City of Cambridge Comprehensive Commercial Review Cambridge, Ontario

Transcription

1 City of Cambridge Comprehensive Commercial Review Cambridge, Ontario Prepared By: MALONE GIVEN PARSONS LTD. Prepared For: September 2014

2 City of Cambridge Comprehensive Commercial Review Cambridge, Ontario Prepared By: Malone Given Parsons Ltd. 140 Renfrew Drive, Suite 201 Markham, Ontario L3R 6B3 Prepared For: City of Cambridge 50 Dickson St., 3 rd Floor P.O. Box 669 Cambridge, Ontario N1R 5W8 dgiven@mgp.ca September, This report reflects AODA font requirements

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4 TABLE OF CONTENTS EXECUTIVE SUMMARY 1.0 INTRODUCTION Introduction Purpose of Study Methodology CAMBRIDGE LOCATION AND CONTEXT Location and Context PLANNING CONTEXT Provincial Policy Statement Places to Grow, Growth Plan for the GGH Region of Waterloo Official Plan Current Regional Official Plan New Regional Official Plan City of Cambridge Official Plan Commercial Designation Structure Community Core Areas Commercial Hespeler Road Retail Centre Commercial Areas Classification of Designations Unclassified Commercial Designations Retail Impact Statement/Market Opportunity Study Nodes Commercial Permissions in Other Designations Commercial Structure and Roles Cambridge Zoning By-law MALONE GIVEN PARSONS LTD. i

5 TABLE OF CONTENTS 4.0 COMMERCIAL CONTEXT Cambridge Commercial Space Context Cambridge Food Stores Cambridge Non-Food Retail & Department Stores City of Cambridge Commercial Areas Community Core Areas Class 1 (Regional Shopping Centre) Commercial Class 2 (Community Shopping Centre) Commercial Class 3 (Neighbourhood SC) Commercial Class 4 (Hespeler Road) Commercial Class 5 (Regional Power Centre) Commercial Other Cambridge Commercial Space Planned & Proposed Retail/Commercial Developments Surrounding Market Area COMMERCIAL TRENDS Trends in Tenant Types Evolution of Big Box Retail The Changing Retail Landscape Shopping Centre Format Trends The Role of Downtown Downtown Retailing vs. Planned Retail Formats CONSUMER CONTEXT Cambridge Study Area Study Area Population and Projections Study Area Income Study Area Per Capita Spending Study Area FSTM Expenditure Potential Study Area DSTM/HI Expenditure Potential ii MALONE GIVEN PARSONS LTD.

6 7.0 MARKET OPPORTUNITY AND CONSTRAINTS Market Opportunity Customer Origin Licence Plate Surveys Consumer Surveys and Spending Patterns Demand and Opportunity Analysis Components of Spending Supermarket & Grocery Store Opportunity Other Specialty Food Store Opportunity Department Store Opportunity Home Improvement Opportunity Other DSTM Opportunity Service Space Opportunity Market Implications for Cambridge Commercial Structure Demand Allocation and Commercial Structure Impact Issues TABLE OF CONTENTS 8.0 STRATEGIC FRAMEWORK Planning Issues General Commercial Objectives Commercial Strategy Commercial Options and Strategic Directions Recommendations Summary Conclusions APPENDIX Appendix A: Official Plan Maps and City of Cambridge Zoning By- Law Section 3.3 Commercial Use Class Zones Appendix B: Retail/Commercial Inventory Appendix C: Customer Origin Survey Results Appendix D: Consumer Telephone Survey Results Appendix E: Per Capita Expenditure Derivation MALONE GIVEN PARSONS LTD. iii

7 EXECUTIVE SUMMARY Malone Given Parsons Ltd. (MGP) was retained by the City of Cambridge to conduct a Comprehensive Commercial Review of the Commercial policies and designations of the City of Cambridge Official Plan. The City of Cambridge recently completed an Official Plan Review and update of the 1999 Cambridge Official Plan which, among other items, was conducted in order to achieve conformity with the Provincial Growth Plan and the approved Regional Official Plan. The new City of Cambridge Official Plan was approved by the Regional Municipality of Waterloo in November, 2012 ( the 2012 Cambridge Official Plan ). The 2012 Cambridge Official Plan is now partially in full force and effect, including the commercial policies. One part of the 2012 Cambridge Official Plan which was not comprehensively reviewed and updated, was the Commercial policies. Considering the past and projected growth in Cambridge and current and evolving retail trends, the City has initiated a Comprehensive Commercial Review of the Official Plan Commercial policies and designations. Purpose of the Study The Comprehensive Commercial Review is intended to provide the basis for any refinement and update of the Cambridge Official Plan Commercial policies and designations and is to provide guidance in the review of the City s Zoning By-law which has commenced. The Comprehensive Review Study is also intended to provide input to the preparation of Secondary Plans for Community Nodes as identified in the 2012 Cambridge Official Plan. MALONE GIVEN PARSONS LTD. i

8 EXECUTIVE SUMMARY Based on the study findings, recommendations are provided which are intended to direct the City s update and/or refinement of the Official Plan Commercial designations and related policies, are intended to direct the formulation of Secondary Plans for Community Nodes, and are intended to provide input for the review of the City s Zoning By-law. Planning Context The City of Cambridge commercial structure is defined in the City s Official Plan. The Cambridge OP provides an organization of the city s built-up commercial areas grouped into Community Core Areas, Commercial designations, and Nodes as outlined below. OP Section 8.3 Community Core Areas Hespeler Village Preston Towne Centre Galt City Centre (also an Urban Growth Centre) OP Section 8.6 Commercial Hespeler Road Retail Centre Retail and Service Commercial Corridor (Hespeler Road Commercial District) Regional and Community Shopping Centres Regional Power Centre Commercial Areas - Classification of Commercial Designations Class 1 (Regional Shopping Centre) Commercial Class 2 (Community Shopping Centre) Commercial Class 3 (Neighbourhood Shopping Centre) Commercial Class 4 (Hespeler Road) Commercial Class 5 (Regional Power Centre) Commercial ii MALONE GIVEN PARSONS LTD.

9 8.6.3 Unclassified Commercial Uses Local Shopping Centres Commercial Strips Existing Commercial Uses Home Occupations Service Stations EXECUTIVE SUMMARY OP Section 8.7 Nodes Regional Scale Node Community Nodes Neighbourhood Nodes Cambridge Zoning By-Law The Commercial zones identified in the City of Cambridge Zoning By-law to some extent reflect the commercial designations provided in the Official Plan. More commercial categories are provided in the By-law compared with the various commercial designations provided in the Official Plan. It is recommended that the City of Cambridge Zoning By-law should be brought into conformity with any changes in the Official Plan commercial designations and policies. Cambridge Commercial Context Cambridge has over 6.7 million square feet of retail/commercial space of which more than half (57%) is composed of retail space and over a third (36%) is service space. The retail/commercial space in Cambridge is clustered into various forms and formats including: regional shopping centres; community, neighbourhood, local and convenience serving shopping centres and plazas; commercial nodes, corridors, and commercial strips; and three downtown Community Core Areas. MALONE GIVEN PARSONS LTD. iii

10 EXECUTIVE SUMMARY The Hespeler Road Retail Centre (including Cambridge Centre, SmartCentres Cambridge, and other areas along Hespeler Rd.) is the largest retail/commercial area in Cambridge with almost half of the city s space. Galt City Centre Community Core Area is the second largest retail/commercial area accounting for over one million square feet of space. The three Community Core Areas of Cambridge account for about a fifth of the city s retail/commercial space. There are approximately 20 hectares (50 acres) of undeveloped/vacant commercial lands in Cambridge some of which have active proposals and some do not. However, most sites are small, less than 1 acre each. The 20 hectares (50 acres) is composed of approximately 3 hectares (8 acres) of proposed and approved development on commercial land, plus approximately 17 hectares (42.5 acres) of undeveloped/vacant commercial land with no active proposal. However, most of the undeveloped/vacant land parcels in Cambridge are composed of small site sizes i.e. land parcels which are less than one acre each. A quarter of the undeveloped/vacant commercial land parcels are composed of sites which are greater than one acre. Cambridge Study Area The Cambridge Study Area includes the City of Cambridge and a surrounding market area to the west and east of the city. The Study Area is comprised of four consumer market zones. The Primary Study Area (PSA) Cambridge includes the City of Cambridge. The Secondary Study Area South Kitchener (SSA South Kitchener) consists of an area of Kitchener, south of Highway 8. iv MALONE GIVEN PARSONS LTD.

11 The Secondary Study Area Southwest (SSA Southwest) includes part of North Dumfries generally west of Branchton Rd./Regional Rd. 48 and the northern part of South Dumfries excluding Paris and St. George. The Secondary Study Area East (SSA East) includes a part of North Dumfries generally east of Branchton Rd./Regional Rd. 48, parts of the Township of Puslinch, and parts of Flamborough. EXECUTIVE SUMMARY Cambridge Study Area MALONE GIVEN PARSONS LTD. v

12 EXECUTIVE SUMMARY Study Area Population and Expenditure Potential The Study Area population is forecast to increase from approximately 238,300 in 2013 to 319,600 in Census population within the Study Area increased at a growth rate of about 1.4% per annum from 217,100 in 2006 to 232,400 in 2011 (adjusted for undercount). The Study Area population is forecast to increase by approximately 81,300 people from approximately 238,300 in 2013 to 319,600 in 2031 as summarized on the following table. Population in Cambridge is forecast to increase by approximately 45,300 people from approximately 132,700 in 2013 to approximately 178,000 in Cambridge Study Area Population and Expenditure Potential (2013 Constant Dollars) PSA - City of Cambridge 132, , , , ,000 SSA - South Kitchener 84,200 89,900 95,600 99, ,400 SSA - Southwest 10,700 10,900 11,000 11,100 11,700 SSA - East 10,700 10,800 11,000 11,100 11,500 Total Study Area 238, , , , ,600 Total Study Area Retail Expenditure ($m) $1,845.8 $1,983.9 $2,135.4 $2,242.1 $2,815.4 Cumulative Increase from 2013 ($m) $138.1 $289.6 $396.3 $969.6 The retail expenditure of Study Area residents is forecast to increase by approximately $969.6m from 2013 to Food store expenditures generated from Study Area residents are forecast to increase by approximately $184.0m from $540.2m in 2013 to $724.2m in Non-food retail expenditures generated from Study Area residents are forecast to increase by approximately $785.6m from $1,305.6m in 2013 to $2,091.2m in vi MALONE GIVEN PARSONS LTD.

13 Additional Warranted Retail/Commercial Space Market support for additional retail/commercial space in Cambridge is derived from a combination of population growth in Cambridge, population growth in the Secondary Study Area, real growth in expenditures, and recapture of outflow spending captured by stores located outside of Cambridge. EXECUTIVE SUMMARY The market demand forecast illustrates that there is opportunity for approximately 3.3 million square feet of additional retail and service commercial space in Cambridge by A large portion of Cambridge residents shop in Cambridge stores, however, the market demand analysis illustrates that there is an opportunity for Cambridge to increase the level of retail service and improve its market position as a regional service centre. As well, growth in Cambridge generates demand and opportunity for additional retail and service commercial space in future years. Additional Warranted Retail and Service Commercial Space Opportunity in Cambridge to 2031 (with no sales transfers) Existing Space in 2013 (sq.ft.) Additional Space Demand and Opportunity in Cambridge From 2013 (With No Sales Transfers) Total Forecast of Space in 2031 Supermarket and Grocery Space 531,400 38,000 69,000 91, , ,400 Other Food Store Space (1) 173,600 30,000 40,000 47,000 82, ,600 Department Store Space 544,900 95, , , , ,900 Home Improvement Related 507,700 60, , , , ,700 Other DSTM (2) 1,875, , , ,000 1,404,000 3,279,500 Service and Other Commercial (3) 2,632, , , , ,000 3,532,400 Total (sq.ft.) 6,265, ,000 1,238,000 1,576,000 3,346,000 9,611,500 1) Excludes convenience stores in gas stations. 2) Other Department Store Type Merchandise (DSTM) excludes department store and home improvement space. 3) Includes Other Retail and Service Space categories shown on Table 4.1. Does not include office buildings. MALONE GIVEN PARSONS LTD. vii

14 EXECUTIVE SUMMARY Based on an analysis of the residual demand and opportunity, there is opportunity for new retail and commercial development in Cambridge for a variety of shopping facilities ranging from local/convenience to district and regional serving, destination, fashion, and comparison shopping retailing. The forecast of approximately 3.3 million square feet of retail/commercial space requires approximately 125 hectares (305 acres) of land by 2031 (at an estimated 25% coverage). There are approximately 20 hectares (50 acres) of undeveloped/vacant commercial lands in Cambridge some of which have active proposals and some do not. Approximately 450, ,000 sq.ft. of retail/commercial space could theoretically be accommodated on planned and designated commercial land in Cambridge. However, most of the land is contained in small parcel sizes, i.e. less than one acre. Only one land parcel is larger than 10 acres in size. The following table illustrates the estimated additional commercial land requirement in Cambridge to 2031 (tested at an estimated 25% coverage), net of the existing planned and approved but undeveloped commercial land. Additional Commercial Land Requirement in Cambridge Planned and Approved Commercial Land Hectares Acres Estimate of Additional Land Requirement (@ 25% coverage) Hectares Acres Addional Land Requirement (Net of Planned and Approved) Hectares (Rounded) Acres (Rounded) viii MALONE GIVEN PARSONS LTD.

15 Although forecasts are more accurate over the near term, an analysis to 2031 is useful in providing guidance for planning targets and overall commercial planning strategies. By 2031 the analysis illustrates market demand and opportunity for approximately 3.3 million square feet of additional retail and service commercial space which is significantly more than the amount of space which could be accommodated on undeveloped/vacant commercial land in Cambridge. Therefore, a significant deficit of commercial land exists. EXECUTIVE SUMMARY Strategic Framework There is an opportunity for new retail and commercial development in Cambridge for all types of shopping facilities ranging from convenience and local serving to district and regional serving, fashion, and comparison shopping retailing, and destination shopping, big box retail and power centre formats. Mixed use areas should also be provided with a focus on commercial intensification within existing commercial areas, in particular, the Community Core Areas. In order to accommodate existing and future retail/commercial demand, there is a need to create new locations for local serving and district or regionally oriented commercial space. Based on a review of the city s existing commercial structure, planned and proposed commercial development, undeveloped designated commercial land, and directions of growth in Cambridge, there is opportunity for a full range of shopping centre types, sizes, and formats. Therefore, the commercial space could take the form of: Regional scaled shopping centre(s) anchored by department stores and possibly a supermarket. These centres may take on a non-enclosed format and may even take on elements of mixed use centres. MALONE GIVEN PARSONS LTD. ix

16 EXECUTIVE SUMMARY A district shopping centre or centres anchored by a department store and/or large format supermarket. Several community and neighbourhood shopping centres anchored by a supermarket and/or drug store, and/or discount department store at larger sized community centres. Convenience plazas. Commercial corridor areas. Mixed use commercial/residential areas. Limited commercial space to provide for Employment areas. Commercial Strategy Recommendations The planning strategy should clearly articulate and differentiate the role and function of each commercial designation within the commercial structure. The planning strategy should provide for locations that will accommodate demand and opportunity for additional retail/commercial space at strategic locations. The following provides a summary of the commercial strategy recommendations and a recommended commercial structure. Regional Commercial It is recommended that the Class 1 Regional Shopping Centre and Class 5 Regional Power Centre be consolidated into a Regional Commercial designation considering both have a regional role and function. It is recommended that Regional Commercial designations include enclosed and non-enclosed shopping centre formats generally greater than 500,000 sq.ft. Site specific minimum and maximum sizes, and any specific use permissions/restrictions should be identified in the OP and/or Zoning By-law. x MALONE GIVEN PARSONS LTD.

17 The planning strategy should clearly identify the role and function of the Regional Commercial designation which serves customers of a regional trade area extending beyond the city. As such, Regional Commercial centres generally range in size from over 500,000 sq.ft., typically anchored by department stores, home improvement stores, and/or warehouse membership clubs. EXECUTIVE SUMMARY Community Commercial The planning strategy should clearly identify the role and function of a Community Commercial designation intended to serve the daily, weekly, and more specialized shopping requirements of residents from the community area and up to a larger district area. As such Community Commercial centres and/or clusters of space can generally range in size from approximately 150,000 sq.ft. to 500,000 sq.ft. typically anchored by a supermarket and/or drug store, and/or discount department store at larger sized centres. Minimum and maximum sizes, and any specific use permissions/restrictions should be identified in the Zoning By-law. The designation should allow for a commercial structure which reflects current conditions, the role and function of space and areas, as well as providing an opportunity to accommodate the form, format, and demand and opportunity for additional community and up to district serving retail/commercial space. The designation could be called District Commercial and/or district serving commercial centres could be differentiated through a new District Commercial designation and/or differentiated through zoning. MALONE GIVEN PARSONS LTD. xi

18 EXECUTIVE SUMMARY Neighbourhood Commercial The planning strategy should clearly identify the role and function of a Neighbourhood Commercial designation providing for the day-today and weekly needs of the local and neighbourhood population. Neighbourhood Commercial centres generally range in size from approximately 50,000 sq.ft. to 150,000 sq.ft., typically anchored by a supermarket or grocery store but may also be anchored by a drug store. Within the designation, the differentiation of uses and/or sizes could be established through zoning. Considering the role and function of neighbourhood serving plazas which is intended to serve the day to day needs of surrounding residential neighbourhoods, district and regional serving stores such as department stores, home improvement stores, and warehouse membership clubs should not be permitted on Neighbourhood Commercial designations. Commercial Corridor Hespeler Road Within the structure of commercial designations and policies, a consolidated designation reflecting the role and function of the Hespeler Road Commercial Corridor is recommended. The planning strategy should clearly articulate and differentiate the role and function of the Commercial Corridor and the range of retail and service commercial facilities in the area which includes local, district, and regional serving uses. This will explicitly recognize the reality of the role and function of this area and enable the designation to be used to permit redevelopment opportunities. It is recommended that the Hespeler Road Commercial Corridor continue to focus on commercial service uses while recognizing an opportunity to transition to other commercial uses such as mixed use, higher density commercial and residential while protecting other commercial areas. xii MALONE GIVEN PARSONS LTD.

19 Attention should be directed to the integration of vehicular and pedestrian movements, turning movements, and design matters. Opportunities should be provided to facilitate high quality, well designed, mixed use, live/work projects through redevelopment or intensification initiatives. The rapid transit route and planned stations provide redevelopment and/or intensification opportunities along Hespeler Road. EXECUTIVE SUMMARY Other Commercial It is recommended that any commercial facilities which are located on land designated Unclassified Commercial Uses be recognized as Commercial and as such could be incorporated within the structure of commercial designations and policies. Convenience Commercial Convenience Commercial developments generally range in size up to 50,000 sq.ft. and typically include drug stores, convenience stores, banks, and services. Considering the convenience commercial role and function and small sized development scale, department stores, supermarkets, and home improvement stores would not be accommodated. Convenience Commercial locations should be directed to intersections and centrally focused on the local areas for which they are intended to serve. Mixed Use It is recommended that Commercial designations and Nodes provide the opportunity for mixed use development. Nodes In order to accommodate future demand and opportunity for additional retail and service commercial space, opportunities should be provided to intensify and expand various areas defined as Nodes. MALONE GIVEN PARSONS LTD. xiii

20 EXECUTIVE SUMMARY Zoning By-law - Commercial It is recommended that the City of Cambridge Zoning By-law be brought into conformity with any changes in the OP commercial designations and policies. Summary Conclusions In summary, the future planning policy should reflect the size, form, role and function of existing uses accounting for the existing commercial areas and should encourage development of new and appropriate local, district and regional serving uses on appropriately located lands. Policies should account for growth in Cambridge while at the same time protect the role and planned function of the existing commercial areas in particular, the three Community Core Areas. Cambridge can accommodate the present and future needs of residents, employees, and visitors by providing a broad range of retail/commercial opportunities and services. The policy requirements for implementation should encourage fully articulated commercial policies within a structure of designations that reflect the existing commercial uses and facilities in Cambridge today, as well as encourage planned and controlled development in the future. Commercial designations should provide distinct and clear policies, balanced with flexibility, to accommodate growth and change. The Zoning By-law should be brought into conformity with any changes in the Official Plan commercial designations and policies. xiv MALONE GIVEN PARSONS LTD.

21 1.0 INTRODUCTION Malone Given Parsons Ltd. (MGP) was retained by the City of Cambridge to conduct a Comprehensive Commercial Review of the Commercial policies and designations of the City of Cambridge Official Plan. 1.1 Introduction The City of Cambridge recently completed an Official Plan Review and update of the 1999 Cambridge Official Plan which, among other items, was conducted in order to achieve conformity with the Provincial Growth Plan and the approved Regional Official Plan. The new City of Cambridge Official Plan was approved by the Regional Municipality of Waterloo in November, 2012 ( the 2012 Cambridge Official Plan ). The 2012 Cambridge Official Plan is now partially in full force and effect, including the commercial policies. One part of the 2012 Cambridge Official Plan which was not comprehensively reviewed and updated, was the Commercial policies. Considering the past and projected growth in Cambridge and current and evolving retail trends, the City has initiated a Comprehensive Commercial Review of the Official Plan Commercial policies and designations. 1.2 Purpose of the Study The Comprehensive Commercial Review is intended to provide the basis for any refinement and update of the Cambridge Official Plan Commercial policies and designations and is to provide guidance in the review of the City s Zoning By-law which has commenced. MALONE GIVEN PARSONS LTD. 1

22 1.0 INTRODUCTION The Comprehensive Review Study is also intended to provide input to the preparation of Secondary Plans for Community Nodes as identified in the 2012 Cambridge Official Plan. As such, this Comprehensive Commercial Review includes the following. A profile of the existing commercial structure and level of supply of retail/commercial space in Cambridge; Identification of market areas for which Cambridge shopping centres and commercial areas currently serve; An assessment of current shopping patterns and consumer spending in various retail categories; Forecast of the level of market demand and opportunity or constraints for additional retail/commercial space by type within Cambridge; Analysis of the changing and evolving commercial landscape, past and projected growth, retail and development trends; Determination of the appropriateness of the 2012 Official Plan Commercial policies and Zoning By-law regulations accounting for the existing supply of retail/commercial space, future demand, and retail trends; and, Public and stakeholder consultation and input. 1.3 Methodology In order to address the purpose and requirements of this Study, the following activities were carried out. A review of the Cambridge market area including assessment of location, access, and the surrounding market context. Assessment of the Commercial designations and policies of the Cambridge Official Plan. Review of the City Zoning By-law Commercial zones. 2 MALONE GIVEN PARSONS LTD.

23 Inventory of retail and service commercial space in Cambridge and a retail inventory in the surrounding market area. Identification of planned and proposed retail/commercial developments. Review and assessment of the role and function of commercial areas and the functional commercial structure of Cambridge. Assessment of retail trends including retail formats, store sizes, and development trends. 1.0 INTRODUCTION Customer origin licence plate surveys at various retail/commercial locations in Cambridge in order to assess market draw, source of sales, and inflow trade. Consumer telephone surveys of Cambridge residents and those within the surrounding market area in order to assess and identify shopping patterns and spending in various retail categories. Forecast of future demand, opportunity, and/or constraints for additional retail and service commercial space in Cambridge. Public and stakeholder consultation and input. Based on the study findings, recommendations are provided which are intended to direct the City s update and/or refinement of the Official Plan Commercial designations and related policies, are intended to direct the formulation of Secondary Plans for Community Nodes, and are intended to provide input for the review of the City s Zoning By-law. The research, analysis, findings, and conclusions of the Comprehensive Commercial Review are summarized in this report. MALONE GIVEN PARSONS LTD. 3

24 2.0 CITY OF CAMBRIDGE LOCATION AND CONTEXT The following provides a review of the City of Cambridge location and context with respect to surrounding municipalities, as well as access and major transportation routes. 2.1 Location and Context The City of Cambridge is located in the Region of Waterloo and is provided with excellent local and regional access via Highways 401, 24 and 8, a network of major roads, and transit services. The City of Cambridge is located in southwestern Ontario and is one of seven Area Municipalities within the Region of Waterloo. Cambridge is composed of the former Town of Preston, the Village of Hespeler, the City of Galt, and the Village of Blair. Located along Highway 401, the city is bordered by the Township of Woolwich to the north, the Township of Puslinch to the northeast, the Township of North Dumfries to the southwest, and the City of Kitchener to the northwest. The City of Guelph, Waterloo, Brantford, and Hamilton are located within 20-30km of Cambridge as illustrated on Figure 2.1 on the following page. Cambridge is provided with excellent local and regional access via a network of major north-south and east-west connections. Highway 401 runs east-west through the northern area of Cambridge linking the city with the Greater Golden Horseshoe Area (GGHA) MALONE GIVEN PARSONS LTD. 5

25 2.0 CAMBRIDGE LOCATION & CONTEXT approximately 40 minutes east and the City of London approximately an hour to the west. Figure 2.1: City of Cambridge Location and Context 6 MALONE GIVEN PARSONS LTD.

26 Hespeler Rd. is an Arterial Road as defined on Map 7A of the 2012 Cambridge Official Plan. Hespeler Rd. functions as a major northsouth access route in Cambridge and becomes Highway 24 which connects with the City of Guelph to the north and the City of Brantford to the south. Highway 8 is also an Arterial Road as defined on Map 7A of the 2012 Cambridge Official Plan. Highway 8 (also Dundas St. S., Coronations Blvd., King St. E., Queenston Rd., Shantz Hill Rd. in Cambridge) connects with Highway 401 and provides access north to Kitchener and Waterloo. Highway 8 also provides a connection to Dundas and Hamilton to the southeast of Cambridge. 2.0 CAMBRIDGE LOCATION & CONTEXT Transit Services Cambridge is well serviced by a variety of transit lines via Grand River Transit (GRT). GRT service provides Cambridge with inner and intercity service with connections to Kitchener and Waterloo. The iexpress service is the rapid transit line within the Tri-cities and provides service from Conestoga Mall in Waterloo to Ainslie Street Terminal in the Galt City Centre. The Region of Waterloo is in the process of implementing a hybrid Light Rail Transit (LRT)/adapted bus transit (abrt) system ( ION ) that will provide the Tri-cities with a dedicated north-south rapid transit line. Stage 1 of construction includes an LRT from Conestoga Mall in Waterloo to Fairview Mall in Kitchener, with a dedicated abrt lane from Fairview Mall to Ainslie Terminal in Cambridge. In Stage 2, the abrt line will be converted into a full LRT service line. Stage 1 of the project is expected to be complete in GO Transit service is also available in Cambridge via GO Bus. The Regional Transit Network within Cambridge is identified on the City of Cambridge Official Plan Map 7B, as illustrated in Appendix A Figure A-1. MALONE GIVEN PARSONS LTD. 7

27 2.0 CAMBRIDGE LOCATION & CONTEXT Figure 2.2 illustrates Stage 1 and 2 of the hybrid LRT/aBRT as well as their alignments and ION stops from the south Kitchener area to downtown Galt in Cambridge with stops in Preston and along Hespeler Road. Figure 2.2: Hybrid LRT/aBRT Stages and Alignment: Fairview Park Mall to Ainsle Street Terminal Traffic Counts The Region of Waterloo provides annual average daily traffic count data for regional roads within the area municipalities. The following table provides a summary of the average annual daily traffic counts for major access routes and major intersections within Cambridge in 2007 and 2012 (most recent data). 8 MALONE GIVEN PARSONS LTD.

28 Table 2.1: Cambridge - Annual Average Daily Traffic Counts, 2007 and 2012 Annual Annual Percent Average Average Change Count Count 2007to Intersection ,215 28,415 45% Hespeler Rd. between Hwy. 401 eastbound and westbound ramps 60,083 45,918 31% Hespeler Rd. at Eagle St./Pinebush Rd. 46,799 34,808 34% Hespeler Rd. at the Cambridge Centre 50,802 42,136 21% Hespeler Rd./Water St. at Coronation Blvd./Dundas St. 2.0 CAMBRIDGE LOCATION & CONTEXT 18,346 19,029-4% Townline Rd. between Hwy. 401 eastbound and westbound ramps 35,616 24,786 44% Shantz Hill Rd. between Hwy. 401 ramp & Preston Pwky. Source: Regional Municipality of Waterloo Traffic Counts, 2007 and 2012 Table 2.1 illustrates that there have been significant increases in traffic at major access routes and intersections in Cambridge over the past years. Traffic counts have increased by almost 50% at the Hespeler Rd. and Highway 401 interchange and the Shantz Hill Rd. and Highway 401 interchanges. The increase in traffic counts is an indicator of additional market potential and opportunity to attract customers to retail/commercial facilities in Cambridge. MALONE GIVEN PARSONS LTD. 9

29 2.0 CAMBRIDGE LOCATION & CONTEXT [This page is intentionally left blank] 10 MALONE GIVEN PARSONS LTD.

30 3.0 PLANNING CONTEXT This section provides a review of the commercial planning context including Provincial, Regional, and the City policy directives. The City of Cambridge Official Plan commercial land use designations and related policies define the existing commercial structure of the municipality. The following provides a summary of the planning policies that are of particular relevance to this Study. 3.1 Provincial Policy Statement The Planning Act requires that municipal decisions...be consistent with the Provincial Policy Statement ( the PPS ). The 2014 PPS focuses growth within settlement areas having efficient development and land use patterns and directs growth to areas that are appropriate for such development. It states that healthy, liveable communities are sustained by, among other things, accommodating a range and mix of land uses, including commercial uses, to meet long-term needs (Section 1.1.1(b)). It also states that Official Plans are the most important vehicle of implementation and are to direct development to suitable areas (Section 4.5). Furthermore, the PPS states, among other things, that long-term economic prosperity should be supported by maintaining and, where possible, enhancing the vitality and viability of downtowns and mainstreets (Section 1.7.1(b)). MALONE GIVEN PARSONS LTD. 11

31 3.0 PLANNING CONTEXT As such, it is important to maintain, or where possible enhance the function of the three Cambridge downtown areas with an appropriate and balanced amount of new retail and service commercial space which will be required to properly serve residents of Cambridge in future years. 3.2 Places to Grow, Growth Plan for the GGH The Places to Grow Growth Plan for the Greater Golden Horseshoe ( the Growth Plan ) identifies the Galt City Centre as an Urban Growth Centre (UGCs). Section of the PPS directs that UGCs will be planned: a) as focal areas for investment in institutional and region-wide public services, as well as commercial, recreational, cultural and entertainment uses b) to accommodate and support major transit infrastructure c) to serve as high density major employment centres that will attract provincially, nationally or internationally significant employment uses d) to accommodate a significant share of population and employment growth. Section 2.1 directs that revitalization of UGCs is important for accommodating additional people and jobs and enhancing those areas as regional focal points. Section 2.1 describes that UGC s are meeting places, locations for cultural facilities, public institutions, major services, and transit hubs. As well they all have potential to become more vibrant, mixed-use, transitsupportive communities. The City of Cambridge Official Plan Map 6 identifies the Galt City Centre as a regeneration area. 12 MALONE GIVEN PARSONS LTD.

32 3.3 Region of Waterloo Official Plan The Region of Waterloo undertook a review and update of its current Regional Official Policies Plan ( the current Regional OP ) which led to a Council-adopted Regional Official Plan ( the new Regional OP ) in June The Minister approved the new Regional OP, with modifications, in December The decision of the Minister has been appealed to the OMB. 3.0 PLANNING CONTEXT Current Regional Official Plan The current Regional Official Plan that is in effect was adopted by Regional Council and approved by the Minister in A comprehensive review of the current Regional OP began in the fall of 2004, prompted by provincial planning legislation and policy and the Region s Growth Management Strategy. Regional Council adopted a new Regional OP in June The Minister approved the new Regional OP, with modifications, in December The Minister s decision approving the new Regional OP was appealed to the Ontario Municipal Board. While the policies of the new Regional OP are not in effect, relevant policy directions of the new Regional OP were reviewed as input to this Study. The Region of Waterloo s planned commercial structure is applied through defined commercial areas that are of regional, physical and economic significance. Section of the current Regional OP identifies the three commercial areas that are of Regional significance as follows: Community Core Areas, Regional Shopping Centres, and Power Centres. The current Regional OP Map No. 6 Settlement Pattern indentifies Community Core Areas in the Region of Waterloo of which three are located in Cambridge; Hespeler, Preston, and Galt. A copy of Map No. 6 is provided in Appendix A of this report. MALONE GIVEN PARSONS LTD. 13

33 3.0 PLANNING CONTEXT Map No. 7 Commercial Structure identifies Community Core Areas, Regional Shopping Centres, and Regional Power Centres in the Region of Waterloo. With respect to Cambridge, Map No. 7 identifies Community Core Areas of Hespeler, Preston, and Galt; the Cambridge Centre Regional Shopping Centre, and the SmartCentres Cambridge Regional Power Centre. Map No. 7 is reproduced in Appendix A of this report. The planned function of each designation is identified in regional planning policy through location and size requirements and the range of permitted uses. Community Core Areas are the primary focus of their respective communities. Community Core Areas are to accommodate a mix of land uses, including retail and commercial employment which enable people to live and work in close proximity; provide enhanced transportation opportunities; provide for medium and higher density development and land use patterns supportive of transit service where available or where planned to be available; and provide for a variety of housing types (7.4). Regional Shopping Centres are defined as a group of commercial establishments 37,161 sq.m. (400,000 sq.ft.) to 74,332 sq.m. (800,000 sq.ft.) located outside of Community Core Areas (Glossary). They are encouraged to be developed with mixed land uses and higher densities where appropriate (8.3.9). A Power Centre is defined as: Power Centre: for the purpose of Policy a commercial establishment, the defining characteristic of which is a retail or wholesale outlet with space extensive uses and a large, regional market draw for the travelling public. The gross floor area of this establishment exceeds 8,000 square metres. A Power Centre usually has one major tenant, is located either separately or in a group with other similar establishments, and has significant regional retail, transportation and land use planning impacts. 14 MALONE GIVEN PARSONS LTD.

34 Power Centres do not include Neighourhood and Community Shopping centres as defined in Area Municipal Official Plans. Current Regional OP, Glossary New Regional Official Plan The new Regional OP generally does not identify specific commercial sites that are of Regional interest. Mapping that symbolically locates significant commercial areas in the current Regional OP is instead replaced by commercial policies that are generally set out as part of the Planned Community Structure and Urban Development Area Policies (Section 2.B and 2.D respectively). 3.0 PLANNING CONTEXT The new Regional OP implements a Planned Community Structure based on a system of nodes, corridors and other development areas connected by a network of roads, transit routes, cycling paths and pedestrian connections (2.B). The Region s area of interest regarding commercial planning in urban areas focuses on the planned function of Urban Growth Centres, Major Transit Station Areas, Reurbanization Corridors, Major Local Nodes, and Urban Designated Greenfield Areas (2.D). Map 3A Urban Area of the new Regional OP (provided in Appendix A) identifies the Galt City Centre as an Urban Growth Centre. UGCs are the primary business, civic, commercial and cultural centres of the region. The Urban Area Development Policies Section 2.D.3(b) directs that Urban Growth Centres are to serve as focal points for investment in institutional and regional-scale human services as well as commercial, recreational, cultural and entertainment land uses. Policies regarding Retail Commercial Centres are provided in Section 2.E General Policies for Urban Development. MALONE GIVEN PARSONS LTD. 15

35 3.0 PLANNING CONTEXT Policy Section 2.G directs that new Retail Commercial Centres are to locate in Urban Growth Centres, Township Urban Growth Centres, Major Transit Station Areas, Reurbanization Corridors, or Major Local Nodes. The Region of Waterloo defines retail commercial centres as a group of stores planned and developed as a unit and having a minimum gross leasable area of 10,000 square metres. Any new retail commercial centre that exceeds 42,000 sq.m. (452,000 sq.ft.) gross leasable area must locate within Urban Growth Centres, Major Transit Station Areas or Major Local Nodes (2.G.6). Applicable development applications are to be in conformity with the policies in the OP and are subject to Regional approval of a Retail Commercial Market Impact Study among others. The Retail Commercial Market Impact Study is required to demonstrate that the proposed development application does not adversely affect the planned function of any Urban Growth Centre, Township Urban Growth Centre or Major Transit Station Area. Retail and commercial permissions are also included in Major Transit Station Areas and Reurbanization Corridors. Section 2.D.6(b) directs that Major Transit Station areas will be planned and developed to achieve a mix of residential, office, institutional and commercial development, wherever appropriate. Similarly, Section 2.D.11(c) directs that Reurbanization Corridors provide a mix of residential, office, institutional and commercial development, wherever appropriate. Following the completion of the Rapid Transit Environmental Assessment, Map 3a Urban Area will then be updated to include the location of the Major Transit Station Areas and Reurbanization Corridors. 16 MALONE GIVEN PARSONS LTD.

36 Employment Areas The new Regional OP defines Employment Areas as areas designated in an official plan for clusters of business and economic activities including, but not limited to, manufacturing, warehousing, offices, and associated retail and ancillary facilities. The new Regional OP permits a conversion of lands to retail commercial centres through a municipal comprehensive review subject to criteria in accordance with the requirements of the PPS and Growth Plan. These criteria include determining that there is a need for the proposed use and that the removal or conversion of the employment land to another use will not compromise the ability of the municipality to meet the employment jobs targets determined through a municipal comprehensive review. 3.0 PLANNING CONTEXT 3.4 City of Cambridge Official Plan Commercial Designations and Structure The City of Cambridge commercial structure is defined in the City s Official Plan ( OP ). The Cambridge OP provides an organization of the city s built-up commercial areas grouped into Community Core Areas, Commercial designations, and Nodes. The Community Core Areas and Commercial designations are identified on the General Land Use Plan Map 2 of the OP which is reproduced on Figure 3.1. Nodes are identified on the OP Figures 1-4. The OP Community Core Areas, Commercial designations, and Nodes are as follows. MALONE GIVEN PARSONS LTD. 17

37 3.0 PLANNING CONTEXT OP Section 8.3 Community Core Areas Hespeler Village Preston Towne Centre Galt City Centre (also an Urban Growth Centre) OP Section 8.6 Commercial Hespeler Road Retail Centre Retail and Service Commercial Corridor (Hespeler Road Commercial District) Regional and Community Shopping Centres Regional Power Centre Commercial Areas - Classification of Commercial Designations Class 1 (Regional Shopping Centre) Commercial Class 2 (Community Shopping Centre) Commercial Class 3 (Neighbourhood Shopping Centre) Commercial Class 4 (Hespeler Road) Commercial Class 5 (Regional Power Centre) Commercial Unclassified Commercial Uses Local Shopping Centres Commercial Strips Existing Commercial Uses Home Occupations Service Stations OP Section 8.7 Nodes Regional Scale Node Community Nodes Neighbourhood Nodes 18 MALONE GIVEN PARSONS LTD.

