Retail Market Demand Study

Transcription

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CORPORATION
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Retail Market Demand
Study: Town of Arnprior,
Ontario
Prepared For:
Trinity Development Group Inc.
Prepared By:
Market Research Corporation
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April 2006
2209 ARCH ST., SUITE 200 OTfAWA, ONTARIO KIG 2H5 TEL: (613) 731-6333 FAX: (613) 731-4997
E-MAll.: [email protected] WEBSITE: www.marketresearchcorp.com
TABLE OF CONTENTS
Page Number
I.
Introduction
II.
Executive Summary
2
III.
Subject Site and Proposed Development
6
IV.
Trade Area Demographics
7
V.
Existing Retail Inventory
10
VI.
Retail Industry Trends
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VII.
Demand Estimations
16
VIII.
Impact Assessment
20
Appendices:
Appendix A: More Information Regarding Market Research Corporation
And the Main Author oflfiis Report
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Sf CH
('O RI'ORATI()N
I.
Introduction
lbis study has been undertaken by Market Research Corporation on behalf of Trinity
Development Group Inc. Its purpose is to determine the extent of market demand for
additional retail development on a site in the Town of Arnprior, Ontario, and assess its
impacts.
For this purpose, we have carried out field research, met with an official of the Town of
Arnprior, obtained and reviewed a number of related reports. We also obtained sociodemographic data from Statistics Canada and the Town of Arnprior. Based on the
information obtained from these steps, we carried out an analysis of the sociodemographic characteristics of Arnprior, delineated its effective trade area, and
determined the available volumes of shopping dollars to the year 2011. The next step was
a analysis of market demand, resulting in the determination of total, as well as additional
supportable retail and service floor space. On this basis, we then proceeded to assess the
viability of the subject proposed development, and its various impacts.
The study's main findings are summarized in the next chapter entitled "Executive
Summary", followed by more detailed findings in the main body of the report and its
appendices.
II.
Executive Summary
On behalf of Trinity Development Group Inc., Market Research Corporation has carried
out this study. The purpose of the study is the determination of market demand for retail
development on a vacant site in the Town of Arnprior, Ontario, and an assessment of its
impacts.
The study's main findings are summarized below, followed by more substantiation in the
main body of the report.
A. Subject Site and Proposed Development
The subject site is vacant, approximately 1.82 hectares (4.5 acres) in size, and located on
the south-western intersection of Madawaska Blvd. and Laird St. in the Town of
Arnprior. It is proposed to be developed with approximately 4,645 square metres (50,000
sq. ft.) of retail and service floor space.
B. Demographics
1. The 2006 population of the Town of Arnprior is estimated to be 8,020 and its
effective trade area's population is 20,020 (Table 4.7);
2. The proportions of the young (under 19) and older (65+) population of Arnprior were
high in 2001 (Table 4.2). This indicates that younger and growing families had
already started to replace older and smaller households by 2001, a trend which has
since become stronger;
3. The levels of educational achievements of Arnprior residents in 2001, indicate close
to half (48.5%) having had post secondary education, including almost one in ten
(9.2%) with university bachelor or higher degrees (Table 4.4);
4. The overall average household income in Arnprior was $52,856 in 2000 (Table 4.5).
The average per capita income of Arnprior residents was $22,208 both of which were
lower than the corresponding figure in the Province of Ontario (Table 4.6); and
5. For the period 2006-2011, the trade area's total population is estimated to increase by
276 or 1.4% annually, including 156 or 1.9% in the Town of Arnprior (Table 4.7).
Based on the 2001 census and other data, Arnprior is a growing community. Since
then, Arnprior as weD as its nearby towns and viUages have further grown in
population, economic development and prosperity.
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C. Existing Retail Facilities
1. The Town of Arnprior functions as a commercial hub within its trade area and
beyond, with an estimated 460,500 sq. ft. of retail and service floor space (Table 5.3);
2. A number of the existing stores in Arnprior are large, specialized, and serve a
community much larger than its conservatively defined trade area (Table 5.1). As
well, the effective retail vacancy rate in Arnprior is 5.4% (Table 5.3), which is
considered to be in the lower part of the standard range of 5% to 8%. The overall
vacancy rate in downtown Arnprior is lower, at 4.2%. As well, downtown stores
provide mainly specialty, unique retail products, financial, restaurants, and other
personal and household services in small, often charming establishments, many of
which are in architecturally attractive heritage buildings;
3. The commercial sector of Arnprior consists of its downtown (which accounts for
approximately 170,200 sq. ft. or 37% of the total inventory), and outside which
represents 290,300 sq. ft. of commercial, including non-retail space (Table 5.3);
4. Due to lack of an adequate number of certain stores (e.g., fashion, furniture), the trade
area residents shop at stores in Ottawa and elsewhere for some of their shopping
needs; and
5. The nearby towns and villages within, as well as outside the trade area have very few
retail stores. The residents of these areas do some of their shopping at the retail
facilities in Arnprior.
In addition to the residents of the trade area and the nearby towns and villages, the
retail stores in Arnprior benefit from the spending of the pass-through traffic,
seasonal cottagers, tourists, and other transients.
D. Demand Analysis
1. On average, each resident of the trade area is estimated to have spent $13,717 at aU
retail and service establishments combined within and outside the trade area in 2005
(Table 7.2). Of this amount, $9,570 was at product-selling, and $4,147 at service
stores (Table 7.2);
2. The spending of the trade area residents supported an estimated 753,500 sq. ft. of
floor space in 2005. By 20 II, this space is expected to increase to at least 837,600 sq.
ft. (Table 7.4);
3. The growth in the demand for additional floor space by the year 2011 is estimated to
be 98,900 sq. ft. (Table 7.5);
4. The existing shortage of space is in addition to the above 98,900 sq. ft.; and
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5. The demand created by the pass-through traffic, seasonal cottagers, tourists, and other
transients is also in addition to the 98,900 sq. ft.
The result of adding up the existing shortage of floor space, the growth in demand
to the year 2011, as well as demand from outside the trade area would indicate that
up to 391,900 sq. ft. of additional retail and service floor space can be supported in
the Town of Arnprior (Table 7.6).
E. Impact Assessment
At approximately 50,000 sq. ft., the subject proposed development is far less than the up
to 391,900 sq. ft. of additional supportable space, and would thus be quite viable. Its
impacts on Amprior would be as follows:
I. Providing more choice and thus reducing the present leakage of shopping dollars
from the trade area to outside retail facilities;
2. Creating approximately 115 full-time equivalent employment;
3. Generating an estimated $228,000 in annual property taxes;
4. Representing a one-time construction investment of approximately $8.6 million;
5. Generating an annual payroll of approximately $1. 7 million;
6. Attracting new shoppers from outside, and thus increasing the potential volume of
sales at all businesses in Amprior, including those in downtown;
7. Increasing the overall market share of the Arnprior businesses by reducing shopping
at outside facilities, and increasing cross-shopping, including at the downtown stores;
and
8. Under a worst-case scenario for the existing businesses in Amprior, the subject
proposed development may cause a sales reduction of between 3.2% to 11.0% in their
annual sales during its first couple of years of operation (Table 8.1). This impact,
however, is not considered to be detrimental or serious as it falls into the range of
normal business fluctuations, and it would be short-lived.
