Transformation of the Bonaventure Expressway at the Downtown Gateway Public art: at the heart of the Quartier Bonaventure Development Plan

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1 Public art: at the heart of the Quartier Bonaventure Development Plan The preparation of a public art development plan has proven to be a valuable tool for showing the Quartier Bonaventure to its best advantage. Art appeals in a special way directly to the senses, memories, and emotions of its viewers. The Bonaventure project's use of public art is meant to leave a lasting impression. The end of the expressway and the start of the arterial boulevard will be identified by a monumental work of art highlighting the transition. The plan also envisages a distribution of public art in various locations throughout the district. These sites include not only the public space and domain, but also the private domain and semi-public locations. The plan calls, in particular, for the following works of art : 1. a monumental work of art identifying the southern threshold of the project; 2. a work of art identifying the northern threshold of the project; 3. an environmental work of art in the public place; 4. works of art in the private domain (with semi-public access); 5. works of art integrated into the passageways under the CN rail viaduct; 6. temporary works of art on the walls of the construction site. A remarkable city gateway provided by an innovative concept of urban lighting The city s gateway will be exceptionally striking, both in daylight and at night, since a concept of urban lighting will allow the proposed developments to be shown to their best advantage. This concept : will highlight the exceptional nature of Montreal s downtown gateway; will extend development of the public domain in Montreal's Quartier international and the surrounding neighbourhoods; will show to advantage the gateway s street furniture and urban landscape; will improve the illumination of the trees and plants, enhancing the large and small public places, parks and terraces; will illuminate the walls as well as the passageways under the CN rail viaduct.

2 Quartier Bonaventure: Urban Reconstruction Project Inspired by the Magic of its Location The Bonaventure xpressway transformation is an urban reconstruction project that is unique in Quebec. It redefines the city s gateway. It enables both the territory and the identity of a whole quartier to be reclaimed. It substantially improves the quality of the public spaces of a whole district. It mends the east-west and north-south linkages. The transformation of the Bonaventure xpressway is a project inspired in large part by the magic of its location, rediscovering its history, re-establishing the connections between the faubourgs of old and setting milestones for an architectural project turned resolutely towards the future. T-AN TOIN 1. Re-establish the transversal links and recreate a new living environment T-JAC QUS NOTR-DAM -MAU RIC LLINGTON W RU BR DUK NAZA RTH OTTAWA RU -PAUL PL MCGILL LLIAM N NAN D LA CO MM UN The removal of the barrier caused by the existing route infrastructure, and the building of centre city blocks, allows the extension of the built area and the re-establishment of a living environment at the junction of the faubourgs. The rail viaduct, running the length of this new quartier, can be renovated and occupied. The east/west links will be improved and fit into a hierarchy. The consolidation of the built framework and the liveliness and the quality of the new construction all promote movement on foot and enable the connection of faubourg des Récollets, Griffintown and Vieux-Montréal. BASSIN PL T-AN TO AGN IN 2. Recreate the longitudinal links and mark the gateway into the city T-JAC QUS NOTR-DAM -MAU RIC U OTTAWA RU -PAUL PL MCGILL LLIAM LLINGTON W D LA CO MM UN The new configuration of the urban arterial road establishes a clear link between the downtown area and Peel Basin, along the two large avenues that connect Montreal s Quartier international (QIM), the north end of the faubourg des Récollets, the Cité Multimédia, the Old Port, and the Lachine Canal. This route allows a new city gateway, that identifies and highlights the New Montreal, to be created in the area around the Lachine Canal. BASSIN PL T-AN TO AGN IN 3. Make the area safe with new intersections and create a convivial environment T-JAC QU S NOTR-DAM -MAU RIC MCGILL LLIAM U OTTAWA RU PL -PAUL LLINGTO N W BASSIN PL D LA CO MM UN The expressway is lowered to ground level and transformed into an urban arterial road that allows the creation of intersections and better management of automobile traffic. By aiming at balanced cohabitation of pedestrians and vehicles, the configuration of the new intersections encourages the quality and safety of pedestrians and cyclists, while also ensuring good traffic fluidity. Amongst the planned measures are the provision of wide sidewalks, the identification of safe pedestrian crosswalks, a lively public domain (commercial activities, transparent ground floors, etc.) as well as the installation of high-quality urban furniture.

