Construction

Former Manoire Montefiore seniors facility to become a residential apartment building

Three and  a half years after the Manoir Montefiore closed as a seniors residence,  the highrise at the corner of Cavendish and Mackle will be transformed into a residential apartment building.

Jadco, the company behind the Équinoxe project on Marc Chagall, purchased the property from  Réseau Selection. They will be granted a permit to proceed with renovations since there are no zoning changes requested nor is the façade being altered.

Montefiore
Manoire Montefiore present-day.

The timing, of course, is not ideal. Excavation work will begin soon followed by as much as an 18-month construction period for the second Equinoxe building.

There are presently 130 units in the Montefiore building. Jadco has proposed 94 units for their rejigged project – 43 one bedroom and  and  51  two bedrooms. The area of these units are conforming to the city by-law.  There will be about 90 interior parking spaces, including 14 new ones to be constructed in what is now a dining area. In addition, an outdoor lot will accommodate 23  more vehicles.

I will provide more news as it becomes available.


Developers provide update on Equinoxe Marc Chagall - first units to be delivered in July

The first phase of the  Equinoxe Condo Rentals on Marc Chagall is moving along at a good pace. It has been more than a year since work began on the project. I need to remind everyone that this land was zoned for a high rise 30 years ago by a former council. We were able to lower the height of the two buildings from 16 to 14 floors. It could not go any lower than the highest property – the Marquise.

In order for the residents of the four existing high rise condominiums and the one town house complex to have a mode of communication with the developers, I established an ad hoc committee. Over the course of several months meetings were organized with representatives from the condos, the developers, myself and city officials. This helped us set the table for complaints and concerns to be dealt with. One major complaint was the fact construction was permitted on Saturdays. In an agreement reached, the developers agreed to limited work on Saturdays and no Sundays. As of March 15, 2018 only interior work is permitted on weekends.

Nothing is perfect and unquestionably we will face many more challenges as the project continues.

In our most recent meeting, developers Andre Doudak and Alex Bouhadana  provided some interesting news.

Equinoxe-CSL-La-Reception-1

The first units will be delivered to new residents in July. Rentals are already at close to 75 percent. Residents will move in stages over the summer and early fall. Tower One will have 170 units instead of the original 187 planned as a number of the units were enlarged.  Excavation work on Tower Two is expected to begin soon. That will be 100 units instead of the originally planned 110.  So in total 27 less units means fewer cars and that is good news for everyone.

It will have taken 18 months to deliver the first building. The second will take longer because of the fact no Saturday or evening work is permitted under our new bylaw. It is estimated all of the work will be done no later than  the summer of 2020.

2788-jadco_equinox_Piscine_001-1

According to Mr. Doudak, most of the people who have signed leases are already residents of CSL who have decided to sell their homes and condos. “It will not be a transient  population,” he promises.

Indoor parking spots will exceed what our bylaws ask for. There will also be outdoor parking in the back for up to 40 cars.

The one major issue we have tried to resolve for the past year has been parking during work hours. There are close  to 200 workers per day and they take up spots all along Marc Chagall, Mackle and even some of the musical streets. We leased them land for temporary parking. That worked in the winter when it was cold. But when the temperatures dipped, cars were sinking. Two hour parking rules were instituted, but residents complained and asked us to repeal this.

When Tower One opens, some workers will be able to park inside. City Manager Tanya Abramovitch attended our meeting and she advised everyone that we will add 12 new parking spots (currently no parking zones) on Marc Chagall. We looked for a consensus around the table regarding whether two hour parking should be discussed again, four hour parking instituted or the status quo (for better or worse) prevail.  The latter is how we will proceed for now.

Work on cutting down the hill on the snow dump cannot begin until June. It is solid as a rock and the equipment we rent to undertake this 100 hour job cannot make a dent in the mountain until then. Once that is cleared, we can look at making part of the dump available for the  workers  to park until it snows – making the temporary lot feasible again..

There was a lot of talk regarding cleanliness of the street. The developers have agreed to have the street cleaned three days a week. The city will also use its sweeper. If any cleanups are not completed, the city will send in a crew and bill the developer.

