Town of Oakville
Retail and Service Commercial
Policy Review
Phase 1: Retail Market Analysis
Prepared for: The Town of Oakville
June 9, 2006
urbanMetrics inc. market, economic and strategic advisors urbanMetrics inc. market, economic and strategic advisors 144-146 Front Street West, Suite 460 Toronto, ON, M5J 2L7 416-351-8585 Toll Free 1-800-505-8755 (416) 345-8586 (fax) www.urbanmetrics.ca
June 9, 2006
Mr. Allan Ramsay Manager of Long Range Planningr Town of Oakville 1225 Trafalgar Road Oakville, Ontario L6J 5A6
Dear Mr. Ramsay
Re: Phase 1 - Retail and Service Commercial Review
urbanMetrics inc. is pleased to submit this Phase 1 report with respect to the Retail and Service Commercial Policy Review for the Town of Oakville. Our consumer survey research and analysis have been conducted in accordance with the terms of reference for this assignment and our authorized scope of work. Interim findings were reviewed with the Town during the course of the assignment. In conjunction with Meridian Planning Consultants, the results of our research and analysis have led to a number of conclusions regarding the commercial structure of Oakville and possible future scenarios of retail and service commercial land demand and development. The findings and conclusions presented in this report represent our best judgment based upon the information available to us as of the date of our research. Accordingly, the findings, conclusions, projections, and recommendations presented herein should be reviewed and interpreted with reference to evolving circumstances and economic conditions. We look forward to discussing our results with you. Yours truly,
urbanMetrics inc.
Rowan Faludi Principal Town of Oakville Retail and Service Commercial Review
Table of Contents
EXECUTIVE SUMMARY ...... 1
1. INTRODUCTION...... 4
1.1 ISSUES ...... 4 1.2 OBJECTIVES – PHASE 1...... 4 1.3 SCOPE OF WORK – PHASE 1 ...... 5 1.4 REPORT OUTLINE ...... 8 1.5 BASIC ASSUMPTIONS ...... 8 2. MARKET CHARACTERISTICS ...... 9
2.1 TRADE AREA DEFINED ...... 9 2.2 OAKVILLE POPULATION ...... 11 2.3 OAKVILLE INCOME LEVELS...... 12 2.4 EXPENDITURES ...... 12 2.5 SHOPPING PATTERNS ...... 14 3. RETAIL AND SERVICE SPACE COMPETITION...... 16
3.1 RETAIL DEVELOPMENT TRENDS ...... 16 3.2 COMMERCIAL LAND USE CLASSIFICATIONS IN OAKVILLE ...... 20 3.3 OAKVILLE INVENTORY BY CENTRE CLASSIFICATION...... 22 3.4 OAKVILLE INVENTORY BY STORE TYPE ...... 25 3.5 PER CAPITA DISTRIBUTION OF RETAIL/SERVICE SPACE ...... 27 3.6 DESIGNATED/PROPOSED RETAIL SPACE ...... 29 4. WARRANTED RETAIL SPACE ...... 32
4.1 WARRANTED CONVENIENCE GOODS STORES...... 33 4.1.1 Supermarket Space...... 33 4.1.2 Grocery/Specialty Food Stores ...... 34 4.1.3 Pharmacies and Health Care Stores...... 35 4.2 WARRANTED SHOPPING CENTRE-INCLINED RETAIL ...... 37 4.3 WARRANTED HOME IMPROVEMENT SPACE ...... 37 4.4 SUMMARY OF ADDITIONAL WARRANTED RETAIL SPACE...... 38 5. WARRANTED OTHER RETAIL/SERVICE SPACE ...... 40
6. CONCLUSIONS AND RECOMMENDATIONS...... 41
6.1 ALLOCATION OF GROWTH TO PROPOSED AND COMMITTED PROJECTS...... 42 6.2 GEOGRAPHIC DISTRIBUTION OF FUTURE SPACE ...... 42 6.3 NEW SPACE FORMATS ...... 44 Town of Oakville Retail and Service Commercial Review
Appendices:
Appendix A. Licence Plate Surveys Appendix B. Downtown and Bronte Village On-Street Surveys Appendix C. Telephone Consumer Survey Appendix D. Oakville Commercial Space Appendix E. Warranted Retail Space Analysis Appendix F. Per Capita Space Analysis Appendix G. Background Data and Definition of Terms Appendix H. Existing Commercial Structure
Town of Oakville Retail and Service Commercial Review
Executive Summary
This study represents the first phase of a Commercial Policy Review for the Town of Oakville and provides an analysis of the future warranted commercial space in Oakville. The second phase provides a review of the Town’s existing commercial planning policies and recommendations as to how they should be updated based on prevailing trends. The third and final phase presents the findings and recommendations of the overall study program. The objectives of the first phase of this study are:
• Quantify future retail and service commercial space requirements; • Identify the most appropriate distribution of space by major store category; • Recommend the most appropriate geographical distribution of this space; and, • Recommend the most appropriate retail formats to serve the Oakville Community in the future. Our conclusions and recommendations are based on an extensive work program including: public consultation, a telephone survey of Oakville residents, telephone and on-site surveys at selected retail centres and districts, review of the existing and potential commercial inventory, and the development and application of a retail demand model to forecast future space requirements.
Conclusions • Because many of Oakville’s major commercial nodes are situated either along the QEW or near the Town borders, Oakville businesses rely heavily on expenditures attracted from neighbouring municipalities, notably Mississauga, and to a lesser extent Burlington. Based on the results of the licence plate and on-street surveys, we estimate that about 25% of retail sales in Oakville stores are generated by out-of-town residents.
• In terms of expenditure outflows, about 36% of Oakville residents’ expenditures on “shopping centre inclined” (comparison) merchandise are made outside of Oakville. This has remained stable since the previous Commercial Study was undertaken for the Town in 1994. The highest outflows occur in the apparel and home furnishings categories.
• Between 2005 and 2021, the Oakville population is expected to increase by some 74,000 persons, an increase of 44% over the current total of 166,600. Just over half of this growth is anticipated in the new development areas north of Dundas Street. By 2021, the portion of the Town south of Dundas is expected to be fully developed apart from infill and intensification opportunities.
• Oakville enjoys income and expenditure levels well above the Provincial average. The average per capita income is 46% above the Ontario average. The average Oakville resident spends $1,215 more per capita on shopping centre inclined merchandise than the Ontario average and $122 more on convenience goods.
• By 2021, population growth and real expenditure growth will support an additional 3.8 to 4.2 million square feet of commercial space in the Town. Currently there are some 1.9 million square
1 Town of Oakville Retail and Service Commercial Review
feet of additional space either designated or proposed in Oakville. The largest portion of this space is proposed in three clusters: the Palermo Village new growth area, the Riocan Power Centre at Burloak Drive and the QEW, and the Uptown Core. In addition, potential for over 1,000,000 square feet has been identified by a separate study for the new growth area north of Dundas Street. After recognizing these space commitments, the residual commercial space to be accommodated amounts to just 800,000 to 1.3 million square feet.
• Based on current retail development trends, we would expect that most future space in Oakville will be developed either as part of power centres or part of retail clusters around power centres. Alternatives to traditional power centres are being developed in the United States and are beginning to emerge in Canada. These types of centres, although anchored by traditional big box retailers, are being designed with a greater emphasis on neighbourhood integration, on-site pedestrian movement, landscaping features, entertainment activities and other elements to enhance the shopping experience. Where practical, these trends should be encouraged in new developments through zoning and site plan agreements.
• In addition to power centre and large scale nodal development will be a range of convenience and neighbourhood centres together with commercial space on arterial road sites. Arterial commercial development would generally encompass retailers and service providers, such as automotive facilities, home improvement outlets, and other retailers and services not appropriate for other levels of the hierarchy. Some accessory retail space, as well as, a very limited range of convenience retail and services oriented to employees and businesses may be included in employment areas.
• With the completion of the committed and proposed commercial projects, the Town will have a strong nodal commercial structure, comprised of six major nodes. These nodes will be complemented by a variety of local serving centres and arterial commercial areas, including the Oakville Town Centre I and II. The major nodes we have identified will include:
¾ Downtown Oakville, which will function as the community, service and tourist centre for Oakville.
¾ Oakville Place, which is the largest enclosed centre in Oakville and occupies one of the most strategic locations in the Town at Trafalgar Road and the QEW.
¾ Palermo Village, which is the last major new growth area in the Town south of Dundas Street. The commercial space in this community will serve northwest Oakville.
¾ Burloak – The Riocan Power Centre has been approved at this location to serve the relatively underserved southwestern portions of Oakville.
¾ Winston Park, which borders Mississauga, is the largest retail cluster in eastern Oakville. Despite the size of this cluster, its draw from Oakville is very limited.
2 Town of Oakville Retail and Service Commercial Review
¾ The Uptown Core and Vicinity, is developing into the commercial focal point for north eastern Oakville. It is likely that additional development will be attracted in the vicinity of this node north of Dundas Street. The Uptown Core could then exist as the largest commercial concentration wholly in Oakville.
• The residual uncommitted space of between 400,000 to 900,000 square feet is a relatively small amount of space when distributed over the whole of the municipality, and should be reserved to accommodate additional space not already accounted for by existing applications, including:
• Expansions to and intensification of existing commercial areas and nodes; • The accommodation of permitted commercial space within employment and arterial commercial areas; • Lower order retail centres (i.e. convenience and neighbourhood centres) in new growth areas not currently subject to existing applications or designations; and, • Commercial components in mixed use projects, not currently subject to existing applications or designations.
In that we have been requested not to address the commercial space requirements in the new growth area north of Dundas Street, the residual space also provides some flexibility with regards to the warranted space projections developed in a previously conducted study for this area.
3 Town of Oakville Retail and Service Commercial Review
1. Introduction urbanMetrics inc., in conjunction with Meridian Planning Consultants, have been retained by the Town of Oakville to undertake a commercial policy review. This report represents Phase 1, Retail and Commercial Market Analysis, which examines the future market demand in the Town of Oakville for additional retail and service facilities. It also provides recommendations for the most appropriate distribution of space by store type, development format and geographic area. Phases 2 and 3 of the study program, under separate cover, include a commercial policy review and a summary of the findings and recommendations, respectively.
1.1 Issues Like other major urban centres in Toronto Region, retail commercial development in the Town of Oakville has experienced significant growth in recent years, which is expected to continue well into the future to meet anticipated population increases. Over the past two decades, retail formats have changed considerably and have caused planners to rethink the traditional retail hierarchy and retail locational criteria. The existing commercial policies and retail hierarchy, as incorporated into the current Oakville Official Plan and Zoning By-Law, are now more than twenty years old. Furthermore, a comprehensive review and analysis of the retail commercial market in Oakville was last undertaken over 10 years ago.1
Of importance to the Town is the need to optimize the distribution of retail space in the community, while ensuring the continued vitality of its important existing commercial nodes, including the Downtown, the Uptown Core, Bronte Village, Oakville Place and others.
This Commercial Policy Review has been divided into two inter- related phases. The first phase, which is the subject of this document, provides an analysis of Oakville’s future commercial space requirements. The second phase, under separate cover, relies on this information to review and update the Town’s Downtown Oakville commercial planning policies.
1.2 Objectives – Phase 1 In recognition of Oakville’s significant population growth and evolutionary changes in retail formats and distribution channels, the primary objectives of this study are to:
• Quantify future retail and service commercial space requirements; • Identify the most appropriate distribution of space by major store category; • Recommend the most appropriate geographical distribution of this space; and, • Recommend the most appropriate retail formats to serve Oakville residents in the future.
1 John Winter Associates Ltd., Retail Commercial Market Analysis, September 1994.
4 Town of Oakville Retail and Service Commercial Review
1.3 Scope of Work – Phase 1 To accomplish the Phase 1 objectives, our study has included a detailed program of market research and analysis. An overview of our work plan has been presented in Figure 1-2.
Figure 1-1: Retail and Service Commercial Review - Phase 1 Work Plan
Phase 1: Retail and Service Commercial Market Analysis
Supply Considerations Demand Considerations -Inventory of retail -Oakville demographics and service space (population and income) Conclusions: -Vacancy levels
-Expenditure potential Warranted -Distribution of space -Survey research / Additional by type consumer shopping Retail and -Proposed competition patterns Service Space -Competition in (inflow/outflow) neighbouring -municipalities
Recommendations: Distribution by Function and Location
Phase 2: Commercial Policy
The following paragraphs summarize the various tasks and work steps undertaken:
• Background Research - Demand and Supply Considerations
To provide a through understanding of changes which have occurred in the retail environment in Oakville, as well as the existing retail structure, market draw and function we have undertaken:
o a review of background reports, including the current Official Plan and Zoning by-law, the 1994 Retail Commercial Analysis completed by John Winter Associates (“Winter”), and the background information related to the draft North Oakville Secondary Plan.
o licence plate surveys at the following eleven shopping centre locations (see Appendix A): 1. Hopedale Mall;
5 Town of Oakville Retail and Service Commercial Review
2. Oakville Place; 3. Oakville Town Centre 1 and II; 4. Uptown Core; 5. Upper Oakville Shopping Centre; 6. Trafalgar Village; 7. Winston Churchill/Dundas area; 8. Oaktown Plaza/Oakville Mews; 9. Maple Grove Village; 10. Fox Creek Plaza; and 11. Bronte Village Mall
A total of approximately 300 plates at each location were obtained over a three-day period in June 2005.
o on-street intercept surveys in the Downtown core and Bronte Village to identify place of residence, shopping patterns and other customer characteristics during predetermined days and time periods in June 2005. A total of 300 customers were interviewed in the Downtown Core with 100 customers in Bronte Village (see Appendix B).
o a telephone consumer survey (sample size of 500) in the Town of Oakville to determine the existing retail expenditure patterns of Oakville residents and to establish the existing share of the market being captured by Oakville retail facilities and the outflow to other stores located outside the Trade Area (see Appendix C).
o an analysis of the supply of retail and service commercial space, including historic trends, and current conditions based on information provided by the Town, including the 1994 Commercial Study, and the December 2004 inventory conducted by the Town. The 2004 inventory information was updated by urbanMetrics, where major space additions or changes since December 2004 were involved (see Appendix D for details).
o the identification of future retail competition, including major proposed retail developments located outside of Oakville that may influence the future demand for retail facilities in Oakville and any existing designated sites or major proposals for new competitive developments in Oakville (including any expected additions, expansions, re-tenanting or closures based on information provided by the Town of Oakville).
o the tabulation of key market data including population, per capita income and household size for the Town of Oakville by defined sector (i.e. North-East, North-West and South).
• Calculation of Warranted Additional Commercial Space in Oakville
To determine the market support for additional commercial space in Oakville, we have undertaken the following.
6 Town of Oakville Retail and Service Commercial Review
o Calculation of Oakville residents’ retail expenditures for the following major categories based on the North American Industry Classification System (NAICS):
• Convenience Goods Stores, including supermarkets, grocery/specialty food stores and pharmacies and other health care related retailers.
• Shopping Centre-Inclined Retail, including “GAFO” (i.e. general merchandise, apparel, furnishings and other miscellaneous or specialty stores) and home improvement stores.
o Calculation of additional retail space warranted for the store categories above, based on a residual analysis approach. This approach determines the difference between the existing expenditure potential of Oakville residents by major retail category and future expenditure potential. Through the application of sales per square foot productivity levels and inflow sales opportunities, this “residual” sales potential is then converted into estimates of “warranted” additional space required in Oakville to serve the local market.
o Calculation of per capita space ratios for selected other retail/service categories based on the NAICS and the inventory of space in Oakville including:
• Food services, including restaurants and fast food; • Personal care services, including hair salons, dry cleaners; • Beverage stores including liquor/beer/wine outlets; • Entertainment services, including theatres, arcades, bowling alleys, and similar establishments; • Financial services, including banks, trust companies and credit unions; • Health care services; • Consumer goods rental and repair; • Local serving offices, including real estate agencies, travel agencies, accounting and legal offices, financial advisors, and similar establishments; and, • Automotive.
For a variety of reasons the per capita space method was deemed more appropriate than the expenditure method for these categories.
o Calculation of additional other retail/service space warranted in Oakville utilizing per capita space ratios.
• Conclusions and Recommendations
Based on the analysis of warranted space, development trends, and our review of the existing retail structure in Oakville, recommendations have been provided relating to warranted space in each major store type and service category, including:
o the distribution of space by level of the retail hierarchy and format; and,
7 Town of Oakville Retail and Service Commercial Review
o the geographic distribution of retail and service commercial space based on future population growth patterns, as well as existing and anticipated land use and road patterns.
In addition, we have also provided a discussion of the adequacy of the existing hierarchy and commercial structure with regards to current trends, and how this may be influenced by future trends.
1.4 Report Outline This retail and commercial market analysis is divided into six sections or chapters: 1. Introduction 2. Market Characteristics 3. Retail and Service Space Competition 4. Warranted Selected Retail Space 5. Warranted Other Space 6. Conclusions and Recommendations
All technical and supporting background analyses are included in the Appendices:
Appendix A. Licence Plate Surveys Appendix B. Downtown and Bronte Village On-Street Surveys Appendix C. Telephone Consumer Survey Appendix D. Oakville Commercial Space Appendix E. Warranted Space Analysis Appendix F. Per Capita Space Analysis Appendix G. Background Data and Definition of Terms Appendix H. Commercial Policy
1.5 Basic Assumptions
In any analysis requiring estimates of future conditions, it is necessary to make certain basic assumptions, as follows:
• Over the forecast period, to the year 2021, a reasonable degree of economic growth and stability will prevail in Canada, Ontario and specifically in the Town of Oakville.
• The population forecasts, which are based on Census data and information provided by the Town of Oakville are assumed reasonable and will not vary significantly from actual counts in the future.
• The various sources employed in our analysis to calculate retail expenditures, base year Oakville shares or capture rates, and sales per square foot performance levels for the various retail store types analyzed are considered sufficiently reliable.
• All dollar references are in 2005 dollars, which exclude inflation, unless noted otherwise. If for any reason there are significant deviations from any of these assumptions, the report and its conclusions should be reviewed or re-examined.
8 Town of Oakville Retail and Service Commercial Review
2. Market Characteristics
Researching and understanding the Town of Oakville’s retail market dynamics are essential steps in developing appropriate and effective strategies for accommodating the future retail and service space needs of residents. An evaluation of the future demand for retail and service space facilities in Oakville requires an understanding of the market characteristics which influence both supply and demand. Essential to our analysis is an evaluation of the trade area for Oakville and the characteristics of the residents living in this area, including population levels, income, retail expenditures and shopping patterns.
2.1 Trade Area Defined A trade area typically represents the geographic area from which a retail development would normally expect to derive the majority of sales volume. The physical size of a trade area typically varies due to outside factors such as the local road network, natural physical barriers (e.g., rivers, bridges, etc.) and the proximity of competing shopping destinations. These influences can all serve to limit and otherwise define a shopping centre’s or retailer’s geographic drawing power. Furthermore, retail gravity, or the number and concentration of stores at a shopping node or venue, can define the attractiveness of a retail destination. An area where many retail alternatives and stores are concentrated enhances the consumer drawing power, or the distance consumers would be willing to travel to shop there. Competing, alternative retail shopping centres surround Oakville in the communities of Burlington, Mississauga and beyond. These existing shopping opportunities and other centres planned in these communities define and will continue to limit the trade area for retail activity for the Town of Oakville. In Mississauga, for example, more than 14 million square feet of retail space currently exists, with an additional 2.7 million square feet planned. As part of the Greater Toronto Area (GTA) and the Queen Elizabeth Way (QEW) traversing the Town (with 150,000+ vehicles daily), many of Oakville’s retail and Figure 2-1: Expenditure Inflow from Outside Oakville service businesses draw by Shopping Area customers from a large geographic area. Winston Park 79% Based on the results of our Hopedale Mall 39% licence plate and on-street Oakville Town Centre 38% survey data as noted in Figure Fox Creek 38% 2-1 (see Appendix A for Trafalgar Village 37% details), a large part of the Oaktown Place/Mews 37% Town’s retail and service Bronte Village Mall 37% floorspace is supported by Maplegrove Village 37% residents in other parts of the Oakville Place 37% GTA and beyond (referred to Uptown Core 34% as “inflow”). As indicated by Downtown Oakville 31% Figure 2-1, inflow ranges from Upper Oakville S.C. 27% a high of 79% at Winston Park, Bronte Village 19% which borders Mississauga to Average 38% a low of 19% at Bronte Village. 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% % Expenditure Inflow SOURCE: Licence Plate and On-street surveys.
9 Town of Oakville Retail and Service Commercial Review
The average “inflow” as indicated by the surveys is approximately 38% for Oakville retail centres. We would note, however, that licence plate surveys (which were undertaken at various centres in Oakville, excluding Bronte Village and Downtown Oakville) track only automobile traffic, so that a portion of walk-in visitors as well as persons relying on bicycle, taxi and transit are excluded. As these visitors tend to be local in origin, licence plate survey data is typically adjusted to obtain a true picture of the actual inflow. In the case of Oakville, we would estimate that 10% to 15% of visitors to the shopping centres where licence plate were conducted did not travel by automobile. As a result, we would estimate that the inflow into Oakville is approximately 25%. For the purpose of our analysis, Oakville’s trade area has been defined to include the Town of Oakville, although the adjacent communities of Burlington, Mississauga and Milton can be considered a secondary component of Oakville’s market draw. Significant population growth is expected in these surrounding communities, as indicated in Figure 2-2 below. Future retail development planned in these communities, however, will serve to limit the market penetration of Oakville retail facilities. Figure 2-2: Regional Context Town of Oakville – Regional Context
MILTON - POPULATION MISSISSAUGA - POPULATION
800,000 800,000 734,600
700,000 700,000 612,925 600,000 600,000 544,382 463,388 500,000 500,000
400,000 400,000 300,000 300,000 200,000 200,000 106,000 100,000 100,000 30,000 32,104 31,471 0 0 1991 1996 2001 2021 1991 1996 2001 2021 North-East OAKVILLE - POPULATION BURLINGTON - POPULATION
North of 800,000 800,000 Dundas 700,000 700,000
600,000 600,000
500,000 500,000 North-West 400,000 400,000
300,000 300,000 240,577 184,500 200,000 150,836 South Oakville 200,000 144,738 129,575136,976 114,670128,405 100,000 100,000
0 0 1991 1996 2001 2021 1991 1996 2001 2021
Trade Area/Zones
10 Town of Oakville Retail and Service Commercial Review
2.2 Oakville Population Population growth, in conjunction with local income levels, is typically the major determinant of future commercial space potential. This is particularly true in the case of Oakville, and its neighbouring municipalities, which are expected to experience substantial growth over the next two decades. By 2021, Oakville is anticipated to receive an influx of some 74,000 additional residents, representing a growth of approximately 45% over its current level. As indicated in Figure 2-3, just over half of this growth is forecast to occur north of Dundas Street. By 2021, the portion of Oakville south of Dundas Street is anticipated to approach its greenfield development capacity, with additional residential growth accommodated primarily through intensification, infill and redevelopment projects.
Figure 2-3: Population
POPULATION - TRADE AREA (OAKVILLE) (1
Trade Area Zone Estimates North-East North-East Oakville Adjusted Average (excluding for Net Annual North of North of Oakville (1 Growth Undercoverage Growth North-West Dundas Dundas South TOTAL 2001 144,738 32,566 0 49,356 62,816 144,738 2005 166,600 21,862 166,600 5,466 39,984 0 53,812 72,804 166,600 2006 172,060 5,460 172,060 5,460 41,958 825 53,914 75,363 172,060 2011 190,930 18,870 190,930 3,774 48,139 8,900 56,673 77,218 190,930 2016 218,617 27,687 218,617 5,537 51,644 29,101 58,736 79,136 218,617 2021 240,577 21,960 240,577 4,392 55,140 41,519 61,445 82,473 240,577
1) Based on information provided by the Town of Oakville, August 2005. The year 2005 is an urbanMetrics estimate (extrapolated).
Oakville Population Distribution by Zone
0.5% 100% 4.7% 13.3% 90% 17.3% 80% 43.4% 43.7% 43.8% 40.4% 70% 36.2% 34.3% 60%
50% 22.5% 24.0% 24.4% 40% 25.2% 23.6% 22.9% 30%
20% 34.1% 32.3% 31.3% 29.7% 26.9% 25.5% 10%
0% 2001 2005 2006 2011 2016 2021
North-East (excluding North of Dundas) North-West South North of Dundas
11 Town of Oakville Retail and Service Commercial Review
2.3 Oakville Income Levels
Based on the 2001 Census of Canada, the Figure 2-4: Town of Oakville’s average per capita income PER CAPITA INCOME, 2001 level is 46% above the provincial average. This has been indicated in Figure 2-4. The Per Capita Income older, more established “South” sector (i.e. Census 2001 Index to Province Study Area: south of the QEW) has average per capita North-West $33,430 135% income levels that are 57% higher than the North-East (including North of Dundas) $32,731 132% province. Because, the lands north of Dundas South $38,981 157% Street are still rural/agricultural, for the Oakville $36,258 146% purposes of estimating future income levels in Province of Ontario $24,767 100% North Oakville, we have assumed income Source: Statistics Canada, Census of Canada, 2001 levels equivalent to that of the existing communities east of 16 Mile Creek and north of the QEW (North-East zone), which would be the closest part of the municipality to the future growth areas. As indicated in Figure 2-5, average household incomes in Oakville are about 57% higher than the provincial average, with those areas located north of the QEW exhibiting higher household incomes than the South zone due to larger household sizes. Oakville is one of the most affluent municipalities in Ontario.
Figure 2-5:
AVERAGE HOUSEHOLD INCOME, 2001 Town of Oakville Income Indices (Province = Base 100%) Average Average Household Index to 160% Household Size Income * Province Study Area: 150% North-West 3.2 $106,976 160% 140% North-East (including North 130% of Dundas) 3.1 $101,466 152% South 2.7 $105,249 157% 120% 110 % Oakville 2.9 $105,150 157% 100% Per Capita Income Household Income Province of Ontario 2.7 $66,871 100% Oakville Oakville
SOURCE: Statistics Canada, Census of Canada, 2001 * Calculated by multiplying the average household size by the per capita income. 2.4 Expenditures In order to determine the total volume of retail expenditures that are available within the Town of Oakville, it is necessary to estimate the expenditures that are made in various types of retail stores. Based on Statistics Canada, Retail Trade data, we have estimated the per capita expenditures in Ontario for the following retail store types based on the North American Industry Classification System (NAICS) (see Appendix G for a detailed listing): Convenience Goods Stores –
o Food stores, including supermarkets, grocery stores and specialty food stores
12 Town of Oakville Retail and Service Commercial Review
o Health and Personal care stores, including drug stores, cosmetic stores, health supplement /vitamin stores, optical goods stores
Shopping Centre-Inclined Retail (GAFO and home improvement) 2-
o General merchandise stores, including department stores, warehouse membership clubs, Canadian Tire, variety stores, dollar stores
o Apparel and Accessory stores, including apparel, shoes, jewellery, accessories, leather goods
o Furnishings, including furniture, appliances, computers, televisions, electronics, camera, other home furnishings
o Other miscellaneous stores, including books, sporting goods, office supply, florist, pet, hobby etc.
o Home improvement, including building centres, garden centres, hardware stores, paint/wallpaper, building supply stores.
Figure 2-6:
PER CAPITA RETAIL EXPENDITURES, 2005
$ 6,000 $ 5,000 $ 4,000 Ontario North-west $ 3,000 North-east $ 2,000 South Oakville $ 1,000 $ - Convenience Goods Shopping Centre-Inclined Convenience Goods Stores - Health & Personal Retail (GAFO/HI) Stores - Food Care Ontario $ 4,015 $ 1,959 $ 773 North-west $ 4,984 $ 2,021 $ 808 North-east $ 4,906 $ 2,016 $ 805 South Oakville $ 5,605 $ 2,060 $ 831
To estimate the Oakville per capita expenditures, as summarized in Figure 2-6, the average Ontario per capita expenditures in 2005 have been adjusted based on the per capita income income/expenditure index utilizing a regression formula. For projection purposes, Shopping Centre-Inclined Retail expenditures have been estimated to increase in constant 2005 dollars, at a rate of 1.5% per year on an uninflated basis over the study period examined. Convenience goods stores have been forecast to increase at a rate of 0.5% per year. Future changes in expenditure patterns solely due to inflation have not been recognized. Future expenditure levels, therefore, reflect the 2005 value of the Canadian dollar.
2 As defined by the International Council of Shopping Centers.
13 Town of Oakville Retail and Service Commercial Review
Total retail expenditures have been calculated by store type by multiplying the per capita expenditures by the corresponding population. Figure 2-7 summarizes the retail expenditures for Oakville, which are expected to increase by some $865.2 million by 2021 (see Appendix E for details). The area north of Dundas is expected to contribute an estimated 42% of this retail expenditure growth forecast for Oakville or some $359.6 million.
Figure 2-7: SUMMARY OAKVILLE RESIDENTS - RETAIL EXPENDITURES ($Millions)
2005 Dollars 2005 2011 2016 2021 TOWN OF OAKVILLE: Convenience Goods (Food/Pharmacies & Personal Care) $475.4 $560.7 $656.9 $739.7 Shopping Centre-Inclined (GAFO/Home Improvement) $751.6 $942.0 $1,154.1 $1,352.5 TOTAL Retail Expenditures ($Millions) $1,227.0 $1,502.7 $1,811.0 $2,092.2 Cumulative Growth $275.7 $584.0 $865.2
Distribution by Zone: North-West Total Retail Expenditure Potential $312.4 $401.8 $454.0 $509.3 % of Oakville 25% 27% 25% 24% North-East Total Retail Expenditure Potential $395.3 $514.1 $724.6 $891.7 % of Oakville 32% 34% 40% 43% North of Dundas $0.0 $70.4 $240.1 $359.6 Other North-East $395.3 $443.7 $484.5 $532.1 South Total Retail Expenditure Potential $519.3 $586.8 $632.4 $691.2 % of Oakville 42% 39% 35% 33% SOURCE: urbanMetrics inc.
2.5 Shopping Patterns Of primary importance to our retail analysis is an understanding of the pattern of retail spending within the Town of Oakville relative to spending in neighbouring communities. Retail sales leakage (i.e. outflow) typically indicates the local demand for a particular store or product that is not being met within the Town. Outflow can also be a function of place of work and other travel patterns.
Figure 2-8: To determine the direction of expenditures OAKVILLE SHARE FOR SELECTED STORE TYPES (i.e. local or Oakville capture and outflow), a telephone consumer survey of some 500 1994 2005 residents of the Town of Oakville was CONVENIENCE GOODS STORES: Supermarkets* 93% 93% undertaken in June/July 2005 (see Appendix Grocery / Specialty Food Store 93% C for details). To evaluate any changes Pharmacies and Personal Care 95% 95% SHOPPING CENTRE INCLINED RETAIL: which have occurred over the past 10 years, DSTM/GAFO and Drug ** 70% 70% a comparison to the survey undertaken by GAFO 64% General Merchandise (Including John Winter Associates in 1994 has also Department Stores, Costco & Canadian been undertaken for selected store types, as Tire) 64% Department Store 73% 87% detailed in Figures 2-8 and 2-9. Canadian Tire 93% 86% Warehouse Membership Club 0% 0% Other General Merchandise 91% As indicated, there are considerable Apparel/Accessories 69% 53% expenditure outflows to other municipalities Home Furnishings 47% 60% Other GAFO 85% for some store types, and particularly in the Home Improvement/Hardware/Paint 88% 71% apparel, home furnishings and other comparison goods categories. Popular SOURCE: urbanMetrics inc., based on telephone survey results conducted by urbanMetrics in June 2005 and John Winter Associates, Retail Commercial Market stores/locations outside of Oakville include Analysis, September 1994, Exhibit 13. Square One, Erin Mills Town Centre, Note: The 2005 survey was conducted utilizing the NAICS store types. * Winter survey adjusted to exclude grocery stores. ** Drug portion estimated and including for 2005 for comparison.
14 Town of Oakville Retail and Service Commercial Review
Sherway Gardens, Burlington Mall, Costco and Ikea. Much of the outflow sales for apparel stores is captured by the much larger regional shopping centres in the neighbouring communities of Mississauga, Burlington and the City of Toronto. In comparison, Oakville Place is considered a relatively weak regional centre given its smaller size and lack of variety, although in 2004 a $17 million expansion (including a new food court and 32,000 square feet of new space) was completed to enhance the shopping experience for the upscale market.
Figure 2-9:
% Expenditure Outflow from Oakville
60%
50% 1994 2005 40%
30%
20%
10%
0% l t tai e ings R sh rni rovemen p ience n Im ve e n ing Centre Retail o Department Store C Home Fu opp Hom h Apparel/Accessories S
15 Town of Oakville Retail and Service Commercial Review
3. Retail and Service Space Competition
An analysis of competitive shopping facilities is essential to understanding the roles and functions that Oakville stores and services currently fulfill for local residents and the potential competitive influences which are expected to affect future demand. The following provides a general overview of retail trends that have influenced retail development in Oakville, the existing commercial structure in Oakville and the retail and service space by type in Oakville based on a December 2004 inventory provided by the Town of Oakville.3 (see Appendix D for details).
3.1 Retail Development Trends Retail commercial development is continuously changing and evolving. It is influenced by a number of trends, including changes in the economic climate, technology (including the internet), consumer demographics, consumer preferences, retailing/business strategies, and the development of new/revised retail formats.
Historically, the dominant focus of retail commercial activity in a community was the downtown or central business district. The popularity and accessibility of the automobile in the post World War II era, as well as population growth patterns, gave rise to the dispersion of retail activity. This included the development of a hierarchy of retail shopping centres, such as neighbourhood, community and regional centres.
Neighbourhood centres, typically anchored by a supermarket, have provided convenience shopping in strip malls. The traditional neighbourhood shopping centre contains predominantly food and service outlets, with a small selection of primarily convenience oriented non-food retailers. A typical example of this type of centre in Oakville is the Abby Plaza at Upper Middle Road and Third Line where a 50,000 square foot plaza is anchored by a Sobeys supermarket. Community centres, often enclosed and anchored by a discount department store and supermarket were developed to serve a broader geographic area, and would contain a larger assortment of retail outlets than neighbourhood centres. This type of centre would be typified by Hopedale Mall in southwest Oakville. On the fringe of many urban areas, the clustering of highway commercial uses has also taken place. The highway commercial uses cater to the traveling public and often require large land areas. In addition, major enclosed shopping centres, such as Oakville Place, evolved starting in the 1950’s and 1960’s in the suburban areas to serve developing residential areas. The traditional enclosed regional mall, with its large department store anchor tenants, provided an indoor “downtown” for suburban residents and communities. These centres rely on a regional draw and have typically located at key interchanges of 400 series highways. During the 1970’s and 1980’s many municipalities attempted to replicate
3 The Whole Foods and Winners/Home Sense have been added, with some modifications to store sizes based on recent floor plan data for certain centres.
16 Town of Oakville Retail and Service Commercial Review the shopping centre experience in their downtowns, in an attempt to directly compete with the suburban retail form. These took the form of large internal shopping centres, often anchored by an Eaton’s department store. This experiment generally failed. The new downtown centres ultimately siphoned off the best retailers from street front locations and when the downtown centres were unable to effectively compete with their suburban counterparts, resulted in widespread vacancies that proved difficult to fill. Some of the most successful cores today, such as Oakville and Kingston, avoided the temptation of the downtown retail mega project.
The 1990’s brought a completely new form of retailing to Ontario in the form of big box stores and power centres (grouping of several big box or new format retailers), at a time when a recession had made the public more interested in lower prices than in personal service. In Canada, many power centres began with big box tenants such as a warehouse membership club and home improvement centres. They have since evolved from their “bare bones” discount warehouse beginnings to account for the greatest portion of new retail development over the past 15 years. One of the earliest big box clusters was the Oakville Town Centre I and II at Dorval Drive and the QEW in Oakville. Since then the Town has seen new power centre type developments on Dundas Street in the Winston Churchill Business Park and the proposed RioCan Power Centre at Burloak Drive and the QEW. At the same time, the decline in the department store sector in Canada resulted in a complete halt to the construction of new enclosed malls in Canada between 1990 and 2004. The halt to new enclosed mall construction was also combined with the closure of many mid-sized malls who were unable to effectively re-tenant after the closure of their department store anchors.
With the lack of traditional enclosed mall development, big box retailers have captured a very significant share of the market for new retail development. Their success reflects consumer preference for lower cost, variety and the discount warehouse format. The range of merchandise at power centres is expanding as traditional retailers are coaxed into the big box market due to the limited supply of alternative commercial development formats.
The emergence of “new urbanism” in community planning has resulted in a focus on town centre and main street retailing in new communities, including the development of lifestyle type centres. The town centre is usually seen as the focal point for residential or employment district development. In some new and primarily affluent communities, town centres are developed in an open air, pedestrian friendly format, combining commercial, entertainment, institutional and civic uses. Sidewalk cafes, live-work units, public squares and recreation trails are incorporated to introduce humanizing elements into the suburban landscape. As an alternative to the power centre that has been criticized for lacking aesthetic form, not adapting to non-automobile trips, and lacking appeal to the upscale market, some development companies are turning to the “lifestyle centre”, which attempts to strike a balance between the mall
17 Town of Oakville Retail and Service Commercial Review shopping experience and the need for big box specialty tenants to create a regional draw. The International Council of Shopping Centers (ICSC) defines a lifestyle centre as follows:
“Most often located near affluent residential neighborhoods, this center type caters to the retail needs and “lifestyle” pursuits of consumers in its trading area. It has an open-air configuration and typically includes at least 50,000 square feet of retail space occupied by upscale national chain specialty stores. Other elements differentiate the lifestyle center in its role as a multipurpose leisure-time destination, including restaurants, entertainment, and design ambience and amenities such as fountains and street furniture that are conducive to casual browsing. These centers may be anchored by one or more conventional or fashion specialty department stores.” (ICSC)
Now the retail development of choice in the USA, as the National Research Centre in the US states, “lifestyle centers are to the 2000’s as power centers were to the 1990’s”. There are over 100 lifestyle centres in the US, with over one third built since 2000 and more in the pipeline. In Canada, lifestyle centres have been difficult to develop owing to a range of factors, including inclement winter weather, a shortage of “unique” and high end specialty retailers, and a lack of large high income concentrations needed to support these types of centres. Hybrids of the US lifestyle centres – referred to as “power towns” are beginning to emerge in Canada. These include a mix of big box and “main street” retailing, with fewer high-end tenants than lifestyle centres, but with a greater emphasis on exterior design features.
Power centres continue to enhance their tenant selections and design standards, while enclosed regional mall owners are expanding, remerchandising and repositioning their properties to maintain their competitiveness and relevance to today’s consumers. Established retail chains, which once exclusively leased mall locations have developed strategies to compete more effectively against new format retailing, including expansion, relocation, refurbishing, spin-offs, differentiation, and consolidation. Some chains are expanding their size, merchandise selection and range of service to enable them to better adapt to power centre retailing.
Supermarkets, for example, are now including a wide range of non- grocery merchandise, such as pharmaceuticals, cosmetics, home furnishings, electronics, apparel, other general merchandise and a range of services (including health clubs, dry cleaners, medical centres, etc.). Drugs stores and department stores are also expanding their merchandise to include food. This has resulted in supermarket and drug store sizes that are significantly larger than their traditional counterparts.
These trends have had a significant impact on commercial planning policy, particularly with respect to all levels of the retail hierarchy. For example, neighbourhood centre sites were usually planned to be anchored by a traditional 30,000 to 50,000 square foot supermarket anchor and a similar amount of ancillary space, requiring some 5 to 10 acres. Today, some individual supermarkets of up to 140,000
18 Town of Oakville Retail and Service Commercial Review square feet or larger are being developed in conjunction with other big box retailers at strategic intersections and highway interchanges, replacing the need for smaller neighbourhood oriented developments in certain locations. These large format supermarkets contain many of the stores and services typically found in entire neighbourhood shopping centres.
This retail “supersizing” has had a more profound impact on the middle-sized shopping centres, which once relied on a single discount department store and supermarket anchor. As discount retailing has become so ingrained in the function of power centres and because the traditional community or district centre sites were too small or poorly located to support big box clusters, many mid-sized centres have been converted to non-retail uses. In many cases, the function of these centres is being replaced by the power centre.
For the most part, however, the largest enclosed regional shopping centres have continued to thrive due to their scale and lack of new enclosed competition. However, to address new retailing trends, many have been forced to replace older anchors with new format retailers and to accommodate big box tenants on “out parcels” situated within their parking areas.
These trends have influenced both development and planning policies in a number of ways.
• Many developing municipalities that had designated lands for landmark commercial and mixed use projects intended as a centre piece for new community development have had to accommodate power centre type retailing that bore little resemblance to the initial concepts. Kanata Town Centre in Ottawa, for example was intended to be an enclosed regional shopping centre. While the initial phase of the actual development was little more than a big box centre, planners worked with the developers to “soften” the second phase through the introduction of pedestrian linkages and heightened exterior design standards.
• A number of municipalities are now faced with the potential closure or downsizing of smaller neighbourhood centres that are replaced with modern large format supermarkets which are capable of providing an extensive array of both merchandise and services. The issue faced by planners is whether residents are better served by a multiple number of older and limited service stores near to their homes or by a single large format supermarket capable of serving a larger area with enhanced services and merchandise selections.
• Some sites originally designated as part of the retail hierarchy are not large enough to accommodate the needs of large format retailers.
• Because large format retailing requires space extensive sites and often has a large wholesaling component, many developers prefer business park locations, which can put a strain on the local supply of employment lands. Locations in proximity to 400 series highways are also important to enable large format retailers to serve regional markets. This can also create a conflict for municipalities, in that these locations are often the same ones most desirable for employment lands.
19 Town of Oakville Retail and Service Commercial Review
3.2 Commercial Land Use Classifications in Oakville The land use policies in the Town of Oakville Official Plan establish six categories of commercial land use. These designations (Part D, Section 2 of Official Plan) are intended to reflect a classification of the retail hierarchy based on retail function. Most of these designations are established at the Community Plan or District Plan and can be modified, refined or otherwise defined in the development of these plans with an amendment to Part D, Section 2 of the Official Plan. As defined in Part D, Section 2, these designations include:
1. Central Business District & Uptown Core – A wide variety of uses are permitted, including retail, offices, hotel, services, entertainment, government, institutional, cultural, research, social facilities, residential and others. This includes the CBD, which is the historic downtown or business district of Oakville. The Uptown Core is located further to the north at Trafalgar Road and Dundas Street. The Uptown Core is designed to be the focus of the northern urban area. A portion of Kerr Street has also been defined in the Old Oakville Community Plan as Central Business District.
2. Regional Shopping Centre – Oakville Place is the only regional shopping centre in the Town of Oakville. Similar to the CBD and Uptown Core, the regional shopping centre designation allows for a broad range of retail/service uses. It is intended to serve the entire Town of Oakville and beyond.
3. Community Shopping Area – There are approximately 20 Community Shopping Areas (CSA) designated in the Town of Oakville, the locations of which are established in the Community Plans. In the context of the Town of Oakville OP, Community Shopping Areas can either be in the form of a Street-Orientated Business District or a Shopping Centre. CSA’s are primarily intended to serve the communities in which they are located. A Shopping Centre can occupy a single site of not more than 8.5 hectares of which no single use may occupy more than 50% of the permitted building area on the site.
4. Arterial Commercial Area – Arterial commercial areas are intended to be limited to a small number of locations along arterial roads and are encouraged to develop in a nodal or campus fashion. The uses in these designated areas are meant to serve the travelling public and automobile using consumers. Permitted uses include retail warehouses, auto commercial, service commercial, office uses, and others. Department stores and food stores are not permitted, although large scale retail uses can include a portion of retail food sales.
5. Neighbourhood Commercial Centre – Retail uses within this designation are intended to serve the day-to-day retail/service needs of the neighbourhoods in which they are located. The maximum gross floor area permitted is not to exceed 10,000 m2 (107,000 square feet) and the site size is not to exceed 4 hectares. There are approximately 13 neighbourhood commercial centres (NCC) designated in the Town of Oakville Community Plans.
6. Convenience Commercial Centre – Similar to the neighbourhood commercial designation, Convenience Commercial Centres are intended to serve the day-to-day needs of the residents in the immediate surrounding neighbourhood. The maximum site area is not to exceed 0.8 hectares. The maximum gross floor area permitted to not to exceed 2,000 m2 (21,500 square
20 Town of Oakville Retail and Service Commercial Review
feet) and no single use may occupy more than 35% of the total permitted building area on the site. In addition to the Commercial designations established in the Official Plan, the Employment designation includes permissions for certain retail and service commercial uses. At the Community/ District Plan level, the Mixed Use and Commercial Residential designations also permit retail and service space. Together with the commercial land use designations in Part D of the Official Plan, these form the basis for the provision of a wide range of retail and service commercial uses for the residents of Oakville.
The retail hierarchy provided in the Oakville Official Plan and the associated policies provide a framework for retail development in Oakville. However, in some instances the commercial designations and the associated policies in the Official Plan are not necessarily consistent with the existing commercial uses and retail function that has evolved. In many instances, our review of the OP designation of a retail centre and the actual function of that retail centre can vary. For instance, the Oakville OP categorizes Oakville Town Centre I as Community Shopping Area and Oakville Town Centre II as Arterial Commercial. Given the number of large format retail uses in each, both centres serve the same function and can be viewed as functioning as a sub-regional node. In order to understand the Town’s retail structure we have developed a categorization system based on retail function within the hierarchy. For our analysis, this categorization is more appropriate than the Official Plan designations, in that it recognizes actual commercial draws and functions, in the light of new and emerging trends.
We would note that the following categories are based on general commercial function and are not intended to reflect Official Plan designations.
• Regional Shopping Centre – As in the Official Plan, Oakville Place is the regional shopping centre in Oakville;
• Sub-Regional – This classification recognizes the wide draw of the large format retail uses in Winston Park, Oakville Town Centre I & II, and the Uptown Core. Based on licence plate data, these centres have larger trade areas Oakville Town Centre I than community/district nodes but do not penetrate into all parts of Oakville;
• Community/District Centres – Community/District centres is an older designation for centres serving an area beyond the local neighbourhood, but below that of a sub-regional centre. As noted earlier, this level of the hierarchy has been impacted the most by large format retailing. In Oakville, we have identified two of centres within the community/district level of the hierarchy: Trafalgar Village and Hopedale Mall. Trafalgar Village is anchored by a Home Depot and No Frills; and Hopedale Mall by a Zellers and Dominion.
• Neighbourhood Centres – This classification relates to the smaller retail centres usually anchored by small supermarkets that serve the local neighbourhoods. This classification is similar to the Neighbourhood Commercial Centres designation in the OP. Abbey Plaza
21 Town of Oakville Retail and Service Commercial Review
• Convenience Centres – This classification is same as the Convenience Commercial Centre designation found in the OP.
• Arterial (Auto Orientated) – This classification is similar to that OP definition with the exception of the large format retailing use nodes, which have been classified as sub- regional. This classification encompasses linear Speers Road retail/service uses located on arterial roads serving the automobile using consumer.
• Shopping Street – This classification relates to the street-front retail uses located in the CBD, Bronte Village and Kerr Street.
• Employment – This classification relates to the retail and service commercial uses located in employment areas. For the most part these uses serve the surrounding employment areas and in many cases are automobile related. Kerr Street
3.3 Oakville Inventory by Centre Classification This section examines the amount of retail/service space in the Town of Oakville. For the purpose of this study we have divided Oakville into three areas: South, North-East (includes north of Dundas area) and North-West. These three sectors will form the basis for our inventory analysis, as well as our warranted space analysis. A detailed overview of specific commercial nodes in Oakville is provided in Appendix D.
Most of the retail space in Oakville is concentrated along the Trafalgar Road north-south corridor, which includes the CBD (Central Business District), the Oakville Place regional shopping centre, and the evolving Uptown Core retail area with a large number of new format retailers. Other major concentrations include the sub-regional serving space in the Oakville Town Centres I and II at Dorval Drive and the QEW, and in the Dundas/Winston Churchill/Highway 403 node bordering the City of Mississauga. The following observations are made in terms of the distribution of retail and service commercial space by function:
• The largest category of retail/service space is the sub-regional space, which includes a number of space extensive new format retailers. • The second largest category of retail/service space is the shopping street category which includes downtown Oakville, Bronte Village (including Bronte Village Mall), and Kerr Street. This category accounts for about 1.2 million square feet of retail/service space, or approximately 18.8% of Oakville’s total commercial space. Downtown Oakville accounts for about 74% of this space. • The smallest category of retail/service space is the convenience centres category followed by the regional shopping centre category which account for 5.1% and 6.5% respectively of the total space.
22 Town of Oakville Retail and Service Commercial Review
In terms of the geographic distribution of Oakville’s retail/service space, the following observations can be made:
• Half of the retail/service space in Oakville is located in the South sector (i.e. south of the QEW). Linear retail (such as downtown Oakville, Kerr Street, employment area retail, and arterial retail) accounts for just under three quarters of the retail/service space in the South sector; • The North-East sector accounts for approximately 37.3 percent of the retail/service space. Within the North-East sector the majority (76.3 percent) of retail/service space is located within regional and sub-regional centres. • The North-West sector contains the least amount of retail/service space (12.6 percent). The majority of space within this sector is found in sub-regional type centres, namely Oakville Town Centre I & II.
23 Town of Oakville Retail and Service Commercial Review
Figure 3-1
DISTRIBUTION OF OAKVILLE RETAIL/SERVICE SPACE -URBANMETRICS CLASSIFICATION AND OP DESIGNATION
Square Feet urbanMetrics Macro Cluster urbanMetrics Classification Oakville OP Designation North-East North-West South Grand Total Regional Shopping Centre Regional Shopping Centre 408,476 n.a. n.a. 408,476 Regional Shopping Centre Total 408,476 n.a. n.a. 408,476 Sub-Regional Nodes Central Retail Area (Uptown Core) 420,231 n.a. n.a. 420,231 Community Shopping Area (Brote Village) n.a. 242,087 n.a. 242,087 Arterial Commercial 739,713 185,790 n.a. 925,503 Employment 279,284 n.a. n.a. 279,284 Sub-Regional Nodes Total 1,439,228 427,877 n.a. 1,867,105 Community/District Centre Community Shopping Area (Brote Village) n.a. n.a. 211,597 211,597 Mixed Use n.a. n.a. 209,791 209,791 Community/District Centre Total n.a. n.a. 421,388 421,388 Neighbourhood Centres Community Shopping Area (Brote Village) 229,789 152,770 216,160 598,719 Neighbourhood Commercial n.a. n.a. 44,000 44,000 Neighbourhood Centres Total 229,789 152,770 260,160 642,719 Convenience Centres Community Shopping Area (Brote Village) n.a. 22,352 31,862 54,214 Neighbourhood Commercial 93,049 107,989 44,430 245,468 Convenience Commercial Centre 13,636 n.a. n.a. 13,636 Commercial Residential (Kerr St.) n.a. n.a. 3,060 3,060 No OP Designation n.a. 6,100 n.a. 6,100 Convenience Centres Total 106,685 136,441 79,352 322,478 Arterial (Auto Orientated) Community Shopping Area (Brote Village) 216 9,665 42,862 52,743 Arterial Commercial 198,106 10,500 435,694 644,300 Mixed Use n.a. 750 143,960 144,710 No OP Designation 19,344 21,732 18,312 59,388 Arterial (Auto Orientated) Total 217,666 42,647 640,828 901,141 Employment Areas Employment n.a. 40,100 550,767 590,867 Employment Areas Total n.a. 40,100 550,767 590,867 Shopping Street CBD (Downtown Oakville) n.a. n.a. 883,157 883,157 Community Shopping Area (Brote Village) n.a. n.a. 256,820 256,820 Commercial Residential (Kerr St.) n.a. n.a. 56,775 56,775 Shopping Street Total n.a. n.a. 1,196,752 1,196,752 Grand Total 2,401,844 799,835 3,149,247 6,350,926
Percent Distribution urbanMetrics Macro Cluster urbanMetrics Classification North-East North-West South Grand Total Regional Shopping Centre 17.0% 0.0% 0.0% 6.4% Sub-Regional Nodes 59.9% 53.5% 0.0% 29.4% Community/District Centre 0.0% 0.0% 13.4% 6.6% Neighbourhood Centres 9.6% 19.1% 8.3% 10.1% Convenience Centres 4.4% 17.1% 2.5% 5.1% Arterial (Auto Orientated) 9.1% 5.3% 20.3% 14.2% Employment Areas 0.0% 5.0% 17.5% 9.3% Shopping Street 0.0% 0.0% 38.0% 18.8% Grand Total 100.0% 100.0% 100.0% 100.0%
Percent Distribution urbanMetrics Macro Cluster urbanMetrics Classification North-East North-West South Grand Total Regional Shopping Centre 100.0% 0.0% 0.0% 100.0% Sub-Regional Nodes 77.1% 22.9% 0.0% 100.0% Community/District Centre 0.0% 0.0% 100.0% 100.0% Neighbourhood Centres 35.8% 23.8% 40.5% 100.0% Convenience Centres 33.1% 42.3% 24.6% 100.0% Arterial (Auto Orientated) 24.2% 4.7% 71.1% 100.0% Employment Areas 0.0% 6.8% 93.2% 100.0% Shopping Street 0.0% 0.0% 100.0% 100.0% Grand Total 37.8% 12.6% 49.6% 100.0%
Percent Distribution urbanMetrics Macro Cluster urbanMetrics Classification North-East North-West South Grand Total Regional Shopping Centre 408,476 n.a. n.a. 408,476 Sub-Regional Nodes 1,439,228 427,877 n.a. 1,867,105 Community/District Centre n.a. n.a. 421,388 421,388 Neighbourhood Centres 229,789 152,770 260,160 642,719 Convenience Centres 106,685 136,441 79,352 322,478 Arterial (Auto Orientated) 217,666 42,647 640,828 901,141 Employment Areas n.a. 40,100 550,767 590,867 Shopping Street n.a. n.a. 1,196,752 1,196,752 Grand Total 2,401,844 799,835 3,149,247 6,350,926
Source: urbanMetrics inc. based on the inventory provided by the Town of Oakville (December, 2004) and updated by urbanMetrics. Inc.
24 Town of Oakville Retail and Service Commercial Review
Figure 3-2: Commercial Space by Retail Node Type
Commercial Space (SF) by Retail Node Type Uptown Core Winston Park Sub-Regional Nodes Oakville TC I & II Shopping Street Arterial (Auto Orientated) Neighbourhood Centres Employment Areas Community/District Centre Regional Shopping Centre Convenience Centres - 500,000 1,000,000 1,500,000 2,000,000
3.4 Oakville Inventory by Store Type This section examines the Oakville inventory by store type. For the purpose of this analysis we have utilized the following definitions of retail space as described below:
• Shopping Centre-Inclined Retail – Included within this category are GAFO (general merchandise, apparel, home furnishings and other specialty stores) and home improvement. • Convenience Goods Retail – This group of retail uses includes food stores, pharmacies & personal care. Liquor/beer/wine beverage stores have also been included. • Services – This includes all services (excluding automotive) and includes food services, personal services, financial services, health care services, and others. • Automotive – This includes all automotive uses, including automobile dealerships, garages, gas stations, and a range of automotive service uses. • Vacant
Figure 3-3 summarizes the distribution of Oakville retail/service space by the type of retail. The shopping centre- inclined category accounts for the largest category of space (40%), followed by services (31%), convenience goods retail (16%), and automotive (9%). Vacant space represents less than 5%, which is an indicator of a healthy market.
25 Town of Oakville Retail and Service Commercial Review
Figure 3-3 TOWN OF OAKVILLE SUMMARY: DISTRIBUTION OF SPACE BY TYPE AND LOCATION, December 2004
Total % of Category North-East North-West South Total Sq.Ft. Total
Sq.Ft. % of Total Sq.Ft. % of Total Sq.Ft. % of Total Shopping Centre-Inclined 1,336,502 56% 299,225 37% 882,734 28% 2,518,461 40% Convenience Goods (including Liquor/Beer/Wine) 374,938 16% 181,581 23% 459,955 15% 1,016,474 16% Services 565,719 24% 282,395 35% 1,117,105 35% 1,965,219 31% Automotive Sum 41,368 2% 27,534 3% 505,162 16% 574,064 9% Vacant 83,317 3% 9,100 1% 184,291 6% 276,708 4% Grand Total 2,401,844 100% 799,835 100% 3,149,247 100% 6,350,926 100%
See Appendix D for details.
TOWN OF OAKVILLE, COMMERCIAL SPACE (2004)
Vacant 276,708 4% Shopping Centre Inclined Retail Automotive 2,518,461 574,064 40% 9%
Services 1,965,219 31%
Convenience Goods Retail 1,016,474 16%
In terms of the geographical distribution of the retail space by sector, the following observations can be made:
• With the largest amount of regional and sub-regional centre space, the shopping centre-inclined retail category accounts for the majority of space in the North-East sector (56%).
• In the North-West, the shopping centre-inclined retail accounts for the most space at 37%, with service space at 35%.
• In the South sector, service space accounts for the most space at 35%, with shopping centre- inclined retail comprising 28%.
26 Town of Oakville Retail and Service Commercial Review
3.5 Per Capita Distribution of Retail/Service Space This section examines the distribution of space in Oakville on a per capita basis, which provides a general indication of service level.
Figures 3-4 illustrates the per capita retail space based on retail function and sector location. Of note is North-West sector which has the least amount of retail and service space per capita.
Figure 3-4: PER CAPITA RETAIL/SERVICE SPACE (RETAIL FUNCTION)
North-East North-West South Grand Total 2005 Population 53,812 39,984 72,804 166,600
Regional Shopping Centre - n.a. n.a. - Sub-Regional Nodes 26.7 10.7 n.a. 11.2 Community/District Centre n.a. n.a. 5.8 2.5 Neighbourhood Centres 4.3 3.8 4.6 4.3 Convenience Centres 2.0 3.4 1.1 1.9 Shopping Street n.a. n.a. 15.4 6.7 Arterial (Auto Orientated) 4.0 1.1 8.8 5.4 Employment Areas n.a. 1.0 7.6 3.5 Grand Total 44.6 20.0 43.3 38.1 SOURCE: urbanMetrics inc. 1) Based on inventory provided by the Town of Oakville (December 2004) and selected updates by urbanMetrics inc.
Figure 3-5 summarizes the space per capita in Oakville by store type. A comparison to the 1994 inventory undertaken by John Winter Associates has also been provided.
• Since 1994, the shopping centre-included retail space has increased by 60%, with a corresponding increasing in space per capita for this store category from 12.8 to 15.1 square feet.
• For the convenience goods retail, the increase in space is about 50%, with an increase in space per capita from 5.5 to 6.1 square feet.
• In the service sector, increases in space amount to about 66%, with an increase in space per capita from 9.7 to 11.8 square feet.
• Vacant space has declined significantly since 1994 (by 44%).
• Overall, the space per capita ratio has increased marginally from 37.5 square feet to 38.1 square feet.
27 Town of Oakville Retail and Service Commercial Review
Figure 3-5 TOWN OF OAKVILLE, SQUARE FEET PER CAPITA
Sq. Ft. Per Total Sum of 1994, Space Total Sum of 2005, Space % Change Capita (SQ.FT.) (2 Per (SQ.FT.) (1 Per in Sq. Ft. Change Retail Category NAICS Capita Capita POPULATION: 122,600 166,600
Shopping Centre- Apparel 233,062 1.9 379,145 2.3 62.7% 0.4 Inclined Retail Furnishings 208,135 1.7 370,975 2.2 78.2% 0.5 General Merchandise 111,778 0.9 312,044 1.9 179.2% 1.0 General Merchandise - Department Store 404,249 3.3 429,157 2.6 6.2% -0.7 Home Improvement 313,734 2.6 439,101 2.6 40.0% 0.1 Miscellaneous 292,098 2.4 541,739 3.3 85.5% 0.9 Miscellaneous - Used 11,245 0.1 46,301 0.3 311.7% 0.2 Shopping Centre Inclined Sum 1,574,301 12.8 2,518,461 15.1 60.0% 2.3
Convenience Goods Pharmacies & Personal Care 75,180 0.6 185,183 1.1 146.3% 0.5 Retail Grocery/Specialty Food 155,508 1.3 180,046 1.1 15.8% -0.2 Supermarket 397,856 3.2 600,028 3.6 50.8% 0.4 Beverage (Liquor/Beer/Wine) 47,810 0.4 51,216 0.3 7.1% -0.1 Convenience Goods Retail Sum 676,354 5.5 1,016,474 6.1 50.3% 0.6
Services Consumer Services Rental 44,817 0.4 20,192 0.1 -54.9% -0.2 Entertainment 139,980 1.1 265,465 1.6 89.6% 0.5 Finance and Insurance 145,227 1.2 176,232 1.1 21.3% -0.1 Food Services 429,124 3.5 580,435 3.5 35.3% 0.0 Health Care Services 80,050 0.7 188,400 1.1 135.4% 0.5 Insurance and Real Estate 56,871 0.5 52,461 0.3 -7.8% -0.1 Other Service 61,646 0.5 289,984 1.7 370.4% 1.2 Personal and Household Goods Repair 25,635 0.2 14,936 0.1 -41.7% -0.1 Personal Care Services 114,500 0.9 244,583 1.5 113.6% 0.5 Professional, Scientific & Technical Services 65,760 0.5 88,069 0.5 33.9% 0.0 Selected Office Administrative Services 20,637 0.2 44,462 0.3 115.4% 0.1 Services Sum 1,184,247 9.7 1,965,219 11.8 65.9% 2.1
Automotive (including Service & Retail) 666,327 5.4 574,064 3.4 -13.8% -2.0
Vacant 492,174 4.0 276,708 1.7 -43.8% -2.4
Grand Total 4,593,403 37.5 6,350,926 38.1 38.3% 0.7
SOURCE: urbanMetrics inc. 1) Based on inventory conducted by the Town of Oakville, December 2004 and reviewed/revised by urbanMetrics in September 2005. 2) Based on John Winter Associates Limited, 1994 report (pages D-6 to D-10), modified by urbanMetrics inc. to correspond to the NAICS.
In Figure 3-6, we have provided an illustration of the distribution of population and commercial space. As indicated by this figure, some areas of the Town are better served than others. South Oakville, for example, has a greater share of commercial space than population. This level of service is even more pronounced because south Oakville is also served by the facilities on the north side of the QEW, such as Oakville Place and Oakville Town Centre I and II, which are included as part of the space in the North- east. By comparison, the North-west sector of the Town has about half as much commercial space as might be expected given its population size.
28 Town of Oakville Retail and Service Commercial Review
Figure 3-6:
Distribution of Retail Space and Population
Northeast Oakville
38% of Com. Space 32% of Population
North-East
South Oakville
Northwest Oakville North-West 12% of Com. Space South Oakville 24% of Population 50% of Com. Space 44% of Population
Trad
3.6 Designated/Proposed Retail Space Figures 3-7 and 3-8 outline the potential commercial space additions in Oakville. The total space on sites with approved planning applications amounts to approximately 781,100 square feet. The approved space includes 13 projects, the largest of these is the 589,980 square foot Riocan Power Centre on the Burloak employment lands. Four projects require a site plan agreement with a total of about 92,505 square feet, while a small amount of approved expansion potential is available Figure 3-7: on several existing centres. Over 600,000 Town of Oakville Committed and Proposed Commercial Space square feet could be added on vacant and Approval Status Square Feet GLA designated sites, primarily in Palermo Approved 781,100 Centre, as well as sites requiring either or Site Plan Agreement 92,505 both a rezoning and an OPA. Market Expansion Potential 33,448 Vacant Designated 645,200 potential also exists for over 1,000,000 Zoning/OPA 295,860 square feet north of Dundas Street. North Oakville(1 1,058,000 The space identified for the lands north of 2,906,113 Dundas Street represent the development Source: urbanMetrics inc. potential identified in the July 31, 2003, 1) Based on July 31, 2003 Retail Commercial Space Needs Update Analysis North Retail and Commercial Space Needs Oakville, W. Scott Morgan. Scenario A Space Requirements adjusted by urbanMetrics inc. for a projected 2021 Population of 41,519. Study by Scott Morgan. In this study, Mr.
29 Town of Oakville Retail and Service Commercial Review
Morgan projects demand for a capacity population of 52,600. In our study, we have assumed that by 2021, the North Oakville population will reach 41,519 based on August, 2005 projections provided by the Town. As a result, the North Oakville space projections have been adjusted to reflect the incremental population in place by the end of our study period. In total, the space identified on Figure 3-7 amounts to just over 2.9 million square feet.
30 Town of Oakville Retail and Service Commercial Review
Figure 3-8: Proposed New Commercial Developments
9 8
17
12 15 16 18 13 24 East North 30
5 11 14 27 23 26 25 7 6 1 29 4 31 28 3 22 21 South West
2
19
10 20
Retail Proposals Map Zoning Amendments No. Address Type Size Map 1 85 Navy Street Retail new 3,875 No. Address Type Size 2 1515 Rebecca St Hopedale Mall expansion 67,321 18 202 Oak Park Blvd. Retail new 215,278 3 3021 West Oak Trails Blvd Neighbourhood commercial development 8,901 20 Great Lakes Blvd Retail new 21,780 4 345 Speers Road Gas Station/Convenience 3,196 21 West Oak Trails Blvd Retail new 20,720 22 2418 Bronte Road Retail new 16,145 5 271 Cross Ave Restaurant 6,124 23 2274 Dundas Street W Retail new 13,411 6 1133 Monastery Dr Retail addition 2,421 24 523 Maple Grove Dr Retail new 8,526 7 2013 Kingsridge Dr Retail new 14,014 8 2800 Portland Dr Retail new 12,066 9 2947 Portland Dr Retail new 12,001 Vacant Designated Lands 10 3420 Rebecca Street Retail new 25,197 Map 11 361 Cornwall Road Retail plaza 13,874 No. Address Size 12 609 Ford Drive Expansion of commercial building 22,130 25 Dundas Street & Postmaster Drive 91,800 13 2530 Sixth Line Retail plaza expansion n.a 26 Third Line & Kinsridge Road - NW 57,600 27 Dundas Street & Third Line - NW 90,000 19 Burloak Employment Lands Retail new 589,980 28 Palmero Village Centre 405,800 Site Plan Amendments Map Potential Expansions No. Address Type Size Map 14 222 Cross Ave Retail expansion 11,428 No. Address Size 15 230 Dundas Street E Retail expansion 56,715 29 Abbey Plaza - 1500 Upper Middle Road 8,299 16 2365 Trafalgar Retail new 4,994 30 RioCan Centre - Dundas Street & Neyagawa Blvd 6,785 31 Upper Middle Shopping Centre - 1500 Upper Middle Road 18,364 17 2640 Sheridan Garden Drive Retail new 19,368
31 Town of Oakville Retail and Service Commercial Review
4. Warranted Retail Space
Our market analysis has included estimates of warranted retail space in the Town of Oakville for a number of major store types, including:
• Convenience Goods Stores – Supermarkets • Convenience Goods Stores – Grocery/Specialty Food Stores • Convenience Goods Stores – Pharmacies and Health/Personal care stores • Shopping Centre-Inclined Retail – GAFO, including general merchandise (department stores, Canadian Tire, Costco, Sam’s Club, variety stores, etc.), apparel/accessories, home furnishings, and miscellaneous other specialty stores
• Shopping Centre-Inclined Retail – Home improvement, including hardware, building centres, paint/paper stores etc. These estimates of warranted space are based on a residual analysis approach which is considered appropriate for long term land-use planning as it does not encroach on the sales of existing stores in Oakville to support additional space. The following summarizes our methodology utilized to calculate warranted space for each store type analyzed:
1. For each Oakville Sector (see Figure 4-1), the existing Oakville share has been estimated based on the results of the telephone consumer survey.
2. Future Oakville market shares have been forecast over the study period (2005 to 2021), based on an estimate of the opportunity for recapture of expenditures currently leaving the community. These forecast shares have been held constant over the forecast period analyzed.
3. By applying the Oakville shares to the available expenditure potential, the Oakville expenditure potential from Oakville residents has been calculated.
4. The residual potential available or the net additional expenditure growth over the study area period has been calculated.
5. Inflow sales have been added to the residual potential to calculate the total additional sales volume available to new Oakville retail facilities.
6. The warranted space in each category has then been calculated based on expected sales performance levels applied to the total sales volume available.
32 Town of Oakville Retail and Service Commercial Review
Figure 4-1 OAKVILLE ANALYSIS SECTORS
It should be noted our analysis excludes any adjustments in the existing percentage distribution of expenditures by store type, the addition of sales transfers from existing stores in Oakville, or adjustments on a store category basis for sales transfers that may occur from one major store category to another given the merchandise overlaps between categories (e.g. from shopping centre-included retail to convenience goods stores).
The following summarizes the results of our warranted space analyses (see Appendix E for details).
4.1 Warranted Convenience Goods Stores
4.1.1 Supermarket Space There are currently 14 supermarkets located in the Town of Oakville comprising some 600,000 square feet, with the new Real Canadian Superstore at Dundas Street and Trafalgar (North-East sector) the largest at some 120,000 square feet. All the other supermarkets in Oakville are less than 55,000 square feet.
Oakville residents are currently spending some $271.0 million in supermarkets of which an estimated $250.9 million is spent in Oakville supermarkets (93%). Therefore, based on the existing inventory, Oakville supermarkets are currently achieving average sales per square foot levels of about $490 per square foot (assuming a 15% inflow factor), which is considered reasonable and within typical industry norms.
