Commercial Policy Review. Phase 1 and 2: Background Study and Current Inventory

Transcription

1 Commercial Policy Review Phase 1 and 2: Background Study and Current Inventory June,

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3 TABLE OF CONTENTS 1.0 Background Purpose The Study Current Framework Provincial Legislation Provincial Policy Statement (PPS) Places to Grow Growth Plan for the Greater Golden Horseshoe (2006) Regional Official Plan City of Kitchener Official Plan Commercial Land Use Designations Commercial in Residential Districts Methodology Results Commercial Supply Developed Between 1999 and Retail Commercial Development Big Box Retailing and Power Centres Neighbourhood Shopping Centres Freestanding Food stores Non-Retail Commercial Development Commercial Supply Demolished Between 1999 and Existing inventory Future Planned Commercial Supply Approved Developments Ira Needles Mixed Use Commercial Development Ira Needles Boulevard Strasburg Road Next Steps i

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5 APPENDICES, TABLES AND FIGURES APPENDICES Appendix A: MPAC Codes for Commercial Land Uses... 1 Appendix B: Detailed Commercial Properties Inventory by Commercial Category... 2 TABLES Table 1: Region of Waterloo Population Projections to 2029 by Municipality... 7 Table 2: Commercial Floor Space by Construction Type Added Between 1999 and Table 3: Commercial Floor Space by Type Added Between 1999 and Table 4: Commercial Floor Space Demolished Between 1999 and Table 5: Commercial Floor Space Constructed and Demolished Between 1999 and Table 6: Commercial Floor Space by Type as of Table 7: Total Supply and Per Capita Space in 1999 and Table 8: Commercial Floor Space by Type From 1999 to Table 9: Proposed Uses for Ira Needles Mixed Use Commercial Development FIGURES Figure 1: Commercial Area Designations in Current Official Plan Figure 2: Commercial Properties Developed Between 1999 and Figure 3: Retail Commercial Properties in Kitchener Figure 4: Percentage of Commercial Floor Space by Type Constructed Between 1999 and Figure 5: Sunrise Shopping Centre Site Map Figure 6: Areal of Sportsworld Crossing and Gateway Power Centre Figure 7: Food stores in Kitchener Figure 8: Non-Retail Commercial Properties in Kitchener Figure 9: Percentage of Non-Retail Commercial Floor Space by Type Constructed Between 1999 and Figure 10: Commercial Properties in Kitchener Figure 11: Proportion of Total Commercial Supply by Type 1999 and Figure 12: Percentage of Commercial Floor Space by Type as of Figure 13: Conceptual Plan for Ira Needles Mixed Use Commercial Development Figure 14: 235 Ira Needles Boulevard i

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7 1.0 Background In the late 1990s, the City of Kitchener undertook a review of the commercial land use planning structure in the Official Plan. The review and related studies resulted in new land use designations through Municipal Plan Amendment #36 Commercial Policy Review. The intent of the policy changes was to ensure that Kitchener was well positioned in meeting a projected 1.5 million square feet (140,000 square metres) of new commercial space by It has been ten years since the commercial policies were put in place. In these ten years, a significant amount of new commercial space has been constructed. Also, the planning landscape has changed considerably with respect to policy direction, conversions to commercial space, density requirements, urban design and complete communities. Consequently, another Commercial Policy Review is required to ensure that the existing commercial policies continue to meet the needs of the community, the evolving commercial environment, new provincial legislation, proposed changes to the Region of Waterloo commercial policies, as well as the objectives identified in the Official Plan Review. This study represents Phase 1 and 2, Background Study and Current Inventory, which undertakes background research and an inventory of the current commercial supply in the City of Kitchener. Phase 3 will include an analysis of the inventory and an assessment of future needs, and Phase 4 will be a summary report of the findings. Collectively, this review will provide policy direction for the City s Official Plan review which is currently underway. It is expected that the recommendations and next steps proposed by the review will be implemented in the new Official Plan which is proposed to be completed by June Phase 1 and 2 Phase 3 Phase 4 Background Study and Current Inventory Discussion and Response Paper Project Summary Report New Official Plan 1

8 1.1 Purpose The purpose of this review is to: Phase 1 and 2 Undertake an inventory of existing and planned commercial supply in the City to gain an understanding of Kitchener s current commercial role; Phase 3 Investigate the potential demand for future commercial use based on growth forecasts for residential and commercial employment; Evaluate current and potential locations for commercial uses; Assess the City s current commercial policy structure and framework and its adequacy to address future commercial needs and analyze how commercial uses, specifically office, retail and grocery stores relate to the City s policy framework and urban structure (having regard to provincial and regional policy); and; Phase 4 Provide recommendations for new or revised Official Plan policies. To guide the review process, a variety of questions have been explored: Phase 1 and 2 How much commercial floor space, by type, has been built since the 1999 Commercial Policy Review? What is the current supply of overall commercial floor space? Phase 3 What is the capacity for additional development on existing commercial sites? How much new commercial floor space is required to meet 2031 forecasts? How should commercial uses/lands be provided for and protected? How do the commercial uses fit into the newly proposed Regional Urban Structure? Do we need to plan for additional commercial sites/types, if so where? Where are priority commercial sites to be implemented? What is the direction for commercial uses as they relate to the function of Downtown? Phase 4 Are new or revised Commercial Policies required in the new Official Plan? 2

9 1.2 The Study A team of staff from Planning, Economic Development and Information Technology collaborated to carry out an inventory of existing and planned commercial space. They were: Project Lead Brandon Sloan, Planning Brian Bateman, Planning Project Team Sarah Longstaff, Planning Janette MacDonald, Economic Development Diane Adams, Information Technology Nancy Steinfield, Information Technology The Background Study and Current Inventory confirms existing and planned total commercial supply and provides an understanding of the distribution of Kitchener s current commercial supply. The third phase of the review will forecast growth to 2029 and review the existing inventory of commercial lands to determine if the City will have enough lands to meet the projections to Based on the findings, this review will provide recommendations for the City s new Official Plan and give direction to develop appropriate commercial policy that is reflective and responsive to the current and future demands. 3

10 2.0 Current Framework A review of provincial legislation, the proposed changes to the Region of Waterloo commercial policies, and the existing commercial policies is necessary to provide direction for which the commercial policies in the new official plan will function Provincial Legislation Within the last few years, the Province has undertaken a number of planning initiatives, two of which include the Provincial Policy Statement (PPS) and the Places to Grow Growth Plan for the Greater Golden Horseshoe. These two pieces of legislation provide direction for commercial land uses Provincial Policy Statement (PPS) 2005 The current Provincial Policy Statement which came into effect on March 1, 2005 provides direction on how municipalities should treat employment areas in the context of promoting economic development and competitiveness while achieving the objectives of strong communities, a clean and healthy environment and economic growth for the long term. Policy states that: Planning authorities shall promote economic development and competitiveness by: a) providing for an appropriate mix and range of employment (including industrial, commercial and institutional uses) to meet long-term needs; b) providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses; c) planning for, protecting, and preserving employment areas for current and future uses; and d) ensuring the necessary infrastructure is provided to support current and projected needs. Employment jobs is a relatively new term which refers to jobs that have traditionally been called industrial jobs and are found in specifically designated industrial lands, business parks and related areas. These areas have come to be referred to as an employment area as opposed to industrial lands because of the breadth of other uses, including commercial, that now tend to locate within these areas. As such, this policy pertains more to industrial uses but does have some relevance to commercial uses and employment. 4

11 2.1.2 Places to Grow Growth Plan for the Greater Golden Horseshoe (2006) The Places to Grow Growth Plan came into effect on June 16, Instead of separating land uses, it encourages complete communities that include a mix of opportunities to live, work, and shop. The policies in this plan also provide more clarity and direction as to how municipalities should deal with employment lands. Policy directs municipalities to promote economic development and competitiveness by: a) providing for an appropriate mix of employment uses including industrial, commercial and institutional uses to meet long-term needs b) providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses c) planning for, protecting and preserving employment areas for current and future uses d) ensuring the necessary infrastructure is provided to support current and forecasted employment needs. The Plan also states that major office (freestanding office buildings of 10,000 m 2 or greater or with 500 jobs or more) should be located in urban growth centres (downtowns), major transit station areas, or areas with existing frequent transit service, or existing or planned higher order transit service. Section of the plan indicates that urban growth centres will be planned as focal areas for investment in institutional and public wide services, as well as commercial, recreational and entertainment uses , states that major transit station areas and intensification corridors will be designated in official plans and planned to achieve a mix of residential, official, institutional, and commercial development wherever appropriate. 5

