urbanMetrics inc.

Transcription

urbanMetrics inc.

Town of Oakville
Retail and Service Commercial
Policy Review
Phase 1: Retail Market Analysis
Prepared for: The Town of Oakville
June 9, 2006
urbanMetrics inc.
market, economic and strategic advisors
urbanMetrics inc.
144-146 Front Street West, Suite 460
Toronto, ON, M5J 2L7
416-351-8585
Toll Free 1-800-505-8755
(416) 345-8586 (fax)
www.urbanmetrics.ca
June 9, 2006
Mr. Allan Ramsay
Manager of Long Range Planningr
Town of Oakville
1225 Trafalgar Road
Oakville, Ontario L6J 5A6
Dear Mr. Ramsay
Re: Phase 1 - Retail and Service Commercial Review
urbanMetrics inc. is pleased to submit this Phase 1 report with respect to the Retail and Service
Commercial Policy Review for the Town of Oakville. Our consumer survey research and analysis have
been conducted in accordance with the terms of reference for this assignment and our authorized scope
of work. Interim findings were reviewed with the Town during the course of the assignment.
In conjunction with Meridian Planning Consultants, the results of our research and analysis have led to a
number of conclusions regarding the commercial structure of Oakville and possible future scenarios of
retail and service commercial land demand and development.
The findings and conclusions presented in this report represent our best judgment based upon the
information available to us as of the date of our research.
Accordingly, the findings, conclusions,
projections, and recommendations presented herein should be reviewed and interpreted with reference to
evolving circumstances and economic conditions.
We look forward to discussing our results with you.
Yours truly,
urbanMetrics inc.
Rowan Faludi
Principal
Town of Oakville Retail and Service Commercial Review
Table of Contents
EXECUTIVE SUMMARY .............................................................................................................................. 1
1.
INTRODUCTION................................................................................................................................ 4
1.1
1.2
1.3
1.4
1.5
2.
ISSUES ............................................................................................................................................. 4
OBJECTIVES – PHASE 1..................................................................................................................... 4
SCOPE OF WORK – PHASE 1 ............................................................................................................. 5
REPORT OUTLINE ............................................................................................................................. 8
BASIC ASSUMPTIONS ........................................................................................................................ 8
MARKET CHARACTERISTICS ........................................................................................................ 9
2.1
2.2
2.3
2.4
2.5
3.
TRADE AREA DEFINED ...................................................................................................................... 9
OAKVILLE POPULATION ................................................................................................................... 11
OAKVILLE INCOME LEVELS............................................................................................................... 12
EXPENDITURES ...............................................................................................................................12
SHOPPING PATTERNS ..................................................................................................................... 14
RETAIL AND SERVICE SPACE COMPETITION ........................................................................... 16
3.1
3.2
3.3
3.4
3.5
3.6
4.
RETAIL DEVELOPMENT TRENDS ....................................................................................................... 16
COMMERCIAL LAND USE CLASSIFICATIONS IN OAKVILLE ................................................................... 20
OAKVILLE INVENTORY BY CENTRE CLASSIFICATION........................................................................... 22
OAKVILLE INVENTORY BY STORE TYPE ............................................................................................. 25
PER CAPITA DISTRIBUTION OF RETAIL/SERVICE SPACE .................................................................... 27
DESIGNATED/PROPOSED RETAIL SPACE .......................................................................................... 29
WARRANTED RETAIL SPACE ...................................................................................................... 32
4.1
WARRANTED CONVENIENCE GOODS STORES ................................................................................... 33
4.1.1
Supermarket Space............................................................................................................... 33
4.1.2
Grocery/Specialty Food Stores ............................................................................................. 34
4.1.3
Pharmacies and Health Care Stores..................................................................................... 35
4.2
WARRANTED SHOPPING CENTRE-INCLINED RETAIL .......................................................................... 37
4.3
WARRANTED HOME IMPROVEMENT SPACE ....................................................................................... 37
4.4
SUMMARY OF ADDITIONAL WARRANTED RETAIL SPACE..................................................................... 38
5.
WARRANTED OTHER RETAIL/SERVICE SPACE ....................................................................... 40
6.
CONCLUSIONS AND RECOMMENDATIONS............................................................................... 41
6.1
6.2
6.3
ALLOCATION OF GROWTH TO PROPOSED AND COMMITTED PROJECTS ............................................... 42
GEOGRAPHIC DISTRIBUTION OF FUTURE SPACE ............................................................................... 42
NEW SPACE FORMATS .................................................................................................................... 44
Appendices:
Appendix A.
Appendix B.
Appendix C.
Appendix D.
Appendix E.
Appendix F.
Appendix G.
Appendix H.
Licence Plate Surveys
Downtown and Bronte Village On-Street Surveys
Telephone Consumer Survey
Oakville Commercial Space
Warranted Retail Space Analysis
Per Capita Space Analysis
Background Data and Definition of Terms
Existing Commercial Structure
Executive Summary
This study represents the first phase of a Commercial Policy Review for the Town of Oakville and
provides an analysis of the future warranted commercial space in Oakville. The second phase provides a
review of the Town’s existing commercial planning policies and recommendations as to how they should
be updated based on prevailing trends. The third and final phase presents the findings and
recommendations of the overall study program. The objectives of the first phase of this study are:
•
Quantify future retail and service commercial space requirements;
•
Identify the most appropriate distribution of space by major store category;
•
Recommend the most appropriate geographical distribution of this space; and,
•
Recommend the most appropriate retail formats to serve the Oakville Community in the future.
Our conclusions and recommendations are based on an extensive work program including: public
consultation, a telephone survey of Oakville residents, telephone and on-site surveys at selected retail
centres and districts, review of the existing and potential commercial inventory, and the development and
application of a retail demand model to forecast future space requirements.
Conclusions
•
Because many of Oakville’s major commercial nodes are situated either along the QEW or near
the Town borders, Oakville businesses rely heavily on expenditures attracted from neighbouring
municipalities, notably Mississauga, and to a lesser extent Burlington. Based on the results of
the licence plate and on-street surveys, we estimate that about 25% of retail sales in Oakville
stores are generated by out-of-town residents.
•
In terms of expenditure outflows, about 36% of Oakville residents’ expenditures on “shopping
centre inclined” (comparison) merchandise are made outside of Oakville. This has remained
stable since the previous Commercial Study was undertaken for the Town in 1994. The highest
outflows occur in the apparel and home furnishings categories.
•
Between 2005 and 2021, the Oakville population is expected to increase by some 74,000
persons, an increase of 44% over the current total of 166,600. Just over half of this growth is
anticipated in the new development areas north of Dundas Street. By 2021, the portion of the
Town south of Dundas is expected to be fully developed apart from infill and intensification
opportunities.
•
Oakville enjoys income and expenditure levels well above the Provincial average. The average
per capita income is 46% above the Ontario average. The average Oakville resident spends
$1,215 more per capita on shopping centre inclined merchandise than the Ontario average and
$122 more on convenience goods.
•
By 2021, population growth and real expenditure growth will support an additional 3.8 to 4.2
million square feet of commercial space in the Town. Currently there are some 1.9 million square
1
feet of additional space either designated or proposed in Oakville. The largest portion of this
space is proposed in three clusters: the Palermo Village new growth area, the Riocan Power
Centre at Burloak Drive and the QEW, and the Uptown Core. In addition, potential for over
1,000,000 square feet has been identified by a separate study for the new growth area north of
Dundas Street. After recognizing these space commitments, the residual commercial space to
be accommodated amounts to just 800,000 to 1.3 million square feet.
•
Based on current retail development trends, we would expect that most future space in Oakville
will be developed either as part of power centres or part of retail clusters around power centres.
Alternatives to traditional power centres are being developed in the United States and are
beginning to emerge in Canada. These types of centres, although anchored by traditional big
box retailers, are being designed with a greater emphasis on neighbourhood integration, on-site
pedestrian movement, landscaping features, entertainment activities and other elements to
enhance the shopping experience. Where practical, these trends should be encouraged in new
developments through zoning and site plan agreements.
•
In addition to power centre and large scale nodal development will be a range of convenience
and neighbourhood centres together with commercial space on arterial road sites. Arterial
commercial development would generally encompass retailers and service providers, such as
automotive facilities, home improvement outlets, and other retailers and services not appropriate
for other levels of the hierarchy. Some accessory retail space, as well as, a very limited range of
convenience retail and services oriented to employees and businesses may be included in
employment areas.
•
With the completion of the committed and proposed commercial projects, the Town will have a
strong nodal commercial structure, comprised of six major nodes. These nodes will be
complemented by a variety of local serving centres and arterial commercial areas, including the
Oakville Town Centre I and II. The major nodes we have identified will include:
¾
Downtown Oakville, which will function as the community, service and tourist centre for
Oakville.
¾
Oakville Place, which is the largest enclosed centre in Oakville and occupies one of the
most strategic locations in the Town at Trafalgar Road and the QEW.
¾
Palermo Village, which is the last major new growth area in the Town south of Dundas
Street. The commercial space in this community will serve northwest Oakville.
¾
Burloak – The Riocan Power Centre has been approved at this location to serve the
relatively underserved southwestern portions of Oakville.
¾
Winston Park, which borders Mississauga, is the largest retail cluster in eastern Oakville.
Despite the size of this cluster, its draw from Oakville is very limited.
2
¾
•
The Uptown Core and Vicinity, is developing into the commercial focal point for north
eastern Oakville. It is likely that additional development will be attracted in the vicinity of this
node north of Dundas Street. The Uptown Core could then exist as the largest commercial
concentration wholly in Oakville.
The residual uncommitted space of between 400,000 to 900,000 square feet is a relatively small
amount of space when distributed over the whole of the municipality, and should be reserved to
accommodate additional space not already accounted for by existing applications, including:
•
•
•
•
Expansions to and intensification of existing commercial areas and nodes;
The accommodation of permitted commercial space within employment and arterial
commercial areas;
Lower order retail centres (i.e. convenience and neighbourhood centres) in new growth areas
not currently subject to existing applications or designations; and,
Commercial components in mixed use projects, not currently subject to existing applications
or designations.
In that we have been requested not to address the commercial space requirements in the new
growth area north of Dundas Street, the residual space also provides some flexibility with regards
to the warranted space projections developed in a previously conducted study for this area.
3
1.
Introduction
urbanMetrics inc., in conjunction with Meridian Planning Consultants, have been retained by the Town of
Oakville to undertake a commercial policy review. This report represents Phase 1, Retail and
Commercial Market Analysis, which examines the future market demand in the Town of Oakville for
additional retail and service facilities. It also provides recommendations for the most appropriate
distribution of space by store type, development format and geographic area. Phases 2 and 3 of the
study program, under separate cover, include a commercial policy review and a summary of the findings
and recommendations, respectively.
1.1
Issues
Like other major urban centres in Toronto Region, retail commercial development in the Town of Oakville
has experienced significant growth in recent years, which is expected to continue well into the future to
meet anticipated population increases. Over the past two decades, retail formats have changed
considerably and have caused planners to rethink the traditional retail hierarchy and retail locational
criteria. The existing commercial policies and retail hierarchy, as incorporated into the current Oakville
Official Plan and Zoning By-Law, are now more than twenty years old. Furthermore, a comprehensive
review and analysis of the retail commercial market in Oakville was last undertaken over 10 years ago.1
Of importance to the Town is the need to optimize the distribution
of retail space in the community, while ensuring the continued
vitality of its important existing commercial nodes, including the
Downtown, the Uptown Core, Bronte Village, Oakville Place and
others.
This Commercial Policy Review has been divided into two interrelated phases. The first phase, which is the subject of this
document, provides an analysis of Oakville’s future commercial
space requirements. The second phase, under separate cover,
relies on this information to review and update the Town’s
commercial planning policies.
1.2
Downtown Oakville
Objectives – Phase 1
In recognition of Oakville’s significant population growth and evolutionary changes in retail formats and
distribution channels, the primary objectives of this study are to:
1
•
Quantify future retail and service commercial space requirements;
•
Identify the most appropriate distribution of space by major store category;
•
Recommend the most appropriate geographical distribution of this space; and,
•
Recommend the most appropriate retail formats to serve Oakville residents in the future.
John Winter Associates Ltd., Retail Commercial Market Analysis, September 1994.
4
1.3
Scope of Work – Phase 1
To accomplish the Phase 1 objectives, our study has included a detailed program of market research and
analysis. An overview of our work plan has been presented in Figure 1-2.
Figure 1-1:
Retail and Service Commercial Review - Phase 1 Work Plan
Phase 1: Retail and Service Commercial Market Analysis
Demand Considerations
-Oakville demographics
(population and income)
-Expenditure potential
-Survey research /
consumer shopping
patterns
(inflow/outflow)
Conclusions:
Warranted
Additional
Retail and
Service Space
Supply Considerations
-Inventory of retail
and service space
-Vacancy levels
-Distribution of space
by type
-Proposed competition
-Competition in
neighbouring
-municipalities
Recommendations:
Distribution
by Function
and Location
Phase 2: Commercial Policy
The following paragraphs summarize the various tasks and work steps undertaken:
•
Background Research - Demand and Supply Considerations
To provide a through understanding of changes which have occurred in the retail environment in Oakville,
as well as the existing retail structure, market draw and function we have undertaken:
o
a review of background reports, including the current Official Plan and Zoning by-law, the
1994 Retail Commercial Analysis completed by John Winter Associates (“Winter”), and the
background information related to the draft North Oakville Secondary Plan.
o
licence plate surveys at the following eleven shopping centre locations (see Appendix A):
1. Hopedale Mall;
5
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
Oakville Place;
Oakville Town Centre 1 and II;
Uptown Core;
Upper Oakville Shopping Centre;
Trafalgar Village;
Winston Churchill/Dundas area;
Oaktown Plaza/Oakville Mews;
Maple Grove Village;
Fox Creek Plaza; and
Bronte Village Mall
A total of approximately 300 plates at each location were obtained over a three-day period in
June 2005.
•
o
on-street intercept surveys in the Downtown core and Bronte Village to identify place of
residence, shopping patterns and other customer characteristics during predetermined days
and time periods in June 2005. A total of 300 customers were interviewed in the Downtown
Core with 100 customers in Bronte Village (see Appendix B).
o
a telephone consumer survey (sample size of 500) in the Town of Oakville to determine the
existing retail expenditure patterns of Oakville residents and to establish the existing share of
the market being captured by Oakville retail facilities and the outflow to other stores located
outside the Trade Area (see Appendix C).
o
an analysis of the supply of retail and service commercial space, including historic
trends, and current conditions based on information provided by the Town, including the 1994
Commercial Study, and the December 2004 inventory conducted by the Town. The 2004
inventory information was updated by urbanMetrics, where major space additions or changes
since December 2004 were involved (see Appendix D for details).
o
the identification of future retail competition, including major proposed retail
developments located outside of Oakville that may influence the future demand for retail
facilities in Oakville and any existing designated sites or major proposals for new competitive
developments in Oakville (including any expected additions, expansions, re-tenanting or
closures based on information provided by the Town of Oakville).
o
the tabulation of key market data including population, per capita income and household
size for the Town of Oakville by defined sector (i.e. North-East, North-West and South).
Calculation of Warranted Additional Commercial Space in Oakville
To determine the market support for additional commercial space in Oakville, we have undertaken the
following.
6
o
Calculation of Oakville residents’ retail expenditures for the following major categories based
on the North American Industry Classification System (NAICS):
•
Convenience Goods Stores, including supermarkets, grocery/specialty food stores and
pharmacies and other health care related retailers.
•
Shopping Centre-Inclined Retail, including “GAFO” (i.e. general merchandise, apparel,
furnishings and other miscellaneous or specialty stores) and home improvement stores.
o
Calculation of additional retail space warranted for the store categories above, based on a
residual analysis approach. This approach determines the difference between the existing
expenditure potential of Oakville residents by major retail category and future expenditure
potential. Through the application of sales per square foot productivity levels and inflow sales
opportunities, this “residual” sales potential is then converted into estimates of “warranted”
additional space required in Oakville to serve the local market.
o
Calculation of per capita space ratios for selected other retail/service categories based on
the NAICS and the inventory of space in Oakville including:
•
•
•
•
•
•
•
•
•
Food services, including restaurants and fast food;
Personal care services, including hair salons, dry cleaners;
Beverage stores including liquor/beer/wine outlets;
Entertainment services, including theatres, arcades, bowling alleys, and similar
establishments;
Financial services, including banks, trust companies and credit unions;
Health care services;
Consumer goods rental and repair;
Local serving offices, including real estate agencies, travel agencies, accounting and
legal offices, financial advisors, and similar establishments; and,
Automotive.
For a variety of reasons the per capita space method was deemed more appropriate than
the expenditure method for these categories.
o
•
Calculation of additional other retail/service space warranted in Oakville utilizing per capita
space ratios.
Conclusions and Recommendations
Based on the analysis of warranted space, development trends, and our review of the existing retail
structure in Oakville, recommendations have been provided relating to warranted space in each major
store type and service category, including:
o
the distribution of space by level of the retail hierarchy and format; and,
7
o
the geographic distribution of retail and service commercial space based on future population
growth patterns, as well as existing and anticipated land use and road patterns.
In addition, we have also provided a discussion of the adequacy of the existing hierarchy and commercial
structure with regards to current trends, and how this may be influenced by future trends.
1.4
Report Outline
This retail and commercial market analysis is divided into six sections or chapters:
1.
2.
3.
4.
5.
6.
Introduction
Market Characteristics
Retail and Service Space Competition
Warranted Selected Retail Space
Warranted Other Space
All technical and supporting background analyses are included in the Appendices:
Appendix A.
Appendix B.
Appendix C.
Appendix D.
Appendix E.
Appendix F.
Appendix G.
Appendix H.
1.5
Licence Plate Surveys
Warranted Space Analysis
Per Capita Space Analysis
Commercial Policy
Basic Assumptions
In any analysis requiring estimates of future conditions, it is necessary to make certain basic
assumptions, as follows:
•
Over the forecast period, to the year 2021, a reasonable degree of economic growth and stability will
prevail in Canada, Ontario and specifically in the Town of Oakville.
•
The population forecasts, which are based on Census data and information provided by the Town of
Oakville are assumed reasonable and will not vary significantly from actual counts in the future.
•
The various sources employed in our analysis to calculate retail expenditures, base year Oakville
shares or capture rates, and sales per square foot performance levels for the various retail store
types analyzed are considered sufficiently reliable.
•
All dollar references are in 2005 dollars, which exclude inflation, unless noted otherwise.
If for any reason there are significant deviations from any of these assumptions, the report and its
conclusions should be reviewed or re-examined.
8
2.
Market Characteristics
Researching and understanding the Town of Oakville’s retail market dynamics are essential steps in
developing appropriate and effective strategies for accommodating the future retail and service space
needs of residents. An evaluation of the future demand for retail and service space facilities in Oakville
requires an understanding of the market characteristics which influence both supply and demand.
Essential to our analysis is an evaluation of the trade area for Oakville and the characteristics of the
residents living in this area, including population levels, income, retail expenditures and shopping
patterns.
2.1
Trade Area Defined
A trade area typically represents the geographic area from which a retail development would normally
expect to derive the majority of sales volume. The physical size of a trade area typically varies due to
outside factors such as the local road network, natural physical barriers (e.g., rivers, bridges, etc.) and the
proximity of competing shopping destinations. These influences can all serve to limit and otherwise define
a shopping centre’s or retailer’s geographic drawing power. Furthermore, retail gravity, or the number and
concentration of stores at a shopping node or venue, can define the attractiveness of a retail destination.
An area where many retail alternatives and stores are concentrated enhances the consumer drawing
power, or the distance consumers would be willing to travel to shop there. Competing, alternative retail
shopping centres surround Oakville in the communities of Burlington, Mississauga and beyond. These
existing shopping opportunities and other centres planned in these communities define and will continue
to limit the trade area for retail activity for the Town of Oakville. In Mississauga, for example, more than
14 million square feet of retail space currently exists, with an additional 2.7 million square feet planned.
As part of the Greater Toronto Area (GTA) and the Queen Elizabeth Way (QEW) traversing the Town
(with 150,000+ vehicles daily),
many of Oakville’s retail and
Figure 2-1: Expenditure Inflow from Outside Oakville
service
businesses
draw
by Shopping Area
customers from a large
geographic area.
79%
Winston Park
Based on the results of our
licence plate and on-street
survey data as noted in Figure
2-1 (see Appendix A for
details), a large part of the
Town’s retail and service
floorspace is supported by
residents in other parts of the
GTA and beyond (referred to
as “inflow”). As indicated by
Figure 2-1, inflow ranges from
a high of 79% at Winston Park,
which borders Mississauga to
a low of 19% at Bronte Village.
Hopedale Mall
39%
38%
Oakville Town Centre
Fox Creek
38%
Trafalgar Village
37%
Oaktown Place/Mews
37%
Bronte Village Mall
37%
Maplegrove Village
37%
Oakville Place
37%
Uptown Core
34%
31%
Downtown Oakville
Upper Oakville S.C.
27%
19%
Bronte Village
Average
38%
0%
10% 20%
30% 40% 50% 60%
% Expenditure Inflow
SOURCE: Licence Plate and On-street surveys.
9
70% 80% 90%
The average “inflow” as indicated by the surveys is approximately 38% for Oakville retail centres. We
would note, however, that licence plate surveys (which were undertaken at various centres in Oakville,
excluding Bronte Village and Downtown Oakville) track only automobile traffic, so that a portion of walk-in
visitors as well as persons relying on bicycle, taxi and transit are excluded. As these visitors tend to be
local in origin, licence plate survey data is typically adjusted to obtain a true picture of the actual inflow.
In the case of Oakville, we would estimate that 10% to 15% of visitors to the shopping centres where
licence plate were conducted did not travel by automobile. As a result, we would estimate that the inflow
into Oakville is approximately 25%.
For the purpose of our analysis, Oakville’s trade area has been defined to include the Town of Oakville,
although the adjacent communities of Burlington, Mississauga and Milton can be considered a secondary
component of Oakville’s market draw. Significant population growth is expected in these surrounding
communities, as indicated in Figure 2-2 below. Future retail development planned in these communities,
however, will serve to limit the market penetration of Oakville retail facilities.
Figure 2-2: Regional Context
Town of Oakville – Regional Context
MISSISSAUGA - POPULATION
MILTON - POPULATION
800,000
800,000
700,000
700,000
600,000
600,000
500,000
500,000 463,388
400,000
400,000
612,925
544,382
300,000
300,000
200,000
200,000
106,000
100,000
734,600
100,000
30,000 32,104 31,471
0
0
1991
1991 1996 2001 2021
NorthNorth-East
BURLINGTON - POPULATION
North of
Dundas
800,000
1996 2001
2021
OAKVILLE - POPULATION
800,000
700,000
700,000
600,000
600,000
500,000
500,000
NorthNorth-West
400,000
400,000
300,000
300,000
200,000 129,575
184,500
136,976 150,836
South Oakville
200,000
240,577
144,738
114,670128,405
100,000
100,000
0
0
1991
1996
2001
1991 1996 2001 2021
2021
Trade Area/Zones
10
2.2
Oakville Population
Population growth, in conjunction with local income levels, is typically the major determinant of future
commercial space potential. This is particularly true in the case of Oakville, and its neighbouring
municipalities, which are expected to experience substantial growth over the next two decades.
By 2021, Oakville is anticipated to receive an influx of some 74,000 additional residents, representing a
growth of approximately 45% over its current level. As indicated in Figure 2-3, just over half of this
growth is forecast to occur north of Dundas Street. By 2021, the portion of Oakville south of Dundas
Street is anticipated to approach its greenfield development capacity, with additional residential growth
accommodated primarily through intensification, infill and redevelopment projects.
Figure 2-3: Population
POPULATION - TRADE AREA (OAKVILLE) (1
2001
2005
2006
2011
2016
2021
Oakville (1
144,738
166,600
172,060
190,930
218,617
240,577
Growth
Oakville Adjusted
for Net
Undercoverage
21,862
5,460
18,870
27,687
21,960
166,600
172,060
190,930
218,617
240,577
Average
Annual
Growth
5,466
5,460
3,774
5,537
4,392
Trade Area Zone Estimates
North-East
North-East
(excluding
North of
North of
North-West
Dundas
Dundas
32,566
0
49,356
39,984
0
53,812
41,958
825
53,914
48,139
8,900
56,673
51,644
29,101
58,736
55,140
41,519
61,445
South
62,816
72,804
75,363
77,218
79,136
82,473
TOTAL
144,738
166,600
172,060
190,930
218,617
240,577
1) Based on information provided by the Town of Oakville, August 2005. The year 2005 is an urbanMetrics estimate (extrapolated).
Oakville
Population Distribution by Zone
0.5%
100%
4.7%
13.3%
90%
80%
43.4%
43.7%
43.8%
17.3%
40.4%
70%
36.2%
34.3%
60%
50%
22.5%
24.0%
40%
24.4%
25.2%
23.6%
22.9%
30%
20%
34.1%
32.3%
31.3%
29.7%
26.9%
25.5%
2005
2006
2011
2016
2021
North-East (excluding North of Dundas)
North-West
10%
0%
2001
11
South
North of Dundas
2.3
Oakville Income Levels
Based on the 2001 Census of Canada, the
Figure 2-4:
Town of Oakville’s average per capita income
PER CAPITA INCOME, 2001
level is 46% above the provincial average.
Per Capita Income
This has been indicated in Figure 2-4. The
Census 2001
Index to Province
older, more established “South” sector (i.e.
Study Area:
south of the QEW) has average per capita
North-West
$33,430
135%
North-East (including North
income levels that are 57% higher than the
of Dundas)
$32,731
132%
province. Because, the lands north of Dundas South
$38,981
157%
Street are still rural/agricultural, for the
Oakville
$36,258
146%
purposes of estimating future income levels in
Province of Ontario
$24,767
100%
North Oakville, we have assumed income
Source: Statistics Canada, Census of Canada, 2001
levels equivalent to that of the existing
communities east of 16 Mile Creek and north of the QEW (North-East zone), which would be the closest
part of the municipality to the future growth areas.
As indicated in Figure 2-5, average household incomes in Oakville are about 57% higher than the
provincial average, with those areas located north of the QEW exhibiting higher household incomes than
the South zone due to larger household sizes. Oakville is one of the most affluent municipalities in
Ontario.
Figure 2-5:
AVERAGE HOUSEHOLD INCOME, 2001
Average
Household Size
Average
Household
Income *
Town of Oakville Income Indices
(Province = Base 100%)
Index to
Province
160%
150%
Study Area:
North-West
North-East (including North
of Dundas)
South
3.2
$106,976
160%
3.1
2.7
$101,466
$105,249
152%
157%
Oakville
2.9
$105,150
157%
Province of Ontario
2.7
$66,871
100%
140%
130%
120%
110%
100%
Per Capita Inc ome
Oakville
Household Inc ome
Oakville
SOURCE: Statistics Canada, Census of Canada, 2001
* Calculated by multiplying the average household size by the per capita income.
2.4
Expenditures
In order to determine the total volume of retail expenditures that are available within the Town of Oakville,
it is necessary to estimate the expenditures that are made in various types of retail stores.
Based on Statistics Canada, Retail Trade data, we have estimated the per capita expenditures in Ontario
for the following retail store types based on the North American Industry Classification System (NAICS)
(see Appendix G for a detailed listing):
Convenience Goods Stores –
o
Food stores, including supermarkets, grocery stores and specialty food stores
12
o
Health and Personal care stores, including drug stores, cosmetic stores, health supplement
/vitamin stores, optical goods stores
Shopping Centre-Inclined Retail (GAFO and home improvement) 2o
General merchandise stores, including department stores, warehouse membership clubs,
Canadian Tire, variety stores, dollar stores
o
Apparel and Accessory stores, including apparel, shoes, jewellery, accessories, leather
goods
o
Furnishings, including furniture, appliances, computers, televisions, electronics, camera,
other home furnishings
o
Other miscellaneous stores, including books, sporting goods, office supply, florist, pet, hobby
etc.
o
Home improvement, including building centres, garden centres, hardware stores,
paint/wallpaper, building supply stores.
Figure 2-6:
PER CAPITA RETAIL EXPENDITURES, 2005
$ 6,000
$ 5,000
Ontario
North-west
North-east
South Oakville
$ 4,000
$ 3,000
$ 2,000
$ 1,000
$Shopping Centre-Inclined
Retail (GAFO/HI)
Convenience Goods
Stores - Food
Convenience Goods
Stores - Health & Personal
Care
Ontario
$ 4,015
$ 1,959
$ 773
North-west
$ 4,984
$ 2,021
$ 808
North-east
$ 4,906
$ 2,016
$ 805
South Oakville
$ 5,605
$ 2,060
$ 831
To estimate the Oakville per capita expenditures, as summarized in Figure 2-6, the average Ontario per
capita expenditures in 2005 have been adjusted based on the per capita income income/expenditure
index utilizing a regression formula.
For projection purposes, Shopping Centre-Inclined Retail expenditures have been estimated to increase
in constant 2005 dollars, at a rate of 1.5% per year on an uninflated basis over the study period
examined. Convenience goods stores have been forecast to increase at a rate of 0.5% per year. Future
changes in expenditure patterns solely due to inflation have not been recognized. Future expenditure
levels, therefore, reflect the 2005 value of the Canadian dollar.
2
As defined by the International Council of Shopping Centers.
13
Total retail expenditures have been calculated by store type by multiplying the per capita expenditures by
the corresponding population. Figure 2-7 summarizes the retail expenditures for Oakville, which are
expected to increase by some $865.2 million by 2021 (see Appendix E for details). The area north of
Dundas is expected to contribute an estimated 42% of this retail expenditure growth forecast for Oakville
or some $359.6 million.
Figure 2-7:
SUMMARY
OAKVILLE RESIDENTS - RETAIL EXPENDITURES ($Millions)
2005 Dollars
TOWN OF OAKVILLE:
Convenience Goods (Food/Pharmacies & Personal Care)
Shopping Centre-Inclined (GAFO/Home Improvement)
TOTAL Retail Expenditures ($Millions)
Cumulative Growth
Distribution by Zone:
North-West Total Retail Expenditure Potential
% of Oakville
North-East Total Retail Expenditure Potential
% of Oakville
2005
2011
2016
2021
$475.4
$751.6
$1,227.0
$560.7
$942.0
$1,502.7
$275.7
$656.9
$1,154.1
$1,811.0
$584.0
$739.7
$1,352.5
$2,092.2
$865.2
$312.4
25%
$395.3
32%
$401.8
27%
$514.1
34%
$454.0
25%
$724.6
40%
$509.3
24%
$891.7
43%
$359.6
North of Dundas
$0.0
$70.4
$240.1
Other North-East
$395.3
$443.7
$484.5
$532.1
South Total Retail Expenditure Potential
$519.3
42%
$586.8
39%
$632.4
35%
$691.2
33%
% of Oakville
SOURCE: urbanMetrics inc.
2.5
Shopping Patterns
Of primary importance to our retail analysis is an understanding of the pattern of retail spending within the
Town of Oakville relative to spending in neighbouring communities. Retail sales leakage (i.e. outflow)
typically indicates the local demand for a particular store or product that is not being met within the Town.
Outflow can also be a function of place of work and other travel patterns.
To determine the direction of expenditures
(i.e. local or Oakville capture and outflow), a
telephone consumer survey of some 500
residents of the Town of Oakville was
undertaken in June/July 2005 (see Appendix
C for details). To evaluate any changes
which have occurred over the past 10 years,
a comparison to the survey undertaken by
John Winter Associates in 1994 has also
been undertaken for selected store types, as
detailed in Figures 2-8 and 2-9.
As indicated, there are considerable
expenditure outflows to other municipalities
for some store types, and particularly in the
apparel, home furnishings and other
comparison goods categories. Popular
stores/locations outside of Oakville include
Square One, Erin Mills Town Centre,
Figure 2-8:
OAKVILLE SHARE FOR SELECTED STORE TYPES
CONVENIENCE GOODS STORES:
Supermarkets*
Grocery / Specialty Food Store
Pharmacies and Personal Care
SHOPPING CENTRE INCLINED RETAIL:
DSTM/GAFO and Drug **
GAFO
General Merchandise (Including
Department Stores, Costco & Canadian
Tire)
Department Store
Canadian Tire
Warehouse Membership Club
Other General Merchandise
Apparel/Accessories
Home Furnishings
Other GAFO
Home Improvement/Hardware/Paint
1994
2005
93%
93%
93%
95%
95%
70%
73%
93%
0%
69%
47%
88%
SOURCE: urbanMetrics inc., based on telephone survey results conducted by
urbanMetrics in June 2005 and John Winter Associates, Retail Commercial Market
Analysis, September 1994, Exhibit 13.
Note: The 2005 survey was conducted utilizing the NAICS store types.
* Winter survey adjusted to exclude grocery stores.
** Drug portion estimated and including for 2005 for comparison.
14
70%
64%
64%
87%
86%
0%
91%
53%
60%
85%
71%
Sherway Gardens, Burlington Mall, Costco and Ikea. Much of the outflow sales for apparel stores is
captured by the much larger regional shopping centres in the neighbouring communities of Mississauga,
Burlington and the City of Toronto. In comparison, Oakville Place is considered a relatively weak regional
centre given its smaller size and lack of variety, although in 2004 a $17 million expansion (including a
new food court and 32,000 square feet of new space) was completed to enhance the shopping
experience for the upscale market.
Figure 2-9:
% Expenditure Outflow from Oakville
60%
50%
1994
2005
40%
30%
20%
10%
Co
nv
en
ie
nc
Sh
e
op
Re
pi
ta
ng
il
Ce
nt
re
R
et
De
ai
l
pa
rtm
en
tS
Ap
to
pa
re
re
l/ A
cc
es
so
rie
Ho
s
m
e
Fu
rn
ish
Ho
in
gs
m
e
Im
pr
ov
em
en
t
0%
15
3.
Retail and Service Space Competition
An analysis of competitive shopping facilities is essential to understanding the roles and functions that
Oakville stores and services currently fulfill for local residents and the potential competitive influences
which are expected to affect future demand.
The following provides a general overview of retail trends that have influenced retail development in
Oakville, the existing commercial structure in Oakville and the retail and service space by type in Oakville
based on a December 2004 inventory provided by the Town of Oakville.3 (see Appendix D for details).
3.1
Retail Development Trends
Retail commercial development is continuously changing and evolving. It is influenced by a number of
trends, including changes in the economic climate, technology (including the internet), consumer
demographics, consumer preferences, retailing/business strategies, and the development of new/revised
retail formats.
Historically, the dominant focus of retail commercial activity in a community
was the downtown or central business district. The popularity and
accessibility of the automobile in the post World War II era, as well as
population growth patterns, gave rise to the dispersion of retail activity. This
included the development of a hierarchy of retail shopping centres, such as
neighbourhood, community and regional centres.
Neighbourhood centres, typically anchored by a supermarket, have provided
convenience shopping in strip malls. The traditional neighbourhood shopping
centre contains predominantly food and service outlets, with a small selection
of primarily convenience oriented non-food retailers. A typical example of this
type of centre in Oakville is the Abby Plaza at Upper Middle Road and Third
Line where a 50,000 square foot plaza is anchored by a Sobeys supermarket.
Community centres, often enclosed and anchored by a discount department
store and supermarket were developed to serve a broader geographic area, and would contain a larger
assortment of retail outlets than neighbourhood centres. This type of centre would be typified by
Hopedale Mall in southwest Oakville. On the fringe of many urban areas, the clustering of highway
commercial uses has also taken place. The highway commercial uses cater to the traveling public and
often require large land areas. In addition, major enclosed shopping
centres, such as Oakville Place, evolved starting in the 1950’s and
1960’s in the suburban areas to serve developing residential areas. The
traditional enclosed regional mall, with its large department store anchor
tenants, provided an indoor “downtown” for suburban residents and
communities. These centres rely on a regional draw and have typically
located at key interchanges of 400 series highways.
During the 1970’s and 1980’s many municipalities attempted to replicate
3
The Whole Foods and Winners/Home Sense have been added, with some modifications to store sizes based on recent floor plan
data for certain centres.
16
the shopping centre experience in their downtowns, in an attempt to
directly compete with the suburban retail form. These took the form of
large internal shopping centres, often anchored by an Eaton’s
department store. This experiment generally failed. The new downtown
centres ultimately siphoned off the best retailers from street front
locations and when the downtown centres were unable to effectively
compete with their suburban counterparts, resulted in widespread
vacancies that proved difficult to fill. Some of the most successful cores
today, such as Oakville and Kingston, avoided the temptation of the downtown retail mega project.
The 1990’s brought a completely new form of retailing to Ontario in the form of big box stores and power
centres (grouping of several big box or new format retailers), at a time when a recession had made the
public more interested in lower prices than in personal service. In Canada, many power centres began
with big box tenants such as a warehouse membership club and home improvement centres. They have
since evolved from their “bare bones” discount warehouse beginnings to account for the greatest portion
of new retail development over the past 15 years. One of the earliest big box clusters was the Oakville
Town Centre I and II at Dorval Drive and the QEW in Oakville. Since then the Town has seen new power
centre type developments on Dundas Street in the Winston
Churchill Business Park and the proposed RioCan Power
Centre at Burloak Drive and the QEW. At the same time, the
decline in the department store sector in Canada resulted in
a complete halt to the construction of new enclosed malls in
Canada between 1990 and 2004. The halt to new enclosed
mall construction was also combined with the closure of many mid-sized malls who were unable to
effectively re-tenant after the closure of their department store anchors.
With the lack of traditional enclosed mall development, big box retailers have captured a very significant
share of the market for new retail development. Their success reflects consumer preference for lower
cost, variety and the discount warehouse format. The range of merchandise at power centres is
expanding as traditional retailers are coaxed into the big box market due to the limited supply of
alternative commercial development formats.
The emergence of “new urbanism” in community planning has resulted in a focus on town centre and
main street retailing in new communities, including the development of lifestyle type centres. The town
centre is usually seen as the focal point for residential or employment
district development. In some new and primarily affluent communities,
town centres are developed in an open air, pedestrian friendly format,
combining commercial, entertainment, institutional and civic uses.
Sidewalk cafes, live-work units, public squares and recreation trails are
incorporated to introduce humanizing elements into the suburban
landscape.
As an alternative to the power centre that has been criticized for lacking
aesthetic form, not adapting to non-automobile trips, and lacking appeal to
the upscale market, some development companies are turning to the
“lifestyle centre”, which attempts to strike a balance between the mall
17
shopping experience and the need for big box specialty tenants to create a regional draw. The
International Council of Shopping Centers (ICSC) defines a lifestyle centre as follows:
“Most often located near affluent residential neighborhoods, this center type caters to the retail
needs and “lifestyle” pursuits of consumers in its trading area. It has an open-air configuration
and typically includes at least 50,000 square feet of retail space occupied by upscale national
chain specialty stores. Other elements differentiate the lifestyle center in its role as a
multipurpose leisure-time destination, including restaurants, entertainment, and design ambience
and amenities such as fountains and street furniture that are conducive to casual browsing.
These centers may be anchored by one or more conventional or fashion specialty department
stores.” (ICSC)
Now the retail development of choice in the USA, as the National Research Centre in the US states,
“lifestyle centers are to the 2000’s as power centers were to the 1990’s”. There are over 100 lifestyle
centres in the US, with over one third built since 2000 and more in the pipeline.
In Canada, lifestyle centres have been difficult to develop owing to
a range of factors, including inclement winter weather, a shortage
of “unique” and high end specialty retailers, and a lack of large high
income concentrations needed to support these types of centres.
Hybrids of the US lifestyle centres – referred to as “power towns”
are beginning to emerge in Canada. These include a mix of big
box and “main street” retailing, with fewer high-end tenants than
lifestyle centres, but with a greater emphasis on exterior design
features.
Power centres continue to enhance their tenant selections and design standards, while enclosed regional
mall owners are expanding, remerchandising and repositioning their properties to maintain their
competitiveness and relevance to today’s consumers. Established retail chains, which once exclusively
leased mall locations have developed strategies to compete more effectively against new format retailing,
including expansion, relocation, refurbishing, spin-offs, differentiation, and consolidation. Some chains
are expanding their size, merchandise selection and range of service to enable them to better adapt to
power centre retailing.
Supermarkets, for example, are now including a wide range of nongrocery merchandise, such as pharmaceuticals, cosmetics, home
furnishings, electronics, apparel, other general merchandise and a
range of services (including health clubs, dry cleaners, medical
centres, etc.). Drugs stores and department stores are also
expanding their merchandise to include food. This has resulted in
supermarket and drug store sizes that are significantly larger than
their traditional counterparts.
These trends have had a significant impact on commercial planning policy, particularly with respect to all
levels of the retail hierarchy. For example, neighbourhood centre sites were usually planned to be
anchored by a traditional 30,000 to 50,000 square foot supermarket anchor and a similar amount of
ancillary space, requiring some 5 to 10 acres. Today, some individual supermarkets of up to 140,000
18
square feet or larger are being developed in conjunction with other big box retailers at strategic
intersections and highway interchanges, replacing the need for smaller neighbourhood oriented
developments in certain locations. These large format supermarkets contain many of the stores and
services typically found in entire neighbourhood shopping centres.
This retail “supersizing” has had a more profound impact on the middle-sized shopping centres, which
once relied on a single discount department store and supermarket anchor. As discount retailing has
become so ingrained in the function of power centres and because the traditional community or district
centre sites were too small or poorly located to support big box clusters, many mid-sized centres have
been converted to non-retail uses. In many cases, the function of these centres is being replaced by the
power centre.
For the most part, however, the largest enclosed regional shopping centres have continued to thrive due
to their scale and lack of new enclosed competition. However, to address new retailing trends, many
have been forced to replace older anchors with new format retailers and to accommodate big box tenants
on “out parcels” situated within their parking areas.
These trends have influenced both development and planning policies in a number of ways.
•
Many developing municipalities that had designated lands for landmark commercial and mixed
use projects intended as a centre piece for new community development have had to
accommodate power centre type retailing that bore little resemblance to the initial concepts.
Kanata Town Centre in Ottawa, for example was intended to be an enclosed regional shopping
centre. While the initial phase of the actual development was little more than a big box centre,
planners worked with the developers to “soften” the second phase through the introduction of
pedestrian linkages and heightened exterior design standards.
•
A number of municipalities are now faced with the potential closure or downsizing of smaller
neighbourhood centres that are replaced with modern large format supermarkets which are
capable of providing an extensive array of both merchandise and services. The issue faced by
planners is whether residents are better served by a multiple number of older and limited service
stores near to their homes or by a single large format supermarket capable of serving a larger
area with enhanced services and merchandise selections.
•
Some sites originally designated as part of the retail hierarchy are not large enough to
accommodate the needs of large format retailers.
•
Because large format retailing requires space extensive sites and often has a large wholesaling
component, many developers prefer business park locations, which can put a strain on the local
supply of employment lands. Locations in proximity to 400 series highways are also important to
enable large format retailers to serve regional markets. This can also create a conflict for
municipalities, in that these locations are often the same ones most desirable for employment
lands.
19
3.2
Commercial Land Use Classifications in Oakville
The land use policies in the Town of Oakville Official Plan establish six categories of commercial land
use. These designations (Part D, Section 2 of Official Plan) are intended to reflect a classification of the
retail hierarchy based on retail function. Most of these designations are established at the Community
Plan or District Plan and can be modified, refined or otherwise defined in the development of these plans
with an amendment to Part D, Section 2 of the Official Plan. As defined in Part D, Section 2, these
designations include:
1. Central Business District & Uptown Core – A wide variety of uses are permitted, including
retail, offices, hotel, services, entertainment, government, institutional, cultural, research,
social facilities, residential and others. This includes the CBD, which is the historic downtown
or business district of Oakville. The Uptown Core is located further to the north at Trafalgar
Road and Dundas Street. The Uptown Core is designed to be the focus of the northern urban
area. A portion of Kerr Street has also been defined in the Old Oakville Community Plan as
Central Business District.
2. Regional Shopping Centre – Oakville Place is the only regional shopping centre in the Town
of Oakville. Similar to the CBD and Uptown Core, the regional shopping centre designation
allows for a broad range of retail/service uses. It is intended to serve the entire Town of
Oakville and beyond.
3. Community Shopping Area – There are approximately 20 Community Shopping Areas
(CSA) designated in the Town of Oakville, the locations of which are established in the
Community Plans. In the context of the Town of Oakville OP, Community Shopping Areas can
either be in the form of a Street-Orientated Business District or a Shopping Centre. CSA’s are
primarily intended to serve the communities in which they are located. A Shopping Centre can
occupy a single site of not more than 8.5 hectares of which no single use may occupy more
than 50% of the permitted building area on the site.
4. Arterial Commercial Area – Arterial commercial areas are intended to be limited to a small
number of locations along arterial roads and are encouraged to develop in a nodal or campus
fashion. The uses in these designated areas are meant to serve the travelling public and
automobile using consumers. Permitted uses include retail warehouses, auto commercial,
service commercial, office uses, and others. Department stores and food stores are not
permitted, although large scale retail uses can include a portion of retail food sales.
5. Neighbourhood Commercial Centre – Retail uses within this designation are intended to
serve the day-to-day retail/service needs of the neighbourhoods in which they are located.
The maximum gross floor area permitted is not to exceed 10,000 m2 (107,000 square feet)
and the site size is not to exceed 4 hectares. There are approximately 13 neighbourhood
commercial centres (NCC) designated in the Town of Oakville Community Plans.
6. Convenience Commercial Centre – Similar to the neighbourhood commercial designation,
Convenience Commercial Centres are intended to serve the day-to-day needs of the residents
in the immediate surrounding neighbourhood. The maximum site area is not to exceed 0.8
hectares. The maximum gross floor area permitted to not to exceed 2,000 m2 (21,500 square
20
feet) and no single use may occupy more than 35% of the total permitted building area on the
site.
In addition to the Commercial designations established in the Official Plan, the Employment designation
includes permissions for certain retail and service commercial uses. At the Community/ District Plan
level, the Mixed Use and Commercial Residential designations also permit retail and service space.
Together with the commercial land use designations in Part D of the Official Plan, these form the basis for
the provision of a wide range of retail and service commercial uses for the residents of Oakville.
The retail hierarchy provided in the Oakville Official Plan and the associated policies provide a framework
for retail development in Oakville. However, in some instances the commercial designations and the
associated policies in the Official Plan are not necessarily consistent with the existing commercial uses
and retail function that has evolved. In many instances, our review of the OP designation of a retail
centre and the actual function of that retail centre can vary. For instance, the Oakville OP categorizes
Oakville Town Centre I as Community Shopping Area and Oakville Town Centre II as Arterial
Commercial. Given the number of large format retail uses in each, both centres serve the same function
and can be viewed as functioning as a sub-regional node. In order to understand the Town’s retail
structure we have developed a categorization system based on retail function within the hierarchy. For
our analysis, this categorization is more appropriate than the Official Plan designations, in that it
recognizes actual commercial draws and functions, in the light of new and emerging trends.
We would note that the following categories are based on general commercial function and are not
intended to reflect Official Plan designations.
•
Regional Shopping Centre – As in the Official Plan, Oakville Place is the regional shopping
centre in Oakville;
•
Sub-Regional – This classification recognizes the wide
draw of the large format retail uses in Winston Park,
Oakville Town Centre I & II, and the Uptown Core. Based on
licence plate data, these centres have larger trade areas
than community/district nodes but do not penetrate into all
parts of Oakville;
Oakville Town Centre I
•
Community/District Centres – Community/District centres is an older designation for centres
serving an area beyond the local neighbourhood, but below that of a sub-regional centre. As
noted earlier, this level of the hierarchy has been impacted the most by large format retailing. In
Oakville, we have identified two of centres within the community/district level of the hierarchy:
Trafalgar Village and Hopedale Mall. Trafalgar Village is anchored by a Home Depot and No Frills;
and Hopedale Mall by a Zellers and Dominion.
•
Neighbourhood Centres – This classification relates to the smaller
retail centres usually anchored by small supermarkets that serve the
local neighbourhoods. This classification is similar to the
Neighbourhood Commercial Centres designation in the OP.
21
Abbey Plaza
•
Convenience Centres – This classification is same as the Convenience Commercial Centre
designation found in the OP.
•
Arterial (Auto Orientated) – This classification is similar to
that OP definition with the exception of the large format
retailing use nodes, which have been classified as subregional. This classification encompasses linear
retail/service uses located on arterial roads serving the
automobile using consumer.
Speers Road
•
Shopping Street – This classification relates to the street-front
retail uses located in the CBD, Bronte Village and Kerr Street.
•
Employment – This classification relates to the retail and
service commercial uses located in employment areas. For the
most part these uses serve the surrounding employment areas
and in many cases are automobile related.
3.3
Kerr Street
Oakville Inventory by Centre Classification
This section examines the amount of retail/service space in the Town of Oakville. For the purpose of this
study we have divided Oakville into three areas: South, North-East (includes north of Dundas area) and
North-West. These three sectors will form the basis for our inventory analysis, as well as our warranted
space analysis. A detailed overview of specific commercial nodes in Oakville is provided in Appendix D.
Most of the retail space in Oakville is concentrated along the Trafalgar Road north-south corridor, which
includes the CBD (Central Business District), the Oakville Place regional shopping centre, and the
evolving Uptown Core retail area with a large number of new format retailers. Other major
concentrations include the sub-regional serving space in the Oakville Town Centres I and II at Dorval
Drive and the QEW, and in the Dundas/Winston Churchill/Highway 403 node bordering the City of
Mississauga.
The following observations are made in terms of the distribution of retail and service commercial space by
function:
•
•
•
The largest category of retail/service space is the sub-regional space, which includes a number
of space extensive new format retailers.
The second largest category of retail/service space is the shopping street category which
includes downtown Oakville, Bronte Village (including Bronte Village Mall), and Kerr Street. This
category accounts for about 1.2 million square feet of retail/service space, or approximately
18.8% of Oakville’s total commercial space. Downtown Oakville accounts for about 74% of this
space.
The smallest category of retail/service space is the convenience centres category followed by the
regional shopping centre category which account for 5.1% and 6.5% respectively of the total
space.
22
In terms of the geographic distribution of Oakville’s retail/service space, the following observations can be
made:
•
•
•
Half of the retail/service space in Oakville is located in the South sector (i.e. south of the QEW).
Linear retail (such as downtown Oakville, Kerr Street, employment area retail, and arterial retail)
accounts for just under three quarters of the retail/service space in the South sector;
The North-East sector accounts for approximately 37.3 percent of the retail/service space. Within
the North-East sector the majority (76.3 percent) of retail/service space is located within regional
and sub-regional centres.
The North-West sector contains the least amount of retail/service space (12.6 percent). The
majority of space within this sector is found in sub-regional type centres, namely Oakville Town
Centre I & II.
23
Figure 3-1
DISTRIBUTION OF OAKVILLE RETAIL/SERVICE SPACE -URBANMETRICS CLASSIFICATION AND OP DESIGNATION
Square Feet
urbanMetrics Classification
Regional Shopping Centre
Regional Shopping Centre Total
Sub-Regional Nodes
Sub-Regional Nodes Total
Community/District Centre
Community/District Centre Total
Neighbourhood Centres
Neighbourhood Centres Total
Convenience Centres
Convenience Centres Total
Arterial (Auto Orientated)
Arterial (Auto Orientated) Total
Employment Areas
Employment Areas Total
Shopping Street
urbanMetrics Macro Cluster
North-East
North-West
Oakville OP Designation
South
Grand Total
408,476
408,476
420,231
n.a.
739,713
279,284
1,439,228
n.a.
n.a.
n.a.
229,789
n.a.
229,789
n.a.
93,049
13,636
n.a.
n.a.
106,685
216
198,106
n.a.
19,344
217,666
n.a.
n.a.
n.a.
n.a.
n.a.
n.a.
2,401,844
n.a.
n.a.
n.a.
242,087
185,790
n.a.
427,877
n.a.
n.a.
n.a.
152,770
n.a.
152,770
22,352
107,989
n.a.
n.a.
6,100
136,441
9,665
10,500
750
21,732
42,647
40,100
40,100
n.a.
n.a.
n.a.
n.a.
799,835
n.a.
n.a.
n.a.
n.a.
n.a.
n.a.
n.a.
211,597
209,791
421,388
216,160
44,000
260,160
31,862
44,430
n.a.
3,060
n.a.
79,352
42,862
435,694
143,960
18,312
640,828
550,767
550,767
883,157
256,820
56,775
1,196,752
3,149,247
408,476
408,476
420,231
242,087
925,503
279,284
1,867,105
211,597
209,791
421,388
598,719
44,000
642,719
54,214
245,468
13,636
3,060
6,100
322,478
52,743
644,300
144,710
59,388
901,141
590,867
590,867
883,157
256,820
56,775
1,196,752
6,350,926
North-East
North-West
South
Grand Total
17.0%
59.9%
0.0%
9.6%
4.4%
9.1%
0.0%
0.0%
100.0%
0.0%
53.5%
0.0%
19.1%
17.1%
5.3%
5.0%
0.0%
100.0%
0.0%
0.0%
13.4%
8.3%
2.5%
20.3%
17.5%
38.0%
100.0%
6.4%
29.4%
6.6%
10.1%
5.1%
14.2%
9.3%
18.8%
100.0%
North-East
North-West
South
Grand Total
100.0%
77.1%
0.0%
35.8%
33.1%
24.2%
0.0%
0.0%
37.8%
0.0%
22.9%
0.0%
23.8%
42.3%
4.7%
6.8%
0.0%
12.6%
0.0%
0.0%
100.0%
40.5%
24.6%
71.1%
93.2%
100.0%
49.6%
100.0%
100.0%
100.0%
100.0%
100.0%
100.0%
100.0%
100.0%
100.0%
North-East
North-West
South
Grand Total
Central Retail Area (Uptown Core)
Community Shopping Area (Brote Village)
Arterial Commercial
Employment
Mixed Use
Neighbourhood Commercial
Convenience Commercial Centre
Commercial Residential (Kerr St.)
No OP Designation
Arterial Commercial
Mixed Use
No OP Designation
Employment
CBD (Downtown Oakville)
Shopping Street Total
Grand Total
Percent Distribution
Sub-Regional Nodes
Convenience Centres
Employment Areas
Shopping Street
Grand Total
Sub-Regional Nodes
Convenience Centres
Employment Areas
Shopping Street
Grand Total
Sub-Regional Nodes
Convenience Centres
Employment Areas
Shopping Street
Grand Total
408,476
1,439,228
n.a.
229,789
106,685
217,666
n.a.
n.a.
2,401,844
n.a.
427,877
n.a.
152,770
136,441
42,647
40,100
n.a.
799,835
n.a.
n.a.
421,388
260,160
79,352
640,828
550,767
1,196,752
3,149,247
408,476
1,867,105
421,388
642,719
322,478
901,141
590,867
1,196,752
6,350,926
Source: urbanMetrics inc. based on the inventory provided by the Town of Oakville (December, 2004) and
updated by urbanMetrics. Inc.
24
Figure 3-2: Commercial Space by Retail Node Type
Commercial Space (SF) by Retail Node Type
Uptown Core
Winston Park
Oakville TC I & II
Sub-Regional Nodes
Shopping Street
Employment Areas
Convenience Centres
-
3.4
500,000
1,000,000
1,500,000
2,000,000
Oakville Inventory by Store Type
This section examines the Oakville inventory by store type. For the purpose of this analysis we have
utilized the following definitions of retail space as described below:
•
•
•
•
•
Shopping Centre-Inclined Retail – Included within this category are GAFO (general
merchandise, apparel, home furnishings and other specialty stores) and home improvement.
Convenience Goods Retail – This group of retail uses includes food stores, pharmacies &
personal care. Liquor/beer/wine beverage stores have also been included.
Services – This includes all services (excluding automotive) and includes food services, personal
services, financial services, health care services, and others.
Automotive – This includes all automotive uses, including automobile dealerships, garages, gas
stations, and a range of automotive service uses.
Vacant
Figure 3-3 summarizes the distribution of Oakville retail/service space by the type of retail. The shopping
centreinclined category accounts for the largest category of space (40%), followed by services (31%),
convenience goods retail (16%), and automotive (9%). Vacant space represents less than 5%, which is
an indicator of a healthy market.
25
Figure 3-3
TOWN OF OAKVILLE
SUMMARY: DISTRIBUTION OF SPACE BY TYPE AND LOCATION, December 2004
Category
North-East
Sq.Ft.
Shopping Centre-Inclined
North-West
% of Total
Sq.Ft.
South
% of Total
1,336,502
56%
299,225
37%
Convenience Goods (including
Liquor/Beer/Wine)
374,938
16%
181,581
Services
565,719
24%
282,395
Automotive Sum
41,368
2%
Vacant
83,317
2,401,844
Grand Total
Sq.Ft.
Total Sq.Ft.
Total % of
Total
% of Total
882,734
28%
2,518,461
40%
23%
459,955
15%
1,016,474
16%
35%
1,117,105
35%
1,965,219
31%
27,534
3%
505,162
16%
574,064
9%
3%
9,100
1%
184,291
6%
276,708
4%
100%
799,835
100%
3,149,247
100%
6,350,926
100%
See Appendix D for details.
TOWN OF OAKVILLE, COMMERCIAL SPACE (2004)
Vacant
276,708
4%
Shopping Centre
Inclined Retail
2,518,461
40%
Automotive
574,064
9%
Services
1,965,219
31%
Convenience Goods
Retail
1,016,474
16%
In terms of the geographical distribution of the retail space by sector, the following observations can be
made:
•
With the largest amount of regional and sub-regional centre space, the shopping centre-inclined
retail category accounts for the majority of space in the North-East sector (56%).
•
In the North-West, the shopping centre-inclined retail accounts for the most space at 37%, with
service space at 35%.
•
In the South sector, service space accounts for the most space at 35%, with shopping centreinclined retail comprising 28%.
26
3.5
Per Capita Distribution of Retail/Service Space
This section examines the distribution of space in Oakville on a per capita basis, which provides a
general indication of service level.
Figures 3-4 illustrates the per capita retail space based on retail function and sector location. Of note is
North-West sector which has the least amount of retail and service space per capita.
Figure 3-4:
PER CAPITA RETAIL/SERVICE SPACE (RETAIL FUNCTION)
North-East
2005 Population
Sub-Regional Nodes
Convenience Centres
Shopping Street
Employment Areas
Grand Total
North-West
South
53,812
39,984
72,804
26.7
n.a.
4.3
2.0
n.a.
4.0
n.a.
44.6
n.a.
10.7
n.a.
3.8
3.4
n.a.
1.1
1.0
20.0
n.a.
n.a.
5.8
4.6
1.1
15.4
8.8
7.6
43.3
Grand Total
166,600
11.2
2.5
4.3
1.9
6.7
5.4
3.5
38.1
1) Based on inventory provided by the Town of Oakville (December 2004) and selected updates by urbanMetrics inc.
Figure 3-5 summarizes the space per capita in Oakville by store type. A comparison to the 1994
inventory undertaken by John Winter Associates has also been provided.
•
Since 1994, the shopping centre-included retail space has increased by 60%, with a corresponding
increasing in space per capita for this store category from 12.8 to 15.1 square feet.
•
For the convenience goods retail, the increase in space is about 50%, with an increase in space per
capita from 5.5 to 6.1 square feet.
•
In the service sector, increases in space amount to about 66%, with an increase in space per capita
from 9.7 to 11.8 square feet.
•
Vacant space has declined significantly since 1994 (by 44%).
•
Overall, the space per capita ratio has increased marginally from 37.5 square feet to 38.1 square
feet.