Given the proximity of Oakville residents to Mississauga and Burlington, the already high Oakville share is not expected to increase significantly in the future. We note, however, that with continued market growth and real growth, additional supermarket space will be warranted in this market.
33 Town of Oakville Retail and Service Commercial Review
The total residual expenditure potential available from Oakville residents has been Figure 4-2 Supermarket Space Per Capita by estimated at $46.4 million in 2011, increasing Sector, 2005 to $145.0 million by 2021. Based on the residual expenditures available from Oakville 4.9 5 residents and estimated inflow sales of some 3.6 4 3.2 15%, at least 121,307 square feet of new 3 2.6 supermarket space is warranted in Oakville by 2 2011 (at $450 per square foot), increasing to 1 0 341,176 square feet by 2021 (at $500 per North- North - South Total square foot). Based on population growth East West Oakville phasing, the North-East sector of Oakville (which includes the future urban growth area north of Dundas Street) will require the majority of this space to serve the needs of these residents. As indicated in Figure 4-2, currently, the North-East sector has the greatest proportion of supermarket space in Oakville in relation to the population, although it also includes the largest supermarket.
Figure 4-3
Warranted Supermarket Space by Sector (Based on Residual Potential Available by Sector)
Excludes Sales Transfers from Existing Stores in Oakville 400,000 North-West 350,000 341,176 North-East (excluding north of Dundas)
300,000 North-East (north of Dundas) South 246,935 250,000 TOTAL
200,000 181,463
150,000 Sq. Ft. GLA Ft. Sq. 121,307 130,914
100,000 72,706 56,718 53,647 43,556 50,000 39,739 37,152 33,361 24,575 22,151 13,438 - 2011 2016 2021
4.1.2 Grocery/Specialty Food Stores Grocery/specialty food store space in Oakville currently comprises some 180,046 square feet. Oakville residents are currently spending some $66.6 million in grocery/specialty food stores of which an estimated $61.3 million is spent in Oakville stores (93%). Therefore, based on the existing inventory, Oakville grocery/specialty food stores are currently achieving average sales per square foot levels of about $400 per square foot (assuming a 15% inflow factor), which is considered within typical industry norms.
34 Town of Oakville Retail and Service Commercial Review
As with supermarkets, the already high Oakville share is not expected to increase significantly in the future. We note, however, that with continued market growth and real growth, additional grocery/specialty food store space will be warranted in this market.
The total residual expenditure potential available from Oakville residents has been estimated at $11.1 million in 2011, increasing to $34.3 million by 2021. Based on the residual expenditures available from Oakville residents and estimated inflow sales of some 15%, close to 101,000 square feet of new grocery/specialty food store space is warranted in Oakville by 2021 (at $400 per square foot). As with supermarket space, the North-East sector (north of Dundas portion in particular) of Oakville will require the majority of this space to serve the needs of these residents.
Figure 4-4
Warranted Grocery/ Specialty Food Store Space by Sector (Based on the residual potential available by sector)
Excludes Sales Transfers from Existing Stores in Oakville
120,000 North-W est 100,882 100,000 North-East (excluding north of Dundas) North-East (North of Dundas)
80,000 South 74,039 TOTAL 60,000 51,676 Sq. Ft. GLA Ft. Sq. 40,000 37,311 37,834
22,353 20,000 17,569 17,353 12,587 12,235 12,437 9,500 8,403 6,402 3,883 - 2011 2016 2021
4.1.3 Pharmacies and Health Care Stores Pharmacies and Health Care stores in Oakville currently comprise some 185,183 square feet. Oakville residents are currently spending some $137.9 million in pharmacies and health care stores (includes optical, cosmetics, vitamin stores) of which an estimated $131 million is spent in Oakville stores (95%). Therefore, based on the existing inventory, Oakville pharmacies and health care stores are currently achieving average sales per square foot levels of about $830 per square foot (assuming a 15% inflow factor), which is considered within typical industry norms.
The total residual expenditure potential available from Oakville residents has been estimated at $23.5 million in 2011, increasing to $72.7 million by 2021. Based on the residual expenditures available from Oakville residents and estimated inflow sales of some 15%, approximately 214,000 square feet of new pharmacies and health care store space is warranted in Oakville by 2021 (at $800 per square foot). As with food store space, the North-East sector of Oakville will require the majority of this space to serve the needs of these residents.
35 Town of Oakville Retail and Service Commercial Review
Figure 4-5 Warranted Pharmacy & Health Care Space by Sector (Based on the residual potential available by sector)
Excludes Sales Transfers from Existing Stores in Oakville 120,000 North-W est North-East (excludes North of Dundas) 100,623 100,000 North-East (north of Dundas) South TOTAL 80,000 71,301
60,000 52,144 Sq. Ft. GLA Ft. Sq.
40,000 34,559 36,834
21,038 17,855 20,000 16,114 12,025 12,121 11,029 9,586 7,794 6,232 3,710 - 2011 2016 2021
36 Town of Oakville Retail and Service Commercial Review
4.2 Warranted Shopping Centre-Inclined Retail Oakville residents are currently spending some $634.5 million in GAFO stores (i.e. general merchandise, apparel, furnishings and other specialty stores), with the 2.0 million square feet of GAFO space in Oakville capturing $407.1 million (64%). With $227.4 million dollars currently flowing outside Oakville (36%), opportunities exist to recapture a portion of these sales with new GAFO space in Oakville.
With recapture opportunities, an increase in the average Oakville share from 64% to 72% over the forecast period would yield some 747,000 square feet of additional GAFO space by 2011 (at $300 per square foot), increasing to almost 1.6 million square feet by 2021 (at $350 per square foot). The estimated increase in recapture by Oakville sector assumes that Mississauga and Burlington and other higher order centres in the GTA would continue to exert an influence on Oakville residents’ expenditures. This analysis includes inflow sales from outside Oakville of 25%.
Figure 4-6 Warranted GAFO Space by Sector (Based on the residual potential available by sector)
Excludes Sales Transfers from Existing Stores in Oakville 1,800,000 North-W est 1,588,190 1,600,000 North-East (excluding north of Dundas) 1,400,000 North-East (north of Dundas) 1,217,231 1,200,000 South TOTAL 1,000,000 747,111 800,000 704,726
600,000 525,275 Sq. Ft. GLA
374,857 379,048 225,778 400,000 305,641 297,436 230,222 222,473 200,000 129,559 68,638 88,879 - 2011 2016 2021
4.3 Warranted Home Improvement Space Oakville residents are currently spending $117.3 million in home improvement stores, of which an estimated $82.8 million is captured by Oakville stores (71%). Currently, there is close to 542,000 square feet of home improvement space in Oakville, which includes building centres, hardware stores, paint/paper stores and a range of other building supply stores. Many of these stores serve both the household consumer and the trades. In the future, with continued market growth, real growth and recapture opportunities, additional home improvement space will also be warranted in this market.
37 Town of Oakville Retail and Service Commercial Review
With an average future capture rate of 78%, the residual potential available from household consumers has been estimated at $32.0 million in 2011, increasing to $81.3 million by 2021. Based on inflow sales of 25%, close to 310,000 square feet of new home improvement space would be warranted by 2021.
Figure 4-7
Warranted Home Improvement Space by Sector (Based on the residual potential available by sector)
Excludes Sales Transfers from Existing Stores in Oakville 350,000 North-W est North-East (excluding north of Dundas) 309,714 300,000 North-East (north of Dundas) South TOTAL
250,000 235,077
200,000
150,000 142,222 143,198 Sq. Ft.GLA
108,774 100,000 76,190 60,308 64,000 49,929 47,590 50,000 43,556 33,333 26,326 15,404 18,405
- 2011 2016 2021
4.4 Summary of Additional Warranted Retail Space A summary of the amount of warranted additional retail space in Oakville by major store type over the 2011 to 2021 period is presented in Figure 4-8. In total, by 2021 over 2.4 million square feet of additional retail space is warranted in Oakville (excluding any potential sales transfers from existing stores), with about 46% of this future demand attributable to the future population growth expected in the area north of Dundas Street.
It should be noted that our analysis of warranted space is considered a guideline only and must be evaluated in the context of the assumptions utilized, including average sales per square foot levels, inflow and recapture. In the longer term, increased recapture opportunities for Oakville stores may exist which would increase warranted space. There is also the potential, however, that new retail projects located outside of Oakville could capture a larger share of residents’ expenditures than anticipated. Our analysis does not include sales transfers from existing retail stores in Oakville, however, this does not preclude a specific development proposal that exceeds the available residual potential or warranted space estimate. It may be viable and acceptable from a market impact standpoint if the level of sales transfers required from existing stores in Oakville and the expected rate of recovery of those sales is such that it does not
38 Town of Oakville Retail and Service Commercial Review create critical impact (i.e. store closure) or affect the planned function of the commercial structure in Oakville.
Figure 4-8 SUMMARY OAKVILLE - ADDITIONAL WARRANTED SELECTED RETAIL SPACE (Sq. Ft. GLA)
2011 2016 2021 Excluding Sales Transfers Convenience Goods (Food/Health & Personal Care) Supermarket 121,307 246,935 341,176 Grocery/Specialty Food 37,311 74,039 100,882 Pharmacies & Personal Care 34,559 71,301 100,623 TOTAL 193,177 392,275 542,682
Shopping Centre-Inclined Retail GAFO 747,111 1,217,231 1,588,190 Home Improvement 142,222 235,077 309,714 TOTAL 889,333 1,452,308 1,897,905
Total Additional Retail Space Warranted 1,082,510 1,844,583 2,440,586 Allocation by Sector Based on Residual Potential Only: North-West 336,983 456,350 567,145 North-East 445,644 981,700 1,341,540 North of Dundas Portion 340,570 839,631 1,133,207 Other North-East 105,074 142,069 208,333 South 299,884 406,534 531,902 TOTAL OAKVILLE 1,082,510 1,844,583 2,440,586
% Distribution North-West 31.1% 24.7% 23.2% North-East 41.2% 53.2% 55.0% North of Dundas Portion 31.5% 45.5% 46.4% Other North-East 9.7% 7.7% 8.5% South 27.7% 22.0% 21.8% TOTAL OAKVILLE 100.0% 100.0% 100.0%
SOURCE: urbanMetrics inc.
Future Retail Space Demand, 2021 - Oakville Future Market Demand for Retail Space by Location, 2021 (sq. ft. GLA) Convenience (Excludes sales transfers from existing stores in Oakville) Goods Retail 542,682 22%
North of Dundas 1,133,207 Other Oakville 46% Shopping Centre- 1,307,380 Inclined Retail 54% 1,897,905 78%
39 Town of Oakville Retail and Service Commercial Review
5. Warranted Other Retail/Service Space
The following section examines the future demand for other retail and service orientated space in the Town of Oakville based on a per capita space ratio technique. It must be recognized that this approach imposes a somewhat generic or “typical” set of market demand conditions on the current and future population of Oakville. These conditions are based on existing service levels in Oakville and observations made in a variety of other market areas and, as such, cannot directly reflect special circumstances or characteristics such as level of income and regional or local preferences for merchandise lines or store chains. Furthermore, the emergence of new retail industry trends or store formats can result in changing per capita space ratios over time and therefore, flexibility and a realistic interpretation of the findings is important to the application of this approach.
The following retail and service space facilities are included in this analysis:
• Food services, including restaurants and fast food; • Personal care services, including hair salons, dry cleaners; • Beverage retail stores including liquor/beer/wine outlets; • Entertainment services, including theatres, arcades, bowling alleys, and similar establishments; • Financial services, including banks, trust companies and credit unions; • Health Care services • Consumer Goods rental and repair • Local serving offices, including real estate agencies, travel agencies, accounting and legal offices, financial advisors, and similar establishments • Automotive uses, including automotive service.
Currently, there is 15.5 square feet per capita of this other retail and service space in Oakville. With a forecast increase in per capita service levels in the future to 18.0 by 2021 and a population growth of close to 74,000 persons, some 1.3 million square feet of other retail and service space would be warranted in Oakville (assuming that inflow is equal to outflow) (see Appendix F for details).
Figure 5-1
Warranted Additional Other Retail/Service Space in Oakville (Sq. Ft. GLA)
1,400,000 1,331,586 1,200,000 1,000,000 894,692 800,000 600,000 399,012 400,000 200,000 0 2011 2016 2021
40 Town of Oakville Retail and Service Commercial Review
6. Conclusions and Recommendations
Based on the analysis of warranted space, development trends, and our review of the existing retail structure in Oakville, we have arrived at a number of recommendations relating to warranted space in each major store type and service category, including:
o the distribution of space by level of the retail hierarchy and format; and, o the geographic distribution of retail and service commercial space based on future population growth patterns, as well as existing and anticipated land use and road patterns.
In addition, we have also provided a discussion of the adequacy of the existing hierarchy and commercial structure with regards to current trends, and how this may be influenced by future trends.
Figure 6-1: TOWN OF OAKVILLE SUMMARY OF ADDITIONAL WARRANTED SPACE (Square Feet GLA)
2011 2016 2021 Convenience Goods Stores: Supermarket 121,300 246,900 341,200
Grocery/Other Food 37,300 74,000 100,900
Health & Personal Care 34,600 71,300 100,600
Shopping Centre-Inclined Retail: GAFO 747,100 1,217,200 1,588,200
Home Improvement 142,200 235,100 309,700
TOTAL Additional Retail 1,082,500 1,844,600 2,440,600 Space Warranted
Other Retail/Services 399,000 894,700 1,331,600 - - - TOTAL (excluding transfers from existing) 1,481,500 2,739,300 3,772,200 to to to (plus 10% for transfers from existing) 1,646,100 3,043,700 4,191,300
SOURCE: urbanMetrics inc.
NOTES: Rounded to the nearest 100 sq.ft. Health & Personal Care includes pharmacies, optical, cosmetics, vitamin stores, medical equipment GAFO includes general merchandise, apparel, furnishings, other miscellaneous non-food store retail. Home Improvement includes building centres, home centres, building supplies, hardware, paint/paper, garden centres etc.
41 Town of Oakville Retail and Service Commercial Review
6.1 Allocation of Growth to Proposed and Committed Projects
As noted by the diagram below, Figure 6-2: market demand to 2021 will Allocation of Warranted Space to Committed support between 3.8 and 4.2 million and Proposed Commercial Projects square feet of new retail space. The vast majority of this space – some 2.9 million square feet has already been committed or is in Growth in advanced planning stages. Market Furthermore, the vast majority of Committed Dd the proposed and committed space to 2021 Proposed New Supply, will accrue to a number of strategic including growth areas, including: the 3.8 to 4.2 Oakville Uptown Core, the RioCan Power square feet Centre site at Burloak and the additional retail 2.9 million square feet QEW, the Palermo future growth service area and the North Oakville future growth area. These new commercial concentrations Potential Additional comprise almost 85% of the Lands proposed and committed space. 40 to 100 acres to Once all of the proposed and Accommodate from committed space is accounted for, 800,000 to 1.3 million sf of additional the residual unserved demand space amounts to between 800,000 and 1.3 million square feet of new space.
6.2 Geographic Distribution of Future Space
With the completion of the committed and proposed commercial projects, the Town will have a strong nodal commercial structure, comprised of six evenly spaced major nodes, complemented by a variety of local serving centres and arterial commercial areas. The six major nodes are illustrated on Figure 6-3. These nodes all have slightly different functions and all have a critical mass that enables them to serve a large portion of Oakville, as well as the nearby population from other municipalities. These include:
• Downtown Oakville is the community, service and tourist centre for Oakville. At 585,000 square feet it is second only to the Winston Park Area and the Oakville Uptown Core in terms of current size. Unlike other commercial nodes, however, the majority of space in the downtown is occupied by service providers rather than retailers.
42 Town of Oakville Retail and Service Commercial Review
• At just over 400,000 square feet, Oakville Place is a small regional shopping centre, but it is the largest enclosed centre in Oakville and has one of the most strategic locations in the Town at Trafalgar Road and the QEW.
• Palermo Village is the last major new growth area in the Town south of Dundas Street. Some 405,000 square feet has been designated for this community, and will be a central commercial focal point for the northwest.
• Burloak – The Riocan Power Centre at approximately 590,000 square feet has been proposed at this location to attract the relatively underserved southwestern portions of Oakville. This centre has approval to proceed.
• Winston Park, which borders Mississauga, is the largest retail cluster in eastern Oakville. Including the Mississauga portion, this node comprises some 1.4 million square feet. Despite the size of this cluster, its draw from Oakville is very limited.
• The Uptown Core and Vicinity, is developing into the commercial focal point for north eastern Oakville. It currently comprises some 660,000 square feet with expansion potential for a further 280,000 square feet. Furthermore, the Commercial Space Needs Study for North Oakville conducted by Scott Morgan recommends that future major retail facilities for North Oakville be concentrated around the Uptown Core. The Uptown Core would then exist as the largest commercial concentration wholly in Oakville.
Figure: 6-3: Oakville Commercial Structure – Major Nodes (existing/future)
Uptown Core Palermo Village Winston Park
Burloak Midtown - Oakville Place
Downtown
Source: urbanMetrics inc.
43 Town of Oakville Retail and Service Commercial Review
These nodes will provide a strong basis for the commercial structure of Oakville moving forward. Depending on the final planning for North Oakville, there will likely not be a need for additional major commercial concentrations in the Town.
The residual uncommitted space amounts to between 800,000 to 1.3 million square feet. We would note that the upper end of the range provides for some flexibility in space resulting from the transfer of sales from existing retailers. The lower end of this range represents the space required purely by market growth. When distributed over the entire municipality, this is a relatively small amount of space, but should be sufficient to accommodate additional space not already accounted for by existing applications, including:
• Expansions to and intensification of existing commercial areas and nodes; • The accommodation of permitted commercial space within employment and arterial commercial areas; • Lower order retail centres (i.e. convenience and neighbourhood centres) in new growth areas not currently subject to existing applications or designations; and, • Commercial components in mixed use projects, not currently subject to existing applications or designations.
In that we have been requested not to address the commercial space requirements in the new growth area north of Dundas Street, the residual space also provides some flexibility with regards to the warranted space projections developed in the Morgan study for this area.
6.3 New Space Formats
Figure 6-4 provides an overview of the most common store formats in Canada, and their development potential in Oakville. Most future space in Oakville will be developed either as part of power centres or part of retail clusters around power centres. As noted in Section 3 of this Study, alternatives to traditional power centres are being developed in the United States and are beginning to emerge in Canada. These types of centres, although anchored by traditional big box retailers, are being designed with a greater emphasis on neighbourhood integration, on-site pedestrian movement, landscaping features, entertainment activities and other elements to enhance the shopping experience. Where practical, these trends should be encouraged in new developments through zoning and site plan agreements.
To round out the commercial infrastructure, will be a range of convenience and neighbourhood centres, which would be oriented to convenience retail and services, as well as, commercial space in employment areas and arterial roads, which would generally encompass retailers, such as automotive, home improvement, and other retailers and service providers not appropriate for other levels of the hierarchy. The neighbourhood and convenience centres have generally been accommodated for in the existing designations and proposed developments, particularly, in the northwest.
44 Town of Oakville Retail and Service Commercial Review
Figure 6-4: Town of Oakville Potential Future Retail Formats
Commercial Format Existing Examples Future Potential Enclosed Regional Shopping • Oakville Town Centre No new centres anticipated given Centre current development trends. Limited expansion potential on existing site. Sub-Regional/Power Centre • Uptown Core Will likely be format for largest • Winston Park new retail concentrations. Next • Oakville Town Centre I & II generation of these centres emphasizes more detail to design and better integration with existing communities. Community/District Centre • Hopedale Mall Expansion to Hopedale Mall • Trafalgar Village planned. This mid-sized format has had difficulty competing with power centres, although some niche locations may support small power centres/large neighbourhood shopping centres. Neighbourhood Centre and • Upper Oakville S.C. Still a mainstay of the local Convenience Centres • Oaktown Plaza serving commercial structure. • Fox Creek Plaza Should be developed at key gateways to neighbourhoods. Shopping Street • Downtown Oakville Limited infill opportunities in • Southern portion of Kerr existing areas Street • Bronte Village Arterial Commercial (Automotive) • Speers Road Required for Certain Uses, but Should be Limited to Specific Corridors
45 Town of Oakville Retail and Service Commercial Review
Appendix A: Licence Plate Survey
Town of Oakville Retail and Service Commercial Review
Appendix A: Licence Plate Survey Results
Licence plate surveys are used to determine the geographic draw or Trade Area of retail centres, nodes or individual locations at a certain point of time. For this study, licence plate numbers were collected over a three day period (Thursday, Friday and Saturday) at specified locations and throughout the day. These licence plate numbers were submitted to the Ministry of Transportation to obtain the Forward Sortation Area (FSA) corresponding to the license plate registrant.
It should be noted that although licence plate surveys provide an indication of the Trade Area of a retail centre, they do have certain limitations. Licence plate surveys do not capture the pedestrian traffic or shoppers using transit and therefore the results tend to over represent the draw from outlying areas. Furthermore, it should also be noted that in some instances the address on the registration of a car is not the same address as the person driving that car. This may occur when the car is rented or leased to a business address.
In June 2005, urbanMetrics conducted licence plate surveys at 11 locations in the Town of Oakville. Approximately 300 licence plates were collected at each location over a three day period (Thursday, Friday and Saturday). The Ministry of Transportation returned 3,290 FSA locations for shoppers at the 11 locations.
Two on-street surveys were also conducted at Bronte Village and Downtown Oakville. As part of the survey, respondents were asked where they lived, these responses have also been included in this appendix.
FIGURE A-1: TOWN OF OAKVILLE – SURVEY LOCATIONS, JUNE 2005
SOURCE: urbanMetrics inc.
Town of Oakville Retail and Service Commercial Review
Figure A-2, following, summarizes the results of the licence plate surveys and the two on-street surveys. The percentage distribution has also been provided in Figure A-3.
FIGURE A-2 LICENCE PLATE & ON STREET SURVEY RESULTS
Sum of Count Node Winston Uptown Upper Oakville Fox Oakville Town Oaktown Bronte Hopedale Trafalgar Maplegrove Bronte Downtown Municipality FSA Park Core Oakville S.C. Place Creek Centre Place/Mews Village Mall Mall Village Village Village (1 Oakville (1 Grand Total Oakville L6H 27 122 169 86 40 42 32 14 18 58 25 53 686 L6J 13 15 16 27 4 21 22 6 5 29 126 77 361 L6K 4 4 6 6 3 24 50 10 12 15 6 2 30 172 L6L 3 11 8 24 15 32 29 146 118 34 12 70 26 528 L6M 14 53 24 44 127 67 56 10 30 52 18 9 20 524 Oakville Total 61 205 223 187 189 186 189 186 183 188 187 81 206 2,271 Mississauga 170 33 29 34 32 34 30 16 24 29 47 12 25 515 Burlington 11 19 18 26 16 24 23 37 41 19 21 3 18 276 Other 47 52 34 48 67 56 57 55 53 64 40 4 51 628 Grand Total 289 309 304 295 304 300 299 294 301 300 295 100 300 3,690 SOURCE: urbanMetrics inc., based on licence plate and on-street surveys taken in June 2005 Notes: 1) These results are based on on-street surveys FIGURE A-3 LICENCE PLATE & ON STREET SURVEY RESULTS (Percent Distribution, Columns)
Sum of Count Node Winston Uptown Upper Oakville Fox Oakville Town Oaktown Bronte Hopedale Trafalgar Maplegrove Bronte Downtown Municipality FSA Park Core Oakville S.C. Place Creek Centre Place/Mews Village Mall Mall Village Village Village Oakville Grand Total Oakville L6H 9.3% 39.5% 55.6% 29.2% 13.2% 14.0% 10.7% 4.8% 6.0% 19.3% 8.5% 0.0% 17.7% 18.6% L6J 4.5% 4.9% 5.3% 9.2% 1.3% 7.0% 7.4% 2.0% 1.7% 9.7% 42.7% 0.0% 25.7% 9.8% L6K 1.4% 1.3% 2.0% 2.0% 1.0% 8.0% 16.7% 3.4% 4.0% 5.0% 2.0% 2.0% 10.0% 4.7% L6L 1.0% 3.6% 2.6% 8.1% 4.9% 10.7% 9.7% 49.7% 39.2% 11.3% 4.1% 70.0% 8.7% 14.3% L6M 4.8% 17.2% 7.9% 14.9% 41.8% 22.3% 18.7% 3.4% 10.0% 17.3% 6.1% 9.0% 6.7% 14.2% Oakville Total 21.1% 66.3% 73.4% 63.4% 62.2% 62.0% 63.2% 63.3% 60.8% 62.7% 63.4% 81.0% 68.7% 61.5% Mississauga 58.8% 10.7% 9.5% 11.5% 10.5% 11.3% 10.0% 5.4% 8.0% 9.7% 15.9% 12.0% 8.3% 14.0% Burlington 3.8% 6.1% 5.9% 8.8% 5.3% 8.0% 7.7% 12.6% 13.6% 6.3% 7.1% 3.0% 6.0% 7.5% Other 16.3% 16.8% 11.2% 16.3% 22.0% 18.7% 19.1% 18.7% 17.6% 21.3% 13.6% 4.0% 17.0% 17.0% Grand Total 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% SOURCE: urbanMetrics inc., based on licence plate and on-street surveys taken in June 2005 Notes: 1) These results are based on on-street surveys
Overall, the 13 centres/nodes gain approximately 61 percent of their support from Oakville residents, with 14% from Mississauga, 7.5% from Burlington and an additional 17% from other areas. The Oakville share ranged from a low of 21% for the Winston Park area to a high of 81% for Bronte Village (excluding the mall).
The following maps illustrate the place or residence of customers for each of the 11 centres/nodes at which licence plate surveys were conducted.
Town of Oakville Retail and Service Commercial Review
Figure A-4: Licence Plate Survey Results for Winston Park, Oakville, Ontario - 2005
Upper Oakville Shopping Centre
UpperHyde Oakville Park Gate Shopping Centre Customers Hyde Park Customers Town of Oakville Town of Oakville Canadian FS Boundaries Canadian FS Boundaries
SOURCE: urbanMetrics based on licence plate surveys
Figure A-5: licence Plate Survey Results for Uptown Core, Oakville, Ontario - 2005
Uptown Core Uptown Core Customers Town of Oakville Canadian FS Boundaries
SOURCE: urbanMetrics based on licence plate surveys
Town of Oakville Retail and Service Commercial Review
Figure A-6: licence Plate Survey Results for Upper Oakville Shopping Centre, Oakville, Ontario - 2005
Upper Oakville Shopping Centre Upper Oakville Shopping Centre Customers Town of Oakville Canadian FS Boundaries
SOURCE: urbanMetrics based on licence plate surveys
Figure A-7: licence Plate Survey Results for Oakville Place, Oakville, Ontario - 2005
OakvilleUpper Oakville Place Shopping Centre OakvilleUptown CorePlace Customers Customers Town of Oakville Canadian FS Boundaries
SOURCE: urbanMetrics based on licence plate surveys
Town of Oakville Retail and Service Commercial Review
Figure A-8: licence Plate Survey Results for Fox Creek, Oakville, Ontario - 2005
FoxUpper Creek Oakville Shopping Centre FoxUptown Creek Core Customers Customers Town of Oakville Canadian FS Boundaries
SOURCE: urbanMetrics based on licence plate surveys
Figure A-9: licence Plate Survey Results for Town Centres I & II, Oakville, Ontario - 2005
TownUpper CentresOakville Shopping Centre TownUptown Centres Core Customers Customers Town of Oakville Canadian FS Boundaries
SOURCE: urbanMetrics based on licence plate surveys
Town of Oakville Retail and Service Commercial Review
Figure A-10: licence Plate Survey Results for Oaktown Plaza & Oakville Mews, Oakville, Ontario - 2005
OaktownUpper Oakville Plaza Shopping Centre OaktownUptown Core Plaza Customers Customers Town of Oakville Canadian FS Boundaries
SOURCE: urbanMetrics based on licence plate surveys
Figure A-11: licence Plate Survey Results for Bronte Village Mall, Oakville, Ontario - 2005
BronteUpper Oakville Village Mall Shopping Centre BronteUptown Village Core Customers Mall Customers Town of Oakville Canadian FS Boundaries
SOURCE: urbanMetrics based on licence plate surveys
Town of Oakville Retail and Service Commercial Review
Figure A-12: licence Plate Survey Results for Hopedale Mall, Oakville, Ontario - 2005
HopedaleUpper Oakville Mall Shopping Centre HopedaleUptown Core Mall Customers Customers Town of Oakville Canadian FS Boundaries
SOURCE: urbanMetrics based on licence plate surveys
Figure A-13: licence Plate Survey Results for Trafalgar Village, Oakville, Ontario - 2005
TrafalgarUpper Oakville Village Shopping Centre TrafalgarUptown Core Village Customers Customers Town of Oakville Canadian FS Boundaries
SOURCE: urbanMetrics based on licence plate surveys
Town of Oakville Retail and Service Commercial Review
Figure A-14: licence Plate Survey Results for Maple Grove Mall Oakville, Ontario - 2005
MapleUpper GroveOakville Mall Shopping Centre MapleUptown Grove Core MallCustomers Customers Town of Oakville Canadian FS Boundaries
SOURCE: urbanMetrics based on licence plate surveys
As discussed in the inventory section of the report, the retail centres in Oakville were reclassified according to their function as opposed to their Official Plan commercial designation. The results of the licence plate surveys were used as input in determining the nature of each of the centres. The following briefly describes each of the centres at which licence plate surveys were taken, in the context of their function and urbanMetrics classifications;
• Oakville Place is the only centre designated as a Regional Shopping Centre in the Town of Oakville. The licence plate survey results highlight this to some extent. Although Oakville Place draws significantly from north Oakville, its Trade Area also extends into south Oakville, Mississauga, and Burlington;
• Although designated as an Arterial/Employment node in the Official Plan, Winston Park performs as a sub-regional node, with a significant market draw from Mississauga;
• Based on the Official Plan, the Uptown Core is intended to serve as a commercial focus for northern Oakville. The licence plate results reinforce this, with the three main centres (Oak Park, Iroquois Ridge Shopping Centre, and Trafalgar Ridge) combining to perform as a sub- regional node;
Town of Oakville Retail and Service Commercial Review
• Oakville Town Centres I & II are designated as Community Shopping Area and Arterial Commercial respectively in the Town of Oakville Official Plan. Combined, these two centres function as a sub-regional node with a particularly strong pull from west Oakville.
• Based on the anchor tenants, both Hopedale Mall and Trafalgar Village have been classified by urbanMetrics as Community/District Centres. The Official Plan designates Hopedale Mall as a Community Shopping Area and Trafalgar Village as a mixed use node. The licence plate surveys illustrate that Trafalgar Village in particular, has a wider appeal as it has the only Home Depot and No Frills in Oakville. Hopedale Mall is proposing an expansion and will likely extend its trade area to the east.
• Upper Oakville Shopping Center, Fox Creek Plaza, Oaktown Plaza, Oakville Mews, Bronte Village Mall and Maplegrove Village have all been classified by urbanMetrics as Neighbourhood Shopping Centres. The licence plate survey results illustrate that all of these plazas draw heavily from the Forward Sortation Area (FSA) in which they are located. The only exception is Oaktown Plaza/Oakville Mews, which draws from all 5 FSA’s, which is likely due to its central location and tenant mix.
In order to examine the change in the Trade Areas of retail centres in Oakville, we have compared the licence plate survey results conducted by John Winter Associates Limited in 1994 and those conducted by urbanMetrics in June 2005 at the same centres. It should be noted that the results for downtown Oakville are based on on-street surveys as opposed to licence plate surveys.
Figure A-15, following, examines the change in the Trade Areas of a select number of retail centres. The four retail centres in the left column have all shown a decrease in the percentage of shoppers from Oakville with a corresponding increase in shoppers from outside Oakville:
• Hopedale Mall has seen its percentage of Oakville shoppers decrease by almost 17 percent. This is most likely due to the dated interior and exterior. In 2005, the mall changed ownership, the new owners have plans for an exterior and interior renovation and expansion.
• Maplegrove has seen its Oakville share of shoppers decrease only marginally.
• Trafalgar Village penetrates a greater distance than previously which is likely due to the opening of the Home Depot.
• Downtown Oakville has also seen its Oakville share decrease since 1994. The attraction and appeal of the “main street” shopping environment has likely resulted in a greater penetration from outside of Oakville.
The four retail centres in the right column have all experienced an increase in the percentage of shoppers from the Town of Oakville with a corresponding decrease in the overall percentage of shoppers from outside the Town:
Town of Oakville Retail and Service Commercial Review
• The market draw of Winston Park, Oakville Town Centres (I & II), and Oakville Place from outside of Oakville has likely been eroded as new centres have developed/expanded in the surrounding municipalities. All these areas have continued to add new retailers and in the case of Oakville Place, a major renovation was recently completed, increasing the attraction for Oakville shoppers.
• Upper Oakville S.C. has increased its draw from Oakville, which can be attributed to the loss of its Canadian Tire and Shoppers Drug Mart. Furthermore, the community in which this centre is located has experienced significant population growth of the past 10 years.
Town of Oakville Retail and Service Commercial Review
FIGURE A-15 LICENSE PLATE SURVEY RESULTS COMPARISON - 1994 vs 2005
Hopedale Mall Oakville Town Centres (I & II)
SUMMARY 1994 % 2005 % SUMMARY 1994 % 2005 % Oakville 182 77.4% 183 60.8% Oakville 275 59.5% 186 62.0% Non-Oakville 53 22.6% 118 39.2% Non-Oakville 187 40.5% 114 38.0%
Adjacent: Adjacent: Burlington 20 8.5% 41 13.6% Burlington 37 8.0% 24 8.0% Mississauga 7 3.0% 24 8.0% Mississauga 63 13.6% 34 11.3% Subtotal 27 11.5% 65 21.6% Subtotal 100 21.6% 58 19.3%
Elsewhere 26 11.1% 53 17.6% Elsewhere 87 18.8% 56 18.7%
Maplegrove Village Upper Oakville S.C.
SUMMARY 1994 % 2005 % SUMMARY 1994 % 2005 % Oakville 153 67.7% 187 63.4% Oakville 162 68.6% 223 73.4% Non-Oakville 73 32.3% 108 36.6% Non-Oakville 74 31.4% 81 26.6%
Adjacent: Adjacent: Burlington 11 4.9% 47 15.9% Burlington 8 3.4% 18 5.9% Mississauga 33 14.6% 21 7.1% Mississauga 25 10.6% 29 9.5% Subtotal 44 19.5% 68 23.0% Subtotal 33 14.0% 47 15.5%
Elsewhere 29 12.8% 40 13.6% Elsewhere 41 17.4% 34 11.2%
Trafalgar Village Winston Park
SUMMARY 1994 % 2005 % SUMMARY 1994 % 2005 % Oakville 169 71.6% 188 62.7% Oakville 55 12.9% 61 21.1% Non-Oakville 67 28.4% 112 37.3% Non-Oakville 370 87.1% 228 78.9%
Adjacent: Adjacent: Burlington 15 6.4% 19 6.3% Burlington 4 0.9% 11 3.8% Mississauga 22 9.3% 29 9.7% Mississauga 296 69.6% 170 58.8% Subtotal 37 15.7% 48 16.0% Subtotal 300 70.6% 181 62.6%
Elsewhere 30 12.7% 64 21.3% Elsewhere 70 16.5% 47 16.3%
Downtown Oakville Oakville Place
SUMMARY 1994 % 2005 % SUMMARY 1994 % 2005 % Oakville 143 78.1% 206 68.7% Oakville 144 60.3% 187 63.4% Non-Oakville 40 21.9% 94 31.3% Non-Oakville 95 39.7% 108 36.6%
Adjacent: Adjacent: Burlington 6 3.3% 18 6.0% Burlington 20 8.4% 26 8.8% Mississauga 11 6.0% 25 8.3% Mississauga 25 10.5% 34 11.5% Subtotal 17 9.3% 43 14.3% Subtotal 45 18.8% 60 20.3%
Elsewhere 23 12.6% 51 17.0% Elsewhere 50 20.9% 48 16.3% SOURCE: urbanMetrics inc., based on license plate surveys conducted in June 2005 and John Winter, Retail Commercial Market Analysis, September 1994
Town of Oakville Retail and Service Commercial Review
Appendix B: Downtown and Bronte Village On-Street Surveys
Town of Oakville Retail and Service Commercial Review
Appendix B: Downtown and Bronte Village On-Street Surveys
For commercial districts, such as the Downtown core and Bronte Village, which have large walk- in/bicycle/transit oriented customers and which have multiple functions, on-street customer interviews are a better method of determining retail customer patterns. In addition, on-street interviews enable us to obtain additional information not available through licence plate surveys.
Recognizing the important function of the historic Oakville Downtown core in the retail structure, urbanMetrics conducted short on-street “face to face” surveys in Downtown Oakville with patrons to identify place of residence, shopping patterns and other customer characteristics. In addition, we also conducted a similar survey in Bronte Village to augment the licence plate survey at Bronte Village Mall. The intercept surveys were conducted by urbanMetrics who interviewed some 300 customers during various time periods over a three day period, (including a Saturday) in the Downtown Core; and 100 customers at Bronte Village.
Town of Oakville Retail and Service Commercial Review
DOWNTOWN OAKVILLE SURVEY
• 69% of patrons from Oakville – serves entire community • Attraction for other GTA consumers – Burlington 6%; Mississauga 8.3% • 62% retail spending from Oakville • 84% food spending from Oakviile • 61% restaurant spending from Oakville • Oakville retail/service space serves local and regional market, including employees working in Downtown Oakville and local residents living nearby • Primary Function – Shopping (23%), Place of Work (19%), Eating (12.3%), Browsing/passing through/going for walk/enjoying ambiance (24%) • Frequent visitation – Oakville patrons at least 3 times a week on average; non-Oakville –at least once a week on average • Rates high (above 8) as clean, safe, good place to take visitors, and convenient to visit • Parking is an issue • Wide range of facilities desired, although a third are satisfied with selection - highest desired was a theatre and additional dining facilities and entertainment (including activities and places for young people)
Town of Oakville Retail and Service Commercial Review
Sampling Distribution
Count Col % 10am to 56 18.7% 12pm 12pm to Time of 74 24.7% 2pm Interview 2pm to 4pm 72 24.0% 4pm to 6pm 63 21.0% 6pm to 9pm 35 11.7%
Total 300 100.0%
Count Col % Male 121 40.3% Gender Female 179 59.7% Total 300 100.0%
Count Col % Thursday 90 30.0% Day of Friday 105 35.0% Interview Saturday 105 35.0% Total 300 100.0%
Town of Oakville Retail and Service Commercial Review
Question 1. Place of Residence
Count Col % South Central Oakville 30 10.0% (L6K) South East Oakville (L6J) 77 25.7% South West Oakville 26 8.7% (L6L) Area North West Oakville 20 6.7% (L6M) North East Oakville 53 17.7% (L6H) Other 94 31.3% Total 300 100.0% Municipality Count Col %
Oakville 206 68.7%
Mississauga 25 8.3% Burlington 18 6.0% Area Toronto 17 5.7% Hamilton/Dundas 10 3.3% Brampton 5 1.7% Milton 1 0.3% Other 18 6.0% Total 300 100.0%
Town of Oakville Retail and Service Commercial Review
Question 2. What is the total amount you personally spent in Downtown Oakville today or plan to spend today for…?
Question 1. Area OUTSIDE OAKVILLE OAKVILLE Total Question 2a. Amount Sum $3,351.00 $2,121.00 $5,472.00 Spent for Restaurant or Row Sum % 61.2% 38.8% 100.0% Fast Food Purchases in Downtown Oakville Mean $16 $23 $18 Question 2b. Amount Sum $8,926.00 $5,431.00 $14,357.00 Spent for Retail Row Sum % 62.2% 37.8% 100.0% Shopping, Excluding Food, in Downtown Mean $43 $58 $48 Oakville Question 2c. Amount Sum $1,219.00 $233.00 $1,452.00 Spent for Retail Food Row Sum % 84.0% 16.0% 100.0% Shopping in Mean $6 $2 $5 Downtown Oakville
Town of Oakville Retail and Service Commercial Review
Question 3. What is the primary reason you are Downtown today?
Question 1. Area Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Shopping 45 21.8% 23 24.5% 68 22.7% Work here 41 19.9% 15 16.0% 56 18.7% Lunch/Dinner/Coffee 22 10.7% 15 16.0% 37 12.3% Just passing through 21 10.2% 10 10.6% 31 10.3% Just Browsing 20 9.7% 8 8.5% 28 9.3% Personal 15 7.3% 5 5.3% 20 6.7% Appointment Live here 14 6.8% 0 .0% 14 4.7% Business Meeting 7 3.4% 4 4.3% 11 3.7% here Quaint/going for Question 3. 7 3.4% 3 3.2% 10 3.3% walk Primary Banking 7 3.4% 2 2.1% 9 3.0% Reason in Library 2 1.0% 0 .0% 2 .7% Downtown Enjoying Weekend 1 .5% 1 1.1% 2 .7% Oakville Eating & Browsing 1 .5% 0 .0% 1 .3% Today Info seeking 0 .0% 1 1.1% 1 .3% Biking 0 .0% 1 1.1% 1 .3% Friends 0 .0% 1 1.1% 1 .3% School Project 1 .5% 0 .0% 1 .3% Wedding Planning 0 .0% 1 1.1% 1 .3% Open Houses 0 .0% 1 1.1% 1 .3% Ballet Exam 1 .5% 0 .0% 1 .3% Post Office 1 .5% 0 .0% 1 .3% Birthday Party 0 .0% 1 1.1% 1 .3% Burlington Art Fair 0 .0% 1 1.1% 1 .3% Looking at Property 0 .0% 1 1.1% 1 .3% Total 206 100.0% 94 100.0% 300 100.0%
Town of Oakville Retail and Service Commercial Review
Question 4. and Question 5. Visitation to Downtown Oakville in past 3 months
Question 1. Area Total OUTSIDE OAKVILLE OAKVILLE Mean Mean Mean Question 4. TImes Visited Downtown 43.82 18.14 35.77 Oakville in Past 3 Months Question 5. Times Visited Downtown 12.71 5.32 10.40 Oakville in Evening in Past 3 Months
Town of Oakville Retail and Service Commercial Review
Question 6. Where did you come from immediately before traveling to Downtown Oakville?
Question 1. Area Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Home 146 70.9% 55 58.5% 201 67.0% Work 19 9.2% 11 11.7% 30 10.0% Shopping Elsewhere 16 7.8% 8 8.5% 24 8.0% Appointment 12 5.8% 3 3.2% 15 5.0% Elsewhere Burlington 1 .5% 2 2.1% 3 1.0% Lunch/Dinner 1 .5% 1 1.1% 2 .7% Elsewhere School 2 1.0% 0 .0% 2 .7% Gym 2 1.0% 0 .0% 2 .7% Brampton 0 .0% 2 2.1% 2 .7% Toronto 0 .0% 2 2.1% 2 .7% Bronte 1 .5% 1 1.1% 2 .7% Question Relative's 1 .5% 0 .0% 1 .3% 6. Trip House/Friends Origin Cambridge 0 .0% 1 1.1% 1 .3% Port Credit 0 .0% 1 1.1% 1 .3% Mississauga 0 .0% 1 1.1% 1 .3% Glen Abbey 0 .0% 1 1.1% 1 .3% Hamilton 0 .0% 1 1.1% 1 .3% Kentucky 0 .0% 1 1.1% 1 .3% Brantford 0 .0% 1 1.1% 1 .3% Concord 1 .5% 0 .0% 1 .3% Baseball Diamond 1 .5% 0 .0% 1 .3% Clarkson 0 .0% 1 1.1% 1 .3% Golf Club 1 .5% 0 .0% 1 .3% Hotel 0 .0% 1 1.1% 1 .3% Library 1 .5% 0 .0% 1 .3% Shooting Range 1 .5% 0 .0% 1 .3% Total 206 100.0% 94 100.0% 300 100.0%
Town of Oakville Retail and Service Commercial Review
Question 7. How did you get to Downtown Oakville today?
Question 1. Area Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Car 131 63.6% 82 87.2% 213 71.0% Walk 52 25.2% 3 3.2% 55 18.3% Public Transit 20 9.7% 5 5.3% 25 8.3% Question 7. Taxi 2 1.0% 0 .0% 2 .7% Mode of Bike 0 .0% 2 2.1% 2 .7% Transportation Moped/Mot 1 .5% 1 1.1% 2 .7% orcycle Boat 0 .0% 1 1.1% 1 .3% Total 206 100.0% 94 100.0% 300 100.0%
Town of Oakville Retail and Service Commercial Review
Question 8. Downtown Oakville Views (Scale of 1 to 10) (excludes missing values/don’t know)
Question 1. Area Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Does Not Describe at 13 6.4% 5 5.3% 18 6.1% All 2.0 2 1.0% 4 4.3% 6 2.0% 3.0 9 4.4% 7 7.4% 16 5.4% Question 4.0 11 5.4% 2 2.1% 13 4.4% 8a. 5.0 12 5.9% 16 17.0% 28 9.4% Historically 6.0 19 9.4% 8 8.5% 27 9.1% Significant 7.0 26 12.8% 18 19.1% 44 14.8% 8.0 35 17.2% 17 18.1% 52 17.5% 9.0 34 16.7% 10 10.6% 44 14.8% Describes Very Well 42 20.7% 7 7.4% 49 16.5% Total 203 100.0% 94 100.0% 297 100.0%
Question 1. Area Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Does Not Describe 2 1.0% 1 1.1% 3 1.0% at All 2.0 2 1.0% 2 2.1% 4 1.4% Question 3.0 3 1.5% 2 2.1% 5 1.7% 8b. 4.0 10 5.0% 2 2.1% 12 4.1% Fashionabl 5.0 18 8.9% 9 9.6% 27 9.1% e and 6.0 13 6.4% 7 7.4% 20 6.8% Stylish 7.0 26 12.9% 12 12.8% 38 12.8% 8.0 44 21.8% 25 26.6% 69 23.3% 9.0 39 19.3% 13 13.8% 52 17.6% Describes Very Well 45 22.3% 21 22.3% 66 22.3% Total 202 100.0% 94 100.0% 296 100.0%
Town of Oakville Retail and Service Commercial Review
Question 1. Area Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Does Not Describe at 16 7.9% 5 5.4% 21 7.1% All 2.0 13 6.4% 4 4.3% 17 5.7% Question 3.0 6 3.0% 2 2.2% 8 2.7% 8c. A 4.0 13 6.4% 4 4.3% 17 5.7% shopping 5.0 15 7.4% 7 7.5% 22 7.4% street for 6.0 15 7.4% 8 8.6% 23 7.8% people 7.0 27 13.3% 16 17.2% 43 14.5% like me 8.0 54 26.6% 22 23.7% 76 25.7% 9.0 16 7.9% 11 11.8% 27 9.1% Describes Very Well 28 13.8% 14 15.1% 42 14.2% Total 203 100.0% 93 100.0% 296 100.0%
Question 1. Area Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Does Not Describe at 3 1.5% 2 2.1% 5 1.7% All 2.0 8 3.9% 1 1.1% 9 3.0% 3.0 18 8.8% 3 3.2% 21 7.0% Question 4.0 13 6.4% 5 5.3% 18 6.0% 8d. Fun 5.0 20 9.8% 12 12.8% 32 10.7% and Enter- 6.0 17 8.3% 13 13.8% 30 10.1% taining 7.0 34 16.7% 18 19.1% 52 17.4% 8.0 47 23.0% 24 25.5% 71 23.8% 9.0 25 12.3% 8 8.5% 33 11.1% Describes Very Well 19 9.3% 8 8.5% 27 9.1% Total 204 100.0% 94 100.0% 298 100.0%
Town of Oakville Retail and Service Commercial Review
Question 1. Area Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Does Not Describe at 1 .5% 0 .0% 1 .3% All 2.0 2 1.0% 0 .0% 2 .7% 4.0 0 .0% 1 1.1% 1 .3% Question 5.0 6 2.9% 1 1.1% 7 2.3% 8e. 6.0 8 3.9% 6 6.4% 14 4.7% Clean 7.0 11 5.4% 8 8.5% 19 6.4% 8.0 50 24.5% 19 20.2% 69 23.2% 9.0 65 31.9% 26 27.7% 91 30.5% Describes Very Well 61 29.9% 33 35.1% 94 31.5% Total 204 100.0% 94 100.0% 298 100.0%
Question 1. Area Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Does Not Describe at 1 .5% 0 .0% 1 .3% All 3.0 1 .5% 0 .0% 1 .3% 4.0 1 .5% 0 .0% 1 .3% Question 5.0 2 1.0% 2 2.2% 4 1.4% 8f. Safe 6.0 2 1.0% 2 2.2% 4 1.4% 7.0 6 3.0% 7 7.5% 13 4.4% 8.0 38 18.7% 15 16.1% 53 17.9% 9.0 61 30.0% 25 26.9% 86 29.1% Describes Very Well 91 44.8% 42 45.2% 133 44.9% Total 203 100.0% 93 100.0% 296 100.0%
Town of Oakville Retail and Service Commercial Review
Question 1. Area Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Does Not Describe 0 .0% 1 1.1% 1 .3% at All 2.0 2 1.0% 0 .0% 2 .7% Question 8g. A 3.0 3 1.5% 1 1.1% 4 1.3% good place to 4.0 3 1.5% 1 1.1% 4 1.3% take visitors 5.0 7 3.4% 2 2.2% 9 3.0% from out-of- 6.0 3 1.5% 4 4.3% 7 2.4% town 7.0 14 6.9% 11 11.8% 25 8.4% 8.0 41 20.1% 24 25.8% 65 21.9% 9.0 39 19.1% 20 21.5% 59 19.9% Describes Very Well 92 45.1% 29 31.2% 121 40.7% Total 204 100.0% 93 100.0% 297 100.0%
Question 1. Area Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Does Not Describe at 2 1.0% 0 .0% 2 .7% All 2.0 1 .5% 3 3.2% 4 1.3% 3.0 1 .5% 0 .0% 1 .3% Question 4.0 0 .0% 1 1.1% 1 .3% 8h. Con- 5.0 10 4.9% 6 6.4% 16 5.4% venient for 6.0 10 4.9% 3 3.2% 13 4.4% me to visit 7.0 13 6.4% 11 11.7% 24 8.1% 8.0 37 18.2% 19 20.2% 56 18.9% 9.0 40 19.7% 24 25.5% 64 21.5% Describes Very Well 89 43.8% 27 28.7% 116 39.1% Total 203 100.0% 94 100.0% 297 100.0%
Town of Oakville Retail and Service Commercial Review
Question 1. Area Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Does Not Describe at 2 1.0% 3 3.6% 5 1.8% All Question 2.0 7 3.5% 1 1.2% 8 2.8% 8i. A 3.0 5 2.5% 4 4.8% 9 3.2% good 4.0 9 4.5% 6 7.2% 15 5.3% place to 5.0 9 4.5% 12 14.5% 21 7.4% visit in 6.0 14 7.0% 6 7.2% 20 7.0% the 7.0 23 11.4% 5 6.0% 28 9.9% evening 8.0 41 20.4% 13 15.7% 54 19.0% 9.0 41 20.4% 19 22.9% 60 21.1% Describes Very Well 50 24.9% 14 16.9% 64 22.5% Total 201 100.0% 83 100.0% 284 100.0%
Question 8. Downtown Views (Average Score)
Question 1. Area OUTSIDE OAKVILLE OAKVILLE Mean Mean Question 8a. Historically Significant 7.1 6.3 Question 8b. Fashionable and Stylish 7.7 7.6 Question 8c. A shopping street for people like me 6.5 6.9 Question 8d. Fun and Entertaining 6.6 6.8 Question 8e. Clean 8.6 8.7 Question 8f. Safe 9.0 9.0 Question 8g. A good place to take visitors from out-of- 8.7 8.4 town Question 8h. Convenient for me to visit 8.6 8.2 Question 8i. A good place to visit in the evening 7.7 7.1
Town of Oakville Retail and Service Commercial Review
Question 9. When you drive to Downtown Oakville to shop, is parking …?
Question 1. Area Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Question 9a. Yes 83 40.3% 57 60.6% 140 46.7% Parking - No 113 54.9% 34 36.2% 147 49.0% Adequate? Don't Drive 10 4.9% 3 3.2% 13 4.3% Total 206 100.0% 94 100.0% 300 100.0%
Question 1. Area Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Question 9b. Yes 93 45.1% 65 69.1% 158 52.7% Parking - No 103 50.0% 26 27.7% 129 43.0% Convenient for Don't Drive 10 4.9% 3 3.2% 13 4.3% you? Total 206 100.0% 94 100.0% 300 100.0%
Question 1. Area Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Question 9c. Yes 101 49.0% 65 69.1% 166 55.3% Parking - No 95 46.1% 26 27.7% 121 40.3% Reasonably Don't Drive 10 4.9% 3 3.2% 13 4.3% Priced? Total 206 100.0% 94 100.0% 300 100.0%
Town of Oakville Retail and Service Commercial Review
Question 10. What additional retail, service or entertainment facilities would you use if they were located Downtown?
Question 1. Area Total Respondents % of Total Response Respondents OAKVILLE OUTSIDE OAKVILLE s (n=300) Col Col Response Responses Response % Responses % None/No 57 27.7% 46 48.9% 103 34.3% Theatre 33 16.0% 7 7.4% 40 13.3% Restaurants/bar 13 6.3% 5 5.3% 18 6.0% Live theatre/music 9 4.4% 7 7.4% 16 5.3% Better Public Transit 11 5.3% 2 2.1% 13 4.3% Places for young 11 5.3% 2 2.1% 13 4.3% people Better Parking 7 3.4% 3 3.2% 10 3.3% Outdoor Cafe or Pub 3 1.5% 3 3.2% 6 2.0% on Patio Go-karting 5 2.4% 1 1.1% 6 2.0% CD/Record store 5 2.4% 0 .0% 5 1.7% Gay bar 4 1.9% 1 1.1% 5 1.7% Grocery store 4 1.9% 0 .0% 4 1.3% reasonably priced Pool and park 4 1.9% 0 .0% 4 1.3% Lakeside 2 1.0% 2 2.1% 4 1.3% festivals/concerts Shoppers Drug Mart 2 1.0% 1 1.1% 3 1.0% Shoemaker 2 1.0% 1 1.1% 3 1.0% Sports Stores 1 .5% 2 2.1% 3 1.0% Cheaper day parking 1 .5% 2 2.1% 3 1.0% Bowling 3 1.5% 0 .0% 3 1.0% Hardware store 3 1.5% 0 .0% 3 1.0% Adult entertainment 2 1.0% 1 1.1% 3 1.0% Public washroom 3 1.5% 0 .0% 3 1.0% Jazz club 1 .5% 2 2.1% 3 1.0% Lower prices 2 1.0% 1 1.1% 3 1.0% Longer hours 2 1.0% 1 1.1% 3 1.0% Rock climbing gym 2 1.0% 0 .0% 2 .7% Club Monaco 2 1.0% 0 .0% 2 .7% Dance Club 2 1.0% 0 .0% 2 .7%
Town of Oakville Retail and Service Commercial Review
Question 1. Area Total Respondents % of Total Response Respondents OAKVILLE OUTSIDE OAKVILLE s (n=300) Col Col Response Responses Response % Responses % More evening activities 2 1.0% 0 .0% 2 .7% or entertainment Better parking garage 2 1.0% 0 .0% 2 .7% as inconvenient Paint ball 1 .5% 1 1.1% 2 .7% Govt Service 1 .5% 1 1.1% 2 .7% More clubs 2 1.0% 0 .0% 2 .7% High quality women's 2 1.0% 0 .0% 2 .7% clothing Keep Sharkeys open 1 .5% 1 1.1% 2 .7% Restaurant on Water 2 1.0% 0 .0% 2 .7% Hobby shop 1 .5% 0 .0% 1 .3% Parking on street 0 .0% 1 1.1% 1 .3% Mini-putt 1 .5% 0 .0% 1 .3% Gap 1 .5% 0 .0% 1 .3% Roots 1 .5% 0 .0% 1 .3% Best Buy 1 .5% 0 .0% 1 .3% Magi Jewellery 0 .0% 1 1.1% 1 .3% Less traffic downtown 1 .5% 0 .0% 1 .3% Reasonably priced 1 .5% 0 .0% 1 .3% men’s store The Keg 1 .5% 0 .0% 1 .3% Office supplies 1 .5% 0 .0% 1 .3% Fresh fruit market 0 .0% 1 1.1% 1 .3% Info about city 0 .0% 1 1.1% 1 .3% Bring community 1 .5% 0 .0% 1 .3% together Fast food places 1 .5% 0 .0% 1 .3% Movie Rentals 1 .5% 0 .0% 1 .3% Book Store 1 .5% 0 .0% 1 .3% Children's Play place 1 .5% 0 .0% 1 .3% Viet restaurant 0 .0% 1 1.1% 1 .3% Camera shop 0 .0% 1 1.1% 1 .3% Thrift store 1 .5% 0 .0% 1 .3%
Town of Oakville Retail and Service Commercial Review
Question 1. Area Total Respondents % of Total Response Respondents OAKVILLE OUTSIDE OAKVILLE s (n=300) Col Col Response Responses Response % Responses % More stores and less 1 .5% 0 .0% 1 .3% restaurants Magazines or 0 .0% 1 1.1% 1 .3% newspaper store Craft store 1 .5% 0 .0% 1 .3% Dog grooming 1 .5% 0 .0% 1 .3% Skate park 0 .0% 1 1.1% 1 .3% Care for the trees 1 .5% 0 .0% 1 .3% Gym 1 .5% 0 .0% 1 .3% Less 1-way streets 0 .0% 1 1.1% 1 .3% Photocopy place 0 .0% 1 1.1% 1 .3% Leave QE Park alone 1 .5% 0 .0% 1 .3% Better garbage pickup 1 .5% 0 .0% 1 .3% Traffic direction 1 .5% 0 .0% 1 .3% Charitable organization 0 .0% 1 1.1% 1 .3% Convenience stores 1 .5% 0 .0% 1 .3% A Boffos 1 .5% 0 .0% 1 .3% Wheelchair accessibility 1 .5% 0 .0% 1 .3% Dog friendly 0 .0% 1 1.1% 1 .3% Waterfront expansion 0 .0% 1 1.1% 1 .3% Less development 1 .5% 0 .0% 1 .3%
Town of Oakville Retail and Service Commercial Review
Question 11. In which of the following age groups are you?
Question 1. Area Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % 15 – 19 36 17.5% 5 5.3% 41 13.7% 20 – 24 19 9.2% 9 9.6% 28 9.3% 25 – 34 23 11.2% 16 17.0% 39 13.0% Questio 35 – 44 29 14.1% 19 20.2% 48 16.0% n 11. 45 – 54 37 18.0% 23 24.5% 60 20.0% Age 55 – 64 30 14.6% 14 14.9% 44 14.7% Group 65 – 74 20 9.7% 6 6.4% 26 8.7% 75 and 12 5.8% 2 2.1% 14 4.7% over Total 206 100.0% 94 100.0% 300 100.0%
Town of Oakville Retail and Service Commercial Review
DOWNTOWN OAKVILLE SURVEY
Day of Interview circle Time of Interview circle Thursday 1 10am to 12pm 1 Friday 2 12pm to 2pm 2 Saturday 3 2pm to 4pm 3 4pm to 6pm 4 6pm to 9pm 5
1. May I please have your home postal code?
- Mandatory 2. What is the total amount you personally spent in Downtown Oakville today or plan to spend for ……?
a) restaurant or fast food purchases Cdn $______.00 b) retail shopping, excluding food Cdn $______.00 c) retail food shopping Cdn $______.00
3. What is the primary reason you are Downtown 4. About how many times have you visited Downtown Oakville TODAY? in the past 3 months?
Just passing through 1 Shopping 2 5. Approximately how many of these visits to Downtown Work here 3 Oakville in the past 3 months were made in the evening? Live here 4 Business Meeting here 5 visits Personal Appointment 6 Lunch/Dinner/Coffee 7 Just Browsing 8 Other (Specify)
6. Where did you come from immediately before 7. How did you get to Downtown Oakville today? traveling to Downtown Oakville? Circle one Home 1 Car 1 Work 2 Walk 2 Shopping Elsewhere 3 Public Transit 3 Appointment Elsewhere 4 Taxi 4 Lunch/Dinner Elsewhere 5 Other (specify) 5 Other (Specify)
8. I am going to read out a list of descriptions and after each one please give it a score from 1 to 10. A score of “1” indicates you feel the description does not describe Downtown Oakville at all and a score of “10” indicates you feel the description does describe Downtown Oakville very well. How does READ ATTRIBUTE describe Downtown Oakville?
READ OUT ITEMS ONE AT A TIME AND CIRCLE ANSWER BELOW. ROTATE ORDER. Attribute Does not Describes Describe at all Very well Historically Significant 1 2 3 4 5 6 7 8 9 10 Fashionable and Stylish 1 2 3 4 5 6 7 8 9 10 A shopping street for people like me 1 2 3 4 5 6 7 8 9 10 Fun and Entertaining 1 2 3 4 5 6 7 8 9 10 Clean 1 2 3 4 5 6 7 8 9 10 Safe 1 2 3 4 5 6 7 8 9 10 A good place to take visitors from out-of-town 1 2 3 4 5 6 7 8 9 10 Convenient for me to visit 1 2 3 4 5 6 7 8 9 10 A good place to visit in the evening 1 2 3 4 5 6 7 8 9 10
9. When you drive to Downtown Oakville to shop, is parking …..? 11. In which of the following age groups are you? SHOW CARD circle a) Adequate? Yes 1 No 2 15 – 19 1 b) Convenient for you? Yes 1 No 2 20 – 24 2 c) Reasonably priced? Yes 1 No 2 25 – 34 3 35 – 44 4 10. What additional retail, service or entertainment facilities would you use if they 45 – 54 5 were located downtown? 55 – 64 6 65 – 74 7 75 and over 8
Town of Oakville Retail and Service Commercial Review
BRONTE VILLAGE SURVEY
• 81% of patrons from Oakville – serves South-east Oakville /Bronte • Primary Function – Shopping (38%), Live Here (19%), Place of Work (15%) • Frequent visitation – Oakville patrons about 3 times a week on average; non-Oakville –less than once a week on average • Rates high (above 8) as convenient to visit; rates low as being a good place to take people to visit for out of town • Parking is not an issue • Wide range of facilities desired, although over one-half are satisfied with selection - highest desired was a grocery store and places for young people
Town of Oakville Retail and Service Commercial Review
Sampling Distribution
Count Col %
10am to 12pm 23 23.0% Time of 12pm to 2pm 30 30.0% Interview 2pm to 4pm 24 24.0% 4pm to 6pm 23 23.0% Total 100 100.0%
Count Col % Respondent Male 43 43.0% Gender Female 57 57.0% Total 100 100.0%
Count Col % Thursday 30 30.0% Day of Friday 31 31.0% Interview Saturday 39 39.0% Total 100 100.0%
Town of Oakville Retail and Service Commercial Review
Question 1. Place of Residence
Count Col % South Central 2 2.0% Oakville (L6K) Question South West 1. Postal 70 70.0% Oakville (L6L) Code North West (FSA) 9 9.0% Oakville (L6M) Other 19 19.0% Total 100 100.0%
Count Col % L4T (Mississauga) 1 1.0% L5A(Mississauga) 1 1.0% L5G(Mississauga) 1 1.0% L5K(Mississauga) 6 6.0% L5N(Mississauga) 3 3.0% L6K (Oakville) 2 2.0% L6L (Oakville) 70 70.0% L6M (Oakville) 9 9.0% L7L (Burlington) 3 3.0% M5V (Toronto) 1 1.0% Other 3 3.0% Total 100 100.0%
Bronte
Town of Oakville Retail and Service Commercial Review
Question 2. What is the total amount you personally spent in Bronte Village today or plan to spend today for..?
Question 1. Area Summary OUTSIDE OAKVILLE OAKVILLE Total Question 2a. Amount Spent for Sum $133.00 $51.00 $184.00 Restaurant or Fast Food Purchases in Row Sum % 72.3% 27.7% 100.0% Bronte Mean $2 $3 $2 Sum $195.00 $82.00 $277.00 Question 2b. Amount Spent for Retail Row Sum % 70.4% 29.6% 100.0% Shopping, Excluding Food, in Bronte Mean $2 $4 $3 Sum $2,340.00 $188.00 $2,528.00 Question 2c. Amount Spent for Retail Row Sum % 92.6% 7.4% 100.0% Food Shopping in Bronte Mean $29 $10 $25
Question 3. What Is the primary reason you are in Bronte Village today?
Question 1. Area Summary Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Shopping 34 42.0% 4 21.1% 38 38.0% Live here 19 23.5% 0 .0% 19 19.0% Work here 13 16.0% 2 10.5% 15 15.0% Question Just passing 3. Primary 5 6.2% 9 47.4% 14 14.0% through Reason in Personal Bronte 5 6.2% 2 10.5% 7 7.0% Appointment Today Lunch/Dinner/Cof 4 4.9% 2 10.5% 6 6.0% fee Just Browsing 1 1.2% 0 .0% 1 1.0% Total 81 100.0% 19 100.0% 100 100.0%
Town of Oakville Retail and Service Commercial Review
Question 4. and Question 5. Visitation to Bronte Village in past 3 months
Question 1. Area Summary Total OUTSIDE OAKVILLE OAKVILLE Mean Mean Mean Question 4. Times Visited Bronte in Past 3 21.32 8.32 18.60 Months Question 5. Times Visited Bronte in 6.32 4.74 6.02 Evening in Past 3 Months
Excludes: Don’t Know
Town of Oakville Retail and Service Commercial Review
Question 6. Where did you come from immediately before traveling to Bronte Village?
Question 1. Area Summary Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Home 43 53.1% 7 36.8% 50 50.0% Work 15 18.5% 5 26.3% 20 20.0% Shopping Elsewhere 15 18.5% 4 21.1% 19 19.0% Appointment Questio 4 4.9% 2 10.5% 6 6.0% Elsewhere n 6. Trip School 3 3.7% 0 .0% 3 3.0% Origin Lunch/Dinner 1 1.2% 0 .0% 1 1.0% Elsewhere Relative's 0 .0% 1 5.3% 1 1.0% House/Friends Total 81 100.0% 19 100.0% 100 100.0%
Question 7. How did you get to Bronte Village today?
