Ancaster’s three-storey height bylaw no longer works within the constraints of today’s development realities, says a local developer and planner.
Sergio Manchia, of UrbanCore Developments and an Ancaster resident, offered a July 4 presentation to the Rotary Club of Ancaster A.M. on a proposal to redevelop a neglected, 0.8-hectare land parcel at the corner of Wilson and Academy streets.
Manchia is the principal of UrbanCore Developments and a development planner, but not the professional planner on file for the proposed mixed-use development.
Manchia is working with developer Frank Spallacci of Spallacci Homes on a planned mixed-use, commercial and residential complex. The proposal involves six municipal addresses on Wilson Street East and a Lorne Avenue property.
Manchia said the official plan for the area, adopted in 1984, is outdated, compared with the prevailing provincial policy statement of 2014, which calls for higher density development within existing urban boundaries.
“If we’re going to revitalize this, it’s going to be tough. We don’t see too many buildings going up that are three storeys,” Manchia said. “And there’s a reason for it: elevators cost money, approvals cost money, underground parking costs money, and all of that has to be taken into consideration if you want to see this type of housing come to fruition.”
Manchia said the proposed mixed-use commercial and residential development has the potential to revitalize a prominent section of the Ancaster Village core.
“Frank (Spallacci) and I are passionate about putting something up that we can all be very proud of, and that will bring people to the community,” said Manchia.
The planned development includes 122 condominium units and 13,500 square feet of commercial space on a six-storey footprint, which could be viewed as the equivalent of 5½ storeys, accounting for the recessed penthouse units.
The site includes a former gas station site. The proponents are planning to tap the city’s environmental remediation and site enhancement (ERASE) grant program to help defray the costs of an estimated $1.6-million brownfield cleanup.
The proposal includes the historical Marr-Phillipo house, built for cabinetmaker Adam Marr in about 1840 and a prime example of contemporary Georgian architecture. The developer has proposed moving the building to the rear of the land parcel and incorporating it into the condominium building as an amenity area.
Two buildings have already been demolished as a precursor to the redevelopment, including a former variety store and coffee shop.
Although a formal application has yet to be submitted to the city, the proposal requires official plan and zoning bylaw amendments.
Ancaster Coun. Lloyd Ferguson, also a Rotary member, noted the community has, so far, been divided over issues such as height and the potential for increased traffic.
On the upside, said Ferguson, the proposal promises to clean up a neglected brownfield site while bringing more people to the urban core.
Ferguson, who served as a councillor for the pre-amalgamation Town of Ancaster in the 1980s, acknowledged that he’s staunchly defended Ancaster’s height bylaw in the past. But he said the recent approval of an eight-storey building on Garner Road illustrates a provincial government trend toward higher density.
“This is going to be a tough decision,” said Ferguson. “So I’m trying to gather as much information as I can.”
Rotary member Jack DiSalvia said the proposal has the potential to bring more people downtown, which could help generate more economic activity.
“I really think this is great to rejuvenate downtown Ancaster. A lot of the businesses need more people down there to survive,” he said.
The project plan was first announced in April during a presentation to Ferguson’s Ancaster community council (ACC).
Before a formal application is presented to city planning staff, Manchia said, the project partners plan to make a second appearance at the ACC, to allow for additional community input.
Clarification appended July 10:
Sergio Manchia is the principal of UrbanCore Developments – a partner along with Spallacci Homes – but not the official professional planner on file for the proposed mixed-use development at the corner of Wilson and Academy streets in Ancaster.
Ancaster’s three-storey height bylaw no longer works within the constraints of today’s development realities, says a local developer and planner.
Sergio Manchia, of UrbanCore Developments and an Ancaster resident, offered a July 4 presentation to the Rotary Club of Ancaster A.M. on a proposal to redevelop a neglected, 0.8-hectare land parcel at the corner of Wilson and Academy streets.
Manchia is the principal of UrbanCore Developments and a development planner, but not the professional planner on file for the proposed mixed-use development.
Manchia is working with developer Frank Spallacci of Spallacci Homes on a planned mixed-use, commercial and residential complex. The proposal involves six municipal addresses on Wilson Street East and a Lorne Avenue property.
Manchia said the official plan for the area, adopted in 1984, is outdated, compared with the prevailing provincial policy statement of 2014, which calls for higher density development within existing urban boundaries.
“If we’re going to revitalize this, it’s going to be tough. We don’t see too many buildings going up that are three storeys,” Manchia said. “And there’s a reason for it: elevators cost money, approvals cost money, underground parking costs money, and all of that has to be taken into consideration if you want to see this type of housing come to fruition.”
Manchia said the proposed mixed-use commercial and residential development has the potential to revitalize a prominent section of the Ancaster Village core.
“Frank (Spallacci) and I are passionate about putting something up that we can all be very proud of, and that will bring people to the community,” said Manchia.
The planned development includes 122 condominium units and 13,500 square feet of commercial space on a six-storey footprint, which could be viewed as the equivalent of 5½ storeys, accounting for the recessed penthouse units.
The site includes a former gas station site. The proponents are planning to tap the city’s environmental remediation and site enhancement (ERASE) grant program to help defray the costs of an estimated $1.6-million brownfield cleanup.
