Planning Studies & Initiatives

Steeles – Redlea Regeneration Area Study

In December 2013 City Council adopted OPA 231 which re-designated lands near the Milliken GO Station and on the west side of the Stouffville GO Corridor from Employment Areas to Regeneration Areas. This decision was part of City Council's consideration of staff recommendations related to the City of Toronto's Municipal Comprehensive Review of Employment Lands. The Ontario Municipal Board (OMB) has partially approved OPA 231 and the Regeneration Areas designation for the Steeles-Redlea area and related Site and Area Specific Policy 395 are now in force and effect.

The Regeneration Areas designation, generally, provides for a broad mix of employment, institutional, residential, and parks and open spaces uses. Development of the lands will proceed in accordance with a framework to be established through a study that will guide redevelopment of the area through such matters as, but not limited to:

  • development of urban design guidelines to guide the changing character of the area;
  • a street and block plan that includes the Redlea Avenue extension and other appropriate connections;
  • a requirement that Redlea Avenue is extended to Passmore Avenue prior to new development within the Regeneration Area; 
  • a land use buffer to appropriately separate residential and sensitive non-residential uses from nearby Employment Areas; 
  • the design of any sensitive uses and buildings containing residential and other sensitive uses to mitigate noise, vibration and other adverse effects from the Employment Areas lands and the GO Train corridor; 
  • appropriate separation from the GO Train corridor to the east; 
  • a requirement that development of residential units also provide the gross floor area of office employment uses; and 
  • a community services strategy to monitor the need for new community services and facilities and local institutions as new residents are introduced.

 

What's New

January 2017 – OMB Appeals of OPA 321

Two appeals of City Council's adoption of OPA 321 were filed with the Ontario Municipal Board (OMB). OPA 321 will not come into force until the OMB has issued its decision(s).

A Prehearing Conference will be held on Tuesday, May 16, 2017. OMB File No.: PL170028.

City Council adopts OPA 321

City Council on November 8 & 9, 2016 adopted the recommendations of the Final Report, dated September 29, 2016.

OPA 321 was adopted by City Council on December 15, 2016. Here is the link to By-law No. 1205-2016.

Planning & Growth Management Committee Decisions

On October 17, 2016, a public meeting was held to consider a revised draft OPA 321 and revised urban design guidelines that addressed PGMC's directions from November 2015. Here is the report and the Committee Decision Document.

On November 16, 2015, a public meeting was held and PGMC considered a Supplementary Report, dated October 19, 2015. Here is the report and the Committee Decision Document.

On October 8, 2015, PGMC considered this item and the recommendations of the Final Report were adopted without amendment. This included the scheduling of a statutory public meeting on November 16, 2015. Here is the report and the Committee Decision Document.

On September 16, 2015, the Planning & Growth Management Committee (PGMC) deferred consideration of the Final Staff Report, dated August 31, 2015, until the October 8, 2015 meeting. Here is the report and the Committee Decision Document.

Study Area

The Study Area is approximately 10 hectares (24.6 acres) in area and is bounded by Steeles Avenue East, the Stouffville GO Train Corridor, Redlea Avenue and its proposed extension south to Passmore Avenue and the north boundary of properties on the north side of Passmore Avenue.  The Milliken GO station and surface parking lot are within the Study Area. 

Applications Within the Study Area

Three applications have been filed within the Study Area:

1)    4665 Steeles Avenue East

Zoning By-law Amendment Application: 13 273308 ESC 39 OZ

File Status: Active

A zoning by-law amendment application has been submitted to permit a phased, mixed-use development with three residential condominium towers (17, 26 and 28 storeys in height) with a total of 793 dwelling units (including affordable housing units) and a total of 16,065 square metres of retail/commercial space.

The Preliminary staff report on this application was considered by the Planning and Growth Management Committee on June 19th, 2014 and the report recommendations were adopted.

This application was considered by the City of Toronto Design Review Panel on September 16, 2014. Here are the meeting minutes

Revised plans and studies were filed in  2016 and are available for download through the City Planning Application Information Centre.

A Public Meeting will be held by the Planning and Growth Management Committee on April 5, 2017 to consider a Final Report on the proposed zoning by-law amendment.