Question 1. Area Summary Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Car 64 79.0% 17 89.5% 81 81.0% Question 7. Walk 10 12.3% 1 5.3% 11 11.0% Mode of Bike 5 6.2% 0 .0% 5 5.0% Transportation Public Transit 2 2.5% 1 5.3% 3 3.0% Total 81 100.0% 19 100.0% 100 100.0%
Town of Oakville Retail and Service Commercial Review
Question 8. Bronte Village Views (Scale of 1 to 10) (excludes missing values/don’t know)
Question 1. Area Summary Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Does Not Describe at 3 3.7% 4 21.1% 7 7.0% All Question 2.0 6 7.4% 4 21.1% 10 10.0% 8a. 3.0 11 13.6% 2 10.5% 13 13.0% Historicall 4.0 12 14.8% 1 5.3% 13 13.0% y 5.0 6 7.4% 3 15.8% 9 9.0% Significan 6.0 15 18.5% 1 5.3% 16 16.0% t 7.0 23 28.4% 3 15.8% 26 26.0% 8.0 4 4.9% 1 5.3% 5 5.0% 9.0 1 1.2% 0 .0% 1 1.0% Total 81 100.0% 19 100.0% 100 100.0%
Question 1. Area Summary Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % 2.0 1 1.2% 0 .0% 1 1.0% 3.0 1 1.2% 2 10.5% 3 3.0% 4.0 4 4.9% 2 10.5% 6 6.0% Question 8b. 5.0 11 13.6% 3 15.8% 14 14.0% Fashionable 6.0 16 19.8% 3 15.8% 19 19.0% and Stylish 7.0 25 30.9% 5 26.3% 30 30.0% 8.0 22 27.2% 3 15.8% 25 25.0% 9.0 1 1.2% 1 5.3% 2 2.0% Total 81 100.0% 19 100.0% 100 100.0%
Town of Oakville Retail and Service Commercial Review
Question 1. Area Summary Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Does Not Describe at 0 .0% 3 15.8% 3 3.0% All 2.0 2 2.5% 1 5.3% 3 3.0% Question 3.0 3 3.7% 0 .0% 3 3.0% 8c. A 4.0 5 6.2% 1 5.3% 6 6.0% shopping 5.0 5 6.2% 4 21.1% 9 9.0% street for 6.0 13 16.0% 3 15.8% 16 16.0% people 7.0 15 18.5% 6 31.6% 21 21.0% like me 8.0 24 29.6% 0 .0% 24 24.0% 9.0 11 13.6% 1 5.3% 12 12.0% Describes Very Well 3 3.7% 0 .0% 3 3.0% Total 81 100.0% 19 100.0% 100 100.0%
Question 1. Area Summary Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Does Not Describe at 2 2.5% 2 10.5% 4 4.0% All Question 2.0 2 2.5% 0 .0% 2 2.0% 8d. Fun 3.0 7 8.6% 3 15.8% 10 10.0% and 4.0 12 14.8% 1 5.3% 13 13.0% Entertaini 5.0 17 21.0% 5 26.3% 22 22.0% ng 6.0 24 29.6% 1 5.3% 25 25.0% 7.0 16 19.8% 5 26.3% 21 21.0% 8.0 1 1.2% 2 10.5% 3 3.0% Total 81 100.0% 19 100.0% 100 100.0%
Town of Oakville Retail and Service Commercial Review
Question 1. Area Summary Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % 2.0 1 1.2% 0 .0% 1 1.0% 5.0 0 .0% 1 5.3% 1 1.0% Questio 6.0 3 3.7% 1 5.3% 4 4.0% n 8e. 7.0 19 23.5% 6 31.6% 25 25.0% Clean 8.0 41 50.6% 7 36.8% 48 48.0% 9.0 16 19.8% 3 15.8% 19 19.0% Describes Very Well 1 1.2% 1 5.3% 2 2.0% Total 81 100.0% 19 100.0% 100 100.0%
Question 1. Area Summary Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Does Not Describe at 0 .0% 1 5.3% 1 1.0% All 2.0 1 1.2% 1 5.3% 2 2.0% 3.0 0 .0% 1 5.3% 1 1.0% Question 5.0 5 6.2% 1 5.3% 6 6.0% 8f. Safe 6.0 8 9.9% 2 10.5% 10 10.0% 7.0 33 40.7% 5 26.3% 38 38.0% 8.0 30 37.0% 6 31.6% 36 36.0% 9.0 4 4.9% 1 5.3% 5 5.0% Describes Very Well 0 .0% 1 5.3% 1 1.0% Total 81 100.0% 19 100.0% 100 100.0%
Town of Oakville Retail and Service Commercial Review
Question 1. Area Summary Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Does Not Describe at 13 16.3% 5 26.3% 18 18.2% All 2.0 11 13.8% 1 5.3% 12 12.1% Question 8g. 3.0 8 10.0% 1 5.3% 9 9.1% A good 4.0 9 11.3% 1 5.3% 10 10.1% place to take 5.0 8 10.0% 1 5.3% 9 9.1% visitors from 6.0 19 23.8% 5 26.3% 24 24.2% out-of-town 7.0 10 12.5% 3 15.8% 13 13.1% 8.0 2 2.5% 1 5.3% 3 3.0% 9.0 0 .0% 1 5.3% 1 1.0% Total 80 100.0% 19 100.0% 99 100.0%
Question 1. Area Summary Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Does Not Describe at 1 1.2% 3 15.8% 4 4.0% All 2.0 0 .0% 2 10.5% 2 2.0% Question 8h. 4.0 0 .0% 1 5.3% 1 1.0% Convenient 5.0 1 1.2% 1 5.3% 2 2.0% for me to 6.0 3 3.7% 1 5.3% 4 4.0% visit 7.0 1 1.2% 2 10.5% 3 3.0% 8.0 9 11.1% 5 26.3% 14 14.0% 9.0 14 17.3% 1 5.3% 15 15.0% Describes Very Well 52 64.2% 3 15.8% 55 55.0% Total 81 100.0% 19 100.0% 100 100.0%
Town of Oakville Retail and Service Commercial Review
Question 1. Area Summary Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Does Not Describe 3 3.7% 2 10.5% 5 5.0% at All Questio 2.0 2 2.5% 2 10.5% 4 4.0% n 8i. A 3.0 3 3.7% 0 .0% 3 3.0% good 4.0 5 6.2% 2 10.5% 7 7.0% place to 5.0 4 4.9% 2 10.5% 6 6.0% visit in 6.0 10 12.3% 1 5.3% 11 11.0% the 7.0 12 14.8% 2 10.5% 14 14.0% evening 8.0 24 29.6% 6 31.6% 30 30.0% 9.0 10 12.3% 2 10.5% 12 12.0% Describes Very Well 8 9.9% 0 .0% 8 8.0% Total 81 100.0% 19 100.0% 100 100.0%
Question 8. Downtown Views (Average Score)
Question 1. Area Summary OUTSIDE OAKVILLE OAKVILLE Mean Mean Question 8a. Historically Significant 5.2 3.8 Question 8b. Fashionable and Stylish 6.6 6.1 Question 8c. A shopping street for people like 6.9 5.2 me Question 8d. Fun and Entertaining 5.2 5.1 Question 8e. Clean 7.8 7.7 Question 8f. Safe 7.2 6.6 Question 8g. A good place to take visitors from 4.2 4.6 out-of-town Question 8h. Convenient for me to visit 9.2 6.1 Question 8i. A good place to visit in the evening 6.9 5.8
Town of Oakville Retail and Service Commercial Review
Question 9. When you drive to Bronte Village to shop, is parking…?
Question 1. Area Summary Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Don't Question 9a. 1 1.2% 0 .0% 1 1.0% Drive Parking - Yes 80 98.8% 18 94.7% 98 98.0% Adequate? No 0 .0% 1 5.3% 1 1.0% Total 81 100.0% 19 100.0% 100 100.0%
Question 1. Area Summary Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Question 9b. Don't 1 1.2% 0 .0% 1 1.0% Parking - Drive Convenient of Yes 80 98.8% 17 89.5% 97 97.0% you? No 0 .0% 2 10.5% 2 2.0% Total 81 100.0% 19 100.0% 100 100.0%
Question 1. Area Summary Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % Question 9c. Don't 1 1.2% 0 .0% 1 1.0% Parking - Drive Reasonably Yes 80 98.8% 19 100.0% 99 99.0% Priced? Total 81 100.0% 19 100.0% 100 100.0%
Town of Oakville Retail and Service Commercial Review
Question 10. What additional retail, service or entertainment facilities would you use if they were located in Bronte Village?
Question 1. Area Summary Total Respondents % of Total Respons Respondent OAKVILLE OUTSIDE OAKVILLE es s (n=100) Col Col Response Respons Response Responses % es % None/No 43 53.1% 15 78.9% 58 58.0% Grocery store 15 18.5% 2 10.5% 17 17.0% Places for young 9 11.1% 0 .0% 9 9.0% people Restaurants/bar 7 8.6% 0 .0% 7 7.0% Theatre 5 6.2% 0 .0% 5 5.0% Look like Oakville 4 4.9% 0 .0% 4 4.0% Downtown
More shopping options 3 3.7% 0 .0% 3 3.0%
Burger King 2 2.5% 1 5.3% 3 3.0% Jack Astors 2 2.5% 1 5.3% 3 3.0% Fast food places 2 2.5% 0 .0% 2 2.0% Taco Bell 1 1.2% 1 5.3% 2 2.0% Boston Pizza 1 1.2% 1 5.3% 2 2.0% Bingo 2 2.5% 0 .0% 2 2.0% Shoppers Drug Mart 1 1.2% 0 .0% 1 1.0% Club Monaco 1 1.2% 0 .0% 1 1.0% Bowling 1 1.2% 0 .0% 1 1.0% Mini-putt 1 1.2% 0 .0% 1 1.0% Children's Play place 1 1.2% 0 .0% 1 1.0% Fancy Restaurants 1 1.2% 0 .0% 1 1.0% Anything 1 1.2% 0 .0% 1 1.0%
Town of Oakville Retail and Service Commercial Review
Question 11. In which of the following age groups are you? Question 1. Area Summary Total OAKVILLE OUTSIDE OAKVILLE Count Col % Count Col % Count Col % 15 – 19 7 8.6% 0 .0% 7 7.0% 20 – 24 10 12.3% 3 15.8% 13 13.0% 25 – 34 11 13.6% 4 21.1% 15 15.0% Question 35 – 44 15 18.5% 7 36.8% 22 22.0% 11. Age of 45 – 54 8 9.9% 1 5.3% 9 9.0% Responden 55 – 64 9 11.1% 1 5.3% 10 10.0% t 65 – 74 16 19.8% 1 5.3% 17 17.0% 75 and 5 6.2% 2 10.5% 7 7.0% over Total 81 100.0% 19 100.0% 100 100.0%
Town of Oakville Retail and Service Commercial Review
DOWNTOWN BRONTE SURVEY
Day of Interview circle Time of Interview circle Thursday 1 10am to 12pm 1 Friday 2 12pm to 2pm 2 Saturday 3 2pm to 4pm 3 4pm to 6pm 4
Hello, Good morning/afternoon/evening, my name is ______from urbanMetrics. On behalf of the Town of Oakville, we are conducting a short survey with shoppers and patrons of Bronte Village. RECORD GENDER Male….1 Female…. 2
1. May I please have your home postal code?
- Mandatory
2. What is the total amount you personally spent in Bronte Village and Bronte Village Mall today or plan to spend for ……?
a) restaurant or fast food purchases Cdn $______.00 b) retail shopping, excluding food Cdn $______.00 c) retail food shopping Cdn $______.00
3. What is the primary reason you are in Bronte Village 4. About how many times have you visited Bronte Village TODAY? in the past 3 months?
Just passing through 1 Shopping 2 5. Approximately how many of these visits to Work here 3 Bronte Village in the past 3 months were made in the evening? Live here 4 Business Meeting here 5 visits Personal Appointment 6 Lunch/Dinner/Coffee 7 Just Browsing 8 Other (Specify)
6. Where did you come from immediately before 7. How did you get to Bronte Village today? traveling to Bronte Village? Circle one Home 1 Car 1 Work 2 Walk 2 Shopping Elsewhere 3 Public Transit 3 Appointment Elsewhere 4 Taxi 4 Lunch/Dinner Elsewhere 5 Other (specify) 5 Other (Specify)
8. I am going to read out a list of descriptions and after each one please give it a score from 1 to 10. A score of “1” indicates you feel the description does not describe Bronte Village at all and a score of “10” indicates you feel the description does describe Bronte Village very well. How does READ ATTRIBUTE describe Bronte Village?
READ OUT ITEMS ONE AT A TIME AND CIRCLE ANSWER BELOW. ROTATE ORDER. Attribute Does not Describes Describe at all Very well Historically Significant 1 2 3 4 5 6 7 8 9 10 Fashionable and Stylish 1 2 3 4 5 6 7 8 9 10 A shopping street for people like me 1 2 3 4 5 6 7 8 9 10 Fun and Entertaining 1 2 3 4 5 6 7 8 9 10 Clean 1 2 3 4 5 6 7 8 9 10 Safe 1 2 3 4 5 6 7 8 9 10 A good place to take visitors from out-of-town 1 2 3 4 5 6 7 8 9 10 Convenient for me to visit 1 2 3 4 5 6 7 8 9 10 A good place to visit in the evening 1 2 3 4 5 6 7 8 9 10
9. When you drive to Bronte Village to shop, is parking …..? 11. In which of the following age groups are you? SHOW CARD circle a) Adequate? Yes 1 No 2 15 – 19 1 b) Convenient for you? Yes 1 No 2 20 – 24 2 c) Reasonably priced? Yes 1 No 2 25 – 34 3 35 – 44 4 10. What additional retail, service or entertainment facilities would you use if they 45 – 54 5 were located in Bronte Village? 55 – 64 6 65 – 74 7 75 and over 8
Town of Oakville Retail and Service Commercial Review
Appendix C: Telephone Consumer Survey
Town of Oakville Retail and Service Commercial Review
Appendix C: Telephone Consumer Survey A telephone consumer survey was conducted in the Trade Area to determine the existing expenditure patterns of Trade Area residents in each defined zone and establish the existing share of the market being captured by Trade Area retail facilities and the outflow to other stores located outside the Trade Area.
The telephone survey was designed by urbanMetrics to include questions relating to expenditures in various retail store types. These included food stores and non-food stores based on the NAICS (North American Industry Classification System) trade groups, as identified by Statistics Canada. Utilizing the services of a professional market research firm, Network Research, the survey was conducted with some 400 residents living in Oakville. The sampling distribution was based on the 2001 Census population distribution by FSA and recent FSA household data from Canada Post. urbanMetrics inc. coded and tabulated the survey. Figure C-1, illustrates the sampling results and corresponding geographic coverage.
FIGURE C-1: SURVEY SAMPLING
SOURCE: urbanMetrics inc.
For the purposes of our analysis, three sectors or zones were defined: North-West (FSA L6M); North East (FSA L6H) and South (L6J, L6K and L6L).
Town of Oakville Retail and Service Commercial Review
Question 1 - Department Store Purchases (past 3 months)
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q1AMOUNT Qu. 1 Q1AMOUNT Qu. 1 Q1AMOUNT Qu. 1 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Q1LOC Bay, Oakville Place $10,526 19.4% $8,935 21.3% $14,185 22.2% Qu. 1 Sears, Oakville Place $19,659 36.3% $11,287 27.0% $17,623 27.6% Location Wal-Mart, Oakville $20,171 37.3% $13,620 32.5% $11,120 17.4% Zellers, Hopedale Mall, $1,350 2.5% $1,495 3.6% $7,656 12.0% Oakville Zellers, Oakville Place $450 .8% $275 .7% $255 .4% Subtotal Oakville $52,156 96.3% $35,612 85.1% $50,839 79.7% Bay, Square One . .0% $100 .2% . .0% Bay, Erin Mills TC $500 .9% $425 1.0% $900 1.4% Sears, Square One, $2 .0% . .0% . .0% Mississauga Sears, Erin Mills Town $420 .8% $135 .3% $2,890 4.5% Centre, Mississauga Wal-Mart, Mississauga . .0% . .0% $200 .3% Zellers, Erin Mills TC, $295 .5% $1,160 2.8% $10 .0% Mississauga Zellers, Square One, . .0% $150 .4% . .0% Mississauga Zellers, Sheridan Mall, $250 .5% . .0% $90 .1% Mississauga Subtotal Mississauga $1,467 2.7% $1,970 4.7% $4,090 6.4% Bay, Burlington Mall . .0% $1,090 2.6% $2,150 3.4% Bay, Mapleview $50 .1% $50 .1% $1,250 2.0% Burlington Sears, Mapleview, $50 .1% $400 1.0% $3,650 5.7% Burlington Wal-Mart, Burlington $110 .2% $1,290 3.1% $840 1.3% Zellers, Aldershot, . .0% . .0% . .0% Burlington Zellers, Burlington Mall . .0% $340 .8% $353 .6% Zellers, Millcroft, $300 .6% $350 .8% $300 .5% Burlington Subtotal Burlington $510 .9% $3,520 8.4% $8,543 13.4% Bay, Other . .0% $550 1.3% $240 .4% Wal-Mart, Milton . .0% $200 .5% $40 .1%
Town of Oakville Retail and Service Commercial Review
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q1AMOUNT Qu. 1 Q1AMOUNT Qu. 1 Q1AMOUNT Qu. 1 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Wal-Mart, Other . .0% $10 .0% $50 .1% Zellers, Other . .0% . .0% . .0% Subtotal Other . .0% $760 1.8% $330 .5% Total $54,133 100.0% $41,862 100.0% $63,802 100.0%
Town of Oakville Retail and Service Commercial Review
Question 2 - Warehouse Membership Club Expenditures (past 3 months)
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q2AMOUNT Qu. 2 Q2AMOUNT Qu. 2 Q2AMOUNT Qu. 2 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Costco Dundas/403, $29,950 98.7% $14,620 78.7% $23,638 82.7% Mississauga Costco Heartland Town . .0% $500 2.7% $350 1.2% Centre- Mississauga Subtotal Mississauga $29,950 98.7% $15,120 81.4% $23,988 83.9% Q2LOC Costco Brant/QEW - Qu. 2 $62 .2% $2,450 13.2% $4,610 16.1% Burlington Location Subtotal Burlington $62 .2% $2,450 13.2% $4,610 16.1% Other Costco and Sams $340 1.1% $1,000 5.4% . .0% Club Subtotal Other $340 1.1% $1,000 5.4% . .0% Total $30,352 100.0% $18,570 100.0% $28,598 100.0%
Town of Oakville Retail and Service Commercial Review
Question 2 - Warehouse Membership Club Expenditures - Food and Grocery (past 3 months)
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q2AMOUNT Qu. 2 Q2AMOUNT Qu. 2 Q2AMOUNT Qu. 2 WMC Food WMC Food WMC Food Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Costco Dundas/403, $14,882 99.6% $7,095 78.6% $9,570 81.3% Mississauga Costco Heartland Town Centre- . .0% $300 3.3% $300 2.5% Mississauga Q2LOC Subtotal Mississauga $14,882 99.6% $7,395 81.9% $9,870 83.8% Qu. 2 Costco Brant/QEW - $62 .4% $1,630 18.1% $1,905 16.2% Location Burlington Subtotal Burlington $62 .4% $1,630 18.1% $1,905 16.2% Other Costco and $0 .0% $0 .0% . .0% Sams Club Subtotal Other $0 .0% $0 .0% . .0% Total $14,944 100.0% $9,025 100.0% $11,775 100.0%
Town of Oakville Retail and Service Commercial Review
Question 3 - Canadian Tire Store Purchases (past 3 months)
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q3AMOUNT Qu. 3 Q3AMOUNT Qu. 3 Q3AMOUNT Qu. 3 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Canadian Tire, Dundas/Trafalgar, $6,094 42.6% $6,705 53.6% $2,865 11.7% Oakville Canadian Tire, Oaktown Plaza, $1,268 8.9% $1,922 15.4% $13,427 54.6% Oakville Canadian Tire, Hyde $6,530 45.7% $1,995 16.0% $3,202 13.0% Park, Oakville Q3LOC Subtotal Oakville $13,892 97.1% $10,622 84.9% $19,494 79.3% Qu. 3 Canadian Tire, Millcroft, $50 .3% $465 3.7% $1,500 6.1% Location Burlington Canadian Tire, $200 1.4% $70 .6% $2,430 9.9% Burlington Mall Canadian TIre, . .0% . .0% $790 3.2% Mississauga Canadian Tire, Milton . .0% $350 2.8% $40 .2% Canadian Tire, Other $160 1.1% $1,000 8.0% $330 1.3% Subtotal Other $410 2.9% $1,885 15.1% $5,090 20.7% Total $14,302 100.0% $12,507 100.0% $24,584 100.0%
Town of Oakville Retail and Service Commercial Review
Question 4 - Other General Merchandise Purchases (past 3 months)
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q4AMOUNT Qu. 4 Q4AMOUNT Qu. 4 Q4AMOUNT Qu. 4 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Q4LOC SW Oakville - Bronte . .0% . .0% $170 3.7% Qu. 4 Village Location SW Oakville - Other . .0% . .0% . .0% SW Oakville - Hopedale . .0% . .0% $1,290 28.4% Mall SW Oakville - Speers Rd. . .0% . .0% . .0% SW Oakville - Kerr Street . .0% . .0% . .0% SE Oakville - Downtown . .0% . .0% . .0% Oakville SE Oakville - Trafalgar . .0% . .0% . .0% Village SE Oakville - Other . .0% . .0% . .0% SE Oakville - Maplegrove . .0% . .0% $20 .4% Plaza NE Oakville - Other . .0% . .0% . .0% NE Oakville - Uptown $70 3.1% $345 15.9% $30 .7% Core NE Oakville - Upper $145 6.5% $10 .5% $15 .3% Oakville NW Oakville - Other . .0% . .0% . .0% NE Oakville - Neyagawa $100 4.5% . .0% . .0% Blvd and Dundas St. NW Oakville - Oakville $148 6.6% $720 33.2% $813 17.9% Town Centre NE Oakville - . .0% . .0% . .0% Dundas/403/Winston NW Oakville - Fox Creek . .0% . .0% . .0% SW Oakville - Oaktown $200 9.0% $200 9.2% $35 .8% Plaza/Mews Other Oakville $1,343 60.2% $777 35.8% $1,667 36.7% NE Oakville - Oakville . .0% . .0% . .0% Place SC Subtotal Oakville $2,006 89.9% $2,053 94.6% $4,040 89.0% Other Burlington $25 1.1% $7 .3% $80 1.8% Burlington Mall . .0% . .0% $50 1.1%
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Town of Oakville Retail and Service Commercial Review
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q4AMOUNT Qu. 4 Q4AMOUNT Qu. 4 Q4AMOUNT Qu. 4 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Mapleview Mall, .0% .0% $1 .0% Burlington Millcroft Centre, . .0% . .0% . .0% Burlington Subtotal Burlington $25 1.1% $7 .3% $131 2.9% Square One, . .0% $30 1.4% $10 .2% Mississauga Dundas/403, . .0% . .0% . .0% Mississauga Erin Mills TC, $10 .4% . .0% . .0% Mississauga Heartland TC, . .0% . .0% . .0% Mississauga Other Mississauga $130 5.8% . .0% $315 6.9% Subtotal Mississauga $140 6.3% $30 1.4% $325 7.2% Milton . .0% $50 2.3% . .0% Other Canada $60 2.7% $30 1.4% $45 1.0% USA . .0% . .0% . .0% Subtotal Other $60 2.7% $80 3.7% $45 1.0% Total $2,231 100.0% $2,170 100.0% $4,541 100.0%
Town of Oakville Retail and Service Commercial Review
Question 5 - Fashion and Accessory Purchases (past 3 months)
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q5AMOUNT Qu. 5 Q5AMOUNT Qu. 5 Q5AMOUNT Qu. 5 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Q5LOC SW Oakville - Bronte $80 .3% . .0% $1,250 3.5% Qu. 5 Village Location SW Oakville - Other . .0% . .0% . .0% SW Oakville - Hopedale $250 1.0% . .0% $1,223 3.5% Mall SW Oakville - Speers Rd. . .0% . .0% . .0% SW Oakville - Kerr Street . .0% . .0% . .0% SE Oakville - Downtown $720 2.8% $800 3.8% $2,830 8.0% Oakville SE Oakville - Trafalgar . .0% . .0% . .0% Village SE Oakville - Other . .0% . .0% . .0% SE Oakville - Maplegrove . .0% . .0% . .0% Plaza NE Oakville - Other . .0% . .0% . .0% NE Oakville - Uptown $40 .2% $15 .1% $240 .7% Core NE Oakville - Upper . .0% . .0% . .0% Oakville NW Oakville - Other . .0% . .0% . .0% NE Oakville - Neyagawa . .0% . .0% . .0% Blvd and Dundas St. NW Oakville - Oakville $1,770 6.8% $2,820 13.4% $4,618 13.0% Town Centre NE Oakville - $3,126 12.0% $345 1.6% $2,570 7.3% Dundas/403/Winston NW Oakville - Fox Creek . .0% . .0% . .0% SW Oakville - Oaktown $200 .8% . .0% $200 .6% Plaza/Mews Other Oakville . .0% . .0% $100 .3% NE Oakville - Oakville $6,144 23.5% $6,740 31.9% $8,103 22.9% Place SC Subtotal Oakville $12,330 47.2% $10,720 50.8% $21,134 59.7% Other Burlington $275 1.1% $440 2.1% $730 2.1% Burlington Mall $500 1.9% $1,182 5.6% $1,060 3.0%
Town of Oakville Retail and Service Commercial Review
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q5AMOUNT Qu. 5 Q5AMOUNT Qu. 5 Q5AMOUNT Qu. 5 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Mapleview Mall, $1,075 4.1% $445 2.1% $1,200 3.4% Burlington Millcroft Centre, . .0% . .0% . .0% Burlington Subtotal Burlington $1,850 7.1% $2,067 9.8% $2,990 8.4% Square One, $1,050 4.0% $1,250 5.9% $1,795 5.1% Mississauga Dundas/403, . .0% . .0% . .0% Mississauga Erin Mills TC, $1,810 6.9% $1,425 6.7% $1,660 4.7% Mississauga Heartland TC, $170 .7% $400 1.9% $60 .2% Mississauga Other Mississauga $2,130 8.1% $1,500 7.1% $4,059 11.5% Subtotal Mississauga $5,160 19.7% $4,575 21.7% $7,574 21.4% Milton . .0% $175 .8% $100 .3% Other Canada $6,505 24.9% $3,581 17.0% $3,609 10.2% USA $300 1.1% . .0% . .0% Subtotal Other $6,805 26.0% $3,756 17.8% $3,709 10.5% Total $26,145 100.0% $21,118 100.0% $35,407 100.0%
Town of Oakville Retail and Service Commercial Review
Question 6 - Other/Specialty Non-Food Store Related Merchandise (past 3 months)
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q6AMOUNT Qu. 6 Q6AMOUNT Qu. 6 Q6AMOUNT Qu. 6 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Q6LOC SW Oakville - Bronte $25 .1% . .0% $80 .3% Qu. 6 Village Location SW Oakville - Other . .0% . .0% . .0% SW Oakville - Hopedale $30 .1% $60 .3% $902 3.2% Mall SW Oakville - Speers Rd. $11,600 40.1% $20 .1% $130 .5% SW Oakville - Kerr Street $585 2.0% $580 3.0% $1,988 6.9% SE Oakville - Downtown $175 .6% $600 3.1% $712 2.5% Oakville SE Oakville - Trafalgar $1,704 5.9% . .0% $200 .7% Village SE Oakville - Other $550 1.9% . .0% $250 .9% SE Oakville - Maplegrove $20 .1% $50 .3% $371 1.3% Plaza NE Oakville - Other $740 2.6% $815 4.3% $1,100 3.8% NE Oakville - Uptown $925 3.2% $1,250 6.5% $890 3.1% Core NE Oakville - Upper $320 1.1% $125 .7% $520 1.8% Oakville NW Oakville - Other $200 .7% $690 3.6% $130 .5% NE Oakville - Neyagawa . .0% . .0% . .0% Blvd and Dundas St. NW Oakville - Oakville $3,476 12.0% $7,753 40.6% $10,198 35.6% Town Centre NE Oakville - $3,108 10.7% $2,365 12.4% $4,284 15.0% Dundas/403/Winston NW Oakville - Fox Creek . .0% . .0% . .0% SW Oakville - Oaktown . .0% . .0% $800 2.8% Plaza/Mews Other Oakville $1,100 3.8% $106 .6% $595 2.1% NE Oakville - Oakville $1,325 4.6% $415 2.2% $1,273 4.4% Place SC Subtotal Oakville $25,883 89.5% $14,829 77.6% $24,423 85.3% Other Burlington . .0% $430 2.2% $685 2.4% Burlington Mall . .0% $30 .2% $25 .1%
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Town of Oakville Retail and Service Commercial Review
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q6AMOUNT Qu. 6 Q6AMOUNT Qu. 6 Q6AMOUNT Qu. 6 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Mapleview Mall, $5 .0% $90 .5% .0% Burlington Millcroft Centre, . .0% . .0% . .0% Burlington Subtotal Burlington $5 .0% $550 2.9% $710 2.5% Square One, $40 .1% . .0% . .0% Mississauga Dundas/403, $887 3.1% . .0% $525 1.8% Mississauga Erin Mills TC, $100 .3% $110 .6% $210 .7% Mississauga Heartland TC, . .0% $250 1.3% . .0% Mississauga Other Mississauga $1,235 4.3% $970 5.1% $1,205 4.2% Subtotal Mississauga $2,262 7.8% $1,330 7.0% $1,940 6.8% Milton . .0% $50 .3% . .0% Other Canada $770 2.7% $755 3.9% $1,556 5.4% USA . .0% $1,600 8.4% . .0% Other $770 2.7% $2,405 12.6% $1,556 5.4% Total $28,920 100.0% $19,114 100.0% $28,629 100.0%
Town of Oakville Retail and Service Commercial Review
Question 7 - Home Improvement Related Stores Purchases (past 3 months)
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q7AMOUNT Qu. 7 Q7AMOUNT Qu. 7 Q7AMOUNT Qu. 7 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Q7LOC SW Oakville - Bronte $70 .1% . .0% $50 .1% Qu. 7 Village Location SW Oakville - Other $100 .2% $690 1.8% $6,055 8.6% SW Oakville - Hopedale . .0% . .0% $181 .3% Mall SW Oakville - Speers Rd. $2,123 4.0% $7,685 19.6% $6,571 9.3% SW Oakville - Kerr Street . .0% . .0% . .0% SE Oakville - Downtown . .0% . .0% . .0% Oakville SE Oakville - Trafalgar $12,415 23.7% $17,545 44.7% $28,430 40.2% Village SE Oakville - Other . .0% . .0% . .0% SE Oakville - Maplegrove $50 .1% $50 .1% $445 .6% Plaza NE Oakville - Other $2,915 5.6% $898 2.3% $2,759 3.9% NE Oakville - Uptown $500 1.0% . .0% $1,000 1.4% Core NE Oakville - Upper . .0% . .0% . .0% Oakville NW Oakville - Other . .0% . .0% . .0% NE Oakville - Neyagawa $30 .1% $185 .5% . .0% Blvd and Dundas St. NW Oakville - Oakville . .0% $200 .5% $200 .3% Town Centre NE Oakville - $13,620 26.0% $2,900 7.4% $6,190 8.8% Dundas/403/Winston NW Oakville - Fox Creek . .0% . .0% . .0% SW Oakville - Oaktown . .0% . .0% . .0% Plaza/Mews Other Oakville . .0% $240 .6% $650 .9% NE Oakville - Oakville . .0% . .0% . .0% Place SC Subtotal Oakville $31,823 60.7% $30,393 77.4% $52,531 74.3% Other Burlington $935 1.8% $5,271 13.4% $12,384 17.5% Burlington Mall . .0% . .0% . .0%
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Town of Oakville Retail and Service Commercial Review
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q7AMOUNT Qu. 7 Q7AMOUNT Qu. 7 Q7AMOUNT Qu. 7 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Mapleview Mall, .0% .0% .0% Burlington Millcroft Centre, . .0% . .0% . .0% Burlington Subtotal Burlington $935 1.8% $5,271 13.4% $12,384 17.5% Square One, . .0% . .0% . .0% Mississauga Dundas/403, . .0% . .0% . .0% Mississauga Erin Mills TC, . .0% . .0% . .0% Mississauga Heartland TC, . .0% . .0% . .0% Mississauga Other Mississauga $14,765 28.1% $1,475 3.8% $2,725 3.9% Subtotal Mississauga $14,765 28.1% $1,475 3.8% $2,725 3.9% Milton $4,945 9.4% $2,130 5.4% $2,280 3.2% Other Canada . .0% . .0% $800 1.1% USA . .0% . .0% . .0% Other $4,945 9.4% $2,130 5.4% $3,080 4.4% Total $52,468 100.0% $39,269 100.0% $70,720 100.0%
Town of Oakville Retail and Service Commercial Review
Question 8 - Home Furnishing Store Purchases (past 6 months)
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q8AMOUNT Qu. 8 Q8AMOUNT Qu. 8 Q8AMOUNT Qu. 8 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Q8LOC SW Oakville - Bronte . .0% $350 1.0% $30 .0% Qu. 8 Village Location SW Oakville - Other $2,700 6.1% $250 .7% . .0% SW Oakville - Hopedale . .0% . .0% $390 .6% Mall SW Oakville - Speers Rd. $400 .9% $400 1.1% $6,670 9.5% SW Oakville - Kerr Street $20 .0% . .0% $1,685 2.4% SE Oakville - Downtown . .0% $200 .6% $1,000 1.4% Oakville SE Oakville - Trafalgar $75 .2% $300 .9% $5,300 7.5% Village SE Oakville - Other . .0% . .0% . .0% SE Oakville - Maplegrove $30 .1% . .0% $125 .2% Plaza NE Oakville - Other . .0% . .0% . .0% NE Oakville - Uptown $862 1.9% $1,535 4.4% $2,625 3.7% Core NE Oakville - Upper . .0% . .0% . .0% Oakville NW Oakville - Other . .0% . .0% . .0% NE Oakville - Neyagawa . .0% . .0% . .0% Blvd and Dundas St. NW Oakville - Oakville $15,720 35.5% $11,060 31.7% $17,925 25.5% Town Centre NE Oakville - $2,140 4.8% $3,700 10.6% $14,150 20.1% Dundas/403/Winston NW Oakville - Fox Creek . .0% . .0% . .0% SW Oakville - Oaktown . .0% . .0% . .0% Plaza/Mews Other Oakville . .0% . .0% . .0% NE Oakville - Oakville $545 1.2% $75 .2% $700 1.0% Place SC Subtotal Oakville $22,492 50.8% $17,870 51.3% $50,600 72.0% Other Burlington $8,415 19.0% $6,370 18.3% $9,745 13.9% Burlington Mall . .0% $500 1.4% . .0%
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Town of Oakville Retail and Service Commercial Review
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q8AMOUNT Qu. 8 Q8AMOUNT Qu. 8 Q8AMOUNT Qu. 8 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Mapleview Mall, $40 .1% .0% .0% Burlington Millcroft Centre, . .0% . .0% . .0% Burlington Subtotal Burlington $8,455 19.1% $6,870 19.7% $9,745 13.9% Square One, . .0% . .0% $20 .0% Mississauga Dundas/403, $495 1.1% $2,150 6.2% $280 .4% Mississauga Erin Mills TC, . .0% . .0% $100 .1% Mississauga Heartland TC, . .0% . .0% . .0% Mississauga Other Mississauga $1,425 3.2% $4,350 12.5% $8,185 11.6% Subtotal Mississauga $1,920 4.3% $6,500 18.7% $8,585 12.2% Milton . .0% . .0% . .0% Other Canada $11,450 25.8% $3,595 10.3% $1,360 1.9% USA . .0% . .0% . .0% Other $11,450 25.8% $3,595 10.3% $1,360 1.9% Total $44,317 100.0% $34,835 100.0% $70,290 100.0%
Town of Oakville Retail and Service Commercial Review
Question 9 - Supermarket Purchases (past month)
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q9AMOUNT Qu. 9 Q9AMOUNT Qu. 9 Q9AMOUNT Qu. 9 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Q9LOC Dominion, Hopedale Mall, Qu. 9 3rd Line & Rebecca, $2,050 3.4% $50 .1% $9,080 12.6% Location Oakville Dominion,Neyagawa Blvd and Dundas Street, $11,295 18.6% $3,730 8.7% $620 .9% Oakville Dominion, Upper Oakville $11,600 19.1% $550 1.3% $2,260 3.1% Plaza, Oakville Food Basics, Oaktown $2,825 4.7% $3,110 7.2% $5,730 8.0% Plaza, Oakville IGA, Oakville Place, Trafalgar & Leighland, $40 .1% . .0% $500 .7% Oakville Loblaws, 173 Lakeshore $1,120 1.8% $1,060 2.5% $10,775 15.0% Rd E, Oakville Loblaws, 2431 Trafalgar $14,770 24.4% $5,325 12.4% $4,145 5.8% Rd, Oakville Longos, Dundas Street & $5,135 8.5% $5,175 12.0% $2,890 4.0% Trafalgar, Oakville No Frills, 125 Cross (Trafalgar Village), $8,195 13.5% $4,610 10.7% $5,984 8.3% Oakville Price Chopper, Dundas $540 .9% $6,140 14.3% $300 .4% and Third Line, Oakville Sobeys, 3rd Line & Upper Middle, Oakville (Abbey $20 .0% $6,999 16.3% $3,630 5.0% Plaza) Sobeys, Bronte Village $1,220 2.0% $1,350 3.1% $8,138 11.3% Mall, Oakville The Barn, Oakville Town Centre I, QEW & Dorval, $15 .0% $3,045 7.1% $1,245 1.7% Oakville Whole Foods, 301 Cornwall Rd & Trafalgar, $700 1.2% $655 1.5% $4,115 5.7% Oakville
Town of Oakville Retail and Service Commercial Review
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q9AMOUNT Qu. 9 Q9AMOUNT Qu. 9 Q9AMOUNT Qu. 9 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Sobeys, 511 Maplegrove, $330 .5% $400 .9% $1,580 2.2% Oakville Brunos, Oakville . .0% . .0% . .0% Subtotal Oakville $59,855 98.8% $42,199 98.0% $60,992 84.8% Commissos Food Market,Walkers Line & . .0% $300 .7% . .0% Upper Middle Road Dominion, Burlington . .0% $200 .5% . .0% Food Basics, Burlington . .0% $50 .1% $4,065 5.6% Sobeys, Burlington . .0% . .0% $1,060 1.5% (Burlington Power Centre) Fortinos & No Frills, $150 .2% $250 .6% $3,945 5.5% Burlington Longos, Dundas Street and Walkers Line, $120 .2% $60 .1% $520 .7% Burlington Ultra Food & Drug, Millcroft Centre, . .0% . .0% $15 .0% Burlington Ultra Food & Drug, Woodview Centre, . .0% . .0% $30 .0% Burlington Subtotal Burlington $270 .4% $860 2.0% $9,635 13.4% Dominion, Mississauga . .0% . .0% $890 1.2% Food Basics, Mississauga . .0% . .0% $300 .4% Loblaw stores, $50 .1% . .0% $100 .1% Mississauga Price Chopper, $400 .7% . .0% $20 .0% Mississauga Subtotal Mississauga $450 .7% . .0% $1,310 1.8% Dominion, Other . .0% . .0% $25 .0% Food Basics, Other $25 .0% . .0% . .0% Other $25 .0% . .0% $25 .0% Total $60,600 100.0% $43,059 100.0% $71,962 100.0%
Town of Oakville Retail and Service Commercial Review
Question 10 - Specialty Food Purchases (past month)
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q10AMOUNT Qu. 10 Q10AMOUNT Qu. 10 Q10AMOUNT Qu. 10 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Q10LOC SW Oakville - Bronte $300 11.6% . .0% $290 6.9% Qu. 10 Village Location SW Oakville - Other . .0% . .0% . .0% SW Oakville - Hopedale . .0% $25 1.0% $30 .7% Mall SW Oakville - Speers Rd. $880 34.0% $310 11.8% $2,411 57.6% SW Oakville - Kerr Street . .0% . .0% $140 3.3% SE Oakville - Downtown . .0% . .0% $560 13.4% Oakville SE Oakville - Trafalgar . .0% . .0% $200 4.8% Village SE Oakville - Other . .0% . .0% . .0% SE Oakville - Maplegrove . .0% . .0% $10 .2% Plaza NE Oakville - Other $640 24.7% $255 9.7% $75 1.8% NE Oakville - Uptown $100 3.9% $90 3.4% . .0% Core NE Oakville - Upper $40 1.5% . .0% . .0% Oakville NW Oakville - Other $235 9.1% $1,835 70.0% $3 .1% NE Oakville - Neyagawa . .0% . .0% . .0% Blvd and Dundas St. NW Oakville - Oakville . .0% . .0% . .0% Town Centre NE Oakville - . .0% . .0% . .0% Dundas/403/Winston NW Oakville - Fox Creek . .0% . .0% . .0% SW Oakville - Oaktown . .0% . .0% . .0% Plaza/Mews Other Oakville $50 1.9% $55 2.1% $10 .2% NE Oakville - Oakville $140 5.4% . .0% $40 1.0% Place SC Subtotal Oakville $2,385 92.1% $2,570 98.1% $3,769 90.0% Other Burlington . .0% . .0% $25 .6% Burlington Mall . .0% . .0% . .0%
. . .
Town of Oakville Retail and Service Commercial Review
AREA Sub-Area
NE Oakville NW Oakville South Oakville Q10AMOUNT Qu. 10 Q10AMOUNT Qu. 10 Q10AMOUNT Qu. 10 Expenditure Expenditure Expenditure Column Column Column Sum Sum % Sum Sum % Sum Sum % Mapleview Mall, .0% .0% .0% Burlington Millcroft Centre, . .0% . .0% . .0% Burlington Subtotal Burlington . .0% . .0% $25 .6% Square One, . .0% . .0% . .0% Mississauga Dundas/403, . .0% . .0% . .0% Mississauga Erin Mills TC, . .0% . .0% . .0% Mississauga Heartland TC, . .0% . .0% . .0% Mississauga Other Mississauga . .0% $50 1.9% $95 2.3% Subtotal Mississauga . .0% $50 1.9% $95 2.3% Milton . .0% . .0% . .0% Other Canada $205 7.9% . .0% $300 7.2% USA . .0% . .0% . .0% Other $205 7.9% . .0% $300 7.2% Total $2,590 100.0% $2,620 100.0% $4,189 100.0%
Town of Oakville Retail and Service Commercial Review
Question 11a. Average Times Visited Downtown Oakville (past 3 months)
Sub-Area NE NW South Oakville Oakville Oakville Mean Mean Mean Question 11a. Times Visited Downtown 5.1 5.3 14.1 Oakville in Past 3 Months
Question 11c. Average Times Visited Bronte Village (past 3 months)
Sub-Area NE NW South Oakville Oakville Oakville Mean Mean Mean Question 11c. Times Visited Bronte Village 1.1 1.4 13.9 in Past 3 Months
Question 11e. Average Times Visited Kerr Street (past 3 months)
Sub-Area NE NW South Oakville Oakville Oakville Mean Mean Mean Question 11e. Times Visited Kerr 4.4 3.8 8.4 Street in Past 3 Months
Town of Oakville Retail and Service Commercial Review
Question 11. Ranking Averages - Downtown, Bronte Village and Kerr Street (Based on Scale of 1 to 10 with 10 Describing very well)
Sub-Area Total NE South Oakvi NW Oakvill lle Oakville e Question 11b. Downtown Oakville - A shopping are for people like Mean 4.4 4.0 5.0 4.6 me Question 11b. Downtown Oakville - A good place to take visitors Mean 6.5 6.4 6.8 6.6 from out of town Question 11b. Downtown Oakville - A good place to visit in the Mean 5.9 5.5 5.9 5.8 evening Question 11b. Downtown Oakville - Convenient for me to visit Mean 5.5 5.6 6.5 5.9 Question 11b. Downtown Oakville - A good place to go for lunch or Mean 6.0 5.8 6.6 6.2 dinner Question 11D. Bronte Village - A shopping are for people like me Mean 2.5 2.1 3.7 2.9 Question 11D. Bronte Village - A good place to take visitors from Mean 3.3 3.6 4.6 3.9 out of town Question 11D. Bronte Village - A good place to visit in the evening Mean 2.9 3.1 4.1 3.5 Question 11D. Bronte Village - Convenient for me to visit Mean 2.8 3.1 5.1 3.9 Question 11D. Bronte Village - A good place to go for lunch or Mean 2.7 2.8 4.2 3.4 dinner Question 11F. Kerr Street - A shopping are for people like me Mean 2.9 2.5 3.3 3.0 Question 11F. Kerr Street - A good place to take visitors from out Mean 2.5 2.5 3.0 2.7 of town Question 11F. Kerr Street - A good place to visit in the evening Mean 2.2 2.2 2.4 2.3 Question 11F. Kerr Street - Convenient for me to visit Mean 3.7 4.4 4.7 4.3 Question 11F. Kerr Street - A good place to go for lunch or dinner Mean 3.1 3.1 3.9 3.5
Town of Oakville Retail and Service Commercial Review
Question 12. Average Household Size
Sub-Area NE NW South Oakville Oakville Oakville Mean Mean Mean Question 12. Household 3.2 3.1 2.7 Size
Question 13. Age Group Sub-Area Total NE Oakville NW Oakville South Oakville Count Col % Count Col % Count Col % Count Col % Under 25 6 4.7% 7 7.0% 8 4.5% 21 5.2% 25 - 34 14 10.9% 15 15.0% 18 10.2% 47 11.6% 35 - 44 39 30.5% 27 27.0% 29 16.5% 95 23.5% Age 45 - 54 31 24.2% 21 21.0% 41 23.3% 93 23.0% Group 55 - 64 13 10.2% 18 18.0% 29 16.5% 60 14.9% 65 and 22 17.2% 9 9.0% 45 25.6% 76 18.8% over Refused 3 2.3% 3 3.0% 6 3.4% 12 3.0% Total 128 100.0% 100 100.0% 176 100.0% 404 100.0%
Gender of Respondent
Sub-Area Total NE Oakville NW Oakville South Oakville Count Col % Count Col % Count Col % Count Col % Male Primary 32 25.0% 23 23.0% 46 26.1% 101 25.0% Shopper Gender Female Primary 96 75.0% 77 77.0% 130 73.9% 303 75.0% Shopper Total 128 100.0% 100 100.0% 176 100.0% 404 100.0%
SURVEY ID OAKVILLE TELEPHONE CONSUMER SURVEY For Office Use
Interviewer: ______Verified by: ______Date of Interview: ______
Good ______. My name is ______of Network Research Inc., a market research company. We are conducting a survey of people's shopping habits and I would like to ask you a few questions. I assure you we are not selling anything.
A. Are you over the age of 19 and the primary shopper in your home? Interviewer, Please watch Quota - 75% female / 25% male
YES: GO TO QUESTION B. NO: ASK FOR SOMEONE WHO IS AND RE-INTRODUCE.
B. In the last THREE MONTHS, have you done any shopping whatsoever?
YES: GO TO QUESTION C. NO: TERMINATE INTERVIEW. THIS IS NOT A COMPLETED SURVEY.
C. INTERVIEWER: Record the appropriate SAMPLING AREA corresponding to the respondent's FSA. SEE NOTE BELOW
Interviewer, Please watch Quota
Circle Area FSA 1 L6H North of QEW East of 16 Mile Creek 2 L6J South of QEW East of 16 Mile Creek
3 L6K South of QEW between 16 Mile Creek and 4th Line 4 L6L South of QEW West of 4th Line
5 L6M North of QEW West of 16 Mile Creek
INTERVIEWER: Please record data below and continue with survey
Phone Number: Postal Code [6 digits]
Time Started: am / pm Time Finished: am / pm
INTERVIEWER: Please ensure that information is complete, then proceed to Question 1a.
urbanMetrics Page 1 1 a) In the past THREE MONTHS, have you shopped in a DEPARTMENT STORE, such as The Bay, Sears, Zellers or Wal-Mart? Yes ...... 1 [GO TO QUESTION 1 b)] No ...... 2 [SKIP TO QUESTION 2 a)] 1 b) What is the name of the store and where is it located? ASK THESE QUESTIONS TOGETHER 1 c) About how much did you spend during the past THREE MONTHS at this store?
1 b) 1 b) 1c) Name of Store Location CODE Amount Spent
Bay Burlington Mall, Fairview Street/Guelph Line, Burlington 121 $ .00
Bay Erin Mills Town Centre, Mississauga 133 $ .00
Bay Mapleview Centre, Maple Ave./Fairview St, Burlington 122 $ .00
Bay Oakville Place, Trafalgar Rd./QEW, Oakville 114 $ .00
Sears Erin Mills Town Centre, Mississauga 233 $ .00
Sears Mapleview Centre, Maple Ave/Fairview St., Burlington 222 $ .00
Sears Oakville Place, Trafalgar Rd./QEW, Oakville 214 $ .00
Wal-Mart Highway 5 and Trafalgar, Oakville 311 $ .00
Wal-Mart Highway 5 and Appleby Line, Burlington 320 $ .00
Zellers Aldershot Plaza, Plains Rd. @ Waterdown Road 420 $ .00
Zellers Burlington Mall, Fairview Street/Guelph Line, Burlington 421 $ .00
Zellers Erin Mills Town Centre, Mississauga 433 $ .00
Zellers Hopedale Mall, 3rd Line, Rebecca Street, Oakville 403 $ .00
Zellers Millcroft Centre, Appleby/Upper Middle Road, Burlington 423 $ .00
Zellers Oakville Place, Trafalgar Rd./QEW, Oakville 414 $ .00
Zellers Sheridan Mall, Erin Mills Parkway, Mississauga 430 $ .00
Other SPECIFY $ .00
Other SPECIFY $ .00
1 d) Have you shopped at any other DEPARTMENT STORES IN THE PAST THREE MONTHS? IF YES, REPEAT QUESTION 1b)/1c) as OFTEN AS NECESSARY.
2 a) In just the past THREE MONTHS, have you shopped at a Costco or Sams Club? Circle Yes …. 1 [GO TO QUESTION 2 b)] No….. 2 [SKIP TO QUESTION 3 a)]
2 b) What is the name of the store and where is it located? 2 c) About how much did you spend during the PAST THREE MONTHS at this store in TOTAL? ASK THESE QUESTIONS TOGETHER
2 d) And how much of this was spent on items that you would normally find in a supermarket, such as food and groceries, health and beauty aids and cleaning supplies? 2 b) 2 b) 2c) 2d) Name of Store Location Code Amount Spent in Total Amount Spent on Food Items
COSTCO Dundas Street/403, Mississauga 32 $ .00 $ .00
COSTCO Mavis Rd/Brittannia, Mississauga 30 $ .00 $ .00
COSTCO Brant/QEW, Burlington 20 $ .00 $ .00
OTHER $ .00 $ .00
$ .00 $ .00
2 e) Have you shopped at any other COSTCO or SAMS CLUB in the past THREE MONTHS? IF YES, REPEAT QUESTIONS 2b) to 2d) AS OFTEN AS NECESSARY. IF NO, GO TO 3 a)
3 a) In just the past THREE MONTHS, have you shopped at a Canadian Tire Store or other tire, battery or automotive parts store? Circle Yes …. 1 [GO TO QUESTION 3 b)] No….. 2 [SKIP TO QUESTION 4 a)] 3 b) What is the name of the store and where is it located? 3 c) About how much did you spend during the PAST THREE MONTHS at this store in TOTAL? ASK THESE QUESTIONS TOGETHER 3a) 3b) 3c) Name of Store Location Code Amount Spent in Total
Canadian Tire Millcroft Centre, Appleby/Upper Middle, Burlington 23 $ .00
Canadian Tire Oaktown Plaza, Kerr Street/Speers, Oakville 18 $ .00
Canadian Tire Dundas Street/Hyde Park, Oakville 16 $ .00
Canadian Tire Burlington Mall, Fairview St., Burlington 21 $ .00
Canadian Tire Dundas Street/Trafalgar, Oakville 11 $ .00
Other $ .00
$ .00
$ .00
$ .00
$ .00 3 d) Have you shopped at any other Canadian Tire store in the past THREE MONTHS?
IF YES, REPEAT QUESTIONS 3b) to 3c) AS OFTEN AS NECESSARY. IF NO, GO TO 4 a)
urbanMetrics Page 2 4 a) In just the past THREE MONTHS, have you shopped at a general store, variety store or dollar store? Circle Yes …. 1 [GO TO QUESTION 4 b)] No….. 2 [SKIP TO QUESTION 5 a)]
4 b) What is the name of the store and where is it located? ASK THESE QUESTIONS TOGETHER 4 c) About how much did you spend during the PAST THREE MONTHS at this store in TOTAL?
4 b) 4 b) 4c) Name of Store Location Amount Spent in Total
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00 OTHER SPECIFY $ .00
4 d) Have you shopped at any other general store, variety store or dollar store in the past THREE MONTHS? IF YES, REPEAT QUESTIONS 4b) to 4c) AS OFTEN AS NECESSARY. IF NO, GO TO 5 a)
5 a) In just the PAST THREE MONTHS, have you shopped at any of the following FASHION or ACCESSORY stores? Circle Circle (i) A Clothing store? Yes 1 [GO TO 5 b} No 2 [SKIP TO (ii)] (ii) A shoe store? Yes 1 [GO TO 5 b} No 2 [SKIP TO (iii)] (iii) A lugguge, leather goods, clothing accessory or jewellery store? Yes 1 [GO TO 5 b} No 2 GO TO 6 a)
FOR EACH "YES" RESPONSE, ASK THE FOLLOWING QUESTIONS TOGETHER
5 b) What is the name of the store and where is it located?
5 c) About how much did you spend during the past THREE MONTHS at this store? 5b) 5 b) 5c) Name of Store Location Amount Spent Shopping Centre/Street Location/Community
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
OTHER SPECIFY $ .00
5 d) Have you shopped at any other FASHION OR ACCESSORY STORE in the past THREE MONTHS?
IF YES, REPEAT QUESTION 5 b) to 5 c) above as often as necessary. Repeat this sequence for all 5 a) questions, (i) to (iii).
6 a) In just the past THREE MONTHS, have you shopped at any of the following SPECIALTY STORES? Circle Circle (i) An office supply, stationery, book or card shop? Yes 1 GO TO 6 b) No 2 [SKIP TO (ii)] (ii) A sporting goods, hobby, toy, game, art or artist supply store? Yes 1 GO TO 6 b) No 2 [SKIP TO (iii)] (iii) A sewing, needlework or fabric store? Yes 1 GO TO 6 b) No 2 [SKIP TO (iv)] (iv) A musical instrument, music, CD or tape store? Yes 1 GO TO 6 b) No 2 [SKIP TO (v)] (v) A florist, pet, pet supply or swimming pool accessory store? Yes 1 GO TO 6 b) No 2 [SKIP TO (vi)] (vi) A gift, novelty, souvenir or collectors item store? Yes 1 GO TO 6 b) No 2 Go to 7 a)
FOR EACH "YES" RESPONSE, ASK THE FOLLOWING QUESTIONS TOGETHER
6 b) What is the name of the store and where is it located?
6 c) About how much did you spend during the past THREE MONTHS at this store? 6b) 6 b) 6c) Name of Store Location Amount Spent Shopping Centre/Street Location/Community Office Use
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
OTHER SPECIFY $ .00
6 d) Have you shopped at any other of these SPECIALTY stores in the past THREE MONTHS? IF YES, REPEAT QUESTION 6 b) to 6 c) above as often as necessary. Repeat this sequence for all 6 a) questions, (i) to (vii).
7 a) Have you shopped at any of the following building and outdoor home supplies stores in the past three months? urbanMetricsYes ...... 1 [GO TO QUESTION 7 b)] Page 3 No ...... 2 [SKIP TO QUESTION 8 a)]
(i) A home improvement centre or hardware store? Yes 1 GO TO 7 b) No 2 [SKIP TO (ii)]
(ii) A paint and wallpaper store? Yes 1 GO TO 7 b) No 2 [SKIP TO (iii)]
(iii) Other building material and home supply stores, including plumbing and electrical supply stores? Yes 1 GO TO 7 b) No 2 [SKIP TO (iv)]
(iv) A nursery or garden centre? Yes 1 GO TO 7 b) No 2 GO TO 8 a)
7 b) What is the name of the store and where is it located? ASK THESE QUESTIONS TOGETHER 7 c) About how much did you spend during the past THREE MONTHS at this store?
7 b) 7 b) 7 c) Name of Store Location Amount Spent Shopping Centre/Street Location/Community Office Use
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
OTHER SPECIFY $ .00 7 d) Have you shopped at any other building and outdoor home supply store in the PAST THREE MONTHS? IF YES, REPEAT QUESTION 7 b) to 7 c) above as often as necessary. Repeat this sequence for all 7 a) questions, (i) to (iv).
INTERVIEWER: THE FOLLOWING QUESTION IS FOR SHOPPING HABITS IN THE PAST SIX MONTHS
8 a) In just the past SIX MONTHS, have you shopped at any of the following HOME FURNISHINGS stores? Circle Circle (i) A furniture store, applicance store, TV or electronics store? Yes 1 GO TO 8 b) No 2 [SKIP TO (ii)]
(ii) A camera, photographic supply, or computer and software store? Yes 1 GO TO 8 b) No 2 [SKIP TO (iii)]
(iii) A lighting, floor covering, or window covering store? Yes 1 GO TO 8 b) No 2 [SKIP TO (iv)] (iv) A kitchen, tableware, bedding, linen or picture frame and print store? Yes 1 GO TO 8 b) No 2 GO TO 9 a) FOR EACH "YES" RESPONSE, ASK THE FOLLOWING QUESTIONS TOGETHER
8 b) What is the name of the store and where is it located? 8 c) About how much did you spend during the past SIX MONTHS at this store? 8b) 8b) 8c) Name of Store Location Amount Spent Shopping Centre/Street Location/Community Office Use
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
OTHER SPECIFY $ .00 8 d) Have you shopped at any other HOME FURNISHING STORE in the PAST SIX MONTHS? IF YES, REPEAT QUESTION 8 b) to 8 c) above as often as necessary. Repeat this sequence for all 8 a) questions, (i) to (iv).
urbanMetrics Page 4 14 a) In just the past MONTH, have you shopped at a supermarket or grocery store? Yes ...... 1 [GO TO QUESTION 14 b)] No ...... 2 [SKIP TO QUESTION 15 a)]
14 b) What is the name of the store and where is it located? ASK THESE QUESTIONS TOGETHER 14 c) About how much did you spend during the past MONTH at this store?
14 b) 14 b) 14 b) Name of Store Location Amount Spent Shopping Centre/Street Location/Community Office Use
Commisso's Food Market Walkers Line/Upper Middle Road 120 $ .00
Dominion Hopedale Mall, 3rd Line/Rebecca, Oakville 203 $ .00
Dominion Neyagawa Blvd and Dundas Street, Oakville 214 $ .00
Dominion 1011 Upper Middle/8th Line (Upper Oakville Plaza), Oakville 212 $ .00
Food Basics Lakeside Shopping Village, Lakeshore/Hampton Heath, Burl. 320 $ .00
Food Basics 1505 Guelph Line, south of Upper Middle, Burlington (Burlington Heights) 320 $ .00
Food Basics Oaktown Plaza, Kerr St and Speers Rd, Oakville 318 $ .00
Fortinos Appleby Mall, Appleby & New, Burlington 520 $ .00
Fortinos 1059 Plains Rd E, Burlington 520 $ .00
Fortinos 2025 Guelph Line @ Upper Middle, Burlington (Burlington Supercentre) 520 $ .00
IGA Oakville Place, Trafalgar/Leighland, Oakville 714 $ .00
Loblaws 173 Lakeshore Rd. E, Oakville 505 $ .00
Loblaws 2431 Trafalgar Rd @ Dundas, Oakville 511 $ .00
Longo's Dundas Street and Walkers Line, Burlington 620 $ .00
Longo's Dundas Street/Trafalgar, Oakville 611 $ .00
No Frills 125 Cross (Trafalgar Village), Oakville 507 $ .00
No Frills 2400 Guelph Line, Burlington 520 $ .00
No Frills 571 Brant St, Burlington (Brant Plaza) 520 $ .00
Price Chopper Dundas and Third Line, Oakville 817 $ .00
Sobeys 3rd Line/Upper Middle, Oakville (Abbey Plaza) 413 $ .00
Sobeys 1250 Brant Street, Burlington (Burlington Power Centre) 420 $ .00
Sobeys Bronte Village Mall, Oakville 401 $ .00
The Barn Oakville Town Centre I, QEW/Dorval, Oakville 715 $ .00
Ultra Food & Drug Millcroft Centre, Appleby & Upper Middle, Burlington 923 $ .00
Ultra Food & Drug 3365 Fairview @ Woodview (Woodview Centre), Burlington 920 $ .00
Whole Foods 301 Cornwall Rd @ Trafalgar 702 $ .00 Other $ .00
$ .00
$ .00
14 d) Have you shopped at any other supermarket or grocery store in the PAST MONTH? IF YES, REPEAT QUESTION 14 b) to 14 c) above as often as necessary.
INTERVIEWER: THE FOLLOWING QUESTION IS FOR SHOPPING HABITS IN THE PAST MONTH
13 a) In just the past MONTH, have you shopped at a convenience or specialty food store, such as a butcher, fish market, fruit and vegetable market, a jug milk store or a convenience store?
Yes ...... 1 [GO TO QUESTION 13 b)] No ...... 2 [SKIP TO QUESTION 14 a)]
13 b) What is the name of the store and where is it located? ASK THESE QUESTIONS TOGETHER 13 c) About how much did you spend during the past MONTH at this store? 13 b) 13 b) 13 c) Name of Store Location Amount Spent Shopping Centre/Street Location/Community Office Use
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00
$ .00 OTHER SPECIFY $ .00 13 d) Have you shopped at any other specialty food or convenience store in the PAST MONTH? IF YES, REPEAT QUESTION 13 b) to 13 c) above as often as necessary.
urbanMetrics Page 5 THESE NEXT FEW QUESTIONS ARE ABOUT YOUR SHOPPING IN PEDESTRIAN RETAIL AREAS, SUCH AS DOWNTOWN OAKVILLE, BRONTE VILLAGE AND KERR STREET?
14 a) Approximately how many times in the past three months have you visited Downtown Oakville?
14 b) I am going to read out a list of descriptions and after each one please give it a score from 1 to 10. A score of “1” indicates you feel the description does not describe Downtow Oakville at all and a score of “10” indicates you feel the description does describe Downtown Oakville very well. How doesREAD ATTRIBUTE describe Downtown Oakville?
READ OUT ITEMS ONE AT A TIME AND CIRCLE ANSWER BELOW. ROTATE ORDER. Attribute Does not Describes Don't Describe at all Very well Know A shopping area for people like me 1 2 3 4 5 6 7 8 9 10 0 A good place to take visitors from out- 1 2 3 4 5 6 7 8 9 10 0 of-town A good place to visit in the evening 1 2 3 4 5 6 7 8 9 10 0 Convenient for me to visit 1 2 3 4 5 6 7 8 9 10 0 A good place to go for lunch or dinner 1 2 3 4 5 6 7 8 9 10 0
14 c) Approximately how many times in the past three months have you visited Bronte Village?
14 d) I am going to read out a list of descriptions and after each one please give it a score from 1 to 10. A score of “1” indicates you feel the description does not describe Bronte Village at all and a score of “10” indicates you feel the description does describe Bronte Village very well. How doesREAD ATTRIBUTE describe Bronte Village?
READ OUT ITEMS ONE AT A TIME AND CIRCLE ANSWER BELOW. ROTATE ORDER. Attribute Does not Describes Don't Describe at all Very well Know A shopping area for people like me 1 2 3 4 5 6 7 8 9 10 0 A good place to take visitors from out- 1 2 3 4 5 6 7 8 9 10 0 of-town A good place to visit in the evening 1 2 3 4 5 6 7 8 9 10 0 Convenient for me to visit 1 2 3 4 5 6 7 8 9 10 0 A good place to go for lunch or dinner 1 2 3 4 5 6 7 8 9 10 0
14 e) Approximately how many times in the past three months have you visited Kerr Street between Speers Road and Lakeshore Road?
14 f) I am going to read out a list of descriptions and after each one please give it a score from 1 to 10. A score of “1” indicates you feel the description does not describe Kerr Street all and a score of “10” indicates you feel the description does describe Kerr Street very well. How doesREAD ATTRIBUTE describe Kerr Street?
READ OUT ITEMS ONE AT A TIME AND CIRCLE ANSWER BELOW. ROTATE ORDER. Attribute Does not Describes Don't Describe at all Very well Know A shopping area for people like me 1 2 3 4 5 6 7 8 9 10 0 A good place to take visitors from out- 1 2 3 4 5 6 7 8 9 10 0 of-town A good place to visit in the evening 1 2 3 4 5 6 7 8 9 10 0 Convenient for me to visit 1 2 3 4 5 6 7 8 9 10 0 A good place to go for lunch or dinner 1 2 3 4 5 6 7 8 9 10 0
15 ) How many persons live in your household?
ENTER NO.
