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Luis William 2010 Memoire.Pdf.Pdf (9.799Mb) Université de Montréal Faculté des études supérieures INFLUENCE DES STRUCTURES COMMERCIALES DE TYPES LIFESTYLE CENTERS SUR LA CENTRALITÉ DE LEURS RÉGIONS PÉRIPHÉRIQUES : LE CAS DU QUARTIER DIX30 À BROSSARD Par William Luis Institut d’Urbanisme Faculté de l’aménagement Mémoire présenté à la Faculté des études supérieures en vue de l’obtention du grade de M. Sc. en Urbanisme Novembre 2009 © William Luis, 2009 Université de Montréal Faculté des études supérieures Ce mémoire intitulé : INFLUENCE DES STRUCTURES COMMERCIALES DE TYPES LIFESTYLE CENTERS SUR LA CENTRALITÉ DE LEURS RÉGIONS PÉRIPHÉRIQUES : LE CAS DU QUARTIER DIX30 À BROSSARD Présenté par : William Luis A été évalué par un jury composé des personnes suivantes : François Charbonneau Président-rapporteur Daniel Gill Directeur de recherche Isabelle Thomas-Maret Membre du jury I RÉSUMÉ Le commerce a connu à travers le temps de nombreuses évolutions, tant dans sa forme que dans son implantation, passant de grands magasins prestigieux dans le cœur des villes au début du XXe siècle à de grands centres commerciaux à la jonction d’autoroute dans les années 2000. Le lifestyle center est la forme commerciale la plus aboutie, concept américain existant depuis les années 80, il est apparu pour la première fois au Québec en 2006 à Brossard sur la Rive-Sud de Montréal. Ses caractéristiques hors du commun ; une surface de vente de près de 2 000 000 pi² faisant de lui un centre d’envergure supra régional, son agencement de boutiques en plein air regroupé autour d’une rue piétonne ainsi qu’un mix commercial extrêmement varié rompt avec les traditionnels centres commerciaux existants. Ainsi en s’implantant à Brossard le Quartier DIX30 est venu modifier profondément la structure commerciale de la Rive-Sud en s’imposant comme un contre poids de taille par rapport à la domination du pôle des Promenades Saint-Bruno. Cependant, le Quartier DIX30 ne va pas seulement modifier cette structure commerciale, mais plus globalement la centralité urbaine de la Rive-Sud en s’imposant comme un pôle central majeur. Le Quartier DIX30 grâce à sa mixité d’activité et son concept favorisant les interactions sociales est en train d’insuffler un mouvement de concentration d’activité commerciale et tertiaire. Ainsi aujourd’hui se développe au pourtour du Quartier DIX30 de nombreux locaux à bureaux. Cependant, cette nouvelle centralité créée par le Quartier DIX30 soulève des interrogations notamment vis-à-vis de la privatisation d’un espace s’imposant de plus en plus comme un des pôles principaux de croissance de la Rive-Sud. Ainsi, une question légitime se pose, ne sommes-nous pas en train d’assister à une privatisation d’un centre-ville en devenir ? Mots-clés : commerce, centre commercial, centralité, lifestyle center, banlieue, Rive-Sud, Brossard, edge city II ABSTRACT Over the time, trade has knew numerous changes in term of location and form, passing from prestigious department stores in the heart of cities in the early twentieth century to large shopping centers at the junction of highways in the years 2000. The lifestyle center is the most accomplished commercial form, the American concept exists since the years 1980 and it appeared for the first time in Quebec in 2006 in Brossard on the South Shore of Montreal. Its unusual features: a sales area of almost 2 000 000 square feet (making it a center of supra- regional scale), a mix of shops clustered around a pedestrian street and numerous other activities, breaks with the traditional agencement of the existing shopping malls. Thus, by becoming established in Brossard, the Quartier DIX30 modifies profoundly the commercial structure of the South Shore of Montréal. The Quartier DIX30 imposes itself as a major commercial pole against the domination of the Promenades Saint Bruno. The Quartier DIX30 will not only change the commercial structure of the South Shore, but more generally the urban centrality of the South Shore established itself as a major center pole. Due to the variety of activities and its concept of mix of shops clustered around a pedestrian street permitting social interaction, the Quartier DIX30 creates a commercial and office concentration. Thus, today develops around the Quartier DIX30 many building with offices. However, this new centrality created by the Quartier DIX30 raises interrogations in particular with respect to the privatization of a space imposing itself more and more like one of the principal poles of growth of the South Shore. Thus, a question legitimate is posed, does we aren't attending a privatization of a downtown area in becoming? Keywords: shops, shopping center, centrality, lifestyle center, suburbs, South Shore, Brossard, edge city III TABLE DES MATIÈRES Résumé Abstract Liste des figures Liste des tableaux Liste des annexes et des cartes Liste des sigles Remerciements CHAPITRE1: INTRODUCTION DU TRAVAIL DE RECHERCHE 1.1 Introduction ……………………………………………………………………………………………………………………. 