The impacts of the subject proposed development are thus aU expected to be positive
for aU businesses in Arnprior. The downtown stores can also benefit from the
growth in customers and thus the sales volumes attributable to this development.
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F. Recommendations
In view of the positive attributes of the Amprior market, and the strong demand for more,
as well as for different stores, it is recommended that the subject proposed shopping
centre:
I. Be developed as soon as possible, with its first full year of operation being 2007 (or
as close to it as possible);
2. Function as a facility to serve both the residents of the trade area, as well as the passthrough traffic, seasonal cottagers, tourists, and other transients;
3. Consist of a combination of the following stores, to a total size of approximately
50,000 sq. ft.:
Food and convenience-type stores (2 to 5);
Restaurants, bars (2 or 3);
Fashion stores (2 to 4);
Personal service stores (2 to 4);
Specialty retail stores (2 to 5); and
General Merchandise stores (lor 2 depending on size).
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III. Subject Site and Proposed Development
A. Subject Site
The subject site is a parcel of vacant land, approximately 1.82 hectares (4.5 acres) in size,
and located at the southwestern intersection of Madawaska Blvd. and Laird St.
Madawaska Blvd. is a major roadway and connected to the access ramp to Highway 417
a few blocks east of the subject site. This highway provides a quick and convenient
access to the City of Ottawa to the east in about 45 minutes.
At and near the subject site, Madawaska Blvd. is developed with car dealerships, tableservice and fast-food restaurants, a hotel, several gasoline stations, building supply stores,
and other such highway commercial establishments. With frontage on this boulevard, the
subject site is in an advantageous position in terms of visibility, exposure and access.
Within a few blocks of the subject site there is residential area. In the areas of Spruce
Crescent, Melville Rd. and Short Rd., all of which are adjacent to the subject site,
approximately 100 new housing units have been proposed. They are in the various stages
of building permit issuance at the present time.
B. Proposed Development
The subject site is proposed to be developed into an approximately 50,000 sq. ft.
shopping center. A preliminary concept plan for this site, prepared by Trinity
Development Group Inc., identifies retail and service stores ranging in size from
approximately 2,700 to 21,000 sq. ft. At this point, the final store sizes or types are not
known.
In terms of location, size, site characteristics, and compatibility with the adjacent
and nearby uses, we believe that the subject proposed development would be an
exceUent use of this site from a retail marketing perspective.
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IV. Trade Area Demographics
A. Defmition
Catchment, market or trade area is a geographic area from which a store or shopping
centre attracts its customers. Primary trade area typically provides a minimum of 50% of
a shopping centre's total sales, and secondary trade area, the balance.
We have undertaken field research within and in the surrounding Town of Arnprior. On
this basis, and especiaUy due to a number of large stores in the Town of Arnprior, we
have concluded that It functions as a major hub of commerce for such nearby towns
and villages as Galetta, Constance Bay, Fitzroy Harbour, Kinburn, Antrim,
Marathon, Panmure, Pakenham, Waba, Braeside and others. For the subject
proposed shopping plaza, the Town of Arnprior would be its primary, and these other
areas, its secondary trade area based on our experience.
B. Trade Area Population
1.
Primary Trade Area
The population of the Town of Arnprior increased marginally from 7,113 in 1996 to
7,192 in 2001 (Table 4.1). Since then, however, population growth has been much higher,
and estimated to be 8,020 as of Spring 2006 (Table 4.7). Furthermore, based on
information from the Town of Arnprior, an overall average annual population growth of
156 or 1.9% is expected in Arnprior, to a total of 8,800 by the year 2011 (Table 4.7).
2.
Other Areas
Other areas include the nearby villages, such as Galetta, seasonal population at the
cottages within 30-45 minutes driving from Arnprior, as well as tourists and other
transients. The population of these small villages, cottages, etc. is not available from
Statistics Canada or other sources. There are, however, a number of strong and definitive
indicators to use as a basis of estimating the population of the effective trade area for the
retail and service establishments in the Town of Amprior, as follows:
I.
There are three supermarkets in the Town of Arnprior, with a combined total size of
approximately 71,000 sq. ft. or 8.9 sq. ft. per resident of Arnprior. The industry
standard supermarket floor space per resident, however, is 2.5 to 4.0 sq. ft., on
average. Based on these figures, the existing three supermarkets are serving
between 17,750 to 28,400 residents, rather than just Arnprior's residents of about
8,000;
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2.
In the City of Clarence-Rockland (for which we are carrying out a major retail
study at the present time), there are two supermarkets with a combined floor space
of approximately 80,000 sq. ft. The population of this City is almost 23,000 at the
present time (i.e., an average of 3.5 sq. ft. of floor space per resident);
3.
The Town of Perth has a population of approximately 6,000 and three large food
stores with a combined floor space of approximately 80,000 sq. ft. In a number of
OMB-quality studies, including several by us, the effective trade area population for
this Town has been determined to be over 30,000 (i.e., an average of2.7 sq. ft. per
resident);
4.
The Town of Deep River has a population of approximately 4,400. In a recent study
undertaken by us, its effective trade area population was determined to be
approximately 15,000. There is a Canadian Tire and a Home Hardware store in
Deep River with a combined floor space of approximately 30,000 sq. ft. serving this
trade area population of 15,000;
5.
In the Town of Amprior, there is a Canadian Tire, a Home Hardware as well as a
Rona store, for a combined floor space of approximately 63,000 sq. ft.; and
6.
The combined floor space of all retail and service establishments in the Town of
Arnprior is approximately 460,000 sq. ft. or 57.5 sq. ft. per resident of Arnprior. The
industry standard per capita total space, however, is generally accepted to be
between 30 to 35 sq. ft. for urban areas, and 20 to 30 sq. ft. for rural areas, such as
the Town of Amprior. Based on this standard, the Town of Arnprior's existing retail
and service stores are serving a population of between 15,300 to 23,000 at the
present time.
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Based on the above factors, we estimate the total population of Arnprior's effective
trade area to be at least 20,000 (Table 4.7) in early 2006. The distribution of this
population is 8,020 or 40% in the Town of Amprior, and 12,000 or 60% in the rest of its
effective trade area. The following characteristics refer to the Town of Amprior only
since equivalent information for the rest of the trade area is not available.
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8.
