regional commercial systems study - welland

REGIONAL COMMERCIAL SYSTEMS STUDY

CITY OF WELLAND

LICENCE PLATE SURVEYS CONSUMER TELEPHONE SURVEY amp

PROJECTIONS OF RESIDUAL MARKET DEMANDS

April 28 2008

W SCOTT MORGAN MCIP RPP W Scott Morgan amp Associates Limited

Consultant

15 Grenadier Heights

Toronto Ontario M6S 2W5

416-762-6384

416-766-6503 Fax


CITY OF WELLAND



APRIL 28 2008

Acronyms

FSR Food Store Retail (formerly FCTM or Food amp Convenience Type Merchandise)

NFSR Non-Food Store Retail (formerly DSTM or Department Store Type Merchandise)

GAFO General Merchandise I Apparel I Furnishings I Other Retail HAAS Home and Auto Supply

TBA Tires Batteries amp Accessories HI Home Improvement (formerly HIRM or Home Improvement Related Merchandise)

GLA Gross Leasable Area CBD Central Business District CPR Commercial Policy Review

MGP Malone Given Parsons Ltd TER Tate Economic Research Inc KRA Kircher Research Associates Ltd

Introduction

Market conditions in the City of Welland have been comprehensively investigated a number of times over the last five years The relevant studies include

Market Evaluation and Impact Analysis City of Welland Ontario Submitted to First Pro Shopping Centres Submitted by Malone Given Parsons Ltd (MGP) June 2003

Retail Market Study Welland Ontario prepared for Doral Holdings Limited (Seaway Mall) Prepared by Kircher Research Associates Limited (KRA) August 312004

Calloway Centre Woodlawn Road West of Highway 406 Market Evaluation amp Impact Analysis City of Welland Ontario Submitted to Calloway REIT (Welland) Inc Submitted by Malone Given Parsons Ltd (MGP) June 2007

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and

Peer Review of Malone Given Parsons Ltd (MOP) Report Calloway Centre Woodlawn Road West of Highway 406 Market Evaluation amp Impact Analysis June 2007 Prepared for The City of Welland Prepared by Tate Economic Research Inc (TER) October 2007

The Welland-centered regional Trade Area has been in some flux both internally and externally over the 2003 to 2007 period when the foregoing studies and peer review were conducted

Competitive retailing in St Catharines Niagara Falls and Fort Erie continue to limit the extent of the Trade Area on its north and eastern boundaries

On its western boundary the geographic Trade Area defined by Malone Given Parsons (MOP) in 2003 had shrunk by 2007 (losing portions of the Townships ofWainfleet and West Lincoln) Competitive retail developments in Dunnville Beamsville and Grimsby contributed in part to this erosion of Wellands western secondary market Due to off-setting higher growth in Welland the Trade Area population projections in MGPs 2007 study differ only moderately from MGPs 2003 study (both show 102000 plusmn persons by 2011)

This compares with an even larger Trade Area defined by Kircher Research Associates Limited in 2004 which extends into the Fort Erie and Dunnville market areas (137000 plusmn persons by 2011)

For current study purposes the Trade Area defined by MOP in 2007 is re-tested to provide a longitudinal profile of spending during the re-development of the Seaway Mall and Wal-Marts further settling into its market

The following study entitled Regional Commercial Systems Study City of Welland Licence Plate Surveys Consumer Telephone Survey and Projections of Residual Market Demands April 28 2008 was prepared by W Scott Morgan amp Associates Limited as part of an overall Commercial Policy Review being undertaken by Dillon Consulting Limited on behalf of the City ofWelland

The commercial hierarchy has been expanded to accommodate new format retailers at the Calloway REIT site and vicinity including Wal-Mart as well as the expected relocation and expansion ofCanadian Tire and the attraction ofa new Home Improvement Centre

These changes are co-incident with the loss of a number of major employers in the steel industry (for a loss of 800plusmn jobs) which has placed Wellands local economy under some stress

The Seaway Mall an enclosed regional shopping centre opened in 1975 has recently undergone extensive renovation after the significant loss of its principal anchor store (WalshyMart) The Seaway Mall has retained the small Sears store Zellers has taken over a substantial part of the vacated Wal-Mart space (except for vacant space beside Zellers at 26240 square feet) and the Cineplex Odeon theatre has expanded

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Welland benefits from having an enclosed regional shopping centre at Seaway Mall a selected location for accommodating open-air big box retailing at Woodlawn Road and Highway 406 (Calloway REIT node) and an effective distribution of locally-serving shopping centres with a good range of full service and discount supermarket anchors

The historic Core Area has experienced moderate improvement to its occupied retail space that follows Wellands $135 million investment in a new City Hall and Library

MGP June 2003 76000 square feet KRA August 2004 122000 square feet ( under different definition of space)

MGP June 2007 93900 square feet Morgan April 8 2008 97580 square feet

The primary purpose of the current study is to assess how well the City ofWelland has adapted to the recent infusions of new or re-tenanted retail commercial space at the Seaway Mall and the Calloway REIT node and to project future retail commercial space needs and the adequacy of the commercial hierarchy to meet those needs out to a horizon year of2016

The current study provides updated base year empirical research and projections of retail commercial space needs by category of space

In turn the adequacy of the commercial hierarchy within Wellands regional Trade Area is analyzed in terms of function distribution and support for different types of commercial uses taking into account emerging retail commercial trends

The current study provides a market basis for reviewing the Citys official plan commercial policies

Methodology

The current study adopts Statistics Canadas convention ofusing the North American Industrial Classification System (NAICS) as a replacement for the Standard Industrial Classification (SIC) system that was in use prior to January 2004

All expenditures in this study are NAICS-based and expressed in the estimated 2007 value of the dollar to accord with the 2007 base year and the following empirical research

bull 2007 retail commercial floor space inventory market supply)

bull 2007 licence plate surveys (proxy customer origins and inflow) and

bull 2007 consumer telephone survey (current distribution ofexpenditures)

Residual market demands which represent ease of entry calculations without sales transfers away from existing retail commercial operators are then projected for the following retailcommercial categories

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SupermarketGrocery portion ofFSR Food Store Retail)

Specialty Food portion ofFSR Department Store portion ofNFSR Non-Food Store Retail= GAFO I DRUG)

Non-Department Store portion ofNFSR Non-Food Store Retail= GAFO I DRUG)

General Merchandise Stores including Canadian Tire Home and Auto Supply and Tire stores)

Apparel amp Accessories Stores Furniture I Home Furnishings I Electronics Stores Other Retail Stores Pharmacies and Personal Care Stores

HAASTBA Home amp Auto Supply and TiresBatteriesAccessories including Canadian Tire)

HI Home Improvement Stores)

Personal and Other Services (eg BarberBeauty Travel Agency Shoe Repair amp Other Repair Services Dry CleanerLaundromatLaundry WineBeer Making and Other Services such as Video Rental Tanning

Photography Dance and Other Studio Locksmith and Caterer)

Restaurant Fast FoodSit-downLicensedUnlicensed)

LBW LiquorBeerWine)

Residual demand side projections beyond the 2007 base year include short to medium term demands in 2009 2010 2011 and 2013 and longer term demands in 2016 (ie over a 9 year projection period)

Hence the methodology for quantifying the residual retail commercial demands involves three steps

bull re-assessing supply side amounts and types of existing retail commercial space (per the floorspace inventory in the City ofWelland)

bull re-assessing future demand side amounts of residual retail commercial space based on current retail expenditure patterns of Trade Area residents (per 2007 licence plate surveys and consumer telephone survey) and

bull recommending an appropriate future distribution of retail commercial designations for accommodating longer term retail commercial demands

Space planning ratios without corresponding residual calculations are used to project space demands for Other Service Financial Institution and Local Office space the latter of which includes

bull FinanceInsuranceReal Estate (FIRE) bull Services to Business Management (SBM)

Assumptions

A basic assumption underlying this study reflects the general marketplace expectation that the per capita income and expenditure levels of Trade Area residents will not be eroded by economic instability

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The licence plate and consumer telephone survey data are assumed to provide representative profiles of the current expenditure patterns ofTrade Area residents

This studys residual retail commercial space projections are based on an assumed growth of 3700 persons in Welland (Primary Trade Area zone) and 3150 persons across the two Secondary Trade Area zones thereby elevating the 2007 Trade Area population base of 98785 persons to 105635 persons by 2016 The population projections are adjusted for the census undercount

All calculations are expressed in terms of the 2007 value of the dollar

Other assumptions or clarifications are made at appropriate points in the text

Any major change affecting the assumptions would warrant a re-visitation of this study s findings

Trade Area Delineation

The Trade Area is based on licence plate surveys and consumer telephone survey results that re-test the same Trade Area as defined in the 2007 MGP study

The defined Primary Zone consists of the City ofWelland Urban Area

The Secondary Zone North consists of the balance of the City east of the Welland Canal as well as the Town of Pelham the southern portion of the City of Thorold and part of the Township ofWest Lincoln

The Secondary Zone South consists of part of the Township of Wainfleet and the City of Port Colbome

The 2007 consumer telephone survey was conducted within these boundaries to yield the 2007 base year local capture rates within the various categories of retail commercial space investigated in this study The 2007 inventory of retail commercial space is expected to derive consistent market support from within these boundaries over the forecast period

The Secondary Zones represent a relatively large growing (but at a lower rate than in the Primary Zone) and consistent part Wellands trading geography and population base

Trade Area Income amp Expenditures and Census Population Growth

Appendix A-1 provides regression equations that link per capita household incomes in the Primary and Secondary Zones to per capita FSR NFSR HAASffBA HI Personal Service Restaurant and LiquorBeerWine expenditures

Appendix A-2 features final revised 2006 Ontario per capita FSR NFSR (GAFO + Drugs) and HI expenditures which are updated into the 2007 value of the dollar by real growth

WELLAND TRADE AREA

ECONDARV 70HE NOR

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assumptions The preliminary Ontario per capita expenditure estimates for 2007 are not available for the 4 quarters

Appendix A-3 calculates per capita household income indexes (2001 Census data for income earned in 2000) and per capita expenditure indexes for the Trade Area based on the footnoted regression equations and relative to the provincial average The average per capita household incomes in the Primary Zone and the Secondary Zone South are 166 and 161 respectively below the provincial average while the average per capita household income in the Secondary Zone North is 77 above the provincial average Statistics Canada has not yet released income data from the 2006 Census (expected later in 2008)

Appendix A-4 calculates the resultant 2006 per capita expenditures by retail commercial space category (FSR NFSR HAASffBA HI Personal Service Restaurant and LiquorBeerWine) for the Primary and Secondary Zones

Trade Area Population Projections

Table 1 provides short to medium term population projections to 2009 2010 2011 and 2013 and a longer term projection to 2016 All figures are adjusted for the Census undercount

The Primary Zone projections are based on a blended growth rate ofapproximately 425 persons per year The Secondary Zone North is projected to grow by 250 persons per year and the Secondary Zone South by 100 persons per year

These growth rates yield the following

bull Primary Zone grows from 51085 persons in 2007 to reach 54785 persons by 2016 (for overall growth of3700 persons)

bull The Secondary Zone North grows from 22350 persons in 2007 to reach 24600 persons by 2016 (for overall growth of2250 persons)

bull The Secondary Zone South grows from 25350 persons in 2007 to reach 26250 persons by 2016 (for overall growth of900 persons)

The Trade Area as a whole is projected to grow by 6850 persons to raise the 2007 base year population from 98785 persons to 105635 persons in 2016

Welland Floorspace Inventory

Appendix B-1 provides a detailed inventory of existing FSR NFSR (GAFO + Drugs) HAASffBA HI Personal Service Other Service Local Office (FinanceInsuranceReal Estate or FIRE and Services to Business Management or SBM) Restaurant Bankffrust LiquorBeerWine Other Service NEC (not elsewhere classified) and Vacant space within the Primary Zone (Welland)

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The 2007 inventory in the Primary Zone consists of approximately 31 million square feet of retail commercial space broken down as follows

2DD7 Inventoa SupermarketGrocery Specialty Food FSRspace

Dept Store Non-Dept Store NFSRspace

HI

Personal Services Other Services Services

Local Offices Restaurants BankTrust LiquorBeerWine Other Space NEC Vacancy

TOTAL

220490 sf 104624 sf 325114 sf

278970 sf 762912 sf 1041882 sf

123417 sf

87960 sf 270148 sf 358108 sf

113448 sf 268294 sf 60649 sf 19367 sf 558536 sf 238751 sf

3107566 sf

71 of total space 34 of total space 105 of total space

90 of total space 245 oftotal space 335 of total space

40 of total space

28 of total space 87 of total space 115 oftotal space

36 of total space 87 of total space 20 oftotal space 06 of total space 180 of total space 77 of total space

100 of total space

The major vacancies in the 2007 inventory for Welland are as follows

Node 1 Seaway Mall Node 2 Niagara Street North Node 3 South Pelham Market Plaza Node 4 Northtown Shopping Centre Node 5 Welland Plaza Node 6 Downtown Welland Node 7 Lincoln Centre amp Area Node 8 Rose City Plaza amp Area Node 9 Other Welland Total Vacant Space

Welland Nodal

Vacancy

137 22 43 10 0 112 109 271 39 77

Welland Vacant sf Per Node

66459 sf 11820 sf 3600 sf 1080 sf 0 sf 61750 sf 20245 sf 37746 sf 36050 sf 238751 sf

The majority of vacant space (about 93) is found in Seaway Mall (28) Downtown Welland (26 ) Rose City Plaza amp Area (16 ) Lincoln Centre amp Area (8 ) and Other Welland (15 )

Downtown Welland has 24 vacancies of which 4 stores of over 4000 square feet (combined total of32300 square feet) comprise 52 of that nodes vacancy

Seaway Mall has 29 vacancies of which only one unit (former restaurant 5116 square feet) is 4000 square feet or greater and comprises 8 of that nodes vacancy An as-yet undemised block of vacant space (26240 square feet remaining within the former Wal-Mart space that Zellers did not occupy) comprises 40 of that nodes vacancy

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Implication for Welland

Downtown Welland and Seaway Mall both have the greatest number of vacant units in stores of 4000 square feet or less This implies that some degree of protection should continue to be afforded the Downtown and the Seaway Mall so that they will be able to fill vacancies with smaller unit sizes Any relaxation of the minimum store size imposed on the Calloway REIT node would run counter this objective

Consumer Telephone Survey - Highlights

A consumer telephone survey was conducted by Network Research in October to November 2007 with an overall sample size of 606 split 310 in the Primary Zone 140 in the Secondary Zone North and 156 in the Secondary Zone South

The results are tabulated in Appendices C-1 to C-8 together with the survey questionnaire Key results are highlighted here

The consumer telephone survey provides insights into the base year spending patterns ofTrade Area residents including local (Welland) capture rates and outflow by retail category and spending destination

Future spending patterns are based on consultant judgment of how well Wellands retail infrastructure might perform under future market conditions

One market objective would be to achieve greater retention of outflow currently accruing primarily to St Catharines and to a lesser extent to Niagara Falls and elsewhere Another objective would be to achieve increased levels of inflow from the provision of balanced additions to the retail infrastructure where low capture levels currently exist

Highest to Lowest Welland Capture from Welland Residents

The following tabulations summarize the highest to lowest local capture rates that Welland retailers obtain from Welland residents (per Appendix C-1) Corresponding local capture rates from residents of the Secondary Zone North (per Appendix C-2) and the Secondary Zone South (per Appendix C-3) are summarized in the next set of tabulations

High local capture rates from Welland residents of over 70 and reciprocal outflow levels of under 30 are confined to medium to higher order goods such as the Jewellery Fabric amp Yam China I Glassware I Kitchenware Art Gallery and Artists Supply Stationery and Office Supply Lighting I Carpet I Other Interior Decorating Sporting Goods Shoes Musical Instruments and SupermarketGrocery categories to certain anchor stores such as Wal-Mart Zellers Sears and Canadian Tire and to lower order or convenience oriented spending categories such as Specialty Food Drugs and Personal Care General Merchandise Hardware I PaintWallpaper I Electrical I Plumbing Supply Camera and Photo Supply Florist and PetPet Supply

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Capture From Primary Zone ofNFSR+m Spending Category

Jewellery Fabric or Yarn Stores ChinaGlasswareKitchenware Art GalleryArtists Supply Wal-Mart SupermarketGrocery TireBattery Auto Supply Zellers StationeryOffice Supply General Merchandise HardwPaint ElectricaVPlumbing CameraPhoto Supply LightingCarpetOther Int Decor DrugsPersonal Care Canadian Tire Musical InstrumentSupply

PetPet Supply Stores Sears Florist Sporting Goods Stores Specialty Food Shoe Stores

RecordCDTape Family WearUnisex BathBeddingLinen Store Book Store I News Dealers Mens amp Ladies Wear Furniture Appliances

PhoneCellV acuwnSew Machine Garden CentreNursery Luggage amp Leather Goods GiftNovelty CardParty Supply HILumberBldg Supply

Clothing Accessories ToyHobby ArtsCrafts

TVStereoElectronicsComputer Antiques Childrens Wear CostcoSams (non-food)

Capture

1000 1000 1000 1000 992 991 985 984 980 976 972 972 959 953 943 927

824 822 800 769 762 746

693 661 644 613 550 539

463 440 398 363 348

186 142

21 0 0 0

Outflow

00 00 00 00 08 09 15 16 20 24 28 28 41 47 57 73

176 178 200 231 238 254

307 339 356 387 450 461

537 560 602 637 652

814 858

979 1000 1000 1000

Spending

04 02 01 01

114 na 05 49 29 72 26 01 04

142 85 16

18 66 04 06 na 15

02 19 02 09 22 71

01 18 02 06

156

01 01

14 01 02 11

Local capture rates below 70 are obtained generally in medium to higher order comparison goods shopping categories including apparel bath bedding I linen books CDs furniture and appliances electronics stores garden centres and home improvement centres

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Highest to Lowest Welland Capture from Secondary Zone North Residents

For Secondary Zone North residents the local capture rates by Welland retailers are sorted in descending order as follows

Capture From Secondary Zone N ofNFSR+ID Sgendini Cateioa Cagture Outflow Snendini

Musical InstrumentSupply 1000 00 11 StationeryOffice Supply 967 33 37 Fabric or Yam Stores 943 57 02 Wal-Mart 832 168 80 Zellers 785 215 36 Clothing Accessories 732 268 01 Canadian Tire 707 293 93

HardwPaint ElectricalPlumbing 664 336 19 Garden CentreNursery 642 358 26 SupermarketGrocery 588 412 na TVStereoElectronicsComputer 580 420 39 TireBatteryAuto Supply 545 455 16

Sears 492 508 52 General Merchandise 388 612 51 PetPet Supply Stores 356 644 20 Shoe Stores 308 692 13 Specialty Food 306 694 na Furniture Appliances 302 698 82

RecordCDTape 294 706 04 DrugsPersonal Care 261 739 117 Florist 260 740 06 Book Store I News Dealers 243 757 15 Mens amp Ladies Wear 249 751 32 Sporting Goods Stores 233 767 10 Luggage amp Leather Goods 231 769 01 Jewellery 206 792 24

HILumberBldg Supply 169 839 94 Family WearUnisex 153 847 53

CameraPhoto Supply 43 957 20 GiftNovelty CardParty Supply 33 967 02 ChinaGlasswareKitchenware 0 1000 0 Art Gallery Artists Supply 0 1000 0 LightingCarpetOther Int Decor 0 1000 08 BathBeddingLinen Store 0 1000 05 PhoneCellVacuumSew Machine 0 1000 13 HobbyToy ArtsCrafts 0 1000 04 Antiques 0 1000 0 Childrens Wear 0 1000 06 CostcoSams (non-food) 0 1000 05

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Highest to Lowest Welland Capture from Secondary Zone South Residents

For Secondary Zone South residents the local capture rates by Welland retailers are sorted in descending order as follows

Capture From Secondary Zone S ofNFSR+ID Spending Category Capture Outflow Spending

Musical InstrumentSupply 1000 00 01 Wal-Mart 874 126 88 RecordCDfape 860 140 01 StationeryOffice Supply 828 172 32 Jewellery 791 209 08 Fabric or Yarn Stores 746 254 01

Book Store I News Dealers 667 333 07 Clothing Accessories 640 360 02 GiftNovelty CardParty Supply 636 364 02 Zellers 625 375 26 PhoneCellN acuumSew Machine 600 400 03 Sears 587 413 26 Family WearUnisex 563 437 17

LightingCarpetOther Int Decor 426 574 12 HardwPaint ElectricalPlumbing 395 605 15 General Merchandise 374 626 65 Shoe Stores 341 659 16

Mens amp Ladies Wear 252 748 41 PetPet Supply Stores 229 771 22 Furniture Appliances 221 779 67

CameraPhoto Supply 157 843 10 HILumberBldg Supply 113 887 160 Childrens Wear 106 894 04

SupermarketGrocery 98 902 na Sporting Goods Stores 73 927 05 TireBattery Auto Supply 65 935 78 Specialty Food 61 939 na Canadian Tire 58 942 76 Garden CentreNursery 58 942 07 BathBeddingLinen Store 48 952 07 TVStereoElectronicsComputer 36 964 21 DrugsPersonal Care 33 967 143 Hobbyfoy ArtsCrafts 24 976 06 Florist 0 1000 06 ChinaGlasswareKitchenware 0 1000 02 Art GalleryArtists Supply 0 1000 01 Luggage amp Leather Goods 0 1000 0 Antiques 0 1000 0 CostcoSams (non-food) 0 1000 14

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Implications

Welland retailers obtain local capture rates of over 50 from Primary Zone residents for spending categories that comprise almost 80 of their spending (see right hand column in the preceding tabulations) Local capture rates from Primary Zone residents of less than 50 affect only 20oo of their spending This is a reasonably healthy situation

However this implies that efforts by Welland retailers to increase local capture rates in spending categories that are now less than 50 would be targeting 1 in 5 dollars Examples include

Home Improvement 156 ofspending with 65 outflow Garden CentreNursery 18 ofspending with 56 outflow TV StereoElectronicsComputer 14 of spending with 98 outflow

This compares with local capture rates of over 50 that comprise 35 and 20 respectively of the spending ofresidents of the Secondary Zone North and the Secondary Zone South

This means that Wellands local capture rates ofless than 50 comprise 65 ofthe spending of residents of the Secondary Zone North and 80 of the spending of residents of the Secondary Zone South

This implies that Welland retailers have weakest local capture rates from Secondary Trade residents in categories that represent the majority of their spending

The strongest local capture rates are obtained by anchor stores such as Wal-Mart Zellers Sears and Canadian Tire ( except in the Secondary Zone South where there is a Canadian Tire in Port Colbome) as well as certain higher order stores such as musical instruments jewellery stationary and office supply fabric and yam stores and clothing accessories stores

Reasonably strong local capture rates are obtained for hardware paint electrical and plumbing supply stores which exceed the local capture rates for home improvement stores

For home improvement spending the shares captured from the two Secondary Zones are less than halfof that obtained from Primary Zone residents

These findings support the general proposition that Welland retailers have good opportunities for increased penetrations ofboth the Primary and Secondary Zones

This applies particularly to the apparel and accessories home furnishings computers and electronics home improvement and many non-department store NFSR categories where gaps exist in the provision of such space in Welland

While most gaps are coincident with lower local capture rates the proximity of competitive facilities particularly at the Pen Centre in St Catharines will continue to moderate the prospects for outflow recovery

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Trade Area Expenditure Potentials

Tables 2 to 9 calculate expenditure potentials for the following categories by multiplying the projected population base in Table 1 by the corresponding per capita expenditures

Table 2 NFSR + Hf Table 3 NFSR (GAFO I DRUG) less HAASTBA Table 4 Hf Table 5 HAASTBA Table 6 FSR Table 7 Personal Service Table 8 Restaurant and Table 9 LiquorBeerWine (LBW)

Per capita space planning ratios are also applied to the Other Service Financial Institution and Local Office categories in Table 23

The expenditure potentials in Tables 2 to 9 incorporate real growth factors ( exclusive of inflation) beyond the 2007 base year

Real growth per annum compounded is applied as follows

bull 15 to NFSR HAASTBA and HI expenditures to 2011 05 to 2013 and 0 to 2016

bull 05 to FSR and Personal Service expenditures to 2011 025 to 2013 and 0 to 2016 and

bull 025 to Restaurant and LBW expenditures to 2013 and 0 to 2016

Market Demands And Residual Space Estimates

The calculations of residual square footages test the ease of entry of new space into the market The residuals indicate the timing and amount of new space that can enter the market without transferring sales away from existing facilities Residuals are conservative demand-side benchmarks for providing a balanced commercial supply within Wellands commercial hierarchy

The residual calculations are based on base year market shares determined by the consumer telephone survey These are summarized in Table 10 with comparisons made to the surveyshybased estimates in the 2007 MGP study The components of NFSR + Hf spending are broken out into their constituent Department Store Non-Department Store HAASTBA and HI categories all adding up to 100

In Table 11 future share estimates for the Department Store Non-Department Store HAASTBA and HI categories are based on consultant judgment of how the market will perform with the addition of new anchor space particularly in the Calloway REIT node that would include an expanded and relocated Canadian Tire store and a Home Improvement Centre not represented in the market Future market shares also reflect various amounts of Non-Department Store NFSR space including vacancy uptake and a potential food component either in an expanded Wal-Mart or in a new or an expanded supermarket I grocery operation(s)

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Excluding notional test allocations in Tables 14(a) 14b) and 14(c) Tables 12 to 22 calculate residual square footages for Department Store NFSR Non-Department Store NFSR HAASffBA HI Supermarket Specialty Food Personal Service Restaurant and LBW space These square footage residuals are summarized in Table 23

The calculations assume that the base year department store shares of NFSR spending in the Primary Zone and in the two Secondary Zones will increase only modestly in future years Tue base year department store shares well exceed the provincial average (143 per Appendix Ashy2) but reflect the local provision of department store space and the further settling in of WalshyMart and Zellers into the market both in relatively new premises

The calculations also assume a base year SupermarketGrocery share of FSR spending of 800 in the Primary Zone and the Secondary Zone North and 780 in the Secondary Zone South These are below the provincial average (876 per Appendix A-2) but reflect the currently limited amount ofgrocery store space in Welland

A future increment in the SupermarketGrocery Store share of FSR spending to 805 in the Primary Zone and the Secondary Zone North and 785 in the Secondary Zone South assumes a 40000 square foot notional test allocation for a supermarket-equivalent food retailing component within an expanded Wal-Mart combination store

Base year local capture rates of Department Store NFSR Non-Department Store NFSR HAASffBA HI Supermarket and Specialty Food spending are based on the 2007 consumer telephone survey results featured in Appendix C Net levels of outflow and inflow are based on the licence plate survey results featured in Appendix D These determine the base year performance of the existing inventory ofretail commercial space featured in Appendix B

Future local capture rates are consultant estimates that gauge how well an expanded inventory of retail commercial space in Welland might perform Tue incremental expansions of the retail commercial inventory into store categories where lower local capture rates are currently obtained are assumed to generate decreased outflow and increased inflow

For each retail commercial category investigated a range of sales operating levels for new space is applied to the residual dollars available (ie low mid and upper range estimates) These appear in the bottom portions ofTables 12 to 22

Tables 12 to 22 are discussed individually as follows

Table 12 Department Store NFSR Residuals

In Table 12 the existing department stores (278970 square feet combined) are collectively performing at $366 per square foot with individual performances estimated as follows

bull Wal-Mart 132550 square feet $439 per square foot bull Zellers 102150 square feet $210 per square foot bull Sears 44270 square feet $508 per square foot

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Modest increases in the local capture rates from Primary and Secondary Zone residents combined with increased dollar inflow would generate sufficient market potential to support sales gains in Sears Zellers and Wal-Mart

At the same time as Wal-Mart achieves more aggressive increases its sales productivity per square foot Zellers and Sears post more modest gains The effect is to eliminate any residual potential until after 2009 when relatively modest residuals could either contribute to sales gains or to an expansion ofan existing store

Tables 13-14 Non-Department Store NFSR Residuals amp Notional Test Allocations

In Table 13 the existing Non-Department Store NFSR space (678282 square feet) is achieving productive base year sales of$228 per square foot in 2007

The base year local capture rate from Primary Zone residents (761 ) is higher than estimated in the MGPs 2007 study (575) This is explainable by the increased attraction of the reshytenanting of Seaway Mall combined with the growing strength of the department store anchors in the intervening period

Moderate increases in the future local capture rate from Primary Zone residents would closely approximate the future local capture rate ofMGPs 2007 study (800 versus MGP at 795)

The base year local capture rates from residents of the Secondary Zone North and the Secondary Zone South (350 and 355 respectively) are moderately lower than estimated in the MGPs 2007 study (395 and 400 respectively) These increases in the future local capture rates from Secondary Zone residents yield local capture rates about half that for the Department Store NFSR space

The mid-range residuals (calculated at $275 per square foot) are as follows

bull 2009 110000 square feet (rounded)





In the overleaf portion of Table 13 the Non-Department Store NFSR residuals are distributed across various store types based on adjustments to the Ontario average for each store type

Aggregate impact tests are conducted in Tables 14(a) to 14(c)

The purpose of these tests is to determine how much space can enter the market without inducing adverse competitive effects on the existing Non-Department Store NFSR space

Table 14(a) tests the effects of a 130000 square foot vacancy uptake (including Seaway Mall at 60000 square feet plus Downtown at 27000 square feet plus the re-tenanting of Canadian Tire at 43000 square feet) plus a notional test allocation of 25000 square feet The total test

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allocation of 155000 square feet yields modest sales declines of the existing space before market equilibrium is achievable by 2013 after which there would be a shortfall ofsupply

Table 14(b) tests the effects of the same 130000 square foot vacancy uptake plus a notional test allocation of 40000 square feet The total test allocation of 170000 square feet generates sales transfers in the period up to and including 2016 The transfers in 2016 are caused by a surplus of supply over the residual demands of about 2000 square feet With higher transfers than in Table 14(a) market equilibrium is approached but not fully achieved by 2016

Table 14(c) again tests the effects of a 130000 square foot vacancy uptake plus a notional test allocation of55000 square feet The total test allocation of 185000 square feet generates more pronounced sales transfers in the years leading up to and including 2016 The transfers in 2016 are caused by a surplus of supply over the residual demands of about 17000 square feet With these higher levels of sales transfers market equilibrium is delayed even further beyond the horizon year of this study than in Table 14(b )

These tables confirm that with some expected natural phasing up to 170000 square feet could enter the market in the period 2009 to 2016 with acceptable levels of sales transfers In 2016 the market would come close to an equilibrium position of being neither under-stored nor overshystored

Because longer term projections beyond the 2016 horizon year of this study would be less reliable a planning horizon of 2016 is recommended for space planning purposes This provides a reasonable time frame for new space to be absorbed into the market and for existing Non-Department Store NFSR retailers to adjust to any impacts where the space absorbed exceeds the margins ofwarranted space

Table 15 HAASTBA (Including Canadian Tire) Residuals

In Table 15 the existing HAASffBA space (84630 square feet including Canadian Tire at 43000 square feet retail) achieves a productive normalized sales performance of $375 per square foot Unlike all other space categories the normalization of sales in 2007 in the HAASffBA category yields a theoretical residual opportunity in 2007 of 15000plusmn square feet This is indicative of the need for Canadian Tire to expand

The net expansion of a relocated Canadian Tire store would approximate 58000 square feet Some ramping up of its sales is expected before reaching mature level sales For this reason the residuals of 50000 to 54000 square feet by 2010 are seen to closely approximate the proposed net expansion This is sufficient to warrant an expansion of the Canadian Tire in the short term

Table 16 Home Improvement (HI) Residuals

In Table 16 the existing HI space (123417 square feet) achieves a productive base year sales performance of $294 per square foot This includes contractor sales which comprise an estimated 30 of the calculated inflow

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The HI space includes Home Improvement and Building Supply Hardware Paint Wallpaper Electrical and Plumbing Supply and Garden Centre and Nursery Supply

It includes such stores as the Tim-Br-Mart and Colour Your World on Niagara Street North Peninsula Glass Mosaik Tiles and Nash Paint and Wallpaper in Downtown Welland Home Hardware in Lincoln Centre and Home Hardware on South Pelham Road

The HI residuals at $225 per square foot approximate 105000 square feet by 2010 110000 square feet by 2011 115000 square feet by 2013 and 120000 square feet by 2016

This is sufficient to support a major infusion of new HI space in a new format module of 100000 square feet to 120000 square feet

Tables 17-18 SupermarketGrocery Residuals amp Directional Impacts

In Table 17 the base year supermarketgrocery local capture rate from Primary Zone residents is very high (99 1 )

The base year local capture rate from Secondary Zone North residents (588) exceeds that from Secondary Zone South residents (98) due to the stronger supermarketgrocery representation in Port Colborne

On 220490 square feet the supermarketgrocery sector is performing well at $538 per square foot in the 2007 base year

With moderate increases in the future local capture rates from Secondary Zone residents and modest increases in inflow the mid-range supermarketgrocery store residuals (calculated at $500 per square foot) are as follows

bull 2009 I 0000 square feet (ronnded)

bull 2010 13000 square feet (ronnded)




Aggregate impact tests are conducted in Table 18 to test a putative expansion of Wal-Mart to include a 40000 square foot food retailing component (ie a theoretical test since no such application has been received) Alternatively this could test notionally for a new or an expanded supermarket I grocery operation( s )

Assuming that Wal-Marts food component could have a first full year of operation in 2010 the directional impacts would be greatest on Sobeys (minus 133) Price Chopper (minus 139) and No Frills (minus 121) These supermarkets would not regain their high base year sales even by 2016 but no store would be obliged to close

The directional impact tests would be favourable to a food retailing component in Wal-Mart but this would foreclose the option of expanding existing supermarket space or developing a new medium scale supermarket anchor elsewhere in Welland

-18shy

Table 19 Specialty Food Residuals

In Table 19 the base year specialty food performance is reasonably productive at $200 per square foot on 104624 square feet The specialty food inventory represents 32 of the FSR inventory meaning that the specialty food sector is over-represented relative to the provision of supermarketgrocery space in Welland This indicates some degree of specialty food over storing in the base year

The projected outlook for the specialty food sector is for modest gains in its sales per square foot performance level The small but positive residuals imply that this sector should hold its own even with the test allocation for a 40000 square foot increment in supermarket I grocery space tested in Table 18

Table 20 Personal Service Residuals

The Personal Service sectors base year sales performance is reasonably productive at $200 per square foot on 87960 square feet Modest residual opportunities range from 3000plusmn square feet in 2009 to 8500plusmn square feet by 2016

Table 21 Restaurant Residuals

The Restaurant sectors base year sales performance approaches productive levels at $197 per square foot on 268294 square feet Moderate residual opportunities range from 5000plusmn square feet in 2009 to 20000plusmn square feet by 2016

Table 22 LiquorBeerWine (LBW) Residuals

The LBW sector is performing well in the base year at $1257 per square foot on 19367 square feet Modest residual opportunities ranging from under 1000 square feet by 2009 to 2500plusmn square feet by 2016 imply that new space will probably be limited to small wine outlets rather than new or expanded LCBO or Beer Store outlets

Summary of Residual Retail Commercial Space

Table 23 reproduces from Tables 12 to 22 the low mid and upper range estimates of residual space warranted over the projection period The residual demands are broken down by space category and are totaled for each forecast year excluding any vacancy uptake The combined residuals are summarized in the upper box in the middle of the overleaf portion of Table 23 The residuals approximate 430000 square feet by 2016

In addition space planning ratios for the Other Service Financial Institution and Local Office categories are applied to the population growth within Welland over the forecast period to yield additional non-retail space potential These are summarized in the middle box on the overleaf portion of Table 23 The additional demands approximate 25000 square feet by 2016

-19shy

The total retail and selected commercial residuals plus warranted other space based on space planning ratios are featured in the lower box on the overleaf portion ofTable 23

In Table 24 the residual space estimates across all retail commercial categories are reproduced from the upper box in Table 23 overleaf The residuals are rounded in the bottom line of the upper box in Table 24

The residuals (rounded) amount to

bull 270000 square feet by 2009 bull 310000 square feet by 2010 bull 350000 square feet by 2011 bull 390000 square feet by 2013 and bull 430000 square feet by 2016

In the lower box of Table 24 a vacancy uptake of 130000 square feet is applied against 238750 square feet (rounded) of currently vacant space This includes 87000 square feet of currently vacant space plus 43000 square feet for the re-tenanting of the existing Canadian Tire store on Niagara Street North The vacancy uptake is listed under the heading Committed Supply

Under the heading Uncommitted Supply are listed the residual space estimates for Specialty Food Personal Services Restaurants and LiquorBeerWine Also listed are the following Notional Test Allocations

HI (Home Improvement Centre) 110000 square feet Supermarket I Grocery ( eg Wal-Mart Food) 40000 square feet Canadian Tire Net Expansion 58000 square feet Non-Department Store NFSR 40000 square feet Subtotal 248000 square feet

The Committed Supply plus the Uncommitted Supply amount to 400000plusmn square feet


While not all of this space might proceed over the next five or six years at 25 coverage a surplus in supply would persist until 2016 when approximately 14 acres would be required Hence by 2016 no additional lands would need to be designated to accommodate a balanced provision ofnew space to meet growing market demands

The market is sensitive to the amount of space in the notional test allocations

-20shy

No other notional test allocations are factored in for other sites with potential new commercial square footage including

bull NE Quaker Road and Niagara Street with purchaser interest in re-developing a bowling alley site for 173000 square feet in seven buildings ranging from 5150 to 65000 square feet on lands designated commercial and zoned Highway Commercial (C4)

bull North side of Lincoln Street west of King Street immediately east of the Welland Recreational Waterway for 31000 square feet in 4 buildings on 28 acres requiring OP A and Rezoning

bull South side of Woodlawn Road on 28 acre site between Highway 406 and Cambridge Road for about 300000 square feet at 25 coverage

bull South side of Woodlawn Road on 32 acre site west of Cambridge Road for about 300000 square feet at 25 coverage including a hotel on an estimated 4 acres

While there are no details as to the breakdown of the proposed square footage by retail commercial category collectively these sites could accommodate an additional 800000plusmn square feet This amount of space would clearly exceed the margins of warranted space and if approved would contribute to a surplus of space well beyond 2016 Ifapproved damage to the planned functions ofexisting commercial concentrations can be expected

Summary of Findings

This market study (Morgan analysis) has been prepared as part of an overall Commercial Policy Review in conjunction with Dillon Consulting Limited

The next step is to proceed with the planning exercise of selecting amongst options a preferred distribution ofwarranted space

The Morgan analysis has been conducted in the context of the renovation and re-tenanting of the Seaway Mall as a result of the significant loss of its major anchor (Wal-Mart) and the development of the Calloway REIT lands for regionally serving large format power centre uses

The reconfiguration of Seaway Mall is progressing with about 60000 square feet of vacant space yet to be re-leased

The Calloway REIT lands are still largely undeveloped and are divided into East and West sites

The East Site was approved for 243165plusmn square feet of non-enclosed shopping centre to contain Wal-Mart (132550 square feet) and a balance of 110615 square feet including permission for a 75600 relocated Canadian Tire store 20000 square feet of retail space and 15000 square feet ofcomplementary service type uses

-21shy

Calloway REIT proposes to complete the development of the East Site with a larger new format Canadian Tire of 101000 square feet 45000 square feet of retail space and 15000 square feet of complementary service type uses up to a total of293550 square feet This means additional permissions are needed in the order of 50385 square feet

Calloway REIT also proposes to develop the West Site for a 131300 square foot non-enclosed shopping centre including a 56300 square foot home improvement centre plus 60000 square feet ofretail space plus 15000 square feet ofservice space

Together the East Site and West Site would comprise 424850 square feet

The 2007 MGP study tested for a 101000 square foot Canadian Tire store and 105000 square feet ofNon-Department Store NFSR space

The TER peer review of the 2007 MGP study did not analyze the Home Improvement Centre proposed on Calloway REITs West Site because it is a permitted use TER agreed that the 101000 square foot Canadian Tire on the East Site was warranted However TER found the impacts of 105000 square feet of Non-Department Store NFSR space to be unacceptable TER recommended that the amount of Non-Department Store NFSR space should be capped at 75000 square feet on the Calloway REIT lands (East and West sites)

The current study (Morgan analysis) finds that with a vacancy uptake of 130000 square feet of Non-Department Store NFSR space (ie 60000 square feet at Seaway Mall plus 27000 square feet Downtown plus 43000 square feet for the re-tenanting of the existing Canadian Tire) about another 40000 square feet of Non-Department Store NFSR space could enter the market by 2016 with acceptable impacts

In market terms the Morgan analysis is in agreement with TERs favourable recommendation on the 101000 square foot Canadian Tire relocation and expansion

In market terms the Morgan analysis is also favourable to a large format home improvement centre in the order of 100000 to 120000 square feet as opposed to the smaller permissions sought in the 2007 MGP study for a 52000plusmn square foot HI building

OPA 125 permits a 56300 square foot HI building plus a 50680 square foot outdoor storage area plus a 17440 square foot open garden centre for a total of 124400plusmn square feet

Neither the 2007 MGP study nor the TER peer review tested the home improvement market (although the 2003 MGP study tested 75000plusmn square feet in Scenario 2 Appendix F)

In market terms the Morgan analysis also tests positively for a 40000 square foot supermarket I grocery allocation that could support notionally a new supermarket I grocery store or an expansion of any existing supermarket I grocery store or a potential expansion of Wal-Mart to accommodate a food retailing component The impact on existing supermarket I grocery operations would not oblige any operator to close

-22shy

The Morgan analysis finds (Table 24) that the combined residual space across all retail commercial categories approximates


Against these residual space demands the Morgan analysis tests the potential supply This includes a vacancy uptake of 130000 square feet against 238750 square feet (rounded) of currently vacant space (ie an uptake of 60000 square feet at Seaway Mall plus 27000 square feet Downtown plus 43000 square feet for the re-tenanting of the existing Canadian Tire store) The vacancy uptake is termed Committed Supply

To the Committed Supply the Morgan analysis adds the Uncommitted Supply in line with the residual space estimates for Specialty Food Personal Services Restaurants and LiquorBeerWine and the following Notional Test Allocations

HI (Home hnprovement Centre) 110000 square feet Supermarket I Grocery ( eg Wal-Mart Food) 40000 square feet Canadian Tire Net Expansion 58000 square feet Non-Department Store NFSR 40000 square feet Subtotal 248000 square feet



It is not expected that all of this space will proceed over the next five or six years However at 25 coverage a surplus in supply would persist until 2016 when only 14 acres would be required This land requirement is too small in 2016 to warrant an additional designation

Other sites where additional square footages could be absorbed include


-23shy

bull North side of Lincoln Street west of King Street immediately east of the Welland Recreational Waterway for 31000 square feet in 4 buildings on 28 acres requiring OPA and Rezoning



Collectively these sites could accommodate an additional 800000plusmn square feet This amount of space (roughly double the size of Seaway Mall) would significantly exceed the margins of warranted space Ifall such space were to be approved it would contribute to a massive surplus of space well beyond 2016 If approved damage to the planned functions of existing commercial concentrations can be expected

Approvals in 2004 for the East Site at the Calloway REIT node contemplated two (2) major anchor stores (Wal-Mart plus either a new format Canadian Tire or a home improvement centre) and relatively small amounts of retail and service commercial space (ie East Site retail 20000 square feet and complementary services 15000 square feet)

With the approval of OPA 124 and OPA 125 three (3) anchor stores are now permitted at the Calloway REIT node (East and West Sites) including a larger Canadian Tire than previously approved

Current applications by Calloway REIT now contemplate 105000 square feet of NonshyDepartment Store NFSR space (East Site 45000 square feet and West Site 60000 square feet) plus about 15000 square feet ofservice commercial space on the West Site

Calloway REIT s current applications would greatly change the form and function of the approvals given to date Instead of being a new node to accommodate primarily two relocated anchor stores in larger premises the Calloway REIT s current applications contemplate an expanded node with a significant amount of Non-Department Store NFSR space in addition to the three approved anchor stores The new approvals sought by Calloway REIT would turn the node into a de facto open-air regional shopping centre whose combined synergies would strengthen that node and the sales performance of its individual tenants but at the expense of existing retailers particularly in the Seaway Mall and the North Welland Business Improvement Area (NWBIA)

Calloway REITs current applications would total some 425000plusmn square feet (excluding the outdoor storage and garden centre) This is about the same amount of space as at Seaway Mall

The Seaway Mall is in a transitional stage having been severely weakened by the loss of its major anchor (Wal-Mart) This has resulted in a loss of traffic and synergies for all remaining tenants Significant amounts of vacant space remain to be filled particularly Non-Department Store NFSR ground floor space Seaway Mall is struggling to attract and retain good tenants

-24shy

and to fulfill its planned function Allowance has been made for a vacancy uptake of up to 60000 square feet ofNon-Department Store NFSR space at Seaway Mall

Downtown Welland also has a persistently high vacancy ofover 60000 square feet Allowance has been made for a vacancy uptake of up to 27000 square feet of Non-Department Store NFSR space in the downtown

Allowance has also been made for a 43000 square foot vacancy uptake at Canadian Tire when it relocates to the Calloway REIT site When Canadian Tire relocates Marks Work Warehouse in Seaway Mall will also relocate

Outside of the Seaway Mall and Downtown Welland another 110000 square feet (rounded) of vacant space exists elsewhere in Welland A portion of this can reasonably be expected to lease out as Non-Department Store NFSR space

In addition to the vacancy uptake of 130000 square feet at the Seaway Mall node and Downtown Welland a Non-Department Store NFSR notional test allocation of 40000 square feet in the period leading to 2016 would be available to support new Non-Department Store NFSR space in other centres where there are current vacancies and the Calloway REIT site

Calloway REITs application for 105000 square feet of Non-Department Store NFSR space would be directly competitive with the re-leasing efforts at Seaway Mall Downtown Welland and the vacated Canadian Tire space and threatens to overwhelm their competitive viability

With residual demands of approximately 170000 square feet of Non-Department Store NFSR space by 2016 the draw down of Calloway REITs Non-Department Store NFSR component would reduce the market support for vacancy uptakes at the vacated Canadian Tire site Seaway Mall and Downtown Welland to no more than 65000 square feet (170000 sq ft minus 105000 sq ft)

If the vacated Canadian Tire draws down 43000 square feet of this the remaining market support for Seaway Mall and Downtown Welland would approximate just 22000 square feet (ie 65000 minus 43000 sq ft) The implication of full approvals of Calloway REITs application for 105000 square feet of Non-Department Store NFSR space is that the Seaway Mall and Downtown Welland would face persistently high vacancy rates and diminished retail viability

Caution is recommended since Welland is a low growth market with below average incomes and expenditure potential ( except to the north) that is within a relatively short commute to strong regional shopping opportunities (eg Pen Centre in St Catharines)

The concern is that too much space entering the market too soon at the Calloway REIT site would have the effect of further increasing this new nodes regional strength at the expense of the existing commercial hierarchy

-25shy

Conclusions and Recommendations

The challenge facing Welland is to achieve a retail commercial equilibrium with combined synergies that enhance the drawing power of the existing designations and strengthen Wellands attractiveness across the broader commercial market

The achievement of a balanced market would be assisted by a conservative approach to new commercial approvals

The market needs time to absorb the anchor space now approved at the Calloway REIT site and time to assess their combined impacts

The market also needs time for the Seaway Mall and Downtown Welland to recover from what can be characterized as significant recent market changes recognizing that future stresses will arise from the development of the new anchor stores at the Calloway REIT site

In policy terms it would be premature to approve at this time additional Non-Department Store NFSR space at the Calloway REIT site over and above current permissions (20000 sqft)

The conclusion is reached that incremental expansion through natural phasing is the most reasonable commercial land use option that would allow the existing commercial hierarchy in Welland to mature without generating the need to designate additional lands at this time or to approve additional space

It is recommended that the market should be re-visited after the enlarged Canadian Tire and the Home Improvement Centre have had time to interact with existing anchor stores

A further recommendation is that maintaining a minimum store size of4000 square feet would continue to provide protection for the Seaway Mall and Downtown Welland to attract smaller tenants

A minimum store size combined with use restrictions on financial institutions and Liquor and Beer stores are recommended to provide differentiation between the big box power centre uses on the Calloway REIT lands and the conventional retailing within the balance of the retail commercial hierarchy

APRIL 28 2008

TABLE 1

TRADE AREA POPULATION PROJECTIONS ADJUSTED FOR CENSUS UNDERCOUNT

BLENDED LOW I MEDIUM CITY GROWTH SCENARIO

Census Census Base Year Trade Area 2001 2006 2007 2009 2010 2011 2013 2016

Primary Zone Population 47000 48790 Adjusted Population Projection 48800 50660 51085 51935 52360 52785 53585 54785 Cumulative Growth 850 1275 1700 2500 3700 Average Annual Growth() 08 08 08 08 08 Average Annual Growth() 425 425 425 417 411

Secondary Zone North Population 20213 21290 Adjusted Population Projection 20987 22100 22350 22850 23100 23350 23850 24600 Cumulative Growth 500 750 1000 1500 2250 Average Annual Growth() 11 11 11 11 11 Average Annual Growth() 250 250 250 250 250

Secondary Zone South

Population 23506 24320

Adjusted Population Projection 24406 25250 25350 25550 25650 25750 25950 26250

Cumulative Growth 200 300 400 600 900

Average Annual Growth() 04 04 04 04 04


Trade Area Population 90719 94400 Adjusted Population Projection 94194 98010 98785 100335 101110 101885 103385 105635 Cumulative Growth 1550 2325 3100 4600 6850 Average Annual Growth() 08 08 08 08 08 Average Annual Growth() 775 775 775 767 761

Adjustment for census undercount= 10383 (for Niagara Region per Annual Demographic Statistics Cat91-213)

Assumptions Primary Zone projections based on blended low growth scenario (350 per year from 2001 to 2016) and medium growth scenario (460 per year from 2001 to 2016)

Assume growth at 425 persons per year from 2006 to 2011 and 400 persons per year from 2013 to 2016 Source Technical Notes on Population Projections for the City ofWelland 2001 - 2026

Secondary Zone projections adjusted from Malone Given Parsons Ltd June 2007 Market Evaluation and Impact Assessment Calloway Centre Calloway REIT (Welland) Inc

