BACKGROUND & ANALYSIS REPORT for the Community of Stouffville COMMERCIAL POLICY STUDY UPDATE October 2012 AND W. SCOTT MORGAN & ASSOCIATES
Community of Stouffville 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
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 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 1
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 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. 2
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 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. 3
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 4
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 5
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 6
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 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). 1 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. 7
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 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 8
5.2 Stouffville s Closest Competition Community of Stouffville Commercial Policy Study Update Background and Analysis Report 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. 9
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 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. 10
Community of Stouffville Commercial Policy Study Update Background and Analysis Report Figure 1-2012 Floorspace Inventory (Total: 910,120 ft 2 ) *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% Other Services, 59,232sf, 6.5% Dep't Store (nonfood), 135,600sf, 14.9% Professional Services, 45,240sf, 5.0% Personal Services, 37,670sf, 4.1% HI, 26,860sf, 3.0% Non-Dep t Store, 293,067sf, 32.2% 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. 11
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 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: 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. 12
Community of Stouffville Commercial Policy Study Update Background and Analysis Report Some suggested opportunities (see Figure 2) include: 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 Antiques Home Improvement / Lumber / Building Supply Hardware/Paint/Paper/Glass/Electrical/Plumbing Nursery / Garden Centre Primary Trade Area Secondary Trade Area South Secondary Trade Area East 13
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 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. 14
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 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: 15
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 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 9 th 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 16
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 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. 17
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 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 18
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 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: 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. Questions/Future Directions 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 19
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 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. Questions/Future Directions 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. 20
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 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. Questions/Future Directions 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 10 th 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 21
Community of Stouffville Commercial Policy Study Update Background and Analysis Report 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. Questions/Future Directions Should the lands at Main Street and 10 th 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? 22
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: GLA: NAICS: 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 Gross Leasable Area North American Industrial Classification System - 1 -
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. - 2 -
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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 follows 1 : Figure 1: 2012 Customer Origins by Existing Commercial Nodes 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 1A 1B 2A Downtown Power Centre Western Approach All Plates 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% 1A 1B Downtown Can. Tire former A&P former No Frills former Sobeys former 2A 3A+3B+3C+ 3D TRADE AREA INFLOW 3. Consumer Telephone Survey: - 7 -
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 - 8 -
The total sample size of 850 completed surveys was split numerically as follows: TRADE AREA No. of Surveys Primary Trade Area: Total 400 Community of Stouffville Zone 1A 265 Rural Whitchurch- Stouffville Zone 1B 135 Secondary Trade Area East: Total 250 Urban Uxbridge Zone 3A 135 Rural Uxbridge South Zone 3B 46 Rural Uxbridge North Zone 3C 50 Pickering - N. of Hwy. 7 Zone 3D 19 Secondary Trade Area South: 200 Markham - N. of 16 th /E. of Kennedy Zone 2A 200 TOTAL SURVEYS 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): - 9 -
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 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 Antiques Home Improvement / Lumber / Building Supply Hardware/Paint/Paper/Glass/Electrical/Plumbing Nursery / Garden Centre Primary Trade Area Secondary Trade Area South Secondary Trade Area East - 10 -
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% Stationery / Office Supply 93.8% General Merchandise 93.8% HAAS (Canadian Tire) 91.5% Drug / Discount Drug 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: - 11 -
Shopping Category Fashion Categories: Local Capture Rate by Stouffville Stores Percent of FSR + NFSR + HI Spending 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% Specialty Retail Categories: 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% 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% Home Improvement HI/lumber/building supply 34.1% representing 6.5% hrdwr/paint/glass/elect/plumb 31.1% representing 2.6% Total (less than 40% local capture) 49.4% - 12 -
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: - 13 -
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 Fashion & Accessories Home Furnishings/Electronics Primary Trade Area Secondary Trade Area South Secondary Trade Area East Other Specialty Non- Department 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) 18.0% Major or Discount Department Store 3.6% Subtotal 21.6% 60% - 80% of Respondents Shopped at: Drug or Discount Drug Store 3.2% Home & Auto Supply / Canadian Tire/TSC 2.1% HI: Lumber / Building Supply 6.5% General Merchandise Including Costco 1.9% Subtotal 13.6% Subtotal 60% - 100% 35.2% - 14 -
30% - 40% of Respondents Shopped at: HI: Nursery / Garden Ctr. 1.9% Stationery of Office Supply Store 1.3% Family Wear / Unisex Clothing 2.0% Subtotal 5.1% 20% - 30% of Respondents Shopped at: Book Store or News Dealer 0.9% Pet or Pet supply Store 1.2% Specialty Food Store 3.0% Shoe Store 1.5% Hobby/Toy/Craft Store 1.5% TV / Stereo / Electronics / Computer 3.2% Subtotal 11.3% 10% - 20% of Respondents Shopped at: Men's or Ladies' Wear Store 2.6% Sporting Goods Store 2.3% Gift/Novelty/Greeting Card/Party 0.5% Florist 0.9% HI: Hardware/ Paint/Paper/Electrical/Plu 2.6% Furniture / Appliance Store 9.2% Lighting / Carpet / Interior Décor 2.6% Telephone/Cell Phone/Vacuum/Sew. Machine 1.1% Subtotal 21.7% Fewer than 10% of Respondents Shopped at: Fabric of Yarn Store 0.9% Children's Wear Store 1.4% Bath/Bedding/Linen Store 0.7% Jewellery Store 6.5% Camera or Photographic Supply Store 3.6% TBA (Tires/Batteries/Accessories) 5.9% Art Gallery/Artists' Supply Store 1.1% China/Glassware/Kitchenware/Cutlery 0.7% Musical Instrument & Supply Store 1.5% Record / CD / Tape Store 1.1% Luggage and Leather Goods Store 1.1% Antiques Shop 1.3% Clothing Accessories Store 0.8% Subtotal 26.7% Total Amount Spent by Household Head 100% - 15 -
Implications: Respondents generally have the highest frequency of shopping in lower-order anchor stores (including discount department stores) which represent about 1/3 rd of respondent spending. Respondents generally have the lowest frequency of shopping in non-anchor higher-order specialty stores which represent about 2/3 rds 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): - 16 -
Figure 5-2012 Floorspace Inventory (Total: 910,120 ft 2 ) *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% Other Services, 59,232sf, 6.5% Dep't Store (nonfood), 135,600sf, 14.9% Professional Services, 45,240sf, 5.0% Personal Services, 37,670sf, 4.1% HI, 26,860sf, 3.0% Non-Dep t Store, 293,067sf, 32.2% 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): - 17 -
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/ Grocery *, 95,000sf, 20.0% Other Services, 77,100sf, 16.2% Specialty Food, 29,300sf, 6.2% Dep't Store (non-food), 0, 0.0% Personal Services, 8,500sf, 1.8% HI, 24,500sf, 5.2% Non-Dep t Store, 182,400sf, 38.4% - 18 -
4.2 Comparison between 2005 and 2012 The differences between the 2005 and 2012 FSR, NFSR, HI and Vacant space are as follows: Inventory Inventory Difference % Change Supermarket/Grocery @ 8,911 sf @ 3.8% Specialty Food @ -7,400 sf @ -3.1% Subtotal FSR space: @ 1,511 sf @ 0.7% Dep't Store @ 135,600 sf @ 57.2% Non-Dep t Store @ 110,667 sf @ 46.7% Subtotal NFSR @ 246,267 sf @ 104.0% HI @ 2,360 sf @ 1.0% Vacancy @ -13,400 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. - 19 -
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. - 20 -
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. f/s CIBC 7,000 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) 1,500-21 -
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 -
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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), 3 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 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). - 24 -
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. 7.2 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 attached 4 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). Population Projections 70,000 60,000 50,000 40,000 30,000 20,000 10,000 PTA STA South STA East Figure 7 - Population Projections - 2001 2006 2011 2012 2014 2016 2021 2026 2031 Year 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 and FSR spending for the three Trade Area zones are summarized in Table 10. 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: 31,000 square feet (rounded) 2021: 43,000 square feet (rounded) 2026: 49,000 square feet (rounded) 2031: 51,000 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: 32,000 square feet (rounded) 2021: 47,000 square feet (rounded) 2026: 54,000 square feet (rounded) 2031: 58,000 square feet (rounded) 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: 12,000 square feet (rounded) 2021: 20,000 square feet (rounded) 2026: 23,000 square feet (rounded) 2031: 25,000 square feet (rounded) 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: 22,000 square feet (rounded) 2021: 29,000 square feet (rounded) 2026: 31,000 square feet (rounded) 2031: 33,000 square feet (rounded) 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: 12,000 square feet (rounded) 2021: 17,000 square feet (rounded) 2026: 20,000 square feet (rounded) 2031: 21,000 square feet (rounded) - 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: 22,000 square feet (rounded) 2021: 32,000 square feet (rounded) 2026: 36,000 square feet (rounded) 2031: 38,000 square feet (rounded) 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: 14,000 square feet (rounded) 2021: 29,000 square feet (rounded) 2026: 35,000 square feet (rounded) 2031: 38,000 square feet (rounded) 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: 33,000 square feet (rounded) 2021: 56,000 square feet (rounded) 2026: 66,000 square feet (rounded) 2031: 71,000 square feet (rounded) 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: 4,000 square feet (rounded) 2021: 9,000 square feet (rounded) 2026: 11,000 square feet (rounded) 2031: 13,000 square feet (rounded) - 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: 8,000 square feet (rounded) 2021: 14,000 square feet (rounded) 2026: 18,000 square feet (rounded) 2031: 19,000 square feet (rounded) 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: 31,000 square feet (rounded) 2021: 48,000 square feet (rounded) 2026: 56,000 square feet (rounded) 2031: 60,000 square feet (rounded) 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: 6,000 square feet (rounded) 2021: 9,000 square feet (rounded) 2026: 11,000 square feet (rounded) 2031: 12,000 square feet (rounded) 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 Square Feet (Thousands) 0 10 20 30 40 50 60 70 80 Department Store Space Other General Merchandise NFSR Space Drug & Personal Care NFSR Space 2014 2016 2021 2026 2031 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 2016: 285,000 square feet (rounded) o 2021: 455,000 square feet (rounded) o 2026: 535,000 square feet (rounded) o 2031: 570,000 square feet (rounded) - 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 2016: 135,000 square feet (rounded surplus) o 2021: -35,000 square feet (rounded relative equilibrium) o 2026: -115,000 square feet (rounded shortfall) o 2031: -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. By 2031, the supply deficit would approximate 14 acres, which at 25% coverage would translate into 150,000 square feet. - 35 -
8. 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 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. 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: 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 9 th 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 Census Census Census Base Year Trade Area: 2001 2006 2011 2012 2014 2016 2021 2026 2031 Primary Trade Area Whitchurch-Stouffville (Zones 1A + 1B) Population 22,009 24,390 Adjusted Population Projection * 22,889 25,460 40,400 41,235 45,320 49,400 55,800 59,100 60,600 Cumulative Growth from 2012 4,085 8,165 14,565 17,865 19,365 Average Annual Growth (%) 5.0% 5.0% 3.9% 3.1% 2.5% Average Annual Growth (#) 2,042 2,041 1,618 1,276 1,019 Secondary Zone South -NE Markham (Zone 2A = N of 16th/E of Kennedy) Population 9,195 37,066 Adjusted Population Projection * 9,565 38,550 48,050 49,950 50,900 51,850 53,750 55,650 57,550 Cumulative Growth from 2012 950 1,900 3,800 5,700 7,600 Average Annual Growth (%) 1.0% 1.0% 0.8% 0.8% 0.8% Average Annual Growth (#) 475 475 422 407 400 Secondary Zone East (Zones 3A + 3B + 3C + 3D) Population 20,257 21,959 Adjusted Population Projection * 21,065 22,840 23,900 24,100 24,200 24,300 24,500 24,700 24,900 Cumulative Growth from 2012 100 200 400 600 800 Average Annual Growth (%) 0.2% 0.2% 0.2% 0.2% 0.2% Average Annual Growth (#) 50 50 44 43 42 Trade Area Population 51,461 83,415 Adjusted Population Projection * 53,519 86,850 112,350 115,285 120,420 125,550 134,050 139,450 143,050 Cumulative Growth 5,135 10,265 18,765 24,165 27,765 Average Annual Growth (%) 2.2% 2.2% 1.8% 1.5% 1.3% Average Annual Growth (#) 2,567 2,566 2,085 1,726 1,461 * 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 Base Year Trade Area 2011 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) 40,400 41,235 45,320 49,400 55,800 59,100 60,600 Per Capita Expenditure ($) * $6,756 $6,857 $7,065 $7,278 $7,462 $7,462 $7,462 Expenditure Potential ($ m's) na $282.8 $320.2 $359.5 $416.4 $441.0 $452.2 Secondary Zone South -NE Markham Population (Zone 2A = N of 16th/E of Kennedy) 48,050 49,950 50,900 51,850 53,750 55,650 57,550 Per Capita Expenditure ($) * $5,221 $5,299 $5,459 $5,624 $5,767 $5,767 $5,767 Expenditure Potential ($ m's) na $264.7 $277.9 $291.6 $310.0 $320.9 $331.9 Secondary Zone East Population (Zones 3A + 3B + 3C + 3D) 23,900 24,100 24,200 24,300 24,500 24,700 24,900 Per Capita Expenditure ($) * $6,121 $6,213 $6,401 $6,594 $6,761 $6,761 $6,761 Expenditure Potential ($ m's) na $149.7 $154.9 $160.2 $165.6 $167.0 $168.3 Subtotal Whitchurch-Stouffville Trade Area na $697.2 $752.9 $811.4 $892.0 $928.9 $952.4 * Relative to a combined 2011 Ontario average per capita NFSR (Non Food Store Retail = "GAFO + DRUG") + "HI" (Home Improvement) expenditure of $5,543 per Appendices A-2 to A-4. Assume real growth @ 1.5% per annum compounded to the year 2016, and 0.5% to 2021, and 0% beyond 2021 to 2031. TABLE 3 TRADE AREA "NFSR" (GAFO / DRUG) LESS HAAS/TBA EXPENDITURE POTENTIAL Base Year Trade Area 2011 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) 40,400 41,235 45,320 49,400 55,800 59,100 60,600 Per Capita Expenditure ($) * $5,473 $5,555 $5,723 $5,896 $6,045 $6,045 $6,045 Expenditure Potential ($ m's) na $229.1 $259.4 $291.3 $337.3 $357.3 $366.3 Secondary Zone South -NE Markham Population (Zone 2A = N of 16th/E of Kennedy) 48,050 49,950 50,900 51,850 53,750 55,650 57,550 Per Capita Expenditure ($) * $4,229 $4,292 $4,422 $4,556 $4,671 $4,671 $4,671 Expenditure Potential ($ m's) na $214.4 $225.1 $236.2 $251.1 $259.9 $268.8 Secondary Zone East Population (Zones 3A + 3B + 3C + 3D) 23,900 24,100 24,200 24,300 24,500 24,700 24,900 Per Capita Expenditure ($) * $4,959 $5,033 $5,186 $5,342 $5,477 $5,477 $5,477 Expenditure Potential ($ m's) na $121.3 $125.5 $129.8 $134.2 $135.3 $136.4 Subtotal Whitchurch-Stouffville Trade Area na $564.8 $609.9 $657.3 $722.6 $752.5 $771.5 * 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 = $4,490) per Appendices A-2 to A-4. Assume real growth @ 1.5% per annum compounded to the year 2016, and 0.5% to 2021, and 0% beyond 2021 to 2031.
OCTOBER 4, 2012 TABLE 4 TRADE AREA "HI" (HOME IMPROVEMENT) EXPENDITURE POTENTIAL Base Year Trade Area 2011 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) 40,400 41,235 45,320 49,400 55,800 59,100 60,600 Per Capita Expenditure ($) * $878 $891 $918 $946 $970 $970 $970 Expenditure Potential ($ m's) na $36.7 $41.6 $46.7 $54.1 $57.3 $58.8 Secondary Zone South -NE Markham Population (Zone 2A = N of 16th/E of Kennedy) 48,050 49,950 50,900 51,850 53,750 55,650 57,550 Per Capita Expenditure ($) * $678 $688 $709 $730 $749 $749 $749 Expenditure Potential ($ m's) na $34.4 $36.1 $37.9 $40.3 $41.7 $43.1 Secondary Zone East Population (Zones 3A + 3B + 3C + 3D) 23,900 24,100 24,200 24,300 24,500 24,700 24,900 Per Capita Expenditure ($) * $795 $807 $831 $856 $878 $878 $878 Expenditure Potential ($ m's) na $19.4 $20.1 $20.8 $21.5 $21.7 $21.9 Subtotal Whitchurch-Stouffville Trade Area na $90.6 $97.8 $105.4 $115.9 $120.7 $123.7 * Relative to the 2011 Ontario average per capita "HI" (Home Improvement) expenditure of $720 per Appendices A-2 to A-4. Assume real growth @ 1.5% per annum compounded to the year 2016, and 0.5% to 2021, and 0% beyond 2021 to 2031. TABLE 5 TRADE AREA "HAAS / TBA" (HOME & AUTO SUPPLY + TIRES/BATTERIES/ACCESSORIES) EXPENDITURE POTENTIAL Base Year Trade Area 2011 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) 40,400 41,235 45,320 49,400 55,800 59,100 60,600 Per Capita Expenditure ($) * $405 $411 $423 $436 $447 $447 $447 Expenditure Potential ($ m's) na $17.0 $19.2 $21.6 $25.0 $26.4 $27.1 Secondary Zone South -NE Markham Population (Zone 2A = N of 16th/E of Kennedy) 48,050 49,950 50,900 51,850 53,750 55,650 57,550 Per Capita Expenditure ($) * $313 $318 $327 $337 $346 $346 $346 Expenditure Potential ($ m's) na $15.9 $16.7 $17.5 $18.6 $19.2 $19.9 Secondary Zone East Population (Zones 3A + 3B + 3C + 3D) 23,900 24,100 24,200 24,300 24,500 24,700 24,900 Per Capita Expenditure ($) * $367 $373 $384 $395 $405 $405 $405 Expenditure Potential ($ m's) na $9.0 $9.3 $9.6 $9.9 $10.0 $10.1 Subtotal Whitchurch-Stouffville Trade Area na $41.8 $45.1 $48.6 $53.5 $55.7 $57.1 * Relative to the 2011 Ontario average per capita "HAAS/TBA" (Home & Auto Supply + Tires/Batteries/Accessories) expenditure of $333 per Appendices A-2 to A-4. Assume real growth @ 1.5% per annum compounded to the year 2016, and 0.5% to 2021, and 0% beyond 2021 to 2031.
OCTOBER 4, 2012 TABLE 6 TRADE AREA "FSR" (FOOD STORE RETAIL) EXPENDITURE POTENTIAL Base Year Trade Area 2011 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) 40,400 41,235 45,320 49,400 55,800 59,100 60,600 Per Capita Expenditure ($) * $2,292 $2,303 $2,327 $2,350 $2,379 $2,379 $2,379 Expenditure Potential ($ m's) na $95.0 $105.4 $116.1 $132.8 $140.6 $144.2 Secondary Zone South -NE Markham Population (Zone 2A = N of 16th/E of Kennedy) 48,050 49,950 50,900 51,850 53,750 55,650 57,550 Per Capita Expenditure ($) * $2,159 $2,170 $2,192 $2,214 $2,241 $2,241 $2,241 Expenditure Potential ($ m's) na $108.4 $111.5 $114.8 $120.5 $124.7 $129.0 Secondary Zone East Population (Zones 3A + 3B + 3C + 3D) 23,900 24,100 24,200 24,300 24,500 24,700 24,900 Per Capita Expenditure ($) * $2,237 $2,248 $2,271 $2,293 $2,322 $2,322 $2,322 Expenditure Potential ($ m's) na $54.2 $55.0 $55.7 $56.9 $57.4 $57.8 Subtotal Whitchurch-Stouffville Trade Area na $257.5 $271.9 $286.6 $310.1 $322.7 $331.0 * Relative to the 2011 Ontario average per capita "FSR" (Food Store Retail) expenditure of $2,187 per Appendices A-2 to A-4. Assume real growth @ 0.5% per annum compounded to the year 2016, and 0.25% to 2021, and 0% beyond 2021 to 2031). TABLE 7 TRADE AREA PERSONAL SERVICE EXPENDITURE POTENTIAL Base Year Trade Area 2011 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) 40,400 41,235 45,320 49,400 55,800 59,100 60,600 Per Capita Expenditure ($) * $324 $326 $329 $332 $336 $336 $336 Expenditure Potential ($ m's) na $13.4 $14.9 $16.4 $18.8 $19.9 $20.4 * Relative to the 2011 Ontario average per capita Personal Service expenditure of $274 per Appendices A-2 to A-4. Assume real growth @ 0.5% per annum compounded to the year 2016, and 0.25% to 2021, and 0% beyond 2021 to 2031). TABLE 8 TRADE AREA RESTAURANT EXPENDITURE POTENTIAL Base Year Trade Area 2011 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) 40,400 41,235 45,320 49,400 55,800 59,100 60,600 Per Capita Expenditure ($) * $992 $994 $999 $1,004 $1,017 $1,017 $1,017 Expenditure Potential ($ m's) na $41.0 $45.3 $49.6 $56.8 $60.1 $61.6 * Relative to the 2011 Ontario average per capita Restaurant expenditure of $827 per Appendices A-2 to A-4. Assume real growth @ 0.25% per annum compounded to the year 2021 and 0% beyond 2021 to 2031).
OCTOBER 4, 2012 TABLE 9 TRADE AREA LIQUOR/BEER/WINE EXPENDITURE POTENTIAL Base Year Trade Area 2011 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) 40,400 41,235 45,320 49,400 55,800 59,100 60,600 Per Capita Expenditure ($) * $694 $696 $699 $703 $712 $712 $712 Expenditure Potential ($ m's) na $28.7 $31.7 $34.7 $39.7 $42.1 $43.1 * Relative to the 2011 Ontario average per capita Liquor / Beer / Wine expenditure of $559 per Appendices A-2 to A-4. Assume real growth @ 0.25% per annum compounded to the year 2021 and 0% beyond 2021 to 2031). TABLE 10 BASE YEAR TRADE AREA SHARES OF "NFSR" + "HI" EXPENDITURE POTENTIAL BY ZONE Base Year Forecast Years Ontario PTA STA-South STA-East Ontario PTA STA-South STA-East BASE YEAR 2011 * 2012 2012 2012 2012 * 2012-2031 Projection Period Department Store 14.8% 14.7% 18.3% 12.8% 14.8% 15.0% 18.5% 13.0% Other General Merchandise 14.2% 13.8% 10.6% 18.2% 14.2% 14.5% 10.5% 18.0% Drug & Personal Care 17.1% 13.4% 10.0% 10.9% 17.1% 14.0% 10.5% 11.0% Fashion & Accessories 13.9% 8.8% 16.1% 7.9% 13.9% 11.5% 16.0% 8.5% Home Furnishings 14.8% 12.3% 11.5% 9.4% 14.8% 13.0% 11.5% 11.0% Other Non-dep't store NFSR 12.2% 10.8% 12.3% 12.6% 12.2% 12.0% 12.5% 13.5% Non-department Store 72.2% 59.1% 60.5% 59.0% 72.2% 65.0% 61.0% 62.0% HI 13.0% 26.2% 21.2% 28.2% 13.0% 20.0% 20.5% 25.0% Subtotal NFSR 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% Supermarket & Grocery 87.1% 83.3% 82.1% 86.9% 87.1% 85.0% 82.5% 87.0% Specialty Food 12.9% 16.7% 17.9% 13.2% 12.9% 15.0% 17.5% 13.0% Subtotal FSR 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% * Reference: Appendix A-2
OCTOBER 4, 2012 TABLE 11 DEPARTMENT STORE SHARE OF "NFSR" (GAFO / DRUG) & "HI" DEMANDS & RESIDUAL SPACE Base Year Trade Area 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) Expenditure Potential ($ m's) $282.8 $320.2 $359.5 $416.4 $441.0 $452.2 Dep't Store Share of NFSR + HI * @ 14.7% $41.5 @ 15.0% $48.0 $53.9 $62.5 $66.1 $67.8 Local Capture * @ 56.7% $23.5 @ 57.0% $27.4 $30.7 $35.6 $37.7 $38.7 Secondary Zone South -NE Markham Population (Zone 2A = N of 16th/E of Kennedy) Expenditure Potential ($ m's) $264.7 $277.9 $291.6 $310.0 $320.9 $331.9 Dep't Store Share of NFSR + HI * @ 18.3% $48.4 @ 18.5% $51.4 $54.0 $57.3 $59.4 $61.4 Local Capture * @ 8.3% $4.0 @ 8.5% $4.4 $4.6 $4.9 $5.0 $5.2 Secondary Zone East Population (Zones 3A + 3B + 3C + 3D) Expenditure Potential ($ m's) $149.7 $154.9 $160.2 $165.6 $167.0 $168.3 Dep't Store Share of NFSR + HI * @ 12.8% $19.2 @ 13.0% $20.1 $20.8 $21.5 $21.7 $21.9 Local Capture * @ 2.7% $0.5 @ 3.0% $0.6 $0.6 $0.6 $0.7 $0.7 Stouffville Local Share Without Inflow $28.1 $32.3 $36.0 $41.1 $43.4 $44.5 Plus Inflow ** @ 40.0% $18.7 @ 40.0% *** $21.6 $24.0 $24.0 $24.0 $24.0 Total Potential Stouffville Local Capture $46.8 $53.9 $59.9 $65.1 $67.4 $68.5 Less Existing Competition: Wal-Mart @ 135,600 sf GLA (Regional Centre) $345 /sf GLA $46.8 $46.8 $46.8 $46.8 $46.8 $46.8 Residual Sales Demand $0.0 $7.2 $13.2 $18.3 $20.6 $21.7 Warranted sf GLA: @ $425 /sf GLA 0 16,836 30,967 43,129 48,500 51,170 * Base year shares from consumer telephone survey. ** Base year inflow adjusted from licence plate surveys. *** Assume future inflow @ 40.0% until 2016 and declining in percentage terms thereafter.
OCTOBER 4, 2012 TABLE 12 OTHER GENERAL MERCHANDISE SHARE OF "NFSR" (GAFO / DRUG) & "HI" DEMANDS & RESIDUAL SPACE Base Year Trade Area 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) Expenditure Potential ($ m's) $282.8 $320.2 $359.5 $416.4 $441.0 $452.2 Other Gen'l Merch. Share of NFSR + HI * @ 13.8% $39.0 @ 14.5% $46.4 $52.1 $60.4 $63.9 $65.6 Local Capture * @ 72.3% $28.2 @ 72.5% $33.7 $37.8 $43.8 $46.4 $47.5 Secondary Zone South -NE Markham Population (Zone 2A = N of 16th/E of Kennedy) Expenditure Potential ($ m's) $264.7 $277.9 $291.6 $310.0 $320.9 $331.9 Other Gen'l Merch. Share of NFSR + HI * @ 10.6% $28.1 @ 10.5% $29.2 $30.6 $32.5 $33.7 $34.8 Local Capture * @ 15.4% $4.3 @ 15.5% $4.5 $4.7 $5.0 $5.2 $5.4 Secondary Zone East Population (Zones 3A + 3B + 3C + 3D) Expenditure Potential ($ m's) $149.7 $154.9 $160.2 $165.6 $167.0 $168.3 Other Gen'l Merch. Share of NFSR + HI * @ 18.2% $27.3 @ 18.0% $27.9 $28.8 $29.8 $30.1 $30.3 Local Capture * @ 5.0% $1.4 @ 5.0% $1.4 $1.4 $1.5 $1.5 $1.5 Stouffville Local Share Without Inflow $33.9 $39.6 $44.0 $50.3 $53.1 $54.5 Plus Inflow ** @ 20.0% $8.5 @ 20.0% *** $9.9 $11.0 $11.0 $11.0 $11.0 Total Potential Stouffville Local Capture $42.3 $49.5 $55.0 $61.3 $64.1 $65.4 Less Existing Competition: @ 94,790 sf GLA **** $447 /sf GLA $42.3 $42.3 $42.3 $42.3 $42.3 $42.3 Residual Sales Demand $0.0 $7.1 $12.6 $19.0 $21.7 $23.1 Warranted sf GLA: @ $400 /sf GLA 0 17,836 31,620 47,424 54,372 57,790 * Base year shares from consumer telephone survey. ** Base year inflow adjusted from licence plate surveys. *** Assume future inflow @ 20.0% until 2016 and declining in percentage terms thereafter. **** Includes Giant Tiger and Canadian Tire and other HAAS/TBA.
OCTOBER 4, 2012 TABLE 13 DRUG & PERSONAL CARE SHARE OF "NFSR" (GAFO / DRUG) & "HI" DEMANDS & RESIDUAL SPACE Base Year Trade Area 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) Expenditure Potential ($ m's) $282.8 $320.2 $359.5 $416.4 $441.0 $452.2 Drug & Personal Care Share of NFSR + HI * @ 13.4% $37.9 @ 14.0% $44.8 $50.3 $58.3 $61.7 $63.3 Local Capture * @ 89.9% $34.0 @ 90.0% $40.3 $45.3 $52.5 $55.6 $57.0 Secondary Zone South -NE Markham Population (Zone 2A = N of 16th/E of Kennedy) Expenditure Potential ($ m's) $264.7 $277.9 $291.6 $310.0 $320.9 $331.9 Drug & Personal Care Share of NFSR + HI * @ 10.0% $26.5 @ 10.5% $29.2 $30.6 $32.5 $33.7 $34.8 Local Capture * @ 2.6% $0.7 @ 2.5% $0.7 $0.8 $0.8 $0.8 $0.9 Secondary Zone East Population (Zones 3A + 3B + 3C + 3D) Expenditure Potential ($ m's) $149.7 $154.9 $160.2 $165.6 $167.0 $168.3 Drug & Personal Care Share of NFSR + HI * @ 10.9% $16.3 @ 11.0% $17.0 $17.6 $18.2 $18.4 $18.5 Local Capture * @ 8.9% $1.5 @ 9.0% $1.5 $1.6 $1.6 $1.7 $1.7 Stouffville Local Share Without Inflow $36.2 $42.6 $47.7 $54.9 $58.1 $59.5 Plus Inflow ** @ 2.5% $0.9 @ 2.5% *** $1.1 $1.2 $1.2 $1.2 $1.2 Total Potential Stouffville Local Capture $37.1 $43.7 $48.9 $56.1 $59.3 $60.7 Less Existing Competition: @ 37,487 sf GLA $990 /sf GLA $37.1 $37.1 $37.1 $37.1 $37.1 $37.1 Residual Sales Demand $0.0 $6.6 $11.8 $19.0 $22.2 $23.6 Warranted sf GLA: @ $950 /sf GLA 0 0 6,924 12,376 20,021 23,332 24,861 * Base year shares from consumer telephone survey. ** Base year inflow adjusted from licence plate surveys. *** Assume future inflow @ 2.5% until 2016 and declining in percentage terms thereafter.
