Report to: Development Services Committee Report Date: May 20, 2008

SUBJECT: Hamlet of Victoria Square Land Use Review

PREPARED BY: Geoff Day, Planner - West Development Team

RECOMMENDATION:

That the staff report entitled “Hamlet of Victoria Square Land Use Review”, dated May 20 2008, be received;

And That Council authorize the initiation of public information meetings to be held in Victoria Square to review the state of the Hamlet in order to ascertain necessary planning policy and regulation changes, if any, to protect and preserve the integrity of Victoria Square;

And That staff report back to Council regarding the results of the meetings, and any recommended changes to Official Plan policies and the Zoning By-law in effect within the Hamlet, if deemed necessary.

PURPOSE:

The purpose of this report is to present the purpose and objective of a land use review to be undertaken by Town Staff with respect to the Hamlet of Victoria Square. It is recommended that Committee authorize the scheduling of public information meetings to consider any planning policy and regulation changes within this Hamlet, if deemed necessary.

BACKGROUND:

Area Context

The Hamlet of Victoria Square is located at the intersection of Woodbine Avenue and Elgin Mills Road. Victoria Square contains 21 heritage buildings in what was once a very active rural crossroads community. A landmark of the village is the Victoria Square United Church constructed in 1880. The community is bordered on the southeast by an estate residential community. The Cathedral community bounds the community to the south and west.

Victoria Square is the largest of Markham’s 5 existing Hamlets, with an area of approximately 350 Acres (140 hectares). Victoria Square is a present day Hamlet surrounded by an Urban Expansion Area; identified as the Cathedral Community. The Hamlet is comprised of 95 properties. Of these, 56 properties have Arterial Road Frontage (Woodbine Avenue or Elgin Mills Road).

Current Official Plan and Zoning policies:

Victoria Square is designated “Hamlet” in the Markham Official Plan. Hamlet policies provide for low density residential, small scale commercial (intended to serve the needs of local residents of the Hamlet) and daycare centres in accordance with the daycare policies of the Official Plan which address issues such as lot size, location and compatibility with surrounding uses. Large scale commercial uses which do not primarily serve the Hamlet and its surrounding rural area are discouraged.

The majority of the properties in the community are zoned Rural Residential by By-law 83-73, as amended. The rural residential zone only permits single detached dwellings and home occupations. Commercial uses including daycare centres are not permitted.

Redevelopment pressures

In recent months several residential properties fronting onto Woodbine Avenue have come up for sale, or have recently been sold to individuals who may be considering redeveloping the properties for commercial, retail or daycare uses. Real estate signs have been erected advising potential purchasers that the properties could be rezoned for numerous commercial uses. Several realtors and perspective buyers have inquired at the Town about redeveloping lands for daycare centres and other commercial type uses.

It should be noted that not all forms of non-residential redevelopment within the Hamlet should be considered negative or undesirable. In fact, if of an appropriate and sympathetic scale and use, some forms of redevelopment may be beneficial and compliment the Hamlet and its original function as a “gathering place”, comprised of a mix of commercial, institutional and residential type uses.

Historic Hamlets are significant reminders of Markham’s heritage

Heritage Markham has identified over 20 historic Hamlets that once existed in the present day Town boundaries. Some of these communities including Victoria Square, continue to exist in a discernable form. The settlements that have remained are significant reminders of Markham’s early heritage as a community of communities. They are characterised by their mostly 19^th and early 20^th century building stock and many are set adjacent to river valleys. Some have been fortunate to retain their original variety of building types with post offices, general stores, mills or churches. Together, these features form some of the most picturesque cultural heritage landscapes in the entire region, and contribute greatly to the identity and community spirit of Markham.

Historic Hamlets are threatened by urban expansion

Over the past five years, the Cathedral Community has transformed from a vision on paper to reality. With the extension of municipal services such as water and sewer, sites within Victoria Square that have the potential for larger scale commercial uses may appear more viable to potential developers.

Despite the significant changes surrounding the Hamlet and the gradual loss of its original function as a commercial centre for the surrounding agricultural district, Victoria Square has survived virtually intact. Current and future pressures however, which are emerging from surrounding urban development and the resulting increased population and traffic, will impact and change the Hamlet.

Scheduled for completion in 2010, the Woodbine By-pass will alleviate some of the present traffic pressure experienced on both Woodbine and Elgin Mills Road. Victoria Square however is surrounded by change, and may still be in danger of being lost or marginalized to the point where its significance will no longer be apparent if efforts are not made to study and protect it.

Heritage Conservation District Identification Sub-committee established

In 2003, the Heritage Conservation District Identification Sub-committee of Heritage Markham was established. Along with the Town’s Heritage planning staff, this committee was to identify boundaries associated with Markham’s historic hamlet communities, which could be used as the area of future study for determination of formal heritage conservation districts. The Heritage Conservation District Identification sub-committee considered all “historic hamlets” in the Town of Markham to determine their potential for consideration as heritage conservation districts.

The next stage of the Town wide review was to hold community information meetings in all identified study areas. These meetings have been put on hold until Heritage Staffs’ review of the Thornhill and Buttonville plans have been completed.

Heritage Staff will be consulted throughout the Victoria Square land use review in order to engage the community in all matters relating to heritage conservation.

Victoria Square Streetscape Plan

At the request of the local Ward Councillor and the Victoria Square Ratepayers Association, monies have been collected at the time of execution of all Cathedral Subdivision Agreements for the purposes preparing a comprehensive Streetscape Plan for the Hamlet. It is the intent of Staff that this plan will be prepared in conjunction with the future Environmental Assessment of Woodbine Avenue. The EA should commence in 2010. However it is ultimately dependant on the completion of the Woodbine Avenue By-pass and the transfer of a portion of “Old Woodbine” to the Town.

Proposal

Given the immediate pressures on Victoria Square, Staff purpose to undertake a land use review of Victoria Square, in order to develop a better understanding of the following:

The current Official Plan and Zoning structure in effect within the Hamlet; and,
An assessment of the advantages and disadvantages of a variety of planning options (e.g. keeping the current policy “as is”; amending the Official Plan and Zoning By-law to restrict the range of permitted uses; amending the Official Plan and Zoning By-law to expand the range of permitted uses); and whether or not they would assist in promoting appropriate heritage protection/redevelopment in the Hamlet,

SCOPE OF STUDY:

Public input will be sought throughout the planning process

The following is a suggested timeline for this land use review. Public input will be sought throughout the planning process.

May 2008

Report to Council (this report) seeking endorsement of the proposed review and permission to hold public information meetings in the community;

Sept-Oct 2008

Hold public information meetings to seek public input on the future direction of Victoria Square;

December 2008

Public meeting to consider the findings of the review and Staff recommendations;

January 2009

Report to Council with the results of the public information meetings, staff recommendations and draft planning documents (if deemed necessary).

FINANCIAL CONSIDERATIONS:

Not Applicable

ENGAGE 21^ST CONSIDERATIONS:

This project aligns with the corporate goal of achieving a Quality Community through recognizing, promoting and strengthening a sense of community.

BUSINESS UNITS CONSULTED AND AFFECTED:

Staff in the Development Services Commission will consult with the appropriate internal and external departments and agencies throughout the consultation process.