APRIL 28 2008

TABLE2

TRADE AREA NFSR (GAFO + DRUG) amp HI COMBINED EXPENDITURE POTENTIAL

Trade Area 2006 Base Year

2007 2009 2010 2011 2013 2016

Primary Zone Population Per Capita Expenditure ($) Expenditure Potential($ ms)

50660 $4595 $2328

51085 $4664 $2383

51935 $4805 $2495

52360 $4877 $2554

52785 $4950 $2613

53585 $5000 $2679

54785 $5000 $2739

Secondary Zone North Population Per Capita Expenditure ($) Expenditure Potential($ ms)

22100 ~ $1190

22350 $5467 $1222

22850 $5632 $1287

23100 $5717 $1321

23350 $5802 $1355

23850 $5860 $1398

24600 $5860 $1442

Secondary Zone South Population Per Capita Expenditure ($) Expenditure Potential ($ ms)

25250 $4610 $1164

25350 $4679 $1186

25550 $4821 $1232

25650 $4893 $1255

25750 $4966 $1279

25950 $5016 $1302

26250 $5016 $1317

Trade Area $4682 $4791 $5014 $5129 $5247 $5378 $5497

Relative to a combined 2006 Ontario average per capita NFSR (Non Food Store Retail = GAFO + DRUG)+ HI (Home Improvement) expenditure of$5134 per Appendices A-2 to A-4

Assume real growth 15 per annum compounded to the year 2011 and 05 to 2013 (ie 0 from 2013 to 2016)

TABLE3

TRADE AREA NFSR (GAFO I DRUG) LESS HAASTBA EXPENDITURE POTENTIAL

Base Year Trade Area 2006 2007 2009 2010 2011 2013 2016

Primary Zone Population 50660 51085 51935 52360 52785 53585 54785 Per Capita Expenditure ($) $3584 $3638 $3748 $3804 $3861 $3900 $3900 Expenditure Potential ($ ms) $1816 $1858 $1946 $1992 $2038 $2090 $2136

Secondary Zone North Population 22100 22350 22850 23100 23350 23850 24600 Per Capita Expenditure ($) $4099 $4160 $4286 $4351 $4416 $4460 $4460 Expenditure Potential($ ms) $906 $930 $979 $1005 $1031 $1064 $1097

Secondary Zone South Population 25250 25350 25550 25650 25750 25950 26250 Per Capita Expenditure ($) $3237 $3286 $3385 $3436 $3487 $3522 $3522 Expenditure Potential ($ ms) $817 $833 $865 $881 $898 $914 $925

Trade Area $3539 $3621 $3791 $3878 $3967 $4067 $4158

Relative to an estimated 2006 Ontario average per capita NFSR (= GAFO I DRUG) Less HAASTBA expenditure ($4467 minus $313 = $4154) per Appendices A-2 to A-4


APRIL 28 2008

TABLE4

TRADE AREA HI (HOME IMPROVEMENTI EXPENDITURE POTENTIAL


Primary Zone Population Per Capita Expenditure ($)

50660 $597

51085 $606

51935 $624

52360 $634

52785 $643

53585 $650

54785 $650

Expenditure Potential($ ms) $302 $310 $324 $332 $339 $348 $356

Secondary Zone North Population Per Capita Expenditure ($)

22100 $700

22350 $ill

22850 $732

23100 $743

23350 $754

23850 $762

24600 $762


Secondary Zone South Population Per Capita Expenditure ($)

25250 $599

25350 $608

25550 $626

25650 $636

25750 $645

25950 $652

26250 $652


Trade Area $608 $622 $652 $666 $682 $699 $714

Relative to an estimated 2006 Ontario average per capita HI (Home Improvement I Hardware I Specialized Building Material I Garden Centre) expenditure of$667 including contractorwholesale sales per Appendices A-2 to A-4


TABLES

TRADE AREA HAAS I TBA (HOME amp AUTO SUPPLY+ TIRESBATIERIESACCESSORIES EXPENDITURE POTENTIAL


Primary Zone Population 50660 51085 51935 52360 52785 53585 54785 Per Capita Expenditure ($) $414 $420 $433 $439 $446 $450 $450 Expenditure Potential($ ms) $210 $215 $225 $230 $235 $241 $247

Secondary Zone North Population 22100 22350 22850 23100 23350 23850 24600 Per Capita Expenditure ($) $587 $596 $614 $623 $fil2 $639 $639 Expenditure Potential ($ ms) $130 $133 $140 $144 $148 $152 $157


Trade Area $535 $547 $572 $585 $598 $612 $625

Relative to an estimated 2006 Ontario average per capita HAAS I TBA (Home amp Auto Supply+ TiresBatteriesAccessories) expenditure of$313 per Appendices A-2 to A-4


APRIL 28 2008

TABLE6

TRADE AREA FSR (FOOD STORE RETAIL EXPENDITURE POTENTIAL



50660 $1855

51085 $1864

51935 $1883

52360 $1892

52785 $1902

53585 llill

54785

llill Expenditure Potential($ ms) $940 $952 $978 $991 $1004 $1024 $1047


22100 $1895

22350 $1904

22850 $1924

23100 $1933

23350 $1943

23850 $1953

24600 $1953



25250 $1856

25350 $1865

25550 $1884

25650 $1893

25750 $1903

25950 $1912

26250 $1912


Trade Area $1827 $1851 $1899 $1923 $1948 $1986 $2029

Relative to estimated 2006 Ontario average per capita FSR expenditure ofSl882 per Appendices A-2 to A-4


TABLE7

TRADE AREA PERSONAL SERVICE EXPENDITURE POTENTIAL




Secondary Zone South Population 25250 25350 25550 25650 25750 25950 26250 Per Capita Expenditure ($) $231 $232 $234 $236 $237 $238 $238 Expenditure Potential($ ms) $58 $59 $60 $60 $61 $62 $62

Trade Area $251 $254 $260 $264 $267 $273 $279

Relative to an estimated 2006 Ontario average per capita Personal Service expenditure of$247 per Appendix A-4


APRIL 28 2008

TABLES

TRADE AREA RESTAURANT EXPENDITURE POTENTIAL



50660 $673

51085 $675

51935 $678

52360 $680

52785 $681

53585 $685

54785 $685

Expenditure Potential ($ ms) $341 $345 $352 $356 $360 $367 $375


22100 $838

22350 $840

22850 $844

23100 $846

23350 $849

23850 $853

24600 $853



25250 $676

25350 $678

25550 $681

25650 $683

25750 $684

25950 $688

26250 $688


Trade Area $697 $704 $719 $727 $734 $749 $766

Relative to an estimated 2006 Ontario average per capita Restaurant expenditure of $787 per Appendix A-4

Assume real growth025 per annum compounded to the year 2013 (ie 0 from 2013 to 2016)

TABLE9

TRADE AREA LIQUORBEERWINE EXPENDITURE POTENTIAL



50660 $449

51085 $450

51935 $452

52360 $454

52785 $455

53585 $457

54785 $457



22100 $529

22350 $530

22850 $533

23100 $534

23350 $536

23850 $538

24600 $538



25250 $451

25350 $452

25550 $454

25650 $456

25750 $457

25950 $459

26250 $459


Trade Area $458 $463 $473 $478 $483 $492 $503

Relative to an estimated 2006 Ontario average per capita LiquorBeerWine expenditure of$507 per Appendix A-4

Assume real growth 025 per annum compounded to the year 2013 (ie 0 from 2013 to 2016)

APRIL 28 2008

TABLE 10

BASE YEAR TRADE AREA SHARES OF NFSR + HI EXPENDITURE POTENTIAL

Morgan MGP Morgan MGP Morgan MGP

Morgan MGP Primary Primary Secondary Secondary Secondary Secondary

Ontario Ontario Zone Zone Zone North Zone North Zone South Zone South

2006 21)Jli 2007 2J1M 2007 2lfM 2007 2lfM

Department Store 143 177 236 255 180 200A 146 220A

Non-department Store 666 6894 475 580A 576 625 517 625

HAASfBA 61 64 90 55 108 5(YA 154 70A

HI 130 ~ 199 JLJrlfi 13amp ~ 183 LJ 1000 1000A 1000 1000A 1000 1000A 1000 1000A

Reference Appendix A-2 Reference Appendix C-1 C-2 and C-3 (Column Total)- All Locations

See MGP (June 2007) chart on page 50

TABLE 11

FUTURE TRADE AREA SHARES OF NFSR + HI EXPENDITURE POTENTIAL


Morgan Primary Primary Secondary Secondary Secondary Secondary

Ontario Zone Zone Zone North Zone North Zone South Zone South

2006 2009+ 2009+ 2009+ 2009+ 2009+ 2009+

Department Store 143 240 na 185 na 150 na

Non-department Store 666 500 585 580 630A 520 630A

HAASfBA 61 100 65 110 60A 160 80A

HI 130 160 na 125 na 170 na

1000 1000 na 1000 na 1000 na

Reference Appendix A-2 Adjustments reflect modest rounding ofconsumer telephone survey results and the existing inventory of retail space and its nodal distribution

See MGP (June 2007) HATBA Table on page 54 and Other DSTM Table on page 56

APRIL 28 2008

TABLE 12

DEPARTMENT STORE SHARE OF NFSR GAFO I DRUG) amp HI DEMANDS amp RESIDUAL SPACE

IradeArea 2006 2007 2009 2010 2011 2013 2016

Primary Zone (Welland Urban Area) Expenditure Potential($ ms) $2328 $2383 $2495 $2554 $2613 $2679 $2739 Dept Store Share ofNFSR + HI

236 vs MGP 255 $549 $562 240

Local Capture 919 920

vs MGP 835 $505 $517

$599

$551

$613

$564

$627

$577

$643

$592

$657

$605

Secondary Zone North Expenditure Potential($ ms) Dept Store Share ofNFSR + HI

180 vs MGP 20 00o

185 Local Capture

664 vs MGP 52 00o

667

$1190

$214

$142

$1222

$220

$146

$1287

$238

$159

$1321

$244

$163

$1355

$251

$167

$1398

$259

$172

$1442

$267

$178

Secondary Zone South Expenditure Potential($ ms) Dept Store Share ofNFSR + HI

146 vs MGP 22 00o

150 Local Capture

745 VS MGP680o

750

$1164

$170

$127

$1186

$173

$129

$1232

$185

$139

$1255

$188

$141

$1279

$192

$144

$1302

$195

$146

$1317

$198

$148

Welland Local Share Without Inflow $774 $792 $848 $868 $888 $910 $931

Plus Inflow

225 215

$225 $230 $232 $238 $243 $243 $243

Total Potential Welland Local Capture $998 $1022 $1081 $1106 $1131 $1154 $1174

Less Existing Competition Wal-Mart 132550 sfGLA

$429 sfGLA $439 sfGLA $465 sfGLA

Sears 44270 sfGLA $496 sfGLA $508 sfGLA $537 sfGLA

Zellers 102150 sfGLA $205 sfGLA $210 sfGLA $222 sfGLA

$569

$220

$210

$582

$225

$215

$616

$238

$227

$616

$238

$227

$616

$238

$227

$616

$238

$227

$616

$238

$227

Residual Sales Demand $00 $00 $00 $25 $50 $73 $93

Warranted sf GLA $475 per sfGLA 0 0 0 5261 10628 15360 19647

Base year shares from consumer telephone survey Base year inflow adjusted from licence plate surveys Assume future inflow 215 until 2011 and declining in percentage terms thereafter

APRIL 28 2008

TABLE 13

NON-DEPARTMENT STORE SHARE OF NFSR (GAFO I DRUG) amp HI DEMANDS amp RESIDUAL SPACE

Trade Area 2006 2007 2009 2010 2011 2013 2016

Primary Zone (Welland Urban Area) Expenditure Potential($ ms) $2328 $2383 $2495 $2554 $2613 $2679 $2739 Non-Dept Store Share ofNFSR +HI

475 VS MGP 580o $1106 $1132 500 VS MGP 585 $1248 $1277 $1306 $1340 $1370

Local Capture 761 VS MGP575 $841 $861 800 vs MGP 795 $998 $1021 $1045 $1072 $1096

Secondary Zone North Expenditure Potential($ ms) $1190 $1222 $1287 $1321 $1355 $1398 $1442 Non-Dept Store Share ofNFSR +HI

576 VS MGP 625 $686 $704 580 VS MGP 630o $746 $766 $786 $811 $836

Local Capture 324 vs MGP 295 $222 $228 350 vs MGP 395 $261 $268 $275 $284 $293

Secondary Zone South Expenditure Potential($ ms) $1164 $1186 $1232 $1255 $1279 $1302 $1317 Non-Dept Store Share ofNFSR + HI

517 VS MGP 625 $602 $613 520 vs MGP630o $640 $653 $665 $677 $685

Local Capture 241 vs MGP 29 Oo $145 $148 355 vs MGP 405 $227 $232 $236 $240 $243


Plus Inflow 200 vs MGP76 $302 $309 195 $360 $368 $377 $377 $377


Less Existing Competition

678282 sfGLA bull0

$223 sfGLA $228 sfGLA

bull

$1511 $1547 $1547 $1547 $1547 $1547 $1547


Warra$250 per sf GLA $275 per sf GLA $300 per sf GLA

nted sf GLA 0 0 0

0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878

bull From consumer telephone survey Base year Local Capture calculated from survey by subtracting department store HAAS (incl Canadian Tire) amp TBA and Home Improvement and Building Supply Hardware Paint Wall Paper Electrical and Plumbing Supply and Garden Centre Nursery and Florist from total NFSR and HI sales

bullbull Base year inflow = consultant judgment

bullbullbull Assume inflow 195 until 2011 and declining in percentage terms thereafter

bullbullbullbull Assume 1165299 sfof Non-Department Store NFSR + HI space from inventory (Morgan Appendix B) less 278970 sfof department store space less 84630 sfHAASTBA space less 123417 sf HI space

APRIL 28 2008

TABLE 13 CONTINUED

NON-DEPARTMENT STORE DISTRIBUTION OF NFSR (GAFO I DRUG)+ HI RESIDUALS BY STORE TYPE

Distribution Bl Store Tu~e 2007 2009 2010 2011 2013 2016

Residual Sales Demand $00 $300 $343 $387 $426 $462

Furniture Home Furnishings ComputerSoftware Electronics Appliances

Ontario Average 233 235


$00

0 0 0

$71 35275 33595 32068

$81 40295 38377 36632

$91 45418 43255 41289

$100 50047 47664 45498

$108 54242 51659 49311

Drugs amp Personnal Care Stores Ontario Average 247

245 $600 sfGLA $625 sfGLA $650 sfGLA

$00

0 0 0

$74 12259 11768 11316

$84 14003 13443 12926

$95 15783 15152 14569

$104 17392 16697 16054

$113 18850 18096 17400

Apparel amp Accessories Ontario Average

213 215


$00

0 0 0

$65 25818 23471 21515

$74 29493 26812 24577

$83 33242 30220 27702

$92 36630 33300 30525

$99 39701 36091 33084

Other General Merchandise ( excluding dept stores and HAASfB~ Ontario Average 146 $00

145 $200 sfGLA 0 $215 sfGLA 0 $230 sfGLA 0

$44 21765 20247 18926

$50 24863 23128 21620

$56 28024 26069 24368

$62 30880 28726 26852

$67 33469 31134 29103

SportsHobbyMusicBooksMiscellaneous Ontario Average 161


$00

0 0 0

$48 21348 19213 17467

$55 24387 21948 19953

$62 27487 24738 22489

$68 30289 27260 24782

$74 32827 29545 26859

The base year Non-Department Store NFSR shares and base year Local Capture rates are based on the consumer telephone survey results (Appendix C)

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

APRIL 28 2008

TABLE 14(a)

NON-DEPARTMENT STORE IMPACTS (Unassigned Notional Test Allocation 25000 Sq Ft in 2009 Plus 130000 Sq Ft Vacancy Uptake)

2007 2009 2010 2011 2013 2016

Residual Space Demands (Sq Ft)

$250 per sfGLA $275 per sfGLA $300 per sfGLA

0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878

Less Potential Non-De12artment Store Su1212ly (Sg Ft)

Committed Su1212ly Vacancy Uptake against 238750 sf (rounded) Retenanting of Canadian Tire Subtotal Committed

0 Q

0

87000 43000 130000

87000 43000 130000

87000 43000 130000

87000 43000 130000

87000 43000 130000

Not Committed Su1mly Unassigned Notional Test Allocation 0 25000 25000 25000 25000 25000

Total Potential Supply (Sq Ft) 0 155000 155000 155000 155000 155000 (Committed + Unassigned Notional Test Allocation)

Surplus(+) I Shortfall (-) of Supply Over Demand (Sq Ft) 0 45833 30295 14442 114 -12867 (Relative Equilibrium)

Residual Sales Demand ($ ms) $00 $300 $343 $387 $426 $462

Less Potential Non-Department Store Sales($ ms)

Allocated Sq Ft

$225 per Sq Ft

$250 per Sq Ft

$275 per Sq Ft

$300 per Sq Ft

0 $00

155000 $349

155000

$388

155000

$426

155000

$426

155000

$465

Potential Sales Transfer I Increment($ ms) $00 ($49) ($45) ($40) ($00) ($03)

Resultant Sales Performance of Existing Non-Department Store Space ($ per Sq Ft) $228 $221 $221 $222 $228 $228

Resultant Impact on Sales Performance() -31 -29 -26 00 -02

APRIL 28 2008

TABLE 140)

TRADE AREA NFSR (GAFO I DRUG COMBINED IMPACTS (Unassigned Notional Test Allocation 40000 Sq Ft in 2009 Plus 130000 Sq Ft Vacancy Uptake)

2007 2009 2010 2011 2013 2016


$250 per sf GLA 0 120084 137176 154614 170374 184654 $275 per sfGLA 0 109167 124705 140558 154886 167867 $300 per sfGLA 0 100070 114313 128845 141979 153878

Less Potential Non-DeIartment Store NFSR SUIIl (Sg Ft)

CQmmitted SUIIl Vacancy Uptake against 238750 sf (rounded) 0 87000 87000 87000 87000 87000 Retenanting ofCanadian Tire Q 43000 43000 43000 43000 43000 Subtotal Committed 0 130000 130000 130000 130000 130000

Not Committed SuIIl Unassigned Notional Test Allocation 0 40000 40000 40000 40000 40000


Surplus (+) I Shortfall (-) of Supply Over Demand (Sq Ft) 0 60833 45295 29442 15114 2133 (Surplus)


Less Potential Non-Department Store NFSR Sales($ ms)

Allocated Sq Ft $225 per Sq Ft $250 per Sq Ft $275 per Sq Ft $300 per Sq Ft

0 $00

170000 $383

170000

$425

170000

$468

170000

$468

170000

$510


Resultant Sales Performance of Existing Non-Department Store NFSR Space ($ per Sq Ft) $228 $216 $216 $216 $222 $221

Resultant Impact on Sales Performance() -53 -53 -52 -27 -31

APRIL 28 2008

TABLE 14(c)


2007 2009 2010 2011 2013 2016


$250 per sfGLA 0 120084 137176 154614 170374 184654 $275 per sf GLA 0 109167 124705 140558 154886 167867 $300 per sfGLA 0 100070 114313 128845 141979 153878

Less Potential Non-Deuartment Store NFSR Suuuly Sg Ft) Committed SUQQl) Vacancy Uptake against 238750 sf(rounded) 0 87000 87000 87000 87000 87000 Retenanting ofCanadian Tire Q 43000 43000 43000 43000 43000 Subtotal Committed 0 130000 130000 130000 130000 130000

Not Committed Suimll Unassigned Notional Test Allocation 0 55000 55000 55000 55000 55000


Surplus (+) I Shortfall (-) of Supply Over Demand (Sq Ft) 0 75833 60295 44442 30114 17133 (Large Su us)

Residual Sales Demand($ ms) $00 $300 $343 $387 $426 $462



0 $00

185000 $416

185000

$463

185000

$509

185000

$509

185000

$555


Resultant Sales Performance ofExisting Non-Department Store NFSR Space($ per Sq Ft) $228 $211 $210 $210 $216 $214


APRIL 28 2008

TABLE 15

TRADE AREA HAAS I TBA QNCLUDING CANADIAN TIRE) RESIDUAL DEMANDS

Trade Area 2006 2007 2009 2010 2011 2013 2016

Primary Zone (Welland Urban Area) Expenditure Potential($ ms) $2328 $2383 $2495 $2554 $2613 $2679 $2739 HAASTBA (Incl Can Tire) Share($ ms)

90 VS MGP 55 $210 $214 100 VS MGP 65 $250 $255 $261 $268 $274

HAASTBA (Incl Can Tire) Local Capture

951 965

vs MGP 85 Oo

vs MGP 970o

$199 $204 $241 $246 $252 $259 $264

Secondary Zone North Expenditure Potential($ ms) HAASTBA (Incl Can Tire) Share($ ms)

108 vs MGP 50o

110 vs MGP60o

$1190

$129

$1222

$132

$1287

$142

$1321

$145

$1355

$149

$1398

$154

$1442

$159

HAASTBA (Incl Can Tire) Local Capture 646 VS MGP690o

667 vs MGP 795

$83 $85 $94 $97 $99 $103 $106

Secondary Zone South Expenditure Potential($ ms) HAASTBA (Incl Can Tire) Share($ ms)

154 VS MGP 70o

160 VS MGP 80o

$1164

$179

$1186

$183

$1232

$197

$1255

$201

$1279

$205

$1302

$208

$1317

$211

HAASTBA (Incl Can Tire) Local Capture 97 vs MGPJ60o

250 VS MGP 345

$17 $18 $49 $50 $51 $52 $53


Plus Inflow

165 vs MGP 166

200 $59 $61

$96 $98 $101 $101 $101


Less Existing Competition HAASTBA (incl Canadian Tire 43000 sf)

84630 sfGLA $424 sfGLA $375 sfGLA (normalized)

$359 $317 $317 $317 $317 $317 $317

Residual Sales Demand soo $50 $163 $175 $186 $196 $206

Warranted sfGLA $325 per sf GLA $350 per sfGLA $375 per sfGLA

0 0 0

15437 14334 13379

50233 46645 43535

53699 49863 46539

57236 53147 49604

60450 56132 52390

63409 58880 54955

Base year estimate from consumer telephone survey Base year estimate adjusted from licence plate surveys

Assume inflow 200 until 2011 and declining in percentage terms thereafter Compare residual square footages to Canadian Tires proposed 58000 sfnet expansion from43000 sfto 101000 sf

APRIL 28 2008

TABLE 16

TRADE AREA HOME IMPROVEMENT DEMANDS amp RESIDUAL SPACE

Trade Area 2006 2007 2009 2010 2011 2013 2016

Primary Zone (Welland Urban Area) Expenditure Potential($ ms) HI Share($ ms)

199 160

Local Capture 436 vs MGP 500

800

$2328

$463

$202

$2383

$474

$207

$2495

$399

$319

$2554

$409

$327

$2613

$418

$334

$2679

$429

$343

$2739

$438

$351

Secondary Zone North Expenditure Potential($ ms) HI Share($ ms)

136 125


450

$1190

$162

$53

$1222

$166

$54

$1287

$16l

$72

$132l

$165

$74

$1355

$169

$76

$1398

$175

$79

$1442

$180

$81

Secondary Zone South Expenditure Potential($ ms) HI Share ($ ms)

183 170


400

$1164

$213

$29

$1186

$217

$29

$1232

$209

$84

$1255

$213

$85

$1279

$217

$87

$1302

$22l

$89

$1317

$224

$90


Plus Inflow

200

185 $7l $73

$108 $110 $113 $113 $113



123417 sfGLA $287 sfGLA $294 sfGLA

$354 $363 $363 $363 $363 $363 $363


Warranted sfGLA

$200 per sf GLA $225 per sfGLA $250 per sf GLA

0 0 0

0 0 0

110381 98116 88304

117082 104073 93665

123918 110150 99135

130138 115678 104110

135725 120645 108580

bull Base year estimate from Consumer Survey for Home Improvement and Building Supply Hardware Paint Wallpaper Electrical and Plumbing Supply and Garden Centre and Nursery

bullbull Base year estimate from licence plate surveys ofproxy anchors and includes 30 contractor sales


APRIL 28 2008

TABLE 17

TRADE AREA SUPERMARKET I GROCERY DEMANDS amp RESIDUAL SPACE

Trade Area 2006 2007 2009 2010 2011 2013 2016

Primary Zone (Netland Urban Area) Expenditure Potential($ ms) Supermarket Share

800 vs survey 913

805 Local Capture

991 990

$940

$752

$745

$952

$762

$755

$978

$787

$779

$991

$798

$790

$1004

$808

$800

$1024

$824

$816

$1047

$843

$835

Secondary Zone North Expenditure Potential($ ms) Supermarket Share

800 vs survey 912

805 Local Capture

588 600

$419

$335

$197

$426

$341

$200

$440

$354

$212

$447

$359

$216

$454

$365

$219

$466

$375

$225

$480

$387

$232

Secondary Zone South Expenditure Potential($ ms) Supermarket Share

780 vs survey 883

785 Local Capture

98 100

$469

$366

$36

$473

$369

$36

$481

$378

$38

$486

$381

$38

$490

$385

$38

$496

$390

$39

$502

$394

$39


Plus Inflow

165

165 $193 $196

$203 $206 $209 $209 $209


Less Existing Competition 220490 sfGLA $531 sfGLA

$538 sfGLA $1171

$1187 $1187 $1187 $1187 $1187 $1187


Warranted sfGLA

$475 $500 $525

persfGLA persfGLA persfGLA

0 0 0

0 0 0

9666 9183 8745

13206 12545 11948

16774 15936 15177

21510 20435 19462

26943 25595 24377

bull Base year estimate from consumer telephone survey

bullbull Estimated from licence plate surveys and floorspace inventory


APRIL 28 2008

TABLE 18

TRADE AREA SUPERMARKETGROCERY STORE DIRECTIONAL IMPACTS

2006 2007 2009 2010 2011 2013 2016



Zehrs (Niagara St NJLancaster) Share (Consumer Survey) Future Share Salessf 59400 sfGLA Impact()

$322 275

$ 542

$326 275

$ 550 14

$302

245 $ 508

-62

$306

245 $ 515

-49

$310

245 $ 522

-36

$316

245 $ 532

-19

$322

245 $ 542

01

Sobeys (South Pelham Market Plaza) Share (Consumer Survey) Future Share Salessf 36697 sfGLA Impact()

$187 160

$ 510

$190 160

$ 518 14

$160

130 $ 437

-144

$162

130 $ 443

-133

$165

130 $ 449

-121

$168

130 $ 457

-105

$171

130 $ 466

-87

Price Chopper (Rose City Plaza) Share (Adjusted from Consumer Survey) Future Share Salessf 37078 sfGLA Impact()

$181 155

$ 489

$184 155

$ 496 14

$154

125 $ 416

-151

$156

125 $ 421

-139

$158

125 $ 427

-127

$161

125 $ 435

-112

$164

125 $ 443

-94

No Frills (Lincoln Centre) Share (Adjusted from Consumer Survey) Future Share Salessf 34950 sfGLA Impact(

$199 170

$ 569

$202 170

$ 577 14

$173

140 $ 494

-133

$175

140 $ 501

-121

$177

140 $ 507

-109

$180

140 $ 516

-93

$184

140 $ 527

-75

Food Basics (Northtown Shopping Centre) Share (Adjusted from Consumer Survey) Future Share Salessf 32365 sfGLA Impact(

$176 150

$ 543

$178 150

$ 550 14

$160

130 $ 495

-87

$162

130 $ 502

-75

$165

130 $ 509

-62

$168

130 $ 518

-46

$171

130 $ 528

-27

Puposs (Prince CharlesMaple) Share (Adjusted from Consumer Survey) Future Share Salessf 20000 sfGLA Impact(

$105 90

$ 527

$107 90

$ 534 14

$99

80 $ 493

-64

$100

80 $ 500

-51

$101

80 $ 507

-36

$103

80 $ 516

-21

$105

80 $ 526

-02

Notional Test Allocation (eg Wal-Mart Food) Future Share Salessf 40000 sfGLA

$185 150

$ 462

$187 150

$ 469

$190 150

$ 475

$193 150

$ 483

$197 150

$ 493

Total Welland Supermarket Share() Total Welland Supermarket Sales($ ms)

1000

$1171 1000

$1187 1000

$1233 1000

$1250 1000

$1267 1000

$1289 1000

$1315

Total Welland Supermarket Sales sf 2006 220490 sfGLA 2011 260490 sfGLA

$531 $538 $473 $480 $486 $495 $505


APRIL 28 2008

TABLE 19

TRADE AREA SPECIALTY FOOD DEMANDS amp RESIDUAL SPACE

Trade Area 2006 2007 2009 2010 2011 2013 2016

Primary Zone (Welland Urban Area) Expenditure Potential($ ms) Specialty Food Share

200 195

Local Specialty Food Capture 762 765

$940

$188

$143

$952

$190

$145

$978

$191

$146

$99l

$193

$148

$1004

$196

$150

$1024

$200

$153

$1047

$204

$156

Secondary Zone North Expenditure Potential($ ms) Specialty Food Share

200 195


$419

$84

$26

$426

$85

$26

$440

$86

$26

$447

$87

$27

$454

$88

$27

$466

$91

$28

$480

$94

$29

Secondary Zone South Expenditure Potential($ ms) Specialty Food Share

220 215


$469

$103

$06

$473

$104

$06

$481

$103

$06

$486

$104

$06

$490

$105

$06

$496

$107

$06

$502

$108

$06


Plus Inflow

150 150

$31 $31 $31 $32 $32 $32 $32


Less Existing Competition 104624 sfGLA $197 sfGLA $200 sfGLA

$206 $209 $209 $209 $209 $209 $209


Warranted sfGLA $200 persfGLA $225 persfGLA $250 persfGLA

0 0 0

0 0 0

421 375 337

1835 1631 1468

3260 2897 2608

5173 4599 4139

7357 6539 5885

Potential Sales Transfer I Increment($ ms) $0 $0 $0 $0 $1 $10 $15

Resultant Sales per Sq Ft ofExisting Space Resultant Impact on Sales Performance()

$197 $200 14

$200 18

$203 32

$206 45

$210 64

$214 85

From consumer telephone survey

Base year inflow= consultant judgment

Assume inflow 15 until 2011 and declining in percentage terms thereafter

APRIL 28 2008

TABLE20

TRADE AREA PERSONAL SERVICE DEMANDS amp RESIDUAL SPACE

IradeArea 2006 2007 2009 2010 2011 2013 2016

Primary Zone (Welland Urban Area) Expenditure Potential($ ms) $135 $137 $140 $142 $144 $147 $150 Local Capture

900 $121 $123 915 $128 $130 $132 $134 $137

Secondary Zone North Expenditure Potential($ ms) $57 $58 $60 $61 $62 $64 $66 Local Capture

350 $20 $20 350 $21 $21 $22 $22 $23

Secondary Zone South Expenditure Potential($ ms) $58 $59 $60 $60 $61 $62 $62 Local Capture

100 $06 $06 100 $06 $06 $06 $06 $06


Plus Inflow 150 $26 $26 150 $27 $28 $28 $28 $28


Less Existing Competition 87960 sfGLA $197 sfGLA $173 $200 sfGLA $176 $176 $176 $176 $176 $176


Warranted sfGLA $200 persfGLA 0 0 3632 4860 6098 7759 9651 $225 persfGLA 0 0 3228 4320 5420 6897 8579 $250 persfGLA 0 0 2905 3888 4878 6207 7721

Consultant estimate Assume inflow 15 until 2011 ar sfper capita

APRIL 28 2008

TABLE21

TRADE AREA RESTAURANT DEMANDS amp RESIDUAL SPACE

IradeArea 2006 2007 2009 2010 2011 2013 2016

Primary Zone (Welland Urban Area) Expenditure Potential($ ms) $34l $345 $352 $356 $360 $367 $375 Local Capture

900 $307 $310 900 $317 $320 $324 $330 $338


375 $69 $70 375 $72 $73 $74 $76 $79

Secondary Zone South Expenditure Potential($ ms) $17l $172 $174 $175 $176 $179 $181 Local Capture

250 $43 $43 250 $44 $44 $44 $45 $45


Plus Inflow 200 $105 $106 200 $108 $109 $11l $11l $111





Consultant estimate Assume inflow 20 until 2011 and declining in percentage terms thereafter

APRIL 28 2008

TABLE22

TRADE AREA LIQUORBEERWINE DEMANDS amp RESIDUAL SPACE

IradeArea 2006 2007 2009 2010 2011 2013 2016


800 $182 $184 800 $188 $190 $192 $196 $200


200 $23 $24 200 $24 $25 $25 $26 $26

Secondary Zone South Expenditure Potential ($ ms) $114 $115 $116 $117 $118 $119 $120 Local Capture

100 $1l $11 100 $12 $12 $12 $12 $12


Plus Inflow 100 $24 $24 100 $25 $25 $25 $25 $25



Residual Sales Demand $00 $00 $05 $08 $1l $15 $21



APRIL 28 2008

TABLE23

TRADE AREA SUMMARY DEMANDS amp RESIDUAL SPACE

Trade Area Sq Ft 2006

Sq Ft 2007

Sq Ft 2009

SqFt 2010

SqFt 2011

Sq Ft 2013

SqFt 2016

Department Store Space $475 sfGLA 0 0 0 5261 10628 15360 19647

Non-department Store NFSR Space $250 sfGLA $275 sfGLA $300 sfGLA

0 0 0

0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878



0 0 0

0 0 0

35275 33595 32068

40295 38377 36632

45418 43255 41289

50047 47664 45498

54242 51659 49311

Drugs amp Personnal Care Stores 245 $600 sfGLA $625 sfGLA $650 sfGLA

0 0 0

0 0 0

12259 11768 11316

14003 13443 12926

15783 15152 14569

17392 16697 16054

18850 18096 17400

Apparel amp Accessories 215 $250 sfGLA $275 sfGLA $300 sfGLA

0 0 0

0 0 0

25818 23471 21515

29493 26812 24577

33242 30220 27702

36630 33300 30525

39701 36091 33084

Other General Merchandise (excluding dept stores and HAASTBA) 145 $200 sfGLA 0 0 $215 sfGLA 0 0 $230 sfGLA 0 0

21765 20247 18926

24863 23128 21620

28024 26069 24368

30880 28726 26852

33469 31134 29103

SportsHobbyMusicBooksMiscellaneous 160 $225 sfGLA $250 sfGLA $275 sfGLA

0 0 0

0 0 0

21348 19213 17467

24387 21948 19953

27487 24738 22489

30289 27260 24782

32827 29545 26859

HAASTBA (incl Canadian Tire) Space $325 sfGLA $350 sfGLA $375 sfGLA

0 0 0

0 0 0

50233 46645 43535

53699 49863 46539

57236 53147 49604

60450 56132 52390

63409 58880 54955

Home Improvement Centre Space $200 sfGLA $225 sfGLA $250 sfGLA

0 0 0

0 0 0

110381 98116 88304

117082 104073 93665

123918 110150 99135

130138 115678 104110

135725 120645 108580

Supermarket I Grocery Space $475 sfGLA $500 sfGLA

0 0

0 0

9666 9183

13206 12545

16774 15936

21510 20435

26943 25595

$525 sfGLA 0 0 8745 11948 15177 19462 24377

APRIL 28 2008

TABLE 23 CONTINUED


SqFt SqFt SqFt SqFt SqFt SqFt SqFt Trade Area 2006 2007 2009 2010 2011 2013 2016

Specialty Food Store Space $200 sfGLA 0 0 421 1835 3260 5173 7357 $225 sfGLA 0 0 375 1631 2897 4599 6539 $250 sfGLA 0 0 337 1468 2608 4139 5885

Personal Service Space $200 sfGLA 0 0 3632 4860 6098 7759 9651 $225 lsfGLA 0 0 3228 4320 5420 6897 8579 $250 sfGLA 0 0 2905 3888 4878 6207 7721

Restaurant Space $200 sfGLA 0 0 5769 8673 11590 16134 21289 $225 sfGLA 0 0 5128 7710 10302 14341 18924 $250 sfGLA 0 0 4616 6939 9272 12907 17031

LiquorBeerWine Space $750 sfGLA 0 0 711 1068 1428 2054 2765 $800 sfGLA 0 0 666 1002 1338 1926 2592 $850 sfGLA 0 0 627 943 1260 1813 2440

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

Popn Popn Popn Popn Popn Popn Primary Zone (Welland) 2007 2009 2010 2011 2013 2016 Population Projection 51085 51935 52360 52785 53585 54785 Cumulative Growth 850 1275 1700 2500 3700

I Warranted Space Based on Per Capita Space Ratios SqFt Sq Ft Sq Ft SqFt Sq Ft SqFt 2007 2009 2010 2011 2013 2016

Other Service Space 09 sfper capita 0 765 1148 1530 2250 3330 Financial Institution Space 10 sfper capita 0 850 1275 1700 2500 3700 Local Office Space 50 sfper capita Q 4250 6375 8500 12500 18500 Total Warranted Space Based on Per Capita Ratios 0 5865 8798 11730 17250 25530

bull Includes FinanceInsuranceReal Estate (FIRE)+ Services to Business Management (SBM) +MedicalDentalVeterinary+ Misc Office

TOTAL RETAIL amp SELECTED COMMERCIAL Low Range 0 0 300896 342859 385545 428953 471440 Mid Range 0 0 272508 311109 350377 390253 429269 Upper Range 0 0 249140 284963 321406 358366 394514

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

Low Range O 306761 351656 397275 446203 496970 Mid Range O 278373 319907 362107 407503 454799 Upper Range O 255005 293761 333136 375616 420044

APRIL 28 2008

TABLE24

COMPARISON OF SQUARE FOOTAGE DEMANDS AND POTENTIAL SUPPLY

TOTAL RETAIL amp SELECTED COMMERCIAL RESIDUAL DEMANDS

2007 2009 2010 mu 2013 2016

Low Range 0 300896 342859 385545 428953 471440 Mid Range 0 272508 311109 350377 390253 429269 Upper Range 0 249140 284963 321406 358366 394514

Rounded Mid Range Residual Estimates 0 270000 310000 350000 390000 430000

COMMITTED+ NOT COMMITTED SQUARE FOOTAGE SUPPLY

2009 2010 2011 2013 2016 Committed Suimly Vacancy Uptake against 238750 sf(rounded) 87000 87000 87000 87000 87000 Retenanting ofCanadian Tire 43000 43000 43000 43000 43000 Subtotal Committed Supply 130000 130000 130000 130000 130000

Uncommitted Suiml) Specialty Food Residuals (mid-range rounded) 370 1630 2900 4600 6540 Personal Service Residuals (mid-range rounded) 3230 4320 5420 6900 8580 Restaurant Residuals (mid-range rounded) 5130 7710 10300 14340 18920 LiquorBeerWine Residuals (mid-range rounded) 670 1000 1340 1930 2600 HI Notional Test Allocation 110000 110000 110000 110000 110000 FSR Notional Test Allocation (eg Wal-Mart Food) 40000 40000 40000 40000 40000 Canadian Tire Net Expansion (relocation) 58000 58000 58000 58000 58000 Non-Department Store NFSR Notional Test Allocation 40000 40000 40000 40000 40000 Subtotal Uncommitted Supply 257400 262660 267960 275770 284640

Total Potential Supply ( Committed + Not Committed) 387400 392660 397960 405770 414640

Surplus(+) I Shortfall(-) of Supply Over Demand (Sq Ft) 117400 82660 47960 15770 -15360 (Committed +Not Committed)

Additional Land Requirement (acres) Acres Acres Acres Acres ~

250 coverage Surplus(+) I Shortfall(-) 108 76 44 14 -14 (Relative Equilibrium)

Surplus Surplus Surplus Surplus Required

APPENDIX A

INCOME amp EXPENDITURE DATA

APPENDIX A-1

INCOMEEXPENDITURE INDEXING METHODOLOGY (REGRESSION ANALYSIS)

fu) 1 2 3 4 5

All Classes

Av Per Capita Income of

Income Quintile $10749 $17896 $21019 $27117 $45699

$27291

(x) Income

394 656 770 994 1674

100

Per Capita Indexes (yl)

NFSR 604 751 819 986 1463

100

Source Statistics Canada Survey ofHousehold Spending 2004 for NFSR amp FSR

REGRESSION EQUATION

y =a+ bx

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

b = nDy) - ffx) CDgt and a= Yy - bfD n(D2) - (Ix)2 D

INCOMEEXPENDITURE REGRESSION EQUATIONS

NFSR Expenditure Index yl = 32 + 68 (x) FSR Expenditure Index y2 = 88 + 12 (x)

(y2) FSR 944 972 930 1008 1091

100

APPENDIX A-2

2006 ESTIMATES OF ONTARIO RETAIL SALES BY TRADE GROUP

2006

M 2006

ill 2006

fil 2006 Ql TOTAL

2006 PerQmita

NAICS FSR (Food Store Retail)

D090

DIOO

Supermarket amp Grocery Stores Convenience amp Specialty Food Stores TOTALFSR Per Capitabull Add back WMC food sales Per Capita

54103 7923

62026

54115 7901

62016

52898 7656

60554

48103 6115

54218

209219 29595

238814

$1649 $233

$1882

llli Sl007

876

124

1000

876

124

1000

NFSR (Non-Food Store Retail) ~ ~

B030

B040

BOSO

B060

GAFO + DRUGS (Formerly Department Store Type Menhundise)

Furniture Stores 9158 Home Furnishings Stores 6348 Computer and software stores 1295 Home electronics and appliance stores 13970 Subtotal 30771

9017 5341 1297

10069 25724

8026 5331 1081 8341

22779

7310 4949 1249 8370

21878

33511 21969 4922

40750 101152

$264 $173 $39

$321 $797 178 155

El20 Pharmacies and personal care stores 28718 27186 26658 24592 107154 $845 189 165

Fl40

F 150

Clothing stores Shoe clothing accessories and jewellery stores Subtotal

23259 7484

30743

16928 5597

22525

16873 5568

22441

12485 4008

16493

69545 22657 92202

$548

llZ2 $727 163 142

Gl70

Gl80

Department stores (excluding concessions) Other general merchandise stores (incl Cao Tire) Subtotal

31204 25045 56249

21997 23154 45151

22403 24363 46766

17769 17867 35636

93373 90429

183802

$736 $713

$1449

165

160

324

143

139

282i

H 160

Hl90

Sporting goods hobby music and book stores Miscellaneious store retail (90)

Subtotal

11650 9514

21164

8865 859l

17456

8028 8533

16561

7589 7135

14724

36132 33773 69905

$285 $266 $551 123 107

44132 Tires 44131 Auto Parts amp Accessories

Subtotal

6225 6297

12522

$49

~ $99

11

11

22

10

10

19

C070

C080

Bl Home Centres and hardware stores Specialized building materials and garden stores Subtotal

16758 3967

20725

18583 4748

23331

19832 4904

24736

12564 3268

15832

67737 16887 84624

$534 $133 $667

104

~ 130

TOTAL NFSR = GAFO + DRUG Per Capita (Subtract estd WMC food sales) Per Capita

566737 $4467 $125

$4342

1000

TOTAL NFSR +ID= GAFO +DRUG+ ID Per Capita (Subtract estd WMC food sales) Per Capita

651361 $5134 $125

$5009

1000

Dept Store Share of GAFO + DRUG Dept Stuff Share of GAFO + DRUG ~WMC $125 per capita Dept Store Share ofNFSR Dept Store Share of NFSR less WMC $125 per capita

$736$4467 = $7361$4342 = $736$5134 = $736$5009 =

165 170 143 147

bull Per Capita 12686952 persons (per July - September 2006 estimate from Statistics Canada Quarterly Demographic Statistics including net undercoverage ofnon-permanent residents and returning Canadians (July I 2006 Cat 91-002 XIE Table I)

Source Retail Trade Statistics Canada Cat 63-005 Table 3-7 March 2006 and consultations with Retail Trade Section

Morgan estimate

APPENDIX A-3

JRADE AREA INCOME AND EXPENDITQRE INDEXES

Per Cap NFSR HH Total HH HH 2000 GAFO+Drug

2001 Number Income Income Income Income FSR amp HI Per Serv Rest UBIW Popn Households ru ~ 00 Index Index ~ Index rutex ID1exTrade Area

11410046 4219410 $66836 282009 $24716 1000 1000 1000 1000 1000 1000Ontario

Primary Zone 47000 19265 $50300 9690 $20618 834 986 89S 93l 855 886City of Welland (Urban Area) 48402 19750 $50708 10015 $20691 837 986 897 933 858 888City ofWelland (Urban amp Rural Area)

Secondary Zone North 1402 485 $66914 325 $23148 937 99S 960 982 944 953City ofWelland (Rural Area) 2066 658 $66295 436 $21114 854 987 908 94l 872 899West Lincoln (Part) 15272 5595 $75954 4250 $27826 1126 1011 1080 1077 1108 1076Pelham 1473 ~ $66013 372 $25276 1023 1002 1014 1025 1018 1009Thorold (Part)

20213 7302 $73715 5383 $26630 1077 1007 1049 1053 1066 1045Subtotal Secondary Zone

Secondary Zone Sooth 5056 1768 $66663 1179 $23311 943 995 964 986 949 957Waintleet (Part)

8MQ 7620 $48493 3695 $20028 810 984 880 919 834 871Port Colbome 23506 9388 $5191 S 4874 $20734 839 986 898 933 859 889Subtotal Secondary Zone lfJ111

90719 26567 $75081 19947 $21987 890 990 930 959 903 922Trade Area

Restaurant Expenditure Index = 13 256 + 866 l (Income Index) Personal Service Expenditure Index = S148 + 4991 (Income Index) LiquorBeerWine Eqenditure Index= 3419 + 6524 (lncame lndex)

NFSR (GAFO + Drug) +HI Eqenditure Index= 320 + 68 (Income Index) FSR Expenditure Index =880 + 12 (Income Index)

APPENDIX Ad

TRADE AREA Fffl GAFO + DRUG HI HAASfBA PERSONAL SERVICE RESTAURAfil AND LBW EXPENDITURE LEVELS

2006 2006 2006 2006 NFSR NFSR less 2006 2006 2006 2006 2006

Per Cap 2000 FSR NFSR + ID (GAFO + Drug) HAASflBA HI HAASffBA Per Serv Restaurant LJBW HHincome Income Per Cap Per Cap Per Cap Per Cap Per Cap Per Cap Per Cap Per Cap Per Cap

ru Jndex fum ~ ~ ~ ~ fu92 ~ ~ fu92Trade Area $24716 1000 $1882 $5134 $4467 $4154 $667 $313 $247 $787 $507Ontario $20618 834 $1855 $4595 $3998 $3584 $597 $414 $266 $673 $449Primary Ztne - Wellud (Urban Area) $26630 1077 $1895 $5386 $4686 $4099 $700 $587 $260 $838 $529Secondary Zone Nortl $20734 839 $1856 $4610 $4011 $3237 $599 $774 $231 $676 $451Secondary Zone Sootbull

The estisated 2006 Qrtario per capita Penonal Seivice expetditure asswncs 10 real Ind inflationary growth from 2004 to 2006 against the 2003 estimate of$240 per capita The estinated 2006 Qrtario per capita Restaumt expenditureassum~s 85Yo real and inBationary growth fro1112004 to 2006 against the 2003 estimate of$725 per capita The estioated 2006 Qrtario per capita IJBW (lquorlbeerwiae) expenditwe assumes 15 real and iDflationary growth to 2006 against the 2005 estimate of $499 per capita

HAASUBA shares(l)fNFSR + m Ontario 61 of$5134 per gipita PrimaryZone Weiand (UrbanArea)9lt of$4595 per capita Secondary Zone North 109 of$5386 per capita Secondary Zone South 168 of$4610 per capita

PCensus for MapPoint

a Morgan Study - Sample Areas Profile Report

2001 Census Census Snapshot

Wainfleet Sector West Lincoln Sector Thorold Sector

Total Population Males Females

5056 2594 2462

base 51 49

2066 1063 1003

base 51 49

1473 744 729

base 51 49

2001 Population by Age 5056 base 2066 base 1473 base 0 to 4 years 248 5 165 8 65 4 5 to 19 years 1121 22 531 26 286 19 20 to 24 years 280 6 113 5 65 4 25 to 34 years 451 9 249 12 159 11 35 to 44 years 900 18 325 16 257 17 45 to 54 years 756 15 327 16 254 17 55 to 64 years 615 12 174 8 179 12 65 to 74 years 455 9 137 7 106 7 75 to 84 years 191 4 43 2 84 6 85 years and over 29 1 11 1 21 1

Average age of population 377 333 397 Median age 401 342 412 Dominant age group 5 to 19 years 22 5 to 19 years 26 5 to 19 years 19

Families 1487 base 577 base 461 base Persons per family 31 33 29

Two-parent families 1387 93 539 93 401 87 With no children at home 632 43 208 36 187 40 With children at home 761 51 336 58 215 47

Lone-parent families 105 7 43 7 50 11

Total children at home 1745 807 461 Children per family 12 14 10

Households Persons in private households Persons per household Average 2000 household income

1768 5021

28 $ 66663

658 2060

31 $ 66295

564 1463

26 $ 66013

Occupied Dwellings Owned Dwellings Rented Dwellings

Single detached houses Semi-detachedrowduplex Apartments Movable dwelling Dominant building type

1768 1593

170

1659 68 32 10

Single detache

base 90 10

94 4 2 1

94

648 579

79

603 30 10 0

Single detache

base 89 12

93 5 2 0

94

569 498

71

515 38 22

0 Single detache

base 88 13

90 7 4 0

90

Dominant Demographics Official Home Language English 99 English 100 English 100 Non-official Home Language German 50 Greek 100 Greek 95 Immigrant Place of Birth Netherlands 31 Netherlands 48 Netherlands 29 Ethnic Origin Canadian 18 Canadian 23 Canadian 25 Religion Roman Catholic 33 United Church 26 Roman Catholic 28 Educational Attainment Grades 9 to 13 36 Grades 9 to 13 37 Grades 9 to 13 42 Labour by Industry Manufacturing 15 Agriculture fore 19 Manufacturing 28 Labour by Occupation Trades transpo 26 Trades transpo 24 Business finan 23

PCensus for MapPoint Paae 1

Morgan Study - Sample Areas Profile Report

2006 Census Population and Dwelling

Counts


2006 Population

2001 Population

2001-2006 Population Change Persons Percent

2006 Private Dwellings Occupied by Usual Residents

Land Area sq km Persons per sq km Dwellings per sq km

Target type used for study area Number of targets retrieved

Total Dissemination Blocks in Study Area

5719

2617

1773 322 148

Dissemination Block 128

128

1989

661

926 215

71


54

1618

628

295 548 213


51

Data is not available for dissemination areas blocks and user-defined areas (circles polygons and drive-times)

