COMMERCIAL NEEDS STUDY - Peel Region

W. SCOTT MORGAN, MCIP, RPPW. SCOTT MORGAN & ASSOCIATES LIMITED

15 Grenadier Heights,

Toronto, Ontario

M6S 2W5

416-762-6384

[email protected]

MAYFIELD WEST PHASE TWO SECONDARY PLAN

COMMERCIALNEEDS STUDY

May 28, 2009

TOWN OF CALEDON

mailto:[email protected]�

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COMMERCIAL NEEDS STUDY

TOWN OF CALEDON

MAYFIELD WEST PHASE TWO SECONDARY PLAN

MAY 28, 2009

Acronyms:

FSR: Food Store Retail (formerly FCTM or Food & Convenience Type Merchandise) NFSR: Non-Food Store Retail (formerly DSTM or Department Store Type Merchandise) GAFO: General Merchandise / Apparel / Furnishings / Other Retail HAAS: Home and Auto Supply TBA: Tires, Batteries & Accessories HI: Home Improvement (formerly HIRM or Home Improvement Related Merchandise) GLA: Gross Leasable Area

WMC: Warehouse Membership Club Introduction:

I was retained on September 16, 2008 by the Town of Caledon to prepare the following Commercial Needs Study for the Mayfield West Phase Two Secondary Plan.

Coincidental with this retainer was an overlapping retainer with the Town of Caledon to peer review a market study entitled “Retail Centre Market Demand and Impact Analysis, Town of Caledon / City of Brampton, Ontario, July, 2008”, prepared by Tate Economic Research Inc. (TER) for 2057819 Ontario Inc. (The Forecast Group Inc.).

Having consulted with TER since May of 2008, I received TER’s final study on October 6, 2008, and provided positive peer review comments by a December 4, 2008 reporting letter (Scott Morgan to Casey Blakely, Senior Development Planner, Planning & Development Department, Town of Caledon).

As a result of peer review discussions with TER on the future trading geography of Mayfield West, I confirm that TER’s defined trade area (within which full empirical research was conducted, including licence plate surveys, a consumer telephone survey, and a floor space inventory) provides an entirely suitable empirical foundation upon which to base the market projections in this Commercial Needs Study. Hence, for current study purposes, I have adopted TER’s trade area definition and survey-based base year market shares.

The scope of this Commercial Needs Study is fairly broad. It tests a wide array of retail and commercial space categories, factors in test allocations for all known applications, and extends the forecast period to 2031 when Mayfield West’s ultimate population capacity is reached.

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The Commercial Needs Study concludes with calculations of warranted space and additional commercial land requirements over the forecast period.

These calculations accord with the study’s stated goal (“to determine the future warranted retail commercial space and associated land requirements within Mayfield West” – per page 3 of Detailed Terms of Reference).

Excluding a new format multiplex movie theatre (with a land requirement of 2 to 4 acres), the additional land requirements approximate 50 acres by 2013, 65 acres by 2016, 75 acres by 2021, and 85 acres by 2031 over and above the land requirements for the Village Centre and Main Street in Mayfield West’s Phase 1 urban settlement boundary plus the SmartCentres’ site (SE Hurontario / Valleywood Boulevard) plus the Forecast site (east side of Hurontario north of Mayfield Road) plus the Brampton District Retail site (NE corner of Chinguacousy and Sandalwood). Defined Trade Area:

In the course of the peer review, I met with Tate Economic Research on May 30, 2008 to review TER’s study methodology and potential areas of agreement.

One important agreement was on the definition of TER’s Trade Area for a retail commercial proposal located largely within Mayfield West, but also partially within the City of Brampton (the Forecast site).

TER’s defined Trade Area was based on licence plate surveys (conducted January 24 to 26, 2008) at two supermarket-anchored shopping centres (Wanless Centre with Food Basics and Snelgrove Plaza with Sobeys).

The Primary Zone consists of most of Mayfield West (an area bounded by Heart Lake Road in the east, Chinguacousy Road in the west, Mayfield Road in the south, and Old School Road in the north), and certain Secondary Plan Areas in Brampton (including Snelgrove and parts of Northwest Sandalwood Parkway, Heart Lake East and West, Fletcher’s Meadow, and Mount Pleasant). The Primary Zone is illustrated in Figure 1.

The fairly extensive Secondary Zone is fan shaped, diminishing with increased distance to the north along a central spine running along Highway 10 / Hurontario Street, and is illustrated in Figure 2.

The Trade Areas of Bolton, Orangeville, and Georgetown limit the extent of the defined Secondary Zone. These Trade Areas are illustrated in Figures 3, 4, and 5.

I have recently conducted market studies in each of these markets, and conclude that the trade area for retail commercial facilities in Mayfield West cannot expand beyond the Secondary Trade Area boundaries defined by TER. Accordingly, future sales drawn from the Trade Areas of Bolton, Orangeville, and Georgetown are treated as a factor of inflow.

For these reasons, I am comfortable in adopting TER’s base year market shares within this defined trade area.

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Potential Development Sites: The following sites are either zoned (Sites 1-3), or partially zoned for Highway Commercial uses (Site 4), or at an expression of interest stage (Sites 5 + 6):

1. Mayfield West Village Centre Area (100,000 square feet of general commercial uses are permitted by Caledon’s recently approved Mayfield West Secondary Plan (OPA 208 on Kennedy Road north of Mayfield Road, which is undeveloped at this time);

2. SmartCentres’ site (13 acres or 130,000 square feet of general commercial uses permitted by Caledon’s Official Plan in the SE quadrant of Highway 10 at Valleywood Boulevard and the soon-to-be-constructed Highway 410 Extension, with a site specific zoning for an 11,840 square foot food store);

3. District Retail site (10.5 acres in the NE corner of Chinguacousy Road and Sandalwood Parkway West, where a 17,000 square foot Shoppers Drug Mart has developed, but a supermarket, which is permitted, has not);

4. Forecast Group site (8.9 acres on the east side of Hurontario Street north of Mayfield Road where a 100,000 square foot shopping centre is proposed, including a 45,000 square foot supermarket, a 17,000 square foot drug store, and 38,000 square feet of retail and service space);

5. Fieldgate property (90 acre site at 12290 Hurontario Street where an interest has been expressed to develop a regional scale commercial centre within the Mayfield West Community Development Plan Study Area on the west side of Hurontario); and

6. Brookcan Developments property (50 acre site at 12760 Hurontario Street where an expression of interest has been made to develop commercial uses within the Mayfield West Community Development Plan Study Area on the west side of Hurontario).

Market Projections for Mayfield West: The attached tables (Tables 1-21) project the market demands for retail commercial space in Mayfield West.

Residual market demands across certain retail commercial space categories and per capita space ratio projections for other commercial categories are combined to test how much additional land would be needed to meet short to longer-term demands in Mayfield West.

The residual analyses assume that a department store (either as a relocation of an existing department store, or as an entirely new entry) and a WMC (warehouse membership club) might locate in this area.

Movie theatre demands are not analyzed in these market projections.

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Table 1: Table 1 features population projections adjusted for the Census undercount for Peel Region.

The Primary Zone is composed of Caledon and Brampton portions split 40% and 60% respectively by 2031.

The Caledon portion of the Primary Zone is limited to Mayfield West, and rises to 17,000 persons by 2021 and to 26,800 persons by 2031, up from an estimated 3,850 persons in the 2007 base year. The Brampton portion of the Primary Zone displays moderate growth from a base year level of 38,700 persons to 40,500 persons by 2016, with no further growth thereafter.

The Secondary Zone is also composed of Caledon and Brampton portions. By 2016, the Caledon portion reaches 7,500 persons with no growth thereafter. The Brampton portion remains constant at 100 persons over the forecast period. Tables 2-8: Tables 2 to 8 multiply the population projections in Table 1 by appropriate per capita expenditures to yield expenditure potentials for seven spending categories:

Table 2: “NFSR” (GAFO + Drug) Expenditure Potential Table 3: “HI” Expenditure Potential Table 4: Canadian Tire Expenditure Potential Table 5: “FSR” Expenditure Potential Table 6: Personal Service Expenditure Potential Table 7: Restaurant Expenditure Potential Table 8: Liquor/Beer/Wine Expenditure Potential

The Ontario per capita expenditure and the real growth assumptions are footnoted for each of these seven expenditure categories.

The per capita expenditures are developed in the following appendices: Appendix A-1 Income / Expenditure Indexing Methodology (Regression

Equations linking per capita household income to expenditures)

Appendix A-2 2007 Estimates of Ontario Retail Sales by Trade Group

Appendix A-3 Trade Area Income and Expenditure Indexes

Appendix A-4 Trade Area FSR, GAFO + DRUG, HAAS/TBA, Personal Service, Restaurant, and Liquor/Beer/Wine Expenditure Levels

The floor space inventory is presented in Appendix B-1, and the survey-based local capture rates for 10 retail categories in the Primary and Secondary Zones are presented in Appendix C-1 and C-2 respectively.

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Tables 9-19:

Tables 9 to 19 differ from Tables 2 to 8 by combining the “Primary Zone – Caledon” and the “Primary Zone – Brampton” portions into one combined Primary Zone. The same applies to the Secondary Zone.

These tables calculate residual space demands based on base year local capture rates (%) and future increments or “bump-ups” in the local capture rates. The residual represents the ease of entry of such space into the market without sales transfers, and hence is a conservative measure of market opportunity. Table 9:

Table 9 calculates the residual demands for department store space assuming future local capture rates (market shares) in the Primary and Secondary Zones of 60% and 40% respectively, and 35% inflow. The residual space estimates range from about 115,000 square feet by 2013 to 145,000 square feet by 2031. Table 10:

Table 10 calculates the residual demands for non-department store “NFSR” space (GAFO + Drug) assuming maximum future local capture rates in the Primary and Secondary Zones of 57.5% and 40% respectively, and 30% inflow. The residual space estimates range from about 510,000 square feet by 2013 to 655,000 square feet by 2031.

The overleaf portion of Table 10 breaks the residuals down into warranted square footages within the 5 individual “GAFO + Drug” categories. Table 11(a):

Table 11(a) calculates the impacts on existing space of the “Committed Supply” and “Not Committed Supply” of non-department store “NFSR” space (GAFO + Drug).

The “Committed Supply” consists of the following:

100,000 square feet in the Village Centre & Main Street in Mayfield West. Assume 85% or 75,000 square feet is non-department store “NFSR” space.

130,000 square feet in the SmartCentres’ site (SE Hurontario St. / Valleywood Blvd.) in Mayfield West. Assume 77% or 100,000 square feet is non-department store “NFSR” space.

The “Not Committed Supply” consists of the following:

100,000 square feet in the Forecast site (East side of Hurontario St., north of Mayfield Rd.) in Mayfield West. Assume 50% or 50,000 square feet is non-department store “NFSR” space.

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30,000 square feet for an unassigned notional test allocation of non-department store “NFSR” space to account for neighbourhood or convenience centres elsewhere in Mayfield West.

Fieldgate site (including Costco at approximately 150,000 square feet) as follows:

280,000 square feet by 2013, 330,000 square feet by 2016, 400,000 square feet by 2021, and 442,450 square feet by 2031,

Table 11(a) builds in increases in the sales per square foot productivity of the prospective new space, rising from $220 per square foot in 2011 to $280 per square foot by 2031. Except for a somewhat larger surplus in 2013, these test allocations for the “Committed Supply” and “Not Committed Supply” of non-department store “NFSR” space generate progressively larger surpluses and minor impacts on the sales performance of existing non-department store “NFSR” space. These test allocations result in the market being in relative equilibrium (neither over-stored nor under-stored). Table 11(b): Table 11(b) is the same in all respects as Table 11(a) except for a moderately higher unassigned notional test allocation of 40,000 square feet.

These test allocations for the “Committed Supply” and “Not Committed Supply” of non-department store “NFSR” space generate progressively larger surpluses and prolonged critical impacts on the sales performance of existing non-department store “NFSR” space in 2021 and beyond.

These findings demonstrate that the market is very sensitive to even small increments in the test allocations in Table 11(a). Adding just 10,000 square feet in the period 2013 to 2031 would greatly exceed the capacity of the market to absorb such space. Table 12:

Table 12 is a check calculation of Table 10 that separates out the potential for home and auto supply and tires/batteries/accessories uses. With future local capture rates in the Primary and Secondary Zones of 80% and 60% respectively, and with 30% inflow, the warranted space approaches 80,000 square feet by 2013 and 85,000 square feet by 2016 at a mid-range performance level of $275 per square foot. This would be sufficient to support a Canadian Tire store in Mayfield West.

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Table 13: Table 13 calculates the potential for home improvement uses. With future local capture rates in the Primary and Secondary Zones of 60% and 40% respectively, and with 30% inflow, the warranted space approaches 140,000 square feet by 2013 and 150,000 square feet by 2016 at a mid-range performance level of $250 per square foot. This would be sufficient to support a one large-scale home improvement centre in Mayfield West. The garden centre component is contained within the sales of the main store.

