BentallGreenOak has revised its redevelopment proposal for 100 Simcoe Street, which significantly expands planned residential space while eliminating office space from the plan. Designed by Hariri Pontarini Architects, the tower is now proposed to rise 67 storeys up from the 62 storeys approved in 2021, with the use change driven by declining office market demand and growing calls for new rental housing in the Downtown Toronto core.

Looking southwest to 100 Simcoe Street, designed by Hariri Pontarini Architects for BentallGreenOak

The Entertainment District site would preserve the exterior walls of the heritage-listed office building on its east side, overseen by ERA Architects, as per the previous plan. The overall tower composition shifts almost entirely to residential use, while doubling its affordable housing contribution.

Looking northwest to the podium and heritage facade, designed by Hariri Pontarini Architects for BentallGreenOak

The site on the west side of Simcoe Steert runs from Pearl Street north to Adelaide Street West and includes the addresses of 90 and 100 Simcoe, 130 Pearl, and 203 and 211 Adelaide. It is currently occupied by a five-storey heritage-designated brick office building a six-storey above-grade parking garage to the west. The property sits at the edge of the Entertainment District, steps from the Financial District. 

Looking southwest to the current site, image retrieved from Google Maps

The first application in 2016, designed by Diamond Schmitt Architects for Sun Life, called for a 59-storey tower with office space in the podium and 524 residential units above. 

Initial 59-storey design by Diamond Schmitt Architects for Sun Life Assurance Company of Canada

BentallGreenOak later reworked that vision into a 62-storey tower. Following negotiations with the City, the plan was approved through an OLT settlement in 2021, along with heritage approvals for alterations to the existing office building.

Previous 62-storey design by Hariri Pontarini Architects for BentallGreenOak

Urban Strategies Inc. has now submitted a Minor Variance application to the City of Toronto on behalf of the developer, seeking approval for a reworked 67-storey rental tower. Rising 238m, the plan marks an increase from the previously approved 62-storey, 209.6m scheme. The expanded tower would contain 1,003 rental units, nearly doubling the 526 units in the earlier version. Of these, 56 would be secured as affordable rental units, up from 28, with the additional units proposed for a 40-year term, and an emphasis on family-sized two- and three-bedroom layouts.

Previous ground floor plan, designed by Hariri Pontarini Architects for BentallGreenOak

The earlier plan included 20,774m² of office space within an 11-storey podium, along with 873m² of retail, for a total Gross Floor Area (GFA) of 67,750m² and Floor Space Index (FSI) of 22.96. In the new submission, the office component has been eliminated, and the plan now proposes 71,976m² of total GFA and FSI of 24.57 times coverage of the 2,930m² lot, made up of 71,795m² of residential and 181m² of ground-level retail. 

Current ground floor plan, designed by Hariri Pontarini Architects for BentallGreenOak

The proposal includes 2,391m² of indoor amenities and 1,444m² of outdoor space. Eight elevators are proposed, or about one for every 125 units, a ratio that suggests high-speed service would be necessary for adequate service. Four underground levels would accommodate 210 parking spaces, slightly reduced from 214 in the previous plan. Of these, 170 are reserved for residents and 40 for visitors. The bicycle parking supply has increased substantially, with 1,112 spaces now proposed, including 905 long-term and 207 short-term stalls, compared to 697 spaces earlier.

Site plan, designed by Hariri Pontarini Architects for BentallGreenOak

The site is located about 150m, or a two-minute walk, from St Andrew station, and roughly 300m, or five minutes on foot, from Osgoode station, both on University Line 1. Osgoode will become an interchange with the Ontario Line 3, now under construction. Surface transit includes the 504 King and 501 Queen streetcar routes.

The proposal is one of a dense cluster of high-rise projects and proposals in the area. To the west, proposals include 217 Adelaide West at 23 storeys, Natasha Residences at 47 storeys, 14 Duncan at 48 storeys, 150 Pearl Street at 57 storeys, 260 Adelaide West at 61 storeys, and the Freed Hotel & Residences at 63 storeys. Southwest of the site, the shorter of the two Forma towers are under construction, set to rise 73 and 84 storeys. To the north, proposals at 250 and 200 University would bring towers of 47 and 54 storeys, while to the south, 145 Wellington West is planned at 65 storeys and 212 King West at 80 storeys.

Map of the site and surrounding area, including buildings proposed and under construction, image from submission to City of Toronto

UrbanToronto will continue to follow progress on this development, but in the meantime, you can learn more about it from our Database file, linked below. If you'd like, you can join in on the conversation in the associated Forum thread, or leave a comment in the space provided on this page.

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Related Companies:  Arcadis, EllisDon, ERA Architects, Ferris + Associates Inc., Hariri Pontarini Architects, HGC Noise Vibration Acoustics, LEA Consulting, RJC Engineers, Urban Strategies Inc.