PPU de la partie nord de L’Île-des-Sœurs

I purchased my property based on a community plan designed by proment corporation and approved by the city. Revising that plan will impact the value of my property. I am not in agreement with the proposed city plan.

You MUST allow proment to complete the Evolo project as intended. Leaving the toweres and green spaces in tact. We bought three years ago and bought into a particular vision and now to hear this garbage from the city is absolutely disgusting!!!! I disagree with social housing and the lower buildings and townhouses being proposed. Put that elsewhere on the island not my neighbourhood. No way. The green spaces must not be touched nor the density of your projects. I bought here because of the proment Evolo original vision. Leave as is and let them finish our community. You are going to decrease values by this rediculous vision the city has. Put your plan in another place and leave pointe nord alone. People also have right to have parking bikes are worse than cars causing accidents and they don’t follow rules. Not to mention they should pay for a bike licence then maybe they’d follow rules like everyone else. I am very unhappy with the city and insist you keep Evolo project to finish exactly as proment said to us in the plans.

Being a condo owner and resident in Nun's Island North in Evolo2, and having now been informed of how our living space may be altered, this is an unacceptable turn of events.

It has been explained to us that the city approved the master plan(we were sold the master plan when buying our condo), and now the city has the audacity to change its mind?

In what business world do you not honor a signed agreement? As a resident, I expect the city to do what is best for its residents and constituents - the reason we live in Nun's Island North is because it provides beautiful surroundings where all the buildings and green space flow.

The master plan by the developer which was sold to us as well as to the city - should remain. There is a level of residents that reside in Nun's Island North that needs to be protected - therefore we want the master plan of the developer to remain.

Thank you for your time and trust that our faith in the city will be justified - you need to honor commitment as in any other business.

I am of the opinion that if the builder was given an agreement by the city to build as per their plan it is morally and ethically unjust for the city to come in and tell them that this plan that has been in place for over a decade is now no longer valid.
We purchased our property at pointe Nord 3 years ago and are moving from the west island in December of this year in order to live in an area that we saw a vision of our own neighborhood as per the plans shown to us by Proment.

The cities involvement will only hurt that vision and will cause many more problems than will help.
We will lose valuable green space and there will be a greater congestion in the area....the REM has yet to be completed and trying to force people to not take private vehicles will simply not work...people must be given a choice.


I am against the cities plan....it is not acceptable that the city changes the game at the 11th hour and tries to force the area to be something it was not meant to be.


The work being done at Place du Commerce should not be included on the Pointe Nord plans!

My opinion related the area Pointe Nord:

Imagine that you bought a ticket for hockey game of Habs and Washington. They played two periods and the administration changes the rules of the game, changes the size of goal and of field, the number of players, replaces the ice with grass ...
Give the chance the developer Proment to finish his game according to his philosophy, principles and, most importantly, according to the rules that existed before and we will get another pearl of Montreal - Pointe Nord

Former and future resident Pointe Nord Sergey Kruglov

The most important is to develop the vacant land next to the nord site of the new Champlain bridge respecting values and design features already implemented in the already constructed part - comprising Evolo 1, 2, S and X, Zuni, and new MYX building under construction.
The project being in development by Proment attracted new residents due to offering a great balance between the occupation density, access to the river, views, green spaces, transportation by cars, bicycles, pedestrian access and public transportation towards city centre (the last item has to be improved still).
The new plan presented by the city greatly changes the characteristics of the present land use in this area and will have a negative impact on level of satisfaction for most of the present residents.
We strongly believe that the plan developed by Proment offers better life quality and enjoyment of space and will keep the positively affect the property values in our area.

I live at Pointe-Nord, Ile-des-Soeurs, and own a property in one of Evolo towers. I told every one regarding this subject that it is worth every dollar that I put on my property. The buildings and living environment have been beautifully planned and designed, in perfect harmony with the surroundings. It is the best work I have ever seen.

