The City of Montreal recently released what it is describing as an ‘ambitious’ plan to redevelop the urban core of the city – what we ambiguously, perhaps ambitiously, call Downtown (though it for the most part occupies the plateau above the old city, but I digress) – in an effort to attract new residents and increase the population of Ville-Marie borough by 50,000 by 2030.
The city wants to attract seniors, young people and families (or, in other words, everyone) to the borough, the current population being about 85,000 over 16.5 square kilometres.
Adding 50,000 people to the very centre of Metropolitan Montreal by 2030 would bring the population of the borough up to over 130,000. Fifty years ago, the population of this area was 110,000, at which point it was already well on its way in its dramatic late-20th century population decline. By 1976 the population was estimated at 77,000 and by 1991 the population would fall all the way to about 68,000, it’s lowest number in recent memory. The population of the borough has grown modestly in the last 25 years, with measured increases in five-year intervals ranging from 4.2 to 6.5 per cent.
For comparisons sake, the Plateau’s current population is about 100,000, the Sud-Ouest is at 71,000 and Cote-des-Neiges-Notre-Dame-de-Grace, the largest borough by population, is about 165,000.
Bringing Ville-Marie’s population up to 130,000 would be quite an accomplishment, though it’s not an altogether hard sell. Not to be flip, but it’s basically where everything is.
And it would also mean that the urban depopulation of Montreal, an unfortunate and enduring consequence of the city’s urban planning efforts of the 1960s and 1970s, will have been reversed, perhaps permanently.
To me that’s a far greater accomplishment than simply facilitating an existing growth trend, and I wish the city much success. I would like to see and feel a ‘downtown’ with a population roughly equivalent to the its last high-water mark, back in the 40s, 50s and 60s. If it works, it’s reasonable to assume the population of the surrounding boroughs would likely also increase. More people living in the city, within walking distance of the services they need and the places they work, is exactly what the city should be proposing and facilitating.
But again, it’s not a hard sell, and the trends are already pointing in this direction. It may ultimately be Montreal’s saving-grace; unlike other depopulated urban centres in the Great Lakes, Saint Lawrence and North-East corridor, Montreal has succeeded in enhancing the overall quality of life of its urban core and has been slowly winning back residents.
Where the Coderre administration could have distinguished itself was a concrete plan with defined targets, and in this case, prepare to be disappointed.
The announced ‘ambitious’ plan is remarkable in how little specific information is required to attain the quality of ambition. They want to boost the population with no clear indication where they might live, nor what kind of housing will be needed (though they did make mention of Griffintown as being poorly planned, as too many housing units are too small and too expensive… who’d have thought). The plan indicates a desire for new schools and greater access to the waterfront, both of which lie outside the city’s jurisdiction in that building schools is a provincial responsibility and the Old Port is a federal one. Coderre indicated the waterfront development would require control of the Old Port to be ceded to the city. Richard Bergeron, former Projet Montreal leader and the downtown’s appointed development strategist, wants a cohesive plan for the twenty-kilometre stretch between the Champlain and Cartier bridges, with half being open to the public, and the other half available for riverside housing.
It’s been discussed before. The mayor has spoken in the past of opening a beach in the Old Port and a vague desire to emulate other cities that apparently have ‘better’ access to their waterfronts.
Of course, there is always the matter of the Saint Lawrence’s current, not to mention the periodic direct sewage dumps… I’m not convinced we’ll be lining up to take a plunge in the drink any time soon without major physical alterations to the Old Port, such as creating breakwaters or jetties, and improving our water treatment capabilities.
Oddly, despite a steady 10% office vacancy rate, the plan also includes 800K square meters of new office space and 200K square meters of new commercial spaces. Again, this strikes me as a touch odd: Ville-Marie has a surplus of both and is already well-known as the commercial and office core of the whole metropolitan region. Do we need more of the same or better use of what already exists?
None of this is really news, the city’s been talking about this for years and you’d think it would obvious and didn’t need to be spelled out. It’s hard to take the city seriously when its grand strategy for urban redevelopment consists of simply doing what we expect the city to be doing already.