38 Figure 3.1: City of Cambridge Official Plan Map 2 General Land Use Plan 3.0 PLANNING CONTEXT MALONE GIVEN PARSONS LTD. 19

39 3.0 PLANNING CONTEXT Limited commercial permissions are also provided on lands designated Residential; and, Employment Areas Community Core Areas The Hespeler Village, Preston Towne Centre, and Galt City Centre Community Core Areas are the historic business centres and cultural hubs of Cambridge with specialized and diverse planned functions. The Community Core Areas are described in the OP Section as the historic business centres and cultural hubs in Cambridge with specialized and diverse planned functions. The Community Core Areas are designated on Maps 2, 3, 4, and 5 of the OP including: Hespeler Village, Preston Towne Centre, and Galt City Centre. The Community Core Areas are planned to provide a wide variety of mixed uses including housing, specialized commercial uses, office, institutional, and community facilities. Enhanced transportation, transit and pedestrian access is encouraged as well as integration with the Grand River, and opportunities for unique experiences, cultural events, recreation, and specialty shopping and dining, in support of tourism and other functions. OP Section identifies that the City will recognize and encourage the use of the Community Core Areas for a variety of activities including (among others): a) areas which offer residential, employment, institutional, commercial, open space and cultural uses and activities; b) specialized shopping areas, providing goods and services to customers within and outside of Cambridge; f) tourist-oriented areas, including shopping, integrated trail systems, cultural events, scenic features, and water access along the Grand and Speed rivers. 20 MALONE GIVEN PARSONS LTD.

40 Galt City Centre is recognized as the Downtown of Cambridge as well as a designated Urban Growth Centre by the PPS. The Civic Centre is located in the Downtown as well it is a hub for Regional transit in Cambridge. Policies regarding the Community Core Areas are provided in Section 8.3 of the OP. Community Core Areas are intended to provide for a concentration of mixed uses including government and public services, commercial and retail uses, major office and office uses, institutional, recreational, social and cultural facilities, and bed and breakfast establishments. Compact development is encouraged. 3.0 PLANNING CONTEXT Commercial Hespeler Road Retail Centre The Hespeler Road Retail Centre is a major area of commercial activity in Cambridge. The area is composed of the Retail and Service Corridor; Regional and Community Shopping Centres; and a Regional Power Centre. Section of the OP identifies that the Hespeler Road Retail Centre is a major area of commercial activity in Cambridge. The Hespeler Road Retail Centre area is recognized as having three key features: (i) the Retail and Service Commercial Corridor (Hespeler Road Commercial District), (ii) Regional and Community Shopping Centres, and (iii) a Regional Power Centre. Retail and Service Commercial Corridor The OP policies identify that the Retail and Service Commercial Corridor provides for a number of specialized commercial uses that rely on large traffic volumes and which benefit from a highwayoriented location. The Corridor has primarily, a commercial function and provides a range of uses. The integration of vehicular and pedestrian movements between properties is encouraged. MALONE GIVEN PARSONS LTD. 21

41 3.0 PLANNING CONTEXT Regional and Community Shopping Centres Regional and Community Shopping Centres are permitted within the Hespeler Road Retail Centre, which includes the Cambridge Centre and various community shopping centres. The City recognizes and promotes the use of the corridor for such purposes. Regional Power Centre A Regional Power Centre, the SmartCentres Cambridge, is located within the Hespeler Road Retail Centre at Hespeler Rd. and Highway 401. The power centre includes larger and free-standing buildings. The City recognizes that the Hespeler Road Retail Centre is to develop to its full economic potential and contribute to the wellbeing of Cambridge in accordance with the policies of the OP Commercial Areas Classification of Commercial Designations Class 1 (Regional Shopping Centre) Commercial The Class 1 (Regional Shopping Centre) Commercial designation permits a Regional Shopping Centre of 36,000-53,882 sq.m. (387, ,980 sq.ft.) of gross leasable area (GLA). Cambridge Centre, located on Hespeler Rd. at Dunbar Rd., occupies the City s only Class 1 (Regional Shopping Centre) Commercial designated land. The Class 1 (Regional Shopping Centre) Commercial designation is identified on Map 2 of the OP. Section of the OP identifies that a Regional Shopping Centre is generally described as...a group of retail commercial, service commercial, and commercial recreational establishments not located in a Community Core Area but planned and developed as an integrated facility. 22 MALONE GIVEN PARSONS LTD.

42 Section 8.6.2a) identifies that a Regional Shopping Centre shall have a minimum size of 36,000 sq.m. (387,500 sq.ft.) and a maximum size of 53,882 sq.m. (579,980 sq.ft.) gross leasable area (GLA). Section (f) specifies that the maximum size of the Regional Shopping Centre at Hespeler Rd. and Dunbar Rd. (Cambridge Centre) is 46,450 sq.m. (500,000 sq.ft.) GLA as well as additional 7,432 sq.m. (80,000 sq.ft.) GLA food store (a combined total of 580,000 sq.ft.). Cambridge Centre shopping centre occupies the City s only Class 1 (Regional Shopping Centre) Commercial designated land. 3.0 PLANNING CONTEXT A minor variance increased the maximum leasable retail commercial floor area of the Cambridge Centre Regional Shopping Centre to 543,595 sq.ft. Section identifies that no additional Class 1 (Regional Shopping Centre) Commercial uses are permitted without an amendment to the OP along with supporting studies including a market impact statement among others. Class 2 (Community Shopping Centre) Commercial The Class 2 (Community Shopping Centre) Commercial designation permits a community shopping centre of 13,500-36,000 sq.m. (145, ,500 sq.ft.) GLA. The Class 2 designation applies to land occupied by the Tri-City Centre and Holiday Inn Plaza located at the northeast quadrant of Highway 401 and Hespeler Rd. Section of the OP identifies that the Class 2 (Community Shopping Centre) Commercial designation permits development of land for the purposes of a community shopping centre. Section identifies that designation permits the following uses: a) Retail and service commercial activities, including hotels and motels; MALONE GIVEN PARSONS LTD. 23

43 3.0 PLANNING CONTEXT b) Business and professional offices primarily serving the residents of the community in which the shopping centre is located; c) An automobile service station but not an auto body repair shop; d) An outdoor garden centre; and e) Commercial-recreational facilities. Section a) specifies that a community shopping centre is to be at least 13,500 sq.m. (145,300 sq.ft.) but less than 36,000 sq.m. (387,500 sq.ft.) GLA. An amendment to the OP and various supporting studies are required to add Class 2 (Community Shopping Centre) Commercial land or to permit expansion of an existing community shopping centre on Class 2 land. Section identifies that along with an amendment to the Plan, a retail impact statement and transportation facilities impact statement are required. Class 3 (Neighbourhood Shopping Centre) Commercial The Class 3 (Neighbourhood Shopping Centre) Commercial designation permits a Neighbourhood Shopping Centre of 5,000-13,500 sq.m. (53, ,300 sq.ft.) GLA. The Class 3 designation applies to various locations throughout Cambridge. Section identifies that the Class 3 (Neighbourhood Shopping Centre) Commercial designation applies to lands that may be developed for the purposes of a neighbourhood shopping centre. The Class 3 Commercial designation permits various retail and service commercial uses including: a) Retail and service commercial activities, including hotels and motels; b) Business and professional offices which, if located in Class 3 Commercial, primarily serve the residents of the neighbourhood in which the shopping centre is located; 24 MALONE GIVEN PARSONS LTD.

44 c) An automobile service station but not an auto body repair shop; d) An outdoor garden centre; and e) Commercial-recreational facilities. Section identifies that the development and use of lands in a Class 3 or Class 4 Commercial designation illustrated on Map 2 for a neighbourhood shopping centre is to be at least 5,000 sq.m. (53,820 sq.ft.) and a maximum of 13,500 sq.m. (145,300 sq.ft.) GLA. 3.0 PLANNING CONTEXT Designation of additional Class 3 land requires an amendment to the OP and submission of various studies including a retail impact statement, a statement of probable impact, a traffic impact statement, and a statement regarding design if the proposed development is not within an enclosed mall. The study requirements are detailed in the OP Section a-d. Class 4 (Hespeler Road) Commercial The Class 4 (Hespeler Road) Commercial designation applies to lands located along Hespeler Rd. from Eagle St. N. to Munch Ave. excluding the Cambridge Centre land. The designation is intended to accommodate special commercial activities. Class 4 land may also be used for neighbourhood shopping centre, local shopping centre, and various retail commercial uses. Section identifies that the Class 4 (Hespeler Road) Commercial designation applies to lands that should be reserved primarily for the development and use of those special commercial activities requiring a: a) substantial site area in order to provide private off-street customer parking and outdoor display facilities; b) substantial floor area for indoor display which cannot be readily provided in the Community Core Areas or in shopping centres; c) site with visual prominence and/or good vehicular access in order to establish activities which are intended MALONE GIVEN PARSONS LTD. 25

45 3.0 PLANNING CONTEXT to provide a commercial service to the residents or businesses of the city as a whole from a single location, or which can be readily identified by the travelling public; and d) location convenient to Industrial Designations. Notwithstanding this, Section identifies that the Class 4 Commercial designation may also be used for a neighbourhood shopping centre, local shopping centre, and a range of retail and commercial uses including: a) a neighbourhood shopping centre in accordance with the provisions of Section of this Plan; b) a local shopping centre in accordance with the provisions of Section of this Plan; c) any retail commercial purpose; d) any service commercial purpose including any business or professional office, hotels, motels, and any commercialrecreational use; and e) for a wholesale showroom and warehouse. Section directs that no By-law shall be passed to permit development of any single site or parcel of land designated Class 4 Commercial which exceeds 13,500 sq.m. (145,300 sq.ft.) GLA. Additionally, no lands in the Class 4 Commercial designation can be subdivided or severed by consent of the City of Cambridge Committee of Adjustment. Class 5 (Regional Power Centre) Commercial The Class 5 (Regional Power Centre) Commercial designation permits a Regional Power Centre of up to 65,985 sq.m. (710,269 sq.ft.) gross leasable commercial floor area (GLCFA). The designation applies to land occupied by SmartCentres Cambridge (I) located at the southeast quadrant of Highway 401 and Hespeler Road, north of Pinebush Rd. 26 MALONE GIVEN PARSONS LTD.

46 Section of the OP directs that the Class 5 (Regional Power Centre) Commercial designation applies to land that should be reserved primarily for the development and use as a Regional Power Centre to accommodate those special commercial activities requiring: a) a substantial site area in order to provide private offstreet customer parking and outdoor display facilities; 3.0 PLANNING CONTEXT b) substantial floor area for indoor display in the form of large, free standing buildings, often referred to as big box retail operations; c) substantial site area to permit the placement of big boxes in a way that results in a comprehensively designed Regional Power Centre, having linked vehicular and pedestrian travel routes and other integrated site features; and d) a site with visual prominence and/or good vehicular access in order to establish activities which are intended to provide commercial goods and services to Regional scale and larger markets, or which can be readily identified by the travelling public. Section directs that Class 5 (Regional Power Centre) Commercial lands may be used for: a) any service commercial purpose, including business or professional offices and any commercial-recreational use; b) a wholesale showroom and warehouse; c) an automobile service station but not an auto body repair shop; d) an integrated multi-use commercial development including recreation facilities, a hotel and trade centre, and office development in accordance with the permitted uses in the Employment Corridor Designation; e) any purpose considered by Council as accessory to the Class 5 Commercial designation. The maximum size of the Regional Power Centre is 65,985 sq.m. (710,260 sq.ft.) gross leasable commercial floor area (GRCFA). MALONE GIVEN PARSONS LTD. 27

47 3.0 PLANNING CONTEXT However, minor expansions may be permitted by amendment to the Zoning By-law or by minor variance subject to submission of a retail impact statement and transportation facilities impact statement if requested by the City (Section ). The Class 5 (Regional Power Centre) Commercial designation applies to land located at the southeast quadrant of Highway 401 and Hespeler Road, north of Pinebush Rd. Figure 5 of the OP illustrates the geographic extent of the area which is composed of Sites A, B, and C (reproduced in Appendix A). The OP policy directs that the 65,985 sq.m. (710,260 sq.ft.) GRCFA is allocated as follows: Site A: 62,429 sq.m. (671,980 sq.ft.) Site B: 3,556 sq.m. (38,280 sq.ft.) Site C: 0 sq.m. The maximum square footage for Sites A and B were established through an OMB order. The GRCFA definition applies to the Class 5 (Regional Power Centre) Commercial designation (whereas GLA is primarily identified elsewhere). Chapter 13 Glossary of Terms includes the Regional Power Centre at the Southeast Intersection of Highway 401 and Hespeler Road which identifies the defining characteristics, as well as size and use restrictions in addition to those identified in Section Section identifies permitted non-retail uses within the Class 5 Commercial designation (including Site C). Permitted uses include business or professional office, commercial-recreation use, wholesale showroom and warehouse, automotive service station, hotel and trade centre, and office development. 28 MALONE GIVEN PARSONS LTD.

48 3.4.4 Unclassified Commercial Designations Local Shopping Centres Local Shopping Centres are to be a minimum 500 sq.m. (5,380 sq.ft.) and are not to exceed a maximum of 5,000 sq.m. (53,820 sq.ft.) GLA. Section of the OP identifies that Local Shopping Centres are permitted on Hespeler Road Class 4 Commercial land and Low and Medium Density Residential areas. 3.0 PLANNING CONTEXT Lands in Class 4 Commercial designations on Map 2 and, where provision has been made in a site-specific amendment to the City s Zoning By-law, and lands in a Low and Medium Density Residential Designation on Map 2 may be developed and used for the purposes of a Local Shopping Centre. Council may pass By-laws, facilitate or encourage development or redevelopment of Local Shopping Centre land without amendment to the OP for the purpose of: a) retail and service commercial facilities; b) business and professional offices which serve the area in which the local shopping centre is located and where retail stores and other service commercial facilities are also provided; c) an automobile service station but not an auto body repair shop; and d) an outdoor garden centre. Section specifies that Local Shopping Centres are to have a minimum of 500 sq.m. (5,380 sq.ft.) and are not to exceed a maximum of 5,000 sq.m. (53,820 sq.ft.) GLA within at least three separate leasable units of different tenants. Additional Local Shopping Centre lands in a Low and Medium Density Residential designation are not permitted unless various studies are carried out and criteria met which address various items MALONE GIVEN PARSONS LTD. 29

49 3.0 PLANNING CONTEXT including: location attributes, design, traffic impact, and market opportunity. Commercial Strips A Commercial Strip is an area of existing linear commercial development. Retail stores within Commercial Strips are permitted up to a maximum 300 sq.m. (3,230 sq.ft.) GLA. Commercial Strips are described in Section of the OP as follows. A Commercial Strip is an area of existing linear commercial development along a road occupying lands within the areas shown on Figure 6 which are designated on Map 2 as Low and Medium Density or High Density Residential or Industrial designations. No new Commercial Strips or the extension of Commercial Strips are permitted. Retail stores are permitted up to a maximum 300 sq.m. (3,230 sq.ft.). Other permitted uses include; banks, restaurants, laundry or dry cleaners, barbershops, beauty salons or funeral homes; offices serving the area; hotels and motels; service stations; dwellings over stores; and bed and breakfast establishments. Existing Commercial Uses Section identifies that Existing Commercial Uses apply to any lands used for an existing commercial purpose in any designation for which no provision is made by the OP. Home Occupations Section includes policies regarding Home Occupations, a growing trend where people work from home. Home Occupations are permitted as an accessory use to a dwelling unit provided certain criteria are satisfied. 30 MALONE GIVEN PARSONS LTD.

50 Service Stations Section directs that lands may be developed and used for the purposes of an automobile service station but excluding auto body repair in the Galt City Centre, Preston Towne Centre, Hespeler Village (subject to provisions of Section 3.B.6), and any Regional Shopping Centre designation Retail Impact Statement / Market Opportunity Study The OP Commercial policies include various references to and requirements for submission of a Retail Impact Statement or a Market Opportunities Study. The components and criteria of a Retail Impact Statement or Market Opportunities Study vary within each of the OP Commercial designations where such a study is referenced and include: Class 1 (Regional Shopping Centre) Commercial, Class 2 (Community Shopping Centre) Commercial, Class 3 (Neighbourhood Shopping Centre) Commercial, and Class 5 (Regional Power Centre) Commercial. Within the Unclassified Commercial Uses, market studies are identified in the Local Shopping Centres section of the OP. The descriptions and components of a Retail Impact Statement or Market Opportunities Study as identified in the OP are as follows. 3.0 PLANNING CONTEXT Class 1 (Regional Shopping Centre) Commercial A retail impact statement must demonstrate to the satisfaction of Council that...sufficient total and residual retail marketing opportunities are, or are likely to become available to support the proposed shopping centre as a reasonably economically feasible regional shopping centre. (OP Section a) Class 2 (Community Shopping Centre) Commercial A retail impact statement must demonstrate to the satisfaction of Council that...sufficient total and residual retail marketing opportunities are, or are likely to become available to support the proposed community shopping centre as a reasonably economically feasible commercial undertaking. (OP Section a). MALONE GIVEN PARSONS LTD. 31

51 3.0 PLANNING CONTEXT Class 3 (Neighbourhood Shopping Centre) Commercial A retail impact statement must demonstrate to the satisfaction of Council that...there are sufficient marketing opportunities available, or likely to become available within the proposed shopping centre s trade area to support the proposed shopping centre as a reasonably economically feasible commercial undertaking, and illustrates the probable extent to which exiting commercial uses within the proposed shopping centre s trade area will experience a loss of trade as a result of the development of the proposed shopping centre and the probable length of time it will take for the trade of the existing commercial uses to be restored to their existing levels. (OP Section b) A statement of probable impact on the social and physical structure and environment of the neighbourhood is also required. If the proposed development is non-enclosed, a statement explaining why the shopping centre should not be enclosed is also required, among other studies. Class 5 (Regional Power Centre) Commercial A retail impact statement must demonstrate to the satisfaction of Council that...such expansion shall not have an unacceptable adverse impact on the planned function of the City Centre, other traditional commercial centres and existing and approved shopping centres. (OP Section a) Unclassified Commercial Uses Local Shopping Centre Within the Unclassified Commercial Uses, market studies are identified in the Local Shopping Centres section of the OP. Additional Local Shopping Centre lands are not permitted within one kilometre radius of any existing commercial facilities or other lands approved for future commercial development, and if it is not at an intersection of two roads shown on Map 2 of the OP (Section i) and ii)). 32 MALONE GIVEN PARSONS LTD.

52 If that criterion is not met, a market opportunities study is required which demonstrates to the satisfaction of Council...that there is an adequate market available within the proposed shopping centre s trade area to support it as a reasonably economically viable commercial undertaking, taking into account the extent to which the available market may already be served by existing or approved commercial development within 1.0km of the proposed site. (OP Section iv). 3.0 PLANNING CONTEXT Chapter 13 Glossary of Terms A retail impact statement is defined in Chapter 13 Glossary of Terms. A retail impact statement is an analysis of the retail markets available to support a proposed commercial development project and includes where applicable an evaluation of the economic feasibility of undertaking the development project as proposed and an assessment of the probable economic impact of the proposed development on existing and approved retail commercial facilities in the Community Cores Areas of the city s various communities and /or other shopping centres. (City Official Plan, revised) Nodes Section 8.7 of the OP identifies Nodes which are grouped into three categories: Regional Scale Node; Community Nodes; and, Neighbourhood Nodes. Figures 1 to 4 of the OP (reproduced in Appendix A) illustrate the location and boundaries of the Regional and Community Nodes. The location of those Nodes are illustrated on the following map. Adjacent lands to the existing Nodes of Figures 1, 2, and 3 are identified as future study areas for inclusion in the Node boundary (Modification 67, 68, and 71 respectively). MALONE GIVEN PARSONS LTD. 33

53 3.0 PLANNING CONTEXT Figure 3.2: City of Cambridge Community Nodes Source: Cambridge OP Map 2; Community Nodes added by MGP sourced from OP Figures MALONE GIVEN PARSONS LTD.

54 Section of the OP identifies that Nodes are areas where a mix of transit oriented development, such as housing, employment, and services are concentrated. Nodes are generally located at major intersections and are served by transit. They are intended to serve more localized functions than that of the Community Core Areas. Regional Scale Node 3.0 PLANNING CONTEXT The description of the location and permitted uses within the Regional Scale Node are identified in OP Section Detailed land use policies and the finalization of the Regional Scale Node boundaries are to be established by a Secondary Plan and an amendment to the OP. Figure 1 of the OP identifies the boundaries of the Regional Scale Node (reproduced in Appendix A of this report). Various background studies are intended to be used as input to the formulation of the Secondary Plan including this Comprehensive Commercial Review Study. Community Nodes The description of the location and permitted uses within Community Nodes are identified in OP Section The three Community Nodes are: Can-Amera/Hespeler Road Community Node Main Street and Dundas Street South Community Node Queen Street, Goebel Avenue and Holiday Inn Drive Community Node Detailed land use policies and the finalization of the Community Node boundaries of the Can-Amera/Hespeler Road Community Node and the Main Street and Dundas Street South Community Node are to be established by a Secondary Plan and an amendment to the OP. MALONE GIVEN PARSONS LTD. 35

55 3.0 PLANNING CONTEXT Community Nodes are identified on Figures 2-4 of the OP (reproduced in Appendix A of this report). Any additional Community Nodes require a Secondary Plan study and amendment to the OP. Various background studies are intended to be used as input to the formulation of the Secondary Plan including this Comprehensive Commercial Review Study. Modification No. 47 of the OP identifies that approximately 36 hectares of land located at the northeast quadrant of Franklin Boulevard and Main Street has been justified for conversion from employment land in accordance with the provisions of the Provincial Growth Plan and based on the Council approved Hemson Report. As a result, that land is shown as Future Study Area for inclusion in the node illustrated on Figure 3 of the OP. Various studies and a secondary plan (OPA) are required. Neighbourhood Nodes Neighbourhood Nodes provide a mix of uses intended to support the surrounding neighbourhood. Permitted uses include those identified in the Class 3 (Neighbourhood Shopping Centre) Commercial designation, as well as recreational and cultural, and open space uses Commercial Permissions in Other Designations Residential Section of the OP identifies that compatible community facilities and commercial uses are permitted within Residential designations. Convenience commercial establishments may be permitted on Residential land provided they are compatible and integrated with the surrounding development and primarily serve the needs of the area residents, among other criteria. Section identifies that a grocery store or variety store of up to 300 sq.m. (3,000 sq.ft.) GLA may be permitted. 36 MALONE GIVEN PARSONS LTD.

56 Policy allows mixed use development within the High Density Residential designation provided that the non-residential component does not exceed 50% of the total building floor area. Employment Areas A limited range and scale of complementary retail/commercial uses are permitted in Employment Areas. Section of the OP provides direction regarding retail uses in Employment Areas as follows: 3.0 PLANNING CONTEXT 1. Large format and stand alone retail uses and shopping centres in accordance with Sections and and commercial strip development are not permitted with the Employment designations of this Plan. 2. Complementary uses including: licensed child care establishments; food service, medical; financial institutions; security services; and janitorial services may be permitted on a limited basis within industrial malls provided the uses are compatible with the development and operation of industrial uses and which serve the employment area. 3. The retail sale of products manufactured, processed, fabricated or assembled on the same site is permitted within the Employment designation on a limited basis. MALONE GIVEN PARSONS LTD. 37

57 3.0 PLANNING CONTEXT 3.5 Commercial Structure and Roles The Cambridge Official Plan has a broad range of commercial land use designations similar to most Ontario Official Plans. A useful tool in assessing Cambridge s existing structure of commercial designations and related policies is to compare it with those provided in other Ontario community Official Plans. While no Official Plan is exactly alike, reference to several Ontario municipal Official Plans and the related commercial hierarchies or structures and policies is instructive in identifying similarities and significant differences between Cambridge s structure of commercial designations and those commonly found in other municipalities. Although commercial structures and the distribution of retail space in Ontario municipalities have changed and evolved over the years, most mid-sized and larger municipalities and their Official Plans have some form of commercial structure containing some or all of the major commercial components as set out in the following table. 38 MALONE GIVEN PARSONS LTD.

58 Table 3.1: Generic Commercial Structure Type and Function Typical Centre Size (sq.ft.) Regional > 500,000 1,000,000+ Sub-Regional or District 300, ,000 Community 150, ,000 Neighbourhood 50, ,000 Convenience < 30,000 50,000 Commercial Corridor or Arterial Commercial Downtown Core Mixed Use wide variation wide variation depending on evolution of the market wide variation Typical Tenant Characteristics Extensive variety of general merchandise including one or two full line department stores (i.e. The Bay and Sears) or discount department stores (i.e. Target and Walmart) and/or other anchor stores such as home improvement, Canadian Tire, theatre. Emphasis on general merchandise and apparel, comparison shopping Typically anchored by a larger scale supermarket and/or discount department store Typically anchored by a supermarket and/or discount department store Large drug store Supermarket, Drug Stores, Services Drug Stores, Services, Bank, Convenience stores Multiple market focus local and regional Stand alone or large formats Tenanting themes such as home centre, discount/offprice, fashion outlet, power centre, automotive Some larger tenancies of 20, ,000+ sq.ft. Specialty retail and services Restaurants and entertainment Unique character Multiple market focus High proportion of non-retail commercial Mix of commercial and residential in compact urban form Multi-purpose Retail, service, community, institutional, cultural, recreational and residential uses. 3.0 PLANNING CONTEXT MALONE GIVEN PARSONS LTD. 39

59 3.0 PLANNING CONTEXT The following table summarizes the commercial structure defined by Cambridge s Official Plan commercial designations. Table 3.2: Cambridge Official Plan Commercial Designations Commercial Designation and Core Area Size Specified in Official Plan Official Plan Description Class 1 (Regional Shopping Centre) Commercial Class 2 (Community Shopping Centre) Commercial Class 3 (Neighbourhood Shopping Centre) Commercial 36,000-53,882 sq.m. (387, ,980 sq.ft.) GLA 13,500-36,000 sq.m. (145, ,500 sq.ft.) GLA 5,000-13,500 sq.m. (53, ,310 sq.ft.) GLA Group of retail commercial, service commercial and commercial recreational establishments not in a Core Community Area but planned as an integrated facility The shopping centre will serve a regional trade area. A group of commercial establishments that serve the surrounding community. Uses include retail and service commercial activities, hotels and motels, offices serving the surrounding community, service stations, outdoor garden centres, and commercial recreational facilities. A group of commercial establishments that serve the surrounding neighbourhood. Uses include retail and service commercial activities, hotels and motels, offices serving the surrounding neighbourhood, service stations, outdoor garden centres, and commercial recreational facilities. Cambridge Examples Cambridge Centre Tri-City Plaza & the Holiday Inn Plaza South Cambridge Centre & the Highland Centre 40 MALONE GIVEN PARSONS LTD.

60 Commercial Designation and Core Area Class 4 (Hespeler Road) Commercial Size Specified in Official Plan Max 13,500 sq.m. (145,310 sq.ft) GLA per single site Official Plan Description Lands for special commercial activities requiring a large site area for off-street parking and displays, large floor areas for indoor displays, visual prominence and good vehicular access, and a convenient location to Industrial Designations. Uses permitted include a neighbourhood shopping centre, a local shopping centre, any retail commercial purpose, any service commercial purpose including offices and hotels, and a wholesale showroom or warehouse. Cambridge Examples SmartCentres Cambridge (II) 35 Pinebush Rd. (Canadian Tire etc.) & the Winners Plaza 480 Hespeler Rd. 3.0 PLANNING CONTEXT Class 5 (Regional Power Centre) Commercial Max. 65,985 sq.m. (710,260 sq.ft.) GRCFA Lands for special commercial activities requiring a large site area for off-street parking and displays, large floor areas for big box free standing buildings, large area for a comprehensive design, visual prominence and good vehicular access for goods and services at a Regional scale SmartCentres Cambridge (I) 50 Pinebush Rd. (Walmart, Rona, etc.) Uses permitted include any service commercial purpose including office and commercial-recreational uses, a wholesale showroom or warehouse, service station, an integrated multi-use commercial development, and any purpose considered by Council as accessory to the designation. Community Core Area N/A Specialized commercial uses serving customers from both inside and outside of Cambridge. Hespeler, Preston, Galt MALONE GIVEN PARSONS LTD. 41

61 3.0 PLANNING CONTEXT Unclassified Commercial Uses Local Shopping Centres Commercial Strips Existing Commercial Uses Nodes Regional Scale Node Size Specified in Official Plan Min 500 sq.m. max. 5,000 sq.m. (5,400-53,800 sq.ft.) GLA with a min. 3 units Retail stores of max. 300 sq.m. (3,200 sq.ft.) GLA Official Plan Description Permitted on Class 4 Commercial lands and where zoned on Low and Medium Density Residential land. Must be at least 1km radius of any existing or approved future commercial facilities. Located at the intersection of two roads. Subject to criteria and requirements. Linear development along a road. Permitted on Low and Medium Density or High Density Residential or Industrial designations. New development only permitted as infill. Uses include limited retail, banks, restaurants, personal services, hotels, motels, auto service, among others. n/a Any other commercial use for which no provision is assigned. Extension or enlargement only permitted subject to criteria. Size Specified in Official Plan Per OP Section Official Plan Description Located at Hespeler Rd. and Eagle St./Pinebush Rd. Retail and service uses serve the broad regional area Evolve to include high density residential and additional employment uses (i.e. mixed use) in support of a rapid transit station. Uses permitted include those in the Class 5 (Regional Power Centre) Commercial designation, as well as office, residential, hotel/convention, recreational/cultural, open space uses. 42 MALONE GIVEN PARSONS LTD.

62 Community Nodes Per Class 2 (Community Shopping Centre) Commercial Located at major intersections along arterial roads. Service surrounding neighbourhoods. Medium to high density mixed use centres. Uses permitted include those in the Class 2 (Community Shopping Centre) Commercial designation, as well as residential, institutional, recreational, open space uses. 3.0 PLANNING CONTEXT Neighbourho od Nodes Per Class 3 (Neighbourhood Shopping Centre) Commercial Mix of uses support the surrounding neighbourhood. Uses permitted include those of the Class 3 (Neighbourhood Shopping Centre) Commercial designation, as well as recreational/cultural, open space. The following table provides a summary comparison of the generic retail/commercial structure typically found in Ontario community Official Plans, with that defined by the Cambridge Official Plan commercial designations. MALONE GIVEN PARSONS LTD. 43

63 3.0 PLANNING CONTEXT Table 3.3: Comparison of a Generic Structure and the Cambridge Official Plan Commercial Designations Generic Retail/Commercial Cambridge Official Plan Structure Commercial Designations Regional Class 1 (Regional Shopping Centre) Commercial and Similar to Class 5 (Regional Power Centre) Commercial, and Regional Scale Node District N/A Community Class 2 (Community Shopping Centre) Commercial; and, Community Nodes permit Class 2 designations Neighbourhood Class 3 (Neighbourhood Shopping Centre) Commercial Neighbourhood Nodes permit Class 3 designations Convenience Local Shopping Centres on Class 4 (Hespeler Road) Commercial Corridor, Arterial Commercial Commercial land and where zoned; and, Where zoned, on Low and Medium Density Residential Designations Class 4 (Hespeler Road) Commercial Downtown/Central Area Community Core Areas 44 MALONE GIVEN PARSONS LTD.

64 Mixed-Use No specific Mixed-Use designation Mixed uses are permitted in Community Core Areas Regional Scale Node Hespeler/Eagle/Pinebush is intended to include high density residential and employment uses in support of rapid transit station 3.0 PLANNING CONTEXT Community Nodes are planned to be medium to high density mixed use centres Commercial Strips permit dwelling units over stores Mixed residential-commercial development is encouraged through integration of Local Shopping Centres in Residential designations Integrated multi-use commercial is encouraged in the Class 5 (Regional Power Centre) Commercial designation Land use designations within the Cambridge commercial structure are generally in line with that of many Ontario Official Plans. The Cambridge OP identifies and differentiates local from regional serving designations. However the OP does not include a District Commercial designation and does not specifically identify a Mixed Use designation. The commercial structure defined in the Cambridge OP is generally in line with the commercial policies defined in other Ontario municipal OP s. The Cambridge structure of commercial designations differentiates roles of functions of varying retail/commercial facilities. MALONE GIVEN PARSONS LTD. 45

65 3.0 PLANNING CONTEXT Downtown/Central Area Like many Ontario Official Plans, the Cambridge OP includes a designation relating to the downtown core areas. Like many municipal Official Plans, the Cambridge OP includes a specific designation relating to its three community downtowns. The Commercial Core or Central Area designation commonly describes a mixed use, multi-functional area. Typically, the downtown is also the historic centre of a municipality. These areas offer unique shopping and leisure destination facilities not normally found in commercial areas and shopping centres outside the downtown. The permitted uses include a wide range of commercial and noncommercial facilities. The Cambridge OP includes the Community Core Area designation which, like most OPs, includes policies relating to the downtown areas. The policies describe the Community Core Areas as providing a mix and range of uses including commercial with specialized shopping areas, institutional, cultural, residential, and employment uses. The Galt City Centre is recognized as Downtown Cambridge and is the City s Urban Growth Centre as designated by Places to Grow. The Community Core Area designation is similar to that of other municipalities providing for a mix of uses that typically serve a local and larger market area. Regional and District Commercial The Cambridge OP identifies Regional Commercial designations relating to high order, large scale retail, regional shopping facilities. The Class 1 (Regional Shopping Centre) and the Class 5 (Regional Power Centre) Commercial designations provide for regional serving functions. The Cambridge OP identifies two regional serving commercial designations: Class 1 (Regional Shopping Centre) Commercial, and Class 5 (Regional Power Centre) Commercial. These designations provide for large scale retail and shopping facilities. These designations provide for commercial uses that serve both the city 46 MALONE GIVEN PARSONS LTD.

66 residents and those in the surrounding regional area, offering a wide range of goods and services in an enclosed (Cambridge Centre) regional shopping centre and a non-enclosed (SmartCentres Cambridge) power centre format. The Cambridge OP does not include a District Commercial designation. The Cambridge OP does not include a District Commercial designation. However, the By-law includes a subregional shopping centre zone. As described in Section 5 of this report, some of the existing retail/commercial facilities in Cambridge (including the South Cambridge Centre/Highland Centre and the Tri-City Plaza) have a district and/or sub-regional market draw 3.0 PLANNING CONTEXT Regional and District Commercial designations generally apply to the largest concentration of retail facilities and largest scale retail facilities of a municipality. Traditionally, they apply to shopping centres that serve and attract customers from within and beyond the local municipality and serve a surrounding district and regional area. Regional and district shopping centres and uses are usually located on major arterial roads and at intersections of high visibility and ease of access. Regional and district shopping centres tend to be differentiated from each other based by size, extent of market draw, location and access. Community Commercial Similar to many Ontario Official Plans, the Cambridge OP includes a Community Commercial designation which is identified by the Class 2 (Community Shopping Centre) Commercial designation. Community commercial designations typically define sites intended to serve a community area or a group of communities by offering retail and services beyond the daily or weekly requirements of the residents of the area. The Cambridge OP includes the Class 2 (Community Shopping Centre) Commercial designation which provides a range of retail and service commercial activities. MALONE GIVEN PARSONS LTD. 47

67 3.0 PLANNING CONTEXT Neighbourhood Commercial The Cambridge OP includes a Neighbourhood Commercial designation through the Class 3 (Neighbourhood Shopping Centre) Commercial designation. Neighbourhood commercial facilities are intended to serve the surrounding residential area by offering goods and services required on a daily and/or weekly basis. Neighbourhood commercial designations usually describe shopping plazas which are of a smaller scale than community commercial centres. The Cambridge OP includes a Neighbourhood Commercial designation which is identified as the Class 3 (Neighbourhood Shopping Centre) Commercial designation. Convenience Commercial The Cambridge OP does not specifically identify a Convenience Commercial designation, although convenience commercial establishments may be permitted on Commercial Strips and Residential designations and are similar to Local Shopping Centres. Convenience commercial sites are intended to serve the convenience and day to day needs of a surrounding local neighbourhood. These facilities are usually encouraged to locate on collector or local roads and permit small scale retail and service type uses. The Cambridge OP does not have a convenience commercial designation although convenience commercial establishments including retail stores up to 300 sq.m. (3,000 sq.ft.) are permitted in Commercial Strips as well as various service and commercial uses (only by way of infill to existing Commercial Strips). As well, the OP identifies that a neighbourhood grocery store and convenience store of up to 300 sq.m. (3,000 sq.ft.) may be permitted in Residential designations. The size of Local Shopping Centres of 500-5,000 sq.m. (5,300 sq.ft.-53,800 sq.ft.) is similar to a convenience commercial centre. The OP also permits Local 48 MALONE GIVEN PARSONS LTD.

68 Shopping Centres within the Class 4 Commercial designation where zoned, and within Residential areas. It is often the case with OP s that convenience commercial uses are permitted in Residential designated areas since they are intended to service the convenience needs of the local population. Commercial Corridor / Commercial Arterial 3.0 PLANNING CONTEXT The Cambridge OP identifies a commercial corridor through the Class 4 (Hespeler Road) Commercial designation. Commercial corridors are often provided to accommodate large scale uses, uses that require large land parcels, and those that serve the travelling public, residents, and visitors. The Cambridge OP includes a Commercial Corridor designation which is identified as the Class 4 (Hespeler Road) Commercial designation. Mixed Use The Cambridge OP does not specifically identify a Mixed Use designation. However, mixed uses are encouraged in the Community Core Areas, Regional Scale Node, Community Nodes, Commercial Strips, integration of Local Shopping Centres in Residential designations, and to some extent on land within the Class 5 (Regional Power Centre) Commercial designation. Mixed use designations encourage a mix of commercial and residential development. These multi-purpose facilities or areas offer a wide range of retail, service, community, institutional, cultural, recreational, residential uses and to some extent, specify an integrated form. The Cambridge OP does not specifically identify a Mixed Use designation, however: mixed uses are permitted in the Cambridge Community Core Areas; MALONE GIVEN PARSONS LTD. 49

69 3.0 PLANNING CONTEXT the Regional Scale Node at Hespeler Rd. and Eagle St./Pinebush Rd. is planned to include high density residential and additional employment uses in support of a rapid transit station; Community Nodes are planned to be medium to high density mixed use centres; Commercial Strips permit dwelling units over stores; Mixed residential-commercial development is encouraged through integration of Local Shopping Centres in Residential designations; the Class 5 (Regional Power Centre) Commercial designation encourages the integration of multi-use commercial development including recreational facilities, hotel and trade centre, and office development; and, The High Density Residential designation permits mixed use development provided that the non-residential component does not exceed 50% of the total building floor area. 3.6 Cambridge Zoning By-Law The Commercial zones identified in the City of Cambridge Zoning By-law to some extent reflect the commercial designations provided in the Official Plan. Additional commercial categories are provided in the By-law compared with the OP structure. The City of Cambridge Zoning By-law regulates the use of land and the development that can occur. The Commercial Use Class Zones to some extent reflect the commercial policies of the Official Plan. However, the Zoning By-law includes additional commercial categories than those identified in the OP. As well, some of the development sizes are not reflective of the existing space. The following chart provides a summary of the Commercial Class Zones and the primary purpose corresponding to each zone. 50 MALONE GIVEN PARSONS LTD.