Look at downtown, Montreal, new buildings are squeezed on every inch of land, neighbours may shake their hands on their balcony. If you want to take a walk, do it on sidewalk next to driving way, or on driving way itself. I say "Good luck, folks." Where is life quality there? As a citizen of our city, I ask you, the governor of our housing, to open your eyes and compare the qualities of our living environment. Based on all the taxes I paid, I know this request is not too much.


Regarding the development of housing at Pointe-Nord, Ile-des-Soeurs, I appeal to the city:

* I want more green space, less land occupying.
* I want high quality property, plus high quality living environment.
* I want my city to provide world-class properties and green design so that it attracts more investors and tourists.
* Pointe-Nord is my home, my community. I want walking space, biking space, parking space and beautiful garden.

Montreal is one of the best cities in the world, in my opinion. Please make it better.

Hi there,

I’m a resident of point nord, in Evolo 2, a proment building and my parents are a resident of evolo 1, which is also a proment development. We invested in point nord because of Proment’s master plan and if the city changes the master plan that proment originally sold us on, we will not invest further in point north. We are paying more to be part of a world class community and the current proposed plan by the city will drop the world class community statues we have in North. We were hoping to buy a penthouse in the Nex building and as of a right now, we have decided to stop investing on nuns island. We support Proments original plans and we hope the city goes ahead and approves proments original master plan.

Thanks,
Mary

Hi there,

I’m a resident of point nord, in Evolo 2, a proment building and my parents are a resident of evolo 1, which is also a proment development. We invested in point nord because of Proment’s master plan and if the city changes the master plan that proment originally sold us on, we will not invest further in point north. We are paying more to be part of a world class community and the current proposed plan by the city will drop the world class community statues we have in North. We were hoping to buy a penthouse in the Nex building and as of a right now, we have decided to stop investing on nuns island. We support Proments original plans and we hope the city goes ahead and approves proments original master plan.

Thanks,
Mary

Good day,

My name is Stephen Cohen. Resident on Nun's Island for the past 5 years, in the Pointe-Nord neighborhood.

[REDACTED]

I attended the meetings the office has had with Nun's island residents on both occasions last year and this year. I write to you know as a concerned resident and tax payer of Verdun, Montreal.

My concerns relate 100% to the plans for the Pointe-Nord neighborhood. I purchased here 5 years ago for a few reasons.

1) The reputation, experience and reliability of the developer Proment.
2) Harmonious environment developed with accordance to LEED building and neighborhood standards.
3) A fully mapped out *Master Plan* for the Pointe-Nord neighborhood that took into consideration, green space, excellent views for all residents, and peaceful living.
4) Agreements made by the city to the developer that this above Master Plan would be approved.

It is my understanding now that these plans that myself and many many residents of this neighborhood bought into is now in jeopardy of never being realized. Proment has 1 site left to develop (site closest to the SdC bridge and REM). Their plans include 2 towers, townhouses and low rises (same design as rest of Pointe-Nord) that fit in and compliment 100% the rest of the neighborhood.

We must allow the developer to continue and finish building according to the original Master Plan or we risk immeasurable harm to the investments already made by hundreds of Verdun residents here in Pointe-Nord.

For example. If Proment is forced to increase density white at the same time decrease the height of the towers and also move the towers then views promised to residents of other towers will be 1) Obstructed in ways that were not designed for and 2) instead of looking down onto green space, we will instead look down onto large scale 20 storey buildings that do not belong here rather they would belong in a high density commercial quarter such as Griffintown, not Nun's Island and especially not Pointe-Nord.

Please understand that years of planning by the developer with consultation with many local and international design and architectural firm and hundred of thousands of dollars invested by residents are at stake.

We purchased a condo in Evolo X some 3 years ago and will be taking possession shortly.
Our decision was based on the development of the project as presented by the developer Proment; it was appealing to us for all the urban development presented!!!

