Retail Commercial Centres Development
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Planning and Building Department, City of Mississauga May 2004 RETAIL COMMERCIAL CENTRES DEVELOPMENT INTRODUCTION While the focus of this newsletter is on Mississauga’s retail commercial centres, information on the This newsletter reports on existing and proposed retail estimated amount of existing retail development commercial centre development in the City of Mississauga outside of these centres is provided on page 3. as of January 1, 2004. Data summaries are provided by retail centre type and Planning District and are divided into existing retail centres and the development of retail centres EXISTING DEVELOPMENT that is anticipated to occur on vacant lands. Retail commercial centre development on vacant lands is further Existing retail commercial centre development is divided into the following three categories: committed defined as retail commercial centres which are built, development; development subject to endorsed under construction or for which building permits have applications; and estimates of potential development on been issued as of January 1, 2004. Information on lands with a retail commercial centre designation. The retail space at Lester B. Pearson International Airport data are based on building permit issuances, official plan (LBPIA) has not been included. designations, zoning, development applications, aerial photos and site checks. Existing retail centre development totalled 1 342 600 m2 (14,462,600 sq.ft.) or 83% of the City’s Adjustments to the base data are made throughout the retail centre commercial capacity. In 2003, only one year as part of a continuous maintenance and verification process. new convenience centre was added to the City’s inventory of existing centres. This centre was built in 1Mississauga Plan was approved by the Region of Peel on May 5, 2003, the East Credit Planning District. however, the Retail Commercial policies were under appeal as of January 1, 2004. As such, City Plan designations were used to estimate the amount of development that could occur on retail commercial lands The Heartland Town Centre continued to expand and outside of City Centre. Mississauga Plan policies were in effect for City the Erin Mills Town Centre site continued to add Centre. Retail Commercial Centre Capacity by Development Status Existing Committed 83% 16% Potential 1% Recently “De-malled” South Common Centre Mississauga, Leading Today for Tomorrow City Centre additional free-standing retail uses. will mount to covert vacant industrial lands Both Meadowvale Town Centre and to commercial to allow for the South Common Mall continued to development of additional retail centres/ “de-mall” and add retail pads along concentrations. City Centre is a unique area from the perimeters of their sites. both a land use and a policy However, these additions only perspective. As such, special assumptions were made for this replaced demolished floorspace and COMMITTED planning district. did not result in additional floorspace. DEVELOPMENT In the case of Meadowvale, a slight The existing retail development decrease in the total floorspace Committed development refers to vacant data presented in this newsletter occurred. for retail centres includes the lands that are designated and zoned for Square One Shopping Centre and retail commercial centres and for which no the retail uses on the north side of Minor floorspace additions were also building permit has been issued. Rathburn Road West, between added to existing centres in Churchill Duke of York Boulevard and City Meadows, East Credit, Lisgar and The total amount of committed retail Centre Drive. Data regarding Southdown. commercial space is 258 600 m2 existing accessory retail uses in office buildings throughout City (2,786,400 sq.ft.) which represents 16% of Centre, are included on page 3 The data for City Centre refers to total retail commercial centre capacity in with the non-centre data. lands designated Retail Core. This the City. includes the Square One Shopping Assumptions about future Centre and the commercial land uses The committed space identified for City development have been made for on the north side of Rathburn Road Centre (Retail Core area only) represents all vacant lands in the Retail Core West between Duke of York and for sites with existing existing surface parking areas and development where intensification Boulevard and City Centre Drive. additional space that could be developed or redevelopment could occur in north of Rathburn Road West. It is the Retail Core. Lands currently With the construction of only one new assumed that with the removal of these used for surface parking and the commercial centre in 2003, the City’s surface parking areas, new buildings would lands on the north side of planned retail landscape is being Rathburn Road West, have been have to incorporate either underground or