accurately reflects your property details and clearly spells out the rights and obligations of all parties. Both you and the listing agent sign the listing agreement and each receive a copy. The agreement binds both parties to its terms and conditions.
Generally, in the agreement you appoint the brokerage company as your agent and give its representatives the authority to find a purchaser. The duration of the agreement is indicated, and the compensation is specified. The agreement also sets out the listing price, and accurately describes the property you are selling. That will include the lot size, building size, building style and materials, floor areas, heating/cooling systems, room sizes and descriptions.
This is when you must also decide what you are taking with you and what you are leaving with the house. Generally, unless stated otherwise, fixtures remain with the property, while chattels--things which are movable--aren't included in the sale. If necessary, what stays and what goes are listed under "inclusions" or "exclusions."
Finally, the Listing Agreement also details the financial conditions of the property, including the mortgage balance, mortgage monthly payments and the mortgage due date. It should also provide information about annual property taxes; and references for any easements, rights of way, liens or charges against the property.
Ask your listing REALTOR® about disclosure, which is a seller's obligation to disclose facts about properties for sale. The buyers will need to know material facts about the property - that is, anything that could materially affect the sale price or influence a buyer's decision to buy it. A major cause of post-sale disputes and lawsuits center around defects and disclosure, but most disputes can be avoided if proper disclosures are made. Intentionally withholding information about a property when selling it can have serious legal consequences.
Another advantage of listing with a REALTOR® is that only a REALTOR® is able to place your listing on the MLS® or Multiple Listing Service®. When you decide your listings will be on the Multiple Listing Service®, the information about your property is shared with all other REALTORS® through the MLS® system, and all REALTORS® have the opportunity to sell your property. This type of cooperative effort will result in the listing agent offering compensation to the selling agent. Your property gains more exposure, because it reaches the majority of the real estate professionals in your community.
There's another benefit of dealing with a REALTOR®. Through mls.ca , the national property website, participating local real estate Boards can also advertise listings to potential buyers across Canada and around the world.
Another major issue for anyone selling a property is how much to ask for. Although you may have an idea of how much your house is worth, it's important to have your home valued by a professional on its own merits. Be careful not to price your property too high or too low. If it's too high, there's no sale; too low and you lose on your investment.
A REALTOR® has the research and expertise to provide a market assessment of what similar properties in your area have sold for. They can also provide information on market history, such as the number of properties sold in your community the previous month or year.
A REALTOR® also has a number of marketing tools and options to promote your property. First is the mls.ca web site, which attracts more than a million unique visitors a month. It shows the details of your home to local, regional or national buyers looking for a property in your community.
Your REALTOR® may also recommend an open house as a marketing strategy. There are two types: first is an agent's open house, where sales representatives from the listing company will be invited to view your house. If you have signed an MLS® agreement, other REALTORS® may also be invited. Remember, each of these REALTORS® may have a prospective buyer. The second type of open house is a public open house, where members of the public are invited to walk through your home and have a look. It's an efficient way to show your home to many potential buyers at once. The listing agent will act as host, answering any questions.
You and your listing agent will pick the time and date for an open house. In order to give the agent access to your home, you may wish to keep a key at his or her office, or in a lockbox. It's also a good idea to ensure that any valuables are put away in a safe location, then leave while the open house is underway. If you do stay, be sure to keep out of the way, and turn off any TVs or radios to let the agent and the buyer talk in peace.
Needless to say, clean counts with open houses. A general rule is that clean, uncluttered and well-lit spaces look larger and more attractive. People will naturally want to buy a house that is clean and well cared for.
Sometimes a home doesn't sell right away. Avoid the urge to pull your home off the market...be persistent! Generally, there are three reasons why a home may not sell as fast as others. First is location; second is condition; third is the asking price. Naturally, you can't change your home's location, but you can fix the condition of your home and you can, of course, adjust your price. Throughout the listing process, you need to be constantly comparing your asking price against those of similar properties in your area. It may be time to adjust the price of your home.
Review your selling strategy regularly with your listing agent: Is your house being shown regularly? Are you receiving the feedback from prospective buyers? Are you in touch with the marketplace? Is your property competing well? If not, what else can you do?
Once a buyer is found, you'll be receiving an offer that will detail how much, specify any conditions that may apply or be attached by the buyer, say when the buyer would like to take possession, and when the offer expires. As an act of good faith, the buyer will make a deposit with the offer.
You don't have to accept the offer as is. You may wish to make a counter offer that comes part way to meeting the offer's conditions. The counter offer is one more step along the way to negotiating the final terms and conditions of the sale. The offer, once signed by everyone, is a binding contract. Make sure you understand and agree to all of the terms in the document. You may want to have it reviewed by your lawyer before signing.
Before closing, especially if the buyer makes it a condition of sale, you may be asked to provide a current survey, or a "real property report," showing the location of the house is on the property owned by you and that there are no encroachments. You may also have to prove that you have title to the property (the buyer's lawyer will check this out when he or she conducts a title search to see if there are any liens on the property, easements, rights of way or height restrictions). Especially in rural areas, you may also be asked to provide a certificate for a well or septic system, stating the system meets local standards.
The buyer may also make the purchase conditional on an inspection by a qualified engineer or inspector.
Then on or before closing day, lawyers representing you and the buyer will set up a trust account for the money coming from the sale and will pay off any mortgages you owe on the property. After these are paid, you will receive any money you have coming from the sale. You must deliver the property deed or transfer documents, mortgage details and keys to your lawyer. Your lawyer will register the mortgage discharge and transfer the deed at closing,
Your lawyer should also ensure that you receive compensation for prepaid expenses such as, property taxes, electrical or gas bills, or if applicable, any heating oil left in your tank. Some lenders will make it possible for your mortgage to be portable, so you can take your mortgage with you when you move to your new home.
Here, your responsibilities under the listing agreement end. You'll have paid your listing agent the agreed-upon compensation. This can be done by your lawyer who can arrange the payment from the proceeds of the sale. In some provinces, including Quebec, notaries perform the same role in the real estate transaction as lawyers do in other provinces. If you have any questions, check with a REALTOR®.
The sale of property is a complex business transaction. There are distinct advantages to having a REALTOR® who is well-educated, knowledgeable, and experienced. A REALTOR® also has access to an array of services, including the Multiple Listing Service®, which can provide you with instant, thorough and accurate property information.
(The comments contained on this site are for information purposes only and do not constitute legal advice.)
© The Vancouver Sun 2008 |
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Picking a pro - Searching for your dream home!
By: Robin Nolet
For: Nova Horizons
2/19/2008
While there's no denying the real estate market has had its challenges lately, there's also no denying that for qualified buyers it's a great time to buy. Particularly first time buyers who are giving away rent when they could be earning equity. But where to start?
The idea of a new home is often so exciting that folks tend to dive right in, visiting model homes and stopping by open houses. Next thing you know, they're calling a Realtor and touring homes in earnest. But wait, this cart is definitely out in front of the horse. While it's fine to let your Realtor know what you are planning, let's back up a minute and do a little preparation.
First-and most importantly-talk with a lender to get a clearer idea of just how much house you can afford. It's always nice to find you can afford more house than you expected, but it's frustrating to discover you've been looking at homes you can't afford. Save yourself the wasted time, and the disappointment, and pin down your price range BEFORE you start looking.
Need help finding a lender? A reputable Realtor is an excellent resource, and no, they don't get "kick backs" from the referral. That's a no-no. What they do get is the knowledge that their clients are working with a lender who is dependable and professional; someone who tells it like it is and stays on top of the details. Realtors usually have a couple of names of folks they trust, most likely they are local, too. It's nice to deal with a real live human being who knows your name-and your face! Beware of 1-800-faceless-lenders.
Got a Realtor already? If so, you called them ahead of time to let them know your plans. Don't wait until the day before you want to start looking at houses. There's a lot of background work that goes into picking the right homes to show clients. Give them the time to do their best, and it will make your search much easier.
If you are still looking, here are a few things to consider. Real Estate agents and Realtors are not the same thing. A Realtor is an agent who belongs to a local real estate board (which isn't cheap). This is important, because boards require you to follow a code of ethics, and they provide education, marketing opportunities and more.
Have you worked with someone before who you liked? Has a friend recommended a Realtor they liked? Is there a Realtor in your neighborhood you've heard about? Look for designations such as GRI (like college for Realtors) and CRS (think graduate school). While they aren't necessary, they are an indication of a dedication to education in their field.
If you're still undecided, give them a call and see what you think. You should feel comfortable talking with this person about price ranges, finances, and your personal likes and dislikes in neighborhoods and homes.
You might also have something in common, like sports, kids, gardening-whatever. Realtors should be professional above all else, but we're human, too. We like people (or we should!) and many of our clients end up being friends.
Should you look for a "Top Producer"? Maybe, but be aware that top producing agents get there because they sell a lot of real estate. You can' do that alone-there are only so many hours in a day! Odds are you'll work with their assistants more than with them. Is that okay? You might like to talk with the assistant, too.
Don't be afraid of newer agents, either. They've got the time to devote to you-and the desire. We all have to start somewhere. A wise agent, of any level of experience, knows when and how to say, "I don't know, but I'll find out."
Now that you've got your team in place, you're ready to start your search. Remember, stay positive, be honest and open, and be nice.
"Robin Nolet is a Colorado Realtor who writes about life, real estate, and much more! You can find her regular blogs at:
http://denver.yourhub.com/~ParkerPerson " |
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Opinion
Montréal mérite mieux que le projet Griffintown
Jean-Claude Marsan, Architecte, urbaniste et professeur titulaire à l'Université de Montréal
Le Devoir - Édition du mercredi 06 février 2008
Mots clés : Cité Concordia, Griffintown, Construction, Municipalité, Montréal
Depuis le rejet d'un projet de casino à Griffintown, il est de bon ton de prétendre que les groupes de pression condamnent Montréal à l'immobilisme. Est-ce bien le cas? En ne retenant que les grands projets proposés au centre-ville depuis quelques décennies, il faut reconnaître que les groupes de pression ne se sont pas opposés aux bons projets comme le Centre de commerce mondial, la Cité du Multimédia, le Quartier international et, aujourd'hui, le Quartier des spectacles.
Par contre, c'est grâce à eux que la gare Windsor n'a pas été démolie, que le Domaine des Sulpiciens et le couvent des Soeurs grises n'ont pas été saccagés, que la rue McGill n'a pas été fermée, que le Vieux-Port est resté ouvert sur le fleuve et, enfin, que le projet de la Cité Concordia a été stoppé.
Ces deux derniers projets sont instructifs, car les motifs pour lesquels ils ont été rejetés gardent toute leur actualité. Au début des années 1970, le gouvernement fédéral avait projeté de construire dans le Vieux-Port un vaste projet immobilier, deux fois plus imposant que celui proposé maintenant à Griffintown. C'est grâce à l'opposition des citoyens que le Vieux-Port est heureusement devenu la promenade des Montréalais, le lieu le plus convivial de tous les réaménagements de vieux ports désaffectés de la côte Est du continent nord-américain.
À la même époque, le projet de la Cité Concordia avait menacé de destruction totale le quartier de Milton Parc. La levée de boucliers des citoyens a de nouveau permis d'éviter le pire. Ces deux projets s'avéraient de mauvais choix parce qu'élaborés sur des concepts abstraits, importés, qui ne correspondaient ni à l'esprit des lieux ni à la culture des Montréalais. On n'a qu'à jeter un coup d'oeil aujourd'hui sur les deux tours de La Cité érigées sur l'avenue du Parc pour s'en rendre compte.
Le projet Griffintown
Le projet de Griffintown, mis en avant par le Groupe Devimco, qui a réalisé le centre commercial Dix30 à Brossard, repose lui aussi sur un concept abstrait, une idée importée, plus précisément de la Floride et de la Californie, lieu de naissance du Life Style Center. Ce nouveau modèle de centre commercial favorise un style de vie basé sur l'utilisation de l'automobile et la consommation globalisante, regroupant dans un même lieu la plupart des marques commerciales existantes en Amérique.
Il est vrai qu'on y trouve des trottoirs. Mais dans les faits, surtout dans un pays froid comme le nôtre, ceux-ci sont désertés: la préoccupation première du client est de se rapprocher le plus près possible en voiture du commerce où il entend acheter. Quelles que soient les fonctions qu'on greffe à ce nouveau modèle de centre commercial -- fonctions de résidence, de divertissement ou de bureau --, il demeure essentiellement un produit de banlieue, dont il conserve toutes les caractéristiques. Nous sommes bien loin des «rues principales» d'arrondissements comme celles du Plateau Mont-Royal, de Côte-des-Neiges-Notre-Dame-de-Grâce ou d'Outremont, de ces artères commerciales qui s'avèrent des lieux de découverte, de socialisation et de convivialité.
Pour convaincre les citoyens, le promoteur a eu recours, dans un premier temps, au spectre des fuites commerciales: les Montréalais auraient tendance à faire de plus en plus leurs achats à l'extérieur de l'île. À suivre ce raisonnement, on se condamne à un appauvrissement collectif encore plus menaçant. Car cela signifierait que chaque fois qu'il y aurait l'établissement à Laval ou sur la Rive-Sud d'un commerce ou d'un centre commercial d'intérêt pour les Montréalais, il faudrait en construire une copie sur l'île de Montréal. Alors que la population de la région métropolitaine augmente à peine, et son pouvoir d'achat guère plus, on multiplierait les points de vente: voilà à quelle absurdité nous mène cette logique de commande!
Pacte fiscal
La solution à ce problème des fuites commerciales ne réside pas dans la multiplication des centres commerciaux mais bien dans l'établissement d'un pacte fiscal à l'échelle de la région métropolitaine. C'est ce qu'a fait Boston, une des villes les plus riches d'Occident, dont la région métropolitaine regroupe plus de 200 municipalités. Quelle que soit la municipalité où un Bostonien fait ses achats, la ville-mère n'est pas pénalisée car chacune des municipalités paie sa quote-part des frais d'investissement et de gestion de l'ensemble de la métropole.
Sentant son projet toujours critiqué, voilà que Devimco le triture maintenant au gré des opinions des uns et des autres. Il y aurait désormais plus d'espaces piétonniers et moins de stationnements, plus de logements et moins de commerces, etc. Mais il demeure que les 18 % d'espaces commerciaux désormais proposés ne représentent pas moins que 30 étages de la tour de la Place Ville-Marie, ce qui n'est pas rien! Cette approche n'est pas celle du bon design urbain mais, de nouveau, celle de l'opportunisme de commande. Un cheval dessiné par un comité prend le plus souvent l'aspect d'un chameau bancal.
Illusion
Un bon projet urbain, c'est un projet qui surgit de l'esprit et de la culture des lieux: il a besoin d'un concept d'aménagement adapté, original, qui s'inspire de la trame urbaine, des bâtiments existants et de la vie communautaire locale pour faire émerger un scénario d'aménagement capable de mettre en valeur une culture et un patrimoine distincts de façon à ensemencer l'avenir.
S'imaginer qu'en superposant un concept de centre commercial de banlieue sur la trame et l'héritage urbain de Griffintown et qu'en jouant avec la couleur de la brique on va engendrer des lieux de résidence et d'usage captivants, c'est s'illusionner. Pire, s'imaginer qu'en amenant la population à participer à l'amélioration d'un concept aussi inadapté et aussi banal on va réussir à créer un quartier qui a de l'allure, c'est une idée qui n'a pas d'allure.
La responsabilité des élus
Un des problèmes très sérieux de Montréal, c'est que chaque fois qu'un promoteur sort un gros lapin, les élus, humant les retombées potentielles en taxes, déroulent le tapis rouge et agitent les épouvantails d'usage. Qu'on se rappelle la saga du stade au centre-ville. À écouter les discours de l'époque, Montréal ne pouvait survivre comme métropole sans un stade au centre-ville. Qui parle aujourd'hui de construire un stade au centre-ville?
Il est temps que nos élus se décollent le nez du miroir, prennent leurs responsabilités et aillent voir ailleurs comment des villes qui ont hérité de friches industrielles ont su tirer profit de cet héritage. C'est le cas de Londres, notamment, avec sa South Bank, dont le recyclage en a fait un lieu d'une vie et d'un caractère urbain extraordinaires, un succès à l'échelle de l'Europe.
C'est le cas de Manchester, en Grande-Bretagne, qui, après avoir perdu la moitié de sa population à la suite du déclin de l'économie industrielle, a assuré sa renaissance en tablant justement sur le potentiel d'originalité et d'usage de ces mêmes lieux industriels. Plus près de nous, c'est le cas du district des distilleries de Toronto, en voie de devenir un paysage unique au Canada.
Il serait temps que nos élus se rendent compte que Montréal est une des villes les plus remarquables d'Amérique pour sa culture et son patrimoine bâti et que ce n'est pas en se mettant à la traîne de promoteurs qui pigent des concepts et des idées à droite et à gauche, au gré de leurs intérêts, qu'ils vont faire fructifier cet héritage. Montréal mérite mieux, beaucoup mieux! |
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How to get more people to live downtown without their cars
Tremblay's goals of attracting residents while limiting traffic seem at odds
HENRY AUBIN
The Gazette
Tuesday, February 05, 2008
Mayor Gérald Tremblay has two splendid goals for the city's central core. It's too bad that they're proving to be incompatible.
One of the mayor's praiseworthy aims is to "densify" the urban core - that is, fill its many vacant or under-developed lots with new residential and office projects. That makes sense because it makes the core livelier, builds the tax base and detracts from urban sprawl. Tremblay's other fine goal is to reduce traffic congestion. Cars, of course, are not only bad for the environment ,but their proliferation spoils the quality of life for residents of the core and can deter people from moving there.
Because of the way city hall carries out its development policies, these goals are in contradiction.
The planned 27-floor office building at 900 de Maisonneuve Blvd, next to the former Ben's restaurant, is a case in point. Everyone welcomes this project in principle: It'll be the first privately built office tower since 1992. But the developer intends to include 423 indoor parking spaces. More parking spaces means more cars will come downtown.
That project is puny next to many on the drawing boards. The Centre hospitalier de l'Université de Montréal's hospital, for example, will have 1,100 parking spaces. The office-residential project planned for Viger Station calls for 1,800. Radio-Canada intends to build another such project on the land next to its René Lévesque Blvd. headquarters; it would have 3,330 parking spots. The giant Griffintown commercial-residential development calls for 5,000. The Quartier des spectacles will also have thousands of spaces - city hall says it doesn't know just how many.
It's funny: Many motorists squawked when the city hall last year eliminated 200 spaces to make room for the de Maisonneuve bike path and another 400 spaces on illegal parking lots, but these huge increases in spaces go virtually unnoticed, even by environmentalists.
To be sure, the number of parking spaces in some of the projects listed above don't always represent net increases in spaces. In some cases, the land already contains some spaces. The de Maisonneuve tower, for example, will rise on land now occupied by an outdoor parking lot holding about 200 cars. And Radio Canada's project would replace parking lots holding about 1,200 vehicles. Still, the net increase for each project will be great.
Let's acknowledge, too, that it's essential that some of these projects offer a lot of parking. No one would contest that, say, the hospital or the Quartier des spectacles require ample spaces.
But do the projects as a whole need nearly so much parking? Is there some way to ensure that Tremblay's densification goal does not trample his traffic-reduction goal?
Yes.
One way, of course, is to do what Tremblay already says he will do: improve public transit so that people don't rely so much on cars. But that's hardly enough.
Tremblay needs to change Montreal's policy requiring at least one parking space for each residence in buildings with more than three units. This is what is obliging the builder of a 28-floor condo project, whose foundation is now being laid at 350 de Maisonneuve West, to provide 300 spaces for 283 condos.
Many cities, including Vancouver and Victoria, have no such rule.
City councillor Richard Bergeron, head of Projet Montréal, wants the city to offer developers $10,000 when they don't build a parking space for a dwelling. (The money would compensate developers for lost profit.) As well, the city would give $10,000 to each buyer of a unit without a parking space. Since each parking space costs the developer $25,000 to build, the purchase price of the unit could be that much less. The buyer, says Bergeron, thus might save a total of $35,000 - narrowing the price gap between homes in the city and its suburbs.
Another idea: Given the popularity of the Communauto concept, city hall might encourage large buildings to have one or more of these shared cars available for residents.