A few weeks ago, we were informed that the City of Verdun are evaluating changing the completion of the Pointe Nord, thus changing the overall appearance of the neighborhood by allowing construction of lower buildings with lower quality standards, with more density, less green spaces etc...

As an investor in my unit as well as a future resident of Pointe Nord, I am in total disagreement with these proposed changes for they are contrary to the reasons why we purchased there in the first place...

I hope that the proposed changes will be reconsidered and that we are able to complete the Pointe Nord neighborhood as it was originally planned.

we would like the project to be finished as per initial development plan. thanks

I would like the project to be completed as per initial development plan. Thank you

Je pense que la conception originale de Proment est plus idéalement.

Le design proposé par la ville de Montréal ne correspond pas au genre du quartier. Donc, le nouveau design proposé par la ville de Montréal pourrait nuire à la vue sur le quartier.

Le pont Champlain est une entrée très importante sur île de Montréal. La conception originale de Proment montre une ligne d'horizon unique et exceptionnelle.

La quarter doit conserver un style certain, puisque plus de 70% de la construction du plan directeur de Proment a été réalisée. Par conséquent, la ville devrait laisser livre cours à l'achèvement de plan originale.

Depuis le concept originale du quartier est vert. Le concept original de Proment réservait beaucoup d'espaces verts et de parcs. Cependant, dans le plan de la ville de Montréal, l'espace vert change pour construire un bâtiment. Je pense qu'il obéit à l'idée de quartier verts.

En conclusion, je pense que la ville de Montréal devrait permettre à Proment de terminer son plan tel qu'il a été conçu à l'origine.

I believe that the Pointe nord community has been an amazing development and the barrier that the city has created from the development of the new condos is ridiculous. I am in favor of continuing with the developers ideas on what should be done with the rest of that part of the island, they have done a great job thus far and will definitely continue to do so.

Mobility

• What are the best ways to provide access to the future REM station?

I prefer that the residents of Pointe Nord or Pointe Sud can directly access to the future REM station with the pedestrian tunnel accessibility.

• What means of transportation (automobile, bus, bicycle, walking, etc.) should be given priority in terms of the area’s future development? How can we update and improve the environmental performance of those means of transportation?

The main priority in transportation that we can allow to access the light rail and STM bus station services for the resident user friendly in future development. For the environmental improvement, we should have more green space to allow the residents to direct access by walking distance to light rail or bus station to commute the daily urban transportation.

• How can we get around or go beyond the area’s physical barriers (expressway, parking lots, etc.)?

The physical barriers that the residents have certain limited pedestrian walkway to walk in between Pointe Nord and Pointe Sud to Place du Commerce because the barrier of Champlain Bridge expressway. Under the bridge, we have not seen any pedestrian walkway or bicycle bike path to get any accessible to commute. In the moment, we have some difficulties to walk or commute to access to Plaza "Place du Commerce" for going some groceries supermarket without any private transportation. Moreover, I have not seen any planning how to manage the parking lots nearby the REM station in future development.

Public equipment and services

• What public equipment and services are lacking or difficult to access (education, community environment, health, culture, sports, etc.)?

The Pointe Nord residents are lacking to access the public services at all such as examples (Sport Recreation Centers, health center (Clinic), no social community center, no multi-cultural activities center or nor public library to enjoy the public services at all.

• Taking into account existing and future needs, what areas should be given priority in terms of receiving new community equipment and spaces?

The priority of new community / public equipment must have more green spaces to provide more children equipment or playground to play in the park. Next, sport recreation centers should create more different varieties sports can allow to use for Nun’s island residents.

Environment

• Do the greening and offering of parks and green spaces seem adequate to you? If not, how and where should they be improved?

Pointe Nord section should enlarge more parks and green spaces to enjoy because there has limited size for all of our residents there.

• What would you recommend in terms of the path along the shoreline?

I strongly recommend that Pointe Nord area should provide more enlarging public parks or green spaces to offer because there has only had ESPLANADE DE LA POINTE NORD at the middle of the site.