OCTOBER 4, 2012 TABLE 14 FASHION & ACCESSORIES SHARE OF "NFSR" (GAFO / DRUG) & "HI" DEMANDS & RESIDUAL SPACE Base Year Trade Area 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) Expenditure Potential ($ m's) $282.8 $320.2 $359.5 $416.4 $441.0 $452.2 Fashion & Accessories Share of NFSR + HI * @ 8.8% $25.0 @ 11.5% $36.8 $41.3 $47.9 $50.7 $52.0 Local Capture * @ 26.2% $6.5 @ 28.5% $10.5 $11.8 $13.6 $14.5 $14.8 Secondary Zone South -NE Markham Population (Zone 2A = N of 16th/E of Kennedy) Expenditure Potential ($ m's) $264.7 $277.9 $291.6 $310.0 $320.9 $331.9 Fashion & Accessories Share of NFSR + HI * @ 16.1% $42.6 @ 16.0% $44.5 $46.7 $49.6 $51.3 $53.1 Local Capture * @ 0.9% $0.4 @ 1.0% $0.4 $0.5 $0.5 $0.5 $0.5 Secondary Zone East Population (Zones 3A + 3B + 3C + 3D) Expenditure Potential ($ m's) $149.7 $154.9 $160.2 $165.6 $167.0 $168.3 Drug & Personal Care Share of NFSR + HI * @ 7.9% $11.8 @ 8.5% $13.2 $13.6 $14.1 $14.2 $14.3 Local Capture * @ 3.1% $0.4 @ 3.0% $0.4 $0.4 $0.4 $0.4 $0.4 Stouffville Local Share Without Inflow $7.3 $11.3 $12.7 $14.6 $15.4 $15.8 Plus Inflow ** @ 20.0% $1.8 @ 20.0% *** $2.8 $3.2 $3.2 $3.2 $3.2 Total Potential Stouffville Local Capture $9.1 $14.2 $15.8 $17.7 $18.6 $18.9 Less Existing Competition: @ 40,180 sf GLA $227 /sf GLA $9.1 $9.1 $9.1 $9.1 $9.1 $9.1 Residual Sales Demand $0.0 $5.0 $6.7 $8.6 $9.4 $9.8 Warranted sf GLA: @ $300 /sf GLA 0 16,828 22,354 28,707 31,467 32,760 * Base year shares from consumer telephone survey. ** Base year inflow adjusted from licence plate surveys. *** Assume future inflow @ 20% until 2016 and declining in percentage terms thereafter.
OCTOBER 4, 2012 TABLE 15 HOME FURNISHINGS SHARE OF "NFSR" (GAFO / DRUG) & "HI" DEMANDS & RESIDUAL SPACE Base Year Trade Area 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) Expenditure Potential ($ m's) $282.8 $320.2 $359.5 $416.4 $441.0 $452.2 Home Furnishings Share of NFSR + HI * @ 12.3% $34.7 @ 13.0% $41.6 $46.7 $54.1 $57.3 $58.8 Local Capture * @ 18.8% $6.5 @ 19.0% $7.9 $8.9 $10.3 $10.9 $11.2 Secondary Zone South -NE Markham Population (Zone 2A = N of 16th/E of Kennedy) Expenditure Potential ($ m's) $264.7 $277.9 $291.6 $310.0 $320.9 $331.9 Home Furnishings Share of NFSR + HI * @ 11.5% $30.4 @ 11.5% $32.0 $33.5 $35.6 $36.9 $38.2 Local Capture * @ 6.4% $2.0 @ 6.5% $2.1 $2.2 $2.3 $2.4 $2.5 Secondary Zone East Population (Zones 3A + 3B + 3C + 3D) Expenditure Potential ($ m's) $149.7 $154.9 $160.2 $165.6 $167.0 $168.3 Home Furnishings Share of NFSR + HI * @ 9.4% $14.1 @ 11.0% $17.0 $17.6 $18.2 $18.4 $18.5 Local Capture * @ 4.1% $0.6 @ 4.0% $0.7 $0.7 $0.7 $0.7 $0.7 Stouffville Local Share Without Inflow $9.1 $10.7 $11.8 $13.3 $14.0 $14.4 Plus Inflow ** @ 25.0% $3.0 @ 25.0% *** $3.6 $3.9 $3.9 $3.9 $3.9 Total Potential Stouffville Local Capture $12.1 $14.2 $15.7 $17.3 $17.9 $18.3 Less Existing Competition: @ 44,600 sf GLA $271 /sf GLA $12.1 $12.1 $12.1 $12.1 $12.1 $12.1 Residual Sales Demand $0.0 $2.1 $3.6 $5.2 $5.9 $6.2 Warranted sf GLA: @ $300 /sf GLA 0 7,165 12,049 17,264 19,584 20,799 * Base year shares from consumer telephone survey. ** Base year inflow adjusted from licence plate surveys. *** Assume future inflow @ 25% until 2016 and declining in percentage terms thereafter.
OCTOBER 4, 2012 TABLE 16 OTHER NON-DEPARTMENT STORE SHARE OF "NFSR" (GAFO / DRUG) & "HI" DEMANDS & RESIDUAL SPACE Base Year Trade Area 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) Expenditure Potential ($ m's) $282.8 $320.2 $359.5 $416.4 $441.0 $452.2 Other Non-Dep't Store Share of NFSR + HI * @ 10.8% $30.5 @ 12.0% $38.4 $43.1 $50.0 $52.9 $54.3 Local Capture * @ 46.8% $14.3 @ 47.0% $18.1 $20.3 $23.5 $24.9 $25.5 Secondary Zone South -NE Markham Population (Zone 2A = N of 16th/E of Kennedy) Expenditure Potential ($ m's) $264.7 $277.9 $291.6 $310.0 $320.9 $331.9 Other Non-Dep't Store Share of NFSR + HI * @ 12.3% $32.6 @ 12.5% $34.7 $36.5 $38.7 $40.1 $41.5 Local Capture * @ 2.5% $0.8 @ 2.5% $0.9 $0.9 $1.0 $1.0 $1.0 Secondary Zone East Population (Zones 3A + 3B + 3C + 3D) Expenditure Potential ($ m's) $149.7 $154.9 $160.2 $165.6 $167.0 $168.3 Other Non-Dep't Store Share of NFSR + HI * @ 12.6% $18.9 @ 13.5% $20.9 $21.6 $22.4 $22.5 $22.7 Local Capture * @ 3.6% $0.7 @ 4.0% $0.8 $0.9 $0.9 $0.9 $0.9 Stouffville Local Share Without Inflow $15.8 $19.8 $22.1 $25.3 $26.8 $27.4 Plus Inflow ** @ 20.0% $3.9 @ 20.0% *** $4.9 $5.5 $5.5 $5.5 $5.5 Total Potential Stouffville Local Capture $19.7 $24.7 $27.6 $30.9 $32.3 $33.0 Less Existing Competition: @ 75,980 sf GLA $259 /sf GLA $19.7 $19.7 $19.7 $19.7 $19.7 $19.7 Residual Sales Demand $0.0 $5.0 $7.9 $11.2 $12.6 $13.3 Warranted sf GLA: @ $350 /sf GLA 0 14,271 22,458 31,864 35,951 37,873 * Base year shares from consumer telephone survey. ** Base year inflow adjusted from licence plate surveys. *** Assume future inflow @ 20.0% until 2016 and declining in percentage terms thereafter.
OCTOBER 4, 2012 TABLE 17 HOME IMPROVEMENT ("HI") SHARE OF "NFSR" (GAFO / DRUG) & "HI" DEMANDS & RESIDUAL SPACE Base Year Trade Area 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) Expenditure Potential ($ m's) $282.8 $320.2 $359.5 $416.4 $441.0 $452.2 Home Improvement Share of NFSR + HI * @ 26.2% $74.1 @ 20.0% $64.0 $71.9 $83.3 $88.2 $90.4 Local Capture * @ 35.5% $26.3 @ 42.5% $27.2 $30.6 $35.4 $37.5 $38.4 Secondary Zone South -NE Markham Population (Zone 2A = N of 16th/E of Kennedy) Expenditure Potential ($ m's) $264.7 $277.9 $291.6 $310.0 $320.9 $331.9 Home Improvement Share of NFSR + HI * @ 21.2% $56.1 @ 20.5% $57.0 $59.8 $63.5 $65.8 $68.0 Local Capture * @ 0.7% $0.4 @ 1.0% $0.6 $0.6 $0.6 $0.7 $0.7 Secondary Zone East Population (Zones 3A + 3B + 3C + 3D) Expenditure Potential ($ m's) $149.7 $154.9 $160.2 $165.6 $167.0 $168.3 Home Improvement Share of NFSR + HI * @ 28.2% $42.2 @ 25.0% $38.7 $40.1 $41.4 $41.7 $42.1 Local Capture * @ 2.0% $0.8 @ 2.5% $1.0 $1.0 $1.0 $1.0 $1.1 Stouffville Local Share Without Inflow $27.5 $28.8 $32.2 $37.1 $39.2 $40.2 Plus Inflow ** @ 2.5% $0.7 @ 2.5% *** $0.7 $0.8 $0.8 $0.8 $0.8 Total Potential Stouffville Local Capture $28.2 $29.5 $33.0 $37.9 $40.0 $41.0 Less Existing Competition: @ 26,860 sf GLA $1,052 /sf GLA $28.2 $28.2 $28.2 $28.2 $28.2 $28.2 Residual Sales Demand $0.0 $1.2 $4.7 $9.6 $11.8 $12.7 Warranted sf GLA: @ $335 /sf GLA 0 3,704 14,140 28,773 35,114 38,046 * Base year shares from consumer telephone survey. ** Base year inflow adjusted from licence plate surveys. *** Assume future inflow @ 4.0% until 2016 and declining in percentage terms thereafter.
OCTOBER 4, 2012 TABLE 18 SUPERMARKET / GROCERY DEMANDS & RESIDUAL SPACE Base Year Trade Area 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) Expenditure Potential ($ m's) $95.0 $105.4 $116.1 $132.8 $140.6 $144.2 Supermarket Share @ 83.3% $79.2 @ 85.0% $89.6 $98.7 $112.9 $119.5 $122.6 Local Capture * @ 80.3% $63.6 @ 80.5% $72.1 $79.4 $90.8 $96.2 $98.7 Secondary Zone South -NE Markham Population (Zone 2A = N of 16th/E of Kennedy) Expenditure Potential ($ m's) $108.4 $111.5 $114.8 $120.5 $124.7 $129.0 Supermarket Share @ 82.1% $89.0 @ 82.5% $92.0 $94.7 $99.4 $102.9 $106.4 Local Capture * @ 5.9% $5.3 @ 6.0% $5.5 $5.7 $6.0 $6.2 $6.4 Secondary Zone East Population (Zones 3A + 3B + 3C + 3D) Expenditure Potential ($ m's) $54.2 $55.0 $55.7 $56.9 $57.4 $57.8 Supermarket Share @ 86.9% $47.1 @ 87.0% $47.8 $48.5 $49.5 $49.9 $50.3 Local Capture * @ 12.4% $5.8 @ 12.5% $6.0 $6.1 $6.2 $6.2 $6.3 Stouffville Local Share Without Inflow $74.7 $83.6 $91.2 $103.0 $108.6 $111.3 Plus Inflow ** @ 5.0% $3.9 @ 5.0% *** $4.4 $4.8 $4.8 $4.8 $4.8 Total Potential Stouffville Local Capture $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 Residual Sales Demand $0.0 $9.4 $17.4 $29.2 $34.8 $37.5 Warranted sf GLA: @ $500 per sf GLA 0 18,865 34,714 58,367 69,635 75,042 @ $525 per sf GLA 0 17,966 33,061 55,588 66,319 71,469 * Base year estimate from consumer telephone survey. ** Estimated from licence plate surveys and floorspace inventory. *** Assume inflow @ 5.0% until 2016 and declining in percentage terms thereafter.
OCTOBER 4, 2012 TABLE 19 SPECIALTY FOOD DEMANDS & RESIDUAL SPACE Base Year Trade Area 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) Expenditure Potential ($ m's) $95.0 $105.4 $116.1 $132.8 $140.6 $144.2 Specialty Food Share @ 16.7% $15.8 @ 15.0% $15.8 $17.4 $19.9 $21.1 $21.6 Local Specialty Food Capture * @ 60.6% $9.6 @ 60.5% $9.6 $10.5 $12.0 $12.8 $13.1 Secondary Zone South -NE Markham Population (Zone 2A = N of 16th/E of Kennedy) Expenditure Potential ($ m's) $108.4 $111.5 $114.8 $120.5 $124.7 $129.0 Specialty Food Share @ 17.9% $19.4 @ 17.5% $19.5 $20.1 $21.1 $21.8 $22.6 Local Specialty Food Capture * @ 0.0% $0.0 @ 0.0% $0.0 $0.0 $0.0 $0.0 $0.0 Secondary Zone East Population (Zones 3A + 3B + 3C + 3D) Expenditure Potential ($ m's) $54.2 $55.0 $55.7 $56.9 $57.4 $57.8 Specialty Food Share @ 13.2% $7.1 @ 13.0% $7.1 $7.2 $7.4 $7.5 $7.5 Local Specialty Food Capture * @ 3.24% $0.2 @ 3.5% $0.3 $0.3 $0.3 $0.3 $0.3 Stouffville Local Share Without Inflow $9.8 $9.8 $10.8 $12.3 $13.0 $13.4 Plus Inflow ** @ 2.5% $0.3 @ 2.5% *** $0.3 $0.3 $0.3 $0.3 $0.3 Total Potential Stouffville Local Capture $10.1 $10.1 $11.1 $12.6 $13.3 $13.6 Less Existing Competition @ 21,900 sf GLA @ $460 /sf GLA $10.1 $10.1 $10.1 $10.1 $10.1 $10.1 Residual Sales Demand $0.0 $0.0 $1.0 $2.5 $3.2 $3.6 Warranted sf GLA: @ $250 per sf GLA 0 0 3,979 10,058 12,917 14,221 @ $275 per sf GLA 0 0 3,618 9,144 11,743 12,928 * From consumer telephone survey. ** Base year inflow = consultant judgment. *** Assume inflow @ 2.5% until 2016 and declining in percentage terms thereafter.
OCTOBER 4, 2012 Base Year Trade Area 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) Expenditure Potential ($ m's) $13.4 $14.9 $16.4 $18.8 $19.9 $20.4 Local Capture @ 60.0% $8.1 @ 60.0% $8.9 $9.8 $11.3 $11.9 $12.2 Stouffville Local Share Without Inflow $8.1 $8.9 $9.8 $11.3 $11.9 $12.2 Plus Inflow TABLE 20 PRIMARY TRADE AREA PERSONAL SERVICE DEMANDS & RESIDUAL SPACE @ 5.0% * $0.4 @ 5.0% ** $0.5 $0.5 $0.5 $0.5 $0.5 Total Potential Stouffville Local Capture $8.5 $9.4 $10.4 $11.8 $12.4 $12.7 Less Existing Competition @ 37,670 sf GLA @ $225 /sf GLA $8.5 $8.5 $8.5 $8.5 $8.5 $8.5 Residual Sales Demand $0.0 $0.9 $1.9 $3.3 $4.0 $4.3 Warranted sf GLA: @ $200 per sf GLA 0 4,667 9,419 16,496 19,826 21,339 @ $225 per sf GLA 0 4,149 8,373 14,663 17,623 18,968 @ $250 per sf GLA 0 3,734 7,536 13,197 15,861 17,072 * Consultant estimate. ** Assume inflow @ 5.0% until 2016 and declining in percentage terms thereafter.
OCTOBER 4, 2012 Base Year Trade Area 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) Expenditure Potential ($ m's) $41.0 $45.3 $49.6 $56.8 $60.1 $61.6 Local Capture @ 55.0% * $22.6 @ 55.0% * $24.9 $27.3 $31.2 $33.1 $33.9 Stouffville Local Share Without Inflow $22.6 $24.9 $27.3 $31.2 $33.1 $33.9 Plus Inflow TABLE 21 PRIMARY TRADE AREA RESTAURANT DEMANDS & RESIDUAL SPACE @ 23.5% * $6.9 @ 25.0% ** $8.3 $9.1 $9.1 $9.1 $9.1 Total Potential Stouffville Local Capture $29.5 $33.2 $36.4 $40.3 $42.2 $43.0 Less Existing Competition @ 117,747 sf GLA @ $250 /sf GLA $29.5 $29.5 $29.5 $29.5 $29.5 $29.5 Residual Sales Demand $0.0 $3.7 $6.9 $10.8 $12.7 $13.5 Warranted sf GLA: @ $200 per sf GLA 0 18,669 34,529 54,144 63,374 67,570 @ $225 per sf GLA 0 16,595 30,693 48,128 56,333 60,062 @ $250 per sf GLA 0 14,936 27,624 43,315 50,699 54,056 * Consultant estimate. ** Assume inflow @ 25.0% until 2016 and declining in percentage terms thereafter.
OCTOBER 4, 2012 Base Year Trade Area 2012 2014 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville Population (Zones 1A + 1B) Expenditure Potential ($ m's) $28.7 $31.7 $34.7 $39.7 $42.1 $43.1 Local Capture @ 65.0% * $18.6 @ 67.5% * $21.4 $23.4 $26.8 $28.4 $29.1 Stouffville Local Share Without Inflow $18.6 $21.4 $23.4 $26.8 $28.4 $29.1 Plus Inflow TABLE 22 PRIMARY TRADE AREA LIQUOR/BEER/WINE DEMANDS & RESIDUAL SPACE @ 5.0% * $1.0 @ 5.0% ** $1.1 $1.2 $1.2 $1.2 $1.2 Total Potential Stouffville Local Capture $19.6 $22.5 $24.7 $28.0 $29.6 $30.3 Less Existing Competition @ 13,770 sf GLA @ $1,425 /sf GLA $19.6 $19.6 $19.6 $19.6 $19.6 $19.6 Residual Sales Demand $0.0 $2.9 $5.0 $8.4 $10.0 $10.7 Warranted sf GLA: @ $850 per sf GLA 0 3,396 5,925 9,888 11,752 12,600 @ $900 per sf GLA 0 3,207 5,596 9,338 11,100 11,900 @ $950 per sf GLA 0 3,038 5,301 8,847 10,515 11,274 * Consultant estimate. ** Assume inflow @ 5.0% until 2016 and declining in percentage terms thereafter.
OCTOBER 4, 2012 TABLE 23 STOUFFVILLE SUMMARY DEMANDS & RESIDUAL SPACE Base Year Trade Area 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 Pop'n Pop'n Pop'n Pop'n Pop'n Whitchurch-Stouffville 2012 2014 2016 2021 2026 2031 Population Projection 41,235 45,320 49,400 55,800 59,100 60,600 Cumulative Growth 4,085 8,165 14,565 17,865 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 Other Service Space @ 0.9 sf per capita 0 3,676 7,349 13,109 16,079 17,429 Financial Institution Space @ 1.0 sf per capita 0 4,085 8,165 14,565 17,865 19,365 Local Office Space @ 5.0 sf per capita * 0 20,423 40,825 72,825 89,325 96,825 Total Warranted Space Based on Per Capita Ratios 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 2012 2014 2016 2021 2026 2031 Mid Range 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 2012 2014 2016 2021 2026 2031 Surplus (+) / Shortfall (-) of Supply Over Demand (Sq. Ft.) 420,000 270,000 135,000-35,000-115,000-150,000 Additional Land Requirement (acres): Acres Acres Acres Acres Acres Acres @ 25.0% coverage (acres) 38.6 24.8 12.4-3.2-10.6-13.8 Surplus Surplus Surplus Equilibrium Shortfall Shortfall TABLE 25 VACANT DESIGNATED COMMERCIAL SUPPLY (GFA) PLUS EMPLOYMENT LAND CONVERSION GFA (sq ft) Commercial Designated GLA - Regional Centre 150,000 Commercial Designated GLA - Minto / Trinity (former Anderson Haulage) 82,190 Other vacant designated commercial lands (net acres) Works Yard 4.75 51,728 Mo Motors & former Canadian Tire 2.0 21,780 Houston Motors 4.0 43,560 Subtotal 10.75 GFA equivalent @25% coverage 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) Av. Per Capita Income of (x) Per Capita Indexes (y1) (y2) (n) Income Quintile Income NFSR FSR 1 $12,092 39.0 56.8 97.2 2 $17,292 55.8 72.9 88.4 3 $23,266 75.1 87.9 98.3 4 $31,146 100.5 106.0 98.8 5 $55,545 179.2 140.7 111.8 All Classes $30,990 100.0 100 100 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) and a = y b( x) n( x2) ( x)2 n INCOME/EXPENDITURE REGRESSION EQUATIONS NFSR Expenditure Index: FSR Expenditure Index: Personal Service Expenditure Index: Restaurant Expenditure Index: Liquor/Beer/Wine 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 2011 2011 TOTAL Per Capita * % % NAICS FSR (Food Store Retail) D 090 Supermarket & Grocery Stores 25,485.4 $1,906 87.1% 87.1% D 100 Convenience & Specialty Food Stores 3,764.0 $281 12.9% 12.9% TOTAL FSR 29,249.4 Per Capita FSR * = $2,187 100.0% 100.0% Add back WMC food sales = $130 Per Capita FSR + WMC * = $2,317 NFSR (Non-Food Store Retail) % % "GAFO + DRUGS " (Formerly Department Store Type Merchandise) B 030 Furniture Stores 3,453.9 $258 B 040 Home Furnishings Stores 2,151.8 $161 B 060 Home electronics + appliance + computer/software 5,338.3 $399 Subtotal 10,944.0 $818 17.0% 14.76% E 120 Pharmacies and personal care stores 12,705.5 $950 19.7% 17.14% F 140 Clothing stores 7,970.9 $596 Shoe Stores 1,170.2 $88 F 150 Jewellery, clothing accessories, and luggage & leather stores 1,166.3 $87 Subtotal 10,307.4 $771 16.0% 13.91% G 170 Department stores (excluding concessions) ** 10,989.4 $822 17.0% 14.83% G 180 Other general merchandise stores (incl. Can. Tire + TSC + Costco) 10,532.6 $788 16.3% 14.21% Subtotal 21,522.0 $1,609 33.4% 29.03% H 160 Sporting goods, hobby, music and book stores 4,133.4 $309 H 190 Miscellaneious store retail (90%) 3,297.3 $247 Subtotal 7,430.7 $556 11.5% 10.02% 44131 Tires + Batteries + Auto Parts & Accessories (TBA) 1,583.7 $118 2.5% 2.14% Subtotal 1,583.7 $118 2.5% 2.14% "HI" C 080 Building material and garden equipment and supplies dealers 9,633.3 $720 13.00% Subtotal 9,633.3 $720 13.00% TOTAL NFSR = "GAFO + DRUG" 64,493.3 $4,823 100.0% Per Capita (Subtract est'd WMC food sales) ** = $130 Per Capita * $4,693 TOTAL NFSR + HI = "GAFO + DRUG" + "HI" 74,126.6 $5,543 100.00% Per Capita (Subtract est'd WMC food sales) ** = $130 Per Capita * $5,413 Dep't. Store Share of NFSR = "GAFO + DRUG" $822/$4823 = 17.0% Dep't. Store Share of "NFSR" less WMC @ $130 per capita $822/$4693 = 17.5% Dep't. Store Share of NFSR + HI $822/$5543 = 14.8% Dep't. Store Share of NFSR + HI less WMC @ $130 per capita $822/$5413 = 15.2% * Per Capita @ 13,373,000 persons (per July - September 2011 estimate from Statistics Canada Quarterly Demographic Statistics, including net undercoverage of non-permanent residents and returning Canadians (July to September, 2011, Cat. # 91-002-X, Table 1). Source: Retail Trade, Statistics Canada Cat. # 63-005, Table 3-7, December, 2011, with preliminary December estimates. ** Morgan estimate.
APPENDIX A-3 TRADE AREA INCOME AND EXPENDITURE INDEXES Per Cap Per Cap NFSR Pop'n HH Total HH HH HH GAFO + Drug (Excluding Number Income Income Income Income FSR & HI Per. Serv. Rest. L/B/W Trade Area Undercount) HH's ($) ($ m's) ($) Index Index Index Index Index Index Ontario 2001 11,410,046 4,219,410 $66,836 282,008 $24,716 100.0 100.0 100.0 100.0 100.0 100.0 2006 12,160,280 4,554,250 $77,967 355,081 $29,200 100.0 100.0 100.0 100.0 100.0 100.0 Zone 1A Community of Stouffville 2001 11,428 4,003 $78,547 314.4 $27,513 111.3 101.4 107.7 107.0 109.7 106.8 2006 12,410 4,404 $92,699 408.2 $32,897 112.7 101.6 107.5 106.3 106.8 108.2 2011 25,036 Zone 1B Rural Whitchurch-Stouffville 2001 10,581 3,457 $115,771 400.2 $37,824 153.0 106.4 136.1 127.9 145.8 134.0 2006 11,961 4,118 $137,790 567.4 $47,439 162.5 108.1 136.9 131.2 133.7 140.6 2011 12,592 Primary Trade Area - Whitchurch-Stouffville (= Zone 1A + Zone 1B) 2001 22,009 7,460 $95,797 714.6 $32,471 131.4 103.8 121.3 117.0 127.0 119.9 2006 24,371 8,522 $114,488 975.7 $40,034 137.1 104.8 121.9 118.6 120.0 124.1 2011 37,628 Zone 2A - Part Markham Secondary Trade Area South 2001 9,195 2,931 $86,344 253.1 $27,523 111.4 101.4 107.7 107.1 109.7 106.8 2006 37,066 11,062 $88,200 975.7 $26,322 90.1 98.7 94.2 95.1 94.7 93.6 2011 48,158 Zone 3A - Community of Uxbridge Secondary Trade Area East 2001 8,600 3,016 $72,944 220.0 $25,581 103.5 100.4 102.4 103.1 102.9 101.7 2006 9,845 3,523 $87,437 308.0 $31,289 107.2 100.9 104.2 103.6 103.9 104.7 2011 12,333 Zone 3B - Rural Uxbridge South Secondary Trade Area East 2001 4,735 1,579 $88,908 140.4 $29,649 120.0 102.4 113.6 111.4 117.2 112.5 2006 5,212 1,760 $125,970 221.7 $42,538 145.7 105.9 126.9 122.8 124.7 129.7 2011 4,312 Zone 3C - Rural Uxbridge North Secondary Trade Area East 2001 4,147 1,350 $78,245 105.6 $25,472 103.1 100.4 102.1 102.9 102.5 101.4 2006 4,232 1,431 $88,028 126.0 $29,766 101.9 100.3 101.1 101.0 101.0 101.3 2011 3,978 Zone 3D - Rural Pickering North of Hwy 7 Secondary Trade Area East 2001 2,775 895 $94,048 84.2 $30,333 122.7 102.7 115.5 112.7 119.5 114.3 2006 2,670 900 $109,808 98.8 $37,014 126.8 103.5 115.8 113.4 114.5 117.4 2011 2,365 Secondary Trade Area East (= Zones 3A + 3B + 3C + 3D) 2001 20,257 6,840 $80,437 550.2 $27,160 109.9 101.2 106.7 106.3 108.4 105.9 2006 21,959 7,614 $99,099 754.5 $34,361 117.7 102.3 110.4 108.8 109.5 111.5 2011 22,988 Trade Area 2001 51,461 17,231 262,578 1,518 $29,496 119.3 102.3 113.2 111.0 116.6 112.0 2006 83,396 27,198 $99,488 2,706 $32,446 111.1 101.3 107.6 106.9 109.5 106.7 2011 108,774
APPENDIX A-4 TRADE AREA FSR, GAFO + DRUG, HI, HAAS/TBA, PERSONAL SERVICE, RESTAURANT AND L/B/W EXPENDITURE LEVELS 2011 2011 2005 2011 2011 NFSR NFSR less 2011 2011 2011 2011 2011 Per Cap 2005 FSR NFSR + HI (GAFO + Drug) HAAS/TBA HI HAAS/TBA Per. Serv. Rest. L/B/W HH Income Income Per Cap Per Cap Per Cap Per Cap Per Cap Per Cap Per Cap Per Cap Per Cap Trade Area ($) Index Exp. Exp. Exp. Exp. Exp. Exp. * Exp. Exp. Exp. Ontario $29,200 100.0 $2,187 $5,543 $4,823 $4,490 $720 $333 $274 $827 $559 Primary Trade Area = Whitchurch-Stouffville (= Zones 1A + 1B) $40,034 137.1 $2,292 $6,756 $5,879 $5,473 $878 $405 $324 $992 $694 Secondary Trade Area East (= Zones 3A + 3B + 3C + 3D) $34,361 117.7 $2,237 $6,121 $5,326 $4,959 $795 $367 $298 $905 $623 Secondary Trade Area South (= 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 & York Region Profiles Associates OP 2010 Census Dev. Charge as revised Subdivision Bkgrd Study 31/05/2012 Unadjusted Adjusted Unadjusted Adjusted Adjusted Adjusted Adjusted Adjusted Adjusted Adjusted Pop'n Adjust't Pop'n Pop'n Pop'n Pop'n Pop'n Pop'n Pop'n Pop'n Pop'n Trade Area 2001 (%) 2001 2006 2006 2011 2012 2016 2021 2026 2031 Primary Trade Area - Whitchurch-Stouffville 22,009 4.0% 22,889 24,390 25,460 40,400 41,235 49,400 55,800 59,100 60,600 Av. An. Pop'n Growth (2006-2011 base) 2,988 835 2,041 1,280 660 300 Av. An. Pop'n Growth (2006-2012 base) 2,629 Unadjusted Adjusted Unadjusted Adjusted Adjusted Adjusted Adjusted Adjusted Adjusted Adjusted Pop'n Adjust't Pop'n Pop'n Pop'n Pop'n Pop'n Pop'n Pop'n Pop'n Pop'n 2001 (%) 2001 2006 2006 2011 2012 2016 2021 2026 2031 Zone 2A - Markham (NE Part) (N of 16th/ E of Kennedy) Secondary Trade Area South 9,195 4.0% 9,565 37,066 38,550 48,050 49,950 51,850 53,750 55,650 57,550 Av. An. Pop'n Growth 1,900 1,900 1,900 1,900 1,900 1,900 Zones 3A + 3B + 3C + 3D Secondary Trade Area East 20,257 4.0% 21,065 21,959 22,840 23,900 24,100 24,300 24,500 24,700 24,900 Av. An. Pop'n Growth (2006-2011 base) 212 201 200 200 200 200 Secondary Trade Area 29,452 4.0% 30,630 59,025 61,390 71,950 74,050 76,150 78,250 80,350 82,450 Av. An. Pop'n Growth (2006-2011 base) 2,112 2,101 2,100 2,100 2,100 2,100 Trade Area 51,461 4.0% 53,520 83,415 86,850 112,350 115,285 125,550 134,050 139,450 143,050 Av. An. Pop'n Growth (2006-2011 base) 5,100 2,936 10,265 8,500 5,400 3,600
,.. PCen~us for MapPoint 2011 Census Population and Dwelling Counts 2011.!p'pulation 1A Joseph Urban Consultants Stouffville Project - SMA 25,036 1B 12,592 2A 48,158 3A 12,333 2011 Private Dwellings Occupied by Usual Residents 8,866 8,552 4,748 4,493 14,013 13,767 4,632 4,494 Land Area, sq kin 23.38 183.03 68.06 29.71 Persons per sq km Dwellings per sq km 1,071.00 379.27 68.80 25.94 707.62 205.90 415.13 155.91 Land Area, sq mi 9.03 70.67 26.28 11.47 Persons per sq mi Dwellings per sq mi 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 Total Census Block Records Represented in the Study Area DAs with Indian Reservation Refusal o o o o 2011 Population and dwelling counts in this category represent actual (unsuppressed) data. * 2006 Populations are estimated for dissemination areas that have changed in 2011.
