Community of Stouffville - Whitchurch

Transcription

BACKGROUND & ANALYSIS REPORT for the
Community of Stouffville
COMMERCIAL POLICY STUDY UPDATE
October 2012
AND
W. SCOTT MORGAN
& ASSOCIATES
Commercial Policy Study Update Background and Analysis Report
Table of Contents
1. Why is The Town undertaking a Commercial Policy Study Update? ............................. 1
2. What is the purpose of the Commercial Policy Study Update? .................................... 1
3. What is the Study Process? ............................................................................................ 1
4. How does the Update relate to the 2005 Commercial Policy Study? ........................... 3
5. What are the components of the Community of Stouffville’s Existing Retail
Commercial Hierarchy? ...................................................................................................... 3
5.1 Existing Hierarchy ..................................................................................................... 3
5.2 Stouffville’s Closest Competition ............................................................................. 9
6. How adequate is the supply of lands set aside for commercial purposes? .................. 10
7. Who is shopping in the Community of Stouffville and what are they shopping
for? ..................................................................................................................................... 12
8. Market Study Conclusions .............................................................................................. 14
9. Implications for the Current Commercial Planning Policy Framework ......................... 18
APPENDIX I: Projections of Residual Market Demands
1. Why is The Town undertaking a Commercial Policy Study Update?
In 2005, Council adopted a Commercial Policy Study, which assessed the commercial
land use requirements of the Community of Stouffville in the context of emerging
residential growth. The strategy projected commercial land use needs through to the
2011 time period based upon the growth projections at that time.
Given that the Commercial Policy Study is now over five (5) years old, the Town
determined that it was necessary to revisit the original study assumptions to confirm
their validity and to maintain a responsive commercial policy framework in the
Stouffville Secondary Plan to assess future commercial development applications and to
guide commercial land use policy. In particular, the Study is being undertaken in the
context of updated population forecasts (York Region, May 31, 2012) which indicate
that current population levels in the Town of Whitchurch-Stouffville will increase by
about 50% over the next 19 years (2012-2031) from 41,235 in 2012 to 60,600 in 2031.
2. What is the purpose of the Commercial Policy Study Update?
The Update to the Study is to assess the implications of growth to date on the
commercial area, and to examine commercial land use requirements through to the
year 2031. This comprehensive review will assess the adequacy of the supply of lands
set aside for commercial purposes and recommend whether any revisions are required
to land use designations and policies/zone standards to protect the planned function of
each commercial area in the Community.
3. What is the Study Process?
The Commercial Policy Study Update involves the following tasks:
Phase 1:
 Task 1.1 Project Initiation
This Task involved the initiation of the study process including the initial public
notice and stakeholder consultation. This task is complete.

Task 1.2 Background Analysis
Task 1.2 involved a comprehensive market study to identify retail commercial
needs, in particular the magnitude, timing and mix of any required future
additions to the Community of Stouffville’s existing commercial development
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that are warranted in the long and short term. The results of the market work
are reflected in this Background and Analysis Report, with the detailed analysis
found in Appendix I, Projections of Residual Market Demands. The release of
this report concludes the work in Task 1.2.

Task 1.3 Draft Background Report Initial Review
The review of the Background and Analysis Report will be carried out with the
public and key stakeholders in Task 1.3. This input will inform the work in Phase
2.
Phase 2:
 Task 2.1 Official Plan and Zoning By-law Amendments
A report outlining specific recommendations for amendments to the Official
Plan and Zoning By-law will be developed based on the input in Task 1.3. The
report will then be submitted to Council. Based on Council’s direction, formal
Secondary Plan and Zoning By-law amendments will be prepared and released
for public review.

Task 2.2 Public Review
A formal public review of the amendments will be carried out before they are
submitted to Council for approval.
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4. How does the Update relate to the 2005 Commercial Policy Study?
The 2005 Commercial Policy Study took the form of a peer review by the Town’s
consultants of market studies submitted by proponents of two major commercial
developments. Those market studies were carried out by Malone Given Parsons Ltd.
and urbanMetrics inc. The 2005 review resulted in the establishment of a new regional
commercial designation at Hoover Park Drive and Highway 48 (Hoover Park Town
Centre), and policies that would protect and preserve commercial development
opportunities in the Community Core Area (Downtown Stouffville) and the Western
Approach Area (see Maps 1 & 2). In addition, a Neighbourhood Retail Area to permit
the development of a node of neighbourhood focused commercial activity was
identified on the eastern side of the Community.
The updated market projections underlying the current Study Update found in
Appendix I to this report, repeat the empirical research undertaken in 2005 by Malone
Given Parsons Ltd. (MGP). MGP tested a trade area for the Community of Stouffville
that included Whitchurch-Stouffville as the Primary Trade Area and secondary zones in
Northeast Markham (Secondary Trade Area South) and Uxbridge/North Pickering
(Secondary Zone East) (see Map 3). The updated empirical research includes licence
plate surveys that confirm the previously defined trade area, and a consumer telephone
survey within those same trade area boundaries. An updated floor space inventory has
also been compiled.
5. What are the components of the Community of Stouffville’s Existing
Retail Commercial Hierarchy?
5.1
Existing Hierarchy
The commercial hierarchy is spread over three key nodes - the Downtown, the Western
Approach Area, and the Hoover Park Town Centre “power centre”. There is also a
Neighbourhood Retail Area on the eastern side of the Community (See Map 2). These
nodes are differentiated by function, separated by distance, yet distributed to facilitate
cross-shopping and outflow reduction.
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With respect to significant new commercial development potential within the existing
designations:

Hoover Park Town Centre (Regional Retail Area) has about 150,000 square feet
of remaining development potential.
Hoover Park Town Centre – Photo Credit: Google Streetview April 2009

The Western Approach Area includes the former Anderson Haulage site (now
Minto/Trinity)1 which has zoning approvals for about 70,000 square feet of
commercial space, as well as 12,190 square feet of commercial space as part of a
mixed use development.
Western Approach Area and Anderson Haulage Site – Photo Credit: Google Streetview April 2009

The Western Approach Area also has a number of other sites which have over
100,000 square feet of commercial development potential including the vacant
former Canadian Tire site (about 2 acres on the south side of Main Street at
Winona where the former 19,000 square foot facility has been razed), Houston
Motors auto dealership (about 4 acres), and the Town’s Works Yard (about 4.75
acres).
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Note: Previously this site was zoned to permit a total gross floor area between 17,000 and 30,657 square
metres (182,992-330,000 square feet) of commercial space. Town Council adopted a zoning by-law
amendment which reduced the amount of commercial space to 6,425 square metres (70,000 square feet)
on September 4, 2012. In addition, a mixed commercial residential development is proposed which
includes 1,133 square metres (12,190 square feet) of commercial space.
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Former Canadian Tire Site in Western Approach Area - Photo Credit: Google Streetview June 2009

The Gateway Mixed Use Area (Ringwood area) has small lot potential for
restaurants, boutiques, and offices, notwithstanding flood plain, environmental,
access and property fragmentation constraints.
Ringwood Mixed Used Area – Photo Credit: Google Streetview April 2009

The Stouffville Country Market in the east end has a protected allocation of
125,000 square feet, and there is some remaining potential for additional
development in the Neighbourhood Commercial Area designation which applies
to the Market site.
Stouffville Country Market – Photo Credit: Google Streetview April 2009
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5.2
Stouffville’s Closest Competition
The Community of Stouffville’s closest retail commercial competition is found in
Markham at the Metrus and former Emerson Electric sites a little more than 3 miles to
the south of the Town boundary (see Map 4). These power centres have attracted a
limited number of anchor stores, but have a range of banking and small store
permissions.
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6. How adequate is the supply of lands set aside for commercial
purposes?
There has been an increase in the amount of retail commercial space in the Community
of Stouffville since 2005. The 2005 inventory in the Community of Stouffville identified
approximately 475,000 square feet of retail commercial space.
In comparison to the 2005 inventory, the current study’s 2012 inventory in the
Community of Stouffville consists of approximately 900,000 square feet of retail
commercial space as illustrated in Figure 1. However, the differences between the
2005 and 2012 inventory in part reflect the fact that non-retail space (personal and
other services, bank, and Liquor/beer/wine space) were tallied only in the Downtown
area in 2005.
Excluding the non-retail categories, the greatest square footage gains have been in the
Department Store and Non-Department Store Non-Food Store Retail (NFSR) categories.
In addition, vacant space has declined significantly. The Supermarket/Grocery category
has changed modestly as a result of Wal-mart’s food component replacing the Sobey’s
closure. Overall, the retail inventory, including vacant space, has increased by over
235,000 square feet since 2005.
The inventory indicates that with respect to existing development, vacancies now make
up less than 1% of existing retail commercial space -- well below the normal range of 5%
to 7% typical of most markets. This low vacancy rate appears to point to the relative
good health of the retail commercial hierarchy, and the generally productive
performance levels of existing space (i.e. sales per square foot)would appear to suggest
that the market is under-stored.
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Figure 1 - 2012 Floorspace Inventory (Total: 910,120 ft2)
*Includes 27,000 square feet of supermarket-equivalent space in Walmart
Other Space NEC,
26,908sf, 3.0%
Liquor/Beer/Wine,
13,770sf, 1.5%
Vacancy, 4,000sf, 0.4%
Bank/Trust, 24,215sf,
2.7%
Supermarket/
Grocery *, 103,911sf,
11.4%
Specialty Food,
21,900sf, 2.4%
Restaurants,
117,747sf, 12.9%
Dep't Store (nonfood), 135,600sf,
14.9%
Other Services,
59,232sf, 6.5%
Professional Services,
45,240sf, 5.0%
Personal Services,
37,670sf, 4.1%
Non-Dep’t Store,
293,067sf, 32.2%
HI, 26,860sf, 3.0%
As a result of these significant inventory changes, the retail market shares obtained in
the 2005 consumer telephone survey have also changed significantly.
The current supply of vacant commercially designated lands, including the remaining
150,000 square feet at Hoover Park Town Centre and the 82,000 square feet of
commercial development approved on the former Anderson Haulage lands in the
Western Approach, would appear to exceed demands until 2021 based on the
projections of residual market demands for retail and selected commercial uses found
in Appendix I to this report. However, by 2031 there would appear to be a supply
deficit of approximately 14 acres (150,000 square feet at 25% coverage), recognizing
that market projections beyond five years cannot be regarded as conclusive.
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7. Who is shopping in the Community of Stouffville and what are they
shopping for?
The licence plate survey and the consumer survey confirm that the Community of
Stouffville continues to draw customers (post-power centre) from the same trade area
defined by the 2005 study (pre-power centre). The Hoover Park Town Centre attracts
the highest level of inflow (40%) followed by the Downtown (35%), followed by the
Western Approach Area (30%). These inflow levels are higher than those obtained in
the 2005 MGP study. This appears to indicate that the expansion of the commercial
hierarchy to include the regional node (Hoover Park Town Centre) has been beneficial
to the Community of Stouffville as a whole with respect to inflow.
However, high local capture rates from Primary Trade Area residents of more than 60%
are confined to generally lower order goods (with some exceptions). These high
capture rates are also found primarily at the anchor stores at Hoover Park Town Centre.
For example, although the average department store capture is 56.7%, Wal-Mart’s local
capture is 94.4% of the Primary Trade Area residents’ spending in all Wal-Mart stores.
Significant merchandising gaps are evident where local capture rates from Primary
Trade Area residents are low or negligible (i.e. less than 40%), primarily for medium to
higher order comparison goods shopping categories. These include:
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most fashion categories;
certain specialty retail categories including books, camera/photo supply,
gifts/novelty, hobby/toy/craft, art supply/gallery, fabric/yarn and musical
instruments;
certain home furnishings and interior décor categories including
furniture/appliances, TV/electronics/computer, bath/bedding/linen,
lighting/carpet/other décor and antiques; and,
home improvement.
This indicates that the Community still has a large outflow of dollars. It also suggests
understoring and the need for the Community of Stouffville to attract certain types of
new retail stores to catch up with population growth. Past gains in local capture rates
have come through the attraction of new anchor stores at the Hoover Park Town
Centre. Future gains may be a combination of attracting anchor and non-anchor
specialty stores in the weaker categories. The findings indicate that Stouffville retailers
have good opportunities for increased sales from both the Primary and Secondary
Trade Areas.
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Some suggested opportunities (see Figure 2) include:
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Small department store in the medium term such as a Marshall’s;
Regional chain store anchor use such as a TSC in the medium term;
New format drug store in the medium term;
Fashion and accessory space in the short to medium term;
A small infusion of home furnishings space; and,
Electronics and computer space in the short term.
Figure 2: Local Capture Rates by Stouffville Stores
0%
10%
20%
30%
40%
50%
60%
70%
80%
90% 100%
Supermarket
Specialty Food
Department Store
General Merchandise
Home and Auto Supply (HAAS) (Canadian Tire / TSC Store)
Tires, Batteries, Accessories /Automotive Specialty Store
Men’s & Ladies Wear
Family Wear / Unisex
Children’s Wear
Shoes
Jewellery
Clothing Accessories
Luggage & Leather Goods
Stationery / Office Supply
Book Store / News Dealer
Record / CD / Tape
Camera / Photo Supply
Gift / Novelty / Greeting Card / Party Supply
Sporting Goods
Hobby / Toy / Craft
Art Gallery & Artist Supply
Musical Instruments
Pet / Pet Supply
Fabric or Yarn Shop
Florist
Drug / Discount Drug
Furniture & Appliances
TV / Stereo / Electronics / Computer
Lighting / Carpet / Other Interior Décor
China / Glassware / Kitchenware / Cutlery
Bath / Bedding / Linen
Telephone/Cell Phone/Vacuum/Sewing Machine
Primary Trade Area
Antiques
Secondary Trade Area South
Home Improvement / Lumber / Building Supply
Secondary Trade Area East
Hardware/Paint/Paper/Glass/Electrical/Plumbing
Nursery / Garden Centre
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8. Market Study Conclusions
The purpose of this commercial study update is to investigate whether the existing
commercial policies are succeeding in achieving a balanced yet maturing commercial
hierarchy. The maturation process involves filling out the remaining development capacity
at the Hoover Park Town Centre and the Western Approach Area with medium to higherorder retail uses, and the development of the “Gateway Mixed Use Area” designation at
Highway 48 and Main Street.
The rate of maturation of the commercial hierarchy is a consideration in policy terms and
“at play” in economic terms.
The general conclusion of the analysis is that, in market terms, the commercial policies are
succeeding, but slowly based on the following indicators:

In a slowing retail development environment, Stouffville continues to serve a
consistent trade area with a shift to increased regional draws.
Placed in an overall economic context, the retail commercial development market in
the GTA has been in general malaise (inconsistent/mushy) for some time. Even before
the effects of the 2008 economic contraction, there were signs that the retail
development industry was slowing, as was evident in longstanding power centre
approvals in high growth markets not being built out in a timely manner.
While caught up in that economic context, the results of this current analysis indicates
that the Community of Stouffville continues to serve a consistent trade area, but with a
shift to increased regional draws. Current market shares obtained by Stouffville retailers
are drawn mostly from the Community of Stouffville, supplemented by moderate yet
consistent support coming from Stouffville’s secondary market areas.

Increased regional draws are generally specific to the Hoover Park Town Centre,
but are shared by the other commercial nodes to a much lesser degree.
Regional draws have improved since the regional centre (Hoover Park Town Centre)
began development. This is primarily due to the draws of the new anchor stores.
However, new smaller-scale non-anchor space has not shared a similar expansion in
other parts of the community, particularly in the Western Approach Area,
notwithstanding the increased regional draws and inflow that the new anchor stores
have brought into the local market.
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
The retail commercial hierarchy is in relative good heath with a low vacancy rate
and productive performance levels of existing space, but this is off-set by
significant merchandising gaps.
The low vacancy rate appears to point to the relative good health of the retail
commercial hierarchy. This, together with the generally productive performance levels
of the existing space (i.e. good sales per square foot), suggest that the market is understored. This is coincidental with the fact that significant merchandising gaps are evident
primarily for medium to higher order comparison goods shopping categories such as
most fashion categories, and electronics and computer goods.

Despite the merchandising gaps, the current under-storing, and today’s low
vacancy rates, the analysis does not identify a significant supply deficit until after
2021 (by 2026 and 2031).
At the macro level, the supply of vacant commercially designated lands, including the
82,000 square feet of commercial development currently approved on the former
Anderson Haulage lands in the Western Approach, would be sufficient to meet market
demands until 2021 when the market would be in relative equilibrium.
By 2026 a supply deficit of approximately 10.5 acres (rounded) would emerge. At 25%
coverage, this supply surplus would translate into 115,000 square feet.
By 2031, the supply deficit would approximate 14 acres, which at 25% coverage would
translate into 150,000 square feet.
Therefore, it can be concluded that the 2005 Commercial Policy Update which resulted in
the creation of the regional node, and the efforts the Town has made in support of the
Downtown, appear to have created a generally healthy commercial hierarchy. The support
for the Downtown has resulted in a stronger centre, while the addition of the regional node
has significantly reduced the outflow for lower order goods.
At the same time, there are a number of factors at play which affect the rate of maturation,
and are evidenced in the difficulty in leasing out space at Hoover Park Town Centre, and
the lack of interest in development of major potential commercial sites in the Western
Approach Area.
Some of the factors affecting the rate of maturation of the commercial hierarchy include
population growth and policy controls on the regional node and the Western Approach.
Other factors are those affecting developers and tenants including:
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current leasing competition between developers (e.g. Hoover Park Town Centre
versus Emerson Electric/Metrus in Markham);
previous and prospective leasing deals with tenants (e.g. rental trade-offs
depending on the strength of individual markets);
tenant fears of cannibalizing the sales of their existing stores in proximate markets;
tenant concerns over the rate of local population growth in smaller markets;
tenant reluctance to commit to riskier development models (e.g. mixed use
buildings) in smaller markets; and,
lack of tenants appropriate for the market (e.g. new-format tenants are already in
the market, few U.S. entry prospects, limited second store options).
Other less tangible factors may affect consumers. For example, residents new to the
Community of Stouffville might still have ties to other locales because they work in other
communities or still go to their current doctors or dentists or other special services outside
of Stouffville and continue to shop outside Stouffville as well.
In addition, the lack of interest in development in the Western Approach Area may also
reflect a lack of perceived identity for the Western Approach Area.
The recent application for a reduction in the amount of commercial space on the former
Anderson Haulage site in the Western Approach Area was a result of a lack of anchor
tenant interest. This may reflect the fact that, despite the strong policy direction in the
Secondary Plan, the Western Approach Area is not perceived by retailers to have a retail
commercial identity similar to the regional node and the Downtown. This factor may also
be explain why no proposals have come forward for other significant sites in this Area
including the vacant former Canadian Tire lands at 9th and Main, the Houston Motors site,
or the Town’s Works Yard site.
The lack of development in the “Gateway Mixed Use Area” designation at Highway 48 and
Main Street because of a range of constraints (e.g. floodplain, property fragmentation) may
also be a consideration. This area would serve as the entrance to the Western Approach
Area, and the lack of a “gateway” and related exposure on Highway 48 contributes to a lack
of identity in the Western Approach Area.
In summary, despite the apparent slow maturation of the commercial hierarchy in the
Community of Stouffville, the hierarchy is serving a high income area with good population
growth prospects. However, the Community of Stouffville must contend with market issues
that affect longer term market projections to 2031. Therefore, while a supply deficit has
been identified post 2021 which is projected to increase to 150,000 square feet by 2031,
consideration has to be given to these market issues in determining whether there is an
actual need to designate additional commercial space to replace the reduced supply at the
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current time. This is particularly the case as market projections beyond five years cannot
be regarded as conclusive.
Given the uncertainties in the market, consideration should be given as to whether it would
be premature to designate additional lands for commercial development at the current
time which might put at risk the achievement of the planned function of the current three
nodes and the Neighbourhood Retail Area. Based on the available information, it may be
preferable to continue to monitor the situation and to encourage commercial
intensification in the Downtown and Western Approach Area (i.e. through continued
implementation of the Downtown Community Improvement Plan and support for
investments in transit supportive mixed-use / multi storey, higher density intensification,
infill, development / redevelopment, and expansion / relocation); and to work with Hoover
Park Town Centre to encourage the completion of that development. In particular,
consideration needs to be given to assessing how to better position the Western Approach
Area in the market to capitalize on the identified merchandising gaps.
The longer term strategy should seek to achieve a market equilibrium position (neither
under-stored nor over-stored) through incremental expansion in line with emerging market
opportunities, most notably through the market absorption of the remaining lands at the
Hoover Park Town Centre; through the market absorption of other vacant commercially
designated lands or other suitable lands (e.g. the Town’s Works Yard); and through other
intensification along the commercial corridor in the Western Approach Area and in the
Downtown.
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9. Implications for the Current Commercial Planning Policy Framework
The Community of Stouffville Secondary Plan which is found in Section 12 of the Town’s
Official Plan establishes the policy framework for commercial development in the
Community of Stouffville.
The key current commercial policy directions are outlined below together with
questions/directions for consideration in the context of the current update of the
market study findings:
Downtown Policy Direction:
Maintain the downtown as a central meeting place and shopping area for the
community recognizing its important contribution to the character of the community.
Discussion
The maintenance and enhancement of the Downtown as a shopping area is a key
direction throughout the Plan found in the Community Vision, as well as the land use
and design policies.
The market study results appear to indicate that the policy framework and the efforts
of the Town and the business community to implement the directions in the Plan have
been successful. However, past experience in the community and elsewhere indicates
that the maintenance of that success can be a challenge. At the same time, the role of
the Downtown as a shopping area continues to be important to implement a key part of
the Community Vision.
Questions/Future Directions
Are the current policy directions with respect to the Downtown which provide for its
protection and enhancement sufficient to ensure its continued success as a shopping
area for the community?
Regional Retail Centre (Hoover Park Town Centre) Policy Direction:
Major retail uses may be permissible in a manner that is complementary to, and does
not undermine, the function of the Western Approach Area, the Core Area, or the
Neighbourhood Retail Area.
Discussion
The policies for the Regional Retail Center found in Section 12.7.20A of the Plan,
establish minimum floor areas for large retail stores to assist in ensuring that the
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development in this area fulfills its function which is to act as a “trade centre and
specialty retailing node serving a broad regional market”.
The policies are also designed to ensure that uses which could undermine the planned
function of other commercial areas are not permitted or are limited in size. These
policies prohibit:
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large retail stores that are under 371 square metres in gross floor area;
recreational vehicle sales and service;
financial institutions until such time as an office building with a minimum gross
floor area of 4,460 square metres and a height of a minimum of three storeys is
constructed;
liquor and/or beer retail stores and outlets;
food supermarkets, food stores or grocery stores except that the sale of
groceries or similar food or retail products is permitted in a portion of a large
retail store where the store has a minimum gross floor area of 10,000 square
metres and no more than 2,500 square metres gross floor area of the store is
devoted to the sale of groceries or similar food or retail products.
In addition, the policies require a minimum of two retail operations having a minimum
commercial floor area of 10,000 square metres and 5,575 square metres respectively.
Further, personal service establishments are permitted provided they have a gross floor
area of not less than 92 square metres; and eating establishments are permitted
provided that they do not exceed an aggregate gross floor area of 2,370 square metres.

Is a minimum size of 371 square metres (4,000 square feet) for large retail
stores still appropriate?

Are financial institutions still important “anchors” for the Downtown and
Western Approach Area? Should such uses still continue to be prohibited in
the Regional Retail Centre until an office building is located in the area?

Are liquor and beer retail stores and outlets still important “anchors” for the
Downtown and Western Approach Area? Should such uses still continue to be
prohibited in the Regional Retail Centre? Can exceptions be made for small
outlets which form part of a larger store?

Are food supermarkets, food stores and grocery stores still important
“anchors” for the Downtown and Western Approach Area? Should such uses
still continue to be prohibited in the Regional Retail Centre? Can additional
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exceptions be made similar to the 2,500 square metres of floor area permitted
in a store over 10,000 square metres?

Can personal service establishments of less than 92 square metres be
permitted in the Regional Retail Centre?

Are restaurants still important “anchors” in the Downtown and Western
Approach Area? Should additional restaurants be permitted in the Regional
Retail Centre above the current 2,730 square metre “cap”?
Western Approach Area
The intent for the Western Approach Area is to create a diverse, thriving commercial
district combined with a range of uses including employment, entertainment and
residential uses.
Discussion
The Western Approach Area includes the Western Approach Mixed Use and the
Western Approach – Commercial designations. The general policy direction is the same
with a focus on mixed use development, and strong policy direction with respect to
urban design. However, the permitted uses are slightly broader in the Mixed Use Area
including data processing, education and training, medium density residential and
automotive campus, while the Commercial designation is more focused on commercial
uses.

What additional or refined policy direction is required to encourage
redevelopment of the major vacant sites in the Western Approach Area?

Would combining the two existing land use designations which are similar
assist in creating a clearer identity for the area? What other additional or
refined policy direction would assist in clarifying identity of this area and its
role in the community?
Gateway Mixed Use Area
The policy direction for this area is the creation of a unique and special mixed use
district which promotes commercial development integrated with residential uses.
Special architectural and landscaping treatment is required to strengthen the area’s
identity and improve the quality of the public realm.
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Discussion
The lack of development in the “Gateway Mixed Use Area” designation at Highway 48
and Main Street because of a range of constraints (e.g. floodplain, property
fragmentation) is an issue given that this is the main entrance to the community from
Highway 48. Further, this area also serves as the entrance to the Western Approach
Area. The lack of a “gateway” and related exposure on Highway 48 may contribute to a
lack of identity in the Western Approach Area.

Is the lack of development in this area and the lack of an established
“gateway” to the community in this location hindering development in the
Western Approach area and contributing to its lack of identity?

What additional or refined policy direction or other action by the Town is
required to resolve the constraints to development in this area?

Would a detailed tertiary plan which includes a detailed approach for
addressing constraints to development assist in resolving the situation?

Should a Community Improvement Plan be considered to assist in the
redevelopment of this area?
Neighbourhood Retail Area
The Neighbourhood Retail Area designation currently applies only to a site on the east
side of 10th Line north of Main Street, although the policies recognize the potential for
the designation of additional areas. The planned function is as a commercial district
which provides a range of goods and services designed to meet the day to day
requirements of the area residential neighbourhoods. Mixed use is promoted as part
of this designation.
Discussion
The lands in the Neighbourhood Retail Area designation are currently utilized for the
Stouffville Country Market. It is unclear when or if redevelopment will occur. At the
same time, commercial development has occurred at the intersection of the 10 th Line
and Main Street particularly in the northeast quadrant which provides some of the
services intended for the Neighbourhood Retail Area. However, the Town is currently
carrying out a Growth Management Strategy to evaluate the need for additional growth
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in Phase 3 of the Coummunity of Stouffville. If additional growth is approved, the
subject site will be more centrally located to the expanded urban area and its potential
for redevelopment may increase.

Should the lands at Main Street and 10th Line or other sites be recognized as a
Neighbourhood Retail Area?

What is the potential for the development of the current Neighbourhood
Retail Area considering future development of Phase 3 of the Community of
Stouffville?
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APPENDIX I
COMMUNITY OF STOUFFVILLE
COMMERCIAL POLICY STUDY UPDATE
PROJECTIONS OF RESIDUAL MARKET DEMANDS
2014, 2016, 2021, 2026, & 2031
RETAIL & SELECTED COMMERCIAL USES
OCTOBER 2012
Acronyms:
FSR:
NFSR:
GAFO:
HAAS:
TBA:
HI:
FIRE:
SBM:
Food Store Retail
Non-Food Store Retail
General Merchandise / Apparel / Furnishings / Other Retail
Home and Auto Supply
Tires, Batteries & Accessories
Home Improvement
Finance / Insurance / Real Estate
Services to Business Management
GLA:
NAICS:
Gross Leasable Area
North American Industrial Classification System
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1.
Introduction -- Planning and Market Study Context:
The Town of Whitchurch-Stouffville is currently conducting an update of the Community of
Stouffville Commercial Policy Study (Study Update). The Study Update is to assess the
implications of growth to date on the commercial districts, and to examine commercial land
use requirements through to the Year 2031. This comprehensive review will assess the
adequacy of the supply of lands set aside for commercial purposes and recommend whether any
revisions are required to land use designations and policies/zone standards to protect the
planned function of each commercial area in the Community.
The Study is being undertaken in the context of population forecasts (York Region, May 31,
2012) which indicate that current population levels in the Town of Whitchurch-Stouffville will
increase by about 50% over the next 19 years (2012-2031):
up from
to
to
41,235 in the 2012 base year (Watson & Associates),
55,800 by 2021 (York Region), and
60,600 by 2031 (York Region)
The Town last undertook such a commercial policy study in 2005. The 2005 study took the
form of a peer review by the Town’s consultants of market studies submitted by proponents of
two major commercial developments. Those market studies were carried out by Malone Given
Parsons Ltd. and urbanMetrics inc. The 2005 review resulted in the establishment of a new
regional commercial designation at Hoover Park Drive and Highway 48 (Hoover Park Town
Centre), and policies that would protect and preserve commercial development opportunities in
the Community Core Area (Downtown Stouffville) and the Western Approach Area. In
addition, a Neighbourhood Retail Area to permit the development of a node of neighbourhoodfocused commercial activity was identified on the eastern side of the Community (See Maps 1
& 2).
The updated market projections underlying the current Commercial Policy Study Update repeat
the empirical research undertaken in 2005 by Malone Given Parsons Ltd. (MGP). MGP tested a
trade area for the Community of Stouffville that included Whitchurch-Stouffville as the
Primary Trade Area and secondary zones in Northeast Markham (Secondary Trade Area South)
and Uxbridge/North Pickering (Secondary Zone East) (see Map 3). The updated empirical
research includes licence plate surveys that confirm the previously defined trade area, and a
consumer telephone survey within those same trade area boundaries. An updated floor space
inventory has also been compiled. The results of this research are summarized in the following
sections.
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-3-
-4-
-5-
2.
Licence Plate Surveys:
Licence plate surveys (proxies for customer origins) were conducted by Corey F. Doyle,
Research Consultant, on Thursday, Friday and Saturday, May 22, 23, and 24, 2012. The licence
plate survey data (coded by the Ontario Ministry of Transportation, and compiled and mapped
by GEOmarketing Solutions Inc.) are featured in Appendix D of the Study Update.
The percentage of customer origins derived by the three existing commercial nodes is
summarized in Figure 1 as follows1:
Figure 1: 2012 Customer Origins by Existing Commercial Nodes
0%
10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Downtown
1A
Power Centre
Western Approach
1B
All Plates
2A
3A
3B
3C
3D
TRADE
AREA
INFLOW
1
Note: Tables on which Figures are based are found in Appendix E to the report.
-6-
These data confirm that the Community of Stouffville continues to draw customers (postpower centre) from the same trade area defined by the 2005 MGP study (pre-power centre).
The Hoover Park Town Centre attracts the highest level of inflow (40%) followed by the
Downtown (35%), followed by the Western Approach Area (30%).
These inflow levels are higher than those obtained in the 2005 MGP study (as seen in Figure
2). This indicates that the expansion of the commercial hierarchy to include the regional node
(Hoover Park Town Centre) has been beneficial to the Community of Stouffville.
Figure 2: 2005 Customer Origins by Existing Commercial Nodes
0%
10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Downtown
1A
Can. Tire former
A&P former
No Frills former
1B
Sobeys former
2A
3A+3B+3C+
3D
TRADE
AREA
INFLOW
3.
Consumer Telephone Survey:
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3.1
Survey Methodology
The professional survey firm of Network Research Field Services conducted a consumer
telephone survey of the retail expenditure patterns of Trade Area residents over the month of
June 2012.
Sample sizes for the Primary Trade Area (Zones 1A + 1B) and Secondary Trade Area East
(Zones 3A + 3B + 3C + 3D) are proportionate to the distribution of population in these zones in
2011.
A separate stand-alone survey of 200 was conducted in the Secondary Trade Area South
(Markham Zone 2A) because of this zone’s high population level.
By gender, the sampling was split roughly 75% female and 25% male.
The survey asked respondents where and how much they spent over a prescribed recall period
(calibrated at 3 months) in 36 retail store categories, including FSR (2 food store categories) +
NFSR (1 department store category plus 30 non-department store GAFO categories) + HI
spending (3 categories including garden supply/nursery).
The results of the Consumer Telephone Survey are compiled in Appendix C of the Study as
follows:
Appendix C-1 Primary Trade Area Expenditures (Row and Column Totals)
Appendix C-2 Secondary Trade Area East Expenditures (Row and Column Totals)
Appendix C-3 Secondary Trade Area South Expenditures (Row and Column Totals)
Appendix C-4 Head of Household (Gender)
Appendix C-5 Average Size of Household
Appendix C-6 Respondent Age Profile
Appendix C-7 Respondent Employment Profile
Appendix C-8 Head of Household Shopping Frequency by Store Type
Appendix C-9 Head of Household Average Amount Spent by Store Type
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The total sample size of 850 completed surveys was split numerically as follows:
TRADE AREA
Primary Trade Area: Total
Community of Stouffville – Zone 1A
Rural Whitchurch- Stouffville – Zone 1B
Secondary Trade Area East: Total
Urban Uxbridge – Zone 3A
Rural Uxbridge South – Zone 3B
Rural Uxbridge North – Zone 3C
Pickering - N. of Hwy. 7 – Zone 3D
Secondary Trade Area South:
Markham - N. of 16th/E. of Kennedy – Zone 2A
TOTAL SURVEYS
No. of Surveys
400
265
135
250
135
46
50
19
200
200
850
Local capture rates by Stouffville merchants are derived from these survey results. These are
subsequently applied as base year capture rates in the calculations of residual (warranted)
square footages.
3.2
Local Capture Rates by Stouffville Merchants
Figure 3 features the local capture rates that Stouffville merchants obtain from residents of the
Primary Trade Area, the Secondary Trade Area South, and the Secondary Trade Area East (as
summarized from Appendices C-1 to C-3):
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Figure 3: Local Capture Rates by Stouffville Stores
0%
10%
20%
30%
40%
50%
60%
70%
80%
90% 100%
Supermarket
Specialty Food
Department Store
General Merchandise
Home and Auto Supply (HAAS) (Canadian Tire / TSC Store)
Tires, Batteries, Accessories /Automotive Specialty Store
Children’s Wear
Shoes
Jewellery
Record / CD / Tape
Sporting Goods
Hobby / Toy / Craft
Musical Instruments
Pet / Pet Supply
Fabric or Yarn Shop
Florist
Primary Trade Area
Antiques
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Highest Local Capture Rates (60%-100%):
High local capture rates from Primary Trade Area residents of more than 60% (meaning
reciprocal outflow levels of less than 40%) are confined to generally lower order goods (with
some higher order exceptions). Local capture rates in the 60% to 100% range are listed from
highest to lowest as follows:
Department Store (Wal-Mart only)
94.4%
93.8%
General Merchandise
93.8%
HAAS (Canadian Tire)
91.5%
89.9%
Pet / Pet Supply
83.5%
Supermarket
80.3%
Jewellery
68.8%
Florist
67.3%
Family Wear
61.4%
Specialty Food
60.9%
High local capture rates of more than 60% have been induced largely but not exclusively by the
anchor stores at the regional node. For example, although the average department store capture
is 56.7%, Wal-Mart’s local capture is very high at 94.4% of Primary Trade Area residents’
spending in all Wal-Mart stores. The introduction of Staples at Hoover Park Town Centre has
resulted in the very high capture rate in the Stationery / Office Supply category. Winners and
Canadian Tire/Marks Work Warehouse are other examples. Similarly, Sportchek (under
construction at Hoover Park Town Centre) is expected to greatly improve on the very low
16.7% local capture rate in the Sporting Goods category. These results point to the success of
the regional node in performing its regional function for certain but not all retail categories.
Lowest Local Capture Rates (0%-40%):
Merchandising gaps are evident where local capture rates from Primary Trade Area residents
are low or negligible (here defined as less than 40%). Local capture rates of less than 40% are
obtained generally in medium to higher order comparison goods shopping categories. These
include:
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Shopping Category
Local Capture Rate by
Stouffville Stores
Percent of
FSR + NFSR + HI
Spending
Fashion Categories:
men’s and ladies wear
19.3% representing
2.6%
children’s wear
1.7% representing
1.4%
shoes
0.0% representing
1.5%
clothing accessories
0.0% representing
0.8%
luggage and leather goods
0.0% representing
1.1%
books
0.0% representing
0.9%
records/CD/tape
0.0% representing
1.1%
camera/photo supply
0.0% representing
3.6%
gifts/novelty
3.5% representing
0.5%
sporting goods
16.7% representing
2.3%
hobby/toy/craft
38.2% representing
1.5%
art supply/gallery
29.0% representing
1.1%
fabric/yarn
15.4% representing
0.9%
musical instruments
0.0% representing
1.5%
Specialty Retail Categories:
Home Furnishings and Interior Décor Categories:
furniture/appliances
30.9% representing
9.2%
TV/electronics/computer
2.9% representing
3.2%
lighting/carpet/other décor
23.3% representing
2.6%
china/glass//kitchenware
0.0% representing
0.7%
bath/bedding/linen
0.0% representing
1.4%
Phone/Vacuum/Sew. Machi ne
33.8% representing
1.1%
Antiques
25.3% representing
1.3%
HI/lumber/building supply
34.1% representing
6.5%
hrdwr/paint/glass/elect/plumb
31.1% representing
2.6%
Home Improvement
Total (less than 40% local capture)
49.4%
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3.3
Implications of Survey with respect to Local Capture Rates:
Stouffville retailers obtain relatively low local capture rates of less than 40% (i.e. from 0% to
40%) from Primary Trade Area residents for spending categories that comprise almost 50% of
their spending (actually 49.4% in bar above).
With so much outflow (60%+) across such a large proportion of spending (almost 50%), this is
less than an optimal situation. It suggests current under-storing and the need for the Community
of Stouffville to attract certain types of new retail stores to catch up with the population
growth. Past gains in local capture rates have come through the attraction of new anchor stores
at the regional node. Future gains may be a combination of attracting anchor and non-anchor
specialty stores in the weaker categories.
However, this implies that efforts by Stouffville retailers to increase local capture rates in
spending categories that are now less than 40% would be targeting 5 of every 10 dollars (i.e.
across all categories in the previous bullet points). The opportunity to target such a large
proportion of spending is encouraging for the future maturing of the Community of
Stouffville’s commercial hierarchy as the population increases.
This also implies that Stouffville retailers have weakest local capture rates from Secondary
Trade Area residents in categories that represent half of their spending as well.
These findings support the general proposition that Stouffville retailers have good opportunities
for increased penetrations of both the Primary Trade Area and the two Secondary Trade Area
zones.
While most gaps are coincident with lower local capture rates, the proximity of competitive
facilities will continue to moderate the prospects for outflow recovery.
3.4
Local Capture Rates for Agglomerated Retail Store Types:
Local capture rates that Stouffville merchants obtain from each Trade Area zone for nine (9)
agglomerated store types (i.e. agglomerated from the 36 store categories listed in Figure 3 above) are
as follows:
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Figure 4 - Percent Local Capture Rates by Stouffville Stores
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Department Store
Other General Merchandise
Drug and Personal Care
Primary Trade Area
Fashion & Accessories
Home Furnishings/Electronics
Other Specialty NonDepartment
Home Improvement
Supermarket/Grocery Store
Specialty Food Store
These local capture rates are applied as base year shares in the residual calculations for the
same nine (9) agglomerated spending categories (in Tables 11-23 of this Study Update).
3.5
Respondent Shopping Frequency by Store Type:
The following summary compares shopping frequency by store type and the percentage of total
amount spent for the entire sample (Appendix C-9 reveals there is little variation in shopping
frequency across the three Trade Area zones):
Shopping Frequency By Store Type
% of Total $ Spent
80% - 100% of Respondents Shopped at:
Supermarket / Superstore incl. Costco food)
Major or Discount Department Store
Subtotal
18.0%
3.6%
21.6%
Drug or Discount Drug Store
Home & Auto Supply / Canadian Tire/TSC
HI: Lumber / Building Supply
General Merchandise Including Costco
Subtotal
13.6%
Subtotal 60% - 100%
35.2%
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3.2%
2.1%
6.5%
1.9%
HI: Nursery / Garden Ctr.
1.9%
Stationery of Office Supply Store
Family Wear / Unisex Clothing
Subtotal
1.3%
2.0%
5.1%
Book Store or News Dealer
Pet or Pet supply Store
Shoe Store
Hobby/Toy/Craft Store
Subtotal
Men's or Ladies' Wear Store
Sporting Goods Store
Gift/Novelty/Greeting Card/Party
Florist
HI: Hardware/ Paint/Paper/Electrical/Plum
Furniture / Appliance Store
Lighting / Carpet / Interior Décor
0.9%
1.2%
3.0%
1.5%
1.5%
3.2%
11.3%
2.6%
2.3%
0.5%
0.9%
2.6%
9.2%
2.6%
Telephone/Cell Phone/Vacuum/Sew. Machine
1.1%
Subtotal
21.7%
Fewer than 10% of Respondents Shopped at:
Fabric of Yarn Store
Children's Wear Store
Bath/Bedding/Linen Store
Jewellery Store
Camera or Photographic Supply Store
TBA (Tires/Batteries/Accessories)
Art Gallery/Artists' Supply Store
China/Glassware/Kitchenware/Cutlery
Musical Instrument & Supply Store
Record / CD / Tape Store
Luggage and Leather Goods Store
Antiques Shop
Clothing Accessories Store
Subtotal
26.7%
Total Amount Spent by Household Head
100%
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0.9%
1.4%
0.7%
6.5%
3.6%
5.9%
1.1%
0.7%
1.5%
1.1%
1.1%
1.3%
0.8%
Implications:
Respondents generally have the highest frequency of shopping in lower-order anchor stores
(including discount department stores) which represent about 1/3rd of respondent spending.
Respondents generally have the lowest frequency of shopping in non-anchor higher-order
specialty stores which represent about 2/3rds of respondent spending.
These findings confirm that shoppers in the Stouffville market have typical/normal shopping
patterns in terms of shopping frequency and percentage spent by store type.
4.
Community of Stouffville Floorspace Inventory:
4.1
2012 & 2005 Inventories
There has been an increase in the amount of retail commercial space in the Community of
Stouffville since 2005.
The 2005 inventory in the Community of Stouffville identified
approximately 475,000 square feet of retail commercial space. In comparison to the 2005
inventory, the current study’s 2012 inventory in the Community of Stouffville consists of
approximately 900,000 square feet of retail commercial space broken down as follows (See
Maps 1 & 2):
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Figure 5 - 2012 Floorspace Inventory (Total: 910,120 ft2)
*Includes 27,000 square feet of supermarket-equivalent space in Walmart
Other Space NEC,
26,908sf, 3.0%
Liquor/Beer/Wine,
13,770sf, 1.5%
Vacancy, 4,000sf, 0.4%
Bank/Trust, 24,215sf,
2.7%
Supermarket/
11.4%
Specialty Food,
21,900sf, 2.4%
Restaurants,
117,747sf, 12.9%
Dep't Store (nonfood), 135,600sf,
14.9%
Other Services,
59,232sf, 6.5%
Professional Services,
45,240sf, 5.0%
Personal Services,
37,670sf, 4.1%
Non-Dep’t Store,
293,067sf, 32.2%
HI, 26,860sf, 3.0%
The differences between the 2005 and 2012 inventory in part reflect the fact that non-retail
space (personal and other services, bank, and Liquor/beer/wine space) were tallied only in the
Downtown area in 2005, with the result that longitudinal comparisons to the current study are
only available for the retail categories (FSR + NFSR + HI space).
The 2005 inventory is broken down as follows (i.e. MGP’s 2005 inventory is converted to
NAICS nomenclature here to facilitate comparisons):
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Figure 6 - 2005 Floorspace Inventory (Total: 475,300 ft 2)
Vacancy,
17,400sf, 3.7%
Bank/Trust,
12,000sf, 2.5%
Restaurants,
29,100sf, 6.1%
Supermarket/
20.0%
Other Services,
77,100sf, 16.2%
Personal
Services,
8,500sf, 1.8%
Specialty Food,
29,300sf, 6.2%
HI, 24,500sf, 5.2%
Non-Dep’t Store,
182,400sf, 38.4%
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Dep't Store
(non-food),
0, 0.0%
4.2
Comparison between 2005 and 2012
The differences between the 2005 and 2012 FSR, NFSR, HI and Vacant space are as follows:
Supermarket/Grocery
Specialty Food
Subtotal FSR space:
Inventory
Difference
@ 8,911 sf
@ -7,400 sf
@ 1,511 sf
Inventory
% Change
@ 3.8%
@ -3.1%
@ 0.7%
Dep't Store
Non-Dep’t Store
Subtotal NFSR
@ 135,600 sf
@ 110,667 sf
@ 246,267 sf
@ 57.2%
@ 46.7%
@ 104.0%
HI
@
@ 1.0%
Vacancy
@ -13,400 sf
2,360 sf
@ -5.7%
TOTAL DIFFERENCE @ 236,738 sf
@ 100%
Excluding the non-retail categories, the greatest square footage gains have been in the
Department Store and Non-Department Store NFSR categories.
Vacant space has declined significantly.
The Supermarket/Grocery category has changed modestly as a result of Wal-Mart’s food
component replacing the Sobeys closure.
Overall, the retail inventory, including vacant space, has increased by over 235,000
square feet since the 2005 CPR.
As a result of these significant inventory changes, the retail market shares obtained in the
2005 consumer telephone survey have also changed significantly.
4.3
Vacant Space
The floorspace inventory indicates that with respect to existing development, vacancies now
make up less than 1% of existing retail commercial space -- well below the normal range of 5%
to 7% typical of most markets. This low vacancy rate appears to point to the relative good
health of the retail commercial hierarchy, and the generally productive performance levels of
existing space (i.e. sales per square foot) would appear to suggest that the market may be
under-stored.
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5.
Community of Stouffville’s Existing Retail Commercial Hierarchy:
5.1
Commercial Nodes
The existing commercial hierarchy is spread over three nodes (the Downtown, the Western
Approach Area, and the Hoover Park Town Centre “power centre”). There is also a site
designated “Neighbourhood Retail Area” (Stouffville Country Market) on the east side of the
Community. These nodes are differentiated by function, separated by distance, yet distributed
to facilitate cross-shopping and outflow reduction. (See Map 2)
5.2
New Commercial Development Potential
With respect to significant new commercial development potential:

