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2015 Neighbourhood Development Plan

Borough of Saint-Laurent, City of Montréal, Quebec

Bois-Franc TOD Plan

Population:  Plan duration:  Total project value:
99, 334
  • Phase one: estimated 10 years (until 2025) 
  • Phase two: estimated 25 years
  • Phase one: $100 million (public investment); $1 billion (private investment)
  • Phase two: $100 million (public investment); $1 billion (private investment)

Transcript

The Montréal Borough of Saint-Laurent, QC, has begun implementing a redevelopment plan that will create a mixed-use, urban neighbourhood within a one-kilometre radius around the current Bois-Franc train station and the future intermodal (train/subway) station. The plan focuses on Transit-Oriented Development (TOD) principles and will guide projects to be built during two phases. The borough will eventually add at least 6,000 housing units and 40,000 square metres of commercial and office space targeting LEED® Silver certification. The new neighbourhood will also include active transportation corridors, green roofs and islands of edible plants. Contaminated properties will be rehabilitated and the borough will encourage building using locally produced materials and recycled construction debris.

With a planned opening in 2025, the Bois-Franc station will become Montréal's third intermodal station outside the downtown area. It will serve the boroughs of Saint-Laurent and Ahuntsic-Cartierville as well as the northwestern part of Montréal Island and Technoparc Montréal, an area that accounts for 115,000 jobs and places Saint-Laurent second among Montréal's employment hubs.

The Bois-Franc TOD initiative will serve as a neighbourhood development model for many boroughs and municipalities.

Results

Environmental Economic Social
  • Reduced fuel consumption, GHG emissions

  • Diminished heat island effect, less stormwater runoff and fewer water pollutants

  • Rehabilitation of contaminated land

  • Property value increase of more than $1.2 billion and annual property tax revenue of $15 million 

  • Significant reductions  in wastewater management costs Reduced costs for energy use and generation

  • Better access to services, businesses and transportation

  • Mixed-use neighbourhood includes affordable housing, commercial space and more

  • 17% of surface area dedicated to parks, with connections for cycling and walking

Challenges

  • Convincing developers to move away from the original concept and align with the borough's innovative vision required negotiations with adjacent property owners to develop an integrated, innovative, sustainable project.
  • The borough had to defend its transit-oriented urban development vision before the Quebec government would consider a commitment to extend the subway system to the Bois-Franc station.
  • With vacant lots, an unstructured industrial environment and the unattractive appearance of Boulevard Henri-Bourassa, the borough's vision seemed unattainable. This underscored differences in development proposals and was evident in considerations for a developing a commercial hub.

Lessons learned

  • Create partnerships with developers by demonstrating support for private-sector interests, and obtain public buy-in through education and consultation before plans are developed.
  • Allow sufficient time for negotiations with developers; the borough required nearly two years for this process.
  • Develop a long-term vision before seeking out developers and articulating a complete concept
  • Base your vision in core values and convictions, then dare to move forward and overcome obstacles and adversity.
Page Updated: 25/04/2016