Table 14: Table 14 calculates the potential for supermarket and grocery stores. With base year local capture rates of 38.4% in the Primary Zone and 34.4% in the Secondary Zone, and with 45% inflow, the existing supermarket space is performing at a healthy $514 per square foot in the 2007 base year. Future local capture rates in the Primary Zone of 47.5% in 2011 and 52.5% thereafter, plus a 40% future local capture rate in the Secondary Zone, plus 45% future inflow, generate warranted space estimates approximating 55,000 square feet by 2011, 85,000 square feet by 2013, and 95,000 square feet by 2016 at a mid-range performance level of $450 per square foot. This would be sufficient residual potential to support two conventional medium scale supermarkets and a grocery store in the medium term (i.e. without sales transfers). Table 15: This table calculates the directional impacts on existing supermarket / grocery store space under the following timing assumptions:

2011 – Forecast Group at 45,000 square feet 2011 – SmartCentres at 11,800 square feet 2011 – Brampton District Retail at 40,000 square feet (50% effective) 2013 – Fieldgate at 40,000 square feet

Starting with the estimated base year aggregate sales per square foot performance ($514 per square foot on 114,700 square feet), the directional impacts would be greatest against the 34,600 square foot Sobeys supermarket in the Snelgrove Centre.

Sobeys would see its base year sales of $441 per square foot in 2007 fall to $404 per square foot by 2011 (with the entry of supermarkets at the Forecast, Smartcentres, and

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Brampton Retail sites) and fall even further to $364 per square foot by 2013 (with the entry of Fieldgate supermarket).

By 2016, Sobeys’ sales would rise only moderately to $384 per square foot. If the Sobeys could survive the sales declines in 2013 and 2016, it would achieve sales gains by 2021 to $401 per square foot (at the low end of average industrial performance levels). These circumstances would probably not oblige Sobeys to close.

The 40,500 square foot Food Basics at the Wanless Centre would continue to achieve productive sales despite sales transfers since its base year sales ($513 per square foot) exceed industrial averages.

Due to distance separation, the A&P (Metro) at the Heart Lake Town Centre would experience moderate sales losses, but would regain those losses by 2021. Table 16: This table calculates the residual potential for specialty food store space.

The existing space (38,200 square feet) achieves relatively low base year sales of $200 per square foot.

About 3,000 square feet would be warranted by 2011, 4,000 square feet by 2013, 5,000 square feet by 2016, and 6,500 square feet by 2021 at a mid-range performance of $300 per square foot. Table 17: This table calculates the residual potential for personal service space.

The existing space (42,100 square feet) achieves relatively low base year sales of $172 per square foot. This rises to $214 per square foot by 2011 before any residual space estimates are calculated. About 1,600 square feet would be warranted by 2013, 4,000 square feet by 2016, and 6,400 square feet by 2021 at a mid-range performance of $225 per square foot. Table 18: This table calculates the residual potential for new restaurant space. The existing space (65,200 square feet) achieves productive base year sales of $286 per square foot. About 20,000 square feet would be warranted by 2011, 25,000 square feet by 2013, over 30,000 square feet by 2016, and almost 40,000 square feet by 2021 at a mid-range performance of $225 per square foot.

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Table 19: This table calculates the residual potential for new liquor/beer/wine space. The existing space (23,100 square feet) is estimated to achieve productive base year sales of over $800 per square foot. About 6,000 square feet would be warranted by 2011, 7,500 square feet by 2013, almost 10,000 square feet by 2016, and almost 12,000 square feet by 2021 at a mid-range performance of $800 per square foot. Table 20: This table simply adds up the residual potentials for the space categories investigated in Tables 9-19. These are summarized in the middle portion of the overleaf of Table 20.

These residuals amount to:

115,000 square feet by 2011, 885,000 square feet by 2013,

1,000,000 square feet by 2016, and 1,085,000 square feet by 2021.

The residuals exclude any allocation for any movie theatre space. To these residuals are added per capita space planning ratios for “other service” space, financial institution space, and local office space (per first box, Table 20 overleaf). With these additional space categories, the combined warranted space estimates (per second box, Table 20 overleaf) rise to:

155,000 square feet by 2011, 940,000 square feet by 2013,

1,075,000 square feet by 2016, and 1,185,000 square feet by 2021. Table 21: This table repeats the warranted space estimates (residuals and per capita space ratios) and rounds them off to the nearest 5,000 square feet in the upper box (per upper box of Table 21). The middle box factors in the “Committed Supply” and “Not Committed Supply” that represent the site capacities of the various sites. These tabulations include about 800,000 square feet at the Fieldgate site and an unassigned notional test allocation of 80,000 square feet for neighbourhood and/or convenience facilities elsewhere in Mayfield West.

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The surplus of supply in the period 2011 to 2021 progressively declines almost to an equilibrium position by 2031 (yielding a modest 5.0-acre shortfall whereby the market would be neither understored nor overstored). The lower box factors in the “Committed Supply” and “Not Committed Supply”. Again, these tabulations represent the site capacities of the various sites, but exclude the 800,000 square foot allocation at the Fieldgate site and the 80,000 square foot unassigned notional test allocation for neighbourhood and/or convenience facilities elsewhere in Mayfield West. The square footage shortfalls in supply are featured in the second last line. At 25% coverage, the supply shortfalls translate into (rounded) demands for about 50 acres by 2013, about 65 acres by 2016, about 75 acres by 2021, and ultimately 85 acres by 2031. Most of this demand can be met by Fieldgate’s 90-acre site where about 800,000 square feet are currently proposed. At 22.5% coverage, this would use up about 82 of Fieldgate’s 90 acres.

Should Mayfield West be able to attract a multiplex movie theatre, a six-plex would require about 20,000 square feet or 2 acres, and a twelve-plex would require about 40,000 square feet or 4 acres. If the theatre went to the Fieldgate site, then most of Fieldgate’s site capacity would be used up. Preliminary Recommendations on the Future Retail Structure of Mayfield West: (1) Certain anchor stores that might reasonably locate in Mayfield West at medium to

longer term population capacities could face some constraints by potentially being the last ones into the market in what is essentially an extension of northern Brampton, or by being too close to existing anchors of like type just beyond the Trade Area's boundaries. Other anchor stores would be fully warranted within the Trade Area even before medium to longer term population capacities are achieved.

The short term to longer term prospects for anchor stores are discussed as follows: Supermarket:

generally locally serving lower order function with broad shallow draws to the north

o 55,000 square feet warranted by 2011 o 85,000 square feet warranted by 2013 o 95,000 square feet warranted by 2016 o 105,000 square feet warranted by 2021 o 125,000 square feet warranted by 2031

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equals need for up to two conventional (medium scale) supermarkets plus one grocery operation by 2016, and up to three conventional (medium scale) supermarkets plus one grocery operation at ultimate population capacity

suitable for neighborhood, community, and power centre locations Promotional Department Store:

community oriented serving lower order department store function maximum of one store warranted at:

o 115,000 square feet warranted by 2013 o 125,000 square feet warranted by 2016 o 130,000 square feet warranted by 2021 o 145,000 square feet warranted by 2031

suitable for community and power centre locations Home & Auto Supply and Tires/Batteries/Accessories (Canadian Tire):

community oriented with broad shallow sub-regional draws warranted equals maximum of one anchor store:


suitable for either community or power centre location Canadian Tire likely to locate in the Trade Area

New Format HIRM (Home Depot, Rona, Lowes):

community oriented with broad shallow regional draws sufficient demand for large format store


suitable for either community or power centre location likely to locate in the Trade Area

New Format Theatre:

insufficient demand (full scale facility requires 100,000 population base) small scale facility might locate in power centre

(2) Hurontario Street, Highway 10, and the Hwy. 410 Extension will provide longer

distance predominantly north-south access, with a limited number of east-west road links. This access favours Hurontario Street as a primary location for any medium to higher order retail commercial node(s) that could accommodate community and power centre uses.

Significant regional inflow to such retail facilities from beyond the defined Trade Area is a reasonable prospect.

(3) The Trade Area favours the planning of new locations for major retail space on the

west side of Hurontario Street north of Mayfield Road. It is anticipated that the Forecast Group site and the SmartCentres’ site will proceed

in the short to medium term on the east side of Hurontario Street. It is also anticipated that incremental development will characterize these centres beginning with a supermarket anchor at the Forecast Group site.

Up to two neighbourhood or convenience centres could be distributed internally

within neighbourhoods or at major intersections along Hurontario Street or Mayfield Road.

Arterial commercial space can be accommodated either in proximity to a power

centre designation, or in a discrete node or campus (defined by principal use, such as auto sales campuses or office campuses) along Hurontario Street.

Retail commercial uses within a power centre designation should be accommodated

at an easily accessible and non-internalized site that would attract significant inflow support. Restaurants, personal service shops, and Services to Business Management (SBM) would be non-predominant uses, although certain space consuming retail and home improvement uses (such as office supply and computer stores, furniture, lighting, plumbing, electrical, HVAC, window and door, tile and floor-covering, specialty hardware and other home improvement, and garden centre uses) would be viable and appropriate.

Given the preliminary nature of these recommendations on the future retail structure of Mayfield West in Phase 1 Part A (this report), it remains for Phase 2 Part A (Council Information Workshop / Stakeholder Advisory Group) and Phase 3 Part B (Evaluation of Alternatives based on evaluation criteria) to refine and consolidate the distributional recommendations in this report.

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MAY 28, 2009

Census Base Year

Trade Area: 2006 2007 2011 2013 2016 2021 2031

Primary Zone Primary Zone - Caledon

Population 3,437Adjusted Population Projection * 3,740 3,850 7,550 9,450 12,300 17,000 26,800Cumulative Growth from Base Year 3,700 5,600 8,450 13,150 22,950Average Annual Growth (%) 24.0% 24.2% 24.4% 24.4% 24.8%Average Annual Growth (#) 925 933 939 939 956

Primary Zone - BramptonSnelgrove Population - SPA 1 11,400 11,449 12,276 12,138 11,909Snelgrove Adjusted Population * 12,400 12,450 13,350 13,200 12,950 12,950 12,950

NW Sandalwood Pkwy. Population - SPA 2 5,655 6,345 8,092 8,000 7,908NW Sandalwood Pkwy. Adjusted Pop'n * 6,150 6,900 8,800 8,700 8,600 8,600 8,600

Heart Lake West Population - SPA 3 5,520 5,471 5,425 5,380 5,334Heart Lake West Adjusted Population * 6,000 5,950 5,900 5,850 5,800 5,800 5,800

Heart Lake East Population - SPA 4 2,715 2,713 2,667 2,667 2,667Heart Lake East Adjusted Population * 2,950 2,950 2,900 2,900 2,900 2,900 2,900

Fletchers Meadow Population - SPA 44 9,610 9,610 9,518 9,472 9,426Heart Lake East Adjusted Population * 10,450 10,450 10,350 10,300 10,250 10,250 10,250

Adjusted Population Projection * 37,950 38,700 41,300 40,950 40,500 40,500 40,500Cumulative Growth from Base Year 2,600 2,250 1,800 1,800 1,800Average Annual Growth (%) 1.7% 1.0% 0.5% 0.3% 0.2%Average Annual Growth (#) 650 375 200 129 75

Total Primary Zone 41,690 42,550 48,850 50,400 52,800 57,500 67,300Cumulative Growth from Base Year 6,300 7,850 10,250 14,950 24,750Average Annual Growth (%) 3.7% 3.1% 2.7% 2.5% 2.4%Average Annual Growth (#) 1,575 1,308 1,139 1,068 1,031

Secondary Zone - CaledonPopulation 5,566Adjusted Population Projection * 6,050 6,050 6,900 7,150 7,500 7,500 7,500

Secondary Zone - BramptonPopulation 93Adjusted Population Projection * 100 100 100 100 100 100 100

Total Secondary ZonePopulation 5,659Adjusted Population Projection * 6,150 6,150 7,000 7,250 7,600 7,600 7,600Cumulative Growth from Base Year 850 1,100 1,450 1,450 1,450Average Annual Growth (%) 3.5% 3.0% 2.6% 1.7% 1.0%Average Annual Growth (#) 213 183 161 104 60

Total Trade Area 47,840 48,700 55,850 57,650 60,400 65,100 74,900Cumulative Growth from Base Year 7,150 8,950 11,700 16,400 26,200Average Annual Growth (%) 3.7% 3.1% 2.7% 2.4% 2.2%Average Annual Growth (#) 1,788 1,492 1,300 1,171 1,092

* Adjustment for census undercount = 1.087457791 for Peel Region (Annual Demographic Statistics, Cat.91-213).

TATE ECONOMIC RESEARCH (TER) POPULATION PROJECTIONS

TABLE 1

TRADE AREA POPULATION PROJECTIONS ADJUSTED FOR CENSUS UNDERCOUNT

MAY 28, 2009

Trade Area 2007 2011 2013 2016 2021 2031

Primary Zone - CaledonPopulation 3,850 7,550 9,450 12,300 17,000 26,800Per Capita Expenditure ($) * $4,943 $5,246 $5,299 $5,379 $5,379 $5,379Expenditure Potential ($ m's) $19.0 $39.6 $50.1 $66.2 $91.4 $144.1

Primary Zone - BramptonPopulation 38,700 41,300 40,950 40,500 40,500 40,500Per Capita Expenditure ($) * $4,449 $4,722 $4,769 $4,841 $4,841 $4,841Expenditure Potential ($ m's) $172.2 $195.0 $195.3 $196.1 $196.1 $196.1

Secondary Zone - CaledonPopulation 6,050 6,900 7,150 7,500 7,500 7,500Per Capita Expenditure ($) * $5,770 $6,124 $6,185 $6,279 $6,279 $6,279Expenditure Potential ($ m's) $34.9 $42.3 $44.2 $47.1 $47.1 $47.1

Secondary Zone - BramptonPopulation 100 100 100 100 100 100Per Capita Expenditure ($) * $6,173 $6,552 $6,617 $6,717 $6,717 $6,717Expenditure Potential ($ m's) $0.6 $0.7 $0.7 $0.7 $0.7 $0.7

Trade Area $226.7 $277.5 $290.3 $310.0 $335.3 $388.0

* Relative to a combined 2007 Ontario average per capita "NFSR" (Non Food Store Retail = GAFO / DRUG) expenditure of $4,590 per Appendices A-2 to A-4.

