Kingston Road Corridor Proposed Condo Redevelopment:

375, 395, 401, 413 & 417 Kingston Road (Bruno's Signature Fine Foods) May 11, 2026

&

705 Kingston Road Ltd. (Lone Star/ LCBO plaza) May 13, 2025

Policy Position on Responsible Growth, Infrastructure, and Long-Term Community Sustainability

By James Blair

Candidate for Nomination – City of Pickering, Ward 1

Policy briefs 2 of 6

The proposed redevelopment of the Kingston Road corridor represents one of the most significant planning initiatives currently facing the City of Pickering. Approximately 12 to 14 condominium developments have been proposed, submitted, or are at various stages of the planning process between Bruno's Signature Fine Foods and the Home Depot plaza to the east. Collectively, these applications have the potential to reshape the character of Ward 1 and influence the future of Pickering for generations. While many are concerned about these proposed developments, many are also questioning whether they will ever be built because of current economic conditions and the glut of condo sitting empty downtown Toronto. https://www.youtube.com/watch?v=XJGUY4NL-70&t=57s

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Responsible Growth Requires Responsible Planning

Responsible growth is both necessary and expected. Throughout my conversations with residents across Ward 1, I have yet to meet anyone who opposes thoughtful and well-planned growth. What residents consistently express, however, is the expectation that new developments should be supported by the infrastructure, services, and community amenities necessary to maintain the quality of life that existing neighbourhoods enjoy today. Growth should strengthen a community— not place it under unnecessary strain. The cumulative scale of the proposed developments raises legitimate questions about whether existing transportation networks, municipal infrastructure, emergency services, schools, parks, recreation facilities, and public amenities can adequately support the level of intensification being proposed. Before construction begins, residents deserve confidence that the infrastructure required to support future growth has been properly planned, financed, and scheduled for implementation.

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Considering the Cumulative Impact

Each development application is reviewed individually through Ontario's planning process. Residents, however, experience the cumulative impact of all approved developments occurring within the same community. When multiple high-density projects are proposed along a single transportation corridor, it is appropriate to ask whether the combined demand on roads, transit, water, wastewater, stormwater management, parks, schools, emergency services, and municipal finances have been fully evaluated. The cumulative effect of growth—not simply the impact of any single project—should be a central consideration in Council's decision-making process.

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Transportation and Mobility

Kingston Road is already one of Pickering's busiest east-west transportation corridors. Residents regularly experience significant congestion on Kingston Road, Brock Road, White Road, Altona Road, and surrounding arterial roads, particularly during peak commuting periods or when incidents occur on Highway 401. These existing traffic constraints demonstrate how quickly the transportation network can become congested when normal traffic patterns are disrupted. As additional residential density is introduced, the City should ensure that comprehensive transportation studies examine the cumulative impacts of all proposed developments rather than evaluating each application in isolation. Maintaining reliable access for emergency services, public transit, school transportation, cyclists, pedestrians, and local businesses must remain a priority throughout both construction and long-term occupancy.

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Infrastructure Must Keep Pace with Growth

Much of the municipal infrastructure serving the Kingston Road corridor—including watermains, sanitary sewers, stormwater systems, roads, and intersections—has been serving established neighbourhoods for decades. Planning studies may identify significant upgrades necessary to accommodate the cumulative level of proposed growth. Those improvements should be identified, funded, and appropriately sequenced before development proceeds. Without coordinated infrastructure planning, residents could experience prolonged construction, increased traffic disruptions, higher infrastructure maintenance requirements, and additional pressure on municipal services. Growth should be coordinated with infrastructure—not simply followed by it.

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Planning Approvals Must Protect the Public Interest

Planning approvals extend beyond evaluating individual buildings. They establish long-term land use permissions that can significantly increase property values and influence redevelopment opportunities for decades. Across Ontario, it is not uncommon for development lands to change ownership after planning approvals have been secured but before construction begins, particularly as market conditions evolve. Whether a project is ultimately built by the original applicant or a future owner is not the central issue. The City's responsibility is to ensure that every planning approval remains firmly grounded in the public interest, supported by sound planning principles, and capable of protecting residents regardless of future ownership or subsequent amendment applications.

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https://www.youtube.com/watch?v=R3tOmxGii2A&t=5267s (Bruno’s Plaza) 1:06.20 Questions and presentation – 1.27.50 Developers reply and answers https://www.youtube.com/watch?v=2N5cVsO9kPw&t=731s (Lone Star/ LCBO plaza) 17:20 view time & answers from developers 28:00

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Financial Sustainability

Responsible planning also requires responsible financial planning. Across Ontario, municipalities continue to examine whether development charges and other growth-related revenues fully recover the long-term costs associated with servicing new development. Residents deserve transparency regarding the financial implications of growth and whether infrastructure investments will place additional pressure on future municipal budgets. Development should contribute fairly toward the infrastructure and services it requires, ensuring that existing taxpayers are not expected to subsidize growth-related costs over the long term. Financial sustainability should remain a fundamental principle of every planning decision.

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Community Services Planning for complete communities extends beyond constructing residential buildings. As redevelopment occurs, Council should ensure that sufficient capacity exists—or is planned—for: - Transportation infrastructure - Public transit - Schools - Parks and recreation facilities - Community centres - Health services - Emergency services - Water, wastewater, and stormwater infrastructure Growth should be measured not only by the number of residential units approved but also by the City's ability to provide the services necessary to support them.

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Building Complete Communities

Provincial planning policy encourages municipalities to accommodate growth through intensification where appropriate. The question before Pickering is not whether growth should occur. The question is whether growth will occur in a manner that is financially sustainable, supported by appropriate infrastructure, respectful of existing neighbourhoods, and capable of enhancing the quality of life for both current and future residents. Good planning balances growth with community capacity. Excellent planning ensures infrastructure keeps pace with development.

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Conclusion

Pickering has an opportunity to build vibrant, complete, and sustainable communities. Achieving that goal requires thoughtful, evidence-based planning that places the long-term public interest at the centre of every planning decision. Responsible development should strengthen our community —not outpace the infrastructure that supports it. Residents deserve confidence that transportation networks, municipal infrastructure, community services, parks, schools, emergency services, and public amenities will grow alongside new development. The decisions made today will shape Pickering for generations. They should reflect sound planning principles, fiscal responsibility, transparency, and a commitment to building a city that remains safe, sustainable, and a place families are proud to call home.

 

Yours in good faith,

James Blair

Candidate for City Councillor – Ward 1

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