Hoover Park Town Centre (Regional Retail Area) has about 150,000 square feet
of remaining development potential.

The Western Approach Area includes the former Anderson Haulage site (now
Minto/Trinity)2 which has zoning approvals for about 70,000 square feet of
commercial space, as well as 12,190 square feet of commercial space as part of a
mixed use development.

The Western Approach Area also has a number of other sites which have over
100,000 square feet of commercial development potential including the vacant
former Canadian Tire site (about 2 acres on the south side of Main Street at
Winona where the former 19,000 square foot facility has been razed), Houston
Motors auto dealership (about 4 acres), and the Town’s Works Yard (about 4.75
acres).

The Gateway Mixed Use Area (Ringwood area) has small lot potential for
restaurants, boutiques, and offices, notwithstanding flood plain, environmental,
access and property fragmentation constraints.

The Stouffville Country Market in the east end has a protected allocation of
125,000 square feet, and there is some remaining potential for additional
development in the Neighbourhood Commercial Area designation which applies
to the Market site.
2
Note: Previously this site was zoned to permit a total gross floor area between 17,000 and 30,657 square
metres (182,992-330,000 square feet) of commercial space. Town Council adopted a zoning by-law
amendment which reduced the amount of commercial space to 6,425 square metres (70,000 square feet) on
September 4, 2012. In addition, a mixed commercial residential development is proposed which includes
1,133 square metres (12,190 square feet) of commercial space.
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6.
Closest Retail Commercial Competition:
The Community of Stouffville’s closest retail commercial competition is found in Markham at
the Metrus and former Emerson Electric sites a little more than 3 miles south of the
Whitchurch-Stouffville / Markham boundary. (See Map 4)
Like the Hoover Park Town Centre, the power centre uses at the Metrus and former Emerson
Electric sites have entered the market late in the developmental life cycle of power centres.
Like the Hoover Park Town Centre, the power centre uses at the Metrus and former Emerson
Electric sites have attracted a limited number of anchor stores:

Hoover Park Town Centre:
Wal-Mart, Staples, Winners, Canadian Tire and its affiliates Mark’s Work Warehouse
and Sportchek (under construction)
versus

Metrus et al:
Home Depot, The Brick, Shoppers, Food Basics, and Petsmart.
Unlike the Hoover Park Town Centre, the power centre uses at the Metrus and former Emerson
Electric sites are less restricted in terms of having banking and small store retail permissions.
The following uses are located in and around Metrus Properties’ Power Centre on Markham
Rd. /Hwy. 48 (square footages are rounded).
S/W Quadrant Markham Rd. and Castlemore Ave.
f/s
Home Depot – 102,500 sq. ft.
CIBC – 7,000
f/s
f/s
Vacant Unit – 1,580
Henry’s Photo – 3,500
f/s
Bank of Montreal – 6,000
f/s
Shoppers Drug Mart – 18,000
N/E Quadrant Markham Rd. and Castlemore Ave.
f/s
The Brick – 46,700 sq. ft.
N/W Quadrant Markham Rd. and Castlemore Ave.
Large Strip
Food Basics – 47,900
Petsmart – 20,000
Vacant – 30,000
f/s
T.D. Canada Trust – 6,500
CRU Strip
Iris Optician – 1,500
Great Clips (Barber) – 1,500
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Nails & Spa – 1,500
CRU Strip
Pizza Nova – 1,300
Subway – 1,300
Sushi Sushi – 1,300
EB Games – 1,300
Popeyes Chicken – 1,300
f/s
Scotiabank – 6,500
Upper Village Dental – 2,000
CRU Strip
Nothing But Noodles – 1,500
Vacant – 1,500
Salon Concepts – 1,000
N.R. Medical Clinic – 2,900
This node is differentiated from the Hoover Park Town Centre by having:








4 banks
1 supermarket
1 big-box home improvement store
1 big-box furniture / appliance / electronics store
1 mini-box drug store
1 mini-box pet food store
11 units below 1,500 square feet
1 medical + 1 dental with combined space of about 5,000 square feet
- 22 -
- 23 -
7.
Analysis of Retail and Selected Commercial Space Demand and
Supply
7.1
Methodology
This study examines “retail and selected commercial” space demands and supply. This
terminology is NAICS-based, and includes uses listed in Appendix B-2.3
The study is what is termed a residual analysis. A residual analysis is defined as a projection
over time of the ease with which new space can enter the market (“ease of entry” calculations)
in response to population and real expenditure growth without causing transfers of sales away
from existing competitive stores. It is a conservative methodology based purely on growth in
market demand without factoring in additional market opportunity through sales transfers.
In carrying out the analysis of “retail and selected commercial” space demands and supply,
the following methodology was used:

the 2012 base year (current/reference) distribution of spending of Trade Area residents
based on the local (Community of Stouffville) capture rates from the 2012 consumer
telephone survey in Community’s Trade Area,

macro-level residual demands for new space in the Community of Stouffville (where
residuals represent the “ease of entry” of new space without sales transfers away from
existing retail and selected commercial operators) as tested in 2014, 2016, 2021, 2026,
and 2031,

within the Community of Stouffville, the current built supply (inventory) of retail and
selected commercial floorspace (FSR + NFSR + HI + Restaurant + Liquor/Beer/Wine + Personal
Services + Financial Services + Other Services + Local Office + Vacant space),

retail uses that correspond in Appendix B-2 to Study Codes 1 to 123, including food
stores, pharmacies and personal care stores, GAFO stores (General merchandise and
3
department stores, Apparel and accessories stores, Furniture, home furnishings, and electronics stores,
and Other retail stores), and Building and Outdoor Home Supply stores; and

selected commercial uses that correspond to Study Codes 124 to 130 (financial / banking
services); 137 to 143 (professional services); 151 to 155 (doctor / dentist / other health services);
172 to 174 (restaurant / food services); and 184 to 196 (personal services).
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7.2

the differences over time between projected supply (built supply + designated/zoned land
supply + vacancy uptake) and macro-level demands that might warrant any future
expansions of the retail commercial infrastructure,

at the macro-level, the Community of Stouffville’s future land requirements and
phasing of the warranted square footages.
Inputs and Assumptions
Inputs and assumptions on which the analysis is based include:
Residuals versus Per Capita Space Planning Ratios:
“Residuals” (or residual demands) are additional dollar amounts over and above the base year
sales achieved by the existing competition that are available to new competition as a result of
population growth and real expenditure growth in the defined market area. The residual dollar
amounts translate into warranted square footages by dividing the available residual dollars by
standardized sales performance levels. Residual demands can be expressed as dollar amounts
or their square footage equivalents.
Residual demands are projected for the following retail/commercial categories:
Supermarket/Grocery portion of FSR
Specialty Food portion of FSR
Department Store portion of NFSR (= GAFO / DRUG)
Non-Department Store portion of NFSR
General Merchandise Stores
Apparel & Accessories Stores
Furniture / Home Furnishings / Electronics Stores
Other Retail Stores
Pharmacies and Personal Care Stores
HAAS/TBA
HI
Personal Services (e.g. Barber/Beauty, Weight Loss, Shoe & Other Repair Services, Dry Cleaner/Laundromat)
Restaurant
L/B/W (Liquor/Beer/Wine)
“Per capita space planning ratios” are standardized amounts of space (expressed in square
footages per capita) that represent the physical space required to serve each person in a defined
market area over a one year period (e.g. typically 1.0 square feet of financial institution space is
required physically for each person to be served in a particular market area).
Per capita space planning ratios are used to project macro-level space demands for Other
Service, Financial Institution, and Local Office space (FIRE and SBM).
- 25 -
Data Assumptions:





2012 constant dollars (i.e. 2011 dollars updated by one year ‘s real growth to 2012)
2012 base year
2012 retail commercial floor space inventory - dated July 31, 2012 (existing market
supply)
2012 licence plate surveys (proxy customer origins and inflow), and
2012 consumer telephone survey (current distribution of expenditures)
A basic assumption underlying this study reflects the general marketplace expectation that the
per capita income and expenditure levels of Trade Area residents will remain at current levels
(i.e. no erosion by economic instability).
Other assumptions or clarifications are made at appropriate points in the text.
Any major change affecting the assumptions would warrant a re-visitation of this study’s
findings.
Regional Trade Area Delineation:
The Community of Stouffville-centered regional Trade Area defined and analyzed in this study
has been investigated in market studies and peer reviews going back to 2005.
The defined trade area represents a relatively large, growing, and consistent part of the
Community of Stouffville’s trading geography and population base from which the Community
of Stouffville’s 2012 inventory of retail commercial space is expected to derive consistent
market support over the forecast period.
The stability of this economic geography is linked to the strengthening of the Community of
Stouffville’s retail offerings over time to better serve its local and regional markets.
Trade Area Per Capita Household Incomes:
The average per capita household incomes in the Trade Area (2006 & 2001 Census data)
compared to the provincial average (index = 100.0) are as follows:
2006
Census
2001
Census
Primary Trade Area (W-S)
137.1
131.4
Secondary Trade Area South (NE Markham)
90.1
111.4
Secondary Trade Area East (Uxbridge/Pickering)
117.7
109.9
Total Trade Area
111.1
119.3
- 26 -
Significant gains in the Primary Trade Area and the Secondary Trade Area East are in contrast
to the declining incomes in the Secondary Trade Area South.
Per capita household incomes in the Primary Trade Area (the Town of Whitchurch-Stouffville)
are amongst the highest in the province.
A number of factors contribute to this:

The Town of Whitchurch-Stouffville’s labour force participation rate (69.6%) and employment
rate (66.6%) exceed the provincial averages (67% and 63% respectively) while the Town’s
unemployment rate (4.3%) falls below the provincial average (6%).

The percentages of Town residents with university education (21%) and high school education
30%) are on par with the province (20% and 27% respectively), while the percentage of Town
residents with college education (30%) exceeds the provincial average (27%).

Home ownership in the Town of Whitchurch-Stouffville (85.3%) is well above the provincial
average (71%).
Trade Area Incomes / Expenditures and Projected Population Growth:
Appendix A-1 provides regression equations that link per capita household incomes in the
Primary and Secondary Zones to per capita FSR, NFSR, HAAS/TBA, HI, Personal Service,
Restaurant, and Liquor/Beer/Wine expenditures.
Appendix A-2 features preliminary revised 2011 Ontario per capita FSR, NFSR (GAFO +
Drugs), and HI expenditures.
Appendix A-3 calculates per capita household income indexes (2006 Census data for income
earned in 2005) and per capita expenditure indexes for the Trade Area based on the footnoted
regression equations and relative to the provincial average.
Appendix A-4 calculates the resultant 2011 per capita expenditures by retail commercial space
category (FSR, NFSR, HAAS/TBA, HI, Personal Service, Restaurant, and Liquor/Beer/Wine)
for the Primary and Secondary Trade Area zones.
Appendix A-5 provides detailed calculations of the projected population growth unadjusted
and adjusted for the Census undercount for the Primary and Secondary Trade Area zones from
2012 to 2031.
Trade Area Population Projections:
Population projections (Table 1 attached4 and Figure 7 below) are adjusted for the Census
undercount.
4
Note: Tables 1- 24 follow the text of the report, but precede the Appendices.
- 27 -

The Primary Trade Area (Town of Whitchurch-Stouffville) is projected to grow from
about 41,200 persons (rounded) in the 2012 base year to reach about 60,600 persons by
2031 (for rounded overall growth of 19,400 persons over 19 years, averaging about
1,000 persons per year).
These Primary Trade Area population projections follow rapid growth seen in the
period 2006 to 2011 (about 3,000 persons per year over 5 years). This means that over a
broader 25-year time period 2006 to 2031, the Town’s population will have increased
almost two-and-a-half times (by about 35,000 persons over 25 years, averaging about
1,400 persons per year).

STA South Area is projected to grow from about 50,000 persons (rounded) in 2012 to
reach about 58,000 persons by 2031 (for rounded overall growth of less than 8,000
persons).

STA East Area is projected to grow from about 24,000 persons (rounded) in 2012 to
reach about 25,000 persons by 2031 (for rounded overall growth of less than 1,000
persons).
Figure 7 - Population Projections
70,000
PTA
Population Projections
60,000
50,000
STA South
STA East
40,000
30,000
20,000
10,000
-
2001
2006
2011
2012
2014
Year
2016
2021
2026
2031
The Community of Stouffville’s Trade Area as a whole is projected to grow by about 28,000
persons to raise the 2012 base year population from about 115,300 persons (rounded) to about
143,000 persons in 2031.
- 28 -
7.3
Analysis
Based on the inputs and assumptions the following calculations were carried out:
Trade Area Expenditure Potentials:
Tables 2 to 9 calculate expenditure potentials for the following categories by multiplying the
projected population base in Table 1 by corresponding per capita expenditures:
“NFSR” (GAFO / DRUG) + “HI”,
“FSR”,
Personal Service,
Restaurant, and
Liquor/Beer/Wine (L/B/W)
Per capita space planning ratios are also used to estimate the amount of warranted square
footage in the “Other Service”, Financial Institution, and Local Office categories in Table 21.
Real Expenditure Growth:
Real growth factors (per annum compounded exclusive of inflation) beyond the 2012 base year
are applied to the expenditure potentials as follows:

1.5% to “NFSR” (GAFO / DRUG) + “HI” expenditures to 2016, and 0% thereafter;

0.5% to FSR and Personal Service expenditures to 2016, 0.25% to 2021, and 0%
thereafter;

0.25% to Restaurant expenditures to 2021, and 0% thereafter; and

0.25% to L/B/W expenditures to 2021, and 0% thereafter; and
Market Demands:
The base year Trade Area shares and future Trade Area shares of “NFSR” + “HI”
“FSR” spending for the three Trade Area zones are summarized in Table 10.
and
The base year and future Trade Area shares of “NFSR” + “HI” spending in Table 10 are
incorporated into the residual space calculations in Tables 11 - 22.
Tables 20 – 22 deal with lower order spending on Personal Service, Restaurant, and
Liquor/Beer/Wine, and hence deal only with the spending of Primary Trade Area residents.
This is unlike Tables 11 – 19 which deal with higher order “NFSR” + “HI” market support
attracted from the three Trade Area zones.
- 29 -
Residual Space Estimates:
In the following discussions, the residual dollars available in the market are defined to mean
the dollar amounts left over after the base year sales of the existing competition in the
Community of Stouffville are “reserved” or held constant over the forecast period without sales
transfers.
The available residual dollars are translated into residual square footages warranted in the
market in future years in line with market growth.
This involves dividing the residual dollars available within each spending category under
investigation by an appropriate sales performance level per square foot.
Translating the available residual dollars into residual square footages provides the necessary
guidance to calculate future commercial land requirements to meet the growth in market
demands.
Residual space calculations identify the amount of floor area which can be supported in the
market to the year 2031 based on projected population and income growth. Residual space
calculations are based on base year local capture rates (market shares) from the consumer
telephone survey and rounded future market shares that reflect population growth as the
principal driver of the warranted retail space additions. The residual space demands are set out
below and summarized in Figure 8 which follows:
Department Store Residuals (Table 11):
The existing department store space (Wal-Mart non-food @ 135,600 square feet) is performing
at $345 per square foot.
Residual department store square footages are calculated at $425 per square foot:




2016:
2021:
2026:
2031:
31,000 square feet (rounded)
These residuals might be sufficient to support an anchor use such as Marshall’s (typically
20,000 square feet) in the medium term. The residuals would not be sufficient to support other
U.S. entries such as Kohl’s in the medium term (typically 60,000 square feet).
Other General Merchandise Residuals (Table 12):
Existing Other General Merchandise space (94,790 square feet) achieves productive base year
sales of $447 per square foot. Residual square footages are calculated at $400 per square foot:
- 30 -




2016:
2021:
2026:
2031:
These residuals might be sufficient to support a regional chain store anchor use such as a TSC
store (Tractor Supply Company typically in the range of 20,000 square feet) in the medium
term.
Drug & Personal Care Residuals (Table 13):
The existing Drug & Personal Care space (37,487 square feet) achieves productive base year
sales of $990 per square foot. Drug & Personal Care residuals are calculated at $950 per square
foot:




2016:
2021:
2026:
2031:
These residuals might support a new format drug store in the range of 18,000 to 20,000 square
feet in the medium term.
Fashion & Accessories Residuals Table 14):
The existing Fashion & Accessories space (40,180 square feet) achieves relatively low base
year sales of $227 per square foot. Fashion & Accessories residuals are calculated at $300 per
square foot:




2016:
2021:
2026:
2031:
These residuals would support a needed infusion of Fashion & Accessories space in the short to
medium term since this is one category where current local capture rates are relatively low and
the current provision of such space is meager.
Home Furnishings Residuals (Table 15):
The existing Home Furnishings space (44,600 square feet) achieves base year sales of $271 per
square foot. Home Furnishings residuals are calculated at $300 per square foot:




2016:
2021:
2026:
2031:
- 31 -
These residuals would support a relatively small infusion of new space compared to the current
provision.
The most vital infusion needed is in the electronics and computer category.
Other Non-Department Store Residuals (Table 16):
The existing Other Non-Department Store / Specialty space (75,980 square feet) achieves
relatively low base year sales of $259 per square foot. Residuals are calculated at $350 per
square foot:




2016:
2021:
2026:
2031:
Home Improvement Residuals (Table 17):
The existing HI space (26,860 square feet) achieves very productive base year sales of $1,052
per square foot (including contractor sales). HI residuals are calculated at $335 per square foot:




2016:
2021:
2026:
2031:
Supermarket Residuals (Table 18):
The existing Supermarket space (103,910 square feet including 27,000 square feet of Wal-Mart
food space) achieves productive average base year sales of $757 per square foot. Supermarket
residuals are calculated at $525 per square foot:




2016:
2021:
2026:
2031:
Specialty Food Residuals (Table 19):
The existing Specialty Food space (21,900 square feet) achieves productive base year sales of
$460 per square foot. Specialty Food residuals are calculated at $275 per square foot:




2016:
2021:
2026:
2031:
- 32 -
Personal Service Residuals (Table 20):
The existing Personal Service space (37,670 square feet) achieves average base year sales of
$225 per square foot. Personal Service residuals are calculated at $225 per square foot:




2016:
2021:
2026:
2031:
Restaurant Residuals (Table 21):
The existing Restaurant space (117,750 square feet) achieves average base year sales of $250
per square foot. Restaurant residuals are calculated at $225 per square foot as follows:




2016:
2021:
2026:
2031:
Liquor/Beer/Wine Residuals (Table 22):
The existing Liquor/Beer/Wine space (13,770 square feet) achieves highly productive base year
sales of $1,425 per square foot. L/B/W residuals are calculated at $900 per square foot as
follows:




2016:
2021:
2026:
2031:
Summary of Residual “Retail & Selected Commercial” + Other Space:
Table 23 reproduces from Tables 11 to 22 the estimates of residual space warranted over the
projection period. As well, space planning ratios for the “Other Service”, Financial Institution,
and Local Office categories are applied to the population growth within Town over the forecast
period.
The total “Retail and Selected Commercial” residual demands plus demands for “Other
Space” based on space planning ratios are featured in the lower “box” on Table 23 overleaf
attached and chart below.
- 33 -
Figure 8 - Stouffville Summary Demands and Residual Space
0
10
20
30
40
Square Feet (Thousands)
50
60
70
80
2014
Department Store Space
2016
2021
Other General Merchandise NFSR Space
2026
2031
Drug & Personal Care NFSR Space
Fashion & Accessories NFSR Space
Home Furnishings NFSR Space
Other Non-Dep't Store NFSR Space
Home Improvement NFSR Space
Supermarket FSR Space
Specialty Food FSR Space
Personal Service Space
Restaurant Space
Liquor / Beer / Wine Space
Table 24(a) simply reproduces the demands for total “Retail and Selected Commercial”
residual space plus for “Other Space” from the lower box in Table 23 overleaf as follows:
o
o
o
o
2016:
2021:
2026:
2031:
- 34 -
In Table 24(b), the potential supply consists of about 420,000 square feet of “Vacant
Designated Commercial Land Supply” (as derived in Table 25 for the regional node, the
Western Approach Area, and various other sites such as the Town’s Work yard, the vacant
former Canadian Tire site, and the Houston Motors site that has re-development potential).
In Table 24(c), the potential Vacant Designated Commercial supply less the Retail and
Selected Commercial + Other Space demands (Table 24(b) less Table 24(a)) yields the
featured square footage surpluses and/or shortages of supply over demand:
o
o
o
o
2016:
2021:
2026:
2031:
135,000 square feet (rounded surplus)
-35,000 square feet (rounded relative equilibrium)
-115,000 square feet (rounded shortfall)
-150,000 square feet (rounded shortfall)
Converting these square footages to acreages at 25% coverage, the shortfall in supply would
persist until 2031 when a supply shortfall of approximately 13.8 acres would remain.
Macro-Level Findings:
At the macro level, the supply of vacant commercially designated lands, including the 82,000
square feet of commercial development currently approved on the former Anderson Haulage
lands in the Western Approach, would be sufficient to meet market demands until 2021 when
the market would be in relative equilibrium.
However, by 2026 a supply deficit of approximately 10.5 acres (rounded) would emerge. At
25% coverage, this supply surplus would translate into 115,000 square feet.
- 35 -
Conclusions:
8.
The purpose of this commercial study update is to investigate whether the existing
commercial policies are succeeding in achieving a balanced yet maturing commercial
hierarchy. The maturation process involves filling out the remaining development capacity at
the Hoover Park Town Centre and the Western Approach Area with medium to higher-order
retail uses, and the development of the “Gateway Mixed Use Area” designation at Highway
48 and Main Street.
The rate of maturation of the commercial hierarchy is a consideration in policy terms and “at
play” in economic terms.
The general conclusion of the analysis is that, in market terms, the commercial policies are
succeeding, but slowly based on the following indicators:

In a slowing retail development environment, Stouffville continues to serve a
consistent trade area with a shift to increased regional draws.
Placed in an overall economic context, the retail commercial development market in the
GTA has been in general malaise (inconsistent/mushy) for some time. Even before the
effects of the 2008 economic contraction, there were signs that the retail development
industry was slowing, as was evident in longstanding power centre approvals in high
growth markets not being built out in a timely manner.
While caught up in that economic context, the results of this current analysis indicates
that the Community of Stouffville continues to serve a consistent trade area, but with a
shift to increased regional draws. Current market shares obtained by Stouffville retailers
are drawn mostly from the Community of Stouffville, supplemented by moderate yet
consistent support coming from Stouffville’s secondary market areas.

Increased regional draws are generally specific to the Hoover Park Town
Centre, but are shared by the other commercial nodes to a much lesser degree.
Regional draws have improved since the regional centre (Hoover Park Town Centre)
began development. This is primarily due to the draws of the new anchor stores.
However, new smaller-scale non-anchor space has not shared a similar expansion in other
parts of the community, particularly in the Western Approach Area, notwithstanding the
increased regional draws and inflow that the new anchor stores have brought into the
local market.

The retail commercial hierarchy is in relative good heath with a low vacancy
rate and productive performance levels of existing space, but this is off-set by
significant merchandising gaps.
The low vacancy rate appears to point to the relative good health of the retail commercial
hierarchy. This, together with the generally productive performance levels of the existing
- 36 -
space (i.e. good sales per square foot), suggest that the market is under-stored. This is
coincidental with the fact that significant merchandising gaps are evident primarily for
medium to higher order comparison goods shopping categories such as most fashion
categories, and electronics and computer goods.

Despite the merchandising gaps, the current under-storing, and today’s low
vacancy rates, the analysis does not identify a significant supply deficit until
after 2021 (by 2026 and 2031).
At the macro level, the supply of vacant commercially designated lands, including the
82,000 square feet of commercial development currently approved on the former
Anderson Haulage lands in the Western Approach, would be sufficient to meet market
demands until 2021 when the market would be in relative equilibrium.
By 2026 a supply deficit of approximately 10.5 acres (rounded) would emerge. At 25%
coverage, this supply surplus would translate into 115,000 square feet.
Therefore, it can be concluded that the 2005 Commercial Policy Update which resulted in the
creation of the regional node, and the efforts the Town has made in support of the
Downtown, appear to have created a generally healthy commercial hierarchy. The support
for the Downtown has resulted in a stronger centre, while the addition of the regional node
has significantly reduced the outflow for lower order goods.
At the same time, there are a number of factors at play which affect the rate of maturation,
and are evidenced in the difficulty in leasing out space at Hoover Park Town Centre, and the
lack of interest in development of major potential commercial sites in the Western Approach
Area.
Some of the factors affecting the rate of maturation of the commercial hierarchy include
population growth and policy controls on the regional node and the Western Approach.
Other factors are those affecting developers and tenants including:





current leasing competition between developers (e.g. Hoover Park Town Centre
versus Emerson Electric/Metrus in Markham);
previous and prospective leasing deals with tenants (e.g. rental trade-offs depending
on the strength of individual markets);
tenant fears of cannibalizing the sales of their existing stores in proximate markets;
tenant concerns over the rate of local population growth in smaller markets;
tenant reluctance to commit to riskier development models (e.g. mixed use buildings)
in smaller markets; and,
- 37 -