Housing

• What types of needs should the housing offer meet (social or affordable housing, for families, for seniors, etc.)?
I have strongly disagree to offer or to build the social housing or low income affordable housings in Pointe Nord area.

First, if there will build any social housings or low income affordable housings, our Pointe Nord residents will be affecting lower safety issues.
Next, the low income residents may destroying the environment such as Graffiti or street painting as an example (in Griffintown Montreal South West borough development)
Moreover, currently the Pointe Nord buildings and environment are certified by LEED GOLD from Canada building association. Otherwise, if the municipal urban planning board will plan to build more housing units, it will be destroy the whole community or LEED environmental certifications.

• Where is the most pressing need for such types of housing?

I totally disagree to build higher densities units or buildings in surrounding Pointe Nord area anymore.

Local Economy and Employment

• What are the main needs in terms of businesses and local services? How can we revitalize and consolidate the vocation of Place du Commerce?

Place du Commerce has only had two groceries supermarkets, but still having the limited business sector such as (Walmart supercenter or household hardware stores or fisheries markets, or SAQ wine stores or fruit/vegetable markets for the residents’ necessity)

• What types of businesses and jobs should be given priority there?

I think the priority business should be create as I mentioned above because Nun’s island has few limited category stores. There should be create more different varieties of choices to serve for all nun’s island residents.

Development

• In your opinion, what would be the best way to use the vacant lots and sites to be repurposed?

The first priority must build more pedestrian pathway/walkway and bicycle path for pedestrian used friendly to access the REM station and in between Pointe Nord and Pointe Sud Plaza (Place du Commerce).
The second priority should be build more green spaces or parks to create/offer more children equipment/playground to enjoy more exercises; family activities; and the green environment.
The third priority should be build the public service / center (sport recreation center, multi-cultural center, public library or clinic as CLSC) to serve all the Nun’s Island residents.

• How do we promote a harmonious integration with neighbouring areas?

Please providing more public facilities, public park (green spaces) or public services to integrate for both Pointe Nord and Pointe South residents to use or to share the facilities friendly in our Nun’s island district.

• What maximum building height would be acceptable? And what areas would be best suited to hold the tallest buildings?

I am strongly not recommended to build the tallest buildings or high ratio units’ buildings because of worrying the high densities population will create the huge traffic jams, or will create high volume the pedestrian flows, so those matters should cause a lot of air pollution to impact the environmental.

• Are there any views of interest that you would like to see preserved or highlighted, either within or from the island?

I am strongly highlighted that I am not recommended to build the higher densities of building units / social housings / or any low income affordable housings in future development.
Secondly, I am recommended that the residents of Pointe Nord or Point Sud should easy to access the REM station or Place du Commerce Plaza friendly.
Third, the public transportation should be plan better master plan to let all Nun’s Island to access more friendly or more easily as well.

I am tenant on Pointe Nord with my husband and two children. We have one car and my husband travels frequently, such that My children and I rely on public transit. Here are my views. For the Pointe Nord section of the designated area, I think the city needs to stay with the already established plan and allow the two Nex towers to go up, with the Initial design put forth by the developers. The revised plan put forth by the city does NOT accomplish the goals it set out to meet. The building takes up a larger footprint, takes away MORE green space and there is already very little street parking at the moment on pointe Nord. Why reduce it further? underground parking for residents needs to be maintained. Let the developers stick to the initial plan. I’m not an owner but I agree that this plan should go forward and is the best plan for this particular area, which accomplished the same goals put forth by the city (high density, maintaining green space). As for the Place du Commerce and the entire strip to the south of the highway, I agree that the area is ripe for redevelopment. Agree with the description above re: underutilized buildings set back from street and (mostly) underutilized parking lots on the north side of Place du Commerce. This part of the city could use an INDOOR pool and new community centre with an INDOOR ice rink. Better and more abundant links between the place du commerce strip and the northern tip of the island. Not averse to social housing as long as it fits into the aesthetic, runs with community and cooperative goals in mind and not just plunked down as a dumping ground for the marginalized of society. Need special services: day care, sufficient school spots, social workers etc to assist. Also, I commute on the bus every day. The bus service on the island is deplorable, especially to and from Pointe Nord. Bus schedules and the STM app are not reliable. I waited an hour for a bus on A Thursday night in the middle of rush hour. The REM will not completely alleviate the problem. There is no viable way right now to get from Pointe Nord to the businesses on Place du Commerce and BACK again using public transit. Especially on weekends (178 and 21 don’t run on weekends). No way to get to pointe nord from downtown by bus on the weekends. I really feel trapped on pointe nord most weekends when I don’t have a car. There needs to be a bus route that loops around and connects the entire island, including to the future REM station.