I agree with Mayor Coderre in that urban economic redevelopment and repopulation won’t happen without better living conditions in the urban boroughs, but the quality of life in these boroughs is arguably already quite high. Ville-Marie in particular already has great parks and is the best connected borough in terms of access to public transit. Ville-Marie is the borough that requires the least improvement in these respects: Saint-Henri, Cote-des-Neiges, NDG, Verdun, the Plateau and HoMa would all benefit immensely from serious investments to improve transit and green-space access, and given generally lower housing costs in these areas compared to Ville-Marie, it would seem to me that it would be more effective to improve the quality of life in the inner suburbs first.
Imagine a different scenario where the City of Montreal was directly responsible for public schools infrastructure, and school boards, while maintaining their operational and institutional independence, could operate from any school building (and by extension would no longer be responsible for maintaining the physical space of education).
In a sense, access to public education would increase without having to build new schools. Students could be redistributed more evenly and all boroughs would be able to offer education in either language, proportional to the respective linguistic populations.
That issue aside, it’s evident any new residential development within Ville-Marie borough should certainly plan for the necessary green spaces, transit and education access that would be required by 50,000 additional residents. I would argue Ville-Marie borough is definitely lacking in school access, but not in parks or transit access.
All in all what Coderre and Bergeron announced was little more than the intention to hold public consultations and come up with some guidelines for urban redevelopment. Not that there’s anything wrong with that per se, but it’s hardly an ambitious plan. I’m glad the city considers intelligent urban planning worthwhile, but without any concrete proposals they’re essentially telling us they have the intent to do their jobs. Lack of precision is politically-motivated: it’s hard to effectively criticize a mayor’s accomplishments if he doesn’t have any goals.
Saint Joseph’s Oratory will get over $62 million in public money over a five year period to make it a better tourist trap, or as Mayor Coderre put it: “a heritage site… for god’s sake, it’s an investment.”
Credit where credit is due: Coderre is a great populist. He’s quirky and has a knack for puns and one-liners.
However, he’s also spending money like it’s going out of fashion.
Sometimes I wish he and the city would stop trying to spend money. I understand municipal government can help stimulate the economy by spending public money on make-work projects designed to keep people employed. And I’m generally in favour of doing so in the name of public beautification projects.
But in Montreal – astoundingly – such efforts seem increasingly misguided if not wholly illogical. For every success – like the multimillion dollar multiphase overhaul of Dorchester Square and Place du Canada – there are far too many projects that are so outrageously ill-conceived it begs the question what our city planners are smoking.
What I find particularly astounding – in our age of austerity for education, health, transit and welfare – is our ability to spend astronomical sums of money to accomplish, in some cases, quite literally nothing at all.
Take for instance the recently cancelled police and firefighter games; if the city is successful in recuperating half the sum already allocated to the now-cancelled event, it will still cost us nearly $3 million.
More jaw-droppingly, the city’s plans on installing over two-dozen granite ‘tree-stumps’ all over Mount Royal.
Research by the Gazette’s Linda Gyulai indicates the cost of the winning bid for the granite installations is 43% higher than the city’s initial estimate, and that the whole contract is 27% higher than what the city was estimating before the call for tenders.
The list of over-the-top civic beautification projects, all of which are being rushed through with seemingly no concern for appallingly high cost estimates so that they can coincide with the essentially pointless 375th anniversary celebrations, has grown steadily for the past few years, and this on top of a steady supply of infrastructure mega-projects that either never get off the drawing board or wind-up being delivered late and over-budget. Unfortunately, given the decades-long dearth of Stanley Cup victories, this has now become our most consistent accomplishment as a city: we’re spending a lot of public money for nothing.