Assume real growth @ 1.5% per annum compounded to the year 2011 and 0.5% to 2016.

Trade Area 2007 2011 2013 2016 2021 2031

Primary Zone - CaledonPopulation 3,850 7,550 9,450 12,300 17,000 26,800Per Capita Expenditure ($) * $724 $768 $776 $788 $788 $788Expenditure Potential ($ m's) $2.8 $5.8 $7.3 $9.7 $13.4 $21.1

Primary Zone - BramptonPopulation 38,700 41,300 40,950 40,500 40,500 40,500Per Capita Expenditure ($) * $651 $691 $698 $708 $708 $708Expenditure Potential ($ m's) $25.2 $28.5 $28.6 $28.7 $28.7 $28.7

Secondary Zone - CaledonPopulation 6,050 6,900 7,150 7,500 7,500 7,500Per Capita Expenditure ($) * $845 $897 $906 $919 $919 $919Expenditure Potential ($ m's) $5.1 $6.2 $6.5 $6.9 $6.9 $6.9

Secondary Zone - BramptonPopulation 100 100 100 100 100 100Per Capita Expenditure ($) * $904 $959 $969 $984 $984 $984Expenditure Potential ($ m's) $0.1 $0.1 $0.1 $0.1 $0.1 $0.1

Trade Area $33.2 $40.6 $42.5 $45.4 $49.1 $56.8

* Relative to an estimated 2007 Ontario average per capita "HI" (Home Improvement / Hardware / Specialized Building Material / Garden Centre) expenditure of $672 including contractor/wholesale sales per Appendices A-2 to A-4.


TABLE 2

TRADE AREA "HI" (HOME IMPROVEMENT) EXPENDITURE POTENTIAL

TRADE AREA "NFSR" (GAFO + DRUG) EXPENDITURE POTENTIAL

TABLE 3

MAY 28, 2009

Trade Area 2007 2011 2013 2016 2021 2031





Trade Area $15.6 $19.1 $20.0 $21.3 $23.1 $26.7

* Relative to an estimated 2007 Ontario average per capita HAAS/TBA (Home & Auto Supply + Tires/Batteries/Accessories) expenditure of $321 including contractor/wholesale sales per Appendices A-2 to A-4.


Trade Area 2007 2011 2013 2016 2021 2031

Primary Zone - CaledonPopulation 3,850 7,550 9,450 12,300 17,000 26,800Per Capita Expenditure ($) * $2,008 $2,048 $2,059 $2,074 $2,074 $2,074Expenditure Potential ($ m's) $7.7 $15.5 $19.5 $25.5 $35.3 $55.6

Primary Zone - BramptonPopulation 38,700 41,300 40,950 40,500 40,500 40,500Per Capita Expenditure ($) * $1,970 $2,010 $2,020 $2,035 $2,035 $2,035Expenditure Potential ($ m's) $76.2 $83.0 $82.7 $82.4 $82.4 $82.4



Trade Area $96.7 $113.3 $117.6 $124.2 $133.9 $154.3

* Relative to estimated 2007 Ontario average per capita FSR expenditure of $1,981 per Appendices A-2 to A-4.


TABLE 5

TRADE AREA "FSR" (FOOD STORE RETAIL) EXPENDITURE POTENTIAL

TABLE 4

TRADE AREA CANADIAN TIRE EXPENDITURE POTENTIAL

MAY 28, 2009

Trade Area 2007 2011 2013 2016 2021 2031





Trade Area $12.7 $14.9 $15.5 $16.4 $17.7 $20.5

* Relative to an estimated 2007 Ontario average per capita Personal Service expenditure of $254 per Appendix A-4.


Trade Area 2007 2011 2013 2016 2021 2031





Trade Area $39.0 $45.5 $47.3 $50.2 $54.4 $63.0

* Relative to an estimated 2007 Ontario average per capita Restaurant expenditure of $787 per Appendix A-4.

Assume real growth @ 0.25% per annum compounded to the year 2016.

TABLE 6

TRADE AREA PERSONAL SERVICE EXPENDITURE POTENTIAL

TRADE AREA RESTAURANT EXPENDITURE POTENTIAL

TABLE 7

MAY 28, 2009

Trade Area 2007 2011 2013 2016 2021 2031





Trade Area $26.0 $30.3 $31.5 $33.4 $36.1 $41.8

* Relative to an estimated 2007 Ontario average per capita Liquor/Beer/Wine expenditure of $529 per Appendix A-4.

** Assume real growth @ 0.25% per annum compounded to the year 2016.

TRADE AREA LIQUOR/BEER/WINE EXPENDITURE POTENTIAL

TABLE 8

MAY 28, 2009

Trade Area 2007 2011 2013 2016 2021 2031

Primary Zone - Caledon + BramptonExpenditure Potential ($ m's) $191.2 $234.6 $245.4 $262.2 $287.5 $340.2Dep't Store NFSR Share *

@ 20.0% $38.2 $46.9 @ 20.5% $50.3 $53.8 $58.9 $69.7

Local Capture @ 0.0% $0.0 $0.0 @ 60.0% $30.2 $32.3 $35.4 $41.8

Secondary Zone - Caledon + BramptonExpenditure Potential ($ m's) $35.5 $42.9 $44.9 $47.8 $47.8 $47.8Dep't Store NFSR Share *

@ 20.0% $7.1 $8.6 @ 20.5% $9.2 $9.8 $9.8 $9.8

Local Capture @ 0.0% $0.0 $0.0 @ 40.0% $3.7 $3.9 $3.9 $3.9

Local Share Without Inflow $0.0 $0.0 $33.9 $36.2 $39.3 $45.8

Plus Inflow * @ 35.0% $0.0 $0.0 $18.2 $19.5 $19.5 $19.5

Total Potential Local Capture $0.0 $0.0 $52.1 $55.6 $58.8 $65.2

Residual Sales Demand $0.0 $0.0 $52.1 $55.6 $58.8 $65.2

Warranted sf GLA:@ $400 per sf GLA 0 0 130,240 139,117 146,891 163,100@ $450 per sf GLA 0 0 115,768 123,660 130,570 144,978@ $500 per sf GLA 0 0 104,192 111,294 117,513 130,480

* Assume future inflow @ 35.0% until 2016 and declining in percentage terms thereafter.

TABLE 9

TRADE AREA DEPARTMENT STORE "NFSR" (GAFO / DRUG) DEMANDS & RESIDUAL SPACE

MAY 28, 2009

Trade Area 2007 2011 2013 2016 2021 2031

Primary Zone - Caledon + BramptonExpenditure Potential ($ m's) $191.2 $234.6 $245.4 $262.2 $287.5 $340.2Non-Dep't Store NFSR Share

@ 80.0% $153.0 $187.7 @ 79.5% $195.1 $208.5 $228.6 $270.5

Local Capture * @ 12.4% $19.0 $23.3 @ 55.0% $107.3 @ 57.5% $119.9 $131.4 $155.5

Secondary Zone - Caledon + BramptonExpenditure Potential ($ m's) $35.5 $42.9 $44.9 $47.8 $47.8 $47.8Non-Dep't Store NFSR Share

@ 80.0% $28.4 $34.3 @ 79.5% $35.7 $38.0 $38.0 $38.0

Local Capture * @ 12.3% $3.5 $4.2 @ 37.5% $13.4 @ 40.0% $15.2 $15.2 $15.2


Plus Inflow ** @ 30.0% $9.6 $11.8 @ 30.0% *** $51.7 $57.9 $57.9 $57.9


Less Existing Competition @ 80,500 sf GLA ****

@ $399 /sf GLA $32.1 $32.1 $32.1 $32.1 $32.1 $32.1


Warranted sf GLA:@ $250 per sf GLA 0 28,767 561,202 643,406 689,631 786,015@ $275 per sf GLA 0 26,152 510,184 584,915 626,937 714,560@ $300 per sf GLA 0 23,973 467,669 536,172 574,693 655,013

* Base year Local Capture from Tate Economic Research consumer telephone survey. ** Base year inflow = consultant judgment.

*** Assume inflow @ 30.0% until 2016 and declining in percentage terms thereafter.**** See Appendix B-1.

TABLE 10

TRADE AREA NON-DEPARTMENT STORE "NFSR" (GAFO / DRUG) DEMANDS & RESIDUAL SPACE

MAY 28, 2009

Distribution By Store Type ** 2007 2011 2013 2016 2021 2031


Furniture, Home Furnishings, Computer/Software, Electronics/Appliances Ontario Average @ 21.4% $0.0

@ 21.5% $1.5 $30.2 $34.6 $37.1 $42.2 @ $200 /sf GLA 0 7,731 150,823 172,915 185,338 211,242 @ $210 /sf GLA 0 7,363 143,641 164,681 176,513 201,183 @ $220 /sf GLA 0 7,028 137,112 157,196 168,489 192,038

Drugs & Personnal Care StoresOntario Average @ 22.6% $0.0


Apparel & AccessoriesOntario Average @ 19.5% $0.0


Other General Merchandise (excluding dep't stores)Ontario Average @ 19.1% $0.0


Sports/Hobby/Music/Books/Miscellaneous/Tires & Auto Parts & AccessoriesOntario Average @ 17.4% $0.0


* The base year Non-Department Store NFSR shares and base year Local Capture rates are based on Tate Ecoonomic Research's consumer telephone survey results (March 2008 by Network Research Field Services).

** The allocation of the total Non-Department Store NFSR potential among the five store categories is based on Statistics Canada Retail Trade statistics (Cat. # 63-005) and consultant judgment.

TABLE 10, CONTINUED

TRADE AREA DISTRIBUTION OF NFSR (GAFO / DRUG) RESIDUAL BY STORE TYPE

MAY 28, 2009

2007 2011 2013 2016 2021 2031

Residual Space Demands (Sq. Ft. rounded):@ $250 per sf GLA 0 28,773 561,205 643,404 689,632 786,016@ $275 per sf GLA 0 26,151 510,184 584,918 626,937 714,561@ $300 per sf GLA 0 23,975 467,668 536,172 574,696 655,011

Less Potential Non-Department Store NFSR Supply (Sq. Ft.):Committed SupplyMayfield West Secondary Plan (Village Centre & Main St.) 0 75,000 75,000 75,000 75,000SmartCentres (SE Hurontario St./Valleywood Blvd.) 0 100,000 100,000 100,000 100,000Other Zoned SitesBrampton District Retail @ 50% Effective (Chinguacousy/Sandalwood Pkwy.) 8,500 21,000 21,000 21,000 21,000Designated Site(s) without Zoning 0 0 0 0 0Subtotal Committed Supply 8,500 196,000 196,000 196,000 196,000

Not Committed SupplyForecast Group (East Side Hurontario St. north of Mayfield Rd.) 25,000 50,000 50,000 50,000 50,000Fieldgate Site (including Costco) 0 280,000 330,000 400,000 442,450Unassigned Notional Test Allocation (e.g. Neighbourhood Centres) 0 30,000 30,000 30,000 30,000Subtotal Not Committed Supply 25,000 360,000 410,000 480,000 522,450

Total Potential Supply (Sq. Ft.) 33,500 556,000 606,000 676,000 718,450(Committed + Not Committed Test Allocations)

Surplus (+) / Shortfall (-) of Supply Over Demand (Sq. Ft.) 4,727 45,816 21,082 49,062 63,439

Residual Sales Demand ($ m's) $7.2 $140.3 $160.9 $172.4 $196.5

Less Potential Non-Department Store NFSR Sales ($ m's):

@ Allocated Sq. Ft. 33,500 556,000 606,000 676,000 718,450@ $220 per Sq. Ft. $7.4@ $240 per Sq. Ft. $133.4@ $260 per Sq. Ft. $157.6 $175.8@ $280 per Sq. Ft. $201.2

Potential Sales Transfer / Increment ($ m's) ($0.2) $6.9 $3.3 ($3.4) ($4.7)

Resultant Sales Performance of Existing Non-Department Store NFSR Space ($ per Sq. Ft.) $399 $396 $484 $440 $357 $341

Resultant Impact on Sales Performance (%) -0.6% 21.4% 10.3% -10.4% -14.5%

TABLE 11(a)

TRADE AREA NFSR (GAFO / DRUG) COMBINED IMPACTS(Unassigned Notional Test Allocation for Neighbourhood/Convenience Centre(s) @ 30,000 sf in 2013, 2016, 2021, and 2031)

MAY 28, 2009

2007 2011 2013 2016 2021 2031

Residual Space Demands (Sq. Ft. rounded):@ $250 per sf GLA 0 28,773 561,205 643,404 689,632 786,016@ $275 per sf GLA 0 26,151 510,184 584,918 626,937 714,561@ $300 per sf GLA 0 23,975 467,668 536,172 574,696 655,011

Less Potential Non-Department Store NFSR Supply (Sq. Ft.):Committed SupplyMayfield West Secondary Plan (Village Centre & Main St.) 0 75,000 75,000 75,000 75,000SmartCentres (SE Hurontario St./Valleywood Blvd.) 0 100,000 100,000 100,000 100,000Other Zoned SitesBrampton District Retail @ 50% Effective (Chinguacousy/Sandalwood Pkwy.) 8,500 21,000 21,000 21,000 21,000Designated Site(s) without Zoning 0 0 0 0 0Subtotal Committed Supply 8,500 196,000 196,000 196,000 196,000