70 Table 3.4: Summary of the City of Cambridge Zoning By-law Commercial Class Zones Zone Class C Zone Symbol C1 Primary Purpose for Zone commercial uses in the City Centre, the Preston community s central area and central Hespeler 3.0 PLANNING CONTEXT C2 commercial uses in the Blair Centre and strip commercial areas C3 neighbourhood grocery stores and variety stores in residential areas outside the cores C4 commercial uses in the Hespeler Road commercial development area C5 automobile service stations and gas bars C6 a regional power centre CS CS1 a regional shopping centre CS2 a subregional shopping centre CS3 a community shopping centre CS4 a neighbourhood shopping centre CS5 a local shopping centre Permitted Uses A range and variety of uses are permitted within the various commercial class zones identified in the Cambridge Zoning By-Law. These uses include: retail commercial establishments, service commercial establishments, commercial - recreational establishments, places of amusement, and recreation centres. Limited residential uses are permitted in the commercial class zones MALONE GIVEN PARSONS LTD. 51

71 3.0 PLANNING CONTEXT subject to regulation of the By-law. Some of the Commercial class zones (i.e. C1 and C4) permit institutional and industrial uses. The Zoning map and a full list of permitted uses within each of the By-law zones is provided in Appendix A of this report. Shopping Centres in CS-Class Zones The CS-Class Zone only permits a shopping centre. Section of the Cambridge Zoning By-law directs that no land shall be used and no building or structure shall be erected, located or used in a CS-class zone except for the purpose of a shopping centre. Special regulations also apply to Local and Neighbourhood Shopping Centres in Commercial Zone Class C1, C4, and CS5. It is noted that the Zoning By-law identifies a Subregional shopping centre category which is not reflected in the OP commercial structure. As well, the maximum gross leasable retail commercial floor area (GLRCFA) identified in the By-law for the CS1 Regional Shopping Centre zone, is 46,450 sq.m. (500,000 sq.ft.) (Zoning By-law Section 3.3). However, the OP identifies that the maximum permitted in the Class 1 (Regional Shopping Centre) Commercial designation is 53,882 sq.m. (580,000 sq.ft.) gross leasable area (GLA) (composed of 46,450 sq.m. (500,000 sq.ft.) GLA shopping centre use and 7,432 sq.m. (80,000 sq.ft.) GLA food store use). A minor variance increased the total permitted shopping centre size to 50,502 sq.m. (543,595 sq.ft.) GLRFA. Also, it is noted that the Zoning By-law identifies the C6 Regional Power Centre which is not included within the shopping centre zones. 52 MALONE GIVEN PARSONS LTD.

72 4.0 COMMERCIAL CONTEXT This section includes a review of the retail/commercial context and the functional retail/commercial structure of Cambridge. A review of the retail/commercial context of the surrounding market area is also provided. 4.1 Cambridge Commercial Space Context In November 2013, The Dalvay Group under the direction of MGP conducted a measured inventory of retail and service commercial space in the City of Cambridge. The inventory of gross leasable area including upper floor space, includes food stores, non-food stores, services, other commercial space, and vacant space. A measured inventory of retail space was conducted in the surrounding market area of Cambridge including North and South Dumfries, and parts of Puslinch and Flamborough. Reference was also made to previous inventories carried out by MGP in the Region of Waterloo. The retail inventory is grouped into the following categories: Food store type merchandise (FSTM); Department store type merchandise and home improvement related space (DSTM/HI), Other retail space; and, Services and other commercial space. MALONE GIVEN PARSONS LTD. 53

73 4.0 COMMERCIAL CONTEXT FSTM includes supermarkets and grocery stores, convenience stores (including those in gas stations), bulk food, bakeries, candy/nut stores, green grocers, meat markets, fish and seafood markets, delicatessens, cheese stores, coffee/tea shops and other specialty food stores. Supermarkets and grocery stores sell a general line of food including; canned, dry and frozen foods; fresh fruits and vegetables; fresh and prepared meats, fish, poultry, dairy products, baked products and snack foods. These stores also sell a range of nonfood household products such as household paper products, toiletries and non-prescription drugs. Grocery stores are generally smaller in size than supermarkets and provide a more limited range of products and items. DSTM/HI includes department stores, furniture and home furnishings stores, electronics and appliance stores, building material, garden equipment and supplies, health and personal care stores, clothing and clothing accessories, sporting goods, hobby, book and music stores, general merchandise stores including home and auto supply, tires/batteries/accessories (HATBA) stores, and other miscellaneous retailers. Other Retail includes second hand merchandise, liquor/beer/wine stores, and other miscellaneous quasi-commercial retailers. Services include food services and drinking places (including licenced and un-licenced restaurants), repair and maintenance services, personal and laundry, financial services, medical services, other professional services, other services, and entertainment and fitness. Figure 4.1 illustrates the distribution of retail/commercial space in Cambridge grouped into commercial areas. The areas reflect the current Official Plan commercial land use designations. The commercial areas include the following: 54 MALONE GIVEN PARSONS LTD.

74 Hespeler Village Community Core Area Tri-City Plaza/Holiday Inn Commercial Area SmartCentres Cambridge Hespeler Road Corridor Cambridge Centre Preston Towne Centre Community Core Area Blair Core Area Other Cambridge North (all other locations north of Can- Amera Parkway and Dunbar Road) Delta Centre Area Galt City Centre South Cambridge Centre/Highland Centre St. Andrew s & Cedar Street Other Cambridge South (all other locations south of Can- Amera Parkway and Dunbar Road). The following figure illustrates the commercial areas and various shopping centres in Cambridge and a summary table of the retail/commercial space by area follows. Details are provided in Appendix B. MALONE GIVEN PARSONS LTD. 55

75 Figure 4.1: Cambridge Commercial Context 4.0 COMMERCIAL CONTEXT 56 MALONE GIVEN PARSONS LTD.

76 Table 4.1: City of Cambridge Retail/Commercial Space by Location and Official Plan Designation (sq.ft. GLA) OP Designation Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 Hespeler Road Retail Centre Community Core Area Node Hespeler Village Community Shopping Centre Community Node Tri City Plaza/ Holiday Inn Plaza Regional Power Centre Regional Node SmartCentres Cambridge Hespeler Rd Commercial SC and Nodes Hespeler Rd Corridor Regional Shopping Centre Regional Node Cambridge Centre Community Core Area Blair Village Core Area Preston Towne Centre Blair Core Area 4.0 COMMERCIAL CONTEXT Supermarkets & Grocery 0 61, , Other Food 1,800 17, ,100 1,800 12,400 0 Total FSTM 1,800 78, ,100 89,300 12,400 0 Department Stores , , WMC HATBA , Other General Merchandise 0 46,800 10, ,900 1,700 13,800 0 Health and Personal Care 0 20, ,000 10,100 5,700 0 Clothing and Accessories 5, ,500 76, ,400 25,800 0 Furniture & Furnishings 3, , , ,800 19,400 8,600 0 Other DSTM 6,100 14,500 46,800 75,700 43,900 13,600 0 Home Improvement 1, , , ,200 0 Total DSTM/HI 16, , , , ,400 78,700 0 Subtotal Retail 18, , , , ,700 91,100 0 Second Hand Merchandise , ,000 0 Liquor / Beer / Wine 0 15, , ,100 0 Miscellaneous 1,000 3, , ,500 0 Total Other Retail 1,000 19, , ,600 0 Restaurants 15,200 26,300 43, ,400 18,300 40,700 1,800 Repair/Maintenance , ,500 Personal & Laundry 10,500 7, ,000 15,700 32,000 0 Financial Services 2,400 7, ,700 8,000 17,700 0 Medical Services 7,900 20, ,600 1,500 20,200 0 Other Professional Services 1,000 1, ,900 1,300 16,900 0 Other Services 20,800 4, ,600 4,500 32,200 2,000 Entertainment & Fitness 10,000 10, ,200 75,400 30,400 0 Total Services 67,800 78,600 43, , , ,100 7,300 Total Occupied Space 87, , ,800 1,612, , ,800 7,300 Vacant Space 2,400 40,100 39, ,000 31,000 30,400 0 Total Measured Space 89, , ,500 1,743, , ,200 7,300 Inventory conducted by The Dalvay Group under the direction of MGP, November Vacant space includes retail and service commercial space. MALONE GIVEN PARSONS LTD. 57

77 4.0 COMMERCIAL CONTEXT Table 4.1 (continued): City of Cambridge Retail/Commercial Space by Location and Official Plan Designation (sq.ft. GLA) OP Designation Area 8 Area 9 Area 10 Area 11 Area 12 Area 13 Various Neighbourhood Shopping Centre Community Core Area Node Other Cambridge North Delta Centre Area Galt City Centre Neighbourhood Shopping Centre Community Node South Cambridge Centre/Highland Centre Neighbourhood Shopping Centre Various St. Andrew's and Cedar St. Other Cambridge South Total Cambridge Supermarkets & Grocery 51,300 40,000 35, ,100 30,000 69, ,400 Other Food 23,200 4,200 27,000 13,700 6,900 41, ,700 Total FSTM 74,500 44,200 62, ,800 36, , ,100 Department Stores ,900 WMC HATBA 12,600 7,500 9,000 33, , ,700 Other General Merchandise 8,300 9,000 10,300 11,400 5,600 7, ,000 Health and Personal Care 19,500 4,000 23,100 19,000 7,200 24, ,000 Clothing and Accessories 4, , , ,400 Furniture & Furnishings 41,400 5,700 58,800 4,300 1,000 12, ,600 Other DSTM 7,200 6,900 21,500 10,200 2,800 6, ,800 Home Improvement 22,300 5,000 3,400 46,400 2,400 21, ,700 Total DSTM/HI 115,300 38, , ,100 20,300 84,700 2,928,100 Subtotal Retail 189,800 82, , ,900 57, ,800 3,647,200 Second Hand Merchandise 15, ,000 7,500 1,300 1, ,700 Liquor / Beer / Wine ,000 10, ,200 Miscellaneous 2,500 11, , ,200 Total Other Retail 17,900 11,200 57,000 24,500 13,400 1, ,100 Restaurants 25,900 25,700 81,800 51,700 10,700 63, ,900 Repair/Maintenance 18,100 3,000 12,100 3, , ,800 Personal & Laundry 11,100 1,800 41,500 11,200 11,800 21, ,200 Financial Services 1, ,600 20,800 4,300 9, ,800 Medical Services 12,300 2,500 49,900 10,600 6, , ,700 Other Professional Services 5, ,600 6,000 1,200 10, ,800 Other Services 23,200 3, ,100 11,400 13,500 14, ,800 Entertainment & Fitness 7, ,500 5, , ,300 Total Services 104,500 36, , ,500 47, ,000 2,414,300 Total Occupied Space 312, , , , , ,300 6,279,600 Vacant Space 17,700 3, ,800 14,900 12,800 55, ,100 Total Measured Space 329, ,800 1,024, , , ,100 6,775,700 Inventory conducted by The Dalvay Group under the direction of MGP, November Vacant space includes retail and service commercial space. 58 MALONE GIVEN PARSONS LTD.

78 DRAFT AUGUST 2014 CITY OF CAMBRIDGE Cambridge has approximately 6,775,700 sq.ft. of retail/commercial space of which more than half (57%) is composed of retail space and over a third (36%) is service space. Cambridge has about 6,775,700 sq.ft. of retail/commercial space of which over half (57.0% or 3,865,300 sq.ft.) is retail and about a third (35.6% or 2,414,300 sq.ft.) is service space. Vacant space accounts for 7.3% or 496,100 sq.ft. of the retail/commercial space in the city which is reflective of a balanced market. 4.0 COMMERCIAL CONTEXT In summary: Retail space accounts for over half (57.0% or 3,865,300 sq.ft.) of the measured space in the Study Area. Food store space accounts for 10.6% or 719,100 sq.ft. of the space. Non food retail space accounts for almost half (43.2% or 2,928,100 sq.ft.) of the retail/commercial space in Cambridge. Service space accounts for a third (35.6% or 2,414,300 sq.ft.) of space. Chart 4.1: Composition of Retail/Commercial Space in Cambridge MALONE GIVEN PARSONS LTD. 59

79 4.0 COMMERCIAL CONTEXT The retail/commercial space in Cambridge is clustered into various forms and formats including: regional shopping centres; community, neighbourhood, local and convenience serving shopping centres and plazas; commercial nodes, corridors, and commercial strips; and three downtown Community Core Areas. The following chart illustrates the distribution of retail/commercial space in Cambridge by area. Chart 4.2: City of Cambridge Retail/Commercial Space by Location 60 MALONE GIVEN PARSONS LTD.

80 The three Community Core Areas of Cambridge account for about a fifth of the city s retail/commercial space. The Core Areas have a larger portion of service space while retail is not a large component. The three downtown Community Core Areas in Cambridge include the Galt City Centre, Hespeler Village, and Preston Towne Centre (shown in blue on Chart 4.2). The three Community Core Areas together account for approximately a fifth (1,449,200 sq.ft. or 21%) of the city s retail/commercial space. A large portion of the Community Core Areas is composed of service space which is reflective of typical downtowns and trends in the composition of space. 4.0 COMMERCIAL CONTEXT The Hespeler Road Retail Centre (including Cambridge Centre, SmartCentres Cambridge, and other areas along Hespeler Rd.) is the largest retail/commercial area in Cambridge with almost half of the city s space. The Hespeler Road Retail Centre as defined in the Cambridge Official Plan is composed of the Retail and Service Commercial Corridor (Hespeler Road Commercial District), Regional and Community Shopping Centres, and the Regional Power Centre. The Hespeler Road Retail Centre includes the SmartCentres Cambridge regional power centre, the Hespeler Road Commercial Corridor, and the Cambridge Centre enclosed regional shopping centre among other plazas, retail and service commercial uses (shown in red on Chart 4.2). The shopping centres and retail/commercial space in the corridor represent almost half (48.8% or over 3 million sq.ft.) of the city s retail/commercial space. MALONE GIVEN PARSONS LTD. 61

81 4.1.1 Cambridge Food Stores 4.0 COMMERCIAL CONTEXT There are eleven supermarkets/grocery stores in Cambridge, nine of which anchor Community or Neighbourhood Shopping Centres. Two are in free-standing locations. Most (57%) of the supermarket/grocery store space in Cambridge is operated by Loblaw. Cambridge has about 719,100 sq.ft. of food store space, most of which is composed of supermarkets and grocery stores. Cambridge has ten supermarkets and one grocery store which together total 531,400 sq.ft. or nearly three-quarters (73.9%) of the food store space in the city. The specialty food store space includes several convenience stores, bakeries, butchers, etc. Nine of the eleven supermarkets and grocery stores are located within shopping centres or plazas, and specifically, within Community Shopping Centre and Neighbourhood Shopping Centre designations. There are only two stand alone supermarkets; one of which (Zehrs) is located next to Cambridge Centre and the other (Food Basics) within the Galt City Centre. The following map illustrates the location and name of the supermarkets and grocery stores and identifies the stores by corporate ownership. The chart following illustrates the Cambridge supermarket and grocery store space by ownership. Loblaw operated stores represent over half (57%) of the city s supermarket and grocery store space. 62 MALONE GIVEN PARSONS LTD.

82 Figure 4.2: Cambridge Supermarket and Grocery Store Locations 4.0 COMMERCIAL CONTEXT MALONE GIVEN PARSONS LTD. 63

83 Chart 4.3: Composition of Supermarket and Grocery Store Ownership in Cambridge 4.0 COMMERCIAL CONTEXT Loblaw stores represent over half of the supermarket & grocery space in Cambridge Sobeys 19.5% Independent, 2.9% Loblaw 57.1% Metro 23.4% Total Supermarket and Grocery Space 531,400 sq.ft. There are four supermarkets in Cambridge operated by Loblaw Companies Ltd. The Loblaw operated supermarkets include: Zehrs the 61,000sq.ft. store is located in the Holiday Inn Plaza northeast of the Highway 24 and Highway 401 interchange. Zehrs the 20,000 sq.ft. store is located in the East King Plaza. The store is being rebannered to No Frills. It is the smallest supermarket in Cambridge. Zehrs the 87,500 sq.ft. store is located at 400 Conestoga Blvd. next to the Cambridge Centre. This store is one of the largest in Cambridge. Zehrs the 127,100 sq.ft. store is located in the South Cambridge Centre at Franklin Blvd. and Dundas St. S. The store is the largest supermarket in Cambridge. 64 MALONE GIVEN PARSONS LTD.

84 There are three supermarkets in Cambridge operated by Metro Inc. They include the following: Food Basics the 31,300 sq.ft. store is located in the Woodland Park Plaza at Franklin Blvd. and Jamieson Pkwy. Food Basics the 35,000 sq.ft. store is located at 35 Water St. N. in the Galt City Centre. Metro the 54,000 sq.ft. store is located in the Elgin Centre at Franklin Blvd. and Can-Amera Pkwy. 4.0 COMMERCIAL CONTEXT There are three supermarkets operated by Sobeys Inc. The Sobeys owned supermarkets include: FreshCo. the 40,000 sq.ft. store is located in the Delta Centre at the northeast quadrant of Coronation Blvd. and Hespeler Rd. Sobeys the 30,000 sq.ft. store is located in the Highland Centre east of Highland Rd. W. and Westmount Rd. W. The Sobeys will be converted to a FreshCo this year. Sobeys the 30,000 sq.ft. store located in the Westgate Centre on Cedar St. just west of the Cedar St. and St. Andrew s St. intersection. DiPietro s, located at the northeast corner of Elgin St. N. and Glamis Rd., is an independently owned and operated grocery store. Although not classified as a food store by Statistics Canada Retail Trade, the Walmart Supercentre at the SmartCentres Cambridge has a large food component. This space is classified within the department store category. Although not classified as a supermarket or grocery store by Statistics Canada, Cambridge also has a year round Farmers Market located at 40 Dickson St. in downtown Galt. As one of the country s oldest farmer s market, the Cambridge Farmer s Market occupies approximately 10,000 sq.ft. and is open to the public yearround on Saturdays between 7:00am and 1:00pm, and seasonally on Wednesdays. Vendors come from within a 100 km radius of Cambridge and provide a wide variety of goods including: produce, MALONE GIVEN PARSONS LTD. 65

85 4.0 COMMERCIAL CONTEXT baked goods, cheese, crafts, and much more. In the summer, the space is expanded to the adjacent parking lot to accommodate more vendors. The Preston Farmers Market is open seasonally on Thursday s Cambridge Non Food Retail and Department Stores Cambridge has four department stores which are located in the regional shopping centre and the regional power centre. The Bay, Sears, and Target anchor Cambridge Centre and a Walmart Supercentre anchors the SmartCentres Cambridge power centre. Cambridge has about 2,928,100 sq.ft. of DSTM/HI space which accounts for almost half (43.2%) of the retail/commercial space. The largest DSTM/HI stores include: a Walmart Supercentre (156,000 sq.ft.). Rona (125,000 sq.ft.), Home Depot (103,000 sq.ft.), Lowe s (115,000 sq.ft.), Canadian Tire (120,000 sq.ft.), Sears (137,400 sq.ft.), Target (120,000 sq.ft.) and The Bay (131,500 sq.ft.). There are four department stores in Cambridge; The Bay, Sears, Target, and Walmart which together total 544,900 sq.ft. or about a fifth (18.6%) of the DSTM/HI space in the city. Almost threequarters (71.4%) of the department store space is located in the Cambridge Centre represented by The Bay (131,500 sq.ft.), Sears (137,400 sq.ft.) and Target (120,000 sq.ft.). The 156,000 sq.ft. Walmart Supercentre in SmartCentres Cambridge accounts for over a quarter (28.6%) of the city s department store space. The locations of the department stores are illustrated on the following map. 66 MALONE GIVEN PARSONS LTD.

86 Figure 4.3: Cambridge Department Stores 4.0 COMMERCIAL CONTEXT MALONE GIVEN PARSONS LTD. 67

87 4.2 City of Cambridge Commercial Areas 4.0 COMMERCIAL CONTEXT The Cambridge retail/commercial space has been grouped into 13 commercial areas which reflect clusters of commercial space and the commercial designations in the City of Cambridge Official Plan. A summary is provided in this section Community Core Areas The three Community Core Areas in Cambridge account for about a fifth (21.4% or 1,449,200 sq.ft.) of the retail/commercial space in Cambridge. The Community Core Areas are mixed use, multi-functional areas. The three Community Core Areas are Hespeler Village (Area 1), Preston Town Centre (Area 6) and Galt City Centre (Area 10). The Community Core Areas appear to be fulfilling the role and function as identified in the City of Cambridge Official Plan. OP Section identifies that Community Core Areas are the historic business centres and cultural hubs in Cambridge with specialized and diverse planned functions. OP Section identifies that the Community Core Areas have a variety of activities including (among others):...residential, employment, institutional, commercial, open space and cultural uses and activities; specialized shopping areas, providing goods and services to customers within and outside of Cambridge; tourist-oriented areas, including shopping, integrated trail systems, cultural events, scenic features, and water access along the Grand and Speed rivers. The three Community Core Areas combined total 1,449,200 sq.ft., which accounts for a fifth (21.4%) of all retail/commercial space in Cambridge. 68 MALONE GIVEN PARSONS LTD.

88 Hespeler Village Community Core Areas Preston Towne Centre Community Core Area 4.0 COMMERCIAL CONTEXT Galt City Centre Community Core Area Galt City Centre Community Core Area Like most Ontario downtowns, the Community Core Areas are characterized by services and restaurant uses and they have a relatively small retail component. Service space is the largest proportion of space in the Community Core Areas accounting for almost two-thirds (60.5% or 876,000 sq.ft.) of all retail/commercial space. Of the service space, restaurants account for 137,700 sq.ft. or 9.5% of the retail/commercial space in the Community Core Areas. Restaurants and outdoor patios play a vital role in downtown settings as they provide street-front activity during day time and evening hours. The Community Core Areas have most of Cambridge s entertainment and fitness (49.6% or 164,900 sq.ft.), other services (46.0% or 267,100 sq.ft.), financial services (41.6% or 60,700 sq.ft.) and personal and laundry (40.3% or 84,000 sq.ft.). About one-third (36.3% or 876,000 sq.ft.) of service space in Cambridge is located in the Community Core Areas. MALONE GIVEN PARSONS LTD. 69

89 4.0 COMMERCIAL CONTEXT The following chart illustrates the composition of retail/commercial space within the Community Core Areas. Chart 4.4: Composition of Retail/Commercial Space in Cambridge Community Core Areas In summary: The Community Core Areas account for about a fifth (21.4% or 1,449,200 sq.ft.) of all measured retail/commercial space in Cambridge. About one-third (36.3% or 876,000 sq.ft.) of service space in Cambridge is located in the Community Core Areas. FSTM space totals 76,200 sq.ft. or 5.3% of measured space within the Community Core Areas. DSTM/HI space totals 265,800 sq.ft. or 18.3% of measured space within the Community Core Areas. Almost two-thirds of the measured space within the Community Core Areas is service space. Vacant space accounts for 10.3% (149,600 sq.ft.) of measured space within the Community Core Areas which is reflective of a balanced market. 70 MALONE GIVEN PARSONS LTD.

90 The Community Core Areas are characterized by small unit sized stores and services. Almost three-quarters (73.9%) of the retail and service commercial businesses in the Community Core Areas are of a unit size less than 2,000 sq.ft. Most (90%) of the units are less than 3,000 sq.ft. Retail and service commercial establishments in the Community Core Areas are characterized by small unit sizes. About threequarters (73.9%) of the units are of a size less than 2,000 sq.ft. and about 90% of the units under 3,000 sq.ft. The following table illustrates the composition of retail and service commercial businesses in the Community Core Areas by unit size. 4.0 COMMERCIAL CONTEXT Table 4.2: Cambridge Community Core Areas by Unit by Size Unit Size Sq.ft. Sq.ft. % of Total Cumulative % # of units % of Total Cumulative % <1,000 71, % 8.5% % 30.4% 1,000 1, , % 37.0% % 73.9% 2,000 2, , % 55.2% % 89.1% 3,000 3,999 99, % 61.9% % 93.5% 4,000 4,999 88, % 61.9% % 93.5% 5,000 9, , % 68.8% % 95.7% >10, , % 100.0% % 100.0% TOTAL 1,449, % % Area 1 Hespeler Village Community Core Area The Hespeler Village Community Core Area has 89,700 sq.ft. of retail/commercial space of which about three-quarters is service space. Hespeler Village has 89,700 sq.ft. of retail/commercial space. About a fifth (21.7% or 19,500 sq.ft.) of the node space is composed of retail space while three- quarters (75.6% or 67,800 sq.ft.) is composed of service space. Vacant space represents only 2.7% or 2,400 sq.ft. of the retail/commercial space. The following chart illustrates the composition of retail/commercial space within the Hespeler Village Community Core Area. MALONE GIVEN PARSONS LTD. 71

91 4.0 COMMERCIAL CONTEXT Chart 4.5: Composition of Retail/Commercial Space in the Hespeler Village Community Core Area In summary: FSTM space totals 1,800 sq.ft. represented by a convenience store. There are no supermarkets or grocery stores in Hespeler Village. DSTM/HI space totals 16,700 sq.ft., of which almost a third (30.3% or 5,600 sq.ft.) is clothing and clothing accessory stores. Service space represents the largest portion of space, about three quarters of the total space. The Hespeler Library and the Hespeler Heritage Centre together total about 28,000 sq.ft. or almost half (41.3%) of the service space. Vacancy is low at only 2.7% or 2,400 sq.ft. 72 MALONE GIVEN PARSONS LTD.

92 Area 6: Preston Towne Centre Community Core Area The Preston Towne Centre Community Core Area has 335,200 sq.ft. of retail/commercial space, most of which is service. Preston Towne Centre has 335,200 sq.ft. of retail/commercial space. About a third (34.2% or 114,700 sq.ft.) of the area is composed of retail space while over half (56.7% or 190,100 sq.ft.) is composed of service space. Vacant space represents 9.1% or 30,400 sq.ft. of the retail/commercial space. 4.0 COMMERCIAL CONTEXT The following chart illustrates the composition of retail/commercial space within the Preston Towne Centre Community Core Area. Chart 4.6: Composition of Retail/Commercial Space in the Preston Towne Centre Community Core Area MALONE GIVEN PARSONS LTD. 73

93 In summary: 4.0 COMMERCIAL CONTEXT FSTM space accounts for only 3.7% or 12,400 sq.ft. all of which is specialty food stores such as convenience stores, candy stores, and a bakery. There are no supermarkets or grocery stores in the Preston Towne Centre. DSTM/HI space accounts for 23.5% (78,700 sq.ft.) of which about a third (32.8% or 25,800 sq.ft.) is clothing and clothing accessory stores. A 12,900 sq.ft. Giant Tiger accounts for 16.4% of the DSTM/HI space. Over half (56.7% or 190,100 sq.ft.) of the measured space is service space. Vacant space represents 30,400 sq.ft or 9.1% of the retail/commercial space in the Preston Towne Centre. Area 10: Galt City Centre Community Core Area The Galt City Centre Community Core Area has 1,024,300 sq.ft. of retail/commercial space, most of which is service space. Galt City Centre has 1,024,300 sq.ft. of retail/commercial space. Almost a third (28.3% or 289,400 sq.ft.) of the area is composed of retail space while almost two-thirds (60.4% or 618,100 sq.ft.) is composed of service space. Vacant space represents 11.4% or 116,800 sq.ft. of the retail/commercial space. The following chart illustrates the composition of retail/commercial space within the Galt City Centre Community Core Area. 74 MALONE GIVEN PARSONS LTD.

94 Chart 4.7: Composition of Retail/Commercial Space in Galt City Centre Community Core Area 4.0 COMMERCIAL CONTEXT Galt City Centre has various landmark locations that have added to the interest and use of the area. The re-use of various historic buildings in Galt City Centre has provided commercial, institutional, and cultural uses which have added to the diversity and interest. Notable commercial uses include the Cambridge Mill restaurant a former Mill on the Grand River which has been converted into an upscale restaurant and conference centre, as well as the Southworks Antique Mall, which resulted from the re-use of a former 1800 s foundry building. These commercial uses have added diversity and have added to the unique experience of the Galt City Centre. Notable cultural and institutional uses in the City Centre include the University of Waterloo School of Architecture which located is in the former Riverside Silk Mill, as well as the recently constructed Dunfield Theatre located on Grand Ave. S. These landmark buildings and their re-use have added to the culture and creative diversity of the downtown. MALONE GIVEN PARSONS LTD. 75

95 In summary: 4.0 COMMERCIAL CONTEXT FSTM space totals 62,000 sq.ft. of which over half is represented by a 35,000 sq.ft. Food Basics supermarket. Other food store space includes the 10,000 sq.ft. Cambridge Farmers Market and a 2,400 sq.ft. food bank, among others. DSTM/HI space totals 170,400 sq.ft. of which furniture and home furnishing stores account for over a third (34.5%) and clothing and clothing accessory stores represent about a quarter (26.0%) of the DSTM/HI space. Service space accounts for almost two-thirds (60.4% or 618,100 sq.ft.) of the retail/commercial space. The Galt City Centre has a vacancy rate of 11.4% (or 116,800 sq.ft.) Class 1 (Regional Shopping Centre) Commercial The following provides a summary of the retail/commercial space within the Class 1 (Regional Shopping Centre) Commercial designation. Area 5: Cambridge Centre The 845,900 sq.ft. Cambridge Centre has three department stores and a large entertainment component. Area 5 Cambridge Centre is the third largest node in Cambridge with 845,900 sq.ft of retail/commercial space. Cambridge Centre has the largest proportion of department stores and entertainment and fitness services in the city. In summary: FSTM space totals 89,300 sq.ft., most of which is represented by an 87,500 sq.ft. Zehrs supermarket. DSTM/HI space totals 600,400 sq.ft. (71.0%), of which most (388,900 sq.ft.) is department store space including a 137,400 sq.ft. Sears, a 120,000 sq.ft. Target, and a 131,500 sq.ft. The Bay. 76 MALONE GIVEN PARSONS LTD.

96 Cambridge Centre has 124,700 sq.ft. of service space, a large portion of which is entertainment and fitness space including Galaxy Cinemas and the Cambridge Ice Centre. Vacant space accounts for 31,000 sq.ft. or only 3.7% Class 2 (Community Shopping Centre) Commercial The following provides a summary of retail/commercial space within the Class 2 (Community Shopping Centre) Commercial designation. Area 2: Tri-City Plaza/Holiday Inn Plaza Commercial Area 4.0 COMMERCIAL CONTEXT The Tri-City Plaza/Holiday Inn Plaza Commercial Area has 415,400 sq.ft. of retail/commercial space including a Zehrs supermarket and furniture and furnishings stores. Area 2 Tri-City Plaza/Holiday Inn Plaza Commercial Area has 415,400 sq.ft of space including a supermarket and a large portion of furniture and furnishings stores. In summary: FSTM space totals 78,000 sq.ft. most of which is represented by a 61,000 sq.ft. Zehrs supermarket. Other food store space includes convenience stores (including those at gas stations), a baked goods store, a meat market, and a specialty food store. DSTM/HI space totals 199,400 sq.ft. or about half (48.0%) of the measured space within the node. A large proportion of the DSTM/HI space is composed of furniture and home furnishings. Almost a fifth (18.9%) of the space is service space, a large portion of which is restaurant space. Vacant space totals 40,100 sq.ft. or 9.7% of the measured retail/commercial space within the area. MALONE GIVEN PARSONS LTD. 77

97 4.0 COMMERCIAL CONTEXT Class 3 (Neighbourhood Shopping Centre) Commercial The following provides a summary of areas within the Class 3 (Neighbourhood Shopping Centre) Commercial designation. The following chart illustrates the composition of retail/commercial space within the Class 3 (Neighbourhood Shopping Centre) Commercial designation areas. Chart 4.8: Composition of Retail/Commercial Space of Class 3 (Neighbourhood Shopping Centre) Commercial Designation Area 9: Delta Centre Area The 133,800 sq.ft. Delta Centre area is anchored by a Sobeys supermarket. In summary: FSTM, DSTM/HI and service space represents 33.0%, 28.5% and 27.5% respectively of the total space. The 40,000 sq.ft. FreshCo represents most (90.5%) of the food store space at the Delta Centre. 78 MALONE GIVEN PARSONS LTD.

98 Over a quarter (28.5%) of the centre is DSTM/HI space, a large portion of which is general merchandise space. Vacancy is low at only 2.6% (3,500 sq.ft.). Area 11: South Cambridge Centre/Highland Centre Area The South Cambridge Centre Area has 455,800 sq.ft. of retail/commercial space, a large portion of which is supermarket, home improvement, and liquor/beer/wine store space. 4.0 COMMERCIAL CONTEXT In summary: FSTM space totals 170,800 sq.ft. or over a third (37.5%) of the area, most of which is located in the South Cambridge Centre Area. Supermarkets include Zehrs (127,100 sq.ft.) and Sobeys (30,000 sq.ft.). The Sobeys supermarket will be converted to a FreshCo this year. DSTM/HI space totals 125,100 sq.ft. or 27.4% of the space in the area, a large proportion of which is home improvement related space. Over a quarter (26.4%) of the area is service space of which a large portion is restaurant space. Vacancy is low at 3.3% or 14,900 sq.ft. Area 12: St. Andrew s & Cedar Street Commercial Area The St. Andrews & Cedar Street Commercial Area has 131,300 sq.ft. of retail/commercial space. In summary: FSTM space totals 36,900 sq.ft. or over a quarter (28.1%) of the measured space within the area, most of which is represented by a 30,000 sq.ft. Sobeys. Other food store space includes convenience stores and a baked goods store. DSTM/HI space totals 20,300 sq.ft. or 15.5% of the measured space within the area. Over a third (36.5%) of the retail/commercial space within the area is service space. Vacant space represents 9.7% or 12,800 sq.ft. MALONE GIVEN PARSONS LTD. 79

99 4.0 COMMERCIAL CONTEXT Class 4 (Hespeler Road) Commercial The following provides a summary of the retail/commercial space within the Class 4 (Hespeler Road) Commercial designation. Area 4: Hespeler Road Corridor The Hespeler Road Corridor, with 1,743,500 sq.ft. of retail/commercial space, is the largest commercial area in Cambridge. Over half of the retail/commercial space within the Hespeler Road Corridor is retail and over a third of the space is service. Other services account for a largest portion of the service space in the area including various auto dealers. Restaurants represent the second largest category of service space. In summary: FSTM totals 38,100 sq.ft. or only 2.2% of the area. There are no supermarkets or grocery stores within the area. Almost half (48.4% or 844,000 sq.ft.) of the space is DSTM/HI a large proportion of which is home improvement related stores and general merchandise stores. Services account for 682,200 sq.ft. or over a third (39.1%) of the retail/commercial space, a large portion of which is represented by automotive dealerships and restaurants. Vacant space totals 131,000 sq.ft. or 7.5% of the area Class 5 (Regional Power Centre) Commercial The following provides a summary of the retail/commercial space within the Class 5 (Regional Power Centre) Commercial designation. Area 3: SmartCentres Cambridge The 718,500 sq.ft. SmartCentres Cambridge (I) power centre is anchored by a Walmart Supercentre. The majority of the retail/commercial space within the SmartCentres Cambridge (I) located on the north side of Pinebush Rd., is retail 80 MALONE GIVEN PARSONS LTD.

100 space. The Walmart Supercentre and Rona account for almost half (21.7% and 17.4% respectively) of the power centre space. In summary: There is no food store space in the power centre, however the 156,000 sq.ft. Walmart Supercentre contains a large food component. DSTM/HI accounts for 635,000 sq.ft. or most (88.4%) of the retail/commercial space, most of which is represented by the Walmart department store and clothing and clothing accessory stores. 4.0 COMMERCIAL CONTEXT Service space totals 43,800 sq.ft. or 6.1% of the power centre, a large portion of which is restaurant space. Vacancy is low at 5.5% or 39,700 sq.ft. The vacant space previously occupied by Canadian Tire will be retenanted with a gym/fitness centre which will reduce the vacancy of the power centre Other Cambridge Commercial Space The following provides a summary of the retail/commercial space located within the Blair Core Area and all other locations in Cambridge north and south of Can-Amera Pkwy. and Dunbar Rd. The retail/commercial space in other areas total 882,300 sq.ft. Area 7: Blair Core Area Retail/commercial space in the Blair Core Area totals 7,300 sq.ft., all of which is composed of service space. In summary: Service space accounts for all of the measured retail/commercial space within the area including repair and maintenance (3,500 sq.ft.), restaurants (1,800 sq.ft.), and other services (2,000 sq.ft.). There is no vacant retail/commercial space within the Blair Core Area. MALONE GIVEN PARSONS LTD. 81

101 Area 8: Other Cambridge North 4.0 COMMERCIAL CONTEXT Retail/commercial space in Other Cambridge North totals 329,900 sq.ft., a large portion of which is composed of furniture and furnishings stores. Area 8 Other Cambridge North (all other locations north of Can- Amera Pkwy. and Dunbar Rd. as illustrated on Figure 4.1) has 329,900 sq.ft of retail/commercial space including supermarkets, other retail, and service space. In summary: Food store space totals 74,500 sq.ft. most of which is represented by two supermarkets which together total 51,300 sq.ft. The remaining FSTM space consists of other food stores including several convenience stores. About a third (34.9%) of the measured space is DSTM/HI space. A large proportion of the DSTM/HI space (35.9%) is represented by furniture and home furnishing stores. Almost a third (31.7%) of the space is service space, most of which is restaurants and other services. Vacant space accounts for 17,700 sq.ft. or 5.4% of the measured space within the area. Area 13: Other Cambridge South Retail/commercial space in Other Cambridge South totals 545,100 sq.ft. of which over half is service space. Area 13 Other Cambridge South (all other locations south of Can- Amera Pkwy. and Dunbar Rd. as illustrated on Figure 4.1) has 545,100 sq.ft of retail and service commercial space including a concentration of specialty food stores, medical services, etc. In summary: FSTM space totals 111,100 sq.ft., a large portion of which is composed of specialty food stores. The Elgin Centre Metro supermarket and DiPietro s grocery store are located in this area. 82 MALONE GIVEN PARSONS LTD.

