Commercial Policy Review Phase 1 and 2: Background Study and Current Inventory June, 2010 1
TABLE OF CONTENTS 1.0 Background... 1 1.1 Purpose... 2 1.2 The Study... 3 2.0 Current Framework... 4 2.1. Provincial Legislation... 4 2.1.1 Provincial Policy Statement (PPS) 2005... 4 2.1.2 Places to Grow Growth Plan for the Greater Golden Horseshoe (2006)... 5 2.2 Regional Official Plan... 6 2.3 City of Kitchener Official Plan... 8 2.3.1 Commercial Land Use Designations... 8 2.3.2 Commercial in Residential Districts... 9 3.0 Methodology... 11 4.0 Results... 14 4.1. Commercial Supply Developed Between 1999 and 2009... 14 4.1.2 Retail Commercial Development... 17 4.1.2.1 Big Box Retailing and Power Centres... 17 4.1.2.2 Neighbourhood Shopping Centres... 19 4.1.2.3 Freestanding Food stores... 19 4.1.3 Non-Retail Commercial Development... 22 4.2 Commercial Supply Demolished Between 1999 and 2009... 23 4.3. Existing inventory... 25 4.4 Future Planned Commercial Supply... 30 4.4.1 Approved Developments... 30 4.4.1.1 Ira Needles Mixed Use Commercial Development... 30 4.4.1.2 235 Ira Needles Boulevard... 31 4.4.1.3 1845 Strasburg Road... 32 5.0 Next Steps... 33 i
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 2009... 14 Table 3: Commercial Floor Space by Type Added Between 1999 and 2009... 15 Table 4: Commercial Floor Space Demolished Between 1999 and 2009... 23 Table 5: Commercial Floor Space Constructed and Demolished Between 1999 and 2009... 24 Table 6: Commercial Floor Space by Type as of 2009... 25 Table 7: Total Supply and Per Capita Space in 1999 and 2009... 25 Table 8: Commercial Floor Space by Type From 1999 to 2009... 28 Table 9: Proposed Uses for Ira Needles Mixed Use Commercial Development... 31 FIGURES Figure 1: Commercial Area Designations in Current Official Plan... 10 Figure 2: Commercial Properties Developed Between 1999 and 2009... 13 Figure 3: Retail Commercial Properties in Kitchener... 16 Figure 4: Percentage of Commercial Floor Space by Type Constructed Between 1999 and 2009.. 17 Figure 5: Sunrise Shopping Centre Site Map... 18 Figure 6: Areal of Sportsworld Crossing and Gateway Power Centre... 18 Figure 7: Food stores in Kitchener... 20 Figure 8: Non-Retail Commercial Properties in Kitchener... 21 Figure 9: Percentage of Non-Retail Commercial Floor Space by Type Constructed Between 1999 and 2009... 22 Figure 10: Commercial Properties in Kitchener... 26 Figure 11: Proportion of Total Commercial Supply by Type 1999 and 2009... 27 Figure 12: Percentage of Commercial Floor Space by Type as of 2009... 29 Figure 13: Conceptual Plan for Ira Needles Mixed Use Commercial Development... 30 Figure 14: 235 Ira Needles Boulevard... 31 i
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 2016. 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 2011. Phase 1 and 2 Phase 3 Phase 4 Background Study and Current Inventory Discussion and Response Paper Project Summary Report New Official Plan 1
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
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 2029. 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
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. 2.1. 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. 2.1.1 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 1.3.1 states that: 1.3.1 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
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, 2006. 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 2.2.6 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 2.2.4 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. 2.2.5, 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
2.2 Regional Official Plan The Regional Official Plan (ROP) was adopted by Regional Council on June 16, 2009. 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.25. 2.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
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 2006 2029 2006 2029 Cambridge 123,900 173,000 75,220 100,000 Kitchener 214,500 313,000 99,380 130,000 North Dumfries 9,200 16,000 6,080 8,400 Waterloo 101,700 137,000 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 497,200 712,000 268,310 359,000 Source: ROP as adopted by Regional Council June 16th, 2009. Shaping Waterloo Region s Urban Communities, p.10. * Forecasts subject to change upon Region of Waterloo review 7
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. 2.3.1 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
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
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 0 0.5 1 2 Km Corporate Services Department Information Technology - GIS May 11, 2010 Sources: Parcel Fabric: Teranet (up to Aug 1998), Corporate Services - I.T. - GIS (1998 - 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.
