Design Review Panel Meeting: 1 Old Ancaster Road, Dundas

The Design Review Panel reviewed a proposal for a 12-storey, 153-unit residential building at 1 Old Ancaster Road, near Governor's Road and Ogilvie Street in Dundas. The proposal replaces an earlier nine-storey concept and includes above-ground parking, natural-heritage buffers and new pedestrian connections.

The proposed building would include 1,052 square metres of amenity space, 181 vehicle spaces and 116 bicycle spaces. Panel discussion focused on the building's height and 87-metre length, tree removal, creek and floodplain impacts, retaining walls, public access, parking and the loss of commercial space. The applicant said the design team would review the feedback with the client. The meeting was then adjourned.

Topics Discussed

DEVELOPMENT SCALE AND BUILDING DESIGN

The proposal includes one 12-storey residential building with 153 dwelling units, 1,052 square metres of amenity space, 181 parking spaces and 116 bicycle spaces, according to Michael Vubra.

The building would be approximately 87 metres long, exceeding the city's 60-metre guideline for unbroken building fabric. Panel members compared it with an earlier nine-storey proposal that city staff had described as overdevelopment. Discussion focused on whether the building should be shortened, divided into smaller sections or reduced in scale.

One comment described the proposal as placing "a little bit too much" on the site and said it could be "more sensitive to where it is." The applicant's team acknowledged that relocating the terrace could help break up the building mass and make it appear less lengthy.

CREEK, FLOODPLAIN AND NATURAL-HERITAGE IMPACTS

The property is bordered by Spencer Creek and Spring Creek and includes areas subject to flood and erosion hazards. City staff said the development would require fill and stabilization to or above the regional floodplain elevation, along with a 0.3-metre freeboard.

The proposal includes buffers of approximately eight to 10 metres, with larger setbacks in some areas. A retaining wall of approximately five metres was also discussed.

Panelist Olga said, "It feels like you've just taken a flat elevation and set your building down, but you're on a creek and you're building a terrace." She said the proposal missed an opportunity to connect with "the beautiful natural heritage features on the site."

The development would require further environmental review and conservation-authority approval. The meeting also addressed a possible land swap that could transfer sensitive creek and valley lands to the city for potential future park or trail use.

TREE REMOVAL AND SITE COVERAGE

The applicant reported that 68 of 103 surveyed private-property trees are proposed for removal, including trees identified as dead, undersized or invasive. The plan proposes 49 replacement trees. A further 20 public boulevard trees are proposed for removal, with forestry staff to assess compensation fees.

The applicant said 17 per cent of the site would be used for development, with the remainder retained or enhanced from a natural-heritage perspective. A speaker at the meeting said, "of the site itself 17% of the site is that development area," while the balance would remain in its existing condition or be enhanced.

Panel members questioned whether the proposed development area and associated retaining walls would provide an adequate transition between the building, public spaces and natural lands.

PARKING, FLOODING AND SITE SERVICING

The project would not include underground parking. The applicant said avoiding excavation into the water table would reduce flood-related risks near the creeks. Above-ground parking would provide approximately one space per residential unit, including about 28 visitor spaces.

A project representative said that while Dundas residents use transit, "a lot of residents within Dundas still do use an automobile to do their daily tasks." The team said the proposed parking supply reflected that travel pattern.

The design also includes a stormwater tank, retaining walls and fill near the creek area to support paving and a hydro transformer.

PEDESTRIAN CONNECTIONS AND STREET ACTIVATION

The earlier version of the plan included a commercial component, but the current proposal is entirely residential. Plans include sidewalks, public-access connections, a courtyard, an active lobby along Ogilvie Street and a covered accessible drop-off area. A possible connection toward Governor's Road remains subject to city approval.

Panel members discussed making the ground level more active, including replacing some ground-floor parking with street-facing townhomes. They also suggested wider sidewalks, street trees and a privately owned, publicly accessible space or civic plaza at the Governor's Road and Ogilvie Street corner.

The applicant said the design team would take the feedback to the client and reconsider the proposal. The meeting was adjourned after the discussion.

Motions

• No formal motions were identified in the provided meeting excerpt.
• The chair adjourned the meeting after the discussion.

Attendees

Panelists identified

• Olga
• Eric
• Sharon
• Shotti
• Graham

Applicant representatives identified

• Scott Beedie, Urban Solutions
• Wayne Harrison, K&MH Architects
• Leanne Whitehouse, Whitehouse Urban

City staff identified

• Michael Vubra, program lead of urban design
• Abdullah Pasha, lead planning officer assigned to the file

No councillors were identified as present in the provided excerpt.