As resident of evolo2, we strongly support stop the development of Pointe Nord which made by city of Montreal.
Currently we have thousands of dwellers but very small green area, and no any community facilities. it looks the developer try to fulfill every inch of northern part by resident buildings, I understand developer's purpose is gaining money, they don't care resident's life quality but we do. we don't like drive to center of Island to have outdoor sports, to go to library, even walk in some green space. we'd like more bus can carry us inside and outside of island such as downtown during week-end, therefore, we suggest to re-purpose northern part by blow priority points:
1. Mobility : please add more line or more frequency of bus to public transportation( metro) at rush-time of working day and weekend.
2. Public facility: outdoor sports ground, stadium, etc
3. Green spaces: public park, kids play ground, walking/jogging or bicycling ways
4. Education facility: more and more young family live in Northern area, we may need more children education facilities

in short, we'd like city of Montreal could help ameliorate our life quality of Point Nord!

thanks for your consideration!

have a great day

We moved to Nuns' Island over 12 years ago mainly because of it's country like (champêtre) atmosphere, green spaces, forested areas, water views and access, low density population, and limited high rise buildings and yet its proximity to downtown Montreal and ease of commuting to other parts of Montreal and the South shore.

If we wanted to live in a heavily populated district with lots of commercial activity and many high rise buildings, we would have moved to downtown Montreal. Over the years, the amount of green spaces and forested areas have significantly diminished and the number of high rise buildings have significantly increased. We are not pleased with the direction that this is going. Nuns' Island is losing its charm and if the building of high rises continue and the open spaces diminish, it will unfortunately resemble many other heavily populated districts which is not desirable.

We need to keep the "champêtre" nature of Nuns' Island and stop Nuns' island from turning into a heavily dense district with high rises all over the island.

Whereas we are in favour of somewhat developing the Place du Commerce area, we are totally against constructing any additional buildings that are higher than 6 stories high and removing any more open areas and green spaces..

Keep the unique and special nature of Nuns' Island! Stop the construction of any additional high rise buildings.

Thank you.

The project by NEX condos proposes a construction of two more Evolo towers, a townhouse complex and another five-story residential building in the north of the island. It is vital that the municipality poses limits to this project for the following reasons:
- Initially the project of the development of Point Nord promised the buyers that the area between Evolo 2 and the new Champlain bridge will be transformed into a park. Now they propose to build four more buildings, including towers that will block the view on the bridge to the residents that purchased their condos on the assurance of the NEX management that they will not have an obstructed view on the river and the bridge.
- The amount of traffic will be overwhelming; the parking space is limited. Already, the residents are suffering from blockages due to the construction of the new bridge. There is only one exit available for each of the following directions: 10O, 15S and 15N and even they get closed on the weekends in an intermittent fashion. Adding new residential buildings will complicate transportation beyond reason.
- New residents with children will require more school facilities. Already, the municipality has to rent out commercial spaces to accommodate the growing population of Nun's island. Adding more residential buildings, stuffed between the current Point Nord and the new bridge, without taking into consideration the needs for schooling facilities will put a strain on the community.
- The environmental impact on the north of the island will be detrimental if more residential buildings are elevated. Nun's Island is renowned for its green spaces. The construction of the new residential buildings by the NEX group will eliminate any possible green space that the residents can enjoy in the north of the island.

