Commercial Policy Review

Transcription

Phase 1 and 2: Background Study and Current Inventory
June, 2010
1
TABLE OF CONTENTS
1.0
2.0
Background ..................................................................................................................... 1
1.1
Purpose ............................................................................................................. 2
1.2
The Study .......................................................................................................... 3
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
5.0
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
Next Steps...................................................................................................................... 33
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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
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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)
b)
c)
d)
providing for an appropriate mix and range of employment (including industrial,
commercial and institutional uses) to meet long-term needs;
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;
planning for, protecting, and preserving employment areas for current and future
uses; and
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.
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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)
b)
c)
d)
providing for an appropriate mix of employment uses including industrial, commercial
and institutional uses to meet long-term needs
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
planning for, protecting and preserving employment areas for current and future
uses
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 m2 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.
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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.”
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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
Cambridge
Kitchener
North Dumfries
Waterloo
Wellesley
Wilmot
Woolwich
Region
Population
2006
2029
123,900 173,000
214,500 313,000
9,200
16,000
101,700 137,000
10,100
12,00
17,700
28,500
20,100
32,500
497,200 712,000
Employment
2006
2029
75,220
100,000
99,380
130,000
6,080
8,400
64,070
88,000
3,290
4,100
6,730
9,700
13,540
18,800
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.
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Figure 1: Commercial Area Designations in Current Official Plan
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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
Figure 2: Commercial Properties Developed Between 1999 and 2009
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Commercial Properties Since 1999
(New Construction and Additions)
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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
1999
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
TOTAL
New Construction
Sq. ft
Sq. m
96,675
8,981
165,796
15,403
81,432
7,565
656,880
61,026
298,648
27,745
824,439
76,593
175,898
16,341
42,594
3,957
288,184
26,773
512,926
47,652
47,430
4,406
296,444
3,190,901
Addition
Sq. ft
16,192
20,075
29,466
65,810
44,016
24,586
16,250
92,472
8,315
13,422
62,908
393,510
Sq. m
1,504
1,865
2,738
6,114
4,089
2,284
1,510
8,591
773
1,247
5,844
36,558
TOTAL
Sq. ft
112,866
185,871
110,898
722,690
342,664
849,024
192,148
135,066
296,499
526,348
110,338
3,584,411
Sq. m
10,486
17,268
10,303
67,140
31,835
78,877
17,851
12,548
27,546
48,899
10,251
333,003
14
Table 3: Commercial Floor Space by Type Added Between 1999 and 2009
Commercial Category
Retail Commercial
Big box shopping/power centre
Regional Shopping Centre
Department/Discount Store
Community Shopping Centre
Neighbourhood shopping centre
Free Standing Food store
Other retail
Restaurant- conventional
Restaurant- fast food
Tavern/public house/small hotel
Banks and similar financial institutions
Sub-total - Retail Commercial Space
Non-Retail Commercial
Concert hall/theatre/cinema
Automotive fuel station
Automotive shop
Office building
Medical/dental building
Hotel
Motel
Other Commercial
Total Commercial
Building Area
Sq. ft
Sq. m
1,430,970
20,072
0
51,975
341,017
399,610
272,249
25,122
47,285
1,069
8,202
2,597,569
132,941
1,865
0
4,829
31,681
37,125
25,293
2,334
4,393
99
762
241,322
12,120
19,552
141,775
584,527
11,770
128,716
0
88,381
3,584,411
1,126
1,816
13,171
54,304
1,094
11,958
0
8,211
333,003
15