27
Figure 3-5
TOWN OF OAKVILLE, SQUARE FEET PER CAPITA
Total Sum of
(SQ.FT.) (2
Retail Category
POPULATION:
NAICS
Shopping CentreInclined Retail
Apparel
Furnishings
General Merchandise
General Merchandise - Department Store
Home Improvement
Miscellaneous
Miscellaneous - Used
Shopping Centre Inclined Sum
1994, Space
Per
Total Sum of
(SQ.FT.) (1
Capita
122,600
2005, Space
Per
% Change
in Sq. Ft.
Sq. Ft. Per
Capita
Change
Capita
166,600
233,062
208,135
111,778
404,249
313,734
292,098
11,245
1,574,301
1.9
1.7
0.9
3.3
2.6
2.4
0.1
12.8
379,145
370,975
312,044
429,157
439,101
541,739
46,301
2,518,461
2.3
2.2
1.9
2.6
2.6
3.3
0.3
15.1
62.7%
78.2%
179.2%
6.2%
40.0%
85.5%
311.7%
60.0%
0.4
0.5
1.0
-0.7
0.1
0.9
0.2
2.3
75,180
155,508
397,856
47,810
676,354
0.6
1.3
3.2
0.4
5.5
185,183
180,046
600,028
51,216
1,016,474
1.1
1.1
3.6
0.3
6.1
146.3%
15.8%
50.8%
7.1%
50.3%
0.5
-0.2
0.4
-0.1
0.6
44,817
139,980
145,227
429,124
80,050
56,871
61,646
25,635
114,500
65,760
20,637
1,184,247
0.4
1.1
1.2
3.5
0.7
0.5
0.5
0.2
0.9
0.5
0.2
9.7
20,192
265,465
176,232
580,435
188,400
52,461
289,984
14,936
244,583
88,069
44,462
1,965,219
0.1
1.6
1.1
3.5
1.1
0.3
1.7
0.1
1.5
0.5
0.3
11.8
-54.9%
89.6%
21.3%
35.3%
135.4%
-7.8%
370.4%
-41.7%
113.6%
33.9%
115.4%
65.9%
-0.2
0.5
-0.1
0.0
0.5
-0.1
1.2
-0.1
0.5
0.0
0.1
2.1
Automotive (including Service & Retail)
666,327
5.4
574,064
3.4
-13.8%
-2.0
Vacant
492,174
4.0
276,708
1.7
-43.8%
-2.4
4,593,403
37.5
6,350,926
38.1
38.3%
0.7
Convenience Goods
Retail
Pharmacies & Personal Care
Grocery/Specialty Food
Supermarket
Beverage (Liquor/Beer/Wine)
Convenience Goods Retail Sum
Services
Consumer Services Rental
Entertainment
Finance and Insurance
Food Services
Health Care Services
Insurance and Real Estate
Other Service
Personal and Household Goods Repair
Personal Care Services
Professional, Scientific & Technical Services
Selected Office Administrative Services
Services Sum
Grand Total
1) Based on inventory conducted by the Town of Oakville, December 2004 and reviewed/revised by urbanMetrics in September 2005.
2) Based on John Winter Associates Limited, 1994 report (pages D-6 to D-10), modified by urbanMetrics inc. to correspond to the NAICS.
In Figure 3-6, we have provided an illustration of the distribution of population and commercial space. As
indicated by this figure, some areas of the Town are better served than others. South Oakville, for
example, has a greater share of commercial space than population. This level of service is even more
pronounced because south Oakville is also served by the facilities on the north side of the QEW, such as
Oakville Place and Oakville Town Centre I and II, which are included as part of the space in the Northeast. By comparison, the North-west sector of the Town has about half as much commercial space as
might be expected given its population size.
28
Figure 3-6:
Distribution of Retail Space and Population
Northeast Oakville
38% of Com. Space
32% of Population
NorthNorth-East
South Oakville
Northwest Oakville
NorthNorth-West
12% of Com. Space
24% of Population
South Oakville
50% of Com. Space
44% of Population
Trad
3.6
Designated/Proposed Retail Space
Figures 3-7 and 3-8 outline the potential commercial space additions in Oakville. The total space on sites
with approved planning applications amounts to approximately 781,100 square feet. The approved
space includes 13 projects, the largest of these is the 589,980 square foot Riocan Power Centre on the
Burloak employment lands. Four projects require a site plan agreement with a total of about 92,505
square feet, while a small amount of
Figure 3-7:
approved expansion potential is available
Town of Oakville Committed and Proposed Commercial Space
on several existing centres. Over 600,000
square feet could be added on vacant and
Approval Status
Square Feet GLA
designated sites, primarily in Palermo
Approved
781,100
Site Plan Agreement
92,505
Centre, as well as sites requiring either or
Expansion Potential
33,448
both a rezoning and an OPA. Market
Vacant Designated
645,200
potential also exists for over 1,000,000
Zoning/OPA
295,860
(1
square feet north of Dundas Street.
North Oakville
1,058,000
2,906,113
The space identified for the lands north of
Dundas Street represent the development
Source: urbanMetrics inc.
potential identified in the July 31, 2003,
1) Based on July 31, 2003 Retail Commercial Space Needs Update Analysis North
Oakville , W. Scott Morgan. Scenario A Space Requirements adjusted by urbanMetrics
Retail and Commercial Space Needs
inc. for a projected 2021 Population of 41,519.
Study by Scott Morgan. In this study, Mr.
29
Morgan projects demand for a capacity population of 52,600. In our study, we have assumed that by
2021, the North Oakville population will reach 41,519 based on August, 2005 projections provided by the
Town. As a result, the North Oakville space projections have been adjusted to reflect the incremental
population in place by the end of our study period. In total, the space identified on Figure 3-7 amounts
to just over 2.9 million square feet.
30
Figure 3-8: Proposed New Commercial Developments
9
8
17
12
15
16
18
24
13
East
North
30
14
27
23 26
25 7
28
6
5 11
1
29
31
4
3
22
21
West
South
2
19
10 20
Retail Proposals
Map
No.
1
2
3
4
5
6
7
8
9
10
11
12
13
19
Zoning Amendments
Address
85 Navy Street
1515 Rebecca St
3021 West Oak Trails Blvd
345 Speers Road
271 Cross Ave
1133 Monastery Dr
2013 Kingsridge Dr
2800 Portland Dr
2947 Portland Dr
3420 Rebecca Street
361 Cornwall Road
609 Ford Drive
2530 Sixth Line
Burloak Employment Lands
Type
Retail new
Hopedale Mall expansion
Neighbourhood commercial development
Gas Station/Convenience
Restaurant
Retail addition
Retail new
Retail new
Retail new
Retail new
Retail plaza
Expansion of commercial building
Retail plaza expansion
Retail new
Size
3,875
67,321
8,901
3,196
6,124
2,421
14,014
12,066
12,001
25,197
13,874
22,130
n.a
589,980
Map
No.
18
20
21
22
23
24
Address
202 Oak Park Blvd.
Great Lakes Blvd
West Oak Trails Blvd
2418 Bronte Road
2274 Dundas Street W
523 Maple Grove Dr
Type
Retail new
Retail new
Retail new
Retail new
Retail new
Retail new
Size
215,278
21,780
20,720
16,145
13,411
8,526
Vacant Designated Lands
Map
No.
25
26
27
28
Address
Dundas Street & Postmaster Drive
Third Line & Kinsridge Road - NW
Dundas Street & Third Line - NW
Palmero Village Centre
Size
91,800
57,600
90,000
405,800
Site Plan Amendments
Map
No.
14
15
16
17
Potential Expansions
Address
222 Cross Ave
230 Dundas Street E
2365 Trafalgar
2640 Sheridan Garden Drive
Type
Retail expansion
Retail expansion
Retail new
Retail new
Size
11,428
56,715
4,994
19,368
31
Map
No.
29
30
31
Address
Abbey Plaza - 1500 Upper Middle Road
RioCan Centre - Dundas Street & Neyagawa Blvd
Upper Middle Shopping Centre - 1500 Upper Middle Road
Size
8,299
6,785
18,364
4.
Warranted Retail Space
Our market analysis has included estimates of warranted retail space in the Town of Oakville for a
number of major store types, including:
•
Convenience Goods Stores – Supermarkets
•
Convenience Goods Stores – Grocery/Specialty Food Stores
•
Convenience Goods Stores – Pharmacies and Health/Personal care stores
•
Shopping Centre-Inclined Retail – GAFO, including general merchandise (department stores,
Canadian Tire, Costco, Sam’s Club, variety stores, etc.), apparel/accessories, home
furnishings, and miscellaneous other specialty stores
•
Shopping Centre-Inclined Retail – Home improvement, including hardware, building centres,
paint/paper stores etc.
These estimates of warranted space are based on a residual analysis approach which is considered
appropriate for long term land-use planning as it does not encroach on the sales of existing stores in
Oakville to support additional space. The following summarizes our methodology utilized to calculate
warranted space for each store type analyzed:
1. For each Oakville Sector (see Figure 4-1), the existing Oakville share has been estimated based
on the results of the telephone consumer survey.
2. Future Oakville market shares have been forecast over the study period (2005 to 2021), based
on an estimate of the opportunity for recapture of expenditures currently leaving the community.
These forecast shares have been held constant over the forecast period analyzed.
3. By applying the Oakville shares to the available expenditure potential, the Oakville expenditure
potential from Oakville residents has been calculated.
4. The residual potential available or the net additional expenditure growth over the study area
period has been calculated.
5. Inflow sales have been added to the residual potential to calculate the total additional sales
volume available to new Oakville retail facilities.
6. The warranted space in each category has then been calculated based on expected sales
performance levels applied to the total sales volume available.
32
Figure 4-1
OAKVILLE ANALYSIS SECTORS
It should be noted our analysis excludes any adjustments in the existing percentage distribution of
expenditures by store type, the addition of sales transfers from existing stores in Oakville, or adjustments
on a store category basis for sales transfers that may occur from one major store category to another
given the merchandise overlaps between categories (e.g. from shopping centre-included retail to
convenience goods stores).
The following summarizes the results of our warranted space analyses (see Appendix E for details).
4.1
Warranted Convenience Goods Stores
4.1.1
Supermarket Space
There are currently 14 supermarkets located in the Town of Oakville comprising some 600,000 square
feet, with the new Real Canadian Superstore at Dundas Street and Trafalgar (North-East sector) the
largest at some 120,000 square feet. All the other supermarkets in Oakville are less than 55,000 square
feet.
Oakville residents are currently spending some $271.0 million in supermarkets of which an estimated
$250.9 million is spent in Oakville supermarkets (93%). Therefore, based on the existing inventory,
Oakville supermarkets are currently achieving average sales per square foot levels of about $490 per
square foot (assuming a 15% inflow factor), which is considered reasonable and within typical industry
norms.
Given the proximity of Oakville residents to Mississauga and Burlington, the already high Oakville share
is not expected to increase significantly in the future. We note, however, that with continued market
growth and real growth, additional supermarket space will be warranted in this market.
33
The total residual expenditure potential
Figure 4-2
available from Oakville residents has been
Supermarket Space Per Capita by
estimated at $46.4 million in 2011, increasing
Sector, 2005
to $145.0 million by 2021. Based on the
residual expenditures available from Oakville
4.9
5
residents and estimated inflow sales of some
3.6
4
3.2
2.6
15%, at least 121,307 square feet of new
3
2
supermarket space is warranted in Oakville by
1
2011 (at $450 per square foot), increasing to
0
341,176 square feet by 2021 (at $500 per
NorthNorth South
Total
East
West
Oakville
square foot). Based on population growth
phasing, the North-East sector of Oakville
(which includes the future urban growth area north of Dundas Street) will require the majority of this
space to serve the needs of these residents. As indicated in Figure 4-2, currently, the North-East sector
has the greatest proportion of supermarket space in Oakville in relation to the population, although it also
includes the largest supermarket.
Figure 4-3
Warranted Supermarket Space by Sector
(Based on Residual Potential Available by Sector)
Excludes Sales Transfers from Existing Stores in Oakville
400,000
North-West
350,000
300,000
341,176
North-East (excluding north of Dundas)
North-East (north of Dundas)
Sq. Ft. GLA
South
250,000
246,935
TOTAL
200,000
181,463
150,000
130,914
121,307
100,000
72,706
56,718
50,000
43,556
39,739
24,575
13,438
53,647
37,152
22,151
33,361
-
2011
4.1.2
2016
2021
Grocery/Specialty Food Stores
Grocery/specialty food store space in Oakville currently comprises some 180,046 square feet. Oakville
residents are currently spending some $66.6 million in grocery/specialty food stores of which an
estimated $61.3 million is spent in Oakville stores (93%). Therefore, based on the existing inventory,
Oakville grocery/specialty food stores are currently achieving average sales per square foot levels of
about $400 per square foot (assuming a 15% inflow factor), which is considered within typical industry
norms.
34
As with supermarkets, the already high Oakville share is not expected to increase significantly in the
future. We note, however, that with continued market growth and real growth, additional
grocery/specialty food store space will be warranted in this market.
The total residual expenditure potential available from Oakville residents has been estimated at $11.1
million in 2011, increasing to $34.3 million by 2021. Based on the residual expenditures available from
Oakville residents and estimated inflow sales of some 15%, close to 101,000 square feet of new
grocery/specialty food store space is warranted in Oakville by 2021 (at $400 per square foot). As with
supermarket space, the North-East sector (north of Dundas portion in particular) of Oakville will require
the majority of this space to serve the needs of these residents.
Figure 4-4
Warranted Grocery/ Specialty Food Store Space by Sector
(Based on the residual potential available by sector)
120,000
North-West
100,882
100,000
North-East (North of Dundas)
Sq. Ft. GLA
80,000
South
74,039
TOTAL
60,000
51,676
37,311
40,000
37,834
22,353
20,000
17,569
17,353
12,587
12,437
12,235
8,403
3,883
6,402
9,500
-
2011
4.1.3
2016
2021
Pharmacies and Health Care Stores
Pharmacies and Health Care stores in Oakville currently comprise some 185,183 square feet. Oakville
residents are currently spending some $137.9 million in pharmacies and health care stores (includes
optical, cosmetics, vitamin stores) of which an estimated $131 million is spent in Oakville stores (95%).
Therefore, based on the existing inventory, Oakville pharmacies and health care stores are currently
achieving average sales per square foot levels of about $830 per square foot (assuming a 15% inflow
factor), which is considered within typical industry norms.
The total residual expenditure potential available from Oakville residents has been estimated at $23.5
million in 2011, increasing to $72.7 million by 2021. Based on the residual expenditures available from
Oakville residents and estimated inflow sales of some 15%, approximately 214,000 square feet of new
pharmacies and health care store space is warranted in Oakville by 2021 (at $800 per square foot). As
with food store space, the North-East sector of Oakville will require the majority of this space to serve the
needs of these residents.
35
Figure 4-5
Warranted Pharmacy & Health Care Space by Sector
120,000
North-West
100,623
North-East (excludes North of Dundas)
100,000
South
Sq. Ft. GLA
80,000
TOTAL
71,301
60,000
52,144
40,000
36,834
34,559
21,038
20,000
17,855
16,114
12,121
12,025
11,029
7,794
3,710
6,232
9,586
2011
2016
36
2021
4.2
Warranted Shopping Centre-Inclined Retail
Oakville residents are currently spending some $634.5 million in GAFO stores (i.e. general merchandise,
apparel, furnishings and other specialty stores), with the 2.0 million square feet of GAFO space in
Oakville capturing $407.1 million (64%). With $227.4 million dollars currently flowing outside Oakville
(36%), opportunities exist to recapture a portion of these sales with new GAFO space in Oakville.
With recapture opportunities, an increase in the average Oakville share from 64% to 72% over the
forecast period would yield some 747,000 square feet of additional GAFO space by 2011 (at $300 per
square foot), increasing to almost 1.6 million square feet by 2021 (at $350 per square foot). The
estimated increase in recapture by Oakville sector assumes that Mississauga and Burlington and other
higher order centres in the GTA would continue to exert an influence on Oakville residents’ expenditures.
This analysis includes inflow sales from outside Oakville of 25%.
Figure 4-6
Warranted GAFO Space by Sector
1,800,000
North-West
Sq. Ft. GLA
1,600,000
1,588,190
1,400,000
1,200,000
South
1,000,000
1,217,231
TOTAL
747,111
800,000
704,726
600,000
525,275
400,000
225,778
230,222
200,000
222,473
129,559
88,879
68,638
379,048
374,857
297,436
305,641
-
2011
4.3
2016
2021
Warranted Home Improvement Space
Oakville residents are currently spending $117.3 million in home improvement stores, of which an
estimated $82.8 million is captured by Oakville stores (71%). Currently, there is close to 542,000 square
feet of home improvement space in Oakville, which includes building centres, hardware stores,
paint/paper stores and a range of other building supply stores. Many of these stores serve both the
household consumer and the trades. In the future, with continued market growth, real growth and
recapture opportunities, additional home improvement space will also be warranted in this market.
37
With an average future capture rate of 78%, the residual potential available from household consumers
has been estimated at $32.0 million in 2011, increasing to $81.3 million by 2021. Based on inflow sales
of 25%, close to 310,000 square feet of new home improvement space would be warranted by 2021.
Figure 4-7
Warranted Home Improvement Space by Sector
350,000
300,000
North-West
South
TOTAL
309,714
Sq. Ft. GLA
250,000
235,077
200,000
142,222
150,000
143,198
108,774
100,000
76,190
64,000
60,308
50,000
43,556
49,929
47,590
33,333
26,326
18,405
15,404
2011
4.4
2016
2021
Summary of Additional Warranted Retail Space
A summary of the amount of warranted additional retail space in Oakville by major store type over the
2011 to 2021 period is presented in Figure 4-8. In total, by 2021 over 2.4 million square feet of additional
retail space is warranted in Oakville (excluding any potential sales transfers from existing stores), with
about 46% of this future demand attributable to the future population growth expected in the area north of
Dundas Street.
It should be noted that our analysis of warranted space is considered a guideline only and must be
evaluated in the context of the assumptions utilized, including average sales per square foot levels, inflow
and recapture. In the longer term, increased recapture opportunities for Oakville stores may exist which
would increase warranted space. There is also the potential, however, that new retail projects located
outside of Oakville could capture a larger share of residents’ expenditures than anticipated. Our analysis
does not include sales transfers from existing retail stores in Oakville, however, this does not preclude a
specific development proposal that exceeds the available residual potential or warranted space estimate.
It may be viable and acceptable from a market impact standpoint if the level of sales transfers required
from existing stores in Oakville and the expected rate of recovery of those sales is such that it does not
38
create critical impact (i.e. store closure) or affect the planned function of the commercial structure in
Oakville.
Figure 4-8
SUMMARY
OAKVILLE - ADDITIONAL WARRANTED SELECTED RETAIL SPACE (Sq. Ft. GLA)
2011
2016
2021
Excluding Sales Transfers
Convenience Goods (Food/Health & Personal Care)
Supermarket
Grocery/Specialty Food
TOTAL
121,307
37,311
34,559
193,177
246,935
74,039
71,301
392,275
341,176
100,882
100,623
542,682
747,111
142,222
889,333
1,217,231
235,077
1,452,308
1,588,190
309,714
1,897,905
1,082,510
1,844,583
2,440,586
336,983
445,644
456,350
981,700
567,145
1,341,540
North of Dundas Portion
340,570
839,631
1,133,207
Other North-East
105,074
142,069
208,333
299,884
1,082,510
406,534
1,844,583
531,902
2,440,586
Shopping Centre-Inclined Retail
GAFO
Home Improvement
TOTAL
Total Additional Retail Space Warranted
Allocation by Sector Based on Residual Potential Only:
North-West
North-East
South
TOTAL OAKVILLE
% Distribution
North-West
North-East
North of Dundas Portion
Other North-East
South
TOTAL OAKVILLE
31.1%
41.2%
24.7%
53.2%
23.2%
55.0%
31.5%
45.5%
46.4%
9.7%
7.7%
8.5%
27.7%
100.0%
22.0%
100.0%
21.8%
100.0%
Future Market Demand for Retail Space by Location,
2021
(sq. ft. GLA)
Future Retail Space Demand, 2021 - Oakville
(Excludes sales transfers from existing stores in Oakville)
Convenience
Goods Retail
542,682
22%
Other Oakville
1,307,380
54%
Shopping CentreInclined Retail
1,897,905
78%
39
North of Dundas
1,133,207
46%
5.
Warranted Other Retail/Service Space
The following section examines the future demand for other retail and service orientated space in the
Town of Oakville based on a per capita space ratio technique. It must be recognized that this approach
imposes a somewhat generic or “typical” set of market demand conditions on the current and future
population of Oakville. These conditions are based on existing service levels in Oakville and
observations made in a variety of other market areas and, as such, cannot directly reflect special
circumstances or characteristics such as level of income and regional or local preferences for
merchandise lines or store chains. Furthermore, the emergence of new retail industry trends or store
formats can result in changing per capita space ratios over time and therefore, flexibility and a realistic
interpretation of the findings is important to the application of this approach.
The following retail and service space facilities are included in this analysis:
•
•
•
•
•
•
•
•
•
Food services, including restaurants and fast food;
Personal care services, including hair salons, dry cleaners;
Beverage retail stores including liquor/beer/wine outlets;
Entertainment services, including theatres, arcades, bowling alleys, and similar
establishments;
Financial services, including banks, trust companies and credit unions;
Health Care services
Consumer Goods rental and repair
Local serving offices, including real estate agencies, travel agencies, accounting and
legal offices, financial advisors, and similar establishments
Automotive uses, including automotive service.
Currently, there is 15.5 square feet per capita of this other retail and service space in Oakville. With a
forecast increase in per capita service levels in the future to 18.0 by 2021 and a population growth of
close to 74,000 persons, some 1.3 million square feet of other retail and service space would be
warranted in Oakville (assuming that inflow is equal to outflow) (see Appendix F for details).
Figure 5-1
Warranted Additional Other Retail/Service Space in
Oakville (Sq. Ft. GLA)
1,331,586
1,400,000
1,200,000
894,692
1,000,000
800,000
600,000
399,012
400,000
200,000
0
2011
2016
40
2021
6.
Based on the analysis of warranted space, development trends, and our review of the existing retail
structure in Oakville, we have arrived at a number of recommendations relating to warranted space in
each major store type and service category, including:
o
the distribution of space by level of the retail hierarchy and format; and,
o
the geographic distribution of retail and service commercial space based on future population
growth patterns, as well as existing and anticipated land use and road patterns.
In addition, we have also provided a discussion of the adequacy of the existing hierarchy and commercial
structure with regards to current trends, and how this may be influenced by future trends.
Figure 6-1:
TOWN OF OAKVILLE
SUMMARY OF ADDITIONAL WARRANTED SPACE (Square Feet GLA)
2011
Convenience Goods Stores:
Supermarket
2016
2021
121,300
246,900
341,200
Grocery/Other Food
37,300
74,000
100,900
Health & Personal Care
34,600
71,300
100,600
Shopping Centre-Inclined Retail:
GAFO
747,100
1,217,200
1,588,200
Home Improvement
142,200
235,100
309,700
TOTAL Additional Retail
Space Warranted
1,082,500
1,844,600
2,440,600
Other Retail/Services
399,000
1,481,500
to
1,646,100
894,700
2,739,300
to
3,043,700
1,331,600
3,772,200
to
4,191,300
TOTAL
(excluding transfers from existing)
(plus 10% for transfers from existing)
NOTES: Rounded to the nearest 100 sq.ft.
Health & Personal Care includes pharmacies, optical, cosmetics, vitamin stores, medical equipment
GAFO includes general merchandise, apparel, furnishings, other miscellaneous non-food store retail.
Home Improvement includes building centres, home centres, building supplies, hardware, paint/paper, garden centres
etc.
41
6.1
Allocation of Growth to Proposed and Committed Projects
As noted by the diagram below,
market demand to 2021 will
support between 3.8 and 4.2 million
square feet of new retail space.
The vast majority of this space –
some 2.9 million square feet has
already been committed or is in
advanced
planning
stages.
Furthermore, the vast majority of
the proposed and committed space
will accrue to a number of strategic
growth areas, including: the
Uptown Core, the RioCan Power
Centre site at Burloak and the
QEW, the Palermo future growth
area and the North Oakville future
growth area.
These new
commercial
concentrations
comprise almost 85% of the
proposed and committed space.
Once all of the proposed and
committed space is accounted for,
the residual unserved demand
amounts to between 800,000 and
1.3 million square feet of new
space.
6.2
Figure 6-2:
Allocation of Warranted Space to Committed
and Proposed Commercial Projects
Growth in
Market
Dto 2021d
Committed
Proposed New Supply,
including
Oakville
3.8 to 4.2
square feet
additional retail
service
2.9 million square
feet
Potential Additional
Lands
40 to 100 acres to
Accommodate from
800,000 to 1.3 million
sf of additional
space
Geographic Distribution of Future Space
With the completion of the committed and proposed commercial projects, the Town will have a strong
nodal commercial structure, comprised of six evenly spaced major nodes, complemented by a variety of
local serving centres and arterial commercial areas. The six major nodes are illustrated on Figure 6-3.
These nodes all have slightly different functions and all have a critical mass that enables them to serve a
large portion of Oakville, as well as the nearby population from other municipalities. These include:
•
Downtown Oakville is the community, service and tourist centre for Oakville. At 585,000 square
feet it is second only to the Winston Park Area and the Oakville Uptown Core in terms of current
size. Unlike other commercial nodes, however, the majority of space in the downtown is
occupied by service providers rather than retailers.
42
•
At just over 400,000 square feet, Oakville Place is a small regional shopping centre, but it is the
largest enclosed centre in Oakville and has one of the most strategic locations in the Town at
Trafalgar Road and the QEW.
•
Palermo Village is the last major new growth area in the Town south of Dundas Street. Some
405,000 square feet has been designated for this community, and will be a central commercial
focal point for the northwest.
•
Burloak – The Riocan Power Centre at approximately 590,000 square feet has been proposed at
this location to attract the relatively underserved southwestern portions of Oakville. This centre
has approval to proceed.
•
Winston Park, which borders Mississauga, is the largest retail cluster in eastern Oakville.
Including the Mississauga portion, this node comprises some 1.4 million square feet. Despite the
size of this cluster, its draw from Oakville is very limited.
•
The Uptown Core and Vicinity, is developing into the commercial focal point for north eastern
Oakville. It currently comprises some 660,000 square feet with expansion potential for a further
280,000 square feet. Furthermore, the Commercial Space Needs Study for North Oakville
conducted by Scott Morgan recommends that future major retail facilities for North Oakville be
concentrated around the Uptown Core. The Uptown Core would then exist as the largest
commercial concentration wholly in Oakville.
Figure: 6-3:
Oakville Commercial Structure – Major Nodes (existing/future)
Uptown Core
Palermo Village
Winston Park
Burloak
Midtown - Oakville Place
Downtown
Source: urbanMetrics inc.
43
These nodes will provide a strong basis for the commercial structure of Oakville moving forward.
Depending on the final planning for North Oakville, there will likely not be a need for additional major
commercial concentrations in the Town.
The residual uncommitted space amounts to between 800,000 to 1.3 million square feet. We would note
that the upper end of the range provides for some flexibility in space resulting from the transfer of sales
from existing retailers. The lower end of this range represents the space required purely by market
growth. When distributed over the entire municipality, this is a relatively small amount of space, but
should be sufficient to accommodate additional space not already accounted for by existing applications,
including:
•
•
•
•
Expansions to and intensification of existing commercial areas and nodes;
The accommodation of permitted commercial space within employment and arterial
commercial areas;
Lower order retail centres (i.e. convenience and neighbourhood centres) in new growth areas
not currently subject to existing applications or designations; and,
Commercial components in mixed use projects, not currently subject to existing applications
or designations.
In that we have been requested not to address the commercial space requirements in the new growth
area north of Dundas Street, the residual space also provides some flexibility with regards to the
warranted space projections developed in the Morgan study for this area.
6.3
New Space Formats
Figure 6-4 provides an overview of the most common store formats in Canada, and their development
potential in Oakville. Most future space in Oakville will be developed either as part of power centres or
part of retail clusters around power centres. As noted in Section 3 of this Study, alternatives to traditional
power centres are being developed in the United States and are beginning to emerge in Canada. These
types of centres, although anchored by traditional big box retailers, are being designed with a greater
emphasis on neighbourhood integration, on-site pedestrian movement, landscaping features,
entertainment activities and other elements to enhance the shopping experience. Where practical, these
trends should be encouraged in new developments through zoning and site plan agreements.
To round out the commercial infrastructure, will be a range of convenience and neighbourhood centres,
which would be oriented to convenience retail and services, as well as, commercial space in employment
areas and arterial roads, which would generally encompass retailers, such as automotive, home
improvement, and other retailers and service providers not appropriate for other levels of the hierarchy.
The neighbourhood and convenience centres have generally been accommodated for in the existing
designations and proposed developments, particularly, in the northwest.
44
Figure 6-4:
Town of Oakville
Potential Future Retail Formats
Commercial Format
Enclosed Regional Shopping
Centre
Existing Examples
• Oakville Town Centre
Sub-Regional/Power Centre
• Uptown Core
• Winston Park
• Oakville Town Centre I & II
• Hopedale Mall
• Trafalgar Village
Neighbourhood Centre and
Convenience Centres
• Upper Oakville S.C.
• Oaktown Plaza
• Fox Creek Plaza
Shopping Street
• Downtown Oakville
• Southern portion of Kerr
Street
• Bronte Village
• Speers Road
Arterial Commercial (Automotive)
45
Future Potential
No new centres anticipated given
current development trends.
Limited expansion potential on
existing site.
Will likely be format for largest
new retail concentrations. Next
generation of these centres
emphasizes more detail to
design and better integration with
existing communities.
Expansion to Hopedale Mall
planned. This mid-sized format
has had difficulty competing with
power centres, although some
niche locations may support
small power centres/large
neighbourhood shopping
centres.
Still a mainstay of the local
serving commercial structure.
Should be developed at key
gateways to neighbourhoods.
Limited infill opportunities in
existing areas
Required for Certain Uses, but
Should be Limited to Specific
Corridors
Appendix A:
Licence Plate Survey
Appendix A: Licence Plate Survey Results
Licence plate surveys are used to determine the geographic draw or Trade Area of retail centres,
nodes or individual locations at a certain point of time. For this study, licence plate numbers were
collected over a three day period (Thursday, Friday and Saturday) at specified locations and
throughout the day. These licence plate numbers were submitted to the Ministry of Transportation
to obtain the Forward Sortation Area (FSA) corresponding to the license plate registrant.
It should be noted that although licence plate surveys provide an indication of the Trade Area of a
retail centre, they do have certain limitations. Licence plate surveys do not capture the pedestrian
traffic or shoppers using transit and therefore the results tend to over represent the draw from
outlying areas. Furthermore, it should also be noted that in some instances the address on the
registration of a car is not the same address as the person driving that car. This may occur when
the car is rented or leased to a business address.
In June 2005, urbanMetrics conducted licence plate surveys at 11 locations in the Town of
Oakville. Approximately 300 licence plates were collected at each location over a three day
period (Thursday, Friday and Saturday). The Ministry of Transportation returned 3,290 FSA
locations for shoppers at the 11 locations.
Two on-street surveys were also conducted at Bronte Village and Downtown Oakville. As part of
the survey, respondents were asked where they lived, these responses have also been included
in this appendix.
FIGURE A-1: TOWN OF OAKVILLE – SURVEY LOCATIONS, JUNE 2005
Figure A-2, following, summarizes the results of the licence plate surveys and the two on-street
surveys. The percentage distribution has also been provided in Figure A-3.
FIGURE A-2
LICENCE PLATE & ON STREET SURVEY RESULTS
Sum of Count
Municipality
Oakville
FSA
L6H
L6J
L6K
L6L
L6M
Oakville Total
Mississauga
Burlington
Other
Grand Total
Node
Winston
Park
27
13
4
3
14
61
170
11
47
289
Uptown
Upper Oakville
Core Oakville S.C.
Place
122
169
86
15
16
27
4
6
6
11
8
24
53
24
44
205
223
187
33
29
34
19
18
26
52
34
48
309
304
295
Fox Oakville Town
Oaktown
Bronte Hopedale
Creek
Centre Place/Mews Village Mall
Mall
40
42
32
14
18
4
21
22
6
5
3
24
50
10
12
15
32
29
146
118
127
67
56
10
30
189
186
189
186
183
32
34
30
16
24
16
24
23
37
41
67
56
57
55
53
304
300
299
294
301
Trafalgar Maplegrove
Bronte Downtown
Village
Village Village (1 Oakville (1 Grand Total
58
25
53
686
29
126
77
361
15
6
2
30
172
34
12
70
26
528
524
52
18
9
20
188
187
81
206
2,271
29
47
12
25
515
19
21
3
18
276
64
40
4
51
628
300
295
100
300
3,690
SOURCE: urbanMetrics inc., based on licence plate and on-street surveys taken in June 2005
Notes: 1) These results are based on on-street surveys
FIGURE A-3
LICENCE PLATE & ON STREET SURVEY RESULTS (Percent Distribution, Columns)
Sum of Count
Municipality
Oakville
Oakville Total
Mississauga
Burlington
Other
Grand Total
FSA
L6H
L6J
L6K
L6L
L6M
Node
Winston
Park
9.3%
4.5%
1.4%
1.0%
4.8%
21.1%
58.8%
3.8%
16.3%
100.0%
Uptown
Upper Oakville
Fox Oakville Town
Oaktown
Bronte Hopedale
Core Oakville S.C.
Place
Creek
Centre Place/Mews Village Mall
Mall
39.5%
55.6% 29.2% 13.2%
14.0%
10.7%
4.8%
6.0%
4.9%
5.3%
9.2%
1.3%
7.0%
7.4%
2.0%
1.7%
1.3%
2.0%
2.0%
1.0%
8.0%
16.7%
3.4%
4.0%
3.6%
2.6%
8.1%
4.9%
10.7%
9.7%
49.7%
39.2%
17.2%
7.9% 14.9% 41.8%
22.3%
18.7%
3.4%
10.0%
66.3%
73.4% 63.4% 62.2%
62.0%
63.2%
63.3%
60.8%
10.7%
9.5% 11.5% 10.5%
11.3%
10.0%
5.4%
8.0%
6.1%
5.9%
8.8%
5.3%
8.0%
7.7%
12.6%
13.6%
16.8%
11.2% 16.3% 22.0%
18.7%
19.1%
18.7%
17.6%
100.0%
100.0% 100.0% 100.0%
100.0%
100.0%
100.0%
100.0%
Trafalgar Maplegrove
Village
Village
19.3%
8.5%
9.7%
42.7%
5.0%
2.0%
11.3%
4.1%
17.3%
6.1%
62.7%
63.4%
9.7%
15.9%
6.3%
7.1%
21.3%
13.6%
100.0%
100.0%
Bronte Downtown
Village
Oakville Grand Total
0.0%
17.7%
18.6%
0.0%
25.7%
9.8%
2.0%
10.0%
4.7%
70.0%
8.7%
14.3%
9.0%
6.7%
14.2%
81.0%
68.7%
61.5%
12.0%
8.3%
14.0%
3.0%
6.0%
7.5%
4.0%
17.0%
17.0%
100.0%
100.0%
100.0%
SOURCE: urbanMetrics inc., based on licence plate and on-street surveys taken in June 2005
Notes: 1) These results are based on on-street surveys
Overall, the 13 centres/nodes gain approximately 61 percent of their support from Oakville
residents, with 14% from Mississauga, 7.5% from Burlington and an additional 17% from other
areas. The Oakville share ranged from a low of 21% for the Winston Park area to a high of 81%
for Bronte Village (excluding the mall).
The following maps illustrate the place or residence of customers for each of the 11
centres/nodes at which licence plate surveys were conducted.
Figure A-4: Licence Plate Survey Results for Winston Park, Oakville, Ontario - 2005
Upper Oakville Shopping Centre
Upper
Oakville
Shopping Centre
Hyde
Park Gate
Customers
Hyde Park Customers
Town of Oakville
Town of Oakville
Canadian FS Boundaries
SOURCE: urbanMetrics based on licence plate surveys
Figure A-5: licence Plate Survey Results for Uptown Core, Oakville, Ontario - 2005
Uptown Core
Uptown Core Customers
Town of Oakville
Figure A-6: licence Plate Survey Results for Upper Oakville Shopping Centre, Oakville, Ontario - 2005
Customers
Town of Oakville
Figure A-7: licence Plate Survey Results for Oakville Place, Oakville, Ontario - 2005
Upper
Oakville
Oakville
Place Shopping Centre
Uptown Core
Oakville
PlaceCustomers
Customers
Town of Oakville
Figure A-8: licence Plate Survey Results for Fox Creek, Oakville, Ontario - 2005
Upper
Oakville Shopping Centre
Fox
Creek
Uptown
Core
Customers
Fox Creek
Customers
Town of Oakville
Figure A-9: licence Plate Survey Results for Town Centres I & II, Oakville, Ontario - 2005
UpperCentres
Oakville Shopping Centre
Town
Uptown
Core Customers
Town
Centres
Customers
Town of Oakville
Figure A-10: licence Plate Survey Results for Oaktown Plaza & Oakville Mews, Oakville, Ontario - 2005
Upper Oakville
Oaktown
Plaza Shopping Centre
Uptown Core
Customers
Oaktown
Plaza
Customers
Town of Oakville
Figure A-11: licence Plate Survey Results for Bronte Village Mall, Oakville, Ontario - 2005
Upper Oakville
Shopping Centre
Bronte
Village Mall
UptownVillage
Core Customers
Bronte
Mall Customers
Town of Oakville
Figure A-12: licence Plate Survey Results for Hopedale Mall, Oakville, Ontario - 2005
Upper Oakville
Hopedale
Mall Shopping Centre
Uptown Core
Hopedale
MallCustomers
Customers
Town of Oakville
Figure A-13: licence Plate Survey Results for Trafalgar Village, Oakville, Ontario - 2005
Upper Oakville
Shopping Centre
Trafalgar
Village
Uptown Core
Customers
Trafalgar
Village
Customers
Town of Oakville
Figure A-14: licence Plate Survey Results for Maple Grove Mall Oakville, Ontario - 2005
Upper Grove
Oakville
Shopping Centre
Maple
Mall
Uptown
Core Mall
Customers
Maple
Grove
Customers
Town of Oakville
As discussed in the inventory section of the report, the retail centres in Oakville were reclassified
according to their function as opposed to their Official Plan commercial designation. The results
of the licence plate surveys were used as input in determining the nature of each of the centres.
The following briefly describes each of the centres at which licence plate surveys were taken, in
the context of their function and urbanMetrics classifications;
•
Oakville Place is the only centre designated as a Regional Shopping Centre in the Town of
Oakville. The licence plate survey results highlight this to some extent. Although Oakville
Place draws significantly from north Oakville, its Trade Area also extends into south Oakville,
Mississauga, and Burlington;
•
Although designated as an Arterial/Employment node in the Official Plan, Winston Park
performs as a sub-regional node, with a significant market draw from Mississauga;
•
Based on the Official Plan, the Uptown Core is intended to serve as a commercial focus for
northern Oakville. The licence plate results reinforce this, with the three main centres (Oak
Park, Iroquois Ridge Shopping Centre, and Trafalgar Ridge) combining to perform as a subregional node;
•
Oakville Town Centres I & II are designated as Community Shopping Area and Arterial
Commercial respectively in the Town of Oakville Official Plan. Combined, these two centres
function as a sub-regional node with a particularly strong pull from west Oakville.
•
Based on the anchor tenants, both Hopedale Mall and Trafalgar Village have been classified
by urbanMetrics as Community/District Centres. The Official Plan designates Hopedale Mall
as a Community Shopping Area and Trafalgar Village as a mixed use node. The licence plate
surveys illustrate that Trafalgar Village in particular, has a wider appeal as it has the only
Home Depot and No Frills in Oakville. Hopedale Mall is proposing an expansion and will
likely extend its trade area to the east.
•
Upper Oakville Shopping Center, Fox Creek Plaza, Oaktown Plaza, Oakville Mews, Bronte
Village Mall and Maplegrove Village have all been classified by urbanMetrics as
Neighbourhood Shopping Centres. The licence plate survey results illustrate that all of these
plazas draw heavily from the Forward Sortation Area (FSA) in which they are located. The
only exception is Oaktown Plaza/Oakville Mews, which draws from all 5 FSA’s, which is likely
due to its central location and tenant mix.
In order to examine the change in the Trade Areas of retail centres in Oakville, we have
compared the licence plate survey results conducted by John Winter Associates Limited in 1994
and those conducted by urbanMetrics in June 2005 at the same centres. It should be noted that
the results for downtown Oakville are based on on-street surveys as opposed to licence plate
surveys.
Figure A-15, following, examines the change in the Trade Areas of a select number of retail
centres. The four retail centres in the left column have all shown a decrease in the percentage of
shoppers from Oakville with a corresponding increase in shoppers from outside Oakville:
•
Hopedale Mall has seen its percentage of Oakville shoppers decrease by almost 17 percent.
This is most likely due to the dated interior and exterior. In 2005, the mall changed
ownership, the new owners have plans for an exterior and interior renovation and expansion.
•
Maplegrove has seen its Oakville share of shoppers decrease only marginally.
•
Trafalgar Village penetrates a greater distance than previously which is likely due to the
opening of the Home Depot.
•
Downtown Oakville has also seen its Oakville share decrease since 1994. The attraction and
appeal of the “main street” shopping environment has likely resulted in a greater penetration
from outside of Oakville.
The four retail centres in the right column have all experienced an increase in the percentage of
shoppers from the Town of Oakville with a corresponding decrease in the overall percentage of
shoppers from outside the Town:
•
The market draw of Winston Park, Oakville Town Centres (I & II), and Oakville Place from
outside of Oakville has likely been eroded as new centres have developed/expanded in the
surrounding municipalities. All these areas have continued to add new retailers and in the
case of Oakville Place, a major renovation was recently completed, increasing the attraction
for Oakville shoppers.
•
Upper Oakville S.C. has increased its draw from Oakville, which can be attributed to the loss
of its Canadian Tire and Shoppers Drug Mart. Furthermore, the community in which this
centre is located has experienced significant population growth of the past 10 years.
FIGURE A-15
LICENSE PLATE SURVEY RESULTS COMPARISON - 1994 vs 2005
Hopedale Mall
SUMMARY
Oakville
Non-Oakville
Oakville Town Centres (I & II)
1994
%
2005
182 77.4% 183
53 22.6% 118
%
60.8%
39.2%
SUMMARY
Oakville
Non-Oakville
Adjacent:
Burlington
Mississauga
Subtotal
20
8.5%
7
3.0%
27 11.5%
41
24
65
13.6%
8.0%
21.6%
Adjacent:
Burlington
Mississauga
Subtotal
Elsewhere
26 11.1%
53
17.6%
Elsewhere
Maplegrove Village
SUMMARY
Oakville
Non-Oakville
1994
275
187
%
2005
59.5%
186
40.5%
114
%
62.0%
38.0%
37
63
100
8.0%
13.6%
21.6%
24
34
58
8.0%
11.3%
19.3%
87
18.8%
56
18.7%
%
2005
68.6%
223
31.4%
81
%
73.4%
26.6%
Upper Oakville S.C.
1994
%
2005
153 67.7% 187
73 32.3% 108
%
63.4%
36.6%
SUMMARY
Oakville
Non-Oakville
1994
162
74
Adjacent:
Burlington
Mississauga
Subtotal
11
4.9%
33 14.6%
44 19.5%
47
21
68
15.9%
7.1%
23.0%
Adjacent:
Burlington
Mississauga
Subtotal
8
25
33
3.4%
10.6%
14.0%
18
29
47
5.9%
9.5%
15.5%
Elsewhere
29 12.8%
40
13.6%
Elsewhere
41
17.4%
34
11.2%
%
2005
12.9%
61
87.1%
228
%
21.1%
78.9%
4
296
300
0.9%
69.6%
70.6%
11
170
181
3.8%
58.8%
62.6%
70
16.5%
47
16.3%
%
2005
60.3%
187
39.7%
108
%
63.4%
36.6%
Trafalgar Village
SUMMARY
Oakville
Non-Oakville
Winston Park
1994
%
2005
169 71.6% 188
67 28.4% 112
%
62.7%
37.3%
SUMMARY
Oakville
Non-Oakville
Adjacent:
Burlington
Mississauga
Subtotal
15
6.4%
22
9.3%
37 15.7%
19
29
48
6.3%
9.7%
16.0%
Adjacent:
Burlington
Mississauga
Subtotal
Elsewhere
30 12.7%
64
21.3%
Elsewhere
Downtown Oakville
SUMMARY
Oakville
Non-Oakville
1994
55
370
Oakville Place
1994
%
2005
143 78.1% 206
40 21.9%
94
%
68.7%
31.3%
SUMMARY
Oakville
Non-Oakville
1994
144
95
Adjacent:
Burlington
Mississauga
Subtotal
6
11
17
3.3%
6.0%
9.3%
18
25
43
6.0%
8.3%
14.3%
Adjacent:
Burlington
Mississauga
Subtotal
20
25
45
8.4%
10.5%
18.8%
26
34
60
8.8%
11.5%
20.3%
Elsewhere
23 12.6%
51
17.0%
Elsewhere
50
20.9%
48
16.3%
SOURCE: urbanMetrics inc., based on license plate surveys conducted in June 2005 and John Winter, Retail Commercial
Market Analysis, September 1994
Appendix B:
Downtown and Bronte Village On-Street
Surveys
Appendix B:
For commercial districts, such as the Downtown core and Bronte Village, which have large walkin/bicycle/transit oriented customers and which have multiple functions, on-street customer
interviews are a better method of determining retail customer patterns. In addition, on-street
interviews enable us to obtain additional information not available through licence plate surveys.
Recognizing the important function of the historic Oakville Downtown core in the retail structure,
urbanMetrics conducted short on-street “face to face” surveys in Downtown Oakville with patrons
to identify place of residence, shopping patterns and other customer characteristics. In addition,
we also conducted a similar survey in Bronte Village to augment the licence plate survey at
Bronte Village Mall. The intercept surveys were conducted by urbanMetrics who interviewed
some 300 customers during various time periods over a three day period, (including a Saturday)
in the Downtown Core; and 100 customers at Bronte Village.
DOWNTOWN OAKVILLE SURVEY
•
69% of patrons from Oakville – serves entire community
•
Attraction for other GTA consumers – Burlington 6%; Mississauga 8.3%
•
62% retail spending from Oakville
•
84% food spending from Oakviile
•
61% restaurant spending from Oakville
•
Oakville retail/service space serves local and regional market, including employees working
in Downtown Oakville and local residents living nearby
•
Primary Function – Shopping (23%), Place of Work (19%), Eating (12.3%), Browsing/passing
through/going for walk/enjoying ambiance (24%)
•
Frequent visitation – Oakville patrons at least 3 times a week on average; non-Oakville –at
least once a week on average
•
Rates high (above 8) as clean, safe, good place to take visitors, and convenient to visit
•
Parking is an issue
•
Wide range of facilities desired, although a third are satisfied with selection - highest desired
was a theatre and additional dining facilities and entertainment (including activities and
places for young people)
Sampling Distribution
Count
Time of
Interview
10am to
12pm
56
18.7%
12pm to
2pm
74
24.7%
2pm to 4pm
4pm to 6pm
72
63
24.0%
21.0%
6pm to 9pm
35
11.7%
300
100.0%
Total
Count
Gender
Male
Female
Total
121
179
300
Count
Day of
Interview
Total
Col %
Thursday
Friday
Saturday
Col %
40.3%
59.7%
100.0%
Col %
90
105
105
30.0%
35.0%
35.0%
300
100.0%
Question 1. Place of Residence
Count
South Central Oakville
(L6K)
South East Oakville (L6J)
Area
South West Oakville
(L6L)
North West Oakville
(L6M)
North East Oakville
(L6H)
Other
Total
Municipality
Area
Total
Col %
30
10.0%
77
25.7%
26
8.7%
20
6.7%
53
17.7%
94
300
31.3%
100.0%
Count
Col %
Oakville
206
68.7%
Mississauga
Burlington
Toronto
Hamilton/Dundas
Brampton
Milton
Other
25
18
17
10
5
1
18
300
8.3%
6.0%
5.7%
3.3%
1.7%
0.3%
6.0%
100.0%
Question 2. What is the total amount you personally spent in Downtown Oakville today or plan to
spend today for…?
Question 1. Area
OAKVILLE
Question 2a. Amount
Spent for Restaurant or
Fast Food Purchases in
Downtown Oakville
Question 2b. Amount
Spent for Retail
Shopping, Excluding
Food, in Downtown
Oakville
Question 2c. Amount
Spent for Retail Food
Shopping in
Downtown Oakville
Sum
Row Sum %
Mean
Sum
Row Sum %
Mean
Sum
Row Sum %
Mean
OUTSIDE
OAKVILLE
Total
$3,351.00
$2,121.00
$5,472.00
61.2%
38.8%
100.0%
$16
$23
$18
$8,926.00
62.2%
$5,431.00
37.8%
$14,357.00
100.0%
$43
$58
$48
$1,219.00
$233.00
$1,452.00
84.0%
16.0%
100.0%
$6
$2
$5
Question 3. What is the primary reason you are Downtown today?
Question 1. Area
OAKVILLE
Count
Primary
Reason in
Downtown
Oakville
Today
Total
Col %
Count
Col %
Count
Col %
Shopping
Work here
45
41
21.8%
19.9%
23
15
24.5%
16.0%
68
56
22.7%
18.7%
Lunch/Dinner/Coffee
22
21
10.7%
10.2%
15
10
16.0%
10.6%
37
31
12.3%
10.3%
20
9.7%
8
8.5%
28
9.3%
15
7.3%
5
5.3%
20
6.7%
14
6.8%
0
.0%
14
4.7%
7
3.4%
4
4.3%
11
3.7%
7
3.4%
3
3.2%
10
3.3%
7
2
1
1
0
0
0
1
0
0
1
1
0
0
0
206
3.4%
1.0%
.5%
.5%
.0%
.0%
.0%
.5%
.0%
.0%
.5%
.5%
.0%
.0%
.0%
100.0%
2
0
1
0
1
1
1
0
1
1
0
0
1
1
1
94
2.1%
.0%
1.1%
.0%
1.1%
1.1%
1.1%
.0%
1.1%
1.1%
.0%
.0%
1.1%
1.1%
1.1%
100.0%
9
2
2
1
1
1
1
1
1
1
1
1
1
1
1
300
3.0%
.7%
.7%
.3%
.3%
.3%
.3%
.3%
.3%
.3%
.3%
.3%
.3%
.3%
.3%
100.0%
Just passing through
Question 3.
Total
OUTSIDE OAKVILLE
Just Browsing
Personal
Appointment
Live here
Business Meeting
here
Quaint/going for
walk
Banking
Library
Enjoying Weekend
Eating & Browsing
Info seeking
Biking
Friends
School Project
Wedding Planning
Open Houses
Ballet Exam
Post Office
Birthday Party
Burlington Art Fair
Looking at Property
Question 4. and Question 5. Visitation to Downtown Oakville in past 3 months
Question 1. Area
Question 4. TImes
Visited Downtown
Oakville in Past 3
Months
Question 5. Times
Visited Downtown
Oakville in Evening in
Past 3 Months
Total
OAKVILLE
OUTSIDE
OAKVILLE
Mean
Mean
Mean
43.82
18.14
35.77
12.71
5.32
10.40
Question 6. Where did you come from immediately before traveling to Downtown Oakville?
Question 1. Area
OAKVILLE
Count
Home
Work
Question
6. Trip
Origin
Total
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
146
19
70.9%
9.2%
55
11
58.5%
11.7%
201
30
67.0%
10.0%
Shopping Elsewhere
16
7.8%
8
8.5%
24
8.0%
Appointment
Elsewhere
12
5.8%
3
3.2%
15
5.0%
Burlington
Lunch/Dinner
Elsewhere
School
Gym
Brampton
Toronto
Bronte
Relative's
House/Friends
Cambridge
Port Credit
Mississauga
Glen Abbey
Hamilton
Kentucky
1
.5%
2
2.1%
3
1.0%
1
.5%
1
1.1%
2
.7%
2
2
0
0
1
1.0%
1.0%
.0%
.0%
.5%
0
0
2
2
1
.0%
.0%
2.1%
2.1%
1.1%
2
2
2
2
2
.7%
.7%
.7%
.7%
.7%
1
.5%
0
.0%
1
.3%
0
0
0
0
0
0
.0%
.0%
.0%
.0%
.0%
.0%
1
1
1
1
1
1
1.1%
1.1%
1.1%
1.1%
1.1%
1.1%
1
1
1
1
1
1
.3%
.3%
.3%
.3%
.3%
.3%
Brantford
Concord
Baseball Diamond
Clarkson
0
1
1
0
.0%
.5%
.5%
.0%
1
0
0
1
1.1%
.0%
.0%
1.1%
1
1
1
1
.3%
.3%
.3%
.3%
Golf Club
Hotel
Library
Shooting Range
1
0
1
1
.5%
.0%
.5%
.5%
0
1
0
0
.0%
1.1%
.0%
.0%
1
1
1
1
.3%
.3%
.3%
.3%
206
100.0%
94
100.0%
300
100.0%
Question 7. How did you get to Downtown Oakville today?
Question 1. Area
OAKVILLE
Count
Car
Walk
Question 7.
Mode of
Transportation
Total
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
131
52
63.6%
25.2%
82
3
87.2%
3.2%
213
55
71.0%
18.3%
Public Transit
Taxi
20
2
9.7%
1.0%
5
0
5.3%
.0%
25
2
8.3%
.7%
Bike
Moped/Mot
orcycle
Boat
0
.0%
2
2.1%
2
.7%
1
.5%
1
1.1%
2
.7%
0
206
.0%
100.0%
1
94
1.1%
100.0%
1
300
.3%
100.0%
Question 8. Downtown Oakville Views (Scale of 1 to 10)
(excludes missing values/don’t know)
Question 1. Area
OAKVILLE
Count
Does Not Describe at
All
2.0
Question
8a.
Historically
Significant
3.0
4.0
5.0
6.0
7.0
8.0
9.0
Describes Very Well
Total
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
13
6.4%
5
5.3%
18
6.1%
2
1.0%
4
4.3%
6
2.0%
9
11
12
19
26
35
34
42
203
4.4%
5.4%
5.9%
9.4%
12.8%
17.2%
16.7%
20.7%
100.0%
7
2
16
8
18
17
10
7
94
7.4%
2.1%
17.0%
8.5%
19.1%
18.1%
10.6%
7.4%
100.0%
16
13
28
27
44
52
44
49
297
5.4%
4.4%
9.4%
9.1%
14.8%
17.5%
14.8%
16.5%
100.0%
Question 1. Area
OAKVILLE
Count
Question
8b.
Fashionabl
e and
Stylish
Total
Does Not Describe
at All
2.0
3.0
4.0
5.0
6.0
7.0
8.0
9.0
Describes Very Well
Col %
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
2
1.0%
1
1.1%
3
1.0%
2
3
10
1.0%
1.5%
5.0%
2
2
2
2.1%
2.1%
2.1%
4
5
12
1.4%
1.7%
4.1%
18
13
26
44
39
45
202
8.9%
6.4%
12.9%
21.8%
19.3%
22.3%
100.0%
9
7
12
25
13
21
94
9.6%
7.4%
12.8%
26.6%
13.8%
22.3%
100.0%
27
20
38
69
52
66
296
9.1%
6.8%
12.8%
23.3%
17.6%
22.3%
100.0%
Question 1. Area
OAKVILLE
Count
Question
8c. A
shopping
street for
people
like me
All
2.0
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
16
7.9%
5
5.4%
21
7.1%
13
6.4%
4
4.3%
17
5.7%
3.0
6
3.0%
2
2.2%
8
2.7%
4.0
13
6.4%
4
4.3%
17
5.7%
5.0
6.0
7.0
8.0
15
15
27
54
7.4%
7.4%
13.3%
26.6%
7
8
16
22
7.5%
8.6%
17.2%
23.7%
22
23
43
76
7.4%
7.8%
14.5%
25.7%
16
28
203
7.9%
13.8%
100.0%
11
14
93
11.8%
15.1%
100.0%
27
42
296
9.1%
14.2%
100.0%
9.0
Describes Very Well
Total
Question 1. Area
OAKVILLE
Count
Question
8d. Fun
and Entertaining
Total
Col %
All
2.0
3.0
4.0
5.0
6.0
7.0
8.0
9.0
Describes Very Well
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
3
1.5%
2
2.1%
5
1.7%
8
18
13
20
17
34
47
25
19
204
3.9%
8.8%
6.4%
9.8%
8.3%
16.7%
23.0%
12.3%
9.3%
100.0%
1
3
5
12
13
18
24
8
8
94
1.1%
3.2%
5.3%
12.8%
13.8%
19.1%
25.5%
8.5%
8.5%
100.0%
9
21
18
32
30
52
71
33
27
298
3.0%
7.0%
6.0%
10.7%
10.1%
17.4%
23.8%
11.1%
9.1%
100.0%
Question 1. Area
OAKVILLE
Count
All
2.0
Question
8e.
Clean
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
1
.5%
0
Count
.0%
1
.3%
2
1.0%
0
.0%
2
.7%
4.0
5.0
0
6
.0%
2.9%
1
1
1.1%
1.1%
1
7
.3%
2.3%
6.0
7.0
8
11
3.9%
5.4%
6
8
6.4%
8.5%
14
19
4.7%
6.4%
50
65
61
204
24.5%
31.9%
29.9%
100.0%
19
26
33
94
20.2%
27.7%
35.1%
100.0%
69
91
94
298
23.2%
30.5%
31.5%
100.0%
8.0
9.0
Describes Very Well
Total
Question 1. Area
OAKVILLE
Count
Question
8f. Safe
Total
Col %
All
3.0
4.0
5.0
6.0
7.0
8.0
9.0
Describes Very Well
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
1
.5%
0
.0%
1
.3%
1
1
2
2
6
38
61
91
203
.5%
.5%
1.0%
1.0%
3.0%
18.7%
30.0%
44.8%
100.0%
0
0
2
2
7
15
25
42
93
.0%
.0%
2.2%
2.2%
7.5%
16.1%
26.9%
45.2%
100.0%
1
1
4
4
13
53
86
133
296
.3%
.3%
1.4%
1.4%
4.4%
17.9%
29.1%
44.9%
100.0%
Question 1. Area
OAKVILLE
Count
Does Not Describe
at All
2.0
Question 8g. A
good place to
take visitors
from out-of-
OUTSIDE OAKVILLE
Col %
Count
Col %
0
.0%
1
Count
1.1%
1
1.0%
0
.0%
2
.7%
3
3
1.5%
1.5%
1
1
1.1%
1.1%
4
4
1.3%
1.3%
5.0
6.0
7
3
3.4%
1.5%
2
4
2.2%
4.3%
9
7
3.0%
2.4%
14
41
39
92
204
6.9%
20.1%
19.1%
45.1%
100.0%
11
24
20
29
93
11.8%
25.8%
21.5%
31.2%
100.0%
25
65
59
121
297
21.9%
19.9%
40.7%
100.0%
Question 1. Area
OAKVILLE
Count
8h. Convenient for
me to visit
8.4%
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
All
2.0
3.0
4.0
5.0
6.0
2
1.0%
0
.0%
2
.7%
1
1
0
10
10
.5%
.5%
.0%
4.9%
4.9%
3
0
1
6
3
3.2%
.0%
1.1%
6.4%
3.2%
4
1
1
16
13
1.3%
.3%
.3%
5.4%
4.4%
7.0
8.0
13
37
6.4%
18.2%
11
19
11.7%
20.2%
24
56
8.1%
18.9%
40
89
203
19.7%
43.8%
100.0%
24
27
94
25.5%
28.7%
100.0%
64
116
297
21.5%
39.1%
100.0%
9.0
Describes Very Well
Total
.3%
2
Total
Question
Col %
3.0
4.0
7.0
8.0
9.0
Describes Very Well
town
Total
Question 1. Area
OAKVILLE
Count
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
Question
All
2.0
8i. A
3.0
5
2.5%
4
4.8%
9
3.2%
good
4.0
9
4.5%
6
7.2%
15
5.3%
place to
5.0
6.0
7.0
8.0
9
14
23
41
4.5%
7.0%
11.4%
20.4%
12
6
5
13
14.5%
7.2%
6.0%
15.7%
21
20
28
54
7.4%
7.0%
9.9%
19.0%
41
50
201
20.4%
24.9%
100.0%
19
14
83
22.9%
16.9%
100.0%
60
64
284
21.1%
22.5%
100.0%
visit in
the
evening
9.0
Describes Very Well
Total
2
1.0%
3
3.6%
5
1.8%
7
3.5%
1
1.2%
8
2.8%
Question 8. Downtown Views (Average Score)
Question 1. Area
OAKVILLE
OUTSIDE
OAKVILLE
Mean
Mean
Question 8a. Historically Significant
Question 8b. Fashionable and Stylish
Question 8c. A shopping street for people like me
Question 8d. Fun and Entertaining
Question 8e. Clean
7.1
7.7
6.5
6.6
8.6
6.3
7.6
6.9
6.8
8.7
Question 8f. Safe
Question 8g. A good place to take visitors from out-oftown
Question 8h. Convenient for me to visit
Question 8i. A good place to visit in the evening
9.0
9.0
8.7
8.4
8.6
7.7
8.2
7.1
Question 9. When you drive to Downtown Oakville to shop, is parking …?
