retail commercial market assessment plan and trafalgar ......the trafalgar corridor is located...
TRANSCRIPT
DRAFT – For Discussion Purposes
Prepared By:
Ward Land Economics Inc.
4711 Yonge Street, 10th Floor
Toronto, ON, M2N 6K8
Prepared For:
Town of Milton
150 Mary Street
Milton, ON L9T 6Z5
October, 2018
WLE File 1017
Retail Commercial Market Assessment
Agerton Secondary Plan and Trafalgar Secondary Plan
Town of Milton
Trafalgar Corridor – Town of Milton DRAFT Retail Commercial Market Assessment
Ward Land Economics Inc.
Table of Contents
1.0 Introduction .................................................................................... 1
1.1 Background ........................................................................... 1
1.2 Study Purpose ....................................................................... 2
1.3 Study Approach ..................................................................... 2
2.0 Trafalgar Corridor Location and Development Vision ................ 5
2.1 Location and Context ............................................................ 5
2.2 Trafalgar Corridor Development Vision ................................ 7
3.0 Milton Official Plan Commercial Structure .................................. 9
3.1 Official Plan Retail Commercial Structure ............................. 9
3.2 Central Business District ..................................................... 11
3.3 Commercial Areas ............................................................... 12
3.3.1 Major Commercial Centre ............................................. 13
3.3.2 Secondary Mixed Use Node ......................................... 14
3.3.3 Local Commercial ......................................................... 15
3.4 Other Retail and Service Use Permissions ......................... 16
3.5 Major Transit Station Area .................................................. 17
4.0 Retail Commercial Context ......................................................... 19
4.1 Retail Commercial Context of Milton .................................. 19
4.2 Planned and Proposed Retail Commercial Space .............. 29
5.0 Retail Commercial Market Assessment ..................................... 33
5.1 Customer Origin and Market Draw ...................................... 33
5.2 Retail Commercial Market Opportunity Assessment ........... 35
5.3 Retail Commercial Trends ................................................... 39
5.4 Retail Commercial Space Allocation and Structure ............. 41
5.5 Retail Commercial Location Criteria .................................... 43
Appendix A – Retail Commercial Inventory and Development Applications
Appendix B – Customer Origin Surveys
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1.0 Introduction
1.1 Background
The Agerton Secondary Plan and the Trafalgar Secondary Plan area
(together the “Trafalgar Corridor”) is located in the south and eastern portion
of the Town of Milton.
With the approval of Regional Official Plan Amendment #38 (“ROPA #38”),
urban expansion area lands were added to the Town of Milton to
accommodate population and employment growth targets to 2031. The
Trafalgar Corridor lands are located within the urban expansion area and
the Trafalgar Corridor will help accommodate some of the Town’s growth
targets through to 2031.
ROPA #38 and the Town of Milton Official Plan Amendment No. 31 (“OPA
31”) identify population and employment targets in Milton of 238,000 people
and 114,000 jobs in 2031. Based on preliminary growth scenarios, the
Trafalgar Corridor is forecast to achieve a population of 32,000 residents
and 18,000-19,000 jobs in 2031.
The Halton Region Official Plan and Town of Milton Official Plan direct that
Secondary Plans are intended to provide for complete, healthy, and
sustainable communities. Through Secondary Plans, a land use structure,
road network, transit and servicing networks, housing unit mix, open space
system, and major community facility requirements are to be established.
This study provides a retail commercial market assessment and
identifies the amount and type of retail and service commercial space
appropriate to serve the future population of the Agerton Secondary
Plan and the Trafalgar Secondary Plan (together the “Trafalgar
Corridor”).
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Secondary Plans are intended to establish a detailed planning framework
and development concept for infrastructure and land use.
1.2 Study Purpose
This study is one of several technical studies intended to provide the
necessary background information and input for the formulation of the
Agerton Secondary Plan and Trafalgar Secondary Plan.
This study provides a retail commercial market assessment including the
total amount, type, role and function of retail commercial space to properly
serve population of the Trafalgar Corridor to 2031.
Recommendations are provided to determine an appropriate distribution of
space within a retail commercial structure or hierarchy. The
recommendations account for the development vision and guiding
principles of the Trafalgar Corridor.
The market analysis provides input to and was carried out for planning
purposes. The market analysis is focused on retail commercial space and
uses that typically characterize and occupy lands that permit retail
commercial uses.
1.3 Study Approach
The retail commercial market assessment carried out and summarized in
this report includes the following.
An assessment of the Trafalgar Corridor location, access, local and
surrounding context;
Review of the existing and planned local and regional transportation
network;
Review of the Trafalgar Corridor development vision and guiding
principles;
Assessment of the retail commercial context and supply of retail
commercial space within Milton’s commercial structure;
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Assessment of shopping patterns and retail trends;
Forecast of market support and opportunity for an amount and type
of retail and service commercial space appropriate to serve the
population of the Trafalgar Corridor; and,
Review of location criteria for various types of retail commercial
space as input to the secondary plan land use structure.
Based on this market assessment, findings and conclusions are provided
regarding the retail commercial component appropriate for the Trafalgar
Corridor.
This report incorporates standard and accepted methodologies for
conducting retail market opportunity studies for planning purposes. The
report methodology, findings, and conclusions incorporate and are based
on various assumptions and forecasts. The existing and future market and
economic conditions, population and projections, and growth forecasts
provided in this report are based on available data, best estimates, and
forecasts.
Future market and economic conditions, however, are subject to a certain
degree of uncertainty and variation. Therefore, the analysis, findings, and
conclusions presented in this report should be considered with reference to
future market and economic conditions and evolving circumstances. If
significant market and/or economic changes occur which influence the basic
assumptions and analysis provided in this report, then if necessary the
analysis, findings, and conclusions should be revisited.
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2.0 Trafalgar Corridor Location and Development Vision
2.1 Location and Context
The Trafalgar Corridor is located in the south and eastern area of the
Town of Milton, south of Highway 401 and east of the existing built-up
urban area of Milton.
As illustrated on Figure 2.1 on the following page, the Agerton Secondary
Plan encompasses lands south of Highway 401, west of Eight Line, north of
Derry Road, and east a natural heritage system. The Trafalgar Secondary
Plan encompasses lands south of Derry Road, generally west of Eight Line,
to the north of Lower Base Line, and east the natural heritage system.
The Trafalgar Corridor is located within the urban expansion area of the
Town of Milton.
To the west of the Trafalgar Corridor is a Natural Heritage System
and further west is a designated Business Park and Industrial area,
and the existing built-up urban area of Milton including residential
areas and a range of retail commercial uses. A large commercial
node of non-enclosed shopping centres and free-standing stores is
located on the north and south sides of Highway 401 at James Snow
Parkway.
To the north of the Trafalgar Corridor is Highway 401 and the Town
of Halton Hills. The Toronto Premium Outlets shopping centre is
located just north of the Trafalgar Corridor, at the northeast quadrant
of Highway 401 and Trafalgar Road in Halton Hills.
This section includes a description of the Trafalgar Corridor
location and surrounding context. A review of the development
vision for the Trafalgar Corridor is also provided.
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To the east is Agricultural lands and further east is Highway 407 and
the City of Mississauga. A non-enclosed shopping centre is located
just east of Highway 407 at Winston Churchill Blvd. and Highway
401 in Mississauga.
To the south is a Natural Heritage System and further south is
Highway 407 and the Town of Oakville.
Figure 2.1: Trafalgar Corridor Location and Surrounding Context
Source: Malone Given Parsons Ltd.
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Access to and within the Trafalgar Corridor is provided by highway, arterial,
and local roads. Regional access to the Trafalgar Corridor is provided by
Highway 401 to the north and Highway 407 to the east and south.
Trafalgar Road is a main north-south arterial road within the Trafalgar
Corridor connecting to Highway 401 and Halton Hills in the north and
Highway 407 and the Town of Oakville to the south.
The transportation plan is envisioned to provide an integrated network of
walking, cycling, transit routes, and streets that are safe and efficient.
(Milton Transportation Master Plan).
2.2 Trafalgar Corridor Development Vision
The Trafalgar Corridor is envisioned to be a complete, healthy, and
sustainable community which is transit-supportive and well
integrated.
The Halton Region Official Plan and Town of Milton Official Plan direct that
Secondary Plans are intended to provide for complete, healthy, and
sustainable communities. Secondary Plans are required to establish a land
use structure, road network, transit and servicing networks, housing unit
mix, open space system, and major community facility requirements.
Section 77(5) e) of the Halton Region Official Plan directs that major growth
areas are to provide (among other policies):
land use patterns that promote mixed-use, compact, transit supportive,
walkable communities, including the locations of local facilities for
social, cultural, recreational, educational and religious purposes,
The Agerton Secondary Plan is envisioned to provide for employment,
office, mixed use office, and the Major Transit Station Area (“MTSA”). The
lands are identified as an “Employment Area” within the Region of Halton
Official Plan. The Trafalgar Secondary Plan is envisioned to be a community
area accommodating a mix of housing, community facilities, and services.
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The Trafalgar Corridor is anticipated to accommodate a population of
approximately 32,000 residents and 18,000-19,000 jobs by 2031.1
The Trafalgar Corridor is envisioned to be developed as a mixed use, high
density corridor which supports the extension of higher order transit. A
higher order transit station has been identified along the CP Rail line in the
vicinity of Trafalgar Road. The MTSA is envisioned to accommodate higher
density development and taller built form.
The vision for the Trafalgar Corridor is to provide a fully integrated, transit-
supportive, mixed-use development in the form of a complete employment
community and innovation district. It is also envisioned to provide a full
range and mix of land uses, including higher density forms of residential
housing and significant opportunities for population-related employment
(particularly in mixed-use formats).
The form of the retail commercial development within the Trafalgar Corridor
is envisioned to be within the context of a transit supportive community,
including “main street”, neighbourhood centres, and a mixed-use
employment centre surrounding the future MTSA.
1 Population and employment numbers provided by Malone Given Parsons Ltd.
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3.0 Milton Official Plan Retail Commercial Structure
3.1 Official Plan Retail Commercial Structure
In June 2010, the Town of Milton Council adopted its updated Official Plan
through Official Plan Amendment 31 (“OPA 31”). OPA 31 brings the Official
Plan into conformity with the Province's Growth Plan for the Greater Golden
Horseshoe and Halton Region's Sustainable Halton Plan (Regional Official
Plan Amendment 38 “ROPA 38”). In June 18, 2018, the Town Staff Report
PD-029-18 recommended that Council support Halton Region’s
modifications to OPA 31 and requested the Region issue its Notice of
Decision for OPA 31 as modified by the Region (the “Milton OP (Region
modified)” or the “Milton OP”).
The Milton OP (Region modified) sets out the Town’s vision for the
community based on long-term goals and objectives. The Milton OP
identifies the Town’s Urban Structure (Schedule ‘10’) and the Town’s Urban
Area Land Use Plan (Schedule ‘3’). The Town’s retail commercial structure
is established by land use designations which permit a range of retail and
service commercial uses. The Milton OP directs that retail and service
commercial uses are permitted within the following designations.