2 1.2 Présentation de la recherche ………………………………………………………………………………………….. 6 1.2.1 Mise en contexte et problématique ………………………………………………………………… 10 1.2.2 Hypothèse de recherche …………………………………………………………………………………. 11 1.2.3 Questions principales de recherché ………………………………………………………………. 13 1.2.4 Méthodologie …………………………………………………………………………………………………. 15 1.2.5 porté de la recherche ………………………………………………………………………………………. 16 CHAPITRE 2 : LES FORMES COMMERCIALES 2.1 Évolution des formes commerciales à travers le temps dans la grande région montréalaise ………………………………………………………………………………………………………………………... 18 18 2.1.1 L’époque des grands magasins et l’hégémonie du centre-ville ………………………. 19 2.1.2 Influence des nouveaux modes de transport ……………………………………………....... 19 2.1.3 L’émergence des centres commerciaux… ……………………………………………………….. 20 2.1.4 …Mais une prédominance toujours plus forte de l’hyper-centre ……………………… 2.1.5 Les années 70 : une croissance généralisée des centres commerciaux dans la 21 grande région montréalaise …………………………………………………………………………………….. 23 2.1.6 Adaptation de la structure commerciale à une nouvelle réalité démographique 2.1.7 De centre commercial à pôle commercial vecteur d’une centralité émergente 24 en banlieue de Montréal ………………………………………………………………………………………….. 24 2.1.8 Maturité de la forme commerciale et éclatement de l’offre …………………………… 26 2.1.9 Une structure en constante évolution …………………………………………………………….. 2.2 Classification de centres et des concepts commerciaux …………………………………………………. 29 2.2.1Définition d’un centre commercial …………………………………………………………………… 29 2.2.2 Configurations de base d’un centre commercial ……………………………………………… 30 2.2.2.1 Le mail couvert (Enclosed Mall) ………………………………………………………. 30 2.2.2.2 Le centre commercial de plein air (Open-Air center) ………………………. 30 2.2.2.3 Le centre commercial de type hybride (Hybrid center) ………………….. 31 2.2.3 Portée et hiérarchisation des centres commerciaux ……………………………………… 31 2.2.3.1 Les centres commerciaux couverts, une portée régionale et supra 32 2.2.3.2 Les centres commerciaux en plein air, des tailles et des portées multiples ……………………………………………………………………………………………………… 33 IV 2.3 Le concept de Lifestyle Center ……………………………………………………………………………………….. 35 2.3.1 Les prémisses d’un concept …………………………………………………………………………….. 35 2.3.2 Le pari Saddle Creek ………………………………………………………………………………………… 36 2.3.3 L’après Saddle Creek ……………………………………………………………………………………….. 37 2.3.4 Raffinement du Concept de Lifestyle Center……………………………………………………. 38 2.3.5 Les premiers constats ………………………………………………………………………………………. 39 2.3.6 L’explosion de l’offre ……………………………………………………………………………………….. 39 2.3.7 Définition du concept Vs réalité ………………………………………………………………………. 41 2.3.8 Le Lifestyle Center au Canada et au Québec ……………………………………………………. 42 2.3.9 Le futur du Lifestyle Center ……………………………………………………………………………… 42 CHAPITRE 3 : CENTRALITÉ ET ACTIVITÉ COMMERCIALE 3.1 La centralité une définition théorique …………………………………………………………………………….. 45 3.1.1 Les prémisses de l’étude de la centralité : le modèle de Von Thünen ……………. 45 3.1.2 La centralité selon Christaller …………………………………………………………………………. 46 3.1.3 Validité et actualisation de la théorie de Christaller ………………………………………… 47 3.2 Les différentes centralités ……………………………………………………………………………………………….. 48 3.3 Les nouvelles dynamiques d’implantation urbaine ………………………………………………………….. 50 3.3.1 Le concept d’Edge City …………………………………………………………………………………….. 50 3.3.2 L’Edgless City …………………………………………………………………………………………………… 53 3.3.3 Centre ville, centre-ville secondaire, Edge City, Edgeless City : un comparatif 54 3.4 Relation entre le phénomène commercial et l’émergence d’une centralité ………………….. 55 3.5 Bilan ………………………………………………………………………………………………………………………………… 56 CHAPITRE 4 : ÉTUDE DU QUARTIER DIX30 CHAPITRE 4 / PARTIE 1 : DESCRIPTION DU QUARTIER DIX30 Introduction ………………………………………………………………………………………………………………………….. 59 4.1. Informations générales concernant le Quartier DIX30 ………………………………….……………… 60 4.1.1 Historique du site …………………………………………………………………………………………….. 61 4.1.2 Principaux acteurs …………………………………………………………………………………………… 62 4.1.3 Coût et financement du projet ………………………………………………………………………… 62 4.1.4 Le développement du Quartier phase par phase …………………………………………….. 63 4.1.4.1 Phase 1 …………………………………………………………………………………………….. 64 4.1.4.2 Phase 2 …………………………………………………………………………………………….. 65 4.1.4.3 Phase 3 …………………………………………………………………………………………….. 71 4.1.4.4 Phase 4 …………………………………………………………………………………………….. 77 4.1.5 Surface et mix commercial actuel ……………………………………………………………………. 78 4.1.6 Composition commerciale ………………………………………………………………………………. 80 Conclusion de la partie 1 ……………………………………………………………………………………………………….
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