FREQUENT ASKED QUESTIONS
On October 7, the professionals playing a role in the design of the project presented the concept behind Canoë and answered questions from residents of the Hochelaga-Maisonneuve district. Thank you to the large number of participants for their involvement and proposals. You can consult our answers to the questions raised during this event.
The number of social housing seems low to us, can you explain ?
The number of square feet of social housing represents 20% of the residential area of the private project. If the number of units seems low to you, it is because social housing is normally larger than private housing. Indeed, social units are on average 90 m2 while the private housing of the project will have on average 78 m2. It is this disparity that explains why the number of social housing units is not 170, but rather 158.
Will the project have to comply with the new Regulation for a mixed metropolis (often called regulation 20/20/20)?
As of today, this regulation is not yet in force. However, we took the gamble of proposing a project that surpasses on several levels what is included in the current strategy for the inclusion of affordable housing in new residential projects revised.
In addition, as mentioned above, the social component of our project represents 20% of the residential area of the private project, as will be required once the By-law for a mixed metropolis is in effect.
Why are all social housing units grouped together in the same phase?
Currently, SHQ requirements call for a minimum threshold of units in a housing cooperative building so that the project can be viable. It is therefore not conceivable to scatter the units across the project in terms of profitability and management.
Who will be the target clientele of social housing?
The building intended for social housing will take the form of a housing cooperative. The principles behind this type of building are that the cooperants are entitled to a rent which is adjusted according to their income and that they must participate in the operational activities of the cooperative. It is expected that a minimum of 50% of the units will be reserved for tenants below the poverty line.
In addition, we have already established that nearly 1/3 of these dwellings would be dwellings intended for families. Later in the process, the Hochelaga-Maisonneuve neighborhood table and the Bâtir son quartier technical resource group will consult the population of Hochelaga-Maisonneuve in order to properly assess their needs and imagine a cooperative project that reflects the needs of the community.
Have you thought about the marriage between the scales of the surrounding buildings and dwellings?
Certainly. The lowest buildings in our project will be located along Bennett Street, with setbacks to maximize sunlight for neighbors. It should also be considered that the existing wood frame buildings on Bennett Street are more or less equivalent to a 5 storey concrete building. Also, a sunshine study was carried out in order to promote a fair balance making it possible to limit shading on buildings already constructed.
The 9 to 12 storey structures, the most imposing in Canoë, will be located to the west or south of the site, bordering a linear park which, it is hoped, will be able to participate in the creation of a link pedestrian between the Maisonneuve Market and the Olympic Stadium. In closing, the 12-storey part will only have an impact in terms of the shading inside the project.
Can you give us an idea of the height of the different buildings in your project?
The heights will be very varied. Indeed, they will go from 2 floors in several places on the Allée des Artistes, in public squares, on Bennett and Hochelaga, to 6 floors on Bennett, 9 floors at the south end of the project and 12 floors at the heart of the project.
Why not keep the project, but with building heights of up to 4 storeys?
The boldness of Canoë is achievable thanks to the proposed density. It is this density that allows us to give back to the community by freeing up floor space and supporting the local businesses that we want to include on the site. Without it, the project in its current form would not be viable. We would have to drop many elements that are close to our heart and that make Canoë the innovative project that we are presenting to you today.
Will the Allée des Artistes (pedestrian alley) be accessible to everyone?
The Allée des Artistes was designed to be a space open to all and living with the seasons. There will be no car, it will be user-friendly, safe and inviting for everyone. It will be a space animated by and for the locals.
Has a sunshine study been done to verify the amount of sunshine at Allée des Artistes?
Yes, we have carried out a sunshine study, it is moreover following the sunshine study that we oriented the Allée des Artistes from east to west. Also, the commercial spaces have been positioned to allow sunshine adapted to the time of day. For example, the Allée des Artistes, facing Avenue Bennett, is oriented to have the morning sun. And finally, the premises dedicated to craftsmen will benefit from a light adapted to this use.
It seems that the games are reserved for the daycare. Will there be a play park for residents or the population?
We want to create several play areas, so that the entire site becomes a place of discovery and a play area. Our vision is to move away from traditional play modules. All public spaces will be made up of active modules as well as a gathering place for adults. For the children of the CPE, we will include two fenced courses that have been thought out according to the needs and the government standards to which they must meet.
Can you specify what portion of the green spaces will be for neighborhood residents?
A new public park corresponding to 10% of the size of the land will be created on the site. In addition, the layout of the buildings will be around 50%, so half of the land will be occupied by green or mineralized outdoor spaces. All of these spaces will be public and accessible to all.
If we compare to Place Valois, the tranquility worries us with all the public places, will we be disturbed by the noise of the citizens who will come to enjoy the spaces?
