Prepared by: King Township Chamber of Commerce, Advocacy Sub-committee

Introduction
The Highway 11 Corridor, located in the northeast corner of King Township, is recognized for its historical role as a highway-commercial area and its strategic location. The corridor connects key municipalities—particularly East Gwillimbury and Bradford—and supports the rural economy. However, it faces challenges such as economic stagnation, natural heritage constraints, and lack of municipal servicing. Because it is not within an existing village boundary, it does not factor into the current Employment Lands Study; yet its potential suggests it should be considered future employment lands, possibly as part of a new “village” or node.
King Township has a transformative opportunity to leverage the Highway 11 Corridor for sustainable economic growth. This position paper advocates for targeted policies to:
Implement competitive development charges (DCs).
Streamline application processes.
Incentivize strategic commercial and industrial developments where feasible.
Support complete communities integrating economic, environmental, and social goals.
Enhance streetscapes, pedestrian connectivity, and overall corridor vibrancy.
Additional points of focus include:
Close collaboration with the Town of Bradford, which is conducting its own bridge and corridor studies.
Township programs for streetscape improvements for existing and future businesses along Highway 11.
Exploration of Major Transit Station Area (MTSA) designation for lands near the Bradford GO Station—particularly the marina and adjacent businesses.
Pedestrian enhancements from the Bridge to Kalver Street and across Highway 11 for safer access to the marina.
Potential “Special Policy” land designation for the corridor to ensure alignment with King’s long-term vision for the area.
Challenges and Opportunities
1. Economic Revitalization of the Highway 11 Corridor
The corridor’s traditional commercial role has stagnated because of:
Low Development Demand: Rival municipalities (e.g., East Gwillimbury, Bradford) are attracting new growth, while King’s corridor remains overlooked.
Land Use Constraints: Planning policies regarding the Greenbelt, high water tables, and lack of full services restrict development.
Competition and Proximity: Competing developments in adjacent municipalities and the pull of the future Bradford Bypass corridor shape potential growth patterns.
Proposed Approach:
Flexible Land Use Policies: Continue policies that allow agricultural, commercial, tourism, and eventual residential components when servicing becomes available.
Collaboration with Bradford: Engage closely with the Town of Bradford (Bradford West Gwillimbury) on parallel studies, particularly around the bridge and corridor access points, to align infrastructure and development goals.
Infrastructure Investment: Strategically invest in roads, servicing (as feasible), and tourism-friendly amenities—particularly those supporting agri-business, hospitality, and potential residential uses in the future.
2. High Development Charges
King Township’s Development Charges are among the highest in the region, which can deter potential investors.
Investment Attraction: More competitive DCs could raise interest in developing employment lands or commercial properties along Highway 11.
Regional Alignment: Benchmarking DC rates against comparable municipalities (e.g., Bradford, Whitchurch–Stouffville) could help King compete for similar development.
Future Residential Development: Competitive DCs can also help once housing is feasible in back-lot areas—once servicing is extended or alternative solutions are found.
3. Streamlined Approval Processes
Current development application procedures can be time-intensive. Modernizing these processes would:
Enhance Efficiency: Reduce waiting times and uncertainty for developers.
Align With Best Practices: Encourage King Township to adopt digital portals, improved pre-application consultations, and transparent timelines.
4. Corridor Connectivity and Community Integration
To make the Highway 11 Corridor thrive, connectivity must be a priority—both within the corridor and with adjacent municipalities.
Major Transit Station Area (MTSA) Potential: The marina and Riverview area are ~1 km from the Bradford GO station. While this is slightly beyond the usual 500–800 m MTSA radius, exploring a broader “transit-oriented” framework could encourage growth aligned with provincial and municipal objectives.
Pedestrian Connectivity: A sidewalk from the Bridge to Kalver Street and a pedestrian bridge across Highway 11 would enhance walkability, safety, and local commerce.
5. Streetscape Improvements
Enhancing the visual appeal and usability of the Highway 11 Corridor can:
Revitalize Commercial Frontages: Façade improvements, landscaping, and consistent design standards create a more inviting space.
Improve Public Realm: Streetscape programs can include decorative lighting, benches, trees, and wayfinding signs, tying together the corridor’s identity.
Support Existing Businesses: A well-designed corridor encourages visitor traffic and signals municipal commitment.
6. Special Policy Land Designation
To protect King’s long-term vision, formally designating the Highway 11 Corridor as a “Special Policy Area” in the Official Plan could:
Guide Future Uses: Ensure that desired land uses—such as agricultural-related businesses, tourism, and potential residential (when serviced)—are compatible with environmental constraints and King’s strategic direction.