considered as having realized with few remaining planned structured parking areas in order to provide intensification or redevelopment centres to be built. In future, pressure sufficient parking. potential. Number of Existing Retail Centres Number of Committed Retail Centres Assumptions for vacant lands and by Centre Type and Floor Area by Centre Type and Floor Area lands with intensification and redevelopment potential within the Centre Type # Floor Area Centre Type # Floor Area retail core, are based on the a 2 1 2 detailed analysis of existing site Convenience 74 84 200 m Convenience 6 9 400 m (101,300 sq.ft.) (907,000 sq.ft.) conditions. It was assumed that Neighbourhood1 2 16 700 m2 (180,100 sq.ft.) future retail development would Neighbourhood 60 366 000 m2 1 2 have an F.S.I. (floor space index) (3,940,800 sq.ft.) District 1 23 000 m (250,000 sq.ft.) of .8, similar to what exists on the District 12 282 000 m2 Regional2 1 37 000 m2 (398,000 sq.ft.) site today. Although accessory (3,039,000 sq.ft.) retail uses are allowed on lands City Centre 1 115 000 m2 Regional 1 147 000 m2 designated for mixed use (Retail Core (1,238,000 sq.ft.) (1,581,000 sq.ft.) area only)2 development, no retail 2 development potential has been City Centre 1 164 000 m Special 3 51 000 m2 (549,000 sq.ft.) (Retail Core (1,765,000 sq.ft.) calculated for these lands. Data Purpose area only) 2 regarding future retail development Commercial 2 have been included in the Special 5 288 000 m Employment 5 6 500 m2 (70,000 sq.ft.) 1 committed development category Purpose (3,107,000 sq.ft.) Commercial Commercial as additional retail space could be TOTAL 19 258 600 m2 (2,786,400 sq.ft.) developed based on the policies Employment 4 11 400 m2 and regulations contained in the Commercial (122,800 sq.ft.) Official Plan and Zoning By-law. 2 TOTAL 157 1 342 600 m 1 - refers to new centres (14,462,600 sq.ft.) 2 - refers to additional capacity at existing centres Planning and Building Department, City of Mississauga, May 2004 page 2 ENDORSED EXISTING RETAIL Retail Trends COMMERCIAL APPLICATIONS DEVELOPMENT OUTSIDE OF CENTRES Endorsed applications refers to vacant 2003 saw only minor changes to the 2 land subject to a development In addition to the 164 000 m (1,765,000 retail landscape in Mississauga. The application for which City Council has sq.ft.) of retail space in the retail core Heartland Town Centre continued to area, City Centre, there is another 38 000 adopted a recommendation approving expand in 2003 with some additional m2 (409,000 sq.ft.) of retail space within capacity remaining. Both Meadowvale the application. While approved by City the various office towers and other free- Town Centre and South Common Mall Council, these applications have not standing retail uses located throughout continued their “de-malling” schemes in completed the development application City Centre. In total, City Centre has response to the big box trend. process and are still subject to appeal to approximately 202 000 m2 (2.2 million the Ontario Municipal Board. sq.ft.) of retail space. As major anchor tenants leave district and neighbourhood centres, it becomes Outside of City Centre and designated increasingly difficult to find suitable and As of January 1, 2004, there were no willing tenants to take over the vacant retail commercial centres, retail endorsed applications. units. commercial development also includes the traditional mainstreet areas, other Recently however, Loblaws has opened concentrations of retail development and a “Real Canadian Wholesale Club” big isolated retail sites throughout the box store at the Parkways West POTENTIAL residential and employment planning Shoppes centre (N28). Occupying districts. Together these areas and sites approximately 3 700 m2 (40,000 sq.ft.) 2 DEVELOPMENT add approximately 2.04 million m which was previously a ValuMart (22 million sq.ft.) of retail commercial grocery store, this format is not typical of space to the City’s inventory. similar membership type warehouse Potential development refers to vacant clubs. It is somewhat smaller, carries a lands where the zoning does not Adding the space in retail commercial limited range and selection of goods conform to the Official Plan and a centres (approximately 1.34 million m2/ primarily geared to the small business development application, if submitted, 14.5 million sq.ft.) to the retail commercial owner, and unlike Costco and Sam’s Club, requires no membership. has not been endorsed by City Council. space in City Centre not in the retail core 2 The amount of development estimated area (approximately 38 000m /409,000 sq.ft.) and the retail space outside of Perhaps this trend will continue at other to occur is based on what would be district and neighbourhood centres centres (approximately 2.04 million m2/ looking to re-define their roles in the permitted by the Official Plan. 22 million sq.ft.), Mississauga has a total retail landscape.