Question 1. Area
OAKVILLE
Count
Question 9a.
Parking Adequate?
Yes
No
Don't Drive
Total
OUTSIDE OAKVILLE
Col %
83
113
Total
40.3%
54.9%
Count
Col %
57
34
60.6%
36.2%
Count
Col %
140
147
10
4.9%
3
3.2%
13
4.3%
206
100.0%
94
100.0%
300
100.0%
Question 1. Area
OAKVILLE
Count
Question 9b.
Parking Convenient for
you?
Total
Yes
No
Don't Drive
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
45.1%
50.0%
65
26
69.1%
27.7%
158
129
52.7%
43.0%
10
4.9%
3
3.2%
13
4.3%
206
100.0%
94
100.0%
300
100.0%
OAKVILLE
Count
Yes
No
Don't Drive
Col %
93
103
Question 1. Area
Question 9c.
Parking Reasonably
Priced?
Total
46.7%
49.0%
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
101
95
49.0%
46.1%
65
26
69.1%
27.7%
166
121
55.3%
40.3%
10
4.9%
3
3.2%
13
4.3%
206
100.0%
94
100.0%
300
100.0%
Question 10. What additional retail, service or entertainment facilities would you use if they were
located Downtown?
Question 1. Area
OAKVILLE
Responses
Total Respondents
% of Total
Response Respondents
s
(n=300)
OUTSIDE OAKVILLE
Col
Response %
Responses
Col
Response
%
None/No
57
27.7%
46
48.9%
103
34.3%
Theatre
Restaurants/bar
33
13
16.0%
6.3%
7
5
7.4%
5.3%
40
18
13.3%
6.0%
Live theatre/music
Better Public Transit
9
11
4.4%
5.3%
7
2
7.4%
2.1%
16
13
5.3%
4.3%
11
5.3%
2
2.1%
13
4.3%
7
3.4%
3
3.2%
10
3.3%
3
1.5%
3
3.2%
6
2.0%
5
5
4
2.4%
2.4%
1.9%
1
0
1
1.1%
.0%
1.1%
6
5
5
2.0%
1.7%
1.7%
4
1.9%
0
.0%
4
1.3%
4
1.9%
0
.0%
4
1.3%
2
1.0%
2
2.1%
4
1.3%
2
2
1.0%
1.0%
1
1
1.1%
1.1%
3
3
1.0%
1.0%
Sports Stores
Cheaper day parking
Bowling
Hardware store
Adult entertainment
Public washroom
Jazz club
Lower prices
Longer hours
Rock climbing gym
1
1
3
3
2
3
1
2
2
2
.5%
.5%
1.5%
1.5%
1.0%
1.5%
.5%
1.0%
1.0%
1.0%
2
2
0
0
1
0
2
1
1
0
2.1%
2.1%
.0%
.0%
1.1%
.0%
2.1%
1.1%
1.1%
.0%
3
3
3
3
3
3
3
3
3
2
1.0%
1.0%
1.0%
1.0%
1.0%
1.0%
1.0%
1.0%
1.0%
.7%
Club Monaco
Dance Club
2
2
1.0%
1.0%
0
0
.0%
.0%
2
2
.7%
.7%
Places for young
people
Better Parking
Outdoor Cafe or Pub
on Patio
Go-karting
CD/Record store
Gay bar
Grocery store
reasonably priced
Pool and park
Lakeside
festivals/concerts
Shoppers Drug Mart
Shoemaker
Question 1. Area
OAKVILLE
Better parking garage
as inconvenient
Paint ball
Govt Service
More clubs
High quality women's
clothing
Keep Sharkeys open
Restaurant on Water
Hobby shop
Parking on street
Mini-putt
Gap
Roots
Best Buy
Magi Jewellery
Less traffic downtown
Reasonably priced
men’s store
The Keg
Office supplies
Fresh fruit market
Info about city
Bring community
together
Fast food places
Movie Rentals
Book Store
Children's Play place
Viet restaurant
Camera shop
Thrift store
OUTSIDE OAKVILLE
Col
Response
%
Col
Response %
Responses
2
1.0%
0
.0%
2
.7%
2
1.0%
0
.0%
2
.7%
1
.5%
1
1.1%
2
.7%
1
2
.5%
1.0%
1
0
1.1%
.0%
2
2
.7%
.7%
2
1.0%
0
.0%
2
.7%
1
2
1
0
1
1
1
1
0
1
.5%
1.0%
.5%
.0%
.5%
.5%
.5%
.5%
.0%
.5%
1
0
0
1
0
0
0
0
1
0
1.1%
.0%
.0%
1.1%
.0%
.0%
.0%
.0%
1.1%
.0%
2
2
1
1
1
1
1
1
1
1
.7%
.7%
.3%
.3%
.3%
.3%
.3%
.3%
.3%
.3%
1
.5%
0
.0%
1
.3%
1
1
0
0
.5%
.5%
.0%
.0%
0
0
1
1
.0%
.0%
1.1%
1.1%
1
1
1
1
.3%
.3%
.3%
.3%
1
.5%
0
.0%
1
.3%
1
1
1
1
0
0
1
.5%
.5%
.5%
.5%
.0%
.0%
.5%
0
0
0
0
1
1
0
.0%
.0%
.0%
.0%
1.1%
1.1%
.0%
1
1
1
1
1
1
1
.3%
.3%
.3%
.3%
.3%
.3%
.3%
Responses
More evening activities
or entertainment
Total Respondents
% of Total
s
(n=300)
Question 1. Area
OAKVILLE
Total Respondents
% of Total
s
(n=300)
OUTSIDE OAKVILLE
Col
Response
%
Col
Response %
Responses
1
.5%
0
.0%
1
.3%
0
.0%
1
1.1%
1
.3%
1
.5%
0
.0%
1
.3%
Dog grooming
Skate park
1
0
.5%
.0%
0
1
.0%
1.1%
1
1
.3%
.3%
Care for the trees
Gym
Less 1-way streets
Photocopy place
Leave QE Park alone
Better garbage pickup
Traffic direction
Charitable organization
Convenience stores
1
1
0
0
1
1
1
0
1
.5%
.5%
.0%
.0%
.5%
.5%
.5%
.0%
.5%
0
0
1
1
0
0
0
1
0
.0%
.0%
1.1%
1.1%
.0%
.0%
.0%
1.1%
.0%
1
1
1
1
1
1
1
1
1
.3%
.3%
.3%
.3%
.3%
.3%
.3%
.3%
.3%
A Boffos
Wheelchair accessibility
Dog friendly
Waterfront expansion
Less development
1
1
0
0
1
.5%
.5%
.0%
.0%
.5%
0
0
1
1
0
.0%
.0%
1.1%
1.1%
.0%
1
1
1
1
1
.3%
.3%
.3%
.3%
.3%
Responses
More stores and less
restaurants
Magazines or
newspaper store
Craft store
Question 11. In which of the following age groups are you?
Question 1. Area
OAKVILLE
Count
Questio
n 11.
Age
Group
Total
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
15 – 19
20 – 24
36
19
17.5%
9.2%
5
9
5.3%
9.6%
41
28
13.7%
9.3%
25 – 34
35 – 44
23
29
11.2%
14.1%
16
19
17.0%
20.2%
39
48
13.0%
16.0%
45 – 54
55 – 64
37
30
18.0%
14.6%
23
14
24.5%
14.9%
60
44
20.0%
14.7%
65 – 74
75 and
over
20
9.7%
6
6.4%
26
8.7%
12
5.8%
2
2.1%
14
4.7%
206
100.0%
94
100.0%
300
100.0%
DOWNTOWN OAKVILLE SURVEY
circle
1
2
3
Day of Interview
Thursday
Friday
Saturday
circle
1
2
3
4
5
Time of Interview
10am to 12pm
12pm to 2pm
2pm to 4pm
4pm to 6pm
6pm to 9pm
1. May I please have your home postal code?
2.
Mandatory
What is the total amount you personally spent in Downtown Oakville today or plan to spend for ……?
a) restaurant or fast food purchases Cdn $_______ .00 b) retail shopping, excluding food Cdn $________ .00
Cdn $_______ .00
c) retail food shopping
3.
What is the primary reason you are Downtown
TODAY?
6.
Shopping
Work here
Live here
Business Meeting here
1
2
3
4
5
Personal Appointment
Lunch/Dinner/Coffee
Just Browsing
Other (Specify)
6
7
8
Where did you come from immediately before
traveling to Downtown Oakville? Circle one
Home
1
Work
2
Shopping Elsewhere
3
Appointment Elsewhere
4
Lunch/Dinner Elsewhere
5
Other (Specify)
8.
4. About how many times have you visited Downtown Oakville
in the past 3 months?
5. Approximately how many of these visits to Downtown
Oakville in the past 3 months were made in the
evening?
visits
7. How did you get to Downtown Oakville today?
Car
Walk
Public Transit
Taxi
Other (specify)
1
2
3
4
5
I am going to read out a list of descriptions and after each one please give it a score from 1 to 10. A score of “1”
indicates you feel the description does not describe Downtown Oakville at all and a score of “10” indicates you feel the
description does describe Downtown Oakville very well. How does READ ATTRIBUTE describe Downtown Oakville?
READ OUT ITEMS ONE AT A TIME AND CIRCLE ANSWER BELOW.
Attribute
Does not
Describe at all
Historically Significant
1
2
3
4
Fashionable and Stylish
1
2
3
4
A shopping street for people like me
1
2
3
4
Fun and Entertaining
1
2
3
4
Clean
1
2
3
4
Safe
1
2
3
4
A good place to take visitors from
out-of-town
1
2
3
4
Convenient for me to visit
1
2
3
4
A good place to visit in the evening
1
2
3
4
9. When you drive to Downtown Oakville to shop, is parking …..?
ROTATE ORDER.
5
5
5
5
5
5
6
6
6
6
6
6
7
7
7
7
7
7
8
8
8
8
8
8
Describes
Very well
9
10
9
10
9
10
9
10
9
10
9
10
5
5
5
6
6
6
7
7
7
8
8
8
9
9
9
10
10
10
11. In which of the following age groups are
you? SHOW CARD circle
a) Adequate?
Yes
1
No
2
15 – 19
1
b) Convenient for you?
Yes
1
No
2
20 – 24
2
c) Reasonably priced?
Yes
1
No
2
25 – 34
3
35 – 44
4
10. What additional retail, service or entertainment facilities would you use if they
45 – 54
5
were located downtown?
55 – 64
6
65 – 74
7
75 and over
8
BRONTE VILLAGE SURVEY
•
81% of patrons from Oakville – serves South-east Oakville /Bronte
•
Primary Function – Shopping (38%), Live Here (19%), Place of Work (15%)
•
Frequent visitation – Oakville patrons about 3 times a week on average; non-Oakville –less
than once a week on average
•
Rates high (above 8) as convenient to visit; rates low as being a good place to take people to
visit for out of town
•
Parking is not an issue
•
Wide range of facilities desired, although over one-half are satisfied with selection - highest
desired was a grocery store and places for young people
Sampling Distribution
Count
Col %
10am to 12pm
23
23.0%
Time of
12pm to 2pm
30
30.0%
Interview
2pm to 4pm
24
24.0%
4pm to 6pm
23
23.0%
100
100.0%
Total
Count
Col %
Respondent
Male
43
43.0%
Gender
Female
57
57.0%
100
100.0%
Total
Count
Day of
Interview
Total
Col %
Thursday
30
30.0%
Friday
31
31.0%
Saturday
39
39.0%
100
100.0%
Question 1. Place of Residence
Count
Question
1. Postal
Code
(FSA)
Col %
South Central
Oakville (L6K)
2
2.0%
South West
Oakville (L6L)
70
70.0%
9
9.0%
19
19.0%
100
100.0%
North West
Oakville (L6M)
Other
Total
Count
Col %
L4T (Mississauga)
L5A(Mississauga)
1
1
1.0%
1.0%
L5G(Mississauga)
L5K(Mississauga)
L5N(Mississauga)
L6K (Oakville)
L6L (Oakville)
1
6
3
2
70
1.0%
6.0%
3.0%
2.0%
70.0%
9
3
1
3
100
9.0%
3.0%
1.0%
3.0%
100.0%
L6M (Oakville)
L7L (Burlington)
M5V (Toronto)
Other
Total
Bronte
Question 2. What is the total amount you personally spent in Bronte Village today or plan to spend
today for..?
Question 1. Area
Summary
OUTSIDE
OAKVILLE
OAKVILLE
Question 2a. Amount Spent for
Restaurant or Fast Food Purchases in
Bronte
Question 2b. Amount Spent for Retail
Shopping, Excluding Food, in Bronte
Question 2c. Amount Spent for Retail
Food Shopping in Bronte
Total
Sum
Row Sum %
$133.00
72.3%
$51.00
27.7%
$184.00
100.0%
Mean
Sum
Row Sum %
Mean
$2
$195.00
70.4%
$2
$3
$82.00
29.6%
$4
$2
$277.00
100.0%
$3
Sum
Row Sum %
$2,340.00
92.6%
$188.00
7.4%
$2,528.00
100.0%
$29
$10
$25
Mean
Question 3. What Is the primary reason you are in Bronte Village today?
Question 1. Area Summary
OAKVILLE
Count
Question
3. Primary
Reason in
Bronte
Today
Total
Shopping
Live here
Work here
Just passing
through
Personal
Appointment
Lunch/Dinner/Cof
fee
Just Browsing
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
34
19
13
42.0%
23.5%
16.0%
4
0
2
21.1%
.0%
10.5%
38
19
15
38.0%
19.0%
15.0%
5
6.2%
9
47.4%
14
14.0%
5
6.2%
2
10.5%
7
7.0%
4
4.9%
2
10.5%
6
6.0%
1
81
1.2%
100.0%
0
19
.0%
100.0%
1
100
1.0%
100.0%
Question 4. and Question 5. Visitation to Bronte Village in past 3 months
Question 1. Area
Summary
Question 4. Times
Visited Bronte in Past 3
Months
Question 5. Times
Visited Bronte in
Evening in Past 3
Months
Total
OAKVILLE
OUTSIDE
OAKVILLE
Mean
Mean
Mean
21.32
8.32
18.60
6.32
4.74
6.02
Excludes: Don’t Know
Question 6. Where did you come from immediately before traveling to Bronte Village?
OAKVILLE
Count
Questio
n 6. Trip
Origin
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
Home
43
53.1%
7
36.8%
50
50.0%
Work
15
18.5%
5
26.3%
20
20.0%
Shopping Elsewhere
Appointment
Elsewhere
15
18.5%
4
21.1%
19
19.0%
4
4.9%
2
10.5%
6
6.0%
3
3.7%
0
.0%
3
3.0%
1
1.2%
0
.0%
1
1.0%
0
.0%
1
5.3%
1
1.0%
81
100.0%
19
100.0%
100
100.0%
School
Lunch/Dinner
Elsewhere
Relative's
House/Friends
Total
Question 7. How did you get to Bronte Village today?
OAKVILLE
Count
Question 7.
Mode of
Transportation
Total
Car
Walk
Bike
Public Transit
64
10
5
2
81
Col %
79.0%
12.3%
6.2%
2.5%
100.0%
Total
OUTSIDE OAKVILLE
Count
17
1
0
1
19
Col %
89.5%
5.3%
.0%
5.3%
100.0%
Count
81
11
5
3
100
Col %
81.0%
11.0%
5.0%
3.0%
100.0%
Question 8. Bronte Village Views (Scale of 1 to 10)
(excludes missing values/don’t know)
OAKVILLE
Count
Question
8a.
Historicall
y
Significan
t
All
2.0
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
3
3.7%
4
21.1%
7
7.0%
6
7.4%
4
21.1%
10
10.0%
3.0
4.0
5.0
6.0
11
12
6
15
13.6%
14.8%
7.4%
18.5%
2
1
3
1
10.5%
5.3%
15.8%
5.3%
13
13
9
16
13.0%
13.0%
9.0%
16.0%
7.0
8.0
23
4
28.4%
4.9%
3
1
15.8%
5.3%
26
5
26.0%
5.0%
9.0
1
81
1.2%
100.0%
0
19
.0%
100.0%
1
100
1.0%
100.0%
Total
OAKVILLE
Count
Question 8b.
Fashionable
and Stylish
Total
Col %
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
2.0
3.0
4.0
5.0
6.0
7.0
1
1
4
11
16
25
1.2%
1.2%
4.9%
13.6%
19.8%
30.9%
0
2
2
3
3
5
.0%
10.5%
10.5%
15.8%
15.8%
26.3%
1
3
6
14
19
30
1.0%
3.0%
6.0%
14.0%
19.0%
30.0%
8.0
9.0
22
1
27.2%
1.2%
3
1
15.8%
5.3%
25
2
25.0%
2.0%
81
100.0%
19
100.0%
100
100.0%
OAKVILLE
Count
Question
8c. A
shopping
street for
people
like me
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
All
0
.0%
3
15.8%
3
3.0%
2.0
2
2.5%
1
5.3%
3
3.0%
3.0
4.0
3
5
3.7%
6.2%
0
1
.0%
5.3%
3
6
3.0%
6.0%
5.0
6.0
7.0
8.0
5
13
15
24
6.2%
16.0%
18.5%
29.6%
4
3
6
0
21.1%
15.8%
31.6%
.0%
9
16
21
24
9.0%
16.0%
21.0%
24.0%
9.0
Describes Very Well
11
3
81
13.6%
3.7%
100.0%
1
0
19
5.3%
.0%
100.0%
12
3
100
12.0%
3.0%
100.0%
Total
OAKVILLE
Count
Question
8d. Fun
and
Entertaini
ng
Total
Col %
All
2.0
3.0
4.0
5.0
6.0
7.0
8.0
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
2
2.5%
2
10.5%
4
4.0%
2
7
12
17
24
16
1
2.5%
8.6%
14.8%
21.0%
29.6%
19.8%
1.2%
0
3
1
5
1
5
2
.0%
15.8%
5.3%
26.3%
5.3%
26.3%
10.5%
2
10
13
22
25
21
3
2.0%
10.0%
13.0%
22.0%
25.0%
21.0%
3.0%
81
100.0%
19
100.0%
100
100.0%
OAKVILLE
Count
Questio
n 8e.
Clean
OUTSIDE OAKVILLE
Col %
2.0
1
5.0
6.0
Total
Count
Col %
Count
1.2%
0
.0%
1
1.0%
0
.0%
1
5.3%
1
1.0%
3
3.7%
1
5.3%
4
4.0%
7.0
19
23.5%
6
31.6%
25
25.0%
8.0
9.0
41
16
50.6%
19.8%
7
3
36.8%
15.8%
48
19
48.0%
19.0%
1
1.2%
1
5.3%
2
2.0%
81
100.0%
19
100.0%
100
100.0%
Describes Very Well
Total
OAKVILLE
Count
Question
8f. Safe
Total
Col %
All
2.0
3.0
5.0
6.0
7.0
8.0
9.0
Describes Very Well
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
0
.0%
1
5.3%
1
1.0%
1
0
5
1.2%
.0%
6.2%
1
1
1
5.3%
5.3%
5.3%
2
1
6
2.0%
1.0%
6.0%
8
33
30
4
0
81
9.9%
40.7%
37.0%
4.9%
.0%
100.0%
2
5
6
1
1
19
10.5%
26.3%
31.6%
5.3%
5.3%
100.0%
10
38
36
5
1
100
10.0%
38.0%
36.0%
5.0%
1.0%
100.0%
OAKVILLE
Count
Question 8g.
A good
place to take
visitors from
out-of-town
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
All
13
16.3%
5
26.3%
18
18.2%
2.0
3.0
4.0
11
8
9
13.8%
10.0%
11.3%
1
1
1
5.3%
5.3%
5.3%
12
9
10
12.1%
9.1%
10.1%
5.0
6.0
8
19
10.0%
23.8%
1
5
5.3%
26.3%
9
24
9.1%
24.2%
7.0
8.0
10
2
12.5%
2.5%
3
1
15.8%
5.3%
13
3
13.1%
3.0%
9.0
0
80
.0%
100.0%
1
19
5.3%
100.0%
1
99
1.0%
100.0%
Total
OAKVILLE
Count
Question 8h.
Convenient
for me to
visit
Total
Col %
All
2.0
4.0
5.0
6.0
7.0
8.0
9.0
Describes Very Well
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
1
1.2%
3
15.8%
4
4.0%
0
0
1
3
1
9
14
52
.0%
.0%
1.2%
3.7%
1.2%
11.1%
17.3%
64.2%
2
1
1
1
2
5
1
3
10.5%
5.3%
5.3%
5.3%
10.5%
26.3%
5.3%
15.8%
2
1
2
4
3
14
15
55
2.0%
1.0%
2.0%
4.0%
3.0%
14.0%
15.0%
55.0%
81
100.0%
19
100.0%
100
100.0%
OAKVILLE
Count
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
Does Not Describe
at All
3
3.7%
2
10.5%
5
5.0%
Questio
2.0
2
2.5%
2
10.5%
4
4.0%
n 8i. A
3.0
3
3.7%
0
.0%
3
3.0%
good
4.0
5
6.2%
2
10.5%
7
7.0%
place to
5.0
4
4.9%
2
10.5%
6
6.0%
visit in
6.0
10
12.3%
1
5.3%
11
11.0%
the
7.0
12
14.8%
2
10.5%
14
14.0%
evening
8.0
24
29.6%
6
31.6%
30
30.0%
9.0
10
12.3%
2
10.5%
12
12.0%
Describes Very Well
Total
8
9.9%
0
.0%
8
8.0%
81
100.0%
19
100.0%
100
100.0%
Question 8. Downtown Views (Average Score)
Question 1. Area
Summary
Question 8a. Historically Significant
Question 8b. Fashionable and Stylish
Question 8c. A shopping street for people like
me
Question 8d. Fun and Entertaining
Question 8e. Clean
Question 8f. Safe
Question 8g. A good place to take visitors from
out-of-town
Question 8h. Convenient for me to visit
Question 8i. A good place to visit in the evening
OAKVILLE
OUTSIDE
OAKVILLE
Mean
Mean
5.2
6.6
3.8
6.1
6.9
5.2
5.2
7.8
7.2
5.1
7.7
6.6
4.2
4.6
9.2
6.9
6.1
5.8
Question 9. When you drive to Bronte Village to shop, is parking…?
OAKVILLE
Count
Question 9a.
Parking Adequate?
Don't
Drive
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
1
1.2%
0
.0%
1
1.0%
Yes
80
98.8%
18
94.7%
98
98.0%
No
0
81
.0%
100.0%
1
19
5.3%
100.0%
1
100
1.0%
100.0%
Total
OAKVILLE
Count
Question 9b.
Parking Convenient of
you?
Don't
Drive
Yes
No
Total
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
1.2%
0
.0%
1
1.0%
80
0
81
98.8%
.0%
100.0%
17
2
19
89.5%
10.5%
100.0%
97
2
100
97.0%
2.0%
100.0%
OAKVILLE
Count
Don't
Drive
Yes
Col %
1
Question 9c.
Parking Reasonably
Priced?
Total
Col %
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
1
1.2%
0
.0%
1
1.0%
80
98.8%
19
100.0%
99
99.0%
81
100.0%
19
100.0%
100
100.0%
Question 10. What additional retail, service or entertainment facilities would you use if they were
located in Bronte Village?
OAKVILLE
Responses
Total Respondents
OUTSIDE OAKVILLE
Col
Response
%
Respons
es
Col
Response
%
Respons
es
% of Total
Respondent
s (n=100)
None/No
43
53.1%
15
78.9%
58
58.0%
Grocery store
Places for young
people
Restaurants/bar
Theatre
Look like Oakville
Downtown
15
18.5%
2
10.5%
17
17.0%
9
11.1%
0
.0%
9
9.0%
7
5
8.6%
6.2%
0
0
.0%
.0%
7
5
7.0%
5.0%
4
4.9%
0
.0%
4
4.0%
More shopping options
3
3.7%
0
.0%
3
3.0%
Burger King
Jack Astors
Fast food places
Taco Bell
Boston Pizza
Bingo
Shoppers Drug Mart
Club Monaco
2
2
2
1
1
2
1
1
2.5%
2.5%
2.5%
1.2%
1.2%
2.5%
1.2%
1.2%
1
1
0
1
1
0
0
0
5.3%
5.3%
.0%
5.3%
5.3%
.0%
.0%
.0%
3
3
2
2
2
2
1
1
3.0%
3.0%
2.0%
2.0%
2.0%
2.0%
1.0%
1.0%
Bowling
Mini-putt
Children's Play place
Fancy Restaurants
1
1
1
1
1.2%
1.2%
1.2%
1.2%
0
0
0
0
.0%
.0%
.0%
.0%
1
1
1
1
1.0%
1.0%
1.0%
1.0%
Anything
1
1.2%
0
.0%
1
1.0%
Question 11. In which of the following age groups are you?
OAKVILLE
Count
Question
11. Age of
Responden
t
Total
Total
OUTSIDE OAKVILLE
Col %
Count
Col %
Count
Col %
15 – 19
7
8.6%
0
.0%
7
7.0%
20 – 24
25 – 34
35 – 44
10
11
15
12.3%
13.6%
18.5%
3
4
7
15.8%
21.1%
36.8%
13
15
22
13.0%
15.0%
22.0%
45 – 54
55 – 64
8
9
9.9%
11.1%
1
1
5.3%
5.3%
9
10
9.0%
10.0%
65 – 74
75 and
over
16
19.8%
1
5.3%
17
17.0%
5
6.2%
2
10.5%
7
7.0%
81
100.0%
19
100.0%
100
100.0%
DOWNTOWN BRONTE SURVEY
circle
1
2
3
Day of Interview
Thursday
Friday
Saturday
circle
1
2
3
4
Time of Interview
10am to 12pm
12pm to 2pm
2pm to 4pm
4pm to 6pm
Hello, Good morning/afternoon/evening, my name is ________ from urbanMetrics. On behalf of the Town of Oakville, we are conducting a short survey with
shoppers and patrons of Bronte Village.
RECORD GENDER
Male….1
Female…. 2
1. May I please have your home postal code?
2.
Mandatory
What is the total amount you personally spent in Bronte Village and Bronte Village Mall today or plan to spend for ……?
a) restaurant or fast food purchases Cdn $_______ .00 b) retail shopping, excluding food Cdn $________ .00
Cdn $_______ .00
c) retail food shopping
3.
What is the primary reason you are in Bronte Village
TODAY?
6.
Shopping
Work here
Live here
Business Meeting here
1
2
3
4
5
Personal Appointment
Lunch/Dinner/Coffee
Just Browsing
Other (Specify)
6
7
8
5.
Approximately how many of these visits to
Bronte Village in the past 3 months were made
in the evening?
visits
Where did you come from immediately before
traveling to Bronte Village? Circle one
Home
1
Work
2
Shopping Elsewhere
3
Appointment Elsewhere
4
Lunch/Dinner Elsewhere
5
Other (Specify)
8.
4. About how many times have you visited Bronte Village
in the past 3 months?
7. How did you get to Bronte Village today?
Car
Walk
Public Transit
Taxi
Other (specify)
1
2
3
4
5
I am going to read out a list of descriptions and after each one please give it a score from 1 to 10. A score of “1”
indicates you feel the description does not describe Bronte Village at all and a score of “10” indicates you feel the
description does describe Bronte Village very well. How does READ ATTRIBUTE describe Bronte Village?
READ OUT ITEMS ONE AT A TIME AND CIRCLE ANSWER BELOW. ROTATE ORDER.
Attribute
Does not
Describe at all
Historically Significant
1
2
3
4
5
6
7
Fashionable and Stylish
1
2
3
4
5
6
7
A shopping street for people like me
1
2
3
4
5
6
7
Fun and Entertaining
1
2
3
4
5
6
7
Clean
1
2
3
4
5
6
7
Safe
1
2
3
4
5
6
7
A good place to take visitors from
out-of-town
1
2
3
4
5
6
7
1
2
3
4
5
6
7
1
2
3
4
5
6
7
9. When you drive to Bronte Village to shop, is parking …..?
8
8
8
8
8
8
Describes
Very well
9
10
9
10
9
10
9
10
9
10
9
10
8
8
8
9
9
9
10
10
10
11. In which of the following age groups are
you? SHOW CARD circle
15 – 19
1
20 – 24
2
25 – 34
3
35 – 44
4
10. What additional retail, service or entertainment facilities would you use if they
45 – 54
5
were located in Bronte Village?
55 – 64
6
65 – 74
7
75 and over
8
a) Adequate?
b) Convenient for you?
c) Reasonably priced?
Yes
Yes
Yes
1
1
1
No
No
No
2
2
2
Appendix C:
Appendix C: Telephone Consumer Survey
A telephone consumer survey was conducted in the Trade Area to determine the existing expenditure
patterns of Trade Area residents in each defined zone and establish the existing share of the market
being captured by Trade Area retail facilities and the outflow to other stores located outside the Trade
Area.
The telephone survey was designed by urbanMetrics to include questions relating to expenditures in
various retail store types. These included food stores and non-food stores based on the NAICS (North
American Industry Classification System) trade groups, as identified by Statistics Canada.
Utilizing the services of a professional market research firm, Network Research, the survey was
conducted with some 400 residents living in Oakville. The sampling distribution was based on the
2001 Census population distribution by FSA and recent FSA household data from Canada Post.
urbanMetrics inc. coded and tabulated the survey. Figure C-1, illustrates the sampling results and
corresponding geographic coverage.
FIGURE C-1: SURVEY SAMPLING
For the purposes of our analysis, three sectors or zones were defined: North-West (FSA L6M); North
East (FSA L6H) and South (L6J, L6K and L6L).
Question 1 - Department Store Purchases (past 3 months)
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q1AMOUNT Qu. 1
Expenditure
Q1AMOUNT Qu. 1
Expenditure
Q1AMOUNT Qu. 1
Expenditure
Column
Sum %
Sum
Q1LOC
Qu. 1
Location
Column
Sum %
Sum
Column
Sum %
Sum
Bay, Oakville Place
Sears, Oakville Place
Wal-Mart, Oakville
Zellers, Hopedale Mall,
Oakville
Zellers, Oakville Place
Subtotal Oakville
Bay, Square One
$10,526
$19,659
$20,171
19.4%
36.3%
37.3%
$8,935
$11,287
$13,620
21.3%
27.0%
32.5%
$14,185
$17,623
$11,120
22.2%
27.6%
17.4%
$1,350
2.5%
$1,495
3.6%
$7,656
12.0%
$450
$52,156
.
.8%
96.3%
.0%
$275
$35,612
$100
.7%
85.1%
.2%
$255
$50,839
.
.4%
79.7%
.0%
Bay, Erin Mills TC
Sears, Square One,
Mississauga
Sears, Erin Mills Town
Centre, Mississauga
Wal-Mart, Mississauga
Zellers, Erin Mills TC,
Mississauga
Zellers, Square One,
Mississauga
Zellers, Sheridan Mall,
Mississauga
$500
.9%
$425
1.0%
$900
1.4%
$2
.0%
.
.0%
.
.0%
$420
.8%
$135
.3%
$2,890
4.5%
.
.0%
.
.0%
$200
.3%
$295
.5%
$1,160
2.8%
$10
.0%
.
.0%
$150
.4%
.
.0%
$250
.5%
.
.0%
$90
.1%
Subtotal Mississauga
Bay, Burlington Mall
Bay, Mapleview
Burlington
Sears, Mapleview,
Burlington
Wal-Mart, Burlington
Zellers, Aldershot,
Burlington
Zellers, Burlington Mall
Zellers, Millcroft,
Burlington
$1,467
.
2.7%
.0%
$1,970
$1,090
4.7%
2.6%
$4,090
$2,150
6.4%
3.4%
$50
.1%
$50
.1%
$1,250
2.0%
$50
.1%
$400
1.0%
$3,650
5.7%
$110
.2%
$1,290
3.1%
$840
1.3%
.
.0%
.
.0%
.
.0%
.
.0%
$340
.8%
$353
.6%
$300
.6%
$350
.8%
$300
.5%
$510
.
.
.9%
.0%
.0%
$3,520
$550
$200
8.4%
1.3%
.5%
$8,543
$240
$40
13.4%
.4%
.1%
Subtotal Burlington
Bay, Other
Wal-Mart, Milton
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q1AMOUNT Qu. 1
Expenditure
Q1AMOUNT Qu. 1
Expenditure
Q1AMOUNT Qu. 1
Expenditure
Column
Sum %
Sum
Column
Sum %
Sum
Wal-Mart, Other
.
.0%
Zellers, Other
.
.0%
.
.
$54,133
.0%
100.0%
$760
$41,862
Subtotal Other
Total
$10
.0%
Column
Sum %
Sum
$50
.1%
.0%
.
.0%
1.8%
100.0%
$330
$63,802
.5%
100.0%
Question 2 - Warehouse Membership Club Expenditures (past 3 months)
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q2AMOUNT Qu. 2
Expenditure
Q2AMOUNT Qu. 2
Expenditure
Q2AMOUNT Qu. 2
Expenditure
Column
Sum %
Sum
Q2LOC
Qu. 2
Location
Costco Dundas/403,
Mississauga
Costco Heartland Town
Centre- Mississauga
Costco Brant/QEW Burlington
Subtotal Burlington
Other Costco and Sams
Club
Subtotal Other
Total
Sum
Column
Sum %
Column
Sum %
Sum
$29,950
98.7%
$14,620
78.7%
$23,638
82.7%
.
.0%
$500
2.7%
$350
1.2%
$29,950
98.7%
$15,120
81.4%
$23,988
83.9%
$62
.2%
$2,450
13.2%
$4,610
16.1%
$62
.2%
$2,450
13.2%
$4,610
16.1%
$340
1.1%
$1,000
5.4%
.
.0%
$340
$30,352
1.1%
100.0%
$1,000
$18,570
5.4%
100.0%
.
$28,598
.0%
100.0%
Question 2 - Warehouse Membership Club Expenditures - Food and Grocery (past 3 months)
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q2AMOUNT Qu. 2
WMC Food
Expenditure
Q2AMOUNT Qu. 2
WMC Food
Expenditure
Q2AMOUNT Qu. 2
WMC Food
Expenditure
Column
Sum %
Sum
Costco Dundas/403,
Mississauga
Q2LOC
Qu. 2
Location
Costco Heartland
Town CentreMississauga
Costco Brant/QEW Burlington
Subtotal Burlington
Other Costco and
Sams Club
Subtotal Other
Total
Column
Sum %
Sum
Column
Sum %
Sum
$14,882
99.6%
$7,095
78.6%
$9,570
81.3%
.
.0%
$300
3.3%
$300
2.5%
$14,882
99.6%
$7,395
81.9%
$9,870
83.8%
$62
.4%
$1,630
18.1%
$1,905
16.2%
$62
.4%
$1,630
18.1%
$1,905
16.2%
$0
.0%
$0
.0%
.
.0%
$0
$14,944
.0%
100.0%
$0
$9,025
.0%
100.0%
.
$11,775
.0%
100.0%
Question 3 - Canadian Tire Store Purchases (past 3 months)
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q3AMOUNT Qu. 3
Expenditure
Q3AMOUNT Qu. 3
Expenditure
Q3AMOUNT Qu. 3
Expenditure
Column
Sum %
Sum
Q3LOC
Qu. 3
Location
Canadian Tire,
Dundas/Trafalgar,
Oakville
Canadian Tire,
Oaktown Plaza,
Oakville
Canadian Tire, Hyde
Park, Oakville
Subtotal Oakville
Canadian Tire, Millcroft,
Burlington
Canadian Tire,
Burlington Mall
Canadian TIre,
Mississauga
Canadian Tire, Milton
Canadian Tire, Other
Subtotal Other
Total
Column
Sum %
Sum
Sum
Column
Sum %
$6,094
42.6%
$6,705
53.6%
$2,865
11.7%
$1,268
8.9%
$1,922
15.4%
$13,427
54.6%
$6,530
45.7%
$1,995
16.0%
$3,202
13.0%
$13,892
97.1%
$10,622
84.9%
$19,494
79.3%
$50
.3%
$465
3.7%
$1,500
6.1%
$200
1.4%
$70
.6%
$2,430
9.9%
.
.0%
.
.0%
$790
3.2%
.
$160
$410
$14,302
.0%
1.1%
2.9%
100.0%
$350
$1,000
$1,885
$12,507
2.8%
8.0%
15.1%
100.0%
$40
$330
$5,090
$24,584
.2%
1.3%
20.7%
100.0%
Question 4 - Other General Merchandise Purchases (past 3 months)
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q4AMOUNT Qu. 4
Expenditure
Q4AMOUNT Qu. 4
Expenditure
Q4AMOUNT Qu. 4
Expenditure
Column
Sum %
Sum
Q4LOC
Qu. 4
Location
SW Oakville - Bronte
Village
SW Oakville - Other
SW Oakville - Hopedale
Mall
SW Oakville - Speers Rd.
SW Oakville - Kerr Street
SE Oakville - Downtown
Oakville
SE Oakville - Trafalgar
Village
SE Oakville - Other
SE Oakville - Maplegrove
Plaza
NE Oakville - Other
NE Oakville - Uptown
Core
NE Oakville - Upper
Oakville
NW Oakville - Other
NE Oakville - Neyagawa
Blvd and Dundas St.
NW Oakville - Oakville
Town Centre
NE Oakville Dundas/403/Winston
NW Oakville - Fox Creek
SW Oakville - Oaktown
Plaza/Mews
Other Oakville
NE Oakville - Oakville
Place SC
Subtotal Oakville
Other Burlington
Burlington Mall
Column
Sum %
Sum
Column
Sum %
Sum
.
.0%
.
.0%
$170
3.7%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
$1,290
28.4%
.
.
.0%
.0%
.
.
.0%
.0%
.
.
.0%
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
$20
.4%
.
.0%
.
.0%
.
.0%
$70
3.1%
$345
15.9%
$30
.7%
$145
6.5%
$10
.5%
$15
.3%
.
.0%
.
.0%
.
.0%
$100
4.5%
.
.0%
.
.0%
$148
6.6%
$720
33.2%
$813
17.9%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
$200
9.0%
$200
9.2%
$35
.8%
$1,343
60.2%
$777
35.8%
$1,667
36.7%
.
.0%
.
.0%
.
.0%
$2,006
$25
.
89.9%
1.1%
.0%
$2,053
$7
.
94.6%
.3%
.0%
$4,040
$80
$50
89.0%
1.8%
1.1%
.
.
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q4AMOUNT Qu. 4
Expenditure
Q4AMOUNT Qu. 4
Expenditure
Q4AMOUNT Qu. 4
Expenditure
Column
Sum %
Sum
Mapleview Mall,
Burlington
Millcroft Centre,
Burlington
Subtotal Burlington
Square One,
Mississauga
Dundas/403,
Mississauga
Erin Mills TC,
Mississauga
Heartland TC,
Mississauga
Other Mississauga
Milton
Other Canada
USA
Subtotal Other
Total
Column
Sum %
Sum
.0%
Column
Sum %
Sum
.0%
$1
.0%
.
.0%
.
.0%
.
.0%
$25
1.1%
$7
.3%
$131
2.9%
.
.0%
$30
1.4%
$10
.2%
.
.0%
.
.0%
.
.0%
$10
.4%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
$130
$140
.
$60
.
$60
$2,231
5.8%
6.3%
.0%
2.7%
.0%
2.7%
100.0%
.
$30
$50
$30
.
$80
$2,170
.0%
1.4%
2.3%
1.4%
.0%
3.7%
100.0%
$315
$325
.
$45
.
$45
$4,541
6.9%
7.2%
.0%
1.0%
.0%
1.0%
100.0%
Question 5 - Fashion and Accessory Purchases (past 3 months)
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q5AMOUNT Qu. 5
Expenditure
Q5AMOUNT Qu. 5
Expenditure
Q5AMOUNT Qu. 5
Expenditure
Column
Sum %
Sum
Q5LOC
Qu. 5
Location
Village
SW Oakville - Other
Mall
Oakville
Village
SE Oakville - Other
Plaza
NE Oakville - Other
Core
NE Oakville - Upper
Oakville
NW Oakville - Other
Blvd and Dundas St.
Town Centre
Plaza/Mews
Other Oakville
Place SC
Subtotal Oakville
Other Burlington
Burlington Mall
Column
Sum %
Sum
Column
Sum %
Sum
$80
.3%
.
.0%
$1,250
3.5%
.
.0%
.
.0%
.
.0%
$250
1.0%
.
.0%
$1,223
3.5%
.
.
.0%
.0%
.
.
.0%
.0%
.
.
.0%
.0%
$720
2.8%
$800
3.8%
$2,830
8.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
$40
.2%
$15
.1%
$240
.7%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
$1,770
6.8%
$2,820
13.4%
$4,618
13.0%
$3,126
12.0%
$345
1.6%
$2,570
7.3%
.
.0%
.
.0%
.
.0%
$200
.8%
.
.0%
$200
.6%
.
.0%
.
.0%
$100
.3%
$6,144
23.5%
$6,740
31.9%
$8,103
22.9%
$12,330
$275
$500
47.2%
1.1%
1.9%
$10,720
$440
$1,182
50.8%
2.1%
5.6%
$21,134
$730
$1,060
59.7%
2.1%
3.0%
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q5AMOUNT Qu. 5
Expenditure
Q5AMOUNT Qu. 5
Expenditure
Q5AMOUNT Qu. 5
Expenditure
Column
Sum %
Sum
Mapleview Mall,
Burlington
Millcroft Centre,
Burlington
Subtotal Burlington
Square One,
Mississauga
Dundas/403,
Mississauga
Erin Mills TC,
Mississauga
Heartland TC,
Mississauga
Other Mississauga
Milton
Other Canada
USA
Subtotal Other
Total
Column
Sum %
Sum
Column
Sum %
Sum
$1,075
4.1%
$445
2.1%
$1,200
3.4%
.
.0%
.
.0%
.
.0%
$1,850
7.1%
$2,067
9.8%
$2,990
8.4%
$1,050
4.0%
$1,250
5.9%
$1,795
5.1%
.
.0%
.
.0%
.
.0%
$1,810
6.9%
$1,425
6.7%
$1,660
4.7%
$170
.7%
$400
1.9%
$60
.2%
$2,130
$5,160
.
$6,505
$300
$6,805
$26,145
8.1%
19.7%
.0%
24.9%
1.1%
26.0%
100.0%
$1,500
$4,575
$175
$3,581
.
$3,756
$21,118
7.1%
21.7%
.8%
17.0%
.0%
17.8%
100.0%
$4,059
$7,574
$100
$3,609
.
$3,709
$35,407
11.5%
21.4%
.3%
10.2%
.0%
10.5%
100.0%
Question 6 - Other/Specialty Non-Food Store Related Merchandise (past 3 months)
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q6AMOUNT Qu. 6
Expenditure
Q6AMOUNT Qu. 6
Expenditure
Q6AMOUNT Qu. 6
Expenditure
Column
Sum %
Sum
Q6LOC
Qu. 6
Location
Village
SW Oakville - Other
Mall
Oakville
Village
SE Oakville - Other
Plaza
NE Oakville - Other
Core
NE Oakville - Upper
Oakville
NW Oakville - Other
Blvd and Dundas St.
Town Centre
Plaza/Mews
Other Oakville
Place SC
Subtotal Oakville
Other Burlington
Burlington Mall
Column
Sum %
Sum
Column
Sum %
Sum
$25
.1%
.
.0%
$80
.3%
.
.0%
.
.0%
.
.0%
$30
.1%
$60
.3%
$902
3.2%
$11,600
$585
40.1%
2.0%
$20
$580
.1%
3.0%
$130
$1,988
.5%
6.9%
$175
.6%
$600
3.1%
$712
2.5%
$1,704
5.9%
.
.0%
$200
.7%
$550
1.9%
.
.0%
$250
.9%
$20
.1%
$50
.3%
$371
1.3%
$740
2.6%
$815
4.3%
$1,100
3.8%
$925
3.2%
$1,250
6.5%
$890
3.1%
$320
1.1%
$125
.7%
$520
1.8%
$200
.7%
$690
3.6%
$130
.5%
.
.0%
.
.0%
.
.0%
$3,476
12.0%
$7,753
40.6%
$10,198
35.6%
$3,108
10.7%
$2,365
12.4%
$4,284
15.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
$800
2.8%
$1,100
3.8%
$106
.6%
$595
2.1%
$1,325
4.6%
$415
2.2%
$1,273
4.4%
$25,883
.
.
89.5%
.0%
.0%
$14,829
$430
$30
77.6%
2.2%
.2%
$24,423
$685
$25
85.3%
2.4%
.1%
.
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q6AMOUNT Qu. 6
Expenditure
Q6AMOUNT Qu. 6
Expenditure
Q6AMOUNT Qu. 6
Expenditure
Column
Sum %
Sum
Column
Sum %
Sum
Column
Sum %
Sum
Mapleview Mall,
Burlington
Millcroft Centre,
Burlington
$5
.0%
$90
.5%
.
.0%
.
.0%
.
.0%
Subtotal Burlington
Square One,
Mississauga
$5
.0%
$550
2.9%
$710
2.5%
$40
.1%
.
.0%
.
.0%
$887
3.1%
.
.0%
$525
1.8%
$100
.3%
$110
.6%
$210
.7%
.
.0%
$250
1.3%
.
.0%
$1,235
$2,262
.
$770
.
$770
$28,920
4.3%
7.8%
.0%
2.7%
.0%
2.7%
100.0%
$970
$1,330
$50
$755
$1,600
$2,405
$19,114
5.1%
7.0%
.3%
3.9%
8.4%
12.6%
100.0%
$1,205
$1,940
.
$1,556
.
$1,556
$28,629
4.2%
6.8%
.0%
5.4%
.0%
5.4%
100.0%
Dundas/403,
Mississauga
Erin Mills TC,
Mississauga
Heartland TC,
Mississauga
Other Mississauga
Milton
Other Canada
USA
Other
Total
.0%
Question 7 - Home Improvement Related Stores Purchases (past 3 months)
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q7AMOUNT Qu. 7
Expenditure
Q7AMOUNT Qu. 7
Expenditure
Q7AMOUNT Qu. 7
Expenditure
Column
Sum %
Sum
Q7LOC
Qu. 7
Location
Village
SW Oakville - Other
Mall
Oakville
Village
SE Oakville - Other
Plaza
NE Oakville - Other
Core
NE Oakville - Upper
Oakville
NW Oakville - Other
Blvd and Dundas St.
Town Centre
Plaza/Mews
Other Oakville
Place SC
Subtotal Oakville
Other Burlington
Burlington Mall
Column
Sum %
Sum
Column
Sum %
Sum
$70
.1%
.
.0%
$50
.1%
$100
.2%
$690
1.8%
$6,055
8.6%
.
.0%
.
.0%
$181
.3%
$2,123
.
4.0%
.0%
$7,685
.
19.6%
.0%
$6,571
.
9.3%
.0%
.
.0%
.
.0%
.
.0%
$12,415
23.7%
$17,545
44.7%
$28,430
40.2%
.
.0%
.
.0%
.
.0%
$50
.1%
$50
.1%
$445
.6%
$2,915
5.6%
$898
2.3%
$2,759
3.9%
$500
1.0%
.
.0%
$1,000
1.4%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
$30
.1%
$185
.5%
.
.0%
.
.0%
$200
.5%
$200
.3%
$13,620
26.0%
$2,900
7.4%
$6,190
8.8%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
$240
.6%
$650
.9%
.
.0%
.
.0%
.
.0%
$31,823
$935
.
60.7%
1.8%
.0%
$30,393
$5,271
.
77.4%
13.4%
.0%
$52,531
$12,384
.
74.3%
17.5%
.0%
.
.
.
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q7AMOUNT Qu. 7
Expenditure
Q7AMOUNT Qu. 7
Expenditure
Q7AMOUNT Qu. 7
Expenditure
Column
Sum %
Sum
Mapleview Mall,
Burlington
Millcroft Centre,
Burlington
Subtotal Burlington
Square One,
Mississauga
Dundas/403,
Mississauga
Erin Mills TC,
Mississauga
Heartland TC,
Mississauga
Other Mississauga
Milton
Other Canada
USA
Other
Total
Column
Sum %
Sum
.0%
Column
Sum %
Sum
.0%
.0%
.
.0%
.
.0%
.
.0%
$935
1.8%
$5,271
13.4%
$12,384
17.5%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
$14,765
$14,765
$4,945
.
.
$4,945
$52,468
28.1%
28.1%
9.4%
.0%
.0%
9.4%
100.0%
$1,475
$1,475
$2,130
.
.
$2,130
$39,269
3.8%
3.8%
5.4%
.0%
.0%
5.4%
100.0%
$2,725
$2,725
$2,280
$800
.
$3,080
$70,720
3.9%
3.9%
3.2%
1.1%
.0%
4.4%
100.0%
Question 8 - Home Furnishing Store Purchases (past 6 months)
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q8AMOUNT Qu. 8
Expenditure
Q8AMOUNT Qu. 8
Expenditure
Q8AMOUNT Qu. 8
Expenditure
Column
Sum %
Sum
Q8LOC
Qu. 8
Location
Village
SW Oakville - Other
Mall
Oakville
Village
SE Oakville - Other
Plaza
NE Oakville - Other
Core
NE Oakville - Upper
Oakville
NW Oakville - Other
Blvd and Dundas St.
Town Centre
Plaza/Mews
Other Oakville
Place SC
Subtotal Oakville
Other Burlington
Burlington Mall
Column
Sum %
Sum
Column
Sum %
Sum
.
.0%
$350
1.0%
$30
.0%
$2,700
6.1%
$250
.7%
.
.0%
.
.0%
.
.0%
$390
.6%
$400
$20
.9%
.0%
$400
.
1.1%
.0%
$6,670
$1,685
9.5%
2.4%
.
.0%
$200
.6%
$1,000
1.4%
$75
.2%
$300
.9%
$5,300
7.5%
.
.0%
.
.0%
.
.0%
$30
.1%
.
.0%
$125
.2%
.
.0%
.
.0%
.
.0%
$862
1.9%
$1,535
4.4%
$2,625
3.7%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
$15,720
35.5%
$11,060
31.7%
$17,925
25.5%
$2,140
4.8%
$3,700
10.6%
$14,150
20.1%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
$545
1.2%
$75
.2%
$700
1.0%
$22,492
$8,415
.
50.8%
19.0%
.0%
$17,870
$6,370
$500
51.3%
18.3%
1.4%
$50,600
$9,745
.
72.0%
13.9%
.0%
.
.
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q8AMOUNT Qu. 8
Expenditure
Q8AMOUNT Qu. 8
Expenditure
Q8AMOUNT Qu. 8
Expenditure
Column
Sum %
Sum
Mapleview Mall,
Burlington
Millcroft Centre,
Burlington
Subtotal Burlington
Square One,
Mississauga
Dundas/403,
Mississauga
Erin Mills TC,
Mississauga
Heartland TC,
Mississauga
Other Mississauga
Milton
Other Canada
USA
Other
Total
Column
Sum %
Sum
Column
Sum %
Sum
$40
.1%
.0%
.0%
.
.0%
.
.0%
.
.0%
$8,455
19.1%
$6,870
19.7%
$9,745
13.9%
.
.0%
.
.0%
$20
.0%
$495
1.1%
$2,150
6.2%
$280
.4%
.
.0%
.
.0%
$100
.1%
.
.0%
.
.0%
.
.0%
$1,425
$1,920
.
$11,450
.
$11,450
$44,317
3.2%
4.3%
.0%
25.8%
.0%
25.8%
100.0%
$4,350
$6,500
.
$3,595
.
$3,595
$34,835
12.5%
18.7%
.0%
10.3%
.0%
10.3%
100.0%
$8,185
$8,585
.
$1,360
.
$1,360
$70,290
11.6%
12.2%
.0%
1.9%
.0%
1.9%
100.0%
Question 9 - Supermarket Purchases (past month)
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q9AMOUNT Qu. 9
Expenditure
Q9AMOUNT Qu. 9
Expenditure
Q9AMOUNT Qu. 9
Expenditure
Sum
Q9LOC
Qu. 9
Location
Dominion, Hopedale Mall,
3rd Line & Rebecca,
Oakville
Dominion,Neyagawa Blvd
and Dundas Street,
Oakville
Dominion, Upper Oakville
Plaza, Oakville
Food Basics, Oaktown
Plaza, Oakville
IGA, Oakville Place,
Trafalgar & Leighland,
Oakville
Loblaws, 173 Lakeshore
Rd E, Oakville
Loblaws, 2431 Trafalgar
Rd, Oakville
Longos, Dundas Street &
Trafalgar, Oakville
No Frills, 125 Cross
(Trafalgar Village),
Oakville
Price Chopper, Dundas
and Third Line, Oakville
Sobeys, 3rd Line & Upper
Middle, Oakville (Abbey
Plaza)
Sobeys, Bronte Village
Mall, Oakville
The Barn, Oakville Town
Centre I, QEW & Dorval,
Oakville
Whole Foods, 301
Cornwall Rd & Trafalgar,
Oakville
Column
Sum %
Column
Sum %
Sum
Sum
Column
Sum %
$2,050
3.4%
$50
.1%
$9,080
12.6%
$11,295
18.6%
$3,730
8.7%
$620
.9%
$11,600
19.1%
$550
1.3%
$2,260
3.1%
$2,825
4.7%
$3,110
7.2%
$5,730
8.0%
$40
.1%
.
.0%
$500
.7%
$1,120
1.8%
$1,060
2.5%
$10,775
15.0%
$14,770
24.4%
$5,325
12.4%
$4,145
5.8%
$5,135
8.5%
$5,175
12.0%
$2,890
4.0%
$8,195
13.5%
$4,610
10.7%
$5,984
8.3%
$540
.9%
$6,140
14.3%
$300
.4%
$20
.0%
$6,999
16.3%
$3,630
5.0%
$1,220
2.0%
$1,350
3.1%
$8,138
11.3%
$15
.0%
$3,045
7.1%
$1,245
1.7%
$700
1.2%
$655
1.5%
$4,115
5.7%
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q9AMOUNT Qu. 9
Expenditure
Q9AMOUNT Qu. 9
Expenditure
Q9AMOUNT Qu. 9
Expenditure
Column
Sum %
Sum
Sobeys, 511 Maplegrove,
Oakville
Brunos, Oakville
Subtotal Oakville
Commissos Food
Market,Walkers Line &
Upper Middle Road
Dominion, Burlington
Food Basics, Burlington
Sobeys, Burlington
(Burlington Power Centre)
Fortinos & No Frills,
Burlington
Longos, Dundas Street
and Walkers Line,
Burlington
Ultra Food & Drug,
Millcroft Centre,
Burlington
Ultra Food & Drug,
Woodview Centre,
Burlington
Subtotal Burlington
Dominion, Mississauga
Food Basics, Mississauga
Loblaw stores,
Mississauga
Price Chopper,
Mississauga
Dominion, Other
Food Basics, Other
Other
Total
Column
Sum %
Sum
Column
Sum %
Sum
$330
.5%
$400
.9%
$1,580
2.2%
.
.0%
.
.0%
.
.0%
$59,855
98.8%
$42,199
98.0%
$60,992
84.8%
.
.0%
$300
.7%
.
.0%
.
.
.0%
.0%
$200
$50
.5%
.1%
.
$4,065
.0%
5.6%
.
.0%
.
.0%
$1,060
1.5%
$150
.2%
$250
.6%
$3,945
5.5%
$120
.2%
$60
.1%
$520
.7%
.
.0%
.
.0%
$15
.0%
.
.0%
.
.0%
$30
.0%
$270
.
.
.4%
.0%
.0%
$860
.
.
2.0%
.0%
.0%
$9,635
$890
$300
13.4%
1.2%
.4%
$50
.1%
.
.0%
$100
.1%
$400
.7%
.
.0%
$20
.0%
$450
.
$25
$25
$60,600
.7%
.0%
.0%
.0%
100.0%
.
.
.
.
$43,059
.0%
.0%
.0%
.0%
100.0%
$1,310
$25
.
$25
$71,962
1.8%
.0%
.0%
.0%
100.0%
Question 10 - Specialty Food Purchases (past month)
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q10AMOUNT Qu. 10
Expenditure
Q10AMOUNT Qu. 10
Expenditure
Q10AMOUNT Qu. 10
Expenditure
Column
Sum %
Sum
Q10LOC
Qu. 10
Location
Village
SW Oakville - Other
Mall
Oakville
Village
SE Oakville - Other
Plaza
NE Oakville - Other
Core
NE Oakville - Upper
Oakville
NW Oakville - Other
Blvd and Dundas St.
Town Centre
Plaza/Mews
Other Oakville
Place SC
Subtotal Oakville
Other Burlington
Burlington Mall
Column
Sum %
Sum
Column
Sum %
Sum
$300
11.6%
.
.0%
$290
6.9%
.
.0%
.
.0%
.
.0%
.
.0%
$25
1.0%
$30
.7%
$880
.
34.0%
.0%
$310
.
11.8%
.0%
$2,411
$140
57.6%
3.3%
.
.0%
.
.0%
$560
13.4%
.
.0%
.
.0%
$200
4.8%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
$10
.2%
$640
24.7%
$255
9.7%
$75
1.8%
$100
3.9%
$90
3.4%
.
.0%
$40
1.5%
.
.0%
.
.0%
$235
9.1%
$1,835
70.0%
$3
.1%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
$50
1.9%
$55
2.1%
$10
.2%
$140
5.4%
.
.0%
$40
1.0%
$2,385
.
.
92.1%
.0%
.0%
$2,570
.
.
98.1%
.0%
.0%
$3,769
$25
.
90.0%
.6%
.0%
.
.
.