,. PCensus for MapPoint 2011 Joseph Urban Consultants Stouffville Project - SMA Census 38 3C 3D Population and Dwelling Counts 2011 Population 4,312 3,978 2,365 2011 Private Dwellings 1,538 1,464 898 Occupied by Usual Residents 1,478 1,373 817 Land An!a, sq km 186.47 204.65 119.53 Persons per sq km 23.12 19.44 19.79 Dwellings per sq km 8.25 7.15 7.51 Land Area, sq mi 72.00 79.01 46.15 Persons per sq mi 8.93 7.51 7.64 Dwellings per sq mi 3.18 2.76 2.90 Data Quality Target Type Dissemination Block... Dissemination Block... Dissemination Block... Total Census Block Records Represented in the Study Area Total Census Block Records Represented in the Study Area DAs with Indian Reservation Refusal o o o 2011 Population and dwelling counts in this category represent actual (unsuppressed) data. * 2006 Populations are estimated for dissemination areas that have changed in 2011.
PCensus for MapPoint 2006 Joseph Urban Consultants Stouffville Project - SMA.. Census 1A 18 2A Census Snapshot % % % Total Population 12,410 11,961 37,066 Males 5,921 48% 6,031 50% 18,168 49% Females 6,490 52% 5,930 50% 18,898 51% 2006 Population by Age 12,410 11,961 37,066 oto 4 years 715 6% 484 4% 3,231 9% 5 to 19 years 2,695 22% 2,266 19% 7,337 20% 20 to 24 years 725 6% 654 5% 1,874 5% 25 to 34 years 1,208 10% 841 7% 6,025 16% 35 to 44 years 2,023 16% 1,710 14% 7,296 20% 45 to 54 years 2,004 16% 2,163 18% 5,045 14% 55 to 64 years 1,262 10% 1,931 16% 2,850 8% 65 to 74 years 790 6% 1,189 10% 1,985 5% 75 to 84 years 663 5% 565 5% 1,088 3% 85 years and over 279 2% 179 1% 231 1% Average age of population 38.4 42.3 34.5 Median age 39.7 45.2 35.0 Families 3,456 3,655 10,863 Persons per family 3.2 3.0 3.2 Two-parent families 3,035 88% 3,357 92% 9.757 90% With no children at home 1,154 33% 1,613 44% 2.919 27% With children at home 1,881 54% 1,749 48% 6,788 62% Lone-parent families 421 12% 293 8% 1,116 10% Children per family 1.3 1.0 1.3 Households 4,404 4,118 11,062 Persons in private households 12,230 11,810 37,029 Persons per household 2.8 2.9 3.4 Average household income $ 92,699 $ 137,790 $ 88,200 Occupied Dwellings 4,405 4,132 11,060 Owned Dwellings 3.511 80% 3,741 91% 10,485 95% Rented Dwellings 883 20% 361 9% 532 5% Dominant building type Single detached... Single detached... Single detached... Dominant period of construction 1986-1990 2001-2006 2001-2006 Average value of dwelling $ 377,831 $ 607,948 $ 402,529 Average gross monthly rent $ 856 $ 899 $ 1,251 Top 5 visible minorities Black 29% Chinese 55% Chinese 60% Chinese 26% South Asian 24% South Asian 22% South Asian 21% SEAsian 6% Filipino 6% Filipino 8% Black 6% Black 6% West Asian 8% Filipino 4% SEAsian 2% Dominant Demographics Official Home Language English English English Non-official Home Language Italian Chinese Chinese Recent Immigrant Places of Birth Northem Europe United States of... EastemAsia
PCensus for MtiPPoint I 2006 Joseph Urban Consultants Stouffville Project - SMA -- - Census 3A 38 3C Census Snapshot % % % Total Population 9,845 5,212 4,232 Males 4,769 48% 2,662 51% 2,152 51% Females 5,076 52% 2,550 49% 2,080 49% 2006 Population by Age 9,845 5,212 4,232 oto 4 years 545 6% 210 4% 207 5% 5 to 19 years 2,375 24% 1,103 21% 976 23% 20 to 24 years 527 5% 314 6% 240 6% 25 to 34 years 866 9% 331 6% 322 8% 35 to 44 years 1,638 17% 789 15% 705 17% 45 to 54 years 1,628 17% 954 18% 765 18% 55 to 64 years 896 9% 716 14% 523 12% 65 to 74 years 626 6% 450 9% 296 7% 75 to 84 years 514 5% 271 5% 158 4% 85 years and over 175 2% 50 1% 41 1% Average age of population 37.6 40.6 38.4 Median age 39.3 43.3 40.9 Families 2,805 1,572 1,237 Persons per family 3.1 3.1 3.1 Two-parent families 2,415 86% 1,417 90% 1,086 88% With no children at home 923 33% 663 42% 423 34% With children at home 1,472 52% 750 48% 673 54% Lone-parent families 391 14% 144 9% 130 10% Children per family 1.3 1.1 1.2 Households 3,523 1,760 1,431 Persons in private households 9,753 5,189 4,238 Persons per household 2.8 2.9 3.0 Average household income $ 87,437 $ 125,970 $ 88,028 Occupied Dwellings 3,538 1,765 1,420 Owned Dwellings 2,925 83% 1,563 89% 1,275 90% Rented Dwellings 584 17% 182 10% 135 10% Dominant building type Single detached... Single detached... Single detached... Dominant period of construction 2001-2006 1971-1980 Before 1946 Average value of dwelling $ 359,250 $ 487,883 $ 385,748 Average gross monthly rent $ 848 $ 753 $ 625 Top 5 visible minorities Chinese 40% South Asian 31% Chinese 31% South Asian 36% Black 18% Black 19% Black 17% Japanese 16% South Asian 13% Latin American 8% Chinese 16% Filipino 13% Filipino 0% Latin American 12% Latin American 9% Dominant Demographics Official Home Language English English English Non-official Home Language Dutch Italian German Recent Immigrant Places of Birth Northern Europe Northem Europe Southeast Asia
Joseph Urban Consultants Stouffville Project - SMA. Total Population Males Females 2006 Census Census Snapshot 2006 Population by Age 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 Average age of population Median age Families Persons per family Two-parent families With no children at home With children at home Lone-parent families Children per family Households Persons in private households Persons per household Average household income $ Occupied Dwellings Owned Dwellings Rented Dwellings 3D % 2,670 1,355 51% 1,315 49% 2,670 105 4% 595 22% 190 7% 220 8% 420 16% 520 19% 345 13% 185 7% 90 3% 25 1% 39.2 41.6 785 3.1 695 89% 295 38% 405 52% 75 10% 1.2 900 2,620 3.0 109,808 890 625 70% 260 29% Dominant building type Single detached... Dominant period of construction Before 1946 Average value of dwelling $ 477,175 Average gross monthly rent $ 931 Top 5 visible minorities Chinese 73% Arab 13% South Asian 13% Black 0% Filipino 0% Dominant Demographics Official Home Language Non-official Home Language Recent Immigrant Places of Birth English Urdu Southeast Asia
, Joseph PCensus for Ma Point Urban Consultants Stouffville Project - SMA.. 2001 Census 1A 18 2A Census Snapshot --I2ta1 Populatio!! 11,428 % base 10,581 % base 9,195 Al base Males 5,519 48% 5,376 51% 4,470 49% Females 5,909 52% 5,205 49% 4,725 51% 2001 Population by Age 11,428 GAl base 10,581 0/0 base 9,195 % base Oto 4 years 730 6% 529 5% 691 8% 5 to 19 years 2,651 23% 2,334 22% 1,857 20% 20 to 24 years 529 5% 524 5% 444 5% 25 to 34 years 1,255 11% 1,084 10% 1,434 16% 35 to 44 years 2,180 19% 1,886 18% 1,858 20% 45 to 54 years 1,635 14% 1,816 17% 1,213 13% 55 to 64 years 955 8% 1,199 11% 721 8% 65 to 74 years 750 7% 770 7% 632 7% 75 to 84 years 474 4% 345 3% 323 4% 85 years and over 227 2% 82 1% 59 1% Average age of population 36.0 37.2 35.3 Median age 37.5 39.6 36.0 Dominant age group 5 to 19 years 23% 5 to 19 years 22% 35 to 44 years 20% Families 3,212 % base 3,047 Al base 2,733 % base Persons per family 3.2 3.2 3.1 Two-parent families 2,797 87% 2,823 93% 2,505 92% With no children at home 978 30% 1,076 35% 906 33% With children at home 1,809 56% 1,752 58% 1,603 59% Lone-parent families 382 12% 178 6% 215 8% Total children at home 4,154 3,841 3,241 Children per family 1.3 1.3 1.2 Households 4,003 3,457 2,931 Persons in private households 11,308 10,504 9,198 Persons per household 2.8 3.0 3.1 Average 2000 household income $ 78,547 $ 115,771 $ 86,344 Occupied Dwellings 3,998 % base 3,456 % base 2,937 % base Owned Dwellings 3,168 79% 2,932 85% 2,677 91% Rented Dwellings 840 21% 509 15% 253 9% Single detached houses 2,879 72% 3,306 96% 2,126 72% Semi-detachedlrow/duplex 434 11% 71 2% 603 21% Apartments 687 17% 53 2% 199 7% Movable dwelling 0 0% 10 0% 0 0% Dominant building type Single detached... 72% Single detached... 96% Single detached... 73% Dominant Demographics Official Home Language English 100% English 100% English 100% Non-official Home Language Romanian 33% Chinese 32% Chinese 92% Immigrant Place of Birth United Kingdom 48% United Kingdom 25% Hong Kong 46% Ethnic Origin Canadian 24% English 20% Chinese 36% Religion Roman Catholic 22% Roman Catholic 24% No religion 31% Educational Attainment Grades 9 to 13 31% Grades 9 to 13 31% University 35% Labour by Industry Retail trade 11% Construction 12% Manufacturing 15% Labour by Occupation Business, financ... 24% Business, financ... 22% Business, financ... 26%
[c. w, MaePoint Joseph Urban Consultants Stouffville Project - SMA. 2001 Census 3A 38 3C Census Snapshot -Imal Population 8,600 % base 4,735 % base 4,147 % base Males 4.116 48% 2.379 50% 2.115 51% Females 4.485 52% 2.355 50% 2.032 49% 2001 Population by Age 8,600 % base 4,735 % base 4,147 % base Ot04 years 556 6% 234 5% 259 6% 5 to 19 years 2.129 25% 1.031 22% 1.018 25% 20 to 24 years 374 4% 231 5% 169 4% 25 to 34 years 820 10% 410 9% 409 10% 35 to 44 years 1.726 20% 799 17% 835 20% 45 to 64 years 1.148 13% 822 17% 673 16% 55 to 64 years 669 8% 611 13% 390 9% 65 to 74 years 582 7% 363 8% 262 6% 75 to 84 years 433 5% 132 3% 113 3% 85 years and over 163 2% 37 1% 1 0% Average age of population 36.1 37.2 34.7 Median age 37.5 40.9 37.6 Dominant age group 5 to 19 years 25% 5 to 19 years 22% 5 to 19 years 25% Families 2,417 % base 1,398 % base 1,205 % base Persons per family 3.2 3.1 3.2 Two-parent families 2.091 86% 1,294 93% 1.107 92% With no children at home 798 33% 552 40% 430 36% With children at home 1.265 52% 750 64% 672 56% Lone-parent families 319 13% 91 6% 98 8% Total children at home 3.139 1.671 1,551 Children per family 1.3 1.2 1.3 Households 3.016 1.579 1.350 Persons in private households 8,493 4.722 4.136 Persons per household 2.8 3.0 3.1 Average 2000 household income $ 72.944 $ 88.908 $ 78,245 Occupied Dwellings 3,011 % base 1,579 % base 1,350 % base Owned Dwellings 2,403 80% 1,332 84% 1,221 90% Rented Dwellings 615 20% 250 16% 135 10% Single detached houses 2.189 73% 1.521 96% 1.324 98% Semi-detached/row/duplex 361 12% 29 2% 0 0% Apartments 465 15% 30 2% 10 1% Movable dwelling 0 0% 0 0% 0 0% Dominant building type Single detached... 73% Single detached... 96% Single detached... 99% Dominant Demographics Official Home Language English 100% English 100% English 100% Non-official Home Language Korean 80% Italian 62% Chinese 100% Immigrant Place of Birth United Kingdom 56% United Kingdom 29% United Kingdom 38% Ethnic Origin English 25% English 22% Canadian 24% Religion No religion 25% United Church 21% No religion 27% Educational Attainment Grades 9 to 13 35% Grades 9 to 13 36% Grades 9 to 13 37% Labour by Industry Retail trade 13% Retail trade 11% Agriculture, fore... 13% Labour by Occupation Sales & service... 26% Management oc... 20% Sales & service... 18%
PCensus for MapPoint Joseph Urban Consultants Stouffville Project - SMA 2001 Census 3D Census Snapshot Total Population 2,775 % base Males 1,420 51% Females 1,355 49% 2001 Population by Age 2,775 % base oto 4 years 115 4% 5 to 19 years 650 23% 20 to 24 years 160 6% 25 to 34 years 305 11% 35 to 44 years 530 19% 45 to 54 years 475 17% 55 to 64 years 270 10% 65 to 74 years 160 6% 75 to 84 years 75 3% 85 years and over 40 1% Average age of population 36.3 Median age 38.1 Dominant age group 5 to 19 years 23% Families 780 % base Persons per family 3.2 Two-parent families 690 88% With no children at home 260 33% With children at home 435 56% Lone-parent families 90 12% Total children at home 1,020 Children per family 1.3 Households 895 Persons in private households 2,765 Persons per household 3.1 Average 2000 household income $ 94,048 Occupied Dwellings 900 % base Owned Dwellings 540 60% Rented Dwellings 370 41% Single detached houses 875 97% Semi-detached/row/duplex 15 2% Apartments 15 2% Movable dwelling 0 0% Dominant building type Single detached... 97% Dominant Demographics Official Home Language English 100% Non-official Home Language Italian 100% Immigrant Place of Birth United Kingdom 52% Ethnic Origin English 25% Religion No religion 27% Educational Attainment Grades 9 to 13 33% Labour by Industry Construction 12% Labour by Occupation Trades, transpor... 21%
APPENDIX B RETAIL COMMERCIAL FLOORSPACE INVENTORY B-1
APPENDIX B-1 2012 STOUFFVILLE RETAIL AND SERVICE FLOORPSPACE INVENTORY 27 Drug 17 58-83 84-113 28-30 Subtotal 114-123 127-130 131-136 160-171 1-2 3-16 25-26 31-34 Cosmetic 18 35-57 Home Sport/Hobby Can Tire Non-Dep't Total Home Ctr. Total 22-24 172-174 137-143 144-159 201-203 Stouffville Retail and Service Inventory Super- Major 25 Other Optician 19 Fashion Furnishings Music/Bk/Art + TSC 28 Store NFSR Hardware NFSR Liquor 24 Rest. & 184-196 124-126 FIRE & 175-183 200 Other Corey Doyle - July 30, 2012 Total market / Spec. Subtotal Discount 26 Gen'l Pers'l Care & Computers Forist/Gift Tires 30 NFSR Space Bldg. Sply. + HI Beer 22 Fast Food Personal Bank Prof'l Med/Other Vacant Space Street Study NAICS Space Grocery Food FSR Dep't Store Merch. 20-21 Access. Electronics Used/Misc. A/P/A 29 (GAFO/DRUG) (GAFO/DRUG) Nursery Space Wine 23 Drinking Services Trust Services Services * Space NEC No. Store Name Store Type Code Code GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA NODE 1 - DOWNTOWN STOUFFVILLE N/S Main Street 6102 EXPRESS NAILS SPA Beauty Salon 185 812115 1,000 1,000 6128 MOKSHA YOGA Education Service 149 61162 1,200 1,200 6134 MAYER'S PET SHOP Pet & Pet Supply 102 45391 1,000 1,000 1,000 1,000 1,000 6138 GEORGE W. BRODIE, CGA Accounting 141 5412 1,500 1,500 6140 RACOTEK COMPUTER SERVICES Computer and Software 73 44312 1,100 1,100 1,100 1,100 1,100 6142 STONEHOUSE TRAVEL Travel Agencies 146 5615 1,200 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 1,400 6186 STOUFF. PICTURE FRAMING STUDIO Art & Frames 65 442292 1,400 1,400 1,400 1,400 1,400 6188 H & R BLOCK Accounting 141 5412 1,900 1,900 6194 STOUFFVILLE MONUMENT WORKS Monuments 112 453999 1,000 1,000 1,000 1,000 1,000 6198 CANDLELIGHT AND MEMORIES Gift/Novelty/Souvenir 95 45322 700 700 700 700 700 6204 THE EARL OF WHITCHURCH Drinking Place 174 7224 2,300 2,300 6212 IDEAL TILE & CARPET Floor Coverings 63 44221 4,800 4,800 4,800 4,800 4,800 6212 EDWARD JONES Brokerage 137 52393 1,200 1,200 6212 STOUFFVILLE X-RAY & ULTRASOUND 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 Offices of Physicians 151 6211 1,200 1,200 6212 IDA Drugs Pharmacy / Drug Store 17 44611 2,400 2,400 2,400 2,400 2,400 6220 MARIO'S HARISTYLING Barber 184 812114 800 800 6224 ALSOP INSURANCE BROKERS INC. Insurance 138 52421 1,000 1,000 6236 BASICALLY BAGELS Fast Food 173 7222 1,900 1,900 6240 LATCHAM GALLERY Art & Frames 65 442292 1,200 1,200 1,200 1,200 1,200 6240 CARE & SHARE THRIFT SHOP Used Merchandise 97 45331 7,900 7,900 7,900 7,900 7,900 6242 GIAN CARLOS ITALIAN BAKERY / DELI Bakery 7 445291 900 900 900 6244 LA CUISINE DE MA MERE Full-Service Restaurant 172 7221 900 900 6244 COWLICK DESIGN & SCREEN PRINTING Other Service 145 56143 900 900 6246 CDC COMPUTER LIQUIDATORS Computer and Software 73 44312 800 800 800 800 800 6246 CRYSTAL JEWELLERS Jewellery Stores 56 44831 400 400 400 400 400 6248 MOONFLOWER'S MAGICAL TOUCH Miscellaneous Retail 113 453999 1,000 1,000 1,000 1,000 1,000 6252 2-4-1 PIZZA Fast Food 173 7222 800 800 6262 BIRKETT HASSARD INSUR. BROKERS Insurance 138 52421 1,500 1,500 6272 SAVEX LOTTO MART Convenience Stores 3 44512 2,400 2,400 2,400 6284 THE REPEAT RIDER Sporting Goods Stores 87 45111 2,100 2,100 2,100 2,100 2,100 6286 BELLE NY NAIL SALON Beauty Salon 185 812115 600 600 6288 HEARING CARE CLINIC Other Medical 153 6213 1,000 1,000 6290 STOUFFVILLE SUN-TRIBUNE Other Service 201 NA 1,000 1,000 6292 VIVID OPTICAL Optician 19 44613 1,000 1,000 1,000 1,000 1,000 6294 GOOD EATS RESTAURANT Full-Service Restaurant 172 7221 1,700 1,700 6296 THE MEAT MERCHANT Meat Markets 4 44521 2,400 2,400 2,400 6298 BUGGY'S Full-Service Restaurant 172 7221 1,800 1,800 6302 FICKLE PICKLE Full-Service Restaurant 172 7221 3,500 3,500 6306 CURVES Fitness and Rec'l Sports 168 71394 2,200 2,200 6308 FOR THE LOVE OF JO Limited-Service Rest. 173 7222 1,100 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 1,800 6332 THE GIRLS BRA BOUTIQUE Women's Clothing Stores 36 44812 1,000 1,000 1,000 1,000 1,000 Page 1 of 7
APPENDIX B-1 2012 STOUFFVILLE RETAIL AND SERVICE FLOORPSPACE INVENTORY 27 Drug 17 58-83 84-113 28-30 Subtotal 114-123 127-130 131-136 160-171 1-2 3-16 25-26 31-34 Cosmetic 18 35-57 Home Sport/Hobby Can Tire Non-Dep't Total Home Ctr. Total 22-24 172-174 137-143 144-159 201-203 Stouffville Retail and Service Inventory Super- Major 25 Other Optician 19 Fashion Furnishings Music/Bk/Art + TSC 28 Store NFSR Hardware NFSR Liquor 24 Rest. & 184-196 124-126 FIRE & 175-183 200 Other Corey Doyle - July 30, 2012 Total market / Spec. Subtotal Discount 26 Gen'l Pers'l Care & Computers Forist/Gift Tires 30 NFSR Space Bldg. Sply. + HI Beer 22 Fast Food Personal Bank Prof'l Med/Other Vacant Space Street Study NAICS Space Grocery Food FSR Dep't Store Merch. 20-21 Access. Electronics Used/Misc. A/P/A 29 (GAFO/DRUG) (GAFO/DRUG) Nursery Space Wine 23 Drinking Services Trust Services Services * Space NEC No. Store Name Store Type Code Code GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA 6336 STATE FARM INSURANCE Insurance 138 52421 1,200 1,200 6342 THICKETWOOD VETERINARY SERVICES Veterinary Services 143 54194 500 500 6350 ANN'S FABRICS & SEWING CENTRE Sewing, Needlework 89 45113 1,400 1,400 1,400 1,400 1,400 6358 THE CO-OPERATORS Insurance 138 52421 1,200 1,200 6362 MORRA CARUSO LAW OFFICE Offices of Lawyers 140 5411 1,000 1,000 6380 WINE CREATIONS Wine Making Supplies 104 453992 1,400 1,400 1,400 1,400 1,400 6380 INSIDE OUT DECORATING Paint and Wallpaper 116 44412 6,400 6,400 6,400 6392 CARD'S TV & APPLIANCES Appl.+TV+Electronics 59 44211 6,400 6,400 6,400 6,400 6,400 6400 NANCY'S PIZZA Fast Food 173 7222 1,200 1,200 6416 B J GIFT & VARIETY Convenience Stores 3 44512 1,000 1,000 1,000 Subtotal 105,100 0 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 0 3,200 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 Offices of Physicians 151 6211 1,800 1,800 6193 ANNIE'S KITCHEN Full-Service Restaurant 172 7221 2,400 2,400 6209 SUTTON GROUP Real Estate 139 53121 1,100 1,100 6211 PASTAGGIO PANINI Full-Service Restaurant 172 7221 1,500 1,500 6219 STOUFFVILLE CHIROPRACTIC Other Medical 153 6213 1,000 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 1,000 6245 PACE CREDIT UNION Local Credit Union 125 52213 3,000 3,000 6287 LINDY'S FLORAL BOUTIQUE Florists 93 45311 900 900 900 900 900 6291 TOKYO SUSHI Fast Food 173 7222 1,300 1,300 6311 CIBC Banking 124 52211 3,500 3,500 6323 SCOTIABANK Banking 124 52211 3,000 3,000 6327 STOUFFVILLE FINE FURNITURE / ACC. Furniture Stores 58 44211 9,800 9,800 9,800 9,800 9,800 6333 THE HEARTY ARTICHOKE Health Food 13 445299 1,300 1,300 1,300 6335 TURACK RAGUSEO LESTI GILLIANT LLP Accounting 141 5412 2,400 2,400 6343 STOUFFVILLE FLORIST INC. Florists 93 45311 1,400 1,400 1,400 1,400 1,400 6361 BUTTON, ARMSTRONG & NESS Offices of Lawyers 140 5411 2,200 2,200 6371 LA ORTHO Offices of Dentists 152 6212 1,200 1,200 6383 SALLY HARRIS BARRISTER & SOLICITOR Offices of Lawyers 140 5411 1,200 1,200 6383 PHOENIX HEALTH & WELLNESS CTR. Other Out-Patient Care 154 6214 1,200 1,200 6385 DEPRESSION INK Tattoo Parlour 189 81219 1,200 1,200 6389 K9'S IN KAHOOTS Pet & Pet Supply 102 45391 1,200 1,200 1,200 1,200 1,200 6391 TRILIS HAIR STUDIO Beauty Salon 185 812115 1,200 1,200 6395 CENTURY 21 LEADING EDGE REALTY Real Estate 139 53121 1,200 1,200 6397 REID'S ANTIQUES & CONSIGNMENT Antiques 98 45331 1,200 1,200 1,200 1,200 1,200 6403 THE CORNER HOUSE RESTAURANT Full-Service Restaurant 172 7221 2,000 2,000 6411 PROGRESSIVE MONTESSORI ACADEMY Education 150 61169 2,400 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 Freel Lane 0 20 YOUNG DRIVERS OF CANADA Education Service 150 61169 500 500 20 TRUE PATH YOGA Fitness and Rec'l Sports 168 71394 500 500 20 NORTHERN TRANSPORT'N SERVICE Other Service 201 NA 500 500 20 THE ALCOVE HAIR STUDIO Beauty Salon 500 500 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 1,500 Page 2 of 7
APPENDIX B-1 2012 STOUFFVILLE RETAIL AND SERVICE FLOORPSPACE INVENTORY 27 Drug 17 58-83 84-113 28-30 Subtotal 114-123 127-130 131-136 160-171 1-2 3-16 25-26 31-34 Cosmetic 18 35-57 Home Sport/Hobby Can Tire Non-Dep't Total Home Ctr. Total 22-24 172-174 137-143 144-159 201-203 Stouffville Retail and Service Inventory Super- Major 25 Other Optician 19 Fashion Furnishings Music/Bk/Art + TSC 28 Store NFSR Hardware NFSR Liquor 24 Rest. & 184-196 124-126 FIRE & 175-183 200 Other Corey Doyle - July 30, 2012 Total market / Spec. Subtotal Discount 26 Gen'l Pers'l Care & Computers Forist/Gift Tires 30 NFSR Space Bldg. Sply. + HI Beer 22 Fast Food Personal Bank Prof'l Med/Other Vacant Space Street Study NAICS Space Grocery Food FSR Dep't Store Merch. 20-21 Access. Electronics Used/Misc. A/P/A 29 (GAFO/DRUG) (GAFO/DRUG) Nursery Space Wine 23 Drinking Services Trust Services Services * Space NEC No. Store Name Store Type Code Code GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA Edward Street 67 FUJIYAMA JAPANESE RESTAURANT Full-Service Restaurant 172 7221 2,600 2,600 67 KINGFISHER INTERNATIONAL INC. Other Service 201 NA 2,700 2,700 33 SCHELL LUMBER HOME BUILDING CTR. Home Improvement 114 44411 9,500 9,500 9,500 Civic Ave. 34 STRAWBERRY PATCH MONTESSORI SCHOOL Education Service 150 61169 1,500 1,500 34 STOUFFVILLE MEDICAL CENTRE Physicians 151 6211 1,700 1,700 34 STOUFFVILLE PHYSIOTHERAPY + ORTHO. CTROther Medical 153 6213 1,700 1,700 Commercial Street 10 YORK DANCE ACADEMY Education 150 61169 1,500 1,500 Park Drive 12 PARK DRIVE DENTAL Dentist Office 152 6212 2,200 2,200 Subtotal 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 SUBTOTAL NODE 1 - DOWNTOWN STOUFFVILLE 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 NODE 2 - WESTERN APPROACH AREA 0 Main Street West - North Side Strip Plaza 5402 THE SOURCE Consumer Electronics 75 44311 2,000 2,000 2,000 2,000 2,000 5402 MYUNG'S TAEKWONDO Athletic Instruction 149 61162 2,800 2,800 5402 STAKEOUT DINING ROOM & LOUNGE Full-Service Restaurant 172 7221 5,600 5,600 5402 MODERN HOME FURNITURE Furniture Store 58 44211 4,600 4,600 4,600 4,600 4,600 5402 STATE FARM INSURANCE Insurance 139 53121 2,200 2,200 5402 SMILE WORK DENTAL CENTRE Offices of Dentists 152 6121 3,700 3,700 5402 TANNING WORLD Personal Service 189 81219 2,000 2,000 5402 PATTI-LYNN INTERIORS Paint and Wallpaper 116 44412 10,960 10,960 10,960 Subtotal 33,860 0 0 0 0 0 0 0 6,600 0 0 6,600 6,600 10,960 17,560 0 5,600 2,000 0 2,200 6,500 0 0 Strip Plaza 5534 NICKLE GATE VARIETY Convenience Stores 3 44512 400 400 400 5534 FIRST CHOICE HAIR CUTTERS Hair Care/Esthetics 185 812115 780 780 5534 TIM HORTON'S Limited-Service Rest. 173 7222 2,200 2,200 Subtotal 3,380 0 400 400 0 0 0 0 0 0 0 0 0 0 0 0 2,200 780 0 0 0 0 0 Strip Plaza 5612 METRO Supermarket 1 44511 46,780 46,780 46,780 5682 HARVEY'S/SWISS CHALET Full-Service Restaurant 172 7221 7,340 7,340 5682 SCOTIABANK Bank 124 52211 5,000 5,000 5688 BETZ POOLS LTD. Hot Tubs/Swim'g Pools 107 453999 6,500 6,500 6,500 6,500 6,500 Subtotal 69,000 46,780 400 47,180 0 0 0 0 0 6,500 0 6,500 6,500 0 6,500 0 9,540 780 5,000 0 0 0 0 Strip Plaza 5710 LCBO L/B/W (Liquor/Beer/Wine) 24 44531 9,370 9,370 5710 SHOPPERS DRUG MART Pharmacies and Drug Stor 17 44611 14,175 14,175 14,175 14,175 14,175 5758 BARTHAU JEWELLERS Jewellery Stores 56 44831 1,800 1,800 1,800 1,800 1,800 5758 STOUFFVILLE FISH & CHIPS & SEAFOOD Limited-Service Rest. 173 7222 1,800 1,800 5758 PIZZAVILLE Limited-Service Rest. 173 7222 1,800 1,800 5758 M & M MEAT SHOPS Meat Markets 4 44521 1,800 1,800 1,800 5758 PET CULTURE Pet and Pet Supply 102 45391 1,800 1,800 1,800 1,800 1,800 Subtotal 32,545 0 1,800 1,800 0 0 14,175 1,800 0 1,800 0 17,775 17,775 0 17,775 9,370 3,600 0 0 0 0 0 0 Page 3 of 7