102 DSTM/HI space totals 84,700 sq.ft., a large portion of which is represented by health and personal care stores. Over half (53.6% or 292,000 sq.ft.) of the measured space is service, a large portion of which is medical services. Vacant space represents 10.2% or 55,800 sq.ft. 4.3 Planned and Proposed Retail/Commercial Developments in Cambridge The following summarizes planned and proposed retail/commercial developments and undeveloped commercial land in Cambridge based on information provided to MGP by the City of Cambridge Planning and Development Department (as at May, 2014). 4.0 COMMERCIAL CONTEXT Proposed Retail/Commercial Developments Table B-7 in Appendix B provides a summary of the proposed retail/commercial development in Cambridge. A summary description of the proposed developments follows in this section. The proposed retail/commercial developments could total approximately 396,800 sq.ft. on 31 hectares (76.8 acres) of land. Of this, approximately 83,700 sq.ft. and 3.2 hectares (8.0 acres) of land has a commercial designation. Some of the 83,700 sq.ft. of space will re-tenant existing buildings. The following map illustrates the location of planned and proposed retail/commercial developments and undeveloped commercial land in Cambridge numbered in sequence to the description which follows in this section and the summary tables provided in Appendix B. Undeveloped commercial land is any zoned and/or designated commercial land that is vacant and does not have an active development proposal. MALONE GIVEN PARSONS LTD. 83

103 4.0 COMMERCIAL CONTEXT Figure 4.4: Planned & Proposed Retail/Commercial Developments and Undeveloped Commercial Land Planned and proposed information provided by the City of Cambridge as at May, MALONE GIVEN PARSONS LTD.

104 1. S.W. corner of Hespeler Rd. and Maple Grove Rd. A High Density Residential designation is proposed on land currently designated Future Urban Reserve. The site was the subject of an appeal to the Cambridge OP however, the owners have agreed to defer an OMB hearing scheduled in April 2014 in order to allow the submission of a comprehensive development application (OPA, re-zoning, and Conceptual Site Plan) along with the necessary supporting studies. The retail/commercial component totals approximately 85,000 sq.ft., including a 40,000 sq.ft. supermarket, a drug store, and other retail and service uses. Two four-storey apartment buildings and other multi and single-family residential units are proposed. Development approvals are required. 4.0 COMMERCIAL CONTEXT Holiday Inn Dr. The Smitty s Furniture store is being retenanted by a SAIL outdoor sporting equipment store. SAIL is planned to open in November, Hespeler Rd. A 3,700 sq.ft. multi-unit commercial building is proposed Pinebush Rd. The building formerly occupied by Canadian Tire will be re-tenanted by an L.A. Fitness gym/fitness centre and expanded by 6,400 sq.ft Hespeler Rd. A retenanting of a 7,100 sq.ft. former bank includes a Starbucks and Saana Grill Hespeler Rd. An existing 4,600 sq.ft. building will be retenanted with retail/commercial space Bishop St. N. A zoning amendment application has been submitted to expand the range of permitted uses within an existing industrial mall to include health care, pharmacy, professional offices, and a private school to a maximum of 40% of the total GFA. No additional floor space is proposed. Approvals are required. MALONE GIVEN PARSONS LTD. 85

105 4.0 COMMERCIAL CONTEXT Bishop St. N. Loblaw has site plan approval for a 64,700 sq.ft. shopping centre anchored by a 29,000 sq.ft. No Frills and 12,500 sq.ft. of other retail and service commercial space. A 21,500 sq.ft. two storey office building is proposed to occupy a separate building on the site Saginaw Pwky. A 15,300 sq.ft. multi-unit commercial building is proposed. The site is designated Low/Medium Density Residential and zoned CS5- Local Shopping Centre. 10. N.E. and N.W. quadrants of Franklin Blvd. and Main St. Springbank Development Corp. proposes a mixed use retail/commercial and residential development on a 26.7 hectare (64 acre) Industrial designated land located at the northeast quadrant of Franklin Blvd. and Main St. in the south area of Cambridge. The retail commercial component is proposed to total 210,000 sq.ft. The proposal represents a conversion of Employment lands which has been addressed in the 2012 Official Plan Policy B.4. The City is awaiting further information regarding the proposed development size and concept. Development approvals are required. Undeveloped Commercial Land The following provides a summary of undeveloped/vacant zoned and/or designated Commercial land in Cambridge for which there are currently no active development proposals. A summary table is provided in Appendix B. 86 MALONE GIVEN PARSONS LTD.

106 There are 28 undeveloped commercial land parcels with no active development application which together total 17.3 hectares (42.5 acres). At 25% coverage, the land could potentially accommodate approximately 464,200 sq.ft. of retail and service commercial space. Most of the undeveloped/vacant land parcels (21 parcels or 75.0%) are composed of small site sizes i.e. land parcels which are less than one acre each as summarized on the following table. A quarter of the undeveloped/vacant commercial land parcels (7 land parcels or 25%) are composed of sites which are greater than one acre and there is only one parcel that is greater than 10 acres. 4.0 COMMERCIAL CONTEXT The 4.8 hectare (11.8 acre) site at Queen St. W. and Goebel Ave., the former Challenger Motor Freight site, is owned by Loblaw. The land is zoned (H)CS4 site specific The holding zone is due to contamination on the site. There are no active development applications although a supermarket use was considered in the past. Table 4.3: Number of Undeveloped Commercial Land Parcels in Cambridge by Parcel Size Parcel Size (ac) Count % of Total Cumulative % < % 75.0% % 89.3% % 96.4% > % 100.0% TOTAL % MALONE GIVEN PARSONS LTD. 87

107 4.0 COMMERCIAL CONTEXT Chart 4.9: Undeveloped/Vacant Commercial Land in Cambridge by Parcel Size Most (75%) of the Undeveloped Commercial Land Parcels in Cambridge are Less Than One Acre in Size 1 Acre or Greater 25.0% <1 Acre 75.0% 4.4 Surrounding Market Area Commercial concentrations in communities within the surrounding regional area influence the trade area draw of Cambridge and consumer shopping patterns. This section provides a review of commercial facilities in the regional area surrounding Cambridge. Surrounding communities have an influence on consumer shopping patterns and the trade area draw of Cambridge. Communities located within 30 km of Cambridge are illustrated on the following map. 88 MALONE GIVEN PARSONS LTD.

108 In November 2013, The Dalvay Group conducted a measured inventory of retail space in surrounding areas of Cambridge including the former Township of North Dumfries, South Dumfries including Paris and St. George, part of the Township of Puslinch, and part of the Township of Flamborough. A total of 414,600 sq.ft. of retail space was measured. The surrounding area within which the retail inventory was carried out is grouped into the following areas: Paris and St. George area; 4.0 COMMERCIAL CONTEXT Other areas of the former Township of South Dumfries generally west of Branchton Rd./Regional Rd. 48, excluding Paris and St. George; North Dumfries Township; Part of Puslinch Township and the remainder of South Dumfries; and, Part of Flamborough Township. These areas are illustrated on the following map. A summary of the inventory is provided on the following table and details are set out in Appendix B. MALONE GIVEN PARSONS LTD. 89

109 Figure 4.5: Surrounding Context 4.0 COMMERCIAL CONTEXT 90 MALONE GIVEN PARSONS LTD.

110 Table 4.4: Retail Space in the Surrounding Market Area Paris and St. George Area Other South Dumfries Twp. Part of North Dumfries Twp. Part of N. Dumfries & Part of Puslinch Twp. Hwy 8 (Flamborough) TOTAL Supermarkets & Grocery 81, , ,500 Other Food 18,800 5,000 5,400 5,000 10,000 44,200 Total FSTM 100,500 5,000 11,200 5,000 10, ,700 Department Stores WMC HATBA 34, ,500 Other General Merchandise 34,800 1, ,400 Health and Personal Care 16, ,100 Clothing and Accessories 8, ,000 Furniture and Home Furnishings 24, , ,600 Other DSTM 38, ,500 40,900 Home Improvement 41,300 2,500 20, ,300 Total DSTM/HI 197,200 2,500 22,100 7,500 2, ,800 Subtotal FSTM & DSTM/HI 297,700 7,500 33,300 12,500 12, ,500 Second Hand Merchandise Liquor / Beer / Wine 7, ,000 Miscellaneous Total Other Retail 7, ,000 Vacant Space 33, , ,100 Total 338,600 7,500 43,500 12,500 12, , COMMERCIAL CONTEXT Inventory conducted by The Dalvay Group under the direction of MGP, November, Vacant space includes retail and service commercial space. North Dumfries, South Dumfries, and the Puslinch Township Area are primarily characterized by local and service commercial space. Within these areas, Paris has the largest concentration of retail/commercial space including two supermarkets. Paris and St. George Area Paris and St. George have 338,600 sq.ft. of retail space, most of which (about 93% or 313,300 sq.ft.) is located in Paris. Almost a third (29.7%) of the retail space is composed of food stores including; No Frills (28,700 sq.ft.) and Sobeys (46,000 sq.ft.) both in Paris, and a Foodtown (7,000 sq.ft.) in St. George. Other food stores include convenience stores, bakeries, among others. MALONE GIVEN PARSONS LTD. 91

111 4.0 COMMERCIAL CONTEXT Over half (58.2%) of the retail space is DSTM/HI, a large portion of which is general merchandise stores, home improvement related stores, and other DSTM. Other Areas of South Dumfries Township (excluding Paris and St. George) Other areas within South Dumfries Township (excluding Paris and St. George) have 7,500 sq.ft. of retail space. Two-thirds (66.7%) of the space is composed of other food store space. There are no supermarkets or grocery stores within the area. A third (33.3%) of the space is DSTM/HI which consists of one garden equipment store. North Dumfries Township Area The North Dumfries Township area has 43,500 sq.ft. of retail space. About a quarter (25.7%) of the retail space is composed of food store space, including a 5,800 sq.ft. Foodland, the only supermarket or grocery store in the area. Other food store space includes a convenience store and a gas station. About half (50.8%) of the space within the area is DSTM/HI space, most of which is home improvement related space. Puslinch Township Area The Puslinch Township area has 12,500 sq.ft. of retail/commercial space, most of which consists of a furniture store. Flamborough Township Area The Flamborough Township area has 12,500 sq.ft. of retail space. The Rockton County Market food store and Settlers Feed & Grain general merchandise store represent the only retail space within the area. City of Kitchener Kitchener has a range of shopping centres and shopping areas. The largest shopping centres or areas in Kitchener include the following: Downtown Kitchener has approximately 1.4 million sq.ft. of measured retail/commercial space which includes the enclosed Market Square Mall and traditional street-front shops along King Street. The majority of the measured space 92 MALONE GIVEN PARSONS LTD.

112 is service related space, followed by, DSTM/HI, FSTM and finally vacant space. Sportsworld Drive/Gateway Park Power Centre area: the Sportsworld Drive/Gateway Park power centre area just north of Highway 401 at Highway 8 has over 700,000 sq.ft. of space with several large format stores including Costco, Home Depot, as well as a range of national chains, restaurants, and services. Fairview Park Mall: the 746,200 sq.ft. enclosed shopping centre located at Highway 8 East and Kingsway Drive is anchored by The Bay (184,700 sq.ft.), Walmart (125,700 sq.ft.) and Sears (101,200 sq.ft.). Sunrise Shopping Centre: the 500,000 sq.ft. shopping centre at Fischer-Hallman Road and Ottawa Street is anchored by a 185,000 sq.ft. Walmart, Canadian Tire (91,000 sq.ft.) and Home Depot (85,000 sq.ft.). Williamsburg Town Centre: the 350,000 sq.ft. shopping centre at Fischer-Hallman Road and Westmount Road East is anchored by Sobeys (46,000 sq.ft.) and Home Hardware (15,000 sq.ft.). The Boardwalk: the 1,000,000 sq.ft. power centre is located within both the City of Kitchener and City of Waterloo. The power centre is anchored by Walmart, Home Depot, and includes a range of stores and services. 4.0 COMMERCIAL CONTEXT City of Waterloo Waterloo has a range of shopping centres and shopping areas. The largest shopping centre in Waterloo is: Conestoga Mall: the 661,000 sq.ft. enclosed shopping centre located at Conestoga Expressway and King Street North is anchored by The Bay (130,600 sq.ft.), Target (95,100 sq.ft.), and Zehrs (75,000 sq.ft.). MALONE GIVEN PARSONS LTD. 93

113 4.0 COMMERCIAL CONTEXT City of Guelph Guelph is located to the northeast of Cambridge, and east of the Region of Waterloo. There are various shopping centres and shopping areas in Guelph. The largest shopping centres in Guelph include the following: Stone Road Mall: the 538,800 sq.ft. enclosed shopping centre located at Hanlon Expressway and Stone Road is anchored by a 116,00 sq.ft. Sears. Guelph SmartCentre: the 280,400 sq.ft. shopping centre located at Woodlawn Road and Woolwich Street is anchored by a Walmart Supercentre and Home Depot. City of Brantford Brantford is located to the south of Cambridge and the Region of Waterloo. There are various shopping centres and shopping areas in Brantford, the largest of which include the following: Lynden Park Mall: the 376,000 sq.ft. enclosed shopping centre located at Lynden Road and Wayne Gretzky Parkway is anchored by Sears (96,100 sq.ft.) and Food Basics (33,500 sq.ft.). Brantford Commons: the 328,000 sq.ft. shopping centre located at Francis Street and King George Road is anchored by Walmart (130,800 sq.ft.) and Zehrs (71,700 sq.ft.). City of Hamilton Hamilton is located to the east of Cambridge. There are various shopping centres and shopping areas in Hamilton, the largest of which include the following: Meadowlands Power Centre: power centre and retail node area located at Martindale Crescent and Golf Links Road in Ancaster has a combined total of approximately 1 million sq.ft. and includes Target, Home Depot, Costco, Sobeys, and many other stores. 94 MALONE GIVEN PARSONS LTD.

114 Flamborough Power Centre: the 570,000 sq.ft. power centre located in Waterdown at Highway 6 and 5 (Dundas St.) is anchored by a Walmart, Target, Rona, and Canadian Tire and has a range of retail and service tenants. The power centre has expansion permissions. Limeridge Mall: the 815,200 sq.ft. enclosed shopping centre located at Upper Wentworth Street and Limeridge Road is anchored by Sears (143,600 sq.ft.) and The Bay (125,300 sq.ft.). Hamilton South SmartCentre: the 208,600 sq.ft. power shopping centre located at Upper James Street and Fennell Avenue is anchored by a Walmart Superstore. The Centre on Barton: the 760,000 sq.ft. non-enclosed shopping centre located at Barton Street and Kenilworth Avenue is anchored by Target (115,800 sq.ft.),walmart (88,800 sq.ft.), Metro (48,300 sq.ft.), and Canadian Tire (105,000 sq.ft.). Eastgate Square: the 510,000 sq.ft. enclosed shopping centre located at Queenston Road and Centennial Parkway North in Stoney Creek is anchored by a Sears (90,900 sq.ft.) and Fortinos (87,400sq.ft.). 4.0 COMMERCIAL CONTEXT MALONE GIVEN PARSONS LTD. 95

115 [This page is intentionally left blank] 4.0 COMMERCIAL CONTEXT 96 MALONE GIVEN PARSONS LTD.

116 5.0 ` COMMERCIAL TRENDS This section provides a review of retail trends and development opportunities relevant to consider for commercial planning in Cambridge. Retailing is constantly changing in response to innovations in technology, evolving population demographics, and changing patterns of living in response to work, family and other lifestyle choices. As such, retailers must be flexible in order to respond to customers changing needs to stay competitive. The dynamic nature of retailing presents challenges for those engaged in planning our cities and towns. Commercial strategies must be flexible enough to recognize the evolving form and function of retail space and commercial centres yet specific enough to ensure that municipal commercial goals and objectives can be met. This section provides a summary of trends in retail types, forms, and formats which are important to consider in directing commercial policy. 5.1 Trends in Tenant Types Retailing is a continually evolving process. The tenants emerging today are not as distinct in their merchandise categories as they were previously. Many supermarkets and grocery stores carry non-food items including floral, drug, card, and general merchandise sections. Department stores such as Walmart have expanded to include large food components along with various services in addition to general merchandise products. MALONE GIVEN PARSONS LTD. 97

117 5.0 COMMERCIAL TRENDS Drug stores are also introducing food products and a variety of services in addition to health care products. As these stores provide a larger range of merchandise products, they are increasing in size which presents implications with respect to the overall size of shopping centres and commercial areas they anchor. Although trends over the past several years have been focused on large formats spaces, recent initiatives also indicate a trend towards the return of smaller store sizes. Higher density urban areas have seen the introduction of smaller supermarket and grocery store formats such as Sobeys and Loblaw which aim to provide convenience shopping for time strapped consumers. Some of the larger floor plate store operators are introducing smaller, more efficiently merchandised formats and scaled specifically to particular markets characteristics. The major supermarket operators each have a discount supermarket format which include; Loblaw s No Frills, Metro s Food Basics, and Sobeys FreshCo. These smaller format stores (generally in the 15,000-20,000 to 30,000 sq.ft. range) provide a narrower range of merchandise and discount prices compared with the full line supermarkets such as Loblaw, Metro, Sobeys, and Zehrs. Other supermarket operators such as Farm Boy and Whole Foods are adding stores in Ontario, most of which are in the 30,000-35,000 sq.ft. range. 5.2 Evolution of Big Box Retail Big box style development has evolved considerably since its introduction in the early 1990s. Originally, the big box format and its tenants were considered to be distinct from those of enclosed regional shopping centres. However, big box centres have evolved to compete more directly with enclosed regional shopping centres for tenants. 98 MALONE GIVEN PARSONS LTD.

118 This is at least partly attributable to the fact that no new department store anchored, enclosed regional shopping centres have been built in Ontario since the early 1990s. Consequently, many tenants found in enclosed regional shopping centres are also found in open air shopping centre formats. Open air format centres typically have a range of unit sizes including various smaller retail and service uses. 5.0 COMMERCIAL TRENDS Smaller Unit Size Large floor plate and big box retailers have begun to scale back their new developments to a smaller floor plate in order to adjust to the evolving retail trends and the shift in consumers preferences for a quick and convenient shopping experience. With the reduction in floor plate sizes, there is an increase in the number of stores in a power centre which increases synergies and trade area draw. Large multi-national corporations such as Walmart, Target, Best Buy, Office Depot, Rona, Staples, among others have begun to roll out smaller format box stores to address space limitations and better tailor their stores to their customers and merchandizing efficiencies. Some of the urban formats such as the new format Walmart Urban 90 incorporate smaller footprints and two level developments. Best Buy recently began to downsize their box stores. What was previously described as mid box stores in the range of 15,000-20,000+ sq.ft. are now being built in smaller sized formats, i.e. less than 10,000-15,000 sq.ft. and sometimes less than 5,000 sq.ft. Planning policy in the past was suited to accommodate the trends of big box retail when it first entered the market including large floor plate stores and large anchor tenants. While some of these attributes still apply, the trend of moving towards smaller unit sizes may not be accommodated by current policy. Restrictions on the minimum gross floor area of unit size do not allow for the flexibility that tenants require in their new retail formats. MALONE GIVEN PARSONS LTD. 99

119 5.0 COMMERCIAL TRENDS The presence of smaller tenants plays an important role in creating the critical mass and selection necessary to establish a successful shopping facility and to effectively compete in a market. 5.3 The Changing Retail Landscape American and International Retailers A recent trend is the entry of American and other international retailers not previously represented in the Canadian market. Stores such as Target, Nordstrom, Sacks Off 5 th, Marshalls, J. Crew, Dollar Tree, Loft, Brooks Brothers, Ted Baker, Anthropologie, Express, Topshop, Coach, JYSK, Apple, Microsoft, Crate and Barrel, The Children's Place, among others have entered the Canadian market in the past few years or plan to enter soon. A range of American restaurants have entered the Canadian market in the past few years or plan to enter such as the Cheesecake Factory, FP Chang s, Marble Slab Creamery, Popeyes Chicken, etc. The challenge for these international retailers and businesses seeking opportunities in Canada is finding locations and available space to accommodate the store, service, or restaurant. Some tenants have entered the Canadian market via existing shopping centres - primarily enclosed regional shopping centres, and power centres, while others have tenanted new shopping centre developments. Enclosed regional shopping centres are often sought by new retail entrants increasing the fashion and high-end shopping experience of those shopping centres. Recently outlet tenants have announced their entry into the Canadian market via new outlet centre developments. 100 MALONE GIVEN PARSONS LTD.

120 Retail Outlets A recent trend has been the interest in establishing outlet stores and outlet centres in Canada. Recent investment by major outlet mall developers including Premium Outlets and Tanger Factory Outlet Centres has started to expand the range and choice of outlet retailing within Ontario. It is expected that outlet centre trend will continue with expansion outside of the GTA and across the country. 5.0 COMMERCIAL TRENDS Outlet tenants and outlet centres are a successful shopping format driven by value conscious consumers. Outlets gained popularity by focusing on value and entertainment. For manufacturers, outlet stores are a channel for selling products directly to consumers and are an increasingly profitable element in overall business operations. Over time, value-oriented retailing expanded beyond traditional wholesalers and discounters to include genuine factory outlets owned and operated by manufacturers, closeout merchants, and clearance centres operated by traditional retailers and big-box stores. Outlet stores offer brand name goods at discounted prices. The discounted brand name merchandise attracts customers and destination shoppers. The main products sold in outlet stores are soft-lines such as clothing, shoes, sportswear, and household goods. Outlet stores typically include the following merchandise categories: designer fashions and sportswear, children s apparel, shoes, fine leather and luggage, accessories and jewellery, houseware and home furnishings, gift and specialty items, and restaurants. Typical outlet stores sell merchandise that is found in Canadian shopping centres, but are usually composed of inventory that is end of season, end of line, and/or seconds of products within a recognized store banner. MALONE GIVEN PARSONS LTD. 101

121 5.0 COMMERCIAL TRENDS Outlet tenants are characterized by brand name, retail fashion outlet stores such as Jones New York, Levi s, Liz Claiborne, Northern Reflections, Reebok, Rockport, Coach, Danier Leather, Nine West, Nike, The Gap, Polo, Ralph Lauren, as well as a range of other brand retailers. The Southworks mall in Cambridge is described on its web page as having a mix of outlet stores, unique retail shops, as well an antique mall. Upscale Outlets Upscale outlet centres are a new shopping concept in Canada but have been in operation in the United States for several years. Upscale outlet centres provide an array of high end, fashion designer outlet tenants including American, European, and other international designer names. Upscale outlet centres are attractively designed non-enclosed developments. Entertainment There is an ongoing trend of merging entertainment and an experience with retailing. Theme retail and restaurants, amusement areas, and movie theatres have been an ongoing trend of merging entertainment with retailing and shopping centre tenanting to the point where shopping itself is entertainment and becomes an experience. Canadian regional malls are increasingly incorporating full service sit-down restaurants into their roster of key tenants. The shopping centre provides a social experience, a gathering place, a place of leisure, and entertainment. Considering this trend, it can be expected that the proportion of service and entertainment space in shopping centres will increase in future years although shopping centres are expected to continue to maintain their primarily retail and comparison shopping function. 102 MALONE GIVEN PARSONS LTD.

122 Internet Shopping Internet usage has become the norm for most people in Canada, however, e-commerce represents only about 4% of retail sales in Canada (2012 most recent Statistics Canada data). Certain retail segments have proven successful for e-commerce such as books, music, electronics, travel, and concert tickets. However, there continues to be a need and demand for brick and mortar and a physical presence of stores and services. 5.0 COMMERCIAL TRENDS Trends and evolution in technology have led to internet retailing, which in many ways is the modern version of catalogue shopping. The difference is the specialty internet sites that offer a mix of shopping opportunities. Internet shopping has no geography and it permits shopping at locations far beyond a local market area. Recent studies have shown an increase in the use of internet shopping for retail purchases. However, the overall portion of retail sales remains very small and the growth internet spending is much less than the growth in spending in all retail stores as reported by Statistics Canada Retail Trade publications. While an increase in internet purchases may have eroded some sales from traditional markets, the sales of shopping centres continue to produce enough productivity to outpace the growth of online shopping and warrant future expansion. From a planning perspective, we doubt that the internet will supplant location based shopping. Shopping is part necessity, part recreation, and often a social event. The internet provides a viable alternative for a certain range of shopping, but does not replace the need for local shopping facilities. It can be viewed more as a complement to physical stores as opposed to a replacement for the brick and mortar. MALONE GIVEN PARSONS LTD. 103

123 5.0 COMMERCIAL TRENDS 5.4 Shopping Centre Format Trends As retail formats evolve, so too do shopping centre formats and shopping environments. Retailing trends and available tenants, in part, drive the type of shopping formats built. Regional Shopping Centres Enclosed regional shopping centres tend to be characterized by high fashion, comparison shopping goods and services serving local and regional market area residents for day-to-day and monthly shopping needs. Regional shopping centres remain competitive by providing an enclosed shopping environment and a wide selection of fashion oriented and comparison shopping, as well as restaurants and entertainment. Few new enclosed regional malls have been constructed in Ontario over the last decade. However, existing malls have become entry points to the Canadian market for many new entrants from the US and other countries. Tenanting trends of regional malls include the focus on high end fashion and new retail entrants to Canada, restaurants and entertainment such as large-scale movie theatres and theme restaurants or non-retail uses such as fitness centres. Power Centres and Power Nodes Most shopping centre development over the last 20+ years has been in the form of non-enclosed big box facilities, on large sites with good visibility, and superior regional accessibility. These centres have become a well established format in most urban markets. The unenclosed centre format itself changed from the original centres which were often comprised solely of larger box tenants and excluded department stores, supermarkets, and smaller ancillary tenants. 104 MALONE GIVEN PARSONS LTD.

124 Power Centres accommodate a full range of tenants including department stores and supermarkets, warehouse membership clubs, and an ancillary tenant mix of smaller units. Power Centres compete more directly with regional centres than they did in past years. Both have the same locational criteria and typically serve large regional trade areas. Neighbourhood and Community Centres 5.0 COMMERCIAL TRENDS Neighbourhood and community centres continue to have a local serving market niche. Commonly anchored by a supermarket and/or a drug store, these shopping centres reflect the changing trends of supermarket and drug store chains which provide an expanded range of product offerings. Supermarkets typically include drug store items, and drug stores are increasingly offering food products within the merchandise mix. Therefore, sites for new full-service supermarkets and large drug stores must be large enough to accommodate a large floor area and provide enough room for a sufficient amount of parking. Mixed Use Development Planning initiatives are directing the development of more mixed use and main street type developments in new suburban areas, emphasizing street-level retail and the integration of commercial uses into mixed use and multi-storey buildings. While ground floor commercial uses play an important role in encouraging and supporting pedestrian activity, this form of development requires particular locational features and access configurations to be viable. Generally, this type of retail format requires a very high population density and transit access. Providing for mixed use development has associated construction costs which are impediments to developers and retailers making the business model difficult to implement. However, the opportunity for a mix of uses on a site or area provides more flexibility for developers and tenants and the form and format is more easily implemented. MALONE GIVEN PARSONS LTD. 105

125 5.0 COMMERCIAL TRENDS Lifestyle Retail Centres Lifestyle centres are an evolving shopping centre trend. A lifestyle centre is a mixed use, open-air shopping centre focused on upscale national chain specialty retailing stores and a unique pedestrian friendly setting. Restaurants and entertainment complexes, such as movie theatres and amphitheatres are important tenants in lifestyle centres providing entertainment activities and help to attract customers in the evenings. Lifestyle centres are more prevalent in the US than Canada. The form of development has evolved in response to a growing demand for an alternative to the big box retail experience. These mixed use/lifestyle developments have an emphasis on transit integration, pedestrian environments and higher density compact urban form with high standards of design and try to mimic the function of traditional downtowns and main streets. While ground floor commercial uses play an important role in encouraging and supporting pedestrian activity, this form of development requires particular locational features and access configurations to be viable. Generally, this type of retail format requires a very high population density and high income demographics to be truly successful The Role of Downtown Typically, main streets include a wide range of retail and non-retail uses such as destination retail, specialty stores and independent retailers, as well as offices such as regional or district headquarters, banks, institutional uses, restaurants, and entertainment facilities. Most downtowns and main streets are comprised of a mix of uses and developments which create a role and function that is different from regional shopping centres and big box retailing. 106 MALONE GIVEN PARSONS LTD.

126 The mix of uses within downtowns has also changed. Over the past many years there has been a narrowing in the range of traditional retailing and an increasing emphasis on the location of important cultural facilities, such as performing arts centres, museums, libraries, and art galleries within the downtown, as well as entertainment and sporting venues. In addition, trendy restaurants, bars and clubs have become anchors within downtowns. Specialized retailers, such as higher-end men s and women s clothing stores, unique stores not found anywhere else, touristoriented facilities, and professional offices have also discovered the attraction of locating in the older heritage buildings of downtown areas. Over the years, downtowns have become mixed use, multi functional areas of which retail is one component. 5.0 COMMERCIAL TRENDS The non-retail components of downtowns are often the key to their strength and endurance within the commercial environment. These uses often include; entertainment, restaurants, personal services, institutional, administrative, financial and business, residential, parks, open space, and gathering places. A characteristic of healthy downtowns is the multi-functional character which provides regional, community, and local serving roles. It is the combination of several land uses, physical structure, and history that gives downtown its role as a desirable destination, economic centre, and symbolic heart of the community. In recent years, the increase of residential population in downtowns has lead to an increase of retail stores in those downtowns. The type of stores tend to serve the convenience shopping needs of downtown residents such as grocery stores and drug stores, but may also include home furnishing stores and general merchandise stores. Considering this trend, the proportion of retail space in downtowns can be expected to increase in future years although downtowns are expected to continue to maintain the role and function as mixed use, multi-functional areas with an emphasis on service and entertainment. MALONE GIVEN PARSONS LTD. 107

127 5.0 COMMERCIAL TRENDS Downtown Retailing vs. Planned Retail Formats Downtowns offer a different type of experience from that of the planned retail formats provided by shopping centres. The nature of downtowns allows for an un-programmed, fluid, and dynamic environment. This fluidity and the unique character is what attracts shoppers, visitors, and tourists to downtown areas. The unplanned nature of downtowns offers variety for and attracts shoppers and visitors from the local and larger regional area. The mix and range of building types and designs, older heritage buildings, mix of architecture, mix of independently owned stores, restaurants and businesses, as well as cultural and entertainment venues provides for a unique downtown area that is different from any other downtown, and is different from the programmed shopping centre environments with national chain stores and standardized design. Downtown retailing and planned retail formats each have a necessary function within a city and each serve different purposes. Downtowns attract people due to the unique and specialized environment, but they do not necessarily provide a complete range and mix of retail stores required to serve the day-to-day and comparison shopping needs of local residents. The retail trends illustrate the continued importance of providing a commercial structure which accounts for a range of retail/commercial uses of various forms, formats, roles and functions. It is important to plan for a range of shopping facilities and formats including the Community Core Areas of Cambridge in order to properly and adequately serve residents in future years. 108 MALONE GIVEN PARSONS LTD.

128 6.0 CONSUMER CONTEXT This section provides a review of the City of Cambridge and Study Area consumer context including an analysis of population, demographics, and spending. This information is combined to establish the magnitude of the current and forecast retail/commercial market in Cambridge. The Study Area is the area from which the majority of sales to retail/commercial facilities in Cambridge originate on a consistent basis. The remaining portion of trade, called inflow, originates from people residing beyond the Study Area boundaries who shop at Cambridge stores and services occasionally, and from the transient population of visitors, workers and business people who travel through the area. 6.1 Cambridge Study Area The Cambridge Study Area includes the City of Cambridge and a surrounding market area to the west and east of the city. The Study Area of individual retail areas will vary with many factors. These include the general market orientation of individual facilities; the mass and spatial distribution of other retail areas which serve the same geographic market; the degree of competitive similarity or differentiation with other retail facilities; and the relative strength and accessibility of each location. MALONE GIVEN PARSONS LTD. 109

129 6.0 CONSUMER CONTEXT The Study Area for Cambridge was defined through the analysis of competitive space located within Cambridge and elsewhere, customer origin and telephone survey results, an analysis of the trading patterns of existing retail/commercial space, local of population, and natural and man-made barriers. The Study Area is comprised of four consumer market zones as described below and illustrated on the following map. The Primary Study Area (PSA) Cambridge is defined as the City of Cambridge. The Secondary Study Area South Kitchener (SSA South Kitchener) consists of an area of Kitchener, south of Highway 8. The Secondary Study Area Southwest (SSA Southwest) includes part of North Dumfries generally west of Branchton Rd./Regional Rd. 48 and the northern part of South Dumfries excluding Paris and St. George. The Secondary Study Area East (SSA East) includes a part of North Dumfries generally east of Branchton Rd./Regional Rd. 48, parts of the Township of Puslinch, and parts of Flamborough. 110 MALONE GIVEN PARSONS LTD.

130 Figure 6.1: Cambridge Study Area 6.0 CONSUMER CONTEXT 6.2 Study Area Population and Projections The Cambridge Study Area experienced moderate growth over the past Census years As summarized on Table 6.1, population within the Study Area increased by approximately 15,300 from 217,100 in 2006 to 232,400 in 2011 (adjusted for undercount), a growth rate of about 1.4% per annum. The growth rate is higher than that of the Provincial average over the Census years. MALONE GIVEN PARSONS LTD. 111

131 6.0 CONSUMER CONTEXT Population in Cambridge totalled 125,500 in 2006 and increased to 130,800 in 2011 (adjusted for undercount). The Cambridge population represents about half (56.3%) of the total population in the Study Area in Population in the SSA South Kitchener area totalled 80,400 in 2011, which represents about a third (34.6%) of the Study Area population. The SSA Southwest population totalled 10,600 in 2011, representing 4.6% of the total Study Area population. The SSA East had a population of 10,600 in 2011 accounting for 4.6% of the total Study Area population. Table 6.1: Cambridge Study Area Census Population Census Adjusted Census Adjusted PSA - City of Cambridge 120, , , ,800 SSA - South Kitchener 67,890 70,900 77,875 80,400 SSA - Southwest 9,920 10,300 10,290 10,600 SSA - East 10,050 10,400 10,280 10,600 Total Secondary Study Area 87,860 91,600 98, ,600 Total Study Area 208, , , , and 2011 Census population adjusted for undercount (based on Statistics Canada data). Population in the Cambridge Study Area is forecast to increase from approximately 238,300 in 2013 to approximately 319,600 in The Study Area population is forecast to increase by approximately 81,300 people from approximately 238,300 in 2013 to 319,600 in 2031 as summarized on the following table. 112 MALONE GIVEN PARSONS LTD.

132 Table 6.2: Cambridge Study Area Population Projections PSA - City of Cambridge 132, , , , ,000 SSA - South Kitchener 84,200 89,900 95,600 99, ,400 SSA - Southwest 10,700 10,900 11,000 11,100 11,700 SSA - East 10,700 10,800 11,000 11,100 11,500 Total Secondary Study Area 105, , , , , CONSUMER CONTEXT Total Study Area 238, , , , ,600 Cambridge forecast based on Region of Waterloo population projections provided by the City of Cambridge. SSA forecasts are based on reference to past trends and available forecasts. Population in Cambridge is forecast to increase by approximately 45,300 people from approximately 132,700 in 2013 to 178,000 in The population forecast was provided by the City of Cambridge for this Study. The forecast is based on the Region of Waterloo forecast of population growth in Cambridge of 173,000 in The City provided the extrapolated forecast of 178,000 in The 2031 estimate is also consistent with the forecast employed in the City of Cambridge Sanitary Sewer Master Plan. The SSA South Kitchener population is forecast to increase by approximately 34,200 from approximately 84,200 in 2013 to 118,400 in The SSA Southwest is forecast to experience growth of about 1,000 from 10,700 in 2013 to about 11,700 by The SSA East population is forecast to increase by approximately 800 from approximately 10,700 in 2013 to 11,500 by Figure 6.2 illustrates the location and status of active residential plans of subdivision in the City of Cambridge (as of December, 2013). Reference to the distribution of plans of subdivision is a useful indicator of future areas of growth in the city and provides insight regarding the future allocation of retail/commercial space. MALONE GIVEN PARSONS LTD. 113

133 6.0 CONSUMER CONTEXT The number of residential units planned in the southern area of Cambridge is about double that in the northern area. Table 6.3 summarizes the number of residential units planned in Cambridge grouped into areas north and south of the Can-Amera Parkway. There are approximately 13,392 residential units in the development pipeline including registered and draft approved/pending plans of subdivision, applications for re-zoning, site specific intensification opportunities, and community plan areas. Approximately two-thirds (65.2% or 8,734 units) of the residential units are planned in the south area of Cambridge and approximately a third (34.8% or 4,658 units) are planned in the north. Table 6.3: Distribution of Residential Plans of Subdivision in Cambridge Single Detached Total Semidetached Total Rowhouse Total Apartments Total Other Total Total Percent of Total Estimate of Population (@ppu 2.7) North Cambridge Registered Draft Approved/Pending Rezoning SSIO's ( ,254 Community Plan (2 1,883 Total North Cambridge , , % 12,600 South Cambridge Registered Draft Approved/Pending ,363 Rezoning SSIO's ( , ,585 Community Plan (2 4,868 Total South Cambridge 1, , , % 23,600 Total Cambridge 1, ,722 3, , % 36,200 Residential unit data sourced from the City of Cambridge Development Monitoring Tables, December 31, MALONE GIVEN PARSONS LTD.

