A new proposal to redevelop the Shops on Steeles and 404 Community Mall on the north side of Steeles Avenue East between Don Mills Road and Highway 404 has been submitted to the City of Markham. This master-planned, mixed-use development would comprise eight buildings, combine residential, retail and public spaces and reshape the German Mills neighbourhood just outside Toronto's northern city limits. Designed by Arcadis for a joint venture of Minett Capital, Streamliner Properties and Kerbel Group, operating collectively under the name SOS GP Inc. (“Shoppes on Steeles General Partnership”).
Looking northwest at the redevelopment of the Shoppes on Steeles, designed by Arcadis for Minett Capital, Streamliner Properties and Kerbel Group
The site, with the municipal address of 2900 Steeles Avenue East, currently has a gross floor area of 26,905 sq m of non-residential use. The site consists primarily of retail, personal service businesses and parking. An Esso gas station that once stood on the corner of Don Mills and Steeles was recently demolished.
The development proposal calls for a mix of high-rise residential buildings, diverse retail space and inviting public spaces. Despite previous approvals from the Ontario Municipal Board (OMB) for a plan first submitted in 2007, the current vision is the result of recently submitted applications to amend the Official Plan and Zoning Bylaw. The plans call for three phases comprising 71,833 m², including 17,900 m² of publicly accessible space and 10,570 m² of green roof space, with a Floor Space Index (FSI) of 5.51.
An aerial view looking northeast of the Shoppes on Steeles redevelopment designed by Arcadis for Minett Capital, Streamliner Properties and Kerbel Group
Phase 1, the retail district, would be located at the western end of the site. This phase calls for six multi-use towers ranging from 8 to 35 stories, or 37.65 m to 126 m in height. In total, these buildings would house 1,359 residential units. The district would include 4,215 m² of interior and 1,074 m² of exterior space. Below ground, three levels of garages would accommodate 900 residents and 136 visitors, as well as parking for 95 resident bicycles and 15 visitor bicycles.
Site plan, redevelopment of Shoppes on Steeles, designed by Arcadis for Minett Capital, Streamliner Properties and Kerbel Group
Phase 2 is called the Park Precinct. The centrally located park covers 4,850 m² in the northeast corner and is flanked by three towers ranging from 20 to 50 storeys, the tallest of which is 168.78 m high. Together, these buildings would contain 1,463 residential units, as well as 2,312 m² of indoor and 1,183 m² of outdoor amenities. Three levels of underground parking would contain 881 parking spaces for residents and 147 for visitors, as well as 103 bicycle parking spaces.
View to the southwest of the public park, image from a submission to the City of Markham
Phase 3, the final phase, is called the residential quarter. It would occupy the eastern end of the site and add another 5,480 sqm of park space opposite the Phase 2 park. Its blocks consist of four towers, including one with 18 floors, two with 55 floors and one with 59 floors, with heights ranging from 72.6 m to 198.35 m. Together, they are expected to provide a total of 2,224 residential units.
The residential district's design offers extensive leisure facilities, including 3,632 m² of indoor and 1,968 m² of outdoor facilities. The two-storey underground car park offers 1,931 parking spaces for residents and 222 for visitors, as well as 156 bicycle parking spaces.
Ground floor plan, Shoppes on Steeles redevelopment, designed by Arcadis for Minett Capital, Streamliner Properties and Kerbel Group
The design calls for a total of 48 elevators, or about one for every 105 residential units. With six elevators in each of the three highest towers, residents of the tallest high-rise buildings would have longer waiting times. The 55- and 59-story towers in the residential area would have about one elevator for every 114 residential units.
Currently, the site is served by high-frequency bus routes along Steeles Avenue East and Don Mills Road operated by York Region Transit (YRT) and the Toronto Transit Commission (TTC). These include several routes connecting key transit hubs such as Pioneer Village and the Don Mills stations. Looking ahead, the Steeles Avenue corridor is identified as a potential rapid transit corridor, with Bus Rapid Transit (BRT) or Light Rail Transit (LRT) being considered to improve service along this key east-west axis. In addition, the filing notes that the Ontario Line 3 extension is noted in Metrolinx's 2041 Regional Transportation Plan and will potentially reach the Don Mills subway station on Sheppard Avenue, located four kilometres to the south.
An aerial map of current and future traffic around the site, image from a submission to the City of Markham
The redevelopment would create a striking and expansive new community in an area with relatively little new construction. To the west, the single-story Bahá'í National Centre and Canadian National Temple are planned, along with the SteelesTech Campus to the east, which would include eight new commercial buildings of up to 12 storeys. Further north, the development would introduce 2300 John Street residential towers of 17 and 28 storeys.
UrbanToronto will continue to monitor the progress of this development, but in the meantime you can learn more about it in our database file linked below. If you'd like, you can join the conversation in the associated project forum thread or leave a comment in the space provided on this page.
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