By age group, the population of Amprior is presented in Table 4.2. As shown, one
quarter (24.7%) of this population was younger than 19 years of age, and close to
one in five (19.7%) were 65 years or older. These proportions are both high, and
based on our experience, they indicate that many of the empty-nester, one/two
person, and senior households had been replaced by young and growing households
by 2001; and
As of 2001, there were 3,026 households in Amprior (Table 4.3), with an overall
average size of 2.38 persons.
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C. Educational Achievements
The residents of Amprior benefit from reasonably high levels of educational
achievement. As demonstrated in Table 4.4:
I. Almost one in ten (9.2%) residents who were 15 years of age or older in 2001, had a
university Bachelor or higher degree;
2. Close to four in ten (39.2%) had post-secondary education, up to and including
College Diploma; and
3. Almost half (48.5%) had post secondary college and/or university education.
D. Income
The Arnprior residents' educational achievements are reflected in their household
income. As shown in Table 4.5:
I. The overall average household income in Arnprior was $52,856 in 2000;
2. Almost one in ten households (i.e., 9.4%) had made more than $\00,000; and
3. Compared to the Province of Ontario, Arnprior's household and per capita incomes
were lower (Table 4.6).
E. Population Forecasts
The Town of Arnprior, as well as the nearby communities, have been growing in recent
years. Furthermore, this growth trend is expected to be continued into the future years.
Based on the available information, we estimate an average annual population growth
of 276 or 1.4% in the trade area, from approximately 20,000 in 2006, to 21,400 by
the year 2011. The Town of Arnprior's share of this population growth is estimated at
156, to a total of 8,800 by the year 20 II.
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V. Existing Retail Inventory
In order to identify exactly how much and what types of retail and service floor space
exist in the Town of Arnprior, we carried out field research. The names, types, and
locations of each store were recorded and their sizes were visually estimated. For the
larger stores, we also contacted the Town's planner and obtained andlor confirmed these
stores' sizes. The findings of this research task are summarized in Tables 5.1-5.3, and
further explained below:
A. Downtown Facilities
The stores and their sizes in downtown Amprior are presented in Table 5.1. As noted,
there is a total of approximately 170,200 sq. ft. of various retail and service floor
space in downtown Amprior. Of this total, approximately 7,100 sq. ft. or 4.2% were
vacant as of March 2006. Food and Convenience Type Stores at 25,500 sq. ft., make up
the largest part of the total (15.0%) space. Specialty Retail Stores (22,900 sq. ft. or
13.4%) and General Merchandise (18,000 sq. ft. or 10.6%) are the second and third
largest parts respectively.
B. Facilities Outside Downtown
Outside downtown Amprior, there are two shopping centers and a number of strips and
stand-alone stores. Amprior shopping center is the older and larger of the two center (the
other is called Winners Circle Mall). Altogether, there is a total of approximately
290,300 sq. ft. of various retail and service floor space in the Town of Amprior,
outside its downtown (as of March 2006).This figure includes approximately 18,000 sq.
ft. or 6.2% vacant space.
The largest part of the existing space is dedicated to Home Improvement Stores which
make up 80,200 sq. ft. or 27.8% of the total. Food and Convenience Type Stores at
75,700 sq. ft. or 26.1 % are the second largest part of the total inventory, followed by
Automotive Stores at 35,000 sq. ft. or 12.1 %.
C. Observations and Comparisons
The different categories of retail and service stores for the entire Town of Arnprior are
summarized in Table 5.3. Based on our field research and a review of the existing
shopping facilities, the following observations and comparisons are made:
I. There are several charming, attractive, pleasantly decorated and well stocked retail
and service stores in downtown Amprior (e.g., Bonnie Jane's Scones, The Gallery
Gift Shop). John Street is a 4-lane road, has wide sidewalks, the buildings on both
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sides of it are low profile, and many have attractive heritage architectural features. It
is a pleasant environment for shopping, browsing and entertainment;
2.
To a large extent, downtown Arnprior has maintained its traditional functions as a
place for shopping at specialty, unique, small retail stores, restaurants,
entertainment and cultural establishments. More than half of all Fashion Stores
(14,000 sq. ft. or 57.1 %), almost all Electronics and Computer Stores (6,900 sq. ft.
or 95.8%), most of General Merchandise, Specialty Stores, Financial, Personal and
other Service establishments within the entire Town of Arnprior are located in its
downtown;
3. A healthy downtown from a retailing point of view is one where at least half of its
total floor space is used for the selling of products rather than services. In
downtown Arnprior, 105,200 sq. ft. or 61.8% of its total floor space of 170,200 sq.
ft. is retail (i.e., goods-selling) stores, and 57,900 sq. ft. or 34.0% is services;
4. In today's marketplace, an overall average vacancy rate of 5% to 8% is considered to
be reasonable, i.e., not too high or too low. Typically, downtown vacancy rates,
especially in rural areas, are higher. In downtown Arnprior, however, the total
vacant space in March 2006 was 7, I 00 sq. ft. or 4.2%; and
5. There is a proposal for the deVelopment of an additional 16,530 sq. ft. of retail store
on John St. at Elgin St. which further confirms the strength and popularity of
downtown Arnprior.
Based on the above, it is concluded that downtown Arnprior's retail sector is weU
established, solid, and strong despIte the new developments elsewhere, and that it is
growing. In our experience, the Town of Arnprior is fortunate to have a reasonably
healthy downtown retail sector. However, downtowns in many small villages and towns
are under numerous socio-demographic, economic, lifestyle and values related
pressures. These pressures often result in the loss and/or ageing of the population which
in tum, have serious negative impacts on the retail sector. Increasing residential
developments, attracting cultural, entertainment, leisure and tourism facilities, and
employment growth are typically needed to maintain and to promote the health,
dynamism and vibrancy of downtowns.
6.
The retail facilities outside downtown generally serve shopping needs by car, largequantity as well as large-size item purchases, other highway commercial shopping
which cannot be provided downtown. There is of course, some overlap between the
stores within and outside downtown Arnprior. However, the majority of the Home
Improvement Stores (80,700 sq. ft. or 84.0%), the only Department Store (Haarte),
most of the Food Stores and Automotive Dealers are located outside downtown;
7.
The vacant space outside downtown Arnprior is approximately 18,000 sq. ft. or
6.2% which is higher than downtown's. This space is in the two shopping centers
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which have certain problems, as well as advantages I, in our view. The overall
vacant space of25,I00 sq. ft. or 5.4% for all of Arnprior, however, is in the lower
part of the standard range of 5% to 8%; and
8.
As Table 5.3 demonstrates, the total floor space for Fashion, Electronics &
Computers, General Merchandise, Specialty Retail, and Services in the Town of
Arnprior are very low for an effective trade area population of over 20,000.