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 2010. 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 10.76 feet per square metre can be used to convert between measures. 11
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
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 0 0.5 1 2 Km Corporate Services Department Information Technology - GIS May 11, 2010 Sources: Parcel Fabric: Teranet (up to Aug 1998), Corporate Services - I.T. - GIS (1998 - 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
4.0 Results The following section will report the results of the inventory and note changes from 1999 to present. 4.1. 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 1999 96,675 8,981 16,192 1,504 112,866 10,486 2000 165,796 15,403 20,075 1,865 185,871 17,268 2001 81,432 7,565 29,466 2,738 110,898 10,303 2002 656,880 61,026 65,810 6,114 722,690 67,140 2003 298,648 27,745 44,016 4,089 342,664 31,835 2004 824,439 76,593 24,586 2,284 849,024 78,877 2005 175,898 16,341 16,250 1,510 192,148 17,851 2006 42,594 3,957 92,472 8,591 135,066 12,548 2007 288,184 26,773 8,315 773 296,499 27,546 2008 512,926 47,652 13,422 1,247 526,348 48,899 2009 47,430 4,406 62,908 5,844 110,338 10,251 TOTAL 3,190,901 296,444 393,510 36,558 3,584,411 333,003 14
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 1,430,970 132,941 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 1,069 99 Banks and similar financial institutions 8,202 762 Sub-total - Retail Commercial Space 2,597,569 241,322 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 3,584,411 333,003 15
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 0 0.5 1 2 Km Corporate Services Department Information Technology - GIS May 11, 2010 Sources: Parcel Fabric: Teranet (up to Aug 1998), Corporate Services - I.T. - GIS (1998 - 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
4.1.2 Retail Commercial Development 4.1.2.1 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 1999-2009 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 1999. 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
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 http://www.sunriseshoppingcentre.com 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 http://www.sportsworldcrossing.com 18
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. 4.1.2.2 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). 4.1.2.3 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
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 0 0.5 1 2 Km Corporate Services Department Information Technology - GIS May 11, 2010 Sources: Parcel Fabric: Teranet (up to Aug 1998), Corporate Services - I.T. - GIS (1998 - 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
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 0 0.5 1 2 Km Corporate Services Department Information Technology - GIS May 11, 2010 Sources: Parcel Fabric: Teranet (up to Aug 1998), Corporate Services - I.T. - GIS (1998 - 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
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 1999-2009 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
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 2006. 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 6,780 630 1 Regional Shopping Centre 123,273 11,452 1 Department/Discount Store 0 0 0 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 11,696 16 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 0 0 0 Sub-total - Retail Commerical Space 568,713 52,835 44 Non-Retail Commercial 0 Concert hall/theatre/cinema 35,169 3,267 3 Automotive fuel station 28,916 2,686 11 Automotive shop 26,275 2,441 6 Office building 74,181 6,892 13 Medical/dental building 0 0 0 Hotel 0 0 0 Motel 35,113 3,262 0 Other Commercial 128,746 11,961 15 Total Commercial 897,113 83,345 92 23