134 Figure 6.2: Directions of Planned Population Growth in Cambridge 6.0 CONSUMER CONTEXT Source: Information provided by the City of Cambridge as of December, Map formatted by Malone Given Parsons Ltd. MALONE GIVEN PARSONS LTD. 115

135 6.0 CONSUMER CONTEXT The number of residential units planned in south Cambridge is almost double that in north Cambridge. The number of units represents an estimated population of approximately 12,600 in the north Cambridge area and approximately 23,600 in the south Cambridge area for a total of 36, Study Area Income Study Area resident incomes are similar to that of the provincial average. Study Area per capita spending for various retail categories is based on retail sales reported by Statistics Canada at the provincial level. Provincial average per capita spending (based on Statistics Canada Retail Trade Catalogue # and special cross tabulations) is adjusted to local Study Area sectors by indexing Study Area average per capita household income to the provincial average. Income indexes are adjusted to reflect variation in income by Study Area zone. Table 6.4: Study Area Resident Income and Income Indexes Weighted Weighted Income Census Avg. Household Persons per Avg. Household Index Population Income Household Per Cap Income PSA - City of Cambridge 126,700 $81, $30, SSA - South Kitchener 77,875 $87, $32, SSA - Southwest 10,290 $109, $37, SSA - East 10,280 $105, $38, Total SSA 98,445 $91, $33, Total Study Area 225,145 $85, $31, Ontario 12,851,825 $85, $33, Source: Statistics Canada 2011, PCensus 2011 and National Household Survey 2010 data Cambridge residents per capita incomes average $30,000, which is slightly below the Ontario average of $33,000. As such, the Cambridge resident income has an index of 90.9 to the Ontario resident average represented by 100. The SSA South Kitchener 116 MALONE GIVEN PARSONS LTD.

136 average income level is close to the provincial average with an index of The SSA Southwest and SSA East average income levels are above the provincial average at and respectively. 6.4 Study Area Per Capita Spending Income levels influence per capita spending on various goods and services. Our analysis of Statistics Canada Household Survey data for Ontario resident spending by income group shows the variation of spending in relation to income. The survey indicates that spending on FSTM items does not vary greatly with increased income levels compared to DSTM/HI. 6.0 CONSUMER CONTEXT Spending recorded by Statistics Canada on FSTM and DSTM/HI categories at the provincial level is adjusted to the local level based on average per capita incomes of Study Area residents. Statistics Canada Retail Trade publications were employed to derive expenditures for the year end 2013 (most recent year end data, see Appendix E). Therefore, this analysis reflects 2013 constant dollars excluding inflation. The 2013 per capita FSTM and DSTM/HI expenditures average $2,253 and $5,351 in Cambridge respectively. Those per capita expenditures are slightly below those of the Ontario average. As such, income levels are accounted for and reflected by the amount of existing and future spending generated by Cambridge residents and the amount of spending captured by existing and future stores in Cambridge today and in future years. SSA South Kitchener resident FSTM and DSTM/HI expenditures average $2,273 and $5,538 respectively, SSA Southwest expenditures average $2,322 and $5,987 respectively, and SSA East expenditures average $2,333 and $6,093 respectively as illustrated on the following table. MALONE GIVEN PARSONS LTD. 117

137 6.0 CONSUMER CONTEXT Table 6.5: Study Area Per Capita FSTM & DSTM/HI Expenditures Income FSTM 2013 DSTM/HI 2013 Index Index FSTM per capita Index DSTM/HI per Expenditure cap Expenditure PSA - City of Cambridge $2, $5,351 SSA - South Kitchener $2, $5,538 SSA - Southwest $2, $5,987 SSA - East $2, $6,093 Total SSA $2, $5,643 Total Study Area $2, $5,479 Ontario $2, $5,600 Notes: 1) Expenditure indexes were calculated based on regression analysis of relevant components of the Stats Can 2012 Survey of Household Spending for Ontario as follows. FSTM Index = (0.13 x Income Index) + 87 DSTM/HI Index = (0.49 x Income Index) ) Ontario per capita expenditures were derived from Statistics Canada Retail Trade Catalogue # and special cross tabulations. Since spending is recorded by Statistics Canada at the provincial level, income indexing is used to adjust provincial average spending to local Study Area conditions. After that one time adjustment is made to establish the base year per capita spending in the Study Area, then an average annual growth rate is applied in order to forecast per capita expenditures in future years. Real growth in spending is based on trends in real growth of per capita spending recorded by Statistics Canada at the Ontario level. The per capita FSTM expenditures employed in this report are not forecast to experience real growth above inflation. The per capita DSTM/HI expenditures employed in this report are forecast to increase at an average annual rate of 1.0% excluding inflation. This rate is conservative based on past and current trends. 118 MALONE GIVEN PARSONS LTD.

138 6.5 Study Area FSTM Expenditure Potential The Study Area FSTM expenditure is forecast to increase by approximately $184.0m from $540.2m in 2013 to $724.2m in The Study Area FSTM expenditure potential is based on population projections and FSTM per capita expenditures. All dollar figures are expressed in 2013 constant dollars. 6.0 CONSUMER CONTEXT The following table illustrates the total FSTM expenditure potential generated from the Study Area zones. FSTM expenditures derived from Cambridge residents are forecast to increase by about $102.1m from $299.0m in 2013 to $401.0m in Table 6.6: Study Area FSTM Expenditure Potential (2013 Constant Dollars) PSA - City of Cambridge Population 132, , , , ,000 FSTM per capita expenditure $2,253 $2,253 $2,253 $2,253 $2,253 Total FSTM expenditure ($m) $299.0 $313.6 $330.5 $342.5 $401.0 SSA - South Kitchener Population 84,200 89,900 95,600 99, ,400 FSTM per capita expenditure $2,273 $2,273 $2,273 $2,273 $2,273 Total FSTM expenditure ($m) $191.4 $204.4 $217.3 $226.0 $269.2 SSA - Southwest Population 10,700 10,900 11,000 11,100 11,700 FSTM per capita expenditure $2,322 $2,322 $2,322 $2,322 $2,322 Total FSTM expenditure ($m) $24.8 $25.3 $25.5 $25.8 $27.2 SSA - East Population 10,700 10,800 11,000 11,100 11,500 FSTM per capita expenditure $2,333 $2,333 $2,333 $2,333 $2,333 Total FSTM expenditure ($m) $25.0 $25.2 $25.7 $25.9 $26.8 Total Study Area FSTM Expenditure Potential ($m) $540.2 $568.5 $599.1 $620.1 $724.2 Cumulative Increase from 2013 ($m) $28.3 $58.9 $79.9 $184.0 FSTM expenditure potential is estimated to total $191.4m in SSA South Kitchener, $24.8m in SSA Southwest, and $25.0m in the SSA East in SSA South Kitchener expenditure is forecast to increase by about $77.7m from $191.4m in 2013 to $269.2m in SSA Southwest expenditure potential is forecast to increase MALONE GIVEN PARSONS LTD. 119

139 6.0 CONSUMER CONTEXT by $2.3m from $24.8m in 2013 to $27.2m in SSA East expenditure potential is forecast to increase by $1.9m from $25.0m in 2013 to $26.8m in Total Study Area FSTM expenditures are forecast to increase by approximately $184.0m from 2013 to Study Area DSTM/HI Expenditure Potential Study Area residents DSTM/HI expenditure is forecast to increase by approximately $785.6m from $1,305.6m in 2013 to $2,091.2m in The Study Area DSTM/HI expenditure potential is based on population projections and DSTM/HI per capita expenditures. All dollar figures are expressed in 2013 constant dollars. The following table illustrates that Cambridge residents DSTM/HI expenditures are forecast to increase by approximately $429.2m from $710.0m in 2013 to $1,139.2m in Table 6.7: Study Area DSTM/HI Expenditure Potential (2013 Constant Dollars) PSA - City of Cambridge Population 132, , , , ,000 DSTM/HI per capita expenditure $5,351 $5,513 $5,680 $5,794 $6,400 Total DSTM/HI expenditure ($m) $710.0 $767.4 $833.2 $880.7 $1,139.2 SSA - South Kitchener Population 84,200 89,900 95,600 99, ,400 DSTM/HI per capita expenditure $5,538 $5,706 $5,879 $5,997 $6,625 Total DSTM/HI expenditure ($m) $466.3 $513.0 $562.1 $596.1 $784.4 SSA - Southwest Population 10,700 10,900 11,000 11,100 11,700 DSTM/HI per capita expenditure $5,987 $6,169 $6,356 $6,484 $7,162 Total DSTM/HI expenditure ($m) $64.1 $67.2 $69.9 $72.0 $83.8 SSA - East Population 10,700 10,800 11,000 11,100 11,500 DSTM/HI per capita expenditure $6,093 $6,278 $6,468 $6,598 $7,288 Total DSTM/HI expenditure ($m) $65.2 $67.8 $71.1 $73.2 $83.8 Total Study Area DSTM/HI Expenditure Potential ($m) $1,305.6 $1,415.4 $1,536.3 $1,622.0 $2,091.2 Cumulative Increase from 2013 ($m) $109.8 $230.7 $316.4 $ MALONE GIVEN PARSONS LTD.

140 DSTM/HI expenditure potential is estimated to total $466.3m in the SSA South Kitchener area, $64.1m in SSA Southwest, and $65.2m in the SSA East in SSA South Kitchener expenditure is forecast to increase by about $318.0m from to $784.4 in SSA Southwest expenditure potential is forecast to increase by $19.7m to $83.8m in SSA East expenditure potential is forecast to increase by $18.6m to $83.8m in Total Study Area DSTM/HI expenditures are forecast to increase by about $785.6m from 2013 to CONSUMER CONTEXT A portion of the FSTM and DSTM/HI expenditure potential generated by Study Area residents is available to existing and future retail facilities in Cambridge. The next section of this report provides an assessment of market capture and a forecast future demand and opportunity for additional retail and commercial space in Cambridge. MALONE GIVEN PARSONS LTD. 121

141 6.0 CONSUMER CONTEXT [This page is intentionally left blank] 122 MALONE GIVEN PARSONS LTD.

142 7.0 MARKET OPPORTUNITY AND CONSTRAINTS This section provides a review of commercial space demand and opportunity for Cambridge which in turn has implications on the planning policies required to direct and accommodate growth and retail opportunity in the city. 7.1 Market Opportunity In order to consider the market support available in Cambridge and the growth, expenditure potential, and opportunity available to support new retail space, it is necessary to consider the extent to which existing and new facilities can attract expenditure potential from the Cambridge Study Area and from inflow trade. The total Study Area FSTM and DSTM/HI expenditure potential (detailed in the previous section) is partially available to existing facilities in Cambridge today, and presents opportunities for new retailers as growth in the market occurs. The following analysis forecasts market demand and opportunity for the main retail/commercial categories which typically define, anchor or characterize commercial areas, and the form and function of either shopping centres, shopping areas and/or downtowns. They are: MALONE GIVEN PARSONS LTD. 123

143 7.0 MARKET OPPORTUNITY & CONSTRAINTS Market Capture Food stores (supermarkets and grocery stores, and specialty food stores); Department stores; Home improvement related space (HI); and, Other DSTM (excluding department store and HI). A portion of the Study Area retail/commercial expenditure potential is available to existing and future facilities in Cambridge. Total retail/commercial expenditure potential available to Cambridge is based on a capture of total spending derived from each Study Area sector. This is described as the market share or market capture which Cambridge can obtain from the Study Area, or it is the extent to which Cambridge retains expenditures from residents, and captures expenditures from Secondary Study Area residents. In defining these factors, expenditure outflow from Cambridge and its surrounding market area to communities and shopping destinations outside of Cambridge, was also considered. Market captures are a function of the size and nature of the existing retail/commercial facilities in Cambridge, competitive alternative shopping locations in and around the Study Area, as well as consumer shopping patronage for various types of goods and services. Market shares and capture rates are also based on the location, access to, and distribution of population within each of the Study Area sectors. Inflow Trade Inflow trade from residents who live outside the Study Area generate a source of spending potential. Inflow trade from residents who live outside the Study Area generate a source of spending potential. In addition to the Study Area capture, spending is derived from people who live outside the Study Area but shop at Cambridge facilities on an infrequent basis 124 MALONE GIVEN PARSONS LTD.

144 such as; non-local employees, non-local students (i.e. those at Conestoga College), travellers, visitors, pass-by traffic, etc. This source of trade, called inflow, is added to the expenditure potential derived from residents of the Study Area. Place of Work/ Place of Residence Where people live and where they work provides an indication of inflow and outflow trade. Cambridge has an opportunity to capture spending from people who work in Cambridge but live in a community elsewhere such as Kitchener, Waterloo, Guelph, and Hamilton, etc. 7.0 MARKET OPPORTUNITY & CONSTRAINTS Conversely, residents of Cambridge who work in other communities such as Kitchener, Waterloo, Guelph and Hamilton, etc., may direct a portion of their shopping and spending in stores and services located in those communities, especially if there is a wide selection of stores not available locally. There are 57,000 people who work in Cambridge of which about half (52% or 29,800) live in Cambridge as illustrated on Figure 7.1. The largest portion of non-local employees commute to Cambridge from Kitchener (19% or 10,600), followed by Waterloo (4% or 2,400), Guelph (3% or 1,900), Hamilton (3% or 1,700), and Brantford (3% or 1,400). Approximately 16% of employees commute to Cambridge from all other areas including; North Dumfries, other areas of Brant, Woolwich, Wilmot, Puslinch, Centre Wellington, Woodstock, Blandford-Blenheim, Peel Region, Halton, Toronto, London, etc. MALONE GIVEN PARSONS LTD. 125

145 7.0 MARKET OPPORTUNITY & CONSTRAINTS Figure 7.1: Cambridge Employees and Place of Residence Source: Statistics Canada 2011 Place of Residence/2011 Place of Work Database, 2011 National Household Survey. There are 54,300 Cambridge residents in the labour force. About half (55% or 29,800) of the Cambridge labour force, live in Cambridge as illustrated on Figure 7.2. Approximately 6,700 (12%) of the Cambridge labour force commute to Kitchener, followed by Guelph (8% or 4,200), Waterloo (5% or 2,900), and Mississauga (4% or 1,900). Approximately 16% of Cambridge residents in the labour force, commute to work in all other municipalities including; North 126 MALONE GIVEN PARSONS LTD.

146 Dumfries, other areas of Brant, Woolwich, Wilmot, Puslinch, Centre Wellington, Brampton, Milton, Burlington, Oakville, Toronto, Hamilton, Brantford, Woodstock, London, etc. Figure 7.2: Cambridge Resident Labour Force and Place of Work 7.0 MARKET OPPORTUNITY & CONSTRAINTS Source: Statistics Canada 2011 Place of Residence/2011 Place of Work Database, 2011 National Household Survey. Where people work can influence where people shop, eat, and use services, and can be influenced by the range and/or variety of stores, shopping centres and other services provided in locations close to work. MALONE GIVEN PARSONS LTD. 127

147 7.0 MARKET OPPORTUNITY & CONSTRAINTS 7.2 Customer Origin Licence Plate Surveys As input to our analysis, a considerable amount of survey research was carried out including customer origin surveys and consumer telephone surveys as summarized in the following sections. Customer origin licence plate surveys provide an indication of the magnitude of the drawing power and geographic extent that customers will travel to various shopping centres and retail areas. Although these surveys do not track actual sales and customer spending at commercial facilities, they provide a good indication of customer origin. Customer origin licence plate surveys were conducted at nine retail/commercial locations in Cambridge over a three-day period from October 17-19, The locations included the three Community Core Areas and various shopping centres and commercial areas. The following locations were included in the survey. Community Core Areas 1. Hespeler Village (along Queen St. E. between Adam St. and Cooper St.) 2. Preston Towne Centre (King St. E. between Waterloo St. and Dolph St. N.) 3. Galt City Centre (various areas along Main St., Ainslie St., Water St. etc., including Southworks Outlet Mall) Other Commercial Locations 4. Tri-City Plaza and Holiday Inn Plaza (150 and 180 Holiday Inn Dr.) 5. SmartCentres Cambridge (22 Pinebush Rd.) 6. Hespeler Rd. Commercial Corridor (between Pinebush Rd. and Munch Ave.) 128 MALONE GIVEN PARSONS LTD.

148 7. Cambridge Centre (355 Hespeler Rd.) 8. Westgate Centre (130 Cedar St.) 9. South Cambridge Plaza and Highland Centre (Dundas St. S. and Main St.) A total of 3,339 licence plate records were collected and submitted to the Ministry of Transportation who subsequently provided the corresponding Dissemination Area (DA) match for each plate. Details on survey methodology, summary results, tables and maps are set out in Appendix C. The following provides a summary of the customer origin licence plate results. Cambridge has a variety of commercial shopping areas ranging from local serving to large scale and regional serving. The shopping centres and commercial areas generally reflect the role and function identified by the corresponding Official Plan designation. 7.0 MARKET OPPORTUNITY & CONSTRAINTS The customer origin licence plate surveys illustrate that Cambridge retail facilities and shopping areas vary in the extent of local versus regional trade area draw. The commercial and shopping areas surveyed draw between 14.0% to a third (34.2%) of customers from locations outside the Cambridge Study Area as summarized on the following chart and detailed in Appendix C. MALONE GIVEN PARSONS LTD. 129

149 7.0 MARKET OPPORTUNITY & CONSTRAINTS Chart 7.1: Summary of Cambridge Customer Origin Survey Results Community Core Areas The Cambridge Community Core Areas serve both a local and regional market area reflecting the mix and range of uses including services, retail, offices, restaurants, and entertainment, etc. 130 MALONE GIVEN PARSONS LTD.

150 The three Community Core Areas in Cambridge (Hespeler Village, Preston Towne Centre, and Galt City Centre) serve both local and regional residents. Hespeler, Preston, and Galt draw approximately two-thirds (68.6%, 60.4%, and 67.1% respectively) of customers from the City of Cambridge. The Community Core Areas draw approximately a quarter to a third of customers (24.1%, 32.2% and 26.6% in Hespeler, Preston, and Galt respectively) from outside the Study Area. The survey results reflect the mixed use role and function of the Community Core Areas as described in the Official Plan. The Community Core Areas have both a local orientation providing for weekly and daily needs of residents while also providing a regional role serving residents of the surrounding areas and beyond. 7.0 MARKET OPPORTUNITY & CONSTRAINTS Class 1 (Regional Shopping Centre) Commercial Cambridge Centre Cambridge Centre, located on Class 1 (Regional Shopping Centre) Commercial designated land, has a large regional market draw. Cambridge Centre is located on land designated Commercial Class 1 (Regional Shopping Centre). More than half (56.9%) of the Cambridge Centre customers originate from Cambridge while the balance of customers (43.1%), originate from areas beyond. About 5.4% of customers originate from SSA South Kitchener, 3.7% from SSA Southwest, and 2.3% from SSA East. About a third (31.8%) of customers originate from outside the Study Area. The customer origin surveys illustrate that Cambridge Centre located on Class 1 (Regional Shopping Centre) Commercial designated land, provides for a shopping centre with a strong regional role and function. MALONE GIVEN PARSONS LTD. 131

151 7.0 MARKET OPPORTUNITY & CONSTRAINTS Class 2 (Community Shopping Centre) Commercial Tri-City Centre/ Holiday Inn Plaza The Tri-City Centre and Holiday Inn Plaza, located on Class 2 (Community Shopping Centre) Commercial designated land, serve a local and district/regional market area. The Tri-City Centre and Holiday Inn Plaza are located on land designated Class 2 (Community Shopping Centre) Commercial. The Tri-City Centre and Holiday Inn Plaza are located with the Queen Street, Goebel Avenue and Holiday Inn Drive Community Node. The function of the Node is intended to serve the surrounding neighbourhoods. However, the customer origin surveys illustrate that the Tri-City Centre and Holiday Inn Plaza have a local and district/regional draw. The area draws about two-thirds of customers (66.5%) from Cambridge. About 6.6% of customers originate from SSA South Kitchener, 1.3% from SSA Southwest, and 1.6% from SSA East. A large portion, about a quarter (24.1%) of customers, originate from outside the Study Area which illustrates a strong district and regional role and function and the proximity to Highway 401. The district and regional draw is anticipated to be enhanced with the opening of a new SAIL store (November 2014) in this node considering it is the first SAIL store to open in the Region of Waterloo and of the five existing SAIL stores in Ontario, it is the first to open west of Burlington. Class 3 (Neighbourhood Shopping Centre) Commercial South Cambridge Centre, Highland Centre, and Westgate Centre The South Cambridge Centre and Highland Centre, located on Class 3 (Neighbourhood Shopping Centre) Commercial designated land, primarily serve the local market area. 132 MALONE GIVEN PARSONS LTD.

152 The South Cambridge Centre (anchored by Zehrs, Home Building Supply, TSC Store) and Highland Centre (anchored by Sobeys and Canadian Tire) are located on land designated Class 3 (Neighbourhood Shopping Centre) Commercial. The shopping centres are located with the Main Street and Dundas Street South Community Node. The function of the Node is intended to serve the surrounding neighbourhoods. The South Cambridge Centre and Highland Centre draw about three-quarters of (74.4%) customers from Cambridge while 14% of customers originate from outside the Study Area. About 2.3% of customers originate from SSA South Kitchener, 2.0% from SSA Southwest, and 7.3% from SSA East. The shopping centres have a strong local draw primarily serving the day-to-day and weekly shopping needs of neighbourhood area. 7.0 MARKET OPPORTUNITY & CONSTRAINTS Westgate Centre The Westgate Centre, located on Class 3 (Neighbourhood Shopping Centre) designated land, has a strong local draw. Westgate Centre, anchored by a Sobeys supermarket, has a strong local draw. Approximately three-quarters (75.5%) of the customers originate from Cambridge, while 17.6% of customers originate from areas outside of the Study Area. Only 2.5% of customers originate from SSA South Kitchener, 2.8% from SSA Southwest, and 1.6% from SSA East. The shopping centre has a strong local draw primarily serving the day-to-day and weekly shopping needs of neighbourhood area. Class 4 (Hespeler Road) Commercial Hespeler Rd. Corridor The Hespeler Rd. Corridor, located on Class 4 (Hespeler Road) Commercial designated land, serves a local and larger district-regional market area. MALONE GIVEN PARSONS LTD. 133

153 7.0 MARKET OPPORTUNITY & CONSTRAINTS The Hespeler Rd. Corridor includes retail/commercial facilities on land designated Class 4 (Hespeler Road) Commercial. The designation provides for a wide range of retail uses that serve residents and businesses of the city and the travelling public. The Corridor draws more than half (59.4%) of customers from Cambridge and about a third (33.2%) of customers originate from outside the Study Area which illustrates a local and district-regional draw. About 4.8% of customers originate from SSA South Kitchener, 1.1% from SSA South West, and 1.4% from SSA East. Class 5 (Regional Power Centre) Commercial SmartCentres Cambridge SmartCentres Cambridge, located on Class 5 (Regional Power Centre) Commercial designated land, has a large regional draw. SmartCentres Cambridge (I) is located on land designated Class 5 (Regional Power Centre) Commercial. The designation provides for a big box and power centre uses intended to serve a regional scale and larger market area as well as the travelling public. SmartCentres Cambridge draws over half (56.7%) of its customers from Cambridge and the balance (43.3%) from surrounding areas which reflects a strong local and regional draw. About 6.8% of customers originate from SSA South Kitchener, 0.9% from SSA Southwest, and 1.4% from SSA East. Inflow represents about a third (34.2%) of customers. The SmartCentres Cambridge (I) draws from a regional and larger market area as well as the travelling public which is reflective of the role and function described by Class 5 (Regional Power Centre) Commercial designation. SmartCentres Cambridge is located within a Regional Scale Node as defined in the OP. The customer origin surveys illustrate that SmartCentres Cambridge reflects the function of the Regional Scale Node which is intended to serve the travelling public and broader region. 134 MALONE GIVEN PARSONS LTD.

154 7.3 Consumer Surveys and Spending Patterns Consumer telephone surveys illustrate an opportunity for Cambridge to improve its position as a regional service centre. A significant amount of consumer research and surveys were carried out of shoppers in Cambridge and the Study Area by way of an in-home consumer telephone survey. A consumer survey of 829 households in the Study Area was carried out in November, Details of the survey methodology, survey sample size and distribution, a copy of the telephone survey questionnaire, and summary results of the survey are set out in Appendix D. 7.0 MARKET OPPORTUNITY & CONSTRAINTS These surveys provide useful information regarding consumer shopping patterns and customer preferences, and provide input into the commercial market demand and opportunity analysis which follows. The following summarizes the spending flows and Study Area resident spending directed to various retail stores in Cambridge and elsewhere. Cambridge Residents Spending Pattern For the most part, Cambridge residents primarily shop in Cambridge stores. However, there is some opportunity to recapture some spending captured by clothing stores; furniture and furnishings stores; and other retail stores located elsewhere. Cambridge supermarkets, other food, drug stores, department stores, other general merchandise stores, and HATBA (home and auto supply, tires batteries and accessories) stores capture a large portion of spending from Cambridge residents (over 90% capture of Cambridge resident spending) as illustrated on the following graph. High captures in supermarket and drug stores reflect the convenience nature of supermarket and drug store shopping whereby people tend to shop locally at these types of stores. High captures in other retail categories reflect the level of service provided locally. MALONE GIVEN PARSONS LTD. 135

155 7.0 MARKET OPPORTUNITY & CONSTRAINTS However, there is an opportunity for Cambridge to recapture spending and improve its role as a prominent service centre with respect to shopping in several retail categories. In particular, clothing and clothing accessory stores; non-food retail stores; and furniture and home furnishings stores present an opportunity for Cambridge to recapture outflow spending and increase the role of Cambridge as a regional centre. Chart 7.2: Cambridge Resident Spending in Cambridge and Elsewhere CAMBRIDGE RESIDENTS' SPENDING BY RETAIL CATEGORY SUPERMARKETS/GROCERY 98.3% 1.7% OTHER FOOD DRUG STORES WAREHOUSE MEMBERSHIP CLUB DEPARTMENT STORES OTHER GENERAL MERCHANDISE HATBA CLOTHING & ACCESSORIES OTHER RETAIL HOME IMPROVEMENT FURNITURE & FURNISHINGS 69.1% 97.1% 0.0% 96.4% 98.7% 96.1% 78.8% 76.1% 97.8% 39.2% 30.9% 2.9% 100.0% 3.6% 1.3% 3.9% 21.2% 23.9% 2.2% 60.8% CAMBRIDGE RESIDENTS' SPENDING CAPTURED BY: CAMBRIDGE ELSEWHERE HATBA includes home and auto supply stores (i.e. Canadian Tire) and tires, batteries, and accessory stores. Cambridge residents also travel to shop in other cities including: Kitchener, Waterloo, Guelph, Burlington, Mississauga, Milton, Vaughan, etc. With high capture rates in most retail categories, Cambridge residents have shown a propensity to shop locally and as such, has low outflow in several categories. 136 MALONE GIVEN PARSONS LTD.

156 For retail categories where local capture rates are low, including: warehouse membership club (WMC) stores, apparel, furniture and home furnishings, other non-food retail stores, a large proportion of residents conduct their shopping in Kitchener and Waterloo. A significant portion of Cambridge residents WMC spending is captured by the Costco in Gateway Park Power Centre in Kitchener and a large portion of furniture and home furnishing spending is captured by stores located in Kitchener including Fairview Mall and the Gateway Park Power Centre. As Cambridge residents shop in other cities and towns, they also shop at other stores and services while visiting. This spin-off effect increases outflow shopping which results in a loss of potential market share directed to Cambridge, its stores and services. 7.0 MARKET OPPORTUNITY & CONSTRAINTS SSA South Kitchener Residents Spending Patterns Cambridge has some opportunity to increase its regional draw from customers of the SSA South Kitchener area. The consumer survey illustrates that there is some opportunity for Cambridge to increase its capture of SSA South Kitchener resident spending and improve its role as a regional serving centre with respect to shopping in most retail categories. There is some opportunity to increase captures in many retail categories from residents of the SSA South Kitchener area. The Cambridge home improvement stores, department stores, and furniture and furnishings stores draw the largest portion of the SSA South Kitchener spending likely due to the proximity of these destination stores, the regional draw of the SmartCentres Cambridge power centre and its proximity to Highway 401. However the extent of spending available to Cambridge facilities from the SSA South Kitchener area residents is somewhat limited due to the amount and array of retail/commercial space provided in that area. MALONE GIVEN PARSONS LTD. 137

157 7.0 MARKET OPPORTUNITY & CONSTRAINTS Chart 7.3: SSA South Kitchener Resident Spending in Cambridge and Elsewhere SSA SOUTH KITCHENER RESIDENTS' SPENDING BY RETAIL CATEGORY SUPERMARKETS/GROCERY OTHER FOOD DRUG STORES WAREHOUSE MEMBERSHIP CLUB DEPARTMENT STORES OTHER GENERAL MERCHANDISE HATBA CLOTHING & ACCESSORIES OTHER RETAIL HOME IMPROVEMENT FURNITURE & FURNISHINGS 3.2% 1.1% 1.9% 0.0% 16.6% 7.2% 4.3% 6.3% 8.3% 32.1% 18.1% 96.8% 98.9% 98.1% 100.0% 83.4% 92.8% 95.7% 93.7% 91.7% 67.9% 81.9% SSA SOUTH KITCHENER RESIDENTS' SPENDING CAPTURED BY: CAMBRIDGE ELSEWHERE HATBA includes home and auto supply stores (i.e. Canadian Tire) and tires, batteries, and accessory stores. SSA Southwest Residents Spending Patterns Cambridge has an opportunity to increase its regional draw from customers of the SSA Southwest. There is an opportunity for Cambridge to increase its regional draw and presence as a service centre for residents of the SSA Southwest area. As identified in Section 6, the SSA Southwest area includes part of North Dumfries and part of South Dumfries (excluding Paris and St. George). Cambridge captures almost half of the drug store (45.1%) and department store (44.7%) expenditures from residents of the SSA Southwest area. 138 MALONE GIVEN PARSONS LTD.

158 This illustrates that there is opportunity for Cambridge to increase its level of service and market share of SSA Southwest spending in several retail categories. Considering the SSA Southwest residents do not have a lot of local services, they direct a large portion of spending to cities that provide a range of shopping opportunities. The telephone surveys show that SSA Southwest residents shop in other locations including Brantford, Kitchener, and Hamilton to fulfill their shopping needs. This presents an opportunity for Cambridge to increase its share of resident spending, increase its competitive position with respect to other shopping destinations, and improve its role as a regional service centre. 7.0 MARKET OPPORTUNITY & CONSTRAINTS Chart 7.4: SSA Southwest Resident Spending in Cambridge and Elsewhere SSA SOUTH WEST RESIDENTS' SPENDING BY RETAIL CATEGORY SUPERMARKETS/GROCERY OTHER FOOD DRUG STORES WAREHOUSE MEMBERSHIP CLUB DEPARTMENT STORES OTHER GENERAL MERCHANDISE HATBA CLOTHING & ACCESSORIES OTHER RETAIL HOME IMPROVEMENT FURNITURE & FURNISHINGS 33.8% 19.8% 45.1% 0.0% 44.7% 41.3% 27.9% 38.4% 33.1% 34.9% 20.1% 66.2% 80.2% 54.9% 100.0% 55.3% 58.7% 72.1% 61.6% 66.9% 65.1% 79.9% SSA SOUTH WEST SPENDING CAPTURED BY: CAMBRIDGE ELSEWHERE HATBA includes home and auto supply stores (i.e. Canadian Tire) and tires, batteries, and accessory stores. MALONE GIVEN PARSONS LTD. 139

159 7.0 MARKET OPPORTUNITY & CONSTRAINTS SSA East Residents Spending Patters Cambridge has an opportunity to increase its regional draw from customers of the SSA East. The telephone survey illustrates that Cambridge captures about a quarter to a third of expenditures from residents of the SSA East in supermarket/grocery store (31.6%), drug store (30.0%), other general merchandise stores (28.8%), and furniture and home furnishing stores (27.2%). As identified in Section 6, the SSA East area includes part of North Dumfries and part of Puslinch and Flamborough. There is opportunity for Cambridge to increase its level of service and market share of SSA East spending in several retail categories in particular: other food stores, department stores, HATBA, clothing and clothing accessories, other non-food retail stores, and home improvement. Results from the telephone surveys show that SSA East residents shop in other locations including Brantford, Guelph, Hamilton and Burlington to fulfill their shopping needs. This presents an opportunity for Cambridge to increase its share of SSA East resident spending, increase its competitive position with respect to other shopping destinations, and improve its role as a regional service centre. 140 MALONE GIVEN PARSONS LTD.

160 Chart 7.5: SSA East Resident Spending in Cambridge and Elsewhere SSA EAST RESIDENTS' SPENDING BY RETAIL CATEGORY SUPERMARKETS/GROCERY OTHER FOOD DRUG STORES WAREHOUSE MEMBERSHIP CLUB DEPARTMENT STORES OTHER GENERAL MERCHANDISE HATBA 31.6% 68.4% 8.0% 92.0% 30.0% 70.0% 0.0% 100.0% 14.1% 85.9% 28.8% 71.2% 15.7% 84.3% 7.0 MARKET OPPORTUNITY & CONSTRAINTS CLOTHING & ACCESSORIES OTHER RETAIL HOME IMPROVEMENT FURNITURE & FURNISHINGS 10.1% 9.0% 14.3% 27.2% 89.9% 91.0% 85.7% 72.8% SSA EAST SPENDING CAPTURED BY: CAMBRIDGE ELSEWHERE HATBA includes home and auto supply stores (i.e. Canadian Tire) and tires, batteries, and accessory stores. The consumer surveys illustrate that there is an opportunity for Cambridge to recapture spending and improve its role as a regional serving centre with respect to shopping in most retail categories. Cambridge has an opportunity to increase its role as a regional serving centre and recapture spending from residents. The results from the telephone surveys indicate high local captures in Cambridge, but also show opportunity to capture spending from the surrounding areas. As residents shop in other cities and towns, they also shop at other stores and patronize services while visiting those locations. This spin-off effect increases outflow shopping which results in a loss of potential market share directed to Cambridge stores and services. MALONE GIVEN PARSONS LTD. 141

161 7.0 MARKET OPPORTUNITY & CONSTRAINTS The survey results illustrate retail strengths, as well as market gaps in Cambridge retail offerings. With high local captures, the opportunity for additional retail space will primarily be generated by population growth and to some extent an increase in captures from the surrounding areas. The survey results illustrate various retail strengths, as well as market gaps in the array of retail shopping currently provided in the shopping centres and commercial areas in Cambridge. Cambridge is generally well served in most retail categories. However, there are market gaps in the retail offerings in apparel and accessories; furniture and home furnishing stores, and other nonfood retail stores. Cambridge residents direct a large portion of spending in furniture and home furnishings; and apparel and accessories to stores located in Kitchener and Burlington. These categories present an opportunity for Cambridge to recapture expenditure and expand the service offering to residents. Cambridge residents primarily shop at the Costco in Gateway Park Power Centre in Kitchener for their warehouse membership club needs. The opportunity for a warehouse membership club (WMC) is not considered likely in the short term considering the closure of a Sam s Club in Cambridge. With high local captures of spending in Cambridge, the opportunity for additional retail space will primarily be generated by population growth and to some extent an increase in market capture from the surrounding areas. 142 MALONE GIVEN PARSONS LTD.

162 7.4 Demand and Opportunity Analysis In order to assess market demand and opportunity for additional retail space in Cambridge, a residual analysis was carried out which provides a forecast of additional warranted space in Cambridge over a study period to Market support for additional retail space in Cambridge is derived from a combination of population growth in Cambridge, population growth in the Secondary Study Area, real growth in expenditures, and recapture of outflow spending captured by stores located outside of Cambridge. Although forecasts are more accurate over the near term, providing an analysis to 2031 is useful in providing guidance for planning targets and overall commercial planning strategies. 7.0 MARKET OPPORTUNITY & CONSTRAINTS The market opportunity and residual analysis tables in this report illustrate the amount and phasing of additional retail/commercial space that is warranted in the market without causing negative impacts on the function of any commercial area. If proposals come forward which accelerate the development of space beyond the targets outlined in this report, then it will be prudent to test the specific impacts to ensure that they do not present a risk of significant impact on the planned function of any shopping area or node in Cambridge, in particular the Community Core Areas. The demand and opportunity analyses which follow assess two main retail categories; FSTM and DSTM/HI. The residual demand methodology as well as the customer origin and consumer survey results employed as input to the residual demand analysis tables, are summarized in Sections 7.1 to 7.3. MALONE GIVEN PARSONS LTD. 143

163 7.0 MARKET OPPORTUNITY & CONSTRAINTS 7.5 Components of Spending The allocation of FSTM and DSTM/HI spending among subcategories or components is based on a number of factors including the consumer telephone survey results, the existing retail floor space inventory and the geographic distribution of retail floor space, sales estimates, reference to industry sources, and established provincial trends recorded by Statistics Canada. The components of FSTM spending include the following categories: Supermarket and grocery, and, Other food (also referred to as specialty food store space). The following table illustrates the composition of FSTM spending for the Study Area and each consumer zone. Table 7.1: Components of Food Store Spending Study Area City of SSA South SSA SSA 2013 Cambridge Kitchener Southwest East Supermarket & Grocery 75.0% 75.0% 72.0% 75.0% 77.0% Other Food 25.0% 25.0% 28.0% 25.0% 23.0% Total FSTM 100.0% 100.0% 100.0% 100.0% 100.0% The components of DSTM/HI spending are grouped into the following major categories: Department Store; Home improvement related space (HI); Other DSTM (non-food retail excluding department store and HI). The following table illustrates the composition of DSTM/HI spending for the Study Area and each consumer zone. 144 MALONE GIVEN PARSONS LTD.