AREA Sub-Area
NE Oakville
NW Oakville
South Oakville
Q10AMOUNT Qu. 10
Expenditure
Q10AMOUNT Qu. 10
Expenditure
Q10AMOUNT Qu. 10
Expenditure
Column
Sum %
Sum
Mapleview Mall,
Burlington
Millcroft Centre,
Burlington
Subtotal Burlington
Square One,
Mississauga
Dundas/403,
Mississauga
Erin Mills TC,
Mississauga
Heartland TC,
Mississauga
Other Mississauga
Milton
Other Canada
USA
Other
Total
Column
Sum %
Sum
.0%
Column
Sum %
Sum
.0%
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
$25
.6%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.0%
.
.
.
$205
.
$205
$2,590
.0%
.0%
.0%
7.9%
.0%
7.9%
100.0%
$50
$50
.
.
.
.
$2,620
1.9%
1.9%
.0%
.0%
.0%
.0%
100.0%
$95
$95
.
$300
.
$300
$4,189
2.3%
2.3%
.0%
7.2%
.0%
7.2%
100.0%
Question 11a. Average Times Visited Downtown Oakville (past 3 months)
Sub-Area
Question 11a. Times
Visited Downtown
Oakville in Past 3 Months
NE
Oakville
NW
Oakville
South
Oakville
Mean
Mean
Mean
5.1
5.3
14.1
Question 11c. Average Times Visited Bronte Village (past 3 months)
Sub-Area
Question 11c. Times
Visited Bronte Village
in Past 3 Months
NE
Oakville
NW
Oakville
South
Oakville
Mean
Mean
Mean
1.1
1.4
13.9
Question 11e. Average Times Visited Kerr Street (past 3 months)
Sub-Area
Question 11e.
Times Visited Kerr
Street in Past 3
Months
NE
Oakville
NW
Oakville
South
Oakville
Mean
Mean
Mean
4.4
3.8
8.4
Question 11. Ranking Averages - Downtown, Bronte Village and Kerr Street
(Based on Scale of 1 to 10 with 10 Describing very well)
Total
Sub-Area
NE
Oakvi
lle
NW
Oakville
South
Oakvill
e
Mean
4.4
4.0
5.0
4.6
Mean
6.5
6.4
6.8
6.6
Question 11b. Downtown Oakville - A good place to visit in the
evening
Mean
5.9
5.5
5.9
5.8
Question 11b. Downtown Oakville - Convenient for me to visit
Mean
5.5
5.6
6.5
5.9
Question 11b. Downtown Oakville - A good place to go for lunch or
dinner
Mean
6.0
5.8
6.6
6.2
Question 11D. Bronte Village - A shopping are for people like me
Mean
2.5
2.1
3.7
2.9
Question 11D. Bronte Village - A good place to take visitors from
out of town
Mean
3.3
3.6
4.6
3.9
Question 11D. Bronte Village - A good place to visit in the evening
Mean
2.9
3.1
4.1
3.5
Question 11D. Bronte Village - Convenient for me to visit
Mean
2.8
3.1
5.1
3.9
Question 11D. Bronte Village - A good place to go for lunch or
dinner
Mean
2.7
2.8
4.2
3.4
Question 11F. Kerr Street - A shopping are for people like me
Mean
2.9
2.5
3.3
3.0
Question 11F. Kerr Street - A good place to take visitors from out
of town
Mean
2.5
2.5
3.0
2.7
Question 11F. Kerr Street - A good place to visit in the evening
Mean
2.2
2.2
2.4
2.3
Question 11F. Kerr Street - Convenient for me to visit
Mean
3.7
4.4
4.7
4.3
Question 11F. Kerr Street - A good place to go for lunch or dinner
Mean
3.1
3.1
3.9
3.5
Question 11b. Downtown Oakville - A shopping are for people like
me
Question 11b. Downtown Oakville - A good place to take visitors
from out of town
Question 12. Average Household Size
Sub-Area
NE
Oakville
NW
Oakville
South
Oakville
Mean
Mean
Mean
Question 12.
Household
Size
3.2
3.1
2.7
Question 13. Age Group
Sub-Area
NE Oakville
Count
Age
Group
Under 25
25 - 34
35 - 44
45 - 54
55 - 64
65 and
over
Refused
Total
NW Oakville
Col %
Count
Col %
Total
South Oakville
Count
Col %
Count
Col %
6
14
39
31
13
4.7%
10.9%
30.5%
24.2%
10.2%
7
15
27
21
18
7.0%
15.0%
27.0%
21.0%
18.0%
8
18
29
41
29
4.5%
10.2%
16.5%
23.3%
16.5%
21
47
95
93
60
5.2%
11.6%
23.5%
23.0%
14.9%
22
17.2%
9
9.0%
45
25.6%
76
18.8%
3
128
2.3%
100.0%
3
100
3.0%
100.0%
6
176
3.4%
100.0%
12
404
3.0%
100.0%
Gender of Respondent
Sub-Area
NE Oakville
Count
Gender
Total
Col %
NW Oakville
Count
Col %
Total
South Oakville
Count
Col %
Count
Col %
Male
Primary
Shopper
32
25.0%
23
23.0%
46
26.1%
101
25.0%
Female
Primary
Shopper
96
75.0%
77
77.0%
130
73.9%
303
75.0%
128
100.0%
100
100.0%
176
100.0%
404
100.0%
SURVEY ID
OAKVILLE TELEPHONE CONSUMER SURVEY
For Office Use
Interviewer:
_______________________
Verified by:
________________
Date of Interview: ___________________
Good ________________. My name is ____________________ of Network Research Inc., a market research company. We are conducting a survey of people's shopping habits and I would like
to ask you a few questions. I assure you we are not selling anything.
A.
B.
Interviewer, Please watch Quota - 75% female / 25% male
Are you over the age of 19 and the primary shopper in your home?
YES:
GO TO QUESTION B.
NO:
ASK FOR SOMEONE WHO IS AND RE-INTRODUCE.
In the last THREE MONTHS, have you done any shopping whatsoever?
YES: GO TO QUESTION C.
NO:
C.
TERMINATE INTERVIEW. THIS IS NOT A COMPLETED SURVEY.
INTERVIEWER: Record the appropriate SAMPLING AREA corresponding to the respondent's FSA.
SEE NOTE BELOW
Interviewer, Please watch Quota
Circle
Area
FSA
1
L6H
North of QEW East of 16 Mile Creek
2
L6J
South of QEW East of 16 Mile Creek
3
L6K
South of QEW between 16 Mile Creek and 4th Line
4
L6L
South of QEW West of 4th Line
5
L6M
North of QEW West of 16 Mile Creek
INTERVIEWER: Please record data below and continue with survey
Phone Number:
Time Started:
Postal Code [6 digits]
am / pm
Time Finished:
am / pm
INTERVIEWER: Please ensure that information is complete, then proceed to Question 1a.
urbanMetrics
Page 1
1 a)
In the past THREE MONTHS, have you shopped in a DEPARTMENT STORE, such as The Bay, Sears, Zellers or Wal-Mart?
Yes ........ 1
[GO TO QUESTION
1 b)]
No
[SKIP TO QUESTION
2 a)]
........ 2
1 b)
What is the name of the store and where is it located?
1 c)
About how much did you spend during the past THREE MONTHS at this store?
ASK THESE QUESTIONS TOGETHER
1 b)
Name of Store
1 d)
1 b)
Location
CODE
1 c)
Amount Spent
Bay
Burlington Mall, Fairview Street/Guelph Line, Burlington
121
$
.00
Bay
Erin Mills Town Centre, Mississauga
133
$
.00
Bay
Mapleview Centre, Maple Ave./Fairview St, Burlington
122
$
.00
Bay
Oakville Place, Trafalgar Rd./QEW, Oakville
114
$
.00
Sears
233
$
.00
Sears
Mapleview Centre, Maple Ave/Fairview St., Burlington
222
$
.00
Sears
214
$
.00
Wal-Mart
Highway 5 and Trafalgar, Oakville
311
$
.00
Wal-Mart
Highway 5 and Appleby Line, Burlington
320
$
.00
Zellers
Aldershot Plaza, Plains Rd. @ Waterdown Road
420
$
.00
Zellers
Burlington Mall, Fairview Street/Guelph Line, Burlington
421
$
.00
Zellers
433
$
.00
Zellers
Hopedale Mall, 3rd Line, Rebecca Street, Oakville
403
$
.00
Zellers
Millcroft Centre, Appleby/Upper Middle Road, Burlington
423
$
.00
Zellers
414
$
.00
Zellers
Sheridan Mall, Erin Mills Parkway, Mississauga
430
$
.00
Other
SPECIFY
$
.00
Other
SPECIFY
$
.00
Have you shopped at any other DEPARTMENT STORES IN THE PAST THREE MONTHS?
IF YES, REPEAT QUESTION 1b)/1c) as OFTEN AS NECESSARY.
2 a)
In just the past THREE MONTHS, have you shopped at a Costco or Sams Club?
Circle
Yes ….
1
[GO TO QUESTION
2 b)]
No…..
2
[SKIP TO QUESTION
3 a)]
2 b)
2 c)
About how much did you spend during the PAST THREE MONTHS at this store in TOTAL?
2 d)
And how much of this was spent on items that you would normally find in a supermarket, such
as food and groceries, health and beauty aids and cleaning supplies?
2 b)
2 b)
Name of Store
Location
Code
2 d)
Amount Spent on Food Items
COSTCO
Dundas Street/403, Mississauga
32
$
.00
$
.00
COSTCO
Mavis Rd/Brittannia, Mississauga
30
$
.00
$
.00
COSTCO
Brant/QEW, Burlington
20
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
OTHER
2 e)
2 c)
Amount Spent in Total
Have you shopped at any other COSTCO or SAMS CLUB in the past THREE MONTHS?
IF YES, REPEAT QUESTIONS 2b) to 2d) AS OFTEN AS NECESSARY. IF NO, GO TO 3 a)
3 a)
In just the past THREE MONTHS, have you shopped at a Canadian Tire Store or other tire, battery or automotive parts store?
Circle
Yes ….
1
[GO TO QUESTION
3 b)]
No…..
2
[SKIP TO QUESTION
4 a)]
3 b)
3 c)
3 a)
Name of Store
Location
3
Code
c)
Canadian Tire
Millcroft Centre, Appleby/Upper Middle, Burlington
23
$
.00
Canadian Tire
Oaktown Plaza, Kerr Street/Speers, Oakville
18
$
.00
Canadian Tire
Dundas Street/Hyde Park, Oakville
16
$
.00
Canadian Tire
Burlington Mall, Fairview St., Burlington
21
$
.00
Canadian Tire
Dundas Street/Trafalgar, Oakville
11
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
Other
3 d)
3 b)
Have you shopped at any other Canadian Tire store in the past THREE MONTHS?
IF YES, REPEAT QUESTIONS 3b) to 3c) AS OFTEN AS NECESSARY. IF NO, GO TO 4 a)
urbanMetrics
Page 2
4 a)
In just the past THREE MONTHS, have you shopped at a general store, variety store or dollar store?
Circle
Yes ….
1
4 b)]
[GO TO QUESTION
No…..
2
5 a)]
[SKIP TO QUESTION
4 b)
4 c)
4 b)
Name of Store
4 b)
Location
OTHER
4 c)
SPECIFY
4 d)
Have you shopped at any other general store, variety store or dollar store in the past THREE MONTHS?
IF YES, REPEAT QUESTIONS 4b) to 4c) AS OFTEN AS NECESSARY. IF NO, GO TO 5 a)
5 a)
In just the PAST THREE MONTHS, have you shopped at any of the following FASHION or ACCESSORY stores?
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
Circle
Circle
(i)
A Clothing store?
Yes 1
[GO TO
5 b} No
2
[SKIP TO (ii)]
(ii)
A shoe store?
Yes 1
[GO TO
5 b} No
2
[SKIP TO (iii)]
(iii)
A lugguge, leather goods, clothing accessory or jewellery store?
Yes 1
[GO TO
5 b} No
2
GO TO
6 a)
FOR EACH "YES" RESPONSE, ASK THE FOLLOWING QUESTIONS TOGETHER
5 b)
5 c)
5 b)
5
OTHER
5 d)
5 c)
Amount Spent
SPECIFY
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
Have you shopped at any other FASHION OR ACCESSORY STORE in the past THREE MONTHS?
IF YES, REPEAT QUESTION
6 a)
b)
Location
Shopping Centre/Street Location/Community
Name of Store
5 b) to
5 c) above as often as necessary.
Repeat this sequence for all
5 a) questions, (i) to (iii).
In just the past THREE MONTHS, have you shopped at any of the following SPECIALTY STORES?
Circle
Circle
(i) An office supply, stationery, book or card shop?
Yes
1 GO TO
6
b)
No
2 [SKIP TO (ii)]
(ii) A sporting goods, hobby, toy, game, art or artist supply store?
Yes
1 GO TO
6
b)
No
2 [SKIP TO (iii)]
2 [SKIP TO (iv)]
(iii) A sewing, needlework or fabric store?
Yes
1 GO TO
6
b)
No
(iv) A musical instrument, music, CD or tape store?
Yes
1 GO TO
6
b)
No
2 [SKIP TO (v)]
(v) A florist, pet, pet supply or swimming pool accessory store?
Yes
1 GO TO
6
b)
No
2 [SKIP TO (vi)]
(vi) A gift, novelty, souvenir or collectors item store?
Yes
1 GO TO
6
b)
No
2 Go to
7 a)
6 b)
6 c)
6 b)
6
b)
6
Location
Name of Store
OTHER
6 d)
Office Use
SPECIFY
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
Have you shopped at any other of these SPECIALTY stores in the past THREE MONTHS?
7 a)
c)
Amount Spent
6 b) to
6 a) questions, (i) to (vii).
Have you shopped at any of the following building and outdoor home supplies stores in the past three months?
urbanMetrics
Yes ........ 1
[GO TO QUESTION
7 b)]
Page 3
No
........ 2
[SKIP TO QUESTION
8 a)]
(i) A home improvement centre or hardware store?
Yes
1 GO TO
7
b)
No
2 [SKIP TO (ii)]
(ii) A paint and wallpaper store?
Yes
1 GO TO
7
b)
No
2 [SKIP TO (iii)]
(iii) Other building material and home supply stores, including plumbing and electrical supply stores?
Yes
1 GO TO
7
b)
No
2 [SKIP TO (iv)]
(iv) A nursery or garden centre?
Yes
1 GO TO
7
b)
No
2 GO TO
7 b)
7 c)
8 a)
7 b)
7 b)
7
Location
Name of Store
OTHER
7 d)
c)
Amount Spent
Office Use
SPECIFY
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
Have you shopped at any other building and outdoor home supply store in the PAST THREE MONTHS?
7 b) to
7 a) questions, (i) to (iv).
INTERVIEWER: THE FOLLOWING QUESTION IS FOR SHOPPING HABITS IN THE PAST SIX MONTHS
8 a)
In just the past SIX MONTHS, have you shopped at any of the following HOME FURNISHINGS stores?
Circle
Yes
1 GO TO
8
b)
No
2 [SKIP TO (ii)]
(ii) A camera, photographic supply, or computer and software store?
Yes
1 GO TO
8
b)
No
2 [SKIP TO (iii)]
(iii) A lighting, floor covering, or window covering store?
Yes
1 GO TO
8
b)
No
2 [SKIP TO (iv)]
Yes
1 GO TO
8
b)
No
2 GO TO
(iv) A kitchen, tableware, bedding, linen or picture frame and print store?
8 b)
8 c)
About how much did you spend during the past SIX MONTHS at this store?
8 b)
Name of Store
OTHER
8 d)
Circle
(i) A furniture store, applicance store, TV or electronics store?
8 b)
Location
9 a)
8
c)
Amount Spent
Office Use
SPECIFY
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
Have you shopped at any other HOME FURNISHING STORE in the PAST SIX MONTHS?
urbanMetrics
8 b) to
8 a) questions, (i) to (iv).
Page 4
14 a)
In just the past MONTH, have you shopped at a supermarket or grocery store?
Yes ........ 1
[GO TO QUESTION
14 b)]
No ........ 2
[SKIP TO QUESTION
15 a)]
14 b)
14 c)
About how much did you spend during the past MONTH at this store?
14 b)
Name of Store
14 d)
14 b)
Location
14 b)
Amount Spent
Office Use
Commisso's Food Market
Walkers Line/Upper Middle Road
120
$
.00
Dominion
Hopedale Mall, 3rd Line/Rebecca, Oakville
203
$
.00
Dominion
Neyagawa Blvd and Dundas Street, Oakville
214
$
.00
Dominion
1011 Upper Middle/8th Line (Upper Oakville Plaza), Oakville
212
$
.00
Food Basics
Lakeside Shopping Village, Lakeshore/Hampton Heath, Burl.
320
$
.00
Food Basics
1505 Guelph Line, south of Upper Middle, Burlington (Burlington Heights)
320
$
.00
Food Basics
Oaktown Plaza, Kerr St and Speers Rd, Oakville
318
$
.00
Fortinos
Appleby Mall, Appleby & New, Burlington
520
$
.00
Fortinos
1059 Plains Rd E, Burlington
520
$
.00
Fortinos
2025 Guelph Line @ Upper Middle, Burlington (Burlington Supercentre)
520
$
.00
IGA
Oakville Place, Trafalgar/Leighland, Oakville
714
$
.00
Loblaws
173 Lakeshore Rd. E, Oakville
505
$
.00
Loblaws
2431 Trafalgar Rd @ Dundas, Oakville
511
$
.00
Longo's
Dundas Street and Walkers Line, Burlington
620
$
.00
Longo's
Dundas Street/Trafalgar, Oakville
611
$
.00
No Frills
125 Cross (Trafalgar Village), Oakville
507
$
.00
No Frills
2400 Guelph Line, Burlington
520
$
.00
No Frills
571 Brant St, Burlington (Brant Plaza)
520
$
.00
Price Chopper
Dundas and Third Line, Oakville
817
$
.00
Sobeys
3rd Line/Upper Middle, Oakville (Abbey Plaza)
413
$
.00
Sobeys
1250 Brant Street, Burlington (Burlington Power Centre)
420
$
.00
Sobeys
Bronte Village Mall, Oakville
401
$
.00
The Barn
Oakville Town Centre I, QEW/Dorval, Oakville
715
$
.00
Ultra Food & Drug
Millcroft Centre, Appleby & Upper Middle, Burlington
923
$
.00
Ultra Food & Drug
3365 Fairview @ Woodview (Woodview Centre), Burlington
920
$
.00
Whole Foods
Other
301 Cornwall Rd @ Trafalgar
702
$
.00
$
.00
$
.00
$
.00
Have you shopped at any other supermarket or grocery store in the PAST MONTH?
14 b) to
INTERVIEWER: THE FOLLOWING QUESTION IS FOR SHOPPING HABITS IN THE PAST MONTH
13 a)
In just the past MONTH, have you shopped at a convenience or specialty food store, such as a butcher, fish market, fruit and vegetable market, a jug milk store or a convenience
store?
Yes ........ 1
[GO TO QUESTION
13 b)]
No
[SKIP TO QUESTION
14 a)]
........ 2
13 b)
13 c)
About how much did you spend during the past MONTH at this store?
13 b)
Name of Store
13 b)
Location
OTHER
13 d)
SPECIFY
13
c)
Amount Spent
Office Use
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
$
.00
Have you shopped at any other specialty food or convenience store in the PAST MONTH?
urbanMetrics
13 b) to
Page 5
THESE NEXT FEW QUESTIONS ARE ABOUT YOUR SHOPPING IN PEDESTRIAN RETAIL AREAS, SUCH AS DOWNTOWN OAKVILLE, BRONTE VILLAGE AND KERR STREET?
14 a)
Approximately how many times in the past three months have you visited Downtown Oakville?
14 b)
I am going to read out a list of descriptions and after each one please give it a score from 1 to 10. A score of “1” indicates you feel the description does not describe Downtow
Oakville at all and a score of “10” indicates you feel the description does describe Downtown Oakville very well. How does
READ ATTRIBUTE describe Downtown Oakville?
Attribute
Does not
Describe at all
A shopping area for people like me
1
2
3
4
A good place to take visitors from out- 1
2
3
4
of-town
1
2
3
4
1
2
3
4
A good place to go for lunch or dinner 1
2
3
4
ROTATE ORDER.
5
5
6
6
7
7
8
8
Describes
Very well
9
10
9
10
5
5
5
6
6
6
7
7
7
8
8
8
9
9
9
Don't
Know
0
0
10
10
10
0
0
0
14 c)
Approximately how many times in the past three months have you visited Bronte Village?
14 d)
I am going to read out a list of descriptions and after each one please give it a score from 1 to 10. A score of “1” indicates you feel the description does not describe Bronte
Village at all and a score of “10” indicates you feel the description does describe Bronte Village very well. How does
READ ATTRIBUTE describe Bronte Village?
Attribute
Does not
Describe at all
1
2
3
4
2
3
4
of-town
1
2
3
4
1
2
3
4
2
3
4
ROTATE ORDER.
5
5
6
6
7
7
8
8
Describes
Very well
9
10
9
10
5
5
5
6
6
6
7
7
7
8
8
8
9
9
9
Don't
Know
0
0
0
0
0
10
10
10
14 e)
Approximately how many times in the past three months have you visited Kerr Street between Speers Road and Lakeshore Road?
14 f)
I am going to read out a list of descriptions and after each one please give it a score from 1 to 10. A score of “1” indicates you feel the description does not describe Kerr Street
all and a score of “10” indicates you feel the description does describe Kerr Street very well. How doesREAD ATTRIBUTE describe Kerr Street?
Attribute
Does not
Describe at all
1
2
3
4
2
3
4
of-town
1
2
3
4
1
2
3
4
2
3
4
15 )
How many persons live in your household?
16 )
In which of the following age groups are you?
ROTATE ORDER.
5
5
6
6
7
7
8
8
Describes
Very well
9
10
9
10
5
5
5
6
6
6
7
7
7
8
8
8
9
9
9
10
10
10
Don't
Know
0
0
0
0
0
ENTER NO.
[READ LIST]
CIRCLE
Under 25
1
25-34
2
35-44
3
45-54
4
55-64
5
65 and over
6
REFUSED [DO NOT READ]
7
INTERVIEW COMPLETED WITH:
PLEASE RECORD
Male primary shopper
1
Female primary shopper
2
THANK YOU VERY MUCH FOR YOUR TIME AND CO-OPERATION
urbanMetrics
Page 6
Appendix D:
3
7
9
18
15
14
14
CLUSTERS:
1
2
3
4
5
6
7
8
9
10
NE Oakville - Other
NE Oakville - RioCan Centre - Neyagawa Blvd and Dundas St.
NE Oakville - Upper Oakville
NE Oakville - Uptown Core
NE Oakville - Winston Pk - 403/ Winston Churchill
NW Oakville - Oakville Town Centre
SE Oakville - Downtown Oakville
4
6
2
12
8
1
13
19 17
16
10
NE Oakville - Oakville Place/ Vicinity
NW Oakville - Other
5
11
11
12
13
14
15
16
17
18
19
SE Oakville - Maplegrove Plaza
SE Oakville - Other
SE Oakville - Trafalgar Village
SW Oakville - Bronte Village
SW Oakville - Hopedale Mall
SW Oakville - Oaktown Plaza/Mews - Kerr/Speers
SW Oakville - Other
FIGURE D-1: TOWN OF OAKVILLE RETAIL AND COMMERCIAL SPACE (December 2004)
Cluster
NE Oakville Oakville
Place/Vicinity
urbanMetrics
Classification
Name of Centre/Area
NAICS Code
Arterial (Auto
Orientated)
Other Arterial (Auto)
Automotive
Entertainment
Food Services
Miscellaneous
Other Service
Personal and Household Goods Repair - Automotive Repair &
Maintenance
Vacant
Total
Arterial (Auto
Orientated) Total
Convenience
Centres
Total Sq. Ft.
30,617
50,220
4,296
13,191
18,000
1,152
1,152
2,057
737
1,296
2,200
1,889
18,101
144,908
144,908
Hartfordshire Square
Total
Other Convenience
Other Convenience
Total
Entertainment
Food Services
Furnishings
Specialty Food
2,268
11,910
1,296
2,822
2,106
Beverage
Food Services
Specialty Food
Vacant
20,402
1,200
1,200
882
2,394
1,512
7,188
Cluster
urbanMetrics
Classification
Convenience
Centres Total
Regional Shopping
Centre
Name of Centre/Area
NAICS Code
27,590
Oakville Place
Apparel
Food Services
Furnishings
Miscellaneous
Specialty Food
Vacant
Oakville Place Total
Regional Shopping
Centre Total
Place/Vicinity
Total
NE Oakville Other
Total Sq. Ft.
92,029
6,675
8,490
12,673
223,593
14,814
1,715
3,722
18,643
493
820
24,809
408,476
408,476
580,974
Arterial (Auto
Orientated)
Automotive
Home Improvement
Total
Arterial (Auto
Orientated) Total
Convenience
Centres
2,047
10,000
12,047
12,047
College Park Plaza
College Park Plaza
Total
Other Convenience
Specialty Food
1,275
2,484
600
Automotive
Food Services
4,359
144
700
Cluster
urbanMetrics
Classification
Name of Centre/Area
Other Convenience
Total
River Glen Mews Plaza
NAICS Code
General Merchandise
Home Improvement
Other Service
Specialty Food
Entertainment
Food Services
Furnishings
Miscellaneous
Specialty Food
Vacant
River Glen Mews Plaza Total
River Oaks Convenience
Plaza
Food Services
Furnishings
Specialty Food
River Oaks Convenience Plaza Total
River Oaks Plaza
Food Services
Specialty Food
Vacant
River Oaks Plaza Total
River Oaks Professional Offices Health Care Services
River Oaks Professional Offices Total
Upper Sixth Plaza
Food Services
Total Sq. Ft.
864
2,200
12,000
3,300
1,000
2,200
22,408
700
4,200
1,400
4,200
1,000
2,100
2,100
2,800
1,100
4,200
23,800
750
480
2,550
1,824
1,780
1,836
9,220
435
1,306
1,480
871
4,092
4,050
4,050
5,346
850
Cluster
urbanMetrics
Classification
Name of Centre/Area
NAICS Code
Other Service
Specialty Food
Upper Sixth Plaza Total
Convenience
Centres Total
NE Oakville Other Total
NE Oakville RioCan
Centre Neyagawa
Blvd and
Dundas St.
79,095
91,142
Neighbourhood
Centres
Rio Centre
Entertainment
Food Services
Home Improvement
Miscellaneous
Other Service
Specialty Food
Supermarket
Rio Centre Total
Neighbourhood
Centres Total
NE Oakville RioCan
Centre Neyagawa
Blvd and
Dundas St.
Total
NE Oakville Upper
Oakville
Total Sq. Ft.
2,050
1,210
1,710
11,166
5,010
4,229
5,072
2,329
1,568
1,696
4,467
11,120
1,500
54,191
91,182
91,182
91,182
Arterial (Auto
Orientated)
Other Arterial (Auto) Total
Automotive
216
216
Cluster
urbanMetrics
Classification
Arterial (Auto
Orientated) Total
Neighbourhood
Centres
Name of Centre/Area
NAICS Code
216
Upper Oakville Shopping
Centre
Apparel
Beverage
Entertainment
Food Services
Furnishings
General Merchandise
Miscellaneous
Other Service
Specialty Food
Supermarket
Vacant
Upper Oakville Shopping Centre Total
Neighbourhood
Centres Total
NE Oakville Upper
Oakville Total
NE Oakville Uptown Core
Total Sq. Ft.
5,010
8,080
2,520
5,508
18,131
840
7,020
3,246
540
6,310
4,000
720
5,892
2,010
1,542
4,098
42,300
20,840
138,607
138,607
138,823
Arterial (Auto
Orientated)
2325-2365 Trafalgar
2325-2365 Trafalgar Total
Food Services
Furnishings
Specialty Food
Vacant
3,922
9,075
1,059
2,000
939
2,118
1,602
1,059
21,774
Cluster
urbanMetrics
Classification
Name of Centre/Area
NAICS Code
Automotive
Furnishings
Vacant
Arterial (Auto
Orientated) Total
Sub-Regional
Nodes
Total Sq. Ft.
5,660
2,000
3,000
1,000
1,000
3,000
15,660
37,434
Iroquois Ridge Shopping
Centre
Apparel
Automotive
Entertainment
Food Services
Furnishings
General Merchandise
Miscellaneous
Other Service
Specialty Food
Supermarket
Vacant
Iroquois Ridge Shopping Centre Total
Oak Park
Apparel
Beverage
Food Services
Furnishings
General Merchandise
Miscellaneous
850
1,947
4,008
5,533
14,240
1,250
117,850
6,349
1,000
18,161
850
4,200
5,850
2,000
47,243
5,610
236,941
2,793
14,885
5,022
11,378
8,344
4,077
120,564
1,231
6,833
Cluster
urbanMetrics
Classification
Name of Centre/Area
Oak Park Total
Trafalgar RIdge
NAICS Code
Specialty Food
Supermarket
Apparel
Food Services
Furnishings
Home Improvement
Miscellaneous
Other Service
Specialty Food
Vacant
Trafalgar RIdge Total
Sub-Regional
Nodes Total
NE Oakville Uptown Core
Total
NE Oakville Winston Pk 403/Winston
Churchill
Total Sq. Ft.
1,921
1,813
3,417
119,556
301,834
56,023
5,000
6,237
9,467
4,228
1,494
4,656
3,770
7,738
7,155
2,972
6,343
3,315
118,397
657,172
694,606
Arterial (Auto
Orientated)
Arterial (Auto
Orientated) Total
Sub-Regional
Nodes
23,061
23,061
23,061
Hyde Park Gate
Hyde Park Gate Total
Apparel
Food Services
Furnishings
Miscellaneous
47,440
3,200
9,500
40,070
100,210
Cluster
urbanMetrics
Classification
Name of Centre/Area
NAICS Code
Oakville Entertainment Plaza
Entertainment
Food Services
Miscellaneous
Specialty Food
Oakville Entertainment Plaza Total
Winston Gate Shopping
Centre
Apparel
Entertainment
Food Services
Furnishings
General Merchandise
Home Improvement
Miscellaneous
Winston Gate Shopping Centre Total
Winston Park Vicinity
Apparel
Food Services
Furnishings
General Merchandise
Home Improvement
Miscellaneous
Winston Park Vicinity Total
Winston Power Centre
Apparel
Food Services
Miscellaneous
Winston Power Centre Total
Sub-Regional
Nodes Total
NE Oakville Winston Pk 403/Winston
Churchill
Total
NW Oakville -
Neighbourhood
Total Sq. Ft.
98,300
42,400
11,000
9,600
2,800
164,100
6,770
4,330
15,866
18,392
8,000
12,000
12,470
77,828
10,100
9,300
23,257
54,700
87,400
126,000
12,177
1,800
324,734
44,871
7,500
3,831
58,982
115,184
782,056
Fox Creek Plaza
Entertainment
805,117
2,400
Cluster
Fox Creek
urbanMetrics
Classification
Centres
Name of Centre/Area
NAICS Code
Food Services
Furnishings
Home Improvement
Miscellaneous
Specialty Food
Supermarket
Vacant
Fox Creek Plaza Total
Neighbourhood
Centres Total
NW Oakville Fox Creek
Total
NW Oakville Oakville
Town Centre
Total Sq. Ft.
2,800
7,200
3,600
3,600
2,400
4,800
6,000
11,000
2,400
2,400
32,340
4,800
85,740
85,740
85,740
Sub-Regional
Nodes
Oakville Town Centre I Total
Apparel
Beverage
Entertainment
Food Services
Furnishings
General Merchandise
Home Improvement
Miscellaneous
Supermarket
6,165
2,484
2,444
3,344
19,109
16,738
5,000
4,512
2,484
2,588
121,049
7,157
1,976
548
46,489
242,087
Cluster
urbanMetrics
Classification
Name of Centre/Area
Oakville Town Centre II
NAICS Code
Apparel
Food Services
Furnishings
Miscellaneous
Other Service
Personal and Household Goods Repair - Automotive
Repair & Maintenance
Specialty Food
Vacant
Oakville Town Centre II Total
Sub-Regional
Nodes Total
NW Oakville Oakville
Town Centre
Total
NW Oakville Other
Total Sq. Ft.
23,077
12,025
25,448
26,187
1,300
45,802
6,185
5,710
4,092
30,240
1,200
1,880
2,500
185,646
427,733
427,733
Arterial (Auto
Orientated)
Automotive
Food Services
Furnishings
Other Service
Specialty Food
Arterial (Auto
Orientated) Total
Convenience
Centres
6,465
3,540
9,377
18,132
951
951
951
1,710
570
42,647
42,647
Abbey Centre
Food Services
Furnishings
8,880
3,400
Cluster
urbanMetrics
Classification
Name of Centre/Area
NAICS Code
Abbey Centre Total
Heritage Way Plaza
Heritage Way Plaza Total
Monastery Drive Plaza
Monastery Drive Plaza Total
Nottinghill Place Plaza
Nottinghill Place Plaza Total
Other Convenience
Other Convenience Total
Palermo Plaza
Other Service
Specialty Food
Entertainment
Food Services
Specialty Food
Apparel
Entertainment
Food Services
General Merchandise
Miscellaneous
Other Service
Specialty Food
Automotive
Food Services
Food Services
Furnishings
Total Sq. Ft.
950
13,230
1,500
600
1,200
400
1,200
4,900
1,620
2,430
810
1,620
1,620
8,100
900
700
546
2,196
546
4,500
900
1,800
594
1,362
1,050
1,200
2,250
18,544
6,470
2,400
2,900
5,945
17,715
3,400
900
Cluster
urbanMetrics
Classification
Name of Centre/Area
NAICS Code
General Merchandise
Palermo Plaza Total
Pilgrims Way Plaza
Pilgrims Way Plaza Total
Sixteen Mile Plaza
Sixteen Mile Plaza Total
West Oak Trails Plaza
Food Services
Other Service
Specialty Food
Vacant
Entertainment
Food Services
Furnishings
General Merchandise
Miscellaneous
Specialty Food
Food Services
General Merchandise
Other Service
West Oak Trails Plaza Total
Convenience
Centres Total
Employment Areas
Other Employment
Entertainment
Food Services
Furnishings
Total Sq. Ft.
900
900
6,100
2,400
2,700
5,800
5,400
900
11,700
1,800
30,700
1,800
1,200
2,100
900
3,152
4,300
1,200
4,400
900
2,400
22,352
1,200
1,600
2,400
1,200
3,600
3,600
1,200
14,800
136,441
5,000
648
14,130
1,350
Cluster
urbanMetrics
Classification
Name of Centre/Area
NAICS Code
Miscellaneous
Other Service
Other Employment Total
Employment Areas
Total
Neighbourhood
Centres
40,100
Rio Centre
Rio Centre Total
The Abbey Plaza
Food Services
Specialty Food
Beverage
Entertainment
Food Services
General Merchandise
Miscellaneous
Other Service
Specialty Food
Supermarket
The Abbey Plaza Total
Neighbourhood
Centres Total
Sub-Regional
Nodes
Sub-Regional
Nodes Total
Total Sq. Ft.
2,550
648
6,456
7,920
750
648
40,100
4,450
8,444
2,800
1,500
17,194
3,636
3,293
2,888
7,244
694
789
893
1,030
2,053
1,983
470
1,363
23,500
49,836
67,030
Automotive
144
144
144
Cluster
NW Oakville Other Total
SE Oakville Downtown
Oakville
urbanMetrics
Classification
Name of Centre/Area
NAICS Code
Total Sq. Ft.
286,362
Arterial
(Pedestrian)
Harbour Village
Harbour Village Total
Oakville Corporate Centre
Vacant
Oakville Corporate Centre Total
Other Arterial (Pedestrian)
Apparel
Beverage
Entertainment
Food Services
Furnishings
General Merchandise
Home Improvement
Miscellaneous
Other Service
Specialty Food
Vacant
Other Arterial (Pedestrian) Total
The Miller Mews
Apparel
Food Services
Vacant
The Miller Mews Total
The Shops of Towne Square
Miscellaneous
1,507
1,507
6,390
6,390
50,566
3,875
17,999
44,083
53,192
49,736
2,642
16,297
4,652
19,770
32,373
4,014
133,439
36,105
8,063
26,356
9,610
14,169
41,349
568,289
432
1,008
1,557
1,000
1,532
5,529
810
2,200
Cluster
urbanMetrics
Classification
Name of Centre/Area
NAICS Code
Vacant
The Shops of Towne Square Total
Arterial
(Pedestrian) Total
SE Oakville Downtown
Oakville Total
SE Oakville Maplegrove
Plaza
Total Sq. Ft.
634
3,644
585,359
585,359
Arterial (Auto
Orientated)
Automotive
Entertainment
Food Services
Vacant
Arterial (Auto
Orientated) Total
Neighbourhood
Centres
9,577
Maple Grove Village
Maple Grove Village Total
Neighbourhood
Centres Total
3,996
1,680
1,350
2,551
9,577
Apparel
Beverage
Food Services
Furnishings
General Merchandise
Home Improvement
Miscellaneous
Other Service
Specialty Food
Supermarket
1,242
2,925
2,925
6,255
2,484
1,680
3,510
2,760
5,472
1,170
5,778
4,950
1,242
1,080
3,762
37,152
84,387
84,387
Cluster
Plaza Total
SE Oakville Other
urbanMetrics
Classification
Name of Centre/Area
NAICS Code
Total Sq. Ft.
93,964
Arterial (Auto
Orientated)
Royal Windsor Square
Automotive
Food Services
Furnishings
Specialty Food
Vacant
Automotive
Food Services
Vacant
Royal Windsor Square Total
7,218
300
3,900
400
2,100
8,784
900
600
400
1,300
22,130
48,032
158
4,229
1,069
1,040
6,496
Arterial (Auto
Orientated) Total
Convenience
Centres
Kingsway Convenience Plaza
Entertainment
Food Services
Other Service
Specialty Food
Kingsway Convenience Plaza Total
825
2,970
2,465
1,320
2,650
1,944
1,980
1,944
16,098
Convenience
Centres Total
Employment Areas
Other Employment
16,098
41,880
54,528
Automotive
Cluster
urbanMetrics
Classification
Name of Centre/Area
NAICS Code
Food Services
Home Improvement
Miscellaneous
Vacant
Employment Areas
Total
Neighbourhood
Centres
4,700
6,634
79,550
79,550
Other
Other Total
Supermarket
Neighbourhood
Centres Total
SE Oakville Other Total
SE Oakville Trafalgar
Village
Total Sq. Ft.
7,445
17,451
1,440
44,000
44,000
44,000
194,176
Arterial (Auto
Orientated)
Automotive
Food Services
Furnishings
General Merchandise
Home Improvement
Miscellaneous
Other Service
Vacant
Arterial (Auto
Orientated) Total
Community/District
Trafalgar Village
Apparel
48,210
17,673
9,770
540
6,735
5,700
20,200
8,284
16,400
3,496
864
3,249
7,900
6,279
155,300
155,300
2,625
Cluster
urbanMetrics
Classification
Centre
Name of Centre/Area
NAICS Code
Entertainment
Food Services
Furnishings
General Merchandise
Home Improvement
Miscellaneous
Other Service
Specialty Food
Supermarket
Trafalgar Village Total
Community/District
Centre Total
Convenience
Centres
Other Convenience
Automotive
Home Improvement
Miscellaneous
Other Service
Vacant
Convenience
Centres Total
180
1,150
13,230
990
2,734
1,150
756
2,142
22,332
22,332
Other Employment
Employment Areas
Total
SE Oakville Trafalgar
Village Total
SW Oakville Bronte
Village
9,950
12,730
5,213
1,799
119,984
11,313
2,333
3,588
900
39,356
209,791
209,791
Employment Areas
Total Sq. Ft.
9,500
9,500
9,500
396,923
Arterial
(Pedestrian)
Bronte Plaza
Food Services
2,715
Cluster
urbanMetrics
Classification
Name of Centre/Area
NAICS Code
Specialty Food
Bronte Plaza Total
Centriller Square
Centriller Square Total
Entertainment
Food Services
Miscellaneous
Apparel
Automotive
Entertainment
Food Services
Furnishings
General Merchandise
Home Improvement
Miscellaneous
Other Service
Specialty Food
Vacant
Stone Boat Quay
Apparel
Furnishings
Home Improvement
Total Sq. Ft.
1,210
700
2,250
6,875
4,212
7,608
650
1,080
1,500
15,050
6,904
2,234
1,100
10,367
28,815
3,240
1,675
21,819
5,556
1,000
7,953
10,064
132
800
11,684
12,632
1,650
1,690
10,650
10,976
150,941
720
1,440
648
2,160
Cluster
urbanMetrics
Classification
Name of Centre/Area
NAICS Code
Miscellaneous
Other Service
Stone Boat Quay Total
Arterial
(Pedestrian) Total
Neighbourhood
Centres
181,434
Bronte Village Mall
Apparel
Beverage
Entertainment
Food Services
Furnishings
General Merchandise
Miscellaneous
Other Service
Supermarket
Vacant
Bronte Village Mall Total
Neighbourhood
Centres Total
SW Oakville Bronte
Village Total
SW Oakville Hopedale
Mall
Total Sq. Ft.
940
1,220
1,440
8,568
1,905
180
1,809
900
7,462
4,132
8,005
4,284
1,646
1,750
1,576
3,328
6,060
654
30,007
1,688
75,386
75,386
256,820
Arterial (Auto
Orientated)
Arterial (Auto
Orientated) Total
Community/District
Centre
Automotive
3,009
3,009
3,009
Hopedale Mall
Apparel
9,594
Cluster
urbanMetrics
Classification
Name of Centre/Area
NAICS Code
Beverage
Entertainment
Food Services
Furnishings
General Merchandise
Home Improvement
Miscellaneous
Other Service
Specialty Food
Supermarket
Vacant
Hopedale Mall Total
Community/District
Centre Total
SW Oakville Hopedale
Mall Total
SW Oakville Kerr Street
Total Sq. Ft.
5,257
14,410
10,810
4,426
9,752
3,687
85,000
5,282
2,911
3,209
5,609
2,196
175
3,695
13,019
1,200
1,250
455
28,662
998
211,597
211,597
214,606
Arterial (Auto
Orientated)
Food Services
Specialty Food
Arterial (Auto
Orientated) Total
Arterial
(Pedestrian)
3,276
1,650
4,926
4,926
Golden Horseshoe Plaza
Golden Horseshoe Plaza Total
General Merchandise
Apparel
10,000
12,230
22,230
4,371
Cluster
urbanMetrics
Classification
Arterial
(Pedestrian) Total
Convenience
Centres
Name of Centre/Area
NAICS Code
Automotive
Beverage
Entertainment
Food Services
Furnishings
General Merchandise
Home Improvement
Miscellaneous
Other Service
Specialty Food
Supermarket
Vacant
The Kensington
The Kensington Total
Total Sq. Ft.
2,200
8,694
12,012
3,195
39,058
23,251
7,155
18,732
480
4,140
23,571
10,848
14,203
4,449
3,096
40,670
8,642
11,390
2,020
20,788
28,988
37,922
329,875
2,468
2,468
354,573
Plaza
Plaza Total
Food Services
Furnishings
Miscellaneous
Specialty Food
Vacant
4,692
990
1,980
1,700
21,204
1,296
31,862
Cluster
SW Oakville Kerr Street
Total
SW Oakville Oaktown
Plaza/Mews Kerr/Speers
urbanMetrics
Classification
Convenience
Centres Total
Name of Centre/Area
NAICS Code
31,862
391,361
Neighbourhood
Centres
Oak Town Plaza
Oak Town Plaza Total
Oakville Mews
Food Services
General Merchandise
Home Improvement
Miscellaneous
Other Service
Specialty Food
Supermarket
Vacant
Food Services
Other Service
Oakville Mews Total
Neighbourhood
Centres Total
SW Oakville Oaktown
Plaza/Mews Kerr/Speers
Total
SW Oakville Other
Total Sq. Ft.
11,988
35,712
1,782
10,470
1,188
2,970
8,640
2,376
26,244
3,654
105,024
5,481
1,134
19,000
1,134
26,749
131,773
131,773
Arterial (Auto
Orientated)
North Bronte Plaza
Entertainment
Food Services
Specialty Food
Vacant
2,640
4,182
4,544
3,544
5,320
Cluster
urbanMetrics
Classification
Name of Centre/Area
North Bronte Plaza Total
NAICS Code
Automotive
Furnishings
Home Improvement
Specialty Food
Arterial (Auto
Orientated) Total
Employment Areas
Other Employment
Apparel
Automotive
Food Services
Furnishings
Home Improvement
Miscellaneous
Specialty Food
Vacant
Employment Areas
Total
SW Oakville Other Total
SW Oakville Speers Rd.
Total Sq. Ft.
20,230
3,245
1,320
1,296
6,150
5,805
2,493
3,000
23,309
43,539
3,300
115,561
5,076
9,686
8,941
8,640
1,935
1,275
33,631
1,980
2,112
1,848
2,218
196,203
196,203
239,742
Arterial (Auto
Orientated)
Oakville Professional Centre
Furnishings
Home Improvement
900
2,800
1,320
1,944
1,650
Cluster
urbanMetrics
Classification
Name of Centre/Area
NAICS Code
Oakville Professional Centre Total
Oakville Speers Centre
Furnishings
Home Improvement
Vacant
Oakville Speers Centre Total
Oakwest Centre
Entertainment
Miscellaneous
Other Service
Specialty Food
Vacant
Oakwest Centre Total
Apparel
Automotive
Food Services
Furnishings
Home Improvement
Miscellaneous
Other Service
Total Sq. Ft.
8,614
2,376
2,376
1,188
1,250
1,188
1,188
2,376
11,942
684
3,400
2,500
15,100
900
1,600
3,200
900
3,000
1,600
32,884
1,458
45,976
7,200
11,661
14,843
40,095
8,000
46,116
3,066
27,493
1,584
5,408
3,135
61,323
4,080
Cluster
urbanMetrics
Classification
Name of Centre/Area
NAICS Code
Vacant
Arterial (Auto
Orientated) Total
Convenience
Centres
369,949
Pinegrove Plaza
Furnishings
General Merchandise
Miscellaneous
Other Service
Specialty Food
Vacant
Pinegrove Plaza Total
Convenience
Centres Total
Employment Areas
Total Sq. Ft.
10,325
316,509
Other Employment
Automotive
Entertainment
Food Services
Furnishings
General Merchandise
Home Improvement
Miscellaneous
Other Service
Specialty Food
858
990
858
858
858
1,848
990
1,800
9,060
9,060
39,494
3,692
13,531
3,030
11,432
13,469
1,056
10,650
35,492
1,890
11,729
3,024
20,500
2,440
47,417
4,818
3,242
5,191
19,980
Cluster
urbanMetrics
Classification
Name of Centre/Area
Employment Areas
Total
SW Oakville Speers Rd.
Total
Grand Total
NAICS Code
Vacant
Total Sq. Ft.
13,437
265,514
265,514
644,523
6,350,926
FIGURE D-2
TOWN OF OAKVILLE- RETAIL AND COMMERCIAL SPACE BY STORE TYPE AND LOCATION, Dec. 2004
1
NAICS
Place/
Vicinity
2
3
NE Oakville Other
NE Oakville RioCan
Centre Neyagawa
Blvd and
Dundas St.
4
5
6
7
8
9
10
11
NE Oakville NE Oakville Winston Pk NW Oakville SE Oakville Upper
NE Oakville - 403/ Winston NW Oakville - Oakville Town NW Oakville - Downtown
Oakville
Uptown Core
Churchill
Fox Creek
Centre
Other
Oakville
Plaza
Shopping Centre Inclined Retail
General Merchandise
Apparel
Furnishings
Home Improvement
Miscellaneous
Sub-Total
223,593
864
-
7,020
121,927
95,400
-
5,000
6,892
2,642
1,680
-
-
-
120,564
-
-
-
-
-
-
92,029
-
-
5,010
59,666
109,181
-
29,242
900
50,998
1,242
13,969
1,880
-
840
22,120
82,592
3,600
42,925
24,682
49,736
2,484
-
22,000
2,329
-
1,494
138,000
2,400
2,484
4,652
2,760
15,966
1,000
1,568
6,310
29,650
134,699
4,800
166,851
9,449
33,183
5,472
-
-
-
-
3,770
23,061
-
-
4,014
-
582,933
345,557
25,744
3,897
19,180
359,191
-
10,800
246,502
41,923
145,224
13,638
Convenience Goods Retail
Supermarket
Specialty Food
Beverage
Sub-Total
-
-
54,191
42,300
166,799
-
32,340
46,489
23,500
-
37,152
5,320
8,926
1,500
4,098
13,361
2,800
2,400
1,880
22,603
14,169
3,762
1,200
-
-
8,080
14,885
-
-
2,484
3,636
3,875
2,925
20,843
4,924
11,120
2,010
10,781
1,800
11,000
32,216
3,033
8,063
4,950
27,363
13,850
66,811
56,488
205,826
4,600
45,740
83,069
52,772
26,107
48,789
30,617
2,191
-
216
7,607
-
-
-
13,079
-
3,996
-
-
-
-
-
-
5,710
8,745
-
-
2,191
-
7,607
-
-
5,710
21,824
-
3,996
Automotive
Automotive
p
Automotive Repair & Maintenance
Sub-Total
737
31,354
216
Services
Entertainment
Food Services
Other Service
Sub-Total
Vacant
Grand Total
52,488
700
-
-
-
5,010
2,520
4,008
9,300
102,630
-
-
-
-
-
2,400
2,444
12,413
17,999
1,680
10,971
-
-
5,508
19,477
7,500
2,800
15,369
15,672
44,083
2,925
34,791
11,431
4,229
18,131
40,930
88,554
7,200
44,557
64,701
54,200
7,605
18,000
12,575
5,072
3,246
13,808
-
3,600
5,812
20,500
16,297
3,510
1,152
-
-
540
1,000
-
-
2,588
3,399
19,770
-
2,057
5,350
1,696
4,000
8,588
-
-
6,185
22,301
133,439
1,170
1,715
-
-
-
-
-
8,722
9,650
4,467
5,892
17,215
9,600
6,000
11,249
1,889
4,580
-
-
3,972
-
2,400
-
-
-
1,542
493
720
-
-
22,245
39,169
5,778
5,318
29,556
1,242
1,748
900
9,610
1,080
24,400
89,952
168,043
364,123
24,990
4,800
2,500
1,800
49,905
2,551
85,740
427,733
286,362
585,359
93,964
-
132,278
44,286
20,474
42,099
108,998
44,422
5,071
-
20,840
12,984
580,974
91,142
91,182
138,823
694,606
217,584
-
805,117
594
FIGURE D-2 (Continued)
12
NAICS
SE Oakville Other
13
14
15
16
17
18
19
SW Oakville Oaktown
SW Oakville SE Oakville Hopedale
SW Oakville - Plaza/Mews - SW Oakville - SW Oakville Trafalgar
SW Oakville Mall
Kerr Street
Village
Bronte Village
Kerr/Speers
Other
Speers Rd.
Grand Total
Shopping Centre Inclined Retail
General Merchandise
-
2,339
9,680
3,687
17,155
35,712
-
2,046
312,044
-
-
-
85,000
-
-
-
-
429,157
Apparel
-
2,625
9,529
9,594
4,371
-
3,300
1,458
379,145
Furnishings
400
14,983
8,812
9,752
24,241
-
10,261
57,698
370,975
17,451
138,914
6,204
2,911
480
1,782
9,936
85,304
439,101
1,440
34,247
11,619
5,609
25,551
10,470
1,275
42,580
541,739
-
-
-
-
10,848
-
-
4,608
46,301
193,694
2,518,461
Home Improvement
Miscellaneous
Sub-Total
19,291
193,108
45,844
116,553
82,646
47,964
24,772
44,000
39,356
30,007
28,662
28,988
26,244
-
-
600,028
3,244
900
12,900
455
43,642
2,376
8,392
27,318
180,046
180
5,257
8,694
-
-
-
51,216
Convenience Goods Retail
Supermarket
Specialty Food
Beverage
Sub-Total
-
864
19,392
13,019
8,642
8,640
5,805
18,082
185,183
47,244
41,120
62,479
47,393
89,966
37,260
14,197
45,400
1,016,474
49,256
48,390
2,234
3,009
2,200
118,806
85,470
367,071
13,484
25,900
800
-
3,096
39,781
108,740
206,993
62,740
74,290
3,034
3,009
5,296
-
158,587
194,210
574,064
-
-
-
-
10,892
20,192
-
Automotive
Automotive
p
Sub-Total
-
Services
Entertainment
Food Services
-
-
-
825
9,950
7,121
14,410
12,012
-
2,640
14,215
265,465
3,270
1,150
11,267
10,810
5,663
-
5,076
14,691
176,232
18,039
30,403
46,600
4,426
47,026
17,469
13,868
26,275
580,435
3,420
6,735
26,103
5,282
18,732
-
-
25,708
188,400
2,650
990
3,810
3,209
4,140
1,134
1,935
6,144
52,461
Other Service
1,944
11,767
13,034
2,196
14,203
20,188
-
41,866
289,984
-
-
1,708
175
4,449
-
-
5,575
14,936
3,949
7,084
19,162
3,695
54,600
4,104
1,980
10,022
244,583
600
4,005
1,650
1,200
11,390
-
7,037
13,230
88,069
-
2,112
13,063
44,462
400
7,900
2,344
1,250
2,020
Sub-Total
35,097
79,984
132,799
46,653
174,235
42,895
34,648
181,681
1,965,219
Vacant
29,804
8,421
12,664
998
39,218
3,654
7,538
29,538
276,708
-
FIGURE D-3: TOWN OF OAKVILLE RETAIL AND SERVICE SPACE, Dec. 2004
Sum of (SQ.FT.)
Cluster
NAME OF SHOPPING CENTRE
NAME OF STORE OR SERVICE
ADDRESS
Designation
NAICS
Churchill
Value Village
Hampshire Gate
Arterial Commercial
Sub-Regional Nodes
Hyde Park Gate
Bombay
Bombay Kids
Bonnie Togs
LaSenza
LaSenza Girl
Lewis Craft
Loomis Art Store
Mark's Work Wearhouse
Moore's
Penningtons
Reitmans
Super Pet
Tim Hortons
Hyde Park Gate
Hyde Park Gate
Hyde Park Gate
Hyde Park Gate
Hyde Park Gate
Hyde Park Gate
Hyde Park Gate
Hyde Park Gate
Hyde Park Gate
Hyde Park Gate
Hyde Park Gate
Hyde Park Gate
Hyde Park Gate
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Furnishings
Furnishings
Apparel
Apparel
Apparel
Miscellaneous
Miscellaneous
Apparel
Apparel
Apparel
Apparel
Miscellaneous
Food Services
Alice Fazooli's
AMC
Boston Pizza
Café Tu Tu Tango
Crazy Sushi
Demetre Café
Eastside Marios
GB
Glow in the Dark Mini Putt
MuscleMag
Rosie McGees Irish Pub
Silvery Blue Butterfly
Souvlaki Hut
Subway
The Zone - 24 Hour Family Fitness
Timothy World Coffee
Wolfgang Puck
Winston Park Drive
Winston Park Drive
Winston Park Drive
Winston Park Drive
Winston Park Drive
Winston Park Drive
Winston Park Drive
Winston Park Drive
Winston Park Drive
Winston Park Drive
Winston Park Drive
Winston Park Drive
Winston Park Drive
Winston Park Drive
Winston Park Drive
Winston Park Drive
Winston Park Drive
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Food Services
Entertainment
Food Services
Food Services
Food Services
Food Services
Food Services
Food Services
Entertainment
Miscellaneous
Food Services
Food Services
Food Services
Entertainment
Specialty Food
Food Services
Hyde Park Gate Total
Oakville Entertainment Plaza
Oakville Entertainment Plaza Total
Winston Gate Shopping Centre
Winston Gate Shopping Centre
Total
Total
23,061
23,061
5,300
4,200
5,100
5,100
5,100
5,100
15,800
14,400
6,340
5,700
5,700
19,170
3,200
100,210
7,000
70,000
5,300
3,900
3,600
2,100
5,000
6,400
6,800
11,000
2,800
9,600
2,100
2,100
21,500
2,800
2,100
164,100
Aren't We Naughty
Hampshire Gate
Arterial Commercial
Apparel
BellWorld
Bombay Bhel
BouClair
Buck or Two
CompureSource.ca
Curves
Gino's
Mr. Greek
Pier 1
Ponti
Popeyes
Sleep Country
Smitty's
Solutions
The Maytag Store
Hampshire Gate
Hampshire Gate
Hampshire Gate
Hampshire Gate
Hampshire Gate
Hampshire Gate
Hampshire Gate
Hampshire Gate
Hampshire Gate
Hampshire Gate
Hampshire Gate
Hampshire Gate
Hampshire Gate
Hampshire Gate
Hampshire Gate
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Furnishings
Food Services
Miscellaneous
General Merchandise
Furnishings
Entertainment
Food Services
Food Services
Furnishings
Apparel
Food Services
Furnishings
Food Services
Home Improvement
Furnishings
Adidas Outlet Shop
Best Buy
Canadian Tire
Hakim Optical
Home & Patio
Home Depot
McDonald's
Mirror Interiors
Winston Park Drive
Winston Park Drive
Hyde Park Gate
Winston Park Drive
Bristol Circle
Bristol Circle
Hampshire Gate
Bristol Circle
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Miscellaneous
Furnishings
General Merchandise
Furnishings
Home Improvement
Food Services
Furnishings
4,200
1,500
3,400
12,470
8,000
1,500
4,330
1,093
5,100
9,350
2,570
1,855
3,472
4,418
12,000
2,570
77,828
5,100
33,800
87,400
1,800
11,300
126,000
3,967
6,500
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
NE Oakville -
Sub-Regional Nodes
Montana's
Mr. Big and Tall
Outback Steakhouse
Quiznos Sub
Spa & Fitness
St. Louis Bar & Grill
Swish Clean-it Centre
The Kitchen Centre
The Shoe Club Inc.