lack of tenants appropriate for the market (e.g. new-format tenants are already in the
market, few U.S. entry prospects, limited second store options).
Other less tangible factors may affect consumers. For example, residents new to the
Community of Stouffville might still have ties to other locales because they work in other
communities or still go to their current doctors or dentists or other special services outside of
Stouffville and continue to shop outside Stouffville as well.
In addition, the lack of interest in development in the Western Approach Area may also
reflect a lack of perceived identity for the Western Approach Area.
The recent application for a reduction in the amount of commercial space on the former
Anderson Haulage site in the Western Approach Area was a result of a lack of anchor tenant
interest. This may reflect the fact that, despite the strong policy direction in the Secondary
Plan, the Western Approach Area is not perceived by retailers to have a retail commercial
identity similar to the regional node and the Downtown. This factor may also be explain why
no proposals have come forward for other significant sites in this Area including the vacant
former Canadian Tire lands at 9th and Main, the Houston Motors site, or the Town’s Works
Yard site.
The lack of development in the “Gateway Mixed Use Area” designation at Highway 48 and
Main Street because of a range of constraints (e.g. floodplain, property fragmentation) may
also be a consideration. This area would serve as the entrance to the Western Approach
Area, and the lack of a “gateway” and related exposure on Highway 48 contributes to a lack
of identity in the Western Approach Area.
In summary, despite the apparent slow maturation of the commercial hierarchy in the
Community of Stouffville, the hierarchy is serving a high income area with good population
growth prospects. However, the Community of Stouffville must contend with market issues
that affect longer term market projections to 2031. Therefore, while a supply deficit has been
identified post 2021 which is projected to increase to 150,000 square feet by 2031,
consideration has to be given to these market issues in determining whether there is an actual
need to designate additional commercial space to replace the reduced supply at the current
time. This is particularly the case as market projections beyond five years cannot be
regarded as conclusive.
Given the uncertainties in the market, consideration should be given as to whether it would
be premature to designate additional lands for commercial development at the current time
which might put at risk the achievement of the planned function of the current three nodes
and the Neighbourhood Retail Area.
Based on the available information, it may be
preferable to continue to monitor the situation and to encourage commercial intensification in
the Downtown and Western Approach Area (i.e. through continued implementation of the
Downtown Community Improvement Plan and support for investments in transit supportive
mixed-use / multi storey, higher density intensification, infill, development / redevelopment,
and expansion / relocation); and to work with Hoover Park Town Centre to encourage the
completion of that development. In particular, consideration needs to be given to assessing
- 38 -
how to better position the Western Approach Area in the market to capitalize on the
identified merchandising gaps.
The longer term strategy should seek to achieve a market equilibrium position (neither understored nor over-stored) through incremental expansion in line with emerging market
opportunities, most notably through the market absorption of the remaining lands at the
Hoover Park Town Centre; through the market absorption of other vacant commercially
designated lands or other suitable lands (e.g. the Town’s Works Yard); and through other
intensification along the commercial corridor in the Western Approach Area and in the
Downtown.
- 39 -
OCTOBER 4, 2012
TABLE 1
TRADE AREA POPULATION PROJECTIONS ADJUSTED FOR CENSUS UNDERCOUNT
Trade Area:
Primary Trade Area
Whitchurch-Stouffville
(Zones 1A + 1B)
Population
Adjusted Population Projection *
Cumulative Growth from 2012
Average Annual Growth (%)
Average Annual Growth (#)
Census
2001
Census
2006
22,009
22,889
Census
Base Year
2012
2014
2016
2021
2026
2031
24,390
25,460
40,400
41,235
45,320
4,085
5.0%
2,042
49,400
8,165
5.0%
2,041
55,800
14,565
3.9%
1,618
59,100
17,865
3.1%
1,276
60,600
19,365
2.5%
1,019
37,066
38,550
48,050
49,950
50,900
950
1.0%
475
51,850
1,900
1.0%
475
53,750
3,800
0.8%
422
55,650
5,700
0.8%
407
57,550
7,600
0.8%
400
20,257
21,065
21,959
22,840
23,900
24,100
24,200
100
0.2%
50
24,300
200
0.2%
50
24,500
400
0.2%
44
24,700
600
0.2%
43
24,900
800
0.2%
42
51,461
53,519
83,415
86,850
112,350
115,285
120,420
5,135
2.2%
2,567
125,550
10,265
2.2%
2,566
134,050
18,765
1.8%
2,085
139,450
24,165
1.5%
1,726
143,050
27,765
1.3%
1,461
Secondary Zone South -NE Markham
(Zone 2A = N of 16th/E of Kennedy)
Population
9,195
9,565
Secondary Zone East
(Zones 3A + 3B + 3C + 3D)
Population
Trade Area
Population
Cumulative Growth
*
2011
Rounded adjustment for census undercount = 1.04 per Annual Demographic Statistics, Cat.91-213).
Assumptions:
Whitchurch-Stouffville 2011 + 2012 populations with undercount = from York Region Population Estimate May 31, 2012
Secondary Trade Area South (Zone 2A = N of 16th/E of Kennedy) assumes approximately 3,000 new units by 2031.
Secondary Trade Area East (Zones 3A + 3B + 3C + 3D = Uxbridge plus Pickering N of Hwy 7) assumes approximately
300 new units by 2031.
OCTOBER 4, 2012
TABLE 2
TRADE AREA "NFSR" (GAFO + DRUG) & "HI" COMBINED EXPENDITURE POTENTIAL
Trade Area
2011
Primary Trade Area - Whitchurch-Stouffville
Population (Zones 1A + 1B)
Per Capita Expenditure ($) *
Expenditure Potential ($ m's)
Population (Zone 2A = N of 16th/E of Kennedy)
Secondary Zone East
Population (Zones 3A + 3B + 3C + 3D)
Subtotal Whitchurch-Stouffville Trade Area
Base Year
2012
2014
2016
2021
2026
2031
41,235
$6,857
$282.8
45,320
$7,065
$320.2
49,400
$7,278
$359.5
55,800
$7,462
$416.4
59,100
$7,462
$441.0
60,600
$7,462
$452.2
49,950
$5,299
$264.7
50,900
$5,459
$277.9
51,850
$5,624
$291.6
53,750
$5,767
$310.0
55,650
$5,767
$320.9
57,550
$5,767
$331.9
na
24,100
$6,213
$149.7
24,200
$6,401
$154.9
24,300
$6,594
$160.2
24,500
$6,761
$165.6
24,700
$6,761
$167.0
24,900
$6,761
$168.3
na
$697.2
$752.9
$811.4
$892.0
$928.9
$952.4
40,400
$6,756
na
48,050
$5,221
na
23,900
$6,121
* Relative to a combined 2011 Ontario average per capita NFSR (Non Food Store Retail = "GAFO + DRUG") + "HI" (Home
Improvement) expenditure of $5,543 per Appendices A-2 to A-4.
Assume real growth @ 1.5% per annum compounded to the year 2016, and 0.5% to 2021, and 0% beyond 2021 to 2031.
TABLE 3
TRADE AREA "NFSR" (GAFO / DRUG) LESS HAAS/TBA EXPENDITURE POTENTIAL
Base Year
Trade Area
Secondary Zone East
2011
2012
2014
2016
2021
2026
2031
40,400
41,235
$5,555
$229.1
45,320
$5,723
$259.4
49,400
$5,896
$291.3
55,800
$6,045
$337.3
59,100
$6,045
$357.3
60,600
$6,045
$366.3
49,950
$4,292
$214.4
50,900
$4,422
$225.1
51,850
$4,556
$236.2
53,750
$4,671
$251.1
55,650
$4,671
$259.9
57,550
$4,671
$268.8
na
24,100
$5,033
$121.3
24,200
$5,186
$125.5
24,300
$5,342
$129.8
24,500
$5,477
$134.2
24,700
$5,477
$135.3
24,900
$5,477
$136.4
na
$564.8
$609.9
$657.3
$722.6
$752.5
$771.5
$5,473
na
48,050
$4,229
na
23,900
$4,959
* Relative to the 2011 Ontario average per capita NFSR (Non Food Store Retail = "GAFO + DRUG") expenditure LESS "HAAS/TBA"
(Home & Auto Supply and Tires/Batteries/Accessories) expenditure ($4,823 minus $333 = $4,490) per Appendices A-2 to A-4.
OCTOBER 4, 2012
TABLE 4
TRADE AREA "HI" (HOME IMPROVEMENT) EXPENDITURE POTENTIAL
Base Year
Trade Area
Secondary Zone East
2011
2012
2014
2016
2021
2026
2031
40,400
41,235
$891
$36.7
45,320
$918
$41.6
49,400
$946
$46.7
55,800
$970
$54.1
59,100
$970
$57.3
60,600
$970
$58.8
49,950
$688
$34.4
50,900
$709
$36.1
51,850
$730
$37.9
53,750
$749
$40.3
55,650
$749
$41.7
57,550
$749
$43.1
na
24,100
$807
$19.4
24,200
$831
$20.1
24,300
$856
$20.8
24,500
$878
$21.5
24,700
$878
$21.7
24,900
$878
$21.9
na
$90.6
$97.8
$105.4
$115.9
$120.7
$123.7
$878
na
48,050
$678
na
23,900
$795
* Relative to the 2011 Ontario average per capita "HI" (Home Improvement) expenditure of $720 per Appendices A-2 to A-4.
TABLE 5
TRADE AREA "HAAS / TBA" (HOME & AUTO SUPPLY + TIRES/BATTERIES/ACCESSORIES) EXPENDITURE POTENTIAL
Base Year
Trade Area
Secondary Zone East
2011
2012
2014
2016
2021
2026
2031
40,400
41,235
$411
$17.0
45,320
$423
$19.2
49,400
$436
$21.6
55,800
$447
$25.0
59,100
$447
$26.4
60,600
$447
$27.1
49,950
$318
$15.9
50,900
$327
$16.7
51,850
$337
$17.5
53,750
$346
$18.6
55,650
$346
$19.2
57,550
$346
$19.9
na
24,100
$373
$9.0
24,200
$384
$9.3
24,300
$395
$9.6
24,500
$405
$9.9
24,700
$405
$10.0
24,900
$405
$10.1
na
$41.8
$45.1
$48.6
$53.5
$55.7
$57.1
$405
na
48,050
$313
na
23,900
$367
* Relative to the 2011 Ontario average per capita "HAAS/TBA" (Home & Auto Supply + Tires/Batteries/Accessories)
expenditure of $333 per Appendices A-2 to A-4.
OCTOBER 4, 2012
TABLE 6
TRADE AREA "FSR" (FOOD STORE RETAIL) EXPENDITURE POTENTIAL
Trade Area
2011
Secondary Zone East
Base Year
2012
2014
2016
2021
2026
2031
41,235
$2,303
$95.0
45,320
$2,327
$105.4
49,400
$2,350
$116.1
55,800
$2,379
$132.8
59,100
$2,379
$140.6
60,600
$2,379
$144.2
49,950
$2,170
$108.4
50,900
$2,192
$111.5
51,850
$2,214
$114.8
53,750
$2,241
$120.5
55,650
$2,241
$124.7
57,550
$2,241
$129.0
na
24,100
$2,248
$54.2
24,200
$2,271
$55.0
24,300
$2,293
$55.7
24,500
$2,322
$56.9
24,700
$2,322
$57.4
24,900
$2,322
$57.8
na
$257.5
$271.9
$286.6
$310.1
$322.7
$331.0
40,400
$2,292
na
48,050
$2,159
na
23,900
$2,237
* Relative to the 2011 Ontario average per capita "FSR" (Food Store Retail) expenditure of $2,187 per Appendices A-2 to A-4.
Assume real growth @ 0.5% per annum compounded to the year 2016, and 0.25% to 2021, and 0% beyond 2021 to 2031).
TABLE 7
TRADE AREA PERSONAL SERVICE EXPENDITURE POTENTIAL
Trade Area
2011
40,400
$324
na
Base Year
2012
2014
2016
2021
2026
2031
41,235
$326
$13.4
45,320
$329
$14.9
49,400
$332
$16.4
55,800
$336
$18.8
59,100
$336
$19.9
60,600
$336
$20.4
* Relative to the 2011 Ontario average per capita Personal Service expenditure of $274 per Appendices A-2 to A-4.
Assume real growth @ 0.5% per annum compounded to the year 2016, and 0.25% to 2021, and 0% beyond 2021 to 2031).
TABLE 8
TRADE AREA RESTAURANT EXPENDITURE POTENTIAL
Trade Area
2011
40,400
$992
na
Base Year
2012
2014
2016
2021
2026
2031
41,235
$994
$41.0
45,320
$999
$45.3
49,400
$1,004
$49.6
55,800
$1,017
$56.8
59,100
$1,017
$60.1
60,600
$1,017
$61.6
* Relative to the 2011 Ontario average per capita Restaurant expenditure of $827 per Appendices A-2 to A-4.
Assume real growth @ 0.25% per annum compounded to the year 2021 and 0% beyond 2021 to 2031).
OCTOBER 4, 2012
TABLE 9
TRADE AREA LIQUOR/BEER/WINE EXPENDITURE POTENTIAL
Trade Area
2011
40,400
$694
na
Base Year
2012
2014
2016
2021
2026
2031
41,235
$696
$28.7
45,320
$699
$31.7
49,400
$703
$34.7
55,800
$712
$39.7
59,100
$712
$42.1
60,600
$712
$43.1
* Relative to the 2011 Ontario average per capita Liquor / Beer / Wine expenditure of $559 per Appendices A-2 to A-4.
Assume real growth @ 0.25% per annum compounded to the year 2021 and 0% beyond 2021 to 2031).
TABLE 10
BASE YEAR TRADE AREA SHARES OF "NFSR" + "HI" EXPENDITURE POTENTIAL BY ZONE
BASE YEAR
Department Store
Other General Merchandise
Drug & Personal Care
Fashion & Accessories
Home Furnishings
Other Non-dep't store NFSR
Non-department Store
HI
Subtotal NFSR
Supermarket & Grocery
Specialty Food
Subtotal FSR
Base Year
Forecast Years
Ontario
2011 *
PTA
STA-South
STA-East
2012
2012
2012
Ontario
2012 *
14.8%
14.7%
18.3%
12.8%
14.8%
15.0%
18.5%
13.0%
14.2%
13.8%
10.6%
18.2%
14.2%
14.5%
10.5%
18.0%
17.1%
13.4%
10.0%
10.9%
17.1%
14.0%
10.5%
11.0%
13.9%
8.8%
16.1%
7.9%
13.9%
11.5%
16.0%
8.5%
14.8%
12.3%
11.5%
9.4%
14.8%
13.0%
11.5%
11.0%
12.2%
10.8%
12.3%
12.6%
12.2%
12.0%
12.5%
13.5%
72.2%
59.1%
60.5%
59.0%
72.2%
65.0%
61.0%
62.0%
PTA
STA-South
STA-East
2012 - 2031 Projection Period
13.0%
26.2%
21.2%
28.2%
13.0%
20.0%
20.5%
25.0%
100.0%
100.0%
100.0%
100.0%
100.0%
100.0%
100.0%
100.0%
87.0%
87.1%
83.3%
82.1%
86.9%
87.1%
85.0%
82.5%
12.9%
16.7%
17.9%
13.2%
12.9%
15.0%
17.5%
13.0%
100.0%
100.0%
100.0%
100.0%
100.0%
100.0%
100.0%
100.0%
* Reference: Appendix A-2
OCTOBER 4, 2012
TABLE 11
DEPARTMENT STORE SHARE OF "NFSR" (GAFO / DRUG) & "HI" DEMANDS & RESIDUAL SPACE
Base Year
Trade Area
Dep't Store Share of NFSR + HI *
@ 14.7%
@ 15.0%
Local Capture *
@ 56.7%
@ 57.0%
@ 18.3%
@ 18.5%
Local Capture *
@ 8.3%
@ 8.5%
Secondary Zone East
@ 12.8%
@ 13.0%
Local Capture *
@ 2.7%
@ 3.0%
2012
2014
2016
2021
2026
2031
$282.8
$320.2
$359.5
$416.4
$441.0
$452.2
$48.0
$53.9
$62.5
$66.1
$67.8
$27.4
$30.7
$35.6
$37.7
$38.7
$277.9
$291.6
$310.0
$320.9
$331.9
$51.4
$54.0
$57.3
$59.4
$61.4
$4.4
$4.6
$4.9
$5.0
$5.2
$154.9
$160.2
$165.6
$167.0
$168.3
$20.1
$20.8
$21.5
$21.7
$21.9
$0.6
$0.6
$0.6
$0.7
$0.7
$32.3
$36.0
$41.1
$43.4
$44.5
$21.6
$24.0
$24.0
$24.0
$24.0
$46.8
$53.9
$59.9
$65.1
$67.4
$68.5
$46.8
$46.8
$46.8
$46.8
$46.8
$46.8
$0.0
$7.2
$13.2
$18.3
$20.6
$21.7
0
16,836
30,967
43,129
48,500
51,170
$41.5
$23.5
$264.7
$48.4
$4.0
$149.7
$19.2
$0.5
Stouffville Local Share Without Inflow
$28.1
Plus Inflow **
@
@
$18.7
40.0%
40.0% ***
Total Potential Stouffville Local Capture
Less Existing Competition:
Wal-Mart @
135,600 sf GLA
(Regional Centre)
$345 /sf GLA
Residual Sales Demand
Warranted sf GLA:
@
$425 /sf GLA
* Base year shares from consumer telephone survey.
** Base year inflow adjusted from licence plate surveys.
*** Assume future inflow @ 40.0% until 2016 and declining in percentage terms thereafter.
OCTOBER 4, 2012
TABLE 12
OTHER GENERAL MERCHANDISE SHARE OF "NFSR" (GAFO / DRUG) & "HI" DEMANDS & RESIDUAL SPACE
Base Year
Trade Area
Other Gen'l Merch. Share of NFSR + HI *
@ 13.8%
@ 14.5%
Local Capture *
@ 72.3%
@ 72.5%
@ 10.6%
@ 10.5%
Local Capture *
@ 15.4%
@ 15.5%
Secondary Zone East
@ 18.2%
@ 18.0%
Local Capture *
@ 5.0%
@ 5.0%
2012
2014
2016
2021
2026
2031
$282.8
$320.2
$359.5
$416.4
$441.0
$452.2
$46.4
$52.1
$60.4
$63.9
$65.6
$33.7
$37.8
$43.8
$46.4
$47.5
$277.9
$291.6
$310.0
$320.9
$331.9
$29.2
$30.6
$32.5
$33.7
$34.8
$4.5
$4.7
$5.0
$5.2
$5.4
$154.9
$160.2
$165.6
$167.0
$168.3
$27.9
$28.8
$29.8
$30.1
$30.3
$1.4
$1.4
$1.5
$1.5
$1.5
$39.6
$44.0
$50.3
$53.1
$54.5
$9.9
$11.0
$11.0
$11.0
$11.0
$42.3
$49.5
$55.0
$61.3
$64.1
$65.4
$42.3
$42.3
$42.3
$42.3
$42.3
$42.3
$0.0
$7.1
$12.6
$19.0
$21.7
$23.1
0
17,836
31,620
47,424
54,372
57,790
$39.0
$28.2
$264.7
$28.1
$4.3
$149.7
$27.3
$1.4
$33.9
Plus Inflow **
@
@
$8.5
20.0%
20.0% ***
@
94,790 sf GLA ****
$447 /sf GLA
Warranted sf GLA:
@
*
**
***
****
$400 /sf GLA
Base year shares from consumer telephone survey.
Base year inflow adjusted from licence plate surveys.
Assume future inflow @ 20.0% until 2016 and declining in percentage terms thereafter.
Includes Giant Tiger and Canadian Tire and other HAAS/TBA.
OCTOBER 4, 2012
TABLE 13
DRUG & PERSONAL CARE SHARE OF "NFSR" (GAFO / DRUG) & "HI" DEMANDS & RESIDUAL SPACE
Base Year
Trade Area
Drug & Personal Care Share of NFSR + HI *
@ 13.4%
@ 14.0%
Local Capture *
@ 89.9%
@ 90.0%
2012
2014
2016
2021
2026
2031
$282.8
$320.2
$359.5
$416.4
$441.0
$452.2
$44.8
$50.3
$58.3
$61.7
$63.3
$40.3
$45.3
$52.5
$55.6
$57.0
$277.9
$291.6
$310.0
$320.9
$331.9
$29.2
$30.6
$32.5
$33.7
$34.8
$0.7
$0.8
$0.8
$0.8
$0.9
$154.9
$160.2
$165.6
$167.0
$168.3
$17.0
$17.6
$18.2
$18.4
$18.5
$1.5
$1.6
$1.6
$1.7
$1.7
$42.6
$47.7
$54.9
$58.1
$59.5
$1.1
$1.2
$1.2
$1.2
$1.2
$37.1
$43.7
$48.9
$56.1
$59.3
$60.7
$37.1
$37.1
$37.1
$37.1
$37.1
$37.1
$0.0
$6.6
$11.8
$19.0
$22.2
$23.6
0
6,924
12,376
20,021
23,332
24,861
$37.9
$34.0
@ 10.0%
@ 10.5%
Local Capture *
@ 2.6%
@ 2.5%
$264.7
$26.5
$0.7
Secondary Zone East
@ 10.9%
@ 11.0%
Local Capture *
@ 8.9%
@ 9.0%
$149.7
$16.3
$1.5
$36.2
Plus Inflow **
@
@
$0.9
2.5%
2.5% ***
@
37,487 sf GLA
$990 /sf GLA
Warranted sf GLA:
@
$950 /sf GLA
0
OCTOBER 4, 2012
TABLE 14
FASHION & ACCESSORIES SHARE OF "NFSR" (GAFO / DRUG) & "HI" DEMANDS & RESIDUAL SPACE
Base Year
Trade Area
Fashion & Accessories Share of NFSR + HI *
@ 8.8%
@ 11.5%
Local Capture *
@ 26.2%
@ 28.5%
Fashion & Accessories Share of NFSR + HI *
@ 16.1%
@ 16.0%
Local Capture *
@ 0.9%
@ 1.0%
Secondary Zone East
@ 7.9%
@ 8.5%
Local Capture *
@ 3.1%
@ 3.0%
2012
2014
2016
2021
2026
2031
$282.8
$320.2
$359.5
$416.4
$441.0
$452.2
$36.8
$41.3
$47.9
$50.7
$52.0
$10.5
$11.8
$13.6
$14.5
$14.8
$277.9
$291.6
$310.0
$320.9
$331.9
$44.5
$46.7
$49.6
$51.3
$53.1
$0.4
$0.5
$0.5
$0.5
$0.5
$154.9
$160.2
$165.6
$167.0
$168.3
$13.2
$13.6
$14.1
$14.2
$14.3
$0.4
$0.4
$0.4
$0.4
$0.4
$11.3
$12.7
$14.6
$15.4
$15.8
$2.8
$3.2
$3.2
$3.2
$3.2
$9.1
$14.2
$15.8
$17.7
$18.6
$18.9
$9.1
$9.1
$9.1
$9.1
$9.1
$9.1
$0.0
$5.0
$6.7
$8.6
$9.4
$9.8
0
16,828
22,354
28,707
31,467
32,760
$25.0
$6.5
$264.7
$42.6
$0.4
$149.7
$11.8
$0.4
$7.3
Plus Inflow **
@
@
$1.8
20.0%
20.0% ***
@
40,180 sf GLA
$227 /sf GLA
Warranted sf GLA:
@
$300 /sf GLA
*** Assume future inflow @ 20% until 2016 and declining in percentage terms thereafter.
OCTOBER 4, 2012
TABLE 15
HOME FURNISHINGS SHARE OF "NFSR" (GAFO / DRUG) & "HI" DEMANDS & RESIDUAL SPACE
Base Year
Trade Area
Home Furnishings Share of NFSR + HI *
@ 12.3%
@ 13.0%
Local Capture *
@ 18.8%
@ 19.0%
@ 11.5%
@ 11.5%
Local Capture *
@ 6.4%
@ 6.5%
Secondary Zone East
@ 9.4%
@ 11.0%
Local Capture *
@ 4.1%
@ 4.0%
2012
2014
2016
2021
2026
2031
$282.8
$320.2
$359.5
$416.4
$441.0
$452.2
$41.6
$46.7
$54.1
$57.3
$58.8
$7.9
$8.9
$10.3
$10.9
$11.2
$277.9
$291.6
$310.0
$320.9
$331.9
$32.0
$33.5
$35.6
$36.9
$38.2
$2.1
$2.2
$2.3
$2.4
$2.5
$154.9
$160.2
$165.6
$167.0
$168.3
$17.0
$17.6
$18.2
$18.4
$18.5
$0.7
$0.7
$0.7
$0.7
$0.7
$10.7
$11.8
$13.3
$14.0
$14.4
$3.6
$3.9
$3.9
$3.9
$3.9
$12.1
$14.2
$15.7
$17.3
$17.9
$18.3
$12.1
$12.1
$12.1
$12.1
$12.1
$12.1
$0.0
$2.1
$3.6
$5.2
$5.9
$6.2
0
7,165
12,049
17,264
19,584
20,799
$34.7
$6.5
$264.7
$30.4
$2.0
$149.7
$14.1
$0.6
$9.1
Plus Inflow **
@
@
$3.0
25.0%
25.0% ***
@
44,600 sf GLA
$271 /sf GLA
Warranted sf GLA:
@
$300 /sf GLA
*** Assume future inflow @ 25% until 2016 and declining in percentage terms thereafter.
OCTOBER 4, 2012
TABLE 16
OTHER NON-DEPARTMENT STORE SHARE OF "NFSR" (GAFO / DRUG) & "HI" DEMANDS & RESIDUAL SPACE
Base Year
Trade Area
Other Non-Dep't Store Share of NFSR + HI *
@ 10.8%
@ 12.0%
Local Capture *
@ 46.8%
@ 47.0%
@ 12.3%
@ 12.5%
Local Capture *
@ 2.5%
@ 2.5%
Secondary Zone East
@ 12.6%
@ 13.5%
Local Capture *
@ 3.6%
@ 4.0%
2012
2014
2016
2021
2026
2031
$282.8
$320.2
$359.5
$416.4
$441.0
$452.2
$38.4
$43.1
$50.0
$52.9
$54.3
$18.1
$20.3
$23.5
$24.9
$25.5
$277.9
$291.6
$310.0
$320.9
$331.9
$34.7
$36.5
$38.7
$40.1
$41.5
$0.9
$0.9
$1.0
$1.0
$1.0
$154.9
$160.2
$165.6
$167.0
$168.3
$20.9
$21.6
$22.4
$22.5
$22.7
$0.8
$0.9
$0.9
$0.9
$0.9
$19.8
$22.1
$25.3
$26.8
$27.4
$4.9
$5.5
$5.5
$5.5
$5.5
$19.7
$24.7
$27.6
$30.9
$32.3
$33.0
$19.7
$19.7
$19.7
$19.7
$19.7
$19.7
$0.0
$5.0
$7.9
$11.2
$12.6
$13.3
0
14,271
22,458
31,864
35,951
37,873
$30.5
$14.3
$264.7
$32.6
$0.8
$149.7
$18.9
$0.7
$15.8
Plus Inflow **
@
@
$3.9
20.0%
20.0% ***
@
75,980 sf GLA
$259 /sf GLA
Warranted sf GLA:
@
$350 /sf GLA
OCTOBER 4, 2012
TABLE 17
HOME IMPROVEMENT ("HI") SHARE OF "NFSR" (GAFO / DRUG) & "HI" DEMANDS & RESIDUAL SPACE
Base Year
Trade Area
Home Improvement Share of NFSR + HI *
@ 26.2%
@ 20.0%
Local Capture *
@ 35.5%
@ 42.5%
@ 21.2%
@ 20.5%
Local Capture *
@ 0.7%
@ 1.0%
Secondary Zone East
@ 28.2%
@ 25.0%
Local Capture *
@ 2.0%
@ 2.5%
2012
2014
2016
2021
2026
2031
$282.8
$320.2
$359.5
$416.4
$441.0
$452.2
$64.0
$71.9
$83.3
$88.2
$90.4
$27.2
$30.6
$35.4
$37.5
$38.4
$277.9
$291.6
$310.0
$320.9
$331.9
$57.0
$59.8
$63.5
$65.8
$68.0
$0.6
$0.6
$0.6
$0.7
$0.7
$154.9
$160.2
$165.6
$167.0
$168.3
$38.7
$40.1
$41.4
$41.7
$42.1
$1.0
$1.0
$1.0
$1.0
$1.1
$28.8
$32.2
$37.1
$39.2
$40.2
$0.7
$0.8
$0.8
$0.8
$0.8
$28.2
$29.5
$33.0
$37.9
$40.0
$41.0
$28.2
$28.2
$28.2
$28.2
$28.2
$28.2
$0.0
$1.2
$4.7
$9.6
$11.8
$12.7
0
3,704
14,140
28,773
35,114
38,046
$74.1
$26.3
$264.7
$56.1
$0.4
$149.7
$42.2
$0.8
$27.5
Plus Inflow **
@
@
$0.7
2.5%
2.5% ***
@
26,860 sf GLA
$1,052 /sf GLA
Warranted sf GLA:
@
$335 /sf GLA
OCTOBER 4, 2012
TABLE 18
SUPERMARKET / GROCERY DEMANDS & RESIDUAL SPACE
Base Year
Trade Area
Supermarket Share
@
83.3%
@
85.0%
Local Capture *
@ 80.3%
@ 80.5%
Supermarket Share
@ 82.1%
@ 82.5%
Local Capture *
@ 5.9%
@ 6.0%
Secondary Zone East
Supermarket Share
@ 86.9%
@ 87.0%
Local Capture *
@ 12.4%
@ 12.5%
2012
2014
2016
2021
2026
2031
$95.0
$105.4
$116.1
$132.8
$140.6
$144.2
$89.6
$98.7
$112.9
$119.5
$122.6
$72.1
$79.4
$90.8
$96.2
$98.7
$111.5
$114.8
$120.5
$124.7
$129.0
$92.0
$94.7
$99.4
$102.9
$106.4
$5.5
$5.7
$6.0
$6.2
$6.4
$55.0
$55.7
$56.9
$57.4
$57.8
$47.8
$48.5
$49.5
$49.9
$50.3
$6.0
$6.1
$6.2
$6.2
$6.3
$83.6
$91.2
$103.0
$108.6
$111.3
$4.4
$4.8
$4.8
$4.8
$4.8
$79.2
$63.6
$108.4
$89.0
$5.3
$54.2
$47.1
$5.8
$74.7
Plus Inflow **
@
@
$3.9
5.0%
5.0% ***
$78.6
$88.0
$96.0
$107.8
$113.4
$116.1
Less Existing Competition
@ 103,911 sf GLA (including Wal-Mart food @ 27,000 ft²)
$757 /sf GLA
$78.6
$78.6
$78.6
$78.6
$78.6
$78.6
$0.0
$9.4
$17.4
$29.2
$34.8
$37.5
0
0
18,865
17,966
34,714
33,061
58,367
55,588
69,635
66,319
75,042
71,469
Warranted sf GLA:
@
$500 per sf GLA
@
$525 per sf GLA
*
**
***
Base year estimate from consumer telephone survey.
Estimated from licence plate surveys and floorspace inventory.
Assume inflow @ 5.0% until 2016 and declining in percentage terms thereafter.
OCTOBER 4, 2012
TABLE 19
SPECIALTY FOOD DEMANDS & RESIDUAL SPACE
Base Year
Trade Area
Specialty Food Share
@
16.7%
@
15.0%
Local Specialty Food Capture *
@ 60.6%
@ 60.5%
@
17.9%
@
17.5%
@ 0.0%
@ 0.0%
Secondary Zone East
@
13.2%
@
13.0%
@ 3.24%
@ 3.5%
2012
2014
2016
2021
2026
2031
$95.0
$105.4
$116.1
$132.8
$140.6
$144.2
$15.8
$17.4
$19.9
$21.1
$21.6
$9.6
$10.5
$12.0
$12.8
$13.1
$111.5
$114.8
$120.5
$124.7
$129.0
$19.5
$20.1
$21.1
$21.8
$22.6
$0.0
$0.0
$0.0
$0.0
$0.0
$55.0
$55.7
$56.9
$57.4
$57.8
$7.1
$7.2
$7.4
$7.5
$7.5
$0.3
$0.3
$0.3
$0.3
$0.3
$9.8
$10.8
$12.3
$13.0
$13.4
$0.3
$0.3
$0.3
$0.3
$0.3
$15.8
$9.6
$108.4
$19.4
$0.0
$54.2
$7.1
$0.2
$9.8
Plus Inflow **
@
@
$0.3
2.5%
2.5% ***
$10.1
$10.1
$11.1
$12.6
$13.3
$13.6
@ 21,900 sf GLA
@
$460 /sf GLA
$10.1
$10.1
$10.1
$10.1
$10.1
$10.1
$0.0
$0.0
$1.0
$2.5
$3.2
$3.6
0
0
0
0
3,979
3,618
10,058
9,144
12,917
11,743
14,221
12,928
Warranted sf GLA:
@
$250 per sf GLA
@
$275 per sf GLA
* From consumer telephone survey.
** Base year inflow = consultant judgment.
*** Assume inflow @ 2.5% until 2016 and declining in percentage terms thereafter.
OCTOBER 4, 2012
TABLE 20
PRIMARY TRADE AREA PERSONAL SERVICE DEMANDS & RESIDUAL SPACE
Base Year
Trade Area
Local Capture
@ 60.0%
@ 60.0%
Plus Inflow
@
@
5.0%
*
5.0% **
2012
2014
2016
2021
2026
2031
$13.4
$14.9
$16.4
$18.8
$19.9
$20.4
$8.9
$9.8
$11.3
$11.9
$12.2
$8.9
$9.8
$11.3
$11.9
$12.2
$0.5
$0.5
$0.5
$0.5
$0.5
$8.1
$8.1
$0.4
$8.5
$9.4
$10.4
$11.8
$12.4
$12.7
@ 37,670 sf GLA
@
$225 /sf GLA
$8.5
$8.5
$8.5
$8.5
$8.5
$8.5
$0.0
$0.9
$1.9
$3.3
$4.0
$4.3
0
0
0
4,667
4,149
3,734
9,419
8,373
7,536
16,496
14,663
13,197
19,826
17,623
15,861
21,339
18,968
17,072
Warranted sf GLA:
@
$200 per sf GLA
@
$225 per sf GLA
@
$250 per sf GLA
* Consultant estimate.
** Assume inflow @ 5.0% until 2016 and declining in percentage terms thereafter.
OCTOBER 4, 2012
TABLE 21
PRIMARY TRADE AREA RESTAURANT DEMANDS & RESIDUAL SPACE
Base Year
Trade Area
Local Capture
@
55.0%
*
@
55.0%
*
Plus Inflow
@
@
23.5%
*
25.0% **
2012
2014
2016
2021
2026
2031
$41.0
$45.3
$49.6
$56.8
$60.1
$61.6
$24.9
$27.3
$31.2
$33.1
$33.9
$24.9
$27.3
$31.2
$33.1
$33.9
$8.3
$9.1
$9.1
$9.1
$9.1
$22.6
$22.6
$6.9
$29.5
$33.2
$36.4
$40.3
$42.2
$43.0
@ 117,747 sf GLA
@
$250 /sf GLA
$29.5
$29.5
$29.5
$29.5
$29.5
$29.5
$0.0
$3.7
$6.9
$10.8
$12.7
$13.5
0
0
0
18,669
16,595
14,936
34,529
30,693
27,624
54,144
48,128
43,315
63,374
56,333
50,699
67,570
60,062
54,056
Warranted sf GLA:
@
$200 per sf GLA
@
$225 per sf GLA
@
$250 per sf GLA
OCTOBER 4, 2012
TABLE 22
PRIMARY TRADE AREA LIQUOR/BEER/WINE DEMANDS & RESIDUAL SPACE
Base Year
Trade Area
Local Capture
@
65.0%
*
@
67.5%
*
Plus Inflow
@
@
5.0%
*
5.0% **
2012
2014
2016
2021
2026
2031
$28.7
$31.7
$34.7
$39.7
$42.1
$43.1
$21.4
$23.4
$26.8
$28.4
$29.1
$21.4
$23.4
$26.8
$28.4
$29.1
$1.1
$1.2
$1.2
$1.2
$1.2
$18.6
$18.6
$1.0
$19.6
$22.5
$24.7
$28.0
$29.6
$30.3
@ 13,770 sf GLA
@ $1,425 /sf GLA
$19.6
$19.6
$19.6
$19.6
$19.6
$19.6
$0.0
$2.9
$5.0
$8.4
$10.0
$10.7
0
0
0
3,396
3,207
3,038
5,925
5,596
5,301
9,888
9,338
8,847
11,752
11,100
10,515
12,600
11,900
11,274
Warranted sf GLA:
@
$850 per sf GLA
@
$900 per sf GLA
@
$950 per sf GLA
OCTOBER 4, 2012
TABLE 23
STOUFFVILLE SUMMARY DEMANDS & RESIDUAL SPACE
Trade Area
Base Year
2012
2014
2016
2021
2026
2031
Department Store Space
@
$425 /sf GLA
0
16,836
30,967
43,129
48,500
51,170
Other General Merchandise NFSR Space
@
$400 /sf GLA
0
17,836
31,620
47,424
54,372
57,790
Drug & Personal Care NFSR Space
@
$950 /sf GLA
0
6,924
12,376
20,021
23,332
24,861
Fashion & Accessories NFSR Space
@
$300 /sf GLA
0
16,828
22,354
28,707
31,467
32,760
Home Furnishings NFSR Space
@
$300 /sf GLA
0
7,165
12,049
17,264
19,584
20,799
Other Non-Dep't Store NFSR Space
@
$350 /sf GLA
0
14,271
22,458
31,864
35,951
37,873
Home Improvement NFSR Space
@
$335 /sf GLA
0
3,704
14,140
28,773
35,114
38,046
Supermarket FSR Space
@
$525 /sf GLA
0
17,966
33,061
55,588
66,319
71,469
Specialty Food FSR Space
@
$275 /sf GLA
0
0
3,618
9,144
11,743
12,928
Personal Service Space
@
$225 /sf GLA
0
4,149
8,373
14,663
17,623
18,968
Restaurant Space
@
$225 /sf GLA
0
16,595
30,693
48,128
56,333
60,062
Liquor / Beer / Wine Space
@
$900 /sf GLA
0
3,207
5,596
9,338
11,100
11,900
TOTAL RETAIL & SELECTED COMMERCIAL
Mid Range
0
125,481
227,306
354,044
411,437
438,625
OCTOBER 4, 2012
TABLE 23, CONTINUED
ZONE 1 (Stouffville) SUMMARY DEMANDS & RESIDUAL SPACE
PER CAPITA SPACE RATIOS AND WARRANTED SPACE BASED ON CUMULATIVE POPULATION GROWTH
Pop'n
2012
41,235
Population Projection
Cumulative Growth
Other Service Space @
0.9 sf per capita
Financial Institution Space @ 1.0 sf per capita
Local Office Space @
5.0 sf per capita *
Total Warranted Space Based on Per Capita Ratios
*
Pop'n
2014
45,320
4,085
Pop'n
2016
49,400
8,165
Pop'n
2021
55,800
14,565
Pop'n
2026
59,100
17,865
Pop'n
2031
60,600
19,365
Warranted Space Based on Per Capita Space Ratios
Sq. Ft.
Sq. Ft.
Sq. Ft.
Sq. Ft.
Sq. Ft.
Sq. Ft.
2012
2014
2016
2021
2026
2031
0
3,676
7,349
13,109
16,079
17,429
0
4,085
8,165
14,565
17,865
19,365
0
20,423
40,825
72,825
89,325
96,825
0
28,183
56,339
100,499 123,269 133,619
Includes Finance/Insurance/Real Estate (FIRE) + Services to Business Management (SBM) + Medical/Dental/Veterinary + Misc. Office.
