Côte-des-Neiges—Notre-Dame-de-Grâce

Benefit of new NDG housing project questioned

By Dan Laxer
The Suburban

The Côte-des-Neiges—Notre-Dame-de-Grâce borough will be the beneficiary of a $71 million loan from the federal government for housing, but affordable housing activists say it’s not for the kind of housing the borough needs, right now.

Ottawa’s Apartment Construction Loan Program will be investing in Exal NDG, an apartment complex to be built at 7300 Saint Jacques at West Broadway (across from the new RONA+).

Steven Mackinnon, Minister of Labour and Seniors, made the announcement on the site of the future project, along with Notre-Dame-de-Grâce – Westmount MP Anna Gainey, on behalf of Housing Minister Sean Fraser.

Mackinnon said “our government is ensuring that Quebec families have access to a safe, affordable home. Today’s announcement marks another step in our work to end Canada’s housing crisis once and for all.”

“This new housing,” Gainey added, “will benefit middle-class individuals and families while stimulating the local economy.”

Housing advocacy group FRAPRU – Le Front d’action populaire en réaménagement urbain – took issue with that announcement, stating that “the Trudeau government is still relying too heavily on the private market to solve the housing crisis and, in so doing, is contributing to unaffordability.” FRAPRU says that the government is using public funds “to finance housing that is totally unaffordable for the average tenant.”

The apartment complex is supposed to be ready by next summer, with prices ranging from $1,080 for a studio to $2,390 for a three bedroom. According to the loan program’s own requirements, at least 20 per cent of the apartments have be available at a monthly rate of 30 per cent of the average income of area households. The rents quoted are higher than that, based on the Canada Mortgage and Housing Corporation’s own date from last year.

Exal NDG is to be a five-storey complex with 207 units “with high-end finishes,” according to the website. Housing groups say the affordability criteria doesn’t take into account the actual average income for renters — the disparity is a bit higher than 50%. n

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CDN-NDG park fund tops $11 million

By Joel Ceausu
The Suburban

The borough of Côte-des-Neiges—Notre-Dame-de-Grâce has more than $11.4 million to park and play with in its parks and parking funds.

The borough holds two distinct reserves, for parks and playgrounds as well as parking. Contributions can be made by transfer of a plot of land or monetary contributions by developers (not exceeding 10% of the area and value, respectively), and sums must be deposited in an account provided for this purpose, and used along with the plots of land for the purposes provided. (Prior to receiving a transformation permit for a building subject to a renovation or redevelopment project, the owner must pay the borough a compensatory sum.)

Contributions to the parking fund are determined by a calculation which may vary according to the categories of units or the uses, and sums can only be used for purchase or development of buildings used for parking, as well as creation of parking areas for bicycles.

The CDN-NDG park and playground account started out 2023 with $8,999,344.99 representing all contributions received, minus all use of contributions for park development projects in the borough since December 31, 2022. Last year, the borough received 16 contributions for a total of $2,691,539.03. Approximately $4.17 million was used to finance various investment projects, notably for the chalet and water feature at Coffee Park; redevelopment and renovations of chalets in Warren-Allmand, Mackenzie-King and Van Horne parks; to repair lighting at Roméo-Charette and Paul-Doyon parks; and professional services for renovations of the Loyola chalet and Promenade Jean-Brillant. As of December 31, 2023, the account stands at $11,459,719.90.

The borough’s parking fund remains unchanged at $100,828.21. n

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Valenzuela calls for 24/7 shelter in CDN-NDG

By Joel Ceausu
The Suburban

The city needs to end “seasonal optics” and implement a year-long, 24/7 response to growing homelessness in Montreal’s largest borough, says Darlington councillor Stephanie Valenzuela. “We know homelessness has taken a greater space in our city and our province, and unfortunately Côte-des-Neiges—Notre-Dame-de-Grâce is not isolated from this,” said Valenzuela Friday in Martin Luther King park.

Despite her interventions, “that of residents, with youth who go to school here, and area businesses,” she says the local administration has not shown any interest to do anything beyond test measures. “There hasn’t been a plan in place since the 2021 election; no additional measures put on the ground either to supplement resources or modified financial resources that we can give to local community organizations that work with homelessness.”

Valenzuela and Snowdon councillor Sonny Moroz want the borough to work rapidly with local stakeholders towards a plan with an appropriate location for a permanent shelter, “and not just when it gets cold,” to present to Quebec for financial resources.

She spoke steps from where a stabbing occurred in broad daylight last Wednesday, also steps from the MultiCaf day centre that served as an overnight shelter last winter. As The Suburban revealed in March, that pilot project operated by Prevention CDN-NDG saw overcapacity, material damages, neighborhood vandalism and incivility, consumption in and around the facility, as well as incidents of violence and the death of a 30-year-old woman two weeks after opening. The cause of death, a suspected overdose, remains undetermined, but facility management expressed reservations about the project shortly after launch.

Operated in a nearby church for three years before moving to MultiCaf, the shelter saw 5,785 visits, averaging 47 nightly users says Valenzuela, despite the 25-person limit. “Once the door closes March 31, where does the population go? To public spaces, to the park, which has been experiencing this for at least five years.” She said she has yet to see any progress of Borough Mayor Gracia Katahwa’s promised postmortem on the project.

The Suburban asked Katahwa for comment about the proposal but received no response by press time.

Pointing to tents in the park, Valenzuela said the problem will grow and a plan should “not only ensure compassion and dignity towards the homeless, but a good cohabitation for residents.” That sentiment was echoed by D’Arcy McGee MNA and Quebec’s Official Opposition critic for combatting homelessness Elisabeth Prass, citing Quebec numbers showing a 33% increase in homelessness in Montreal from five years ago. “We’re seeing a new homelessness… people finding themselves on the street because of evictions. There is a new reality post-pandemic; inflation and housing prices that different levels of government have to consider when coming up with policies and responses to this problem.”

Montreal’s policy when tents pop up is to dismantle them says Prass, “but unless you give people somewhere else to go, it’s not a solution, you’re creating a circular problem.” Prass says she raised the issue with Social Services Minister Lionel Carmant “who is familiar with the problem and the neighborhood and agreed that the solution is to have shelters open 365 days, 24/7.” She says the ministry is waiting for the city and CDN-NDG “to deposit a project with a location and organization.”

Valenzuela noted she made “this exact request” for a facility and sufficient upstream resources 15 months ago, “and there has been no subsequent progress on this file,” despite a Projet Montreal pledge “during the 2021 election campaign, to support the implementation of additional emergency housing sites with a rehousing assistance service, year-round, 24 hours a day, 7 days a week.” n

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