To put it succinctly I’m disappointed it would cost so much to accomplish so little. I doubt you could make Mount Royal any more accessible than it already is, and given that it is valued almost entirely because it is a refuge of wilderness in the very heart of a bustling metropolis, installing granite stumps and concrete slabs is fundamentally flawed. It makes me wonder when exactly was the last time Denis Coderre took a walk on Mount Royal…
If the plan is to spiff up Mount Royal for next year’s ‘spendiversary’, I’m fairly confident three million dollars could buy more than enough trees to replace those felled to prevent the spread of the Emerald Ash Borer. It would likely be enough to also replace or repair the park’s existing benches, water fountains and garbage bins and maybe even pay for a year’s worth of superior park maintenance too. Whatever the final call, the city (more than anyone else) should be acutely aware that Mount Royal is precisely what it is because it was designed to be as such. We have a great park designed by one of the all time greatest park designers, and it is in part because of this that we can claim our status as a UNESCO City of Design (and by the way, we’ve gotten far more than our fair share of milage out of that ten year old distinction). This is not a wheel that needs to be re-invented, and there are far superior, less expensive methods to renew Mount Royal than by turning half of it into a construction site in the very same year we’ll want to have the greatest access to it.
If the gazebo project is any indication, Montrealers can be forgiven for being so intensely critical of yet another suspiciously expensive civic ‘beautification’ project. And much like the inappropriately rechristened gazebo, the granite stump project is also amazingly ill-conceived in that it will likely do the very opposite of what it ostensibly intends to do. Montrealers have contently stretched out their legs in the tall grass of Mount Royal for just about 375 years… all of a sudden we need concrete curbs and granite stumps, and this has something to do with maintaining our status as an important centre of design?
I don’t buy it. If this was an aspect of the plot of some novel about the intriguing life of an urban planner you’d find it completely absurd. The city’s plan to beautify Mount Royal is an excellent example of missing the forest for the trees.
And like just about everything else in this city, ultimately it’s not actually the city’s decision to make. Because Mount Royal is a heritage site, it’s the province that will decide whether this plan goes ahead. So there’s always the outside chance the province’s incessant meddling in our affairs may actually be worthwhile, if they put the kybosh on this ridiculous project.
Plus que Ã§a change. Forty years ago the city was doing precisely the same thing, albeit with the hope of a greater return on investment than the 375th anniversary.
Unfortunately, and just like every transit project announced in my lifetime, a lack of organization and consultation has likely doomed what might have been a major boon for local commuters.
This light-rail project gave me serious writer’s block. What’s the point writing about Montreal’s potential when every good idea we seem to have is so riddled with inconsistencies and flaws it’ll never get off the drawing board? The citizens of Montreal are used to being disappointed, and chronicling a city’s endemic disappointment hardly makes for good reading.
Most of the criticism seemed unwarranted to me. Just because most of our recent transit and transport infrastructure endeavours have lagged behind schedule despite overinflated budgets doesn’t mean this is necessarily how things are done. And to a province wary of endemic corruption and collusion between the provincial transport ministry and the construction industry, the Caisse’s plan killed two birds with one stone: it takes initiative, and takes some of the financial burden off the public purse.
Pension funds financing infrastructure development is a smart solution to the problems that come with electing unimaginative austerity-driven governments and expecting them to ‘do more with less’.
While I’d still like to see this project realized, the defects, shortcomings and problems that have come to light in the past two weeks must be addressed. Otherwise, the CDPQ’s REM project may end up causing more problems than it is worth.
Here’s a list of every reported problem with the REM so far:
– The REM is incompatible with the AMT network, and AMT trains will not be able to use the Mount Royal Tunnel. The under-performing Train de l’Est will be cut off from accessing the city centre via Central Station, and the Deux Montagnes Line will be eliminated altogether.
– This is particularly unfortunate because the AMT just sunk $300 million into building a maintenance depot to service those trains. Once the REM comes online the depot will service only a quarter of the trains it was designed to handle. On top of that, it was the AMT that purchased the Mount Royal Tunnel from CN for $92 million specifically so that it could execute renovations to expand the tunnel’s capacity.
– Light-rail systems are typically designed to be compatible with heavy-rail, such as the AMT’s commuter trains, and Montreal has a large railway network that would ideally be accessible to all AMT and future REM trains. If the Mount Royal Tunnel is rendered inaccessible to commuter rail it’s probable ridership on the $744 million Mascouche Line will decrease, and the REM may effectively prohibit its own potential future expansion.
– Access to the airport seems to be reserved for the branch of the line running between it and Central Station. Passengers boarding on the Sainte-Anne or Deux-Montagnes branches will have to disembark at Bois-Franc and cross to the opposite platform to await an airport-bound train. From the looks of things, passengers airport-bound from the South Shore will have to disembark and transfer at Central Station.
