RETAIL MARKET & GAP ANALYSIS

RESOURCEFUL SPIRIT GROWING OPPORTUNITY

Grande Prairie is a vibrant, burgeoning retail destination providing regional shopping for residents of Northwestern Alberta and Northeastern British Columbia.

PREPARED FOR: THE CITY OF GRANDE PRAIRIE

PREPARED BY: CUSHING TERRELL ARCHITECTURE INC.

APRIL 2014

| Retail Market & Gap Analysis - City of Grande Prairie, Alberta RETAILMarket & Gap Analysis

City of Grande Prairie Alberta

PO Box 32024 | Langley, B.C. Canada | V1M 2M3 | 604.888.6680 p | www.CushingTerrell.com

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | Table of CONTENTS

PREFACE...... i

EXECUTIVE SUMMARY...... ii 1.0 INTRODUCTION...... 1 5.0 RETAIL DEMAND & GAP ANALYSIS...... 43 1.1 Scope of Study & Project Background...... 1 5.1 Introduction...... 43 1.2 Report Structure...... 1 5.2 Retail Floorspace Demand by Trade Area...... 43 1.3 Sources of Information...... 3 5.3 Retail Gap Analysis Quantification...... 49 2.0 LOCATION & CONTEXT...... 4 5.4 Retail Inflow & Outflow...... 49 2.1 Introduction...... 4 2.2 Regional Context...... 4 6.0 CONSUMER INTERCEPT SURVEY...... 53 2.3 Municipal Development Plan Context...... 4 6.1 Introduction...... 53 2.4 Vacant Land Use Context...... 7 6.2 Respondent Residence...... 53 2.5 Transportation Context...... 7 6.3 Preferred Shopping Locations...... 53 2.6 Development & Permit Data...... 9 6.4 Likes & Dislikes of Retail in Grande Prairie...... 57 2.7 Summary & Implications...... 11 6.5 Desired Shops & Services in Grande Prairie...... 61 6.6 All Respondent Spending vs. Importance...... 67 3.0 RETAIL TRADE AREA PROFILE...... 13 3.1 Introduction...... 13 6.7 Respondent Cross-Tabulations of Spending vs...... Importance...... 67 3.2 Population Projections...... 16 6.8 Summary & Implications...... 73 3.3 Age Profile...... 19 3.4 Income Profile...... 21 8.0 CONCLUSION...... 75 3.5 Retail Spending Profile...... 23 APPENDIX A...... 81 2.6 Summary & Implications...... 27 Detailed Retail Inventory......

4.0 RETAIL MARKET SUPPLY...... 29 APPENDIX B...... 92 4.1 Introduction...... 29 Consumer Survey Open-Ended Retail Responses...... 4.2 Grande Prairie Retail Market Snapshot...... 29 APPENDIX C...... 96 4.3 Retail Developments...... 31 Consumer Intercept Survey Full Results...... 4.4 Citywide Retail Inventory...... 33 4.5 Retail Inventory by Sector...... 33 4.6 Retail Inventory by Category...... 37 4.7 Retail Space Per Capita...... 39 4.8 Summary & Implications...... 41

| Retail Market & Gap Analysis - City of Grande Prairie, Alberta TABLE OF CONTENTS (tables & figures)

TABLES 3.1 Trade Area Population Projections Summary...... 16 4.6 City of Grande Prairie Retail Inventory by Category of . 3.2 Trade Area Population Age Breakdown...... 18 Space...... 40 3.3 Trade Area Household Income Breakdown...... 20 5.1 City of Grande Prairie Retail Spending Supply and ...... Demand...... 50 3.4 Trade Area Retail Spending...... 22 6.1 Consumer Intercept Survey Respondent Residence of 4.1 City of Grande Prairie Retail Inventory...... 31 Origin...... 52 4.2 Retail Inventory by Category & Sector...... 35 6.2 Consumer Intercept Survey Heat Map By Postal Code . 4.3 Retail Inventory by Sector & Class...... 39 Forward Sortation Area...... 54 5.1 City of Grande Prairie Retail Floorspace Demand...... 44 6.3 What is your Primary Convenience Shopping Centre.56 5.2 PTA (excluding GP) Retail Floorspace Demand...... 44 6.4 What is your primary reason for choosing a ...... Convenience Shopping Centre...... 56 5.3 Total PTA (including GP) Retail Floorspace Demand.45 6.5 What is your Primary Comparison Shopping Centre.58 5.4 STA West Retail Floorspace Demand...... 47 6.6 What is your primary reason for choosing a Comparison 5.5 STA East Retail Floorspace Demand...... 47 Shopping Centre...... 58 5.6 STA North Retail Floorspace Demand...... 48 6.7 What do you like most about shopping in Grande ...... 5.7 TOTAL Trade Area Retail Floorspace Demand...... 48 Prairie...... 59 5.8 Retail Inflow & Outflow Estimates...... 51 6.8 What do you dislike most about shopping in Grande .. Prairie...... 59 FIGURES 6.9 What new stores/services would increase your ...... 2.1 City of Grande Prairie Regional Context Map...... 4 spending in Grande Prairie...... 60 2.2 City of Grande Prairie Vacant Land Use Map...... 6 6.10 What Full-Service Restaurants do you want to see in ... 2.3 City of Grande Prairie High Volume Traffic Corridors..8 Grande Prairie...... 62 2.4 City of Grande Prairie Development & Building Permits 6.11 What Limited Service Restaurant do you want to see in 2008 to 2012...... 10 Grande Prairie...... 63 2.5 City of Grande Prairie Total Development & Building ... 6.12 What retail stores do you want to see in Grande Prairie Permit Value 2008 - 2012...... 10 ...... 64 3.1 City of Grande Prairie Retail Trade Area...... 14 6.13 What types of stores do you want to see in Grande ...... 3.2 Retail Trade Area Population Growth Rates...... 16 Prairie...... 64 3.3 Trade Area Population Age Breakdown...... 18 6.14 Spending vs. Importance Rating for ALL Respondents. 3.4 Trade Area Household Income Breakdown...... 20 ...... 66 3.5 Trade Area Retail Spending Summary...... 20 6.15 % Spending in Grande Prairie by Respondent Origin...... 68 3.6 Trade Area Retail Spending Summary 2013...... 24 3.7 Trade Area Retail Spending by General Category...... 24 6.16 Importance rating to increase spending in Grande ...... Prairie by Respondent Origin...... 68 4.1 City of Grande Prairie Retail Projects Inventory and ...... Supply Map...... 30 6.17 % Spending in Grande Prairie by Age Cohort...... 70 4.2 Retail Sectors...... 32 6.18 Importance rating to increase spending in Grande ...... Prairie by Age Cohort...... 70 4.3 Representative City Retail Imagery...... 34 6.19 % Spending in Grande Prairie by Income...... 71 4.4 City of Grande Prairie Retail Inventory Floorspace By ... Category...... 36 6.20 Importance rating to increase spending in Grande ...... 4.5 City of Grande Prairie Retail Inventory by Category and Prairie by Income...... 71 Number of Stores...... 38

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | iPREFACE

Cushing Terrell Architecture Inc. (“Cushing Reference material for this report was obtained Terrell”) was commissioned by the City of Grande from, but not limited to; The City of Grande Prairie in December 2013 to conduct a Retail Prairie, Commercial Real Estate Brokerage Firms, Market and Gap Analysis for the City’s retail Conference Board of Canada, Grande Prairie sector. Chamber of Commerce, Local Commercial Developers, International Council of Shopping The study was carried out over the period Centers and Cushing Terrell Architecture Inc. December 2013 to March 2014. Cushing Terrell does not warrant that any The objective of this study is to document estimates contained within the study will be in detail the City of Grande Prairie’s current achieved over the identified time horizons, but retail inventory and estimate the Trade Area that they have been prepared conscientiously retail expenditure profile across various retail and objectively on the basis of information categories/store types as an indication of retail obtained during the course of this study. inflow/outflow or also known as surplus/ leakage. Also, any tenant references made in the report Retail spending (i.e. Demand) and the City’s retail are for illustrative purposes only and should not inventory and its corresponding productivity (i.e. be taken as guarantees that they will locate in the Supply) was supported by a detailed Consumer City of Grande Prairie, but rather that they could Intercept Survey conducted by Keyfax Market represent compatible “target” retailers. Research to further identify gaps in Grande Prairie’s current provision of shops and services. This analysis was conducted by Cushing Terrell as an objective and independent party; and is not This document is intended to assist the City of an agent of the City. Grande Prairie in promoting the community, working with developers and investors, as As is customary in an assignment of this type, well as attracting new or expanding retailers/ neither our name nor the material submitted formats, retaining existing retailers and providing may be included in a prospectus, or part of an overall identity/positioning strategy for any printed material, or used in offerings or future developments which could feature retail representations in connection with the sale of throughout the City’s various retail nodes and securities or participation interest to the public, districts. without the expressed permission of Cushing Terrell Architecture Inc. or the City of Grande Prairie

Cushing Terrell Architecture Inc. - April 2014

i | Retail Market & Gap Analysis - City of Grande Prairie,Prairie Alberta i i EXECUTIVE SUMMARY

INTRODUCTION

The objective of this study is to document The City of Grande Prairie has all the pillars and in detail the City of Grande Prairie’s current contextual assets necessary for a successful regional retail market. retail inventory and estimate the Trade Area retail expenditure profile across various retail Not only is the city located at the centre of the categories/store types as an indication of retail wider region, the major highway infrastructure inflow/outflow or also known as surplus/ leakage. and transportation network (including air) converges in and travels through the City. LOCATION CONTEXT SUMMARY Traffic counts at major retail nodes are in excess As a strategic regional hub for retail and industrial of 20,000 to 25,000 vehicles, allowing for high trade and commerce, Grande Prairie has visibility and accessibility for retail nodes. established itself as a lucrative market for local and multi-national retailers. The City is in the midst of economic strength, driven by continued oil and gas exploration, but beyond that the City of Grande Prairie itself has a diversified economy at the heart of which beats the retail industry.

John D’or Prairie Fontas High Level Little Red River Fox Lake With numerous Commercial and Industrial Fort Vermilion Vermillion Chutes developments under construction or planned

Keg River with serviced-ready sites, the City is able to Sikanni accommodate retailers, investors and developers Hotchkiss Notikewin with projects from neighbourhood-scale to Manning Deadwood Murdale Rose Prairie Clear Prairie Clearhills Lone Star larger, regional and destination type formats. Charlie Lake Montney Worsely Dixonville Attachie Baldonnel Cherry Farrell Creek Point Royce Hines Creek Weberville FORT ST. Clayhurst Hudson’s Hope Brownvale Peace River JOHN Doe River Highland Park Roma Moberly Lake Sunset Prairie Rolla Scotswood Fairview Harmon Valley DAWSON Atikameg Wabasca Groundbirch Rycroft Eaglesham RETAIL TRADE AREA SUMMARY CREEK Falher Springburn Lone Prairie Fellers Pouce Coupe Wanham Belloy McLennan Heights Demmitt Webster Donnelly Kathleen Grouard Mission Lymburn Hythe High Prairie Enilda Beaverlodge Clairmont Kinuso Wagner Spur eld Calling Lake Tumbler Ridge Wembley Lake The Total Trade Area penetrates well in excess Valleyview Smith Hondo Chisholm of 250,000 residents and is forecast to grow by Swan Hills Flatbush Athabasca Fawcett Fox Creek Jarvie Aleza Lake Fort Assiniboine approximately 26,500 over the next decade. Sinclair Mills Dapp Pibroch Abee Hutton Longworth Whitecourt Blue Ridge Freedom Penny Green Court Barrhead Vimy Bend Grande Cache Legal Mayerthorpe Birch Cove Loos Gibbons Rosevear Peers Cherhill Goat River Bickerdike St Albert Namao The Primary Trade Area alone has over 150,000 Cinema Medicine Lodge Edson Wildwood Erith EDMONTON McBride Entrance Hinton Cooking Lake Dunster Pocahontas Drayton Sunnybrook New Sarepta residents and driven by residential development Barkerville Coalspur Valley Croydon Station Red Pass Leyland Junction Foothills Golden Days Millet Keithley Creek Tete Jaune Cache Jasper Cadomino Ma-Me-O Beach Valemount in the City of Grande Prairie, will be the focal Hydraulic Mountain Park Hoadley Hobbema Albreda Bluton Horsey Lempriere Rimbey Ponoka Black Creek Bentley point for future population growth. Williams Lake Lacombe Thunder River Horburg Sylvan Lake Springhouse Blue River Red Deer Wright Mica Creek Caroline Innisfail The total Trade Area lying within an approximate 2 hour drive time is estimated at $3.5 Billion.

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | ii i i EXECUTIVE SUMMARY

Most significantly is the fact that the City of The overall retail inventory for the City of Grande Grande Prairie is the shopping and service Prairie is best classified as a progressive retail centrality for this large populace and spending environment in which there are opportunities for catchment. small to large and local to national tenants.

RETAIL DEMAND SUMMARY Grande Prairie’s retail landscape and inventory is dominated by the North and West Sectors, but The City of Grande Prairie has a current the West Sector has recently begun to exhibit retail inventory of 3.88 million sf, including significant strength, partly due to varying Convenience Retail, Comparison (or Department degrees of infrastructure quality as well as the Store Type Merchandise), Entertainment and location itself which places this Sector in the strongest location to tap into the regional trade Automotive Sales and Parts area market.

The City has numerous retail development opportunities ranging from large format Power Centres, to a very busy Regional Enclosed Mall, to new Community Shopping Centres and Neighbourhood Centres and to traditional Downtown shops and services. Each of these formats provides a range of potential opportunities for retailers and investors in terms of store sizes, categories etc. 1.6 million sf The evolution of Grande Prairie’s retail market over the past decade is becoming more evident 64 thousand sf in the quality of retail spaces available to tenants. It is critical for a burgeoning market to have high quality retail spaces available rather than obsolete spaces. Many retailers looking at Grande Prairie will be seeking new or 1.5 million sf 397 thousand sf redeveloped spaces rather than older spaces that will require renovating.

The overall retail inventory for the City of

305 thousand sf Grande Prairie represents a progressive retail environment in which there are opportunities for small to large and local to national tenants.

iii | Retail Market & Gap Analysis - City of Grande Prairie, Alberta i i EXECUTIVE SUMMARY

RETAIL DEMAND SUMMARY Incidentally, Old Navy is soon-to-open in Grande Prairie as is Montana’s which was also a Total demand for retail floorspace in the City retailer identified by Consumer Intercept Survey of Grande Prairie attributable to Primary and Respondents. Secondary Trade Area residents is estimated at approximately 4.63 million sf. The majority of respondents indicated a desire to have more Clothing & Footwear, Full Service When compared against the current city’s Restaurants, Sporting Goods & Toys and retail inventory or supply at 3.88 million sf, the Entertainment. These particular categories were difference between demand and supply equates not only identified as specific categories, but the to almost 740,000 sf of current residual retail spending patterns and importance ratings of the demand that could be supported in the City of respondents validated these sentiments. Grande Prairie. The types of tenants sought by respondents Unlike most markets in which outflow is clearly combined with their spending patterns suggests evident, in the case of Grande Prairie the regional that the major locations that can fulfill retailer site nature of the market is substantiated by the location requirements will fall in the West Sector, magnitude of inflow and retention of spending, North Sector and to a lesser degree the South whereby only a few retail categories indicate Sector. potential outflow.

The City of Grande Prairie has a net inflow of Retail Sales in the magnitude of $579 million.

CONSUMER SURVEY SUMMARY

The Consumer Intercept Survey yielded findings that validated the identified Trade Area as well as the strength of Grande Prairie as a regional hub for northwestern Alberta and northeastern British Columbia.

The respondents interviewed in the process confirmed previous anecdotal statements regarding tenants that are desired in the community such as Red Lobster, Olive Garden, Toys R Us, Old Navy and Chapters.

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | iv i i EXECUTIVE SUMMARY Types of Stores Desired in Grande Prairie

0 20 40 60 80 100 120 140 160 180 200

183

153

88

68

51

47

45

41

31

17

14

13

12

10

9

6

2

0

0

v | Retail Market & Gap Analysis - City of Grande Prairie, Alberta i i EXECUTIVE SUMMARY

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | vi i i EXECUTIVE SUMMARY

CONCLUSION

The Market Analysis yielded the following salient facts about Grande Prairie’s Retail Market:

FACT City of Grande Prairie serves a Total Trade Area of almost 260,000 residents.

FACT City of Grande Prairie’s Trade Area extends into Northeastern British Columbia and Northwest Territories.

FACT City of Grande Prairie’s Primary Trade Area has over 150,000 residents.

FACT City of Grande Prairie can support over 4.6 million sf of retail floorspace.

FACT City of Grande Prairie has new retail developments ranging in size and scale from Neighbourhood to Regional.

FACT City of Grande Prairie has a high income, young family demographic.

FACT City of Grande Prairie has a net INFLOW of $579.4 million in Retail Sales.

FACT City of Grande Prairies sales attraction and retention results in only $37.5 million in retail sales OUTFLOW.

FACT City of Grande Prairie has a current residual demand for 740,000 sf or retail space.

FACT City of Grande Prairie will have demand for an additional 1.5 million sf of new retail space by 2023.

FACT Consumer Survey Respondents want Full-Service Restaurants, Clothing & Footwear, Sporting Goods & Toys and Entertainment at value to mid price points.

FACT Consumer Survey Respondents like Grande Prairie’s current selection but want more progressive choices.

FACT Target audience for retailers are the middle to upper-middle income households comprised of 18 to 55 year olds.

vii | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 1INTRODUCTION

1.1 SCOPE OF STUDY & PROJECT BACKGROUND

Cushing Terrell Architecture Inc. (“Cushing Section 1 - Introduction: Terrell”) was commissioned by the City of Grande Introduces the study process and structure. Prairie in December 2013 to conduct a Retail Market and Gap Analysis for the City’s retail Section 2 - Location Analysis & Site Context: sector. Lays out the important regional and local context of the City of Grande Prairie as a location in which The study was carried out over the period targeted retailers could express interest. December 2013 to April 2014. Section 3 - Retail Trade Area Profile: The objective of this study is to document Identifies and defines the Primary and Secondary in detail the City of Grande Prairie’s current Retail Trade Areas and documents the population retail inventory and estimate the Trade Area and expenditure profiles generated from retail expenditure profile across various retail within these respective trade areas, against categories/store types as an indication of retail which estimates of floorspace demand can be inflow/outflow or also known as surplus/ leakage. attributed.

1.2 Section 4 - Retail Market Supply: REPORT STRUCTURE Assesses the location and characteristics of Grande Prairie’s current nodes of retail activity Cushing Terrell conducted on-the-ground (“Supply”), including developing or future research in December 2013 supplemented by planned retail sites. Field work assessments additional research over the period December included identifying and quantifying the entire 2013 to March 2014 to gain a firm understanding city’s retail inventory by sector, retailer and of the existing and future retail environment merchandise category. in Grande Prairie. The purpose of this research was to establish a solid foundation and basis for Section 5 – Retail Demand & Gap Analysis: determining the depth of retail opportunity and Trade Area spending and sales productivities associate gaps in the market provision of shops were estimated resulting in “Demand” associated and services. with each retail category. The “Demand” estimates were then applied against “Supply” to To respond to the work program process, the gauge the magnitude of inflow and outflow of document is presented in the following sections: retail on a category-by-category basis.

1 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 2 1

Section 6 – Consumer Intercept Survey: • City of Grande Prairie 2008 Growth Study A Consumer Intercept Survey was conducted Update, November 2013. in which the residents of Grande Prairie and • City of Grande Prairie Municipal surrounding communities were interviewed. Development Plan. An in person questionnaire tool was used to • City of Grande Prairie Land Use Bylaw. ascertain shopping patterns and consumer • City of Grande Prairie 2013 Vacant Land Map. preferences for retail tenants and formats in the • City of Grande Prairie Traffic Count Book City of Grande Prairie along with their current 2013. spending habits and importance ratings for Alberta Ministry of Transportation, Highways the types of new retail categories that the City • could purse to enhance the offering and retain 1 to 986 Traffic Volume History 2003-2012. expenditure within the community. • Environics Analytics, Western Canada 2013. • Keyfax Market Research Consumer Intercept Section 7 – Conclusion: Survey, December 2013. Conclusions will highlight and summarize the • Cushing Terrell Architecture Inc. Detailed key Market Analysis Findings as well as the Retail Inventory Fieldwork, December 2013. missing merchandise categories and identify a roster of retailers whose typical site selection Cushing Terrell would like to thank the criteria match the trade area demographics and following firms and organizations from whom locational attributes of Grande Prairie. . additional information was obtained to provide supplemental retail development, project profiles 1.3 market and tenant information: SOURCES OF INFORMATION During the course of this Study, a number of • The Network Real Estate Intelligence information resources were used to quantify • Avison Young retail supply and demand conditions. • WAM Development Group/Wexford • International Council of Shopping Centers - In addition to research, Consumer Intercept • Alberta Non-Anchored Mall Tenant Retail Interviews were also conducted to further Sales Productivities supplement the retail supply and leakage • International Council of Shopping Centers - quantification analysis. Canadian Non-Anchored Mall Tenant Retail Sales Productivities The following sources of information were used • Conference Board of Canada in this Retail Market & Gap Analysis: • Greentree Land Solutions • Prudential Land KCM Commercial • City of Grande Prairie Population & • Employment Forecast 2007 to 2057, January 2008.

3 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Figure 2.1 CITY OF GRANDE REGIONAL CONTEXT MAP (Source: City of Grande Prairie 2013)

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 4 2LOCATION & CONTEXT

2.1 As a strategic regional hub for retail and industrial INTRODUCTION trade and commerce, Grande Prairie has established itself as a lucrative market for local Strong locational factors are an essential and multi-national retailers. Notable examples foundation to retail success, and an include Costco, Bed Bath & Beyond and Target, understanding of these factors can help to with others soon-to-enter or actively looking at create the necessary conditions for attracting opportunities throughout the city. and retaining retail businesses in a community. This section identifies the City of Grande Furthermore, because the City of Edmonton is Prairie’s regional and local characteristics as they approximately a 4 1/2 to 5 hr drive time from relate to the attraction and retention of retail Grande Prairie, the market has a greater need to businesses and merchandise categories. be self-sufficient than other markets that may fall The analysis begins with a macro study of the within a 2 to 3 hr drive time from a major market Grande Prairie regional context in so far as the like Edmonton or Calgary. market to which it serves extends well beyond the city’s political boundaries and in fact, as will While there are destination tenants that will still be demonstrated in this study, extends into the only locate in the so-called major metropolitans, northeast British Columbia and the southern the distance from Edmonton combined with parts of the Northwest Territories. the significant regional penetration that Grande Prairie achieves, suggests that for many retailers 2.2 the market could represent an untapped REGIONAL CONTEXT opportunity.

The City of Grande Prairie is approximately 2.3 450 km northwest of Edmonton and is the MUNICIPAL DEVELOPMENT PLAN most populated city between Edmonton and Anchorage, Alaska. As the largest city in The City of Grande Prairie’s Municipal northwestern Alberta, Grande Prairie is well Development Plan (“MDP”) includes a specific positioned to access markets across northern section that addresses the vision for “Commercial Alberta, British Columbia as well as the Yukon Development”. and Northwest Territories. As is stated in the MDP, and further validated Highways 40 and 43 and CN rail connect Grande by fieldwork and inventory fieldwork, the Prairie to major markets and ports across North Downtown area and former shopping malls, not America, which provides a strong network for including Prairie Mall, have become marginalized goods movement necessary to support potential by the emergence of power centres over the past decade, particularly in the west side of the City. multi and chain store retail operations for whom timely access to markets forms an essential part Hence an essential and necessary criteria of the of their store network strategy. MDP is the acknowledgment that the downtown must still play a critical role in the face of new The City conservatively services a trading area of competitive forces in the City. almost 260,000 people spanning northwestern Alberta, northeastern British Columbia and the Northwest Territories.

5 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Figure 2.2 CITY OF GRANDE PRAIRIE VACANT LAND USE MAP (Source: City of Grande Prairie 2013)

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 6

LEGEND:

INDUSTRIAL COMMERCIAL THE CITY OF GRANDE PRAIRIE DIRECT CONTROL The content of this map as indicated by the title is current to the revision date in the lower right corner. The date shown does not reflect the revision date of the background data. RESIDENTAL VACANT LANDS

This map was prepared by the GIS DEPARTMENT, MANUFACTURED HOME as of City of Grande Prairie, ALBERTA. For additional copies or information, contact January, 2013 GIS DEPARTMENT at : (780) 538-0461.

Scale: N.T.S. Date: 13/01/28 File No.: C12014 2

Certainly the downtown may not be the These areas will accommodate neighbourhood/ first destination of choice for new retailers, convenience scale commercial development. but the role of the downtown is critical to providing opportunities for local retailers and Vacant land use represents one aspect of entrepreneurs. commercial development. However, the MDP The goal of the MDP states: also promotes the intensification of lands, to which parcels and/or properties in the downtown To support a diverse commercial sector that serves which may not be vacant become potential areas both local and regional residents. for consolidation and redevelopment. The outlined objectives in the MDP reiterate The correlation between current Vacant Land and the balance that the city is seeking to attain as it relates to preserving and revitalizing the the existing patterns of commercial development downtown, while recognizing that certain will be documented in the detailed analysis of tenants, trends and development types may be the City’s current and future retail supply, which looking for other alternatives. will be provided in Section 4.0 of this report. 1. To support the commercial role of the downtown. 2.5 2. To recognize emerging trends in retailing and TRANSPORTATION CONTEXT commercial land use, including the creation of mixed-use intensification nodes. One of the most significant aspects to successful 3. To provide commercial development commercial development relates to the patterns opportunities that support a complete range of of transportation. Most significantly to retail commercial services. businesses, the ability to be accessible as well as 2.4 visible to the high volumes of traffic is a major VACANT LAND USE CONTEXT consideration. For a regional market such as Grande Prairie that attracts a significant portion Figure 2.2 shows the vacant lands in the City. of its retail patrons from outside of the city, a The areas shown in Green depict vacant land retail location relative to strong and accessible currently zoned for Commercial Land Uses, transportation patterns is very important. while those shown in Blue represent Industrially zoned lands. The map illustrates concentrations Accordingly, Figure 2.3 reveals the major high of Commercial lands in which major future volume traffic corridors in the city, which are commercial development will be situated the located along 100th Ave (Hwy 43 East/West), west side of the City along 100th Avenue as well 108th Street (Hwy 40 North/South), 100th Street as north along 100th and in the Railtown District along Resources Rd. (Hwy 43 North/South) and Resources Road (North/South). In addition, the Vacant Land Use Map also highlights areas in emerging residential Both the City of Grande Prairie and the Alberta neighbourhoods such as Summerside in the Ministry of Transportation undertake traffic southeast, Copperwood in the northeast, Grande counts at various points across the City. Banks/Stonebridge in the south and Arbour Hills in the north.

7 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Figure 2.3 CITY OF GRANDE PRAIRIE HIGH VOLUME TRAFFIC CORRIDORS (Source: City of Grande Prairie)

3

1 2 4

6 5

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 8 2

The Alberta Ministry of Transportation provides 6) 68th Ave at 108th St. (Hwy 40) (2013) traffic counts on the major highways, which for Grande Prairie include Hwy 43. Referring to West on 68th Ave = 10,571 Figure 2.3, the most recent 2012 traffic counts North on 108th St. = 20,509 by the Province illustrated Average Annual Daily East on 68th Ave = 16,888 Traffic (AADT) at the following intersections: South on Hwy 40 = 13,655 1) 100th Ave (Hwy 43) at 116th St. The patterns of traffic counts closely mirror West on Hwy 43 = 18,500 the retail hot spots as well as vacant land use, North on Hwy 43 = 8,900 particularly in the West and North areas where East on 100th Ave = 18,580 the largest concentrations of traffic flow are in South on Hwy 40 = 13,780 the range of 20,000 - 25,000 AADT and for which regional traffic is a important for larger Regional 2) 100th Ave (Hwy 43) at 108th St. (Hwy 40) and Power Centre type uses. West on Hwy 43 = 26,430 In other areas where the traffic counts are in North on Hwy 43 = 25,920 the range of 10,000 - 15,000 AADT, a correlation East on 100th Ave = 22,470 with community-scale shops and services exists. South on Hwy 40 = 24,160 As the city continues to grow with residential development in the in the south and east, smaller 3) Hwy 43 (116th Ave) at 100th St. (Hwy 43) retail development opportunities are likely to West on Hwy 43 = 24,510 continue to be warranted. North on Hwy 43 = 29,970 The Downtown area is not indicated as a High East on 116th Ave = 18,050 Volume Traffic Corridor. Nonetheless, the traffic South on 100th St. = 15,190 counts at the critical nexus of 100th Ave and 100th St. do illustrate a pattern of traffic flow that Similarly, the City of Grande Prairie undertakes is strong, despite having a pattern of one way annual traffic counts throughout the city. Some streets, which is not truly conducive for successful of the most recent available counts for the high streetfront retail in a Downtown environment. volume traffic corridors shown in Figure 2.3 include: 2.6 4) 100th Ave at 100th St. Downtown (2009) DEVELOPMENT & BUILDING PERMITS A review of data on development and building West on 100th Ave = 10,891 permits in the City of Grande Prairie over the North on 100th St. = 13,052 5-year period 2008 to year end 2012 illustrates a East on 100th Ave = 10,769 sustained pattern of development activity. South on 100th St. = 14,092 5) 68th Ave at Resources Road (2009) Over the period 2008 to 2012 and despite the economic recession of 2008 to 2010 the City West on 68th Ave = 11,877 of Grande Prairie continues to exhibit strength North on Resources Rd. = 14,099 and resiliency as evidenced by an average of East on 68th Ave = 12,527 over 6,400 annual permits issued for all types of South on Resources Rd. = 9,226 construction as revealed in Figure 2.4.