The figures in Table 5.3, our field research and knowledge of the retail industry
indicate that the existing retail facilities within and outside Arnprior function
mostly in a complementary fashion, both are needed as each serves different market
niches, and both need to be expanded in order to better serve their existing and
future market segments.
I Amprior Shopping Centre, which is an enclosed mall, has a low ceiling, not a conveniently designed
configuration, and too many vacant stores, in our opinion. However, the imminent opening of the
department store Haarte is a major improvement, is most likely to attract new lenants and cause a renewal
of the functions of this well known shopping facility in and near Arnprior.
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VI. Retail Industry Trends
The retail industry is fiercely competitive. Through mergers, buy-outs, store brandnames, as examples, attempts are made at increasing market shares and/or reducing
competition (the take-over of the K-Mart stores by Zeller's is a good example in this
regard). However, due to demographic changes, lifestyle preferences, factors related to
aging, the environment, transportation, and others, there is continuous demand for new
products and services by consumers. In response, the retail industry presen ts not only
new products and services to the market, but also new formats of merchandizing.
TraditionaUy, there used to be three types of shopping centres in addition to main street
retail. These are:
1.
Regional shopping centres which are enclosed, over 375,000 sq. ft. in size, and
anchored by at least one major department store (according to definitions by the
Urban Land Institute, and the International Council of Shopping Centres).The last of
these centres in the Ottawa Region is Rideau Centre which was built in 1983. The
industry is rarely building such centres anywhere in North America;
2. Community shopping centres are between 100,000 to 375,000 sq. ft. in size,
anchored by a junior department store and/or a supermarket. In the Town of Arnprior,
the Arnprior Shopping Centre functions as both a regional and a community-type
shopping center;
3. Neighbourhood shopping centres are between 30,000 to 100,000 sq. ft., and
anchored by a supermarket, and/or a drug store. The Winner's Circle Mall falls into
this category.
During the last 10-15 years, many new, innovative approaches to retailing have emerged.
The following are the key examples in this regard:
A. Emergence/Popularity of Big Box Stores:
These stores are large, offer products in a no-frills environment, with little packaging
and in large quantities. The unit price of the product offered is (or is perceived to be)
low. Often products are delivered to these stores directly by manufacturers, in
original boxes/crates/packaging materials, and increasingly, based on the 'just-intime' delivery system. These stores function almost as distribution centres, since
they provide very little service (thus significantly reducing labour costs), and get the
manufacturer to deliver, set-up the products in the store, and take back what is not
sold within a certain time period (applicable more to perishable products). By
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Table 5.1
Existing Retail and Service Floor Space:
Downtown Arnprior
Store Name
Type
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%of
Total
Shoppers Drug Mart
Arnprior Bulks Natural Foods
Bonnechere Bakery
Pharma Choice
John's Variety
Loeb
Valley Roots Meat Shop
Pharmacy
Specialty Food Store
Bakery
Pharmacy
Convenience Store
Supermarket
Butcher Shop
25,500
3,000
2,000
1,500
1,500
1,000
15,000
1,500
15.0
1.8
1.2
0.9
0.9
0.6
8.8
0.9
B. Fashion Stores
Arnprior Hospital Auxiliary
Audrey's In Town
Valley Textile
Krieger's Jewellery
Cosy Corner Yarn Shop
The Cat's Meow
Belinda Fashion
Laplante's Men's Wear
TIny Treasures
My Country Quilt Shop
Clothing Store
Women's Clothing
Textile Store
Jewellery Store
Yam Store
Women's Clothing
Women's Clothing
Men's Clothing
Children's Clothing
Quilt Store
14,000
1,200
1,500
1,400
1,500
1,000
1,200
1,200
2,000
1,500
1,500
8.2
0.7
0.9
0.8
0.9
0.6
0.7
0.7
1.2
0.9
0.9
C. Home Imerovement Stores
Robertson's Fumlture
Keeping Company
Kevin Dudd's Gallery
Macpherson's Plumbing Supplies
Grainer's Appliances
Amprior Glass & Mirror
Arnprior Colour Centre
Furniture Store
Antiques & Gifts
Paintings & Wall Furniture
Plumbing/Hardware
Appliance Repair Shop
Glass & Mirror Shop
Paints & Wall Paper
15,400
3,500
1,700
1,500
4,000
1,500
1,200
2,000
9.0
2.1
1.0
0.9
2.3
0.9
0.7
1.2
D. Electronics & Comeuters
Ben's TV
Dr. J's Audiotronics
Realty Bytes
0& C Computers
TV Sales & Service
Electronics Shop
Computer Sales & Service
Computer Sales & Service
6,900
1,200
1,500
3,000
1,200
4.0
0.7
0.9
1.8
0.7
E. Deeartment Stores
None
A. Food and ConvenIence Tllee Merchandise
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Size (sq.ft.)
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Table 5.1, Continued
F. General Merchandise Stores
Super Lucky Dollar Store
Thrift Siore
Giant Tiger
Bell Mobility
Dollar Store
Variety Store
General Merchandise
Telephones
18,000
1,200
800
15,000
1,000
10.6
0.7
0.5
8.8
0.6
G. Automotive Stores1
Napa Auto Parts
Auto Parts
2,500
1.5
H. Sl!!!claltll Retail Stores
The Gallery Gift Shop
Arnprior Books
The Attic Toy Shop
Arnprior Source For Sports
B & B Musical
Wags & Whiskers
Howard's Music
Country Comfort
Main SI. Music Shop
Play It Again Sports
Signature Flowers
Gilles Signs & Trophies
Doreen Goldbar
Mel's Gifts
Specialty Gifts
Book Store
Toy Store
Sporting Goods
Music Store
Pet Store
Music Store
Flower Shop
Music Store
Sporting Goods
Flowers & Gifts
Signs & Trophies
Gift Store
Gift Store
22,900
3,000
2,000
1,000
1,500
1,500
1,500
1,500
1,300
3,500
2,000
1,500
800
1,000
800
13.5
1.8
1.2
0.6
0.9
0.9
0.9
0.9
0.8
2.1
1.2
0.9
0.5
0.6
0.5
105,200
61.8
Total: Retail Stores (A-H)
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I. Restaurants & Bars
Bonnie Jane's Scones
Happy House
Steve Denn's Restaurant
Brax Cafe
Ken's Kitchen
The Bowier Bar
Worker's Private Club
Ceilidh House
Jim's Restaurant
Ellen's Emporium
Coffee Shop
Chinese Restaurant
Restaurant
Restaurant
Restaurant
Restauranl, Bar
Restaurant, Bar
Restaurant, Bar
Restaurant, Bar
Chinese Restaurant
18,100
2,000
2,000
1,500
2,000
1,300
2,000
2,500
2,500
1,500
800
10.6
1.2
1.2
0.9
1.2
0.8
1.2
1.5
1.5
0.9
0.5
J. Financial Services
Bank of Nova Scotia
Mather Insurance
Edward Jane's Investments
Royal Bank
CIBC
Bank
Insurance Co.
