Montreal developer Mondev intends to demolish the 1919 building at 435 Beaubien in the Mile-Ex district to build 176 rental condos. Outremont Borough Mayor Caroline Braun is currently negotiating with the developer to include dedicated artist studios within the new project to mitigate the displacement of local creators.
Why is the Mile-Ex building at 435 Beaubien facing demolition?
The development project, presented by Mondev in February, aims to replace the existing structure with a complex featuring 176 rental units and 94 parking spaces designed for families. The current building, located at 435 Beaubien (also known as 6545 Durocher), serves as a hub for 121 tenants, including the construction firm Modulor, which occupies 27,000 square feet of the space.
The property is currently owned by the real estate firm Hillpark Capital. According to reports, the company intends to sell the building, which has faced maintenance neglect. While the developer moves forward with plans for residential density, the current tenants—ranging from a florist and a hairdresser to a biscuit factory and several artist collectives—face total displacement.
The “Durocher” building has served as a cultural incubator in Montreal, hosting the artist collective SuperStudio since 2006 and once hosting musical artists like Grimes.
What are the financial risks for local artists?
Artists occupying the building face immediate economic pressure due to the housing crisis and rising rents. Mathilde Jobin, an artist who attended a recent borough information session, highlighted the critical issue of affordability. Currently, artists at the site pay an average of $12 per square foot annually.
The financial gap between current and future locations is significant. Hillpark Capital has provided artists with a list of potential relocation sites, but these alternative spaces come at much higher rental prices. Residents and creators argue that such price hikes make it impossible to maintain their practices within the city limits.
This situation mirrors broader trends in Montreal, where real estate speculation often forces creative communities out of revitalizing neighborhoods. The loss of these low-cost spaces often leads to the “gentrification” of districts like Mile-Ex, where the very culture that made the area attractive is priced out by new developments.
How is the Outremont borough attempting to negotiate?
Mayor Caroline Braun is attempting to use municipal density powers to secure concessions from Mondev. To encourage the project, Braun has indicated openness to allowing Mondev to build up to 11 stories on one facade, an increase from the previously proposed 8 stories.
In exchange for this added height, Braun has proposed several conditions:
- The integration of dedicated artist studios within the new development.
- A formal plan for the relocation and subsequent reintegration of artists once construction is complete.
- Potential additional requirements to ensure the long-term viability of creative spaces.
However, the proposal has met skepticism from the artist community. Concerns remain regarding the practicalities of cohabitation. Artists often utilize solvents, saws, and heavy machinery, creating noise and odors that may conflict with the daily lives of the families intended to occupy the new rental condos.
Successful mixed-use developments often require specific zoning for “heavy” creative use—such as soundproofing and specialized ventilation—to prevent conflict between industrial-artistic activities and residential living.
Can mixed-use projects prevent cultural displacement?
The conflict at 435 Beaubien raises a larger question for urban planners: how can cities protect creative hubs from real estate volatility? While some non-profit organizations (NPOs) like Ateliers Belleville have worked to acquire buildings to provide affordable spaces, a model that successfully integrates artists and residents under one roof remains rare in Montreal.
Current efforts by the borough include discussions with NPOs such as Ateliers Belleville and Brique par Brique to explore the availability of free studio spaces or support programs. The goal is to find a way to “sanctify” artist workspaces so they remain permanent fixtures of the urban landscape rather than temporary occupants of speculative real estate.
If Mondev accepts the borough’s terms, the project could serve as a pilot for a new type of urban development in Montreal—one where densification and cultural preservation are not mutually exclusive.
Frequently Asked Questions
Who is the developer for the new Mile-Ex project?
The real estate developer Mondev is leading the project to build rental condos at 435 Beaubien.
What is the proposed density for the new building?
Outremont Mayor Caroline Braun has suggested allowing Mondev to build 11 stories instead of 8 in exchange for including artist studios.
How much do artists currently pay for space at the Durocher building?
Artists currently pay an average of $12 per square foot per year.
What are the main concerns regarding artist-resident cohabitation?
Artists worry about relocation costs, while residents may worry about the noise, smells, and debris associated with active art studios.
What do you think about this proposed compromise? Should developers be required to provide creative spaces in exchange for higher density? Let us know in the comments below or subscribe to our newsletter for more urban development updates.