3 Quartier Bonaventure: a Model of Sustainable Development The project of developing the Quartier Bonaventure as a prestigious gateway into the city and a new living environment, is firmly rooted in a vision of sustainable development in more ways than one. Indeed, the project seeks to give as much attention to the social and environmental requirements as to economic considerations. The optimization of public transportation and the promotion of active transportation, as well as the high priority given to the greening of the area and to all ecological development initiatives, are major elements of the new quartier. The overall development plan was prepared in accordance with the City of Montreal's strategic plan for sustainable development, its strategy of affordable housing inclusion and its 2008 transportation plan. Moreover, the Quartier Bonaventure also meets the objectives set out by the following municipal policies and programmes : Montreal's Master Plan conomic development strategy success@montreal Tree policy Corporate action plan for climate protection Policy for a peaceful and safe environment peaceful and safe environment Montreal Montreal family policy Cultural development policy of the City of Montreal : Montréal, métropole culturelle STM corporate business plan ( ) AMT strategic plan (2003) Protection and enhancement plan for Mount Royal (2008) Heritage policy Obtaining the LD ND certification The aim of reaching an exceptional level of development, respectful of the needs of future generations, calls for an innovative mode of urban planning. Therefore, most aspects of the project follow the LD ND (Neighbourhood) approach. The SHM wishes to obtain this certification by adhering to the criteria established by the US Green Building Council (USGBC). Consequently, the Quartier Bonaventure, seeks to maximize green spaces so as to reduce the urban heat islands, particularly by landscaping the area lining the roads and walkways, systematically providing shrubs and flower beds in the public places, the courtyards and the gardens, as well as by creating rooftop terraces. The LD NC accreditation is a design and rating tool that provides a quality framework for construction and provides high standards in terms of sustainable development. To realize these objectives, the prerequisites and the credits are organised into six main LD categories : sustainable sites; water efficiency; energy and atmosphere; materials and resources; indoor environmental quality; innovation and design process.

4 The Five Major Components of the project The dismantling of the current structure is without doubt the key aspect of the Bonaventure xpressway. Transformation project. This removal leaves vacant lots that, when developed, will comprise the five major components of the Quartier Bonaventure development plan. 1. Concept and development of the central city blocks The conceptual design and architecture of the central city blocks is adapted so as to create a more panoramic setting for the entry into the city. The development of the public domain will allow observation points over the city, while also creating a convivial and safe environment. Moreover, the volume of the central city blocks is distinct from the adjacent districts so as to enhance the impact of their unique form. A public place will be created in the heart of the line of central city blocks, becoming the centre of the new living environment. 2. Transformation and development of the de la Commune block In the area of Peel Basin, the southern city block marks the first threshold of the city s gateway. It highlights the transition between the expressway and the urban environment. It is also a site that reflects the new identity of the city s gateway. Finally, it can accentuate the connection between the various districts and Peel Basin. The development of this city block will capture the imagination of all who pass by, whether passengers in public transportation, pedestrians or automobile users, giving them a distinctive landmark at the city gate Renewed use of the Canadian National rail viaduct In order to reinsert the rail viaduct into the urban fabric of the faubourgs, it is proposed to reopen its fenestration, reclaim the ground-level floor space for commercial use, and make more safe and comfortable the many east-west passageways. That part of the rail viaduct between Ottawa and William streets, facing the public place, could house, most usefully, the necessary facilities for the users of public transportation. 4. stablishment of a dedicated public transportation corridor: Dalhousie corridor. So as to meet the objective of maximizing the use of public transportation, Dalhousie Street will be dedicated exclusively to public transportation. The development of this street, adjacent to the rail viaduct and with a new bus terminal, will be convivial and safe. 5. Consolidation of faubourg des Récollets The buildings along the east side of Duke Street mark the edge of the faubourg des Récollets. Their cohabitation with the new buildings, particularly the central city blocks, will replicate the dynamic environment created in the Cité Multimédia. After the impact of the domino effect, created by the new living environment, residential, commercial and office space can be judiciously established here. 2