The proposal includes the historical Marr-Phillipo house, built for cabinetmaker Adam Marr in about 1840 and a prime example of contemporary Georgian architecture. The developer has proposed moving the building to the rear of the land parcel and incorporating it into the condominium building as an amenity area.
Two buildings have already been demolished as a precursor to the redevelopment, including a former variety store and coffee shop.
Although a formal application has yet to be submitted to the city, the proposal requires official plan and zoning bylaw amendments.
Ancaster Coun. Lloyd Ferguson, also a Rotary member, noted the community has, so far, been divided over issues such as height and the potential for increased traffic.
On the upside, said Ferguson, the proposal promises to clean up a neglected brownfield site while bringing more people to the urban core.
Ferguson, who served as a councillor for the pre-amalgamation Town of Ancaster in the 1980s, acknowledged that he’s staunchly defended Ancaster’s height bylaw in the past. But he said the recent approval of an eight-storey building on Garner Road illustrates a provincial government trend toward higher density.
“This is going to be a tough decision,” said Ferguson. “So I’m trying to gather as much information as I can.”
Rotary member Jack DiSalvia said the proposal has the potential to bring more people downtown, which could help generate more economic activity.
“I really think this is great to rejuvenate downtown Ancaster. A lot of the businesses need more people down there to survive,” he said.
The project plan was first announced in April during a presentation to Ferguson’s Ancaster community council (ACC).
Before a formal application is presented to city planning staff, Manchia said, the project partners plan to make a second appearance at the ACC, to allow for additional community input.
Clarification appended July 10:
Sergio Manchia is the principal of UrbanCore Developments – a partner along with Spallacci Homes – but not the official professional planner on file for the proposed mixed-use development at the corner of Wilson and Academy streets in Ancaster.
Ancaster’s three-storey height bylaw no longer works within the constraints of today’s development realities, says a local developer and planner.
Sergio Manchia, of UrbanCore Developments and an Ancaster resident, offered a July 4 presentation to the Rotary Club of Ancaster A.M. on a proposal to redevelop a neglected, 0.8-hectare land parcel at the corner of Wilson and Academy streets.
Manchia is the principal of UrbanCore Developments and a development planner, but not the professional planner on file for the proposed mixed-use development.
Manchia is working with developer Frank Spallacci of Spallacci Homes on a planned mixed-use, commercial and residential complex. The proposal involves six municipal addresses on Wilson Street East and a Lorne Avenue property.
Manchia said the official plan for the area, adopted in 1984, is outdated, compared with the prevailing provincial policy statement of 2014, which calls for higher density development within existing urban boundaries.
“If we’re going to revitalize this, it’s going to be tough. We don’t see too many buildings going up that are three storeys,” Manchia said. “And there’s a reason for it: elevators cost money, approvals cost money, underground parking costs money, and all of that has to be taken into consideration if you want to see this type of housing come to fruition.”
Manchia said the proposed mixed-use commercial and residential development has the potential to revitalize a prominent section of the Ancaster Village core.
“Frank (Spallacci) and I are passionate about putting something up that we can all be very proud of, and that will bring people to the community,” said Manchia.
The planned development includes 122 condominium units and 13,500 square feet of commercial space on a six-storey footprint, which could be viewed as the equivalent of 5½ storeys, accounting for the recessed penthouse units.
The site includes a former gas station site. The proponents are planning to tap the city’s environmental remediation and site enhancement (ERASE) grant program to help defray the costs of an estimated $1.6-million brownfield cleanup.
The proposal includes the historical Marr-Phillipo house, built for cabinetmaker Adam Marr in about 1840 and a prime example of contemporary Georgian architecture. The developer has proposed moving the building to the rear of the land parcel and incorporating it into the condominium building as an amenity area.
Two buildings have already been demolished as a precursor to the redevelopment, including a former variety store and coffee shop.
Although a formal application has yet to be submitted to the city, the proposal requires official plan and zoning bylaw amendments.
Ancaster Coun. Lloyd Ferguson, also a Rotary member, noted the community has, so far, been divided over issues such as height and the potential for increased traffic.
On the upside, said Ferguson, the proposal promises to clean up a neglected brownfield site while bringing more people to the urban core.
Ferguson, who served as a councillor for the pre-amalgamation Town of Ancaster in the 1980s, acknowledged that he’s staunchly defended Ancaster’s height bylaw in the past. But he said the recent approval of an eight-storey building on Garner Road illustrates a provincial government trend toward higher density.
“This is going to be a tough decision,” said Ferguson. “So I’m trying to gather as much information as I can.”
Rotary member Jack DiSalvia said the proposal has the potential to bring more people downtown, which could help generate more economic activity.
“I really think this is great to rejuvenate downtown Ancaster. A lot of the businesses need more people down there to survive,” he said.
The project plan was first announced in April during a presentation to Ferguson’s Ancaster community council (ACC).
Before a formal application is presented to city planning staff, Manchia said, the project partners plan to make a second appearance at the ACC, to allow for additional community input.
Clarification appended July 10:
Sergio Manchia is the principal of UrbanCore Developments – a partner along with Spallacci Homes – but not the official professional planner on file for the proposed mixed-use development at the corner of Wilson and Academy streets in Ancaster.