16 ) In which of the following age groups are you? [READ LIST] CIRCLE Under 25 1 25-34 2 35-44 3 45-54 4 55-64 5 65 and over 6 REFUSED [DO NOT READ] 7
INTERVIEW COMPLETED WITH: PLEASE RECORD
Male primary shopper 1 Female primary shopper 2
THANK YOU VERY MUCH FOR YOUR TIME AND CO-OPERATION
urbanMetrics Page 6 Town of Oakville Retail and Service Commercial Review
Appendix D: Oakville Commercial Space
7 3 5 6 2 4 9 8 1 12 13 19 17 11 18 16 15 10 14 14
CLUSTERS: 1 NE Oakville - Oakville Place/ Vicinity 11 SE Oakville - Maplegrove Plaza 2 NE Oakville - Other 12 SE Oakville - Other 3 NE Oakville - RioCan Centre - Neyagawa Blvd and Dundas St. 13 SE Oakville - Trafalgar Village 4 NE Oakville - Upper Oakville 14 SW Oakville - Bronte Village 5 NE Oakville - Uptown Core 15 SW Oakville - Hopedale Mall 6 NE Oakville - Winston Pk - 403/ Winston Churchill 16 SW Oakville - Kerr Street 7 NW Oakville - Fox Creek 17 SW Oakville - Oaktown Plaza/Mews - Kerr/Speers 8 NW Oakville - Oakville Town Centre 18 SW Oakville - Other 9 NW Oakville - Other 19 SW Oakville - Speers Rd. 10 SE Oakville - Downtown Oakville FIGURE D-1: TOWN OF OAKVILLE RETAIL AND COMMERCIAL SPACE (December 2004)
urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. NE Oakville - Oakville Arterial (Auto Place/Vicinity Orientated) Other Arterial (Auto) Automotive 30,617 Entertainment 50,220 Finance and Insurance 4,296 Food Services 13,191 Health Care Services 18,000 Insurance and Real Estate 1,152 Miscellaneous 1,152 Other Service 2,057 Personal and Household Goods Repair - Automotive Repair & Maintenance 737 Personal Care Services 1,296 Pharmacies & Personal Care 2,200 Professional, Scientific & Technical Services 1,889 Vacant 18,101 Other Arterial (Auto) Total 144,908 Arterial (Auto Orientated) Total 144,908 Convenience Centres Hartfordshire Square Entertainment 2,268 Food Services 11,910 Furnishings 1,296 Personal Care Services 2,822 Specialty Food 2,106 Hartfordshire Square Total 20,402 Other Convenience Beverage 1,200 Food Services 1,200 Personal Care Services 882 Specialty Food 2,394 Vacant 1,512 Other Convenience Total 7,188 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Convenience Centres Total 27,590 Regional Shopping Centre Oakville Place Apparel 92,029 Finance and Insurance 6,675 Food Services 8,490 Furnishings 12,673 General Merchandise - Department Store 223,593 Miscellaneous 14,814 Personal and Household Goods Repair 1,715 Personal Care Services 3,722 Pharmacies & Personal Care 18,643 Selected Office Administrative Services 493 Specialty Food 820 Vacant 24,809 Oakville Place Total 408,476 Regional Shopping Centre Total 408,476 NE Oakville - Oakville Place/Vicinity Total 580,974 NE Oakville - Arterial (Auto Other Orientated) Other Arterial (Auto) Automotive 2,047 Home Improvement 10,000 Other Arterial (Auto) Total 12,047 Arterial (Auto Orientated) Total 12,047 Convenience Centres College Park Plaza Health Care Services 1,275 Personal Care Services 2,484 Specialty Food 600 College Park Plaza Total 4,359 Other Convenience Automotive 144 Food Services 700 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. General Merchandise 864 Health Care Services 2,200 Home Improvement 12,000 Other Service 3,300 Pharmacies & Personal Care 1,000 Specialty Food 2,200 Other Convenience Total 22,408 River Glen Mews Plaza Entertainment 700 Food Services 4,200 Furnishings 1,400 Health Care Services 4,200 Miscellaneous 1,000 Personal Care Services 2,100 Pharmacies & Personal Care 2,100 Professional, Scientific & Technical Services 2,800 Specialty Food 1,100 Vacant 4,200 River Glen Mews Plaza Total 23,800 River Oaks Convenience Plaza Food Services 750 Furnishings 480 Personal Care Services 2,550 Pharmacies & Personal Care 1,824 Professional, Scientific & Technical Services 1,780 Specialty Food 1,836 River Oaks Convenience Plaza Total 9,220 River Oaks Plaza Food Services 435 Personal Care Services 1,306 Specialty Food 1,480 Vacant 871 River Oaks Plaza Total 4,092 River Oaks Professional Offices Health Care Services 4,050 River Oaks Professional Offices Total 4,050 Upper Sixth Plaza Food Services 5,346 Health Care Services 850 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Other Service 2,050 Personal Care Services 1,210 Specialty Food 1,710 Upper Sixth Plaza Total 11,166 Convenience Centres Total 79,095 NE Oakville - Other Total 91,142 NE Oakville - RioCan Centre - Neyagawa Blvd and Neighbourhood Dundas St. Centres Rio Centre Entertainment 5,010 Food Services 4,229 Health Care Services 5,072 Home Improvement 2,329 Miscellaneous 1,568 Other Service 1,696 Personal Care Services 4,467 Pharmacies & Personal Care 11,120 Specialty Food 1,500 Supermarket 54,191 Rio Centre Total 91,182 Neighbourhood Centres Total 91,182 NE Oakville - RioCan Centre - Neyagawa Blvd and Dundas St. Total 91,182 NE Oakville - Upper Arterial (Auto Oakville Orientated) Other Arterial (Auto) Automotive 216 Other Arterial (Auto) Total 216 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Arterial (Auto Orientated) Total 216 Neighbourhood Upper Oakville Shopping Centres Centre Apparel 5,010 Beverage 8,080 Entertainment 2,520 Finance and Insurance 5,508 Food Services 18,131 Furnishings 840 General Merchandise 7,020 Health Care Services 3,246 Insurance and Real Estate 540 Miscellaneous 6,310 Other Service 4,000 Personal and Household Goods Repair 720 Personal Care Services 5,892 Pharmacies & Personal Care 2,010 Selected Office Administrative Services 1,542 Specialty Food 4,098 Supermarket 42,300 Vacant 20,840 Upper Oakville Shopping Centre Total 138,607 Neighbourhood Centres Total 138,607 NE Oakville - Upper Oakville Total 138,823 NE Oakville - Arterial (Auto Uptown Core Orientated) 2325-2365 Trafalgar Finance and Insurance 3,922 Food Services 9,075 Furnishings 1,059 Health Care Services 2,000 Personal Care Services 939 Pharmacies & Personal Care 2,118 Specialty Food 1,602 Vacant 1,059 2325-2365 Trafalgar Total 21,774 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Other Arterial (Auto) Automotive 5,660 Furnishings 2,000 Personal Care Services 3,000 Pharmacies & Personal Care 1,000 Professional, Scientific & Technical Services 1,000 Vacant 3,000 Other Arterial (Auto) Total 15,660 Arterial (Auto Orientated) Total 37,434 Sub-Regional Iroquois Ridge Shopping Nodes Centre Apparel 850 Automotive 1,947 Entertainment 4,008 Finance and Insurance 5,533 Food Services 14,240 Furnishings 1,250 General Merchandise 117,850 Health Care Services 6,349 Insurance and Real Estate 1,000 Miscellaneous 18,161 Other Service 850 Personal Care Services 4,200 Pharmacies & Personal Care 5,850 Specialty Food 2,000 Supermarket 47,243 Vacant 5,610 Iroquois Ridge Shopping Centre Total 236,941 Oak Park Apparel 2,793 Beverage 14,885 Finance and Insurance 5,022 Food Services 11,378 Furnishings 8,344 General Merchandise 4,077 General Merchandise - Department Store 120,564 Health Care Services 1,231 Miscellaneous 6,833 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Personal Care Services 1,921 Pharmacies & Personal Care 1,813 Specialty Food 3,417 Supermarket 119,556 Oak Park Total 301,834 Trafalgar RIdge Apparel 56,023 Finance and Insurance 5,000 Food Services 6,237 Furnishings 9,467 Health Care Services 4,228 Home Improvement 1,494 Miscellaneous 4,656 Miscellaneous - Used 3,770 Other Service 7,738 Personal Care Services 7,155 Professional, Scientific & Technical Services 2,972 Specialty Food 6,343 Vacant 3,315 Trafalgar RIdge Total 118,397 Sub-Regional Nodes Total 657,172 NE Oakville - Uptown Core Total 694,606 NE Oakville - Winston Pk - 403/Winston Arterial (Auto Churchill Orientated) Other Arterial (Auto) Miscellaneous - Used 23,061 Other Arterial (Auto) Total 23,061 Arterial (Auto Orientated) Total 23,061 Sub-Regional Nodes Hyde Park Gate Apparel 47,440 Food Services 3,200 Furnishings 9,500 Miscellaneous 40,070 Hyde Park Gate Total 100,210 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Oakville Entertainment Plaza Entertainment 98,300 Food Services 42,400 Miscellaneous 11,000 Personal Care Services 9,600 Specialty Food 2,800 Oakville Entertainment Plaza Total 164,100 Winston Gate Shopping Centre Apparel 6,770 Entertainment 4,330 Food Services 15,866 Furnishings 18,392 General Merchandise 8,000 Home Improvement 12,000 Miscellaneous 12,470 Winston Gate Shopping Centre Total 77,828 Winston Park Vicinity Apparel 10,100 Consumer Services Rental 9,300 Food Services 23,257 Furnishings 54,700 General Merchandise 87,400 Home Improvement 126,000 Miscellaneous 12,177 Pharmacies & Personal Care 1,800 Winston Park Vicinity Total 324,734 Winston Power Centre Apparel 44,871 Finance and Insurance 7,500 Food Services 3,831 Miscellaneous 58,982 Winston Power Centre Total 115,184 Sub-Regional Nodes Total 782,056 NE Oakville - Winston Pk - 403/Winston Churchill Total 805,117 NW Oakville - Neighbourhood Fox Creek Plaza Entertainment 2,400 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Fox Creek Centres Finance and Insurance 2,800 Food Services 7,200 Furnishings 3,600 Health Care Services 3,600 Home Improvement 2,400 Miscellaneous 4,800 Personal Care Services 6,000 Pharmacies & Personal Care 11,000 Professional, Scientific & Technical Services 2,400 Specialty Food 2,400 Supermarket 32,340 Vacant 4,800 Fox Creek Plaza Total 85,740 Neighbourhood Centres Total 85,740 NW Oakville - Fox Creek Total 85,740 NW Oakville - Oakville Sub-Regional Town Centre Nodes Oakville Town Centre I Apparel 6,165 Beverage 2,484 Entertainment 2,444 Finance and Insurance 3,344 Food Services 19,109 Furnishings 16,738 General Merchandise 5,000 Health Care Services 4,512 Home Improvement 2,484 Insurance and Real Estate 2,588 Miscellaneous 121,049 Personal Care Services 7,157 Pharmacies & Personal Care 1,976 Selected Office Administrative Services 548 Supermarket 46,489 Oakville Town Centre I Total 242,087 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Oakville Town Centre II Apparel 23,077 Finance and Insurance 12,025 Food Services 25,448 Furnishings 26,187 Health Care Services 1,300 Miscellaneous 45,802 Other Service 6,185 Personal and Household Goods Repair - Automotive Repair & Maintenance 5,710 Personal Care Services 4,092 Pharmacies & Personal Care 30,240 Selected Office Administrative Services 1,200 Specialty Food 1,880 Vacant 2,500 Oakville Town Centre II Total 185,646 Sub-Regional Nodes Total 427,733 NW Oakville - Oakville Town Centre Total 427,733 NW Oakville - Arterial (Auto Other Orientated) Other Arterial (Auto) Automotive 6,465 Finance and Insurance 3,540 Food Services 9,377 Furnishings 18,132 Health Care Services 951 Insurance and Real Estate 951 Other Service 951 Personal Care Services 1,710 Specialty Food 570 Other Arterial (Auto) Total 42,647 Arterial (Auto Orientated) Total 42,647 Convenience Centres Abbey Centre Food Services 8,880 Furnishings 3,400 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Personal Care Services 950 Abbey Centre Total 13,230 Heritage Way Plaza Health Care Services 1,500 Insurance and Real Estate 600 Other Service 1,200 Personal Care Services 400 Specialty Food 1,200 Heritage Way Plaza Total 4,900 Monastery Drive Plaza Entertainment 1,620 Food Services 2,430 Health Care Services 810 Personal Care Services 1,620 Specialty Food 1,620 Monastery Drive Plaza Total 8,100 Nottinghill Place Plaza Apparel 900 Entertainment 700 Finance and Insurance 546 Food Services 2,196 General Merchandise 546 Health Care Services 4,500 Miscellaneous 900 Other Service 1,800 Personal and Household Goods Repair 594 Personal Care Services 1,362 Pharmacies & Personal Care 1,050 Professional, Scientific & Technical Services 1,200 Specialty Food 2,250 Nottinghill Place Plaza Total 18,544 Other Convenience Automotive 6,470 Finance and Insurance 2,400 Food Services 2,900 Personal and Household Goods Repair - Automotive Repair & Maintenance 5,945 Other Convenience Total 17,715 Palermo Plaza Food Services 3,400 Furnishings 900 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. General Merchandise 900 Professional, Scientific & Technical Services 900 Palermo Plaza Total 6,100 Pilgrims Way Plaza Food Services 2,400 Health Care Services 2,700 Other Service 5,800 Personal Care Services 5,400 Professional, Scientific & Technical Services 900 Specialty Food 11,700 Vacant 1,800 Pilgrims Way Plaza Total 30,700 Sixteen Mile Plaza Entertainment 1,800 Finance and Insurance 1,200 Food Services 2,100 Furnishings 900 General Merchandise 3,152 Health Care Services 4,300 Miscellaneous 1,200 Personal Care Services 4,400 Selected Office Administrative Services 900 Specialty Food 2,400 Sixteen Mile Plaza Total 22,352 West Oak Trails Plaza Food Services 1,200 General Merchandise 1,600 Health Care Services 2,400 Insurance and Real Estate 1,200 Other Service 3,600 Personal Care Services 3,600 Professional, Scientific & Technical Services 1,200 West Oak Trails Plaza Total 14,800 Convenience Centres Total 136,441 Employment Areas Other Employment Entertainment 5,000 Finance and Insurance 648 Food Services 14,130 Furnishings 1,350 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Health Care Services 2,550 Insurance and Real Estate 648 Miscellaneous 6,456 Other Service 7,920 Personal Care Services 750 Professional, Scientific & Technical Services 648 Other Employment Total 40,100 Employment Areas Total 40,100 Neighbourhood Centres Rio Centre Finance and Insurance 4,450 Food Services 8,444 Personal and Household Goods Repair - Automotive Repair & Maintenance 2,800 Specialty Food 1,500 Rio Centre Total 17,194 The Abbey Plaza Beverage 3,636 Entertainment 3,293 Finance and Insurance 2,888 Food Services 7,244 General Merchandise 694 Health Care Services 789 Miscellaneous 893 Other Service 1,030 Personal Care Services 2,053 Pharmacies & Personal Care 1,983 Professional, Scientific & Technical Services 470 Specialty Food 1,363 Supermarket 23,500 The Abbey Plaza Total 49,836 Neighbourhood Centres Total 67,030 Sub-Regional Nodes Oakville Town Centre II Automotive 144 Oakville Town Centre II Total 144 Sub-Regional Nodes Total 144 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. NW Oakville - Other Total 286,362 SE Oakville - Downtown Arterial Oakville (Pedestrian) Harbour Village Personal Care Services 1,507 Harbour Village Total 1,507 Oakville Corporate Centre Vacant 6,390 Oakville Corporate Centre Total 6,390 Other Arterial (Pedestrian) Apparel 50,566 Beverage 3,875 Entertainment 17,999 Finance and Insurance 44,083 Food Services 53,192 Furnishings 49,736 General Merchandise 2,642 Health Care Services 16,297 Home Improvement 4,652 Insurance and Real Estate 19,770 Miscellaneous 32,373 Miscellaneous - Used 4,014 Other Service 133,439 Personal Care Services 36,105 Pharmacies & Personal Care 8,063 Professional, Scientific & Technical Services 26,356 Selected Office Administrative Services 9,610 Specialty Food 14,169 Vacant 41,349 Other Arterial (Pedestrian) Total 568,289 The Miller Mews Apparel 432 Food Services 1,008 Personal Care Services 1,557 Professional, Scientific & Technical Services 1,000 Vacant 1,532 The Miller Mews Total 5,529 The Shops of Towne Square Miscellaneous 810 Professional, Scientific & Technical Services 2,200 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Vacant 634 The Shops of Towne Square Total 3,644 Arterial (Pedestrian) Total 585,359 SE Oakville - Downtown Oakville Total 585,359 SE Oakville - Maplegrove Arterial (Auto Plaza Orientated) Other Arterial (Auto) Automotive 3,996 Entertainment 1,680 Food Services 1,350 Vacant 2,551 Other Arterial (Auto) Total 9,577 Arterial (Auto Orientated) Total 9,577 Neighbourhood Centres Maple Grove Village Apparel 1,242 Beverage 2,925 Finance and Insurance 2,925 Food Services 6,255 Furnishings 2,484 General Merchandise 1,680 Health Care Services 3,510 Home Improvement 2,760 Miscellaneous 5,472 Other Service 1,170 Personal Care Services 5,778 Pharmacies & Personal Care 4,950 Professional, Scientific & Technical Services 1,242 Selected Office Administrative Services 1,080 Specialty Food 3,762 Supermarket 37,152 Maple Grove Village Total 84,387 Neighbourhood Centres Total 84,387 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. SE Oakville - Maplegrove Plaza Total 93,964 SE Oakville - Arterial (Auto Other Orientated) Other Arterial (Auto) Automotive 7,218 Finance and Insurance 300 Food Services 3,900 Furnishings 400 Health Care Services 2,100 Personal and Household Goods Repair - Automotive Repair & Maintenance 8,784 Personal Care Services 900 Professional, Scientific & Technical Services 600 Selected Office Administrative Services 400 Specialty Food 1,300 Vacant 22,130 Other Arterial (Auto) Total 48,032 Royal Windsor Square Automotive 158 Food Services 4,229 Personal Care Services 1,069 Vacant 1,040 Royal Windsor Square Total 6,496 Arterial (Auto Orientated) Total 54,528 Convenience Centres Kingsway Convenience Plaza Entertainment 825 Finance and Insurance 2,970 Food Services 2,465 Health Care Services 1,320 Insurance and Real Estate 2,650 Other Service 1,944 Personal Care Services 1,980 Specialty Food 1,944 Kingsway Convenience Plaza Total 16,098 Convenience Centres Total 16,098 Employment Areas Other Employment Automotive 41,880 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Food Services 7,445 Home Improvement 17,451 Miscellaneous 1,440 Personal and Household Goods Repair - Automotive Repair & Maintenance 4,700 Vacant 6,634 Other Employment Total 79,550 Employment Areas Total 79,550 Neighbourhood Centres Other Supermarket 44,000 Other Total 44,000 Neighbourhood Centres Total 44,000 SE Oakville - Other Total 194,176 SE Oakville - Trafalgar Arterial (Auto Village Orientated) Other Arterial (Auto) Automotive 48,210 Food Services 17,673 Furnishings 9,770 General Merchandise 540 Health Care Services 6,735 Home Improvement 5,700 Miscellaneous 20,200 Other Service 8,284 Personal and Household Goods Repair - Automotive Repair & Maintenance 16,400 Personal Care Services 3,496 Pharmacies & Personal Care 864 Professional, Scientific & Technical Services 3,249 Selected Office Administrative Services 7,900 Vacant 6,279 Other Arterial (Auto) Total 155,300 Arterial (Auto Orientated) Total 155,300 Community/District Trafalgar Village Apparel 2,625 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Centre Entertainment 9,950 Food Services 12,730 Furnishings 5,213 General Merchandise 1,799 Home Improvement 119,984 Miscellaneous 11,313 Other Service 2,333 Personal Care Services 3,588 Specialty Food 900 Supermarket 39,356 Trafalgar Village Total 209,791 Community/District Centre Total 209,791 Convenience Centres Other Convenience Automotive 180 Finance and Insurance 1,150 Home Improvement 13,230 Insurance and Real Estate 990 Miscellaneous 2,734 Other Service 1,150 Professional, Scientific & Technical Services 756 Vacant 2,142 Other Convenience Total 22,332 Convenience Centres Total 22,332 Personal and Household Goods Repair - Automotive Employment Areas Other Employment Repair & Maintenance 9,500 Other Employment Total 9,500 Employment Areas Total 9,500 SE Oakville - Trafalgar Village Total 396,923 SW Oakville - Bronte Arterial Village (Pedestrian) Bronte Plaza Food Services 2,715 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Personal Care Services 1,210 Pharmacies & Personal Care 700 Specialty Food 2,250 Bronte Plaza Total 6,875 Centriller Square Entertainment 4,212 Food Services 7,608 Insurance and Real Estate 650 Miscellaneous 1,080 Personal Care Services 1,500 Centriller Square Total 15,050 Other Arterial (Pedestrian) Apparel 6,904 Automotive 2,234 Entertainment 1,100 Finance and Insurance 10,367 Food Services 28,815 Furnishings 3,240 General Merchandise 1,675 Health Care Services 21,819 Home Improvement 5,556 Insurance and Real Estate 1,000 Miscellaneous 7,953 Other Service 10,064 Personal and Household Goods Repair 132 Personal and Household Goods Repair - Automotive Repair & Maintenance 800 Personal Care Services 11,684 Pharmacies & Personal Care 12,632 Professional, Scientific & Technical Services 1,650 Selected Office Administrative Services 1,690 Specialty Food 10,650 Vacant 10,976 Other Arterial (Pedestrian) Total 150,941 Stone Boat Quay Apparel 720 Furnishings 1,440 Home Improvement 648 Insurance and Real Estate 2,160 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Miscellaneous 940 Other Service 1,220 Personal Care Services 1,440 Stone Boat Quay Total 8,568 Arterial (Pedestrian) Total 181,434 Neighbourhood Centres Bronte Village Mall Apparel 1,905 Beverage 180 Entertainment 1,809 Finance and Insurance 900 Food Services 7,462 Furnishings 4,132 General Merchandise 8,005 Health Care Services 4,284 Miscellaneous 1,646 Other Service 1,750 Personal and Household Goods Repair 1,576 Personal Care Services 3,328 Pharmacies & Personal Care 6,060 Selected Office Administrative Services 654 Supermarket 30,007 Vacant 1,688 Bronte Village Mall Total 75,386 Neighbourhood Centres Total 75,386 SW Oakville - Bronte Village Total 256,820 SW Oakville - Hopedale Arterial (Auto Mall Orientated) Other Arterial (Auto) Automotive 3,009 Other Arterial (Auto) Total 3,009 Arterial (Auto Orientated) Total 3,009 Community/District Centre Hopedale Mall Apparel 9,594 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Beverage 5,257 Entertainment 14,410 Finance and Insurance 10,810 Food Services 4,426 Furnishings 9,752 General Merchandise 3,687 General Merchandise - Department Store 85,000 Health Care Services 5,282 Home Improvement 2,911 Insurance and Real Estate 3,209 Miscellaneous 5,609 Other Service 2,196 Personal and Household Goods Repair 175 Personal Care Services 3,695 Pharmacies & Personal Care 13,019 Professional, Scientific & Technical Services 1,200 Selected Office Administrative Services 1,250 Specialty Food 455 Supermarket 28,662 Vacant 998 Hopedale Mall Total 211,597 Community/District Centre Total 211,597 SW Oakville - Hopedale Mall Total 214,606 SW Oakville - Arterial (Auto Kerr Street Orientated) Other Arterial (Auto) Food Services 3,276 Specialty Food 1,650 Other Arterial (Auto) Total 4,926 Arterial (Auto Orientated) Total 4,926 Arterial (Pedestrian) Golden Horseshoe Plaza General Merchandise 10,000 Personal Care Services 12,230 Golden Horseshoe Plaza Total 22,230 Other Arterial (Pedestrian) Apparel 4,371 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Automotive 2,200 Beverage 8,694 Entertainment 12,012 Finance and Insurance 3,195 Food Services 39,058 Furnishings 23,251 General Merchandise 7,155 Health Care Services 18,732 Home Improvement 480 Insurance and Real Estate 4,140 Miscellaneous 23,571 Miscellaneous - Used 10,848 Other Service 14,203 Personal and Household Goods Repair 4,449 Personal and Household Goods Repair - Automotive Repair & Maintenance 3,096 Personal Care Services 40,670 Pharmacies & Personal Care 8,642 Professional, Scientific & Technical Services 11,390 Selected Office Administrative Services 2,020 Specialty Food 20,788 Supermarket 28,988 Vacant 37,922 Other Arterial (Pedestrian) Total 329,875 The Kensington Finance and Insurance 2,468 The Kensington Total 2,468 Arterial (Pedestrian) Total 354,573 Convenience Centres Plaza Food Services 4,692 Furnishings 990 Miscellaneous 1,980 Personal Care Services 1,700 Specialty Food 21,204 Vacant 1,296 Plaza Total 31,862 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Convenience Centres Total 31,862 SW Oakville - Kerr Street Total 391,361 SW Oakville - Oaktown Plaza/Mews - Neighbourhood Kerr/Speers Centres Oak Town Plaza Food Services 11,988 General Merchandise 35,712 Home Improvement 1,782 Miscellaneous 10,470 Other Service 1,188 Personal Care Services 2,970 Pharmacies & Personal Care 8,640 Specialty Food 2,376 Supermarket 26,244 Vacant 3,654 Oak Town Plaza Total 105,024 Oakville Mews Food Services 5,481 Insurance and Real Estate 1,134 Other Service 19,000 Personal Care Services 1,134 Oakville Mews Total 26,749 Neighbourhood Centres Total 131,773 SW Oakville - Oaktown Plaza/Mews - Kerr/Speers Total 131,773 SW Oakville - Arterial (Auto Other Orientated) North Bronte Plaza Entertainment 2,640 Food Services 4,182 Professional, Scientific & Technical Services 4,544 Specialty Food 3,544 Vacant 5,320 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. North Bronte Plaza Total 20,230 Other Arterial (Auto) Automotive 3,245 Furnishings 1,320 Home Improvement 1,296 Personal and Household Goods Repair - Automotive Repair & Maintenance 6,150 Pharmacies & Personal Care 5,805 Professional, Scientific & Technical Services 2,493 Specialty Food 3,000 Other Arterial (Auto) Total 23,309 Arterial (Auto Orientated) Total 43,539 Employment Areas Other Employment Apparel 3,300 Automotive 115,561 Finance and Insurance 5,076 Food Services 9,686 Furnishings 8,941 Home Improvement 8,640 Insurance and Real Estate 1,935 Miscellaneous 1,275 Personal and Household Goods Repair - Automotive Repair & Maintenance 33,631 Personal Care Services 1,980 Selected Office Administrative Services 2,112 Specialty Food 1,848 Vacant 2,218 Other Employment Total 196,203 Employment Areas Total 196,203 SW Oakville - Other Total 239,742 SW Oakville - Arterial (Auto Speers Rd. Orientated) Oakville Professional Centre Furnishings 900 Health Care Services 2,800 Home Improvement 1,320 Personal Care Services 1,944 Professional, Scientific & Technical Services 1,650 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Oakville Professional Centre Total 8,614 Oakville Speers Centre Furnishings 2,376 Home Improvement 2,376 Insurance and Real Estate 1,188 Personal Care Services 1,250 Professional, Scientific & Technical Services 1,188 Selected Office Administrative Services 1,188 Vacant 2,376 Oakville Speers Centre Total 11,942 Oakwest Centre Entertainment 684 Health Care Services 3,400 Miscellaneous 2,500 Other Service 15,100 Personal Care Services 900 Pharmacies & Personal Care 1,600 Professional, Scientific & Technical Services 3,200 Selected Office Administrative Services 900 Specialty Food 3,000 Vacant 1,600 Oakwest Centre Total 32,884 Other Arterial (Auto) Apparel 1,458 Automotive 45,976 Consumer Services Rental 7,200 Finance and Insurance 11,661 Food Services 14,843 Furnishings 40,095 Health Care Services 8,000 Home Improvement 46,116 Insurance and Real Estate 3,066 Miscellaneous 27,493 Miscellaneous - Used 1,584 Other Service 5,408 Personal and Household Goods Repair 3,135 Personal and Household Goods Repair - Automotive Repair & Maintenance 61,323 Personal Care Services 4,080 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Vacant 10,325 Other Arterial (Auto) Total 316,509 Arterial (Auto Orientated) Total 369,949 Convenience Centres Pinegrove Plaza Furnishings 858 General Merchandise 990 Health Care Services 858 Miscellaneous 858 Other Service 858 Personal Care Services 1,848 Specialty Food 990 Vacant 1,800 Pinegrove Plaza Total 9,060 Convenience Centres Total 9,060 Employment Areas Other Employment Automotive 39,494 Consumer Services Rental 3,692 Entertainment 13,531 Finance and Insurance 3,030 Food Services 11,432 Furnishings 13,469 General Merchandise 1,056 Health Care Services 10,650 Home Improvement 35,492 Insurance and Real Estate 1,890 Miscellaneous 11,729 Miscellaneous - Used 3,024 Other Service 20,500 Personal and Household Goods Repair 2,440 Personal and Household Goods Repair - Automotive Repair & Maintenance 47,417 Pharmacies & Personal Care 4,818 Professional, Scientific & Technical Services 3,242 Selected Office Administrative Services 5,191 Specialty Food 19,980 urbanMetrics Cluster Classification Name of Centre/Area NAICS Code Total Sq. Ft. Vacant 13,437 Other Employment Total 265,514 Employment Areas Total 265,514 SW Oakville - Speers Rd. Total 644,523 Grand Total 6,350,926
Town of Oakville Retail and Service Commercial Review
FIGURE D-2 TOWN OF OAKVILLE- RETAIL AND COMMERCIAL SPACE BY STORE TYPE AND LOCATION, Dec. 2004
1 2 3 4 5 6 7 8 9 10 11 NE Oakville - RioCan NE Oakville - Centre - NE Oakville - Oakville Neyagawa NE Oakville - Winston Pk - NW Oakville - SE Oakville - SE Oakville - Place/ NE Oakville - Blvd and Upper NE Oakville - 403/ Winston NW Oakville - Oakville Town NW Oakville - Downtown Maplegrove NAICS Vicinity Other Dundas St. Oakville Uptown Core Churchill Fox Creek Centre Other Oakville Plaza
Shopping Centre Inclined Retail
General Merchandise - 864 - 7,020 121,927 95,400 - 5,000 6,892 2,642 1,680
General Merchandise - Department Store 223,593 - - - 120,564 ------
Apparel 92,029 - - 5,010 59,666 109,181 - 29,242 900 50,998 1,242
Furnishings 13,969 1,880 - 840 22,120 82,592 3,600 42,925 24,682 49,736 2,484
Home Improvement - 22,000 2,329 - 1,494 138,000 2,400 2,484 4,652 2,760
Miscellaneous 15,966 1,000 1,568 6,310 29,650 134,699 4,800 166,851 9,449 33,183 5,472
Miscellaneous - Used - - - - 3,770 23,061 - - - 4,014 -
Sub-Total 345,557 25,744 3,897 19,180 359,191 582,933 10,800 246,502 41,923 145,224 13,638
Convenience Goods Retail
Supermarket - - 54,191 42,300 166,799 - 32,340 46,489 23,500 - 37,152
Specialty Food 5,320 8,926 1,500 4,098 13,361 2,800 2,400 1,880 22,603 14,169 3,762
Beverage 1,200 - - 8,080 14,885 - - 2,484 3,636 3,875 2,925
Pharmacies & Personal Care 20,843 4,924 11,120 2,010 10,781 1,800 11,000 32,216 3,033 8,063 4,950
Sub-Total 27,363 13,850 66,811 56,488 205,826 4,600 45,740 83,069 52,772 26,107 48,789
Automotive
Automotive 30,617 2,191 - 216 7,607 - - - 13,079 - 3,996 p Automotive Repair & Maintenance 737 ------5,710 8,745 - -
Sub-Total 31,354 2,191 - 216 7,607 - - 5,710 21,824 - 3,996
Services
Consumer Services Rental - - - - - 9,300 - - - - -
Entertainment 52,488 700 5,010 2,520 4,008 102,630 2,400 2,444 12,413 17,999 1,680
Finance and Insurance 10,971 - - 5,508 19,477 7,500 2,800 15,369 15,672 44,083 2,925
Food Services 34,791 11,431 4,229 18,131 40,930 88,554 7,200 44,557 64,701 54,200 7,605
Health Care Services 18,000 12,575 5,072 3,246 13,808 - 3,600 5,812 20,500 16,297 3,510
Insurance and Real Estate 1,152 - - 540 1,000 - - 2,588 3,399 19,770 -
Other Service 2,057 5,350 1,696 4,000 8,588 - - 6,185 22,301 133,439 1,170
Personal and Household Goods Repair 1,715 - - 720 - - - 594 - -
Personal Care Services 8,722 9,650 4,467 5,892 17,215 9,600 6,000 11,249 22,245 39,169 5,778
Professional, Scientific & Technical Services 1,889 4,580 - - 3,972 - 2,400 - 5,318 29,556 1,242
Selected Office Administrative Services 493 - - 1,542 - 1,748 900 9,610 1,080
Sub-Total 132,278 44,286 20,474 42,099 108,998 217,584 24,400 89,952 168,043 364,123 24,990
Vacant 44,422 5,071 - 20,840 12,984 - 4,800 2,500 1,800 49,905 2,551
Grand Total 580,974 91,142 91,182 138,823 694,606 805,117 85,740 427,733 286,362 585,359 93,964
Town of Oakville Retail and Service Commercial Review
FIGURE D-2 (Continued) 12 13 14 15 16 17 18 19
SW Oakville - SE Oakville - SW Oakville - Oaktown SE Oakville - Trafalgar SW Oakville - Hopedale SW Oakville - Plaza/Mews - SW Oakville - SW Oakville - Other Village Bronte Village Mall Kerr Street Kerr/Speers Other Speers Rd. NAICS Grand Total
Shopping Centre Inclined Retail
General Merchandise - 2,339 9,680 3,687 17,155 35,712 - 2,046 312,044
General Merchandise - Department Store - - - 85,000 - - - - 429,157
Apparel - 2,625 9,529 9,594 4,371 - 3,300 1,458 379,145
Furnishings 400 14,983 8,812 9,752 24,241 - 10,261 57,698 370,975
Home Improvement 17,451 138,914 6,204 2,911 480 1,782 9,936 85,304 439,101
Miscellaneous 1,440 34,247 11,619 5,609 25,551 10,470 1,275 42,580 541,739
Miscellaneous - Used - - - - 10,848 - - 4,608 46,301
Sub-Total 19,291 193,108 45,844 116,553 82,646 47,964 24,772 193,694 2,518,461
Convenience Goods Retail
Supermarket 44,000 39,356 30,007 28,662 28,988 26,244 - - 600,028
Specialty Food 3,244 900 12,900 455 43,642 2,376 8,392 27,318 180,046
Beverage - - 180 5,257 8,694 - - - 51,216
Pharmacies & Personal Care - 864 19,392 13,019 8,642 8,640 5,805 18,082 185,183
Sub-Total 47,244 41,120 62,479 47,393 89,966 37,260 14,197 45,400 1,016,474
Automotive
Automotive 49,256 48,390 2,234 3,009 2,200 - 118,806 85,470 367,071 p Automotive Repair & Maintenance 13,484 25,900 800 - 3,096 39,781 108,740 206,993
Sub-Total 62,740 74,290 3,034 3,009 5,296 - 158,587 194,210 574,064
Services
Consumer Services Rental ------10,892 20,192
Entertainment 825 9,950 7,121 14,410 12,012 - 2,640 14,215 265,465
Finance and Insurance 3,270 1,150 11,267 10,810 5,663 - 5,076 14,691 176,232
Food Services 18,039 30,403 46,600 4,426 47,026 17,469 13,868 26,275 580,435
Health Care Services 3,420 6,735 26,103 5,282 18,732 - - 25,708 188,400
Insurance and Real Estate 2,650 990 3,810 3,209 4,140 1,134 1,935 6,144 52,461
Other Service 1,944 11,767 13,034 2,196 14,203 20,188 - 41,866 289,984
Personal and Household Goods Repair - - 1,708 175 4,449 - - 5,575 14,936
Personal Care Services 3,949 7,084 19,162 3,695 54,600 4,104 1,980 10,022 244,583
Professional, Scientific & Technical Services 600 4,005 1,650 1,200 11,390 - 7,037 13,230 88,069
Selected Office Administrative Services 400 7,900 2,344 1,250 2,020 - 2,112 13,063 44,462
Sub-Total 35,097 79,984 132,799 46,653 174,235 42,895 34,648 181,681 1,965,219
Vacant 29,804 8,421 12,664 998 39,218 3,654 7,538 29,538 276,708
-
FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
NE Oakville - Dundas/403/Winston Arterial (Auto Orientated) Other Arterial (Auto) Value Village Hampshire Gate Arterial Commercial Miscellaneous - Used 23,061 Churchill Other Arterial (Auto) Total 23,061 Sub-Regional Nodes Hyde Park Gate Bombay Hyde Park Gate Arterial Commercial Furnishings 5,300 Bombay Kids Hyde Park Gate Arterial Commercial Furnishings 4,200 Bonnie Togs Hyde Park Gate Arterial Commercial Apparel 5,100 LaSenza Hyde Park Gate Arterial Commercial Apparel 5,100 LaSenza Girl Hyde Park Gate Arterial Commercial Apparel 5,100 Lewis Craft Hyde Park Gate Arterial Commercial Miscellaneous 5,100 Loomis Art Store Hyde Park Gate Arterial Commercial Miscellaneous 15,800 Mark's Work Wearhouse Hyde Park Gate Arterial Commercial Apparel 14,400 Moore's Hyde Park Gate Arterial Commercial Apparel 6,340 Penningtons Hyde Park Gate Arterial Commercial Apparel 5,700 Reitmans Hyde Park Gate Arterial Commercial Apparel 5,700 Super Pet Hyde Park Gate Arterial Commercial Miscellaneous 19,170 Tim Hortons Hyde Park Gate Arterial Commercial Food Services 3,200 Hyde Park Gate Total 100,210 Oakville Entertainment Plaza Alice Fazooli's Winston Park Drive Employment Food Services 7,000 AMC Winston Park Drive Employment Entertainment 70,000 Boston Pizza Winston Park Drive Employment Food Services 5,300 Café Tu Tu Tango Winston Park Drive Employment Food Services 3,900 Crazy Sushi Winston Park Drive Employment Food Services 3,600 Demetre Café Winston Park Drive Employment Food Services 2,100 Eastside Marios Winston Park Drive Employment Food Services 5,000 GB Winston Park Drive Employment Food Services 6,400 Glow in the Dark Mini Putt Winston Park Drive Employment Entertainment 6,800 MuscleMag Winston Park Drive Employment Miscellaneous 11,000 Rosie McGees Irish Pub Winston Park Drive Employment Food Services 2,800 Silvery Blue Butterfly Winston Park Drive Employment Personal Care Services 9,600 Souvlaki Hut Winston Park Drive Employment Food Services 2,100 Subway Winston Park Drive Employment Food Services 2,100 The Zone - 24 Hour Family Fitness Winston Park Drive Employment Entertainment 21,500 Timothy World Coffee Winston Park Drive Employment Specialty Food 2,800 Wolfgang Puck Winston Park Drive Employment Food Services 2,100
Oakville Entertainment Plaza Total 164,100
Winston Gate Shopping Centre Aren't We Naughty Hampshire Gate Arterial Commercial Apparel 4,200
BellWorld Hampshire Gate Arterial Commercial Furnishings 1,500 Bombay Bhel Hampshire Gate Arterial Commercial Food Services 3,400 BouClair Hampshire Gate Arterial Commercial Miscellaneous 12,470 Buck or Two Hampshire Gate Arterial Commercial General Merchandise 8,000 CompureSource.ca Hampshire Gate Arterial Commercial Furnishings 1,500 Curves Hampshire Gate Arterial Commercial Entertainment 4,330 Gino's Hampshire Gate Arterial Commercial Food Services 1,093 Mr. Greek Hampshire Gate Arterial Commercial Food Services 5,100 Pier 1 Hampshire Gate Arterial Commercial Furnishings 9,350 Ponti Hampshire Gate Arterial Commercial Apparel 2,570 Popeyes Hampshire Gate Arterial Commercial Food Services 1,855 Sleep Country Hampshire Gate Arterial Commercial Furnishings 3,472 Smitty's Hampshire Gate Arterial Commercial Food Services 4,418 Solutions Hampshire Gate Arterial Commercial Home Improvement 12,000 The Maytag Store Hampshire Gate Arterial Commercial Furnishings 2,570 Winston Gate Shopping Centre 77,828 Total Winston Park Vicinity Adidas Outlet Shop Winston Park Drive Arterial Commercial Miscellaneous 5,100 Best Buy Winston Park Drive Arterial Commercial Furnishings 33,800 Canadian Tire Hyde Park Gate Arterial Commercial General Merchandise 87,400 Hakim Optical Winston Park Drive Arterial Commercial Pharmacies & Personal Care 1,800 Home & Patio Bristol Circle Arterial Commercial Furnishings 11,300 Home Depot Bristol Circle Arterial Commercial Home Improvement 126,000 McDonald's Hampshire Gate Arterial Commercial Food Services 3,967 Mirror Interiors Bristol Circle Arterial Commercial Furnishings 6,500 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
NE Oakville - Sub-Regional Nodes Winston Park Vicinity Montana's Hyde Park Gate Arterial Commercial Food Services 6,950 Mr. Big and Tall Winston Park Drive Arterial Commercial Apparel 4,800 Outback Steakhouse Hyde Park Gate Arterial Commercial Food Services 7,780 Quiznos Sub Winston Park Drive Arterial Commercial Food Services 2,060 Spa & Fitness Bristol Circle Arterial Commercial Miscellaneous 7,077 St. Louis Bar & Grill Hampshire Gate Arterial Commercial Food Services 2,500 Swish Clean-it Centre Bristol Circle Arterial Commercial Consumer Services Rental 9,300 The Kitchen Centre Hampshire Gate Arterial Commercial Furnishings 3,100 The Shoe Club Inc. Hampshire Gate Arterial Commercial Apparel 5,300 Winston Park Vicinity Total 324,734 Winston Power Centre Burger King Winston Churchill Boulevard Employment Food Services 3,831 Coast Mountain Sports Winston Churchill Boulevard Employment Miscellaneous 3,141 Royal Bank Winston Churchill Boulevard Employment Finance and Insurance 7,500 Sportchek Winston Churchill Boulevard Employment Miscellaneous 30,689 Staples Winston Churchill Boulevard Employment Miscellaneous 25,152 Winner's Winston Churchill Boulevard Employment Apparel 44,871 Winston Power Centre Total 115,184 NE Oakville - Dundas/403/Winston 805,117 Churchill Total NE Oakville - Oakville Arterial (Auto Orientated) Other Arterial (Auto) Creative Learning Centre Grand Boulevard No OP Designation Other Service 1,320 Place/Vicinity Dental/Law Offices White Oaks Arterial Commercial Health Care Services 18,000 Domino's Pizza Iroquois Shore Arterial Commercial Food Services 600 Golden Chopsticks Chinese Restaurant Iroquois Shore Arterial Commercial Food Services 1,980 Guardian Drugs Trafalgar Road Arterial Commercial Pharmacies & Personal Care 2,200
Helen Grenville Enterprises White Oaks Arterial Commercial Professional, Scientific & Technical Services 737
Little Tokyo Iroquois Shore Arterial Commercial Food Services 1,000 McDonald's Iroquois Shore Arterial Commercial Food Services 2,808 Monfort Iroquois Shore Arterial Commercial Food Services 2,000 Oakville Coffee House Trafalgar Road Arterial Commercial Food Services 200 Oakville Honda Iroquois Shore Arterial Commercial Automotive 29,735 Petro Canada Iroquois Shore Arterial Commercial Automotive 882
Phillips Photography White Oaks Arterial Commercial Professional, Scientific & Technical Services 1,152
Premier Fitness Club Iroquois Shore Arterial Commercial Entertainment 50,220 Pretty Woman Secrets Hair Salon White Oaks Arterial Commercial Personal Care Services 1,296 Pro Active Translation White Oaks Arterial Commercial Other Service 737 Personal and Household Goods Repair - RG Transportation Services White Oaks Arterial Commercial 737 Automotive Repair & Maintenance State Farm Insurance White Oaks Arterial Commercial Insurance and Real Estate 1,152 Subway Subs Iroquois Shore Arterial Commercial Food Services 700 Super Buffet Iroquois Shore Arterial Commercial Food Services 2,223 The Cove Classics White Oaks Arterial Commercial Miscellaneous 1,152 Tim Horton Donuts Iroquois Shore Arterial Commercial Food Services 1,680 Toronto Dominion Bank Iroquois Shore Arterial Commercial Finance and Insurance 4,296 Vacant Grand Boulevard No OP Designation Vacant 17,364 White Oaks Arterial Commercial Vacant 737 Other Arterial (Auto) Total 144,908 Convenience Centres Hartfordshire Square Blockbuster Video Marlborough Neighbourhood Commercial Entertainment 2,268 Burger King Marlborough Neighbourhood Commercial Food Services 3,000 Coffe Time Marlborough Neighbourhood Commercial Food Services 2,268 Dollar Days Marlborough Neighbourhood Commercial Personal Care Services 972 Gino's Pizza Marlborough Neighbourhood Commercial Food Services 540 Golden Dragon Restaurant Marlborough Neighbourhood Commercial Food Services 1,620 Luxury Nails Marlborough Neighbourhood Commercial Personal Care Services 648 Master's Computers Marlborough Neighbourhood Commercial Furnishings 1,296 Monahans Roadhouse Marlborough Neighbourhood Commercial Food Services 4,482 Mona's Hair Design Marlborough Neighbourhood Commercial Personal Care Services 702 Rabba Fine Foods Marlborough Neighbourhood Commercial Specialty Food 2,106 Tee Cleaners Marlborough Neighbourhood Commercial Personal Care Services 500 Hartfordshire Square Total 20,402 Other Convenience Creative Plus N. Service Road E. Neighbourhood Commercial Personal Care Services 882 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
NE Oakville - Oakville Convenience Centres Other Convenience Ire Cusine N. Service Road E. Neighbourhood Commercial Food Services 1,200 Lee's Milk N. Service Road E. Neighbourhood Commercial Specialty Food 882 Oakville Island Food Market N. Service Road E. Neighbourhood Commercial Specialty Food 1,512 Queen's Wine N. Service Road E. Neighbourhood Commercial Beverage 1,200 Vacant N. Service Road E. Neighbourhood Commercial Vacant 1,512 Other Convenience Total 7,188 Regional Shopping Centre Oakville Place A & W Leighland Avenue Regional Shopping Centre Food Services 355 Aldo Leighland Avenue Regional Shopping Centre Apparel 1,767 Alia Leighland Avenue Regional Shopping Centre Apparel 1,162 American Eagle Outfitters Leighland Avenue Regional Shopping Centre Apparel 4,786 Ardene Leighland Avenue Regional Shopping Centre Miscellaneous 1,017 Balta Imports Leighland Avenue Regional Shopping Centre Furnishings 1,735 Bank of Montreal Leighland Avenue Regional Shopping Centre Finance and Insurance 6,675 Bell World Leighland Avenue Regional Shopping Centre Furnishings 1,489 Bently Leighland Avenue Regional Shopping Centre Apparel 1,078 Bikini Village Leighland Avenue Regional Shopping Centre Apparel 1,323 Birks Leighland Avenue Regional Shopping Centre Apparel 2,729 Blacks Leighland Avenue Regional Shopping Centre Personal Care Services 1,265 Bluenotes Leighland Avenue Regional Shopping Centre Apparel 3,200 Boat House Leighland Avenue Regional Shopping Centre Apparel 2,728 Carlton Cards Leighland Avenue Regional Shopping Centre Miscellaneous 1,480 Chesler Shoes Leighland Avenue Regional Shopping Centre Apparel 1,490 Claire's Leighland Avenue Regional Shopping Centre Apparel 1,326 Classic Fit Alterations Leighland Avenue Regional Shopping Centre Personal and Household Goods Repair 1,490 Coles Leighland Avenue Regional Shopping Centre Miscellaneous 1,906 Cotton Ginny Leighland Avenue Regional Shopping Centre Apparel 1,920 Danier Leather Leighland Avenue Regional Shopping Centre Apparel 1,935 East Side Mario's Leighland Avenue Regional Shopping Centre Food Services 4,462 EB Games Leighland Avenue Regional Shopping Centre Furnishings 1,115 EDO Leighland Avenue Regional Shopping Centre Food Services 398 English Butler Leighland Avenue Regional Shopping Centre Miscellaneous 1,521 Fairweather Leighland Avenue Regional Shopping Centre Apparel 3,719 Femme de Carriere Leighland Avenue Regional Shopping Centre Apparel 1,036 Flight Centre Leighland Avenue Regional Shopping Centre Selected Office Administrative Services 493 Foot Locker Leighland Avenue Regional Shopping Centre Apparel 2,880 Garage Leighland Avenue Regional Shopping Centre Apparel 2,948 Hair Salon Leighland Avenue Regional Shopping Centre Personal Care Services 944 Hallmark Leighland Avenue Regional Shopping Centre Miscellaneous 1,600 HMV Leighland Avenue Regional Shopping Centre Miscellaneous 3,250 I-Vision Leighland Avenue Regional Shopping Centre Pharmacies & Personal Care 1,458 J. Michaels Leighland Avenue Regional Shopping Centre Apparel 1,849 Jacob Leighland Avenue Regional Shopping Centre Apparel 4,902 Jacob Jr Leighland Avenue Regional Shopping Centre Apparel 1,999 Jersey Source Leighland Avenue Regional Shopping Centre Apparel 1,091 Jimmy the Greek Leighland Avenue Regional Shopping Centre Food Services 297 Jugo Juice Leighland Avenue Regional Shopping Centre Food Services 202 Keyman Engraveables Leighland Avenue Regional Shopping Centre Apparel 771 Kiddie Kobbler Leighland Avenue Regional Shopping Centre Apparel 1,254 Kitchen Sense Leighland Avenue Regional Shopping Centre Furnishings 3,225 La Senza Leighland Avenue Regional Shopping Centre Apparel 3,743 La Senza Girl Leighland Avenue Regional Shopping Centre Apparel 1,639 Laura/Laura Petites Leighland Avenue Regional Shopping Centre Apparel 5,963 Le Chateau Leighland Avenue Regional Shopping Centre Apparel 1,632 Lenscraft Leighland Avenue Regional Shopping Centre Pharmacies & Personal Care 3,245 Manchu Wok Leighland Avenue Regional Shopping Centre Food Services 477 Metalsmith Leighland Avenue Regional Shopping Centre Apparel 560 Moneysworth & Best Leighland Avenue Regional Shopping Centre Personal and Household Goods Repair 225 Mr. Sub Leighland Avenue Regional Shopping Centre Food Services 380 Music World Leighland Avenue Regional Shopping Centre Apparel 3,093 New York Fries Leighland Avenue Regional Shopping Centre Food Services 317 Nine West Leighland Avenue Regional Shopping Centre Apparel 1,372 Northern Getaway Leighland Avenue Regional Shopping Centre Apparel 2,139 Northern Reflections Leighland Avenue Regional Shopping Centre Apparel 1,864 Nygard Leighland Avenue Regional Shopping Centre Apparel 2,128 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
NE Oakville - Oakville Regional Shopping Centre Oakville Place Opus Leighland Avenue Regional Shopping Centre Apparel 2,248 Peoples Jewellery Leighland Avenue Regional Shopping Centre Apparel 1,720 Please Mum Leighland Avenue Regional Shopping Centre Apparel 1,564 Purdy's Chocolates Leighland Avenue Regional Shopping Centre Specialty Food 820 R2W Leighland Avenue Regional Shopping Centre Apparel 1,372 Radio Shack Leighland Avenue Regional Shopping Centre Furnishings 2,495 Raffi Jewellers Leighland Avenue Regional Shopping Centre Apparel 2,093 Roasty Jack Leighland Avenue Regional Shopping Centre Food Services 450 Rob McIntosh Gifts Leighland Avenue Regional Shopping Centre Miscellaneous 2,256 Rogers/Cantel Leighland Avenue Regional Shopping Centre Furnishings 730 Roots Leighland Avenue Regional Shopping Centre Apparel 2,145 Sandwhich Tree Leighland Avenue Regional Shopping Centre Food Services 418
Sears Leighland Avenue Regional Shopping Centre General Merchandise - Department Store 104,165
Shoppers Drug Mart Leighland Avenue Regional Shopping Centre Pharmacies & Personal Care 10,571 Smart Set Leighland Avenue Regional Shopping Centre Apparel 3,003 Spencer Gifts Leighland Avenue Regional Shopping Centre Miscellaneous 1,784 Suzy Shier Leighland Avenue Regional Shopping Centre Apparel 2,440 Tabi International Leighland Avenue Regional Shopping Centre Apparel 1,539 Telus Leighland Avenue Regional Shopping Centre Furnishings 1,326
The Bay Leighland Avenue Regional Shopping Centre General Merchandise - Department Store 119,428
The Body Shop Leighland Avenue Regional Shopping Centre Pharmacies & Personal Care 945 Tim Horton Donuts Leighland Avenue Regional Shopping Centre Food Services 532 Total Beauty Essentials Leighland Avenue Regional Shopping Centre Pharmacies & Personal Care 1,806 Total Image Leighland Avenue Regional Shopping Centre Personal Care Services 1,513 Vacant Leighland Avenue Regional Shopping Centre Vacant 24,809 Visage Leighland Avenue Regional Shopping Centre Pharmacies & Personal Care 618 Wireless Wave Leighland Avenue Regional Shopping Centre Furnishings 558 Yogen Fruz Leighland Avenue Regional Shopping Centre Food Services 202 Zacks Leighland Avenue Regional Shopping Centre Apparel 1,879 Oakville Place Total 408,476 NE Oakville - Oakville 580,974 Place/Vicinity Total NE Oakville - Other Arterial (Auto Orientated) Other Arterial (Auto) Agram Garden Centre Dundas Street East Arterial Commercial Home Improvement 10,000 Petro Canada Dundas St. East Arterial Commercial Automotive 2,047 Other Arterial (Auto) Total 12,047 Convenience Centres College Park Plaza Bob-R-Shop Queensbury Crescent Neighbourhood Commercial Personal Care Services 324 Dr. Karen Smith, Errol Norontha Queensbury Crescent Neighbourhood Commercial Health Care Services 425 Queensbury Dental Clinic Queensbury Crescent Neighbourhood Commercial Health Care Services 850 Royal Oak Custom Cleaners Queensbury Crescent Neighbourhood Commercial Personal Care Services 2,160 Upper Middle Convenience Queensbury Crescent Neighbourhood Commercial Specialty Food 600 College Park Plaza Total 4,359 Other Convenience Dentistry of Glenashton Grossvenor Street Convenience Commercial Centre Health Care Services 1,100 Giovannie's Pizza Grossvenor Street Convenience Commercial Centre Food Services 700 Glenashton Pharmacy Glenashton Convenience Commercial Centre Pharmacies & Personal Care 1,000 Little Kids Day Care Centre Grossvenor Street Convenience Commercial Centre Other Service 2,200 Mac's Grossvenor Street Convenience Commercial Centre Specialty Food 2,200 Northridge Family Chiropractor Grossvenor Street Convenience Commercial Centre Health Care Services 1,100 Oakville Gardens Variety Sixth Line Neighbourhood Commercial General Merchandise 864 Petro Canada Trafalgar Road Convenience Commercial Centre Automotive 144 Stich and Clean Grossvenor Street Convenience Commercial Centre Other Service 1,100 The Original Garden Centre Dundas Street East Neighbourhood Commercial Home Improvement 12,000 Other Convenience Total 22,408 River Glen Mews Plaza Double Double Pizza Sixth Line Neighbourhood Commercial Food Services 1,400 Dr. Robert Pachler Sixth Line Neighbourhood Commercial Health Care Services 1,400 Dragon House Chinese Restaurant Sixth Line Neighbourhood Commercial Food Services 1,400 Flowers Gifts Sixth Line Neighbourhood Commercial Miscellaneous 1,000 freestanding under construction/for lease Sixth Line Neighbourhood Commercial Vacant 2,800 Macs Sixth Line Neighbourhood Commercial Specialty Food 1,100 Movie Experts Sixth Line Neighbourhood Commercial Entertainment 700
North Oakville Animal Hospital Sixth Line Neighbourhood Commercial Professional, Scientific & Technical Services 2,100
Oak Dry Cleaner Sixth Line Neighbourhood Commercial Personal Care Services 700 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
NE Oakville - Other Convenience Centres River Glen Mews Plaza Oak Park Chiropractic Sixth Line Neighbourhood Commercial Health Care Services 1,400 Oak Park Community Pharmacy & Medical C Sixth Line Neighbourhood Commercial Pharmacies & Personal Care 2,100 Oakville Park Dental Sixth Line Neighbourhood Commercial Health Care Services 1,400 Piast Deli Sixth Line Neighbourhood Commercial Food Services 700 Spice Your Kitchen Sixth Line Neighbourhood Commercial Furnishings 1,400 Sunshine Joe Sixth Line Neighbourhood Commercial Food Services 700
The Tax Management Centre Sixth Line Neighbourhood Commercial Professional, Scientific & Technical Services 700
Uptown Hair Studio & Aesthetics Sixth Line Neighbourhood Commercial Personal Care Services 1,400 Vacant Sixth Line Neighbourhood Commercial Vacant 1,400 River Glen Mews Plaza Total 23,800
River Oaks Convenience Plaza Computer 101 Sixth Line Neighbourhood Commercial Furnishings 480
Dry Clearners, Etc Sixth Line Neighbourhood Commercial Personal Care Services 750
Edward Jones Sixth Line Neighbourhood Commercial Professional, Scientific & Technical Services 480
Hair & Aesthetics Impression Sixth Line Neighbourhood Commercial Personal Care Services 1,050 M & M Meats Sixth Line Neighbourhood Commercial Specialty Food 864 Macs Sixth Line Neighbourhood Commercial Specialty Food 972 Pizzaville Sixth Line Neighbourhood Commercial Food Services 750 River Oaks Barber Shop Sixth Line Neighbourhood Commercial Personal Care Services 750 River Oaks Medical Clinic & Pharmacy Sixth Line Neighbourhood Commercial Pharmacies & Personal Care 1,824
RM Rose Law Office Sixth Line Neighbourhood Commercial Professional, Scientific & Technical Services 1,300
River Oaks Convenience Plaza 9,220 Total River Oaks Plaza Express Convenience River Oaks Boulevard W Convenience Commercial Centre Specialty Food 1,045 FM Cleaners River Oaks Boulevard W Convenience Commercial Centre Personal Care Services 871 Shear Concepts River Oaks Boulevard W Convenience Commercial Centre Personal Care Services 435 The Kokkra Bakery & Coffee Inc. River Oaks Boulevard W Convenience Commercial Centre Specialty Food 435 Twice the Deal Pizza River Oaks Boulevard W Convenience Commercial Centre Food Services 435 Vacant River Oaks Boulevard W Convenience Commercial Centre Vacant 871 River Oaks Plaza Total 4,092
River Oaks Professional Offices Chiropractic Wellness Centre Sixth Line Neighbourhood Commercial Health Care Services 1,350
Dr. Richard Grolmus Chiropracter Sixth Line Neighbourhood Commercial Health Care Services 1,350 River Oaks Dental Sixth Line Neighbourhood Commercial Health Care Services 1,350 River Oaks Professional Offices 4,050 Total Upper Sixth Plaza Art's Fish & Chips Sixth Line Neighbourhood Commercial Food Services 850 Hasty Market Sixth Line Neighbourhood Commercial Specialty Food 1,710 Mario's Pizza Sixth Line Neighbourhood Commercial Food Services 850 Nino Hairstyles & Barber Shop Sixth Line Neighbourhood Commercial Personal Care Services 850 North Oak Dental Office Sixth Line Neighbourhood Commercial Health Care Services 850 Ontario Early Years Centre Sixth Line Neighbourhood Commercial Other Service 2,050 Pitchers Restaurant Sixth Line Neighbourhood Commercial Food Services 1,596 Sketchley Cleaners Sixth Line Neighbourhood Commercial Personal Care Services 360 Time Out Mickey's Sports Bar Sixth Line Neighbourhood Commercial Food Services 2,050 Upper Sixth Plaza Total 11,166 NE Oakville - Other Total 91,142 NE Oakville - RioCan Centre - Neyagawa Blvd and Neighbourhood Centres Rio Centre Benjamin Moore Dundas Street Community Shopping Area Home Improvement 2,329 Dundas St. Blockbuster Dundas Street Community Shopping Area Entertainment 5,010 Chiropracter Office Dundas Street Community Shopping Area Health Care Services 1,492 Dominon Dundas Street Community Shopping Area Supermarket 54,191 Dubh Linns Gate Dundas Street Community Shopping Area Food Services 2,939 Fine Crystal Ware Dundas Street Community Shopping Area Miscellaneous 1,568 GNC Dundas Street Community Shopping Area Pharmacies & Personal Care 1,107 Magic Cuts Dundas Street Community Shopping Area Personal Care Services 1,103 North Oakville Soccer & Rugby Dundas Street Community Shopping Area Other Service 1,696 Ours Convenience Dundas Street Community Shopping Area Specialty Food 1,500 Pediatric Dentistry Dundas Street Community Shopping Area Health Care Services 1,663 Planet Beach Dundas Street Community Shopping Area Personal Care Services 1,165 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
NE Oakville - RioCan Centre - Neighbourhood Centres Rio Centre Shoppers Drug Mart Dundas Street Community Shopping Area Pharmacies & Personal Care 10,013 Spotless Dry Cleaning Dundas Street Community Shopping Area Personal Care Services 2,199 Subway Dundas Street Community Shopping Area Food Services 1,290 Upper Glen Abbey Dental Dundas Street Community Shopping Area Health Care Services 1,917 Rio Centre Total 91,182 NE Oakville - RioCan Centre - Neyagawa Blvd and 91,182 Dundas St. Total
NE Oakville - Upper Oakville Arterial (Auto Orientated) Other Arterial (Auto) Petro Canada Upper Middle Road E. Community Shopping Area Automotive 216
Other Arterial (Auto) Total 216
Neighbourhood Centres Upper Oakville Shopping Centre Baskin Robbins Upper Middle Road E. Community Shopping Area Food Services 1,014
Buck or Two Upper Middle Road E. Community Shopping Area General Merchandise 7,020 CIBC Upper Middle Road E. Community Shopping Area Finance and Insurance 2,808 Dr. K. Cuddy Upper Middle Road E. Community Shopping Area Health Care Services 1,014 Glazer Opticians Upper Middle Road E. Community Shopping Area Pharmacies & Personal Care 840 Harveys Upper Middle Road E. Community Shopping Area Food Services 2,700 Hasty Market Upper Middle Road E. Community Shopping Area Specialty Food 1,680 Head Over Heels Shoe Repair Upper Middle Road E. Community Shopping Area Personal and Household Goods Repair 720 Hooper's Vitamins Upper Middle Road E. Community Shopping Area Pharmacies & Personal Care 1,170 Images Hair Studio Upper Middle Road E. Community Shopping Area Personal Care Services 702 Jolly Tots Upper Middle Road E. Community Shopping Area Apparel 2,106 LCBO Upper Middle Road E. Community Shopping Area Beverage 3,060 London Gold Upper Middle Road E. Community Shopping Area Apparel 1,014 Magicuts Upper Middle Road E. Community Shopping Area Personal Care Services 1,050 Mailboxes, Etc. Upper Middle Road E. Community Shopping Area Selected Office Administrative Services 702 Masterminds Upper Middle Road E. Community Shopping Area Miscellaneous 4,000 Miracle Ultra Mart Upper Middle Road E. Community Shopping Area Supermarket 42,300 Mr. Sub Upper Middle Road E. Community Shopping Area Food Services 1,404 Nilblicks Upper Middle Road E. Community Shopping Area Food Services 2,000 Niwa Sushi Upper Middle Road E. Community Shopping Area Food Services 840 Nutty Chocolatire Upper Middle Road E. Community Shopping Area Specialty Food 1,014 Oakville Academy of Fine Arts Upper Middle Road E. Community Shopping Area Other Service 4,000 One Hour Motophoto Upper Middle Road E. Community Shopping Area Personal Care Services 840 Parkers Cleaners Upper Middle Road E. Community Shopping Area Personal Care Services 2,100 Peach Tree Gallery Upper Middle Road E. Community Shopping Area Furnishings 840 Pizza Pizza Upper Middle Road E. Community Shopping Area Food Services 840 Pronto Gourmet Upper Middle Road E. Community Shopping Area Specialty Food 1,404 Rogers Video Upper Middle Road E. Community Shopping Area Entertainment 2,520 Second Cup Upper Middle Road E. Community Shopping Area Food Services 2,808 Sol Exotica Upper Middle Road E. Community Shopping Area Personal Care Services 1,200 Swiss Chalet Upper Middle Road E. Community Shopping Area Food Services 6,525 The Beer Store Upper Middle Road E. Community Shopping Area Beverage 4,320 The Card Shop Upper Middle Road E. Community Shopping Area Miscellaneous 1,260 The Co-Operators Upper Middle Road E. Community Shopping Area Insurance and Real Estate 540 The Doctors' Office Upper Middle Road E. Community Shopping Area Health Care Services 972 The Flower Place Upper Middle Road E. Community Shopping Area Miscellaneous 1,050 The Oakroom Upper Middle Road E. Community Shopping Area Apparel 1,890 Toronto Dominion Bank Upper Middle Road E. Community Shopping Area Finance and Insurance 2,700 Travel Discount Prices Upper Middle Road E. Community Shopping Area Selected Office Administrative Services 840 Upper Oakville Chiropractic Clinic Upper Middle Road E. Community Shopping Area Health Care Services 1,260 Vacant Upper Middle Road E. Community Shopping Area Vacant 20,840 Wines Unlimited Upper Middle Road E. Community Shopping Area Beverage 700 Upper Oakville Shopping Centre 138,607 Total NE Oakville - Upper Oakville 138,823 Total
NE Oakville - Uptown Core Arterial (Auto Orientated) 2325-2365 Trafalgar Bestow Hair and Spa Trafalgar Arterial Commercial Personal Care Services 939
Crabby Joe's Trafalgar Arterial Commercial Food Services 4,236 Hakim Optical Trafalgar Arterial Commercial Pharmacies & Personal Care 2,118 Hasty Mart Trafalgar Arterial Commercial Specialty Food 1,602 Pita Nutsy Trafalgar Arterial Commercial Food Services 939 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
NE Oakville - Uptown Core Arterial (Auto Orientated) 2325-2365 Trafalgar TD Canada Trust Trafalgar Arterial Commercial Finance and Insurance 3,922 Telus Trafalgar Arterial Commercial Furnishings 1,059 Vacat Trafalgar Arterial Commercial Vacant 1,059 Wendy's and Tim Horton's Trafalgar Arterial Commercial Food Services 3,900 Zajac Dental Trafalgar Arterial Commercial Health Care Services 2,000 2325-2365 Trafalgar Total 21,774 Other Arterial (Auto) Colour Addicition Postridge Drive Arterial Commercial Personal Care Services 1,000 Cutting Edge Nutrition Postridge Drive Arterial Commercial Pharmacies & Personal Care 1,000 Esso Dundas Street East No OP Designation Automotive 660 Oakville Computers Postridge Drive Arterial Commercial Furnishings 1,000
Ronell Interiors Postridge Drive Arterial Commercial Professional, Scientific & Technical Services 1,000
Sassy Nails Postridge Drive Arterial Commercial Personal Care Services 1,000 Shell Trafalgar Arterial Commercial Automotive 5,000 Toronto Art Picture Framing Postridge Drive Arterial Commercial Furnishings 1,000 Vacant Postridge Drive Arterial Commercial Vacant 3,000 Vincent 2 Barbershop Postridge Drive Arterial Commercial Personal Care Services 1,000 Other Arterial (Auto) Total 15,660
Sub-Regional Nodes Iroquois Ridge Shopping Centre 3 for 1 Optical Dundas St. East Arterial Commercial Pharmacies & Personal Care 2,600
All State Dundas St. East Arterial Commercial Insurance and Real Estate 1,000 Bank of Montreal Dundas St. East Arterial Commercial Finance and Insurance 5,533 Beauty Supply Outlet Dundas St. East Arterial Commercial Pharmacies & Personal Care 1,200 Booster Juicer Dundas St. East Arterial Commercial Food Services 1,000 Canadian Tire Dundas St. East Arterial Commercial General Merchandise 115,000 Canadian Tire Gas Dundas St. East Arterial Commercial Automotive 1,947 Curves Dundas St. East Arterial Commercial Entertainment 1,958 Dundas Chiropractor Dundas St. East Arterial Commercial Health Care Services 1,250 Extreme Pita Dundas St. East Arterial Commercial Food Services 1,000 Frame Express Dundas St. East Arterial Commercial Furnishings 1,250 Funtastic Indoor Playground Dundas St. East Arterial Commercial Entertainment 850 Glow Tan Dundas St. East Arterial Commercial Personal Care Services 1,250 Guardian Drugs Dundas St. East Arterial Commercial Pharmacies & Personal Care 1,200 Herbal Magic Dundas St. East Arterial Commercial Pharmacies & Personal Care 850 Highlander's DVD Dundas St. East Arterial Commercial Entertainment 1,200 Kinetic Konnection Dundas St. East Arterial Commercial Miscellaneous 3,000 Longo's Dundas St. East Arterial Commercial Supermarket 47,243 Medical Centre Dundas St. East Arterial Commercial Health Care Services 2,099 Oakville Children's Dentistry Dundas St. East Arterial Commercial Health Care Services 1,769 Oakville Golf Dundas St. East Arterial Commercial Miscellaneous 1,200 Oxford Tutoring Dundas St. East Arterial Commercial Other Service 850 Petcetera Dundas St. East Arterial Commercial Miscellaneous 13,961 Pur Spa Dundas St. East Arterial Commercial Personal Care Services 1,250 Quiznos Subs Dundas St. East Arterial Commercial Food Services 1,231 Rico's Hair Dundas St. East Arterial Commercial Personal Care Services 850 Roxy's Burgers Dundas St. East Arterial Commercial Food Services 2,200 Smoke and Variety Dundas St. East Arterial Commercial General Merchandise 850 Starbucks Dundas St. East Arterial Commercial Food Services 1,500 Tako Japanese Restaurant Dundas St. East Arterial Commercial Food Services 3,003 The Source Dundas St. East Arterial Commercial Apparel 850 Towngate Cleaners Dundas St. East Arterial Commercial Personal Care Services 850 United Dental Clinic Dundas St. East Arterial Commercial Health Care Services 1,231 Vacant Dundas St. East Arterial Commercial Vacant 5,610 Water Express Dundas St. East Arterial Commercial Specialty Food 2,000 William's Coffe Pub Dundas St. East Arterial Commercial Food Services 4,306 Your Dollar Store Dundas St. East Arterial Commercial General Merchandise 2,000 Iroquois Ridge Shopping Centre 236,941 Total Oak Park Bright Vision Optical Oakwalk Central Retail Area (Uptown Core) Pharmacies & Personal Care 1,813 Bulk Barn Oakwalk Central Retail Area (Uptown Core) Specialty Food 3,417 Covers Hays Boulevard Central Retail Area (Uptown Core) Furnishings 4,531 Dairy Queen Hays Boulevard Central Retail Area (Uptown Core) Food Services 2,400 Dental Office Hays Boulevard Central Retail Area (Uptown Core) Health Care Services 1,231 EB Games Oakwalk Central Retail Area (Uptown Core) Furnishings 2,000 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