2006 Census was conducted on May 162006

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APPENDIXB

RETAIL COMMERCIAL FLOORSPACE INVENTORY

APPENDIX BJ

RETAIL AND SERVICE FLQQRPSPACE INVENTORY

Drug 17 S8-83 84-113 28-30 114-123 127-130 131-136 160-171 1-2 3-16 2S-26 31-34 Cosmetic 18 3S-S7 Home SportHobby Can Tire Subtotal Home Ctr 22-24 172-174 137-143 44-IS9 201-203

Supershy Major2S Other Optician 19 Fashion Furnishings MusicBkArt +TSC 28 Non-Dept Total Hardware Liquor 24 Rest amp 184-196 124-126 FIREamp 17S-183 200 Other

Wdlmd Bcillil aod Smi 101mua[) Corey Doyle - December 20 2007 Stud)

Total Space

Marlltet ampGrocery

Spec Food

Subtotal FSR

Discount 26 Dept Store

Gen1 Morch

Pers1 Care 20-21

amp Access

Computers Electronics

ForistGift UsedMisc

Tires30 APA 29

Store NFSR

NFSR Space

Bldg Sply Beer 22 Fast Food Personal Nursery Wine 23 Drinking Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC

tt Simi ~ ~ illA illA illA illA illA illA illA illA illA illA illA illA illA illA illA illA illA illA illA illA illA illA

NQl11i I bull SE6JYAY MamplI bull 811 tiIAampM SI I UnitMAJ3 Zeller1 26 102IS2 102IS2 0 102IS2 UnitMAJ4 Sear1 2S 44268 44268 0 44268 UnitK19 Clneplex Odeon 160 21S40 21S40 UnitH2 Shopper Drug Mart 17 16991 16991 16991 16991 UnitH6 Tiannas Jewellery S6 1711 1711 1711 1711 UnitH7 Vacant 200 14S8 l4S8 UnitH4 Winners 33 2S364 2S364 2S364 2S364 UnitH3 Urban Planet 38 11994 11994 11994 11994 Unit HS Labels 38 89S9 89S9 89S9 89S9 Unit GI Urgent Care Niagara JS4 1139 1139 UnitG2 Vacant 200 3IS8 3IS8 UnitG3 Bank of Montreal 124 SOS3 SOS3 UnitR29-30 Vacant 200 2733 2733 UnitR27-28 Vacant 200 26S1 26S1 UnitR26 Vacant 200 1S86 1S86 UnitR24-2S Regency Gift Shop 9S 208S 208S 208S 208S UnitR22-23 Showtimc Fragrance 18 2021 2021 2021 2021 UnitR21 Vacant (fonner Bad Mannm) 200 821 821 Unit R20 Picture Perfect 103 12S4 12S4 12S4 l2S4 UnitRl8 Mapplns Jewellery S6 1107 1107 1107 1107 UnitR17 Mimis Linens 66 980 980 980 980 UnitRl6 Vacant (Play Area Gratus) 200 87S 87S UnitRl4-IS Games A Let 88 1720 1720 1720 1720 UnitRl3 Vacant 200 919 919 UnitR12 Pizza Pizza 173 1632 1632 UnitRII Gateway News 113 1262 1262 1262 1262 UnitRIO Dorlenc 36 1374 1374 1374 1374 UnitR89 Marks Work Wearhouse 38 3129 3129 3129 3129 UnitR67 Bluenotes 38 3120 3120 3120 3120 UnitR4-S Vacant 200 2298 2298 UnitRl-2-3 Chelsea Home Furniture S8 73S8 73S8 73S8 73S8 Unit Ml Campus Crew 38 1700 1700 1700 1700 UnitM2 Hair HunterI Salon amp Spa 186 3S80 3S80 UnitM3 Vacant 200 826 826 Unit NI Security Office 201 1002 1002 UnitR43 Ginos Pizza 173 44S 44S UnitR42 Vacant 200 366 366 UnitR41 Famous Wok 173 485 48S UnitR41 New YorkFries 173 429 429 UnitR44 Silk Road Gifts 95 1128 1128 1128 1128 UnitR45 Vacant 200 1384 1384 UnitR46 Northern Reflections 36 1906 1906 1906 1906 UnitR47-48 Blucnotes Kids 37 3824 3824 3824 3824 UnitR49 Bizou 55 889 889 889 889 Unit RSI TV Showcase 31 1065 1065 106S 1Q6S UnitR52 Yellow Stitch 38 1S29 1S29 IS29 1S29 UnitR53-S4 Randy River 3S 2S70 2S70 2S70 2S70 UnitRSS Berkshire Securities 137 743 743 UnitRS6 Vacant (funner Rose CityTnivel) 146 341 341 UnitLl Peoples Jeweller 56 1712 1712 1712 1712 Unit L2-S Cleo I Rickis Bootlegger 36 11698 11698 11698 11698 UnitL6-7 Coles Bookstore 91 4623 4623 4623 4623 UnitL8A The Butterfly Gallery 95 S09 509 S09 S09 Unit LS Carlton Cards 96 1717 1717 1717 1717 UnitL9-10 Bonnie Togs 37 3172 3172 3172 3172 UnitR32B Customer Service 201 669 669 UnitR32A Fletchers Piano 90 1269 1269 1269 1269 UnitR343S Family Sports 39 2283 2283 2283 2283 UnitR36 Tabl 36 822 822 822 822 UnitR37-38 Bently Leather S7 1968 1968 1968 1968

Page I of IS

APPENDIX B1

RETAU AND SERVJCE FIQQRPSPACE INVENTORY

Drug 17 58-83 84-113 28-30 114-123 127-130 131-136 160-171 1-2 3-16 25-26 31-34 Cosmetic 18 3S-S7 Home SportHobby Can Tire Subtotal Home Ctr 22-24 172-174 137-143 144-159 201-203

Supershy Major25 Other Optician 19 Fashion Furnishings MusicBkArt +TSC 28 Non-Dept Total Hardware Liquor 24 Rest amp 184-196 124-126 FIREamp 175-183 200 Other

Yalhmd R~il ilDd Smi IDYffllU) Total Market Spec Subtotal Discount 26 Gen1 Pcr1Care amp Computers ForistGift Tires30 Store NFSR Bldg Sply Beer 22 Fast Food Personal Bank Prof Other Vacant Space Corey Doyle - December 20 2007 Stud) Space ampGrocery Food FSR Dep~ Store Morch 20-21 Access Electronics UsedMisc AIP A 29 NFSR Space Nunery Wmc 23 Drinking Services Trust Services Services Space NEC i SlilltI ~ ~ llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA

UnitR39 AampW 173 698 698 UnitG4 Ardene S4 2410 2410 2410 2410 UnitG4B Health Wise 13 2792 2792 2792 UnitGl Vacant 200 1536 1536 UnitG6 Cut Plus Salon 186 2583 2583 Unit 07-8 Arlics Sports Shop 87 4045 4045 4045 4045 UnitG9 LoSena 43 2066 2066 2066 2066 UnitGIO SllZ) Shier 36 2091 2091 2091 2091 Unit Gil Benlx 68 2105 2105 2105 2105 UnitG12 Image Fashions 35 1315 1315 1315 1315 UnitG13-14 Heritage Square Gifts 95 1922 1922 1922 1922 UnitGIS Cafe Mochaccino 172 641 641 UnitGl6 Subway 172 408 408 UnitGS8 Vacant 200 464 464 UnitGS7 Wizards Castle Arcade 163 502 502 Unit HI CIBC 124 3338 3338 UnitJIA Kevin James Shoes 52 1075 1075 1075 1075 UnitJIA Things Engraved 95 1084 1084 1084 1084 Unitn Bell World 78 1290 1290 1290 1290 UnitJ3 Zacb 36 1545 1545 1545 1545 UnitJ4A The Source 75 2015 2015 2015 2015 Unit JS Le Choteau (Mens) 35 2522 2522 2522 2522 Unit JS Le Choteau (Women) 36 2522 2522 2522 2522 Unit6 Vacant 200 2853 2853 Unit6A Vacant 200 2768 2768 Unit7-8-9 Athletes World 39 3858 3858 3858 3858 UnitEI0-11 Payless Shoe Source 52 2806 2806 2806 2806 UnitE9 Sun Chasers Swimwear 46 1676 1676 1676 1676 Unit ES DoUarama 32 8595 8595 8595 8595 UnitE7 Bulk Barn IS 4197 4197 4197 UnitE6A Mid West Karate 149 1997 1997 UnitE6 Youth Centre 156 1665 1665 Unit ES Yazz Cleaners 192 930 930 UnitE4 Vacant 200 869 869 UnitE2-3 Pearle Vision 19 3000 3000 3000 3000 Unit El CDPlus 92 2321 2321 2321 2321 Unit Kl Law Office 140 1395 1395 UnitK2 United Way Office 157 946 946 Unit KS Garage Clothing 36 1502 1502 1502 1502 UnitK6-7 Japan Camera 83 1285 1285 1285 1285 Unit KS Nail hnpressions 185 523 523 Unit KIO Reltmans 36 3720 3720 3720 3720 Unit KIOA-11 Blakes Mens Wear 35 2800 2800 2800 2800 UnitKl2 Walking on a Cloud 52 2288 2288 2288 2288 UnitK12A Vacant 200 2569 2569 UnitKl4 4cGems 56 813 813 813 813 UnitKIS The Cocoa Bean Shop II 1022 1022 1022 UnitK16 Vacant 200 1018 1018 UnitK17-18 HairWorx 185 1447 1447 UnitRKl Coldwell Banker (kiosk) 139 144 144 UnitKKl Vacant Restaunnt 200 5116 5116 Unit NI Vacant 200 1210 1210 UnitN3 Vacant 200 26240 26240 UnitKRI Vacant (kiosk) 200 106 106

Upper Mezzanines UnitGGI Management Office 202 2050 2050 UnitGG2 Vacant 200 486 486 UnitGG3A Vacant 200 S4S S4S UnitGG3B Market Reseanh 202 690 690 UnitG04 Vacant 200 275 275 UnitPTGGSA Community Living 202 971 971

Page2 of 15

APPENDIX BJ

REIAIJ AND SERYJCE fLOQRPSPACE JNYENJQRX

Drug 17 58-83 84-113 28-30 114-123 127-130 131-136 160-171 1-2 3-16 25-26 31-34 Cosmetic 18 3557 Home SportHobby Can Tire Subtotal Home Ctr 22-24 172-174 137-143 144-159 201-203

Supershy Major25 Other Optician 19 Fashion Furnishings MusicBkAn + TSC 28 Non-Dcpt Total Hanlwan Liquor 24 Rest amp 184-196 124-126 FIREamp 175-183 200 Other YallampDd amptiil aod Smi IDY~tsl[Y Total Market Spec Subtotal Discount 26 Gcn1 Pers1 Can amp Computen ForistGift Tires30 Store NFSR Bldg Sply Beer 22 Fast Food Personal Bank Prof Other Vacant Space Corlty Doylemiddot Dcccmber 20 2007 Stud) Space amp Grocery Food FSR Dcpt Store Merch 20-21 Access Electronics UsedMisc APIA 29 NFSR Space Nursery Wme 23 Drinking Services Trust Services Services Space NEC tt Slim ~ ~ me me me me me me me me me me me me me me me me me me me me me me

UnitPTGG5B Price Waterhouse 202 350 350 UnitPTGG5 Bridge Court Reflections 202 380 380

Unit Frontier Drafting 145 1623 1623 UnitJJI Vacant 200 803 803 UnitJ2 Vacant 200 185 185 UnitlllB Niagara Public School Board 202 827 827 UnitJ34 Clear Energy Systems 202 187 187 UnitJ4 Big Brothers 156 1159 1159 UnitJ5 Dr Riley bull Dentist 152 2349 2349 UnitJ6 Catholic School Board 202 LilS2 LilS2

SUBTOTAL NODE 1 SEAWAY MALL 483975 0 8011 8011 146420 35024 22012 100475 15033 24939 0 197483 343903 0 0 4738 9063 8391 2282 10878 66459 30250

liODE 2 - MIAGABA SIBEEI tIOBIH Ulod Adlaaul llaa) ~ bdaml Galt tlau

Ill ilHICI SL 6 Ib1c1ld BIL 440 Niagara Street N es The Beer Store (fs) 22 3600 3600 440 NiagaraStreetN es Pure Bliss Hairamp Esthctics 185 1200 1200 440 Niagara Street N es Regional Shopping News 201 1200 1200 440 Niagara Street N rs Aqueduct Water Solutions 113 1200 1200 1200 1200 440 Niagara Street N es European Super Dclicstesscn 14 1200 1200 1200 440 Niagara Street N tis Curves For Women 168 1200 1200 440 Niagara Street N es CAA Niagara 138 1200 1200 440 Niagara Street N rs Fitness Nutrition 20 1200 1200 1200 1200 440 Niagara Street N es Telus 78 600 600 600 600 440 Niagara Street N es Scotlabank 124 5000 5000 440 Niagara Sbeet N rs Kimonos Chinese Restaurant 172 7000 7000

Ib1[1ld Bd - Ead g(fillUCI St 16 Thorold Rosd Vacant 200 1000 1000 18 Thorold Rosd Johnson-Billyanl Insurance 138 1800 1800 20 Thorold Rosd ColomboPizzaria 173 900 900 22 Thorcld Rosd Reflections Salon amp Spa 185 750 750 26 Thorcld Road Hill-Boles Auto Parts amp Service 175 7400 7400 36 Thorcld Road Aqusduct Variety 3 1600 1600 1600 36 Thorold Road RO Water Stop 113 400 400 400 400 36 Thorold Rosd Lippys Subs 173 400 400 27 Thorold Rosd La Cantina (beer making) 104 1250 1250 1250 1250 27 Thorold Rosd EJ Barilla lnsurancc 138 600 600 S04 Niagara Street N ds Sunoco I Horizon Convenience 3 1800 1800 1800 520 Niagara Street N es Blockbuster Video 134 6600 6600 530 Niagara Street N es Wendys 173 3000 3000 536 Niagara Street N es Jiffy Lube 178 1800 1800 S40 Niagara Street N es Golf Stuff 87 2200 2200 2200 2200 544 Niagara Street N es The Mortgage Centro (2 firs) 129 3600 3600 546 Niagara Street N es Serafinis Pizzeria 173 2200 2200 554 Niagara Street North Gas Rite Service Station 203 2600 2600 34 Douglas Avenue Fabrldand 89 19000 19000 19000 19000

5lilRllm 572 Niagara Street N es Subway 173 1200 1200 572 Niagara Street N es The Pita Pit 173 1000 1000 572 Niagara Street N es Broadway Textiles 89 2000 2000 2000 2000 572 Niagara Street N es Caughill Auto Wmkers 29 1800 1800 1800 1800 572 Niagara Street N es Niagara Shoe FactOI Outlet 52 2200 2200 2200 2200 572 Niagara Street N es H amp R Block 141 1000 1000 572 Niagara Street N es The Cash Ston 130 600 600 S12 Niagara StreetN dsVcnus Solar Nails 185 2000 2000 572 Niagara Street N es Discount Car Rental 131 800 800 572 Niagara Street N es Goodwill Depot IOI 8500 8500 8500 8500 572 NiagaraStreetNcsVacant 200 6720 600

Page3 of 15

APPENDIX BJ


Yall111d R8il IDd Smi~ IIlxmitgry Coroy Doyle - December 20 2007 tt SlmI ~

Stud) ~

Total Space GIA

1-2 Super-Market

ampGrocery llLA

3-16

Spec Food GIA

Subtotal FSR GIA

25-26 Major2S

Discouot 26 0ep Store

GIA

31-34 Other Gen1

Morch

GIA

Drug 17 Cosmetic 18 Optician 19 Pm1 Care

20-21 GIA

3S-S1 Fashion

amp Access GIA

58-83 84-113 28-30 Home SportHobby Can Tire Subtotal

Furnishings MusicBkArt + TSC 28 Non-Dept Computcn ForiBtGift Tirca30 Store Electronics UsedMisc NPA 29 NFSR

GIA llLA GIA llLA

Total NFSR Space GIA

114-123 Home Ctr 22-24 Hardware Liquor 24

Bldg Sply Beer22 Nursery Wmc 23

GIA GIA

172-174 Rest amp

Fast Food Drinking

GIA

184-196 Peraonal Services

GIA

124-126 Bank Tnst

llLA

127-130 137-143 FIREamp

Prof(

Services GIA

131-136 144-IS9 175-183 Other

Services GIA

200 Vacant Space llLA

160-171 201-203

Other Space NEC GIA

592 Niagara Strccl N Cs Groff Tire 610 Niagara Stroet N Cs Meridian Credit Union (2 fllll) 620 Niagara Stroet N Cs Job Gym (2 111) 21 Seaway Drive Staples - Budnesa Depot 21 Seaway Drive Simmons Mattress Gallery 21 Seaway Drive Cltt Flnandal 21 Seaway Drive Need A Stitch 724 Niagara Stroet N Cs Burier King 750 Niagara Stroet N Cs Red Rice Chinese Buffet 806 Niagara Stroet N Cs Taco Bell 824 Niagara Stroet N Cs Zorn Muffler 830 Niagara Stroet N Cs Harveys si Chalet

30 125 144 60 62 126 183 173 172 173 175 173

8000 4000 4000 25600 8960 1728 1080 4600 4400 2300 4600 6200

25600 8960

8000 8000

25600 8960

8000

25600 8960

4600 4400 2300

6200

4000

1728

4000

1080

4600

LIDSBlta fl1a 840 Niagara Stroet N Cs First Ontario Credit Union 844 Niagara Strccl N Cs Entertainment Overload 844 NiagaraStroetN Cs Dental Office 844 Niagara Street N tis Lotte Convenience 844 Niagara Strccl N Cs Sunshine Nails 844 Niagara Stroet N Cs Wesrhome One Jeans 852 Niagara Stroet N ds Tim Hortons

125 92 152 3

185 38 173

2700 2160 1670 1000 1320 2400 3000

1000 1000

2400

2160 2160

2400

2160

2400 3000

1320

2700

1670

920 Niagara Stroet N Cs Tim-Br-Mart (store only) 934 Niagara Stroet N Cs Boston Pizza 968 Niagara Stroet N Cs Bowl O Rama

114 172 169

6900 6400 28000

6900 6400

28000

liJ - ~IIDCI SL amp Ibtmld Bd -4ltt1P fllP 447 Niagara Street N w Edward Jones Investments 447 Niagara Stroet N w Welland Decorating Centre 447 Niagara Stroet N w Life Mark Phyiotherapy 447 Niagara Street N w The Printing House

137 116 153 145

1500 1500 1500 1500

1500 1500

1500 1500

Ib1[md Budmiddot Wm g(~IIHCI Sllttt 130 Tborold Road Thomas Electronics 130 Tborold Road Hercs Nutrition 130 Tborold Road Four Seasons Driver Edication 130 Thorold Road Big Bee Convenience 136 Thorold Road Vacant 140 Tborold Road Prospects Sportswear 140 Tborold Road Millcnium Computers 144 Dixon Lane Mary Luska Interiors

15 20 ISO 3

200 39 73 58

3000 1440 1200 2160 600 900 900

3000

2160 2160

1440

900

3000

900 3000

3000 1440

900 900

3000

3000 1440

900 900

3000

1200

3500

SDliillm 503 Niagara St N ws 503 Niagara St N ws S03 Niagara St N ws 503 Niagara St N ws

Herbal Majic Avondale Food Store Robbyns Nest Cakes amp Cafe Paulm1c1 Pet Food

187 3 7

102

1000 3000 1000 2500

3000 1000

3000 1000

2500 2500 2500

1000

SIS Niagara St N ws S17 NiagaraStNws S2 I c Niagara St N ws S21b Niagara St N ws

Reuter amp Reilly Insurance Tri-Media (2 fllll) Electric Besch Tanning NiceCrytalNails

138 201 189 185

1400 2000 1500 600

1500 600

1400 9800

SDliillm 545 Niagara St N wls 545 Niagara St N ws 545 Niagara St N ws 545 Niagara St N ws 545 Niagara St N ws 545 Niagara St N ws S4S Niagara St N ws S4S Niagara St N ws

Wells Fargo Financial Ligbthearts Clcsnm MrSub The Paint Can Alfieri Floors Niagara Pct Comer Money Man HairTrendz Eat Wise Health Foods

127 192 173 63 102 130 185 13

1800 600

1080 4800 2300 1150 1150 1150 1150 1150

4800 2300

4800 2300

4800 2300

1080 600

1150

1800

1150

6720

Page4 of IS

APPENDIX BJ


Drug 17 SB-83 84-113 28-30 114-123 127-130 131-136 160-171 1-2 3-16 2S-26 31-34 Cosmetic 18 3S-S7 Home SportHobby Can Tiro Subtotal Home Ctr 22-24 172-174 137-143 144-IS9 201-203

Supershy Major2S Other Optician 19 Fashion Furnishings MusicBkArt +TSC 28 Non-Dept Total Hardware Liquor 24 ResL amp 184-196 124-126 FIREamp 17S-183 200 Other

YldhLDd amp11il and Smi IDl3lbll) Corey Doyle - Dccember 20 2007 Stud)

Total Space

Marlltct ampGrocery

Spec Food

Subtotal FSR

Discount 26 Dep~ Store

Gen1 Menh

Pers1 Care 20-21

amp Access


ForistGift UsedMisc

Tiros30 NPA 29

Store NFSR

NFSR Space

Bldg Sply Beer 22 Nunery Wine 23

Fast Food Drinking

Personal Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC

tt Slim ~ ~ llLA llLA lJLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA

S4S Niagara SL N ws Buckners Sounc For Sports 87 2300 2300 2300 2300 S4S Niagara SL N we Cornerstone Books amp Gifts 91 1SSO 1SSO 1SSO lSSO S4S Niagara SL N we Dundee Financial Services 137 lSSO 1SSO S63 Niagara SL N we Tim Hortons 173 3000 3000 S71 Niagara SL N we Royal Bank 124 2400 2400 S77 Niagara SL N ws Speedy Auto Glass 176 4300 4300 S83 Niagara SL N ws Color Your World 116 4120 4120 S89 Niagara SL N we Dairy Queen 173 2400 2400 607 Niagara SL N ws Ford Dealership na na 61S Niagara St N we ActlveGreenampRoae 30 42S0 42S0 42S0 42S0 623 Niagara SL N we KFC 173 2200 2200 637 Niagara SL N ws Mixed Offices 202 9800 647 Niagara SL N ws Shoeless Joes 172 S600 S600 6SS Niagara SL N ws Midas Muffler 17S 7700 7700 691 Niagara SL N ws Bertrand Vacuums 81 1000 1000 1000 1000 709 Niagara SL N ws Horizon Convenience 3 1460 1460 1460 777 Niagara SL N we Canadian Tue 28 43000 43000 43000 43000 803 Niagara SL N ws Leons Furniture SB 49SOO 49SOO 49SOO 49SOO 821 Niagara SL N ws Zehrs I S9400 S9400 S9400 841 Niagara SL N ws Pizza Hut 172 4200 4200 84S Niagara SL N ws T-D Canada Trust 124 6000 6000

Northsldc Bmdnm Park 871 Niagara SL N ws Welland Home Textiles 89 2SOO 2SOO 2SOO 2SOO 871 Niagara SL N ws Suntastic Tanning 189 lSOO 1SOO 871 Niagara SL N ws Gotcha Covered 13S 3000 3000 871 NiagaraStNws Vacant 200 3SOO 2000 871 Niagara St N ws Beam Vacuum Plus 81 1680 1680 1680 1680 871 Niagara SL N ws Enterorisc Rent aCar 131 1680 1680 871 Niagara SL N ws Base Electronics 7S 1680 1680 1680 1680 871 Niagara SL N ws Kuhn amp Assoc Insurance 138 1680 1680 871 Niagara SL N ws Tmchak Auto Body Supplies 29 1680 1680 1680 1680 871 Niagara SL N ws LG Store 7S 1S40 1S40 lS40 1540 871 Niagara St N ws MT Bellies Bar amp Grill 172 10SOO 10SOO 871 Niagara SL N ws Rogm Wueless 78 4S0 4S0 4S0 4S0

SllIR tiara- nln Q111ka 6 NIHICI 947 Niagara SL N ws The Donut Diner 173 2SOO 2SOO 947 Niagara SL N ws Avondale Food Store 3 2400 2400 2400 947 Niagara SL N ws Used Goods IOI 1SOO lSOO lSOO lSOO 947 Niagara SL N ws 4 Your Health Massage 190 700 700 NW Niagara SLMcnitt I Regional Equipment Rentals 13S 32S0 32S0 SUBTOTAL NODE 2 bull NIAGARA STREET NORTH 546038 59400 16770 76170 0 0 2640 5500 102710 49360 58730 218940 218940 12520 3600 74080 12320 21828 17880 52080 11820 44800

Mllt 3 bull 50JIll tElllAlll llIAlKEI flAZA amp Am 609 South Pelham Rd Sobeys I 36697 36697 36697 609 South Pelham Rd Wine Radlt 23 1200 1200 609 South Pelham Rd First Choice Haircutters 186 1000 1000 609 South Pelham Rd American Express Travel 146 600 600 609 South Pelham Rd Hendrick Dental Clinic IS2 3000 3000 609 South Pelham Rd Unborn Images Ultrasound ISS 1200 1200 609 South Pelham Rd Vacant (2 units) 200 2400 2400 609 South Pelham Rd The Co-Operstors Insurance 138 1200 1200 609 South Pelham Rd Bonanza Vidoo 134 3600 3600 609 South Pelham Rd Vacant 200 1200 1200 609 South Pelham Rd Bell Mobility 78 1200 1200 1200 1200 609 South Pelham Rd Shoppen Drug Mart 17 9820 9820 9820 9820

618 SouthPelhamRd Daves Small Engine Repair 178 2000 2000 S60 Thorold Road Ricks Service Centre 17S 22S0 22S0

Pages ofS

APPENDIX BJ

BEIAU AND 5JIBYJCE FLOQRPSPACE JNYENJQRY

~llaod Bail and Smi IDmllO[) Coroy Doyle- December 20 2007

~ s- Slmllllmlt Stud)

~

Total Space

OLA

1-2 Super-

Marlltet ampGrocciy

OLA

3-16

Spec Food

OLA

Subtotal FSR

OLA

25-26 Major25


OLA

31-34 Other Gen1

Morch

OLA

Drug 17 Cosmetic 18 Optician 19

Pers1 Care 20-21

OLA

35-57 Fashion

amp Access

OLA

58-83 84-113 28-30 Home SportHobby Can Tm Subtotal

Furnishings MusicBkArt + TSC 28 Non-Dept

Computcn ForislGift Tircs30 Store Electronics UsedMisc NPA 29 NFSR

OLA OLA OLA OLA

Total NFSR Space

OLA

114-123 Home Ctr 22-24 Hanlware Liquor 24

Bldg Sply Beer 22 Nuney Wme 23

OLA OLA

172-174 Rest amp

Fast Food Drinking

OLA

184-196 Personal Services

OLA

124-126 Bank Trust

OLA

127-130 137-143 FIREamp

Prort Services

OLA

131-136 144-159 175-183

Other Services

OLA

200

Vacant Space OLA

160-171 201-203

Other Space NEC

OLA

554 Thorold Road Paradise Pools amp Spas 555 Thorcld Road Chinese Restaurant amp Tavern 549 Thorold Road Vanguard Professional Centre SUBTOTAL NODE 3 - S PELHAM MARKET PLAZA

107 172 153

3600 3200 9000

83167 36697 0 36697 0 0 9820 0 1200

3600

3600 0

3600

14620

3600

14620 0 1200

3200

3200 1000 0 1200 9000

21650 3600 0

lQlE ~ bull ilBIHTOWN SHQttUG ampImamp (Rice Road amp Thornld Road West)

325 Thorold Rd W Food Basics 325 Thorold Road Lewis amp Kroll IDA Pharmacy 325 Thorcld Road Northtown Medical Associates 325 Thorcld Road State Farm Insurance 325 Thorold Road Ontario Conservatory ofMusic 325 Thorold Road Nonhtown X-Ray

1 17 153 138 150 155

32364 9179 2786 1841 1922 3120

32364 32364 9179 9179 9179

1841 2786

1922 3120

301 Thorold Road 301 Thorold Road 301 Thorcld Road 301 Thorcld Road 301 Thorold Road 301 Thorcld Road 301 Thorold Road

5bID tlHI bull rb Ibl[ald ampBlpound Macs Convenience Everfmb Pizza Pet Clips Pet Grooming Just Golf Balls Vacsnt Beam Den Tavern Welland Veterinary Clinic

3 173 194 87

200 174 143

2600 1200 600 220

1080 2000 2200

2600 2600

220 220 220

1200

2000

600

2200

1080

481 Thorcld Road 477 Thorold Road 473 Thorold Road 471b Thorcld Road 471a ThoroldRoad 457 Thorcld Road 453 Thorold Road 449 Thorold Road 445 Thorold Road 437 Thorold Road 429 Thorold Road

Ib11[11ld Bsmd 11m 1 4 U Convenience Niagara Flowera Rose City Pizzeria Stephen David Hair Group Salon Marios Balber Shop Dental Office Kuhn amp Assoc lnswance Predict Monitoring Systems 11Caf6 Ritetrack Auto Repair Mele Professional Offices (med)

3 93 173 185 184 152 138 202 173 178 153

1800 2200 1600 900 900

1200 2600 1280 600

1200 4000

1800 1800 2200 2200 2200

1600

600

900 900

2600 1200

1200 4000

1280

397 Thorold Road 397 Thorold Road 397 Thorold Road 397 Thorold Road 397 Thorold Road

Slrbtllm The Chiropractic Clinic Select Water Company Welland Fish amp Chips Dance Wear House Dance Place Welland (lessoos)

153 113 173 48 150

800 800 800 800

2100 800

800 800

800

800

800 800

800

2100

340 Thorold Road 340 Thorold Road 340 Thorcld Road

Sllblllm Highlander Laundromat Zavitz Chiropractic Clinic Zibis Jewelley Centre

191 153 56

2560 1280 1280 1280 1280 1280

2560 1280

320 Thorold Road 320 Thorold Road 320 Thorold Road 312 ThoroldRoad 306 Thorold Road

Vinces Pizza StagShopBalber Vapour Geoie (hydropbOllics)

Hasty Market Joes Hair Fashions

173 184 113 3

185

400 150 150

2400 600

2400 2400 150 150 150

400 150

600

30 30 30 30 30

Rice Road Rice Road Rice Road Rice Road Rice Road

Ib11 bull Bl~ EIID Handlebar Hanks Roadhouse MampMMeatShop Turning Heads Hair Studio Island Heat Tanning Salon Best Mart Convenience

172 4

185 189 3

1920 1920 1200 1200 1600

1920

1600

1920

1600

1920

1200 1200

Page6 ofl5

APPENDIX BJ

RETAnANDSERVICEFLOORPSPACEINVENTQBY

Drug 17 S8-83 84-113 28-30 114-123 127-130 131-136 160-171 1-2 3-16 25-26 31-34 Cosmetic 18 3S-S1 Home Sportlllobby Can Tm Subtotal Home Ctr 22-24 172-174 137-143 144-IS9 201-203

Supershy Major2S Other Optician 19 Fashion Furnishings MusicBkAri +TSC 28 Non-Dcpt Total Hardware Liquor 24 Rcsl amp 184-196 124-126 FIREamp 175-183 200 Other

IDllaud R11il and Smi lmCDbl[) Corey Doyle- December 20 2007 Stud)

Total Space

Marlcet ampGrocery

Spec Food

Subtotal FSR

Discount 26 0cp Ston

Gen1 Mcrcb

Pcn1 Caro 20-21

amp Access


ForistGift UsedMisc

Tires30 APA 29

Store NFSR

NfSR Space

Bldg Sply Beer 22 Nuncry Wme 23

Fast Food Drinking

Personal Scviccs

Bank Trust

Pron Services

Other Services

Vacant Space

Space NEC

tt SIOgttI SlltgtmNaml ~ OLA OLA 11 11 11 11 11 OLA 11 11 11 11 11 11 OLA 11 11 OLA 11 OLA OLA OLA

30 Rice Road Dollar Values 32 1600 1600 1600 1600 30 Rice Road Capyn Sammya Take Out 173 1600 1600 30 Rice Road Canal City Savings I Cndit Union 125 1600 1600 30 Rice Road Mcshki Chiropractic Clinic 153 1200 1200 30 Rice Road Tim Hortons 173 lJfill lJfill SUBTOTAL NODE 4 - NORTHTOWN SC 110512 32364 10320 42684 0 1600 9179 2080 0 3370 0 16229 16229 0 0 13280 8110 1600 6641 19608 1080 1280

tiOlE 5 lYElLAlil El 61A lllldl SL Elim) 200 Fitch Stnct Liquidation World 33 13709 13709 13709 13709 200 FitchStnct Giant Tiger 33 19983 19983 19983 19983 200 FitchStnct The Bargain Shop 33 10000 10000 10000 10000 200 FitchStnct ALittleRampR Vacations 146 1196 1196 200 FitchStnct Fashionmax 36 2SOO 2SOO 2SOO 2SOO 200 FitchStnct Advance Business Accounting 141 SOO 1SOO 200 FitchStnct The Artful Cookie amp Gift Shop 9S 1S04 1504 1504 1504 200 Fitch Stnct Pharma Plus Drug Mart 17 6240 6240 6240 6240 200 Fitch Stnct LCBO 24 4722 4722 200 Fitch Stnct Amoung The Flowers 93 1100 1100 1100 1100 200 Fitch Stnct Our Book Store 91 1400 1400 1400 1400 200 FitchStnct Cameo Hair Design 18S SOO 1SOO 200 FitchStnct Elbow Room Sports Bar 172 2934 2934 200 Fitch Stnct Finese Salon 185 1400 1400 200 FitchStnct Shanons Boutique 36 1400 1400 1400 1400 200 FitchStnct CIBC 124 2830 2830 200 Fitch Stnct Chiropractic Clinic IS3 2300 2300 200 Fitch Stnct Barber Shop 184 450 4SO 180 Fitch Stnct Burkholder Auto Repair 175 2SOO 2SOO 200 FitchStnct House OfStitches 183 1000 1000 200 FitchStnct The UPS Store 145 SOO lSOO 200 FitchStnct PetValu 102 2000 2000 2000 2000 SUBTOTAL NODE 5- WELLAND PLAZA (Fitch Sl Plaza) 83668 0 0 0 0 43692 6240 3900 0 6004 0 59836 59836 0 4722 2934 3350 2830 1500 8496 0 0

fil1 tQl2E 6-120WNTQll WlILMm 97 Burgar Street GalerlcAlicia 103 1200 1200 1200 1200 161 Burgar Street Dairy King Restaurant 173 1950 1950 221 Burgar Street Peninsula Glass Inc 121 14800 14800 48 BurgarStreet Elisha House Pl9pllDC) amp FlID Sgpport 156 1250 12SO S4 BurgarStreet Lasting Impressions 195 1400 1400 208 BurgarStreet Welland Metal Supplies Limited 201 7SOO 7SOO 212 BurgarStreet Jimmy Ds Automotive Repair 17S 1300 1300 260 Burgar Street Wtmton Pools 107 900 900 900 900 3 Cross Stnct Provincial Office Building (3 On) 202 24000 24000 11 Cross Stnct La Mode Boutique 36 1200 1200 1200 1200 21 Cross Stnct Manhattan Hair Studio 185 1000 1000 18 CrossStnct Samurais Healing Place 153 1100 1100 18 Cross Street Healing With Joy 153 1100 1100 20 Cross Street Saari Drs Ralph amp Richard ISi 1000 1000 24 Cross Stnct Dietrickamp Ltd 36 1200 1200 1200 1200 32 Cross Stnct Soleil Publishing Inc 201 5000 5000 39 Division St Vacant 200 300 300 43 Division St Irvine Realty 139 300 300 S7 Division St EMF Healing IS3 1400 1400 57 Division St Black Panther Studio 149 1400 1400 63 Division St Vacant 200 2SOO 2SOO 111 Division St Darnudes Office Pro (Office Sply) 94 S400 5400 5400 5400 llS Division St Salvation Army The 101 3000 3000 3000 3000 IS Division St Vacant 200 3000 3000 131 Division St Swayu And Swayu 140 1000 1000 131 Division St ConsumerSurvivor Initvc - Nia IS7 2000 2000

Page7 of IS

AfllrilllX DI

RETAIL AW SERVICE FLOQRPSPACE INVENTOR)

Drug 17 S8-83 84-113 28-30 114-123 127-130 131-136 160-171 1-2 3-16 2S-26 31-34 Cosmetic 18 3S-S1 Home SporVHobby Can Tire Subtotal Home Ctr 22-24 172-174 137-143 144-IS9 201-203

Supershy Major2S Other Optician 19 Fashion Furnishings MuskBkArt + TSC 28 Non-Dcp Total Hardware Liquor 24 RcsL amp 184-196 124-126 FIREamp 17S-183 200 Other

~lhmd Rmii and Smi lmmuy Corey Doyle - December 20 2007 Stud)

Total Space

Market ampGroceiy

Spec Food

Subtotal FSR

Discount 26 Dcpt Store

Gcn1 Mcnh

Pcrs1 Care 20-21

amp Access


ForistGift UsedMisc

Tires30 NPA 29

Store NFSR

NFSR Space

Bldg Sply Beer 22 Fast Food Personal NU111cry Wmc 23 Drinking Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC

tt Slml SllIUlimo ~ GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA GLA

163 Division St BOO Dunwoody LLP 140 1800 1800 163 Division St Andmon Wayne S Law Office 140 1800 1800 171 Division St Dwward Jones Barkwcll Co LLP 140 2600 2600 187 Division St Walters L J lnsUlllDce Brokers 138 1700 1700 213 Division St Cianfarani Dr Tony ISi 3400 3400 221 Division St Talmage Stratton and Difiore 140 2400 2400 233 Division St Medical Office Building IS3 S800 S800 263 Division St Furniture Studio amp Boutique S8 3000 3000 3000 3000 271 Division St James W Cupido CA 141 1300 1300 28S Division St Andmon Auto BodyPaint 176 4600 4600 18 Division St Mctis Nation ofOntario IS6 2000 2000 40 Division St Welland Martial Arts Centre 149 2200 2200 42 Division St Vacant 200 2400 2400 44 Division St XFimess 168 2400 2400 so Division St Ensign Electronic Alann (upper) 201 1600 1600 so Division St Central Communications 201 1600 1600 66 Division St Cafe Alla Moose 173 1800 1800 76 Division St Mixed Office Building (S firs) 202 2S000 2SOOO 112 Division St The Vision Clinic 19 1SOO 1SOO 1SOO lSOO 128 Division St Welland Eastside Lanes Ltd 169 10800 10800 IS6 Division St Arthurs RM financial Services 137 lISO lISO 164 Division St FE Coyne lnsUlllDce Brokers Ltd 138 2100 2100 170 Division St Houghton Sloniowaki and Stengel 140 2000 2000 190 Division St GrFL Mixed Office Building (2 firs) 202 4700 4700 224 Division St Seven Cs Children Centre Inc IS6 7200 7200 250 Division St Taylor Chiropractic Office (2 firs) IS3 S200 S200 3 EastMsinSL Internet Access Worldwide 14S 3000 3000

EastMsinSL Brown James amp Tizzard Travel 146 2400 2400 EastMsinSL Thomas Douglas R LnOftl~ 140 1200 1200

17 East Main SL Vacant 200 13800 13800 27 East Main SL Main SL Electronic Bingo Palace 166 10000 10000 41 East Main SL Royal Bank of Canada 124 4000 4000 47 East Main SL Jamtoke 172 1600 1600 SI EastMsinSL St Vincent De Paul Store 101 2700 2700 2700 2700 S3 East Msin St Employment Help Centre IS8 3400 3400 ss East Msin St Youngs Insurance Brokers Inc 138 3200 3200 71 EastMsinSL Vacant 200 8300 8300 73 EastMsinSL Biancos DiscountPizza amp Subs 173 1100 1100 79 EastMsinSL Little Nashville 174 1400 1400 91 East MsinSL Pala= Salon amp Spa 18S 2S80 2S80 91 EastMsinSL Cafe on Main The 173 900 900 97 East Main SL Vacant 200 S600 S600 IOS East Main SL Kld1World ofFalhlons 37 1100 1100 1100 1100 111 East Main SL Beckon amp Ass Hearing Clinic IS3 3000 3000 IIS East Main SL The Garden Path 9S 1800 1800 1800 1800 119 East Msin SL LaCantina 172 4600 4600 12S East Msin SL Vacant 200 1600 1600 133 East Msin SL Youngs Travel Services 146 960 960 13S East Msin SL Knapman Jobn DD IS2 960 960 139 East Main SL MonlkTlles 121 2700 2700 147 East Main SL Vacant 200 1700 1700 IS9 East Msin SL Express Donuts 173 lS80 lS80 169 East Msin SL Veil Salon amp Spa 18S 4000 4000 171 EastMsinSL Rage Clothing 48 1280 1280 1280 1280 I1S East Msin St Vacant 200 2100 2100 179 East Msin SL Hope Centre The IS6 3600 3600 183 EastMsin SL Vacant 200 1000 1000 189 East Msin SL Bujold Gcny lnsU111Dcc Agency 138 2600 2600 I9S East Msin St Looks Day Spa 18S 340 340 199 East Msin St Coopers Travel Centre 146 2SOO 2500 199 East Msin St Nanini amp Pelletier Optometrists 153 2SOO 2SOO 22S East Msin SL Ultimate Womens Fitness Studio 168 12400 12400

Page 8 of 15

APPENDIX UJ

RETAIL AND SERYJCE FLQQRPSPACE INVENTORY

Drug 17 58-83 84-113 28-30 114-123 127-130 131-136 160-171 1-2 3-16 25-26 31-34 Cosmetic 18 35-57 Home SportHobby Can Tue Subtotal Home Ctr 22-24 172-174 137-143 144-159 201-203

Super- Major25 Other Optician 19 FBBhion Fumishinga MusiltIBkArt +TSC 28 Non-Dcp Total Hardware Liquor 24 Rest amp 184-196 124-126 FIREamp 175-183 200 Other

wdllDd Bilail aod Smi IDYmtiuy Total Market Spec Subtotal Discount 26 Gen1 Pcrs1Care amp Computers ForistGift Tircs30 Store NFSR Bldg Sply Bccr 22 FBBt Food Pmonal Bank Prof] Other Vacant Spaoc Corey Doyle - Dcocmber 20 2007 Stud) Spaoc ampGrocery Food FSR Dcpt Store Morch 20-21 Access Electronics UsedMisc APIA 29 NFSR Spaoc Nuncry Wine 23 Drinking Services Trust Services Services Space NEC

tt SlmI ~ ~ lLA lLA lLA lLA lLA lLA lLA lLA lLA lLA lLA lLA lLA lLA lLA lLA lLA lLA lLA lLA lLA lLA

247 East Main St Mixed Office Building 202 10000 10000 271 East Main St Chiquc Unisex Hair Design 186 1500 1500 285 East Main St NiagB111 Adolescents Fam Support 156 15500 15500 8 East Main St Law Office ofVincent Bellantino 140 1200 1200 12 East Main St Vacant 200 750 750 26 East Main St Suda and Maleszyk Surveying Inc 202 1000 1000 26 East Main St Welland Heritage Council MwO) 202 1000 1000

32 East Main St WdlmdPelham Cbamba-Of Com 202 1250 1250 32 East Main St Welland Rose Festival Inc 202 1250 1250 34 East Main St Wiebe Engineering Group Inc 202 600 600 38 East Main St Scotia Bank 124 3800 3800 60 East Main St C01pn of the City ofWelland Dia Dia 60 East Main St Welland Developt Commission Dia Dia 102 East Main St Ministry ofAttorney Gm1 () Dia Dia 102 East Main St Welland County Law Association Dia Dia 102 East Main St VictimWitness Adsistance Program Dia Dia 128 East Main St Venice Pixm and Pasta Bar The 172 6100 6100 136 East Main St Blaokaddir ~Marion Halinda amp 140 2500 2500 138 East Main St Vacant 200 1800 1800 140 East Main St Upper Offices 202 10000 10000 144 East Main St TD Canada Tnlt 124 3000 3000 188 East Main St Rose City Pharmacie Ltd 17 3700 3700 3700 3700 196 East Main St CompulCIIPlus 73 4000 4000 4000 4000 212 East Main St Ken Nash Paint amp Wallpaper Ltd 116 2900 2900 228 East Main St Tribune The 202 15600 15600 232 East Main St Future Group 137 1600 1600 236 East Main St Welland Mini Mart 3 2600 2600 2600 238 East Main St Norms Fish amp Chips 173 1200 1200 240 East Main St Vacant 200 600 600 252 East Main St Central Music 90 S600 S600 S600 S600 256 East Main St Volcano Pizzeria 173 1600 1600 268 East Main St Sunflower Restaurant 172 5800 5800 278 East Main St Vacant 200 2600 2600 284 East Main St Vacant 200 1200 1200 290 East Main St Don Oliver Draperies Decorating 64 3200 3200 3200 3200 292 East Main St ChCCII Restaurant 172 1800 1800 33 Hcllcms Avenue SubSubs 173 300 300 35 Hellems Avenue Vacant 200 300 300 39 Hellems Avenue Niagara Income Tax 141 300 300 41 Hcllems Avenue Vacant 200 300 300 43 Hcllems Avenue Welland Pro Life 202 375 375 67 Hcllems Avenue Pych Mini Variety 3 600 600 600 69 Hellcms Avenue Market Chefand Bistro The 172 800 800 237 Hellcms Avenue A One Variety amp Subs 3 1400 1400 1400 239 Hcllems Avenue Lee Wah Laundry 192 1400 1400 361 Hellcms Avenue Hungarian Self Culture Society 201 S700 S100 16 Hellems Avenue AAPEX Driving Academy 150 1000 1000 S2 Hellems Avenue Ceramics amp More Studio 113 2100 2100 2100 2100 60 Hellems Avenue Vacant 200 1200 1200 66 Hellems Avenue MBBtcrKims Martial Arts Studio 149 4000 4000 22 King Street CIBC 124 3200 3200 46 King St Ste 201 BitNct Niagara Association 201 1200 1200 46 King St Ste 204 Nussbaum Dr Manrin A 151 1200 1200 so King St Dnpery Work Room 64 1300 1300 1300 1300 60 King Sl(103) Kormoa Peter a MPP Office 201 1200 1200 60 King SL (104) Sammys Convenience Food Mart 3 2000 2000 2000 60 King SL (102) Kajan Rodney 1 Law Office 140 1100 1100 60 King St Canal View Homcs 201 1000 1000 80 King St Mixed Offices (2 Ors) 202 7000 7000 65 Plymouth Rd Gr Welland Medical Pharmacy Ltd 17 1000 1000 1000 1000 25 West Main St Bridge Pub amp Eatery 174 1800 1800 41 West Main St Gatfields Restaurant amp Tavern 174 2300 2300

Page9 of 15

APPENDIX BJ

RETAIL AND SERVICE FLOORPSPACE INVENTORY

Drug 17 S8-83 84-113 28-30 114-123 127-130 131-136 160-171 1-2 3-16 2S-26 31-34 Cosmetic 18 3S-S1 Homo SportHobby Can Tiro Subtotal Homo Ctr 22-24 172-174 137-143 144-IS9 201-203

Supershy Major2S Other Optician 19 Faahion Fumishinga MusicBkArt +TSC 28 Non-Dept Total Hardware Liquor 24 Rost amp 184-196 124-126 FIREamp 17S-183 200 Other ~lland R=I aod Smi lmailOI) Total Market Spec Subtotal Discount 26 Gon1 Pors1 Caro amp Computers ForistGift Ti=30 Store NFSR Bldg Sply Boor 22 Faat Food Personal Bank Prof Other Vacant Space Corey Doyle -December 20 2007 Stud) Space ampGrocery Food FSR Dep Store Moreb 20-21 Access Electronics UsedMisc NPA 29 NFSR Space Nunery Wine 23 Drinking Services Trot Services Services Space NEC ~ Sl1ll ampmNami ~ illA QLA QLA illA illA QLA QLA illA QLA illA illA illA QLA illA QLA illA QLA illA illA illA illA illA

