Long perceived as a mere transit point between buses and cars, the Panama sector is undergoing a radical metamorphosis.

We are no longer talking about a park-and-ride lot, but a densified urban heart where priority is given to people over vehicles.

1. The TOD Strategy

The concept of Transit-Oriented Development (TOD) is based on a simple but powerful idea: building compact living environments within walking distance (generally 500 to 800 meters) of a high-performance public transit station.

At the Panama Project, this translates to:

• Compactness: Increasing residential density to curb urban sprawl.

• Mix of Uses: Integrating local shops, offices, and public spaces at the base of residential towers.

• Active Mobility: Expanded sidewalks and bike paths converging toward the REM station.

2. Statistics and Economic Data

Development around the Panama axis represents a colossal economic lever for the Longueuil region and the city of Brossard.

3. Social and Environmental Impact

Smart densification is about more than just concrete; it is a social project.

• Social Impact: Accessibility remains the challenge.

The urban plan provides for a mix of housing types (studios for young professionals, large condos for families, affordable housing) to avoid creating a luxury enclave.

The goal is to recreate "neighborhood life" where there was once only asphalt.

• Carbon Footprint: By promoting electric transit (REM) and walking, a significant reduction in greenhouse gases per capita is expected.

Less dependence on solo driving also means less congestion on the Samuel-De Champlain Bridge.

Key Projects and Players of the New Downtown

The Panama sector is seeing its first major real estate breakthrough with the approval of large-scale towers.

Led by developers Prével and TGTA, the development is built around a vision of dense urban mix, with more than 1,700 planned units.

1. The Leading Duo: Prével and TGTA

The flagship project, "Panama Brossard," is a partnership between two major Quebec real estate players: Prével and TGTA.

• The Global Project: A master plan approved unanimously by the City of Brossard in June 2024, featuring ~1,776 units across several phases.

• Phase A1 (Imminent Launch): A landmark 30-story tower (the first to reach this height in the sector) featuring ~325 residential units, 8,900 m² of office space, and 800 m² of ground-floor retail.

 Construction is slated to begin around 2026.

2. First Capital: The Strategic Landowner

Giant First Capital REIT, owner of the Mail Champlain and surrounding commercial lands, is a central actor.

While Prével and TGTA are the first to build, First Capital plans to eventually redevelop its assets to integrate residential components and transform vast parking lots into dense urban quarters.

3. Public Projects and Infrastructure (2024–2026)

The City of Brossard is supporting these developers with major public investments:

• Central Park: Inspired by Martin Luther King Park in Paris, this green lung will be the social heart of the neighborhood.

• Active Loop: A network of bike paths and widened sidewalks (notably on Tisserand Ave and Taschereau Blvd).

• Civic Esplanade: A large public square for events, fountains, and cultural installations.

The City imposes a $3,708 development fee per door.

This fund is reinvested into growth-related infrastructure (parks, sewers, street furniture). To date, the Prével/TGTA project alone represents a potential $6.58 million for the city.

At this stage of development, here are the specifics regarding the use of funds generated by development fees in the Panama sector:

Financial Status and Mechanisms

The City of Brossard utilizes a development fee system (often referred to as "growth taxes") to ensure that new real estate projects self-finance the infrastructure required by the resulting population increase.

• Generated Amounts: With the Prével and TGTA project proposing 1,776 housing units, the collection potential for this project alone amounts to approximately $6.58 million (based on the fee of $3,708 per unit).

• Collection: These amounts are generally collected at the time building permits are issued. As Phase A1 (325 units) is being prepared for a major construction start toward 2026, an initial installment of approximately $1.2 million is directly linked to this imminent launch.

Priority Funded Projects

The funds collected are paid into a reserve fund dedicated exclusively to the following projects within the Panama sector:

• Development of the Grand Central Park: This is the number one priority. Inspired by European models of urban diversity, this park requires massive investment to transform currently mineralized (paved) zones into high-quality green spaces.

• Underground Infrastructure Upgrades: A significant portion of the funds is dedicated to increasing the capacity of sewer and water main networks, which are necessary to support the density of the planned 30-story towers.

• Urban Furniture and Civic Esplanade: The fees fund the elements that create an "urban signature": smart lighting, public benches, bike repair stations, and artistic installations on the future public square.

• Securing the "Active Loop": The funding assists in the geometric reconfiguration of streets (such as Tisserand Avenue) to include bike lanes physically separated from vehicular traffic.

In summary, the City applies a "user-pay" policy where developers finance the improvement of the public domain to offset the impact of their projects on local density.

The REM: A New Engine for Recruitment and Retention

One should not forget that the REM is also redefining the employment map.

By connecting downtown Montreal to Brossard in under 15 minutes, it allows local businesses to access a wider labor pool.

1. Major Employers and Growth Sectors

• Professional Services: Firms like Génipur and Geska Assurances are already leveraging REM proximity as a recruitment tool.

• Knowledge Economy: Future office spaces will target tech companies and creative agencies.

• Retail: Mail Champlain and Place Portobello will benefit from employees who can now live on-site or commute car-free.

2. A Two-Way Economic Facilitator

• South-to-North: Brossard residents can reach downtown or McGill University in 20 minutes.

• North-to-South: Brossard employers can now recruit Montrealers who do not own cars, using Panama Station as their "front door."

The "Paid Parking" Effect: With the scarcity of free parking, employers see the shift to the REM as an opportunity to convert expensive parking land into profitable office or production space.

Some employers are considering offering transit passes (OPUS) instead of parking spots—a winning strategy to attract Gen Z and Millennials who prefer car-free living.