Retail Commercial Market Assessment Plan and Trafalgar ......The Trafalgar Corridor is located within the urban expansion area of the Town of Milton. To the west of the Trafalgar Corridor

DRAFT – For Discussion Purposes

Prepared By:

Ward Land Economics Inc.

4711 Yonge Street, 10th Floor

Toronto, ON, M2N 6K8

[email protected]

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


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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Trafalgar Corridor ‐ Town of Milton DRAFT Retail Commercial Market Assessment

1 Ward Land Economics Inc.

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”).



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;



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.






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.



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.



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.



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.



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.



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.



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



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.



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;



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.



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.).



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).



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.



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.



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



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



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.



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.



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.



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



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.



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.



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.



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.



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.






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.



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



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.



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



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.



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.



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.



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



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.



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.



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.





A‐1 Ward Land Economics Inc.

Appendix A

Retail Commercial Inventory and

Retail Commercial Development Applications






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.



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.



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



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



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



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



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



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



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






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.



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



Figure B‐1: Customer Origin Licence Plate Survey – Kennedy Circle Shopping Centre (Metro)

Kennedy Circle Shopping Centre (Metro)



Figure B‐2: Customer Origin Licence Plate Survey – Milton Marketplace



Figure B‐3: Customer Origin Licence Plate Survey – Milton Mall (CBD)



Figure B‐4: Customer Origin Licence Plate Survey – Other CBD Area

Other CBD Area



Figure B‐5: Customer Origin Licence Plate Survey – Milton Crossroads (north of Highway 401)



Figure B‐6: Customer Origin Licence Plate Survey – RioCan Centre (south of Highway 401)

RioCan Centre



Figure B‐7: Customer Origin Licence Plate Survey – Toronto Premium Outlets (Halton Hills)


Documents

Retail Commercial Market Assessment Plan and Trafalgar ......The Trafalgar Corridor is located within the urban expansion area of the Town of Milton. To the west of the Trafalgar Corridor