12 2.2 Regional Official Plan The Regional Official Plan (ROP) was adopted by Regional Council on June 16, The new ROP is the Regional Municipality of Waterloo s guiding document for directing growth and change over the next 20 years and is required to be updated every five years. The new ROP includes several directions with respect to major office, local food, the location of large retail centres and Major Local Nodes. The ROP contains policies providing direction for offices. The policies are as follows: 2.G.7 Major offices and appropriate major institutional development should be located in Urban Growth Centres, Major Transit Station Areas, Reurbanization Corridors or Major Local Nodes. 2.G.8 Development applications to establish a new use identified in Policy 2.G.7, or which would expand an existing development to become such a use, will be in conformity with all applicable policies in this Plan and will be subject to Regional approval of a Transportation Impact Study in accordance with Policy 5.A.25. A Major office is defined as a freestanding office building of 10,000 square metres or greater, or with 500 jobs or more. The ROP also contains policies related to retail commercial centres. The policies are as follows: 2.G.4 New retail commercial centres will be required to locate in Urban Growth Centres, Township Urban Growth Centres, Major Transit Station Areas, Reurbanization Corridors or Major Local Nodes. 2.G.5 Development applications to establish a new retail commercial centre, or expand an existing development into a retail commercial centre, will be in conformity with all applicable policies in this Plan and will be subject to Regional approval of a Transportation Impact Study in accordance with Policy 5.A G.6 New retail commercial centres exceeding 42,000 square metres of gross leasable area, or the expansion of an existing retail commercial centre to a gross leasable area exceeding 42,000 square metres, will only be permitted within Urban Growth Centres, Major Transit Station Areas or Major Local Nodes. Applicable development applications will be in conformity with the policies in this Plan and will be subject to Regional approval of: (a) a Transportation Impact Study in accordance with Policy 5.A.25; (b) a Retail Commercial Market Impact Study demonstrating that the proposed development application does not adversely affect the planned function of any Urban Growth Centre, Township Urban Growth Centre or Major Transit Station Area; (c) a land use study demonstrating how the proposed development application supports the Planned Community Structure of this Plan; and (d) a water and wastewater servicing plan demonstrating that the proposed development application can be adequately serviced. 6

13 Retail commercial centres are defined by the Region as a group of stores planned and developed as a unit and having a minimum gross leasable area of 10,000 square metres. Furthermore, the ROP also seeks to strengthen and diversify the regional food system. The regional food system encourages a range of food destinations within easy walking distance of where people live and work. Policy 3.F.1 of the ROP states that the Region will support the development of a strong regional food system through the policies that provide for a mix of land uses, including food destinations, within close proximity of each other to facilitate residents access to locally grown and other healthy food products. Lastly, the ROP contains population and employment forecasts which are based on the forecasts contained in the Places to Grow Growth Plan. The employment forecast of 366,000 to 2031 in the Places to Grow Plan has been adjusted to 359,000 to 2029 in the ROP. Of the projected 359,000 jobs, 130,000 of those jobs have been allocated to the City of Kitchener. The population forecast of 729,000 to 2031 in the Places to Grow Plan has been adjusted to 712,000 to 2029 in the ROP. Of the projected 712,000 persons, 313,000 have been allocated to the City of Kitchener (See Table 1). Accordingly, our review needs to investigate the potential demand for future commercial uses based on these growth forecasts. Phase 3 of this review will investigate the potential demand for future commercial uses based on projected growth. Table 1: Region of Waterloo Population Projections to 2029 by Municipality Population Employment Cambridge 123, ,000 75, ,000 Kitchener 214, ,000 99, ,000 North Dumfries 9,200 16,000 6,080 8,400 Waterloo 101, ,000 64,070 88,000 Wellesley 10,100 12,00 3,290 4,100 Wilmot 17,700 28,500 6,730 9,700 Woolwich 20,100 32,500 13,540 18,800 Region 497, , , ,000 Source: ROP as adopted by Regional Council June 16th, Shaping Waterloo Region s Urban Communities, p.10. * Forecasts subject to change upon Region of Waterloo review 7

14 2.3 City of Kitchener Official Plan The study conducted in 1999 resulted in new land use designations through Municipal Plan Amendment #36 Commercial Policy Review. This amendment introduced a new commercial land use policy framework to permit the full range of commercial land uses at various locations based on a series of nodes, corridors and planned campuses. The policies represented a significant shift from the former hierarchical approach to commercial development to a market-based approach, regulating commercial areas by built form rather than specific types of commercial uses. This introduced a more lateral commercial structure that distributes employment opportunities across the city Commercial Land Use Designations The new designations included Primary Node Fairway, Mixed Use Nodes, Mixed Use Corridors, Neighbourhood Mixed Use Centres, Arterial Commercial Corridors and Planned Commercial Campus (See Figure 1). The commercial area designations are generally described as follows: Primary Node - Fairway is intended to have the largest and most dense concentration of employment, tourism, residential, entertainment and cultural uses. The Fairway Primary Node is recognized as the only Primary Node in Kitchener. Mixed Use Node is intended to be compact in form and have a balance of commercial, residential and institutional uses. Mixed Use Nodes primarily serve an inter-neighbourhood market but may contain some uses having a city-wide orientation. Retail uses may locate in free-standing buildings, within plazas, or internal to mixed use developments. Mixed Use Corridor is intended to provide for commercial, multiple residential and mixed use redevelopment opportunities along specific corridors in the inner city. Retail uses may locate only within existing buildings or internal to large mixed use developments. Planned Commercial Campus is intended to be planned and designed as a comprehensive development and accommodate both large and small commercial uses in a campus environment consisting of individual buildings or plaza groupings. Planned Commercial Campuses generally maintain a retail or entertainment focus having a city-wide or regional orientation, but may also have a mix of uses. Neighbourhood Mixed Use Centre is intended to provide for appropriately scaled multiple residential, and a limited amount of commercial and institutional uses, at locations internal to neighbourhoods. Arterial Commercial Corridor is intended to provide for a range of service type commercial and light industrial business uses, oriented to the travelling public. Arterial Commercial Corridors are generally located along primary arterial roads in locations that have historically developed with a range of auto-oriented, service commercial uses or where substantial redevelopment opportunities exist. Multiple residential uses may also be permitted in certain locations to provide a transition between existing arterial commercial land uses and adjacent residential, open space or mixed use areas. A portion of the current commercial policies have been implemented through zoning and/or urban design guidelines. 8

15 2.3.2 Commercial in Residential Districts The current official plan also permits some non-residential uses within the designated residential districts. Accordingly, the plan permits the zoning of convenience commercial within residential districts. The intent of the Convenience Commercial designation is to provide locations for small retail outlets serving the day-to-day, non-comparison shopping and service needs of the neighbourhood. Permitted uses are restricted to small convenience retail, financial establishment, personal services, gas bar, health office, restaurant and dwelling units. The designated lands do not appear in the Official Plan s Map 5: Land Use Plan given the scale of them. They are however, shown in Secondary Plans and Community Plans. 9

16 HWY 8 K I T C H E N E R K I T C H E N E R Official Plan Land Use Commercial Designations Mixed Use Corridor Mixed Use Node Neighbourhood Mixed Use Centre Primary Node Planned Commercial Campus Service Commercial Arterial Commercial Corridor Office Residential Conversion Convenience Commercial Secondary Plan Boundary BLOOMINGDALE RD BRIDGE ST E VICTORIA ST N LANCASTER ST LACKN ER W KING ST W WEBER ST W B LVD GLASGOW ST QUEEN ST S FREDERICK ST WEBER ST E CHARLES ST CONESTOGA PKY OTTAWA ST N WESTMOUNT RD W COURTLAND AVE E E KING ST E FAIRWAY RD N VICTORIA ST S HIGHLAND RD W WESTMOUNT RD E QUEENS BLVD RIVE R RD E FISCHER HALLMAN RD FAIRWAY RD S CONESTOGA PKY OTTAWA ST S HOMER STRASBURG RD MANITOU DR BLEAMS RD KING ST E WATSON BLVD HURON RD HWY 401 TRUSSLER RD NEW DUNDEE RD Km Corporate Services Department Information Technology - GIS May 11, 2010 Sources: Parcel Fabric: Teranet (up to Aug 1998), Corporate Services - I.T. - GIS ( current); Municipal Plan: Development and Technical Services - Planning (Current to date of printing) Street Network: Corporate Services - Information Technology - GIS (Current to date of printing) THIS IS NOT A PLAN OF SURVEY --- PROJECTION: UTM NAD 83 ZONE 17 Some portions of this publication are produced using information under licensed use from Teranet 1998 Protected by Copyright - May not be reproduced without Permission 2007 The Corporation of the City of Kitchener PLEASE NOTE:Land use boundaries on this map are general only.