31 Wost Main St Modica Office Building (2 firs) IS3 3300 3300 SI Wost Main SL Vacant 200 2100 2100 ss Wost Main St Hotties 174 2300 2300 S1 West Main SL Bacoe Wmc Making 104 1200 1200 1200 1200 1S Wost Main St Blooma amp Petals by Laura 93 ISOO lSOO ISOO lSOO 81 Wost Main St Vacant 200 600 600 83 Wost Main St Tho Wool Shop 89 1000 1000 1000 1000 87 Wost Main St G DAngolo Printing Co Ltd 142 3300 3300 97 Wost Main St Vacant 200 1900 1900 149 Wost Main St Loon Taylor amp Fazari LLP 140 3000 3000 IS7 Wost Main St Hall Lisa - State Farm Insurance 138 2400 2400 169 Wost Main SL Hairport Tho 18S 1300 1300 169 Wost Main St Travel Professionals Intl 146 2400 2400 28 Wost Main St Bogner Photography amp Gallery 142 2800 2800 60 Wost Main St Bolvodoro Anhitoot 201 l8SO l8SO 68 Wost Main St Silvestri Sports Ltd 87 3100 3100 3100 3100 76 Wost Main St Tho Academy ofHair Design ISO 2300 2300 82 West Main St Brown AP Jowollors Ltd S6 1900 1900 1900 1900 92 Wost Main St Tamjak Engraving 196 1600 1600 IS4 WostMainSt Wost Main Community Pharmacy 17 1800 1800 1800 1800 IS4 Wost Main St Westgate Modica Centro IS3 2800 2800 IS4 WostMainSt Liberty Tax 141 1800 1800 IS4 WostMainSt Donturisr Office IS2 1800 1800 172 WostMainSL Bartys Haircutting Place 184 800 800 172 WostMainSL Blan Vitalo Tho Skin Caro Clinic 18S 800 800 I Niagara Stroot Vacant 200 4600 4600 IS Niagara Stroot Niagua Hair Design 18S 1300 1300 IS Niagara Stroot Evelyns Sandwich Faotoiy 173 1200 1200 29 Niagara Stroot Artistic Impressions Tatooing 189 1300 1300 SI Niagara Stroot Savorys 174 4800 4800 SI Niagara Stroot Vision Martial Arts 149 3000 3000 14-28 Niagara Street Law Offices 140 2300 2300 30 Niagara Stroot Vacant 200 lSOO lSOO 32 Niagara Stroot Peninsula Security 201 600 600 36-4 Niagara Stroot Sleep Factory 62 10800 10800 10800 10800 so Niagara Stroot Boomers Market Antiques 98 1700 1700 1700 1700 60 Niagara Stroot Spinosas Bakery 7 2400 2400 2400 64 Niagara Stroot Time Square Night Club 174 LJlH LJlH SUBTOTAL NODE 6 DOWNTOWN WELLAND 552285 0 9000 9000 0 0 8000 6680 22300 31200 0 68180 68180 20400 0 47330 18980 14000 49850 98170 61750 164625

riQ12E 2 -1JliCQll CEraBI Clod Adl1mi Lmgt 300 Lincoln Stroot No Frills I 349SO 349SO 349SO 300 Lincoln Stroot Roccas Hair Salon 18S 782 782 300 Lincoln Stroot Vscant 200 2446 2446 300 Lincoln Stroot LA Tanning Salon 189 l71S l71S 300 Lincoln Stroot The Bargain Shop 33 10796 10796 10796 10796 300 Lincoln Stroot Dollarama 32 8S83 8S83 8583 8583 300 Lincoln Stroot Quality Cloanm 192 2000 2000 300 Lincoln Stroot Chiropractic Clinic IS3 9000 9000 300 Lincoln Stroot Vacant 200 lSOO lSOO 300 Lincoln Stroot Lincoln Variety 3 1713 1713 1713 300 Lincoln Stroot Caesars Shoos S2 1629 1629 1629 1629 300 Lincoln Stroot Vacant 200 600 600 300 Lincoln Stroot Scotiabank 124 4440 4440 300 Lincoln Stroot Marandos Mens Wear 3S 1404 1404 1404 1404 300 Lincoln Stroot Thorntons Cycle 84 3169 3169 3169 3169 300 Lincoln Stroot Home Hard11yen1re llS 4897 4897 300 Lincoln Stroot Welland License Bureau 201 3000 3000 300 Lincoln Stroot Bujold Insurance 138 3950 39SO 300 Lincoln Stroot Convergys 201 44083 44083

Pago IQ of IS

APPENDIX BJ

RETAIL AND SERVICE FLQORPSPACE INVENTORY

Drug 17 SS-83 84-113 28-30 114-123 127-130 131-136 160-171 1-2 3-16 2S-26 31-34 Cosmetic 18 3S-S1 Home SportHobby Can Tire Subtotal Home Ctr 22-24 172-174 137-143 144-IS9 201-203

Supershy Major2S Other Optician 19 Fashion Furnishinga MusiclllkAl1 + TSC 28 Non-Dept Total Hardware Liquor 24 Rest amp 184-196 124-126 FIREamp 17S-183 200 Other

Ylclh1od Bmil aad Smi IDalUUY Total Market Spec Subtotal Discount 26 Gen1 Pers1 Care amp Computers ForistGift Timi 30 Store NFSR Bldg Sply Beer 22 Fast Food Personal Banlc Prof Other Vacant Space Corey Doylemiddot December 20 2007 Stud Space ampGrocery Food FSR Dept Store Merch 20-21 Access Electronics UsedMisc NPA 29 NFSR Space NUllery Wine 23 Drinking Services Trust Services Services Space NEC

tt SlDgtO ~ ~ illA illA illA illA illA illA illA illA illA illA illA illA illA illA illA illA illA illA illA illA illA illA

300 LincolnStrm Aerco Gym (basement) 168 16000 16000 300 LincolnStrm Vacant 200 4854 48S4 300 LincolnStrm The Beer Store 22 634S 634S 300 LincolnStrm Vacant 200 621S 621S 300 LincolnStrm Vacant 200 4570 4570 300 LincolnStrm Tim Hortona (fs) 173 3030 3030

289 LincolnStrm Lils Hair Salon 18S 7SO 7SO 289 Lincoln Strm Performance Computers 73 600 600 600 600 289 Lincoln Strm Select Water Company 113 1200 1200 1200 1200 289 Lincoln Strm Eureka Vacuum Centn 81 6lll 6lll 6lll 600 SUBTOTAL NODE 7 LINCOLN CENTRE amp AREA 184941 34950 1713 36663 0 19379 0 3033 1200 4369 0 27981 27981 4897 6345 3030 5307 4440 3950 9000 20245 63083

ri0l2E Imiddot BOSE CIIY tLAZA Uad Adlaml Ilsa) SIS OntarioRoad Price Chopper I 37078 37078 37078 SIS OntarioRoad Canal City Saving amp Credit Union 12S 3260 3260 SIS OntarioRoad Paulm1c1 Pet Foods 102 3000 3000 3000 3000 SIS Ontario Road Greenbacks Choquc Cashing 130 1100 1100 SIS Ontario Road Vacant 200 2560 2560 SIS Ontario Road Rose City Pizzcria 173 220S 220S SIS Ontario Road Easyhomc S9 4200 4200 4200 4200 SIS OntarioRoad Vacant 200 1000 1000 SIS OntarioRoad Vacant 200 1SSO 1SSO SIS OntarioRoad Vacant 200 1012 1012 SIS OntarioRoad Vacant 200 2573 2573 SIS Ontario Road Vacant 200 3796 3796 SIS OntarioRoad Phillips amp Cohen 201 9247 9247 SIS OntarioRoad LCBO 24 3SOO 3SOO SIS OntarioRoad Vacant 200 10333 10333 SIS OntarioRoad Vacant (former Giant Tiger) 200 11SSI 11SSI SIS OntarioRoad Vacant 200 1264 1264 SIS Ontario Road First Choice Haircutters 184 900 900 SIS Ontario Road KFC 173 2426 2426 SIS Ontario Road HampRBlock 141 l44S 144S SIS Ontario Road Vacant 200 1807 1807 SIS OntarioRoad Family Savinga (ABM) 126 300 300 SIS OntarioRoad Tun Hortons (fs) 173 3030 3030 SIS OntarioRoad Shoppen Drug Mart (fs) 17 17000 17000 17000 17000

824 Ontario Road NubO Pct Food Outlet 102 3400 3400 3400 3400 832 Ontario Road Vasko Rcxall Drug Store 17 4400 4400 4400 4400 904 Ontario Road Canton House Restaurant 172 4000 4000 904 Ontario Road Canton House Take Out 173 Ull Ull SUBTOTAL NODE 8 ROSE CITY PLAZA amp AREA 139437 37078 0 37078 0 0 21400 0 4200 6400 0 32000 32000 0 3500 12861 900 3560 2545 0 37746 9247

lllE 2 bull QIHEB mJlAlI 401 EastMainStrm Hasty Market 3 1SOO 1SOO 1SOO 411 East Main Strm W-Squared Dance Studio (2 tin) 171 12600 12600 469 East Main Strm National Banlc OfCanada 124 4000 4000 479 EastMainStrm 7-11 Convenience 3 2400 2400 2400 483 East Main Strm Nicks Cleaners amp Tailcm 192 4300 4300 489 East Main Strm Mike amp Esthers Salon 18S 860 860 SOS East Main Strm Homby Florists 93 3000 3000 3000 3000 SIS East Main Strm Vickys Porllt amp Beef Restaurant 172 2300 2300 603 East Main Strm East Main Laundromat 191 1700 1700 60S East Main Strm Hy-Styling Tanning 189 1700 1700 631 East Main Strm Four Seasons Bakery 7 3800 3800 3800 633 East Main Strm Santos Pizzeria 172 3000 3000 703 East Main Stnct Arthur Boulanger Insurance Broker 138 1160 1160

Page 11 of IS

APPENDIX BJ

RETAIL AND SERVICE FLOQRPSPACE INVENTORY

Drug 17 58-83 84-113 28-30 114-123 127-130 131-136 160-171 1-2 3-16 25-26 31-34 Cosmetic 18 35-57 Home SportHobby Can Tiro Subtotal Home Ctr 22-24 172-174 137-143 144-159 201-203

Supershy Major25 Other Optician 19 Fashion Furnishings MusicBkArt +TSC 28 Non-Dept Total Hanlwarc Liquor 24 Rest amp 184-196 124-126 FIREamp 175-183 200 Other

Yallampad Rmil 111d Smig loYGDbll) Total Market Spec Subtotal Discount 26 Gen1 Pm1Carc amp Computera ForistGift Timi 30 Store NFSR Bldg Sply Beer 22 Fast Food Personal Bank Prorl Other Vacant Space Coroy Doyle - December 20 2007 Stud) Space ampGrocey Food FSR Dept Ston Merch 20-21 Access Electronics UsedMisc NPA 29 NFSR Space Nurseiy Wine 23 Drinking Services Trusl Services Services Space NEC ll Sim SlomNlmi ~ llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA llLA

707 East Main Street Tisi R ~ Professional Corporation 201 1000 1000 707 East Main Street King Prior Financial Servicco Inc 137 800 800 727 East Main Street Big Bee Convenience 3 2SOO 2500 2500 300 East Main Street UAP lncolporaled 29 9900 9900 9900 9900 428 East Main Street Star Roae Ganlen Roslauranl 172 900 900 438 East Main Street All Star SporBwear Ltd 39 1600 1600 1600 1600 446 East Main Street Pioneer Gas Barconvenience 3 1000 1000 1000 464 East Main Street Gear Potteiy Galleiy 113 2200 2200 2200 2200 454 East Main Street Lucianos Pizzeria 173 1300 1300 474 East Main Street Creative Imports (Wedding Sply) 113 1SOO 1500 1500 1500 478 East Main Street Vacant 200 1000 1000 480 East Main Street Vacant 200 400 400 488 East Main Street Commercial Electric (Welland) 201 3100 3100 490 East Main Street Lous Subs 173 1800 1800 SOO East Main Street Motins Variety 3 900 900 900 S06 East Main Street Welland Cafe 172 4500 4500 626 East Main Street East Main Pharmacy 17 3400 3400 3400 3400 626 East Main Street Avondale Stores Ud 3 2200 2200 2200 706 East Main Street Hair Studio The 185 1200 1200 706 East Main Street Medical Massage Therapy Clinic 153 1445 1445 706 East Main Street LABC Communaulain Med Cl 153 1000 1000 720 East Main Street Sleepy Hollow Tatooa 189 750 750 728 East Main Street Vacsnl 200 1800 1800 810 East Main Street Club Social Restaurant (15 firs) 172 13560 13560 816 East Main Street Marios Place 172 2150 2150 824 East Main Street Lilys Cuisine 172 2600 2600 936 East Main Street Welland Wme and Supplies Inc 104 1SOO 1500 1500 1500 936 East Main Street Golden Razor The 184 600 600 936 East Main Street Entertainment Exchange IOI 800 800 800 800 936 East Main Street Priority Collision amp Refinishing 176 7600 7600 980 East Main Street Canadian Tire Financial 201 107000 107000 990 East Main Street Ttm Hortons 173 2200 2200 1000 East Main Street Canadian Tiro Financial 201 73SOO 73500 10 Wellington Street Niagara Batteiy amp Tiro 30 11400 11400 11400 11400

IS9 KingSl Lornes Tax Service 141 1000 1000 IS9 KingSt Minute Home Services 196 1000 1000 165 KingSt Sleinhoff Coins 108 1500 1500 1500 1500 179 King St Vacsnl 200 1700 1700 187 King St PC Canada Computer Warehouses 73 3400 3400 3400 3400 233 King St King Classic Cuts Barber 184 800 800 247 King St Nagy Brian HYAC 201 2200 2200 2SS King St Tailor Shop 183 soo soo 2SS King St LA Hair Design 185 soo soo 279 King St Trappers Sports Bar 172 3400 3400 317 King St Mixed Office Building (2flrs) 153 6400 6400

E11d Side PIHi 335 King St Cafe Primo Martini Lounge 172 1700 1700 335 King St Dominiques Beauty Salon 185 1700 1700 335 King St Catholic Teachers Office 201 1700 1700

383 King St Petro Canada Gas BarC-slon 3 1800 1800 1800 399 King SI Roxall Drug Store 17 10000 10000 10000 10000 425 GngSl R amp B Automotive 175 1350 1350 477 King St Medical Office Building 153 3200 3200 SIS King SI Roxall Clinic Pharmacy 17 1200 1200 1200 1200 S19 King St New Beginning Wellness 168 2400 2400 S29 KingSt Heaping Spoonful Reslauranl 173 1300 1300 SSl King St Mr Genie Convenience 3 1600 1600 1600 SS1 King St Vacant 200 700 700

Page 12 of IS

APPENDJXJH

BEIAU AND SEBYJCE FLQQRPSPACE INVENTORY

Dng 17 S8-83 84-113 28-30 114-123 127-130 131-136 160-171 1-2 3-16 2S-26 31-34 Cosmetic 18 3S-S1 Home SportHobby Can Tin Subtotal Home Ctr 22-24 172-174 137-143 l44-IS9 201-203

Supershy Major2S Other Optician 19 Fashion Furnishings MusicBkArt +TSC 28 Non-Dept Total Hardwan Liquor 24 Rest amp 184-196 124-126 FIREamp 17S-183 200 Other Ylcll1Dd Rrtail IDd Smi lDBDlil[) Coroy Doyle - December 20 2007 Stud)

Total Space

Market ampGrocey

Spec Food

Subtotal FSR

Discount 26 Dept Ston

Gen1 Moreb

Pers1 Can 20-21

amp Access

Computers ForistGift Tim30 Store Electronics UsedMisc APIA 29 NFSR

NFSR Space


Fast Food Drinking

Personal Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC

tt SJmI ~ ~ JIA GLA illA JIA JIA JIA JIA illA JIA JIA JIA illA GLA JIA JIA JIA JIA JIA JIA JIA JIA JIA

S6S KingSt Dr Office ISi 2400 2400 S69 King St The Antiquity Shop 98 1000 1000 1000 1000 S71 King St Vacant 200 4SO 4SO S1S King St Vacant 200 1700 1700 S87 King St Moms the Word 36 600 600 600 600 S911~ King SL Memory Lane Gifts 9S 4000 4000 4000 4000 60S KingSL King amp Sixth EntertaintExcbange 101 1780 1780 1780 1780 607 King St Rollsters Sports Bar 172 2ISO 2ISO 619 King St Station Hotel 174 S400 S400 633 King St Aqua-Blue (Niagara) Ud 114 9200 9200 641 KingSt Bamboo Resta11111Dt 172 2000 2000 649 King SL Crowland Haintyling 184 l3SO l3SO 6SI King St Vacant 200 3000 3000 6S7 King SL Second Choice Appliances 99 1400 1400 1400 1400 6631 King St Vacant 200 2200 2200 669 KingSL The Outdoor Store 87 3800 3800 3800 3800 677 KingSt Tail Wagging Depot 194 2700 2700 683 KingSt Vacant 200 3300 3300

182 King St China Court Rest amp Tavern 172 1280 1280 186 King SL Sam Used Fwnitun 98 1SOO 1SOO 1SOO 1SOO 190 KingSL Rockefeller Electronics IOI 1SOO 1SOO lSOO lSOO 208 King SL New Mc Salon amp Boutique 18S 4SO 4SO 216 KingSL Welland Flower Shop Ud 93 S000 S000 S000 S000 220 KingSL Harpwoods Trophy amp Gift Shop 9S 1600 1600 1600 1600 222 King St Miss Dars School OfDance ISO 800 800 226 King St Cash Depot 130 2SOO 2SOO 230 King St Peters Auto Service 11S 1800 1800 244 King St Mac Frugsls Fwnitun S8 11600 11600 11600 11600 260 King St Kingsley Tavern Ud 174 2600 2600 264 KingSt Dark Side Tatoos 189 1700 1700 268 King St Vacant 200 600 600 276 King St R amp J Logos (clothingalterations) 39 800 800 800 800 278 King St Welland Music Academy 90 800 800 800 800 290 King St Nooks and Crannies 9S 2300 2300 2300 2300 296 King St JC Resta11111Dt 172 2000 2000 302 KingSL The End Hotel 174 4300 4300 312 KingSL Gmlt Pizla Place and Takeout 173 1SOO lSOO 318 King St Vacant 200 1SOO 1SOO 326 King St Robertos Tavern 172 1600 1600 330 King St Budget Appliances 99 lSSO lSSO lSSO lSSO 334 King St GampRContracting 201 1SSO 1SSO 336 KingSL Niagara Watcqroofing 201 1400 1400 340 King St Kings Inn Bar 174 1800 1800 346 King St Rex Hotel Limited 174 8000 8000 464 King St Halls Wmdows amp Doors 117 S700 S100 S10 King St Medical Office Buikding IS3 8900 8900 642 KingSt Cool Licks Ice Cream Parlour 173 2600 2600 676 King St Blue Star Restaurant 172 7ISO 7ISO

609 South Pelham Rd Home Hardware llS 21000 21000 2S6 Fitch Street Avondale Food Ston 3 1800 1800 1800 2S6 FitchStreet Hair Alive Salon 18S 1080 1080 195 Maple Avenue Pupo1 Supermarket I 20000 20000 20000 7 Riverside Drive Dental Clinic IS2 39SO 39SO 6 Riverside Drive Vacant 200 1000 1000 1S4 Riverside Drive Rivmide Villa Banquet Hall 201 13400 13400 167 Riverside Drive Star Painters amp Decorators 116 4000 4000 21S RiversideDrivc Kingsway Lanes Bowling 169 10000 10000 21S Riverside Drive Kingsway Family Resta11111Dt 172 1SOO 1SOO

Page 13 of 15

APPENDIX BJ

REJAQ AND SERVICE FLQQRPSPACE INVENTORY

Dng 17 58-83 84-113 28-30 114-123 127-130 131-136 160-171 1-2 3-16 25-26 31-34 Cosmetic 18 35-57 Home SportHobby Can Tin Subtobll Home Cb 22-24 172-174 137-143 144-159 201-203

Super- Major25 Other Opticiao 19 Fashion Fumishinss MusicJBkAr1 + TSC 28 Non-Dcp Total Hanlwan Liquor 24 Rest amp 184-196 124-126 FIREamp 175-183 200 Other Yalhmd R~il and Smi ID~mtaiy Total Market Spec Subtotal Discount 26 Gen1 Per1 Can amp Computcm ForisYGift Tircs30 Store NFSR Bldg Sply Beer 22 Fast Food Personal Bank Prof Other Vacant Space Corey Doyle - December 20 2007 Stud) Space ampGroocry Food FSR Dcpt Store Mcnh 20-21 Access Electronics UsedMisc APA 29 NFSR Space Nursery Wmc 23 Drinking Services Trust Services Services Space NEC tt Sim SlltgtmHlm ~ lJLA lJLA lJLA lJLA lJLA lJLA lJLA lJLA lJLA lJLA lJLA lJLA lJLA lJLA lJLA lJLA lJLA lJLA lJLA lJLA lJLA lJLA

35 Lincoln Stnet OK Variety 3 1800 1800 1800 36 Lincoln Stnet Dante Lodge (ltaliao Social Club) 201 8000 8000 19 Lincoln Stnet Pauls Garden Centre 123 14900 14900 75 Lincoln Street Niagara Massage Therapy 153 1200 1200 75 Lincoln Stnet Glavac Financial 137 2400 2400 75 Lincoln Stnet Adams Chiropractic Clinic 153 1200 1200 78 Lincoln Stnet Classy Cuts Salon 185 1200 1200 92 Lincoln Street Pioneer Gas Shop Esp= 3 1500 1500 1500

St Cb1da flag 95 Lincoln Stnet TimHortons 173 3000 3000 95 Lincoln Stnet PizuPlus 173 720 720 95 Lincoln Stnet Wellaod Optical 19 1140 1140 1140 1140 95 Lincoln Stnet Avondale Food Store 3 2280 2280 2280 95 Lincoln Street Homeotyle Coin Laundry 191 1140 1140 95 Lincoln Street WmeSource 104 1140 1140 1140 1140 95 Lincoln Stnet Rosemarys Natural Choices 20 1140 1140 1140 1140 95 Lincoln Street Ncwfoundlaods Own Fish amp Chips 173 1140 1140 95 Lincoln Street LVNailsampSpa 185 600 600 95 Lincoln Stnet Cash - Cheque Cashing 130 1140 1140 95 LincolnStnet Dental Centro 152 1160 1160 95 Lincoln Stnet Vacant 200 1400 1400 95 Lincoln Stnet Huard Heating amp Air Conditioning 201 4000 4000 95 Lincoln Street Subway 173 2340 2340 95 LincolnStnet Pirics Maytag Appliance Centte S9 4140 4140 4140 4140

256 Lincoln Stnet Saint George Variety 3 600 600 600 278 Lincoln Stnet Manels Variety 3 1000 1000 1000 S05 Lincoln Stnet Vacant(2 firs) 200 7600 7600 513 Lincoln Stnet SalonS13 185 1500 1500 528 Lincoln Stnet Roma Barber Shop 184 600 600 534 Lincoln Stnet TampTVariety 3 1400 1400 1400 536 Lincoln Stnet Olimpia Restaurant amp Bar 172 3100 3100 544 Lincoln Stnet Lincoln Unisex Barber 186 300 300 S44 Lincoln Stnet Vacant 200 soo 500 546 Lincoln Stnet Peninsula Awning 113 1750 1750 1750 1750 248 Wellington Stnet Rebekahs Variety 3 1750 1750 1750 248 Wellington Stnet Mccos Pizza Parlour 173 1750 1750 ISO Prince Charles Dr Remax Realty (2 firs) 139 9000 9000

Broadwsy Main West Animal Hospital 143 6400 6400 Broadwsy Slevats Textiles 89 1700 1700 1700 1700

45 Broadwsy Daitymaid Shoppe Convenience 3 1200 1200 1200 106 Broadwsy Sunny Stop Convenience 3 1000 1000 1000 136 Broadwsy Peninsula Saw 113 3200 3200 3200 3200 233 Broadway Uncle Rays Pizu 173 600 600 6 ClarlcStnet A-1 Flooring 63 9600 9600 9600 9600 94 Empito Stnet Michaels Variety 3 1600 1600 1600 151 Crowland Avenue Arcuri Cheese World amp Deli 14 3750 3750 3750 234 Crowland Avenue Just Roll It 113 1000 1000 1000 1000 298 Crowland Avenue Vacaot 200 4400 4400 326 Crowland Avenue Shoe Repair Shop 182 300 300 390 Crowland Avenue Cell amp Presti Sprmkt (Grocery) 2 3570 3570 3570 I Southworth Stnet Papps Automotive amp Hanlwan 29 4600 4600 4600 4600 17 Southworth Stroot Goods Sports Escellence 87 1500 1500 1500 1500 35 Southworth Stnet Golden Brothers Sports Bar 172 3000 3000 39 Southworth Stnet Vacant 200 1200 1200 48 Southworth Stnet Jenys Place Convenience 3 750 750 750 49 Southworth Stnet Thruway Muffler 175 3700 3700 53 Southworth Stnet Christian Benefit Store IOI 2500 2500 2500 2500 58 Southworth Street Ben1sVariety 3 1250 1250 1250 59 Southworth Stnet Welland Glass 121 4800 4800 61 Southworth Stnet Rose City Animal Hospital 143 3200 3200

Page 14 of 15

APPENDIX BI

RETAJL AND SERVICE FLQQRPSPACE JNYENTQBX

Drug 17 58-83 84-113 28-30 114-123 127-130 131-136 160-171 1-2 3-16 25-26 31-34 Cosmetic 18 35-57 Home SportHobby Can Tire Subtotal Home Ctr 22-24 172-174 137-143 144-159 201-203

Supershy Major 25 Other Optician 19 Fashion Furnishings MusicBkArt + TSC 28 Non-Dept Total Hardwsre Liquor 24 Rest amp 184-196 124-126 FIRE amp 175-183 200 Other Welland Retraquoil and Secvicc loveotozy Total Market Spec Subtotal Discount26 Gen1 Pers1 Csre amp Computm ForistGift Tires 30 Store NFSR Bldg Sply Beer22 Fast Food Pmonal Bank Prof Other Vacant Space Corey Doyle -December 20 2007 Stud) Space ampGrocey Food FSR Dept Store Mereh 20-21 Access Electronics UsedMisc APA 29 NFSR Space Nursery Wme 23 Drinking Services Trust Services Services Space NEC

tt Simi ~ ~ QIA QLA QIA QIA QIA QIA QIA QIA QIA QIA QIA QIA QIA QIA QIA QIA QIA QIA QIA QIA QIA QIA

69 Southworth Street Niagara Roofinasters 201 3400 3400 73 Southworth Street The Appliance Outlet 59 1200 1200 1200 1200 115 Southworth Street Morden Variety 3 2000 2000 2000 123 Southworth Street Vacant 200 1600 1600 127 Southworth Street Kidz Komer 37 2400 2400 2400 2400 149 Southworth Street Fireside Restaurant 172 1600 1600

SldufllD 601 Southworth Street Video Vision 134 3360 3360 60 I Southworth Street Pats Variety 3 1560 1560 1560 601 Southworth Street McCabe Coin Laundry 191 1200 1200 918 Southworth Street Rona I Welland Lumber 114 26000 26000 I000 Ontario St=t Welland Convenience 3 3000 3000 3000 009 Ontario St= Golden Grill Restaurant amp Bar 172 3400 3400 454 Firit Avenue Avondale Food Store 3 2700 2700 2700 456 First Avenue New Orleans Pizza 173 1600 1600 273 Niagara St=t Avondale Food Store 3 2200 2200 2200 790 Woodlawn Rosd Golden Variety 3 2600 2600 2600 102 Woodlawn Rosd Wal-Mart 26 132550 132550 132550 6 Kingsway Dain City Convenience UlJ UlJ UlJ SUBTOTAL NODE 9 bull OTHER WELLAND 923535 20000 58810 78810 132550 0 16880 5400 29940 49520 25900 127640 260190 85600 106840 28930 4000 27600 50265 36050 245250

SUMMARY BY NODE

SUBTOTAL NODE I SEAWAY MALL (Sq Ft) 483975 0 8011 8011 146420 35024 22012 100475 15033 24939 0 197483 343903 0 0 4738 9063 8391 2282 10878 66459 30250

() 00 00o 17 17 303 72 45 208 31 52 00o 408 711 00o 00o 0o 19 17 05 22 137 63

SUBTOTAL NODE 2 bull NIAGARA ST NORTH (Sq FL) 546038 59400 16770 76170 0 0 2640 5500 102710 49360 58730 218940 218940 12520 3600 74080 12320 21828 17880 52080 11820 44800

() 100o () 31 139 00o 00 05 10o 188 90o 108 401 401 23 07 136 23 40o 33 95 22 82

SUBTOTAL NODE 3 bull S PELHAM MARKET PLZ (Sq FL) 83167 36697 0 36697 0 9820 0 1200 3600 0 14620 14620 1200 3200 1000 0 1200 21650 3600 0

(o) 100o 441 00o 441 00o 00o 118 00o 14 43 00o 176 176 00o 14 38 12 00o 14 260o 43 00

SUBTOTAL NODE 4 bull NORTHTOWN SC (Sq FL) 110512 32364 I 0320 42684 0 1600 9179 2080 3370 0 16229 16229 0 0 13280 8110 1600 6641 19608 1080 1280

(o) I00o 293 93 386 00o 14 83 19 00o 30o 00o 147 147 00o 00o 120 73 14 60o 177 10o 12

SUBTOTALNODE5-WELLAND(FltcbSL)PLZ (SqFt) 83668 0 0 0 43692 6240 3900 0 6004 59836 59836 0 4722 2934 3350 2830 1500 8496 0 0

(o) 100o 00 00o 00 00o 522 75 47 00o 72 00o 715 715 00o 56 35 40o 34 18 02 0) 00

SUBTOTAL NODE 6 DOWNTOWN WELLAND (Sq FL) 552285 9000 9000 0 8000 6680 22300 31200 0 68180 68180 20400 0 47330 18980 14000 49850 98170 61750 164625

(o) 00o 00 16 16 00o 00o 14 12 40o 56 00o 123 123 J 7 00o 86 34 25 90o 178 112 298

SUBTOTAL NODE 7 bull LINCOLN CTR amp AREA (Sq FL) 184941 34950 1713 36663 19379 0 3033 1200 4369 0 27981 27981 4897 6345 3030 5307 4440 3950 9000 20245 63083

(o) I 00o 189 09 198 00o 105 00o 16 06 24 00o 151 151 26 34 16 29 24 21 49 09 341

SUBTOTAL NODE 8 bull ROSE CITY PLZ amp AREA (Sq FL) 139437 37078 0 37078 0 21400 0 4200 6400 0 32000 32000 0 3500 12861 900 3560 2545 0 37746 9247

(o) I 00o 266 00o 266 00o 00o 153 00 30o 46 00o 229 229 00o 25 92 06 26 18 00o 271 66

SUBTOTAL NODE 9 OTHER WELLAND (Sq Ft) 923535 20000 58810 78810 132550 0 16880 5400 29940 49520 25900 127640 260190 85600 106840 28930 4000 27600 50265 36050 245250

() 00o 22 64 85 [44 00o 18 06 32 54 28 138 282 93 00o 116 31 04 30o 54 39 266

GRAND TOTALmiddot ALL LOCATIONS (Sq FL) 3107566 220490 104624 325114 278970 99696 96171 127068 176583 178762 84630 762911 1041882 123417 19367 268294 87960 60649 113448 270148 238751 558536

() 00o 71 34 105 90o 32 31 41 57 58 27 246 335 40 06 86 28 20o 37 87 77 80o

Page IS of IS

APPENDIXC

CONSUMER TELEPHONE SURVEY

Acronyms

FSR Food Store Retail NFSR Non-Food Store Retail HAAS Home amp Auto Supply

TBA Tires Batteries amp Accessories HI Home Improvement

APPENDIX C-1 ltROW TOTAL)

LOCATIONAL DISTRIBUTION OF PRIMARY ZONE ltWELLAND EXPENDITURES

I Major Retail Locations I Foodmart SemZellers Wal-Mart Price Chopper No Frills Liquidation World Food Basics So beys

Downtown Woodland 406 Giant Tiger Homo Hardware Giant Tiger South Pelham Stor~ Welland Seaway Mall Calloway Ctr Rose City Plaza Lincoln Centre Welland Plaza Northtown SC Maliltet Plaza

m 00 m 00 m 00 m 00 m 00 m 00 m 00 m 00 FSR (Food Store Retail) Stores

Supennarkets 450 01 0 00 0 00 42510 117 87255 240 0 00 86625 238 35565 98 Specialty Food 2835 228 150 12 0 00 0 00 0 00 0 00 120 10 0 00 CostcoSams Club (food) Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Subtotal 3285 08 150 00 0 00 42510 107 87255 219 0 00 86745 218 35565 89

Department Stores Sears 0 00 28156 822 0 00 0 00 0 00 0 00 0 00 0 00 Bay 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Zellers 0 00 25070 984 0 00 0 00 0 00 0 00 0 00 0 00 Wal-Mart Q QQ Q QQ i8ill 222 Q QQ Q QQ Q QQ Q QQ Q QQ Subtotal 0 00 53226 438 58457 48I 0 00 0 00 0 00 0 00 0 00

General Merchandise 0 00 8810 237 0 00 3387 91 987 27 22283 601 0 00 0 00 HAAS (Can TirerSC) 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Tire Battery or Automotive Specialty Store 230 84 0 00 0 00 0 00 0 00 0 00 0 00 0 00 CostcoSams Club (non-food) 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00

ApparelAccessories Stores Mens amp Ladies Wear 200 18 5725 511 0 00 0 00 70 06 160 14 0 00 0 00 Family WearUnisex 0 00 6350 661 0 00 0 00 0 00 0 00 0 00 0 00 Childrens Wear 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Shoe Stores 0 00 3786 477 0 00 0 00 1450 183 0 00 0 00 0 00 Jewellery Stores 250 132 1600 842 0 00 0 00 0 00 0 00 0 00 0 00 Clothing Accessories Stores 0 00 40 186 0 00 0 00 0 00 0 00 0 00 0 00 Luggage amp Leather Goods Stores Q 00 490 398 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Subtotal 450 14 17991 540 0 00 0 00 1520 46 160 05 0 00 0 00

Other NFSR (Non-Food Store RetailSpecialty DS1M) Stores StationeryOffice Supply 15 01 14488 978 0 00 0 00 0 00 0 00 0 00 0 00 Book Store or News Dealer 0 00 2383 519 0 00 0 00 0 00 380 83 0 00 0 00 RecordCDrape 0 00 496 586 0 00 0 00 0 00 0 00 0 00 0 00 CameraPhoto Supply 0 00 628 887 0 00 0 00 0 00 0 00 0 00 0 00 GiftNoveltyGreeting CardParty Supply 0 00 715 223 0 00 0 00 0 00 0 00 0 00 0 00 Sporting Goods Stores 150 50 1000 332 0 00 0 00 0 00 0 00 0 00 0 00 HobbyroyCraft Store 0 00 100 142 0 00 0 00 0 00 0 00 0 00 0 00 Art GalleryArtists Supply 0 00 35 1000 0 00 0 00 0 00 0 00 0 00 0 00 Musical InstrumentSupply 7545 923 32 04 0 00 0 00 0 00 0 00 0 00 0 00 PetPet Supply Stores 0 00 0 00 0 00 520 57 0 00 3210 354 0 00 0 00 Fabric or Yam Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Drug I Discount_Drug Stores 36 00 25209 345 0 00 4749 65 0 00 3600 49 9681 133 2520 34 Florist Q 00 300 158 Q 00 Q QQ Q 00 170 89 Q 00 Q 00 Subtotal 7746 64 45386 375 0 00 5269 44 0 00 7360 61 9681 80 2520 21

Home FurnishingsHome ImprovementBuilding Supply FurnitureAppliances 450 12 0 00 0 00 0 00 0 00 0 00 0 00 0 00 TVStereoElectronicsComputer 0 00 50 07 0 00 0 00 0 00 0 00 0 00 0 00 LightingCarpetOther Int Decor 0 00 100 55 0 00 0 00 0 00 0 00 0 00 0 00 ChinaGlasswareKitchenwareCutlery Store 0 00 35 1000 0 00 0 00 0 00 0 00 0 00 0 00 BathBeddingLinen Store 0 00 0 00 0 00 0 00 0 00 0 00 625 644 0 00 TelephoneCell PhoneNacuumSewing Machine 0 00 218 463 0 00 0 00 0 00 0 00 0 00 0 00 Antiques Shop 0 00 0 00 0 00 0 oo 0 00 0 00 0 00 0 00 Home ImprovementLumber amp Building Supply 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 HardwarePaintPaperGlassElectricalPlumbing Supply 0 00 0 00 0 00 0 00 11852 900 0 00 0 00 0 00 Nursery or Garden Centre I 08 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Subtotal 525 03 403 03 0 00 0 00 11852 79 0 00 625 04 0 00

TotalNFSR 8951 17 125816 244 58457 113 8656 17 14359 28 29803 58 10306 20 2520 05

APPENDIX C-1 (ROW TOTAL)


I Major Retail Locations I Zehrs I Leons Home Building Ctr Fonthill Sobeys Port Colbome Zehrs I No Frills RCSS Zehrs

Can Tire I Staples Pupas Subtotal ThoroldGA NF I FB I Sobeys Food Basics I AampP Food Basics All Other Store Type Niagara St N Other Welland Welland Secondary North Secondary South Niagara Falls St Catharlnes Locations

ru 00 ru 00 ru 00 ru 00 ru 00 ru 00 ru 00 ru 00 FSR (Food Store Retail) Stores

Supennarkets 54165 149 53985 148 360555 991 0 00 2550 07 0 00 600 02 120 00 Specialty Food 0 00 6351 512 9456 762 285 23 690 56 900 73 210 17 870 70 CostcoSams Club (food) Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 22215 1000 Q 00 Subtotal 54165 136 60336 151 370011 929 285 01 3240 08 900 02 23025 58 990 02

Department Stores Sears 0 00 0 00 28156 822 0 00 0 00 0 00 6085 178 0 00 Bay 0 00 0 00 0 00 0 00 0 00 920 320 1955 680 0 00 Zellers 0 00 0 00 25070 984 0 00 70 03 0 00 300 12 so 02 Wal-Mart Subtotal

Q 0

QQ 00

Q 0

QQ 00

illi1 111683

222 919

Q 0

QQ 00

Q 70

QQ 01

1ll 1040

Q2 09

~ 8690

06 71

2Q 70

QQ 01

General Merchandise 0 00 725 20 36192 976 370 10 150 04 0 00 385 10 0 00 HAAS (Can TirefSC) 41298 943 0 00 41298 943 0 00 750 17 0 00 1505 34 250 06 Tire Battery or Automotive Specialty Store 0 00 2473 902 2703 985 0 00 0 00 0 00 0 00 40 15

CostcoSams Club (non-food) 0 00 0 00 0 oo 0 00 0 00 0 00 5790 1000 0 00

ApparelAccessories Stores Mens amp Ladies Wear 0 00 0 00 6155 550 0 00 600 54 350 31 3490 312 600 54 Family WearUnisex 0 00 0 00 6350 661 0 00 0 00 70 07 3100 323 85 09 Childrens Wear 0 00 0 00 0 00 0 00 30 25 0 00 380 314 800 661 Shoe Stores 0 00 690 87 5926 746 160 20 10 01 115 14 1610 203 120 15 Jewellery Stores 0 00 so 26 1900 1000 0 00 0 00 0 00 0 00 0 00 Clothing Accessories Stores 0 00 0 00 40 186 0 00 0 00 25 116 100 465 so 233 Luggage amp Leather Goods Stores Q 00 Q 00 490 398 Q 00 Q 00 740 602 Q 00 Q 00 Subtotal 0 00 740 22 20861 627 160 05 640 19 1300 39 8680 261 1655 50

Other NFSR (Non-Food Store RetailSpecialty DS1M) Stores StationeryOffice Supply 0 00 10 01 14513 980 0 00 300 20 0 00 0 00 0 00 Book Store or News Dealer 0 00 so 11 2813 613 0 00 0 00 0 00 1757 383 20 04 RecordCDTape 0 00 90 106 586 693 0 00 0 00 25 30 235 278 0 00 CameraPhoto Supply 0 00 60 85 688 972 0 00 0 00 0 00 20 28 0 00 GiftNoveltyGreeting CardParty Supply 0 00 450 140 1165 363 0 00 0 00 0 00 2040 637 0 00 Sporting Goods Stores 0 00 1170 388 2320 769 105 35 200 66 0 00 330 109 60 20 HobbyToyCraft Store 0 00 0 00 100 142 0 00 0 00 0 00 570 809 35 50 Art GalleryArtists Supply 0 00 0 00 35 1000 0 00 0 00 0 00 0 00 0 00 Musical InstrumentSupply 0 00 0 00 7577 927 0 00 0 00 0 00 600 73 0 00 PetPet Supply Stores 0 00 3746 413 7476 824 80 09 150 17 100 11 1035 114 235 26 Fabric or Yam Store 0 00 943 1000 943 1000 0 00 0 00 0 00 0 00 0 00 Drug I Discount Drug Stores 225 03 23616 323 69636 953 450 06 300 04 0 00 2580 35 90 01 Florist Q 00 1052 553 1522 8QQ Q 00 ~ 200 Q 00 Q 00 Q 00 Subtotal 225 02 31187 258 109374 903 635 05 1330 11 125 01 9167 76 440 04

Home FurnishingsHome ImprovementBuilding Supply FurnitureAppliances 18620 510 600 16 19670 539 1350 37 0 00 0 00 7363 202 8110 222 TVStereoElectronicsComputer 0 00 105 14 155 21 0 00 500 68 545 74 6205 838 0 00 LlghtingCaipetOther Int Decor 0 00 1650 904 1750 959 0 00 0 00 0 00 75 41 0 00 ChinaGlasswareKitchenwareCutlery Store 0 00 0 00 35 1000 0 00 0 00 0 00 0 00 0 00 BathBeddingLinen Store 0 00 0 00 625 644 0 00 0 00 115 119 130 134 100 103 TelephoneCell PhoneN acuumSewing Machine 0 00 0 00 218 463 15 32 0 00 0 00 238 505 0 00 Antiques Shop 0 00 0 00 0 00 0 00 0 00 0 00 0 00 600 1000 Home ImprovementLumber amp Building Supply 0 00 28116 348 28116 348 2735 34 5500 68 5515 68 37825 469 1000 12 HardwarePaintPaperGlassElectricalPlumbing Supply 0 00 943 72 12795 972 125 09 0 00 0 00 250 19 0 00 Nursery or Garden Centre Q 00 3945 432 4020 440 4620 506 Q 00 07 100 11 335 37 Subtotal 18620 123 35359 234 67384 447 8845 59 6000 40 6235 41 52186 346 10145 67

TotalNFSR 60143 117 70484 137 389495 755 10010 19 8940 17 8700 17 86403 167 12600 24

APPENDIX -1 (ROW TOTAL)

LOCATIONAL DI~TRIBUTION OF PRIMARY ZONE ltWELLAND EXPENDITURES

~ajor Retail locations I I

Store Type

FSR (Food Store Retail) Stores Supennarkets Specialty Food CostcoSams Club (food)

Subtotal

Department Stores Sears Bay Zellers Wal-Mart Subtotal

General Merchandise HAAS (Can TireTSC) Tire Battery or Automotive Specialty Store

CostcoSams Club (non-food)

ApparelAccessories Stores Mens amp Ladies Wear Family WearUnisex Childrens Wear Shoe Stores Jewellery Stores Clothing Accessories Stores Luggage amp Leather Goods Stores Subtotal

Other NFSR (Non-Food Store RetaiVSpecialty DSTM) Stores StationeryOffice Supply Book Store or News Dealer RecordCDTape CameraPhoto Supply GiftNoveltyGreeting CardParty Supply Sporting Goods Stores HobbyToyCraft Store Art GalleryArtists Supply Musical InstrumentSupply PetPet Supply Stores Fabric or Yam Store Drug I Discount Drug Stores Aorist Subtotal

Home FurnishingsHome ImprovementBuilding Supply FurnitureAppliances TVStereoElectronicsComputer LightingCarpetOther Int Decor ChinaGlasswareKitchenwareCutlery Store BathBeddingLinen Store TelephoneCell PhoneVacuumSewing Machine Antiques Shop Home ImprovementLumber amp Building Supply HardwarePaintPaperGlassElectricalPlumbing Supply Nursery or Garden Centre Subtotal

TotalNFSR

Subtotal Grand Study Area Total All

Outflow Locations m 00 m 00

720 02 363825 1000 1980 160 12411 1000

22215 1000 22215 1000 24915 63 398451 1000

6085 178 34241 1000 2875 1000 2875 1000 350 14 25490 1000 12 M 58947 1000 9800 81 121553 1000

385 10 37097 1000 1755 40 43803 1000 40 15 2743 1000

5790 1000 5790 1000

4440 397 11195 1000 3255 339 9605 1000 1180 975 1210 1000 1845 232 7941 1000

0 00 1900 1000 175 814 215 1000 740 602 1230 1000

11635 349 33296 1000

0 00 14813 1000 1777 387 4590 1000 260 307 846 1000 20 28 708 1000

2040 637 3205 1000 390 129 3015 1000 605 858 705 1000 0 00 35 1000

600 73 8177 1000 1370 151 9076 1000

0 00 943 1000 2670 37 73056 1000

Q 00 1902 1000 9732 80 121071 1000

15473 424 36493 1000 6750 912 7405 1000 75 41 1825 1000 0 00 35 1000

345 356 970 1000 238 505 471 1000 600 1000 600 1000

44340 550 80691 1000 250 19 13170 1000 495 54 9135 1000

68566 455 150795 1000

107703 209 516148 1000

APPENDIX C-1 COLUMN TOTAL)


I Major Retail Locations I Foodmart SemsZellers Wal-Mart Price Chopper No Frills Liquidation World Food Basics Sobeys

Downtown Calloway Giant Tiger HomeHardwan Giant Tiger South Pelham Store Type Welland Seaway Mall Power Centre Rose City Plaza Lincoln Centre Welland Plaza Northtown SC Market Plaza

m ~ m ~ m ~ m ~ m ~ m ~ m ~ m ~ FSR (Food Store Retail) Stores


Department Stores Sears 0 00 28156 224 0 00 0 00 0 00 0 00 0 00 0 00 Bay 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Zellers 0 00 25070 199 0 00 0 00 0 00 0 00 0 00 0 00 Wal-Mart Q 00 Q 00 58457 1000 Q 00 Q 00 Q 00 Q 00 Q 00 Subtotal 0 00 53226 423 58457 1000 0 00 0 00 0 00 0 00 0 00

General Merchandise 0 00 8810 70 0 00 3387 391 987 69 22283 748 0 00 0 00 HAAS (Can TirefSC) 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Tire Battery or Automotive Specialty Store 230 26 0 00 0 00 0 00 0 00 0 00 0 00 0 00 CostcoSams Club (non-food) 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00


Other NFSR (Non-Food Store RetailSpecialty DSTM) Stores StationeryOffice Supply 15 02 14488 115 0 00 0 00 0 00 0 00 0 00 0 00 Book Store or News Dealer 0 00 2383 19 0 00 0 00 0 00 380 13 0 00 0 00 RecordCDTape 0 00 496 04 0 00 0 00 0 00 0 00 0 00 0 00 CameraPhoto Supply 0 00 628 05 0 00 0 00 0 00 0 00 0 00 0 00 GiftNoveltyGreeting CardParty Supply 0 00 715 06 0 00 0 00 0 00 0 00 0 00 0 00 Sporting Goods Stores 150 17 1000 08 0 00 0 00 0 00 0 00 0 00 0 00 HobbyToyCraft Store 0 00 100 01 0 00 0 00 0 00 0 00 0 00 0 00 Art Gallery Artists Supply 0 00 35 00 0 00 0 00 0 00 0 00 0 00 0 00 Musical InstrumentSupply 7545 843 32 00 0 00 0 00 0 00 0 00 0 00 0 00 PetPet Supply Stores 0 00 0 00 0 00 520 60 0 00 3210 108 0 00 0 00 Fabric or Yam Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Drug I Discount Drug Stores 36 04 25209 200 0 00 4749 549 0 00 3600 121 9681 939 2520 1000 florist Q 00 300 02 Q 00 Q 00 Q 00 170 06 Q 00 Q 00 Subtotal 7746 865 45386 361 0 00 5269 609 0 00 7360 247 9681 939 2520 1000

Home FurnishingsHome ImprovementBuilding Supply FurnitureAppliances 450 50 0 00 0 00 0 00 0 00 0 00 0 00 0 00 TV StereoElectronicsComputer 0 00 50 00 0 00 0 00 0 00 0 00 0 00 0 00 LightingCarpetOther Int Decor 0 00 100 01 0 00 0 00 0 00 0 00 0 00 0 00 ChinaGlasswareKitchenwareCutlery Store 0 00 35 00 0 00 0 00 0 00 0 00 0 00 0 00 BathBeddingLinen Store 0 00 0 00 0 00 0 00 0 00 0 00 625 61 0 00 TelephoneCell PhoneNacuumSewing Machine 0 00 218 02 0 00 0 00 0 00 0 00 0 00 0 00 Antiques Shop 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Home ImprovementLumber amp Building Supply 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 HardwarePaintPaperGlassElectricalPlumbing Supply 0 00 0 00 0 00 0 00 11852 825 0 00 0 00 0 00 Nursery or Garden Centre 72 08 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Subtotal 525 403 0 0 11852 0 625 0

TotalNFSR 8951 1000 125816 1000 58457 1000 8656 1000 14359 1000 29803 1000 10306 1000 2520 1000

APPENDIX C-1 (COLUMN TOTAL)


I Maior Retail Locations I Zelm I Leons Home Building Ctr Fonthill Sobeys Port Colbome Zeim I No Frills RCSSZeim

Can Tire I Staples Pupos Subtotal ThoroldGA NF I FB I Sobeys Food Basics I AampP Food Basics All Other poundtore Type Niagara St N Other Welland Welland Secondary North Secondary South Niagara Falls St Catharlnes Locations


Supennarkets _ 54165 1000 53985 895 360555 974 0 00 2550 787 0 00 600 26 120 121 Specialty Food 0 00 6351 105 9456 26 285 1000 690 213 900 1000 210 09 870 879 CostcoSams Club (food) Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 22215 965 Q 00 Subtotal 54165 1000 60336 1000 370011 1000 285 1000 3240 1000 900 1000 23025 1000 990 1000

Depamnent Stores Sears 0 00 0 00 28156 72 0 00 0 00 0 00 6085 70 0 00 Bay 0 00 0 00 0 00 0 00 0 00 920 106 1955 23 0 00 Zellers 0 00 0 00 25070 64 0 00 70 08 0 00 300 03 50 04 Wal-Mart Q 00 Q 00 58457 150 Q 00 Q 00 llQ M 350 04 ~ 02 Subtotal 0 00 0 00 111683 287 0 00 70 08 1040 120 8690 101 70 06

General Merchandise 0 00 725 10 36192 93 370 37 150 17 0 00 385 04 0 00 HAAS (Can TireTSC) 41298 687 0 00 41298 106 0 00 750 84 0 00 1505 17 250 20 Tire Battery or Automotive Specialty Store 0 00 2473 35 2703 07 0 00 0 00 0 00 0 00 40 03

CostcoSams Club (non-food) 0 00 0 00 0 00 0 00 0 00 0 00 5790 67 0 00

AppareYAccessories Stores Mens amp Ladies Wear 0 00 0 00 6155 16 0 00 600 67 350 40 3490 40 600 48 Family WearUnisex 0 00 0 00 6350 16 0 00 0 00 70 08 3100 36 85 07 Childrens Wear 0 00 0 00 0 00 0 00 30 03 0 00 380 04 800 63 Shoe Stores 0 00 690 10 5926 15 160 16 10 01 115 13 1610 19 120 10 Jewellery Stores 0 00 50 01 1900 05 0 00 0 00 0 00 0 00 0 00 Clothing Accessories Stores 0 00 0 00 40 00 0 00 0 00 25 03 100 01 50 04 Luggage amp Leather Goods Stores Q 00 Q 00 490 01 Q 00 Q 00 740 85 Q 00 Q 00 Subtotal 0 00 740 10 20861 54 160 16 640 72 1300 149 8680 100 1655 131