Not Committed SupplyForecast Group (East Side Hurontario St. north of Mayfield Rd.) 25,000 50,000 50,000 50,000 50,000Fieldgate Site (including Costco) 0 280,000 330,000 400,000 442,450Unassigned Notional Test Allocation (e.g. Neighbourhood Centres) 0 40,000 40,000 40,000 40,000Subtotal Not Committed Supply 25,000 370,000 420,000 490,000 532,450

Total Potential Supply (Sq. Ft.) 33,500 566,000 616,000 686,000 728,450(Committed + Not Committed Test Allocations)

Surplus (+) / Shortfall (-) of Supply Over Demand (Sq. Ft.) 0 4,727 55,816 31,082 59,062 73,439

Residual Sales Demand ($ m's) $0.0 $7.2 $140.3 $160.9 $172.4 $196.5

Less Potential Non-Department Store NFSR Sales ($ m's)

@ Allocated Sq. Ft. 0 33,500 566,000 616,000 686,000 728,450@ $220 per Sq. Ft. $0.0 $7.4@ $240 per Sq. Ft. $135.8@ $260 per Sq. Ft. $160.2 $178.4@ $280 per Sq. Ft. $204.0

Potential Sales Transfer / Increment ($ m's) $0 ($0.2) $4.5 $1 ($6.0) ($7.5)

Resultant Sales Performance of Existing Non-Department Store NFSR Space ($ per Sq. Ft.) $399 $396 $454 $407 $325 $306

Resultant Impact on Sales Performance (%) -0.6% 13.9% 2.2% -18.5% -23.3%

TABLE 11(b)

TRADE AREA NFSR (GAFO / DRUG) COMBINED IMPACTS(Unassigned Notional Test Allocation for Neighbourhood/Convenience Centre(s) @ 40,000 sf in 2013, 2016, 2021, and 2031)

MAY 28, 2009

Trade Area 2007 2011 2013 2016 2021 2031

Primary Zone - Caledon + BramptonExpenditure Potential ($ m's) $191.2 $234.6 $245.4 $262.2 $287.5 $340.2Non-Dep't Store NFSR Share

@ 80.0% $153.0 $187.7 @ 79.5% $195.1 $208.5 $228.6 $270.5

Canadian Tire/Auto Parts/Tire Share @ 8.4% $12.8 $15.8 @ 8.5% $16.6 $17.7 $19.4 $23.0

Local Capture @ 0.0% $0.0 $0.0 @ 80.0% $13.3 $14.2 $15.5 $18.4

Secondary Zone - Caledon + BramptonExpenditure Potential ($ m's) $35.5 $42.9 $44.9 $47.8 $47.8 $47.8Non-Dep't Store NFSR Share

@ 80.0% $28.4 $34.3 @ 79.5% $35.7 $38.0 $38.0 $38.0

Canadian Tire/Auto Parts/Tire Share @ 8.4% $2.4 $2.9 @ 8.5% $3.0 $3.2 $3.2 $3.2

Local Capture @ 0.0% $0.0 $0.0 @ 60.0% $1.8 $1.9 $1.9 $1.9


Plus Inflow * @ 30.0% ** $0.0 $6.5 $6.9 $6.9 $6.9




* Base year inflow = consultant judgment.** Assume inflow @ 30.0% until 2016 and declining in percentage terms thereafter.

TABLE 12

TRADE AREA CANADIAN TIRE, AUTO PARTS & ACCESSORIES & TIRE RESIDUAL DEMANDS

MAY 28, 2009

Trade Area 2007 2011 2013 2016 2021 2031

Primary Zone - Caledon + BramptonExpenditure Potential ($ m's) $28.0 $34.3 $35.9 $38.4 $42.1 $49.8Local Capture *

@ 0.0% $0.0 $0.0 @ 60.0% $21.5 $23.0 $25.2 $29.9

Secondary Zone - Caledon + BramptonExpenditure Potential ($ m's) $5.2 $6.3 $6.6 $7.0 $7.0 $7.0Local Capture *

@ 0.0% $0.0 $0.0 @ 40.0% $2.6 $2.8 $2.8 $2.8


Plus Inflow @ 30.0% ** $0.0 $0.0 $10.4 $11.1 $11.1 $11.1




* Base year = consultant judgment.** Assume inflow @ 30.0% until 2016 and declining in percentage terms thereafter.

Note:The sales for the garden centre space are rolled into the sales of any permanent building.

TABLE 13

TRADE AREA HOME IMPROVEMENT DEMANDS & RESIDUAL SPACE

MAY 28, 2009

Trade Area 2007 2011 2013 2016 2021 2031

Primary Zone - Caledon + BramptonExpenditure Potential ($ m's) $84.0 $98.5 $102.2 $107.9 $117.7 $138.0Supermarket Share

@ 88.5% $74.3 $87.1 @ 89.0% $90.9 $96.1 $104.7 $122.8

Local Capture * @ 38.4% $28.5 @ 47.5% $41.4 @ 52.5% $47.7 $50.4 $55.0 $64.5

Secondary Zone - Caledon + BramptonExpenditure Potential ($ m's) $12.7 $14.8 $15.4 $16.3 $16.3 $16.3Supermarket Share

@ 88.5% $11.3 $13.1 @ 89.0% $13.7 $14.5 $14.5 $14.5

Local Capture * @ 34.4% $3.9 @ 40.0% $5.2 $5.5 $5.8 $5.8 $5.8


Plus Inflow ** @ 45.0% $26.5 @ 45.0% *** $38.2 $43.5 $46.0 $46.0 $46.0


Less Existing Competition @ 114,700 sf GLA ****

@ $514 /sf GLA $58.9 $58.9 $58.9 $58.9 $58.9 $58.9



* The base year Local Capture rates are based on Tate Economic Research's consumer telephone survey results (March 2008 by Network Research Field Services).

** Estimated from Tate Economic Research's licence plate surveys and floorspace inventory.

*** Assume inflow @ 45.0% until 2016 and declining in percentage terms thereafter.

**** From Appendix B-1.

TABLE 14

TRADE AREA SUPERMARKET DEMANDS & RESIDUAL SPACE

MAY 28, 2009

2007 2011 2013 2016 2021 2031


Less Existing Competition:

A&P (Heart Lake Town Centre) $22.9 $21.6 $21.8 $22.0 $23.0 $25.0% Share (Consumer Survey) 38.9%Future % Share 25.5% 22.5% 21.5% 21.5% 21.5%Sales/sf @ 39,600 sf GLA 578$ 546$ 550$ 555$ 580$ 631$ Impact (%) 0.0% -5.6% -4.9% -4.0% 0.2% 9.2%

Food Basics (Wanless Centre) $20.8 $19.1 $17.9 $18.9 $19.8 $21.5% Share (Consumer Survey) 35.2%Future % Share 22.5% 18.5% 18.5% 18.5% 18.5%Sales/sf @ 40,500 sf GLA 513$ 471$ 442$ 467$ 488$ 531$ Impact (%) 0.0% -8.2% -13.8% -9.0% -4.9% 3.6%

Sobeys (Snelgrove Centre) $15.3 $14.0 $12.6 $13.3 $13.9 $15.1% Share (Consumer Survey) 25.9%Future % Share 16.5% 13.0% 13.0% 13.0% 13.0%Sales/sf 34,600 sf GLA 441$ 404$ 364$ 384$ 401$ 437$ Impact (%) 0.0% -8.4% -17.6% -12.9% -9.1% -1.0%

Forecast Group Test Allocation $17.8 $17.4 $18.4 $19.2 $20.9Future % Share 21.0% 18.0% 18.0% 18.0% 18.0%Sales/sf 45,000 sf GLA 396$ 387$ 409$ 427$ 465$ Impact (%) -2.2% 3.3% 7.9% 17.5%

Smartcentres Test Allocation $4.7 $4.8 $5.1 $5.3 $5.8Future % Share 5.5% 5.0% 5.0% 5.0% 5.0%Sales/sf 11,800 sf GLA 395$ 410$ 433$ 452$ 493$ Impact (%) 5.6% 10.3% 20.2%

Brampton District Retail @ 50% Effective (Chinguacousy/Sandalwood Pkwy $7.6 $7.7 $8.2 $8.5 $9.3Future % Share 9.0% 8.0% 8.0% 8.0% 8.0%Sales/sf @ 20,000 sf GLA of 40,000 sf GLA 382$ 387$ 409$ 427$ 465$

Fieldgate $14.5 $16.4 $17.1 $18.6Future % Share 15.0% 16.0% 16.0% 16.0%Sales/sf @ 40,000 sf GLA 363$ 409$ 427$ 465$

Total Supermarket Share (%) 100.0% 100.0% 100.0% 100.0% 100.0% 100.0%

Total Supermarket Sales ($ m's) $58.9 $84.8 $96.8 $102.2 $106.8 $116.3

Total Supermarket Sales/ sf 2007 114,700 sf GLA * $5142011 191,500 sf GLA * $4432013 + 231,500 sf GLA * $418 $442 $461 $502


TRADE AREA SUPERMARKET/GROCERY STORE DIRECTIONAL IMPACTS

TABLE 15

MAY 28, 2009

* Assume Forecast Group plus SmartCentres plus Brampton District Retail proceed by 2011, and Fieldgate by 2013.

Trade Area 2007 2011 2013 2016 2021 2031

Primary Zone - Caledon + BramptonExpenditure Potential ($ m's) $84.0 $98.5 $102.2 $107.9 $117.7 $138.0Specialty Food Share

@ 11.5% $9.7 @ 11.0% $10.8 $11.2 $11.9 $12.9 $15.2

Local Specialty Food Capture @ 38.0% * $3.7 @ 40.0% * $4.3 $4.5 $4.7 $5.2 $6.1

Secondary Zone - Caledon + BramptonExpenditure Potential ($ m's) $12.7 $14.8 $15.4 $16.3 $16.3 $16.3Specialty Food Share

@ 11.5% $1.5 @ 11.0% $1.6 $1.7 $1.8 $1.8 $1.8

Local Specialty Food Capture @ 36.0% * $0.5 @ 40.0% * $0.7 $0.7 $0.7 $0.7 $0.7


Plus Inflow * @ 45.0% $3.4 @ 41.5% ** $3.5 $3.7 $3.7 $3.7 $3.7


Less Existing Competition @ 38,200 sf GLA ***

@ $200 /sf GLA $7.6 $7.6 $7.6 $7.6 $7.6 $7.6



Potential Sales Transfer / Increment ($ m's) $0.0 $0.9 $1.2 $1.5 $1.9 $2.8

Resultant Sales per Sq. Ft. of Existing Space $200 $223 $231 $239 $250 $274Resultant Impact on Sales Performance (%) 11.6% 15.9% 19.7% 25.3% 37.0%

* Consultant judgment.** Assume inflow @ 41.5% until 2016 and declining in percentage terms thereafter.

*** Appendix B-1

TABLE 16

TRADE AREA SPECIALTY FOOD DEMANDS & RESIDUAL SPACE

MAY 28, 2009

Trade Area 2007 2011 2013 2016 2021 2031

Primary Zone - Caledon + BramptonExpenditure Potential ($ m's) $10.8 $12.7 $13.2 $14.0 $15.3 $18.1Local Capture

@ 35.0% * $3.8 @ 40.0% * $5.1 $5.3 $5.6 $6.1 $7.2

Secondary Zone - Caledon + BramptonExpenditure Potential ($ m's) $1.9 $2.2 $2.3 $2.4 $2.4 $2.4Local Capture

@ 30.0% * $0.6 @ 35.0% * $0.8 $0.8 $0.8 $0.8 $0.8


Plus Inflow @ 40.0% * $2.9 @ 35.0% ** $3.2 $3.3 $3.5 $3.5 $3.5



@ $172 /sf GLA $7.2 @ $214 /sf GLA $9.0 $9.0 $9.0 $9.0 $9.0

Residual Sales Demand $0.0 $0.4 $0.9 $1.4 $2.5


* Consultant estimate.** Assume inflow @ 35% until 2016 and declining in percentage terms thereafter.

