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A Case Study of the Shops at Don Mills Ryerson University Digital Commons @ Ryerson Theses and dissertations 1-1-2012 Lifestyle Centres: A Planner‘s Dream Or Nightmare? A Case Study Of The hopS s At Don Mills Lynn Duong Ryerson University Follow this and additional works at: http://digitalcommons.ryerson.ca/dissertations Part of the Urban Studies and Planning Commons Recommended Citation Duong, Lynn, "Lifestyle Centres: A Planner‘s Dream Or Nightmare? A Case Study Of The hopsS At Don Mills" (2012). Theses and dissertations. Paper 1318. This Major Research Paper is brought to you for free and open access by Digital Commons @ Ryerson. It has been accepted for inclusion in Theses and dissertations by an authorized administrator of Digital Commons @ Ryerson. For more information, please contact [email protected]. LIFESTYLE CENTRES: A PLANNER‘S DREAM OR NIGHTMARE? A CASE STUDY OF THE SHOPS AT DON MILLS by Lynn Duong, BES, University of Waterloo, 2010 A Major Research Paper presented to Ryerson University in partial fulfillment of the requirements for the degree of Master of Planning in Urban Development Toronto, Ontario, Canada, 2012 © Lynn Duong 2012 AUTHORS DECLARATION I hereby declare that I am the sole author of this major research paper. This is a true copy of the major research paper, including any required final revisions, as accepted by my examiners. I authorize Ryerson University to lend this major research paper to other institutions or individuals for the purpose of scholarly research ___________________________________ Signature I further authorize Ryerson University to reproduce this major research paper by photocopying or by other means, in total or in part, at the request of other institutions or individuals for the purpose of scholarly research. I understand that my major research paper may be made electronically available to the public. _______________________________________ Signature ii LIFESTYLE CENTRES: A PLANNER‘S DREAM OR NIGHTMARE? A CASE STUDY OF THE SHOPS AT DON MILLS © Lynn Duong, 2012 Master of Planning in Urban Development Ryerson University ABSTRACT Outlined in the Central Don Mills Secondary Plan, the Don Mills Centre is intended to function as a commercial and community centre to the Don Mills neighbourhood. The purpose of this study is to determine whether the Shops at Don Mills serves the local community or does it provide other functions? If so, what are these functions? This study looks at demographics in the area, retailers, policy and legislation, and the function of lifestyle centres in general to determine if the Shops at Don Mills is well integrated into the community. Three objectives are identified in order to address the research questions presented in this study. The first objective is to determine if lifestyle centres are designed for community and commercial purposes. The second objective is to identify the social makeup of Don Mills. The final objective is to examine present retailers at the Shops at Don Mills to determine the users of the centre and whether it functions as the commercial and community centre to the Don Mills neighbourhood. Key words: Don Mills, lifestyle centre, retail development, commercial centre, community centre iii ACKNOWLEDGMENTS This major research paper would not have been possible without the support of many people. I would like to express my deep and sincere gratitude to my supervisor, Dr. Tony Hernandez, from the Department of Geography and Director of the Centre for the Study of Commercial Activity (CSCA), for his constant encouragement, guidance, and support. Your easygoing nature and ability to make me reflect by simply asking ―so what‖ is much appreciated beyond words. My deepest gratitude is also due to my second and third reader, Dr. Zhixi Cecilia Zhuang and Professor Donald Verbanac. Their comments and questions they raised throughout this entire process has helped me shape this paper to what it is today. I wish to express my warm thanks to the CSCA at Ryerson University, for providing me access to the CSCA retailers‘ database. More specifically, I would like to thank Tansel Erguden for sitting with me and helping me decipher my data. I am greatly indebted to my parents for their love, understanding, and patience. Thanks are also due to my friends. Both my friends and family have supported my journey into graduate studies, which has helped me achieve who I am as a person today, and for that I am eternally grateful. iv TABLE OF CONTENTS AUTHORS DECLARATION ........................................................................................................ II ABSTRACT .................................................................................................................................. III ACKNOWLEDGMENTS ............................................................................................................ IV CHAPTER 1: INTRODUCTION ................................................................................................... 1 1.1 OVERVIEW ............................................................................................................................................................ 2 1.2 STUDY AREA ........................................................................................................................................................ 2 1.3 PURPOSE ................................................................................................................................................................ 4 CHAPTER 2: LITERATURE REVIEW ........................................................................................ 6 2.1 COMMUNITY CENTRES ...................................................................................................................................... 6 2.2 COMMERCIAL CENTRES .................................................................................................................................... 7 2.3 LIFESTYLE CENTRES .......................................................................................................................................... 8 2.3.1 HISTORY .............................................................................................................................................................. 9 2.3.2 DEFINITION ...................................................................................................................................................... 11 2.3.3 CANADIAN LIFESTYLE CENTRES .................................................................................................................. 12 2.4 SUMMARY ........................................................................................................................................................... 13 CHAPTER 3: RESEARCH APPROACH .................................................................................... 15 3.1 POLICY REVIEW ................................................................................................................................................. 15 3.2 DEMOGRAPHIC ANALYSIS .............................................................................................................................. 16 3.3 COMMERCIAL STRUCTURE ANALYSIS ........................................................................................................ 17 3.5 QUALITY & LIMITATIONS OF THE STUDY ................................................................................................... 22 CHAPTER 4: DON MILLS.......................................................................................................... 23 4.1 HISTORY OF DON MILLS NEIGHBOURHOOD .............................................................................................. 23 4.2 POLICY REVIEW ................................................................................................................................................. 25 4.3 DON MILLS CENTRE .......................................................................................................................................... 27 4.3.1 ORIGINAL CENTRE .......................................................................................................................................... 27 4.3.2 REDEVELOPMENT PHASE 1 ........................................................................................................................... 28 4.3.3 REDEVELOPMENT PHASE 2&3 ...................................................................................................................... 31 4.4 SHOPS AT DON MILLS ....................................................................................................................................... 33 4.4.1 LAYOUT & ORGANIZATION ............................................................................................................................ 33 4.4.2 RETAIL TYPES ................................................................................................................................................... 34 4.4.3 OPEN SPACE & PUBLIC AMENITIES ............................................................................................................. 34 CHAPTER 5: DEMOGRAPHIC ANALYSIS ............................................................................. 36 CHAPTER 6: COMMERCIAL STRUCTURE ANALYSIS ....................................................... 41 6.1 DEMOGRAPHIC & COMMERCIAL STRUCTURE ANALYSIS ...................................................................... 44 CHAPTER 7: CONCLUSIONS ..................................................................................................
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