TOTAL RETAIL & SELECTED COMMERCIAL RESIDUALS PLUS
WARRANTED OTHER SPACE BASED ON PER CAPITA SPACE RATIOS
Mid Range
2012
2014
2016
2021
2026
2031
0
153,665
283,644
454,542
534,705
572,243
OCTOBER 4, 2012
TABLE 24
COMPARISON OF SQUARE FOOTAGE DEMANDS AND POTENTIAL SUPPLY
TABLE 24(a)
"RETAIL & SELECTED COMMERCIAL" RESIDUAL DEMANDS
2012
2014
2016
2021
2026
2031
Total "Retail / Selected Commercial" Demands (Sq. Ft.)
0
153,665
283,644
454,542
534,705
572,243
Rounded "Retail / Selected Com'l" Demands (Sq. Ft.)
0
150,000
285,000
455,000
535,000
570,000
TABLE 24(b)
VACANT DESIGNATED "COMMERCIAL" SQUARE FOOTAGE SUPPLY
Square Footage Supply
2012
2014
2016
2021
2026
2031
Vacant/Designated Commercial Land Supply (Ref: Table 25):
420,000
420,000
420,000
420,000
420,000
420,000
Subtotal Square Footage Supply
420,000
420,000
420,000
420,000
420,000
420,000
TABLE 24(c)
VACANT DESIGNATED "COMMERCIAL" SUPPLY LESS RETAIL & SELECTED COMMERCIAL DEMANDS
Surplus (+) / Shortfall (-) of Supply Over Demand (Sq. Ft.)
2012
2014
2016
2021
2026
2031
420,000
270,000
135,000
-35,000
-115,000
-150,000
Acres
Acres
Acres
Acres
-3.2
-10.6
-13.8
Surplus
Surplus
Surplus
Equilibrium
Shortfall
Shortfall
Additional Land Requirement (acres):
@ 25.0% coverage (acres)
38.6
24.8
12.4
Acres
Acres
TABLE 25
VACANT DESIGNATED COMMERCIAL SUPPLY (GFA) PLUS EMPLOYMENT LAND CONVERSION
GFA (sq ft)
Commercial Designated GLA - Regional Centre
Commercial Designated GLA - Minto / Trinity (former Anderson Haulage)
Other vacant designated commercial lands (net acres)
Works Yard
Mo Motors & former Canadian Tire
Houston Motors
Subtotal
GFA equivalent @25% coverage
150,000
82,190
4.75
2.0
4.0
10.75
51,728
21,780
43,560
117,068
Flea Market (protected 125,000 ft² less 53,000 ft² existing
72,000
Total Supply (GFA)
421,258
Rounded Total Supply (GFA)
420,000
APPENDIX A
INCOME & EXPENDITURE DATA & TETRAD ANALYSES
A-1
APPENDIX A–1
INCOME/EXPENDITURE INDEXING METHODOLOGY (REGRESSION ANALYSIS)
(n)
1
2
3
4
5
All Classes
Av. Per Capita
Income of
Income Quintile
$12,092
$17,292
$23,266
$31,146
$55,545
$30,990
(x)
Income
39.0
55.8
75.1
100.5
179.2
Per Capita Indexes
(y1)
NFSR
56.8
72.9
87.9
106.0
140.7
(y2)
FSR
97.2
88.4
98.3
98.8
111.8
100.0
100
100
Source: Statistics Canada Survey of Household Spending in 2009 for NFSR & FSR.
=detailed av. household exp. by household income quintile, Ontario 2009 ( 12/17/10 62FPY032)
REGRESSION EQUATION
y = a + bx
where n = number of income classes
where x = independent variable or Income Index
where y = dependent variable or Expenditure Index
b = n(∑xy) – (∑x) (∑y)
n(∑x2) – (∑x)2
and
a = ∑y – b(∑x)
n
INCOME/EXPENDITURE REGRESSION EQUATIONS
NFSR
FSR
Personal Service
Restaurant
Liquor/Beer/Wine
Expenditure Index:
Expenditure Index:
Expenditure Index:
Expenditure Index:
Expenditure Index:
y1 = 41 + .59 (x)
y2 = 87 + .13 (x)
y3 = 50 + .5 (x)
y4 = 46 + .54 (x)
y5 = 35 + .65 (x)
APPENDIX A-2
2011 ESTIMATES OF ONTARIO RETAIL SALES BY TRADE GROUP
NAICS
FSR (Food Store Retail)
D 090
Supermarket & Grocery Stores
Convenience & Specialty Food Stores
TOTAL FSR
Per Capita FSR *
Add back WMC food sales
Per Capita FSR + WMC *
D 100
2011
TOTAL
2011
Per Capita *
%
25,485.4
3,764.0
29,249.4
$1,906
$281
87.1%
87.1%
12.9%
12.9%
100.0%
100.0%
%
%
=
=
=
$2,187
$130
$2,317
NFSR (Non-Food Store Retail)
"GAFO + DRUGS " (Formerly Department Store Type Merchandise)
Furniture Stores
B 040 Home Furnishings Stores
B 060 Home electronics + appliance + computer/software
Subtotal
B 030
%
3,453.9
2,151.8
5,338.3
10,944.0
$258
$161
$399
$818
17.0%
14.76%
E 120
Pharmacies and personal care stores
12,705.5
$950
19.7%
17.14%
F 140
Clothing stores
Shoe Stores
Jewellery, clothing accessories, and luggage & leather stores
Subtotal
7,970.9
1,170.2
1,166.3
10,307.4
$596
$88
$87
$771
16.0%
13.91%
Department stores (excluding concessions) **
Other general merchandise stores (incl. Can. Tire + TSC + Costco)
Subtotal
10,989.4
10,532.6
21,522.0
$822
$788
$1,609
Sporting goods, hobby, music and book stores
Miscellaneious store retail (90%)
Subtotal
4,133.4
3,297.3
7,430.7
$309
$247
$556
Tires + Batteries + Auto Parts & Accessories (TBA)
Subtotal
1,583.7
1,583.7
$118
$118
"HI"
Building material and garden equipment and supplies dealers
Subtotal
9,633.3
9,633.3
$720
$720
F 150
G 170
G 180
H 160
H 190
44131
C 080
TOTAL NFSR = "GAFO + DRUG"
Per Capita (Subtract est'd WMC food sales) **
Per Capita *
64,493.3
TOTAL NFSR + HI = "GAFO + DRUG" + "HI"
Per Capita (Subtract est'd WMC food sales) **
Per Capita *
74,126.6
Dep't. Store Share of NFSR = "GAFO + DRUG"
Dep't. Store Share of "NFSR" less WMC @ $130 per capita
Dep't. Store Share of NFSR + HI
Dep't. Store Share of NFSR + HI less WMC @ $130 per capita
*
=
$4,823
$130
$4,693
=
$5,543
$130
$5,413
$822/$4823 =
$822/$4693 =
$822/$5543 =
$822/$5413 =
17.0%
14.83%
16.3%
14.21%
33.4%
29.03%
11.5%
10.02%
2.14%
2.5%
2.14%
13.00%
13.00%
100.0%
100.00%
17.0%
17.5%
14.8%
15.2%
Per Capita @ 13,373,000 persons (per July - September 2011 estimate from Statistics Canada Quarterly Demographic Statistics,
including net undercoverage of non-permanent residents and returning Canadians (July to September, 2011, Cat. # 91-002-X, Table 1).
Source: Retail Trade, Statistics Canada Cat. # 63-005, Table 3-7, December, 2011, with preliminary December estimates.
**
2.5%
Morgan estimate.
APPENDIX A-3
TRADE AREA INCOME AND EXPENDITURE INDEXES
Pop'n
HH
Income
($)
Total HH
Income
($ m's)
Per Cap
HH
Income
($)
Per Cap
HH
Income
Index
FSR
Index
(Excluding
Undercount)
Number
HH's
11,410,046
12,160,280
4,219,410
4,554,250
$66,836
$77,967
282,008
355,081
$24,716
$29,200
100.0
100.0
Zone 1A
2001
2006
2011
11,428
12,410
25,036
4,003
4,404
$78,547
$92,699
314.4
408.2
$27,513
$32,897
Zone 1B
Rural Whitchurch-Stouffville
2001
2006
2011
10,581
11,961
12,592
3,457
4,118
$115,771
$137,790
400.2
567.4
$95,797
$114,488
2,931
11,062
Trade Area
Ontario
2001
2006
Index
& HI
Per. Serv.
Index
Rest.
Index
L/B/W
Index
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
111.3
112.7
101.4
101.6
107.7
107.5
107.0
106.3
109.7
106.8
106.8
108.2
$37,824
$47,439
153.0
162.5
106.4
108.1
136.1
136.9
127.9
131.2
145.8
133.7
134.0
140.6
714.6
975.7
$32,471
$40,034
131.4
137.1
103.8
104.8
121.3
121.9
117.0
118.6
127.0
120.0
119.9
124.1
$86,344
$88,200
253.1
975.7
$27,523
$26,322
111.4
90.1
101.4
98.7
107.7
94.2
107.1
95.1
109.7
94.7
106.8
93.6
3,016
3,523
$72,944
$87,437
220.0
308.0
$25,581
$31,289
103.5
107.2
100.4
100.9
102.4
104.2
103.1
103.6
102.9
103.9
101.7
104.7
1,579
1,760
$88,908
$125,970
140.4
221.7
$29,649
$42,538
120.0
145.7
102.4
105.9
113.6
126.9
111.4
122.8
117.2
124.7
112.5
129.7
1,350
1,431
$78,245
$88,028
105.6
126.0
$25,472
$29,766
103.1
101.9
100.4
100.3
102.1
101.1
102.9
101.0
102.5
101.0
101.4
101.3
895
900
$94,048
$109,808
84.2
98.8
$30,333
$37,014
122.7
126.8
102.7
103.5
115.5
115.8
112.7
113.4
119.5
114.5
114.3
117.4
(= Zone 1A + Zone 1B)
2001
22,009
7,460
2006
24,371
8,522
2011
37,628
Zone 2A - Part Markham
2001
2006
2011
9,195
37,066
48,158
Zone 3A - Community of Uxbridge
2001
8,600
2006
9,845
2011
12,333
Zone 3B - Rural Uxbridge South
2001
4,735
2006
5,212
2011
4,312
Zone 3C - Rural Uxbridge North
2001
4,147
2006
4,232
2011
3,978
Zone 3D - Rural Pickering North of Hwy 7
2001
2,775
2006
2,670
2011
2,365
NFSR
GAFO + Drug
(= Zones 3A + 3B + 3C + 3D)
2001
2006
2011
20,257
21,959
22,988
6,840
7,614
$80,437
$99,099
550.2
754.5
$27,160
$34,361
109.9
117.7
101.2
102.3
106.7
110.4
106.3
108.8
108.4
109.5
105.9
111.5
Trade Area
2001
2006
2011
51,461
83,396
108,774
17,231
27,198
262,578
$99,488
1,518
2,706
$29,496
$32,446
119.3
111.1
102.3
101.3
113.2
107.6
111.0
106.9
116.6
109.5
112.0
106.7
APPENDIX A-4
TRADE AREA FSR, GAFO + DRUG, HI, HAAS/TBA, PERSONAL SERVICE, RESTAURANT AND L/B/W EXPENDITURE LEVELS
Trade Area
Ontario
Primary Trade Area
= Whitchurch-Stouffville
(= Zones 1A + 1B)
2005
Per Cap
2005
HH Income Income
($)
Index
2011
FSR
Per Cap
Exp.
2011
2011
NFSR
2011
NFSR less
Per Cap
Exp.
Per Cap
Exp.
Per Cap
Exp.
2011
HI
Per Cap
Exp.
NFSR + HI (GAFO + Drug) HAAS/TBA
2011
HAAS/TBA
Per Cap
Exp. *
2011
2011
Per. Serv. Rest.
Per Cap Per Cap
Exp.
Exp.
2011
L/B/W
Per Cap
Exp.
$29,200
100.0
$2,187
$5,543
$4,823
$4,490
$720
$333
$274
$827
$559
$40,034
137.1
$2,292
$6,756
$5,879
$5,473
$878
$405
$324
$992
$694
(= Zones 3A + 3B + 3C + 3D)
$34,361
117.7
$2,237
$6,121
$5,326
$4,959
$795
$367
$298
$905
$623
(= Zone 2A)
$26,322
90.1
$2,159
$5,221
$4,543
$4,229
$678
$313
$260
$783
$523
Trade Area Income Index
111.1
The estimated 2011 Ontario per capita Personal Service expenditure assumes 1.75% real and inflationary annual growth from 2004 to 2011 against the
2003 estimate of $240 per capita.
= 8 years times 1.75% = 14.0% =
$274
The estimated 2011 Ontario per capita Restaurant expenditure assumes 1.75% real and inflationary annual growth from 2004 to 2011 against the
2003 estimate of $725 per capita.
= 8 years times 1.75% = 14.0% =
$827
The estimated 2011 Ontario per capita L/B/W (liquor/beer/wine) expenditure assumes 2.0% real and inflationary annual growth to 2011 against the 2005
estimate of $499 per capita.
= 6 years times 2.0% = 12.0% =
$559
The estimated 2011 HAAS/TBA shares of "NFSR" + "HI" =
= Ontario @ 6.0% of $5,543 per capita =
$333
Regression equations applied to 2011 per capita expenditures:
NFSR +HI Expenditure Index = 41.0 + .59 (Income Index)
FSR Expenditure Index = 87.0 + .13 (Income Index)
Restaurant Expenditure Index = 46.0 + .54 (Income Index)
Personal Service Expenditure Index = 50.0 + .5 (Income Index)
Liquor/Beer/Wine Expenditure Index = 35.0 + .65 (Income Index)
APPENDIX A-5
TRADE AREA CENSUS POPULATIONS WITH CENSUS UNDERCOUNT ADJUSTMENTS
2006
June 2009
Community
Watson &
Profiles
Associates
OP 2010
Census
Dev. Charge
as revised
Bkgrd Study
31/05/2012
Unadjusted
Adjusted
Adjusted
Adjusted
Adjusted
Adjusted
Adjusted
Pop'n
Pop'n
Pop'n
Pop'n
Pop'n
Pop'n
Pop'n
2006
2011
2012
2016
2021
2026
2031
Subdivision
Unadjusted
Trade Area
Pop'n
2001
Primary Trade Area
- Whitchurch-Stouffville
22,009
Av. An. Pop'n Growth (2006 - 2011 base)
Adjusted
Zone 2A - Markham (NE Part)
(N of 16th/ E of Kennedy)
Av. An. Pop'n Growth
9,195
Zones 3A + 3B + 3C + 3D
20,257
Secondary Trade Area
29,452
Trade Area
51,461
Adjusted
(%)
Pop'n
2001
4.0%
22,889
24,390
25,460
40,400
2,988
41,235
835
2,629
49,400
2,041
55,800
1,280
59,100
660
60,600
300
Adjusted
Unadjusted
Adjusted
Adjusted
Adjusted
Adjusted
Adjusted
Adjusted
Adjusted
Pop'n
Pop'n
Pop'n
Pop'n
Pop'n
Pop'n
Adjust't
Unadjusted
Pop'n
2001
York Region
(%)
Pop'n
2001
4.0%
9,565
4.0%
Adjust't
Pop'n
2006
Pop'n
2006
Pop'n
2006
2011
2012
2016
2021
2026
2031
37,066
38,550
48,050
1,900
49,950
1,900
51,850
1,900
53,750
1,900
55,650
1,900
57,550
1,900
21,065
21,959
22,840
23,900
212
24,100
201
24,300
200
24,500
200
24,700
200
24,900
200
4.0%
30,630
59,025
61,390
71,950
2,112
74,050
2,101
76,150
2,100
78,250
2,100
80,350
2,100
82,450
2,100
4.0%
53,520
83,415
86,850
112,350
5,100
115,285
2,936
125,550
10,265
134,050 139,450 143,050
8,500
5,400
3,600
,..
PCen~us
•
for MapPoint
Joseph Urban Consultants
Stouffville Project - SMA
2011 Census
Population and Dwelling Counts
2011.!p'pulation
2011 Private Dwellings
Occupied by Usual Residents
Land Area, sq kin
•
Persons per sq km
Dwellings per sq km
Land Area, sq mi
Persons per sq mi
Dwellings per sq mi
1A
2A
1B
3A
25,036
12,592
48,158
12,333
8,866
8,552
4,748
4,493
14,013
13,767
4,632
4,494
23.38
183.03
68.06
29.71
1,071.00
379.27
68.80
25.94
707.62
205.90
415.13
155.91
9.03
70.67
26.28
11.47
413.52
146.44
26.56
10.02
273.22
79.50
160.28
60.20
Data Quality
Target Type
Dissemination Block ... Dissemination Block... Dissemination Block ... Dissemination Block ...
Total Census Block Records
Represented in the Study Area
DAs with Indian Reservation Refusal
2011 Population and dwelling counts in this
category represent actual (unsuppressed)
data.
* 2006 Populations are estimated for
dissemination areas that have changed in
2011.
o
o
o
o
,. PCensus for MapPoint
•
2011 Census
Population and Dwelling Counts
38
3D
3C
2011 Population
4,312
3,978
2,365
2011 Private Dwellings
Occupied by Usual Residents
1,538
1,478
1,464
1,373
898
817
186.47
204.65
119.53
23.12
8.25
19.44
7.15
19.79
7.51
72.00
79.01
46.15
8.93
3.18
7.51
2.76
7.64
2.90
Land An!a, sq km
Persons per sq km
Dwellings per sq km
Land Area, sq mi
Persons per sq mi
Dwellings per sq mi
Data Quality
Target Type
Dissemination Block ... Dissemination Block ... Dissemination Block ...
DAs with Indian Reservation Refusal
2011 Population and dwelling counts in this
category represent actual (unsuppressed)
data.
* 2006 Populations are estimated for
dissemination areas that have changed in
2011.
o
o
o
,
PCensus for MapPoint
•
Stouffville Project - SMA.
2006 Census
Census Snapshot
1A
18
2A
%
Total Population
Males
Females
12,410
5,921
6,490
2006 Population by Age
to 4 years
5 to 19 years
20 to 24 years
25 to 34 years
35 to 44 years
45 to 54 years
55 to 64 years
65 to 74 years
75 to 84 years
85 years and over
12,410
715
2,695
725
1,208
2,023
2,004
1,262
790
663
279
o
Average age of population
Median age
Families
Persons per family
Children per family
Households
Persons in private households
Persons per household
Average household income
$
Occupied Dwellings
Owned Dwellings
Rented Dwellings
11,961
484
2,266
654
841
1,710
2,163
1,931
1,189
565
179
49%
51%
4%
19%
5%
7%
14%
18%
16%
10%
5%
1%
37,066
3,231
7,337
1,874
6,025
7,296
5,045
2,850
1,985
1,088
231
9%
20%
5%
16%
20%
14%
8%
5%
3%
1%
34.5
35.0
3,456
3.2
3,655
3.0
10,863
3.2
88%
33%
54%
12%
3,357
1,613
1,749
293
92%
44%
48%
8%
9.757
2.919
6,788
1,116
1.3
1.0
1.3
4,404
12,230
2.8
92,699
4,118
11,810
2.9
137,790
11,062
37,029
3.4
88,200
4,405
3.511
883
Single detached ...
1986 -1990
Average value of dwelling
Average gross monthly rent
$
$
Dominant Demographics
Official Home Language
Non-official Home Language
Recent Immigrant Places of Birth
6%
22%
6%
10%
16%
16%
10%
6%
5%
2%
50%
50%
42.3
45.2
Dominant building type
Dominant period of construction
Top 5 visible minorities
48%
52%
%
37,066
18,168
18,898
38.4
39.7
3,035
1,154
1,881
421
Two-parent families
With no children at home
With children at home
Lone-parent families
%
11,961
6,031
5,930
$
377,831
856
Black
Chinese
South Asian
Filipino
West Asian
English
Italian
Northem Europe
4,132
3,741
361
80%
20%
29%
26%
21%
8%
8%
$
11,060
10,485
532
91%
9%
Single detached ...
2001 - 2006
Single detached ...
2001 - 2006
$
$
$
$
607,948
899
Chinese
South Asian
SEAsian
Black
Filipino
English
Chinese
United States of ...
55%
24%
6%
6%
4%
90%
27%
62%
10%
95%
5%
402,529
1,251
Chinese
South Asian
Filipino
Black
SEAsian
English
Chinese
EastemAsia
60%
22%
6%
6%
2%
PCensus for MtiPPoint
I
•
--
2006 Census
Census Snapshot
38
3A
%
-
Total Population
Males
Females
9,845
4,769
5,076
oto 4 years
5 to 19 years
20 to 24 years
25 to 34 years
35 to 44 years
45 to 54 years
55 to 64 years
65 to 74 years
75 to 84 years
85 years and over
9,845
545
2,375
527
866
1,638
1,628
896
626
514
175
Median age
Families
Persons per family
Children per family
$
5,212
210
1,103
314
331
789
954
716
450
271
50
51%
49%
4%
21%
6%
6%
15%
18%
14%
9%
5%
1%
4,232
207
976
240
322
705
765
523
296
158
41
5%
23%
6%
8%
17%
18%
12%
7%
4%
1%
2,805
3.1
1,572
3.1
1,237
3.1
1,417
663
750
144
86%
33%
52%
14%
90%
42%
48%
9%
1,086
423
673
130
1.3
1.1
1.2
3,523
9,753
2.8
87,437
1,760
5,189
2.9
125,970
1,431
4,238
3.0
88,028
Single detached ...
2001 - 2006
$
$
6%
24%
5%
9%
17%
17%
9%
6%
5%
2%
51%
49%
38.4
40.9
48%
52%
%
4,232
2,152
2,080
40.6
43.3
3,538
2,925
584
Occupied Dwellings
Owned Dwellings
Rented Dwellings
%
5,212
2,662
2,550
37.6
39.3
2,415
923
1,472
391
Two-parent families
Households
3C
$
$
$
English
Dutch
Northern Europe
40%
36%
17%
8%
0%
English
Italian
Northem Europe
90%
10%
Single detached ...
Before 1946
487,883
753
South Asian
Black
Japanese
Chinese
Latin American
1,420
1,275
135
89%
10%
Single detached ...
1971 -1980
359,250
848
Chinese
South Asian
Black
Latin American
Filipino
1,765
1,563
182
83%
17%
$
88%
34%
54%
10%
$
$
31%
18%
16%
16%
12%
385,748
625
Chinese
Black
South Asian
Filipino
Latin American
English
German
Southeast Asia
31%
19%
13%
13%
9%
Joseph Urban Consultants Stouffville Project - SMA. 2006 Census
Census Snapshot
3D
%
Total Population
Males
Females
2,670
1,355
1,315
51%
49%
to 4 years 5 to 19 years 20 to 24 years 25 to 34 years 35 to 44 years 45 to 54 years 55 to 64 years 65 to 74 years 75 to 84 years 85 years and over 2,670
105
595
190
220
420
520
345
185
90
25
4%
22%
7%
8%
16%
19%
13%
7%
3%
1%
o
Median age
39.2
41.6
Families
Persons per family
785
3.1
695
295
405
75
Two-parent families With no children at home With children at home Lone-parent families
1.2
Children per family
Households
$
Occupied Dwellings
Owned Dwellings
Rented Dwellings
89%
38%
52%
10%
900
2,620
3.0
109,808
890
625
260
70%
29%
Single detached ...
Before 1946
$
$
477,175
931
Chinese
Arab
South Asian
Black
Filipino
English
Urdu
Southeast Asia
73%
13%
13%
0%
0%
,
PCensus for Ma Point
Stouffville Project - SMA..
2001 Census
Census Snapshot
--I2ta1 Populatio!!
Males
Females
Oto 4 years
5 to 19 years
20 to 24 years
25 to 34 years
35 to 44 years
45 to 54 years
55 to 64 years
65 to 74 years
75 to 84 years
85 years and over
11,428 % base
5,519
48%
52%
5,909
10,581 % base
5,376
51%
5,205
49%
9,195 °Al base
4,470
49%
4,725
51%
11,428 GAl base
6%
730
2,651
23%
529
5%
1,255
11%
2,180
19%
14%
1,635
8%
955
750
7%
474
4%
227
2%
10,581 0/0 base
529
5%
22%
2,334
524
5%
10%
1,084
18%
1,886
1,816
17%
1,199
11%
770
7%
345
3%
1%
82
9,195 % base
8%
691
1,857
20%
444
5%
1,434
16%
1,858
20%
1,213
13%
8%
721
7%
632
323
4%
1%
59
36.0
37.5
5 to 19 years
Median age
Dominant age group
2A
18
1A
37.2
39.6
5 to 19 years
23%
35.3
36.0
35 to 44 years
22%
20%
3,212 % base
3.2
3,047 °Al base
3.2
2,733 % base
3.1
Two-parent families
2,797
978
1,809
382
2,823
1,076
1,752
178
2,505
906
1,603
215
Total children at home
Children per family
4,154
1.3
3,841
1.3
3,241
1.2
4,003
11,308
2.8
78,547
3,457
10,504
3.0
115,771
2,931
9,198
3.1
86,344
Families
Persons per family
Households
Average 2000 household income
Occupied Dwellings
Owned Dwellings
Rented Dwellings
$
87%
30%
56%
12%
$
3,998 % base
3,168
79%
840
21%
93%
35%
58%
6%
$
3,456 % base
2,932
85%
15%
509
92%
33%
59%
8%
2,937 % base
2,677
91%
253
9%
Single detached houses
Semi-detachedlrow/duplex
Apartments
Movable dwelling
2,879
434
687
0
Single detached ...
72%
3,306
11%
71
17%
53
0%
10
72% Single detached ...
96%
2,126
2%
603
2%
199
0%
0
72%
21%
7%
0%
73%
Immigrant Place of Birth
Ethnic Origin
Religion
Educational Attainment
Labour by Industry
Labour by Occupation
English
Romanian
United Kingdom
Canadian
Roman Catholic
Grades 9 to 13
Retail trade
Business, financ ...
100%
English
33%
Chinese
48%
United Kingdom
24%
English
22%
Roman Catholic
31%
Grades 9 to 13
11%
Construction
24% Business, financ ...
100%
English
32%
Chinese
25%
Hong Kong
20%
Chinese
24%
No religion
31%
University
12%
Manufacturing
22% Business, financ...
100%
92%
46%
36%
31%
35%
15%
26%
[c.
w, MaePoint
Joseph Urban Consultants Stouffville Project - SMA. 2001 Census
Census Snapshot
-Imal Population
Males
Females
Ot04 years
5 to 19 years
20 to 24 years
25 to 34 years
35 to 44 years
45 to 64 years
55 to 64 years
65 to 74 years
75 to 84 years
85 years and over
3A
38
3C
8,600 % base
48%
4.116
52%
4.485
4,735 % base
50%
2.379
50%
2.355
4,147 % base
51%
2.115
2.032
49%
8,600 % base
6%
556
25%
2.129
4%
374
10%
820
20%
1.726
13%
1.148
8%
669
7%
582
433
5%
163
2%
4,735 % base
234
5%
22%
1.031
5%
231
9%
410
17%
799
822
17%
611
13%
8%
363
132
3%
37
1%
4,147 % base
259
6%
1.018
25%
169
4%
409
10%
835
20%
16%
673
390
9%
262
6%
113
3%
1
0%
36.1
37.5
5 to 19 years
Median age
Dominant age group
37.2
40.9
5 to 19 years
25%
2,417 % base
3.2
Families
Persons per family
86%
33%
52%
13%
1,294
552
750
91
1.107
430
672
98
Children per family
3.139
1.3
1.671
1.2
3.016
8,493
2.8
72.944
1.579
4.722
3.0
88.908
Occupied Dwellings
Owned Dwellings
Rented Dwellings
$
3,011 % base
2,403
80%
615
20%
25%
1,205 % base
3.2
2.091
798
1.265
319
$
22%
1,398 % base
3.1
Two-parent families
Households
34.7
37.6
5 to 19 years
93%
40%
64%
6%
92%
36%
56%
8%
1,551
1.3
$
1,579 % base
1,332
84%
250
16%
1.350 4.136 3.1 78,245 1,350 % base
1,221
90%
135
10%
Semi-detached/row/duplex
Apartments
Movable dwelling
2.189
361
465
0
Single detached ...
73%
1.521
12%
29
15%
30
0%
0
96%
1.324
2%
0
2%
10
0%
0
98%
0%
1%
0%
99%
Ethnic Origin
Religion
Labour by Industry
English
Korean
United Kingdom
English
No religion
Grades 9 to 13
Retail trade
Sales & service ...
100%
English
80%
Italian
56%
United Kingdom
25%
English
25%
United Church
35%
Grades 9 to 13
13%
Retail trade
26% Management oc...
100%
English
62%
Chinese
29%
United Kingdom
22%
Canadian
21%
No religion
36%
Grades 9 to 13
11% Agriculture, fore ...
20% Sales & service ...
100%
100%
38%
24%
27%
37%
13%
18%
PCensus for MapPoint
Joseph Urban Consultants Stouffville Project - SMA 2001 Census
Census Snapshot
3D
Total Population
Males
Females
2,775 % base
1,420
51%
1,355
49%
o to 4 years
5 to 19 years
20 to 24 years
25 to 34 years
35 to 44 years
45 to 54 years
55 to 64 years
65 to 74 years
75 to 84 years
85 years and over
2,775 % base
115
4%
650
23%
160
6%
305
11%
19%
530
475
17%
270
10%
160
6%
3%
75
1%
40
36.3
38.1
5 to 19 years
Median age
Dominant age group
780 % base
3.2
Families
Persons per family
Two-parent families
690
260
435
90
Children per family
Households
Occupied Dwellings
Owned Dwellings
Rented Dwellings
23%
88%
33%
56%
12%
1,020
1.3
$
895
2,765
3.1
94,048
900 % base
540
60%
370
41%
Semi-detached/row/duplex
Apartments
Movable dwelling
875
15
15
0
Single detached ...
97%
2%
2%
0%
97%
Ethnic Origin
Religion
Labour by Industry
English
Italian
United Kingdom
English
No religion
Grades 9 to 13
Construction
Trades, transpor ...
100%
100%
52%
25%
27%
33%
12%
21%
APPENDIX B
RETAIL COMMERCIAL FLOORSPACE INVENTORY
B-1
APPENDIX B-1
2012 STOUFFVILLE RETAIL AND SERVICE FLOORPSPACE INVENTORY
Stouffville Retail and Service Inventory
Corey Doyle - July 30, 2012
Street
No. Store Name
Store Type
Study NAICS
Code
Code
Total
Space
GLA
1-2
Supermarket /
Grocery
GLA
3-16
Spec.
Food
GLA
25-26
Major 25
Subtotal Discount 26
FSR
Dep't Store
GLA
GLA
27
31-34
Other
Gen'l
Merch.
GLA
Drug 17
58-83
84-113
28-30
Cosmetic 18 35-57
Home
Sport/Hobby Can Tire
Optician 19 Fashion Furnishings Music/Bk/Art + TSC 28
Tires 30
Pers'l Care
&
Computers Forist/Gift
20-21
Access. Electronics Used/Misc. A/P/A 29
GLA
GLA
GLA
GLA
GLA
Subtotal
Non-Dep't
Store
NFSR
(GAFO/DRUG)
GLA
114-123
Home Ctr.
Hardware
Bldg. Sply.
(GAFO/DRUG) Nursery
GLA
GLA
Total
NFSR
Space
Total
NFSR
+ HI
Space
GLA
22-24
172-174
Liquor 24 Rest. & 184-196 124-126
Beer 22 Fast Food Personal Bank
Wine 23 Drinking Services Trust
GLA
GLA
GLA
GLA
127-130 131-136
137-143 144-159
FIRE & 175-183
Prof'l Med/Other
Services Services *
GLA
GLA
200
Vacant
Space
GLA
160-171
201-203
Other
Space
NEC
GLA
NODE 1 - DOWNTOWN STOUFFVILLE
N/S Main Street
6102 EXPRESS NAILS SPA
Beauty Salon
185
812115
1,000
6128 MOKSHA YOGA
Education Service
149
61162
1,200
6134 MAYER'S PET SHOP
Pet & Pet Supply
102
45391
1,000
6138 GEORGE W. BRODIE, CGA
Accounting
141
5412
1,500
6140 RACOTEK COMPUTER SERVICES
Computer and Software
73
44312
1,100
6142 STONEHOUSE TRAVEL
Travel Agencies
146
5615
1,200
6146 FISHBONE BISTRO
Full-Service Restaurant
172
7221
1,400
1,400
6148 RED BULB ESPRESSO BAR
Limited-Service Rest.
173
7222
800
800
6162 PIZZA PIZZA
Fast Food
173
7222
900
900
6162 MR. SUB
Fast Food
173
7222
2,200
2,200
6180 FAME MEN'S HAIR STYLIST
Barber
184
812114
1,400
6186 STOUFF. PICTURE FRAMING STUDIO
Art & Frames
65
442292
1,400
6188 H & R BLOCK
Accounting
141
5412
1,900
6194 STOUFFVILLE MONUMENT WORKS
Monuments
112
453999
6198 CANDLELIGHT AND MEMORIES
Gift/Novelty/Souvenir
95
6204 THE EARL OF WHITCHURCH
Drinking Place
174
6212 IDEAL TILE & CARPET
Floor Coverings
6212 EDWARD JONES
6212 STOUFFVILLE X-RAY & ULTRASOUND
1,000
1,200
1,000
1,000
1,000
1,000
1,100
1,100
1,100
1,500
1,100
1,200
1,400
1,400
1,400
1,400
1,400
1,000
1,000
1,000
1,000
1,000
45322
700
700
700
700
700
7224
2,300
63
44221
4,800
4,800
4,800
4,800
Brokerage
137
52393
1,200
Other Health Service
155
6215
1,000
1,000
6212 DR. SHELDON LAZIER & ASSOCIATES
Offices of Dentists
152
6212
2,000
2,000
6212 JOINT VENTURE FITNESS & PHYSIO.
Other Health Service
154
6214
1,400
1,400
6212 DR. PAMELA COOPER
Offices of Physicians
151
6211
1,200
1,200
6212 STOUFFVILLE HEALTH CENTRE
151
6211
1,200
6212 IDA Drugs
Pharmacy / Drug Store
17
44611
2,400
6220 MARIO'S HARISTYLING
Barber
184
812114
800
6224 ALSOP INSURANCE BROKERS INC.
Insurance
138
52421
1,000
6236 BASICALLY BAGELS
Fast Food
173
7222
1,900
6240 LATCHAM GALLERY
Art & Frames
65
442292
1,200
6240 CARE & SHARE THRIFT SHOP
Used Merchandise
97
45331
7,900
6242 GIAN CARLOS ITALIAN BAKERY / DELI
Bakery
7
445291
900
6244 LA CUISINE DE MA MERE
172
7221
900
6244 COWLICK DESIGN & SCREEN PRINTING
Other Service
145
56143
900
6246 CDC COMPUTER LIQUIDATORS
Computer and Software
73
44312
800
1,900
2,300
4,800
1,200
1,200
2,400
2,400
2,400
2,400
800
1,000
1,900
1,200
7,900
900
1,200
1,200
1,200
7,900
7,900
7,900
900
900
900
800
800
800
800
6246 CRYSTAL JEWELLERS
Jewellery Stores
56
44831
400
6248 MOONFLOWER'S MAGICAL TOUCH
Miscellaneous Retail
113
453999
1,000
6252 2-4-1 PIZZA
Fast Food
173
7222
800
6262 BIRKETT HASSARD INSUR. BROKERS
Insurance
138
52421
1,500
6272 SAVEX LOTTO MART
Convenience Stores
3
44512
2,400
6284 THE REPEAT RIDER
Sporting Goods Stores
87
45111
2,100
6286 BELLE NY NAIL SALON
Beauty Salon
185
812115
600
6288 HEARING CARE CLINIC
Other Medical
153
6213
1,000
6290 STOUFFVILLE SUN-TRIBUNE
Other Service
201
NA
1,000
6292 VIVID OPTICAL
Optician
19
44613
1,000
6294 GOOD EATS RESTAURANT
172
7221
1,700
6296 THE MEAT MERCHANT
Meat Markets
4
44521
2,400
6298 BUGGY'S
172
7221
1,800
1,800
6302 FICKLE PICKLE
172
7221
3,500
3,500
6306 CURVES
Fitness and Rec'l Sports
168
71394
2,200
6308 FOR THE LOVE OF JO
173
7222
1,100
400
1,000
400
400
400
1,000
1,000
1,000
800
1,500
2,400
2,400
2,100
2,100
2,100
2,100
600
1,000
1,000
1,000
1,000
1,000
1,000
1,700
2,400
2,400
2,200
1,100
6316 CHIC THRILLS LADIES UPSCALE RESALE
Used Clothing
97
45331
1,800
1,800
1,800
1,800
1,800
6318 CONCRETE BOOKS
Used Books
100
45331
1,800
1,800
1,800
1,800
1,800
6328 HEADLINES SALON & SPA
Beauty Salon
185
812115
1,800
6332 THE GIRLS BRA BOUTIQUE
Women's Clothing Stores
36
44812
1,000
1,000
1,000
1,000
1,800
1,000
Page 1 of 7
APPENDIX B-1
Street
No. Store Name
Store Type
6336 STATE FARM INSURANCE
Insurance
Study NAICS
Code
Code
Total
Space
GLA
138
52421
1,200
6342 THICKETWOOD VETERINARY SERVICES Veterinary Services
143
54194
500