Figure 3: Retail Commercial Properties in Kitchener
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Retail Commercial Properties
H
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Freestanding supermarket
Other Retail
Restaurant
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Shopping centre
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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
1%
Other retail
10%
2%
Free Standing
Supermarket
15%
Big box shopping/power
centre
56%
Neighbourhood shopping
centre
13%
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
Figure 7: Food stores in Kitchener
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Supermarket Sites
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Figure 8: Non-Retail Commercial Properties in Kitchener
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Non Retail Commercial Properties
Automotive
Concert hall/live theatre/cinema
Hotel/Motel
Other Commercial
O
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Office Building
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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
Concert
hall/theatre/cinema
Other Commercial
1%
Automotive fuel
9%
station
Motel
2%
Automotive shop
Hotel
0%
14%
13%
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
Retail Commercial
Other retail
Sub-total - Retail Commerical Space
Automotive shop
Office building
Hotel
Motel
Other Commercial
Total Commercial
6,780
123,273
0
170,075
66,255
11,110
125,896
37,824
15,063
12,438
0
568,713
35,169
28,916
26,275
74,181
0
0
35,113
128,746
897,113
Sq. m
630
11,452
0
15,800
6,155
1,032
11,696
3,514
1,399
1,156
0
52,835
0
3,267
2,686
2,441
6,892
0
0
3,262
11,961
83,345
# of
Permits
1
1
0
7
7
1
16
5
5
1
0
44
3
11
6
13
0
0
0
15
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
Sq. ft
Sq. m
Retail Commercial
Other retail
Banks & similar financial institutions
Automotive shop
Office building
Hotel
Motel
Other Commercial
Total Commercial
1,430,970
20,072
0
51,975
341,017
399,610
272,249
25,122
47,285
1,069
8,202
2,597,569
12,120
19,552
141,775
584,527
11,770
128,716
0
88,381
3,584,411
132,941
1,865
0
4,829
31,681
37,125
25,293
2,334
4,393
99
762
241,322
0
1,126
1,816
13,171
54,304
1,094
11,958
0
8,211
333,003
Demolished
Sq. ft
Sq. m
6,780
123,273
0
170,075
66,255
11,110
125,896
37,824
15,063
12,438
0
568,713
35,169
28,916
26,275
74,181
0
0
35,113
128,746
897,113
630
11,452
0
15,800
6,155
1,032
11,696
3,514
1,399
1,156
0
52,835
0
3,267
2,686
2,441
6,892
0
0
3,262
11,961
83,345
Difference
Sq. ft
Sq. m
1,424,190
-103,201
0
-118,100
274,762
388,500
146,354
-12,702
32,222
-11,369
8,202
2,028,856
0
-23,049
-9,364
115,500
510,346
11,770
128,716
-35,113
-40,365
2,687,298
132,312
-9,588
0
-10,972
25,526
36,093
13,597
-1,180
2,994
-1,056
762
188,487
0
-2,141
-870
10,730
47,413
1,094
11,958
-3,262
-3,750
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
Building Area
Sq. ft
Sq. m
Commercial Category
Retail Commercial
Other retail
Banks & similar financial institutions
Sub-total - Retail Commercial Space
Automotive shop
Office building
Hotel
Motel
Other Commercial
Total Commercial
#
Average
Sq. ft
Sq. m
% of
Total
1,424,190
336,340
1,197,060
830,879
3,435,591
388,500
963,756
138,755
107,610
133,919
135,866
9,092,464
132,312
31,247
111,211
77,191
319,177
36,093
89,536
12,891
9,997
12,441
12,622
844,718
5
1
21
4
124
3
140
13
29
9
12
361
286,194
459,613
57,003
250,238
28,241
133,203
7,783
13,583
4,230
16,262
11,322
26,762
26,588
42,699
5,296
23,248
2,624
12,375
723
1,262
393
1,511
1,052
2,486
8.0%
1.9%
6.7%
4.6%
19.2%
2.2%
5.4%
0.8%
0.6%
0.7%
0.8%
50.8%
178,276
119,501
462,701
3,202,744
421,792
601,191
103,584
3,712,977
17,895,231
16,562
11,102
42,986
297,545
39,186
55,852
9,623
344,947
1,662,521
3
49
52
86
46
6
12
507
1,122
71,148
3,029
9,403
38,104
9,169
100,198
11,558
7,577
16,749
6,610
281
874
3,540
852
9,309
1,074
704
1,556
1.0%
0.7%
2.6%
17.9%
2.4%
3.4%
0.6%
20.7%
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
Year
1999
2009
Population
189,500
223,715
TOTAL COMMERCIAL
SPACE
sq. m
sq ft
1,412,863 15,207,931
1,662,521 17,895,227
ALL COMMERCIAL
(Per Capita)
sq. m
sq ft
7.46
80.25
7.43
79.99
RETAIL
COMMERCIAL (Per
Capita)
sq. m
sq ft
3.79
40.77
3.78
40.64
25
Figure 10: Commercial Properties in Kitchener
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Commercial Properties
Category
Retail
Non-Retail
AL
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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.