5 Quartier Bonaventure: xceptional Window for Modernizing the Underground Networks Despite the complexity of its underground environment, the Quartier Bonaventure provides an exceptional opportunity, for the City of Montreal and the various affected owners of underground infrastructure, to optimize their respective underground networks. The first studies of underground infrastructure were carried out in close cooperation with the directorate responsible for the strategic management of the water networks, within the City of Montreal's infrastructure, transportation and environment service (SIT). They involved making a diagnosis of the structural and functional plans related to the water and sewer networks serving the district adjacent to the sector targeted by the transformation of the Bonaventure xpressway. They used available data on the state of the conduits and hydraulic analyses. Within the framework of the detailed pre-project design, more than 10 kilometres of conduits were sounded and the results analysed. Following these studies, the three SIT directorates (strategic management of water networks, purification of waste water, and production of drinking water) presented their final recommendations on the state of the sewer and water conduits. Outstanding cooperation Throughout the detailed pre-project design, very close cooperation was established between the different partners of the Société du Havre de Montréal (City of Montreal, CCUM, Gaz Métro, la Commission des services électriques de Montréal (CSM), HydroQuébec/Trans Énergie and Bell Distribution,) as well as a dozen telecommunications firms (through the implication of CSM). This allowed the identification of optimal solutions for the various problems raised by the transformation of the Bonaventure xpressway. Technical committees, bringing together the different actors involved in the underground infrastructure, drew up an assessment of the situation, focused on conflict zones, planned and identified future needs, identified optimal solutions and established a phasing of the work required to rehabilitate, replace or move the infrastructure. These committees were also charged with identifying the opportunities created by the transformation of the Bonaventure xpressway, while also proposing the optimal location for infrastructure. The main options considered are the following : move of conduit duct banks and man holes; establishment of new energy corridors; abandonment or demolition of unused facilities; no change. Preparatory work Work on the underground infrastructure will generate the first sod turning of the Bonaventure project. In view of the exceptional quality of the proposed surface installations, it is essential to carry out rigorous planning in order to avoid having to redo underground work after the final surface structures have been built.

6 «Signature» buildings for a distinctive city gateway The overall concept highlights the unique character of the city s gateway, while at the same time linking it to the dimensions of the surrounding built area. In close association with the public domain, its architecture helps create an environment that is convivial, vivacious and distinctive. Central city blocks The central city blocks and the architecture of the "signature" buildings will enhance the unique experience of entering the city. The architectural concept developed for the central city blocks ensures the unique character of the Quartier Bonaventure while, at the same time, defining the degree of desired conviviality at street level. Five distinct architectural components are superimposed and arranged so as to provide harmony for the drive into the city : ground floors; basilar structures; green Plan (green roofs on the large basilar surfaces); architectural "bars" (intermediate volumes in terms of height and elongated form); towers. The different volumes are arranged in the following order: The transparent ground floor has, above it, a basilar level covered with green roofs, intermediate elongated volumes, and then the towers, reflecting a downtown look. The central city blocks are in visual continuity with the adjacent neighbourhoods. The Quartier Bonaventure will be harmonized with the multiple scales found in the area, including those of the Cité Multimédia, of the faubourg des Récollets and of course, those in the downtown area. ach of the three central city blocks is made up of the five superimposed architectural components, thereby ensuring architectural homogeneity, despite their unique configuration required by the shape of the ground. De la Commune city block (Roads Department shops) Located at the entrance to the Quartier Bonaventure, the proposed building marks the gateway into the city, while remaining discreet in regard to the important «signal» or identity role played by the central city blocks. The building has two main sections. The first, with its frontage on the canal, serves as a steeple at the downtown gateway, reflecting the scale of the "big city". The second is more on the scale of the faubourg and the built environment adjacent to the current expressway. These two sections of the same building are joined by a volume, three stories high. This three-story structure harmonizes with the buildings on De la Commune Street, west of Prince Street. This modest height also allows a north-south view between the canal and the city, along the axis of Nazareth Street (City exit). From De la Commune Street, a carriage door (or porte cochere) allows access to the interior of the city block. This open space, on the axis of Dalhousie Street, allows the development of private green spaces and public walkways.

7 Public Transportation: a Major Project Component The Bonaventure xpressway plays an essential public transportation role to and from the South Shore. It is used by the Agence Metropolitaine de Transport s (AMT) Champlain-Bonaventure corridor and the Société de transport de Montréal (STM) Île des Soeurs service. Currently, during the morning and evening rush hours, 66% of passenger moves are made by bus, which is more than 20,000 users daily. Nb. De déplacements Période de pointe AM Direction Nord Période de pointe PM Direction Sud Public transportation is central to the transportation objectives of the Quartier Bonaventure : maximize the number of moves (number of people) in the metropolitan corridor in order to ensure the efficiency of current and future service to the downtown area and its adjacent neighbourhoods (the Récollets and Griffintown faubourgs); promote public transportation as the best transportation mode by ensuring that it has priority over automobile traffic. Selection of the corridor In conducting the pre-project design, a comparative analysis of several options for inserting the metropolitan corridor into the downtown gateway was carried out. The aim was to objectively evaluate the different options as to their potential to adequately meet the operational requirements of the AMT for regional moves, and the STM for local moves. At the conclusion of these analyses the following measures seemed essential : the creation of a dedicated corridor, parallel to the new arterial boulevard, for buses in the metropolitan corridor ; keep the local STM service in the Duke and Nazareth streets corridor. Dalhousie corridor: a complementary project Dalhousie Street was selected for the creation of an exclusive bus-only corridor. Its location immediately west of the CN rail structure and directly in line with the downtown terminus allows the implementation of a right of way dedicated to buses that will be more effective than the current bus route. While awaiting the introduction of the South Shore LRT, this complementary project improves service for current as well as future users by creating a much more convivial bus terminal, able to handle all the buses and allow shorter transit times.