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 1,430,970 132,941 6,780 630 1,424,190 132,312 Regional Shopping Centre 20,072 1,865 123,273 11,452-103,201-9,588 Department/Discount Store 0 0 0 0 0 0 Community Shopping Centre 51,975 4,829 170,075 15,800-118,100-10,972 Neighbourhood shopping centre 341,017 31,681 66,255 6,155 274,762 25,526 Free Standing Food store 399,610 37,125 11,110 1,032 388,500 36,093 Other retail 272,249 25,293 125,896 11,696 146,354 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 1,069 99 12,438 1,156-11,369-1,056 Banks & similar financial institutions 8,202 762 0 0 8,202 762 Sub-total - Retail Commerical Space 2,597,569 241,322 568,713 52,835 2,028,856 188,487 Non-Retail Commercial 0 0 0 0 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 2,686-9,364-870 Automotive shop 141,775 13,171 26,275 2,441 115,500 10,730 Office building 584,527 54,304 74,181 6,892 510,346 47,413 Medical/dental building 11,770 1,094 0 0 11,770 1,094 Hotel 128,716 11,958 0 0 128,716 11,958 Motel 0 0 35,113 3,262-35,113-3,262 Other Commercial 88,381 8,211 128,746 11,961-40,365-3,750 Total Commercial 3,584,411 333,003 897,113 83,345 2,687,298 249,658 24
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 1,424,190 132,312 5 286,194 26,588 8.0% Regional Shopping Centre 336,340 31,247 1 459,613 42,699 1.9% Department/Discount Store 1,197,060 111,211 21 57,003 5,296 6.7% Community Shopping Centre 830,879 77,191 4 250,238 23,248 4.6% Neighbourhood shopping centre 3,435,591 319,177 124 28,241 2,624 19.2% Free Standing Food store 388,500 36,093 3 133,203 12,375 2.2% Other retail 963,756 89,536 140 7,783 723 5.4% Restaurant- conventional 138,755 12,891 13 13,583 1,262 0.8% Restaurant- fast food 107,610 9,997 29 4,230 393 0.6% Tavern/public house/small hotel 133,919 12,441 9 16,262 1,511 0.7% Banks & similar financial institutions 135,866 12,622 12 11,322 1,052 0.8% Sub-total - Retail Commercial Space 9,092,464 844,718 361 26,762 2,486 50.8% Non-Retail Commercial Concert hall/theatre/cinema 178,276 16,562 3 71,148 6,610 1.0% Automotive fuel station 119,501 11,102 49 3,029 281 0.7% Automotive shop 462,701 42,986 52 9,403 874 2.6% Office building 3,202,744 297,545 86 38,104 3,540 17.9% Medical/dental building 421,792 39,186 46 9,169 852 2.4% Hotel 601,191 55,852 6 100,198 9,309 3.4% Motel 103,584 9,623 12 11,558 1,074 0.6% Other Commercial 3,712,977 344,947 507 7,577 704 20.7% Total Commercial 17,895,231 1,662,521 1,122 16,749 1,556 100.0% 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 1999 189,500 1,412,863 15,207,931 7.46 80.25 3.79 40.77 2009 223,715 1,662,521 17,895,227 7.43 79.99 3.78 40.64 25
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 0 0.5 1 2 Km Corporate Services Department Information Technology - GIS May 11, 2010 Sources: Parcel Fabric: Teranet (up to Aug 1998), Corporate Services - I.T. - GIS (1998 - 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
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 1999. 25.0% 20.0% Figure 11: Proportion of Total Commercial Supply by Type 1999 and 2009 15.0% 10.0% 1999 2009 5.0% 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
Table 8: Commercial Floor Space by Type From 1999 to 2009 Retail Commercial 1999 2009 Difference Sq. ft Sq. m % Sq. ft Sq. m % Sq. ft Sq. m % Big box shopping/power centre 0 0 0.0% 1,424,190 132,312 8.0% 1,424,190 132,312 8.0% Regional Shopping Centre 439,541 40,835 2.9% 336,340 31,247 1.9% -103,201-9,588-1.0% Department/Discount Store 1,197,060 111,211 7.9% 1,197,060 111,211 6.7% 0 0-1.2% Community Shopping Centre 948,979 88,163 6.2% 830,879 77,191 4.6% -118,100-10,972-1.6% Neighbourhood shopping centre 3,160,829 293,651 20.8% 3,435,591 319,177 19.2% 274,762 25,526-1.6% Free Standing Food store 0 0 0.0% 388,500 36,093 2.2% 388,500 36,093 2.2% Other retail 817,402 75,939 5.4% 963,756 89,536 5.4% 146,354 13,597 0.0% Restaurant- conventional 151,457 14,071 1.0% 138,755 12,891 0.8% -12,702-1,180-0.2% Restaurant- fast food 75,388 7,004 0.5% 107,610 9,997 0.6% 32,222 2,994 0.1% Tavern/public house/small hotel 145,288 13,498 1.0% 133,919 12,441 0.7% -11,369-1,056-0.2% Banks and similar financial institutions 127,664 11,860 0.8% 135,866 12,622 0.8% 8,202 762-0.1% Sub-total - Retail Commerical Space 7,063,608 656,231 46.4% 9,092,464 844,718 50.8% 2,028,856 188,487 4.4% Non-Retail Commercial Concert hall/theatre/cinema 201,325 18,704 1.3% 178,276 16,562 1.0% -23,049-2,141-0.3% Automotive fuel station 128,865 11,972 0.8% 119,501 11,102 0.7% -9,364-870 -0.2% Automotive shop 347,201 32,256 2.3% 462,701 42,986 2.6% 115,500 10,730 0.3% Office building 2,692,398 250,132 17.7% 3,202,744 297,545 17.9% 510,346 47,413 0.2% Medical/dental building 410,022 38,092 2.7% 421,792 39,186 2.4% 11,770 1,094-0.3% Hotel 472,475 43,894 3.1% 601,191 55,852 3.4% 128,716 11,958 0.3% Motel 138,697 12,885 0.9% 103,584 9,623 0.6% -35,113-3,262-0.3% Other Commercial 3,753,342 348,697 24.7% 3,712,977 344,947 20.7% -40,365-3,750-3.9% Total Commercial 15,207,933 1,412,863 100.0% 17,895,231 1,662,521 100.0% 2,687,298 249,658 0.0% 28