*** Appendix B-1

TABLE 17

TRADE AREA PERSONAL SERVICE DEMANDS & RESIDUAL SPACE

MAY 28, 2009

Trade Area 2007 2011 2013 2016 2021 2031


@ 40.0% * $13.0 @ 42.5% * $16.2 $16.9 $17.9 $19.7 $23.3


@ 30.0% * $1.9 @ 32.5% * $2.4 $2.5 $2.6 $2.6 $2.6


Plus Inflow @ 20.0% * @ 20.0% ** $3.7 $4.6 $4.8 $5.1 $5.1 $5.1



@ $286 /sf GLA $18.7 $18.7 $18.7 $18.7 $18.7 $18.7




*** Appendix B-1

TABLE 18

TRADE AREA RESTAURANT DEMANDS & RESIDUAL SPACE

MAY 28, 2009

Trade Area 2007 2011 2013 2016 2021 2031


@ 75.0% * $16.5 @ 77.5% * $19.9 $20.7 $21.9 $24.0 $28.4


@ 25.0% * $1.0 @ 27.5% * $1.3 $1.3 $1.4 $1.4 $1.4


Plus Inflow @ 11.0% * @ 10.0% ** $2.0 $2.3 $2.4 $2.6 $2.6 $2.6



@ $801 /sf GLA $18.5 $18.5 $18.5 $18.5 $18.5 $18.5




*** Appendix B-1

TABLE 19

TRADE AREA LIQUOR/BEER/WINE DEMANDS & RESIDUAL SPACE

MAY 28, 2009

Sq. Ft. Sq. Ft. Sq. Ft. Sq. Ft. Sq. Ft. Sq. Ft.Trade Area 2007 2011 2013 2016 2021 2031

Department Store Space@ $400 /sf GLA 0 0 130,240 139,117 146,891 163,100@ $450 /sf GLA 0 0 115,768 123,660 130,570 144,978@ $500 /sf GLA 0 0 104,192 111,294 117,513 130,480

Non-department Store NFSR Space@ $250 /sf GLA 0 28,767 561,202 643,406 689,631 786,015@ $275 /sf GLA 0 26,152 510,184 584,915 626,937 714,560@ $300 /sf GLA 0 23,973 467,669 536,172 574,693 655,013

Furniture, Home Furnishings, Computer/Software, Electronics/Appliances

@ 21.5% @ $200 /sf GLA 0 7,731 150,823 172,915 185,338 211,242 @ $210 /sf GLA 0 7,363 143,641 164,681 176,513 201,183 @ $220 /sf GLA 0 7,028 137,112 157,196 168,489 192,038

Drugs & Personnal Care Stores @ 22.0% @ $650 /sf GLA 0 2,434 47,486 54,442 58,353 66,509 @ $675 /sf GLA 0 2,344 45,728 52,426 56,192 64,046 @ $700 /sf GLA 0 2,260 44,094 50,553 54,185 61,758

Apparel & Accessories @ 18.0% @ $250 /sf GLA 0 5,178 101,016 115,813 124,134 141,483 @ $275 /sf GLA 0 4,707 91,833 105,285 112,849 128,621 @ $300 /sf GLA 0 4,315 84,180 96,511 103,445 117,902

Other General Merchandise (excluding dep't stores) @ 20.0% @ $200 /sf GLA 0 7,192 140,301 160,852 172,408 196,504 @ $225 /sf GLA 0 6,393 124,712 142,979 153,251 174,670 @ $250 /sf GLA 0 5,753 112,240 128,681 137,926 157,203

Sports/Hobby/Music/Books/Miscellaneous/Tires & Auto Parts & Accessories

@ 18.5% @ $225 /sf GLA 0 5,913 115,358 132,256 141,758 161,570 @ $250 /sf GLA 0 5,322 103,822 119,030 127,582 145,413 @ $275 /sf GLA 0 4,838 94,384 108,209 115,983 132,194

Home Improvement Centre Space @ $300 /sf GLA 0 0 153,503 163,974 173,848 194,437 @ $350 /sf GLA 0 0 138,153 147,577 156,463 174,993 @ $400 /sf GLA 0 0 125,594 134,160 142,239 159,085

Supermarket Space @ $450 /sf GLA 0 60,811 88,996 101,834 112,552 134,900 @ $475 /sf GLA 0 57,433 84,051 96,176 106,299 127,405 @ $500 /sf GLA 0 54,410 79,628 91,115 100,704 120,700

TABLE 20

TRADE AREA SUMMARY DEMANDS & RESIDUAL SPACE

MAY 28, 2009

Sq. Ft. Sq. Ft. Sq. Ft. Sq. Ft. Sq. Ft. Sq. Ft.Trade Area 2007 2011 2013 2016 2021 2031

Specialty Food Store Space @ $275 /sf GLA 0 3,229 4,405 5,466 7,026 10,278 @ $300 /sf GLA 0 2,960 4,038 5,010 6,440 9,422 @ $325 /sf GLA 0 2,732 3,728 4,625 5,945 8,697

Personal Service Space @ $200 /sf GLA 0 0 1,789 4,542 7,183 12,690 @ $225 /sf GLA 0 0 1,590 4,037 6,385 11,280 @ $250 /sf GLA 0 0 1,431 3,633 5,746 10,152

Restaurant Space @ $200 /sf GLA 0 22,739 27,567 34,994 43,809 62,189 @ $225 /sf GLA 0 20,213 24,504 31,105 38,941 55,279 @ $250 /sf GLA 0 18,191 22,054 27,995 35,047 49,751

Liquor/Beer/Wine Space @ $750 /sf GLA 0 6,651 7,919 9,880 12,687 18,538 @ $800 /sf GLA 0 6,236 7,424 9,263 11,894 17,380 @ $850 /sf GLA 0 5,869 6,987 8,718 11,194 16,357

TOTAL RETAIL & SELECTED COMMERCIAL Low Range 0 122,198 975,621 1,103,213 1,193,626 1,382,147Mid Range 0 112,993 885,713 1,001,743 1,083,929 1,255,296Upper Range 0 105,175 811,281 917,712 993,081 1,150,234

Sq. Ft. Sq. Ft. Sq. Ft. Sq. Ft. Sq. Ft. Sq. Ft.Primary Zone - Caledon + Brampton 2007 2011 2013 2016 2021 2031Population Projection 42,550 48,850 50,400 52,800 57,500 67,300Cumulative Growth 6,300 7,850 10,250 14,950 24,750

Sq. Ft. Sq. Ft. Sq. Ft. Sq. Ft. Sq. Ft. Sq. Ft.2007 2011 2013 2016 2021 2031

Other Service Space @ 0.9 sf per capita 0 5,670 7,065 9,225 13,455 22,275Financial Institution Space @ 1.0 sf per capita 0 6,300 7,850 10,250 14,950 24,750Local Office Space @ 5.0 sf per capita * 0 31,500 39,250 51,250 74,750 123,750Total Warranted Space Based on Per Capita Ratios 0 43,470 54,165 70,725 103,155 170,775

2007 2011 2013 2016 2021 2031Low Range 0 165,668 1,029,786 1,173,938 1,296,781 1,552,922Mid Range 0 156,463 939,878 1,072,468 1,187,084 1,426,071Upper Range 0 148,645 865,446 988,437 1,096,236 1,321,009

TABLE 20, CONTINUED

TRADE AREA SUMMARY DEMANDS & RESIDUAL SPACE

Warranted Space Based on Per Capita Space Ratios

TOTAL RETAIL & SELECTED COMMERCIAL RESIDUALS PLUS WARRANTED OTHER SPACE BASED ON PER CAPITA SPACE RATIOS

PER CAPITA SPACE RATIOS AND WARRANTED SPACE BASED ON CUMULATIVE POPULATION GROWTH

MAY 28, 2009

* Includes Finance/Insurance/Real Estate (FIRE) + Services to Business Management (SBM) + Medical/Dental/Veterinary + Misc. Office.

2011 2013 2016 2021 2031

Low Range 165,668 1,029,786 1,173,938 1,296,781 1,552,922Mid Range 156,463 939,878 1,072,468 1,187,084 1,426,071Upper Range 148,645 865,446 988,437 1,096,236 1,321,009

Rounded Mid Range Residual Estimates (to nearest 5,000) 155,000 940,000 1,075,000 1,190,000 1,320,000

2011 2013 2016 2021 2031Committed SupplyMayfield West Secondary Plan (Village Centre & Main St.) 0 100,000 100,000 100,000 100,000SmartCentres (SE Hurontario St./Valleywood Blvd.) 0 130,000 130,000 130,000 130,000Brampton District Retail @ 50% Effective (Chinguacousy/Sandalwood Pkwy.) 8,500 55,100 55,100 55,100 55,100Subtotal Committed Supply 8,500 285,100 285,100 285,100 285,100

Not Committed SupplyForecast Group (East Side Hurontario St. north of Mayfield Rd.) 100,000 100,000 100,000 100,000 100,000Fieldgate Site (including Costco) 435,000 707,000 800,540 800,540 800,540Unassigned Notional Test Allocation (e.g. Neighbourhood Ctrs. / Theatre) 0 80,000 80,000 80,000 80,000Subtotal Not Committed Supply 535,000 887,000 980,540 980,540 980,540

Total Potential Supply (Committed + Not Committed ) 543,500 1,172,100 1,265,640 1,265,640 1,265,640

Surplus (+) / Shortfall (-) of Supply Over Demand (Sq. Ft.) 388,500 232,100 190,640 75,640 -54,360(Committed + Not Committed)

Additional Land Requirement (acres) Acres Acres Acres Acres Acres

@ 25.0% coverage -35.7 -21.3 -17.5 -6.9 5.0Surplus Surplus Surplus Surplus Equilibrium

2011 2013 2016 2021 2031Committed SupplyMayfield West Secondary Plan (Village Centre & Main St.) 0 100,000 100,000 100,000 100,000SmartCentres (SE Hurontario St./Valleywood Blvd.) 0 130,000 130,000 130,000 130,000Brampton District Retail @ 50% Effective (Chinguacousy/Sandalwood Pkwy.) 8,500 55,100 55,100 55,100 55,100Subtotal Committed Supply 8,500 285,100 285,100 285,100 285,100

Not Committed Supply Excluding Fieldgate + Neighbourhood Ctrs.Forecast Group (East Side Hurontario St. north of Mayfield Rd.) 100,000 100,000 100,000 100,000 100,000Subtotal Not Committed Supply 100,000 100,000 100,000 100,000 100,000

Total Potential Supply (Committed + Not Committed ) 108,500 385,100 385,100 385,100 385,100

Surplus (+) / Shortfall (-) of Supply Over Demand (Sq. Ft.) -46,500 -554,900 -689,900 -804,900 -934,900(Committed + Not Committed)

Additional Land Requirement (acres) Acres Acres Acres Acres Acres

@ 25.0% coverage 4.3 51.0 63.4 73.9 85.8

"COMMITTED" + "NOT COMMITTED" SQUARE FOOTAGE SUPPLY

TOTAL RETAIL & SELECTED COMMERCIAL RESIDUAL DEMANDS & OTHER PER CAPITA SPACE RATIOS

"COMMITTED" + "NOT COMMITTED" SQUARE FOOTAGE SUPPLY

TABLE 21

COMPARISON OF SQUARE FOOTAGE DEMANDS AND POTENTIAL SUPPLY

MAY 28, 2009

Equilibrium Required Required Required Required

APPENDIX A

INCOME / EXPENDITURE DATA

Av. Per CapitaIncome of (x) (y1) (y2)

(n) Income Quintile Income NFSR FSR1 $10,749 39.4 60.4 94.42 $17,896 65.6 75.1 97.23 $21,019 77.0 81.9 93.04 $27,117 99.4 98.6 100.85 $45,699 167.4 146.3 109.1

All Classes $27,291 100 100 100

Source: Statistics Canada Survey of Household Spending, 2004 for NFSR & FSR.

where n = number of income classes where x = independent variable or Income Index where y = dependent variable or Expenditure Index

b = n(∑xy) – (∑x) (∑y) and a = ∑y – b(∑x) n(∑x2) – (∑x)2 n

NFSR Expenditure Index: y1 = 32 + .68 (x) FSR Expenditure Index: y2 = 88 + .12 (x)

APPENDIX A–1

INCOME/EXPENDITURE INDEXING METHODOLOGY (REGRESSION ANALYSIS)

REGRESSION EQUATION

INCOME/EXPENDITURE REGRESSION EQUATIONS

y = a + bx

Per Capita Indexes

2007 2007 2007 2007 2007Q.4 Q.3 Q.2 Q.1 TOTAL Per Capita * % %

NAICS FSR (Food Store Retail)

D 090 Supermarket & Grocery Stores 5,728.4 5,601.7 5,699.9 5,136.0 22,166.0 $1,731 87.4% 87.4%

D 100 Convenience & Specialty Food Stores 828.2 849.7 841.2 682.6 3,201.7 $250 12.6% 12.6%

TOTAL FSR 6,556.6 6,451.4 6,541.1 5,818.6 25,367.7Per Capita * = $1,981 100.0% 100.0%

Add back WMC food sales = $130Per Capita * = $2,111

NFSR (Non-Food Store Retail) % %

"GAFO + DRUGS " (Formerly Department Store Type Merchandise)

B 030 Furniture Stores 941.7 954.8 847.0 765.0 3,508.5 $274B 040 Home Furnishings Stores 716.2 595.5 571.2 510.7 2,393.6 $187B 050 Computer and software stores 128.2 96.2 93.8 106.6 424.8 $33B 060 Home electronics and appliance stores 1,497.1 1,093.0 939.7 913.1 4,442.9 $347

Subtotal 3,283.2 2,739.5 2,451.7 2,295.4 10,769.8 $841 18.3% 16.0%

E 120 Pharmacies and personal care stores 3,051.7 2,767.2 2,748.0 2,686.8 11,253.7 $879 19.1% 16.7%

F 140 Clothing stores 2,345.0 1,714.1 1,779.8 1,372.4 7,211.3 $563F 150 Shoe, clothing accessories, and jewellery stores 738.1 576.7 571.6 429.6 2,316.0 $181

Subtotal 3,083.1 2,290.8 2,351.4 1,802.0 9,527.3 $744 16.2% 14.1%

G 170 Department stores (excluding concessions) ** 3,276.4 2,309.7 2,352.3 1,865.7 9,804.2 $766 16.7% 14.5%

G 180 Other general merchandise stores (incl. Can. Tire) 2,348.5 2,205.4 2,328.9 1,790.7 8,673.4 $677 14.8% 12.9%

Subtotal 5,728.2 4,487.9 4,681.2 3,656.4 18,477.6 $1,443 31.4% 27.4%

H 160 Sporting goods, hobby, music and book stores 1,194.3 904.4 828.8 799.7 3,727.2 $291H 190 Miscellaneious store retail (90%) 1,087.9 937.9 918.7 759.1 3,703.6 $289

Subtotal 2,282.2 1,842.3 1,747.5 1,558.8 7,430.8 $580 12.6% 11.0%

44132 Tires 653.6 $51 1.1% 1.0%

44131 Auto Parts & Accessories 661.2 $52 1.1% 1.0%

Subtotal 1,314.8 $103 2.2% 2.0%

"HI" C 070 Home Centres and hardware stores 1,668.2 1,911.6 2,056.5 1,254.3 6,890.6 $538 10.2%

C 080 Specialized building materials and garden stores 391.9 507.6 514.5 304.3 1,718.3 $134 2.6%

Subtotal 2,060.1 2,419.2 2,571.0 1,558.6 8,608.9 $672 12.8%

TOTAL NFSR = "GAFO + DRUG" 58,774.0 $4,590 100.0%

Per Capita (Subtract est'd WMC food sales) ** = $130Per Capita * $4,460

TOTAL NFSR + HI = "GAFO + DRUG" + "HI" 67,382.9 $5,263 100.0%

Per Capita (Subtract est'd WMC food sales) ** = $130Per Capita * $5,133

Dep't. Store Share of "GAFO + DRUG" = $766/$4590 = 16.7%Dep't. Store Share of "GAFO + DRUG" less WMC @ $130 per capita = $766/$4460 = 17.2%Dep't. Store Share of NFSR = $766/$5263 = 14.6%Dep't. Store Share of NFSR less WMC @ $130 per capita = $766/$5133 = 14.9%

* Per Capita @ 12,803,861 persons (per July - September 2007 estimate from Statistics Canada Quarterly Demographic Statistics,including net undercoverage of non-permanent residents and returning Canadians (July 1, 2007, Cat. # 91-002 XIE, Table 1).