Unorthodox? Sure. But new thinking is a must if Montreal is to density its core without compromising its quality of life. The status quo of making it imperative for new projects to offer a superabundance of parking is anachronistic nonsense.
haubin@thegazette.canwest.com
© The Gazette (Montreal) 2008 |
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Mount Royal's getting more protection
55 additional vistas preserved. But critics wonder if city's commitment to safeguarding green space is only words
The Gazette
Friday, January 25, 2008
The city is taking stringent new steps in its master plan to protect Mount Royal.
That begins with adding the word "protection" to the chapter of the urban plan that covers the mountain.
But critics say they wonder if Montreal will take the mountain's protection beyond words.
Among the concrete measures announced yesterday by the administration of Mayor Gérald Tremblay, 55 views of the mountain are being added to a list of views already protected.
As well, all green space will be included in the natural features that must be preserved, while measures are being added to protect built heritage, like works of art and memorials.
The 55 additional vistas, which the city did not specify yesterday, bring to 104 the number that are preserved.
The plan is to ensure 57 per cent of the surface area of the historic and natural district is conserved, in part by adding "corridors of biodiversity" - green spaces linking areas deemed to be of exceptional ecological value - to the list of protected areas.
Changes to the master plan also include new measures to improve access to the mountain, like more frequent public transit service to Mount Royal Park, more inviting entry points to the mountain and renovation of popular visitor areas.
The master plan now will call for archaeological studies and measures to require private or institutional owners to maintain their heritage buildings.
The regulatory changes will take effect as early as Monday, when the new master plan is tabled at a city council meeting, said councillor Helen Fotopulos, the city executive committee member responsible for the mountain.
The plan will go to the city's public consultation office for hearings in the spring, she said, and should go to city council for final approval by the end of the year.
Besides the new master plan, Fotopulos said, interim regulations will also be tabled in council on Monday and will be in force right away for any development proposals on Mount Royal.
It's a safeguard to ensure projects that wouldn't meet the new planning criteria don't slip through before the master plan goes to a final vote, Fotopulos said.
An example would be the McGill University Health Centre's $250-million renovation and expansion plan to turn the Montreal General Hospital into a trauma centre.
The MUHC submitted its design to Ville Marie borough this week.
The project will be subject to the new regulations, Fotopulos said.
However, the changes don't
affect the planned expansion of McGill University's Percival Molson Stadium for the Alouettes football team, which has already been approved by the city and the province.
The most recent effort to preserve the mountain dates to 2005, when the province declared a zone that includes the mountain's three peaks, the cemeteries and religious and educational institutions a "historic and natural district."
Development proposals in that zone require provincial approval as well as the city's okay.
Preservation groups, which were consulted on the master plan, gave a tentative thumbs-up yesterday, but said improvements could be made.
"The whole element of landscaping has to be a priority, and it's not complete yet in the document we have in our hands," said Sylvie Guilbault, executive director of Les Amis de la montagne.
"It's truly a historic moment and it's important the city is moving in that direction," Heritage Montreal program director Dinu Bumbaru said.
"But what we really hope is that the word 'protection' there isn't just a buzzword."
Bumbaru said the master plan lacks clear rules for the city's rejection of projects.
Protecting views and greenery isn't enough, he added. The master plan must also protect landscapes that park builders designed a century ago, he said.
Meanwhile, the city's 19 boroughs will be required to amend their zoning bylaws to ensure that they harmonize with the mountain master plan, Fotopulos said.
That's because the protection of views of the mountain from the city below and the reverse - views from the mountain onto the city, St. Lawrence River and Lachine Canal - means no construction will be permitted at heights that block those views, said Céline Topp, director of the city's heritage and toponymy division.
Acceptable building heights at different points around the island have been set using a computer software tool that measures elevation and altitude from different vantage points, Topp said.
Zoning rules would have to be amended for 18 of the views that are to be preserved because if any projects were built to currently permitted heights, they would impede the view of the mountain, Topp said.
She did not give examples.
However, Topp said there are currently no development proposals in those sight lines.
© The Gazette (Montreal) 2008 |
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Opinion
Développement urbain de qualité à Montréal - Des principes à respecter Robert Turgeon, Directeur des politiques chez Héritage Montréal
Dinu Bumbaru, Président du conseil d'administration chez Héritage Montréal
Édition du vendredi 25 janvier 2008
Mots clés : Griffintown, Construction, Montréal
L'appel de Bernard Descôteaux à une vraie consultation pour examiner le projet Griffintown dans toute sa complexité (Le Devoir, le 21 janvier 2008) rappelle l'enjeu plus large du développement urbain à Montréal, question d'autant plus pertinente que la Ville de Montréal ne dispose plus d'un service d'urbanisme à la suite des réformes et des décentralisations.
En 2008, cette lacune est d'autant plus aberrante que Montréal, ville UNESCO de design, aspire au titre de métropole culturelle, de ville du savoir et de phare du développement urbain durable. Certes, il y a des professionnels qualifiés en arrondissements, mais ils veillent d'abord aux intérêts locaux, parfois en délaissant des éléments d'intérêt pan-montréalais du plan d'urbanisme, comme l'impact des projets sur la vitalité du centre-ville.
Des défis à relever
L'histoire démontre que les villes figurent parmi les plus grandes réalisations de la civilisation. Complexes depuis des siècles, leur construction, leur adaptation et leur administration posent aujourd'hui des défis de taille. Comme les autres métropoles, Montréal doit relever le défi de maintenir un équilibre dynamique et cohérent entre bien commun et intérêts particuliers, entre court et long terme.
En 1992, puis en 2004, Montréal s'est donc doté d'un plan d'urbanisme adopté à la suite d'un vaste exercice démocratique de consultation mené par l'Office de consultation publique. Ce plan constitue un véritable pacte social et un outil de développement cohérent. Ses principes s'inspirent des leçons des succès de bâtisseurs privés, publics ou communautaires: par exemple, les quartiers coopératifs Milton Parc ou Pointe-Saint-Charles, l'avenue McGill College, le Quartier international ou les outils de gestion du patrimoine bâti sur le Plateau Mont-Royal.
Depuis 1975, Héritage Montréal participe au débat public sur la protection, la mise en valeur et le développement de Montréal et de son patrimoine. Nous dégageons de cette expérience cinq principes d'excellence qui s'appliquent aux étapes de planification, de conception architecturale, d'analyse, de réalisation et de gestion de projets immobiliers ou d'aménagements. Ces principes servent tant aux projets d'envergure métropolitaine qu'à d'autres interventions aux effets plus locaux et intéressent les propriétaires, les investisseurs, les citoyens et les pouvoirs publics.
1. Pertinence et recevabilité
Le projet démontre-t-il sa pertinence et son apport réel au patrimoine collectif et à la vitalité urbaine de Montréal et de ses quartiers? Avant de discuter d'une couleur de brique, on doit se demander si le projet est recevable, à plus forte raison s'il exige de déroger au plan ou aux règles d'urbanisme.
Certains proposent un pari audacieux mais néanmoins recevable. D'autres sont simplement irrecevables malgré le mirage éblouissant des millions. S'il est pertinent de revitaliser un quartier assoupi ou de réduire les pressions immobilières sur des environnements patrimoniaux, tous les modèles de revitalisation ou d'aménagement ne sont pas recevables compte tenu de leur caractère, de leur échelle ou des conséquences négatives sur d'autres quartiers.
2. Contexte urbain et humain
Le projet repose-t-il sur une connaissance solide du milieu urbain, son histoire, son patrimoine et son architecture, sa vie communautaire, ses dimensions culturelles ou économiques et, surtout, sa dimension humaine?
Beaucoup de quartiers montréalais portent les séquelles de l'attitude «projet = objet» de nombreux promoteurs et concepteurs des années 1970, qui fut désastreuse pour l'ADN urbain, l'échelle, la personnalité ou la promenabilité de notre ville. Ces impacts se limitent rarement aux frontières administratives et politiques et créent des divisions qui fragmentent Montréal et servent d'excuses pour traiter les projets isolément et de manière complaisante.
3. Processus crédible, inclusif et exemplaire
L'élaboration et l'analyse du projet sont-elles crédibles et rigoureuses? Tiennent-elles compte de la complexité et de la diversité des impacts du projet sur les quartiers ou leur patrimoine? Le choix de professionnels compétents ainsi que la qualité des consultations en amont contribuent-ils à l'excellence d'un projet?
En 1988, Montréal s'est donné une politique de consultation pour une métropole moderne. Aboli en 1994, puis rétabli en 2001, ce cadre est de nouveau contesté par l'administration, qui fait fi de l'Office de consultation publique. On craint le retour des consultations à la carte et des «veillées» d'il y a dix ans, dominées par les intérêts partisans au détriment de Montréal.
Le foisonnement d'expériences de concertation et autres processus, parfois commandés par les promoteurs à des consultants pour préparer le terrain, est intéressant. Mais il ne saurait remplacer de véritables consultations menées par une instance indépendante et crédible comme l'Office de consultation publique, qui entend les citoyens en public, rend acte des opinions reçues et fournit des avis aux élus pour aider leur prise de décision.
4. Innovation
Le projet apporte-t-il des innovations quant aux usages, à l'architecture ou à la réponse aux enjeux urbains, patrimoniaux ou environnementaux? La créativité et l'innovation sont des traits qu'on admire dans le patrimoine que nous ont légué les bâtisseurs passés. Tout indique que les architectes et les promoteurs contemporains disposent du talent et de l'ingéniosité pour enrichir notre patrimoine collectif, et ce, autrement qu'avec des clichés marketing comme l'expression «résolument contemporain» ou les certifications LEED.
Mais il faut aussi innover, et ce, tant dans la forme que dans le processus d'élaboration du projet et les mécanismes objectifs favorisant le dialogue et la participation de la population. C'est moins photogénique mais bien essentiel, et ce, surtout avec de grands projets qui proposent de créer des quartiers novateurs dont la réalisation demandera plusieurs années, voire des décennies.
5. Durabilité
Le projet contribuera-t-il autant à la vitalité de Montréal et de ses quartiers ou à son architecture le jour de son inauguration que 25 ans plus tard? Au-delà des aspects environnementaux, faire du «développement durable» nécessite une conception architecturale qui passera le test du temps tant sur le plan de la fonctionnalité que sur celui du choix de matériaux de qualité qu'on peut entretenir et faire durer.
Depuis des siècles, l'architecture et l'urbanisme sont des arts qui s'inscrivent dans le temps à venir. Il faut leur donner la confiance et les moyens d'assumer cette responsabilité. La conservation et l'adaptation du patrimoine bâti plutôt que sa démolition est une application concrète du principe de ce développement urbain durable.
Des projets sous examen
Sur ces principes, Héritage Montréal examine les forces et lacunes de projets publics, privés ou institutionnels. Par exemple:
- le campus Outremont (Université de Montréal) réduira la pression immobilière sur le mont Royal, mais sa planification demande une perspective sous l'angle de la métropole plutôt qu'uniquement sous celui de l'arrondissement;
- l'agrandissement commercial du stade Molson de l'université McGill pour les Alouettes aidera ces deux institutions mais illustre la faiblesse des protecteurs du mont Royal, qui l'ont jugé recevable avec des ajustements cosmétiques;
- le quartier Griffintown demande que le patrimoine soit pris en compte dans sa diversité -- cadastre, tracé des rues, bâtiments, archéologie, vues, toponymie --, qu'on vise une revitalisation véritable fondée sur l'intensification des usages dans un bâti diversifié plutôt qu'une densification monochrome et, enfin, qu'on adopte une vision d'aménagement du secteur en relation avec le Vieux-Montréal, le centre-ville et les quartiers voisins. Ces demandes élémentaires devraient d'abord être celles des pouvoirs publics qui annoncent vouloir appliquer les pouvoirs de réserve ou d'expropriation pour servir ce projet privé.
Vigilance des citoyens
On ne peut blâmer les promoteurs pour l'absence d'un véritable service d'urbanisme montréalais, pour le rejet des processus crédibles de l'Office de consultation publique ou pour la sollicitation tardive du Conseil du patrimoine. Ce sont pourtant des moyens intelligents d'éviter que la vigilance citoyenne se traduise en méfiance paralysante. Ils apportent le degré d'exigence dont Montréal a besoin pour atteindre l'excellence qu'il recherche dans son développement.
Plus que n'importe quelle autre ville en Amérique du Nord, Montréal a donc le défi de bâtir son avenir en tenant compte de son ADN urbain, ce riche patrimoine légué par des générations de bâtisseurs visionnaires et audacieux. Voilà le défi d'un véritable développement urbain «à la montréalaise». |
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La Presse canadienne
Édition du vendredi 25 janvier 2008
Mots clés : propriété, RBC, Banque, Économie, Canada (Pays)
Les Services économiques RBC s'attendent à ce qu'il soit plus facile pour les Canadiens d'accéder à la propriété cette année.
Leur plus récent rapport mentionne que les coûts de propriété d'un logement en 2007 ont augmenté mais que la situation devrait commencer à s'améliorer à l'échelle nationale en 2008. Derek Holt, économiste en chef adjoint chez RBC, explique la baisse de l'an dernier par une longue série de fortes augmentations des prix des maisons plus importantes que les augmentations des revenus. Selon RBC, l'appréciation des prix à la revente de maisons au Canada ralentira probablement entre 5 et 7 % en 2008. Les volumes de constructions neuves et la croissance des revenus devraient aussi diminuer.
L'indice d'accessibilité à la propriété de RBC, qui mesure la proportion du revenu avant impôts qu'un ménage doit consacrer aux coûts de la possession d'un bungalow, s'est établi à 37 % du revenu au Québec. La part du revenu médian avant impôts absorbée était d'environ 29 % pour l'achat d'un appartement en copropriété, de 32 % pour une maison en rangée et de 45 % pour une maison de deux étages.
Selon le rapport de RBC, les prix immobiliers résidentiels du Québec ont augmenté régulièrement de l'ordre de 5 % par an et devraient continuer sur cette voie en 2008. La construction de maisons neuves devrait ralentir, puisque les mises en chantier devraient diminuer de 2500 logements cette année et de 7000 de plus en 2009.
Contrairement à un certain nombre de conditions du marché qui ont changé dans l'ensemble du pays, l'accessibilité à la propriété immobilière à Montréal est restée un peu plus stable. L'augmentation des prix des maisons continue à un rythme annuel de 5 % dans toutes les catégories d'habitations, et la croissance des revenus des ménages a aussi été honorable. Les les bases économiques sous-jacentes du marché immobilier laissent entrevoir de saines perspectives pour 2008. |
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Traffic must be 'calmed': researchers
Injuries on rise. Streets should be redesigned, city's public health department says
MICHELLE LALONDE
The Gazette
Wednesday, January 23, 2008
CREDIT: MARIE-FRANCE COALLIER GAZETTE FILE
A truck plowed into pedestrians on St. Michel Blvd. in 2005. Traffic must be slowed down and reduced, researchers say.
Cameras to catch red-light runners or police crackdowns at certain intersections won't significantly reduce the alarming rise in pedestrian and cyclist injuries in Montreal's central neighbourhoods, officials at the city's public health department warned yesterday.
Armed with studies from home and abroad, the department's researchers told reporters yesterday that Montreal's streets should be redesigned to slow and reduce traffic to shrink the ever-lengthening parade through emergency wards.
Dr. Louis Drouin, who heads the department's urban environment and health unit, called on city authorities to bring in effective "traffic calming" measures now.
"Montreal is looking at investing billions of dollars in road projects over the next 10 years," Drouin said, mentioning specifically the extension of Highway 25 from Laval to Montreal, the expansion of Notre Dame St. E., plans to redesign the Turcot interchange and even the new megaproject planned for Griffintown.
"We have a unique opportunity to reinvent the city from a sustainable perspective and reduce the negative impact (of road traffic) on public health," he said.
"Once the cement is poured, it will be too late."
Drouin and company drew attention to recent studies showing increased traffic is hurting the health of Montrealers:
Pregnant women living near busy arteries had a greater chance of giving birth to premature or low birth weight babies.
Seniors living on busy Montreal streets (with more than 7,700 vehicles passing at rush hour) had a 30-per-cent higher rate of hospitalizations for respiratory problems than those living on quiet streets.
Ten per cent of children on Montreal Island suffer from asthma.
One study by the department showed Montreal's central boroughs are the most dangerous for cyclists and pedestrians, with the striking exception of Westmount and Outremont, where the streets have been physically redesigned to slow traffic and reduce its volume.
The study pointed to five boroughs as being the most dangerous for pedestrians: the downtown borough of Ville Marie, Villeray/St. Michel/Park Extension, Rosemont/Petite Patrie, Côte des Neiges/Notre Dame de Grâce and Mercier/Hochelaga-Maisonneuve.
For cyclists, the danger zones were virtually the same, except that Plateau Mont Royal edged out Côte des Neiges/N.D.G. for a spot in the top five most dangerous boroughs.
"Traffic calming" measures, which include speed bumps, the narrowing of streets and intersections using flower planters, sidewalk extensions, medians or other physical barriers that force motorists to slow down, are more effective than policing specific "trouble areas," said Patrick Morency, who specializes in road safety and co-wrote the study with Marie-Soleil Cloutier.
Morency said police have long underestimated the number of pedestrians and cyclists injured each year by cars and trucks because they assume most injuries occur at certain troublesome intersections, and don't break road- safety statistics down by type of road user.
Morency's study used Urgences Santé ambulance records to identify the injured as a motorist, motorcyclist, cyclist or pedestrian and pinpoint accident sites on city maps.
The study found 37,843 people were injured in the five-year period studied, including 5,082 pedestrians, 4,751 cyclists, 26,930 motorists or passengers and 1,080 motorcyclists. The accidents were spread around, were not always at intersections, and trouble spots changed from year to year.
"These results show that interventions that target one spot or one street in particular ... cannot reduce significantly the total number of injuries," the study concludes.
mlalonde@thegazette.canwest.com
© The Gazette (Montreal) 2008 |
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Griffintown: pas de tramway, pas de projet Kathleen Lévesque
Édition du lundi 21 janvier 2008
Mots clés : tramway, développement, Griffintown, Transport en commun, Québec (province), Montréal
Le promoteur exige un moyen de transport collectif autre que l'autobus
Le développement résidentiel et commercial de Griffintown pourrait être compromis si le projet public de tramway ne prend pas forme rapidement. En entrevue au Devoir, le président de Devimco, Serge Goulet, promoteur de Griffintown, prévient que le soutien financier de 10 millions qu'il a offert à la Ville de Montréal pour la réalisation de la première phase de tramway devant traverser le Vieux-Montréal, Griffintown et le quartier des affaires est limité dans le temps.
«Les 10 millions ne sont pas disponibles pour les trois prochaines générations. Je ne gèlerai pas ça à la banque. Je l'ai dit aux gens de la Ville. Ils ont grimacé un peu. Moi, c'est sur la table pour 24 mois. Vous devez m'arriver avec un transport collectif, tramway ou autre, adéquat, avec une fréquence correcte. Et on veut quelque chose de sexy!», a affirmé Serge Goulet.
Comme l'explique le promoteur immobilier, le tramway n'est ni plus ni moins que la colonne vertébrale de son projet, un investissement privé de 1,3 milliard de dollars sur dix ans. Griffintown est un secteur industriel décrépit situé au sud-ouest du centre-ville, à la porte d'entrée du canal de Lachine. Ce quartier est actuellement complètement enclavé, loin du métro et des circuits d'autobus. Le transport collectif apparaît donc comme incontournable pour le développement de Griffintown selon la vision de Devimco.
«Notre projet pourrait être compromis s'il n'y a pas de transport collectif. [...] C'est essentiel dans notre projet. C'est un moyen de transport, mais c'est aussi un véhicule de développement. On est le trait d'union entre le Vieux-Montréal et le quartier des affaires», explique M. Goulet pour qui l'idée plaide en faveur du développement durable.
En contrepartie des réclamations de Devimco en matière de transport collectif, la Ville de Montréal a exigé que le promoteur réduise de façon importante le nombre de stationnements. Or les stationnements sont un élément important de la rentabilité potentielle du projet, souligne Serge Goulet.