Mobility: it is necessary to create a connection between the northern part of the island and Place du Commerce. The access should include the passage for cars and pedestrian/bicycle path. Currently it takes 40min one-way walking time from the residential area of the northern part of the island to the closest groceries and pharmacy. Residents are tied to using the car; public transportation is limited and unpredictable due to traffic. The blockage of the access between Place du Commerce and Point Nord under the new bridge creates overwhelming traffic because there is only one exit to the autoroutes 10 O and 15 N&S.
Public equipment and services and Environment: there are no public services available in the north of the island. The space between current Evolo 2 building and the new bridge could be used to elevate a community center and a park rather than more residential towers.

In summary, the north of the island is already overcrowded with residents without proper access to the commercial spaces, school, community center and exists to the highways. The space around the new Champlain bridge and the REM station should be dedicated to opening passages (cars, pedestrian and bicycle) between Point Nord and Place du Commerce; creating a park/green area for the residents; elevating a community center and facilitating access to the nearest groceries/pharmacy instead of crowding more residential buildings.

OPINIONS REGARDING PPUnordIDS

MOBILITY:
Like most of these surveys, the wording itself indicates that the people asking the questions have already made their decisions. They are simply going through the motions (smoke screen). Do any of them even live on IDS? I seriously doubt it.
Yes, automobile use is strong on IDS, and that is the way most owners want it.
Since car owners are the only ones who pay licensing fees (driver’s licenses, auto licenses, etc.,) they, and they alone, carry a heavier burden on road repairs than pedestrians or cyclists, then they should have greater say in the matter.
Pedestrian and bicycle paths are as plentiful as they should be. Most pedestrians and cyclists on IDS also have automobiles, and they see no reason why pedestrians and cyclists should have priority over automobiles.
Public transportation (ie: busses) to and from the REM station should be available to all on IDS, and AT NO CHARGE. This would, in itself, attract more riders for the REM.
If you dare, try to leave the island at 08:00 to go downtown, or try to access the island at 17:00 from downtown. Then you will see for yourself that this project is wrong.
The last thing IDS needs are more housing units.

PUBLIC EQUIPMENT AND SERVICES:
Everyone seems to forget that the reason IDS became such a desirable place to live is that is was a smaller community, and what we have is sufficient, as long as development STOPS. Otherwise, current owners will most likely move even further away from the city.
If this project does go through, even if most citizens oppose it, then why not use the current GOLF COURSE area, since the current owner of the course is ignoring all the city bylaws anyway.

ENVIRONMENT:
The current parks and green spaces are more than adequate.
Adding even more buildings will surely NOT give the current citizens more green spaces. It will only reduce them.
Paths along the shoreline: Good idea, but way too late. This should have been done at the very beginning of the development of the island. Not now!

HOUSING:
Given the high property taxes being paid by the current citizens on IDS, why would we want any community housing? Also, adding an additional 3700 housing units will only add to the traffic. How would that help its current citizens?

LOCAL ECONOMY AND EMPLOYMENT
The reason why the northern part of IDS is mainly commercial and financial, is because that was how the island progressed, naturally. No reason to change it. We are not now, or ever wanting to be, looking to increase the economy or employment on the island. IDS was looked upon as a quiet haven close to downtown. This project would destroy that image.

DEVELOPMENT:
If you were to ask the current citizens of IDS whether or not this project was something they wanted, I would be extremely surprised if more than 10% would agree. But, like most cities, they ask for the opinions of the citizens, and then ignore them.
If the vacant lots are to be used, keep them as GREEN SPACES. Don’t develop them.
Maximum Building Heights: What a joke! Whatever the by-laws were, they were ignored by the developers, and/or the city changed the by-laws to accommodate the developers. One only has to look at the most northern part of the island (north of the highway 10/15). There used to be a driving range there, and the city could have used all that land as GREEN SPACE, but they chose to have it developed, adding more property taxes for the city of Verdun, adding more traffic, but at the expense of its citizens. Not exactly environmentally friendly. Now the city of Montreal wants to do it again.