Central Business District (“CBD”);
Commercial Area;
Major Commercial Centre;
Secondary Mixed Use Node; and,
Local Commercial.
The following provides a review of the Town of Milton Official Plan
retail commercial structure and land use designations that permit
retail and service commercial uses.
The existing structure is accounted for in the retail commercial
market assessment of the Trafalgar Corridor.
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A limited amount of retail and service commercial space is also permitted
within:
Residential Areas;
Employment Areas; and,
Institutional Areas.
Land use designations are identified on Schedule ‘3’ of the Milton OP
(Region modified) which is reproduced on Figure 3.1 below.
Figure 3.1: Town of Milton Urban Area Land Use Plan, Milton OP (Region modified) Schedule ‘3’
Source: Milton OP (Region modified) Schedule ‘3’, May 2018
Note: Based on Schedule 14 of the Milton OP (Region modified) and the Town Council adopted OPA 31, the Secondary Mixed Use Node at Louis St. Laurent Avenue and Bronte Street is centred on Bronte Street.
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3.2 Central Business District
The CBD includes the Urban Growth Centre and the Downtown
Supportive Area among other areas. The Milton OP (Region modified)
directs that the CBD is the nucleus of the urban area and functions as
the civic and commercial core of the Town.
Schedule 31 of the Milton OP illustrates the composition of the CBD
including: the Urban Growth Centre Mixed Use Sub-Area, Major Transit
Station and Area Downtown Supportive Area, Institutional Sub-Area, as well
as Civil, Park, Residential, among other areas as illustrated below.
Figure 3.2: Milton OP (Region modified) Schedule ‘31’ Central Business District Land Use Plan
Source: Milton OP (Region modified) Schedule ‘31’, May 2018
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Section 2.1.3.2 of the Milton OP directs that the CBD is the nucleus of the
urban area as follows.
The Central Business District, containing the historic downtown and
the Urban Growth Centre is the nucleus of the urban area and
functions as the civic and commercial core of the Town. The historic
downtown plays an important role in defining the community identity
and is intended to be preserved, protected and enhanced over the life
of this Plan.
Central Business District (“CBD”) is a mixed use, multi-functional
area.
Section 3.5.1.2 of the Milton OP directs that the CBD is the primary multi-
functional centre of the Town providing a broad range of commercial, civic,
and cultural services at a Town-wide scale.
The Urban Growth Centre is planned to accommodate higher density mixed
use development and residential intensification including major office, retail
and major institutional development.
Section 3.5.2.1 informs that the CBD designation permits a range of uses
including:
…a variety of commercial, institutional and office uses, and community
facilities, including a diversified mixture of basic shopping facilities,
specialty retail, business and professional offices, personal service
uses, assisted, affordable and special needs housing and religious,
recreational, entertainment and cultural facilities…”
3.3 Commercial Areas
Commercial Area designations accommodate retail and service
commercial uses at various scales within the Town’s retail hierarchy
to meet the needs of residents, employees, and businesses.
Section 3.4.1 of the Milton OP informs that Commercial Area designations
accommodate concentrations of retail and service commercial uses at
various scales within the Town’s retail hierarchy.
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Section 3.4.1 directs that:
The Commercial Area designation identifies locations intended to
accommodate concentrations of retail and service commercial uses at
various scales in accordance with their planned function established
through the Town’s retail hierarchy, to meet the needs of residents,
employees and businesses.
Section 3.4.1.1 a) identifies that an objective of the Official Plan is to:
…encourage commercial development that will provide a full range of
goods and services, at appropriate locations, to meet the needs of the
Town’s residents, employees and businesses.
Commercial Area designations include: Major Commercial Centre,
Secondary Mixed Use Node, and Local Commercial as summarized below.
3.3.1 Major Commercial Centre
Lands on the north and south side of Highway 401 at James Snow
Parkway are designed Major Commercial Centre. The Major
Commercial Centre designation accommodates major concentrations
of regional serving commercial facilities.
The Major Commercial Centre designation applies to lands on the north and
south sides of Highway 401 at James Snow Parkway. Section 3.4.2.1 of the
Milton OP directs that the Major Commercial Centre designation is intended
to:
…accommodate a major concentration of commercial facilities serving
the broader regional community.
Section 3.4.2.2 b) directs that the Major Commercial Centre designation is
intended to provide for:
…a diverse range of regional or sub-regional commercial
development, including retail stores and complementary community
facilities, service commercial and commercial recreational uses
serving all or a major part of the Town;
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The Major Commercial Centre designation is intended to continue to be a
main focus of retail activity in the Town. Section 3.4.2.6 directs that:
It is the intent of this Plan that the lands within the Major Commercial
Centre designation continue to be a main focus of retail activity in the
Town. As the Town continues to grow, it is expected that there will be
pressure to develop new retail and service uses and expand and
intensify existing retail and service uses within this designation.
3.3.2 Secondary Mixed Use Node
There are three designated Secondary Mixed Use Nodes in Milton.
Secondary Mixed Use Node designations provide for higher order
mixed use commercial areas which form focal points for surrounding
residential neighbourhoods with pedestrian and transit-supportive
development.
The Secondary Mixed Use Node designation applies to three locations in
Milton including: (i) Ontario Street and Derry Road, (ii) Louis Saint Laurent
Avenue and Bronte Street South, and (iii) Louis Saint Laurent Avenue and
Thompson Road South.
Section 3.6.1.1 of the Milton OP directs that Secondary Mixed Use Node
designations provide for:
…higher order commercial nodes which will form focal points for
surrounding residential neighbourhoods with pedestrian and transit-
supportive development.
Section 3.6.2.1 informs that size of Secondary Mixed Use Nodes generally
range from 9,300-13,935 sq.m. (approximately 100,000-150,000 sq.ft.) of
commercial space. The nodes may also include office employment uses, a
full range of medium II and high density residential development, and civic,
recreational, cultural, entertainment and institutional uses, including
secondary schools and parks.
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Notwithstanding policy 3.6.2.1;
up to 16,725 sq.m. (180,000 sq.ft.) of commercial flor space is
permitted in the Highway 25 and Derry Road Secondary Mixed Use
Node; and,
up to 14,864 sq.m. (160,000 sq.ft.) of commercial floor space is
permitted within the Thompson Road and Louis St. Laurent Avenue
and Bronte Street and Louis St. Laurent Avenue Nodes.
3.3.3 Local Commercial
Local Commercial designations provide for a range of retail and
service commercial uses primarily to serve local convenience needs
of the adjacent neighbourhoods.
Section 3.4.4.1 of the Milton OP directs that the Local Commercial
designation is intended to:
…provide for a range of retail and service commercial uses primarily
to service local convenience needs of the adjacent neighbourhoods.
Local commercial areas are typically located at intersections of
collector roads or at the intersection of a collector road with an arterial
road with accessibility to the neighbourhood.
Section 3.2.3.6 b) directs that local commercial uses are intended to be focal
points of community activity and provide or contribute to a “sense of place”
at the neighbourhood or sub-neighbourhood level.
Local commercial uses are permitted within Residential Area designations
provided various criteria are satisfied.
Permitted locations include sites adjacent to or with direct access to a
regional, arterial, or collector road with safe pedestrian access.
Section 3.2.3.7 c) informs that local commercial uses shall consist of one or
more commercial uses up to 930 sqm. (10,000 sq.ft.). Various site specific
exceptions permit larger maximum up to 4,645 sq.m. (50,000 sq.ft.).
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3.4 Other Retail and Service Use Permissions
Accessory retail and service uses are permitted within
Residential/Office, Employment, and Institutional Areas.
With respect to accessory and limited service commercial use permissions,
the following policies apply.
Section 3.3.1.1 directs that permitted uses within Residential/Office
Areas include accessory Local Commercial Uses within the high rise
residential or office buildings.
Section 3.7.3 directs that limited service commercial uses, associated
retail functions and ancillary facilities may be permitted within Office
Employment Area designations.
Section 3.7.6.2 informs that Business Commercial Area permits
service commercial uses, associated retail functions and ancillary
facilities directly related to industry. Section 3.7.6.8 informs that
convenience retail uses shall not exceed 930 sq.m. (10,000 sq.ft.) in
floor area.
Business Park Area designations permit accessory service and retail
uses (among others) directly related to the industrial use and located
within the industrial building. Restaurants are permitted within a light
industrial or office building (Section 3.8.2.2 a) and c)).
Industrial Area designations permit accessory service and retail uses
(Section 3.9.2.1).
Institutional Area designations permit accessory service and retail
uses (Section 3.10.2.2).
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3.5 Major Transit Station Area
ROPA 38 identifies a Major Transit Station Area in the vicinity of
Trafalgar Road and Derry Road. Higher density development is
envisioned for the area. Major Transit Station Areas are intended to
achieve a mix of residential, office, institutional, and commercial
development, where appropriate.
Regional Official Plan Amendment 38 (“ROPA 38”) identifies a proposed
Major Transit Station Area generally in the vicinity of the intersection of
Trafalgar Road and Derry Road.
The vision for the area is to accommodate higher density development
which contributes positively to the overall urban structure. Major Transit
Station Areas are intended to achieve a mix of residential, office,
institutional, and commercial development, where appropriate (Part III, 78,
11b).
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4.0 Retail Commercial Context
4.1 Retail Commercial Context of Milton
A measured inventory of the existing supply of retail and service commercial
space was carried out in the Town of Milton in July-August 2018 by The
Dalvay Group under the direction of Ward Land Economics Inc. The
inventory includes the urban and rural areas of the Town of Milton grouped
into retail commercial nodes1. A review of larger sized shopping centres in
the surrounding market area that might influence the Trafalgar Corridor was
also carried out.
Milton has over 3.8 million square feet of existing retail and service commercial space.
There is over 3.8 million square feet of retail and service commercial space
in Milton. The space is grouped within various retail commercial nodes and
areas as illustrated on the following map and summarized on the following
table. Additional summary inventory tables are provided in Appendix A.
1 The commercial nodes are the same as those identified in the Tate Economic Research Inc. report titled “Commercial / Retail Land Needs Study, Town of Milton” dated September 2014.
The following provides a review of the existing supply of retail and
service commercial space and the commercial structure or
hierarchy of Milton. A review of proposed retail developments is
also provided.
The existing supply of space provides input to the assessment of
market support and opportunity for retail and service commercial
space which is appropriate to serve the future residents of the
Trafalgar Corridor.
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Figure 4.1: Town of Milton Retail Commercial Context and Structure
Base map sourced from the Milton OP (Region modified) May 2018.
Overlay information provided by Ward Land Economics Inc.
Note: Based on Schedule 14 of the Milton OP (Region modified) and the Town Council adopted OPA 31, the Secondary Mixed Use Node at Louis St. Laurent Avenue and Bronte Street, is centred on Bronte Street.
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Table 4.1: Town of Milton Retail and Service Commercial Space (in sq.ft.)
Source: The Dalvay Group inventory carried out under the direction of Ward Land Economics Inc. July – August 2018
Milton’s retail and service commercial space is grouped within various
nodes and areas ranging in size and function from local,
neighbourhood, regional, and mixed use areas reflective of the Official
Plan retail structure and hierarchy.