Figure 11: Proportion of Total Commercial Supply by Type 1999 and 2009
25.0%
20.0%
15.0%
1999
2009
10.0%
5.0%
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e/
m
ci
ot
ne
iv
e
m
fu
a
el
Au
st
at
to
io
m
n
ot
iv
e
sh
O
M
ffi
op
ed
ce
ic
bu
al
ild
/d
en
in
g
ta
lb
ui
ld
in
g
0.0%
27
Table 8: Commercial Floor Space by Type From 1999 to 2009
1999
2009
Difference
Sq. ft
Sq. m
%
Sq. ft
Sq. m
%
Sq. ft
Sq. m
%
0
0
0.0%
1,424,190
132,312
8.0%
1,424,190
132,312
8.0%
439,541
40,835
2.9%
336,340
31,247
1.9%
-103,201
-9,588
-1.0%
1,197,060
111,211
7.9%
1,197,060
111,211
6.7%
0
0
-1.2%
948,979
88,163
6.2%
830,879
77,191
4.6%
-118,100
-10,972
-1.6%
3,160,829
293,651
20.8%
3,435,591
319,177
19.2%
274,762
25,526
-1.6%
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%
151,457
14,071
1.0%
138,755
12,891
0.8%
-12,702
-1,180
-0.2%
75,388
7,004
0.5%
107,610
9,997
0.6%
32,222
2,994
0.1%
145,288
13,498
1.0%
133,919
12,441
0.7%
-11,369
-1,056
-0.2%
127,664
11,860
0.8%
135,866
12,622
0.8%
8,202
762
-0.1%
7,063,608
656,231
46.4%
9,092,464
844,718
50.8%
2,028,856
188,487
4.4%
201,325
18,704
1.3%
178,276
16,562
1.0%
-23,049
-2,141
-0.3%
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%
Retail Commercial
Office building
2,692,398
250,132
17.7%
3,202,744
297,545
17.9%
510,346
47,413
0.2%
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%
138,697
3,753,342
15,207,933
12,885
348,697
1,412,863
0.9%
24.7%
100.0%
103,584
3,712,977
17,895,231
9,623
344,947
1,662,521
0.6%
20.7%
100.0%
-35,113
-40,365
2,687,298
-3,262
-3,750
249,658
-0.3%
-3.9%
0.0%
Motel
Other Commercial
Total Commercial
28
Figure 12: Percentage of Commercial Floor Space by Type as of 2009
8%
2%
20%
6%
5%
1%
3%
2%
19%
17%
3%
Other retail
Other Commercial
1% 1% 1%1% 1% 1%
6%
Automotive shop
Hotel
2%
Free Standing Supermarket
Office building
Motel
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
Office
Restaurant
Retail
Fitness Centre
Movie Theatre
Total
Kitchener
sq ft
sq m
54,000
5,017
12,000
1,115
467,000
43,386
0
0
0
0
533,000
49,517
Waterloo
Total
sq ft
sq m
sq ft
sq m
196,000 18,209
250,000
23,226
20,000
1,858
32,000
2,973
241,178 22,406
708,178
65,792
45,000
4,181
45,000
4,181
45,000
4,181
45,000
4,181
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
Appendix A: MPAC Codes for Commercial Land Uses
Code
MPAC Land Use
434
Small Office building (generally single tenant or owner occupied
under 7,500 s.f.)