Figure 12: Percentage of Commercial Floor Space by Type as of 2009 20% 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
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. 4.4.1 Approved Developments 4.4.1.1 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-09-34- 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
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 5,017 196,000 18,209 250,000 23,226 Restaurant 12,000 1,115 20,000 1,858 32,000 2,973 Retail 467,000 43,386 241,178 22,406 708,178 65,792 Fitness Centre 0 0 45,000 4,181 45,000 4,181 Movie Theatre 0 0 45,000 4,181 45,000 4,181 Total 533,000 49,517 547,178 50,834 1,080,178 100,352 Source: DS-09-34- Official Plan Amendment and Zone Change Application - Ira Needles Mixed Use Commercial Development, June 15, 2009, Ryan Mounsey, City of Waterloo 4.4.1.2 235 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 WWW.FIELDGATECOMMERCIAL.COM 31
4.4.1.3 1845 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
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
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
Commercial Policy Review Appendix B: Detailed Commercial Properties Inventory by Commercial Category Year Construction Type Commercial Category Parcel ID Address ft2 m2 2002 Addition Automotive fuel station 50062085 2905 King St E 139 42 2003 Addition Automotive fuel station 50026482 380 Courtland Ave E 108 33 2000 New Construction Automotive fuel station 50061319 50 New Dundee Rd 3,359 1,024 2001 New Construction Automotive fuel station 55082197 4319 King St E 1,483 452 2002 New Construction Automotive fuel station 55065814 1178 Fischer Hallman Rd 1,601 488 2003 New Construction Automotive fuel station 50040928 3011 King St E 931 284 2007 New Construction Automotive fuel station 50005191 1500 Highland Rd W 2,850 869 2008 New Construction Automotive fuel station 50061510 4233 King St E 5,005 1,526 2008 New Construction Automotive fuel station 50007413 623 Lancaster St W 4,076 1,242 1999 Addition Automotive shop 50007825 200 Gage Ave 420 128 1999 Addition Automotive shop 50054595 236 Mill St 1,140 347 2001 Addition Automotive shop 50036009 690 Fairway Rd S 1,500 457 2002 Addition Automotive shop 50033157 150 Alpine Rd 2,507 764 2008 Addition Automotive shop 50044920 1278 Victoria St N 117 36 2002 New Construction Automotive shop 50036302 275 Webster Rd 2,312 705 2003 New Construction Automotive shop 50060337 2 Executive Pl 24,219 7,382 2003 New Construction Automotive shop 50036377 35 Manitou Dr 3,200 975 2005 New Construction Automotive shop 50045005 1520 Victoria St N 4,230 1,289 2007 New Construction Automotive shop 55088379 1191 Weber St E 1,949 594 2008 New Construction Automotive shop 50036514 31 Kingsbury Dr 100,181 30,535 2007 Addition Banks and similar financial institutions 50015446 413 Highland Rd W 2,045 623 2009 New Construction Banks and similar financial institutions 55063816 1188 Fischer Hallman Rd 6,157 1,877 1999 New Construction Big box shopping/power centre 50045375 100 Gateway Park Dr 76,752 23,394 2002 New Construction Big box shopping/power centre 50062548 245 Strasburg Rd 275,407 83,944 2003 New Construction Big box shopping/power centre 50036012 655 Fairway Rd S 175,908 53,617 2004 New Construction Big box shopping/power centre 50010521 1400 Ottawa St S 546,632 166,613 2008 New Construction Big box shopping/power centre 55088808 50 Sportsworld Crossing Rd 356,270 108,591 2002 Addition Community shopping centre 50023570 49 Frederick St 22,062 6,724 2003 Addition Community shopping centre 50061997 875 Highland Rd W 18,553 5,655 2003 New Construction Community shopping centre 50022709 700 Strasburg Rd 11,359 3,462 2000 New Construction Concert hall/theatre/cinema 50064216 36 King St W 12,120 3,694 A - 2