9 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Figure 2.4 CITY OF GRANDE PRAIRIE DEVELOPMENT & BUILDING PERMITS 2008 - 2012 (Source: City of Grande Prairie)

9,000

8,000 7,123 8,291 7,000 6,000 5,574 5,356 5,715 5,000 4,000 3,000 2,000 1,000 0 2008 2009 2010 2011 2012 Number of Permits

Figure 2.5 CITY OF GRANDE PRAIRIE TOTAL DEVELOPMENT & BUILDING PERMITS CONSTRUCTION VALUE 2008 - 2012 (Source: City of Grande Prairie)

$300 $289

$250 $256 Millions $208 $200 $197

$150 $130 $100

$50

$0 2008 2009 2010 2011 2012 Construction Value of Permits

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 10 2

Referring to 2012 data, of the 8,291 permits 2.7 issued 1,153 permits were for new development, SUMMARY & IMPLICATIONS while an additional 1,405 permits were for buildings (commercial, industrial residential etc). The City of Grande Prairie has all the pillars contextual assets for a successful regional retail The value of the above noted Building Permits market. issued has averaged $216 million over the period 2008 to 2012 have steadily increased in value Not only is the city located at the centre of the since 2010 at a rate of 25.2% per annum. wider region, the major highway infrastructure Additional, as of March 2014 Building Permit and transportation network (including air) values continue to increase whereby the year-to- converges in and travels through the City. date estimate for 2014 is 4.6% higher than the 2013 levels. Traffic counts at major retail nodes are in excess of 20,000 to 25,000 vehicles, allowing for high Residential building permits continue to be very visibility and accessibility for retail nodes. robust in the City of Grande Prairie, averaging 387 permits per year over the period 2008 to The City continues to be in the midst economic 2012. 2012 saw one of the best years on record strength, driven by continued oil and gas for residential permits with 613 permits issued exploration, but beyond that the City of Grande comprising 608 single family and 105 multi- Prairie itself has a diversified economy at the family units. heart of which beats the retail industry as well as expansion and modernization at all three forestry The importance of residential to retail mills. development is significant, particularly for the development and feasibility of additional local With numerous Commercial and Industrial or community scale developments in emerging developments under construction or planned neighbourhoods like Stonebridge, Summerside, with serviced-ready sites, the City is able to Woodgrove etc. accommodate retailers, investors and developers Overall building permit data reinforces the strong with projects from neighbourhood-scale to growth dynamics of the Grande Prairie market regional larger and destination type formats. and also illustrates a trend towards a diversified development market as evidenced by the Mobility to and within the City of Grande Prairie increasing number of multi-family permits which and the various new residential communities bodes well for future intensification of areas such being developed in the South, East and as the Downtown where multi-family formats will Northeast is strong allowing for retailers to set be an integral part of any revitalization. up businesses in all sectors of the City including Downtown.

11 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta John D’or Prairie Fontas High Level Little Red River Fox Lake Fort Vermilion Vermillion Chutes

Keg River

Sikanni

Hotchkiss Notikewin Manning Deadwood Murdale Rose Prairie Clear Prairie Clearhills Lone Star Charlie Lake Montney Worsely Dixonville Attachie Baldonnel Cherry Farrell Creek Point Royce Hines Creek Weberville FORT ST. Clayhurst Hudson’s Hope Brownvale Peace River JOHN Doe River Highland Park Roma Moberly Lake Sunset Prairie Rolla Scotswood Fairview Harmon Valley DAWSON Atikameg Wabasca Groundbirch Rycroft Eaglesham CREEK Falher Springburn Lone Prairie Fellers Pouce Coupe Wanham Belloy McLennan Heights Demmitt Webster Donnelly Kathleen Grouard Mission Lymburn Hythe High Prairie Enilda Beaverlodge Clairmont Kinuso Wagner Spur eld Calling Lake Tumbler Ridge Wembley Lake Valleyview Smith Hondo Chisholm Swan Hills Flatbush Athabasca Fawcett Fox Creek Jarvie Aleza Lake Fort Assiniboine Sinclair Mills Dapp Pibroch Abee Hutton Longworth Whitecourt Blue Ridge Freedom Penny Green Court Barrhead Vimy Bend Grande Cache Legal Mayerthorpe Birch Cove Loos Gibbons Rosevear Peers Cherhill Goat River Bickerdike St Albert Namao Cinema Medicine Lodge Edson Wildwood Erith EDMONTON McBride Entrance Hinton Cooking Lake Dunster Pocahontas Drayton Sunnybrook New Sarepta Barkerville Coalspur Valley Croydon Station Red Pass Leyland Junction Foothills Golden Days Millet Keithley Creek Tete Jaune Cache Jasper Cadomino Ma-Me-O Beach Valemount Hydraulic Mountain Park Hoadley Hobbema Albreda Bluton Horsey Lempriere Rimbey Ponoka Black Creek Bentley Williams Lake Lacombe Thunder River Horburg Sylvan Lake Springhouse Blue River Red Deer Wright Mica Creek Caroline Innisfail

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 12 3RETAIL TRADE AREA PROFILE

3.1 INTRODUCTION

In order to establish a framework for quantifying Retail Trade Area Determinants the retail demand and subsequent gaps in the provision of shops and services, it is necessary i. Transportation networks, including to delineate and identify the trade area from streets and highways, which affect access, which the City of Grande Prairie’s retail sales are travel times (Figure 3.1), commuting and most frequently and likely to be sourced and employment distribution patterns; generated. ii. Major infrastructure projects both planned The Trade Area recognizes drive times and or under development which will affect profiles the demographics and spending future travel patterns; attributes, which collectively help to shape and inform the market to prospective tenant, iii. The development vision, including an developer and investor interests and ultimately understanding of its site characteristics and provides a rationalization for achievable market potential target ‘audience’; shares attributable to the trade area spending segments. iv. The local and regional competitive environment, present and future; As a first step, a Trade Area was delineated to identify the geographic region from which v. The project’s proposed generative uses regular patronage could be expected based on a (retail, cultural, civic, etc.) and their series of boundary determinants. relationship within the wider market;

The major considerations in delineating a Retail vi. Significant natural and man-made barriers Trade Area are outlined in the following. These (e.g. water features, highways and industrial principles were applied to the City of Grande areas); Prairie to determine its current Trade Area, as well vii. De facto barriers resulting from notable as to help sensitize future market share inputs socioeconomic differentiation; from respective trade areas.

viii. Patterns of existing and future residential and commercial development.

ix. Economic realities, such as provincial retail sales taxes.

13 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Figure 3.1 CITY OF GRANDE PRAIRIE RETAIL TRADE AREA

John D’or Prairie Fontas High Level STA Little Red River Fox Lake North Fort Vermilion Vermillion Chutes

Keg River Sikanni STA Hotchkiss West Notikewin Manning Deadwood Murdale Rose Prairie Clear Prairie Clearhills Lone Star Charlie Lake Montney Worsely Dixonville Attachie Baldonnel Cherry Farrell Creek Point Royce Hines Creek Weberville FORT ST. Clayhurst Hudson’s Hope Brownvale Peace River JOHN Doe River Highland Park Roma Moberly Lake Sunset Prairie Rolla Scotswood Fairview Harmon Valley DAWSON Atikameg Wabasca Groundbirch Rycroft Eaglesham CREEK Falher Springburn Lone Prairie Fellers Pouce Coupe WanhamPTABelloy McLennan Heights Demmitt Webster Donnelly Kathleen Grouard Mission Lymburn Hythe High Prairie Enilda Beaverlodge Clairmont Kinuso Wagner Spur eld Calling Lake Tumbler Ridge Wembley Lake Valleyview Smith Hondo STA Chisholm EastSwan Hills Flatbush Athabasca Fawcett Fox Creek Jarvie Aleza Lake Fort Assiniboine Sinclair Mills Dapp Pibroch Abee Hutton Longworth Whitecourt Blue Ridge Freedom Penny Green Court Barrhead Vimy Bend Grande Cache Legal Mayerthorpe Birch Cove Loos Gibbons Rosevear Peers Cherhill Goat River Bickerdike St Albert Namao Cinema Medicine Lodge Edson Wildwood Erith EDMONTON McBride Entrance Hinton Cooking Lake Dunster Pocahontas Drayton Sunnybrook New Sarepta Barkerville Coalspur Valley Croydon Station Red Pass Leyland Junction Foothills Golden Days Millet Keithley Creek Tete Jaune Cache Jasper Cadomino Ma-Me-O Beach Valemount Hydraulic Mountain Park Hoadley Hobbema Albreda Bluton Horsey Lempriere Rimbey Ponoka Black Creek Bentley Williams Lake Lacombe Thunder River Horburg Sylvan Lake Springhouse Blue River Red Deer Wright Mica Creek Caroline Retail Market & Gap Analysis - City of Grande Prairie, AlbertaInnisfail | 14 3

As mentioned previously, a Trade Area is the Primary Trade Area (PTA) includes the City of geographic region from which the City of Grande Grande Prairie, County of Grande Prairie, as well Prairie will draw regular patronage from local and as Dawson Creek to the west, Valleyview to the regional residents. East, Hotchkiss to the north and almost to Grande Cache in the south. The PTA’s core areas however Identifying the likely Trade Area is important are the most populated cities of Dawson Creek to understanding the total market potential for whom Grande Prairie represents a strong available to current and future tenants as service centre, without a Provincial Sales Tax . generated by the local and regional residential base as well as its particular demographic and Secondary Trade Area West (STA West) includes spending nuances. This provides clues as to the the Peace River region of Northeastern British type of retail tenants that are compatible, the Columbia and most notably the cities of Fort St. amount of retail floorspace supportable in the John, Tumbler Ridge, Hudsons Hope and Silkanni. market and the current inflow or outflow of retail Though Fort Nelson is not in Grande Prairie’s STA, sales and for which categories such inflow or this does not presuppose that residents from Fort outflow exists. Nelson will also visit Grande Prairie, but that this patronage will be less frequent than for other STA A Trade Area is typically subdivided to provide West residents. a more refined analysis of the City’s retail opportunity. Secondary Trade Area North (STA North) includes towns along Hwy 34 running north These subdivisions include a Primary Trade Area such as Keg River, Upper Hay River, High Level from which the majority of retail sales originate, and Steen River. The STA North also includes and a series of Secondary Trade Areas, each of towns along Hwy 88 and the Peace River, most which is specifically delineated based on factors notably Fort and North Vermillion. As with the such as transportation, population, geographic STA West, patronage is also sourced to regions barriers etc. in the southern part of the Northwest Territories, though patronage will not be as frequent as for For this particular study, the Retail Trade Area others in the STA North. shown in Figure 3.1 has been cross-referenced and subsequently validated by a Consumer Secondary Trade Area East (STA East) is Intercept Survey, which will be documented in represented by a smaller geographic area and Section 6.0. This Consumer Intercept Survey used only extends as far east to include Whitecourt. It postal codes of shoppers in the City to confirm is reasonably expected that residents in the STA and modify the Trade Area as shown. East will have a comparable drive time to either Grande Prairie or Edmonton for their shops and The resulting Trade Area for the City of Grande services and therefore, the region is likely to not Prairie comprises the following Primary and support the patronage that the city’s other trade Secondary Trade Areas. areas will.

15 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Table 3.1 TRADE AREA POPULATION PROJECTIONS SUMMARY 2013 TO 2023 (Source: City of Grande Prairie, Environics Analytics 2013 and Cushing Terrell Architecture Inc)

2013 Estimates and Projections Primary STA STA STA Primary City of TOTAL Alberta Population Trends Trade Area West North East Trade Area Grande Prairie Trade Area (Including City of Grande Prairie) Total Population 2013 estimated 92,400 57,896 23,376 26,701 150,298 57,898 258,271 3,897,557 2016 projected 93,490 59,434 23,884 26,520 156,122 62,632 265,960 4,070,419 2018 projected 94,176 60,469 24,446 26,405 160,039 65,863 271,359 4,185,935 2023 projected 96,658 62,844 25,174 26,250 170,574 73,916 284,842 4,485,953

Change in Population (persons) 2013 to 2016 1,090 1,538 508 -181 5,824 4,734 7,689 172,862 2016 to 2018 686 1,036 562 -115 3,917 3,231 5,399 115,516 2018 to 2023 2,482 2,374 728 -155 10,535 8,053 13,483 300,018

Change in Population (percent) 2013 to 2016 1.20% 2.70% 2.20% -0.70% 3.87% 8.18% 2.98% 4.40% 2016 to 2018 0.70% 1.70% 2.40% -0.40% 2.51% 5.16% 2.03% 2.80% 2018 to 2023 2.60% 3.90% 3.00% -0.60% 6.58% 12.23% 4.97% 7.20%

Change in Population (percent per year) 2013 to 2016 0.40% 0.90% 0.70% -0.20% 1.28% 2.65% 0.98% 1.50% 2016 to 2018 0.40% 0.90% 1.20% -0.20% 1.25% 2.55% 1.01% 1.40% 2018 to 2023 0.50% 0.80% 0.60% -0.10% 1.28% 2.33% 0.97% 1.40% Figure 3.2 RETAIL TRADE AREA POPULATION GROWTH RATES (Source: City of Grande Prairie, Environics Analytics 2013 and Cushing Terrell Architecture Inc)

3.0%

2.7% 2.5% 2.5% 2.3%

2.0%

1.5% 1.5% 1.2% 1.4% 1.4% 1.3% 1.3% 1.2%

0.9% 1.0% 0.9% 0.8% 0.7% 0.6%

0.5%

0.0% STA West STA North STA East Primary Trade Area City of Grande Prairie Alberta -0.1% -0.2% -0.2% -0.5% 2013 to 2016 2016 to 2018 2018 to 2023

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 16 260,000 TOTAL TRADE AREA POPULATION 3

3.2 POPULATION PROJECTIONS

Using data sources that include the City of The purpose of this inclusion/exclusion was to Grande Prairie, which recently updated their allow for the City of Grande Prairie to be isolated population forecasts, as well as Grande Prairie as its own demographic subset, thereby allowing County, Statistics Canada and Environics Analytics, population estimates and growth for a more refined analysis of the demographics forecasts were tabulated for each of the and spending patterns of the City’s residents. identified trade areas and further compared to the Alberta average. While using the City’s most Referring to Table 3.1, the Total Trade Area recent data for sensitizing projections, for the population is estimated at almost 259,000 as purposes of this study Cushing Terrell uses the of year end 2013. This population is forecast 2013 Environics Analytics Western Canada data to grow by approximately 26,500 over the next wherever possible. Using this data allows for decade. better tabulation of the data at the block level for more accurate delineations. While having the Within the Total Trade Area, the Total Primary most current data projections it also allows for Trade Area, which includes the City of Grande comparisons across other municipalities and at Prairie is estimated to be over 150,000 and is the Provincial level. forecast to grow by 20,000 by 2013. Table 3.1 provides a breakdown of the Trade Thus, it can be seen the Trade Area’s future Area Population in which the Primary Trade population growth (Figure 3.2) will be driven by Area is shown to include and exclude the City of the Primary Trade Area, in which lies the City of Grande Prairie. Grande Prairie.

17 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Figure 3.3 TRADE AREA POPULATION AGE BREAKDOWN (Source: City of Grande Prairie Environics Analytics 2013 and Cushing Terrell Architecture Inc)

30.0%

25.0%

20.0%

15.0%

10.0%

5.0%

0.0% 0 to 4 years 5 to 19 years 20 to 24 years 25 to 34 years 35 to 44 years 45 to 54 years 55 to 64 years 65 to 74 years 75 years & over STA West STA North STA East PTA

Table 3.2 TRADE AREA POPULATION AGE BREAKDOWN (Source: City of Grande Prairie Environics Analytics 2013 and Cushing Terrell Architecture Inc)

Total Population Primary STA STA STA Primary City of TOTAL Alberta Snapshot Trade Area West North East Trade Area Grande Prairie Trade Area (Including City of Grande Prairie) 2013 Total Population by Age 92,400 57,896 23,376 26,701 150,298 57,898 258,271 3,897,557 0 to 4 years 6,739 4,601 3,180 2,508 11,865 5,109 22,137 261,233 5 to 19 years 19,344 11,717 6,963 6,155 29,997 10,680 54,859 695,785 20 to 24 years 5,503 4,528 1,931 2,013 11,214 5,670 19,645 280,073 25 to 34 years 12,135 9,671 3,266 3,604 24,831 12,603 41,279 633,732 35 to 44 years 12,316 8,356 2,875 3,672 20,897 8,565 35,784 563,852 45 to 54 years 13,809 8,174 2,358 3,751 20,834 7,055 35,147 566,273 55 to 64 years 11,349 6,330 1,479 2,801 15,938 4,635 26,594 452,354 65 to 74 years 6,422 2,902 862 1,419 8,333 1,950 13,555 249,263 75 years & over 4,783 1,617 462 778 6,388 1,631 9,271 194,992

Median Age 37 33.4 24 32.5 33.9 30.7 32.8 36.4

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 18 30.7 AVERAGE AGE IN CITY OF GRANDE PRAIRIE 3 (36.4 ALBERTA AVERAGE)

The City of Grande Prairie, on its own has a 2013 The Regional Trade Area dynamics for Grande population estimated at just under 58,000. Prairie are expected to continue and in conjunction with more rooftops and more Over the period 2006 to 2011 (the last 2 Federal residents closer to the epicentre of demand, Census counts), the City of Grande Prairie grew means that retailers will be in a stronger position from 47,107 to 55,032; an average annual growth to tap into more frequent customers, which rate of 3.17%. has the added benefit of providing more stable revenue growth. Forecasts provided by the City of Grande Prairie suggest that the strong growth rate will continue, 3.3 whereby the City’s population will almost reach AGE PROFILE an estimated 74,000 by 2023. A summary of the current age profile, as Figure 3.2 illustrates the strong and dominant documented in Table 3.2 & Figure 3.3 reveals growth forecasts for the City of Grande Prairie a very strong and growing younger age compared to the other retail Trade Areas, as well demographic comprised of families and young as compared to the Provincial forecasts. adults entering their high income earning years, with a median age of 30.6 years in the City of Strong growth in the City of Grande Prairie, which Grande Prairie and 32.8 in the Total Trade Area. represents the nucleus of the PTA, suggests that Compared to the Provincial average of 36.4 support for new retail shops and services will be years, Grande Prairie’s youthful profile suggests in demand. a requisite mix of retail shops and services that matches the market profile.

19 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Table 3.3 TRADE AREA AVERAGE HOUSEHOLD INCOME BREAKDOWN (Source: City of Grande Prairie Environics Analytics 2013 and Cushing Terrell Architecture Inc)

2013 Estimates and Projections Primary STA STA STA Primary City of TOTAL Alberta Income Trends Trade Area West North East Trade Area Grande Prairie Trade Area (Including City of Grande Prairie) Average household income 2013 estimated $97,896 $100,417 $82,549 $89,734 $101,553 $107,026 $98,894 $108,874 2016 projected $111,125 $113,961 $92,152 $100,150 $115,339 $121,450 $112,105 $124,077 2018 projected $117,957 $121,110 $96,923 $105,150 $122,485 $128,932 $118,916 $132,005 2023 projected $136,902 $140,131 $109,171 $118,516 $142,478 $150,149 $137,703 $154,345

Aggregate household income ($000) 2013 estimated $3,401,302 $2,200,562 $524,715 $819,047 $5,938,993 $2,439,603 $9,388,649 $161,855,050 2016 projected $3,950,920 $2,578,837 $588,785 $911,808 $7,033,967 $2,971,350 $11,002,167 $194,683,673 2018 projected $4,263,315 $2,803,951 $641,556 $953,444 $7,717,471 $3,343,247 $11,999,970 $214,522,196 2023 projected $5,111,861 $3,399,238 $740,988 $1,069,159 $9,721,217 $4,439,365 $14,730,420 $271,867,193

Change in average household income 2013 to 2016 $13,230 $13,544 $9,603 $10,416 $13,786 $14,424 $13,211 $15,204 2016 to 2018 $6,832 $7,149 $4,770 $5,000 $7,146 $7,482 $6,811 $7,928 2018 to 2023 $18,944 $19,021 $12,249 $13,366 $19,993 $21,217 $18,787 $22,340

Change in aggregate income ($000) 2013 to 2016 $549,619 $378,275 $64,070 $92,762 $1,094,974 $531,747 $1,613,518 $32,828,623 2016 to 2018 $312,395 $225,114 $52,771 $41,636 $683,504 $371,897 $997,803 $19,838,522 2018 to 2023 $848,546 $595,287 $99,432 $115,715 $2,003,746 $1,096,118 $2,730,450 $57,344,997

Figure 3.4 TRADE AREA AVERAGE HOUSEHOLD INCOME BREAKDOWN (Source: Environics Analytics 2013 and Cushing Terrell Architecture Inc)

40%

35% 34% 33% 32%

30% 29% 28% 27% 26% 26% 25% 25% 23% 23%

21% 21% 21% 21% 20% 20% 20% 19%

14% 15% 14% 14% 13% 13% 13% 12% 12% 12% 11% 12% 11%

10%

5%

0% STA STA STA PTA City of Alberta West North East Grande Prairie < $50,000 $50,000 - $79,999 $80,000 - $99,999 $100,000 - $124,999 > $125,000

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 20 33% PERCENTAGE OF CITY’S HOUSEHOLDS EARNING OVER 3 $125,000 PER YEAR (27% ALBERTA AVERAGE)

Table 3.2 reveals that over 30% of the Primary Restaurants, both family-casual and upper Trade Area’s population is currently between mid-scale are also well-served in being closer to the ages of 25 to 44 years. This age cohort residential areas. represents not only the family building stage, but also the income earning stage. A strong and In a market such as Grande Prairie, which has young family demographic profile is a critical climate extremes, the role of the Prairie Mall is prerequisite for many retailers looking at entering very critical and as it relates to the age profile, a market or establishing another location in an needs to ensure that it has the ability to adapt and provide the requisite spaces for tenants that existing market. will see value in the market and its trade area, but will also have a locational requirement that Accordingly, with almost 30% of the trade area will only see them looking at enclosed shopping population in the 25 to 44 year old age bracket, centre formats, of which Prairie Mall is the only retail spending on discretionary items such as Automobiles and Recreational Vehicles/ viable, high traffic location. Motorsports, Fashion, House & Home, Food & Beverage (away from home), Sporting Goods and 3.4 Entertainment & Leisure is expected to be quite INCOME PROFILE strong. Household and Per Capita Incomes are among While projects such as Westgate, Gateway and the most direct determinants in identifying Prairie mall are looking to position themselves for patterns of spending and potential thereof for these markets, these consumer segments are also Retail, Food & Beverage, Entertainment and becoming increasingly savvy and socially aware Services. of the role that supporting local business has in fostering a sense of place and community. A summary of the current average Household A Citywide retail study of this nature must Income in the Retail Trade Area, as documented realize the role that all retail formats play in the in Table 3.3 and Figure 3.4 reveals an average establishment and evolution of a complete Household Income in 2013 estimated at over community, whereby some retail nodes will $107,000 in the City of Grande Prairie, which not compete with the above noted larger is consistent with the Provincial average. The comparison retail nodes, but rather a blend of overall Trade Area average is estimated at just local and branded shops and services could be under $99,000. very well positioned within closer proximity to peoples’ primary residences and areas of It is worth stating however, that in many cases, employment, such as Downtown or projects such the household incomes as reported in the as South 40, Cobblestone Lane, Grande Banks, Statistics Canada Census tend to understate Stone Ridge etc. the reality of the market, which in the case of Grande Prairie is likely to be higher than that documented in Table 3.3.

21 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Table 3.4 TRADE AREA RETAIL SPENDING (Source: Environics Analytics 2013 and Cushing Terrell Architecture Inc)

2013 (Year End Est.)

PTA Including STA North City of TOTAL Retail Spending by Primary Trade Area STA West STA East Grande Prairie Trade Area Grande Prairie Trade Area Merchandise Category Aggregate Aggregate Aggregate Aggregate Aggregate Aggregate Aggregate Retail Spending Retail Spending Retail Spending Retail Spending Retail Spending Retail Spending Retail Spending

Grocery & Specialty Foods $304,010,926 $492,619,824 $176,700,151 $48,252,835 $77,164,036 $187,011,566 $793,139,514 Pharmacy $38,019,402 $57,993,682 $21,562,029 $5,752,898 $8,779,762 $19,781,627 $93,895,717 Alcohol & Tobacco $49,706,580 $76,038,799 $30,308,890 $7,579,524 $14,162,424 $26,167,275 $127,924,692 Personal Services $49,273,722 $81,440,463 $27,935,711 $7,130,993 $10,530,068 $31,812,558 $126,683,051 Clothing & Apparel $96,166,722 $163,652,591 $56,504,269 $13,774,452 $22,386,981 $66,679,121 $255,511,544 Footwear $22,941,498 $38,880,104 $13,515,821 $3,308,729 $5,260,329 $15,755,892 $60,782,269 Jewelry & Accessories $14,897,545 $26,414,727 $9,605,726 $2,307,660 $3,557,074 $11,383,112 $41,751,116 Health & Beauty $27,450,441 $46,478,048 $16,996,484 $4,153,787 $6,916,532 $18,879,307 $74,396,551 Home Furnishings & Accessories $60,095,183 $106,608,652 $37,564,038 $8,125,562 $13,767,193 $46,064,583 $165,616,559 Home Electronics & Appliances $83,649,898 $141,214,913 $49,723,757 $12,786,384 $19,676,829 $57,054,376 $222,891,244 Home Improvement & Gardening $46,965,143 $63,632,781 $23,641,386 $7,248,001 $9,636,094 $16,449,984 $103,940,609 Books & Multimedia $27,558,655 $46,181,254 $16,182,823 $3,893,769 $6,314,277 $18,439,715 $72,389,239 Sporting Goods & Recreation $18,648,985 $31,578,955 $11,233,049 $2,801,694 $4,441,637 $12,794,432 $49,919,797 Toys & Hobbies $6,637,163 $10,922,045 $3,751,883 $1,137,579 $1,486,819 $4,280,235 $17,293,679 Miscellaneous Specialty $37,622,615 $57,340,734 $21,087,393 $5,512,381 $8,695,069 $19,596,535 $92,513,994 Full-Service F&B $72,584,593 $119,883,685 $44,019,086 $10,506,286 $18,740,698 $50,200,447 $196,051,110 Limited Service F&B $37,866,458 $65,019,406 $23,650,427 $5,965,852 $10,280,508 $23,535,277 $101,298,523 Entertainment & Leisure $55,838,742 $96,695,710 $34,309,392 $7,117,992 $13,475,476 $40,373,028 $151,114,629 Auto Parts & Accessories $23,482,572 $35,556,004 $12,950,779 $3,529,744 $5,589,687 $12,054,067 $57,606,849 Auto/RV/Motorsports Dealership $262,564,728 $448,219,339 $166,574,586 $41,856,393 $73,701,064 $184,397,152 $729,093,924 TOTAL RETAIL CATEGORIES ONLY $1,335,981,570 $2,206,371,716 $797,817,680 $202,742,514 $334,562,557 $862,710,289 $3,533,814,609

Figure 3.5 TRADE AREA RETAIL SPENDING SUMMARY (Source: Environics Analytics 2013 and Cushing Terrell Architecture Inc)

24%

38% 1/4 CITY OF GRANDE PRAIRIE

9% RESIDENTS’ SHARE OF TOTAL TRADE AREA SPENDING 6%

23%

PTA (excluding City of GP) STA West STA North STA East City of Grande Prairie

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 22 $3.5 Billion 3 TOTAL TRADE AREA RETAIL SPENDING IN 2013

Table 3.3 also reveals that Household Income in 3.5 the City of Grande Prairie is forecast to grow at an RETAIL SPENDING PROFILE average annual rate of 3.4% per annum, which Building upon the Trade Area demographic mirrors the Provincial rate of 3.5% per annum. profile analysis, an assessment was made of the Trade Area’s retail spending profile. This provides Figure 3.4 shows a valuable trend whereby a more refined understanding of the opportunity just 33% of the households earn between over for retailing within the City of Grande Prairie. The $125,000, which is 6% above the Provincial key questions it seeks to answer are: average. • How much do Trade Area residents spend on Convenience retail (such as Grocery and With average household sizes in the Trade Pharmacy), on Comparison retail1 (such as Area ranging from 2.5 to 2.7, most of which are Fashion and Home Furnishings), and Leisure above the provincial average, the income profile (Food & Beverage and Entertainment)? illustrates a market that is well positioned to • What spending patterns or trends does the benefit from higher levels of discretionary Trade Area expenditure profile demonstrate? spending on retail shops and services. And how is spending forecast to change over the coming years? Higher incomes have positive implications for • What types of retail goods and services are discretionary spending on a variety of goods garnering inflow of sales dollars and which and services, not the least of which are Fashion, categories are exhibiting outflow of sales (or House & Home and Restaurants. leakage).