Small Medical/dental building (generally single tenant or owner
occupied under 7,500 s.f.)
Large office building (generally multi - tenanted, over 7,500 s.f.)
Office use converted from house
Retail use converted from house
Retail lumber yard
Retail - one storey, generally over 10,000 s.f.
Retail - one storey, generally under 10,000 s.f.
Restaurant - conventional
Restaurant - fast food
Restaurant - fast food, national chain
Automotive fuel station with or without service facilities
Specialty automotive shop/auto repair/ collision service/car or
truck wash
Auto dealership
Neighbourhood shopping centre - with more than two stores
attached, under one ownership, with anchor - generally less than
150,000 s.f.
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
concept
Regional shopping centre
Community shopping centre
Neighbourhood shopping centre - with more than 2 stores
attached, under one ownership, without anchor - generally less
than 150,000 s.f.
Banks and similar financial institutions, including credit unions typically single tenanted, generally less than 7,500 s.f.
Freestanding food store
435
Large retail building centre, generally greater than 30,000 s.f.
400
401
402
405
406
407
409
410
411
412
414
416
420
421
422
425
427
428
429
430
432
436
438
441
471
475
490
491
Freestanding large retail store, national chain - generally greater
than 30,000 s.f.
Neighbourhood shopping centre with offices above
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
6 or less apartments, older downtown core
Commercial condominium
Golf course
Ski resort
Inventory Classification
Office building
Office building
Other Commercial
Other Retail
Other Retail
Other Retail
Other Retail
Automotive shop
Other Retail
Banks and similar financial
institutions
Big box shopping/power
centre/Other Retail
Other Retail
Other Commercial
Other Commercial
Other Commercial
Other Commercial
Land uses highlighted in grey retained the same classification, while land uses not highlighted
were reclassified.
A-1
Appendix B: Detailed Commercial Properties Inventory by Commercial Category
Year
2002
2003
2000
2001
2002
2003
2007
2008
2008
1999
1999
2001
2002
2008
2002
2003
2003
2005
2007
2008
2007
2009
1999
2002
2003
2004
2008
2002
2003
2003
2000
Construction Type
Addition
Addition
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
Addition
Addition
Addition
Addition
Addition
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
Addition
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
Addition
Addition
New Construction
New Construction
Commercial Category
Automotive shop
Automotive shop
Automotive shop
Automotive shop
Automotive shop
Automotive shop
Automotive shop
Automotive shop
Automotive shop
Automotive shop
Automotive shop
Parcel ID
50062085
50026482
50061319
55082197
55065814
50040928
50005191
50061510
50007413
50007825
50054595
50036009
50033157
50044920
50036302
50060337
50036377
50045005
55088379
50036514
50015446
55063816
50045375
50062548
50036012
50010521
55088808
50023570
50061997
50022709
50064216
Address
2905 King St E
380 Courtland Ave E
50 New Dundee Rd
4319 King St E
1178 Fischer Hallman Rd
3011 King St E
1500 Highland Rd W
4233 King St E
623 Lancaster St W
200 Gage Ave
236 Mill St
690 Fairway Rd S
150 Alpine Rd