– The locations of the Saint-Anne’s and Rive-Sud termini are suspicious; the latter is in an empty field across from the Dix-30 shopping complex, and the former adjacent to the Anse-a-l’Orme Trail. This has West Island conservationists concerned the city’s going to push through on a 5,000 home residential development next to the station. While encouraging public transit use amongst new homeowners is doubtless a good notion, it’s self-defeating if mass-transit is being oriented towards kickstarting large low-density housing projects.
Remember: this project doesn’t get off the ground without public money, and politicians (ostensibly) listen to their constituents. Having the Caisse fund this project is great, but before any actual work is done (or people forced from their homes and businesses), for the love of god let’s just try – once – to fix clearly identified problems before ‘the shovels pierce the soil.’
Otherwise, the REM may actually make public transit an inconvenient burden for everyone.
Hardly a wise move for the people responsible for our pensions…
The renovation and improvement project is expected to be completed in time for the 2017 cruise season, and so will result in the closure of the quay and terminal this summer. Cruise ships will instead dock east of the Jacques Cartier Bridge, with shuttle buses ferrying passengers into the splashy tourism zone delineated by antique buildings harbour-side.
You might be wondering whether it’s wise to spend $78 million building a new passenger terminal for an antiquated method of high-volume transport, but alas it seems a fair number of people do indeed access Montreal via the Old Port, and up until now they’ve been welcomed by an outdated, if not dilapidated passenger terminal.
And just how may people are we talking about?
The answer is perhaps unexpectedly high: 91,000 people last year, twice as many as in 2011. The Port Authority has been actively courting cruise lines and it seems like their work is paying off. If everything goes according to plan, annual traffic is expected to reach 120,000 passengers by 2025, and that’s nothing to sneeze at.
So yes, public money will be spent to support private businesses and the wealthy of our society.
That being said, the most historic section of the city is largely preserved thanks to the tourism industry; so updating the passenger terminal isn’t just good for the tourism-driven businesses of Old Montreal, but the area’s physical vitality as well.
And that’s something we all ultimately benefit from; for better or for worse tourism helps protect our architectural heritage. Moreover, it should be noted that the new configuration of the quay will incorporate significant public spaces, including a green roof atop the terminal. Again, everyone gets to benefit from this as well. It’s in the port and city’s interest to encourage public use of what would otherwise be a wholly private affair.
And perhaps that’s leading to a more novel use of the terminal: an important part of Provencher Roy’s plan involves ‘lowering’ quay, and this may make the terminal accessible to smaller vessels, like passenger ferries (or dare I say it, perhaps some kind of Lachine Canal hydro bus).
So given the city’s only investing $15 million out of the total project cost, on first impression it seems like the public will at least gain access to additional public spaces, and an attractive and interactive new public space.
Coderre, with typical ringmaster showmanship, boasted to the Gazette that ‘it was an easy decision’ to allocate $15 million in municipal funds to the project, given the ‘major economic impact’ a shiny-new cruise ship terminal will provide the city.
Hard numbers to prove that point might be hard to come by, but what we have (at least as far as cruise ship terminals go) is in pretty rough shape and Provencher Roy’s design is both intriguing and seems to have the public in mind. The new passenger terminal will be modern and designed to permit two ships to dock simultaneously. Passengers will disembark nearer to ground level, traffic will be streamlined, and the terminal located closer to Old Montreal. Public spaces will include the water’s edge park at the end of the pier, in addition to the terminal’s year-round green roof, and possibly an observation tower as well.
I have my doubts renovating the passenger terminal will have a ‘major’ impact on the economy of Montreal in the broad sense, but we can let Denis boast. It looks like a lot of bang for a reasonable amount of buck, and at the end of the day a port city that’s also a major tourist destination should have a proper passenger terminal. That we get more public space to boot isn’t half bad.
To say the least, it was odd working there. A quick panic of activity and crowds before the whole place fell back into its more natural state of slow urban decay.