6350 ANN'S FABRICS & SEWING CENTRE
Sewing, Needlework
89
45113
1,400
6358 THE CO-OPERATORS
Insurance
138
52421
1,200
6362 MORRA CARUSO LAW OFFICE
Offices of Lawyers
140
5411
1,000
6380 WINE CREATIONS
Wine Making Supplies
104
453992
1,400
6380 INSIDE OUT DECORATING
Paint and Wallpaper
116
44412
6,400
6392 CARD'S TV & APPLIANCES
Appl.+TV+Electronics
59
44211
6,400
6400 NANCY'S PIZZA
Fast Food
173
7222
1,200
6416 B J GIFT & VARIETY
Convenience Stores
3
44512
1,000
105,100
Subtotal
1-2
Supermarket /
Grocery
GLA
3-16
Spec.
Food
GLA
25-26
Major 25
FSR
Dep't Store
GLA
GLA
27
31-34
Other
Gen'l
Merch.
GLA
Drug 17
58-83
84-113
28-30
Cosmetic 18 35-57
Home
Tires 30
Pers'l Care
&
20-21
GLA
GLA
GLA
GLA
GLA
Subtotal
Non-Dep't
Store
NFSR
(GAFO/DRUG)
GLA
114-123
Home Ctr.
Hardware
Bldg. Sply.
(GAFO/DRUG) Nursery
GLA
GLA
Total
NFSR
Space
Total
NFSR
+ HI
Space
GLA
22-24
172-174
Liquor 24 Rest. & 184-196 124-126
GLA
GLA
GLA
GLA
127-130 131-136
137-143 144-159
FIRE & 175-183
Prof'l Med/Other
Services Services *
GLA
GLA
200
Vacant
Space
GLA
160-171
201-203
Other
Space
NEC
GLA
0
3,200
1,200
500
1,400
1,400
1,400
1,400
1,200
1,000
1,400
1,400
1,400
6,400
6,400
1,400
6,400
6,400
6,400
6,400
1,200
0
1,000
1,000
6,700
6,700
0
0
3,400
1,400
14,300
21,500
0
40,600
40,600
6,400
47,000
0
20,500
5,600
0
11,000
11,100
S/S Main Street
6131 THOMAS & PELMAN
Offices of Lawyers
140
5411
2,200
2,200
6165 INDEPENDENT PLANNING GROUP INC.
Investment Advice
137
52393
6,100
6,100
6179 FAMILY PHYSICIANS
151
6211
1,800
6193 ANNIE'S KITCHEN
172
7221
2,400
6209 SUTTON GROUP
Real Estate
139
53121
1,100
6211 PASTAGGIO PANINI
172
7221
1,500
6219 STOUFFVILLE CHIROPRACTIC
Other Medical
153
6213
1,000
6223 J M FARQUHARSON REALTY LTD.
Real Estate
139
53121
800
800
6237 AXION-BRILLINGER INSUR. SERVICES
Insurance
138
52421
1,000
1,000
6245 WE ROCK SCHOOL OF MUSIC
Education
150
61169
1,000
6245 PACE CREDIT UNION
Local Credit Union
125
52213
3,000
6287 LINDY'S FLORAL BOUTIQUE
Florists
93
45311
900
6291 TOKYO SUSHI
Fast Food
173
7222
1,300
6311 CIBC
Banking
124
52211
3,500
6323 SCOTIABANK
Banking
124
52211
3,000
6327 STOUFFVILLE FINE FURNITURE / ACC.
Furniture Stores
58
44211
9,800
1,800
2,400
1,100
1,500
1,000
1,000
3,000
900
900
900
900
1,300
3,500
3,000
9,800
9,800
9,800
9,800
1,400
1,400
1,400
6333 THE HEARTY ARTICHOKE
Health Food
13
445299
1,300
6335 TURACK RAGUSEO LESTI GILLIANT LLP
Accounting
141
5412
2,400
6343 STOUFFVILLE FLORIST INC.
Florists
93
45311
1,400
6361 BUTTON, ARMSTRONG & NESS
Offices of Lawyers
140
5411
2,200
6371 LA ORTHO
Offices of Dentists
152
6212
1,200
6383 SALLY HARRIS BARRISTER & SOLICITOR Offices of Lawyers
140
5411
1,200
6383 PHOENIX HEALTH & WELLNESS CTR.
Other Out-Patient Care
154
6214
1,200
6385 DEPRESSION INK
Tattoo Parlour
189
81219
1,200
6389 K9'S IN KAHOOTS
Pet & Pet Supply
102
45391
1,200
6391 TRILIS HAIR STUDIO
Beauty Salon
185
812115
1,200
6395 CENTURY 21 LEADING EDGE REALTY
Real Estate
139
53121
1,200
6397 REID'S ANTIQUES & CONSIGNMENT
Antiques
98
45331
1,200
6403 THE CORNER HOUSE RESTAURANT
172
7221
2,000
6411 PROGRESSIVE MONTESSORI ACADEMY
Education
150
61169
2,400
6421 COUNTRY HAIR
Beauty Salon
185
812115
1,000
1,000
6421 FRANK'S AND SON BARBER SHOP
Barber
184
812114
1,000
1,000
1,300
1,300
2,400
1,400
2,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
2,000
2,400
Freel Lane
0
20
YOUNG DRIVERS OF CANADA
Education Service
150
61169
500
20
TRUE PATH YOGA
168
71394
500
20
NORTHERN TRANSPORT'N SERVICE
Other Service
201
NA
500
20
THE ALCOVE HAIR STUDIO
Beauty Salon
20
COMPASS INSURANCE BROKERS
Insurance
139
53121
1,000
1,000
20
RAYMOND JAMES LTD.
Investment Advice
137
52393
500
500
20
WELCOME HOME LIFESTYLES
Other Service
201
NA
1,500
500
500
500
500
500
1,500
Page 2 of 7
APPENDIX B-1
Street
No. Store Name
Store Type
Study NAICS
Code
Code
Total
Space
GLA
1-2
Supermarket /
Grocery
GLA
3-16
Spec.
Food
GLA
25-26
Major 25
FSR
Dep't Store
GLA
GLA
27
31-34
Other
Gen'l
Merch.
GLA
Drug 17
58-83
84-113
28-30
Cosmetic 18 35-57
Home
Tires 30
Pers'l Care
&
20-21
GLA
GLA
GLA
GLA
GLA
Subtotal
Non-Dep't
Store
NFSR
(GAFO/DRUG)
GLA
114-123
Home Ctr.
Hardware
Bldg. Sply.
(GAFO/DRUG) Nursery
GLA
GLA
Total
NFSR
Space
Total
NFSR
+ HI
Space
GLA
22-24
172-174
Liquor 24 Rest. & 184-196 124-126
GLA
GLA
GLA
GLA
127-130 131-136
137-143 144-159
FIRE & 175-183
Prof'l Med/Other
Services Services *
GLA
GLA
200
Vacant
Space
GLA
160-171
201-203
Other
Space
NEC
GLA
Edward Street
67
FUJIYAMA JAPANESE RESTAURANT
172
7221
2,600
67
KINGFISHER INTERNATIONAL INC.
Other Service
201
NA
2,700
33
SCHELL LUMBER HOME BUILDING CTR. Home Improvement
114
44411
9,500
2,600
2,700
9,500
9,500
Civic Ave.
34
STRAWBERRY PATCH MONTESSORI SCHOOL Education Service
150
61169
1,500
1,500
34
STOUFFVILLE MEDICAL CENTRE
151
6211
1,700
1,700
34
STOUFFVILLE PHYSIOTHERAPY + ORTHO. CTR.
Other Medical
153
6213
1,700
1,700
Education
150
61169
1,500
1,500
Dentist Office
152
6212
2,200
92,100
0
1,300
1,300
0
0
0
0
9,800
4,700
0
14,500
14,500
9,500
24,000
0
9,800
4,900
9,500
20,900
16,500
0
5,200
197,200
0
8,000
8,000
0
0
3,400
1,400
24,100
26,200
0
55,100
55,100
15,900
71,000
0
30,300
10,500
9,500
31,900
27,600
0
8,400
Physicians
Commercial Street
10
YORK DANCE ACADEMY
Park Drive
12
PARK DRIVE DENTAL
Subtotal
SUBTOTAL NODE 1 - DOWNTOWN STOUFFVILLE
2,200
NODE 2 - WESTERN APPROACH AREA
0
Main Street West - North Side
Strip Plaza
5402 THE SOURCE
Consumer Electronics
75
44311
2,000
5402 MYUNG'S TAEKWONDO
Athletic Instruction
149
61162
2,800
5402 STAKEOUT DINING ROOM & LOUNGE
172
7221
5,600
5402 MODERN HOME FURNITURE
Furniture Store
58
44211
4,600
5402 STATE FARM INSURANCE
Insurance
139
53121
2,200
5402 SMILE WORK DENTAL CENTRE
Offices of Dentists
152
6121
3,700
5402 TANNING WORLD
Personal Service
189
81219
2,000
5402 PATTI-LYNN INTERIORS
Paint and Wallpaper
116
44412
Subtotal
2,000
2,000
2,000
2,800
5,600
4,600
4,600
4,600
4,600
2,200
3,700
2,000
10,960
33,860
2,000
0
0
0
400
400
0
0
0
0
6,600
0
0
6,600
6,600
10,960
10,960
10,960
17,560
0
5,600
2,000
0
2,200
6,500
0
0
0
0
0
0
0
Strip Plaza
5534 NICKLE GATE VARIETY
Convenience Stores
3
44512
400
5534 FIRST CHOICE HAIR CUTTERS
Hair Care/Esthetics
185
812115
780
5534 TIM HORTON'S
173
7222
2,200
Subtotal
780
2,200
3,380
0
46,780
400
400
0
0
0
0
0
0
0
0
0
0
0
0
2,200
780
Strip Plaza
5612 METRO
Supermarket
1
44511
46,780
5682 HARVEY'S/SWISS CHALET
172
7221
7,340
5682 SCOTIABANK
Bank
124
52211
5,000
5688 BETZ POOLS LTD.
Hot Tubs/Swim'g Pools
107
453999
6,500
Subtotal
69,000
46,780
7,340
5,000
6,500
46,780
400
47,180
0
0
0
0
0
6,500
0
6,500
6,500
6,500
6,500
6,500
14,175
14,175
14,175
1,800
1,800
1,800
0
6,500
0
9,540
780
5,000
0
0
0
0
0
0
0
0
0
0
Strip Plaza
5710 LCBO
24
44531
9,370
5710 SHOPPERS DRUG MART
Pharmacies and Drug Stores 17
44611
14,175
5758 BARTHAU JEWELLERS
Jewellery Stores
56
44831
1,800
5758 STOUFFVILLE FISH & CHIPS & SEAFOOD
173
7222
1,800
5758 PIZZAVILLE
173
7222
1,800
5758 M & M MEAT SHOPS
Meat Markets
4
44521
1,800
5758 PET CULTURE
Pet and Pet Supply
102
45391
Subtotal
9,370
14,175
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
32,545
1,800
0
0
0
14,175
1,800
Page 3 of 7
0
1,800
0
1,800
1,800
17,775
17,775
1,800
0
17,775
9,370
3,600
APPENDIX B-1
Street
No. Store Name
Store Type
Study NAICS
Code
Code
Total
Space
GLA
1-2
Supermarket /
Grocery
GLA
3-16
Spec.
Food
GLA
25-26
Major 25
FSR
Dep't Store
GLA
GLA
27
31-34
Other
Gen'l
Merch.
GLA
Drug 17
58-83
84-113
28-30
Cosmetic 18 35-57
Home
Tires 30
Pers'l Care
&
20-21
GLA
GLA
GLA
GLA
GLA
Subtotal
Non-Dep't
Store
NFSR
(GAFO/DRUG)
GLA
114-123
Home Ctr.
Hardware
Bldg. Sply.
(GAFO/DRUG) Nursery
GLA
GLA
Total
NFSR
Space
Total
NFSR
+ HI
Space
GLA
22-24
172-174
Liquor 24 Rest. & 184-196 124-126
GLA
GLA
GLA
GLA
127-130 131-136
137-143 144-159
FIRE & 175-183
Prof'l Med/Other
Services Services *
GLA
GLA
200
Vacant
Space
GLA
160-171
201-203
Other
Space
NEC
GLA
0
1,400
Strip Plaza
5812 MAUSAM FINE INDIAN RESTAURANT
172
7221
1,200
1,200
5812 EGGXPERTS
172
7221
1,400
1,400
5812 SUBWAY
173
7222
1,200
1,200
5812 ENTERPRISE RENT-A-CAR
Car Rental and Leasing
201
NA
1,400
Subtotal
5,200
1,400
0
0
0
0
0
0
0
0
0
0
0
0
22,290
22,290
0
0
0
3,800
0
0
0
0
Giant Tiger Plaza
5898 GIANT TIGER
Other General Merchandise 33
452999
22,290
5892 NYS STEAK CO. (f/s)
172
7221
4,200
4,200
5892 COUNTRY STYLE (f/s)
173
7222
2,400
2,400
5892 STOUFFVILLE CLEANERS
Dry Cleaning
192
81232
2,750
5892 EVANGELOS FINE JEWELLERY
Jewellery Stores
56
44831
1,280
5892 FAME INTERNATIONAL SALON & SPA
Hair Care+Esthetic Service 185
812115
1,100
5892 BASKIN ROBBINS
173
7222
1,100
5892 SNAP FITNESS
168
71394
1,100
5892 CHINA GARDEN
173
7222
1,100
5892 U WEIGHT LOSS CLINIC
Weight Loss Ctr.
187
81219
3,200
5892 CENTERPIECE FLOWERS
Florists
93
45311
1,100
1,100
1,100
1,100
1,100
1,600
1,600
1,600
1,600
5892 GLOBAL PET FOODS
Pet and Pet Supplies Stores 102
45391
1,600
5892 THE BEER STORE
22
44531
4,400
5892 PIZZA NOVA
173
7222
1,680
Subtotal
49,300
22,290
22,290
2,750
1,280
1,280
1,280
1,280
1,100
1,100
1,100
1,100
3,200
4,400
1,680
0
0
0
0
22,290
0
1,280
0
2,700
0
26,270
26,270
0
26,270
4,400
10,480
7,050
0
0
0
Strip Plaza
0
1,100
0
5946 WILD WING
5946 MAC'S
Gas Bar / C-Stores
5946 EDWARD JONES
Insurance
5946 WATER DEPOT
Water Supply/Irrigation
5946 CADET CLEANERS
Dry Cleaning
172
7221
1,400
3
44512
1,800
138
52421
1,200
113
453999
1,200
192
81232
Subtotal
1,400
1,800
1,800
1,200
1,200
1,200
1,200
1,200
1,200
1,200
600
6,200
600
0
1,800
1,800
0
0
0
0
0
1,200
0
5,800
5,800
5,800
0
0
0
0
0
0
0
0
0
5,800
5,800
5,800
2,700
2,700
2,700
2,700
0
1,200
0
5,800
0
1,400
600
0
1,200
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
4,500
0
0
0
0
2,200
0
0
0
0
0
0
Winona Drive
27
NAPA AUTO PARTS
Auto Parts
29
44131
Subtotal
5,800
5,800
5,800
West Lawn Cres.
24
PET VALU
24
ADVANCED CHIROPRACTIC + WELLNESS Other Health Care
Pet & Pet Supply
102
45391
2,700
153
6213
4,500
Subtotal
7,200
2,700
2,700
4,500
0
0
0
0
0
0
0
0
2,700
0
0
Main Street West - South Side
2,700
0
5917 THE LION OF STOUFFVILLE
172
7221
5,300
5,300
5917 DELIVILLE
173
7222
800
800
5917 REMAX ALL-STARS REALTY INC.
Real Estate
139
53121
2,200
Subtotal
2,200
8,300
0
30,131
0
0
0
0
0
0
0
0
0
0
0
0
0
0
6,100
Stouffville Shopping Plaza
5887 NO FRILLS
Supermarket
1
44511
30,131
5887 T-D CANADA TRUST
Bank
124
52211
5,100
5887 EASTSIDE MARIO'S
172
7221
4,000
5847 STOUFFVILLE VETERINARY CLINIC
Other Medical
143
54194
4,600
5505 CAPTAIN GEORGE'S FISH & CHIPS
173
7222
1,500
Subtotal
45,331
30,131
5,100
4,000
4,600
1,500
30,131
0
30,131
0
0
0
Page 4 of 7
0
0
0
0
0
0
0
0
0
5,500
0
5,100
4,600
APPENDIX B-1
Street
No. Store Name
Store Type
Study NAICS
Code
Code
Total
Space
GLA
1-2
Supermarket /
Grocery
GLA
3-16
Spec.
Food
GLA
25-26
Major 25
FSR
Dep't Store
GLA
GLA
27
31-34
Other
Gen'l
Merch.
GLA
Drug 17
58-83
84-113
28-30
Cosmetic 18 35-57
Home
Tires 30
Pers'l Care
&
20-21
GLA
GLA
GLA
GLA
GLA
Subtotal
Non-Dep't
Store
NFSR
(GAFO/DRUG)
GLA
114-123
Home Ctr.
Hardware
Bldg. Sply.
(GAFO/DRUG) Nursery
GLA
GLA
Total
NFSR
Space
Total
NFSR
+ HI
Space
GLA
22-24
172-174
Liquor 24 Rest. & 184-196 124-126
GLA
GLA
GLA
GLA
127-130 131-136
137-143 144-159
FIRE & 175-183
Prof'l Med/Other
Services Services *
GLA
GLA
200
Vacant
Space
GLA
160-171
201-203
Other
Space
NEC
GLA
Sandiford Drive
Strip Plaza
28
MCDONALDS (f/s)
Fast Food
173
7222
3,600
28
ROYAL BANK (f/s)
Bank
124
52211
4,615
28
STOUF. NUCLEAR & CARDIAC IMAGING
Other Medical
153
6213
3,000
28
MAIN SANDIFORD DENTAL
Dentist Office
152
6212
2,000
28
PLATINUM TANNING
Beauty Salon
185
812115
1,400
1,400
28
SALON 2000
Beauty Salon
185
812115
1,400
1,400
28
UPPER - OFFICES
Offices
202
NA
8,000
Subtotal
24,015
3,600
4,615
3,000
2,000
8,000
0
0
0
0
0
0
0
0
0
0
0
0
4,300
4,300
0
0
0
3,600
2,800
4,615
0
5,000
0
8,000
0
0
0
0
0
Ringwood Drive
Stouffville Mews
15
MAKI ZUSHI (f/s)
172
7221
3,300
15
TOYS R US EXPRESS
Toys
88
45112
4,300
15
QUIZNO'S
Fast Food
173
7222
1,400
15
CAS MASSIMO SALON
Beauty Salon
185
812115
1,400
15
OPTOMETRIST'S OFFICE
Optician
19
44613
1,400
15
EAST 148 CLOTHING CO.
Unisex
38
44814
1,400
15
DOMINO'S PIZZA
Fast Food
173
7222
1,400
Subtotal
14,600
3,300
4,300
4,300
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
7,100
7,100
2,780
2,780
1,400
0
0
0
0
0
1,400
1,400
0
4,300
0
0
7,100
0
6,100
1,400
Strip PLaza
18
Classic Greek (f/s)
Fast Food Restaurant
173
7222
1,720
18
GOLDEN EAGLE ART GALLERY
Art Dealer
103
45392
2,780
18
SHELL'S NAILS & SPA
Beauty Salon
185
812115
1,692
18
THE UPS STORE
Business Service
201
NA
1,774
18
HOLLYWOOD PIZZA
172
7221
1,890
1,890
18
THAI ONE ON
172
7221
2,079
2,079
18
FINEST CHINESE
172
7221
2,638
2,638
18
THE PULSE TOTAL FITNESS
Fitness Gym
168
71394
1,760
18
LAUNDROMAT
Laundry
191
81231
1,740
18
DUNDEE WEALTH MANAGEMENT
Financial Service
137
52393
1,740
21
BOYD'S SOURCE FOR SPORTS (f/s)
Sporting Goods
87
45111
5,600
33
RANDY'S REFRIG'N & APPLIANCE SERV.
Home Appliances
74
44311
3,000
3,000
3,000
3,000
3,000
33
JOLANA'S EXCEPTIONAL HOME DÉCOR
Home Décor
58
44211
1,900
1,900
1,900
1,900
1,900
Subtotal
SUBTOTAL NODE 2 - WESTERN APPROACH AREA
1,720
2,780
2,780
1,692
1,774
1,760
1,740
1,740
5,600
5,600
5,600
5,600
30,313
0
0
0
0
0
0
0
4,900
8,380
0
13,280
13,280
0
13,280
0
8,327
3,432
0
1,740
0
0
3,534
335,044
76,911
4,400
81,311
0
22,290
15,575
4,480
11,500
27,580
5,800
87,225
87,225
10,960
98,185
13,770
66,247
18,842
14,715
11,940
16,000
0
14,034
20,000
20,000
20,000
20,000
20,000
20,000
6,000
6,000
6,000
6,000
6,000
6,000
0
162,600
162,600
9,300
9,300
9,300
NODE 3 - STOUFFVILLE POWER CENTRE
Stouffville Power Centre
Hyw. 48 & Hoover Park Drive
1010 STAPLES BUSINESS DEPOT
Office Supply
94
45321
20,000
1010 WINNERS
Ladies Wear
36
44812
20,000
1010 TIM HORTON'S
173
7222
3,000
1040 BOU CLAIR
Bed & Bath
66
442298
6,000
1040 REITMANS
Ladies Wear
36
44812
6,000
1040 FUTURE SPORTCHEK @ 21,000 ft²
= under construction
200
200
0
1050 WAL-MART SUPERCENTER
Discount Dep't Store
26
45211
162,600
1050 BOSTON PIZZA (f/s)
173
7222
6,500
1060 DOLLARAMA
Dollar Store
32
452999
9,300
20,000
20,000
3,000
6,000
6,000
0
162,600
6,500
9,300
1070 BULK BARN
Bulk Food
15
445299
5,000
1070 TELUS
Cell Phone
78
44311
1,500
1,500
1,500
1,500
1,500
1076 ROGERS PLUS
Cell Phone
78
44311
1,500
1,500
1,500
1,500
1,500
5,000
5,000
Page 5 of 7
APPENDIX B-1
Street
No. Store Name
Store Type
Study NAICS
Code
Code
Total
Space
GLA
1-2
Supermarket /
Grocery
GLA
3-16
Spec.
Food
GLA
25-26
Major 25
FSR
Dep't Store
GLA
GLA
27
31-34
Other
Gen'l
Merch.
GLA
Drug 17
58-83
84-113
28-30
Cosmetic 18 35-57
Home
Tires 30
Pers'l Care
&
20-21
GLA
GLA
GLA
GLA
GLA
Subtotal
Non-Dep't
Store
NFSR
(GAFO/DRUG)
GLA
114-123
Home Ctr.
Hardware
Bldg. Sply.
(GAFO/DRUG) Nursery
GLA
GLA
Total
NFSR
Space
Total
NFSR
+ HI
Space
GLA
22-24
172-174
Liquor 24 Rest. & 184-196 124-126
GLA
GLA
GLA
GLA
1076 THAI VILLA
173
7222
1,500
1,500
1076 SGT. PEPPERS PUB & GRILL
173
7222
3,000
3,000
1076 GREAT CLIPS
Barber / Beauty
184
812114
1,500
1076 KATHY NAILS & SPA
Beauty
184
812114
1,500
1076 SUBWAY
173
7222
1,500
1,500
1076 EXTREME PITA
173
7222
1,500
1,500
1076 HOOVER PARK DENTAL
Dental Offices
153
6213
1,500
1076 A & W
173
7222
1,800
1078 CANADIAN TIRE
HAAS / TBA
28
452991
55,200
1090 MARK'S WORK WAREHOUSE
Family Clothing
38
44814
8,300
NODE 3 - STOUFFVILLE POWER CENTRE
318,700
127-130 131-136
137-143 144-159
FIRE & 175-183
Prof'l Med/Other
Services Services *
GLA
GLA
200
Vacant
Space
GLA
160-171
201-203
Other
Space
NEC
GLA
0
0
1,500
1,500
1,500
1,800
55,200
8,300
0
5,000
5,000
162,600
9,300
0
34,300
9,000
20,000
55,200
55,200
55,200
8,300
8,300
127,800
290,400
55,200
8,300
0
290,400
0
18,800
3,000
0
0
1,500
333200
NODE 4 - MISCELLANEOUS LOCATIONS
Main Street East
Strip Plaza - s/w at Stouffer St.
6601 SOFT WATER LAUNROMAT
Laundry
191
81231
1,100
1,100
6601 SANI FRESH CLEANERS
Dry Cleaner
192
81232
1,100
1,100
6601 DENTISTRY ON MAIN
Dentist Office
152
6212
1,100
6601 A. MAWANI, FAMILY HEALTH+
Doctor's Office
151
6211
1,100
6601 MASTER HAIR PLACE
Beauty Salon
185
812115
1,100
6601 PS PHARMASAVE
Drug Store
17
44611
2,200
6601 STOUFFVILLE PIZZA
Fast Food
173
7222
1,100
6601 VACANT
Vacant
200
200
1,100
6601 CONVENIENCE MARKET
Convenience Stores
3
44512
2,200
6601 STOUFFVILLE VILLAGE CHILD CARE
Child Care
159
6244
5,500
6757 STOUFFVILLE VARIETY
Convenience Stores
3
44512
2,300
6728 VACANT
Vacant
200
200
2,900
1,100
1,100
1,100
2,200
2,200
2,200
2,200
1,100
1,100
2,200
2,200
2,300
2,300
5,500
2,900
East End Corners
Strip Plaza - n/w at Tenth Line
12287 SHOPPERS DRUG MART
Drug Store
17
44611
18,512
12287 ANYTIME FITNESS
Fitness Gym
168
71394
4,474
12287 FAMILY PHYSICIANS
Doctor's Office
151
6211
1,111
1,111
12287 SHIN DENTISTRY
Dentist Office
152
6212
2,119
2,119
12267 C.M.L. HEALTHCARE
Diagnostic Lab
155
6215
1,902
12267 HAPPY NAILS & SPA
Beauty Salon
185
812115
2,028
12267 LITTLE CAESAR'S
Fast Food
173
7222
1,300
Miscellaneous
113
453999
2,200
5208 TOWN & COUNTRY ANIMAL HOSPITAL
Other Medical
143
54194
1,300
5226 GALLO REAL ESTATE LTD.
Real Estate
139
53121
1,400
18,512
18,512
18,512
18,512
4,474
1,902
2,028
1,300
Hwy 48
12371 FRONTIER TRADING POST
2,200
2,200
2,200
2,200
Stouffville Road
SUBTOTAL NODE 4 - MISCELLANEOUS LOCATIONS
59,146
GRAND TOTAL - ALL LOCATIONS
910,090
1,300
1,400
0
4,500
4,500
76,911 21,900 98,811
0
2,200
18,512
0
0
2,200
0
22,912
22,912
0
22,912
0
162,600
33,790
37,487
40,180
44,600
75,980
61,000
293,037
455,637
26,860
482,497
13,770
Page 6 of 7
2,400
5,328
117,747 37,670
0
1,400
14,132
4,000
4,474
24,215
45,240
59,232
4,000
26,908
APPENDIX B-1
Street
No. Store Name
Store Type
Study NAICS
Code
Code
Total
Space
GLA
1-2
Supermarket /
Grocery
GLA
3-16
Spec.
Food
GLA
25-26
Major 25
FSR
Dep't Store
GLA
GLA
27
31-34
Other
Gen'l
Merch.
GLA
Drug 17
58-83
84-113
28-30
Cosmetic 18 35-57
Home
Tires 30
Pers'l Care
&
20-21
GLA
GLA
GLA
GLA
GLA
Subtotal
Non-Dep't
Store
NFSR
(GAFO/DRUG)
GLA
114-123
Home Ctr.
Hardware
Bldg. Sply.
(GAFO/DRUG) Nursery
GLA
GLA
Total
NFSR
Space
Total
NFSR
+ HI
Space
GLA
22-24
172-174
Liquor 24 Rest. & 184-196 124-126
GLA
GLA
GLA
GLA
127-130 131-136
137-143 144-159
FIRE & 175-183
Prof'l Med/Other
Services Services *
GLA
GLA
200
Vacant
Space
GLA
160-171
201-203
Other
Space
NEC
GLA
8,400
2012 SUMMARY BY NODE:
SUBTOTAL NODE 1: DOWNTOWN STOUFFVILLE
0
8,000
8,000
0
0
3,400
1,400
24,100
26,200
0
55,100
55,100
15,900
71,000
0
30,300
10,500
9,500
31,900
27,600
0
Row
(Sq. Ft.) 197,200
(%)
100%
0.0%
4.1%
4.1%
0.0%
0.0%
1.7%
0.7%
12.2%
13.3%
0.0%
27.9%
27.9%
8.1%
36.0%
0.0%
15.4%
5.3%
4.8%
16.2%
14.0%
0.0%
4.3%
Column
(%)
21.7%
0.0%
36.5%
8.1%
0.0%
0.0%
9.1%
3.5%
54.0%
34.5%
0.0%
18.8%
12.1%
59.2%
14.7%
0.0%
25.7%
27.9%
39.2%
70.5%
46.6%
0.0%
31.2%
14,034
SUBTOTAL NODE 2 - WESTERN APPROACH AREA
76,911
4,400
81,311
0
22,290
15,575
4,480
11,500
27,580
5,800
87,225
87,225
10,960
98,185
13,770
66,247
18,842
14,715
11,940
16,000
0
Row
(Sq. Ft.) 335,044
(%)
100%
23.0%
1.3%
24.3%
0.0%
6.7%
4.6%
1.3%
3.4%
8.2%
1.7%
26.0%
26.0%
3.3%
29.3%
4.1%
19.8%
5.6%
4.4%
3.6%
4.8%
0.0%
4.2%
Column
(%)
36.8%
100.0% 20.1%
82.3%
0.0%
66.0%
41.5%
11.1%
25.8%
36.3%
9.5%
29.8%
19.1%
40.8%
20.3%
100.0%
56.3%
50.0%
60.8%
26.4%
27.0%
0.0%
52.2%
SUBTOTAL NODE 3 - STOUFFVILLE POWER CENTRE
0
5,000
5,000
162,600
9,300
0
34,300
9,000
20,000
55,200
127,800
290,400
0
290,400
0
18,800
3,000
0
0
1,500
0
0
Row
(Sq. Ft.) 318,700
(%)
100%
0.0%
1.6%
1.6%
51.0%
2.9%
0.0%
10.8%
2.8%
6.3%
17.3%
40.1%
91.1%
0.0%
91.1%
0.0%
5.9%
0.9%
0.0%
0.0%
0.5%
0.0%
0.0%
Column
(%)
35.0%
0.0%
22.8%
5.1%
100.0%
27.5%
0.0%
85.4%
20.2%
26.3%
90.5%
43.6%
63.7%
0.0%
60.2%
0.0%
16.0%
8.0%
0.0%
0.0%
2.5%
0.0%
0.0%
SUBTOTAL NODE 4 - MISCELLANEOUS LOCATIONS
(Sq. Ft.)
59,146
0
4,500
4,500
0
2,200
18,512
0
0
2,200
0
22,912
22,912
0
22,912
0
2,400
5,328
0
1,400
14,132
4,000
4,474
Row
(%)
100%
0.0%
7.6%
7.6%
0.0%
3.7%
31.3%
0.0%
0.0%
3.7%
0.0%
38.7%
38.7%
0.0%
38.7%
0.0%
4.1%
9.0%
0.0%
2.4%
23.9%
6.8%
7.6%
Column
(%)
6.5%
0.0%
20.5%
4.6%
0.0%
6.5%
49.4%
0.0%
0.0%
2.9%
0.0%
7.8%
5.0%
0.0%
4.7%
0.0%
2.0%
14.1%
0.0%
3.1%
23.9%
GRAND TOTAL - ALL LOCATIONS
(Sq. Ft.) 910,090
76,911 21,900 98,811
162,600
33,790
37,487
40,180
44,600
75,980
61,000
293,037
455,637
26,860
482,497
13,770
24,215
45,240
59,232
4,000
Row
(%)
100%
8.5%
2.4%
10.9%
17.9%
3.7%
4.1%
4.4%
4.9%
8.3%
6.7%
32.2%
50.1%
3.0%
53.0%
1.5%
12.9%
4.1%
2.7%
5.0%
6.5%
0.4%
3.0%
Column
(%)
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
* Medical / Dental / Veterinary / Laboratory / Clinic = 46,132 ft² = 70% of total Medical / Other Services Column
Page 7 of 7
117,747 37,670
100.0% 16.6%
26,908
APPENDIX B-2
RETAIL COMMERCIAL INVENTORY CLASSIFICATION BY TYPE (NAICS 2002-BASED)
Store Type
FOOD STORES
Supermarkets and Grocery Stores
Supermarket
Grocery Store
Convenience and Specialty Food Stores
Convenience Store
Meat
Fish and Seafood
Fruits and Vegetables
Bakery
Candy and Nut
Herbs and Spices
Milk / Cheese / Ice Cream / Dairy Products
Coffee and Tea
Soft Drinks
Health Food (not supplements) (e.g. Noah's Natural Foods)
Delicatessen
Bulk Food
Other Specialty Food
NAICS
Code
STUDY
Code
44511
44511
1
2
44512
44521
44522
44523
445291
445292
445299
445299
445299
445299
445299
445299
445299
445299
3
4
5
6
7
8
9
10
11
12
13
14
15
16
PHARMACIES AND PERSONAL CARE STORES
Pharmacies
Pharmacy / Drug Store
Cosmetics / Beauty Supply / Perfume
Personal Care Stores
Optician
Health Supplements (not food) (e.g. General Nutrition Centre, Nutrition House)
Medical Aids and Equipment (e.g. hearing aids, orthopaedic aids, oxygen)
44611
44612
17
18
44613
446191
446199
19
20
21
BEER, WINE AND LIQUOR STORES
Beer
Wine
Liquor
44531
44531
44531
22
23
24
45211
45211
25
26
45291
27
452991
44131
44132
28
29
30
452999
452999
452999
452999
31
32
33
34
GAFO: GENERAL MERCHANDISE STORES
Department Stores
Traditional Department Store
Discount Department Store
Warehouse Membership Clubs
Warehouse Membership Club
Home and Auto Supply Stores
Home and Auto Supply (e.g. Canadian Tire, TSC Stores)
Automotive Parts and Accessories
Tires
Other General Merchandise Stores
Catalogue Sales Showroom (e.g. Sears Catalogue and Sears Dealer stores)
Dollar Store (e.g. Dollarama, Buck or Two)
Variety Store (e.g. Bargain Shop, Giant Tiger, Liquidation World)
General Store (e.g. Co-Op, Country Depot, "farmer's supply" stores)
APPENDIX B-2
Store Type
GAFO: APPAREL AND ACCESSORIES STORES
Clothing Stores
Men's Clothing
Women's Clothing
Children's and Infants' Clothing
Family Clothing
Athletic Clothing (not uniforms)
Fur
Leather Apparel
Bridal
Lingerie
Maternity
Outerwear
Swimwear
Uniforms and Work Clothing
Other Clothing
Shoe Stores
Men's Shoes
Women's Shoes
Children's Shoes
Family Shoes
Athletic Shoes
Clothing Accessories and Jewellery Stores
Costume Jewellery
Clothing Accessories (e.g. handbags, hosiery, hats, scarves, ties, gloves, umbrellas)
Jewellery
Luggage and Leather Goods
GAFO: FURNITURE, HOME FURNISHINGS AND ELECTRONICS STORES
Furniture Stores
Household Furniture
Household Furniture and Appliance
Office Furniture (if it sells to consumers)
Outdoor Furniture
Mattress
Home Furnishings Stores
Floor Coverings (e.g. carpet, tile, wood, linoleum)
Window Treatments (e.g. drapery, curtain, blinds)
Print and Picture Frame
Bedding / Linen / Bath
China / Glassware / Cutlery / Kitchenware
Housewares
Mirrors
Pottery
Lamps and Lighting Fixtures
Fireplace Accessories
Computer and Software Stores
Computer Hardware and Software (e.g. CompuSmart)
NAICS
Code
STUDY
Code
44811
44812
44813
44814
448199
448191
448199
448199
448199
44812
448199
448199
448199
448199
35
36
37
38
39
40
41
42
43
44
45
46
47
48
44821
44821
44821
44821
44821
49
50
51
52
53
44815
44815
44831
44832
54
55
56
57
44211
44211
44211
44211
44211
58
59
60
61
62
44221
442291
442292
442298
442298
442298
442298
442298
442298
442298
63
64
65
66
67
68
69
70
71
72
44312
73
APPENDIX B-2
Store Type
Home Electronics and Appliance Stores
Household Appliance
Consumer Electronics (e.g. TV, radio, stereo)
Household Appliance and Electronics
Satellite Receivers
Telephone (including cellular phone)
Personal Care Appliance
Sewing Machines
Vacuum Cleaners
Room Air Conditioners
Camera and Photography Supply
NAICS
Code
STUDY
Code
44311
44311
44311
44311
44311
44311
44311
44311
44311
44313
74
75
76
77
78
79
80
81
82
83
GAFO: OTHER RETAILERS
Sporting Goods, Hobby, Music and Book Stores
Bicycles
45111
Fitness Equipment
45111
Bait and Tackle / Firearms
45111
Other Sporting Goods (including uniforms)
45111
Hobby, Toy and Game (including arts and crafts, console game stores) (e.g. EB Games, MicroPlay)45112
Sewing, Needlework and Piece Goods (including yarn and fabric)
45113
Musical Instruments and Supplies
45114
Books and News
45121
Pre-Recorded Tapes, Compact Discs and Records
45122
Miscellaneous Store Retailers
Florist
45311
Office Supply and Stationery (including office furniture if not selling to consumers)
45321
Gift, Novelty and Souvenir
45322
Greeting Cards
45322
Used Clothing
45331
Used Furniture / Antiques
45331
Used Appliances
45331
Used Books
45331
Other Used Merchandise (not pawnshops)
45331
Pet and Pet Supply
45391
Art Dealer
45392
Beer and Wine-Making Supply
453992
Art Supply
453999
Auctioneering
453999
Hot Tubs / Whirlpools / Swimming Pools
453999
Coins and Stamps
453999
Autographs, Cards and Collectibles
453999
Party Supply
453999
Tobacco
453999
Tombstones
453999
Other Miscellaneous Retailer (including water systems)
453999
84
85
86
87
88
89
90
91
92
93
94
95
96
97
98
99
100
101
102
103
104
105
106
107
108
109
110
111
112
113
APPENDIX B-2
Store Type
BUILDING AND OUTDOOR HOME SUPPLIES STORES
Home Centres and Hardware Stores
Home Improvement Centre
Hardware Store
Specialized Building Materials and Garden Stores
Paint and Wallpaper
Kitchen Cabinets / Doors and Windows
Electrical Supply
Plumbing
Lumber
Other Building Materials (e.g. brick and tile, fencing, glass, roofing)
Outdoor Power Equipment (e.g. lawnmowers)
Nursery / Garden Centre (including lawn ornaments)
SERVICES
Financial Institutions
Bank
Credit Union
Other Depository Institution (e.g. provincial savings and loans)
Other Lending Services
Consumer Lending (e.g. personal credit and loan companies)
Pawnbroker
Mortgage and Loan Broker
Cheque Cashing Service
Consumer Rental Services
Car Rental
Electronics and Appliance Rental
Formal Wear and Costume Rental
Video Tape and Disc Rental
Other Consumer Goods Rental (e.g. furniture, sports equipment, party supply)
General Rental Centre
Professional Services
Investment Advice / Financial Planning
Insurance Agent / Broker
Real Estate Agent / Broker
Legal (e.g. lawyer, notary, paralegal)
Accounting (e.g. accountant, tax preparer, bookkeeper, payroll service)
Photographer
Veterinarian
Administrative Services
Employment Service
Business Service Centre (e.g. photocopying service, private mail centre)
Travel Service (e.g. travel agent, tour operator, auto club, ticket agent, tourist bureau)