«La Ville ne veut pas de stationnement, OK, mais ça prend du transport en commun. [...] Si on parle de consensus, c'est un échange et des compromis réciproques. Ce n'est pas un monologue», souligne-t-il.
Les experts embauchés par Devimco, la firme d'urbanisme Daniel Arbour et le Groupe IBI de Toronto, ont évalué les coûts de la première phase du tramway à 70 millions. La Société du havre de Montréal les avaient estimés de façon préliminaire à 38 millions.
Le retour du tramway dans la métropole, qui a été mis au rancart en 1959, est prévu dans le plan de transport présenté par la Ville de Montréal en mai dernier. Quatre circuits y sont proposés dont l'un partirait de la station de métro Berri-UQAM, circulerait sur la rue de la Commune dans le Vieux-Montréal et remonterait la rue Peel. Ce dernier segment traverse le projet Griffintown de Devimco. Cependant, le quotidien The Gazette présentait la semaine dernière les trois chantiers prioritaires pour Montréal parmi les vingt et un que compte le plan de transport, et le tramway n'en ferait pas partie. Dans l'immédiat, le prolongement vers l'est de la ligne bleue du métro, les autobus sur Pie IX et une navette reliant le centre-ville à l'aéroport Trudeau, à Dorval, recevraient l'appui de l'équipe du maire Tremblay.
Si le président de Devimco se montre réfractaire à l'établissement de circuits d'autobus qui pourraient être mis en place en lieu et place d'un tramway, il se dit toutefois ouvert à la possibilité que les autorités montréalaises instaurent plutôt un trolleybus. Il s'agit d'un véhicule propulsé par l'électricité, comme le tramway, mais roulant sur des roues plutôt que sur des rails, comme un autobus. Cela pourrait représenter, selon Serge Goulet, une option plus flexible, moins chère et ayant une capacité motrice plus importante pour monter les côtes. De plus, les voitures des trolleybus pourraient être livrées plus rapidement, croit-il.
Mais il ne faut pas y voir un intérêt particulier de la firme Bombardier dans ce dossier, soutient Serge Goulet en réaction à ce que The Gazette publiait il y a quelques jours. La fiducie familiale du p-.d.g. de Bombardier, Laurent Beaudoin, est l'un des trois financiers du projet avec le fonds de retraite des employés de la Ville de Québec et le fonds de retraite des employés de la Société de transport de Montréal. «C'est n'importe quoi!», lance Serge Goulet qui fait valoir que ce genre de contrat est mineur pour Bombardier (environ une dizaine de voitures) et que, de toute façon, «il y a une muraille de Chine entre Bombardier Transport et la fiducie familiale de M. Beaudoin».
Chose certaine, pour Serge Goulet, le temps compte. D'ici quelques semaines, l'arrondissement du Sud-Ouest enclenchera une consultation publique, malgré le fait que l'ampleur du projet relevant de la ville centrale aurait justifié que l'Office de consultation publique de Montréal soit mis à contribution. Les audiences porteront sur le plan particulier d'urbanisme (PPU) pour le secteur de Griffintown. Mais, dans les faits, c'est le projet précis de Devimco qui sera débattu.
Le promoteur privé bénéficie d'un traitement unique de la part de la Ville de Montréal. Habituellement, la municipalité établit un PPU pour un secteur, ce qui implique de déterminer les interventions publiques et privées souhaitées selon des critères très précis. Les projets des promoteurs sont développés à partir de ce canevas.
Pour Griffintown, c'est l'inverse. Le PPU répond plutôt aux attentes de Devimco qui travaille sur son projet depuis trois ans. Après une rencontre avec le maire Gérald Tremblay et certains membres du comité exécutif en juin dernier, un groupe de travail (formé de fonctionnaires et de représentants de Devimco) a été mis en place pour raffiner le projet, mais aussi pour établir la stratégie pour qu'il puisse voir le jour. «Le call du maire a été: "organisez-vous pour vous entendre pour novembre 2007"», se rappelle le président de Devimco. À partir de là, des rencontres ont eu lieu avec une trentaine d'organismes communautaires. «Ces consultations ont permis d'ajuster le projet, mais aussi de rédiger le PPU», affirme M. Goulet.
Outre le PPU fait sur mesure pour Devimco, la Ville de Montréal a utilisé tous les outils publics à sa disposition pour servir les intérêts du promoteur privé. La semaine dernière, Montréal a émis un avis de réserve foncière pour le secteur de Griffintown. Ce mécanisme stoppe toutes les transactions immobilières en cours, limite les investissements sur les bâtiments au strict minimum et pourrait permettre à la Ville de procéder à l'expropriation d'éventuels propriétaires récalcitrants. Devimco n'a acheté aucun terrain ou édifice jusqu'à maintenant. Par contre, il a entre les mains plusieurs ententes avec des propriétaires, précise Serge Goulet.
À la suite des audiences publiques menées par l'arrondissement du Sud-Ouest, M. Goulet s'attend à ce que le PPU soit adopté dès avril par le comité exécutif et le conseil municipal. À partir de là, Devimco compte une année pour établir les plans et les devis précis du projet. La construction de la première phase durera deux ans; les premiers résidants de Griffintown devraient donc emménager en 2011 et emprunter le nouveau tramway pour se rendre chez eux, espère Serge Goulet. |
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Opinion
Projet de développement dans le quartier Griffintown - Ce que la collectivité a à perdre Steven Peck, Historien et membre du Royal Town Planning Institute of Ireland
Édition du lundi 21 janvier 2008
Mots clés : développement, quartier Griffintown, Construction, Québec (province), Montréal
Au seuil de l'ère industrielle, des investisseurs britanniques, dont certains irlandais, prennent en main le développement de Montréal. Parmi eux, Mary Griffin, s'étant approprié les titres de propriété des terres situées à l'ouest du Vieux-Montréal le long du fleuve, en confie en 1804 le découpage à l'arpenteur montréalais Louis Charland. Un quartier montréalais moderne va naître: Griffintown.
La planification de ce nouveau quartier de Montréal adopte pour la première fois ici la grille de rue en damier qui finira par couvrir presque l'ensemble de l'Île, constituant le caractère fondamental de l'architecture urbaine montréalaise. À New York, cette même grille sera adoptée quelques années plus tard, en 1811.
Dès la première partie du XIXe siècle, le rôle des Irlandais est tel qu'au moment de dessiner les armoiries de Montréal en 1833, le maire Jacques Viger représente autour de la Croix de Saint-Georges, le castor canadien, la rose anglaise, le chardon écossais et... le trèfle irlandais.
La forme des lots est prévue afin d'accueillir des maisons en rangées de trois étages, et l'architecture reproduit le décor des rues de certains quartiers britanniques. Griffintown, même dans son état actuel de dormance, a conservé nombre de ces maisons qui témoignent de la volonté de créer une architecture urbaine de qualité. Bien que moins spectaculaires, plusieurs de ces maisons sont plus vieilles que la plupart des édifices du Vieux-Montréal. Quelques-unes sont jalousement entretenues par leurs propriétaires, alors que d'autres sont ensevelies sous les couches de tôle ou de maçonnerie, attendant un éventuel retour en grâce.
Changement de destinée
Deux événements survenus au cours du XIXe siècle ont modifié la destinée de Griffintown. D'une part, on réalise le creusage et l'aménagement du canal de Lachine au sud avec sa frange industrielle bruyante et couverte en permanence d'une brume de charbon. Entrepôts et manufactures s'établissent bientôt parmi les habitations, entraînant la dégradation des conditions de vie.
D'autre part, la Grande Famine et la crise économique et sociale qui suivit en Irlande provoquèrent l'émigration en Amérique de millions d'Irlandais. Ceux qui vinrent à Montréal furent d'abord mis en quarantaine dans un camp à Goose Village, alors situé près de l'entrée actuelle du pont Victoria. Plusieurs milliers d'entre eux y moururent à la suite des épidémies. Une grande partie de ceux qui survécurent ne parlaient que le gaélique. Ils constituèrent une main-d'oeuvre abordable sur les quais et dans les nouvelles industries longeant le Canal.
L'envahissement industriel avait rendu accessibles les logements de Griffintown, et une dense et turbulente communauté irlandaise s'y développa. Tout cela se passait de façon comparable à la même époque dans d'autres métropoles d'Amérique, comme Martin Scorsese l'a montré dans le film Gangs of New York.
L'Irlande au coeur de Montréal
La composante irlandaise fait partie intégrante de l'identité montréalaise. Dans un ouvrage paru l'automne dernier, l'anthropologue Maurice Godelier écrit qu'il existe des choses «qu'il ne faut ni vendre ni donner, mais qu'il faut garder pour les transmettre, et ces choses sont les supports d'identités qui survivent plus que d'autres au cours du temps».
À Griffintown, on retrouve quelques devantures commerciales anciennes remarquables: le Griffintown Horse Palace, une écurie vernaculaire qui se trouvait déjà là en 1867, tenue par un Irlandais qui a grandi à Goose Village, accueille les caléchiers du Vieux-Montréal et sert annuellement de point de départ au défilé de la Saint-Patrick; l'ancien poste de police du quartier n° 7, c.1875 de la rue Young; les vestiges de l'église Sainte-Anne construite en 1852; l'étonnante usine de la New City Gas Company qui éclaira Montréal au XIXe siècle. Il y a aussi les rangées de maisons ouvrières, les arbres centenaires qui constituent avec la trame des rues de Charland les éléments de mémoire les plus visibles du quartier. Les sols archéologiques des terrains aujourd'hui désertés de même que les caves des maisons et les cours arrière recèlent quantité d'objets et d'informations scientifiques qui devront servir à documenter la vie des générations passées.
Projet Devimco
Le mérite du projet de Devimco est de proposer une occasion de réhabilitation du secteur misant sur la densification souhaitable du quartier et de proposer une dynamique de financement viable.
L'évaluation de la faisabilité financière d'un projet de ce type repose généralement sur l'étude économique d'un modèle théorique de développement qui permet de modifier certains paramètres immobiliers, tels que les superficies commerciales, le nombre d'unités de logement et le stationnement en fonction des coûts de construction et des revenus prévus de façon à déterminer la rentabilité de différents scénarios. Les consultations privées menées au cours des derniers mois par le promoteur ont entraîné la modification des paramètres quantitatifs des précédentes versions du projet (inclusion du logement social et étudiant, révision des superficies commerciales et du nombre de stationnement, etc.) pour satisfaire aux demandes de certains groupes de pression.
Cependant, la proposition de Devimco ne prend pas en compte de façon satisfaisante l'intégration du patrimoine ni la conservation de la grille de rue. Tout cela serait sans conséquence à l'étape des études préliminaires, mais devient inconcevable lorsqu'il est transposé sans égard sur un secteur historique du centre-ville d'une métropole qui aime se qualifier de «culturelle» et de «ville de design».
Raser des îlots
La proposition de Devimco dans sa forme actuelle prévoit de raser des îlots entiers, y compris le Griffintown Horse Palace, l'édifice de l'ancien poste de police n° 7, dont on propose outrageusement de déposer et de reconstruire ailleurs la façade, des maisons et édifices commerciaux et de faire disparaître les rues Smith, Shannon et Young remettant ainsi en cause la mémoire du quartier et l'intégrité de la grille en damier de Charland alors que Manhattan a pu être entièrement développée sur une grille similaire.
À propos du patrimoine, la plus récente trouvaille avancée par les promoteurs , soit créer au sud du canal de Lachine un improbable îlot doté d'un lieu de diffusion culturelle polyvalent et voué à la commémoration patrimoniale et historique constitue une fuite en avant qui permet d'éviter la révision du modèle de développement proposé.
L'urbaniste et architecte Jean-Claude Marsan, lors d'une intervention publique à propos du projet le 9 janvier dernier, faisait remarquer au promoteur que les projets exemplaires dans le monde reposent non pas sur le mimétisme, mais sur la prise en compte de la spécificité des milieux d'insertion. L'application de ce précieux conseil serait à l'avantage du promoteur. L'expertise nécessaire pour y satisfaire existe bien à Montréal. Pour le moment, tout porte à croire qu'elle a été négligée. |
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City moves to protect key lots
20 sites put on reserve. Residents, businesses lament lack of consultation
LINDA GYULAI
The Gazette
Sunday, January 20, 2008
CREDIT: ALLEN MCINNIS THE GAZETTE
Old factories that now house inter-city bus garages are on the reserve list protecting parts of Griffintown from major changes.
Montreal city hall has taken a first step to redevelop the storied Griffintown neighbourhood.
The city executive committee voted on Wednesday to establish a reserve on 20 lots at Peel and Wellington Sts.
in anticipation of a private firm's $1.3-billion development proposal for the neighbourhood.
However, the move is being met with trepidation by some local residents and businesses and the opposition at city hall, who say the city is helping one developer, Devimco Inc., transform the 10.2-hectare neighbourhood and is freezing out other potential developers.
The reserve, which will go to the Jan. 28 city council meeting for final approval, would give the city an option to expropriate the properties and transfer them to the developer, Alan DeSousa, the executive committee member responsible for economic development, said.
It also prevents changes to the properties while the city decides which streets to widen or where to lay new streets for the project, he said.
"The city is being prudent ... and keeping its options open with the reserve," he said.
The 20 lots, on Peel, Wellington, Young and Smith Sts., are mostly commercial building sites.
Municipal assessment records show the properties have a combined value of $10.46 million for taxation purposes.
The city's reserve would be valid for two years, and could be renewed for another two years.
A reserve prevents owners from building, improving or adding onto their properties, though they can do repairs.
If the city expropriates before the reserve ends, the price would be established according to the date of expropriation, but without taking into account increased value due to the reserve or any development plans, Quebec's Expropriation Act says.
The Devimco proposal, which got a thumbs-down from the city's advisory heritage council this month, calls for 3,860 residential units, retail stores and two big-box stores that the developers say would bring needed grocery, appliance and hardware stores to the area, two hotels, 200,000 square feet of office space, a hall that could host concerts, exhibits and meetings, parks and public squares.
It has to wend its way through the city's approval process.
The neighbourhood, wedged between downtown and the Lachine Canal, was once home to the city's Irish working class.
It is the backdrop of colourful stories, including one about the headless ghost of Mary Gallagher, the prostitute reputed to have haunted Griffintown's streets once every seven years since she was murdered in 1879.
In his 2005 book The True Story of the Murder of Mary Gallagher, Gazette reporter Alan Hustak describes Griffintown as Montreal's first speculative real estate development.
The area is named after Mary Griffin, who built a soap factory there and employed locals.
Thomas McCord, who controlled the land, was unaware his agent had sublet it to Griffin's husband, Robert, and would later try to reclaim it, the book says. In the meantime, Mary Griffin subdivided the land and sold it for cheap housing.
The city rezoned the area in 1963 for industrial use.
The city and the Southwest borough are preparing a local urban plan for Griffintown to work with Devimco's proposal, DeSousa said. It will be submitted to local public consultations, he said.
Joanne Blanchette, a production manager at Artex Design, a framing business on Wellington, which is on the city's reserve list, said she worries jobs will be lost as firms are forced out of their buildings.
"This location is perfect and it's going to be hard to find another three-floor building with parking," she said.
"It's Stalinist," Chris Gobeil, who owns a mid-19th century fiveplex on Ottawa St. in Griffintown, said of the reserve. His place is not on the city's list, but he worries it could happen later.
The city should draw an urban plan first and then invite developers' proposals, he said.
Expropriations would be an indirect subsidy to the developer, he added. Instead, the city should rezone Griffintown's semi-industrial lots to residential and commercial, he said. "And let the people who own it redevelop it or sell it to people who want to buy it for market price." City hall opposition leader and Vision Montreal councillor Noushig Eloyan says too many lots are being included in the city's reserve, spokesperson Suzanne Gagnon said yesterday.
Devimco president Serge Goulet didn't return The Gazette's call.
Former city executive committee member Georges Bossé, a consultant on the project, said Devimco plans to hire multiple architects and builders to avoid monotony in the area's look.
Devimco has been negotiating with owners for options to buy their buildings for more than two years, he said. The firm has responded to concerns, he said, for instance scaling back the commercial space and planning to preserve 14 heritage buildings instead of an initial two.
The city's reserve on the 20 lots would run at most until 2012. That's the year Mary Gallagher's headless ghost is scheduled to next appear.
lgyulai@ thegazette.canwest.com
© The Gazette (Montreal) 2008 |
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Let's tread carefully on Griffintown
The mega-project offers a tremendous opportunity for redevelopment, but we must do it right
HENRY AUBIN
The Gazette
Thursday, January 17, 2008
The proposed Griffintown real-estate project is too important to treat with a quick thumbs-up or thumbs-down. Let's weigh the pros and cons of this extraordinarily ambitious plan, starting with the pros.
First, the project's immense site next to downtown cries out for redevelopment. It's now little more than vacant lots, bedraggled industry and, very occasionally, heritage residences - all in all, an "urban desert," as one unsentimental resident puts it. No question, it's a superb area for redevelopment. As for the fate of the heritage buildings, the plan calls for respecting most of them.
Second, Montreal sorely needs private investment, and the developer - Devimco Inc. - would sink $1.3 billion into the project. This would be the biggest private investment ever in Montreal.
Third, the project is Kyoto-friendly. It calls for almost 4,000 housing units. Living as they would on downtown's doorstep, most residents' lifestyle would not depend on car travel. Indeed, although Griffintown is far from a métro line, as many as three commuter-rail lines might converge at a proposed intermodal on the site's eastern edge, enhancing Griffintown's appeal for office development. (The three are the existing line from Mont St. Hilaire, a proposed line from Brossard and a proposed line from the West Island via Trudeau Airport.) City hall and Devimco also want a tram line from the Peel métro station to the intermodal station.
Everyone will agree that these four things are virtues. But big questions remain. Is Devimco's specific plan the best possible way to achieve them? What are the Devimco plan's problems? Could other plans do better?
Here are the plan's problems.
One is the threat to stores on Ste. Catherine St. and elsewhere downtown. In response to the Tremblay administration's pressure, Devimco in November reduced its commercial area to 984,000 square feet of floor space. That's still huge - almost the same as the Marché Central (980,000 square feet). Retailers would occupy the two bottom floors of the residential and office towers.
To better visualize 984,000 square feet, look at the accompanying illustration. The land that the project occupies consists of 1.1-million square feet. So if the commercial space were to be unstacked from its two floors and spread out over a single level, it would cover about 90 per cent of the project's land mass. Picture a shopping centre that size. Then imagine its effect on downtown's commercial vitality.
Another problem: A single company would design and build this entire area of the city. To judge from the preliminary plan, this would make for boring, semi-uniform architectural design. The diversity that different builders typically bring to urban neighbourhoods - making them visually stimulating and fun to walk in - would be absent.
Indeed, that there is just one developer raises questions of fairness. Why should city hall do so much for one company? The family of Laurent Beaudoin, Bombardier boss, controls Devimco. The company knows its way well around city hall: Its adviser on strategy, Georges Bossé, was until two years ago in charge of economic development for the Tremblay administration.
The usual process for major developments is for the city's urban planners to draw up a plan, then for developers to compete to carry it out. Here, the process is reversed: The builder decides how to build an entire quartier, insists on monopoly rights, then asks the city to ratify the plan.
Interestingly, Devimco owns none of the land but holds options to some of it. If city hall approves the plan, Bossé tells me Montreal might expropriate additional land for the company.
Understandably, Devimco's special status infuriates existing landowners (not all of whom are speculators; some are would-be developers). If they don't sell to Devimco, the city could expropriate their land at a price presumably inferior to what they would earn if they could build on it themselves.
Here's the final questionable aspect of this process. Ordinarily, a major project would automatically go to the city's Office de consultation publique de Montréal, an apolitical body that gives such plans credible scrutiny. Yet city hall has bypassed the OCPM, instead sending the plan for study to Southwest borough, where Griffintown is located.
A plan can get easier review by a typical borough than by the OCPM, and the results can be unhappy. City hall in 2005 avoided sending the Université du Québec's planned Voyageur campus to the OCPM, preferring Ville Marie borough's rubber stamp. This helps explain why that mega-project is a fiasco.
It's important to review Griffintown properly - not only for its sake but for the sake of precedent. Consider this little-noted fact: The federal government owns 1,024,000 square feet of land - virtually as much as Devimco's prospective property - contiguous to Griffintown on the west. It now wants to sell this land (the site of abandoned postal operations) for mixed use.
