Sitting just east of the Cloverdale Mall redevelopment site in Toronto’s inner suburbs, 5500 Dundas Street West is a new mixed-use development for First Capital. Our proposed scheme anticipates the transformation of the Dundas West corridor over the coming decade, which will see building heights step up toward Highway 427 to the west and taper down along Dundas Street to the east.

Characterized by balance and cohesion, the two buildings — 14 and 16 storeys, respectively — emphasize volumetric and material variations. The podium design introduces different heights and setbacks to create a more animated and visually engaging public realm. Although the site spans a considerable frontage, the massing strategy breaks down the scale of the street wall through a series of push-and-pull gestures and a variety of brick colours and textures.

A large, shared indoor and outdoor amenity space sits above the podium, establishing a visual pause between the architectural expressions below and above, where the design transitions to a softer, more curvilinear language. Clad in precast concrete, the upper storeys feature concave and convex forms that run down the length of the façade — a deliberate contrast with the base that creates a sense of visual lightness, as though the towers are perching gently on the podium. The 14-storey building emphasizes a wider, more horizontal expression through custom-shaped precast slab edges, whereas the 16-storey volume features a decisive vertical rhythm using a bespoke precast profile.

At the heart of the development is a Privately Owned Publicly Accessible Space (POPS) that doubles as a landscaped midblock connection. Nestled between the two buildings, this green enclave serves both residents and the public by offering permeability on a longer street block and respite from the urban bustle. A second POPS at the southwest corner creates a welcoming interface by integrating a bus stop and cultivating pedestrian engagement with the broader site and streetscape.

The overall design and site plan responds sensitively to the property’s contrasting edge conditions. On the south side, the development addresses Dundas Street — a busy, multi-lane arterial — with a strong and dynamic street presence. To the north, the architecture transitions thoughtfully toward an established neighbourhood characterized by residential homes. The transition is reinforced by the consolidation of various servicing functions along a laneway at the rear of the site, which creates an additional buffer between the development and the neighbourhood, further mitigating impacts on the adjacent low-rise community.

Images: Secchi Smith