NE Oakville - Uptown Core Sub-Regional Nodes Oak Park Everything For A Dollar Hays Boulevard Central Retail Area (Uptown Core) General Merchandise 4,077 Kelsey's Hays Boulevard Central Retail Area (Uptown Core) Food Services 5,080 LCBO Oakwalk Central Retail Area (Uptown Core) Beverage 14,885 Mr. Sub Oakwalk Central Retail Area (Uptown Core) Food Services 1,600 Payless Shoes Hays Boulevard Central Retail Area (Uptown Core) Apparel 2,793 Pizza Delight Oakwalk Central Retail Area (Uptown Core) Food Services 2,298 Radio Shack Oakwalk Central Retail Area (Uptown Core) Furnishings 1,813 Real Canadian Superstore Oakwalk Central Retail Area (Uptown Core) Supermarket 119,556 Royal Bank Hays Boulevard Central Retail Area (Uptown Core) Finance and Insurance 5,022 Sports Mart Oakwalk Central Retail Area (Uptown Core) Miscellaneous 6,833 Spotless Laundry Clinic Oakwalk Central Retail Area (Uptown Core) Personal Care Services 700 Super Cuts Hays Boulevard Central Retail Area (Uptown Core) Personal Care Services 1,221
Walmart Hays Boulevard Central Retail Area (Uptown Core) General Merchandise - Department Store 120,564
Oak Park Total 301,834 Trafalgar RIdge 2001 Audio Video Trafalgar Central Retail Area (Uptown Core) Furnishings 5,500 Back Yard Nature Store (vacant) Trafalgar Central Retail Area (Uptown Core) Vacant 1,281 Benjamin Moore Trafalgar Central Retail Area (Uptown Core) Home Improvement 1,494 Bollywood Fashions Trafalgar Central Retail Area (Uptown Core) Apparel 1,023 Can Asia Trafalgar Central Retail Area (Uptown Core) Specialty Food 2,476 Chiropractic & Acupuncture Trafalgar Central Retail Area (Uptown Core) Health Care Services 1,294 Computer Edge Trafalgar Central Retail Area (Uptown Core) Furnishings 1,563 Dandilions and Roses Trafalgar Central Retail Area (Uptown Core) Miscellaneous - Used 1,289 Doggy Detailing Trafalgar Central Retail Area (Uptown Core) Personal Care Services 1,135
Edward Jones Trafalgar Central Retail Area (Uptown Core) Professional, Scientific & Technical Services 974
Fabutan Trafalgar Central Retail Area (Uptown Core) Personal Care Services 904 Family Dentistry Trafalgar Central Retail Area (Uptown Core) Health Care Services 1,299 First Choice Haircutters Trafalgar Central Retail Area (Uptown Core) Personal Care Services 1,098 Framing Trends Trafalgar Central Retail Area (Uptown Core) Furnishings 1,129 Halton Vacuum Trafalgar Central Retail Area (Uptown Core) Furnishings 1,275 Kids Craft Café Trafalgar Central Retail Area (Uptown Core) Other Service 1,279 Laser Rejuvination Clinic Trafalgar Central Retail Area (Uptown Core) Personal Care Services 2,582 Montessori School Trafalgar Central Retail Area (Uptown Core) Other Service 5,178 MTO Driver Improvement Trafalgar Central Retail Area (Uptown Core) Other Service 1,281 Nature's Source Trafalgar Central Retail Area (Uptown Core) Specialty Food 2,095 Once Upon a Child Trafalgar Central Retail Area (Uptown Core) Miscellaneous - Used 2,481 Pet Valu Trafalgar Central Retail Area (Uptown Core) Miscellaneous 2,045 Pizza Hut Trafalgar Central Retail Area (Uptown Core) Food Services 3,891 Scotia Bank Trafalgar Central Retail Area (Uptown Core) Finance and Insurance 5,000 Spotless Dry Cleaners Trafalgar Central Retail Area (Uptown Core) Personal Care Services 599 Subway Trafalgar Central Retail Area (Uptown Core) Food Services 1,343 Sunny's Convenience Trafalgar Central Retail Area (Uptown Core) Specialty Food 1,772 Super Ten Nails Trafalgar Central Retail Area (Uptown Core) Personal Care Services 837 The Florist Trafalgar Central Retail Area (Uptown Core) Miscellaneous 879 The Pita Pit Trafalgar Central Retail Area (Uptown Core) Food Services 1,003 The Village Winemakers Trafalgar Central Retail Area (Uptown Core) Miscellaneous 1,732 Uptown Orthodontic Trafalgar Central Retail Area (Uptown Core) Health Care Services 1,635 Vacant Trafalgar Central Retail Area (Uptown Core) Vacant 2,034
Vetrainary Hospital Trafalgar Central Retail Area (Uptown Core) Professional, Scientific & Technical Services 1,998
Winners/HomeSense Trafalgar Central Retail Area (Uptown Core) Apparel 55,000 Trafalgar RIdge Total 118,397 NE Oakville - Uptown Core 694,606 Total NW Oakville - Fox Creek Neighbourhood Centres Fox Creek Plaza Family & Cosmetic Dentistry Third Line Community Shopping Area Health Care Services 1,200 Fitness Lifestyles Third Line Community Shopping Area Entertainment 2,400
Fox Creek Animal Hospital Third Line Community Shopping Area Professional, Scientific & Technical Services 2,400
Framing Art Third Line Community Shopping Area Furnishings 2,400 Halton Dragon Third Line Community Shopping Area Food Services 1,200 Heaven Scent Flowers Third Line Community Shopping Area Miscellaneous 1,200 Kitchen Food Fair Convenience Third Line Community Shopping Area Specialty Food 1,200 Medical One Third Line Community Shopping Area Health Care Services 1,200 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
NW Oakville - Fox Creek Neighbourhood Centres Fox Creek Plaza Palm Beach Mega Tan Third Line Community Shopping Area Personal Care Services 1,200 Pet Value Third Line Community Shopping Area Miscellaneous 2,400 Pizza Nova Third Line Community Shopping Area Food Services 2,400 Price Chopper Third Line Community Shopping Area Supermarket 32,340 Quiznos Third Line Community Shopping Area Food Services 2,400 Royal Bank Third Line Community Shopping Area Finance and Insurance 2,800 Salon True Spa Third Line Community Shopping Area Personal Care Services 2,400 Saltcreek House Third Line Community Shopping Area Miscellaneous 1,200 Selba Kitchens & Baths Third Line Community Shopping Area Home Improvement 2,400 Shoppers Drug Mart Third Line Community Shopping Area Pharmacies & Personal Care 11,000 Skinflex Phototherapy Third Line Community Shopping Area Health Care Services 1,200 Spotless Dry Cleaners Third Line Community Shopping Area Personal Care Services 2,400 Starbucks Third Line Community Shopping Area Food Services 1,200 Telus Third Line Community Shopping Area Furnishings 1,200 Vacant Third Line Community Shopping Area Vacant 4,800 Walkers Chocolates Third Line Community Shopping Area Specialty Food 1,200 Fox Creek Plaza Total 85,740 NW Oakville - Fox Creek 85,740 Total NW Oakville - Oakville Town Convenience Centres Abbey Centre Dairy Queen N. Service Road W. Neighbourhood Commercial Food Services 2,350 Centre Il Fornello N. Service Road W. Neighbourhood Commercial Food Services 3,400 Select Sandwich N. Service Road W. Neighbourhood Commercial Food Services 1,750 Starbucks N. Service Road W. Neighbourhood Commercial Food Services 1,380 Abbey Centre Total 8,880 Sub-Regional Nodes Oakville Town Centre I Avenue 1 N. Service Road W. Community Shopping Area Miscellaneous 1,200 Blazers N. Service Road W. Community Shopping Area Apparel 1,635 Card 'N Party N. Service Road W. Community Shopping Area Miscellaneous 1,491 Caz's Fish & Chip Shoppe N. Service Road W. Community Shopping Area Food Services 2,120 Chapters N. Service Road W. Community Shopping Area Miscellaneous 30,000 Dollar Rama N. Service Road W. Community Shopping Area General Merchandise 5,000 Dr. Bernstein Weight Loss Clinics N. Service Road W. Community Shopping Area Personal Care Services 2,150 Future Shop N. Service Road W. Community Shopping Area Furnishings 12,000 Glen Abbey Framing & Fine Art N. Service Road W. Community Shopping Area Furnishings 988 Good Life Fitness N. Service Road W. Community Shopping Area Entertainment 2,444 Guardian Pharmacy N. Service Road W. Community Shopping Area Pharmacies & Personal Care 988 Images International N. Service Road W. Community Shopping Area Personal Care Services 2,100 Imperial Dry Cleaners N. Service Road W. Community Shopping Area Personal Care Services 707 LCBO N. Service Road W. Community Shopping Area Beverage 2,484 Licks N. Service Road W. Community Shopping Area Food Services 3,800 Magicuts N. Service Road W. Community Shopping Area Personal Care Services 2,200 Microplay N. Service Road W. Community Shopping Area Furnishings 1,600 Moore's The Suit People N. Service Road W. Community Shopping Area Apparel 4,530 Oakville Dental Office N. Service Road W. Community Shopping Area Health Care Services 1,819 Oakville Home and Comfort N. Service Road W. Community Shopping Area Home Improvement 2,484 Oakville Sight and Sound N. Service Road W. Community Shopping Area Furnishings 2,150 Pet Valu N. Service Road W. Community Shopping Area Miscellaneous 2,013 Pizza Hut N. Service Road W. Community Shopping Area Food Services 3,789 ProGolf N. Service Road W. Community Shopping Area Miscellaneous 1,600 Prudential Realty N. Service Road W. Community Shopping Area Insurance and Real Estate 2,588 Scotia Bank N. Service Road W. Community Shopping Area Finance and Insurance 3,344 Sport Nutrition Depot N. Service Road W. Community Shopping Area Pharmacies & Personal Care 988 Sportchek N. Service Road W. Community Shopping Area Miscellaneous 15,000 Staples N. Service Road W. Community Shopping Area Miscellaneous 28,000 The Abbey Grill - Oarhouse N. Service Road W. Community Shopping Area Food Services 7,200 The Barn N. Service Road W. Community Shopping Area Supermarket 46,489 The Beat Goes On N. Service Road W. Community Shopping Area Miscellaneous 900 The Doctors Office N. Service Road W. Community Shopping Area Health Care Services 2,693 Tim Horton Donuts N. Service Road W. Community Shopping Area Food Services 2,200 Total Travel N. Service Road W. Community Shopping Area Selected Office Administrative Services 548 Toys "R" Us N. Service Road W. Community Shopping Area Miscellaneous 40,845 Oakville Town Centre I Total 242,087 Oakville Town Centre II Bank of Montreal N. Service Road W. Arterial Commercial Finance and Insurance 6,474 CAA N. Service Road W. Arterial Commercial Other Service 2,983 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
NW Oakville - Oakville Town Sub-Regional Nodes Oakville Town Centre II Carlton Cards MarketPlace N. Service Road W. Arterial Commercial Miscellaneous 3,631 Convenience K N. Service Road W. Arterial Commercial Specialty Food 1,880 Dentistry in the Abbey N. Service Road W. Arterial Commercial Health Care Services 1,300 EB Games N. Service Road W. Arterial Commercial Miscellaneous 1,366 First Choice Hair Cutters N. Service Road W. Arterial Commercial Personal Care Services 1,100 Henry's N. Service Road W. Arterial Commercial Furnishings 1,371 HMV Music N. Service Road W. Arterial Commercial Miscellaneous 3,904 Hy & Zel's N. Service Road W. Arterial Commercial Pharmacies & Personal Care 30,240 Jenny Craig N. Service Road W. Arterial Commercial Personal Care Services 2,369 Keko's Dry Cleaners N. Service Road W. Arterial Commercial Personal Care Services 623 Mailboxes N. Service Road W. Arterial Commercial Selected Office Administrative Services 1,200 McDonald's N. Service Road W. Arterial Commercial Food Services 4,672 Michael's N. Service Road W. Arterial Commercial Miscellaneous 18,877 Ministry of Health and Long Term Care N. Service Road W. Arterial Commercial Other Service 2,484 Mr. Sub N. Service Road W. Arterial Commercial Food Services 1,147 National Sports Centre N. Service Road W. Arterial Commercial Miscellaneous 18,024 Philthy McNasty's N. Service Road W. Arterial Commercial Food Services 10,448 Pier 1 N. Service Road W. Arterial Commercial Furnishings 9,000 Purolator N. Service Road W. Arterial Commercial Other Service 718 Radio Shack N. Service Road W. Arterial Commercial Furnishings 1,880 Reitman's N. Service Road W. Arterial Commercial Apparel 7,200 Royal Bank N. Service Road W. Arterial Commercial Finance and Insurance 5,551 Sleep Country N. Service Road W. Arterial Commercial Furnishings 10,436 Telus N. Service Road W. Arterial Commercial Furnishings 1,100 Teriyaki Experience N. Service Road W. Arterial Commercial Food Services 1,831 The Keg N. Service Road W. Arterial Commercial Food Services 7,350 Personal and Household Goods Repair - The Master Mechanic N. Service Road W. Arterial Commercial 2,867 Automotive Repair & Maintenance The Shoe Company N. Service Road W. Arterial Commercial Apparel 3,993 Personal and Household Goods Repair - Towne Centre Car Wash N. Service Road W. Arterial Commercial 2,843 Automotive Repair & Maintenance Vacant N. Service Road W. Arterial Commercial Vacant 2,500 Winners N. Service Road W. Arterial Commercial Apparel 11,884 Wintronic Computers Plus N. Service Road W. Arterial Commercial Furnishings 2,400 Oakville Town Centre II Total 185,646 NW Oakville - Oakville Town 436,613 Centre Total NW Oakville - Other Arterial (Auto Orientated) Other Arterial (Auto) Ansons Restaurant Bronte Road No OP Designation Food Services 2,800 Caspian Cleaners N. Service Road W. Arterial Commercial Personal Care Services 380 Dynasis Family Restaurant Dundas Street Arterial Commercial Food Services 3,200 Ennisclare Interiors N. Service Road W. No OP Designation Furnishings 16,632 Esso "on the run" & Car Wash Upper Middle Road Community Shopping Area Automotive 2,725 Esso on the Run and Car Wash Dundas Street Community Shopping Area Automotive 1,900 Joseph's Mediterranian Cuisine Dundas Street No OP Designation Food Services 2,300 Min-a-Mart Convenience N. Service Road W. Arterial Commercial Specialty Food 570 Petro Canada N. Service Road W. Arterial Commercial Automotive 1,090 Ragazzi Ristoronte N. Service Road W. Arterial Commercial Food Services 507 Realty Executives First N. Service Road W. Arterial Commercial Insurance and Real Estate 951 Shell Dundas Street Mixed Use Automotive 750 Subway Subs N. Service Road W. Arterial Commercial Food Services 570 Sylvan Learning Centre N. Service Road W. Arterial Commercial Other Service 951 TD Canada Trust Upper Middle Road Community Shopping Area Finance and Insurance 3,540 The Cork House Neyagawa Boulevard Community Shopping Area Furnishings 1,500 Town Centre Orthodontists N. Service Road W. Arterial Commercial Health Care Services 951 Venere Salon & Spa N. Service Road W. Arterial Commercial Personal Care Services 1,330 Other Arterial (Auto) Total 42,647 Convenience Centres Abbey Centre Domain N. Service Road W. Neighbourhood Commercial Furnishings 3,400 Supercuts N. Service Road W. Neighbourhood Commercial Personal Care Services 950 Abbey Centre Total 4,350 Heritage Way Plaza Amber Door Heritage Way Neighbourhood Commercial Personal Care Services 400 Chiropractic Office Heritage Way Neighbourhood Commercial Health Care Services 600 Dental Office Heritage Way Neighbourhood Commercial Health Care Services 900 Happy Times for Kids Heritage Way Neighbourhood Commercial Other Service 1,200 Heritage Corner Convenience Heritage Way Neighbourhood Commercial Specialty Food 1,200 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
NW Oakville - Other Convenience Centres Heritage Way Plaza State Farm Insurance Heritage Way Neighbourhood Commercial Insurance and Real Estate 600 Heritage Way Plaza Total 4,900 Monastery Drive Plaza Blockbuster Monastery Drive Neighbourhood Commercial Entertainment 1,620 Dr. R. MacDonald Monastery Drive Neighbourhood Commercial Health Care Services 810 Monastery Bakery, Deli & Patisserie Monastery Drive Neighbourhood Commercial Food Services 2,430 Pizza Nova Monastery Drive Neighbourhood Commercial Personal Care Services 810 Top Hat Cleaners Monastery Drive Neighbourhood Commercial Personal Care Services 810 Wasaga Convenience Plus Monastery Drive Neighbourhood Commercial Specialty Food 1,620 Monastery Drive Plaza Total 8,100
Nottinghill Place Plaza Abbey Animal Hospital Nottinghill Gate Neighbourhood Commercial Professional, Scientific & Technical Services 1,200
Abbey Pharmacy Nottinghill Gate Neighbourhood Commercial Pharmacies & Personal Care 1,050 Bobby's Flowers Nottinghill Gate Neighbourhood Commercial Miscellaneous 900 Creative Learning Centre Nottinghill Gate Neighbourhood Commercial Other Service 900 Curves Nottinghill Gate Neighbourhood Commercial Entertainment 700 Daisy Mart Nottinghill Gate Neighbourhood Commercial Specialty Food 900 Gino's Pizza Nottinghill Gate Neighbourhood Commercial Food Services 546 Glen Abbey Alterations Nottinghill Gate Neighbourhood Commercial Personal and Household Goods Repair 594 Glen Abbey Italian Bakery Nottinghill Gate Neighbourhood Commercial Specialty Food 1,350 Glen Abbey Medical Centre Nottinghill Gate Neighbourhood Commercial Health Care Services 2,550 Glen Abbey Restaurant and Cafe Nottinghill Gate Neighbourhood Commercial Food Services 1,050 Golden Dollars & More Nottinghill Gate Neighbourhood Commercial General Merchandise 546 Ivanka's Hair Boutique Nottinghill Gate Neighbourhood Commercial Personal Care Services 162 Nottinghill Place Chiropractic Clinic Nottinghill Gate Neighbourhood Commercial Health Care Services 1,950 Oxford Learning Centre Nottinghill Gate Neighbourhood Commercial Other Service 900 Pink Rose Cleaners Nottinghill Gate Neighbourhood Commercial Personal Care Services 600 Red Chillie Nottinghill Gate Neighbourhood Commercial Food Services 600 Tanning in the Wild Nottinghill Gate Neighbourhood Commercial Personal Care Services 600 Toronto Dominion Bank Nottinghill Gate Neighbourhood Commercial Finance and Insurance 546 Watch Us Fashions Nottinghill Gate Neighbourhood Commercial Apparel 900 Nottinghill Place Plaza Total 18,544 Personal and Household Goods Repair - Other Convenience Certigard Car Repair Dorval Drive Neighbourhood Commercial 2,495 Automotive Repair & Maintenance Country Style Dundas Street Neighbourhood Commercial Food Services 800 Personal and Household Goods Repair - George's Auto Centre Dundas Street Neighbourhood Commercial 3,450 Automotive Repair & Maintenance Petro Canada Dorval Drive Neighbourhood Commercial Automotive 520 Pioneer Gas Dundas Street Neighbourhood Commercial Automotive 750 Sabrina Italian Restaurant Dundas Street Neighbourhood Commercial Food Services 2,100 Sunoco and Car Wash Dundas Street Neighbourhood Commercial Automotive 5,200 TD Canada Trust N. Service Road W. Neighbourhood Commercial Finance and Insurance 2,400 Other Convenience Total 17,715 Palermo Plaza Fasada Bronte Road No OP Designation Furnishings 900 Jimmy Heros Bronte Road No OP Designation Food Services 3,400 Palermo Variety Bronte Road No OP Designation General Merchandise 900
West Oak Animal Hospital Bronte Road No OP Designation Professional, Scientific & Technical Services 900
Palermo Plaza Total 6,100 Pilgrims Way Plaza Abbeywood Convenience Abbeywood Drive Neighbourhood Commercial Specialty Food 2,700 Abbeywood Spa Abbeywood Drive Neighbourhood Commercial Personal Care Services 1,800 Acupuncture and Chiropractic Clinic Abbeywood Drive Neighbourhood Commercial Health Care Services 1,800 Antonio's Unisex Hair Design Abbeywood Drive Neighbourhood Commercial Personal Care Services 1,800 Bruno's Fine Foods Abbeywood Drive Neighbourhood Commercial Specialty Food 9,000 Caspian Cleaners Abbeywood Drive Neighbourhood Commercial Personal Care Services 900 Dental Office Abbeywood Drive Neighbourhood Commercial Health Care Services 900
Edward Jones Abbeywood Drive Neighbourhood Commercial Professional, Scientific & Technical Services 900
Little Ceasers Abbeywood Drive Neighbourhood Commercial Food Services 1,500 Ming's Dynasty Restaurant Abbeywood Drive Neighbourhood Commercial Food Services 900 Monkey See Monkey Do Abbeywood Drive Neighbourhood Commercial Other Service 4,000 Ontario Early Years Centre Abbeywood Drive Neighbourhood Commercial Other Service 1,800 Vacant Abbeywood Drive Neighbourhood Commercial Vacant 1,800 Zoom-In 1-hour Photo Abbeywood Drive Neighbourhood Commercial Personal Care Services 900 Pilgrims Way Plaza Total 30,700 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
NW Oakville - Other Convenience Centres Sixteen Mile Plaza Amy's Art Gallery & Framing Neyagawa Boulevard Community Shopping Area Furnishings 900 April Showers Floral Design Neyagawa Boulevard Community Shopping Area Miscellaneous 1,200 Convenience Stop Neyagawa Boulevard Community Shopping Area Specialty Food 1,200 Cruise Ship Centers Neyagawa Boulevard Community Shopping Area Selected Office Administrative Services 900 Cyns Café & Catering Neyagawa Boulevard Community Shopping Area Food Services 900 Dental, Orthodontics, Cosmetic/Implants Neyagawa Boulevard Community Shopping Area Health Care Services 2,500 Dollar Castle & More Neyagawa Boulevard Community Shopping Area General Merchandise 3,152 Hair Design Co. Neyagawa Boulevard Community Shopping Area Personal Care Services 1,400 Money Mart Neyagawa Boulevard Community Shopping Area Finance and Insurance 1,200 Panago Pizza Neyagawa Boulevard Community Shopping Area Food Services 1,200 Rennaissance Day Spa Neyagawa Boulevard Community Shopping Area Personal Care Services 1,800 Soul Space Physiotherapy Clinic Neyagawa Boulevard Community Shopping Area Health Care Services 1,800 Spotless Laundry Clinic Neyagawa Boulevard Community Shopping Area Personal Care Services 1,200 Steps for Women Neyagawa Boulevard Community Shopping Area Entertainment 1,800 The Pasta Market Neyagawa Boulevard Community Shopping Area Specialty Food 1,200 Sixteen Mile Plaza Total 22,352 West Oak Trails Plaza Boyle Chiropractic Wellness Centre West Oak Trails Boulevard Neighbourhood Commercial Health Care Services 1,200 Dominos Pizza West Oak Trails Boulevard Neighbourhood Commercial Food Services 1,200
Edward Jones West Oak Trails Boulevard Neighbourhood Commercial Professional, Scientific & Technical Services 1,200
K&J Variety West Oak Trails Boulevard Neighbourhood Commercial General Merchandise 1,600 Spa Serenity West Oak Trails Boulevard Neighbourhood Commercial Personal Care Services 1,200 The Cooperators West Oak Trails Boulevard Neighbourhood Commercial Insurance and Real Estate 1,200 Top Hat Cleaners West Oak Trails Boulevard Neighbourhood Commercial Personal Care Services 1,200 West Oak Dental Centre West Oak Trails Boulevard Neighbourhood Commercial Health Care Services 1,200 Willowglen Montessori School West Oak Trails Boulevard Neighbourhood Commercial Other Service 3,600 Xclusive Hair Salon West Oak Trails Boulevard Neighbourhood Commercial Personal Care Services 1,200 West Oak Trails Plaza Total 14,800 Employment Areas Other Employment Abbey Arms N. Service Road W. Employment Food Services 2,700
Accounting - Tax Office N. Service Road W. Employment Professional, Scientific & Technical Services 648
Allstate Insurance N. Service Road W. Employment Insurance and Real Estate 648 Barkley Opticians N. Service Road W. Employment Health Care Services 750 Buddy's Raceway N. Service Road W. Employment Miscellaneous 648 Dancers N. Service Road W. Employment Other Service 1,980 Dr. Kenneth Hune & Associates N. Service Road W. Employment Health Care Services 900 Extreme Pita N. Service Road W. Employment Food Services 750 Fortelli N. Service Road W. Employment Food Services 1,480 Halton Linen Outlet Bed and Bath N. Service Road W. Employment Furnishings 1,350 House of Kangaroo N. Service Road W. Employment Miscellaneous 750 Lavender Florist N. Service Road W. Employment Miscellaneous 750 Locust Sport N. Service Road W. Employment Miscellaneous 648 MaykaCuddly N. Service Road W. Employment Miscellaneous 648 Monkeys Jungle N. Service Road W. Employment Other Service 1,980 Nevada Bob's Golf Shop N. Service Road W. Employment Miscellaneous 792 Nezio Group N. Service Road W. Employment Finance and Insurance 648 Oakville Hospital Foot Care Centre N. Service Road W. Employment Health Care Services 900 Ontario Centre for Martial Arts N. Service Road W. Employment Other Service 1,980 Planet Laser N. Service Road W. Employment Other Service 1,980 Queenline Dry Cleaners N. Service Road W. Employment Personal Care Services 750 Rumours Bar and Grill N. Service Road W. Employment Food Services 2,900 Sportsdome N. Service Road W. Employment Entertainment 5,000 Subway Subs N. Service Road W. Employment Food Services 750 Sushi Express N. Service Road W. Employment Food Services 750 Teacher Supply Outlet N. Service Road W. Employment Miscellaneous 900 The Stein Brew House N. Service Road W. Employment Miscellaneous 1,320 Tim Horton Donuts N. Service Road W. Employment Food Services 2,400 Wendy's N. Service Road W. Employment Food Services 2,400 Other Employment Total 40,100 Neighbourhood Centres Rio Centre McDonald's Dundas Street Community Shopping Area Food Services 2,994 Personal and Household Goods Repair - Mr. Lube Dundas Street Community Shopping Area 2,800 Automotive Repair & Maintenance Pizza Pizza Dundas Street Community Shopping Area Food Services 2,408 TD Canada Trust Dundas Street Community Shopping Area Finance and Insurance 4,450 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
NW Oakville - Other Neighbourhood Centres Rio Centre Tim Hortons Dundas Street Community Shopping Area Food Services 3,042 Water Depot Dundas Street Community Shopping Area Specialty Food 1,500 Rio Centre Total 17,194 The Abbey Plaza Baskin Robbins Third Line Community Shopping Area Food Services 481 Body of Health Third Line Community Shopping Area Pharmacies & Personal Care 610 Canadian Pet Connection Third Line Community Shopping Area Miscellaneous 412 CIBC Third Line Community Shopping Area Finance and Insurance 719 Dollar Plus Bargain Centre Third Line Community Shopping Area General Merchandise 694
Dundee Wealth Management Third Line Community Shopping Area Professional, Scientific & Technical Services 470
Fabutan Third Line Community Shopping Area Personal Care Services 481 Fairways Drug Store Third Line Community Shopping Area Pharmacies & Personal Care 892 Forever Nail Third Line Community Shopping Area Personal Care Services 481 Glen Abbey Dentist Office Third Line Community Shopping Area Health Care Services 789 Hasty Market Third Line Community Shopping Area Specialty Food 1,363 Herbal Magic Third Line Community Shopping Area Pharmacies & Personal Care 481 Kelan Kids Preskool Third Line Community Shopping Area Other Service 1,030 Magicuts Third Line Community Shopping Area Personal Care Services 481 McDonald's Third Line Community Shopping Area Food Services 1,957 Mr. Sub Third Line Community Shopping Area Food Services 1,957 Parkers Cleaners Third Line Community Shopping Area Personal Care Services 610 Pizza Pizza Third Line Community Shopping Area Food Services 892 Rogers Video Third Line Community Shopping Area Entertainment 3,293 Scotia Bank Third Line Community Shopping Area Finance and Insurance 2,169 Sobeys Third Line Community Shopping Area Supermarket 23,500 The Beer Store Third Line Community Shopping Area Beverage 3,293 What a Great Party! Third Line Community Shopping Area Miscellaneous 481 Williams Coffee Pub Third Line Community Shopping Area Food Services 1,957 Wine Kitz Third Line Community Shopping Area Beverage 343 The Abbey Plaza Total 49,836 Sub-Regional Nodes Oakville Town Centre II Esso N. Service Road W. Arterial Commercial Automotive 144 Oakville Town Centre II Total 144 NW Oakville - Other Total 277,482 SE Oakville - Downtown Arterial (Pedestrian) Harbour Village Many Faces Spa and Hair Reynolds Street CBD (Downtown Oakville) Personal Care Services 1,507 Oakville Harbour Village Total 1,507 Oakville Corporate Centre Vacant Church Street CBD (Downtown Oakville) Vacant 6,390
Oakville Corporate Centre Total 6,390
Other Arterial (Pedestrian) A Day in the Country Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 1,668 ABC Driving School (BSMT) Thomas Street CBD (Downtown Oakville) Other Service 864 Aborlea Construction George Street CBD (Downtown Oakville) Other Service 1,000 Abozzo Gallery Lakeshore Road East CBD (Downtown Oakville) Furnishings 700 Accessory Place Lakeshore Road East CBD (Downtown Oakville) Apparel 3,197 Acorn Card Shoppe (BSMT) Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 1,200 Added Touch Lakeshore Road East CBD (Downtown Oakville) General Merchandise 1,292 Advance Electrical Randall Street CBD (Downtown Oakville) Home Improvement 1,100 Adventure House Travel Trafalgar Road CBD (Downtown Oakville) Selected Office Administrative Services 504 Alladin Persia Rugs Reynolds Street CBD (Downtown Oakville) Furnishings 1,615 Allegiant Insurance Brokers Robinson Street CBD (Downtown Oakville) Insurance and Real Estate 1,000 Amana (3RD FLR) Lakeshore Road East CBD (Downtown Oakville) Personal Care Services 950 Amir's Rug Gallery Lakeshore Road East CBD (Downtown Oakville) Furnishings 1,000 Aria Lakeshore Road East CBD (Downtown Oakville) Furnishings 500 Art Lee Mens Wear Lakeshore Road East CBD (Downtown Oakville) Apparel 1,920 Atelier Robinson Street CBD (Downtown Oakville) Personal Care Services 2,000 Atmosphere Trafalgar Road CBD (Downtown Oakville) Personal Care Services 1,500 Avalon Fine Jewellery Lakeshore Road East CBD (Downtown Oakville) Apparel 900 Avente Lakeshore Road East CBD (Downtown Oakville) Apparel 648 Bags of Fun (BSMT) George Street CBD (Downtown Oakville) Miscellaneous 600 Bank of Montreal Lakeshore Road East CBD (Downtown Oakville) Finance and Insurance 2,880 Barbarossa Lakeshore Road East CBD (Downtown Oakville) Personal Care Services 960 Barbette Lakeshore Road East CBD (Downtown Oakville) Apparel 1,140 Barbizon Bistro Trafalgar Road CBD (Downtown Oakville) Food Services 1,200 Bark and Fitz Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 1,100 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SE Oakville - Downtown Arterial (Pedestrian) Other Arterial (Pedestrian) Barkley Design Thomas Street CBD (Downtown Oakville) Selected Office Administrative Services 904 Barrington's Furriers Lakeshore Road East CBD (Downtown Oakville) Apparel 5,651
Bazar, McBean & Company Randall Street CBD (Downtown Oakville) Professional, Scientific & Technical Services 1,300
BDO Dunwoody Ltd. Randall Street CBD (Downtown Oakville) Finance and Insurance 10,419 Bean There Reynolds Street CBD (Downtown Oakville) Food Services 807 Bedford Consulting Reynolds Street CBD (Downtown Oakville) Other Service 2,000 Beehive Salon Lakeshore Road East CBD (Downtown Oakville) Personal Care Services 900 Benvenuto Lakeshore Road East CBD (Downtown Oakville) Food Services 1,260 Berlio Lakeshore Road East CBD (Downtown Oakville) Food Services 1,785 Bill's Deli Dunn Street CBD (Downtown Oakville) Specialty Food 720 Blackforest Pastry Shop Lakeshore Road East CBD (Downtown Oakville) Specialty Food 1,260
Blackwood Miller Ltd. Randall Street CBD (Downtown Oakville) Professional, Scientific & Technical Services 1,350
Bloom 84 Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 1,125 BMO Trafalgar Road CBD (Downtown Oakville) Finance and Insurance 1,200 Boffo's Food Emporium Lakeshore Road East CBD (Downtown Oakville) Specialty Food 1,200 Bookers Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 1,440 Bosely Real Estate (2ND FL) George Street CBD (Downtown Oakville) Insurance and Real Estate 1,400 Bucci Hair Boutique (2ND FL) Thomas Street CBD (Downtown Oakville) Personal Care Services 1,000
Buckley Management (2ND FL) Church Street CBD (Downtown Oakville) Professional, Scientific & Technical Services 1,092
Burrows Clothiers Lakeshore Road East CBD (Downtown Oakville) Apparel 1,170 Butcher Lakeshore Road East CBD (Downtown Oakville) Specialty Food 450 By Consignment Trafalgar Road CBD (Downtown Oakville) Miscellaneous - Used 432 Cafe Galleria Lakeshore Road East CBD (Downtown Oakville) Food Services 780 Caffe del Libras Lakeshore Road East CBD (Downtown Oakville) Food Services 1,680 Canadian Manager Search.Com (3RD FL) Lakeshore Road East CBD (Downtown Oakville) Other Service 900 Canadian Martial Arts (BSMT) Lakeshore Road East CBD (Downtown Oakville) Other Service 1,026 Candy Cupboard Lakeshore Road East CBD (Downtown Oakville) Specialty Food 1,125 Care Counseling Thomas Street CBD (Downtown Oakville) Health Care Services 1,000
CarpéDia International Limited Navy Street CBD (Downtown Oakville) Professional, Scientific & Technical Services 3,000
Casa Bellezza Lakeshore Road East CBD (Downtown Oakville) Furnishings 1,350 Centre Blue Church Street CBD (Downtown Oakville) Food Services 1,152 CH Halton Bureau George Street CBD (Downtown Oakville) Other Service 600
Chaltis Techologies (BSMT) Randall Street CBD (Downtown Oakville) Professional, Scientific & Technical Services 1,000
Charles Austin Shoes Lakeshore Road East CBD (Downtown Oakville) Apparel 1,170 Chatsworth and Hall Lakeshore Road East CBD (Downtown Oakville) Apparel 1,292 Chelseas Lakeshore Road East CBD (Downtown Oakville) Apparel 1,020 Chic Repeats Trafalgar Road CBD (Downtown Oakville) Miscellaneous - Used 900 Chocolates by Bernard Callebant Lakeshore Road East CBD (Downtown Oakville) Specialty Food 750 CHWO 1250 Trafalgar Road CBD (Downtown Oakville) Other Service 900 CIBC Lakeshore Road East CBD (Downtown Oakville) Finance and Insurance 4,275 CIBC Wood Gundy Lakeshore Road East CBD (Downtown Oakville) Finance and Insurance 4,020 Circus Chocolate Thomas Street CBD (Downtown Oakville) Specialty Food 768 Civello Lakeshore Road East CBD (Downtown Oakville) Personal Care Services 2,040 Colborne Street Lakeshore Road East CBD (Downtown Oakville) Food Services 969 Coldwell Banker Dunn Street CBD (Downtown Oakville) Insurance and Real Estate 800 Colossus Greek Tavern Lakeshore Road East CBD (Downtown Oakville) Food Services 1,440 Community Oakville Living Church Street CBD (Downtown Oakville) Other Service 3,229 Corfu Subs and Salads Trafalgar Road CBD (Downtown Oakville) Food Services 432 Couture Lingerie Lakeshore Road East CBD (Downtown Oakville) Apparel 650 Crafted Décor Lakeshore Road East CBD (Downtown Oakville) Furnishings 1,020 Crawford Opticians Lakeshore Road East CBD (Downtown Oakville) Pharmacies & Personal Care 810 Croissant Express Lakeshore Road East CBD (Downtown Oakville) Specialty Food 1,125 Cruise Holidays (BSMT) Lakeshore Road East CBD (Downtown Oakville) Selected Office Administrative Services 1,200
Daniel C. Barichello Robinson Street CBD (Downtown Oakville) Professional, Scientific & Technical Services 945
David Allan Harris Church Street CBD (Downtown Oakville) Professional, Scientific & Technical Services 1,163
David Findlay Dunn Street CBD (Downtown Oakville) Apparel 315 Dor Mel Bridal and Dress Salon Reynolds Street CBD (Downtown Oakville) Apparel 1,000 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SE Oakville - Downtown Arterial (Pedestrian) Other Arterial (Pedestrian) Dot Com Entertainment Randall Street CBD (Downtown Oakville) Furnishings 1,350 Dr Auki Iordanidis Dunn Street CBD (Downtown Oakville) Health Care Services 1,000 Dr. Bhattacharya Ashok (2ND FL) Lakeshore Road East CBD (Downtown Oakville) Health Care Services 1,000 Dr. Brian Denyar Church Street CBD (Downtown Oakville) Health Care Services 1,215 Dr. Dyck & Associates (3RD FL) Lakeshore Road East CBD (Downtown Oakville) Health Care Services 900 Dr. John T. Fasken Randall Street CBD (Downtown Oakville) Health Care Services 1,875 Dr. Mark Baluschik Trafalgar Road CBD (Downtown Oakville) Health Care Services 1,200 Dr. Stephen Thordarson Lakeshore Road East CBD (Downtown Oakville) Health Care Services 1,200 Drs. MacBalfour and Sevels Church Street CBD (Downtown Oakville) Health Care Services 1,215 Edgehill Realty Trafalgar Road CBD (Downtown Oakville) Insurance and Real Estate 800 Edward Jones Investment Dunn Street CBD (Downtown Oakville) Finance and Insurance 702 Egan Travel Church Street CBD (Downtown Oakville) Selected Office Administrative Services 1,030 Elfies Townhouse Fashions Reynolds Street CBD (Downtown Oakville) Apparel 1,287 Enlightenment Tattoo (2ND FL) Lakeshore Road East CBD (Downtown Oakville) Personal Care Services 1,350 Especially Petites Lakeshore Road East CBD (Downtown Oakville) Apparel 700 Excel Plus Financial Church Street CBD (Downtown Oakville) Finance and Insurance 1,152 Exotic Nail and Spa Thomas Street CBD (Downtown Oakville) Personal Care Services 864 Fabulous Finds Dunn Street CBD (Downtown Oakville) Miscellaneous - Used 810 Feathers Bedroom Interiors Allan Street CBD (Downtown Oakville) Furnishings 2,200 Fine Lingerie Reynolds Street CBD (Downtown Oakville) Apparel 495 Flight Centre Lakeshore Road East CBD (Downtown Oakville) Selected Office Administrative Services 1,130 Flowers by the Dozen Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 900 Foot Shoppe Lakeshore Road East CBD (Downtown Oakville) Apparel 600 Fosters Fine Furniture Gallery Lakeshore Road East CBD (Downtown Oakville) Furnishings 1,152 Frank Hairstylist Trafalgar Road CBD (Downtown Oakville) Personal Care Services 432 Fred Astaire Dance Studio (2ND FL) Lakeshore Road East CBD (Downtown Oakville) Other Service 3,197 Gabriel Fine Jewelers Lakeshore Road East CBD (Downtown Oakville) Apparel 1,125 Garvey's Mens Shop Lakeshore Road East CBD (Downtown Oakville) Apparel 3,960
Gary Burnstein Randall Street CBD (Downtown Oakville) Professional, Scientific & Technical Services 1,000
Good Books Thomas Street CBD (Downtown Oakville) Miscellaneous 1,008 Graphic Copy Centre George Street CBD (Downtown Oakville) Selected Office Administrative Services 594 Greetings Dunn Street CBD (Downtown Oakville) Furnishings 300 Griffin House Lakeshore Road East CBD (Downtown Oakville) Food Services 600 Guardian Lakeshore Road East CBD (Downtown Oakville) Pharmacies & Personal Care 1,140
Gus Ricci Architect Church Street CBD (Downtown Oakville) Professional, Scientific & Technical Services 1,500
Habitat Outdoor Furnishings Navy Street CBD (Downtown Oakville) Furnishings 1,365 Hair Salon (2ND FLR) Lakeshore Road East CBD (Downtown Oakville) Personal Care Services 1,080 Haircraft Lakeshore Road East CBD (Downtown Oakville) Personal Care Services 1,350
Ham, Gardner & Baggs (2ND FL) Lakeshore Road East CBD (Downtown Oakville) Professional, Scientific & Technical Services 1,530
Harrisons of Oakville Lakeshore Road East CBD (Downtown Oakville) Apparel 1,620 Harvest Spa Lakeshore Road East CBD (Downtown Oakville) Furnishings 1,020 Health Aid Pharmacy Lakeshore Road East CBD (Downtown Oakville) Pharmacies & Personal Care 1,080 Hennessey's Cigar Store Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 1,080 House of Flowers Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 1,350 House Warmings Lakeshore Road East CBD (Downtown Oakville) Furnishings 3,360 Howard Williams Jewellery Lakeshore Road East CBD (Downtown Oakville) Apparel 1,884
Hubert Moeller Randall Street CBD (Downtown Oakville) Professional, Scientific & Technical Services 1,000
Il Ristoro Lakeshore Road East CBD (Downtown Oakville) Food Services 300 Imperial Rug Lakeshore Road East CBD (Downtown Oakville) Furnishings 1,680 Inside Story Robinson Street CBD (Downtown Oakville) Apparel 675 Irish Classic Dunn Street CBD (Downtown Oakville) Apparel 858 Jam Asian Kitchen (2ND) Lakeshore Road East CBD (Downtown Oakville) Food Services 1,440 JC Mungar Randall Street CBD (Downtown Oakville) Health Care Services 1,000 Jewel of India Church Street CBD (Downtown Oakville) Food Services 1,000 Jilly Beans Pride Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 950 Johnathan Quinn Lakeshore Road East CBD (Downtown Oakville) Apparel 1,350 Jonathons Restaurant of Oakville Thomas Street CBD (Downtown Oakville) Food Services 2,067 JR Wagner Realty Trafalgar Road CBD (Downtown Oakville) Insurance and Real Estate 800 Jubilee Fresh Fruit Market Allan Street CBD (Downtown Oakville) Specialty Food 1,125 Julia Lakeshore Road East CBD (Downtown Oakville) Food Services 2,430 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SE Oakville - Downtown Arterial (Pedestrian) Other Arterial (Pedestrian) Katie's Consignment George Street CBD (Downtown Oakville) Miscellaneous - Used 810 Kids Hollywood Lakeshore Road East CBD (Downtown Oakville) Apparel 1,100 Kirk Hair & Company (2ND FL) Lakeshore Road East CBD (Downtown Oakville) Personal Care Services 1,000
Koivu Accountants (2ND FL) Lakeshore Road East CBD (Downtown Oakville) Professional, Scientific & Technical Services 1,292
KS Naumetz Church Street CBD (Downtown Oakville) Professional, Scientific & Technical Services 378
La Cucina Thomas Street CBD (Downtown Oakville) Food Services 1,938
La Maison Trafalgar Road CBD (Downtown Oakville) Professional, Scientific & Technical Services 900
Laurie McLachlan Jewellery Lakeshore Road East CBD (Downtown Oakville) Apparel 500 LCBO Lakeshore Road East CBD (Downtown Oakville) Beverage 3,875 Lighthouse Shipping (3RD FLR) Lakeshore Road East CBD (Downtown Oakville) Other Service 950 Lilianne Thomas Street CBD (Downtown Oakville) Personal Care Services 1,900 Little Treasures Church Street CBD (Downtown Oakville) Miscellaneous - Used 486
Lush, Bowker, Aird Lakeshore Road East CBD (Downtown Oakville) Professional, Scientific & Technical Services 1,440
Lux Design Randall Street CBD (Downtown Oakville) Furnishings 729 M For Men Lakeshore Road East CBD (Downtown Oakville) Apparel 1,050 Mainstream Reynolds Street CBD (Downtown Oakville) Apparel 1,000 Majenta Home Furnishing Lakeshore Road East CBD (Downtown Oakville) Furnishings 960 Mari's Delicatessen Church Street CBD (Downtown Oakville) Specialty Food 1,296 McCutchens Camera Lakeshore Road East CBD (Downtown Oakville) Furnishings 1,530 McLaren Barnes Gallery Reynolds Street CBD (Downtown Oakville) Furnishings 444 Merchant of Tennis Trafalgar Road CBD (Downtown Oakville) Miscellaneous 504 Michael's Hair Styling for Men Church Street CBD (Downtown Oakville) Personal Care Services 518 Midnight Sun Robinson Street CBD (Downtown Oakville) Personal Care Services 675
Mina's Portraits Lakeshore Road East CBD (Downtown Oakville) Professional, Scientific & Technical Services 315
Mona's Coiffures (2ND FL) George Street CBD (Downtown Oakville) Personal Care Services 540 Morrison House Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 3,875 Murron's Cabinetree Lakeshore Road East CBD (Downtown Oakville) Home Improvement 3,552 My Best Friend Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 1,365 Mye Japanese Restaurant Church Street CBD (Downtown Oakville) Food Services 2,025 Nartive Art Gallery Lakeshore Road East CBD (Downtown Oakville) Furnishings 1,200 Naturino (1ST FL) Lakeshore Road East CBD (Downtown Oakville) Apparel 634 Network Leasing (BSMT) Randall Street CBD (Downtown Oakville) Insurance and Real Estate 1,000 New Orleans Bistro (2ND FL) Lakeshore Road East CBD (Downtown Oakville) Food Services 1,026 Nobility's Fine Furniture & Accessories Lakeshore Road East CBD (Downtown Oakville) Furnishings 2,700 NRS Randall Street CBD (Downtown Oakville) Other Service 1,300 Oakville Athletic Club Lakeshore Road East CBD (Downtown Oakville) Entertainment 12,000 Oakville Audio George Street CBD (Downtown Oakville) Furnishings 1,170 Oakville Chiropractic Centre Randall Street CBD (Downtown Oakville) Health Care Services 2,200 Oakville Drug Store Lakeshore Road East CBD (Downtown Oakville) Pharmacies & Personal Care 1,658 Oakville Fruit Market Lakeshore Road East CBD (Downtown Oakville) Specialty Food 1,026 Oakville Naturopathic Clinic Trafalgar Road CBD (Downtown Oakville) Health Care Services 1,200 Oakville Technology Centre Robinson Street CBD (Downtown Oakville) Other Service 792 Oakville, Milton and District Real Estate Board Navy Street CBD (Downtown Oakville) Insurance and Real Estate 3,875 Oaville BIA (2ND FL) Lakeshore Road East CBD (Downtown Oakville) Other Service 1,292 Offices (2ND FL) Lakeshore Road East CBD (Downtown Oakville) Other Service 1,900 Offices (2ND-5TH FL) Lakeshore Road East CBD (Downtown Oakville) Other Service 31,245 Offices (FL2-4) Lakeshore Road East CBD (Downtown Oakville) Other Service 65,360 Officies George Street CBD (Downtown Oakville) Other Service 630 Officies- Sharon Pocook, Finds Administrative Lakeshore Road East CBD (Downtown Oakville) Other Service 840 Olde Oakville Antiques Lakeshore Road East CBD (Downtown Oakville) Furnishings 1,050 Olivers of Oakville Lakeshore Road East CBD (Downtown Oakville) Food Services 2,040 Ontario Integral Health Centre (3RD FLR) Lakeshore Road East CBD (Downtown Oakville) Entertainment 950 Orchid Fashions Dunn Street CBD (Downtown Oakville) Apparel 576 P.J.'s Original Clothing Lakeshore Road East CBD (Downtown Oakville) Apparel 1,120 Paradiso Lakeshore Road East CBD (Downtown Oakville) Food Services 4,004 Patisserie D'or Robinson Street CBD (Downtown Oakville) Specialty Food 2,000 Paul Alhoy Hair Stylist Church Street CBD (Downtown Oakville) Personal Care Services 1,152 Paul Vincent Hair Design Robinson Street CBD (Downtown Oakville) Personal Care Services 624 Pencon Equipment Company (2ND FL) Thomas Street CBD (Downtown Oakville) Other Service 1,000 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SE Oakville - Downtown Arterial (Pedestrian) Other Arterial (Pedestrian) Peter Watson Investment Randall Street CBD (Downtown Oakville) Finance and Insurance 486 Pick of the Crop Toys and Books Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 1,620 Pilates Works Randall Street CBD (Downtown Oakville) Entertainment 2,099 Pine Rose Cleaners Lakeshore Road East CBD (Downtown Oakville) Personal Care Services 1,125 Pinocchio's Lakeshore Road East CBD (Downtown Oakville) Personal Care Services 1,100 Powell Insurance Brokers (2ND FL) Lakeshore Road East CBD (Downtown Oakville) Insurance and Real Estate 1,080 Prime Time Lakeshore Road East CBD (Downtown Oakville) Food Services 1,320 Project Transport (3RD FLR) Lakeshore Road East CBD (Downtown Oakville) Other Service 950 Public Sector Corporation, Council of Medica Lakeshore Road East CBD (Downtown Oakville) Other Service 1,620 QC Jewellers Lakeshore Road East CBD (Downtown Oakville) Apparel 850 R & R Transportation Systems (2ND FL) Lakeshore Road East CBD (Downtown Oakville) Other Service 1,125 Rain Cry Dunn Street CBD (Downtown Oakville) Personal Care Services 720 Raymar Lighting Lakeshore Road East CBD (Downtown Oakville) Furnishings 1,050 Raymond James Allan Street CBD (Downtown Oakville) Finance and Insurance 2,200 Reid Communication Lakeshore Road East CBD (Downtown Oakville) Other Service 1,125 ReMax Reynolds Street CBD (Downtown Oakville) Insurance and Real Estate 4,618 Roasting Apples Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 1,421 Roma Bella Lakeshore Road East CBD (Downtown Oakville) Food Services 1,300 Rosewater Spa Church Street CBD (Downtown Oakville) Personal Care Services 1,092 Royal Bank Lakeshore Road East CBD (Downtown Oakville) Finance and Insurance 4,590 Royal LePage Lakeshore Road East CBD (Downtown Oakville) Insurance and Real Estate 1,512 Royan Lakeshore Road East CBD (Downtown Oakville) Food Services 2,205 Rude Native Lakeshore Road East CBD (Downtown Oakville) Food Services 1,700 Running Company Thomas Street CBD (Downtown Oakville) Apparel 864 Running Room Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 1,292
Ryrie, Foord and Kerr Robinson Street CBD (Downtown Oakville) Professional, Scientific & Technical Services 1,320
Salon Emporio Thomas Street CBD (Downtown Oakville) Personal Care Services 864 Salon Platine Lakeshore Road East CBD (Downtown Oakville) Personal Care Services 1,100 Sanctuary Day Spa Trafalgar Road CBD (Downtown Oakville) Personal Care Services 1,400 Sargio HairStylists Randall Street CBD (Downtown Oakville) Personal Care Services 729 ScotiaBank Lakeshore Road East CBD (Downtown Oakville) Finance and Insurance 2,088 Seasons Lakeshore Road East CBD (Downtown Oakville) Food Services 1,260 Second Chance Dunn Street CBD (Downtown Oakville) Miscellaneous - Used 576 Second Cup Lakeshore Road East CBD (Downtown Oakville) Food Services 1,080 Second Editions Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 1,000 Shears (2ND) Lakeshore Road East CBD (Downtown Oakville) Personal Care Services 1,026 Shiatsu and Massage Centre (3RD FLR) Lakeshore Road East CBD (Downtown Oakville) Entertainment 950 Shoreline Variety Lakeshore Road East CBD (Downtown Oakville) General Merchandise 1,350 Silkeberg Lakeshore Road East CBD (Downtown Oakville) Apparel 1,890 Simply Chocolates Dunn Street CBD (Downtown Oakville) Specialty Food 324 Smileworx Lakeshore Road East CBD (Downtown Oakville) Health Care Services 1,292 Spa Etaile Lakeshore Road East CBD (Downtown Oakville) Personal Care Services 1,026 Spring's Insurance Church Street CBD (Downtown Oakville) Insurance and Real Estate 2,885 Squint Eye Ware Lakeshore Road East CBD (Downtown Oakville) Pharmacies & Personal Care 900 Srigley's Fine Jewellery Lakeshore Road East CBD (Downtown Oakville) Apparel 648 Starbucks Lakeshore Road East CBD (Downtown Oakville) Food Services 840 Sunnyside Grill Lakeshore Road East CBD (Downtown Oakville) Food Services 1,350 Swiss Interiors Lakeshore Road East CBD (Downtown Oakville) Furnishings 13,563
T. Marshall Randall Street CBD (Downtown Oakville) Professional, Scientific & Technical Services 432
TD Canada Trust Lakeshore Road East CBD (Downtown Oakville) Finance and Insurance 7,233
TD Waterhouse Lakeshore Road East CBD (Downtown Oakville) Professional, Scientific & Technical Services 5,400
Ten Thousand Villages Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 1,350 Textures Salon Lakeshore Road East CBD (Downtown Oakville) Personal Care Services 648 The Art of Working Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 1,470 The Beauty Supply Outlet Lakeshore Road East CBD (Downtown Oakville) Personal Care Services 1,440 The Bronze Frog Gallery Lakeshore Road East CBD (Downtown Oakville) Other Service 1,200 The Candle Shoppe Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 1,200 The Gifted Hand Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 1,350 The Green Bean Lakeshore Road East CBD (Downtown Oakville) Food Services 396 The Gwendolyn Shop (BSMT) George Street CBD (Downtown Oakville) Apparel 810 The Haberdashers Dunn Street CBD (Downtown Oakville) Apparel 648 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SE Oakville - Downtown Arterial (Pedestrian) Other Arterial (Pedestrian) The Harvest Kitchen Thomas Street CBD (Downtown Oakville) Furnishings 1,575 The Mail Store Thomas Street CBD (Downtown Oakville) Selected Office Administrative Services 768 The Mailboxes, Inc. Lakeshore Road East CBD (Downtown Oakville) Selected Office Administrative Services 1,200 The Oakville School of Dance Robinson Street CBD (Downtown Oakville) Other Service 2,040 The Old Oakville Card Shoppe Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 600 The Original Braddock Optician (1ST FL) Lakeshore Road East CBD (Downtown Oakville) Pharmacies & Personal Care 1,350 The Queen's Head Dunn Street CBD (Downtown Oakville) Food Services 1,215 The Travel Corner Lakeshore Road East CBD (Downtown Oakville) Selected Office Administrative Services 750 The Wool Bin Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 1,050 Three Judges Lakeshore Road East CBD (Downtown Oakville) Food Services 1,620 Tim Horton Donuts Trafalgar Road CBD (Downtown Oakville) Food Services 1,296 Timothy's Reynolds Street CBD (Downtown Oakville) Food Services 1,894 To Set a Table Lakeshore Road East CBD (Downtown Oakville) Furnishings 1,920 Tocca Finita Lakeshore Road East CBD (Downtown Oakville) Apparel 1,479 Tommy Bahamas Lakeshore Road East CBD (Downtown Oakville) Apparel 871 Tony Pistola's Lakeshore Road East CBD (Downtown Oakville) Food Services 1,507 Total Balance Trafalgar Road CBD (Downtown Oakville) Entertainment 2,000 Trade Secrets Lakeshore Road East CBD (Downtown Oakville) Pharmacies & Personal Care 1,125 Trattoria Il Timone Lakeshore Road East CBD (Downtown Oakville) Food Services 2,160 Travel Choice Lakeshore Road East CBD (Downtown Oakville) Selected Office Administrative Services 1,530 Tyco's Seafood Shoppe Thomas Street CBD (Downtown Oakville) Specialty Food 1,000 Upstairs Downstairs Tea Room Dunn Street CBD (Downtown Oakville) Food Services 792 Vacant Church Street CBD (Downtown Oakville) Vacant 3,600 George Street CBD (Downtown Oakville) Vacant 360 Lakeshore Road East CBD (Downtown Oakville) Vacant 11,957 Randall Street CBD (Downtown Oakville) Vacant 1,800 Robinson Street CBD (Downtown Oakville) Vacant 5,518 Thomas Street CBD (Downtown Oakville) Vacant 864 Trafalgar Road CBD (Downtown Oakville) Vacant 700 Vacant (2ND FL) Lakeshore Road East CBD (Downtown Oakville) Vacant 4,100 Vacant (FL2-4) Lakeshore Road East CBD (Downtown Oakville) Vacant 10,000 Vacant Office Space (2ND-5TH FLS) Lakeshore Road East CBD (Downtown Oakville) Vacant 2,450 Valern Investment Trafalgar Road CBD (Downtown Oakville) Finance and Insurance 900 Victoria's Linen & Lace Lakeshore Road East CBD (Downtown Oakville) Apparel 700 Walker Media George Street CBD (Downtown Oakville) Other Service 2,583 Randall Street CBD (Downtown Oakville) Other Service 729 Ward Funeral Home Reynolds Street CBD (Downtown Oakville) Other Service 3,042 Wellington West Financial Robinson Street CBD (Downtown Oakville) Finance and Insurance 1,938 White Oak Restaurant Lakeshore Road East CBD (Downtown Oakville) Food Services 882 William Orr Interitiors (2ND FL) Lakeshore Road East CBD (Downtown Oakville) Furnishings 1,350 Windsongs and Rainbows Lakeshore Road East CBD (Downtown Oakville) Furnishings 1,884 Windsor Medical Randall Street CBD (Downtown Oakville) Personal Care Services 1,000 Wine Not Thomas Street CBD (Downtown Oakville) Miscellaneous 904 Women the Salon Reynolds Street CBD (Downtown Oakville) Personal Care Services 2,000 Write Impressions Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 950 Zoran Designs Lakeshore Road East CBD (Downtown Oakville) Apparel 1,200
Other Arterial (Pedestrian) Total 568,289
The Miller Mews Capend Salon Reynolds Street CBD (Downtown Oakville) Personal Care Services 315
Jutras Grego Heard (BSMT) Church Street CBD (Downtown Oakville) Professional, Scientific & Technical Services 1,000
Langford Cleaners Church Street CBD (Downtown Oakville) Personal Care Services 810 Maya's Garden Massage Clinic Church Street CBD (Downtown Oakville) Personal Care Services 432 The King's Arms Church Street CBD (Downtown Oakville) Food Services 1,008 Vacant Church Street CBD (Downtown Oakville) Vacant 740 Reynolds Street CBD (Downtown Oakville) Vacant 792 World of Gems Church Street CBD (Downtown Oakville) Apparel 432 The Miller Mews Total 5,529 The Shops of Towne Square L'Atelier Gregorian Music Lakeshore Road East CBD (Downtown Oakville) Miscellaneous 810
RBC Investments Lakeshore Road East CBD (Downtown Oakville) Professional, Scientific & Technical Services 1,000
TD Waterhouse Lakeshore Road East CBD (Downtown Oakville) Professional, Scientific & Technical Services 1,200
Vacant Lakeshore Road East CBD (Downtown Oakville) Vacant 634 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SE Oakville - Downtown Arterial (Pedestrian) The Shops of Towne Square Total 3,644 Oakville SE Oakville - Downtown 585,359 Oakville Total SE Oakville - Maplegrove Arterial (Auto Orientated) Other Arterial (Auto) Esso Maple Grove Drive Community Shopping Area Automotive 2,376 Plaza Petro Canada Maple Grove Drive Community Shopping Area Automotive 1,620 Rogers Video Maple Grove Drive Community Shopping Area Entertainment 1,680 Tim Horton Donuts Maple Grove Drive Community Shopping Area Food Services 1,350 Vacant Maple Grove Drive Community Shopping Area Vacant 2,551 Other Arterial (Auto) Total 9,577 Neighbourhood Centres Maple Grove Village Bebe Nail Salon Maple Grove Drive Community Shopping Area Personal Care Services 1,080 Carafe Wine Makers Maple Grove Drive Community Shopping Area Miscellaneous 828 Cards 'N Such Maple Grove Drive Community Shopping Area Miscellaneous 1,080 CIBC Maple Grove Drive Community Shopping Area Finance and Insurance 2,925 Computer Sales & Service Maple Grove Drive Community Shopping Area Furnishings 1,242 Dental Office Maple Grove Drive Community Shopping Area Health Care Services 1,080
Edward Jones Maple Grove Drive Community Shopping Area Professional, Scientific & Technical Services 1,242
English Bay Fish & Chips Maple Grove Drive Community Shopping Area Food Services 1,080 Finders Tea Room Maple Grove Drive Community Shopping Area Food Services 1,242 Garlic Grove Health Store Maple Grove Drive Community Shopping Area Specialty Food 1,242 Home Hardware Maple Grove Drive Community Shopping Area Home Improvement 2,760 Kristin's Maple Grove Drive Community Shopping Area Apparel 1,242 Langford Cleaners Maple Grove Drive Community Shopping Area Personal Care Services 828 Little Caesars Take-Out Maple Grove Drive Community Shopping Area Food Services 1,242 Livart Maple Grove Drive Community Shopping Area Furnishings 1,242 Macs Maple Grove Drive Community Shopping Area Specialty Food 1,278 Malibu Tan Maple Grove Drive Community Shopping Area Personal Care Services 720 Maple Grove Chiropractic Clinic Maple Grove Drive Community Shopping Area Health Care Services 1,350 Maple Grove Dental Office Maple Grove Drive Community Shopping Area Health Care Services 1,080 Maplegrove Barber Hair Styling Maple Grove Drive Community Shopping Area Personal Care Services 720 Michael's Hair Designs Maple Grove Drive Community Shopping Area Personal Care Services 1,080 MotoPhoto Maple Grove Drive Community Shopping Area Personal Care Services 1,350 Oakville Florist Shop Maple Grove Drive Community Shopping Area Miscellaneous 1,080 Oxford Learning Centre Maple Grove Drive Community Shopping Area Other Service 1,170 Pet Value Maple Grove Drive Community Shopping Area Miscellaneous 1,242 Pharma Plus Maple Grove Drive Community Shopping Area Pharmacies & Personal Care 4,950 Red Pepper Chinese Restaurant Maple Grove Drive Community Shopping Area Food Services 2,691 Sobeys Maple Grove Drive Community Shopping Area Supermarket 37,152 Store of Science Maple Grove Drive Community Shopping Area Miscellaneous 1,242 The Beer Store Maple Grove Drive Community Shopping Area Beverage 2,925 Travel Choice Maple Grove Drive Community Shopping Area Selected Office Administrative Services 1,080 Ultimate Dollar and Discount Store Maple Grove Drive Community Shopping Area General Merchandise 1,680 Water Source Maple Grove Drive Community Shopping Area Specialty Food 1,242 Maple Grove Village Total 84,387 SE Oakville - Maplegrove 93,964 Plaza Total SE Oakville - Other Arterial (Auto Orientated) Other Arterial (Auto) Arby's Ford Drive Arterial Commercial Food Services 1,200 Aria home Collections Ford Drive Arterial Commercial Furnishings 400 Personal and Household Goods Repair - Crow Transmission Royal Windsor Arterial Commercial 972 Automotive Repair & Maintenance Duck and Firkin Ford Drive Arterial Commercial Food Services 1,500 Edward Jones Investments Ford Drive Arterial Commercial Finance and Insurance 300 Personal and Household Goods Repair - ENJ Auto Body Royal Windsor Arterial Commercial 972 Automotive Repair & Maintenance Family Dental Clinic Ford Drive Arterial Commercial Health Care Services 600 Ford Plaza - 12 units Ford Drive Arterial Commercial Vacant 16,286 Ford Plaza - 6 units Ford Drive Arterial Commercial Vacant 5,844 Hasty Market Ford Drive Arterial Commercial Specialty Food 600 Personal and Household Goods Repair - Import Car Servicing Centre Royal Windsor Arterial Commercial 972 Automotive Repair & Maintenance Personal and Household Goods Repair - Jonathan's Auto Repair Royal Windsor Arterial Commercial 972 Automotive Repair & Maintenance FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SE Oakville - Other Arterial (Auto Orientated) Other Arterial (Auto) Langford Cleaners Ford Drive Arterial Commercial Personal Care Services 300 Mail Boxes Ford Drive Arterial Commercial Selected Office Administrative Services 400 Mr. Sub Ford Drive Arterial Commercial Food Services 600 Natural Grains Ford Drive Arterial Commercial Specialty Food 700 Oakville Family Health Center Ford Drive Arterial Commercial Health Care Services 1,500 Personal and Household Goods Repair - Peter's Welding Ltd. Royal Windsor Arterial Commercial 972 Automotive Repair & Maintenance Pizza Nova Ford Drive Arterial Commercial Food Services 600
Royal Ford Veterinary Ford Drive Arterial Commercial Professional, Scientific & Technical Services 600
Shell Winston Churchill Blvd No OP Designation Automotive 3,000 Sunoco Winston Churchill Blvd No OP Designation Automotive 4,218 Personal and Household Goods Repair - TAG Motor Sport Royal Windsor Arterial Commercial 972 Automotive Repair & Maintenance Personal and Household Goods Repair - The Body Shop Royal Windsor Arterial Commercial 972 Automotive Repair & Maintenance Personal and Household Goods Repair - Two Brothers Auto Body Royal Windsor Arterial Commercial 1,980 Automotive Repair & Maintenance Vibratan Ford Drive Arterial Commercial Personal Care Services 600 Other Arterial (Auto) Total 48,032 Royal Windsor Square KFC Royal Windsor Arterial Commercial Food Services 1,069 Petro Canada Royal Windsor Arterial Commercial Automotive 158 Subway Subs Royal Windsor Arterial Commercial Food Services 546 Tim Horton Donuts Royal Windsor Arterial Commercial Food Services 1,188 Town Gate Cleaners Royal Windsor Arterial Commercial Personal Care Services 665 Transformations Royal Windsor Arterial Commercial Personal Care Services 404 Vacant Royal Windsor Arterial Commercial Vacant 1,040 Wendy's Royal Windsor Arterial Commercial Food Services 1,426 Royal Windsor Square Total 6,496 Convenience Centres Kingsway Convenience Plaza Clearview Heights School Kingsway Neighbourhood Commercial Other Service 1,944 Dr. J. DeSouza Kingsway Neighbourhood Commercial Health Care Services 1,320 Elite Aesthetics Kingsway Neighbourhood Commercial Personal Care Services 990 Elite Cleaners Kingsway Neighbourhood Commercial Personal Care Services 990 GyrosKing Kingsway Neighbourhood Commercial Food Services 825 John's BBQ Inc. Kingsway Neighbourhood Commercial Food Services 650 Kingsway Chiroprator Kingsway Neighbourhood Commercial Insurance and Real Estate 1,000 Mini Mart Kingsway Neighbourhood Commercial Specialty Food 1,944 National Bank Kingsway Neighbourhood Commercial Finance and Insurance 2,970 Pizza Pizza Kingsway Neighbourhood Commercial Food Services 990 State Farm Insurance Kingsway Neighbourhood Commercial Insurance and Real Estate 1,650 Video Venue Kingsway Neighbourhood Commercial Entertainment 825
Kingsway Convenience Plaza Total 16,098