1 Comparison Retail comprises retail categories that one would usually compare prices or shop around. Examples include Automobiles, Fashion, Footwear, House & Home, Books, Specialty Retail. The term Comparison Retail is synonymous with the Industry Term DSTM, which refers to Department Store Type Merchandise. 23 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Figure 3.6 TRADE AREA RETAIL SPENDING SUMMARY 2013 (Source: Environics Analytics 2013 and Cushing Terrell Architecture Inc)

$733 $800 $708

$700 Millions

$600

$484 $500

$400 $282 $257 $260 $300

$180 $200 $111 $102 $102 $69 $65 $42 $79 $24 $100 $45

$0 Grocery & Conveniences Comparison Merchandise Restaurants & Entertainment Auto/RV/Motorsports Parts and Sales

PTA incl City of GP STA West STA North STA East

Figure 3.7 TRADE AREA RETAIL SPENDING BY GENERAL CATEGORY (Source: Environics Analytics 2013 and Cushing Terrell Architecture Inc)

Auto/RV/ Motorsports Parts Grocery & and Sales Conveniences 22% 32%

Restaurants & Entertainment 12%

Comparison Merchandise 34%

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 24 3

Detailed information of retail spending within The combined spending of the Primary Trade the Trade Area was collected from Environics Area, which includes the City of Grande Prairie Analytics; a leading supplier of demographic and extends into Dawson Creek in British Columbia is shown in Figure 3.6 further supports and consumer expenditure information and and illustrates just how strong a catchment the Conference Board of Canada. Data was Grande Prairies PTA represents. collected at a detailed micro-geographic scale for individual street blocks. This data was then Retail spending on Comparison Merchandise aggregated to each respective Trade Area in by Trade Area residents is very strong and when combined with the Auto/RV/Motorsports order to build an spending profile, that is specific categories reinforces the strength of the market’s for each respective trade Area. disposable and discretionary income.

Each of the major three categories of spending Moreover, healthy patterns of spending on (Convenience, Comparison and Leisure) was Comparison Merchandise, such Clothing, Footwear, Jewelry, House & Home, Computers assessed at a detailed category-by-category level & Electronics etc provide a benchmark against then aggregated into the major categories. which prospective tenant, developer or investor The initial task involved developing an interests could gauge the opportunity. understanding of how each of the delineated The Top 5 retail spending categories for the Total Trade Area residents spend their shopping and Trade Area are: leisure dollars on a per capita basis for each of 18 merchandise categories. Once this Trade Area 1. Grocery & Specialty Foods - $793 Million shopping “profile” was established, the data was aggregated by population to quantify the size of 2. Auto/RV/Motorsport - $729 Million the Trade Area retail market. 3. Clothing & Apparel - $255 Million Having established the Trade Area boundaries, 4. Home Electronics & Appliances - $222 Million population and demographic profile, the size of the retail market and its anticipated growth 5. Full-Service Restaurants - $196 Million was projected using retail spending data from Environics Analytics Inc. Because Grande Prairie is located distant enough from its nearest major metropolitan As illustrated in Table 3.4, the Total Trade Area area (Edmonton is a 4 to 5 hour drive), with for the City of Grande Prairie is estimated at $3.5 strong spending attributes and a large trade Billion. area catchment, retailers could expect excellent support from customers, as has been the case What is most compelling about the Trade Area for retailers such as Costco, for whom the market spending (Figure 3.5) is that the City of Grande was a question, prior to their arrival. Prairie’s residents only account for 24% of that total spending catchment. This suggests a significant market potential within a 2-hour drive time which retailers could tap into.

25 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta 10 Barrel Brewing Co. - Boise, Idaho | designed by Cushing Terrell Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 26 3

3.6 SUMMARY & IMPLICATIONS

The Trade Area Demographic Profile illustrates Although retail spending by City of Grande a burgeoning resident and consumer market Prairie residents alone is $862 million, the total within a 2-hour drive time comprised of Trade Area lying within a 2 hour drive time is households with above average income earnings estimated at $3.5 Billion. Most significantly and a young family dynamic; an average age of however is the fact that the City of Grande Prairie 30.7 years, which is almost 6 years younger than is the shopping and service centrality for this the Provincial average. large spending catchment.

The Total Trade Area penetrates well in excess of 250,000 residents. The Primary Trade Area alone has over 150,000 residents.

The latter attributes are extremely positive and favourable for further retail categories and store types in Grande Prairie and in particular have a degree of correlation with expenditure on many merchandise categories.

Moreover, Grande Prairie’s regional centrality relative to Northeastern BC and Northwestern Alberta provides the ideal location for potential retailers to locate.

As will be seen in the forthcoming section on Retail Supply, Grande Prairie has a variety of retail formats and locations for retailers ranging from new Power Centres to established a high volume Enclosed Mall to new and revitalized community grocery anchored shopping centres.

27 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Westgate Power Centre, Grande Prairie. Photo: KieronRetail Hunt Market & Gap Analysis - City of Grande Prairie, Alberta | 28 4RETAIL MARKET SUPPLY

4.1 4.2 INTRODUCTION GRANDE PRAIRIE RETAIL MARKET SNAPSHOT The dynamics of the overall retail market Prior to documenting the city’s retail inventory, provides critical indicators as to the performance an assessment of the current retail sector’s of the retail and moreover the magnitude of performance was undertaken to get a sense of demand and resulting opportunity for which the current market vacancies and patterns of niches could be filled. absorption. Data is sourced to The Network Real Estate This section will provide a detailed picture of the Intelligence (“The Network”), July 2013. The overall Citywide retail inventory comprising a Network data comprises a survey of 51 retail detailed inventory of the retail centres/nodes and centres in the City of Grande Prairie (109 free- tenants therein that make up the City of Grande standing, 97 downtown retail buildings and 39 Prairie’s retail market. big box stores for a total of 295 buildings. On the basis of the survey, retail vacancies in the City of To further assess the level of retail supply, a Grande Prairie as of July 2013 were documented as follows: comprehensive inventory and evaluation was conducted of the existing City of Grande Prairie, Shopping Centres 6.30% retail inventory, with respect to locations, format Free Standing Retail 3.29% and amount of space. This evaluation creates Downtown Retail 8.41% a foundation upon which retail “gaps” can be Big Box Retail 6.96% quantified and determined. Total 6.22%

The inventory will reflect current as well as Within the shopping Centres sub-sector, the proposed or future retail centres/nodes, such that vacancy increase was attributable to older retail the City can be understood at in sectors relative space becoming vacant or new retail space to competitive influences and potential tenant waiting to be leased. opportunities today and into the near future. As is the case in many markets similar to Grande The purpose of the competitive evaluation Prairie, the transition from older retail spaces is to firstly identify a foundation for demand to newer retail spaces typically results in higher and current retail performance (also known vacancies which can be misleading in the sense as productivity) followed by identifying the that much of the space is obsolete and not of a potential types of tenants and/or merchandise quality nor in a location that new-to-market or categories for whom Grande Prairie would existing retailers feel comfortable renovating or represent a compatible fit. occupying.

29 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Figure 4.1 CITY OF GRANDE PRAIRIE RETAIL PROJECTS INVENTORY & SUPPLY MAP (Source: City of Grande Prairie Cushing Terrell Architecture Inc)

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 30 14 NUMBER OF RETAIL DEVELOPMENTS IN THE CITY EITHER 4 UNDER CONSTRUCTION AND ACTIVELY LEASING OR PROPOSED

4.3 RETAIL DEVELOPMENTS

Figure 4.1 documents and highlights the major Retail developments in the City of Grande Prairie retail nodes and project in the City of Grande represent a wide range of formats with new Prairie. This diagrammatic profile also includes developments being provided at the regional, areas of future development. community and neighbourhood scale such as Westgate, Trader Ridge, South 40, Cobblestone Figure 4.1 clearly illustrates the concentrations Lane Grande Banks/Stone Ridge and Mission of retail activity in the West and North, which are Estates respectively. highlighted by Power Centres such as Gateway and Westgate, Freestanding retailers such as As the Grande Prairie market continues to grow COSTCO, Walmart, Cineplex as well as the Prairie and evolve and new developments become Mall, Real Canadian Superstore and Sears Centre. more appropriate for tenants, areas such as the Downtown or other older projects will need to find ways to enhance or redefine their spaces and positioning. Table 4.1 CITY OF GRANDE PRAIRIE RETAIL INVENTORY (Source: City of Grande Prairie Cushing Terrell Architecture Inc)

% of Existing Existing Average Number Number Inventory Inventory Store Merchandise Category of Stores of (SF) (%) Size Stores Grocery & Specialty Foods 552,194 14.20% 40 5.5% 13,805 Alcohol & Tobacco 78,100 2.01% 28 3.9% 2,789 Pharmacy 74,429 1.91% 11 1.5% 6,766 Personal Services 192,341 4.95% 78 10.8% 2,466 Clothing & Apparel 450,664 11.59% 64 8.9% 7,042 Footwear 21,974 0.57% 15 2.1% 1,465 Jewelry & Accessories 32,509 0.84% 20 2.8% 1,625 Health & Beauty 75,896 1.95% 52 7.2% 1,460 Home Electronics & Appliances 118,033 3.04% 19 2.6% 6,212 Home Furnishings & Accessories 288,943 7.43% 33 4.6% 8,756 Home Improvement & Gardening 365,800 9.41% 21 2.9% 17,419 Books & Multi-Media 21,578 0.55% 12 1.7% 1,798 Sporting Goods & Outdoor Recreation 129,925 3.34% 16 2.2% 8,120 Toys & Hobbies 27,388 0.70% 9 1.2% 3,043 Specialty Retail 267,735 6.89% 85 11.8% 3,150 Full Service F&B 170,394 4.38% 38 5.3% 4,484 Limited Service F&B 163,228 4.20% 108 15.0% 1,511 Entertainment & Leisure 205,675 5.29% 16 2.2% 12,855 Auto Parts & Accessories 129,765 3.34% 12 1.7% 10,814 Auto/RV/Motorsports Dealership 356,150 9.16% 24 3.3% 14,840 VACANT 165,758 4.26% 21 2.9% 7,893 TOTAL 3,888,478 100.00% 722 100% 5,386

31 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Figure 4.2 RETAIL SECTORS (Source: Cushing Terrell Architecture Inc.)

Average Total Number Store Size Identified Retail Node Inventory (sf) of Stores (sf) NORTH 1,626,268 293 5,550 SOUTH 304,550 75 4,061 CENTRAL 396,900 140 2,835 EAST 63,550 32 1,986 WEST 1,497,209 182 8,226 TOTAL 3,888,478 722 5,386

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 32 3.9 million sf 4 CITY OF GRANDE PRAIRIE’S RETAIL INVENTORY

4.4 A review of the Grande Prairie’s competitive retail CITYWIDE RETAIL INVENTORY environment provides a number of indicators as to potential merchandise and tenant To document the retail inventory for the City of opportunities. Grande Prairie, Cushing Terrell conducted on- the-ground fieldwork during which every retail The local market has reached a positive threshold project and retail node was documented in terms whereby a number of other regional or national chains would have sufficient market support to of the retail store brand, merchandise category warrant a location and in some cases second and estimated unit size. or multiple locations depending on the type of The inventory was categorized into the same retailer, however there is currently a deficiency merchandise categories that were profiled in in the quality of retail space and configurations the Retail Spending so that a direct comparison suitable for new market entries. could be taken. In some cases where retail data 4.5 was not available, store sizes were estimated RETAIL INVENTORY BY SECTOR using leasing plans, developer websites and satellite mapping measurements. Based on the fieldwork and inventory, Grande Prairie’s Retail environment was allocated into Since 2012, over 250,000 sf of new space has 5 Sectors. Each Sector was determined based entered the market. The majority of this new on geographic and spatial factors such as road retail has taken place at the Westgate Centre, networks, patterns of residential development, types of inventory. The result were the following which continues to add space into 2014. Sectors totaling 3.88 million sf: As documented in Tables 4.1 and 4.2, the City of • North Sector 1.6 million sf Grande Prairie has an estimated retail floorspace • West Sector 1.5 million sf of approximately 3.88 million sf. This retail • Central Sector 397,000 sf floorspace is comprised of approximately 722 retail premises that range from Auto Dealerships • South Sector 305,000 sf to Restaurants and Personal Services such as • East Sector 64,000 sf Florists or Salons. The North and West Sectors comprise the Within many of the retail projects in Grande majority of the comparison or destination types Prairie, Personal and Professional Services often of shops and services, while the Central Sector occupy what would otherwise be traditional has a large number of local and independent streetfront retail space. Accordingly, the retail businesses. The East Sector is comprised of inventory does not account for Professional Neighbourhood-serving nodes, while the South Services (e.g. Dental, Medical etc.) that occupies Sector will soon surpass the Central Sector in these spaces, since they do not carry an floorspace and is set to become a strong node for associated “Retail Sales Productivity”. Community-scale shops and services catering to the areas of current and future residential growth.

33 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Figure 4.3 REPRESENTATIVE CITY RETAIL IMAGERY Source: Photos by Cushing Terrell Architecture Inc. & Google Street View)

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 34 4

Table 4.2 provides a breakdown of the City’s This is expected since the Prairie Mall is located retail inventory by category and by sector and in the North Sector and is the dominant Fashion reveals the strengths and weaknesses of each. It format in the City. is worth noting however, that because a specific The South Sector’s largest retail category is Sector may not have any retail space, this does Grocery & Specialty Foods which currently not suggest that there is a void, but rather could accounts for 41% of the total South Sector be simply a reflection of the area being more floorspace. This high ratio is driven by the fact local in its trade area. This is particularly the case that the South is the dominant residential area for the East Sector, which provides the basic day- for the City. to-day needs for its local trade area residents. The current vacancy in the South Sector is Conversely, the North Sector has a wide array of misleading since the majority of this vacant space all types of shops and services, though its largest (25,000 sf) is space that in the process of being share of retail category is Clothing & Apparel; completed in the South 40 development project 307,000 sf or 19% of the total North Sector and is likely to be leased by late Spring 2014. floorspace.

Table 4.2 RETAIL INVENTORY BY CATEGORY & SECTOR (Source: City of Grande Prairie, Cushing Terrell Architecture Inc)

IDENTIFIED RETAIL NODE (sf) Merchandise Category TOTAL TOTAL NORTH SOUTH CENTRAL EAST WEST (# of (sf) Stores) Grocery & Specialty Foods 173,794 124,250 63,100 9,550 181,500 552,194 40 Alcohol & Tobacco 26,500 25,750 4,100 9,750 12,000 78,100 28 Pharmacy 21,616 26,250 0 15,000 11,563 74,429 11 Personal Services 49,728 25,000 54,450 5,750 57,413 192,341 78 Clothing & Apparel 307,164 1,000 20,750 0 121,750 450,664 64 Footwear 15,224 0 1,750 0 5,000 21,974 15 Jewelry & Accessories 24,197 0 3,000 0 5,313 32,509 20 Health & Beauty 30,046 3,750 24,250 3,250 14,600 75,896 52 Home Electronics & Appliances 32,783 0 6,000 0 79,250 118,033 19 Home Furnishings & Accessories 139,693 0 41,750 0 107,500 288,943 33 Home Improvement & Gardening 158,000 0 1,000 0 206,800 365,800 21 Books & Multi-Media 13,703 0 4,250 0 3,625 21,578 12 Sporting Goods & Outdoor Recreation 85,475 1,500 0 0 42,950 129,925 16 Toys & Hobbies 18,638 0 2,000 0 6,750 27,388 9 Specialty Retail 88,185 6,750 52,800 1,000 119,000 267,735 85 Full Service F&B 56,235 5,000 46,000 3,000 60,159 170,394 38 Limited Service F&B 39,140 40,800 21,550 9,000 52,738 163,228 108 Entertainment & Leisure 20,675 11,000 34,000 5,000 135,000 205,675 16 Auto Parts & Accessories 80,565 0 0 0 49,200 129,765 12 Auto/RV/Motorsports Dealership 230,700 0 2,350 0 123,100 356,150 24 VACANT 14,208 33,500 13,800 2,250 102,000 165,758 21 TOTAL 1,626,268 304,550 396,900 63,550 1,497,209 3,888,478 722

35 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Figure 4.4 CITY OF GRANDE PRAIRIE RETAIL INVENTORY FLOORSPACE BY CATEGORY (Source: Cushing Terrell Architecture Inc. 2014)

- 50,000 100,000 150,000 200,000 250,000 300,000 350,000 400,000 450,000 500,000 550,000 600,000

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 36 450,000 sf 4 AMOUNT OF CLOTHING & APPAREL FLOORSPACE IN CITY

Relative to the amount of space in the Central Newer developments/redevelopments such as Sector, Personal Services represent approximately those identified in Figure 4.1 (e.g. Westgate, 14% of the Central Sector floorspace. In a Vision West, South 40, Grande Banks/Stone Downtown environment, where traditional Ridge) have the potential to create a better retail space has left in favour of “suburban” foundation for success for both local and developments, Personal and Professional Services branded tenants. Location will always be one do have a tendency to cluster in conjunction with of the most critical determinants, particularly office populations as a centrality for a region. for a comparison retailer for whom patronage is required from beyond a localized trade area. The Coop Grocery downtown also represents a significant representation in the floorspace and Categories which show a low level of inventory is considered an integral part of any potential include Footwear (22,000 sf in 15 stores), Toys & Downtown revitalization or enhancement. Hobbies (27,000 sf in 9 stores) and Books & Media (22,000 sf in 12 stores). 4.6 RETAIL INVENTORY BY CATEGORY Together these three categories make up only 1.8% of Grande Prairie’s total retail inventory. Categories of retail were incorporated into the Each of these categories is considered under- overall inventory list as shown in Figures 4.4 & 4.5. Designating retail categories to the overall served yet conducive to Grande Prairie’s market inventory makes it possible to conduct a void profile, when considering the demographics and analysis for Grande Prairie. Categories were typical store size formats. designated to correspond directly with the categories of retail utilized in expenditures data, However, industry-wide the Book industry making retail inflow and outflow calculations continues to struggle in the face of on-line correlate. competition by vendors such as Amazon. Nonetheless, a store such as Indigo which is a On a citywide basis, the Top 5 retail categories in slightly smaller footprint than a typical Chapters terms of overall retail floorspace include: location and could represent a strong addition to the City’s retail inventory. 1. Grocery & Specialty Foods 552,000 sf 4.6 2. Clothing & Apparel 450,000 sf RETAIL INVENTORY BY CLASS 3. Home Improvement 366,000 sf As previously shown through a retail inventory 4. Auto/RV/Motorsports 356,000 sf category analysis and location analysis, there exists various forms of imbalance in the Grande 5. Home Furnishings 289,000 sf Prairie retail market.

37 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Figure 4.5 CITY OF GRANDE PRAIRIE RETAIL INVENTORY BY CATEGORY & NUMBER OF STORES (Source: Cushing Terrell Architecture Inc. 2014)

- 20 40 60 80 100 120

40

28

11

78

64

15

20

52

19

33

21

12

16

9

85

38

108

16

12

24

21

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 38 722 4 NUMBER OF RETAIL STORES IN CITY OF GRANDE PRAIRIE

Grande Prairie’s retail landscape and inventory is As displayed in Figure 4.5, the calibre of retail in dominated by the North and West Sectors, but Grande Prairie can best be classified as average the West Sector has recently begun to exhibit in that the majority of retail spaces fall within the significant strength, partly due to varying B Class quality (58%). C and A Class accounts for degrees of infrastructure quality as well as the 21% each of the total retail space. location itself which places this Sector in the strongest location to tap into the regional trade With the number of new developments either area market. under construction or proposed in the City, the amount of A Class space is expected to increase. The analysis shown in Table 4.3 is a valuable tool to shed light on opportunities associated with An increase in higher quality retail spaces located categories of retail which either may be relying in high traffic and well patronized areas, will on Grande Prairie’s older infrastructure or may be create notable opportunities for exposing the looking to relocate to more modern spaces in the Grande Prairie brand and opportunity to new-to- coming years. market retailers as well as those tenants wishing to relocate or add additional locations. Table 4.3 RETAIL INVENTORY SUMMARY BY SECTOR & CLASS (Source: City of Grande Prairie, Cushing Terrell Architecture Inc)

Total Inventory Inventory Inventory Identified Retail Node Inventory (sf) Class A (sf) Class B (sf) Class C (sf)

NORTH 1,626,268 248,943 878,278 499,047 SOUTH 304,550 74,750 223,550 6,250 CENTRAL 396,900 5,500 124,550 266,850 EAST 63,550 17,750 39,500 6,300 WEST 1,497,209 480,297 972,613 44,300 TOTAL 3,888,478 827,240 2,238,491 822,747

4.7 The categorization of Class is based on a RETAIL SPACE PER CAPITA subjective evaluation criteria such as the age of the building (e.g. older than 5 yrs), locational attributes (e.g. parking, access, visibility) and Retail space per capita is an industry measure whether the tenant is a chain store or local (refer of the ratio of retail space against a city’s to notation beside Table 4.3). population. An examination of retail space per capita provides a general indication as The role of the Classification is to provide to whether a market is under retailed or over a sensitized figure against which sales retailed. productivities can be forecast. For example, a clothing store in Downtown Grande Prairie is likely to have a lower sales productivity than a In most urban markets in Canada and the United clothing store in the Prairie Mall. Such differences States, a typical benchmark for retail space per need to be taken into account when estimating capita is in the range of 30 sf to 40 sf (Source: retail sales and resulting demand. International Council of Shopping Centers).

39 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Figure 4.6 CITY OF GRANDE PRAIRIE RETAIL INVENTORY BY CLASS OF RETAIL SPACE (Source: Cushing Terrell Architecture Inc. 2014)

Inventory Inventory Class C (sf) Class A (sf) 21% 21%

Inventory Class B (sf) 58%

Note: The allocations as Class A, B or C is a subjective assessment based on the following attributes:

Class A is considered to be a newer retail space occupying a high profile location with strong traffic counts, access and egress.

Class B is considered to be older retail space that may have been recently renovated, but still benefits from adequate visibility, traffic counts as well as access and egress.

Class C is considered to be outdated or obsolete retail space located in low traffic areas, with resulting lower customer patronage rates.

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 40 67 sf 4 RATIO OF FLOORSPACE PER CAPITA IN CITY

For most markets that fall within the 30 to 40 sf This suggests and confirms that Grande Prairie per capita range, they are typically self-serving is more than just a remote local market, but that markets, meaning they do not have a significant many other factors must be at play to rationalize regional trade area, but rather fulfill the demand and justify the amount of space in the City. and needs of its own City’s population base. The City is the beneficiary of a location that is far In urban markets that are more remote or enough from the City of Edmonton and close removed from a metropolitan region, such as enough to urban centres in Northeastern British Grande Prairie, it is not uncommon for retail Columbia that it can provide the shops and space per capita to be in the range of 55 to 65 sf. services for a wide area. When applying the retail inventory for the City of Grande Prairie (3.88 million sf) against the City’s Moreover, the City has numerous retail population of 57,898 (2013 est), the resulting development opportunities ranging from large per capita ratio is 67.2. This figure in isolation format Power Centres, to a very busy Regional may seem high, but given the remote relocation Enclosed Mall, to new Community Shopping from the City of Edmonton, the figure adds a Centres and Neighbourhood Centres and to further indication as to the magnitude of regional traditional Downtown shops and services. Each serving capacity that Grande Prairie exhibits. of these formats provides a range of potential opportunities for retailers and investors in terms The per capita space ratio can be further used of store sizes, categories etc. as a guide when forecasting future demand for the city, assuming that the regional audiences The evolution of Grande Prairie’s retail market will continue to be attracted to Grande Prairie, as over the past decade is becoming more evident evidenced thus far. in the quality of retail spaces available to tenants. It is critical for a burgeoning market 4.8 SUMMARY & IMPLICATIONS to have high quality retail spaces available rather than obsolete spaces. Many retailers The resulting inventory for the City of Grande looking at Grande Prairie will be seeking new or Prairie clearly validates the regional serving redeveloped spaces rather than older spaces that nature of the retail offering. will require renovating.

The current city retail inventory, which is The overall retail inventory for the City of Grande quantified and estimated on a category-by- Prairie is best classified as a progressive retail category and sector-by-sector basis to be just environment in which there are opportunities for under 3.9 million sf, would not in isolation be small to large and local to national tenants. supported by the City of Grande Prairie residents alone.

41 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 42 5RETAIL DEMAND & GAP ANALYSIS

5.1 This resulting new expenditure then has a INTRODUCTION category-specific sales productivity applied which results in an estimated floorspace demand The following section will quantify the amount figure attributable to each Trade Area. of supportable floorspace in the City of Grande Prairie as justified by the Trade Area which it City of Grande Prairie Supply - Demand serves. After determining the supportable and residual floorspace (if and as determined), the Starting with Table 5.1, the City of Grande retail gap analysis will measure the difference Prairie as a stand-alone market is quantified to between the supply and demand as presented in determine, based on expenditure and market terms of ‘inflow’ or ‘outflow’ retail sales. shares, just how much retail space the City’s 58,000 residents would justify. 5.2 RETAIL FLOORSPACE DEMAND BY Accordingly, Table 5.1 reveals that the City’s residents could justify approximately just over TRADE AREA SEGMENT 1.8 million sf of retail space, at an overall market share of 83%. Tables 5.1 through 5.8 depict the Retail Floorspace demand estimates that are estimated Since this study is examining the City of Grande to come from Grande Prairie’s respective Retail Prairie’s retail market, the resulting market Trade Area’s. This measure of retail demand is shares and demand are viewed as “retained” in used to further rationalize the current amount of that 83% of total City of Grande Prairie resident inventory in the City and further highlight where spending is retained in the City of Grande Prairie. particular areas of deficiency or opportunity may The remaining 17% is likely spent elsewhere lie as it relates to the overall retail offering in the and most likely in the City of Edmonton on City. Destination and Entertainment retail. By dividing the aggregate Trade Area retail The resulting figures in Table 5.1 depict a market spending potential by category-specific retail that has a strong propensity and desire to shop sales productivity estimates (measured in $/sf); in the City. Much of this decision is based on the a metric commonly used by the retail industry location of Grande Prairie relative to its nearest to quantify sales performance, the estimated major metropolitan. It is this sentiment that is warranted floorspace can be calculated. equally applicable to the other cities and towns that comprise Grande Prairie’s Retail Trade Area. Once the estimated expenditure for each Trade Area is calculated an estimated market share In addition to retail spending from the residents is applied to each category which reflects an of the City of Grande Prairie, retail businesses in estimate on how much retail sales the City of the City source a substantial amount of spending Grande Prairie could reasonably be expected to from residents outside of the City of Grande garner from each respective Trade Area. Prairie.

43 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta TABLE 5.1 CITY OF GRANDE PRAIRIE RETAIL FLOORSPACE DEMAND

2013 (Year End Est.)

City of GP Retail Spending by Retained Floorspace Retail Sales Retained Merchandise Category Market Demand Productivity Sales $ Share (sf) ($psf)

Grocery & Specialty Foods $625 95% $177,660,987 284,258 Pharmacy $600 95% $18,792,545 31,321 Alcohol & Tobacco $500 95% $24,858,911 49,718 Personal Services $200 95% $30,221,930 151,110 Clothing & Apparel $275 75% $50,009,341 181,852 Footwear $275 75% $11,816,919 42,971 Jewelry & Accessories $500 75% $8,537,334 17,075 Health & Beauty $500 75% $14,159,480 28,319 Home Furnishings & Accessories $275 75% $34,548,438 125,631 Home Electronics & Appliances $500 75% $42,790,782 85,582 Home Improvement & Gardening $225 75% $12,337,488 54,833 Books & Multimedia $250 75% $13,829,786 55,319 Sporting Goods & Recreation $250 75% $9,595,824 38,383 Toys & Hobbies $250 75% $3,210,176 12,841 Miscellaneous Specialty $250 75% $14,697,402 58,790 Full-Service F&B $475 75% $37,650,335 79,264 Limited Service F&B $650 90% $21,181,749 32,587 Entertainment & Leisure $200 85% $34,317,073 171,585 Auto Parts & Accessories $375 90% $10,848,661 28,930 Auto/RV/Motorsports Dealership $450 75% $138,297,864 307,329 TOTAL RETAIL CATEGORIES ONLY $386 83% $709,363,026 1,837,696

TABLE 5.2 PTA (EXCLUDING GRANDE PRAIRIE) RETAIL FLOORSPACE DEMAND

2013 (Year End Est.)