If developed well, these neighbouring expanses represent an extremely rare, glorious opportunity for Montreal's growth. Let's be careful.
haubin@thegazette.canwest.com
© The Gazette (Montreal) 2008 |
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Immobilier: Montréal reste un marché de vendeurs
14 janvier 2008 - 12h42
LaPresseAffaires.com
Jean-François Cloutier
Moribond dans une bonne partie des États-Unis, le marché immobilier reste en pleine santé dans la grande région de Montréal.
Selon les statistiques de la Chambre immobilière du Grand Montréal, qui se basent sur les transactions effectuées sur son système MLS, utilisé par les courtiers, la croissance des ventes a été de 11% en 2007, soit la plus forte hausse en cinq ans.
Le volume des ventes enregistrées a lui aussi progressé et atteignait près de 13 G$, en hausse de 19%.
«Cette augmentation du nombre de transactions, combinée à un inventaire de propriétés à vendre comparable à 2006, a contribué à maintenir un marché à l'avantage des vendeurs en 2007», indique Michel Beauséjour, directeur de la Chambre immobilière du Grand Montréal.
«En conséquence, les hausses de prix sont demeurées soutenues, atteignant en moyenne 5 à 7 % selon le genre de propriété, c'est-à-dire de deux à trois fois le niveau de l'inflation.»
Depuis 1998, le prix des propriétés a doublé dans la grande région de Montréal, stimulé par la création d’emplois, la confiance des consommateurs, de même que des taux d’intérêt historiquement bas.
Toutes les régions en profitent
Toutes les régions faisant partie du Grand Montréal ont profité de cette croissance, la région de Lanaudière se démarquant avec des hausses de 13% du prix des propriétés entre 2006 et 2007.
Favorisé par des évolutions démographiques qui voient les baby-boomers délaisser progressivement la maison de banlieue pour une copropriété, à laquelle ils ajoutent souvent une maison de campagne, le condo est l’unité immobilière la plus en vogue dans le grand Montréal, avec une hausse du nombre de ventes de 20% à Montréal, de 24% en Montérégie et de 28% dans Lanaudière.
À Montréal, le prix des condos a grimpé en moyenne de 5% en 2007 pour atteindre 241 000$.
À Laval, il a atteint 175 000$ (+ 7%) et en Montérégie, 166 000$ (+ 6%).
Le marché de la résidence unifamiliale est porté lui par les enfants des baby-boomers.
La hausse du nombre de transactions est de l’ordre de 13% dans les Laurentides, de 10% en Montérégie et de 7% à Laval, mais la hausse des prix est plus substantielle : elle atteignait 8% en Montérégie (216 000$), 8% à Laval (236 000$) et 10% dans Lanaudière (174 000$).
Encore une bonne année en 2008
Michel Beauséjour s’attend encore à une bonne année en 2008 pour le marché immobilier montréalais : « Les taux d’intérêt, la création d’emplois et la confiance des consommateurs devraient continuer à pointer dans la bonne direction cette année, quoique peut-être un peu moins fortement qu’en 2007. »
«Il faudrait vraiment une récession sévère aux Etats-Unis pour ébranler l’économie canadienne, qui devrait sortir indemne d’un ralentissement économique moins important au sud de la frontière».
Selon lui, s’il y a eu un rattrapage certain depuis 10 ans dans le prix des résidences dans le Grand Montréal, il reste toutefois encore de l’espace pour des augmentations annuelles dépassant le niveau de l’inflation, Montréal restant un des grands marchés immobiliers les plus abordables en Amérique du Nord. |
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What's that large sucking sound?
The mammoth griffintown project would be larger than anyone first thought
HENRY AUBIN
The Gazette
Thursday, January 10, 2008
When city hall gave its preliminary approval to the Griffintown project in November, I wrote that the $1.3-billion project was the biggest private real-estate investment in Montreal's history. But such a description hardly does justice to the plan. The more I learn about it, the more I am surprised and concerned.
Let me back up a minute.
So far, downtown Montreal has had two "poles." The first consists of Old Montreal and the area around St. Jacques St. The second pole was up the hill: Construction of Place Ville Marie in the early 1960s was an attempt to create a prestigious centre of gravity that might draw many businesses to the area. It was a remarkable success. Together with the métro, it turned a relatively sleepy commercial area into the lively hub that it is today.
Now, a third pole seems to be in the works - back down the hill in Griffintown. The project there is far bigger than Place Ville Marie: The total floor space of its planned stores, offices, theatre, two hotels and nearly 4,000 housing units is 31/2 times as great as that of the landmark office tower. Nine buildings are to have about 17 floors. One is to have 22.
And, like PVM, this project could stimulate its surroundings. The owner, Devimco Inc., says in its literature that the project will act as a "motor" for development of nearby land.
Indeed, plenty of acreage ripe for development lies to the west and, across the Lachine Canal, to the south. The accompanying main illustration, produced by Société du Havre de Montréal, an agency funded by three levels of government, shows what the area might look like in a few years.
So that's one thing I had not realized in an earlier column on the project: the extent to which the project could radically alter today's definition of downtown.
The point: This evolution is happening without adequate public discussion.
A second astonishing thing is the role of public transit.
It's well known that Mayor Gérald Tremblay has said that the city plans to build a tramway from Dorchester Square down Peel St. to the project. The line would then swing east along de la Commune St. and end at the Berri-UQàM métro station. The city has pegged the cost at $260 million; Devimco would chip in $10 million. But this is only the most modest of four - count 'em, four - transit lines.
Another is the proposed $700-million rail line that would link Central Station with Trudeau Airport and suburbs west of the airport. A planner for Devimco, Claude Marcotte of the Daniel Arbour consulting firm, told me yesterday that Devimco is proposing that this shuttle have a stop at Griffintown. All three levels of government are jointly studying the idea of this line.
As well, said Marcotte, the commuter rail line from Mont St. Hilaire that passes over the Victoria Bridge would have a stop at Griffintown.
Finally, the long-discussed new rail line from Brossard to Central Station would - if it is ever built - definitely stop at Griffintown, according to Quebec's Agence métropolitaine de transport. That agency's plan calls for building an intermodal station at the site. Ottawa is now studying Quebec's proposal to place the $1-billion line on what is now the reserved bus lane on the Champlain bridge.
The point: All this public money on transport infrastructure is great from the private investor's viewpoint. After all, Devimco's hotel guests would get easy access to the airport. The company would also be better able to attract businesses to its project by offering extraordinary commuting advantages to businesses' employees.
But where's the public interest in all this?
To be sure, the city expects the project to bring in $32 million more in taxes than the bedraggled area now contributes (although how much of this money would remain after servicing the area and paying for the new tram is unclear). But demographers predict a shrinking workforce within the next 10 years. It's worth asking, then, if it's in taxpayers' interest to spend so much of their money on creating a bigger downtown at a time when the existing downtown features crumbling infrastructure and (as recent snow clearance showed) declining services.
Also, the effect on businesses in the existing downtown is unclear.
Let me close with two other surprises.
Of all the rail lines that the might serve Griffintown, the most costly is the one from Brossard. The Agence métropolitaine de transport's plan calls for the line's terminus to be at the junction of Highways 10 and 30. That happens to be the site of the mammoth DIX30 shopping centre. It's owner: Devimco.
The point: Devimco certainly has a knack for positioning itself strategically.
And the final tidbit. A new tram line and two new commuter rail lines would require much new rolling stock. Few companies would be better able to manufacture these vehicles than Bombardier. The chairman of the board and chief executive officer of that company is Laurent Beaudoin. His family is also a major shareholder of Devimco.
The point: Wow. We can see how Beaudoin could benefit from the new pole of development in Griffintown and the many public-transit lines that might serve it.
The gain to the public as a whole is less evident.
haubin@thegazette.canwest.com
© The Gazette (Montreal) 2008 |
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Le jeudi 10 janv 2008
«Village Griffintown»: le promoteur s'étonne des critiques
Martin Croteau
La Presse
Le promoteur du «Village Griffintown», dans le Sud-Ouest, se dit estomaqué par les critiques du Conseil du patrimoine de Montréal. Dans un avis transmis à la Ville, dont La Presse faisait état hier, l'organisme a écorché l'ambitieux projet de 1,3 milliard, estimant que sa réalisation compromettrait le statut de la métropole comme «ville du Patrimoine mondial» auprès de l'UNESCO.
Le Conseil reproche à la firme Devimco de vouloir démolir une trentaine de bâtiments et de supprimer des rues âgées de 200 ans. Il dénonce aussi la construction projetée d'immeubles qui seront de deux à trois fois la hauteur permise selon les règles d'urbanisme. La Ville de Montréal est également prise à partie, puisqu'elle n'a pas soumis le projet à l'Office de consultation publique de Montréal. «Je trouve ça très dommage, a indiqué le président de Devimco, Serge Goulet, en marge d'un forum organisé à l'École de technologie supérieure. Depuis le début, on travaille intensément pour rencontrer tous les organismes et toutes les associations. On a mis beaucoup de temps, on va continuer à en mettre. Ces gens-là, on ne les a jamais rencontrés.»
Les promoteurs font valoir qu'ils restaureront 12 bâtiments à caractère patrimonial dans le quartier, en plus d'en déménager deux autres. Ils entendent aussi mettre en valeur les vestiges de l'église Sainte-Anne, démolie en 1970, et construire un tramway vers le centre-ville. Quant à la hauteur des bâtiments, ils y voient un moyen de freiner la saignée vers les villes de banlieue.
«Si l'on veut cesser l'étalement urbain, il faut densifier. Et pour cela, il faut de la hauteur», a indiqué l'ancien maire de Verdun, Georges Bossé, qui agit comme consultant pour les promoteurs. «Si l'on ne densifie pas le centre-ville, je me demande où on va le faire. On ne pourra pas densifier Brossard, ni Pointe-Claire.»
Critiques
Le Conseil du patrimoine n'est cependant pas seul à critiquer le projet. Plusieurs intervenants lors du forum d'hier soir se sont dits préoccupés par l'érection de 3860 logements, des locaux commerciaux et à bureaux, une salle de spectacle et deux hôtels. Le tout dans un espace de 100 000 m2.
Certains ont exhorté Devimco à faire davantage pour valoriser l'héritage culturel du quartier, berceau de la communauté irlandaise de Montréal. Des marchands du centre-ville se sont dits inquiets de voir leurs commerces désertés au profit des nouveaux espaces dans le Sud-Ouest.
Le conseiller municipal Richard Bergeron, chef de Projet Montréal, a reproché à Devimco de ne pas inclure une école dans son vaste développement immobilier. «Comment peut-on imaginer un secteur de 28 000 habitants sans qu'on ait posé la question élémentaire des principaux équipements communautaires, à commencer par une école?» a-t-il demandé.
Devimco, qui a réalisé le projet Dix30 à Brossard, poursuit ses consultations auprès des citoyens et de divers groupes communautaires. L'entreprise souhaite mettre son projet en chantier au printemps 2009. |
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Thumbs-down on Griffintown plan
Heritage council says no. City, not developer, should set guidelines for revitalizing district, advisers say
JAMES MENNIE
the gazette
Thursday, January 10, 2008
The city of Montreal's heritage commission has given a 10-page thumbs-down to a $1.3-billion development planned for Mont-
real's historic but rundown Griffintown neighbourhood.
The verdict is another symptom of the concerns the project has been raising since it was first announced last autumn, said Benoit Labonté, mayor of Ville Marie borough and a member of Vision Montreal, an opposition party at city council.
"I think they're raising officially in their report a lot of the concerns we're hearing across town," said Labonté, whose borough borders the Southwest borough, where the project is slated to be built. "They're not coming out of the blue.
"When you consider the importance of this project, if we make a mistake with it, there won't be a chance in your or my lifetime to correct it. We have to get it right from the beginning."
Labonté's comments yesterday follow the publication of a report by the Conseil du patrimoine de Montréal that disapproves of the residential/commercial project "as proposed" and urges the private developers to adjust their plans to Griffintown's history and existing architecture.
The council, composed of experts in the fields of urban development, architecture and city history, advises city hall on the viability of large scale urban projects and their possible effects on Montreal's heritage. Its decisions are not binding.
"The council feels the city must take the leadership in the redevelopment of this neighbourhood," says the report, signed by council chairperson Marie Lessard, "and that (the city) - not the developer - must propose guidelines and a method that will permit such a redevelopment to fit into the mass of urban renewal efforts undertaken in recent years."
That's exactly what the city is doing, Montreal executive committee member Alan DeSousa says, starting with the development of a local urban plan that will scale the project to the neighbourhood's needs, followed by public hearings in the Southwest borough.
"Let me be very clear - the consultative process that will be conducted by the (borough) is one where we have every intention of listening to everyone and that no one who has something to say goes unheard," DeSousa said.
The Griffintown development, announced with great fanfare in November by Mayor Gérald Tremblay, is a private-sector investment that calls for commercial and residential construction, as well as a tram link between the storied district and downtown.
The project would include 3,860 residential units, retail outlets, a concert hall and a network of parks and public spaces.
If the project passes public scrutiny, construction is expected to begin next year.
After a $1.1-billion casino project planned near the same area fell through in 2006 after it was criticized by local community groups, city hall has proceeded cautiously in trying to win public support for the Griffintown project. Tremblay has gone so far as to ask Montrealers to look at the development with an open mind.
"If you want to talk about having an open mind," DeSousa said, "I've got a very open mind - and that's why I have an open mind about the Conseil's report."
jmennie@thegazette.canwest.com
© The Gazette (Montreal) 2008 |
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Le mercredi 09 janv 2008
Le «Village Griffintown» malmené
Sara Champagne
La Presse
Le Conseil du patrimoine de Montréal descend en flammes l'ambitieux projet immobilier de «Village Griffintown», dans le Sud-Ouest. Un projet caressé par le maire Gérald Tremblay, notamment pour ses retombées municipales estimées à 33 millions par année.
Dans un avis envoyé lundi et obtenu par La Presse, l'instance consultative en matière de patrimoine auprès de la Ville s'en prend à plusieurs facettes du projet, et dénonce la décision municipale de ne pas le soumettre à l'Office de consultation publique de Montréal (OCPM). Tout en saluant l'idée de «requalification du quartier», le Conseil va jusqu'à dire que le projet met en jeu l'inscription de Montréal à titre de «ville du Patrimoine mondial», auprès de l'UNESCO.
«Le maire et les élus de Montréal auraient intérêt à aller faire un tour dans le quartier pour en réaliser l'importance», a dit la présidente du Conseil du patrimoine, Marie Lessard, en entrevue avec La Presse. Elle rappelle que le promoteur prévoit démolir une trentaine de bâtiments «pour construire du neuf», en plus de supprimer certaines rues qui ont 200 ans.
«Griffintown est le berceau de l'industrialisation au Canada, et le berceau des Irlandais à Montréal, rappelle Mme Lessard. Dans sa forme actuelle, on démolit trop. Nous ne sommes pourtant plus à l'époque de la construction du Stade olympique, où on rasait tout pour ensuite développer.»
Le Conseil du patrimoine passe au peigne fin six enjeux du projet, soit la trame de rues et le tissu urbain, le patrimoine construit, les hauteurs, l'archéologie, le milieu de vie créé, la valorisation sociale et culturelle du quartier.
Au sujet des hauteurs qui, dans certains îlots, sont de deux à trois fois la hauteur permise selon les règles d'urbanisme, le Conseil note qu'elles mettent en péril certaines vues vers le mont Royal et vers le fleuve, depuis la montagne. Des conclusions qui sont tirées après avoir épluché une dizaine d'études, précise la présidente du Conseil.
«Task force»
À la Ville de Montréal, où on a reçu l'avis du Conseil juste avant Noël, sans le rendre public, on explique que des efforts ont déjà été consentis par le promoteur Devimco, qui est aussi derrière le Dix30 à Brossard, pour bonifier le projet qui nécessite des investissements privés de 1,3 milliard.
«J'accueille tous les commentaires qui sont constructifs de façon favorable, explique Alan DeSousa, responsable du projet Montréal 2025, au comité exécutif de la Ville. Mais il faut comprendre que Griffintown a déjà été soumis à un task force formé de spécialistes de Montréal, et que le travail a permis de diminuer le pourcentage commercial du développement.»
Quant aux consultations publiques, M. DeSousa affirme que la Ville respecte la loi, et qu'elle va épauler l'arrondissement du Sud-Ouest qui a reçu le mandat de tenir des audiences sur le Programme particulier d'urbanisme (PPU), qui définit le projet. Et les organismes qui veulent y assister seront bienvenus, dit-il. Mais pas question d'aller à l'OCPM.
Pendant ce temps, l'Association des sociétés de développement commercial (SDC) de Montréal, qui représente les gens d'affaires de 13 SDC, attend toujours une rencontre avec le maire de Montréal pour aborder ses inquiétudes face aux choix des commerces. Comme l'a déjà expliqué La Presse, l'Association craint l'arrivée des magasins à grande surface.
Demain soir, de nombreuses personnes prévoient d'ailleurs assister à une conférence sur le projet, organisée par l'UQAM, et présentée par Serge Goulet, président de Devimco. Les inscriptions à la conférence sont tellement nombreuses que l'université a dû changer de salle. |
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Justify your existence: "URBAN PLANNING GEEKS"
Griffintown residents are raising a red flag on a developer's plan to turn their neighbourhood into a haven for big-box stores.
STEVE FAGUY
The Gazette
Saturday, December 29, 2007
Last month, real-estate company Devimco announced a $1.3-billion project to redevelop the rundown Griffintown neighbourhood. The plan would include 4,000 housing units and some commercial development. The Gazette spoke to A.J. Kandy, Desmond Bliek, Christopher Gobeil and Alanah Heffez, who live in Griffintown or nearby. These self-described "urban planning geeks" have reservations about the project.
Gazette: What are your concerns about this project? kandy: The scale of the project, the lack of information, the lack of transparency, the fact they seem a little bit biased toward building superblocks (blocks that are merged together, closing off a street) instead of rehabilitating commercial buildings. There's also concerns about increased traffic flow. I'm worried that it's not going to become an integral part of (adjacent neighbourhoods). I'm worried it will become a place you don't want to walk to. If this is something that's designed to bring in people from a 50-mile radius, then it doesn't really address our needs.
Gazette: The development company says it has done public consultations. Why aren't you satisfied? bliek: I'm sure there have been community meetings, but I haven't heard of any of them. We're a bunch of urban planning geeks. This is a group of people who would have seen something like this.
kandy: I don't see any visible signs they've been adapting the plans as a result of public consultation. Where are the schools? Where's the CLSC? Where are the playgrounds? Where are the kids going to play? We don't know the answers to any of these things. We've frustratingly run into no information wherever we go.
Gazette: Do you oppose the project? bliek: We're all excited that there's this interest in developing Griffintown as a neighbourhood. Big boxes aren't necessarily bad. The question is what's going to be at the street level. ... The first three stories, and their relation to the street, has to be authentic Montreal.
Gazette: People like to use their cars to shop. Why should we stand in their way? Heffez: People don't like driving in traffic. And it's not as if people like shopping only at Wal-Mart. In a large part of Montreal, there are no other options. If you present the choice of shopping in a mixed-use area, then people might choose that option.
gobeil: We already have a Marché Central. How many do we need? At Marché Central, you have to drive from one big-box store to the next.
bliek: It's an existing neighbourhood. You can put parking underground. You can put residential space up top so people are walking. You can have it both ways.
Gazette: This company isn't asking for government money. Why should we interfere with their right to develop their land as they like? gobeil: If they respect zoning and height regulations, sure. We always expected there would be development. All the rules are being rewritten in favour of the developer. How is that going to impact the area? Gazette: You're in favour of separating the land among individual developers. Why take planning away from one company that can plan the neighbourhood as a whole? bliek: If you owe the bank $1,000 and you can't pay, you have a problem. When you owe the bank $100,000, they have a problem. And it's the same for the big-box stores. When your major big-box leaves, what do you do at that stage? ... If something goes wrong (and the land is split up), then it's just one small space and it's not the entire neighbourhood that goes under.
