Item - 2015.PG7.3

This report presents the findings of the Steeles-Redlea Regeneration Area Study which includes lands south of Steeles Avenue East and east of Kennedy Road at the City's northern boundary with the City of Markham. The study area abuts the west limit of the Stouffville GO rail corridor and includes the Milliken GO Station site.  These lands were redesignated as Regeneration Areas through the adoption of Official Plan Amendment No. 231 (OPA 231) which is now in force and effect as it relates to this Regeneration Area. OPA 231 also established a Site and Area Specific Policy No. 395 (SASP 395) for the area that states that development will proceed in accordance with a framework to be established through a study of the area that addresses specific matters. SASP 395 is also in force and effect. The Steeles-Redlea Regeneration Area Study was initiated to establish the required development framework for the study area and to determine future land use designations.

The study is now complete and this report includes a draft official plan amendment that proposes to redesignate lands within the study area that front on the south side of Steeles Avenue East, and adjacent lands on the east side of Redlea Avenue, to Mixed Use Areas where development may occur generally in accordance with the Conceptual Masterplan contained within the Steeles-Redlea Urban Design Guidelines.

The balance of lands within the study area, including the Milliken GO Station lands, are proposed to be redesignated to Employment Areas and eventually to General Employment Areas (as proposed by OPA 231) upon approval of the latter designation at the Ontario Municipal Board. Anchor Shoring & Caissons Ltd., a long standing, successful industrial operator, who occupy ¼ of the Regeneration Area lands at the south portion of the study area, intend to maintain and grow their industrial operations as do many industrial operators in the surrounding Milliken Employment District. In order to minimize the potential for land use conflicts between existing and/or future industrial operations within and/or surrounding the Regeneration Area, it is recommended that only lands that front on Steeles Avenue, and adjacent lands on Redlea Avenue north of the Milliken GO Station lands, be redesignated to Mixed Use Areas. This provides an opportunity for new sensitive, namely residential uses to be considered. Site specific zoning by-law amendments will be required on individual development sites and amendments will only be considered after detailed environmental impact studies have been prepared, required mitigation measures are known, detailed plans implementing these measures have been prepared and legal agreements, if required, between developers and owners of industrial facilities have been entered into, all to the satisfaction of the City.

All of the study lands, with the exception of those owned and used by Anchor Shoring & Caissons Ltd., will be subject to an amended SASP 395 that requires office uses to be provided within any new development given the increased transit ridership opportunities they present within walking distance of the Milliken GO Station. SASP 395 also establishes a development framework for the lands within it, including obligations to provide new road, pedestrian and cycling connections to improve connectivity to the Milliken GO Station.

Draft urban design guidelines, including a Conceptual Masterplan, have been prepared which are intended to further inform this framework and to ensure appropriate development occurs within the SASP 395 area.

In order to better align existing land use permissions on lands outside of but close to the Regeneration Area with those proposed via OPA 231 and this study, the draft official plan amendment also proposes to delete SASP 104 on all lands located south of Steeles Avenue East and north of Passmore Avenue, between Kennedy Road and Midland Avenue which permits long term care facilities and places of worship, and to add a new SASP 497 to recognize four (4) existing places of worship located within this area.

Since June 2014, staff have held two community consultation meetings, a North Milliken Employment District Land/ Business Owner Stakeholder Meeting, three working group meetings and consulted with several City agencies and divisions and key stakeholders in the area. These include Metrolinx, Global Fortune Group, Splendid China Mall Condominium, industrial operators within the surrounding Milliken Employment District, Heathwood Ratepayers Association, City of Markham and York Region.

This report recommends that a public meeting to consider the proposed official plan amendment and urban design guidelines for the study be scheduled for the November 16, 2015 meeting of Planning and Growth Management Committee.