Investment Office
Bank
Bank
12,500
2,000
1,500
3,000
4,000
2,000
7.3
1.2
0.9
1.8
2.3
1.2
(
,
,,
,
I
r,
K. Personal Services
Carlson Wagonlifs Travels
Clip & Snip
Amprior Video
Norma's Hairstyling
Sandy's Beauty Studio
Kool Kuts
Hair X
Hair Zone
Sheer Image
L. Other Services
Arnprior Bowling
The Chronicle Guide
Karate People
Patenande Kung Fu
Herbal Magic
Centretown Coin Wash
O'Brien Theatre
Total Services (I-L)
Vacant (7 stores)
Grand Total
Travel Agency
Beauty Salon
Video Store
Beauty Salon
Beauty Salon
Beauty Salon
Beauty Salon
Beauty Salon
Beauty Salon
13,100
1,500
1,000
3,000
1,000
1,200
1,200
1,200
1,500
1,500
7.7
0.9
0.6
1.8
0.6
0.7
0.7
0.7
0.9
0.9
Bowling Alley
Newspaper Publishing
Karate (Sport)
Kung Fu (Sport)
Weight Loss Clinic
Coin Wash Services
Cinemas
14,200
2,500
2,000
2,000
1,200
1,000
1,500
4,000
8.3
1.5
1.2
1.2
0.7
0.6
0.9
2.3
57,900
34.0
7,100
4.2
170,200
100.0
1) Gasoline stations and garages are not included.
Source: Market Research Corporation based on field research, visual measurement estimations, and
the Town of Arnprior for stores larger than 10,000 sq. ft.
,
, '.
Table 5.2
Existing Retail and Floor Space In Arnprior:
Outside Downtown
,
Store Name
Type
Size (sq.ft.)
%of
Total
26.1
0.9
0.3
9.0
0.5
0.3
3.6
10.2
1.2
,.
A. Food and Convenience Tl£ee Merchandise
The Beer Store
Ultramar's Convenience
A&P
Mac's Milk
M & MMeats
Rexal Drugs
No Frills
LCBO
Pee Bles
Beer Siore
Convenience Store
Supermarket
Convenience Store
Meat Shop
Pharmacy
Supermarket
Wine & Liquor
Gum, Lottery, Newspaper
75,700
2,500
1,000
26,000
1,500
1,000
10,553
29,540
3,SOO
100
negligible
B. Fashion Stores
Fashion News
Reitman's
Biba
Mark's Work Wearhouse
Sox Plus
Clothing Store
Women's Clothing
Women's Clothing
Clothing Store
Women's Clothing
10,500
1,000
2,500
1,500
4,000
1,500
3.6
0.3
0.9
0.5
1.4
0.5
C. Home Imerovement Stores
Rona
Scheel Windows
Colour Flair
Home Hardware
Canadian Tire
Sears Appliances
Carpet Shop
Duck's Limited Canada
Hardware
Doors & Windows
Paint & Wall Paper
Hardware
Hardware
Appliance Store
Carpet Store
Gallery
80,700
30,000
10,000
2,000
15,000
17,850
3,000
2,000
800
27.8
10.3
3.4
0.7
5.2
6.1
1.0
0.7
0.3
D. Electronics & Comeuters
PC 4 Kids
Computer Store
300
300
0.1
0.1
E. Deeartment Stores
Haart (opening soon)
Department Store
28,600
28,600
9.8
9.8
F. General Merchandise Stores
A Buck or Two
Variety Store
2,500
2,500
0.9
0.9
,,
,,
I
r'
1
G. Automotive Stores
Auto Parts Extra
Arnprior Dodge/Jeep Dealer
Reid Bros GM Dealer
Fraser's Towing & Tire
H. Se!!cial~ Retail Stores
Photo Max
Valley Vision
PetValu
Sports Zone
Auto Parts
Auto Oealer
Auto Dealer
Tire Store
35,000
3.000
12,000
18,000
2,000
12.0
1.0
4.1
6.2
0.7
Photography
Optical Store
Pet Food Store
Sporling Goods
6,500
2,200
1,000
1,800
1,500
2.2
0.7
0.3
0.6
0.5
239,800
82.6
Total: Retail Stores (A-H)
I. Restaurants & Bars
McDonald's
Subway
Extreme Pita
Tim Horton-Wendy's
Tim Horton's
Apple-Sarah Restaurant
Asia Garden
The Prior
PJ's Restaurant
Wes' Hot Chips
Dairy Queen
KFC
Mama Rosa's
Elgin Cafe & Pub
Fast Food Restaurant
Table Service Restaurant
Chinese Restaurant
Spans Bar
Table Service Restaurant
Chip Wagon
Family Restaurant
Restaurant-Pub
27,000
2,500
1,000
1,500
2,800
2,500
1,000
2,000
3,000
3,000
500
1,200
1,500
2,000
2,500
9.3
0.9
0.3
0.5
1.0
0.9
0.3
0.7
1.0
1.0
0.2
0.4
0.5
0.7
0.9
J . Financial Services
The Cooperator's tnsurance
Bank of Nova Scotia
CIBC
Canada Trust
Insurance Co.
Bank
Bank
Bank
9,000
2,000
2,000
2,500
2,500
3.1
0.7
0.7
0.9
0.9
K . Personal Services
Karen France's Spa
First Choice
Hair Loom
Videoflicks
Sun Kissed
Movie Gallery
Spa & Beauty Salon
BarberShop
Beauty Salon
Video Store
Tanning Salon
Video Store
10,000
1,500
1,000
1,500
2,500
1,000
2,500
3.4
0.5
0.3
0.5
0.9
0.3
0.9
r ,
,
f '
,,
L. Other Services
4,500
1.5
1,500
1,500
1,500
0.5
0.5
0.5
Total Services (I·L)
50,500
17.4
Vacant (7 stores)
18,000
6.2
Grand Total
290,300
100.0
Living Fitness
Curves
Ontario Vehicle License
Fitness Studio
Fitness Studio
License Office
1) Gasoline stations and garages are not included.
Source: Market Research Corporation based on field research, visual measurement estimations, and
the Town of Arnprior for stores larger than 10,000 sq. fl.
"
...,
"
r '.
Table 5.3
Summary of the Existing Retail and Service Floor Space:
Town of Arnprior
Store Type
Downtown
Size
%
(sq. ft.)
Other
Size
%
(sq. ft .)
Total
100.0%
Size
(sq. ft.)