© The Gazette (Montreal) 2007 |
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Opinion
Libre opinion
Raphaël Fischler, Urbaniste et professeur agrégé à l'École d'urbanisme de l'université McGill
Les décisions des élus sont le fruit de la nécessité ou de l'opportunité autant que de la motivation ou de l'idéologie. Il en est ainsi de la politique de l'urbanisme du maire de Montréal. Contrairement à l'ancien maire Pierre Bourque, qui a occupé la mairie pendant des années de vaches maigres, l'actuel maire Gérald Tremblay a l'immense chance de présider aux destinées de Montréal pendant des années de vaches grasses.
Alors que M. Bourque se croyait obligé d'accepter tout projet immobilier, de quelque qualité que ce soit, pour montrer que Montréal construisait, M. Tremblay, aidé par un «boom» immobilier majeur, est en position de force pour exiger des promoteurs qu'ils fassent plus et mieux pour la collectivité.
C'est d'ailleurs ce que le maire annonçait en début de mandat: en matière d'urbanisme et d'architecture, Montréal allait (enfin) exiger de la qualité. Or, en règle générale, cette administration a elle aussi tendance à voir les promoteurs comme des bienfaiteurs, les urbanistes comme des empêcheurs de tourner en rond et les opposants à un projet comme des geignards qui mettent en péril le développement économique de la ville. Et pourtant, c'est en exigeant un urbanisme et une architecture de qualité que l'on fera vraiment du développement durable.
Projet dangereux
Le projet Griffintown, qui promet de faire d'une zone industrielle désuète un nouveau quartier urbain, illustre bien la situation. Le maire, qui ne s'est toujours pas remis de la perte du projet de nouveau casino à Pointe-Saint-Charles, demande aux Montréalais d'accueillir comme une manne divine cet énorme investissement privé et de ne pas perdre une occasion en or de voir se réaliser un miracle de transmutation urbaine.
Il n'y a rien de plus attrayant pour un élu que de «donner» à ses électeurs un grand projet bien visible. L'ennui, c'est que l'empressement d'un politicien, dont les horizons stratégiques se mesurent en années, est peu compatible avec la patience dont on doit faire montre pour faire une ville, processus qui se mesure en décennies, voire en siècles.
Le projet Griffintown contredit le désir affiché du maire de faire de l'urbanisme durable et de qualité. En fait, c'est un projet dangereux. D'abord, parce qu'il est trop grand: il place trop de terrain sous le contrôle d'un même promoteur et concentre trop de surface commerciale en un même endroit. La clef de voûte du projet Griffintown, c'est le million de pieds carrés de commerce que le promoteur veut y implanter. Cela représente la superficie de vingt terrains de football.
Il ne s'agit pas de commerces de quartier; il s'agit d'un «power centre» comme le Marché central ou le Dix-30 (construit par le même promoteur), que l'on tente, tant bien que mal, d'insérer dans un projet urbain. Les magasins seront assez près du centre-ville pour en attirer une partie des utilisateurs et assez loin pour empêcher les gens de s'y rendre à pied. Ils auront des emprises au sol bien trop grandes pour donner aux rues du quartier l'animation nécessaire.
Si on veut absolument avoir des «big boxes» dans le centre de Montréal, on peut les y intégrer en structures étagées. Cela éviterait de créer de très grands îlots, qui ont un effet néfaste sur l'apparence et l'utilisation de l'espace public. Dans ce cas-ci, la consolidation de certains îlots exige la fermeture de rues qui font partie du patrimoine historique de Montréal.
Tout pour le promoteur
Le Projet Griffintown est dangereux, aussi, parce qu'il suppose un processus de planification contraire aux règles de l'art. Dans un renversement lourd de signification, le maire demande à ses urbanistes de préparer un programme particulier d'urbanisme dicté par un promoteur pour satisfaire ses exigences. Ce ne sera pas un programme particulier, ce sera un programme privé, auquel la Ville donnera sa caution, dans lequel elle injectera une partie de son budget d'immobilisations et dont elle permettra la réalisation en mettant son pouvoir d'expropriation au service d'une entreprise privée. Cette procédure doit être remise en cause.
Le processus de consultation publique sur le projet Griffintown doit lui aussi être revu. Tout grand projet doit être étudié en public par l'entremise de l'Office de consultation publique de Montréal. Gérald Tremblay, qui revendique le contrôle des grands dossiers de l'arrondissement Ville-Marie, entend limiter le débat sur un projet de 1,3 milliard de dollars au sein de l'arrondissement Sud-Ouest.
La position du maire est illogique. Il ne peut enlever à un arrondissement le contrôle de certains dossiers parce qu'ils sont trop importants et limiter à un seul arrondissement le forum de discussion sur le plus gros projet immobilier des dernières décennies. Il n'a rien à gagner -- sa tentative malheureuse de changer le nom de l'avenue du Parc le démontre -- à essayer de faire passer un projet controversé en limitant le débat public.
Voir trop grand
L'administration Tremblay peut se réjouir de voir un promoteur lui soumettre un projet ambitieux. Mais elle doit tenter d'en limiter la taille; elle doit le traiter comme un projet catalyseur, qui entraînera d'autres projets complémentaires dans son sillage, et l'empêcher d'être un projet cataclysmique (l'expression est de Jane Jacobs). On ne fait pas une ville super-projet par super-projet, en détruisant ce qui existe et en reconstruisant sur une table rase.
L'administration ne doit pas favoriser la concentration de la propriété foncière aux mains d'un acteur privé. Elle doit exiger du promoteur qu'il s'engage, sous peine d'une très lourde amende, à construire un projet à usages mixtes (comportant une large part de résidentiel dans chaque phase), dont les îlots respectent la trame de rue actuelle (ou créent un grain plus fin) et dont les rues fonctionnent comme celles d'un quartier traditionnel. Elle doit demander à ses urbanistes de préparer un programme particulier d'urbanisme qui correspond aux besoins de la ville et non aux besoins d'un promoteur. Et elle doit permettre à l'Office de consultation publique de Montréal de gérer un débat public en bonne et due forme.
Griffintown est en mauvais état, mais c'est un quartier trop bien situé pour rester longtemps sans nouveaux investissements. Le corridor de la rue Peel en a déjà accueilli plusieurs ces dernières années. Si le projet Griffintown doit subir le même sort que celui du casino de Pointe-Saint-Charles, d'autres projets, plus modestes sans doute, verront le jour. Cela prendra cinq ans, dix ans, ou plus, mais Griffintown est voué à la revitalisation. Ce dont on a besoin pour en faire un bon quartier, c'est un programme particulier d'urbanisme qui vise l'intérêt public à long terme, des investissements publics stratégiques et puis l'imagination des entrepreneurs et de leurs architectes. Mais un super-projet commercial n'est ni nécessaire, ni souhaitable.
Édition du lundi 17 décembre 2007
Mots clés : Gérald Tremblay, Projet Griffintown, Construction, Municipalité, Montréal, Québec (province) |
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It's too big, includes a concert hall duplicating one planned for downtown, and offers too much commercial space
RAPHAEL FISCHLER
Freelance
So Mayor Gérald Tremblay is telling us not to be negative about the huge project just proposed for Griffintown. Well, if the project were perfect and the administration's stance beyond reproach, there would be no need for criticism. But as things stand, a couple of critical comments are called for.
First, the project is simply too large. This is no way to build cities, megaproject by megaproject. There is no reason, except for developers' hubris, to develop such a huge swath of land in one swoop. This is not a railyard that is lying fallow; it is a working piece of the city. It is in bad shape and definitely needs upgrading. But that process must take place gradually, in medium-sized (or even small) increments that complete the area and complement each other, rather than in a large-scale project that obliterates what exists.
Yes, the whole area must be planned as a unit to set a framework for future development. But implementation should not be in the hands of one, single developer and should not proceed too fast.
We hear the developer has not yet acquired all the land needed for the project. One hopes he will not succeed in doing so. And one hopes the city of Montreal will not want to use its power of expropriation to help him do so.
Second, the project competes directly with other projects that the city has put forward recently. Plans for the Quartier des spectacles, the entertainment district centred around Place des Arts, contain provisions for a new, 2,000-seat hall for the MSO and for a "Cité universitaire" to house international students attending our institutions of higher education. The project for Griffintown contains another 2,000-seat performance hall and the same type of international student housing. Does the city need this duplication? If not, where does it want to locate a new hall and new student housing? If there is room in the city for two new concerts halls and two new student housing projects, should the ones downtown not receive precedence over the others?
The project has an important commercial component. A mere 18 per cent of the total floor area is devoted to shops. But that small proportion represents close to a million square feet! That is about the equivalent of 20 football fields. And why is so much space needed? Because the developer of the project, who also is the developer of the "lifestyle centre" Quartier Dix30 on the South Shore, intends in effect to build a small "power centre" with big-box stores right next to downtown.
Tremblay wants to reassure us the project will not harm downtown businesses, including those on Ste. Catherine St. The city has consulted an expert, the mayor told us at a press conference, who said Ste. Catherine was losing customers to suburban shopping centres anyway. So why not build one of those within Montreal and capture its fiscal windfall?
Right, but is Griffintown really the best place for it?
The mayor also wants us to believe, on the basis of the expert's study, that the new development would attract different people than does Ste. Catherine, namely people who go shopping by car, rather than people who walk or use public transit. But if that is the case, why does the developer want a new tramway line to service his development? (He wants it so badly that he is willing to contribute $10 million to the construction of that line. This is bad news for those who believe, as I do, that public-transit money is better spent on improving bus and métro service.)
Tremblay wants us to shed negative attitudes toward new development. But the purpose of criticism is to improve projects and, in the long run, improve policy. Of course, constructive comments are better than negative critiques.
So here is my advice. Give city planners the mandate to prepare a Plan particulier d'urbanisme for the district that sets guidelines on local development based on what is best for the city, not what is best for one developer. Make one of these rules the prohibition against the consolidation of urban blocks (one of the features of the proposed project).
Exclude the possibility the city will expropriate land for a private commercial project. Decide now where a new concert hall and international student housing should be located (and decide that it be downtown). Enter into a binding agreement with the developer that forces him, on penalty of a large fine, to develop a mixed-use project from the start, and not build big-box stores without building housing, too.
Disappointed and hurt by the loss of the Casino de Montréal- Cirque du Soleil project near Point St. Charles, Tremblay urges us not to let this project slip by.
My guess is Montrealers won't let good projects slip by - but they will fight bad ones.
Raphaël Fischler is an associate professor at the School of Urban Planning at McGill University.
© The Gazette (Montreal) 2007 |
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Griffintown project a big gulp for any developer
PETER HADEKEL
Freelance
Wednesday, November 28, 2007
When real-estate developer Devimco Inc. unveiled its $1.3-billion proposal for the Griffintown area last week, there was skepticism on several fronts.
How much land does the company actually control?
Can the project work without a major mass-transit initiative, such as a tramway to downtown?
Can Montreal support more retail space in close proximity to Ste. Catherine St.?
Will polluted industrial sites be properly cleaned up?
One question that hasn't been raised is whether Devimco has the financial muscle to pull this off.
Its ambitious plan calls for construction of nearly 4,000 residential units, one million square feet of retail space, a 2,000-seat theatre, a cinema complex, two hotels and office space.
That's a pretty big gulp for any developer.
But partners Serge Goulet, 46, and Jean-François Breton, 41, have some credibility on the street after constructing the massive Quartier Dix30 retail centre in Brossard.
And they've built enough of a track record to attract well-heeled financial partners, including the private real-estate investment arm of the Beaudoin-Bombardier family, the municipal pension fund of Quebec City and the pension fund of the Société de Transport de Montreal.
"We've had the same partners for the last eight years," Breton says.
"They've followed us in all the developments we've done."
The group aims to put up equity of about $200 million, or 30 per cent, toward the
$700-million cost of the commercial and retail side of the project.
The balance would be financed, Breton said.
As for the $600-million residential component, Devimco plans to leave that to a number of residential construction firms.
"We're going to team up with three or four of the best," he says.
The mixed development would include everything from high- and middle-end condos to low-income, seniors and student housing, he said.
Breton, a native of the Eastern Townships, got his start as a residential developer, and worked as a contractor on the Bois Franc project in Ville St. Laurent.
In 1997, he partnered with Goulet of Quebec City to build three "power centre" malls in the provincial capital, featuring big-box stores.
By 2000, they were looking at the possibility of a major retail project in Brossard to serve the burgeoning suburban community on the South Shore.
In 2002, they acquired 9 million square feet of land at the junction of Highways 10 and 30, with the idea of building "something nicer" than the typical suburban mall.
"We decided to tour Europe and the U.S. to see what was being done there," he recalled. "We had read that the trend in the U.S. was to develop a new type of project - a lifestyle centre in a suburban market."
But the village-centre concept, featuring sidewalk access to retail shops rather than an enclosed mall, was an admitted gamble in Quebec, where the climate is a lot harsher than Georgia or North Carolina.
Would customers be prepared to walk outdoors in January?
Breton says Canadian retailers didn't know the concept and needed some convincing.
"We rented some planes and toured projects with retailers," including northern cities like Cleveland, Minneapolis and Chicago. "And we convinced them in the end."
It took a year to lease up 65 per cent of the space - the benchmark needed to start construction - and the rest followed. Devimco put up about $35 million of its own money.
So far, the gamble has paid off, he says. Demand has been strong enough that the partners are looking at another phase with 60 stores and a hotel.
On their tour of the U.S., Goulet and Breton saw lots of examples where cities were redeveloping old industrial areas. They began to consider what they could do in the southwest area of Montreal.
Halfway through the Dix30 process, they started to assemble parcels of land in the old industrial area of Griffintown, bounded by Ottawa St. to the north, Séminaire St. to the west, the Lachine canal to the south and the Bonaventure Expressway to the east.
Breton says while the company doesn't currently control all the land it requires, it is "confident" it can reach a deal with remaining landowners.
"It's a very different project," he acknowledges. But Devimco has done a lot of homework, held regular meetings with community groups and made a number of changes to its plans, he said.
The changes include cutting back on retail space, as well as adding more affordable housing and parkland.
The big prize for Montreal in all of this? Additional tax revenue of $33 million a year, he says.
phadekel@videotron.ca
© The Gazette (Montreal) 2007 |
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$1.3-billion blueprint. Proposed project would preserve face of district, developer says
ANDY RIGA
The Gazette
Don't be so negative and don't let this one slip by.
That was the message yesterday from Mayor Gérald Tremblay, who urged Montrealers to keep an open mind about a $1.3-billion residential-and-commercial project that aims to revitalize Griffintown, a rundown neighbourhood at the foot of Peel St., between downtown and the Lachine Canal.
Described as one of the biggest private investments in Montreal history, the project, whose details were outlined yesterday, would include 3,830 residential units, retail outlets, a concert hall and a network of parks and public spaces.
Tremblay, who wholeheartedly supports the project, said he fears a backlash similar to the one last year that scuttled a $1.1-billion Loto-Québec/Cirque du Soleil plan to build a casino and entertainment complex in the nearby Peel Basin.
"We must move beyond this type of inertia," Tremblay said of the negative reaction to the casino project.
"It is time we stop adopting such negative attitudes, since it is only normal that in a major metropolis like Montreal we should be able to at least explore projects that can have a positive impact on the social, cultural and economic development of our city." Tremblay made the comments at a news conference at which he announced the city supports the project and that the Southwest borough will hold public consultations on it in February.
The city hopes to approve the project in April.
If that happens, the developer - Devimco, the company behind the Quartier Dix30 shopping centre in Brossard - says construction would begin in 2009, with completion within eight to 10 years.
At a separate news conference, Devimco co-president Serge Goulet said the company has consulted for months with people who live, work and own businesses in the borough.
To deal with concerns it heard, the company included more residential units (almost two-thirds of the floor space), added parks and public spaces (a total of about 55,700 square metres), reduced the number of large stores in the project (they would now make up less than a quarter of retail space) and moved parking underground (there would be 5,000 paid spots).
It's also counting on the city's proposed tramway linking Griffintown to downtown and Old Montreal to alleviate traffic.
The project would feature several towers ranging from 10 to 24 storeys; the tallest building would be a hotel overlooking the Lachine Canal that would have 32 floors.
To allay the concerns of heritage activists, the developer said it will protect 12 structures (including the New City Gas and Crathern & Caverhill buildings) in the area, the former heart of the city's Irish community.
Two other buildings of historical value will be moved; another four will be demolished and partially rebuilt.
The area to be developed is currently home to 47 people, most of whom live in housing on Mountain St. that will not be affected by the project.
The developer wouldn't say how much of the land it already owns or has options to buy. But it said about 50 property owners own land in the area. Company co-president Jean-François Breton said enough deals with property owners are in place to leave the company confident it will be able to buy all the land needed and won't have to ask the city to expropriate land.
Devimco and the city still have some convincing to do.
Pierre Morrissette, head of the Regroupement économique et social du Sud-Ouest, said his group's members - borough businesses, residents, community groups and unions - are reserving judgment until the public hearings.
They'll raise concerns about increased vehicular traffic, how public transit will be integrated into the project and the amount of low-income housing included.
He said 800 people work in the area and the developer has assured his group that many of the 4,330 permanent jobs to be created in the development will go to borough residents.
It's unclear how the area's heritage will be preserved, Heritage Montreal's Dinu Bumbaru said. Saving buildings isn't enough, he said.
"There's the street pattern, the scale on the street, the character of the buildings, the views - of the Lachine Canal and the Five Roses sign, for example," he said.
Bumbaru wondered why the borough will hold the public consultation, rather than the city's independent Office de consultation publique.
"This sounds like it's going to be a little kitchen meeting over a billion-dollar project," he said.
Downtown merchants fear the project will pull people away from businesses on and around Ste. Catherine St., said André Poulin, executive director of Destination Centre Ville, which represents downtown retailers.
"Instead of coming to Ste. Catherine St., people will go there - a brand new development," he said. "People working downtown will jump on the tramway and in a couple of minutes be there for lunch."
The city says it doesn't expect the Griffintown project to affect downtown. Tremblay cited a report the city commissioned from HEC Montréal marketing professor Jacques Nantel. He was asked to review a study the developer commissioned on the project's impact.
Nantel concluded the Griffintown plan will probably not
affect downtown businesses. He noted stores there are losing customers to suburban malls, with remaining downtown customers taking public transit and shopping on foot.
Griffintown retailers would cater to different shoppers - those in cars.
ariga@thegazette.canwest.com
A breakdown of how the proposed development would divide the district
The Project by the Numbers
$1.3 billion: The cost.
No government money is sought.
1.1 million square feet:
The area covered
5.3 million square feet: Floor area of development
65: Percentage of floor space for housing
18: Percentage for retail
13: Percentage for such cultural venues as a 2,000-seat concert hall and movie theaters
4: Percentage for offices
3,860: Number of housing units, including 1,439 condos, 927 units for the elderly, 585 for students, 472 "affordable units,"
437 social-housing units
2: Number of hotels, including one overlooking the Lachine Canal that would be about 32 storeys high
2,000: Number of seats in concert hall
5,000: Number of underground, paid parking spots
12: Number of parks and public spaces
4,300: Number of people who would work in the area
$33 million: Property taxes city would collect annually, up from the current $1.1 million
$200 million: Taxes provincial government would collect
$120 million: Taxes federal government would collect
© The Gazette (Montreal) 2007 |
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Andy Riga
The Gazette
Don't be so negative and don't let this one slip by.
That was the message to Montrealers yesterday from Mayor Gerald Tremblay, who urged people to keep an open mind about a $1.3-billion residential-and-commercial project that aims to revitalize Griffintown, a run-down area at the foot of Peel St., between downtown and the Lachine Canal.
Described as one of the biggest private investments in Montreal history, the project, whose details were outlined yesterday, would include 3,830 residential units, retail outlets, a concert hall and a network of parks and public spaces.
Tremblay, who wholeheartedly supports the project, said he fears a backlash similar to the one that scuttled a $1.1-billion Loto-Quebec/Cirque du Soleil plan to build a casino and entertainment complex in the nearby Peel Basin last year.
"We must move beyond this type of inertia," Tremblay said of the negative reaction to the casino project.
"It is time we stop adopting such negative attitudes since it is only normal that in a major metropolis like Montreal that we should be able to at least explore projects that can have a positive impact on the social, cultural and economic development of our city."