1278 Victoria St N
275 Webster Rd
2 Executive Pl
35 Manitou Dr
1520 Victoria St N
1191 Weber St E
31 Kingsbury Dr
413 Highland Rd W
100 Gateway Park Dr
245 Strasburg Rd
655 Fairway Rd S
1400 Ottawa St S
50 Sportsworld Crossing Rd
49 Frederick St
875 Highland Rd W
700 Strasburg Rd
36 King St W
ft2
139
108
3,359
1,483
1,601
931
2,850
5,005
4,076
420
1,140
1,500
2,507
117
2,312
24,219
3,200
4,230
1,949
100,181
2,045
6,157
76,752
275,407
175,908
546,632
356,270
22,062
18,553
11,359
12,120
m2
42
33
1,024
452
488
284
869
1,526
1,242
128
347
457
764
36
705
7,382
975
1,289
594
30,535
623
1,877
23,394
83,944
53,617
166,613
108,591
6,724
5,655
3,462
3,694
A- 2
Year
2002
2003
2004
2007
2007
2003
2009
1999
2002
1999
2000
2001
2001
2001
2002
2003
2006
2006
2008
2009
2009
2009
1999
2000
2000
2001
2002
2002
2003
2003
2004
2004
2005
Construction Type
New Construction
New Construction
New Construction
New Construction
New Construction
Addition
Addition
New Construction
New Construction
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
Commercial Category
Hotel
Hotel
Parcel ID
50062550
50056995
55068949
50042188
50042186
50032910
50000484
50062343
50041912
50036433
50035950
50044895
50027383
50062774
50023169
50007949
50008173
50013733
50000087
50040324
50000087
50014532
50061341
50037976
50018270
50062773
50025476
50040591
55066853
50010989
50036363
50036363
55062970
Address
750 Ottawa St S
1111 Weber St E
70 Conestoga College Blvd
90 Conestoga College Blvd
130 Alpine Rd
10 Lancaster St W
910 Glasgow St
425 Morgan Ave
1375 Weber St E
5 Manitou Dr
1138 Victoria St N
385 Frederick St
525 Highland Rd W
1144 Courtland Ave E
370 Highland Rd W
324 Highland Rd W
563 Highland Rd W
260 King St W
123 Pioneer Dr
250 King St W Suite 2
421 Greenbrook Dr
700 Westmount Rd E
1020 Ottawa St N B
1405 Ottawa St N
491 Highland Rd W
120 Ottawa St N
4391 King St E
325 Max Becker Dr
1221 Weber St E
1241 Weber St E
192 Activa Ave
ft2
252,530
31,523
115,557
67,415
61,301
823
70
6,303
4,575
6,017
10,904
3,637
15,985
79
23,864
10,247
240
42,629
12,149
35,923
361
13,169
2,185
54
2,046
35,876
161
10,317
16,663
6,358
2,429
3,637
268
m2
76,971
9,608
35,222
20,548
18,685
251
21
1,921
1,394
1,834
3,324
1,109
4,872
24
7,274
3,123
73
12,993
3,703
10,949
110
4,014
666
16
624
10,935
49
3,145
5,079
1,938
740
1,109
82
A- 3
Year
2005
2005
2005
2005
2006
2006
2007
2007
2007
2009
2000
2000
2001
2001
2002
2002
2003
2004
2004
2006
2006
2006
2007
2007
2007
2007
1999
2000
2001
2002
2002
2002
2003
Construction Type
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
Commercial Category
Office building
Office Building
Office building
Office building
Office building
Office building
Office building
Office building
Office building
Office building
Office building
Office building
Office Building
Office building
Office building
Office building
Office building
Office building
Office building
Office building
Office building
Office building
Office building
Parcel ID
50054916
50003278
50044591
50000978
55063815
50032423
50035848
55063628
50056951
50035846
50044951
50039102
50035847
50023362
50002024
50038409
50006490
50061595
50026957
50060924
50008390
50060347
50002953
50060777
50025943
50001077
50061633
50060314
50048470
50038434
55081023
50023525