Milton’s shopping centres and retail commercial areas range from small
scale convenience plazas, to neighbourhood centres, large scale regional
serving shopping centres, and mixed use areas including the Central
Business District.
These areas compose the Town’s retail commercial structure reflective of
the Official Plan retail commercial structure as described in Section 3.
Milton
Crossroads
& RioCan
Centre
Steeles
Ave. &
Martin St.
Bronte St.,
Just North
of Derry to
Heslop Rd.
Derry
Heights
Plaza Area
Derry Rd.
& Scott
Blvd.
Derry Rd.
& Ontario
St.
Other
Derry Rd.
Kennedy
Circle
Milton
Market
Place
Other
Urban
Milton
Rural
Milton
Node 1 2 3 4 5 6 7 8 9 10 11 12
Supermarket and Grocery 150,000 38,000 0 10,000 0 30,000 45,000 0 53,800 59,300 0 0 386,100
Convenience and Specialty 35,600 0 14,100 6,300 0 0 13,400 6,600 0 0 12,900 14,400 103,300
Total Food Store Space 185,600 38,000 14,100 16,300 0 30,000 58,400 6,600 53,800 59,300 12,900 14,400 489,400
Department Stores 0 180,000 0 0 0 0 0 0 0 0 0 0 180,000
Other General Merchandise 26,300 115,100 33,300 0 0 0 0 0 3,900 0 0 1,000 179,600
Clothing, Shoes, etc. 72,700 72,600 0 0 0 0 0 11,200 0 1,500 0 0 158,000
Furniture, Furnishings, etc. 61,200 69,100 16,300 0 0 0 3,300 4,800 0 0 7,000 5,000 166,700
Pharmacies, Personal Care 48,500 15,300 0 8,700 23,300 12,400 4,000 6,100 18,700 900 1,700 2,400 142,000
Building and Outdoor Home 160,200 90,000 26,000 10,000 0 0 0 2,800 3,200 0 0 60,500 352,700
Miscellaneous Retailers 81,700 116,000 21,100 3,200 0 0 3,500 1,600 3,000 3,000 6,500 8,300 247,900
Total Non‐Food Store Space 450,600 658,100 96,700 21,900 23,300 12,400 10,800 26,500 28,800 5,400 15,200 77,200 1,426,900
Liquor, Beer and Wine 23,000 5,800 0 0 0 0 0 0 0 18,600 0 0 47,400
Food Services 128,200 51,600 66,500 7,200 10,200 5,000 30,500 10,000 7,000 3,500 26,400 16,800 362,900
Personal Services 53,200 8,000 2,000 9,900 1,900 0 5,200 23,400 3,100 2,200 2,100 2,100 113,100
Financial and Real Estate 62,000 24,900 7,800 21,100 14,500 9,000 3,700 13,500 5,100 15,300 3,000 6,700 186,600
Medical, Dental, Health, Legal 79,400 10,100 10,300 65,900 13,500 3,000 15,400 12,800 5,400 3,600 6,700 1,200 227,300
Other Services and Other 300,500 113,700 139,800 105,100 51,500 5,700 26,700 10,600 7,900 0 58,700 9,300 829,500
Total Services and Other 646,300 214,100 226,400 209,200 91,600 22,700 81,500 70,300 28,500 43,200 96,900 36,100 1,766,800
Total Occupied Space 1,282,500 910,200 337,200 247,400 114,900 65,100 150,700 103,400 111,100 107,900 125,000 127,700 3,683,100
Total Vacant Space 56,900 12,800 4,600 2,400 6,600 0 18,500 1,600 5,100 0 4,300 14,200 127,000
Total Measured Space 1,339,400 923,000 341,800 249,800 121,500 65,100 169,200 105,000 116,200 107,900 129,300 141,900 3,810,100
Central
Business
District
Total
Milton
Other Milton
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The largest concentration of retail and service commercial space, over
a third of the Town’s space, is located within the CBD, followed by the
Milton Crossroads/RioCan Centre node.
Over a third (35%) of Milton’s retail and service commercial is located within
the CBD, followed by the regional serving Milton Crossroads/RioCan Centre
node which accounts for almost a quarter (24%) of the Town’s retail and
service commercial space.
Retail space accounts for almost half of Milton’s retail and service commercial space, and service space accounts for approximately half.
Of the 3.8 million square feet of retail and service commercial space in
Milton:
Food stores (including supermarkets, grocery stores, convenience
and specialty food stores) account for almost 13% or 489,400 sq.ft.;
Non-food store space accounts for over a third (37% or over 1.4
million sq.ft.);
Service space accounts for almost half (46% or over 1.7 million
sq.ft.); and,
Vacancy is low at approximately 3.3% or 127,000 sq.ft.
Milton has one department store, eight supermarket/grocery stores, two large home improvement stores, and a range of other stores and services.
Walmart is the only department store in Milton. The Milton Mall in the
CBD had a Target department store which was retenanted by a
Lowe’s home improvement centre.
There are eight supermarkets/grocery stores in Milton including: a
Real Canadian Superstore, Longo’s, No-Frills, Food Basics, Metro,
Sobeys, and two independent grocery stores.
Milton has two large format home improvement stores; Lowe’s and
Home Depot.
Milton does not have a Costco warehouse membership club
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Node 1: Central Business District (“CBD”)
The CBD is a mixed use multi-functional area with over 1.3 million
square feet of retail and service commercial space. The space is
primarily grouped within the Downtown Supportive Area (including
Milton Mall) and the Urban Growth Centre Mixed Use Sub-Area.
The CBD as delineated on Schedule ‘3’ of OPA 31 (modified by Halton
Region), has over 1.3 million square feet of retail commercial space. Almost
half (47%) of the retail commercial space in the CBD is retail, almost half
(48%) is service, and approximately 4% is vacant. The CBD also has a
range of other uses including: civic, institutional, office, residential, and open
space areas.
Retail and service commercial space in the CBD is accommodated within
the Downtown Supportive Area (which includes the Milton Mall) and the
Urban Growth Centre Mixed Use Sub-Area.
Downtown Supportive Area
The Downtown Supportive Area which extends along Main Street from
generally Bronte Street to Ontario Street, has approximately 753,600
sq.ft. of retail and service commercial space. The area includes the Milton
Mall shopping centre, and the pedestrian oriented traditional downtown
area which has a range of independent businesses and stores,
boutiques, and services as well as strip plazas and professional offices.
Almost half (48%) the retail commercial space is retail, almost half (48%)
is service, and vacancy is low at approximately 4%.
Milton Mall
The approximately 294,000 sq.ft. Milton Mall is an enclosed
shopping centre located within the Downtown Supportive Area. The
mall is anchored by a Lowe’s Home Improvement Centre (former
Target space) and has a range or national chain stores, restaurants,
and services. Most (73%) of the mall is retail, a fifth (20%) is service,
and 6.7% is vacant.
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Urban Growth Centre Mixed Use Sub-Area
The Urban Growth Centre Mixed Use Sub-Area includes lands generally
east of Ontario Street within the CBD. The area has approximately
585,800 sq.ft. of retail and service commercial space including the non-
enclosed Milton Common shopping centre anchored by a Real Canadian
Superstore supermarket. Almost half (47%) of space in the area is retail,
almost half (49%) is service, and approximately 4% is vacant.
Node 2: The Milton Crossroads/RioCan Centre node accommodates a
major concentration, 923,000 sq.ft., of regional serving space within
the designated Major Commercial Centre. The non-enclosed shopping
centres are anchored by Walmart, Canadian Tire, Home Depot, and
Longo’s among other large format tenants.
The Milton Crossroads/RioCan Centre node is a designated Major
Commercial Centre on Schedule ‘3’ of OPA 31. The node accommodates a
major concentration of retail commercial space, approximately 923,000
sq.ft. of which approximately three-quarters (75%) is retail, approximately a
quarter (23%) is service, and vacancy is low at 1.4%.
The Milton Crossroads (SmartCentre/First Gulf) shopping centre is located
in the northwest quadrant of Highway 401 and James Snow Parkway. The
shopping centre is anchored by a Walmart Supercentre and Canadian Tire.
The RioCan Centre shopping centre is located at the southeast quadrant of
Thompson Road and Highway 401. The centre is anchored by Home Depot,
Longo’s, LA Fitness, and Cineplex.
Node 3: The Steeles Avenue and Martin Street node is primarily
composed of Employment lands. Most of the space is service and
auto oriented.
Node 3 is primarily designated Business Commercial Area and Business
Park Area on Schedule 3 of OPA 31. The node has over 340,000 sq.ft. of
retail and service commercial space including a number of strip plazas, fast
food restaurants, car dealerships, and automotive uses. Approximately two-
thirds (66%) of the retail commercial space is composed of services
including car dealership, almost a third (32%) is retail, and 1.3% is vacant.
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Node 4: The Bronte Street South node is a designated Office
Employment Area. Most of the space is office and service.
Lands within the node are designated Office Employment Area on Schedule
3 of OPA 31. The node extends along Bronte Street South from Vanier Drive
(just north of Derry Road) to Heslop Road. There is approximately 250,000
sq.ft. of retail and service commercial space in the node of which most, 84%
is service, 15% is retail, and 1% is vacant. The node includes various health
services and several professional offices as well as a smaller plaza
anchored by La Rose grocery store.
Node 5: The Derry Heights Plaza Area node is primarily a designated
Office Employment Area. Most of the space is service including a local
serving plaza.
The 121,500 sq.ft. node includes the Derry Heights Plaza located on Office
Employment Area lands at the northwest quadrant of Bronte Street South
and Derry Road, and a small plaza located on Residential Area lands at the
southwest corner of Bronte Street South and Derry Road. Approximately
three-quarters (75%) of the node is service space, approximately a fifth
(19%) is retail, and approximately 5% is vacant. The Derry Heights Plaza
is anchored by a Shoppers Drug Mart and has various restaurants, services,
and office uses.
Node 6: The Derry Road and Scott Boulevard node is located on
Residential Area lands. The node includes a supermarket and a drug
store anchored plaza.
The 65,100 sq.ft. node includes shopping plazas located at the northwest
and southwest quadrants of Derry Road and Scott Boulevard. Lands within
the node are designated Residential Area in OPA 31 and Local Commercial
Area in the Sherwood Survey Secondary Plan. Almost two-thirds (65%) of
the node is retail and over a third (35%) is service. There is no vacant space
in the node. A free-standing No-Frills supermarket is located on the south
side of the node and a Rexall drug store anchored plaza is located on the
north side of the node.
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Node 7: The Secondary Mixed Use Node at Derry Road and Ontario
Street has two supermarket anchored plazas.
This node has approximately 169,200 sq.ft. of retail and service commercial
space. Land within the node is designated Secondary Mixed Use Node on
Schedule ‘3’ of OPA 31. The node includes the Food Basics anchored
plaza, and the Derry Centre which is anchored by Food Mart. Over a third
(40%) of the space is retail, almost half (48%) is service, and approximately
11% is vacant. In addition to the supermarkets, other tenants include a
pharmacy, restaurants, personal services, medical and professional offices.
Node 8: The Other Derry Road node includes Residential Office and
Residential Area lands. Most of the space is service located within
mixed use developments.
