A new joint-venture proposal by Minett Capital, Streamliner Properties, and Kerbel Group aims to transform the Shops on Steeles and 404 mall into a vibrant, mixed-use development in Markham. The project spans eight buildings, featuring residential units, retail spaces, and public areas, all designed by Arcadis. The site located at 2900 Steeles Avenue East currently houses 289,537 square feet of retail and service spaces, and previously featured an Esso gas station which has been demolished.

In Phase 1, located at the west end, six mixed-use towers ranging from 8 to 35 storeys will house 1,359 residential units with 45,382 square feet of indoor and 11,560 square feet of outdoor amenities. Phase 2, positioned centrally, includes a park in the northeast corner bordered by three towers ranging from 20 to 50 storeys, offering 1,463 residential units with 24,888 square feet of indoor and 12,734 square feet of outdoor amenities. Phase 3, at the east end, features four towers, 18-59 storeys, adding 2,224 residential units with 39,093 square feet of indoor and 21,183 square feet of outdoor amenities. The entire project will feature 3,712 resident, 505 visitor, and 369 bicycle parking spots.

The site benefits from high-frequency transit services by YRT and TTC, with future enhancements like BRT or LRT under consideration. This redevelopment hopes to reshape the German Mills neighbourhood, offering significant new housing and commercial opportunities amidst limited local construction.