50042002
Address
310 Fairway Rd S
8 Bloomingdale Rd
900 Fairway Cres
901 Victoria St N
795 Ottawa St S
260 Bleams Rd
260 Doon South Dr
725 Ottawa St S
1450 Block Line Rd
640 Riverbend Dr
640 Trillium Dr
200 Ardelt Ave
253 Queen St S
800 King St W
86 Weber St E
178 Victoria St S
301 Victoria St S
480 Charles St E
101 Frederick St
140 Highland Rd W
5 Executive Pl
130 Weber St W
155 Ardelt Ave
541 Queen St S
866 Frederick St
91 Moore Ave
590 Riverbend Dr
508 Riverbend Dr
1265 Strasburg Rd
236 Victoria St N
379 Queen St S
185 Glasgow St
ft2
3,286
11,272
10,699
27,384
5,404
36
200
533
8,905
18,100
3,753
145
6,808
208
2,519
581
775
5,759
11,821
6,329
400
74
167
377
323
1,927
817
115,304
40,692
50,968
31,668
6,092
1,302
m2
1,002
3,436
3,261
8,347
1,647
11
61
162
2,714
5,517
1,144
44
2,075
63
768
177
236
1,755
3,603
1,929
122
23
51
115
98
587
249
35,145
12,403
15,535
9,652
1,857
397
A- 4
Year
2004
2004
2004
2004
2005
2006
2007
2007
2008
2009
2004
2006
2006
2005
2005
2008
1999
1999
2000
2002
2002
2003
2003
2004
2004
2004
2005
2005
2005
2005
2007
2007
2009
Construction Type
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
Addition
Addition
Addition
New Construction
New Construction
New Construction
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Commercial Category
Office building
Office building
Office building
Office building
Office building
Office building
Office building
Office building
Office building
Office building
Other Commercial
Other Commercial
Other Commercial
Other Commercial
Other Commercial
Other Commercial
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Parcel ID
50042177
50060939
55070670
50048749
50014441
50007231
50055805
55083977
50027289
50060342
55080215
50056671
50039101
50056671
50044904
50044965
50044909
50036019
50040915
55064380
50040684
50006643
50036448
50037833
50025632
50006437
50036426
50032908
50008105
50032798
50018666
50001791
50036351
Address
17 Executive Pl
209 Frederick St
520 Bingemans Centre Dr
820 Trillium Dr
25 Water St S
4275 King St E
447 Frederick St
38 Executive Pl
312 Lawrence Ave
396 Morrison Rd
654 Trillium Dr
1600 River Rd E
580 Lancaster St W
1450 Victoria St N
2255 Kingsway Dr
3131 King St E
1541 Highland Rd W
215 Fairway Rd S
166 Park St
2685 Kingsway Dr
155 Breckenridge Dr
20 Ottawa St N
368 Park St
286 Fairway Rd S
44 Alpine Rd
450 Belmont Ave W
707 Ottawa St S
251 Highland Rd W
680 Victoria St N
26 Manitou Dr
ft2
22,238
17,664
52,614
8,391
53,271
167
87,208
24,477
8,646
21,042
2,749
4,212
18,515
10,000
29,719
23,186
2,400
5,145
5,032
8,139
6,000
11,711
1,798
1,762
2,030
465
10,387
1,812
570
3,480
1,313
1,954
13,385
m2
6,778
5,384
16,037
2,557
16,237
51
26,581
7,461
2,635
6,413
838
1,284
5,643
3,048
9,058
7,067
732
1,568
1,534
2,481
1,829
3,570
548
537
619
142
3,166
552
174
1,061
400
596
4,080
A- 5
Year
1999
2000
2000
2000
2000
2002
2003
2004
2005
2005
2006
2006
2007
2008
2008
2009
2006
2000
2001
2008
2002
2003
2007
2001
2007
1999
2000
2000
2000
2000
2000
2001
2002
Construction Type
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
Addition
Addition
Addition
Addition
New Construction
New Construction
New Construction
Addition
Addition
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
Commercial Category