17 3.0 Methodology In order to calculate the current supply of overall commercial floor space, the amount of commercial floor space that has been added since 1999 was totaled with the commercial floor space counts from the last Commercial Policy Review. Municipal Property Assessment Corporation (MPAC) information and building permit information from the City s Permit Tracking System (AMANDA database) were used to compile the data for the inventory of Kitchener s commercial supply (See Appendix A). MPAC assigns properties codes according to their use. Property types are identified as follows: 100s Land; 200s Farm; 300s Residential or Multi-Residential; 400s Commercial; 500s Industrial; 600s Institutional, 700s Special Use and 800s Government. The 400 series codes were used to collect an inventory of commercial uses. These include shopping centres (regional, community and neighbourhood), as well as stand-alone retail, restaurants (conventional and fast food), taverns, banks and similar financial institutions, and offices. Some categories have been collapsed into a more general category, such as Other Commercial and Other Retail for simplification purposes Also, MPAC codes differentiate between the sizes of the use. For example, 400 is Small Office building (generally single tenant or owner occupied under 7,500 s.f.) and 402 is Large office building (generally multi - tenanted, over 7,500 s.f.). These have been grouped together as office building in the inventory (See Appendix A). It is important to note that since 1999, MPAC may have assigned some of the properties with different codes than they were previously assigned. As such, some properties may be accounted for in different land use codes in 1999 than in However, this does not affect the total amount of commercial floor space. For example, no properties were assigned the category of Big box shopping/power centre in 1999 in part because this was a relatively new commercial concept at the time. However, this new category exists in the MPAC codes in the 2010 review and some properties that were identified as Large retail building centre in 1999 may now be considered a Big box shopping/power centre. It is also important to note that it is possible for some uses to be assigned to more than one category. As such, the property has been assigned to the most suitable land use. For example, a fast food restaurant will not have been assigned to the fast food land use category if it is part of a larger community, neighbourhood, regional shopping centre or power centre. However, where a food store exists within a power centre or shopping centre and is a free standing structure, it is accounted for in the individual category of freestanding food store. This is also a new category that was not included in the last review. The number of new or expanded commercial uses since 1999 does not amount to the total number of building permits issued since 1999 because more than one building permit may have been issued for a commercial use. For example, a power centre with different phases of development, a shopping centre with more than one building, or a building that was built since 1999 and also had an addition in this time will all have been issued more than one building permit. The size of commercial uses are expressed in square feet since this remains the industry standard. A factor of feet per square metre can be used to convert between measures. 11

18 It is assumed that the baseline 1999 data from the last Commercial Policy Review and the sources in which our current inventory is developed are reliable and accurate and the methodology is consistent with the previous Review. 12

19 HWY 8 K I T C H E N E R K I T C H E N E R Commercial Properties Commercial Properties Since 1999 (New Construction and Additions) BLOOMINGDALE RD BRIDGE ST E LANCASTER ST VICTORIA ST N LACKN ER W WEBER ST W B LVD GLASGOW ST KING ST W QUEEN ST S FREDERICK ST WEBER ST E CHARLES ST CONESTOGA PKY OTTAWA ST N WESTMOUNT RD W COURTLAND AVE E E KING ST E FAIRWAY RD N VICTORIA ST S HIGHLAND RD W WESTMOUNT RD E QUEENS BLVD RIVE R RD E FISCHER HALLMAN RD FAIRWAY RD S CONESTOGA PKY OTTAWA ST S HOMER STRASBURG RD MANITOU DR BLEAMS RD KING ST E WATSON BLVD HURON RD HWY 401 TRUSSLER RD NEW DUNDEE RD Km Corporate Services Department Information Technology - GIS May 11, 2010 Sources: Parcel Fabric: Teranet (up to Aug 1998), Corporate Services - I.T. - GIS ( current); Commercial Properties: Development and Technical Services - Planning (May 2010); Street Network: Corporate Services - Information Technology - GIS (Current to date of printing) THIS IS NOT A PLAN OF SURVEY --- PROJECTION: UTM NAD 83 ZONE 17 Some portions of this publication are produced using information under licensed use from Teranet 1998 Protected by Copyright - May not be reproduced without Permission 2007 The Corporation of the City of Kitchener

20 4.0 Results The following section will report the results of the inventory and note changes from 1999 to present Commercial Supply Developed Between 1999 and 2009 In the past decade, approximately 3.6 million square feet (334,450 square metres) of commercial space has been developed (See Table 2, Figure 2 and Appendix B). In total, building permits were issued for 3,584,411 square feet (333,000 square metres); 3,190,901 square feet (296,450 square metres) was for construction of new structures and 393,510 square feet (36,550 square metres) was added to existing commercial structures (See Table 3 and Appendix C). Table 2: Commercial Floor Space by Construction Type Added Between 1999 and 2009 New Construction Addition TOTAL Sq. ft Sq. m Sq. ft Sq. m Sq. ft Sq. m ,675 8,981 16,192 1, ,866 10, ,796 15,403 20,075 1, ,871 17, ,432 7,565 29,466 2, ,898 10, ,880 61,026 65,810 6, ,690 67, ,648 27,745 44,016 4, ,664 31, ,439 76,593 24,586 2, ,024 78, ,898 16,341 16,250 1, ,148 17, ,594 3,957 92,472 8, ,066 12, ,184 26,773 8, ,499 27, ,926 47,652 13,422 1, ,348 48, ,430 4,406 62,908 5, ,338 10,251 TOTAL 3,190, , ,510 36,558 3,584, ,003 14

21 Table 3: Commercial Floor Space by Type Added Between 1999 and 2009 Commercial Category Building Area Sq. ft Sq. m Retail Commercial Big box shopping/power centre 1,430, ,941 Regional Shopping Centre 20,072 1,865 Department/Discount Store 0 0 Community Shopping Centre 51,975 4,829 Neighbourhood shopping centre 341,017 31,681 Free Standing Food store 399,610 37,125 Other retail 272,249 25,293 Restaurant- conventional 25,122 2,334 Restaurant- fast food 47,285 4,393 Tavern/public house/small hotel 1, Banks and similar financial institutions 8, Sub-total - Retail Commercial Space 2,597, ,322 Non-Retail Commercial Concert hall/theatre/cinema 12,120 1,126 Automotive fuel station 19,552 1,816 Automotive shop 141,775 13,171 Office building 584,527 54,304 Medical/dental building 11,770 1,094 Hotel 128,716 11,958 Motel 0 0 Other Commercial 88,381 8,211 Total Commercial 3,584, ,003 15

22 HWY 8 K I T C H E N E R K I T C H E N E R Retail Commercial Properties Banks and similar financial institutions Big box shopping/power centre Freestanding supermarket Other Retail Restaurant Shopping centre Tavern/public house/small hotel BLOOMINGDALE RD BRIDGE ST E LANCASTER ST VICTORIA ST N LACKN ER W WEBER ST W B LVD GLASGOW ST KING ST W QUEEN ST S FREDERICK ST WEBER ST E CHARLES ST CONESTOGA PKY OTTAWA ST N WESTMOUNT RD W COURTLAND AVE E E KING ST E FAIRWAY RD N VICTORIA ST S HIGHLAND RD W WESTMOUNT RD E QUEENS BLVD RIVE R RD E FISCHER HALLMAN RD FAIRWAY RD S CONESTOGA PKY OTTAWA ST S HOMER STRASBURG RD MANITOU DR BLEAMS RD KING ST E WATSON BLVD HURON RD HWY 401 TRUSSLER RD NEW DUNDEE RD Km Corporate Services Department Information Technology - GIS May 11, 2010 Sources: Parcel Fabric: Teranet (up to Aug 1998), Corporate Services - I.T. - GIS ( current); Commercial Properties: Development and Technical Services - Planning (May 2010); Street Network: Corporate Services - Information Technology - GIS (Current to date of printing) THIS IS NOT A PLAN OF SURVEY --- PROJECTION: UTM NAD 83 ZONE 17 Some portions of this publication are produced using information under licensed use from Teranet 1998 Protected by Copyright - May not be reproduced without Permission 2007 The Corporation of the City of Kitchener