Food and Convenience Type Merchandise
25,500
25.2
75,700
74.8
101,200
100.0
Fashion Stores
14,000
57.1
10,500
42.9
24,500
100.0
Home Improvement Stores
15,400
16.0
80,700
84.0
96,100
100.0
Electronics & Computers Stores
6,900
95.8
300
4.2
7,200
100.0
-
-
28,600
100.0
28,600
100.0
General Merchandise Stores
18,000
87.8
2,500
12.2
20,500
100.0
Automotive Stores 1
2,500
6.7
35,000
93.3
37,500
100.0
Specialty Retail Stores
22,900
77.9
6,500
22.1
29,400
100.0
Total Retail (product selling)
105,200
30.5
239,800
69.5
345,000
100.0
Restaurants & Bars
Financial Services
Personal Services
Other Services
18,100
12,500
13,100
14,200
40.1
58.1
56.7
75.9
27,000
9,000
10,000
4,500
59.9
41 .9
43.3
24.1
45,100
21,500
23,100
18,700
100.0
100.0
100.0
100.0
Total Services (service selling)
57,900
53.4
SO,500
46.6
108,400
100.0
Vacant
7,100
28.3
18,000
71.7
25,100
100.0
170,200
37.0
290,300
63.0
460,SOO
100.0
Department Stores
Grand Total
Source: Tables 5.2 and 5.3
r ,
Table 7.1
Annual Per Capita Expenditures: 2004
Province of Ontario
Total ($M) Per Capita ($)
Trade Groups
(
,
,,
A. Retail Products
Supermarkets
All other food stores
Drugs and pantent medicine stores
Beer, wine, liquor'
Shoes, Accesory & Jewellery
Clothing stores
Home Electronics & Appliance Stores
Home furnishing stores
Furniture stores
Computer & Software Stores
Home Centres & Hardware Stores
Building Malerial & Garden Stores
Sporting goods, hobby & music
Department Stores'
Motor and recreational vehicles
Gasoline & service stations
General merchandise stores
Other retail stores
Subtotal: Products
B, Retail Services
Restaurants, bars, other eateries2
Personal care3
Education and culture3
3
Sports and recreation
Reading and entertainmene
Subtotal: Services
21,451 .1
2,647.0
9,757.5
6,255.1
2,147.2
6,446.5
3,852.5
2,060.0
3,184.1
449.7
6,186.2
1,660.0
3,579.6
9,030.4
31 ,373.3
13,130.8
8,421 .0
3,523.5
135,155.5
1,717
212
781
501
172
516
308
165
255
36
495
133
286
723
2,511
1,051
674
282
10,818
14,456.1
NA
NA
NA
NA
1,157
604
330
1,796
388
4,275
NA
15,093
NA
Grand Total: all stores
Ontario's estimated Population
12,494,228
1) For the monlh of December 2005, the expenditure is estimated.
2) Based on 1% increase from 2004, excluding catering sales.
3) Based on Canada-wide data for 2004, increased by 1% for 2005.
4) All figures are expressed in the constant 2005 dollars.
Source: Market Research Corporation based on Statistics Canada's
Catalogues No. 63"()05, 63-233-XPB, 63-202-SPB, 13..()Q1 XPB, and 63-224·
XPB (Market Research Handbook, 2004), and special data requests from
Statistics Canada.
I -S
T
H
COR PO R ATION
"
Table 7.2
Estimated Per Capita Expenditures By Trade Area
Residents
, 1
r
1
r ,
Trade Groups
2005'
2006 2
2007
2009
2011
A. Food & Convenience I~}
Supermarkets3
All Other Food Stores·
Drugs & Patent Medicine Stores'
Beer, Wine & Liquor Stores·
3,211
1,717
212
781
501
3,290
1,760
217
3,329
1,773
219
813
524
3,395
1,800
224
837
534
3,465
1,827
228
862
545
668
167
501
685
171
514
688
172
516
695
174
521
701
175
526
1,016
160
247
480
129
1,041
164
253
492
132
1,046
165
254
494
133
1,056
166
257
499
134
1,068
168
260
504
136
D. Electronics· & Coml!uters I~}
Home Electronics & Appliances
Computer & Software
334
299
35
342
306
36
344
308
36
347
311
36
351
314
37
E. DepartmentGStores
701
719
723
730
737
654
670
673
680
687
2,436
2,497
2,509
2,535
2,566
H. Sl!ecialtl(4 Retaill~}
Sporting Goods, Hobby, Music
All Others
550
277
273
564
264
280
510
287
283
580
292
288
592
298
294
Subtotal: Retail Products ($)
9,570
9,808
9.882
10.018
10,161
B. Fashions Stores I~}
Shoes, Accesory & Jewellery
Clothing (all combined)
C. Home Iml!rovement6 Stores II}
Home Furnishing
Furniture Stores
Home Centres & Hardware
Building Material & Garden Ctr.
IS}
6
F. General Merchandise III
G. AutomotiveGStores
IS}
800
513
"
r '
,,
I. Restaurants' & Bars ($)
1,122
1,150
1,156
1,167
1,179
586
601
610
628
647
L. All Other4 Seo:ices {Il
2.439
2,500
2,525
2,576
2,628
Subtotal: Service Products ($)
4,147
4,251
4,291
4,371
4,454
K. Personal Cares Services ($)
Grand Total ($)
13,717
14,059
14,173
14,389
14,615
Notes: 1) Reduced B-L by 3% to account for the trade area's lower average per capita income
compared to Ontario.
2) Increased by 2.5% to reflect inflation in 2006.
3) Increased by 0.75% annualy from 2006, excluding inflation.
6) Increased by 0.5% annualy from 2006, excluding inflation (excluding gasoline & repairs).
Source: Based on Table 7.1, past experience, and future expectations.
r •
Table 7.3
Estimated Total Expenditures By the Trade Area Residents
, 1
,,
Trade Groups
I 1
Year
2007
20.290
j$MI
2009
20.830
2011
21.400
11.3
67.5
14.0
21 .2
7.0
14.7
13.6
50.9
11.6
70.7
14.5
22.0
7.2
15.2
14.2
52.8
12.1
74.1
15.0
22.8
7.5
15.8
14.7
54.8
12.7
196.3
200.5
208.7
217.4
Restaurants & Bars
Personal Services
All Other Services
23.0
12.0
50.0
23.4
12.4
51 .2
24.3
13.1
53.6
25.2
13.8
56.2
Subtotal: Services
85.0
87.0
91.0
95.2
281.3
287.5
299.7
312.6
Total Population
Food and Convenience
Fashion
Home Improvement
Electronics & Computers
Department Stores
General Merchandise
Automotive
Specialty Retail
Subtotal: Retail Products
Grand Total
2006
20.020
65.9
13.7
20.8
6.8
14.4
13.4
SO.O
Note: All figures are in the constant value of the Canadian dollar in 2006 (I.e .• inflation
is not included).
Source: Tables 4.7 and 7.2
,,
(
.