Employment Areas Other Employment A1 Air Conditioning & Heating Chartwell Employment Home Improvement 951 BMW Citation Royal Windsor Employment Automotive 30,000 Personal and Household Goods Repair - Eastside Auto Chartwell Employment 4,700 Automotive Repair & Maintenance Fitness Depot S. Service Road East Employment Miscellaneous 1,440 Glenleven Jeep Royal Windsor Employment Automotive 8,640 La Costa Royal Windsor Employment Food Services 3,088 Otello's Royal Windsor Employment Food Services 4,357 Pioneer Pools S. Service Road East Employment Home Improvement 16,500 Shell S. Service Road East Employment Automotive 3,240 Vacant Royal Windsor Employment Vacant 5,500 S. Service Road East Employment Vacant 1,134 Other Employment Total 79,550 Neighbourhood Centres Other Whole Foods Cornwall Neighbourhood Commercial Supermarket 44,000 Other Total 44,000 SE Oakville - Other Total 194,176 SE Oakville - Trafalgar Arterial (Auto Orientated) Other Arterial (Auto) Animal Hospital of Oakville S Service Road E Mixed Use Professional, Scientific & Technical Services 3,249 Village Apple One Employment Cross Avenue Mixed Use Selected Office Administrative Services 1,100 Bong's Variety Trafalgar Road No OP Designation General Merchandise 540 Carpet Warehouse Cross Avenue Mixed Use Furnishings 6,570 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SE Oakville - Trafalgar Arterial (Auto Orientated) Other Arterial (Auto) Chiropractor S Service Road E Mixed Use Health Care Services 4,050 Core Rehilitation Services Cross Avenue Mixed Use Health Care Services 1,125 Personal and Household Goods Repair - Cross Avenue Auto Cross Avenue Mixed Use 1,000 Automotive Repair & Maintenance Esso Trafalgar Road Mixed Use Automotive 1,500 Fayes Optical Cross Avenue Mixed Use Pharmacies & Personal Care 864 Georgio's Cross Avenue Mixed Use Food Services 6,300 Gerrie Electric Inglehart Arterial Commercial Home Improvement 5,700 Hikers Haven S Service Road E Mixed Use Miscellaneous 9,200 Laser Land Inglehart Arterial Commercial Furnishings 1,200 Licks Trafalgar Road Mixed Use Food Services 2,800 McDonalds Cross Avenue Mixed Use Food Services 2,223 Mr. Sub Cross Avenue Mixed Use Food Services 700 Personal and Household Goods Repair - Noel's Auto Service Cross Avenue Mixed Use 4,212 Automotive Repair & Maintenance No-Y-Ian Inglehart Arterial Commercial Health Care Services 1,560 Oakland Ford Trafalgar Road Mixed Use Automotive 26,820 Personal and Household Goods Repair - Oakville Collision Service Davis Mixed Use 10,000 Automotive Repair & Maintenance Oakville Youth Development Centre Cross Avenue Mixed Use Other Service 3,400 Oisi Sushi Japanese Restaurant Cross Avenue Mixed Use Food Services 2,250 Pak Mail Cross Avenue Mixed Use Selected Office Administrative Services 1,100 Photographic Solutions Cross Avenue Mixed Use Personal Care Services 1,100 Queenston Towne GM Trafalgar Road Mixed Use Automotive 19,890 Riveria Hair Stylistis Cross Avenue Mixed Use Personal Care Services 1,296 Sibo Hermannstadt Cross Avenue Mixed Use Food Services 1,200 Soccer World Cross Avenue Mixed Use Miscellaneous 1,800 Stepping Stones Argus Mixed Use Other Service 4,020 Taco Bell Trafalgar Road Mixed Use Food Services 2,200 The Fitness Store S Service Road E Mixed Use Miscellaneous 9,200 The Lighting Centre Cross Avenue Mixed Use Furnishings 2,000 Their Safety Cross Avenue Mixed Use Other Service 864 Thomas Cook Cross Avenue Mixed Use Selected Office Administrative Services 1,100 Personal and Household Goods Repair - Tidy Car Cross Avenue Mixed Use 1,188 Automotive Repair & Maintenance Top Hat Cleaners Cross Avenue Mixed Use Personal Care Services 1,100 Travel Cuts S Service Road E Mixed Use Selected Office Administrative Services 4,600 Vacant Cross Avenue Mixed Use Vacant 2,400 Inglehart Arterial Commercial Vacant 2,340 S Service Road E Mixed Use Vacant 1,539 Other Arterial (Auto) Total 155,300 Community/District Centre Trafalgar Village At Your Convenience Cross Avenue Mixed Use Specialty Food 900 Celebrity Tobacco & Gifts Cross Avenue Mixed Use General Merchandise 987 Extreme Pita Cross Avenue Mixed Use Food Services 1,364 F+S Warehouse Cross Avenue Mixed Use General Merchandise 812 Fair Home Cross Avenue Mixed Use Furnishings 1,713 Flooring.ca Cross Avenue Mixed Use Furnishings 1,350 Golden Griddle Cross Avenue Mixed Use Food Services 5,860 Home Depot Cross Avenue Mixed Use Home Improvement 119,984 Manning Jewellers Cross Avenue Mixed Use Apparel 2,625 MTO Drivers and Vehicles Cross Avenue Mixed Use Other Service 2,333 No Frills Cross Avenue Mixed Use Supermarket 39,356 Oakville Cycle Cross Avenue Mixed Use Miscellaneous 3,840 Oakville Sewing Centre Cross Avenue Mixed Use Miscellaneous 2,971 Opaz Mediteranian Grill Cross Avenue Mixed Use Food Services 1,900 Perfect 10 Nail and Spa Cross Avenue Mixed Use Personal Care Services 1,789 Pets and More Cross Avenue Mixed Use Miscellaneous 4,502 Surroundings Gallery Cross Avenue Mixed Use Furnishings 2,150 Tim Horton's Cross Avenue Mixed Use Food Services 3,606 Verdi Hair Design Cross Avenue Mixed Use Personal Care Services 812 White Swan Dry Cleaners Cross Avenue Mixed Use Personal Care Services 987 Women's Club Fitness and Spa Cross Avenue Mixed Use Entertainment 9,950 Trafalgar Village Total 209,791 Convenience Centres Other Convenience Alex Temoralis Trafalgar Road Neighbourhood Commercial Other Service 1,150 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SE Oakville - Trafalgar Convenience Centres Other Convenience Back Yard Nature Store Trafalgar Road Neighbourhood Commercial Miscellaneous 1,134 De Thomas Financial Trafalgar Road Neighbourhood Commercial Finance and Insurance 1,150 Fundamentals Trafalgar Road Neighbourhood Commercial Miscellaneous 1,600 Gargill Insurance Broker Trafalgar Road Commercial Residential (Kerr St.) Insurance and Real Estate 990
Gordon Edwards Trafalgar Road Commercial Residential (Kerr St.) Professional, Scientific & Technical Services 756
Main Lumber Trafalgar Road Neighbourhood Commercial Home Improvement 13,230 Pas Motors Trafalgar Road Commercial Residential (Kerr St.) Automotive 180 Vacant Trafalgar Road Commercial Residential (Kerr St.) Vacant 1,134 Neighbourhood Commercial Vacant 1,008 Other Convenience Total 22,332 Personal and Household Goods Repair - Employment Areas Other Employment Dect-o-Wire Davis Employment 2,500 Automotive Repair & Maintenance Personal and Household Goods Repair - Oaktowne Collision Davis Employment 7,000 Automotive Repair & Maintenance Other Employment Total 9,500 SE Oakville - Trafalgar 396,923 Village Total
SW Oakville - Bronte Village Arterial (Pedestrian) Bronte Plaza Bronte Creek Pharmacy Lakeshore Road West Community Shopping Area Pharmacies & Personal Care 700
Bronte's Men's Hairstyling Lakeshore Road West Community Shopping Area Personal Care Services 660 Coffee Time Lakeshore Road West Community Shopping Area Food Services 1,080 Infinitive Hair Salon Lakeshore Road West Community Shopping Area Personal Care Services 550 Mc Donald's Lakeshore Road West Community Shopping Area Food Services 735 Piggy Mart Lakeshore Road West Community Shopping Area Specialty Food 900 Pik Kwik Convenience Lakeshore Road West Community Shopping Area Specialty Food 1,350 Rice Bowl Chinese Food Lakeshore Road West Community Shopping Area Food Services 900 Bronte Plaza Total 6,875 Centriller Square Avenue One Lakeshore Road West Community Shopping Area Miscellaneous 1,080 Blockbuster Video Lakeshore Road West Community Shopping Area Entertainment 4,212 Cadet Cleaners Lakeshore Road West Community Shopping Area Personal Care Services 600 Denningers Restaurant Lakeshore Road West Community Shopping Area Food Services 3,000 First Choice Haircutters Lakeshore Road West Community Shopping Area Personal Care Services 900 Licks Lakeshore Road West Community Shopping Area Food Services 2,808 Prudential Town Center Realty Lakeshore Road West Community Shopping Area Insurance and Real Estate 650 Subway Subs Lakeshore Road West Community Shopping Area Food Services 720 Vinnie's Café Lakeshore Road West Community Shopping Area Food Services 1,080 Centriller Square Total 15,050 Other Arterial (Pedestrian) 7 - Eleven Lakeshore Road West Community Shopping Area Specialty Food 1,980 Allergy Clinic Lakeshore Road West Community Shopping Area Health Care Services 750 Asante Wealth Management Marine Community Shopping Area Finance and Insurance 600 Attivo Lakeshore Road West Community Shopping Area Entertainment 1,100 Balloons Express Lakeshore Road West Community Shopping Area Miscellaneous 810 Beauty Nails Lakeshore Road West Community Shopping Area Personal Care Services 750 Benjamin Moore Lakeshore Road West Community Shopping Area Home Improvement 3,423 Biomedical Clinic Lakeshore Road West Community Shopping Area Health Care Services 750 Black Tie Photography Bronte Road Community Shopping Area Furnishings 675 Bonnie Brown, MPP Marine Community Shopping Area Other Service 900 Brassilco Jewellery and Fashion Jones Community Shopping Area Apparel 158 British Eats and Treats Jones Community Shopping Area Specialty Food 945 Bronte Art Academy & Gallery Bronte Road Community Shopping Area Furnishings 600 Bronte Bagel Marine Community Shopping Area Food Services 600 Bronte Centre Pharmacy Jones Community Shopping Area Pharmacies & Personal Care 2,025 Bronte Chinese Restaurant Lakeshore Road West Community Shopping Area Food Services 1,650 Bronte Dental Office Lakeshore Road West Community Shopping Area Health Care Services 650 Bronte Fish & Chips Lakeshore Road West Community Shopping Area Food Services 1,116 Bronte Florist Lakeshore Road West Community Shopping Area Miscellaneous 900 Bronte Harbour Fine Arts Bronte Road Community Shopping Area Miscellaneous 405 Bronte Natural Health Clinic Lakeshore Road West Community Shopping Area Health Care Services 750 Bronte Spins Plus Laundromat Lakeshore Road West Community Shopping Area Personal Care Services 1,675 Bronte Tae Kwon Do Lakeshore Road West Community Shopping Area Other Service 700 Bronte Village Child Care Lakeshore Road West Community Shopping Area Other Service 1,080 Bronte Xray & Ultrasound Gamma-Dynacare LJones Community Shopping Area Health Care Services Bronte's Medical Group - Health Centre Jones Community Shopping Area Health Care Services 2,025 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SW Oakville - Bronte Village Arterial (Pedestrian) Other Arterial (Pedestrian) Canada Trust Lakeshore Road West Community Shopping Area Finance and Insurance 3,024 Canadian Pools & Spa Lakeshore Road West Community Shopping Area Home Improvement 1,458
Carosoft Consulting Marine Community Shopping Area Professional, Scientific & Technical Services 900
Casa Aragona Lakeshore Road West Community Shopping Area Furnishings 1,215 Cely's Crafts Lakeshore Road West Community Shopping Area Miscellaneous 180
Cheryl Etherington, CGA Lakeshore Road West Community Shopping Area Professional, Scientific & Technical Services 750
Chiropractic First Lakeshore Road West Community Shopping Area Health Care Services 600 Chocolada Lakeshore Road West Community Shopping Area Food Services 1,164 Coach and Four Lakeshore Road West Community Shopping Area Food Services 2,772 Coiffure Prestige Bronte Road Community Shopping Area Personal Care Services 500 Lakeshore Road West Community Shopping Area Personal Care Services 612 Country Fare Lakeshore Road West Community Shopping Area Specialty Food 1,296 Cruise Experts Bronte Road Community Shopping Area Selected Office Administrative Services 540 Décor Studio Bronte Road Community Shopping Area Apparel 675 Dental Clinic Lakeshore Road West Community Shopping Area Health Care Services 1,350 Dentistry on Bronte Bronte Road Community Shopping Area Health Care Services 700 DES Financial Lakeshore Road West Community Shopping Area Finance and Insurance 1,125 Diamond Craft Bronte Road Community Shopping Area Apparel 750 D'Martini's Lakeshore Road West Community Shopping Area Food Services 800 Dr. N. Van Ymeren Nelson Community Shopping Area Health Care Services 405 Dr. R. L. Cole Lakeshore Road West Community Shopping Area Health Care Services 750 Dr. Rochelle Cole Bronte Road Community Shopping Area Health Care Services 581 Dr. Tanaka Lakeshore Road West Community Shopping Area Health Care Services 750 Edward Jones Bronte Road Community Shopping Area Finance and Insurance 720 Euphoria Hair and Body Lakeshore Road West Community Shopping Area Personal Care Services 900 European Time Bronte Road Community Shopping Area Personal and Household Goods Repair 132 Exit Realty Negotiators Lakeshore Road West Community Shopping Area Health Care Services 3,600 Family Adolescent Straight Talk Centre Lakeshore Road West Community Shopping Area Other Service 400 Finials Bronte Road Community Shopping Area Home Improvement 675 First Touch Marine Community Shopping Area Health Care Services 600 Foot Fitness: Foot Care and Orthodics Lakeshore Road West Community Shopping Area Health Care Services 900 Gaetoano's Lakeshore Road West Community Shopping Area Food Services 1,080 Hair Body and Soul Jones Community Shopping Area Personal Care Services 650 Hair Studio 1 Lakeshore Road West Community Shopping Area Personal Care Services 750 Harbour Lighthouse Banquet and ConferenceOntario Community Shopping Area Food Services 2,000 Harris & Ellis Yachts Ontario Community Shopping Area Automotive 550 Harvey's Lakeshore Road West Community Shopping Area Food Services 2,700 Hassard Chiropractor Lakeshore Road West Community Shopping Area Health Care Services 960 Hasty Market Lakeshore Road West Community Shopping Area Specialty Food 2,430 Healing Touch Massage Therapist Lakeshore Road West Community Shopping Area Health Care Services 750 Health Sense II Wellness Centre Lakeshore Road West Community Shopping Area Health Care Services 750 Heidi's Flowers and Plants Jones Community Shopping Area Miscellaneous 650 Hope Place Centre Bronte Road Community Shopping Area Other Service 720 Jack Heaney Barber Lakeshore Road West Community Shopping Area Personal Care Services 324 Jem Communications Lakeshore Road West Community Shopping Area Other Service 612 June McKnight Lakeshore Road West Community Shopping Area Health Care Services 750 Karen's Dress Boutique Marine Community Shopping Area Apparel 972 Kevin Flynn, MPP Lakeshore Road West Community Shopping Area Other Service 650 Krav Maga Lakeshore Road West Community Shopping Area Other Service 945 Kumon - Math, Reading, Success Lakeshore Road West Community Shopping Area Other Service 576 La Parisienne Bronte Road Community Shopping Area Food Services 810 Lakeshore Paramedical Health Service Jones Community Shopping Area Health Care Services 998 Laura Paladino Gift Boutique Jones Community Shopping Area Miscellaneous 316 Looney Store Lakeshore Road West Community Shopping Area General Merchandise 1,675 Magic Mountain Trading Co. Bronte Road Community Shopping Area Apparel 600 Mailboxes Bronte Road Community Shopping Area Selected Office Administrative Services 1,150 Manchester Arms Lakeshore Road West Community Shopping Area Food Services 1,296 Mara's L'Escape Jones Community Shopping Area Personal Care Services 972 Margo's Flowers & Gifts Lakeshore Road West Community Shopping Area Miscellaneous 1,116 Mark Ellis Design Ltd Ontario Community Shopping Area Automotive 550 Master Goldsmith Jewellery Lakeshore Road West Community Shopping Area Apparel 926 Matas Homes Lakeshore Road West Community Shopping Area Other Service 316 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SW Oakville - Bronte Village Arterial (Pedestrian) Other Arterial (Pedestrian) Maynard's Fine Menswear Bronte Road Community Shopping Area Apparel 1,218 McMichael Davis Marine Insurance Bronte Road Community Shopping Area Insurance and Real Estate 1,000 Mixed Grill Restaurant Lakeshore Road West Community Shopping Area Food Services 2,430 Mr. Cheap Convenience Lakeshore Road West Community Shopping Area Specialty Food 729 My Back Shed Lakeshore Road West Community Shopping Area Miscellaneous 810 Old Tyme Country Store Lakeshore Road West Community Shopping Area Furnishings 750 Panacherie Marine Community Shopping Area Apparel 925 Personal and Household Goods Repair - Paul's Automotive Bronte Road Community Shopping Area 800 Automotive Repair & Maintenance Petite Gataeu Lakeshore Road West Community Shopping Area Specialty Food 1,620 Pioneer Gas Lakeshore Road West Community Shopping Area Automotive 1,134 Pizza Pizza Lakeshore Road West Community Shopping Area Food Services 840 Positive Changes Hypnosis Lakeshore Road West Community Shopping Area Other Service 750 Primo Leather Lakeshore Road West Community Shopping Area Apparel 680 Protech Appliance Services Jones Community Shopping Area Pharmacies & Personal Care 500 Quiznos Subs Lakeshore Road West Community Shopping Area Food Services 650 Rainbow Expressions Lakeshore Road West Community Shopping Area Personal Care Services 1,080 Romeo's Pizza Lakeshore Road West Community Shopping Area Food Services 675 Royal Bank Lakeshore Road West Community Shopping Area Finance and Insurance 4,898 Royal Canadian Legion Jones Community Shopping Area Other Service - Rude Native Jones Community Shopping Area Food Services 2,400 Scene of the Crime Books Lakeshore Road West Community Shopping Area Miscellaneous 1,336 Shopper's Drug Mart Lakeshore Road West Community Shopping Area Pharmacies & Personal Care 10,107 Sinful Pleasures Lakeshore Road West Community Shopping Area Specialty Food 900 Stoneboats Restaurant Bronte Road Community Shopping Area Food Services 1,998 Stragicon Technologies Bronte Road Community Shopping Area Other Service 720 The Basketeers Lakeshore Road West Community Shopping Area Miscellaneous 810 The Butterfly Foundation Lakeshore Road West Community Shopping Area Other Service 750 The Butterfly Ice Cream Café Bronte Road Community Shopping Area Food Services 720 The Chantry Jones Community Shopping Area Personal Care Services 315 The DogHouse Spa Lakeshore Road West Community Shopping Area Personal Care Services 550 The Looking Glass Marine Community Shopping Area Personal Care Services 405 The Quilt Patch Bronte Road Community Shopping Area Miscellaneous 620 Thumbs Up 4 Shiatsu Lakeshore Road West Community Shopping Area Health Care Services 750 Thyme in a Basket Lakeshore Road West Community Shopping Area Specialty Food 750 Tijauana Tan Bronte Road Community Shopping Area Personal Care Services 200 Tim Horton Donuts Lakeshore Road West Community Shopping Area Food Services 1,764 Touch of Class Lakeshore Road West Community Shopping Area Personal Care Services 675 Truelife Chiropractic Lakeshore Road West Community Shopping Area Health Care Services 1,700 Twisted Fork Bronte Road Community Shopping Area Food Services 1,350 Vacant Bronte Road Community Shopping Area Vacant 8,590 Lakeshore Road West Community Shopping Area Vacant 2,026 Marine Community Shopping Area Vacant 360 Victorian Spa Lakeshore Road West Community Shopping Area Personal Care Services 1,326 Woods Martial Arts Lakeshore Road West Community Shopping Area Other Service 945
Other Arterial (Pedestrian) Total 150,941
Stone Boat Quay Advantage Plus Realty Inc. Bronte Road Community Shopping Area Insurance and Real Estate 1,440 Antique Interiors Bronte Road Community Shopping Area Furnishings 720 Bronte Village BIA Bronte Road Community Shopping Area Other Service 500 Cannington House Gallery Bronte Road Community Shopping Area Furnishings 720 Cely's Crafts Bronte Road Community Shopping Area Miscellaneous 220 Downtown Electric Fireplace Company Bronte Road Community Shopping Area Home Improvement 648 Goodnight Goodmorning Bronte Road Community Shopping Area Apparel 720 Heaney's Barber and Hairstryling Bronte Road Community Shopping Area Personal Care Services 720 Lana's Gifts Bronte Road Community Shopping Area Miscellaneous 720 Molly Maid Bronte Road Community Shopping Area Other Service 720 Mortgage Intelligence Bronte Road Community Shopping Area Insurance and Real Estate 720 Sirena Bronte Road Community Shopping Area Personal Care Services 720 Stone Boat Quay Total 8,568 Neighbourhood Centres Bronte Village Mall Arman's Custom Tailors Lakeshore Road West Community Shopping Area Personal and Household Goods Repair 687 Body Wise for Women Lakeshore Road West Community Shopping Area Entertainment 1,809 Bronte Chiropractic Office, Foot and Ankle Lakeshore Road West Community Shopping Area Health Care Services 1,200 Bronte Gift Gallery + Post Office Lakeshore Road West Community Shopping Area Miscellaneous 738 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SW Oakville - Bronte Village Neighbourhood Centres Bronte Village Mall Bronte Language Centre Lakeshore Road West Community Shopping Area Other Service 750 Bronte Village Dental Office Lakeshore Road West Community Shopping Area Health Care Services 1,841 Bronte Village Smoke and Variety Lakeshore Road West Community Shopping Area General Merchandise 900 Concept Galleries & Plaks 'n Prints Lakeshore Road West Community Shopping Area Furnishings 1,200 Discount Choice Lakeshore Road West Community Shopping Area General Merchandise 7,105 Dr. R. Reynolds Lakeshore Road West Community Shopping Area Health Care Services 313 Flippance & Carr Electronics Lakeshore Road West Community Shopping Area Furnishings 2,197 Go Figure Spa Lakeshore Road West Community Shopping Area Personal Care Services 1,400 Harbour Craft Lakeshore Road West Community Shopping Area Miscellaneous 908 Health For All Lakeshore Road West Community Shopping Area Pharmacies & Personal Care 650 Hoyi Susi Lakeshore Road West Community Shopping Area Food Services 950 L.L.S. Jewellers Lakeshore Road West Community Shopping Area Apparel 960 Little Caesars Lakeshore Road West Community Shopping Area Food Services 850 Math Magic Lakeshore Road West Community Shopping Area Other Service 1,000 Pharma Plus Lakeshore Road West Community Shopping Area Pharmacies & Personal Care 5,410 Please One Hair and Esthetics Lakeshore Road West Community Shopping Area Personal Care Services 1,000 Quo Vadis Shoe Repair Lakeshore Road West Community Shopping Area Personal and Household Goods Repair 239 Sanger Contact Lens Centre & Opticians Lakeshore Road West Community Shopping Area Health Care Services 930 Smart Selection Lakeshore Road West Community Shopping Area Apparel 945 Smarter Cleaners Lakeshore Road West Community Shopping Area Personal Care Services 928 Sobeys Lakeshore Road West Community Shopping Area Supermarket 30,007 Superior Lock and Safe Lakeshore Road West Community Shopping Area Personal and Household Goods Repair 650 The Country's Best Yogurt Lakeshore Road West Community Shopping Area Food Services 1,099 The Décor Centre Lakeshore Road West Community Shopping Area Furnishings 735 The Fire Hall Restaurant Lakeshore Road West Community Shopping Area Food Services 4,563 The Wine Rack Lakeshore Road West Community Shopping Area Beverage 180 Uniglobe Glen Abbey Travel Lakeshore Road West Community Shopping Area Selected Office Administrative Services 654 Union Securities Ltd. Lakeshore Road West Community Shopping Area Finance and Insurance 900 Vacant Lakeshore Road West Community Shopping Area Vacant 1,688 Bronte Village Mall Total 75,386 SW Oakville - Bronte Village 256,820 Total
SW Oakville - Hopedale Mall Arterial (Auto Orientated) Other Arterial (Auto) Petro Canada Rebecca Street Community Shopping Area Automotive 3,009
Other Arterial (Auto) Total 3,009 Community/District Centre Hopedale Mall A Buck or Two Rebecca Street Community Shopping Area General Merchandise 1,860 Academy for Mathematics and Science Rebecca Street Community Shopping Area Other Service 1,880 Acorn Florist Rebecca Street Community Shopping Area Miscellaneous 1,050 Acupuncture and Herbs Rebecca Street Community Shopping Area Health Care Services 1,071 Alsten Jewellry Rebecca Street Community Shopping Area Apparel 653 Apparelle Accessories Rebecca Street Community Shopping Area Apparel 424 Black's Camera Rebecca Street Community Shopping Area Furnishings 1,045 Body & Bath II Rebecca Street Community Shopping Area Pharmacies & Personal Care 859 Carlton Cards Rebecca Street Community Shopping Area Miscellaneous 1,980 Cellular Point Rebecca Street Community Shopping Area Furnishings 814 CIBC Rebecca Street Community Shopping Area Finance and Insurance 5,195 Class "A" Rebecca Street Community Shopping Area Personal Care Services 1,200 Classique Décor Rebecca Street Community Shopping Area Furnishings 5,095 Coldwell Banker Rebecca Street Community Shopping Area Insurance and Real Estate 1,503 Crate Design Rebecca Street Community Shopping Area Furnishings 1,271 Crystal House Rebecca Street Community Shopping Area Miscellaneous 899 Dominion Rebecca Street Community Shopping Area Supermarket 28,662 El Spero Rebecca Street Community Shopping Area Food Services 3,347 Gab Shoes Rebecca Street Community Shopping Area Apparel 1,008 Gino's Pizza Rebecca Street Community Shopping Area Food Services 492 Herbal Magic Rebecca Street Community Shopping Area Pharmacies & Personal Care 617 Hopedale Bowl Rebecca Street Community Shopping Area Entertainment 13,030 Hopedale Dental Office Rebecca Street Community Shopping Area Health Care Services 2,173 Hopedale Hardware Rebecca Street Community Shopping Area Home Improvement 2,911 Hopedale Smoke & Gift Rebecca Street Community Shopping Area General Merchandise 1,827 Hopedale Video & Games Rebecca Street Community Shopping Area Entertainment 1,380 Jadore Rebecca Street Community Shopping Area Apparel 925 Jewellry Store Rebecca Street Community Shopping Area Apparel 276 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SW Oakville - Hopedale Mall Community/District Centre Hopedale Mall Law Office Rebecca Street Community Shopping Area Professional, Scientific & Technical Services 1,200
LCBO Rebecca Street Community Shopping Area Beverage 5,257 Lottery - Kiosk Rebecca Street Community Shopping Area Other Service 316 Mctavish Travel Rebecca Street Community Shopping Area Selected Office Administrative Services 1,250 Oakville Eye Associates Rebecca Street Community Shopping Area Pharmacies & Personal Care 3,400 Oakville Hobby Rebecca Street Community Shopping Area Miscellaneous 770 Pam's Coffee & Tea Co. Rebecca Street Community Shopping Area Specialty Food 455 Payless Shoe Source Rebecca Street Community Shopping Area Apparel 1,276 Peggy's Rebecca Street Community Shopping Area Apparel 2,309 Professional Stitch Repair Rebecca Street Community Shopping Area Personal and Household Goods Repair 175 Radio Shack Rebecca Street Community Shopping Area Furnishings 1,527 Royal Classic Menswear Rebecca Street Community Shopping Area Apparel 1,118 Shoppers Drug Mart Rebecca Street Community Shopping Area Pharmacies & Personal Care 8,143 Skyways Jewellers Rebecca Street Community Shopping Area Apparel 1,141 Star Cleaners Rebecca Street Community Shopping Area Personal Care Services 807 Sterling Optical Rebecca Street Community Shopping Area Health Care Services 2,038 Supreme Nails Rebecca Street Community Shopping Area Personal Care Services 632 The Cooperators Rebecca Street Community Shopping Area Insurance and Real Estate 1,706 Toronto Dominion Bank Rebecca Street Community Shopping Area Finance and Insurance 5,615 Toy Tales Rebecca Street Community Shopping Area Miscellaneous 910 Vacant Rebecca Street Community Shopping Area Vacant 818 Vacant Rebecca Street Community Shopping Area Vacant 180 Victorian Classic Collections Rebecca Street Community Shopping Area Apparel 464 You'Nique Hair Design Rebecca Street Community Shopping Area Personal Care Services 1,056
Zellers Rebecca Street Community Shopping Area General Merchandise - Department Store 85,000
Zellers Restaurant Rebecca Street Community Shopping Area Food Services 587 Hopedale Mall Total 211,597 SW Oakville - Hopedale Mall 214,606 Total SW Oakville - Kerr Street Arterial (Auto Orientated) Other Arterial (Auto) Again Convenience Lakeshore Road West No OP Designation Specialty Food 1,650 Omega Steak & Seafood Tavern Kerr Street Community Shopping Area Food Services 3,276 Other Arterial (Auto) Total 4,926 Arterial (Pedestrian) Golden Horseshoe Plaza Body Shaping Fitness Lakeshore Road West CBD (Downtown Oakville) Personal Care Services 12,230 Liquidation Centre Lakeshore Road West CBD (Downtown Oakville) General Merchandise 10,000 Golden Horseshoe Plaza Total 22,230 Other Arterial (Pedestrian) 9illias Portugeese Bakery Kerr Street CBD (Downtown Oakville) Specialty Food 1,188 A Gallery of Flowers Kerr Street CBD (Downtown Oakville) Apparel 468 Adam Travel Kerr Street CBD (Downtown Oakville) Selected Office Administrative Services 400 Adult Movie Store Kerr Street Commercial Residential (Kerr St.) Entertainment 960 Agabi Mediterranean Restaurant Lakeshore Road West CBD (Downtown Oakville) Food Services 1,344 Alberts Carpet Place Kerr Street CBD (Downtown Oakville) Furnishings 5,720 All's Well Kerr Street Commercial Residential (Kerr St.) Health Care Services 528 Anastacia's Gallery Lakeshore Road West CBD (Downtown Oakville) Furnishings 1,300 Angela's Hair Styles Kerr Street CBD (Downtown Oakville) Personal Care Services 540 Angels from Heaven Florence Street CBD (Downtown Oakville) Other Service 1,050 Anne's Antiques Lakeshore Road West CBD (Downtown Oakville) Furnishings 100 Appliance Parts & Service Kerr Street Commercial Residential (Kerr St.) Furnishings 900 Arthur Murray Dance School Lakeshore Road West CBD (Downtown Oakville) Other Service 1,755 Azore's Fish Market Kerr Street CBD (Downtown Oakville) Specialty Food 2,500 Barber Shop Cowan Square CBD (Downtown Oakville) Personal Care Services 300 Baskin Robbins Lakeshore Road West CBD (Downtown Oakville) Food Services 756 Big Sister's Lakeshore Road West CBD (Downtown Oakville) Other Service 486 Body in Motion Kerr Street CBD (Downtown Oakville) Personal Care Services 17,749 Boy Scout's Office Kerr Street CBD (Downtown Oakville) Other Service 700 Branders Pool Service Lakeshore Road West CBD (Downtown Oakville) Home Improvement 480 Britney's Nail & Spa Kerr Street CBD (Downtown Oakville) Personal Care Services 1,188 Buddha Buddha Kerr Street CBD (Downtown Oakville) Food Services 1,080 Capricorn Hair Salon Kerr Street Commercial Residential (Kerr St.) Personal Care Services 528 Catered Fare Lakeshore Road West CBD (Downtown Oakville) Specialty Food 972 CFC Furniture Lakeshore Road West CBD (Downtown Oakville) Furnishings 1,400 Cicada Gallery Kerr Street CBD (Downtown Oakville) Furnishings 750 Cigar & Convenience Store Lakeshore Road West CBD (Downtown Oakville) Specialty Food 900 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SW Oakville - Kerr Street Arterial (Pedestrian) Other Arterial (Pedestrian) Colonial Cleaners Lakeshore Road West CBD (Downtown Oakville) Personal Care Services 840 Comic Connection Kerr Street CBD (Downtown Oakville) Miscellaneous - Used 864 Compuville Systems Inc. Kerr Street Commercial Residential (Kerr St.) Furnishings 1,440 Connectus Kerr Street CBD (Downtown Oakville) Other Service 1,404 De Fazio Kerr Street CBD (Downtown Oakville) Apparel 936 Denture Clinic Lakeshore Road West CBD (Downtown Oakville) Health Care Services 450 Divine Mercy Christian Bookstore Kerr Street Commercial Residential (Kerr St.) Miscellaneous 990 Dock 16 Lakeshore Road West CBD (Downtown Oakville) Food Services 729 Dollar Village Plus Kerr Street Commercial Residential (Kerr St.) General Merchandise 3,915 Domus Finance Maurice CBD (Downtown Oakville) Finance and Insurance 900 Double Diamond Restaurant & Pub Kerr Street CBD (Downtown Oakville) Food Services 1,350 Dr. Dan Roszeli Dentist Kerr Street CBD (Downtown Oakville) Health Care Services 2,400 Dr. Minardi Chiropractic Kerr Street CBD (Downtown Oakville) Health Care Services 567 Dr. Theresa Bonkey John CBD (Downtown Oakville) Health Care Services 2,730 Dusty Goods Kerr Street CBD (Downtown Oakville) Miscellaneous - Used 882
Edward Jones Lakeshore Road West CBD (Downtown Oakville) Professional, Scientific & Technical Services 900
Estoril Travel Centre Kerr Street CBD (Downtown Oakville) Selected Office Administrative Services 900 Ethiopian Food Market Kerr Street CBD (Downtown Oakville) Specialty Food 540 European Billiard Centre Kerr Street CBD (Downtown Oakville) Food Services 1,080 European Deli Kerr Street CBD (Downtown Oakville) Food Services 2,500 Expreess Dry Cleaners Maurice CBD (Downtown Oakville) Personal Care Services 450 Express Photo Lab Kerr Street CBD (Downtown Oakville) Personal Care Services 264 Fabricland Rebecca Street CBD (Downtown Oakville) Miscellaneous 5,805 Family Chiropractic John CBD (Downtown Oakville) Health Care Services 1,365 Fava Insurance Kerr Street CBD (Downtown Oakville) Insurance and Real Estate 720 First Ontario Credit Union Lakeshore Road West CBD (Downtown Oakville) Finance and Insurance 1,728 Fish Bones Kerr Street CBD (Downtown Oakville) Food Services 1,764 Florence Meat Supplies Florence Street CBD (Downtown Oakville) Specialty Food 1,521 Flower Deco Lakeshore Road West CBD (Downtown Oakville) Miscellaneous 600 Frame Magic Lakeshore Road West CBD (Downtown Oakville) Furnishings 840 Frank & Zora Bridal Fashions Kerr Street CBD (Downtown Oakville) Apparel 1,200 Frank's Shoe Repair Kerr Street CBD (Downtown Oakville) Personal and Household Goods Repair 567 Gear Instruments Kerr Street CBD (Downtown Oakville) Miscellaneous 1,188 Golden Leaf Chinese Food Kerr Street CBD (Downtown Oakville) Food Services 702 Grand Deli Kerr Street CBD (Downtown Oakville) Food Services 720
Gren Weis Architects Kerr Street CBD (Downtown Oakville) Professional, Scientific & Technical Services 3,500
Hallal Meat Shop Kerr Street Commercial Residential (Kerr St.) Specialty Food 1,365 Happy Milk & Variety Kerr Street Commercial Residential (Kerr St.) Specialty Food 1,188 Havanna Castle Cigars Lakeshore Road West CBD (Downtown Oakville) Miscellaneous 1,050 Hearing Clinic Lakeshore Road West CBD (Downtown Oakville) Health Care Services 450 Heels & Hems Shoe Repair Kerr Street CBD (Downtown Oakville) Personal and Household Goods Repair 882 High Design Home Furnishings Kerr Street Commercial Residential (Kerr St.) Furnishings 1,365 Home Cinema Lakeshore Road West CBD (Downtown Oakville) Furnishings 1,300 Home Furnishings Kerr Street CBD (Downtown Oakville) Furnishings 1,440 House of Sound Kerr Street CBD (Downtown Oakville) Miscellaneous 1,188 Iode Opportunity Shop Kerr Street CBD (Downtown Oakville) Miscellaneous 756 Jerry's Convenience Kerr Street CBD (Downtown Oakville) Specialty Food 720 Personal and Household Goods Repair - John's Auto Service Kerr Street Commercial Residential (Kerr St.) 1,296 Automotive Repair & Maintenance Joia's Ladies Fashions Kerr Street CBD (Downtown Oakville) Apparel 1,200 Kerr Frame Shop Kerr Street CBD (Downtown Oakville) Furnishings 882 Kerrtiques Kerr Street CBD (Downtown Oakville) Miscellaneous - Used 450 Kopriva-Taylor Funeral Home Lakeshore Road West CBD (Downtown Oakville) Vacant 2,160 Kukapelli Hair Concept Lakeshore Road West CBD (Downtown Oakville) Personal Care Services 2,520 La Moda Messina Tailor Rebecca Street CBD (Downtown Oakville) Personal and Household Goods Repair 2,250 Leone Pharmacy Kerr Street CBD (Downtown Oakville) Pharmacies & Personal Care 2,000
Liberty Tax Service Kerr Street CBD (Downtown Oakville) Professional, Scientific & Technical Services 600
Loblaws Lakeshore Road West CBD (Downtown Oakville) Supermarket 28,988
Lorne Jackson Maurice CBD (Downtown Oakville) Professional, Scientific & Technical Services 3,510
Lucy's Dressmaking Kerr Street Commercial Residential (Kerr St.) Personal and Household Goods Repair 750 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SW Oakville - Kerr Street Arterial (Pedestrian) Other Arterial (Pedestrian) M & M Variety Kerr Street Commercial Residential (Kerr St.) General Merchandise 1,080 Macs Maurice CBD (Downtown Oakville) Specialty Food 1,350 Mammoth Video Lakeshore Road West CBD (Downtown Oakville) Entertainment 5,544 Mangar optical Lakeshore Road West CBD (Downtown Oakville) Health Care Services 1,296 Manore Pharmacy Kerr Street CBD (Downtown Oakville) Pharmacies & Personal Care 3,600 Mary Paul's Imports Kerr Street Commercial Residential (Kerr St.) Miscellaneous 1,080 Matas Homes Lakeshore Road West CBD (Downtown Oakville) Other Service 972 Max Restaurant & Art Kerr Street CBD (Downtown Oakville) Food Services 750 Medical Walk-In Rebecca Street CBD (Downtown Oakville) Health Care Services 3,960 Mediplace Pharmacy Rebecca Street CBD (Downtown Oakville) Pharmacies & Personal Care 1,026 Mexicali Rosa's Kerr Street CBD (Downtown Oakville) Food Services 1,824 Mini Chineese Lakeshore Road West CBD (Downtown Oakville) Food Services 1,050 Personal and Household Goods Repair - Mister Transmission Lakeshore Road West CBD (Downtown Oakville) 1,800 Automotive Repair & Maintenance Mouldenhauser Lakeshore Road West CBD (Downtown Oakville) Vacant 5,059 Mount Royal Coin Laundry Rebecca Street CBD (Downtown Oakville) Personal Care Services 2,000 Nearly New Shop Kerr Street CBD (Downtown Oakville) Miscellaneous - Used 1,188 Necessities Rebecca Street CBD (Downtown Oakville) Personal Care Services 1,170
Neil McDonald Architect Kerr Street CBD (Downtown Oakville) Professional, Scientific & Technical Services 720
New Generation Hair Rebecca Street CBD (Downtown Oakville) Personal Care Services 1,170 New Ranch Market Kerr Street CBD (Downtown Oakville) Specialty Food 3,780 Notes Sheet Music Lakeshore Road West CBD (Downtown Oakville) Other Service 600 Oak Till Antiques Kerr Street CBD (Downtown Oakville) Furnishings 450 Oak-Phil Market Kerr Street Commercial Residential (Kerr St.) Specialty Food 750 Oakview Funeral Home Lakeshore Road West CBD (Downtown Oakville) Other Service 4,500
Oakville Animal Clinic Kerr Street Commercial Residential (Kerr St.) Professional, Scientific & Technical Services 2,160
Oakville Appliance Centre Kerr Street Commercial Residential (Kerr St.) Furnishings 3,456 Oakville Beauty Centre Kerr Street Commercial Residential (Kerr St.) Personal Care Services 1,188 Oakville Blueprinting & Copy Centre Kerr Street CBD (Downtown Oakville) Selected Office Administrative Services 720 Oakville Divers Lakeshore Road West CBD (Downtown Oakville) Other Service 1,080 Oakville Dry Cleaners Kerr Street CBD (Downtown Oakville) Personal Care Services 1,620 Oakville Fish'N Chips Maurice CBD (Downtown Oakville) Food Services 810 Oakville Jewellers Kerr Street CBD (Downtown Oakville) Apparel 567 Oakville Paper Boutique Lakeshore Road West CBD (Downtown Oakville) Miscellaneous 810 Oakville Parent Child Centre Kerr Street CBD (Downtown Oakville) Other Service 1,008 Oakville Peace Centre Kerr Street CBD (Downtown Oakville) Other Service 648 Oakville Sailboard & Ski Lakeshore Road West CBD (Downtown Oakville) Miscellaneous 1,620 Oakville Used Furniture & Antiques Kerr Street CBD (Downtown Oakville) Miscellaneous - Used 1,620 Oakville Variety Kerr Street CBD (Downtown Oakville) General Merchandise 1,512 Oakville Yacht Outfitters Lakeshore Road West CBD (Downtown Oakville) Automotive 600 Oggi's Hair Creations Kerr Street CBD (Downtown Oakville) Personal Care Services 468 Orange Swan Lakeshore Road West CBD (Downtown Oakville) Personal Care Services 450 PennWest Motors Kerr Street Commercial Residential (Kerr St.) Automotive 1,600 PetValu Lakeshore Road West CBD (Downtown Oakville) Miscellaneous 1,260 Pizza Pizza Lakeshore Road West CBD (Downtown Oakville) Food Services 2,025 Portugeese Bakery & Pastery Kerr Street CBD (Downtown Oakville) Specialty Food 1,500 Pro-Active Therapeutic & Chirpractic Lakeshore Road West CBD (Downtown Oakville) Health Care Services 2,592 Recordings Kerr Street CBD (Downtown Oakville) Miscellaneous - Used 1,134 Red Chilli Kerr Street Commercial Residential (Kerr St.) Food Services 3,190 ReMax Lakeshore Road West CBD (Downtown Oakville) Insurance and Real Estate 1,620 Remember This Kerr Street CBD (Downtown Oakville) Miscellaneous 1,188 Romana Pizzeria Kerr Street CBD (Downtown Oakville) Food Services 1,485 Royal Barbershop Kerr Street CBD (Downtown Oakville) Personal Care Services 400 Salad Thai Restaurant Kerr Street CBD (Downtown Oakville) Food Services 882 Salon Mercedes Lakeshore Road West CBD (Downtown Oakville) Personal Care Services 810 Salvation Army Thrift Shop Kerr Street CBD (Downtown Oakville) Miscellaneous - Used 2,000 Sea & Craft Framing Kerr Street CBD (Downtown Oakville) Furnishings 1,188 Seranda's Hair Kerr Street CBD (Downtown Oakville) Personal Care Services 1,000 Sharkey's Restaurant Lakeshore Road West CBD (Downtown Oakville) Food Services 3,996 Spinz Elmwood Rd Commercial Residential (Kerr St.) Personal Care Services 800 Square Nail Antiques Kerr Street CBD (Downtown Oakville) Miscellaneous - Used 1,710 Stoney's Kerr Street CBD (Downtown Oakville) Food Services 1,827 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SW Oakville - Kerr Street Arterial (Pedestrian) Other Arterial (Pedestrian) Stop 'n Cash Kerr Street CBD (Downtown Oakville) Finance and Insurance 567 Superior Pizza Kerr Street Commercial Residential (Kerr St.) Food Services 1,400 Syd A Vince Insurance Broker Rebecca Street CBD (Downtown Oakville) Insurance and Real Estate 1,800 Tahiti Bakery Deli Kerr Street CBD (Downtown Oakville) Specialty Food 1,764 T-bones Grill Kerr Street CBD (Downtown Oakville) Food Services 1,764 TCBY Lakeshore Road West CBD (Downtown Oakville) Food Services 486 The Beer Store Lakeshore Road West CBD (Downtown Oakville) Beverage 7,350 The Candy Club Kerr Street Commercial Residential (Kerr St.) Specialty Food 750 The Doggie Dip & Clip Kerr Street CBD (Downtown Oakville) Personal Care Services 675 The Family Physican Rebecca Street CBD (Downtown Oakville) Health Care Services 2,394 The Framing Den Lakeshore Road West CBD (Downtown Oakville) Pharmacies & Personal Care 2,016 The Gym Nautilus Sports Medical Lakeshore Road West CBD (Downtown Oakville) Entertainment 3,996 The Healing Arts Centre of Oakville - Yoga Lakeshore Road West CBD (Downtown Oakville) Entertainment 1,512 The Mermaid & Oyster Kerr Street CBD (Downtown Oakville) Food Services 800 The Origiinal Pin Ball Exchange Kerr Street Commercial Residential (Kerr St.) Miscellaneous 1,365 The Silver Thimble Rebecca Street CBD (Downtown Oakville) Miscellaneous 1,197 Tim Horton's Lakeshore Road West CBD (Downtown Oakville) Food Services 2,200 Treasure Island Books Kerr Street Commercial Residential (Kerr St.) Miscellaneous 1,050 Truly Scrumptious Kerr Street CBD (Downtown Oakville) Food Services 540 Turner Chapel Antiques Lakeshore Road West CBD (Downtown Oakville) Miscellaneous - Used 1,000 U Hair Studio Lakeshore Road West CBD (Downtown Oakville) Personal Care Services 450 Uniclean Dry Cleaners Kerr Street CBD (Downtown Oakville) Personal Care Services 720 Vacant Cowan Square CBD (Downtown Oakville) Vacant 600 Kerr Street CBD (Downtown Oakville) Vacant 6,973 Commercial Residential (Kerr St.) Vacant 21,105 Rebecca Street CBD (Downtown Oakville) Vacant 2,025 Vacuum Sales & Service Kerr Street CBD (Downtown Oakville) Furnishings 720 Vars Deli Kerr Street CBD (Downtown Oakville) Food Services 600 Vic's Variety Kerr Street CBD (Downtown Oakville) General Merchandise 648 Victors Hair Stylist Kerr Street Commercial Residential (Kerr St.) Personal Care Services 576 Village Bookshop Lakeshore Road West CBD (Downtown Oakville) Miscellaneous 1,080 Vital Spark Tattoo Parlour Kerr Street CBD (Downtown Oakville) Personal Care Services 1,200 Way Cool Tattoos Lakeshore Road West CBD (Downtown Oakville) Personal Care Services 1,134 Wimpey's Diner Lakeshore Road West CBD (Downtown Oakville) Food Services 1,404 Winemakers Lakeshore Road West CBD (Downtown Oakville) Beverage 1,344 Work of Art Maurice CBD (Downtown Oakville) Personal Care Services 460 World of Water Lakeshore Road West CBD (Downtown Oakville) Miscellaneous 1,344
Other Arterial (Pedestrian) Total 329,875
The Kensington Fiscal Agents Lakeshore Road West CBD (Downtown Oakville) Finance and Insurance 2,468 The Kensington Total 2,468 Convenience Centres Plaza Alternatives Kerr Street Community Shopping Area Specialty Food 20,214 Curves Kerr Street Community Shopping Area Personal Care Services 800 formerly Baker's Dozen Kerr Street Community Shopping Area Vacant 1,296 Golden Groceries Kerr Street Community Shopping Area Specialty Food 990 Ho Lee Chow Kerr Street Community Shopping Area Food Services 1,296 Hopping Grape Vine Kerr Street Community Shopping Area Miscellaneous 990 Indian Food Restaurant Kerr Street Community Shopping Area Food Services 1,200 Nikko's Japaneese Restaurant Kerr Street Community Shopping Area Food Services 1,296 PC Shop Computers Kerr Street Community Shopping Area Furnishings 990 Select Roses Kerr Street Community Shopping Area Miscellaneous 990 Tartan Fish & Chips Kerr Street Community Shopping Area Food Services 900 Yotti's Beauty Salon Kerr Street Community Shopping Area Personal Care Services 900 Plaza Total 31,862 SW Oakville - Kerr Street 391,361 Total
SW Oakville - Oaktown Neighbourhood Centres Oak Town Plaza 3 for 1 Pizza Kerr Street Community Shopping Area Food Services 792 Plaza/Mews - Kerr/Speers
Barber Kerr Street Community Shopping Area Personal Care Services 792 Benny's Kerr Street Community Shopping Area Food Services 1,872 Big Al's Aquarium Kerr Street Community Shopping Area Miscellaneous 8,820 Canadian Tire Kerr Street Community Shopping Area General Merchandise 35,712 Candy's Nails Kerr Street Community Shopping Area Personal Care Services 792 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SW Oakville - Oaktown Neighbourhood Centres Oak Town Plaza Come Clean with Us Kerr Street Community Shopping Area Other Service 1,188 Food Basics Kerr Street Community Shopping Area Supermarket 26,244 Four Seasons Coin Wash/Dry Clean Kerr Street Community Shopping Area Personal Care Services 1,386 Joe's Market Kerr Street Community Shopping Area Specialty Food 2,376 Oaktowne Hardware/Supply Kerr Street Community Shopping Area Home Improvement 1,782 Parties & More Kerr Street Community Shopping Area Miscellaneous 1,650 Shoppers Drug Mart Kerr Street Community Shopping Area Pharmacies & Personal Care 8,640 Swiss Chalet Kerr Street Community Shopping Area Food Services 4,968 The Roxbury Kerr Street Community Shopping Area Food Services 4,356 Vacant Kerr Street Community Shopping Area Vacant 3,654 Oak Town Plaza Total 105,024 Oakville Mews Classic Tan Speers Road Community Shopping Area Personal Care Services 1,134 Hair Chateau Speers Road Community Shopping Area Insurance and Real Estate 1,134 Halton Catholic School Board Speers Road Community Shopping Area Other Service 19,000 Pad Thai Speers Road Community Shopping Area Food Services 5,481 Oakville Mews Total 26,749 SW Oakville - Oaktown Plaza/Mews - Kerr/Speers 131,773 Total SW Oakville - Other Arterial (Auto Orientated) North Bronte Plaza Adult Only Video Bronte Road Arterial Commercial Entertainment 2,640
Bronte Road Animal Hospital Bronte Road Arterial Commercial Professional, Scientific & Technical Services 2,772
Companion Animal Medicine Surgery & Opth Bronte Road Arterial Commercial Professional, Scientific & Technical Services 1,772
Hasty Market Bronte Road Arterial Commercial Specialty Food 3,544 The Cop Shop Cafe Bronte Road Arterial Commercial Food Services 4,182 Vacant Bronte Road Arterial Commercial Vacant 5,320 North Bronte Plaza Total 20,230
Other Arterial (Auto) Burloak Animal Clinic Lakeshore Road West No OP Designation Professional, Scientific & Technical Services 2,493
Cornation Fruit Market Lakeshore Road West No OP Designation Specialty Food 3,000 Cudmores Garden Centre Lakeshore Road West No OP Designation Home Improvement 1,296 Personal and Household Goods Repair - Drago's Auto Body Lakeshore Road West No OP Designation 900 Automotive Repair & Maintenance Esso Bronte Road Arterial Commercial Automotive 240 MediChair Bronte Road Arterial Commercial Pharmacies & Personal Care 5,805 NOCO Lakeshore Road West No OP Designation Automotive 1,215 Oakville Art Society Bronte Road Arterial Commercial Furnishings 1,320 Personal and Household Goods Repair - Oakville Glass & Mirror Bronte Road Arterial Commercial 5,250 Automotive Repair & Maintenance Young's Automotive Bronte Road Arterial Commercial Automotive 1,790 Other Arterial (Auto) Total 23,309 Personal and Household Goods Repair - Employment Areas Other Employment Agape Auto Garage Wyecroft Road Employment 1,742 Automotive Repair & Maintenance All Pet Food Wyecroft Road Employment Miscellaneous 1,275 Allfor Lumber Wyecroft Road Employment Home Improvement 2,000 Autolynn Exotic Cars Wyecroft Road Employment Automotive 17,355 BMW of Oakville Wyecroft Road Employment Automotive 18,000 Personal and Household Goods Repair - Budd's Collision & Paint Service Wyecroft Road Employment 2,641 Automotive Repair & Maintenance Bulow Garden Centre South Service Rd W Employment Home Improvement 2,310 Canadian Information Systems Pacific Employment Furnishings 887 Cherie Factory Outlet Wyecroft Road Employment Apparel 3,300 Clintar Groundskeeping Service Wyecroft Road Employment Home Improvement 2,218 Personal and Household Goods Repair - Craig's Auto Restoration Wyecroft Road Employment 4,528 Automotive Repair & Maintenance Ford Wyecroft Road Employment Automotive 17,000 Fore Seasons Golf Pacific Employment Food Services 1,980 Personal and Household Goods Repair - Grande Auto Wyecroft Road Employment 2,218 Automotive Repair & Maintenance Guaranty Motors Wyecroft Road Employment Automotive 5,148 Honda Wyecroft Road Employment Automotive 8,712 Ideal Graphics Wyecroft Road Employment Selected Office Administrative Services 2,112 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
Personal and Household Goods Repair - SW Oakville - Other Employment Areas Other Employment Import Car Servicing Wyecroft Road Employment 2,218 Automotive Repair & Maintenance Jobson & Sons South Service Rd W Employment Furnishings 1,980 Kelsey's Restaurant South Service Rd W Employment Food Services 1,742 Kerr GM South Service Rd W Employment Automotive 19,926 KFC South Service Rd W Employment Food Services 1,350 Lloyds Bank Dorval Employment Finance and Insurance 5,076 Lockwood Plymouth Wyecroft Road Employment Automotive 8,712 Lorraine's Pantry Fine Foods Pacific Employment Specialty Food 1,848 Personal and Household Goods Repair - Montgomery Village Repairs Wyecroft Road Employment 2,218 Automotive Repair & Maintenance Personal and Household Goods Repair - Norm Reynords Auto Service Wyecroft Road Employment 2,218 Automotive Repair & Maintenance Oakville Custom Furniture Wyecroft Road Employment Furnishings 1,600 Oakville Tire Service Wyecroft Road Employment Automotive 1,742 Page Pal Communications Wyecroft Road Employment Furnishings 990 Penwood Furniture South Service Rd W Employment Furnishings 1,742 Personal and Household Goods Repair - Rust Check Wyecroft Road Employment 2,218 Automotive Repair & Maintenance Select Sandwich Dorval Employment Food Services 2,160 State Farm Insurance Wyecroft Road Employment Insurance and Real Estate 1,275 Personal and Household Goods Repair - Superior Rustproofing Wyecroft Road Employment 1,980 Automotive Repair & Maintenance Tender Touch Diaper Service Wyecroft Road Employment Personal Care Services 1,980 Tim Horton Donuts Wyecroft Road Employment Food Services 1,200 Tom's Restaurant Wyecroft Road Employment Food Services 1,254 Personal and Household Goods Repair - Tune Rite Auto Service Wyecroft Road Employment 5,148 Automotive Repair & Maintenance Vacant Wyecroft Road Employment Vacant 2,218 Personal and Household Goods Repair - Village Auto Clinic Wyecroft Road Employment 2,218 Automotive Repair & Maintenance Volvo Meray Motors South Service Rd W Employment Automotive 18,966 Wayne Magill Wyecroft Road Employment Insurance and Real Estate 660 WC's Fine Baths & Kitchens South Service Rd W Employment Furnishings 1,742 York Brannair Air Conditioning South Service Rd W Employment Home Improvement 2,112 Personal and Household Goods Repair - Ziebart Wyecroft Road Employment 4,284 Automotive Repair & Maintenance Other Employment Total 196,203 SW Oakville - Other Total 239,742 SW Oakville - Speers Rd. Arterial (Auto Orientated) Oakville Professional Centre Cabinets by Laurentide Speers Road Arterial Commercial Home Improvement 1,320 Framing & Art Speers Road Arterial Commercial Furnishings 900
H&R Block Speers Road Arterial Commercial Professional, Scientific & Technical Services 1,650
Lino Barber Speers Road Arterial Commercial Personal Care Services 540 Pink Rose Cleaner Speers Road Arterial Commercial Personal Care Services 1,404 Sleep Managmement Speers Road Arterial Commercial Health Care Services 2,800
Oakville Professional Centre Total 8,614
Oakville Speers Centre About Signs Speers Road Arterial Commercial Selected Office Administrative Services 1,188 Computers Direct Speers Road Arterial Commercial Furnishings 1,188
Digital Dimensions Speers Road Arterial Commercial Professional, Scientific & Technical Services 1,188
Doors and Windows Speers Road Arterial Commercial Home Improvement 1,188 Ink Works Speers Road Arterial Commercial Personal Care Services 1,250 North Star Electric Speers Road Arterial Commercial Furnishings 1,188 Oakville Window Depot Speers Road Arterial Commercial Home Improvement 1,188 Oak-west Insurance Brokers Speers Road Arterial Commercial Insurance and Real Estate 1,188 Vacant Speers Road Arterial Commercial Vacant 2,376 Oakville Speers Centre Total 11,942 Oakwest Centre Bob's Cruises Fourth Line Arterial Commercial Selected Office Administrative Services 900
Bronte Bookkeeping Fourth Line Arterial Commercial Professional, Scientific & Technical Services 1,600
Canadian Cancer Society Fourth Line Arterial Commercial Other Service 1,600 Crazy Legs Fourth Line Arterial Commercial Miscellaneous 900 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SW Oakville - Speers Rd. Arterial (Auto Orientated) Oakwest Centre Edward Jones Investments Fourth Line Arterial Commercial Professional, Scientific & Technical Services 1,600
M & M Meats Fourth Line Arterial Commercial Specialty Food 900 McCleary Equipment Sales Fourth Line Arterial Commercial Miscellaneous 1,600 Oakwest Chiropractor Fourth Line Arterial Commercial Health Care Services 1,600 Oakwest Dental Group Fourth Line Arterial Commercial Health Care Services 1,800 Pine Oak Mini Mart Fourth Line Arterial Commercial Specialty Food 2,100 Ray Pharmacy Fourth Line Arterial Commercial Pharmacies & Personal Care 1,600 Sunshine Dry Cleaners Fourth Line Arterial Commercial Personal Care Services 900 The Educational Recreation Centre Fourth Line Arterial Commercial Other Service 13,500 Vacant Fourth Line Arterial Commercial Vacant 1,600 Video Tape Rentals Fourth Line Arterial Commercial Entertainment 684 Oakwest Centre Total 32,884 Personal and Household Goods Repair - Other Arterial (Auto) 4th Line Auto Service Speers Road Arterial Commercial 2,950 Automotive Repair & Maintenance Academy Music Studios Speers Road Arterial Commercial Other Service 1,200 Personal and Household Goods Repair - Action Collision Centre Speers Road Arterial Commercial 5,670 Automotive Repair & Maintenance Active Green & Ross Fourth Line Arterial Commercial Automotive 4,000 Advantage Car and Truck Rentals Speers Road Arterial Commercial Automotive 1,275 Altered Sound Speers Road Arterial Commercial Personal and Household Goods Repair 1,333 Personal and Household Goods Repair - Apple Auto Glass Speers Road Arterial Commercial 3,825 Automotive Repair & Maintenance Arctic Spacs Speers Road Arterial Commercial Home Improvement 2,000 Personal and Household Goods Repair - Argus Automotive Speers Road Arterial Commercial 3,402 Automotive Repair & Maintenance Personal and Household Goods Repair - Avesta Speers Road Arterial Commercial 1,785 Automotive Repair & Maintenance Barbeques Galore Speers Road Arterial Commercial Furnishings 4,752 Beachcombers Hot Tube and Home Speers Road Arterial Commercial Home Improvement 4,680 Budget Rent-A-Car Fourth Line Arterial Commercial Automotive 810 Canac Kitchen Speers Road Arterial Commercial Home Improvement 2,772 Canadian Computer Speers Road Arterial Commercial Furnishings 1,650 Canadian Home Care Inc. Speers Road Arterial Commercial Pharmacies & Personal Care 3,168 Canadian Tire Fourth Line Arterial Commercial Automotive 1,080 Cantel Service Centre Speers Road Arterial Commercial Furnishings 4,860 Carquest Auto Parts Speers Road Arterial Commercial Automotive 1,958 Personal and Household Goods Repair - Castol Speers Road Arterial Commercial 2,910 Automotive Repair & Maintenance Cobblestone Embers Speers Road Arterial Commercial Home Improvement 1,320 Corbett Sports Market Speers Road Community Shopping Area Miscellaneous 9,000 Corks Winery Speers Road Arterial Commercial Miscellaneous 1,189 Cosy Home Carpets & Service Master Speers Road Arterial Commercial Furnishings 1,958 D.O.T Patio & Home Speers Road Arterial Commercial Furnishings 4,320 Personal and Household Goods Repair - Darby Auto Electric Speers Road Arterial Commercial 1,275 Automotive Repair & Maintenance Delsa Golf Store Speers Road Arterial Commercial Miscellaneous 1,680 Designer Finds Speers Road Arterial Commercial Home Improvement 2,900 Diamond Groceries Speers Road Community Shopping Area Specialty Food 1,458 Personal and Household Goods Repair - Dynamic Automative Speers Road Arterial Commercial 6,831 Automotive Repair & Maintenance Esso "On the Run" Third Line Arterial Commercial Automotive 2,000 Exit Real Estate Speers Road Arterial Commercial Insurance and Real Estate 2,142 Factory Outlet Dry Cleaner Speers Road Community Shopping Area Personal Care Services 3,000 Flooring Superstore Speers Road Arterial Commercial Furnishings 7,950 Gege's Pizza Speers Road Community Shopping Area Food Services 1,080 Glidden Paints Speers Road Arterial Commercial Home Improvement 4,680 Good Year Tires Speers Road Arterial Commercial Automotive 2,450 Guild Pool Tables Speers Road Arterial Commercial Miscellaneous 1,680 Hakim Optical Speers Road Arterial Commercial Pharmacies & Personal Care 4,284 Halton Pharmacy Speers Road Arterial Commercial Pharmacies & Personal Care 1,800 Personal and Household Goods Repair - Halton Transmission Speers Road Arterial Commercial 2,450 Automotive Repair & Maintenance FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
Personal and Household Goods Repair - SW Oakville - Speers Rd. Arterial (Auto Orientated) Other Arterial (Auto) High Class Car Wash Speers Road Arterial Commercial 2,835 Automotive Repair & Maintenance Holmar - Kohler Speers Road Arterial Commercial Furnishings 1,980 Holmar Jacuzzi Speers Road Arterial Commercial Home Improvement 3,000 Holmar Plumbing & Heating Speers Road Arterial Commercial Home Improvement 2,100 Howards No Dip Fourth Line Arterial Commercial Furnishings 840 Hyundai Speers Road Arterial Commercial Automotive 6,327 Hyundai of Oakville Speers Road Arterial Commercial Automotive 2,472 I Can Fitness Equipment Speers Road Arterial Commercial Miscellaneous 3,564 International Aquatic Pools Speers Road Arterial Commercial Home Improvement 4,621 Personal and Household Goods Repair - Jerden Door and Frame Speers Road Arterial Commercial 5,760 Automotive Repair & Maintenance Joshua Creek Trading Home Décor Speers Road Arterial Commercial Furnishings 1,260 Kebab Stop Fourth Line Arterial Commercial Food Services 792 Kori's Roti Speers Road Arterial Commercial Food Services 468 KW Countertop Speers Road Arterial Commercial Home Improvement 1,650 Kwik Kopy Speers Road Arterial Commercial Selected Office Administrative Services 4,860 Life Source Water Systems Speers Road Arterial Commercial Specialty Food 1,890 Personal and Household Goods Repair - Mantis Racing Speers Road Arterial Commercial 4,320 Automotive Repair & Maintenance MDS Laboratory Speers Road Arterial Commercial Health Care Services 1,000 Medical and Dental Speers Road Arterial Commercial Health Care Services 2,000 Minor Oaks Hockey Association Speers Road Arterial Commercial Other Service 750 Mr. Moped Speers Road Arterial Commercial Automotive 1,275 Mr. Sub Fourth Line Arterial Commercial Food Services 504 Next Optical Speers Road Arterial Commercial Pharmacies & Personal Care 2,412 Oak Gardens Restaurant Speers Road Community Shopping Area Food Services 3,600 Oakdome Realty Speers Road Arterial Commercial Insurance and Real Estate 924 Personal and Household Goods Repair - Oakville Auto Centre Speers Road Arterial Commercial 1,485 Automotive Repair & Maintenance Oakville Chrysler Dodge Jeep Fourth Line Arterial Commercial Automotive 6,200 Oakville Kitchen Centre Third Line Arterial Commercial Home Improvement 2,100 Oakville Office Machines Fourth Line Arterial Commercial Miscellaneous 840 Oakville Spee-Dee Print Speers Road Arterial Commercial Selected Office Administrative Services 924 Oakville Toyota Speers Road Arterial Commercial Automotive 5,367 Personal and Household Goods Repair - Paint-A-Car Collision Speers Road Arterial Commercial 7,560 Automotive Repair & Maintenance Pannell Gravure Services Third Line Arterial Commercial Personal and Household Goods Repair 1,802 Part Source - Discount Auto Source Speers Road Arterial Commercial Automotive 1,134 Pat's Complete Party Rentals Speers Road Arterial Commercial Consumer Services Rental 7,200 Petro Canada Speers Road Arterial Commercial Automotive 1,450 Physiotherapy Speers Road Arterial Commercial Health Care Services 3,000 Pic-a-Deli Speers Road Arterial Commercial Food Services 2,805 Professional Beauty Supplies Speers Road Community Shopping Area Personal Care Services 1,080 Rent a Wreck Speers Road Arterial Commercial Automotive 986 Revolution Music Speers Road Arterial Commercial Miscellaneous 6,420 Rising Sun Martial Arts Speers Road Arterial Commercial Other Service 1,958 Rogers Wireless Speers Road Arterial Commercial Furnishings 1,333 Royal Bank Speers Road Arterial Commercial Finance and Insurance 2,565 Royal Bank Financial Group Business Centre Speers Road Arterial Commercial Finance and Insurance 2,730 Royal Mattress Speers Road Arterial Commercial Furnishings 6,336 ScotiaBank Speers Road Arterial Commercial Finance and Insurance 2,430 Third Line Arterial Commercial Finance and Insurance 3,936 Shell Third Line Arterial Commercial Automotive 1,971 Sherwin-Williams Paints Speers Road Arterial Commercial Home Improvement 4,320 Personal and Household Goods Repair - Speedy Muffler Speers Road Community Shopping Area 3,420 Automotive Repair & Maintenance Speers Convenience Speers Road Community Shopping Area Food Services 1,320
Speers Road Animal Hospital Speers Road Arterial Commercial Professional, Scientific & Technical Services 3,300
Sunoco Third Line Arterial Commercial Automotive 1,296 Surplus Exchange Speers Road Community Shopping Area Miscellaneous - Used 1,584
T4 Tax Income Preparation Speers Road Arterial Commercial Professional, Scientific & Technical Services 650 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SW Oakville - Speers Rd. Arterial (Auto Orientated) Other Arterial (Auto) Texas Restaurant Speers Road Arterial Commercial Food Services 1,584 The Classic Tile Centre Speers Road Arterial Commercial Furnishings 1,056 The European Monuments Speers Road Arterial Commercial Miscellaneous 1,800 Tied House Pub Speers Road Arterial Commercial Food Services 1,250 Tim Horton Donuts Speers Road Arterial Commercial Food Services 720 Third Line Arterial Commercial Food Services 720 Timaj Speers Road Community Shopping Area Apparel 1,458 Top Notch Cabinets Speers Road Arterial Commercial Home Improvement 9,973 Personal and Household Goods Repair - Transcanada Muffler & Brake Speers Road Arterial Commercial 4,845 Automotive Repair & Maintenance Trim and Tile Shoppe Speers Road Arterial Commercial Furnishings 1,800 Ultramar 24-hour Card Lock Speers Road Arterial Commercial Automotive 100 Vacant Fourth Line Arterial Commercial Vacant 1,320 Speers Road Arterial Commercial Vacant 9,005 Vin Bon Speers Road Arterial Commercial Miscellaneous 1,320 West End Motors Speers Road Arterial Commercial Automotive 3,825 Wolfpack Cheerforce Speers Road Arterial Commercial Other Service 1,500 Xray and Ultrasound Speers Road Arterial Commercial Health Care Services 2,000 Other Arterial (Auto) Total 316,509 Convenience Centres Pinegrove Plaza Bev's Boutique Pinegrove Rd Neighbourhood Commercial Personal Care Services 990 East Denture Clinic Pinegrove Rd Neighbourhood Commercial Health Care Services 858 Electronics Place Pinegrove Rd Neighbourhood Commercial Furnishings 858 Pinegrove Cleaners Pinegrove Rd Neighbourhood Commercial Personal Care Services 858 Pinegrove Supermarket Pinegrove Rd Neighbourhood Commercial Specialty Food 990 Pinegrove Variety & Gift Centre Pinegrove Rd Neighbourhood Commercial General Merchandise 990 Tyson Martial Arts Pinegrove Rd Neighbourhood Commercial Other Service 858 Vacant Pinegrove Rd Neighbourhood Commercial Vacant 1,800 Very & Flowers Pinegrove Rd Neighbourhood Commercial Miscellaneous 858 Pinegrove Plaza Total 9,060 Personal and Household Goods Repair - Employment Areas Other Employment 24 Hour Coin Operated Car Wash Speers Road Employment 3,168 Automotive Repair & Maintenance A1 Sales and Marketing Speers Road Employment Selected Office Administrative Services 1,890 Ada's Flower Shop Speers Road Employment Miscellaneous 1,365 AEM General Contracting Speers Road Employment Other Service 1,080 Allegro School of Dance Speers Road Employment Other Service 2,025 Al's Auto Speers Road Employment Automotive 2,113 Amity Goodwill Speers Road Employment Miscellaneous - Used 3,024 Angel's Diner Speers Road Employment Food Services 3,900 Arnold's Sports Bar Morden Rd Employment Entertainment 4,621 Personal and Household Goods Repair - AT Automotive Speers Road Employment 2,113 Automotive Repair & Maintenance Audio Illusion Speers Road Employment Automotive 1,980 Personal and Household Goods Repair - Automation Inc Speers Road Employment 5,200 Automotive Repair & Maintenance BodyWise Health Club Speers Road Employment Entertainment 8,910 Caldense Bakery Speers Road Employment Specialty Food 2,430 Canadian Mental Health Association Speers Road Employment Other Service 1,268 Century 21 Speers Road Employment Insurance and Real Estate 1,890 CIBC Speers Road Employment Finance and Insurance 2,250 City Auto Parts Speers Road Employment Automotive 3,189 Cliffs Lawn & Garden Morden Rd Employment Consumer Services Rental 2,340 Concept Flooring Speers Road Employment Furnishings 5,760 Personal and Household Goods Repair - Continental Mirror & Glass Speers Road Employment 2,340 Automotive Repair & Maintenance Cyclepath Speers Road Employment Miscellaneous 5,281
Designers Touch Speers Road Employment Professional, Scientific & Technical Services 1,352