Foster Community Identity: Establish tailored development guidelines that maintain natural heritage while supporting carefully managed growth.
Recommendations
1. Competitive Development Charges
Adjust DCs for Commercial and Industrial Projects: Advocate a reduced or tiered DC structure in strategic areas like the Highway 11 Corridor.
Benchmarking: Compare King’s rates with those of municipalities with a similar character or economic composition—such as Bradford and Whitchurch–Stouffville—to remain competitive.
Lobbying for Provincial Support: While municipalities cannot directly offer financial incentives under current legislation, King can work with the Province to develop supportive programs for agri-food or employment uses that align with Greenbelt policies.
2. Streamlined Application Processes
Expand Digital Services: Adopt a unified digital portal for submissions and tracking, increasing transparency and expediting reviews.
Pre-Application Consultations: Continue and expand early-stage meetings to address regulatory requirements, especially under the Greenbelt Plan and environmental assessments.
Collaborate with Neighboring Municipalities: Partner with Bradford to align planning processes near the corridor bridge and shared boundary.
3. Incentivize Targeted Development
‘Dry Use’ Mixed-Use Projects: Focus on developments requiring minimal water and servicing, consistent with environmental constraints.
Public-Private Partnerships: Pursue collaborations to enhance roads, walkways, and other infrastructure that supports tourism- and agriculture-friendly amenities.
Agri-Food and Tourism Promotion: Work with provincial agencies (e.g., Ministry of Agriculture) and educational institutions (e.g., Seneca College) to encourage innovation and funding for local agri-food and hospitality ventures.
4. Enhance the Highway 11 Corridor’s Public Realm
Streetscape Programs: Implement a corridor improvement program offering design guidance for façades, landscaping, signage, and lighting.
Pedestrian Infrastructure:
Build a sidewalk from the Bridge to Kalver Street to improve safety and walkability.
Add a pedestrian bridge across Highway 11 connecting the north and south sides for easy marina access.
Explore MTSA Designation: Conduct a feasibility study on including the marina and Riverview businesses in a transit-oriented policy area, given proximity to the Bradford GO station.
5. Special Policy Land Designation
Future-Proofing Through Policy: Designate the Highway 11 Corridor as a “Special Policy Area” in King’s Official Plan to guide future development.
Custom Guidelines: Ensure agricultural, industrial, tourism, and potential residential uses (once servicing is available) are integrated sustainably and in line with King’s vision.
Measure Success Through Clear Metrics
Increased Acreage of Employment Lands: Track the expansion or re-designation of land for employment uses within the corridor.
Growth in Commercial Tax Base: Monitor contributions to King’s annual revenue from commercial and industrial development.
Transit-Oriented Development Indicators: Evaluate how many new projects align with MTSA principles—especially if the marina and Riverview area are included in a broader transit-oriented framework.
Resident Satisfaction and Accessibility: Gather feedback on service delivery improvements, pedestrian connectivity, and corridor development.
Comparative Framework for Success
Municipality | Development Charges (Non-Residential) | Application Process | Incentives for Growth |
King Township | $327.86–$470.68/m² | Traditional; lacks full digital tracking | Limited under current legislation; high charges can deter investment |
Bradford (Bradford West Gwillimbury) | Approx. $130–$150/m² (varies by type) | Mixed (digital + in-person); moving towards streamlined | Balancing residential & commercial expansion; bridging studies underway |
Whitchurch–Stouffville | Approx. $140–$200/m² (varies by type) | Mixed (digital + in-person); aiming for simplified steps | Focus on balanced residential-commercial growth; flexible approach to employment opportunities |
Note: Figures for Bradford and Whitchurch–Stouffville are approximate and may vary based on specific projects or future by-law updates. Consult each municipality’s most recent DC By-law for exact rates.
Conclusion
By reducing development charges, streamlining application processes, collaborating with neighboring municipalities like Bradford, and investing in strategic public-realm improvements, King Township can unlock the immense potential of the Highway 11 Corridor. Designating the area under a “Special Policy” in the Official Plan can safeguard King’s long-term vision and provide a roadmap for responsible, future-forward development.
These efforts will strengthen the local economy and boost employment opportunities, while paving the way for complete communities that balance economic prosperity, environmental stewardship, and a high quality of life for residents. With focused action and close collaboration—both internally and with regional partners—the Highway 11 Corridor can become a dynamic gateway that reflects King Township’s commitment to sustainable development, community vitality, and forward-thinking municipal leadership.
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