FINAL COMMENTS:
IDS used to be ‘minutes from downtown, but like living in the country’.
Now, IDS is becoming more ‘one hour from downtown, and living like it was downtown’,
IDS is at its limit population wise. Don’t make it worse.
If this project goes through, you will kill the spirit of IDS permanently. There will be no going back.

To begin, I would like to express that I believe that transit-oriented development is great. I agree that we should favour active and transit-based displacement, and I am a current public transit user and very excited about the transit options becoming better where I live. I generally support the idea of redeveloping the island's commercial hub, and look forward to nice buildings being built along the highway where there is currently a concrete wasteland of large parking lots.

That said, the PPU responds to principles of TOD, but not to the needs of Nuns' Island. While better bus service to travel within the island is a wonderful idea, it is a wish that is not predicated on anything substantial. If the whole Island were served well by rail transit, then developing all of it as TOD would make more sense, but as-is the PPU does not help the current residents of the island. They still need to get to the current commercial hub, la Place du Commerce, and will do so by car for the foreseeable future.

Firstly, there is currently a strong preference for car-based transport. If we are to remove all surface level parking lots to put them underground, there needs to be an understanding that enough spots are required in order to meet the current reality of the island rather than hurting our quality of life. Adding more residents in the area once the REM is here may mean that they will abandon their cars for REM, but this transition takes time and reducing the parking-to-resident ratio to 0.75 does not take into account this transitionary period. Instead, by allowing the ratio to be higher, around 1.3, we can respond to the current demand, transitionary demand, and in the eventuality that public transit becomes a better way to travel, we will simply have unoccupied underground spots which could eventually be converted into basement floors or other.

Secondly, there is greenery in the PPU but no major new park, and I think that is a bad idea which ignores the whole city-garden feel of the rest of the island. Currently, the Place du Commerce area does not have enough green in it, and for this proposal to not do anything drastic to change that is a major issue for residents, present and future, of the island. We need and want more parks, and we aren't being given any.

Thirdly, Nuns' Island has a very weak café/restaurant scene. While it would be wonderful to have more options, the history of the island is one in which locals, with very few exceptions, head off-island to enjoy meals. Many restaurants have opened and closed with a high turnover, and simply adding a few thousand residents will do nothing to change that. Even having the REM does not guarantee that more commercial space will be occupied. Therefore it seems unrealistic to envision as many commercial options as the PPU puts forward.

Lastly and most importantly, as a resident of Pointe-Nord, I fully enjoy living not just on Nuns' Island but in my little neighbourhood. I chose to live here and invested a lot of money to do so because I agreed with the master vision of the developer. I am extremely concerned with the changes that the PPU brings forth regarding my neighbourhood. It would mean shorter, fatter towers and that is contrary to the vision I purchased and I believe that it is unfair and immoral for the city to simply change my day-to-day reality so suddenly. It will make a material impact on my life. Therefore, I do not believe that Pointe-Nord should be included in this PPU and I advocate for it to be allowed to be finished in the same style that it currently adheres to. In fact, I believe that the rest of the Place du Commerce area should use Pointe-Nord as an example of what to do right.

Prioritize the environment, in such a way that will also be beneficial to residents… Pointe-Nord is in need of a proper green space, not just a plain round spot, but one which is landscaped with trees and shrubs, which includes integrated seating or benches or chaises, which offers views mixed within it, which can vary in elevation and slope (relief), which may even include an area with outdoor fitness installations.