Commercial Policy Review Year Construction Type Commercial Category Parcel ID Address ft2 m2 2002 New Construction Freestanding food store 50062550 750 Ottawa St S 252,530 76,971 2003 New Construction Freestanding food store 50056995 1111 Weber St E 31,523 9,608 2004 New Construction Freestanding food store 55068949 1187 Fischer Hallman Rd 115,557 35,222 2007 New Construction Hotel 50042188 70 Conestoga College Blvd 67,415 20,548 2007 New Construction Hotel 50042186 90 Conestoga College Blvd 61,301 18,685 2003 Addition Medical/dental building 50032910 130 Alpine Rd 823 251 2009 Addition Medical/dental building 50000484 10 Lancaster St W 70 21 1999 New Construction Medical/dental building 50062343 910 Glasgow St 6,303 1,921 2002 New Construction Medical/dental building 50041912 425 Morgan Ave 4,575 1,394 1999 Addition Neighbourhood shopping centre 50036433 1375 Weber St E 6,017 1,834 2000 Addition Neighbourhood shopping centre 50035950 5 Manitou Dr 10,904 3,324 2001 Addition Neighbourhood shopping centre 50044895 1138 Victoria St N 3,637 1,109 2001 Addition Neighbourhood shopping centre 50027383 385 Frederick St 15,985 4,872 2001 Addition Neighbourhood shopping centre 50062774 525 Highland Rd W 79 24 2002 Addition Neighbourhood shopping centre 50023169 1144 Courtland Ave E 23,864 7,274 2003 Addition Neighbourhood shopping centre 50007949 370 Highland Rd W 10,247 3,123 2006 Addition Neighbourhood shopping centre 50008173 324 Highland Rd W 240 73 2006 Addition Neighbourhood shopping centre 50013733 563 Highland Rd W 42,629 12,993 2008 Addition Neighbourhood shopping centre 50000087 260 King St W 12,149 3,703 2009 Addition Neighbourhood shopping centre 50040324 123 Pioneer Dr 35,923 10,949 2009 Addition Neighbourhood shopping centre 50000087 250 King St W Suite 2 361 110 2009 Addition Neighbourhood shopping centre 50014532 421 Greenbrook Dr 13,169 4,014 1999 New Construction Neighbourhood shopping centre 50061341 700 Westmount Rd E 2,185 666 2000 New Construction Neighbourhood shopping centre 50037976 1020 Ottawa St N B 54 16 2000 New Construction Neighbourhood shopping centre 50018270 1405 Ottawa St N 2,046 624 2001 New Construction Neighbourhood shopping centre 50062773 491 Highland Rd W 35,876 10,935 2002 New Construction Neighbourhood shopping centre 50025476 120 Ottawa St N 161 49 2002 New Construction Neighbourhood shopping centre 50040591 4391 King St E 10,317 3,145 2003 New Construction Neighbourhood shopping centre 55066853 325 Max Becker Dr 16,663 5,079 2003 New Construction Neighbourhood shopping centre 50010989 685 Fischer Hallman Rd 6,358 1,938 2004 New Construction Neighbourhood shopping centre 50036363 1221 Weber St E 2,429 740 2004 New Construction Neighbourhood shopping centre 50036363 1241 Weber St E 3,637 1,109 2005 New Construction Neighbourhood shopping centre 55062970 192 Activa Ave 268 82 A - 3
Commercial Policy Review Year Construction Type Commercial Category Parcel ID Address ft2 m2 2005 New Construction Neighbourhood shopping centre 50054916 310 Fairway Rd S 3,286 1,002 2005 New Construction Neighbourhood shopping centre 50003278 8 Bloomingdale Rd 11,272 3,436 2005 New Construction Neighbourhood shopping centre 50044591 900 Fairway Cres 10,699 3,261 2005 New Construction Neighbourhood shopping centre 50000978 901 Victoria St N 27,384 8,347 2006 New Construction Neighbourhood shopping centre 55063815 1170 Fischer Hallman Rd 5,404 1,647 2006 New Construction Neighbourhood shopping centre 50032423 795 Ottawa St S 36 11 2007 New Construction Neighbourhood shopping centre 50035848 260 Bleams Rd 200 61 2007 New Construction Neighbourhood shopping centre 55063628 260 Doon South Dr 533 162 2007 New Construction Neighbourhood shopping centre 50056951 725 Ottawa St S 8,905 2,714 2009 New Construction Neighbourhood shopping centre 50035846 1450 Block Line Rd 18,100 5,517 2000 Addition Office building 50044951 640 Riverbend Dr 3,753 1,144 2000 Addition Office Building 50039102 640 Trillium Dr 145 44 2001 Addition Office building 50035847 200 Ardelt Ave 6,808 2,075 2001 Addition Office building 50023362 253 Queen St S 208 63 2002 Addition Office building 50002024 800 King St W 2,519 768 2002 Addition Office building 50038409 86 Weber St E 581 177 2003 Addition Office building 50006490 178 Victoria St S 775 236 2004 Addition Office building 50061595 301 Victoria St S 5,759 1,755 2004 Addition Office building 50026957 480 Charles St E 11,821 3,603 2006 Addition Office building 50060924 101 Frederick St 6,329 1,929 2006 Addition Office building 50008390 140 Highland Rd W 400 122 2006 