In comparison to Place Valois, which is approximately 2000 m2, our public square at the end of the Allée des Artistes on the Hochelaga threshold will be 500 m2 square, or only ¼ of this space. The template is much smaller, more scaled to the pedestrian and there is a lot of vegetation. In addition, the site is located in a residential area, far from a commercial artery such as Promenade Ontario. With this project, we want to move away from what is currently being done in Griffintown or Ville-Marie, by including open spaces, inviting calm and contemplation.
When will the work start and for how long do you think? When will the grocery store and pharmacy be built?
The grocery store and pharmacy will be in phase 1. We would like to start construction of this phase towards the end of 2021. For the construction of the whole project, we are aiming between 6 and 8 years from the start of construction.
What is the expected construction time for phase 1 only?
We are aiming for 18 to 24 months for phase 1.
When do you plan the pre-sale phase for the condos?
If all goes well, the presale could start next fall.
STATIONNEMENTS & CIRCULATION
How do you see the parking spaces for the project?
All parking lots will be underground. We are planning parking spaces for each phase as well as for new businesses. We will include a significant car-sharing offer and we plan to set up infrastructure for the electrification of 100% of the parking spaces. The promotion of active and collective transport is at the heart of Canoë's values.
How do you see the impact of the project on traffic on Bennett Street?
A traffic study is underway and will help us adapt to the reality of the sector. Currently, the parking lot that serves the ProGym causes a commute 24 hours a day. We believe that Canoë will provide more fluid and less intense traffic. For the exit of the parking lot, the community housing building is positioned back from the street to allow motorists to see cyclists and pedestrians before carrying out any maneuver. Although the safety issue has been well thought out, we will take into account the recommendations of the traffic study.
Do you propose actions to mitigate traffic in Hochelaga to reduce the risk of collision that the arrival of new vehicles could generate?
We believe that the most important impact on Hochelaga is that of shops and we have chosen to integrate the loading dock inside, which means that the maneuvers of the trucks will be done in complete safety, far from pedestrians and traffic. cyclists. As mentioned previously, we will be listening to the recommendations of the traffic study.
How many units will there be in total on the site?
In total, around 1,000 units, including 200 rental units and 158 social housing units as well as a range of family and affordable housing.
How are you going to make sure you don't become gentrifying agents who will adversely affect the neighborhood?
Our goal is to offer a project that is accessible to the people of the neighborhood, this by including a variety of types of housing that can meet their different needs. We will include social housing, with a large supply of large units for families, rental units, part of which will be affordable under the CMHC National Strategy, we will open the project to citizens with a community multipurpose room that could be managed through an NPO, we will provide premises for artists and we will locate buildings at less than 50%, which will allow a multitude of green spaces and public places for the inhabitants of the district. Canoë will be an exemplary project in terms of sustainable development, but we will make choices throughout the development to keep the project accessible. Rachel Julien has a track record that demonstrates its willingness to imagine projects that facilitate home ownership. This project will be no exception: a Montreal project for Montrealers.
What are the local services that are planned in the project?
We are planning a 30,000 sq. ft. grocery store, a 60-seat daycare, a pharmacy, a medical clinic, a café bistro, as well as office spaces for craftsmen and professional services. We are keen to complete the sector's offer without cannibalizing the businesses on Promenade Ontario and Marché Maisonneuve.
What type of accommodation will there be in the project?
There will be a very varied offer, in fact our desire is to offer a range of different units, of all prices and of all types. Regardless of the types of tenures indicated in an answer above, we will include housing for families, housing for singles and for couples. In terms of typology, we will include 1-bedroom, 2-bedroom, 3-bedroom, 2-storey maisonettes with 2-3 bedrooms and a limited number of studios.
In addition to this rather conventional offer, we offered an innovative product; housing that includes commercial spaces such as "artisan work" or professional office that will directly overlook the Allée des Artistes.
What will be the common areas of the project?
It is planned to include an urban chalet which will open onto a roof terrace with views of the city, the river, and the Olympic Stadium. We will also offer outdoor swimming pools on certain rooftops as well as indoor relaxation areas. A fitness center is also provided for residents.
Will the project require a regulatory exemption from the borough?
Yes, the Canoë project will need a regulatory exemption. This derogation will be made with respect for the community and following established processes.
Do you plan to take the steps to obtain LEED certification?
We are not trying to achieve certification, because we have already done it in the past and from experience the process is very cumbersome, but we nevertheless want to make a forward-thinking project, and achieve performance objectives that will allow us to efficiency beyond LEED certification. We wish to dedicate all the financial investment to actions that will have real impacts such as the quality of the envelope, energy efficiency, gray water recovery and exemplary waste management, to name just a few.
What is the board that includes the Quebec linen site?
The borough asked us to provide a long-term vision for the quadrilateral. With the help of our professionals, we allowed ourselves to dream of an even bigger project for the citizens of the neighborhood. Despite our enthusiasm, it is important to note that we do not own any other property in the quadrilateral. We hope, however, that Canoë, by its location, can have a positive ripple effect for the rest of the sector.