Next, the dog population on Pointe-Nord alone is already very high. Dogs are frequently left unleashed in public spaces where it is forbidden, such as L’Esplanade and on the shared pedestrian and bicycle path all along the shoreline. Some dog owners also still fail to take responsibility for their dogs and lack basic consideration to their neighbours and community by leaving their pets’ poop on the sidewalks and adjoining green spaces…It is just unseemly, and constitutes poor neighbourly manners. The dogs in our community should have their own enclosed space in which they may play, socialize, run free…and do their ‘business’. Perhaps the more public venue complemented with visual aids will also induce those currently lacking it to act more responsibly; poop bag dispenser(s) can be installed, dog park regulations/etiquette sign(s) can be installed. Therefore and since the dog population on Pointe-Nord is concentrated in a relatively smaller area, I believe the addition of a designated dog park in Pointe-Nord is warranted, ideally and logically situated and designed…perhaps closer to the areas on either side of the new Samuel-de-Champlain bridge (South or South-East side of Boul. René-Lévesque.

Once the environment is privileged and enhanced, green space is dedicated for residents, and a dog park is added, any further residential development I believe should be conceived in a manner that ensures continued harmony with the Pointe-Nord development thus far…in terms of architecture, perspectives, views, visual appeal and so forth.

On the topic of accessibility between Pointe-Nord and the area comprised of Place du Commerce, going through the upcoming REM installation, I believe that it is necessary and that it should be made safe and properly designated for pedestrians, cyclists, and motorists alike, thus easy, pleasant and inviting to travel or move through…Must be smart about the conception of it all!

(Re-)development Place du Commerce…The area just has to become environmentally and visually appealing. Wide sidewalks would be nice and comfortable, dressed up with appropriate ‘greens’. It is a main thoroughfare, with automobile and bus traffic, and I believe the advent of new residents all around will only increase the vehicular traffic by some relative measure…I believe this is still a reality even with our relative heightened sensibilities and concerns with respect to the environment. Not everyone will convert or changes habits overnight nor all at the same time. I don’t think reducing the existing 4-lane (2 each way) thoroughfare down to 2 (1 each way) is good; the narrowed perspective will be visually taxing…perhaps same as very tall buildings closer to the road. I don’t think there should be parking on the road. Bike lanes can be street level, to make the pedestrian experience on the much widened sidewalks much more enjoyable, but without taking away any portion of road dedicated to motor traffic and dedicated bike stop signs should at least be installed. I would be for limiting asphalt parking surface to reduce urban heat island effect, within feasible terms and compensated by indoor parking as required, free of charge. Enhancements to commercial/merchant offerings would be good…

Regardless of how the Place du Commerce area gets revamped or redevelopped, I urge you to consider the following installation at least at all the roundabout pedestrian crosswalks as they currently pose a real and heightened safety concern…

Button-activated flashing pedestrian crosswalk sign:
https://trafic-innovation.com/products/led-pedestrian-crosswalk-traffic-sign/?lang=en

Crosswalk flashers on the road (perhaps less effective in our case with winter):
https://depositphotos.com/234455378/stock-photo-pedestrian-walks-intelligent-zebra-crossing.html

Public transportation service by way of bus should be maintained within the island, including access to and from Pointe-Nord. Also, I believe bus service to downtown, from either side of the island, should also be maintained for added flexibility for those who will either need or desire to arrive at their destination by way of a single trip. Though there currently is some overlap between buses 168 and 178, they do go their separate ways at some point once downtown. Furthermore, while bus 168 covers Place du Commerce and that side of the Island on the return trip, bus 178 is best for Pointe-Nord residents/access…the issue(s) around these two buses is a bit trickier.

When there is occasion for new development, whether it be residential, commercial, public space and so on, it should be considered as a golden opportunity to surpass previous standards, to innovate and be creative, to reflect the unique character of the community concerned, to represent a model of all good things (e.g. overall design, functionality, the environment, and tranquility) for other communities/municipalities locally, nationally, and across the world.


With sincere thanks.