Educational Services
Business and Secretarial School
Computer Training
Athletic Instruction (e.g. gymnastics club, martial arts club)
Other School (e.g. driver training, tutoring)
Health Care Services
Physician (including psychiatrist)
Dentist
Other Health Practitioner (e.g. chiropractor, optometrist, psychologist, other therapist)
Out-Patient Care Centre (e.g. family planning,, substance abuse, community health)
Medical and Diagnostic Laboratory
NAICS
Code
STUDY
Code
44411
44413
114
115
44412
44419
44419
44419
44419
44419
44421
44422
116
117
118
119
120
121
122
123
52211
52213
52219
124
125
126
522291
522299
52231
52239
127
128
129
130
53211
53221
53222
53223
53229
53231
131
132
133
134
135
136
52393
52421
53121
5411
5412
54192
54194
137
138
139
140
141
142
143
5613
56143
5615
144
145
146
61141
61142
61162
61169
147
148
149
150
6211
6212
6213
6214
6215
151
152
153
154
155
APPENDIX B-2
Store Type
NAICS
Code
Social Services
Individual and Family Service (e.g. family counselling, big brothers and sisters)
6241
Community Food, Housing, Emergency Relief Service (e.g. food bank, meals on wheels)
6242
Vocational Rehabilitation Service
6243
Child Day-Care Service
6244
Arts, Entertainment and Recreation Facilities
Movie Theatre / Cinema
51213
Live Theatre
711311
Sports Arena / Stadium
711319
Amusement Arcade
71312
Casino
71321
Lottery Ticket Vendor
713291
Other Gambling Facility (e.g. bingo parlour, off-track betting)
713299
Marina
71393
Fitness and Recreational Sports Centre
71394
Bowling Alley
71395
Billiard Hall
71399
Other Amusement and Recreation Facility (e.g. amusement rides, miniature golf)
71399
Food Services
7221
Limited-Service Eating Place (e.g. fast food, take-out, doughnut shop, cafeteria)
7222
Drinking Places (e.g. bars, pubs, lounges, night clubs, taverns)
7224
Automotive Repair and Maintenance
Mechanical and Electrical (e.g. general repair, specialty repair of muffler, brake, transmission)
81111
Body, Paint, Interior and Glass
81112
Car Wash
811192
Other Automotive Repair and Maintenance (e.g. lubrication, emission testing, undercoating)
811199
Personal Goods Repair and Maintenance
Home and Garden Equipment
811411
Appliance (including consumer electronics)
811412
Reupholstery and Furniture Repair (including furniture refinishing)
81142
Footwear and Leather Goods Repair
81143
Other Personal and Household Goods (e.g. garments, bicycles, jewellery, watches, key duplication)81149
Personal and Laundry Services
Barber Shop (i.e. men only)
812114
Beauty Salon (i.e. women only; includes nail salons, manicures, pedicures)
812115
Unisex Hair Salon (i.e. men and women)
812116
Weight Loss Centre (e.g. Jenny Craig, Herbal Magic)
81219
Hair Removal / Hair Replacement
81219
Ear Piercing / Tattooing / Tanning Salon
81219
Other Personal Care Service (e.g. bath house, massage parlour)
81219
Coin-Operated Laundry
81231
Dry Cleaning
81232
Linen and Uniform Supply
81233
Pet Care (e.g. animal shelter, boarding kennel, pet grooming)
81291
Photo Finishing Service (e.g. one hour photo finishing services, not camera shops)
81292
All Other Personal Service (e.g. party planning, personal shopping, psychic, shoe shine, escorts) 81299
STUDY
Code
156
157
158
159
160
161
162
163
164
165
166
167
168
169
170
171
172
173
174
175
176
177
178
179
180
181
182
183
184
185
186
187
188
189
190
191
192
193
194
195
196
VACANT SPACE
NA
200
OTHER NON-RETAIL SPACE
NA
201
GENERAL OFFICE SPACE
NA
202
45393
NA
GAFO: OTHER RETAILERS [EXCLUDED]
Miscellaneous Store Retailers [EXCLUDED]
Mobile Homes
APPENDIX B-2
Store Type
NAICS
Code
STUDY
Code
AUTOMOTIVE [EXCLUDING AUTOMOTIVE PARTS AND ACCESSORIES STORES AND TIRE DEALERS]
Vehicle Dealers [EXCLUDING AUTOMOTIVE PARTS AND ACCESSORIES STORES AND TIRE DEALERS]
New Cars
44111
Used Cars
44112
Recreational Vehicles
44121
Motorcycles
44122
Boats
44122
Other Motor Vehicles (e.g. ATVs, snowmobiles, trailers, aircraft)
44122
Gasoline Stations
Gasoline Station with Convenience Store
44711
Gasoline Station without Convenience Store
44719
203
NA
NON-STORE RETAILERS
Electronic Shopping and Mail-Order Houses
Vending Machine Operators
Fuel Dealer
Other Direct Selling Establishments
NA
NA
NA
NA
45411
45421
45431
45439
NA
NA
NA
NA
NA
NA
SOURCE:
APPENDIX C
CONSUMER TELEPHONE SURVEY
C-1
APPENDIX C-1 (ROW TOTAL)
LOCATIONAL DISTRIBUTION OF PRIMARY ZONE (WHITCHURCH-STOUFFVILLE) EXPENDITURES
Major Retail Locations
Schell Lumber
Store Type
FSR (Food Store Retail) Stores
Supermarkets
Specialty Food
Costco (food)
Subtotal
Giant Tiger / No Frills
Downtown
Metro / LCBO / Beer
Stouffville
Western Approach
($)
(%)
($)
(%)
Wal-Mart / CTC
Staples / Mark's
SmartCentres
($)
(%)
Other
Stouffville
($)
(%)
Subtotal
Stouffville
($)
(%)
Uxbridge
($)
(%)
Markham
Markville S.C.
($)
(%)
Markham
Hwy 7 Corridor
($)
(%)
0
13473
0
13473
0.0
42.5
0.0
1.9
370053
2430
0
372483
63.6
7.7
0.0
53.4
97182
90
0
97272
16.7
0.3
0.0
13.9
0
3300
0
3300
0.0
10.4
0.0
0.5
467235
19293
0
486528
80.3
60.9
0.0
69.7
14595
1110
0
15705
2.5
3.5
0.0
2.3
0
0
0
0
0.0
0.0
0.0
0.0
1950
0
0
1950
0.3
0.0
0.0
0.3
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
64969
64969
0.0
0.0
0.0
94.4
56.7
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
64969
64969
0.0
0.0
0.0
94.4
56.7
0
0
0
50
50
0.0
0.0
0.0
0.1
0.0
15310
7425
0
250
22985
59.7
45.6
0.0
0.4
20.0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
General Merchandise
HAAS (Can. Tire/TSC)
Tire, Battery, or Automotive Specialty Store
Costco (non-food)
850
0
0
0
2.8
0.0
0.0
0.0
21407
47433
670
0
69.4
91.5
13.3
0.0
6531
0
0
0
21.2
0.0
0.0
0.0
130
0
1370
0
0.4
0.0
27.3
0.0
28918
47433
2040
0
93.8
91.5
40.6
0.0
30
780
0
0
0.1
1.5
0.0
0.0
100
0
0
0
0.3
0.0
0.0
0.0
105
0
820
0
0.3
0.0
16.3
0.0
Apparel/Accessories Stores
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Clothing Accessories Stores
Luggage & Leather Goods Stores
Subtotal
200
0
60
0
0
0
0
260
1.0
0.0
1.7
0.0
0.0
0.0
0.0
0.4
700
75
0
0
9725
0
0
10500
3.4
0.4
0.0
0.0
68.8
0.0
0.0
15.2
3045
12265
0
0
0
0
0
15310
14.9
61.0
0.0
0.0
0.0
0.0
0.0
22.2
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
3945
12340
60
0
9725
0
0
26070
19.3
61.4
1.7
0.0
68.8
0.0
0.0
37.7
50
0
0
300
0
0
0
350
0.2
0.0
0.0
3.3
0.0
0.0
0.0
0.5
4780
3765
1825
1950
770
315
290
13695
23.4
18.7
53.0
21.2
5.5
43.2
28.0
19.8
250
200
0
380
0
0
0
830
1.2
1.0
0.0
4.1
0.0
0.0
0.0
1.2
Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores
Stationery/Office Supply
Record/CD/Tape
Camera/Photo Supply
Gift/Novelty/Greeting Card/Party Supply
Art Gallery/Artists Supply
Musical Instrument/Supply
Pet/Pet Supply Stores
Fabric or Yarn Store
Drug / Discount Drug Stores
Florist
Subtotal
0
0
0
0
86
0
0
41
0
0
390
12237
3860
16614
0.0
0.0
0.0
0.0
3.5
0.0
0.0
2.2
0.0
0.0
14.0
11.7
61.8
8.8
0
0
0
0
0
2640
0
0
0
12251
0
45105
347
60343
0.0
0.0
0.0
0.0
0.0
16.1
0.0
0.0
0.0
83.5
0.0
43.1
5.6
31.9
15989
0
0
0
0
0
3195
500
0
0
40
0
0
19724
93.8
0.0
0.0
0.0
0.0
0.0
38.2
26.8
0.0
0.0
1.4
0.0
0.0
10.4
0
0
0
0
0
110
0
0
0
0
0
36825
0
36935
0.0
0.0
0.0
0.0
0.0
0.7
0.0
0.0
0.0
0.0
0.0
35.2
0.0
19.5
15989
0
0
0
86
2750
3195
541
0
12251
430
94167
4207
133616
93.8
0.0
0.0
0.0
3.5
16.7
38.2
29.0
0.0
83.5
15.4
89.9
67.3
70.7
190
158
0
0
30
0
0
0
70
200
250
900
100
1898
1.1
2.0
0.0
0.0
1.2
0.0
0.0
0.0
3.4
1.4
9.0
0.9
1.6
1.0
0
915
120
630
688
1500
1585
0
0
0
0
0
0
5438
0.0
11.5
35.3
15.3
27.9
9.1
19.0
0.0
0.0
0.0
0.0
0.0
0.0
2.9
0
2465
0
0
610
2295
935
0
0
535
938
1020
15
8813
0.0
30.9
0.0
0.0
24.8
14.0
11.2
0.0
0.0
3.6
33.6
1.0
0.2
4.7
Home Furnishings/Home Improvement/Building Supply
Furniture/Appliances
TV/Stereo/Electronics/Computer
Lighting/Carpet/Other Int. Decor
China/Glassware/Kitchenware/Cutlery Store
Antiques Shop
Home Improvement/Lumber & Building Supply
Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply
Nursery or Garden Centre
Subtotal
8388
212
0
0
0
0
405
55950
2850
75
67880
19.7
0.6
0.0
0.0
0.0
0.0
25.3
34.1
30.6
0.2
22.6
4250
785
1538
0
0
0
0
0
0
0
6573
10.0
2.3
15.7
0.0
0.0
0.0
0.0
0.0
0.0
0.0
2.2
0
0
745
0
0
1185
0
0
0
135
2065
0.0
0.0
7.6
0.0
0.0
33.8
0.0
0.0
0.0
0.4
0.7
550
0
0
0
0
0
0
0
50
13566
14166
1.3
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.5
43.4
4.7
13188
997
2283
0
0
1185
405
55950
2900
13776
90684
30.9
2.9
23.3
0.0
0.0
33.8
25.3
34.1
31.1
44.1
30.2
200
750
0
0
0
0
0
180
0
110
1240
0.5
2.2
0.0
0.0
0.0
0.0
0.0
0.1
0.0
0.4
0.4
0
10058
665
150
0
805
0
0
0
0
11678
0.0
29.2
6.8
13.0
0.0
23.0
0.0
0.0
0.0
0.0
3.9
2750
2215
1085
0
0
310
0
4458
215
1050
12083
6.5
6.4
11.1
0.0
0.0
8.9
0.0
2.7
2.3
3.4
4.0
Total NFSR + HI
85604
10.9
146926
18.8
108599
13.9
52601
6.7
393730
50.4
4348
0.6
53896
6.9
22651
2.9
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
Store Type
Supermarkets
Specialty Food
Costco (food)
Subtotal
Other
Markham
($)
(%)
Subtotal
Markham
($)
(%)
Newmarket
Upper Canada Mall
Other
Newmarket
Richmond
($)
(%)
($)
(%)
($)
Hill
(%)
Aurora
Power Centre
($)
(%)
Other
Aurora
($)
(%)
All Other
Locations
($)
(%)
38691
3255
19815
61761
6.7
10.3
23.4
8.8
40641
3255
19815
63711
7.0
10.3
23.4
9.1
0
90
0
143127
0.0
0.3
0.0
20.5
5490
3300
33555
42345
0.9
10.4
39.7
6.1
240
0
30300
30540
0.0
0.0
35.8
4.4
6300
0
0
6300
1.1
0.0
0.0
0.9
43800
2445
0
46245
7.5
7.7
0.0
6.6
3420
2190
900
6510
0.6
6.9
1.1
0.9
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
15310
7425
0
250
22985
59.7
45.6
0.0
0.4
20.0
9515
6015
515
0
16045
37.1
36.9
13.0
0.0
14.0
0
0
350
0
350
0.0
0.0
8.8
0.0
0.3
0
0
370
0
370
0.0
0.0
9.3
0.0
0.3
0
0
0
3520
3520
0.0
0.0
0.0
5.1
3.1
0
0
1805
0
1805
0.0
0.0
45.5
0.0
1.6
800
2860
930
0
4590
3.1
17.5
23.4
0.0
4.0
General Merchandise
Costco/Sam's Club (non-food)
160
1320
400
7200
0.5
2.5
8.0
34.6
365
1320
1220
7200
1.2
2.5
24.3
34.6
0
0
0
0
0.0
0.0
0.0
0.0
503
555
1730
4845
1.6
1.1
34.5
23.3
0
140
0
8760
0.0
0.3
0.0
42.1
0
0
0
0
0.0
0.0
0.0
0.0
800
760
0
0
2.6
1.5
0.0
0.0
210
835
30
0
0.7
1.6
0.6
0.0
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Subtotal
1695
0
0
750
0
0
0
2445
8.3
0.0
0.0
8.2
0.0
0.0
0.0
3.5
6725
3965
1825
3080
770
315
290
16970
32.9
19.7
53.0
33.5
5.5
43.2
28.0
24.6
850
680
365
980
150
200
745
3970
4.2
3.4
10.6
10.7
1.1
27.4
72.0
5.7
910
250
650
950
0
0
0
2760
4.5
1.2
18.9
10.3
0.0
0.0
0.0
4.0
80
0
80
810
0
0
0
970
0.4
0.0
2.3
8.8
0.0
0.0
0.0
1.4
200
300
0
160
0
0
0
660
1.0
1.5
0.0
1.7
0.0
0.0
0.0
1.0
200
325
0
160
300
25
0
1010
1.0
1.6
0.0
1.7
2.1
3.4
0.0
1.5
7470
2240
465
2758
3180
190
0
16303
36.6
11.1
13.5
30.0
22.5
26.0
0.0
23.6
Record/CD/Tape
Camera/Photo Supply
Florist
Subtotal
140
250
0
2565
130
200
0
840
675
370
210
2100
590
8070
0.8
3.1
0.0
62.3
5.3
1.2
0.0
45.0
33.0
2.5
7.5
2.0
9.4
4.3
140
3630
120
3195
1428
3995
2520
840
675
905
1148
3120
605
22321
0.8
45.6
35.3
77.5
58.0
24.3
30.2
45.0
33.0
6.2
41.2
3.0
9.7
11.8
0
470
100
0
20
105
180
0
0
0
0
600
0
46540
0.0
5.9
29.4
0.0
0.8
0.6
2.2
0.0
0.0
0.0
0.0
0.6
0.0
24.6
25
2062
0
0
415
2970
750
40
900
380
350
1890
245
10027
0.1
25.9
0.0
0.0
16.8
18.1
9.0
2.1
44.0
2.6
12.6
1.8
3.9
5.3
20
310
0
150
80
0
700
0
400
905
200
900
0
3665
0.1
3.9
0.0
3.6
3.2
0.0
8.4
0.0
19.6
6.2
7.2
0.9
0.0
1.9
100
0
0
0
20
100
100
0
0
0
0
200
0
520
0.6
0.0
0.0
0.0
0.8
0.6
1.2
0.0
0.0
0.0
0.0
0.2
0.0
0.3
545
60
0
25
175
2719
400
0
0
0
0
2650
140
6714
3.2
0.8
0.0
0.6
7.1
16.5
4.8
0.0
0.0
0.0
0.0
2.5
2.2
3.6
30
1275
120
750
210
3800
510
445
0
30
410
300
950
8830
0.2
16.0
35.3
18.2
8.5
23.1
6.1
23.8
0.0
0.2
14.7
0.3
15.2
4.7
Antiques Shop
Subtotal
1475
4875
1000
312
335
625
0
47191
0
10530
66343
3.5
14.1
10.2
27.1
12.0
17.9
0.0
28.8
0.0
33.7
22.1
4225
17148
2750
462
335
1740
0
51649
215
11580
90104
9.9
49.8
28.1
40.2
12.0
49.7
0.0
31.5
2.3
37.1
30.0
0
5925
0
0
103
38
0
0
0
0
181448
0.0
17.2
0.0
0.0
3.7
1.1
0.0
0.0
0.0
0.0
60.4
10425
1350
2192
38
1600
125
0
8162
40
100
24032
24.5
3.9
22.4
3.3
57.4
3.6
0.0
5.0
0.4
0.3
8.0
5900
825
0
82
415
80
0
23525
450
75
31352
13.8
2.4
0.0
7.1
14.9
2.3
0.0
14.3
4.8
0.2
10.4
0
545
105
0
0
115
0
0
0
0
765
0.0
1.6
1.1
0.0
0.0
3.3
0.0
0.0
0.0
0.0
0.3
0
3005
150
0
0
0
75
19871
0
650
23751
0.0
8.7
1.5
0.0
0.0
0.0
4.7
12.1
0.0
2.1
7.9
8685
3922
2320
568
335
218
1118
4750
5705
4960
32581
20.4
11.4
23.7
49.4
12.0
6.2
70.0
2.9
61.3
15.9
10.8
Total NFSR + HI
85938
11.0
162485
20.8
329318
42.1
44802
5.7
45257
5.8
5465
0.7
34840
4.5
63379
8.1
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
Subtotal
Store Type
Study Area
Outflow
($)
(%)
Grand
Total All
Locations
($)
(%)
Supermarkets
Specialty Food
Costco (food)
Subtotal
99891
11280
84570
195741
17.2
35.6
100.0
28.0
581721
31683
84570
697974
100.0
100.0
100.0
100.0
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
25625
16300
3970
3770
49665
100.0
100.0
100.0
5.5
43.3
25625
16300
3970
68789
114684
100.0
100.0
100.0
100.0
100.0
General Merchandise
1878
3610
2980
20805
6.1
7.0
59.4
100.0
30826
51823
5020
20805
100.0
100.0
100.0
100.0
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Subtotal
16435
7760
3385
8898
4400
730
1035
42643
80.4
38.6
98.3
96.7
31.2
100.0
100.0
61.7
20430
20100
3445
9198
14125
730
1035
69063
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
Record/CD/Tape
Camera/Photo Supply
Florist
Subtotal
860
7807
340
4120
2348
13689
5160
1325
1975
2220
2108
9660
1940
53552
5.0
98.0
100.0
100.0
95.3
83.3
61.8
71.0
96.6
15.1
75.6
9.2
31.1
28.3
17039
7965
340
4120
2464
16439
8355
1866
2045
14671
2788
104727
6247
189066
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
Antiques Shop
Subtotal
29235
32720
7517
1150
2788
2316
1193
107957
6410
17365
208651
68.6
94.9
76.7
100.0
100.0
66.2
74.7
65.8
68.9
55.6
69.4
42623
34467
9800
1150
2788
3501
1598
164087
9310
31251
300575
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
Total NFSR + HI
383784
49.1
781862
100.0
APPENDIX C-1 (COLUMN TOTAL)
Schell Lumber
Store Type
Supermarkets
Specialty Food
Costco (food)
Subtotal
Downtown
Metro / LCBO / Beer
Stouffville
Western Approach
($)
(%)
($)
(%)
Wal-Mart / CTC
Staples / Mark's
SmartCentres
($)
(%)
Other
Stouffville
($)
(%)
Subtotal
Stouffville
($)
(%)
Uxbridge
($)
(%)
Markham
Markville S.C.
($)
(%)
Markham
Hwy 7 Corridor
($)
(%)
0
13473
0
13473
0.0
100.0
0.0
100.0
370053
2430
0
372483
99.3
0.7
0.0
100.0
97182
90
0
97272
99.9
0.1
0.0
100.0
0
3300
0
3300
0.0
100.0
0.0
100.0
467235
19293
0
486528
96.0
4.0
0.0
100.0
14595
1110
0
15705
92.9
7.1
0.0
100.0
0
0
0
0
0.0
0.0
0.0
100.0
1950
0
0
1950
100.0
0.0
0.0
100.0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
64969
64969
0.0
0.0
0.0
59.8
59.8
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
64969
64969
0.0
0.0
0.0
16.5
16.5
0
0
0
50
50
0.0
0.0
0.0
1.1
1.1
15310
7425
0
250
22985
28.4
13.8
0.0
0.5
42.6
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
General Merchandise
Costco (non-food)
850
0
0
0
1.0
0.0
0.0
0.0
21407
47433
670
0
14.6
32.3
0.5
0.0
6531
0
0
0
6.0
0.0
0.0
0.0
130
0
1370
0
0.2
0.0
2.6
0.0
28918
47433
2040
0
7.3
12.0
0.5
0.0
30
780
0
0
0.7
17.9
0.0
0.0
100
0
0
0
0.2
0.0
0.0
0.0
105
0
820
0
0.5
0.0
3.6
0.0
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Subtotal
200
0
60
0
0
0
0
260
0.2
0.0
0.1
0.0
0.0
0.0
0.0
0.3
700
75
0
0
9725
0
0
10500
0.5
0.1
0.0
0.0
6.6
0.0
0.0
7.1
3045
12265
0
0
0
0
0
15310
2.8
11.3
0.0
0.0
0.0
0.0
0.0
14.1
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
3945
12340
60
0
9725
0
0
26070
1.0
3.1
0.0
0.0
2.5
0.0
0.0
6.6
50
0
0
300
0
0
0
350
1.1
0.0
0.0
6.9
0.0
0.0
0.0
8.0
4780
3765
1825
1950
770
315
290
13695
8.9
7.0
3.4
3.6
1.4
0.6
0.5
25.4
250
200
0
380
0
0
0
830
1.1
0.9
0.0
1.7
0.0
0.0
0.0
3.7
Record/CD/Tape
Camera/Photo Supply
Florist
Subtotal
0
0
0
0
86
0
0
41
0
0
390
12237
3860
16614
0.0
0.0
0.0
0.0
0.1
0.0
0.0
0.0
0.0
0.0
0.5
14.3
4.5
19.4
0
0
0
0
0
2640
0
0
0
12251
0
45105
347
60343
0.0
0.0
0.0
0.0
0.0
1.8
0.0
0.0
0.0
8.3
0.0
30.7
0.2
41.1
15989
0
0
0
0
0
3195
500
0
0
40
0
0
19724
14.7
0.0
0.0
0.0
0.0
0.0
2.9
0.5
0.0
0.0
0.0
0.0
0.0
18.2
0
0
0
0
0
110
0
0
0
0
0
36825
0
36935
0.0
0.0
0.0
0.0
0.0
0.2
0.0
0.0
0.0
0.0
0.0
70.0
0.0
70.2
15989
0
0
0
86
2750
3195
541
0
12251
430
94167
4207
133616
4.1
0.0
0.0
0.0
0.0
0.7
0.8
0.1
0.0
3.1
0.1
23.9
1.1
33.9
190
158
0
0
30
0
0
0
70
200
250
900
100
1898
4.4
3.6
0.0
0.0
0.7
0.0
0.0
0.0
1.6
4.6
5.7
20.7
2.3
43.7
0
915
120
630
688
1500
1585
0
0
0
0
0
0
5438
0.0
1.7
0.2
1.2
1.3
2.8
2.9
0.0
0.0
0.0
0.0
0.0
0.0
10.1
0
2465
0
0
610
2295
935
0
0
535
938
1020
15
8813
0.0
10.9
0.0
0.0
2.7
10.1
4.1
0.0
0.0
2.4
4.1
4.5
0.1
38.9
Antiques Shop
Subtotal
Total NFSR + HI
8388
212
0
0
0
0
405
55950
2850
75
67880
85604
9.8
0.2
0.0
0.0
0.0
0.0
0.5
65.4
3.3
0.1
4250
785
1538
0
0
0
0
0
0
0
6573
146926
2.9
0.5
1.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0
745
0
0
1185
0
0
0
135
2065
108599
0.0
0.0
0.7
0.0
0.0
1.1
0.0
0.0
0.0
0.1
550
0
0
0
0
0
0
0
50
13566
14166
52601
1.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
25.8
13188
997
2283
0
0
1185
405
55950
2900
13776
90684
393730
3.3
0.3
0.6
0.0
0.0
0.3
0.1
14.2
0.7
3.5
200
750
0
0
0
0
0
180
0
110
1240
4348
4.6
17.2
0.0
0.0
0.0
0.0
0.0
4.1
0.0
2.5
0
10058
665
150
0
805
0
0
0
0
11678
53896
0.0
18.7
1.2
0.3
0.0
1.5
0.0
0.0
0.0
0.0
2750
2215
1085
0
0
310
0
4458
215
1050
12083
22651
12.1
9.8
4.8
0.0
0.0
1.4
0.0
19.7
0.9
4.6
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
Store Type
Supermarkets
Specialty Food
Costco (food)
Subtotal
Other
Markham
($)
(%)
Subtotal
Markham
($)
(%)
Newmarket
Upper Canada Mall
Other
Newmarket
Richmond
($)
(%)
($)
(%)
($)
Hill
(%)
Aurora
Power Centre
($)
(%)
Other
Aurora
($)
(%)
All Other
Locations
($)
(%)
38691
3255
19815
61761
62.6
5.3
32.1
100.0
40641
3255
19815
63711
63.8
5.1
31.1
100.0
0
90
0
143127
0.0
0.1
0.0
100.0
5490
3300
33555
42345
13.0
7.8
79.2
100.0
240
0
30300
30540
0.8
0.0
99.2
100.0
6300
0
0
6300
100.0
0.0
0.0
100.0
43800
2445
0
46245
94.7
5.3
0.0
100.0
3420
2190
900
6510
52.5
33.6
13.8
100.0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
15310
7425
0
250
22985
9.4
4.6
0.0
0.2
14.1
9515
6015
515
0
16045
2.9
1.8
0.2
0.0
4.9
0
0
350
0
350
0.0
0.0
0.8
0.0
0.8
0
0
370
0
370
0.0
0.0
0.8
0.0
0.8
0
0
0
3520
3520
0.0
0.0
0.0
64.4
64.4
0
0
1805
0
1805
0.0
0.0
5.2
0.0
5.2
800
2860
930
0
4590
1.3
4.5
1.5
0.0
7.2
General Merchandise
Costco (non-food)
160
1320
400
7200
0.2
1.5
0.5
8.4
365
1320
1220
7200
0.2
0.8
0.8
4.4
0
0
0
0
0.0
0.0
0.0
0.0
503
555
1730
4845
1.1
1.2
3.9
10.8
0
140
0
8760
0.0
0.3
0.0
19.4
0
0
0
0
0.0
0.0
0.0
0.0
800
760
0
0
2.3
2.2
0.0
0.0
210
835
30
0
0.3
1.3
0.0
0.0
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Subtotal
1695
0
0
750
0
0
0
2445
2.0
0.0
0.0
0.9
0.0
0.0
0.0
2.8
6725
3965
1825
3080
770
315
290
16970
4.1
2.4
1.1
1.9
0.5
0.2
0.2
10.4
850
680
365
980
150
200
745
3970
0.3
0.2
0.1
0.3
0.0
0.1
0.2
1.2
910
250
650
950
0
0
0
2760
2.0
0.6
1.5
2.1
0.0
0.0
0.0
6.2
80
0
80
810
0
0
0
970
0.2
0.0
0.2
1.8
0.0
0.0
0.0
2.1
200
300
0
160
0
0
0
660
3.7
5.5
0.0
2.9
0.0
0.0
0.0
12.1
200
325
0
160
300
25
0
1010
0.6
0.9
0.0
0.5
0.9
0.1
0.0
2.9
7470
2240
465
2758
3180
190
0
16303
11.8
3.5
0.7
4.4
5.0
0.3
0.0
25.7
Record/CD/Tape
Camera/Photo Supply
Florist
Subtotal
140
250
0
2565
130
200
0
840
675
370
210
2100
590
8070
0.2
0.3
0.0
3.0
0.2
0.2
0.0
1.0
0.8
0.4
0.2
2.4
0.7
9.4
140
3630
120
3195
1428
3995
2520
840
675
905
1148
3120
605
22321
0.1
2.2
0.1
2.0
0.9
2.5
1.6
0.5
0.4
0.6
0.7
1.9
0.4
13.7
0
470
100
0
20
105
180
0
0
0
0
600
0
46540
0.0
0.1
0.0
0.0
0.0
0.0
0.1
0.0
0.0
0.0
0.0
0.2
0.0
14.1
25
2062
0
0
415
2970
750
40
900
380
350
1890
245
10027
0.1
4.6
0.0
0.0
0.9
6.6
1.7
0.1
2.0
0.8
0.8
4.2
0.5
22.4
20
310
0
150
80
0
700
0
400
905
200
900
0
3665
0.0
0.7
0.0
0.3
0.2
0.0
1.5
0.0
0.9
2.0
0.4
2.0
0.0
8.1
100
0
0
0
20
100
100
0
0
0
0
200
0
520
1.8
0.0
0.0
0.0
0.4
1.8
1.8
0.0
0.0
0.0
0.0
3.7
0.0
9.5
545
60
0
25
175
2719
400
0
0
0
0
2650
140
6714
1.6
0.2
0.0
0.1
0.5
7.8
1.1
0.0
0.0
0.0
0.0
7.6
0.4
19.3
30
1275
120
750
210
3800
510
445
0
30
410
300
950
8830
0.0
2.0
0.2
1.2
0.3
6.0
0.8
0.7
0.0
0.0
0.6
0.5
1.5
13.9
Antiques Shop
Subtotal
Total NFSR + HI
1475
4875
1000
312
335
625
0
47191
0
10530
66343
85938
1.7
5.7
1.2
0.4
0.4
0.7
0.0
54.9
0.0
12.3
4225
17148
2750
462
335
1740
0
51649
215
11580
90104
162485
2.6
10.6
1.7
0.3
0.2
1.1
0.0
31.8
0.1
7.1
0
5925
0
0
103
38
0
0
0
0
181448
329318
0.0
1.8
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
10425
1350
2192
38
1600
125
0
8162
40
100
24032
44802
23.3
3.0
4.9
0.1
3.6
0.3
0.0
18.2
0.1
0.2
5900
825
0
82
415
80
0
23525
450
75
31352
45257
13.0
1.8
0.0
0.2
0.9
0.2
0.0
52.0
1.0
0.2
0
545
105
0
0
115
0
0
0
0
765
5465
0.0
10.0
1.9
0.0
0.0
2.1
0.0
0.0
0.0
0.0
0
3005
150
0
0
0
75
19871
0
650
23751
34840
0.0
8.6
0.4
0.0
0.0
0.0
0.2
57.0
0.0
1.9
8685
3922
2320
568
335
218
1118
4750
5705
4960
32581
63379
13.7
6.2
3.7
0.9
0.5
0.3
1.8
7.5
9.0
7.8
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
Subtotal
Store Type
Study Area
Outflow
($)
(%)
Grand
Total All
Locations
($)
(%)
Supermarkets
Specialty Food
Costco (food)
Subtotal
99891
11280
84570
195741
51.0
5.8
43.2
100.0
581721
31683
84570
697974
83.3
4.5
12.1
100.0
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
25625
16300
3970
3770
49665
6.7
4.2
1.0
1.0
12.9
25625
16300
3970
68789
114684
3.3
2.1
0.5
8.8
14.7
General Merchandise
Costco (non-food)
1878
3610
2980
20805
0.5
0.9
0.8
5.4
30826
51823
5020
20805
3.9
6.6
0.6
2.7
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Subtotal
16435
7760
3385
8898
4400
730
1035
42643
4.3
2.0
0.9
2.3
1.1
0.2
0.3
11.1
20430
20100
3445
9198
14125
730
1035
69063
2.6
2.6
0.4
1.2
1.8
0.1
0.1
8.8
Record/CD/Tape
Camera/Photo Supply
Florist
Subtotal
860
7807
340
4120
2348
13689
5160
1325
1975
2220
2108
9660
1940
53552
0.2
2.0
0.1
1.1
0.6
3.6
1.3
0.3
0.5
0.6
0.5
2.5
0.5
14.0
17039
7965
340
4120
2464
16439
8355
1866
2045
14671
2788
104727
6247
189066
2.2
1.0
0.0
0.5
0.3
2.1
1.1
0.2
0.3
1.9
0.4
13.4
0.8
24.2
Antiques Shop
Subtotal
Total NFSR + HI
29235
32720
7517
1150
2788
2316
1193
107957
6410
17365
208651
383784
7.6
8.5
2.0
0.3
0.7
0.6
0.3
28.1
1.7
4.5
42623
34467
9800
1150
2788
3501
1598
164087
9310
31251
300575
781862
5.5
4.4
1.3
0.1
0.4
0.4
0.2
21.0
1.2
4.0
38.4
100.0
100.0
LOCATIONAL DISTRIBUTION OF SECONDARY ZONE EAST EXPENDITURES
Schell Lumber
Store Type
Supermarkets
Specialty Food
Costco (food)
Subtotal
Downtown
Metro / LCBO / Beer
Stouffville
Western Approach
($)
(%)
($)
(%)
Wal-Mart / CTC
($)
(%)
Other
Stouffville
($)
(%)
Staples / Mark's
SmartCentres
Subtotal
Stouffville
($)
(%)
Uxbridge
($)
(%)
Markham
Markville S.C.
($)
(%)
Markham
Hwy 7 Corridor
($)
(%)
0
450
0
450
0.0
2.4
0.0
0.1
42390
0
0
42390
10.5
0.0
0.0
9.1
7806
0
0
7806
1.9
0.0
0.0
1.7
0
150
0
150
0.0
0.8
0.0
0.0
50196
600
0
50796
12.4
3.2
0.0
10.9
312066
13722
0
325788
77.0
74.1
0.0
69.8
0
0
0
0
0.0
0.0
0.0
0.0
0
0
0
0
0.0
0.0
0.0
0.0
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
1783
1783
0.0
0.0
0.0
3.9
2.7
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
1783
1783
0.0
0.0
0.0
3.9
2.7
0
0
0
41640
41640
0.0
0.0
0.0
90.2
63.7
2480
1075
0
100
3655
22.6
16.0
0.0
0.2
5.6
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
General Merchandise
Costco (non-food)
0
0
0
0
0.0
0.0
0.0
0.0
2655
0
0
0
21.8
0.0
0.0
0.0
75
1900
0
0
0.6
3.3
0.0
0.0
0
0
0
0
0.0
0.0
0.0
0.0
2730
1900
0
0
22.4
3.3
0.0
0.0
8810
53616
4250
0
72.4
91.8
49.3
0.0
0
0
0
0
0.0
0.0
0.0
0.0
0
0
1600
0
0.0
0.0
18.6
0.0
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Subtotal
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
450
1115
0
0
0
0
0
1565
5.0
6.2
0.0
0.0
0.0
0.0
0.0
3.9
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
450
1115
0
0
0
0
0
1565
5.0
6.2
0.0
0.0
0.0
0.0
0.0
3.9
440
8322
330
2560
2955
60
0
14667
4.9
46.3
17.7
33.7
83.1
22.5
0.0
36.2
95
690
210
380
0
0
0
1375
1.1
3.8
11.3
5.0
0.0
0.0
0.0
3.4
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Record/CD/Tape
Camera/Photo Supply
Florist
Subtotal
0
0
0
0
0
0
0
0
0
0
90
660
140
890
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
4.9
1.2
4.6
0.7
0
0
0
0
0
400
0
0
0
580
0
1830
0
2810
0.0
0.0
0.0
0.0
0.0
3.1
0.0
0.0
0.0
5.5
0.0
3.3
0.0
2.3
915
0
0
0
0
0
0
0
0
0
0
0
0
915
6.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.8
0
0
0
0
0
0
0
0
0
200
0
2475
0
2675
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
1.9
0.0
4.5
0.0
2.2
915
0
0
0
0
400
0
0
0
780
90
4965
140
7290
6.0
0.0
0.0
0.0
0.0
3.1
0.0
0.0
0.0
7.4
4.9
8.9
4.6
6.0
13231
5950
0
0
642
0
0
100
400
7575
317
46863
1735
76813
86.1
70.2
0.0
0.0
28.2
0.0
0.0
13.2
40.6
72.3
17.3
84.3
56.9
63.6
0
0
0
3000
0
150
0
0
0
0
0
0
0
3150
0.0
0.0
0.0
47.2
0.0
1.2
0.0
0.0
0.0
0.0
0.0
0.0
0.0
2.6
0
0
0
0
0
0
100
0
0
0
0
0
0
100
0.0
0.0
0.0
0.0
0.0
0.0
4.7
0.0
0.0
0.0
0.0
0.0
0.0
0.1
Antiques Shop
Subtotal
0
0
0
0
0
0
0
2000
0
0
2000
0.0
0.0
0.0
0.0
0.0
0.0
0.0
1.8
0.0
0.0
1.0
1650
0
150
0
0
0
0
0
0
0
1800
6.4
0.0
2.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.9
0
0
0
0
0
175
0
0
0
70
245
0.0
0.0
0.0
0.0
0.0
4.6
0.0
0.0
0.0
0.4
0.1
0
0
0
0
0
0
0
0
0
780
780
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
4.2
0.4
1650
0
150
0
0
175
0
2000
0
850
4825
6.4
0.0
2.0
0.0
0.0
4.6
0.0
1.8
0.0
4.6
2.5
0
2785
4000
100
0
1800
0
15405
10536
6905
41531
0.0
29.7
54.3
18.9
0.0
47.0
0.0
13.8
74.1
37.3
21.5
0
175
38
0
0
250
0
0
0
0
463
0.0
1.9
0.5
0.0
0.0
6.5
0.0
0.0
0.0
0.0
0.2
0
400
35
0
0
0
0
400
0
1000
1835
0.0
4.3
0.5
0.0
0.0
0.0
0.0
0.4
0.0
5.4
1.0
Total NFSR + HI
2890
0.6
7265
1.4
6483
1.3
3455
0.7
20093
3.9
241327
47.1
8643
1.7
3535
0.7
Store Type
Supermarkets
Specialty Food
Costco (food)
Subtotal
Other
Markham
($)
(%)
Subtotal
Markham
($)
(%)
Newmarket
Upper Canada Mall
Other
Newmarket
Richmond
($)
(%)
($)
(%)
($)
Hill
(%)
Aurora
Power Centre
($)
(%)
Other
Aurora
($)
(%)
All Other
Locations
($)
(%)
2685
300
5550
8535
0.7
1.6
13.0
1.8
2685
300
5550
8535
0.7
1.6
13.0
1.8
0
0
0
342858
0.0
0.0
0.0
73.5
11460
630
19377
31467
2.8
3.4
45.3
6.7
0
0
4200
4200
0.0
0.0
9.8
0.9
400
0
0
400
0.1
0.0
0.0
0.1
2900
300
0
3200
0.7
1.6
0.0
0.7
25530
2955
13635
42120
6.3
16.0
31.9
9.0
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
2480
1075
0
100
3655
22.6
16.0
0.0
0.2
5.6
7340
3920
850
0
12110
66.9
58.4
54.5
0.0
18.5
0
0
360
890
1250
0.0
0.0
23.1
1.9
1.9
0
0
0
50
50
0.0
0.0
0.0
0.1
0.1
0
0
0
250
250
0.0
0.0
0.0
0.5
0.4
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
1150
1715
350
1445
4660
10.5
25.6
22.4
3.1
7.1
General Merchandise
Costco (non-food)
0
50
0
70
0.0
0.1
0.0
0.5
0
50
1600
70
0.0
0.1
18.6
0.5
0
0
0
0
0.0
0.0
0.0
0.0
200
400
64
6175
1.6
0.7
0.7
44.8
0
0
0
700
0.0
0.0
0.0
5.1
0
0
0
0
0.0
0.0
0.0
0.0
0
0
0
0
0.0
0.0
0.0
0.0
425
2420
2700
6850
3.5
4.1
31.3
49.7
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Subtotal
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
95
690
210
380
0
0
0
1375
1.1
3.8
11.3
5.0
0.0
0.0
0.0
3.4
2125
1930
920
2045
400
200
348
7968
23.8
10.7
49.5
26.9
11.3
74.9
92.1
19.6
360
1190
50
290
0
0
0
1890
4.0
6.6
2.7
3.8
0.0
0.0
0.0
4.7
50
800
0
120
0
0
0
970
0.6
4.4
0.0
1.6
0.0
0.0
0.0
2.4
250
0
0
60