Finally let me address the topic of noise. Work is not supposed to begin until 7 am. nor is it permitted to go past 9 pm. In the past week alone I have received countless complaints about vehicles arriving on site as of 5:30 am and making large beeping noises as they backup. There have also been reports of the dumpster being emptied as late as 10:30 pm Our Public Security patrols are monitoring the site as best they can and I am encouraging residents of the neighbouring buildings to continue to advise me of any violations. The developers are committed to dealing with this, noting the problem often comes about as a result of sub-contractors of sub-contractors not following the rules. Clearly we need to address the chain of command.

The developers will be represented at my District 2 Town Hall meeting on Monday night, June 4 (7:30 pm) at City Hall.


New City Hall/Library Parking Lot gets good reviews

I am pleased to report that I have been getting nothing but positive reviews regarding the reconfiguration of our CIty Hall/Library Parking Lot.

IMG_1950Last spring a contract was awarded to Groupe TNT Inc. in the amount of $1,941,716.78. The work included the reconstruction of the sidewalks and curbs, the replacement of the lighting, the installation of security cameras, the asphalt paving, the installation of new park benches, bike racks and recycling  and garbage containers.

We began work on the project on July 5  and it was carried out in three phases in order to minimize the impact on the public. This first section of the parking lot, which included 62 parking spaces, was opened on August 7. Phase Two, the central part of the parking lot,  was paved on September 11. Phase Three, which included the Cavendish entrance,  was paved on October 16, and opened to the public on October 31 following the installation of the signage. The landscaping was substantially completed in November. The park benches, recycling garbage containers, bike rack and street lights were installed in December. The activation of the electric vehicle charging station was done in early February.

IMG_1955

Work left to be completed includes the installation of the security cameras.  Three additional large caliper oak trees will also be planted in the spring as these types of trees do not tolerate well transplanting in the fall. A total of 45 trees were planted to date.

IMG_1958Besides the fact that this is now safer parking lot to navigate by car or on foot, what most people appreciate is the wide drop off zone. No longer does a vehicle have to circle continually because someone is honking behind them.

IMG_1963I wish to thank Marianne Zalal in particular from our Urban Development Department and of course Director Charles Senekal for their tireless work on the project. When some residents expressed concern about the number of trees we needed to cut, In called an emergency meeting with Mayor Mitchell Brownstein. We proceeded to make changes to the plans and sacrificed a number of new spaces to ensure some healthy trees remained in place.

I look forward to everyone enjoying the full beauty of this new area when the nice weather returns in late spring.

 

 


Construction moves at a quick pace on Equinoxe Rental Condos on Marc Chagall

Concrete pouring is nearly complete for Phase 1 of the new Equinoxe Rental Condos on Marc Chagall Avenue in District 2.

I will remind everyone that this land was originally zoned high-rise residential by a previous council 30 years ago. Working began last spring. The developers are nearing completion of the concrete structure of the building itself, pouring the floor slab of the 12th floor at the time this report, leaving only the penthouse level to complete. The ground floor is now closed and portions all the way up to the fifth floor have now been closed , meaning interior work is underway. The builders have made great progress on this project despite the harsh winter weather we have experienced so far this year.

Equinoxe

According to building officials, rental deposits are going very well and they are on target for people to move in by July 1. We should know very soon if they will begin work on the second building in the spring. It would be nice to see all of this construction over by the summer of 2019.

The city is working with the builders to mitigate the ongoing nuisances in the area and the builders have been cooperative to date. New signs for parts of Marc Chagall and Mackle will soon be installed to limit the amount of hours vehicles can park their during the day. This is meant to encourage construction workers to use the temporary parking lot we opened. There are a few matters we must resolve before e signs are installed.

As for Saturday construction work, that will be restricted to indoor work by the middle of March as per an agreement we reached with the owners. This will amount to very good news when Phase 2 begins and residents can once again enjoy Saturdays without that unfortunate noise pollution.

 


Phase Two of the City Hall/Library Parking Lot project will be paved soon

As Phase Two of the City Hall/Library Parking Lot project is under way, we have been getting questions regarding the pedestrian access to the building.

For this week, pedestrians are being directed to the temporary stone path that runs from Sir Walter Scott to Cavendish, on the south side of the parking lot.  The contractor will be bringing more signs to direct the pedestrians from the back of the lot towards this path.  He has also adjusted the temporary fence and its supports following a complaint received about a possible tripping hazard risk.  
 