Table 7.4
Estimated Supportable Space By the Spending of the
Trade Area Residents
Trade Group
,
2006
"
Food & Convenience
- At $425 per sq. ft. 1
- At $525 per sq. ft.
r'
Year (sq. ft.)
2007
2009
2011
155,100
125,500
158,800
128,600
166,400
134,700
174,400
141,100
Fashion
54,800
42,200
56,000
43,100
58,000
44,600
60,000
46,200
Home Imerovemenl
166,400
118,900
169,600
121 ,100
176,000
125,700
182,400
130,300
Electronics & Comeuters
22,700
17,000
23,300
17,500
24,000
18,000
25,000
18,750
Deeartment Stores
82,300
57,600
84,000
58,800
86,900
60,800
90,300
63,200
General Merchandise
53,600
41,200
54,400
41,800
56,800
43,700
58,800
45,200
Automotive
- AI $900 per sq. ft.
- At $1,200 per sq. ft.
55,600
41 ,700
56,600
42,400
58,700
44,000
60,900
45,700
Seeclaltll: Retail
- AI $200 per sq. ft.
56,500
45,200
58,000
46,400
60,500
48,400
63,500
50,800
647,000
489,300
660,700
499,700
687,300
519,900
715,300
541,250
Subtotal: Retail products
,
r
,,
,,
,,
Restaurants & Bars
- At $300 per sq. fl.
76,700
57,500
78,000
58,500
81,000
60,750
84,000
63,000
Personal services
48,000
40,000
49,600
41,300
52,400
43,700
55,200
46,000
All Other Services
250,000
166,700
256,000
170,700
268,000
178,700
281,000
187,300
Subtotal Services
374,700
264,200
383,600
270,500
401,400
283,150
420,200
296,300
2
Grand Total
- At $373 per sq. ft,
1,021,700 1,044,300 1,088,700 1,135,500
753,500
770,200
803,000
837,600
1) Refers to average annual sales per sq. ft.
2) Most of this space is for recreation, sports, cultural and other such facilities many
of which are normally built and/or operated by municipal governments (e.g., arenas,
community centres, and the Scotiabank Place).
Source: Market Research Corporation based on field resaerch, industry standards,
experience from similar studies.
I 5
T
H
CO RI'ORA TI('}N
r
,,
Table 7.5
Estimated Growth In Demand For Floor Space: 2006-2011
Trade Groups
2006
2007
Time Period (sq. ft.)
2006
2007
2009
2011
2009
2011
Fashion
Home Improvement
Electronics & Com puters
Department Stores
General Merchandise
Automotive
Specialty Retail
3,400
1,050
2,700
550
1,450
700
850
1,350
6,850
1,750
5,500
600
2,450
2,150
1,850
2,250
7.200
1,800
5,500
875
2,900
1,750
1,950
2,700
17,450
4,600
13,700
2,025
6,800
4,600
4,650
6,300
12,050
23,400
24,675
60,125
Restaurants & Bars
Personal Services
All Other Services
1,150
1,450
5,000
2,625
2,600
10,000
2,625
2,550
10,800
6,400
6,600
25,800
Subtotal: Services
7,600
15,225
15,975
38,800
Grand Total (rounded)
19,600
38,600
40,600
98,900
Source: Based on Table 7.4 (mid-point of each range).
Note: This table reflects the growth in demand for
additional floor space from 2006 to 2011. The
present shortages of space are!1Q! included.
Table 7.6
Estimated Demand For Additional Floor Space
I '
Trade Groups
Existing
Space
(SQ.ft.)
,,
2006
2006-2011 Total Additional
Total
Supportable
Shortage Additional
Supportable
(sq.ft.) Supportable To 2011 (sq. ft.)
Space (SQ.ft.)
(rounded)
(SQ.ft.)
Fashion
Home Improvement
Electronics & Computers
Department Stores
General Merchandise
Automotive
Specialty Retail
101,200
24,500
96,100
7,200
28,600
20,500
37,500
29,400
125,500
42,200
118,900
17,000
52,600
41,200
41,700
45,200
24,300
17,700
22,800
9,800
24,000
20,700
4,200
15,800
17,450
4,600
13,700
2,025
6,800
4,600
4,650
6,300
41,700
22,300
36,500
11,800
30,800
25,300
8,800
22,100
345,000
489,300
144,300
60,125
204,400
Restaurants & Bars
Personal Services
All Other Services
45,100
23,100
18,700
57,500
40,000
166,700
12,400
16,900
148,000
6,400
6,600
25,800
18,800
23,500
173,800
Subtotal: Services
86,900
264,200
177,300
38,800
216,100
Grand'Total (rounded)
460,500
753,500
293,300
98,900
391,900
1) The majority of the space in All Other Services refers to sports, recreational and cultural facilities
typically provided by various levels of government.
Source: Based on Tables 5.2, 5.3, 7.4, and 7.5.
( ORI'OItATlON
,
Table 8.1
Estimation of Possible Sales Transfers
Scenario
2007
Year
2009
2011
A. Without the Subject Pro[!osed Plaza
Total Retail Space (sq.ft.)
Total Available Spending Potential ($M)
Sales per sq.ft.
460,500
287.5
624
460,500
299.7
651
460,500
312.6
679
A. With the Subject Pro[!osed Plaza
Total Relail Space (sq.ft.)
Total Available Spending Potential ($M)
Sales per sq.ft.
517,500
287.5
555
517,500
299.7
579
517,500
312.6
604
Conclusions:
1, The impact of the subject proposed plaza on the retail
facilities in Arnprlor may be a reduction of up to $69 or
11.0% on their average sales per sq. ft. In the first year
(2007). By 2011, this sales decline is estimated to be
reduced to $20 or 3.2%; and
2. The subject proposed plaza will attract new customers
and sales into all of Amprior, and thus its impact will
likely be less than 3.2% to 11.0%.
,
,
,
.
CORPORATION
,I
, j
,,
I;
More Information Regarding
MARKET RESEARCH CORPORATION
And the Main Author of This Report
2209 ARCH ST., SUITE 200 OITAWA, ONTARIO lOG 285 TEL: (613) 731 ·6333 FAX: (6 I 3) 731-4997
E·MAD..: [email protected] WEBSITE: www.marketresearchcom.com
,
II
BARRY NABATIAN, B.Sc., M.Sc.
CORPORATION
GENERAL MANAGER
Experience
September 1997 - present: General Manager, Market Research Corporation
,
,
Barry Nabatian specializes in urban economics, real estate market feasibility, business evaluation,
consumer research, focus groups, policy development and analysis. He has directed and
participated in the completion of numerous studies involving market analysis, surveys, economic
research, sales forecasting, public consultation, preparation of strategic plans, and policy
documentation. Barry is also an experienced witness at different court levels, the Ontario
Municipal Board, municipal councils, and other public bodies. His approach to problem solving is
based on consensus building, strategic thinking and innovative solutions.