Tremblay made the comments at a press conference at which he announced the city supports the project and that the South-West borough will hold public consultations on it in February. The city hopes to approve the project in April.
If that happens, the developer - Devimco, the company behind the DIX30 shopping centre in Brossard - says construction would begin in 2009, with completion within eight to 10 years.
At a separate press conference, Serge Goulet, co-president of Devimco, said the company has consulted for months with people who live, work and own businesses in the borough.
To deal with concerns it heard, it included more residential units (almost two-thirds of the floor space), added parks and public spaces (a total of 600,000 square feet), reduced the number of large stores included in the project (they would now make up less than a quarter of retail space) and moved parking underground (there would be 5,000 paid spots). It's also counting on the city's proposed tramway linking Griffintown to downtown and Old Montreal to alleviate traffic.
The project would feature several towers ranging from 10 to 24 storeys; the tallest building would be a hotel overlooking the Lachine Canal, which would have 32 floors.
To allay concerns of heritage activists, the developer said it will protect 12 structures (including the New City Gas and Crathern & Caverhil buildings) in the area, the former heart of the city's Irish community.
Two other buildings of historical value will be moved; another four will be demolished and partially rebuilt.
The area to be developed is currently home to 47 people, most of whom live in housing on Mountain St. that will not be affected by the project.
The developer wouldn't say how much of the land it already owns or has options to buy. But it said about 50 property owners own land in the area. Company co-president Jean-Francois Breton said enough deals with property owners are in place to leave the company confident that it will be able to buy all the land needed and won't have to ask the city to expropriate land.
Devimco and the city still have some convincing to do.
Pierre Morrissette, head of the Regroupement economique et social du Sud-Ouest, said his group's members - borough businesses, residents, community groups and unions - are reserving judgment until the public hearings.
They'll raise concerns about increased car traffic, how public transit will be integrated into the project and the amount of low-income housing included.
He said 800 people currently work in the area and the developer has given his group assurances it will ensure that many of the 4,330 permanent jobs to be created in the development will go to borough residents.
It's unclear how the area's heritage will be preserved, said Heritage Montreal's Dinu Bumbaru. Saving buildings isn't enough, he said. "There's the street pattern, the scale on the street, the character of the buildings, the views - of the Lachine Canal and the Five Roses sign, for example," he said.
Bumbaru wondered why the borough will hold the public consultation, rather than the city's independent Office de consultation publique. "This sounds like it's going to be a little kitchen meeting over a billion-dollar project," he said.
Downtown merchants, for their part, fear the project will pull people away from businesses on and around Ste. Catherine St., said Andre Poulin, executive director of Destination Centre-Ville, which represents downtown retailers.
"Instead of coming to Ste. Catherine St., people will go there - a brand new development," he said. "People working downtown will jump on the tramway and in a couple of minutes be there for lunch."
The city says it doesn't expect the Griffintown project will affect downtown. Tremblay pointed to a report the city commissioned from HEC Montreal marketing professor Jacques Nantel. He was asked to review a study the developer commissioned of the project's impact.
Nantel concluded Griffintown will probably not affect downtown businesses. He noted stores there are losing customers to suburban malls, with remaining downtown customers taking public transit and shopping on foot. Griffintown retailer would cater to different shoppers - those in cars.
ariga@thegazette.canwest.com
© The Gazette 2007 |
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| please visit this link for the presentation made to the City of Montreal on the Griffintown Project: http://ville.montreal.qc.ca/pls/portal/docs/page/mtl_2025_fr/media/documents/Rapport_VdeM_Com_exec_09_21nov07_finale.pdf |
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Part 2 of a three-part series
MARIANNE ACKERMAN
SPECIAL TO THE GAZETTE
In the early '90s, Pierre Corriveau acquired an abandoned rooming house in Mile End and set about designing a modern interior inside the shell of the heritage building. He lived upstairs and ran his architecture firm out of the main floor until he expanded into an office on St. Laurent Blvd.
When a real estate agent called him offering to list the building for $350,000, the news unleashed a fever. "I was shocked. I became convinced I had to sell," Corriveau recalls. "Who would pass up such an amazing return?" The sign went up but at the last minute, Corriveau changed his mind - and seven years later, he counts himself lucky. House prices have continued to climb, but in the meantime he has established another measure of value.
"Finally, it hit me: This house is actually worth zero to me, because I'll never move. I don't want to live anywhere else. I'll be here till I die." A neighbourhood that has re-invented itself several times in the past century, Mile End is undergoing yet another makeover, adding new layers to a street culture already firmly defined.
Opinion is divided on whether the gains outweigh the losses, but those who watch the signs agree the fever that hit Pierre Corriveau briefly has become an epidemic.
Built up in the early 1900s on land vacated by the Agricultural and Industrial Exhibition grounds (Jeanne Mance Park and north to St. Joseph Blvd.), residential Mile End consists largely of two- and three-storey row housing - duplexes, triplexes, small apartment buildings and a few single-family homes. The traditional boundaries roughly follow the H2T postal code area: Mount Royal Ave. to the south and the CPR railway tracks north of Van Horne to the north, Hutchison St. to the west and St. Denis St. to the east (although some residents claim St. Laurent Blvd. is the limit).
Mile End was a middle-class suburb of Montreal in the early part of the 20th century, but property values stagnated during the Depression. For waves of European immigrants who settled along the streets flanking the Main before and after the Second World War, Mile End became their first move up, until they departed en masse for newly created suburbs. As gentrification hit the Plateau in the 1980s and '90s, ending the era of low rents that had made that area so attractive to students and artists, bohemia drifted northward.
In recent years, Mile End has become one of the new hot spots in Montreal's booming residential property market. Although census figures aren't broken down specifically, the neighbourhood partakes of the trend throughout the borough of Plateau Mont Royal (of which Mile End is part). The proportion of owners jumped 29 per cent between 1991 and 2001. The neighbourhood clearly shares a city-wide trend: in 2001, for the first time in history, the number of property owners surpassed tenants in metropolitan Montreal.
A strong housing market, robust economy and the popularity of the quartier have combined to create a real estate boom, the first since the neighbourhood was created in a frenzy of construction just over 100 years ago.
The average price for a condominium in Mile End has doubled since 2000, reaching $258,000 this past summer, almost $20,000 above the city average. The typical single-family home in Mile End sold for $502,000, compared with the Montreal average of $355,081.
"Mile End is clearly in the throes of gentrification, the greatest upheaval this neighbourhood has known in a century," architect Susan Bronson says. A conservationist who lives in the area, Bronson is writing a book on its urban development and history.
"There are negatives and positives. Owners tend to invest in fixing up their property. Fortunately, Mile End was protected by heritage legislation early enough to preserve much of the architectural character.
"The negative side is that those who can't afford to own are essentially evicted from living here. We're in danger of losing the multicultural character, young people and artists. A change in demographics inevitably affects the character of a neighbourhood." The trend toward home ownership is squeezing the supply of apartments for rent: Plateau Mont Royal borough's vacancy rate is 1.9 per cent, compared with three per cent for the island of Montreal.
Vacant lots are few and new construction rare. The Mile End Lofts at Fairmount St. and Park Ave. unveiled 42 new lofts in July, with rents ranging from $925 for 700 square feet to $1,300 for a larger unit. There are no vacancies, the rental manager says. Their 24-unit loft project on Park south of Bernard St. has a waiting list.
George Tsoudis is a partner in the family-owned Delphi Variety store, a combination post office, office supply depot and unofficial Greek cultural centre at Fairmount and Jeanne Mance St. He manages 29 apartments in the area.
"There were years when we had trouble getting tenants," he recalls.
Rents have skyrocketed and demand is strong. Now, when an apartment becomes vacant, Tsoudis says, he prefers to renovate and leave it empty for six months so the rent can legally be raised to market value.
He says being a landlord has become less troublesome and more lucrative since gentrification took off, but the figures that make his head spin are real estate commissions.
"When I had to pay out $52,000 after selling a single building, I decided it was time to get moving," he says. He took a sales course by correspondence and has sold five properties since getting his licence in March.
Tsoudis gained notoriety among his professional colleagues for listing a triplex at $799,000 and selling it in the six-hundreds, a gap frowned upon by veteran agents.
He blames the seller. "I told him not to do it, but he's an older man. His children are living in Toronto and they were screaming, 'Don't give away a building in Mile End. It's hot.' " When the building inspector identified a long list of essential renovations, the seller was inspired to drop his price.
With an inside track on the Greek community, Tsoudis predicts the next five years will be as busy as the last. A slew of aging owners will move into retirement homes or go back to Europe.
"When people hear they can walk away with a crazy amount of money, they get the itch," he says. "But it's a little mind-boggling for a 70-year-old to find out he has to pay $1,000 a month to rent a four-and-a-half. I tell them to think about it before they list." Stories of quick profits are common, though there is evidence those days are gone. Duncan McLean has spent six months looking for a duplex or triplex to renovate. The former software designer sold his house in Westmount and moved to an apartment on St. Viateur so he could focus on this mission. He dropped out of a bidding war a few weeks ago, but otherwise hasn't come close to finding what he wants.
At 38, McLean says his move to Mile End has more to do with self-definition than real estate. "I've changed my lifestyle totally, sold the Audi and bought a truck, although I don't drive much. I walk everywhere." He shops for groceries daily and carries his produce in a cloth bag. His long-term plans include opening a yoga centre in the neighbourhood.
His agent, Ellie Silver, advises patience. "There's no question about it, some Mile End listings are grossly overpriced," she says. "I firmly believe the area is vibrant and will become much more vibrant. But consumers are savvy. After all, this is not downtown. It's a cute little trendy niche that's caught on. It will never be a Westmount, where people are willing to pay for services and snobbery." Although the condominium lifestyle typically appeals to singles and young couples, a trend that is steadily reducing the density of inner city neighbourhoods, Mile End is also experiencing an observable child population explosion as the Quebec birth rate is having a resurgence. Enrolment is up at neighbourhood schools, and there are long waiting lists at daycares. The International YM-YWCA on Park has added a new roster of programs for children, after a survey of the membership demonstrated a demand.
Children are a big presence in the ultra-discreet Hasidim community, where girls marry in their early 20s and hope for a large family. A young couple in their 30s, Meyer and Leah, parents of five children, say housing is their community's most pressing problem. (Discretion being a hallmark of their orthodox Jewish sect, they asked that their last name not be used.) Leah grew up in Outremont and hoped to stay close to family, but prices were out of reach. After months of searching, they made a bold move three years ago and bought a condo on Esplanade St. south of Bernard, where they are the only Hasidim.
"We wondered how people would look at us," Leah says. "I have to say, we have wonderful neighbours. We speak to all of them. It helps that I can speak French and the children are being educated in French." "There is no problem with reasonable accommodation on this block," Meyer adds.
A trained child-care worker, Leah runs a government-licensed daycare in her home. She predicts the business might have to go as the family grows.
As for the future, the couple can't see the housing issue changing for the better. They say they expect their children - fourth-generation Mile Enders - will want to live nearby, too.
Meyer shrugs: "We'll just have to pay the price, somehow." While the influx of new owners is clearly adding another layer to the dizzying variety of lives lived in close quarters, there is plenty of evidence that the past retains more than a nostalgic hold on Mile End.
Josie Paris joined the exodus of Italian immigrants to the suburbs in the 1960s, but drives back each day from Laval to run Dorothy's Hair Salon, a fixture on St. Viateur for more than 60 years. She and Giuseppina Stadafora, who bought the business from a Polish immigrant in 1972, have a tight-knit clientele of Italian friends and family, many of whom commute to have their hair done. They have no shortage of customers for their $20 haircuts, one-third the price charged in salons on the nearby glamour stretch of St. Laurent.
Both women say the neighbourhood has improved over the last decade. "It wasn't safe to bring up kids here 10 years ago," Paris says. "Too many drugs and break-ins." Russian-born Goldie Olszynko grew up on Park and moved to Snowdon with her parents at age 15. She met Andy Gryn at a party in 1978. Told he lived on Esplanade (with his mother), she insisted on dropping by to see his digs. "I instantly felt at home," she recalls. "It all came back to me, walking down Park Ave., knowing everybody. Whatever made us want to move?" Olszynko and Gryn married, had two kids and bought a duplex on Jeanne Mance. Both floors are now stuffed with ceiling-high shelves of records, books, furniture and memorabilia inherited from the two families. When Gryn's job in animation ended, he decided not to compete with the younger generation at his heels. He gets by on three or four shifts a week at St. Viateur Bagel, and pursues artistic projects on the side.
As far as Goldie and Andy Gryn can see, the next generation's desire for flight is not very strong. Their son Jesse and his girlfriend, France, have moved back into the family home while they renovate an apartment on Clark St. that France inherited from her mother.
"I'm living the King of Kensington syndrome," Gryn jokes, with a nod to the once-popular TV series set in Toronto's original immigrant quarter. "I walk down the street here, I know everybody."
© The Gazette (Montreal) 2007 |
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Malorie Beauchemin
La Presse
Québec
Pas question que des fiascos financiers comme celui de l'UQAM se répètent, plaide la ministre des Finances, Monique Jérôme-Forget. Ainsi, Québec a déposé hier un projet de loi pour resserrer le contrôle de tous les organismes publics qui voudront emprunter pour d'éventuels projets financiers ou même faire des placements.
Les universités, notamment pour leurs projets immobiliers, devront donc obtenir l'approbation d'abord de leur ministère responsable, puis des Finances, pour tout emprunt, ce qui vient réduire en quelque sorte l'autonomie dont jouissent ces institutions d'enseignement depuis toujours.
«Hydro-Québec est obligée de venir au gouvernement pour faire ses emprunts, les commissions scolaires sont obligées de le faire, les cégeps aussi, les hôpitaux le font, les municipalités sont obligées de le faire, alors je ne comprends pas l'horreur de devoir venir recevoir un conseil, une assistance, du ministère des Finances», a rétorqué la ministre Jérôme-Forget.
Les universités ne devraient pas s'offusquer de cette nouvelle mesure de contrôle, dit-elle, qui vise à «harmoniser» à tout le secteur public une pratique qui était déjà obligatoire pour une foule d'organismes. La ministre s'est défendue de créer un obstacle bureaucratique supplémentaire pour les universités, dont la plupart ont démontré dans le passé qu'elles géraient de façon responsable leurs investissements et leurs emprunts. «Dans le cas des municipalités, le délai est de 72 heures. C'est aussi court que le délai que vous avez pour obtenir une hypothèque de votre maison, donc un délai tout à fait raisonnable, a plaidé la ministre. L'idée c'est de s'assurer que le type d'emprunt est conforme à la politique du gouvernement.»
Si cette loi avait existé au moment où l'UQAM projetait la construction de l'îlot Voyageur, le fiasco actuel aurait pu être évité, selon elle. En septembre, le gouvernement de Jean Charest s'est engagé à éponger le gouffre financier relié à cette construction immobilière déficitaire, qui se chiffre déjà autour de 200 millions, mais qui pourrait encore augmenter.
Mais la ministre Jérôme-Forget se défend aussi de pénaliser l'ensemble des universités parce qu'une seule a erré. «Les institutions ne seront peut-être pas contentes, mais je suis coincée entre l'arbre et l'écorce. Je veux éviter que de telles situations se reproduisent, je veux prévenir d'autres dommages et je ne veux pas en privilégier une par rapport à une autre. Comme une maman, je dois être équitable», a-t-elle affirmé.
La présidente de la CREPUQ et principale de l'Université McGill, Heather Munroe-Blum, avait déjà, mercredi, fait part à la ministre de ses craintes face à l'intention du gouvernement d'alourdir le processus bureaucratique «déjà très contraignant» pour les établissements d'enseignement.
Le projet de loi oblige aussi les organismes publics à consulter le ministère des Finances avant de se lancer dans des placements à risque sur les marchés internationaux. Le ministère leur suggérera une liste de placements sécuritaires afin d'éviter que l'argent des contribuables ne soit soumis à des risques trop grands.
Le projet de loi 44 sera donc soumis prochainement au processus d'adoption par les parlementaires. En temps de gouvernement minoritaire, il est toujours possible qu'il soit modifié ou même rejeté par l'opposition. |
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A talking point for years looks like it will become a reality with sweeping plans for a festival area
BRENDAN KELLY
The Gazette
Until now, the Quartier des spectacles has been more of a talking point than anything else. But with $120 million in cold, hard cash from the three levels of government, it looks like the city's plan to develop a full-scale entertainment district is finally set to become a
reality.
Mayor Gérald Tremblay, Premier Jean Charest and federal Public Works Minister Michael Fortier announced yesterday each government will kick in
$40 million to finance an ambitious four-year project to radically revamp the area around Place des Arts. The idea is to turn the district into the epicentre of the city's cultural and festival scene.
"I've been waiting 25 years for this part of town to be revitalized," said Montreal International Jazz Festival president Alain Simard. "It's going to be a tool for the festivals to pursue their international expansion and to be more competitive. I'm very impressed."
Festival bosses like Simard and Just For Laughs president Gilbert Rozon have been lambasting the city administration for failing to come up with an aggressive strategy to help support the city's booming festival scene. They fear Toronto is pulling ahead of Montreal because Toronto has a slew of major cultural construction projects on the way, including a new home for the Toronto Film Festival. But both Simard and Rozon are pleased.
Charest said the project will put Montreal on the map as the place to go for cultural activity.
"In a few years, we'll hear people say 'I want to go to Montreal to visit the Quartier des spectacles.' I think that's exactly what will happen."
The Quartier is bordered by City Councillors St., Sherbrooke St., Berri St. and René Lévesque Blvd., which is where many of the city's concert halls and theatres are. It also is where the jazz and FrancoFolies festivals hold their free outdoor shows.
The first phase of the project will focus on the Balmoral island, which is the area west of Jeanne Mance and east of Balmoral. The number of lanes on Jeanne Mance will be reduced from five to three, all parking will be removed from the street, and the sidewalk on the east side of Jeanne Mance will be widened to 10 metres. On the east side of Jeanne Mance, trees will be planted, new lights added and, hopefully, cafés and boutiques will be opened.
The Balmoral island will be lowered so it is closer to the same level as Jeanne Mance and Ste. Catherine, trees will be planted there as well, and an area will be renovated in the square - to be called the Place du Quartier des spectacles - to house festival stages.
This part of the project, which has a budget of $35.5 million, is to be completed by June 2009.
The second phase will revamp the island bounded by Clark to the east, St. Urbain to the west, Ste. Catherine to the south and De Maisonneuve to the north. The vacant lots on Clark will be expropriated, a grass area will be developed and St. Urbain will be lined with store windows on the side of both Place des Arts and Complexe Desjardins to showcase cultural exhibitions. This phase is to be worked on from the summer of 2009 to June 2010.
The next phase will be a major facelift of Ste. Catherine St. from St. Alexandre to De Bullion, with the sidewalks and the street adjusted so they are almost at the same level. The notion is that this artery could be closed to car traffic when the festivals are taking place. This work is to be done between summer 2010 and June 2011.
The final phase is a major renovation of De Maisonneuve and President Kennedy near Clark. De Maisonneuve will be reduced to two lanes and parking will be outlawed, while President Kennedy will be transformed into a street running one-way east there. This will create much more space between the two streets, and that's where the Promenade des Festivals will be created.
Not everyone is as thrilled as Simard and Rozon. Montreal World Film Festival president Serge Losique is already on record saying he believes all the free outdoor festival fare should be held at the Old Port so it won't create noise problems for downtown residents. Also, many of the artists and arts groups that have offices in buildings in the area are unhappy because they believe the development will cause rent inflation and force them to move from the area. The rent for the Quebec Drama Federation's offices on Ste. Catherine St. near Bleury has already increased, even before yesterday's announcement.
"It's the artists who'll suffer," said Jane Needles, treasurer of the Quebec Drama Federation. "What about the artists who won't be able to live there? ... This is all big money talking."
bkelly@thegazette.canwest.com
PHASE 1
Timing: Summer 2008
to June 2009.
Budget: $35.5 million.
Location: Jeanne Mance St.
to the east, Balmoral St.
to the west, Ste. Catherine St. to the south, and De Maisonneuve Blvd. to the north.