23 4.1.2 Retail Commercial Development Big Box Retailing and Power Centres Almost 56% of the added retail commercial square footage in Kitchener in the last decade has been in the form of big box retailing and power centres (See Figure 4). Much of this growth has occurred within five major power centre/nodes Fairway, Sunrise, Laurentian, Gateway, and Sportsworld (See Figure 3). Figure 4: Percentage of Commercial Floor Space by Type Constructed Between Restaurant- conventional 1% Free Standing Supermarket 15% Other retail 10% Restaurant- fast food 2% Neighbourhood shopping centre 13% Big box shopping/power centre 56% Community Shopping Centre 2% Regional Shopping Centre 1% Fairview Park Mall (Primary Node) The only Primary Node in the city is located along Fairway Road between King Street East and Courtland Avenue. At 746,000 square feet (69,300 square metres) in size, Fairview Park Mall is the dominant regional centre in Waterloo Region and the only regional shopping centre in Kitchener. The shopping centre includes The Bay, Walmart and Sears and in 2006, a 16,000 square foot (1,500 square metres) addition and renovation resulted in new stores, a bigger food court, and wider walkways. A number of large format retailers, offices, hotels and restaurants are also located within this node. Approximately 250,000 square feet (23,225 square metres) of commercial space has been added along Fairway Road since Together, this node serves as a primary shopping and employment area within the city and the region. Laurentian Power Centre (Planned Commercial Campus) located at Strasburg Road and Homer Watson Boulevard, this 440,000 square feet (41,000 square metres) power centre opened in 2002 and is anchored by Zellers, Zehrs Market and Rona. 17

24 Sunrise Shopping Centre (Planned Commercial Campus) this 500,000 square foot (46,450 square metres) power centre which opened in 2003, is located at Fischer-Hallman Road and Ottawa Street South and is made up of thirty-eight stores including Walmart, Canadian Tire and Home Depot. In 2009, Walmart expanded by 50,000 square feet (4,650 square metres) to 182,000 square feet (17,000 square metres) to incorporate a full-line grocery department (See Figure 5). Figure 5: Sunrise Shopping Centre Site Map Source: Sunrise Shopping Centre Store Directory. Retrieved June 25, 2010, from Gateway Power Centre (Planned Commercial Campus) located at Highway 401 and Highway 8, this 550,000 square feet (51,000 square metres) power centre is anchored by Costco, Home Depot and a movie theatre. Approximately 83,000 square feet (7,700 square metres) of this power centre has been added within the past decade (See Figure 6). Figure 6: Areal of Sportsworld Crossing and Gateway Power Centre Source: Sportsworld Crossing Aerial View. Retrieved June 25, 2010, from 18

25 Sportsworld Crossing Adjacent to the Gateway Power Centre and between Highway 401 and Highway 8, the former Sportsworld site is in the process of being transformed into a mixed-used centre. When all phases of development are completed, there will be 200,000 square feet (18,500 square metres) of retail space and another 300,000 square feet (28,000 square metres) of office space, a hotel, green space and an ice rink. Approximately 50,000 square feet (4,600 square metres) is still to be constructed in the near future. Mixed use opportunities such as Sportsworld are increasingly attractive due to the many employee amenities they provide Neighbourhood Shopping Centres In addition to large format retail development, retail commercial growth has also occurred in neighbourhood shopping centres. Figure 4 indicates that almost 13% of retail commercial square footage added in the last decade has been in this form. A significant amount of the new neighbourhood shopping centres have developed in Southwest Kitchener. Approximately 200,000 square feet (18,500 square metres) has been added along Fischer Hallman Road, most of which is concentrated at the Williamsburg Plaza at Fischer Hallman and Westmount Road East/Max Becker Drive/Activa Avenue. Other neighbourhood shopping centres have developed at the intersection of Fairway Road South and Wilson Avenue, Victoria Street South and River Road East, King Street East and Sportsworld Drive (See Figure 3) Freestanding Food stores Freestanding food stores also have contributed to a notable amount of retail commercial growth in the past decade. Three new freestanding food stores have contributed to approximately 15% of the increase in retail commercial square footage. The first is the Zehrs Market located in the Laurentian Power Centre. The second is the Price Chopper near the intersection of Weber Street and Franklin Street. The last recently constructed food store is the Sobeys in the Williamsburg Plaza. Together, these three food stores have a total square footage of almost 400,000 square feet (37,000 square metres). Furthermore, renovations have occurred at a handful of food store centres including the Zehrs plaza at the corner of Weber Street East and Fergus Avenue, Frederick Mall where Valumart is located, the Food Basic plaza on Highland Road West near Westmount Road West, Highland Hills Plaza with Real Canadian Superstore and the Zehrs Pioneer Park Plaza (See Figure 7). 19

26 HWY 8 K I T C H E N E R K I T C H E N E R Supermarket Sites BLOOMINGDALE RD BRIDGE ST E LANCASTER ST VICTORIA ST N LACKN ER W WEBER ST W B LVD GLASGOW ST KING ST W QUEEN ST S FREDERICK ST WEBER ST E CHARLES ST CONESTOGA PKY OTTAWA ST N WESTMOUNT RD W COURTLAND AVE E E KING ST E FAIRWAY RD N VICTORIA ST S HIGHLAND RD W WESTMOUNT RD E QUEENS BLVD RIVE R RD E FISCHER HALLMAN RD FAIRWAY RD S CONESTOGA PKY OTTAWA ST S HOMER STRASBURG RD MANITOU DR BLEAMS RD KING ST E WATSON BLVD HURON RD HWY 401 TRUSSLER RD NEW DUNDEE RD Km Corporate Services Department Information Technology - GIS May 11, 2010 Sources: Parcel Fabric: Teranet (up to Aug 1998), Corporate Services - I.T. - GIS ( current); Commercial Properties: Development and Technical Services - Planning (May 2010); Street Network: Corporate Services - Information Technology - GIS (Current to date of printing) THIS IS NOT A PLAN OF SURVEY --- PROJECTION: UTM NAD 83 ZONE 17 Some portions of this publication are produced using information under licensed use from Teranet 1998 Protected by Copyright - May not be reproduced without Permission 2007 The Corporation of the City of Kitchener

27 HWY 8 K I T C H E N E R K I T C H E N E R Non Retail Commercial Properties Automotive Concert hall/live theatre/cinema Hotel/Motel Other Commercial Medical/dental building Office Building BLOOMINGDALE RD BRIDGE ST E LANCASTER ST VICTORIA ST N LACKN ER W WEBER ST W B LVD GLASGOW ST KING ST W QUEEN ST S FREDERICK ST WEBER ST E CHARLES ST CONESTOGA PKY OTTAWA ST N WESTMOUNT RD W COURTLAND AVE E E KING ST E FAIRWAY RD N VICTORIA ST S HIGHLAND RD W WESTMOUNT RD E QUEENS BLVD RIVE R RD E FISCHER HALLMAN RD FAIRWAY RD S CONESTOGA PKY OTTAWA ST S HOMER STRASBURG RD MANITOU DR BLEAMS RD KING ST E WATSON BLVD HURON RD HWY 401 TRUSSLER RD NEW DUNDEE RD Km Corporate Services Department Information Technology - GIS May 11, 2010 Sources: Parcel Fabric: Teranet (up to Aug 1998), Corporate Services - I.T. - GIS ( current); Commercial Properties: Development and Technical Services - Planning (May 2010); Street Network: Corporate Services - Information Technology - GIS (Current to date of printing) THIS IS NOT A PLAN OF SURVEY --- PROJECTION: UTM NAD 83 ZONE 17 Some portions of this publication are produced using information under licensed use from Teranet 1998 Protected by Copyright - May not be reproduced without Permission 2007 The Corporation of the City of Kitchener

28 4.1.3 Non-Retail Commercial Development 60% of Kitchener s non-retail commercial developments constructed in the past decade occurred in the form of office buildings (See Figure 9). A significant amount of commercial space has been developed at the Deer Ridge Centre, formerly Lulu s Roadhouse. This 21 acre commercial site contains in excess of 240,000 square feet (22,300 square metres) of office and retail space. An additional 160,000 square feet (15,000 square metres) of office space was also constructed in 2001, along Riverbend Drive, near Lancaster Street West. Also within the last decade, nearly 80,000 square feet (7,500 square metres) of office space development has occurred along Bingemans Centre Drive. Figure 9: Percentage of Non-Retail Commercial Floor Space by Type Constructed Between Hotel 13% Other Commercial 9% Motel 0% Concert hall/theatre/cinema 1% Automotive fuel station 2% Automotive shop 14% Medical/dental building 1% Office building 60% 22