APPENDIX B-1 2012 STOUFFVILLE RETAIL AND SERVICE FLOORPSPACE INVENTORY 27 Drug 17 58-83 84-113 28-30 Subtotal 114-123 127-130 131-136 160-171 1-2 3-16 25-26 31-34 Cosmetic 18 35-57 Home Sport/Hobby Can Tire Non-Dep't Total Home Ctr. Total 22-24 172-174 137-143 144-159 201-203 Stouffville Retail and Service Inventory Super- Major 25 Other Optician 19 Fashion Furnishings Music/Bk/Art + TSC 28 Store NFSR Hardware NFSR Liquor 24 Rest. & 184-196 124-126 FIRE & 175-183 200 Other Corey Doyle - July 30, 2012 Total market / Spec. Subtotal Discount 26 Gen'l Pers'l Care & Computers Forist/Gift Tires 30 NFSR Space Bldg. Sply. + HI Beer 22 Fast Food Personal Bank Prof'l Med/Other Vacant Space Street Study NAICS Space Grocery Food FSR Dep't Store Merch. 20-21 Access. Electronics Used/Misc. A/P/A 29 (GAFO/DRUG) (GAFO/DRUG) Nursery Space Wine 23 Drinking Services Trust Services Services * Space NEC No. Store Name Store Type Code Code GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA Strip Plaza 5812 MAUSAM FINE INDIAN RESTAURANT Full-Service Restaurant 172 7221 1,200 1,200 5812 EGGXPERTS Full-Service Restaurant 172 7221 1,400 1,400 5812 SUBWAY Limited-Service Rest. 173 7222 1,200 1,200 5812 ENTERPRISE RENT-A-CAR Car Rental and Leasing 201 NA 1,400 1,400 Subtotal 5,200 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3,800 0 0 0 0 0 1,400 Giant Tiger Plaza 5898 GIANT TIGER Other General Merchandis 33 452999 22,290 22,290 22,290 22,290 22,290 5892 NYS STEAK CO. (f/s) Full-Service Restaurant 172 7221 4,200 4,200 5892 COUNTRY STYLE (f/s) Limited-Service Rest. 173 7222 2,400 2,400 5892 STOUFFVILLE CLEANERS Dry Cleaning 192 81232 2,750 2,750 5892 EVANGELOS FINE JEWELLERY Jewellery Stores 56 44831 1,280 1,280 1,280 1,280 1,280 5892 FAME INTERNATIONAL SALON & SPA Hair Care+Esthetic Servic 185 812115 1,100 1,100 5892 BASKIN ROBBINS Limited-Service Rest. 173 7222 1,100 1,100 5892 SNAP FITNESS Fitness and Rec'l Sports 168 71394 1,100 1,100 5892 CHINA GARDEN Limited-Service Rest. 173 7222 1,100 1,100 5892 U WEIGHT LOSS CLINIC Weight Loss Ctr. 187 81219 3,200 3,200 5892 CENTERPIECE FLOWERS Florists 93 45311 1,100 1,100 1,100 1,100 1,100 5892 GLOBAL PET FOODS Pet and Pet Supplies Store 102 45391 1,600 1,600 1,600 1,600 1,600 5892 THE BEER STORE L/B/W (Liquor/Beer/Wine) 22 44531 4,400 4,400 5892 PIZZA NOVA Limited-Service Rest. 173 7222 1,680 1,680 Subtotal 49,300 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 0 1,100 Strip Plaza 0 5946 WILD WING Full-Service Restaurant 172 7221 1,400 1,400 5946 MAC'S Gas Bar / C-Stores 3 44512 1,800 1,800 1,800 5946 EDWARD JONES Insurance 138 52421 1,200 1,200 5946 WATER DEPOT Water Supply/Irrigation 113 453999 1,200 1,200 1,200 1,200 1,200 5946 CADET CLEANERS Dry Cleaning 192 81232 600 600 Subtotal 6,200 0 1,800 1,800 0 0 0 0 0 1,200 0 1,200 1,200 0 1,200 0 1,400 600 0 1,200 0 0 0 Winona Drive 27 NAPA AUTO PARTS Auto Parts 29 44131 5,800 5,800 5,800 5,800 5,800 Subtotal 5,800 0 0 0 0 0 0 0 0 0 5,800 5,800 5,800 0 5,800 0 0 0 0 0 0 0 0 West Lawn Cres. 24 PET VALU Pet & Pet Supply 102 45391 2,700 2,700 2,700 2,700 2,700 24 ADVANCED CHIROPRACTIC + WELLNESS Other Health Care 153 6213 4,500 4,500 Subtotal 7,200 0 0 0 0 0 0 0 0 2,700 0 2,700 2,700 0 2,700 0 0 0 0 0 4,500 0 0 Main Street West - South Side 0 5917 THE LION OF STOUFFVILLE Full-Service Restaurant 172 7221 5,300 5,300 5917 DELIVILLE Limited-Service Rest. 173 7222 800 800 5917 REMAX ALL-STARS REALTY INC. Real Estate 139 53121 2,200 2,200 Subtotal 8,300 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6,100 0 0 2,200 0 0 0 Stouffville Shopping Plaza 5887 NO FRILLS Supermarket 1 44511 30,131 30,131 30,131 5887 T-D CANADA TRUST Bank 124 52211 5,100 5,100 5887 EASTSIDE MARIO'S Full-Service Restaurant 172 7221 4,000 4,000 5847 STOUFFVILLE VETERINARY CLINIC Other Medical 143 54194 4,600 4,600 5505 CAPTAIN GEORGE'S FISH & CHIPS Limited-Service Rest. 173 7222 1,500 1,500 Subtotal 45,331 30,131 0 30,131 0 0 0 0 0 0 0 0 0 0 0 0 5,500 0 5,100 4,600 0 0 0 Page 4 of 7
APPENDIX B-1 2012 STOUFFVILLE RETAIL AND SERVICE FLOORPSPACE INVENTORY 27 Drug 17 58-83 84-113 28-30 Subtotal 114-123 127-130 131-136 160-171 1-2 3-16 25-26 31-34 Cosmetic 18 35-57 Home Sport/Hobby Can Tire Non-Dep't Total Home Ctr. Total 22-24 172-174 137-143 144-159 201-203 Stouffville Retail and Service Inventory Super- Major 25 Other Optician 19 Fashion Furnishings Music/Bk/Art + TSC 28 Store NFSR Hardware NFSR Liquor 24 Rest. & 184-196 124-126 FIRE & 175-183 200 Other Corey Doyle - July 30, 2012 Total market / Spec. Subtotal Discount 26 Gen'l Pers'l Care & Computers Forist/Gift Tires 30 NFSR Space Bldg. Sply. + HI Beer 22 Fast Food Personal Bank Prof'l Med/Other Vacant Space Street Study NAICS Space Grocery Food FSR Dep't Store Merch. 20-21 Access. Electronics Used/Misc. A/P/A 29 (GAFO/DRUG) (GAFO/DRUG) Nursery Space Wine 23 Drinking Services Trust Services Services * Space NEC No. Store Name Store Type Code Code GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA Sandiford Drive Strip Plaza 28 MCDONALDS (f/s) Fast Food 173 7222 3,600 3,600 28 ROYAL BANK (f/s) Bank 124 52211 4,615 4,615 28 STOUF. NUCLEAR & CARDIAC IMAGING Other Medical 153 6213 3,000 3,000 28 MAIN SANDIFORD DENTAL Dentist Office 152 6212 2,000 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 8,000 Subtotal 24,015 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3,600 2,800 4,615 0 5,000 0 8,000 Ringwood Drive Stouffville Mews 15 MAKI ZUSHI (f/s) Full-Service Restaurant 172 7221 3,300 3,300 15 TOYS R US EXPRESS Toys 88 45112 4,300 4,300 4,300 4,300 4,300 15 QUIZNO'S Fast Food 173 7222 1,400 1,400 15 CAS MASSIMO SALON Beauty Salon 185 812115 1,400 1,400 15 OPTOMETRIST'S OFFICE Optician 19 44613 1,400 1,400 1,400 1,400 1,400 15 EAST 148 CLOTHING CO. Unisex 38 44814 1,400 1,400 1,400 1,400 1,400 15 DOMINO'S PIZZA Fast Food 173 7222 1,400 1,400 Subtotal 14,600 0 0 0 0 0 1,400 1,400 0 4,300 0 7,100 7,100 0 7,100 0 6,100 1,400 0 0 0 0 0 Strip PLaza 18 Classic Greek (f/s) Fast Food Restaurant 173 7222 1,720 1,720 18 GOLDEN EAGLE ART GALLERY Art Dealer 103 45392 2,780 2,780 2,780 2,780 2,780 18 SHELL'S NAILS & SPA Beauty Salon 185 812115 1,692 1,692 18 THE UPS STORE Business Service 201 NA 1,774 1,774 18 HOLLYWOOD PIZZA Full-Service Restaurant 172 7221 1,890 1,890 18 THAI ONE ON Full-Service Restaurant 172 7221 2,079 2,079 18 FINEST CHINESE Full-Service Restaurant 172 7221 2,638 2,638 18 THE PULSE TOTAL FITNESS Fitness Gym 168 71394 1,760 1,760 18 LAUNDROMAT Laundry 191 81231 1,740 1,740 18 DUNDEE WEALTH MANAGEMENT Financial Service 137 52393 1,740 1,740 21 BOYD'S SOURCE FOR SPORTS (f/s) Sporting Goods 87 45111 5,600 5,600 5,600 5,600 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 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 SUBTOTAL NODE 2 - WESTERN APPROACH AREA 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 NODE 3 - STOUFFVILLE POWER CENTRE Stouffville Power Centre Hyw. 48 & Hoover Park Drive 1010 STAPLES BUSINESS DEPOT Office Supply 94 45321 20,000 20,000 20,000 20,000 20,000 1010 WINNERS Ladies Wear 36 44812 20,000 20,000 20,000 20,000 20,000 1010 TIM HORTON'S Fast Food Restaurant 173 7222 3,000 3,000 1040 BOU CLAIR Bed & Bath 66 442298 6,000 6,000 6,000 6,000 6,000 1040 REITMANS Ladies Wear 36 44812 6,000 6,000 6,000 6,000 6,000 1040 FUTURE SPORTCHEK @ 21,000 ft² = under construction 200 200 0 0 1050 WAL-MART SUPERCENTER Discount Dep't Store 26 45211 162,600 162,600 0 162,600 162,600 1050 BOSTON PIZZA (f/s) Fast Food Restaurant 173 7222 6,500 6,500 1060 DOLLARAMA Dollar Store 32 452999 9,300 9,300 9,300 9,300 9,300 1070 BULK BARN Bulk Food 15 445299 5,000 5,000 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 Page 5 of 7
APPENDIX B-1 2012 STOUFFVILLE RETAIL AND SERVICE FLOORPSPACE INVENTORY 27 Drug 17 58-83 84-113 28-30 Subtotal 114-123 127-130 131-136 160-171 1-2 3-16 25-26 31-34 Cosmetic 18 35-57 Home Sport/Hobby Can Tire Non-Dep't Total Home Ctr. Total 22-24 172-174 137-143 144-159 201-203 Stouffville Retail and Service Inventory Super- Major 25 Other Optician 19 Fashion Furnishings Music/Bk/Art + TSC 28 Store NFSR Hardware NFSR Liquor 24 Rest. & 184-196 124-126 FIRE & 175-183 200 Other Corey Doyle - July 30, 2012 Total market / Spec. Subtotal Discount 26 Gen'l Pers'l Care & Computers Forist/Gift Tires 30 NFSR Space Bldg. Sply. + HI Beer 22 Fast Food Personal Bank Prof'l Med/Other Vacant Space Street Study NAICS Space Grocery Food FSR Dep't Store Merch. 20-21 Access. Electronics Used/Misc. A/P/A 29 (GAFO/DRUG) (GAFO/DRUG) Nursery Space Wine 23 Drinking Services Trust Services Services * Space NEC No. Store Name Store Type Code Code GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA 1076 THAI VILLA Fast Food Restaurant 173 7222 1,500 1,500 1076 SGT. PEPPERS PUB & GRILL Fast Food Restaurant 173 7222 3,000 3,000 1076 GREAT CLIPS Barber / Beauty 184 812114 1,500 1,500 1076 KATHY NAILS & SPA Beauty 184 812114 1,500 1,500 1076 SUBWAY Fast Food Restaurant 173 7222 1,500 1,500 1076 EXTREME PITA Fast Food Restaurant 173 7222 1,500 1,500 1076 HOOVER PARK DENTAL Dental Offices 153 6213 1,500 1,500 1076 A & W Fast Food Restaurant 173 7222 1,800 1,800 1078 CANADIAN TIRE HAAS / TBA 28 452991 55,200 55,200 55,200 55,200 55,200 1090 MARK'S WORK WAREHOUSE Family Clothing 38 44814 8,300 8,300 8,300 8,300 8,300 NODE 3 - STOUFFVILLE POWER CENTRE 318,700 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 NODE 4 - MISCELLANEOUS LOCATIONS 333200 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 1,100 6601 A. MAWANI, FAMILY HEALTH+ Doctor's Office 151 6211 1,100 1,100 6601 MASTER HAIR PLACE Beauty Salon 185 812115 1,100 1,100 6601 PS PHARMASAVE Drug Store 17 44611 2,200 2,200 2,200 2,200 2,200 6601 STOUFFVILLE PIZZA Fast Food 173 7222 1,100 1,100 6601 VACANT Vacant 200 200 1,100 1,100 6601 CONVENIENCE MARKET Convenience Stores 3 44512 2,200 2,200 2,200 6601 STOUFFVILLE VILLAGE CHILD CARE Child Care 159 6244 5,500 5,500 6757 STOUFFVILLE VARIETY Convenience Stores 3 44512 2,300 2,300 2,300 6728 VACANT Vacant 200 200 2,900 2,900 East End Corners Strip Plaza - n/w at Tenth Line 12287 SHOPPERS DRUG MART Drug Store 17 44611 18,512 18,512 18,512 18,512 18,512 12287 ANYTIME FITNESS Fitness Gym 168 71394 4,474 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 1,902 12267 HAPPY NAILS & SPA Beauty Salon 185 812115 2,028 2,028 12267 LITTLE CAESAR'S Fast Food 173 7222 1,300 1,300 Hwy 48 12371 FRONTIER TRADING POST Miscellaneous 113 453999 2,200 2,200 2,200 2,200 2,200 Stouffville Road 5208 TOWN & COUNTRY ANIMAL HOSPITAL Other Medical 143 54194 1,300 1,300 5226 GALLO REAL ESTATE LTD. Real Estate 139 53121 1,400 1,400 SUBTOTAL NODE 4 - MISCELLANEOUS LOCATIONS 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 GRAND TOTAL - ALL LOCATIONS 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 13,770 117,747 37,670 24,215 45,240 59,232 4,000 26,908 Page 6 of 7
APPENDIX B-1 2012 STOUFFVILLE RETAIL AND SERVICE FLOORPSPACE INVENTORY 27 Drug 17 58-83 84-113 28-30 Subtotal 114-123 127-130 131-136 160-171 1-2 3-16 25-26 31-34 Cosmetic 18 35-57 Home Sport/Hobby Can Tire Non-Dep't Total Home Ctr. Total 22-24 172-174 137-143 144-159 201-203 Stouffville Retail and Service Inventory Super- Major 25 Other Optician 19 Fashion Furnishings Music/Bk/Art + TSC 28 Store NFSR Hardware NFSR Liquor 24 Rest. & 184-196 124-126 FIRE & 175-183 200 Other Corey Doyle - July 30, 2012 Total market / Spec. Subtotal Discount 26 Gen'l Pers'l Care & Computers Forist/Gift Tires 30 NFSR Space Bldg. Sply. + HI Beer 22 Fast Food Personal Bank Prof'l Med/Other Vacant Space Street Study NAICS Space Grocery Food FSR Dep't Store Merch. 20-21 Access. Electronics Used/Misc. A/P/A 29 (GAFO/DRUG) (GAFO/DRUG) Nursery Space Wine 23 Drinking Services Trust Services Services * Space NEC No. Store Name Store Type Code Code GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA 2012 SUMMARY BY NODE: SUBTOTAL NODE 1: DOWNTOWN STOUFFVILLE (Sq. Ft.) 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 Row (%) 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% SUBTOTAL NODE 2 - WESTERN APPROACH AREA (Sq. Ft.) 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 Row (%) 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 (Sq. Ft.) 318,700 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 (%) 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% 100.0% 16.6% 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 13,770 117,747 37,670 24,215 45,240 59,232 4,000 26,908 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
APPENDIX B-2 RETAIL COMMERCIAL INVENTORY CLASSIFICATION BY TYPE (NAICS 2002-BASED) NAICS STUDY Store Type Code Code FOOD STORES Supermarkets and Grocery Stores Supermarket 44511 1 Grocery Store 44511 2 Convenience and Specialty Food Stores Convenience Store 44512 3 Meat 44521 4 Fish and Seafood 44522 5 Fruits and Vegetables 44523 6 Bakery 445291 7 Candy and Nut 445292 8 Herbs and Spices 445299 9 Milk / Cheese / Ice Cream / Dairy Products 445299 10 Coffee and Tea 445299 11 Soft Drinks 445299 12 Health Food (not supplements) (e.g. Noah's Natural Foods) 445299 13 Delicatessen 445299 14 Bulk Food 445299 15 Other Specialty Food 445299 16 PHARMACIES AND PERSONAL CARE STORES Pharmacies Pharmacy / Drug Store 44611 17 Cosmetics / Beauty Supply / Perfume 44612 18 Personal Care Stores Optician 44613 19 Health Supplements (not food) (e.g. General Nutrition Centre, Nutrition House) 446191 20 Medical Aids and Equipment (e.g. hearing aids, orthopaedic aids, oxygen) 446199 21 BEER, WINE AND LIQUOR STORES Beer 44531 22 Wine 44531 23 Liquor 44531 24 GAFO: GENERAL MERCHANDISE STORES Department Stores Traditional Department Store 45211 25 Discount Department Store 45211 26 Warehouse Membership Clubs Warehouse Membership Club 45291 27 Home and Auto Supply Stores Home and Auto Supply (e.g. Canadian Tire, TSC Stores) 452991 28 Automotive Parts and Accessories 44131 29 Tires 44132 30 Other General Merchandise Stores Catalogue Sales Showroom (e.g. Sears Catalogue and Sears Dealer stores) 452999 31 Dollar Store (e.g. Dollarama, Buck or Two) 452999 32 Variety Store (e.g. Bargain Shop, Giant Tiger, Liquidation World) 452999 33 General Store (e.g. Co-Op, Country Depot, "farmer's supply" stores) 452999 34
APPENDIX B-2 RETAIL COMMERCIAL INVENTORY CLASSIFICATION BY TYPE (NAICS 2002-BASED) NAICS STUDY Store Type Code Code GAFO: APPAREL AND ACCESSORIES STORES Clothing Stores Men's Clothing 44811 35 Women's Clothing 44812 36 Children's and Infants' Clothing 44813 37 Family Clothing 44814 38 Athletic Clothing (not uniforms) 448199 39 Fur 448191 40 Leather Apparel 448199 41 Bridal 448199 42 Lingerie 448199 43 Maternity 44812 44 Outerwear 448199 45 Swimwear 448199 46 Uniforms and Work Clothing 448199 47 Other Clothing 448199 48 Shoe Stores Men's Shoes 44821 49 Women's Shoes 44821 50 Children's Shoes 44821 51 Family Shoes 44821 52 Athletic Shoes 44821 53 Clothing Accessories and Jewellery Stores Costume Jewellery 44815 54 Clothing Accessories (e.g. handbags, hosiery, hats, scarves, ties, gloves, umbrellas) 44815 55 Jewellery 44831 56 Luggage and Leather Goods 44832 57 GAFO: FURNITURE, HOME FURNISHINGS AND ELECTRONICS STORES Furniture Stores Household Furniture 44211 58 Household Furniture and Appliance 44211 59 Office Furniture (if it sells to consumers) 44211 60 Outdoor Furniture 44211 61 Mattress 44211 62 Home Furnishings Stores Floor Coverings (e.g. carpet, tile, wood, linoleum) 44221 63 Window Treatments (e.g. drapery, curtain, blinds) 442291 64 Print and Picture Frame 442292 65 Bedding / Linen / Bath 442298 66 China / Glassware / Cutlery / Kitchenware 442298 67 Housewares 442298 68 Mirrors 442298 69 Pottery 442298 70 Lamps and Lighting Fixtures 442298 71 Fireplace Accessories 442298 72 Computer and Software Stores Computer Hardware and Software (e.g. CompuSmart) 44312 73
APPENDIX B-2 RETAIL COMMERCIAL INVENTORY CLASSIFICATION BY TYPE (NAICS 2002-BASED) NAICS STUDY Store Type Code Code Home Electronics and Appliance Stores Household Appliance 44311 74 Consumer Electronics (e.g. TV, radio, stereo) 44311 75 Household Appliance and Electronics 44311 76 Satellite Receivers 44311 77 Telephone (including cellular phone) 44311 78 Personal Care Appliance 44311 79 Sewing Machines 44311 80 Vacuum Cleaners 44311 81 Room Air Conditioners 44311 82 Camera and Photography Supply 44313 83 GAFO: OTHER RETAILERS Sporting Goods, Hobby, Music and Book Stores Bicycles 45111 84 Fitness Equipment 45111 85 Bait and Tackle / Firearms 45111 86 Other Sporting Goods (including uniforms) 45111 87 Hobby, Toy and Game (including arts and crafts, console game stores) (e.g. EB Games, MicroP 45112 88 Sewing, Needlework and Piece Goods (including yarn and fabric) 45113 89 Musical Instruments and Supplies 45114 90 Books and News 45121 91 Pre-Recorded Tapes, Compact Discs and Records 45122 92 Miscellaneous Store Retailers Florist 45311 93 Office Supply and Stationery (including office furniture if not selling to consumers) 45321 94 Gift, Novelty and Souvenir 45322 95 Greeting Cards 45322 96 Used Clothing 45331 97 Used Furniture / Antiques 45331 98 Used Appliances 45331 99 Used Books 45331 100 Other Used Merchandise (not pawnshops) 45331 101 Pet and Pet Supply 45391 102 Art Dealer 45392 103 Beer and Wine-Making Supply 453992 104 Art Supply 453999 105 Auctioneering 453999 106 Hot Tubs / Whirlpools / Swimming Pools 453999 107 Coins and Stamps 453999 108 Autographs, Cards and Collectibles 453999 109 Party Supply 453999 110 Tobacco 453999 111 Tombstones 453999 112 Other Miscellaneous Retailer (including water systems) 453999 113
APPENDIX B-2 RETAIL COMMERCIAL INVENTORY CLASSIFICATION BY TYPE (NAICS 2002-BASED) NAICS STUDY Store Type Code Code BUILDING AND OUTDOOR HOME SUPPLIES STORES Home Centres and Hardware Stores Home Improvement Centre 44411 114 Hardware Store 44413 115 Specialized Building Materials and Garden Stores Paint and Wallpaper 44412 116 Kitchen Cabinets / Doors and Windows 44419 117 Electrical Supply 44419 118 Plumbing 44419 119 Lumber 44419 120 Other Building Materials (e.g. brick and tile, fencing, glass, roofing) 44419 121 Outdoor Power Equipment (e.g. lawnmowers) 44421 122 Nursery / Garden Centre (including lawn ornaments) 44422 123 SERVICES Financial Institutions Bank 52211 124 Credit Union 52213 125 Other Depository Institution (e.g. provincial savings and loans) 52219 126 Other Lending Services Consumer Lending (e.g. personal credit and loan companies) 522291 127 Pawnbroker 522299 128 Mortgage and Loan Broker 52231 129 Cheque Cashing Service 52239 130 Consumer Rental Services Car Rental 53211 131 Electronics and Appliance Rental 53221 132 Formal Wear and Costume Rental 53222 133 Video Tape and Disc Rental 53223 134 Other Consumer Goods Rental (e.g. furniture, sports equipment, party supply) 53229 135 General Rental Centre 53231 136 Professional Services Investment Advice / Financial Planning 52393 137 Insurance Agent / Broker 52421 138 Real Estate Agent / Broker 53121 139 Legal (e.g. lawyer, notary, paralegal) 5411 140 Accounting (e.g. accountant, tax preparer, bookkeeper, payroll service) 5412 141 Photographer 54192 142 Veterinarian 54194 143 Administrative Services Employment Service 5613 144 Business Service Centre (e.g. photocopying service, private mail centre) 56143 145 Travel Service (e.g. travel agent, tour operator, auto club, ticket agent, tourist bureau) 5615 146 Educational Services Business and Secretarial School 61141 147 Computer Training 61142 148 Athletic Instruction (e.g. gymnastics club, martial arts club) 61162 149 Other School (e.g. driver training, tutoring) 61169 150 Health Care Services Physician (including psychiatrist) 6211 151 Dentist 6212 152 Other Health Practitioner (e.g. chiropractor, optometrist, psychologist, other therapist) 6213 153 Out-Patient Care Centre (e.g. family planning,, substance abuse, community health) 6214 154 Medical and Diagnostic Laboratory 6215 155
APPENDIX B-2 RETAIL COMMERCIAL INVENTORY CLASSIFICATION BY TYPE (NAICS 2002-BASED) NAICS STUDY Store Type Code Code Social Services Individual and Family Service (e.g. family counselling, big brothers and sisters) 6241 156 Community Food, Housing, Emergency Relief Service (e.g. food bank, meals on wheels) 6242 157 Vocational Rehabilitation Service 6243 158 Child Day-Care Service 6244 159 Arts, Entertainment and Recreation Facilities Movie Theatre / Cinema 51213 160 Live Theatre 711311 161 Sports Arena / Stadium 711319 162 Amusement Arcade 71312 163 Casino 71321 164 Lottery Ticket Vendor 713291 165 Other Gambling Facility (e.g. bingo parlour, off-track betting) 713299 166 Marina 71393 167 Fitness and Recreational Sports Centre 71394 168 Bowling Alley 71395 169 Billiard Hall 71399 170 Other Amusement and Recreation Facility (e.g. amusement rides, miniature golf) 71399 171 Food Services Full-Service Restaurant 7221 172 Limited-Service Eating Place (e.g. fast food, take-out, doughnut shop, cafeteria) 7222 173 Drinking Places (e.g. bars, pubs, lounges, night clubs, taverns) 7224 174 Automotive Repair and Maintenance Mechanical and Electrical (e.g. general repair, specialty repair of muffler, brake, transmission) 81111 175 Body, Paint, Interior and Glass 81112 176 Car Wash 811192 177 Other Automotive Repair and Maintenance (e.g. lubrication, emission testing, undercoating) 811199 178 Personal Goods Repair and Maintenance Home and Garden Equipment 811411 179 Appliance (including consumer electronics) 811412 180 Reupholstery and Furniture Repair (including furniture refinishing) 81142 181 Footwear and Leather Goods Repair 81143 182 Other Personal and Household Goods (e.g. garments, bicycles, jewellery, watches, key duplicati 81149 183 Personal and Laundry Services Barber Shop (i.e. men only) 812114 184 Beauty Salon (i.e. women only; includes nail salons, manicures, pedicures) 812115 185 Unisex Hair Salon (i.e. men and women) 812116 186 Weight Loss Centre (e.g. Jenny Craig, Herbal Magic) 81219 187 Hair Removal / Hair Replacement 81219 188 Ear Piercing / Tattooing / Tanning Salon 81219 189 Other Personal Care Service (e.g. bath house, massage parlour) 81219 190 Coin-Operated Laundry 81231 191 Dry Cleaning 81232 192 Linen and Uniform Supply 81233 193 Pet Care (e.g. animal shelter, boarding kennel, pet grooming) 81291 194 Photo Finishing Service (e.g. one hour photo finishing services, not camera shops) 81292 195 All Other Personal Service (e.g. party planning, personal shopping, psychic, shoe shine, escorts 81299 196 VACANT SPACE NA 200 OTHER NON-RETAIL SPACE NA 201 GENERAL OFFICE SPACE NA 202 GAFO: OTHER RETAILERS [EXCLUDED] Miscellaneous Store Retailers [EXCLUDED] Mobile Homes 45393 NA