Other NFSR (Non-Food Store RetaiVSpecialty DS1M) Stores StationeryOffice Supply 0 00 10 00 14513 37 0 00 300 34 0 00 0 00 0 00 Book Store or News Dealer 0 00 50 01 2813 07 0 00 0 00 0 00 1757 20 20 02 RecordCDTape 0 00 90 01 586 02 0 00 0 00 25 03 235 03 0 00 CameraPhoto Supply 0 00 60 01 688 02 0 00 0 00 0 00 20 00 0 00 GiftNoveltyGreeting CardParty Supply 0 00 450 06 1165 03 0 00 0 00 0 00 2040 24 0 00 Sporting Goods Stores 0 00 1170 17 2320 06 105 10 200 22 0 00 330 04 60 05 HobbyToyCraft Store 0 00 0 00 100 00 0 00 0 00 0 00 570 07 35 03 Art GalleryArtists Supply 0 00 0 00 35 00 0 00 0 00 0 00 0 00 0 00 Musical InstrumentSupply 0 00 0 00 7577 19 0 00 0 00 0 00 600 07 0 00 PetPet Supply Stores 0 00 3746 53 7476 19 80 08 150 17 100 11 1035 12 235 19 Fabric or Yarn Store 0 00 943 13 943 02 0 00 0 00 0 00 0 00 0 00 Drug I Discount Drug Stores 225 04 23616 335 69636 179 450 45 300 34 0 00 2580 30 90 07 Florist Q 00 1052 15 1522 04 Q 00 380 43 Q 00 Q 00 Q 00 Subtotal 225 04 31187 442 109374 281 635 63 1330 149 125 14 9167 106 440 35

Home FurnishingsHome hnprovementBuilding Supply Furniture Appliances 18620 310 600 09 19670 51 1350 135 0 00 0 00 7363 85 8110 644 TVStereoElectronicsComputer 0 00 105 01 155 00 0 00 500 56 545 63 6205 72 0 00 LlghtingCarpetOther Int Decor 0 00 1650 23 1750 04 0 00 0 00 0 00 75 01 0 00 ChinaGlasswareKitchenwareCutlery Store 0 00 0 00 35 00 0 00 0 00 0 00 0 00 0 00 BathBeddingLinen Store 0 00 0 00 625 02 0 00 0 00 115 13 130 02 100 08 TelephoneCell PhoneNacuumSewing Machine 0 00 0 00 218 01 15 01 0 00 0 00 238 03 0 00 Antiques Shop 0 00 0 00 0 00 0 00 0 00 0 00 0 00 600 48 Home hnprovementLumber amp Building Supply 0 00 28116 399 28116 72 2735 273 5500 615 5515 634 37825 438 1000 79 HardwarePaintPaperGlassElectricalPlumbing Supply 0 QQ 943 Ll 12795 33 125 12 0 00 0 00 250 03 0 00 Nursery or Garden Centre Q 00 3945 56 4020 10 4620 462 Q 00 sectQ 07 100 01 335 27

18620 35359 67384 8845 6000 6235 52186 10145 TotalNFSR 60143 1000 70484 1000 389495 1000 10010 1000 8940 1000 8700 1000 86403 1000 12600 1000


LOCATIONAL DISTRIBUTION OF PRIMARY ZONE (WELLAND EXPENDITURES

Major Retail Locations I I

Store Type

FSR (Food Store Retail) Stores Supermarkets Specialty Food CostcoSams Club (food)

Subtotal


General Merchandise HAAS (Can TireISC) Tire Battery or Automotive Specialty Store


Apparel Accessories Stores Mens amp Ladies Wear Family WearUnisex Childrens Wear Shoe Stores Jewellery Stores Clothing Accessories Stores Luggage amp Leather Goods Stores Subtotal

Other NFSR (Non-Food Store RetailSpecialty DSTM) Stores StationeryOffice Supply Book Store or News Dealer RecordCDTape CameraPhoto Supply GiftNoveltyGreeting CardParty Supply Sporting Goods Stores HobbyToyCraft Store Art Gallery Artists Supply Musical InstrumentSupply PetPet Supply Stores Fabric or Yarn Store Drug I Discount Drug Stores Florist Subtotal

Home FurnishingsHome ImprovementBuilding Supply FurnitureAppliances TVStereoElectronicsComputer LightingCarpetOther Int Decor ChinaGlasswareKitchenwareCutlery Store BathBeddingLinen Store TelephoneCell PhoneVacuumSewing Machine Antiques Shop Home ImprovementLumber amp Building Supply HardwarePaintPaperGlassElectricalPlumbing Supply Nursery or Garden Centre

TotaINFSR


Outflow Locations

w 00 w 00

720 29 363825 913 1980 79 12411 31

22215 892 22215 56 24915 1000 398451 1000

6085 56 34241 66 2875 27 2875 06 350 03 25490 49 490 05 58947 114

9800 91 121553 236

385 04 37097 72 1755 16 43803 85 40 00 2743 05

5790 54 5790 11

4440 41 11195 22 3255 30 9605 19 1180 11 1210 02 1845 17 7941 15

0 00 1900 04 175 02 215 00 740 07 1230 02

11635 108 33296 65

0 00 14813 29 1777 16 4590 09 260 02 846 02 20 00 708 01

2040 19 3205 06 390 04 3015 06 605 06 705 01 0 00 35 00

600 06 8177 16 1370 13 9076 18

0 00 943 02 2670 25 73056 142

Q 00 1902 04 9732 90 121071 235

15473 144 36493 71 6750 63 7405 14

75 01 1825 04 0 00 35 00

345 03 970 02 238 02 471 01 600 06 600 01

44340 412 80691 156 250 02 13170 26 495 05 9135 18

68566 150795 292

107703 1000 516148 1000


LOCATIONAL DISTRIBUTION OF SECONDARY ZONE NORTH EXPENDITURES

I MaJor Retail Locations I Foodmart Se8SZellers Wal-Mart Price Chopper No Frills Liquidation World Food Basics Sobeys

Downtown Woodland 406 Giant Tiger Home Hardware Giant Tiger South Pelham Stor~ Welland Seaway Mall Calloway Ctr Rose City Plaza Lincoln Centre Welland Plaza Northtown SC Market Plaza

FSR (Food Store Retail) Stores ru ~ ru ~ ru ~ ru ~ ru ~ ru ~ ru ~ ru ~

Supennarkets 0 00 0 00 0 00 3210 21 15180 99 0 00 25455 166 13680 89 Specialty Food 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 CostcoSams Club (food) Subtotal

Q 0

M 00

Q 0

00 00

Q 0

00 00

Q 3210

00 19

Q 15180

00 90

Q 0

00 00

Q 25455

00 151

Q 13680

00 81

Department Stores Sears 0 00 5240 492 0 00 0 00 0 00 0 00 0 00 0 00 Bay 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Zellers 0 00 5793 785 0 00 0 00 0 00 0 00 0 00 0 00 Wal-Mart Subtotal

Q 0

M 00

Q 11033

M 293

m 13960

w 371

Q 0

M 00

Q 0

M 00

Q 0

M 00

Q 0

M 00

Q 0

M 00

General Merchandise 0 00 1402 132 0 00 70 07 0 00 2610 246 0 00 0 00 HAAS Can TirefSC) 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Tire Battery or Automotive Specialty Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 CostcoSams Club (non-food) 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 ApparelAccessories Stores

Mens amp Ladies Wear 0 00 1465 219 0 00 0 00 200 30 0 00 0 00 0 00 Family WearUnisex 0 00 1680 153 0 00 0 00 0 00 0 00 0 00 0 00 Childrens Wear 0 oo 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Shoe Stores 0 00 855 308 0 00 0 00 0 00 0 00 0 00 0 00 Jewellery Stores 0 oo 1010 206 0 00 0 00 0 00 0 00 0 00 0 00 Clothing Accessories Stores 0 00 205 732 0 00 0 00 0 00 0 00 0 00 0 00 Luggage amp Leather Goods Stores Subtotal

Q 0

M 00

dQ 5245

231 194

Q 0

00 00

Q 0

00 00

Q 200

00 07

Q 0

00 00

Q 0

00 00

Q 0

00 00

Other NFSR Non-Food Store RetailSpecialty DSTM) Stores StationeryOffice Supply 0 00 7195 926 0 00 0 00 0 00 0 00 0 00 0 00 Book Store or News Dealer 0 00 775 243 0 00 0 00 0 00 0 00 0 00 0 00 RecordCDfape 0 oo 260 294 0 00 0 00 0 00 0 00 0 00 0 00 CameraPhoto Supply 0 oo 175 43 0 00 0 00 0 00 0 00 0 00 0 00 GiftNoveltyGreeting CardParty Supply 0 oo 16 33 0 00 0 00 0 00 0 00 0 00 0 00 Sporting Goods Stores 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 HobbyfoyCraft Store 0 oo 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Art GalleryArtists Supply 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Musical InstrumentSupply 2214 969 70 31 0 00 0 00 0 00 0 00 0 00 0 00 PetPet Supply Stores 0 00 0 00 0 00 0 00 0 00 605 147 0 00 0 00 Fabric or Yam Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Drug I Discount Drug Stores 0 00 2520 105 0 00 0 00 0 00 0 00 0 00 750 31 Florist Subtotal

Q 2214

00 43

Q 11011

00 214

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 605

00 12

Q 0

00 00

Q 750

00 15

Home FurnishingsHome ImprovementBuilding Supply FurnitureAppliances 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 TVStereoElectronicsComputer 0 00 173 21 0 00 0 00 0 00 0 00 0 00 0 00 LightingCarpetOther Int Decor 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 ChinaGlasswareKitchenwareCutlery Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 BathBeddingLinen Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 TelephoneCell PhoneNacuumSewing Machine 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Antiques Shop 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Horne ImprovementLumber amp Building Supply 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 HardwarePaintPaperGlassElectricalPlumbing Supply 0 00 0 00 0 00 0 00 1723 434 0 00 0 00 0 00 Nursery or Garden Centre Subtotal

Q 0

00 00

Q 173

00 03

Q 0

00 00

Q 0

00 00

Q 1723

00 29

Q 0

00 00

Q 0

00 00

Q 0

00 00

TotalNFSR 2214 11 28864 138 13960 67 70 00 1923 09 3215 15 0 00 750 04



Major Retail Locations I I Zelus I Leons Home Building Ctr Foothill Sobeys Pon Colbome Zehrs I No Frills RCSSZehrs

Can Tire I Staples Pupas Subtotal ThoroldGA NF I FBI Sobeys Food Basics AampP Food Basics All Other Store Type Niagara St N Other Welland Welland Secondary North Secondary South Niagara Falls St Catharlnes Locations

w 00 w 00 w 00 w 00 w 00 w 00 w 00 w 00 FSR (Food Store Retail) Stores

Supermarkets 27246 178 5415 35 90186 588 39285 256 2970 19 4710 31 6660 43 9675 63 Specialty Food 0 00 2178 306 2178 306 3597 505 330 46 600 84 0 00 420 59 CostcoSams Club (food) Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 7740 1000 Q 00 Subtotal 27246 162 7593 45 92364 549 42882 255 3300 20 5310 32 14400 86 10095 60

Department Stores Sears 0 00 0 00 5240 492 0 00 0 00 0 00 5020 471 400 38 Bay 0 00 0 00 0 00 0 00 0 00 40 14 2710 968 50 18 Zellers 0 00 0 00 5793 785 0 00 230 31 170 23 1125 152 60 08 Wal-Mart Q M Q M m w Q M Q M 11Q 42 1225 1U 180 Ll Subtotal 0 00 0 00 24993 664 0 00 230 06 920 24 10780 281 690 18



AppareVAccessories Stores Mens amp Ladies Wear 0 00 0 00 1665 249 200 30 320 48 520 78 3630 542 360 54 Family WearUnisex 0 00 0 00 1680 153 0 00 190 17 25 02 1419 129 7680 699 Childrens Wear 0 00 0 00 0 00 0 00 0 00 0 00 1200 1000 0 00 Shoe Stores 0 00 0 00 855 308 0 00 215 77 540 194 915 329 255 92 Jewellery Stores 0 00 0 00 1010 206 200 41 0 00 JOO 20 3500 713 100 20 Clothing Accessories Stores 0 00 0 00 205 732 0 00 0 00 0 00 75 268 0 00 Luggage amp Leather Goods Stores Q 00 Q 00 JQ 231 Q 00 Q 00 Q 00 100 769 Q 00 Subtotal 0 00 0 00 5445 202 400 15 725 27 1185 44 10839 402 8395 311

Other NFSR (Non-Food Store RetailSpecialty DSTM) Stores StationeryOffice Supply 0 00 315 41 7510 967 100 13 0 00 160 21 0 00 0 00 Book Store or News Dealer 0 00 0 00 775 243 0 00 0 00 50 16 2359 741 0 00 RecordCDTape 0 00 0 00 260 294 0 00 0 00 45 51 578 655 0 00 CameraPhoto Supply 0 00 0 00 175 43 0 00 0 00 0 00 3850 942 60 15 GiftNoveltyGreeting CardParty Supply 0 00 0 00 16 33 470 967 0 00 0 00 0 00 0 00 Sporting Goods Stores 0 00 500 233 500 233 0 00 0 00 0 00 1648 767 0 00 HobbyToyCraft Store 0 00 0 00 0 00 0 00 120 133 20 22 563 623 200 221 Art GalleryArti~ts Supply 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Musical InstrumentSupply 0 00 0 00 2284 1000 0 00 0 00 0 00 0 00 0 00 PetPet Supply Stores 0 00 855 208 1460 356 1830 446 30 07 480 117 266 65 40 10 Fabric or Yarn Store 0 00 331 943 331 943 20 57 0 00 0 00 0 00 0 00 Drug I Discount Drug Stores 0 00 3015 125 6285 261 16248 676 585 24 420 17 504 21 0 00 Florist Q 00 340 260 340 260 420 321 120 92 Q 00 360 275 1Q 53 Subtotal 0 00 5356 104 19936 387 19088 370 855 17 1175 23 10128 196 370 07

Home FurnishingsHome hnprovementBuilding Supply FurnitureAppliances 5050 298 75 04 5125 302 4500 265 0 00 0 00 2590 153 4750 280 TVStereoElectronicsComputer 0 00 4500 558 4673 580 0 00 190 24 460 57 1890 234 850 105 LightingCarpetOther Int Decor 0 00 0 00 0 00 0 00 0 00 0 00 1750 1000 0 00 ChinaGlasswareKitchenwareCutlery Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 BathBeddingLinen Store 0 00 0 00 0 00 0 00 0 00 12 II 885 782 235 208 TelephoneCell PhoneNacuumSewing Machine 0 00 0 00 0 00 50 19 0 00 0 00 2575 981 0 00 Antiques Shop 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Home hnprovementLumber amp Building Supply 0 00 3257 169 3257 169 300 16 250 13 2780 144 12628 655 75 04 HardwarePaintPaperGlassElectricaVPumbing Supply 0 00 910 229 2633 664 925 233 0 00 0 00 150 38 260 66 Nursery or Garden Centre Q 00 3460 642 3460 642 1028 191 Q M 250 46 500 93 150 28 Subtotal 5050 85 12202 206 19148 324 6803 115 440 07 3502 59 22968 388 6320 107

TotalNFSR 19042 91 19038 91 89076 425 32140 153 3020 14 8487 41 57738 276 19060 91



MaJor Retail Locations I I Subtotal Grand

Study Area Total All Store Type Outflow Locations

w ~ w ~ FSR (Food Store Retail) Stores

Supennarkets 21045 137 153486 1000 Specialty Food 1020 143 7125 1000 CostcoSams Club (food) 7740 1000 7740 1000 Subtotal 29805 177 168351 1000

Department Stores Sears 5420 508 10660 1000 Bay 2800 1000 2800 1000 Zellers 1355 184 7378 1000 Wal-Mart 2lli 1M 16775 1000 Subtotal 12390 329 37613 1000

General Merchandise 550 52 10616 1000 HAAS (Can TirefSC) 4995 260 19217 1000 Tire Batteiy or Automotive Specialty Store 1500 443 3385 1000

CostcoSams Club (non-food) 968 1000 968 1000

ApparelAccessories Stores Mens amp Ladies Wear 4510 674 6695 1000 Family WearUnisex 9124 830 10994 1000 Childrens Wear 1200 1000 1200 1000 Shoe Stores 1710 615 2780 1000 Jewelleiy Stores 3700 754 4910 1000 Clothing Accessories Stores 75 268 280 1000 Luggage amp Leather Goods Stores 100 769 130 1000 Subtotal 20419 757 26989 1000

Other NFSR (Non-Food Store RetailSpecialty DS1M) Stores StationeiyOffice Supply 160 21 7770 1000 Book Store or News Dealer 2409 757 3184 1000 RecordCDTape 623 706 883 1000 CameraPhoto Supply 3910 957 4085 1000 GiftNoveltyGreeting CardParty Supply 0 00 486 1000 Sporting Goods Stores 1648 767 2148 1000 HobbyToyCraft Store 783 867 903 1000 Art GalleiyArtists Supply 0 00 0 1000 Musical InstrumentSupply 0 00 2284 1000 PetPet Supply Stores 786 191 4106 1000 Fabric or Yam Store 0 00 351 1000 Drug I Discount Drug Stores 924 38 24042 1000 Florist 430 328 1310 1000 Subtotal 11673 226 51552 1000

Home FurnishingsHome ImprovementBuilding Supply FurnitureAppliances 7340 433 16965 1000 TVStereoElectronicsComputer 3200 397 8063 1000 LightingCarpetOther Int Decor 1750 1000 1750 1000 ChinaGlasswareKitchenwareCutleiy Store 0 00 0 1000 BathBeddingLinen Store 1132 1000 1132 1000 TelephoneCell PhoneNacuumSewing Machine 2575 981 2625 1000 Antiques Shop 0 00 0 1000 Home ImprovementLumber amp Building Supply 15483 803 19290 1000 HardwarePaintPaperGlassElectricalPlumbing Supply 410 103 3968 1000 Nurseiy or Garden Centre 900 167 5388 1000 Subtotal 32790 554 59181 1000

TotalNFSR 85285 407 209521 1000

APPENDIX C-2 (OLUMN TOTAL)


MaJor Retail Locations I I Foodmart SeamZellen Wal-Mart Price Chopper No Frills Liquidation World Food Basics Sobeys

Downtown Calloway Giant Tiger Home Hardware Giant Tiger South Pelham Store Type Welland Seaway Mall Power Centre Rose City Plaza Lincoln Centre Welland Plaza Northtown SC Market Plaza




General Merchandise 0 00 1402 49 0 00 70 1000 0 00 2610 812 0 00 0 00 HAAS (Can TireISC) 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Tire Battery or Automotive Specialty Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 CostcoSams Club (non-food) 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00

ApparelAccessories Stores Mens amp Ladies Wear 0 00 1465 51 0 00 0 00 200 104 0 00 0 00 0 00 Family WearUnisex 0 00 1680 58 0 00 0 00 0 00 0 00 0 00 0 00 Childrens Wear 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Shoe Stores 0 00 855 30 0 00 0 00 0 00 0 00 0 00 0 00 Jewellery Stores 0 00 1010 35 0 00 0 00 0 00 0 00 0 00 0 00 Clothing Accessories Stores 0 00 205 07 0 00 0 00 0 00 0 00 0 00 0 00 Luggage amp Leather Goods Stores Q QQ IQ QJ Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Subtotal 0 00 5245 182 0 00 0 00 200 104 0 00 0 00 0 00

Other NFSR (Non-Food Store RetailSpecialty DSTM) Stores StationeryOffice Supply 0 00 7195 249 0 00 0 00 0 00 0 00 0 00 0 00 Book Store or News Dealer 0 oo 775 27 0 00 0 00 0 00 0 00 0 00 0 00 RecordCDfape 0 00 260 09 0 00 0 00 0 00 0 00 0 00 0 00 CameraPhoto Supply 0 00 175 06 0 00 0 00 0 00 0 00 0 00 0 00 GiftNoveltyGreeting CardParty Supply 0 00 16 01 0 00 0 00 0 00 0 00 0 00 0 00 Sporting Goods Stores 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 HobbyToyCraft Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Art GalleryArtists Supply 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Musical InstrumentSupply 2214 1000 70 02 0 00 0 00 0 00 0 00 0 00 0 00 PetPet Supply Stores 0 00 0 00 0 00 0 00 0 00 605 188 0 00 0 00 Fabric or Yam Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Drug I Discount Drug Stores 0 00 2520 87 0 00 0 00 0 00 0 00 0 00 750 1000 Florist Q QQ Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Subtotal 2214 1000 llOll 381 0 00 0 00 0 00 605 188 0 00 750 1000

Home FurnishingsHome ImprovementBuilding Supply FurnitureAppliances 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 TVStereoElectronicsComputer 0 00 173 06 0 00 0 00 0 00 0 00 0 00 0 00 LightingCarpetOther Int Decor 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 ChinaGlasswareKitchenwareCutlery Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 BathBeddingLinen Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 TelephoneCell PhoneVacuumSewing Machine 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Antiques Shop 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Home ImprovementLumber amp Building Supply 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 HardwarePaintPaperGlassElectricalPlumbing Supply 0 QQ 0 00 0 00 0 00 1723 896 0 00 0 00 0 00 Nursery or Garden Centre Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Subtotal 0 173 0 0 1723 0 0 0

TotaNFSR 2214 1000 28864 1000 13960 1000 70 1000 1923 1000 3215 1000 0 1000 750 1000



Major Retail Locations I I Zehrs I Leons Home Building Ctr Fonthill Sobeys Port Colbome Zehrs I No Frills RCSSZehrs

Can Tire I Staples Pupos Subtotal ThoroldGA NF I FB I Sobeys Food Basics I AampP Food Basics All Other Store Type Niagara St N Other Welland Welland Secondary North Secondary South Niagara Falls St Catharlnes Locations


Supermarkets 27246 1000 5415 713 90186 976 39285 916 2970 900 4710 887 6660 463 9675 958 Specialty Food 0 00 2178 287 2178 24 3597 84 330 100 600 113 0 00 420 42 CostcoSams Club (food) Q 00 Q QQ Q 00 Q 00 Q 00 Q 00 7740 538 Q 00 Subtotal 27246 1000 7593 1000 92364 1000 42882 1000 3300 1000 5310 1000 14400 1000 10095 1000

Department Stores Sears 0 00 0 oo 5240 59 0 00 0 00 0 00 5020 87 400 21 Bay 0 00 0 00 0 00 0 00 0 00 40 05 2710 47 so 03 Zellers 0 00 0 00 5793 65 0 00 230 76 170 20 1125 19 60 03 Wal-Mart Q 00 Q 00 13960 157 Q 00 Q 00 710 84 1925 33 180 09 Subtotal 0 00 0 00 24993 281 0 00 230 76 920 108 10780 187 690 36

General Merchandise 0 00 40 02 4122 46 5849 182 95 31 105 12 175 03 270 14 HAAS (Can TireTSC) 13587 714 0 00 13587 153 0 00 635 210 1600 189 1830 32 1565 82 Tire Batteiy or Automotive Specialty Store 405 21 1440 76 1845 21 0 00 40 13 0 00 so 01 1450 76


Apparel Accessories Stores Mens amp Ladies Wear 0 00 0 00 1665 19 200 06 320 106 520 61 3630 63 360 19 Family WearUnisex 0 00 0 00 1680 19 0 00 190 63 25 03 1419 25 7680 403 Childrens Wear 0 00 0 00 0 00 0 00 0 00 0 00 1200 21 0 00 Shoe Stores 0 00 0 00 855 10 0 00 215 71 540 64 915 16 255 13 Jewelleiy Stores 0 00 0 00 1010 11 200 06 0 00 100 12 3500 61 100 05 Clothing Accessories Stores 0 00 0 00 205 02 0 00 0 00 0 00 75 01 0 00 Luggage amp Leather Goods Stores Q 00 Q 00 ~ 00 Q 00 Q 00 Q 00 100 02 Q 00 Subtotal 0 00 0 00 5445 61 400 12 725 240 1185 140 10839 188 8395 440

Other NFSR (Non-Food Store RetailSpecialty DS1M Stores StationeiyOffice Supply 0 00 315 17 7510 84 100 03 0 00 160 19 0 00 0 00 Book Store or News Dealer 0 00 0 00 775 09 0 00 0 00 so 06 2359 41 0 00 RecordCDTape 0 00 0 00 260 03 0 00 0 00 45 05 578 10 0 00 CameraPhoto Supply 0 00 0 00 175 02 0 00 0 00 0 00 3850 67 60 03 GiftNoveltyGreeting CardParty Supply 0 00 0 00 16 00 470 15 0 00 0 00 0 00 0 00 Sporting Goods Stores 0 00 500 26 500 06 0 00 0 00 0 00 1648 29 0 00 HobbyToyCraft Store 0 00 0 oo 0 00 0 00 120 40 20 02 563 10 200 10 Art GalleiyArtists Supply 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Musical InstrumentSupply 0 00 0 00 2284 26 0 00 0 00 0 00 0 00 0 00 PetPet Supply Stores 0 00 855 45 1460 16 1830 57 30 10 480 57 266 05 40 02 Fabric or Yam Store 0 00 331 17 331 04 20 01 0 00 0 00 0 00 0 00 Drug I Discount Drug Stores 0 00 3015 158 6285 71 16248 506 585 194 420 49 504 09 0 00 Aorist Q 00 340 Ll 340 04 420 Ll 120 40 Q 00 360 06 ZQ 04 Subtotal 0 00 5356 281 19936 224 19088 594 855 283 1175 138 10128 175 370 19

Home FurnishingsHome ImprovementBuilding Supply FurnitureAppliances SOSO 265 75 04 5125 58 4500 140 0 00 0 oo 2590 45 4750 249 TVStereoElectronicsComputer 0 00 4500 236 4673 52 0 00 190 63 460 54 1890 33 850 45 LightingCaipetOther Int Decor 0 00 0 00 0 00 0 00 0 00 0 00 1750 30 0 00 ChinaGlasswareKitchenwareCutleiy Store 0 00 0 00 0 00 0 00 0 00 0 oo 0 00 0 00 BathBeddingLinen Store 0 00 0 00 0 00 0 00 0 00 12 01 885 15 235 12 TelephoneCell phoneVacuumSewing Machine 0 00 0 00 0 00 so 02 0 00 0 00 2575 45 0 00 Antiques Shop 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Home ImprovementLumber amp Building Supply 0 00 3257 171 3257 37 300 09 250 83 2780 328 12628 219 75 04 HardwarePaintPaperGlassElectricalPlumbing Supply 0 00 910 48 2633 30 925 29 0 00 0 00 150 03 260 14 Nurseiy or Garden Centre Q 00 3460 182 3460 39 1028 32 Q 00 250 29 500 09 150 08

SOSO 12202 19148 6803 440 3502 22968 6320

TotaNFSR 19042 1000 19038 1000 89076 1000 32140 1000 3020 1000 8487 1000 57738 1000 19060 1000


LOCATIONAL DISTRIBUTION OF SECONDARY ZONE NORm EXPENDITURES

Store Type

FSR (Food Store Retail) Stores Supennarkets Specialty Food CostcoSams Club (food) Subtotal





Other NFSR (Non-Food Store RetailSpecialty DSTM) Stores StationeryOffice Supply Book Store or News Dealer RecordCDTape CameraPhoto Supply GiftNoveltyGreeting CardParty Supply Sporting Goods Stores HobbyToyCraft Store Art GalleryArtists Supply Musical InstrumentSupply PetPet Supply Stores Fabric or Yam Store Drug I Discount Drug Stores Florist Subtotal

Home FurnishingsHome ImprovementBuilding Supply Furniture Appliances TVStereoElectronicsComputer LightingCarpetOther Int Decor ChinaGlasswareKitchenwareCutlery Store BathBeddinglinen Store TelephoneCell PhoneVacuumSewing Machine Antiques Shop Horne ImprovementLumber amp Building Supply HardwarePaintPaperGlassElectricalPlumbing Supply

Nursery or Garden Centre

TotalNFSR

Major Retail Locations I I Subtotal Grand

Study Area Total All Outflow Locations

m ~ m ~

21045 706 153486 912 1020 34 7125 42 7740 260 7740 46

29805 1000 168351 1000

5420 64 10660 51 2800 33 2800 13 1355 16 7378 35 2815 33 16775 80 12390 145 37613 180

550 06 10616 51 4995 59 19217 92 1500 18 3385 16 968 11 968 05

4510 53 6695 32 9124 107 10994 52 1200 14 1200 06 1710 20 2780 13 3700 43 4910 23

75 01 280 01 100 01 130 01

20419 239 26989 129

160 02 7770 37 2409 28 3184 15 623 07 883 04 3910 46 4085 19

0 00 486 02 1648 19 2148 10 783 09 903 04

0 00 0 oo 0 00 2284 11

786 09 4106 20 0 00 351 02

924 11 24042 11S 430 05 1310 06

11673 137 51552 246

7340 86 16965 81 3200 38 8063 38 1750 21 1750 08

0 00 0 00 1132 13 1132 05 2575 30 2625 13

0 00 0 00 15483 182 19290 92 410 05 3968 19 900 11 5388 26

32790 59181 282

85285 1000 209521 1000

APPENDIX C-3 mow TOTAL)

LOCATIONAL DISTRIBUTION OF SECONDARY ZONE SOUTH EXPENDITURES

MaJor Retail Locations I I Foodmart SemZellen Wal-Mart Price Chopper No Frills Liquidation World Food Basics Sobey

Downtown Woodland 406 Giant Tiger Home Hardware Giant Tiger South Pelham Store Type Welland Seaway Mall Calloway Ctr Rose City Plaza Lincoln Centre Welland Plaza Northtown SC Market Plaza

m ID m ID m ID m ID m ID m ID m ID m ID FSR (Food Store Retail) Stores


Department Stores Sears 0 00 3901 587 0 00 0 00 0 00 0 00 0 00 0 00 Bay 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Zellers 0 00 4174 625 0 00 0 00 0 00 0 00 0 00 0 00 Wal-Mart Q QQ Q QQ l2ill ru Q QQ Q QQ Q QQ Q QQ Q QQ Subtotal 0 00 8075 215 19843 529 0 00 0 00 0 00 0 00 0 00

General Merchandise 0 00 604 36 0 00 155 09 0 00 5512 328 0 00 0 00 HAAS (Can TireTSC) 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Tire Battery or Automotive Specialty Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 CostcoSams Club (non-food) 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00

ApparelAccessories Stores Mens amp Ladies Wear 0 00 2660 252 0 00 0 00 0 00 0 00 0 00 0 00 Family WearUnisex 0 00 2413 563 0 00 0 00 0 00 0 00 0 00 0 00 Childrens Wear 0 00 110 106 0 00 0 00 0 00 0 00 0 00 0 00 Shoe Stores 0 00 1130 270 0 00 0 00 100 24 0 00 0 00 0 00 Jewellery Stores 400 204 1155 588 0 00 0 00 0 00 0 00 0 00 0 00 Clothing Accessories Stores 0 00 355 640 0 00 0 00 0 00 0 00 0 00 0 00 Luggage amp Leather Goods Stores Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Subtotal 400 18 7823 347 0 00 0 00 100 04 0 00 0 00 0 00

Other NFSR (Non-Food Store RetailSpecialty DSTM) Stores StationeryOffice Supply 0 00 6806 816 0 00 0 00 0 00 0 00 0 00 0 00 Book Store or News Dealer 0 00 1155 667 0 00 0 00 0 00 0 00 0 00 0 00 RecordCDTape 0 00 246 860 0 00 0 00 0 00 0 00 0 00 0 00 CameraPhoto Supply 0 00 420 157 0 00 0 00 0 00 0 00 0 00 0 00 GiftNoveltyGreeting CardParty Supply 0 00 100 182 0 00 0 00 0 00 0 00 0 00 0 00 Sporting Goods Stores 0 00 100 73 0 00 0 00 0 00 0 00 0 00 0 00 HobbyToyCraft Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Art Gallery Artists Supply 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Musical InstrumentSupply 54 351 100 649 0 00 0 00 0 00 0 00 0 00 0 00 PetPet Supply Stores 0 00 0 00 0 00 0 00 0 00 455 82 0 00 0 00 Fabric or Yam Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Drug I Discount Drug Stores 0 00 525 14 0 00 0 00 0 00 0 00 150 04 0 00 Florist Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Subtotal 54 01 9452 156 0 00 0 00 0 00 455 07 150 02 0 00

Home FurnishingsHome ImprovementBuilding Supply FurnitureAppliances 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 TV StereoElectronicsComputer 0 00 68 13 0 00 0 00 0 00 0 00 0 00 0 00 LightingCarpetOther Int Decor 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 ChinaGlasswareIGtchenwareCutlery Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 BathBeddingLinen Store 0 00 85 48 0 00 0 00 0 00 0 00 0 00 0 00 TelephoneCell PhoneNacuumSewing Machine 0 00 525 600 0 00 0 00 0 00 0 00 0 00 0 00 Antiques Shop 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Home ImprovementLumber amp Building Supply 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 HardwarePaintPaperGlassElectricalPlumbing Supply 0 00 0 00 0 00 0 00 1250 319 0 00 0 00 0 00 Nursery or Garden Centre Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Subtotal 0 00 678 09 0 00 0 00 1250 16 0 00 0 00 0 00

TotalNFSR 454 02 26632 104 19843 77 155 01 1350 05 5967 23 150 01 0 00



Major Retail Locations I I Zehrs I Leons Home Building Ctr Foothill Sobeys Port Colbome Zehrs I No Frills RCSSZehrs

Can TinoStaples Pupas Subtotal ThoroldGA NF I FBI Sobeys Food Bssics I AampP FoodBssics AU Other Store Type Niagara St N Other Welland Welland Secondary North Secondary South Niagara Falls St Catharlnes Locations

w 00 w 00 w 00 w 00 w 00 w 00 w 00 w 00 FSR Food Store Retail) Stores

Supennarkets 2355 14 6840 40 16575 98 0 00 151590 892 300 02 0 00 1500 09 Specialty Food 0 00 795 52 945 61 120 08 12177 789 300 19 0 00 1890 122 CostcoSams Club (food) Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 6090 853 1050 147 Subtotal 2355 12 7635 40 17520 91 120 01 163767 851 600 03 6090 32 4440 23

Department Stores Sears 0 00 0 00 3901 587 0 00 0 00 0 00 2690 405 50 08 Bay 0 00 0 00 0 00 0 00 0 00 200 136 1275 864 0 00 Zellers 0 00 0 00 4174 625 0 00 1990 298 0 00 80 12 435 65 Wal-Mart Q QQ Q QQ l2lli ru Q QQ Q QQ ~ u ~ 12 ill M Subtotal 0 00 0 00 27918 745 0 00 1990 53 950 25 4475 119 2160 58



ApparelAccessories Stores Mens amp Ladies Wear 0 00 0 00 2660 252 0 00 5730 544 100 09 1125 107 920 87 Family WearUnisex 0 00 0 00 2413 563 0 00 0 00 405 95 1465 342 0 00 Childrens Wear 0 00 0 00 110 106 0 00 0 00 0 00 925 894 0 00 Shoe Stores 0 00 200 48 1430 341 0 00 1460 348 150 36 930 222 220 53 Jewellery Stores- 0 00 0 00 1555 791 0 00 410 209 0 00 0 00 0 00 Clothing Accessories Stores 0 00 0 00 355 640 0 00 200 360 0 00 0 00 0 00 Luggage amp Leather Goods Stores Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Subtotal 0 00 200 09 8523 378 0 00 7800 346 655 29 4445 197 1140 51

Olher NFSR (Non-Food Store RetailSpecialty DSTM) Stores StationeryOffice Supply 0 00 100 12 6906 828 0 00 462 55 220 26 690 83 60 07 Book Store or News Dealer 0 00 0 00 1155 667 0 00 25 14 0 00 552 319 0 00 RecordCDfape 0 00 0 00 246 860 0 00 0 00 20 70 20 70 0 00 CameraPhoto Supply 0 00 0 00 420 157 0 00 40 15 0 00 1720 642 500 187 GiftNoveltyGreeting CardParty Supply 0 00 250 455 350 636 0 00 200 364 0 00 0 00 0 00 Sporting Goods Stores 0 00 0 00 100 73 0 00 720 526 200 146 240 175 110 80 HobbyfoyCraft Store 0 00 35 24 35 24 0 00 0 00 0 00 1380 942 50 34 Art GalleryArtists Supply 0 00 0 00 0 00 0 00 100 714 0 00 0 00 40 286 Musical InstrumentSupply 0 00 0 00 154 1000 0 00 0 00 0 00 0 00 0 00 PetPet Supply Stores 0 00 820 148 1275 229 25 04 3941 709 30 05 285 51 0 00 Fabric or Yam Store 0 00 147 746 147 746 0 00 0 00 0 00 50 254 0 00 Drug I Discount Drug Stores 0 00 525 14 1200 33 0 00 35355 966 0 00 60 02 0 00 Aorist Q 00 Q 00 Q 00 Q 00 1165 715 Q 00 Q 00 465 285 Subtotal 0 00 1877 31 11988 197 25 00 42008 692 470 08 4997 82 1225 20

Home FurnishingsHome ImprovementBuilding Supply FurnitureAppliances 3815 221 0 00 3815 221 50 03 350 20 1000 58 9350 542 2695 156 TV StereoElectronicsComputer 125 24 0 00 193 36 0 00 28 05 700 132 4385 826 0 00 lightingCarpetOther Int Decor 0 00 1300 426 1300 426 0 00 1650 541 0 00 100 33 0 00 ChinaGlasswareKitchenwareCutlery Store 0 00 0 00 0 00 0 00 500 909 0 00 50 91 0 00 BathBeddingLlnen Store 0 00 0 00 85 48 0 00 0 00 25 14 175 98 1500 840 TelephoneCell PhoneNacuumSewing Machine 0 00 0 00 525 600 0 00 0 00 0 00 160 183 190 217 Antiques Shop 0 00 0 00 0 00 0 00 33 398 0 00 0 00 50 602 Home ImprovementLumber amp Building Supply 0 00 4645 113 4645 113 0 00 17420 423 2450 59 16270 395 400 10 HardwarePaintPaperGlassElectricalPlumbing Supply 0 00 300 77 1550 395 0 00 2270 579 0 00 0 00 100 26 Nursery or Garden Centre Q 00 l1Q 58 110 58 675 357 825 437 Q 00 Q 00 280 148 Subtotal 3940 52 6355 84 12223 161 725 10 23076 3o4 4175 55 30490 402 5215 69

TotalNFSR 5075 20 9742 38 69368 270 920 04 121117 471 6420 25 48490 189 10570 41


LOCATIONAL DISTRIBlITION OF SECONDARYZONE SOUTH EXPENDITURES


Store Type


Subtotal


General Merchandise HAAS (Can TireTSC) Tire Battezy or Automotive Specialty Store


ApparelAccessories Stores Mens amp Ladies Wear Family WearUnisex Childrens Wear Shoe Stores Jewellezy Stores Clothing Accessories Stores Luggage amp Leather Goods Stores Subtotal

Other NFSR (Non-Food Store RetailSpecialty DSTM) Stores StationezyOffice Supply Book Store or News Dealer RecordCDTape CameraPhoto Supply GiftNoveltyGreeting CardParty Supply Sporting Goods Stores HobbyToyCraft Store Art GallezyArtists Supply Musical InstrumentSupply PetPet Supply Stores Fabric or Yam Store Drug I Discount Drug Stores florist Subtotal

Home FurnishingsHome ImprovementBuilding Supply FurnitureAppliances TVStereoElectronicsComputer LightingCarpetOther Int Decor ChinaGlasswareKitchenwareCutlezy Store BathBeddingLlnen Store TelephoneCell PhoneVacuumSewing Machine Antiques Shop Home ImprovementLumber amp Building Supply HardwarePaintPaperGlassElectricalPlumbing Supply Nursezy or Garden Centre Subtotal

TotalNFSR


Outflow Locations m 00 m ID

1800 11 169965 1000 2190 142 15432 1000 7140 1000 7140 1000 11130 58 192537 1000

2740 413 6641 1000 1475 1000 1475 1000 515 77 6679 1000

lli5 J1amp 22698 1000 7585 202 37493 1000

380 23 16806 1000 630 32 19650 1000 370 18 20053 1000

3703 1000 3703 1000

2145 204 10535 1000 1870 437 4283 1000 925 894 1035 1000 1300 310 4190 1000

0 00 1965 1000 0 00 555 1000 Q 00 l 1000

6240 277 22563 1000

970 116 8338 1000 552 319 1732 1000 40 140 286 1000

2220 828 2680 1000 0 00 550 1000

550 401 1370 1000 1430 976 1465 1000 40 286 140 1000 0 00 154 1000

315 57 5556 1000 50 254 197 1000 60 02 36615 1000

465 285 1630 1000 6692 110 60713 1000

13045 756 17260 1000 5085 958 5306 1000 100 33 3050 1000 50 91 550 1000

1700 952 1785 1000 350 400 875 1000 50 602 83 1000

19120 464 41185 1000 100 26 3920 1000 280 148 1890 1000

39880 525 75904 1000

65480 255 256885 1000



I Food mart SemsZellers Wal-Mart

Major Retail Locations Price Chopper No Frills Liquidation World Food Basics Sobeys

I

Store Type Downtown

Welland Seaway Mall Calloway

Power Centre Giant Tiger

Rose City Plaza Home Hardware

Lincoln Centre Giant Tiger

Welland Plaza Northtown SC South Pelham Market Plaza

FSR (Food Store Retail) Stores m rill m rill m rill m rill m rill m rill m rill m rill


Q 0

00 1000

Q 150

00 1000

Q 0

00 1000

Q 750

00 1000

Q 1230

00 1000

Q 0

00 1000

Q 1860

00 1000

Q 3540

00 1000


Q 0

00 00

Q 8075

00 303

19843 19843

1000 1000

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 0

00 00

General Merchandise 0 00 604 23 0 00 155 1000 0 00 5512 924 0 00 0 00 HAAS (Can TirefSC) 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Tire Battery or Automotive Specialty Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 CostcoSams Club (non-food) 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Apparel Accessories Stores

Mens amp Ladies Wear 0 00 2660 100 0 00 0 00 0 00 0 00 0 00 0 00 Family WearUnisex 0 00 2413 91 0 00 0 00 0 00 0 00 0 00 0 00 Childrens Wear 0 00 110 04 0 00 0 00 0 00 0 00 0 00 0 00 Shoe Stores 0 00 1130 42 0 00 0 00 100 74 0 00 0 00 0 00 Jewellery Stores 400 88l 1155 43 0 00 0 00 0 00 0 00 0 00 0 00 Clothing Accessories Stores 0 00 355 13 0 00 0 00 0 00 0 00 0 00 0 00 Luggage amp leather Goods Stores Subtotal

Q 400

00 88l

Q 7823

00 294

Q 0

00 00

Q 0

00 00

Q 100

00 74

Q 0

00 00

Q 0

00 00

Q 0

00 00

Other NFSR (Non-Food Store RetailSpecialty DSTM) Stores StationeryOffice Supply 0 00 6806 256 0 00 0 00 0 00 0 00 0 00 0 00 Book Store or News Dealer 0 00 1155 43 0 00 0 00 0 00 0 00 0 00 0 00 RecordCDTape 0 00 246 09 0 00 0 00 0 00 0 00 0 00 0 00 CameraPhoto Supply 0 00 420 16 0 00 0 00 0 00 0 00 0 00 0 00 GiftNoveltyGreeting CardParty Supply 0 00 100 04 0 00 0 00 0 00 0 00 0 00 0 00 Sporting Goods Stores 0 00 100 04 0 00 0 00 0 00 0 00 0 00 0 00 HobbyToyCraft Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Art Gallery Artists Supply 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Musical InstrumentSupply 54 119 100 04 0 00 0 00 0 00 0 00 0 00 0 00 PetPet Supply Stores 0 00 0 00 0 00 0 00 0 00 455 76 0 00 0 00 Fabric or Yam Store Drug I Discount Drug Stores

0 0

00 00

0 525

00 20

0 0

00 00

0 0

00 00

0 0

00 00

0 0

00 00

0 150

00 1000

0 0

00 00

Florist Subtotal

Q 54

00 119

Q 9452

00 355

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 455

00 76

Q 150

00 1000

Q 0

00 00

Horne FurnishingsHorne ImprovementBuilding Supply Furniture Appliances 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 TVStereoElectronicsComputer 0 00 68 03 0 00 0 00 0 00 0 00 0 00 0 00 LlghtingCarpetOther Int Decor 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 ChinaGlasswareKitchenwareCutlery Store 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 BathBeddingLinen Store 0 00 85 03 0 00 0 00 0 00 0 00 0 00 0 00 TelephoneCell PhoneNacuurnSewing Machine 0 00 525 20 0 00 0 00 0 00 0 00 0 00 0 00 Antiques Shop 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Horne ImprovementLumber amp Building Supply 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 HardwarePaintPaperGlassElectricalPlumbing Supply 0 00 0 00 0 00 0 00 1250 926 0 00 0 00 0 00 Nursery or Garden Centre Subtotal

Q 0

00 Q 678

00 Q 0

00 Q 0

00 Q 1250

00 Q 0

00 Q 0

00 Q 0

00

TotaNFSR 454 1000 26632 1000 19843 1000 155 1000 1350 1000 5967 1000 150 1000 0 1000

APPENDIX ~-3 (COLUMN TOTAL)


Major Retail Locations I I Zehr I Leons Home Building Ctr Foothill Sobeys Port Colbome ZehrNoFrills RCSSZehn

Can Tire I Staples Pupos Subtotal ThoroldGA NF I FBI Sobeys Food Basics I AampP Food Basics All Other Store Type Niagara St N Other Welland Welland Secondary North Secondary South Niagara Falls St Catharlnes Locations



Department Stores Sears 0 00 0 00 3901 56 0 00 0 00 0 00 2690 55 50 05 Bay 0 00 0 00 0 00 0 00 0 00 200 31 1275 26 0 00 Zellers 0 00 0 00 4174 60 0 00 1990 16 0 00 80 02 435 41 Wal-Mart Q 00 Q 00 19843 286 Q 00 Q 00 750 111 430 09 1675 158 Subtotal 0 00 0 00 27918 402 0 00 1990 16 950 148 4475 92 2160 204

General Merchandise 0 00 10 01 6281 91 170 185 9975 82 0 00 20 00 360 34 HAAS (Can TireISC) 1135 224 0 00 1135 16 0 00 17885 148 0 00 360 07 270 26 Tire Battery or Automotive Specialty Store 0 00 1300 133 1300 19 0 00 18383 152 170 26 0 00 200 19


AppareVAccessories Stores Mens amp Ladies Wear 0 00 0 00 2660 38 0 00 5730 47 100 16 1125 23 920 87 Family WearUnisex 0 00 0 00 2413 35 0 00 0 00 405 63 1465 30 0 00 Childrens Wear 0 00 0 00 110 02 0 00 0 00 0 00 925 19 0 00 Shoe Stores 0 00 200 21 1430 21 0 00 1460 12 150 23 930 19 220 21 Jewellery Stores 0 00 0 00 1555 22 0 00 410 03 0 00 0 00 0 00 Clothing Accessories Stores 0 00 0 00 355 05 0 00 200 02 0 00 0 00 0 00 Luggage amp Leather Goods Stores Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Q 00 Subtotal 0 00 200 21 8523 123 0 00 7800 64 655 102 4445 92 1140 108

Other NFSR (Non-Food Store RetailSpecialty DSTM) Stores StationeryOffice Supply 0 00 100 10 6906 100 0 00 462 04 220 34 690 14 60 06 Book Store or News Dealer 0 00 0 00 1155 17 0 00 25 00 0 00 552 II 0 00 RecordCDTape 0 00 0 00 246 04 0 00 0 00 20 03 20 00 0 00 CameraPhoto Supply 0 00 0 00 420 06 0 00 40 00 0 00 1720 35 500 47 GiftNoveltyGreeting CardParty Supply 0 00 250 26 350 05 0 00 200 02 0 00 0 00 0 00 Sporting Goods Stores 0 00 0 00 100 01 0 00 720 06 200 31 240 05 110 10 HobbyfoyCraft Store 0 00 35 04 35 01 0 00 0 00 0 00 1380 28 50 05 Art GalleryArtists Supply 0 00 0 00 0 00 0 00 100 01 0 00 0 00 40 04 Musical InstrumentSupply 0 00 0 00 154 02 0 00 0 00 0 00 0 00 0 00 PetPet Supply Stores 0 00 820 84 1275 18 25 27 3941 33 30 05 285 06 0 00 Fabric or Yam Store 0 00 147 15 147 02 0 00 0 00 0 00 50 01 0 00 Drug I Discount Drug Stores 0 00 525 54 1200 17 0 00 35355 292 0 00 60 01 0 00 Florist Q 00 Q 00 Q 00 Q 00 1165 10 Q 00 Q 00 465 44 Subtotal 0 00 1877 193 11988 173 25 27 42008 347 470 73 4997 103 1225 I 16

Home FurnishingsHome ImprovementBuilding Supply FurnitureAppliances 3815 752 0 00 3815 55 50 54 350 03 1000 156 9350 193 2695 255 TVStereoElectronicsComputer 125 25 0 00 193 03 0 00 28 00 700 109 4385 90 0 00 lightingCarpetOther Int Decor 0 00 1300 133 1300 19 0 00 1650 14 0 00 100 02 0 00 ChinaGlasswareKitchenwareCutlery Store 0 00 0 00 0 00 0 00 500 04 0 00 50 01 0 00 BathBeddingLinen Store 0 00 0 00 85 01 0 00 0 00 25 04 175 04 1500 142 TelephoneCell PhoneNacuumSewing Machine 0 00 0 00 525 08 0 00 0 00 0 00 160 03 190 18 Antiques Shop 0 00 0 00 0 00 0 00 33 00 0 00 0 00 50 05 Home ImprovementLumber amp Building Supply 0 00 4645 477 4645 67 0 00 17420 144 2450 382 16270 336 400 38 HardwarePaintPaperGlassElectricaVPlumbing Supply 0 00 300 li 1550 22 0 00 2270 19 0 00 0 00 100 09 Nursery or Garden Centre Q 00 110 II 110 02 675 734 825 07 Q 00 Q 00 280 26