29 4.2 Commercial Supply Demolished Between 1999 and 2009 Some of the commercial supply added in the past decade replaced previously existing commercial developments. In total, 92 commercial demolition permits were issued between 1999 and 2009 (See Table 4) Notable demolitions include the demolition of the former Lyric Theatre in 2002, the Fairview mall renovations in 2003 and the partial demolition of Moose Winooski s and Sportsworld in Several gas stations were also renovated and involved the demolition of structures and construction of newer ones. Table 4: Commercial Floor Space Demolished Between 1999 and 2009 Sq. ft Sq. m # of Permits Retail Commercial Big box shopping/power centre 6, Regional Shopping Centre 123,273 11,452 1 Department/Discount Store Community Shopping Centre 170,075 15,800 7 Neighbourhood shopping centre 66,255 6,155 7 Free Standing Food store 11,110 1,032 1 Other retail 125,896 11, Restaurant- conventional 37,824 3,514 5 Restaurant- fast food 15,063 1,399 5 Tavern/public house/small hotel 12,438 1,156 1 Banks and similar financial institutions Sub-total - Retail Commerical Space 568,713 52, Non-Retail Commercial 0 Concert hall/theatre/cinema 35,169 3,267 3 Automotive fuel station 28,916 2, Automotive shop 26,275 2,441 6 Office building 74,181 6, Medical/dental building Hotel Motel 35,113 3,262 0 Other Commercial 128,746 11, Total Commercial 897,113 83,

30 Evidently, 3,584,411 square feet (333,002 square metres) of commercial space was added and 897,113 square feet (83,344 square metres) was demolished resulting in a net gain of almost 2.7 million square feet (250,000 square metres). Table 5: Commercial Floor Space Constructed and Demolished Between 1999 and 2009 Constructed Demolished Difference Sq. ft Sq. m Sq. ft Sq. m Sq. ft Sq. m Retail Commercial Big box shopping/power centre 1,430, ,941 6, ,424, ,312 Regional Shopping Centre 20,072 1, ,273 11, ,201-9,588 Department/Discount Store Community Shopping Centre 51,975 4, ,075 15, ,100-10,972 Neighbourhood shopping centre 341,017 31,681 66,255 6, ,762 25,526 Free Standing Food store 399,610 37,125 11,110 1, ,500 36,093 Other retail 272,249 25, ,896 11, ,354 13,597 Restaurant- conventional 25,122 2,334 37,824 3,514-12,702-1,180 Restaurant- fast food 47,285 4,393 15,063 1,399 32,222 2,994 Tavern/public house/small hotel 1, ,438 1,156-11,369-1,056 Banks & similar financial institutions 8, , Sub-total - Retail Commerical Space 2,597, , ,713 52,835 2,028, ,487 Non-Retail Commercial Concert hall/theatre/cinema 12,120 1,126 35,169 3,267-23,049-2,141 Automotive fuel station 19,552 1,816 28,916 2,686-9, Automotive shop 141,775 13,171 26,275 2, ,500 10,730 Office building 584,527 54,304 74,181 6, ,346 47,413 Medical/dental building 11,770 1, ,770 1,094 Hotel 128,716 11, ,716 11,958 Motel ,113 3,262-35,113-3,262 Other Commercial 88,381 8, ,746 11,961-40,365-3,750 Total Commercial 3,584, , ,113 83,345 2,687, ,658 24

31 4.3. Existing inventory The inventory of existing commercial space reveals that there is approximately 18 million square feet (1.7 million square metres) of commercial space in the City of Kitchener (as of December 2009). Half of this is retail commercial and the other half is other commercial such as offices, medical/dental buildings and automotive establishments (See Table 6). Table 6: Commercial Floor Space by Type as of 2009 Commercial Category Building Area Average % of # Sq. ft Sq. m Sq. ft Sq. m Total Retail Commercial Big box shopping/power centre 1,424, , ,194 26, % Regional Shopping Centre 336,340 31, ,613 42, % Department/Discount Store 1,197, , ,003 5, % Community Shopping Centre 830,879 77, ,238 23, % Neighbourhood shopping centre 3,435, , ,241 2, % Free Standing Food store 388,500 36, ,203 12, % Other retail 963,756 89, , % Restaurant- conventional 138,755 12, ,583 1, % Restaurant- fast food 107,610 9, , % Tavern/public house/small hotel 133,919 12, ,262 1, % Banks & similar financial institutions 135,866 12, ,322 1, % Sub-total - Retail Commercial Space 9,092, , ,762 2, % Non-Retail Commercial Concert hall/theatre/cinema 178,276 16, ,148 6, % Automotive fuel station 119,501 11, , % Automotive shop 462,701 42, , % Office building 3,202, , ,104 3, % Medical/dental building 421,792 39, , % Hotel 601,191 55, ,198 9, % Motel 103,584 9, ,558 1, % Other Commercial 3,712, , , % Total Commercial 17,895,231 1,662,521 1,122 16,749 1, % Based on our inventory of commercial space, the City has about 80 square feet per capita of commercial (7.5 square metres), approximately 40 square feet (3.8 square metres) of which is retail commercial. Table 7 details the space per capita in Kitchener. Of note, the square feet per capita in 2009 is very similar to that in 1999, implying a strong linear correlation between the population growth and commercial floor space growth. As such, this suggests the growth in commercial space has been occurring at a similar pace as the population. Table 7: Total Supply and Per Capita Space in 1999 and 2009 TOTAL COMMERCIAL SPACE ALL COMMERCIAL (Per Capita) RETAIL COMMERCIAL (Per Capita) Year Population sq. m sq ft sq. m sq ft sq. m sq ft ,500 1,412,863 15,207, ,715 1,662,521 17,895,

32 HWY 8 K I T C H E N E R K I T C H E N E R Commercial Properties Category Retail Non-Retail BLOOMINGDALE RD BRIDGE ST E LANCASTER ST W VICTORIA ST N LACKN ER WEBER ST W B LV D GLASGOW ST KING ST W QUEEN ST S FREDERICK ST WEBER ST E CHARLES ST CONESTOGA PKY OTTAWA ST N WESTMOUNT RD W COURTLAND AVE E E KING ST E FAIRWAY RD N VICTORIA ST S HIGHLAND RD W WESTMOUNT RD E QUEENS BLVD RIVE R RD E FISCHER HALLMAN RD FAIRWAY RD S CONESTOGA PKY OTTAWA ST S HOMER STRASBURG RD MANITOU DR BLEAMS RD KING ST E WATSON BLVD HURON RD HWY 401 TRUSSLER RD NEW DUNDEE RD Km Corporate Services Department Information Technology - GIS May 11, 2010 Sources: Parcel Fabric: Teranet (up to Aug 1998), Corporate Services - I.T. - GIS ( current); Commercial Properties: Development and Technical Services - Planning (May 2010); Street Network: Corporate Services - Information Technology - GIS (Current to date of printing) THIS IS NOT A PLAN OF SURVEY --- PROJECTION: UTM NAD 83 ZONE 17 Some portions of this publication are produced using information under licensed use from Teranet 1998 Protected by Copyright - May not be reproduced without Permission 2007 The Corporation of the City of Kitchener

33 When comparing the location of retail and non-retail commercial uses in Kitchener in relation to the Official Plan Designations (See Figure 10), it appears that the Fairway Primary Node is mainly retail uses. The arterial commercial designations along Victoria St N and King Street East contain a relatively balanced mix of retail and non-retail commercial uses. The mixed use nodes, notably Highland Road and Fisher-Hallman Road, Queen Blvd and Westmount Road, Ottawa Street and Lackner Blvd, and Ottawa Street and River Road are mostly composed of retail uses. The neighbourhood mixed use centres and planned commercial campuses are also predominately retail uses. In general, most of the non-retail commercial uses are oriented along King Street and within the Mixed Use Corridors that lead to the downtown. As demonstrated in Figure 11 and Table 7, with the exception of big box shopping/power centres as a new category, the relative proportion of each commercial land type remained reasonably consistent from 1999 to 2009 with neighborhood shopping centres and office buildings representing the highest proportion of the overall commercial supply. Each of the remaining categories individually represents less than 10% of the supply. Overall, in 2009, retail commercial space accounted for approximately 4.5% more of the total commercial space than it did in % 20.0% Figure 11: Proportion of Total Commercial Supply by Type 1999 and % 10.0% % 0.0% Big box shopping/power centre Regional Shopping Centre Department/Discount Store Community Shopping Centre Neighbourhood shopping centre Free Standing Supermarket Other retail Restaurant- conventional Restaurant- fast food Tavern/public house/small hotel Banks and similar financial institutions Concert hall/theatre/cinema Automotive fuel station Automotive shop Office building Medical/dental building Hotel Motel Other Commercial 27