0
0
0
310
2.8
0.0
0.0
0.8
0.0
0.0
0.0
0.8
550
0
0
140
0
0
0
690
6.2
0.0
0.0
1.8
0.0
0.0
0.0
1.7
4600
3935
350
2005
200
7
30
11127
51.6
21.9
18.8
26.4
5.6
2.6
7.9
27.4
Record/CD/Tape
Camera/Photo Supply
Florist
Subtotal
190
40
0
250
0
0
0
200
40
20
405
0
275
1420
1.2
0.5
0.0
3.9
0.0
0.0
0.0
26.3
4.1
0.2
22.1
0.0
9.0
1.2
190
40
0
3250
0
150
100
200
40
20
405
0
275
4670
1.2
0.5
0.0
51.1
0.0
1.2
4.7
26.3
4.1
0.2
22.1
0.0
9.0
3.9
0
589
465
100
140
1333
775
0
0
0
0
150
0
86153
0.0
6.9
66.9
1.6
6.2
10.5
36.6
0.0
0.0
0.0
0.0
0.3
0.0
71.4
195
1005
0
200
270
2915
460
120
310
750
443
60
0
6728
1.3
11.9
0.0
3.1
11.9
22.9
21.7
15.8
31.5
7.2
24.2
0.1
0.0
5.6
135
0
0
0
10
700
0
0
200
0
0
750
0
1795
0.9
0.0
0.0
0.0
0.4
5.5
0.0
0.0
20.3
0.0
0.0
1.3
0.0
1.5
0
0
0
0
0
100
50
0
0
0
0
0
0
150
0.0
0.0
0.0
0.0
0.0
0.8
2.4
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0
0
0
0
0
1230
50
0
0
0
0
0
0
1280
0.0
0.0
0.0
0.0
0.0
9.7
2.4
0.0
0.0
0.0
0.0
0.0
0.0
1.1
700
895
230
2810
1211
5905
684
340
35
1350
575
2811
899
18445
4.6
10.6
33.1
44.2
53.3
46.4
32.3
44.7
3.6
12.9
31.4
5.1
29.5
15.3
Antiques Shop
Subtotal
1300
800
0
0
20
0
0
12505
0
150
14775
5.0
8.5
0.0
0.0
1.5
0.0
0.0
11.2
0.0
0.8
7.7
1300
1375
73
0
20
250
0
12905
0
1150
17073
5.0
14.6
1.0
0.0
1.5
6.5
0.0
11.6
0.0
6.2
8.9
0
1250
0
0
0
265
0
0
0
0
75677
0.0
13.3
0.0
0.0
0.0
6.9
0.0
0.0
0.0
0.0
39.3
8225
2704
580
0
845
225
0
34930
0
70
47579
31.9
28.8
7.9
0.0
65.0
5.9
0.0
31.3
0.0
0.4
24.7
0
0
0
0
60
350
0
200
0
0
610
0.0
0.0
0.0
0.0
4.6
9.1
0.0
0.2
0.0
0.0
0.3
0
25
0
0
0
0
0
0
0
0
25
0.0
0.3
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
200
0
0
0
0
0
18155
0
25
18380
0.0
2.1
0.0
0.0
0.0
0.0
0.0
16.3
0.0
0.1
9.5
14612
1052
2562
430
375
765
260
27945
3680
9513
61194
56.7
11.2
34.8
81.1
28.8
20.0
100.0
25.1
25.9
51.4
31.8
Total NFSR + HI
16315
3.2
28493
5.6
298313
58.2
64286
12.5
4125
0.8
735
0.1
20350
4.0
107821
21.0
Subtotal
Store Type
Study Area
Outflow
($)
(%)
Grand
Total All
Locations
($)
(%)
Supermarkets
Specialty Food
Costco (food)
Subtotal
42975
4185
42762
89922
10.6
22.6
100.0
19.3
405237
18507
42762
466506
100.0
100.0
100.0
100.0
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
10970
6710
1560
2735
21975
100.0
100.0
100.0
5.9
33.6
10970
6710
1560
46158
65398
100.0
100.0
100.0
100.0
100.0
General Merchandise
Costco (non-food)
625
2870
4364
13795
5.1
4.9
50.7
100.0
12165
58386
8614
13795
100.0
100.0
100.0
100.0
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Subtotal
8030
8545
1530
5040
600
207
378
24330
90.0
47.5
82.3
66.3
16.9
77.5
100.0
60.0
8920
17982
1860
7600
3555
267
378
40562
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
Record/CD/Tape
Camera/Photo Supply
Florist
Subtotal
1220
2529
695
6360
1631
12333
2119
660
585
2120
1423
3771
1174
119221
7.9
29.8
100.0
100.0
71.8
96.9
100.0
86.8
59.4
20.2
77.8
6.8
38.5
98.8
15366
8479
695
6360
2273
12733
2119
760
985
10475
1830
55599
3049
120723
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
Antiques Shop
Subtotal
24137
6606
3215
430
1300
1855
260
94135
3680
10758
220538
93.6
70.3
43.7
81.1
100.0
48.4
100.0
84.4
25.9
58.1
114.4
25787
9391
7365
530
1300
3830
260
111540
14216
18513
192732
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
Total NFSR + HI
407718
79.6
512375
100.0
Schell Lumber
Store Type
Supermarkets
Specialty Food
Costco (food)
Subtotal
Downtown
Metro / LCBO / Beer
Stouffville
Western Approach
($)
(%)
($)
(%)
Wal-Mart / CTC
Staples / Mark's
SmartCentres
($)
(%)
Other
Stouffville
($)
(%)
Subtotal
Stouffville
($)
(%)
Uxbridge
($)
(%)
Markham
Markville S.C.
($)
(%)
Markham
Hwy 7 Corridor
($)
(%)
0
450
0
450
0.0
100.0
0.0
100.0
42390
0
0
42390
100.0
0.0
0.0
100.0
7806
0
0
7806
100.0
0.0
0.0
100.0
0
150
0
150
0.0
100.0
0.0
100.0
50196
600
0
50796
98.8
1.2
0.0
100.0
312066
13722
0
325788
95.8
4.2
0.0
100.0
0
0
0
0
0.0
0.0
0.0
100.0
0
0
0
0
0.0
0.0
0.0
100.0
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
1783
1783
0.0
0.0
0.0
27.5
27.5
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
1783
1783
0.0
0.0
0.0
8.9
8.9
0
0
0
41640
41640
0.0
0.0
0.0
17.3
17.3
2480
1075
0
100
3655
28.7
12.4
0.0
1.2
42.3
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
General Merchandise
Costco (non-food)
0
0
0
0
0.0
0.0
0.0
0.0
2655
0
0
0
36.5
0.0
0.0
0.0
75
1900
0
0
1.2
29.3
0.0
0.0
0
0
0
0
0.0
0.0
0.0
0.0
2730
1900
0
0
13.6
9.5
0.0
0.0
8810
53616
4250
0
3.7
22.2
1.8
0.0
0
0
0
0
0.0
0.0
0.0
0.0
0
0
1600
0
0.0
0.0
45.3
0.0
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Subtotal
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
450
1115
0
0
0
0
0
1565
6.9
17.2
0.0
0.0
0.0
0.0
0.0
24.1
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
450
1115
0
0
0
0
0
1565
2.2
5.5
0.0
0.0
0.0
0.0
0.0
7.8
440
8322
330
2560
2955
60
0
14667
0.2
3.4
0.1
1.1
1.2
0.0
0.0
6.1
95
690
210
380
0
0
0
1375
1.1
8.0
2.4
4.4
0.0
0.0
0.0
15.9
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Record/CD/Tape
Camera/Photo Supply
Florist
Subtotal
0
0
0
0
0
0
0
0
0
0
90
660
140
890
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
3.1
22.8
4.8
30.8
0
0
0
0
0
400
0
0
0
580
0
1830
0
2810
0.0
0.0
0.0
0.0
0.0
5.5
0.0
0.0
0.0
8.0
0.0
25.2
0.0
38.7
915
0
0
0
0
0
0
0
0
0
0
0
0
915
14.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
14.1
0
0
0
0
0
0
0
0
0
200
0
2475
0
2675
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
5.8
0.0
71.6
0.0
77.4
915
0
0
0
0
400
0
0
0
780
90
4965
140
7290
4.6
0.0
0.0
0.0
0.0
2.0
0.0
0.0
0.0
3.9
0.4
24.7
0.7
36.3
13231
5950
0
0
642
0
0
100
400
7575
317
46863
1735
76813
5.5
2.5
0.0
0.0
0.3
0.0
0.0
0.0
0.2
3.1
0.1
19.4
0.7
31.8
0
0
0
3000
0
150
0
0
0
0
0
0
0
3150
0.0
0.0
0.0
34.7
0.0
1.7
0.0
0.0
0.0
0.0
0.0
0.0
0.0
36.4
0
0
0
0
0
0
100
0
0
0
0
0
0
100
0.0
0.0
0.0
0.0
0.0
0.0
2.8
0.0
0.0
0.0
0.0
0.0
0.0
2.8
Antiques Shop
Subtotal
Total NFSR + HI
0
0
0
0
0
0
0
2000
0
0
2000
2890
0.0
0.0
0.0
0.0
0.0
0.0
0.0
69.2
0.0
0.0
1650
0
150
0
0
0
0
0
0
0
1800
7265
22.7
0.0
2.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
175
0
0
0
70
245
6483
0.0
0.0
0.0
0.0
0.0
2.7
0.0
0.0
0.0
1.1
0
0
0
0
0
0
0
0
0
780
780
3455
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
22.6
1650
0
150
0
0
175
0
2000
0
850
4825
20093
8.2
0.0
0.7
0.0
0.0
0.9
0.0
10.0
0.0
4.2
0
2785
4000
100
0
1800
0
15405
10536
6905
41531
241327
0.0
1.2
1.7
0.0
0.0
0.7
0.0
6.4
4.4
2.9
0
175
38
0
0
250
0
0
0
0
463
8643
0.0
2.0
0.4
0.0
0.0
2.9
0.0
0.0
0.0
0.0
0
400
35
0
0
0
0
400
0
1000
1835
3535
0.0
11.3
1.0
0.0
0.0
0.0
0.0
11.3
0.0
28.3
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
Store Type
Supermarkets
Specialty Food
Costco (food)
Subtotal
Other
Markham
($)
(%)
Subtotal
Markham
($)
(%)
Newmarket
Upper Canada Mall
Other
Newmarket
Richmond
($)
(%)
($)
(%)
($)
Hill
(%)
Aurora
Power Centre
($)
(%)
Other
Aurora
($)
(%)
All Other
Locations
($)
(%)
2685
300
5550
8535
31.5
3.5
65.0
100.0
2685
300
5550
8535
31.5
3.5
65.0
100.0
0
0
0
342858
0.0
0.0
0.0
100.0
11460
630
19377
31467
36.4
2.0
61.6
100.0
0
0
4200
4200
0.0
0.0
100.0
100.0
400
0
0
400
100.0
0.0
0.0
100.0
2900
300
0
3200
90.6
9.4
0.0
100.0
25530
2955
13635
42120
60.6
7.0
32.4
100.0
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
2480
1075
0
100
3655
8.7
3.8
0.0
0.4
12.8
7340
3920
850
0
12110
2.5
1.3
0.3
0.0
4.1
0
0
360
890
1250
0.0
0.0
0.6
1.4
1.9
0
0
0
50
50
0.0
0.0
0.0
1.2
1.2
0
0
0
250
250
0.0
0.0
0.0
34.0
34.0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
1150
1715
350
1445
4660
1.1
1.6
0.3
1.3
4.3
General Merchandise
Costco (non-food)
0
50
0
70
0.0
0.3
0.0
0.4
0
50
1600
70
0.0
0.2
5.6
0.2
0
0
0
0
0.0
0.0
0.0
0.0
200
400
64
6175
0.3
0.6
0.1
9.6
0
0
0
700
0.0
0.0
0.0
17.0
0
0
0
0
0.0
0.0
0.0
0.0
0
0
0
0
0.0
0.0
0.0
0.0
425
2420
2700
6850
0.4
2.2
2.5
6.4
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Subtotal
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
95
690
210
380
0
0
0
1375
0.3
2.4
0.7
1.3
0.0
0.0
0.0
4.8
2125
1930
920
2045
400
200
348
7968
0.7
0.6
0.3
0.7
0.1
0.1
0.1
2.7
360
1190
50
290
0
0
0
1890
0.6
1.9
0.1
0.5
0.0
0.0
0.0
2.9
50
800
0
120
0
0
0
970
1.2
19.4
0.0
2.9
0.0
0.0
0.0
23.5
250
0
0
60
0
0
0
310
34.0
0.0
0.0
8.2
0.0
0.0
0.0
42.2
550
0
0
140
0
0
0
690
2.7
0.0
0.0
0.7
0.0
0.0
0.0
3.4
4600
3935
350
2005
200
7
30
11127
4.3
3.6
0.3
1.9
0.2
0.0
0.0
10.3
190
40
0
250
0
0
0
200
40
20
405
0
275
1420
1.2
0.2
0.0
1.5
0.0
0.0
0.0
1.2
0.2
0.1
2.5
0.0
1.7
8.7
190
40
0
3250
0
150
100
200
40
20
405
0
275
4670
0.7
0.1
0.0
11.4
0.0
0.5
0.4
0.7
0.1
0.1
1.4
0.0
1.0
16.4
0
589
465
100
140
1333
775
0
0
0
0
150
0
86153
0.0
0.2
0.2
0.0
0.0
0.4
0.3
0.0
0.0
0.0
0.0
0.1
0.0
28.9
195
1005
0
200
270
2915
460
120
310
750
443
60
0
6728
0.3
1.6
0.0
0.3
0.4
4.5
0.7
0.2
0.5
1.2
0.7
0.1
0.0
10.5
135
0
0
0
10
700
0
0
200
0
0
750
0
1795
3.3
0.0
0.0
0.0
0.2
17.0
0.0
0.0
4.8
0.0
0.0
18.2
0.0
43.5
0
0
0
0
0
100
50
0
0
0
0
0
0
150
0.0
0.0
0.0
0.0
0.0
13.6
6.8
0.0
0.0
0.0
0.0
0.0
0.0
20.4
0
0
0
0
0
1230
50
0
0
0
0
0
0
1280
0.0
0.0
0.0
0.0
0.0
6.0
0.2
0.0
0.0
0.0
0.0
0.0
0.0
6.3
700
895
230
2810
1211
5905
684
340
35
1350
575
2811
899
18445
0.6
0.8
0.2
2.6
1.1
5.5
0.6
0.3
0.0
1.3
0.5
2.6
0.8
17.1
1300
800
0
0
20
0
0
12505
0
150
14775
16315
8.0
4.9
0.0
0.0
0.1
0.0
0.0
76.6
0.0
0.9
1300
1375
73
0
20
250
0
12905
0
1150
17073
28493
4.6
4.8
0.3
0.0
0.1
0.9
0.0
45.3
0.0
4.0
0
1250
0
0
0
265
0
0
0
0
75677
298313
0.0
0.4
0.0
0.0
0.0
0.1
0.0
0.0
0.0
0.0
8225
2704
580
0
845
225
0
34930
0
70
47579
64286
12.8
4.2
0.9
0.0
1.3
0.3
0.0
54.3
0.0
0.1
0
0
0
0
60
350
0
200
0
0
610
4125
0.0
0.0
0.0
0.0
1.5
8.5
0.0
4.8
0.0
0.0
0
25
0
0
0
0
0
0
0
0
25
735
0.0
3.4
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
200
0
0
0
0
0
18155
0
25
18380
20350
0.0
1.0
0.0
0.0
0.0
0.0
0.0
89.2
0.0
0.1
14612
1052
2562
430
375
765
260
27945
3680
9513
61194
107821
13.6
1.0
2.4
0.4
0.3
0.7
0.2
25.9
3.4
8.8
Record/CD/Tape
Camera/Photo Supply
Florist
Subtotal
Antiques Shop
Total NFSR + HI
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
Subtotal
Store Type
Study Area
Outflow
($)
(%)
Grand
Total All
Locations
($)
(%)
Supermarkets
Specialty Food
Costco (food)
Subtotal
42975
4185
42762
89922
47.8
4.7
47.6
100.0
405237
18507
42762
466506
86.9
4.0
9.2
100.0
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
10970
6710
1560
2735
21975
2.7
1.6
0.4
0.7
5.4
10970
6710
1560
46158
65398
2.1
1.3
0.3
9.0
12.8
General Merchandise
Costco (non-food)
625
2870
4364
13795
0.2
0.7
1.1
3.4
12165
58386
8614
13795
2.4
11.4
1.7
2.7
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Subtotal
8030
8545
1530
5040
600
207
378
24330
2.0
2.1
0.4
1.2
0.1
0.1
0.1
6.0
8920
17982
1860
7600
3555
267
378
40562
1.7
3.5
0.4
1.5
0.7
0.1
0.1
7.9
Record/CD/Tape
Camera/Photo Supply
Florist
Subtotal
1220
2529
695
6360
1631
12333
2119
660
585
2120
1423
3771
1174
119221
0.3
0.6
0.2
1.6
0.4
3.0
0.5
0.2
0.1
0.5
0.3
0.9
0.3
29.2
15366
8479
695
6360
2273
12733
2119
760
985
10475
1830
55599
3049
120723
3.0
1.7
0.1
1.2
0.4
2.5
0.4
0.1
0.2
2.0
0.4
10.9
0.6
23.6
24137
6606
3215
430
1300
1855
260
94135
3680
10758
220538
407718
5.9
1.6
0.8
0.1
0.3
0.5
0.1
23.1
0.9
2.6
54.1
100.0
25787
9391
7365
530
1300
3830
260
111540
14216
18513
192732
512375
5.0
1.8
1.4
0.1
0.3
0.7
0.1
21.8
2.8
3.6
37.6
100.0
Antiques Shop
Total NFSR + HI
LOCATIONAL DISTRIBUTION OF SECONDARY ZONE SOUTH EXPENDITURES
Schell Lumber
Store Type
Supermarkets
Specialty Food
Costco (food)
Subtotal
Downtown
Metro / LCBO / Beer
Stouffville
Western Approach
($)
(%)
($)
(%)
Wal-Mart / CTC
Staples / Mark's
SmartCentres
($)
(%)
Other
Stouffville
($)
(%)
Subtotal
Stouffville
($)
(%)
Uxbridge
($)
(%)
Markham
Markville S.C.
($)
(%)
Markham
Hwy 7 Corridor
($)
(%)
0
0
0
0
0.0
0.0
0.0
0.0
11520
0
0
11520
4.3
0.0
0.0
3.5
4365
0
0
4365
1.6
0.0
0.0
1.3
0
0
0
0
0.0
0.0
0.0
0.0
15885
0
0
15885
5.9
0.0
0.0
4.9
0
0
0
0
0.0
0.0
0.0
0.0
2370
0
0
2370
0.9
0.0
0.0
0.7
12021
645
0
12666
4.5
6.0
0.0
3.9
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
5540
5540
0.0
0.0
0.0
15.0
8.3
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
5540
5540
0.0
0.0
0.0
15.0
8.3
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
14105
11466
0
30513
56084
83.9
91.5
0.0
82.4
84.2
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
General Merchandise
Costco (non-food)
0
0
0
0
0.0
0.0
0.0
0.0
300
0
0
5.2
0.0
0.0
0.0
205
5386
0
0
3.6
39.0
0.0
0.0
0
0
0
0
0.0
0.0
0.0
0.0
505
5386
0
0
8.8
39.0
0.0
0.0
0
200
0
0
0.0
1.4
0.0
0.0
0
0
0
0
0.0
0.0
0.0
0.0
340
0
5190
0
5.9
0.0
89.6
0.0
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Subtotal
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
50
1295
0
0
0
0
0
1345
0.5
10.9
0.0
0.0
0.0
0.0
0.0
2.3
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
50
1295
0
0
0
0
0
1345
0.5
10.9
0.0
0.0
0.0
0.0
0.0
2.3
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
6100
7990
3851
4846
805
175
500
24267
56.3
66.9
81.4
46.9
4.1
53.8
68.0
41.4
0
0
0
1545
13500
0
60
15105
0.0
0.0
0.0
15.0
68.6
0.0
8.2
25.8
Record/CD/Tape
Camera/Photo Supply
Florist
Subtotal
0
0
0
0
0
0
0
0
0
0
0
150
75
225
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.4
6.6
0.3
0
0
0
0
0
0
0
0
0
20
0
570
0
590
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.6
0.0
1.6
0.0
0.7
1010
0
0
0
0
0
0
0
0
0
0
0
0
1010
13.4
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
1.2
0
0
0
0
0
0
0
0
0
0
0
240
0
240
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.7
0.0
0.3
1010
0
0
0
0
0
0
0
0
20
0
960
75
2065
13.4
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.6
0.0
2.6
6.6
2.5
190
0
0
0
0
0
0
0
0
0
0
90
0
280
2.5
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.2
0.0
0.3
0
1467
0
985
458
3135
11390
0
0
0
0
765
0
18200
0.0
33.9
0.0
27.4
36.9
63.6
79.8
0.0
0.0
0.0
0.0
2.1
0.0
22.5
785
2349
0
0
440
740
1875
0
0
800
1570
5475
0
14034
10.4
54.3
0.0
0.0
35.5
15.0
13.1
0.0
0.0
24.9
88.2
15.0
0.0
17.3
Antiques Shop
Subtotal
650
0
0
0
0
0
0
60
0
0
710
2.4
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.0
0.0
0.6
2000
0
0
0
0
0
0
0
0
0
2000
7.5
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
1.7
0
0
20
0
0
0
0
0
0
0
20
0.0
0.0
0.4
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0
0
0
0
575
575
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
6.9
0.5
2650
0
20
0
0
0
0
60
0
575
3305
10.0
0.0
0.4
0.0
0.0
0.0
0.0
0.1
0.0
6.9
2.8
0
0
0
0
0
0
0
300
0
0
300
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.5
0.0
0.0
0.3
0
2162
612
12
0
380
0
0
0
0
3166
0.0
29.6
12.7
4.3
0.0
21.6
0.0
0.0
0.0
0.0
2.7
4850
1277
435
0
0
202
0
5330
3585
2500
18179
18.3
17.5
9.0
0.0
0.0
11.5
0.0
8.2
90.5
30.0
15.3
Total NFSR + HI
935
0.3
2890
0.8
13506
3.7
815
0.2
18146
5.0
780
0.2
101717
28.0
52848
14.5
Store Type
Supermarkets
Specialty Food
Costco (food)
Subtotal
Other
Markham
($)
(%)
Subtotal
Markham
($)
(%)
Newmarket
Upper Canada Mall
Other
Newmarket
Richmond
($)
(%)
($)
(%)
($)
Hill
(%)
Aurora
Power Centre
($)
(%)
Other
Aurora
($)
(%)
All Other
Locations
($)
(%)
235509
5430
40350
281289
87.8
50.9
84.3
86.1
249900
6075
40350
296325
93.2
57.0
84.3
90.7
0
0
0
0
0.0
0.0
0.0
0.0
0
0
1200
1200
0.0
0.0
2.5
0.4
300
0
3930
4230
0.1
0.0
8.2
1.3
0
0
0
0
0.0
0.0
0.0
0.0
0
0
0
0
0.0
0.0
0.0
0.0
2070
4590
2400
9060
0.8
43.0
5.0
2.8
0
0
0
980
980
0.0
0.0
0.0
2.6
1.5
14105
11466
0
31493
57064
83.9
91.5
0.0
85.0
85.7
1600
320
0
0
1920
9.5
2.6
0.0
0.0
2.9
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
300
100
0
400
0.0
2.4
50.0
0.0
0.6
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
1100
450
100
0
1650
6.5
3.6
50.0
0.0
2.5
General Merchandise
4922
7880
600
12815
85.3
57.1
10.4
98.6
5262
7880
5790
12815
91.2
57.1
100.0
98.6
0
0
0
0
0.0
0.0
0.0
0.0
0
0
0
0
0.0
0.0
0.0
0.0
0
0
0
60
0.0
0.0
0.0
0.5
0
0
0
0
0.0
0.0
0.0
0.0
0
0
0
0
0.0
0.0
0.0
0.0
0
330
0
125
0.0
2.4
0.0
1.0
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Subtotal
2330
300
300
692
119
50
0
3791
21.5
2.5
6.3
6.7
0.6
15.4
0.0
6.5
8430
8290
4151
7083
14424
225
560
43163
77.8
69.5
87.7
68.6
73.3
69.2
76.2
73.7
0
0
0
0
0
0
0
86326
0.0
0.0
0.0
0.0
0.0
0.0
0.0
147.4
200
0
0
79
0
0
0
279
1.8
0.0
0.0
0.8
0.0
0.0
0.0
0.5
0
0
150
460
0
0
0
610
0.0
0.0
3.2
4.5
0.0
0.0
0.0
1.0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
2155
2350
430
2700
5260
100
175
13170
19.9
19.7
9.1
26.2
26.7
30.8
23.8
22.5
Record/CD/Tape
Camera/Photo Supply
Florist
Subtotal
3350
150
0
2380
91
190
55
290
605
2260
0
29157
958
39486
44.4
3.5
0.0
66.2
7.3
3.9
0.4
85.3
91.0
70.3
0.0
79.9
83.8
48.8
4135
3966
0
3365
989
4065
13320
290
605
3060
1570
35397
958
71720
54.8
91.7
0.0
93.6
79.8
82.5
93.3
85.3
91.0
95.2
88.2
97.0
83.8
88.5
0
0
0
0
0
0
0
0
0
0
0
0
0
143720
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
177.4
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
700
110
0
0
0
0
250
0
20
10
0
0
0
1090
9.3
2.5
0.0
0.0
0.0
0.0
1.8
0.0
3.0
0.3
0.0
0.0
0.0
1.3
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
1505
250
1445
230
251
865
700
50
40
125
210
60
110
5841
20.0
5.8
100.0
6.4
20.2
17.5
4.9
14.7
6.0
3.9
11.8
0.2
9.6
7.2
Antiques Shop
Subtotal
12075
1895
2625
0
175
524
0
49220
0
4195
70709
45.5
26.0
54.3
0.0
38.0
29.8
0.0
75.5
0.0
50.4
59.4
16925
5334
3672
12
175
1106
0
54550
3585
6695
92054
63.7
73.1
76.0
4.3
38.0
63.0
0.0
83.7
90.5
80.4
77.3
0
0
0
0
0
0
0
0
0
0
184408
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
154.8
0
0
95
0
30
0
0
0
0
0
125
0.0
0.0
2.0
0.0
6.5
0.0
0.0
0.0
0.0
0.0
0.1
350
0
125
0
75
0
0
40
378
0
968
1.3
0.0
2.6
0.0
16.3
0.0
0.0
0.1
9.5
0.0
0.8
0
0
0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
6625
1965
920
265
180
650
500
10210
0
1055
22370
25.0
26.9
19.0
95.7
39.1
37.0
100.0
15.7
0.0
12.7
18.8
Total NFSR + HI
141183
38.8
295748
81.3
592276
162.9
404
0.1
3128
0.9
0
0.0
0
0.0
43486
12.0
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
Subtotal
Store Type
Study Area
Outflow
($)
(%)
Grand
Total All
Locations
($)
(%)
Supermarkets
Specialty Food
Costco (food)
Subtotal
252270
10665
47880
310815
94.1
100.0
100.0
95.1
268155
10665
47880
326700
100.0
100.0
100.0
100.0
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
16805
12536
200
31493
61034
100.0
100.0
100.0
85.0
91.7
16805
12536
200
37033
66574
100.0
100.0
100.0
100.0
100.0
General Merchandise
Costco (non-food)
5262
8210
5790
13000
91.2
59.5
100.0
100.0
5767
13796
5790
13000
100.0
100.0
100.0
100.0
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Subtotal
10785
10640
4731
10322
19684
325
735
57222
99.5
89.1
100.0
100.0
100.0
100.0
100.0
97.7
10835
11935
4731
10322
19684
325
735
58567
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
Record/CD/Tape
Camera/Photo Supply
Florist
Subtotal
6340
4326
1445
3595
1240
4930
14270
340
665
3195
1780
35457
1068
78651
84.1
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
99.4
100.0
97.1
93.4
97.1
7540
4326
1445
3595
1240
4930
14270
340
665
3215
1780
36507
1143
80996
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
Antiques Shop
Subtotal
23900
7299
4812
277
460
1756
500
64800
3963
7750
115517
90.0
100.0
99.6
100.0
100.0
100.0
100.0
99.4
100.0
93.1
97.0
26550
7299
4832
277
460
1756
500
65160
3963
8325
119122
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
Total NFSR + HI
344686
94.8
363612
100.0
Schell Lumber
Store Type
Supermarkets
Specialty Food
Costco (food)
Subtotal
Downtown
Metro / LCBO / Beer
Stouffville
Western Approach
($)
(%)
($)
(%)
Wal-Mart / CTC
Staples / Mark's
SmartCentres
($)
(%)
Other
Stouffville
($)
(%)
Subtotal
Stouffville
($)
(%)
Uxbridge
($)
(%)
Markham
Markville S.C.
($)
(%)
Markham
Hwy 7 Corridor
($)
(%)
0
0
0
0
0.0
0.0
0.0
100.0
11520
0
0
11520
100.0
0.0
0.0
100.0
4365
0
0
4365
100.0
0.0
0.0
100.0
0
0
0
0
0.0
0.0
0.0
100.0
15885
0
0
15885
100.0
0.0
0.0
100.0
0
0
0
0
0.0
0.0
0.0
100.0
2370
0
0
2370
100.0
0.0
0.0
100.0
12021
645
0
12666
94.9
5.1
0.0
100.0
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
5540
5540
0.0
0.0
0.0
41.0
41.0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
5540
5540
0.0
0.0
0.0
30.5
30.5
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
14105
11466
0
30513
56084
13.9
11.3
0.0
30.0
55.1
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
General Merchandise
Costco (non-food)
0
0
0
0
0.0
0.0
0.0
0.0
300
0
0
10.4
0.0
0.0
0.0
205
5386
0
0
1.5
39.9
0.0
0.0
0
0
0
0
0.0
0.0
0.0
0.0
505
5386
0
0
2.8
29.7
0.0
0.0
0
200
0
0
0.0
25.6
0.0
0.0
0
0
0
0
0.0
0.0
0.0
0.0
340
0
5190
0
0.6
0.0
9.8
0.0
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Subtotal
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
50
1295
0
0
0
0
0
1345
0.4
9.6
0.0
0.0
0.0
0.0
0.0
10.0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
50
1295
0
0
0
0
0
1345
0.3
7.1
0.0
0.0
0.0
0.0
0.0
7.4
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
6100
7990
3851
4846
805
175
500
24267
6.0
7.9
3.8
4.8
0.8
0.2
0.5
23.9
0
0
0
1545
13500
0
60
15105
0.0
0.0
0.0
2.9
25.5
0.0
0.1
28.6
Record/CD/Tape
Camera/Photo Supply
Florist
Subtotal
0
0
0
0
0
0
0
0
0
0
0
150
75
225
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
16.0
8.0
24.1
0
0
0
0
0
0
0
0
0
20
0
570
0
590
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.7
0.0
19.7
0.0
20.4
1010
0
0
0
0
0
0
0
0
0
0
0
0
1010
7.5
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
7.5
0
0
0
0
0
0
0
0
0
0
0
240
0
240
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
29.4
0.0
29.4
1010
0
0
0
0
0
0
0
0
20
0
960
75
2065
5.6
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.0
5.3
0.4
11.4
190
0
0
0
0
0
0
0
0
0
0
90
0
280
24.4
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
11.5
0.0
35.9
0
1467
0
985
458
3135
11390
0
0
0
0
765
0
18200
0.0
1.4
0.0
1.0
0.5
3.1
11.2
0.0
0.0
0.0
0.0
0.8
0.0
17.9
785
2349
0
0
440
740
1875
0
0
800
1570
5475
0
14034
1.5
4.4
0.0
0.0
0.8
1.4
3.5
0.0
0.0
1.5
3.0
10.4
0.0
26.6
Antiques Shop
Subtotal
Total NFSR + HI
650
0
0
0
0
0
0
60
0
0
710
935
69.5
0.0
0.0
0.0
0.0
0.0
0.0
6.4
0.0
0.0
2000
0
0
0
0
0
0
0
0
0
2000
2890
69.2
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0
20
0
0
0
0
0
0
0
20
13506
0.0
0.0
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0
0
0
0
575
575
815
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
70.6
2650
0
20
0
0
0
0
60
0
575
3305
18146
14.6
0.0
0.1
0.0
0.0
0.0
0.0
0.3
0.0
3.2
0
0
0
0
0
0
0
300
0
0
300
780
0.0
0.0
0.0
0.0
0.0
0.0
0.0
38.5
0.0
0.0
0
2162
612
12
0
380
0
0
0
0
3166
101717
0.0
2.1
0.6
0.0
0.0
0.4
0.0
0.0
0.0
0.0
4850
1277
435
0
0
202
0
5330
3585
2500
18179
52848
9.2
2.4
0.8
0.0
0.0
0.4
0.0
10.1
6.8
4.7
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
Store Type
Supermarkets
Specialty Food
Costco (food)
Subtotal
Other
Markham
($)
(%)
Subtotal
Markham
($)
(%)
Newmarket
Upper Canada Mall
Other
Newmarket
Richmond
($)
(%)
($)
(%)
($)
Hill
(%)
Aurora
Power Centre
($)
(%)
Other
Aurora
($)
(%)
All Other
Locations
($)
(%)
235509
5430
40350
281289
83.7
1.9
14.3
100.0
249900
6075
40350
296325
84.3
2.1
13.6
100.0
0
0
0
0
0.0
0.0
0.0
100.0
0
0
1200
1200
0.0
0.0
100.0
100.0
300
0
3930
4230
7.1
0.0
92.9
100.0
0
0
0
0
0.0
0.0
0.0
100.0
0
0
0
0
0.0
0.0
0.0
100.0
2070
4590
2400
9060
22.8
50.7
26.5
100.0
0
0
0
980
980
0.0
0.0
0.0
0.7
0.7
14105
11466
0
31493
57064
4.8
3.9
0.0
10.6
19.3
1600
320
0
0
1920
0.3
0.1
0.0
0.0
0.3
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
300
100
0
400
0.0
9.6
3.2
0.0
12.8
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
1100
450
100
0
1650
2.5
1.0
0.2
0.0
3.8
General Merchandise
Costco (non-food)
4922
7880
600
12815
3.5
5.6
0.4
9.1
5262
7880
5790
12815
1.8
2.7
2.0
4.3
0
0
0
0
0.0
0.0
0.0
0.0
0
0
0
0
0.0
0.0
0.0
0.0
0
0
0
60
0.0
0.0
0.0
1.9
0
0
0
0
0.0
0.0
0.0
0.0
0
0
0
0
0.0
0.0
0.0
0.0
0
330
0
125
0.0
0.8
0.0
0.3
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Subtotal
2330
300
300
692
119
50
0
3791
1.7
0.2
0.2
0.5
0.1
0.0
0.0
2.7
8430
8290
4151
7083
14424
225
560
43163
2.9
2.8
1.4
2.4
4.9
0.1
0.2
14.6
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
200
0
0
79
0
0
0
279
49.5
0.0
0.0
19.6
0.0
0.0
0.0
69.1
0
0
150
460
0
0
0
610
0.0
0.0
4.8
14.7
0.0
0.0
0.0
19.5
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
2155
2350
430
2700
5260
100
175
13170
5.0
5.4
1.0
6.2
12.1
0.2
0.4
30.3
Record/CD/Tape
Camera/Photo Supply
Florist
Subtotal
3350
150
0
2380
91
190
55
290
605
2260
0
29157
958
39486
2.4
0.1
0.0
1.7
0.1
0.1
0.0
0.2
0.4
1.6
0.0
20.7
0.7
28.0
4135
3966
0
3365
989
4065
13320
290
605
3060
1570
35397
958
71720
1.4
1.3
0.0
1.1
0.3
1.4
4.5
0.1
0.2
1.0
0.5
12.0
0.3
24.3
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
700
110
0
0
0
0
250
0
20
10
0
0
0
1090
22.4
3.5
0.0
0.0
0.0
0.0
8.0
0.0
0.6
0.3
0.0
0.0
0.0
34.8
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
1505
250
1445
230
251
865
700
50
40
125
210
60
110
5841
3.5
0.6
3.3
0.5
0.6
2.0
1.6
0.1
0.1
0.3
0.5
0.1
0.3
13.4
12075
1895
2625
0
175
524
0
49220
0
4195
70709
141183
8.6
1.3
1.9
0.0
0.1
0.4
0.0
34.9
0.0
3.0
16925
5334
3672
12
175
1106
0
54550
3585
6695
92054
295748
5.7
1.8
1.2
0.0
0.1
0.4
0.0
18.4
1.2
2.3
0
0
0
0
0
0
0
0
0
0
184408
592276
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0
95
0
30
0
0
0
0
0
125
404
0.0
0.0
23.5
0.0
7.4
0.0
0.0
0.0
0.0
0.0
350
0
125
0
75
0
0
40
378
0
968
3128
11.2
0.0
4.0
0.0
2.4
0.0
0.0
1.3
12.1
0.0
0
0
0
0
0
0
0
0
0
0
0
0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0
0
0
0
0
0
0
0
0
0
0
1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
6625
1965
920
265
180
650
500
10210
0
1055
22370
43486
15.2
4.5
2.1
0.6
0.4
1.5
1.1
23.5
0.0
2.4
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
Antiques Shop
Total NFSR + HI
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
Subtotal
Store Type
Study Area
Outflow
($)
(%)
Grand
Total All
Locations
($)
(%)
Supermarkets
Specialty Food
Costco (food)
Subtotal
252270
10665
47880
310815
81.2
3.4
15.4
100.0
268155
10665
47880
326700
82.1
3.3
14.7
100.0
Department Stores
Sears
Bay
Zellers
Wal-Mart
Subtotal
16805
12536
200
31493
61034
4.9
3.6
0.1
9.1
17.7
16805
12536
200
37033
66574
4.6
3.4
0.1
10.2
18.3
General Merchandise
Costco (non-food)
5262
8210
5790
13000
1.5
2.4
1.7
3.8
5767
13796
5790
13000
1.6
3.8
1.6
3.6
Mens & Ladies Wear
Family Wear/Unisex
Childrens Wear
Shoe Stores
Jewellery Stores
Subtotal
10785
10640
4731
10322
19684
325
735
57222
3.1
3.1
1.4
3.0
5.7
0.1
0.2
16.6
10835
11935
4731
10322
19684
325
735
58567
3.0
3.3
1.3
2.8
5.4
0.1
0.2
16.1
Record/CD/Tape
Camera/Photo Supply
Florist
Subtotal
6340
4326
1445
3595
1240
4930
14270
340
665
3195
1780
35457
1068
78651
1.8
1.3
0.4
1.0
0.4
1.4
4.1
0.1
0.2
0.9
0.5
10.3
0.3
22.8
7540
4326
1445
3595
1240
4930
14270
340
665
3215
1780
36507
1143
80996
2.1
1.2
0.4
1.0
0.3
1.4
3.9
0.1
0.2
0.9
0.5
10.0
0.3
22.3
23900
7299
4812
277
460
1756
500
64800
3963
7750
115517
344686
6.9
2.1
1.4
0.1
0.1
0.5
0.1
18.8
1.1
2.2
33.5
100.0
26550
7299
4832
277
460
1756
500
65160
3963
8325
119122
363612
7.3
2.0
1.3
0.1
0.1
0.5
0.1
17.9
1.1
2.3
32.8
100.0
Antiques Shop
Total NFSR + HI
APPENDIX C-4
HEAD OF HOUSEHOLD (GENDER)
Head of Household (Gender)
Female
Male
Total
Female
Male
Total
Female