Hyde Park Gate
Winston Park Drive
Hyde Park Gate
Winston Park Drive
Bristol Circle
Hampshire Gate
Bristol Circle
Hampshire Gate
Hampshire Gate
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Food Services
Apparel
Food Services
Food Services
Miscellaneous
Food Services
Furnishings
Apparel
Burger King
Coast Mountain Sports
Royal Bank
Sportchek
Staples
Winner's
Winston Churchill Boulevard
Employment
Employment
Employment
Employment
Employment
Employment
Food Services
Miscellaneous
Miscellaneous
Miscellaneous
Apparel
Winston Park Vicinity Total
Winston Power Centre
Winston Power Centre Total
Churchill Total
Place/Vicinity
Total
6,950
4,800
7,780
2,060
7,077
2,500
9,300
3,100
5,300
324,734
3,831
3,141
7,500
30,689
25,152
44,871
115,184
805,117
Convenience Centres
Hartfordshire Square Total
Other Convenience
Creative Learning Centre
Grand Boulevard
No OP Designation
Other Service
Dental/Law Offices
Domino's Pizza
Golden Chopsticks Chinese Restaurant
Guardian Drugs
White Oaks
Iroquois Shore
Iroquois Shore
Trafalgar Road
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Food Services
Food Services
Helen Grenville Enterprises
White Oaks
Arterial Commercial
Little Tokyo
McDonald's
Monfort
Oakville Coffee House
Oakville Honda
Petro Canada
Iroquois Shore
Iroquois Shore
Iroquois Shore
Trafalgar Road
Iroquois Shore
Iroquois Shore
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Food Services
Food Services
Food Services
Food Services
Automotive
Automotive
Phillips Photography
White Oaks
Arterial Commercial
Premier Fitness Club
Pretty Woman Secrets Hair Salon
Pro Active Translation
Iroquois Shore
White Oaks
White Oaks
Arterial Commercial
Arterial Commercial
Arterial Commercial
RG Transportation Services
White Oaks
Arterial Commercial
State Farm Insurance
Subway Subs
Super Buffet
The Cove Classics
Tim Horton Donuts
Toronto Dominion Bank
Vacant
White Oaks
Iroquois Shore
Iroquois Shore
White Oaks
Iroquois Shore
Iroquois Shore
Grand Boulevard
White Oaks
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
No OP Designation
Arterial Commercial
Entertainment
Other Service
Personal and Household Goods Repair Automotive Repair & Maintenance
Food Services
Food Services
Miscellaneous
Food Services
Vacant
Vacant
Blockbuster Video
Burger King
Coffe Time
Dollar Days
Gino's Pizza
Golden Dragon Restaurant
Luxury Nails
Master's Computers
Monahans Roadhouse
Mona's Hair Design
Rabba Fine Foods
Tee Cleaners
Marlborough
Marlborough
Marlborough
Marlborough
Marlborough
Marlborough
Marlborough
Marlborough
Marlborough
Marlborough
Marlborough
Marlborough
Entertainment
Food Services
Food Services
Food Services
Food Services
Furnishings
Food Services
Specialty Food
Creative Plus
N. Service Road E.
1,320
18,000
600
1,980
2,200
737
1,000
2,808
2,000
200
29,735
882
1,152
50,220
1,296
737
737
1,152
700
2,223
1,152
1,680
4,296
17,364
737
144,908
2,268
3,000
2,268
972
540
1,620
648
1,296
4,482
702
2,106
500
20,402
882
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Convenience Centres
Other Convenience
Ire Cusine
Lee's Milk
Oakville Island Food Market
Queen's Wine
Vacant
N. Service Road E.
N. Service Road E.
N. Service Road E.
N. Service Road E.
N. Service Road E.
Food Services
Specialty Food
Specialty Food
Beverage
Vacant
Oakville Place
A&W
Aldo
Alia
American Eagle Outfitters
Ardene
Balta Imports
Bank of Montreal
Bell World
Bently
Bikini Village
Birks
Blacks
Bluenotes
Boat House
Carlton Cards
Chesler Shoes
Claire's
Classic Fit Alterations
Coles
Cotton Ginny
Danier Leather
East Side Mario's
EB Games
EDO
English Butler
Fairweather
Femme de Carriere
Flight Centre
Foot Locker
Garage
Hair Salon
Hallmark
HMV
I-Vision
J. Michaels
Jacob
Jacob Jr
Jersey Source
Jimmy the Greek
Jugo Juice
Keyman Engraveables
Kiddie Kobbler
Kitchen Sense
La Senza
La Senza Girl
Laura/Laura Petites
Le Chateau
Lenscraft
Manchu Wok
Metalsmith
Moneysworth & Best
Mr. Sub
Music World
New York Fries
Nine West
Northern Getaway
Northern Reflections
Nygard
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Food Services
Apparel
Apparel
Apparel
Miscellaneous
Furnishings
Furnishings
Apparel
Apparel
Apparel
Apparel
Apparel
Miscellaneous
Apparel
Apparel
Miscellaneous
Apparel
Apparel
Food Services
Furnishings
Food Services
Miscellaneous
Apparel
Apparel
Apparel
Apparel
Miscellaneous
Miscellaneous
Apparel
Apparel
Apparel
Apparel
Food Services
Food Services
Apparel
Apparel
Furnishings
Apparel
Apparel
Apparel
Apparel
Food Services
Apparel
Food Services
Apparel
Food Services
Apparel
Apparel
Apparel
Apparel
Total
1,200
882
1,512
1,200
1,512
7,188
355
1,767
1,162
4,786
1,017
1,735
6,675
1,489
1,078
1,323
2,729
1,265
3,200
2,728
1,480
1,490
1,326
1,490
1,906
1,920
1,935
4,462
1,115
398
1,521
3,719
1,036
493
2,880
2,948
944
1,600
3,250
1,458
1,849
4,902
1,999
1,091
297
202
771
1,254
3,225
3,743
1,639
5,963
1,632
3,245
477
560
225
380
3,093
317
1,372
2,139
1,864
2,128
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Oakville Place
Opus
Peoples Jewellery
Please Mum
Purdy's Chocolates
R2W
Radio Shack
Raffi Jewellers
Roasty Jack
Rob McIntosh Gifts
Rogers/Cantel
Roots
Sandwhich Tree
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Apparel
Apparel
Apparel
Specialty Food
Apparel
Furnishings
Apparel
Food Services
Miscellaneous
Furnishings
Apparel
Food Services
Sears
Leighland Avenue
Shoppers Drug Mart
Smart Set
Spencer Gifts
Suzy Shier
Tabi International
Telus
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Apparel
Miscellaneous
Apparel
Apparel
Furnishings
The Bay
Leighland Avenue
119,428
The Body Shop
Tim Horton Donuts
Total Beauty Essentials
Total Image
Vacant
Visage
Wireless Wave
Yogen Fruz
Zacks
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Leighland Avenue
Food Services
Vacant
Furnishings
Food Services
Apparel
945
532
1,806
1,513
24,809
618
558
202
1,879
408,476
Agram Garden Centre
Petro Canada
Dundas Street East
Dundas St. East
Arterial Commercial
Arterial Commercial
Home Improvement
Automotive
Bob-R-Shop
Dr. Karen Smith, Errol Norontha
Queensbury Dental Clinic
Royal Oak Custom Cleaners
Upper Middle Convenience
Queensbury Crescent
Queensbury Crescent
Queensbury Crescent
Queensbury Crescent
Queensbury Crescent
Specialty Food
Dentistry of Glenashton
Giovannie's Pizza
Glenashton Pharmacy
Little Kids Day Care Centre
Mac's
Northridge Family Chiropractor
Oakville Gardens Variety
Petro Canada
Stich and Clean
The Original Garden Centre
Grossvenor Street
Grossvenor Street
Glenashton
Grossvenor Street
Grossvenor Street
Grossvenor Street
Sixth Line
Trafalgar Road
Grossvenor Street
Dundas Street East
Food Services
Other Service
Specialty Food
General Merchandise
Automotive
Other Service
Home Improvement
Double Double Pizza
Dr. Robert Pachler
Dragon House Chinese Restaurant
Flowers Gifts
freestanding under construction/for lease
Macs
Movie Experts
Sixth Line
Sixth Line
Sixth Line
Sixth Line
Sixth Line
Sixth Line
Sixth Line
Food Services
Food Services
Miscellaneous
Vacant
Specialty Food
Entertainment
North Oakville Animal Hospital
Sixth Line
Oak Dry Cleaner
Sixth Line
Oakville Place Total
Place/Vicinity Total
NE Oakville - Other
Total
2,248
1,720
1,564
820
1,372
2,495
2,093
450
2,256
730
2,145
418
104,165
10,571
3,003
1,784
2,440
1,539
1,326
580,974
Convenience Centres
College Park Plaza
College Park Plaza Total
Other Convenience
10,000
2,047
12,047
324
425
850
2,160
600
4,359
1,100
700
1,000
2,200
2,200
1,100
864
144
1,100
12,000
22,408
1,400
1,400
1,400
1,000
2,800
1,100
700
2,100
700
Sum of (SQ.FT.)
Cluster
NE Oakville - Other
Convenience Centres
Oak Park Chiropractic
Sixth Line
Oak Park Community Pharmacy & Medical C Sixth Line
Oakville Park Dental
Sixth Line
Piast Deli
Sixth Line
Spice Your Kitchen
Sixth Line
Sunshine Joe
Sixth Line
ADDRESS
Designation
NAICS
Food Services
Furnishings
Food Services
The Tax Management Centre
Sixth Line
Uptown Hair Studio & Aesthetics
Vacant
Sixth Line
Sixth Line
Vacant
River Glen Mews Plaza Total
River Oaks Convenience Plaza
River Oaks Convenience Plaza
Total
River Oaks Plaza
River Oaks Professional Offices
Total
Upper Sixth Plaza
Rio Centre
700
1,400
1,400
23,800
Computer 101
Sixth Line
Furnishings
480
Sixth Line
750
Edward Jones
Sixth Line
Hair & Aesthetics Impression
M & M Meats
Macs
Pizzaville
River Oaks Barber Shop
River Oaks Medical Clinic & Pharmacy
Sixth Line
Sixth Line
Sixth Line
Sixth Line
Sixth Line
Sixth Line
Specialty Food
Specialty Food
Food Services
1,050
864
972
750
750
1,824
RM Rose Law Office
Sixth Line
1,300
Express Convenience
FM Cleaners
Shear Concepts
The Kokkra Bakery & Coffee Inc.
Twice the Deal Pizza
Vacant
River Oaks Boulevard W
Specialty Food
Specialty Food
Food Services
Vacant
1,045
871
435
435
435
871
4,092
480
Chiropractic Wellness Centre
Sixth Line
1,350
Dr. Richard Grolmus Chiropracter
River Oaks Dental
Sixth Line
Sixth Line
1,350
1,350
Art's Fish & Chips
Hasty Market
Mario's Pizza
Nino Hairstyles & Barber Shop
North Oak Dental Office
Ontario Early Years Centre
Pitchers Restaurant
Sketchley Cleaners
Time Out Mickey's Sports Bar
Sixth Line
Sixth Line
Sixth Line
Sixth Line
Sixth Line
Sixth Line
Sixth Line
Sixth Line
Sixth Line
Food Services
Specialty Food
Food Services
Other Service
Food Services
Food Services
Benjamin Moore
Dundas Street
Community Shopping Area
Home Improvement
Blockbuster
Chiropracter Office
Dominon
Dubh Linns Gate
Fine Crystal Ware
GNC
Magic Cuts
North Oakville Soccer & Rugby
Ours Convenience
Pediatric Dentistry
Planet Beach
Dundas Street
Dundas Street
Dundas Street
Dundas Street
Dundas Street
Dundas Street
Dundas Street
Dundas Street
Dundas Street
Dundas Street
Dundas Street
Entertainment
Supermarket
Food Services
Miscellaneous
Other Service
Specialty Food
9,220
4,050
Upper Sixth Plaza Total
NE Oakville - Other Total
NE Oakville - RioCan Centre Neighbourhood Centres
Neyagawa Blvd and
Dundas St.
1,400
2,100
1,400
700
1,400
700
Dry Clearners, Etc
River Oaks Plaza Total
River Oaks Professional Offices
Total
850
1,710
850
850
850
2,050
1,596
360
2,050
11,166
91,142
2,329
5,010
1,492
54,191
2,939
1,568
1,107
1,103
1,696
1,500
1,663
1,165
Sum of (SQ.FT.)
Cluster
NE Oakville - RioCan Centre - Neighbourhood Centres
ADDRESS
Designation
NAICS
Rio Centre
Shoppers Drug Mart
Spotless Dry Cleaning
Subway
Upper Glen Abbey Dental
Dundas Street
Dundas Street
Dundas Street
Dundas Street
Food Services
Rio Centre Total
NE Oakville - RioCan Centre Neyagawa Blvd and
Dundas St. Total
10,013
2,199
1,290
1,917
91,182
91,182
NE Oakville - Upper Oakville Arterial (Auto Orientated)
Petro Canada
Upper Middle Road E.
Automotive
216
216
Baskin Robbins
Food Services
Buck or Two
CIBC
Dr. K. Cuddy
Glazer Opticians
Harveys
Hasty Market
Head Over Heels Shoe Repair
Hooper's Vitamins
Images Hair Studio
Jolly Tots
LCBO
London Gold
Magicuts
Mailboxes, Etc.
Masterminds
Miracle Ultra Mart
Mr. Sub
Nilblicks
Niwa Sushi
Nutty Chocolatire
Oakville Academy of Fine Arts
One Hour Motophoto
Parkers Cleaners
Peach Tree Gallery
Pizza Pizza
Pronto Gourmet
Rogers Video
Second Cup
Sol Exotica
Swiss Chalet
The Beer Store
The Card Shop
The Co-Operators
The Doctors' Office
The Flower Place
The Oakroom
Travel Discount Prices
Upper Oakville Chiropractic Clinic
Vacant
Wines Unlimited
General Merchandise
Food Services
Specialty Food
Apparel
Beverage
Apparel
Miscellaneous
Supermarket
Food Services
Food Services
Food Services
Specialty Food
Other Service
Furnishings
Food Services
Specialty Food
Entertainment
Food Services
Food Services
Beverage
Miscellaneous
Miscellaneous
Apparel
Vacant
Beverage
Total
1,014
7,020
2,808
1,014
840
2,700
1,680
720
1,170
702
2,106
3,060
1,014
1,050
702
4,000
42,300
1,404
2,000
840
1,014
4,000
840
2,100
840
840
1,404
2,520
2,808
1,200
6,525
4,320
1,260
540
972
1,050
1,890
2,700
840
1,260
20,840
700
138,607
NE Oakville - Upper Oakville
Total
Total
138,823
2325-2365 Trafalgar
Bestow Hair and Spa
Trafalgar
Arterial Commercial
Crabby Joe's
Hakim Optical
Hasty Mart
Pita Nutsy
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Food Services
Specialty Food
Food Services
939
4,236
2,118
1,602
939
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
2325-2365 Trafalgar
TD Canada Trust
Telus
Vacat
Wendy's and Tim Horton's
Zajac Dental
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Furnishings
Vacant
Food Services
Colour Addicition
Cutting Edge Nutrition
Esso
Oakville Computers
Postridge Drive
Postridge Drive
Dundas Street East
Postridge Drive
Arterial Commercial
Arterial Commercial
No OP Designation
Arterial Commercial
Automotive
Furnishings
2325-2365 Trafalgar Total
Ronell Interiors
Postridge Drive
Arterial Commercial
Sassy Nails
Shell
Toronto Art Picture Framing
Vacant
Vincent 2 Barbershop
Postridge Drive
Trafalgar
Postridge Drive
Postridge Drive
Postridge Drive
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Automotive
Furnishings
Vacant
Sub-Regional Nodes
Iroquois Ridge Shopping Centre
Iroquois Ridge Shopping Centre
Total
Oak Park
Total
3,922
1,059
1,059
3,900
2,000
21,774
1,000
1,000
660
1,000
1,000
1,000
5,000
1,000
3,000
1,000
15,660
3 for 1 Optical
Dundas St. East
Arterial Commercial
2,600
All State
Bank of Montreal
Beauty Supply Outlet
Booster Juicer
Canadian Tire
Canadian Tire Gas
Curves
Dundas Chiropractor
Extreme Pita
Frame Express
Funtastic Indoor Playground
Glow Tan
Guardian Drugs
Herbal Magic
Highlander's DVD
Kinetic Konnection
Longo's
Medical Centre
Oakville Children's Dentistry
Oakville Golf
Oxford Tutoring
Petcetera
Pur Spa
Quiznos Subs
Rico's Hair
Roxy's Burgers
Smoke and Variety
Starbucks
Tako Japanese Restaurant
The Source
Towngate Cleaners
United Dental Clinic
Vacant
Water Express
William's Coffe Pub
Your Dollar Store
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Dundas St. East
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Food Services
General Merchandise
Automotive
Entertainment
Food Services
Furnishings
Entertainment
Entertainment
Miscellaneous
Supermarket
Miscellaneous
Other Service
Miscellaneous
Food Services
Food Services
General Merchandise
Food Services
Food Services
Apparel
Vacant
Specialty Food
Food Services
General Merchandise
1,000
5,533
1,200
1,000
115,000
1,947
1,958
1,250
1,000
1,250
850
1,250
1,200
850
1,200
3,000
47,243
2,099
1,769
1,200
850
13,961
1,250
1,231
850
2,200
850
1,500
3,003
850
850
1,231
5,610
2,000
4,306
2,000
Bright Vision Optical
Bulk Barn
Covers
Dairy Queen
Dental Office
EB Games
Oakwalk
Oakwalk
Hays Boulevard
Hays Boulevard
Hays Boulevard
Oakwalk
Specialty Food
Furnishings
Food Services
Furnishings
236,941
1,813
3,417
4,531
2,400
1,231
2,000
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Sub-Regional Nodes
Oak Park
Everything For A Dollar
Kelsey's
LCBO
Mr. Sub
Payless Shoes
Pizza Delight
Radio Shack
Real Canadian Superstore
Royal Bank
Sports Mart
Spotless Laundry Clinic
Super Cuts
Hays Boulevard
Hays Boulevard
Oakwalk
Oakwalk
Hays Boulevard
Oakwalk
Oakwalk
Oakwalk
Hays Boulevard
Oakwalk
Oakwalk
Hays Boulevard
General Merchandise
Food Services
Beverage
Food Services
Apparel
Food Services
Furnishings
Supermarket
Miscellaneous
Walmart
Hays Boulevard
120,564
Furnishings
Vacant
Home Improvement
Apparel
Specialty Food
Furnishings
301,834
5,500
1,281
1,494
1,023
2,476
1,294
1,563
1,289
1,135
Oak Park Total
Trafalgar RIdge
2001 Audio Video
Back Yard Nature Store (vacant)
Benjamin Moore
Bollywood Fashions
Can Asia
Chiropractic & Acupuncture
Computer Edge
Dandilions and Roses
Doggy Detailing
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
4,077
5,080
14,885
1,600
2,793
2,298
1,813
119,556
5,022
6,833
700
1,221
Edward Jones
Trafalgar
Fabutan
Family Dentistry
First Choice Haircutters
Framing Trends
Halton Vacuum
Kids Craft Café
Laser Rejuvination Clinic
Montessori School
MTO Driver Improvement
Nature's Source
Once Upon a Child
Pet Valu
Pizza Hut
Scotia Bank
Spotless Dry Cleaners
Subway
Sunny's Convenience
Super Ten Nails
The Florist
The Pita Pit
The Village Winemakers
Uptown Orthodontic
Vacant
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Trafalgar
Furnishings
Furnishings
Other Service
Other Service
Other Service
Specialty Food
Miscellaneous
Food Services
Food Services
Specialty Food
Miscellaneous
Food Services
Miscellaneous
Vacant
Vetrainary Hospital
Trafalgar
Winners/HomeSense
Trafalgar
Apparel
Family & Cosmetic Dentistry
Fitness Lifestyles
Third Line
Third Line
Entertainment
Fox Creek Animal Hospital
Third Line
2,400
Framing Art
Halton Dragon
Heaven Scent Flowers
Kitchen Food Fair Convenience
Medical One
Third Line
Third Line
Third Line
Third Line
Third Line
Furnishings
Food Services
Miscellaneous
Specialty Food
2,400
1,200
1,200
1,200
1,200
Trafalgar RIdge Total
Total
Total
974
904
1,299
1,098
1,129
1,275
1,279
2,582
5,178
1,281
2,095
2,481
2,045
3,891
5,000
599
1,343
1,772
837
879
1,003
1,732
1,635
2,034
1,998
55,000
118,397
694,606
Fox Creek Plaza
1,200
2,400
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Fox Creek Plaza
Palm Beach Mega Tan
Pet Value
Pizza Nova
Price Chopper
Quiznos
Royal Bank
Salon True Spa
Saltcreek House
Selba Kitchens & Baths
Shoppers Drug Mart
Skinflex Phototherapy
Spotless Dry Cleaners
Starbucks
Telus
Vacant
Walkers Chocolates
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Miscellaneous
Food Services
Supermarket
Food Services
Miscellaneous
Home Improvement
Food Services
Furnishings
Vacant
Specialty Food
Dairy Queen
N. Service Road W.
Food Services
2,350
Il Fornello
Select Sandwich
Starbucks
N. Service Road W.
N. Service Road W.
N. Service Road W.
Food Services
Food Services
Food Services
Avenue 1
Blazers
Card 'N Party
Caz's Fish & Chip Shoppe
Chapters
Dollar Rama
Dr. Bernstein Weight Loss Clinics
Future Shop
Glen Abbey Framing & Fine Art
Good Life Fitness
Guardian Pharmacy
Images International
Imperial Dry Cleaners
LCBO
Licks
Magicuts
Microplay
Moore's The Suit People
Oakville Dental Office
Oakville Home and Comfort
Oakville Sight and Sound
Pet Valu
Pizza Hut
ProGolf
Prudential Realty
Scotia Bank
Sport Nutrition Depot
Sportchek
Staples
The Abbey Grill - Oarhouse
The Barn
The Beat Goes On
The Doctors Office
Tim Horton Donuts
Total Travel
Toys "R" Us
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
Miscellaneous
Apparel
Miscellaneous
Food Services
Miscellaneous
General Merchandise
Furnishings
Furnishings
Entertainment
Beverage
Food Services
Furnishings
Apparel
Home Improvement
Furnishings
Miscellaneous
Food Services
Miscellaneous
Miscellaneous
Miscellaneous
Food Services
Supermarket
Miscellaneous
Food Services
Miscellaneous
Bank of Montreal
CAA
N. Service Road W.
N. Service Road W.
Arterial Commercial
Arterial Commercial
Other Service
3,400
1,750
1,380
8,880
1,200
1,635
1,491
2,120
30,000
5,000
2,150
12,000
988
2,444
988
2,100
707
2,484
3,800
2,200
1,600
4,530
1,819
2,484
2,150
2,013
3,789
1,600
2,588
3,344
988
15,000
28,000
7,200
46,489
900
2,693
2,200
548
40,845
242,087
6,474
2,983
Fox Creek Plaza Total
Total
NW Oakville - Oakville Town
Convenience Centres
Centre
Sub-Regional Nodes
Total
1,200
2,400
2,400
32,340
2,400
2,800
2,400
1,200
2,400
11,000
1,200
2,400
1,200
1,200
4,800
1,200
85,740
85,740
Abbey Centre
Abbey Centre Total
Oakville Town Centre I Total
Sum of (SQ.FT.)
Cluster
NW Oakville - Oakville Town Sub-Regional Nodes
ADDRESS
Designation
NAICS
Carlton Cards MarketPlace
Convenience K
Dentistry in the Abbey
EB Games
First Choice Hair Cutters
Henry's
HMV Music
Hy & Zel's
Jenny Craig
Keko's Dry Cleaners
Mailboxes
McDonald's
Michael's
Ministry of Health and Long Term Care
Mr. Sub
National Sports Centre
Philthy McNasty's
Pier 1
Purolator
Radio Shack
Reitman's
Royal Bank
Sleep Country
Telus
Teriyaki Experience
The Keg
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Towne Centre Car Wash
N. Service Road W.
Arterial Commercial
Vacant
Winners
Wintronic Computers Plus
N. Service Road W.
N. Service Road W.
N. Service Road W.
Arterial Commercial
Arterial Commercial
Arterial Commercial
Miscellaneous
Specialty Food
Miscellaneous
Furnishings
Miscellaneous
Food Services
Miscellaneous
Other Service
Food Services
Miscellaneous
Food Services
Furnishings
Other Service
Furnishings
Apparel
Furnishings
Furnishings
Food Services
Food Services
Apparel
Vacant
Apparel
Furnishings
Ansons Restaurant
Caspian Cleaners
Dynasis Family Restaurant
Ennisclare Interiors
Esso "on the run" & Car Wash
Esso on the Run and Car Wash
Joseph's Mediterranian Cuisine
Min-a-Mart Convenience
Petro Canada
Ragazzi Ristoronte
Realty Executives First
Shell
Subway Subs
Sylvan Learning Centre
TD Canada Trust
The Cork House
Town Centre Orthodontists
Venere Salon & Spa
Bronte Road
N. Service Road W.
Dundas Street
N. Service Road W.
Upper Middle Road
Dundas Street
Dundas Street
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
Dundas Street
N. Service Road W.
N. Service Road W.
Upper Middle Road
Neyagawa Boulevard
N. Service Road W.
N. Service Road W.
No OP Designation
Arterial Commercial
Arterial Commercial
No OP Designation
No OP Designation
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Mixed Use
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Food Services
Food Services
Furnishings
Automotive
Automotive
Food Services
Specialty Food
Automotive
Food Services
Automotive
Food Services
Other Service
Furnishings
Domain
Supercuts
N. Service Road W.
N. Service Road W.
Furnishings
Amber Door
Chiropractic Office
Dental Office
Happy Times for Kids
Heritage Corner Convenience
Heritage Way
Heritage Way
Heritage Way
Heritage Way
Heritage Way
Other Service
Specialty Food
The Master Mechanic
N. Service Road W.
Arterial Commercial
The Shoe Company
N. Service Road W.
Arterial Commercial
NW Oakville - Oakville Town
Centre Total
NW Oakville - Other
Convenience Centres
Total
3,631
1,880
1,300
1,366
1,100
1,371
3,904
30,240
2,369
623
1,200
4,672
18,877
2,484
1,147
18,024
10,448
9,000
718
1,880
7,200
5,551
10,436
1,100
1,831
7,350
2,867
3,993
2,843
2,500
11,884
2,400
185,646
436,613
Abbey Centre
Abbey Centre Total
Heritage Way Plaza
2,800
380
3,200
16,632
2,725
1,900
2,300
570
1,090
507
951
750
570
951
3,540
1,500
951
1,330
42,647
3,400
950
4,350
400
600
900
1,200
1,200
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
NW Oakville - Other
Convenience Centres
Heritage Way Plaza
Heritage Way Plaza Total
Monastery Drive Plaza
Heritage Way
Blockbuster
Dr. R. MacDonald
Monastery Bakery, Deli & Patisserie
Pizza Nova
Top Hat Cleaners
Wasaga Convenience Plus
Monastery Drive
Monastery Drive
Monastery Drive
Monastery Drive
Monastery Drive
Monastery Drive
Entertainment
Food Services
Specialty Food
Abbey Animal Hospital
Nottinghill Gate
Abbey Pharmacy
Bobby's Flowers
Creative Learning Centre
Curves
Daisy Mart
Gino's Pizza
Glen Abbey Alterations
Glen Abbey Italian Bakery
Glen Abbey Medical Centre
Glen Abbey Restaurant and Cafe
Golden Dollars & More
Ivanka's Hair Boutique
Nottinghill Place Chiropractic Clinic
Oxford Learning Centre
Pink Rose Cleaners
Red Chillie
Tanning in the Wild
Watch Us Fashions
Nottinghill Gate
Nottinghill Gate
Nottinghill Gate
Nottinghill Gate
Nottinghill Gate
Nottinghill Gate
Nottinghill Gate
Nottinghill Gate
Nottinghill Gate
Nottinghill Gate
Nottinghill Gate
Nottinghill Gate
Nottinghill Gate
Nottinghill Gate
Nottinghill Gate
Nottinghill Gate
Nottinghill Gate
Nottinghill Gate
Nottinghill Gate
Miscellaneous
Other Service
Entertainment
Specialty Food
Food Services
Specialty Food
Food Services
General Merchandise
Other Service
Food Services
Apparel
Monastery Drive Plaza Total
Nottinghill Place Plaza
Nottinghill Place Plaza Total
Other Convenience
Palermo Plaza
Palermo Plaza Total
Pilgrims Way Plaza
Pilgrims Way Plaza Total
Certigard Car Repair
Dorval Drive
Country Style
Dundas Street
George's Auto Centre
Dundas Street
Petro Canada
Pioneer Gas
Sabrina Italian Restaurant
Sunoco and Car Wash
TD Canada Trust
Dorval Drive
Dundas Street
Dundas Street
Dundas Street
N. Service Road W.
Food Services
Automotive
Automotive
Food Services
Automotive
Fasada
Jimmy Heros
Palermo Variety
Bronte Road
Bronte Road
Bronte Road
No OP Designation
No OP Designation
No OP Designation
Furnishings
Food Services
General Merchandise
West Oak Animal Hospital
Bronte Road
No OP Designation
Abbeywood Convenience
Abbeywood Spa
Acupuncture and Chiropractic Clinic
Antonio's Unisex Hair Design
Bruno's Fine Foods
Caspian Cleaners
Dental Office
Abbeywood Drive
Abbeywood Drive
Abbeywood Drive
Abbeywood Drive
Abbeywood Drive
Abbeywood Drive
Abbeywood Drive
Specialty Food
Specialty Food
Edward Jones
Abbeywood Drive
Little Ceasers
Ming's Dynasty Restaurant
Monkey See Monkey Do
Ontario Early Years Centre
Vacant
Zoom-In 1-hour Photo
Abbeywood Drive
Abbeywood Drive
Abbeywood Drive
Abbeywood Drive
Abbeywood Drive
Abbeywood Drive
Food Services
Food Services
Other Service
Other Service
Vacant
Total
600
4,900
1,620
810
2,430
810
810
1,620
8,100
1,200
1,050
900
900
700
900
546
594
1,350
2,550
1,050
546
162
1,950
900
600
600
600
546
900
18,544
2,495
800
3,450
520
750
2,100
5,200
2,400
17,715
900
3,400
900
900
6,100
2,700
1,800
1,800
1,800
9,000
900
900
900
1,500
900
4,000
1,800
1,800
900
30,700
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
NW Oakville - Other
Convenience Centres
Sixteen Mile Plaza
Amy's Art Gallery & Framing
April Showers Floral Design
Convenience Stop
Cruise Ship Centers
Cyns Café & Catering
Dental, Orthodontics, Cosmetic/Implants
Dollar Castle & More
Hair Design Co.
Money Mart
Panago Pizza
Rennaissance Day Spa
Soul Space Physiotherapy Clinic
Spotless Laundry Clinic
Steps for Women
The Pasta Market
Neyagawa Boulevard
Neyagawa Boulevard
Neyagawa Boulevard
Neyagawa Boulevard
Neyagawa Boulevard
Neyagawa Boulevard
Neyagawa Boulevard
Neyagawa Boulevard
Neyagawa Boulevard
Neyagawa Boulevard
Neyagawa Boulevard
Neyagawa Boulevard
Neyagawa Boulevard
Neyagawa Boulevard
Neyagawa Boulevard
Furnishings
Miscellaneous
Specialty Food
Food Services
General Merchandise
Food Services
Entertainment
Specialty Food
Boyle Chiropractic Wellness Centre
Dominos Pizza
West Oak Trails Boulevard
Food Services
Edward Jones
K&J Variety
Spa Serenity
The Cooperators
Top Hat Cleaners
West Oak Dental Centre
Willowglen Montessori School
Xclusive Hair Salon
General Merchandise
Other Service
Food Services
Sixteen Mile Plaza Total
West Oak Trails Plaza
Employment Areas
West Oak Trails Plaza Total
Other Employment
Rio Centre
Abbey Arms
N. Service Road W.
Employment
Accounting - Tax Office
N. Service Road W.
Employment
Allstate Insurance
Barkley Opticians
Buddy's Raceway
Dancers
Dr. Kenneth Hune & Associates
Extreme Pita
Fortelli
Halton Linen Outlet Bed and Bath
House of Kangaroo
Lavender Florist
Locust Sport
MaykaCuddly
Monkeys Jungle
Nevada Bob's Golf Shop
Nezio Group
Oakville Hospital Foot Care Centre
Ontario Centre for Martial Arts
Planet Laser
Queenline Dry Cleaners
Rumours Bar and Grill
Sportsdome
Subway Subs
Sushi Express
Teacher Supply Outlet
The Stein Brew House
Tim Horton Donuts
Wendy's
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
N. Service Road W.
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Miscellaneous
Other Service
Food Services
Food Services
Furnishings
Miscellaneous
Miscellaneous
Miscellaneous
Miscellaneous
Other Service
Miscellaneous
Other Service
Other Service
Food Services
Entertainment
Food Services
Food Services
Miscellaneous
Miscellaneous
Food Services
Food Services
McDonald's
Dundas Street
Mr. Lube
Dundas Street
Pizza Pizza
TD Canada Trust
Dundas Street
Dundas Street
Food Services
Food Services
Total
900
1,200
1,200
900
900
2,500
3,152
1,400
1,200
1,200
1,800
1,800
1,200
1,800
1,200
22,352
1,200
1,200
1,200
1,600
1,200
1,200
1,200
1,200
3,600
1,200
14,800
2,700
648
648
750
648
1,980
900
750
1,480
1,350
750
750
648
648
1,980
792
648
900
1,980
1,980
750
2,900
5,000
750
750
900
1,320
2,400
2,400
40,100
2,994
2,800
2,408
4,450
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
NW Oakville - Other
Rio Centre
Tim Hortons
Water Depot
Dundas Street
Dundas Street
Food Services
Specialty Food
Baskin Robbins
Body of Health
Canadian Pet Connection
CIBC
Dollar Plus Bargain Centre
Third Line
Third Line
Third Line
Third Line
Third Line
Food Services
Miscellaneous
General Merchandise
Rio Centre Total
The Abbey Plaza
Sub-Regional Nodes
NW Oakville - Other Total
Oakville
Arterial (Pedestrian)
Total
3,042
1,500
17,194
481
610
412
719
694
Dundee Wealth Management
Third Line
Fabutan
Fairways Drug Store
Forever Nail
Glen Abbey Dentist Office
Hasty Market
Herbal Magic
Kelan Kids Preskool
Magicuts
McDonald's
Mr. Sub
Parkers Cleaners
Pizza Pizza
Rogers Video
Scotia Bank
Sobeys
The Beer Store
What a Great Party!
Williams Coffee Pub
Wine Kitz
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Third Line
Specialty Food
Other Service
Food Services
Food Services
Food Services
Entertainment
Supermarket
Beverage
Miscellaneous
Food Services
Beverage
The Abbey Plaza Total
Esso
N. Service Road W.
Arterial Commercial
Automotive
Harbour Village
Many Faces Spa and Hair
Reynolds Street
1,507
Harbour Village Total
Oakville Corporate Centre
Vacant
Church Street
Vacant
1,507
6,390
A Day in the Country
ABC Driving School (BSMT)
Aborlea Construction
Abozzo Gallery
Accessory Place
Acorn Card Shoppe (BSMT)
Added Touch
Advance Electrical
Adventure House Travel
Alladin Persia Rugs
Allegiant Insurance Brokers
Amana (3RD FLR)
Amir's Rug Gallery
Aria
Art Lee Mens Wear
Atelier
Atmosphere
Avalon Fine Jewellery
Avente
Bags of Fun (BSMT)
Bank of Montreal
Barbarossa
Barbette
Barbizon Bistro
Bark and Fitz
Lakeshore Road East
Thomas Street
George Street
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Randall Street
Trafalgar Road
Reynolds Street
Robinson Street
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Robinson Street
Trafalgar Road
Lakeshore Road East
Lakeshore Road East
George Street
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Trafalgar Road
Lakeshore Road East
Miscellaneous
Other Service
Other Service
Furnishings
Apparel
Miscellaneous
General Merchandise
Home Improvement
Furnishings
Furnishings
Furnishings
Apparel
Apparel
Apparel
Miscellaneous
Apparel
Food Services
Miscellaneous
1,668
864
1,000
700
3,197
1,200
1,292
1,100
504
1,615
1,000
950
1,000
500
1,920
2,000
1,500
900
648
600
2,880
960
1,140
1,200
1,100
Oakville Corporate Centre Total
470
481
892
481
789
1,363
481
1,030
481
1,957
1,957
610
892
3,293
2,169
23,500
3,293
481
1,957
343
49,836
144
144
277,482
6,390
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Barkley Design
Barrington's Furriers
Thomas Street
Lakeshore Road East
Apparel
Bazar, McBean & Company
Randall Street
BDO Dunwoody Ltd.
Bean There
Bedford Consulting
Beehive Salon
Benvenuto
Berlio
Bill's Deli
Blackforest Pastry Shop
Randall Street
Reynolds Street
Reynolds Street
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Dunn Street
Lakeshore Road East
Food Services
Other Service
Food Services
Food Services
Specialty Food
Specialty Food
Total
904
5,651
1,300
10,419
807
2,000
900
1,260
1,785
720
1,260
Blackwood Miller Ltd.
Randall Street
1,350
Bloom 84
BMO
Boffo's Food Emporium
Bookers
Bosely Real Estate (2ND FL)
Bucci Hair Boutique (2ND FL)
Lakeshore Road East
Trafalgar Road
Lakeshore Road East
Lakeshore Road East
George Street
Thomas Street
Miscellaneous
Specialty Food
Miscellaneous
1,125
1,200
1,200
1,440
1,400
1,000
Buckley Management (2ND FL)
Church Street
1,092
Burrows Clothiers
Butcher
By Consignment
Cafe Galleria
Caffe del Libras
Canadian Manager Search.Com (3RD FL)
Canadian Martial Arts (BSMT)
Candy Cupboard
Care Counseling
Lakeshore Road East
Lakeshore Road East
Trafalgar Road
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Thomas Street
Apparel
Specialty Food
Food Services
Food Services
Other Service
Other Service
Specialty Food
1,170
450
432
780
1,680
900
1,026
1,125
1,000
CarpéDia International Limited
Navy Street
3,000
Casa Bellezza
Centre Blue
CH Halton Bureau
Lakeshore Road East
Church Street
George Street
Furnishings
Food Services
Other Service
1,350
1,152
600
Chaltis Techologies (BSMT)
Randall Street
1,000
Charles Austin Shoes
Chatsworth and Hall
Chelseas
Chic Repeats
Chocolates by Bernard Callebant
CHWO 1250
CIBC
CIBC Wood Gundy
Circus Chocolate
Civello
Colborne Street
Coldwell Banker
Colossus Greek Tavern
Community Oakville Living
Corfu Subs and Salads
Couture Lingerie
Crafted Décor
Crawford Opticians
Croissant Express
Cruise Holidays (BSMT)
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Trafalgar Road
Lakeshore Road East
Trafalgar Road
Lakeshore Road East
Lakeshore Road East
Thomas Street
Lakeshore Road East
Lakeshore Road East
Dunn Street
Lakeshore Road East
Church Street
Trafalgar Road
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Apparel
Apparel
Apparel
Specialty Food
Other Service
Specialty Food
Food Services
Food Services
Other Service
Food Services
Apparel
Furnishings
Specialty Food
1,170
1,292
1,020
900
750
900
4,275
4,020
768
2,040
969
800
1,440
3,229
432
650
1,020
810
1,125
1,200
Daniel C. Barichello
Robinson Street
945
David Allan Harris
Church Street
1,163
David Findlay
Dor Mel Bridal and Dress Salon
Dunn Street
Reynolds Street
Apparel
Apparel
315
1,000
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Dot Com Entertainment
Dr Auki Iordanidis
Dr. Bhattacharya Ashok (2ND FL)
Dr. Brian Denyar
Dr. Dyck & Associates (3RD FL)
Dr. John T. Fasken
Dr. Mark Baluschik
Dr. Stephen Thordarson
Drs. MacBalfour and Sevels
Edgehill Realty
Edward Jones Investment
Egan Travel
Elfies Townhouse Fashions
Enlightenment Tattoo (2ND FL)
Especially Petites
Excel Plus Financial
Exotic Nail and Spa
Fabulous Finds
Feathers Bedroom Interiors
Fine Lingerie
Flight Centre
Flowers by the Dozen
Foot Shoppe
Fosters Fine Furniture Gallery
Frank Hairstylist
Fred Astaire Dance Studio (2ND FL)
Gabriel Fine Jewelers
Garvey's Mens Shop
Randall Street
Dunn Street
Lakeshore Road East
Church Street
Lakeshore Road East
Randall Street
Trafalgar Road
Lakeshore Road East
Church Street
Trafalgar Road
Dunn Street
Church Street
Reynolds Street
Lakeshore Road East
Lakeshore Road East
Church Street
Thomas Street
Dunn Street
Allan Street
Reynolds Street
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Trafalgar Road
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Furnishings
Apparel
Apparel
Furnishings
Apparel
Miscellaneous
Apparel
Furnishings
Other Service
Apparel
Apparel
Total
Gary Burnstein
Randall Street
1,000
Good Books
Graphic Copy Centre
Greetings
Griffin House
Guardian
Thomas Street
George Street
Dunn Street
Lakeshore Road East
Lakeshore Road East
Miscellaneous
Furnishings
Food Services
1,008
594
300
600
1,140
Gus Ricci Architect
Church Street
1,500
Habitat Outdoor Furnishings
Hair Salon (2ND FLR)
Haircraft
Navy Street
Lakeshore Road East
Lakeshore Road East
Furnishings
1,365
1,080
1,350
1,350
1,000
1,000
1,215
900
1,875
1,200
1,200
1,215
800
702
1,030
1,287
1,350
700
1,152
864
810
2,200
495
1,130
900
600
1,152
432
3,197
1,125
3,960
Ham, Gardner & Baggs (2ND FL)
Lakeshore Road East
1,530
Harrisons of Oakville
Harvest Spa
Health Aid Pharmacy
Hennessey's Cigar Store
House of Flowers
House Warmings
Howard Williams Jewellery
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Apparel
Furnishings
Miscellaneous
Miscellaneous
Furnishings
Apparel
1,620
1,020
1,080
1,080
1,350
3,360
1,884
Hubert Moeller
Randall Street
1,000
Il Ristoro
Imperial Rug
Inside Story
Irish Classic
Jam Asian Kitchen (2ND)
JC Mungar
Jewel of India
Jilly Beans Pride
Johnathan Quinn
Jonathons Restaurant of Oakville
JR Wagner Realty
Jubilee Fresh Fruit Market
Julia
Lakeshore Road East
Lakeshore Road East
Robinson Street
Dunn Street
Lakeshore Road East
Randall Street
Church Street
Lakeshore Road East
Lakeshore Road East
Thomas Street
Trafalgar Road
Allan Street
Lakeshore Road East
Food Services
Furnishings
Apparel
Apparel
Food Services
Food Services
Miscellaneous
Apparel
Food Services
Specialty Food
Food Services
300
1,680
675
858
1,440
1,000
1,000
950
1,350
2,067
800
1,125
2,430
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Katie's Consignment
Kids Hollywood
Kirk Hair & Company (2ND FL)
George Street
Lakeshore Road East
Lakeshore Road East
Apparel
Total
810
1,100
1,000
Koivu Accountants (2ND FL)
Lakeshore Road East
1,292
KS Naumetz
Church Street
La Cucina
Thomas Street
Food Services
La Maison
Trafalgar Road
Laurie McLachlan Jewellery
LCBO
Lighthouse Shipping (3RD FLR)
Lilianne
Little Treasures
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Thomas Street
Church Street
Apparel
Beverage
Other Service
500
3,875
950
1,900
486
378
1,938
900
Lush, Bowker, Aird
Lakeshore Road East
1,440
Lux Design
M For Men
Mainstream
Majenta Home Furnishing
Mari's Delicatessen
McCutchens Camera
McLaren Barnes Gallery
Merchant of Tennis
Michael's Hair Styling for Men
Midnight Sun
Randall Street
Lakeshore Road East
Reynolds Street
Lakeshore Road East
Church Street
Lakeshore Road East
Reynolds Street
Trafalgar Road
Church Street
Robinson Street
Furnishings
Apparel
Apparel
Furnishings
Specialty Food
Furnishings
Furnishings
Miscellaneous
729
1,050
1,000
960
1,296
1,530
444
504
518
675
Mina's Portraits
Lakeshore Road East
Mona's Coiffures (2ND FL)
Morrison House
Murron's Cabinetree
My Best Friend
Mye Japanese Restaurant
Nartive Art Gallery
Naturino (1ST FL)
Network Leasing (BSMT)
New Orleans Bistro (2ND FL)
Nobility's Fine Furniture & Accessories
NRS
Oakville Athletic Club
Oakville Audio
Oakville Chiropractic Centre
Oakville Drug Store
Oakville Fruit Market
Oakville Naturopathic Clinic
Oakville Technology Centre
Oakville, Milton and District Real Estate Board
Oaville BIA (2ND FL)
Offices (2ND FL)
Offices (2ND-5TH FL)
Offices (FL2-4)
Officies
Officies- Sharon Pocook, Finds Administrative
Olde Oakville Antiques
Olivers of Oakville
Ontario Integral Health Centre (3RD FLR)
Orchid Fashions
P.J.'s Original Clothing
Paradiso
Patisserie D'or
Paul Alhoy Hair Stylist
Paul Vincent Hair Design
Pencon Equipment Company (2ND FL)
George Street
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Church Street
Lakeshore Road East
Lakeshore Road East
Randall Street
Lakeshore Road East
Lakeshore Road East
Randall Street
Lakeshore Road East
George Street
Randall Street
Lakeshore Road East
Lakeshore Road East
Trafalgar Road
Robinson Street
Navy Street
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
George Street
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Dunn Street
Lakeshore Road East
Lakeshore Road East
Robinson Street
Church Street
Robinson Street
Thomas Street
Miscellaneous
Home Improvement
Miscellaneous
Food Services
Furnishings
Apparel
Food Services
Furnishings
Other Service
Entertainment
Furnishings
Specialty Food
Other Service
Other Service
Other Service
Other Service
Other Service
Other Service
Other Service
Furnishings
Food Services
Entertainment
Apparel
Apparel
Food Services
Specialty Food
Other Service
315
540
3,875
3,552
1,365
2,025
1,200
634
1,000
1,026
2,700
1,300
12,000
1,170
2,200
1,658
1,026
1,200
792
3,875
1,292
1,900
31,245
65,360
630
840
1,050
2,040
950
576
1,120
4,004
2,000
1,152
624
1,000
Sum of (SQ.FT.)
Cluster
Peter Watson Investment
Randall Street
Pick of the Crop Toys and Books
Lakeshore Road East
Pilates Works
Randall Street
Pine Rose Cleaners
Lakeshore Road East
Pinocchio's
Lakeshore Road East
Powell Insurance Brokers (2ND FL)
Lakeshore Road East
Prime Time
Lakeshore Road East
Project Transport (3RD FLR)
Lakeshore Road East
Public Sector Corporation, Council of Medica Lakeshore Road East
QC Jewellers
Lakeshore Road East
R & R Transportation Systems (2ND FL)
Lakeshore Road East
Rain Cry
Dunn Street
Raymar Lighting
Lakeshore Road East
Raymond James
Allan Street
Reid Communication
Lakeshore Road East
ReMax
Reynolds Street
Roasting Apples
Lakeshore Road East
Roma Bella
Lakeshore Road East
Rosewater Spa
Church Street
Royal Bank
Lakeshore Road East
Royal LePage
Lakeshore Road East
Royan
Lakeshore Road East
Rude Native
Lakeshore Road East
Running Company
Thomas Street
Running Room
Lakeshore Road East
ADDRESS
Designation
NAICS
Miscellaneous
Entertainment
Food Services
Other Service
Other Service
Apparel
Other Service
Furnishings
Other Service
Miscellaneous
Food Services
Food Services
Food Services
Apparel
Miscellaneous
486
1,620
2,099
1,125
1,100
1,080
1,320
950
1,620
850
1,125
720
1,050
2,200
1,125
4,618
1,421
1,300
1,092
4,590
1,512
2,205
1,700
864
1,292
1,320
Ryrie, Foord and Kerr
Robinson Street
Salon Emporio
Salon Platine
Sanctuary Day Spa
Sargio HairStylists
ScotiaBank
Seasons
Second Chance
Second Cup
Second Editions
Shears (2ND)
Shiatsu and Massage Centre (3RD FLR)
Shoreline Variety
Silkeberg
Simply Chocolates
Smileworx
Spa Etaile
Spring's Insurance
Squint Eye Ware
Srigley's Fine Jewellery
Starbucks
Sunnyside Grill
Swiss Interiors
Thomas Street
Lakeshore Road East
Trafalgar Road
Randall Street
Lakeshore Road East
Lakeshore Road East
Dunn Street
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Dunn Street
Lakeshore Road East
Lakeshore Road East
Church Street
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Food Services
Food Services
Miscellaneous
Entertainment
General Merchandise
Apparel
Specialty Food
Apparel
Food Services
Food Services
Furnishings
T. Marshall
Randall Street
TD Canada Trust
Lakeshore Road East
Total
864
1,100
1,400
729
2,088
1,260
576
1,080
1,000
1,026
950
1,350
1,890
324
1,292
1,026
2,885
900
648
840
1,350
13,563
432
7,233
TD Waterhouse
Lakeshore Road East
5,400
Ten Thousand Villages
Textures Salon
The Art of Working
The Beauty Supply Outlet
The Bronze Frog Gallery
The Candle Shoppe
The Gifted Hand
The Green Bean
The Gwendolyn Shop (BSMT)
The Haberdashers
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
George Street
Dunn Street
Miscellaneous
Miscellaneous
Other Service
Miscellaneous
Miscellaneous
Food Services
Apparel
Apparel
1,350
648
1,470
1,440
1,200
1,200
1,350
396
810
648
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
The Harvest Kitchen
The Mail Store
The Mailboxes, Inc.
The Oakville School of Dance
The Old Oakville Card Shoppe
The Original Braddock Optician (1ST FL)
The Queen's Head
The Travel Corner
The Wool Bin
Three Judges
Tim Horton Donuts
Timothy's
To Set a Table
Tocca Finita
Tommy Bahamas
Tony Pistola's
Total Balance
Trade Secrets
Trattoria Il Timone
Travel Choice
Tyco's Seafood Shoppe
Upstairs Downstairs Tea Room
Vacant
Ward Funeral Home
Wellington West Financial
White Oak Restaurant
William Orr Interitiors (2ND FL)
Windsongs and Rainbows
Windsor Medical
Wine Not
Women the Salon
Write Impressions
Zoran Designs
Thomas Street
Thomas Street
Lakeshore Road East
Robinson Street
Lakeshore Road East
Lakeshore Road East
Dunn Street
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Trafalgar Road
Reynolds Street
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Trafalgar Road
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Thomas Street
Dunn Street
Church Street
George Street
Lakeshore Road East
Randall Street
Robinson Street
Thomas Street
Trafalgar Road
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Trafalgar Road
Lakeshore Road East
George Street
Randall Street
Reynolds Street
Robinson Street
Lakeshore Road East
Lakeshore Road East
Lakeshore Road East
Randall Street
Thomas Street
Reynolds Street
Lakeshore Road East
Lakeshore Road East
Furnishings
Other Service
Miscellaneous
Food Services
Miscellaneous
Food Services
Food Services
Food Services
Furnishings
Apparel
Apparel
Food Services
Entertainment
Food Services
Specialty Food
Food Services
Vacant
Vacant
Vacant
Vacant
Vacant
Vacant
Vacant
Vacant
Vacant
Vacant
Apparel
Other Service
Other Service
Other Service
Food Services
Furnishings
Furnishings
Miscellaneous
Miscellaneous
Apparel
Capend Salon
Reynolds Street
Jutras Grego Heard (BSMT)
Church Street
1,000
Langford Cleaners
Maya's Garden Massage Clinic
The King's Arms
Vacant
Church Street
Church Street
Church Street
Church Street
Reynolds Street
Church Street
Food Services
Vacant
Vacant
Apparel
Vacant (2ND FL)
Vacant (FL2-4)
Vacant Office Space (2ND-5TH FLS)
Valern Investment
Victoria's Linen & Lace
Walker Media
The Miller Mews
1,575
768
1,200
2,040
600
1,350
1,215
750
1,050
1,620
1,296
1,894
1,920
1,479
871
1,507
2,000
1,125
2,160
1,530
1,000
792
3,600
360
11,957
1,800
5,518
864
700
4,100
10,000
2,450
900
700
2,583
729
3,042
1,938
882
1,350
1,884
1,000
904
2,000
950
1,200
568,289
315
L'Atelier Gregorian Music
Lakeshore Road East
Miscellaneous
810
432
1,008
740
792
432
5,529
810
RBC Investments
Lakeshore Road East
1,000
1,200
World of Gems
The Miller Mews Total
The Shops of Towne Square
Total
TD Waterhouse
Lakeshore Road East
Vacant
Lakeshore Road East
Vacant
634
Sum of (SQ.FT.)
Cluster
Oakville
Oakville Total
Plaza
The Shops of Towne Square Total
ADDRESS
Designation
NAICS
Total
3,644
585,359
Maple Grove Village
Esso
Maple Grove Drive
Automotive
2,376
Petro Canada
Rogers Video
Tim Horton Donuts
Vacant
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Automotive
Entertainment
Food Services
Vacant
Bebe Nail Salon
Carafe Wine Makers
Cards 'N Such
CIBC
Computer Sales & Service
Dental Office
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Miscellaneous
Miscellaneous
Furnishings
1,620
1,680
1,350
2,551
9,577
1,080
828
1,080
2,925
1,242
1,080
Edward Jones
Maple Grove Drive
English Bay Fish & Chips
Finders Tea Room
Garlic Grove Health Store
Home Hardware
Kristin's
Langford Cleaners
Little Caesars Take-Out
Livart
Macs
Malibu Tan
Maple Grove Chiropractic Clinic
Maple Grove Dental Office
Maplegrove Barber Hair Styling
Michael's Hair Designs
MotoPhoto
Oakville Florist Shop
Oxford Learning Centre
Pet Value
Pharma Plus
Red Pepper Chinese Restaurant
Sobeys
Store of Science
The Beer Store
Travel Choice
Ultimate Dollar and Discount Store
Water Source
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Maple Grove Drive
Food Services
Food Services
Specialty Food
Home Improvement
Apparel
Food Services
Furnishings
Specialty Food
Miscellaneous
Other Service
Miscellaneous
Food Services
Supermarket
Miscellaneous
Beverage
General Merchandise
Specialty Food
Arby's
Aria home Collections
Ford Drive
Ford Drive
Arterial Commercial
Arterial Commercial
Crow Transmission
Royal Windsor
Arterial Commercial
Duck and Firkin
Edward Jones Investments
Ford Drive
Ford Drive
Arterial Commercial
Arterial Commercial
Food Services
Furnishings
Food Services
Vacant
Vacant
Specialty Food
Maple Grove Village Total
Plaza Total
SE Oakville - Other
1,242
1,080
1,242
1,242
2,760
1,242
828
1,242
1,242
1,278
720
1,350
1,080
720
1,080
1,350
1,080
1,170
1,242
4,950
2,691
37,152
1,242
2,925
1,080
1,680
1,242
84,387
93,964
ENJ Auto Body
Royal Windsor
Arterial Commercial
Family Dental Clinic
Ford Plaza - 12 units
Ford Plaza - 6 units
Hasty Market
Ford Drive
Ford Drive
Ford Drive
Ford Drive
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Import Car Servicing Centre
Royal Windsor
Arterial Commercial
Jonathan's Auto Repair
Royal Windsor
Arterial Commercial
1,200
400
-
972
1,500
300
-
972
600
16,286
5,844
600
-
972
972
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
SE Oakville - Other
Langford Cleaners
Mail Boxes
Mr. Sub
Natural Grains
Oakville Family Health Center
Ford Drive
Ford Drive
Ford Drive
Ford Drive
Ford Drive
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Royal Windsor Square
Convenience Centres
Royal Windsor Square Total
Kingsway Convenience Plaza
Peter's Welding Ltd.
Royal Windsor
Arterial Commercial
Pizza Nova
Ford Drive
Arterial Commercial
Food Services
Specialty Food
Food Services
Royal Ford Veterinary
Ford Drive
Arterial Commercial
Shell
Sunoco
Winston Churchill Blvd
Winston Churchill Blvd
No OP Designation
No OP Designation
TAG Motor Sport
Royal Windsor
Arterial Commercial
The Body Shop
Royal Windsor
Arterial Commercial
Two Brothers Auto Body
Royal Windsor
Arterial Commercial
Vibratan
Ford Drive
Arterial Commercial
Automotive
Automotive
KFC
Petro Canada
Subway Subs
Tim Horton Donuts
Town Gate Cleaners
Transformations
Vacant
Wendy's
Royal Windsor
Royal Windsor
Royal Windsor
Royal Windsor
Royal Windsor
Royal Windsor
Royal Windsor
Royal Windsor
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Food Services
Automotive
Food Services
Food Services
Vacant
Food Services
Clearview Heights School
Dr. J. DeSouza
Elite Aesthetics
Elite Cleaners
GyrosKing
John's BBQ Inc.