34 Table 8: Commercial Floor Space by Type From 1999 to 2009 Retail Commercial Difference Sq. ft Sq. m % Sq. ft Sq. m % Sq. ft Sq. m % Big box shopping/power centre % 1,424, , % 1,424, , % Regional Shopping Centre 439,541 40, % 336,340 31, % -103,201-9, % Department/Discount Store 1,197, , % 1,197, , % % Community Shopping Centre 948,979 88, % 830,879 77, % -118,100-10, % Neighbourhood shopping centre 3,160, , % 3,435, , % 274,762 25, % Free Standing Food store % 388,500 36, % 388,500 36, % Other retail 817,402 75, % 963,756 89, % 146,354 13, % Restaurant- conventional 151,457 14, % 138,755 12, % -12,702-1, % Restaurant- fast food 75,388 7, % 107,610 9, % 32,222 2, % Tavern/public house/small hotel 145,288 13, % 133,919 12, % -11,369-1, % Banks and similar financial institutions 127,664 11, % 135,866 12, % 8, % Sub-total - Retail Commerical Space 7,063, , % 9,092, , % 2,028, , % Non-Retail Commercial Concert hall/theatre/cinema 201,325 18, % 178,276 16, % -23,049-2, % Automotive fuel station 128,865 11, % 119,501 11, % -9, % Automotive shop 347,201 32, % 462,701 42, % 115,500 10, % Office building 2,692, , % 3,202, , % 510,346 47, % Medical/dental building 410,022 38, % 421,792 39, % 11,770 1, % Hotel 472,475 43, % 601,191 55, % 128,716 11, % Motel 138,697 12, % 103,584 9, % -35,113-3, % Other Commercial 3,753, , % 3,712, , % -40,365-3, % Total Commercial 15,207,933 1,412, % 17,895,231 1,662, % 2,687, , % 28

35 Figure 12: Percentage of Commercial Floor Space by Type as of % 8% 2% 6% 3% 1% 5% 2% 19% 17% 3% 1%1% 1%1%1% 1% 6% 2% Big box shopping/power centre Regional Shopping Centre Department/Discount Store Community Shopping Centre Neighbourhood shopping centre Free Standing Supermarket Other retail Restaurant- conventional Restaurant- fast food Tavern/public house/small hotel Banks and similar financial institutions Concert hall/theatre/cinema Automotive fuel station Automotive shop Office building Medical/dental building Hotel Motel Other Commercial As illustrated in Figure 12, 20% of the City s commercial floor space is Other commercial which includes offices converted from houses, residences with commercial units, commercial condominiums, amusement parks, and bowling alleys. 19% of commercial floor space is accounted for in neighbourhood shopping centres and office buildings occupy 17% of the total supply. Big box stores and power centres make up 8% of the total commercial supply. The remaining commercial uses account for between 1% and 6% of the City s total commercial floor space supply. 29

36 4.4 Future Planned Commercial Supply The following does not represent a complete listing of commercial development applications in the City of Kitchener, but is intended to provide an overview of several developments currently approved Approved Developments Ira Needles Mixed Use Commercial Development A 1.1 million square foot (commercial development will be built at the intersection of Ira Needles Boulevard and University Avenue (See Figure 13). This future mixed-use development, which includes lands in Kitchener and Waterloo, will include retail and office space on 88.4 acres of land; 43.7 acres in the City of Waterloo and 44.7 acres in the City of Kitchener. Figure 13: Conceptual Plan for Ira Needles Mixed Use Commercial Development Source: DS Official Plan Amendment and Zone Change Application - Ira Needles Mixed Use Commercial Development, June 15, 2009, Ryan Mounsey, City of Waterloo The proposed development is planned to include thirty buildings containing retail stores, a movie theatre and approximately 25% of building space dedicated to offices. Large format retailers include a Walmart Super Centre approximately 232,000 square feet (21,500 square metres) on the Kitchener side and a Lowes home improvement centre of 142,340 square feet (13,225 square metres) on the Waterloo side. A summary of the proposed uses is provided in Table 8. As shown, approximately 533,000 square feet (49,500 square metres) is proposed in Kitchener and the majority is retail space. 30

37 Table 9: Proposed Uses for Ira Needles Mixed Use Commercial Development Proposed Use Kitchener Waterloo Total sq ft sq m sq ft sq m sq ft sq m Office 54,000 5, ,000 18, ,000 23,226 Restaurant 12,000 1,115 20,000 1,858 32,000 2,973 Retail 467,000 43, ,178 22, ,178 65,792 Fitness Centre ,000 4,181 45,000 4,181 Movie Theatre ,000 4,181 45,000 4,181 Total 533,000 49, ,178 50,834 1,080, ,352 Source: DS Official Plan Amendment and Zone Change Application - Ira Needles Mixed Use Commercial Development, June 15, 2009, Ryan Mounsey, City of Waterloo Ira Needles Boulevard A 110,000 square foot (10,225 square metres) commercial plaza to be located at the intersection of Ira Needles Boulevard and Highland Road has received site plan approval. This development will include a 46,365 square foot (4,300 square metres) food store along with eight other commercial buildings (See Figure 14). Figure 14: 235 Ira Needles Boulevard Source: HIGHLAND RD W & IRA NEEDLES BLVD. Retrieved June 25, 2010, from 31

38 Strasburg Road A site plan for a neighbourhood commercial plaza has been approved for 1845 Strasburg Road, located at the corner of Huron Road and Strasburg Road. In total, it will include 89,984 square feet (8,360 square metres) of floor space. A food store will account for 46,397 square feet (4,310 square metres) of the total square footage. The plaza will also include a drug store, bank, coffee shop, hair dresser and restaurant. 32

39 5.0 Next Steps This Background Study and Current Inventory, which has confirmed the current supply and distribution of commercial space, completes the first and second phase of the Commercial Policy Review. The third phase will evaluate the suitability of the existing and planned commercial inventory to address future demands. Collectively, this will provide the information to assist with the development of commercial policies for the new official plan to ensure they effectively respond to current and emerging commercial trends and projected future growth. 33

40

41 Commercial Policy Review Appendix A: MPAC Codes for Commercial Land Uses Code MPAC Land Use Inventory Classification 400 Small Office building (generally single tenant or owner occupied under 7,500 s.f.) Office building 401 Small Medical/dental building (generally single tenant or owner occupied under 7,500 s.f.) Medical/dental building 402 Large office building (generally multi - tenanted, over 7,500 s.f.) Office building 405 Office use converted from house Other Commercial 406 Retail use converted from house Other Retail 407 Retail lumber yard Other Retail 409 Retail - one storey, generally over 10,000 s.f. Other Retail 410 Retail - one storey, generally under 10,000 s.f. Other Retail 411 Restaurant - conventional Restaurant - conventional 412 Restaurant - fast food Restaurant - fast food 414 Restaurant - fast food, national chain Restaurant - fast food 416 Concert hall/theatre/cinema Concert hall/theatre/cinema 420 Automotive fuel station with or without service facilities Automotive fuel station 421 Specialty automotive shop/auto repair/ collision service/car or truck wash Automotive shop 422 Auto dealership Other Retail 425 Neighbourhood shopping centre - with more than two stores attached, under one ownership, with anchor - generally less than Neighbourhood shopping centre 150,000 s.f. 427 Big box shopping/power centre greater than 100,000 s.f. with 2 or more main anchors such as discount or grocery stores with a collection of box or strip stores and in a commercial concentration Big box shopping/power centre concept 428 Regional shopping centre Regional shopping centre 429 Community shopping centre Community shopping centre 430 Neighbourhood shopping centre - with more than 2 stores attached, under one ownership, without anchor - generally less Neighbourhood shopping centre than 150,000 s.f. 432 Banks and similar financial institutions, including credit unions - Banks and similar financial typically single tenanted, generally less than 7,500 s.f. institutions 434 Freestanding food store Freestanding food store 435 Large retail building centre, generally greater than 30,000 s.f. Big box shopping/power centre/other Retail 436 Freestanding large retail store, national chain - generally greater than 30,000 s.f. Other Retail 438 Neighbourhood shopping centre with offices above Neighbourhood shopping centre 441 Tavern/public house/small hotel Tavern/public house/small hotel 471 Retail or office with residential unit(s) above or behind - less than 10,000 s.f. gross building area (GBA), street or onsite parking, with Other Commercial 6 or less apartments, older downtown core 475 Commercial condominium Other Commercial 490 Golf course Other Commercial 491 Ski resort Other Commercial Land uses highlighted in grey retained the same classification, while land uses not highlighted were reclassified. A-1

