
Executive Summary
King Township faces a critical decision regarding its future economic growth and competitiveness. The current forecast of a 21 net hectare deficit in employment lands by 2051 is based on a series of static assumptions that do not adequately account for regional trends, market uncertainties, and the growing pressures on land availability. This position paper argues that this allocation is insufficient to meet King Township’s actual needs and risks stifling its economic potential. The King Chamber of Commerce asserts that an additional 10 to 20 net hectares, for a total of 30 to 40 net hectares, are essential to support the sustainable growth and future needs of King Township. Drawing comparisons from surrounding municipalities like Vaughan, Aurora, Richmond Hill, Newmarket, and Markham, it becomes clear that a more proactive and ambitious approach to employment land planning is required.
Economic and Land Use Challenges
1. Over-Reliance on Static Forecasts
The forecast of 2,540 new Employment Area jobs by 2051 assumes stable growth trends and employment densities (30 jobs per hectare), which do not reflect the current economic environment and evolving nature of modern industries, especially logistics, green energy, and advanced manufacturing. Many of these sectors require larger facilities and thus lower employment densities, potentially increasing land demand.
2. Vacancy and Infrastructure Constraints
The assumption of a 15% long-term land vacancy rate is optimistic compared to regional averages. Aside from traditional constraints imposed on large portions of King Township’s land due to inclusion in the Greenbelt and Oak Ridges Moraine, York Region’s Vacant Employment Land Inventory frequently identifies fragmented ownership as a constraint on local land availability, noting that smaller parcels or irregular configurations limit the usability of these lands for large-scale projects, resulting in a demand for greater net area to overcome parcelization challenges for larger commercial & industrial developments.
3. Growing Competition for Land
As King Township’s population grows to 51,000 by 2051, land demand for schools, healthcare, retail, and housing will intensify, indirectly competing with Employment Area allocations. Other municipalities in York Region have experienced similar challenges, leading to significant land shortages for employment purposes.
4. Missed Opportunities in Regional Competitiveness
Neighboring municipalities, such as Vaughan and Markham, have proactively expanded their employment land bases to attract high-value industries. For example:
Vaughan has aggressively pursued opportunities in warehousing and logistics, leveraging its proximity to major transportation hubs.
Markham has invested heavily in technology and life sciences, creating an ecosystem that supports high-paying jobs and drives regional economic growth.
King Township risks falling behind these municipalities without a bold and forward-looking employment land strategy.
Comparative Trends in York Region
Vaughan:
Vaughan’s Employment Lands Strategy emphasizes high-value industrial and commercial development, leading to one of the lowest unemployment rates in the region. Their strategic focus on sectors like warehousing and logistics has increased demand for large parcels of land.
Vaughan’s employment land absorption rates have consistently exceeded forecasts, demonstrating the challenges of underestimating future land needs.
Aurora:
Aurora has prioritized smaller-scale industrial parks and mixed-use developments, with flexible zoning policies that attract diverse businesses. Despite this, Aurora has faced land shortages due to population-driven competition, a challenge King Township is likely to encounter.
Markham:
Markham’s strategic investment in technology and life sciences has required densification of employment lands and creative land-use solutions. However, their success has also driven up land costs, making additional land allocations a necessity.
Richmond Hill and Newmarket:
Both municipalities have emphasized intensification but have acknowledged the need for new land allocations to accommodate industries requiring more space. Richmond Hill’s recent land-use review highlighted the growing pressure of regional economic growth on Employment Area land availability.
Why 21 Net Hectares Is Insufficient
Higher Demand for Industrial and Commercial Space:
With employment growth across York Region accelerating, King Township is poised to attract industries migrating from higher-cost areas like Vaughan and Markham. Limiting land supply could force businesses to look elsewhere.
Land Banking and Inefficiencies:
A 15% vacancy factor underestimates the real-world challenges of assembling parcels for development. Some Employment Areas may remain idle due to land banking or environmental constraints.
Mismatch with Modern Industrial Needs:
Emerging sectors like logistics and green energy require large-scale facilities, translating to lower employment densities and higher land needs. The assumed 30 jobs per hectare may prove overly optimistic for these industries.
Population-Driven Employment:
As the population grows, the demand for local services and infrastructure will compete with Employment Areas for land, increasing pressure on existing allocations.
Missed Economic Opportunities:
Without adequate Employment Areas, King Township risks losing potential employers to municipalities with more aggressive land-use strategies, such as Vaughan and Markham.
Policy Recommendations
To secure King Township’s long-term economic prosperity, the following actions are recommended:
Expand Employment Land Allocations:
Plan for an additional 30-40 net hectares of Employment Area land by 2051 to account for lower densities, land vacancy, and emerging industry needs.
Pursue Urban Boundary Expansion and Site Servicing:
Expedite the expansion of urban boundaries in Nobleton and King City while investing in the infrastructure necessary to facilitate shovel-ready development of employment lands, along with the development of enhanced public transit networks linking King Township employment lands to nearby population centres.
Monitor and Adjust Forecasts:
Implement a 5-year review cycle to reassess employment land needs, considering market trends and unforeseen growth drivers.
Implement an Economic Task Force or revival of Economic Development Advisory Committee (EDAC) to draw in views on Economic Development in the area and to help shepherd projects through Development Services.
Leverage Regional Collaboration:
Collaborate with York Region municipalities to develop complementary strategies that attract diverse industries while addressing land use and infrastructure challenges.
Incentivize High-Value Industries:
Provide incentives for industries requiring higher densities (e.g., technology, advanced manufacturing) to maximize land use efficiency.
Call to Action
King Township’s Chamber of Commerce urges municipal leaders, planners, and policymakers to take immediate action to address the Employment Area land deficit. Without proactive measures, the Township risks falling behind its neighbors in York Region, losing out on vital economic opportunities, and undermining its potential for sustainable growth.
Prepared by the King Township Chamber of Commerce
January 2025
Comments