Developers are often looking to forego office space in favor of higher residential densities in this post-pandemic era, according to H&R REIT's newly submitted plans for 310 and 330 Front Street West. Plans now call for 65- and 70-story mixed-use towers designed by Hariri Pontarini Architects, adding a second residential tower while eliminating a second existing office building. Located in Toronto's entertainment district, the location is within walking distance of St. Andrew and Union train stations.
Looking northwest at 310 Front West, designed by Hariri Pontarini Architects for H&R REIT
The 310, 320 and 330 Front Street West location comprises approximately 8,114 square feet of land located at the northeast corner of Front Street West and Blue Jays Way. It currently houses an 8-story building at 310 Front Street, a 12-story building at 330 Front Street, and a 16-story building at 320 Front Street. These buildings are connected by an enclosed atrium. The surrounding area is a mixed-use neighborhood near the CN Tower and Rogers Center.
Looking northeast at the existing buildings to be replaced at the southern end of the site. The image was retrieved from Google Maps
An initial redevelopment proposal submitted to the city in 2021 called for a 69-story tower with 560 residential units and 11,188 square meters of replacement office space. In 2023, the plan was revised to a 65-story tower with 578 units and 11,330 m² of office space on levels 2 to 10, while two of the existing office buildings were to be retained.
Previous design by Hariri Pontarini Architects for H&R REIT
The newly revised plans submitted by Bousfields on behalf of the developer include an official plan change and rezoning that would allow for a 65-story (210.7 m) West Tower and a 70-story (225.4 m) East Tower , which together would result in 1,782 residential units, compared to 578 units in the 2023 plan. The gross floor area (GFA) has also increased significantly, with the residential GFA rising from 39,003 m² in 2023 to 109,555 m². The ground-level retail space would cover 743 m², divided into 440 m² in the east tower and 303 m² in the west tower. The Floor Space Index (FSI) of the site would be 16.98.
Site plan designed by Hariri Pontarini Architects for H&R REIT
With the elimination of the existing 8- and 12-story office towers on the site, the replacement office space originally planned for the east tower will also be eliminated. The 16-story office building in the north of the property remains unchanged and has a non-residential gross floor area of 27,062 m².
Ground floor plan designed by Hariri Pontarini Architects for H&R REIT
The public realm would undergo a major remodel and the currently closed atrium would be replaced with a landscaped public plaza. This new space would create a new pedestrian connection between Blue Jays Way and Front Street West with potential public art installations and weather-protected areas. Amenities for tower residents include 2,650 m² of indoor and 1,205 m² of outdoor space. Each tower would be served by seven elevators, at a ratio of one elevator per 127 units, meaning longer than desirable wait times for residents.
Public square designed by Hariri Pontarini Architects for H&R REIT
The existing three-story underground car park would retain its 399 parking spaces. Of these, 178 spaces will be reserved for residents, 219 for visitors and commercial use and 2 for car-sharing vehicles. In comparison, the 2021 proposal called for 459 parking spaces. The total number of bicycle parking spaces would include 725 spaces, including 537 long-term spaces and 188 short-term spaces, up from 599 spaces in the 2021 plan.
An aerial view of 310 Front West, designed by Hariri Pontarini Architects for H&R REIT
The St. Andrew and Union stations are a 10- and 14-minute walk away, respectively, while the King and Spadina streetcars ply the streets to the north and west, respectively. The location is also just a 15-minute walk from the future Queen Spadina station on Ontario Line 3. Bicycle trails are available along Blue Jays Way with access to the Martin Goodman Trail.
An aerial view of the site and surrounding area, image from submission to the City of Toronto
There are other suggestions and projects nearby. To the north, 255 and 277 Wellington Street West are proposed at 26 and 60 storeys respectively. Further north, the 49-story Maverick is almost complete, while 305-319 King West is planned to be 50 stories. South of the site, Union Park requires four towers, two office and two residential towers ranging from 44 to 58 stories. To the west, 433 Front Street West envisions two towers of 43 and 51 stories, while 400 Front Street West is planned for 59 stories. To the east of the site, the Union Center is planned at 54 floors, while 145 Wellington Street West is planned at 61 floors.
UrbanToronto will continue to monitor the progress of this development, but in the meantime you can learn more in our database file linked below. If you'd like, you can join the discussion in the associated Project Forum thread or leave a comment in the designated area on this page.
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