Male
Total
Total
Sample Size
(#)
(%)
635
215
850
74.7
25.3
100.0
Urban
Uxbridge
STA East
(#)
(%)
103
32
135
76.3
23.7
100.0
Pickering
North of Hwy. 7
STA East
(#)
(%)
13
6
19
68.4
31.6
100.0
Urban Stouffville
PTA
(#)
199
66
265
Rural
W.-Souffville
(%)
(#)
75.1
24.9
100.0
100
35
135
PTA
Total
W.-Souffville
(%)
(#)
74.1
25.9
100.0
299
101
400
PTA
(%)
74.8
25.3
100.0
Rural Uxbridge S.
Rural Uxbridge N.
Total
South of Davis Dr.
North of Davis Dr.
Uxbridge
STA East
(#)
(%)
36
10
46
78.3
21.7
100.0
STA East
(#)
(%)
STA East
(#)
(%)
34
16
50
173
58
231
68.0
32.0
100.0
Markham
North of 16th
Total
Uxbridge + Pickering
Total PTA
+ STA East
STA East
(#)
(%)
(#)
(%)
186
64
250
485
165
650
74.6
25.4
100.0
74.4
25.6
100.0
74.9
25.1
100.0
East of Kennedy
STA South
(#)
(%)
150
50
200
75.0
25.0
100.0
APPENDIX C-5
AVERAGE SIZE OF HOUSEHOLD
Total
Sample Size
Average
2.86
Urban
Uxbridge
STA East
Average
2.67
Pickering
North of Hwy. 7
STA East
Average
3.11
Urban Stouffville
Rural
W.-Souffville
Total
W.-Souffville
PTA
PTA
PTA
2.91
2.23
2.68
Rural Uxbridge S.
Rural Uxbridge N.
Total
South of Davis Dr.
North of Davis Dr.
Uxbridge
STA East
2.72
STA East
3.16
Total
STA East
na
Markham - N. of 16th
STA East
Total PTA
+ STA East
2.81
2.73
E. of Kennedy
STA South
3.25
APPENDIX C-6
AGE PROFILE OF RESPONDENTS
Age Profile
Under 25
25-34
35-44
45-54
55-64
65+
Total
Refusals
Total With Refusals
Age Profile
Under 25
25-34
35-44
45-54
55-64
65+
Total
Refusals
Total With Refusals
Age Profile
Under 25
25-34
35-44
45-54
55-64
65+
Total
Refusals
Total With Refusals
Total
Sample Size
(#)
(%)
21
75
148
151
147
301
843
7
850
2.5
8.9
17.6
17.9
17.4
35.7
100.0
Urban
Uxbridge
STA East
(#)
(%)
1
9
18
31
20
56
135
0
135
0.7
6.7
13.3
23.0
14.8
41.5
100.0
Pickering
North of Hwy. 7
STA East
(#)
(%)
0
0
3
5
6
5
19
0
19
0.0
0.0
15.8
26.3
31.6
26.3
100.0
Urban Stouffville
(#)
8
32
49
48
44
82
263
2
265
PTA
Rural
W.-Souffville
(%)
(#)
3.0
12.2
18.6
18.3
16.7
31.2
100.0
2
3
4
15
31
77
132
3
135
PTA
Total
W.-Souffville
(%)
(#)
1.5
2.3
3.0
11.4
23.5
58.3
100.0
10
35
53
63
75
159
395
5
400
PTA
(%)
2.5
8.9
13.4
15.9
19.0
40.3
100.0
Rural Uxbridge S.
Rural Uxbridge N.
Total
South of Davis Dr.
North of Davis Dr.
Uxbridge
STA East
(#)
(%)
0
2
4
10
10
20
46
0
46
0.0
4.3
8.7
21.7
21.7
43.5
100.0
STA East
(#)
(%)
STA East
(#)
(%)
0
1
12
10
17
10
50
0
50
1
12
34
51
47
86
231
0
231
0.0
2.0
24.0
20.0
34.0
20.0
100.0
Total
Total PTA
+ STA East
STA East
(#)
(%)
(#)
(%)
1
12
37
56
53
91
250
0
250
11
47
90
119
128
250
645
5
650
1.7
7.3
14.0
18.4
19.8
38.8
100.0
0.4
4.8
14.8
22.4
21.2
36.4
100.0
0.4
5.2
14.7
22.1
20.3
37.2
100.0
E. of Kennedy
STA South
(#)
(%)
10
28
58
32
19
51
198
2
200
5.1
14.1
29.3
16.2
9.6
25.8
100.0
APPENDIX C-7
EMPLOYMENT PROFILE OF RESPONDENTS
Employment Profile
Employed FT
Employed PT
Self Employed
Unemployed
Retired
Student
Homemaker
Disabled
Refused
Total
Employment Profile
Employed FT
Employed PT
Self Employed
Unemployed
Retired
Student
Homemaker
Disabled
Refused
Total
Employment Profile
Employed FT
Employed PT
Self Employed
Unemployed
Retired
Student
Homemaker
Disabled
Refused
Total
Total
Sample Size
(#)
(%)
317
74
37
7
335
14
62
3
1
850
37.3
8.7
4.4
0.8
39.4
1.6
7.3
0.4
0.1
100.0
Urban
Uxbridge
STA East
(#)
(%)
52
8
8
0
58
1
8
0
0
135
6.2
0.9
0.9
0.0
6.9
0.1
0.9
0.0
0.0
100.0
Pickering
North of Hwy. 7
STA East
(#)
(%)
3
3
5
0
6
0
1
1
0
19
0.4
0.4
0.6
0.0
0.7
0.0
0.1
0.1
0.0
100.0
Urban Stouffville
(#)
PTA
Rural
W.-Souffville
(%)
(#)
102
27
12
3
87
6
26
2
38.8
10.3
4.6
1.1
33.1
2.3
9.9
0.8
265
100.0
PTA
Total
W.-Souffville
PTA
(%)
(#)
(%)
25
14
3
1
89
1
2
0
18.9
10.6
2.3
0.8
67.4
0.8
1.5
0.0
127
41
15
4
176
7
28
2
32.2
10.4
3.8
1.0
44.6
1.8
7.1
0.5
135
100.0
400
100.0
Rural Uxbridge S.
Rural Uxbridge N.
Total
South of Davis Dr.
North of Davis Dr.
Uxbridge
STA East
(#)
(%)
20
2
2
0
20
0
2
0
0
46
7.6
0.8
0.8
0.0
7.6
0.0
0.8
0.0
0.0
100.0
STA East
(#)
(%)
STA East
(#)
(%)
19
9
2
1
17
0
2
0
0
50
91
19
12
1
95
1
12
0
0
231
14.4
6.8
1.5
0.8
12.9
0.0
1.5
0.0
0.0
100.0
Total
Total PTA
+ STA East
STA East
(#)
(%)
(#)
(%)
94
22
17
1
101
1
13
1
0
250
221
63
32
5
277
8
41
3
0
650
167.4
35.7
8.4
6.5
0.4
38.4
0.4
4.9
0.4
0.0
100.0
23.0
4.8
3.0
0.3
24.1
0.3
3.0
0.0
0.0
100.0
47.7
24.2
3.8
209.8
6.1
31.1
2.3
0.0
100.0
E. of Kennedy
STA South
(#)
(%)
96
11
5
2
58
6
21
0
1
200
24.3
2.8
1.3
0.5
14.7
1.5
5.3
0.0
0.3
100.0
APPENDIX C-8
# OF HOUSEHOLD HEADS SHOPPED AT STORE TYPE IN RECALL PERIOD (HIGHEST TO LOWEST FREQUENCY)
Store Type
Total
Sample Size
(#)
(%)
Primary Trade Area
PTA
(#)
(%)
Total
Markham
Part
STA East
(#)
(%)
STA South
(#)
(%)
Supermarket / Superstore Incl. Costco (food)
846
727
99.5
85.5
399
339
99.8
84.8
249
209
99.6
83.6
198
179
99.0
89.5
662
636
77.9
74.8
324
302
81.0
75.5
189
221
75.6
88.4
149
113
74.5
56.5
561
549
66.0
64.6
277
290
69.3
72.5
147
142
58.8
56.8
137
117
68.5
58.5
332
331
267
39.1
38.9
31.4
174
150
122
43.5
37.5
30.5
102
115
88
40.8
46.0
35.2
56
66
57
28.0
33.0
28.5
261
256
218
187
176
170
30.7
30.1
25.6
22.0
20.7
20.0
97
124
109
69
84
85
24.3
31.0
27.3
17.3
21.0
21.3
101
97
71
52
23
45
40.4
38.8
28.4
20.8
9.2
18.0
63
35
38
66
69
40
31.5
17.5
19.0
33.0
34.5
20.0
164
158
133
118
114
110
91
88
19.3
18.6
15.6
13.9
13.4
12.9
10.7
10.4
80
74
62
70
25
53
51
39
20.0
18.5
15.5
17.5
6.3
13.3
12.8
9.8
42
44
35
32
73
29
23
34
16.8
17.6
14.0
12.8
29.2
11.6
9.2
13.6
42
40
36
16
16
28
17
15
21.0
20.0
18.0
8.0
8.0
14.0
8.5
7.5
80
75
65
61
42
35
30
29
26
24
20
19
17
7,678
9.0
9.4
8.8
7.6
7.2
4.9
4.1
3.5
3.4
3.1
2.8
2.4
2.2
2.0
37
30
39
30
18
17
15
14
13
9
7
13
8
3,649
9.1
9.3
7.5
9.8
7.5
4.5
2.0
3.8
3.5
3.3
2.3
1.8
3.3
2.0
24
16
18
20
13
13
11
9
7
11
5
5
5
2,320
9.3
9.6
6.4
7.2
8.0
5.2
5.2
4.4
3.6
2.8
4.4
2.0
2.0
2.0
19
29
8
11
11
5
4
6
6
4
8
1
4
1,709
8.5
9.5
14.5
4.0
5.5
5.5
2.5
2.0
3.0
3.0
2.0
4.0
0.5
2.0
No store type had a shopping frequency in the 40% - 60% range
Shoe Store
Florist
HI: Hardware/ Paint/Paper/Electrical/Plumbing
Bath/Bedding/LinenStore
Jewellery Store
Antiques Shop
Total Purchases
Average Purchases per Respondent
APPENDIX C-9
HEAD OF HOUSEHOLD AVERAGE AMOUNT SPENT AT STORE TYPE IN RECALL PERIOD
Store Type
Total Sample
Amount Spent
($)
(%)
Primary Trade Area
PTA
($)
(%)
Uxbridge +
Pickering
STA East
($)
(%)
Markham
(Part)
STA South
($)
(%)
1691
339
2030
18.0%
3.6%
21.6%
1670
338
2008
18.7%
3.8%
22.5%
1799
313
2112
19.3%
3.4%
22.7%
1596
372
1968
14.0%
3.3%
17.3%
Subtotal
297
195
607
176
1275
323
172
592
178
1265
3273
3612
3.2%
2.8%
8.1%
2.0%
16.1%
38.8%
245
122
476
160
1003
3305
3.6%
1.9%
6.6%
2.0%
14.1%
36.6%
294
264
759
183
1500
Subtotal 60% - 100% of Respondents Shopped
3.2%
2.1%
6.5%
1.9%
13.6%
35.2%
2971
2.2%
1.1%
4.2%
1.4%
8.8%
26.1%
175
120
187
482
1.9%
1.3%
2.0%
5.1%
180
114
165
459
2.0%
1.3%
1.8%
5.1%
182
134
204
520
2.0%
1.4%
2.2%
5.6%
149
111
209
469
1.3%
1.0%
1.8%
4.1%
80
111
279
145
141
301
1057
0.9%
1.2%
3.0%
1.5%
1.5%
3.2%
11.3%
82
118
291
133
98
405
1127
0.9%
1.3%
3.3%
1.5%
1.1%
4.5%
12.6%
84
108
261
146
92
209
900
0.9%
1.2%
2.8%
1.6%
1.0%
2.2%
9.7%
69
92
281
156
207
182
987
0.6%
0.8%
2.5%
1.4%
1.8%
1.6%
8.7%
245
216
45
88
241
863
242
103
2043
2.6%
2.3%
0.5%
0.9%
2.6%
9.2%
2.6%
1.1%
21.7%
255
222
40
89
372
804
192
90
2064
2.9%
2.5%
0.4%
1.0%
4.2%
9.0%
2.1%
1.0%
23.1%
212
289
65
95
195
889
320
113
2178
2.3%
3.1%
0.7%
1.0%
2.1%
9.5%
3.4%
1.2%
23.4%
258
123
34
71
248
948
284
117
2083
2.3%
1.1%
0.3%
0.6%
2.2%
8.3%
2.5%
1.0%
18.3%
Fabric of Yarn Store
Jewellery Store
Antiques Shop
Subtotal
80
134
70
613
335
555
99
68
142
103
107
124
78
2508
0.9%
1.4%
0.7%
6.5%
3.6%
5.9%
1.1%
0.7%
1.5%
1.1%
1.1%
1.3%
0.8%
26.7%
75
115
71
471
229
295
124
82
157
38
148
123
91
2019
0.8%
1.3%
0.8%
5.3%
2.6%
3.3%
1.4%
0.9%
1.8%
0.4%
1.7%
1.4%
1.0%
22.6%
76
116
72
178
489
663
69
59
141
63
76
52
53
2107
0.8%
1.2%
0.8%
1.9%
5.2%
7.1%
0.7%
0.6%
1.5%
0.7%
0.8%
0.6%
0.6%
22.6%
94
163
58
1789
327
1158
85
46
111
361
92
500
81
4865
0.8%
1.4%
0.5%
15.7%
2.9%
10.2%
0.7%
0.4%
1.0%
3.2%
0.8%
4.4%
0.7%
42.8%
Total Amount Spent by Household Head ($)
9,395
100%
8,942
100%
9,317
100%
11,375
100%
Supermarket / Superstore Incl. Costco (food)
Subtotal
Subtotal
Shoe Store
Subtotal
Florist
HI: Hardware/ Paint/Paper/Electrical/Plumbing
Subtotal
NETWORK
RESEARCH
INFO RECHERCHE
Study#:
Topic:
Toronto
Montreal
3374
Stouffville Shopping
Contacts Report
Company:
Contact: Scott Morgan
OVERALL
1
Not in the sample area
2
Q.A - Not male/female head of household
3
Q.B - No shopping in the last 3 months
4
QUOTA FULL - MALE/FEMALE HEAD OF HOUSEHOLD
76
QUALIFIED RESPONDENT BREAK OFF
77
ILLNESS, INCAPABLE
78
BUSY
79
FAX/MODEM
80
HOUSEHOLD REFUSAL
81
LANGUAGE
84
BUSINESS/RESIDENTIAL
85
NO ANSWER
86
ANSWERING MACHINE
87
RESPONDENT REFUSAL
88
SELECTED/ELIGIBLE RESP. NOT AVAILABLE
89
NOT IN SERVICE
980
TOTAL NUMBERS ATTEMPTED
981
TOTAL ELIGIBLE NUMBERS
982
TOTAL ASKED
983
TOTAL CO-OPERATIVE CONTACTS
985
REFUSAL RATE
986
RESPONSE RATE
994
TOTAL QUALIFIED
995
TOTAL TERMINATES
996
AVG. LENGTH OF INTERVIEW
997
INCIDENCE (WITH QUAL REF)
998
INCIDENCE (WITHOUT QUAL REF)
999
COMPLETED INTERVIEW
Timestamp: 10:29:38 AM, Jul/17/12
68
25
71
25
65
25
335
154
211
397
175
1651
1050
1678
176
861
7817
6627
2993
1039
65.29
15.68
850
189
14.78
81.81
81.81
850
1
TOWN OF WHITCHURCH-STOUFFVILLE
CONSUMER TELEPHONE EXPENDITURE SURVEY
INTERVIEWER RECORD:
Interview completed with:
Female head of household @ 75%
Male head of household @ 25%
No. (...............)
2012
Quota
635
215
850
(Circle One)
1
2
2006
Pop'n
2011
Pop'n
2011
(%)
2012
Quota
25,036
12,592
37,628
41.3%
20.8%
62.1%
265
135
400
Sample Area 3A - Community of Uxbridge (Urban Area)
Sample Area 3B - Balance of Uxbridge South of Davis Dr.
Sample Area 3C - Balance of Uxbridge North of Davis Dr.
Sample Area 3D - Pickering North of Highway 7
Subtotal STA
12,333
4,312
3,978
2,365
22,988
20.3%
7.1%
6.6%
3.9%
37.9%
130
50
45
25
250
Subtotal Stouffville Trade Area without Sample Area 2A (Markham)
60,616
100.0%
650
Sample Area 2A - Markham N. of 16th Ave. + E. of Kennedy Rd.
48,158
Stand-alone
200
TOTAL SAMPLE
108,774
Interviews To Be Completed In:
Sample Areas
Sample Area 1A - Community of Stouffville (Urban Area)
Sample Area 1B - balance of Whitchurch Stouffville
Subtotal Whitchurch-Stouffville
Mr.
Mrs.
Miss
[ ]
[ ]
[ ]
(First Name)
Address:
(Surname)
Community:
850
Phone:
Date:
Postal Code (6 digits):
Nearest Lot & Concession Line: (Rural Residents Only)
Time
Started:
[ ] A.M.
[ ] P.M.
Time
Finished:
[ ] A.M.
[ ] P.M.
SUPERVISOR: IF YOU HAVE CHECKED EACH PAGE, INITIAL HERE ..........
Good
I am calling on behalf of NETWORK RESEARCH, a market research company.
Our firm has been retained by the Town of Whitchurch-Stouffville to conduct a survey of people's shopping habits,
and I would like to ask you a few questions.
A.
Are you the female/male head of the household? (Circle One)
IF NEITHER AVAILABLE, TERMINATE INTERVIEW AND RECORD.
(Circle One)
Female head of household ....
1
Male head of household ......
2
WATCH QUOTAS
635
215
2
B.
In the LAST THREE MONTHS, have you done any shopping whatsoever?
Yes ..........
No ...........
1(a)
1
2
(Go to 1(a))
TERMINATE INTERVIEW & RECORD.
In just the PAST THREE MONTHS have you shopped at MAJOR OR DISCOUNT
DEPARTMENT STORES such as The Bay, Sears, Zellers, or Wal-Mart, but excluding
Sears Catalogue stores?
Yes ..........
No ...........
1
2
(Go to 1(b))
SKIP TO QUESTION 2(a)
FOR EACH STORE RESPONSE, ASK Q.1(b) AND Q.1(c) TOGETHER.
1(b)
What is the name of the department store or stores and where is it located? Just give
me the name of the shopping centre or two closest intersecting streets as well as the
community in which it is located.
(CIRCLE APPROPRIATE CODE(S) BELOW OR SPECIFY)
1(c)
During the PAST THREE MONTHS, approximately how much did you spend at
(NAME OF STORE)?
Qu. 1(b)
Name
Wal-Mart
Wal-Mart
Wal-Mart
Wal-Mart
Wal-Mart
Wal-Mart
Wal-Mart
Wal-Mart
Wal-Mart
Wal-Mart
Qu. 1(b)
Location
Stouffville - Hwy. 48 (Markham Rd.) and Hoover Park Dr. - Stouffville Gateway Centre
Uxbridge - Toronto St. & Welwood Dr.
Pickering - Hwy. 401 & Brock Rd. North
Markham - Markville Shopping Centre (Hwy. 7 & McCowan Rd.)
Richmond Hill - Major Mackenzie Dr. & Bayview Ave.
Aurora - SmartCentres' Power Centre (Hwy. 404 & Wellington St.)
Newmarket - Hwy. 11 (Yonge St.) & Green Lane
Vaughan (Maple) - Hwy. 400 & Hwy. 7
Code
-1-2-3-4-5-6-7-8-9-10-
Qu. 1 (c)
Amount Spent
$..............
$..............
$..............
$..............
$..............
$..............
$..............
$..............
$..............
$..............
Zellers
Zellers
Zellers
Zellers
Zellers
Zellers
Richmond Hill - Hillcrest Mall (Yonge St. & Carrville Rd.)
Aurora - Bayview Ave. & Wellington St.)
Newmarket - Upper Canada Mall - Hwy. 11 (Yonge St.) & Davis Dr.
Newmarket - 404 Town Centre - Leslie St. & Davis Dr.
-11-12-13-14-15-16-
$..............
$..............
$..............
$..............
$..............
$..............
Sears
Sears
Sears
Sears
Pickering - Pickering Town Centre (Kingston Rd. & Liverpool Rd.)
-17-18-19-20-
$..............
$..............
$..............
$..............
The Bay
The Bay
The Bay
The Bay
The Bay
Pickering - Pickering Town Centre (Kingston Rd. & Liverpool Rd.)
Richmond Hill - Hillcrest Mall (Yonge St. & Carrville Rd.)
-21-22-23-24-25-
$..............
$..............
$..............
$..............
$..............
-26- - -
$..............
$..............
OTHER (PLEASE SPECIFY)
3
1(d)
Have you shopped at any other MAJOR or DISCOUNT DEPARTMENT STORE in the past THREE MONTHS
(NAME OF STORE)?
IF YES , REPEAT QUESTION 1b) to 1 c) AS OFTEN AS NECESSARY. IF NO, GO TO QUESTION 2a).
2(a)
In just the PAST THREE MONTHS, have you shopped at any GENERAL MERCHANDISE
STORE, such as a dollar store, a general store, Giant Tiger, Stedmans, The Bargain Shop, or a
Sears Catalogue or Dealer store, including any NON-FOOD SHOPPING at Costco?
Yes .........
No ..........
1
2
(Go to Q.2(b)
SKIP TO QUESTION 3(a)
FOR EACH STORE RESPONSE, ASK Q.2(b) AND Q.2(c) TOGETHER.
2(b)
What is the name of the store or stores, and where is it located? Just give me the name of the
shopping centre or the name of the community in which it is located.
2(c)
(NAME OF STORE)?
Qu. 2(b)
Name
(PLEASE SPECIFY)
Qu. 2(b)
Location
Circle
Code
Qu. 2(c)
Amount Spent
-1-2-3-4-5- - -
$..............
$..............
-17-
$..............
Giant Tiger Stouffville Main St. & West St.
Mighty Bucks Stouffville Ringwood Plaza
COSTCO
(Non-Food Only)
$..............
$..............
$..............
3(a)
In just the PAST THREE MONTHS have you shopped at any of the following
CLOTHING, CLOTHING ACCESSORIES, SHOE, JEWELLERY, or LUGGAGE
and LEATHER GOODS stores?
i)
A men's or ladies' wear
store?
Yes .........
No ..........
1
2
GO TO Q.3(b
SKIP TO (ii)
ii)
A family wear or unisex
apparel store?
Yes .........
No ..........
1
2
GO TO Q.3(b
SKIP TO (iii)
iii)
A children's wear store?
Yes .........
No ..........
1
2
GO TO Q.3(b
SKIP TO (iv)
iv)
A shoe store?
Yes .........
No ..........
1
2
GO TO Q.3(b
SKIP TO (v)
v)
A jewellery store?
Yes .........
No ..........
1
GO TO Q.3(b
SKIP TO (vi)
vi)
A clothing accessories store such as a handbag,
hosiery, hat, scarf, tie, glove or umbrella store?
Yes .........
No ..........
1
GO TO Q.3(b
SKIP TO (vii)
vii)
A luggage and leather goods store?
Yes .........
No ..........
1
GO TO Q.3(b
SKIP TO 4(a)
4
FOR EACH STORE RESPONSE, ASK Q.3(b) and Q.3(c) TOGETHER
3(b)
What is the name of the store or stores and where is it located?
3(c)
(NAME OF STORE)?
Q. 3(b)
Name
(PLEASE SPECIFY)
Q. 3(b)
Location
Code
Q. 3(c)
Amount Spent
-1-2-3-4-5-6-7- - -
$..............
$..............
$..............
$..............
$..............
$..............
$..............
$..............
4(a)
During the PAST THREE MONTHS, have you shopped at any of the following
SPECIALTY STORES?
i)
A stationery or office supply store?
Yes .........
No ..........
1
2
GO TO Q.4(b
SKIP TO (ii)
ii)
A book store or news dealer?
Yes .........
No ..........
1
2
GO TO Q.4(b
SKIP TO (iii)
iii)
A record, CD, or tape store?
Yes .........
No ..........
1
2
GO TO Q.4(b
SKIP TO (iv)
iv)
A camera or photography supply store?
Yes .........
No ..........
1
2
GO TO Q.4(b
SKIP TO (v)
v)
A gift, novelty, greeting card, or party supply
store?
Yes .........
No ..........
1
GO TO Q.4(b
SKIP TO (vi)
vi)
A sporting goods store
(excluding athletic clothing)?
Yes .........
No ..........
1
2
GO TO Q.4(b
SKIP TO (vii)
vii)
A hobby, toy or crafts store?
Yes .........
No ..........
1
2
GO TO Q.4(b
SKIP TO (viii)
viii)
An art gallery or artists supply store?
Yes .........
No ..........
1
2
GO TO Q.4(b
SKIP TO (ix)
ix)
A musical instrument and supply store?
Yes .........
No ..........
1
2
GO TO Q.4(b
SKIP TO (x)
x)
A pet or pet supply store?
Yes .........
No ..........
1
2
GO TO Q.4(b
SKIP TO (xi)
xi)
A fabric or yarn store?
Yes .........
No ..........
1
2
GO TO Q.4(b
SKIP TO (xii)
xii)
A florist
Yes .........
No ..........
1
2
GO TO Q.4(b
SKIP TO 5(a)
5
4(b)
4(c)
(NAME OF STORE)?
Q. 4(b)
Name
(PLEASE SPECIFY)
Q. 4(b)
Location
Code
Q. 4(c)
Amount Spent
-1-2-3-4-5-6-7- - -
$..............
$..............
$..............
$..............
$..............
$..............
$..............
5(a)
During the PAST SIX MONTHS, have you shopped at any of the following
HOME FURNISHINGS & HOME DECOR STORES
i)
A furniture store, warehouse or
appliance store?
Yes .........
No ..........
1
2
GO TO Q.5(b
SKIP TO (ii)
ii)
A TV, stereo, electronics or
computer store?
Yes .........
No ..........
1
2
GO TO Q.5(b
SKIP TO (iii)
iii)
A lighting, carpet or other
interior decorating store?
Yes .........
No ..........
1
2
GO TO Q.5(b
SKIP TO (iv)
iv)
A china, glassware, kitchenware,
or cutlery store?
Yes .........
No ..........
1
2
GO TO Q.5(b
SKIP TO (v)
v)
A bath, bedding or linen shop?
Yes .........
No ..........
1
GO TO Q.5(b
SKIP TO (vi)
vi)
A telephone, cell phone, vacuum
cleaner or sewing machine shop?
Yes .........
No ..........
1
2
GO TO Q.5(b
SKIP TO (vii)
vii)
An antiques shop?
Yes .........
No ..........
1
GO TO Q.5(b
SKIP TO 6(a)
5(b)
5(c)
During the PAST SIX MONTHS, approximately how much did you spend at
(NAME OF STORE)?
Q. 5(b)
Name
(PLEASE SPECIFY)
Q. 5(b)
Location
Code
-1-2-3-4-
Q. 5(c)
Amount Spent
$..............
$..............
$..............
6
-5-6-7-8-9-10-11- - -
$..............
$..............
$..............
$..............
$..............
$..............
$..............
$..............
6(a)
During the PAST THREE MONTHS, have you shopped at any of the following
HOME IMPROVEMENT, PAINT, WALLPAPER, and HARDWARE STORES
(NOTE: Include Lumber Yards and Home Improvement Centres)
i)
A Home Improvement Centre or Lumber
Yard or Building Material store?
Yes .........
No ..........
1
2
GO TO Q.5(b
SKIP TO (ii)
ii)
A hardware, paint and paper, glass, electrical
supply or plumbing store?
Yes .........
No ..........
1
2
GO TO Q.5(b
SKIP TO (iii)
iii)
A nusery or garden centre?
Yes .........
No ..........
1
2
GO TO Q.5(b
SKIP TO 7(a)
Code
Q. 6(c)
Amount Spent
6(b)
6(c)
(NAME OF STORE)?
Q. 6(b)
Name
(PLEASE SPECIFY)
Stouffville
Markham
Markham
Markham
Q. 6(b)
Location
Schell Ace Building Centre S. Side Main, E. of Edward
Ratcliffe Lumber Gormley - Hwy. 8 N. of Stouffville Rd.
Home Depot - Markham Rd. & 14th Ave.
Home Depot - Woodbine Ave. & Hwy. 7
Home Depot - Hwy. 48 near Major Mackenzie
-1-2-3-4-5-6-7- - -
$..............
$..............
$..............
$..............
$..............
$..............
$..............
7(a)
During the PAST THREE MONTHS, have you shopped at a HOME & AUTO SUPPLY
STORE such as CANADIAN TIRE or TSC (Tractor Supply Company) or a TIRE,
BATTERY & ACCESSORIES store such as a muffler, auto glass, or oil and lube shop?
i)
A Home & Auto Supply store such as
Canadian Tire or TSC?
Yes .........
No ..........
1
2
GO TO Q.7(b
SKIP TO (iii)
ii)
A Tire, Battery, or Automotive Specialty store
such as a muffler, auto glass, or oil and lube shop?
Yes .........
No ..........
1
2
GO TO Q.7(b
SKIP TO 8(a)
Q. 7(b)
Q. 7(b)
Q. 7(c)
7
Name
(PLEASE SPECIFY)
i)
Stouffville
i)
Uxbridge
i)
Stouffville
i)
Richmond Hill
i)
Markham
i)
Aurora
ii)
Newmarket
ii)
ii)
ii)
iii)
iii)
iii)
8(a)
Location
Canadian Tire
Canadian Tire
UAP/NAPA
Canadian Tire
Canadian Tire
Canadian Tire
Canadian Tire
TSC Store
TSC Store
TSC Store
Other
Other
Other
Hwy 48 & Hoover Park Dr.
Toronto Rd. & 6th Concession
S. of Main St. E. of Hwy. 48
In the PAST MONTH, have you shopped for Food at a SUPERMARKET,
SUPERSTORE or COSTCO?
Yes .........
No ..........
Code
Amount Spent
-1-2-3-4-5-6-7-8-9-10-11-12-13-14- - -
$..............
$..............
$..............
$..............
$..............
$..............
$..............
$..............
$..............
$..............
$..............
$..............
$..............
1
2
GO TO Q.8(b)
SKIP TO 9(a)
Code
Qu. 8(c)
Amount Spent
$..............
$..............
IF YES, ASK Q.6(b) and Q.6(c) TOGETHER
8(b)
What is the name of the store or stores , and where is it located? (CIRCLE THE
APPROPRIATE CODE(S) OR SPECIFY BELOW)
8(c)
During the PAST MONTH, approximately how much did you spend at
(NAME OF STORE)?
Qu. 8(b)
Name
Stouffville
No Frills
A&P
Wal-Mart
Uxbridge
Zehrs
COSTCO (Food Only)
Qu. 8(b)
Location
Main & 9th Line
Main & Sandale Rd.
-1-2-3-
$..............
$..............
$..............
Toronto Rd. & Welwood Dr.
-4-5- - - - - - - -
$..............
$..............
$..............
$..............
$..............
-8-
$..............
$..............
$..............
8
9(a)
In just the PAST MONTH, have you shopped in a SPECIALTY FOOD store
such as a convenience store, jug milk store, bakery, meat market, delicatessen
or a fruit or vegetable store?
Yes .........
No ..........
1
2
GO TO Q.9(b)
SKIP TO 10(a)
Code
Qu. 9(c)
Amount Spent
9(b)
What is the name of the store or stores , and where is it located?
9(c)
(NAME OF STORE)?
Qu. 9(b)
Name
(PLEASE SPECIFY)
Stouffville
Uxbridge
Qu. 9(b)
Location
Historic Downtown
Western Approach Area (Main Street W. of Downtown)
Other
10(a)
-1-2-3-4-5-6-
$..............
$..............
-7-8-9-10-11- - - -
$..............
$..............
$..............
$..............
$..............
$..............
$..............
$..............
$..............
$..............
In just the PAST MONTH, have you shopped at a DRUG OR DISCOUNT DRUG
STORE?
Yes .........
No ..........
1
2
GO TO Q.10(b)
SKIP TO BASIC DATA
FOR EACH STORE RESPONSE, ASK 10(b) and 10(c) TOGETHER
10(b)
What is the name of the store or stores , and where is it located?
10(c)
(NAME OF STORE)?
Qu. 10(b)
Name
(PLEASE SPECIFY)
Stouffville
Qu. 10(b)
Location
IDA Drugs Main St. N. Side
Shoppers Drug Mart Stouffville Place Mall Main St. N. Side
Houston Pharmacy Main St. N. Side
Code
-1-2-3-4-5-6-
Qu. 10(c)
Amount Spent
$..............
$..............
$..............
$..............
$..............
9
-7- - - -
BASIC DATA
Finally, these last questions will help us classify your answers and compare them with
others we get in this survey.
A.
How many people are living in your home? (CIRCLE ONE)
1
B.
2
3
4
5
6
8 (refused)
In which of the following age groups are you? (READ LIST & CIRCLE ONE)
Under 25
25 - 34
35 - 44
45 - 54
55 - 64
or 65 & over
Refused (DO NOT READ)
C.
7 (or more)
Are you ...
(READ LIST)
Employed full time outside the home?
Employed part time outside the home?
Unemployed
Retired
Student
Homemaker
Other (Specify)
.....1
.....2
.....3
.....4
.....5
.....6
.....7
.....1
.....2
.....3
.....4
.....5
.....6
.....7
THANK YOU VERY MUCH FOR YOUR CO-OPERATION.
$..............
$..............
$..............
APPENDIX D
LICENCE PLATE SURVEYS
D-1
D-2
D-3
D-4
D-5
D-6
D-7
D-8
D-9
D-10
APPENDIX E
TABLES ON WHICH FIGURES IN REPORT ARE BASED
E-1
Table on which Figure 1 is based
Trade Area Zone
PTA
1A
1B
Subtotal
Downtown
Power Centre
Western Approach
All Plates
47.8%
8.6%
56.4%
35.7%
10.4%
46.1%
41.7%
17.4%
59.1%
41.6%
12.3%
53.9%
STA South
2A
1.5%
10.2%
3.3%
5.0%
STA East
3A
3B
3C
3D
Subtotal
1.8%
2.6%
0.3%
1.6%
6.3%
1.4%
1.5%
0.3%
0.8%
4.0%
3.0%
3.0%
1.1%
1.1%
8.2%
2.1%
2.4%
0.6%
1.1%
6.2%
64.2%
35.8%
100.0%
740
60.3%
39.7%
100.0%
785
70.6%
29.4%
100.0%
823
65.1%
34.9%
100.0%
2,348
TRADE AREA
INFLOW
TOTAL
# PLATES
Trade Area Zone
PTA
1A
1B
STA South
2A
Trade Area Zone
STA East
3A+3B+3C+3D
Downtown
Can. Tire former
A&P former
No Frills former
Sobeys former
42.6%
9.7%
36.8%
11.5%
37.2%
16.2%
39.2%
11.5%
56.3%
13.8%
3.0%
Downtown
2.3%
Can. Tire former
6.3%
A&P former
2.3%
No Frills former
1.3%
Sobeys former
13.9%
18.4%
16.8%
25.4%
16.3%
TRADE AREA
INFLOW
69.2%
30.8%
69.0%
31.0%
76.4%
23.6%
78.5%
21.5%
87.5%
12.5%
Jan 22 to 24, 2004
% Local Capture Rates By Stouffville Stores
Supermarket
Specialty Food
PTA
STA South
%
%
80.3
5.9
60.9
0
STA East
%
12.4
3.2
Department Store
56.7
8.3
2.7
General Merchandise
HAAS (Canadian Tire / TSC Store)
TBA / Automotive Specialty Store
93.8
91.5
40.6
8.8
39.0
0
22.4
3.3
0
E-2
Children’s Wear
Shoes
Jewellery
19.3
61.4
1.7
0
68.8
0
0
0.5
10.9
0
0
0
0
0
5.0
6.2
0
0
0
0
0
Record / CD / Tape
Sporting Goods
Hobby / Toy / Craft
Musical Instruments
Pet / Pet Supply
Fabric or Yarn Shop
Florist
93.8
0
0
0
3.5
16.7
38.2
29.0
0
83.5
15.4
67.3
13.4
0
0
0
0
0
0
0
0
0.6
0
6.6
6.0
0
0
0
0
3.1
0
0
0
7.4
4.9
4.6
89.9
2.6
8.9
Antiques
30.9
2.9
23.3
0
0
33.8
25.3
10.0
0
0.4
0
0
0
0
6.4
0
2.0
0
0
4.6
0
34.1
31.1
44.1
0.1
0
6.9
1.8
0
4.6
Table on which Figure 4 is based.
% Local Capture Rates By Stouffville Stores
PTA
STA South
STA East
Department Store
56.7
8.3
2.7
Other General Merchandise Store
Drug & Personal Care Store
Fashion & Accessories Store
Home Furnishings/Electronics Store
Other Specialty Non-Department Store
72.3
89.9
26.2
18.8
46.8
15.4
2.6
0.9
6.4
2.5
5.0
8.9
3.1
4.1
3.6
Home Improvement Store
35.5
0.7
2.0
E-3
Supermarket / Grocery Store
80.3
60.6
5.9
0
2012 Inventory
Supermarket/Grocery *
Specialty Food
FSR space:
@ 103,911 sf
@ 21,900 sf
@ 125,811 sf
@ 11.4% of total space
Dep't Store (non-food)
Non-Dep’t Store
NFSR space:
@ 135,600 sf
@ 293,067 sf
@ 428,667 sf
HI
@ 26,860 sf
Personal Services
Professional Services
Other Services
Services:
@ 37,670 sf
@ 45,240 sf
@ 59,232 sf
@ 142,142 sf
Restaurants
Bank/Trust
Liquor/Beer/Wine
Other Space NEC
Vacancy
Services:
@ 117,747 sf
@ 24,215 sf
@ 13,770 sf
@ 26,908 sf
@ 4,000 sf
@ 186,640 sf
TOTAL
@ 910,120 sf
@ 100% of total space
2005 Inventory
Supermarket/Grocery
Specialty Food
FSR space:
@ 95,000 sf
@ 29,300 sf
@ 124,300 sf
Dep't Store (non-food)
Non-Dep’t Store
NFSR space:
@ 135,600 sf
@ 182,400 sf
@ 182,400 sf
HI
@ 24,500 sf
Personal Services
Other Services
Subtotal:
@ 8,500 sf
@ 77,100 sf
@ 85,600 sf
Restaurants
Bank/Trust
Liquor/Beer/Wine
Vacancy
Subtotal:
@
@
@
@
@
29,100 sf
12,000 sf
na
17,400 sf
58,500 sf
@ na
TOTAL
@ 475,300 sf
@ 100% of total space
E-4
12.4
3.3

Community of Stouffville - Whitchurch

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