The 105,000 sq.ft. node includes Residential Office Area and Residential
Area lands along Derry Road generally east of Ontario Street. There are
various mixed-use developments with small to midsize specialty retail shops
and services at street level, with residential units above. Almost a third
(31%) is retail, over two-thirds (67%) is service, and 1.5% is vacant. Various
tenants include; a Pharma Save drug store, specialty women clothing
stores, personal services, restaurants, and medical and dental offices.
Node 9: The Kennedy Circle shopping centre is located within a
Secondary Mixed Use Node.
The 116,200 sq.ft. Kennedy Circle shopping centre is located at the
northeast quadrant of Thompson Road and Louis St. Laurent Avenue within
a designated Secondary Mixed Use Node. The shopping centre is anchored
by a Metro supermarket, Shoppers Drug Mart, and also has various
restaurants, and personal services. Almost three-quarters (71%) of the
centre is retail, a quarter (25%) is service, and approximately 4% is vacant.
Node 10: The Milton Market Place shopping centre is located within a
Secondary Mixed Use Node.
The 107,900 sq.ft. Milton Market Place is a new shopping centre located at
the northeast quadrant of Bronte Street South and Louis St. Laurent
Avenue. The land is designated Secondary Mixed Use Node shown on
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Schedule ‘3’ of the Town’s version of OPA 31. The Secondary Plan Section
C.8.3.2.7 informs that the secondary mixed use node at Bronte St. and
Louis St. Laurent Ave. is to provide community facilities for both the District
and the Town as a whole. The plaza is anchored by a Sobeys Extra
supermarket. Over half (60%) of the plaza is retail, and 40% service. There
are no vacancies.
Node 11: Other Urban Milton
There is approximately 129,300 sq.ft. of retail and service commercial space
located throughout other areas within the Milton Urban Boundary.
Approximately 22% is retail, most (75%) is service, and 3% is vacant. The
space includes convenience stores, restaurants, personal services,
medical/dental offices, etc.
Node 12: Rural Milton
There is approximately 141,900 sq.ft. of retail and service commercial space
located outside the Urban Area of Milton. Included in this area are the
villages of Campbellville and Brookville. Almost two-thirds (65%) of the
space is retail, approximately a quarter (25%) is service, and 10% is vacant.
The space includes convenience stores, garden centres, restaurants,
banks, personal services, etc.
Surrounding Areas
The Town of Halton Hills is located to the north of Milton. Georgetown has
the largest concentration of retail commercial space in Halton Hills. There
is one enclosed shopping centre in Georgetown; the 325,000 sq.ft.
Georgetown Market Place which is anchored by a Walmart.
Toronto Premium Outlets is located in Halton Hills, at the northeast
quadrant of Highway 401 and Trafalgar Road, just north of the Trafalgar
Corridor. The mall is a 360,000 sq.ft. non-enclosed designer fashion outlet
centre. Most, almost 90% of the space, is fashion oriented retail with very
little services and no vacant space. The mall is being expanded by
approximately 140,000 sq.ft. The mall draws customers from a super-
regional trade area including: Milton, Oakville, Mississauga, Brampton,
Toronto, Hamilton, etc.
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The City of Mississauga has a variety of shopping centres ranging from
regional, district, neighbourhood, and convenience to free standing stores
and strip plazas. Some of the larger shopping centres include the following.
SmartCentres Mississauga (Meadowvale) is located at the southwest
quadrant of Highway 401 and Winston Churchill Blvd. The non-
enclosed shopping centre is anchored by Walmart Supercentre,
Loblaw Superstore, and includes a range of category dominant
retailers. Home Depot is located on the east side of Winston Churchill
at Highway 401.
Meadowvale Town Centre, located at Winston Churchill and
Aquitanie Avenue, is anchored by Canadian Tire, Metro, and
GoodLife Fitness.
Erin Mills Town Centre, located to the east of Winston Churchill at
Erin Mills Parkway and Eglinton Avenue, is a fashion oriented
shopping centre anchored by a Walmart Supercentre and The Bay.
The mall was recently renovated and redeveloped.
Square One, located at Hurontario Street and Burnhamthorpe Road
south of Highway 403, is anchored by Walmart, The Bay, Simons,
Holt Renfrew, Whole Foods, and includes a range of stores and
services. New stores and restaurants have recently opened and are
planned to open in the expansion of the mall.
Heartland Town Centre, located at Britannia Road and Mavis Road,
is a non-enclosed shopping centre anchored by large format stores
including Costco, Loblaws, Walmart, Canadian Tire, Home Depot,
and a range of other stores and services.
There is a Costco warehouse membership club located on the north
side of Dundas Street, east of Highway 403 in Mississauga. There
are a range of stores and services along Dundas Street, including
those on the south side in the Town of Oakville.
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The Town of Oakville has a variety of shopping centres ranging from
enclosed and non-enclosed regional serving centres, to district and local
centres, free-standing stores and strip plazas. The larger shopping centres
in Oakville include the following.
The Uptown Core, located at Trafalgar Road and Highway 5/Dundas
Street, is a non-enclosed shopping area anchored by Walmart
Supercentre, Real Canadian Superstore, Canadian Tire, Longo’s
and a range of stores and services.
Oakville Place, located at the Queen Elizabeth Way and Trafalgar
Road, is an enclosed and fashion oriented shopping centre. The mall
is anchored by The Bay and a Pusateri’s supermarket.
Dorval Crossing East and West, located at the Queen Elizabeth Way
and Dorval Drive, is a non-enclosed centre with a Metro, Winners,
Michaels, and range of category dominant stores, restaurants, and
services. A Canadian Tire store is located adjacent to the east.
On the south side of Dundas Street, east of Highway 403 in Oakville,
is a Canadian Tire, Home Depot, and a range of other stores and
services.
The Town of Oakville does not have a Costco warehouse
membership club.
4.2 Planned and Proposed Retail Commercial Space
There are various proposed retail commercial developments in Milton
including supermarket anchored shopping centres.
The following provides a summary of the retail commercial development
applications in Milton. This information was provided by the Town of Milton
Planning Staff and is summarized in Appendix A, Table A-4.
There are various retail commercial development applications in Milton
ranging in size from small convenience facilities to supermarket anchored
shopping centres ranging in size up to approximately 85,000–105,000 sq.ft.
Retail commercial developments are proposed on sites located along Louis
St. Laurent Avenue, Derry Road, Britannia Road, and Main Street.
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The larger sized proposed retail commercial developments include the
following.
SE Louis St. Laurent and Thompson Road: A 105,000 sq.ft.
commercial plaza anchored by a 47,000 sq.ft. supermarket. Other
proposed uses include retail, banks, and restaurants.
NW Bronte Street and Derry Road: A 90,000 sq.ft. development
within the existing plaza, including a fitness centre, daycare, and
restaurant.
SW Louis St. Laurent Avenue and Thompson Road: An 85,000 sq.ft.
shopping centre including a 31,000 sq.ft. supermarket, restaurants,
banks, and day care.
NW Bronte and Louis St. Laurent Avenue: A 70,000 sq.ft.
supermarket (Loblaws) was site plan approved in 2011 although
development timing is unknown. A six storey mixed use development
is proposed on adjacent lands.
SW Bronte and Louis St. Laurent Avenue: Official Plan and Zoning
By-Law amendment applications are anticipated to permit additional
retail commercial space. The exact amount of space and application
timing in unknown.
The Britannia Secondary Plan area, located to the west of the Trafalgar
Corridor and generally south of Louis St. Laurent Avenue, is expected to
have a range of retail commercial uses to serve the residents of that
Secondary Plan. Population of the Secondary Plan is estimated at
approximately 48,000 people.
Reference was also made to the Town’s Commercial / Retail Land Needs
Study with respect to other undeveloped designated commercial lands.
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Retail commercial space is planned but not yet built along the western area
of the City of Mississauga and the northern area of the Town of Oakville.
The Ninth Line Neighbourhood area in Mississauga encompasses an
area from Highway 401 to the north, Ninth Line to the east, the
Highway 407/Ninth Line crossover to the south, and Highway 407 to
the west. The area is planned to be developed as a sustainable and
transit supportive community. Mixed use and small format retail
areas are contemplated.
Lands to the north of Highway 5 and along Trafalgar Road in the
Town of Oakville are located within the North Oakville East
Secondary Plan and the North Oakville West Secondary Plan areas.
Lands on the north side of Highway 5 and along Trafalgar Road in
north Oakville are planned to accommodate retail commercial space
within mixed use areas.
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5.0 Retail Commercial Market Assessment
The following provides a market assessment including the amount and type
of retail commercial space which is appropriate to serve the Trafalgar
Corridor.
The market demand and opportunity assessment accounts for the location
of and access to the Trafalgar Corridor, the supply of retail commercial
space in Milton and the surrounding market area, the forecast population
within the Trafalgar Corridor, as well as opportunities to serve residents and
employees of the surrounding areas.
5.1 Customer Origin and Market Draw
The customer origin surveys illustrate the various functions of
shopping centres and retail commercial areas reflecting the retail
hierarchy provided by the Town’s Official Plan.
As input to the assessment of shopping patterns and market draw, customer
origin licence plate surveys were carried out in June 2018 at various retail
commercial locations in Milton as well as the Premium Outlets in Halton
Hills. The following provides a summary of the results and details are set
out in Appendix B.
Figure 5.1 on the following page provides a summary of the customer origin
survey results by radius distance band from each of the surveyed locations.
This section provides an assessment of market support and opportunity for retail and service commercial space which is appropriate to serve the future residents of the Trafalgar Corridor.
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Figure 5.1: Summary of Customer Origin Surveys by Radius Distance
Customer origin surveys carried out by MGP under the direction of WLE in June 2018.
The customer origin surveys illustrate that the supermarket anchored
shopping centres, Kennedy Circle Shopping Centre (Metro) and the Milton
Marketplace (Sobeys), and the Milton Mall in the CBD, primarily serve
residents within a 5km market area of which over a third to over 40% of
customers originate from within 2km of the shopping centres. Over half to
almost two-thirds of customers of the shopping centres originate from within
a 5km market area, and the balance of customers originate from beyond
5km. The surveys illustrate that the shopping centres function as focal
points for the surrounding residential areas.
The Other CBD Area draws approximately half of its customers from within
5km and half from beyond 10km. The large draw reflects the mixed use
area and function of the CBD as a civic and commercial core of the Town.
The surveys illustrate that the major concentration of retail commercial
space within the Milton Crossroads and RioCan Centre node, draw
customers from and serve a large regional area. The Major Commercial
0.0% 20.0% 40.0% 60.0% 80.0% 100.0%
Toronto Premium Outlets
RioCan Centre (S. of Hwy. 401)
Milton Crossroads (N. of Hwy. 401)
Other CBD Area
Milton Mall (CBD)
Milton Marketplace (Sobeys)
Kennedy Circle S.C. (Metro)
2.5km 5km 10km >10km
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Centre area draws approximately 60% of customers from within a 10km
market area and approximately 40% from beyond 10km.
The Toronto Premium Outlets has a super-regional market draw with over
82% of customers originating from beyond 10km of the centre.