PTA Retail Spending by Inflow Floorspace Retail Sales Inflow Merchandise Category Market Demand Productivity Sales $ Share (sf) ($psf)

Grocery & Specialty Foods $625 50% $152,005,463 243,209 Pharmacy $600 50% $19,009,701 31,683 Alcohol & Tobacco $500 50% $24,853,290 49,707 Personal Services $200 50% $24,636,861 123,184 Clothing & Apparel $275 65% $62,508,369 227,303 Footwear $275 65% $14,911,974 54,225 Jewelry & Accessories $500 65% $9,683,405 19,367 Health & Beauty $500 65% $17,842,787 35,686 Home Furnishings & Accessories $275 65% $39,061,869 142,043 Home Electronics & Appliances $500 65% $54,372,434 108,745 Home Improvement & Gardening $225 50% $23,482,572 104,367 Books & Multimedia $250 50% $13,779,328 55,117 Sporting Goods & Recreation $250 65% $12,121,841 48,487 Toys & Hobbies $250 65% $4,314,156 17,257 Miscellaneous Specialty $250 65% $24,454,700 97,819 Full-Service F&B $475 65% $47,179,985 99,326 Limited Service F&B $650 50% $18,933,229 29,128 Entertainment & Leisure $200 75% $41,879,056 209,395 Auto Parts & Accessories $375 50% $11,741,286 31,310 Auto/RV/Motorsports Dealership $450 75% $196,923,546 437,608 TOTAL RETAIL CATEGORIES ONLY $376 61% $813,695,849 2,164,966

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 44 5

This spending, as evidenced in the Trade Area Primary Trade Area (Excluding City of Grande delineation, reaches to Northeastern cities and Prairie) Supply - Demand towns of British Columbia, towns in Northern Table 5.2 illustrates the magnitude of retail Alberta up to as well as up to and including floorspace demand that is attributable to the Northwest Territories. remainder of the Primary Trade Area (92,400 residents), but excluding the City of Grande To account for this spending inflow originating Prairie. outside of the City of Grande Prairie, Cushing The purpose for excluding the City of Grande Terrell created the Primary and Secondary Trade Prairie was to allow for a more sensitized market Areas. share approach, recognizing that garnering market shares from Dawson Creek for Grocery Accordingly, each of these additional inflow areas and other conveniences would not be as high as and their resulting spending and market shares it would be from City of Grande Prairie residents. have been estimated to document the amount of The resulting analysis in Table 5.2 reveals a floorspace attributable to each. supportable floorspace demand of 2.1 million sf and an estimated market share of 61% attributable to residents in the Primary Trade Area (excluding City of Grande Prairie). TABLE 5.3 TOTAL PTA (INCLUDING GRANDE PRAIRIE) RETAIL FLOORSPACE DEMAND

2013 (Year End Est.)

Retail Spending by PTA Incl GP Retail Inflow & Retained Floorspace Inflow & Retained Merchandise Category Sales Productivity Market Demand Sales $ ($psf) Share (sf)

Grocery & Specialty Foods $625 80% $329,666,451 527,466 Pharmacy $600 80% $37,802,246 63,004 Alcohol & Tobacco $500 80% $49,712,201 99,424 Personal Services $200 80% $54,858,790 274,294 Clothing & Apparel $275 69% $112,517,710 409,155 Footwear $275 69% $26,728,893 97,196 Jewelry & Accessories $500 69% $18,220,738 36,441 Health & Beauty $500 69% $32,002,267 64,005 Home Furnishings & Accessories $275 69% $73,610,307 267,674 Home Electronics & Appliances $500 69% $97,163,215 194,326 Home Improvement & Gardening $225 56% $35,820,060 159,200 Books & Multimedia $250 60% $27,609,114 110,436 Sporting Goods & Recreation $250 69% $21,717,665 86,871 Toys & Hobbies $250 69% $7,524,332 30,097 Miscellaneous Specialty $250 68% $39,152,101 156,608 Full-Service F&B $475 71% $84,830,321 178,590 Limited Service F&B $650 62% $40,114,979 61,715 Entertainment & Leisure $200 79% $76,196,130 380,981 Auto Parts & Accessories $375 64% $22,589,946 60,240 Auto/RV/Motorsports Dealership $450 75% $335,221,410 744,936 TOTAL RETAIL CATEGORIES ONLY $381 69% $1,523,058,875 4,002,662

45 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta TABLE 5.4 STA WEST RETAIL FLOORSPACE DEMAND

2013 (Year End Est.)

STA West Retail Spending by Inflow Floorspace Retail Sales Inflow Merchandise Category Market Demand Productivity Sales $ Share (sf) ($psf)

Grocery & Specialty Foods $625 5% $8,835,008 14,136 Pharmacy $600 5% $1,078,101 1,797 Alcohol & Tobacco $500 5% $1,515,445 3,031 Personal Services $200 5% $1,396,786 6,984 Clothing & Apparel $275 25% $14,126,067 51,368 Footwear $275 25% $3,378,955 12,287 Jewelry & Accessories $500 25% $2,401,431 4,803 Health & Beauty $500 25% $4,249,121 8,498 Home Furnishings & Accessories $275 20% $7,512,808 27,319 Home Electronics & Appliances $500 25% $12,430,939 24,862 Home Improvement & Gardening $225 15% $3,546,208 15,761 Books & Multimedia $250 20% $3,236,565 12,946 Sporting Goods & Recreation $250 25% $2,808,262 11,233 Toys & Hobbies $250 25% $937,971 3,752 Miscellaneous Specialty $250 25% $5,271,848 21,087 Full-Service F&B $475 15% $6,602,863 13,901 Limited Service F&B $650 10% $2,365,043 3,639 Entertainment & Leisure $200 15% $5,146,409 25,732 Auto Parts & Accessories $375 5% $647,539 1,727 Auto/RV/Motorsports Dealership $450 25% $41,643,646 92,541 TOTAL RETAIL CATEGORIES ONLY $361 16% $129,131,015 357,404

TABLE 5.5 STA EAST RETAIL FLOORSPACE DEMAND

2013 (Year End Est.)

STA East Retail Spending by Inflow Floorspace Retail Sales Inflow Merchandise Category Market Demand Productivity Sales $ Share (sf) ($psf)

Grocery & Specialty Foods $625 10% $7,716,404 12,346 Pharmacy $600 10% $877,976 1,463 Alcohol & Tobacco $500 10% $1,416,242 2,832 Personal Services $200 10% $1,053,007 5,265 Clothing & Apparel $275 15% $3,358,047 12,211 Footwear $275 15% $789,049 2,869 Jewelry & Accessories $500 15% $533,561 1,067 Health & Beauty $500 15% $1,037,480 2,075 Home Furnishings & Accessories $275 10% $1,376,719 5,006 Home Electronics & Appliances $500 15% $2,951,524 5,903 Home Improvement & Gardening $225 10% $963,609 4,283 Books & Multimedia $250 10% $631,428 2,526 Sporting Goods & Recreation $250 15% $666,246 2,665 Toys & Hobbies $250 15% $223,023 892 Miscellaneous Specialty $250 15% $1,304,260 5,217 Full-Service F&B $475 5% $937,035 1,973 Limited Service F&B $650 5% $514,025 791 Entertainment & Leisure $200 10% $1,347,548 6,738 Auto Parts & Accessories $375 10% $558,969 1,491 Auto/RV/Motorsports Dealership $450 10% $7,370,106 16,378 TOTAL RETAIL CATEGORIES ONLY $379 11% $35,626,259 93,991

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 46 5

Total Primary Trade Area (Including City of Grande The STA East is seen to be the area with the Prairie) Supply - Demand lowest market share because of its location relative to the decision-making process of driving Table 5.3 illustrates to combined demand 2 hours or less to Grande Prairie or 2 hours or more to Edmonton and projects such as West resulting from the Total Primary Trade Area, Edmonton Mall or South Edmonton Common. including the City of Grande Prairie. The figures reveal demand for approximately 4.0 million Secondary Trade Area North Supply - Demand sf of retail at a combined market share of approximately 69%. Table 5.6 reveals the demand for floorspace in the City of Grande Prairie attributable to residents Secondary Trade Area West Supply - Demand in the STA West at approximately 178,000 sf at a market share of 32%. Each of the Secondary Trade Areas is not as Because the northern communities will have populated as the Primary Trade Area and as such to travel to and though Grande Prairie to other the amount of demand attributable is lower. Alberta destinations, it is reasonable to apply higher market shares to these customers. For most of these Secondary Trade Areas, the demand is in the form of Comparison or Total Trade Area Supply - Demand Department Store Type Merchandise such as Fashion, Automobiles or Leisure, such as Sporting Table 5.7 aggregates the total demand Goods and Toys. Convenience categories, for floorspace in the City of Grande Prairie attributable to residents of the Primary and are more regularly purchased at home, but Secondary Trade Areas at approximately 4.63 destination-type tenants such as COSTCO do play million. a notable role for less frequent, but nonetheless consistent patronage. When compared against the current city’s retail inventory or supply at 3.88 million sf, the Table 5.4 reveals the demand for floorspace in difference between demand and supply equates the City of Grande Prairie attributable to residents to almost 740,000 sf of residual retail demand that could be supported in the City of Grande in the STA West at approximately 357,400 sf at a Prairie (this value includes current vacant space in market share of 16%. the City).

Secondary Trade Area East Supply - Demand If one factors into the equation the forecasted population growth of approximately 13,500 Table 5.5 reveals the demand for floorspace in over the next decade (the majority of which the City of Grande Prairie attributable to residents will be in the City of Grande Prairie), then the in the STA East at approximately 94,000 sf at a estimated future floorspace demand could grow market share of 11%. by approximately 800,000 sf (13,500 x 60 sf per capita).

47 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta TABLE 5.6 STA NORTH RETAIL FLOORSPACE DEMAND

2013 (Year End Est.)

STA North Retail Spending by Inflow Floorspace Retail Sales Inflow Merchandise Category Market Demand Productivity Sales $ Share (sf) ($psf)

Grocery & Specialty Foods $625 15% $7,237,925 11,581 Pharmacy $600 15% $862,935 1,438 Alcohol & Tobacco $500 15% $1,136,929 2,274 Personal Services $200 15% $1,069,649 5,348 Clothing & Apparel $275 50% $6,887,226 25,044 Footwear $275 50% $1,654,364 6,016 Jewelry & Accessories $500 50% $1,153,830 2,308 Health & Beauty $500 50% $2,076,894 4,154 Home Furnishings & Accessories $275 40% $3,250,225 11,819 Home Electronics & Appliances $500 50% $6,393,192 12,786 Home Improvement & Gardening $225 40% $2,899,200 12,885 Books & Multimedia $250 20% $778,754 3,115 Sporting Goods & Recreation $250 50% $1,400,847 5,603 Toys & Hobbies $250 50% $568,789 2,275 Miscellaneous Specialty $250 50% $2,756,191 11,025 Full-Service F&B $475 20% $2,101,257 4,424 Limited Service F&B $650 15% $894,878 1,377 Entertainment & Leisure $200 20% $1,423,598 7,118 Auto Parts & Accessories $375 10% $352,974 941 Auto/RV/Motorsports Dealership $450 50% $20,928,197 46,507 TOTAL RETAIL CATEGORIES ONLY $370 32% $65,827,853 178,039 TABLE 5.7 TOTAL TRADE AREA RETAIL FLOORSPACE DEMAND

2013 (Year End Est)

Total Retail Spending by Total Current City Retail Residual Merchandise Category Floorspace Demand Inventory Demand (sf) (sf) (sf)

Grocery & Specialty Foods 565,529 552,194 -13,335 Pharmacy 67,702 78,100 10,398 Alcohol & Tobacco 107,562 74,429 -33,133 Personal Services 291,891 192,341 -99,551 Clothing & Apparel 497,778 450,664 -47,114 Footwear 118,368 21,974 -96,394 Jewelry & Accessories 44,619 32,509 -12,110 Health & Beauty 78,732 75,896 -2,835 Home Furnishings & Accessories 311,818 118,033 -193,785 Home Electronics & Appliances 237,878 288,943 51,065 Home Improvement & Gardening 192,129 365,800 173,671 Books & Multimedia 129,023 21,578 -107,446 Sporting Goods & Recreation 106,372 129,925 23,553 Toys & Hobbies 37,016 27,388 -9,628 Miscellaneous Specialty 193,938 267,735 73,797 Full-Service F&B 198,887 170,394 -28,493 Limited Service F&B 67,521 163,228 95,706 Entertainment & Leisure 420,568 205,675 -214,893 Auto Parts & Accessories 64,398 129,765 65,366 Auto/RV/Motorsports Dealership 900,363 356,150 -544,213 TOTAL RETAIL CATEGORIES ONLY 4,632,095 3,722,720 -909,375

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 48 5

Therefore, combining the residual demand as of 5.4 2013 with forecasted demand to 2023, reveals RETAIL INFLOW & OUTFLOW demand for an additional 1.5 million sf of retail space by 2023 in the City of Grande Prairie, which Cushing Terrell utilized a methodology of would bring the total inventory to over 5 million comparing Supply and Demand as generated sf by 2023. by the Retail Spending patterns of the Trade Area Residents. This comparison of Supply 5.3 and Demand results in a measure of Inflow or RETAIL GAP ANALYSIS Outflow. QUANTIFICATION Inflow/Outflow conveniently measures the The previous analysis quantified the supply vs. balance between the volume of supply demand in terms of floorspace. This next step (retail sales) generated by the retail sector in involves quantifying the supply vs. demand in Grande Prairie and the demand (spending by terms of retail sales performance and spending. households) within the same retail sector.

The process for calculating the retail surplus/ Inflow (sometimes referred to as Surplus) in an inflow involved estimating the current annual area represents a condition whereby the supply retail sales for each respective merchandise exceeds the area’s demand and where retailers category in the City of Grande Prairie. are attracting shoppers that reside outside the normal or Primary Trade Area. This estimated annual retail sales value was calculated by applying the estimated retail sales Outflow (sometimes referred to as Leakage) in an productivity (using industry baseline averages area represents a condition whereby a market’s as determined by the International Council of supply is less than the demand. In other words, Shopping Centres) against the inventory and retailers outside the market area are fulfilling the further sensitized by the classification of the retail demand for retail products and thus demand store (refer to the detailed Retail Inventory in is outflowing or leaking out of the normal or Appendix A). Primary Trade Area.

Table 5.8 and Figure 5.1 illustrate the Retail Gap Table 5.8 reveals a pattern of spending that Analysis on a category-by-category basis for the again clearly substantiates the idea that the City City of Grande Prairie. of Grande Prairie is a significant regional market that extends well beyond its own City limits. Unlike most markets in which outflow is clearly evident, in the case of Grande Prairie the regional In fact, it is common for many markets, particularly those closer to major metropolitan nature of the market is yet again substantiated areas to have many areas where sales outflow by the magnitude of inflow and retention of occurs. spending, whereby only a few retail categories indicate potential outflow.

49 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta FIGURE 5.1 CITY OF GRANDE PRAIRIE RETAIL SPENDING SUPPLY AND DEMAND

Millions $0 $50 $100 $150 $200

Est. Current Annual Sales by Category Est. Grande Prairie Expenditure Potential 2013 (SUPPLY) (DEMAND)

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 50 5

The Inflow/Outflow factor presents a snapshot These categories include: of retail opportunity. This is a measure of the relationship between supply and demand that Footwear: Outflow Factor -42.8 Books & Multi-Media: Outflow Factor -58.1 ranges from +100 (total inflow) to -100 (total Auto/RV/Motorsports: Outflow Factor -4.1 outflow). A positive value represents inflow of retail opportunity where customers are drawn All other categories indicate positive Inflow in from outside the trade area. A negative value factors, in many cases above 30.0, suggesting represents outflow of retail sales, a market where very strong demand dynamics. customers are drawn outside the trade area. The Retail Gap represents the difference between While a market that shows leakage indicates Retail Potential and Retail Sales. areas of weakness and opportunity, it can also be said that a market with significant inflow is In the case of Grande Prairie however, Table even more poignant in that retailers can have the 5.8 reveals a pattern in which only 3 categories confidence in knowing that demand is already exhibit sales outflow. present in a market.

TABLE 5.8 RETAIL INFLOW / OUTFLOW ESTIMATES

Est. Grande Prairie Est. Current Annual Grande Prairie Grande Prairie Expenditure Sales by Category Outflow / Inflow Outflow / Merchandise Category Potential 2013 (SUPPLY) Estimates Inflow Factor (DEMAND) Grocery & Specialty Foods $359,725,938 $187,011,566 $172,714,372 31.6 Alcohol & Tobacco $40,318,750 $19,781,627 $20,537,123 34.2 Pharmacy $52,933,913 $26,167,275 $26,766,638 33.8 Personal Services $37,127,100 $31,812,558 $5,314,542 7.7 Clothing & Apparel $116,268,144 $66,679,121 $49,589,023 27.1 Footwear $6,306,369 $15,755,892 -$9,449,523 -42.8 Jewelry & Accessories $17,094,575 $11,383,112 $5,711,463 20.1 Health & Beauty $37,714,531 $18,879,307 $18,835,224 33.3 Home Electronics & Appliances $62,329,025 $46,064,583 $16,264,442 15.0 Home Furnishings & Accessories $75,592,151 $57,054,376 $18,537,775 14.0 Home Improvement & Gardening $75,948,750 $16,449,984 $59,498,766 64.4 Books & Multi-Media $4,890,131 $18,439,715 -$13,549,584 -58.1 Sporting Goods & Outdoor Recreation $32,481,308 $12,794,432 $19,686,875 43.5 Toys & Hobbies $7,199,447 $4,280,235 $2,919,212 25.4 Specialty Retail $65,954,703 $19,596,535 $46,358,168 54.2 Full Service F&B $79,796,459 $50,200,447 $29,596,011 22.8 Limited Service F&B $110,222,531 $23,535,277 $86,687,254 64.8 Entertainment & Leisure $43,085,000 $40,373,028 $2,711,972 3.2 Auto Parts & Accessories $47,255,514 $12,054,067 $35,201,447 59.4 Auto/RV/Motorsports Dealership $169,882,500 $184,397,152 -$14,514,652 -4.1 VACANT TOTAL $1,442,126,838 $862,710,289 $579,416,549

51 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta FIGURE 6.1 CONSUMER SURVEY RESPONDENTS RESIDENCE OF ORIGIN

Other City Sexsmith 20% 3% Beaverlodge 2%

Clairmont City of Grande Prairie 2% Grande Prairie County 59% 14%

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 52 6CONSUMER INTERCEPT SURVEY

6.1 flow in various areas of the City. Given that the INTRODUCTION Surveys were conducted in December, locations with an indoor environment were desired. As an integral part of the Retail Market & Gap Analysis, a Consumer Intercept Survey was An important component to determining and conducted in which the residents of Grande validating the Retail Market & Gap Analysis Prairie and the surrounding communities were quantification is ensuring that a representative randomly interviewed. sample of the trade area is interviewed. Figure 6.1 illustrates the breakdown of Respondent Respondents were interviewed at strategic residences for the Consumer Intercept Survey, locations (Prairie Mall and 214 Place) in the revealing 59% of respondents currently live in community to ascertain their preferences for the City of Grande Prairie, with a further 14% merchandise categories/store types and retailers living in Grande Prairie County and the remaining in the City of Grande Prairie. Other important 27% from communities outside of the County, areas of information gathered through this including British Columbia and Northwest process included collecting data associated with Territories. where residents currently conduct the majority of their shopping, how frequently they shop, how Furthermore, Figures 6.2 illustrates the density much they spend and what types of formats/ and specific clusters of cities and towns from stores they prefer. which Survey Respondents originated.

In total, 200 respondents provided a sample size Figure 6.2 clearly illustrates a consistent pattern which ensured the study was statistically valid with the Retail Trade Area documented in with a confidence level of 95%. Utilizing the Figure 4.1, in which the majority of patronage is Statistical Package for the Social Sciences (SPSS) sourced to the City and surrounding towns, but the data has been prepared in correlation with emanates westward into Northeastern British the study’s objectives. Columbia and north into Northern Alberta, with less dependence on communities to the east and The questionnaire tool is shown as Figure 6.3, south. while the complete Consumer Survey results are provided in Appendix B. 6.3 PREFERRED SHOPPING LOCATIONS 6.2 RESPONDENT RESIDENCE Consumer Survey respondents were specifically asked the following questions pertaining to their As a foundation for the Consumer Intercept current shopping habits: Survey, the locations were chosen to get a valid cross-section of resident and consumer traffic

53 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta FIGURE 6.2 CONSUMER SURVEY RESPONDENT “HEAT MAP” BY POSTAL CODE (forward sortation area e.g. T8V)

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 54 6

• What is your primary shopping centre for COSTCO, on the other hand ranked 2nd among convenience goods? respondents and is a very strong tenant for both • What is your reason for choosing this conveniences and comparison merchandise. location? • What is your primary shopping centre for The recent opening of No Frills in South 40 comparison goods? has yet to fully resonate with the trade area • What is your reason for choosing this and given that the survey respondents were location? surveyed at Prairie Mall and Downtown, it could • What do you most like about the shopping be reasonably opined that this area may not be opportunities in Grande Prairie? top-of-mind yet. • What do you dislike the most about the shopping opportunities in Grande Prairie? Primary Comparison Shopping Centre

Figures 6.3 to 6.13 identify the current shopping Figures 6.5 and 6.6 illustrate that Prairie Mall, environment preferences for respondents and Walmart and COSTCO are the most dominant reveals expected results as it pertains to locations shopping centres for consumers looking for and decision making factors. But it also yields comparison merchandise, such as Clothing, insight into what consumers are expecting in Footwear, Books, Electronics, House & Home etc. the shopping environments, as well as in the merchandise mix and overall offering. Although it only recently opened, Westgate garnered a notable response and based on the Primary Convenience Shopping Centre roster of current tenants as well as future tenant prospects, future surveys could reasonably Figures 6.3 and 6.4 indicate that the Real expect this retail node to rank even higher in the Canadian Superstore is the dominant location for future. consumers to shop for convenience necessities, such as groceries. The primary reason for this In terms of the reasons for shopping at an overwhelming dominance is the price of the identified Comparison shopping location, the goods/merchandise as well as the fact that the selection of shops ranks as the top reason, RCSS is close to their primary residence and followed by the Prices and the ability to one- allows for one-stop-shopping. stop-shop.

Both Safeway locations in the North and South The retail inflow and outflow identified are also notable and close in their responses, previously clearly illustrates that consumers have while Walmart only recently expanded to include a strong willingness to visit Grande Prairie for grocery conveniences. their Convenience and Comparison goods and services.

55 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta FIGURE 6.3 WHAT IS YOUR PRIMARY CONVENIENCE SHOPPING CENTRE?

Q1A: Primary Convenience SC

Real Canadian Superstore 40 COSTCO 32 Safeway South 29 Safeway North 22 Other 19 WalMart 16 Save On Foods 15 No Frills 12 COOP Downtown 5 IGA Fresons South 4 IGA Fresons North 4 No Primary Convenience 2 0 5 10 15 20 25 30 35 40 45

Number of Responses

FIGURE 6.4 WHAT IS YOUR PRIMARY REASON FOR CHOOSING A CONVENIENCE SHOPPING CENTRE?

Q1C: Reason for Primary Convenience SC

Close to Home 95

Prices 88

Familiarity 43

One Stop Shop 41

Quality Products 41

0 20 40 60 80 100

Number of Responses

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 56 6

This trend combined with the population and 6.4 spending dynamics reinforces the opportunity LIKES & DISLIKES OF RETAIL IN for Grande Prairie to target and attract many GRANDE PRAIRIE tenants that are found in more metropolitan markets, but for whom the Grande Prairie Figures 6.7 and 6.8 highlight the “likes” and demographics is a strong and compatible fit. “dislikes” of the respondents as it relates to the current shopping opportunities in Prairie. Given the price consciousness of the respondents, Grande Prairie could attract price Overwhelmingly, respondents like the fact that points and broader market appeal tenants. For the shops are close to home and meet their basic example, tenant such as H&M who may not have needs as well as the new options arriving at Grande Prairie on their radar, may well be served Westgate. to be presented with the opportunity. It is encouraging that respondents have such The challenge for a retailer like H&M or other a high response rate to the selection of stores. similar fashion brands would be the requirement Despite the response rate as a “like”, the selection for an indoor retail space at the Prairie Mall. It of stores is also an issue raised in the respondent would be incumbent upon the Prairie Mall dislikes. ownership and management to continue to find ways of creating high value spaces for This is a reflection on the aspirational nature attracting tenants that consumers have indicated of the Grande Prairie consumer whereby they are responding positively to the growth and they would like to see, but for whom their introduction of stores in the market, but still want only preferred location would be the regional to have more retailers that they are accustomed enclosed mall. to seeing in other markets such as Edmonton. Examples are indicated in Figures 6.9 through Figure 6.12 and the detailed full response in 6.13 and include shops that could locate in Appendix C illustrates a range of tenants that Power Centre and/or Enclosed Mall formats. the mall could target that fit the Grande Prairie Market profile. Customer Service was mentioned as a dislike and is important for business owners to acknowledge. Similarly, restaurants like Cactus Club typically As the Grande Prairie market continues to grow, would want a higher profile urban location meeting the employment needs becomes a within which to set up a location, however as challenge. Immigration issues often result in they expand in the Alberta Market and seek out Customer Services issues, but the first key to youthful and well-educated patrons, the Grande dealing with these is to understand them as an Prairie Market may represent a future target. issue, as identified in this Consumer Intercept Survey.

57 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta FIGURE 6.5 WHAT IS YOUR PRIMARY COMPARISON SHOPPING CENTRE?

Q2A: Primary Comparison SC

Prairie Mall 89 Other SC 33 WalMart 26 COSTCO 21 No Comparison Primary 10 Westgate 9 Canadian Tire 4 Real Canadian Superstore 3 Downtown 3 Gateway 2

0 10 20 30 40 50 60 70 80 90 100

Number of Responses

FIGURE 6.6 WHAT IS YOUR PRIMARY REASON FOR CHOOSING A COMPARISON SHOPPING CENTRE?

Q2C: Reasons for Primary Comparison SC

Selection of Stores 78

Prices 65

One Stop Shop 51

Selection of 30 Products

Close to Home 27

0 10 20 30 40 50 60 70 80 90

Number of Responses

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 58 6

FIGURE 6.7 WHAT DO YOU LIKE MOST ABOUT SHOPPING IN GRANDE PRAIRIE?

Q20: Like Most About Shopping Opportunities in Grande Prairie

Selection of Stores 73

Like New Stores 58

Meets Needs 48

Close to Home 43

Prices / Sales 42

0 10 20 30 40 50 60 70 80

Number of Responses

FIGURE 6.8 WHAT DO YOU DISLIKE MOST ABOUT SHOPPING IN GRANDE PRAIRIE?

Q21: Dislike Most About Shopping Opportunities in Grande Prairie

Selection of Stores 75

Parking / Traffic 47

Customer Service 36

Nothing Specific 30

Crowded 26

0 10 20 30 40 50 60 70 80

Number of Responses

59 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta FIGURE 6.9 WHAT NEW STORES/SERVICES WOULD INCREASE YOUR SPENDING IN GRANDE PRAIRIE?

Q22: New Stores/Services to Increase Spending in Grande Prairie

Full Service Restaurants 206

Clothing / Footwear 183

Sporting Goods / Toys & 84 Hobbies

Entertainment 63

Professional Financial Services 41

0 50 100 150 200 250

Number of Responses

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 60 6

6.5 1. Red Lobster DESIRED SHOPS & SERVICES 2. Olive Garden 3. Montana’s Cookhouse Figures 6.8 through 6.12 illustrate the responses to questions that sought the following: It is worth noting that in the time during the 1. What New Stores/Services would increase course of this study, an announcement was you spending in Grande Prairie? (Figure 6.9) made that Montana’s will be developing a store 2. What Full-Service Restaurants do you want to in the City. Based on this reality, the next most see in Grande Prairie? (Figure 6.10) common response was for the Cactus Club Cafe. 3. What Limited-Service Restaurants do you want to see in Grande Prairie? (Figure 6.11) Full-Service Restaurants, such as those identified 4. What Retail Stores do you want to see in are most likely to locate in high customer traffic Grande Prairie? (Figure 6.12) and popular shopping areas and as such the West 5. What types of stores do you want to see in and North Sectors will be target locations for Grande Prairie? (Figure 6.13) these types of tenants.

Referring to Figure 6.9, which allows for multiple While the Grande Prairie market has a strong responses, respondents overwhelmingly want to contingent of Limited Service Restaurants (i.e. see more Full-Service Restaurants (206 responses) those without table service), there was still a and Clothing & Footwear stores (183 responses) strong response indicated for more Limited in Grande Prairie. An increase in the quality and Service Restaurants. What is most compelling quantity of the above two categories would be from the responses however is that other than well-received by the respondents and overall Taco Bell, the majority of the responses were in trade area residents. the form of identifying more ethnic diversity in Similarly, though to a slightly lesser degree, the food offering. Sporting Goods, Toys & Hobbies and Entertainment have been identified. In the case Cafes and coffee shops continue to be in high of Sporting Goods, Toys & Hobbies, there may not demand with optimal locations available be as many options as there are for Full-Service throughout the City. Most interesting is the idea Restaurants or Clothing & Footwear, but tenants that a fair share of respondents indicated “local” such as Toys R Us, Sport Chek and Cabelas were in the context of the Limited Service formats. identified as among the most desired tenants, as revealed in Figure 6.12. This suggests opportunities for more local independents, for whom areas in the Downtown In response to the desire to see more Full-Service core could be strong. In downtowns such as Restaurants (i.e. those with table service) in Grande Prairie where external development Grande Prairie, Figure 6.10 specifically asked pressures have created challenges, it is often the respondents for tenant names. This question local merchants and businesses that have the elicited a significant responses for the following ability to create a shop local culture in redefining Top 3: downtown spaces.

61 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta RED LOBSTER MOST CITED RESTAURANT DESIRED BY CONSUMER RESPONDENTS

FIGURE 6.10 WHAT FULL-SERVICE RESTAURANTS DO YOU WANT TO SEE IN GRANDE PRAIRIE?