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Other Retail
Parcel ID
50036337
50036358
50036679
50030239
50045447
50032909
55064586
50040915
50030247
50027229
50045447
50040654
50064290
50044915
50045424
50017122
50036428
50061440
50004839
50026172
50016849
50041781
55085890
50004829
50061855
50062077
50045447
50045447
50054920
50062796
50026958
55064377
50036628
Address
642 Fairway Rd S
1175 Weber St E
1501 Victoria St N
1575 Victoria St N
2430 Homer Watson Blvd
3111 King St E
3121 King St E
125 Centennial Rd
537 Frederick St
4553 King St E
1381 Victoria St N
1362 Victoria St N
4585 King St E Unit 1
1167 King St E
2960 Kingsway Dr
598 Lancaster St W
705 Belmont Ave W
21 Cameron St S
800 Ottawa St S
4169 King St E
721 Ottawa St S
657 Belmont Ave W
1426 Weber St E
340 Fairway Rd S
715 Ottawa St S
925 King St E
350 Westmount Rd W
1475 Victoria St N
ft2
7,427
5,164
352
5,605
2,531
12,249
12,658
52,668
13,390
12,379
23,254
13,735
15,758
14,000
1,563
2,131
20,072
240
256
1,156
5,058
6,797
11,614
994
210
3,191
3,842
2,813
3,985
3,849
4,772
3,380
200
m2
2,264
1,574
107
1,708
771
3,734
3,858
16,053
4,081
3,773
7,088
4,186
4,803
4,267
476
650
6,118
73
78
352
1,542
2,072
3,540
303
64
973
1,171
857
1,215
1,173
1,454
1,030
61
A- 6
Year
2002
2002
2003
2003
2004
2007
1999
Construction Type
New Construction
New Construction
New Construction
New Construction
New Construction
New Construction
Addition
Commercial Category
Parcel ID
50038384
50001988
50060312
50001069
50005660
55066814
50062075
Address
197 Frederick St
730 King St W
190 Gateway Park Dr
933 Victoria St N
540 Westforest Trail
1458 Weber St E
ft2
3,541
200
5,974
1,755
2,609
5,972
1,069
m2
1,079
61
1,821
535
795
1,820
326
A- 7
Appendix ‘C’: Detailed Inventory of Commercial Demolitions between 1999 and 2009
Year
1999
1999
1999
1999
1999
1999
1999
1999
1999
1999
1999
1999
1999
1999
2000
2000
2000
2000
2000
2000
2000
2001
2001
2001
2001
2001
2001
2001
2001
2002
2002
2002
Demolition Type
Demolition
Partial Demo
Demolition
Demolition
Partial Demo
Partial Demo
Partial Demo
Demolition
Demolition
Partial Demo
Demolition
Partial Demo
Partial Demo
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Partial Demo
Demolition
Demolition
Commercial Category
Other Commercial
Other Commercial
Automotive shop
Other Retail
Other Retail
Office building
Other Retail
Other Commercial
Other Commercial
Other Commercial
Other Commercial
Other Retail
Other Commercial
Automotive shop
Other Retail
Other Retail
Other Commercial
Other Commercial
Other Commercial
Office building
Address
1005 OTTAWA ST N
1450 VICTORIA ST N
1575 VICTORIA ST N
211 PIONEER TOWER RD
2255 KINGSWAY DR
300 MILL ST
300 MILL ST
340 FAIRWAY RD S
432 CHARLES ST E
5 EXECUTIVE PL
62 KING ST E
72 VICTORIA ST S
81 BRUCE ST
811 VICTORIA ST N
1426 WEBER ST E
2450 KING ST E
293 KING ST E
405 PINNACLE DR
4318 KING ST E
4500 KING ST E
925 KING ST E
223 KING ST W
223 KING ST W
225 KING ST W
23 HOWE DR
2326 KING ST E
2905 KING ST E
312 KING ST E
4319 KING ST E
1005 OTTAWA ST N
106 KING ST W
108 KING ST W
ft2
m2
20,890
8,204
2,041
500
960
660
300
3,492
15,425
300
15,138
7,776
431
8,000
1,740
6,000
3,511
4,624
3,319
6,600
27,634
3,868
1,440
872
2,400
11,110
810
10,825
2,234
13,206
6,446
3,564
1,941
762
190
46
89
61
28
324
1,433