The existing shopping patterns are accounted for in the following market
assessment and forecast of the amount and type of retail commercial space
appropriate to serve the population of the Trafalgar Corridor.
5.2 Retail Commercial Market Opportunity Assessment
Based on the market analysis, there is market support and opportunity for approximately 900,000-1,300,000 square feet of retail and service commercial space to serve the Trafalgar Corridor.
In addition to the location context and the supply of retail commercial space
in the market area, the planned population of Trafalgar Corridor is also a
key determinant that drives demand and opportunity for retail commercial
space.
Table 5.1 on the following page provides a forecast of market support and
opportunity for retail and service commercial space in the Trafalgar Corridor.
The amount of retail and service commercial space opportunity forecast for
the Trafalgar Corridor is based on a target population of 32,000 residents
and recognizes potential employment population of 18,000-19,000.
The market forecast includes various retail and service commercial
categories including; food store space, non-food store space, personal
services, restaurants, banks/financial, and all other retail commercial space.
Based on Statistics Canada data, e-commerce sales account for
approximately 3% of total retail trade spending in Canada. Certain
categories have higher proportions of internet shopping while others remain
low, particularly services. The amount of internet shopping in future years is
yet to be determined.
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Table 5.1 provides a forecast of retail and service commercial space
opportunity for the Trafalgar Corridor based on a square foot per capita
range. The range provides some flexibility for planning purposes and
accounts for market variations including internet shopping1.
Table 5.1: Retail and Service Commercial Space Opportunity in the Trafalgar
Corridor
1) Inflow includes non-local employees.
1 Includes “click and collect”
Food Store
Supermarket and Grocery 3.0 ‐ 4.0 @ 85.0% @ 20.0% 102,000 ‐ 136,000
Specialty Food 1.5 ‐ 2.0 @ 70.0% @ 20.0% 42,000 ‐ 56,000
Total Food Store (rounded) 4.5 ‐ 6.0 140,000 ‐ 190,000
Non‐Food Store
General Merchandise 3.0 ‐ 4.5 @ 66.0% @ 33.0% 95,000 ‐ 142,000
Health and Personal Care Stores 1.0 ‐ 1.5 @ 85.0% @ 25.0% 36,000 ‐ 54,000
Home Improvement Related 1.5 ‐ 2.5 @ 35.0% @ 25.0% 22,000 ‐ 37,000
Other Non‐Food Store Space 10.0 ‐ 15.0 @ 50.0% @ 25.0% 213,000 ‐ 320,000
Total Non‐Food Store (rounded) 15.5 ‐ 23.5 360,000 ‐ 550,000
Total Retail (rounded) 20.0 ‐ 29.5 500,000 ‐ 740,000
Other Commercial and Services
Beer, Liquor and Wine 0.5 ‐ 1.0 @ 85.0% @ 25.0% 18,000 ‐ 36,000
Restaurant and Fast Food 3.5 ‐ 4.0 @ 50.0% @ 25.0% 75,000 ‐ 85,000
Personal Services 2.0 ‐ 2.5 @ 85.0% @ 25.0% 73,000 ‐ 91,000
Financial, Professional Services 1.0 ‐ 2.5 @ 75.0% @ 25.0% 32,000 ‐ 80,000
Medical Services 1.5 ‐ 3.0 @ 75.0% @ 25.0% 48,000 ‐ 96,000
Other Service and Office 6.5 ‐ 7.5 @ 66.0% @ 25.0% 183,000 ‐ 211,000
Total Services and Other (rounded) 15.0 ‐ 20.5 400,000 ‐ 600,000
Total Estimated Retail and Service Commercial
Opportunity (in sq.ft. rounded)35.0 ‐ 50.0 900,000 ‐ 1,300,000
Trafalgar Corridor Residential Population 32,000
Square Foot Per Capita
Retail Commercial Space
Target
Capture
Estimate of
Inflow
Estimate of Retail
Commercial Space
Opportunity
(in sq.ft. GLA)
Population
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The retail commercial space forecast is based on a standard and accepted
square foot per capita methodology which accounts for outflow and inflow
trade in order to forecast retail commercial space which is appropriate to
serve the planned population of the Trafalgar Corridor.
Considering the market location and context, and the amount of retail
commercial space in the market area, outflow spending from residents of
the Trafalgar Corridor is expected to occur. As well, considering the context
within the Milton market area, there are also opportunities to serve
employees of the Trafalgar Corridor as well as residents and employees of
the surrounding areas.
The analysis illustrates the market opportunity available to the Trafalgar
Corridor accounting for the existing supply and planned additions of retail
commercial space in Milton and the surrounding market area including
Halton Hills, Mississauga, and Oakville as discussed in Section 4.
As illustrated on the market forecast table, the total amount of retail and
service commercial space support generated by residents of the Trafalgar
Corridor is partially available to support retail and service commercial
facilities in the Trafalgar Corridor and partially directed to facilities
elsewhere.
The portion or “market capture” is primarily a function of consumer shopping
patterns for various types of goods and services, transit, transportation and
access routes, and the size and nature of existing and future alternative
shopping facilities near and influencing the Trafalgar Corridor.
Market support is also derived from people who live elsewhere but will shop
at facilities in the Trafalgar Corridor such as non-local employees,
neighbouring residents, travellers, and pass-by traffic. This source of trade,
called “inflow,” is added to the Trafalgar Corridor market support. The
location of transit options, access to major transportation and arterial roads,
and the proximity to neighbouring residential areas, provide easy access to
the Trafalgar Corridor for residents of those areas and elsewhere. The non-
local resident population represents a portion of market support available to
retail commercial space in the Trafalgar Corridor.
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The amount of local market support or capture and portion of inflow trade is
identified on Table 5.1 in the third and fourth columns respectively. It can
be seen that the extent of local capture and inflow varies by retail
commercial category.
Table 5.1 illustrates the amount and type of retail and service commercial
space opportunity available to serve the planned population of the Trafalgar
Corridor. The analysis illustrates that there is opportunity for approximately
900,000-1,300,000 square feet (rounded) of retail and service commercial
space in the Trafalgar Corridor.
The market analysis identifies opportunities for the main retail commercial
categories which typically define, anchor, or characterize commercial areas
and the form, format, and function of shopping areas. Based on the forecast
of demand and opportunity identified for the Trafalgar Corridor,
recommendations are provided for a strategic allocation and composition of
space within a retail hierarchy or structure appropriate for the Trafalgar
Corridor. In summary, the market analysis illustrates opportunity for:
Approximately 140,000-190,000 sq.ft. of food store space in the
Trafalgar Corridor of which supermarket and grocery store space
represents approximately 102,000-136,000 sq.ft. and specialty food
store space represents approximately 42,000-56,000 sq.ft. The food
store space could take the form of approximately 2-4 mid size format
supermarkets (30,000 - 40,000 sq.ft.) or 4-5 smaller sized grocery
stores (25,000 sq.ft.) and a range of smaller scale specialty food store
space.
Approximately 360,000–550,000 sq.ft. of non-food retail space which
could include a range of retail stores; and,
Approximately 400,000-600,000 sq.ft. of personal services,
restaurants, financial institutions, banks, entertainment facilities, other
services, professional office, and commercial space.
The amount and type of retail commercial space opportunity available to the
Trafalgar Corridor would meet the daily, weekly, and higher order shopping
needs of residents within the Trafalgar Corridor and to some extent,
residents and employees of the surrounding area and elsewhere.
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5.3 Retail Commercial Trends
Retailing and the form and format of retail commercial centres is continually
changing and evolving. As well, retail hierarchies and structures are
influenced by changing retail and shopping centre formats and functions.
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.
As well, commercial strategies must be flexible enough to recognize the
evolving form and function of commercial centres yet be specific enough to
ensure municipal goals and objectives can be met.
Important retail commercial trends considered in establishing appropriate
retail commercial forms and formats for the Trafalgar Corridor include the
following.
District and regional serving shopping centres include enclosed
fashion oriented centres as well as non-enclosed large format centers.
Most of the district and regional serving centre which have been built
over the past 25 years, are non-enclosed formats. With the closure of
Target and Sears department stores over the past few years, many
district and regional shopping centres are being retenanted and
redeveloped with retail and non-retail anchor tenants.
A recent trend has been the addition of full-service and higher end
restaurants, entertainment facilities, and services that attract
customers to district and regional shopping centres by providing “an
experience”, a gathering place, and a place of entertainment. Another
trend is the addition of high density residential developments on
parking lot areas of regional shopping centres. The mix of uses provide
convenience for customers, and in turn, residents provide market
support for the stores and services.
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Neighbourhood and community centres primarily serve local and
weekly shopping needs of surrounding area residents. These centres
continue to have a local serving market niche and function as focal
points of community areas. 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. Larger supermarkets typically
include drug store items, and many drug stores now provide food store
related products within the merchandise mix.
Neighbourhood and community centres are often anchored by
supermarkets, drug stores, banks, and restaurants which reflect the
local serving role and function of such centres and service provided to
nearby residential areas.
Convenience centres primarily serve the day-to-day and local
convenience needs of surrounding neighbourhoods and are located
within walking distance of residents. Typical tenants include
convenience oriented stores, banks, and services. These types of
centres and uses are often a component of mixed use areas.
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, multi-storey buildings.
Convenience retail areas and mixed use areas typically accommodate
small-scale retailers, specialty stores, pharmacies, restaurants, and
service establishments and are easily and conveniently accessible to
the adjacent residential areas for which they are intended to serve.
Convenience retail areas and mixed use areas can also include
community related uses such as daycares, community group, and
office spaces.
The role and function of downtowns and Central Business Districts
continues to be different from shopping centres and retail areas. The
mixed use and multi-functional character and the range of amount of
independent businesses, boutiques, and services typically found
Trafalgar Corridor – Town of Milton DRAFT Retail Commercial Market Assessment
41 Ward Land Economics Inc.
within a downtown and CBD provides a unique and specialized market
niche that differentiates the role and function of downtowns and CBDs
from that of shopping centres and other retail areas.
Internet shopping and e-commerce is an on-going trend. Statistics
Canada data show that although e-commerce has been available for
several years now, e-commerce accounts for only approximately 3%
of total retail trade spending. Certain categories have higher
proportions of internet shopping such as: books, travel, concert and
theater tickets. However, internet shopping for other categories remain
low and/or are not as influenced by internet shopping such as:
supermarkets, health and personal care, restaurants, hair salons,
tailor, health and professional offices, fitness centres, among others.
5.4 Retail Commercial Space Allocation and Structure
The demand and opportunity for retail commercial space will be required
across several retail commercial types and the allocation of this space
functionally and locationally will determine the future retail commercial
structure and hierarchy within the Trafalgar Corridor.
There is demand and opportunity for various types of shopping facilities
serving the Trafalgar Corridor ranging from convenience and local serving
facilities, to neighbourhood and district serving facilities. There is also an
opportunity to provide mixed use areas which focus on commercial
intensification and a range of uses.
In order to accommodate retail commercial space in the Trafalgar Corridor,
there is a need and opportunity to create locations for local serving retail
commercial space and neighbourhood oriented space. The neighbourhood
opportunities reflect the strategic locational characteristics provided by
arterial roads and access to transit as well as the target population within
the Trafalgar Corridor.