Source: Retail Trade, Statistics Canada Cat. # 63-005, Table 3-7, April, 2008, and consultations with Retail Trade Section.

** Morgan estimate.

2007 ESTIMATES OF ONTARIO RETAIL SALES BY TRADE GROUP

APPENDIX A-2

Per Cap Per Cap NFSRHH Total HH HH HH GAFO + Drug

Trade Area Number Income Income Income Income FSR & HI Per. Serv. Rest. L/B/WTrade Area Pop'n % Pop'n Households ($) ($ m's) ($) Index Index Index Index Index Index

Ontario2001 11,410,046 4,219,410 $66,836 282,008 $24,716 100.0 100.0 100.0 100.0 100.0 100.02006 12,160,280 4,554,250 $77,967 355,081 $29,200 100.0 100.0 100.0 100.0 100.0 100.0

Primary Zone - Caledon2001 3,040 902 $99,043 89.3 $29,387 118.9 102.3 112.9 110.8 116.2 111.82006 7.8% 3,439 1,002 $111,544 111.8 $32,500 111.3 101.4 107.7 107.0 109.7 106.8

Primary Zone - Brampton2001 19,805 5,665 $101,999 577.8 $29,176 118.0 102.2 112.3 110.4 115.5 111.22006 79.3% 35,165 9,992 $98,121 980.4 $27,881 95.5 99.5 96.9 99.1 96.0 96.5

Secondary Zone - Caledon2001 5,713 1,883 $98,731 185.9 $32,542 131.7 103.8 121.5 117.2 127.3 120.12006 12.7% 5,631 1,931 $117,349 226.6 $40,242 137.8 104.5 125.7 120.3 132.6 124.1

Secondary Zone - Brampton2001 132 37 $95,142 3.5 $26,669 107.9 100.9 105.4 105.3 106.7 104.62006 0.2% 93 31 $132,022 4.1 $44,007 150.7 106.1 134.5 126.7 143.8 132.5

Trade Area2001 28,690 8,487 $100,930 856.6 $29,857 102.2 100.3 101.5 102.5 101.8 100.92006 100.0% 44,328 12,956 $102,106 1,322.9 $29,843 102.2 100.3 101.5 102.5 101.8 100.9

2007NFSR +HI Expenditure Index = 32.0 + .68 (Income Index) Restaurant Expenditure Index = 13.256 + .8661 (Income Index) Personal Service Expenditure Index = 51.48 + .4991 (Income Index)FSR Expenditure Index = 88.0 + .12 (Income Index) Liquor/Beer/Wine Expenditure Index = 34.19 + .6524 (Income Index)

APPENDIX A-3

TRADE AREA INCOME AND EXPENDITURE INDEXES

2007 20072005 2007 2007 NFSR NFSR less 2007 2007 2007 2007 2007

Per Cap 2005 FSR NFSR + HI (GAFO + Drug) HAAS/TBA HI HAAS/TBA Per. Serv. Restaurant L/B/WHH Income Income Per Cap Per Cap Per Cap Per Cap Per Cap Per Cap Per Cap Per Cap Per Cap

Trade Area ($) Index Exp. Exp. Exp. Exp. Exp. Exp. Exp. Exp. Exp.

Ontario $29,200 100.0 $1,981 $5,263 $4,590 $4,269 $672 $321 $254 $787 $529

Primary Zone - Caledon $32,500 111.3 $2,008 $5,667 $4,943 $4,603 $724 $340 $272 $863 $565Primary Zone - Brampton $27,881 95.5 $1,970 $5,101 $4,449 $4,143 $651 $306 $252 $755 $511Subtotal 96.9

Secondary Zone - Caledon $40,242 137.8 $2,071 $6,616 $5,770 $5,373 $845 $397 $306 $1,043 $657Secondary Zone - Brampton $44,007 150.7 $2,102 $7,078 $6,173 $5,748 $904 $425 $322 $1,131 $701Subtotal 138.0

The estimated 2007 Ontario per capita Personal Service expenditure assumes 2.0% real and inflationary annual growth from 2004 to 2007 against the 2003 estimate of $240 per capita.The estimated 2007 Ontario per capita Restaurant expenditure assumes 8.5% real and inflationary growth from 2004 to 2007 against the 2003 estimate of $725 per capita.The estimated 2007 Ontario per capita L/B/W (liquor/beer/wine) expenditure assumes 2.0% real and inflationary annual growth to 2007 against the 2005 estimate of $499 per capita.

HAAS/TBA shares of NFSR + HI:Ontario @ 6.1% of $5,263 per capita

APPENDIX A-4

TRADE AREA FSR, GAFO + DRUG, HI, HAAS/TBA, PERSONAL SERVICE, RESTAURANT AND L/B/W EXPENDITURE LEVELS

APPENDIX B

FLOORSPACE INVENTORY

58-83 84-113 28-30 114-123 1-2 3-16 25-26 31-34 Drug 17 35-57 Home Sport/Hobby Can Tire Subtotal Home Ctr. 22-24 172-174 124-126

Super- Major 25 Other Cosmetic 18 Fashion Furnishings Music/Book + TSC 28 Non-Dep't Total Hardware Liquor Restaurant 184-196 Bank 200 FSR, NSR, HI, Restaurant, Service, Bank, L/B/W, and Vacant Inventory Total Market Spec. Subtotal Discount 26 Gen'l Optician 19 & Computers Forist/Gift/Art Tires 30 Store NFSR Bldg. Supply Beer Fast Food Personal Other Trust VacantCompilation: December 2, 2008 NAICS Study Space & Grocery Food FSR Dep't Store Merch. Pers Care 20-21 Access. Electronics Used/Misc. Auto P+A 29 NFSR Space Nursery Wine Drinking Services Services Credit Un. SpaceStreet #Store Name Store Type Code Code GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA

Node 1 - HEART LAKE TOWN CENTRE

Sandalwood Parkway East180 A&P (Metro) Supermarket & Other Grocery 44511 1 39,600 39,600 39,600180 Hasty Market Convenience Store 44512 3 2,800 2,800 2,800180 Good'n Natural Health Foods Health Foods (not supplements) 445299 13 700 700 700180 Dollarama All Other General Merchandise 452999 32 8,700 8,700 8,700 8,700180 Sears Catalogue All Other General Merchandise 452999 32 200 200 200 200180 Shoppers Drug Mart Pharmacies and Drugstores 44611 17 7,400 7,400 7,400 7,400180 Next Optical Optician 44613 19 1,400 1,400 1,400 1,400180 Flowers 'N' Us Florists 45311 93 1,100 1,100 1,100 1,100180 Beer Store Liquor/Beer/Wine 44531 22 5,900 5,900180 Keltic Rock Pub and Restaurant Full Service Restaurant 7221 172 4,000 4,000180 Carribean Jerk Plate Fast Food Restaurant 7222 173 1,200 1,200180 Subway Fast Food Restaurant 7222 173 800 800180 Pizzaville Fast Food Restaurant 7222 173 900 900180 First Choice Haircutters Personal Service 812116 186 1,100 1,100180 The Cutting Edge Hair Salon Personal Service 812116 186 800 800180 Sketchley Cleaners Personal Service 81232 192 300 300180 Heart Lake Coiffure Personal Service 812115 185 600 600180 Blockbuster Video Other Service - Video Rental 53223 134 5,600 5,600180 Honey Browns Tanning Salon Other Service - Tanning 81219 189 1,900 1,900180 Women's Fitness Other Service - Fitness 71394 168 1,900 1,900180 Langer's Walk-in Clinic Other Service - Medical 6211 151 5,400 5,400180 Heart Lake Sports Medicine Clinic Other Service - Medical 6211 151 2,200 2,200180 Remax Other Service - FIRE 53121 139 5,200 5,200180 Edward Jones Investments Other Service - FIRE 52393 137 700 700180 Ontario Early Years Other Service - Daycare 6244 159 2,300 2,300180 Bank of Montreal Bank 52211 124 4,700 4,700

Subtotal 107,400 39,600 3,500 43,100 0 8,900 8,800 0 0 1,100 0 18,800 18,800 0 5,900 6,900 2,800 25,200 4,700 0

Node 2 - HEART LAKE PLAZA

Sandalwood Parkway East164 AVO Convenience Convenience Store 44512 3 3,100 3,100 3,100164 Supervideo and Convenience Convenience Store 44512 3 2,800 2,800 2,800164 U Name It Jewellers Jewellery Stores 44831 56 1,600 1,600 1,600 1,600164 Herbal Majic Cosmetics/Beauty Supply/Perfume 44612 18 1,000 1000 1,000 1,000164 Heart Lake Florist Florists 45311 93 1,200 1,200 1,200 1,200164 Pet Valu Pet and Pet Supplies Stores 45391 102 1,400 1,400 1,400 1,400164 Vintner's Cellar Liquor/Beer/Wine 44531 23 1,400 1,400164 LCBO Liquor/Beer/Wine 44531 24 15,800 15,800164 Pub and Restaurant Full Service Restaurant 7221 172 4,600 4,600164 Apar Sweets and Restaurant Full Service Restaurant 7221 172 1,800 1,800164 McDonalds Fast Food Restaurant 7222 173 3,800 3,800164 Pizza Pizza Fast Food Restaurant 7222 173 1,200 1,200164 Quiznos Fast Food Restaurant 7222 173 1,600 1,600164 Tim Hortons Fast Food Restaurant 7222 173 2,500 2,500164 Baskin Robbins Fast Food Restaurant 7222 173 1,600 1,600164 Warren's Esthetics Personal Service 81219 190 1,700 1,700164 Heart Lake Cleaners Personal Service 81232 192 2,200 2,200164 RBC Bank 52211 124 3,600 3,600164 TD - Canada Trust Bank 52211 124 2,400 2,400164 Peel Tae Kwon Do Other Service - Martial Arts 61162 149 2,500 2,500164 Madamoiselle Spa Personal Service - Other 81219 190 15,800 15,800164 Sandalwood Walk-in Clinic Other Service - Medical 6211 151 4,600 4,600164 Chiropracter Other Service - Medical 6213 153 1,600 1,600164 State Farm Insurance Other Service - FIRE 52421 138 1,600 1,600164 Copy, Mail Other Service - Administration 56143 145 1,200 1,200164 Academy of Mathematics Other Service - School 61141 147 900 900164 Brampton Conservatory of Music Other Service - School 61141 147 900 900164 Peekaboo Daycare Other Service - Daycare 6244 159 3,600 3,600164 Clip Kuts Personal Service 812116 186 1,600 1,600164 Vacant Vacant na na 2,100 2,100164 Vacant Vacant na na 3,900 3,900

Subtotal 95,600 0 5,900 5,900 0 0 1,000 1,600 1,400 1,200 0 5,200 5,200 0 17,200 17,100 19,600 18,600 6,000 6,000

Node 3 - WANLESS CENTRE

Hurontario Street10866 Food Basics Supermarket & Other Grocery 44511 1 40,500 40,500 40,50010866 Smokers Mini Mart Convenience Store 44512 3 1,000 1,000 1,000