Kingsway Chiroprator
Mini Mart
National Bank
Pizza Pizza
Video Venue
Kingsway
Kingsway
Kingsway
Kingsway
Kingsway
Kingsway
Kingsway
Kingsway
Kingsway
Kingsway
Kingsway
Kingsway
Other Service
Food Services
Food Services
Specialty Food
Food Services
Entertainment
A1 Air Conditioning & Heating
BMW Citation
Chartwell
Royal Windsor
Employment
Employment
Kingsway Convenience Plaza Total
Employment Areas
SE Oakville - Other Total
Village
Other Employment
Other
Other Total
Total
300
400
600
700
1,500
972
600
600
3,000
4,218
972
972
1,980
600
48,032
1,069
158
546
1,188
665
404
1,040
1,426
6,496
1,944
1,320
990
990
825
650
1,000
1,944
2,970
990
1,650
825
16,098
Eastside Auto
Chartwell
Employment
Fitness Depot
Glenleven Jeep
La Costa
Otello's
Pioneer Pools
Shell
Vacant
S. Service Road East
Royal Windsor
Royal Windsor
Royal Windsor
Royal Windsor
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Home Improvement
Automotive
Miscellaneous
Automotive
Food Services
Food Services
Home Improvement
Automotive
Vacant
Vacant
Whole Foods
Cornwall
Supermarket
951
30,000
4,700
1,440
8,640
3,088
4,357
16,500
3,240
5,500
1,134
79,550
44,000
44,000
194,176
Animal Hospital of Oakville
S Service Road E
Mixed Use
3,249
Apple One Employment
Bong's Variety
Carpet Warehouse
Cross Avenue
Trafalgar Road
Cross Avenue
Mixed Use
No OP Designation
Mixed Use
General Merchandise
Furnishings
1,100
540
6,570
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Chiropractor
Core Rehilitation Services
S Service Road E
Cross Avenue
Mixed Use
Mixed Use
Trafalgar Village
Convenience Centres
Trafalgar Village Total
Other Convenience
Tidy Car
Cross Avenue
Mixed Use
Top Hat Cleaners
Travel Cuts
Vacant
Cross Avenue
S Service Road E
Cross Avenue
Inglehart
S Service Road E
Mixed Use
Mixed Use
Mixed Use
Arterial Commercial
Mixed Use
Automotive
Food Services
Home Improvement
Miscellaneous
Furnishings
Food Services
Food Services
Food Services
Automotive
Other Service
Food Services
Automotive
Food Services
Miscellaneous
Other Service
Food Services
Miscellaneous
Furnishings
Other Service
Vacant
Vacant
Vacant
At Your Convenience
Celebrity Tobacco & Gifts
Extreme Pita
F+S Warehouse
Fair Home
Flooring.ca
Golden Griddle
Home Depot
Manning Jewellers
MTO Drivers and Vehicles
No Frills
Oakville Cycle
Oakville Sewing Centre
Opaz Mediteranian Grill
Perfect 10 Nail and Spa
Pets and More
Surroundings Gallery
Tim Horton's
Verdi Hair Design
White Swan Dry Cleaners
Women's Club Fitness and Spa
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Specialty Food
General Merchandise
Food Services
General Merchandise
Furnishings
Furnishings
Food Services
Home Improvement
Apparel
Other Service
Supermarket
Miscellaneous
Miscellaneous
Food Services
Miscellaneous
Furnishings
Food Services
Entertainment
Alex Temoralis
Trafalgar Road
Other Service
Cross Avenue Auto
Cross Avenue
Mixed Use
Esso
Fayes Optical
Georgio's
Gerrie Electric
Hikers Haven
Laser Land
Licks
McDonalds
Mr. Sub
Trafalgar Road
Cross Avenue
Cross Avenue
Inglehart
S Service Road E
Inglehart
Trafalgar Road
Cross Avenue
Cross Avenue
Mixed Use
Mixed Use
Mixed Use
Arterial Commercial
Mixed Use
Arterial Commercial
Mixed Use
Mixed Use
Mixed Use
Noel's Auto Service
Cross Avenue
Mixed Use
No-Y-Ian
Oakland Ford
Inglehart
Trafalgar Road
Arterial Commercial
Mixed Use
Oakville Collision Service
Davis
Mixed Use
Oakville Youth Development Centre
Oisi Sushi Japanese Restaurant
Pak Mail
Photographic Solutions
Queenston Towne GM
Riveria Hair Stylistis
Sibo Hermannstadt
Soccer World
Stepping Stones
Taco Bell
The Fitness Store
The Lighting Centre
Their Safety
Thomas Cook
Cross Avenue
Cross Avenue
Cross Avenue
Cross Avenue
Trafalgar Road
Cross Avenue
Cross Avenue
Cross Avenue
Argus
Trafalgar Road
S Service Road E
Cross Avenue
Cross Avenue
Cross Avenue
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Total
4,050
1,125
-
1,000
1,500
864
6,300
5,700
9,200
1,200
2,800
2,223
700
-
4,212
1,560
26,820
-
10,000
3,400
2,250
1,100
1,100
19,890
1,296
1,200
1,800
4,020
2,200
9,200
2,000
864
1,100
-
1,188
1,100
4,600
2,400
2,340
1,539
155,300
900
987
1,364
812
1,713
1,350
5,860
119,984
2,625
2,333
39,356
3,840
2,971
1,900
1,789
4,502
2,150
3,606
812
987
9,950
209,791
1,150
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Convenience Centres
Other Convenience
Back Yard Nature Store
De Thomas Financial
Fundamentals
Gargill Insurance Broker
Trafalgar Road
Trafalgar Road
Trafalgar Road
Trafalgar Road
Miscellaneous
Miscellaneous
Gordon Edwards
Trafalgar Road
Main Lumber
Pas Motors
Vacant
Trafalgar Road
Trafalgar Road
Trafalgar Road
Home Improvement
Automotive
Vacant
Vacant
Dect-o-Wire
Davis
Employment
Oaktowne Collision
Davis
Employment
Employment Areas
Other Employment
1,134
1,150
1,600
990
756
13,230
180
1,134
1,008
22,332
2,500
7,000
9,500
Village Total
Total
396,923
Bronte Plaza
Bronte Plaza Total
Centriller Square
Centriller Square Total
Bronte Creek Pharmacy
Lakeshore Road West
Bronte's Men's Hairstyling
Coffee Time
Infinitive Hair Salon
Mc Donald's
Piggy Mart
Pik Kwik Convenience
Rice Bowl Chinese Food
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Food Services
Food Services
Specialty Food
Specialty Food
Food Services
Avenue One
Blockbuster Video
Cadet Cleaners
Denningers Restaurant
First Choice Haircutters
Licks
Prudential Town Center Realty
Subway Subs
Vinnie's Café
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Miscellaneous
Entertainment
Food Services
Food Services
Food Services
Food Services
7 - Eleven
Lakeshore Road West
Allergy Clinic
Lakeshore Road West
Asante Wealth Management
Marine
Attivo
Lakeshore Road West
Balloons Express
Lakeshore Road West
Beauty Nails
Lakeshore Road West
Benjamin Moore
Lakeshore Road West
Biomedical Clinic
Lakeshore Road West
Black Tie Photography
Bronte Road
Bonnie Brown, MPP
Marine
Brassilco Jewellery and Fashion
Jones
British Eats and Treats
Jones
Bronte Art Academy & Gallery
Bronte Road
Bronte Bagel
Marine
Bronte Centre Pharmacy
Jones
Bronte Chinese Restaurant
Lakeshore Road West
Bronte Dental Office
Lakeshore Road West
Bronte Fish & Chips
Lakeshore Road West
Bronte Florist
Lakeshore Road West
Bronte Harbour Fine Arts
Bronte Road
Bronte Natural Health Clinic
Lakeshore Road West
Bronte Spins Plus Laundromat
Lakeshore Road West
Bronte Tae Kwon Do
Lakeshore Road West
Bronte Village Child Care
Lakeshore Road West
Bronte Xray & Ultrasound Gamma-Dynacare LJones
Bronte's Medical Group - Health Centre
Jones
Specialty Food
Entertainment
Miscellaneous
Home Improvement
Furnishings
Other Service
Apparel
Specialty Food
Furnishings
Food Services
Food Services
Food Services
Miscellaneous
Miscellaneous
Other Service
Other Service
700
660
1,080
550
735
900
1,350
900
6,875
1,080
4,212
600
3,000
900
2,808
650
720
1,080
15,050
1,980
750
600
1,100
810
750
3,423
750
675
900
158
945
600
600
2,025
1,650
650
1,116
900
405
750
1,675
700
1,080
2,025
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Canada Trust
Canadian Pools & Spa
Lakeshore Road West
Lakeshore Road West
Home Improvement
Carosoft Consulting
Marine
Casa Aragona
Cely's Crafts
Lakeshore Road West
Lakeshore Road West
Furnishings
Miscellaneous
Cheryl Etherington, CGA
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Bronte Road
Lakeshore Road West
Country Fare
Lakeshore Road West
Cruise Experts
Bronte Road
Décor Studio
Bronte Road
Dental Clinic
Lakeshore Road West
Dentistry on Bronte
Bronte Road
DES Financial
Lakeshore Road West
Diamond Craft
Bronte Road
D'Martini's
Lakeshore Road West
Dr. N. Van Ymeren
Nelson
Dr. R. L. Cole
Lakeshore Road West
Dr. Rochelle Cole
Bronte Road
Dr. Tanaka
Lakeshore Road West
Edward Jones
Bronte Road
Euphoria Hair and Body
Lakeshore Road West
European Time
Bronte Road
Exit Realty Negotiators
Lakeshore Road West
Family Adolescent Straight Talk Centre
Lakeshore Road West
Finials
Bronte Road
First Touch
Marine
Foot Fitness: Foot Care and Orthodics
Lakeshore Road West
Gaetoano's
Lakeshore Road West
Hair Body and Soul
Jones
Hair Studio 1
Lakeshore Road West
Harbour Lighthouse Banquet and ConferenceOntario
Harris & Ellis Yachts
Ontario
Harvey's
Lakeshore Road West
Hassard Chiropractor
Lakeshore Road West
Hasty Market
Lakeshore Road West
Healing Touch Massage Therapist
Lakeshore Road West
Health Sense II Wellness Centre
Lakeshore Road West
Heidi's Flowers and Plants
Jones
Hope Place Centre
Bronte Road
Jack Heaney Barber
Lakeshore Road West
Jem Communications
Lakeshore Road West
June McKnight
Lakeshore Road West
Karen's Dress Boutique
Marine
Kevin Flynn, MPP
Lakeshore Road West
Krav Maga
Lakeshore Road West
Kumon - Math, Reading, Success
Lakeshore Road West
La Parisienne
Bronte Road
Lakeshore Paramedical Health Service
Jones
Laura Paladino Gift Boutique
Jones
Looney Store
Lakeshore Road West
Magic Mountain Trading Co.
Bronte Road
Mailboxes
Bronte Road
Manchester Arms
Lakeshore Road West
Mara's L'Escape
Jones
Margo's Flowers & Gifts
Lakeshore Road West
Mark Ellis Design Ltd
Ontario
Master Goldsmith Jewellery
Lakeshore Road West
Matas Homes
Lakeshore Road West
Food Services
Food Services
Specialty Food
Apparel
Apparel
Food Services
Other Service
Home Improvement
Food Services
Food Services
Automotive
Food Services
Specialty Food
Miscellaneous
Other Service
Other Service
Apparel
Other Service
Other Service
Other Service
Food Services
Miscellaneous
General Merchandise
Apparel
Food Services
Miscellaneous
Automotive
Apparel
Other Service
Chiropractic First
Chocolada
Coach and Four
Coiffure Prestige
Total
3,024
1,458
900
1,215
180
750
600
1,164
2,772
500
612
1,296
540
675
1,350
700
1,125
750
800
405
750
581
750
720
900
132
3,600
400
675
600
900
1,080
650
750
2,000
550
2,700
960
2,430
750
750
650
720
324
612
750
972
650
945
576
810
998
316
1,675
600
1,150
1,296
972
1,116
550
926
316
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Maynard's Fine Menswear
McMichael Davis Marine Insurance
Mixed Grill Restaurant
Mr. Cheap Convenience
My Back Shed
Old Tyme Country Store
Panacherie
Bronte Road
Bronte Road
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Marine
Paul's Automotive
Bronte Road
Petite Gataeu
Pioneer Gas
Pizza Pizza
Positive Changes Hypnosis
Primo Leather
Protech Appliance Services
Quiznos Subs
Rainbow Expressions
Romeo's Pizza
Royal Bank
Royal Canadian Legion
Rude Native
Scene of the Crime Books
Shopper's Drug Mart
Sinful Pleasures
Stoneboats Restaurant
Stragicon Technologies
The Basketeers
The Butterfly Foundation
The Butterfly Ice Cream Café
The Chantry
The DogHouse Spa
The Looking Glass
The Quilt Patch
Thumbs Up 4 Shiatsu
Thyme in a Basket
Tijauana Tan
Tim Horton Donuts
Touch of Class
Truelife Chiropractic
Twisted Fork
Vacant
Victorian Spa
Woods Martial Arts
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Jones
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Jones
Jones
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Bronte Road
Bronte Road
Lakeshore Road West
Lakeshore Road West
Bronte Road
Jones
Lakeshore Road West
Marine
Bronte Road
Lakeshore Road West
Lakeshore Road West
Bronte Road
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Bronte Road
Bronte Road
Lakeshore Road West
Marine
Lakeshore Road West
Lakeshore Road West
Apparel
Food Services
Specialty Food
Miscellaneous
Furnishings
Apparel
Specialty Food
Automotive
Food Services
Other Service
Apparel
Food Services
Food Services
Other Service
Food Services
Miscellaneous
Specialty Food
Food Services
Other Service
Miscellaneous
Other Service
Food Services
Miscellaneous
Specialty Food
Food Services
Food Services
Vacant
Vacant
Vacant
Other Service
Advantage Plus Realty Inc.
Antique Interiors
Bronte Village BIA
Cannington House Gallery
Cely's Crafts
Downtown Electric Fireplace Company
Goodnight Goodmorning
Heaney's Barber and Hairstryling
Lana's Gifts
Molly Maid
Mortgage Intelligence
Sirena
Bronte Road
Bronte Road
Bronte Road
Bronte Road
Bronte Road
Bronte Road
Bronte Road
Bronte Road
Bronte Road
Bronte Road
Bronte Road
Bronte Road
Furnishings
Other Service
Furnishings
Miscellaneous
Home Improvement
Apparel
Miscellaneous
Other Service
Arman's Custom Tailors
Body Wise for Women
Bronte Chiropractic Office, Foot and Ankle
Bronte Gift Gallery + Post Office
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Entertainment
Miscellaneous
Stone Boat Quay
Stone Boat Quay Total
Bronte Village Mall
Total
1,218
1,000
2,430
729
810
750
925
800
1,620
1,134
840
750
680
500
650
1,080
675
4,898
2,400
1,336
10,107
900
1,998
720
810
750
720
315
550
405
620
750
750
200
1,764
675
1,700
1,350
8,590
2,026
360
1,326
945
150,941
1,440
720
500
720
220
648
720
720
720
720
720
720
8,568
687
1,809
1,200
738
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Bronte Village Mall
Bronte Language Centre
Bronte Village Dental Office
Bronte Village Smoke and Variety
Concept Galleries & Plaks 'n Prints
Discount Choice
Dr. R. Reynolds
Flippance & Carr Electronics
Go Figure Spa
Harbour Craft
Health For All
Hoyi Susi
L.L.S. Jewellers
Little Caesars
Math Magic
Pharma Plus
Please One Hair and Esthetics
Quo Vadis Shoe Repair
Sanger Contact Lens Centre & Opticians
Smart Selection
Smarter Cleaners
Sobeys
Superior Lock and Safe
The Country's Best Yogurt
The Décor Centre
The Fire Hall Restaurant
The Wine Rack
Uniglobe Glen Abbey Travel
Union Securities Ltd.
Vacant
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Other Service
General Merchandise
Furnishings
General Merchandise
Furnishings
Miscellaneous
Food Services
Apparel
Food Services
Other Service
Apparel
Supermarket
Food Services
Furnishings
Food Services
Beverage
Vacant
Bronte Village Mall Total
Total
Total
750
1,841
900
1,200
7,105
313
2,197
1,400
908
650
950
960
850
1,000
5,410
1,000
239
930
945
928
30,007
650
1,099
735
4,563
180
654
900
1,688
75,386
256,820
SW Oakville - Hopedale Mall Arterial (Auto Orientated)
Hopedale Mall
Petro Canada
A Buck or Two
Academy for Mathematics and Science
Acorn Florist
Acupuncture and Herbs
Alsten Jewellry
Apparelle Accessories
Black's Camera
Body & Bath II
Carlton Cards
Cellular Point
CIBC
Class "A"
Classique Décor
Coldwell Banker
Crate Design
Crystal House
Dominion
El Spero
Gab Shoes
Gino's Pizza
Herbal Magic
Hopedale Bowl
Hopedale Dental Office
Hopedale Hardware
Hopedale Smoke & Gift
Hopedale Video & Games
Jadore
Jewellry Store
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Automotive
General Merchandise
Other Service
Miscellaneous
Apparel
Apparel
Furnishings
Miscellaneous
Furnishings
Furnishings
Furnishings
Miscellaneous
Supermarket
Food Services
Apparel
Food Services
Entertainment
Home Improvement
General Merchandise
Entertainment
Apparel
Apparel
3,009
3,009
1,860
1,880
1,050
1,071
653
424
1,045
859
1,980
814
5,195
1,200
5,095
1,503
1,271
899
28,662
3,347
1,008
492
617
13,030
2,173
2,911
1,827
1,380
925
276
Sum of (SQ.FT.)
Cluster
SW Oakville - Hopedale Mall Community/District Centre
ADDRESS
Designation
NAICS
Hopedale Mall
Law Office
Rebecca Street
1,200
LCBO
Lottery - Kiosk
Mctavish Travel
Oakville Eye Associates
Oakville Hobby
Pam's Coffee & Tea Co.
Payless Shoe Source
Peggy's
Professional Stitch Repair
Radio Shack
Royal Classic Menswear
Shoppers Drug Mart
Skyways Jewellers
Star Cleaners
Sterling Optical
Supreme Nails
The Cooperators
Toy Tales
Vacant
Vacant
Victorian Classic Collections
You'Nique Hair Design
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Rebecca Street
Beverage
Other Service
Miscellaneous
Specialty Food
Apparel
Apparel
Furnishings
Apparel
Apparel
Miscellaneous
Vacant
Vacant
Apparel
5,257
316
1,250
3,400
770
455
1,276
2,309
175
1,527
1,118
8,143
1,141
807
2,038
632
1,706
5,615
910
818
180
464
1,056
Zellers
Rebecca Street
Zellers Restaurant
Rebecca Street
Food Services
Again Convenience
Omega Steak & Seafood Tavern
Lakeshore Road West
Kerr Street
No OP Designation
Specialty Food
Food Services
Body Shaping Fitness
Liquidation Centre
Lakeshore Road West
Lakeshore Road West
General Merchandise
9illias Portugeese Bakery
A Gallery of Flowers
Adam Travel
Adult Movie Store
Agabi Mediterranean Restaurant
Alberts Carpet Place
All's Well
Anastacia's Gallery
Angela's Hair Styles
Angels from Heaven
Anne's Antiques
Appliance Parts & Service
Arthur Murray Dance School
Azore's Fish Market
Barber Shop
Baskin Robbins
Big Sister's
Body in Motion
Boy Scout's Office
Branders Pool Service
Britney's Nail & Spa
Buddha Buddha
Capricorn Hair Salon
Catered Fare
CFC Furniture
Cicada Gallery
Cigar & Convenience Store
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Lakeshore Road West
Kerr Street
Kerr Street
Lakeshore Road West
Kerr Street
Florence Street
Lakeshore Road West
Kerr Street
Lakeshore Road West
Kerr Street
Cowan Square
Lakeshore Road West
Lakeshore Road West
Kerr Street
Kerr Street
Lakeshore Road West
Kerr Street
Kerr Street
Kerr Street
Lakeshore Road West
Lakeshore Road West
Kerr Street
Lakeshore Road West
Specialty Food
Apparel
Entertainment
Food Services
Furnishings
Furnishings
Other Service
Furnishings
Furnishings
Other Service
Specialty Food
Food Services
Other Service
Other Service
Home Improvement
Food Services
Specialty Food
Furnishings
Furnishings
Specialty Food
Hopedale Mall Total
SW Oakville - Hopedale Mall
Total
Total
85,000
587
211,597
214,606
Golden Horseshoe Plaza
Golden Horseshoe Plaza Total
1,650
3,276
4,926
12,230
10,000
22,230
1,188
468
400
960
1,344
5,720
528
1,300
540
1,050
100
900
1,755
2,500
300
756
486
17,749
700
480
1,188
1,080
528
972
1,400
750
900
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Colonial Cleaners
Comic Connection
Compuville Systems Inc.
Connectus
De Fazio
Denture Clinic
Divine Mercy Christian Bookstore
Dock 16
Dollar Village Plus
Domus Finance
Double Diamond Restaurant & Pub
Dr. Dan Roszeli Dentist
Dr. Minardi Chiropractic
Dr. Theresa Bonkey
Dusty Goods
Lakeshore Road West
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Lakeshore Road West
Kerr Street
Lakeshore Road West
Kerr Street
Maurice
Kerr Street
Kerr Street
Kerr Street
John
Kerr Street
Furnishings
Other Service
Apparel
Miscellaneous
Food Services
General Merchandise
Food Services
Edward Jones
Lakeshore Road West
Estoril Travel Centre
Ethiopian Food Market
European Billiard Centre
European Deli
Expreess Dry Cleaners
Express Photo Lab
Fabricland
Family Chiropractic
Fava Insurance
First Ontario Credit Union
Fish Bones
Florence Meat Supplies
Flower Deco
Frame Magic
Frank & Zora Bridal Fashions
Frank's Shoe Repair
Gear Instruments
Golden Leaf Chinese Food
Grand Deli
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Maurice
Kerr Street
Rebecca Street
John
Kerr Street
Lakeshore Road West
Kerr Street
Florence Street
Lakeshore Road West
Lakeshore Road West
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Specialty Food
Food Services
Food Services
Miscellaneous
Food Services
Specialty Food
Miscellaneous
Furnishings
Apparel
Miscellaneous
Food Services
Food Services
Total
840
864
1,440
1,404
936
450
990
729
3,915
900
1,350
2,400
567
2,730
882
900
900
540
1,080
2,500
450
264
5,805
1,365
720
1,728
1,764
1,521
600
840
1,200
567
1,188
702
720
Gren Weis Architects
Kerr Street
3,500
Hallal Meat Shop
Happy Milk & Variety
Havanna Castle Cigars
Hearing Clinic
Heels & Hems Shoe Repair
High Design Home Furnishings
Home Cinema
Home Furnishings
House of Sound
Iode Opportunity Shop
Jerry's Convenience
Kerr Street
Kerr Street
Lakeshore Road West
Lakeshore Road West
Kerr Street
Kerr Street
Lakeshore Road West
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Specialty Food
Specialty Food
Miscellaneous
Furnishings
Furnishings
Furnishings
Miscellaneous
Miscellaneous
Specialty Food
Apparel
Furnishings
Vacant
1,365
1,188
1,050
450
882
1,365
1,300
1,440
1,188
756
720
John's Auto Service
Kerr Street
Joia's Ladies Fashions
Kerr Frame Shop
Kerrtiques
Kopriva-Taylor Funeral Home
Kukapelli Hair Concept
La Moda Messina Tailor
Leone Pharmacy
Kerr Street
Kerr Street
Kerr Street
Lakeshore Road West
Lakeshore Road West
Rebecca Street
Kerr Street
Liberty Tax Service
Kerr Street
Loblaws
Lakeshore Road West
Supermarket
Lorne Jackson
Maurice
Lucy's Dressmaking
Kerr Street
1,296
1,200
882
450
2,160
2,520
2,250
2,000
600
28,988
3,510
750
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
M & M Variety
Macs
Mammoth Video
Mangar optical
Manore Pharmacy
Mary Paul's Imports
Matas Homes
Max Restaurant & Art
Medical Walk-In
Mediplace Pharmacy
Mexicali Rosa's
Mini Chineese
Kerr Street
Maurice
Lakeshore Road West
Lakeshore Road West
Kerr Street
Kerr Street
Lakeshore Road West
Kerr Street
Rebecca Street
Rebecca Street
Kerr Street
Lakeshore Road West
Mister Transmission
Lakeshore Road West
Mouldenhauser
Mount Royal Coin Laundry
Nearly New Shop
Necessities
Lakeshore Road West
Rebecca Street
Kerr Street
Rebecca Street
General Merchandise
Specialty Food
Entertainment
Miscellaneous
Other Service
Food Services
Food Services
Food Services
Vacant
Total
1,080
1,350
5,544
1,296
3,600
1,080
972
750
3,960
1,026
1,824
1,050
1,800
5,059
2,000
1,188
1,170
Neil McDonald Architect
Kerr Street
New Generation Hair
New Ranch Market
Notes Sheet Music
Oak Till Antiques
Oak-Phil Market
Oakview Funeral Home
Rebecca Street
Kerr Street
Lakeshore Road West
Kerr Street
Kerr Street
Lakeshore Road West
Specialty Food
Other Service
Furnishings
Specialty Food
Other Service
720
Oakville Animal Clinic
Kerr Street
2,160
Oakville Appliance Centre
Oakville Beauty Centre
Oakville Blueprinting & Copy Centre
Oakville Divers
Oakville Dry Cleaners
Oakville Fish'N Chips
Oakville Jewellers
Oakville Paper Boutique
Oakville Parent Child Centre
Oakville Peace Centre
Oakville Sailboard & Ski
Oakville Used Furniture & Antiques
Oakville Variety
Oakville Yacht Outfitters
Oggi's Hair Creations
Orange Swan
PennWest Motors
PetValu
Pizza Pizza
Portugeese Bakery & Pastery
Pro-Active Therapeutic & Chirpractic
Recordings
Red Chilli
ReMax
Remember This
Romana Pizzeria
Royal Barbershop
Salad Thai Restaurant
Salon Mercedes
Salvation Army Thrift Shop
Sea & Craft Framing
Seranda's Hair
Sharkey's Restaurant
Spinz
Square Nail Antiques
Stoney's
Kerr Street
Kerr Street
Kerr Street
Lakeshore Road West
Kerr Street
Maurice
Kerr Street
Lakeshore Road West
Kerr Street
Kerr Street
Lakeshore Road West
Kerr Street
Kerr Street
Lakeshore Road West
Kerr Street
Lakeshore Road West
Kerr Street
Lakeshore Road West
Lakeshore Road West
Kerr Street
Lakeshore Road West
Kerr Street
Kerr Street
Lakeshore Road West
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Lakeshore Road West
Kerr Street
Kerr Street
Kerr Street
Lakeshore Road West
Elmwood Rd
Kerr Street
Kerr Street
Furnishings
Other Service
Food Services
Apparel
Miscellaneous
Other Service
Other Service
Miscellaneous
General Merchandise
Automotive
Automotive
Miscellaneous
Food Services
Specialty Food
Food Services
Miscellaneous
Food Services
Food Services
Furnishings
Food Services
Food Services
3,456
1,188
720
1,080
1,620
810
567
810
1,008
648
1,620
1,620
1,512
600
468
450
1,600
1,260
2,025
1,500
2,592
1,134
3,190
1,620
1,188
1,485
400
882
810
2,000
1,188
1,000
3,996
800
1,710
1,827
1,170
3,780
600
450
750
4,500
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Stop 'n Cash
Superior Pizza
Syd A Vince Insurance Broker
Tahiti Bakery Deli
T-bones Grill
TCBY
The Beer Store
The Candy Club
The Doggie Dip & Clip
The Family Physican
The Framing Den
The Gym Nautilus Sports Medical
The Healing Arts Centre of Oakville - Yoga
The Mermaid & Oyster
The Origiinal Pin Ball Exchange
The Silver Thimble
Tim Horton's
Treasure Island Books
Truly Scrumptious
Turner Chapel Antiques
U Hair Studio
Uniclean Dry Cleaners
Vacant
Kerr Street
Kerr Street
Rebecca Street
Kerr Street
Kerr Street
Lakeshore Road West
Lakeshore Road West
Kerr Street
Kerr Street
Rebecca Street
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Kerr Street
Kerr Street
Rebecca Street
Lakeshore Road West
Kerr Street
Kerr Street
Lakeshore Road West
Lakeshore Road West
Kerr Street
Cowan Square
Kerr Street
Food Services
Specialty Food
Food Services
Food Services
Beverage
Specialty Food
Entertainment
Entertainment
Food Services
Miscellaneous
Miscellaneous
Food Services
Miscellaneous
Food Services
Vacant
Vacant
Vacant
Vacant
Furnishings
Food Services
General Merchandise
Miscellaneous
Food Services
Beverage
Miscellaneous
Vacuum Sales & Service
Vars Deli
Vic's Variety
Victors Hair Stylist
Village Bookshop
Vital Spark Tattoo Parlour
Way Cool Tattoos
Wimpey's Diner
Winemakers
Work of Art
World of Water
Rebecca Street
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Lakeshore Road West
Kerr Street
Lakeshore Road West
Lakeshore Road West
Lakeshore Road West
Maurice
Lakeshore Road West
Fiscal Agents
Lakeshore Road West
Alternatives
Curves
formerly Baker's Dozen
Golden Groceries
Ho Lee Chow
Hopping Grape Vine
Indian Food Restaurant
Nikko's Japaneese Restaurant
PC Shop Computers
Select Roses
Tartan Fish & Chips
Yotti's Beauty Salon
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Specialty Food
Vacant
Specialty Food
Food Services
Miscellaneous
Food Services
Food Services
Furnishings
Miscellaneous
Food Services
Convenience Centres
The Kensington
The Kensington Total
Plaza
567
1,400
1,800
1,764
1,764
486
7,350
750
675
2,394
2,016
3,996
1,512
800
1,365
1,197
2,200
1,050
540
1,000
450
720
600
6,973
21,105
2,025
720
600
648
576
1,080
1,200
1,134
1,404
1,344
460
1,344
329,875
Plaza Total
Total
Plaza/Mews - Kerr/Speers
Total
2,468
2,468
20,214
800
1,296
990
1,296
990
1,200
1,296
990
990
900
900
31,862
391,361
Oak Town Plaza
3 for 1 Pizza
Kerr Street
Food Services
Barber
Benny's
Big Al's Aquarium
Canadian Tire
Candy's Nails
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Food Services
Miscellaneous
General Merchandise
792
792
1,872
8,820
35,712
792
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Oak Town Plaza
Come Clean with Us
Food Basics
Four Seasons Coin Wash/Dry Clean
Joe's Market
Oaktowne Hardware/Supply
Parties & More
Shoppers Drug Mart
Swiss Chalet
The Roxbury
Vacant
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Kerr Street
Other Service
Supermarket
Specialty Food
Home Improvement
Miscellaneous
Food Services
Food Services
Vacant
Classic Tan
Hair Chateau
Halton Catholic School Board
Pad Thai
Speers Road
Speers Road
Speers Road
Speers Road
Other Service
Food Services
Adult Only Video
Bronte Road
Arterial Commercial
Entertainment
2,640
Bronte Road Animal Hospital
Bronte Road
Arterial Commercial
2,772
Oak Town Plaza Total
Oakville Mews
Total
1,188
26,244
1,386
2,376
1,782
1,650
8,640
4,968
4,356
3,654
105,024
1,134
1,134
19,000
5,481
26,749
Oakville Mews Total
Plaza/Mews - Kerr/Speers
Total
SW Oakville - Other
131,773
North Bronte Plaza
Companion Animal Medicine Surgery & Opth Bronte Road
Arterial Commercial
Hasty Market
The Cop Shop Cafe
Vacant
Bronte Road
Bronte Road
Bronte Road
Arterial Commercial
Arterial Commercial
Arterial Commercial
Specialty Food
Food Services
Vacant
Burloak Animal Clinic
Lakeshore Road West
No OP Designation
2,493
Cornation Fruit Market
Cudmores Garden Centre
Lakeshore Road West
Lakeshore Road West
No OP Designation
No OP Designation
Specialty Food
Home Improvement
Automotive
Automotive
Furnishings
Automotive
3,000
1,296
North Bronte Plaza Total
Drago's Auto Body
Lakeshore Road West
No OP Designation
Esso
MediChair
NOCO
Oakville Art Society
Bronte Road
Bronte Road
Lakeshore Road West
Bronte Road
Arterial Commercial
Arterial Commercial
No OP Designation
Arterial Commercial
Oakville Glass & Mirror
Bronte Road
Arterial Commercial
Young's Automotive
Bronte Road
Arterial Commercial
Agape Auto Garage
Wyecroft Road
Employment
All Pet Food
Allfor Lumber
Autolynn Exotic Cars
BMW of Oakville
Wyecroft Road
Wyecroft Road
Wyecroft Road
Wyecroft Road
Employment
Employment
Employment
Employment
Budd's Collision & Paint Service
Wyecroft Road
Employment
Bulow Garden Centre
Canadian Information Systems
Cherie Factory Outlet
Clintar Groundskeeping Service
South Service Rd W
Pacific
Wyecroft Road
Wyecroft Road
Employment
Employment
Employment
Employment
Employment Areas
Other Employment
Craig's Auto Restoration
Wyecroft Road
Employment
Ford
Fore Seasons Golf
Wyecroft Road
Pacific
Employment
Employment
Grande Auto
Wyecroft Road
Employment
Guaranty Motors
Honda
Ideal Graphics
Wyecroft Road
Wyecroft Road
Wyecroft Road
Employment
Employment
Employment
Miscellaneous
Home Improvement
Automotive
Automotive
Home Improvement
Furnishings
Apparel
Home Improvement
Automotive
Food Services
Automotive
Automotive
1,772
3,544
4,182
5,320
20,230
-
900
240
5,805
1,215
1,320
5,250
1,790
23,309
1,742
1,275
2,000
17,355
18,000
-
2,641
2,310
887
3,300
2,218
-
4,528
17,000
1,980
-
2,218
5,148
8,712
2,112
Sum of (SQ.FT.)
Cluster
SW Oakville - Other
Employment Areas
Other Employment
ADDRESS
Designation
Import Car Servicing
Wyecroft Road
Employment
Jobson & Sons
Kelsey's Restaurant
Kerr GM
KFC
Lloyds Bank
Lockwood Plymouth
Lorraine's Pantry Fine Foods
South Service Rd W
South Service Rd W
South Service Rd W
South Service Rd W
Dorval
Wyecroft Road
Pacific
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Montgomery Village Repairs
Wyecroft Road
Employment
Norm Reynords Auto Service
Wyecroft Road
Employment
Oakville Custom Furniture
Oakville Tire Service
Page Pal Communications
Penwood Furniture
Wyecroft Road
Wyecroft Road
Wyecroft Road
South Service Rd W
Employment
Employment
Employment
Employment
Rust Check
Wyecroft Road
Employment
Select Sandwich
Dorval
Wyecroft Road
Employment
Employment
Superior Rustproofing
Wyecroft Road
Employment
Tender Touch Diaper Service
Tim Horton Donuts
Tom's Restaurant
Wyecroft Road
Wyecroft Road
Wyecroft Road
Employment
Employment
Employment
Tune Rite Auto Service
Wyecroft Road
Employment
Vacant
Wyecroft Road
Employment
Village Auto Clinic
Wyecroft Road
Employment
Volvo Meray Motors
Wayne Magill
WC's Fine Baths & Kitchens
York Brannair Air Conditioning
South Service Rd W
Wyecroft Road
South Service Rd W
South Service Rd W
Employment
Employment
Employment
Employment
Ziebart
Wyecroft Road
Employment
NAICS
Furnishings
Food Services
Automotive
Food Services
Automotive
Specialty Food
Furnishings
Automotive
Furnishings
Furnishings
Food Services
Food Services
Food Services
Vacant
Automotive
Furnishings
Home Improvement
Total
-
1,980
1,742
19,926
1,350
5,076
8,712
1,848
-
Oakville Professional Centre
-
Oakville Speers Centre Total
Oakwest Centre
2,218
2,218
2,160
1,275
-
1,980
1,980
1,200
1,254
-
5,148
2,218
-
2,218
18,966
660
1,742
2,112
-
4,284
196,203
239,742
1,320
900
Cabinets by Laurentide
Framing & Art
Speers Road
Speers Road
Arterial Commercial
Arterial Commercial
H&R Block
Speers Road
Arterial Commercial
1,650
Lino Barber
Pink Rose Cleaner
Sleep Managmement
Speers Road
Speers Road
Speers Road
Arterial Commercial
Arterial Commercial
Arterial Commercial
540
1,404
2,800
About Signs
Computers Direct
Speers Road
Speers Road
Arterial Commercial
Arterial Commercial
Furnishings
1,188
1,188
Digital Dimensions
Speers Road
Arterial Commercial
Doors and Windows
Ink Works
North Star Electric
Oakville Window Depot
Oak-west Insurance Brokers
Vacant
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Home Improvement
Furnishings
Home Improvement
Vacant
Bob's Cruises
Fourth Line
Arterial Commercial
Bronte Bookkeeping
Fourth Line
Arterial Commercial
1,600
Canadian Cancer Society
Crazy Legs
Fourth Line
Fourth Line
Arterial Commercial
Arterial Commercial
Other Service
Miscellaneous
1,600
900
Home Improvement
Furnishings
Oakville Professional Centre Total
Oakville Speers Centre
2,218
1,600
1,742
990
1,742
SW Oakville - Other Total
2,218
8,614
1,188
1,188
1,250
1,188
1,188
1,188
2,376
11,942
900
Sum of (SQ.FT.)
Cluster
Oakwest Centre
ADDRESS
Designation
NAICS
Total
Edward Jones Investments
Fourth Line
Arterial Commercial
M & M Meats
McCleary Equipment Sales
Oakwest Chiropractor
Oakwest Dental Group
Pine Oak Mini Mart
Ray Pharmacy
Sunshine Dry Cleaners
The Educational Recreation Centre
Vacant
Video Tape Rentals
Fourth Line
Fourth Line
Fourth Line
Fourth Line
Fourth Line
Fourth Line
Fourth Line
Fourth Line
Fourth Line
Fourth Line
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Specialty Food
Miscellaneous
Specialty Food
Other Service
Vacant
Entertainment
4th Line Auto Service
Speers Road
Arterial Commercial
Academy Music Studios
Speers Road
Arterial Commercial
Action Collision Centre
Speers Road
Arterial Commercial
Active Green & Ross
Advantage Car and Truck Rentals
Altered Sound
Fourth Line
Speers Road
Speers Road
Arterial Commercial
Arterial Commercial
Arterial Commercial
Apple Auto Glass
Speers Road
Arterial Commercial
Arctic Spacs
Speers Road
Arterial Commercial
Argus Automotive
Speers Road
Arterial Commercial
Avesta
Speers Road
Arterial Commercial
Barbeques Galore
Beachcombers Hot Tube and Home
Budget Rent-A-Car
Canac Kitchen
Canadian Computer
Canadian Home Care Inc.
Canadian Tire
Cantel Service Centre
Carquest Auto Parts
Speers Road
Speers Road
Fourth Line
Speers Road
Speers Road
Speers Road
Fourth Line
Speers Road
Speers Road
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Castol
Speers Road
Arterial Commercial
Cobblestone Embers
Corbett Sports Market
Corks Winery
Cosy Home Carpets & Service Master
D.O.T Patio & Home
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Darby Auto Electric
Speers Road
Arterial Commercial
Delsa Golf Store
Designer Finds
Diamond Groceries
Speers Road
Speers Road
Speers Road
Arterial Commercial
Arterial Commercial
Dynamic Automative
Speers Road
Arterial Commercial
Esso "On the Run"
Exit Real Estate
Factory Outlet Dry Cleaner
Flooring Superstore
Gege's Pizza
Glidden Paints
Good Year Tires
Guild Pool Tables
Hakim Optical
Halton Pharmacy
Third Line
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Halton Transmission
Speers Road
Arterial Commercial
900
1,600
1,600
1,800
2,100
1,600
900
13,500
1,600
684
32,884
Oakwest Centre Total
Other Service
Automotive
Automotive
Home Improvement
Furnishings
Home Improvement
Automotive
Home Improvement
Furnishings
Automotive
Furnishings
Automotive
Home Improvement
Miscellaneous
Miscellaneous
Furnishings
Furnishings
Miscellaneous
Home Improvement
Specialty Food
Automotive
Furnishings
Food Services
Home Improvement
Automotive
Miscellaneous
1,600
-
2,950
1,200
-
5,670
4,000
1,275
1,333
-
3,825
2,000
-
3,402
1,785
4,752
4,680
810
2,772
1,650
3,168
1,080
4,860
1,958
-
2,910
1,320
9,000
1,189
1,958
4,320
-
1,275
1,680
2,900
1,458
-
6,831
2,000
2,142
3,000
7,950
1,080
4,680
2,450
1,680
4,284
1,800
-
2,450
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Total
Speedy Muffler
Speers Road
Speers Convenience
Speers Road
Furnishings
Home Improvement
Home Improvement
Furnishings
Automotive
Automotive
Miscellaneous
Home Improvement
Furnishings
Food Services
Food Services
Home Improvement
Specialty Food
Other Service
Automotive
Food Services
Food Services
Automotive
Home Improvement
Miscellaneous
Automotive
Automotive
Automotive
Food Services
Automotive
Miscellaneous
Other Service
Furnishings
Furnishings
Automotive
Home Improvement
Food Services
Speers Road Animal Hospital
Speers Road
Arterial Commercial
3,300
Sunoco
Surplus Exchange
Third Line
Speers Road
Arterial Commercial
Automotive
1,296
1,584
T4 Tax Income Preparation
Speers Road
Arterial Commercial
High Class Car Wash
Speers Road
Arterial Commercial
Holmar - Kohler
Holmar Jacuzzi
Holmar Plumbing & Heating
Howards No Dip
Hyundai
Hyundai of Oakville
I Can Fitness Equipment
International Aquatic Pools
Speers Road
Speers Road
Speers Road
Fourth Line
Speers Road
Speers Road
Speers Road
Speers Road
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Jerden Door and Frame
Speers Road
Arterial Commercial
Joshua Creek Trading Home Décor
Kebab Stop
Kori's Roti
KW Countertop
Kwik Kopy
Life Source Water Systems
Speers Road
Fourth Line
Speers Road
Speers Road
Speers Road
Speers Road
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Mantis Racing
Speers Road
Arterial Commercial
MDS Laboratory
Medical and Dental
Minor Oaks Hockey Association
Mr. Moped
Mr. Sub
Next Optical
Oak Gardens Restaurant
Oakdome Realty
Speers Road
Speers Road
Speers Road
Speers Road
Fourth Line
Speers Road
Speers Road
Speers Road
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Oakville Auto Centre
Speers Road
Arterial Commercial
Oakville Chrysler Dodge Jeep
Oakville Kitchen Centre
Oakville Office Machines
Oakville Spee-Dee Print
Oakville Toyota
Fourth Line
Third Line
Fourth Line
Speers Road
Speers Road
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Paint-A-Car Collision
Speers Road
Arterial Commercial
Pannell Gravure Services
Part Source - Discount Auto Source
Pat's Complete Party Rentals
Petro Canada
Physiotherapy
Pic-a-Deli
Professional Beauty Supplies
Rent a Wreck
Revolution Music
Rising Sun Martial Arts
Rogers Wireless
Royal Bank
Royal Bank Financial Group Business Centre
Royal Mattress
ScotiaBank
Shell
Sherwin-Williams Paints
Third Line
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Third Line
Third Line
Speers Road
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
-
2,835
1,980
3,000
2,100
840
6,327
2,472
3,564
4,621
-
5,760
1,260
792
468
1,650
4,860
1,890
-
4,320
1,000
2,000
750
1,275
504
2,412
3,600
924
-
1,485
6,200
2,100
840
924
5,367
-
7,560
1,802
1,134
7,200
1,450
3,000
2,805
1,080
986
6,420
1,958
1,333
2,565
2,730
6,336
2,430
3,936
1,971
4,320
-
3,420
1,320
650
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Texas Restaurant
The Classic Tile Centre
The European Monuments
Tied House Pub
Tim Horton Donuts
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Third Line
Speers Road
Speers Road
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Transcanada Muffler & Brake
Speers Road
Arterial Commercial
Trim and Tile Shoppe
Ultramar 24-hour Card Lock
Vacant
Vin Bon
West End Motors
Wolfpack Cheerforce
Xray and Ultrasound
Speers Road
Speers Road
Fourth Line
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Arterial Commercial
Bev's Boutique
East Denture Clinic
Electronics Place
Pinegrove Cleaners
Pinegrove Supermarket
Pinegrove Variety & Gift Centre
Tyson Martial Arts
Vacant
Very & Flowers
Pinegrove Rd
Pinegrove Rd
Pinegrove Rd
Pinegrove Rd
Pinegrove Rd
Pinegrove Rd
Pinegrove Rd
Pinegrove Rd
Pinegrove Rd
Furnishings
Specialty Food
General Merchandise
Other Service
Vacant
Miscellaneous
24 Hour Coin Operated Car Wash
Speers Road
Employment
A1 Sales and Marketing
Ada's Flower Shop
AEM General Contracting
Allegro School of Dance
Al's Auto
Amity Goodwill
Angel's Diner
Arnold's Sports Bar
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Morden Rd
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Timaj
Top Notch Cabinets
Convenience Centres
Pinegrove Plaza
Total
Food Services
Furnishings
Miscellaneous
Food Services
Food Services
Food Services
Apparel
Home Improvement
Furnishings
Automotive
Vacant
Vacant
Miscellaneous
Automotive
Other Service
Pinegrove Plaza Total
Employment Areas
Other Employment
AT Automotive
Speers Road
Employment
Audio Illusion
Speers Road
Employment
Automation Inc
Speers Road
Employment
BodyWise Health Club
Caldense Bakery
Canadian Mental Health Association
Century 21
CIBC
City Auto Parts
Cliffs Lawn & Garden
Concept Flooring
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Morden Rd
Speers Road
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Continental Mirror & Glass
Speers Road
Employment
Cyclepath
Speers Road
Employment
Designers Touch
Speers Road
Employment
Detailing Depot
Speers Road
Employment
Discount Car Rentals
Discount Rentals
Dollar Depot
Dolphin's Swim Club
Dorval Medical Associates
Speers Road
Speers Road
Speers Road
Speers Road
Morden Rd
Employment
Employment
Employment
Employment
Employment
Miscellaneous
Other Service
Other Service
Automotive
Food Services
Entertainment
Automotive
Entertainment
Specialty Food
Other Service
Automotive
Furnishings
Miscellaneous
-
1,584
1,056
1,800
1,250
720
720
1,458
9,973
4,845
1,800
100
1,320
9,005
1,320
3,825
1,500
2,000
316,509
990
858
858
858
990
990
858
1,800
858
9,060
3,168
1,890
1,365
1,080
2,025
2,113
3,024
3,900
4,621
-
2,113
1,980
-
5,200
8,910
2,430
1,268
1,890
2,250
3,189
2,340
5,760
-
Automotive
Automotive
General Merchandise
Other Service
2,340
5,281
1,352
1,600
2,700
750
1,056
2,113
3,550
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Employment Areas
Other Employment
Dorval Medical Pharmacy
Drive Car and Truck Rental
Morden Rd
Speers Road
Employment
Employment
3,550
1,782
Exotic Cars of Oakville
Speers Road
Employment
Exotic Tastes
Fantasy Fruit Market
Finnegan's Wake
Firestone
FMBJ
Granite & Marble
Halton Big Brothers
Hertz
House of Health
Ico Works and Sign Rentals
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Morden Rd
Speers Road
Speers Road
Speers Road
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Automotive
Food Services
Specialty Food
Food Services
Automotive
Other Service
Home Improvement
Other Service
Automotive
John Paladino
Speers Road
Employment
1,890
JPG Exhaust
Speers Road
Employment
Lansing Build-All/RONA
Leslie Music Supply
Speers Road
Speers Road
Employment
Employment
Meineke Discount Mufflers
Speers Road
Employment
Melo's Auto Service
Speers Road
Employment
Microtech Systems
Speers Road
Employment
Midas Muffler
Speers Road
Employment
Moneymart
Morden Service Centre
Motorcycle Enhancements
National Equipment Liquidators
National Wines
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Employment
Employment
Employment
Employment
Employment
Oakville Auto Radiator
Speers Road
Employment
Oakville Beaver
Oakville Fish Market
Oakville Italian Bakery and Deli'n
Oakville Italian Club
Oakville Motors
Oakville Rehabiliation Centre
Speers Road
Speers Road
Speers Road
Speers Road
Speers Road
Morden Rd
Employment
Employment
Employment
Employment
Employment
Employment
Oakville Starter and Alternator Ltd.
Speers Road
Employment
Oakville Tire
Speers Road
Employment
Oakville Transmission
Speers Road
Employment
Oakville Vacuum
Offset & Letterpress Printers
Speers Road
Speers Road
Employment
Employment
Park Auto Collision
Speers Road
Employment
Pipeline Automotive Warehouse
Speers Road
Employment
Preferred Muffler and Brake
Speers Road
Employment
Scholars Academy Tutoring
Speers Road
Employment
Speedy Auto Glass
Speers Road
Employment
Speers Road Paint & Wallpaper
Speers Road Paint and Flooring
Stitch-It
Suite Encounter
The Centre - Skills Development
The Oakville Quarry
The Tool Store
The Towne Restaurant
Trading Places Home Décor
Speers Road
Speers Road
Speers Road
Speers Road
Morden Rd
Speers Road
Speers Road
Speers Road
Speers Road
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Employment
Home Improvement
Miscellaneous
Furnishings
Automotive
Automotive
Miscellaneous
Miscellaneous
Other Service
Specialty Food
Specialty Food
Other Service
Automotive
Automotive
Furnishings
Automotive
Other Service
Home Improvement
Furnishings
Furnishings
Home Improvement
Home Improvement
Food Services
Specialty Food
Total
-
2,113
1,268
8,748
1,539
4,320
1,890
1,352
2,218
528
1,268
1,352
2,730
25,200
1,080
-
2,690
1,890
1,525
-
5,184
780
3,552
2,160
1,890
2,113
-
1,728
1,890
2,160
4,158
4,800
4,900
3,550
-
4,320
3,312
-
1,268
3,400
3,301
-
1,890
6,048
-
4,800
1,056
-
2,799
4,800
1,200
2,440
1,584
3,550
1,980
2,160
4,725
2,484
Sum of (SQ.FT.)
Cluster
ADDRESS
Designation
NAICS
Employment Areas
Other Employment
Vacant
Vacant - fire damage
Vital Leasing
Wayne's Custom Woodworking
Morden Rd
Speers Road
Speers Road
Speers Road
Speers Road
Employment
Employment
Employment
Employment
Employment
Yokohama Auto Repair
Speers Road
Employment
Vacant
Vacant
Vacant
Automotive
Other Service
(blank) Total
Grand Total
1,440
9,324
2,673
2,160
2,160
1,584
265,514
Total
(blank)
Total
644,523
(blank)
(blank)
(blank) Total
(blank)
(blank)
(blank)
(blank)
6,350,926
6,350,926
6,350,926
12,701,852
Appendix E:
Warranted Retail Space Analysis
FIGURE E-1
PER CAPITA EXPENDITURES AND REAL GROWTH
Census
2001
Income
Regression Equation Applied Per Capita
Ontario 2005
to Income Index
Study Area 2005
Shopping Centre-Inclined NFSR
GAFO/Home Improvement
North-West
135.0
North-East
132.2
South
157.4
31
0.69
y=31+.69 (x) (excluding health/personal care)
y=
124.1
$ 4,015
y=
122.2
$ 4,015
y=
139.6
$ 4,015
$ 4,984
$ 4,906
$ 5,605
Convenience - Food Stores
North-West
135.0
North-East
132.2
South
157.4
y= 91+ .09 (x)
y=
y=
y=
103.1
102.9
105.2
$ 1,959
$ 1,959
$ 1,959
$ 2,021
$ 2,016
$ 2,060
Convenience - Pharmacies Care/Personal Cary= 87+ .13 (x)
North-West
135.0
y=
132.2
y=
North-East
South
157.4
y=
104.5
104.2
107.5
$ 773
$ 773
$ 773
$ 808
$ 805
$ 831
REAL GROWTH
FSR & Pharmacies Care/Personal Care
NFSR:
Annual Real Growth = 0.5%
Annual Real Growth =
Periodic Real Growth :
Periodic Real Growth :
2005
2011
2005
2011
3.0%
2005
2016
2005
2016
5.5%
2005
2021
2005
2021
8.0%
2005
2031
2005
2031
13.0%
SOURCE: urbanMetrics inc. based on Statistics Canada data
1.5%
9.0%
16.5%
24.0%
39.0%
FIGURE E-2
TOWN OF OAKVILLE
OAKVILLE FOOD STORE AND Pharmacies/PERSONAL CARE (CONVENIENCE GOODS STORES) EXPENDITURE POTENTIAL
2005 Constant Dollars
North-West
Per Capita Convenience Goods Stores Expenditures
Population
Convenience Goods Stores Expenditure Potential ($M)
Cumulative Expenditure Growth
North-East
Population
South
Population
TOTAL OAKVILLE (OAKVILLE)
TOTAL Convenience Goods Stores Potential ($M)
Cumulative Expenditure Growth ($ Millions)
2005
2011
2016
2021
$ 2,829
39,984
$ 113.1
$ 2,914
48,139
$ 140.3
$ 27.2
$ 2,985
51,644
$ 154.1
$ 41.0
$ 3,055
55,140
$ 168.5
$ 55.4
$ 2,821
53,812
$ 151.8
$ 2,906
65,573
$ 190.5
$ 38.7
$ 2,976
87,837
$ 261.4
$ 109.6
$ 3,047
102,964
$ 313.7
$ 161.9
$ 2,891
72,804
$ 210.5
$ 2,978
77,218
$ 229.9
$ 19.4
$ 3,050
79,136
$ 241.4
$ 30.9
$ 3,122
82,473
$ 257.5
$ 47.0
$ 475.4
$ 560.7
$ 85.3
$ 656.9
$ 181.5
$ 739.7
$ 264.3
FIGURE E-3
TOWN OF OAKVILLE
OAKVILLE ESTIMATED CONVENIENCE GOODS STORES EXPENDITURES BY STORE CATEGORY
North-West
a. Supermarket
b. Grocery/Specialty Food
c. Pharmacies & Personal Care
North-East
a. Supermarket
2005
2011
2016
2021
57.0%
14.0%
29.0%
100.0%
57.0%
14.0%
29.0%
100.0%
57.0%
14.0%
29.0%
100.0%
57.0%
14.0%
29.0%
100.0%
57.0%
14.0%
29.0%
100.0%
57.0%
14.0%
29.0%
100.0%
57.0%
14.0%
29.0%
100.0%
57.0%
14.0%
29.0%
100.0%
57.0%
14.0%
29.0%
100.0%
57.0%
14.0%
29.0%
100.0%
57.0%
14.0%
29.0%
100.0%
57.0%
14.0%
29.0%
100.0%
South
a. Supermarket
SOURCE: urbanMetrics inc. based on Statistics Canada, Retail Trade data.
FIGURE E-4
TOWN OF OAKVILLE
OAKVILLE ESTIMATED CONVENIENCE GOODS STORES EXPENDITURES BY STORE CATEGORY
North-West
a. Supermarket
1a
1b
1c
1h
1i
North-East
1k
a. Supermarket
2a
2b
2c
2h
South
2i
2k
a. Supermarket
3a
3b
3c
3h
6j
TOTAL OAKVILLE (OAKVILLE)
6k
a. Supermarket
6k
6k
6k
6k
6k
2005
2011
2016
2021
$ 113.1
$ 140.3
$ 154.1
$ 168.5
$ 64.5
$ 15.8
$ 32.8
$ 113.1
$ 80.0
$ 19.6
$ 40.7
$ 140.3
$ 87.8
$ 21.6
$ 44.7
$ 154.1
$ 96.0
$ 23.6
$ 48.9
$ 168.5
$ 151.8
$ 190.5
$ 261.4
$ 313.7
$ 86.5
$ 21.3
$ 44.0
$ 151.8
$ 108.6
$ 26.7
$ 55.2
$ 190.5
$ 149.0
$ 36.6
$ 75.8
$ 261.4
$ 178.8
$ 43.9
$ 91.0
$ 313.7
$ 210.5
$ 229.9
$ 241.4
$ 257.5
$ 120.0
$ 29.5
$ 61.0
$ 210.5
$ 131.0
$ 32.2
$ 66.7
$ 229.9
$ 137.6
$ 33.8
$ 70.0
$ 241.4
$ 146.8
$ 36.1
$ 74.7
$ 257.5
$ 475.4
$ 560.7
$ 656.9
$ 739.7
$ 271.0
$ 66.6
$ 137.9
$ 475.4
$ 319.6
$ 78.5
$ 162.6
$ 560.7
$ 374.4
$ 92.0
$ 190.5
$ 656.9
$ 421.6
$ 103.6
$ 214.5
$ 739.7
FIGURE E-5
TOWN OF OAKVILLE
OAKVILLE SUPERMARKET OPPORTUNITY ANALYSIS
6
7
8
9
2005
2011
2016
2021
$ 64.5
98.0%
$ 63.2
$ 80.0
98.0%
$ 78.4
$ 15.2
$ 87.8
98.0%
$ 86.1
$ 22.9
$ 96.0
98.0%
$ 94.1
$ 30.9
$ 86.5
99.0%
$ 85.7
$ 108.6
99.0%
$ 107.5
$ 21.8
$ 149.0
99.0%
$ 147.5
$ 61.8
$ 178.8
99.0%
$ 177.0
$ 91.3
$ 120.0
85.0%
$ 102.0
$ 131.0
85.0%
$ 111.4
$ 9.4
$ 137.6
85.0%
$ 117.0
$ 15.0
$ 146.8
85.0%
$ 124.8
$ 22.8
$ 271.0
$ 250.9
93%
$ 319.6
$ 297.3
93%
$ 46.4
$ 374.4
$ 350.6
94%
$ 99.7
$ 421.6
$ 395.9
94%
$ 145.0
Distribution of Demand by Sector based on Residual
North-West - Additional Sales Supported in Study Area
Plus Inflow from Outside Oakville
Inflow
TOTAL Additional Sales Volume Available
Sales Performance Level (Per Square Ft.)
Square Feet GLA
$ 15.2
15%
$ 2.7
$ 17.9
$ 450
39,739
$ 22.9
15%
$ 4.0
$ 26.9
$ 475
56,718
$ 30.9
15%
$ 5.5
$ 36.4
$ 500
72,706
North-East - Additional Sales Supported in Study Area
Inflow
Square Feet GLA
$ 21.8
15%
$ 3.8
$ 25.6
$ 450
56,993
$ 61.8
15%
$ 10.9
$ 72.7
$ 475
153,065
$ 91.3
15%
$ 16.1
$ 107.4
$ 500
214,824
North of Dundas Share - Square Feet GLA
43,556
130,914
181,463
Other North-East - Square Feet GLA
13,438
22,151
33,361
$ 9.4
15%
$ 1.7
$ 11.1
$ 450
24,575
$ 15.0
15%
$ 2.6
$ 17.6
$ 475
37,152
$ 22.8
15%
$ 4.0
$ 26.8
$ 500
53,647
North-West
Supermarket Expenditures ($Millions)
Estimated Oakville (Study Area) Share (%) (1
Oakville (Study Area) Share ($Millions)
Residual Potential
North-East
Residual Potential
South
Residual Potential
TOTAL OAKVILLE
Oakville (Study Area) Share (%)
Residual ($Millions)
South - Additional Sales Supported in Study Area
Inflow
Square Feet GLA
TOTAL SPACE WARRANTED IN OAKVILLE (Excluding Sales Transfers
from Existing Stores)
SOURCE: urbanmetrics inc.
1) Based on the results of the telephone consumer survey (2005).
121,307
246,935
341,176
FIGURE E-6
TOWN OF OAKVILLE
OAKVILLE GROCERY/SPECIALTY FOOD OPPORTUNITY ANALYSIS
6
7
8
9
2005
2011
2016
2021
$ 15.8
98.0%
$ 15.5
$ 19.6
98.0%
$ 19.2
$ 3.7
$ 21.6
98.0%
$ 21.1
$ 5.6
$ 23.6
98.0%
$ 23.1
$ 7.6
$ 21.3
92.0%
$ 19.6
$ 26.7
92.0%
$ 24.5
$ 4.9
$ 36.6
92.0%
$ 33.7
$ 14.1
$ 43.9
92.0%
$ 40.4
$ 20.8
$ 29.5
90.0%
$ 26.5
$ 32.2
90.0%
$ 29.0
$ 2.5
$ 33.8
90.0%
$ 30.4
$ 3.9
$ 36.1
90.0%
$ 32.4
$ 5.9
$ 66.6
$ 61.6
93%
$ 78.5
$ 72.7
93%
$ 11.1
$ 92.0
$ 85.2
93%
$ 23.6
$ 103.6
$ 95.9
93%
$ 34.3
Inflow
Square Feet GLA
$ 3.7
15%
$ 0.7
$ 4.4
$ 350
12,437
$ 5.6
15%
$ 1.0
$ 6.6
$ 375
17,569
$ 7.6
15%
$ 1.3
$ 8.9
$ 400
22,353
Inflow
Square Feet GLA
$ 4.9
15%
$ 0.9
$ 5.8
$ 350
16,471
$ 14.1
15%
$ 2.5
$ 16.6
$ 375
44,235
$ 20.8
15%
$ 3.7
$ 24.5
$ 400
61,176
12,587
37,834
51,676
3,883
6,402
9,500
$ 2.5
15%
$ 0.4
$ 2.9
$ 350
8,403
$ 3.9
15%
$ 0.7
$ 4.6
$ 375
12,235
$ 5.9
15%
$ 1.0
$ 6.9
$ 400
17,353
North-West
Grocery/Specialty Food Expenditure Potential ($M)
Estimated Oakville (Study Area) Share (%)(1
Residual Potential
North-East
Residual Potential
South
Residual Potential
TOTAL OAKVILLE
Oakville (Study Area) Share
Residual
Inflow
Square Feet GLA
37,311
74,039
100,882
FIGURE E-7
6
TOWN OF OAKVILLE
OAKVILLE PHARMACIES & PERSONAL/HEALTH CARE STORES OPPORTUNITY ANALYSIS
7
8
9
2005
2011
2016
2021
$ 32.8
95.0%
$ 31.2
$ 40.7
95.0%
$ 38.7
$ 7.5
$ 44.7
95.0%
$ 42.5
$ 11.3
$ 48.9
95.0%
$ 46.4
$ 15.2
$ 44.0
95.0%
$ 41.8
$ 55.2
95.0%
$ 52.5
$ 10.7
$ 75.8
95.0%
$ 72.0
$ 30.2
$ 91.0
95.0%
$ 86.4
$ 44.6
$ 61.0
95.0%
$ 58.0
$ 66.7
95.0%
$ 63.3
$ 5.3
$ 70.0
95.0%
$ 66.5
$ 8.5
$ 74.7
95.0%
$ 70.9
$ 12.9
$ 137.9
$ 131.0
95%
$ 162.6
$ 154.5
95%
$ 23.5
$ 190.5
$ 181.0
95%
$ 50.0
$ 214.5
$ 203.7
95%
$ 72.7
Inflow
Square Feet GLA
$ 7.5
15%
$ 1.3
$ 8.8
$ 800
11,029
$ 11.3
15%
$ 2.0
$ 13.3
$ 825
16,114
$ 15.2
15%
$ 2.7
$ 17.9
$ 850
21,038
Inflow
Square Feet GLA
$ 10.7
15%
$ 1.9
$ 12.6
$ 800
15,735
$ 30.2
15%
$ 5.3
$ 35.5
$ 825
43,066
$ 44.6
15%
$ 7.9
$ 52.5
$ 850
61,730
12,025
36,834
52,144
3,710
6,232
9,586
$ 5.3
15%
$ 0.9
$ 6.2
$ 800
7,794
$ 8.5
15%
$ 1.5
$ 10.0
$ 825
12,121
$ 12.9
15%
$ 2.3
$ 15.2
$ 850
17,855
North-West
Pharmacies & Personal Care Expenditure Potential ($M)
Residual Potential
North-East
Residual Potential
South
Residual Potential
TOTAL OAKVILLE
Residual
Inflow
Square Feet GLA
1) urbanMetrics inc. estimates.