0 10 20 30 40 50 60 70 80 90

82

78

21

11

7

7

6

5

3

3

3

3

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 62 100 6 FIGURE 6.11 WHAT LIMITED-SERVICE RESTAURANTS DO YOU WANT TO SEE IN GRANDE PRAIRIE?

0 2 4 6 8 10 12 14 16 18 20

19

10

10

5

2

2

2

2

2

2

63 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta TOYS R US MOST CITED RETAILER DESIRED BY CONSUMER RESPONDENTS

FIGURE 6.12 WHAT RETAIL STORES DO YOU WANT TO SEE IN GRANDE PRAIRIE?

0 5 10 15 20 25 30 35 40 45

41

37

30

29

24

20

17

16

12

10

10

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 64 FIGURE6 6.13 WHAT TYPES OF STORES DO YOU WANT TO SEE IN GRANDE PRAIRIE?

0 20 40 60 80 100 120 140 160 180 200

183

153

88

68

51

47

45

41

31

17

14

13

12

10

9

6

2

0

0

65 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta FIGURE 6.14 SPENDING VERSUS IMPORTANCE RATINGS FOR ALL RESPONDENTS

8 LOW SPENDING HIGH SPENDING HIGH IMPORTANCE HIGH IMPORTANCE

7 Clothes & Footwear Full-Service Restaurant

Sporting Goods & Toys 6 Professional Financial Services

Entertainment Books & Music 5 Specialty Automotive Coffee, Cafe & Fast Food Furnishings & Appliances

Electronics & Computers Home Improvement & Garden 4 Personal Services Office Supplies Grocery & Drug Store

Fitness & Day Spa 3 Pet Supplies & Services LOW SPENDING HIGH SPENDING LOW IMPORTANCE LOW IMPORTANCE 2

IMPORTANCE TO INCREASING SPENDING IN GRANDE PRAIRIE GRANDE IN SPENDING INCREASING TO IMPORTANCE 0 10 20 30 40 50 60 70 80 90 100 % SPENDING IN GRANDE PRAIRIE RESTAURANTS ENTERTAINMENT SPORTING GOODS CLOTHING & FOOTWEAR PROFESSIONAL SERVICES MOST DESIRED RETAIL CATEGORIES BY CONSUMER RESPONDENTS

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 66 6

Figure 6.12 illustrated a desire for IKEA. While Restaurants, Sporting Goods, Toys & Hobbies, attracting IKEA is not likely to happen for Grande Entertainment and Professional Financial Services Prairie, the identification of this tenant is perhaps have the highest spending by respondents, but also have the highest importance rating to more indicative of a desire to have more Home increasing spending in the City. Furniture & Decor at a more broad price point. This validates the desire of respondents to have For retail stores such as American Eagle, Victoria’s more diversity and quality in these areas and also Secret or Forever 21 (referring to Figure 6.12), provides further market support for prospective Prairie Mall is likely the only location in Grande tenants looking into the Grande Prairie market. Prairie that they will entertain and therefore the Mall Management and Ownership, as However, categories such as Grocery & Drug Stores, Coffee, Cafe & Fast Food and Personal mentioned, should be proactive in identifying Services have relatively high spending but the Grocery & Drug Store or reconfiguring spaces to accommodate the corresponding desire to have more stores to increased demand that is expected as the market increase spending is not as dominant. continues to grow in population, income and aspiration. At the other end of the spectrum, there are no categories that stand out for having limited 6.6 spending, but a desire to have more stores ALL RESPONDENTS SPENDING provided. The closest representation to having low spending and high importance would be VERSUS IMPORTANCE Books & Music, which has some correlation with the identification of Chapters as a desired tenant Figures 6.14 to 6.20 take a more honed in in the City. approach in looking at the Consumer Responses by seeing where differences may exist in 6.7 spending and importance ratings by Respondent RESPONDENT CROSS-TABULATIONS Origin, Age Cohort and Household Income OF SPENDING VERSUS IMPORTANCE bracket. The process of cross-tabulating the former The initial process is to illustrate for ALL responses for ALL respondents and breaking Respondents, the correlation or possibly lack them down into Origin, Age and Income sheds thereof between the amount of spending in some refined analysis to the retail market and can Grande Prairie on Retail Categories and the also help to further identify the types of tenants Respondents’ importance for a respective that would find Grande Prairie a strategic fit in category in increasing their spending in the City. their store network development strategy.

The results shown diagrammatically in Figure 6.14 shows that not surprisingly the categories comprising Clothing & Footwear, Full-Service

67 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta FIGURE 6.15 PERCENTAGE SPENDING IN GRANDE PRAIRIE BY RESPONDENT ORIGIN

100

90

80

70

60

50

40

30 % Spending in Grande Prairie Grande in Spending % 20

10

0

CITY OF GRANDE PRAIRIE GRANDE PRAIRIE COUNTY OTHER CITY ALL

FIGURE 6.16 IMPORTANCE RATING TO INCREASE SPENDING BY RESPONDENT ORIGIN

8

7

6

5

4

3 NOT IMPORTANT IMPORTANT Importance to Increasing Spending in Grande Prairie Grande in Spending Increasing to Importance

2

CITY OF GRANDE PRAIRIE GRANDE PRAIRIE COUNTY OTHER CITY ALL

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 68 6

Spending & Importance By Respondent Origin Restaurant have the potential to address this in the interim, though a restaurant like Olive Figures 6.15 & 6.16 illustrate the spending and Garden, Red Lobster or Cactus Club would be importance ratings for respondents as broken extremely desired by the regional market. down into the Respondent origin of residence: For residents of the City of Grande Prairie, • City of Grande Prairie an increase in the amount and/or quality of • Grande Prairie County Entertainment, Professional/Financial Services, • Other City (beyond Grande Prairie County) Full Service Restaurants, Sporting Goods, Toys & Hobbies and Clothes & Footwear would go a long The figures illustrate that Grande Prairie County way in retaining further spending. respondents contribute a significant share of retail spending in the City of Grande Prairie. In Spending & Importance By Respondent Age a survey of this nature, it is not surprising that the nearest area outside of the market area Figures 6.17 & 6.18 illustrate the spending and in which the survey was taken would have a importance ratings for respondents as broken strong spending profile. However, in the case of down into the Respondent Age Cohort. Figure 6.15, the amount of spending by Other City residents is quite healthy (more than 50% • 18 - 34 Years of spending) for categories such as Clothes & • 35 - 54 Years Footwear, Grocery, Coffee, Cafe & Fast Food and • 55 + Years Full-Service Restaurant. An examination of the spending and importance The regional-serving penetration of the City by age indicates some clear distinctions between of Grande Prairie is further evidenced by the younger and older age cohorts in the City. Respondent spending which suggests that when customers from other cities come to In terms of spending, the Baby Boomers or Grande Prairie they are drawn for comparison those 55 years and older have the strongest merchandise and often will shop and eat lunch spending profile for categories such as Clothing and dinner in town. & Footwear, Automotive, Personal Services, Professional & Financial Services and Restaurants The importance ratings to increasing spending (Full and Limited Service). in Grande Prairie illustrate that Grande Prairie County residents in particular would spend However, when looking at the importance of more money in the City if there were more Full- these same categories to increasing spending, Service Restaurants. The soon-to-open Brown’s the Baby Boomer segment does not place as high Social House and Montana as well as the soon- a value on these as do the emerging younger age to-be completed Earl’s renovation and Sawmill cohorts.

69 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta FIGURE 6.17 PERCENTAGE SPENDING IN GRANDE PRAIRIE BY RESPONDENT AGE COHORT

100 18 to 34 Years 35 to 54 Years 55 Years+ 90

80

70

60

50

40

30 % Spending in Grande Prairie in Grande Spending % 20

10

0

FIGURE 6.18 IMPORTANCE RATING TO INCREASE SPENDING BY RESPONDENT AGE COHORT 8

18 to 34 Years 35 to 54 Years 55 Years+

7

6

5

4

3 Importance to Increasing Spending in Grande Prairie in Grande Spending Increasing to Importance NOT IMPORTANT IMPORTANT NOT IMPORTANT

2

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 70 6 FIGURE 6.19 PERCENTAGE SPENDING IN GRANDE PRAIRIE BY RESPONDENT HOUSEHOLD INCOME

100 <$55,000 $55,000 - $100,000 >$100,000 90

80

70

60

50

40

30 % Spending in Grande Prairie in Grande Spending % 20

10

0

FIGURE 6.20 IMPORTANCE RATING TO INCREASE SPENDING BY RESPONDENT HOUSEHOLD INCOME

8

<$55,000 $55,000 - $100,000 >$100,000

7

6

5

4

3 Importance to Increasing Spending in Grande Prairie Grande in Spending Increasing to Importance NOT IMPORTANT IMPORTANT NOT IMPORTANT

2

71 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta The implications of this finding are two-fold. Retail spending has thus far catered more to Firstly, while the Baby Boomers are a strong the older demographic, but as the age profile spending segment today, they are not the illustrates, future emphasis should be geared growth demographic in Grande Prairie Market, toward the next generation of consumers who as evidenced by the average age at just over 30 want to support the Grande Prairie businesses, years. Moreover, this pattern suggests that the but equally are prepared to leave Grande Baby Boomers are generally happy and satisfied Prairie for purchases that could otherwise be with the offering in the City of Grande Prairie, accommodated in Grande Prairie. while the emerging growth cohort are not as satisfied and are seeking new experiences and Spending & Importance By Respondent Household formats. Income

Secondly, and most importantly is the fact Figures 6.18 & 6.19 illustrate the spending and that the young family demographic, aged importance ratings for respondents as broken 35 - 54 years, has a strong income profile and down into the Respondent Household Income. is the market to which prospective tenants • <$55,000 should pay attention. Their spending patterns • $55,000 - $100,000 while slightly below that of the Baby Boomers • >$100,000 today is a faster growing segment and it is this segment who place a higher importance on An examination of the spending and importance increasing the amount, quality and diversity of by income also illustrates some slight variations Restaurants, Cafe’s, Fashion, Specialty Retail and in preferences, which in turn can be reflective of Entertainment. the types of targeted categories and tenants. Prospective Retailers will realize the opportunity One would expect that the highest income to cater to a market for which there are many segment (i.e. those earning more than $100,000) more potential tenant opportunities. Specifically, those within the 35 – 55 year old age cohort are would spend the most across the board on retail most likely to benefit from improvements in the shopping, leisure and entertainment. retail offering in Grande Prairie. In fact, while that is true for some categories The 18 - 35 year old age cohort represents such as Home Furnishings & Appliances and Pet the dominant age bracket for spending on Supplies, the income bracket comprising $55,000 entertainment and equally has the highest to $100,000 exhibits the strongest expenditure importance on entertainment to increase their patterns in the City for the majority of categories spending. Akin to the 35 - 54 year old market, the and in particular Clothing & Footwear, Books 18 - 34 year olds are also a fast growing segment & Music, Specialty Retail, Home Improvement, demographically and in terms of spending. Professional & Financial and Cafes.

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 72 6

Those households with the higher incomes also While many of the respondents identified tend to place a slightly lesser importance on recognized retail brands, when it came to Limited the respective retail categories. This could be a Service Restaurants, the respondents identified reflection on the fact that some of the higher end more local types of tenants or categories that are brands that may be garnering their spending are usually represented by more local independent not likely in Grande Prairie, not likely to enter the businesses. market in the near term. The types of tenants sought by respondents However, the importance rating for the lower combined with their spending patterns suggests and middle income segments is very important that the major locations that can fulfill retailer site suggesting that the value orientation of the location requirements will fall in the West Sector, market and brands such as Marshalls, Old Navy North Sector and to a lesser degree the South (which is coming to Westgate soon), H&M and Sector. other Fashion formats as well as the already mentioned Olive Garden and Red Lobster would In the North Sector, the Prairie Mall must ensure be very well positioned in the Grande Prairie that its merchandise positioning and layout market. strategy continues to evolve so that it can be in the best position to attract the progressive 6.8 types of tenants that respondents identified SUMMARY & IMPLICATIONS in the Survey and for which Grande Prairie is a compatible market. The Consumer Intercept Survey yielded findings that validated the identified Trade Area as well The Downtown area, will no doubt continue as the strength of Grande Prairie as a regional to face external pressures resulting from serving hub for northwestern Alberta and continued growth on the fringe of the City. The northeastern British Columbia. Downtown is still recognized as a key node that can accommodate future tenant opportunities, The respondents interviewed in the process particularly in the entertainment and food & confirmed previous anecdotal statements beverage categories. regarding tenants that are desired in the community such as Red Lobster, Olive Garden, The most significant appeal of Grande Prairie’s Toys R Us, Old Navy and Chapters. Incidentally, Retail Market is the strength and spending Old Navy is soon-to-open in Grande Prairie as is propensity of the high earning and fast growing Montana’s which was also a retailer identified by young family segment in the 18 to 55 year age Consumer Intercept Survey Respondents. range.

The majority of respondents indicated a desire A young, family-oriented market, with disposable to have more Clothing & Footwear, Full Service incomes is a core prerequisite many retailers look Restaurants, Sporting Goods & Toys and for when selecting a market. Combined with Entertainment. These particular categories were Grande Prairie’s 260,000 person trade area and not only identified as specific categories, but the validation from the Consumer Intercept Survey, spending patterns and importance ratings of the the Grande Prairie market is well-positioned for respondents validated these sentiments. growth.

73 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 74 7CONCLUSION

The Retail Market & Gap Analysis for the City FACT - City of Grande Prairie has new retail of Grande Prairie entailed an extensive process developments ranging in size and scale from summarized in the following: Neighbourhood to Regional.

• A detailed tabulation of the city’s existing FACT - City of Grande Prairie has a high retail inventory further allocated into retail income, young family demographic. categories and sensitized by sector and estimated retail sales performance; FACT - City of Grande Prairie has a net INFLOW of $579.4 million in Retail Sales. • A Consumer Intercept Survey of resident (local and regional) to Grande Prairie to ascertain FACT - City of Grande Prairies sales attraction and retention results in only $37.5 million in retail their origins, spending habits and preferences; sales OUTFLOW. • A methodical and rationalized market area FACT - City of Grande Prairie has a current penetration resulting in a validated Retail residual demand for 740,000 sf or retail space. Trade Area with population and detailed retail spending on a category-by-category basis; FACT - City of Grande Prairie will have demand for an additional 1.5 million sf of new retail space • A quantification of the City’s current supply by 2023. versus demand in terms of supportable retail floorspace and resulting sales inflow and FACT - Consumer Survey Respondents want outflow estimates. Full-Service Restaurants, Clothing & Footwear, Sporting Goods & Toys and Entertainment at The results of the Market Analysis yielded the value to mid price points. following salient facts about Grande Prairie’s Retail Market: FACT - Consumer Survey Respondents like Grande Prairie’s current selection but want more FACT - City of Grande Prairie serves a Total progressive choices. Trade Area of almost 260,000 residents. FACT - Target audience for retailers are the FACT - City of Grande Prairie’s Trade Area middle to upper-middle income households extends into Northeastern British Columbia and comprised of 18 to 55 year olds. Northwest Territories. FACT - City of Grande Prairie is a compatible FACT - City of Grande Prairie’s Primary Trade market for the following potential retail tenant Area has over 150,000 residents. types (refer to Appendix B for additional tenants identified by Consumer Survey Respondents): FACT - City of Grande Prairie can support over 4.6 million sf of retail floorspace.

75 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 76 7

77 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta RETAIL MARKET & GAP ANALYSIS

RESOURCEFUL SPIRIT GROWING OPPORTUNITY

Grande Prairie is a vibrant, burgeoning retail destination providing regional shopping for residents of Northwestern Alberta and Northeastern British Columbia.

PREPARED FOR: THE CITY OF GRANDE PRAIRIE

PREPARED BY: CUSHING TERRELL ARCHITECTURE INC.

APRIL 2014

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 78 RETAIL MARKET & GAP ANALYSIS

RETAILRESOURCEFULMarket & Gap Analysis

City of SPIRITGrande Prairie GROWING OPPORTUNITY

Grande PrairieAPPENDICES is a vibrant, burgeoning retail destination providing regional shopping for residents of Northwestern Alberta and Northeastern British Columbia.

PREPARED FOR: THE CITY OF GRANDE PRAIRIE

PREPARED BY: CUSHING TERRELL ARCHITECTURE INC.

APRIL 2014

79 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 80 A APPENDIX | RETAIL INVENTORY

Est. Sales Retail Area Est. Area Productivity Retail Business Name Retail Project/Location (North, South, East, General Retail Category Estimate Based on (SF) West, Central) Building, Location, Tenant etc.

7/11 Downtown - 97th Ave CENTRAL Grocery & Specialty Foods 2,000 $650 Affordable Elegance Downtown Core - Richmond Ave/100th Ave CENTRAL Clothing & Apparel 1,750 $206 After Hours Love Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 750 $188 Alberta Trophy Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 1,250 $188 Al's News Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 1,000 $188 Auto Canada 100th Street West Side CENTRAL Auto/RV/Motorsports Dealership 2,350 $338 Avenue Crafts & Gifts Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 750 $188 Bad Ass Jacks Downtown - 97th Ave (100th St Station) CENTRAL Limited Service F&B 1,200 $488 Bama Furniture Downtown Core - Richmond Ave/100th Ave CENTRAL Home Furnishings & Accessories 14,000 $275 Bar One Downtown Core - 99th Ave CENTRAL Entertainment & Leisure 2,500 $200 Barbershop Downtown Core - Richmond Ave/100th Ave CENTRAL Health & Beauty 1,000 $375 Bean Counters Downtown - Tuscan Square CENTRAL Limited Service F&B 1,000 $488 Bed Shoppe Downtown Core - Richmond Ave/100th Ave CENTRAL Home Furnishings & Accessories 7,500 $275 Better than Freds Billiards Downtown Core - 99th Ave CENTRAL Entertainment & Leisure 8,500 $200 Braides & Beauty Downtown Core - Richmond Ave/100th Ave CENTRAL Health & Beauty 750 $375 Breakers Sports Lounge Downtown Core - Richmond Ave/100th Ave CENTRAL Entertainment & Leisure 3,000 $200 Buster Pizza Downtown Core - 97th Ave CENTRAL Limited Service F&B 750 $488 Cash Canada Pawn Downtown Core - Richmond Ave/100th Ave CENTRAL Personal Services 4,000 $150 Cash Factory Downtown - Tuscan Square CENTRAL Personal Services 750 $150 Cash Store Downtown Core - 97th Ave CENTRAL Personal Services 750 $150 Central Barber Downtown Core - Richmond Ave/100th Ave CENTRAL Health & Beauty 1,000 $375 CIBC Downtown Core - Richmond Ave/100th Ave CENTRAL Personal Services 4,000 $200 Cinema Downtown Core - Richmond Ave/100th Ave CENTRAL Entertainment & Leisure 10,000 $150 Citi Financial Downtown Core - 99th Ave (TowneCentre) CENTRAL Personal Services 1,500 $200 Comic Shop Downtown Core - Richmond Ave/100th Ave CENTRAL Books & Multi-Media 1,000 $188 Computer Guy Downtown Core - Richmond Ave/100th Ave CENTRAL Home Electronics & Appliances 1,000 $375 Coop Convenience Downtown Core - 99th Ave (TowneCentre) CENTRAL Grocery & Specialty Foods 600 $469 Coop Grocery Downtown Core - Richmond Ave/100th Ave CENTRAL Grocery & Specialty Foods 33,000 $469 Coyote Moon Hemp Downtown Core - Richmond Ave/100th Ave CENTRAL Clothing & Apparel 750 $206 Creative Illusions Hair Downtown - 101 Executive Place CENTRAL Health & Beauty 750 $375 Crouses Cleaners Downtown Core - 99th Ave CENTRAL Personal Services 2,500 $250 Curry's Jewelers Downtown Core - Richmond Ave/100th Ave CENTRAL Jewelry & Accessories 1,000 $375 Curves Junction Point Village CENTRAL Health & Beauty 4,000 $500 Custum Telus Cellular Freestanding 100th St (west side) CENTRAL Specialty Retail 1,000 $250 Dark Flavor Apparel Downtown Core - Richmond Ave/100th Ave CENTRAL Clothing & Apparel 750 $206 Denny's Downtown Core - 99th Ave CENTRAL Full Service F&B 3,500 $475 Diamond City Jewelers (CLOSED) Downtown Core - 99th Ave (TowneCentre) CENTRAL VACANT 1,250 $0 Dluxe Womens Apparel Downtown Core - Richmond Ave/100th Ave CENTRAL Clothing & Apparel 1,500 $206 Earl's Downtown Core - 99th Ave CENTRAL Full Service F&B 6,500 $475 Edible Arrangements Downtown Core - Richmond Ave/100th Ave CENTRAL Grocery & Specialty Foods 12,500 $469 Edward Jones Downtown - 101 Executive Place CENTRAL Personal Services 1,000 $200 Escape Bistro Wine Bar 215 Place CENTRAL Full Service F&B 1,500 $356 Expressions In Bloom Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 1,000 $188 Farmer's Market Downtown - Freestanding CENTRAL Grocery & Specialty Foods 12,500 $469 Fashionista Downtown Core - Richmond Ave/100th Ave CENTRAL Clothing & Apparel 1,750 $206 Fine Craft Gallery Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 1,250 $188 Forever Young Downtown Core - 99th Ave (Crystal Square) CENTRAL Specialty Retail 1,250 $188 Golden Star Chinese Restaurant Downtown - Freestanding CENTRAL Full Service F&B 7,000 $356 Grande Prairie Pet Shop Downtown Core - 99th Ave (TowneCentre) CENTRAL Specialty Retail 2,300 $188 Hangar 19 Downtown Core - Richmond Ave/100th Ave CENTRAL Clothing & Apparel 1,250 $206 Hi Tech Business Systems Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 11,000 $250 HJ's Bowling Downtown - Tuscan Square CENTRAL Entertainment & Leisure 10,000 $150 Hollywood Video (VACAN T) Downtown - south of 100th St CENTRAL VACANT 3,600 $0 Homesteader Health Downtown Core - 99th Ave (Crystal Square) CENTRAL Health & Beauty 2,500 $375 Horn of Africa Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 1,250 $188 Imperial Garden Restaurant Downtown Core - Richmond Ave/100th Ave CENTRAL Full Service F&B 2,500 $475 Indigo Jewelry Freestanding CENTRAL Jewelry & Accessories 1,000 $375 Jeffrey J Café Downtown - Freestanding CENTRAL Limited Service F&B 2,000 $488 Jenn Tina's Hair Design Downtown - 101 Executive Place CENTRAL Health & Beauty 1,000 $375 Just Beauty Downtown Core - Richmond Ave/100th Ave CENTRAL Health & Beauty 1,250 $375 Laurel's Preserves Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 1,250 $188 Linda's Hair Studio Downtown Core - Richmond Ave/100th Ave CENTRAL Health & Beauty 750 $375 Liquor For Less Downtown Core - 97th Ave CENTRAL Alcohol & Tobacco 3,100 $375 Liquor Store Downtown Core - 99th Ave (TowneCentre) CENTRAL Alcohol & Tobacco 1,000 $375 Loft Clothing Boutique Downtown Core - Richmond Ave/100th Ave CENTRAL Clothing & Apparel 1,000 $206 Long & McQuade (CLOSED) Downtown Core - Richmond Ave/100th Ave CENTRAL VACANT 7,000 $0 Long & McQuade (NEW) Downtown Core - 97th Ave CENTRAL Specialty Retail 10,500 $250

81 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta A

Est. Sales Retail Area Est. Area Productivity Retail Business Name Retail Project/Location (North, South, East, General Retail Category Estimate Based on (SF) West, Central) Building, Location, Tenant etc.

Mah's Family Restaurant Downtown Core - 99th Ave (TowneCentre) CENTRAL Full Service F&B 2,500 $475 Marlin Travel Downtown Core - Richmond Ave/100th Ave CENTRAL Personal Services 1,250 $200 Menzies Printers Downtown Core - 97th Ave CENTRAL Specialty Retail 4,000 $188 Midwest Appliances Downtown Core - Richmond Ave/100th Ave CENTRAL Home Electronics & Appliances 5,000 $375 Milano for Men Downtown Core - Richmond Ave/100th Ave CENTRAL Clothing & Apparel 1,750 $206 Mingles on Main Pub & Eatery Freestanding CENTRAL Full Service F&B 10,000 $356 Monica's Barber Shop Downtown Core - Richmond Ave/100th Ave CENTRAL Health & Beauty 750 $375 Mood Mender Downtown Core - Richmond Ave/100th Ave CENTRAL Jewelry & Accessories 1,000 $375 Mr B's Drapery Downtown Core - Richmond Ave/100th Ave CENTRAL Home Furnishings & Accessories 1,000 $206 Music Centre Freestanding 100th St (west side) CENTRAL Specialty Retail 2,500 $188 New York Salon & Spa Downtown - 101 Executive Place CENTRAL Health & Beauty 1,250 $375 No Need to Knock Apparel Downtown Core - Richmond Ave/100th Ave CENTRAL Clothing & Apparel 1,250 $206 Panago Pizza Downtown - 97th Ave (100th St Station) CENTRAL Limited Service F&B 1,200 $650 Picture Perfect Framing Downtown Core - Richmond Ave/100th Ave CENTRAL Home Furnishings & Accessories 2,000 $206 Pink Ran Hair Downtown Core - Richmond Ave/100th Ave CENTRAL Health & Beauty 750 $375 Pita Pit Downtown Core - 97th Ave CENTRAL Limited Service F&B 1,000 $488 Pizza 73 Downtown Core - 99th Ave (Crystal Square) CENTRAL Limited Service F&B 1,250 $488 Pizza Plus Downtown Core - 97th Ave CENTRAL Limited Service F&B 1,000 $488 Planet Beach Downtown - Tuscan Square CENTRAL Personal Services 1,000 $150 Powder Room Downtown Core - Richmond Ave/100th Ave CENTRAL Health & Beauty 1,000 $375 Prairie Cash Pawn Downtown Core - Richmond Ave/100th Ave CENTRAL Personal Services 750 $150 Primitive Lane Country Store Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 2,500 $188 Promotional Product Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 1,000 $188 Pure Home Downtown Core - Richmond Ave/100th Ave CENTRAL Home Furnishings & Accessories 1,250 $206 Quiznos Downtown Core - 97th Ave CENTRAL Limited Service F&B 1,500 $650 Rabbit Hole Books Downtown Core - Richmond Ave/100th Ave CENTRAL Books & Multi-Media 1,250 $188 RBC Junction Point Village CENTRAL Personal Services 13,000 $200 Richmond Dry Cleaners Downtown - 101 Executive Place CENTRAL Personal Services 1,500 $150 Rio Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 1,000 $188 Roto Relics Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 500 $188 Royal Lepage Downtown Core - 97th Ave CENTRAL Personal Services 2,000 $200 Rumona Pizza Downtown Core - Richmond Ave/100th Ave CENTRAL Limited Service F&B 750 $488 Runaway Pieces Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 750 $188 Scotiabank Downtown Core - Richmond Ave/100th Ave CENTRAL Personal Services 5,000 $200 Servus Credit Union Downtown Core - 99th Ave CENTRAL Personal Services 7,000 $200 Shark Club Downtown Core - 99th Ave CENTRAL Full Service F&B 8,500 $356 She Mann's Styling Downtown Core - 99th Ave (TowneCentre) CENTRAL Health & Beauty 750 $375 Sheperds Fold Books Downtown Core - Richmond Ave/100th Ave CENTRAL Books & Multi-Media 2,000 $188 Sky Nails Downtown Core - Richmond Ave/100th Ave CENTRAL Health & Beauty 1,000 $375 Snapshot Studio Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 1,000 $188 Soho Hair Lounge Downtown Core - Richmond Ave/100th Ave CENTRAL Health & Beauty 1,250 $375 Sole Addiction Shoes Downtown Core - Richmond Ave/100th Ave CENTRAL Footwear 750 $206 Source Adult Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 1,000 $188 Speedy Cash Downtown Core - 99th Ave (Crystal Square) CENTRAL Personal Services 1,250 $150 Sportswear Plus Downtown Core - Richmond Ave/100th Ave CENTRAL Clothing & Apparel 5,000 $206 Staples Business Interiors Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 2,000 $188 Station One Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 1,000 $188 Statix Hair Skin & Nails Downtown Core - 97th Ave CENTRAL Health & Beauty 1,000 $375 Styles & Smiles Downtown Core - Richmond Ave/100th Ave CENTRAL Personal Services 750 $150 Subway Downtown Core - 99th Ave (Crystal Square) CENTRAL Limited Service F&B 2,500 $488 Taj Grill & Bar Downtown Core - 97th Ave CENTRAL Full Service F&B 2,500 $356 Tanslez Tanning Junction Point Village CENTRAL Personal Services 1,000 $200 Tim Hortons Freestanding 100th St (west side) CENTRAL Limited Service F&B 3,000 $813 Tito's Mediterranean & Western Cuisine Downtown - 101 Executive Place CENTRAL Full Service F&B 1,500 $356 Toner One Downtown Core - Richmond Ave/100th Ave CENTRAL Specialty Retail 1,000 $188 Towne Centre Furniture Downtown Core - 99th Ave (TowneCentre) CENTRAL Home Furnishings & Accessories 16,000 $206 Towne Centre Laundry Downtown - 97th Ave (100th St Station) CENTRAL Personal Services 2,500 $150 Tres Chic Hair Design 214 Place CENTRAL Health & Beauty 1,000 $500 Uniglobe Travel Downtown - Tuscan Square CENTRAL Personal Services 1,000 $200 VACANT Downtown - 97th Ave (100th St Station) CENTRAL VACANT 1,200 $0 VACANT Downtown Core - Richmond Ave/100th Ave CENTRAL VACANT 750 $0 Vacation Store Downtown Core - Richmond Ave/100th Ave CENTRAL Personal Services 750 $150 Vak Shak Vacuums Downtown Core - Richmond Ave/100th Ave CENTRAL Home Improvement & Gardening 1,000 $169 Vanity Instant Salon Junction Point Village CENTRAL Health & Beauty 2,500 $500 Victoria's Attic Downtown Core - Richmond Ave/100th Ave CENTRAL Clothing & Apparel 1,250 $206 Walk Run & More Downtown Core - Richmond Ave/100th Ave CENTRAL Footwear 1,000 $206 Wally's Kitchen Downtown - south of 100th St CENTRAL Limited Service F&B 1,800 $488 Wally's Laundromat Downtown - south of 100th St CENTRAL Personal Services 1,200 $150 Wally's Mini Mart Downtown - south of 100th St CENTRAL Grocery & Specialty Foods 2,500 $469 Wendy's Downtown Core - 99th Ave CENTRAL Limited Service F&B 2,600 $650 White Orchid Bridal Downtown Core - Richmond Ave/100th Ave CENTRAL Clothing & Apparel 1,250 $206 Wild Side T-Shirt Factory Downtown Core - Richmond Ave/100th Ave CENTRAL Clothing & Apparel 1,500 $206 Wonderland Toy & Hobby Downtown Core - Richmond Ave/100th Ave CENTRAL Toys & Hobbies 2,000 $188

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 82 A

Est. Sales Retail Area Est. Area Productivity Retail Business Name Retail Project/Location (North, South, East, General Retail Category Estimate Based on (SF) West, Central) Building, Location, Tenant etc.