3940 6355 12223 725 23076 4175 30490 5215

TotaINFSR 5075 1000 9742 1000 69368 1000 920 1000 121117 1000 6420 1000 48490 1000 10570 1000





m ( m ( FSR (Food Store Retail) Stores

Supermarkets 1800 162 169965 883 Specialty Food 2190 197 15432 80 CostcoSams Club (food) 7140 ~ 7140 37 Subtotal 11130 1000 192537 1000

Department Stores Sears 2740 42 6641 26 Bay 1475 23 1475 06 Zellers 515 08 6679 26 Wal-Mart 2855 44 22698 88 Subtotal 7585 116 37493 146

General Merchandise 380 06 16806 65 HAAS (Can TirefSC) 630 10 19650 76 Tire Battety or Automotive Specialty Store 370 06 20053 78


Apparel Accessories Stores Mens amp Ladies Wear 2145 33 10535 41 Family WearUnisex 1870 29 4283 17 Childrens Wear 925 14 1035 04 Shoe Stores 1300 20 4190 16 Jewellety Stores 0 00 1965 08 Clothing Accessories Stores 0 00 555 02 Luggage amp Leather Goods Stores Q 00 l 00 Subtotal 6240 95 22563 88

Other NFSR (Non-Food Store RetailSpecialty DSTM) Stores StationeiyOffice Supply 970 15 8338 32 Book Store or News Dealer 552 08 1732 07 RecordCDTape 40 01 286 01 CameraPhoto Supply 2220 34 2680 10 GiftNoveltyGreeting CardParty Supply 0 00 550 02 Sporting Goods Stores 550 08 1370 05 HobbyToyCraft Store 1430 22 1465 06 Art GalleiyArtists Supply 40 01 140 01 Musical InstrumentSupply 0 00 154 01 PetPet Supply Stores 315 05 5556 22 Fabric or Yam Store 50 01 197 01 Drug I Discount Drug Stores 60 01 36615 143 Florist 465 07 1630 06 Subtotal 6692 102 60713 236

Home FurnishingsHome ImprovementBuilding Supply FurnitureAppliances 13045 199 17260 67 TVStereoElectronicsComputer 5085 78 5306 21 LightingCarpetOther Int Decor 100 02 3050 12 ChinaGlasswareKitchenwareCutleiy Store 50 01 550 02 BathBeddingLinen Store 1700 26 1785 07 TelephoneCell PhoneVacuumSewing Machine 350 05 875 03 Antiques Shop 50 01 83 00 Home ImprovementLumber amp Building Supply 19120 292 41185 160 HardwarePaintPaperGlassElectricalPlumbing Supply 100 02 3920 15 Nursety or Garden Centre 280 04 1890 07 Subtotal 39880 75904 295

TotaINFSR 65480 1000 256885 1000

APPENDIX C-4

HEAD OF HOUSEHOLD SHOPPED AT STORE TYPE

Total Welland Secondary Secondary Sample Size Primary Zone Zone North Zone South

Store Type reg 00 reg 00 reg 00 reg 00

SupermarketSuperstoreCostco or Sams Club 596 983 306 987 139 993 151 968 Major or Discount Department Store 545 899 289 932 120 857 136 872 General Merchandise Store 498 822 256 826 109 779 133 853 Home and Auto Supply Store 436 719 207 668 98 700 131 840 Drug or Discount Drug Store 436 719 219 706 94 671 123 788

Home Improvement CentreLumber Yard 249 411 116 374 59 421 74 474 Stationery of Office Supply Store 220 363 92 297 61 436 67 429 Specialty Food Store 191 315 74 239 47 336 70 449

Pet or Pet supply Store 174 287 85 274 30 214 59 378 HardwarePaintPaperGlassElectricalPlumbing 138 228 78 252 37 264 23 147 Shoe Store 129 213 60 194 28 200 41 263 Book Store or News Dealer 129 213 62 200 37 264 30 192

Mens or Ladies Wear Store 120 198 53 171 33 236 34 218 Furniture I Appliance Store 103 170 55 177 18 129 30 192 Family Wear I Unisex Clothing 92 152 40 129 24 17l 28 179 Nursery or Garden Centre 82 135 44 142 22 157 16 103 TV I Stereo I Electronics I Computer 64 106 26 84 18 129 20 128

TireBatterySpecialty Automotive Store 46 76 14 45 15 107 17 109 Florist 42 69 17 55 12 86 13 83 Sporting Goods Store 36 59 17 55 9 64 10 64 Record I CD I Tape Store 32 53 13 42 11 79 8 51

HobbyToyCraft Store 28 46 IO 32 11 79 7 45 Jewellery Store 25 41 10 32 9 64 6 38 Fabric ofYarn Store 25 41 11 35 9 64 5 32 Camera or Photographic Supply Store 24 40 7 23 8 57 9 58

Childrens Wear Store 21 35 5 16 7 50 9 58 BathBeddingLinenStore 21 35 7 23 7 50 7 45 GiftNoveltyGreeting CardParty 20 33 9 29 5 36 6 38 TelephoneCell PhoneNacuumSewing Machine 20 33 8 26 3 21 9 58

Clothing Accessories Store 14 23 5 16 3 21 6 38 Musical Instrument amp Supply Store 13 21 7 23 4 29 2 13 Lighting I Carpet I Interior Decor 12 20 6 19 I 07 5 32

Luggage and Leather Goods Store II 18 9 29 2 14 0 00

ChinaGlasswareKitchenwareCutlery 4 07 2 06 0 00 2 13 Antiques Shop 4 07 I 03 0 00 3 19 Art GalleryArtists Supply Store 1 05 1 03 Q 00 2 Ll

4603 1000 2221 1000 1090 1000 1292 1000

APPENDIX C-5

HEAD OF HOUSEHOLD

Head ofHousehold Female Male Total

Total Sample Size

00 00

455 751

ill 249 606 1000

Welland Primary Zone

00 00

231 745 79 255

310 1000

Secondary Zone North

00 00

109 779

Jl 221 140 1000


00 00

115 737 41 263 156 1000

APPENDIX C-6

A VERA GE SIZE OF HOUSEHOLD

Total Sample Size




Average 243 234 243 259

APPENDIX C-7

AGE PROFILE OF RESPONDENTS

Age Profile Under 25 25-34 35-44 45-54 55-64 65+ Total

Total Sample Size

00 00

10 17 55 92 74 123 105 175 129 215 228 379 601 1000


00 00

5 16 30 98 37 121 53 173 62 203

ill 389 306 1000


00 00

2 14 10 71 19 136 19 136 31 221 59 421

140 1000


00 00

3 19 15 97 18 116 33 213 36 232 50 323 155 1000

Excludes refusals

APPENDIX C-8

EMPLOYMENT PROFILE OF RESPONDENTS

Total Sample Size

00 00


00 00


00 00


00 00

Employed FT Employed PT Unemployed Retired Student Homemaker

Total

200 42 11

285 11 34

583

333 70 18

474 18 57

1000

102 20 8

151 6 IO

297

333 65 26

493 20 33

1000

39 10 2

66 4 16

137

279 71 14

47l 29 114

1000

59 12 1

68 1

~ 149

38l 77 06

439 06 52

1000

Excludes refusals

1

CITY OF WELLAND CONSUMER TELEPHONE EXPENDITURE SURVEY

INTERVIEWER RECORD Interview completed with Female head ofhousehold Male head ofhousehold

Interviews To Be Completed In Sample Area 1 Primary Zone 969 City of Welland - West ofWelland Canal

Sample Area 2 Secondary Zone North 31 City ofWelland- EastofWelland Canal

Town ofPelham 89 South Portion ofCity ofThorold 151 of West Lincoln Township

Sample Area 3 Secondary Zone South 866 of Township ofWainfleet City ofPort Colbome

Total

(Circle One) 1 2

2001 Popn

47000

1402 15272 1603 1853

20130

5422 18450 23872

91002

2006 Popn

48790

1541 16155 1618 1989

21303

5719 18599 24318

94411

2006

00

517

952 9983 1000 1229 13164

61 197 258

1000

No( )

2007 Quota

310

10 103 10

ll 135

36 118 155

600

Mr [ ] Mrs [ ] Miss [ ]

Phone -- shy(First Name) (Surname)

Address Date ___

Community

Nearest Lot amp Concession Line (Rural Residents Only)

Time Time Started ]AM Finished - [ ]AM

]PM [ ]PM

SUPERVISOR IF YOU HAVE CHECKED EACH PAGE INlTIAL HERE

2


Good I am of Our firm has been retained by the City of Welland to conduct a survey ofpeoples shopping habits and I would like to ask you a few questions

A Are you the femalemale head of the household (Circle One) IF NEITHER AVAILABLE TERMINATE INTERVIEW AND RECORD

Female head ofhousehold 1 WATCH QUOTAS Male head ofhousehold 2

B In the LAST THREE MONTHS have you done any shopping whatsoever

Yes (Go to l(a)) No 2 TERMINATE INTERVIEW amp RECORD

l(a) In just the PAST THREE MONTHS have you shopped at MAJOR OR DISCOUNT DEPARTMENT STORES such as The Bay Sears Zellers or Wal-Mart but excluding Sears Catalogue stores

Yes (Go to l(b)) No 2 SKIP TO QUESTION 2(a)

FOR EACH STORE RESPONSE ASK Ql(b) AND Ql(c) TOGETHER

l(b) What is the name of the department store or stores and where is it located Just give me the name of the shopping centre or two closest intersecting streets as well as the community in which it is located (CIRCLE APPROPRIATE CODE(S) BELOW OR SPECIFY)

1 ( c) During the PAST THREE MONTHS approximately how much did you spend at (NAME OF STORE)

Qu l(b) Qu l(b) Qu 1 (c) Name Location Code Amount Spent Zellers Welland Seaway Mall -1- $ Zellers Port Colbome West Side Place -2- $ Zellers Fort Erie County Fair Mall -3- $ Zellers Niagara Falls Zellers Plaza (Morrison Rd) -4- $ Zellers St Catharines Fairrview Mall -5- $ Zellers St Catharines The Pen Centre -6- $ Wal-Mart Welland Woodland Rd amp Highway 406 -7- $ Wal-Mart Fort Erie Garrison amp Thompson Rds -8- $ Wal-Mart Niagara Falls Morrison St amp Dorchester Rd -9- $ Wal-Mart St Catharines 4th Avenue amp Highway 406 10- $ Wal-Mart St Catharines Lincoln Mall 11- $ Sears Welland Seaway Mall 12- $ Sears St Catharines The Pen Centre 13- $ The Bay Niagara Falls Niagara Square 14- $ The Bay St Catharines The Pen Centre 15- $ OTHER (PLEASE SPECIFY)

$ $

3

2(a) In just the PAST THREE MONTHS have you shopped at any GENERAL MERCHANDISE STORE such as a dollar store a general store Giant Tiger Stedmans The Bargain Shop or a Sears Catalogue or Dealer store including any NON-FOOD SHOPPING at Costco or Sams Club

Yes 1 (Go to Q2(b) No 2 SKIP TO QUESTION 3(a)

FOR EACH STORE RESPONSE ASK Q2(b) AND Q2(c) TOGETHER

2(b) What is the name ofthe store or stores and where is it located Just give me the name of the shopping centre or the name of the community in which it is located

2(c) During the PAST THREE MONTHS approximately how much did you spend at (NAME OF STORE)

Qu 2(b) Qu 2(b) Circle Qu 2(c) Name Location Code Amount Spent (PLEASE SPECIFY)

Welland Bargain Shop - Welland (Fitch St) Plaza -1shy $ Welland Dollarama - Seaway Mall -2shy $ Welland Giant Tiger - Rose City Plaza -3shy $ Welland Giant Tiger- Welland (Fitch St) Plaza -4shy $ Welland Liquidation World - Welland (Fitch St) Plaza -5shy $

Port Colbome ----- shy -6shy $ St Catharines -7shy $ Niagara Falls ______ -8shy $

Fort Erie -9shy $ OTHER PLEASE SPECIFY)

$ $

COSTCO (Non-Food Only) -10shy $

-11shy $

Sams Club (Non-Food Only) -12shy $

-13shy $

4

3(a) In just the PAST TIIREE MONTHS have you shopped at any of the following CLOTIIlNG CLOTIIlNG ACCESSORIES SHOE JEWELLERY or LUGGAGE and LEATHER GOODS stores

i) A mens or ladies wear Yes 1 GOTOQ3(b store No 2 SKIP TO (ii)

ii) A family wear or unisex Yes 1 GOTOQ3(b apparel store No 2 SKIP TO (iii)

iii) A childrens wear store Yes 1 GOTOQ3(b No 2 SKIP TO (iv)

iv) A shoe store Yes 1 GOTOQ3(b No 2 SKIP TO (v)

v) A jewellery store Yes 1 GOTOQ3(b No SKIP TO (vi)

vi) A clothing accessories store such as a handbag Yes GOTOQ3(b hosiery hat scarf tie glove or umbrella store No SKIP TO (vii)

vii) A luggage and leather goods store Yes 1 GOTOQ3(b No SKIP TO 4(a)

FOR EACH STORE RESPONSE ASK Q3(b) and Q3(c) TOGETHER

3(b) What is the name ofthe store or stores and where is it located

3(c) During the PAST TIIREE MONTHS approximately how much did you spend at (NAME OF STORE)

Q 3(b) Q 3(b) Q 3(c) Name Location Amount Spent (PLEASE SPECIFY)

Welland Downtown Welland -1- $ Welland Seaway Mall -2- $ Welland Welland (Fitch St) Plaza -3- $ Welland Niagara St I Woodlawn Rd (Wal-Mart Can Tire) -4- $ Welland Rose City Plaza -5- $ Welland Lincoln Centre -6- $ Welland South Pelham Plaza -7- $ Welland Northtown Shopping Centre -8- $ Welland Other Location(s) in Welland -9- $

Thorold Pelham Secondary Zone North -10- $ Port Colbome Secondary Zone South -11- $

Fort Erie Outflow to Fort Erie -12- $ Niagara Falls Outflow to Niagara Falls -13- $ St Catharines Outflow to St Catharines -14- $

OTHER (PLEASE SPECIFY) $ $

5

4(a) During the PAST THREE MONTHS have you shopped at any of the following SPECIALTY STORES

i) A stationery or office supply store Yes 1 GOTOQ4(b No 2 SKIP TO (ii)

ii) A book store or news dealer Yes 1 GOTOQ4(b No 2 SKIP TO (iii)

iii) A record CD or tape store Yes 1 GO TOQ4(b No 2 SKIP TO (iv)

iv) A camera or photography supply store Yes 1 GOTOQ4(b No 2 SKIP TO (v)

v) A gift novelty greeting card or party supply Yes GOTOQ4(b store No SKIP TO (vi)

vi) A sporting goods store Yes I GOTOQ4(b ( excluding athletic clothing) No 2 SKIP TO (vii)

vii) A hobby toy or crafts store Yes GOTOQ4(b No 2 SKIP TO (viii)

viii) An art gallery or artists supply store Yes 1 GO TO Q4(b No 2 SKIP TO (ix)

ix) A musical instrument and supply store Yes GOTOQ4(b No 2 SKIP TO (x)

x) A pet or pet supply store Yes 1 GOTOQ4(b No 2 SKIP TO (xi)

xi) A fabric or yarn store Yes I GOTOQ4(b No 2 SKIP TO (xii)

xii) A florist Yes 1 GOTOQ4(b No 2 SKIP TO 5(a)


4(b) What is the name of the store or stores and where is it located

4( c) During the PAST THREE MONTHS approximately how much did you spend at (NAME OF STORE)



Thorold Pelham Secondary Zone North -10- $

6

Port Colbome Secondary Zone South -11- $ Fort Erie Outflow to Fort Erie -12- $

Niagara Falls Outflow to NiagaraFalls -13- $ St Catharines Outflow to St Catharines -14- $


5(a) During the PAST SIX MONTHS have you shopped at any of the following HOME FURNISHINGS amp HOME DECOR STORES

i) A furniture store warehouse or Yes 1 GOTOQ5(b appliance store No 2 SKIP TO (ii)

ii) A TV stereo electronics or Yes GO TOQ5(b computer store No 2 SKIP TO (iii)

iii) A lighting carpet or other Yes 1 GOTOQ5(b interior decorating store No 2 SKIP TO (iv)

iv) A china glassware kitchenware Yes l GOTOQ5(b or cutlery store No 2 SKIP TO (v)

v) A bath bedding or linen shop Yes 1 GOTOQ5(b No SKIP TO (vi)

vi) A telephone cell phone vacuum Yes 1 GOTOQ5(b cleaner or sewing machine shop No 2 SKIP TO (vii)

vii) An antiques shop Yes 1 GOTOQ5(b No SKIP TO 6(a)



5(c) During the PAST SIX MONTHS approximately how much did you spend at (NAME OF STORE)




Fort Erie Outflow to Fort Erie -12- $

7

Niagara Falls Outflow to Niagara Falls -13- $ St Catharines Outflow to St Catharines -14- $

OTHER (PLEASE SPECIFY)

$ $

6(a) During the PAST THREE MONTHS have you shopped at any of the following HOME IMPROVEMENT PAINT WALLPAPER and HARDWARE STORES (NOTE Include Lumber Yards and Home Improvement Centres)

i) A Home Improvement Centre or Lumber Yes 1 GOTOQS(b Yard or Building Material store No 2 SKIP TO (ii)

ii) A hardware paint and paper glass electrical Yes 1 GOTOQ5(b supply or plumbing store No 2 SKIP TO (iii)

iii) A nusery or garden centre Yes 1 GOTOQ5(b No 2 SKIP TO 7(a)

FOR EACH STORE RESPONSE ASK QS(b) and Q5(c) TOGETHER



Q 6(b) Q 6(b) Q 6(c) Name Location Amount Spent (PLEASE SPECIFY) i) Welland TimbermartAce Hardware -1- $ i) Welland Hicks Lumber amp Building Supply -2- $ i) Welland Welland (Fitch St) Plaza -3- $ i) Welland Home Hardware (has lumber) -4- $ i) Thorold Thorold Castle Lumber Centre -5- $ i) Lincoln Rona Cashway -6- $ i) Pelham Hortons Rona Hardware -7- $ i) Port Colbome Reichman Lumber -8- $ i) Port Colbome Sherk Timbermart -9- $ i) Niagara Falls Rona Cashway -10- $ i) St Catharines Rona Cashway -11- $ i) St Catharines Home Depot -12- $ OTHER (PLEASE SPECIFY)

$ $

ii) Welland Dun Rite Windows -13- $

ii) Welland Colour Your World -14- $ ii) Welland Home Hardware - Lincoln Centre ii) Thorold Home Hardware - Front St I Albert St (SE) OTHER (PLEASE SPECIFY)

$ $

8

iii) Thorold Niagara Garden Supply- Richmond I Ormand St -15- $ 0THER (PLEASE SPECIFY)

$ $

7(a) During the PAST THREE MONTHS have you shopped at a HOME amp AUTO SUPPLY STORE such as CANADIAN TIRE or TSC (Tractor Supply Company) or a TIRE BATTERY amp ACCESSORIES store such as a muffler auto glass or oil and lube shop

i) A Home amp Auto Supply store such as Canadian Tire or TSC

Yes No

1 2

GOTOQ5(b SKIP TO (ii)

ii) A Tire Battery or Automotive Speciasuch as a muffler auto glass or oil an

lty store d lube shop

Yes No

1 2

GOTOQ5(b SKIPTO 8(a)

Q 7(b) Name (PLEASE SPECIFY) i) i) i) i) OTHER

Q 7(b) Location

Welland Canadian Tire Port Colbome Canadian Tire St Catharines Canadian Tire St Catharines Canadian Tire

(PLEASE SPECIFY)

NiagaraWoodlawn Port Colbome Mall 4th Ave amp Highway 406 Welland Ave amp Bunting Rd

-1shy-2shy-3shy-4shy

Q 7(c) Amount Spent

$ $ $ $

$ $

ii) OTHER

Welland Treschak Auto Sup(PLEASE SPECIFY)

ply - Niagara north ofWoodlawn -5shy $

$ $ $

8(a) In the PAST MONTH have you shopped for Food at a SUPERMARKET SUPERSTORE or COSTCO or SAMS CLUB

Yes GO TO Q8(b) No 2 SKIP TO 9(a)

IF YES ASK Q6(b) and Q6(c) TOGETHER

8(b) What is the name ofthe store or stores and where is it located (CIRCLE THE APPROPRIATE CODE(S) OR SPECIFY BELOW)

S(c) During the PAST MONTH approximately how much did you spend at (NAME OF STORE)

Qu 8(b) Qu 8(b) Qu 8(c) Name Location Code Amount Spent No Frills Lincoln Centre -1- $ Food Basics Northtown Shopping Centre -2- $ Commissos Food Market Rose City Plaza -3- $

9

Commissos Food Market South Pelham Plaza -4shyLoblaws Welland Plaza -5shyOTHER (PLEASE SPECIFY) -6shy

COSTCO (Food Only) -7shySAMS Club (Food Only) -8shy

9(a) In just the PAST MONTH have you shopped in a SPECIALTY FOOD store such as a convenience store jug milk store bakery meat market delicatessen or a fruit or vegetable store

Yes No 2



9(c) During the PAST MONTH approximately how much did you spend at (NAME OF STORE)

Qu 9(b) Qu 9(b) Name Location (PLEASE SPECIFY)

Welland Downtown Welland -1shyWelland Seaway Mall -2shyWelland Welland (Fitch St) Plaza -3shyWelland Niagara St I Woodlawn Rd (Wal-Mart Can Tire) -4shyWelland Rose City Plaza -5shyWelland Lincoln Centre -6shyWelland South Pelham Plaza -7shyWelland Northtown Shopping Centre -8shyWelland Other Location(s) in Welland -9shy

Thorold Pelham Secondary Zone North -10shyPort Colbome Secondary Zone South -11shy

Fort Erie Outflow to Fort Erie -12shyNiagara Falls Outflow to Niagara Falls -13shySt Catharines Outflow to St Catharines -14shy


$ $ $ $ $ $ $ $

$ $

GO TO Q9(b) SKIP TO lO(a)

Qu 9(c) Amount Spent

$ $ $ $ $ $ $ $ $ $ $ $ $ $

$ $

10

lO(a) In just the PAST MONTH have you shopped at a DRUG OR DISCOUNT DRUG STORE

Yes No 2

FOR EACH STORE RESPONSE ASK lO(b) and lO(c) TOGETHER

lO(b) What is the name of the store or stores and where is it located

lO(c) During the PAST MONTH approximately how much did you spend at (NAME OF STORE)

Qu lO(b) Qu lO(b) Name Location (PLEASE SPECIFY)

Welland Downtown Welland Welland Seaway Mall Welland Welland (Fitch St) Plaza Welland Niagara St I Woodlawn Rd (Wal-Mart Can Tire) Welland Rose City Plaza Welland Lincoln Centre Welland South Pelham Plaza Welland Northtown Shopping Centre Welland Other Location(s) in Welland

Thorold Pelham Secondary Zone North Port Colbome Secondary Zone South

Fort Erie Outflow to Fort Erie Niagara Falls Outflow to Niagara Falls St Catharines Outflow to St Catharines


BASIC DATA

GO TO QlO(b) SKIP TO BASIC DATA

-1shy-2shy-3shy-4shy-5shy-6shy-7shy-8shy-9shy-10shy-11shy-12shy-13shy-14shy

Qu lO(c) Amount Spent

$ $ $ $ $ $ $ $ $ $ $ $ $ $

$ $

Finally these last questions will help us classify your answers and compare them with others we get in this survey

A How many people are living in your home (CIRCLE ONE)

1 2 3 4 5 6 7 (ormore) 8 (refused)

B In which of the following age groups are you (READ LIST amp CIRCLE ONE)

Under25 25 - 34 35 -44 45 -54 55 - 64 or65 amp over Refused (DO NOT READ)

1

2

3

4

5

6

7

11

C Are you (READLisn Employed full time outside the home Employed part time outside the home Unemployed Retired Student Homemaker Other (Specify)

1

2

3

4

5

6

7

THANK YOU VERY MUCH FOR YOUR CO-OPERATION

NETWORK Toronto RESEARCH Montreal Timestamp 1001 02 AM Nov607 INFO RECHERCHE Contacts Report

Study 2938 Company

Topic Welland Shopping Contact Scott Morgan

QA - Not femalehead of household 10

QB - No shopping In the last 3 months 36

QC - Out of area 1

QUOTA FULL- QC OUT OF AREA 2

QUALIFIED RESPONDENT BREAK OFF 6

ILLNESS INCAPABLE 45

BUSY 173

FAXMODEM 39

HOUSEHOLD REFUSAL 869

LANGUAGE 20

BUSINESSRESIDENTIAL 39

NO ANSWER 623

ANSWERING MACHINE 1436

RESPONDENT REFUSAL 1418

SELECTEDELIGIBLE RESP NOT AVAILABLE 75

NOT IN SERVICE 1346

TOTAL NUMBERS ATIEMPTED 6744

TOTAL ELIGIBLE NUMBERS 5320

TOTAL ASKED 2948

TOTAL CO-OPERATNE CONTACTS 655

REFUSAL RATE 7778

RESPONSE RATE 1231

TOTAL QUALIFIED 606

TOTAL TERMINATES 49

AVG LENGTH OF INTERVIEW 1531

INCIDENCE (WITH QUAL REF) 9252

INCIDENCE (WITHOUT QUAL REF) 9252

COMPLETED INTERVIEW 606

APPENDIXD

LICENCE PLATE SURVEYS

APPENDIXD

LICENCE PLATE DISTRIBUTION BY TRADE AREA ZONE

All Plates

reg 00

Primary Zone 1027 563 Secondary Zone North 234 128 Secondary Zone South 119 65 Subtotal Trade Area 1380 757

Inflow 443 243

Total 1823 1000

Wal-Mart Canadian Tire Home Hardware Seaway Mall Lincoln Centre Downtown Welland

reg 00 reg 00 reg 00 reg 00 reg 00 reg 00

Primary Zone 152 541 201 578 56 412 173 481 249 668 196 603 Secondary Zone North 36 128 58 167 55 404 45 125 19 51 21 65 Secondary Zone South 25 89 15 43 ~ 37 31 86 26 70 17 52 Subtotal Trade Area 213 758 274 787 116 853 249 692 294 788 234 720

Inflow 68 242 74 213oo 20 147 111 308 79 212 91 280

Total 281 1000 348 1000 136 1000 360 1000 373 1000 325 1000

Conducted September 11 12 amp 13 2007

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Welland Customer Origin Analysis Canadian Tire - Regional Map OclOMr 1 2007

+ N

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bull bull bull I StoondwyZot4I Niorth ~ bullbullbull (Mptampnln)COA)

bull bull bull hoondbullrv Z4flif $0Ull1 ~ bull bull 11 ftM WI -0 deg)

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Welland Customer Origin Analysis Home Hardware bull Regional Ma

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Octol 1 2007

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+ LlcenH Platff by 015Hmln1tlon Area

bull 5811d- (11 OAo

4 (3 0 12 pl11)

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bull 2(100Ao20 p1bull)

bull 1 (2t OAbull 2t PIO)

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bull -middot (ampSplMHltl 40Abull)

bull bullbull soondMy 2ont SOUlh

_ bull middot (5 p1u1n 0OAt)

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Welland Customer Origin Analysis Seaway Mall - Rei_lonal Map

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Welland Customer Origin Analysis Llncoln Centre - Regional Map October 1 2007

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bull bull bull SoooclMY Zont $Ml ~ bull bull (110 pl1te1 In 40 DAI)

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l~ ) t_

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+ Lien Plates by D11mln1Uon Area

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CITY OF WELLAND



APRIL 28 2008

Acronyms

FSR Food Store Retail (formerly FCTM or Food amp Convenience Type Merchandise)

NFSR Non-Food Store Retail (formerly DSTM or Department Store Type Merchandise)

GAFO General Merchandise I Apparel I Furnishings I Other Retail HAAS Home and Auto Supply

TBA Tires Batteries amp Accessories HI Home Improvement (formerly HIRM or Home Improvement Related Merchandise)

GLA Gross Leasable Area CBD Central Business District CPR Commercial Policy Review

MGP Malone Given Parsons Ltd TER Tate Economic Research Inc KRA Kircher Research Associates Ltd

Introduction

Market conditions in the City of Welland have been comprehensively investigated a number of times over the last five years The relevant studies include

Market Evaluation and Impact Analysis City of Welland Ontario Submitted to First Pro Shopping Centres Submitted by Malone Given Parsons Ltd (MGP) June 2003

Retail Market Study Welland Ontario prepared for Doral Holdings Limited (Seaway Mall) Prepared by Kircher Research Associates Limited (KRA) August 312004

Calloway Centre Woodlawn Road West of Highway 406 Market Evaluation amp Impact Analysis City of Welland Ontario Submitted to Calloway REIT (Welland) Inc Submitted by Malone Given Parsons Ltd (MGP) June 2007

-2shy

and











-3shy









Methodology







-4shy











LBW LiquorBeerWine)








Assumptions


-5shy
















WELLAND TRADE AREA

ECONDARV 70HE NOR


-6shy














-7shy




HI



TOTAL

220490 sf 104624 sf 325114 sf

278970 sf 762912 sf 1041882 sf

123417 sf

87960 sf 270148 sf 358108 sf

113448 sf 268294 sf 60649 sf 19367 sf 558536 sf 238751 sf

3107566 sf



40 of total space



100 of total space



Welland Nodal

Vacancy

137 22 43 10 0 112 109 271 39 77






-8shy












-9shy








Capture

1000 1000 1000 1000 992 991 985 984 980 976 972 972 959 953 943 927

824 822 800 769 762 746

693 661 644 613 550 539

463 440 398 363 348

186 142

21 0 0 0

Outflow

00 00 00 00 08 09 15 16 20 24 28 28 41 47 57 73

176 178 200 231 238 254

307 339 356 387 450 461

537 560 602 637 652

814 858

979 1000 1000 1000

Spending

04 02 01 01

114 na 05 49 29 72 26 01 04

142 85 16

18 66 04 06 na 15

02 19 02 09 22 71

01 18 02 06

156

01 01

14 01 02 11


-10shy










-11shy










-12shy

Implications













-13shy














-14shy












-15shy


















-16shy











-17shy


















-18shy













-19shy












-20shy







Summary of Findings







-21shy












-22shy











-23shy











-24shy











-25shy











APRIL 28 2008

TABLE 1

















APRIL 28 2008

TABLE2



2007 2009 2010 2011 2013 2016


50660 $4595 $2328

51085 $4664 $2383

51935 $4805 $2495

52360 $4877 $2554

52785 $4950 $2613

53585 $5000 $2679

54785 $5000 $2739


22100 ~ $1190

22350 $5467 $1222

22850 $5632 $1287

23100 $5717 $1321

23350 $5802 $1355

23850 $5860 $1398

24600 $5860 $1442


25250 $4610 $1164

25350 $4679 $1186

25550 $4821 $1232

25650 $4893 $1255

25750 $4966 $1279

25950 $5016 $1302

26250 $5016 $1317

Trade Area $4682 $4791 $5014 $5129 $5247 $5378 $5497



TABLE3






Trade Area $3539 $3621 $3791 $3878 $3967 $4067 $4158



APRIL 28 2008

TABLE4




50660 $597

51085 $606

51935 $624

52360 $634

52785 $643

53585 $650

54785 $650



22100 $700

22350 $ill

22850 $732

23100 $743

23350 $754

23850 $762

24600 $762



25250 $599

25350 $608

25550 $626

25650 $636

25750 $645

25950 $652

26250 $652


Trade Area $608 $622 $652 $666 $682 $699 $714



TABLES






Trade Area $535 $547 $572 $585 $598 $612 $625



APRIL 28 2008

TABLE6




50660 $1855

51085 $1864

51935 $1883

52360 $1892

52785 $1902

53585 llill

54785



22100 $1895

22350 $1904

22850 $1924

23100 $1933

23350 $1943

23850 $1953

24600 $1953



25250 $1856

25350 $1865

25550 $1884

25650 $1893

25750 $1903

25950 $1912

26250 $1912


Trade Area $1827 $1851 $1899 $1923 $1948 $1986 $2029



TABLE7






Trade Area $251 $254 $260 $264 $267 $273 $279



APRIL 28 2008

TABLES




50660 $673

51085 $675

51935 $678

52360 $680

52785 $681

53585 $685

54785 $685



22100 $838

22350 $840

22850 $844

23100 $846

23350 $849

23850 $853

24600 $853



25250 $676

25350 $678

25550 $681

25650 $683

25750 $684

25950 $688

26250 $688


Trade Area $697 $704 $719 $727 $734 $749 $766



TABLE9




50660 $449

51085 $450

51935 $452

52360 $454

52785 $455

53585 $457

54785 $457



22100 $529

22350 $530

22850 $533

23100 $534

23350 $536

23850 $538

24600 $538



25250 $451

25350 $452

25550 $454

25650 $456

25750 $457

25950 $459

26250 $459


Trade Area $458 $463 $473 $478 $483 $492 $503



APRIL 28 2008

TABLE 10





2006 21)Jli 2007 2J1M 2007 2lfM 2007 2lfM



HAASfBA 61 64 90 55 108 5(YA 154 70A




TABLE 11





2006 2009+ 2009+ 2009+ 2009+ 2009+ 2009+



HAASfBA 61 100 65 110 60A 160 80A

HI 130 160 na 125 na 170 na

1000 1000 na 1000 na 1000 na



APRIL 28 2008

TABLE 12


IradeArea 2006 2007 2009 2010 2011 2013 2016


236 vs MGP 255 $549 $562 240


vs MGP 835 $505 $517

$599

$551

$613

$564

$627

$577

$643

$592

$657

$605


180 vs MGP 20 00o

185 Local Capture

664 vs MGP 52 00o

667

$1190

$214

$142

$1222

$220

$146

$1287

$238

$159

$1321

$244

$163

$1355

$251

$167

$1398

$259

$172

$1442

$267

$178


146 vs MGP 22 00o

150 Local Capture

745 VS MGP680o

750

$1164

$170

$127

$1186

$173

$129

$1232

$185

$139

$1255

$188

$141

$1279

$192

$144

$1302

$195

$146

$1317

$198

$148


Plus Inflow

225 215

$225 $230 $232 $238 $243 $243 $243






$569

$220

$210

$582

$225

$215

$616

$238

$227

$616

$238

$227

$616

$238

$227

$616

$238

$227

$616

$238

$227




APRIL 28 2008

TABLE 13


Trade Area 2006 2007 2009 2010 2011 2013 2016


475 VS MGP 580o $1106 $1132 500 VS MGP 585 $1248 $1277 $1306 $1340 $1370



576 VS MGP 625 $686 $704 580 VS MGP 630o $746 $766 $786 $811 $836



517 VS MGP 625 $602 $613 520 vs MGP630o $640 $653 $665 $677 $685






678282 sfGLA bull0


bull

$1511 $1547 $1547 $1547 $1547 $1547 $1547



nted sf GLA 0 0 0

0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878





APRIL 28 2008

TABLE 13 CONTINUED







$00

0 0 0

$71 35275 33595 32068

$81 40295 38377 36632

$91 45418 43255 41289

$100 50047 47664 45498

$108 54242 51659 49311



$00

0 0 0

$74 12259 11768 11316

$84 14003 13443 12926

$95 15783 15152 14569

$104 17392 16697 16054

$113 18850 18096 17400


213 215


$00

0 0 0

$65 25818 23471 21515

$74 29493 26812 24577

$83 33242 30220 27702

$92 36630 33300 30525

$99 39701 36091 33084



$44 21765 20247 18926

$50 24863 23128 21620

$56 28024 26069 24368

$62 30880 28726 26852

$67 33469 31134 29103



$00

0 0 0

$48 21348 19213 17467

$55 24387 21948 19953

$62 27487 24738 22489

$68 30289 27260 24782

$74 32827 29545 26859



APRIL 28 2008

TABLE 14(a)


2007 2009 2010 2011 2013 2016



0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878



0 Q

0

87000 43000 130000

87000 43000 130000

87000 43000 130000

87000 43000 130000

87000 43000 130000






Allocated Sq Ft

$225 per Sq Ft

$250 per Sq Ft

$275 per Sq Ft

$300 per Sq Ft

0 $00

155000 $349

155000

$388

155000

$426

155000

$426

155000

$465




APRIL 28 2008

TABLE 140)


2007 2009 2010 2011 2013 2016











0 $00

170000 $383

170000

$425

170000

$468

170000

$468

170000

$510




APRIL 28 2008

TABLE 14(c)


2007 2009 2010 2011 2013 2016










0 $00

185000 $416

185000

$463

185000

$509

185000

$509

185000

$555




APRIL 28 2008

TABLE 15


Trade Area 2006 2007 2009 2010 2011 2013 2016


90 VS MGP 55 $210 $214 100 VS MGP 65 $250 $255 $261 $268 $274


951 965

vs MGP 85 Oo

vs MGP 970o

$199 $204 $241 $246 $252 $259 $264


108 vs MGP 50o

110 vs MGP60o

$1190

$129

$1222

$132

$1287

$142

$1321

$145

$1355

$149

$1398

$154

$1442

$159


667 vs MGP 795

$83 $85 $94 $97 $99 $103 $106


154 VS MGP 70o

160 VS MGP 80o

$1164

$179

$1186

$183

$1232

$197

$1255

$201

$1279

$205

$1302

$208

$1317

$211


250 VS MGP 345

$17 $18 $49 $50 $51 $52 $53


Plus Inflow

165 vs MGP 166

200 $59 $61

$96 $98 $101 $101 $101




$359 $317 $317 $317 $317 $317 $317



0 0 0

15437 14334 13379

50233 46645 43535

53699 49863 46539

57236 53147 49604

60450 56132 52390

63409 58880 54955



APRIL 28 2008

TABLE 16


Trade Area 2006 2007 2009 2010 2011 2013 2016


199 160


800

$2328

$463

$202

$2383

$474

$207

$2495

$399

$319

$2554

$409

$327

$2613

$418

$334

$2679

$429

$343

$2739

$438

$351


136 125


450

$1190

$162

$53

$1222

$166

$54

$1287

$16l

$72

$132l

$165

$74

$1355

$169

$76

$1398

$175

$79

$1442

$180

$81


183 170


400

$1164

$213

$29

$1186

$217

$29

$1232

$209

$84

$1255

$213

$85

$1279

$217

$87

$1302

$22l

$89

$1317

$224

$90


Plus Inflow

200

185 $7l $73

$108 $110 $113 $113 $113




$354 $363 $363 $363 $363 $363 $363


Warranted sfGLA


0 0 0

0 0 0

110381 98116 88304

117082 104073 93665

123918 110150 99135

130138 115678 104110

135725 120645 108580




APRIL 28 2008

TABLE 17


Trade Area 2006 2007 2009 2010 2011 2013 2016


800 vs survey 913

805 Local Capture

991 990

$940

$752

$745

$952

$762

$755

$978

$787

$779

$991

$798

$790

$1004

$808

$800

$1024

$824

$816

$1047

$843

$835


800 vs survey 912

805 Local Capture

588 600

$419

$335

$197

$426

$341

$200

$440

$354

$212

$447

$359

$216

$454

$365

$219

$466

$375

$225

$480

$387

$232


780 vs survey 883

785 Local Capture

98 100

$469

$366

$36

$473

$369

$36

$481

$378

$38

$486

$381

$38

$490

$385

$38

$496

$390

$39

$502

$394

$39


Plus Inflow

165

165 $193 $196

$203 $206 $209 $209 $209



$538 sfGLA $1171

$1187 $1187 $1187 $1187 $1187 $1187


Warranted sfGLA

$475 $500 $525


0 0 0

0 0 0

9666 9183 8745

13206 12545 11948

16774 15936 15177

21510 20435 19462

26943 25595 24377




APRIL 28 2008

TABLE 18


2006 2007 2009 2010 2011 2013 2016




$322 275

$ 542

$326 275

$ 550 14

$302

245 $ 508

-62

$306

245 $ 515

-49

$310

245 $ 522

-36

$316

245 $ 532

-19

$322

245 $ 542

01


$187 160

$ 510

$190 160

$ 518 14

$160

130 $ 437

-144

$162

130 $ 443

-133

$165

130 $ 449

-121

$168

130 $ 457

-105

$171

130 $ 466

-87


$181 155

$ 489

$184 155

$ 496 14

$154

125 $ 416

-151

$156

125 $ 421

-139

$158

125 $ 427

-127

$161

125 $ 435

-112

$164

125 $ 443

-94


$199 170

$ 569

$202 170

$ 577 14

$173

140 $ 494

-133

$175

140 $ 501

-121

$177

140 $ 507

-109

$180

140 $ 516

-93

$184

140 $ 527

-75


$176 150

$ 543

$178 150

$ 550 14

$160

130 $ 495

-87

$162

130 $ 502

-75

$165

130 $ 509

-62

$168

130 $ 518

-46

$171

130 $ 528

-27


$105 90

$ 527

$107 90

$ 534 14

$99

80 $ 493

-64

$100

80 $ 500

-51

$101

80 $ 507

-36

$103

80 $ 516

-21

$105

80 $ 526

-02


$185 150

$ 462

$187 150

$ 469

$190 150

$ 475

$193 150

$ 483

$197 150

$ 493


1000

$1171 1000

$1187 1000

$1233 1000

$1250 1000

$1267 1000

$1289 1000

$1315


$531 $538 $473 $480 $486 $495 $505


APRIL 28 2008

TABLE 19


Trade Area 2006 2007 2009 2010 2011 2013 2016


200 195


$940

$188

$143

$952

$190

$145

$978

$191

$146

$99l

$193

$148

$1004

$196

$150

$1024

$200

$153

$1047

$204

$156


200 195


$419

$84

$26

$426

$85

$26

$440

$86

$26

$447

$87

$27

$454

$88

$27

$466

$91

$28

$480

$94

$29


220 215


$469

$103

$06

$473

$104

$06

$481

$103

$06

$486

$104

$06

$490

$105

$06

$496

$107

$06

$502

$108

$06


Plus Inflow

150 150

$31 $31 $31 $32 $32 $32 $32



$206 $209 $209 $209 $209 $209 $209



0 0 0

0 0 0

421 375 337

1835 1631 1468

3260 2897 2608

5173 4599 4139

7357 6539 5885



$197 $200 14

$200 18

$203 32

$206 45

$210 64

$214 85




APRIL 28 2008

TABLE20


IradeArea 2006 2007 2009 2010 2011 2013 2016


900 $121 $123 915 $128 $130 $132 $134 $137


350 $20 $20 350 $21 $21 $22 $22 $23


100 $06 $06 100 $06 $06 $06 $06 $06


Plus Inflow 150 $26 $26 150 $27 $28 $28 $28 $28






APRIL 28 2008

TABLE21


IradeArea 2006 2007 2009 2010 2011 2013 2016


900 $307 $310 900 $317 $320 $324 $330 $338


375 $69 $70 375 $72 $73 $74 $76 $79


250 $43 $43 250 $44 $44 $44 $45 $45


Plus Inflow 200 $105 $106 200 $108 $109 $11l $11l $111






APRIL 28 2008

TABLE22


IradeArea 2006 2007 2009 2010 2011 2013 2016


800 $182 $184 800 $188 $190 $192 $196 $200


200 $23 $24 200 $24 $25 $25 $26 $26


100 $1l $11 100 $12 $12 $12 $12 $12


Plus Inflow 100 $24 $24 100 $25 $25 $25 $25 $25






APRIL 28 2008

TABLE23



Sq Ft 2007

Sq Ft 2009

SqFt 2010

SqFt 2011

Sq Ft 2013

SqFt 2016



0 0 0

0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878



0 0 0

0 0 0

35275 33595 32068

40295 38377 36632

45418 43255 41289

50047 47664 45498

54242 51659 49311


0 0 0

0 0 0

12259 11768 11316

14003 13443 12926

15783 15152 14569

17392 16697 16054

18850 18096 17400


0 0 0

0 0 0

25818 23471 21515

29493 26812 24577

33242 30220 27702

36630 33300 30525

39701 36091 33084


21765 20247 18926

24863 23128 21620

28024 26069 24368

30880 28726 26852

33469 31134 29103


0 0 0

0 0 0

21348 19213 17467

24387 21948 19953

27487 24738 22489

30289 27260 24782

32827 29545 26859


0 0 0

0 0 0

50233 46645 43535

53699 49863 46539

57236 53147 49604

60450 56132 52390

63409 58880 54955


0 0 0

0 0 0

110381 98116 88304

117082 104073 93665

123918 110150 99135

130138 115678 104110

135725 120645 108580


0 0

0 0

9666 9183

13206 12545

16774 15936

21510 20435

26943 25595

$525 sfGLA 0 0 8745 11948 15177 19462 24377

APRIL 28 2008

TABLE 23 CONTINUED















APRIL 28 2008

TABLE24



2007 2009 2010 mu 2013 2016











APPENDIX A


APPENDIX A-1


fu) 1 2 3 4 5

All Classes


Income Quintile $10749 $17896 $21019 $27117 $45699

$27291

(x) Income

394 656 770 994 1674

100


NFSR 604 751 819 986 1463

100


REGRESSION EQUATION

y =a+ bx





(y2) FSR 944 972 930 1008 1091

100

APPENDIX A-2


2006

M 2006

ill 2006

fil 2006 Ql TOTAL

2006 PerQmita


D090

DIOO


54103 7923

62026

54115 7901

62016

52898 7656

60554

48103 6115

54218

209219 29595

238814

$1649 $233

$1882

llli Sl007

876

124

1000

876

124

1000


B030

B040

BOSO

B060



9017 5341 1297

10069 25724

8026 5331 1081 8341

22779

7310 4949 1249 8370

21878

33511 21969 4922

40750 101152

$264 $173 $39

$321 $797 178 155


Fl40

F 150


23259 7484

30743

16928 5597

22525

16873 5568

22441

12485 4008

16493

69545 22657 92202

$548

llZ2 $727 163 142

Gl70

Gl80


31204 25045 56249

21997 23154 45151

22403 24363 46766

17769 17867 35636

93373 90429

183802

$736 $713

$1449

165

160

324

143

139

282i

H 160

Hl90


Subtotal

11650 9514

21164

8865 859l

17456

8028 8533

16561

7589 7135

14724

36132 33773 69905

$285 $266 $551 123 107


Subtotal

6225 6297

12522

$49

~ $99

11

11

22

10

10

19

C070

C080


16758 3967

20725

18583 4748

23331

19832 4904

24736

12564 3268

15832

67737 16887 84624

$534 $133 $667

104

~ 130


566737 $4467 $125

$4342

1000


651361 $5134 $125

$5009

1000


$736$4467 = $7361$4342 = $736$5134 = $736$5009 =

165 170 143 147



Morgan estimate

APPENDIX A-3




11410046 4219410 $66836 282009 $24716 1000 1000 1000 1000 1000 1000Ontario






90719 26567 $75081 19947 $21987 890 990 930 959 903 922Trade Area



APPENDIX Ad


2006 2006 2006 2006 NFSR NFSR less 2006 2006 2006 2006 2006





PCensus for MapPoint Page 1





5056 2594 2462

base 51 49

2066 1063 1003

base 51 49

1473 744 729

base 51 49








1768 5021

28 $ 66663

658 2060

31 $ 66295

564 1463

26 $ 66013



1768 1593

170

1659 68 32 10

Single detache

base 90 10

94 4 2 1

94

648 579

79

603 30 10 0

Single detache

base 89 12

93 5 2 0

94

569 498

71

515 38 22

0 Single detache

base 88 13

90 7 4 0

90





Counts


2006 Population

2001 Population






5719

2617

1773 322 148


128

1989

661

926 215

71


54

1618

628

295 548 213


51



-t

bullbull lt Igt

QtEo bull Cl


e 0

IE

E

t i

l

l i ~ ~ ci- shyi

N

~

~

lt 11 -- = i2~-i~

~ t- l

a Ir iJ ~ ~i


bullbull

li a ti

( ~ 0

TJI a

~ lI Ii ) C

bull ft

~ Llc

~

z 0 a 0 31

ttf jJ

I -2r-shyg

-shy k ~

L i

I ~

i

I

bull


~

f I l ~

Coneenlcn 5 Rd

-~~

IO((lti ~ I

M

fl ~

J

[bull




1 1 12 ~ ) 619 II l l Ill - d4 ~ ____ - shy -









e

Papal


QIN

f a

4 Co

~

l

j

i if

~ s Ill j

[76 n Ill l

1111 Ave Ill -l -

1-i

fillI l 4 fill

~ 0bull t

X

I i 15 RI

I

Ibull i

asll

ill

p~ Jr

J SRII

Rd

RIii

Iiibull

ll

-Rd

t 211 14

2

Foos Rd

n

ll

n

i Ill

0

j ll

n

3 Ill

n

3bull Ill

bull

Iii sect a


$i Rd

Memlt Rdbull

laquo Rdfii1


l7

21

a ~ w

Clara St

I

BanmRd a

ii ~bull

~ 0 1

0 C1e

12


Turner Rd

r 0

0 ~

53

bullibullbullD ~ z

l

APPENDIXB


APPENDIX BJ





Total Space

Marlltet ampGrocery

Spec Food

Subtotal FSR


Gen1 Morch

Pers1 Care 20-21

amp Access


ForistGift UsedMisc

Tires30 APA 29

Store NFSR

NFSR Space


Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC



Page I of IS

APPENDIX B1







Page2 of 15

APPENDIX BJ











Page3 of 15

APPENDIX BJ



Stud) ~

Total Space GIA

1-2 Super-Market

ampGrocery llLA

3-16

Spec Food GIA

Subtotal FSR GIA

25-26 Major2S


GIA

31-34 Other Gen1

Morch

GIA


20-21 GIA

3S-S1 Fashion

amp Access GIA



GIA llLA GIA llLA




GIA GIA

172-174 Rest amp

Fast Food Drinking

GIA


GIA

124-126 Bank Tnst

llLA

127-130 137-143 FIREamp

Prof(

Services GIA

131-136 144-IS9 175-183 Other

Services GIA


160-171 201-203

Other Space NEC GIA


30 125 144 60 62 126 183 173 172 173 175 173

8000 4000 4000 25600 8960 1728 1080 4600 4400 2300 4600 6200

25600 8960

8000 8000

25600 8960

8000

25600 8960

4600 4400 2300

6200

4000

1728

4000

1080

4600


125 92 152 3

185 38 173

2700 2160 1670 1000 1320 2400 3000

1000 1000

2400

2160 2160

2400

2160

2400 3000

1320

2700

1670


114 172 169

6900 6400 28000

6900 6400

28000


137 116 153 145

1500 1500 1500 1500

1500 1500

1500 1500


15 20 ISO 3

200 39 73 58

3000 1440 1200 2160 600 900 900

3000

2160 2160

1440

900

3000

900 3000

3000 1440

900 900

3000

3000 1440

900 900

3000

1200

3500



187 3 7

102

1000 3000 1000 2500

3000 1000

3000 1000

2500 2500 2500

1000



138 201 189 185

1400 2000 1500 600

1500 600

1400 9800



127 192 173 63 102 130 185 13

1800 600

1080 4800 2300 1150 1150 1150 1150 1150

4800 2300

4800 2300

4800 2300

1080 600

1150

1800

1150

6720

Page4 of IS

APPENDIX BJ





Total Space

Marlltct ampGrocery

Spec Food

Subtotal FSR


Gen1 Menh

Pers1 Care 20-21

amp Access


ForistGift UsedMisc

Tiros30 NPA 29

Store NFSR

NFSR Space


Fast Food Drinking

Personal Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC







Pages ofS

APPENDIX BJ




~

Total Space

OLA

1-2 Super-

Marlltet ampGrocciy

OLA

3-16

Spec Food

OLA

Subtotal FSR

OLA

25-26 Major25


OLA

31-34 Other Gen1

Morch

OLA


Pers1 Care 20-21

OLA

35-57 Fashion

amp Access

OLA




OLA OLA OLA OLA

Total NFSR Space

OLA



OLA OLA

172-174 Rest amp

Fast Food Drinking

OLA


OLA

124-126 Bank Trust

OLA

127-130 137-143 FIREamp

Prort Services

OLA

131-136 144-159 175-183

Other Services

OLA

200

Vacant Space OLA

160-171 201-203

Other Space NEC

OLA


107 172 153

3600 3200 9000

83167 36697 0 36697 0 0 9820 0 1200

3600

3600 0

3600

14620

3600

14620 0 1200

3200

3200 1000 0 1200 9000

21650 3600 0



1 17 153 138 150 155

32364 9179 2786 1841 1922 3120

32364 32364 9179 9179 9179

1841 2786

1922 3120



3 173 194 87

200 174 143

2600 1200 600 220

1080 2000 2200

2600 2600

220 220 220

1200

2000

600

2200

1080



3 93 173 185 184 152 138 202 173 178 153

1800 2200 1600 900 900

1200 2600 1280 600

1200 4000

1800 1800 2200 2200 2200

1600

600

900 900

2600 1200

1200 4000

1280



153 113 173 48 150

800 800 800 800

2100 800

800 800

800

800

800 800

800

2100



191 153 56

2560 1280 1280 1280 1280 1280

2560 1280




173 184 113 3

185

400 150 150

2400 600

2400 2400 150 150 150

400 150

600

30 30 30 30 30



172 4

185 189 3

1920 1920 1200 1200 1600

1920

1600

1920

1600

1920

1200 1200

Page6 ofl5

APPENDIX BJ





Total Space

Marlcet ampGrocery

Spec Food

Subtotal FSR


Gen1 Mcrcb

Pcn1 Caro 20-21

amp Access


ForistGift UsedMisc

Tires30 APA 29

Store NFSR

NfSR Space


Fast Food Drinking

Personal Scviccs

Bank Trust

Pron Services

Other Services

Vacant Space

Space NEC





Page7 of IS

AfllrilllX DI





Total Space

Market ampGroceiy

Spec Food

Subtotal FSR


Gcn1 Mcnh

Pcrs1 Care 20-21

amp Access


ForistGift UsedMisc

Tires30 NPA 29

Store NFSR

NFSR Space


Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC





Page 8 of 15

APPENDIX UJ








Page9 of 15

APPENDIX BJ






Pago IQ of IS

APPENDIX BJ











Page 11 of IS

APPENDIX BJ









Page 12 of IS

APPENDJXJH




Total Space

Market ampGrocey

Spec Food

Subtotal FSR


Gen1 Moreb

Pers1 Can 20-21

amp Access


NFSR Space


Fast Food Drinking

Personal Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC





Page 13 of 15

APPENDIX BJ









Page 14 of 15

APPENDIX BI







SUMMARY BY NODE


() 00 00o 17 17 303 72 45 208 31 52 00o 408 711 00o 00o 0o 19 17 05 22 137 63


() 100o () 31 139 00o 00 05 10o 188 90o 108 401 401 23 07 136 23 40o 33 95 22 82


(o) 100o 441 00o 441 00o 00o 118 00o 14 43 00o 176 176 00o 14 38 12 00o 14 260o 43 00