Weather permitting, we expect that Phase Two of the parking lot should be paved by September 1.  This will provide parking in the area that is presently under construction and the sidewalk for pedestrian access towards the back entrance.  The contractor has been advised that this sidewalk closer to the building is a priority and he is working to see if it can be done sooner than later.
 
The entire project should be completed by October.
MeetingParklot
Residents take part in a meeting about the parking lot construction.
 
Last week we invited area residents to City Hall to get a closer look at exactly what this project will look like upon its completion. I met with a number of residents from Marc Chagall and Sir Walter Scott. There was a request for us to save even more trees than originally planned. We have done so and as a result there will be eight less new parking spots than originally envisioned.

Temporary main entrance to City Hall/Library Parking Lot

Starting  on Monday, August 7, access to parking spaces at the City Hall/Library parking lot will only be via the Sir Walter Scott entrance. See the map below to locate this temporary entrance.

Work on this large-scale project is continuing at a nice pace. Anyone wishing to receive more information, please join me at City Hall with Project Manager  Marianne  Zalzal on Monday,  August 14 (5 pm)  where we will answer any questions and show a new mock up of the final design. As the result of consultations I carried out in July with the mayor, we have decided to fell less trees and plant many new ones. We also changed the design of a proposed bike path.

For anyone driving to City Hall via Sir Walter Scott, please make sure to use the turnaround at the end of the street. Do not drive straight inside! When leaving the lot, drive slowly!

http://www.cotesaintluc.org/announcement20170804a

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Temporary main entrance to City Hall/Library Parking Lot

Starting  on Monday, August 7, access to parking spaces at the City Hall/Library parking lot will only be via the Sir Walter Scott entrance. See the map below to locate this temporary entrance.

Work on this large-scale project is continuing at a nice pace. Anyone wishing to receive more information, please join me at City Hall with Project Manager  Marianne  Zalzal on Monday,  August 14 (5 pm)  where we will answer any questions and show a new mock up of the final design. As the result of consultations I carried out in July with the mayor, we have decided to fell less trees and plant many new ones. We also changed the design of a proposed bike path.

For anyone driving to City Hall via Sir Walter Scott, please make sure to use the turnaround at the end of the street. Do not drive straight inside! When leaving the lot, drive slowly!

http://www.cotesaintluc.org/announcement20170804a

Image may contain: outdoor
Image may contain: text and outdoor
 
 
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Temporary main entrance to City Hall/Library Parking Lot

Starting  on Monday, August 7, access to parking spaces at the City Hall/Library parking lot will only be via the Sir Walter Scott entrance. See the map below to locate this temporary entrance.

Work on this large-scale project is continuing at a nice pace. Anyone wishing to receive more information, please join me at City Hall with Project Manager  Marianne  Zalzal on Monday,  August 14 (5 pm)  where we will answer any questions and show a new mock up of the final design. As the result of consultations I carried out in July with the mayor, we have decided to fell less trees and plant many new ones. We also changed the design of a proposed bike path.

For anyone driving to City Hall via Sir Walter Scott, please make sure to use the turnaround at the end of the street. Do not drive straight inside! When leaving the lot, drive slowly!

http://www.cotesaintluc.org/announcement20170804a

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Letter to residents regarding the City Hall Parking Lot Reconstruction/les travaux de reconstruction du terrain de stationnement

The following letter was issued by Mayor Mitchell Brownstein and myself.

As many people have noticed by now, Côte Saint-Luc has started work on the reconstruction of the parking lot behind the City
Hall and Library. We’re doing more than just repaving. We’re improving the way it’s configured in order to remove the excessive turns, which create risks for pedestrians. We’re also adding two charging stations for electric vehicles and creating more parking spaces for cars to park.

We have been fortunate to have a parking lot with so many trees not just around the edges, but within the parking lot itself. Our goal at the start of this project was to save as many of these trees as possible by transplanting them elsewhere. We are saving up to 70 percent of the trees and have transplanted 28. Of course, we would have preferred to have saved all the trees. However, of trees that are being cut their roots were too deep to survive transplant or too small to justify the cost while new trees can be planted of similar size or they were sick or damaged in some way. It didn’t make sense to move the sick trees as the cost to transplant a single tree is about $2,000. We decided to transplant the healthy trees, which cost $53,000 in all. All the trees being cut will be replaced with new replanted trees.