APPENDIX B-2 RETAIL COMMERCIAL INVENTORY CLASSIFICATION BY TYPE (NAICS 2002-BASED) NAICS STUDY Store Type Code 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 NA Used Cars 44112 NA Recreational Vehicles 44121 NA Motorcycles 44122 NA Boats 44122 NA Other Motor Vehicles (e.g. ATVs, snowmobiles, trailers, aircraft) 44122 NA Gasoline Stations Gasoline Station with Convenience Store 44711 203 Gasoline Station without Convenience Store 44719 NA NON-STORE RETAILERS Electronic Shopping and Mail-Order Houses 45411 NA Vending Machine Operators 45421 NA Fuel Dealer 45431 NA Other Direct Selling Establishments 45439 NA
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 Giant Tiger / No Frills Wal-Mart / CTC Downtown Metro / LCBO / Beer Staples / Mark's Other Subtotal Markham Markham Store Type Stouffville Western Approach SmartCentres Stouffville Stouffville Uxbridge Markville S.C. Hwy 7 Corridor ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 0 0.0 370053 63.6 97182 16.7 0 0.0 467235 80.3 14595 2.5 0 0.0 1950 0.3 Specialty Food 13473 42.5 2430 7.7 90 0.3 3300 10.4 19293 60.9 1110 3.5 0 0.0 0 0.0 Costco (food) 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Subtotal 13473 1.9 372483 53.4 97272 13.9 3300 0.5 486528 69.7 15705 2.3 0 0.0 1950 0.3 Department Stores Sears 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 15310 59.7 0 0.0 Bay 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 7425 45.6 0 0.0 Zellers 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Wal-Mart 0 0.0 0 0.0 64969 94.4 0 0.0 64969 94.4 50 0.1 250 0.4 0 0.0 Subtotal 0 0.0 0 0.0 64969 56.7 0 0.0 64969 56.7 50 0.0 22985 20.0 0 0.0 General Merchandise 850 2.8 21407 69.4 6531 21.2 130 0.4 28918 93.8 30 0.1 100 0.3 105 0.3 HAAS (Can. Tire/TSC) 0 0.0 47433 91.5 0 0.0 0 0.0 47433 91.5 780 1.5 0 0.0 0 0.0 Tire, Battery, or Automotive Specialty Store 0 0.0 670 13.3 0 0.0 1370 27.3 2040 40.6 0 0.0 0 0.0 820 16.3 Costco (non-food) 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Apparel/Accessories Stores Mens & Ladies Wear 200 1.0 700 3.4 3045 14.9 0 0.0 3945 19.3 50 0.2 4780 23.4 250 1.2 Family Wear/Unisex 0 0.0 75 0.4 12265 61.0 0 0.0 12340 61.4 0 0.0 3765 18.7 200 1.0 Childrens Wear 60 1.7 0 0.0 0 0.0 0 0.0 60 1.7 0 0.0 1825 53.0 0 0.0 Shoe Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 300 3.3 1950 21.2 380 4.1 Jewellery Stores 0 0.0 9725 68.8 0 0.0 0 0.0 9725 68.8 0 0.0 770 5.5 0 0.0 Clothing Accessories Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 315 43.2 0 0.0 Luggage & Leather Goods Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 290 28.0 0 0.0 Subtotal 260 0.4 10500 15.2 15310 22.2 0 0.0 26070 37.7 350 0.5 13695 19.8 830 1.2 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 0 0.0 0 0.0 15989 93.8 0 0.0 15989 93.8 190 1.1 0 0.0 0 0.0 Book Store or News Dealer 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 158 2.0 915 11.5 2465 30.9 Record/CD/Tape 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 120 35.3 0 0.0 Camera/Photo Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 630 15.3 0 0.0 Gift/Novelty/Greeting Card/Party Supply 86 3.5 0 0.0 0 0.0 0 0.0 86 3.5 30 1.2 688 27.9 610 24.8 Sporting Goods Stores 0 0.0 2640 16.1 0 0.0 110 0.7 2750 16.7 0 0.0 1500 9.1 2295 14.0 Hobby/Toy/Craft Store 0 0.0 0 0.0 3195 38.2 0 0.0 3195 38.2 0 0.0 1585 19.0 935 11.2 Art Gallery/Artists Supply 41 2.2 0 0.0 500 26.8 0 0.0 541 29.0 0 0.0 0 0.0 0 0.0 Musical Instrument/Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 70 3.4 0 0.0 0 0.0 Pet/Pet Supply Stores 0 0.0 12251 83.5 0 0.0 0 0.0 12251 83.5 200 1.4 0 0.0 535 3.6 Fabric or Yarn Store 390 14.0 0 0.0 40 1.4 0 0.0 430 15.4 250 9.0 0 0.0 938 33.6 Drug / Discount Drug Stores 12237 11.7 45105 43.1 0 0.0 36825 35.2 94167 89.9 900 0.9 0 0.0 1020 1.0 Florist 3860 61.8 347 5.6 0 0.0 0 0.0 4207 67.3 100 1.6 0 0.0 15 0.2 Subtotal 16614 8.8 60343 31.9 19724 10.4 36935 19.5 133616 70.7 1898 1.0 5438 2.9 8813 4.7 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 8388 19.7 4250 10.0 0 0.0 550 1.3 13188 30.9 200 0.5 0 0.0 2750 6.5 TV/Stereo/Electronics/Computer 212 0.6 785 2.3 0 0.0 0 0.0 997 2.9 750 2.2 10058 29.2 2215 6.4 Lighting/Carpet/Other Int. Decor 0 0.0 1538 15.7 745 7.6 0 0.0 2283 23.3 0 0.0 665 6.8 1085 11.1 China/Glassware/Kitchenware/Cutlery Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 150 13.0 0 0.0 Bath/Bedding/Linen Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Telephone/Cell Phone/Vacuum/Sewing Machine 0 0.0 0 0.0 1185 33.8 0 0.0 1185 33.8 0 0.0 805 23.0 310 8.9 Antiques Shop 405 25.3 0 0.0 0 0.0 0 0.0 405 25.3 0 0.0 0 0.0 0 0.0 Home Improvement/Lumber & Building Supply 55950 34.1 0 0.0 0 0.0 0 0.0 55950 34.1 180 0.1 0 0.0 4458 2.7 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 2850 30.6 0 0.0 0 0.0 50 0.5 2900 31.1 0 0.0 0 0.0 215 2.3 Nursery or Garden Centre 75 0.2 0 0.0 135 0.4 13566 43.4 13776 44.1 110 0.4 0 0.0 1050 3.4 Subtotal 67880 22.6 6573 2.2 2065 0.7 14166 4.7 90684 30.2 1240 0.4 11678 3.9 12083 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
APPENDIX C-1 (ROW TOTAL) LOCATIONAL DISTRIBUTION OF PRIMARY ZONE (WHITCHURCH-STOUFFVILLE) EXPENDITURES Major Retail Locations Other Subtotal Newmarket Other Richmond Aurora Other All Other Store Type Markham Markham Upper Canada Mall Newmarket Hill Power Centre Aurora Locations ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 38691 6.7 40641 7.0 0 0.0 5490 0.9 240 0.0 6300 1.1 43800 7.5 3420 0.6 Specialty Food 3255 10.3 3255 10.3 90 0.3 3300 10.4 0 0.0 0 0.0 2445 7.7 2190 6.9 Costco (food) 19815 23.4 19815 23.4 0 0.0 33555 39.7 30300 35.8 0 0.0 0 0.0 900 1.1 Subtotal 61761 8.8 63711 9.1 143127 20.5 42345 6.1 30540 4.4 6300 0.9 46245 6.6 6510 0.9 Department Stores Sears 0 0.0 15310 59.7 9515 37.1 0 0.0 0 0.0 0 0.0 0 0.0 800 3.1 Bay 0 0.0 7425 45.6 6015 36.9 0 0.0 0 0.0 0 0.0 0 0.0 2860 17.5 Zellers 0 0.0 0 0.0 515 13.0 350 8.8 370 9.3 0 0.0 1805 45.5 930 23.4 Wal-Mart 0 0.0 250 0.4 0 0.0 0 0.0 0 0.0 3520 5.1 0 0.0 0 0.0 Subtotal 0 0.0 22985 20.0 16045 14.0 350 0.3 370 0.3 3520 3.1 1805 1.6 4590 4.0 General Merchandise 160 0.5 365 1.2 0 0.0 503 1.6 0 0.0 0 0.0 800 2.6 210 0.7 HAAS (Can. Tire/TSC) 1320 2.5 1320 2.5 0 0.0 555 1.1 140 0.3 0 0.0 760 1.5 835 1.6 Tire, Battery, or Automotive Specialty Store 400 8.0 1220 24.3 0 0.0 1730 34.5 0 0.0 0 0.0 0 0.0 30 0.6 Costco/Sam's Club (non-food) 7200 34.6 7200 34.6 0 0.0 4845 23.3 8760 42.1 0 0.0 0 0.0 0 0.0 Apparel/Accessories Stores Mens & Ladies Wear 1695 8.3 6725 32.9 850 4.2 910 4.5 80 0.4 200 1.0 200 1.0 7470 36.6 Family Wear/Unisex 0 0.0 3965 19.7 680 3.4 250 1.2 0 0.0 300 1.5 325 1.6 2240 11.1 Childrens Wear 0 0.0 1825 53.0 365 10.6 650 18.9 80 2.3 0 0.0 0 0.0 465 13.5 Shoe Stores 750 8.2 3080 33.5 980 10.7 950 10.3 810 8.8 160 1.7 160 1.7 2758 30.0 Jewellery Stores 0 0.0 770 5.5 150 1.1 0 0.0 0 0.0 0 0.0 300 2.1 3180 22.5 Clothing Accessories Stores 0 0.0 315 43.2 200 27.4 0 0.0 0 0.0 0 0.0 25 3.4 190 26.0 Luggage & Leather Goods Stores 0 0.0 290 28.0 745 72.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Subtotal 2445 3.5 16970 24.6 3970 5.7 2760 4.0 970 1.4 660 1.0 1010 1.5 16303 23.6 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 140 0.8 140 0.8 0 0.0 25 0.1 20 0.1 100 0.6 545 3.2 30 0.2 Book Store or News Dealer 250 3.1 3630 45.6 470 5.9 2062 25.9 310 3.9 0 0.0 60 0.8 1275 16.0 Record/CD/Tape 0 0.0 120 35.3 100 29.4 0 0.0 0 0.0 0 0.0 0 0.0 120 35.3 Camera/Photo Supply 2565 62.3 3195 77.5 0 0.0 0 0.0 150 3.6 0 0.0 25 0.6 750 18.2 Gift/Novelty/Greeting Card/Party Supply 130 5.3 1428 58.0 20 0.8 415 16.8 80 3.2 20 0.8 175 7.1 210 8.5 Sporting Goods Stores 200 1.2 3995 24.3 105 0.6 2970 18.1 0 0.0 100 0.6 2719 16.5 3800 23.1 Hobby/Toy/Craft Store 0 0.0 2520 30.2 180 2.2 750 9.0 700 8.4 100 1.2 400 4.8 510 6.1 Art Gallery/Artists Supply 840 45.0 840 45.0 0 0.0 40 2.1 0 0.0 0 0.0 0 0.0 445 23.8 Musical Instrument/Supply 675 33.0 675 33.0 0 0.0 900 44.0 400 19.6 0 0.0 0 0.0 0 0.0 Pet/Pet Supply Stores 370 2.5 905 6.2 0 0.0 380 2.6 905 6.2 0 0.0 0 0.0 30 0.2 Fabric or Yarn Store 210 7.5 1148 41.2 0 0.0 350 12.6 200 7.2 0 0.0 0 0.0 410 14.7 Drug / Discount Drug Stores 2100 2.0 3120 3.0 600 0.6 1890 1.8 900 0.9 200 0.2 2650 2.5 300 0.3 Florist 590 9.4 605 9.7 0 0.0 245 3.9 0 0.0 0 0.0 140 2.2 950 15.2 Subtotal 8070 4.3 22321 11.8 46540 24.6 10027 5.3 3665 1.9 520 0.3 6714 3.6 8830 4.7 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 1475 3.5 4225 9.9 0 0.0 10425 24.5 5900 13.8 0 0.0 0 0.0 8685 20.4 TV/Stereo/Electronics/Computer 4875 14.1 17148 49.8 5925 17.2 1350 3.9 825 2.4 545 1.6 3005 8.7 3922 11.4 Lighting/Carpet/Other Int. Decor 1000 10.2 2750 28.1 0 0.0 2192 22.4 0 0.0 105 1.1 150 1.5 2320 23.7 China/Glassware/Kitchenware/Cutlery Store 312 27.1 462 40.2 0 0.0 38 3.3 82 7.1 0 0.0 0 0.0 568 49.4 Bath/Bedding/Linen Store 335 12.0 335 12.0 103 3.7 1600 57.4 415 14.9 0 0.0 0 0.0 335 12.0 Telephone/Cell Phone/Vacuum/Sewing Machine 625 17.9 1740 49.7 38 1.1 125 3.6 80 2.3 115 3.3 0 0.0 218 6.2 Antiques Shop 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 75 4.7 1118 70.0 Home Improvement/Lumber & Building Supply 47191 28.8 51649 31.5 0 0.0 8162 5.0 23525 14.3 0 0.0 19871 12.1 4750 2.9 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 0 0.0 215 2.3 0 0.0 40 0.4 450 4.8 0 0.0 0 0.0 5705 61.3 Nursery or Garden Centre 10530 33.7 11580 37.1 0 0.0 100 0.3 75 0.2 0 0.0 650 2.1 4960 15.9 Subtotal 66343 22.1 90104 30.0 181448 60.4 24032 8.0 31352 10.4 765 0.3 23751 7.9 32581 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
APPENDIX C-1 (ROW TOTAL) LOCATIONAL DISTRIBUTION OF PRIMARY ZONE (WHITCHURCH-STOUFFVILLE) EXPENDITURES Major Retail Locations Subtotal Grand Study Area Total All Store Type Outflow Locations ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 99891 17.2 581721 100.0 Specialty Food 11280 35.6 31683 100.0 Costco (food) 84570 100.0 84570 100.0 Subtotal 195741 28.0 697974 100.0 Department Stores Sears 25625 100.0 25625 100.0 Bay 16300 100.0 16300 100.0 Zellers 3970 100.0 3970 100.0 Wal-Mart 3770 5.5 68789 100.0 Subtotal 49665 43.3 114684 100.0 General Merchandise 1878 6.1 30826 100.0 HAAS (Can. Tire/TSC) 3610 7.0 51823 100.0 Tire, Battery, or Automotive Specialty Store 2980 59.4 5020 100.0 Costco/Sam's Club (non-food) 20805 100.0 20805 100.0 Apparel/Accessories Stores Mens & Ladies Wear 16435 80.4 20430 100.0 Family Wear/Unisex 7760 38.6 20100 100.0 Childrens Wear 3385 98.3 3445 100.0 Shoe Stores 8898 96.7 9198 100.0 Jewellery Stores 4400 31.2 14125 100.0 Clothing Accessories Stores 730 100.0 730 100.0 Luggage & Leather Goods Stores 1035 100.0 1035 100.0 Subtotal 42643 61.7 69063 100.0 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 860 5.0 17039 100.0 Book Store or News Dealer 7807 98.0 7965 100.0 Record/CD/Tape 340 100.0 340 100.0 Camera/Photo Supply 4120 100.0 4120 100.0 Gift/Novelty/Greeting Card/Party Supply 2348 95.3 2464 100.0 Sporting Goods Stores 13689 83.3 16439 100.0 Hobby/Toy/Craft Store 5160 61.8 8355 100.0 Art Gallery/Artists Supply 1325 71.0 1866 100.0 Musical Instrument/Supply 1975 96.6 2045 100.0 Pet/Pet Supply Stores 2220 15.1 14671 100.0 Fabric or Yarn Store 2108 75.6 2788 100.0 Drug / Discount Drug Stores 9660 9.2 104727 100.0 Florist 1940 31.1 6247 100.0 Subtotal 53552 28.3 189066 100.0 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 29235 68.6 42623 100.0 TV/Stereo/Electronics/Computer 32720 94.9 34467 100.0 Lighting/Carpet/Other Int. Decor 7517 76.7 9800 100.0 China/Glassware/Kitchenware/Cutlery Store 1150 100.0 1150 100.0 Bath/Bedding/Linen Store 2788 100.0 2788 100.0 Telephone/Cell Phone/Vacuum/Sewing Machine 2316 66.2 3501 100.0 Antiques Shop 1193 74.7 1598 100.0 Home Improvement/Lumber & Building Supply 107957 65.8 164087 100.0 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 6410 68.9 9310 100.0 Nursery or Garden Centre 17365 55.6 31251 100.0 Subtotal 208651 69.4 300575 100.0 Total NFSR + HI 383784 49.1 781862 100.0
APPENDIX C-1 (COLUMN TOTAL) LOCATIONAL DISTRIBUTION OF PRIMARY ZONE (WHITCHURCH-STOUFFVILLE) EXPENDITURES Major Retail Locations Schell Lumber Giant Tiger / No Frills Wal-Mart / CTC Downtown Metro / LCBO / Beer Staples / Mark's Other Subtotal Markham Markham Store Type Stouffville Western Approach SmartCentres Stouffville Stouffville Uxbridge Markville S.C. Hwy 7 Corridor ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 0 0.0 370053 99.3 97182 99.9 0 0.0 467235 96.0 14595 92.9 0 0.0 1950 100.0 Specialty Food 13473 100.0 2430 0.7 90 0.1 3300 100.0 19293 4.0 1110 7.1 0 0.0 0 0.0 Costco (food) 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Subtotal 13473 100.0 372483 100.0 97272 100.0 3300 100.0 486528 100.0 15705 100.0 0 100.0 1950 100.0 Department Stores Sears 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 15310 28.4 0 0.0 Bay 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 7425 13.8 0 0.0 Zellers 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Wal-Mart 0 0.0 0 0.0 64969 59.8 0 0.0 64969 16.5 50 1.1 250 0.5 0 0.0 Subtotal 0 0.0 0 0.0 64969 59.8 0 0.0 64969 16.5 50 1.1 22985 42.6 0 0.0 General Merchandise 850 1.0 21407 14.6 6531 6.0 130 0.2 28918 7.3 30 0.7 100 0.2 105 0.5 HAAS (Can. Tire/TSC) 0 0.0 47433 32.3 0 0.0 0 0.0 47433 12.0 780 17.9 0 0.0 0 0.0 Tire, Battery, or Automotive Specialty Store 0 0.0 670 0.5 0 0.0 1370 2.6 2040 0.5 0 0.0 0 0.0 820 3.6 Costco (non-food) 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Apparel/Accessories Stores Mens & Ladies Wear 200 0.2 700 0.5 3045 2.8 0 0.0 3945 1.0 50 1.1 4780 8.9 250 1.1 Family Wear/Unisex 0 0.0 75 0.1 12265 11.3 0 0.0 12340 3.1 0 0.0 3765 7.0 200 0.9 Childrens Wear 60 0.1 0 0.0 0 0.0 0 0.0 60 0.0 0 0.0 1825 3.4 0 0.0 Shoe Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 300 6.9 1950 3.6 380 1.7 Jewellery Stores 0 0.0 9725 6.6 0 0.0 0 0.0 9725 2.5 0 0.0 770 1.4 0 0.0 Clothing Accessories Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 315 0.6 0 0.0 Luggage & Leather Goods Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 290 0.5 0 0.0 Subtotal 260 0.3 10500 7.1 15310 14.1 0 0.0 26070 6.6 350 8.0 13695 25.4 830 3.7 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 0 0.0 0 0.0 15989 14.7 0 0.0 15989 4.1 190 4.4 0 0.0 0 0.0 Book Store or News Dealer 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 158 3.6 915 1.7 2465 10.9 Record/CD/Tape 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 120 0.2 0 0.0 Camera/Photo Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 630 1.2 0 0.0 Gift/Novelty/Greeting Card/Party Supply 86 0.1 0 0.0 0 0.0 0 0.0 86 0.0 30 0.7 688 1.3 610 2.7 Sporting Goods Stores 0 0.0 2640 1.8 0 0.0 110 0.2 2750 0.7 0 0.0 1500 2.8 2295 10.1 Hobby/Toy/Craft Store 0 0.0 0 0.0 3195 2.9 0 0.0 3195 0.8 0 0.0 1585 2.9 935 4.1 Art Gallery/Artists Supply 41 0.0 0 0.0 500 0.5 0 0.0 541 0.1 0 0.0 0 0.0 0 0.0 Musical Instrument/Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 70 1.6 0 0.0 0 0.0 Pet/Pet Supply Stores 0 0.0 12251 8.3 0 0.0 0 0.0 12251 3.1 200 4.6 0 0.0 535 2.4 Fabric or Yarn Store 390 0.5 0 0.0 40 0.0 0 0.0 430 0.1 250 5.7 0 0.0 938 4.1 Drug / Discount Drug Stores 12237 14.3 45105 30.7 0 0.0 36825 70.0 94167 23.9 900 20.7 0 0.0 1020 4.5 Florist 3860 4.5 347 0.2 0 0.0 0 0.0 4207 1.1 100 2.3 0 0.0 15 0.1 Subtotal 16614 19.4 60343 41.1 19724 18.2 36935 70.2 133616 33.9 1898 43.7 5438 10.1 8813 38.9 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 8388 9.8 4250 2.9 0 0.0 550 1.0 13188 3.3 200 4.6 0 0.0 2750 12.1 TV/Stereo/Electronics/Computer 212 0.2 785 0.5 0 0.0 0 0.0 997 0.3 750 17.2 10058 18.7 2215 9.8 Lighting/Carpet/Other Int. Decor 0 0.0 1538 1.0 745 0.7 0 0.0 2283 0.6 0 0.0 665 1.2 1085 4.8 China/Glassware/Kitchenware/Cutlery Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 150 0.3 0 0.0 Bath/Bedding/Linen Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Telephone/Cell Phone/Vacuum/Sewing Machine 0 0.0 0 0.0 1185 1.1 0 0.0 1185 0.3 0 0.0 805 1.5 310 1.4 Antiques Shop 405 0.5 0 0.0 0 0.0 0 0.0 405 0.1 0 0.0 0 0.0 0 0.0 Home Improvement/Lumber & Building Supply 55950 65.4 0 0.0 0 0.0 0 0.0 55950 14.2 180 4.1 0 0.0 4458 19.7 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 2850 3.3 0 0.0 0 0.0 50 0.1 2900 0.7 0 0.0 0 0.0 215 0.9 Nursery or Garden Centre 75 0.1 0 0.0 135 0.1 13566 25.8 13776 3.5 110 2.5 0 0.0 1050 4.6 Subtotal 67880 6573 2065 14166 90684 1240 11678 12083 Total NFSR + HI 85604 100.0 146926 100.0 108599 100.0 52601 100.0 393730 100.0 4348 100.0 53896 100.0 22651 100.0
APPENDIX C-1 (COLUMN TOTAL) LOCATIONAL DISTRIBUTION OF PRIMARY ZONE (WHITCHURCH-STOUFFVILLE) EXPENDITURES Major Retail Locations Other Subtotal Newmarket Other Richmond Aurora Other All Other Store Type Markham Markham Upper Canada Mall Newmarket Hill Power Centre Aurora Locations ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 38691 62.6 40641 63.8 0 0.0 5490 13.0 240 0.8 6300 100.0 43800 94.7 3420 52.5 Specialty Food 3255 5.3 3255 5.1 90 0.1 3300 7.8 0 0.0 0 0.0 2445 5.3 2190 33.6 Costco (food) 19815 32.1 19815 31.1 0 0.0 33555 79.2 30300 99.2 0 0.0 0 0.0 900 13.8 Subtotal 61761 100.0 63711 100.0 143127 100.0 42345 100.0 30540 100.0 6300 100.0 46245 100.0 6510 100.0 Department Stores Sears 0 0.0 15310 9.4 9515 2.9 0 0.0 0 0.0 0 0.0 0 0.0 800 1.3 Bay 0 0.0 7425 4.6 6015 1.8 0 0.0 0 0.0 0 0.0 0 0.0 2860 4.5 Zellers 0 0.0 0 0.0 515 0.2 350 0.8 370 0.8 0 0.0 1805 5.2 930 1.5 Wal-Mart 0 0.0 250 0.2 0 0.0 0 0.0 0 0.0 3520 64.4 0 0.0 0 0.0 Subtotal 0 0.0 22985 14.1 16045 4.9 350 0.8 370 0.8 3520 64.4 1805 5.2 4590 7.2 General Merchandise 160 0.2 365 0.2 0 0.0 503 1.1 0 0.0 0 0.0 800 2.3 210 0.3 HAAS (Can. Tire/TSC) 1320 1.5 1320 0.8 0 0.0 555 1.2 140 0.3 0 0.0 760 2.2 835 1.3 Tire, Battery, or Automotive Specialty Store 400 0.5 1220 0.8 0 0.0 1730 3.9 0 0.0 0 0.0 0 0.0 30 0.0 Costco (non-food) 7200 8.4 7200 4.4 0 0.0 4845 10.8 8760 19.4 0 0.0 0 0.0 0 0.0 Apparel/Accessories Stores Mens & Ladies Wear 1695 2.0 6725 4.1 850 0.3 910 2.0 80 0.2 200 3.7 200 0.6 7470 11.8 Family Wear/Unisex 0 0.0 3965 2.4 680 0.2 250 0.6 0 0.0 300 5.5 325 0.9 2240 3.5 Childrens Wear 0 0.0 1825 1.1 365 0.1 650 1.5 80 0.2 0 0.0 0 0.0 465 0.7 Shoe Stores 750 0.9 3080 1.9 980 0.3 950 2.1 810 1.8 160 2.9 160 0.5 2758 4.4 Jewellery Stores 0 0.0 770 0.5 150 0.0 0 0.0 0 0.0 0 0.0 300 0.9 3180 5.0 Clothing Accessories Stores 0 0.0 315 0.2 200 0.1 0 0.0 0 0.0 0 0.0 25 0.1 190 0.3 Luggage & Leather Goods Stores 0 0.0 290 0.2 745 0.2 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Subtotal 2445 2.8 16970 10.4 3970 1.2 2760 6.2 970 2.1 660 12.1 1010 2.9 16303 25.7 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 140 0.2 140 0.1 0 0.0 25 0.1 20 0.0 100 1.8 545 1.6 30 0.0 Book Store or News Dealer 250 0.3 3630 2.2 470 0.1 2062 4.6 310 0.7 0 0.0 60 0.2 1275 2.0 Record/CD/Tape 0 0.0 120 0.1 100 0.0 0 0.0 0 0.0 0 0.0 0 0.0 120 0.2 Camera/Photo Supply 2565 3.0 3195 2.0 0 0.0 0 0.0 150 0.3 0 0.0 25 0.1 750 1.2 Gift/Novelty/Greeting Card/Party Supply 130 0.2 1428 0.9 20 0.0 415 0.9 80 0.2 20 0.4 175 0.5 210 0.3 Sporting Goods Stores 200 0.2 3995 2.5 105 0.0 2970 6.6 0 0.0 100 1.8 2719 7.8 3800 6.0 Hobby/Toy/Craft Store 0 0.0 2520 1.6 180 0.1 750 1.7 700 1.5 100 1.8 400 1.1 510 0.8 Art Gallery/Artists Supply 840 1.0 840 0.5 0 0.0 40 0.1 0 0.0 0 0.0 0 0.0 445 0.7 Musical Instrument/Supply 675 0.8 675 0.4 0 0.0 900 2.0 400 0.9 0 0.0 0 0.0 0 0.0 Pet/Pet Supply Stores 370 0.4 905 0.6 0 0.0 380 0.8 905 2.0 0 0.0 0 0.0 30 0.0 Fabric or Yarn Store 210 0.2 1148 0.7 0 0.0 350 0.8 200 0.4 0 0.0 0 0.0 410 0.6 Drug / Discount Drug Stores 2100 2.4 3120 1.9 600 0.2 1890 4.2 900 2.0 200 3.7 2650 7.6 300 0.5 Florist 590 0.7 605 0.4 0 0.0 245 0.5 0 0.0 0 0.0 140 0.4 950 1.5 Subtotal 8070 9.4 22321 13.7 46540 14.1 10027 22.4 3665 8.1 520 9.5 6714 19.3 8830 13.9 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 1475 1.7 4225 2.6 0 0.0 10425 23.3 5900 13.0 0 0.0 0 0.0 8685 13.7 TV/Stereo/Electronics/Computer 4875 5.7 17148 10.6 5925 1.8 1350 3.0 825 1.8 545 10.0 3005 8.6 3922 6.2 Lighting/Carpet/Other Int. Decor 1000 1.2 2750 1.7 0 0.0 2192 4.9 0 0.0 105 1.9 150 0.4 2320 3.7 China/Glassware/Kitchenware/Cutlery Store 312 0.4 462 0.3 0 0.0 38 0.1 82 0.2 0 0.0 0 0.0 568 0.9 Bath/Bedding/Linen Store 335 0.4 335 0.2 103 0.0 1600 3.6 415 0.9 0 0.0 0 0.0 335 0.5 Telephone/Cell Phone/Vacuum/Sewing Machine 625 0.7 1740 1.1 38 0.0 125 0.3 80 0.2 115 2.1 0 0.0 218 0.3 Antiques Shop 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 75 0.2 1118 1.8 Home Improvement/Lumber & Building Supply 47191 54.9 51649 31.8 0 0.0 8162 18.2 23525 52.0 0 0.0 19871 57.0 4750 7.5 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 0 0.0 215 0.1 0 0.0 40 0.1 450 1.0 0 0.0 0 0.0 5705 9.0 Nursery or Garden Centre 10530 12.3 11580 7.1 0 0.0 100 0.2 75 0.2 0 0.0 650 1.9 4960 7.8 Subtotal 66343 90104 181448 24032 31352 765 23751 32581 Total NFSR + HI 85938 100.0 162485 100.0 329318 100.0 44802 100.0 45257 100.0 5465 100.0 34840 100.0 63379 100.0