8 Development of Active Transportation The City of Montreal Transportation Plan is counting on increased use of both public and active transportation to reduce dependence on the automobile. The Quartier Bonaventure has adopted this objective and is seeking to provide an urban environment that supports modes of transportation other than one-occupant cars. The creation of a new living environment and the determination to re-establish local connections between the neighbourhoods east of the Bonaventure xpressway justify the effort that must be put into providing comfortable and high quality facilities in this district where several modes of transportation converge. The strengthening of public transportation also requires new facilities for users on foot. The new bus terminal planned on Dalhousie Street will be used by hundreds of people passing through each day. Pedestrians For pedestrians, the planned facilities seek to improve the security and comfort of people on foot, such as : wide sidewalks reflecting the size of the adjacent automobile lanes; staggering the location of building fronts so as to avoid a wind tunnel effect; a configuration that facilitates snow removal from sidewalks and the placement of bus stops; creation of obstacle-free routes for those with reduced mobility; rest areas and high-quality facilities that encourage walkers to use the area. Underground Pedestrian Network (RÉSO) The proposed real estate and bus terminal development justifies the extension of the Underground Pedestrian Network (RSO) to the central city blocks. The connection to this network can be made on the north side, coming from Victoria Square metro station, and extending southward as the real estate projects are completed. These routes will give access to many destinations sought by downtown workers and visitors. Bicycles The Quartier Bonaventure is blessed with an existing infrastructure of neighbouring bicycle paths (along De la Commune and McGill streets). To respond to the needs of the new living environment, the role of the bicycle will be ensured by an increase in the number of bicycle parking spots and by the improved configuration of spaces adjacent to businesses and work places. A BIXI station is also envisaged in the area of the bus terminal on Dalhousie Street and the future public place.

9 Another Way to Manage Movement Transportation is the primary function of the Bonaventure xpressway. This corridor feeds the downtown area, daily, with over 40,000 workers and students traveling by bus or automobile. The analyses carried out during previous studies and the work undertaken in the current planning process, led to conclusions on this issue. The roadways pre-project study confirmed that the concept of an urban arterial road with four lanes in each direction, separated by a series of central city blocks, would be a functional and safe configuration to respond to the local movement needs related to accessing the downtown area. The transportation project s elements of success : maintain the appropriate number of continuous lanes and reduce the traffic problems to a minimum; integrate the on and off lanes of the Ville-Marie xpressway; ensure balance of supply and demand for movement, by increasing the supply of public transportation in the road corridor to compensate for the loss of automobile capacity; identify the optimal routes for public transportation and ensure the compatibility and coexistence of the local and regional bus networks; provide preferential access for public transportation between Champlain Bridge and Brennan Street; accentuate the urban nature of the roadway by providing wide sidewalks and safe pedestrian crosswalks. Junction with Ville-Marie xpressway The project to transform the Bonaventure xpressway into an urban arterial roadway removes the direct expressway link between the Bonaventure and Ville-Marie expressways. The reduction in capacity of the new corridor, and the presence of traffic lights, responds to a secondary objective of the project, which is to reduce automobile through traffic in the area adjacent to the downtown centre. The route between the Ville-Marie xpressway and Champlain Bridge will therefore be redirected through the Turcot xchange. The on and off ramps will be maintained, with one lane in each direction. In addition, methods to safely manage the traffic backup in the tunnel will be instituted to minimize accident risks. Junction with the Bonaventure xpressway Studies prior to the pre-project design suggested that the Bonaventure xpressway continue to Wellington Street, allowing the current elevated structure to pass above De la Commune and Brennan streets. Following several analyses, it is now proposed that the descent to ground level start immediately north of the crossing of the Lachine Canal, with a first intersection at Brennan Street. The reasons for selecting this option are as follows : traffic safety in that part of the corridor transitioning from an expressway to an urban arterial road; alignment of Dalhousie Street so as to facilitate bus access to the new dedicated corridor; reduction in traffic flow at the Duke and Wellington intersection; creation of an additional central city block and the redevelopment of the Îlot de la Commune.

