Analysis of sites identified other than in De la Fontaine park for building a second elementary school in the L Île-des-Sœurs neighbourhood July 6, 2011
Index of Sites Sites rejected due to inadequate area......3 - Des Parulines park.4 - L Orée-du Fleuve park..5 - L Orée-du-Bois park.6 - Du Cours-du-Fleuve park...7 - Gewurz-Remer park......8 - De l Esplanade park......9 - De l Épervière park..10 - Des Sitelles park...11 - Jacques-LeBer site....12 Sites rejected due to the presence of contaminated soil...13 - Adrien-D.-Archambault park...14 - Le Club Marin - Phases IV & V....15 - Les Maisons du Lac.. 16 Sites rejected due to development agreements already signed...17 - Maynard-Ferguson park...18 - Golf course...19 - Les Tours Symphonia...20 - Chemin du Golf....21 - Pointe-Nord..22 Sites rejected due to technical or safety constraints.... 23 - Sainte-Famille park..24 - De West Vancouver park.25 - Lacoursière park...26 - De la Métairie park... 27 - Marin park 28 - Elgar park.29 - Levert site. 30 2
Sites rejected due to inadequate area 3
Des Parulines Park Park too small to accommodate the school and the schoolyard. 4
L Orée-du-Fleuve Park Park too small to accommodate the school and the schoolyard. 5
L Orée-du-Bois Park Park too small to accommodate the school and the schoolyard. 6
Du Cours-du-Fleuve Park Park too small to accommodate the school and the schoolyard. 7
Gewurz-Remer Park Park too small to accommodate the school and the schoolyard. Land has a steep slope, therefore not feasible for building the school or setting up the schoolyard. Location much too far away from the clientele. 8
De l Esplanade Park Park too small to accommodate the school and the schoolyard. Land has a steep slope, therefore not feasible for building the school or setting up the schoolyard. Location far away from clientele. Construction and development contracts already awarded. Obligation, in the development agreement, to set up the park in accordance with the plans in appendix to the agreement. 9
De l Épervière Park Park too small to accommodate the school and the schoolyard. 10
Des Sitelles Park Park too small to accommodate the school and the schoolyard. 11
Jacques-LeBer Site Presence of archeological remains of Jacques LeBer farm. Site too small: can't accommodate the schoolyard. Site much too far away from the clientele 12
Sites rejected due to the presence of contaminated soil 13
Adrien-D.-Archambault Park Land transferred with the obligation of developing a park. The seller has verbally informed us that he wouldn't release us from this obligation. Land made up of contaminated, mixed (dumped) backfill, producing biogases with concentrations of up to 45%: 5% over the limit authorized by the MDDEP. Consequently, construction impossible in the next several years. Environmental compensation required by MDDEP (massive planting of trees and shrubs). Plans would have to include reconfiguration of the road network (U-turn facility) so as to allow the buses to turn there, consequently significantly reducing the available area of the park. Site far away from clientele. 14
Le Club Marin - Phases IV & V Site located above former sanitary landfill cells, and therefore highly contaminated which explains why Proment hasn't yet developed this site. 15
Les Maisons du Lac Land located at the limits of IDS' former waterfront areas and is therefore contaminated, but less than in Archambault park, due to less backfill at this location. But contaminated nevertheless, and requiring the MDDEP's consent and therefore a long delay as well as high costs. MDDEP requirements are stricter for a school than for housing and therefore uncertainty over obtaining a certificate of authorization from them. Residential project accepted and is in the pre-sale phase, therefore substantial financial compensation in addition to the total acquisition cost of approximately $5 million, even before knowing whether we could build a school. 16
Sites rejected due to development agreements already signed 17
Maynard-Ferguson Park Transferred land is part of the development agreement allowing for construction of the Symphonia project. If the land is used for other purposes than a park, financial compensation representing the value of the development potential must be expected, and even reassignment of the land to the developer. Environmental compensation required by MDDEP (massive planting of trees and shrubs). 18
Golf Course 70-year emphyteutic lease. Contractual obligation to ensure that the lands are used for a park or golf course; otherwise, reassigned to developer. The golf course has already invested $13 million in the project; therefore, compensation of this amount, at the very least, plus loss of projected revenues, must be expected. 19
Les tours Symphonia High acquisition cost of over $15 million, because the development agreements provided for the construction of a certain number of housing units. Compensation would therefore involve purchasing the land and the loss of expected profits. 20
Chemin du Golf Purchase the land with emphyteusis: $3 million. Expropriate the land base, to exclude it from the $X-million emphyteusis. Amount to be determined by the Expropriation Tribunal. Cost of relocating eight companies. Demolition costs of $100,000. 21
Pointe-Nord High acquisition cost of over $7 million, because development agreements provided for construction of a certain number of housing units. Compensation would therefore involve purchasing the land and the loss of expected profits. Location far away from clientele. 22
Sites rejected due to technical or safety constraints 23
Sainte-Famille Park Technical infeasibility due to the presence of a pumping station and the whole underground infrastructure located there. Plans would have to include reconfiguration of the road network (U-turn facility) so as to allow the buses to turn there, consequently significantly reducing the available area of the park. 24
De West Vancouver Park Technical infeasibility, due to the slope of the land. 25
Lacoursière Park The lake that is used as a rainwater retention pond will have to be emptied; consequently, the entire master plan for rainwater run-off in the neighbourhood will have to be revised. 26
De la Métairie Park The park is a water retention pond for rainwater; consequently, the entire master plan for rainwater run-off in the neighbourhood will have to be revised. 27
Marin Park Technical infeasibility due to the presence of a pumping station and the entire underground infrastructure connected to it. 28
Elgar Park It is already the largest elementary school in Québec. Space-related problem for the schoolyard. Management and safety problem for MB school board. MÉLS grant is for building a new school and not for expanding the existing school. Impossibility of relocating the two tennis courts and the basketball court, therefore cutting back on service to residents. 29
Levert Site Acquisition cost of approximately $6.5 million, representing the value of the land on the open market and not the value on the property assessment roll. Added to that is the profit expected by the developer. MB school board concerned over students' safety. Traffic problem to be expected. 30