Animal First Clinic Crystal Lake 92nd St & 116th Ave EAST Personal Services 1,750 $200 Aurora Eye Care Cobblestone Lane 92nd St & 100th Ave EAST Personal Services 3,000 $200 Ciao Bella Spa Crystal Lake 92nd St & 116th Ave EAST Health & Beauty 1,000 $500 Crystal Spirits Crystal Lake 92nd St & 116th Ave EAST Alcohol & Tobacco 1,000 $500 Diamond Scissors 92nd St & 100th Ave (NE Corner) EAST Health & Beauty 1,250 $500 East Star Chinese 92nd St & 100th Ave (NE Corner) EAST Full Service F&B 1,500 $475 Eastside Grocery Hillside 94th St & 100th Ave EAST Grocery & Specialty Foods 1,500 $469 Eastside Kitchen Hillside 94th St & 100th Ave EAST Full Service F&B 1,500 $356 Eastside Liquor Hillside 94th St & 100th Ave EAST Alcohol & Tobacco 1,000 $500 Esquires Coffee 92nd St & 100th Ave (NE Corner) EAST Limited Service F&B 1,500 $650 Europa Deli Crystal Lake 92nd St & 116th Ave EAST Grocery & Specialty Foods 1,000 $625 Fabutan 92nd St & 100th Ave (NE Corner) EAST Personal Services 1,000 $200 Good To Grow Crystal Lake 92nd St & 116th Ave EAST Specialty Retail 1,000 $188 Liquor Depot 92nd St & 100th Ave (NE Corner) EAST Alcohol & Tobacco 2,000 $500 Liquor Depot Cobblestone Lane 92nd St & 100th Ave EAST Alcohol & Tobacco 2,500 $500 M&M Meat Shops Cobblestone Lane 92nd St & 100th Ave EAST Grocery & Specialty Foods 1,000 $625 Mac's Convenience 96th St & 100th Ave EAST Grocery & Specialty Foods 2,500 $650 Mac's Convenience Lakeland Plaza 91st St & 132nd Ave EAST Grocery & Specialty Foods 1,250 $650 Oriental Wok Cobblestone Lane 92nd St & 100th Ave EAST Limited Service F&B 1,000 $650 Papa Murphy's Lakeland Plaza 91st St & 132nd Ave EAST Limited Service F&B 1,000 $650 Peppermint Hair & Design Cobblestone Lane 92nd St & 100th Ave EAST Health & Beauty 1,000 $500 Pizza Experts 92nd St & 100th Ave (NE Corner) EAST Limited Service F&B 1,000 $650 Royal Spirits Lakeland Plaza 91st St & 132nd Ave EAST Alcohol & Tobacco 1,250 $500 Shoppers Drug Mart Cobblestone Lane 92nd St & 100th Ave EAST Pharmacy 15,000 $750 Snap Fitness Cobblestone Lane 92nd St & 100th Ave EAST Entertainment & Leisure 5,000 $200 Starbucks Cobblestone Lane 92nd St & 100th Ave EAST Limited Service F&B 2,000 $813 Subway 92nd St & 100th Ave (NE Corner) EAST Limited Service F&B 1,500 $650 Subway Lakeland Plaza 91st St & 132nd Ave EAST Limited Service F&B 1,000 $650 VACANT Hillside 94th St & 100th Ave EAST VACANT 1,500 $0 VACANT Lakeland Plaza 91st St & 132nd Ave EAST VACANT 750 $0 Winks Beer Crystal Lake 92nd St & 116th Ave EAST Alcohol & Tobacco 2,000 $500 Winks Mountainview Groceries Mountainview 95th St & 108th Ave EAST Grocery & Specialty Foods 2,300 $469

83 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta A

Est. Sales Retail Area Est. Area Productivity Retail Business Name Retail Project/Location (North, South, East, General Retail Category Estimate Based on (SF) West, Central) Building, Location, Tenant etc.

2% Realty KFC Plaza 100th St (east side) NORTH Personal Services 1,000 $200 A&W Freestanding NORTH Limited Service F&B 3,400 $813 A&W Prairie Mall NORTH Limited Service F&B 389 $813 Aarons Appliances Strip Centre 100th St (east side) NORTH Home Furnishings & Accessories 7,000 $275 Action Sportswear Prairie Mall NORTH Clothing & Apparel 4,900 $275 Aeropostale Prairie Mall NORTH Clothing & Apparel 3,476 $344 Alia n Tan Jay Prairie Mall NORTH Clothing & Apparel 2,257 $206 Always Invited Pet Salon Miscellaneous 100th St (west side) NORTH Specialty Retail 1,000 $188 Amish Furniture Freestanding NORTH Home Furnishings & Accessories 1,500 $206 Arby's Freestanding NORTH Limited Service F&B 3,400 $813 Ardene Prairie Mall NORTH Jewelry & Accessories 4,600 $625 Ashley Furniture Royal Oaks - Freestanding NORTH Home Furnishings & Accessories 20,000 $275 ATB Financial Canadian Tire Plaza (east side of 99th St) NORTH Personal Services 5,600 $200 Barry's Variety Store (Filipino) Strip Centre (east side of 99th south of 116th) NORTH Grocery & Specialty Foods 1,500 $469 Bartons Archery & Hunting Strip Centre (west side of 99th south of 116th) NORTH Sporting Goods & Outdoor Recreation 5,300 $250 Basics Hair Care KFC Plaza 100th St (east side) NORTH Health & Beauty 1,000 $500 Beach Bumz Tanning Centre 100 Plaza NORTH Personal Services 1,000 $200 Beach Comber Hot Tubs Freestanding NORTH Home Improvement & Gardening 8,000 $225 Beer Wine & Liquor (Pomeroy Hotel) Northridge Business Park NORTH Alcohol & Tobacco 3,000 $500 Bell Prairie Mall NORTH Specialty Retail 1,229 $313 Ben Moss Prairie Mall NORTH Jewelry & Accessories 893 $625 Benjamin Moore Freestanding (100th St north of 116th west) NORTH Home Improvement & Gardening 2,500 $225 Bentley Prairie Mall NORTH Specialty Retail 1,536 $313 Beth's Books Sears Centre NORTH Books & Multi-Media 2,000 $188 Blackmans Butcher Shop Strip Centre (west side of 99th south of 116th) NORTH Grocery & Specialty Foods 6,000 $469 Bliss Salon & Spa Northridge Business Park NORTH Health & Beauty 4,000 $375 Boathouse Prairie Mall NORTH Clothing & Apparel 5,146 $344 Body Shop Prairie Mall NORTH Health & Beauty 635 $625 Bootlegger Prairie Mall NORTH Clothing & Apparel 4,223 $344 Boston Pizza Freestanding NORTH Full Service F&B 7,000 $594 Bright Beginning Child Care Prairie Plaza NORTH Personal Services 3,000 $150 Buck or Two Prairie Mall NORTH Specialty Retail 6,302 $313 Calistas Bridal Prairie Plaza NORTH Clothing & Apparel 2,000 $206 Canadian Tire Canadian Tire Plaza (east side of 99th St) NORTH Auto Parts & Accessories 40,000 $375 Canadian Tire Canadian Tire Plaza (east side of 99th St) NORTH Books & Multi-Media 0 $250 Canadian Tire Canadian Tire Plaza (east side of 99th St) NORTH Clothing & Apparel 1,000 $206 Canadian Tire Canadian Tire Plaza (east side of 99th St) NORTH Footwear 500 $275 Canadian Tire Canadian Tire Plaza (east side of 99th St) NORTH Grocery & Specialty Foods 500 $625 Canadian Tire Canadian Tire Plaza (east side of 99th St) NORTH Health & Beauty 0 $500 Canadian Tire Canadian Tire Plaza (east side of 99th St) NORTH Home Electronics & Appliances 2,000 $375 Canadian Tire Canadian Tire Plaza (east side of 99th St) NORTH Home Furnishings & Accessories 5,000 $275 Canadian Tire Canadian Tire Plaza (east side of 99th St) NORTH Home Improvement & Gardening 20,000 $225 Canadian Tire Canadian Tire Plaza (east side of 99th St) NORTH Jewelry & Accessories 0 $375 Canadian Tire Canadian Tire Plaza (east side of 99th St) NORTH Limited Service F&B 0 $650 Canadian Tire Canadian Tire Plaza (east side of 99th St) NORTH Personal Services 0 $200 Canadian Tire Canadian Tire Plaza (east side of 99th St) NORTH Pharmacy 0 $600 Canadian Tire Canadian Tire Plaza (east side of 99th St) NORTH Specialty Retail 5,000 $250 Canadian Tire Canadian Tire Plaza (east side of 99th St) NORTH Sporting Goods & Outdoor Recreation 16,000 $250 Canadian Tire Canadian Tire Plaza (east side of 99th St) NORTH Toys & Hobbies 10,000 $250 Cap-It Freestanding (100th St north of 116th west) NORTH Auto Parts & Accessories 5,000 $281 Caprice Fashion Prairie Plaza NORTH Clothing & Apparel 2,000 $206 Carpet One Miscellaneous 100th St (west side) NORTH Home Furnishings & Accessories 5,000 $206 Carpet Superstores Royal Oaks NORTH Home Furnishings & Accessories 5,000 $206 Cash Canada Strip Centre 100th St (east side) NORTH Personal Services 2,000 $150 Charlie's Girls Hair Sears Centre NORTH Health & Beauty 1,000 $500 Chatters Prairie Mall NORTH Health & Beauty 2,737 $500 Chiklets Junior Salon &Spa Strip Centre 100th St (west side) NORTH Health & Beauty 1,250 $375 Children's Place Prairie Mall NORTH Clothing & Apparel 4,463 $344 City Furniture Northridge Business Park NORTH Home Furnishings & Accessories 20,000 $206 Claire's Prairie Mall NORTH Jewelry & Accessories 621 $625 Cloverdale Paint Centre 100 Plaza NORTH Home Improvement & Gardening 2,000 $169 Coles Prairie Mall NORTH Books & Multi-Media 3,436 $250 Comm Vest Realty Strip Centre (east side of 99th south of 116th) NORTH Personal Services 1,000 $200 Cooperators KFC Plaza 100th St (east side) NORTH Personal Services 1,000 $200 Cotton Candy Sears Centre NORTH Limited Service F&B 1,500 $488 Culligan Water Freestanding NORTH Specialty Retail 1,500 $188 Culture Craze Prairie Mall NORTH Jewelry & Accessories 1,015 $500 Custom Truck Parts Freestanding NORTH Auto Parts & Accessories 15,000 $281 Dairy Queen Miscellaneous 100th St (west side) NORTH Limited Service F&B 3,000 $650 David's Tea Prairie Mall NORTH Limited Service F&B 632 $650 Denon Home Theatre Prairie Plaza NORTH Home Electronics & Appliances 6,000 $500 DMG Cupcakes KFC Plaza 100th St (east side) NORTH Limited Service F&B 750 $488 Dollarama Centre 100 Plaza NORTH Specialty Retail 12,000 $313 Dons Menswear Bell Tower Plaza NORTH Clothing & Apparel 2,000 $206

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 84 A

Est. Sales Retail Area Est. Area Productivity Retail Business Name Retail Project/Location (North, South, East, General Retail Category Estimate Based on (SF) West, Central) Building, Location, Tenant etc.

Doug Marshall Chevrolet Cadillac 100th Street NORTH Auto/RV/Motorsports Dealership 30,000 $563 Driving Force Vehicle Rentals/Sales/Leasing 100th Street NORTH Auto/RV/Motorsports Dealership 4,500 $338 Eastlink Prairie Mall NORTH Specialty Retail 200 $313 Easy Home Centre 100 Plaza NORTH Home Furnishings & Accessories 1,500 $206 Echo Video Unlimited Strip Centre 100th St (east side) NORTH Home Electronics & Appliances 3,000 $375 EDO Prairie Mall NORTH Limited Service F&B 385 $813 Edwards Factory Outlet Freestanding NORTH Clothing & Apparel 8,000 $206 Ernie's Fitness Experts Ernie's Plaza NORTH Sporting Goods & Outdoor Recreation 17,300 $250 Ernie's Sports Experts Ernie's Plaza NORTH Sporting Goods & Outdoor Recreation 32,200 $250 Evening Shade Tatoo Miscellaneous 100th St (west side) NORTH Personal Services 1,000 $150 Extreme Prairie Mall NORTH Clothing & Apparel 2,178 $275 Extreme RC Strip Centre 100th St (west side) NORTH Toys & Hobbies 750 $188 Fido Prairie Mall NORTH Specialty Retail 200 $313 Fine Line Carpets Northridge Business Park NORTH Home Furnishings & Accessories 8,000 $206 Flaman Fitness Prairie Plaza NORTH Entertainment & Leisure 3,000 $200 Foot Locker Prairie Mall NORTH Footwear 2,411 $344 Fourward Sports Freestanding 100th St (east side) NORTH Sporting Goods & Outdoor Recreation 6,700 $250 Fresh Pedispa Prairie Plaza NORTH Health & Beauty 1,500 $500 Fusion Prairie Mall NORTH Clothing & Apparel 1,140 $206 Garage Prairie Mall NORTH Clothing & Apparel 3,603 $344 General Paint Royal Oaks NORTH Home Improvement & Gardening 3,000 $169 Giant Tiger Centre 100 Plaza NORTH Grocery & Specialty Foods 20,000 $469 Global Pet Foods Royal Oaks NORTH Specialty Retail 3,000 $250 Grande Prairie Mazda 100th Street NORTH Auto/RV/Motorsports Dealership 13,400 $450 Grande Prairie Nissan Bypass NORTH Auto/RV/Motorsports Dealership 12,200 $450 Grande Prairie Upholstery Miscellaneous 100th St (west side) NORTH Home Furnishings & Accessories 1,000 $206 Growers Direct Flowers Bell Tower Plaza NORTH Personal Services 1,500 $200 Haberman Properties KFC Plaza 100th St (east side) NORTH Personal Services 1,000 $200 Hallmark Prairie Mall NORTH Specialty Retail 1,932 $313 Harley Davidson Sears Centre NORTH Auto Parts & Accessories 10,000 $375 Health Hut Prairie Mall NORTH Health & Beauty 1,263 $500 Herbal Magic Centre 100 Plaza NORTH Specialty Retail 1,000 $250 Hernami Goldsmith & Jewelry Prairie Plaza NORTH Jewelry & Accessories 1,250 $500 HMV Prairie Mall NORTH Books & Multi-Media 2,443 $188 Home Hardware Freestanding 100th St (east side) NORTH Home Improvement & Gardening 100,000 $169 Hong Fah Thai Royal Oaks NORTH Limited Service F&B 2,000 $488 Hong Kong House Chinese KFC Plaza 100th St (east side) NORTH Full Service F&B 1,500 $356 Horangi TaeKwonDo Strip Centre 100th St (east side) NORTH Personal Services 2,000 $200 HR Block KFC Plaza 100th St (east side) NORTH Personal Services 1,000 $200 Humpty's Family Restaurant Freestanding NORTH Full Service F&B 2,500 $356 IGA Fresons Canadian Tire Plaza (east side of 99th St) NORTH Grocery & Specialty Foods 35,000 $625 Inkubus Tatoo Strip Centre (east side of 99th south of 116th) NORTH Personal Services 750 $150 Insta Loans Centre 100 Plaza NORTH Personal Services 500 $200 Investors Group Centre 100 Plaza NORTH Personal Services 2,000 $200 Irv's Shoes Prairie Mall NORTH Footwear 1,770 $206 Janina's Diamonds Sears Centre NORTH Jewelry & Accessories 4,000 $500 Jenny's Prairie Mall NORTH Clothing & Apparel 1,957 $206 Jersey City Prairie Mall NORTH Sporting Goods & Outdoor Recreation 1,587 $250 Joey's Seafood Royal Oak Strip Centre NORTH Full Service F&B 2,500 $475 Jonathon's Gold & Diamonds Prairie Mall NORTH Jewelry & Accessories 882 $625 Jugo Juice Prairie Mall NORTH Limited Service F&B 200 $813 Keddie's Tack & Western Wear Freestanding NORTH Specialty Retail 14,000 $250 Ken Sargent Buick GMC Pontiac 100th Street NORTH Auto/RV/Motorsports Dealership 27,000 $450 Kettles & Company (Kitchen & Bath) Prairie Plaza NORTH Home Furnishings & Accessories 1,500 $275 KFC KFC Plaza 100th St (east side) NORTH Limited Service F&B 3,000 $488 Koodoo Prairie Mall NORTH Specialty Retail 200 $313 La Senza Prairie Mall NORTH Clothing & Apparel 3,000 $275 Landmark Cinemas Prairie Mall NORTH Entertainment & Leisure 11,675 $200 Lang Locksmiths Strip Centre 100th St (east side) NORTH Personal Services 2,000 $150 Le Chateau Prairie Mall NORTH Clothing & Apparel 4,977 $275 Leather Plus Prairie Mall NORTH Clothing & Apparel 1,473 $206 Lights Plus Décor Strip Centre (west side of 99th south of 116th) NORTH Home Improvement & Gardening 7,000 $169 Liquor Barn Strip Centre 100th St (west side) NORTH Alcohol & Tobacco 4,000 $500 Local's Public House Freestanding NORTH Full Service F&B 2,000 $475 Lynns Alterations Bell Tower Plaza NORTH Personal Services 1,200 $200 M5 Jean Service Prairie Mall NORTH Clothing & Apparel 3,875 $275 Mac's Convenience Miscellaneous 100th St (west side) NORTH Grocery & Specialty Foods 2,500 $650 Mama Panda Buffet Freestanding NORTH Full Service F&B 3,500 $356 Manhandler Barber Shop Prairie Mall NORTH Health & Beauty 1,100 $500 Manhattan Clothing Prairie Mall NORTH Clothing & Apparel 2,564 $206 Marble Slab Creamery Royal Oak Strip Centre NORTH Limited Service F&B 1,000 $650 March Forth Army Surplus Strip Centre 100th St (east side) NORTH Specialty Retail 2,500 $188 Marcy's Flower Boutique Royal Oak Strip Centre NORTH Specialty Retail 1,000 $250

85 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta A

Est. Sales Retail Area Est. Area Productivity Retail Business Name Retail Project/Location (North, South, East, General Retail Category Estimate Based on (SF) West, Central) Building, Location, Tenant etc.

Mark's Workwearhouse Prairie Mall NORTH Clothing & Apparel 5,827 $275 Master Cuts Prairie Mall NORTH Health & Beauty 1,464 $500 McDonalds Northridge Business Park NORTH Limited Service F&B 4,000 $813 McGoverns RV & Marine 100th Street NORTH Auto/RV/Motorsports Dealership 7,500 $450 Merle Norman Strip Centre (east side of 99th south of 116th) NORTH Health & Beauty 1,250 $500 Micro Computers Plus Royal Oaks NORTH Home Electronics & Appliances 5,000 $375 Money Stop Freestanding NORTH Personal Services 750 $150 Motherhood Maternity Prairie Mall NORTH Clothing & Apparel 1,761 $275 Motivations Bridal Creations & Tailoring Strip Centre (east side of 99th south of 116th) NORTH Personal Services 1,500 $200 Moxie's Classic Grill Prairie Mall NORTH Full Service F&B 6,235 $594 Mr. Mikes Northridge Business Park NORTH Full Service F&B 8,000 $475 Murdawg Prairie Mall NORTH Clothing & Apparel 638 $206 Music Fun Rentals Bell Tower Plaza NORTH Specialty Retail 1,200 $188 Nails n More Strip Centre (east side of 99th south of 116th) NORTH Health & Beauty 750 $500 NDHC (Dental & Hygene) Prairie Plaza NORTH Personal Services 2,500 $200 New York Fries Prairie Mall NORTH Limited Service F&B 270 $813 Nolan's Shoe Repair Prairie Mall NORTH Personal Services 430 $250 Nor-lan Chrysler Dodge Jeep RAM 100th Street NORTH Auto/RV/Motorsports Dealership 16,500 $450 Nor-lan Used Centre 100th Street NORTH Auto/RV/Motorsports Dealership 12,000 $338 Northern Gold & Diamonds Bell Tower Plaza NORTH Jewelry & Accessories 1,500 $375 Northern Heating & Fireplace Strip Centre 100th St (east side) NORTH Home Improvement & Gardening 2,500 $169 Northgate Honda New & Used 100th Street NORTH Auto/RV/Motorsports Dealership 21,500 $450 Nu Floors Outlet Freestanding NORTH Home Improvement & Gardening 3,000 $169 OPA Prairie Mall NORTH Limited Service F&B 436 $813 Optik 1000 Prairie Mall NORTH Personal Services 1,642 $200 Optometrist KFC Plaza 100th St (east side) NORTH Personal Services 1,000 $200 Orange Julius Prairie Mall NORTH Limited Service F&B 432 $813 Padrino's (Best Western) Royal Oaks Best Western Hotel NORTH Full Service F&B 3,000 $475 Paris Jewelers Prairie Mall NORTH Jewelry & Accessories 1,412 $625 Parties & Wishes Unlimited Bell Tower Plaza NORTH Specialty Retail 1,200 $188 Partners Naturally Dog Shop Strip Centre 100th St (east side) NORTH Specialty Retail 1,500 $188 Pat's Auto Parts Freestanding NORTH Auto Parts & Accessories 10,000 $281 Peace Windows Strip Centre 100th St (west side) NORTH Home Furnishings & Accessories 15,000 $206 Pizza Hut Freestanding (100th St north of 116th west) NORTH Full Service F&B 4,000 $475 Plaza Dental Prairie Plaza NORTH Personal Services 2,000 $200 Popeye's Supplements Strip Centre 100th St (west side) NORTH Specialty Retail 1,500 $188 Prairie Mall Dental Prairie Mall NORTH Personal Services 2,356 $200 Prairie Sushi Northridge Business Park NORTH Full Service F&B 4,000 $356 Prestige Appliances Royal Oaks - Freestanding NORTH Home Furnishings & Accessories 15,000 $206 Quaity Property Management Strip Centre (east side of 99th south of 116th) NORTH Personal Services 1,000 $200 Quality Vacuum Miscellaneous 100th St (west side) NORTH Home Improvement & Gardening 2,000 $169 Quilts Etc Prairie Mall NORTH Specialty Retail 1,951 $313 Radical Streetwear Miscellaneous 100th St (west side) NORTH Clothing & Apparel 2,000 $206 Real Canadian Superstore Freestanding NORTH Auto Parts & Accessories 0 $375 Real Canadian Superstore Freestanding NORTH Books & Multi-Media 3,000 $250 Real Canadian Superstore Freestanding NORTH Clothing & Apparel 26,000 $275 Real Canadian Superstore Freestanding NORTH Footwear 2,000 $275 Real Canadian Superstore Freestanding NORTH Grocery & Specialty Foods 50,000 $781 Real Canadian Superstore Freestanding NORTH Health & Beauty 3,000 $625 Real Canadian Superstore Freestanding NORTH Home Electronics & Appliances 5,000 $500 Real Canadian Superstore Freestanding NORTH Home Furnishings & Accessories 10,000 $275 Real Canadian Superstore Freestanding NORTH Home Improvement & Gardening 8,000 $225 Real Canadian Superstore Freestanding NORTH Jewelry & Accessories 5,000 $500 Real Canadian Superstore Freestanding NORTH Limited Service F&B 1,000 $650 Real Canadian Superstore Freestanding NORTH Personal Services 3,000 $200 Real Canadian Superstore Freestanding NORTH Pharmacy 5,000 $750 Real Canadian Superstore Freestanding NORTH Specialty Retail 3,000 $250 Real Canadian Superstore Freestanding NORTH Sporting Goods & Outdoor Recreation 3,000 $250 Real Canadian Superstore Freestanding NORTH Toys & Hobbies 3,000 $250 Real Canadian Superstore Liquor Freestanding NORTH Alcohol & Tobacco 7,000 $625 Redline Powercraft 100th Street NORTH Auto/RV/Motorsports Dealership 10,000 $450 Ricky's Prairie Mall NORTH Clothing & Apparel 4,463 $275 Ricky's Grill Sears Centre NORTH Full Service F&B 5,000 $475 Rocky Mountain Chocolate Factory Prairie Mall NORTH Limited Service F&B 313 $650 Rogers Prairie Mall NORTH Specialty Retail 880 $313 Romance 101 Prairie Plaza NORTH Specialty Retail 2,000 $250 Royal Beauty Supplies Bell Tower Plaza NORTH Health & Beauty 1,200 $500 Royal Spirits Royal Oak Strip Centre NORTH Alcohol & Tobacco 1,500 $500 RW & Co Prairie Mall NORTH Clothing & Apparel 4,340 $344

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 86 A

Est. Sales Retail Area Est. Area Productivity Retail Business Name Retail Project/Location (North, South, East, General Retail Category Estimate Based on (SF) West, Central) Building, Location, Tenant etc.