Project: Lower Balmoral island to same level as Jeanne Mance and Ste. Catherine, plant trees on island, and develop Place du Quartier des spectacles there. The number of lanes on Jeanne Mance will be reduced from five to three, on-street parking will be outlawed,
and the sidewalk on the east side of Jeanne Mance will be widened to 10 metres.
PHASE 2
Timing: Summer 2009
to June 2010.
Budget: $23.2 million.
Location: Clark St. to the east, St. Urbain to the west, Ste. Catherine to the south and
De Maisonneuve to the north.
Project: The vacant lots along Clark will be expropriated, grassed area will be developed, and sides of Place des Arts and Complexe Desjardins on St. Urbain will be lined with store windows to showcase cultural exhibits.
PHASE 3
Timing: Summer 2010
to June 2011.
Budget: $17.2 million.
Location: Between Saint-Alexandre and De Bullion
on Ste. Catherine St.
Project: The sidewalks and street on Ste. Catherine will be made almost the same level and the street could be closed for months during the peak festival season.
PHASE 4
Timing: Summer 2011
to 2012.
Budget: $44.1 million.
Location: De Maisonneuve to the south, President Kennedy to the north, Balmoral to the west, Clark to the east.
Project: De Maisonneuve will be reduced to two lanes and parking prohibited. President Kennedy will be turned into
a one-way-east street.
These changes will create much more space between
the two streets, which is where the Promenade des Festivals will be developed.
© The Gazette (Montreal) 2007 |
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City remains mum on how development will affect businesses in the downtown
HENRY AUBIN
The Gazette
Montreal's largest private real estate investment in decades could soon get the green light from city hall. Get ready for a controversy.
The Griffintown project has attracted little attention since developers first pitched it to the Tremblay administration's executive committee in early 2005. But it's quietly gaining momentum. A city official says it could go to the committee for preliminary approval later this month.
Everyone who wants Montreal Island to prosper will applaud certain aspects of the plan.
One such aspect is housing. The plan calls for 4,000 dwellings. That's enough for a population of 10,000 people - and enough to slow the exodus of residents to off-island suburbs. What's more, none of these homes would require the sacrifice of green space: They would revive a built-up and down-at-the-heels part of town.
The scheme would also generate plenty of construction jobs and give a welcome boost to the city's tax base. In all, the plan would cost between $1 billion and $1.4 billion - roughly the same as each of the new hospitals.
So, with all these virtues, why a controversy? Four reasons.
The first has to do with shopping. The project would seek to draw consumers from a basin far greater than its own neighbourhood. A spokesperson for the developer, Devimco Ltée, will not say how many stores would be in the project, but there clearly will be many. Devimco is behind DIX/30, the shopping centre that opened in Brossard last year and expects to have 200 stores when completed. Its big- box stores, boutiques, restaurants, cinema and night life draw a clientele from tens of kilometres around,
The risk is that Village Griffintown, as the project is known, would compete with downtown. It would be a mere kilometre from the city's main shopping artery, Ste. Catherine St. Many people would find it easier to drive to the village than to downtown for shopping and entertainment (especially now that city hall has limited on-street parking to two hours and jacked up fees).
If the village were indeed to compete with downtown, rather than complement it, this would give rise to a second reason for controversy.
With encouragement from the Bourque and Tremblay administrations, many retailers have sunk much money into downtown over the last 15 years, reviving an area that had assumed a drab, boarded-up look with the closing of Simpsons, Eatons and others. André Poulin, director-general of Destination Centre-Ville, the organization representing 8,000 downtown stores and offices, says that if city hall were now to okay a plan to drain downtown's market, it would send a signal to future investors that this is a very uncertain city into which to pump money. The message: Montreal politicians after a few years might turn around and undercut your investment.
Just what Montreal needs: a new sort of political uncertainty.
The third reason for concern is public transit. Griffintown is not handy to the métro. City hall is thinking of building a costly tramway to the village, but that would connect only to downtown. Most shoppers would drive if they came from elsewhere. Never mind that, because of climate change, Mayor Gérald Tremblay has vowed to see that new development here lessens the need for car travel.
The final reason for concern is what Poulin calls city hall's "culture of secrecy." Incredibly, city hall has still not asked his downtown merchants' group what it thinks. City hall will not say how many stores could be in project. Nor will it make a public a report it commissioned on the effect on Ste. Catherine St.
Public consultation and council debate would take place only after the executive committee gave the plan its preliminary blessing. It's unclear whether feedback at this late stage could derail the plan - unlikely - or simply tweak it.
A final note: Not all of Ste. Catherine St. is enjoying today's bustle. Much of the western end between Guy and Atwater Sts., is appallingly moribund - and risks becoming more so after the closing of the Children's Hospital.
One has to ask why city hall seems poised to back a plan that could weaken the entire artery instead of doing more - via tax breaks, for example - to restore life to this part of it.
Henry Aubin is The Gazette's regional affairs columnist.
haubin@thegazette.canwest.com
© The Gazette (Montreal) 2007 |
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LaPresseAffaires.com
Jean-Pierre Lauzier
Je veux bâtir et développer mon entreprise dans l’industrie de la construction, mais je ne sais pas dans quelle industrie le potentiel est le plus intéressant.
Comment faire pour trouver les marchés qui offrent les meilleures perspectives de croissance à court et à long terme?
- Hinde Alami, Casablanca, au Maroc
Il y a deux approches possibles pour connaître le potentiel d’un marché. La première est celle que j’appelle l’approche scientifique et la seconde est l’approche entrepreneur.
Laissez-moi vous donner une explication sur chacune d’elle.
L’approche scientifique consiste à procéder à une analyse approfondie sur la rentabilité et sur le potentiel des marchés visés à travers des études et des sondages. Voici les éléments que vous devrez faire en procédant avec cette approche. Vous devrez:
- questionner les clients sur leurs préférences;
- évaluer la croissance des ventes dans différents secteurs;
- faire des projections à partir des ventes passées;
- faire des recherches sur ce qui se fait dans d’autres pays ou région;
- etc.
Cette approche peut s’avérer très dispendieuse, car vous devrez vous faire aider par des professionnels du marketing, mais en procédant ainsi vous diminuer de façon considérable vos risques.
L’approche entrepreneur est plus audacieuse parce que vous devez vous fier principalement à votre flair. Elle est basée, en grande partie, sur votre intuition et sur votre propre impression concernant le développement potentiel du marché.
Afin d’augmenter la justesse de votre flair, vous devez aller voir ce qui se passe sur le terrain, parlez à des clients pour comprendre ce qu’il aime, assister à des colloques et congrès de l’industrie afin de vous faire une idée des tendances, parler à des gens qui sont dans l’industrie depuis un certain temps, etc.
Un autre élément que vous devez prendre en considération est «quel travail vous passionne davantage qu’un autre?»
Plus vous ferez ce qui vous excite et vous enthousiasme plus vous serez disposé à faire un peu plus et cette petite différence quotidienne vous apportera beaucoup de succès à long terme.
La grande majorité des personnes qui se lancent en affaires procèdent avec l’approche entrepreneur, car ils n’ont pas le temps et les moyens de faire des études approfondies, mais la raison principale pour laquelle ils réussissent, c’est qu’ils croient fermement à leur réussite, et ils sont engagés entièrement vers la réussite de leur projet. |
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City remains mum on how development will affect businesses in the downtown
HENRY AUBIN
The Gazette
Montreal's largest private real estate investment in decades could soon get the green light from city hall. Get ready for a controversy.
The Griffintown project has attracted little attention since developers first pitched it to the Tremblay administration's executive committee in early 2005. But it's quietly gaining momentum. A city official says it could go to the committee for preliminary approval later this month.
Everyone who wants Montreal Island to prosper will applaud certain aspects of the plan.
One such aspect is housing. The plan calls for 4,000 dwellings. That's enough for a population of 10,000 people - and enough to slow the exodus of residents to off-island suburbs. What's more, none of these homes would require the sacrifice of green space: They would revive a built-up and down-at-the-heels part of town.
The scheme would also generate plenty of construction jobs and give a welcome boost to the city's tax base. In all, the plan would cost between $1 billion and $1.4 billion - roughly the same as each of the new hospitals.
So, with all these virtues, why a controversy? Four reasons.
The first has to do with shopping. The project would seek to draw consumers from a basin far greater than its own neighbourhood. A spokesperson for the developer, Devimco Ltée, will not say how many stores would be in the project, but there clearly will be many. Devimco is behind DIX/30, the shopping centre that opened in Brossard last year and expects to have 200 stores when completed. Its big- box stores, boutiques, restaurants, cinema and night life draw a clientele from tens of kilometres around,
The risk is that Village Griffintown, as the project is known, would compete with downtown. It would be a mere kilometre from the city's main shopping artery, Ste. Catherine St. Many people would find it easier to drive to the village than to downtown for shopping and entertainment (especially now that city hall has limited on-street parking to two hours and jacked up fees).
If the village were indeed to compete with downtown, rather than complement it, this would give rise to a second reason for controversy.
With encouragement from the Bourque and Tremblay administrations, many retailers have sunk much money into downtown over the last 15 years, reviving an area that had assumed a drab, boarded-up look with the closing of Simpsons, Eatons and others. André Poulin, director-general of Destination Centre-Ville, the organization representing 8,000 downtown stores and offices, says that if city hall were now to okay a plan to drain downtown's market, it would send a signal to future investors that this is a very uncertain city into which to pump money. The message: Montreal politicians after a few years might turn around and undercut your investment.
Just what Montreal needs: a new sort of political uncertainty.
The third reason for concern is public transit. Griffintown is not handy to the métro. City hall is thinking of building a costly tramway to the village, but that would connect only to downtown. Most shoppers would drive if they came from elsewhere. Never mind that, because of climate change, Mayor Gérald Tremblay has vowed to see that new development here lessens the need for car travel.
The final reason for concern is what Poulin calls city hall's "culture of secrecy." Incredibly, city hall has still not asked his downtown merchants' group what it thinks. City hall will not say how many stores could be in project. Nor will it make a public a report it commissioned on the effect on Ste. Catherine St.
Public consultation and council debate would take place only after the executive committee gave the plan its preliminary blessing. It's unclear whether feedback at this late stage could derail the plan - unlikely - or simply tweak it.
A final note: Not all of Ste. Catherine St. is enjoying today's bustle. Much of the western end between Guy and Atwater Sts., is appallingly moribund - and risks becoming more so after the closing of the Children's Hospital.
One has to ask why city hall seems poised to back a plan that could weaken the entire artery instead of doing more - via tax breaks, for example - to restore life to this part of it.
Henry Aubin is The Gazette's regional affairs columnist.
haubin@thegazette.canwest.com |
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The Gazette
The McGill University Health Centre announced last night two groups have submitted bids for the design, construction, financing and maintenance of its future Glen Campus.
The first, Groupe immobilier Santé McGill, is made up of 13 companies, including SNC-Lavalin, Pomerleau Inc. and Simard-Beaudry Construction Inc. The second group, Partenariat CUSM, has eight companies, including John Laing Investments Ltd., Genivar Société en Commandité and Texas Energy Engineers Inc.
A selection steering committee including four members appointed by the MUHC and three by the Quebec government will evaluate the bids and make a recommendation to the MUHC board of directors on Oct. 29. Construction of the hospital is to begin in 2009.
Source: The Gazette (Montreal) 2007
http://www.canada.com/components/print.aspx?id=a4169c47-586b-4a26-867e-a2f72dd6f535 |
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Labonté trumps absent Tremblay. City's executive committee chairman calls Ville Marie mayor's move childish
SUE MONTGOMERY
the gazette
Saturday, November 03, 2007
For weeks they've been in a tug-of-war over who would take charge of, and credit for, a multi-million-dollar project to spruce up the city's theatre district.
And yesterday, with adversary Mayor Gérald Tremblay in Asia, Benoît Labonté gave three media outlets a sneak preview of what he considers his baby.
The man who left Tremblay's Union Montreal party in September to sit as an independent sounded very much like someone gunning to be mayor of Montreal.
"I envision a quartier that is very Montreal," said Labonté, mayor of the downtown borough of Ville Marie. "I want something that others will want to copy; I don't want to copy others."
The first phase of the project is to be completed in June 2009, in time for the 30th anniversary of the Montreal International Jazz Festival, and just months before the next municipal election.
Insisting that he will work hand-in-hand with the city to bring the multimillion-dollar development to fruition, Labonté admitted that Tremblay had not yet seen the plans.
But the city's executive committee chairman Frank Zampino called Labonté's move childish.
"He obviously has political ambition and he wants credit when it's not his to take," Zampino said. "If he wants a monument erected in his honour in the festival square, all he has to do is ask us."
The Quartier des spectacles, as the project is called, had created a rift between Tremblay and Labonté when Tremblay announced in early September that he was taking control of three major projects, including what Labonté had seen as his baby.
Tremblay recruited Labonté from the business community two years ago, and the 44-year-old was elected mayor by a hair in the key downtown borough.
He was appointed to the city's powerful executive committee, and given responsibility for the culture portfolio, something close to his heart.
But in September, soon after Tremblay seized control of the development, Labonté claimed the mayor lacked leadership and action, bolted from his party and resigned from the city's executive committee. He now sits as an independent and remains mayor of the downtown borough, which includes Chinatown, the Gay Village and Old Montreal.
At the time, Tremblay accused Labonté of lacking vision because he failed to come up with an action plan for downtown, as Tremblay had requested. He accused Labonté of putting his own political ambitions ahead of the party and the city.
The Quartier des spectacles is bordered by City Councillors St., Sherbrooke St., Berri St. and René Lévesque Blvd. - the area where most of the city's concert halls and theatres are now located. There are plans to plant mature trees, install lighting and fountains, create wide pedestrian areas and spruce up buildings.
The idea to rejuvenate the area was conceived at the Montreal Summit five years ago, and the city has set aside $55 million. The remainder of the $120-million cost is to come from the province and Ottawa.
The plan, whose $350,000 price tag was paid for by the Ville Marie borough, was put together by the same company that designed and built the area known as Quartier International which includes the World Trade Centre and the Palais des congrès.
Société QIM will be working alongside the Société d'habitation et de développement,said borough spokesperson Jean-Yves Duthel. He suggested there may be a conflict of interest in the deal since the husband of executive committee vice-chair Francine Senécal works there.
When asked Labonté said: "I'll leave it up to you to judge."
But Zampino said Labonté is playing petty politics with the suggestion, since the SHDM has an board of directors, independent of Senécal's husband, who is the general manager of the non-profit organization.
smontgomery@thegazette.canwest.com
© The Gazette (Montreal) 2007 |
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Ariane Krol
La Presse
Ceux qui s'attendaient à des révélations fumantes sur le fiasco immobilier de l'UQAM ont été déçus. Il n'y avait pas un mot sur les causes de ces dépassements de coûts dans le rapport du vérificateur général déposé hier à Québec. Pour ça, il faudra attendre le rapport de mars 2008.
Par contre, ceux qui voulaient l'heure juste ont été servis. Il est minuit moins trois pour l'université montréalaise. L'UQAM, dit Renaud Lachance, est au bord de la faillite. Ses revenus ne suffisent plus à payer les intérêts de son énorme dette. Et en décembre, sa marge de crédit sera utilisée à pleine capacité.
Voilà qui devrait faire taire ceux qui croient encore que Québec dramatise la situation pour pouvoir museler l'UQAM. Et tous ceux qui imputent ses problèmes au sous-financement. Si l'UQAM s'était tenue loin du béton, son déficit aurait atteint 2,1 millions cette année. À cause de ses déboires immobiliers, il est 11 fois plus important. Certains diront que c'est pour pallier son sous-financement que l'Université s'est lancée dans la construction, mais c'est une excuse assez lamentable. La fin ne justifie pas les moyens. Surtout quand les moyens choisis vous éloignent encore davantage de la fin recherchée.
Le vérificateur a mis le doigt sur un autre bobo, moins spectaculaire mais beaucoup plus répandu puisqu'il touche d'autres universités québécoises. Leurs états financiers, figurez-vous, sont préparés d'une façon telle qu'un observateur extérieur ne peut pas s'y fier pour connaître leur situation financière réelle. Bonjour la transparence!
La ministre de l'Éducation promet de modifier ses lignes directrices, comme le lui a recommandé le vérificateur général. Souhaitons que cela soit fait rapidement. Renaud Lachance a comparé les états financiers de quatre universités québécoises à ceux de cinq universités du reste du Canada. Dans les autres provinces, les vérificateurs externes émettent des opinions sans réserve parce que les principes comptables généralement reconnus sont respectés, ce qui n'est pas le cas au Québec.
Est-ce pour cela qu'il a fallu autant de temps avant de s'apercevoir de ce qui se passait à l'UQAM? Là-dessus, le vérificateur général réserve son jugement. Mais une chose est certaine. Les élus, les journalistes et les citoyens qui s'intéressent à la santé financière des universités ne disposent pas de toutes les informations nécessaires pour en juger. La façon dont les institutions présentent leurs données peut laisser croire que leur situation est meilleure, ou pire, qu'elle ne l'est.
En 2003-2004, l'UQAM a transféré, en toute légitimité, plus de 80% de son surplus de fonctionnement dans son fonds d'immobilisation, histoire de mettre de l'argent de côté pour des constructions futures. Résultat? Les chiffres publiés cette année-là donnaient l'impression que le surplus de fonctionnement était beaucoup moins élevé qu'il ne l'était en réalité, de 10,3 millions de dollars.
L'autre problème, c'est que cette façon de présenter les états financiers ne permet pas de comparer nos universités entre elles, ni avec leurs homologues canadiennes. Chacune peut alors prétendre, chiffres à l'appui, qu'elle est plus frugale et reçoit moins d'argent que les autres.
Québec doit mettre un terme à ces pirouettes qui nous empêchent d'avoir l'heure juste et limitent le débat public sur un sujet qui, justement, est hautement d'intérêt public.
Source: http://www.cyberpresse.ca/article/20071102/CPOPINIONS03/711020575/-1/CPOPINIONS03 |
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MONEY
Last updated at 6:30 AM on 01/11/07
ANDREA MACDONALD
A booming economy spells a continued hot streak for commercial real estate in Nova Scotia, an industry expert told a market outlook breakfast yesterday in Halifax.
Bob Mussett, senior vicepresident and senior managing director for CB Richard Ellis Canada, said retail will remain strong in 2008, although slowing development could alter the picture.
Record corporate profits have been the main driver for real estate in the last year, replacing consumer spending, he told the business crowd.
He forecasts a continuation of the "positive forces" identified last year, noting that business-to-business spending is stronger; balance sheets are flush, while office, retail and industrial users are expanding and reinvesting in their businesses.
Hotels are likely to stay flat, however, as Americans adjust to the higher Canadian dollar. Meanwhile, new hotels will put pressure on older properties.
Availability will drop slightly on the industrial side while rental rates will increase slightly, as tenants pay more for new, efficient space.
"Investment appetite will remain high, although as a broker I'm sorry to say very little of this space comes to market," Mussett said.
Residential activity will remain somewhat flat as new product is introduced to the market.
"For investment, the market remains strong and for the right asset, there will be aggressive bidding. Cap rates will remain low; we're looking at historic comparables based on tougher underwriting and operating costs and things."
Mussett noted that office vacancy rates in Halifax's central business district have dropped 60 per cent in three years - plummeting from 13.5 per cent to 5.5 per cent.
The suburban market is "on fire," with 500,000 square feet of new space in the pipeline. CB Richard Ellis believes the expansion of Asian markets will strengthen regional port activity.
"With this landscape, we continue to be bullish on office trends for 2008, but expect as the pendulum swings, adding all of this new space and alternatives, it will shift to a tenant's market in 2009-2010," Mussett said.
He admitted the company got some predictions wrong last year, such as forecasting falling vacancy rates for multi-residential dwellings, when in fact they rose. Mussett also pointed out the record-breaking MLS activity this year.
"Concern over rising mortgage rates clearly did not materialize - a very different landscape than the U.S."
Source: HFX News -http://www.hfxnews.ca/index.cfm?sid=76316&sc=96
01/11/07 |
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TheStar.com - Business - REITs will shrink, specialize, says analyst
Hotel, health, mid-sized REITs getting squeezed as changes to trust tax give sector a makeover
October 16, 2007
Tony Wong
Business Reporter
The Canadian market for real estate investment trusts is facing a challenging economic environment while undergoing a profound change, resulting in a sector that will largely be unrecognizable to some investors in the future, a new study has found.