Some residents have approached us to see if any changes to the next phases of the project can be undertaken to save more trees and enhance the greenspace. We have carried out a number of meetings with residents in recent days. Our project manager has subsequently agreed to a number of changes.

As many as four mature trees that would have been felled in the next phase will be saved. As a result, we will sacrifice several
new parking spaces. A bike path originally planned along the Avenue will be downsized significantly. Instead of a concrete path, we will make it all green and will plant an entire new line of trees not in the original plan. We will also be adding new lighting along the path. More greenspace will be added to the islands of the lot with more new trees. The benches that have been removed along the current pathway will be placed in new temporary spots for the summer. We are consulting with the individuals who use these spaces the most to determine the best permanent place for them to be installed when construction is over in the fall.

On Monday, August 14 at 5 pm, our project manager will host an information session at City Hall to show the updated plans and answer questions. No trees should be felled in the interim. This parking lot was in desperate need of repair. We have heard from many seniors and those with limited mobility over the years that the lot needed more spaces. The new parking lot will provide more spaces, be safer for pedestrians, and maintain the green canopy you have come to expect.

We wish to thank the residents who contacted City Hall for their valuable input and look forward to your continued feedback.
Marc Chagall construction update With the excavation stage of construction for the new high-rise apartment building on Marc Chagall Avenue drawing to a close, the next phase (after a two week construction holiday shutdown), will increase the number of workers on site.

Our ad hoc committee of representatives from the five neigbouring condo associations have expressed concern from the start
about a lack of available parking spots for residents and their guests. We met with the executive of Les Cours Marc Chagall recently to advise them that we plan to open a temporary parking lot for workers on the greenspace next to their complex. This area will be safely fenced in. It is the commitment of this council to relocate Isadore Goldberg Park to this section once the lot is no longer needed. Our lease with the developers is for one year.

If you have any further questions, please contact us at City Hall.

Parkinglot

Les travaux de reconstruction du terrain de stationnement


Comme beaucoup ont pu le constater, Côte Saint-Luc a commencé les travaux de reconstruction du terrain de stationnement derrière l’hôtel de ville et la bibliothèque. Nous faisons bien plus que réparer la chaussée : nous améliorons la configuration du stationnement pour éliminer les courbes trop prononcées qui peuvent constituer un risque pour les piétons, nous installons aussi deux bornes de recharge pour véhicules électriques et nous augmentons le nombre de places de stationnement.

Nous avons la chance d’avoir un stationnement où il y a beaucoup d’arbres, non seulement en bordure du terrain mais aussi à l’intérieur même du stationnement. Au début du projet, notre objectif était de préserver le plus d’arbres possible en les transplantant ailleurs. En fait, nous pourrons conserver jusqu’à 70 pour cent des arbres et nous en avons transplanté 28.
Évidemment, nous aurions préféré garder tous les arbres. Toutefois, parmi ceux qui sont abattus, certains avaient des racines trop profondes pour survivre à la transplantation, d’autres étaient simplement trop petits pour justifier le coût de la transplantation, étant donné qu’il est possible de planter des arbres de même taille, et certains étaient malades ou endommagés. Il était insensé de déplacer des arbres malades puisqu’il coûte environ 2 000 $ pour transplanter un seul arbre. Nous avons donc décidé de transplanter les arbres sains, ce qui a coûté 53 000 $ au total. Tous les arbres abattus seront remplacés grâce à la plantation de nouveaux arbres.

Certains résidants nous ont contactés pour que des changements soient apportés pour les prochaines phases du projet afin de
préserver un plus grand nombre d’arbres et d’améliorer les espaces verts. Nous avons organisé des réunions avec les résidants ces derniers jours. Notre gestionnaire de projet a ensuite convenu d’un certain nombre de changements.
Quatre arbres matures qui devaient être abattus dans la prochaine phase seront préservés. Nous devrons cependant sacrifier plusieurs places de stationnement.