Safeway Safeway Plaza NORTH Grocery & Specialty Foods 47,000 $625 Sams Sushi Prairie Mall NORTH Limited Service F&B 388 $813 Sculptures Design Nail Studio Strip Centre (east side of 99th south of 116th) NORTH Health & Beauty 750 $500 Sean Sargent Toyota Bypass NORTH Auto/RV/Motorsports Dealership 20,700 $563 Sears Sears Centre NORTH Clothing & Apparel 105,483 $206 Servus Credit Union Northridge Business Park NORTH Personal Services 4,000 $200 Sheffield & Son Prairie Mall NORTH Specialty Retail 319 $313 Shoe Warehouse Prairie Mall NORTH Footwear 2,942 $344 Shoppers Drug Mart Prairie Mall NORTH Pharmacy 10,969 $750 Sizzling Wok Prairie Mall NORTH Limited Service F&B 394 $813 Skyline Micro Systems Bell Tower Plaza NORTH Home Electronics & Appliances 2,000 $375 Smart Set Prairie Mall NORTH Clothing & Apparel 2,602 $275 Smokers Corner KFC Plaza 100th St (east side) NORTH Alcohol & Tobacco 1,000 $500 Soft Moc Prairie Mall NORTH Footwear 1,323 $275 Source Prairie Mall NORTH Home Electronics & Appliances 2,136 $500 Specialty Propeller & Co Prairie Plaza NORTH Specialty Retail 1,250 $250 Splatter Paintball Strip Centre 100th St (west side) NORTH Entertainment & Leisure 1,000 $150 Sterling Shoes Prairie Mall NORTH Footwear 982 $275 Stitch n Dance Centre 100 Plaza NORTH Clothing & Apparel 750 $206 Stitch n Dance Strip Centre (east side of 99th south of 116th) NORTH Specialty Retail 1,000 $200 Stitches Prairie Mall NORTH Clothing & Apparel 2,923 $275 Stokes Prairie Mall NORTH Home Furnishings & Accessories 1,546 $275 Strange Ideas Comics & Collectibles Prairie Plaza NORTH Specialty Retail 1,500 $250 Subway Northridge Business Park NORTH Limited Service F&B 1,500 $650 Subway Prairie Mall NORTH Limited Service F&B 357 $813 Sun Capsule Health & Fitness Miscellaneous 100th St (west side) NORTH Entertainment & Leisure 5,000 $200 Suzy Shier Prairie Mall NORTH Clothing & Apparel 2,722 $206 Taco Time Northridge Business Park NORTH Limited Service F&B 1,500 $650 Taco Time Prairie Mall NORTH Limited Service F&B 394 $813 Target Prairie Mall NORTH Auto Parts & Accessories 565 $375 Target Prairie Mall NORTH Books & Multi-Media 2,824 $250 Target Prairie Mall NORTH Clothing & Apparel 60,423 $275 Target Prairie Mall NORTH Footwear 2,000 $275 Target Prairie Mall NORTH Grocery & Specialty Foods 11,294 $625 Target Prairie Mall NORTH Health & Beauty 5,647 $625 Target Prairie Mall NORTH Home Electronics & Appliances 5,647 $500 Target Prairie Mall NORTH Home Furnishings & Accessories 5,647 $275 Target Prairie Mall NORTH Home Improvement & Gardening 0 $225 Target Prairie Mall NORTH Jewelry & Accessories 2,824 $500 Target Prairie Mall NORTH Limited Service F&B 0 $650 Target Prairie Mall NORTH Personal Services 0 $200 Target Prairie Mall NORTH Pharmacy 5,647 $750 Target Prairie Mall NORTH Specialty Retail 5,647 $313 Target Prairie Mall NORTH Sporting Goods & Outdoor Recreation 3,388 $250 Target Prairie Mall NORTH Toys & Hobbies 3,388 $313 Tatoos Now Strip Centre 100th St (east side) NORTH Personal Services 1,000 $150 Telus Prairie Mall NORTH Specialty Retail 1,059 $313 Tennesee Jack's Chicken & Ribs Royal Oak Strip Centre NORTH Limited Service F&B 1,500 $488 Things Engraved Prairie Mall NORTH Jewelry & Accessories 200 $500 Tim Hortons Northridge Business Park NORTH Limited Service F&B 3,000 $813 Tony Romas Royal Oaks NORTH Full Service F&B 7,000 $475 Toyz Emporium Centre 100 Plaza NORTH Toys & Hobbies 1,500 $250 Trumps VLT Lounge & Liquor Store Northridge Business Park NORTH Alcohol & Tobacco 10,000 $500 Unida Christian Church Miscellaneous 100th St (west side) NORTH Personal Services 1,000 $150 United Furniture Freestanding NORTH Home Furnishings & Accessories 17,000 $275 UPS Store Bell Tower Plaza NORTH Specialty Retail 1,200 $250 Urban Lengths Salon Bell Tower Plaza NORTH Health & Beauty 1,500 $500 Urban Trail Prairie Mall NORTH Footwear 1,296 $275 VACANT Prairie Mall NORTH VACANT 964 $0 VACANT Prairie Mall NORTH VACANT 1,100 $0 VACANT Prairie Mall NORTH VACANT 1,263 $0 VACANT Prairie Mall NORTH VACANT 1,790 $0 VACANT Prairie Mall NORTH VACANT 1,818 $0 VACANT Prairie Mall NORTH VACANT 2,273 $0 VACANT Safeway Plaza NORTH VACANT 5,000 $0 Value Village Canadian Tire Plaza (east side of 99th St) NORTH Clothing & Apparel 20,000 $206 Virgin Mobile Prairie Mall NORTH Specialty Retail 200 $313 WA Sushi Royal Oak Strip Centre NORTH Limited Service F&B 1,000 $650 Warehouse One Jeans Prairie Plaza NORTH Clothing & Apparel 3,000 $275 Watsons Photo Source Bell Tower Plaza NORTH Home Electronics & Appliances 2,000 $375 Wendy's Freestanding NORTH Limited Service F&B 3,000 $813 Western RV Country 100th Street NORTH Auto/RV/Motorsports Dealership 7,500 $450 Windsor Ford 100th Street NORTH Auto/RV/Motorsports Dealership 17,700 $450 Windsor Motorsports 100th Street NORTH Auto/RV/Motorsports Dealership 6,700 $338 Wireless Wave Prairie Mall NORTH Specialty Retail 180 $313 Woody's RV World 100th Street NORTH Auto/RV/Motorsports Dealership 23,500 $450 XS Cargo Centre 100 Plaza NORTH Specialty Retail 10,000 $250

87 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta A

Est. Sales Retail Area Est. Area Productivity Retail Business Name Retail Project/Location (North, South, East, General Retail Category Estimate Based on (SF) West, Central) Building, Location, Tenant etc.

ATB Financial Mission Heights 68th Ave & Mission Heights SOUTH Personal Services 5,000 $200 Bear Creek Liquor Centre Mission Heights 68th Ave & Mission Heights SOUTH Alcohol & Tobacco 1,500 $500 Bell South 40 84th & Hwy 40 / 108th St SOUTH Specialty Retail 750 $250 Blockbuster (VACANT) Southview 84th Ave & 100th St SOUTH VACANT 5,000 $0 Booster Juice Mission Heights 68th Ave & Mission Heights SOUTH Limited Service F&B 800 $650 Carls Jr South 40 84th & Hwy 40 / 108th St SOUTH Limited Service F&B 3,500 $813 Cat B Lou Styling Southview 84th Ave & 100th St SOUTH Health & Beauty 1,000 $500 Cheap Smokes South 40 84th & Hwy 40 / 108th St SOUTH Alcohol & Tobacco 750 $375 Cora's South 40 84th & Hwy 40 / 108th St SOUTH Full Service F&B 2,000 $594 Country Club Animal Clinic Country Club Plaza Poplar Dr & 68th Ave SOUTH Personal Services 2,000 $200 Crown & Anchor Pub Southview 84th Ave & 100th St SOUTH Entertainment & Leisure 8,000 $200 Daddio's Pizzeria Country Club Plaza Poplar Dr & 68th Ave SOUTH Limited Service F&B 1,000 $488 Dairy Queen Country Club Plaza Poplar Dr & 68th Ave SOUTH Limited Service F&B 2,000 $650 EDO South 40 84th & Hwy 40 / 108th St SOUTH Limited Service F&B 1,000 $650 Edward Jones Country Club Plaza Poplar Dr & 68th Ave SOUTH Personal Services 1,000 $200 Ernie's Sports Experts Eastlink Centre SOUTH Sporting Goods & Outdoor Recreation 1,500 $250 Eservus Patterson Mall 84th Ave & Patterson Dr SOUTH Personal Services 6,000 $200 Europa Meat Shop South 40 84th & Hwy 40 / 108th St SOUTH Grocery & Specialty Foods 1,000 $469 Fabutan Country Club Plaza Poplar Dr & 68th Ave SOUTH Personal Services 1,000 $200 Famoso Pizza South 40 84th & Hwy 40 / 108th St SOUTH Limited Service F&B 1,500 $813 Fas Gas Short Stop 84th & 116th SOUTH Grocery & Specialty Foods 1,500 $625 Gear Fitness & Nutrition South 40 84th & Hwy 40 / 108th St SOUTH Specialty Retail 1,000 $250 Grains Bakery & Café Country Club Plaza Poplar Dr & 68th Ave SOUTH Limited Service F&B 1,500 $650 Grande Prairie Wine & Spirits Westpoint @ 84th SOUTH Alcohol & Tobacco 2,000 $500 Great Canadian Dollar Store Southview 84th Ave & 100th St SOUTH Specialty Retail 5,000 $250 Harvey's (COMING SOON) Grande Banks SOUTH Limited Service F&B 3,500 $650 Head Room Salon Mission Heights 68th Ave & Mission Heights SOUTH Health & Beauty 1,000 $500 IGA Fresons Southview 84th Ave & 100th St SOUTH Grocery & Specialty Foods 34,000 $625 Jugo Juice Eastlink Centre SOUTH Limited Service F&B 300 $650 Liquor Barn Resource Plaza 76th Ave & Resource Rd SOUTH Alcohol & Tobacco 4,000 $500 Liquor Depot Patterson Mall 84th Ave & Patterson Dr SOUTH Alcohol & Tobacco 5,500 $500 Liquor Depot Southview 84th Ave & 100th St SOUTH Alcohol & Tobacco 4,000 $500 Liquor Locker Freestanding Hwy 40 / 108th St (west side) SOUTH Alcohol & Tobacco 1,500 $500 Mac's Convenience 68th Ave & O'Brien/Pine SOUTH Grocery & Specialty Foods 3,000 $650 Mac's Convenience Mission Heights Crossing SOUTH Grocery & Specialty Foods 1,500 $650 Mac's Convenience Patterson Mall 84th Ave & Patterson Dr SOUTH Grocery & Specialty Foods 2,000 $700 Mac's Convenience Resource Plaza 76th Ave & Resource Rd SOUTH Grocery & Specialty Foods 3,000 $650 McDonalds South 40 84th & Hwy 40 / 108th St SOUTH Limited Service F&B 5,000 $813 Menchies Mission Heights 68th Ave & Mission Heights SOUTH Limited Service F&B 1,000 $650 Mom Baby Child Mission Heights 68th Ave & Mission Heights SOUTH Clothing & Apparel 1,000 $206 Movie Town (VACANT) Country Club Plaza Poplar Dr & 68th Ave SOUTH VACANT 2,000 $0 New CRU Pad (TENANTS COMING SOON) South 40 84th & Hwy 40 / 108th St SOUTH VACANT 25,000 $0 No Frills South 40 84th & Hwy 40 / 108th St SOUTH Grocery & Specialty Foods 30,000 $625 Original Joes South 40 84th & Hwy 40 / 108th St SOUTH Full Service F&B 3,000 $594 Papa John's Southview 84th Ave & 100th St SOUTH Limited Service F&B 2,000 $650 Papa Murphy's South 40 84th & Hwy 40 / 108th St SOUTH Limited Service F&B 1,000 $650 Pizza 73 Mission Heights 68th Ave & Mission Heights SOUTH Limited Service F&B 800 $650 Pizza Hut Patterson Mall 84th Ave & Patterson Dr SOUTH Limited Service F&B 1,500 $488 Quizno's South 40 84th & Hwy 40 / 108th St SOUTH Limited Service F&B 1,000 $650 RBC South 40 84th & Hwy 40 / 108th St SOUTH Personal Services 5,000 $200 Real Canadian Liquorstore South 40 84th & Hwy 40 / 108th St SOUTH Alcohol & Tobacco 4,000 $625 Safeway Southview 84th Ave & 100th St SOUTH Grocery & Specialty Foods 45,000 $625 Second Cup South 40 84th & Hwy 40 / 108th St SOUTH Limited Service F&B 1,250 $650 Second Cup Eastlink Centre SOUTH Limited Service F&B 300 $650 Shell Select Country Club Plaza Poplar Dr & 68th Ave SOUTH Grocery & Specialty Foods 750 $625 Shell Select Freestanding Hwy 40 / 108th St (west side) SOUTH Grocery & Specialty Foods 2,500 $625 Shoppers Drug Mart South 40 84th & Hwy 40 / 108th St SOUTH Pharmacy 17,000 $750 Shoppers Home Health Care Patterson Mall 84th Ave & Patterson Dr SOUTH Pharmacy 8,000 $600 Snap Fitness Mission Heights 68th Ave & Mission Heights SOUTH Entertainment & Leisure 3,000 $200 South 40 Dental South 40 84th & Hwy 40 / 108th St SOUTH Personal Services 3,000 $200 Southgate Liquor Country Club Plaza Poplar Dr & 68th Ave SOUTH Alcohol & Tobacco 2,500 $500 Southside Pharmacy Country Club Plaza Poplar Dr & 68th Ave SOUTH Pharmacy 1,250 $600 Starbucks Mission Heights 68th Ave & Mission Heights SOUTH Limited Service F&B 1,500 $813 Strands Styling Country Club Plaza Poplar Dr & 68th Ave SOUTH Health & Beauty 1,000 $500 Subway Mission Heights 68th Ave & Mission Heights SOUTH Limited Service F&B 1,000 $650 Subway South 40 84th & Hwy 40 / 108th St SOUTH Limited Service F&B 1,000 $650 Tanning Salon Southview 84th Ave & 100th St SOUTH Personal Services 2,000 $200 Tim Hortons Country Club Plaza Poplar Dr & 68th Ave SOUTH Limited Service F&B 2,250 $813 Tim Hortons South 40 84th & Hwy 40 / 108th St SOUTH Limited Service F&B 3,500 $813 Tip Top Barbershop South 40 84th & Hwy 40 / 108th St SOUTH Health & Beauty 750 $500 Tito's Fresh Healthy Food Eastlink Centre SOUTH Limited Service F&B 300 $650 Up Along Fish n Chips Mission Heights 68th Ave & Mission Heights SOUTH Limited Service F&B 1,000 $650 VACANT Mission Heights Crossing SOUTH VACANT 1,500 $0 Wannawaffle Eastlink Centre SOUTH Limited Service F&B 300 $650 Wing Street Patterson Mall 84th Ave & Patterson Dr SOUTH Limited Service F&B 1,000 $488

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 88 A

Est. Sales Retail Area Est. Area Productivity Retail Business Name Retail Project/Location (North, South, East, General Retail Category Estimate Based on (SF) West, Central) Building, Location, Tenant etc.

A&W Brochu Industrial WEST Limited Service F&B 3,000 $650 A&W Freestanding WEST Limited Service F&B 3,000 $813 A2Zee Kitchen Supply Save On Foods Plaza WEST Home Furnishings & Accessories 1,000 $206 Addition Elle RioCan Grande Prairie WEST Clothing & Apparel 4,000 $275 Alpine Water RioCan Grande Prairie WEST Specialty Retail 1,000 $188 ATB Financial Westside Plaza WEST Personal Services 10,300 $200 Bed Bath & Beyond Westgate Centre WEST Home Furnishings & Accessories 17,000 $344 Believe it Active Lifestyle RioCan Grande Prairie WEST Clothing & Apparel 2,500 $275 Best Buy Power Centre WEST Home Electronics & Appliances 15,000 $625 BMO Westside Plaza WEST Personal Services 8,300 $200 Bombshell Power Centre WEST Clothing & Apparel 1,000 $275 Bone n Biscuit Westgate Centre WEST Specialty Retail 1,000 $250 Booster Juice Save On Foods Plaza WEST Limited Service F&B 750 $650 Boston Pizza Westgate Power Centre WEST Full Service F&B 7,659 $594 Brick Westgate Power Centre WEST Home Furnishings & Accessories 25,000 $275 Brown's Social House Westgate Centre WEST Full Service F&B 3,000 $594 Bulk Barn Westgate Centre WEST Specialty Retail 5,000 $250 Burger Heaven Power Centre WEST Limited Service F&B 1,500 $650 Burger King RioCan Grande Prairie WEST Limited Service F&B 3,500 $650 Canada Post RioCan Grande Prairie WEST Personal Services 2,000 $150 Canadian Brewhouse RioCan Grande Prairie WEST Full Service F&B 10,000 $475 Canadian Western Bank Westgate Power Centre WEST Personal Services 8,000 $200 Carters Osh Kosk Westgate Centre WEST Clothing & Apparel 1,750 $275 Castaspello Boutique RioCan Grande Prairie WEST Clothing & Apparel 1,500 $206 Chopped Leaf Salads RioCan Grande Prairie WEST Limited Service F&B 1,000 $650 CIBC Power Centre WEST Personal Services 8,000 $200 CIL Dulux Paint Vision West Business Park WEST Home Improvement & Gardening 2,500 $169 Cineplex Odeon RioCan Grande Prairie WEST Entertainment & Leisure 75,000 $250 Coin Laundry RioCan Grande Prairie WEST Personal Services 1,050 $150 COSTCO Centre West Business Park WEST Auto Parts & Accessories 15,000 $469 COSTCO Centre West Business Park WEST Books & Multi-Media 625 $313 COSTCO Centre West Business Park WEST Clothing & Apparel 3,750 $344 COSTCO Centre West Business Park WEST Footwear 0 $275 COSTCO Centre West Business Park WEST Grocery & Specialty Foods 83,750 $781 COSTCO Centre West Business Park WEST Health & Beauty 1,250 $625 COSTCO Centre West Business Park WEST Home Electronics & Appliances 7,500 $625 COSTCO Centre West Business Park WEST Home Furnishings & Accessories 2,500 $275 COSTCO Centre West Business Park WEST Home Improvement & Gardening 2,500 $225 COSTCO Centre West Business Park WEST Jewelry & Accessories 313 $625 COSTCO Centre West Business Park WEST Limited Service F&B 938 $813 COSTCO Centre West Business Park WEST Personal Services 1,563 $200 COSTCO Centre West Business Park WEST Pharmacy 1,563 $750 COSTCO Centre West Business Park WEST Specialty Retail 1,250 $313 COSTCO Centre West Business Park WEST Sporting Goods & Outdoor Recreation 1,250 $250 COSTCO Centre West Business Park WEST Toys & Hobbies 1,250 $250 Countryside Motorsports Vision West Business Park WEST Auto/RV/Motorsports Dealership 25,000 $456 Dollar Tree Westgate Centre WEST Specialty Retail 8,000 $250 Dollarama RioCan Grande Prairie WEST Specialty Retail 10,000 $250 Domino's Pizza College Park 100th Ave & 106th St WEST Limited Service F&B 2,500 $488 EB Games RioCan Grande Prairie WEST Home Electronics & Appliances 1,000 $500 EDO Japanese Power Centre WEST Limited Service F&B 750 $813 Esquires Coffee Westside Plaza WEST Limited Service F&B 2,000 $650 Fabricland Save On Foods Plaza WEST Specialty Retail 10,000 $188 Fatburger Save On Foods Plaza WEST Limited Service F&B 2,500 $650 Five Guys Burgers & Fries Westgate Power Centre WEST Limited Service F&B 2,000 $813 Future Shop Power Centre WEST Home Electronics & Appliances 20,000 $625 GNC Power Centre WEST Specialty Retail 1,000 $313 Goodwill Centre RioCan Grande Prairie WEST Specialty Retail 1,000 $250 Grande Prairie Chrysler Dodge Jeep RAM Westgate Centre WEST Auto/RV/Motorsports Dealership 28,000 $566 Grande Prairie Convenience (Petro Canada) Brochu Industrial WEST Grocery & Specialty Foods 2,500 $650 Grande Prairie Ford Westgate Centre WEST Auto/RV/Motorsports Dealership 18,300 $564 Grande Prairie Hyundai Westgate Centre WEST Auto/RV/Motorsports Dealership 7,000 $452 Grande Prairie KIA Vision West Business Park WEST Auto/RV/Motorsports Dealership 10,000 $457 Grande Prairie Mitsubishi Westgate Centre WEST Auto/RV/Motorsports Dealership 12,500 $455 Grande Prairie Subaru Westgate Centre WEST Auto/RV/Motorsports Dealership 12,500 $454 Great Clips RioCan Grande Prairie WEST Health & Beauty 1,000 $500 Great Northern Casino Freestanding WEST Entertainment & Leisure 20,000 $200 Guerino's Italian Kitchen Westside Plaza WEST Full Service F&B 1,500 $475 Home Depot Westgate Power Centre WEST Home Improvement & Gardening 100,000 $225 Home Hardware Freestanding WEST Home Improvement & Gardening 25,000 $225 Home Sense Westgate Centre WEST Home Furnishings & Accessories 20,000 $344 Homesteader Health RioCan Grande Prairie WEST Specialty Retail 1,750 $250 Husky Corner Store RioCan Grande Prairie WEST Grocery & Specialty Foods 1,000 $469

89 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta A

Est. Sales Retail Area Est. Area Productivity Retail Business Name Retail Project/Location (North, South, East, General Retail Category Estimate Based on (SF) West, Central) Building, Location, Tenant etc.

Intersport Power Centre WEST Sporting Goods & Outdoor Recreation 2,500 $250 Jax Grill Industrial 97th Ave & 112 St WEST Full Service F&B 4,500 $475 Jeffrey's Café Westside Plaza WEST Limited Service F&B 1,500 $488 Jenny Craig RioCan Grande Prairie WEST Personal Services 1,000 $200 JYSK RioCan Grande Prairie WEST Home Furnishings & Accessories 12,000 $275 Keg Steakhouse College Park 100th Ave & 106th St WEST Full Service F&B 5,500 $594 KFC College Park 100th Ave & 106th St WEST Limited Service F&B 2,500 $488 LA Heat Tanning RioCan Grande Prairie WEST Personal Services 1,500 $200 Liquor Barn RioCan Grande Prairie WEST Alcohol & Tobacco 2,500 $500 Liquor Depot Save On Foods Plaza WEST Alcohol & Tobacco 2,500 $500 Liquor Plus College Park 100th Ave & 106th St WEST Alcohol & Tobacco 1,500 $500 London Drugs RioCan Grande Prairie WEST Auto Parts & Accessories 200 $375 London Drugs RioCan Grande Prairie WEST Books & Multi-Media 1000 $250 London Drugs RioCan Grande Prairie WEST Clothing & Apparel 500 $206 London Drugs RioCan Grande Prairie WEST Footwear 0 $275 London Drugs RioCan Grande Prairie WEST Grocery & Specialty Foods 2000 $625 London Drugs RioCan Grande Prairie WEST Health & Beauty 3600 $625 London Drugs RioCan Grande Prairie WEST Home Electronics & Appliances 4000 $625 London Drugs RioCan Grande Prairie WEST Home Furnishings & Accessories 2000 $275 London Drugs RioCan Grande Prairie WEST Home Improvement & Gardening 0 $225 London Drugs RioCan Grande Prairie WEST Jewelry & Accessories 0 $500 London Drugs RioCan Grande Prairie WEST Limited Service F&B 0 $650 London Drugs RioCan Grande Prairie WEST Personal Services 0 $200 London Drugs RioCan Grande Prairie WEST Pharmacy 5000 $600 London Drugs RioCan Grande Prairie WEST Specialty Retail 1000 $250 London Drugs RioCan Grande Prairie WEST Sporting Goods & Outdoor Recreation 200 $250 London Drugs RioCan Grande Prairie WEST Toys & Hobbies 500 $250 Love Boutique RioCan Grande Prairie WEST Clothing & Apparel 750 $206 Lululemon Outlet RioCan Grande Prairie WEST Clothing & Apparel 2,000 $275 LUXE Home Furniture Vision West Business Park WEST Home Furnishings & Accessories 5,000 $275 M&M Meat Shops RioCan Grande Prairie WEST Grocery & Specialty Foods 750 $625 Marks WorkWearhouse Power Centre WEST Clothing & Apparel 20,000 $344 Master Cuts Westgate Centre WEST Health & Beauty 750 $500 McDonalds Freestanding WEST Limited Service F&B 3,000 $813 Michaels Crafts RioCan Grande Prairie WEST Specialty Retail 10,000 $250 Money Mart RioCan Grande Prairie WEST Specialty Retail 750 $250 Monica's Restaurant (Stafford Inn) Centre West Business Park WEST Full Service F&B 5,000 $475 Mr Sub RioCan Grande Prairie WEST Limited Service F&B 750 $650 Mucho Burrito Power Centre WEST Limited Service F&B 1,000 $813 NAPA Auto Parts Industrial 97th Ave & 112 St WEST Auto Parts & Accessories 4,000 $375 Nevada Bobs Westgate Power Centre WEST Sporting Goods & Outdoor Recreation 12,000 $250 OPA Greek Power Centre WEST Limited Service F&B 1,000 $813 Parkside Convenience Store College Park 100th Ave & 106th St WEST Grocery & Specialty Foods 1,500 $650 Party City Westgate Centre WEST Specialty Retail 8,000 $250 Payless Shoes RioCan Grande Prairie WEST Footwear 2,000 $344 Peavey Mart Vision West Business Park WEST Home Improvement & Gardening 16,800 $225 Penningtons RioCan Grande Prairie WEST Clothing & Apparel 4,000 $275 Petland RioCan Grande Prairie WEST Specialty Retail 10,000 $250 PetSmart Power Centre WEST Specialty Retail 10,000 $250 Pier 1 Imports Westgate Centre WEST Home Furnishings & Accessories 8,000 $275 Pita Pit Save On Foods Plaza WEST Limited Service F&B 750 $650 Prairie Gold Jewelry RioCan Grande Prairie WEST Jewelry & Accessories 2,500 $500 Princess Auto Vision West Business Park WEST Auto Parts & Accessories 15,000 $375 Quizno's Save On Foods Plaza WEST Limited Service F&B 1,000 $650 Reitmans RioCan Grande Prairie WEST Clothing & Apparel 8,000 $275 Ric's Grill Westside Plaza WEST Full Service F&B 4,000 $475 Rogers RioCan Grande Prairie WEST Specialty Retail 750 $313 RONA RioCan Grande Prairie WEST Home Improvement & Gardening 50,000 $225 RONA (VACANT) Vision West Business Park WEST VACANT 100,000 $0 S3 Skate Snow Surf Power Centre WEST Sporting Goods & Outdoor Recreation 2,000 $250 Sally Beauty Power Centre WEST Health & Beauty 1,000 $500 Save On Foods Save On Foods Plaza WEST Grocery & Specialty Foods 40,000 $625 Scotiabank Power Centre WEST Personal Services 6,000 $200 Smitty's RioCan Grande Prairie WEST Full Service F&B 8,000 $475 SOJO Sushi RioCan Grande Prairie WEST Limited Service F&B 2,000 $650 SOLO Liquor Westgate Power Centre WEST Alcohol & Tobacco 4,000 $625 SOS Safety Supplies Industrial 97th Ave & 112 St WEST Specialty Retail 2,000 $250 Source Westgate Centre WEST Home Electronics & Appliances 1,750 $500 Staples RioCan Grande Prairie WEST Specialty Retail 17,000 $250 Starbucks RioCan Grande Prairie WEST Limited Service F&B 2,500 $813 Subway Power Centre WEST Limited Service F&B 1,000 $813 Subway Save On Foods Plaza WEST Limited Service F&B 1,000 $650 Super Rice Bowls Westside Plaza WEST Limited Service F&B 1,500 $488 Swiss Chalet RioCan Grande Prairie WEST Full Service F&B 5,000 $475

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 90 A

Est. Sales Retail Area Est. Area Productivity Retail Business Name Retail Project/Location (North, South, East, General Retail Category Estimate Based on (SF) West, Central) Building, Location, Tenant etc.