164 Table 7.2: Components of DSTM/HI Spending Study Area City of SSA South SSA SSA 2013 Cambridge Kitchener Southwest East Department Store 18.0% 17.5% 17.0% 17.5% 20.0% Home Improvement 12.0% 12.0% 14.0% 8.5% 13.0% Other DSTM 70.0% 70.5% 69.0% 74.0% 67.0% Total DSTM/HI 100.0% 100.0% 100.0% 100.0% 100.0% 7.6 Supermarket and Grocery Store Opportunity There is opportunity to increase the level of supermarket and grocery store space in Cambridge. The following provides an analysis of the current market capture of Study Area resident spending in supermarkets and grocery stores and forecasts residual demand and opportunity in Cambridge. 7.0 MARKET OPPORTUNITY & CONSTRAINTS Reference to the residual table following shows that the existing 531,400 sq.ft. of supermarket and grocery store space in Cambridge currently captures about 98.0% of Cambridge residents supermarket and grocery store spending. Captures from the SSA are less and range from 3.5%, 34.0%, and 32.0% in the SSA South Kitchener area, SSA Southwest, and SSA East respectively. These capture rates reflect the convenience nature of food store shopping and competing alternative food store shopping locations within and surrounding the Study Area. Inflow trade is estimated at 16% which is conservative based on reference to customer origin surveys. The supermarket and grocery stores in Cambridge are estimated to achieve sales of approximately $282.4m for an average sales performance of about $531/sq.ft. This is a healthy level for the type and array of space. Market captures reflect the competitive alternative food store locations within the Study Area and the convenience nature of food store shopping whereby consumers tend to shop at food stores which are close to home most frequently but will travel greater distances to visit larger, more specialized stores on a more infrequent basis. MALONE GIVEN PARSONS LTD. 145

165 7.0 MARKET OPPORTUNITY & CONSTRAINTS With high local captures and the convenience nature of food store spending, the opportunity for growth in Cambridge food store spending will primarily be based on population growth in the market and to some extent, increases in captures from the surrounding market area. The extent of captures from the secondary study area residents account for the supply of food stores provided in those areas and the convenience nature of food store shopping. An increase in capture of food store spending from the secondary study area residents can strengthen Cambridge s role as a local and regional service centre. With growth in the market and some recapture of spending from residents of the surrounding market, residual supermarket and grocery store sales are estimated to total approximately $18.8m by 2016, increasing to $99.3m by At an average sales performance of $450/sq.ft. to $600/sq.ft., an additional 34,000 to 42,000 sq.ft. of supermarket and grocery store space is warranted in Cambridge by 2016, increasing to approximately 166,000 to 221,000 sq.ft. in 2031 with no sales transfers on existing supermarkets and grocery stores in Cambridge. The residual analysis illustrates that the development of a 29,000 sq.ft. No Frills supermarket at 1775 Bishop St. can be accommodated by 2016 with no sales transfers. Additional supermarket and grocery store space is supported in Cambridge in future years. If proposals come forward which accelerate the development of space beyond the targets outlined, then it will be prudent to test the specific impacts. 146 MALONE GIVEN PARSONS LTD.

166 Table 7.3: Supermarket and Grocery Store Spending and Additional Warranted Space in Cambridge (With no Sales Transfers) (CONSTANT 2013 DOLLARS IN MILLIONS) PSA - City of Cambridge FSTM Expenditure Potential ($m): $299.0 $313.6 $330.5 $342.5 $401.0 Supermarket & Grocery Store Share: 75.0% $224.2 $235.2 $247.9 $256.8 $300.8 Cambridge 98.0% $ % - - $230.5 $242.9 $251.7 $294.8 SSA - South Kitchener FSTM Expenditure Potential ($m): $191.4 $204.4 $217.3 $226.0 $269.2 Supermarket & Grocery Store Share: 72.0% $137.8 $147.1 $156.5 $162.7 $193.8 Cambridge 3.5% $ % - - $7.4 $7.8 $8.1 $9.7 SSA - Southwest FSTM Expenditure Potential ($m): $24.8 $25.3 $25.5 $25.8 $ MARKET OPPORTUNITY & CONSTRAINTS Supermarket & Grocery Store Share: 75.0% $18.6 $19.0 $19.2 $19.3 $20.4 Cambridge 34.0% $ % - - $7.6 $7.7 $7.7 $8.1 SSA - East FSTM Expenditure Potential ($m): $25.0 $25.2 $25.7 $25.9 $26.8 Supermarket & Grocery Store Share: 77.0% $19.2 $19.4 $19.8 $19.9 $20.7 Cambridge 32.0% $ % - - $7.8 $7.9 $8.0 $8.3 Total Study Area Capture by Cambridge Stores ($m) $237.1 $253.2 $266.3 $275.6 $320.9 Inflow 16% $ % - - $48.0 $50.5 $52.2 $60.8 Total Supermarket & Grocery Store Sales in Cambridge ($m) $282.4 $301.2 $316.8 $327.8 $381.7 Existing Supermarket & Grocery Store Space in Cambridge (in sq.ft. GLA) 531, , , , ,400 Existing Supermarket & Grocery Store Sales ($m) (at $/sq.ft.) $531 $282.4 $282.4 $282.4 $282.4 $282.4 Residual Supermarket & Grocery Store Sales ($m) $0.0 $18.8 $34.4 $45.4 $99.3 Additional Supportable Supermarket & Grocery Space in Sales/sq.ft. (with no sales transfers) $ ,000 77, , ,000 $ ,000 69,000 91, ,000 $ ,000 63,000 83, ,000 $ ,000 76, ,000 MALONE GIVEN PARSONS LTD. 147

167 7.0 MARKET OPPORTUNITY & CONSTRAINTS 7.7 Other Food Store Opportunity There is opportunity to increase the level of other food store space in Cambridge. The following provides an analysis of market demand and opportunity for additional other food store space in Cambridge. Reference to the residual table following shows that the existing other food store space currently captures over two-thirds (69.0%) of Cambridge residents spending in that category. Captures from the Secondary Study Area residents are less and range from 1.5%, to 20.0% and 8.0% of the SSA South Kitchener area, SSA Southwest, and the SSA East respectively. These capture rates reflect the convenience nature of food store shopping and competing alternative food store shopping locations within and surrounding the Study Area. Inflow trade is estimated at 15%. In 2013, other food store space in Cambridge is estimated to achieve sales of approximately $63.6m, with average sales performance of approximately $366/sq.ft. With growth in the market and some recapture of spending from residents of the surrounding market, residual other food store sales are estimated to total approximately $12.1m by 2016, increasing to $32.7m by At an average sales performance of $200/sq.ft. to $600/sq.ft., an additional 20,000 to 61,000 sq.ft. of additional other food store space is warranted in Cambridge by 2016, increasing to approximately 55,000 to 164,000 sq.ft. in 2031 with no sales transfers on existing other food stores. 148 MALONE GIVEN PARSONS LTD.

168 Table 7.4: Other Food Store Spending and Additional Warranted Space in Cambridge (With no Sales Transfers) (CONSTANT 2013 DOLLARS IN MILLIONS) PSA - City of Cambridge FSTM Expenditure Potential ($m): $299.0 $313.6 $330.5 $342.5 $401.0 Other Food Store Share: 25.0% $74.7 $78.4 $82.6 $85.6 $100.3 Cambridge 69.0% $ % - - $58.8 $62.0 $64.2 $75.2 SSA - South Kitchener FSTM Expenditure Potential ($m): $191.4 $204.4 $217.3 $226.0 $269.2 Other Food Store Share: 28.0% $53.6 $57.2 $60.9 $63.3 $75.4 Cambridge 1.5% $ % - - $2.9 $3.0 $3.2 $3.8 SSA - Southwest FSTM Expenditure Potential ($m): $24.8 $25.3 $25.5 $25.8 $ MARKET OPPORTUNITY & CONSTRAINTS Other Food Store Share: 25.0% $6.2 $6.3 $6.4 $6.4 $6.8 Cambridge 20.0% $ % - - $1.6 $1.6 $1.6 $1.7 SSA - East FSTM Expenditure Potential ($m): $25.0 $25.2 $25.7 $25.9 $26.8 Other Food Store Share: 23.0% $5.7 $5.8 $5.9 $6.0 $6.2 Cambridge 8.0% $ % - - $1.2 $1.2 $1.2 $1.2 Total Study Area Capture by Cambridge Stores ($m) $54.1 $64.4 $67.8 $70.2 $81.9 Inflow 15.0% $ % - - $11.4 $12.0 $12.4 $14.5 Total Other Food Store Sales in Cambridge ($m) $63.6 $75.8 $79.8 $82.6 $96.3 Existing Other Food Store Space in Cambridge (in sq.ft. GLA) 173, , , , ,600 Existing Other Food Store Sales ($m) (at $/sq.ft.) $366 $63.6 $63.6 $63.6 $63.6 $63.6 Residual Sales Available ($m) $0.0 $12.1 $16.1 $18.9 $32.7 Additional Supportable Other Food Store Space in Cambridge (@ $/sq.ft.) (with no sales transfers) $ ,000 81,000 95, ,000 $ ,000 40,000 47,000 82,000 $ ,000 27,000 32,000 55,000 Existing Other FSTM space excludes convenience stores in gas stations which are not recorded by Statistics Canada within food store sales of Retail Trade. MALONE GIVEN PARSONS LTD. 149

169 7.0 MARKET OPPORTUNITY & CONSTRAINTS 7.8 Department Store Opportunity Growth in the market supports additional department store space in future years. Table 7.5 illustrates Cambridge s current market capture of Study Area department store spending and forecasts residual demand and opportunity in Cambridge. Reference to the residual table illustrates that the existing 544,900 sq.ft. of department store space in Cambridge (The Bay, Sears, Walmart, and Target) currently captures most, 96.0%, of Cambridge resident spending in all department stores. The Cambridge department stores capture 17.0%, 45.0%, and 14.0% of spending from residents of the SSA Kitchener South area, SSA Southwest, and SSA East respectively. Inflow trade is estimated at 28% in 2013 which is conservative based on reference to customer origin surveys. Cambridge department stores are estimated to achieve sales of approximately $192.9m in 2013 which results in a healthy average of $354/sq.ft. The high local captures indicate that the opportunity for growth in Cambridge department store spending will primarily be based on population growth in the Cambridge market and to some extent, increased captures from the surrounding study areas. Cambridge has an opportunity to recapture a portion of the spending from the surrounding market area. An increase of market captures reflects the strength of Cambridge as a retail/commercial centre to recapture some of the spending lost to alternative shopping destinations, but also accounts for a portion of outflow spending in surrounding communities. Due to the regional nature of department store draw, these captures of spending can strengthen Cambridge s role as a local and regional service centre. 150 MALONE GIVEN PARSONS LTD.

170 Table 7.5: Department Store Spending and Additional Warranted Space in Cambridge (With no Sales Transfers) (CONSTANT 2013 DOLLARS IN MILLIONS) PSA - City of Cambridge DSTM/HI Expenditure Potential ($m): $710.0 $767.4 $833.2 $880.7 $1,139.2 Department Store Share: 17.5% $124.3 $134.3 $145.8 $154.1 $199.4 Cambridge 96.0% $ % - - $128.9 $140.0 $148.0 $191.4 SSA - South Kitchener DSTM/HI Expenditure Potential ($m): $466.3 $513.0 $562.1 $596.1 $784.4 Department Store Share: 17.0% $79.3 $87.2 $95.5 $101.3 $133.3 Cambridge 17.0% $ % - - $17.4 $19.1 $20.3 $26.7 SSA - Southwest DSTM/HI Expenditure Potential ($m): $64.1 $67.2 $69.9 $72.0 $ MARKET OPPORTUNITY & CONSTRAINTS Department Store Share: 17.5% $11.2 $11.8 $12.2 $12.6 $14.7 Cambridge 45.0% $ % - - $7.1 $7.3 $7.6 $8.8 SSA - East DSTM/HI Expenditure Potential ($m): $65.2 $67.8 $71.1 $73.2 $83.8 Department Store Share: 20.0% $13.0 $13.6 $14.2 $14.6 $16.8 Cambridge 14.0% $ % - - $6.1 $6.4 $6.6 $7.5 Total Study Area Capture by Cambridge Stores ($m) $139.6 $159.5 $172.8 $182.4 $234.4 Inflow 28% $ % - - $61.8 $67.0 $70.7 $90.9 Total Department Store Sales in Cambridge ($m) $192.9 $221.4 $239.8 $253.1 $325.3 Existing Department Store Space in Cambridge (in sq.ft. GLA) 544, , , , ,900 Existing Department Store Sales ($m) (at $/sq.ft.) $354 $192.9 $192.9 $192.9 $192.9 $192.9 Residual Department Store Sales ($m) $0.0 $28.5 $46.9 $60.2 $132.4 Additional Supportable Department Store Space in (with no sales transfers) $ , , , ,000 $ , , , ,000 $ , , , ,000 $ , , ,000 MALONE GIVEN PARSONS LTD. 151

171 7.0 MARKET OPPORTUNITY & CONSTRAINTS The bottom portion of the table illustrates department store residual sales. Department store residual sales are estimated to reach approximately $28.5m by 2016 and are estimated to increase to $132.4m by At an average sales performance of $250/sq.ft. to $500/sq.ft., an additional 71,000 to 114,000 sq.ft. of department store space is warranted in Cambridge by 2016, increasing to approximately 265,000 to 529,000 sq.ft. in 2031 with no sales transfers on existing department stores in Cambridge. 7.9 Home Improvement Opportunity Growth in the market supports additional home improvement space in Cambridge. Table 7.6 illustrates Cambridge market capture of Study Area residents home improvement (HI) related spending and provides a forecast of residual demand and opportunity for additional HI related space in Cambridge. The existing 507,700 sq.ft. of HI related space in Cambridge (Home Depot, Lowes, Rona, hardware stores, garden centres and other home improvement stores) currently captures 98.0% of Cambridge resident spending in that category. Captures from the Secondary Study Area residents range from 14.5% to 35.0%. Inflow trade is estimated at about 25% in The existing HI space in Cambridge is estimated to achieve sales of about $143.5m in 2013, which results in an average of about $283/sq.ft. The high local captures indicate that the opportunity for additional HI market support and growth in Cambridge will primarily be based on population growth in Cambridge and to some extent increased captures from the surrounding study areas. Due to the regional nature of home improvement stores, these captures of spending can strengthen Cambridge s role as a local and regional service centre. 152 MALONE GIVEN PARSONS LTD.

172 Table 7.6: Home Improvement Related Spending and Additional Warranted Space in Cambridge (With no Sales Transfers) (CONSTANT 2013 DOLLARS IN MILLIONS) PSA - City of Cambridge DSTM/HI Expenditure Potential ($m): $710.0 $767.4 $833.2 $880.7 $1,139.2 Home Improvement Store Share: 12.0% $85.2 $92.1 $100.0 $105.7 $136.7 Cambridge 98.0% $ % - - $90.3 $98.0 $103.6 $134.0 SSA - South Kitchener DSTM/HI Expenditure Potential ($m): $466.3 $513.0 $562.1 $596.1 $784.4 Home Improvement Store Share: 14.0% $65.3 $71.8 $78.7 $83.5 $109.8 Cambridge 32.0% $ % - - $25.1 $27.5 $29.2 $38.4 SSA - Southwest DSTM/HI Expenditure Potential ($m): $64.1 $67.2 $69.9 $72.0 $ MARKET OPPORTUNITY & CONSTRAINTS Home Improvement Store Share: 8.5% $5.4 $5.7 $5.9 $6.1 $7.1 Cambridge 35.0% $ % - - $2.6 $2.7 $2.8 $3.2 SSA - East DSTM/HI Expenditure Potential ($m): $65.2 $67.8 $71.1 $73.2 $83.8 Home Improvement Store Share: 13.0% $8.5 $8.8 $9.2 $9.5 $10.9 Cambridge 14.5% $ % - - $3.5 $3.7 $3.8 $4.4 Total Study Area Capture by Cambridge Stores ($m) $107.6 $121.5 $131.9 $139.4 $180.0 Inflow 25% $ % - - $40.1 $43.6 $46.0 $59.4 Total Home Improvement Store Sales in Cambridge ($m) $143.5 $161.6 $175.5 $185.4 $239.4 Existing Home Improvement Space in Cambridge (in sq.ft. GLA) 507, , , , ,700 Total Home Improvement sales ($m) (at $/sq.ft.) $283 $143.5 $143.5 $143.5 $143.5 $143.5 Residual Home Improvement Demand ($m) $0.0 $18.1 $31.9 $41.8 $95.9 Additional Supportable Home Improvement Space in (with no sales transfers) $ , , , $ , , , ,000 $ ,000 80, , ,000 $ ,000 MALONE GIVEN PARSONS LTD. 153

173 7.0 MARKET OPPORTUNITY & CONSTRAINTS The bottom portion of the table illustrates that HI store residual sales are estimated to reach approximately $18.1m by 2016, increasing to $95.9m in At an average sales performance of $250/sq.ft. to $500/sq.ft., an additional 45,000 to 72,000 sq.ft. of HI space is warranted in Cambridge by 2016, increasing to approximately 192,000 to 320,000 sq.ft. in 2031 with no sales transfers on existing HI stores in Cambridge Other DSTM Opportunity There is an opportunity to increase the level of Other DSTM service in Cambridge and improve its market position as a regional service centre. The following analysis forecasts market demand and opportunity for additional Other DSTM space in Cambridge. Other DSTM is defined for this report as general merchandise, apparel and accessories, drug stores, furniture and furnishings, and other retail stores. Other DSTM excludes department stores and home improvement categories. Existing and forecast capture rates reflect the level of supply of this type of space in Cambridge and the comparison nature of Other DSTM shopping. A portion of resident expenditures directed to these types of stores will likely be captured by shopping locations in neighbouring cities which offer variety, selection, and a range of facilities. Reference to the residual table following shows that the existing Other DSTM space in Cambridge currently captures approximately two-thirds (67.0%) of Cambridge resident spending in Other DSTM stores. Captures from the secondary study area are less ranging from 9.0% of the SSA South Kitchener area, to 30.0% of the SSA Southwest. Inflow trade is estimated at about 24.0% in Other DSTM space is estimated to achieve sales of approximately $508.4m in 2013, which results in a healthy average of about $271/sq.ft. 154 MALONE GIVEN PARSONS LTD.

174 Table 7.7: Other DSTM Spending and Additional Warranted Space in Cambridge (With no Sales Transfers) (CONSTANT 2013 DOLLARS IN MILLIONS) PSA - City of Cambridge DSTM/HI Expenditure Potential ($m): $710.0 $767.4 $833.2 $880.7 $1,139.2 Other DSTM Share: 70.5% $500.6 $541.0 $587.4 $620.9 $803.1 Cambridge 67.0% $ % - - $406.0 $440.8 $465.9 $602.7 SSA - South Kitchener DSTM/HI Expenditure Potential ($m): $466.3 $513.0 $562.1 $596.1 $784.4 Other DSTM Share: 69.0% $321.8 $354.0 $387.8 $411.3 $541.2 Cambridge 9.0% $ % - - $42.6 $46.7 $49.6 $65.2 SSA - Southwest DSTM/HI Expenditure Potential ($m): $64.1 $67.2 $69.9 $72.0 $ MARKET OPPORTUNITY & CONSTRAINTS Other DSTM Share: 74.0% $47.4 $49.8 $51.7 $53.3 $62.0 Cambridge 30.0% $ % - - $17.4 $18.1 $18.7 $21.7 SSA - East DSTM Expenditure Potential ($m): $65.2 $67.8 $71.1 $73.2 $83.8 Other DSTM Share: 67.0% $43.7 $45.4 $47.7 $49.1 $56.2 Cambridge 19.0% $ % - - $15.9 $16.7 $17.2 $19.7 Total Study Area Capture by Cambridge Stores ($m) $387.3 $482.0 $522.4 $551.3 $709.3 Inflow 24% $ % - - $149.7 $162.2 $171.2 $220.3 Total Other DSTM Sales in Cambridge ($m) $508.4 $631.7 $684.6 $722.6 $929.6 Existing Other DSTM Space in Cambridge (in sq.ft. GLA) 1,875,500 1,875,500 1,875,500 1,875,500 1,875,500 Total Existing Other DSTM Sales ($m) (at $/sq.ft.) $271 $508.4 $508.4 $508.4 $508.4 $508.4 Residual Other DSTM Sales ($m) $0.0 $123.3 $176.2 $214.2 $421.3 Additional Supportable Other DSTM Space in (with no sales transfers) $ , , $ , , ,000 1,404,000 $ , , ,000 1,204,000 $ , ,000 1,053,000 MALONE GIVEN PARSONS LTD. 155

175 7.0 MARKET OPPORTUNITY & CONSTRAINTS Cambridge has an opportunity to recapture a portion of the spending from the surrounding market area. An increase of market captures reflects the strength of Cambridge as a retail/commercial centre to recapture some of the spending lost to alternative shopping destinations, but also accounts for a portion of outflow spending in surrounding communities accounting for shopping locations elsewhere. The bottom portion of the table illustrates Other DSTM residual sales are estimated to reach approximately $123.3m in 2016, increasing to approximately $421.3m in At an average sales performance ranging from $270/sq.ft. to $400/sq.ft., an additional 352,000 to 457,000 sq.ft. of Other DSTM space is warranted in Cambridge by 2016, increasing to approximately 1,053,000 to 1,404,000 sq.ft. by 2031with no sales transfers on existing Other DSTM stores in Cambridge Service Space Opportunity There is opportunity for a range of additional service space in Cambridge. With growth in the market over the next several years, opportunities are presented for an additional array of supporting personal services, financial institutions, banks, entertainment facilities, other services and commercial space. The following demand and opportunity forecasts are based on a square foot per capita ratio of space to population in Cambridge. Forecasts of space are based on the existing ratio of space to population which is reflective of a currently balanced market compared with an average level of service provided in many Ontario municipalities (based on MGP extensive inventory data of Ontario communities). 156 MALONE GIVEN PARSONS LTD.

176 The following table illustrates that by 2031, Cambridge warrants about an additional 900,000 sq.ft. of service and other commercial space including: restaurants, personal services, financial, other service/commercial, and entertainment space including movie theatre, health, and fitness facilities. Table 7.8: Additional Service Space Opportunity in Cambridge to Cambridge Population 132, , , , ,000 Existing Space in 2013 (sq.ft.) Existing & Future Per Capita Ratio MARKET OPPORTUNITY & CONSTRAINTS Restaurant/Fast Food 568, , , , ,000 Additional Space from ,000 60,000 83, ,000 Personal Services 208, , , , ,000 Additional Space from ,000 22,000 30,000 71,000 Bank/Trust/Credit Union, Other (1) 275, , , , ,000 Additional Space from ,000 29,000 40,000 94,000 Other Services (2) 1,029, ,080,000 1,140,000 1,179,000 1,381,000 Additional Space from , , , ,000 Other Commercial (3) 218, , , , ,000 Additional Space from ,000 23,000 32,000 75,000 Entertainment/Fitness (4) 332, , , , ,000 Additional Space from ,000 35,000 49, ,000 Total Services/Other Commercial 2,632, ,762,000 2,912,000 3,016,000 3,532,000 Total Additional Space from 2013 (sq.ft.) 130, , , ,000 (1) Bank/Trust/Credit Union/Other includes real estate, insurance, legal, brokerage, accounting. (2) Other Services includes medical, dental, other health, mail boxes, photocopy shops, telephone services, auto services and repair, car rental etc. (3) Other Commercial includes LCBO, beer store, wine making, second hand merchandise stores, and other miscellaneous retail stores. (4) Entertainment includes movie theatres, health and fitness facilities. Total Services/Other Commercial excludes Other Office, Public Administration, Postal Service, Library etc. MALONE GIVEN PARSONS LTD. 157

177 7.0 MARKET OPPORTUNITY & CONSTRAINTS 7.12 Market Implications for Cambridge Commercial Structure Growth in Cambridge generates demand and opportunity for additional retail/commercial space in future years. As well, there is an opportunity to increase the level of retail/commercial service in Cambridge and improve its market position as a regional service centre. A large portion of Cambridge residents shop in Cambridge stores, however, the market demand analysis illustrates that there is an opportunity for Cambridge to increase the level of retail service and improve its market position as a regional service centre. As well, growth in Cambridge generates demand and opportunity for additional retail and service commercial space in future years. There is opportunity for approximately 1.5 million sq.ft. to 3.3 million sq.ft. of additional retail and service/commercial space in Cambridge by 2021 and 2031 respectively. The following table provides a summary of the demand and opportunity forecast of additional retail and service commercial space in Cambridge to As illustrated by the table, a significant amount of additional retail, commercial, and service space is warranted in Cambridge in future years. 158 MALONE GIVEN PARSONS LTD.

178 Table 7.9: Additional Warranted Retail, Service and Commercial Space Opportunity in Cambridge to 2031 (with no sales transfers) Existing Space in 2013 (sq.ft.) Additional Space Demand and Opportunity in Cambridge From 2013 (With No Sales Transfers) Total Forecast of Space in 2031 Supermarket and Grocery Space 531,400 38,000 69,000 91, , ,400 Other Food Store Space (1) 173,600 30,000 40,000 47,000 82, ,600 Department Store Space 544,900 95, , , , ,900 Home Improvement Related 507,700 60, , , , ,700 Other DSTM (2) 1,875, , , ,000 1,404,000 3,279,500 Service and Other Commercial (3) 2,632, , , , ,000 3,532,400 Total (sq.ft.) 6,265, ,000 1,238,000 1,576,000 3,346,000 9,611, MARKET OPPORTUNITY & CONSTRAINTS 1) Excludes convenience stores in gas stations. 2) Excludes department store and home improvement space. 3) Includes Other Retail and Service Space categories shown on Table 4.1. Does not include office buildings. The market analysis illustrates additional demand and opportunity for: Approximately 199,000 sq.ft. of additional supermarket and grocery store space which could take the form of 3 larger sized supermarkets, or 4-5 smaller to mid sized supermarkets, or a rationalization and/or expansion to existing supermarkets; Approximately 82,000 sq.ft. of other food store space which could take the form of numerous specialty food stores and convenience stores; Approximately 441,000 sq.ft. of department store space which could take the form of 2-4 department stores by 2031 and/or a combination of new space and expansions of existing stores; About 320,000 sq.ft. of additional home improvement space which could take the form of two additional large format stores, or several smaller and mid sized stores, or expansions to existing stores and new stores in the market; MALONE GIVEN PARSONS LTD. 159

179 7.0 MARKET OPPORTUNITY & CONSTRAINTS Approximately 1,404,000 sq.ft. of additional Other DSTM space. Although there are no warehouse membership club stores in Cambridge, there appears to be limited opportunity for such a store. The close proximity of the Costco in south Kitchener, as well as the closing of the Sam s Club in Cambridge indicates that there is limited demand for a warehouse membership club in Cambridge over the short to mid-term horizon; and, Approximately 900,000 sq.ft. of additional personal services, financial institutions, banks, entertainment facilities (including theater, health and fitness), other services and other commercial space. Based on an analysis of the residual demand and opportunity, there is an opportunity for new retail and commercial development in Cambridge for a variety of shopping facilities ranging from local to regional serving, destination/convenience, fashion, and comparison shopping retailing. The slight increase in the proportion of retail space of the total retail and service commercial space and the concomitant decrease in the proportion of service and other commercial space reflects the relative undersupply of retail and comparison shopping available in Cambridge today (as identified by the consumer surveys which show people shop elsewhere especially in the Other DSTM categories), compared with the relatively balanced supply of existing service space (based on levels achieved in other Ontario communities). Future demand and opportunity for retail/commercial space exceeds the existing supply of available commercial designated land in Cambridge. Therefore additional commercial land is required to accommodate future demand and in order to appropriately serve existing and future residents of the city. 160 MALONE GIVEN PARSONS LTD.

180 The forecast of approximately 3.3 million square feet of retail/commercial space requires approximately 125 hectares (305 acres) of land by 2031 at an estimated 25% coverage. Depending on the amount of higher density development in future years, higher development coverage might be achieved and the amount of additional land requirement would be less. For example, tested at an estimated development coverage of 35%, the forecast of approximately 3.3 million square feet of retail/commercial space requires an additional approximately 70 hectares (approximately 170 acres) of land by At a higher cover, tested at an estimated 45%, approximately 50 hectares (120 acres) of additional commercial land would be required by MARKET OPPORTUNITY & CONSTRAINTS Based on data and information provided by the City of Cambridge Planning Department (as of May 2014) there are approximately 20 hectares (50 acres) of undeveloped/vacant commercial land, some of which have active proposals and some do not. The total is composed of approximately 3 hectares (8 acres) of commercial land which have an active development proposal, plus approximately 17 hectares (42.5 acres) of undeveloped/vacant commercial land with no active proposal as summarized in Section 4. Approximately 500, ,000 sq.ft. of retail/commercial space could theoretically be accommodated on planned and designated commercial land in Cambridge (depending on the developable land and coverage). However, most of the land is contained in small parcel sizes, i.e. less than one acre. Only one land parcel is larger than 10 acres in size. The following table summarizes the amount of commercial land available compared with the demand for additional commercial land to 2031 based on a range coverage densities tested at various ranges. MALONE GIVEN PARSONS LTD. 161

181 7.0 MARKET OPPORTUNITY & CONSTRAINTS Table 7.10: Additional Commercial Land Requirement in Cambridge (at various development coverage) Planned and Approved Commercial Land Hectares Acres Estimate of Additional Land Requirement 25% coverage) Hectares Acres Addional Land Requirement (Net of Planned and Approved) Hectares (Rounded) Acres (Rounded) Estimate of Additional Land Requirement 35% coverage) Hectares Acres Addional Land Requirement (Net of Planned and Approved) Hectares (Rounded) na Acres (Rounded) na Estimate of Additional Land Requirement 45% coverage) Hectares Acres Addional Land Requirement (Net of Planned and Approved) Hectares (Rounded) na Acres (Rounded) na Although forecasts are more accurate over the near term, an analysis to 2031 is useful in providing guidance for planning targets and overall commercial planning strategies. By 2031 the analysis illustrates market demand and opportunity for approximately 3.3 million square feet of additional retail and service commercial space which is significantly more than the amount of space which could be accommodated on undeveloped/vacant commercial land in Cambridge. Even when accounting for potential intensification and/or redevelopment of existing commercial land, a significant deficit of land exists. 162 MALONE GIVEN PARSONS LTD.

182 In order to accommodate existing and future retail/commercial demand, there is a need to create new locations for all types of commercial space. Even if higher development densities are achieved in commercial and mixed use developments, the range and function of retail/commercial space within the commercial structure would not change, however, the amount of land on which the development would be accommodated could vary Demand Allocation and Commercial Structure The demand for additional commercial space will be required across several commercial types and the allocation of this space functionally and locationally will determine the future commercial structure of Cambridge. 7.0 MARKET OPPORTUNITY & CONSTRAINTS There is an opportunity for new retail and service commercial development in Cambridge for all types of shopping facilities ranging from convenience and local serving to regional serving, fashion, and comparison shopping retailing, to destination shopping, big box retail and power centre formats. Mixed use areas should also be provided with a focus on commercial intensification within existing commercial areas, in particular, the Community Core Areas. In order to accommodate existing and future retail/commercial demand, there is a need to create new locations for local serving and district or regionally oriented commercial space. Based on a review of the city s existing commercial structure, planned and proposed commercial development, undeveloped designated commercial land, and directions of growth in Cambridge, there is opportunity for a full range of shopping centre types, sizes, and formats. Neighbourhood and Convenience commercial centres are directly related to the growth and spatial distribution of future population. These two types of commercial are intended to serve the routine commercial needs of community populations. MALONE GIVEN PARSONS LTD. 163

183 7.0 MARKET OPPORTUNITY & CONSTRAINTS The Regional and District centres are required to serve higher order needs and less frequent shopping needs of residents from many neighbourhood areas of the city and beyond. Therefore, the commercial space could take the form of: Regional scaled shopping centres anchored by department stores and possibly a supermarket. These centres may take on a non-enclosed format and may even take on elements of mixed use centres. A district shopping centre or centres anchored by a department store and/or large format supermarket. Several community and neighbourhood shopping centres anchored by a supermarket and/or drug store, and/or discount department store at larger sized community centres. Convenience plazas. Commercial corridor areas. Mixed use commercial/residential areas. Limited commercial space to provide for Employment areas. Based on the market need and opportunities, the following provides an illustration of an appropriate allocation of a range and mix of retail/commercial uses and formats relating to various levels of a land use structure. This is intended to guide general directions of growth in Cambridge and general policy formulation. 164 MALONE GIVEN PARSONS LTD.

184 Table 7.11: Illustration of Retail/Commercial Space Demand Allocation Category/Type of Retail Commercial Space Regional and/or District Typical Anchor(s) Primary Anchor: One or more department stores, home improvement. Secondary Anchor: Supermarket, large floor plate, category dominant retailers, theaters. Illustration of Additional Locations or Shopping Centres Illustration of Typical or Average Centre Size (sq.ft.) Illustration of Additional Space Allocation Ranges to 2031 (sq.ft.) ,000 1,000, ,000 1,000, MARKET OPPORTUNITY & CONSTRAINTS Community Neighbourhood Convenience Supermarket, large size drug store, and/or discount department store Small to mid size supermarket, drug store Drug store, convenience stores, services, banks , ,000 2,100,000 1,700,000 Corridor Commercial Home furnishings, home improvement, automotive Community Core Areas Small grocery stores, drug store, specialty stores, services NA Wide variation, including mixed use buildings, at grade residential/ office, retail commercial space. 100, ,000 Mixed Use and Commercial Strips Total (rounded) NA NA Wide variation, retail, service 300, ,000 3,300,000 MALONE GIVEN PARSONS LTD. 165

185 7.0 MARKET OPPORTUNITY & CONSTRAINTS Location criteria help to determine strategic locations for various types of commercial space and a structure of retail/commercial areas. The recommendations have regard to the Official Plan structure of commercial designations in order to provide a consistent approach and also recognize the differing roles and functions of the commercial designations. Retail/Commercial Location Criteria Regional and district serving locations are typically based on the following location criteria: Large available site; Prominent intersection with good regional and/or local access and visibility; Access to major arterial roads and/or expressways; Access to public transportation; Access to large regional or district market area and population base; Access to existing and future population in the surrounding market area; and, Distance from other existing and planned regional or district serving locations. Community and neighbourhood serving locations are typically based on the following location criteria: Intersection with good access and visibility; Access to major arterial roads; Access to public transportation; Access to existing and future population in the neighbhourhood area; and, Distance from other existing and planned community retail locations. 166 MALONE GIVEN PARSONS LTD.

186 Convenience commercial locations typically include the following: Access to local and/or arterial roadways and strategic intersections; Access to public transportation and pedestrian traffic; and, Easily accessible to nearby residential areas. Locational criteria for gas stations include the following: Frontage and access from a collector or an arterial road; and, Intersection with good access and visibility. Locational criteria for mixed use areas include the following: Prominent intersection with good access and visibility; Access to public transportation; Transition area between commercial and residential areas; and, Higher density residential areas. 7.0 MARKET OPPORTUNITY & CONSTRAINTS Directions of Growth If Nodes and/or commercial areas are to be expanded and/or added, or a combination, then strategic sites are required. Directions of growth illustrate that two-thirds of the future population growth in Cambridge is planned to be accommodated on land in the south area of Cambridge; south of Can-Amera Pkwy. One-third of the future population growth in Cambridge is planned to be accommodated on land in the north area of Cambridge; north of Can-Amera Pkwy. The north area of Cambridge is provided with excellent regional access opportunities via Highway 401. Locations in north Cambridge provide strategic opportunities to recapture spending outflow to Kitchener, Waterloo, and Guelph, increasing the role of Cambridge as a regional service centre. MALONE GIVEN PARSONS LTD. 167

187 7.0 MARKET OPPORTUNITY & CONSTRAINTS The south area of Cambridge is provided by excellent access via Highway 24. Locations in south Cambridge provide strategic opportunities to recapture spending outflow to Brantford and Hamilton, increasing the role of Cambridge as a regional service centre Impact Issues An important issue when considering market demand and opportunities for additional retail/commercial space in any market, is the question of balancing the appropriate type and amount of space without causing negative and detrimental impact effects on the planned function of existing commercial areas, and in particular, the Community Core Areas. Not all impacts are relevant from a commercial land use planning perspective. Only those that raise public interest or concern due to the potential for blight or a significant reduction in level of retail service and impact on the planned function of a commercial area are of relevance. In this context, the concept of level of service relates to the overall retail service being provided to residents of the community, and not simply to the level of service being provided by any particular retail facility. For this reason, in considering potential impacts on level of service from any additions of space in a market, the potential benefits to level of service from that space (in terms of factors such as price, competition and providing access to innovative retail formats) must be weighed against any impacts the new facility may have. The possibility of short or long term declines in sales of existing stores and the implications caused from these changes is the focus of the impact assessments. Potential impacts can be broadly categorized into three types and are dependent on factors such as quantum, duration, and implication. 168 MALONE GIVEN PARSONS LTD.

188 The first type of impact is where sales declines are transient or where they do not cause closure. These impacts are considered to be normal, competitive adjustments in the market which would not raise concerns respecting level of service or blight. A healthy market will continually attract new retail entrants which will affect the sales performance of existing competitors. The second type of impact is where there may be closure of a specific store or stores due to direct competitive effects, but where these premises can be retenanted to another retailer. This is also a normal part of market competition and may not affect the viability or planned function of existing centres or commercial areas. Where retail space can be retenanted, there is no threat of blight and typically no concern for the level of service. 7.0 MARKET OPPORTUNITY & CONSTRAINTS The third type of impact is where there is the possibility of store closure with no foreseeable prospects for retenanting with another retail use. In this case, the economic viability of the centre may be compromised and it will need to respond through redevelopment to another suitable non-retail land use. These are the conditions which can reduce local level of service and which may lead to blight, particularly in a downtown context where there may be less physical flexibility to respond. The market opportunity and residual analyses tables in this report illustrate the amount and phasing of additional retail/commercial space that is warranted in the market without causing negative impacts on the function of any commercial area. However, if proposals come forward which accelerate the development of space beyond the targets outlined in this report, then it will be prudent to test the specific impacts to ensure that they do not present a risk of significant impact on the planned function of any shopping area in Cambridge, in particular the Community Core Areas. MALONE GIVEN PARSONS LTD. 169

189 7.0 MARKET OPPORTUNITY & CONSTRAINTS [This page is intentionally left blank] 170 MALONE GIVEN PARSONS LTD.