Le projet de piste cyclable longeant L’Avenue qui était prévu au départ sera réduit de façon importante. Au lieu d’un sentier asphalté, nous avons opté pour de la verdure et nous planterons une rangée d’arbres qui n’étaient pas dans le plan original. Nous installerons des lumières additionnelles le long du chemin piétonnier. D’autres espaces verts seront ajoutés aux ilots dans le stationnement, y compris de nouveaux arbres. Les bancs qui ont été enlevés le long du sentier actuel seront placés ailleurs de façon temporaire pour l’été. Nous consultons les personnes qui utilisent le plus ces espaces pour trouver le meilleur endroit où les installer de façon permanente une fois les travaux terminés cet automne.

Le lundi 14 août à 17 h, notre gestionnaire de projet animera une séance d’information à l’hôtel de ville pour présenter les nouveaux plans et répondre aux questions. D’ici là, aucun arbre ne sera abattu. Ce terrain de stationnement avait grand besoin de réparations. Beaucoup de personnes âgées ainsi que des personnes à mobilité réduite nous disaient depuis des années qu’il n’y avait pas assez de places de stationnement. Le nouveau terrain de stationnement offrira plus de places, il sera plus sécuritaire pour les piétons, et préservera la couverture végétale à laquelle vous vous attendez. Nous tenons à remercier les résidants qui ont communiqué avec l’Hôtel de Ville pour leur précieuse contribution, et nous espérons
continuer à recevoir vos commentaires.

Mise à jour au sujet de la construction sur Marc Chagall

Ce sera bientôt l’étape des travaux d’excavation pour le projet de la tour d’habitation sur l’avenue Marc Chagall. Après l’arrêt de deux semaines pour les vacances de la construction, cette étape entraînera une augmentation du nombre d’ouvriers sur le chantier.  Notre comité consultatif formé de représentants des cinq associations de condos voisines exprime des inquiétudes depuis le début concernant le manque de places de stationnement pour les résidants et leurs invités.  Nous avons rencontré la direction des Cours Marc Chagall récemment pour les informer de notre intention d’ouvrir un terrain de
stationnement temporaire pour les travailleurs sur l’espace vert près de leur complexe. Le terrain sera clôturé de façon sécuritaire.

Le conseil actuel s’est engagé à relocaliser le parc Isadore Goldberg à cet endroit lorsque le stationnement ne sera plus nécessaire. Nous avons un bail d’un an avec le promoteur.

Si vous avez des questions, veuillez communiquer avec nous à l’Hôtel de Ville.
 


Major work on the reconstruction of the City Hall/Library Parking Lot Underway

As many people have noticed by now, Côte Saint-Luc has started work on the reconstruction of the parking lot behind the City Hall and Library. We're doing more than just repaving. We're improving the way it's configured in order to remove the excessive turns, which create risks for pedestrians. We're also adding two charging stations for electric vehicles, a bike path and creating more parking spaces for cars to park.

We have been fortunate to have a parking lot with so many trees not just around the edges but within the parking lot itself. Our goal at the start of this project was to save as many of these trees as possible by transplanting them elsewhere. We are saving approximately 70 percent of the trees and have transplanted 28.

Please see this video.

Of course, we would have preferred to have saved all the trees. However, of trees that are being cut their roots were too deep to survive transplant or to small to justify the cost while new trees can be planted of similar size or they were sick or damaged in some way. It didn't make sense to move the sick trees as the cost to transplant a single tree is about $2,000. We decided to transplant the healthy trees, which cost $53,000 in all. All the trees being cut will be replaced with new replanted trees.

To sum up:

-We will have a new, safer parking lot ;
-We saved approximately 70  percent of the trees in the existing parking lot;
-We will replant new trees for all those that were cut;
-We will have two electrical charging stations for electric cars;
-We transplanted 28 trees of the old trees from the parking lot to locations across the city.

Parking Lot
Work begins on the project.

 

This lot was in desperate need of repair. How many people, the majority seniors and those with limited mobility, have we heard from in recent years complaining about the fact they could not find a spot when attending special events? 

As for the benches that many people congregate on, I have now received confirmation that  a crew move the seven benches along the path on the south side of City Hall and have them placed east of the parking in the area between Sir Walter Scott and Marc Chagall to provide seating for the residents of the area. They will be  placed under some shade as much as possible.  If necessary, special umbrellas will be added. 

I want to thank the residents who contacted myself and the mayor for their valuable input.