I rather liked it. It seemed fantastically anachronistic, and yet it also felt like I was carrying on in some long tradition of Montreal dock workers too. Naive teenaged romanticism aside, what’s clear enough is the sorry state of the Iberville Terminal and Alexandra Quay as is. It’s virtually a no man’s land throughout most of the year, and there’s nothing really to do there. The quay and terminal complex’s last major renovation dates back fifty years to Expo 67, perhaps ironically at a period in time in which sea travel was becoming, for the masses, quite obsolete. I would say the last time it got a fresh coat of paint may be as long as 24 years ago, when the city celebrated its 350th anniversary.
I quite like the pier as it is because, for the most part, outside of the cruise season it’s essentially abandoned. There’s an ostensibly off-limits look-out at the end of it from which a few tattered flags remain beating against the wind, but other than that it’s one of those places I go in the city to get away from it all and enjoy a moment of silence surrounded by cacophonous city.
I suppose I’ll trek out one more time to enjoy the odd juxtaposition of calm in the midst of so much activity. If this project is completed as conceived, I’ll be glad to soon share this space…
But let’s be real for a moment: all of Greater Montreal has been neglected vis-a-vis public transit development for quite some time, and it’s entirely a consequence of the unending public transit ping-pong match between competing parties and levels of government. The Caisse’s plan is ambitious, but right now is no more real than the Blue Line, the Azur (still haven’t rid it despite near daily Orange Line use… it’s a ghost) or a catapult to the Moon.
It’s completely unreasonable to suppose any part of the much-discussed light rail system proposed Friday is in any way, shape or form politically-motivated.
And this is precisely what we want the CDPQ to do: invest our pensions in necessary mega-projects that will create local jobs, employ local expertise, and are based on prior recent successes so as to guarantee a strong return on investment. The CDPQ is one of the financiers of Vancouver’s Canada Line, a light rail line that connects the city’s downtown with Richmond and the airport, opened in time for the 2010 Winter Games.
So they’ve done this before and it works, and Sabia’s recent success at the helm of the CDPQ gives us reason to be hopeful this proposal will succeed.
Though the proposal does not include branches towards the eastern sectors of the metropolitan city, the sheer number of people this system could conceivably serve would be so great there would ultimately be a net benefit to all sectors of the metro region by virtue of fewer cars on our roadways and highways on a day to day basis.
Crucially, given the expected use of existing railway infrastructure, it’s entirely conceivable this system could be expanded to all corners of Greater Montreal. Moreover, light rail systems (such as this one) can share the track with larger heavy rail, such as the AMT’s current commuter train network. Either the Caisse’s LRT will gradually replace the AMT network, or they’ll share the track and compliment one another.
Either way, if this system is fully realized, we all get to breathe a little easier, and congestion becomes less of a problem.
But herein lies the rub: though the CDPQ’s plan is ambitious and headed in the right direction (both in terms of how it will be financed and what parts of the city it will connect), it needs to be integrated into the rest of the city’s mass transit systems from the get-go.
I really can’t imagine it working out in any other way.
I’m oddly hopeful politics will not rear its ugly head and screw up this plan, as I’m convinced we can’t afford to wait much longer and that it would ultimately prove exceptionally useful in accomplishing what should be a clear goal for our city: get cars off the road and increase daily mass transit system usage. I find the Caisse’s plan very encouraging, despite my near endemic cynicism and the ample proof we’re not very good getting things built or delivered on-time.
But who knows, maybe things change.
Or maybe once in a while it takes an outsider to get us back on track.
Initially I wanted to write about how this proposed system will work in the broader scheme of things, what this might mean for homeowners living in the expansive corridor to be served by this light rail system, and what kind of organizational response is needed to provide a truly world-class mass transit system at large. But given that we’re already 1300 words in, that’ll have to wait for another time.
*One of former US Vice-President Spiro Agnew’s more colourful quotes. Agnew was the second and most recent VP to resign from office, and so far the only to do so as a result of criminal charges, these including: extortion, tax fraud, bribery, and conspiracy, all while he was holding office as Baltimore County Executive, Governor of Maryland and Vice-President. Journalist and historian Gary Willis described Agnew as “No man ever came to market with less seductive goods, and no man ever got a better price for what he had to offer.”