Neighbourhood and convenience commercial centres and space is directly
related to and serve the local neighbourhood areas. These types of retail
commercial centres and areas are intended to serve the routine, day-to-day,
and weekly commercial needs of neighbourhood populations.
Trafalgar Corridor – Town of Milton DRAFT Retail Commercial Market Assessment
42 Ward Land Economics Inc.
District centres serve higher order needs and less frequent shopping needs
of residents from many neighbourhood areas within the local area and
beyond.
There is also an opportunity to provide some retail and service commercial
uses within the future Major Transit Station Area (“MTSA”). The retail and
service commercial space can contribute to achieving the vision of a mixed
use area at the MTSA which is envisioned to provide residential, office,
institutional, and commercial development.
In order to accommodate future retail commercial demand in the Trafalgar
Corridor, there is an opportunity for a range of retail commercial uses in a
hierarchy of formats and functions. The following provides an illustration of
the retail commercial space opportunity and allocation based on the role
and function of retail commercial space as described above.
Table 5.2: Illustration of Retail Commercial Space Allocation
District Retail
General
merchandise
store and/or
supermarket
Large floor plate,
category dominant
retailers, theaters
300,000 ‐ 500,000 300,000 ‐ 500,000
Neighbourhood
Retail
Supermarket,
drug storeNA 3 ‐ 4 100,000 ‐ 150,000 400,000 ‐ 600,000
Convenience
Retail
Drug store,
convenience
stores, services,
banks
NA 3 ‐ 5 20,000 ‐ 40,000 80,000 ‐ 150,000
Mixed Use,
Major Transit
Station Area
Mixed Use
Office,
Employment Area
Office
Could include
small grocery
stores, drug
store, specialty
stores, services
NA 80,000 ‐ 100,000
Total (rounded) 900,000 ‐ 1,300,000
Illustration of Total Space
Allocation Range
(in sq.ft.)
Type/Function
of Retail
Commercial
Space
Primary
Anchor(s)
Secondary
Anchor(s)
Illustration of
Locations
Average Size Range
(in sq.ft.)
1
NA
Wide variation,
including mixed use
buildings, at grade
residential/ office, retail
commercial space.
Trafalgar Corridor – Town of Milton DRAFT Retail Commercial Market Assessment
43 Ward Land Economics Inc.
5.5 Retail Commercial Location Criteria
The following provides a summary of locational criteria and characteristics
which assist in determining appropriate locations for various types of retail
commercial space.
District commercial locations are typically based on the following location
criteria:
Large available site;
Prominent intersection with good access and visibility;
Access to major arterial roads;
Access to public transportation;
Access to existing and future population in the surrounding area; and,
Distance from other existing and planned district and regional retail
locations.
Locational criteria for neighbourhood and convenience commercial
locations typically include the following:
Access to arterial and/or local roadways and strategic intersections
at focal points of community areas;
Access to public transportation and pedestrian traffic; and,
Easily accessible to nearby residential areas.
Locational criteria for mixed use areas include the following:
Prominent location at significant intersections with good access and
visibility;
Access to public transportation and pedestrian traffic; and,
Higher density residential areas.
Trafalgar Corridor – Town of Milton DRAFT Retail Commercial Market Assessment
44 Ward Land Economics Inc.
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Trafalgar Corridor ‐ Town of Milton DRAFT Retail Commercial Market Assessment
A‐1 Ward Land Economics Inc.
Appendix A
Retail Commercial Inventory and
Retail Commercial Development Applications
Trafalgar Corridor ‐ Town of Milton DRAFT Retail Commercial Market Assessment
A‐2 Ward Land Economics Inc.
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Trafalgar Corridor ‐ Town of Milton DRAFT Retail Commercial Market Assessment
A‐3 Ward Land Economics Inc.
A measured inventory of food stores, non-food stores, service, and vacant
space was carried out in the Town of Milton in July-August 2018 by The
Dalvay Group under the direction of Ward Land Economics Inc.
Food stores include 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.
Non-food stores include department stores, other general
merchandise stores including home and auto supply, tires, batteries,
accessories 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, hobbies, book stores, and other miscellaneous retailers.
Services and Other Space includes liquor/beer/wine, restaurants,
personal services, financial and real estate, medical/dental/health/legal,
other services and other space.
Figure A-1 on the following page illustrates the location of commercial
areas and nodes within Milton.
The retail and service commercial classification categories follow as well
as summary tables of the existing space by node.
Trafalgar Corridor ‐ Town of Milton DRAFT Retail Commercial Market Assessment
A‐4 Ward Land Economics Inc.
Figure A-1: Town of Milton Retail Commercial Context
Base map sourced from Milton Official Plan (Region modified) May 2018.
Overlay information provided by Ward Land Economics Inc.
Note: Based on Schedule 14 of the Milton Official Plan (Region modified) and OPA 31, the Secondary Mixed Use Node at Louis St. Laurent Avenue and Bronte Street is centred on Bronte Street.
Trafalgar Corridor ‐ Town of Milton DRAFT Retail Commercial Market Assessment
A‐5 Ward Land Economics Inc.
Continued next page
RETAIL AND SERVICE COMMERCIAL SPACE CLASSIFICATION
NAICS STORE TYPE NAICS STORE TYPE
2017 2017
FOOD STORES NON‐FOOD STORE RETAIL: PHARMACIES AND PERSONAL CARE STORES
44511 Supermarket & Other Grocery 44611 Pharmacies and Drug Stores
44512 Convenience Stores 44612 Cosmetics, Beauty Supplies
44521 Meat Markets 44612 Perfume Stores
44522 Fish and Seafood Markets 44613 Optical Goods Stores
44523 Fruit and Vegetable Markets 446191 Food (Health) Supplement Stores
445291 Bakery 446199 Other Health and Personal Care Stores
445292 Candy/Nut
445299 Other Specialty Food Stores NON‐FOOD STORE RETAIL: BUILDING AND OUTDOOR HOME SUPPLIES
44411 Home Improvement Centres
NON‐FOOD STORE RETAIL: GENERAL MERCHANDISE STORES 44412 Paint and Wallpaper Stores
45211 Department Stores 44413 Hardware Stores
45291 Warehouse Clubs and Superstores 44419 Kitchen Cabinets, Glass, Ceramic, Plumbing, etc
452999 All Other General Merchandise Stores 44421 Outdoor Power Equipment Stores
(catalogue, general merchandise, variety, dollar store) 44422 Nursery and Garden Centres
452991 Home and Auto Supplies Stores
44131 Automotive Parts and Accessories Stores NON‐FOOD STORE RETAIL: MISCELLANEOUS STORE RETAILERS
44132 Tire Dealers 45111 Sporting Goods Stores (excl. athletic shoe retailing)
45112 Hobby, Toy and Game Stores
NON‐FOOD STORE RETAIL: CLOTHING AND CLOTHING ACCESSORIES STORES 45113 Sewing, Knitting, Upholstery, Fabric
44811 Men's Clothing Stores 45114 Musical Instrument and Supplies Stores
44812 Women's Clothing Stores 451310 Book Stores and News Dealers
44813 Children's and Infants' Clothing Stores 45311 Florists
44814 Family Clothing Stores 45321 Office Supplies and Stationery Stores
44815 Costume, Hats, Leather, Umbrella, Other 45322 Gift, Novelty and Souvenir Stores
44821 Shoe Stores 45331 Antiques
44831 Jewellery Stores 45331 Used Merchandise Stores
44832 Luggage and Leather Goods Stores 45391 Pet and Pet Supplies Stores
448191 Fur Stores 45392 Art Dealers
448199 Athletic, Bridal, Jeans, Lingerie, Swim, Other 453992 Beer and Wine‐Making Supplies Stores
453999 Artists' Supplies, Party, Tobacco
NON‐FOOD STORE RETAIL: FURNITURE, HOME FURNISHINGS, ELECTRONICS Other Miscellaneous Retailers
44211 Furniture Stores
44221 Floor Coverings Stores
442291 Drapery/Blinds
442292 Print and Picture Frame Stores
442298 Bedding, China, Housewares, Lamps, Linen, Mirrors
443143 Appliance, Television, and Other Electronics
443143 Cellular Phone Stores
443143 Vacuum Cleaner Stores
443144 Computer and Software Stores
443145 Camera and Photographic Supplies Stores
443146 Audio and Video Recording Stores
(1) Statistics Canada, North American Industry Classification System, Canada, 2017
Trafalgar Corridor ‐ Town of Milton DRAFT Retail Commercial Market Assessment
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RETAIL STORE AND SERVICE CLASSIFICATION BY TYPE
NAICS STORE TYPE NAICS STORE TYPE
2017 2017
LIQUOR / BEER / WINE MEDICAL, DENTAL, HEALTH, LEGAL SERVICES
44531 Liquor 62111 Offices of Physicians
44531 Beer 62121 Offices of Dentists
44531 Wine (not wine making) 62131 Offices of Chiropractors
62132 Offices of Optometrists
SERVICES: 621 Other Health Care Services
FOOD SERVICES AND DRINKING PLACES 5411 Legal Services
722511 Full‐Service Restaurants (licenced)
Full‐Service Restaurants (not licenced) SERVICES: OTHER
72232 Fast Food 51213 Cinemas/ Film Festivals/ Theatres
722512 Coffee Shops, Doughnuts 71312 Amusement Arcade
Specialty Coffee 71394 Fitness and Recreational Sports Centres
71395 Bowling, Billiards
PERSONAL SERVICES 49111 Postal Service, Courier
81211 Hair Care and Aesthetic Services 51912 Library
81231 Coin‐Operated Laundries and Dry Cleaners 81111 Automotive Repair and Maintenance
81232 Dry Cleaning and Laundry Services 811412 Appliance Repair and Maintenance
(except Coin‐Operated) 81219 Health/Tanning Salon
81291 Pet Care (except Veterinary) Services 44111 New Car Dealers
81292 Photo Finishing Services 44112 Used Car Dealers
81299 Other Personal Services Public Administration
56151 Travel Agencies Other Office
Other Services
FINANCIAL AND REAL ESTATE SERVICES
52211 Banking
52213 Local Credit Unions
53131 Real Estate
52421 Insurance Agencies and Brokerages
5231 Brokerage
54121 Accounting, Tax Preparation, Bookkeeping
and Payroll Services
(1) Statistics Canada, North American Industry Classification System, Canada, 2017
Trafalgar Corridor ‐ Town of Milton DRAFT Retail Commercial Market Assessment
A‐7 Ward Land Economics Inc.
Table A‐1: Town of Milton Retail and Service Commercial Commercial Space (in sq.ft.)
Inventory carried out by The Dalvay Group under the direction of Ward Land Economics Inc. July ‐ August 2018
Downtown
Supportive
Area
Urban
Growth
Centre
Mixed Use
Sub‐Area
Milton
Crossroads
& RioCan
Centre
Steeles
Ave. &
Martin St.
Bronte St.,
Just North
of Derry to
Heslop Rd.
Derry
Heights
Plaza Area
Derry Rd.