APPENDIX C-1 (COLUMN TOTAL) LOCATIONAL DISTRIBUTION OF PRIMARY ZONE (WHITCHURCH-STOUFFVILLE) EXPENDITURES Major Retail Locations Subtotal Grand Study Area Total All Store Type Outflow Locations ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 99891 51.0 581721 83.3 Specialty Food 11280 5.8 31683 4.5 Costco (food) 84570 43.2 84570 12.1 Subtotal 195741 100.0 697974 100.0 Department Stores Sears 25625 6.7 25625 3.3 Bay 16300 4.2 16300 2.1 Zellers 3970 1.0 3970 0.5 Wal-Mart 3770 1.0 68789 8.8 Subtotal 49665 12.9 114684 14.7 General Merchandise 1878 0.5 30826 3.9 HAAS (Can. Tire/TSC) 3610 0.9 51823 6.6 Tire, Battery, or Automotive Specialty Store 2980 0.8 5020 0.6 Costco (non-food) 20805 5.4 20805 2.7 Apparel/Accessories Stores Mens & Ladies Wear 16435 4.3 20430 2.6 Family Wear/Unisex 7760 2.0 20100 2.6 Childrens Wear 3385 0.9 3445 0.4 Shoe Stores 8898 2.3 9198 1.2 Jewellery Stores 4400 1.1 14125 1.8 Clothing Accessories Stores 730 0.2 730 0.1 Luggage & Leather Goods Stores 1035 0.3 1035 0.1 Subtotal 42643 11.1 69063 8.8 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 860 0.2 17039 2.2 Book Store or News Dealer 7807 2.0 7965 1.0 Record/CD/Tape 340 0.1 340 0.0 Camera/Photo Supply 4120 1.1 4120 0.5 Gift/Novelty/Greeting Card/Party Supply 2348 0.6 2464 0.3 Sporting Goods Stores 13689 3.6 16439 2.1 Hobby/Toy/Craft Store 5160 1.3 8355 1.1 Art Gallery/Artists Supply 1325 0.3 1866 0.2 Musical Instrument/Supply 1975 0.5 2045 0.3 Pet/Pet Supply Stores 2220 0.6 14671 1.9 Fabric or Yarn Store 2108 0.5 2788 0.4 Drug / Discount Drug Stores 9660 2.5 104727 13.4 Florist 1940 0.5 6247 0.8 Subtotal 53552 14.0 189066 24.2 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 29235 7.6 42623 5.5 TV/Stereo/Electronics/Computer 32720 8.5 34467 4.4 Lighting/Carpet/Other Int. Decor 7517 2.0 9800 1.3 China/Glassware/Kitchenware/Cutlery Store 1150 0.3 1150 0.1 Bath/Bedding/Linen Store 2788 0.7 2788 0.4 Telephone/Cell Phone/Vacuum/Sewing Machine 2316 0.6 3501 0.4 Antiques Shop 1193 0.3 1598 0.2 Home Improvement/Lumber & Building Supply 107957 28.1 164087 21.0 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 6410 1.7 9310 1.2 Nursery or Garden Centre 17365 4.5 31251 4.0 Subtotal 208651 300575 38.4 Total NFSR + HI 383784 100.0 781862 100.0
APPENDIX C-2 (ROW TOTAL) LOCATIONAL DISTRIBUTION OF SECONDARY ZONE EAST EXPENDITURES Major Retail Locations Schell Lumber Giant Tiger / No Frills Wal-Mart / CTC Downtown Metro / LCBO / Beer Staples / Mark's Other Subtotal Markham Markham Store Type Stouffville Western Approach SmartCentres Stouffville Stouffville Uxbridge Markville S.C. Hwy 7 Corridor ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 0 0.0 42390 10.5 7806 1.9 0 0.0 50196 12.4 312066 77.0 0 0.0 0 0.0 Specialty Food 450 2.4 0 0.0 0 0.0 150 0.8 600 3.2 13722 74.1 0 0.0 0 0.0 Costco (food) 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Subtotal 450 0.1 42390 9.1 7806 1.7 150 0.0 50796 10.9 325788 69.8 0 0.0 0 0.0 Department Stores Sears 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 2480 22.6 0 0.0 Bay 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 1075 16.0 0 0.0 Zellers 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Wal-Mart 0 0.0 0 0.0 1783 3.9 0 0.0 1783 3.9 41640 90.2 100 0.2 0 0.0 Subtotal 0 0.0 0 0.0 1783 2.7 0 0.0 1783 2.7 41640 63.7 3655 5.6 0 0.0 General Merchandise 0 0.0 2655 21.8 75 0.6 0 0.0 2730 22.4 8810 72.4 0 0.0 0 0.0 HAAS (Can. Tire/TSC) 0 0.0 0 0.0 1900 3.3 0 0.0 1900 3.3 53616 91.8 0 0.0 0 0.0 Tire, Battery, or Automotive Specialty Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 4250 49.3 0 0.0 1600 18.6 Costco (non-food) 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Apparel/Accessories Stores Mens & Ladies Wear 0 0.0 0 0.0 450 5.0 0 0.0 450 5.0 440 4.9 95 1.1 0 0.0 Family Wear/Unisex 0 0.0 0 0.0 1115 6.2 0 0.0 1115 6.2 8322 46.3 690 3.8 0 0.0 Childrens Wear 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 330 17.7 210 11.3 0 0.0 Shoe Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 2560 33.7 380 5.0 0 0.0 Jewellery Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 2955 83.1 0 0.0 0 0.0 Clothing Accessories Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 60 22.5 0 0.0 0 0.0 Luggage & Leather Goods Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Subtotal 0 0.0 0 0.0 1565 3.9 0 0.0 1565 3.9 14667 36.2 1375 3.4 0 0.0 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 0 0.0 0 0.0 915 6.0 0 0.0 915 6.0 13231 86.1 0 0.0 0 0.0 Book Store or News Dealer 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 5950 70.2 0 0.0 0 0.0 Record/CD/Tape 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Camera/Photo Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 3000 47.2 0 0.0 Gift/Novelty/Greeting Card/Party Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 642 28.2 0 0.0 0 0.0 Sporting Goods Stores 0 0.0 400 3.1 0 0.0 0 0.0 400 3.1 0 0.0 150 1.2 0 0.0 Hobby/Toy/Craft Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 100 4.7 Art Gallery/Artists Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 100 13.2 0 0.0 0 0.0 Musical Instrument/Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 400 40.6 0 0.0 0 0.0 Pet/Pet Supply Stores 0 0.0 580 5.5 0 0.0 200 1.9 780 7.4 7575 72.3 0 0.0 0 0.0 Fabric or Yarn Store 90 4.9 0 0.0 0 0.0 0 0.0 90 4.9 317 17.3 0 0.0 0 0.0 Drug / Discount Drug Stores 660 1.2 1830 3.3 0 0.0 2475 4.5 4965 8.9 46863 84.3 0 0.0 0 0.0 Florist 140 4.6 0 0.0 0 0.0 0 0.0 140 4.6 1735 56.9 0 0.0 0 0.0 Subtotal 890 0.7 2810 2.3 915 0.8 2675 2.2 7290 6.0 76813 63.6 3150 2.6 100 0.1 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 0 0.0 1650 6.4 0 0.0 0 0.0 1650 6.4 0 0.0 0 0.0 0 0.0 TV/Stereo/Electronics/Computer 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 2785 29.7 175 1.9 400 4.3 Lighting/Carpet/Other Int. Decor 0 0.0 150 2.0 0 0.0 0 0.0 150 2.0 4000 54.3 38 0.5 35 0.5 China/Glassware/Kitchenware/Cutlery Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 100 18.9 0 0.0 0 0.0 Bath/Bedding/Linen Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Telephone/Cell Phone/Vacuum/Sewing Machine 0 0.0 0 0.0 175 4.6 0 0.0 175 4.6 1800 47.0 250 6.5 0 0.0 Antiques Shop 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Home Improvement/Lumber & Building Supply 2000 1.8 0 0.0 0 0.0 0 0.0 2000 1.8 15405 13.8 0 0.0 400 0.4 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 10536 74.1 0 0.0 0 0.0 Nursery or Garden Centre 0 0.0 0 0.0 70 0.4 780 4.2 850 4.6 6905 37.3 0 0.0 1000 5.4 Subtotal 2000 1.0 1800 0.9 245 0.1 780 0.4 4825 2.5 41531 21.5 463 0.2 1835 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
APPENDIX C-2 (ROW TOTAL) LOCATIONAL DISTRIBUTION OF SECONDARY ZONE EAST EXPENDITURES Major Retail Locations Other Subtotal Newmarket Other Richmond Aurora Other All Other Store Type Markham Markham Upper Canada Mall Newmarket Hill Power Centre Aurora Locations ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 2685 0.7 2685 0.7 0 0.0 11460 2.8 0 0.0 400 0.1 2900 0.7 25530 6.3 Specialty Food 300 1.6 300 1.6 0 0.0 630 3.4 0 0.0 0 0.0 300 1.6 2955 16.0 Costco (food) 5550 13.0 5550 13.0 0 0.0 19377 45.3 4200 9.8 0 0.0 0 0.0 13635 31.9 Subtotal 8535 1.8 8535 1.8 342858 73.5 31467 6.7 4200 0.9 400 0.1 3200 0.7 42120 9.0 Department Stores Sears 0 0.0 2480 22.6 7340 66.9 0 0.0 0 0.0 0 0.0 0 0.0 1150 10.5 Bay 0 0.0 1075 16.0 3920 58.4 0 0.0 0 0.0 0 0.0 0 0.0 1715 25.6 Zellers 0 0.0 0 0.0 850 54.5 360 23.1 0 0.0 0 0.0 0 0.0 350 22.4 Wal-Mart 0 0.0 100 0.2 0 0.0 890 1.9 50 0.1 250 0.5 0 0.0 1445 3.1 Subtotal 0 0.0 3655 5.6 12110 18.5 1250 1.9 50 0.1 250 0.4 0 0.0 4660 7.1 General Merchandise 0 0.0 0 0.0 0 0.0 200 1.6 0 0.0 0 0.0 0 0.0 425 3.5 HAAS (Can. Tire/TSC) 50 0.1 50 0.1 0 0.0 400 0.7 0 0.0 0 0.0 0 0.0 2420 4.1 Tire, Battery, or Automotive Specialty Store 0 0.0 1600 18.6 0 0.0 64 0.7 0 0.0 0 0.0 0 0.0 2700 31.3 Costco (non-food) 70 0.5 70 0.5 0 0.0 6175 44.8 700 5.1 0 0.0 0 0.0 6850 49.7 Apparel/Accessories Stores Mens & Ladies Wear 0 0.0 95 1.1 2125 23.8 360 4.0 50 0.6 250 2.8 550 6.2 4600 51.6 Family Wear/Unisex 0 0.0 690 3.8 1930 10.7 1190 6.6 800 4.4 0 0.0 0 0.0 3935 21.9 Childrens Wear 0 0.0 210 11.3 920 49.5 50 2.7 0 0.0 0 0.0 0 0.0 350 18.8 Shoe Stores 0 0.0 380 5.0 2045 26.9 290 3.8 120 1.6 60 0.8 140 1.8 2005 26.4 Jewellery Stores 0 0.0 0 0.0 400 11.3 0 0.0 0 0.0 0 0.0 0 0.0 200 5.6 Clothing Accessories Stores 0 0.0 0 0.0 200 74.9 0 0.0 0 0.0 0 0.0 0 0.0 7 2.6 Luggage & Leather Goods Stores 0 0.0 0 0.0 348 92.1 0 0.0 0 0.0 0 0.0 0 0.0 30 7.9 Subtotal 0 0.0 1375 3.4 7968 19.6 1890 4.7 970 2.4 310 0.8 690 1.7 11127 27.4 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 190 1.2 190 1.2 0 0.0 195 1.3 135 0.9 0 0.0 0 0.0 700 4.6 Book Store or News Dealer 40 0.5 40 0.5 589 6.9 1005 11.9 0 0.0 0 0.0 0 0.0 895 10.6 Record/CD/Tape 0 0.0 0 0.0 465 66.9 0 0.0 0 0.0 0 0.0 0 0.0 230 33.1 Camera/Photo Supply 250 3.9 3250 51.1 100 1.6 200 3.1 0 0.0 0 0.0 0 0.0 2810 44.2 Gift/Novelty/Greeting Card/Party Supply 0 0.0 0 0.0 140 6.2 270 11.9 10 0.4 0 0.0 0 0.0 1211 53.3 Sporting Goods Stores 0 0.0 150 1.2 1333 10.5 2915 22.9 700 5.5 100 0.8 1230 9.7 5905 46.4 Hobby/Toy/Craft Store 0 0.0 100 4.7 775 36.6 460 21.7 0 0.0 50 2.4 50 2.4 684 32.3 Art Gallery/Artists Supply 200 26.3 200 26.3 0 0.0 120 15.8 0 0.0 0 0.0 0 0.0 340 44.7 Musical Instrument/Supply 40 4.1 40 4.1 0 0.0 310 31.5 200 20.3 0 0.0 0 0.0 35 3.6 Pet/Pet Supply Stores 20 0.2 20 0.2 0 0.0 750 7.2 0 0.0 0 0.0 0 0.0 1350 12.9 Fabric or Yarn Store 405 22.1 405 22.1 0 0.0 443 24.2 0 0.0 0 0.0 0 0.0 575 31.4 Drug / Discount Drug Stores 0 0.0 0 0.0 150 0.3 60 0.1 750 1.3 0 0.0 0 0.0 2811 5.1 Florist 275 9.0 275 9.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 899 29.5 Subtotal 1420 1.2 4670 3.9 86153 71.4 6728 5.6 1795 1.5 150 0.1 1280 1.1 18445 15.3 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 1300 5.0 1300 5.0 0 0.0 8225 31.9 0 0.0 0 0.0 0 0.0 14612 56.7 TV/Stereo/Electronics/Computer 800 8.5 1375 14.6 1250 13.3 2704 28.8 0 0.0 25 0.3 200 2.1 1052 11.2 Lighting/Carpet/Other Int. Decor 0 0.0 73 1.0 0 0.0 580 7.9 0 0.0 0 0.0 0 0.0 2562 34.8 China/Glassware/Kitchenware/Cutlery Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 430 81.1 Bath/Bedding/Linen Store 20 1.5 20 1.5 0 0.0 845 65.0 60 4.6 0 0.0 0 0.0 375 28.8 Telephone/Cell Phone/Vacuum/Sewing Machine 0 0.0 250 6.5 265 6.9 225 5.9 350 9.1 0 0.0 0 0.0 765 20.0 Antiques Shop 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 260 100.0 Home Improvement/Lumber & Building Supply 12505 11.2 12905 11.6 0 0.0 34930 31.3 200 0.2 0 0.0 18155 16.3 27945 25.1 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 3680 25.9 Nursery or Garden Centre 150 0.8 1150 6.2 0 0.0 70 0.4 0 0.0 0 0.0 25 0.1 9513 51.4 Subtotal 14775 7.7 17073 8.9 75677 39.3 47579 24.7 610 0.3 25 0.0 18380 9.5 61194 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
APPENDIX C-2 (ROW TOTAL) LOCATIONAL DISTRIBUTION OF SECONDARY ZONE EAST EXPENDITURES Major Retail Locations Subtotal Grand Study Area Total All Store Type Outflow Locations ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 42975 10.6 405237 100.0 Specialty Food 4185 22.6 18507 100.0 Costco (food) 42762 100.0 42762 100.0 Subtotal 89922 19.3 466506 100.0 Department Stores Sears 10970 100.0 10970 100.0 Bay 6710 100.0 6710 100.0 Zellers 1560 100.0 1560 100.0 Wal-Mart 2735 5.9 46158 100.0 Subtotal 21975 33.6 65398 100.0 General Merchandise 625 5.1 12165 100.0 HAAS (Can. Tire/TSC) 2870 4.9 58386 100.0 Tire, Battery, or Automotive Specialty Store 4364 50.7 8614 100.0 Costco (non-food) 13795 100.0 13795 100.0 Apparel/Accessories Stores Mens & Ladies Wear 8030 90.0 8920 100.0 Family Wear/Unisex 8545 47.5 17982 100.0 Childrens Wear 1530 82.3 1860 100.0 Shoe Stores 5040 66.3 7600 100.0 Jewellery Stores 600 16.9 3555 100.0 Clothing Accessories Stores 207 77.5 267 100.0 Luggage & Leather Goods Stores 378 100.0 378 100.0 Subtotal 24330 60.0 40562 100.0 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 1220 7.9 15366 100.0 Book Store or News Dealer 2529 29.8 8479 100.0 Record/CD/Tape 695 100.0 695 100.0 Camera/Photo Supply 6360 100.0 6360 100.0 Gift/Novelty/Greeting Card/Party Supply 1631 71.8 2273 100.0 Sporting Goods Stores 12333 96.9 12733 100.0 Hobby/Toy/Craft Store 2119 100.0 2119 100.0 Art Gallery/Artists Supply 660 86.8 760 100.0 Musical Instrument/Supply 585 59.4 985 100.0 Pet/Pet Supply Stores 2120 20.2 10475 100.0 Fabric or Yarn Store 1423 77.8 1830 100.0 Drug / Discount Drug Stores 3771 6.8 55599 100.0 Florist 1174 38.5 3049 100.0 Subtotal 119221 98.8 120723 100.0 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 24137 93.6 25787 100.0 TV/Stereo/Electronics/Computer 6606 70.3 9391 100.0 Lighting/Carpet/Other Int. Decor 3215 43.7 7365 100.0 China/Glassware/Kitchenware/Cutlery Store 430 81.1 530 100.0 Bath/Bedding/Linen Store 1300 100.0 1300 100.0 Telephone/Cell Phone/Vacuum/Sewing Machine 1855 48.4 3830 100.0 Antiques Shop 260 100.0 260 100.0 Home Improvement/Lumber & Building Supply 94135 84.4 111540 100.0 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 3680 25.9 14216 100.0 Nursery or Garden Centre 10758 58.1 18513 100.0 Subtotal 220538 114.4 192732 100.0 Total NFSR + HI 407718 79.6 512375 100.0
APPENDIX C-2 (COLUMN TOTAL) LOCATIONAL DISTRIBUTION OF SECONDARY ZONE EAST EXPENDITURES Major Retail Locations Schell Lumber Giant Tiger / No Frills Wal-Mart / CTC Downtown Metro / LCBO / Beer Staples / Mark's Other Subtotal Markham Markham Store Type Stouffville Western Approach SmartCentres Stouffville Stouffville Uxbridge Markville S.C. Hwy 7 Corridor ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 0 0.0 42390 100.0 7806 100.0 0 0.0 50196 98.8 312066 95.8 0 0.0 0 0.0 Specialty Food 450 100.0 0 0.0 0 0.0 150 100.0 600 1.2 13722 4.2 0 0.0 0 0.0 Costco (food) 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Subtotal 450 100.0 42390 100.0 7806 100.0 150 100.0 50796 100.0 325788 100.0 0 100.0 0 100.0 Department Stores Sears 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 2480 28.7 0 0.0 Bay 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 1075 12.4 0 0.0 Zellers 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Wal-Mart 0 0.0 0 0.0 1783 27.5 0 0.0 1783 8.9 41640 17.3 100 1.2 0 0.0 Subtotal 0 0.0 0 0.0 1783 27.5 0 0.0 1783 8.9 41640 17.3 3655 42.3 0 0.0 General Merchandise 0 0.0 2655 36.5 75 1.2 0 0.0 2730 13.6 8810 3.7 0 0.0 0 0.0 HAAS (Can. Tire/TSC) 0 0.0 0 0.0 1900 29.3 0 0.0 1900 9.5 53616 22.2 0 0.0 0 0.0 Tire, Battery, or Automotive Specialty Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 4250 1.8 0 0.0 1600 45.3 Costco (non-food) 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Apparel/Accessories Stores Mens & Ladies Wear 0 0.0 0 0.0 450 6.9 0 0.0 450 2.2 440 0.2 95 1.1 0 0.0 Family Wear/Unisex 0 0.0 0 0.0 1115 17.2 0 0.0 1115 5.5 8322 3.4 690 8.0 0 0.0 Childrens Wear 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 330 0.1 210 2.4 0 0.0 Shoe Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 2560 1.1 380 4.4 0 0.0 Jewellery Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 2955 1.2 0 0.0 0 0.0 Clothing Accessories Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 60 0.0 0 0.0 0 0.0 Luggage & Leather Goods Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Subtotal 0 0.0 0 0.0 1565 24.1 0 0.0 1565 7.8 14667 6.1 1375 15.9 0 0.0 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 0 0.0 0 0.0 915 14.1 0 0.0 915 4.6 13231 5.5 0 0.0 0 0.0 Book Store or News Dealer 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 5950 2.5 0 0.0 0 0.0 Record/CD/Tape 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Camera/Photo Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 3000 34.7 0 0.0 Gift/Novelty/Greeting Card/Party Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 642 0.3 0 0.0 0 0.0 Sporting Goods Stores 0 0.0 400 5.5 0 0.0 0 0.0 400 2.0 0 0.0 150 1.7 0 0.0 Hobby/Toy/Craft Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 100 2.8 Art Gallery/Artists Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 100 0.0 0 0.0 0 0.0 Musical Instrument/Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 400 0.2 0 0.0 0 0.0 Pet/Pet Supply Stores 0 0.0 580 8.0 0 0.0 200 5.8 780 3.9 7575 3.1 0 0.0 0 0.0 Fabric or Yarn Store 90 3.1 0 0.0 0 0.0 0 0.0 90 0.4 317 0.1 0 0.0 0 0.0 Drug / Discount Drug Stores 660 22.8 1830 25.2 0 0.0 2475 71.6 4965 24.7 46863 19.4 0 0.0 0 0.0 Florist 140 4.8 0 0.0 0 0.0 0 0.0 140 0.7 1735 0.7 0 0.0 0 0.0 Subtotal 890 30.8 2810 38.7 915 14.1 2675 77.4 7290 36.3 76813 31.8 3150 36.4 100 2.8 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 0 0.0 1650 22.7 0 0.0 0 0.0 1650 8.2 0 0.0 0 0.0 0 0.0 TV/Stereo/Electronics/Computer 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 2785 1.2 175 2.0 400 11.3 Lighting/Carpet/Other Int. Decor 0 0.0 150 2.1 0 0.0 0 0.0 150 0.7 4000 1.7 38 0.4 35 1.0 China/Glassware/Kitchenware/Cutlery Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 100 0.0 0 0.0 0 0.0 Bath/Bedding/Linen Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Telephone/Cell Phone/Vacuum/Sewing Machine 0 0.0 0 0.0 175 2.7 0 0.0 175 0.9 1800 0.7 250 2.9 0 0.0 Antiques Shop 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Home Improvement/Lumber & Building Supply 2000 69.2 0 0.0 0 0.0 0 0.0 2000 10.0 15405 6.4 0 0.0 400 11.3 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 10536 4.4 0 0.0 0 0.0 Nursery or Garden Centre 0 0.0 0 0.0 70 1.1 780 22.6 850 4.2 6905 2.9 0 0.0 1000 28.3 Subtotal 2000 1800 245 780 4825 41531 463 1835 Total NFSR + HI 2890 100.0 7265 100.0 6483 100.0 3455 100.0 20093 100.0 241327 100.0 8643 100.0 3535 100.0
APPENDIX C-2 (COLUMN TOTAL) LOCATIONAL DISTRIBUTION OF SECONDARY ZONE EAST EXPENDITURES Major Retail Locations Other Subtotal Newmarket Other Richmond Aurora Other All Other Store Type Markham Markham Upper Canada Mall Newmarket Hill Power Centre Aurora Locations ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 2685 31.5 2685 31.5 0 0.0 11460 36.4 0 0.0 400 100.0 2900 90.6 25530 60.6 Specialty Food 300 3.5 300 3.5 0 0.0 630 2.0 0 0.0 0 0.0 300 9.4 2955 7.0 Costco (food) 5550 65.0 5550 65.0 0 0.0 19377 61.6 4200 100.0 0 0.0 0 0.0 13635 32.4 Subtotal 8535 100.0 8535 100.0 342858 100.0 31467 100.0 4200 100.0 400 100.0 3200 100.0 42120 100.0 Department Stores Sears 0 0.0 2480 8.7 7340 2.5 0 0.0 0 0.0 0 0.0 0 0.0 1150 1.1 Bay 0 0.0 1075 3.8 3920 1.3 0 0.0 0 0.0 0 0.0 0 0.0 1715 1.6 Zellers 0 0.0 0 0.0 850 0.3 360 0.6 0 0.0 0 0.0 0 0.0 350 0.3 Wal-Mart 0 0.0 100 0.4 0 0.0 890 1.4 50 1.2 250 34.0 0 0.0 1445 1.3 Subtotal 0 0.0 3655 12.8 12110 4.1 1250 1.9 50 1.2 250 34.0 0 0.0 4660 4.3 General Merchandise 0 0.0 0 0.0 0 0.0 200 0.3 0 0.0 0 0.0 0 0.0 425 0.4 HAAS (Can. Tire/TSC) 50 0.3 50 0.2 0 0.0 400 0.6 0 0.0 0 0.0 0 0.0 2420 2.2 Tire, Battery, or Automotive Specialty Store 0 0.0 1600 5.6 0 0.0 64 0.1 0 0.0 0 0.0 0 0.0 2700 2.5 Costco (non-food) 70 0.4 70 0.2 0 0.0 6175 9.6 700 17.0 0 0.0 0 0.0 6850 6.4 Apparel/Accessories Stores Mens & Ladies Wear 0 0.0 95 0.3 2125 0.7 360 0.6 50 1.2 250 34.0 550 2.7 4600 4.3 Family Wear/Unisex 0 0.0 690 2.4 1930 0.6 1190 1.9 800 19.4 0 0.0 0 0.0 3935 3.6 Childrens Wear 0 0.0 210 0.7 920 0.3 50 0.1 0 0.0 0 0.0 0 0.0 350 0.3 Shoe Stores 0 0.0 380 1.3 2045 0.7 290 0.5 120 2.9 60 8.2 140 0.7 2005 1.9 Jewellery Stores 0 0.0 0 0.0 400 0.1 0 0.0 0 0.0 0 0.0 0 0.0 200 0.2 Clothing Accessories Stores 0 0.0 0 0.0 200 0.1 0 0.0 0 0.0 0 0.0 0 0.0 7 0.0 Luggage & Leather Goods Stores 0 0.0 0 0.0 348 0.1 0 0.0 0 0.0 0 0.0 0 0.0 30 0.0 Subtotal 0 0.0 1375 4.8 7968 2.7 1890 2.9 970 23.5 310 42.2 690 3.4 11127 10.3 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 190 1.2 190 0.7 0 0.0 195 0.3 135 3.3 0 0.0 0 0.0 700 0.6 Book Store or News Dealer 40 0.2 40 0.1 589 0.2 1005 1.6 0 0.0 0 0.0 0 0.0 895 0.8 Record/CD/Tape 0 0.0 0 0.0 465 0.2 0 0.0 0 0.0 0 0.0 0 0.0 230 0.2 Camera/Photo Supply 250 1.5 3250 11.4 100 0.0 200 0.3 0 0.0 0 0.0 0 0.0 2810 2.6 Gift/Novelty/Greeting Card/Party Supply 0 0.0 0 0.0 140 0.0 270 0.4 10 0.2 0 0.0 0 0.0 1211 1.1 Sporting Goods Stores 0 0.0 150 0.5 1333 0.4 2915 4.5 700 17.0 100 13.6 1230 6.0 5905 5.5 Hobby/Toy/Craft Store 0 0.0 100 0.4 775 0.3 460 0.7 0 0.0 50 6.8 50 0.2 684 0.6 Art Gallery/Artists Supply 200 1.2 200 0.7 0 0.0 120 0.2 0 0.0 0 0.0 0 0.0 340 0.3 Musical Instrument/Supply 40 0.2 40 0.1 0 0.0 310 0.5 200 4.8 0 0.0 0 0.0 35 0.0 Pet/Pet Supply Stores 20 0.1 20 0.1 0 0.0 750 1.2 0 0.0 0 0.0 0 0.0 1350 1.3 Fabric or Yarn Store 405 2.5 405 1.4 0 0.0 443 0.7 0 0.0 0 0.0 0 0.0 575 0.5 Drug / Discount Drug Stores 0 0.0 0 0.0 150 0.1 60 0.1 750 18.2 0 0.0 0 0.0 2811 2.6 Florist 275 1.7 275 1.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 899 0.8 Subtotal 1420 8.7 4670 16.4 86153 28.9 6728 10.5 1795 43.5 150 20.4 1280 6.3 18445 17.1 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 1300 8.0 1300 4.6 0 0.0 8225 12.8 0 0.0 0 0.0 0 0.0 14612 13.6 TV/Stereo/Electronics/Computer 800 4.9 1375 4.8 1250 0.4 2704 4.2 0 0.0 25 3.4 200 1.0 1052 1.0 Lighting/Carpet/Other Int. Decor 0 0.0 73 0.3 0 0.0 580 0.9 0 0.0 0 0.0 0 0.0 2562 2.4 China/Glassware/Kitchenware/Cutlery Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 430 0.4 Bath/Bedding/Linen Store 20 0.1 20 0.1 0 0.0 845 1.3 60 1.5 0 0.0 0 0.0 375 0.3 Telephone/Cell Phone/Vacuum/Sewing Machine 0 0.0 250 0.9 265 0.1 225 0.3 350 8.5 0 0.0 0 0.0 765 0.7 Antiques Shop 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 260 0.2 Home Improvement/Lumber & Building Supply 12505 76.6 12905 45.3 0 0.0 34930 54.3 200 4.8 0 0.0 18155 89.2 27945 25.9 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 3680 3.4 Nursery or Garden Centre 150 0.9 1150 4.0 0 0.0 70 0.1 0 0.0 0 0.0 25 0.1 9513 8.8 14775 17073 75677 47579 610 25 18380 61194 Total NFSR + HI 16315 100.0 28493 100.0 298313 100.0 64286 100.0 4125 100.0 735 100.0 20350 100.0 107821 100.0
APPENDIX C-2 (COLUMN TOTAL) LOCATIONAL DISTRIBUTION OF SECONDARY ZONE EAST EXPENDITURES Major Retail Locations Subtotal Grand Study Area Total All Store Type Outflow Locations ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 42975 47.8 405237 86.9 Specialty Food 4185 4.7 18507 4.0 Costco (food) 42762 47.6 42762 9.2 Subtotal 89922 100.0 466506 100.0 Department Stores Sears 10970 2.7 10970 2.1 Bay 6710 1.6 6710 1.3 Zellers 1560 0.4 1560 0.3 Wal-Mart 2735 0.7 46158 9.0 Subtotal 21975 5.4 65398 12.8 General Merchandise 625 0.2 12165 2.4 HAAS (Can. Tire/TSC) 2870 0.7 58386 11.4 Tire, Battery, or Automotive Specialty Store 4364 1.1 8614 1.7 Costco (non-food) 13795 3.4 13795 2.7 Apparel/Accessories Stores Mens & Ladies Wear 8030 2.0 8920 1.7 Family Wear/Unisex 8545 2.1 17982 3.5 Childrens Wear 1530 0.4 1860 0.4 Shoe Stores 5040 1.2 7600 1.5 Jewellery Stores 600 0.1 3555 0.7 Clothing Accessories Stores 207 0.1 267 0.1 Luggage & Leather Goods Stores 378 0.1 378 0.1 Subtotal 24330 6.0 40562 7.9 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 1220 0.3 15366 3.0 Book Store or News Dealer 2529 0.6 8479 1.7 Record/CD/Tape 695 0.2 695 0.1 Camera/Photo Supply 6360 1.6 6360 1.2 Gift/Novelty/Greeting Card/Party Supply 1631 0.4 2273 0.4 Sporting Goods Stores 12333 3.0 12733 2.5 Hobby/Toy/Craft Store 2119 0.5 2119 0.4 Art Gallery/Artists Supply 660 0.2 760 0.1 Musical Instrument/Supply 585 0.1 985 0.2 Pet/Pet Supply Stores 2120 0.5 10475 2.0 Fabric or Yarn Store 1423 0.3 1830 0.4 Drug / Discount Drug Stores 3771 0.9 55599 10.9 Florist 1174 0.3 3049 0.6 Subtotal 119221 29.2 120723 23.6 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 24137 5.9 25787 5.0 TV/Stereo/Electronics/Computer 6606 1.6 9391 1.8 Lighting/Carpet/Other Int. Decor 3215 0.8 7365 1.4 China/Glassware/Kitchenware/Cutlery Store 430 0.1 530 0.1 Bath/Bedding/Linen Store 1300 0.3 1300 0.3 Telephone/Cell Phone/Vacuum/Sewing Machine 1855 0.5 3830 0.7 Antiques Shop 260 0.1 260 0.1 Home Improvement/Lumber & Building Supply 94135 23.1 111540 21.8 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 3680 0.9 14216 2.8 Nursery or Garden Centre 10758 2.6 18513 3.6 220538 54.1 192732 37.6 Total NFSR + HI 407718 100.0 512375 100.0