Addition Office building 50060347 5 Executive Pl 74 23 2007 Addition Office Building 50002953 130 Weber St W 167 51 2007 Addition Office building 50060777 155 Ardelt Ave 377 115 2007 Addition Office building 50025943 541 Queen St S 323 98 2007 Addition Office building 50001077 866 Frederick St 1,927 587 1999 New Construction Office building 50061633 91 Moore Ave 817 249 2000 New Construction Office building 50060314 590 Riverbend Dr 115,304 35,145 2001 New Construction Office building 50048470 508 Riverbend Dr 40,692 12,403 2002 New Construction Office building 50038434 1265 Strasburg Rd 50,968 15,535 2002 New Construction Office building 55081023 236 Victoria St N 31,668 9,652 2002 New Construction Office building 50023525 379 Queen St S 6,092 1,857 2003 New Construction Office building 50042002 185 Glasgow St 1,302 397 A - 4
Commercial Policy Review Year Construction Type Commercial Category Parcel ID Address ft2 m2 2004 New Construction Office building 50042177 17 Executive Pl 22,238 6,778 2004 New Construction Office building 50060939 209 Frederick St 17,664 5,384 2004 New Construction Office building 55070670 520 Bingemans Centre Dr 52,614 16,037 2004 New Construction Office building 50048749 820 Trillium Dr 8,391 2,557 2005 New Construction Office building 50014441 715 Fischer Hallman Rd 53,271 16,237 2006 New Construction Office building 50007231 25 Water St S 167 51 2007 New Construction Office building 50055805 4275 King St E 87,208 26,581 2007 New Construction Office building 55083977 540 Bingemans Centre Dr 24,477 7,461 2008 New Construction Office building 50027289 447 Frederick St 8,646 2,635 2009 New Construction Office building 50060342 38 Executive Pl 21,042 6,413 2004 Addition Other Commercial 55080215 312 Lawrence Ave 2,749 838 2006 Addition Other Commercial 50056671 396 Morrison Rd 4,212 1,284 2006 Addition Other Commercial 50039101 654 Trillium Dr 18,515 5,643 2005 New Construction Other Commercial 50056671 1600 River Rd E 10,000 3,048 2005 New Construction Other Commercial 50044904 425 Bingemans Centre Dr 29,719 9,058 2008 New Construction Other Commercial 50044965 580 Lancaster St W 23,186 7,067 1999 Addition Other Retail 50044909 1450 Victoria St N 2,400 732 1999 Addition Other Retail 50036019 2255 Kingsway Dr 5,145 1,568 2000 Addition Other Retail 50040915 3131 King St E 5,032 1,534 2002 Addition Other Retail 55064380 1541 Highland Rd W 8,139 2,481 2002 Addition Other Retail 50040684 215 Fairway Rd S 6,000 1,829 2003 Addition Other Retail 50006643 166 Park St 11,711 3,570 2003 Addition Other Retail 50036448 2685 Kingsway Dr 1,798 548 2004 Addition Other Retail 50037833 155 Breckenridge Dr 1,762 537 2004 Addition Other Retail 50025632 20 Ottawa St N 2,030 619 2004 Addition Other Retail 50006437 368 Park St 465 142 2005 Addition Other Retail 50036426 286 Fairway Rd S 10,387 3,166 2005 Addition Other Retail 50032908 44 Alpine Rd 1,812 552 2005 Addition Other Retail 50008105 450 Belmont Ave W 570 174 2005 Addition Other Retail 50032798 707 Ottawa St S 3,480 1,061 2007 Addition Other Retail 50018666 251 Highland Rd W 1,313 400 2007 Addition Other Retail 50001791 680 Victoria St N 1,954 596 2009 Addition Other Retail 50036351 26 Manitou Dr 13,385 4,080 A - 5
Commercial Policy Review Year Construction Type Commercial Category Parcel ID Address ft2 m2 1999 New Construction Other Retail 50036337 642 Fairway Rd S 7,427 2,264 2000 New Construction Other Retail 50036358 1175 Weber St E 5,164 1,574 2000 New Construction Other Retail 50036679 1501 Victoria St N 352 107 2000 New Construction Other Retail 50030239 1575 Victoria St N 5,605 1,708 2000 New Construction Other Retail 50045447 2430 Homer Watson Blvd 2,531 771 2002 New Construction Other Retail 50032909 300 Homer Watson Blvd 12,249 3,734 2003 New Construction Other Retail 55064586 3111 King St E 12,658 3,858 2004 New Construction Other Retail 50040915 3121 King St E 52,668 16,053 2005 New Construction Other Retail 50030247 125 Centennial Rd 13,390 4,081 2005 New Construction Other Retail 50027229 537 Frederick St 12,379 3,773 2006 New Construction Other Retail 50045447 2400 Homer Watson Blvd 23,254 7,088 2006 New Construction Other Retail 50040654 4553 King St E 13,735 4,186 2007 New Construction Other Retail 50064290 1381 Victoria St N 15,758 4,803 2008 New Construction