"The Canadian REIT market reached the top of the real estate cycle in the summer of 2007 and is now in a cooling off period," debt rating agency Standard & Poor's said in a report yesterday.
"Financial risk has been creeping upward as debt levels have materially increased. Property valuations have reached unsustainable levels and are now declining."
Meanwhile, new regulations, ownership preferences and market conditions mean the future picture of the Canadian REIT market can be painted without any hotel or health-care REITS, said S&P analyst Ron Charbon, who wrote the report.
He also predicts more highly leveraged REITs and a significant split between big and small REITs.
"The Canadian REIT sector will emerge from these changes as a smaller and less diverse market with a greater emphasis on smaller niche REITs," Charbon said.
"This change in topography will occur against a backdrop of softening market conditions that will favor the larger stalwart REITs."
The propellant for the change has been the federal government's dramatic and controversial announcement last October that it intended to tax income trusts in a manner similar to corporations.
The government identified REITs as an exception. However, in order to qualifty, 95 per cent of the trust's revenues must come from "rent from real or immovable properties."
The government said rent from nursing or medical care or payment for occupation of a room didn't qualify.
"Effectively the lodging and health care REITS would no longer qualify" for tax excemption status, Charbon said.
As a result, many REITs have either been delisted or acquired, the report said.
In August, Canadian Hotel Income Properties Trust REIT, which owns 32 hotels across Canada, was bought for $1.2 billion.
A month earlier, Legacy Hotels Real Estate Investment Trust was also taken private for $2.5 billion.
While hotel and lodging REITS will be effectively gone from the market, the appetite for real estate from global investors has caused many small private portfolio companies to go public.
"For the private real estate owner, the liquidity of the capital markets and healthy valuation multiples are an enticing combination," Charbon said.
The end result is that the Canadian REIT market is "now more split than ever between the large more experienced REITs and the small and less seasoned REITS," Charbon said.
Meanwhile, in order to buoy the bottom line, REITs are increasingly relying on property development to stimulate cash flow as acquisitions of existing properties are harder to find, Charbon said.
Source: The Toronto Star |
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Par: Catherine Handfield
Publication: Journal La Presse
Si les couronnes éloignées bénéficient de la migration entre les différentes régions du Québec, ce n'est pas seulement Montréal qui perd au change. Les régions éloignées en souffrent autant, sinon plus.
Pas moins de 61 des 103 municipalités régionales de comté du Québec perdent chaque année des milliers et des milliers de jeunes au profit des grands centres, démontre l'étude de l'Institut de la statistique du Québec. La MRC de Caniapiscau - qui regroupe Fermont et Shefferville - affiche le taux de migration le plus négatif.
Viennent ensuite la région de la Baie-James, l'Abitibi-Ouest, la Haute-Côte-Nord et Manicouagan. «Les régions voudraient bien récupérer les jeunes après leurs études, mais les emplois ne sont pas disponibles», explique le démographe Jean-François Lachance.
Seules exceptions à la règle: les Îles-de-la-Madeleine et Rivière-du-Loup, qui ont toutes deux reçu plus de résidants qu'elles n'en ont perdu entre 2001 et 2006.
Le chef de l'ADQ, Mario Dumont, attribue la rétention et l'attrait envers sa circonscription au positionnement géographique de Rivière-du-Loup, mais aussi à «son économie diversifiée avec plusieurs petites et moyennes entreprises, dit-il. Ça démontre que l'économie, c'est fondamental.»
La clé: les occasions d'emploi, selon le chef de l'ADQ. «Et il faut donner à chacune des régions les outils nécessaires», ajoute-t-il.
D'autres villes un peu moins reculées ont la cote. Mais ce ne sont pas les familles qu'elles attirent, mais les préretraités. Ceux-ci accourent dans certaines régions pour finir leurs jours sous un ciel meilleur dans certaines villes d'Argenteuil, des Pays-d'en-Haut et dans les Laurentides, entre autres.
Memphrémagog a pour sa part accueilli 360 personnes âgées entre 45 et 64 ans de plus qu'elle n'en a perdu entre 2001 et 2006. «C'est une nouvelle tendance, indique Jean-François Lachance. Les gens s'en vont vers des lieux de villégiature pour vivre leur retraite.» |
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Le mardi 02 oct 2007
Par: Catherine Handfield
Publication: Journal La Presse
Plus loin, toujours plus loin. Qu'importent les ponts, la congestion. On savait que la métropole perdait des habitants au profit de Longueuil, de Laval. Voici maintenant que c'est la deuxième couronne qui a le vent dans les voiles. Là où les jeunes familles aiment s'installer. Les municipalités régionales de comté n'échappent pas non plus à ce branle-bas démographique: plus de la moitié d'entre elles voient leur population diminuer!
«Je n'élèverai jamais mes enfants à Montréal.» Cette phrase, on l'entend souvent de la bouche des adultes qui rêvent de s'installer pour de bon. Il faut croire que les jeunes familles passent de la parole aux actes. Elles sont de plus en plus nombreuses à le faire, et s'établissent de plus en plus loin.
Montréal a perdu 20 000 personnes par année au profit d'autres municipalités régionales de comté (MRC) entre 2001 et 2006, selon une récente étude de l'Institut de la statistique du Québec. Or, c'est en moyenne 3500 résidants annuellement que la métropole perdait les cinq année précédentes.
Mais la population montréalaise ne décroît pas, bien au contraire. L'immigration internationale comble amplement les pertes.
La migration à l'intérieur du Québec, elle, n'est pas favorable à la métropole, et particulièrement chez les 25-39 ans.
Les jeunes adultes ne choisissent plus Laval et encore moins Longueuil pour s'installer, apprend-on dans l'étude. «Les Montréalais ont tendance à s'éloigner, mais les gens de Laval et Longueuil aussi», souligne le démographe et auteur de l'étude, Jean-François Lachance. Il s'est penché sur les flux migratoires entre les 103 MRC de la province et les a regroupés sous six cas types (voir ci-dessus).
En fait, le flux migratoire des deuxièmes couronnes est plutôt stable depuis les dernières années. Force est de constater qu'elles ont cédé du terrain aux troisièmes.
«Les MRC qui bénéficient actuellement du meilleur potentiel pour attirer les jeunes adultes forment un anneau qui encercle complètement la région de Montréal», explique le démographe et auteur de l'étude, Jean-François Lachance.
Montérégie d'un bord, Laurentides et Lanaudière de l'autre: ces villes sont devenues l'eldorado des jeunes familles. En tête de peloton: Mirabel, avec un taux de migration annuel de + 3,4%.
«On ne peut plus trouver une aussi belle qualité de vie dans les grandes villes», lance fièrement le maire de la ville, Hubert Meilleur.
Il a vu sa population doubler au cours des 10 dernières années, atteignant aujourd'hui 38 000 habitants.
«Nous octroyons de 500 à 600 permis de construction résidentielle par année, indique M. Meilleur. Avec un taux de taxation foncière de 0,83$ par tranche de 100$, ça intéresse beaucoup les jeunes familles.»
Selon Paul Lewis, professeur à l'Institut d'urbanisme de l'Université de Montréal, «l'étalement urbain se fait de plus en plus loin, parce que cela correspond aux besoins des familles, dit-il. Plus on s'éloigne, moins le coût de la vie est cher, et plus les terrains disponibles sont nombreux.»
Le maire de Vaudreuil-Dorion, Guy Pilon, croit aussi que l'évaluation foncière dans sa municipalité, près de deux fois moindre qu'à Montréal, y est pour quelque chose. Le taux de migration de la MRC de Vaudreuil-Soulanges arrive en deuxième position, avec +2,3% annuellement.
«Il y a énormément de personnes de l'ouest de Montréal qui passent chez nous pour le coût de la vie moins élevé et la possibilité d'acheter des maisons», dit-il.
La population de sa ville a presque doublé en cinq ans, atteignant aujourd'hui 26 000 habitants. La Ville a dû ouvrir des écoles, construire des parcs et entend sous peu ajouter deux voies au boulevard principal pour régler les nouveaux problèmes de circulation.
Étalement urbain
Si les troisièmes couronnes gagnent en termes de familles, elles perdent un peu d'étudiants au profit des grands centres urbains.
En revanche, Montréal gagne des jeunes adultes de 15 à 24 ans qui s'y installent pour ses établissements scolaires. C'est d'ailleurs le seul groupe d'âge qui aménage plus qu'il ne déménage.
Selon le spécialiste en économie urbaine Unsal Ozdilek, les villes ajusteront elles-mêmes leur coût de la vie pour retenir la population. Une fois l'équilibre atteint, le flux migratoire cessera graduellement, selon lui. «L'étalement urbain a commencé au début des années 1970 et devrait durer deux décennies encore», croit le professeur à l'UQAM.
M. Ozdilek ne s'en fait pas outre mesure avec cette situation. «Si les mouvements se font à l'intérieur du Québec, c'est une bonne chose, conclut-il. Si les gens allaient vivre à New York, là, ça serait un problème.» |
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The Real Estate Market Cycle
By Jason Opland
Source: Columbus Real Estate News
Real Markets, like most markets run in cycles. In this post I will discuss The Real Estate Market Cycle and It’s Implication for Market Timing. This post is adapted from a concept called, “The Garrison Cycle”, which was created by Marc Garrison who started the National Association of Real Estate Investors, NAREI, in 1985.
After studying ten real estate markets, from around the country with different job growth and job losses, for a year Garrison found that every market can be classified into one of four market phases:
Equilibrium phase
Decline phase
Absorption phase
Expansion phase
This simple, but powerful concept allows us to explain the bust market of the 1980s, as well as the current market that we are experiencing today. The other paradigm shift that Garrison’s research explained is that even though national (and international) forces affect the economy as a whole, every market around the country is actually on a different point of the above perpetual circular economic cycle.
Understanding the cycles and what to watch for (or what we have seen in the past) can change the way that you invest in real estate and is a key to successful investing. This tool will identify the best time to buy in a market and when to sell before the market begins to decline.
Starting with the Equilibrium Phase, I will explain and examine each of the 4 phases in depth and give you my predictions of where we are in the market and what you should be doing right now.
In the Equilibrium Phase, the market has topped out and is beginning to cool off. Job Growth and residential income property appreciation in that specific market have slowed to the national averages. As the phase continues, the hangover and wild ride of appreciate of the Expansion phase are beginning to catch up with investment property owners.
Sellers are too late to command the premium prices of just a short time ago. Buyers begin to look for deep discounts on investment property to offset the lower appreciation the market is currently experiencing (which is low by saving account standards). Investors leave the market (or refuse to get in) as the appreciation on property flattens out and they instead invest their money in the stock market and other investment vehicles.
We saw this phase in 1980 when we saw interest rates in the double digits. I believe that we saw this phase more recently in 2005-2006 as we saw the market cool after the frenzied run of 2000-2004. Although short, this phase precedes the Decline phase which we will discuss next.
The Decline Phase is characterized by what Garrison calls a “psychological hysteria” where the down market feeds on itself. Sellers now are unable to sell their properties, because they are unable or unwilling to take losses to get out. Most buyers have retreated to the sidelines waiting until the market recovers, while some buyers prey on desperate sellers.
Occupancy levels and rents decline while foreclosures and defaults rise. In response, the mortgage market tightens and the government tries to step in; both will ultimately make the situation worse.
Looking back, we experienced the Decline Phase starting in 1985, accelerating in 1986 with the Tax Reform Act, and falling into full decline with the stock market crash in 1987. We did not end the Decline phase until around 1991.
I previoiusly stated that the Equilibrium Phase occurred recently in 2005-2006. With the increasing foreclosure rates, the shake out in the mortgage industry, and the government trying to step in, I believe that in 2007, we are now fully in the Decline Phase. I hope that history does not repeat itself and we need to wait 4 years (until 2011) to see the end of this phase.
In the Absorption Phase, all factors including prices, inventory, sellers & buyers motivation, economic climate, mortgage products, and even government regulation have changed from the previous two phases to make the purchase of a home and investment property attractive again. The economy has recovered by adding jobs which will increase occupancy levels and drive rents higher.
At the beginning of this phase, property prices will be at a rock bottom. The number of properties for sale slowly decreases. The government and lenders offer incentives to stimulate buying. This phase is where the incredible profits are made as prices, rents, and occupancy all increase.
Sellers that survived the Decline Phase are now able to find buyers for their properties, albeit at lower prices. Most have realized that they can not command the unexplainable prices that they saw at the top of the market (in the Expansion Phase which we’ll discuss next).
Previously, the Absorption Phase started in 1991 and continued for 10 years until 2001. Predicting the start and end of the current Absorption Phase is more difficult, however, as I suggested it is my personally belief that we have not seen the bottom of the Decline Phase yet. I hope we may see recovery and the start of the Absorption Phase as early as late 2008. Unfortunately, only Hindsight is 20/20 and we may not know if my prediction is correct 3-5 years from now!
As we enter the Expansion Phase, demand for all property (investment, single family, new construction, and even rental) begins to increase. Eventually, demand will overtake supply and prices of properties and rent amounts will increase dramatically. The supply of vacant apartments will decline significantly and landlords will be receiving dozens of calls for each vacancy ad in the newspaper. Inflation will start to enter into discussions and on-market time will decrease dramatically with the best homes being sold even before the sign goes in the yard.
Because it is impossible to know how long this feeding frenzy for property will last, sellers should sell early to avoid the downturn into the Equilibrium Phase. If they bought during the Decline or Absorption Phases, the sellers should experience high returns on their investments. Buyers should stay away from paying the over-inflated prices and look for solid performing properties that can weather the upcoming storm of the next phase.
The previous Expansion Phase started in 2001 and lasted until about 2005. It was marked by double-digit growth of prices in many markets. Unfortunately, the future is difficult to predict. If the Absorption Phase actually starts in late 2008, history shows us that we may not see the Expansion Phase until 2010 or later.
Source:
http://columbusrealestatenews.featuredblog.com/?p=103 |
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TORONTO, Sept. 20 /CNW Telbec/ - The Building Owners and Managers
Association of Canada has announced the winners of the prestigious 2007
national awards in recognition of excellence in the Canadian commercial real
estate industry.
The Chairman of BOMA Canada, Ken Loeppky CPM, offered his congratulations
to the winners and to all finalists, each of whom has already been an award
winner at the local level. "BOMA Canada's national awards program recognizes
the very best of the dynamic Canadian commercial real estate industry,"
Loeppky said. "These awards acknowledge the special efforts made by those in
the industry whose leadership and hard work set new benchmarks and define the
shape of things to come."
Loeppky presented the awards during the 2007 BOMA Canada National Awards
Gala, held September 19, 2007 in Toronto, Ontario, in conjunction with
BOMEX(R), BOMA Canada's National Conference and Exposition.
The Office Building of the Year (TOBY) Awards salute the stars of the
commercial real estate industry, recognizing excellence in property
management, operations, resource conservation, environmental awareness,
leasing and building design, customer service and innovation.
All facets of a building's operations are thoroughly evaluated during the
judging process, including tenant relations programs, community involvement,
emergency evacuation procedures, property management functions, maintenance,
operating costs and control procedures, security and life safety procedures,
energy management programs, environmental programs, architectural significance
and appearance, and staff development programs.
The competition consists of three levels of judging: the first level of
competition is at the local level, by local BOMA associations across Canada.
Winning local entries then advance to the national level; and finally Canada's
national winners (TOBY & Earth) are eligible to advance to the BOMA
International competition in 2008.
Winners of the national TOBY Awards were announced in nine (9)
categories.
<<
OFFICE BUILDING OF THE YEAR - Under 100,000 Square Feet
Winner: 555 Dr.-Frédérik-Philips, Saint-Laurent, Québec
Managed by: Conseillers immobiliers GWL
Owned by: The Great West Life Assurance Company
Architect(s): Brian Elsdon Burrows
OFFICE BUILDING OF THE YEAR - 100,000 - 249,999 Square Feet
Winner: PriceWaterhouseCoopers Place, Vancouver, British Columbia
Managed by: Cadillac Fairview Corporation
Owned by: Ontrea Inc.
Architect(s): Musson Cattel Mackey Partnership
OFFICE BUILDING OF THE YEAR - 250,000 - 499,999 Square Feet
Winner: 1801 McGill College, Montréal, Québec
Managed by: Conseillers immobiliers GWL
Owned by: British Columbia Investment Management Corporation
(bcIMC)
Architect(s): Webb Zerafa Menkes Housden
OFFICE BUILDING OF THE YEAR - 500,000 - 1 Million Square Feet
Winner: Centre CDP Capital, Montréal, Québec
Managed by: SITQ
Owned by: Société Immobilière Camont Inc.
Architect(s): Consortium Gauthier Daoust Lestage -
Faucher Aubertin Brodeur Gauthier - Lemay et associés
OFFICE BUILDING OF THE YEAR - Renovated Building
Winner: Complexe Desjardins, Montréal, Québec
Managed by: Place Desjardins inc.
Owned by: Desjardins Financial Security
Architect(s): Urban Planner and Senior Architect:
Société La Haye-Ouellet
Associate
Architects: Longpré, Marchand, Goudreau and Blouin, Blouin,
Gauthier, Guité, Roy
OFFICE BUILDING OF THE YEAR - Historical Building
Winner: Canada Life Building, Toronto, Ontario
Managed by: GWL Realty Advisors Inc.
Owned by: The Canada Life Assurance Company
Architect(s): Sproatt & Rolph
OFFICE BUILDING OF THE YEAR - Corporate Facility
Winner: National Bank Tower / Tour de la Banque Nationale, Montréal,
Québec
Managed by: LSR Immobilier
Owned by: National Bank of Canada
Architect(s): David, Boulva, Cleve
OFFICE BUILDING OF THE YEAR - Government Building
Winner: Garden City Tower, St. Catherines, Ontario
Managed by: SNC-Lavalin ProFac Inc.
Owned by: Owned by the Ontario Government, Ministry of Public
Infrastructure Renewal represented by the Ontario
Realty Corporation (ORC)
Architect(s): Webb Serafa Menkes Housden Partnership
OFFICE BUILDING OF THE YEAR - Suburban Office Park (Mid-Rise)
Winner: Carling Executive Park, Ottawa, Ontario
Managed by: Bentall Real Estate Services LP
Owned by: bcIMC Realty Corporation
Architect(s): James Grainger and Associates Architect Inc.
BOMA Canada's Pinnacle Awards recognize companies that represent a
standard of excellence to which all BOMA members and their employees should
aspire. The Pinnacle Awards recognize innovation, teamwork, outstanding
service and commitment to clients. BOMA Canada announced winners in four
categories.
Pinnacle Award - Customer Service
Winner: Bentall Real Estate Services LP (York Mills Centre), Toronto,
Ontario
Pinnacle Award - Innovation
Winner: Cion Corp. Toronto, Ontario
The Earth Award is BOMA Canada's recognition of excellence in resource
preservation and environmentally sound commercial building management. The
BOMA Canada Earth Award for 2007 is presented to a building that has made
significant efforts to address environmental issues faced by both older and
newer buildings.
Winner: WorkSafeBC Richmond Complex, Richmond, British Columbia
Managed by: WorkSafe BC
Owned by: Workers' Compensation Board of British Columbia
Architect(s): Thompson Berwick Pratt Architects
>>
The Building Owners and Managers Association (BOMA) Canada is the voice
of Canada's commercial real estate industry with over 2,000 members in
regional associations across Canada. On behalf of the building owners,
managers, developers, facilities managers, asset managers, leasing agents,
brokers, and the product and service providers to over 1.9 Billion square feet
of commercial real estate in Canada, BOMA Canada addresses issues of national
concern, and promotes excellence in the industry through information,
education, advocacy, and recognition.
For further information: and to receive a list of the winners contact
information, please contact: Deb Cross, Executive Vice-President, BOMA Canada,
Ottawa, Ontario, (613) 788-3787, dcross@bomacanada.ca, www.bomacanada.ca; Ken
Loeppky, CPM, Chairman, BOMA Canada, c/o Innovation Place, Regina,
Saskatchewan, (306) 787-5706; For more details on the BOMA Canada Awards
Program and criteria, please visit our website at: http://www.bomacanada.ca |
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