APPENDIX C-3 (ROW TOTAL) LOCATIONAL DISTRIBUTION OF SECONDARY ZONE SOUTH EXPENDITURES Major Retail Locations Schell Lumber Giant Tiger / No Frills Wal-Mart / CTC Downtown Metro / LCBO / Beer Staples / Mark's Other Subtotal Markham Markham Store Type Stouffville Western Approach SmartCentres Stouffville Stouffville Uxbridge Markville S.C. Hwy 7 Corridor ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 0 0.0 11520 4.3 4365 1.6 0 0.0 15885 5.9 0 0.0 2370 0.9 12021 4.5 Specialty Food 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 645 6.0 Costco (food) 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Subtotal 0 0.0 11520 3.5 4365 1.3 0 0.0 15885 4.9 0 0.0 2370 0.7 12666 3.9 Department Stores Sears 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 14105 83.9 0 0.0 Bay 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 11466 91.5 0 0.0 Zellers 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Wal-Mart 0 0.0 0 0.0 5540 15.0 0 0.0 5540 15.0 0 0.0 30513 82.4 0 0.0 Subtotal 0 0.0 0 0.0 5540 8.3 0 0.0 5540 8.3 0 0.0 56084 84.2 0 0.0 General Merchandise 0 0.0 300 5.2 205 3.6 0 0.0 505 8.8 0 0.0 0 0.0 340 5.9 HAAS (Can. Tire/TSC) 0 0.0 0 0.0 5386 39.0 0 0.0 5386 39.0 200 1.4 0 0.0 0 0.0 Tire, Battery, or Automotive Specialty Store 0 0.0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 5190 89.6 Costco (non-food) 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Apparel/Accessories Stores Mens & Ladies Wear 0 0.0 0 0.0 50 0.5 0 0.0 50 0.5 0 0.0 6100 56.3 0 0.0 Family Wear/Unisex 0 0.0 0 0.0 1295 10.9 0 0.0 1295 10.9 0 0.0 7990 66.9 0 0.0 Childrens Wear 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 3851 81.4 0 0.0 Shoe Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 4846 46.9 1545 15.0 Jewellery Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 805 4.1 13500 68.6 Clothing Accessories Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 175 53.8 0 0.0 Luggage & Leather Goods Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 500 68.0 60 8.2 Subtotal 0 0.0 0 0.0 1345 2.3 0 0.0 1345 2.3 0 0.0 24267 41.4 15105 25.8 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 0 0.0 0 0.0 1010 13.4 0 0.0 1010 13.4 190 2.5 0 0.0 785 10.4 Book Store or News Dealer 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 1467 33.9 2349 54.3 Record/CD/Tape 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Camera/Photo Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 985 27.4 0 0.0 Gift/Novelty/Greeting Card/Party Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 458 36.9 440 35.5 Sporting Goods Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 3135 63.6 740 15.0 Hobby/Toy/Craft Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 11390 79.8 1875 13.1 Art Gallery/Artists Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Musical Instrument/Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Pet/Pet Supply Stores 0 0.0 20 0.6 0 0.0 0 0.0 20 0.6 0 0.0 0 0.0 800 24.9 Fabric or Yarn Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 1570 88.2 Drug / Discount Drug Stores 150 0.4 570 1.6 0 0.0 240 0.7 960 2.6 90 0.2 765 2.1 5475 15.0 Florist 75 6.6 0 0.0 0 0.0 0 0.0 75 6.6 0 0.0 0 0.0 0 0.0 Subtotal 225 0.3 590 0.7 1010 1.2 240 0.3 2065 2.5 280 0.3 18200 22.5 14034 17.3 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 650 2.4 2000 7.5 0 0.0 0 0.0 2650 10.0 0 0.0 0 0.0 4850 18.3 TV/Stereo/Electronics/Computer 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 2162 29.6 1277 17.5 Lighting/Carpet/Other Int. Decor 0 0.0 0 0.0 20 0.4 0 0.0 20 0.4 0 0.0 612 12.7 435 9.0 China/Glassware/Kitchenware/Cutlery Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 12 4.3 0 0.0 Bath/Bedding/Linen Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Telephone/Cell Phone/Vacuum/Sewing Machine 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 380 21.6 202 11.5 Antiques Shop 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Home Improvement/Lumber & Building Supply 60 0.1 0 0.0 0 0.0 0 0.0 60 0.1 300 0.5 0 0.0 5330 8.2 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 3585 90.5 Nursery or Garden Centre 0 0.0 0 0.0 0 0.0 575 6.9 575 6.9 0 0.0 0 0.0 2500 30.0 Subtotal 710 0.6 2000 1.7 20 0.0 575 0.5 3305 2.8 300 0.3 3166 2.7 18179 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
APPENDIX C-3 (ROW TOTAL) LOCATIONAL DISTRIBUTION OF SECONDARY ZONE SOUTH EXPENDITURES Major Retail Locations Other Subtotal Newmarket Other Richmond Aurora Other All Other Store Type Markham Markham Upper Canada Mall Newmarket Hill Power Centre Aurora Locations ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 235509 87.8 249900 93.2 0 0.0 0 0.0 300 0.1 0 0.0 0 0.0 2070 0.8 Specialty Food 5430 50.9 6075 57.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 4590 43.0 Costco (food) 40350 84.3 40350 84.3 0 0.0 1200 2.5 3930 8.2 0 0.0 0 0.0 2400 5.0 Subtotal 281289 86.1 296325 90.7 0 0.0 1200 0.4 4230 1.3 0 0.0 0 0.0 9060 2.8 Department Stores Sears 0 0.0 14105 83.9 1600 9.5 0 0.0 0 0.0 0 0.0 0 0.0 1100 6.5 Bay 0 0.0 11466 91.5 320 2.6 0 0.0 300 2.4 0 0.0 0 0.0 450 3.6 Zellers 0 0.0 0 0.0 0 0.0 0 0.0 100 50.0 0 0.0 0 0.0 100 50.0 Wal-Mart 980 2.6 31493 85.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Subtotal 980 1.5 57064 85.7 1920 2.9 0 0.0 400 0.6 0 0.0 0 0.0 1650 2.5 General Merchandise 4922 85.3 5262 91.2 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 HAAS (Can. Tire/TSC) 7880 57.1 7880 57.1 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 330 2.4 Tire, Battery, or Automotive Specialty Store 600 10.4 5790 100.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Costco/Sam's Club (non-food) 12815 98.6 12815 98.6 0 0.0 0 0.0 60 0.5 0 0.0 0 0.0 125 1.0 Apparel/Accessories Stores Mens & Ladies Wear 2330 21.5 8430 77.8 0 0.0 200 1.8 0 0.0 0 0.0 0 0.0 2155 19.9 Family Wear/Unisex 300 2.5 8290 69.5 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 2350 19.7 Childrens Wear 300 6.3 4151 87.7 0 0.0 0 0.0 150 3.2 0 0.0 0 0.0 430 9.1 Shoe Stores 692 6.7 7083 68.6 0 0.0 79 0.8 460 4.5 0 0.0 0 0.0 2700 26.2 Jewellery Stores 119 0.6 14424 73.3 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 5260 26.7 Clothing Accessories Stores 50 15.4 225 69.2 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 100 30.8 Luggage & Leather Goods Stores 0 0.0 560 76.2 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 175 23.8 Subtotal 3791 6.5 43163 73.7 86326 147.4 279 0.5 610 1.0 0 0.0 0 0.0 13170 22.5 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 3350 44.4 4135 54.8 0 0.0 0 0.0 700 9.3 0 0.0 0 0.0 1505 20.0 Book Store or News Dealer 150 3.5 3966 91.7 0 0.0 0 0.0 110 2.5 0 0.0 0 0.0 250 5.8 Record/CD/Tape 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 1445 100.0 Camera/Photo Supply 2380 66.2 3365 93.6 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 230 6.4 Gift/Novelty/Greeting Card/Party Supply 91 7.3 989 79.8 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 251 20.2 Sporting Goods Stores 190 3.9 4065 82.5 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 865 17.5 Hobby/Toy/Craft Store 55 0.4 13320 93.3 0 0.0 0 0.0 250 1.8 0 0.0 0 0.0 700 4.9 Art Gallery/Artists Supply 290 85.3 290 85.3 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 50 14.7 Musical Instrument/Supply 605 91.0 605 91.0 0 0.0 0 0.0 20 3.0 0 0.0 0 0.0 40 6.0 Pet/Pet Supply Stores 2260 70.3 3060 95.2 0 0.0 0 0.0 10 0.3 0 0.0 0 0.0 125 3.9 Fabric or Yarn Store 0 0.0 1570 88.2 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 210 11.8 Drug / Discount Drug Stores 29157 79.9 35397 97.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 60 0.2 Florist 958 83.8 958 83.8 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 110 9.6 Subtotal 39486 48.8 71720 88.5 143720 177.4 0 0.0 1090 1.3 0 0.0 0 0.0 5841 7.2 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 12075 45.5 16925 63.7 0 0.0 0 0.0 350 1.3 0 0.0 0 0.0 6625 25.0 TV/Stereo/Electronics/Computer 1895 26.0 5334 73.1 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 1965 26.9 Lighting/Carpet/Other Int. Decor 2625 54.3 3672 76.0 0 0.0 95 2.0 125 2.6 0 0.0 0 0.0 920 19.0 China/Glassware/Kitchenware/Cutlery Store 0 0.0 12 4.3 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 265 95.7 Bath/Bedding/Linen Store 175 38.0 175 38.0 0 0.0 30 6.5 75 16.3 0 0.0 0 0.0 180 39.1 Telephone/Cell Phone/Vacuum/Sewing Machine 524 29.8 1106 63.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 650 37.0 Antiques Shop 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 500 100.0 Home Improvement/Lumber & Building Supply 49220 75.5 54550 83.7 0 0.0 0 0.0 40 0.1 0 0.0 0 0.0 10210 15.7 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 0 0.0 3585 90.5 0 0.0 0 0.0 378 9.5 0 0.0 0 0.0 0 0.0 Nursery or Garden Centre 4195 50.4 6695 80.4 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 1055 12.7 Subtotal 70709 59.4 92054 77.3 184408 154.8 125 0.1 968 0.8 0 0.0 0 0.0 22370 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
APPENDIX C-3 (ROW TOTAL) LOCATIONAL DISTRIBUTION OF SECONDARY ZONE SOUTH EXPENDITURES Major Retail Locations Subtotal Grand Study Area Total All Store Type Outflow Locations ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 252270 94.1 268155 100.0 Specialty Food 10665 100.0 10665 100.0 Costco (food) 47880 100.0 47880 100.0 Subtotal 310815 95.1 326700 100.0 Department Stores Sears 16805 100.0 16805 100.0 Bay 12536 100.0 12536 100.0 Zellers 200 100.0 200 100.0 Wal-Mart 31493 85.0 37033 100.0 Subtotal 61034 91.7 66574 100.0 General Merchandise 5262 91.2 5767 100.0 HAAS (Can. Tire/TSC) 8210 59.5 13796 100.0 Tire, Battery, or Automotive Specialty Store 5790 100.0 5790 100.0 Costco (non-food) 13000 100.0 13000 100.0 Apparel/Accessories Stores Mens & Ladies Wear 10785 99.5 10835 100.0 Family Wear/Unisex 10640 89.1 11935 100.0 Childrens Wear 4731 100.0 4731 100.0 Shoe Stores 10322 100.0 10322 100.0 Jewellery Stores 19684 100.0 19684 100.0 Clothing Accessories Stores 325 100.0 325 100.0 Luggage & Leather Goods Stores 735 100.0 735 100.0 Subtotal 57222 97.7 58567 100.0 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 6340 84.1 7540 100.0 Book Store or News Dealer 4326 100.0 4326 100.0 Record/CD/Tape 1445 100.0 1445 100.0 Camera/Photo Supply 3595 100.0 3595 100.0 Gift/Novelty/Greeting Card/Party Supply 1240 100.0 1240 100.0 Sporting Goods Stores 4930 100.0 4930 100.0 Hobby/Toy/Craft Store 14270 100.0 14270 100.0 Art Gallery/Artists Supply 340 100.0 340 100.0 Musical Instrument/Supply 665 100.0 665 100.0 Pet/Pet Supply Stores 3195 99.4 3215 100.0 Fabric or Yarn Store 1780 100.0 1780 100.0 Drug / Discount Drug Stores 35457 97.1 36507 100.0 Florist 1068 93.4 1143 100.0 Subtotal 78651 97.1 80996 100.0 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 23900 90.0 26550 100.0 TV/Stereo/Electronics/Computer 7299 100.0 7299 100.0 Lighting/Carpet/Other Int. Decor 4812 99.6 4832 100.0 China/Glassware/Kitchenware/Cutlery Store 277 100.0 277 100.0 Bath/Bedding/Linen Store 460 100.0 460 100.0 Telephone/Cell Phone/Vacuum/Sewing Machine 1756 100.0 1756 100.0 Antiques Shop 500 100.0 500 100.0 Home Improvement/Lumber & Building Supply 64800 99.4 65160 100.0 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 3963 100.0 3963 100.0 Nursery or Garden Centre 7750 93.1 8325 100.0 Subtotal 115517 97.0 119122 100.0 Total NFSR + HI 344686 94.8 363612 100.0
APPENDIX C-3 (COLUMN TOTAL) LOCATIONAL DISTRIBUTION OF SECONDARY ZONE SOUTH EXPENDITURES Major Retail Locations Schell Lumber Giant Tiger / No Frills Wal-Mart / CTC Downtown Metro / LCBO / Beer Staples / Mark's Other Subtotal Markham Markham Store Type Stouffville Western Approach SmartCentres Stouffville Stouffville Uxbridge Markville S.C. Hwy 7 Corridor ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 0 0.0 11520 100.0 4365 100.0 0 0.0 15885 100.0 0 0.0 2370 100.0 12021 94.9 Specialty Food 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 645 5.1 Costco (food) 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Subtotal 0 100.0 11520 100.0 4365 100.0 0 100.0 15885 100.0 0 100.0 2370 100.0 12666 100.0 Department Stores Sears 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 14105 13.9 0 0.0 Bay 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 11466 11.3 0 0.0 Zellers 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Wal-Mart 0 0.0 0 0.0 5540 41.0 0 0.0 5540 30.5 0 0.0 30513 30.0 0 0.0 Subtotal 0 0.0 0 0.0 5540 41.0 0 0.0 5540 30.5 0 0.0 56084 55.1 0 0.0 General Merchandise 0 0.0 300 10.4 205 1.5 0 0.0 505 2.8 0 0.0 0 0.0 340 0.6 HAAS (Can. Tire/TSC) 0 0.0 0 0.0 5386 39.9 0 0.0 5386 29.7 200 25.6 0 0.0 0 0.0 Tire, Battery, or Automotive Specialty Store 0 0.0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 5190 9.8 Costco (non-food) 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Apparel/Accessories Stores Mens & Ladies Wear 0 0.0 0 0.0 50 0.4 0 0.0 50 0.3 0 0.0 6100 6.0 0 0.0 Family Wear/Unisex 0 0.0 0 0.0 1295 9.6 0 0.0 1295 7.1 0 0.0 7990 7.9 0 0.0 Childrens Wear 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 3851 3.8 0 0.0 Shoe Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 4846 4.8 1545 2.9 Jewellery Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 805 0.8 13500 25.5 Clothing Accessories Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 175 0.2 0 0.0 Luggage & Leather Goods Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 500 0.5 60 0.1 Subtotal 0 0.0 0 0.0 1345 10.0 0 0.0 1345 7.4 0 0.0 24267 23.9 15105 28.6 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 0 0.0 0 0.0 1010 7.5 0 0.0 1010 5.6 190 24.4 0 0.0 785 1.5 Book Store or News Dealer 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 1467 1.4 2349 4.4 Record/CD/Tape 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Camera/Photo Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 985 1.0 0 0.0 Gift/Novelty/Greeting Card/Party Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 458 0.5 440 0.8 Sporting Goods Stores 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 3135 3.1 740 1.4 Hobby/Toy/Craft Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 11390 11.2 1875 3.5 Art Gallery/Artists Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Musical Instrument/Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Pet/Pet Supply Stores 0 0.0 20 0.7 0 0.0 0 0.0 20 0.1 0 0.0 0 0.0 800 1.5 Fabric or Yarn Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 1570 3.0 Drug / Discount Drug Stores 150 16.0 570 19.7 0 0.0 240 29.4 960 5.3 90 11.5 765 0.8 5475 10.4 Florist 75 8.0 0 0.0 0 0.0 0 0.0 75 0.4 0 0.0 0 0.0 0 0.0 Subtotal 225 24.1 590 20.4 1010 7.5 240 29.4 2065 11.4 280 35.9 18200 17.9 14034 26.6 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 650 69.5 2000 69.2 0 0.0 0 0.0 2650 14.6 0 0.0 0 0.0 4850 9.2 TV/Stereo/Electronics/Computer 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 2162 2.1 1277 2.4 Lighting/Carpet/Other Int. Decor 0 0.0 0 0.0 20 0.1 0 0.0 20 0.1 0 0.0 612 0.6 435 0.8 China/Glassware/Kitchenware/Cutlery Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 12 0.0 0 0.0 Bath/Bedding/Linen Store 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Telephone/Cell Phone/Vacuum/Sewing Machine 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 380 0.4 202 0.4 Antiques Shop 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Home Improvement/Lumber & Building Supply 60 6.4 0 0.0 0 0.0 0 0.0 60 0.3 300 38.5 0 0.0 5330 10.1 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 3585 6.8 Nursery or Garden Centre 0 0.0 0 0.0 0 0.0 575 70.6 575 3.2 0 0.0 0 0.0 2500 4.7 Subtotal 710 2000 20 575 3305 300 3166 18179 Total NFSR + HI 935 100.0 2890 100.0 13506 100.0 815 100.0 18146 100.0 780 100.0 101717 100.0 52848 100.0
APPENDIX C-3 (COLUMN TOTAL) LOCATIONAL DISTRIBUTION OF SECONDARY ZONE SOUTH EXPENDITURES Major Retail Locations Other Subtotal Newmarket Other Richmond Aurora Other All Other Store Type Markham Markham Upper Canada Mall Newmarket Hill Power Centre Aurora Locations ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 235509 83.7 249900 84.3 0 0.0 0 0.0 300 7.1 0 0.0 0 0.0 2070 22.8 Specialty Food 5430 1.9 6075 2.1 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 4590 50.7 Costco (food) 40350 14.3 40350 13.6 0 0.0 1200 100.0 3930 92.9 0 0.0 0 0.0 2400 26.5 Subtotal 281289 100.0 296325 100.0 0 100.0 1200 100.0 4230 100.0 0 100.0 0 100.0 9060 100.0 Department Stores Sears 0 0.0 14105 4.8 1600 0.3 0 0.0 0 0.0 0 0.0 0 0.0 1100 2.5 Bay 0 0.0 11466 3.9 320 0.1 0 0.0 300 9.6 0 0.0 0 0.0 450 1.0 Zellers 0 0.0 0 0.0 0 0.0 0 0.0 100 3.2 0 0.0 0 0.0 100 0.2 Wal-Mart 980 0.7 31493 10.6 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Subtotal 980 0.7 57064 19.3 1920 0.3 0 0.0 400 12.8 0 0.0 0 0.0 1650 3.8 General Merchandise 4922 3.5 5262 1.8 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 HAAS (Can. Tire/TSC) 7880 5.6 7880 2.7 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 330 0.8 Tire, Battery, or Automotive Specialty Store 600 0.4 5790 2.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 Costco (non-food) 12815 9.1 12815 4.3 0 0.0 0 0.0 60 1.9 0 0.0 0 0.0 125 0.3 Apparel/Accessories Stores Mens & Ladies Wear 2330 1.7 8430 2.9 0 0.0 200 49.5 0 0.0 0 0.0 0 0.0 2155 5.0 Family Wear/Unisex 300 0.2 8290 2.8 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 2350 5.4 Childrens Wear 300 0.2 4151 1.4 0 0.0 0 0.0 150 4.8 0 0.0 0 0.0 430 1.0 Shoe Stores 692 0.5 7083 2.4 0 0.0 79 19.6 460 14.7 0 0.0 0 0.0 2700 6.2 Jewellery Stores 119 0.1 14424 4.9 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 5260 12.1 Clothing Accessories Stores 50 0.0 225 0.1 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 100 0.2 Luggage & Leather Goods Stores 0 0.0 560 0.2 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 175 0.4 Subtotal 3791 2.7 43163 14.6 0 0.0 279 69.1 610 19.5 0 0.0 0 0.0 13170 30.3 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 3350 2.4 4135 1.4 0 0.0 0 0.0 700 22.4 0 0.0 0 0.0 1505 3.5 Book Store or News Dealer 150 0.1 3966 1.3 0 0.0 0 0.0 110 3.5 0 0.0 0 0.0 250 0.6 Record/CD/Tape 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 1445 3.3 Camera/Photo Supply 2380 1.7 3365 1.1 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 230 0.5 Gift/Novelty/Greeting Card/Party Supply 91 0.1 989 0.3 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 251 0.6 Sporting Goods Stores 190 0.1 4065 1.4 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 865 2.0 Hobby/Toy/Craft Store 55 0.0 13320 4.5 0 0.0 0 0.0 250 8.0 0 0.0 0 0.0 700 1.6 Art Gallery/Artists Supply 290 0.2 290 0.1 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 50 0.1 Musical Instrument/Supply 605 0.4 605 0.2 0 0.0 0 0.0 20 0.6 0 0.0 0 0.0 40 0.1 Pet/Pet Supply Stores 2260 1.6 3060 1.0 0 0.0 0 0.0 10 0.3 0 0.0 0 0.0 125 0.3 Fabric or Yarn Store 0 0.0 1570 0.5 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 210 0.5 Drug / Discount Drug Stores 29157 20.7 35397 12.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 60 0.1 Florist 958 0.7 958 0.3 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 110 0.3 Subtotal 39486 28.0 71720 24.3 0 0.0 0 0.0 1090 34.8 0 0.0 0 0.0 5841 13.4 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 12075 8.6 16925 5.7 0 0.0 0 0.0 350 11.2 0 0.0 0 0.0 6625 15.2 TV/Stereo/Electronics/Computer 1895 1.3 5334 1.8 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 1965 4.5 Lighting/Carpet/Other Int. Decor 2625 1.9 3672 1.2 0 0.0 95 23.5 125 4.0 0 0.0 0 0.0 920 2.1 China/Glassware/Kitchenware/Cutlery Store 0 0.0 12 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 265 0.6 Bath/Bedding/Linen Store 175 0.1 175 0.1 0 0.0 30 7.4 75 2.4 0 0.0 0 0.0 180 0.4 Telephone/Cell Phone/Vacuum/Sewing Machine 524 0.4 1106 0.4 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 650 1.5 Antiques Shop 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 500 1.1 Home Improvement/Lumber & Building Supply 49220 34.9 54550 18.4 0 0.0 0 0.0 40 1.3 0 0.0 0 0.0 10210 23.5 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 0 0.0 3585 1.2 0 0.0 0 0.0 378 12.1 0 0.0 0 0.0 0 0.0 Nursery or Garden Centre 4195 3.0 6695 2.3 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0 1055 2.4 70709 92054 184408 125 968 0 0 22370 Total NFSR + HI 141183 100.0 295748 100.0 592276 100.0 404 100.0 3128 100.0 0 100.0 1 100.0 43486 100.0
APPENDIX C-3 (COLUMN TOTAL) LOCATIONAL DISTRIBUTION OF SECONDARY ZONE SOUTH EXPENDITURES Major Retail Locations Subtotal Grand Study Area Total All Store Type Outflow Locations ($) (%) ($) (%) FSR (Food Store Retail) Stores Supermarkets 252270 81.2 268155 82.1 Specialty Food 10665 3.4 10665 3.3 Costco (food) 47880 15.4 47880 14.7 Subtotal 310815 100.0 326700 100.0 Department Stores Sears 16805 4.9 16805 4.6 Bay 12536 3.6 12536 3.4 Zellers 200 0.1 200 0.1 Wal-Mart 31493 9.1 37033 10.2 Subtotal 61034 17.7 66574 18.3 General Merchandise 5262 1.5 5767 1.6 HAAS (Can. Tire/TSC) 8210 2.4 13796 3.8 Tire, Battery, or Automotive Specialty Store 5790 1.7 5790 1.6 Costco (non-food) 13000 3.8 13000 3.6 Apparel/Accessories Stores Mens & Ladies Wear 10785 3.1 10835 3.0 Family Wear/Unisex 10640 3.1 11935 3.3 Childrens Wear 4731 1.4 4731 1.3 Shoe Stores 10322 3.0 10322 2.8 Jewellery Stores 19684 5.7 19684 5.4 Clothing Accessories Stores 325 0.1 325 0.1 Luggage & Leather Goods Stores 735 0.2 735 0.2 Subtotal 57222 16.6 58567 16.1 Other NFSR (Non-Food Store Retail/Specialty DSTM) Stores Stationery/Office Supply 6340 1.8 7540 2.1 Book Store or News Dealer 4326 1.3 4326 1.2 Record/CD/Tape 1445 0.4 1445 0.4 Camera/Photo Supply 3595 1.0 3595 1.0 Gift/Novelty/Greeting Card/Party Supply 1240 0.4 1240 0.3 Sporting Goods Stores 4930 1.4 4930 1.4 Hobby/Toy/Craft Store 14270 4.1 14270 3.9 Art Gallery/Artists Supply 340 0.1 340 0.1 Musical Instrument/Supply 665 0.2 665 0.2 Pet/Pet Supply Stores 3195 0.9 3215 0.9 Fabric or Yarn Store 1780 0.5 1780 0.5 Drug / Discount Drug Stores 35457 10.3 36507 10.0 Florist 1068 0.3 1143 0.3 Subtotal 78651 22.8 80996 22.3 Home Furnishings/Home Improvement/Building Supply Furniture/Appliances 23900 6.9 26550 7.3 TV/Stereo/Electronics/Computer 7299 2.1 7299 2.0 Lighting/Carpet/Other Int. Decor 4812 1.4 4832 1.3 China/Glassware/Kitchenware/Cutlery Store 277 0.1 277 0.1 Bath/Bedding/Linen Store 460 0.1 460 0.1 Telephone/Cell Phone/Vacuum/Sewing Machine 1756 0.5 1756 0.5 Antiques Shop 500 0.1 500 0.1 Home Improvement/Lumber & Building Supply 64800 18.8 65160 17.9 Hardware/Paint/Paper/Glass/Electrical/Plumbing Supply 3963 1.1 3963 1.1 Nursery or Garden Centre 7750 2.2 8325 2.3 115517 33.5 119122 32.8 Total NFSR + HI 344686 100.0 363612 100.0