Other Retail 50044915 1362 Victoria St N 14,000 4,267 2008 New Construction Other Retail 50045424 4585 King St E Unit 1 1,563 476 2009 New Construction Other Retail 50017122 1167 King St E 2,131 650 2006 Addition Regional shopping centre 50036428 2960 Kingsway Dr 20,072 6,118 2000 Addition Restaurant - conventional 50061440 598 Lancaster St W 240 73 2001 Addition Restaurant - conventional 50004839 705 Belmont Ave W 256 78 2008 Addition Restaurant - conventional 50026172 21 Cameron St S 1,156 352 2002 New Construction Restaurant - conventional 50016849 800 Ottawa St S 5,058 1,542 2003 New Construction Restaurant - conventional 50041781 4169 King St E 6,797 2,072 2007 New Construction Restaurant - conventional 55085890 721 Ottawa St S 11,614 3,540 2001 Addition Restaurant - fast food 50004829 657 Belmont Ave W 994 303 2007 Addition Restaurant - fast food 50061855 951 Homer Watson Blvd 210 64 1999 New Construction Restaurant - fast food 50062077 1426 Weber St E 3,191 973 2000 New Construction Restaurant - fast food 50045447 2410 Homer Watson Blvd 3,842 1,171 2000 New Construction Restaurant - fast food 50045447 2420 Homer Watson Blvd 2,813 857 2000 New Construction Restaurant - fast food 50054920 340 Fairway Rd S 3,985 1,215 2000 New Construction Restaurant - fast food 50062796 715 Ottawa St S 3,849 1,173 2000 New Construction Restaurant - fast food 50026958 925 King St E 4,772 1,454 2001 New Construction Restaurant - fast food 55064377 350 Westmount Rd W 3,380 1,030 2002 New Construction Restaurant - fast food 50036628 1475 Victoria St N 200 61 A - 6
Commercial Policy Review Year Construction Type Commercial Category Parcel ID Address ft2 m2 2002 New Construction Restaurant - fast food 50038384 197 Frederick St 3,541 1,079 2002 New Construction Restaurant - fast food 50001988 730 King St W 200 61 2003 New Construction Restaurant - fast food 50060312 190 Gateway Park Dr 5,974 1,821 2003 New Construction Restaurant - fast food 50001069 933 Victoria St N 1,755 535 2004 New Construction Restaurant - fast food 50005660 540 Westforest Trail 2,609 795 2007 New Construction Restaurant - fast food 55066814 1191 Fischer Hallman Rd 5,972 1,820 1999 Addition Tavern/public house/small hotel 50062075 1458 Weber St E 1,069 326 A - 7
Commercial Policy Review Appendix C : Detailed Inventory of Commercial Demolitions between 1999 and 2009 Year Demolition Type Commercial Category Address ft2 m2 1999 Demolition Community shopping centre 1005 OTTAWA ST N 20,890 1,941 1999 Partial Demo Neighbourhood shopping centre 1450 VICTORIA ST N 8,204 762 1999 Demolition Other Commercial 1575 VICTORIA ST N 2,041 190 1999 Demolition Other Commercial 211 PIONEER TOWER RD 500 46 1999 Partial Demo Automotive shop 2255 KINGSWAY DR 960 89 1999 Partial Demo Other Retail 300 MILL ST 660 61 1999 Partial Demo Restaurant - fast food 300 MILL ST 300 28 1999 Demolition Restaurant - fast food 340 FAIRWAY RD S 3,492 324 1999 Demolition Other Retail 432 CHARLES ST E 15,425 1,433 1999 Partial Demo Office building 5 EXECUTIVE PL 300 28 1999 Demolition Other Retail 62 KING ST E 15,138 1,406 1999 Partial Demo Other Commercial 72 VICTORIA ST S 7,776 722 1999 Partial Demo Other Commercial 81 BRUCE ST 431 40 1999 Demolition Other Commercial 811 VICTORIA ST N 8,000 743 2000 Demolition Other Commercial 1426 WEBER ST E 1,740 162 2000 Demolition Other Retail 2450 KING ST E 6,000 557 2000 Demolition Restaurant - conventional 293 KING ST E 3,511 326 2000 Demolition Other Commercial 405 PINNACLE DR 4,624 430 2000 Demolition Automotive shop 4318 KING ST E 3,319 308 2000 Demolition Other Retail 4500 KING ST E 6,600 613 2000 Demolition Other Retail 925 KING ST E 27,634 2,567 2001 Demolition Other Commercial 223 KING ST W 3,868 359 2001 Demolition Other Commercial 223 KING ST W 1,440 134 2001 Demolition Restaurant - fast food 225 KING ST W 872 81 2001 Demolition Other Commercial 23 HOWE DR 2,400 223 2001 Demolition Freestanding food store 2326 KING ST E 11,110 1,032 2001 Demolition Automotive fuel station 2905 KING ST E 810 75 2001 Demolition Office building 312 KING ST E 10,825 1,006 2001 Demolition Automotive fuel station 4319 KING ST E 2,234 208 2002 Partial Demo Automotive fuel station 1005 OTTAWA ST N 13,206 1,227 2002 Demolition Concert hall/theatre/cinema 106 KING ST W 6,446 599 2002 Demolition Concert hall/theatre/cinema 108 KING ST W 3,564 331 A - 8