10 Quartier Bonaventure: Unmatched Real state Potential The components of the current and future supply and demand for each segment of the real estate market have been analysed: residential, office, retail and hotel. The market studies and the programming of real estate deliveries assumed that the development would take place over a real estate cycle, specifically 20 years, including the present period of economic slowdown. Real estate elements of success : the strategic location of the Quartier Bonaventure at the downtown gateway and close to the QIM and the Cité Multimédia, reflects a strong and prestigious image for those companies that will occupy it in the future as well as great potential visibility; the market will present an interesting window for the delivery of the first residential projects; the eventual construction of more than 2,800 residential units will enable close to 5,000 new residents to be welcomed in the heart of Montreal; the high quality of the urban construction and landscaping will engender real estate development comparable to that of the surrounding areas (Cité Multimédia, QIM); the possible extension of the underground pedestrian network to the buildings of the central city blocks will allow future developments to be connected to the RSO and the metro; key stone of the Quartier Bonaventure revitalisation, the central public place reflects a modern planning approach that responds to the desire of moving back to the city ; Significant revenues to be earned from property owned by the City of Montreal : the proceeds of the sale of the central city blocks and the De la Commune block, owned by the City of Montreal, will be in the order of $51.5 million; the potential real estate investments on the properties owned by the City of Montreal would be $567 million; eventually, the amount of property taxes potentially generated in accordance with the 2009 rates, in the particular case of the City of Montreal-owned properties that would be developed from currently untaxed lots, would be $13.2 million annually; the collection of primary and secondary duties on transfers of immovables is estimated to be $13.9 million. Land owned by the City of Montreal Sale of City of Montreal properties Potential real estate investments ventual annual property taxes Non recurring revenues (duties on transfers of immovables) Total properties in the study area Proportion related to City-owned 51,5 M$ 51,5 M$ 567,0 M$ M$ 100% 37% 13,2 M$ 13,9 M$ 32 M$ 47,8 M$ 41% 29% the Quartier Bonaventure will generate, in its wake, more than 1.5 billion dollars of real estate investment for the whole study area. It will attract investors, both public and private, that recognize its significant business opportunities.

11 xcellent Return on Investment for Montrealers Rare are the redevelopment projects of an expressway corridor that have such a large impact on a territory and a community. The winning conditions of this project start with the construction of major infrastructure that will, in turn, enable development. With its leverage effect on real estate investment, this project is taking its place among the great initiatives that have helped transform Montreal over the past two decades. Avoided costs Built for xpo 67, the Bonaventure xpressway has suffered the ravages of time and traffic fatigue. In recent years, the City has had to undertake repairs on several occasions. If the structure were to be maintained for at least 20 more years, the City would need to undertake major work (replacement of the slab, and repair of the beams and associated structures (chevêtres)) at a cost of $55 million. After this 20 year life extension, a complete reconstruction (over $100 million) would nevertheless still be necessary. The transformation of the Bonaventure xpressway at the downtown gateway envisages the demolition of 82% of the structure owned by the City which will allow it to save, in the short term, $45 million in repair work and maintenance. Scope of work Initially estimated at $90 million, the detailed pre-project design evaluated the project s direct costs to be $141.7 million. conomic Summary ( ) Investment Bonaventure Corridor Dalhousie Corridor Private development projects Ratio public/private Avoided costs Reconstruction of expressway Revenue City of Montreal Land sales Nonrecurring revenue ventual annual taxes conomic benefits Value added Government revenues Labour (person-years) $147.7 M $86 M $1,528 M 6,7 $45 M $51.5 M $47.8 M $32 M $1,000 M $339.7 M 23,000 The high inflation currently affecting civil engineering work combined with the expansion of the project territory and the addition of costs not quantified in previous phases, explains this new evaluation. While the increase of project costs is important to note, it is also true that the profitability for the city and the economic benefits of the project have also increased considerably. COST OF WORKS - Bonaventure xpressway ($ 2008) $ Acquisition of land $200,000 Traffic management $19,730,223 Work site organisation (10%) $7,407,847 Construction contingencies Professional fees and project management $12,809,370 $11,334,005 TOTAL BFOR TAXS $125,559,911 GST 5% $6,277,996 PST 7.5% $9,887,843 The transformation of the Bonaventure xpressway : the very essence of a catalysing project A project that will create jobs and generate economic benefits during its implementation : person-years of employment; more than $1 billion of value added to the Quebec GDP. A project with an incomparable downstream impact or "Domino effect" : more than $1.53 billion of private investment that will occur in the wake of the transformation. A project that will provide an excellent return on investment for Montrealers : a pay-back period of 9 years for investment made by the City; expenses of over $45 million eliminated for the maintenance of the existing expressway structure, required between now and TOTAL COST $141,725,750