34,559
71,301
100,623
FIGURE E-8
TOWN OF OAKVILLE
SHOPPING CENTRE-INCLINED RETAIL - GAFO/HI EXPENDITURE POTENTIAL
North-West
Per Capita GAFO/HI
Population
GAFO/HI Expenditure ($m)
North-East
Per Capita GAFO/HI
Population
South
Per Capita GAFO/HI
Population
TOTAL OAKVILLE
Total GAFO/HI Expenditure Potential ($m)
Cumulative Expenditure Growth ($ Millions)
2005
2011
2016
2021
$ 4,984
39,984
$ 199.3
$ 5,433
48,139
$ 261.5
$ 62.2
$ 5,806
51,644
$ 299.9
$ 100.6
$ 6,180
55,140
$ 340.8
$ 141.5
$ 4,527
53,812
$ 243.5
$ 4,934
65,573
$ 323.6
$ 80.1
$ 5,274
87,837
$ 463.2
$ 219.7
$ 5,613
102,964
$ 578.0
$ 334.5
$ 4,241
72,804
$ 308.8
$ 4,623
77,218
$ 356.9
$ 48.1
$ 4,941
79,136
$ 391.0
$ 82.2
$ 5,259
82,473
$ 433.7
$ 124.9
$ 751.6
$ 942.0
$ 190.4
$ 1,154.1
$ 402.5
$ 1,352.5
$ 600.9
FIGURE E-9
TOWN OF OAKVILLE
OAKVILLE SHOPPING CENTRE-INCLINED RETAIL - GAFO/HI EXPENDITURES BY STORE CATEGORY
2004 Dollars
North-West
a. General Merchandise
b. Apparel/Accessories
c. Home Furnishings
d. Other GAFO
e. Home Improvement
North-East
a. General Merchandise
b. Apparel/Accessories
c. Home Furnishings
d. Other GAFO
e. Home Improvement
2005
2011
2016
2021
35.0%
16.6%
19.2%
13.6%
15.6%
100.0%
35.0%
16.6%
19.2%
13.6%
15.6%
100.0%
35.0%
16.6%
19.2%
13.6%
15.6%
100.0%
35.0%
16.6%
19.2%
13.6%
15.6%
100.0%
35.0%
16.6%
19.2%
13.6%
15.6%
100.0%
35.0%
16.6%
19.2%
13.6%
15.6%
100.0%
35.0%
16.6%
19.2%
13.6%
15.6%
100.0%
35.0%
16.6%
19.2%
13.6%
15.6%
100.0%
35.0%
16.6%
19.2%
13.6%
15.6%
100.0%
35.0%
16.6%
19.2%
13.6%
15.6%
100.0%
35.0%
16.6%
19.2%
13.6%
15.6%
100.0%
35.0%
16.6%
19.2%
13.6%
15.6%
100.0%
South
a.
b.
c.
d.
e.
General Merchandise
Apparel/Accessories
Home Furnishings
Other GAFO
Home Improvement
FIGURE E-10
TOWN OF OAKVILLE
OAKVILLE DISTRIBUTION OF SHOPPING CENTRE-INCLINED RETAIL (GAFO/HI) EXPENDITURES ($Millions)
2004 Dollars
North-West
a.
b.
c.
d.
e.
General Merchandise
Apparel/Accessories
Home Furnishings
Other GAFO
Home Improvement
1a
North-East
a.
b.
c.
d.
e.
General Merchandise
Apparel/Accessories
Home Furnishings
Other GAFO
Home Improvement
South
a.
b.
c.
d.
e.
General Merchandise
Apparel/Accessories
Home Furnishings
Other GAFO
Home Improvement
TOTAL OAKVILLE
a.
b.
c.
d.
e.
General Merchandise
Apparel/Accessories
Home Furnishings
Other GAFO
Home Improvement
6j
6k
6k
6k
6k
6k
6k
6k
6k
6k
2005
2011
2016
2021
$ 199.3
$ 261.5
$ 299.9
$ 340.8
$ 69.8
$ 33.1
$ 38.3
$ 27.1
$ 31.1
$ 199.4
$ 91.5
$ 43.4
$ 50.2
$ 35.6
$ 40.8
$ 261.5
$ 105.0
$ 49.8
$ 57.6
$ 40.8
$ 46.8
$ 300.0
$ 119.3
$ 56.6
$ 65.4
$ 46.3
$ 53.2
$ 340.8
$ 243.5
$ 323.6
$ 463.2
$ 578.0
$ 85.2
$ 40.4
$ 46.8
$ 33.1
$ 38.0
$ 243.5
$ 113.3
$ 53.7
$ 62.1
$ 44.0
$ 50.5
$ 323.6
$ 162.1
$ 76.9
$ 88.9
$ 63.0
$ 72.3
$ 463.2
$ 202.3
$ 95.9
$ 111.0
$ 78.6
$ 90.2
$ 578.0
$ 308.8
$ 356.9
$ 391.0
$ 433.7
$ 108.1
$ 51.3
$ 59.3
$ 42.0
$ 48.2
$ 308.9
$ 124.9
$ 59.2
$ 68.5
$ 48.5
$ 55.7
$ 356.8
$ 136.9
$ 64.9
$ 75.1
$ 53.2
$ 61.0
$ 391.1
$ 151.8
$ 72.0
$ 83.3
$ 59.0
$ 67.7
$ 433.8
$ 751.6
$ 942.0
$ 1,154.1
$ 1,352.5
$ 263.1
$ 124.8
$ 144.4
$ 102.2
$ 117.3
$ 751.8
$ 329.7
$ 156.3
$ 180.8
$ 128.1
$ 147.0
$ 941.9
$ 404.0
$ 191.6
$ 221.6
$ 157.0
$ 180.1
$ 1,154.3
$ 473.4
$ 224.5
$ 259.7
$ 183.9
$ 211.1
$ 1,352.6
FIGURE E-11
TOWN OF OAKVILLE
OAKVILLE - GENERAL MERCHANDISE OPPORTUNITY ANALYSIS ($Millions)
North-West
General Merchandise Expenditures ($Millions)
Oakville (Study Area) Share (%) (1
Residual
North-East
Residual
South
Residual
TOTAL OAKVILLE
Residual
6
7
8
9
2005
2011
2016
2021
$ 69.8
64.0%
$ 44.7
$ 91.5
75.0%
$ 68.6
$ 23.9
$ 105.0
75.0%
$ 78.8
$ 34.1
$ 119.3
75.0%
$ 89.5
$ 44.8
$ 85.2
67.0%
$ 57.1
$ 113.3
77.5%
$ 87.8
$ 30.7
$ 162.1
77.5%
$ 125.6
$ 68.5
$ 202.3
77.5%
$ 156.8
$ 99.7
$ 108.1
61.0%
$ 65.9
$ 124.9
70.0%
$ 87.4
$ 21.5
$ 136.9
70.0%
$ 95.8
$ 29.9
$ 151.8
70.0%
$ 106.3
$ 40.4
$ 263.1
$ 167.7
64%
$ 329.7
$ 243.8
74%
$ 76.1
$ 404.0
$ 300.2
74%
$ 132.5
$ 473.4
$ 352.6
74%
$ 184.9
1) Based on the results of the telephone consumer survey (2005). Includes department store, WMC, Canadian Tire and other general merchandise.
FIGURE E-12
TOWN OF OAKVILLE
STUDY AREA RESIDENTS - APPAREL/ACCESSORIES OPPORTUNITY ANALYSIS ($Millions)
North-West
Apparel/Accessories Expenditures ($Millions)
Residual
North-East
Residual
South
Residual
TOTAL OAKVILLE
Residual
2005
2011
2016
2021
$ 33.1
51.0%
$ 16.9
$ 43.4
57.5%
$ 25.0
$ 8.1
$ 49.8
57.5%
$ 28.6
$ 11.7
$ 56.6
57.5%
$ 32.5
$ 15.6
$ 40.4
47.0%
$ 19.0
$ 53.7
55.0%
$ 29.5
$ 10.5
$ 76.9
55.0%
$ 42.3
$ 23.3
$ 95.9
55.0%
$ 52.7
$ 33.7
$ 51.3
60.0%
$ 30.8
$ 59.2
67.5%
$ 40.0
$ 9.2
$ 64.9
67.5%
$ 43.8
$ 13.0
$ 72.0
67.5%
$ 48.6
$ 17.8
$ 124.8
$ 66.7
53%
$ 156.3
$ 94.5
60%
$ 27.8
$ 191.6
$ 114.7
60%
$ 48.0
$ 224.5
$ 133.8
60%
$ 67.1
FIGURE E-13
TOWN OF OAKVILLE
OAKVILLE - HOME FURNISHINGS OPPORTUNITY ANALYSIS ($Millions)
North-West
Home Furnishings Expenditures ($Millions)
Residual
North-East
Residual
South
Residual
TOTAL OAKVILLE
Residual
2005
2011
2016
2021
$ 38.3
51.0%
$ 19.5
$ 50.2
60.0%
$ 30.1
$ 10.6
$ 57.6
60.0%
$ 34.6
$ 15.1
$ 65.4
60.0%
$ 39.2
$ 19.7
$ 46.8
51.0%
$ 23.9
$ 62.1
60.0%
$ 37.3
$ 13.4
$ 88.9
60.0%
$ 53.3
$ 29.4
$ 111.0
60.0%
$ 66.6
$ 42.7
$ 59.3
72.0%
$ 42.7
$ 68.5
80.0%
$ 54.8
$ 12.1
$ 75.1
80.0%
$ 60.1
$ 17.4
$ 83.3
80.0%
$ 66.6
$ 23.9
$ 144.4
$ 86.1
60%
$ 180.8
$ 122.2
68%
$ 36.1
$ 221.6
$ 148.0
67%
$ 61.9
$ 259.7
$ 172.4
66%
$ 86.3
FIGURE E-14
TOWN OF OAKVILLE
OAKVILLE RESIDENTS - OTHER GAFO OPPORTUNITY ANALYSIS ($Millions)
North-West
Other GAFO Expenditures ($Millions)
Residual
North-East
Residual
South
Residual
TOTAL OAKVILLE
Residual
2005
2011
2016
2021
$ 27.1
78.0%
$ 21.1
$ 35.6
85.0%
$ 30.3
$ 9.2
$ 40.8
85.0%
$ 34.7
$ 13.6
$ 46.3
85.0%
$ 39.4
$ 18.3
$ 33.1
90.0%
$ 29.8
$ 44.0
92.5%
$ 40.7
$ 10.9
$ 63.0
92.5%
$ 58.3
$ 28.5
$ 78.6
92.5%
$ 72.7
$ 42.9
$ 42.0
85.0%
$ 35.7
$ 48.5
90.0%
$ 43.7
$ 8.0
$ 53.2
90.0%
$ 47.9
$ 12.2
$ 59.0
90.0%
$ 53.1
$ 17.4
$ 102.2
$ 86.6
85%
$ 128.1
$ 114.7
90%
$ 28.1
$ 157.0
$ 140.9
90%
$ 54.3
$ 183.9
$ 165.2
90%
$ 78.6
FIGURE E-15
TOWN OF OAKVILLE
OAKVILLE RESIDENTS - TOTAL GAFO OPPORTUNITY ANALYSIS ($Millions)
2005
2011
2016
2021
$ 634.5
$ 407.1
64%
$ 794.9
$ 575.2
72%
$ 168.1
$ 974.2
$ 703.8
72%
$ 296.7
$ 1,141.5
$ 824.0
72%
$ 416.9
Inflow
Square Feet GLA
$ 51.8
25%
$ 17.3
$ 69.1
$ 300
230,222
$ 74.5
25%
$ 24.8
$ 99.3
$ 325
305,641
$ 98.4
25%
$ 32.8
$ 131.2
$ 350
374,857
Inflow
Square Feet GLA
$ 65.5
25%
$ 21.8
$ 87.3
$ 300
291,111
$ 149.7
25%
$ 49.9
$ 199.6
$ 325
614,154
$ 219.0
25%
$ 73.0
$ 292.0
$ 350
834,286
222,473
525,275
704,726
Other North-East Share - Square Feet GLA
68,638
88,879
129,559
Inflow
Square Feet GLA
$ 50.8
25%
$ 16.9
$ 67.7
$ 300
225,778
$ 72.5
25%
$ 24.2
$ 96.7
$ 325
297,436
$ 99.5
25%
$ 33.2
$ 132.7
$ 350
379,048
TOTAL GAFO SPACE WARRANTED IN OAKVILLE (Excluding Sales
Transfers from Existing Stores)
747,111
TOTAL GAFO
TOTAL GAFO Oakville (OAKVILLE) Share
OAKVILLE (Oakville) Share
Residual Potential
1,217,231
1,588,190
FIGURE E-16
TOWN OF OAKVILLE
OAKVILLE - HOME IMPROVEMENT OPPORTUNITY ANALYSIS ($Millions)
North-West
Home Improvement Expenditures ($Millions)
Residual
North-East
Residual
South
Residual
2005
2011
2016
2021
$ 31.1
77.0%
$ 23.9
$ 40.8
82.5%
$ 33.7
$ 9.8
$ 46.8
82.5%
$ 38.6
$ 14.7
$ 53.2
82.5%
$ 43.9
$ 20.0
$ 38.0
61.0%
$ 23.2
$ 50.5
75.0%
$ 37.9
$ 14.7
$ 72.3
75.0%
$ 54.2
$ 31.0
$ 90.2
75.0%
$ 67.7
$ 44.5
$ 48.2
74.0%
$ 35.7
$ 55.7
77.5%
$ 43.2
$ 7.5
$ 61.0
77.5%
$ 47.3
$ 11.6
$ 67.7
77.5%
$ 52.5
$ 16.8
$ 117.3
$ 82.8
71%
$ 147.0
$ 114.8
78%
$ 32.0
$ 180.1
$ 140.1
78%
$ 57.3
$ 211.1
$ 164.1
78%
$ 81.3
$ 9.8
25%
$ 3.3
$ 13.1
$ 300
43,556
$ 14.7
25%
$ 4.9
$ 19.6
$ 325
60,308
$ 20.0
25%
$ 6.7
$ 26.7
$ 350
76,190
$ 14.7
25%
$ 4.9
$ 19.6
$ 300
65,333
$ 31.0
25%
$ 10.3
$ 41.3
$ 325
127,179
$ 44.5
25%
$ 14.8
$ 59.3
$ 350
169,524
North of Dundas Share - Share - Square Feet GLA
49,929
108,774
143,198
Other North-East Share - Square Feet GLA
15,404
18,405
26,326
$ 7.5
25%
$ 2.5
$ 10.0
$ 300
33,333
$ 11.6
25%
$ 3.9
$ 15.5
$ 325
47,590
$ 16.8
25%
$ 5.6
$ 22.4
$ 350
64,000
TOTAL OAKVILLE
Residual
Inflow
TOTAL Add'l Sales Volume Available
Square Feet GLA
Inflow
Square Feet GLA
Inflow
Square Feet GLA
TOTAL HI SPACE WARRANTED IN OAKVILLE (Excluding Sales
Transfers from Existing Stores)
142,222
235,077
309,714
Appendix F:
Per Capita Other Retail/Service Space Analysis
PER CAPITA SPACE ANALYSIS
ADDITIONAL SELECTED OTHER RETAIL /SERVICE SPACE WARRANTED BASED ON POPULATION GROWTH
2011
Sq. Ft./Capita
Existing 2005
2011, Additional
Future Target Ratio Population Growth Space Warranted
Sq. Ft./Capita
2005-2011
*
Automotive/Auto Service
3.4
3.5
24,330
0.3
0.4
24,330
85,155
9,732
Services
11.8
12.5
24,330
304,125
Total (excl. Vacant Space)
15.5
16.4
399,012
2016
Sq. Ft./Capita
Existing 2005
2016, Additional
Sq. Ft./Capita
2005-2016
*
3.4
3.7
52,017
0.3
0.5
52,017
192,463
26,009
Services
11.8
13.0
52,017
676,221
15.5
17.2
894,692
2021
Sq. Ft./Capita
Existing 2005
2021, Additional
Sq. Ft./Capita
2005-2021
*
3.4
3.9
73,977
288,510
0.3
0.6
73,977
44,386
73,977
Services
11.8
13.5
15.5
18.0
* Assuming Inflow = Outflow
998,690
1,331,586
Appendix G:
Appendix G: Background Data and Definition of Terms
Gross Leasable Area (GLA)
Gross leasable area (GLA) is the total retail floor area designed for tenant occupancy and exclusive use,
including basements, upper floors and mezzanines. It is expressed in square feet, and measured from
the centre line of joint partitions and from outside wall faces. GLA is the area on which tenants pay rent,
and which produces income for a tenant. Since it lends itself readily to measurement and comparison,
GLA has been adopted by the shopping centre industry as its standard for statistical comparison.
Per Capita Income
Per capita income represents average total personal income before tax, as defined by Statistics Canada.
The Oakville sector income indices are based on the results of the 2001 Census of Canada, the
calculations).
Oakville Population
Figure G-1 details the Oakville population by community as provided by the Town of Oakville. No
adjustments have been made to recognize undercoverage in the Census.
Per Capita Expenditures
Figure G-2 details our calculations for 2005 per capita food and non-food store sales for the Province of
Ontario, based on Statistics Canada, Retail Trade data. Figure G-3 summarizes the distribution for nonfood store retail categories.
Real Growth
Real growth refers to the amount that sales volumes or expenditures would increase in future years with
inflation eliminated. Therefore, references to the Canadian dollar, dealing with both the present and
future period, reflect its 2005 value in this report. For the purposes of our study, a real growth of 1.5%
per year has been utilized for non-food store retail, including GAFO and home improvement, based on
historic real growth for non-food retail store expenditures in Ontario. Real growth for convenience goods
stores, which include food store and pharmacies/personal care expenditures, has been estimated at
0.5%.
Store Type Classification
Figure G-4 summarizes the store type classification by NAICS (North American Industry Classification
System).
Figure G-1
TOWN OF OAKVILLE - POPULATION BY COMMUNITY
Community
College Park
Iroquois Ridge N
Iroquois Ridge S
North of Dundas
River Oaks
Uptown Core
TOTAL NORTH-EAST
Glen Abbey
Palermo Village
Palermo West
Parkway Belt Rural
West Oaks Trails
TOTAL NORTH-WEST
Bronte
Clearview
Eastlake
Midtown Core
Old Oakville
TOTAL SOUTH
TOTAL OAKVILLE
2001
13,314
8,966
7,725
-17,539
1,746
49,290
20,243
--613
11,761
32,617
27,223
6,856
11,097
-17,655
62,831
144,738
2006
14,105
12,331
7,430
825
16,511
3,537
54,739
18,558
1,089
1,013
220
21,078
41,958
31,453
6,855
10,460
178
26,417
75,363
172,060
SOURCE: Town of Oakville
North-East
Glenorchy
Joshua's Meadows
River Oaks
Uptown Core
Iroquois Ridge North
Iroquois Ridge South
College Park
North-East
North-West
North-West
Palermo Village Centre
Palermo West
West Oak Trails
Glen Abbey
South
Bronte
Old Oakville
Eastlake
Clearview
Midtown Core
South
2011
14,335
14,551
7,020
8,988
15,550
5,129
65,573
18,910
4,236
1,349
185
23,459
48,139
33,493
6,499
10,500
178
26,548
77,218
190,930
2016
14,335
15,478
7,099
29,101
15,220
6,604
87,837
18,910
5,000
3,600
330
23,804
51,644
34,739
6,000
10,694
900
26,803
79,136
218,617
2021
14,335
15,643
7,136
41,519
15,220
9,111
102,964
18,910
6,275
5,672
349
23,934
55,140
35,055
6,141
10,769
3,558
26,950
82,473
240,577
FIGURE G-2
ONTARIO - RETAIL TRADE (PUBLICATION 63-005) - FSR (FOOD STORE) AND NFSR (NON-FOOD STORE RETAIL) PER CAPITA
($Thousands)
QUARTER
YEAR
FOOD - Supermarkets and Grocery [090]
FOOD - Convenience and specialty food stores [100] *
NFSR - Furniture stores [030]
NFSR - Home furnishings stores [040]
NFSR - Computer and software stores [050]
NFSR - Home electronics and appliance stores [060]
NFSR - Home centres and hardware stores [070]
NFSR - Specialized building materials and garden stores [080]
NFSR - Pharmacies and personal care stores [120]
NFSR - Clothing stores [140]
NFSR - Shoe, clothing accessories and jewellery stores [150]
NFSR - Department stores [170]
NFSR - Other general merchandise stores [180]
NFSR - Sporting goods, hobby, music and book stores [160]
NFSR - Miscellaneous store retailers [190]
1
2005
ANNUALIZED
TOTAL**
$21,771,140
$2,770,269
$3,253,839
$2,064,836
$462,918
$3,873,602
$5,938,876
$1,910,043
$9,685,313
$6,470,094
$1,874,151
$9,098,525
$8,525,157
$3,567,656
$3,629,400
5,109,300
602,800
672,800
432,200
130,500
792,700
1,078,100
292,000
2,291,400
1,203,300
362,800
1,708,600
1,647,500
727,500
771,500
Per
Capita
$1,738
$221
$260
$165
$37
$309
$474
$152
$773
$516
$150
$726
$680
$285
$290
63-005 - May 2005
TOTAL ESTIMATED FSR SALES, ONTARIO
POPULATION (July 1st Estimate)
PER CAPITA FSR SALES
$24,541,409
12,528,731
$1,959
Based on April 2005
TOTAL NFSR STORE SALES, ONTARIO
Less Miscellaneous Store Retailers - Non- NFSR Portion @ ***
ADJUSTED TOTAL NFSR SALES, ONTARIO
POPULATION (July 1st Estimate)
PER CAPITA NFSR STORE SALES
$60,354,409
$362,940
$59,991,469
12,528,731
$4,788
10%
Based on April 2005
* Convenience and Specialty Food Stores estimated based on Canada data.
** For part year data, annualized totals calculated by applying average indices of quarters for the past three years as a % of total, to current year partial sales.
*** urbanMetrics estimate. Excluded stores include: Mobile Home Dealers and Tomb Stone Dealers.
FIGURE G-3
PROVINCE OF ONTARIO
NFSR STORE SALES DISTRIBUTION
($Thousands)
Pharmacies and Personal Care Stores
Clothing and Accessories Stores
Furniture, Home Furnishings and Electronics Stores
Building and Outdoor Home Supplies Stores
Department Stores
Other General Merchandise Stores
Miscellanous Retailers (90%)
TOTAL NFSR
2005
Total Estimated Sales
$9,685,313.0
$8,344,245.4
$9,655,194.0
$7,848,918.3
$9,098,524.6
$8,525,157.1
$6,834,116.5
$59,991,468.9
$
Based on Statistics Canada, Retail Trade (63-005)
56,036,130.0
2005
Per Capita
$773
$666
$771
$626
$726
$680
$545
$4,788
2005
Distribution
16.1%
13.9%
16.1%
13.1%
15.2%
14.2%
11.4%
100.0%
2005
GAFO/Home
Improvement
Distribution
16.6%
19.2%
15.6%
18.1%
16.9%
13.6%
100.0%
Appendix H:
Existing Commercial Structure
Appendix 1: Oakville’s Commercial Structure
September 14, 2005
Market
Description
Commercial Area
Location
(map reference)
Official Plan Designation
Regional
Midtown Core
QEW & Trafalgar
Commercial
#9
Arterial Commercial
Shopping Area
Name
Oakville Place Mall
Description (size/uses)
The Midtown Core is a mixed use area including
various commercial uses, in addition to employment
and residential uses, and is centrally located. The
area has a high level of transportation accessibility.
The Oakville Place Mall is located at the northwest
intersection of the QEW and Trafalgar Road in the
College Park Community. The two storey, 450,300
square foot indoor shopping mall has a variety of
shops, a surface parking lot and a two storey parking
area. Oakville Place Mall is on a 12 hectare site
which allows for a full-scale regional shopping
centre.
The site was originally intended as a
community-scale shopping centre.
Sub-Regional
Oakville Town Centre I and II
is located on either
side of Dorval Drive,
north of the QEW.
#8
Winston Park
South side of Dundas
Street W. between
the 403 and Winston
Churchill
Commercial
I and II
Oakville Town Centre consists of two power centre
sites. A mixture of big box uses and plazas are
located on these two large sites with expansive
surface parking areas in the interior of the site.
-Hyde Park Gate
-Winston Gate
Shopping Centre
-Winston Power Centre
-Winston Park Retail
There are several plazas located along Dundas Street
east of the Highway 403 link. They include large
blocks with a variety of big box and strip mall uses
including Home Depot, Sport Chek, Winners, Staples,
Canadian Tire and several restaurants.
Arterial Commercial
Centre
Commercial
Parkway Belt
i
Market
Description
Commercial Area
Location
(map reference)
#4
Northwest corner of
Winston Churchill
and the QEW
Oakville Entertainment Centrum
Uptown Core
Shopping Area
Name
Centre
-Hampshire Gate Plaza
Employment
Oakville Entertainment
Centrum
The Oakville Entertainment Centrum is a unique
mixture of restaurant and recreation uses in stand
alone and strip plaza type buildings. A large parking
area is located around the site and the interior of
the site is limited to pedestrians as an outdoor mall
with all uses facing inward to central open areas and
walkways. Some current uses in the area include
several restaurants, a movie theatre, a mini golf
indoor operation and a fitness centre. The open
space area that surrounds the site includes volleyball
courts and sports fields.
Uptown Business Core
- Oak Park
- Iroquois Ridge
- Trafalgar Ridge
The Uptown Core includes a variety of commercial
uses along with cultural, institutional and
recreational uses. The land within the Uptown Core
has been divided into several areas. These include
the Commercial Office Campus, the Central Retail
Area, a large park, some small institutional and
public
use
blocks and
several
residential
neighbourhoods. Commercial activity in the area is
located in the Commercial Office Campus and the
Central Retail Area.
#7
The Uptown Core
commercial area is
located at Dundas
Street West and
Trafalgar Road.
#3
Residential Medium Density
Residential High Density
Mixed Commercial Residential
Office and Other Commercial
Arterial Commercial
Central Retail Area
Institutional
Parkland
Natural Area
The Uptown Core is anticipated to become a
regional node of employment, commercial and retail
facilities with retail and entertainment focus
concentrated within the Central Retail Area. The
Uptown Core is referred to as the commercial heart
ii
Market
Description
Commercial Area
Location
(map reference)
Shopping Area
Name
of the Town north of the QEW. Current stores in the
Uptown Core include Wal-Mart, a Real Canadian
Superstore Longos and Canadian Tire.
Community
Trafalgar Village
South of QEW and
west of Trafalgar
Employment
Trafalgar Village
The Trafalgar Village Plaza includes a No Frills
supermarket and a Home Depot.
Commercial
Hopedale Mall
Hopedale Mall is an indoor shopping mall. The mall
contains a Zellers and a Dominion and is currently
under renovation to improve the site.
#16
Hopedale Mall
Hopedale Mall is
located at the
northeast corner of
Rebecca Street and
Third Line in the
Community of
Bronte.
#13
iii
Market
Description
Commercial Area
Location
(map reference)
Shopping Area
Name
Neighbourhood
Fox Creek Plaza
Third Line and
Dundas St. W
Commercial
Fox Creek Plaza
#1
Maple Grove Village
Oak Town Plaza
Cornwall Road
Commercial
Maple Grove Village is a commercial plaza with a
variety of uses including a supermarket and a stand
alone coffee shop.
#11
Kerr Street
And
Speers Road
Commercial
Oak Town Plaza
Oak Town Plaza features a variety of commercial
uses and sizes. Major tenants include Shoppers Drug
Mart, Food Basics, Canadian Tire and the Roxbury
Restaurant. Benny’s Restaurant and L.A. Fitness are
located in a stand alone building located at the
north end of the plaza. The plaza is also home to a
Royal Bank drive-thru.
Commercial
Rio Centre
The Rio Centre is a strip mall with a additional stand
alone buildings fronting on to the street. Shoppers
Drug Mart, Blockbuster Video and Dominion anchor
the strip mall while the stand alone buildings are
occupied by TD Canada Trust, Tim Horton’s, Esso,
Mr. Lube/Water Depot, McDonald’s and Pizza Pizza.
#15
Rio Centre
Neyagawa Boulevard
and
Dundas Street West
#2
iv
Market
Description
Commercial Area
Abbey Plaza
Location
(map reference)
Southeast corner of
Upper Middle Road
and Third Line.
Shopping Area
Name
Commercial
Abbey Plaza
The Abbey Plaza is a commercial plaza with a
supermarket (Sobeys).
Upper Oakville
Shopping Centre
The Upper Oakville Shopping Centre hosts several
commercial uses. Stand alone uses include the Beer
Store and the LCBO. The connected strip plaza
includes a supermarket, small restaurants, a dollar
store and a pharmacy.
#5
Upper Middle Shopping Centre
The Upper Oakville
Shopping Centre is
located at the
northeast corner of
Eighth Line and
Upper Middle Road.
Commercial
#6
Old Oakville Marketplace
Arterial
Commercial –
Auto Oriented
North Bronte
North side of
Cornwall
#17
The North Bronte
Plaza located on
Bronte Road on the
southern side of
Speers Road.
Employment
Whole Foods
Commercial
North Bronte Plaza
Arterial Commercial
Supermarket
The North Bronte Plaza contains a small commercial
plaza on the east side of Bronte Road and a small
garage.
#12
v
Market
Description
Commercial Area
Location
(map reference)
Speers Road
#14
Commercial
Arterial Commercial
Downtown
Kerr Street (Auto Oriented)
#15
Commercial
Downtown Oakville
#18
Central Business District
Shopping Area
Name
The Speers Road Commercial Area is comprised of a
variety of commercial uses clustered on separate
lots along Speers Road.
Each cluster contains
several commercial uses usually in a strip mall form
with off street parking areas. The area includes
restaurants, automotive uses, repair shops and
specialized stores.
Variety of strip retail and service uses.
The Downtown is promoted as a major commercial
hub in Oakville. The Downtown maintains its village
atmosphere while containing more than 350
businesses.
vi
Market
Description
Commercial Area
Location
(map reference)
Shopping Area
Name
Bronte Village Mall
East of Bronte Road
along Lakeshore
Bronte Village Mall
Bronte Village contains a commercial area with
various commercial and residential uses. The area
provides for several unique shops and restaurants.
#10
Commercial
Kerr Street (pedestrian)
Commercial
Commercial Residential
Institutional
Parkland
Convenience
The Kerr Street Commercial Area includes several
commercial uses with parking directly on Kerr
Street.
This area has developed similar to
Downtown Oakville in its appearance and acts as an
extension to the Downtown given its proximity to
Lakeshore Road. A variety of commercial uses are
located in this area. The buildings are generally two
stories with residential units above. Planting and
unique paving make Kerr Street an attractive
pedestrian commercial area.
Several convenience plazas as noted in inventory by
urbanMetrics
vii
Town of Oakville
Retail and Service Commercial Policy Review
Phase 2: Commercial Policy Review
August 29, 2006
urbanMetrics inc.
TABLE OF CONTENTS
1.
2.
INTRODUCTION .......................................................................................................................... 1
COMMERCIAL DEVELOPMENT IN OAKVILLE.......................................................................................... 2
2.1
2.2
2.3
3.
4.
REGULATING COMMERCIAL DEVELOPMENT ......................................................................................... 8
EXISTING PLANNING CONTEXT ........................................................................................................ 9
4.1
4.2
4.3
4.4
5.
6.
7.
HISTORY OF COMMERCIAL DEVELOPMENT IN OAKVILLE .......................................................................................2
OAKVILLE’S CURRENT COMMERCIAL STRUCTURE ...............................................................................................4
CURRENT COMMERCIAL ISSUES.....................................................................................................................7
PROVINCIAL POLICY .................................................................................................................................9
REGION OF HALTON OFFICIAL PLAN ............................................................................................................ 10
TOWN OF OAKVILLE OFFICIAL PLAN ............................................................................................................ 10
4.3.1
Commercial Designations .....................................................................................................................................................12
4.3.2
Other Designations Permitting Commercial Uses ...............................................................................................................14
4.3.3
Community, District and Special Study Area Plan Designations........................................................................................14
TOWN OF OAKVILLE ZONING BY-LAW........................................................................................................... 15
MARKET CONTEXT...................................................................................................................... 16
KEY PRINCIPLES FOR REVIEWING COMMERCIAL POLICY ALTERNATIVES...................................................... 16
FINDINGS ................................................................................................................................. 18
APPENDIX 1 – OAKVILLE’S COMMERCIAL STRUCTURE – SEPTEMBER 14, 2005 .................................................... 20
APPENDIX 2 – COMMERCIAL POLICY APPROACHES ..................................................................................... 28
APPENDIX 3 – TOWN OF OAKVILLE COMMERCIAL POLICIES........................................................................... 31
Figures
Figure
Figure
Figure
Figure
Figure
Figure
Figure
Figure
Figure
Figure
1: Sixteen Mile Creek 1908
2: Plan of the Town in 1835
3: The Granary 1856
4: Canadian Hotel 1855
5: Customs House 1856
6: Oakville Place
7: Maple Grove Village
8: Hyde Park Gate
9: Town of Oakville Commercial Areas
10: Town of Oakville Committed and Proposed Commercial Space
Town of Oakville Retail and Service Commercial Policy Review
1.
August 29, 2006
Introduction
Commercial policy issues are complex. In order for planners to develop effective and progressive policies to address commercial
development, there is a need to understand how retail areas function, the relationship among them and within the marketplace, and
principally, how the role and the ability of the government to shape market forces can or should be implemented. In order to properly
develop and implement commercial policies that reflect the goals and objectives of a municipality, it is critical to have an
understanding of the context within which commercial development should be planned.
In April 2005 the Town of Oakville released a Request for Proposals to complete a Retail and Service Commercial Policy Review. The
review was to provide:
(i)
an evaluation of the suitability of the commercial inventory to address long term demand for retail and service
commercial uses in the Town having regard for future trends; and,
(ii)
a review of the Town’s existing retail and service commercial policy framework and its adequacy to address future
commercial needs.
The first phase of the study has been completed by urbanMetrics and is summarized in the report entitled “Town of Oakville Retail
and Service Commercial Policy Review Phase I: Retail Market Analysis”. Meetings have been held with staff and various stakeholders in
the Town to collect background information and to discuss the Retail and Service Commercial Review. In August a background sheet
on the study was prepared and circulated, which requested general input on issues associated with the Review. A public meeting was
held on September 14, 2005 which highlighted the work completed to date.
This report summarizes the background context to the Retail and Service Commercial Review by outlining the following:
(i)
the history of commercial development in Oakville and the existing built commercial structure;
(ii)
the current policy structure in Oakville; and,
(iii)
alternative commercial policy approaches.
It should be noted that the policies for the North Oakville Secondary Plan Area have not been reviewed as part of the Study and it has
been assumed that the warranted commercial space (1.0 million square feet) for North Oakville will be accommodated through the
final North Oakville Secondary Plan.
1
2.
August 29, 2006
Commercial Development in Oakville
Commercial development, especially retail development, is continuously changing and evolving. Commercial land uses, forms and
functions are affected by a number of trends including the economic climate, technology, consumer demographics, consumer
preferences, retailing/business strategies, and the development of new/revised retail formats. A detailed description of recent retail
development trends is outlined in the Phase 1: Retail Market Analysis Report.
2.1
History of Commercial Development in Oakville
Oakville’s first commercial development evolved with the declaration of Oakville Harbour as a Port of Entry for Canada in 1834. Land
for Market Square was set aside in 1835 by William Chisholm the Town’s founder.
Figure 1: Sixteen Mile Creek 1908
Figure 2: Plan of the Town in 1835
Market Square became a hub for commercial activity and trade. In the 1850’s a number of the Town’s prominent commercial buildings
were constructed which included the Granary, the Canadian Hotel and the Customs House. In the late 1800’s the Market Building was
remodeled for use as the Town Hall in 1913.
2
Figure 3: The Granary 1856
August 29, 2006
Figure 4: Canadian Hotel 1855
Figure 5: Customs House 1856
Throughout the early 1900’s the Town’s downtown core expanded with the development of the residential neighbourhoods along the
lakeshore. Commercial facilities also developed along Kerr Street and Speers Road. During the 1950’s and 1960’s a number of small
commercial plazas and malls were constructed to serve the newly developing suburban neighbourhoods. In 1981 Oakville Place opened
providing the first enclosed regional mall for the Town. In the late 1980’s and throughout the 1990’s developments such as Oakville
Town Centre I and II, Oak Park and Hyde Park Gate accommodated several large format retailers. There have also been recent
proposals and approvals for commercial development in both Burloak and Palermo Village.
3
Figure 6: Oakville Place
August 29, 2006
Figure 7: Maple Grove Village
Figure 8: Hyde Park Gate
In very general terms Oakville has developed south of the QEW in a classic first half of the twentieth century form, with Lakeshore
Drive as the main street, a central, pedestrian oriented downtown, which is seeing a continuing evolution of retail functions as
additional housing is developed in and around the area. North of the QEW there are a number of suburban neighborhoods, continuing
to develop with the Uptown Core planned as a major centre at the north end of Trafalgar Road, which would then be the spine linking
the Downtown, Midtown and Uptown Core.
2.2
Oakville’s Current Commercial Structure
Oakville’s current commercial structure has a number of nodes and corridors reflecting the form and timing of adjacent development.
In addition to the historic Downtown Oakville, the downtown area of Bronte Village is also evolving as a revitalized commercial area.
The Kerr Street and Speers Road corridors provide a wide range of pedestrian and auto-oriented retail and mixed use activities. The
regional Midtown Core (QEW and Trafalgar Road) and the sub-regional power centres (Uptown Core, Winston Gate and Oakville Town
Centre I and II) also provide significant commercial areas. Trafalgar Village and the Hopedale Mall provide community level retail
services with food stores. There are also a significant number of smaller commercial centres which provide goods and services to the
surrounding neighbourhoods as well as many convenience commercial stores located throughout the Town.
4
August 29, 2006
A chart outlining the various commercial nodes is attached to this report as Appendix 1: Oakville’s Commercial Structure. It provides a
visual and written description of the major nodes and notes the existing Official Plan designations. A map illustrating the key
commercial areas is provided below (Figure 9: Town of Oakville Commercial Areas).
Figure 9: Town of Oakville Commercial Areas
5
August 29, 2006
Figure 10: Town of Oakville Committed and Proposed Commercial Space
8
In addition to the existing commercial areas,
there are numerous commercial development
applications which would provide for new
commercial space. The two most significant
applications are the additions in Burloak and the
new retail and service commercial uses in the
Palermo Village Secondary Plan.
9
17
12
15
18
16
24
13
East
North
30
14
27
26
23
7
25
28
5 11
6
1
29
31
4
3
22
21
South
West
2
19
10 20
Map
No.
Town of Oakville Committed and Proposed Commercial Space
Zoning Amendments
Address
Type
1
2
3
4
5
85 Navy Street
1515 Rebecca St
3021 West Oak Trails Blvd
345 Speers Road
271 Cross Ave
Retailnew
Hopedale Malexpansion
Neighbourhood commercialdevelopment
Gas Station/Convenience
Restaurant
6
7
8
9
10
11
12
13
19
1133 Monastery Dr
2013 Kingsridge Dr
2800 Portland Dr
2947 Portland Dr
3420 Rebecca Street
361 CornwalRoad
609 Ford Drive
2530 Sixth Line
Burloak Employment Lands
Approval Status
Retailaddition
Retailnew
Retailnew
Retailnew
Retailnew
Retailplaza
Expansion of commercialbuilding
Retailplaza expansion
Retailnew
Approved
Site Plan Agreement
Expansion Potential
Site Plan Amendments
Vacant Designated
Zoning/OPA
1)
North Oakville
Map
No.
14
15
16
17
Size
3,875
67,321
8,901
3,196
6,124
2,421
14,014
12,066
12,001
25,197
13,874
22,130
n.a
589,980
Map
No.
18
20
21
Address
Type
202 Oak P ark B lvd.
Great Lakes B lvd
West Oak Trails B lvd
Retail new
Retail new
Retail new
215,278
21,780
20,720
Retail new
Retail new
Retail new
16,145
13,411
8,526
Square Feet GLA
22
23
24
2418 B ronte Road
2274 Dundas S treet W
523 Maple Grove Dr
781,100
92,505
33,448
645,200
295,860
1,058,000
S ize
Vacant Designated Lands
Map
No.
Address
S ize
25
Dundas S treet & P ostmaster Drive
91,800
26
27
28
Third Line & K insridge Road - NW
Dundas S treet & Third Line - NW
P almero V illage Centre
57,600
90,000
405,800
Potential Expansions
Address
222 Cross Ave
Type
Retailexpansion
Size
11,428
230 Dundas Street E
2365 Trafalgar
2640 Sheridan Garden Drive
Retailexpansion
Retailnew
Retailnew
56,715
4,994
19,368
Map
No.
29
30
31
Address
A bbey P laza - 1500 Upper Middle Road
S ize
8,299
RioCan Centre - Dundas S treet & Neyagawa B lvd
Upper Middle S hopping Centre - 1500 Upper Middle Road
2,906,113
Source:
1)
urbanMetrics inc.
Based on July 31, 2003 Retail Space Needs Update Analysis North Oakville, W.
Scott Morgan. Scenario A Space Requirements adjusted by urbanMetrics inc. for
a projected 2021 Population of 41,519.
6
6,785
18,364
August 29, 2006
The proposed North Oakville Secondary Plan also provides for commercial development to serve the Oakville community. The
projected amount of floor space for North Oakville as provided in the background reports by the Town’s consultants has been
reviewed by urbanMetrics and they have concurred with the analysis.
The residual retail and service commercial space projected by urbanMetrics will need to be accommodated by the Town. The current
commercial structure should be carefully considered in the analysis to determine the most appropriate location for the required
commercial development.
2.3
Current Commercial Issues
As a result of our background research, discussions with staff, meetings with the Oakville and Bronte Village BIA and some limited
feedback from the website questions and the public meeting, the following appear to be some of the issues related to retail and
service commercial development in Oakville:
•
the physical constraints for redevelopment and intensification opportunities in several areas;
•
the lack of clear policy on live-work units in the Official Plan;
•
the need to focus on pedestrian retailing to strengthen its role due to the prominent increase in large format
development in the Downtown Core;
•
the need to update the policies to reflect current trends and retail formats and to recognize regional functions and the
potential for large format retail power centres;
•
the need to provide flexible policies for existing community commercial centres to increase redevelopment potential;
and,
•
the need to clearly define the role and function of commercial uses in the employment areas and to limit the range of
retail uses in the arterial commercial areas.
These issues will be addressed in detail as part of the analysis of the policy and geographic options.
7
3.
August 29, 2006
Regulating Commercial Development
The Town’s authority to regulate the nature, size and location of commercial devleopment is provided by the Ontario Planning Act.
The legislation gives Ontario’s municipalities the authority to regulate commercial uses through Official Plans and Zoning By-laws.
These two planning documents, which are approved by Oakville Council through a public process, have the statutory authority to
prescribe where commercial uses may be located, specify the uses that may be permitted, and limit the size of and concentrations of
commercial uses.
Official Plans have always provided for commercial land use designations and the locations within the municipality where such uses are
permitted. The system of categorizing commercial centres in terms of their size and function is termed the ‘commercial hierarchy’.
When this system found widespread use in the 1970’s, many Ontario communities, like Oakville established the primacy of the central
business district as an essential element of planning policy. This was done with the intent that the continued concentration of
commercial uses in the downtown cores would ensure a healthy and vibrant downtown area.
Over the past 30 years the planning concept that formed the basis for commercial policy was that of “planned function”, a concept
based on the Official Plan’s description of the role of a particular commercial centre, usually within a structure or hierarchy of retail
commercial facilities. A regional shopping centre would have the planned function of serving all of Oakville and the surrounding area; a
community shopping centre, a large area of the Town; and a neighbourhood shopping centre, the surrounding neighbourhood. This
‘hierarchy’ of retail centres directly reflects the number of people that it takes to support a grouping of stores – the larger the stores,
the more people that are needed to shop there to be economically viable.
While this concept forms the basis for commercial policy in the Town’s Official Plan, there are also several policies recognizing mixed
use commercial and residential developments and a strong focus on commercial nodes. The Plan requires a market impact study prior
to allowing any new or expanded commercial centre.
In conducting a review of the Town’s commercial policies, an informed choice should be made about the degree to which land use
issues justify intervening in the market and about the degree to which consumer choice should be determined by retailers or by the
municipality. Municipalities across Ontario have made different choices based on different circumstances and contexts. Some have
maintained a traditional hierarchical approach utilizing population thresholds to determine the size of commercial areas. This is often
referred to as a “controlled approach”. Others have eliminated restrictions and maintained very detailed urban design guidelines to
direct the form of development, assuming that consumer choice will determine the location and amount of development.
Municipalities who have provided very few regulations have often been referred to as using an approach to allow “maximum choice”.
8
August 29, 2006
Many municipalities have simply maintained a hierarchical approach to commercial land uses but have not prescribed caps or required
retail studies, a “flexible control” approach. It is important for municipalities to ensure that whatever regulatory approach is taken in
regulating commercial land use, the public interest should be served by ensuring convenient access to a wide range of goods and
services, the efficient use of infrastructure and the avoidance of blight.
In comparison to other municipalities, Oakville has been well planned in terms of commercial development. The supply of commercial
facilities has kept pace with the Town’s growth. A summary of the various approaches to commercial planning and current municipal
examples is provided as Appendix 2 to this report.
4.
Existing Planning context
The existing planning context within which Oakville regulates commercial land use is described in this section of the report.
4.1
Provincial Policy
The current Provincial Policy Statement (PPS) provides general policies for developing strong communities and includes policies which
promote sustainable development and compact urban form. The recent Planning Reform Initiatives by the Provincial Government
introduced additional policies in the new PPS that support the long-term prosperity and social well being of a municipality by
maintaining the “viability and vitality” of downtowns and mainstreets. The policies also encourage transit supportive densities and
development with a focus on intensification of existing urban areas.
The current policies of the Oakville Official Plan should be reviewed to ensure consistency with the related commercial objectives of
the new PPS specifically those related to the downtown. While there is little discussion of commercial uses in the PPS Policy 17.1
states:
“Long-term economic prosperity should be supported by:
b)
maintaining and, where possible, enhancing the vitality and viability of downtowns and mainstreets;”
9
4.2
August 29, 2006
Region of Halton Official Plan
The Region of Halton Official Plan designates the majority of the Town of Oakville as part of the Region’s Urban and Greenlands
System. One of the objectives for the Urban Areas is to support the development of nodes at strategic locations with mixed uses. The
key nodes identified in the Regional Official Plan which are located in Oakville all contain significant commercial functions. The
policies in the Regional Plan dealing with Nodes are found in Section B3. In general terms the nodes are to encompass both residential
and employment uses. Five nodes are found in Oakville, three commercial include the historic downtown, the Mid-Town and the
Uptown Core. The policies of the Regional Official Plan state that the while the general locations of the Nodes are shown on Map 1 of
the Regional Plan the boundaries, population and employment levels, land uses and other features will be determined by local Official
Plans.
Other policies of relevance in Section B3 include requirements to meet intensification and mixed-use objectives, promoting public
transit and pedestrian orientation. It is important to note that while the major commercial facilities in Oakville are only part of the
Regional Nodes, as a variety of land uses are anticipated without any single dominant land use or form.
4.3
Town of Oakville Official Plan
The current Official Plan for the Town of Oakville guides the use of land to promote balance within the community by reserving areas
for residential use, farming, parks and open space, various commercial and employment purposes, and in some cases, mixed uses. The
Official Plan is intended to enhance the quality of life and to provide for and to promote identity and vitality in the Oakville
environment by providing for a settlement pattern which caters to its own needs for commercial and cultural services to the maximum
extent possible consistent with its regional location.
One of the key objectives of the Plan is to maintain the viability of the Central Business District and allow for new opportunities for
business growth by the establishment of a new Uptown Business Core. The Plan’s objectives also include the need to develop centres
for retail as a focus for each community.
The Town’s Official Plan also encourages redevelopment and revitalization plans and programs in the Central Business District and
community shopping areas.
Appendix 3: Town of Oakville Commercial Policies provides an overview of the existing Official Plan policies dealing with commercial
land use and development. In summary terms the Official Plan provides a traditional hierarchy of commercial centres. The current
hierarchy provides for six commercial land use designations:
10
•
Central Business District and Uptown Business Core
•
•
•
Arterial Commercial Area
•
Neighbourhood Commercial Centre
•
August 29, 2006
Each commercial land use designation provides a description of the form of development intended and the planned function with an
identification of the trade area to be served by the designated area. There is also a description of the area’s location in terms of the
Town’s transportation network (in some cases a specific location is noted). There is also a listing of permitted uses. Each designation
also provides for special policies which may be applicable to the area. This structure is well organized and clearly identifies different
levels of commercial development. However, based on the function of the existing commercial structure the described or planned
function in the policies does not necessarily match the function that has evolved since the Plan was adopted. For example, Oakville
Town Centre I and II serves as a district node but is recognized in the current hierarchy as both a community shopping area (on the
west side) and an arterial commercial area on the east side. Given the way the development has evolved and functions, it can be
viewed as functioning as a sub-regional commercial node and the policies should reflect this.
The general policies for commercial land uses state that a proposal to expand a major shopping centre or to develop or expand any
major shopping centre not provided for in the Plan and Zoning By-law may only be approved after consideration and acceptance by the
Town of detailed impact studies prepared by the applicants. The studies are to include an analysis of impact on existing shopping area,
local core areas, public and private transportation and the community’s social and economic life. A major shopping centre is defined as
any centre over 23,225 square metres of gross leasable area, or one that has a primary trade area extending beyond the boundaries of
Oakville.
The practice of requiring market studies is common in many municipalities and is often at the discretion of Council. The size of new or
expanded development which triggers the requirement for a market study may be a policy area to consider as part of a revised policy
approach.
11
4.3.1
August 29, 2006
Commercial Designations
The Central Business District designation applies to the historic business district of Oakville centered around Lakeshore Road and
Sixteen Mile Creek. The Uptown Business Core is designated at the corner of Trafalgar Road and Dundas Street. The uses permitted are
wide ranging and include a full range of retail and service commercial uses. Development in the Uptown core requires an urban design
study. There is no reference to the trade area to be serviced by the Downtown.
The policies for Downtown Oakville should be strengthened to incorporate the new Provincial Policy Statement policies relating to the
viability and vitality of main streets. There is also a need to recognize intensification as a form of encouraged development and
policies which encourage a continued balance of uses.
The Plan provides one Regional Shopping Centre designation for the northwest quadrant of Trafalgar Road and the QEW (Oakville
Place). The designation provides for a wide range of uses and it is noted that the intended function of the area is to serve the trade
area beyond the boundaries of Oakville. Given the regional function of several other commercial nodes, this term may need to be
amended or an alternative designation introduced to recognize the other regionally servicing nodes. The Uptown Core contains a
regional commercial node referred to as the Central Retail Area.
Community Shopping Areas
Community Shopping Areas are to be designated as part of the community planning stage. Such areas are to be easily accessible to the
population in the community to be served. The Community Shopping Area may take two forms: street oriented business district (Bronte
Village and Kerr Street) or a shopping centre (single sites of not more than 8.5 ha with a cohesive grouping of retail and service
commercial functions). These areas are intended to service the trade area of a single community. The policies however do not
prescribe the limits of the trade area.
12
August 29, 2006
The permitted uses include a broad variety of retail uses including department stores. This designation represents the majority of the
existing commercial nodes in Oakville. This designation is likely to see the most redevelopment and/or expansion as the older centers
evolve to adapt to new retail trends. The current policies are quite flexible to allow for redevelopment and expansion. Some
clarification may be needed to address any site specific areas which may be proposed for expansion to accommodate a portion of the
warranted space.
Arterial Commercial Areas
The Arterial Commercial designation is limited to suitable locations on arterial roads which are encouraged to be established in a nodal
or campus fashion. The range of uses in this designation should be established in Community or District Plans. While the designation
includes Large Scale Retail Sale of Merchandise Uses it does not include a department store, food supermarket, a food store or a
grocery store. Development in the arterial commercial areas is also to be controlled through design guidelines.
Given the evolved commercial hierarchy, it may no longer be appropriate to encourage Retail Warehousing and Large Scale Retail Sale
of Merchandise Uses in the Arterial Commercial Areas. It will be important to recognize the continued importance of the arterial
corridors and their function and continue to strictly control development in these areas though the implementing zoning. Oakville
Town Centre II should be considered as part of the commercial node which designated Oakville Town Centre I as a Community Shopping
Centre.
The Neighbourhood Commercial Centre designation is intended to provide for a small free-standing shopping centre or a collection of
stores within a residential complex which is to serve the whole or part of a residential neighbourhood. This designation provides a cap
in terms of floor area (maximum 10,000 square metres). The policies also note that any one site may not exceed 4 ha. The existing
neighborhood convenience centers appear to be well distributed in the Town.
The Convenience Commercial Centres may take several forms such as a free-standing shopping centre or a single store. The
convenience centres are intended to serve the immediate neighbourhood. They are to be a maximum of 2,000 square metres on sites
not to exceed 0.8 ha. The current policies reflect the existing convenience center locations and function quite well.
13
August 29, 2006
4.3.2 Other Designations Permitting Commercial Uses
In addition to the main commercial land use designations, the Light Employment, General Employment and Transitional Employment
designations permit retail and service commercial uses as related accessory retail uses that are intended to serve the employment
areas. While retail sales and administrative offices are to be ancillary to employment uses and be located on the same lot, there is no
indication of how the commercial uses are to be developed (either as a node serving the employment area or as an integrated
development within an office commercial or industrial building). The format for ancillary commercial uses should be carefully
addressed and policies should be considered to clarify the role of commercial uses in the employment areas. Oakville may want to
consider employment policies which set out specific policies for commercial uses that limit the types and number of uses and the form.
For example, some municipalities allow specific types of commercial uses in business employment designations but restrict the size and
number of uses. Some also provide policies that state that such uses must be clearly subordinate to the employment uses.
4.3.3 Community, District and Special Study Area Plan Designations
The existing commercial structure in Oakville is also recognized through more specific policies in various Community and District Plans.
The Old Oakville Community Plan provides specific policies for the Old Oakville Central Business District (Downtown Oakville) and the
Kerr Street Business District. The Plan also provides policies for the Kerr Street Community Shopping Area and has a mixed
Commercial Residential designation for lands along Kerr Street which encourages mixed use development.
The Bronte Community Plan provides for commercial uses in the Bronte District through the Bronte Community Shopping Centre
designation and in the Hopedale District through the Community Shopping Area designation for the Hopedale Mall.
The balance of Community and District Plans provide policies specific to the commercial nodes as prescribed by the commercial land
use designations found in the parent plan. The Uptown Core Plan has a Central Retail Area designation which recognizes the function
of the uptown core commercial node as a regional commercial node. There are detailed policies with regard to uses and development
and design standards. The area also has a cap of 93,000 square metres of gross leasable area. The Uptown Core also contains a Mixed
Commercial Residential designation. The Mixed Commercial Residential designation is also found in the West Oaks Trail Community
Plan at the intersection of Fourth Line and West Oaks Trail Boulevard.
The Midtown Core District Plan contains a Mixed Use designation which permits a wide range of residential and commercial
designations. The Plan provides detailed urban design guidelines.
14
August 29, 2006
The Employment District plans provide for the majority of the existing commercial developments through the Arterial Commercial
designation. The Speers Road commercial area is recognized as Arterial Commercial in the QEW West Employment District Plan.
Depending on the policy and geographic approach to be taken, there may be a need to provide some minor revisions to the specific
area policies to provide for possible expanded commercial uses or to address issues such as intensification in the Downtown or the role
of live-work units. There is also a need to ensure the updated hierarchy reflects what is currently built as noted in the Phase 1 report.
4.4
Town of Oakville Zoning By-law
The Town’s current Zoning By-law 1984-63 provides for a range of zones which permit commercial uses. The following are the main
commercial zones:
•
Local Shopping Centre (C1)
•
Community Shopping Centre (C2)
•
Central Business District (C3)
•
Central Business District - Residential (C3R)
•
Arterial Commercial (C3A)
•
Arterial Commercial (C3B)
•
Rural Commercial (C4)
•
Highway Commercial (C5)
•
Service Station (C6)
•
Travellers’ Service (C7)
Depending on the final recommendations in relation to the Official Plan, changes to zoning may be required to ensure the zoning can
implement any proposed changes. Consideration may be given to zoning provisions related to uses, coverage, parking and setbacks to
provide for increased flexibility.
15
5.
August 29, 2006
Market Context
Planning policy attempts to provide commercial choice to consumers, at easily accessible locations that cause little or no impact on
adjacent uses. The number, location and size of commercial uses are a function of the market for such uses. Market analyses help
determine how much land should be available in a community to provide floor space for consumer goods and services.
UrbanMetrics have prepared a detailed market analysis which addresses Oakville’s retail/service space inventory and analyzes the
commercial spaces needs to 2021. The intent of the analysis was to determine the magnitude of the retail commercial space which
will be required to service the projected population growth in the Town. The following is a summary of the urbanMetrics analysis:
•
•
•
•
•
6.
the projected population for Oakville for 2021 is just under 240,000;
there is an additional 3.8 to 4.2 million square feet of retail and service commercial space warranted by 2021;
over 2.9 million square feet of retail and service commercial space is currently proposed, approved and or designated;
approximately 1.0 million square feet is warranted for the North Oakville Secondary Plan Area based on the background
analysis done by the Town’s marketing consultant;
800,000 to 1.3 million additional square feet of retail and service commercial space is warranted and needs to be
accommodated.
Key Principles For Reviewing Commercial Policy Alternatives
The commercial policy review process needs to provide recommendations of changes for Oakville to consider with respect to where the
additional warranted retail and service commercial space should be located and how the commercial development should be
regulated. Consideration of whether the current policy approach should be revised or amended is required based on the warranted
space, current trends in the Town’s market and Provincial policy requirements.