APPENDIX C-4 HEAD OF HOUSEHOLD (GENDER) Rural Total Total Urban Stouffville W.-Souffville W.-Souffville Sample Size PTA PTA PTA (#) (%) (#) (%) (#) (%) (#) (%) Head of Household (Gender) Female 635 74.7 199 75.1 100 74.1 299 74.8 Male 215 25.3 66 24.9 35 25.9 101 25.3 Total 850 100.0 265 100.0 135 100.0 400 100.0 Urban Rural Uxbridge S. Rural Uxbridge N. Total Uxbridge South of Davis Dr. North of Davis Dr. Uxbridge STA East STA East STA East STA East (#) (%) (#) (%) (#) (%) (#) (%) Head of Household (Gender) Female 103 76.3 36 78.3 34 68.0 173 74.9 Male 32 23.7 10 21.7 16 32.0 58 25.1 Total 135 100.0 46 100.0 50 100.0 231 100.0 Markham Pickering Total North of 16th North of Hwy. 7 Uxbridge + Pickering Total PTA East of Kennedy STA East STA East + STA East STA South (#) (%) (#) (%) (#) (%) (#) (%) Head of Household (Gender) Female 13 68.4 186 74.4 485 74.6 150 75.0 Male 6 31.6 64 25.6 165 25.4 50 25.0 Total 19 100.0 250 100.0 650 100.0 200 100.0 APPENDIX C-5 AVERAGE SIZE OF HOUSEHOLD Rural Total Total Urban Stouffville W.-Souffville W.-Souffville Sample Size PTA PTA PTA Average 2.86 2.91 2.23 2.68 Urban Rural Uxbridge S. Rural Uxbridge N. Total Uxbridge South of Davis Dr. North of Davis Dr. Uxbridge STA East STA East STA East STA East Average 2.67 2.72 3.16 na Pickering Total Markham - N. of 16th North of Hwy. 7 Uxbridge + Pickering Total PTA E. of Kennedy STA East STA East + STA East STA South Average 3.11 2.81 2.73 3.25
APPENDIX C-6 AGE PROFILE OF RESPONDENTS Rural Total Total Urban Stouffville W.-Souffville W.-Souffville Sample Size PTA PTA PTA (#) (%) (#) (%) (#) (%) (#) (%) Age Profile Under 25 21 2.5 8 3.0 2 1.5 10 2.5 25-34 75 8.9 32 12.2 3 2.3 35 8.9 35-44 148 17.6 49 18.6 4 3.0 53 13.4 45-54 151 17.9 48 18.3 15 11.4 63 15.9 55-64 147 17.4 44 16.7 31 23.5 75 19.0 65+ 301 35.7 82 31.2 77 58.3 159 40.3 Total 843 100.0 263 100.0 132 100.0 395 100.0 Refusals 7 2 3 5 Total With Refusals 850 265 135 400 Urban Rural Uxbridge S. Rural Uxbridge N. Total Uxbridge South of Davis Dr. North of Davis Dr. Uxbridge STA East STA East STA East STA East (#) (%) (#) (%) (#) (%) (#) (%) Age Profile Under 25 1 0.7 0 0.0 0 0.0 1 0.4 25-34 9 6.7 2 4.3 1 2.0 12 5.2 35-44 18 13.3 4 8.7 12 24.0 34 14.7 45-54 31 23.0 10 21.7 10 20.0 51 22.1 55-64 20 14.8 10 21.7 17 34.0 47 20.3 65+ 56 41.5 20 43.5 10 20.0 86 37.2 Total 135 100.0 46 100.0 50 100.0 231 100.0 Refusals 0 0 0 0 Total With Refusals 135 46 50 231 Pickering Total Markham - N. of 16th North of Hwy. 7 Uxbridge + Pickering Total PTA E. of Kennedy STA East STA East + STA East STA South (#) (%) (#) (%) (#) (%) (#) (%) Age Profile Under 25 0 0.0 1 0.4 11 1.7 10 5.1 25-34 0 0.0 12 4.8 47 7.3 28 14.1 35-44 3 15.8 37 14.8 90 14.0 58 29.3 45-54 5 26.3 56 22.4 119 18.4 32 16.2 55-64 6 31.6 53 21.2 128 19.8 19 9.6 65+ 5 26.3 91 36.4 250 38.8 51 25.8 Total 19 100.0 250 100.0 645 100.0 198 100.0 Refusals 0 0 5 2 Total With Refusals 19 250 650 200
APPENDIX C-7 EMPLOYMENT PROFILE OF RESPONDENTS Rural Total Total Urban Stouffville W.-Souffville W.-Souffville Sample Size PTA PTA PTA (#) (%) (#) (%) (#) (%) (#) (%) Employment Profile Employed FT 317 37.3 102 38.8 25 18.9 127 32.2 Employed PT 74 8.7 27 10.3 14 10.6 41 10.4 Self Employed 37 4.4 12 4.6 3 2.3 15 3.8 Unemployed 7 0.8 3 1.1 1 0.8 4 1.0 Retired 335 39.4 87 33.1 89 67.4 176 44.6 Student 14 1.6 6 2.3 1 0.8 7 1.8 Homemaker 62 7.3 26 9.9 2 1.5 28 7.1 Disabled 3 0.4 2 0.8 0 0.0 2 0.5 Refused 1 0.1 Total 850 100.0 265 100.0 135 100.0 400 100.0 Urban Rural Uxbridge S. Rural Uxbridge N. Total Uxbridge South of Davis Dr. North of Davis Dr. Uxbridge STA East STA East STA East STA East (#) (%) (#) (%) (#) (%) (#) (%) Employment Profile Employed FT 52 6.2 20 7.6 19 14.4 91 23.0 Employed PT 8 0.9 2 0.8 9 6.8 19 4.8 Self Employed 8 0.9 2 0.8 2 1.5 12 3.0 Unemployed 0 0.0 0 0.0 1 0.8 1 0.3 Retired 58 6.9 20 7.6 17 12.9 95 24.1 Student 1 0.1 0 0.0 0 0.0 1 0.3 Homemaker 8 0.9 2 0.8 2 1.5 12 3.0 Disabled 0 0.0 0 0.0 0 0.0 0 0.0 Refused 0 0.0 0 0.0 0 0.0 0 0.0 Total 135 100.0 46 100.0 50 100.0 231 100.0 Pickering Total Markham - N. of 16th North of Hwy. 7 Uxbridge + Pickering Total PTA E. of Kennedy STA East STA East + STA East STA South (#) (%) (#) (%) (#) (%) (#) (%) Employment Profile Employed FT 3 0.4 94 35.7 221 167.4 96 24.3 Employed PT 3 0.4 22 8.4 63 47.7 11 2.8 Self Employed 5 0.6 17 6.5 32 24.2 5 1.3 Unemployed 0 0.0 1 0.4 5 3.8 2 0.5 Retired 6 0.7 101 38.4 277 209.8 58 14.7 Student 0 0.0 1 0.4 8 6.1 6 1.5 Homemaker 1 0.1 13 4.9 41 31.1 21 5.3 Disabled 1 0.1 1 0.4 3 2.3 0 0.0 Refused 0 0.0 0 0.0 0 0.0 1 0.3 Total 19 100.0 250 100.0 650 100.0 200 100.0
APPENDIX C-8 # OF HOUSEHOLD HEADS SHOPPED AT STORE TYPE IN RECALL PERIOD (HIGHEST TO LOWEST FREQUENCY) Whitchurch-Stouffville Total Markham Total Primary Trade Area Uxbridge + Pickering Part Sample Size PTA STA East STA South Store Type (#) (%) (#) (%) (#) (%) (#) (%) 80% - 100% of Respondents Shopped at: Supermarket / Superstore Incl. Costco (food) 846 99.5 399 99.8 249 99.6 198 99.0 Major or Discount Department Store 727 85.5 339 84.8 209 83.6 179 89.5 70% - 80% of Respondents Shopped at: Drug or Discount Drug Store 662 77.9 324 81.0 189 75.6 149 74.5 Home & Auto Supply / Canadian Tire/TSC 636 74.8 302 75.5 221 88.4 113 56.5 60% - 70% of Respondents Shopped at: HI: Lumber / Building Supply 561 66.0 277 69.3 147 58.8 137 68.5 General Merchandise Including Costco 549 64.6 290 72.5 142 56.8 117 58.5 No store type had a shopping frequency in the 40% - 60% range 30% - 40% of Respondents Shopped at: HI: Nursery / Garden Ctr. 332 39.1 174 43.5 102 40.8 56 28.0 Stationery of Office Supply Store 331 38.9 150 37.5 115 46.0 66 33.0 Family Wear / Unisex Clothing 267 31.4 122 30.5 88 35.2 57 28.5 20% - 30% of Respondents Shopped at: Book Store or News Dealer 261 30.7 97 24.3 101 40.4 63 31.5 Pet or Pet supply Store 256 30.1 124 31.0 97 38.8 35 17.5 Specialty Food Store 218 25.6 109 27.3 71 28.4 38 19.0 Shoe Store 187 22.0 69 17.3 52 20.8 66 33.0 Hobby/Toy/Craft Store 176 20.7 84 21.0 23 9.2 69 34.5 TV / Stereo / Electronics / Computer 170 20.0 85 21.3 45 18.0 40 20.0 10% - 20% of Respondents Shopped at: Men's or Ladies' Wear Store 164 19.3 80 20.0 42 16.8 42 21.0 Sporting Goods Store 158 18.6 74 18.5 44 17.6 40 20.0 Gift/Novelty/Greeting Card/Party 133 15.6 62 15.5 35 14.0 36 18.0 Florist 118 13.9 70 17.5 32 12.8 16 8.0 HI: Hardware/ Paint/Paper/Electrical/Plumbing 114 13.4 25 6.3 73 29.2 16 8.0 Furniture / Appliance Store 110 12.9 53 13.3 29 11.6 28 14.0 Lighting / Carpet / Interior Décor 91 10.7 51 12.8 23 9.2 17 8.5 Telephone/Cell Phone/Vacuum/Sewing Machine 88 10.4 39 9.8 34 13.6 15 7.5 Fewer than 10% of Respondents Shopped at: Fabric or Yarn Store 80 9.4 37 9.3 24 9.6 19 9.5 Children's Wear Store 75 8.8 30 7.5 16 6.4 29 14.5 Bath/Bedding/LinenStore 65 7.6 39 9.8 18 7.2 8 4.0 Jewellery Store 61 7.2 30 7.5 20 8.0 11 5.5 Camera or Photographic Supply Store 42 4.9 18 4.5 13 5.2 11 5.5 TBA (Tires/Batteries/Accessories) 35 4.1 17 2.0 13 5.2 5 2.5 Art Gallery/Artists' Supply Store 30 3.5 15 3.8 11 4.4 4 2.0 China/Glassware/Kitchenware/Cutlery 29 3.4 14 3.5 9 3.6 6 3.0 Musical Instrument & Supply Store 26 3.1 13 3.3 7 2.8 6 3.0 Record / CD / Tape Store 24 2.8 9 2.3 11 4.4 4 2.0 Luggage and Leather Goods Store 20 2.4 7 1.8 5 2.0 8 4.0 Antiques Shop 19 2.2 13 3.3 5 2.0 1 0.5 Clothing Accessories Store 17 2.0 8 2.0 5 2.0 4 2.0 Total Purchases 7,678 3,649 2,320 1,709 Average Purchases per Respondent 9.0 9.1 9.3 8.5
APPENDIX C-9 HEAD OF HOUSEHOLD AVERAGE AMOUNT SPENT AT STORE TYPE IN RECALL PERIOD Whitchurch-Stouffville Uxbridge + Markham Total Sample Primary Trade Area Pickering (Part) Amount Spent PTA STA East STA South Store Type ($) (%) ($) (%) ($) (%) ($) (%) 80% - 100% of Respondents Shopped at: Supermarket / Superstore Incl. Costco (food) 1691 18.0% 1670 18.7% 1799 19.3% 1596 14.0% Major or Discount Department Store 339 3.6% 338 3.8% 313 3.4% 372 3.3% Subtotal 2030 21.6% 2008 22.5% 2112 22.7% 1968 17.3% 60% - 80% of Respondents Shopped at: Drug or Discount Drug Store 297 3.2% 323 3.6% 294 3.2% 245 2.2% Home & Auto Supply / Canadian Tire/TSC 195 2.1% 172 1.9% 264 2.8% 122 1.1% HI: Lumber / Building Supply 607 6.5% 592 6.6% 759 8.1% 476 4.2% General Merchandise Including Costco 176 1.9% 178 2.0% 183 2.0% 160 1.4% Subtotal 1275 13.6% 1265 14.1% 1500 16.1% 1003 8.8% Subtotal 60% - 100% of Respondents Shopped 3305 35.2% 3273 36.6% 3612 38.8% 2971 26.1% 30% - 40% of Respondents Shopped at: HI: Nursery / Garden Ctr. 175 1.9% 180 2.0% 182 2.0% 149 1.3% Stationery of Office Supply Store 120 1.3% 114 1.3% 134 1.4% 111 1.0% Family Wear / Unisex Clothing 187 2.0% 165 1.8% 204 2.2% 209 1.8% Subtotal 482 5.1% 459 5.1% 520 5.6% 469 4.1% 20% - 30% of Respondents Shopped at: Book Store or News Dealer 80 0.9% 82 0.9% 84 0.9% 69 0.6% Pet or Pet supply Store 111 1.2% 118 1.3% 108 1.2% 92 0.8% Specialty Food Store 279 3.0% 291 3.3% 261 2.8% 281 2.5% Shoe Store 145 1.5% 133 1.5% 146 1.6% 156 1.4% Hobby/Toy/Craft Store 141 1.5% 98 1.1% 92 1.0% 207 1.8% TV / Stereo / Electronics / Computer 301 3.2% 405 4.5% 209 2.2% 182 1.6% Subtotal 1057 11.3% 1127 12.6% 900 9.7% 987 8.7% 10% - 20% of Respondents Shopped at: Men's or Ladies' Wear Store 245 2.6% 255 2.9% 212 2.3% 258 2.3% Sporting Goods Store 216 2.3% 222 2.5% 289 3.1% 123 1.1% Gift/Novelty/Greeting Card/Party 45 0.5% 40 0.4% 65 0.7% 34 0.3% Florist 88 0.9% 89 1.0% 95 1.0% 71 0.6% HI: Hardware/ Paint/Paper/Electrical/Plumbing 241 2.6% 372 4.2% 195 2.1% 248 2.2% Furniture / Appliance Store 863 9.2% 804 9.0% 889 9.5% 948 8.3% Lighting / Carpet / Interior Décor 242 2.6% 192 2.1% 320 3.4% 284 2.5% Telephone/Cell Phone/Vacuum/Sewing Machine 103 1.1% 90 1.0% 113 1.2% 117 1.0% Subtotal 2043 21.7% 2064 23.1% 2178 23.4% 2083 18.3% Fewer than 10% of Respondents Shopped at: Fabric of Yarn Store 80 0.9% 75 0.8% 76 0.8% 94 0.8% Children's Wear Store 134 1.4% 115 1.3% 116 1.2% 163 1.4% Bath/Bedding/Linen Store 70 0.7% 71 0.8% 72 0.8% 58 0.5% Jewellery Store 613 6.5% 471 5.3% 178 1.9% 1789 15.7% Camera or Photographic Supply Store 335 3.6% 229 2.6% 489 5.2% 327 2.9% TBA (Tires/Batteries/Accessories) 555 5.9% 295 3.3% 663 7.1% 1158 10.2% Art Gallery/Artists' Supply Store 99 1.1% 124 1.4% 69 0.7% 85 0.7% China/Glassware/Kitchenware/Cutlery 68 0.7% 82 0.9% 59 0.6% 46 0.4% Musical Instrument & Supply Store 142 1.5% 157 1.8% 141 1.5% 111 1.0% Record / CD / Tape Store 103 1.1% 38 0.4% 63 0.7% 361 3.2% Luggage and Leather Goods Store 107 1.1% 148 1.7% 76 0.8% 92 0.8% Antiques Shop 124 1.3% 123 1.4% 52 0.6% 500 4.4% Clothing Accessories Store 78 0.8% 91 1.0% 53 0.6% 81 0.7% Subtotal 2508 26.7% 2019 22.6% 2107 22.6% 4865 42.8% Total Amount Spent by Household Head ($) 9,395 100% 8,942 100% 9,317 100% 11,375 100%
NETWORK RESEARCH INFO RECHERCHE Toronto Montreal Contacts Report Timestamp: 10:29:38 AM, Jul/17/12 Study#: 3374 Topic: Stouffville Shopping Company: Contact: Scott Morgan OVERALL 1Not in the sample area 2Q.A - Not male/female head of household 3Q.B - No shopping in the last 3 months 4QUOTA 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 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 No. (...) INTERVIEWER RECORD: 2012 Interview completed with: (Circle One) Quota Female head of household @ 75% 1 635 Male head of household @ 25% 2 215 850 2006 2011 2011 2012 Interviews To Be Completed In: Pop'n Pop'n (%) Quota Sample Areas Sample Area 1A - Community of Stouffville (Urban Area) 25,036 41.3% 265 Sample Area 1B - balance of Whitchurch Stouffville 12,592 20.8% 135 Subtotal Whitchurch-Stouffville 37,628 62.1% 400 Sample Area 3A - Community of Uxbridge (Urban Area) 12,333 20.3% 130 Sample Area 3B - Balance of Uxbridge South of Davis Dr. 4,312 7.1% 50 Sample Area 3C - Balance of Uxbridge North of Davis Dr. 3,978 6.6% 45 Sample Area 3D - Pickering North of Highway 7 2,365 3.9% 25 Subtotal STA 22,988 37.9% 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 108,774 850 Mr. [ ] Mrs. [ ] Miss [ ] Phone: (First Name) (Surname) Address: Date: Community: Postal Code (6 digits): Nearest Lot & Concession Line: (Rural Residents Only) TOWN OF WHITCHURCH-STOUFFVILLE CONSUMER TELEPHONE EXPENDITURE SURVEY Time Time Started: [ ] A.M. Finished: [ ] A.M. [ ] P.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) WATCH QUOTAS Female head of household... 1 635 Male head of household... 2 215
2 B. In the LAST THREE MONTHS, have you done any shopping whatsoever? Yes... 1 (Go to 1(a)) No... 2 TERMINATE INTERVIEW & RECORD. 1(a) 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... 1 (Go to 1(b)) No... 2 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) Qu. 1(b) Qu. 1 (c) Name Location Code Amount Spent Wal-Mart Stouffville - Hwy. 48 (Markham Rd.) and Hoover Park Dr. - Stouffville Gateway Centre -1- $... Wal-Mart Uxbridge - Toronto St. & Welwood Dr. -2- $... Wal-Mart Pickering - Hwy. 401 & Brock Rd. North -3- $... Wal-Mart Markham - Markville Shopping Centre (Hwy. 7 & McCowan Rd.) -4- $... Wal-Mart Richmond Hill - Major Mackenzie Dr. & Bayview Ave. -5- $... Wal-Mart Aurora - SmartCentres' Power Centre (Hwy. 404 & Wellington St.) -6- $... Wal-Mart Newmarket - Hwy. 11 (Yonge St.) & Green Lane -7- $... Wal-Mart Vaughan (Maple) - Hwy. 400 & Hwy. 7-8- $... Wal-Mart -9- $... Wal-Mart -10- $... Zellers Richmond Hill - Hillcrest Mall (Yonge St. & Carrville Rd.) -11- $... Zellers Aurora - Bayview Ave. & Wellington St.) -12- $... Zellers Newmarket - Upper Canada Mall - Hwy. 11 (Yonge St.) & Davis Dr. -13- $... Zellers Newmarket - 404 Town Centre - Leslie St. & Davis Dr. -14- $... Zellers -15- $... Zellers -16- $... Sears Markham - Markville Shopping Centre (Hwy. 7 & McCowan Rd.) -17- $... Sears Pickering - Pickering Town Centre (Kingston Rd. & Liverpool Rd.) -18- $... Sears Newmarket - Upper Canada Mall - Hwy. 11 (Yonge St.) & Davis Dr. -19- $... Sears -20- $... The Bay Markham - Markville Shopping Centre (Hwy. 7 & McCowan Rd.) -21- $... The Bay Pickering - Pickering Town Centre (Kingston Rd. & Liverpool Rd.) -22- $... The Bay Newmarket - Upper Canada Mall - Hwy. 11 (Yonge St.) & Davis Dr. -23- $... The Bay Richmond Hill - Hillcrest Mall (Yonge St. & Carrville Rd.) -24- $... The Bay -25- $... OTHER (PLEASE SPECIFY) -26- - - $... - - $...
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... 1 (Go to Q.2(b) No... 2 SKIP TO QUESTION 3(a) FOR EACH STORE RESPONSE, ASK Q.2(b) AND Q.2(c) TOGETHER. 2(b) 2(c) 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. During the PAST THREE MONTHS, approximately how much did you spend at (NAME OF STORE)? Qu. 2(b) Qu. 2(b) Circle Qu. 2(c) Name Location Code Amount Spent (PLEASE SPECIFY) Giant Tiger Stouffville Main St. & West St. -1- $... Mighty Bucks Stouffville Ringwood Plaza -2- $... -3- -4- $... OTHER (PLEASE SPECIFY) -5- - - $... - - $... COSTCO (Non-Food Only) -17- $... 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 Yes... 1 GO TO Q.3(b store? No... 2 SKIP TO (ii) ii) A family wear or unisex Yes... 1 GO TO Q.3(b apparel store? No... 2 SKIP TO (iii) iii) A children's wear store? Yes... 1 GO TO Q.3(b No... 2 SKIP TO (iv) iv) A shoe store? Yes... 1 GO TO Q.3(b No... 2 SKIP TO (v) v) A jewellery store? Yes... 1 GO TO Q.3(b No... SKIP TO (vi) vi) A clothing accessories store such as a handbag, Yes... 1 GO TO Q.3(b hosiery, hat, scarf, tie, glove or umbrella store? No... SKIP TO (vii) vii) A luggage and leather goods store? Yes... 1 GO TO Q.3(b No... SKIP TO 4(a)
FOR EACH STORE RESPONSE, ASK Q.3(b) and Q.3(c) TOGETHER 4 3(b) 3(c) What is the name of the store or stores and where is it located? During the PAST THREE MONTHS, approximately how much did you spend at (NAME OF STORE)? Q. 3(b) Q. 3(b) Q. 3(c) Name Location Code Amount Spent (PLEASE SPECIFY) -1- $... -2- $... -3- $... -4- $... -5- $... -6- $... OTHER (PLEASE SPECIFY) -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... 1 GO TO Q.4(b No... 2 SKIP TO (ii) ii) A book store or news dealer? Yes... 1 GO TO Q.4(b No... 2 SKIP TO (iii) iii) A record, CD, or tape store? Yes... 1 GO TO Q.4(b No... 2 SKIP TO (iv) iv) A camera or photography supply store? Yes... 1 GO TO Q.4(b No... 2 SKIP TO (v) v) A gift, novelty, greeting card, or party supply Yes... 1 GO TO Q.4(b store? No... SKIP TO (vi) vi) A sporting goods store Yes... 1 GO TO Q.4(b (excluding athletic clothing)? No... 2 SKIP TO (vii) vii) A hobby, toy or crafts store? Yes... 1 GO TO Q.4(b No... 2 SKIP TO (viii) viii) An art gallery or artists supply store? Yes... 1 GO TO Q.4(b No... 2 SKIP TO (ix) ix) A musical instrument and supply store? Yes... 1 GO TO Q.4(b No... 2 SKIP TO (x) x) A pet or pet supply store? Yes... 1 GO TO Q.4(b No... 2 SKIP TO (xi) xi) A fabric or yarn store? Yes... 1 GO TO Q.4(b No... 2 SKIP TO (xii) xii) A florist Yes... 1 GO TO Q.4(b No... 2 SKIP TO 5(a) FOR EACH STORE RESPONSE, ASK Q.4(b) and Q.4(c) TOGETHER
5 4(b) 4(c) What is the name of the store or stores and where is it located? During the PAST THREE MONTHS, approximately how much did you spend at (NAME OF STORE)? Q. 4(b) Q. 4(b) Q. 4(c) Name Location Code Amount Spent (PLEASE SPECIFY) -1- $... -2- $... -3- -4- $... -5- $... -6- $... OTHER (PLEASE SPECIFY) -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 Yes... 1 GO TO Q.5(b appliance store? No... 2 SKIP TO (ii) ii) A TV, stereo, electronics or Yes... 1 GO TO Q.5(b computer store? No... 2 SKIP TO (iii) iii) A lighting, carpet or other Yes... 1 GO TO Q.5(b interior decorating store? No... 2 SKIP TO (iv) iv) A china, glassware, kitchenware, Yes... 1 GO TO Q.5(b or cutlery store? No... 2 SKIP TO (v) v) A bath, bedding or linen shop? Yes... 1 GO TO Q.5(b No... SKIP TO (vi) vi) A telephone, cell phone, vacuum Yes... 1 GO TO Q.5(b cleaner or sewing machine shop? No... 2 SKIP TO (vii) vii) An antiques shop? Yes... 1 GO TO Q.5(b No... SKIP TO 6(a) FOR EACH STORE RESPONSE, ASK Q.5(b) and Q.5(c) TOGETHER 5(b) 5(c) What is the name of the store or stores and where is it located? During the PAST SIX MONTHS, approximately how much did you spend at (NAME OF STORE)? Q. 5(b) Q. 5(b) Q. 5(c) Name Location Code Amount Spent (PLEASE SPECIFY) -1- $... -2- $... -3- -4- $...
-5- $... -6- $... -7- $... -8- $... -9- $... -10- $... OTHER (PLEASE SPECIFY) -11- - - $... - - $... 6 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 Yes... 1 GO TO Q.5(b Yard or Building Material store? No... 2 SKIP TO (ii) ii) A hardware, paint and paper, glass, electrical Yes... 1 GO TO Q.5(b supply or plumbing store? No... 2 SKIP TO (iii) iii) A nusery or garden centre? Yes... 1 GO TO Q.5(b No... 2 SKIP TO 7(a) FOR EACH STORE RESPONSE, ASK Q.5(b) and Q.5(c) TOGETHER 6(b) 6(c) What is the name of the store or stores and where is it located? During the PAST THREE MONTHS, approximately how much did you spend at (NAME OF STORE)? Q. 6(b) Q. 6(b) Q. 6(c) Name Location Code Amount Spent (PLEASE SPECIFY) Stouffville Schell Ace Building Centre S. Side Main, E. of Edward -1- $... Whitchurch-Stouffville Ratcliffe Lumber Gormley - Hwy. 8 N. of Stouffville Rd. -2- $... Markham Home Depot - Markham Rd. & 14th Ave. -3- Markham Home Depot - Woodbine Ave. & Hwy. 7-4- $... Markham Home Depot - Hwy. 48 near Major Mackenzie -5- $... -6- $... OTHER (PLEASE SPECIFY) -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 Yes... 1 GO TO Q.7(b Canadian Tire or TSC? No... 2 SKIP TO (iii) ii) A Tire, Battery, or Automotive Specialty store Yes... 1 GO TO Q.7(b such as a muffler, auto glass, or oil and lube shop? No... 2 SKIP TO 8(a) Q. 7(b) Q. 7(b) Q. 7(c)
7 Name Location Code Amount Spent (PLEASE SPECIFY) i) Stouffville Canadian Tire Hwy 48 & Hoover Park Dr. -1- $... i) Uxbridge Canadian Tire Toronto Rd. & 6th Concession -2- $... i) Stouffville UAP/NAPA S. of Main St. E. of Hwy. 48-3- $... i) Richmond Hill Canadian Tire -4- $... i) Markham Canadian Tire -5- $... i) Aurora Canadian Tire -6- $... ii) Newmarket Canadian Tire -7- $... ii) TSC Store -8- $... ii) TSC Store -9- $... ii) TSC Store -10- $... iii) Other -11- $... iii) Other -12- $... iii) Other -13- $... OTHER (PLEASE SPECIFY) -14- - - $... - - $... 8(a) In the PAST MONTH, have you shopped for Food at a SUPERMARKET, SUPERSTORE or COSTCO? Yes... 1 GO TO Q.8(b) No... 2 SKIP TO 9(a) IF YES, ASK Q.6(b) and Q.6(c) TOGETHER 8(b) 8(c) What is the name of the store or stores, and where is it located? (CIRCLE THE APPROPRIATE CODE(S) OR SPECIFY BELOW) During the PAST MONTH, approximately how much did you spend at (NAME OF STORE)? Qu. 8(b) Qu. 8(b) Qu. 8(c) Name Location Code Amount Spent Stouffville No Frills Main & 9th Line -1- $... A&P Main & Sandale Rd. -2- $... Wal-Mart Hwy 48 & Hoover Park Dr. -3- $... Uxbridge Zehrs Toronto Rd. & Welwood Dr. -4- OTHER (PLEASE SPECIFY) -5- $... - - - - - - $... - - $... - - $... - - $... - - $... COSTCO (Food Only) -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... 1 GO TO Q.9(b) No... 2 SKIP TO 10(a) FOR EACH STORE RESPONSE, ASK Q.9(b) and Q.9(c) TOGETHER 9(b) 9(c) What is the name of the store or stores, and where is it located? During the PAST MONTH, approximately how much did you spend at (NAME OF STORE)? Qu. 9(b) Qu. 9(b) Qu. 9(c) Name Location Code Amount Spent (PLEASE SPECIFY) Stouffville Historic Downtown -1- $... Western Approach Area (Main Street W. of Downtown) -2- $... Hwy 48 & Hoover Park Dr. -3- Uxbridge -4- $... -5- $... -6- $... Other -7- $... -8- $... -9- $... -10- $... OTHER (PLEASE SPECIFY) -11- - - $... - - $... - - $... 10(a) In just the PAST MONTH, have you shopped at a DRUG OR DISCOUNT DRUG STORE? FOR EACH STORE RESPONSE, ASK 10(b) and 10(c) TOGETHER Yes... 1 GO TO Q.10(b) No... 2 SKIP TO BASIC DATA 10(b) 10(c) What is the name of the store or stores, and where is it located? During the PAST MONTH, approximately how much did you spend at (NAME OF STORE)? Qu. 10(b) Qu. 10(b) Qu. 10(c) Name Location Code Amount Spent (PLEASE SPECIFY) Stouffville IDA Drugs Main St. N. Side -1- $... Shoppers Drug Mart Stouffville Place Mall Main St. N. Side -2- $... Houston Pharmacy Main St. N. Side -3- -4- $... -5- $... -6- $...
OTHER (PLEASE SPECIFY) -7- - - $... - - $... - - $... 9 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 2 3 4 5 6 7 (or more) 8 (refused) B. In which of the following age groups are you? (READ LIST & CIRCLE ONE) Under 25...1 25-34...2 35-44...3 45-54...4 55-64...5 or 65 & over...6 Refused (DO NOT READ)...7 C. Are you... (READ LIST) Employed full time outside the home?...1 Employed part time outside the home?...2 Unemployed...3 Retired...4 Student...5 Homemaker...6 Other (Specify)...7 THANK YOU VERY MUCH FOR YOUR CO-OPERATION.
APPENDIX D LICENCE PLATE SURVEYS D-1
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