Downtown Toronto will soon be home to some of Canada’s tallest residential buildings, many of which are slated to exceed a staggering 90 storeys or cross the 300-metre threshold to “supertall tower” status.
Yet despite the many contenders and runners-up, the race to 100 storeys in Toronto seems to be stalled.
Richard Witt, principal at the Toronto-based architectural firm, BDP Quadrangle, and chair of the Canadian chapter of the Council on Tall Buildings and Urban Habitat (CTBUH), told Livabl his theories on why the city hasn’t seen a condo cross that threshold despite the race to build ever higher — including the simple fact that the pension funds and organizations that fund these mega-projects just aren’t all that fussed about arbitrary numbers.
Toronto has a handful of under-construction condo towers that are at least 95 storeys. Why hasn’t anyone attempted a 100-storey tower yet and claimed that three-digit title?
One hundred storeys as a metric is vague. Different buildings have different floor heights – office versus residential in particular. Supertall is a well-established metric, a building of 300 metres. There are around 10 supertall towers planned and under construction.
The approvals process would put a spanner in the works, and the impact of three digits in the minds of those that oppose (councilors, city planners) is a point on which negotiation can be made. All large sites in Toronto need a zoning by-law amendment, and I’ve been on lots of projects where the zoning deal made is to adjust the height down by a number for perception.
For example, 100 sounds like a big number, but 95 sounds more palatable even though nobody can really tell the difference. If you have hundreds of millions of dollars on the line, you’ll probably take that deal.
To qualify as a supertall, a building must be at least 300 metres in height. Do you think developers are more focused on exceeding this height requirement in pursuit of the ‘tallest tower’ status, as opposed to having the most storeys? Why would that be?
I think developers in Canada have more pragmatic objectives than in other parts of the world. A tallest tower status is a fleeting accolade, and the risk increases significantly when the projects get to these kinds of heights. Construction takes longer, which means that carrying costs are more expensive. Sales will take longer which means that returns are delayed and risk is greater.
How hard would it be to design, approve and build a 100-storey condo building in Toronto? Does it present increased logistical and architectural challenges compared to slightly smaller buildings, or are the stakes very similar?
There are moments of change at varying heights in building design, but 100 isn’t more difficult to accomplish than something slightly smaller, say 95. Vertical circulation is gradually more difficult as buildings get taller, and you need to move more people and further distances, but structure changes significantly around 50 storeys. By the time you’re at 100, there isn’t the same kind of noticeable step.
Logistics aside, how do you think people would react to a 100-storey project in Toronto? Is the jump from 95 to 100 storeys significant in people’s minds?
My observation is that people like icons and things with tangible metrics like 100 storeys become icons very quickly.
Do you believe that it’s just a matter of time before a developer creates a 100-storey tower in Toronto, or would other policy and market factors need to change first? If a 100-storey condo tower were to be built in Toronto, could this pave the way for more towers of this size?
With demand the way it is, the scarcity of prime land the way it is and the growth of the city, 100 storeys is definitely not far away. There is nothing that really needs to change to reach the benchmark that is so close, we’re gradually creeping up and will be there soon. It wasn’t that long ago that 40 storeys was a tall building in Toronto. Now there’s an acceptance that we’re a high-rise city, and in a high-rise city the only way is up.
Toronto’s Tallest Towers
The “tallest tower” battle has been playing out between a couple of Toronto developments over the years.
In December 2020, Mizrahi Developments submitted an addendum to boost The One’s height by nine storeys, sending the Bloor Street West supertall from 85 storeys (306.9 metres) to 94 storeys (338.3 metres). If approved, this would beat out SkyTower at Pinnacle One Yonge, which is scheduled to reach 95 storeys (312.5 metres) in the city’s South Core. Originally, SkyTower was proposed to be 98 storeys according to previous reporting by Livabl.
Holding onto its supertall status, Gehry Condos recently reduced the height of its West and East towers from 92 storeys (305 metres) and 82 storeys (275 metres) down to 84 storeys (300 metres) and 74 storeys (262 metres) through a minor variance application filed to Toronto’s Committee of Adjustment in September.
Some of Toronto’s other notable tall towers include Concord Adex’s newly-acquired and rebranded Concord Sky, which will reach 95 storeys (299 metres) near Gerrard and Yonge streets.
A proposal for a 87-storey (324 metre) tower at 1200 Bay Street was put forward by Dutch developers Kroonenberg Group and ProWinko in July 2020. A few months later, Dream Office REIT and Humbold Properties revealed plans for a high-rise purpose-built rental tower on King Street West, which was updated to 80-storeys (311 metres) in June 2021.
