Yonge & Franklin, North York 

Overview

Yonge & Franklin is a contemporary mixed-use residential development designed to introduce a refined urban landmark within the evolving fabric of North York, Toronto.

Located on a compact corner site, the proposal combines a six-storey podium with a sculpted glass tower above, creating a strong architectural presence while carefully responding to surrounding streetscape conditions. The project delivers 76 residential units, activated retail frontage, rooftop amenity spaces, and three levels of underground parking within a highly efficient urban footprint.

The Challenge

• Compact urban corner site with high-density development pressures

• Zoning constraints governing setbacks, tower step-backs, and massing transitions

• Need to maximize Gross Floor Area and unit efficiency while maintaining buildability

• Creating a recognizable architectural identity within a rapidly intensifying context

• Balancing investor-driven market demands with livable residential design

Beyond compliance, the project required a strategy capable of maximizing long-term development value while establishing a premium residential identity.

The Approach

The proposal is driven by a massing-first design methodology, using strategic volumetric manipulation to optimize density, visibility, and livability within the allowable envelope.

Key moves include:

Sculpted Massing
A distinct corner articulation and upper-level step-backs visually reduce the building scale while creating a lighter and more elegant tower expression.

Activated Ground Plane
A double-height glazed lobby and café space strengthen pedestrian engagement and establish an active public interface along the street edge.

Efficient Floorplates
Optimized residential layouts maximize Net Sellable Area while maintaining high-quality unit proportions and natural light access.

Integrated Outdoor Living
Each upper-level suite incorporates a private terrace, extending interior living spaces outward and enhancing residential desirability.

Rooftop Amenity Strategy
Shared rooftop amenities provide panoramic skyline views and create a boutique lifestyle experience typically associated with larger luxury developments.

The façade composition balances transparency and structure through a layered glazed envelope that reinforces the project’s contemporary identity while creating visual depth and variation throughout the day.

Design Strategy

Rather than treating the development as a conventional mid-rise condominium, the proposal rethinks urban density through a more refined and market-responsive residential model.

• Residential units are organized to maximize views, daylight penetration, and spatial efficiency

• Private terraces create a stronger connection between interior and exterior living

• Upper-level step-backs reduce perceived mass and improve the pedestrian experience below

• The podium establishes a strong urban streetwall while the tower above introduces a lighter architectural expression

• The project balances investor efficiency with premium end-user appeal

The result is a development that feels both financially optimized and architecturally distinctive.

Outcome

• Approximately 6,150 m² (66,204 sq. ft.) Gross Floor Area

• Approximately 5,050 m² (54,358 sq. ft.) Net Sellable Area

• 76 residential units with diverse unit mix

• 82% floorplate efficiency

• Activated retail frontage and public realm integration

• Rooftop amenity programming with private terraces throughout upper levels

• A distinctive architectural identity for North York’s evolving skyline

Project Type

Mixed-Use Residential
Mid-Rise Urban Development
Transit-Oriented Intensification
Zoning-Constrained Development

Key Takeaway

Yonge & Franklin demonstrates how zoning limitations, density requirements, and market-driven residential programming can be transformed into a cohesive architectural strategy—resulting in a highly efficient, visually distinctive, and commercially attractive urban development.

PROJECT DETAILS

Client: Private
Stage: Schematic Design
Architect: Iman Raeisi
Location: North York, Toronto, Ontario
Area: 6,150 sqm