APPENDIX B-1

RETAIL AND SERVICE FLOORPSPACE INVENTORY

Page 1 of 4



APPENDIX B-1


10866 Dollar Blitz All Other General Merchandise 452999 32 4,000 4,000 4,000 4,00010866 Sleep Country Matress 44211 62 5,000 5,000 5,000 5,00010866 Pacific Carpet aned Flooring Floorcovering 44221 63 5,000 5,000 5,000 5,00010866 Telus Electonics 44311 78 1,200 1,200 1,200 1,20010866 The Electronics Store Electonics 44311 75 1,400 1,400 1,400 1,40010866 Pharmasave Pharmacies and Drugstores 44611 17 4,100 4,100 4,100 4,10010866 Optical Boutique Optician 44613 19 900 900 900 90010866 Flowers 'N' Us Florists 45311 93 1,000 1,000 1,000 1,00010866 Cartridge Depot Miscellaneous Retail 453999 113 1,200 1,200 1,200 1,20010866 Global Ryan's Pet Food Pet and Pet Supplies Stores 45391 102 1,500 1,500 1,500 1,50010866 Madras Dossa Hut. Full Service Restaurant 7221 172 3,500 3,50010866 Mr. Sub Fast Food Restaurant 7222 173 1,200 1,20010866 Pizza Nova Fast Food Restaurant 7222 173 1,500 1,50010866 Swiss Chalet / Harveys Fast Food Restaurant 7222 173 6,700 6,70010866 Safari Salon & Spa Personal Service - Other 81219 190 1,500 1,50010866 Magic Cuts Personal Service 812116 186 1,000 1,00010866 Premier Cleaners Personal Service 81232 192 700 70010866 TD Bank Bank 52211 124 5,000 5,00010866 Blockbuster Video Other Service - Video Rental 53223 134 5,500 5,50010866 Dental Office Other Service - Dental 6212 152 1,500 1,50010866 Main Street Medical Clinic Other Service - Medical 6211 151 2,300 2,30010866 Optometrist Other Service - Medical 6213 153 400 40010866 Money Mart Other Service - Lending 52239 130 1,500 1,50010866 Vacant Vacant na na 1,200 1,20011005 Hasty Market Convenience Store 44512 3 1,700 1,700 1,70011005 Pizza Pizza Fast Food Restaurant 7222 173 3,100 3,100

Subtotal 105,100 40,500 2,700 43,200 0 4,000 5,000 0 12,600 3,700 0 25,300 25,300 0 0 16,000 3,200 11,200 5,000 1,200

Node 4 - CONSERVATION PLAZA

Conservation Drive23 Starr Convenience Convenience Store 44512 3 1,300 1,300 1,30023 San Luca Italian Bakery. Bakery 445291 7 2,400 2,400 2,40023 Design Centre Draperies Drapery 442291 64 2,600 2,600 2,600 2,60023 Hollywood Hair Personal Service - Other 812116 186 1,300 1,30023 Sell Off Vacations Other Service - Travel 5615 146 1,300 1,30023 Family Dentist Other Service - Dental 6212 152 1,300 1,30023 B-Pro Grooming Other Service - Pet Grooming 81291 194 1,300 1,30023 Heart Lake Veterinary Other Service - Veterinary 54194 143 1,300 1,300

Subtotal 12,800 0 3,700 3,700 0 0 0 0 2,600 0 0 2,600 2,600 0 0 0 1,300 5,200 0 0

Node 5 - SNELGROVE PLAZA

Hurontario Street11965 Sobeys Supermarket & Other Grocery 44511 1 34,600 34,600 34,60011965 Shoppers Drug Mart Pharmacies and Drugstores 44611 17 9,700 9,700 9,700 9,70011965 Tim Hortons Fast Food Restaurant 7222 173 2,800 2,800

Subtotal 47,100 34,600 0 34,600 0 0 9,700 0 0 0 0 9,700 9,700 0 0 2,800 0 0 0 0

Node 6 - SNELGROVE VILLAGE CENTRE

Mayfield Road3078 Jr. Dollar Store & More All Other General Merchandise 452999 32 2,800 2,800 2,800 2,8003088 Rock-It Designer Clothing Women's Clothing Stores 44812 36 2,400 2,400 2,400 2,4003088 Antica Osteria Italian Eatery Full Service Restaurant 7221 172 3,600 3,6003078 Raydiance Tanning Studio Personal Service 81219 189 1,200 1,2003078 Optometrist Other Service - Health Care 6213 153 1,200 1,2003088 Daycare Other Service - Social 6244 159 3,000 3,000

Subtotal 14,200 0 0 0 0 2,800 0 2,400 0 0 0 5,200 5,200 0 0 3,600 1,200 4,200 0 0

Node 7 - OTHER HURONTARIO STREET

Hurontario Street11670 Mac's Milk Convenience Store 44512 3 1,800 1,800 1,80011670 McDonalds Fast Food Restaurant 7222 173 2,700 2,70011670 Subway Fast Food Restaurant 7222 173 1,200 1,20011670 Beauty Salon Personal Service 812115 185 1,200 1,20011495 Hanh Salon & Spa Personal Service - Other 81219 190 2,000 2,00011670 Brinkley Cleaners Personal Service 81232 192 1,000 1,00011670 Dental Office Other Service - Dental 6212 152 1,200 1,20011670 HSBC Financial Other Service - FIRE 52393 137 2,800 2,80011526 Snelgrove Veterinary Services Other Service - Veterinary 54194 143 3,300 3,300

Page 2 of 4



APPENDIX B-1


Subtotal 17,200 0 1,800 1,800 0 0 0 0 0 0 0 0 0 0 0 3,900 4,200 7,300 0 0

Node 8 - SANDALWOOD PLAZA

Sandalwood Parkway East230 Mac's Convenience Store 44512 3 2,300 2,300 2,300230 Kodak Image Centre Camera and Photographic Supplies 44313 83 1100 1,100 1,100 1,100230 IDA Pharmacies and Drugstores 44611 17 3,200 3,200 3,200 3,200230 Cardboard Memories Miscellaneous Retail 453999 113 800 800 800 800230 Venezia Pizza Fast Food Restaurant 7222 173 800 80094 Pizza Hut Fast Food Restaurant 7222 173 5,000 5,000230 Hairstyling Personal Service - Other 81219 190 1,400 1,400230 Cleanworks Personal Service 81232 192 800 800230 TD Bank Kiosk Bank 52211 124 400 400230 Vacant Vacant na na 2,000 2,000

Subtotal 17,800 0 2,300 2,300 0 0 3,200 0 1,100 800 0 5,100 5,100 0 0 5,800 2,200 0 400 2,000

Node 9 - SANDALWOOD VANKIRK PLAZA

Van Kirk Drive205 Hasty market Convenience Store 44512 3 2,200 2,200 2,200205 Sandalwood Supermarket Convenience Store 44512 3 1,500 1,500 1,500205 Villagio Meat and Deli Convenience Store 44521 4 1,500 1,500 1,500205 Medical Centre Pharmacy Pharmacies and Drugstores 44611 17 1,100 1,100 1,100 1,100205 Steppers Restaurant & Sports Bar Full Service Restaurant 7221 172 1,500 1,500205 Topps Jerk Pit Full Service Restaurant 7221 172 1,500 1,500205 Cocelli Pizza Fast Food Restaurant 7222 173 1,500 1,500205 Best Choice Hair Salon Personal Service - Other 81219 190 1,500 1,500205 Sandalwood Cleaners Personal Service 81232 192 1,500 1,500205 Sandalwood Dental Office Other Service - Dental 6212 152 1,500 1,500205 Lite Chiropractic and Wellness Other Service - Medical 6213 153 1,500 1,500205 Medical Centre & Walk-in Clinic Other Service - Medical 6211 151 1,100 1,100205 Cash Now (Western Union) Other Service - Lending 52239 130 700 700205 Vacant Vacant na na 1,500 1,500

Subtotal 20,100 0 5,200 5,200 0 0 1,100 0 0 0 0 1,100 1,100 0 0 4,500 3,000 4,800 0 1,500

Node 10 - EARLSBRIDGE PLAZA

Earlsbridge Boulevard10 AVO Convenience Convenience Store 44512 3 3,900 3,900 3,90010 Earlsbridge Dollar Plus Store All Other General Merchandise 452999 32 1,400 1,400 1,400 1,40010 Vital RX Pharmacy Pharmacies and Drugstores 44611 17 1,600 1,600 1,600 1,60010 Pizza Nova Fast Food Restaurant 7222 173 2,000 2,00010 Select Hair and Spa Personal Service - Other 81219 190 2,000 2,00010 Earlsbridge Dental Office Other Service - Dental 6212 152 2,000 2,00010 Community MD Other Service - Medical 6211 151 2,000 2,00010 Chiropracter Other Service - Medical 6213 153 1,000 1,00010 Fletcher's Creek Animal Hospital Vacant na na 1,400 1,40010 Vacant Vacant na na 1,000 1,000

Subtotal 18,300 0 3,900 3,900 0 1,400 1,600 0 0 0 0 3,000 3,000 0 0 2,000 2,000 5,000 0 2,400

Node 11 - POTTER'S GATE PLAZA

McLaughlin Road North10725 Mac's Convenience Store 44512 3 2,900 2,900 2,90010725 Maple Indian Sweets & Restaurant Full Service Restaurant 7221 172 1,300 1,30010725 Pizzeeria Fast Food Restaurant 7222 173 1,300 1,30010725 Gracelook Hair and Skin Care Salon Personal Service - Other 81219 190 1,300 1,30010725 Maple Cleaners Personal Service 81232 192 1,300 1,30010725 Tanfastic Tanning Salon Other Service - Tanning 81219 189 1,500 1,50010725 Dental Office Other Service - Dental 6212 152 1,500 1,50010725 Vacant Vacant na na 2,700 2,700

Subtotal 13,800 0 2,900 2,900 0 0 0 0 0 0 0 0 0 0 0 2,600 2,600 3,000 0 2,700

Node 12 - LAKESIDE GARDEN CENTRE

Heart Lake Road10753 Lakeside Garden Centre Nursery and Garden Centres 44422 123 8,400 8,400

Subtotal 8,400 0 0 0 0 0 0 0 0 0 0 0 0 8,400 0 0 0 0 0 0

Node 13 - MISCELLANEOUS LOCATIONS

Heart Lake Road12506 Broadway Farms Market Supermarket & Other Grocery 44511 1 6,300 6,300 6,300

Page 3 of 4



APPENDIX B-1


Old School Road2939 Old Schoolhouse Treausres Miscellaneous Retail 453999 113 4,500 4,500 4,500 4,500

Subtotal 10,800 0 6,300 6,300 0 0 0 0 0 4,500 0 4,500 4,500 0 0 0 0 0 0 0

SUMMARY NODES 1 - 7:

Node 1 - HEART LAKE TOWN CENTRE 107,400 39,600 3,500 43,100 0 8,900 8,800 0 0 1,100 0 18,800 18,800 0 5,900 6,900 2,800 25,200 4,700 0100.0% 36.9% 3.3% 40.1% 0.0% 8.3% 8.2% 0.0% 0 1.0% 0.0% 17.5% 17.5% 0.0% 5.5% 6.4% 2.6% 23.5% 4.4% 0.0%

Node 2 - HEART LAKE PLAZA 95,600 0 5,900 5,900 0 0 1,000 1,600 1,400 1,200 0 5,200 5,200 0 17,200 17,100 19,600 18,600 6,000 6,000100.0% 0.0% 6.2% 6.2% 0.0% 0.0% 1.0% 1.7% 0 1.3% 0.0% 5.4% 5.4% 0.0% 18.0% 17.9% 20.5% 19.5% 6.3% 6.3%

Node 3 - WANLESS CENTRE 105,100 40,500 2,700 43,200 0 4,000 5,000 0 12,600 3,700 0 25,300 25,300 0 0 16,000 3,200 11,200 5,000 1,200100.0% 38.5% 2.6% 41.1% 0.0% 3.8% 4.8% 0.0% 0 3.5% 0.0% 24.1% 24.1% 0.0% 0.0% 15.2% 3.0% 10.7% 4.8% 1.1%

Node 4 - CONSERVATION PLAZA 12,800 0 3,700 3,700 0 0 0 0 2,600 0 0 2,600 2,600 0 0 0 1,300 5,200 0 0100.0% 0.0% 28.9% 28.9% 0.0% 0.0% 0.0% 0.0% 0 0.0% 0.0% 20.3% 20.3% 0.0% 0.0% 0.0% 10.2% 40.6% 0.0% 0.0%

Node 5 - SNELGROVE PLAZA 47,100 34,600 0 34,600 0 0 9,700 0 0 0 0 9,700 9,700 0 0 2,800 0 0 0 0100.0% 73.5% 0.0% 73.5% 0.0% 0.0% 20.6% 0.0% 0 0.0% 0.0% 20.6% 20.6% 0.0% 0.0% 5.9% 0.0% 0.0% 0.0% 0.0%

Node 6 - SNELGROVE VILLAGE CENTRE 14,200 0 0 0 0 2,800 0 2,400 0 0 0 5,200 5,200 0 0 3,600 1,200 4,200 0 0100.0% 0.0% 0.0% 0.0% 0.0% 19.7% 0.0% 16.9% 0 0.0% 0.0% 36.6% 36.6% 0.0% 0.0% 25.4% 8.5% 29.6% 0.0% 0.0%

Node 7 - OTHER HURONTARIO STREET 17,200 0 1,800 1,800 0 0 0 0 0 0 0 0 0 0 0 3,900 4,200 7,300 0 0100.0% 0.0% 10.5% 10.5% 0.0% 0.0% 0.0% 0.0% 0 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 22.7% 24.4% 42.4% 0.0% 0.0%

Node 8 - SANDALWOOD PLAZA 17,800 0 2,300 2,300 0 0 3,200 0 1,100 800 0 5,100 5,100 0 0 5,800 2,200 0 400 2,000100.0% 0.0% 12.9% 12.9% 0.0% 0.0% 18.0% 0.0% 0 4.5% 0.0% 28.7% 28.7% 0.0% 0.0% 32.6% 12.4% 0.0% 2.2% 11.2%