September 1985 - April 1997: Vice-President, The Corporate Research Group limited
Barry directed and contributed to the completion of hundreds of marketing, feasibility, financial
and official plan studies related to the office, retail, industrial, and residential markets in Canada
and Northeastern USA. Estimation of demand by market segments and time frame, absorption,
rental rates, tenant inducements, and pricing strategies on the one hand, site analysis, review
and/or critique of planning, strategy, and policy documents on the other, were addressed in these
studies on behalf of both public and private sector clients. Barry also developed a number of
econometric, simulation, and sales forecasting models for the commercial sector. As well, Barry
appeared as expert witness before numerous courts, panels of the OMB, the Quebec Regie,
municipal councils, and other govemmental boards and commissions.
November 1974 - September 1985: Senior Market Analyst, Planning Branch, City of Ottawa
Barry was responsible for the design and implementation of a wide variety of commercial studies,
research programs, development of property information systems, policy analysis, and positions
for City Council. He carried out numerous major office, shopping centre, housing studies and
development strategies, with emphasiS on the downtown core.
Economic analysis and
forecasting for the City were also his responsibilities, and he assisted in the creation of the City's
Economic Development Department.
April 1973 - November 1974: Market Analyst, Decision Sciences Corp., Philadelphia, USA
Barry carried out market feasibility analyses for proposed new satellite communities for the US
Department of Housing and Urban Development. Another major project was the determination of
impacts of specific departmental renovations and expansions on total sales of a major
supermarket chain.
Education
Master of Science, Urban and Policy Planning, University of New York at Stony Brook, NY, USA, 1973
Bachelor of Science, Physics, University of New York at Stony Brook, NY, USA 1971
Associate of Arts, Liberal Arts, New York City Community College, NY, USA, 1969
2209 ARCH ST., SUITE 200 OITAWA, ONTARIO KIG 2HSTEL: (613) 731 ·6333 FAX: (613) 731-4997
E-MAIL: [email protected] WEBSITE: www.markelresearchcorp.com
,,
COMPANY PROFILE
Lawrence Nadolny, President
Ban)' Nabalian, General Manager
II
Market Research Corporation is an Ottawa based, independent consulting fiml. Its
principals and staff, have lived and worked in the National Capital Region for up to 27
years. We have provided consulting services to almost all municipalities in tile capital
area, most local developers, many independent businesses, the Federal Government, as
we)) as to national chains such as McDonald's Restaurants and Cantel Corporation.
SERVICES PRO"I)ED
Public Consultations
Focus Group Research
Executive Interviews
Consumer Surveys
Mystery Shopping
Product Testing
Sales Forecasting
Financial Analysis
Feasibility Analysis
Economic Srudies
Strategic Studies
Market Research'
SAMPLE OF CUEl\T'J'S
Busin.ess Community;
Retail:
McDonald's Restaurants
Imperial Oil
The Ottawa Citizen
Place d'Orleans
Westboro BIA
Sparks Street BIA
High TecJmolo?;)' Companies;
Legal Finns;
Corel Corporation
JDS Uniphase
Cognos
Gowlings
Soloway-Wright
Be)) Baker
Developers;
Professional Groups;
Genstar Development
Minto Developments
Richcraft Homes
Delean Corporation
Daniel Arbour (Montreal)
Commvesco Levinson Viner
SAMPLE OF PUBLIC SECTOR CLIENTS
Cities of Kanat;], Nepcan, Gloucester, Cumberland, Gatineau and BTOckville
Public Works Canada, MuseuJll of Science and Ted111ology, Consul1ing ~nd Audit
Canada, Canada Lands, Universitj' of Onawa and the National Capital Commission.
I,
2209 ARCH ST., SUITE 200 OTTAWA, ONTARIO KIG2HSTEL: (613) 731-6333 FAX: (613) 731-4997
E-MAIL: [email protected] WEBSITE: www.marketresearcbcoIp.com
SAMPLE OF MARKET RESEARCH CLIENTS AND NATURE OF STUDIES
City of Nepean
City of Kanata
City of Gloucester
City of Brockville
. T<;>wnship of Cumberland
City of Gatineau
Minto Developments
Urbandale Corporation
Genstar Developments
Taggart Realty
Tartan Developments Corp.
Richcraft Developments
()xford Properties
Caregard Canada
Belcourt Manor
The Tishman Group (Toronto)
Unlversity of Ottawa
CD! College
Imperial Oil
Canada Lands Company
National Capital Commission
Public Works Canada
McDonald's Restaurants of Canada
Canadian Legion
Met Life .
Museum of Science & Technology
MacDonald - Cartier Airport
The Ottawa Citizen
Sparks Street, BIA
Westboro, BIA
Vanier, BIA
Place d'Orleans Mall
Corel Corporation
IDS Unlphase
Cognos
Delean Corporation
Coulson, Jeffcott (Lawyers)
Ottawa Communications
,,
,r
,I
I
. t·"
l•
Retail Studies, Surveys and OMB
Several Retail and Focus Groups
Hotel, Casino, Mixed Use Studies
Downtown Revitalization Study
Several Retail and Transportation Studies
Retail, Hotel, E-Commerce and Floral Garden Studies
Highrise Apartments
Residential Survey, Retail Studies
Focus Groups, Mystery Shopping
Retail,OMB
Office, Retail, Residential Studies
Hotel and Office Studies
Shopper Survey
Rental Apartment Feasibility Study
Retirement Feasibility Study
Retail Studies
Strategic Plan Study
Student Satisfaction Survey
Retail Study
Several Residential Studies
Housing, Retail, Office Studies
Shopper Survey, Rental Surveys
Restaurant Feasibility Study
Membership Renewal Study
Mystery Shopping
Retail Strategy Study
Master Plan Study
Economic Forecast Studies
Retail Studies and Consultations
Retail Study, Executive Interviews
Revitalization Study
Trade Area Analysis
Customer Satisfaction Survey
Employee Survey
Product Testing
Marina Feasibility Study
Seasonal Residential Studies and OMB
Business Plan Development
r'
,,
II
I1
Conditions Governing This Report
In order to arrive at this report's findings, conclusions, and recommendations, it was
,.
found necessary to utilize field research, review documents, and anecdotal evidence. A
concerted effort has been put forth to verify the accuracy of information contained herein.
Accordingly, the information is believed to be reliable and correct. However, Market
Research Corporation is not held liable for the accuracy thereof. There are no implied or
expressed guarantees or promises made by Market Research Corporation in this report
with respect to estimates of sales, profits, rerum on capital, economic rerum or other
"
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estimates giving rise to forecast of economic rerum.

Retail Market Demand Study

Transcription

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