Peer Review of Environmental Reports

The City retained Golder Associates Ltd. to peer review the Environmental Noise & Vibration Feasibility Study and the Air Quality Compatibility Study prepared by Novus Environmental in support of the revised application. The cost of the peer reviews will be borne by the applicants. The related information can be found below:

Novus Noise & Vibration Feasibility Study, June 29, 2016

Novus Air Quality Compatibility Study, June 28, 2016

Golder Peer Review, Noise & Vibration, September 15, 2016

Golder Peer Review, Air Quality, September 15, 2016

Novus Noise & Vibration Addendum, September 22, 2016

Novus Air Quality Addendum, September 22, 2016

Golder Reply, September 23, 2016

2)    4665 Steeles Avenue East

Official Plan Amendment Application: 16 100895 ESC 39 OZ:

File Status: On hold pending the resolution of appeals to OPA 321.

This application, which was filed in January 2016, proposes to redesignate the site from "Regeneration Areas" to "Mixed Use Areas" and also proposes the introduction of a new site and area specific policy. The supporting documents (January 2016) including the draft official plan amendment, are available online for download through the City Planning Application Information Centre.

3)    3447 Kennedy Road (rear)

Zoning By-law Amendment Application: 15 126679 ESC 39 OZ:

File Status: Withdrawn by Applicants

This site is immediately south of and abutting the Milliken GO Station property.

A zoning by-law amendment application was submitted to permit a mixed-use development consisting of two, residential apartment (condominium) towers 25 and 29 storeys in height respectively, containing a total of 600 dwelling units on top of  a 6 storey podium building containing both retail and residential uses.  Two levels of underground parking and 5 levels of above grade parking were also proposed.

Community Consultation and Public Outreach

Community Consultation Meeting No. 1

A Community Consultation Meeting to discuss both the Steeles – Redlea Regeneration Area Study and the rezoning application at 4665 Steeles Avenue East was held on June 18, 2014.

Community Consultation Meeting Notice

City Presentation

Developer's Presentation

North Milliken Employment District Land & Business Owner Stakeholder Meeting No. 1

This meeting was held on April 16, 2015 at the Scarborough Civic Centre.

Land & Business Owner Consultation Notice

This meeting provided an opportunity for City staff to hear from area land & business operators about the study and for the findings of the Golder Associates Ltd. Air, Odour, Noise and Vibration Impact Study to be presented and discussed. This report was commissioned by the City in order to inform the study and to have a greater understanding of the nature and extent of industrial & business operations in the area and the impacts they generate.

Steeles-Redlea Regeneration Area Air, Odour, Noise and Vibration Impact Study

Community Consultation Meeting No. 2

A second Community Consultation Meeting on the study was held on June 23, 2015

Community Consultation Meeting Notice

Community Services and Facilities Strategy and Implementation Plan

City Presentation

North Milliken Employment District Land & Business Owner Stakeholder Meeting No. 2  in conjunction with 4665 Steeles Avenue East - Zoning By-law Amendment Application

This meeting was held on May 26, 2016 at the Scarborough Civic Centre.

Meeting Notes

Community Consultation Meeting: Revised Zoning Application - 4665 Steeles Avenue East

This meeting was held on July 21, 2016 at the Scarborough Civic Centre.

Meeting Notes

Working Group Meetings

A series of working group meetings were held to discuss key issues relevant to this study. The notice list for the Working Groups was compiled from individuals who expressed an interest in attending these sessions at the first Community Meeting held on June 18, 2014 or who contacted City Planning directly and requested to be part of this process.

Working Group Meeting No. 1

The City hosted Working Group Meeting #1 on July 7, 2014

Working Group Meeting # 1 Agenda 

Working Group Meeting #1  Notes

Working Group Meeting No. 2

The second Working Group Meeting was held on November 25, 2014.

Working Group Meeting #2  Agenda

Working Group Meeting #2 Notes

Community Services and Facilities Profile Phase 1 Report

Working Group Meeting No. 3

The third Working Group Meeting was held on May 27, 2015

Working Group Meeting No. 3 Agenda

Working Group Meeting No. 3 Notes

Consultant Studies

City Planning retained consultants to help profile the area and to inform key elements of the study. These studies and reports can be viewed below.

  1. Community Services and Facilities Profile Phase 1 Report
  2. Community Services and Facilities Strategy and Implementation Plan
  3. Steeles-Redlea Regeneration Area Air, Odour, Noise and Vibration Impact Study
  4. MMM Group Limited: Transportation Assessment, October 2014 
  5. LEA Consulting Ltd.: Steeles-Redlea Regeneration Area Study Peer Review and Supplementary Analysis, June 2015