Node 9 - SANDALWOOD VANKIRK PLAZA 20,100 0 5,200 5,200 0 0 1,100 0 0 0 0 1,100 1,100 0 0 4,500 3,000 4,800 0 1,500100.0% 0.0% 25.9% 25.9% 0.0% 0.0% 5.5% 0.0% 0 0.0% 0.0% 5.5% 5.5% 0.0% 0.0% 22.4% 14.9% 23.9% 0.0% 7.5%

Node 10 - EARLSBRIDGE PLAZA 18,300 0 3,900 3,900 0 1,400 1,600 0 0 0 0 3,000 3,000 0 0 2,000 2,000 5,000 0 2,400100.0% 0.0% 21.3% 21.3% 0.0% 7.7% 8.7% 0.0% 0 0.0% 0.0% 16.4% 16.4% 0.0% 0.0% 10.9% 10.9% 27.3% 0.0% 13.1%

Node 11 - POTTER'S GATE PLAZA 13,800 0 2,900 2,900 0 0 0 0 0 0 0 0 0 0 0 2,600 2,600 3,000 0 2,700100.0% 0.0% 21.0% 21.0% 0.0% 0.0% 0.0% 0.0% 0 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 18.8% 18.8% 21.7% 0.0% 19.6%

Node 12 - LAKESIDE GARDEN CENTRE 8,400 0 0 0 0 0 0 0 0 0 0 0 0 8,400 0 0 0 0 0 0100.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0 0.0% 0.0% 0.0% 0.0% 100.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0%

Node 13 - MISCELLANEOUS LOCATIONS 10,800 0 6,300 6,300 0 0 0 0 0 4,500 0 4,500 4,500 0 0 0 0 0 0 0100.0% 0.0% 58.3% 58.3% 0.0% 0.0% 0.0% 0.0% 0 41.7% 0.0% 41.7% 41.7% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0%

TOTAL NODES 1-13 488,600 114,700 38,200 152,900 0 17,100 30,400 4,000 17,700 11,300 0 80,500 80,500 8,400 23,100 65,200 42,100 84,500 16,100 15,800100.0% 23.5% 7.8% 31.3% 0.0% 3.5% 6.2% 0.8% 0 2.3% 0.0% 16.5% 16.5% 1.7% 4.7% 13.3% 8.6% 17.3% 3.3% 3.2%

Page 4 of 4

APPENDIX C

LOCAL CAPTURE RATES

PRIMARY ZONE FSR, NON-DEPARTMENT STORE NFSR, AND HI LOCAL CAPTURE RATES PRI

Study Area Zone Supermarket Specialty

Food Total FSRDepartment

StoreGeneral Merch.

Canadian Tire

Apparel & Accessories Stu

Convenience Zone Caledon Portion $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% Con

Convenience Zone Brampton Portion $39,440 38.4% $275 4.4% $39,715 36.4% $0 0.0% $3,613 6.5% $0 0.0% $0 0.0% Con

Subtotal Convenience Zone $39,440 38.4% $275 4.4% $39,715 36.4% $0 0.0% $3,613 6.5% $0 0.0% $0 0.0% Sub

Secondary Zone $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% Sec

SUBTOTAL $39,440 38.4% $275 4.4% $39,715 36.4% $0 0.0% $3,613 6.5% $0 0.0% $0 0.0% SUB

Other Brampton $28,440 27.7% $2,610 41.3% $31,050 28.5% $81,821 95.6% $49,594 89.2% $29,553 94.7% $29,263 68.6% Oth

Other Caledon $0 0.0% $30 0.5% $30 0.0% $0 0.0% $0 0.0% $0 0.0% $130 0.3% Oth

Caledon East $1,975 1.9% $510 8.1% $2,485 2.3% $0 0.0% $300 0.5% $0 0.0% $0 0.0% Cal

Bolton $3,650 3.6% $150 2.4% $3,800 3.5% $170 0.2% $20 0.0% $170 0.5% $0 0.0% Bol

Orangeville $17,340 16.9% $1,780 28.2% $19,120 17.5% $1,265 1.5% $0 0.0% $250 0.8% $300 0.7% Ora

Georgetown $7,225 7.0% $70 1.1% $7,295 6.7% $210 0.2% $150 0.3% $975 3.1% $400 0.9% Geo

SUBTOTAL $58,630 57.1% $5,150 81.6% $63,780 58.5% $83,466 97.5% $50,064 90.0% $30,948 99.2% $30,093 70.6% SUB

SUBTOTAL OTHER $4,685 4.6% $887 14.1% $5,572 5.1% $2,110 2.5% $1,940 3.5% $250 0.8% $12,550 29.4% SUB

TOTAL $102,755 100.0% $6,312 100.0% $109,067 100.0% $85,576 100.0% $55,617 100.0% $31,198 100.0% $42,643 100.0% TO

$102,755 $6,312 $109,067 $85,576 $55,617 $31,198 $42,643

Percentage Breakdown (FSR + GAFO) 94.2% 5.8% 100.0% 20.4% 13.3% 7.5% 10.2% Per

Percentage Breakdown (GAFO + HI) 17.8% 11.6% 6.5% 8.9% Per

APPENDIX C-1

SECONDARY ZONE FSR, NON-DEPARTMENT STORE NFSR, AND HI LOCAL CAPTURE RATES SEC

Study Area Zone Supermarket Specialty

Food Total FSRDepartment

StoreGeneral Merch.

Canadian Tire

Apparel & Accessories Stu

Convenience Zone Caledon Portion $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% Con

Convenience Zone Brampton Portion $32,028 34.4% $150 4.7% $32,178 33.5% $0 0.0% $2,240 4.6% $0 0.0% $0 0.0% Con

Subtotal Convenience Zone $32,028 34.4% $150 4.7% $32,178 33.5% $0 0.0% $2,240 4.6% $0 0.0% $0 0.0% Sub

Secondary Zone $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% Sec

SUBTOTAL $32,028 34.4% $150 4.7% $32,178 33.5% $0 0.0% $2,240 4.6% $0 0.0% $0 0.0% SUB

Other Brampton $37,348 40.2% $1,055 33.1% $38,403 39.9% $41,247 60.3% $38,119 77.6% $17,395 57.1% $19,405 39.3% Oth

Other Caledon $0 0.0% $200 6.3% $200 0.2% $0 0.0% $0 0.0% $0 0.0% $100 0.2% Oth

Caledon East $3,416 3.7% $625 19.6% $4,041 4.2% $0 0.0% $1,210 2.5% $0 0.0% $0 0.0% Cal

Bolton $2,130 2.3% $50 1.6% $2,180 2.3% $2,930 4.3% $1,395 2.8% $3,430 11.3% $2,160 4.4% Bol

Orangeville $8,805 9.5% $430 13.5% $9,235 9.6% $11,255 16.4% $1,225 2.5% $6,265 20.6% $5,045 10.2% Ora

Georgetown $5,985 6.4% $150 4.7% $6,135 6.4% $5,280 7.7% $600 1.2% $2,325 7.6% $1,640 3.3% Geo

SUBTOTAL $57,684 62.0% $2,510 78.7% $60,194 62.6% $60,712 88.7% $42,549 86.6% $29,415 96.5% $28,350 57.4% SUB

SUBTOTAL OTHER $3,259 3.5% $530 16.6% $3,789 3.9% $7,710 11.3% $4,355 8.9% $1,060 3.5% $21,050 42.6% SUB

TOTAL $92,971 100.0% $3,190 100.0% $96,161 100.0% $68,422 100.0% $49,144 100.0% $30,475 100.0% $49,400 100.0% TO

$92,971 $3,190 $96,161 $68,422 $49,144 $30,475 $49,400

Percentage Breakdown (FSR + GAFO) 96.7% 3.3% 100.0% 19.4% 13.9% 8.6% 14.0% Per

Percentage Breakdown (GAFO + HI) 15.7% 11.3% 7.0% 11.3% Per

APPENDIX C-2

RIMARY ZONE FSR, NON-DEPARTMENT STORE NFSR, AND HI LOCAL CAPTURE RATES

udy Area Zone

Furnishings / Electronics

Other Specialty

Stores

Pharmacy and Personal

Care

Non-dep't Store NFSR NFSR

Home Improvement

Home Improvement

& NFSR

nvenience Zone Caledon Portion $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0%

nvenience Zone Brampton Portion $1,750 2.1% $2,480 5.1% $33,513 47.5% $41,356 12.4% $41,356 9.9% $45 0.07% $41,401 8.61%

btotal Convenience Zone $1,750 2.1% $2,480 5.1% $33,513 47.5% $41,356 12.4% $41,356 9.9% $45 0.1% $41,401 8.6%

condary Zone $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0%

UBTOTAL $1,750 2.1% $2,480 5.1% $33,513 47.5% $41,356 12.4% $41,356 9.9% $45 0.1% $41,401 8.6%

her Brampton $60,610 71.5% $28,182 58.5% $11,895 16.9% $209,097 62.8% $290,918 69.5% $49,720 80.0% $340,638 70.9%

her Caledon $0 0.0% $0 0.0% $0 0.0% $130 0.0% $130 0.03% $975 1.6% $1,105 0.2%

aledon East $0 0.0% $335 0.7% $3,930 5.6% $4,565 1.4% $4,565 1.1% $0 0.0% $4,565 0.9%

lton $300 0.4% $375 0.8% $2,100 3.0% $2,965 0.9% $3,135 0.7% $575 0.9% $3,710 0.8%

rangeville $7,750 9.1% $4,960 10.3% $5,940 8.4% $19,200 5.8% $20,465 4.9% $6,530 10.5% $26,995 5.6%

eorgetown $375 0.4% $1,400 2.9% $2,055 2.9% $5,355 1.6% $5,565 1.3% $250 0.4% $5,815 1.2%

UBTOTAL $69,035 81.4% $35,252 73.2% $25,920 36.7% $241,312 72.5% $324,778 77.6% $58,050 93.4% $382,828 79.6%

UBTOTAL OTHER $14,023 16.5% $10,430 21.7% $11,100 15.7% $50,293 15.1% $52,403 12.5% $4,085 6.6% $56,488 11.8%

OTAL $84,808 100.0% $48,162 100.0% $70,533 100.0% $332,961 100.0% $418,537 100.0% $62,180 100.0% $480,717 100.0%

$84,808 $48,162 $70,533 $332,961 $418,537 $62,180 $480,717

rcentage Breakdown (FSR + GAFO) 20.3% 11.5% 16.9% 79.6% 100.0%rcentage Breakdown (GAFO + HI) 17.6% 10.0% 14.7% 69.3% 87.1% 12.9% 100.0%

APPENDIX C-1

CONDARY ZONE FSR, NON-DEPARTMENT STORE NFSR, AND HI LOCAL CAPTURE RATES

udy Area Zone

Furnishings / Electronics

Other Specialty

Stores

Pharmacy and Personal

Care

Non-dep't Store NFSR NFSR

Home Improvement

Home Improvement

& NFSR

nvenience Zone Caledon Portion $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0%

nvenience Zone Brampton Portion $0 0.0% $1,580 4.2% $31,167 52.7% $34,987 12.3% $34,987 9.9% $0 0.0% $34,987 8.0%

btotal Convenience Zone $0 0.0% $1,580 4.2% $31,167 52.7% $34,987 12.3% $34,987 9.9% $0 0.0% $34,987 8.0%

condary Zone $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0% $0 0.0%

UBTOTAL $0 0.0% $1,580 4.2% $31,167 52.7% $34,987 12.3% $34,987 9.9% $0 0.0% $34,987 8.0%

her Brampton $43,783 74.6% $23,391 61.7% $13,992 23.7% $156,085 54.8% $197,332 55.9% $65,780 79.5% $263,112 60.4%

her Caledon $750 1.3% $0 0.0% $0 0.0% $850 0.3% $850 0.2% $2,700 3.3% $3,550 0.8%

aledon East $550 0.9% $0 0.0% $5,100 8.6% $6,860 2.4% $6,860 1.9% $0 0.0% $6,860 1.6%

lton $2,000 3.4% $2,190 5.8% $2,400 4.1% $13,575 4.8% $16,505 4.7% $2,860 3.5% $19,365 4.4%

rangeville $1,009 1.7% $2,400 6.3% $4,170 7.1% $20,114 7.1% $31,369 8.9% $5,840 7.1% $37,209 8.5%

eorgetown $0 0.0% $605 1.6% $180 0.3% $5,350 1.9% $10,630 3.0% $0 0.0% $10,630 2.4%

UBTOTAL $48,091 81.9% $28,586 75.4% $25,842 43.7% $202,833 71.2% $263,545 74.6% $77,180 93.2% $340,725 78.2%

UBTOTAL OTHER $10,615 18.1% $7,734 20.4% $2,091 3.5% $46,905 16.5% $54,615 15.5% $5,610 6.8% $60,225 13.8%

OTAL $58,706 100.0% $37,900 100.0% $59,100 100.0% $284,725 100.0% $353,147 100.0% $82,790 100.0% $435,937 100.0%

$58,706 $37,900 $59,100 $284,725 $353,147 $82,790 $435,937

rcentage Breakdown (FSR + GAFO) 16.6% 10.7% 16.7% 80.6% 100.0%rcentage Breakdown (GAFO + HI) 13.5% 8.7% 13.6% 65.3% 81.0% 19.0% 100.0%

APPENDIX C-2

Documents

COMMERCIAL NEEDS STUDY - Peel Region