Based on the Town’s existing commercial structure and the proposed commercial developments, it is clear that the Town is generally
well served by commercial uses. There is a good distribution of retail and service commercial facilities with the exception of the
northwest area where the amount of existing commercial space in relation to the population is quite low. This should be rectified with
the proposed development at Burloak.
16
August 29, 2006
In determining where the warranted space should be provided, several geographic options can be considered including:
(i)
the expansion of existing nodes;
(ii)
the intensification of existing nodes;
(iii)
the potential for new nodes (based on the Town’s current urban structure this may require the redesignation of some
existing areas); and
(iv)
the conversion of existing employment lands for commercial uses should be limited.
Given the relatively small amount of warranted space and the fairly strong existing nodal commercial structure as defined in the Phase
1 report, the distribution of the residual uncommitted space is likely to take place through the expansion and intensification to existing
commercial nodes. There may also be some limited commercial development in the employment areas. This should continue to be for
the purposes of serving local businesses.
In evaluating where and how the warranted retail and service commercial space should be planned (assuming most development will
occur as expansions and intensification to existing centres) the following key principles should be considered:
a)
Locational Factors – Does the approach provide locations which maximize opportunities for the surrounding areas? Are
the locations provided for appropriate in terms of the equitable distribution of commercial activity? Does the approach
provide for locations which are reflective of the overall direction for growth in the Town? Do the locations provide a
balance for the Town’s overall development?
b)
Servicing Infrastructure – Does the approach ensure efficient use of existing and/or proposed serving infrastructure? Do
the recommended locations for commercial development provide for appropriately phased development?
c)
Transportation Access and Opportunities – What are the implications for the transportation infrastructure in relation to
the various alternatives? How well do the recommended location and size of new commercial areas fit within the
transportation network (access, transit, parking)?
d)
Market Implications – What are the positive and negative market implications for the various approaches and the
various recommended locations? How do the alternatives affect choice and market demand?
17
7.
August 29, 2006
e)
Primacy of the Downtown Areas – What are the implications for the Downtown areas? Do the approaches and the
recommended locations maintain the primacy of the Downtown areas as central business districts and major
commercial centres?
f)
Land Use Compatibility – Do the approaches/locations provide for compatible land uses? Do the alternatives/locations
provide for a sense of place, can they be integrated with the surrounding community and can they achieve high quality
urban design standards?
FINDINGS
As a result of our review of Oakville’s historical commercial development, the Town’s current commercial structure (existing nodes),
the existing policy framework and policy approaches, as well as our review of the general issues, the following findings have been
made:
1.
The existing commercial policy framework in Oakville’s Official Plan represents a traditional hierarchical approach with
well defined roles and functions for the commercial areas. The policies are relatively flexible for the general
commercial land use designations with more specific policies found in the Community and District Plans. The Official
Plan does require a market impact study for the development of new or expanded centres greater than 250,000 square
feet.
2.
Oakville currently utilizes a flexible yet controlled approach to regulating commercial development. This approach
seems to have resulted in fairly good distribution of goods and services and allowed the market to respond to consumer
demand
3.
Oakville’s commercial development has reflected the general commercial development trends experienced by most
growing municipalities in Ontario. The existing structure provides a fairly good distribution of retail and service
commercial uses with a focus in the areas along and south of the QEW.
4.
The market analysis has concluded that between 800,000 to 1.3 million additional square feet of retail and service
commercial floor space beyond that currently built or applied for is warranted by 2021.
18
5.
In developing the recommended changes to Oakville’s commercial policies the following specific issues should be
addressed:
a)
b)
c)
d)
e)
6.
August 29, 2006
The role of live-work units;
The role of the large format retail areas (sub-regional);
The importance of a nodal focus for commercial areas;
The consideration of the types of policies that should apply to limit commercial development in employment
areas;
Policies to encourage opportunities for commercial infill, intensification and redevelopment, and policies to
strengthen the importance of the downtown areas as required in the new PPS.
Several key principles should be used in the review of recommended changes to the Town’s commercial policies and
the geographic options for accommodating the warranted space. These principles should include locational factors,
servicing and transportation infrastructure, market implications, the primacy of the Downtown and land use
compatibility.
The next stage of the retail and service commercial review will involve the finalization of a set of recommended changes to the current
policies to ensure the Town’s existing and future needs are met. Input from staff and key stakeholders should be obtained through
further public consultation.
19
APPENDIX 1 – OAKVILLE’S COMMERCIAL STRUCTURE – SEPTEMBER 14, 2005
August 29, 2006
September 14, 2005
August 29, 2006
Market
Description
Commercial Area
Location
(map reference)
Regional Market
Midtown Core
QEW & Trafalgar
Commercial
#9
Arterial Commercial
Shopping Area
Name
Oakville Place Mall
The Midtown Core is a mixed use area including
various commercial uses, in addition to employment
and residential uses, and is centrally located. The
area has a high level of transportation accessibility.
The Oakville Place Mall is located at the northwest
intersection of the QEW and Trafalgar Road in the
College Park Community. The two storey, 450,300
square foot indoor shopping mall has a variety of
shops, a surface parking lot and a two storey parking
area. Oakville Place Mall is on a 12 hectare site
which allows for a full-scale regional shopping
centre.
The site was originally intended as a
community-scale shopping centre.
Sub-Regional
Market
Oakville Town Centre I and II
is located on either
side of Dorval Drive,
north of the QEW.
#8
Commercial
Arterial Commercial
Centre
20
I and II
Oakville Town Centre consists of two power centre
sites. A mixture of big box uses and plazas are
located on these two large sites with expansive
surface parking areas in the interior of the site.
September 14, 2005
Market
Description
August 29, 2006
Commercial Area
Winston Park
Location
(map reference)
Shopping Area
Name
Commercial
-Hyde Park Gate
-Winston Gate
Shopping Centre
-Winston Power Centre
-Winston Park Retail
Centre
-Hampshire Gate Plaza
There are several plazas located along Dundas Street
east of the Highway 403 link. They include large
blocks with a variety of big box and strip mall uses
including Home Depot, Sport Chek, Winners, Staples,
Canadian Tire and several restaurants.
Employment
Oakville Entertainment
Centrum
- Oak Park
- Iroquois Ridge
- Trafalgar Ridge
The Oakville Entertainment Centrum is a unique
mixture of restaurant and recreation uses in stand
alone and strip plaza type buildings. A large parking
area is located around the site and the interior of
the site is limited to pedestrians as an outdoor mall
with all uses facing inward to central open areas and
walkways. Some current uses in the area include
several restaurants, a movie theatre, a mini golf
indoor operation and a fitness centre. The open
space area that surrounds the site includes
volleyball courts and sports fields.
The Uptown Core includes a variety of commercial
uses along with cultural, institutional and
recreational uses. The land within the Uptown Core
has been divided into several areas. These include
the Commercial Office Campus, the Central Retail
Area, a large park, some small institutional and
public use blocks and several
residential
neighbourhoods. Commercial activity in the area is
located in the Commercial Office Campus and the
Central Retail Area.
South side of Dundas
Street W. between
the 403 and Winston
Churchill
Parkway Belt
#4
Oakville Entertainment Centrum
Northwest corner of
Winston Churchill and
the QEW
#7
Uptown Core
The Uptown Core
commercial area is
located at Dundas
Street West and
Trafalgar Road.
#3
Mixed Commercial Residential
Office and Other Commercial
Arterial Commercial
Central Retail Area
Institutional
Parkland
Natural Area
The Uptown Core is anticipated to become a
regional node of employment, commercial and retail
facilities with retail and entertainment focus
21
September 14, 2005
Market
Description
August 29, 2006
Commercial Area
Location
(map reference)
Shopping Area
Name
concentrated within the Central Retail Area. The
Uptown Core is referred to as the commercial heart
of the Town north of the QEW. Current stores in the
Uptown Core include Wal-Mart, a Real Canadian
Superstore Longos and Canadian Tire.
Community
Market
Trafalgar Village
South of QEW and
west of Trafalgar
Employment
Trafalgar Village
The Trafalgar Village Plaza includes a No Frills
supermarket and a Home Depot.
Commercial
Hopedale Mall
Hopedale Mall is an indoor shopping mall. The mall
contains a Zellers and a Dominion and is currently
under renovation to improve the site.
#16
Hopedale Mall
Hopedale Mall is
located at the
northeast corner of
Rebecca Street and
Third Line in the
Community of Bronte.
#13
22
September 14, 2005
August 29, 2006
Market
Description
Commercial Area
Location
(map reference)
Shopping Area
Name
Neighbourhood
Market
Fox Creek Plaza
Third Line and Dundas
St. W
Commercial
Fox Creek Plaza
#1
Maple Grove Village
Oak Town Plaza
Cornwall Road
Commercial
Maple Grove Village is a commercial plaza with a
variety of uses including a supermarket and a stand
alone coffee shop.
#11
Kerr Street
And
Speers Road
Commercial
Oak Town Plaza
Oak Town Plaza features a variety of commercial
uses and sizes. Major tenants include Shoppers Drug
Mart, Food Basics, Canadian Tire and the Roxbury
Restaurant. Benny’s Restaurant and L.A. Fitness are
located in a stand alone building located at the
north end of the plaza. The plaza is also home to a
Royal Bank drive-thru.
Commercial
Rio Centre
The Rio Centre is a strip mall with a additional stand
alone buildings fronting on to the street. Shoppers
Drug Mart, Blockbuster Video and Dominion anchor
the strip mall while the stand alone buildings are
occupied by TD Canada Trust, Tim Horton’s, Esso,
Mr. Lube/Water Depot, McDonald’s and Pizza Pizza.
#15
Rio Centre
Neyagawa Boulevard
and
Dundas Street West
#2
23
September 14, 2005
Market
Description
August 29, 2006
Commercial Area
Abbey Plaza
Location
(map reference)
Southeast corner of
Upper Middle Road
and Third Line.
Shopping Area
Name
Commercial
Abbey Plaza
The Abbey Plaza is a commercial plaza with a
supermarket (Sobeys).
Upper Oakville
Shopping Centre
The Upper Oakville Shopping Centre hosts several
commercial uses. Stand alone uses include the Beer
Store and the LCBO. The connected strip plaza
includes a supermarket, small restaurants, a dollar
store and a pharmacy.
#5
Upper Middle Shopping Centre
The Upper Oakville
Shopping Centre is
located at the
northeast corner of
Eighth Line and Upper
Middle Road.
Commercial
#6
Old Oakville Marketplace
North side of Cornwall
#17
Employment
24
Whole Foods
Supermarket
September 14, 2005
August 29, 2006
Market
Description
Commercial Area
Arterial
Commercial –
Auto Oriented
Market
North Bronte
Location
(map reference)
Shopping Area
Name
Commercial
North Bronte Plaza
The North Bronte Plaza contains a small commercial
plaza on the east side of Bronte Road and a small
garage.
The North Bronte
Plaza located on
Bronte Road on the
southern side of
Speers Road.
Arterial Commercial
#12
Speers Road
#14
Commercial
Arterial Commercial
Downtown
Kerr Street (Auto Oriented)
#15
Commercial
Downtown Oakville
#18
25
The Speers Road Commercial Area is comprised of a
variety of commercial uses clustered on separate
lots along Speers Road.
Each cluster contains
several commercial uses usually in a strip mall form
with off street parking areas. The area includes
restaurants, automotive uses, repair shops and
specialized stores.
Variety of strip retail and service uses.
The Downtown is promoted as a major commercial
hub in Oakville. The Downtown maintains its village
atmosphere while containing more than 350
businesses.
September 14, 2005
Market
Description
August 29, 2006
Commercial Area
Location
(map reference)
Shopping Area
Name
Bronte Village Mall
East of Bronte Road
along Lakeshore
Bronte Village Mall
Bronte Village contains a commercial area with
various commercial and residential uses. The area
provides for several unique shops and restaurants.
#10
Commercial
Kerr Street (pedestrian)
Commercial
Commercial Residential
Institutional
Parkland
26
The Kerr Street Commercial Area includes several
commercial uses with parking directly on Kerr
Street.
This area has developed similar to
Downtown Oakville in its appearance and acts as an
extension to the Downtown given its proximity to
Lakeshore Road. A variety of commercial uses are
located in this area. The buildings are generally two
stories with residential units above. Planting and
unique paving make Kerr Street an attractive
pedestrian commercial area.
September 14, 2005
Market
Description
Commercial Area
Convenience
Market
Several convenience plazas as noted in inventory by
urbanMetrics
August 29, 2006
Location
(map reference)
27
Shopping Area
Name
Appendix 2 – Commercial Policy Approaches
APPENDIX 2 – COMMERCIAL POLICY APPROACHES
August 29, 2006
Policy Approach
Controlled Hierarchy
The controlled hierarchy
approach is consistent
with the current Official
Plan structure and could
in fact be strengthened.
The approach establishes
a fairly tightly defined
planned function for each
commercial area and use
controls on the amount,
type and size of
commercial floor space.
The approach also
requires the need for
market studies to assess
market impact in regard to
new commercial
designations or for
proposals above the
identified threshold.
How it is Applied
• Distinct Hierarchy –
Neighbourhood,
Community, SubRegional, Regional
designations
• Limits on size of
designation – 100,000
Neighbourhood,
300,000 Community,
300-600,000 SubRegional, 600+
Regional
• May continue to have
multiple designations in
commercial areas
• Limiting use
permissions to targeted
or anticipated uses by
location (i.e. food,
department store)
• Possible limits to
individual store sizes
• Market impact studies
for new designations or
store sizes to evaluate
impact on downtown
and other commercial
areas.
• Can leverage urban
design improvements
through planning
approvals.
August 29, 2006
Pros
Cons
• Controls the amount
of space to
anticipated market
demand.
• Can help to protect
the downtown
function and the
planned function of
other centres
• Transportation
infrastructure can
be implemented
with anticipated
phasing of
commercial
development.
• Can result in
numerous planning
approvals and
appeals
• Limits can become
outdated quickly
• Outflow to other
centres can be
significant
• Consumer choice
can be limited
• Can ‘protect’ sites
that may not develop
for years
• Multiple designations
can lead to
incremental
concentration of use
in a geographic area.
• Complicated and can
be confusing to
understand.
Municipal Examples
Guelph
-use restrictions for store
types (i.e. food)
-size restrictions on
individual uses and
nodes
-market studies required
Clarington
-strict use restrictions by
store type
-limits on store types,
sizes, area thresholds
related to population
-market studies
-implements restrictive
Regional policy from
Durham
Scugog (Port Perry)
-limits on size of stores,
height, floor space index,
-impact studies required
28
Policy Approach
Maximum Choice
The maximum choice
option/approach generally
designates more land
than is needed to meet
market needs in order to
provide the opportunity for
a full range of commercial
uses, a high degree of
competition and consumer
choice. Lands with
suitable characteristics for
a complete range of
commercial uses are
identified but the function
and timing of development
is left up to the market
place. No market studies
are required.
How it is Applied
• Mechanism to evaluate
additional designation
proposals incorporated
• Designate commercial
areas based on
location, transportation
and land use matters
only.
• No size restrictions or
use restrictions
• Focus on urban design
not uses
August 29, 2006
Pros
Cons
• Maximum flexibility
to respond to
changing market
conditions
• Can stem outflow
and improve
consumer choice
• Simple and easy to
understand
• More appropriate in
built out communities
– in developing areas
it can impact
downtown
• In developing areas it
can preclude the
development of
some commercial
areas and result in
over-concentration in
others leading to
imbalance in the
distribution and
choice throughout
the City
• Can result in the
transportation and
infrastructure
network playing
‘catch-up’.
Municipal Examples
Mississauga
-three major designations:
General, Mainstreet and
Convenience Commercial
-also Motor Vehicle
Commercial – limited
-generally no use
restrictions limited to
excluding Motor Vehicle
Commercial uses from the
three major designations
-no size limits, no caps, no
thresholds, no market
studies
Toronto
-very general – strategic
direction
-controls through zoning
29
Policy Approach
Flexible Control
The flexible control
approach designates an
adequate amount of land
in strategic locations
consistent with anticipated
demand. The approach
focuses on designating
major nodes and
establishes size limits to
these nodes but lets the
market and location
determine function.
Market studies are not
required for development
within a node and are only
required to create a new
node or expand an
existing node.
How it is Applied
• Limited Hierarchy –
designate major nodes
as a whole. Result is
likely a Neighbourhood
category and a Major
Node category.
• Geographic limits on
size of nodes as a
whole to meet
municipal objectives –
i.e. balanced
distribution, downtown
viability, phasing,
servicing limits
• Phasing to control the
amount of development
at any one time
possible. – mechanism
to evaluate additional
designation proposals
incorporated.
• Market studies only to
expand geographic
extent of node
• Treat all lands within
the node the same and
let market determine
what uses go where
(i.e. eliminate
distinction on sides of
roads)
• Focus on key urban
design criteria for with
each node
August 29, 2006
Pros
Cons
• Controls the amount
of space to
anticipated market
demand.
• Can help to protect
the downtown
function and the
planned function of
other centres.
• Transportation
infrastructure can
be implemented
with anticipated
phasing of
commercial
development
• Relatively simple
and easy to
understand
• Relatively flexible to
respond to changing
market
circumstances.
30
• May still have some
level of outflow to
other centres.
• Consumer choice
can be limited
• Can ‘protect’ sites
that may not develop
for years – thus
requires monitoring
to maintain
appropriate land
supply – demand
balance.
Municipal Examples
Ajax
-controls through height
limits
-market studies required
-some size limits
Milton
-mostly FSI and height limits
-use restrictions only in the
downtown
-market study for proposals
greater than 9.300 square
metres
Appendix 3: Town of Oakville Commercial Policies
APPENDIX 3 – TOWN OF OAKVILLE COMMERCIAL POLICIES
August 29, 2006
Section
Part A
Introduction
Policy
3a. Guide the use of land to promote balance within the community by reserving areas for residential use, farming, parks and
open space, and various commercial and employment purposes, and in some cases, mixed uses.
7.
Part B
Goals and
Objectives
August 29, 2006
The Plan is intended to enhance the quality of life and to provide for and to promote identify and vitality in the Oakville
environment by providing for a settlement pattern which caters to its own needs for commercial and cultural services to
the maximum extent possible consistent with its regional location.
Goals
•
•
To maintain the viability of the Central Business District and allow for new opportunities for business growth by the
establishment of a new Uptown Business Core.
To develop centres of retail…as a focus for each community
Objectives
Part C
General Policies
•
To encourage growth in industrial and commercial assessment so as to maintain a desirable ratio of such assessment to
residential assessment, and so as to maintain an acceptable tax burden for the citizens of Oakville.
4.3 b
The Town may also encourage redevelopment and revitalization plans and programs in the Central Business District
and community shopping areas.
7.2 b. Site plan approval shall be required for all Commercial development
7.10
Commercial areas, employment areas, Heritage Conservation Districts, and other areas may be reviewed periodically to
ascertain what improvements may be made to enhance their appearance.
31
Section
Part D
Land Use
Policies
August 29, 2006
Policy
2.1 Uses
There are six categories of commercial uses in the Official Plan:
•
•
•
•
•
•
2.2 Policies
A proposal to expand a major shopping centre or to develop or expand any major shopping centre not provided for in the
Plan and the Zoning By-law may only be approved after consideration and acceptance by the Town of detailed impact
studies prepared by the proponents. Such studies shall, among other matters, include analysis of impact on existing
shopping areas, local core areas, public and private transportation and the community’s social and economic life. For the
purposes of this Plan, a major shopping centre is any centre over 23,225 square metres (250,000 square feet) of gross
leasable area, or any shopping centre that has a primary trade are extending beyond the boundaries of Oakville.
a)
Part D - 2.3
The following land use categories are intended for incorporation into Community or District Plans, but may be
modified, refined or otherwise defined in the development of such plans without the necessity of an amendment
to Part D, Section 2 of the Official Plan.
a)
Location - The Central Business District designation includes the historic business district of Oakville centered
around Lakeshore Road and the Sixteen Mile Creek.
The Uptown Business Core is designated at the corner of Trafalgar Road and Dundas Street. Its associated
concentration of office/commercial and residential development and significant civic and public presence will
provide identification and focus to the northern urban area.
32
Section
Policy
b)
c)
August 29, 2006
Uses - The uses permitted in this designation may include:
- a broad variety of retail activities including department
- stores, specialized retail outlets;
- offices;
- hotels and convention centres;
- service commercial uses including service stations;
- entertainment and recreation uses;
- residential units;
- government, institutional, research, cultural, and social
- facilities;
- open space uses;
- public transportation uses;
- various mixed uses that provide any of the above uses in combination.
Special Policies - The Uptown Business Core is subject to the following additional special policies:
i)
A site specific zoning by-law will be developed in accordance with a detailed urban design study to be
prepared by the proponent(s) for the ultimate development of the area.
ii)
The urban design study shall include:
- staging plans for the sequential development of the area an analysis of the urban character and the
overall form of the area to be controlled by detailed design guidelines concerning building height,
building setbacks, allowable site coverage, parking standards by type of use, and suggested site plan
controls by area and use;
- the location, size, general design, and connection of public and private open space;
- a detailed transportation plan that includes road, transit, and pedestrian circulation facilities and the
phasing thereof.
iii)
The site specific zoning by-law will regulate land uses, Department Store Type Merchandise area, height, site
coverage, setbacks, road width requirements, parking, open space, and other matters. Specific zoning
standards may be developed for one stage at a time with the remainder of the site placed in a holding
category.
33
Section
Part D – 2.4
August 29, 2006
Policy
a)
Location - One Regional Shopping Centre is designated in this Plan, located at the northwest quadrant of Trafalgar
Road and the Q.E.W (Oakville Place).
b)
Uses - The uses permitted in this designation will include:
- a broad variety of retail activities including department stores, specialized retail outlets, food and convenience
stores;
- offices and service commercial uses including service stations;
- government, institutional, cultural, and social facilities.
c)
Special Policies - The planned size and function of the Regional Shopping Centre is designed to service
trade area of Oakville and may extend beyond the boundaries of Oakville
Part D – 2.5
the
a)
Locations - The locations for Community Shopping Areas will be established at the Community Plan stage based on
the following criteria:
i)
ii)
iii)
iv)
the
the
the
the
location
location
location
location
must be
must be
must be
must be
easily accessible to the population in the community to be served;
accessible by arterial or minor arterial roads;
suitably distant from any other community shopping area;
capable of being efficiently and economically serviced by public transit.
b) Description - A Community Shopping Area may take one of two forms:
i)
A Street Oriented Business District - The existing street oriented Community Shopping Areas are in the
Bronte area in the vicinity of Lakeshore Road and Bronte Road and the Kerr Street area from Lakeshore Road
to north of Speers Road. No new street oriented Community Shopping Areas are contemplated for this Plan,
however, such uses may be considered in the development of new community plans.
34
Section
Policy
ii)
c)
ii)
iii)
b)
A Shopping Centre - A physically cohesive grouping of retail and service commercial functions occupying a
single site of not more than 8.5 hectares, of which no single use may occupy more than 50% of the
permitted building area on the site. The planned size and function of such Centres are designed to primarily
serve the trade area of a single community. However, this Plan shall not prescribe that the primary or
secondary trade area of any one use that may locate in these Centres will not exceed the area of the
community in which it is located.
Uses - The permitted uses in this designation may include:
i)
A broad variety of retail activities including department stores, food stores, and specialized retail outlets
and convenience stores;
Office and service commercial uses including service stations;
Government, institutional, social, and cultural facilities.
Special Policies
i)
ii)
iii)
iv)
Part D – 2.6
August 29, 2006
Off-street parking facilities sufficient to meet demand will be required.
Residential uses alone, or in combination with commercial uses, are anticipated only within the Bronte and
Kerr Street Community Shopping Areas subject to the specified policies for these areas outlined in Part "E" of
this Plan. Integrated residential and commercial community shopping developments may be considered in
other areas.
Major community facilities such as places of worship and community centres shall be encouraged to locate in
conjunction with Community Shopping Areas
A shopping centre designed as a collection of buildings placed close to the streets will be encouraged. A
well-defined streetscape will be encouraged that is sympathetic with the surrounding residential community,
promote safe pedestrian access from the adjacent streets and minimizes on-site parking between the
building frontages and the adjoining streets. This shopping centre shall be designed with general sidewalks
adjacent to buildings for safe pedestrian movement. Adequate screening and noise protection and noise
protection for adjacent residential uses shall be provided.
a)
Location - Arterial Commercial uses will be permitted only in a very limited number of suitable locations on arterial
roads and will be encouraged to establish in nodal or campus fashion.
35
Section
Policy
b)
c)
Description - Arterial Commercial uses will consist predominantly of commercial uses designed to serve the
traveling public and the automobile using consumer.
Uses - The permitted uses in the Arterial Commercial designation are as follows:
i)
ii)
iii)
iv)
v)
vi)
vii)
d)
August 29, 2006
Retail Warehousing and Large Scale Retail Sale of Merchandise;
Auto commercial uses (excluding auto body shops and auto wreckers);
Service commercial uses, hotels, and restaurants;
Office uses at a scale compatible with adjacent residential uses but not exceeding a floor area one times lot
coverage unless otherwise specified;
Government, institutions, recreation facilities, and non-profit clubs and organizations;
Private and commercial education facilities;
Light industrial manufacturing ancillary to the principal retail sales.
Special Policies
i)
ii)
iii)
iv)
It is not intended that the full range of Arterial Commercial uses will be permitted in all locations so
designated. The precise range of uses and density of development may be stipulated in Community or
District Plans or in the Zoning Bylaw. Such uses may be further controlled by the use of holding provisions in
the implementing zoning by-law.
In all applications for additional Arterial Commercial designations, the proponent may be required to
undertake detailed supporting market and transportation studies to the satisfaction of the Town.
No large concentrations of Arterial Commercial uses will be permitted in close proximity to residential areas,
particularly where shadowing, overview, local traffic, noise, and pollution problems may result, unless
buffering is provided.
Arterial commercial areas in the form of strip or linear commercial development along arterial roads shall be
discouraged. Where strip commercial development already exists, it shall be the aim of the Town to
alleviate two of the major problems of such development by encouraging the provision of common off-street
parking facilities and common access points.
36
Section
August 29, 2006
Policy
v)
Arterial commercial development shall be encouraged to demonstrate design solutions that promote:
- compatibility with the adjacent residential uses
- well-defined and articulated street edge
- quality landscaping to enhance the images of the development
- architectural interest in individual buildings
- aesthetic harmony and pedestrian linkages between buildings
- limited on-site parking between buildings and the adjoining streets
- safe pedestrian access from public streets and adjacent residential neighborhood
- adequate screening and noise protection for adjacent residential uses
vi)
Outside storage or display of merchandise shall generally not be permitted. Nursery and garden sales outlets,
boat and trailer sales, and similar uses which require outside storage and display of merchandise, shall be
permitted only in locations where their exposure would be visually acceptable and not detract from the
general character of the area. Specific amendments shall be required in the implementing zoning by-law to
permit outside storage for such uses.
vii)
Large Scale Retail Sale of Merchandise Uses include a broad variety of goods, merchandise, substances,
articles or things that are offered or kept for sale directly to the public at retail, but does not include the
following:
-
a
a
a
a
department store,
food supermarket,
food store;
grocery store.
Notwithstanding the above, Large Scale Retail Sale of Merchandise Uses may include the retail sale of food
subject to the following:
- the retail food sales component is restricted to a maximum 10% of the gross floor area devoted to
the retail use, or 500m2, whichever is the lesser;
37
Section
August 29, 2006
Policy
viii)
The precise location of Large Scale Retail Sale of Merchandise Uses in Arterial Commercial Areas will be
controlled in the implementing Zoning By-law and must meet the following locational criteria:
- The location has a good exposure to a high traffic corridor.
- The location will not adversely affect existing or proposed Business Cores, Sub-Regional Shopping
Centres or Community Shopping Areas.
- The location will not adversely impact adjacent residential or industrial areas.
- There must be adequate capacity in the road system to accommodate the proposed uses.
Part D – 2.7
ix)
The implementing Zoning By-law to regulate Large Scale Retail Sale of Merchandise Uses in Arterial
Commercial Areas will be structured in such a manner to ensure that Large Scale Retail Sale of Merchandise
Uses are designed to function as larger scale, destination oriented retail uses at a scale and character
distinct from retail uses normally located within designated and planned shopping centre formats.
The implementing Zoning By-law will also establish parameters to limit site access, and to encourage shared
access, common off-street parking and improved traffic movement and circulation.
x)
In all applications for amendment to the Zoning By-law to permit Large Scale Retail Sale of Merchandise Uses
in Arterial Commercial Areas, the proponent may be required to undertake detailed supporting market and
transportation studies to the satisfaction of the Town.
Neighbourhood Commercial Centres
a)
Description - The Neighbourhood Commercial Centre may be a small free-standing shopping centre or a collection
of stores within a residential complex intended to serve the whole or part of a single residential neighbourhood.
The planned size and function of such Centres are designed to primarily serve the trade area of the residential
neighbourhood. However, this Plan shall not prescribe that the primary or secondary trade area of any one use that
may locate in these Centres will not exceed the area of the neighbourhood or community in which it is located.
b)
Location - Neighbourhood Commercial Centres will be located on collector roads or at the intersection of collector
and arterial roads in a location central or easily accessible to the neighbourhood trade area. It is essential that a
Neighbourhood Commercial Centre locate as close as possible to the pedestrian and bicycle path network.
c)
Uses - The permitted uses in this designation may include retail and service uses, including service stations all
designed to serve the day-to-day needs of a neighbourhood.
38
Section
Part D – 2.8
Policy
d)
August 29, 2006
Special Policies i)
The maximum site area for such a Centre shall not exceed 4 hectares. The maximum gross floor area
permitted will not exceed 10,000 m2, of which no single use may occupy more than 35% of the total
permitted building area on the site.
ii)
The design, appearance, and scale of the Centre shall be in harmony with the character of the residential
area and adequate screening and buffering from the adjoining residential uses shall be provided.
iii)
A Neighbourhood Commercial Centre will be permitted in apartment complexes where the total population
of the complex so warrants.
iv)
No existing designated Neighbourhood Commercial Centre sites within the residential communities or
industrial districts south of Dundas Street, with the exception of the West Oak Trails Community and the
Iroquois Ridge North Community, will be permitted to expand in size greater than 2 hectares.
Notwithstanding the above, the Official Plan recognizes that the Neighbourhood Commercial Centre site
designated at the intersection of Sheridan Garden Drive and Winston Churchill Boulevard is 2.8 hectares in
size, and that the Neighbourhood Commercial Centre designation on the south side of Rebecca Street, east
of Burloak Drive, is permitted to expand by a maximum of 2 hectares subject to certain conditions specified
in the Bronte Community Plan.
Convenience Commercial Centres
a)
Description - The Convenience Commercial Centre can take one of several forms, a small free-standing shopping
centre, a single store, or small collection of stores within an apartment building or within a non-residential use
permitted in a residential neighbourhood.
The planned size and function of such Centres are designed to primarily serve the trade area of the immediate
residential neighbourhood. However, this Plan shall not prescribe that the primary or secondary trade area of any
one use that may locate in these Centres will not exceed the area of the neighbourhood or community in which it is
located.
b)
Location - Convenience Commercial Centres will generally be located on collector roads or at the intersection of
collector and arterial roads in a location central or easily accessible to the neighbourhood trade area.
It is essential that a Convenience Commercial Centre locate as close as possible to the pedestrian and bicycle path
network.
c)
Uses - The permitted uses in this designation may include retail and service uses, including service stations, all
designed to serve the day-to-day needs of a neighbourhood.
39
Section
Part D – 3.1a)
Policy
d)
August 29, 2006
Special Policies i)
The maximum site area for such a Centre shall not exceed 0.8 hectares. The maximum gross floor area
permitted will not exceed 2,000 m2, of which no single use may occupy more than 35% of the total
permitted building area on the site.
ii)
The design appearance and scale of the Centre shall be in harmony with the character of the immediately
surrounding residential area and adequate screening and buffering from the adjoining residential area shall
be provided where required.
iii)
No existing designated Convenience Commercial Centre sites within the residential communities or
industrial districts south of Dundas Street, with the exception of the West Oak Trails Community and the
Iroquois Ridge North Community, will be permitted to expand in size greater than 0.4 hectares.
Employment
Permitted Uses
The employment land use category permits a wide range of ‘employment’ uses, and includes industrial, office, service
employment, service commercial, automobile related, public institutional, entertainment, sport and recreation uses, and also
related ancillary retail uses.
Part D – 3.1biii)
Light Employment
General Employment
Transitional Employment
Transitional employment uses are encouraged to locate to the periphery of the employment designation. These uses provide a
greater range of employment uses and opportunities to serve both the employer/employee and the public at large. Transitional
use areas are intended to establish an interface and buffer between the more intensive concentration of industrial, office, and
service employment uses located to the interior of employment designations, with that of adjacent residential, commercial or
public open space uses, and major municipal roads.
Transitional employment uses are to be within enclosed buildings, with no outside storage or processing, and includes the
following:
a) light employment uses;
b) industrial retail uses;
c) service establishment – commercial uses, commercial schools.
40
Section
Community and
District Plans
Part E – 1.2.1a)
August 29, 2006
Policy
Bronte Community Shopping Area
i)
This centre is intended to provide neighbourhood facilities for its immediate area and supplementary community shopping
facilities for a large part of the Bronte Community. Development within this centre is intended to reflect in a
contemporary way the village's history and its close identification with the harbour with consideration to Heritage
Streetscape.
ii)
Residential uses, combined with commercial uses or freestanding, are encouraged to develop in the Community Shopping
Area in a form that is compatible with adjacent land uses. Care must be taken to ensure that privacy areas are provided
in a careful and sensitive manner.
iii)
Low density residential, particularly semi-detached dwellings and/or innovative high density single family residential
housing, shall be encouraged to locate on the south side of Sovereign Street between Jones Street and East Street, all at
a density ranging between 17 and 25 units per site hectare.
iv)
A pedestrian "boardwalk" will be developed linking both public and commercial facilities overlooking Bronte Harbour, and
this boardwalk may replace vehicles on Bronte Road south of Lakeshore Road. Courtyards, squares, canopies, and galleries
will be encouraged as part of the\ redevelopment in this area.
v)
The Bronte Community Shopping Area, as shown on Figure "I2", is designated as a Community Improvement Area in
accordance with the policies in Part C, Section 13.3 of this Plan.
vi)
A Neighbourhood Commercial Area will be permitted south\ of Rebecca Street east of Burloak Drive. Uses permitted in
this area include a full range of retail and other commercial uses, and office uses which will serve the adjacent
residential area. The development in the Neighbourhood Commercial designation shall be carefully designed, particularly
with respect to landscaping to integrate with the surrounding residential and institutional development and to reflect its
position as a major entrance to the neighbourhood in the Bronte West District. In addition, a Convenience Commercial
facility may be located in the general residential area south of Rebecca Street, east of Burloak Drive generally at the
southerly segment of the internal collector road linking Lakeshore Road with Rebecca Street.
41
Section
Old Oakville
Community
Part E – 1.1
Part E – 1.1.1
August 29, 2006
Policy
Major commercial development in the community is confined to two main shopping districts:
- the Old Oakville Central Business District
the Kerr Street Community Shopping Area
Old Oakville Central Business District
a)
This centre is intended to serve as a major downtown centre for the Town, as well as to provide community shopping
facilities for the Old Oakville Community.
b)
Every effort will be made to protect adjacent residential neighbourhoods by such means as speed control, parking
restrictions, and discouragement of through traffic.
c)
Parking facilities will be located in central parking lots; such parking facilities, if uncovered, will be adequately
landscaped. It is intended, whenever possible, to integrate such facilities with building structures and/or to provide
convenient pedestrian connections to shopping areas.
d)
Residential uses combined with commercial uses or free-standing will be encouraged to relocate in the downtown and on
Kerr Street to promote life and movement in those areas beyond the work-day hours. Such projects will have to exhibit
considerable ingenuity in their design to afford residents ample private open space in the form of terraces and patios.
Such accommodation should provide maximum privacy between private living spaces as well as adequate separation from
commercial activity.
e)
Commercial-recreation and entertainment facilities will be encouraged to play a vital role in the planned activities for
the downtown core.
f)
Uses permitted in the Downtown Central Business District will be controlled by site plan control and encouraged to reflect
the scale of surrounding structures. Reference will be made to the Downtown Streetscape Study in all site plan approvals.
Buildings will not be permitted to exceed four storeys within the Downtown Central Business District. Notwithstanding the
policy with respect to the four-storey height limit, the property at the northeast corner of Lakeshore Road and Chisholm
Street will be permitted to have a six-storey elevation on John Street, subject to the following criteria:
-
The use of the property and buildings shall be primarily as a residential senior citizens' retirement home.
The Lakeshore Road frontage shall be developed with a maximum of six storeys on only the easterly half of the
subject property adjacent to the abutting 16-storey residential apartment building.
42
Section
August 29, 2006
Policy
-
The Lakeshore Road frontage shall be developed with a maximum one-storey structure on the westerly half of
the property adjacent to Chisholm Street.
The architectural design of the building in its elevation shall use setbacks from the street edges to give the
visual impression of several vertical planes.
The architectural design shall use materials, colours, roof treatments and detailing to reduce the effect of
height as perceived at the street level. The six-storey and one-storey height limits on the Lakeshore Road
frontage represent a graduated decrease in height from the adjacent 16-storey residential apartment building
in the east to Chisholm Street on the west. The overall floor area that would otherwise be permitted in the
plan is being consolidated on the easterly and northerly portions of the site to allow the residents to remain in
the existing facility during construction of the six-storey facility. With the application of appropriate
architectural design and massing, and the consideration of averaging height across the Lakeshore Road
frontage, the scale of the six-storey and five storey portions of the building are intended to approximate four
storeys.
The portion of the Central Business District east of Sixteen Mile Creek, as shown on Figure "H1", is designated as a Community
Improvement Area. Improvements will be made to the Community Improvement Area in accordance with the policies in Part C,
Section 13 of this Plan.
43
Town of Oakville
Retail and Service Commercial Policy Review
Phase 3: Recommendations
September 7, 2006
urbanMetrics inc.
TABLE OF CONTENTS
1.
INTRODUCTION ............................................................................................................................. 1
2.
FINDINGS .................................................................................................................................... 1
3.
RECOMMENDED POLICY APPROACH .................................................................................................... 2
3.1
3.2
4.
MONITORING .............................................................................................................................. 12
4.1
4.2
4.3
5.
RECOMMENDED CHANGES TO THE TOWN OF OAKVILLE OFFICIAL PLAN....................................................................3
RECOMMENDED CHANGES TO THE COMMERCIAL DESIGNATIONS AND POLICIES...........................................................8
3.2.1
Central Business District .................................................................................................................................................. 8
3.2.2
Core Commercial.............................................................................................................................................................. 8
3.2.3
District Commercial .......................................................................................................................................................... 9
3.2.4
Community Commercial ................................................................................................................................................. 10
3.2.5
Neighbourhood Commercial........................................................................................................................................... 11
3.2.6
Restricted Arterial Commercial....................................................................................................................................... 11
3.2.7
Other Designations Permitting Commercial Uses.......................................................................................................... 12
INVENTORY OF EXISTING SPACE................................................................................................................ 12
APPLICATIONS IN THE PIPELINE ................................................................................................................ 13
WARRANTED SPACE .............................................................................................................................. 13
CONCLUSIONS ............................................................................................................................ 14
Figure 1: Proposed New Official Plan Designations
Tables:
Table 3-1: Proposed Designations
Table 3-2: Official Plan – General Land Use Changes
1.
September 7, 2006
INTRODUCTION
In May of 2005, the Town of Oakville commenced a Retail and Service Commercial Policy Review. The purpose of the
review was to provide:
(i)
an evaluation of the suitability of the commercial inventory to address long term demand for retail and
service commercial uses in the Town having regard for future trends; and,
(ii)
a review of the Town’s existing retail and service commercial policy framework and its adequacy to address
future commercial needs.
The report entitled “Town of Oakville Retail and Service Commercial Policy Review Phase I: Retail Market Analysis” provided
an evaluation of the suitability of the commercial inventory to address the long term demand for retail and service commercial
uses in the Town having regard for future trends. The report entitled “Town of Oakville Retail and Service Commercial Policy
Review Phase 2: Commercial Policy Review” provided a summary of the history of commercial development in Oakville,
the existing built commercial structure, the current policy structure in Oakville and alternative commercial policy
approaches.
These two reports identified the retail and service commercial needs in Oakville and how the Town’s current commercial
areas have been developed. The reports also described what options are available in considering how and where to plan
for additional, future retail and service commercial space.
2.
FINDINGS
The key findings from the first two phases of the study can be summarized as follows:
1
1.
Based on current projected population growth and real expenditure growth to 2021, the Town can support
3.7 to 4.2 million square feet of commercial space. Currently there is approximately 1.9 million square feet
of existing or designated commercial space with the potential for approximately 1.0 million in the North
Oakville area. The residual commercial space that is therefore warranted by 2021 is between 800,000 and
1,300,000 square feet.
2.
Oakville’s commercial development has generally followed the same commercial development trends
experienced by most growing municipalities in Ontario. The existing structure provides a fairly good
distribution of retail and service commercial uses with a focus in the areas along and south of the QEW.
September 7, 2006
There is slightly more commercial space supplied than would be expected by the population size in the
northeast part of the existing urban areas (south of Dundas) with some under representation of commercial
space in the existing northwestern communities. These imbalances are considered minor and are expected
in a growing and evolving municipality, such as Oakville.
3.
3.
The continued vitality of the important commercial nodes in the Town and accessibility to the existing
community and neighbourhood commercial sites should continue to be the key goal of Oakville’s commercial
policies.
4.
Oakville currently utilizes a flexible yet controlled approach to regulating commercial development. This
approach seems to have resulted in a fairly good distribution of goods and services and allowed the market
to respond to consumer demand. The existing commercial policy framework in Oakville’s Official Plan
represents a traditional hierarchical approach with well defined roles and functions for the commercial
areas.
5.
The current Official Plan policies are mostly flexible for the general commercial land use designations with
more specific policies found in the District sections. The Official Plan requires a market impact study for
the expansion or development of a major shopping centre greater than 250,000 square feet.
RECOMMENDED POLICY APPROACH
In determining where and how the additional warranted commercial space should be provided in the Town, it is important
to ensure that the policy approach is consistent with the Town’s overall goals and objectives and that the approach is
suitable based on the Town’s current structural context and anticipated growth. The Town’s current goal for commercial
sites is to develop areas of retail that are a focus for each community. Based on the existing physical and planning
framework for commercial development, it is recommended that the Town continue with a flexible approach to
commercial planning with some modifications to the current policies aimed at simplifying the current hierarchy and
maintaining the centered/nodal approach to retail and service commercial development.
The allocation of new space should be focused on the expansion and intensification of existing nodes along with the
introduction of opportunities for redevelopment and intensification of existing commercial sites. This approach ensures
efficient use of existing servicing infrastructure and builds upon sites which already exhibit good, centralized and
accessible locations including access to public transit.
2
September 7, 2006
Based on the amount of floor space warranted, there appear to be sufficient opportunities for expansion and retail and
service commercial intensification within the existing nodes and sites. The redesignation of lands for new commercial
sites is not required or recommended at this time.
It is recommended that the policies associated with Community and Neighbourhood Commercial Centres be strengthened
to ensure that these areas remain accessible for the surrounding community and continue to provide a range of retail and
service commercial functions for the local area with an emphasis on maintaining food related retail stores and uses. The
Central Business District policies should also be strengthened to maintain the viability and vitality of the downtown areas
and to continue to encourage a pedestrian oriented environment.
The Employment Areas should continue to allow for some supporting, accessory retail and service commercial uses but
the policies should prohibit the conversion of employment lands for larger retail and service commercial uses.
There are existing corridors of retail and service commercial uses located along Speers Road and in other parts of the
employment areas. These Arterial Commercial areas should be the focus of further study to determine what types of uses
and forms of intensification and redevelopment are most appropriate. Until this further review is completed, these sites
will be subject to the current Official Plan policies.
3.1
Recommended Changes to the Town of Oakville Official Plan
The recommended changes to the Town of Oakville Official Plan are intended to strengthen and clarify the current
hierarchy. There are currently six commercial land use designations in the Oakville Official Plan. It is proposed that these
be modified with the introduction of two new designations and revisions to others. These are summarized in Table 3-1. The
new land use designations are illustrated on Figure 1: Proposed New Commercial Land Use Designations. Table 3-2 also
provides a summary of the recommended changes to the existing general land use designations.
It is important to note that the recommended changes are based on providing for the continued distribution of commercial
sites and areas that consider existing location factors as well as servicing and transportation infrastructure capacities. The
recommended changes are also based on recognizing the existing market context. The policy framework is intended to
provide a hierarchy that reflects what exists in a current market context supported by policies providing for appropriate
development and compatible land use and design.
3
4
September 7, 2006
September 7, 2006
Table 3-1: Proposed Designations
Proposed Official
Plan Designation
Central Business
District
Current Official Plan
Designation
Central Business
District
Proposed Role and
Function
- same as current OP
Core Commercial
- same as that which
- same as those for
applies to the
the Uptown,
Uptown and Midtown
Midtown and
core commercial
Palermo commercial
areas
sites
– to function as a
– full range of retail
regional commercial
and service
node
commercial uses
- emphasis on mix of
uses, integration of
uses
- intended to provide
for large format
retail uses servicing
the community and
surrounding
municipalities
- provide for clusters
of freestanding or
grouped, large
format retail uses
- location should be
accessible to major
Highway
interchanges
Regional Shopping
Centre
District Commercial
Arterial Commercial
Community Shopping
Area
Neighbourhood
Commercial Centre
5
Proposed Uses
Proposed Policies
- same as current OP
- add policies to
address Provincial
Policy Statement
– add need to
maintain vitality and
viability of the
Downtown
- full range of retail
and service
commercial uses
similar to that
permitted in the
Regional Commercial
Centres (existing
policies)
Proposed Official
Plan Designation
Community
Commercial
Current Official Plan
Designation
Community Shopping
Area
Neighbourhood
Commercial Centre
Neighbourhood
Commercial
Neighbourhood
Commercial Centre
Convenience
Commercial Centre
Restricted Arterial
Commercial
6
Arterial Commercial
Area
September 7, 2006
Proposed Role and
Function
- intended to provide
an accessible site
for the surrounding
community with
large single users or
a cluster of smaller
uses
- intended to maintain
a large food
component
Proposed Uses
Proposed Policies
- similar range of uses
as existing
community shopping
areas
- restrictions on autorelated uses
- location on major
arterials and
intersections
- site development
should be integrated
with common access
points, pedestrian
linkages, common
design and
landscaping where
possible
- sites should provide
for adequate
separation and
buffering to
residential areas
- accessible
commercial sites
providing for the day
to day needs of local
residents
- mix of uses at sites
ranging generally
from 5,000 to 25,000
square feet (may be
smaller)
- adequate separation
and buffering to
adjacent residential
areas
- function as existing
corridor
development or
existing service
commercial site
- limited to existing
arterial commercial
and service
commercial uses
- encourage
redevelopment for
revitalization of the
corridors
September 7, 2006
It is recommended that the hierarchy be modified by adding the new designation of Core Commercial. The new
designation will replace the Regional Shopping Centre designation and be the new designation for the commercial areas
within the Midtown and Uptown Cores as well as identify the new commercial area in the Palermo Community. A new
designation called District Commercial will identify the large format retail areas located at Winston Gate, Burloak and
Oakville Town Centre I and II. Existing Community Commercial Centres and most of the existing Neighbourhood
Commercial Centres will be recognized under the new designation Community Commercial. Existing Convenience
Commercial Centres and some smaller existing Neighbourhood Commercial Centres will be recognized under the new
designation Neighbourhood Commercial.
Table 3-2: Official Plan – General Land Use Changes
Description of Existing Commercial Area
Current Official Plan Designation Proposed Designation
Downtown Oakville along Lakeshore Road East
Kerr Street from Lakeshore Road West to the CN Railway Commercial
Bronte Village Downtown Area
Commercial
Oakville Place
Midtown Core
Commercial
Uptown Core
Central Retail Area
Palermo Community
n/a
Same
Core Commercial
Core Commercial
Core Commercial
Core Commercial
District policies provide for commercial uses under several designations. In order to be consistent with general policies of
the Official Plan, these District policies will need updating. It is recommended that this be done as a next step in the
implementation of this review in addition to revising the commercial provisions in the Zoning By-law.
The current policy in Part D, Section 2.2 of the Official Plan requires a detailed impact study for the development or
expansion of a major shopping centre (greater than 250,000 square feet). To provide more flexibility, it is suggested that
the requirement for the study be discretionary based on the nature of the individual application.
7
3.2
September 7, 2006
Recommended Changes to the Commercial Designations and Policies
The following section outlines the new retail and service commercial designations and the basis for new policies.
3.2.1 Central Business District
The current Central Business District designation should remain in the Plan. Currently, the only area with this designation
is Downtown Oakville. It is recommended that the additional areas of Bronte Village and Kerr Street be designated as
Central Business District in the Official Plan. The extent of these areas has been conceptually mapped out on Figure 1.
The Kerr Street area should include the properties located at the northwest and northeast corner of Kerr and Speers Road
(two existing older plazas now designated as Community Shopping Areas).
There is a need to add both Bronte Village and the Kerr Street Downtown locations to the Official Plan to recognize them
as Central Business District locations. The general policies providing for the role and function for the Central Business
District designation should remain. The permitted uses should also stay the same. Additional policies should be provided
for the Central Business District designation under special policies (applicable to all three areas) which promotes
opportunities for retail and service commercial infill and intensification. There should also be the addition of a policy
which recognizes the need to encourage pedestrian-oriented design in the Downtown areas and allow for a mix of uses to
maintain the viability and vitality of the areas. We recommend that the Town consider the inclusion of live work units in
the Central Business District area including detailed zoning provisions to adequately address the type of work units and
sizes that are appropriate for the area.
The accommodation of additional warranted retail space in the three Central Business Districts will be predominantly
through minor infill and redevelopment.
3.2.2
Core Commercial
Lands designated Core Commercial should be located at major highway and arterial intersections and thus act as a regional
commercial area. The Uptown and Midtown Cores (including Oakville Place) as well as central Palermo meet this criteria.
There are several commercial areas within the Uptown Core community plan area. They include lands designated as
Central Retail Area, Arterial Commercial, Mixed Commercial Residential and Office and Other Commercial. The Uptown
Core commercial areas are intended to function as a regional commercial node as well as a community and neighbourhood
site. The development of both the west and east sides of the Uptown Core for commercial uses has resulted in a regional
commercial node which is similar to the Palermo mixed commercial node located south of Dundas on either side or Bronte
8
September 7, 2006
Road and the commercial node evolving in the Midtown Core which is located west of Trafalgar Road around the Oakville
GO station.
All three of these areas function as commercial sites that serve the surrounding regional areas as well as the neighbouring
and adjacent residential communities. All three should be recognized with a similar commercial designation. We
recommend the term Core Commercial as the new designation for these areas. The same range of uses and policies that
currently apply to the areas should be combined to allow a broad range of uses with an emphasis on the importance of the
mix of uses which would continue to include service commercial, office and residential.
All three “regionally” serving nodes will have some opportunities to accommodate additional retail floor space through
retail and service commercial infill and intensification.
It is also recommended that Oakville Place and the surrounding lands be added to the Midtown Core commercial area and
be part of the new Core Commercial designation at the northwest quadrant of Trafalgar Road and the QEW. The current
Regional Shopping Centre designation provides for a wide range of uses at this location and it is noted that the intended
function of the area is to serve the trade area beyond the boundaries of Oakville. This area, through redevelopment, could
accommodate a portion of the warranted additional retail commercial floor space.
3.2.3 District Commercial
There are three large commercial nodes that are currently located along major arterials and have highway access. All
three serve the surrounding community and parts of the surrounding region providing a sub-regional market role. Many of
the retail and service commercial uses located in these nodes are freestanding or provided in large clusters and are
integrated through shared parking facilities and common landscaping and design features. It is recommended that the
Winston Gate commercial node, Oakville Town Centre I and II and the Burloak commercial area all be redesignated as
District Commercial. The Winston Gate node can provide for a significant amount of additional commercial development
on the lands west of the existing sites along Dundas Street East. Oakville Town Centre I and II and the Burloak commercial
area may provide for some small increases in commercial and retail floor space through minor additions.
The uses permitted should be similar to those permitted in the current Regional Shopping Centre designation with the
addition of residential and recreational uses. The special policies would indicate that the planned size and function of
District Commercial sites will be to service the trade area of the Town and those communities which border the Town.
9
September 7, 2006
3.2.4 Community Commercial
As part of the review, several community shopping sites designated as Neighbourhood Commercial Centres were
recognized as serving a larger community area. These nodes should be designated as Community Commercial. Recognizing
these sites through one designation will ensure that the Town maintains a large number of community retail and service
commercial sites throughout the Town therefore providing a good distribution of accessible shopping areas for local needs
including the provision of food stores.
The current Community Shopping Area policies should be maintained and applied to the Community Commercial
designation. The locational criteria for the Community Commercial designation should stay the same as those provided for
in the existing Community Shopping Areas designation. Lands designated Community Commercial should be located at the
intersection of arterial roads to ensure adequate vehicular and transit accessibility as well as high visibility. The
descriptions would not differentiate between street oriented business districts and shopping areas but would identify the
form to be a comprehensive grouping of retail and service commercial functions occupying a single site and/or functioning
as a single site through shared access, parking, design and landscaping. The size and function should continue to be
designed to serve the trade area of the surrounding community as well as the local neighbourhood. The permitted uses and
policies should remain the same with the provision of residential uses in some areas. The policies should also recognize
those Community Commercial areas that serve the surrounding employment community. There should be policies that
encourage food related stores and retail stores with large food components.
Several of the sites designated Community Commercial are located adjacent to residential areas. Policies should be
provided to ensure minimal impact to the surrounding residential areas. The development and redevelopment of
Community Commercial sites should be implemented through site specific zoning provisions and site plan control to
address issues of access, design and landscaping.
The majority of the Community Commercial sites appear to have constraints for further expansion. Additional retail and
service commercial floor space at these locations will therefore be added through redevelopment and possible retail and
service commercial intensification in the future.
There is one existing commercial site called Maple Grove Plaza located within the QEW East Employment District. It is
recommended that this area be added to the East Lake Community and designated Community Commercial.
10
September 7, 2006
3.2.5 Neighbourhood Commercial
A number of existing commercial sites are to be redesignated as Neighbourhood Commercial (mostly existing Convenience
Commercial Centres and some Neighbourhood Commercial Centres). The intent of the Neighbourhood Commercial
designation is to provide for a range of retail and service commercial uses on small sites serving the adjacent
neighbourhoods and providing a local convenience retail function with minimal impact to the community. Most of the
Neighbourhood Commercial sites should be limited in lot size and floor space. It is recommended that the range of floor
space between 2,000 and 25,000 square feet. They should also allow for a mix of retail uses with office and residential
uses on the second level of buildings. Additional institutional and recreational uses should also be permitted such as
private schools and day care centres. Large single users of Neighbourhood Commercial sites should be discouraged. The
Neighbourhood Commercial designation, given their smaller scale and size, should not permit gas stations and/or drivethru facilities with the exception of existing areas with these uses.
There is one existing neighbourhood commercial area which exists in an employment area located at the southwest corner
of Winston Churchill Blvd and Sheridan Garden Drive. It is recommended that this site be taken out of the QEW East
Employment District, redesignated Neighbourhood Commercial and added to the adjacent Clearview Community.
3.2.6 Restricted Arterial Commercial
The existing Arterial Commercial designation is currently limited to locations on arterial roads which are encouraged to be
established in a nodal or campus fashion. The range of uses in this designation is established in the District policies. This
designation should be removed and replaced with a Restricted Arterial Commercial designation. It should be applied to
existing service stations and some limited other commercial uses in residential areas.
The old Arterial Commercial designation should continue to be provided along Speers Road on an interim basis and should
be further studied as part of the intensification study to address the long term suitability for retail commercial uses along
Speers Road and to identify areas for revitalization and intensification within the Speers Road corridor.
11
September 7, 2006
3.2.7 Other Designations Permitting Commercial Uses
Limited service commercial and convenience commercial uses should be permitted within the employment areas with the
role of serving a specific employment area or district. These should be located on arterial roads. Retail functions should be
limited to accessory retail sales (15 to 25% of total floor area).
Service commercial uses such as hotels, gas bars and restaurants should also continue to be permitted in the employment
districts but be subject to specific zoning, locational criteria and detailed design criteria. Legally existing motor vehicle
sales establishments should be recognized and should be permitted to continue in the employment areas. No new motor
vehicle sales establishments should be permitted.
The Oakville Centrum site located at Winston Churchill and the QEW should remain as an employment site with special
policies to recognize the existing service commercial and recreational uses and functions.
4.
Monitoring
Monitoring continuing changes in commercial space in Oakville will be important to ensuring that the recommended
planning policies are on track. There are three specific components to a monitoring strategy.
4.1
•
The inventory of existing space;
•
Applications in the pipeline; and,
•
Future Warranted Space.
Inventory of Existing Space
In the Phase 1 study, the inventory of commercial space has been subdivided by location, area, Official Plan category,
shopping area type and store category using the NAICS standard industrial classification system. While a detailed
inventory, comparable to the one used in the Phase 1 study should be undertaken with each subsequent commercial policy
study, a more generalized inventory would be sufficient for the Town to undertake on an annual basis as a means of
monitoring development activity against the future warranted space. A more generalized inventory would entail the use
of building permit data.
12
September 7, 2006
This would involve adding to the existing inventory by area and Official Plan category using annual building permit data
and information available from site plans submitted to the planning department. In this way the Town would have an
annual total of the amount of space in each Official Plan designation of the Town. If required, the Town could also keep
track of space on a node-by-node basis, effectively using building permit and site plan information, which it already has in
its possession.
The more detailed inventory collected as part of this study may be useful in that it could be provided to market analysts to
standardize their reports, although this would require significantly more cost and fieldwork, and would not be essential for
annual monitoring purposes.
4.2
Applications in the Pipeline
The Town should regularly track new commercial applications and applications to rezone commercial sites. This includes:
•
Applications for Official Plan Amendments for both size changes and re-designations;
•
Applications for significant zoning by-law amendments that will impact the size or function of a commercial
node;
•
Site plan applications;
•
Applications for building permits on designated and zoned sites; and,
•
Proposed commercial developments where formal applications have not yet been filed.
This will enable the Town to monitor the amount of space in each Official Plan designation and within each planning
district (both residential communities and employment districts) that is likely to come on stream in the near future and
compare it to the future warranted potential space potential. This will also enable the Town to review designated
commercial sites that may be significantly delayed or may be more appropriately redesignated for other uses.
4.3
Warranted Space
The total warranted space available for development has been summarized in the Phase 1 Market Study. Direction has
been provided as to how this space should be distributed by location and type of shopping node. Once the Official Plan
commercial designations have been confirmed, the warranted space can be allocated by location and designation and
would form the benchmark against with to measure the existing space and future applications.
13
5.
September 7, 2006
CONCLUSIONS
Based on the recommended amendments to the Official Plan, the Town should continue to be well served with retail and
service commercial uses and provide residents with a good distribution of commercial choices. There will be a need to
identify areas where additional warranted space can be accommodated through the intensification work which will be
undertaken in the next year. The monitoring strategy will assist in ensuring that the warranted space is developed and that
the Town maintains a retail and service commercial land supply to meet its future needs.
Depending on the final recommendations in relation to the Official Plan, changes to District policies as well as the Zoning
By-law will be needed to ensure that the new hierarchy and revised planning framework are fully implemented.
14

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