28
1,406
722
40
743
162
557
326
430
308
613
2,567
359
134
81
223
1,032
75
1,006
208
1,227
599
331
A- 8
Year
ear
2002
2002
2002
2002
2002
2002
2002
2002
2002
2002
2002
2002
2002
2002
2002
2002
2002
2002
2002
2002
2003
2003
2003
2003
2003
2003
2003
2003
2003
2003
2003
2003
2003
2004
Demolition Type
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Partial Demo
Demolition
Demolition
Partial Demo
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Partial Demo
Demolition
Commercial Category
Other Retail
Other Retail
Office building
Automotive shop
Other Retail
Other Retail
Automotive shop
Office building
Office building
Office building
Other Retail
Address
112 KING ST W
114 KING ST W
116 KING ST W
120 KING ST W
122 KING ST W
122 WEBER ST W
124 KING ST W
140 HIGHLAND RD E
1575 VICTORIA ST N
19 GAUKEL ST
197 FREDERICK ST
20 CEDAR ST N
2081 HIDDEN VALLEY CRES
257 VICTORIA ST N
322 KING ST E
324 HIGHLAND RD W
338 KING ST E
4391 KING ST E
4580 KING ST E
5 STIRLING AVE S
10 VICTORIA ST S
1005 OTTAWA ST N
1111 WEBER ST E
115 UNION BLVD
127 FREDERICK ST
166 PARK ST
301 SPADINA RD E
3011 KING ST E
44 WALNUT ST
447 FREDERICK ST
655 FAIRWAY RD S
69 JOSEPH ST
700 STRASBURG RD
1221 WEBER ST E
ft2
3,564
2,159
2,159
2,159
17,277
6,400
15,759
1,400
949
494
2,602
2,340
721
2,400
14,788
6,597
1,692
5,253
1,296
782
1,000
40,632
37,979
1,700
8,796
5,693
4,000
2,594
5,478
1,300
123,273
6,780
74,683
21,503
m2
331
201
201
201
1,605
595
1,464
130
88
46
242
217
67
223
1,374
613
157
488
120
73
93
3,775
3,528
158
817
529
372
241
509
121
11,452
630
6,938
1,998
A- 9
Year
ear
2004
2004
2004
2005
2005
2005
2005
2005
2006
2006
2007
2007
2007
2008
2008
2008
2008
2008
2008
2008
2008
2008
2008
2009
2009
2009
2009
2009
2009
2009
TOTAL
Demolition Type
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Partial Demo
Demolition
Demolition
Demolition
Partial Demo
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Partial Demo
Demolition
Demolition
Demolition
Demolition
Demolition
Demolition
Commercial Category
Office building
Motel
Automotive shop
Other Retail
Other Commercial
Office building
Other Commercial
Other Retail
Other Commercial
Other Commercial
Office building
Other Retail
Automotive shop
Other Retail
Office building
Other Retail
Other Commercial
Office building
Office building
Office building
Address
29 EDEN AVE
4278 KING ST E
709 KING ST E
400 KING ST W
4273 KING ST E
449 CHARLES ST E
537 FREDERICK ST
8 BLOOMINGDALE RD
100 SPORTSWORLD DR
4233 KING ST E
20 SHIRK PL
242 QUEEN ST S
425 BINGEMANS CENTRE DR
100 SPORTSWORLD DR
1050 QUEENS BLVD
1316 VICTORIA ST N
31 KINGSBURY DR
4 BRIDGE ST E
433 GREENBROOK DR
450 WESTHEIGHTS DR
5 RITTENHOUSE RD
6 BRIDGE ST W
632 VICTORIA ST N
20 HELDMANN RD
300 BRIDGE ST E
353 MANITOU DR
4370 KING ST E
623 LANCASTER ST W
73 FREDERICK ST
73 FREDERICK ST
ft2
656
35,113
300
7,850
23,400
2,125
6,480
5,440
65,485
1,356
1,151
3,511
1,308
20,304
249
3,300
12,438
3,500
1,802
1,614
4,391
18,514
3,358
6,881
16,254
1,679
3,337
1,244
11,777
11,777
897,113
m2
61
3,262
28
729
2,174
197
602
505
6,084
126
107
326
122
1,886
23
307
1,156
325
167
150
408
1,720
312
639
1,510
156
310
116
1,094
1,094
83,345
A -10

Commercial Policy Review

Transcription

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