42 Commercial Policy Review Appendix B: Detailed Commercial Properties Inventory by Commercial Category Year Construction Type Commercial Category Parcel ID Address ft2 m Addition Automotive fuel station King St E Addition Automotive fuel station Courtland Ave E New Construction Automotive fuel station New Dundee Rd 3,359 1, New Construction Automotive fuel station King St E 1, New Construction Automotive fuel station Fischer Hallman Rd 1, New Construction Automotive fuel station King St E New Construction Automotive fuel station Highland Rd W 2, New Construction Automotive fuel station King St E 5,005 1, New Construction Automotive fuel station Lancaster St W 4,076 1, Addition Automotive shop Gage Ave Addition Automotive shop Mill St 1, Addition Automotive shop Fairway Rd S 1, Addition Automotive shop Alpine Rd 2, Addition Automotive shop Victoria St N New Construction Automotive shop Webster Rd 2, New Construction Automotive shop Executive Pl 24,219 7, New Construction Automotive shop Manitou Dr 3, New Construction Automotive shop Victoria St N 4,230 1, New Construction Automotive shop Weber St E 1, New Construction Automotive shop Kingsbury Dr 100,181 30, Addition Banks and similar financial institutions Highland Rd W 2, New Construction Banks and similar financial institutions Fischer Hallman Rd 6,157 1, New Construction Big box shopping/power centre Gateway Park Dr 76,752 23, New Construction Big box shopping/power centre Strasburg Rd 275,407 83, New Construction Big box shopping/power centre Fairway Rd S 175,908 53, New Construction Big box shopping/power centre Ottawa St S 546, , New Construction Big box shopping/power centre Sportsworld Crossing Rd 356, , Addition Community shopping centre Frederick St 22,062 6, Addition Community shopping centre Highland Rd W 18,553 5, New Construction Community shopping centre Strasburg Rd 11,359 3, New Construction Concert hall/theatre/cinema King St W 12,120 3,694 A - 2

43 Commercial Policy Review Year Construction Type Commercial Category Parcel ID Address ft2 m New Construction Freestanding food store Ottawa St S 252,530 76, New Construction Freestanding food store Weber St E 31,523 9, New Construction Freestanding food store Fischer Hallman Rd 115,557 35, New Construction Hotel Conestoga College Blvd 67,415 20, New Construction Hotel Conestoga College Blvd 61,301 18, Addition Medical/dental building Alpine Rd Addition Medical/dental building Lancaster St W New Construction Medical/dental building Glasgow St 6,303 1, New Construction Medical/dental building Morgan Ave 4,575 1, Addition Neighbourhood shopping centre Weber St E 6,017 1, Addition Neighbourhood shopping centre Manitou Dr 10,904 3, Addition Neighbourhood shopping centre Victoria St N 3,637 1, Addition Neighbourhood shopping centre Frederick St 15,985 4, Addition Neighbourhood shopping centre Highland Rd W Addition Neighbourhood shopping centre Courtland Ave E 23,864 7, Addition Neighbourhood shopping centre Highland Rd W 10,247 3, Addition Neighbourhood shopping centre Highland Rd W Addition Neighbourhood shopping centre Highland Rd W 42,629 12, Addition Neighbourhood shopping centre King St W 12,149 3, Addition Neighbourhood shopping centre Pioneer Dr 35,923 10, Addition Neighbourhood shopping centre King St W Suite Addition Neighbourhood shopping centre Greenbrook Dr 13,169 4, New Construction Neighbourhood shopping centre Westmount Rd E 2, New Construction Neighbourhood shopping centre Ottawa St N B New Construction Neighbourhood shopping centre Ottawa St N 2, New Construction Neighbourhood shopping centre Highland Rd W 35,876 10, New Construction Neighbourhood shopping centre Ottawa St N New Construction Neighbourhood shopping centre King St E 10,317 3, New Construction Neighbourhood shopping centre Max Becker Dr 16,663 5, New Construction Neighbourhood shopping centre Fischer Hallman Rd 6,358 1, New Construction Neighbourhood shopping centre Weber St E 2, New Construction Neighbourhood shopping centre Weber St E 3,637 1, New Construction Neighbourhood shopping centre Activa Ave A - 3

44 Commercial Policy Review Year Construction Type Commercial Category Parcel ID Address ft2 m New Construction Neighbourhood shopping centre Fairway Rd S 3,286 1, New Construction Neighbourhood shopping centre Bloomingdale Rd 11,272 3, New Construction Neighbourhood shopping centre Fairway Cres 10,699 3, New Construction Neighbourhood shopping centre Victoria St N 27,384 8, New Construction Neighbourhood shopping centre Fischer Hallman Rd 5,404 1, New Construction Neighbourhood shopping centre Ottawa St S New Construction Neighbourhood shopping centre Bleams Rd New Construction Neighbourhood shopping centre Doon South Dr New Construction Neighbourhood shopping centre Ottawa St S 8,905 2, New Construction Neighbourhood shopping centre Block Line Rd 18,100 5, Addition Office building Riverbend Dr 3,753 1, Addition Office Building Trillium Dr Addition Office building Ardelt Ave 6,808 2, Addition Office building Queen St S Addition Office building King St W 2, Addition Office building Weber St E Addition Office building Victoria St S Addition Office building Victoria St S 5,759 1, Addition Office building Charles St E 11,821 3, Addition Office building Frederick St 6,329 1, Addition Office building Highland Rd W Addition Office building Executive Pl Addition Office Building Weber St W Addition Office building Ardelt Ave Addition Office building Queen St S Addition Office building Frederick St 1, New Construction Office building Moore Ave New Construction Office building Riverbend Dr 115,304 35, New Construction Office building Riverbend Dr 40,692 12, New Construction Office building Strasburg Rd 50,968 15, New Construction Office building Victoria St N 31,668 9, New Construction Office building Queen St S 6,092 1, New Construction Office building Glasgow St 1, A - 4

45 Commercial Policy Review Year Construction Type Commercial Category Parcel ID Address ft2 m New Construction Office building Executive Pl 22,238 6, New Construction Office building Frederick St 17,664 5, New Construction Office building Bingemans Centre Dr 52,614 16, New Construction Office building Trillium Dr 8,391 2, New Construction Office building Fischer Hallman Rd 53,271 16, New Construction Office building Water St S New Construction Office building King St E 87,208 26, New Construction Office building Bingemans Centre Dr 24,477 7, New Construction Office building Frederick St 8,646 2, New Construction Office building Executive Pl 21,042 6, Addition Other Commercial Lawrence Ave 2, Addition Other Commercial Morrison Rd 4,212 1, Addition Other Commercial Trillium Dr 18,515 5, New Construction Other Commercial River Rd E 10,000 3, New Construction Other Commercial Bingemans Centre Dr 29,719 9, New Construction Other Commercial Lancaster St W 23,186 7, Addition Other Retail Victoria St N 2, Addition Other Retail Kingsway Dr 5,145 1, Addition Other Retail King St E 5,032 1, Addition Other Retail Highland Rd W 8,139 2, Addition Other Retail Fairway Rd S 6,000 1, Addition Other Retail Park St 11,711 3, Addition Other Retail Kingsway Dr 1, Addition Other Retail Breckenridge Dr 1, Addition Other Retail Ottawa St N 2, Addition Other Retail Park St Addition Other Retail Fairway Rd S 10,387 3, Addition Other Retail Alpine Rd 1, Addition Other Retail Belmont Ave W Addition Other Retail Ottawa St S 3,480 1, Addition Other Retail Highland Rd W 1, Addition Other Retail Victoria St N 1, Addition Other Retail Manitou Dr 13,385 4,080 A - 5