TD Bank Westside Plaza WEST Personal Services 7,700 $200 Telus Save On Foods Plaza WEST Specialty Retail 1,000 $313 The Grande Bingo Freestanding WEST Entertainment & Leisure 15,000 $150 Thyme Maternity RioCan Grande Prairie WEST Clothing & Apparel 2,000 $275 Tim Hortons College Park 100th Ave & 106th St WEST Limited Service F&B 2,800 $650 Tokyo Ichiban RioCan Grande Prairie WEST Limited Service F&B 3,000 $650 Tommy Gunn's Barber Shop Power Centre WEST Health & Beauty 1,000 $625 U Weight Loss Clinic Power Centre WEST Health & Beauty 1,000 $500 VACANT Power Centre WEST VACANT 1,000 $0 VACANT RioCan Grande Prairie WEST VACANT 1,000 $0 Visions Electronics Vision West Business Park WEST Home Electronics & Appliances 15,000 $500 Volkswagen 108th Street WEST Auto/RV/Motorsports Dealership 9,800 $563 WalMart RioCan Grande Prairie WEST Auto Parts & Accessories 15,000 $375 WalMart RioCan Grande Prairie WEST Books & Multi-Media 2,000 $250 WalMart RioCan Grande Prairie WEST Clothing & Apparel 50,000 $275 WalMart RioCan Grande Prairie WEST Footwear 3,000 $275 WalMart RioCan Grande Prairie WEST Grocery & Specialty Foods 50,000 $781 WalMart RioCan Grande Prairie WEST Health & Beauty 5,000 $625 WalMart RioCan Grande Prairie WEST Home Electronics & Appliances 15,000 $500 WalMart RioCan Grande Prairie WEST Home Furnishings & Accessories 15,000 $275 WalMart RioCan Grande Prairie WEST Home Improvement & Gardening 10,000 $281 WalMart RioCan Grande Prairie WEST Jewelry & Accessories 2,500 $625 WalMart RioCan Grande Prairie WEST Limited Service F&B 3,000 $650 WalMart RioCan Grande Prairie WEST Personal Services 2,000 $200 WalMart RioCan Grande Prairie WEST Pharmacy 5,000 $600 WalMart RioCan Grande Prairie WEST Specialty Retail 12,500 $250 WalMart RioCan Grande Prairie WEST Sporting Goods & Outdoor Recreation 5,000 $250 WalMart RioCan Grande Prairie WEST Toys & Hobbies 5,000 $313 Whiskey House Liquor Store Freestanding WEST Alcohol & Tobacco 1,500 $500 Wholesale Sports RioCan Grande Prairie WEST Sporting Goods & Outdoor Recreation 20,000 $250 Winners RioCan Grande Prairie WEST Clothing & Apparel 20,000 $344 Wok Box RioCan Grande Prairie WEST Limited Service F&B 1,000 $813 World Gym Westside Plaza WEST Entertainment & Leisure 25,000 $200 Your Dollar Store Save On Foods Plaza WEST Specialty Retail 6,000 $250 Zone Sports Grill Freestanding WEST Full Service F&B 6,000 $475

3,888,478 $364

91 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta APPENDIX | CONSUMER SURVEY B OPEN-ENDED RETAILER RESPONSES

Number of Retailer / Tenant Type Merchandise Category Responses Red Lobster Full Service F&B 82 Olive Garden Full Service F&B 78 Toys R Us Toys & Hobbies 41 IKEA Home Furnishings & Accessories 37 More Doctors Personal Services 32 Chapter’s/Indigo Books & Mult-Media 30 American Eagle Clothing & Apparel 29 Sport Chek Sporting Goods & Outdoor Recreation 24 Montana’s Full Service F&B 21 Old Navy Clothing & Apparel 20 Victoria’s Secret Clothing & Apparel 17 Movie Theatre Entertainment & Leisure 16 Cabela’s Sporting Goods & Outdoor Recreation 15 The Bay Clothing & Apparel 12 Live Music – Club Entertainment & Leisure 12 Cactus Club Full Service F&B 11 Forever 21 Clothing & Apparel 10 lululemon athletica Clothing & Apparel 10 Taco Bell Limited Service F&B 10 Local Owned Cafes Limited Service F&B 10 Medical Clinic Personal Services 9 Arcade & Game Room Entertainment & Leisure 9 Factory Outlet Stores Clothing & Apparel 8 H&M Clothing & Apparel 8 Chinese Limited Service F&B 8 Spring Footwear 7 Hollister Co. Clothing & Apparel 7 Outback Full Service F&B 7 Old Spaghetti Factory Full Service F&B 7 Sobey’s Grocery & Specialty Foods 6 Tiffany Jewelry & Accessories 6 Bass Pro Sporting Goods & Outdoor Recreation 6 Chili’s Full Service F&B 6 Cleo’s Clothing & Apparel 5 Coach Jewelry & Accessories 5 Bath and Body Works Health & Beauty 5 Laura’s Clothing & Apparel 5 Cheesecake Factory Full Service F&B 5 More Tim Horton’s Limited Service F&B 5 Ethnic Limited Service F&B 5

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 92 APPENDIX | CONSUMER SURVEY OPEN-ENDED RETAILER RESPONSES B

Number of Retailer / Tenant Type Merchandise Category Responses Banana Republic Clothing & Apparel 4 Guess Clothing & Apparel 4 Sephora Health & Beauty 4 Moores Clothing & Apparel 4 Car Dealerships Auto Parts, Services & Accessories 4 Educational Centre Entertainment & Leisure 4 Family Entertainment Entertainment & Leisure 4 Science Centre Entertainment & Leisure 4 Parks Entertainment & Leisure 4 IMAX Entertainment & Leisure 4 Indoor Amusement Park Entertainment & Leisure 4 Live Concerts Entertainment & Leisure 4 Mary Brown’s Fried Chicken Limited Service F&B 4 Chuck e Cheese Entertainment & Leisure 4 Home Sense Home Furnishings & Accessories 3 Aldo Footwear 3 Aritzia Clothing & Apparel 3 Mac Makeup Health & Beauty 3 Bench Clothing & Apparel 3 Eddie Bauer Clothing & Apparel 3 Apple Store Home Electronics & Appliances 3 West 49 Clothing & Apparel 3 Lammle’s Western Wear & Tack Specialty Retail 3 Justice Clothing & Apparel 3 BMW Dealership Auto Parts, Services & Accessories 3 More Dentists Personal Services 3 Tractor and Auto Parts Auto Parts, Services & Accessories 3 Live Theatre Entertainment & Leisure 3 Paintball/Laser Tag Entertainment & Leisure 3 Sports Complex Entertainment & Leisure 3 Golf Course/Mini Entertainment & Leisure 3 Applebee’s Full Service F&B 3 East Indian Limited Service F&B 3 Joey’s Full Service F&B 3 Eastside Mario’s Full Service F&B 3 White Spot Full Service F&B 3 Mexican Limited Service F&B 3

93 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta B

Number of Retailer / Tenant Type Merchandise Category Responses Champs Sports Sporting Goods & Outdoor Recreation 2 Northern Reflections Clothing & Apparel 2 Skechers Footwear 2 Lowe’s Home Improvement & Gardening 2 Lush Health & Beauty 2 Harley Davidson Auto Parts, Services & Accessories 2 Long Tall Sally Clothing & Apparel 2 Mountain Equipment Co-op (MEC) Sporting Goods & Outdoor Recreation 2 Home Outfitters Home Furnishings & Accessories 2 Leon’s Home Furnishings & Accessories 2 Abercrombie & Fitch Clothing & Apparel 2 Mexx Clothing & Apparel 2 Drycleaners Personal Services 2 24 Hour Gym Entertainment & Leisure 2 Pool – Adults Entertainment & Leisure 2 Mongolian Grill Limited Service F&B 2 Harvey’s Limited Service F&B 2 Milestone’s Full Service F&B 2 Japanese Limited Service F&B 2 More Starbuck’s Limited Service F&B 2 More Second Cup Limited Service F&B 2 Marshall’s Clothing & Apparel 1 Barnes & Noble Books & Mult-Media 1 Nike Footwear 1 Calvin Klein Clothing & Apparel 1 Urban Outfitters Clothing & Apparel 1 Office Max Specialty Retail 1 Soundsaround Home Electronics & Appliances 1 Cotton Ginney’s Clothing & Apparel 1 Armani Clothing & Apparel 1 Pottery Barn Home Furnishings & Accessories 1 Buffalo Clothing & Apparel 1 Gymboree Clothing & Apparel 1 Florsheim Shoes Footwear 1 Teavana Limited Service F&B 1 Outdoorsman Sporting Goods & Outdoor Recreation 1 Petcetera Specialty Retail 1 Whole Foods Grocery & Specialty Foods 1 Choices Grocery & Specialty Foods 1 Micro Computers Plus Home Electronics & Appliances 1 Office Depot Specialty Retail 1 The Gap Clothing & Apparel 1 T&T Supermarket Grocery & Specialty Foods 1 Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 94 B

Number of Retailer / Tenant Type Merchandise Category Responses Babies R Us Clothing & Apparel 1 Gap Kids Clothing & Apparel 1 Crocs Footwear 1 Jacob Clothing & Apparel 1 Anthropologie Clothing & Apparel 1 Kinko’s Specialty Retail 1 Claire’s Jewelry & Accessories 1 Lands’ End Clothing & Apparel 1 Topman Clothing & Apparel 1 Converse Footwear 1 EB Games Home Electronics & Appliances 1 Danier Leather Clothing & Apparel 1 Golf Town Sporting Goods & Outdoor Recreation 1 Sirens Clothing & Apparel 1 Paws and Claws Specialty Retail 1 Planet Organic Grocery & Specialty Foods 1 Brooks Brothers Clothing & Apparel 1 Green Earth Specialty Retail 1 Hair Salon Personal Services 1 Snowmobile Dealership Auto Parts, Services & Accessories 1 Bowling Alley Entertainment & Leisure 1 Jungle Jim’s Entertainment & Leisure 1 Bike Trails Entertainment & Leisure 1 Running Room Footwear 1 Sawmill Full Service F&B 1 Nando’s Chicken Limited Service F&B 1 Urban Diner Limited Service F&B 1 Moe’s Deli Limited Service F&B 1 Golden Corral Buffet Full Service F&B 1 Gluten Free Bakery Limited Service F&B 1 Red Robin Full Service F&B 1 Extreme Pita Limited Service F&B 1 Schezwan Palace Limited Service F&B 1 Italian Deli Limited Service F&B 1 Famosa Pizza Limited Service F&B 1 Pizza Delight Limited Service F&B 1 Chop Steakhouse Full Service F&B 1

95 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta C APPENDIX | CONSUMER SURVEY Page1 GRANDE PRAIRIE CONSUMER SURVEY

INTERVIEW LOCATION Cumulative Frequency Percent Valid Percent Percent Valid PRAIRIE MALL 175 87.5 87.5 87.5 214 PLACE 25 12.5 12.5 100.0 Total 200 100.0 100.0

CITY RESPONDENT RESIDES Cumulative Frequency Percent Valid Percent Percent Valid GRANDE PRAIRIE CITY 118 59.0 59.0 59.0 GRANDE PRAIRIE 29 14.5 14.5 73.5 COUNTY CLAIRMONT 4 2.0 2.0 75.5 BEAVERLODGE 5 2.5 2.5 78.0 SEXSMITH 5 2.5 2.5 80.5 OTHER CITY 39 19.5 19.5 100.0 Total 200 100.0 100.0

Q1A. PRIMARY CONVENIENCE SHOPPING CENTRE Cumulative Frequency Percent Valid Percent Percent Valid NO CONVENIENCE PRIMARY 2 1.0 1.0 1.0 WAL MART GP 16 8.0 8.0 9.0 RCSS GP 40 20.0 20.0 29.0 COSTCO GP 32 16.0 16.0 45.0 SAFEWAY GP S 29 14.5 14.5 59.5 SAFEWAY GP N 22 11.0 11.0 70.5 NO FRILLS GP 12 6.0 6.0 76.5 SAVE ON FOODS GP 15 7.5 7.5 84.0 IGA GP S 4 2.0 2.0 86.0 IGA GP N 4 2.0 2.0 88.0 CO OP GP 5 2.5 2.5 90.5 OTHER SC 19 9.5 9.5 100.0 Total 200 100.0 100.0

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 96 APPENDIX | CONSUMER SURVEY C Page2 GRANDE PRAIRIE CONSUMER SURVEY

Descriptive Statistics N Minimum Maximum Mean Std. Deviation Q1B. $ EXPENDITURE 199 30 2500 467.06 319.382 AT PRIMARY CONVENIENCE SC Valid N (listwise) 199

$Q1C Frequencies Responses Percent of N Percent Cases Q1C. MAIN REASONS CLOSE TO HOME 95 21.6% 47.5% SHOP PRIMARY CLOSE WORK SCHOOL 2 .5% 1.0% CONVENIENCE SC - a Multiple Response PRICES 88 20.0% 44.0% ONE STOP SHOP 41 9.3% 20.5% NOT CROWDED 1 .2% .5% FAMILIARITY 43 9.8% 21.5% PARKING 2 .5% 1.0% CUSTOMER SERVICE 11 2.5% 5.5% SALES PROMOS 34 7.7% 17.0% BUY IN BULK 12 2.7% 6.0% SUPPORT LOCAL 7 1.6% 3.5% SELECTION PRODUCTS 33 7.5% 16.5% SPECIFIC ITEM BRAND 6 1.4% 3.0% QUALITY PRODUCTS 41 9.3% 20.5% CONVENIENCE ITEMS 5 1.1% 2.5% CLOTHING 1 .2% .5% MEETS NEEDS 8 1.8% 4.0% QUALITY STORES 4 .9% 2.0% EASY ACCESS 3 .7% 1.5% HOURS OF OPERATION 2 .5% 1.0% Total 439 100.0% 219.5% a. Group

97 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta C Page3 GRANDE PRAIRIE CONSUMER SURVEY

Q2A. PRIMARY COMPARISON SHOPPING CENTRE Cumulative Frequency Percent Valid Percent Percent Valid NO COMPARISON PRIMARY 10 5.0 5.0 5.0 WAL MART GP 26 13.0 13.0 18.0 RCSS GP 3 1.5 1.5 19.5 COSTCO GP 21 10.5 10.5 30.0 CDN TIRE GP 4 2.0 2.0 32.0 DOWNTOWN GP 3 1.5 1.5 33.5 PRAIRIE MALL 89 44.5 44.5 78.0 GATEWAY 2 1.0 1.0 79.0 WESTGATE 9 4.5 4.5 83.5 OTHER SC 33 16.5 16.5 100.0 Total 200 100.0 100.0

Descriptive Statistics N Minimum Maximum Mean Std. Deviation Q2B. $ EXPENDITURE 200 25 2000 267.28 244.141 AT PRIMARY COMPARISON SC Valid N (listwise) 200

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 98 C Page4 GRANDE PRAIRIE CONSUMER SURVEY

$Q2C Frequencies Responses Percent of N Percent Cases Q2C. MAIN REASONS CLOSE TO HOME 27 6.6% 13.5% SHOP PRIMARY CLOSE WORK SCHOOL 5 1.2% 2.5% COMPARISON SC - a Multiple Response PRICES 65 15.8% 32.5% ONE STOP SHOP 51 12.4% 25.5% NOT CROWDED 4 1.0% 2.0% FAMILIARITY 16 3.9% 8.0% PARKING 6 1.5% 3.0% CUSTOMER SERVICE 5 1.2% 2.5% SALES PROMOS 13 3.2% 6.5% BUY IN BULK 4 1.0% 2.0% SUPPORT LOCAL 4 1.0% 2.0% SELECTION PRODUCTS 30 7.3% 15.0% SELECTION STORES 78 18.9% 39.0% SHOP SPECIFIC STORE 18 4.4% 9.0% SPECIFIC ITEM BRAND 7 1.7% 3.5% DAY OUT WINDOW SHOP 10 2.4% 5.0% IN THE AREA 1 .2% .5% QUALITY PRODUCTS 13 3.2% 6.5% COMPARISON ITEMS 3 .7% 1.5% CLOTHING 13 3.2% 6.5% SHOES 2 .5% 1.0% MEETS NEEDS 19 4.6% 9.5% GIFTS 4 1.0% 2.0% QUALITY STORES 4 1.0% 2.0% DEPARTMENT STORES 3 .7% 1.5% EASY ACCESS 3 .7% 1.5% HOURS OF OPERATION 3 .7% 1.5% NO TAXES 1 .2% .5% Total 412 100.0% 206.0% a. Group

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Descriptive Statistics N Minimum Maximum Mean Std. Deviation Q3A. % SPEND CLOTHES 200 0 100 68.95 37.459 FOOTWEAR GRANDE PRAIRIE PAST 3 MONTHS Q3B. % SPEND CLOTHES 200 0 100 23.55 32.572 FOOTWEAR OUTSIDE GRANDE PRAIRIE PAST 3 MONTHS Q3C. IMPORTANCE RATING ADD 200 1 10 6.77 2.999 CLOTHING FOOTWEAR TO GRANDE PRAIRIE Q4A. % SPEND BOOKS MUSIC 200 0 100 47.95 47.841 GRANDE PRAIRIE PAST 3 MONTHS Q4B. % SPEND BOOK MUSIC 200 0 100 14.05 31.529 OUTSIDE GRANDE PRAIRIE PAST 3 MONTHS Q4C. IMPORTANCE RATING ADD 200 1 10 4.96 3.209 BOOKS MUSIC TO GRANDE PRAIRIE Q5A. % SPEND ELECTRONICS 200 0 100 38.70 47.469 COMPUTERS GRANDE PRAIRIE PAST 3 MONTHS Q5B. % SPEND ELECTRONICS 200 0 100 11.80 30.250 COMPUTERS OUTSIDE GRANDE PRAIRIE PAST 3 MONTHS Q5C. IMPORTANCE RATING ADD 200 1 10 4.10 2.877 ELECTRONICS COMPUTERS TO GRANDE PRAIRIE Q6A. % SPEND FURNISHINGS 200 0 100 37.95 47.124 APPLIANCES GRANDE PRAIRIE PAST 3 MONTHS Q6B. % SPEND FURNISHINGS 200 0 100 5.05 18.328 APPLIANCES OUTSIDE GRANDE PRAIRIE PAST 3 MONTHS Q6C. IMPORTANCE RATING ADD 200 1 10 4.48 3.077 FURNISHINGS APPLIANCES TO GRANDE PRAIRIE Q7A. % SPEND SPORTING GOODS 200 0 100 54.93 47.178 TOYS HOBBIES GRANDE PRAIRIE PAST 3 MONTHS Q7B. % SPEND SPORTING GOODS 200 0 100 10.08 25.458 TOYS HOBBIES OUTSIDE GRANDE PRAIRIE PAST 3 MONTHS Q7C. IMPORTANCE RATING ADD 200 1 10 5.91 3.102 SPORTING GOODS TOYS HOBBIES TO GRANDE PRAIRIE Q8A. % SPEND SPECIALTY RETAIL 200 0 100 42.46 47.017 GRANDE PRAIRIE PAST 3 MONTHS

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Descriptive Statistics N Minimum Maximum Mean Std. Deviation Q8B. % SPEND SPECIALTY RETAIL 200 0 100 11.54 27.949 OUTSIDE GRANDE PRAIRIE PAST 3 MONTHS Q8C. IMPORTANCE RATING ADD 200 1 10 4.51 3.036 SPECIALTY RETAIL TO GRANDE PRAIRIE Q9A. % SPEND GROCERY 200 0 100 86.62 30.597 DRUGSTORE GRANDE PRAIRIE PAST 3 MONTHS Q9B. % SPEND GROCERY 200 0 100 11.87 28.696 DRUGSTORE OUTSIDE GRANDE PRAIRIE PAST 3 MONTHS Q9C. IMPORTANCE RATING ADD 200 1 10 4.05 3.181 GROCERY DRUGSTORE TO GRANDE PRAIRIE Q10A. % SPEND HOME 200 0 100 40.05 48.105 IMPROVEMENT GARDEN GRANDE PRAIRIE PAST 3 MONTHS Q10B. % SPEND HOME 199 0 100 4.47 18.163 IMPROVEMENT GARDEN OUTSIDE GRANDE PRAIRIE PAST 3 MONTHS Q10C. IMPORTANCE RATING ADD 200 1 10 4.06 3.063 HOME IMPROVEMENT GARDEN TO GRANDE PRAIRIE Q11A. % SPEND OFFICE SUPPLIES 200 0 100 46.68 49.318 GRANDE PRAIRIE PAST 3 MONTHS Q11B. % SPEND OFFICE SUPPLIES 200 0 100 6.33 22.940 OUTSIDE GRANDE PRAIRIE PAST 3 MONTHS Q11C. IMPORTANCE RATING ADD 200 1 10 3.72 2.820 OFFICE SUPPLIES TO GRANDE PRAIRIE Q12A. % SPEND PET SUPPLIES 200 0 100 50.48 49.397 SERVICES GRANDE PRAIRIE PAST 3 MONTHS Q12B. % SPEND PET SUPPLIES 199 0 100 5.05 20.232 SERVICES OUTSIDE GRANDE PRAIRIE PAST 3 MONTHS Q12C. IMPORTANCE RATING ADD 200 1 10 3.45 2.776 PET SUPPLIES SERVICES TO GRANDE PRAIRIE Q13A. % SPEND AUTOMOTIVE 200 0 100 52.65 48.738 GRANDE PRAIRIE PAST 3 MONTHS Q13B. % SPEND AUTOMOTIVE 199 0 100 12.91 31.616 OUTSIDE GRANDE PRAIRIE PAST 3 MONTHS Q13C. IMPORTANCE RATING ADD 200 1 10 4.39 3.277 AUTOMOTIVE TO GRANDE PRAIRIE Q14A. % USE PERSONAL 200 0 100 66.50 45.883 SERVICES GRANDE PRAIRIE PAST 3 MONTHS

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Descriptive Statistics N Minimum Maximum Mean Std. Deviation Q14B. % USE PERSONAL 199 0 100 14.07 32.876 SERVICES OUTSIDE GRANDE PRAIRIE PAST 3 MONTHS Q14C. IMPORTANCE RATING ADD 200 1 10 4.16 2.968 PERSONAL SERVICES TO GRANDE PRAIRIE Q15A. % USE PROFESSIONAL 200 0 100 73.25 41.652 FINANCIAL SERVICES GRANDE PRAIRIE PAST 3 MONTHS Q15B. % USE PROFESSIONAL 199 0 100 13.82 31.006 FINANCIAL SERVICES OUTSIDE GRANDE PRAIRIE PAST 3 MONTHS Q15C. IMPORTANCE RATING ADD 200 1 10 6.38 3.171 PROFESSIONAL FINANCIAL SERVICES TO GRANDE PRAIRIE Q16A. % USE FITNESS DAY SPA 200 0 100 32.25 46.629 GRANDE PRAIRIE PAST 3 MONTHS Q16B. % USE FITNESS DAY SPA 199 0 100 5.28 21.923 OUTSIDE GRANDE PRAIRIE PAST 3 MONTHS Q16C. IMPORTANCE RATING ADD 200 1 10 3.60 2.811 FITNESS DAY SPA TO GRANDE PRAIRIE Q17A. % GO TO COFFEE CAFE 200 0 100 81.65 30.993 FAST FOOD GRANDE PRAIRIE PAST 3 MONTHS Q17B. % GO TO COFFEE CAFE 198 0 100 13.48 24.936 FAST FOOD OUTSIDE GRANDE PRAIRIE PAST 3 MONTHS Q17C. IMPORTANCE RATING ADD 200 1 10 4.41 3.105 COFFEE CAFE FAST FOOD TO GRANDE PRAIRIE Q18A. % EAT OUT FULL SERVICE 200 0 100 77.25 32.372 RESTAURANTS GRANDE PRAIRIE PAST 3 MONTHS Q18B. % EAT OUT FULL SERVICE 199 0 100 18.34 27.988 RESTAURANTS OUTSIDE GRANDE PRAIRIE PAST 3 MONTHS Q18C. IMPORTANCE RATING ADD 200 1 10 6.42 2.892 FULL SERVICE RESTAURANTS TO GRANDE PRAIRIE Q19A. % USE ENTERTAINMENT 200 0 100 62.45 44.864 GRANDE PRAIRIE PAST 3 MONTHS Q19B. % USE ENTERTAINMENT 199 0 100 10.10 23.810 OUTSIDE GRANDE PRAIRIE PAST 3 MONTHS Q19C. IMPORTANCE RATING ADD 200 1 10 5.74 3.219 ENTERTAINMENT TO GRANDE PRAIRIE Valid N (listwise) 197

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 102 C Page8 GRANDE PRAIRIE CONSUMER SURVEY

$Q20 Frequencies Responses Percent of N Percent Cases Q20. LIKE MOST ABOUT NOTHING SPECIFIC 5 1.1% 2.5% SHOPPING CLOSE TO HOME 43 9.8% 21.5% OPPORTUNITIES IN GRANDE PRAIRIE - CLOSE TO WORK SCHOOL 1 .2% .5% a Multiple Response PRICES SALES 42 9.6% 21.0% ONE STOP SHOP 7 1.6% 3.5% NOT CROWDED 7 1.6% 3.5% MEETS NEEDS 48 11.0% 24.0% PARKING TRAFFIC 7 1.6% 3.5% CUSTOMER SERVICE 13 3.0% 6.5% EASY ACCESS 22 5.0% 11.0% SELECTION STORES 73 16.7% 36.5% SELECTION RESTAURANTS 1 .2% .5% LIKE SPECIFIC STORE 32 7.3% 16.0% IN STOCK 3 .7% 1.5% PROXIMITY OTHER AREAS 39 8.9% 19.5% DEPARTMENT STORES 1 .2% .5% SUPPORT LOCAL 15 3.4% 7.5% FAMILIARITY 9 2.1% 4.5% QUALITY STORES 1 .2% .5% LIKE NEW STORES 58 13.3% 29.0% HOURS OF OPERATION 1 .2% .5% ENTERTAINMENT 1 .2% .5% NO TAX 8 1.8% 4.0% Total 437 100.0% 218.5% a. Group

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$Q21 Frequencies Responses Percent of N Percent Cases Q21. DISLIKE MOST NOTHING SPECIFIC 30 8.7% 15.0% ABOUT SHOPPING PRICES SALES 21 6.1% 10.5% OPPORTUNITIES IN GRANDE PRAIRIE - CROWDED 26 7.6% 13.0% a Multiple Response PARKING TRAFFIC 47 13.7% 23.5% CUSTOMER SERVICE 35 10.2% 17.5% ACCESS 5 1.5% 2.5% SELECTION STORES 75 21.9% 37.5% SELECTION RESTAURANTS 21 6.1% 10.5% MISSING SPECIFIC STORE 17 5.0% 8.5% PROFESSIONAL PERSONAL 12 3.5% 6.0% SERVICES SELECTION PRODUCTS 4 1.2% 2.0% NOT IN STOCK 6 1.7% 3.0% NOT PEDESTRIAN FRIENDLY 10 2.9% 5.0% DEPARTMENT STORES 1 .3% .5% DOES NOT SUPPORT LOCAL 1 .3% .5% HOURS OF OPERATION 6 1.7% 3.0% ENTERTAINMENT 25 7.3% 12.5% NEED BIGGER MALL 1 .3% .5% Total 343 100.0% 171.5% a. Group

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 104 C Page10 GRANDE PRAIRIE CONSUMER SURVEY

$Q22 Frequencies Responses Percent of N Percent Cases Q22. STORES NOTHING SPECIFIC 4 .5% 2.0% SERVICES INCREASE DEPT STORE 12 1.5% 6.0% SPENDING IN GRANDE PRAIRIE - Multiple JUNIOR BOX OUTLET STORE 6 .8% 3.0% a Response CLOTHING FOOTWEAR 183 23.1% 91.5% BOOKS MUSIC DVD 30 3.8% 15.0% ELECTRONICS COMPUTERS 7 .9% 3.5% FURNISHINGS APPLIANCES 36 4.5% 18.0% SPORTING GOODS TOYS HOBBIES 84 10.6% 42.0% SPECIALTY RETAIL 32 4.0% 16.0% GROCERY DRUGSTORE 14 1.8% 7.0% HOME IMPROVEMENT GARDEN 2 .3% 1.0% OFFICE SUPPLY ITEMS 6 .8% 3.0% PET SUPPLIES SERVICES 4 .5% 2.0% AUTOMOTIVE 10 1.3% 5.0% PERSONAL SERVICES 4 .5% 2.0% PROFESSIONAL FINANCIAL 41 5.2% 20.5% SERVICES FITNESS CLUB DAY SPA 5 .6% 2.5% COFFEE CAFES FAST FOOD 36 4.5% 18.0% FULL SERVICE RESTAURANTS 206 26.0% 103.0% ENTERTAINMENT 63 7.9% 31.5% BIGGER MALL 8 1.0% 4.0% Total 793 100.0% 396.5% a. Group Statistics D2. # D1. HOUSEHOLD HOUSEHOLD < 18 YEARS SIZE OLD N Valid 200 200 Missing 0 0 Mean 3.25 .80

105 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta C Page11 GRANDE PRAIRIE CONSUMER SURVEY

D1. HOUSEHOLD SIZE Cumulative Frequency Percent Valid Percent Percent Valid 1 15 7.5 7.5 7.5 2 76 38.0 38.0 45.5 3 35 17.5 17.5 63.0 4 33 16.5 16.5 79.5 5 19 9.5 9.5 89.0 6 14 7.0 7.0 96.0 7 4 2.0 2.0 98.0 8 2 1.0 1.0 99.0 11 2 1.0 1.0 100.0 Total 200 100.0 100.0

D2. # HOUSEHOLD < 18 YEARS OLD Cumulative Frequency Percent Valid Percent Percent Valid 0 114 57.0 57.0 57.0 1 40 20.0 20.0 77.0 2 33 16.5 16.5 93.5 3 8 4.0 4.0 97.5 4 2 1.0 1.0 98.5 5 1 .5 .5 99.0 8 1 .5 .5 99.5 9 1 .5 .5 100.0 Total 200 100.0 100.0

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D3. RESPONDENT AGE Cumulative Frequency Percent Valid Percent Percent Valid 18-24 49 24.5 24.5 24.5 25-34 50 25.0 25.0 49.5 35-44 40 20.0 20.0 69.5 45-54 31 15.5 15.5 85.0 55-64 14 7.0 7.0 92.0 65-74 10 5.0 5.0 97.0 75+ 6 3.0 3.0 100.0 Total 200 100.0 100.0

D4. HOUSEHOLD YEARLY INCOME Cumulative Frequency Percent Valid Percent Percent Valid REFUSED DK 14 7.0 7.0 7.0 <$15,000 5 2.5 2.5 9.5 $15,000-$24,999 12 6.0 6.0 15.5 $25,000-$34,999 10 5.0 5.0 20.5 $35,000-$44,999 7 3.5 3.5 24.0 $45,000-$54,999 13 6.5 6.5 30.5 $55,000-$64,999 19 9.5 9.5 40.0 $65,000-$74,999 20 10.0 10.0 50.0 $75,000-$99,999 18 9.0 9.0 59.0 $100,000-$124,999 29 14.5 14.5 73.5 $125,000+ 53 26.5 26.5 100.0 Total 200 100.0 100.0

D5. RESPONDENT GENDER Cumulative Frequency Percent Valid Percent Percent Valid MALE 80 40.0 40.0 40.0 FEMALE 120 60.0 60.0 100.0 Total 200 100.0 100.0

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DAY OF INTERVIEW Cumulative Frequency Percent Valid Percent Percent Valid TUES DEC 10 20 10.0 10.0 10.0 WED DEC 11 50 25.0 25.0 35.0 THURS DEC 12 41 20.5 20.5 55.5 FRI DEC 13 44 22.0 22.0 77.5 SAT DEC 14 45 22.5 22.5 100.0 Total 200 100.0 100.0

TIME OF INTERVIEW Cumulative Frequency Percent Valid Percent Percent Valid MORNING 42 21.0 21.0 21.0 AFTERNOON 117 58.5 58.5 79.5 EVENING 41 20.5 20.5 100.0 Total 200 100.0 100.0

Retail Market & Gap Analysis - City of Grande Prairie, Alberta | 108 RETAIL MARKET & GAP ANALYSIS

RESOURCEFUL SPIRIT GROWING OPPORTUNITY

Grande Prairie is a vibrant, burgeoning retail destination providing regional shopping for residents of Northwestern Alberta and Northeastern British Columbia.

PREPARED FOR: THE CITY OF GRANDE PRAIRIE

PREPARED BY: CUSHING TERRELL ARCHITECTURE INC.

APRIL 2014

109 | Retail Market & Gap Analysis - City of Grande Prairie, Alberta