(o) I00o 293 93 386 00o 14 83 19 00o 30o 00o 147 147 00o 00o 120 73 14 60o 177 10o 12


(o) 100o 00 00o 00 00o 522 75 47 00o 72 00o 715 715 00o 56 35 40o 34 18 02 0) 00


(o) 00o 00 16 16 00o 00o 14 12 40o 56 00o 123 123 J 7 00o 86 34 25 90o 178 112 298


(o) I 00o 189 09 198 00o 105 00o 16 06 24 00o 151 151 26 34 16 29 24 21 49 09 341


(o) I 00o 266 00o 266 00o 00o 153 00 30o 46 00o 229 229 00o 25 92 06 26 18 00o 271 66


() 00o 22 64 85 [44 00o 18 06 32 54 28 138 282 93 00o 116 31 04 30o 54 39 266


() 00o 71 34 105 90o 32 31 41 57 58 27 246 335 40 06 86 28 20o 37 87 77 80o

Page IS of IS

APPENDIXC


Acronyms














TotalNFSR 8951 17 125816 244 58457 113 8656 17 14359 28 29803 58 10306 20 2520 05








Q 0

QQ 00

Q 0

QQ 00

illi1 111683

222 919

Q 0

QQ 00

Q 70

QQ 01

1ll 1040

Q2 09

~ 8690

06 71

2Q 70

QQ 01






TotalNFSR 60143 117 70484 137 389495 755 10010 19 8940 17 8700 17 86403 167 12600 24




Store Type


Subtotal







TotalNFSR



720 02 363825 1000 1980 160 12411 1000

22215 1000 22215 1000 24915 63 398451 1000

6085 178 34241 1000 2875 1000 2875 1000 350 14 25490 1000 12 M 58947 1000 9800 81 121553 1000

385 10 37097 1000 1755 40 43803 1000 40 15 2743 1000

5790 1000 5790 1000

4440 397 11195 1000 3255 339 9605 1000 1180 975 1210 1000 1845 232 7941 1000

0 00 1900 1000 175 814 215 1000 740 602 1230 1000

11635 349 33296 1000

0 00 14813 1000 1777 387 4590 1000 260 307 846 1000 20 28 708 1000

2040 637 3205 1000 390 129 3015 1000 605 858 705 1000 0 00 35 1000

600 73 8177 1000 1370 151 9076 1000

0 00 943 1000 2670 37 73056 1000

Q 00 1902 1000 9732 80 121071 1000

15473 424 36493 1000 6750 912 7405 1000 75 41 1825 1000 0 00 35 1000

345 356 970 1000 238 505 471 1000 600 1000 600 1000

44340 550 80691 1000 250 19 13170 1000 495 54 9135 1000

68566 455 150795 1000

107703 209 516148 1000












TotalNFSR 8951 1000 125816 1000 58457 1000 8656 1000 14359 1000 29803 1000 10306 1000 2520 1000













18620 35359 67384 8845 6000 6235 52186 10145 TotalNFSR 60143 1000 70484 1000 389495 1000 10010 1000 8940 1000 8700 1000 86403 1000 12600 1000




Store Type


Subtotal







TotaINFSR


Outflow Locations

w 00 w 00

720 29 363825 913 1980 79 12411 31

22215 892 22215 56 24915 1000 398451 1000

6085 56 34241 66 2875 27 2875 06 350 03 25490 49 490 05 58947 114

9800 91 121553 236

385 04 37097 72 1755 16 43803 85 40 00 2743 05

5790 54 5790 11

4440 41 11195 22 3255 30 9605 19 1180 11 1210 02 1845 17 7941 15

0 00 1900 04 175 02 215 00 740 07 1230 02

11635 108 33296 65

0 00 14813 29 1777 16 4590 09 260 02 846 02 20 00 708 01

2040 19 3205 06 390 04 3015 06 605 06 705 01 0 00 35 00

600 06 8177 16 1370 13 9076 18

0 00 943 02 2670 25 73056 142

Q 00 1902 04 9732 90 121071 235

15473 144 36493 71 6750 63 7405 14

75 01 1825 04 0 00 35 00

345 03 970 02 238 02 471 01 600 06 600 01

44340 412 80691 156 250 02 13170 26 495 05 9135 18

68566 150795 292

107703 1000 516148 1000







Q 0

M 00

Q 0

00 00

Q 0

00 00

Q 3210

00 19

Q 15180

00 90

Q 0

00 00

Q 25455

00 151

Q 13680

00 81


Q 0

M 00

Q 11033

M 293

m 13960

w 371

Q 0

M 00

Q 0

M 00

Q 0

M 00

Q 0

M 00

Q 0

M 00



Q 0

M 00

dQ 5245

231 194

Q 0

00 00

Q 0

00 00

Q 200

00 07

Q 0

00 00

Q 0

00 00

Q 0

00 00


Q 2214

00 43

Q 11011

00 214

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 605

00 12

Q 0

00 00

Q 750

00 15


Q 0

00 00

Q 173

00 03

Q 0

00 00

Q 0

00 00

Q 1723

00 29

Q 0

00 00

Q 0

00 00

Q 0

00 00

TotalNFSR 2214 11 28864 138 13960 67 70 00 1923 09 3215 15 0 00 750 04













TotalNFSR 19042 91 19038 91 89076 425 32140 153 3020 14 8487 41 57738 276 19060 91













TotalNFSR 85285 407 209521 1000












TotaNFSR 2214 1000 28864 1000 13960 1000 70 1000 1923 1000 3215 1000 0 1000 750 1000













SOSO 12202 19148 6803 440 3502 22968 6320

TotaNFSR 19042 1000 19038 1000 89076 1000 32140 1000 3020 1000 8487 1000 57738 1000 19060 1000



Store Type









TotalNFSR



m ~ m ~

21045 706 153486 912 1020 34 7125 42 7740 260 7740 46

29805 1000 168351 1000

5420 64 10660 51 2800 33 2800 13 1355 16 7378 35 2815 33 16775 80 12390 145 37613 180

550 06 10616 51 4995 59 19217 92 1500 18 3385 16 968 11 968 05

4510 53 6695 32 9124 107 10994 52 1200 14 1200 06 1710 20 2780 13 3700 43 4910 23

75 01 280 01 100 01 130 01

20419 239 26989 129

160 02 7770 37 2409 28 3184 15 623 07 883 04 3910 46 4085 19

0 00 486 02 1648 19 2148 10 783 09 903 04

0 00 0 oo 0 00 2284 11

786 09 4106 20 0 00 351 02

924 11 24042 11S 430 05 1310 06

11673 137 51552 246

7340 86 16965 81 3200 38 8063 38 1750 21 1750 08

0 00 0 00 1132 13 1132 05 2575 30 2625 13

0 00 0 00 15483 182 19290 92 410 05 3968 19 900 11 5388 26

32790 59181 282

85285 1000 209521 1000












TotalNFSR 454 02 26632 104 19843 77 155 01 1350 05 5967 23 150 01 0 00













TotalNFSR 5075 20 9742 38 69368 270 920 04 121117 471 6420 25 48490 189 10570 41




Store Type


Subtotal







TotalNFSR



1800 11 169965 1000 2190 142 15432 1000 7140 1000 7140 1000 11130 58 192537 1000

2740 413 6641 1000 1475 1000 1475 1000 515 77 6679 1000

lli5 J1amp 22698 1000 7585 202 37493 1000

380 23 16806 1000 630 32 19650 1000 370 18 20053 1000

3703 1000 3703 1000

2145 204 10535 1000 1870 437 4283 1000 925 894 1035 1000 1300 310 4190 1000

0 00 1965 1000 0 00 555 1000 Q 00 l 1000

6240 277 22563 1000

970 116 8338 1000 552 319 1732 1000 40 140 286 1000

2220 828 2680 1000 0 00 550 1000

550 401 1370 1000 1430 976 1465 1000 40 286 140 1000 0 00 154 1000

315 57 5556 1000 50 254 197 1000 60 02 36615 1000

465 285 1630 1000 6692 110 60713 1000

13045 756 17260 1000 5085 958 5306 1000 100 33 3050 1000 50 91 550 1000

1700 952 1785 1000 350 400 875 1000 50 602 83 1000

19120 464 41185 1000 100 26 3920 1000 280 148 1890 1000

39880 525 75904 1000

65480 255 256885 1000





I

Store Type Downtown








Q 0

00 1000

Q 150

00 1000

Q 0

00 1000

Q 750

00 1000

Q 1230

00 1000

Q 0

00 1000

Q 1860

00 1000

Q 3540

00 1000


Q 0

00 00

Q 8075

00 303

19843 19843

1000 1000

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 0

00 00



Q 400

00 88l

Q 7823

00 294

Q 0

00 00

Q 0

00 00

Q 100

00 74

Q 0

00 00

Q 0

00 00

Q 0

00 00


0 0

00 00

0 525

00 20

0 0

00 00

0 0

00 00

0 0

00 00

0 0

00 00

0 150

00 1000

0 0

00 00

Florist Subtotal

Q 54

00 119

Q 9452

00 355

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 455

00 76

Q 150

00 1000

Q 0

00 00


Q 0

00 Q 678

00 Q 0

00 Q 0

00 Q 1250

00 Q 0

00 Q 0

00 Q 0

00

TotaNFSR 454 1000 26632 1000 19843 1000 155 1000 1350 1000 5967 1000 150 1000 0 1000













3940 6355 12223 725 23076 4175 30490 5215

TotaINFSR 5075 1000 9742 1000 69368 1000 920 1000 121117 1000 6420 1000 48490 1000 10570 1000













TotaINFSR 65480 1000 256885 1000

APPENDIX C-4














4603 1000 2221 1000 1090 1000 1292 1000

APPENDIX C-5

HEAD OF HOUSEHOLD


Total Sample Size

00 00

455 751

ill 249 606 1000


00 00

231 745 79 255

310 1000


00 00

109 779

Jl 221 140 1000


00 00

115 737 41 263 156 1000

APPENDIX C-6


Total Sample Size




Average 243 234 243 259

APPENDIX C-7



Total Sample Size

00 00

10 17 55 92 74 123 105 175 129 215 228 379 601 1000


00 00

5 16 30 98 37 121 53 173 62 203

ill 389 306 1000


00 00

2 14 10 71 19 136 19 136 31 221 59 421

140 1000


00 00

3 19 15 97 18 116 33 213 36 232 50 323 155 1000

Excludes refusals

APPENDIX C-8


Total Sample Size

00 00


00 00


00 00


00 00


Total

200 42 11

285 11 34

583

333 70 18

474 18 57

1000

102 20 8

151 6 IO

297

333 65 26

493 20 33

1000

39 10 2

66 4 16

137

279 71 14

47l 29 114

1000

59 12 1

68 1

~ 149

38l 77 06

439 06 52

1000

Excludes refusals

1







Total

(Circle One) 1 2

2001 Popn

47000

1402 15272 1603 1853

20130

5422 18450 23872

91002

2006 Popn

48790

1541 16155 1618 1989

21303

5719 18599 24318

94411

2006

00

517

952 9983 1000 1229 13164

61 197 258

1000

No( )

2007 Quota

310

10 103 10

ll 135

36 118 155

600

Mr [ ] Mrs [ ] Miss [ ]


Address Date ___

Community



]PM [ ]PM


2













$ $

3










$ $


-11shy $


-13shy $

4

















5




















6



















7



$ $









$ $



$ $

8


$ $



Yes No

1 2




Yes No

1 2



Q 7(b) Location


(PLEASE SPECIFY)



Q 7(c) Amount Spent

$ $ $ $

$ $

ii) OTHER



$ $ $







9




Yes No 2









$ $ $ $ $ $ $ $

$ $



$ $ $ $ $ $ $ $ $ $ $ $ $ $

$ $

10


Yes No 2









BASIC DATA




$ $ $ $ $ $ $ $ $ $ $ $ $ $

$ $



1 2 3 4 5 6 7 (ormore) 8 (refused)



1

2

3

4

5

6

7

11


1

2

3

4

5

6

7



Study 2938 Company




QC - Out of area 1




BUSY 173

FAXMODEM 39


LANGUAGE 20


NO ANSWER 623




NOT IN SERVICE 1346



TOTAL ASKED 2948


REFUSAL RATE 7778

RESPONSE RATE 1231

TOTAL QUALIFIED 606

TOTAL TERMINATES 49





APPENDIXD


APPENDIXD


All Plates

reg 00


Inflow 443 243

Total 1823 1000




Inflow 68 242 74 213oo 20 147 111 308 79 212 91 280

Total 281 1000 348 1000 136 1000 360 1000 373 1000 325 1000


Ill-Ill gt CJ C 4(



I

a~ C deg t

- Icshy

33

I t-- I j

5

0

i QI

E0

0


+ N

1shy

~r _ r_






L--1 shyTrcleAreaa





0 5 10

kilometres


w~

_J- l

Octol 1 2007

N


bull 5811d- (11 OAo

4 (3 0 12 pl11)

__J 3 ( 0Ao 21 pl11)



0 Trllde Areas

--_Zo (M bullbull0)





oz 20shy

10 0 5

kilometres


Is

Octobelt 1 20()1




n l(1S0At 4S-)

Cl 2mo 1 11


u-TrldeAs





eu ZOMa 111 pliMM

-~middot

0 5 10

kilometres


N

+ I LlcenH Plaeo


bull hndCt10 117 )

CJ bull 1110ee_




I I -Trade Areas




01lO ZOOM 7~ shy

0 5 10

kilometres

1n M OAo)




i=-r-shymiddot1

~

Oo1ob4lt 1 2007

N


bull 6ond-(l~ 2)

tJ I C1 1 ~ U ptM)

D i (29 OAa 17 1A11IM)


bull 1ltbullDAI ) I

TredeArNs



o lltlo Z- Ot pleMO

0 5 10

kilometres

LI~Cenlt

Ociotir 1 2007

+ I License Pletes

by Oluemlnttlon Ar


cJ bull ia0At np1-)



I 1shyredeA1





--------I

5 10

KIiometres


fy

r - L I IHomeHbulld

II__ ~t~~

I l

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-shyI

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l f7

October 1 2007

--shy N




u 3(70AallpHllM)



J_

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o_ ~ kllomoltN

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f

LJ 3(10Aa21plotl

bull 2(100A20plol)

bull I (20 OAo 2t

ll-TredeAreaa


Zont Noni

(le shy In 3 DAio)


f_L

u ___ ~lometrn

-2shy

and











-3shy









Methodology







-4shy











LBW LiquorBeerWine)








Assumptions


-5shy
















WELLAND TRADE AREA

ECONDARV 70HE NOR


-6shy














-7shy




HI



TOTAL

220490 sf 104624 sf 325114 sf

278970 sf 762912 sf 1041882 sf

123417 sf

87960 sf 270148 sf 358108 sf

113448 sf 268294 sf 60649 sf 19367 sf 558536 sf 238751 sf

3107566 sf



40 of total space



100 of total space



Welland Nodal

Vacancy

137 22 43 10 0 112 109 271 39 77






-8shy












-9shy








Capture

1000 1000 1000 1000 992 991 985 984 980 976 972 972 959 953 943 927

824 822 800 769 762 746

693 661 644 613 550 539

463 440 398 363 348

186 142

21 0 0 0

Outflow

00 00 00 00 08 09 15 16 20 24 28 28 41 47 57 73

176 178 200 231 238 254

307 339 356 387 450 461

537 560 602 637 652

814 858

979 1000 1000 1000

Spending

04 02 01 01

114 na 05 49 29 72 26 01 04

142 85 16

18 66 04 06 na 15

02 19 02 09 22 71

01 18 02 06

156

01 01

14 01 02 11


-10shy










-11shy










-12shy

Implications













-13shy














-14shy












-15shy


















-16shy











-17shy


















-18shy













-19shy












-20shy







Summary of Findings







-21shy












-22shy











-23shy











-24shy











-25shy











APRIL 28 2008

TABLE 1

















APRIL 28 2008

TABLE2



2007 2009 2010 2011 2013 2016


50660 $4595 $2328

51085 $4664 $2383

51935 $4805 $2495

52360 $4877 $2554

52785 $4950 $2613

53585 $5000 $2679

54785 $5000 $2739


22100 ~ $1190

22350 $5467 $1222

22850 $5632 $1287

23100 $5717 $1321

23350 $5802 $1355

23850 $5860 $1398

24600 $5860 $1442


25250 $4610 $1164

25350 $4679 $1186

25550 $4821 $1232

25650 $4893 $1255

25750 $4966 $1279

25950 $5016 $1302

26250 $5016 $1317

Trade Area $4682 $4791 $5014 $5129 $5247 $5378 $5497



TABLE3






Trade Area $3539 $3621 $3791 $3878 $3967 $4067 $4158



APRIL 28 2008

TABLE4




50660 $597

51085 $606

51935 $624

52360 $634

52785 $643

53585 $650

54785 $650



22100 $700

22350 $ill

22850 $732

23100 $743

23350 $754

23850 $762

24600 $762



25250 $599

25350 $608

25550 $626

25650 $636

25750 $645

25950 $652

26250 $652


Trade Area $608 $622 $652 $666 $682 $699 $714



TABLES






Trade Area $535 $547 $572 $585 $598 $612 $625



APRIL 28 2008

TABLE6




50660 $1855

51085 $1864

51935 $1883

52360 $1892

52785 $1902

53585 llill

54785



22100 $1895

22350 $1904

22850 $1924

23100 $1933

23350 $1943

23850 $1953

24600 $1953



25250 $1856

25350 $1865

25550 $1884

25650 $1893

25750 $1903

25950 $1912

26250 $1912


Trade Area $1827 $1851 $1899 $1923 $1948 $1986 $2029



TABLE7






Trade Area $251 $254 $260 $264 $267 $273 $279



APRIL 28 2008

TABLES




50660 $673

51085 $675

51935 $678

52360 $680

52785 $681

53585 $685

54785 $685



22100 $838

22350 $840

22850 $844

23100 $846

23350 $849

23850 $853

24600 $853



25250 $676

25350 $678

25550 $681

25650 $683

25750 $684

25950 $688

26250 $688


Trade Area $697 $704 $719 $727 $734 $749 $766



TABLE9




50660 $449

51085 $450

51935 $452

52360 $454

52785 $455

53585 $457

54785 $457



22100 $529

22350 $530

22850 $533

23100 $534

23350 $536

23850 $538

24600 $538



25250 $451

25350 $452

25550 $454

25650 $456

25750 $457

25950 $459

26250 $459


Trade Area $458 $463 $473 $478 $483 $492 $503



APRIL 28 2008

TABLE 10





2006 21)Jli 2007 2J1M 2007 2lfM 2007 2lfM



HAASfBA 61 64 90 55 108 5(YA 154 70A




TABLE 11





2006 2009+ 2009+ 2009+ 2009+ 2009+ 2009+



HAASfBA 61 100 65 110 60A 160 80A

HI 130 160 na 125 na 170 na

1000 1000 na 1000 na 1000 na



APRIL 28 2008

TABLE 12


IradeArea 2006 2007 2009 2010 2011 2013 2016


236 vs MGP 255 $549 $562 240


vs MGP 835 $505 $517

$599

$551

$613

$564

$627

$577

$643

$592

$657

$605


180 vs MGP 20 00o

185 Local Capture

664 vs MGP 52 00o

667

$1190

$214

$142

$1222

$220

$146

$1287

$238

$159

$1321

$244

$163

$1355

$251

$167

$1398

$259

$172

$1442

$267

$178


146 vs MGP 22 00o

150 Local Capture

745 VS MGP680o

750

$1164

$170

$127

$1186

$173

$129

$1232

$185

$139

$1255

$188

$141

$1279

$192

$144

$1302

$195

$146

$1317

$198

$148


Plus Inflow

225 215

$225 $230 $232 $238 $243 $243 $243






$569

$220

$210

$582

$225

$215

$616

$238

$227

$616

$238

$227

$616

$238

$227

$616

$238

$227

$616

$238

$227




APRIL 28 2008

TABLE 13


Trade Area 2006 2007 2009 2010 2011 2013 2016


475 VS MGP 580o $1106 $1132 500 VS MGP 585 $1248 $1277 $1306 $1340 $1370



576 VS MGP 625 $686 $704 580 VS MGP 630o $746 $766 $786 $811 $836



517 VS MGP 625 $602 $613 520 vs MGP630o $640 $653 $665 $677 $685






678282 sfGLA bull0


bull

$1511 $1547 $1547 $1547 $1547 $1547 $1547



nted sf GLA 0 0 0

0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878





APRIL 28 2008

TABLE 13 CONTINUED







$00

0 0 0

$71 35275 33595 32068

$81 40295 38377 36632

$91 45418 43255 41289

$100 50047 47664 45498

$108 54242 51659 49311



$00

0 0 0

$74 12259 11768 11316

$84 14003 13443 12926

$95 15783 15152 14569

$104 17392 16697 16054

$113 18850 18096 17400


213 215


$00

0 0 0

$65 25818 23471 21515

$74 29493 26812 24577

$83 33242 30220 27702

$92 36630 33300 30525

$99 39701 36091 33084



$44 21765 20247 18926

$50 24863 23128 21620

$56 28024 26069 24368

$62 30880 28726 26852

$67 33469 31134 29103



$00

0 0 0

$48 21348 19213 17467

$55 24387 21948 19953

$62 27487 24738 22489

$68 30289 27260 24782

$74 32827 29545 26859



APRIL 28 2008

TABLE 14(a)


2007 2009 2010 2011 2013 2016



0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878



0 Q

0

87000 43000 130000

87000 43000 130000

87000 43000 130000

87000 43000 130000

87000 43000 130000






Allocated Sq Ft

$225 per Sq Ft

$250 per Sq Ft

$275 per Sq Ft

$300 per Sq Ft

0 $00

155000 $349

155000

$388

155000

$426

155000

$426

155000

$465




APRIL 28 2008

TABLE 140)


2007 2009 2010 2011 2013 2016











0 $00

170000 $383

170000

$425

170000

$468

170000

$468

170000

$510




APRIL 28 2008

TABLE 14(c)


2007 2009 2010 2011 2013 2016










0 $00

185000 $416

185000

$463

185000

$509

185000

$509

185000

$555




APRIL 28 2008

TABLE 15


Trade Area 2006 2007 2009 2010 2011 2013 2016


90 VS MGP 55 $210 $214 100 VS MGP 65 $250 $255 $261 $268 $274


951 965

vs MGP 85 Oo

vs MGP 970o

$199 $204 $241 $246 $252 $259 $264


108 vs MGP 50o

110 vs MGP60o

$1190

$129

$1222

$132

$1287

$142

$1321

$145

$1355

$149

$1398

$154

$1442

$159


667 vs MGP 795

$83 $85 $94 $97 $99 $103 $106


154 VS MGP 70o

160 VS MGP 80o

$1164

$179

$1186

$183

$1232

$197

$1255

$201

$1279

$205

$1302

$208

$1317

$211


250 VS MGP 345

$17 $18 $49 $50 $51 $52 $53


Plus Inflow

165 vs MGP 166

200 $59 $61

$96 $98 $101 $101 $101




$359 $317 $317 $317 $317 $317 $317



0 0 0

15437 14334 13379

50233 46645 43535

53699 49863 46539

57236 53147 49604

60450 56132 52390

63409 58880 54955



APRIL 28 2008

TABLE 16


Trade Area 2006 2007 2009 2010 2011 2013 2016


199 160


800

$2328

$463

$202

$2383

$474

$207

$2495

$399

$319

$2554

$409

$327

$2613

$418

$334

$2679

$429

$343

$2739

$438

$351


136 125


450

$1190

$162

$53

$1222

$166

$54

$1287

$16l

$72

$132l

$165

$74

$1355

$169

$76

$1398

$175

$79

$1442

$180

$81


183 170


400

$1164

$213

$29

$1186

$217

$29

$1232

$209

$84

$1255

$213

$85

$1279

$217

$87

$1302

$22l

$89

$1317

$224

$90


Plus Inflow

200

185 $7l $73

$108 $110 $113 $113 $113




$354 $363 $363 $363 $363 $363 $363


Warranted sfGLA


0 0 0

0 0 0

110381 98116 88304

117082 104073 93665

123918 110150 99135

130138 115678 104110

135725 120645 108580




APRIL 28 2008

TABLE 17


Trade Area 2006 2007 2009 2010 2011 2013 2016


800 vs survey 913

805 Local Capture

991 990

$940

$752

$745

$952

$762

$755

$978

$787

$779

$991

$798

$790

$1004

$808

$800

$1024

$824

$816

$1047

$843

$835


800 vs survey 912

805 Local Capture

588 600

$419

$335

$197

$426

$341

$200

$440

$354

$212

$447

$359

$216

$454

$365

$219

$466

$375

$225

$480

$387

$232


780 vs survey 883

785 Local Capture

98 100

$469

$366

$36

$473

$369

$36

$481

$378

$38

$486

$381

$38

$490

$385

$38

$496

$390

$39

$502

$394

$39


Plus Inflow

165

165 $193 $196

$203 $206 $209 $209 $209



$538 sfGLA $1171

$1187 $1187 $1187 $1187 $1187 $1187


Warranted sfGLA

$475 $500 $525


0 0 0

0 0 0

9666 9183 8745

13206 12545 11948

16774 15936 15177

21510 20435 19462

26943 25595 24377




APRIL 28 2008

TABLE 18


2006 2007 2009 2010 2011 2013 2016




$322 275

$ 542

$326 275

$ 550 14

$302

245 $ 508

-62

$306

245 $ 515

-49

$310

245 $ 522

-36

$316

245 $ 532

-19

$322

245 $ 542

01


$187 160

$ 510

$190 160

$ 518 14

$160

130 $ 437

-144

$162

130 $ 443

-133

$165

130 $ 449

-121

$168

130 $ 457

-105

$171

130 $ 466

-87


$181 155

$ 489

$184 155

$ 496 14

$154

125 $ 416

-151

$156

125 $ 421

-139

$158

125 $ 427

-127

$161

125 $ 435

-112

$164

125 $ 443

-94


$199 170

$ 569

$202 170

$ 577 14

$173

140 $ 494

-133

$175

140 $ 501

-121

$177

140 $ 507

-109

$180

140 $ 516

-93

$184

140 $ 527

-75


$176 150

$ 543

$178 150

$ 550 14

$160

130 $ 495

-87

$162

130 $ 502

-75

$165

130 $ 509

-62

$168

130 $ 518

-46

$171

130 $ 528

-27


$105 90

$ 527

$107 90

$ 534 14

$99

80 $ 493

-64

$100

80 $ 500

-51

$101

80 $ 507

-36

$103

80 $ 516

-21

$105

80 $ 526

-02


$185 150

$ 462

$187 150

$ 469

$190 150

$ 475

$193 150

$ 483

$197 150

$ 493


1000

$1171 1000

$1187 1000

$1233 1000

$1250 1000

$1267 1000

$1289 1000

$1315


$531 $538 $473 $480 $486 $495 $505


APRIL 28 2008

TABLE 19


Trade Area 2006 2007 2009 2010 2011 2013 2016


200 195


$940

$188

$143

$952

$190

$145

$978

$191

$146

$99l

$193

$148

$1004

$196

$150

$1024

$200

$153

$1047

$204

$156


200 195


$419

$84

$26

$426

$85

$26

$440

$86

$26

$447

$87

$27

$454

$88

$27

$466

$91

$28

$480

$94

$29


220 215


$469

$103

$06

$473

$104

$06

$481

$103

$06

$486

$104

$06

$490

$105

$06

$496

$107

$06

$502

$108

$06


Plus Inflow

150 150

$31 $31 $31 $32 $32 $32 $32



$206 $209 $209 $209 $209 $209 $209



0 0 0

0 0 0

421 375 337

1835 1631 1468

3260 2897 2608

5173 4599 4139

7357 6539 5885



$197 $200 14

$200 18

$203 32

$206 45

$210 64

$214 85




APRIL 28 2008

TABLE20


IradeArea 2006 2007 2009 2010 2011 2013 2016


900 $121 $123 915 $128 $130 $132 $134 $137


350 $20 $20 350 $21 $21 $22 $22 $23


100 $06 $06 100 $06 $06 $06 $06 $06


Plus Inflow 150 $26 $26 150 $27 $28 $28 $28 $28






APRIL 28 2008

TABLE21


IradeArea 2006 2007 2009 2010 2011 2013 2016


900 $307 $310 900 $317 $320 $324 $330 $338


375 $69 $70 375 $72 $73 $74 $76 $79


250 $43 $43 250 $44 $44 $44 $45 $45


Plus Inflow 200 $105 $106 200 $108 $109 $11l $11l $111






APRIL 28 2008

TABLE22


IradeArea 2006 2007 2009 2010 2011 2013 2016


800 $182 $184 800 $188 $190 $192 $196 $200


200 $23 $24 200 $24 $25 $25 $26 $26


100 $1l $11 100 $12 $12 $12 $12 $12


Plus Inflow 100 $24 $24 100 $25 $25 $25 $25 $25






APRIL 28 2008

TABLE23



Sq Ft 2007

Sq Ft 2009

SqFt 2010

SqFt 2011

Sq Ft 2013

SqFt 2016



0 0 0

0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878



0 0 0

0 0 0

35275 33595 32068

40295 38377 36632

45418 43255 41289

50047 47664 45498

54242 51659 49311


0 0 0

0 0 0

12259 11768 11316

14003 13443 12926

15783 15152 14569

17392 16697 16054

18850 18096 17400


0 0 0

0 0 0

25818 23471 21515

29493 26812 24577

33242 30220 27702

36630 33300 30525

39701 36091 33084


21765 20247 18926

24863 23128 21620

28024 26069 24368

30880 28726 26852

33469 31134 29103


0 0 0

0 0 0

21348 19213 17467

24387 21948 19953

27487 24738 22489

30289 27260 24782

32827 29545 26859


0 0 0

0 0 0

50233 46645 43535

53699 49863 46539

57236 53147 49604

60450 56132 52390

63409 58880 54955


0 0 0

0 0 0

110381 98116 88304

117082 104073 93665

123918 110150 99135

130138 115678 104110

135725 120645 108580


0 0

0 0

9666 9183

13206 12545

16774 15936

21510 20435

26943 25595

$525 sfGLA 0 0 8745 11948 15177 19462 24377

APRIL 28 2008

TABLE 23 CONTINUED















APRIL 28 2008

TABLE24



2007 2009 2010 mu 2013 2016











APPENDIX A


APPENDIX A-1


fu) 1 2 3 4 5

All Classes


Income Quintile $10749 $17896 $21019 $27117 $45699

$27291

(x) Income

394 656 770 994 1674

100


NFSR 604 751 819 986 1463

100


REGRESSION EQUATION

y =a+ bx





(y2) FSR 944 972 930 1008 1091

100

APPENDIX A-2


2006

M 2006

ill 2006

fil 2006 Ql TOTAL

2006 PerQmita


D090

DIOO


54103 7923

62026

54115 7901

62016

52898 7656

60554

48103 6115

54218

209219 29595

238814

$1649 $233

$1882

llli Sl007

876

124

1000

876

124

1000


B030

B040

BOSO

B060



9017 5341 1297

10069 25724

8026 5331 1081 8341

22779

7310 4949 1249 8370

21878

33511 21969 4922

40750 101152

$264 $173 $39

$321 $797 178 155


Fl40

F 150


23259 7484

30743

16928 5597

22525

16873 5568

22441

12485 4008

16493

69545 22657 92202

$548

llZ2 $727 163 142

Gl70

Gl80


31204 25045 56249

21997 23154 45151

22403 24363 46766

17769 17867 35636

93373 90429

183802

$736 $713

$1449

165

160

324

143

139

282i

H 160

Hl90


Subtotal

11650 9514

21164

8865 859l

17456

8028 8533

16561

7589 7135

14724

36132 33773 69905

$285 $266 $551 123 107


Subtotal

6225 6297

12522

$49

~ $99

11

11

22

10

10

19

C070

C080


16758 3967

20725

18583 4748

23331

19832 4904

24736

12564 3268

15832

67737 16887 84624

$534 $133 $667

104

~ 130


566737 $4467 $125

$4342

1000


651361 $5134 $125

$5009

1000


$736$4467 = $7361$4342 = $736$5134 = $736$5009 =

165 170 143 147



Morgan estimate

APPENDIX A-3




11410046 4219410 $66836 282009 $24716 1000 1000 1000 1000 1000 1000Ontario






90719 26567 $75081 19947 $21987 890 990 930 959 903 922Trade Area



APPENDIX Ad


2006 2006 2006 2006 NFSR NFSR less 2006 2006 2006 2006 2006










5056 2594 2462

base 51 49

2066 1063 1003

base 51 49

1473 744 729

base 51 49








1768 5021

28 $ 66663

658 2060

31 $ 66295

564 1463

26 $ 66013



1768 1593

170

1659 68 32 10

Single detache

base 90 10

94 4 2 1

94

648 579

79

603 30 10 0

Single detache

base 89 12

93 5 2 0

94

569 498

71

515 38 22

0 Single detache

base 88 13

90 7 4 0

90





Counts


2006 Population

2001 Population






5719

2617

1773 322 148


128

1989

661

926 215

71


54

1618

628

295 548 213


51



-t

bullbull lt Igt

QtEo bull Cl


e 0

IE

E

t i

l

l i ~ ~ ci- shyi

N

~

~

lt 11 -- = i2~-i~

~ t- l

a Ir iJ ~ ~i


bullbull

li a ti

( ~ 0

TJI a

~ lI Ii ) C

bull ft

~ Llc

~

z 0 a 0 31

ttf jJ

I -2r-shyg

-shy k ~

L i

I ~

i

I

bull


~

f I l ~

Coneenlcn 5 Rd

-~~

IO((lti ~ I

M

fl ~

J

[bull




1 1 12 ~ ) 619 II l l Ill - d4 ~ ____ - shy -









e

Papal


QIN

f a

4 Co

~

l

j

i if

~ s Ill j

[76 n Ill l

1111 Ave Ill -l -

1-i

fillI l 4 fill

~ 0bull t

X

I i 15 RI

I

Ibull i

asll

ill

p~ Jr

J SRII

Rd

RIii

Iiibull

ll

-Rd

t 211 14

2

Foos Rd

n

ll

n

i Ill

0

j ll

n

3 Ill

n

3bull Ill

bull

Iii sect a


$i Rd

Memlt Rdbull

laquo Rdfii1


l7

21

a ~ w

Clara St

I

BanmRd a

ii ~bull

~ 0 1

0 C1e

12


Turner Rd

r 0

0 ~

53

bullibullbullD ~ z

l

APPENDIXB


APPENDIX BJ





Total Space

Marlltet ampGrocery

Spec Food

Subtotal FSR


Gen1 Morch

Pers1 Care 20-21

amp Access


ForistGift UsedMisc

Tires30 APA 29

Store NFSR

NFSR Space


Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC



Page I of IS

APPENDIX B1







Page2 of 15

APPENDIX BJ











Page3 of 15

APPENDIX BJ



Stud) ~

Total Space GIA

1-2 Super-Market

ampGrocery llLA

3-16

Spec Food GIA

Subtotal FSR GIA

25-26 Major2S


GIA

31-34 Other Gen1

Morch

GIA


20-21 GIA

3S-S1 Fashion

amp Access GIA



GIA llLA GIA llLA




GIA GIA

172-174 Rest amp

Fast Food Drinking

GIA


GIA

124-126 Bank Tnst

llLA

127-130 137-143 FIREamp

Prof(

Services GIA

131-136 144-IS9 175-183 Other

Services GIA


160-171 201-203

Other Space NEC GIA


30 125 144 60 62 126 183 173 172 173 175 173

8000 4000 4000 25600 8960 1728 1080 4600 4400 2300 4600 6200

25600 8960

8000 8000

25600 8960

8000

25600 8960

4600 4400 2300

6200

4000

1728

4000

1080

4600


125 92 152 3

185 38 173

2700 2160 1670 1000 1320 2400 3000

1000 1000

2400

2160 2160

2400

2160

2400 3000

1320

2700

1670


114 172 169

6900 6400 28000

6900 6400

28000


137 116 153 145

1500 1500 1500 1500

1500 1500

1500 1500


15 20 ISO 3

200 39 73 58

3000 1440 1200 2160 600 900 900

3000

2160 2160

1440

900

3000

900 3000

3000 1440

900 900

3000

3000 1440

900 900

3000

1200

3500



187 3 7

102

1000 3000 1000 2500

3000 1000

3000 1000

2500 2500 2500

1000



138 201 189 185

1400 2000 1500 600

1500 600

1400 9800



127 192 173 63 102 130 185 13

1800 600

1080 4800 2300 1150 1150 1150 1150 1150

4800 2300

4800 2300

4800 2300

1080 600

1150

1800

1150

6720

Page4 of IS

APPENDIX BJ





Total Space

Marlltct ampGrocery

Spec Food

Subtotal FSR


Gen1 Menh

Pers1 Care 20-21

amp Access


ForistGift UsedMisc

Tiros30 NPA 29

Store NFSR

NFSR Space


Fast Food Drinking

Personal Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC







Pages ofS

APPENDIX BJ




~

Total Space

OLA

1-2 Super-

Marlltet ampGrocciy

OLA

3-16

Spec Food

OLA

Subtotal FSR

OLA

25-26 Major25


OLA

31-34 Other Gen1

Morch

OLA


Pers1 Care 20-21

OLA

35-57 Fashion

amp Access

OLA




OLA OLA OLA OLA

Total NFSR Space

OLA



OLA OLA

172-174 Rest amp

Fast Food Drinking

OLA


OLA

124-126 Bank Trust

OLA

127-130 137-143 FIREamp

Prort Services

OLA

131-136 144-159 175-183

Other Services

OLA

200

Vacant Space OLA

160-171 201-203

Other Space NEC

OLA


107 172 153

3600 3200 9000

83167 36697 0 36697 0 0 9820 0 1200

3600

3600 0

3600

14620

3600

14620 0 1200

3200

3200 1000 0 1200 9000

21650 3600 0



1 17 153 138 150 155

32364 9179 2786 1841 1922 3120

32364 32364 9179 9179 9179

1841 2786

1922 3120



3 173 194 87

200 174 143

2600 1200 600 220

1080 2000 2200

2600 2600

220 220 220

1200

2000

600

2200

1080



3 93 173 185 184 152 138 202 173 178 153

1800 2200 1600 900 900

1200 2600 1280 600

1200 4000

1800 1800 2200 2200 2200

1600

600

900 900

2600 1200

1200 4000

1280



153 113 173 48 150

800 800 800 800

2100 800

800 800

800

800

800 800

800

2100



191 153 56

2560 1280 1280 1280 1280 1280

2560 1280




173 184 113 3

185

400 150 150

2400 600

2400 2400 150 150 150

400 150

600

30 30 30 30 30



172 4

185 189 3

1920 1920 1200 1200 1600

1920

1600

1920

1600

1920

1200 1200

Page6 ofl5

APPENDIX BJ





Total Space

Marlcet ampGrocery

Spec Food

Subtotal FSR


Gen1 Mcrcb

Pcn1 Caro 20-21

amp Access


ForistGift UsedMisc

Tires30 APA 29

Store NFSR

NfSR Space


Fast Food Drinking

Personal Scviccs

Bank Trust

Pron Services

Other Services

Vacant Space

Space NEC





Page7 of IS

AfllrilllX DI





Total Space

Market ampGroceiy

Spec Food

Subtotal FSR


Gcn1 Mcnh

Pcrs1 Care 20-21

amp Access


ForistGift UsedMisc

Tires30 NPA 29

Store NFSR

NFSR Space


Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC





Page 8 of 15

APPENDIX UJ








Page9 of 15

APPENDIX BJ






Pago IQ of IS

APPENDIX BJ











Page 11 of IS

APPENDIX BJ









Page 12 of IS

APPENDJXJH




Total Space

Market ampGrocey

Spec Food

Subtotal FSR


Gen1 Moreb

Pers1 Can 20-21

amp Access


NFSR Space


Fast Food Drinking

Personal Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC





Page 13 of 15

APPENDIX BJ









Page 14 of 15

APPENDIX BI







SUMMARY BY NODE


() 00 00o 17 17 303 72 45 208 31 52 00o 408 711 00o 00o 0o 19 17 05 22 137 63


() 100o () 31 139 00o 00 05 10o 188 90o 108 401 401 23 07 136 23 40o 33 95 22 82


(o) 100o 441 00o 441 00o 00o 118 00o 14 43 00o 176 176 00o 14 38 12 00o 14 260o 43 00


(o) I00o 293 93 386 00o 14 83 19 00o 30o 00o 147 147 00o 00o 120 73 14 60o 177 10o 12


(o) 100o 00 00o 00 00o 522 75 47 00o 72 00o 715 715 00o 56 35 40o 34 18 02 0) 00


(o) 00o 00 16 16 00o 00o 14 12 40o 56 00o 123 123 J 7 00o 86 34 25 90o 178 112 298


(o) I 00o 189 09 198 00o 105 00o 16 06 24 00o 151 151 26 34 16 29 24 21 49 09 341


(o) I 00o 266 00o 266 00o 00o 153 00 30o 46 00o 229 229 00o 25 92 06 26 18 00o 271 66


() 00o 22 64 85 [44 00o 18 06 32 54 28 138 282 93 00o 116 31 04 30o 54 39 266


() 00o 71 34 105 90o 32 31 41 57 58 27 246 335 40 06 86 28 20o 37 87 77 80o

Page IS of IS

APPENDIXC


Acronyms














TotalNFSR 8951 17 125816 244 58457 113 8656 17 14359 28 29803 58 10306 20 2520 05








Q 0

QQ 00

Q 0

QQ 00

illi1 111683

222 919

Q 0

QQ 00

Q 70

QQ 01

1ll 1040

Q2 09

~ 8690

06 71

2Q 70

QQ 01






TotalNFSR 60143 117 70484 137 389495 755 10010 19 8940 17 8700 17 86403 167 12600 24




Store Type


Subtotal







TotalNFSR



720 02 363825 1000 1980 160 12411 1000

22215 1000 22215 1000 24915 63 398451 1000

6085 178 34241 1000 2875 1000 2875 1000 350 14 25490 1000 12 M 58947 1000 9800 81 121553 1000

385 10 37097 1000 1755 40 43803 1000 40 15 2743 1000

5790 1000 5790 1000

4440 397 11195 1000 3255 339 9605 1000 1180 975 1210 1000 1845 232 7941 1000

0 00 1900 1000 175 814 215 1000 740 602 1230 1000

11635 349 33296 1000

0 00 14813 1000 1777 387 4590 1000 260 307 846 1000 20 28 708 1000

2040 637 3205 1000 390 129 3015 1000 605 858 705 1000 0 00 35 1000

600 73 8177 1000 1370 151 9076 1000

0 00 943 1000 2670 37 73056 1000

Q 00 1902 1000 9732 80 121071 1000

15473 424 36493 1000 6750 912 7405 1000 75 41 1825 1000 0 00 35 1000

345 356 970 1000 238 505 471 1000 600 1000 600 1000

44340 550 80691 1000 250 19 13170 1000 495 54 9135 1000

68566 455 150795 1000

107703 209 516148 1000












TotalNFSR 8951 1000 125816 1000 58457 1000 8656 1000 14359 1000 29803 1000 10306 1000 2520 1000













18620 35359 67384 8845 6000 6235 52186 10145 TotalNFSR 60143 1000 70484 1000 389495 1000 10010 1000 8940 1000 8700 1000 86403 1000 12600 1000




Store Type


Subtotal







TotaINFSR


Outflow Locations

w 00 w 00

720 29 363825 913 1980 79 12411 31

22215 892 22215 56 24915 1000 398451 1000

6085 56 34241 66 2875 27 2875 06 350 03 25490 49 490 05 58947 114

9800 91 121553 236

385 04 37097 72 1755 16 43803 85 40 00 2743 05

5790 54 5790 11

4440 41 11195 22 3255 30 9605 19 1180 11 1210 02 1845 17 7941 15

0 00 1900 04 175 02 215 00 740 07 1230 02

11635 108 33296 65

0 00 14813 29 1777 16 4590 09 260 02 846 02 20 00 708 01

2040 19 3205 06 390 04 3015 06 605 06 705 01 0 00 35 00

600 06 8177 16 1370 13 9076 18

0 00 943 02 2670 25 73056 142

Q 00 1902 04 9732 90 121071 235

15473 144 36493 71 6750 63 7405 14

75 01 1825 04 0 00 35 00

345 03 970 02 238 02 471 01 600 06 600 01

44340 412 80691 156 250 02 13170 26 495 05 9135 18

68566 150795 292

107703 1000 516148 1000







Q 0

M 00

Q 0

00 00

Q 0

00 00

Q 3210

00 19

Q 15180

00 90

Q 0

00 00

Q 25455

00 151

Q 13680

00 81


Q 0

M 00

Q 11033

M 293

m 13960

w 371

Q 0

M 00

Q 0

M 00

Q 0

M 00

Q 0

M 00

Q 0

M 00



Q 0

M 00

dQ 5245

231 194

Q 0

00 00

Q 0

00 00

Q 200

00 07

Q 0

00 00

Q 0

00 00

Q 0

00 00


Q 2214

00 43

Q 11011

00 214

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 605

00 12

Q 0

00 00

Q 750

00 15


Q 0

00 00

Q 173

00 03

Q 0

00 00

Q 0

00 00

Q 1723

00 29

Q 0

00 00

Q 0

00 00

Q 0

00 00

TotalNFSR 2214 11 28864 138 13960 67 70 00 1923 09 3215 15 0 00 750 04













TotalNFSR 19042 91 19038 91 89076 425 32140 153 3020 14 8487 41 57738 276 19060 91













TotalNFSR 85285 407 209521 1000












TotaNFSR 2214 1000 28864 1000 13960 1000 70 1000 1923 1000 3215 1000 0 1000 750 1000













SOSO 12202 19148 6803 440 3502 22968 6320

TotaNFSR 19042 1000 19038 1000 89076 1000 32140 1000 3020 1000 8487 1000 57738 1000 19060 1000



Store Type









TotalNFSR



m ~ m ~

21045 706 153486 912 1020 34 7125 42 7740 260 7740 46

29805 1000 168351 1000

5420 64 10660 51 2800 33 2800 13 1355 16 7378 35 2815 33 16775 80 12390 145 37613 180