Personal and Household Goods Repair - Detailing Depot Speers Road Employment 1,600 Automotive Repair & Maintenance Discount Car Rentals Speers Road Employment Automotive 2,700 Discount Rentals Speers Road Employment Automotive 750 Dollar Depot Speers Road Employment General Merchandise 1,056 Dolphin's Swim Club Speers Road Employment Other Service 2,113 Dorval Medical Associates Morden Rd Employment Health Care Services 3,550 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SW Oakville - Speers Rd. Employment Areas Other Employment Dorval Medical Pharmacy Morden Rd Employment Pharmacies & Personal Care 3,550 Drive Car and Truck Rental Speers Road Employment Automotive 1,782 Personal and Household Goods Repair - Exotic Cars of Oakville Speers Road Employment 2,113 Automotive Repair & Maintenance Exotic Tastes Speers Road Employment Food Services 1,268 Fantasy Fruit Market Speers Road Employment Specialty Food 8,748 Finnegan's Wake Speers Road Employment Food Services 1,539 Firestone Speers Road Employment Automotive 4,320 FMBJ Speers Road Employment Other Service 1,890 Granite & Marble Speers Road Employment Home Improvement 1,352 Halton Big Brothers Morden Rd Employment Other Service 2,218 Hertz Speers Road Employment Automotive 528 House of Health Speers Road Employment Pharmacies & Personal Care 1,268 Ico Works and Sign Rentals Speers Road Employment Consumer Services Rental 1,352
John Paladino Speers Road Employment Professional, Scientific & Technical Services 1,890
Personal and Household Goods Repair - JPG Exhaust Speers Road Employment 2,730 Automotive Repair & Maintenance Lansing Build-All/RONA Speers Road Employment Home Improvement 25,200 Leslie Music Supply Speers Road Employment Miscellaneous 1,080 Personal and Household Goods Repair - Meineke Discount Mufflers Speers Road Employment 2,690 Automotive Repair & Maintenance Personal and Household Goods Repair - Melo's Auto Service Speers Road Employment 1,890 Automotive Repair & Maintenance Microtech Systems Speers Road Employment Furnishings 1,525 Personal and Household Goods Repair - Midas Muffler Speers Road Employment 5,184 Automotive Repair & Maintenance Moneymart Speers Road Employment Finance and Insurance 780 Morden Service Centre Speers Road Employment Automotive 3,552 Motorcycle Enhancements Speers Road Employment Automotive 2,160 National Equipment Liquidators Speers Road Employment Miscellaneous 1,890 National Wines Speers Road Employment Miscellaneous 2,113 Personal and Household Goods Repair - Oakville Auto Radiator Speers Road Employment 1,728 Automotive Repair & Maintenance Oakville Beaver Speers Road Employment Other Service 1,890 Oakville Fish Market Speers Road Employment Specialty Food 2,160 Oakville Italian Bakery and Deli'n Speers Road Employment Specialty Food 4,158 Oakville Italian Club Speers Road Employment Other Service 4,800 Oakville Motors Speers Road Employment Automotive 4,900 Oakville Rehabiliation Centre Morden Rd Employment Health Care Services 3,550 Personal and Household Goods Repair - Oakville Starter and Alternator Ltd. Speers Road Employment 4,320 Automotive Repair & Maintenance Oakville Tire Speers Road Employment Automotive 3,312 Personal and Household Goods Repair - Oakville Transmission Speers Road Employment 1,268 Automotive Repair & Maintenance Oakville Vacuum Speers Road Employment Furnishings 3,400 Offset & Letterpress Printers Speers Road Employment Selected Office Administrative Services 3,301 Personal and Household Goods Repair - Park Auto Collision Speers Road Employment 1,890 Automotive Repair & Maintenance Pipeline Automotive Warehouse Speers Road Employment Automotive 6,048 Personal and Household Goods Repair - Preferred Muffler and Brake Speers Road Employment 4,800 Automotive Repair & Maintenance Scholars Academy Tutoring Speers Road Employment Other Service 1,056 Personal and Household Goods Repair - Speedy Auto Glass Speers Road Employment 2,799 Automotive Repair & Maintenance Speers Road Paint & Wallpaper Speers Road Employment Home Improvement 4,800 Speers Road Paint and Flooring Speers Road Employment Furnishings 1,200 Stitch-It Speers Road Employment Personal and Household Goods Repair 2,440 Suite Encounter Speers Road Employment Furnishings 1,584 The Centre - Skills Development Morden Rd Employment Health Care Services 3,550 The Oakville Quarry Speers Road Employment Home Improvement 1,980 The Tool Store Speers Road Employment Home Improvement 2,160 The Towne Restaurant Speers Road Employment Food Services 4,725 Trading Places Home Décor Speers Road Employment Specialty Food 2,484 FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster urbanMetrics Classification NAME OF SHOPPING CENTRE NAME OF STORE OR SERVICE ADDRESS Designation NAICS Total
SW Oakville - Speers Rd. Employment Areas Other Employment Vacant Morden Rd Employment Vacant 1,440 Speers Road Employment Vacant 9,324 Vacant - fire damage Speers Road Employment Vacant 2,673 Vital Leasing Speers Road Employment Automotive 2,160 Wayne's Custom Woodworking Speers Road Employment Other Service 2,160 Personal and Household Goods Repair - Yokohama Auto Repair Speers Road Employment 1,584 Automotive Repair & Maintenance Other Employment Total 265,514 SW Oakville - Speers Rd. 644,523 Total (blank) (blank) (blank) (blank) (blank) (blank) (blank) 6,350,926 (blank) Total 6,350,926 (blank) Total 6,350,926 Grand Total 12,701,852 Town of Oakville Retail and Service Commercial Review
Appendix E: Warranted Retail Space Analysis
Town of Oakville Retail and Service Commercial Review
FIGURE E-1 PER CAPITA EXPENDITURES AND REAL GROWTH
Census 2001 Regression Equation Applied Per Capita Income to Income Index Ontario 2005 Study Area 2005
31 Shopping Centre-Inclined NFSR 0.69 GAFO/Home Improvement y=31+.69 (x) (excluding health/personal care) North-West 135.0 y= 124.1 $ 4,015 $ 4,984 North-East 132.2 y= 122.2 $ 4,015 $ 4,906 South 157.4 y= 139.6 $ 4,015 $ 5,605
Convenience - Food Stores y= 91+ .09 (x) North-West 135.0 y= 103.1 $ 1,959 $ 2,021 North-East 132.2 y= 102.9 $ 1,959 $ 2,016 South 157.4 y= 105.2 $ 1,959 $ 2,060
Convenience - Pharmacies Care/Personal Cary= 87+ .13 (x) North-West 135.0 y= 104.5 $ 773 $ 808 North-East 132.2 y= 104.2 $ 773 $ 805 South 157.4 y= 107.5 $ 773 $ 831
REAL GROWTH
FSR & Pharmacies Care/Personal Care NFSR: Annual Real Growth = 0.5% Annual Real Growth = 1.5% Periodic Real Growth : Periodic Real Growth : 2005 2011 3.0% 2005 2011 9.0% 2005 2016 5.5% 2005 2016 16.5% 2005 2021 8.0% 2005 2021 24.0% 2005 2031 13.0% 2005 2031 39.0% SOURCE: urbanMetrics inc. based on Statistics Canada data Town of Oakville Retail and Service Commercial Review
FIGURE E-2 TOWN OF OAKVILLE
OAKVILLE FOOD STORE AND Pharmacies/PERSONAL CARE (CONVENIENCE GOODS STORES) EXPENDITURE POTENTIAL
2005 Constant Dollars 2005 2011 2016 2021
North-West Per Capita Convenience Goods Stores Expenditures $ 2,829 $ 2,914 $ 2,985 $ 3,055 Population 39,984 48,139 51,64 4 55,140 Convenience Goods Stores Expenditure Potential ($M) $ 113.1 $ 140.3 $ 154.1 $ 168.5 Cumulative Expenditure Growth $ 27.2 $ 41.0 $ 55.4 North-East Per Capita Convenience Goods Stores Expenditures $ 2,821 $ 2,906 $ 2,976 $ 3,047 Population 53,812 65,573 87,83 7 102,964 Convenience Goods Stores Expenditure Potential ($M) $ 151.8 $ 190.5 $ 261.4 $ 313.7 Cumulative Expenditure Growth $ 38.7 $ 109.6 $ 161.9 South Per Capita Convenience Goods Stores Expenditures $ 2,891 $ 2,978 $ 3,050 $ 3,122 Population 72,804 77,218 79,13 6 82,473 Convenience Goods Stores Expenditure Potential ($M) $ 210.5 $ 229.9 $ 241.4 $ 257.5 Cumulative Expenditure Growth $ 19.4 $ 30.9 $ 47.0
TOTAL OAKVILLE (OAKVILLE) TOTAL Convenience Goods Stores Potential ($M) $ 475.4 $ 560.7 $ 656.9 $ 739.7 Cumulative Expenditure Growth ($ Millions) $ 85.3 $ 181.5 $ 264.3
SOURCE: urbanMetrics inc. Town of Oakville Retail and Service Commercial Review
FIGURE E-3 TOWN OF OAKVILLE OAKVILLE ESTIMATED CONVENIENCE GOODS STORES EXPENDITURES BY STORE CATEGORY
2005 Constant Dollars 2005 2011 2016 2021 North-West a. Supermarket 57.0% 57.0% 57.0% 57.0% b. Grocery/Specialty Food 14.0% 14.0% 14.0% 14.0% c. Pharmacies & Personal Care 29.0% 29.0% 29.0% 29.0% 100.0% 100.0% 100.0% 100.0% North-East a. Supermarket 57.0% 57.0% 57.0% 57.0% b. Grocery/Specialty Food 14.0% 14.0% 14.0% 14.0% c. Pharmacies & Personal Care 29.0% 29.0% 29.0% 29.0% 100.0% 100.0% 100.0% 100.0% South a. Supermarket 57.0% 57.0% 57.0% 57.0% b. Grocery/Specialty Food 14.0% 14.0% 14.0% 14.0% c. Pharmacies & Personal Care 29.0% 29.0% 29.0% 29.0% 100.0% 100.0% 100.0% 100.0%
SOURCE: urbanMetrics inc. based on Statistics Canada, Retail Trade data. Town of Oakville Retail and Service Commercial Review
FIGURE E-4 TOWN OF OAKVILLE OAKVILLE ESTIMATED CONVENIENCE GOODS STORES EXPENDITURES BY STORE CATEGORY
2005 Constant Dollars 2005 2011 2016 2021 North-West Convenience Goods Stores Expenditure Potential ($M) $ 113.1 $ 140.3 $ 154.1 $ 168.5
a. Supermarket 1a $ 64.5 $ 80.0 $ 87.8 $ 96.0 b. Grocery/Specialty Food 1b $ 15.8 $ 19.6 $ 21.6 $ 23.6 c. Pharmacies & Personal Care 1c $ 32.8 $ 40.7 $ 44.7 $ 48.9 1h $ 113.1 $ 140.3 $ 154.1 $ 168.5 North-East 1i Convenience Goods Stores Expenditure Potential ($M) $ 151.8 $ 190.5 $ 261.4 $ 313.7 1k a. Supermarket 2a $ 86.5 $ 108.6 $ 149.0 $ 178.8 b. Grocery/Specialty Food 2b $ 21.3 $ 26.7 $ 36.6 $ 43.9 c. Pharmacies & Personal Care 2c $ 44.0 $ 55.2 $ 75.8 $ 91.0 2h $ 151.8 $ 190.5 $ 261.4 $ 313.7 South 2i Convenience Goods Stores Expenditure Potential ($M) $ 210.5 $ 229.9 $ 241.4 $ 257.5 2k a. Supermarket 3a $ 120.0 $ 131.0 $ 137.6 $ 146.8 b. Grocery/Specialty Food 3b $ 29.5 $ 32.2 $ 33.8 $ 36.1 c. Pharmacies & Personal Care 3c $ 61.0 $ 66.7 $ 70.0 $ 74.7 3h $ 210.5 $ 229.9 $ 241.4 $ 257.5 TOTAL OAKVILLE (OAKVILLE) 6j Convenience Goods Stores Expenditure Potential ($M) $ 475.4 $ 560.7 $ 656.9 $ 739.7 6k a. Supermarket 6k $ 271.0 $ 319.6 $ 374.4 $ 421.6 b. Grocery/Specialty Food 6k $ 66.6 $ 78.5 $ 92.0 $ 103.6 c. Pharmacies & Personal Care 6k $ 137.9 $ 162.6 $ 190.5 $ 214.5 6k $ 475.4 $ 560.7 $ 656.9 $ 739.7 SOURCE: urbanMetrics inc. 6k Town of Oakville Retail and Service Commercial Review
FIGURE E-5 67 8 9 TOWN OF OAKVILLE OAKVILLE SUPERMARKET OPPORTUNITY ANALYSIS
2005 Constant Dollars 2005 2011 2016 2021 North-West Supermarket Expenditures ($Millions) $ 64.5 $ 80.0 $ 87.8 $ 96.0 Estimated Oakville (Study Area) Share (%) (1 98.0% 98.0% 98.0% 98.0% Oakville (Study Area) Share ($Millions) $ 63.2 $ 78.4 $ 86.1 $ 94.1 Residual Potential $ 15.2 $ 22.9 $ 30.9 North-East Supermarket Expenditures ($Millions) $ 86.5 $ 108.6 $ 149.0 $ 178.8 Estimated Oakville (Study Area) Share (%) (1 99.0% 99.0% 99.0% 99.0% Oakville (Study Area) Share ($Millions) $ 85.7 $ 107.5 $ 147.5 $ 177.0 Residual Potential $ 21.8 $ 61.8 $ 91.3 South Supermarket Expenditures ($Millions) $ 120.0 $ 131.0 $ 137.6 $ 146.8 Estimated Oakville (Study Area) Share (%) (1 85.0% 85.0% 85.0% 85.0% Oakville (Study Area) Share ($Millions) $ 102.0 $ 111.4 $ 117.0 $ 124.8 Residual Potential $ 9.4 $ 15.0 $ 22.8
TOTAL OAKVILLE Supermarket Expenditures ($Millions) $ 271.0 $ 319.6 $ 374.4 $ 421.6 Oakville (Study Area) Share ($Millions) $ 250.9 $ 297.3 $ 350.6 $ 395.9 Oakville (Study Area) Share (%) 93% 93% 94% 94% Residual ($Millions) $ 46.4 $ 99.7 $ 145.0
Distribution of Demand by Sector based on Residual North-West - Additional Sales Supported in Study Area $ 15.2 $ 22.9 $ 30.9 Plus Inflow from Outside Oakville 15% 15% 15% Inflow $ 2.7 $ 4.0 $ 5.5 TOTAL Additional Sales Volume Available $ 17.9 $ 26.9 $ 36.4 Sales Performance Level (Per Square Ft.) $ 450 $ 475 $ 500 Square Feet GLA 39,739 56,71 8 72,706
North-East - Additional Sales Supported in Study Area $ 21.8 $ 61.8 $ 91.3 Plus Inflow from Outside Oakville 15% 15% 15% Inflow $ 3.8 $ 10.9 $ 16.1 TOTAL Additional Sales Volume Available $ 25.6 $ 72.7 $ 107.4 Sales Performance Level (Per Square Ft.) $ 450 $ 475 $ 500 Square Feet GLA 56,993 153,06 5 214,824 North of Dundas Share - Square Feet GLA 43,556 130,914 181,463 Other North-East - Square Feet GLA 13,438 22,151 33,361
South - Additional Sales Supported in Study Area $ 9.4 $ 15.0 $ 22.8 Plus Inflow from Outside Oakville 15% 15% 15% Inflow $ 1.7 $ 2.6 $ 4.0 TOTAL Additional Sales Volume Available $ 11.1 $ 17.6 $ 26.8 Sales Performance Level (Per Square Ft.) $ 450 $ 475 $ 500 Square Feet GLA 24,575 37,15 2 53,647
TOTAL SPACE WARRANTED IN OAKVILLE (Excluding Sales Transfers from Existing Stores) 121,307 246,935 341,176
SOURCE: urbanmetrics inc. 1) Based on the results of the telephone consumer survey (2005). Town of Oakville Retail and Service Commercial Review
FIGURE E-6 67 8 9 TOWN OF OAKVILLE OAKVILLE GROCERY/SPECIALTY FOOD OPPORTUNITY ANALYSIS
2005 Constant Dollars 2005 2011 2016 2021 North-West Grocery/Specialty Food Expenditure Potential ($M) $ 15.8 $ 19.6 $ 21.6 $ 23.6 Estimated Oakville (Study Area) Share (%)(1 98.0% 98.0% 98.0% 98.0% Oakville (Study Area) Share ($Millions) $ 15.5 $ 19.2 $ 21.1 $ 23.1 Residual Potential $ 3.7 $ 5.6 $ 7.6 North-East Grocery/Specialty Food Expenditure Potential ($M) $ 21.3 $ 26.7 $ 36.6 $ 43.9 Estimated Oakville (Study Area) Share (%)(1 92.0% 92.0% 92.0% 92.0% Oakville (Study Area) Share ($Millions) $ 19.6 $ 24.5 $ 33.7 $ 40.4 Residual Potential $ 4.9 $ 14.1 $ 20.8 South Grocery/Specialty Food Expenditure Potential ($M) $ 29.5 $ 32.2 $ 33.8 $ 36.1 Estimated Oakville (Study Area) Share (%)(1 90.0% 90.0% 90.0% 90.0% Oakville (Study Area) Share ($Millions) $ 26.5 $ 29.0 $ 30.4 $ 32.4 Residual Potential $ 2.5 $ 3.9 $ 5.9
TOTAL OAKVILLE Grocery/Specialty Food Expenditure Potential ($M) $ 66.6 $ 78.5 $ 92.0 $ 103.6 Oakville (Study Area) Share $ 61.6 $ 72.7 $ 85.2 $ 95.9 Oakville (Study Area) Share (%) 93% 93% 93% 93% Residual $ 11.1 $ 23.6 $ 34.3
Distribution of Demand by Sector based on Residual North-West - Additional Sales Supported in Study Area $ 3.7 $ 5.6 $ 7.6 Plus Inflow from Outside Oakville 15% 15% 15% Inflow $ 0.7 $ 1.0 $ 1.3 TOTAL Additional Sales Volume Available $ 4.4 $ 6.6 $ 8.9 Sales Performance Level (Per Square Ft.) $ 350 $ 375 $ 400 Square Feet GLA 12,437 17,56 9 22,353
North-East - Additional Sales Supported in Study Area $ 4.9 $ 14.1 $ 20.8 Plus Inflow from Outside Oakville 15% 15% 15% Inflow $ 0.9 $ 2.5 $ 3.7 TOTAL Additional Sales Volume Available $ 5.8 $ 16.6 $ 24.5 Sales Performance Level (Per Square Ft.) $ 350 $ 375 $ 400 Square Feet GLA 16,471 44,23 5 61,176 North of Dundas Share - Square Feet GLA 12,587 37,834 51,676 Other North-East - Square Feet GLA 3,883 6,402 9,500
South - Additional Sales Supported in Study Area $ 2.5 $ 3.9 $ 5.9 Plus Inflow from Outside Oakville 15% 15% 15% Inflow $ 0.4 $ 0.7 $ 1.0 TOTAL Additional Sales Volume Available $ 2.9 $ 4.6 $ 6.9 Sales Performance Level (Per Square Ft.) $ 350 $ 375 $ 400 Square Feet GLA 8,403 12,23 5 17,353
TOTAL SPACE WARRANTED IN OAKVILLE (Excluding Sales Transfers from Existing Stores) 37,311 74,039 100,882
SOURCE: urbanmetrics inc. 1) Based on the results of the telephone consumer survey (2005). Town of Oakville Retail and Service Commercial Review
FIGURE E-7 67 8 9 TOWN OF OAKVILLE OAKVILLE PHARMACIES & PERSONAL/HEALTH CARE STORES OPPORTUNITY ANALYSIS
2005 Constant Dollars 2005 2011 2016 2021 North-West Pharmacies & Personal Care Expenditure Potential ($M) $ 32.8 $ 40.7 $ 44.7 $ 48.9 Estimated Oakville (Study Area) Share (%) (1 95.0% 95.0% 95.0% 95.0% Oakville (Study Area) Share ($Millions) $ 31.2 $ 38.7 $ 42.5 $ 46.4 Residual Potential $ 7.5 $ 11.3 $ 15.2 North-East Pharmacies & Personal Care Expenditure Potential ($M) $ 44.0 $ 55.2 $ 75.8 $ 91.0 Estimated Oakville (Study Area) Share (%) (1 95.0% 95.0% 95.0% 95.0% Oakville (Study Area) Share ($Millions) $ 41.8 $ 52.5 $ 72.0 $ 86.4 Residual Potential $ 10.7 $ 30.2 $ 44.6 South Pharmacies & Personal Care Expenditure Potential ($M) $ 61.0 $ 66.7 $ 70.0 $ 74.7 Estimated Oakville (Study Area) Share (%) (1 95.0% 95.0% 95.0% 95.0% Oakville (Study Area) Share ($Millions) $ 58.0 $ 63.3 $ 66.5 $ 70.9 Residual Potential $ 5.3 $ 8.5 $ 12.9
TOTAL OAKVILLE Pharmacies & Personal Care Expenditure Potential ($M) $ 137.9 $ 162.6 $ 190.5 $ 214.5 Oakville (Study Area) Share $ 131.0 $ 154.5 $ 181.0 $ 203.7 Oakville (Study Area) Share (%) 95% 95% 95% 95% Residual $ 23.5 $ 50.0 $ 72.7
Distribution of Demand by Sector based on Residual North-West - Additional Sales Supported in Study Area $ 7.5 $ 11.3 $ 15.2 Plus Inflow from Outside Oakville 15% 15% 15% Inflow $ 1.3 $ 2.0 $ 2.7 TOTAL Additional Sales Volume Available $ 8.8 $ 13.3 $ 17.9 Sales Performance Level (Per Square Ft.) $ 800 $ 825 $ 850 Square Feet GLA 11,029 16,11 4 21,038
North-East - Additional Sales Supported in Study Area $ 10.7 $ 30.2 $ 44.6 Plus Inflow from Outside Oakville 15% 15% 15% Inflow $ 1.9 $ 5.3 $ 7.9 TOTAL Additional Sales Volume Available $ 12.6 $ 35.5 $ 52.5 Sales Performance Level (Per Square Ft.) $ 800 $ 825 $ 850 Square Feet GLA 15,735 43,06 6 61,730 North of Dundas Share - Square Feet GLA 12,025 36,834 52,144 Other North-East - Square Feet GLA 3,710 6,232 9,586
South - Additional Sales Supported in Study Area $ 5.3 $ 8.5 $ 12.9 Plus Inflow from Outside Oakville 15% 15% 15% Inflow $ 0.9 $ 1.5 $ 2.3 TOTAL Additional Sales Volume Available $ 6.2 $ 10.0 $ 15.2 Sales Performance Level (Per Square Ft.) $ 800 $ 825 $ 850 Square Feet GLA 7,794 12,121 17,855
TOTAL SPACE WARRANTED IN OAKVILLE (Excluding Sales Transfers from Existing Stores) 34,559 71,301 100,623
SOURCE: urbanmetrics inc. 1) urbanMetrics inc. estimates. Town of Oakville Retail and Service Commercial Review
FIGURE E-8 TOWN OF OAKVILLE SHOPPING CENTRE-INCLINED RETAIL - GAFO/HI EXPENDITURE POTENTIAL
2005 Constant Dollars 2005 2011 2016 2021
North-West Per Capita GAFO/HI $ 4,984 $ 5,433 $ 5,806 $ 6,180 Population 39,984 48,139 51,64 4 55,140 GAFO/HI Expenditure ($m) $ 199.3 $ 261.5 $ 299.9 $ 340.8 Cumulative Expenditure Growth $ 62.2 $ 100.6 $ 141.5 North-East Per Capita GAFO/HI $ 4,527 $ 4,934 $ 5,274 $ 5,613 Population 53,812 65,573 87,83 7 102,964 GAFO/HI Expenditure ($m) $ 243.5 $ 323.6 $ 463.2 $ 578.0 Cumulative Expenditure Growth $ 80.1 $ 219.7 $ 334.5 South Per Capita GAFO/HI $ 4,241 $ 4,623 $ 4,941 $ 5,259 Population 72,804 77,218 79,13 6 82,473 GAFO/HI Expenditure ($m) $ 308.8 $ 356.9 $ 391.0 $ 433.7 Cumulative Expenditure Growth $ 48.1 $ 82.2 $ 124.9
TOTAL OAKVILLE Total GAFO/HI Expenditure Potential ($m) $ 751.6 $ 942.0 $ 1,154.1 $ 1,352.5 Cumulative Expenditure Growth ($ Millions) $ 190.4 $ 402.5 $ 600.9 Town of Oakville Retail and Service Commercial Review
FIGURE E-9 TOWN OF OAKVILLE OAKVILLE SHOPPING CENTRE-INCLINED RETAIL - GAFO/HI EXPENDITURES BY STORE CATEGORY
2004 Dollars 2005 2011 2016 2021 North-West a. General Merchandise 35.0% 35.0% 35.0% 35.0% b. Apparel/Accessories 16.6% 16.6% 16.6% 16.6% c. Home Furnishings 19.2% 19.2% 19.2% 19.2% d. Other GAFO 13.6% 13.6% 13.6% 13.6% e. Home Improvement 15.6% 15.6% 15.6% 15.6% 100.0% 100.0% 100.0% 100.0% North-East a. General Merchandise 35.0% 35.0% 35.0% 35.0% b. Apparel/Accessories 16.6% 16.6% 16.6% 16.6% c. Home Furnishings 19.2% 19.2% 19.2% 19.2% d. Other GAFO 13.6% 13.6% 13.6% 13.6% e. Home Improvement 15.6% 15.6% 15.6% 15.6% 100.0% 100.0% 100.0% 100.0% South a. General Merchandise 35.0% 35.0% 35.0% 35.0% b. Apparel/Accessories 16.6% 16.6% 16.6% 16.6% c. Home Furnishings 19.2% 19.2% 19.2% 19.2% d. Other GAFO 13.6% 13.6% 13.6% 13.6% e. Home Improvement 15.6% 15.6% 15.6% 15.6% 100.0% 100.0% 100.0% 100.0% Town of Oakville Retail and Service Commercial Review
FIGURE E-10 TOWN OF OAKVILLE OAKVILLE DISTRIBUTION OF SHOPPING CENTRE-INCLINED RETAIL (GAFO/HI) EXPENDITURES ($Millions)
2004 Dollars 2005 2011 2016 2021 North-West GAFO/HI Expenditure ($m) $ 199.3 $ 261.5 $ 299.9 $ 340.8
a. General Merchandise 1a $ 69.8 $ 91.5 $ 105.0 $ 119.3 b. Apparel/Accessories $ 33.1 $ 43.4 $ 49.8 $ 56.6 c. Home Furnishings $ 38.3 $ 50.2 $ 57.6 $ 65.4 d. Other GAFO $ 27.1 $ 35.6 $ 40.8 $ 46.3 e. Home Improvement $ 31.1 $ 40.8 $ 46.8 $ 53.2 $ 199.4 $ 261.5 $ 300.0 $ 340.8 North-East GAFO/HI Expenditure ($m) $ 243.5 $ 323.6 $ 463.2 $ 578.0
a. General Merchandise $ 85.2 $ 113.3 $ 162.1 $ 202.3 b. Apparel/Accessories $ 40.4 $ 53.7 $ 76.9 $ 95.9 c. Home Furnishings $ 46.8 $ 62.1 $ 88.9 $ 111.0 d. Other GAFO $ 33.1 $ 44.0 $ 63.0 $ 78.6 e. Home Improvement $ 38.0 $ 50.5 $ 72.3 $ 90.2 $ 243.5 $ 323.6 $ 463.2 $ 578.0 South GAFO/HI Expenditure ($m) $ 308.8 $ 356.9 $ 391.0 $ 433.7
a. General Merchandise $ 108.1 $ 124.9 $ 136.9 $ 151.8 b. Apparel/Accessories $ 51.3 $ 59.2 $ 64.9 $ 72.0 c. Home Furnishings $ 59.3 $ 68.5 $ 75.1 $ 83.3 d. Other GAFO $ 42.0 $ 48.5 $ 53.2 $ 59.0 e. Home Improvement $ 48.2 $ 55.7 $ 61.0 $ 67.7 $ 308.9 $ 356.8 $ 391.1 $ 433.8 TOTAL OAKVILLE 6j GAFO/HI Expenditure ($m) 6k $ 751.6 $ 942.0 $ 1,154.1 $ 1,352.5 6k a. General Merchandise 6k $ 263.1 $ 329.7 $ 404.0 $ 473.4 b. Apparel/Accessories 6k $ 124.8 $ 156.3 $ 191.6 $ 224.5 c. Home Furnishings 6k $ 144.4 $ 180.8 $ 221.6 $ 259.7 d. Other GAFO 6k $ 102.2 $ 128.1 $ 157.0 $ 183.9 e. Home Improvement 6k $ 117.3 $ 147.0 $ 180.1 $ 211.1 6k $ 751.8 $ 941.9 $ 1,154.3 $ 1,352.6 6k
Town of Oakville Retail and Service Commercial Review
FIGURE E-11 67 8 9 TOWN OF OAKVILLE OAKVILLE - GENERAL MERCHANDISE OPPORTUNITY ANALYSIS ($Millions)
2005 Constant Dollars 2005 2011 2016 2021 North-West General Merchandise Expenditures ($Millions) $ 69.8 $ 91.5 $ 105.0 $ 119.3 Oakville (Study Area) Share (%) (1 64.0% 75.0% 75.0% 75.0% Oakville (Study Area) Share ($Millions) $ 44.7 $ 68.6 $ 78.8 $ 89.5 Residual $ 23.9 $ 34.1 $ 44.8 North-East General Merchandise Expenditures ($Millions) $ 85.2 $ 113.3 $ 162.1 $ 202.3 Oakville (Study Area) Share (%) (1 67.0% 77.5% 77.5% 77.5% Oakville (Study Area) Share ($Millions) $ 57.1 $ 87.8 $ 125.6 $ 156.8 Residual $ 30.7 $ 68.5 $ 99.7 South General Merchandise Expenditures ($Millions) $ 108.1 $ 124.9 $ 136.9 $ 151.8 Oakville (Study Area) Share (%) (1 61.0% 70.0% 70.0% 70.0% Oakville (Study Area) Share ($Millions) $ 65.9 $ 87.4 $ 95.8 $ 106.3 Residual $ 21.5 $ 29.9 $ 40.4
TOTAL OAKVILLE General Merchandise Expenditures ($Millions) $ 263.1 $ 329.7 $ 404.0 $ 473.4 Oakville (Study Area) Share $ 167.7 $ 243.8 $ 300.2 $ 352.6 Oakville (Study Area) Share (%) 64% 74% 74% 74% Residual $ 76.1 $ 132.5 $ 184.9
SOURCE: urbanMetrics inc. 1) Based on the results of the telephone consumer survey (2005). Includes department store, WMC, Canadian Tire and other general merchandise. Town of Oakville Retail and Service Commercial Review
FIGURE E-12 TOWN OF OAKVILLE STUDY AREA RESIDENTS - APPAREL/ACCESSORIES OPPORTUNITY ANALYSIS ($Millions)
2005 Constant Dollars 2005 2011 2016 2021 North-West Apparel/Accessories Expenditures ($Millions) $ 33.1 $ 43.4 $ 49.8 $ 56.6 Oakville (Study Area) Share (%) (1 51.0% 57.5% 57.5% 57.5% Oakville (Study Area) Share ($Millions) $ 16.9 $ 25.0 $ 28.6 $ 32.5 Residual $ 8.1 $ 11.7 $ 15.6 North-East Apparel/Accessories Expenditures ($Millions) $ 40.4 $ 53.7 $ 76.9 $ 95.9 Oakville (Study Area) Share (%) (1 47.0% 55.0% 55.0% 55.0% Oakville (Study Area) Share ($Millions) $ 19.0 $ 29.5 $ 42.3 $ 52.7 Residual $ 10.5 $ 23.3 $ 33.7 South Apparel/Accessories Expenditures ($Millions) $ 51.3 $ 59.2 $ 64.9 $ 72.0 Oakville (Study Area) Share (%) (1 60.0% 67.5% 67.5% 67.5% Oakville (Study Area) Share ($Millions) $ 30.8 $ 40.0 $ 43.8 $ 48.6 Residual $ 9.2 $ 13.0 $ 17.8
TOTAL OAKVILLE Apparel/Accessories Expenditures ($Millions) $ 124.8 $ 156.3 $ 191.6 $ 224.5 Oakville (Study Area) Share (%) (1 $ 66.7 $ 94.5 $ 114.7 $ 133.8 Oakville (Study Area) Share (%) 53% 60% 60% 60% Residual $ 27.8 $ 48.0 $ 67.1
SOURCE: urbanMetrics inc. 1) Based on the results of the telephone consumer survey (2005). Town of Oakville Retail and Service Commercial Review
FIGURE E-13 TOWN OF OAKVILLE OAKVILLE - HOME FURNISHINGS OPPORTUNITY ANALYSIS ($Millions)
2005 Constant Dollars 2005 2011 2016 2021 North-West Home Furnishings Expenditures ($Millions) $ 38.3 $ 50.2 $ 57.6 $ 65.4 Oakville (Study Area) Share (%) (1 51.0% 60.0% 60.0% 60.0% Oakville (Study Area) Share ($Millions) $ 19.5 $ 30.1 $ 34.6 $ 39.2 Residual $ 10.6 $ 15.1 $ 19.7 North-East Home Furnishings Expenditures ($Millions) $ 46.8 $ 62.1 $ 88.9 $ 111.0 Oakville (Study Area) Share (%) (1 51.0% 60.0% 60.0% 60.0% Oakville (Study Area) Share ($Millions) $ 23.9 $ 37.3 $ 53.3 $ 66.6 Residual $ 13.4 $ 29.4 $ 42.7 South Home Furnishings Expenditures ($Millions) $ 59.3 $ 68.5 $ 75.1 $ 83.3 Oakville (Study Area) Share (%) (1 72.0% 80.0% 80.0% 80.0% Oakville (Study Area) Share ($Millions) $ 42.7 $ 54.8 $ 60.1 $ 66.6 Residual $ 12.1 $ 17.4 $ 23.9 TOTAL OAKVILLE Home Furnishings Expenditures ($Millions) $ 144.4 $ 180.8 $ 221.6 $ 259.7 Oakville (Study Area) Share $ 86.1 $ 122.2 $ 148.0 $ 172.4 Oakville (Study Area) Share (%) 60% 68% 67% 66% Residual $ 36.1 $ 61.9 $ 86.3
SOURCE: urbanMetrics inc. 1) Based on the results of the telephone consumer survey (2005). Town of Oakville Retail and Service Commercial Review
FIGURE E-14 TOWN OF OAKVILLE OAKVILLE RESIDENTS - OTHER GAFO OPPORTUNITY ANALYSIS ($Millions)
2005 Constant Dollars 2005 2011 2016 2021 North-West Other GAFO Expenditures ($Millions) $ 27.1 $ 35.6 $ 40.8 $ 46.3 Oakville (Study Area) Share (%) (1 78.0% 85.0% 85.0% 85.0% Oakville (Study Area) Share ($Millions) $ 21.1 $ 30.3 $ 34.7 $ 39.4 Residual $ 9.2 $ 13.6 $ 18.3 North-East Other GAFO Expenditures ($Millions) $ 33.1 $ 44.0 $ 63.0 $ 78.6 Oakville (Study Area) Share (%) (1 90.0% 92.5% 92.5% 92.5% Oakville (Study Area) Share ($Millions) $ 29.8 $ 40.7 $ 58.3 $ 72.7 Residual $ 10.9 $ 28.5 $ 42.9 South Other GAFO Expenditures ($Millions) $ 42.0 $ 48.5 $ 53.2 $ 59.0 Oakville (Study Area) Share (%) (1 85.0% 90.0% 90.0% 90.0% Oakville (Study Area) Share ($Millions) $ 35.7 $ 43.7 $ 47.9 $ 53.1 Residual $ 8.0 $ 12.2 $ 17.4 TOTAL OAKVILLE Other GAFO Expenditures ($Millions) $ 102.2 $ 128.1 $ 157.0 $ 183.9 Oakville (Study Area) Share ($Millions) $ 86.6 $ 114.7 $ 140.9 $ 165.2 Oakville (Study Area) Share (%) 85% 90% 90% 90% Residual $ 28.1 $ 54.3 $ 78.6
SOURCE: urbanMetrics inc. 1) Based on the results of the telephone consumer survey (2005). Town of Oakville Retail and Service Commercial Review
FIGURE E-15 TOWN OF OAKVILLE OAKVILLE RESIDENTS - TOTAL GAFO OPPORTUNITY ANALYSIS ($Millions)
2005 Constant Dollars 2005 2011 2016 2021
TOTAL GAFO $ 634.5 $ 794.9 $ 974.2 $ 1,141.5 TOTAL GAFO Oakville (OAKVILLE) Share $ 407.1 $ 575.2 $ 703.8 $ 824.0 OAKVILLE (Oakville) Share 64% 72% 72% 72% Residual Potential $ 168.1 $ 296.7 $ 416.9
Distribution of Demand by Sector based on Residual North-West - Additional Sales Supported in Study Area $ 51.8 $ 74.5 $ 98.4 Plus Inflow from Outside Oakville 25% 25% 25% Inflow $ 17.3 $ 24.8 $ 32.8 TOTAL Additional Sales Volume Available $ 69.1 $ 99.3 $ 131.2 Sales Performance Level (Per Square Ft.) $ 300 $ 325 $ 350 Square Feet GLA 230,222 305,641 374,857
North-East - Additional Sales Supported in Study Area $ 65.5 $ 149.7 $ 219.0 Plus Inflow from Outside Oakville 25% 25% 25% Inflow $ 21.8 $ 49.9 $ 73.0 TOTAL Additional Sales Volume Available $ 87.3 $ 199.6 $ 292.0 Sales Performance Level (Per Square Ft.) $ 300 $ 325 $ 350 Square Feet GLA 291,111 614,15 4 834,286 North of Dundas Share - Square Feet GLA 222,473 525,275 704,726 Other North-East Share - Square Feet GLA 68,638 88,879 129,559
South - Additional Sales Supported in Study Area $ 50.8 $ 72.5 $ 99.5 Plus Inflow from Outside Oakville 25% 25% 25% Inflow $ 16.9 $ 24.2 $ 33.2 TOTAL Additional Sales Volume Available $ 67.7 $ 96.7 $ 132.7 Sales Performance Level (Per Square Ft.) $ 300 $ 325 $ 350 Square Feet GLA 225,778 297,43 6 379,048
TOTAL GAFO SPACE WARRANTED IN OAKVILLE (Excluding Sales Transfers from Existing Stores) 747,111 1,217,231 1,588,190
SOURCE: urbanMetrics inc. Town of Oakville Retail and Service Commercial Review
FIGURE E-16 TOWN OF OAKVILLE OAKVILLE - HOME IMPROVEMENT OPPORTUNITY ANALYSIS ($Millions)
2005 Constant Dollars 2005 2011 2016 2021 North-West Home Improvement Expenditures ($Millions) $ 31.1 $ 40.8 $ 46.8 $ 53.2 Oakville (Study Area) Share (%) 77.0% 82.5% 82.5% 82.5% Oakville (Study Area) Share ($Millions) $ 23.9 $ 33.7 $ 38.6 $ 43.9 Residual $ 9.8 $ 14.7 $ 20.0 North-East Home Improvement Expenditures ($Millions) $ 38.0 $ 50.5 $ 72.3 $ 90.2 Oakville (Study Area) Share (%) 61.0% 75.0% 75.0% 75.0% Oakville (Study Area) Share ($Millions) $ 23.2 $ 37.9 $ 54.2 $ 67.7 Residual $ 14.7 $ 31.0 $ 44.5 South Home Improvement Expenditures ($Millions) $ 48.2 $ 55.7 $ 61.0 $ 67.7 Oakville (Study Area) Share (%) 74.0% 77.5% 77.5% 77.5% Oakville (Study Area) Share ($Millions) $ 35.7 $ 43.2 $ 47.3 $ 52.5 Residual $ 7.5 $ 11.6 $ 16.8
TOTAL OAKVILLE Home Improvement Expenditures ($Millions) $ 117.3 $ 147.0 $ 180.1 $ 211.1 Oakville (Study Area) Share $ 82.8 $ 114.8 $ 140.1 $ 164.1 Oakville (Study Area) Share (%) 71% 78% 78% 78% Residual $ 32.0 $ 57.3 $ 81.3
Distribution of Demand by Sector based on Residual North-West - Additional Sales Supported in Study Area $ 9.8 $ 14.7 $ 20.0 Plus Inflow from Outside Oakville 25% 25% 25% Inflow $ 3.3 $ 4.9 $ 6.7 TOTAL Add'l Sales Volume Available $ 13.1 $ 19.6 $ 26.7 Sales Performance Level (Per Square Ft.) $ 300 $ 325 $ 350 Square Feet GLA 43,556 60,30 8 76,190
North-East - Additional Sales Supported in Study Area $ 14.7 $ 31.0 $ 44.5 Plus Inflow from Outside Oakville 25% 25% 25% Inflow $ 4.9 $ 10.3 $ 14.8 TOTAL Add'l Sales Volume Available $ 19.6 $ 41.3 $ 59.3 Sales Performance Level (Per Square Ft.) $ 300 $ 325 $ 350 Square Feet GLA 65,333 127,17 9 169,524 North of Dundas Share - Share - Square Feet GLA 49,929 108,774 143,198 Other North-East Share - Square Feet GLA 15,404 18,405 26,326
South - Additional Sales Supported in Study Area $ 7.5 $ 11.6 $ 16.8 Plus Inflow from Outside Oakville 25% 25% 25% Inflow $ 2.5 $ 3.9 $ 5.6 TOTAL Add'l Sales Volume Available $ 10.0 $ 15.5 $ 22.4 Sales Performance Level (Per Square Ft.) $ 300 $ 325 $ 350 Square Feet GLA 33,333 47,59 0 64,000
TOTAL HI SPACE WARRANTED IN OAKVILLE (Excluding Sales Transfers from Existing Stores) 142,222 235,077 309,714 Town of Oakville Retail and Service Commercial Review
Appendix F: Per Capita Other Retail/Service Space Analysis
Town of Oakville Retail and Service Commercial Review
PER CAPITA SPACE ANALYSIS ADDITIONAL SELECTED OTHER RETAIL /SERVICE SPACE WARRANTED BASED ON POPULATION GROWTH
2011 2011, Additional Sq. Ft./Capita Future Target Ratio Population Growth Space Warranted Existing 2005 Sq. Ft./Capita 2005-2011 *
Automotive/Auto Service 3.4 3.5 24,330 85,155 Beverage (Liquor/Beer/Wine) 0.3 0.4 24,330 9,732 Services 11.8 12.5 24,330 304,125 Total (excl. Vacant Space) 15.5 16.4 399,012
2016
2016, Additional Sq. Ft./Capita Future Target Ratio Population Growth Space Warranted Existing 2005 Sq. Ft./Capita 2005-2016 *
Automotive/Auto Service 3.4 3.7 52,017 192,463 Beverage (Liquor/Beer/Wine) 0.3 0.5 52,017 26,009 Services 11.8 13.0 52,017 676,221 Total (excl. Vacant Space) 15.5 17.2 894,692 2021
2021, Additional Sq. Ft./Capita Future Target Ratio Population Growth Space Warranted Existing 2005 Sq. Ft./Capita 2005-2021 *
Automotive/Auto Service 3.4 3.9 73,977 288,510 Beverage (Liquor/Beer/Wine) 0.3 0.6 73,977 44,386 Services 11.8 13.5 73,977 998,690 Total (excl. Vacant Space) 15.5 18.0 1,331,586
* Assuming Inflow = Outflow SOURCE: urbanMetrics inc.
Town of Oakville Retail and Service Commercial Review
Appendix G: Background Data and Definition of Terms
Town of Oakville Retail and Service Commercial Review
Appendix G: Background Data and Definition of Terms
Gross Leasable Area (GLA) Gross leasable area (GLA) is the total retail floor area designed for tenant occupancy and exclusive use, including basements, upper floors and mezzanines. It is expressed in square feet, and measured from the centre line of joint partitions and from outside wall faces. GLA is the area on which tenants pay rent, and which produces income for a tenant. Since it lends itself readily to measurement and comparison, GLA has been adopted by the shopping centre industry as its standard for statistical comparison. Per Capita Income Per capita income represents average total personal income before tax, as defined by Statistics Canada. The Oakville sector income indices are based on the results of the 2001 Census of Canada, the calculations). Oakville Population Figure G-1 details the Oakville population by community as provided by the Town of Oakville. No adjustments have been made to recognize undercoverage in the Census.
Per Capita Expenditures Figure G-2 details our calculations for 2005 per capita food and non-food store sales for the Province of Ontario, based on Statistics Canada, Retail Trade data. Figure G-3 summarizes the distribution for non- food store retail categories.
Real Growth Real growth refers to the amount that sales volumes or expenditures would increase in future years with inflation eliminated. Therefore, references to the Canadian dollar, dealing with both the present and future period, reflect its 2005 value in this report. For the purposes of our study, a real growth of 1.5% per year has been utilized for non-food store retail, including GAFO and home improvement, based on historic real growth for non-food retail store expenditures in Ontario. Real growth for convenience goods stores, which include food store and pharmacies/personal care expenditures, has been estimated at 0.5%. Store Type Classification Figure G-4 summarizes the store type classification by NAICS (North American Industry Classification System).
Town of Oakville Retail and Service Commercial Review
Figure G-1 TOWN OF OAKVILLE - POPULATION BY COMMUNITY
Community 2001 2006 2011 2016 2021 College Park 13,314 14,105 14,335 14,335 14,335 Iroquois Ridge N 8,966 12,331 14,551 15,478 15,643 Iroquois Ridge S 7,725 7,430 7,020 7,099 7,136 North of Dundas -- 825 8,988 29,101 41,519 River Oaks 17,539 16,511 15,550 15,220 15,220 Uptown Core 1,746 3,537 5,129 6,604 9,111 TOTAL NORTH-EAST 49,290 54,739 65,573 87,837 102,964 Glen Abbey 20,243 18,558 18,910 18,910 18,910 Palermo Village -- 1,089 4,236 5,000 6,275 Palermo West -- 1,013 1,349 3,600 5,672 Parkway Belt Rural 613 220 185 330 349 West Oaks Trails 11,761 21,078 23,459 23,804 23,934 TOTAL NORTH-WEST 32,617 41,958 48,139 51,644 55,140 Bronte 27,223 31,453 33,493 34,739 35,055 Clearview 6,856 6,855 6,499 6,000 6,141 Eastlake 11,097 10,460 10,500 10,694 10,769 Midtown Core -- 178 178 900 3,558 Old Oakville 17,655 26,417 26,548 26,803 26,950 TOTAL SOUTH 62,831 75,363 77,218 79,136 82,473 TOTAL OAKVILLE 144,738 172,060 190,930 218,617 240,577
SOURCE: Town of Oakville
North-East Glenorchy Joshua's Meadows River Oaks Uptown Core North-East Iroquois Ridge North Iroquois Ridge South North-West College Park
North-West Palermo Village Centre Palermo West West Oak Trails Glen Abbey
South Bronte South Old Oakville Eastlake Clearview Midtown Core
Town of Oakville Retail and Service Commercial Review
FIGURE G-2 ONTARIO - RETAIL TRADE (PUBLICATION 63-005) - FSR (FOOD STORE) AND NFSR (NON-FOOD STORE RETAIL) PER CAPITA ($Thousands) QUARTER 1 ANNUALIZED Per YEAR 2005 TOTAL** Capita FOOD - Supermarkets and Grocery [090] 5,109,300 $21,771,140 $1,738 FOOD - Convenience and specialty food stores [100] * 602,800 $2,770,269 $221 NFSR - Furniture stores [030] 672,800 $3,253,839 $260 NFSR - Home furnishings stores [040] 432,200 $2,064,836 $165 NFSR - Computer and software stores [050] 130,500 $462,918 $37 NFSR - Home electronics and appliance stores [060] 792,700 $3,873,602 $309 NFSR - Home centres and hardware stores [070] 1,078,100 $5,938,876 $474 NFSR - Specialized building materials and garden stores [080] 292,000 $1,910,043 $152 NFSR - Pharmacies and personal care stores [120] 2,291,400 $9,685,313 $773 NFSR - Clothing stores [140] 1,203,300 $6,470,094 $516 NFSR - Shoe, clothing accessories and jewellery stores [150] 362,800 $1,874,151 $150 NFSR - Department stores [170] 1,708,600 $9,098,525 $726 NFSR - Other general merchandise stores [180] 1,647,500 $8,525,157 $680 NFSR - Sporting goods, hobby, music and book stores [160] 727,500 $3,567,656 $285 NFSR - Miscellaneous store retailers [190] 771,500 $3,629,400 $290 63-005 - May 2005 TOTAL ESTIMATED FSR SALES, ONTARIO $24,541,409 POPULATION (July 1st Estimate) Based on April 2005 12,528,731 PER CAPITA FSR SALES $1,959
TOTAL NFSR STORE SALES, ONTARIO $60,354,409 Less Miscellaneous Store Retailers - Non- NFSR Portion @ *** 10% $362,940 ADJUSTED TOTAL NFSR SALES, ONTARIO $59,991,469 POPULATION (July 1st Estimate) Based on April 2005 12,528,731 PER CAPITA NFSR STORE SALES $4,788
SOURCE: urbanMetrics inc. * Convenience and Specialty Food Stores estimated based on Canada data. ** For part year data, annualized totals calculated by applying average indices of quarters for the past three years as a % of total, to current year partial sales. *** urbanMetrics estimate. Excluded stores include: Mobile Home Dealers and Tomb Stone Dealers.
FIGURE G-3 PROVINCE OF ONTARIO NFSR STORE SALES DISTRIBUTION
($Thousands) 2005 2005 2005 2005
GAFO/Home Improvement Total Estimated Sales Per Capita Distribution Distribution Pharmacies and Personal Care Stores $9,685,313.0 $773 16.1% Clothing and Accessories Stores $8,344,245.4 $666 13.9% 16.6% Furniture, Home Furnishings and Electronics Stores $9,655,194.0 $771 16.1% 19.2% Building and Outdoor Home Supplies Stores $7,848,918.3 $626 13.1% 15.6% Department Stores $9,098,524.6 $726 15.2% 18.1% Other General Merchandise Stores $8,525,157.1 $680 14.2% 16.9% Miscellanous Retailers (90%) $6,834,116.5 $545 11.4% 13.6% TOTAL NFSR $59,991,468.9 $4,788 100.0% 100.0%
$ 56,036,130.0 SOURCE: urbanMetrics inc. Based on Statistics Canada, Retail Trade (63-005)
Town of Oakville Retail and Service Commercial Review
Appendix H: Existing Commercial Structure
Appendix 1: Oakville’s Commercial Structure September 14, 2005
Market Commercial Area Location Official Plan Designation Shopping Area Description (size/uses) Description (map reference) Name
Regional Midtown Core QEW & Trafalgar Commercial Oakville Place Mall The Midtown Core is a mixed use area including various commercial uses, in addition to employment #9 Regional Shopping Centre and residential uses, and is centrally located. The Arterial Commercial area has a high level of transportation accessibility.
The Oakville Place Mall is located at the northwest intersection of the QEW and Trafalgar Road in the College Park Community. The two storey, 450,300 square foot indoor shopping mall has a variety of shops, a surface parking lot and a two storey parking area. Oakville Place Mall is on a 12 hectare site which allows for a full-scale regional shopping centre. The site was originally intended as a
community-scale shopping centre.
Sub-Regional Oakville Town Centre I and II Oakville Town Centre Commercial Oakville Town Centre Oakville Town Centre consists of two power centre is located on either I and II sites. A mixture of big box uses and plazas are side of Dorval Drive, Community Shopping Area located on these two large sites with expansive north of the QEW. Arterial Commercial surface parking areas in the interior of the site. Neighbourhood Commercial #8 Centre
Winston Park South side of Dundas Commercial -Hyde Park Gate There are several plazas located along Dundas Street Street W. between -Winston Gate east of the Highway 403 link. They include large the 403 and Winston Parkway Belt Shopping Centre blocks with a variety of big box and strip mall uses Churchill -Winston Power Centre including Home Depot, Sport Chek, Winners, Staples, -Winston Park Retail Canadian Tire and several restaurants.
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Market Commercial Area Location Official Plan Designation Shopping Area Description (size/uses) Description (map reference) Name
#4 Centre -Hampshire Gate Plaza
Northwest corner of Employment Oakville Entertainment The Oakville Entertainment Centrum is a unique Winston Churchill Centrum mixture of restaurant and recreation uses in stand and the QEW alone and strip plaza type buildings. A large parking
area is located around the site and the interior of Oakville Entertainment Centrum #7 the site is limited to pedestrians as an outdoor mall
with all uses facing inward to central open areas and walkways. Some current uses in the area include several restaurants, a movie theatre, a mini golf indoor operation and a fitness centre. The open space area that surrounds the site includes volleyball courts and sports fields.
Uptown Core The Uptown Core Uptown Business Core - Oak Park The Uptown Core includes a variety of commercial commercial area is - Iroquois Ridge uses along with cultural, institutional and located at Dundas Residential Medium Density - Trafalgar Ridge recreational uses. The land within the Uptown Core Street West and Residential High Density has been divided into several areas. These include Trafalgar Road. Mixed Commercial Residential the Commercial Office Campus, the Central Retail Office and Other Commercial Area, a large park, some small institutional and #3 Arterial Commercial public use blocks and several residential Central Retail Area neighbourhoods. Commercial activity in the area is Institutional located in the Commercial Office Campus and the Parkland Central Retail Area. Natural Area
The Uptown Core is anticipated to become a regional node of employment, commercial and retail facilities with retail and entertainment focus concentrated within the Central Retail Area. The Uptown Core is referred to as the commercial heart
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Market Commercial Area Location Official Plan Designation Shopping Area Description (size/uses) Description (map reference) Name
of the Town north of the QEW. Current stores in the Uptown Core include Wal-Mart, a Real Canadian Superstore Longos and Canadian Tire.
Community Trafalgar Village South of QEW and Employment Trafalgar Village The Trafalgar Village Plaza includes a No Frills west of Trafalgar supermarket and a Home Depot.
#16
Hopedale Mall Hopedale Mall is Commercial Hopedale Mall Hopedale Mall is an indoor shopping mall. The mall located at the contains a Zellers and a Dominion and is currently northeast corner of Community Shopping Area under renovation to improve the site. Rebecca Street and Third Line in the Community of Bronte.
#13
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Market Commercial Area Location Official Plan Designation Shopping Area Description (size/uses) Description (map reference) Name
Neighbourhood Fox Creek Plaza Third Line and Commercial Fox Creek Plaza Dundas St. W
#1
Maple Grove Village Cornwall Road Commercial Maple Grove Village is a commercial plaza with a variety of uses including a supermarket and a stand #11 Community Shopping Area alone coffee shop.
Oak Town Plaza Kerr Street Commercial Oak Town Plaza Oak Town Plaza features a variety of commercial And uses and sizes. Major tenants include Shoppers Drug Speers Road Mart, Food Basics, Canadian Tire and the Roxbury Restaurant. Benny’s Restaurant and L.A. Fitness are #15 located in a stand alone building located at the north end of the plaza. The plaza is also home to a Royal Bank drive-thru.
Rio Centre Neyagawa Boulevard Commercial Rio Centre The Rio Centre is a strip mall with a additional stand and alone buildings fronting on to the street. Shoppers Dundas Street West Drug Mart, Blockbuster Video and Dominion anchor the strip mall while the stand alone buildings are #2 occupied by TD Canada Trust, Tim Horton’s, Esso, Mr. Lube/Water Depot, McDonald’s and Pizza Pizza.
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Market Commercial Area Location Official Plan Designation Shopping Area Description (size/uses) Description (map reference) Name
Abbey Plaza Southeast corner of Commercial Abbey Plaza The Abbey Plaza is a commercial plaza with a Upper Middle Road supermarket (Sobeys). and Third Line. Community Shopping Area
#5
Upper Middle Shopping Centre The Upper Oakville Commercial Upper Oakville The Upper Oakville Shopping Centre hosts several Shopping Centre is Shopping Centre commercial uses. Stand alone uses include the Beer located at the Community Shopping Area Store and the LCBO. The connected strip plaza northeast corner of includes a supermarket, small restaurants, a dollar Eighth Line and store and a pharmacy. Upper Middle Road.
#6
Old Oakville Marketplace North side of Employment Whole Foods Supermarket Cornwall #17
Arterial North Bronte The North Bronte Commercial North Bronte Plaza The North Bronte Plaza contains a small commercial Commercial – Plaza located on plaza on the east side of Bronte Road and a small Auto Oriented Bronte Road on the Arterial Commercial garage. southern side of Speers Road.
#12
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Market Commercial Area Location Official Plan Designation Shopping Area Description (size/uses) Description (map reference) Name
Speers Road #14 Commercial The Speers Road Commercial Area is comprised of a variety of commercial uses clustered on separate Arterial Commercial lots along Speers Road. Each cluster contains several commercial uses usually in a strip mall form with off street parking areas. The area includes restaurants, automotive uses, repair shops and specialized stores.
Kerr Street (Auto Oriented) #15 Commercial Variety of strip retail and service uses.
Downtown Downtown Oakville #18 Central Business District The Downtown is promoted as a major commercial hub in Oakville. The Downtown maintains its village atmosphere while containing more than 350 businesses.
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Market Commercial Area Location Official Plan Designation Shopping Area Description (size/uses) Description (map reference) Name
Bronte Village Mall East of Bronte Road Community Shopping Area Bronte Village Mall Bronte Village contains a commercial area with along Lakeshore various commercial and residential uses. The area Residential Medium Density provides for several unique shops and restaurants. #10 Commercial
Kerr Street (pedestrian) Commercial The Kerr Street Commercial Area includes several commercial uses with parking directly on Kerr Central Business District Street. This area has developed similar to Commercial Residential Downtown Oakville in its appearance and acts as an Community Shopping Area extension to the Downtown given its proximity to Residential High Density Lakeshore Road. A variety of commercial uses are Institutional located in this area. The buildings are generally two Parkland stories with residential units above. Planting and unique paving make Kerr Street an attractive pedestrian commercial area.
Convenience Several convenience plazas as noted in inventory by urbanMetrics
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Town of Oakville Retail and Service Commercial Policy Review
Phase 2: Commercial Policy Review
Prepared for: The Town of Oakville August 29, 2006
urbanMetrics inc. market, economic and strategic advisors
TABLE OF CONTENTS
1. INTRODUCTION ...... 1 2. COMMERCIAL DEVELOPMENT IN OAKVILLE...... 2 2.1 HISTORY OF COMMERCIAL DEVELOPMENT IN OAKVILLE ...... 2 2.2 OAKVILLE’S CURRENT COMMERCIAL STRUCTURE ...... 4 2.3 CURRENT COMMERCIAL ISSUES...... 7 3. REGULATING COMMERCIAL DEVELOPMENT ...... 8 4. EXISTING PLANNING CONTEXT ...... 9 4.1 PROVINCIAL POLICY ...... 9 4.2 REGION OF HALTON OFFICIAL PLAN ...... 10 4.3 TOWN OF OAKVILLE OFFICIAL PLAN ...... 10 4.3.1 Commercial Designations ...... 12 4.3.2 Other Designations Permitting Commercial Uses ...... 14 4.3.3 Community, District and Special Study Area Plan Designations...... 14 4.4 TOWN OF OAKVILLE ZONING BY-LAW...... 15 5. MARKET CONTEXT...... 16 6. KEY PRINCIPLES FOR REVIEWING COMMERCIAL POLICY ALTERNATIVES...... 16 7. FINDINGS ...... 18
APPENDIX 1 – OAKVILLE’S COMMERCIAL STRUCTURE – SEPTEMBER 14, 2005 ...... 20 APPENDIX 2 – COMMERCIAL POLICY APPROACHES ...... 28 APPENDIX 3 – TOWN OF OAKVILLE COMMERCIAL POLICIES...... 31
Figures Figure 1: Sixteen Mile Creek 1908 Figure 2: Plan of the Town in 1835 Figure 3: The Granary 1856 Figure 4: Canadian Hotel 1855 Figure 5: Customs House 1856 Figure 6: Oakville Place Figure 7: Maple Grove Village Figure 8: Hyde Park Gate Figure 9: Town of Oakville Commercial Areas Figure 10: Town of Oakville Committed and Proposed Commercial Space
Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
1. Introduction
Commercial policy issues are complex. In order for planners to develop effective and progressive policies to address commercial development, there is a need to understand how retail areas function, the relationship among them and within the marketplace, and principally, how the role and the ability of the government to shape market forces can or should be implemented. In order to properly develop and implement commercial policies that reflect the goals and objectives of a municipality, it is critical to have an understanding of the context within which commercial development should be planned.
In April 2005 the Town of Oakville released a Request for Proposals to complete a Retail and Service Commercial Policy Review. The review was to provide:
(i) an evaluation of the suitability of the commercial inventory to address long term demand for retail and service commercial uses in the Town having regard for future trends; and, (ii) a review of the Town’s existing retail and service commercial policy framework and its adequacy to address future commercial needs.
The first phase of the study has been completed by urbanMetrics and is summarized in the report entitled “Town of Oakville Retail and Service Commercial Policy Review Phase I: Retail Market Analysis”. Meetings have been held with staff and various stakeholders in the Town to collect background information and to discuss the Retail and Service Commercial Review. In August a background sheet on the study was prepared and circulated, which requested general input on issues associated with the Review. A public meeting was held on September 14, 2005 which highlighted the work completed to date.
This report summarizes the background context to the Retail and Service Commercial Review by outlining the following:
(i) the history of commercial development in Oakville and the existing built commercial structure; (ii) the current policy structure in Oakville; and, (iii) alternative commercial policy approaches.
It should be noted that the policies for the North Oakville Secondary Plan Area have not been reviewed as part of the Study and it has been assumed that the warranted commercial space (1.0 million square feet) for North Oakville will be accommodated through the final North Oakville Secondary Plan.
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
2. Commercial Development in Oakville
Commercial development, especially retail development, is continuously changing and evolving. Commercial land uses, forms and functions are affected by a number of trends including the economic climate, technology, consumer demographics, consumer preferences, retailing/business strategies, and the development of new/revised retail formats. A detailed description of recent retail development trends is outlined in the Phase 1: Retail Market Analysis Report.
2.1 History of Commercial Development in Oakville
Oakville’s first commercial development evolved with the declaration of Oakville Harbour as a Port of Entry for Canada in 1834. Land for Market Square was set aside in 1835 by William Chisholm the Town’s founder.
Figure 1: Sixteen Mile Creek 1908 Figure 2: Plan of the Town in 1835
Market Square became a hub for commercial activity and trade. In the 1850’s a number of the Town’s prominent commercial buildings were constructed which included the Granary, the Canadian Hotel and the Customs House. In the late 1800’s the Market Building was remodeled for use as the Town Hall in 1913.
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
Figure 3: The Granary 1856 Figure 4: Canadian Hotel 1855 Figure 5: Customs House 1856
Throughout the early 1900’s the Town’s downtown core expanded with the development of the residential neighbourhoods along the lakeshore. Commercial facilities also developed along Kerr Street and Speers Road. During the 1950’s and 1960’s a number of small commercial plazas and malls were constructed to serve the newly developing suburban neighbourhoods. In 1981 Oakville Place opened providing the first enclosed regional mall for the Town. In the late 1980’s and throughout the 1990’s developments such as Oakville Town Centre I and II, Oak Park and Hyde Park Gate accommodated several large format retailers. There have also been recent proposals and approvals for commercial development in both Burloak and Palermo Village.
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
Figure 6: Oakville Place Figure 7: Maple Grove Village Figure 8: Hyde Park Gate
In very general terms Oakville has developed south of the QEW in a classic first half of the twentieth century form, with Lakeshore Drive as the main street, a central, pedestrian oriented downtown, which is seeing a continuing evolution of retail functions as additional housing is developed in and around the area. North of the QEW there are a number of suburban neighborhoods, continuing to develop with the Uptown Core planned as a major centre at the north end of Trafalgar Road, which would then be the spine linking the Downtown, Midtown and Uptown Core.
2.2 Oakville’s Current Commercial Structure
Oakville’s current commercial structure has a number of nodes and corridors reflecting the form and timing of adjacent development. In addition to the historic Downtown Oakville, the downtown area of Bronte Village is also evolving as a revitalized commercial area. The Kerr Street and Speers Road corridors provide a wide range of pedestrian and auto-oriented retail and mixed use activities. The regional Midtown Core (QEW and Trafalgar Road) and the sub-regional power centres (Uptown Core, Winston Gate and Oakville Town Centre I and II) also provide significant commercial areas. Trafalgar Village and the Hopedale Mall provide community level retail services with food stores. There are also a significant number of smaller commercial centres which provide goods and services to the surrounding neighbourhoods as well as many convenience commercial stores located throughout the Town.
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
A chart outlining the various commercial nodes is attached to this report as Appendix 1: Oakville’s Commercial Structure. It provides a visual and written description of the major nodes and notes the existing Official Plan designations. A map illustrating the key commercial areas is provided below (Figure 9: Town of Oakville Commercial Areas).
Figure 9: Town of Oakville Commercial Areas
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
Figure 10: Town of Oakville Committed and Proposed Commercial Space
In addition to the existing commercial areas,
9 there are numerous commercial development 8 applications which would provide for new commercial space. The two most significant 17 applications are the additions in Burloak and the 12 15 16 18 new retail and service commercial uses in the 13 24 East Palermo Village Secondary Plan. North 30 5 11 14 27 26 23 6 25 7 1 29 4 31 28 3 22 21 South West
2
19
10 20
Map Zoning Amendments No. AdTdroesswn of OakvilleT yCpe ommitted and Propo sSize d CoMamp mercial Space 1 85 Navy Street Retail new 3 ,875 No. Address Type Size 2 1515 Rebecca St Hopedale Mal expansion 6 7,321 18 202 Oak Park Blvd. Retail new 2 15,278 3 302 1 West Oak Trails Blvd Neighbourhood commercial development 8 ,901 20 Great Lakes Blvd Retail new 2 1,780 21 West Oak Trails Blvd Retail new 2 0,720 4 345 Speers Road Gas Station/Convenience 3 ,196 22 2418 Bronte Road Retail new 1 6,145 5 271 Cross Ave Restaurant 6 ,124 Approval Status 2S3 q22u74 aDunrdaes S trFeet eW et GLA Retail new 1 3,411 6 1133 Monastery Dr Retail addition 2 ,421 24 523 Maple Grove Dr Retail new 8,526 7 2013 Kingsridge Dr Retail new 1 4,014 8 2800 Portland Dr Retail new 1 2,066 9 294A7 Pportlapnd Drroved Retail new 1 2,001 Vacant Desig7n8ate1d L,a1n0ds0 10 3420 Rebecca Street Retail new 2 5,197 Map 11 361 Cornwal Road Retail plaza 1 3,874 No. Address Size 12 609S Foirdt Deriv ePlan AgreemEexpnanstio n of commercial building 2 2,130 25 Dundas S9tre2et &, P5os0tma5ste r Drive 91,800 13 2530 Sixth Line Retail plaza expansion n.a 26 Third Line & Kinsridge Road - NW 57,600 27 Dundas Street & Third Line - NW 90,000 19 Burloak Employment Lands Retail new 5 89,980 Expansion Potential 28 Palmero V3ilag3e C,e4ntre48 405,800 Site Plan Amendments Map Vacant Designated Potential Exp6an4si5on,s200 No. Address Type Size Map 14 222 Cross Ave Retail expansion 1 1,428 No. Address Size 29 Abbey Plaza - 1500 Upper Middle Road 8,299 15 230Z Duondans Sitnreetg E /OPA Retail expansion 5 6,715 295,860 30 RioCan Centre - Dundas Street & Neyagawa Blvd 6,785 16 2365 Trafalgar Retail new 4,994 1) 31 Upper Middle Shopping Centre - 1500 Upper Middle Road 1 8,364 17 264N0 Shoerirdatnh Ga rdOen Darivekville Retail new 19,368 1,058,000 2,906,113 Source: urbanMetrics inc. 1) Based on July 31, 2003 Retail Space Needs Update Analysis North Oakville, W. Scott Morgan. Scenario A Space Requirements adjusted by urbanMetrics inc. for a projected 2021 Population of 41,519.
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
The proposed North Oakville Secondary Plan also provides for commercial development to serve the Oakville community. The projected amount of floor space for North Oakville as provided in the background reports by the Town’s consultants has been reviewed by urbanMetrics and they have concurred with the analysis.
The residual retail and service commercial space projected by urbanMetrics will need to be accommodated by the Town. The current commercial structure should be carefully considered in the analysis to determine the most appropriate location for the required commercial development.
2.3 Current Commercial Issues
As a result of our background research, discussions with staff, meetings with the Oakville and Bronte Village BIA and some limited feedback from the website questions and the public meeting, the following appear to be some of the issues related to retail and service commercial development in Oakville:
• the physical constraints for redevelopment and intensification opportunities in several areas; • the lack of clear policy on live-work units in the Official Plan; • the need to focus on pedestrian retailing to strengthen its role due to the prominent increase in large format development in the Downtown Core;
• the need to update the policies to reflect current trends and retail formats and to recognize regional functions and the potential for large format retail power centres;
• the need to provide flexible policies for existing community commercial centres to increase redevelopment potential; and,
• the need to clearly define the role and function of commercial uses in the employment areas and to limit the range of retail uses in the arterial commercial areas.
These issues will be addressed in detail as part of the analysis of the policy and geographic options.
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
3. Regulating Commercial Development
The Town’s authority to regulate the nature, size and location of commercial devleopment is provided by the Ontario Planning Act. The legislation gives Ontario’s municipalities the authority to regulate commercial uses through Official Plans and Zoning By-laws. These two planning documents, which are approved by Oakville Council through a public process, have the statutory authority to prescribe where commercial uses may be located, specify the uses that may be permitted, and limit the size of and concentrations of commercial uses.
Official Plans have always provided for commercial land use designations and the locations within the municipality where such uses are permitted. The system of categorizing commercial centres in terms of their size and function is termed the ‘commercial hierarchy’. When this system found widespread use in the 1970’s, many Ontario communities, like Oakville established the primacy of the central business district as an essential element of planning policy. This was done with the intent that the continued concentration of commercial uses in the downtown cores would ensure a healthy and vibrant downtown area.
Over the past 30 years the planning concept that formed the basis for commercial policy was that of “planned function”, a concept based on the Official Plan’s description of the role of a particular commercial centre, usually within a structure or hierarchy of retail commercial facilities. A regional shopping centre would have the planned function of serving all of Oakville and the surrounding area; a community shopping centre, a large area of the Town; and a neighbourhood shopping centre, the surrounding neighbourhood. This ‘hierarchy’ of retail centres directly reflects the number of people that it takes to support a grouping of stores – the larger the stores, the more people that are needed to shop there to be economically viable.
While this concept forms the basis for commercial policy in the Town’s Official Plan, there are also several policies recognizing mixed use commercial and residential developments and a strong focus on commercial nodes. The Plan requires a market impact study prior to allowing any new or expanded commercial centre.
In conducting a review of the Town’s commercial policies, an informed choice should be made about the degree to which land use issues justify intervening in the market and about the degree to which consumer choice should be determined by retailers or by the municipality. Municipalities across Ontario have made different choices based on different circumstances and contexts. Some have maintained a traditional hierarchical approach utilizing population thresholds to determine the size of commercial areas. This is often referred to as a “controlled approach”. Others have eliminated restrictions and maintained very detailed urban design guidelines to direct the form of development, assuming that consumer choice will determine the location and amount of development. Municipalities who have provided very few regulations have often been referred to as using an approach to allow “maximum choice”.
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
Many municipalities have simply maintained a hierarchical approach to commercial land uses but have not prescribed caps or required retail studies, a “flexible control” approach. It is important for municipalities to ensure that whatever regulatory approach is taken in regulating commercial land use, the public interest should be served by ensuring convenient access to a wide range of goods and services, the efficient use of infrastructure and the avoidance of blight.
In comparison to other municipalities, Oakville has been well planned in terms of commercial development. The supply of commercial facilities has kept pace with the Town’s growth. A summary of the various approaches to commercial planning and current municipal examples is provided as Appendix 2 to this report.
4. Existing Planning context
The existing planning context within which Oakville regulates commercial land use is described in this section of the report.
4.1 Provincial Policy
The current Provincial Policy Statement (PPS) provides general policies for developing strong communities and includes policies which promote sustainable development and compact urban form. The recent Planning Reform Initiatives by the Provincial Government introduced additional policies in the new PPS that support the long-term prosperity and social well being of a municipality by maintaining the “viability and vitality” of downtowns and mainstreets. The policies also encourage transit supportive densities and development with a focus on intensification of existing urban areas.
The current policies of the Oakville Official Plan should be reviewed to ensure consistency with the related commercial objectives of the new PPS specifically those related to the downtown. While there is little discussion of commercial uses in the PPS Policy 17.1 states: “Long-term economic prosperity should be supported by:
b) maintaining and, where possible, enhancing the vitality and viability of downtowns and mainstreets;”
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
4.2 Region of Halton Official Plan
The Region of Halton Official Plan designates the majority of the Town of Oakville as part of the Region’s Urban and Greenlands System. One of the objectives for the Urban Areas is to support the development of nodes at strategic locations with mixed uses. The key nodes identified in the Regional Official Plan which are located in Oakville all contain significant commercial functions. The policies in the Regional Plan dealing with Nodes are found in Section B3. In general terms the nodes are to encompass both residential and employment uses. Five nodes are found in Oakville, three commercial include the historic downtown, the Mid-Town and the Uptown Core. The policies of the Regional Official Plan state that the while the general locations of the Nodes are shown on Map 1 of the Regional Plan the boundaries, population and employment levels, land uses and other features will be determined by local Official Plans.