46 Commercial Policy Review Year Construction Type Commercial Category Parcel ID Address ft2 m New Construction Other Retail Fairway Rd S 7,427 2, New Construction Other Retail Weber St E 5,164 1, New Construction Other Retail Victoria St N New Construction Other Retail Victoria St N 5,605 1, New Construction Other Retail Homer Watson Blvd 2, New Construction Other Retail Homer Watson Blvd 12,249 3, New Construction Other Retail King St E 12,658 3, New Construction Other Retail King St E 52,668 16, New Construction Other Retail Centennial Rd 13,390 4, New Construction Other Retail Frederick St 12,379 3, New Construction Other Retail Homer Watson Blvd 23,254 7, New Construction Other Retail King St E 13,735 4, New Construction Other Retail Victoria St N 15,758 4, New Construction Other Retail Victoria St N 14,000 4, New Construction Other Retail King St E Unit 1 1, New Construction Other Retail King St E 2, Addition Regional shopping centre Kingsway Dr 20,072 6, Addition Restaurant - conventional Lancaster St W Addition Restaurant - conventional Belmont Ave W Addition Restaurant - conventional Cameron St S 1, New Construction Restaurant - conventional Ottawa St S 5,058 1, New Construction Restaurant - conventional King St E 6,797 2, New Construction Restaurant - conventional Ottawa St S 11,614 3, Addition Restaurant - fast food Belmont Ave W Addition Restaurant - fast food Homer Watson Blvd New Construction Restaurant - fast food Weber St E 3, New Construction Restaurant - fast food Homer Watson Blvd 3,842 1, New Construction Restaurant - fast food Homer Watson Blvd 2, New Construction Restaurant - fast food Fairway Rd S 3,985 1, New Construction Restaurant - fast food Ottawa St S 3,849 1, New Construction Restaurant - fast food King St E 4,772 1, New Construction Restaurant - fast food Westmount Rd W 3,380 1, New Construction Restaurant - fast food Victoria St N A - 6

47 Commercial Policy Review Year Construction Type Commercial Category Parcel ID Address ft2 m New Construction Restaurant - fast food Frederick St 3,541 1, New Construction Restaurant - fast food King St W New Construction Restaurant - fast food Gateway Park Dr 5,974 1, New Construction Restaurant - fast food Victoria St N 1, New Construction Restaurant - fast food Westforest Trail 2, New Construction Restaurant - fast food Fischer Hallman Rd 5,972 1, Addition Tavern/public house/small hotel Weber St E 1, A - 7

48 Commercial Policy Review Appendix C : Detailed Inventory of Commercial Demolitions between 1999 and 2009 Year Demolition Type Commercial Category Address ft2 m Demolition Community shopping centre 1005 OTTAWA ST N 20,890 1, Partial Demo Neighbourhood shopping centre 1450 VICTORIA ST N 8, Demolition Other Commercial 1575 VICTORIA ST N 2, Demolition Other Commercial 211 PIONEER TOWER RD Partial Demo Automotive shop 2255 KINGSWAY DR Partial Demo Other Retail 300 MILL ST Partial Demo Restaurant - fast food 300 MILL ST Demolition Restaurant - fast food 340 FAIRWAY RD S 3, Demolition Other Retail 432 CHARLES ST E 15,425 1, Partial Demo Office building 5 EXECUTIVE PL Demolition Other Retail 62 KING ST E 15,138 1, Partial Demo Other Commercial 72 VICTORIA ST S 7, Partial Demo Other Commercial 81 BRUCE ST Demolition Other Commercial 811 VICTORIA ST N 8, Demolition Other Commercial 1426 WEBER ST E 1, Demolition Other Retail 2450 KING ST E 6, Demolition Restaurant - conventional 293 KING ST E 3, Demolition Other Commercial 405 PINNACLE DR 4, Demolition Automotive shop 4318 KING ST E 3, Demolition Other Retail 4500 KING ST E 6, Demolition Other Retail 925 KING ST E 27,634 2, Demolition Other Commercial 223 KING ST W 3, Demolition Other Commercial 223 KING ST W 1, Demolition Restaurant - fast food 225 KING ST W Demolition Other Commercial 23 HOWE DR 2, Demolition Freestanding food store 2326 KING ST E 11,110 1, Demolition Automotive fuel station 2905 KING ST E Demolition Office building 312 KING ST E 10,825 1, Demolition Automotive fuel station 4319 KING ST E 2, Partial Demo Automotive fuel station 1005 OTTAWA ST N 13,206 1, Demolition Concert hall/theatre/cinema 106 KING ST W 6, Demolition Concert hall/theatre/cinema 108 KING ST W 3, A - 8

49 Commercial Policy Review Year Demolition Type Commercial Category Address 2002 Demolition Concert hall/theatre/cinema 112 KING ST W 3, Demolition Concert hall/theatre/cinema 114 KING ST W 2, Demolition Other Retail 116 KING ST W 2, Demolition Concert hall/theatre/cinema 120 KING ST W 2, Demolition Concert hall/theatre/cinema 122 KING ST W 17,277 1, Demolition Restaurant - fast food 122 WEBER ST W 6, Demolition Community shopping centre 124 KING ST W 15,759 1, Demolition Other Retail 140 HIGHLAND RD E 1, Demolition Office building 1575 VICTORIA ST N Partial Demo Automotive fuel station 19 GAUKEL ST Demolition Community shopping centre 197 FREDERICK ST 2, Demolition Restaurant - conventional 20 CEDAR ST N 2, Partial Demo Community shopping centre 2081 HIDDEN VALLEY CRES Demolition Automotive shop 257 VICTORIA ST N 2, Demolition Community shopping centre 322 KING ST E 14,788 1, Demolition Other Retail 324 HIGHLAND RD W 6, Demolition Restaurant - conventional 338 KING ST E 1, Demolition Other Retail 4391 KING ST E 5, Demolition Automotive fuel station 4580 KING ST E 1, Demolition Automotive shop 5 STIRLING AVE S Demolition Office building 10 VICTORIA ST S 1, Demolition Community shopping centre 1005 OTTAWA ST N 40,632 3, Demolition Neighbourhood shopping centre 1111 WEBER ST E 37,979 3, Demolition Automotive fuel station 115 UNION BLVD 1, Demolition Office building 127 FREDERICK ST 8, Demolition Neighbourhood shopping centre 166 PARK ST 5, Demolition Restaurant - fast food 301 SPADINA RD E 4, Demolition Automotive fuel station 3011 KING ST E 2, Demolition Office building 44 WALNUT ST 5, Demolition Automotive fuel station 447 FREDERICK ST 1, Demolition Regional Shopping Centre 655 FAIRWAY RD S 123,273 11, Demolition Big box shopping/power centre 69 JOSEPH ST 6, Partial Demo Community shopping centre 700 STRASBURG RD 74,683 6, Demolition Other Retail 1221 WEBER ST E 21,503 1,998 ft2 m2 A - 9

50 Commercial Policy Review Year Demolition Type Commercial Category Address 2004 Demolition Office building 29 EDEN AVE Demolition Motel 4278 KING ST E 35,113 3, Demolition Automotive shop 709 KING ST E Demolition Other Retail 400 KING ST W 7, Demolition Restaurant - conventional 4273 KING ST E 23,400 2, Demolition Automotive fuel station 449 CHARLES ST E 2, Demolition Neighbourhood shopping centre 537 FREDERICK ST 6, Demolition Neighbourhood shopping centre 8 BLOOMINGDALE RD 5, Demolition Other Commercial 100 SPORTSWORLD DR 65,485 6, Demolition Automotive fuel station 4233 KING ST E 1, Partial Demo Neighbourhood shopping centre 20 SHIRK PL 1, Demolition Office building 242 QUEEN ST S 3, Demolition Neighbourhood shopping centre 425 BINGEMANS CENTRE DR 1, Demolition Other Commercial 100 SPORTSWORLD DR 20,304 1, Partial Demo Other Retail 1050 QUEENS BLVD Demolition Other Commercial 1316 VICTORIA ST N 3, Demolition Tavern/public house/small hotel 31 KINGSBURY DR 12,438 1, Demolition Other Commercial 4 BRIDGE ST E 3, Demolition Automotive fuel station 433 GREENBROOK DR 1, Demolition Office building 450 WESTHEIGHTS DR 1, Demolition Other Retail 5 RITTENHOUSE RD 4, Demolition Automotive shop 6 BRIDGE ST W 18,514 1, Demolition Other Retail 632 VICTORIA ST N 3, Partial Demo Restaurant - conventional 20 HELDMANN RD 6, Demolition Office building 300 BRIDGE ST E 16,254 1, Demolition Other Retail 353 MANITOU DR 1, Demolition Other Commercial 4370 KING ST E 3, Demolition Office building 623 LANCASTER ST W 1, Demolition Office building 73 FREDERICK ST 11,777 1, Demolition Office building 73 FREDERICK ST 11,777 1,094 TOTAL 897,113 83,345 ft2 m2 A - 10