& Scott
Blvd.
Derry Rd.
& Ontario
St.
Other
Derry Rd.
Kennedy
Circle
Milton
Market
Place
Other
Urban
Milton
Rural
Milton
Node 1a 1b 1 2 3 4 5 6 7 8 9 10 11 12
Supermarket and Grocery 0 150,000 150,000 38,000 0 10,000 0 30,000 45,000 0 53,800 59,300 0 0 386,100
Convenience and Specialty 13,400 22,200 35,600 0 14,100 6,300 0 0 13,400 6,600 0 0 12,900 14,400 103,300
Total Food Store Space 13,400 172,200 185,600 38,000 14,100 16,300 0 30,000 58,400 6,600 53,800 59,300 12,900 14,400 489,400
Department Stores 0 0 0 180,000 0 0 0 0 0 0 0 0 0 0 180,000
Other General Merchandise 9,700 16,600 26,300 115,100 33,300 0 0 0 0 0 3,900 0 0 1,000 179,600
Clothing, Shoes, etc. 66,000 6,700 72,700 72,600 0 0 0 0 0 11,200 0 1,500 0 0 158,000
Furniture, Furnishings, etc. 32,900 28,300 61,200 69,100 16,300 0 0 0 3,300 4,800 0 0 7,000 5,000 166,700
Pharmacies, Personal Care 45,100 3,400 48,500 15,300 0 8,700 23,300 12,400 4,000 6,100 18,700 900 1,700 2,400 142,000
Building and Outdoor Home 137,500 22,700 160,200 90,000 26,000 10,000 0 0 0 2,800 3,200 0 0 60,500 352,700
Miscellaneous Retailers 58,700 23,000 81,700 116,000 21,100 3,200 0 0 3,500 1,600 3,000 3,000 6,500 8,300 247,900
Total Non‐Food Store Space 349,900 100,700 450,600 658,100 96,700 21,900 23,300 12,400 10,800 26,500 28,800 5,400 15,200 77,200 1,426,900
Liquor, Beer and Wine 10,000 13,000 23,000 5,800 0 0 0 0 0 0 0 18,600 0 0 47,400
Food Services 98,200 30,000 128,200 51,600 66,500 7,200 10,200 5,000 30,500 10,000 7,000 3,500 26,400 16,800 362,900
Personal Services 32,000 21,200 53,200 8,000 2,000 9,900 1,900 0 5,200 23,400 3,100 2,200 2,100 2,100 113,100
Financial and Real Estate 42,300 19,700 62,000 24,900 7,800 21,100 14,500 9,000 3,700 13,500 5,100 15,300 3,000 6,700 186,600
Medical, Dental, Health, Legal 62,400 17,000 79,400 10,100 10,300 65,900 13,500 3,000 15,400 12,800 5,400 3,600 6,700 1,200 227,300
Other Services and Other 114,500 186,000 300,500 113,700 139,800 105,100 51,500 5,700 26,700 10,600 7,900 0 58,700 9,300 829,500
Total Services and Other 359,400 286,900 646,300 214,100 226,400 209,200 91,600 22,700 81,500 70,300 28,500 43,200 96,900 36,100 1,766,800
Total Occupied Space 722,700 559,800 1,282,500 910,200 337,200 247,400 114,900 65,100 150,700 103,400 111,100 107,900 125,000 127,700 3,683,100
Total Vacant Space 30,900 26,000 56,900 12,800 4,600 2,400 6,600 0 18,500 1,600 5,100 0 4,300 14,200 127,000
Total Measured Space 753,600 585,800 1,339,400 923,000 341,800 249,800 121,500 65,100 169,200 105,000 116,200 107,900 129,300 141,900 3,810,100
Central
Business
District
Total
Milton
Other MiltonCBD
Trafalgar Corridor ‐ Town of Milton DRAFT Retail Commercial Market Assessment
A‐8 Ward Land Economics Inc.
Table A‐2: Town of Milton Retail and Service Commercial Space Inventory – Distribution of Type of Space by Node
Downtown
Supportive
Area
Urban
Growth
Centre
Mixed Use
Sub‐Area
Milton
Crossroads
& RioCan
Centre
Steeles
Ave &
Martin St
Bronte St.,
Just North
of Derry to
Heslop Rd.
Derry
Heights
Plaza Area
Derry Rd &
Scott St.
Derry Rd &
Ontario St
Other
Derry Rd
Kennedy
Circle
Milton
Market
Place
Other
Urban
Milton
Rural
Milton
Node 1a 1b 1 2 3 4 5 6 7 8 9 10 11 12
Supermarket and Grocery 0.0% 25.6% 11.2% 4.1% 0.0% 4.0% 0.0% 46.1% 26.6% 0.0% 46.3% 55.0% 0.0% 0.0% 10.1%
Convenience and Specialty 1.8% 3.8% 2.7% 0.0% 4.1% 2.5% 0.0% 0.0% 7.9% 6.3% 0.0% 0.0% 10.0% 10.1% 2.7%
Total Food Store Space 1.8% 29.4% 13.9% 4.1% 4.1% 6.5% 0.0% 46.1% 34.5% 6.3% 46.3% 55.0% 10.0% 10.1% 12.8%
Department Stores 0.0% 0.0% 0.0% 19.5% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 4.7%
Other General Merchandise 1.3% 2.8% 2.0% 12.5% 9.7% 0.0% 0.0% 0.0% 0.0% 0.0% 3.4% 0.0% 0.0% 0.7% 4.7%
Clothing, Shoes, etc. 8.8% 1.1% 5.4% 7.9% 0.0% 0.0% 0.0% 0.0% 0.0% 10.7% 0.0% 1.4% 0.0% 0.0% 4.1%
Furniture, Furnishings, etc. 4.4% 4.8% 4.6% 7.5% 4.8% 0.0% 0.0% 0.0% 2.0% 4.6% 0.0% 0.0% 5.4% 3.5% 4.4%
Pharmacies, Personal Care 6.0% 0.6% 3.6% 1.7% 0.0% 3.5% 19.2% 19.0% 2.4% 5.8% 16.1% 0.8% 1.3% 1.7% 3.7%
Building and Outdoor Home 18.2% 3.9% 12.0% 9.8% 7.6% 4.0% 0.0% 0.0% 0.0% 2.7% 2.8% 0.0% 0.0% 42.6% 9.3%
Miscellaneous Retailers 7.8% 3.9% 6.1% 12.6% 6.2% 1.3% 0.0% 0.0% 2.1% 1.5% 2.6% 2.8% 5.0% 5.8% 6.5%
Total Non‐Food Store Space 46.4% 17.2% 33.6% 71.3% 28.3% 8.8% 19.2% 19.0% 6.4% 25.2% 24.8% 5.0% 11.8% 54.4% 37.5%
Liquor, Beer and Wine 1.3% 2.2% 1.7% 0.6% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 17.2% 0.0% 0.0% 1.2%Food Services 13.0% 5.1% 9.6% 5.6% 19.5% 2.9% 8.4% 7.7% 18.0% 9.5% 6.0% 3.2% 20.4% 11.8% 9.5%Personal Services 4.2% 3.6% 4.0% 0.9% 0.6% 4.0% 1.6% 0.0% 3.1% 22.3% 2.7% 2.0% 1.6% 1.5% 3.0%Financial and Real Estate 5.6% 3.4% 4.6% 2.7% 2.3% 8.4% 11.9% 13.8% 2.2% 12.9% 4.4% 14.2% 2.3% 4.7% 4.9%
Medical, Dental, Health, Legal 8.3% 2.9% 5.9% 1.1% 3.0% 26.4% 11.1% 4.6% 9.1% 12.2% 4.6% 3.3% 5.2% 0.8% 6.0%
Other Services and Other 15.2% 31.8% 22.4% 12.3% 40.9% 42.1% 42.4% 8.8% 15.8% 10.1% 6.8% 0.0% 45.4% 6.6% 21.8%
Total Services and Other 47.7% 49.0% 48.3% 23.2% 66.2% 83.7% 75.4% 34.9% 48.2% 67.0% 24.5% 40.0% 74.9% 25.4% 46.4%
Total Occupied Space 95.9% 95.6% 95.8% 98.6% 98.7% 99.0% 94.6% 100.0% 89.1% 98.5% 95.6% 100.0% 96.7% 90.0% 96.7%
Vacancy Rate 4.1% 4.4% 4.2% 1.4% 1.3% 1.0% 5.4% 0.0% 10.9% 1.5% 4.4% 0.0% 3.3% 10.0% 3.3%
Total Measured Space 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%
CBD
Total CBD
Other Milton
Total
Milton
Trafalgar Corridor ‐ Town of Milton DRAFT Retail Commercial Market Assessment
A‐9 Ward Land Economics Inc.
Table A‐3: Town of Milton Retail and Service Commercail Space Inventory ‐ Distribution of Space by Category for Each Node
Downtown
Supportive
Area
Urban
Growth
Centre Mixed
Use Sub‐Area
Milton
Crossroads
& RioCan
Centre
Steeles
Ave &
Martin St
Bronte St.,
Just North
of Derry to
Heslop Rd.
Derry
Heights
Plaza Area
Derry Rd &
Scott St.