190 8.0 STRATEGIC FRAMEWORK This section provides a recommended strategic framework to guide future policy and development decisions in Cambridge. The recommendations are based on the analysis of the existing retail/commercial environment and accounts for retail/commercial trends and future growth and opportunities in Cambridge. The policy framework begins with broad objectives and goals and progresses to a series of specific policy and planning strategies which include potential modifications to the Cambridge Official Plan commercial policies, designations, and commercial structure. It is intended that these recommendations guide the review of the commercial policies and designations within the Cambridge Official Plan. 8.1 Planning Issues All urban communities face many similar commercial planning issues. There is a need to accommodate market demand and opportunity by providing an organized system of locations which have specific commercial roles and functions. There is also the need to protect and enhance existing planned functions of commercial areas. Key issues which affect Cambridge include: Official Plan policy needs to reflect and facilitate the existing and evolving commercial structure and future commercial needs, demand, and opportunities. MALONE GIVEN PARSONS LTD. 171

191 8.0 STRATEGIC FRAMEWORK Downtowns are not the main centres of retail trade as they were a generation ago. However, their service component and specialty retail function is an important part of the overall mixed use, multi functional character of the Community Core Areas of Cambridge There is a trend of new retailers entering the Canadian market. Locations should be available to accommodate those prospective tenants. Enclosed regional shopping centres are attracting new retail tenants entering the Canadian market, with a focus on fashion and high end comparison shopping, as well as full service restaurants and entertainment venues. Although new enclosed regional shopping centres have not been built for years, existing shopping centres are expanding and/or redeveloping as fashion and entertainment destinations, and social gathering places. The initiative towards mixed use projects relates to redevelopment/intensification projects (mainly in downtowns and commercial corridor areas) as well as new development projects (mainly in suburban locations). Redevelopment and intensification of the Community Core Areas of Cambridge provides an opportunity for this type of use and at a higher density. As well, the Retail and Service Commercial Corridor (Hespeler Road Commercial District) also provides opportunities for mixed use development, although likely at a lower density than that of the Community Core Areas. The internet has created conditions where most dwelling units can potentially be live/work. However, the mix of residential and ground related small scale retail or service establishments introduces issues of road access, signage, onsite parking, and potential conflicts with residential neighbours. Such uses are often permitted on major roads subject to detailed analyses that ensures minimal impact on neighbourhood functions and aesthetics. This type of live/work use is recognized within the Home Occupations policy section of the Cambridge OP. 172 MALONE GIVEN PARSONS LTD.

192 Although internet shopping is growing, it is still a minor factor in retail spending and as such is not yet considered to be a significant influence on Cambridge s land use planning strategy. Attention needs to be paid to the Community Core Areas. It is important that commercial policy recognize and provide both direction and incentive for renewal, upgrading, and intensification where appropriate, and to protect the role and function of the Community Core Areas. 8.0 STRATEGIC FRAMEWORK The approach to commercial structure should be proscriptive enough to steer commercial development but not so restrictive that it is at odds with retail trends, development economics, and the locational requirements of retailers that drive development. Things change and evolve with retail trends. Commercial policy must be flexible enough to respond to trends and opportunities without compromising the overall integrity of the Official Plan. The aesthetics of shopping areas often matters most to shoppers and nearby residents. Appealing and inspiring urban design is key to place making and commercial policy should reward innovative designs. 8.2 General Commercial Objectives The general recommended commercial land use objectives are to: Create a high quality, attractive, functional commercial environment to meet the needs of the existing and future residents of Cambridge while increasing its role as a service centre to the surrounding regional market area and visitors to the city. Provide structure to ensure locations are appropriate and achieve goals of the Official Plan. Provide flexibility recognizing retail trends. Encourage innovative approaches. MALONE GIVEN PARSONS LTD. 173

193 8.0 STRATEGIC FRAMEWORK Community Core Areas Important objectives regarding Community Core Areas of Cambridge include the following: The three Community Core Areas are mixed-use, multifunctional areas and the historic central business centres of Cambridge. The broad range and mix of uses include: specialty shopping, higher order retail, services, office, institutional, cultural, entertainment and leisure facilities as well as residential, and recreational uses. Emphasis should be on maintaining strong multi-functional mixed-use areas. Emphasis should also be placed on the Galt City Centre recognizing its role as the Downtown of Cambridge. Express the overall mixed use, multiple role and function of the Community Core Areas including important associations of commercial, service, office, and residential functions. Create opportunities and facilitate high quality, well designed, mixed use, live/work projects through redevelopment or intensification initiatives. Protect the planned function of Community Core Areas. Provide flexibility to accommodate commercial uses in the city, provided they do not adversely impact the planned function of the Community Core Areas. Focus on design and promote a pedestrian friendly environment. Encourage visitor and tourist-oriented areas and attractions to the Community Core Areas. Other Commercial Areas Important objectives regarding other commercial areas of Cambridge include the following: Differentiate the role and function of regional and local serving commercial. Recognize development and redevelopment opportunities. Recognize locational criteria for various forms and formats of retail space and clusters. 174 MALONE GIVEN PARSONS LTD.

194 Recognize existing commercial areas and Nodes and their potential to intensify development and/or expand to accommodate additional retail/commercial demand while protecting the role and function of existing commercial areas and Nodes, and in particular, the Community Core Areas. Maintain convenience shopping that will serve local residents, at locations interior to residential areas, but in limited numbers. 8.0 STRATEGIC FRAMEWORK 8.3 Commercial Strategy The existing commercial structure is accommodated within Community Core Areas, Hespeler Road, Commercial Areas, Unclassified Commercial Areas, Nodes, and Commercial Strips. As described in Section 3 of this report, the Community Core Areas, Commercial designations, and Nodes are as follows. OP Section 8.3 Community Core Areas Hespeler Village Preston Towne Centre Galt City Centre (also an Urban Growth Centre) OP Section 8.6 Commercial Hespeler Road Retail Centre Retail and Service Commercial Corridor (Hespeler Road Commercial District) Regional and Community Shopping Centres Regional Power Centre Commercial Areas - Classification of Commercial Designations Class 1 (Regional Shopping Centre) Commercial Class 2 (Community Shopping Centre) Commercial Class 3 (Neighbourhood Shopping Centre) Commercial Class 4 (Hespeler Road) Commercial Class 5 (Regional Power Centre) Commercial MALONE GIVEN PARSONS LTD. 175

195 8.0 STRATEGIC FRAMEWORK Unclassified Commercial Uses Local Shopping Centres Commercial Strips Existing Commercial Uses Home Occupations Service Stations OP Section 8.7 Nodes Regional Scale Node Community Nodes Neighbourhood Nodes Community Core Areas Several opportunities present themselves to the Community Core Areas. The Community Core Areas of Cambridge, like most downtowns, have a mixed use multi function which provides opportunities for a range of retail and non retail uses such as independently owned retail and services, unique boutique stores and restaurants not found anywhere else. Specialty retail stores such as gift stores, independent and unique stores, restaurants, galleries, etc. attract customers to downtowns for their unique merchandise and specialized service. Services, offices, entertainment, open spaces, and gathering places all contribute to a unique atmosphere of downtown areas as a destination and experience. Residential and mixed use developments are also important components of successful downtowns as well as festivals, events, themed areas and open spaces. Downtowns offer a different type of experience from that of the planned retail formats provided by shopping centres. The nature of downtowns allows for an un-programmed, fluid, and dynamic environment. This fluidity and the unique character is what attracts shoppers, visitors, and tourists to downtown areas. The unplanned nature of downtowns offers variety for and attracts shoppers and visitors from the local and larger regional area. The mix and range of building types and designs, older heritage buildings, mix of 176 MALONE GIVEN PARSONS LTD.

196 architecture, mix of independently owned stores, restaurants and businesses, as well as cultural and entertainment venues provide for a unique downtown area that is different from any other downtown, and is different from the programmed shopping centre environments with national chain stores and standardized design. All of these opportunities present themselves to the Cambridge Community Core Areas. The role and function of the Community Core Areas as mixed use multi functional areas should be clearly expressed in the Official Plan and a full range of uses should be provided for and encouraged. 8.0 STRATEGIC FRAMEWORK The Community Core Areas should be community focal points recognizing the role as the traditional downtown areas providing for a wide range of commercial uses, service, office, specialty retail, restaurant, entertainment, cultural, institutional, recreational, residential, and visitor oriented uses. The mixed use, multifunctional area should serve local and regional area residents, employees, visitors and tourists. Policies should be in place to protect the planned function of Community Core Areas while also accommodating commercial uses in other areas of the city. Commercial Designations Regional Designations The following OP sections apply to the Regional Shopping Centre designation. 1. OP Section b) Hespeler Road Retail Centre: Regional Shopping Centres 2. OP Section Class 1 (Regional Shopping Centre) Commercial 3. OP Section Nodes: Regional Scale Node MALONE GIVEN PARSONS LTD. 177

197 8.0 STRATEGIC FRAMEWORK The following OP sections apply to the Regional Power Centre designation. 1. OP Section c) Hespeler Road Retail Centre: Regional Power Centre 2. OP Section Class 2 Class 5 (Regional Power Centre) Commercial 3. OP Section Nodes: Regional Scale Node 4. Glossary of Terms: Regional Power Centre at Highway 401 and Hespeler Road The Regional Shopping Centre and Regional Power Centre have a similar role and function in that they serve a large regional area and both function as a shopping centre within either an enclosed or nonenclosed format. As such, many OP s group enclosed and nonenclosed regional shopping centres and power centres into one designation. The role and function of the Class 1 (Regional Shopping Centre) Commercial and the Class 5 (Regional Power Centre) Commercial should be clearly articulated reflecting the role and function of the retail/commercial facilities that are differentiated from other designations considering they require large land parcels to accommodate large footprint stores, the shopping centre or power centre, and associated parking and transit access, with access to and visibility from a major arterial road. Considering the role and function of both local and regional serving, a wide range of retail and service commercial uses including large floor plate uses are appropriately located within Regional designations. The rapid transit route and planned stations at and near the Regional centres also provide intensification opportunities. Considering the OMB decision regarding Bridgecam the Class 5 (Regional Power Centre), site specific policy in the OP Section 8.10 should reflect the restrictions identified by that OMB decision. Any application for site specific amendment should be evaluated based on the City s requirements. 178 MALONE GIVEN PARSONS LTD.

198 The OP Regional Commercial designations could be broadened to account for district oriented large format retail uses and large scale commercial developments. This will explicitly recognize the reality of current retail uses and functions of the regional shopping centre and the power centre and enable the designations to be used in the future to permit planned development including large format retail and large scale commercial development. Within the Regional designations, the differentiation of regionally oriented and subregional or district oriented uses could be established through zoning. 8.0 STRATEGIC FRAMEWORK Or, considering the hierarchy of commercial policies, a new designation reflecting the size, form, role and function of subregional or district serving facilities could be provided within the structure of commercial policies. Sub-Regional or District Commercial Designation The Cambridge OP does not include a district commercial designation. Such a designation provides for commercial areas and shopping centres that serve district areas with a wide range of retail and service commercial uses including large floor plate uses but are generally smaller in size than the Regional Shopping Centre and Regional Power Centres. The OP Regional Commercial designations could be broadened to account for district oriented, large format retail uses and large scale commercial developments. Within the designation, the differentiation of regionally oriented and district oriented uses can be established through zoning. Or a new designation reflecting the size, form, role and function of a district serving area or centre could be provided. MALONE GIVEN PARSONS LTD. 179

199 8.0 STRATEGIC FRAMEWORK Options: Status Quo, no change; Consolidate and/or group some of the OP sections; Clarify/define a sub-regional or district shopping centre function within existing Regional designations. Differentiate through zoning; Add a new designation for sub-regional or district and clearly define the role and function. Community and Neighbourhood Designations The role and function of local community and neighbourhood shopping centres are similar and therefore are often combined into one designation in Ontario OPs. The role and function is typically defined by neighbourhood serving, daily and weekly shopping, often anchored by a supermarket and/or drug store use. Larger sized community centres may also be anchored by a discount department store. With retail trends whereby supermarkets provide drug store items and pharmacies and drug stores are now providing food, there is a blurring of the uses, role, and functions and sizes. Land within the Queen Street, Goebel Avenue and Holiday Inn Drive Community Node is mostly designated Class 2 (Community Shopping Centre) Commercial. The retail/commercial space in the Community Node serves a local and larger district/regional market area. However, the Class 2 (Community Shopping Centre) designation is intended to primarily serve residents of the community. The retail/commercial uses within the Class 3 (Neighbourhood Shopping Centre) Commercial are shown to primarily serve the dayto-day and weekly needs of residents of the local neighbourhood area and to some extent surrounding areas. Neighbourhood Nodes are intended to serve the surrounding neighbourhoods. 180 MALONE GIVEN PARSONS LTD.

200 The planning strategy should clearly identify the role and function of neighbourhood or community serving designation. Within the designation, the differentiation of community oriented and neighbourhood oriented uses and/or sizes could be established through the OP designation and/or zoning. Or, considering the hierarchy of commercial policies, a designation reflecting size, form, role and function of both community and neighbourhood serving facilities could be provided. 8.0 STRATEGIC FRAMEWORK Considering the role and function of neighbourhood serving plazas which is intended to serve the day to day needs of surrounding residential neighbourhoods, district and regional serving stores such as department stores, home improvement stores, and warehouse membership clubs should not be permitted on Neighbourhood Commercial designations. Options: Status Quo, no change; Combine Community and Neighbourhood into one designation. Differentiate through OP and/or zoning; Recognize the Queen Street, Goebel Avenue and Holiday Inn Drive Community Node as district serving and designate the land as such; or, Expand the role and function of the Class 2 (Community Shopping Centre) Commercial designation to include sub-regional or district functions i.e. Queen Street, Goebel Avenue and Holiday Inn Drive Community Node. MALONE GIVEN PARSONS LTD. 181

201 8.0 STRATEGIC FRAMEWORK Commercial Corridor/Hespeler Road Retail Centre The following OP sections apply to land within the Hespeler Rd. Corridor: OP Section 8.6 Commercial Hespeler Road Retail Centre Retail and Service Commercial Corridor (Hespeler Road Commercial District) Regional and Community Shopping Centres Regional Power Centre Commercial Areas - Classification of Commercial Designations Class 4 (Hespeler Road) Commercial Unclassified Commercial Uses Local Shopping Centres Commercial Strips Existing Commercial Uses Home Occupations Service Stations OP Section 8.7 Nodes Regional Scale Node Community Nodes Neighbourhood Nodes The Hespeler Road Retail Centre has a range of service commercial type uses including a Regional Shopping Centre, plazas, auto dealerships, and a range of retail and service commercial uses. The role and function of retail and service commercial uses are aimed to serve residents of Cambridge and the travelling public. 182 MALONE GIVEN PARSONS LTD.

202 The Hespeler Road Corridor Node should continue to focus on commercial service uses while recognizing an opportunity to transition to other commercial uses such as mixed use, higher density commercial and residential, and traveller and tourist commercial while protecting other commercial areas. Attention should be directed to integration of vehicular and pedestrian movements, turning movements, and design matters. Opportunities should be provided to facilitate high quality, well designed, mixed use, live/work projects through redevelopment or intensification initiatives. The rapid transit route and planned stations provide redevelopment and/or intensification opportunities along Hespeler Road. 8.0 STRATEGIC FRAMEWORK Options: Consolidate OP sections; Clarify/define different functions through zoning. Improve design and integration of uses. Unclassified Commercial The Official Plan groups Unclassified Commercial which includes: Unclassified Commercial Uses Local Shopping Centres Commercial Strips Existing Commercial Uses Home Occupations The Class 4 (Hespeler Road) Commercial designation and Residential areas allow for Local Shopping Centres where appropriate. The size, form, and format of Local Shopping Centres are defined in the OP. Local Shopping Centres are primarily small scale commercial centres that primarily serve the convenience needs of a local area. MALONE GIVEN PARSONS LTD. 183

203 8.0 STRATEGIC FRAMEWORK Commercial Strips are linear commercial developments which are not intended to be expanded except by way of infill. As such, a Commercial Strip is an area of existing linear commercial development. A range and mix of uses are permitted within Commercial Strips. Options: Status Quo, no change; Recognize Local Shopping Centres within the Commercial Areas designations; Recognize Commercial Strips are mixed use areas. Mixed Use The Official Plan does not specifically have a Mixed-Use designation although elements of that are provided by the following; mixed uses are permitted in the Cambridge Community Core Areas; Regional Scale Node at Hespeler Rd. and Eagle St./Pinebush Rd. is planned to include high density residential and additional employment uses in support of a rapid transit station; Community Nodes are planned to be medium to high density mixed use centres; Commercial Strips permit dwelling units over stores; Mixed residential-commercial development is encouraged through integration of Local Shopping Centres in Residential designations; and, the Class 5 (Regional Power Centre) Commercial designation encourages the integration of multi-use commercial development including recreational facilities, hotel and trade centre, and office development. Mixed use could be considered or permitted in commercial designations and/or zoning. 184 MALONE GIVEN PARSONS LTD.

204 Options: Status Quo, no change; Add a Mixed Use designation; Encourage mixed use within existing designations and Nodes. Nodes Section of the OP identifies that Nodes are areas where a mix of transit oriented development, such as housing, employment, and services are concentrated. Nodes are generally located at major intersections and are served by transit. They are intended to serve more localized functions than that of the Community Core Areas. Figures 1 to 4 of the OP illustrate the location and boundaries of the Nodes. 8.0 STRATEGIC FRAMEWORK OP Section 8.7 Nodes A Regional Scale Node (Figure 1); Three Community Nodes (Figure 2-4); and, Neighbourhood Nodes. Figure 1 of the OP illustrates the geographic area included within the Regional Scale Node. SmartCentres Cambridge (I) and SmartCentres Cambridge (II) are both located within the Regional Scale Node. The northeast area of the Regional Scale Node is also identified as a Regional Power Centre on OP Figure 5. SmartCentres Cambridge (I) is located within the Regional Power Centre however SmartCentres Cambridge (II) on the south side of Pinebush Rd. is not. The Regional Scale Node is intended to evolve and include high density residential and additional employment to support a rapid transit station. MALONE GIVEN PARSONS LTD. 185

205 8.0 STRATEGIC FRAMEWORK Community Nodes are located at major intersections of arterial roads and service surrounding neighbourhoods. Nodes are planned to be medium to high density mixed use centres, transit supportive, and adhere to high standards of urban design. Neighbourhood Nodes are intended to provide a pedestrian scale mix of uses which service the surrounding neighbourhood. Nodes are planned to provide basic community amenities and services. Options: Status Quo, no change; Intensify existing Nodes; Expand existing Node(s); Add new Node(s); or Combination of the above. Retail/Commercial in Residential Designations Residential designations in the Cambridge Official Plan allow for Local Shopping Centres where appropriate. Residential designations and the Official Plan policies allow for limited amounts of small scale convenience commercial and service uses to serve the convenience needs of nearby residents. Convenience commercial developments typically range up to approximately 40,000-50,000 sq.ft. including drug stores, convenience stores, banks, and services. Considering the convenience commercial role and function and small sized development scale, department stores, supermarkets, and home improvement stores would not be accommodated. 186 MALONE GIVEN PARSONS LTD.

206 Retail/Commercial Development Size Ranges The Official Plan identifies various development size ranges in most of the commercial designations (summarized in Section 3 of this report). To some extent the size ranges identified are and are not reflective of the existing space. As well, considering retail and development trends, development sizes change and evolve. Options: 8.0 STRATEGIC FRAMEWORK Status Quo, no change; Broaden the size ranges within the commercial designations; Indicate that the size ranges are generally within an identified range; Eliminate the size ranges; or Combination of the above. Market Impact Studies The Official Plan Commercial policies include various references to and requirements for submission of a Retail Impact Statement or a Market Opportunities Study in support of development applications. The components and criteria of a Retail Impact Statement or Market Opportunities Study vary within each of the OP Commercial designations. The requirement for a Retail Impact Statement or a Market Opportunities Study include: Class 1 (Regional Shopping Centre) Commercial, Class 2 (Community Shopping Centre) Commercial, Class 3 (Neighbourhood Shopping Centre) Commercial, and Class 5 (Regional Power Centre) Commercial. Within the Unclassified Commercial Uses, market studies are identified in the Local Shopping Centres section of the OP. It is recommended that Market Impact Studies be required at the discretion of the City if proposals come forward which accelerate the development of space beyond the forecasts identified in this report or in support of any application for a site specific amendment. MALONE GIVEN PARSONS LTD. 187

207 8.0 STRATEGIC FRAMEWORK It is recommended that the components and criteria of a Market Impact Study be consistent within the OP. In particular, the Market Impact Study should address whether or not the proposed development or expansion would impact the planned function of any commercial area or Node in Cambridge including the Community Core Areas. 8.4 Commercial Options and Strategic Directions Future demand and opportunity for additional retail/commercial space increases beyond that which can be accommodated on existing commercially designated but undeveloped land in Cambridge. Therefore, there is a need to provide additional locations for local and neighbourhood, and district and/or regionally oriented commercial space at strategic locations. Strategic options include the following: Allocate new development to existing commercially designated land as infill and/or redevelopment; Expand existing Node(s); Expand existing areas of commercial designated land; Add new Node(s); Add new commercial designated lands; or, A combination of the above. As discussed in Section 3 of this report, the Commercial zones identified in the Zoning By-law to some extent reflect the commercial designations provided in the Official Plan. It is recommended that the City of Cambridge Zoning By-law should be brought into conformity with any changes in the Official Plan commercial designations and policies. 188 MALONE GIVEN PARSONS LTD.

208 8.5 Recommendations The planning strategy should clearly articulate and differentiate the role and function of each commercial designation within the commercial structure. The planning strategy should provide for locations that will accommodate demand and opportunity for additional retail/commercial space at strategic locations. The following provides a summary of the commercial strategy recommendations and a recommended commercial structure. 8.0 STRATEGIC FRAMEWORK Regional Commercial It is recommended that the Class 1 Regional Shopping Centre and Class 5 Regional Power Centre be consolidated into a Regional Commercial designation considering both have a regional role and function. It is recommended that Regional Commercial designations include enclosed and non-enclosed shopping centre formats generally greater than 500,000 sq.ft. Site specific minimum and maximum sizes, and any specific use permissions/restrictions should be identified in the OP and/or Zoning By-law. The planning strategy should clearly identify the role and function of the Regional Commercial designation which serves customers of a regional trade area extending beyond the city. As such, Regional Commercial centres generally range in size from over 500,000 sq.ft., typically anchored by department stores, home improvement stores, and/or warehouse membership clubs. Community Commercial The planning strategy should clearly identify the role and function of a Community Commercial designation intended to serve the daily, weekly, and more specialized shopping requirements of residents from the community area and up to a larger district area. MALONE GIVEN PARSONS LTD. 189

209 8.0 STRATEGIC FRAMEWORK As such Community Commercial centres and/or clusters of space can generally range in size from approximately 150,000 sq.ft. to 500,000 sq.ft. typically anchored by a supermarket and/or drug store, and/or discount department store at larger sized centres. Minimum and maximum sizes, and any specific use permissions/restrictions should be identified in the Zoning By-law. The designation should allow for a commercial structure which reflects current conditions, the role and function of space and areas, as well as providing an opportunity to accommodate the form, format, and demand and opportunity for additional community and up to district serving retail/commercial space. The designation could be called District Commercial and/or district serving commercial centres could be differentiated through a new District Commercial designation and/or differentiated through zoning. Neighbourhood Commercial The planning strategy should clearly identify the role and function of a Neighbourhood Commercial designation providing for the day-today and weekly needs of the local and neighbourhood population. Neighbourhood Commercial centres generally range in size from approximately 50,000 sq.ft. to 150,000 sq.ft., typically anchored by a supermarket or grocery store but may also be anchored by a drug store. Within the designation, the differentiation of uses and/or sizes could be established through zoning. Considering the role and function of neighbourhood serving plazas which is intended to serve the day to day needs of surrounding residential neighbourhoods, district and regional serving stores such as department stores, home improvement stores, and warehouse membership clubs should not be permitted on Neighbourhood Commercial designations. 190 MALONE GIVEN PARSONS LTD.

210 Commercial Corridor Hespeler Road Within the structure of commercial designations and policies, a consolidated designation reflecting the role and function of the Hespeler Road Commercial Corridor is recommended. The planning strategy should clearly articulate and differentiate the role and function of the Commercial Corridor and the range of retail and service commercial facilities in the area which includes local, district, and regional serving uses. This will explicitly recognize the reality of the role and function of this area and enable the designation to be used to permit redevelopment opportunities. 8.0 STRATEGIC FRAMEWORK It is recommended that the Hespeler Road Commercial Corridor continue to focus on commercial service uses while recognizing an opportunity to transition to other commercial uses such as mixed use, higher density commercial and residential while protecting other commercial areas. Attention should be directed to the integration of vehicular and pedestrian movements, turning movements, and design matters. Opportunities should be provided to facilitate high quality, well designed, mixed use, live/work projects through redevelopment or intensification initiatives. The rapid transit route and planned stations provide redevelopment and/or intensification opportunities along Hespeler Road. Other Commercial The Unclassified Commercial Uses designations in the OP allow for; Local Shopping Centres, Commercial Strips, Existing Commercial Uses, Home Occupations, and Service Stations. It is recommended that any commercial facilities which are located on land designated Unclassified Commercial Uses be recognized as Commercial and as such could be incorporated within the structure of commercial designations and policies. MALONE GIVEN PARSONS LTD. 191

211 8.0 STRATEGIC FRAMEWORK Local Shopping Centres are reflective of the size, role, and function of Convenience Commercial centres which primarily serve the convenience needs of a local area. It is recommended that Local Shopping Centres be recognized as Convenience Commercial due to the size, role, and function, and could be addressed within a Convenience Commercial designation. Convenience Commercial Convenience Commercial developments generally range in size up to 50,000 sq.ft. and typically include drug stores, convenience stores, banks, and services. Considering the convenience commercial role and function and small sized development scale, department stores, supermarkets, and home improvement stores would not be accommodated. Convenience Commercial locations should be directed to intersections and centrally focused on the local areas for which they are intended to serve. Mixed Use It is recommended that Commercial designations and Nodes provide the opportunity for mixed use development. Nodes In order to accommodate future demand and opportunity for additional retail and service commercial space, opportunities should be provided to intensify and expand various areas defined as Nodes. Although detailed land use planning and the identification of various Node boundaries will be established through the preparation of Secondary Plans, the following general considerations are provided. Expansion of a Node should be considered in order to comprehensively plan for areas which are similar in role and function and in order to promote common goals and objectives. 192 MALONE GIVEN PARSONS LTD.

212 Expansion of a Node should be considered with respect to the amount and type of future demand and opportunity for additional retail/commercial space in Cambridge. Consideration should also be given to locational attributes, context, and directions of growth within Cambridge. The role and function of a Node as a whole should be considered with respect to community and/or district or regional serving opportunities and the relative function within the commercial structure. 8.0 STRATEGIC FRAMEWORK Retail/commercial and shopping centre permissions identified within Nodes should account for permissions identified by respective Commercial designations and either be consistent or recognize various designations. Due to the gateway and key locations, and the role and function of various Nodes, high standards of urban design should be a component of development and redevelopment initiatives. Zoning By-law - Commercial It is recommended that the City of Cambridge Zoning By-law be brought into conformity with any changes in the OP commercial designations and policies. Definitions and terminology should be consistent where applicable. MALONE GIVEN PARSONS LTD. 193

213 8.0 STRATEGIC FRAMEWORK 8.6 Summary Conclusions In summary, the future planning policy should reflect the size, form, role and function of existing uses accounting for the existing commercial areas and should encourage development of new and appropriate local, district and regional serving uses on appropriately located lands. Policies should account for growth in Cambridge while at the same time protect the role and planned function of the existing commercial areas in particular, the three Community Core Areas. Cambridge can accommodate the present and future needs of residents, employees, and visitors by providing a broad range of retail/commercial opportunities and services. The policy requirements for implementation should encourage fully articulated commercial policies within a structure of designations that reflect the existing commercial uses and facilities in Cambridge today, as well as encourage planned and controlled development in the future. Commercial designations should provide distinct and clear policies, balanced with flexibility, to accommodate growth and change. The Zoning By-law should be brought into conformity with any changes in the Official Plan commercial designations and policies. 194 MALONE GIVEN PARSONS LTD.

214 A OFFICIAL PLAN MAPS & CITY OF CAMBRIDGE ZONING BY-LAW

215

216 Figure A-1: City of Cambridge OP Map 7B - Regional Transit Network APPENDIX A: OP MAPS & ZONING MALONE GIVEN PARSONS LTD. A-1

217 APPENDIX A: OP MAPS & ZONINGW Figure A-2: Current Region of Waterloo OP Map No. 6 Settlement Pattern A-2 MALONE GIVEN PARSONS LTD.

218 Figure A-3: Current Region of Waterloo OP Map No. 7 Commercial Structure APPENDIX A: OP MAPS & ZONING MALONE GIVEN PARSONS LTD. A-3

219 APPENDIX A: OP MAPS & ZONINGW Figure A-4: New Region of Waterloo OP Map No. 3a Urban Area A-4 MALONE GIVEN PARSONS LTD.

220 Figure A-5: City of Cambridge OP Figure 1 - Regional Scale Node APPENDIX A: OP MAPS & ZONING MALONE GIVEN PARSONS LTD. A-5

221 APPENDIX A: OP MAPS & ZONINGW Figure A-6: City of Cambridge OP Figure 2 Community Node Hespeler Rd. and Can- Amera Pkwy. A-6 MALONE GIVEN PARSONS LTD.

222 Figure A-7: City of Cambridge OP Figure 3 Community Node Main St. and Dundas St. APPENDIX A: OP MAPS & ZONING MALONE GIVEN PARSONS LTD. A-7

223 APPENDIX A: OP MAPS & ZONINGW Figure A-8: City of Cambridge OP Figure 4 Community Node Queen St., Goebel Ave. and Holiday Inn Dr. A-8 MALONE GIVEN PARSONS LTD.

224 Figure A-9: City of Cambridge OP Figure 5 Regional Power Centre APPENDIX A: OP MAPS & ZONING MALONE GIVEN PARSONS LTD. A-9

225 APPENDIX A: OP MAPS & ZONINGW A-10 MALONE GIVEN PARSONS LTD.

226 APPENDIX A: OP MAPS & ZONING MALONE GIVEN PARSONS LTD. A-11

227 APPENDIX A: OP MAPS & ZONINGW A-12 MALONE GIVEN PARSONS LTD.

228 APPENDIX A: OP MAPS & ZONING MALONE GIVEN PARSONS LTD. A-13

229 APPENDIX A: OP MAPS & ZONINGW A-14 MALONE GIVEN PARSONS LTD.

230 APPENDIX A: OP MAPS & ZONING MALONE GIVEN PARSONS LTD. A-15

231 APPENDIX A: OP MAPS & ZONINGW A-16 MALONE GIVEN PARSONS LTD.

232 APPENDIX A: OP MAPS & ZONING MALONE GIVEN PARSONS LTD. A-17

233 APPENDIX A: OP MAPS & ZONINGW A-18 MALONE GIVEN PARSONS LTD.

234 APPENDIX A: OP MAPS & ZONING MALONE GIVEN PARSONS LTD. A-19

235 APPENDIX A: OP MAPS & ZONINGW [This page is intentionally left blank] A-20 MALONE GIVEN PARSONS LTD.

236 B RETAIL/COMMERCIAL INVENTORY

237

238 Methodology In November 2013, The Dalvay Group under the direction of MGP conducted a measured inventory of retail/commercial and service commercial space in the City of Cambridge. The inventory of gross leasable area includes food stores, non-food stores, services, other commercial space, and vacant space. A measured inventory of retail space was also conducted in surrounding market area of Cambridge including North Dumfries, South Dumfries including Paris and St. George, and parts of Puslinch and Flamborough. The following map illustrates the retail/commercial areas in Cambridge. Figure B-2 illustrates the surrounding areas. A table identifying the retail store and service classification, coding and classification scheme follows. Details of the inventory are set out in the following summary tables. APPENDIX B: RETAIL/COMMERCIAL INVENTORY A list of planned and proposed retail/commercial developments and undeveloped commercial land in Cambridge follows the inventory tables. MALONE GIVEN PARSONS LTD. B-1

239 APPENDIX B: RETAIL/COMMERCIAL INVENTORY Figure B-1: Cambridge Commercial Structure B-2 MALONE GIVEN PARSONS LTD.

240 Figure B-2: Surrounding Area Context APPENDIX B: RETAIL/COMMERCIAL INVENTORY MALONE GIVEN PARSONS LTD. B-3

241 APPENDIX B: RETAIL/COMMERCIAL INVENTORY RETAIL STORE AND SERVICE CLASSIFICATION BY TYPE NAICS CODE STORE TYPE NAICS CODE STORE TYPE (1) (2) (1) (2) FOOD STORES DSTM / HM IMPT: CLOTHING AND CLOTHING ACCESSORIES STORES Supermarket & Other Grocery Men's Clothing Stores Convenience Stores (excl. convenience stores Women's Clothing Stores that sell gasoline) Maternity shops Gasoline Stations with Convenience Stores Children's and Infants' Clothing Stores Meat Markets Family Clothing Stores Fish and Seafood Markets Costume Accessories Fruit and Vegetable Markets Hats and Caps Baked Goods Stores Neckwear, apparel Confectionery and Nut Stores Personal leather goods Cheese stores Umbrella Stores Coffee / Tea Stores Other Clothing Accessories Stores Honey Shoe Stores Ice cream (packaged) stores Jewellery Stores Milk and other dairy products Luggage and Leather Goods Stores Spice and herb stores Fur Stores Other Specialty Food Stores Athletic clothing Bridal shops (except custom dressmakers) DSTM / HM IMPT: FURNITURE AND HOME FURNISHINGS STORES Jeans Stores Furniture Stores Leather (including suede) clothing stores Floor Coverings Stores (except ceramic) Lingerie Window Treatment Stores (incl. Curtains, Draperies and Blinds) Swimwear stores Print and Picture Frame Stores All Other Clothing Stores Bedding (sheets, blankets, spreads and pillows) China / Glassware / Kitchenware DSTM / HM IMPT: SPORTING GOODS, HOBBY, BOOK AND MUSIC STORES Cutlery Stores Sporting Goods Stores (excl. athletic shoe retailing) Fireplace Stores Hobby, Toy and Game Stores Housewares stores Sewing, Needlework and Piece Goods Stores Lamps and Lighting Fixtures Knitting Yarn and Accessories Linen shops Upholstery Fabric Mirrors Musical Instrument and Supplies Stores Pottery stores Book Stores and News Dealers Pre-Recorded Tape, CD and Record Stores DSTM / HM IMPT: ELECTRONICS AND APPLIANCE STORES Appliance, Television and Other Electronics DSTM / HM IMPT: GENERAL MERCHANDISE STORES (Incl. HATBA) Cellular Phone Stores Department Stores Sewing Machines Warehouse Clubs and Superstores Vacuum Cleaner Stores All Other General Merchandise Stores Computer and Software Stores Home and Auto Supplies Stores Camera and Photographic Supplies Stores (e.g. Canadian Tire) Automotive Parts and Accessories Stores DSTM / HM IMPT: BUILDING MATERIAL/ GARDEN EQUIPMENT/ Tire Dealers SUPPLIES DEALERS Home Centres DSTM / HM IMPT: MISCELLANEOUS STORE RETAILERS Paint and Wallpaper Stores Florists Hardware Stores Office Supplies and Stationery Stores Kitchen Cabinets Gift, Novelty and Souvenir Stores Glass Stores Pet and Pet Supplies Stores Ceramic Floor and Wall Tiles Art Dealers Plumbing Supplies Artists' Supplies Roofing Material Dealers Party Supplies Stores Fencing Dealers Tobacco Stores and Stands Brick and Tile Dealers Outdoor Power Equipment Stores OTHER RETAIL: Nursery and Garden Centres SECOND HAND MERCHANDISE Antiques DSTM / HM IMPT: PHARMACIES AND PERSONAL CARE STORES Used Merchandise Stores Pharmacies and Drug Stores Cosmetics, Beauty Supplies OTHER RETAIL: LIQUOR / BEER / WINE Perfume Stores Liquor Optical Goods Stores Beer Food (Health) Supplement Stores Wine (not wine making) Other Health and Personal Care Stores OTHER RETAIL: MISCELLANEOUS Auctioneering, with own facilities Hot-tubs and whirlpools Numismatic Supplies (coin) Philatelic Supplies (stamps) Manufactured (Mobile) Home Dealers Beer and Wine-Making Supplies Stores Other Retail (misc.) (1) Source: Statistics Canada, North American Industry Classification System, Canada, 1997 (2) Source: Store coding scheme sorted according to MGP s category/definitions. B-4 MALONE GIVEN PARSONS LTD.

242 RETAIL STORE AND SERVICE CLASSIFICATION BY TYPE NAICS CODE STORE TYPE NAICS CODE STORE TYPE (1) (2) (1) (2) SERVICES: OTHER PROFESSIONAL SERVICES FOOD SERVICES AND DRINKING PLACES Real Estate Full-Service Restaurants, licensed Insurance Agencies and Brokerages Full-Service Restaurants, unlicensed Legal Services Cafeteria Brokerage Coffee Shops Accounting, Tax Preparation, Bookkeeping Doughnuts/ Sandwich and Payroll Services Fast Food Restaurants Take out Restaurants OTHER SERVICES Caterers Postal Service Mobile Food Services Couriers Bars/ Beer Parlours/ Brassieres/ Broadcasting & Telecommunications Cocktail Lounges/ Night Clubs Telephone Call Centres Library ENTERTAINMENT & RECREATION Other Service Cinemas/ Film Festivals/ Theatres Amusement Arcade Casinos (except Casino Hotels) n/a 173 Vacant Other Gambling Industries New Car Dealers Golf Courses and Country Clubs Used Car Dealers Skiing Facilities Recreational Vehicle Dealers Fitness and Recreational Sports Centres Motorcycle, Boat and Other Motor Vehicle Dealers Bowling Centres Dance Halls Public Administration Miniature golf courses Pool Halls n/a 179 Other Office Shooting Ranges APPENDIX B: RETAIL/COMMERCIAL INVENTORY REPAIR AND MAINTENANCE SERVICES Automotive Mechanical and Electrical Repair and Maintenance Automotive Body, Paint, Interior and Glass Repair Car Washes Tire repairing Emissions Testing Services Upholstery and Furniture Repair Home and Garden Equipment Repair and Maintenance Appliance Repair and Maintenance Other Personal and Household Goods Repair and Maintenance PERSONAL & LAUNDRY SERVICES Hair Care and Aesthetic Services Ear Piercing Services Hair Removal/ Replacement Services Massage Parlours Saunas Tattoo Parlours Weight Reduction Centres Tanning Salon Coin-Operated Laundries and Dry Cleaners Dry Cleaning and Laundry Services (except Coin-Operated) Pet Care (except Veterinary) Services Photo Finishing Services Other Personal Services Travel Agencies Video Tape and Disc Rental FINANCIAL SERVICES Banking Local Credit Unions MEDICAL SERVICES Offices of Physicians Offices of Dentists Offices of Chiropractors Offices of Optometrists Other Health Care Services (1) Source: Statistics Canada, North American Industry Classification System, Canada, 1997 (2) Source: Store coding scheme sorted according to MGP s category/definitions. MALONE GIVEN PARSONS LTD. B-5

243 APPENDIX B: RETAIL/COMMERCIAL INVENTORY Table B-1: Cambridge Retail/Commercial Inventory (in sq.ft.) Nov OP Designation Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 Hespeler Road Retail Centre Community Core Area Node - Hespeler Village Community Shopping Centre Community Node Tri-City Plaza/ Holiday Inn Plaza Regional Power Centre Regional Node SmartCentres Cambridge Hespeler Rd Commercial SC and Nodes Hespeler Rd Corridor Regional Shopping Centre Regional Node Cambridge Centre Community Core Area Blair Village Core Area - - Preston Towne Centre Blair Core Area Supermarkets & Grocery 0 61, , Other Food 1,800 17, ,100 1,800 12,400 0 Total FSTM 1,800 78, ,100 89,300 12,400 0 Department Stores , , WMC HATBA , Other General Merchandise 0 46,800 10, ,900 1,700 13,800 0 Health and Personal Care 0 20, ,000 10,100 5,700 0 Clothing and Accessories 5, ,500 76, ,400 25,800 0 Furniture & Home Furnishings 3, , , ,800 19,400 8,600 0 Other DSTM 6,100 14,500 46,800 75,700 43,900 13,600 0 Home Improvement 1, , , ,200 0 Total DSTM/HI 16, , , , ,400 78,700 0 Subtotal Retail 18, , , , ,700 91,100 0 Second Hand Merchandise , ,000 0 Liquor / Beer / Wine 0 15, , ,100 0 Miscellaneous 1,000 3, , ,500 0 Total Other Retail 1,000 19, , ,600 0 Restaurants 15,200 26,300 43, ,400 18,300 40,700 1,800 Repair/Maintenance , ,500 Personal & Laundry 10,500 7, ,000 15,700 32,000 0 Financial Services 2,400 7, ,700 8,000 17,700 0 Medical Services 7,900 20, ,600 1,500 20,200 0 Other Professional Services 1,000 1, ,900 1,300 16,900 0 Other Services 20,800 4, ,600 4,500 32,200 2,000 Entertainment & Fitness 10,000 10, ,200 75,400 30,400 0 Total Services 67,800 78,600 43, , , ,100 7,300 Total Occupied Space 87, , ,800 1,612, , ,800 7,300 Vacant Space 2,400 40,100 39, ,000 31,000 30,400 0 Total Measured Space 89, , ,500 1,743, , ,200 7,300 Percent Retail 22.3% 79.1% 93.5% 57.7% 84.7% 37.6% 0.0% Percent Service 77.7% 20.9% 6.5% 42.3% 15.3% 62.4% 100.0% B-6 MALONE GIVEN PARSONS LTD.