Commercial Policy Review Year Demolition Type Commercial Category Address 2002 Demolition Concert hall/theatre/cinema 112 KING ST W 3,564 331 2002 Demolition Concert hall/theatre/cinema 114 KING ST W 2,159 201 2002 Demolition Other Retail 116 KING ST W 2,159 201 2002 Demolition Concert hall/theatre/cinema 120 KING ST W 2,159 201 2002 Demolition Concert hall/theatre/cinema 122 KING ST W 17,277 1,605 2002 Demolition Restaurant - fast food 122 WEBER ST W 6,400 595 2002 Demolition Community shopping centre 124 KING ST W 15,759 1,464 2002 Demolition Other Retail 140 HIGHLAND RD E 1,400 130 2002 Demolition Office building 1575 VICTORIA ST N 949 88 2002 Partial Demo Automotive fuel station 19 GAUKEL ST 494 46 2002 Demolition Community shopping centre 197 FREDERICK ST 2,602 242 2002 Demolition Restaurant - conventional 20 CEDAR ST N 2,340 217 2002 Partial Demo Community shopping centre 2081 HIDDEN VALLEY CRES 721 67 2002 Demolition Automotive shop 257 VICTORIA ST N 2,400 223 2002 Demolition Community shopping centre 322 KING ST E 14,788 1,374 2002 Demolition Other Retail 324 HIGHLAND RD W 6,597 613 2002 Demolition Restaurant - conventional 338 KING ST E 1,692 157 2002 Demolition Other Retail 4391 KING ST E 5,253 488 2002 Demolition Automotive fuel station 4580 KING ST E 1,296 120 2002 Demolition Automotive shop 5 STIRLING AVE S 782 73 2003 Demolition Office building 10 VICTORIA ST S 1,000 93 2003 Demolition Community shopping centre 1005 OTTAWA ST N 40,632 3,775 2003 Demolition Neighbourhood shopping centre 1111 WEBER ST E 37,979 3,528 2003 Demolition Automotive fuel station 115 UNION BLVD 1,700 158 2003 Demolition Office building 127 FREDERICK ST 8,796 817 2003 Demolition Neighbourhood shopping centre 166 PARK ST 5,693 529 2003 Demolition Restaurant - fast food 301 SPADINA RD E 4,000 372 2003 Demolition Automotive fuel station 3011 KING ST E 2,594 241 2003 Demolition Office building 44 WALNUT ST 5,478 509 2003 Demolition Automotive fuel station 447 FREDERICK ST 1,300 121 2003 Demolition Regional Shopping Centre 655 FAIRWAY RD S 123,273 11,452 2003 Demolition Big box shopping/power centre 69 JOSEPH ST 6,780 630 2003 Partial Demo Community shopping centre 700 STRASBURG RD 74,683 6,938 2004 Demolition Other Retail 1221 WEBER ST E 21,503 1,998 ft2 m2 A - 9
Commercial Policy Review Year Demolition Type Commercial Category Address 2004 Demolition Office building 29 EDEN AVE 656 61 2004 Demolition Motel 4278 KING ST E 35,113 3,262 2004 Demolition Automotive shop 709 KING ST E 300 28 2005 Demolition Other Retail 400 KING ST W 7,850 729 2005 Demolition Restaurant - conventional 4273 KING ST E 23,400 2,174 2005 Demolition Automotive fuel station 449 CHARLES ST E 2,125 197 2005 Demolition Neighbourhood shopping centre 537 FREDERICK ST 6,480 602 2005 Demolition Neighbourhood shopping centre 8 BLOOMINGDALE RD 5,440 505 2006 Demolition Other Commercial 100 SPORTSWORLD DR 65,485 6,084 2006 Demolition Automotive fuel station 4233 KING ST E 1,356 126 2007 Partial Demo Neighbourhood shopping centre 20 SHIRK PL 1,151 107 2007 Demolition Office building 242 QUEEN ST S 3,511 326 2007 Demolition Neighbourhood shopping centre 425 BINGEMANS CENTRE DR 1,308 122 2008 Demolition Other Commercial 100 SPORTSWORLD DR 20,304 1,886 2008 Partial Demo Other Retail 1050 QUEENS BLVD 249 23 2008 Demolition Other Commercial 1316 VICTORIA ST N 3,300 307 2008 Demolition Tavern/public house/small hotel 31 KINGSBURY DR 12,438 1,156 2008 Demolition Other Commercial 4 BRIDGE ST E 3,500 325 2008 Demolition Automotive fuel station 433 GREENBROOK DR 1,802 167 2008 Demolition Office building 450 WESTHEIGHTS DR 1,614 150 2008 Demolition Other Retail 5 RITTENHOUSE RD 4,391 408 2008 Demolition Automotive shop 6 BRIDGE ST W 18,514 1,720 2008 Demolition Other Retail 632 VICTORIA ST N 3,358 312 2009 Partial Demo Restaurant - conventional 20 HELDMANN RD 6,881 639 2009 Demolition Office building 300 BRIDGE ST E 16,254 1,510 2009 Demolition Other Retail 353 MANITOU DR 1,679 156 2009 Demolition Other Commercial 4370 KING ST E 3,337 310 2009 Demolition Office building 623 LANCASTER ST W 1,244 116 2009 Demolition Office building 73 FREDERICK ST 11,777 1,094 2009 Demolition Office building 73 FREDERICK ST 11,777 1,094 TOTAL 897,113 83,345 ft2 m2 A - 10