Derry Rd &
Ontario St
Other
Derry Rd
Kennedy
Circle
Milton
Market
Place
Other
Urban
Milton
Rural
Milton
Node 1a 1b 1 2 3 4 5 6 7 8 9 10 11 12
Supermarket and Grocery 0.0% 38.9% 38.9% 9.8% 0.0% 2.6% 0.0% 7.8% 11.7% 0.0% 13.9% 15.4% 0.0% 0.0% 100.0%
Convenience and Specialty 13.0% 21.5% 34.5% 0.0% 13.6% 6.1% 0.0% 0.0% 13.0% 6.4% 0.0% 0.0% 12.5% 13.9% 100.0%
Total Food Store 2.7% 35.2% 37.9% 7.8% 2.9% 3.3% 0.0% 6.1% 11.9% 1.3% 11.0% 12.1% 2.6% 2.9% 100.0%
Department Stores 0.0% 0.0% 0.0% 100.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 100.0%
Other General Merchandise 5.4% 9.2% 14.6% 64.1% 18.5% 0.0% 0.0% 0.0% 0.0% 0.0% 2.2% 0.0% 0.0% 0.6% 100.0%
Clothing, Shoes, etc. 41.8% 4.2% 46.0% 45.9% 0.0% 0.0% 0.0% 0.0% 0.0% 7.1% 0.0% 0.9% 0.0% 0.0% 100.0%
Furniture, Furnishings, etc. 19.7% 17.0% 36.7% 41.5% 9.8% 0.0% 0.0% 0.0% 2.0% 2.9% 0.0% 0.0% 4.2% 3.0% 100.0%
Pharmacies, Personal Care 31.8% 2.4% 34.2% 10.8% 0.0% 6.1% 16.4% 8.7% 2.8% 4.3% 13.2% 0.6% 1.2% 1.7% 100.0%
Building and Outdoor Home 39.0% 6.4% 45.4% 25.5% 7.4% 2.8% 0.0% 0.0% 0.0% 0.8% 0.9% 0.0% 0.0% 17.2% 100.0%
Miscellaneous Retailers 23.7% 9.3% 33.0% 46.8% 8.5% 1.3% 0.0% 0.0% 1.4% 0.6% 1.2% 1.2% 2.6% 3.3% 100.0%
Total Non‐Food Stores 24.5% 7.1% 31.6% 46.1% 6.8% 1.5% 1.6% 0.9% 0.8% 1.9% 2.0% 0.4% 1.1% 5.4% 100.0%
Liquor, Beer and Wine 21.1% 27.4% 48.5% 12.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 39.2% 0.0% 0.0% 100.0%
Food Services 27.1% 8.3% 35.3% 14.2% 18.3% 2.0% 2.8% 1.4% 8.4% 2.8% 1.9% 1.0% 7.3% 4.6% 100.0%
Personal Services 28.3% 18.7% 47.0% 7.1% 1.8% 8.8% 1.7% 0.0% 4.6% 20.7% 2.7% 1.9% 1.9% 1.9% 100.0%
Financial and Real Estate 22.7% 10.6% 33.2% 13.3% 4.2% 11.3% 7.8% 4.8% 2.0% 7.2% 2.7% 8.2% 1.6% 3.6% 100.0%
Medical, Dental, Health, Legal 27.5% 7.5% 34.9% 4.4% 4.5% 29.0% 5.9% 1.3% 6.8% 5.6% 2.4% 1.6% 2.9% 0.5% 100.0%
Other Services and Other 13.8% 22.4% 36.2% 13.7% 16.9% 12.7% 6.2% 0.7% 3.2% 1.3% 1.0% 0.0% 7.1% 1.1% 100.0%
Total Services and Other 20.3% 16.2% 36.6% 12.1% 12.8% 11.8% 5.2% 1.3% 4.6% 4.0% 1.6% 2.4% 5.5% 2.0% 100.0%
Total Occupied Space 19.6% 15.2% 34.8% 24.7% 9.2% 6.7% 3.1% 1.8% 4.1% 2.8% 3.0% 2.9% 3.4% 3.5% 100.0%
Vacancy Rate 24.3% 20.5% 44.8% 10.1% 3.6% 1.9% 5.2% 0.0% 14.6% 1.3% 4.0% 0.0% 3.4% 11.2% 100.0%
Total Measured Space 19.8% 15.4% 35.2% 24.2% 9.0% 6.6% 3.2% 1.7% 4.4% 2.8% 3.0% 2.8% 3.4% 3.7% 100.0%
CBD
Total CBD
Other Milton
Total
Milton
Trafalgar Corridor ‐ Town of Milton DRAFT Retail Commercial Market Assessment
A‐10 Ward Land Economics Inc.
Table A‐4: Town of Milton Retail Commercial Development Applications (as at 2018) – continued next page
File # Address Application Status Proposal # of Retail
Commercial UnitsType of Units
Retail
Commercial
Floorspace
(sq.m.)
Retail
Commercial
Floorspace
(sq.ft.)
(rounded)
Comments
Z02/15 &SP-07/15
405 Martin StRezoning and Site Plan
Approved
581 sq.m. multi‐tenant retail
commercial units6 Multi‐unit commercial/retail 581 6,300 Built ‐ no tenants
Z‐20/14
Southeast corner
of Louis St.
Laurent and
Thompson Road
Rezoning still going
through review
Approx. 9746 sq. m.
commercial plaza
9 Buildings
proposed on the
site anchored by a
4400 sq.m. food
store
Retail, Banks, Restaurants, Food
StoreTotal 9,746 105,000
Waiting for SIS to be finalized and
require a resolution from Council
to proceed within this phase of
Boyne Survey Sec. Plan.
Z‐05/15
Southwest corner
of Louis St.
Laurent and
Thompson Road
Rezoning still going
through review
Approx. 7862 sq. m.
commercial plaza
8 Buildings
proposed on the
site anchored by a
2866 sq. metre
food store
Multi‐unit commercial/retail,
Restaurant, Banks, Daycare, and
Food Store
Total 7,862 85,000
Waiting for SIS to be finalized and
require a resolution from Council
to proceed within this phase of
Boyne Survey Sec. Plan.
Z‐04‐17 &
LOPA
03/17 &
SP
Northwest corner
of Bronte Street
and Louis St.
Laurent Ave.
Rezoning and OPA still
going through review
public meeting held July
24/17. Site plan will also
be required not submitted
as to date.
Three 6‐storey mixed use
buildings with commercial
retail at grade on two of the
three buildings proposed on
site
naMulti‐tenant commercial/retail
at grade3,370 36,000
Other western portion of site to
be developed for Food Store (i.e.
Loblaws approx. 6500 sq. m in size)
Site plan approved (SP‐11/19) in
2011 and still awaiting
construction to commence.
SP‐02/17
Derry Heights
Plaza – Northwest
corner of Bronte
Street and Derry
Road
Site Plan approval process
– going through review
3 new buildings proposed on
site within existing First
Capital commercial plaza
na
6547 sq. m 2 storey Athletic
Facility; 1575 sq. m 2 storey
Daycare; 261 sq. m Restaurant
8,383 90,000 Awaiting final site plan approval
24T‐
14006/M,
Z‐09/14 &
SP‐13/17
Northwest corner
of Britannia Road
and Leger Way
Rezoning and site plan
approval – still being
reviewed
2 buildings consisting of 930
sq. m – Local commercial plaza10 units total
One storey 428 sq. m building
consisting of 5 multi‐tenant
commercial/retail and one
storey 500 sq. m building
consisting of 5 multi‐tenant
commercial/retail uses
930 10,000 Approved
Trafalgar Corridor ‐ Town of Milton DRAFT Retail Commercial Market Assessment
A‐11 Ward Land Economics Inc.
Continued from previous page
Source: Town of Milton Planning Department, July and October 2018
File # Address Application Status Proposal # of Retail
Commercial UnitsType of Units
Retail
Commercial
Floorspace
(sq.m.)
Retail
Commercial
Floorspace
(sq.ft.)
(rounded)
Comments
Z‐12‐16 &
LOPA 03‐
16
130 Thompson
RoadPending Rezoning & OPA
3 Towers 31, 29, 27 storeys ‐
mixed usena
Multi‐unit Res with commercial
at grade950 10,230 Awaiting Approval
SP‐24‐16 1050 Main Street Site Plan Approved 1 tower, 12 storeys naMixed use building, commercial
at grade350 3,800 Site Plan approved ‐ not built
N/A
Southewest
corner of Bronte
St. and Louis St.
Laurent
Awaiting Rezoning &OPA
Applicationna na Retail development Approx. 2,800 30,100 Application anticipated
Trafalgar Corridor ‐ Town of Milton Retail Commercial Market Assessment
B‐1 Ward Land Economics
Appendix B
Customer Origin Surveys
Trafalgar Corridor ‐ Town of Milton Retail Commercial Market Assessment
B‐2 Ward Land Economics
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Trafalgar Corridor ‐ Town of Milton Retail Commercial Market Assessment
B‐3 Ward Land Economics
As part of the research for this study, customer origin licence plate surveys
were carried out at various retail commercial locations over a three-day
period from June 14-16, 2018. The following locations were surveyed.
1. Kennedy Circle Shopping Centre (Metro): 1050 Kennedy
Circle – NE Louis Saint Laurent Ave. and Thompson Rd. S.
2. Milton Marketplace (Sobeys): 1015 Bronte St. S. – NE Louis
Saint Laurent Ave. and Bronte St. S.
3. Milton Mall: 55 Ontario St. – Ontario St. S. & Main St. E.
4. Other Central Business District Area: Main St. E. between
Fulton St. and Bell St.
5. Milton Crossroads (Walmart, Canadian Tire): 1280 Steeles
Ave. E. – north of Highway 401 at Steeles Ave. E. and James
Snow Pwky. N.
6. RioCan Centre Milton (Home Depot, Longos): south of
Highway 401 at Thompson Rd. N. and Maple Ave.
7. Toronto Premium Outlet: 13850 Steeles Ave. W. in Halton
Hills, north of Highway 401 at Trafalgar Rd. and Steeles Ave.
The surveys were carried out by Malone Given Parsons Ltd. under the
direction of Ward Land Economics Inc. The customer origin surveys were
summarized by distance band and by Study Area zone based on
dissemination areas.
The following tables and maps summarize the results.
Trafalgar Corridor ‐ Town of Milton Retail Commercial Market Assessment
B‐4 Ward Land Economics
Figure B-1: Summary of Customer Origin Surveys
Surveys carried out by MGP under the direction of WLE. June 14-16, 2018
.
Count Percent Count Percent Count Percent Count Percent Count Percent
Kennedy Circle Shopping Centre (Metro) 137 42.7% 57 17.8% 11 3.4% 116 36.1% 321 100.0%
Milton Marketplace (Sobeys) 111 37.0% 60 20.0% 8 2.7% 121 40.3% 300 100.0%
Milton Mall (CBD) 122 35.9% 88 25.9% 7 2.1% 123 36.2% 340 100.0%
Other Central Business District Area 86 26.4% 71 21.8% 0 0.0% 169 51.8% 326 100.0%
Milton Crossroads 53 15.4% 93 27.0% 53 15.4% 146 42.3% 345 100.0%
RioCan Centre 82 24.0% 77 22.5% 43 12.6% 140 40.9% 342 100.0%
Toronto Premium Outlets ‐ Halton Hills 0 0.0% 10 2.8% 52 14.6% 293 82.5% 355 100.0%
2.5km 5km 10km >10km Total
Trafalgar Corridor ‐ Town of Milton Retail Commercial Market Assessment
B‐5 Ward Land Economics
Figure B‐1: Customer Origin Licence Plate Survey – Kennedy Circle Shopping Centre (Metro)
Kennedy Circle Shopping Centre (Metro)
Trafalgar Corridor ‐ Town of Milton Retail Commercial Market Assessment
B‐6 Ward Land Economics
Figure B‐2: Customer Origin Licence Plate Survey – Milton Marketplace
Trafalgar Corridor ‐ Town of Milton Retail Commercial Market Assessment
B‐7 Ward Land Economics
Figure B‐3: Customer Origin Licence Plate Survey – Milton Mall (CBD)
Trafalgar Corridor ‐ Town of Milton Retail Commercial Market Assessment
B‐8 Ward Land Economics
Figure B‐4: Customer Origin Licence Plate Survey – Other CBD Area
Other CBD Area
Trafalgar Corridor ‐ Town of Milton Retail Commercial Market Assessment
B‐9 Ward Land Economics
Figure B‐5: Customer Origin Licence Plate Survey – Milton Crossroads (north of Highway 401)
Trafalgar Corridor ‐ Town of Milton Retail Commercial Market Assessment
B‐10 Ward Land Economics
Figure B‐6: Customer Origin Licence Plate Survey – RioCan Centre (south of Highway 401)
RioCan Centre
Trafalgar Corridor ‐ Town of Milton Retail Commercial Market Assessment
B‐11 Ward Land Economics
Figure B‐7: Customer Origin Licence Plate Survey – Toronto Premium Outlets (Halton Hills)
Ward Land Economics Inc.