244 Table B-1 (continued): Cambridge Retail/Commercial Inventory (in sq.ft.) Nov OP Designation Area 8 Area 9 Area 10 Area 11 Area 12 Area 13 Various Neighbourhood Shopping Centre Community Core Area Node Other Cambridge North Delta Centre Area Galt City Centre Neighbourhood Shopping Centre Community Node Neighbourhood Shopping Centre Various - - South Cambridge St. Andrew's and Centre/Highland Cedar St. Centre Other Cambridge South Total Cambridge Supermarkets & Grocery 51,300 40,000 35, ,100 30,000 69, ,400 Other Food 23,200 4,200 27,000 13,700 6,900 41, ,700 Total FSTM 74,500 44,200 62, ,800 36, , ,100 Department Stores ,900 WMC HATBA 12,600 7,500 9,000 33, , ,700 Other General Merchandise 8,300 9,000 10,300 11,400 5,600 7, ,000 Health and Personal Care 19,500 4,000 23,100 19,000 7,200 24, ,000 Clothing and Accessories 4, , , ,400 Furniture & Home Furnishings 41,400 5,700 58,800 4,300 1,000 12, ,600 Other DSTM 7,200 6,900 21,500 10,200 2,800 6, ,800 Home Improvement 22,300 5,000 3,400 46,400 2,400 21, ,700 Total DSTM/HI 115,300 38, , ,100 20,300 84,700 2,928,100 Subtotal Retail 189,800 82, , ,900 57, ,800 3,647,200 Second Hand Merchandise 15, ,000 7,500 1,300 1, ,700 Liquor / Beer / Wine ,000 10, ,200 Miscellaneous 2,500 11, , ,200 Total Other Retail 17,900 11,200 57,000 24,500 13,400 1, ,100 Restaurants 25,900 25,700 81,800 51,700 10,700 63, ,900 Repair/Maintenance 18,100 3,000 12,100 3, , ,800 Personal & Laundry 11,100 1,800 41,500 11,200 11,800 21, ,200 Financial Services 1, ,600 20,800 4,300 9, ,800 Medical Services 12,300 2,500 49,900 10,600 6, , ,700 Other Professional Services 5, ,600 6,000 1,200 10, ,800 Other Services 23,200 3, ,100 11,400 13,500 14, ,800 Entertainment & Fitness 7, ,500 5, , ,300 Total Services 104,500 36, , ,500 47, ,000 2,414,300 Total Occupied Space 312, , , , , ,300 6,279,600 Vacant Space 17,700 3, ,800 14,900 12,800 55, ,100 APPENDIX B: RETAIL/COMMERCIAL INVENTORY Total Measured Space 329, ,800 1,024, , , ,100 6,775,700 Percent Retail 66.5% 71.8% 31.9% 72.7% 59.6% 40.3% 61.6% Percent Service 33.5% 28.2% 68.1% 27.3% 40.4% 59.7% 38.4% Inventory conducted by The Dalvay Group under the direction of MGP, Nov Vacant space includes retail and service commercial space MALONE GIVEN PARSONS LTD. B-7

245 Table B-2: Cambridge Retail/Commercial Inventory November, 2013 Percent by Category Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 Area 8 Area 9 Area 10 Area 11 Area 12 Area 13 Hespeler Village Tri-City Plaza/ Holiday Inn Plaza SmartCentres Cambridge Hespeler Rd Corridor Cambridge Centre Preston Towne Centre Blair Core Area Other Cambridge North Delta Centre Area Galt City Centre South Cambridge Centre/Highland Centre St. Andrew's and Cedar St. Other Cambridge South Total Cambridge Supermarkets & Grocery 0.0% 11.5% 0.0% 0.0% 16.5% 0.0% 0.0% 9.7% 7.5% 6.6% 29.6% 5.6% 13.1% 100.0% Other Food 1.0% 9.1% 0.0% 20.3% 1.0% 6.6% 0.0% 12.4% 2.2% 14.4% 7.3% 3.7% 22.2% 100.0% Total FSTM 0.3% 10.8% 0.0% 5.3% 12.4% 1.7% 0.0% 10.4% 6.1% 8.6% 23.8% 5.1% 15.4% 100.0% Department Stores 0.0% 0.0% 28.6% 0.0% 71.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 100.0% WMC 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% HATBA 0.0% 0.0% 0.0% 67.5% 0.0% 0.0% 0.0% 5.6% 3.3% 4.0% 14.6% 0.0% 5.1% 100.0% Other General Merchandise Stores 0.0% 20.3% 4.3% 46.0% 0.7% 6.0% 0.0% 3.6% 3.9% 4.5% 5.0% 2.4% 3.1% 100.0% Health and Personal Care Stores 0.0% 12.1% 0.0% 21.6% 5.9% 3.3% 0.0% 11.4% 2.3% 13.5% 11.1% 4.2% 14.4% 100.0% Clothing and Clothing Accessories Stores 1.1% 0.0% 39.5% 15.7% 28.0% 5.3% 0.0% 0.8% 0.0% 9.1% 0.2% 0.3% 0.0% 100.0% Furniture and Home Furnishings 0.7% 23.3% 20.7% 25.1% 3.8% 1.7% 0.0% 8.2% 1.1% 11.7% 0.9% 0.2% 2.5% 100.0% Other DSTM Miscellaneous 2.4% 5.7% 18.3% 29.6% 17.2% 5.3% 0.0% 2.8% 2.7% 8.4% 4.0% 1.1% 2.6% 100.0% Home Improvement related 0.3% 0.0% 24.6% 52.9% 0.0% 2.2% 0.0% 4.4% 1.0% 0.7% 9.1% 0.5% 4.3% 100.0% Total DSTM/Home Improvement 0.6% 6.8% 21.7% 28.8% 20.5% 2.7% 0.0% 3.9% 1.3% 5.8% 4.3% 0.7% 2.9% 100.0% Subtotal FSTM/DSTM/HI 0.5% 7.6% 17.4% 24.2% 18.9% 2.5% 0.0% 5.2% 2.3% 6.4% 8.1% 1.6% 5.4% 100.0% Second Hand Merchandise 0.0% 0.0% 0.0% 26.4% 0.0% 11.3% 0.0% 11.6% 0.0% 43.0% 5.7% 1.0% 1.1% 100.0% Liquor / Beer / Wine 0.0% 27.1% 0.0% 13.7% 0.0% 12.2% 0.0% 0.0% 0.0% 0.0% 29.2% 17.7% 0.0% 100.0% Miscellaneous 3.7% 12.9% 0.0% 19.1% 1.8% 5.5% 0.0% 9.2% 41.2% 0.0% 0.0% 6.6% 0.0% 100.0% Total Other Retail 0.5% 8.8% 0.0% 22.1% 0.2% 10.8% 0.0% 8.2% 5.1% 26.1% 11.2% 6.1% 0.7% 100.0% Food Services & Drinking Places 2.7% 4.6% 7.7% 28.7% 3.2% 7.2% 0.3% 4.6% 4.5% 14.4% 9.1% 1.9% 11.2% 100.0% Repair and Maintenance Services 0.0% 0.0% 0.0% 49.6% 0.0% 0.0% 2.6% 13.4% 2.2% 9.0% 2.8% 0.0% 20.4% 100.0% Personal & Laundry 5.0% 3.7% 0.0% 21.1% 7.5% 15.4% 0.0% 5.3% 0.9% 19.9% 5.4% 5.7% 10.1% 100.0% Financial Services 1.6% 5.3% 0.0% 23.1% 5.5% 12.1% 0.0% 0.7% 0.0% 27.8% 14.3% 2.9% 6.5% 100.0% Medical Services 2.5% 6.6% 0.0% 16.1% 0.5% 6.4% 0.0% 3.9% 0.8% 15.9% 3.4% 2.0% 41.8% 100.0% Other Professional Services 0.8% 1.1% 0.0% 25.3% 1.0% 13.0% 0.0% 4.2% 0.0% 41.3% 4.6% 0.9% 7.7% 100.0% Other Services 3.6% 0.8% 0.0% 40.7% 0.8% 5.5% 0.3% 4.0% 0.7% 36.9% 2.0% 2.3% 2.5% 100.0% Entertainment & Fitness 3.0% 3.1% 0.0% 16.3% 22.7% 9.1% 0.0% 2.2% 0.0% 37.5% 1.5% 0.0% 4.5% 100.0% Total Services 2.8% 3.3% 1.8% 28.3% 5.2% 7.9% 0.3% 4.3% 1.5% 25.6% 5.0% 2.0% 12.1% 100.0% Total Occupied Space 1.4% 6.0% 10.8% 25.7% 13.0% 4.9% 0.1% 5.0% 2.1% 14.5% 7.0% 1.9% 7.8% 100.0% Vacant Space 0.5% 8.1% 8.0% 26.4% 6.2% 6.1% 0.0% 3.6% 0.7% 23.5% 3.0% 2.6% 11.2% 100.0% Total Measured Space 1.3% 6.1% 10.6% 25.7% 12.5% 4.9% 0.1% 4.9% 2.0% 15.1% 6.7% 1.9% 8.0% 100.0% Notes: Inventory conducted by The Dalvay Group under the direction of MGP, Nov Vacant space includes retail and service commercial space. B-6 MALONE GIVEN PARSONS LTD.

246 Table B-3: Cambridge Retail/Commercial Inventory November, 2013 Percent by Area Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 Hespeler Village Tri-City Plaza/ Holiday Inn Plaza SmartCentres Cambridge Hespeler Rd Corridor Cambridge Centre Preston Towne Centre Blair Core Area % of Total % of Sub-Total % of Total % of Sub-Total % of Total % of Sub-Total % of Total % of Sub-Total % of Total % of Sub-Total % of Total % of Sub-Total % of Total % of Sub-Total Supermarkets & Grocery 0.0% 0.0% 14.7% 78.2% 0.0% 0.0% 0.0% 0.0% 10.3% 98.0% 0.0% 0.0% 0.0% 0.0% Other Food 2.0% 100.0% 4.1% 21.8% 0.0% 0.0% 2.2% 100.0% 0.2% 2.0% 3.7% 100.0% 0.0% 0.0% Total FSTM 2.0% 100.0% 18.8% 100.0% 0.0% 0.0% 2.2% 100.0% 10.6% 100.0% 3.7% 100.0% 0.0% 0.0% Department Stores 0.0% 0.0% 0.0% 0.0% 21.7% 24.6% 0.0% 0.0% 46.0% 64.8% 0.0% 0.0% 0.0% 0.0% WMC 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% HATBA 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 8.8% 18.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Other General Merchandise Stores 0.0% 0.0% 11.3% 23.5% 1.4% 1.6% 6.1% 12.5% 0.2% 0.3% 4.1% 17.5% 0.0% 0.0% Health and Personal Care Stores 0.0% 0.0% 5.0% 10.4% 0.0% 0.0% 2.1% 4.4% 1.2% 1.7% 1.7% 7.2% 0.0% 0.0% Clothing and Clothing Accessories Stores 6.2% 30.3% 0.0% 0.0% 26.8% 30.3% 4.4% 9.1% 16.1% 22.7% 7.7% 32.8% 0.0% 0.0% Furniture and Home Furnishings 4.1% 20.0% 28.3% 58.9% 14.6% 16.5% 7.3% 15.0% 2.3% 3.2% 2.6% 10.9% 0.0% 0.0% Other DSTM Miscellaneous 6.8% 33.0% 3.5% 7.3% 6.5% 7.4% 4.3% 9.0% 5.2% 7.3% 4.1% 17.3% 0.0% 0.0% Home Improvement related 1.4% 7.0% 0.0% 0.0% 17.4% 19.7% 15.4% 31.8% 0.0% 0.0% 3.3% 14.2% 0.0% 0.0% Total DSTM/Home Improvement 18.6% 90.3% 48.0% 100.0% 88.4% 100.0% 48.4% 100.0% 71.0% 100.0% 23.5% 100.0% 0.0% 0.0% Subtotal FSTM/DSTM/HI 20.6% 100.0% 66.8% 88.4% 50.6% 81.5% 27.2% 0.0% Second Hand Merchandise 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 2.0% 0.0% 0.0% 0.0% 4.5% 0.0% 0.0% 0.0% Liquor / Beer / Wine 0.0% 0.0% 3.8% 0.0% 0.0% 0.0% 0.5% 0.0% 0.0% 0.0% 2.1% 0.0% 0.0% 0.0% Miscellaneous 1.1% 0.0% 0.8% 0.0% 0.0% 0.0% 0.3% 0.0% 0.1% 0.0% 0.4% 0.0% 0.0% 0.0% Total Other Retail 1.1% 0.0% 4.6% 0.0% 0.0% 0.0% 2.8% 0.0% 0.1% 0.0% 7.0% 0.0% 0.0% 0.0% Food Services & Drinking Places 16.9% 22.4% 6.3% 33.5% 6.1% 100.0% 9.4% 24.0% 2.2% 14.7% 12.1% 21.4% 24.7% 24.7% Repair and Maintenance Services 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 3.8% 9.8% 0.0% 0.0% 0.0% 0.0% 47.9% 47.9% Personal & Laundry 11.7% 15.5% 1.8% 9.7% 0.0% 0.0% 2.5% 6.4% 1.9% 12.6% 9.5% 16.8% 0.0% 0.0% Financial Services 2.7% 3.5% 1.9% 9.9% 0.0% 0.0% 1.9% 4.9% 0.9% 6.4% 5.3% 9.3% 0.0% 0.0% Medical Services 8.8% 11.7% 5.0% 26.3% 0.0% 0.0% 2.9% 7.4% 0.2% 1.2% 6.0% 10.6% 0.0% 0.0% Other Professional Services 1.1% 1.5% 0.3% 1.8% 0.0% 0.0% 1.9% 4.8% 0.2% 1.0% 5.0% 8.9% 0.0% 0.0% Other Services 23.2% 30.7% 1.1% 5.6% 0.0% 0.0% 13.6% 34.7% 0.5% 3.6% 9.6% 16.9% 27.4% 27.4% Entertainment & Fitness 11.1% 14.7% 2.5% 13.2% 0.0% 0.0% 3.1% 7.9% 8.9% 60.5% 9.1% 16.0% 0.0% 0.0% Total Services 75.6% 100.0% 18.9% 100.0% 6.1% 100.0% 39.1% 100.0% 14.7% 100.0% 56.7% 100.0% 100.0% 100.0% Total Occupied Space 97.3% 90.3% 94.5% 92.5% 96.3% 90.9% 100.0% Vacant Space 2.7% 9.7% 5.5% 7.5% 3.7% 9.1% 0.0% Total Measured Space 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% Notes: Inventory conducted by The Dalvay Group under the direction of MGP, Nov Vacant space includes retail and service commercial space. B-7 MALONE GIVEN PARSONS LTD.

247 Table B-3 (Continued): Cambridge Retail/Commercial Inventory November, 2013 Percent by Area Area 8 Area 9 Area 10 Area 11 Other Cambridge North NE Corner of Dundas St. N & Water St. Galt City Centre South Cambridge Centre/Highland Centre % of Total % of Sub-Total % of Total % of Sub-Total % of Total % of Sub-Total % of Total % of Sub-Total % of Total % of Sub-Total % of Total % of Sub-Total % of Total % of Sub-Total Supermarkets & Grocery 15.6% 68.9% 29.9% 90.5% 3.4% 56.5% 34.5% 92.0% 22.8% 81.3% 12.7% 0.0% 7.8% 73.9% Other Food 7.0% 31.1% 3.1% 9.5% 2.6% 43.5% 3.0% 8.0% 5.3% 18.7% 7.6% 0.0% 2.8% 26.1% Total FSTM 22.6% 100.0% 33.0% 100.0% 6.1% 100.0% 37.5% 100.0% 28.1% 100.0% 20.4% 0.0% 10.6% 100.0% Department 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% 8.0% 18.6% WMC 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% HATBA 3.8% 10.9% 5.6% 19.7% 0.9% 5.3% 7.2% 26.4% 0.0% 0.0% 2.1% 0.0% 3.3% 7.7% Other General Merchandise Stores 2.5% 7.2% 6.7% 23.6% 1.0% 6.0% 2.5% 9.1% 4.3% 27.6% 1.3% 0.0% 3.4% 7.9% Health and Personal Care Stores 5.9% 16.9% 3.0% 10.5% 2.3% 13.6% 4.2% 15.2% 5.5% 35.5% 4.5% 0.0% 2.5% 5.8% Clothing and Clothing Accessories Stores 1.2% 3.5% 0.0% 0.0% 4.3% 26.0% 0.2% 0.6% 1.0% 6.4% 0.0% 0.0% 7.2% 16.6% Furniture and Home Furnishings 12.5% 35.9% 4.3% 15.0% 5.7% 34.5% 0.9% 3.4% 0.8% 4.9% 2.3% 0.0% 7.4% 17.2% Other DSTM Miscellaneous 2.2% 6.2% 5.2% 18.1% 2.1% 12.6% 2.2% 8.2% 2.1% 13.8% 1.2% 0.0% 3.8% 8.7% Home Improvement related 6.8% 19.3% 3.7% 13.1% 0.3% 2.0% 10.2% 37.1% 1.8% 11.8% 4.0% 0.0% 7.5% 17.3% Total DSTM/Home Improvement 34.9% 100.0% 28.5% 100.0% 16.6% 100.0% 27.4% 100.0% 15.5% 100.0% 15.5% 0.0% 43.2% 100.0% Subtotal FSTM/DSTM/HI 57.5% 61.5% 22.7% 64.9% 43.6% 35.9% 53.8% Second Hand Merchandise 4.7% 0.0% 0.0% 0.0% 5.6% 100.0% 1.6% 0.0% 1.0% 0.0% 0.3% 0.0% 2.0% 60.8% Liquor / Beer / Wine 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 3.7% 0.0% 7.8% 0.0% 0.0% 0.0% 0.9% 26.7% Miscellaneous 0.8% 0.0% 8.4% 0.0% 0.0% 0.0% 0.0% 0.0% 1.4% 0.0% 0.0% 0.0% 0.4% 12.5% Total Other Retail 5.4% 0.0% 8.4% 0.0% 5.6% 100.0% 5.4% 0.0% 10.2% 0.0% 0.3% 0.0% 3.22% 100.0% Food Services & Drinking Places 7.9% 24.8% 19.2% 69.8% 8.0% 13.2% 11.3% 42.9% 8.1% 22.3% 11.7% 21.8% 8.4% 23.6% Repair and Maintenance Services 5.5% 17.3% 2.2% 8.2% 1.2% 2.0% 0.8% 3.2% 0.0% 0.0% 5.0% 9.4% 2.0% 5.6% Personal & Laundry 3.4% 10.6% 1.3% 4.9% 4.1% 6.7% 2.5% 9.3% 9.0% 24.6% 3.9% 7.2% 3.1% 8.6% Financial Services 0.3% 1.0% 0.0% 0.0% 4.0% 6.6% 4.6% 17.3% 3.3% 9.0% 1.7% 3.3% 2.2% 6.0% Medical Services 3.7% 11.8% 1.9% 6.8% 4.9% 8.1% 2.3% 8.8% 4.9% 13.4% 24.1% 44.9% 4.6% 13.0% Other Professional Services 1.7% 5.3% 0.0% 0.0% 5.2% 8.7% 1.3% 5.0% 0.9% 2.5% 1.8% 3.4% 1.9% 5.4% Other Services 7.0% 22.2% 2.8% 10.3% 20.9% 34.6% 2.5% 9.5% 10.3% 28.2% 2.6% 4.9% 8.6% 24.1% Entertainment & Fitness 2.2% 7.1% 0.0% 0.0% 12.2% 20.1% 1.1% 4.1% 0.0% 0.0% 2.8% 5.1% 4.9% 13.8% Total Services 31.7% 100.0% 27.5% 100.0% 60.3% 100.0% 26.4% 100.0% 36.5% 100.0% 53.6% 100.0% 35.6% 100.0% Total Occupied Space 94.6% 97.4% 88.6% 96.7% 90.3% 89.8% 92.7% Vacant Space 5.4% 2.6% 11.4% 3.3% 9.7% 10.2% 7.3% Total Measured Space 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% Notes: Inventory conducted by The Dalvay Group under the direction of MGP, Nov Vacant space includes retail and service commercial space. Area 12 St. Andrew's and Cedar St. Area 13 Other Cambridge South Total Cambridge B-8 MALONE GIVEN PARSONS LTD.

248 Table B-4: Surrounding Area Retail Inventory (in sq.ft.) November, 2013 Area 14 Area 15 Area 16 Area 17 Area 18 Paris and St. George Area Other South Dumfries Twp. Part of North Dumfries Twp. Part of N. Dumfries & Part of Puslinch Twp. Hwy 8 (Flamborough) TOTAL Supermarkets & Grocery 81, , ,500 Other Food 18,800 5,000 5,400 5,000 10,000 44,200 Total FSTM 100,500 5,000 11,200 5,000 10, ,700 Department Stores WMC HATBA 34, ,500 Other General Merchandise Stores 34,800 1, ,400 Health and Personal Care Stores 16, ,100 Clothing and Clothing Accessories 8, ,000 Furniture and Home Furnishings 24, , ,600 Other DSTM Miscellaneous 38, ,500 40,900 Home Improvement related 41,300 2,500 20, ,300 Total DSTM/Home Improvement 197,200 2,500 22,100 7,500 2, ,800 Subtotal FSTM/DSTM/HI 297,700 7,500 33,300 12,500 12, ,500 Second Hand Merchandise Liquor / Beer / Wine 7, ,000 Miscellaneous Total Other Retail 7, ,000 Vacant Space 33, , ,100 Total Measured Space 338,600 7,500 43,500 12,500 12, ,600 Notes: Inventory conducted by The Dalvay Group under the direction of MGP, Nov Vacant space includes retail and service commercial space. B-9 MALONE GIVEN PARSONS LTD.

249 Table B-5: Surrounding Area Retail Inventory November, 2013 Percent by Category Area 14 Area 15 Area 16 Area 17 Area 18 Paris and St. George Area Other South Dumfries Twp. Part of North Dumfries Twp. Part of N. Dumfries & Part of Puslinch Twp. Hwy 8 (Flamborough) TOTAL Supermarkets & Grocery 93.4% 0.0% 6.6% 0.0% 0.0% 100.0% Other Food 42.5% 11.3% 12.2% 11.3% 22.6% 100.0% Total FSTM 76.3% 3.8% 8.5% 3.8% 7.6% 100.0% Department Stores 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% WMC 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% HATBA 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Other General Merchandise 95.6% 0.0% 4.4% 0.0% 0.0% 100.0% Health and Personal Care 100.0% 0.0% 0.0% 0.0% 0.0% 100.0% Clothing and Accessories 100.0% 0.0% 0.0% 0.0% 0.0% 100.0% Furniture and Home Furnishings 76.3% 0.0% 0.0% 23.7% 0.0% 100.0% Other DSTM Miscellaneous 93.9% 0.0% 0.0% 0.0% 6.1% 100.0% Home Improvement related 64.2% 3.9% 31.9% 0.0% 0.0% 100.0% Total DSTM/HI 85.1% 1.1% 9.5% 3.2% 1.1% 100.0% Subtotal FSTM & DSTM/HI 81.9% 2.1% 9.2% 3.4% 3.4% 100.0% Second Hand Merchandise 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Liquor / Beer / Wine 100.0% 0.0% 0.0% 0.0% 0.0% 100.0% Miscellaneous 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Total Other Retail 100.0% 0.0% 0.0% 0.0% 0.0% 100.0% Vacant Space 76.9% 0.0% 23.1% 0.0% 0.0% 100.0% Total 81.7% 1.8% 10.5% 3.0% 3.0% 100.0% Notes: Inventory conducted by The Dalvay Group under the direction of MGP, Nov Vacant space includes retail and service commercial space. B-10 MALONE GIVEN PARSONS LTD.

250 Table B-6: Surrounding Area Retail Inventory November, 2013 Percent by Area Area 14 Area 15 Area 16 Area 17 Area 18 Paris and St. George Area Other South Dumfries Twp. Part of North Dumfries Twp. Part of N. Dumfries & Part of Puslinch Twp. Hwy 8 (Flamborough) TOTAL % of Total % of Sub- Total % of Total % of Sub- Total % of Total % of Sub- Total % of Total % of Sub- Total % of Total % of Sub- Total % of Total % of Sub- Total Supermarkets & Grocery 24.1% 81.3% 0.0% 0.0% 13.3% 51.8% 0.0% 0.0% 0.0% 0.0% 21.1% 66.4% Other Food 5.6% 18.7% 66.7% 100.0% 12.4% 48.2% 40.0% 100.0% 80.0% 100.0% 10.7% 33.6% Total FSTM 29.7% 100.0% 66.7% 100.0% 25.7% 100.0% 40.0% 100.0% 80.0% 100.0% 31.8% 100.0% Department 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% WMC 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% HATBA 10.2% 17.5% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 8.3% 14.9% Other General Merchandise 10.3% 17.6% 0.0% 0.0% 3.7% 7.2% 0.0% 0.0% 0.0% 0.0% 8.8% 15.7% Health and Personal Care 4.8% 8.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 3.9% 6.9% Clothing and Accessories 2.4% 4.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.9% 3.5% Furniture and Home Furnishings 7.1% 12.2% 0.0% 0.0% 0.0% 0.0% 60.0% 100.0% 0.0% 0.0% 7.6% 13.6% Other DSTM Miscellaneous 11.3% 19.5% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 20.0% 0.0% 9.9% 17.6% Home Improvement related 12.2% 20.9% 33.3% 100.0% 47.1% 92.8% 0.0% 0.0% 0.0% 0.0% 15.5% 27.7% Total DSTM/HI 58.2% 100.0% 33.3% 100.0% 50.8% 100.0% 60.0% 100.0% 20.0% 0.0% 55.9% 100.0% Subtotal FSTM & DSTM/HI 87.9% 100.0% 76.6% 100.0% 100.0% 87.7% Second Hand Merchandise 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Liquor / Beer / Wine 2.1% 100.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.7% 100.0% Miscellaneous 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Total Other Retail 2.1% 100.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.7% 100.0% Vacant Space 10.0% 0.0% 23.4% 0.0% 0.0% 10.6% Total Measured Space 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% Notes: Inventory conducted by The Dalvay Group under the direction of MGP, Nov Vacant space includes retail and service commercial space. B-11 MALONE GIVEN PARSONS LTD.

251 Figure B-3: Planned and Proposed Retail/Commercial Developments and Undeveloped Commercial Land B-12 MALONE GIVEN PARSONS LTD.

252 Table B-7: Proposed Retail/Commercial Developments in Cambridge Map # Description Location Official Plan Designation Zoning Source: City of Cambridge Planning and Development Department, May 2014 Additional Land (ha.)* Additional Land (ac.)* Total New Retail/ Commercial Space (sq.ft.) 1 Supermarket anchored plaza S.W. Hespeler Rd./Maple Grove Rd. Future Urban Reserve OS ,000 2 SAIL Outdoor Store - retenanting 150 Holiday Inn Dr. Class 2 - Community S.C. CS3 - S na na na 3 Multi Unit Commercial 668 Hespeler Rd. Class 5 - Regional P.C. C ,700 4 Gym in former Canadian Tire 90 Pinebush Rd. Class 5 - Regional P.C. C6 Site A - S na na 6,400 5 Restaurant retenant former bank 600 Hespeler Rd. Class 4 - Hespeler Rd. C4C5 na na 7,100 6 Retenanting building 480 Hespeler Rd. Class 4 - Hespeler Rd. C4 na na 4,600 7 Additional uses in Industrial Mall 1425 Bishop St. N. Business Industrial M3 na na na 8 No Frills anchored shopping centre 1775 Bishop St. N. Corridor and General Industrial CS ,700 9 Multi Unit Commercial Saginaw Pkwy. Low/Medium Density Residential CS , Springbank Mixed Use Development N.E. & N.W. Franklin Blvd./Main St. Industrial M ,000 Total Additional Approved Commercial ,700 Total Proposed Commercial ,800 *Values are approximate, rounded to the nearest tenth. Zoning C4 - Hespeler Rd. commercial development area C5 - Automobile service stations & gas bars C6 - Regional power centre CS3 - Community shopping centre CS4 - Neighbourhood shopping centre CS5 - Local shopping centre OS1 - Open Space in environmentally significant and conservation areas M2 - General industrial with not outdoor storage or operation M3 - General industrial uses B-13 MALONE GIVEN PARSONS LTD.

253 Table B-8: Undeveloped Commercial Land in Cambridge Map # Location Intersection Official Plan Designation Zoning Size (ha.) Size (ac.) Est. Potential Retail/ Commercial Space (sq.ft.) Fountain St. N. Fountain St. N. & Maple Grove Rd. Business Industrial CS5 - S , Queen St. E. Queen St. E. & Guelph St. Community Core Area C1RM , Queen St. W Queen St. W. & Weaver St. Low/Medium Density Residential C5, R , Queen St. W. Queen St. W. & Goebel Ave. Class 3 - Neighbourhood S.C. (H)CS4 - S , Eagle St. N. Eagle St. N. & Industrial Dr. Business Industrial (H)C , Hespeler Rd. Hespeler Rd. & Langs Dr. Class 4 - Hespeler Rd. C , King St. E. King St. E. & Dolph St. S Community Core Area C1RM2, C , King St. E. King St. E. & Dolph St. S Community Core Area C1C , King St. E. King St. E. & Chestnut St. N. Low/Medium Density Residential C , King St. E. King St. E. & Brown St. Low/Medium Density Residential C , Hespeler Rd. Hespeler Rd. & Dunbar Rd. Class 4 - Hespeler Rd. C4C , Hespeler Rd. Hespeler Rd. south of Dunbar Rd. Class 4 - Hespeler Rd. C , Dundas St. N. Dundas St. N. & Jarvis St. Business Industrial C2C5, M , Water St. N. Water St. N. & Dayton St. Low/Medium Density Residential C , Dundas St. N. Dundas St. N. & Roxboro Rd. Business Industrial C2, M , Water St. N. Water St. N. & Park Hill Rd. E. Community Core Area (F)C1RM , Water St. N. Water St. N. & Dickson St. Community Core Area (F)C1RM Imperial Ln. Ainsle St. St. & Imperial Ln. Community Core Area (F)C1RM , Water St. S. Water St. S. & Bruce St. Community Core Area (F)C1RM , Walnut Ln. Walnut St. & Water St. S. Community Core Area (F)C1RM , Veterans Way Veterans Way & Concession St. Community Core Area (F)C1RM , Ainsle St. S. Ainsle St. St. & Concession St. Community Core Area (F)C1RM , Walnut St. Walnut St. & Wellington St. S. Community Core Area C1RM , Bruce St. Wellington St. S. & Bruce St. Community Core Area C1RM , Walnut St. Wellington St. S. & Bruce St. Community Core Area (F)C1RM , Kerr St. Kerr St. & Shade St. Community Core Area C1RM , Water St. S. Myers Rd. & Water St. S. Class 3 - Neighbourhood S.C. CS5N1 - S , Townline Rd. Saginaw Pwky. & Townline Rd. Low/Medium Density Residential CS5RM ,000 Total ,200 Total # of Parcels Zoning C1 - Commercial uses in the city centre C2 - Commercial uses in the Blair Centre and strip commercial areas C4 - Hespeler Rd. Commercial Development Area C5 - Automobile Service stations & Gas Bars CS4 - Neighbourhood shopping centre CS5 - Local shopping centre RM1 - Apartment house or other multiple units in the city centre N1 - Institutional class accommodating a educational, government, non-profit, hospitals, places of worship, and social clubs Source: City of Cambridge, Planning and Development Department and Economic Development Division, May B-14 MALONE GIVEN PARSONS LTD.

254 C CUSTOMER ORIGIN LICENCE PLATE SURVEYS

255

256 Methodology As part of the research and analysis for this study, MGP conducted customer origin licence plate surveys in several retail/commercial locations in Cambridge over a three-day period from October 17-19, The following locations were included in the survey: 1. Hespeler Village (along Queen St. W between Adam St. and Cooper St.) 2. Tri-City Plaza and Holiday Inn Plaza (150 and 180 Holiday Inn Dr.) 3. SmartCentres Cambridge (22 Pinebush Rd.) 4. Hespeler Rd. Commercial Corridor (between Pinebush Rd and Munich Ave.) 5. Cambridge Centre (355 Hespeler Rd.) APPENDIX C: CUSTOMER ORIGIN LICENCE PLATE SURVEYS 6. Preston Towne Centre (King St. E. between Waterloo St. and Dolph St. N.) 7. Westgate Centre (130 Cedar St.) 8. Galt City Centre (various areas along Main St., Ainsle St., Water St. etc. including Southworks Outlet Mall). 9. South Cambridge Plaza and Highland Centre (Dundas St. S and Main St.) The following map illustrates the survey locations in Cambridge. MALONE GIVEN PARSONS LTD. C-1

257 APPENDIX C: CUSTOMER ORIGIN LICENCE PLATE SURVEYS Figure C-1: Licence Plate Survey Locations C-2 MALONE GIVEN PARSONS LTD.

258 Table C-1: Cambridge Customer Origin Licence Plate Survey Results Map # Community Core Areas 1 Hespeler Village 68.6% 5.0% 0.4% 1.9% 75.9% 24.1% 100.0% 6 Preston Towne Centre 60.4% 5.0% 1.9% 0.6% 67.8% 32.2% 100.0% 8 Galt City Centre 67.1% 3.3% 1.8% 1.2% 73.4% 26.6% 100.0% Other Cambridge Commercial Locations Tri City Plaza/ Holiday Inn Plaza (Community SC) SmartCentres Cambridge (Regional Power Centre) Hespeler Rd. Commercial Corridor (Hespeler Road) Cambridge Centre (Regional Shopping Centre) City of Cambridge SSA South Kitchener SSA Southwest SSA East Total Study Area Inflow / Other Total 66.5% 6.6% 1.3% 1.6% 75.9% 24.1% 100.0% 56.7% 6.8% 0.9% 1.4% 65.8% 34.2% 100.0% 59.4% 4.8% 1.1% 1.4% 66.8% 33.2% 100.0% 56.9% 5.4% 3.7% 2.3% 68.2% 31.8% 100.0% APPENDIX C: CUSTOMER ORIGIN LICENCE PLATE SURVEYS 7 Westgate Centre (Neighbourhood SC) 75.5% 2.5% 2.8% 1.6% 82.4% 17.6% 100.0% 9 South Cambridge Centre/ Highland Centre (Neighbourhood SC) 74.4% 2.3% 2.0% 7.3% 86.0% 14.0% 100.0% MALONE GIVEN PARSONS LTD. C-3

259 Figure C-2: Hespeler Village Customer Origin Licence Plate Survey by Dissemination Area, 2013 C-4 MALONE GIVEN PARSONS LTD.

260 Figure C-3: Preston Towne Centre Customer Origin Licence Plate Survey by Dissemination Area, 2013 C-5 MALONE GIVEN PARSONS LTD.

261 Figure C-4: Galt City Centre Customer Origin Licence Plate Survey by Dissemination Area, 2013 C-6 MALONE GIVEN PARSONS LTD.

262 Figure C-5: Tri City Plaza, Holiday Inn Plaza Customer Origin Licence Plate Survey by Dissemination Area, 2013 C-7 MALONE GIVEN PARSONS LTD.

263 Figure C-6: SmartCentres Cambridge Customer Origin Licence Plate Survey by Dissemination Area, 2013 C-8 MALONE GIVEN PARSONS LTD.

264 Figure C-7: Hespeler Road Commercial Corridor Customer Origin Licence Plate Survey by Dissemination Area, 2013 C-9 MALONE GIVEN PARSONS LTD.

265 Figure C-8: Cambridge Centre Customer Origin Licence Plate Survey by Dissemination Area, 2013 C-10 MALONE GIVEN PARSONS LTD.

266 Figure C-9: Westgate Centre Customer Origin Licence Plate Survey by Dissemination Area, 2013 C-11 MALONE GIVEN PARSONS LTD.

267 Figure C-10: South Cambridge Centre/Highland Centre Customer Origin Licence Plate Survey by Dissemination Area, 2013 C-12 MALONE GIVEN PARSONS LTD.