Other policies of relevance in Section B3 include requirements to meet intensification and mixed-use objectives, promoting public transit and pedestrian orientation. It is important to note that while the major commercial facilities in Oakville are only part of the Regional Nodes, as a variety of land uses are anticipated without any single dominant land use or form.
4.3 Town of Oakville Official Plan
The current Official Plan for the Town of Oakville guides the use of land to promote balance within the community by reserving areas for residential use, farming, parks and open space, various commercial and employment purposes, and in some cases, mixed uses. The Official Plan is intended to enhance the quality of life and to provide for and to promote identity and vitality in the Oakville environment by providing for a settlement pattern which caters to its own needs for commercial and cultural services to the maximum extent possible consistent with its regional location.
One of the key objectives of the Plan is to maintain the viability of the Central Business District and allow for new opportunities for business growth by the establishment of a new Uptown Business Core. The Plan’s objectives also include the need to develop centres for retail as a focus for each community.
The Town’s Official Plan also encourages redevelopment and revitalization plans and programs in the Central Business District and community shopping areas.
Appendix 3: Town of Oakville Commercial Policies provides an overview of the existing Official Plan policies dealing with commercial land use and development. In summary terms the Official Plan provides a traditional hierarchy of commercial centres. The current hierarchy provides for six commercial land use designations:
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
• Central Business District and Uptown Business Core • Regional Shopping Centre • Community Shopping Area • Arterial Commercial Area • Neighbourhood Commercial Centre • Convenience Commercial Centre
Each commercial land use designation provides a description of the form of development intended and the planned function with an identification of the trade area to be served by the designated area. There is also a description of the area’s location in terms of the Town’s transportation network (in some cases a specific location is noted). There is also a listing of permitted uses. Each designation also provides for special policies which may be applicable to the area. This structure is well organized and clearly identifies different levels of commercial development. However, based on the function of the existing commercial structure the described or planned function in the policies does not necessarily match the function that has evolved since the Plan was adopted. For example, Oakville Town Centre I and II serves as a district node but is recognized in the current hierarchy as both a community shopping area (on the west side) and an arterial commercial area on the east side. Given the way the development has evolved and functions, it can be viewed as functioning as a sub-regional commercial node and the policies should reflect this.
The general policies for commercial land uses state that a proposal to expand a major shopping centre or to develop or expand any major shopping centre not provided for in the Plan and Zoning By-law may only be approved after consideration and acceptance by the Town of detailed impact studies prepared by the applicants. The studies are to include an analysis of impact on existing shopping area, local core areas, public and private transportation and the community’s social and economic life. A major shopping centre is defined as any centre over 23,225 square metres of gross leasable area, or one that has a primary trade area extending beyond the boundaries of Oakville.
The practice of requiring market studies is common in many municipalities and is often at the discretion of Council. The size of new or expanded development which triggers the requirement for a market study may be a policy area to consider as part of a revised policy approach.
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
4.3.1 Commercial Designations
Central Business District and Uptown Business Core
The Central Business District designation applies to the historic business district of Oakville centered around Lakeshore Road and Sixteen Mile Creek. The Uptown Business Core is designated at the corner of Trafalgar Road and Dundas Street. The uses permitted are wide ranging and include a full range of retail and service commercial uses. Development in the Uptown core requires an urban design study. There is no reference to the trade area to be serviced by the Downtown.
The policies for Downtown Oakville should be strengthened to incorporate the new Provincial Policy Statement policies relating to the viability and vitality of main streets. There is also a need to recognize intensification as a form of encouraged development and policies which encourage a continued balance of uses.
Regional Shopping Centre
The Plan provides one Regional Shopping Centre designation for the northwest quadrant of Trafalgar Road and the QEW (Oakville Place). The designation provides for a wide range of uses and it is noted that the intended function of the area is to serve the trade area beyond the boundaries of Oakville. Given the regional function of several other commercial nodes, this term may need to be amended or an alternative designation introduced to recognize the other regionally servicing nodes. The Uptown Core contains a regional commercial node referred to as the Central Retail Area.
Community Shopping Areas
Community Shopping Areas are to be designated as part of the community planning stage. Such areas are to be easily accessible to the population in the community to be served. The Community Shopping Area may take two forms: street oriented business district (Bronte Village and Kerr Street) or a shopping centre (single sites of not more than 8.5 ha with a cohesive grouping of retail and service commercial functions). These areas are intended to service the trade area of a single community. The policies however do not prescribe the limits of the trade area.
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
The permitted uses include a broad variety of retail uses including department stores. This designation represents the majority of the existing commercial nodes in Oakville. This designation is likely to see the most redevelopment and/or expansion as the older centers evolve to adapt to new retail trends. The current policies are quite flexible to allow for redevelopment and expansion. Some clarification may be needed to address any site specific areas which may be proposed for expansion to accommodate a portion of the warranted space.
Arterial Commercial Areas
The Arterial Commercial designation is limited to suitable locations on arterial roads which are encouraged to be established in a nodal or campus fashion. The range of uses in this designation should be established in Community or District Plans. While the designation includes Large Scale Retail Sale of Merchandise Uses it does not include a department store, food supermarket, a food store or a grocery store. Development in the arterial commercial areas is also to be controlled through design guidelines.
Given the evolved commercial hierarchy, it may no longer be appropriate to encourage Retail Warehousing and Large Scale Retail Sale of Merchandise Uses in the Arterial Commercial Areas. It will be important to recognize the continued importance of the arterial corridors and their function and continue to strictly control development in these areas though the implementing zoning. Oakville Town Centre II should be considered as part of the commercial node which designated Oakville Town Centre I as a Community Shopping Centre.
Neighbourhood Commercial Centre
The Neighbourhood Commercial Centre designation is intended to provide for a small free-standing shopping centre or a collection of stores within a residential complex which is to serve the whole or part of a residential neighbourhood. This designation provides a cap in terms of floor area (maximum 10,000 square metres). The policies also note that any one site may not exceed 4 ha. The existing neighborhood convenience centers appear to be well distributed in the Town.
Convenience Commercial Centre
The Convenience Commercial Centres may take several forms such as a free-standing shopping centre or a single store. The convenience centres are intended to serve the immediate neighbourhood. They are to be a maximum of 2,000 square metres on sites not to exceed 0.8 ha. The current policies reflect the existing convenience center locations and function quite well.
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
4.3.2 Other Designations Permitting Commercial Uses
In addition to the main commercial land use designations, the Light Employment, General Employment and Transitional Employment designations permit retail and service commercial uses as related accessory retail uses that are intended to serve the employment areas. While retail sales and administrative offices are to be ancillary to employment uses and be located on the same lot, there is no indication of how the commercial uses are to be developed (either as a node serving the employment area or as an integrated development within an office commercial or industrial building). The format for ancillary commercial uses should be carefully addressed and policies should be considered to clarify the role of commercial uses in the employment areas. Oakville may want to consider employment policies which set out specific policies for commercial uses that limit the types and number of uses and the form. For example, some municipalities allow specific types of commercial uses in business employment designations but restrict the size and number of uses. Some also provide policies that state that such uses must be clearly subordinate to the employment uses.
4.3.3 Community, District and Special Study Area Plan Designations
The existing commercial structure in Oakville is also recognized through more specific policies in various Community and District Plans.
The Old Oakville Community Plan provides specific policies for the Old Oakville Central Business District (Downtown Oakville) and the Kerr Street Business District. The Plan also provides policies for the Kerr Street Community Shopping Area and has a mixed Commercial Residential designation for lands along Kerr Street which encourages mixed use development.
The Bronte Community Plan provides for commercial uses in the Bronte District through the Bronte Community Shopping Centre designation and in the Hopedale District through the Community Shopping Area designation for the Hopedale Mall.
The balance of Community and District Plans provide policies specific to the commercial nodes as prescribed by the commercial land use designations found in the parent plan. The Uptown Core Plan has a Central Retail Area designation which recognizes the function of the uptown core commercial node as a regional commercial node. There are detailed policies with regard to uses and development and design standards. The area also has a cap of 93,000 square metres of gross leasable area. The Uptown Core also contains a Mixed Commercial Residential designation. The Mixed Commercial Residential designation is also found in the West Oaks Trail Community Plan at the intersection of Fourth Line and West Oaks Trail Boulevard.
The Midtown Core District Plan contains a Mixed Use designation which permits a wide range of residential and commercial designations. The Plan provides detailed urban design guidelines.
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
The Employment District plans provide for the majority of the existing commercial developments through the Arterial Commercial designation. The Speers Road commercial area is recognized as Arterial Commercial in the QEW West Employment District Plan.
Depending on the policy and geographic approach to be taken, there may be a need to provide some minor revisions to the specific area policies to provide for possible expanded commercial uses or to address issues such as intensification in the Downtown or the role of live-work units. There is also a need to ensure the updated hierarchy reflects what is currently built as noted in the Phase 1 report.
4.4 Town of Oakville Zoning By-law
The Town’s current Zoning By-law 1984-63 provides for a range of zones which permit commercial uses. The following are the main commercial zones:
• Local Shopping Centre (C1) • Community Shopping Centre (C2) • Central Business District (C3) • Central Business District - Residential (C3R) • Arterial Commercial (C3A) • Arterial Commercial (C3B) • Rural Commercial (C4) • Highway Commercial (C5) • Service Station (C6) • Travellers’ Service (C7)
Depending on the final recommendations in relation to the Official Plan, changes to zoning may be required to ensure the zoning can implement any proposed changes. Consideration may be given to zoning provisions related to uses, coverage, parking and setbacks to provide for increased flexibility.
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
5. Market Context
Planning policy attempts to provide commercial choice to consumers, at easily accessible locations that cause little or no impact on adjacent uses. The number, location and size of commercial uses are a function of the market for such uses. Market analyses help determine how much land should be available in a community to provide floor space for consumer goods and services.
UrbanMetrics have prepared a detailed market analysis which addresses Oakville’s retail/service space inventory and analyzes the commercial spaces needs to 2021. The intent of the analysis was to determine the magnitude of the retail commercial space which will be required to service the projected population growth in the Town. The following is a summary of the urbanMetrics analysis:
• the projected population for Oakville for 2021 is just under 240,000; • there is an additional 3.8 to 4.2 million square feet of retail and service commercial space warranted by 2021; • over 2.9 million square feet of retail and service commercial space is currently proposed, approved and or designated; • approximately 1.0 million square feet is warranted for the North Oakville Secondary Plan Area based on the background analysis done by the Town’s marketing consultant; • 800,000 to 1.3 million additional square feet of retail and service commercial space is warranted and needs to be accommodated.
6. Key Principles For Reviewing Commercial Policy Alternatives
The commercial policy review process needs to provide recommendations of changes for Oakville to consider with respect to where the additional warranted retail and service commercial space should be located and how the commercial development should be regulated. Consideration of whether the current policy approach should be revised or amended is required based on the warranted space, current trends in the Town’s market and Provincial policy requirements.
Based on the Town’s existing commercial structure and the proposed commercial developments, it is clear that the Town is generally well served by commercial uses. There is a good distribution of retail and service commercial facilities with the exception of the northwest area where the amount of existing commercial space in relation to the population is quite low. This should be rectified with the proposed development at Burloak.
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
In determining where the warranted space should be provided, several geographic options can be considered including:
(i) the expansion of existing nodes;
(ii) the intensification of existing nodes;
(iii) the potential for new nodes (based on the Town’s current urban structure this may require the redesignation of some existing areas); and (iv) the conversion of existing employment lands for commercial uses should be limited.
Given the relatively small amount of warranted space and the fairly strong existing nodal commercial structure as defined in the Phase 1 report, the distribution of the residual uncommitted space is likely to take place through the expansion and intensification to existing commercial nodes. There may also be some limited commercial development in the employment areas. This should continue to be for the purposes of serving local businesses.
In evaluating where and how the warranted retail and service commercial space should be planned (assuming most development will occur as expansions and intensification to existing centres) the following key principles should be considered:
a) Locational Factors – Does the approach provide locations which maximize opportunities for the surrounding areas? Are the locations provided for appropriate in terms of the equitable distribution of commercial activity? Does the approach provide for locations which are reflective of the overall direction for growth in the Town? Do the locations provide a balance for the Town’s overall development?
b) Servicing Infrastructure – Does the approach ensure efficient use of existing and/or proposed serving infrastructure? Do the recommended locations for commercial development provide for appropriately phased development?
c) Transportation Access and Opportunities – What are the implications for the transportation infrastructure in relation to the various alternatives? How well do the recommended location and size of new commercial areas fit within the transportation network (access, transit, parking)?
d) Market Implications – What are the positive and negative market implications for the various approaches and the various recommended locations? How do the alternatives affect choice and market demand?
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
e) Primacy of the Downtown Areas – What are the implications for the Downtown areas? Do the approaches and the recommended locations maintain the primacy of the Downtown areas as central business districts and major commercial centres?
f) Land Use Compatibility – Do the approaches/locations provide for compatible land uses? Do the alternatives/locations provide for a sense of place, can they be integrated with the surrounding community and can they achieve high quality urban design standards?
7. FINDINGS
As a result of our review of Oakville’s historical commercial development, the Town’s current commercial structure (existing nodes), the existing policy framework and policy approaches, as well as our review of the general issues, the following findings have been made:
1. The existing commercial policy framework in Oakville’s Official Plan represents a traditional hierarchical approach with well defined roles and functions for the commercial areas. The policies are relatively flexible for the general commercial land use designations with more specific policies found in the Community and District Plans. The Official Plan does require a market impact study for the development of new or expanded centres greater than 250,000 square feet.
2. Oakville currently utilizes a flexible yet controlled approach to regulating commercial development. This approach seems to have resulted in fairly good distribution of goods and services and allowed the market to respond to consumer demand
3. Oakville’s commercial development has reflected the general commercial development trends experienced by most growing municipalities in Ontario. The existing structure provides a fairly good distribution of retail and service commercial uses with a focus in the areas along and south of the QEW.
4. The market analysis has concluded that between 800,000 to 1.3 million additional square feet of retail and service commercial floor space beyond that currently built or applied for is warranted by 2021.
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
5. In developing the recommended changes to Oakville’s commercial policies the following specific issues should be addressed:
a) The role of live-work units; b) The role of the large format retail areas (sub-regional); c) The importance of a nodal focus for commercial areas; d) The consideration of the types of policies that should apply to limit commercial development in employment areas; e) Policies to encourage opportunities for commercial infill, intensification and redevelopment, and policies to strengthen the importance of the downtown areas as required in the new PPS.
6. Several key principles should be used in the review of recommended changes to the Town’s commercial policies and the geographic options for accommodating the warranted space. These principles should include locational factors, servicing and transportation infrastructure, market implications, the primacy of the Downtown and land use compatibility.
The next stage of the retail and service commercial review will involve the finalization of a set of recommended changes to the current policies to ensure the Town’s existing and future needs are met. Input from staff and key stakeholders should be obtained through further public consultation.
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Town of Oakville Retail and Service Commercial Policy Review August 29, 2006
APPENDIX 1 – OAKVILLE’S COMMERCIAL STRUCTURE – SEPTEMBER 14, 2005
Appendix 1: Oakville’s Commercial Structure August 29, 2006 September 14, 2005
Market Commercial Area Location Official Plan Designation Shopping Area Description (size/uses) Description (map reference) Name
Regional Market Midtown Core QEW & Trafalgar Commercial Oakville Place Mall The Midtown Core is a mixed use area including various commercial uses, in addition to employment #9 Regional Shopping Centre and residential uses, and is centrally located. The Arterial Commercial area has a high level of transportation accessibility.
The Oakville Place Mall is located at the northwest intersection of the QEW and Trafalgar Road in the College Park Community. The two storey, 450,300 square foot indoor shopping mall has a variety of shops, a surface parking lot and a two storey parking area. Oakville Place Mall is on a 12 hectare site which allows for a full-scale regional shopping centre. The site was originally intended as a
community-scale shopping centre.
Sub-Regional Oakville Town Centre I and II Oakville Town Centre Commercial Oakville Town Centre Oakville Town Centre consists of two power centre Market is located on either I and II sites. A mixture of big box uses and plazas are side of Dorval Drive, Community Shopping Area located on these two large sites with expansive north of the QEW. Arterial Commercial surface parking areas in the interior of the site. Neighbourhood Commercial #8 Centre
20 Appendix 1: Oakville’s Commercial Structure August 29, 2006 September 14, 2005
Market Commercial Area Location Official Plan Designation Shopping Area Description (size/uses) Description (map reference) Name
Winston Park South side of Dundas Commercial -Hyde Park Gate There are several plazas located along Dundas Street Street W. between -Winston Gate east of the Highway 403 link. They include large the 403 and Winston Parkway Belt Shopping Centre blocks with a variety of big box and strip mall uses Churchill -Winston Power Centre including Home Depot, Sport Chek, Winners, Staples, -Winston Park Retail Canadian Tire and several restaurants. #4 Centre -Hampshire Gate Plaza
Oakville Entertainment Centrum
Northwest corner of Employment Oakville Entertainment The Oakville Entertainment Centrum is a unique Winston Churchill and Centrum mixture of restaurant and recreation uses in stand the QEW alone and strip plaza type buildings. A large parking area is located around the site and the interior of #7 the site is limited to pedestrians as an outdoor mall with all uses facing inward to central open areas and walkways. Some current uses in the area include several restaurants, a movie theatre, a mini golf indoor operation and a fitness centre. The open space area that surrounds the site includes volleyball courts and sports fields. Uptown Core The Uptown Core Uptown Business Core - Oak Park The Uptown Core includes a variety of commercial commercial area is - Iroquois Ridge uses along with cultural, institutional and located at Dundas Residential Medium Density - Trafalgar Ridge recreational uses. The land within the Uptown Core Street West and Residential High Density has been divided into several areas. These include Trafalgar Road. Mixed Commercial Residential the Commercial Office Campus, the Central Retail Office and Other Commercial Area, a large park, some small institutional and #3 Arterial Commercial public use blocks and several residential Central Retail Area neighbourhoods. Commercial activity in the area is Institutional located in the Commercial Office Campus and the Parkland Central Retail Area. Natural Area
The Uptown Core is anticipated to become a regional node of employment, commercial and retail facilities with retail and entertainment focus
21 Appendix 1: Oakville’s Commercial Structure August 29, 2006 September 14, 2005
Market Commercial Area Location Official Plan Designation Shopping Area Description (size/uses) Description (map reference) Name
concentrated within the Central Retail Area. The Uptown Core is referred to as the commercial heart of the Town north of the QEW. Current stores in the Uptown Core include Wal-Mart, a Real Canadian Superstore Longos and Canadian Tire.
Community Trafalgar Village South of QEW and Employment Trafalgar Village The Trafalgar Village Plaza includes a No Frills Market west of Trafalgar supermarket and a Home Depot.
#16
Hopedale Mall Hopedale Mall is Commercial Hopedale Mall Hopedale Mall is an indoor shopping mall. The mall located at the contains a Zellers and a Dominion and is currently northeast corner of Community Shopping Area under renovation to improve the site. Rebecca Street and Third Line in the Community of Bronte.
#13
22 Appendix 1: Oakville’s Commercial Structure August 29, 2006 September 14, 2005
Market Commercial Area Location Official Plan Designation Shopping Area Description (size/uses) Description (map reference) Name
Neighbourhood Fox Creek Plaza Third Line and Dundas Commercial Fox Creek Plaza Market St. W
#1
Maple Grove Village Cornwall Road Commercial Maple Grove Village is a commercial plaza with a variety of uses including a supermarket and a stand #11 Community Shopping Area alone coffee shop.
Oak Town Plaza Kerr Street Commercial Oak Town Plaza Oak Town Plaza features a variety of commercial And uses and sizes. Major tenants include Shoppers Drug Speers Road Mart, Food Basics, Canadian Tire and the Roxbury Restaurant. Benny’s Restaurant and L.A. Fitness are #15 located in a stand alone building located at the north end of the plaza. The plaza is also home to a Royal Bank drive-thru.
Rio Centre Neyagawa Boulevard Commercial Rio Centre The Rio Centre is a strip mall with a additional stand and alone buildings fronting on to the street. Shoppers Dundas Street West Drug Mart, Blockbuster Video and Dominion anchor the strip mall while the stand alone buildings are #2 occupied by TD Canada Trust, Tim Horton’s, Esso, Mr. Lube/Water Depot, McDonald’s and Pizza Pizza.
23 Appendix 1: Oakville’s Commercial Structure August 29, 2006 September 14, 2005
Market Commercial Area Location Official Plan Designation Shopping Area Description (size/uses) Description (map reference) Name
Abbey Plaza Southeast corner of Commercial Abbey Plaza The Abbey Plaza is a commercial plaza with a Upper Middle Road supermarket (Sobeys). and Third Line. Community Shopping Area
#5
Upper Middle Shopping Centre The Upper Oakville Commercial Upper Oakville The Upper Oakville Shopping Centre hosts several Shopping Centre is Shopping Centre commercial uses. Stand alone uses include the Beer located at the Community Shopping Area Store and the LCBO. The connected strip plaza northeast corner of includes a supermarket, small restaurants, a dollar Eighth Line and Upper store and a pharmacy. Middle Road.
#6
Old Oakville Marketplace North side of Cornwall Employment Whole Foods Supermarket #17
24 Appendix 1: Oakville’s Commercial Structure August 29, 2006 September 14, 2005
Market Commercial Area Location Official Plan Designation Shopping Area Description (size/uses) Description (map reference) Name
Arterial North Bronte The North Bronte Commercial North Bronte Plaza The North Bronte Plaza contains a small commercial Commercial – Plaza located on plaza on the east side of Bronte Road and a small Auto Oriented Bronte Road on the Arterial Commercial garage. Market southern side of Speers Road.
#12
Speers Road #14 Commercial The Speers Road Commercial Area is comprised of a variety of commercial uses clustered on separate Arterial Commercial lots along Speers Road. Each cluster contains several commercial uses usually in a strip mall form with off street parking areas. The area includes restaurants, automotive uses, repair shops and specialized stores.
Kerr Street (Auto Oriented) #15 Commercial Variety of strip retail and service uses.
Downtown Downtown Oakville #18 Central Business District The Downtown is promoted as a major commercial hub in Oakville. The Downtown maintains its village atmosphere while containing more than 350 businesses.
25 Appendix 1: Oakville’s Commercial Structure August 29, 2006 September 14, 2005
Market Commercial Area Location Official Plan Designation Shopping Area Description (size/uses) Description (map reference) Name
Bronte Village Mall East of Bronte Road Community Shopping Area Bronte Village Mall Bronte Village contains a commercial area with along Lakeshore various commercial and residential uses. The area Residential Medium Density provides for several unique shops and restaurants. #10 Commercial
Kerr Street (pedestrian) Commercial The Kerr Street Commercial Area includes several commercial uses with parking directly on Kerr Central Business District Street. This area has developed similar to Commercial Residential Downtown Oakville in its appearance and acts as an Community Shopping Area extension to the Downtown given its proximity to Residential High Density Lakeshore Road. A variety of commercial uses are Institutional located in this area. The buildings are generally two Parkland stories with residential units above. Planting and unique paving make Kerr Street an attractive pedestrian commercial area.
26 Appendix 1: Oakville’s Commercial Structure August 29, 2006 September 14, 2005
Market Commercial Area Location Official Plan Designation Shopping Area Description (size/uses) Description (map reference) Name
Convenience Several convenience plazas as noted in inventory by Market urbanMetrics
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Appendix 2 – Commercial Policy Approaches August 29, 2006
APPENDIX 2 – COMMERCIAL POLICY APPROACHES
Appendix 2 – Commercial Policy Approaches August 29, 2006
Policy Approach How it is Applied Pros Cons Municipal Examples
Controlled Hierarchy The controlled hierarchy • Distinct Hierarchy – • Controls the amount • Can result in Guelph approach is consistent Neighbourhood, of space to numerous planning with the current Official Community, Sub- anticipated market approvals and -use restrictions for store Regional, Regional demand. appeals Plan structure and could types (i.e. food) designations • Can help to protect • Limits can become in fact be strengthened. • Limits on size of the downtown outdated quickly -size restrictions on The approach establishes designation – 100,000 function and the • Outflow to other individual uses and a fairly tightly defined Neighbourhood, planned function of centres can be nodes planned function for each 300,000 Community, other centres significant -market studies required commercial area and use 300-600,000 Sub- • Transportation • Consumer choice controls on the amount, Regional, 600+ infrastructure can can be limited Clarington Regional be implemented Can ‘protect’ sites type and size of • • May continue to have with anticipated that may not develop commercial floor space. multiple designations in phasing of for years -strict use restrictions by The approach also commercial areas commercial • Multiple designations store type requires the need for • Limiting use development. can lead to -limits on store types, market studies to assess permissions to targeted incremental sizes, area thresholds market impact in regard to or anticipated uses by concentration of use related to population new commercial location (i.e. food, in a geographic area. -market studies designations or for department store) • Complicated and can -implements restrictive Possible limits to be confusing to proposals above the • Regional policy from individual store sizes understand. identified threshold. Durham • Market impact studies for new designations or store sizes to evaluate Scugog (Port Perry) impact on downtown and other commercial -limits on size of stores, areas. height, floor space index, • Can leverage urban -impact studies required design improvements
through planning approvals.
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Appendix 2 – Commercial Policy Approaches August 29, 2006
Policy Approach How it is Applied Pros Cons Municipal Examples • Mechanism to evaluate additional designation proposals incorporated
Maximum Choice The maximum choice • Designate commercial • Maximum flexibility • More appropriate in Mississauga option/approach generally areas based on to respond to built out communities designates more land location, transportation changing market – in developing areas -three major designations: and land use matters conditions it can impact than is needed to meet General, Mainstreet and only. • Can stem outflow downtown market needs in order to • No size restrictions or and improve • In developing areas it Convenience Commercial provide the opportunity for use restrictions consumer choice can preclude the -also Motor Vehicle a full range of commercial • Focus on urban design • Simple and easy to development of Commercial – limited uses, a high degree of not uses understand some commercial -generally no use competition and consumer areas and result in restrictions limited to choice. Lands with over-concentration in excluding Motor Vehicle others leading to suitable characteristics for Commercial uses from the imbalance in the a complete range of distribution and three major designations commercial uses are choice throughout identified but the function the City -no size limits, no caps, no and timing of development • Can result in the thresholds, no market is left up to the market transportation and studies place. No market studies infrastructure are required. network playing Toronto ‘catch-up’.
-very general – strategic
direction -controls through zoning
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Appendix 2 – Commercial Policy Approaches August 29, 2006
Policy Approach How it is Applied Pros Cons Municipal Examples Flexible Control The flexible control • Limited Hierarchy – • Controls the amount • May still have some Ajax approach designates an designate major nodes of space to level of outflow to adequate amount of land as a whole. Result is anticipated market other centres. -controls through height likely a Neighbourhood demand. • Consumer choice in strategic locations limits category and a Major • Can help to protect can be limited consistent with anticipated Node category. the downtown • Can ‘protect’ sites -market studies required demand. The approach • Geographic limits on function and the that may not develop -some size limits focuses on designating size of nodes as a planned function of for years – thus major nodes and whole to meet other centres. requires monitoring Milton establishes size limits to municipal objectives – • Transportation to maintain these nodes but lets the i.e. balanced infrastructure can appropriate land -mostly FSI and height limits distribution, downtown be implemented supply – demand market and location viability, phasing, with anticipated balance. determine function. -use restrictions only in the servicing limits phasing of Market studies are not • Phasing to control the commercial downtown required for development amount of development development -market study for proposals within a node and are only at any one time • Relatively simple greater than 9.300 square required to create a new possible. – mechanism and easy to metres node or expand an to evaluate additional understand existing node. designation proposals • Relatively flexible to incorporated. respond to changing • Market studies only to market expand geographic circumstances. extent of node • Treat all lands within the node the same and let market determine what uses go where (i.e. eliminate distinction on sides of roads) • Focus on key urban design criteria for with each node
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Appendix 3: Town of Oakville Commercial Policies August 29, 2006
APPENDIX 3 – TOWN OF OAKVILLE COMMERCIAL POLICIES
Appendix 3: Town of Oakville Commercial Policies August 29, 2006
Section Policy Part A 3a. Guide the use of land to promote balance within the community by reserving areas for residential use, farming, parks and Introduction open space, and various commercial and employment purposes, and in some cases, mixed uses.
7. The Plan is intended to enhance the quality of life and to provide for and to promote identify and vitality in the Oakville environment by providing for a settlement pattern which caters to its own needs for commercial and cultural services to the maximum extent possible consistent with its regional location.
Part B Goals Goals and Objectives • To maintain the viability of the Central Business District and allow for new opportunities for business growth by the establishment of a new Uptown Business Core. • To develop centres of retail…as a focus for each community
Objectives
• To encourage growth in industrial and commercial assessment so as to maintain a desirable ratio of such assessment to residential assessment, and so as to maintain an acceptable tax burden for the citizens of Oakville.
Part C 4.3 b The Town may also encourage redevelopment and revitalization plans and programs in the Central Business District General Policies and community shopping areas.
7.2 b. Site plan approval shall be required for all Commercial development
7.10 Commercial areas, employment areas, Heritage Conservation Districts, and other areas may be reviewed periodically to ascertain what improvements may be made to enhance their appearance.
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Appendix 3: Town of Oakville Commercial Policies August 29, 2006
Section Policy Part D 2.1 Uses Land Use Policies There are six categories of commercial uses in the Official Plan:
• Central Business District and Uptown Business Core • Regional Shopping Centre • Community Shopping Area • Arterial Commercial Area • Neighbourhood Commercial Centre • Convenience Commercial Centre
2.2 Policies
A proposal to expand a major shopping centre or to develop or expand any major shopping centre not provided for in the Plan and the Zoning By-law may only be approved after consideration and acceptance by the Town of detailed impact studies prepared by the proponents. Such studies shall, among other matters, include analysis of impact on existing shopping areas, local core areas, public and private transportation and the community’s social and economic life. For the purposes of this Plan, a major shopping centre is any centre over 23,225 square metres (250,000 square feet) of gross leasable area, or any shopping centre that has a primary trade are extending beyond the boundaries of Oakville.
a) The following land use categories are intended for incorporation into Community or District Plans, but may be modified, refined or otherwise defined in the development of such plans without the necessity of an amendment to Part D, Section 2 of the Official Plan.
Part D - 2.3 Central Business District and Uptown Business Core
a) Location - The Central Business District designation includes the historic business district of Oakville centered around Lakeshore Road and the Sixteen Mile Creek. The Uptown Business Core is designated at the corner of Trafalgar Road and Dundas Street. Its associated concentration of office/commercial and residential development and significant civic and public presence will provide identification and focus to the northern urban area.
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Appendix 3: Town of Oakville Commercial Policies August 29, 2006
Section Policy b) Uses - The uses permitted in this designation may include: - a broad variety of retail activities including department - stores, specialized retail outlets; - offices; - hotels and convention centres; - service commercial uses including service stations; - entertainment and recreation uses; - residential units; - government, institutional, research, cultural, and social - facilities; - open space uses; - public transportation uses; - various mixed uses that provide any of the above uses in combination.
c) Special Policies - The Uptown Business Core is subject to the following additional special policies:
i) A site specific zoning by-law will be developed in accordance with a detailed urban design study to be prepared by the proponent(s) for the ultimate development of the area.
ii) The urban design study shall include: - staging plans for the sequential development of the area an analysis of the urban character and the overall form of the area to be controlled by detailed design guidelines concerning building height, building setbacks, allowable site coverage, parking standards by type of use, and suggested site plan controls by area and use; - the location, size, general design, and connection of public and private open space; - a detailed transportation plan that includes road, transit, and pedestrian circulation facilities and the phasing thereof.
iii) The site specific zoning by-law will regulate land uses, Department Store Type Merchandise area, height, site coverage, setbacks, road width requirements, parking, open space, and other matters. Specific zoning standards may be developed for one stage at a time with the remainder of the site placed in a holding category.
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Appendix 3: Town of Oakville Commercial Policies August 29, 2006
Section Policy Part D – 2.4 Regional Shopping Centre
a) Location - One Regional Shopping Centre is designated in this Plan, located at the northwest quadrant of Trafalgar Road and the Q.E.W (Oakville Place).
b) Uses - The uses permitted in this designation will include: - a broad variety of retail activities including department stores, specialized retail outlets, food and convenience stores; - offices and service commercial uses including service stations; - government, institutional, cultural, and social facilities.
c) Special Policies - The planned size and function of the Regional Shopping Centre is designed to service the trade area of Oakville and may extend beyond the boundaries of Oakville
Part D – 2.5 Community Shopping Area
a) Locations - The locations for Community Shopping Areas will be established at the Community Plan stage based on the following criteria:
i) the location must be easily accessible to the population in the community to be served; ii) the location must be accessible by arterial or minor arterial roads; iii) the location must be suitably distant from any other community shopping area; iv) the location must be capable of being efficiently and economically serviced by public transit.
b) Description - A Community Shopping Area may take one of two forms:
i) A Street Oriented Business District - The existing street oriented Community Shopping Areas are in the Bronte area in the vicinity of Lakeshore Road and Bronte Road and the Kerr Street area from Lakeshore Road to north of Speers Road. No new street oriented Community Shopping Areas are contemplated for this Plan, however, such uses may be considered in the development of new community plans.
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Appendix 3: Town of Oakville Commercial Policies August 29, 2006
Section Policy ii) A Shopping Centre - A physically cohesive grouping of retail and service commercial functions occupying a single site of not more than 8.5 hectares, of which no single use may occupy more than 50% of the permitted building area on the site. The planned size and function of such Centres are designed to primarily serve the trade area of a single community. However, this Plan shall not prescribe that the primary or secondary trade area of any one use that may locate in these Centres will not exceed the area of the community in which it is located.
c) Uses - The permitted uses in this designation may include:
i) A broad variety of retail activities including department stores, food stores, and specialized retail outlets and convenience stores; ii) Office and service commercial uses including service stations; iii) Government, institutional, social, and cultural facilities.
b) Special Policies
i) Off-street parking facilities sufficient to meet demand will be required. ii) Residential uses alone, or in combination with commercial uses, are anticipated only within the Bronte and Kerr Street Community Shopping Areas subject to the specified policies for these areas outlined in Part "E" of this Plan. Integrated residential and commercial community shopping developments may be considered in other areas. iii) Major community facilities such as places of worship and community centres shall be encouraged to locate in conjunction with Community Shopping Areas iv) A shopping centre designed as a collection of buildings placed close to the streets will be encouraged. A well-defined streetscape will be encouraged that is sympathetic with the surrounding residential community, promote safe pedestrian access from the adjacent streets and minimizes on-site parking between the building frontages and the adjoining streets. This shopping centre shall be designed with general sidewalks adjacent to buildings for safe pedestrian movement. Adequate screening and noise protection and noise protection for adjacent residential uses shall be provided.
Part D – 2.6 Arterial Commercial Area
a) Location - Arterial Commercial uses will be permitted only in a very limited number of suitable locations on arterial roads and will be encouraged to establish in nodal or campus fashion.
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Appendix 3: Town of Oakville Commercial Policies August 29, 2006
Section Policy b) Description - Arterial Commercial uses will consist predominantly of commercial uses designed to serve the traveling public and the automobile using consumer.
c) Uses - The permitted uses in the Arterial Commercial designation are as follows:
i) Retail Warehousing and Large Scale Retail Sale of Merchandise; ii) Auto commercial uses (excluding auto body shops and auto wreckers); iii) Service commercial uses, hotels, and restaurants; iv) Office uses at a scale compatible with adjacent residential uses but not exceeding a floor area one times lot coverage unless otherwise specified; v) Government, institutions, recreation facilities, and non-profit clubs and organizations; vi) Private and commercial education facilities; vii) Light industrial manufacturing ancillary to the principal retail sales.
d) Special Policies
i) It is not intended that the full range of Arterial Commercial uses will be permitted in all locations so designated. The precise range of uses and density of development may be stipulated in Community or District Plans or in the Zoning Bylaw. Such uses may be further controlled by the use of holding provisions in the implementing zoning by-law. ii) In all applications for additional Arterial Commercial designations, the proponent may be required to undertake detailed supporting market and transportation studies to the satisfaction of the Town. iii) No large concentrations of Arterial Commercial uses will be permitted in close proximity to residential areas, particularly where shadowing, overview, local traffic, noise, and pollution problems may result, unless buffering is provided. iv) Arterial commercial areas in the form of strip or linear commercial development along arterial roads shall be discouraged. Where strip commercial development already exists, it shall be the aim of the Town to alleviate two of the major problems of such development by encouraging the provision of common off-street parking facilities and common access points.
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Appendix 3: Town of Oakville Commercial Policies August 29, 2006
Section Policy v) Arterial commercial development shall be encouraged to demonstrate design solutions that promote:
- compatibility with the adjacent residential uses - well-defined and articulated street edge - quality landscaping to enhance the images of the development - architectural interest in individual buildings - aesthetic harmony and pedestrian linkages between buildings - limited on-site parking between buildings and the adjoining streets - safe pedestrian access from public streets and adjacent residential neighborhood - adequate screening and noise protection for adjacent residential uses
vi) Outside storage or display of merchandise shall generally not be permitted. Nursery and garden sales outlets, boat and trailer sales, and similar uses which require outside storage and display of merchandise, shall be permitted only in locations where their exposure would be visually acceptable and not detract from the general character of the area. Specific amendments shall be required in the implementing zoning by-law to permit outside storage for such uses.
vii) Large Scale Retail Sale of Merchandise Uses include a broad variety of goods, merchandise, substances, articles or things that are offered or kept for sale directly to the public at retail, but does not include the following:
- a department store, - a food supermarket, - a food store; - a grocery store.
Notwithstanding the above, Large Scale Retail Sale of Merchandise Uses may include the retail sale of food subject to the following:
- the retail food sales component is restricted to a maximum 10% of the gross floor area devoted to the retail use, or 500m2, whichever is the lesser;
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Appendix 3: Town of Oakville Commercial Policies August 29, 2006
Section Policy viii) The precise location of Large Scale Retail Sale of Merchandise Uses in Arterial Commercial Areas will be controlled in the implementing Zoning By-law and must meet the following locational criteria:
- The location has a good exposure to a high traffic corridor. - The location will not adversely affect existing or proposed Business Cores, Sub-Regional Shopping Centres or Community Shopping Areas. - The location will not adversely impact adjacent residential or industrial areas. - There must be adequate capacity in the road system to accommodate the proposed uses.
ix) The implementing Zoning By-law to regulate Large Scale Retail Sale of Merchandise Uses in Arterial Commercial Areas will be structured in such a manner to ensure that Large Scale Retail Sale of Merchandise Uses are designed to function as larger scale, destination oriented retail uses at a scale and character distinct from retail uses normally located within designated and planned shopping centre formats. The implementing Zoning By-law will also establish parameters to limit site access, and to encourage shared access, common off-street parking and improved traffic movement and circulation.
x) In all applications for amendment to the Zoning By-law to permit Large Scale Retail Sale of Merchandise Uses in Arterial Commercial Areas, the proponent may be required to undertake detailed supporting market and transportation studies to the satisfaction of the Town.
Part D – 2.7 Neighbourhood Commercial Centres
a) Description - The Neighbourhood Commercial Centre may be a small free-standing shopping centre or a collection of stores within a residential complex intended to serve the whole or part of a single residential neighbourhood.
The planned size and function of such Centres are designed to primarily serve the trade area of the residential neighbourhood. However, this Plan shall not prescribe that the primary or secondary trade area of any one use that may locate in these Centres will not exceed the area of the neighbourhood or community in which it is located.
b) Location - Neighbourhood Commercial Centres will be located on collector roads or at the intersection of collector and arterial roads in a location central or easily accessible to the neighbourhood trade area. It is essential that a Neighbourhood Commercial Centre locate as close as possible to the pedestrian and bicycle path network.
c) Uses - The permitted uses in this designation may include retail and service uses, including service stations all designed to serve the day-to-day needs of a neighbourhood.
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Appendix 3: Town of Oakville Commercial Policies August 29, 2006
Section Policy d) Special Policies - i) The maximum site area for such a Centre shall not exceed 4 hectares. The maximum gross floor area permitted will not exceed 10,000 m2, of which no single use may occupy more than 35% of the total permitted building area on the site. ii) The design, appearance, and scale of the Centre shall be in harmony with the character of the residential area and adequate screening and buffering from the adjoining residential uses shall be provided. iii) A Neighbourhood Commercial Centre will be permitted in apartment complexes where the total population of the complex so warrants. iv) No existing designated Neighbourhood Commercial Centre sites within the residential communities or industrial districts south of Dundas Street, with the exception of the West Oak Trails Community and the Iroquois Ridge North Community, will be permitted to expand in size greater than 2 hectares. Notwithstanding the above, the Official Plan recognizes that the Neighbourhood Commercial Centre site designated at the intersection of Sheridan Garden Drive and Winston Churchill Boulevard is 2.8 hectares in size, and that the Neighbourhood Commercial Centre designation on the south side of Rebecca Street, east of Burloak Drive, is permitted to expand by a maximum of 2 hectares subject to certain conditions specified in the Bronte Community Plan.
Part D – 2.8 Convenience Commercial Centres
a) Description - The Convenience Commercial Centre can take one of several forms, a small free-standing shopping centre, a single store, or small collection of stores within an apartment building or within a non-residential use permitted in a residential neighbourhood. The planned size and function of such Centres are designed to primarily serve the trade area of the immediate residential neighbourhood. However, this Plan shall not prescribe that the primary or secondary trade area of any one use that may locate in these Centres will not exceed the area of the neighbourhood or community in which it is located.
b) Location - Convenience Commercial Centres will generally be located on collector roads or at the intersection of collector and arterial roads in a location central or easily accessible to the neighbourhood trade area. It is essential that a Convenience Commercial Centre locate as close as possible to the pedestrian and bicycle path network.
c) Uses - The permitted uses in this designation may include retail and service uses, including service stations, all designed to serve the day-to-day needs of a neighbourhood.
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Appendix 3: Town of Oakville Commercial Policies August 29, 2006
Section Policy d) Special Policies - i) The maximum site area for such a Centre shall not exceed 0.8 hectares. The maximum gross floor area permitted will not exceed 2,000 m2, of which no single use may occupy more than 35% of the total permitted building area on the site. ii) The design appearance and scale of the Centre shall be in harmony with the character of the immediately surrounding residential area and adequate screening and buffering from the adjoining residential area shall be provided where required. iii) No existing designated Convenience Commercial Centre sites within the residential communities or industrial districts south of Dundas Street, with the exception of the West Oak Trails Community and the Iroquois Ridge North Community, will be permitted to expand in size greater than 0.4 hectares.
Part D – 3.1a) Employment
Permitted Uses The employment land use category permits a wide range of ‘employment’ uses, and includes industrial, office, service employment, service commercial, automobile related, public institutional, entertainment, sport and recreation uses, and also related ancillary retail uses.
Part D – 3.1biii) Light Employment General Employment Transitional Employment
Transitional employment uses are encouraged to locate to the periphery of the employment designation. These uses provide a greater range of employment uses and opportunities to serve both the employer/employee and the public at large. Transitional use areas are intended to establish an interface and buffer between the more intensive concentration of industrial, office, and service employment uses located to the interior of employment designations, with that of adjacent residential, commercial or public open space uses, and major municipal roads.
Transitional employment uses are to be within enclosed buildings, with no outside storage or processing, and includes the following: a) light employment uses; b) industrial retail uses; c) service establishment – commercial uses, commercial schools.
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Appendix 3: Town of Oakville Commercial Policies August 29, 2006
Section Policy Community and District Plans Part E – 1.2.1a) Bronte Community Shopping Area
i) This centre is intended to provide neighbourhood facilities for its immediate area and supplementary community shopping facilities for a large part of the Bronte Community. Development within this centre is intended to reflect in a contemporary way the village's history and its close identification with the harbour with consideration to Heritage Streetscape.
ii) Residential uses, combined with commercial uses or freestanding, are encouraged to develop in the Community Shopping Area in a form that is compatible with adjacent land uses. Care must be taken to ensure that privacy areas are provided in a careful and sensitive manner.
iii) Low density residential, particularly semi-detached dwellings and/or innovative high density single family residential housing, shall be encouraged to locate on the south side of Sovereign Street between Jones Street and East Street, all at a density ranging between 17 and 25 units per site hectare.
iv) A pedestrian "boardwalk" will be developed linking both public and commercial facilities overlooking Bronte Harbour, and this boardwalk may replace vehicles on Bronte Road south of Lakeshore Road. Courtyards, squares, canopies, and galleries will be encouraged as part of the\ redevelopment in this area.
v) The Bronte Community Shopping Area, as shown on Figure "I2", is designated as a Community Improvement Area in accordance with the policies in Part C, Section 13.3 of this Plan.
vi) A Neighbourhood Commercial Area will be permitted south\ of Rebecca Street east of Burloak Drive. Uses permitted in this area include a full range of retail and other commercial uses, and office uses which will serve the adjacent residential area. The development in the Neighbourhood Commercial designation shall be carefully designed, particularly with respect to landscaping to integrate with the surrounding residential and institutional development and to reflect its position as a major entrance to the neighbourhood in the Bronte West District. In addition, a Convenience Commercial facility may be located in the general residential area south of Rebecca Street, east of Burloak Drive generally at the southerly segment of the internal collector road linking Lakeshore Road with Rebecca Street.
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Appendix 3: Town of Oakville Commercial Policies August 29, 2006
Section Policy Old Oakville Community Part E – 1.1 Major commercial development in the community is confined to two main shopping districts: - the Old Oakville Central Business District - the Kerr Street Community Shopping Area Part E – 1.1.1 Old Oakville Central Business District
a) This centre is intended to serve as a major downtown centre for the Town, as well as to provide community shopping facilities for the Old Oakville Community.
b) Every effort will be made to protect adjacent residential neighbourhoods by such means as speed control, parking restrictions, and discouragement of through traffic.
c) Parking facilities will be located in central parking lots; such parking facilities, if uncovered, will be adequately landscaped. It is intended, whenever possible, to integrate such facilities with building structures and/or to provide convenient pedestrian connections to shopping areas.
d) Residential uses combined with commercial uses or free-standing will be encouraged to relocate in the downtown and on Kerr Street to promote life and movement in those areas beyond the work-day hours. Such projects will have to exhibit considerable ingenuity in their design to afford residents ample private open space in the form of terraces and patios. Such accommodation should provide maximum privacy between private living spaces as well as adequate separation from commercial activity.
e) Commercial-recreation and entertainment facilities will be encouraged to play a vital role in the planned activities for the downtown core.
f) Uses permitted in the Downtown Central Business District will be controlled by site plan control and encouraged to reflect the scale of surrounding structures. Reference will be made to the Downtown Streetscape Study in all site plan approvals. Buildings will not be permitted to exceed four storeys within the Downtown Central Business District. Notwithstanding the policy with respect to the four-storey height limit, the property at the northeast corner of Lakeshore Road and Chisholm Street will be permitted to have a six-storey elevation on John Street, subject to the following criteria:
- The use of the property and buildings shall be primarily as a residential senior citizens' retirement home. - The Lakeshore Road frontage shall be developed with a maximum of six storeys on only the easterly half of the subject property adjacent to the abutting 16-storey residential apartment building.
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Appendix 3: Town of Oakville Commercial Policies August 29, 2006
Section Policy - The Lakeshore Road frontage shall be developed with a maximum one-storey structure on the westerly half of the property adjacent to Chisholm Street. - The architectural design of the building in its elevation shall use setbacks from the street edges to give the visual impression of several vertical planes. - The architectural design shall use materials, colours, roof treatments and detailing to reduce the effect of height as perceived at the street level. The six-storey and one-storey height limits on the Lakeshore Road frontage represent a graduated decrease in height from the adjacent 16-storey residential apartment building in the east to Chisholm Street on the west. The overall floor area that would otherwise be permitted in the plan is being consolidated on the easterly and northerly portions of the site to allow the residents to remain in the existing facility during construction of the six-storey facility. With the application of appropriate architectural design and massing, and the consideration of averaging height across the Lakeshore Road frontage, the scale of the six-storey and five storey portions of the building are intended to approximate four storeys.
The portion of the Central Business District east of Sixteen Mile Creek, as shown on Figure "H1", is designated as a Community Improvement Area. Improvements will be made to the Community Improvement Area in accordance with the policies in Part C, Section 13 of this Plan.
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Town of Oakville Retail and Service Commercial Policy Review
Phase 3: Recommendations
Prepared for: The Town of Oakville September 7, 2006
urbanMetrics inc. market, economic and strategic advisors
TABLE OF CONTENTS
1. INTRODUCTION...... 1
2. FINDINGS ...... 1
3. RECOMMENDED POLICY APPROACH ...... 2 3.1 RECOMMENDED CHANGES TO THE TOWN OF OAKVILLE OFFICIAL PLAN...... 3 3.2 RECOMMENDED CHANGES TO THE COMMERCIAL DESIGNATIONS AND POLICIES...... 8 3.2.1 Central Business District ...... 8 3.2.2 Core Commercial...... 8 3.2.3 District Commercial ...... 9 3.2.4 Community Commercial ...... 10 3.2.5 Neighbourhood Commercial...... 11 3.2.6 Restricted Arterial Commercial...... 11 3.2.7 Other Designations Permitting Commercial Uses...... 12
4. MONITORING...... 12 4.1 INVENTORY OF EXISTING SPACE...... 12 4.2 APPLICATIONS IN THE PIPELINE ...... 13 4.3 WARRANTED SPACE ...... 13
5. CONCLUSIONS ...... 14
Figure 1: Proposed New Official Plan Designations
Tables: Table 3-1: Proposed Designations Table 3-2: Official Plan – General Land Use Changes
Town of Oakville Retail and Service Commercial Policy Review September 7, 2006
1. INTRODUCTION
In May of 2005, the Town of Oakville commenced a Retail and Service Commercial Policy Review. The purpose of the review was to provide:
(i) an evaluation of the suitability of the commercial inventory to address long term demand for retail and service commercial uses in the Town having regard for future trends; and, (ii) a review of the Town’s existing retail and service commercial policy framework and its adequacy to address future commercial needs.
The report entitled “Town of Oakville Retail and Service Commercial Policy Review Phase I: Retail Market Analysis” provided an evaluation of the suitability of the commercial inventory to address the long term demand for retail and service commercial uses in the Town having regard for future trends. The report entitled “Town of Oakville Retail and Service Commercial Policy Review Phase 2: Commercial Policy Review” provided a summary of the history of commercial development in Oakville, the existing built commercial structure, the current policy structure in Oakville and alternative commercial policy approaches.
These two reports identified the retail and service commercial needs in Oakville and how the Town’s current commercial areas have been developed. The reports also described what options are available in considering how and where to plan for additional, future retail and service commercial space.
2. FINDINGS
The key findings from the first two phases of the study can be summarized as follows:
1. Based on current projected population growth and real expenditure growth to 2021, the Town can support 3.7 to 4.2 million square feet of commercial space. Currently there is approximately 1.9 million square feet of existing or designated commercial space with the potential for approximately 1.0 million in the North Oakville area. The residual commercial space that is therefore warranted by 2021 is between 800,000 and 1,300,000 square feet.
2. Oakville’s commercial development has generally followed the same commercial development trends experienced by most growing municipalities in Ontario. The existing structure provides a fairly good distribution of retail and service commercial uses with a focus in the areas along and south of the QEW.
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Town of Oakville Retail and Service Commercial Policy Review September 7, 2006
There is slightly more commercial space supplied than would be expected by the population size in the northeast part of the existing urban areas (south of Dundas) with some under representation of commercial space in the existing northwestern communities. These imbalances are considered minor and are expected in a growing and evolving municipality, such as Oakville.
3. The continued vitality of the important commercial nodes in the Town and accessibility to the existing community and neighbourhood commercial sites should continue to be the key goal of Oakville’s commercial policies.
4. Oakville currently utilizes a flexible yet controlled approach to regulating commercial development. This approach seems to have resulted in a fairly good distribution of goods and services and allowed the market to respond to consumer demand. The existing commercial policy framework in Oakville’s Official Plan represents a traditional hierarchical approach with well defined roles and functions for the commercial areas.
5. The current Official Plan policies are mostly flexible for the general commercial land use designations with more specific policies found in the District sections. The Official Plan requires a market impact study for the expansion or development of a major shopping centre greater than 250,000 square feet.
3. RECOMMENDED POLICY APPROACH
In determining where and how the additional warranted commercial space should be provided in the Town, it is important to ensure that the policy approach is consistent with the Town’s overall goals and objectives and that the approach is suitable based on the Town’s current structural context and anticipated growth. The Town’s current goal for commercial sites is to develop areas of retail that are a focus for each community. Based on the existing physical and planning framework for commercial development, it is recommended that the Town continue with a flexible approach to commercial planning with some modifications to the current policies aimed at simplifying the current hierarchy and maintaining the centered/nodal approach to retail and service commercial development.
The allocation of new space should be focused on the expansion and intensification of existing nodes along with the introduction of opportunities for redevelopment and intensification of existing commercial sites. This approach ensures efficient use of existing servicing infrastructure and builds upon sites which already exhibit good, centralized and accessible locations including access to public transit.
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Town of Oakville Retail and Service Commercial Policy Review September 7, 2006
Based on the amount of floor space warranted, there appear to be sufficient opportunities for expansion and retail and service commercial intensification within the existing nodes and sites. The redesignation of lands for new commercial sites is not required or recommended at this time.
It is recommended that the policies associated with Community and Neighbourhood Commercial Centres be strengthened to ensure that these areas remain accessible for the surrounding community and continue to provide a range of retail and service commercial functions for the local area with an emphasis on maintaining food related retail stores and uses. The Central Business District policies should also be strengthened to maintain the viability and vitality of the downtown areas and to continue to encourage a pedestrian oriented environment.
The Employment Areas should continue to allow for some supporting, accessory retail and service commercial uses but the policies should prohibit the conversion of employment lands for larger retail and service commercial uses.
There are existing corridors of retail and service commercial uses located along Speers Road and in other parts of the employment areas. These Arterial Commercial areas should be the focus of further study to determine what types of uses and forms of intensification and redevelopment are most appropriate. Until this further review is completed, these sites will be subject to the current Official Plan policies.
3.1 Recommended Changes to the Town of Oakville Official Plan
The recommended changes to the Town of Oakville Official Plan are intended to strengthen and clarify the current hierarchy. There are currently six commercial land use designations in the Oakville Official Plan. It is proposed that these be modified with the introduction of two new designations and revisions to others. These are summarized in Table 3-1. The new land use designations are illustrated on Figure 1: Proposed New Commercial Land Use Designations. Table 3-2 also provides a summary of the recommended changes to the existing general land use designations.
It is important to note that the recommended changes are based on providing for the continued distribution of commercial sites and areas that consider existing location factors as well as servicing and transportation infrastructure capacities. The recommended changes are also based on recognizing the existing market context. The policy framework is intended to provide a hierarchy that reflects what exists in a current market context supported by policies providing for appropriate development and compatible land use and design.
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Town of Oakville Retail and Service Commercial Policy Review September 7, 2006
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Town of Oakville Retail and Service Commercial Policy Review September 7, 2006
Table 3-1: Proposed Designations
Proposed Official Current Official Plan Proposed Role and Proposed Uses Proposed Policies Plan Designation Designation Function Central Business Central Business - same as current OP - same as current OP - add policies to District District address Provincial Policy Statement – add need to maintain vitality and viability of the Downtown
Core Commercial Uptown Business Core - same as that which - same as those for - emphasis on mix of applies to the the Uptown, uses, integration of Regional Shopping Uptown and Midtown Midtown and uses Centre core commercial Palermo commercial areas sites – to function as a – full range of retail regional commercial and service node commercial uses
District Commercial Arterial Commercial - intended to provide - full range of retail - provide for clusters for large format and service of freestanding or Community Shopping retail uses servicing commercial uses grouped, large Area the community and similar to that format retail uses surrounding permitted in the - location should be Neighbourhood municipalities Regional Commercial accessible to major Commercial Centre Centres (existing Highway policies) interchanges
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Town of Oakville Retail and Service Commercial Policy Review September 7, 2006
Proposed Official Current Official Plan Proposed Role and Proposed Uses Proposed Policies Plan Designation Designation Function Community Community Shopping - intended to provide - similar range of uses - location on major Commercial Area an accessible site as existing arterials and for the surrounding community shopping intersections Neighbourhood community with areas - site development Commercial Centre large single users or - restrictions on auto- should be integrated a cluster of smaller related uses with common access uses points, pedestrian - intended to maintain linkages, common a large food design and component landscaping where possible - sites should provide for adequate separation and buffering to residential areas
Neighbourhood Neighbourhood - accessible - mix of uses at sites - adequate separation Commercial Commercial Centre commercial sites ranging generally and buffering to providing for the day from 5,000 to 25,000 adjacent residential Convenience to day needs of local square feet (may be areas Commercial Centre residents smaller)
Restricted Arterial Arterial Commercial - function as existing - limited to existing - encourage Commercial Area corridor arterial commercial redevelopment for development or and service revitalization of the existing service commercial uses corridors commercial site
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Town of Oakville Retail and Service Commercial Policy Review September 7, 2006
It is recommended that the hierarchy be modified by adding the new designation of Core Commercial. The new designation will replace the Regional Shopping Centre designation and be the new designation for the commercial areas within the Midtown and Uptown Cores as well as identify the new commercial area in the Palermo Community. A new designation called District Commercial will identify the large format retail areas located at Winston Gate, Burloak and Oakville Town Centre I and II. Existing Community Commercial Centres and most of the existing Neighbourhood Commercial Centres will be recognized under the new designation Community Commercial. Existing Convenience Commercial Centres and some smaller existing Neighbourhood Commercial Centres will be recognized under the new designation Neighbourhood Commercial.
Table 3-2: Official Plan – General Land Use Changes
Description of Existing Commercial Area Current Official Plan Designation Proposed Designation
Downtown Oakville along Lakeshore Road East Central Business District Same Kerr Street from Lakeshore Road West to the CN Railway Commercial Central Business District Bronte Village Downtown Area Commercial Central Business District Oakville Place Regional Shopping Centre Core Commercial Midtown Core Commercial Core Commercial Uptown Core Uptown Business Core Core Commercial Central Retail Area Palermo Community n/a Core Commercial
District policies provide for commercial uses under several designations. In order to be consistent with general policies of the Official Plan, these District policies will need updating. It is recommended that this be done as a next step in the implementation of this review in addition to revising the commercial provisions in the Zoning By-law.
The current policy in Part D, Section 2.2 of the Official Plan requires a detailed impact study for the development or expansion of a major shopping centre (greater than 250,000 square feet). To provide more flexibility, it is suggested that the requirement for the study be discretionary based on the nature of the individual application.
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Town of Oakville Retail and Service Commercial Policy Review September 7, 2006
3.2 Recommended Changes to the Commercial Designations and Policies
The following section outlines the new retail and service commercial designations and the basis for new policies.
3.2.1 Central Business District
The current Central Business District designation should remain in the Plan. Currently, the only area with this designation is Downtown Oakville. It is recommended that the additional areas of Bronte Village and Kerr Street be designated as Central Business District in the Official Plan. The extent of these areas has been conceptually mapped out on Figure 1. The Kerr Street area should include the properties located at the northwest and northeast corner of Kerr and Speers Road (two existing older plazas now designated as Community Shopping Areas).
There is a need to add both Bronte Village and the Kerr Street Downtown locations to the Official Plan to recognize them as Central Business District locations. The general policies providing for the role and function for the Central Business District designation should remain. The permitted uses should also stay the same. Additional policies should be provided for the Central Business District designation under special policies (applicable to all three areas) which promotes opportunities for retail and service commercial infill and intensification. There should also be the addition of a policy which recognizes the need to encourage pedestrian-oriented design in the Downtown areas and allow for a mix of uses to maintain the viability and vitality of the areas. We recommend that the Town consider the inclusion of live work units in the Central Business District area including detailed zoning provisions to adequately address the type of work units and sizes that are appropriate for the area.
The accommodation of additional warranted retail space in the three Central Business Districts will be predominantly through minor infill and redevelopment.
3.2.2 Core Commercial
Lands designated Core Commercial should be located at major highway and arterial intersections and thus act as a regional commercial area. The Uptown and Midtown Cores (including Oakville Place) as well as central Palermo meet this criteria. There are several commercial areas within the Uptown Core community plan area. They include lands designated as Central Retail Area, Arterial Commercial, Mixed Commercial Residential and Office and Other Commercial. The Uptown Core commercial areas are intended to function as a regional commercial node as well as a community and neighbourhood site. The development of both the west and east sides of the Uptown Core for commercial uses has resulted in a regional commercial node which is similar to the Palermo mixed commercial node located south of Dundas on either side or Bronte
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Town of Oakville Retail and Service Commercial Policy Review September 7, 2006
Road and the commercial node evolving in the Midtown Core which is located west of Trafalgar Road around the Oakville GO station.
All three of these areas function as commercial sites that serve the surrounding regional areas as well as the neighbouring and adjacent residential communities. All three should be recognized with a similar commercial designation. We recommend the term Core Commercial as the new designation for these areas. The same range of uses and policies that currently apply to the areas should be combined to allow a broad range of uses with an emphasis on the importance of the mix of uses which would continue to include service commercial, office and residential.
All three “regionally” serving nodes will have some opportunities to accommodate additional retail floor space through retail and service commercial infill and intensification.
It is also recommended that Oakville Place and the surrounding lands be added to the Midtown Core commercial area and be part of the new Core Commercial designation at the northwest quadrant of Trafalgar Road and the QEW. The current Regional Shopping Centre designation provides for a wide range of uses at this location and it is noted that the intended function of the area is to serve the trade area beyond the boundaries of Oakville. This area, through redevelopment, could accommodate a portion of the warranted additional retail commercial floor space.
3.2.3 District Commercial
There are three large commercial nodes that are currently located along major arterials and have highway access. All three serve the surrounding community and parts of the surrounding region providing a sub-regional market role. Many of the retail and service commercial uses located in these nodes are freestanding or provided in large clusters and are integrated through shared parking facilities and common landscaping and design features. It is recommended that the Winston Gate commercial node, Oakville Town Centre I and II and the Burloak commercial area all be redesignated as District Commercial. The Winston Gate node can provide for a significant amount of additional commercial development on the lands west of the existing sites along Dundas Street East. Oakville Town Centre I and II and the Burloak commercial area may provide for some small increases in commercial and retail floor space through minor additions.
The uses permitted should be similar to those permitted in the current Regional Shopping Centre designation with the addition of residential and recreational uses. The special policies would indicate that the planned size and function of District Commercial sites will be to service the trade area of the Town and those communities which border the Town.
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Town of Oakville Retail and Service Commercial Policy Review September 7, 2006
3.2.4 Community Commercial
As part of the review, several community shopping sites designated as Neighbourhood Commercial Centres were recognized as serving a larger community area. These nodes should be designated as Community Commercial. Recognizing these sites through one designation will ensure that the Town maintains a large number of community retail and service commercial sites throughout the Town therefore providing a good distribution of accessible shopping areas for local needs including the provision of food stores.
The current Community Shopping Area policies should be maintained and applied to the Community Commercial designation. The locational criteria for the Community Commercial designation should stay the same as those provided for in the existing Community Shopping Areas designation. Lands designated Community Commercial should be located at the intersection of arterial roads to ensure adequate vehicular and transit accessibility as well as high visibility. The descriptions would not differentiate between street oriented business districts and shopping areas but would identify the form to be a comprehensive grouping of retail and service commercial functions occupying a single site and/or functioning as a single site through shared access, parking, design and landscaping. The size and function should continue to be designed to serve the trade area of the surrounding community as well as the local neighbourhood. The permitted uses and policies should remain the same with the provision of residential uses in some areas. The policies should also recognize those Community Commercial areas that serve the surrounding employment community. There should be policies that encourage food related stores and retail stores with large food components.
Several of the sites designated Community Commercial are located adjacent to residential areas. Policies should be provided to ensure minimal impact to the surrounding residential areas. The development and redevelopment of Community Commercial sites should be implemented through site specific zoning provisions and site plan control to address issues of access, design and landscaping.
The majority of the Community Commercial sites appear to have constraints for further expansion. Additional retail and service commercial floor space at these locations will therefore be added through redevelopment and possible retail and service commercial intensification in the future.
There is one existing commercial site called Maple Grove Plaza located within the QEW East Employment District. It is recommended that this area be added to the East Lake Community and designated Community Commercial.
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Town of Oakville Retail and Service Commercial Policy Review September 7, 2006
3.2.5 Neighbourhood Commercial
A number of existing commercial sites are to be redesignated as Neighbourhood Commercial (mostly existing Convenience Commercial Centres and some Neighbourhood Commercial Centres). The intent of the Neighbourhood Commercial designation is to provide for a range of retail and service commercial uses on small sites serving the adjacent neighbourhoods and providing a local convenience retail function with minimal impact to the community. Most of the Neighbourhood Commercial sites should be limited in lot size and floor space. It is recommended that the range of floor space between 2,000 and 25,000 square feet. They should also allow for a mix of retail uses with office and residential uses on the second level of buildings. Additional institutional and recreational uses should also be permitted such as private schools and day care centres. Large single users of Neighbourhood Commercial sites should be discouraged. The Neighbourhood Commercial designation, given their smaller scale and size, should not permit gas stations and/or drive- thru facilities with the exception of existing areas with these uses.
There is one existing neighbourhood commercial area which exists in an employment area located at the southwest corner of Winston Churchill Blvd and Sheridan Garden Drive. It is recommended that this site be taken out of the QEW East Employment District, redesignated Neighbourhood Commercial and added to the adjacent Clearview Community.
3.2.6 Restricted Arterial Commercial
The existing Arterial Commercial designation is currently limited to locations on arterial roads which are encouraged to be established in a nodal or campus fashion. The range of uses in this designation is established in the District policies. This designation should be removed and replaced with a Restricted Arterial Commercial designation. It should be applied to existing service stations and some limited other commercial uses in residential areas.
The old Arterial Commercial designation should continue to be provided along Speers Road on an interim basis and should be further studied as part of the intensification study to address the long term suitability for retail commercial uses along Speers Road and to identify areas for revitalization and intensification within the Speers Road corridor.
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Town of Oakville Retail and Service Commercial Policy Review September 7, 2006
3.2.7 Other Designations Permitting Commercial Uses
Limited service commercial and convenience commercial uses should be permitted within the employment areas with the role of serving a specific employment area or district. These should be located on arterial roads. Retail functions should be limited to accessory retail sales (15 to 25% of total floor area).
Service commercial uses such as hotels, gas bars and restaurants should also continue to be permitted in the employment districts but be subject to specific zoning, locational criteria and detailed design criteria. Legally existing motor vehicle sales establishments should be recognized and should be permitted to continue in the employment areas. No new motor vehicle sales establishments should be permitted.
The Oakville Centrum site located at Winston Churchill and the QEW should remain as an employment site with special policies to recognize the existing service commercial and recreational uses and functions.
4. Monitoring
Monitoring continuing changes in commercial space in Oakville will be important to ensuring that the recommended planning policies are on track. There are three specific components to a monitoring strategy.
• The inventory of existing space;
• Applications in the pipeline; and,
• Future Warranted Space.
4.1 Inventory of Existing Space
In the Phase 1 study, the inventory of commercial space has been subdivided by location, area, Official Plan category, shopping area type and store category using the NAICS standard industrial classification system. While a detailed inventory, comparable to the one used in the Phase 1 study should be undertaken with each subsequent commercial policy study, a more generalized inventory would be sufficient for the Town to undertake on an annual basis as a means of monitoring development activity against the future warranted space. A more generalized inventory would entail the use of building permit data.
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Town of Oakville Retail and Service Commercial Policy Review September 7, 2006
This would involve adding to the existing inventory by area and Official Plan category using annual building permit data and information available from site plans submitted to the planning department. In this way the Town would have an annual total of the amount of space in each Official Plan designation of the Town. If required, the Town could also keep track of space on a node-by-node basis, effectively using building permit and site plan information, which it already has in its possession.
The more detailed inventory collected as part of this study may be useful in that it could be provided to market analysts to standardize their reports, although this would require significantly more cost and fieldwork, and would not be essential for annual monitoring purposes.
4.2 Applications in the Pipeline
The Town should regularly track new commercial applications and applications to rezone commercial sites. This includes:
• Applications for Official Plan Amendments for both size changes and re-designations; • Applications for significant zoning by-law amendments that will impact the size or function of a commercial node; • Site plan applications; • Applications for building permits on designated and zoned sites; and, • Proposed commercial developments where formal applications have not yet been filed. This will enable the Town to monitor the amount of space in each Official Plan designation and within each planning district (both residential communities and employment districts) that is likely to come on stream in the near future and compare it to the future warranted potential space potential. This will also enable the Town to review designated commercial sites that may be significantly delayed or may be more appropriately redesignated for other uses.
4.3 Warranted Space
The total warranted space available for development has been summarized in the Phase 1 Market Study. Direction has been provided as to how this space should be distributed by location and type of shopping node. Once the Official Plan commercial designations have been confirmed, the warranted space can be allocated by location and designation and would form the benchmark against with to measure the existing space and future applications.
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Town of Oakville Retail and Service Commercial Policy Review September 7, 2006
5. CONCLUSIONS
Based on the recommended amendments to the Official Plan, the Town should continue to be well served with retail and service commercial uses and provide residents with a good distribution of commercial choices. There will be a need to identify areas where additional warranted space can be accommodated through the intensification work which will be undertaken in the next year. The monitoring strategy will assist in ensuring that the warranted space is developed and that the Town maintains a retail and service commercial land supply to meet its future needs.
Depending on the final recommendations in relation to the Official Plan, changes to District policies as well as the Zoning By-law will be needed to ensure that the new hierarchy and revised planning framework are fully implemented.
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