550 06 10616 51 4995 59 19217 92 1500 18 3385 16 968 11 968 05

4510 53 6695 32 9124 107 10994 52 1200 14 1200 06 1710 20 2780 13 3700 43 4910 23

75 01 280 01 100 01 130 01

20419 239 26989 129

160 02 7770 37 2409 28 3184 15 623 07 883 04 3910 46 4085 19

0 00 486 02 1648 19 2148 10 783 09 903 04

0 00 0 oo 0 00 2284 11

786 09 4106 20 0 00 351 02

924 11 24042 11S 430 05 1310 06

11673 137 51552 246

7340 86 16965 81 3200 38 8063 38 1750 21 1750 08

0 00 0 00 1132 13 1132 05 2575 30 2625 13

0 00 0 00 15483 182 19290 92 410 05 3968 19 900 11 5388 26

32790 59181 282

85285 1000 209521 1000












TotalNFSR 454 02 26632 104 19843 77 155 01 1350 05 5967 23 150 01 0 00













TotalNFSR 5075 20 9742 38 69368 270 920 04 121117 471 6420 25 48490 189 10570 41




Store Type


Subtotal







TotalNFSR



1800 11 169965 1000 2190 142 15432 1000 7140 1000 7140 1000 11130 58 192537 1000

2740 413 6641 1000 1475 1000 1475 1000 515 77 6679 1000

lli5 J1amp 22698 1000 7585 202 37493 1000

380 23 16806 1000 630 32 19650 1000 370 18 20053 1000

3703 1000 3703 1000

2145 204 10535 1000 1870 437 4283 1000 925 894 1035 1000 1300 310 4190 1000

0 00 1965 1000 0 00 555 1000 Q 00 l 1000

6240 277 22563 1000

970 116 8338 1000 552 319 1732 1000 40 140 286 1000

2220 828 2680 1000 0 00 550 1000

550 401 1370 1000 1430 976 1465 1000 40 286 140 1000 0 00 154 1000

315 57 5556 1000 50 254 197 1000 60 02 36615 1000

465 285 1630 1000 6692 110 60713 1000

13045 756 17260 1000 5085 958 5306 1000 100 33 3050 1000 50 91 550 1000

1700 952 1785 1000 350 400 875 1000 50 602 83 1000

19120 464 41185 1000 100 26 3920 1000 280 148 1890 1000

39880 525 75904 1000

65480 255 256885 1000





I

Store Type Downtown








Q 0

00 1000

Q 150

00 1000

Q 0

00 1000

Q 750

00 1000

Q 1230

00 1000

Q 0

00 1000

Q 1860

00 1000

Q 3540

00 1000


Q 0

00 00

Q 8075

00 303

19843 19843

1000 1000

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 0

00 00



Q 400

00 88l

Q 7823

00 294

Q 0

00 00

Q 0

00 00

Q 100

00 74

Q 0

00 00

Q 0

00 00

Q 0

00 00


0 0

00 00

0 525

00 20

0 0

00 00

0 0

00 00

0 0

00 00

0 0

00 00

0 150

00 1000

0 0

00 00

Florist Subtotal

Q 54

00 119

Q 9452

00 355

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 455

00 76

Q 150

00 1000

Q 0

00 00


Q 0

00 Q 678

00 Q 0

00 Q 0

00 Q 1250

00 Q 0

00 Q 0

00 Q 0

00

TotaNFSR 454 1000 26632 1000 19843 1000 155 1000 1350 1000 5967 1000 150 1000 0 1000













3940 6355 12223 725 23076 4175 30490 5215

TotaINFSR 5075 1000 9742 1000 69368 1000 920 1000 121117 1000 6420 1000 48490 1000 10570 1000













TotaINFSR 65480 1000 256885 1000

APPENDIX C-4














4603 1000 2221 1000 1090 1000 1292 1000

APPENDIX C-5

HEAD OF HOUSEHOLD


Total Sample Size

00 00

455 751

ill 249 606 1000


00 00

231 745 79 255

310 1000


00 00

109 779

Jl 221 140 1000


00 00

115 737 41 263 156 1000

APPENDIX C-6


Total Sample Size




Average 243 234 243 259

APPENDIX C-7



Total Sample Size

00 00

10 17 55 92 74 123 105 175 129 215 228 379 601 1000


00 00

5 16 30 98 37 121 53 173 62 203

ill 389 306 1000


00 00

2 14 10 71 19 136 19 136 31 221 59 421

140 1000


00 00

3 19 15 97 18 116 33 213 36 232 50 323 155 1000

Excludes refusals

APPENDIX C-8


Total Sample Size

00 00


00 00


00 00


00 00


Total

200 42 11

285 11 34

583

333 70 18

474 18 57

1000

102 20 8

151 6 IO

297

333 65 26

493 20 33

1000

39 10 2

66 4 16

137

279 71 14

47l 29 114

1000

59 12 1

68 1

~ 149

38l 77 06

439 06 52

1000

Excludes refusals

1







Total

(Circle One) 1 2

2001 Popn

47000

1402 15272 1603 1853

20130

5422 18450 23872

91002

2006 Popn

48790

1541 16155 1618 1989

21303

5719 18599 24318

94411

2006

00

517

952 9983 1000 1229 13164

61 197 258

1000

No( )

2007 Quota

310

10 103 10

ll 135

36 118 155

600

Mr [ ] Mrs [ ] Miss [ ]


Address Date ___

Community



]PM [ ]PM


2













$ $

3










$ $


-11shy $


-13shy $

4

















5




















6



















7



$ $









$ $



$ $

8


$ $



Yes No

1 2




Yes No

1 2



Q 7(b) Location


(PLEASE SPECIFY)



Q 7(c) Amount Spent

$ $ $ $

$ $

ii) OTHER



$ $ $







9




Yes No 2









$ $ $ $ $ $ $ $

$ $



$ $ $ $ $ $ $ $ $ $ $ $ $ $

$ $

10


Yes No 2









BASIC DATA




$ $ $ $ $ $ $ $ $ $ $ $ $ $

$ $



1 2 3 4 5 6 7 (ormore) 8 (refused)



1

2

3

4

5

6

7

11


1

2

3

4

5

6

7



Study 2938 Company




QC - Out of area 1




BUSY 173

FAXMODEM 39


LANGUAGE 20


NO ANSWER 623




NOT IN SERVICE 1346



TOTAL ASKED 2948


REFUSAL RATE 7778

RESPONSE RATE 1231

TOTAL QUALIFIED 606

TOTAL TERMINATES 49





APPENDIXD


APPENDIXD


All Plates

reg 00


Inflow 443 243

Total 1823 1000




Inflow 68 242 74 213oo 20 147 111 308 79 212 91 280

Total 281 1000 348 1000 136 1000 360 1000 373 1000 325 1000


Ill-Ill gt CJ C 4(



I

a~ C deg t

- Icshy

33

I t-- I j

5

0

i QI

E0

0


+ N

1shy

~r _ r_






L--1 shyTrcleAreaa





0 5 10

kilometres


w~

_J- l

Octol 1 2007

N


bull 5811d- (11 OAo

4 (3 0 12 pl11)

__J 3 ( 0Ao 21 pl11)



0 Trllde Areas

--_Zo (M bullbull0)





oz 20shy

10 0 5

kilometres


Is

Octobelt 1 20()1




n l(1S0At 4S-)

Cl 2mo 1 11


u-TrldeAs





eu ZOMa 111 pliMM

-~middot

0 5 10

kilometres


N

+ I LlcenH Plaeo


bull hndCt10 117 )

CJ bull 1110ee_




I I -Trade Areas




01lO ZOOM 7~ shy

0 5 10

kilometres

1n M OAo)




i=-r-shymiddot1

~

Oo1ob4lt 1 2007

N


bull 6ond-(l~ 2)

tJ I C1 1 ~ U ptM)

D i (29 OAa 17 1A11IM)


bull 1ltbullDAI ) I

TredeArNs



o lltlo Z- Ot pleMO

0 5 10

kilometres

LI~Cenlt

Ociotir 1 2007

+ I License Pletes

by Oluemlnttlon Ar


cJ bull ia0At np1-)



I 1shyredeA1





--------I

5 10

KIiometres


fy

r - L I IHomeHbulld

II__ ~t~~

I l

----w-

-shyI

-

l f7

October 1 2007

--shy N




u 3(70AallpHllM)



J_

(

o -Trado Arus




Ovagtlltlo z-20 pl-

o_ ~ kllomoltN

I

)


l~ ) t_

_ _J


J_

V

N



-middotw11-Mart

f

LJ 3(10Aa21plotl

bull 2(100A20plol)

bull I (20 OAo 2t

ll-TredeAreaa


Zont Noni

(le shy In 3 DAio)


f_L

u ___ ~lometrn

-3shy









Methodology







-4shy











LBW LiquorBeerWine)








Assumptions


-5shy
















WELLAND TRADE AREA

ECONDARV 70HE NOR


-6shy














-7shy




HI



TOTAL

220490 sf 104624 sf 325114 sf

278970 sf 762912 sf 1041882 sf

123417 sf

87960 sf 270148 sf 358108 sf

113448 sf 268294 sf 60649 sf 19367 sf 558536 sf 238751 sf

3107566 sf



40 of total space



100 of total space



Welland Nodal

Vacancy

137 22 43 10 0 112 109 271 39 77






-8shy












-9shy








Capture

1000 1000 1000 1000 992 991 985 984 980 976 972 972 959 953 943 927

824 822 800 769 762 746

693 661 644 613 550 539

463 440 398 363 348

186 142

21 0 0 0

Outflow

00 00 00 00 08 09 15 16 20 24 28 28 41 47 57 73

176 178 200 231 238 254

307 339 356 387 450 461

537 560 602 637 652

814 858

979 1000 1000 1000

Spending

04 02 01 01

114 na 05 49 29 72 26 01 04

142 85 16

18 66 04 06 na 15

02 19 02 09 22 71

01 18 02 06

156

01 01

14 01 02 11


-10shy










-11shy










-12shy

Implications













-13shy














-14shy












-15shy


















-16shy











-17shy


















-18shy













-19shy












-20shy







Summary of Findings







-21shy












-22shy











-23shy











-24shy











-25shy











APRIL 28 2008

TABLE 1

















APRIL 28 2008

TABLE2



2007 2009 2010 2011 2013 2016


50660 $4595 $2328

51085 $4664 $2383

51935 $4805 $2495

52360 $4877 $2554

52785 $4950 $2613

53585 $5000 $2679

54785 $5000 $2739


22100 ~ $1190

22350 $5467 $1222

22850 $5632 $1287

23100 $5717 $1321

23350 $5802 $1355

23850 $5860 $1398

24600 $5860 $1442


25250 $4610 $1164

25350 $4679 $1186

25550 $4821 $1232

25650 $4893 $1255

25750 $4966 $1279

25950 $5016 $1302

26250 $5016 $1317

Trade Area $4682 $4791 $5014 $5129 $5247 $5378 $5497



TABLE3






Trade Area $3539 $3621 $3791 $3878 $3967 $4067 $4158



APRIL 28 2008

TABLE4




50660 $597

51085 $606

51935 $624

52360 $634

52785 $643

53585 $650

54785 $650



22100 $700

22350 $ill

22850 $732

23100 $743

23350 $754

23850 $762

24600 $762



25250 $599

25350 $608

25550 $626

25650 $636

25750 $645

25950 $652

26250 $652


Trade Area $608 $622 $652 $666 $682 $699 $714



TABLES






Trade Area $535 $547 $572 $585 $598 $612 $625



APRIL 28 2008

TABLE6




50660 $1855

51085 $1864

51935 $1883

52360 $1892

52785 $1902

53585 llill

54785



22100 $1895

22350 $1904

22850 $1924

23100 $1933

23350 $1943

23850 $1953

24600 $1953



25250 $1856

25350 $1865

25550 $1884

25650 $1893

25750 $1903

25950 $1912

26250 $1912


Trade Area $1827 $1851 $1899 $1923 $1948 $1986 $2029



TABLE7






Trade Area $251 $254 $260 $264 $267 $273 $279



APRIL 28 2008

TABLES




50660 $673

51085 $675

51935 $678

52360 $680

52785 $681

53585 $685

54785 $685



22100 $838

22350 $840

22850 $844

23100 $846

23350 $849

23850 $853

24600 $853



25250 $676

25350 $678

25550 $681

25650 $683

25750 $684

25950 $688

26250 $688


Trade Area $697 $704 $719 $727 $734 $749 $766



TABLE9




50660 $449

51085 $450

51935 $452

52360 $454

52785 $455

53585 $457

54785 $457



22100 $529

22350 $530

22850 $533

23100 $534

23350 $536

23850 $538

24600 $538



25250 $451

25350 $452

25550 $454

25650 $456

25750 $457

25950 $459

26250 $459


Trade Area $458 $463 $473 $478 $483 $492 $503



APRIL 28 2008

TABLE 10





2006 21)Jli 2007 2J1M 2007 2lfM 2007 2lfM



HAASfBA 61 64 90 55 108 5(YA 154 70A




TABLE 11





2006 2009+ 2009+ 2009+ 2009+ 2009+ 2009+



HAASfBA 61 100 65 110 60A 160 80A

HI 130 160 na 125 na 170 na

1000 1000 na 1000 na 1000 na



APRIL 28 2008

TABLE 12


IradeArea 2006 2007 2009 2010 2011 2013 2016


236 vs MGP 255 $549 $562 240


vs MGP 835 $505 $517

$599

$551

$613

$564

$627

$577

$643

$592

$657

$605


180 vs MGP 20 00o

185 Local Capture

664 vs MGP 52 00o

667

$1190

$214

$142

$1222

$220

$146

$1287

$238

$159

$1321

$244

$163

$1355

$251

$167

$1398

$259

$172

$1442

$267

$178


146 vs MGP 22 00o

150 Local Capture

745 VS MGP680o

750

$1164

$170

$127

$1186

$173

$129

$1232

$185

$139

$1255

$188

$141

$1279

$192

$144

$1302

$195

$146

$1317

$198

$148


Plus Inflow

225 215

$225 $230 $232 $238 $243 $243 $243






$569

$220

$210

$582

$225

$215

$616

$238

$227

$616

$238

$227

$616

$238

$227

$616

$238

$227

$616

$238

$227




APRIL 28 2008

TABLE 13


Trade Area 2006 2007 2009 2010 2011 2013 2016


475 VS MGP 580o $1106 $1132 500 VS MGP 585 $1248 $1277 $1306 $1340 $1370



576 VS MGP 625 $686 $704 580 VS MGP 630o $746 $766 $786 $811 $836



517 VS MGP 625 $602 $613 520 vs MGP630o $640 $653 $665 $677 $685






678282 sfGLA bull0


bull

$1511 $1547 $1547 $1547 $1547 $1547 $1547



nted sf GLA 0 0 0

0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878





APRIL 28 2008

TABLE 13 CONTINUED







$00

0 0 0

$71 35275 33595 32068

$81 40295 38377 36632

$91 45418 43255 41289

$100 50047 47664 45498

$108 54242 51659 49311



$00

0 0 0

$74 12259 11768 11316

$84 14003 13443 12926

$95 15783 15152 14569

$104 17392 16697 16054

$113 18850 18096 17400


213 215


$00

0 0 0

$65 25818 23471 21515

$74 29493 26812 24577

$83 33242 30220 27702

$92 36630 33300 30525

$99 39701 36091 33084



$44 21765 20247 18926

$50 24863 23128 21620

$56 28024 26069 24368

$62 30880 28726 26852

$67 33469 31134 29103



$00

0 0 0

$48 21348 19213 17467

$55 24387 21948 19953

$62 27487 24738 22489

$68 30289 27260 24782

$74 32827 29545 26859



APRIL 28 2008

TABLE 14(a)


2007 2009 2010 2011 2013 2016



0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878



0 Q

0

87000 43000 130000

87000 43000 130000

87000 43000 130000

87000 43000 130000

87000 43000 130000






Allocated Sq Ft

$225 per Sq Ft

$250 per Sq Ft

$275 per Sq Ft

$300 per Sq Ft

0 $00

155000 $349

155000

$388

155000

$426

155000

$426

155000

$465




APRIL 28 2008

TABLE 140)


2007 2009 2010 2011 2013 2016











0 $00

170000 $383

170000

$425

170000

$468

170000

$468

170000

$510




APRIL 28 2008

TABLE 14(c)


2007 2009 2010 2011 2013 2016










0 $00

185000 $416

185000

$463

185000

$509

185000

$509

185000

$555




APRIL 28 2008

TABLE 15


Trade Area 2006 2007 2009 2010 2011 2013 2016


90 VS MGP 55 $210 $214 100 VS MGP 65 $250 $255 $261 $268 $274


951 965

vs MGP 85 Oo

vs MGP 970o

$199 $204 $241 $246 $252 $259 $264


108 vs MGP 50o

110 vs MGP60o

$1190

$129

$1222

$132

$1287

$142

$1321

$145

$1355

$149

$1398

$154

$1442

$159


667 vs MGP 795

$83 $85 $94 $97 $99 $103 $106


154 VS MGP 70o

160 VS MGP 80o

$1164

$179

$1186

$183

$1232

$197

$1255

$201

$1279

$205

$1302

$208

$1317

$211


250 VS MGP 345

$17 $18 $49 $50 $51 $52 $53


Plus Inflow

165 vs MGP 166

200 $59 $61

$96 $98 $101 $101 $101




$359 $317 $317 $317 $317 $317 $317



0 0 0

15437 14334 13379

50233 46645 43535

53699 49863 46539

57236 53147 49604

60450 56132 52390

63409 58880 54955



APRIL 28 2008

TABLE 16


Trade Area 2006 2007 2009 2010 2011 2013 2016


199 160


800

$2328

$463

$202

$2383

$474

$207

$2495

$399

$319

$2554

$409

$327

$2613

$418

$334

$2679

$429

$343

$2739

$438

$351


136 125


450

$1190

$162

$53

$1222

$166

$54

$1287

$16l

$72

$132l

$165

$74

$1355

$169

$76

$1398

$175

$79

$1442

$180

$81


183 170


400

$1164

$213

$29

$1186

$217

$29

$1232

$209

$84

$1255

$213

$85

$1279

$217

$87

$1302

$22l

$89

$1317

$224

$90


Plus Inflow

200

185 $7l $73

$108 $110 $113 $113 $113




$354 $363 $363 $363 $363 $363 $363


Warranted sfGLA


0 0 0

0 0 0

110381 98116 88304

117082 104073 93665

123918 110150 99135

130138 115678 104110

135725 120645 108580




APRIL 28 2008

TABLE 17


Trade Area 2006 2007 2009 2010 2011 2013 2016


800 vs survey 913

805 Local Capture

991 990

$940

$752

$745

$952

$762

$755

$978

$787

$779

$991

$798

$790

$1004

$808

$800

$1024

$824

$816

$1047

$843

$835


800 vs survey 912

805 Local Capture

588 600

$419

$335

$197

$426

$341

$200

$440

$354

$212

$447

$359

$216

$454

$365

$219

$466

$375

$225

$480

$387

$232


780 vs survey 883

785 Local Capture

98 100

$469

$366

$36

$473

$369

$36

$481

$378

$38

$486

$381

$38

$490

$385

$38

$496

$390

$39

$502

$394

$39


Plus Inflow

165

165 $193 $196

$203 $206 $209 $209 $209



$538 sfGLA $1171

$1187 $1187 $1187 $1187 $1187 $1187


Warranted sfGLA

$475 $500 $525


0 0 0

0 0 0

9666 9183 8745

13206 12545 11948

16774 15936 15177

21510 20435 19462

26943 25595 24377




APRIL 28 2008

TABLE 18


2006 2007 2009 2010 2011 2013 2016




$322 275

$ 542

$326 275

$ 550 14

$302

245 $ 508

-62

$306

245 $ 515

-49

$310

245 $ 522

-36

$316

245 $ 532

-19

$322

245 $ 542

01


$187 160

$ 510

$190 160

$ 518 14

$160

130 $ 437

-144

$162

130 $ 443

-133

$165

130 $ 449

-121

$168

130 $ 457

-105

$171

130 $ 466

-87


$181 155

$ 489

$184 155

$ 496 14

$154

125 $ 416

-151

$156

125 $ 421

-139

$158

125 $ 427

-127

$161

125 $ 435

-112

$164

125 $ 443

-94


$199 170

$ 569

$202 170

$ 577 14

$173

140 $ 494

-133

$175

140 $ 501

-121

$177

140 $ 507

-109

$180

140 $ 516

-93

$184

140 $ 527

-75


$176 150

$ 543

$178 150

$ 550 14

$160

130 $ 495

-87

$162

130 $ 502

-75

$165

130 $ 509

-62

$168

130 $ 518

-46

$171

130 $ 528

-27


$105 90

$ 527

$107 90

$ 534 14

$99

80 $ 493

-64

$100

80 $ 500

-51

$101

80 $ 507

-36

$103

80 $ 516

-21

$105

80 $ 526

-02


$185 150

$ 462

$187 150

$ 469

$190 150

$ 475

$193 150

$ 483

$197 150

$ 493


1000

$1171 1000

$1187 1000

$1233 1000

$1250 1000

$1267 1000

$1289 1000

$1315


$531 $538 $473 $480 $486 $495 $505


APRIL 28 2008

TABLE 19


Trade Area 2006 2007 2009 2010 2011 2013 2016


200 195


$940

$188

$143

$952

$190

$145

$978

$191

$146

$99l

$193

$148

$1004

$196

$150

$1024

$200

$153

$1047

$204

$156


200 195


$419

$84

$26

$426

$85

$26

$440

$86

$26

$447

$87

$27

$454

$88

$27

$466

$91

$28

$480

$94

$29


220 215


$469

$103

$06

$473

$104

$06

$481

$103

$06

$486

$104

$06

$490

$105

$06

$496

$107

$06

$502

$108

$06


Plus Inflow

150 150

$31 $31 $31 $32 $32 $32 $32



$206 $209 $209 $209 $209 $209 $209



0 0 0

0 0 0

421 375 337

1835 1631 1468

3260 2897 2608

5173 4599 4139

7357 6539 5885



$197 $200 14

$200 18

$203 32

$206 45

$210 64

$214 85




APRIL 28 2008

TABLE20


IradeArea 2006 2007 2009 2010 2011 2013 2016


900 $121 $123 915 $128 $130 $132 $134 $137


350 $20 $20 350 $21 $21 $22 $22 $23


100 $06 $06 100 $06 $06 $06 $06 $06


Plus Inflow 150 $26 $26 150 $27 $28 $28 $28 $28






APRIL 28 2008

TABLE21


IradeArea 2006 2007 2009 2010 2011 2013 2016


900 $307 $310 900 $317 $320 $324 $330 $338


375 $69 $70 375 $72 $73 $74 $76 $79


250 $43 $43 250 $44 $44 $44 $45 $45


Plus Inflow 200 $105 $106 200 $108 $109 $11l $11l $111






APRIL 28 2008

TABLE22


IradeArea 2006 2007 2009 2010 2011 2013 2016


800 $182 $184 800 $188 $190 $192 $196 $200


200 $23 $24 200 $24 $25 $25 $26 $26


100 $1l $11 100 $12 $12 $12 $12 $12


Plus Inflow 100 $24 $24 100 $25 $25 $25 $25 $25






APRIL 28 2008

TABLE23



Sq Ft 2007

Sq Ft 2009

SqFt 2010

SqFt 2011

Sq Ft 2013

SqFt 2016



0 0 0

0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878



0 0 0

0 0 0

35275 33595 32068

40295 38377 36632

45418 43255 41289

50047 47664 45498

54242 51659 49311


0 0 0

0 0 0

12259 11768 11316

14003 13443 12926

15783 15152 14569

17392 16697 16054

18850 18096 17400


0 0 0

0 0 0

25818 23471 21515

29493 26812 24577

33242 30220 27702

36630 33300 30525

39701 36091 33084


21765 20247 18926

24863 23128 21620

28024 26069 24368

30880 28726 26852

33469 31134 29103


0 0 0

0 0 0

21348 19213 17467

24387 21948 19953

27487 24738 22489

30289 27260 24782

32827 29545 26859


0 0 0

0 0 0

50233 46645 43535

53699 49863 46539

57236 53147 49604

60450 56132 52390

63409 58880 54955


0 0 0

0 0 0

110381 98116 88304

117082 104073 93665

123918 110150 99135

130138 115678 104110

135725 120645 108580


0 0

0 0

9666 9183

13206 12545

16774 15936

21510 20435

26943 25595

$525 sfGLA 0 0 8745 11948 15177 19462 24377

APRIL 28 2008

TABLE 23 CONTINUED















APRIL 28 2008

TABLE24



2007 2009 2010 mu 2013 2016











APPENDIX A


APPENDIX A-1


fu) 1 2 3 4 5

All Classes


Income Quintile $10749 $17896 $21019 $27117 $45699

$27291

(x) Income

394 656 770 994 1674

100


NFSR 604 751 819 986 1463

100


REGRESSION EQUATION

y =a+ bx





(y2) FSR 944 972 930 1008 1091

100

APPENDIX A-2


2006

M 2006

ill 2006

fil 2006 Ql TOTAL

2006 PerQmita


D090

DIOO


54103 7923

62026

54115 7901

62016

52898 7656

60554

48103 6115

54218

209219 29595

238814

$1649 $233

$1882

llli Sl007

876

124

1000

876

124

1000


B030

B040

BOSO

B060



9017 5341 1297

10069 25724

8026 5331 1081 8341

22779

7310 4949 1249 8370

21878

33511 21969 4922

40750 101152

$264 $173 $39

$321 $797 178 155


Fl40

F 150


23259 7484

30743

16928 5597

22525

16873 5568

22441

12485 4008

16493

69545 22657 92202

$548

llZ2 $727 163 142

Gl70

Gl80


31204 25045 56249

21997 23154 45151

22403 24363 46766

17769 17867 35636

93373 90429

183802

$736 $713

$1449

165

160

324

143

139

282i

H 160

Hl90


Subtotal

11650 9514

21164

8865 859l

17456

8028 8533

16561

7589 7135

14724

36132 33773 69905

$285 $266 $551 123 107


Subtotal

6225 6297

12522

$49

~ $99

11

11

22

10

10

19

C070

C080


16758 3967

20725

18583 4748

23331

19832 4904

24736

12564 3268

15832

67737 16887 84624

$534 $133 $667

104

~ 130


566737 $4467 $125

$4342

1000


651361 $5134 $125

$5009

1000


$736$4467 = $7361$4342 = $736$5134 = $736$5009 =

165 170 143 147



Morgan estimate

APPENDIX A-3




11410046 4219410 $66836 282009 $24716 1000 1000 1000 1000 1000 1000Ontario






90719 26567 $75081 19947 $21987 890 990 930 959 903 922Trade Area



APPENDIX Ad


2006 2006 2006 2006 NFSR NFSR less 2006 2006 2006 2006 2006










5056 2594 2462

base 51 49

2066 1063 1003

base 51 49

1473 744 729

base 51 49








1768 5021

28 $ 66663

658 2060

31 $ 66295

564 1463

26 $ 66013



1768 1593

170

1659 68 32 10

Single detache

base 90 10

94 4 2 1

94

648 579

79

603 30 10 0

Single detache

base 89 12

93 5 2 0

94

569 498

71

515 38 22

0 Single detache

base 88 13

90 7 4 0

90





Counts


2006 Population

2001 Population






5719

2617

1773 322 148


128

1989

661

926 215

71


54

1618

628

295 548 213


51



-t

bullbull lt Igt

QtEo bull Cl


e 0

IE

E

t i

l

l i ~ ~ ci- shyi

N

~

~

lt 11 -- = i2~-i~

~ t- l

a Ir iJ ~ ~i


bullbull

li a ti

( ~ 0

TJI a

~ lI Ii ) C

bull ft

~ Llc

~

z 0 a 0 31

ttf jJ

I -2r-shyg

-shy k ~

L i

I ~

i

I

bull


~

f I l ~

Coneenlcn 5 Rd

-~~

IO((lti ~ I

M

fl ~

J

[bull




1 1 12 ~ ) 619 II l l Ill - d4 ~ ____ - shy -









e

Papal


QIN

f a

4 Co

~

l

j

i if

~ s Ill j

[76 n Ill l

1111 Ave Ill -l -

1-i

fillI l 4 fill

~ 0bull t

X

I i 15 RI

I

Ibull i

asll

ill

p~ Jr

J SRII

Rd

RIii

Iiibull

ll

-Rd

t 211 14

2

Foos Rd

n

ll

n

i Ill

0

j ll

n

3 Ill

n

3bull Ill

bull

Iii sect a


$i Rd

Memlt Rdbull

laquo Rdfii1


l7

21

a ~ w

Clara St

I

BanmRd a

ii ~bull

~ 0 1

0 C1e

12


Turner Rd

r 0

0 ~

53

bullibullbullD ~ z

l

APPENDIXB


APPENDIX BJ





Total Space

Marlltet ampGrocery

Spec Food

Subtotal FSR


Gen1 Morch

Pers1 Care 20-21

amp Access


ForistGift UsedMisc

Tires30 APA 29

Store NFSR

NFSR Space


Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC



Page I of IS

APPENDIX B1







Page2 of 15

APPENDIX BJ











Page3 of 15

APPENDIX BJ



Stud) ~

Total Space GIA

1-2 Super-Market

ampGrocery llLA

3-16

Spec Food GIA

Subtotal FSR GIA

25-26 Major2S


GIA

31-34 Other Gen1

Morch

GIA


20-21 GIA

3S-S1 Fashion

amp Access GIA



GIA llLA GIA llLA




GIA GIA

172-174 Rest amp

Fast Food Drinking

GIA


GIA

124-126 Bank Tnst

llLA

127-130 137-143 FIREamp

Prof(

Services GIA

131-136 144-IS9 175-183 Other

Services GIA


160-171 201-203

Other Space NEC GIA


30 125 144 60 62 126 183 173 172 173 175 173

8000 4000 4000 25600 8960 1728 1080 4600 4400 2300 4600 6200

25600 8960

8000 8000

25600 8960

8000

25600 8960

4600 4400 2300

6200

4000

1728

4000

1080

4600


125 92 152 3

185 38 173

2700 2160 1670 1000 1320 2400 3000

1000 1000

2400

2160 2160

2400

2160

2400 3000

1320

2700

1670


114 172 169

6900 6400 28000

6900 6400

28000


137 116 153 145

1500 1500 1500 1500

1500 1500

1500 1500


15 20 ISO 3

200 39 73 58

3000 1440 1200 2160 600 900 900

3000

2160 2160

1440

900

3000

900 3000

3000 1440

900 900

3000

3000 1440

900 900

3000

1200

3500



187 3 7

102

1000 3000 1000 2500

3000 1000

3000 1000

2500 2500 2500

1000



138 201 189 185

1400 2000 1500 600

1500 600

1400 9800



127 192 173 63 102 130 185 13

1800 600

1080 4800 2300 1150 1150 1150 1150 1150

4800 2300

4800 2300

4800 2300

1080 600

1150

1800

1150

6720

Page4 of IS

APPENDIX BJ





Total Space

Marlltct ampGrocery

Spec Food

Subtotal FSR


Gen1 Menh

Pers1 Care 20-21

amp Access


ForistGift UsedMisc

Tiros30 NPA 29

Store NFSR

NFSR Space


Fast Food Drinking

Personal Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC







Pages ofS

APPENDIX BJ




~

Total Space

OLA

1-2 Super-

Marlltet ampGrocciy

OLA

3-16

Spec Food

OLA

Subtotal FSR

OLA

25-26 Major25


OLA

31-34 Other Gen1

Morch

OLA


Pers1 Care 20-21

OLA

35-57 Fashion

amp Access

OLA




OLA OLA OLA OLA

Total NFSR Space

OLA



OLA OLA

172-174 Rest amp

Fast Food Drinking

OLA


OLA

124-126 Bank Trust

OLA

127-130 137-143 FIREamp

Prort Services

OLA

131-136 144-159 175-183

Other Services

OLA

200

Vacant Space OLA

160-171 201-203

Other Space NEC

OLA


107 172 153

3600 3200 9000

83167 36697 0 36697 0 0 9820 0 1200

3600

3600 0

3600

14620

3600

14620 0 1200

3200

3200 1000 0 1200 9000

21650 3600 0



1 17 153 138 150 155

32364 9179 2786 1841 1922 3120

32364 32364 9179 9179 9179

1841 2786

1922 3120



3 173 194 87

200 174 143

2600 1200 600 220

1080 2000 2200

2600 2600

220 220 220

1200

2000

600

2200

1080



3 93 173 185 184 152 138 202 173 178 153

1800 2200 1600 900 900

1200 2600 1280 600

1200 4000

1800 1800 2200 2200 2200

1600

600

900 900

2600 1200

1200 4000

1280



153 113 173 48 150

800 800 800 800

2100 800

800 800

800

800

800 800

800

2100



191 153 56

2560 1280 1280 1280 1280 1280

2560 1280




173 184 113 3

185

400 150 150

2400 600

2400 2400 150 150 150

400 150

600

30 30 30 30 30



172 4

185 189 3

1920 1920 1200 1200 1600

1920

1600

1920

1600

1920

1200 1200

Page6 ofl5

APPENDIX BJ





Total Space

Marlcet ampGrocery

Spec Food

Subtotal FSR


Gen1 Mcrcb

Pcn1 Caro 20-21

amp Access


ForistGift UsedMisc

Tires30 APA 29

Store NFSR

NfSR Space


Fast Food Drinking

Personal Scviccs

Bank Trust

Pron Services

Other Services

Vacant Space

Space NEC





Page7 of IS

AfllrilllX DI





Total Space

Market ampGroceiy

Spec Food

Subtotal FSR


Gcn1 Mcnh

Pcrs1 Care 20-21

amp Access


ForistGift UsedMisc

Tires30 NPA 29

Store NFSR

NFSR Space


Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC





Page 8 of 15

APPENDIX UJ








Page9 of 15

APPENDIX BJ






Pago IQ of IS

APPENDIX BJ











Page 11 of IS

APPENDIX BJ









Page 12 of IS

APPENDJXJH




Total Space

Market ampGrocey

Spec Food

Subtotal FSR


Gen1 Moreb

Pers1 Can 20-21

amp Access


NFSR Space


Fast Food Drinking

Personal Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC





Page 13 of 15

APPENDIX BJ









Page 14 of 15

APPENDIX BI







SUMMARY BY NODE


() 00 00o 17 17 303 72 45 208 31 52 00o 408 711 00o 00o 0o 19 17 05 22 137 63


() 100o () 31 139 00o 00 05 10o 188 90o 108 401 401 23 07 136 23 40o 33 95 22 82


(o) 100o 441 00o 441 00o 00o 118 00o 14 43 00o 176 176 00o 14 38 12 00o 14 260o 43 00


(o) I00o 293 93 386 00o 14 83 19 00o 30o 00o 147 147 00o 00o 120 73 14 60o 177 10o 12


(o) 100o 00 00o 00 00o 522 75 47 00o 72 00o 715 715 00o 56 35 40o 34 18 02 0) 00


(o) 00o 00 16 16 00o 00o 14 12 40o 56 00o 123 123 J 7 00o 86 34 25 90o 178 112 298


(o) I 00o 189 09 198 00o 105 00o 16 06 24 00o 151 151 26 34 16 29 24 21 49 09 341


(o) I 00o 266 00o 266 00o 00o 153 00 30o 46 00o 229 229 00o 25 92 06 26 18 00o 271 66


() 00o 22 64 85 [44 00o 18 06 32 54 28 138 282 93 00o 116 31 04 30o 54 39 266


() 00o 71 34 105 90o 32 31 41 57 58 27 246 335 40 06 86 28 20o 37 87 77 80o

Page IS of IS

APPENDIXC


Acronyms














TotalNFSR 8951 17 125816 244 58457 113 8656 17 14359 28 29803 58 10306 20 2520 05








Q 0

QQ 00

Q 0

QQ 00

illi1 111683

222 919

Q 0

QQ 00

Q 70

QQ 01

1ll 1040

Q2 09

~ 8690

06 71

2Q 70

QQ 01






TotalNFSR 60143 117 70484 137 389495 755 10010 19 8940 17 8700 17 86403 167 12600 24




Store Type


Subtotal







TotalNFSR



720 02 363825 1000 1980 160 12411 1000

22215 1000 22215 1000 24915 63 398451 1000

6085 178 34241 1000 2875 1000 2875 1000 350 14 25490 1000 12 M 58947 1000 9800 81 121553 1000

385 10 37097 1000 1755 40 43803 1000 40 15 2743 1000

5790 1000 5790 1000

4440 397 11195 1000 3255 339 9605 1000 1180 975 1210 1000 1845 232 7941 1000

0 00 1900 1000 175 814 215 1000 740 602 1230 1000

11635 349 33296 1000

0 00 14813 1000 1777 387 4590 1000 260 307 846 1000 20 28 708 1000

2040 637 3205 1000 390 129 3015 1000 605 858 705 1000 0 00 35 1000

600 73 8177 1000 1370 151 9076 1000

0 00 943 1000 2670 37 73056 1000

Q 00 1902 1000 9732 80 121071 1000

15473 424 36493 1000 6750 912 7405 1000 75 41 1825 1000 0 00 35 1000

345 356 970 1000 238 505 471 1000 600 1000 600 1000

44340 550 80691 1000 250 19 13170 1000 495 54 9135 1000

68566 455 150795 1000

107703 209 516148 1000












TotalNFSR 8951 1000 125816 1000 58457 1000 8656 1000 14359 1000 29803 1000 10306 1000 2520 1000













18620 35359 67384 8845 6000 6235 52186 10145 TotalNFSR 60143 1000 70484 1000 389495 1000 10010 1000 8940 1000 8700 1000 86403 1000 12600 1000




Store Type


Subtotal







TotaINFSR


Outflow Locations

w 00 w 00

720 29 363825 913 1980 79 12411 31

22215 892 22215 56 24915 1000 398451 1000

6085 56 34241 66 2875 27 2875 06 350 03 25490 49 490 05 58947 114

9800 91 121553 236

385 04 37097 72 1755 16 43803 85 40 00 2743 05

5790 54 5790 11

4440 41 11195 22 3255 30 9605 19 1180 11 1210 02 1845 17 7941 15

0 00 1900 04 175 02 215 00 740 07 1230 02

11635 108 33296 65

0 00 14813 29 1777 16 4590 09 260 02 846 02 20 00 708 01

2040 19 3205 06 390 04 3015 06 605 06 705 01 0 00 35 00

600 06 8177 16 1370 13 9076 18

0 00 943 02 2670 25 73056 142

Q 00 1902 04 9732 90 121071 235

15473 144 36493 71 6750 63 7405 14

75 01 1825 04 0 00 35 00

345 03 970 02 238 02 471 01 600 06 600 01

44340 412 80691 156 250 02 13170 26 495 05 9135 18

68566 150795 292

107703 1000 516148 1000







Q 0

M 00

Q 0

00 00

Q 0

00 00

Q 3210

00 19

Q 15180

00 90

Q 0

00 00

Q 25455

00 151

Q 13680

00 81


Q 0

M 00

Q 11033

M 293

m 13960

w 371

Q 0

M 00

Q 0

M 00

Q 0

M 00

Q 0

M 00

Q 0

M 00



Q 0

M 00

dQ 5245

231 194

Q 0

00 00

Q 0

00 00

Q 200

00 07

Q 0

00 00

Q 0

00 00

Q 0

00 00


Q 2214

00 43

Q 11011

00 214

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 605

00 12

Q 0

00 00

Q 750

00 15


Q 0

00 00

Q 173

00 03

Q 0

00 00

Q 0

00 00

Q 1723

00 29

Q 0

00 00

Q 0

00 00

Q 0

00 00

TotalNFSR 2214 11 28864 138 13960 67 70 00 1923 09 3215 15 0 00 750 04













TotalNFSR 19042 91 19038 91 89076 425 32140 153 3020 14 8487 41 57738 276 19060 91













TotalNFSR 85285 407 209521 1000












TotaNFSR 2214 1000 28864 1000 13960 1000 70 1000 1923 1000 3215 1000 0 1000 750 1000













SOSO 12202 19148 6803 440 3502 22968 6320

TotaNFSR 19042 1000 19038 1000 89076 1000 32140 1000 3020 1000 8487 1000 57738 1000 19060 1000



Store Type









TotalNFSR



m ~ m ~

21045 706 153486 912 1020 34 7125 42 7740 260 7740 46

29805 1000 168351 1000

5420 64 10660 51 2800 33 2800 13 1355 16 7378 35 2815 33 16775 80 12390 145 37613 180

550 06 10616 51 4995 59 19217 92 1500 18 3385 16 968 11 968 05

4510 53 6695 32 9124 107 10994 52 1200 14 1200 06 1710 20 2780 13 3700 43 4910 23

75 01 280 01 100 01 130 01

20419 239 26989 129

160 02 7770 37 2409 28 3184 15 623 07 883 04 3910 46 4085 19

0 00 486 02 1648 19 2148 10 783 09 903 04

0 00 0 oo 0 00 2284 11

786 09 4106 20 0 00 351 02

924 11 24042 11S 430 05 1310 06

11673 137 51552 246

7340 86 16965 81 3200 38 8063 38 1750 21 1750 08

0 00 0 00 1132 13 1132 05 2575 30 2625 13

0 00 0 00 15483 182 19290 92 410 05 3968 19 900 11 5388 26

32790 59181 282

85285 1000 209521 1000












TotalNFSR 454 02 26632 104 19843 77 155 01 1350 05 5967 23 150 01 0 00













TotalNFSR 5075 20 9742 38 69368 270 920 04 121117 471 6420 25 48490 189 10570 41




Store Type


Subtotal







TotalNFSR



1800 11 169965 1000 2190 142 15432 1000 7140 1000 7140 1000 11130 58 192537 1000

2740 413 6641 1000 1475 1000 1475 1000 515 77 6679 1000

lli5 J1amp 22698 1000 7585 202 37493 1000

380 23 16806 1000 630 32 19650 1000 370 18 20053 1000

3703 1000 3703 1000

2145 204 10535 1000 1870 437 4283 1000 925 894 1035 1000 1300 310 4190 1000

0 00 1965 1000 0 00 555 1000 Q 00 l 1000

6240 277 22563 1000

970 116 8338 1000 552 319 1732 1000 40 140 286 1000

2220 828 2680 1000 0 00 550 1000

550 401 1370 1000 1430 976 1465 1000 40 286 140 1000 0 00 154 1000

315 57 5556 1000 50 254 197 1000 60 02 36615 1000

465 285 1630 1000 6692 110 60713 1000

13045 756 17260 1000 5085 958 5306 1000 100 33 3050 1000 50 91 550 1000

1700 952 1785 1000 350 400 875 1000 50 602 83 1000

19120 464 41185 1000 100 26 3920 1000 280 148 1890 1000

39880 525 75904 1000

65480 255 256885 1000





I

Store Type Downtown








Q 0

00 1000

Q 150

00 1000

Q 0

00 1000

Q 750

00 1000

Q 1230

00 1000

Q 0

00 1000

Q 1860

00 1000

Q 3540

00 1000


Q 0

00 00

Q 8075

00 303

19843 19843

1000 1000

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 0

00 00



Q 400

00 88l

Q 7823

00 294

Q 0

00 00

Q 0

00 00

Q 100

00 74

Q 0

00 00

Q 0

00 00

Q 0

00 00


0 0

00 00

0 525

00 20

0 0

00 00

0 0

00 00

0 0

00 00

0 0

00 00

0 150

00 1000

0 0

00 00

Florist Subtotal

Q 54

00 119

Q 9452

00 355

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 455

00 76

Q 150

00 1000

Q 0

00 00


Q 0

00 Q 678

00 Q 0

00 Q 0

00 Q 1250

00 Q 0

00 Q 0

00 Q 0

00

TotaNFSR 454 1000 26632 1000 19843 1000 155 1000 1350 1000 5967 1000 150 1000 0 1000













3940 6355 12223 725 23076 4175 30490 5215

TotaINFSR 5075 1000 9742 1000 69368 1000 920 1000 121117 1000 6420 1000 48490 1000 10570 1000













TotaINFSR 65480 1000 256885 1000

APPENDIX C-4














4603 1000 2221 1000 1090 1000 1292 1000

APPENDIX C-5

HEAD OF HOUSEHOLD


Total Sample Size

00 00

455 751

ill 249 606 1000


00 00

231 745 79 255

310 1000


00 00

109 779

Jl 221 140 1000


00 00

115 737 41 263 156 1000

APPENDIX C-6


Total Sample Size




Average 243 234 243 259

APPENDIX C-7



Total Sample Size

00 00

10 17 55 92 74 123 105 175 129 215 228 379 601 1000


00 00

5 16 30 98 37 121 53 173 62 203

ill 389 306 1000


00 00

2 14 10 71 19 136 19 136 31 221 59 421

140 1000


00 00

3 19 15 97 18 116 33 213 36 232 50 323 155 1000

Excludes refusals

APPENDIX C-8


Total Sample Size

00 00


00 00


00 00


00 00


Total

200 42 11

285 11 34

583

333 70 18

474 18 57

1000

102 20 8

151 6 IO

297

333 65 26

493 20 33

1000

39 10 2

66 4 16

137

279 71 14

47l 29 114

1000

59 12 1

68 1

~ 149

38l 77 06

439 06 52

1000

Excludes refusals

1







Total

(Circle One) 1 2

2001 Popn

47000

1402 15272 1603 1853

20130

5422 18450 23872

91002

2006 Popn

48790

1541 16155 1618 1989

21303

5719 18599 24318

94411

2006

00

517

952 9983 1000 1229 13164

61 197 258

1000

No( )

2007 Quota

310

10 103 10

ll 135

36 118 155

600

Mr [ ] Mrs [ ] Miss [ ]


Address Date ___

Community



]PM [ ]PM


2













$ $

3










$ $


-11shy $


-13shy $

4

















5




















6



















7



$ $









$ $



$ $

8


$ $



Yes No

1 2




Yes No

1 2



Q 7(b) Location


(PLEASE SPECIFY)



Q 7(c) Amount Spent

$ $ $ $

$ $

ii) OTHER



$ $ $







9




Yes No 2









$ $ $ $ $ $ $ $

$ $



$ $ $ $ $ $ $ $ $ $ $ $ $ $

$ $

10


Yes No 2









BASIC DATA




$ $ $ $ $ $ $ $ $ $ $ $ $ $

$ $



1 2 3 4 5 6 7 (ormore) 8 (refused)



1

2

3

4

5

6

7

11


1

2

3

4

5

6

7



Study 2938 Company




QC - Out of area 1




BUSY 173

FAXMODEM 39


LANGUAGE 20


NO ANSWER 623




NOT IN SERVICE 1346



TOTAL ASKED 2948


REFUSAL RATE 7778

RESPONSE RATE 1231

TOTAL QUALIFIED 606

TOTAL TERMINATES 49





APPENDIXD


APPENDIXD


All Plates

reg 00


Inflow 443 243

Total 1823 1000




Inflow 68 242 74 213oo 20 147 111 308 79 212 91 280

Total 281 1000 348 1000 136 1000 360 1000 373 1000 325 1000


Ill-Ill gt CJ C 4(



I

a~ C deg t

- Icshy

33

I t-- I j

5

0

i QI

E0

0


+ N

1shy

~r _ r_






L--1 shyTrcleAreaa





0 5 10

kilometres


w~

_J- l

Octol 1 2007

N


bull 5811d- (11 OAo

4 (3 0 12 pl11)

__J 3 ( 0Ao 21 pl11)



0 Trllde Areas

--_Zo (M bullbull0)





oz 20shy

10 0 5

kilometres


Is

Octobelt 1 20()1




n l(1S0At 4S-)

Cl 2mo 1 11


u-TrldeAs





eu ZOMa 111 pliMM

-~middot

0 5 10

kilometres


N

+ I LlcenH Plaeo


bull hndCt10 117 )

CJ bull 1110ee_




I I -Trade Areas




01lO ZOOM 7~ shy

0 5 10

kilometres

1n M OAo)




i=-r-shymiddot1

~

Oo1ob4lt 1 2007

N


bull 6ond-(l~ 2)

tJ I C1 1 ~ U ptM)

D i (29 OAa 17 1A11IM)


bull 1ltbullDAI ) I

TredeArNs



o lltlo Z- Ot pleMO

0 5 10

kilometres

LI~Cenlt

Ociotir 1 2007

+ I License Pletes

by Oluemlnttlon Ar


cJ bull ia0At np1-)



I 1shyredeA1





--------I

5 10

KIiometres


fy

r - L I IHomeHbulld

II__ ~t~~

I l

----w-

-shyI

-

l f7

October 1 2007

--shy N




u 3(70AallpHllM)



J_

(

o -Trado Arus




Ovagtlltlo z-20 pl-

o_ ~ kllomoltN

I

)


l~ ) t_

_ _J


J_

V

N



-middotw11-Mart

f

LJ 3(10Aa21plotl

bull 2(100A20plol)

bull I (20 OAo 2t

ll-TredeAreaa


Zont Noni

(le shy In 3 DAio)


f_L

u ___ ~lometrn

-4shy











LBW LiquorBeerWine)








Assumptions


-5shy
















WELLAND TRADE AREA

ECONDARV 70HE NOR


-6shy














-7shy




HI



TOTAL

220490 sf 104624 sf 325114 sf

278970 sf 762912 sf 1041882 sf

123417 sf

87960 sf 270148 sf 358108 sf

113448 sf 268294 sf 60649 sf 19367 sf 558536 sf 238751 sf

3107566 sf



40 of total space



100 of total space



Welland Nodal

Vacancy

137 22 43 10 0 112 109 271 39 77






-8shy












-9shy








Capture

1000 1000 1000 1000 992 991 985 984 980 976 972 972 959 953 943 927

824 822 800 769 762 746

693 661 644 613 550 539

463 440 398 363 348

186 142

21 0 0 0

Outflow

00 00 00 00 08 09 15 16 20 24 28 28 41 47 57 73

176 178 200 231 238 254

307 339 356 387 450 461

537 560 602 637 652

814 858

979 1000 1000 1000

Spending

04 02 01 01

114 na 05 49 29 72 26 01 04

142 85 16

18 66 04 06 na 15

02 19 02 09 22 71

01 18 02 06

156

01 01

14 01 02 11


-10shy










-11shy










-12shy

Implications













-13shy














-14shy












-15shy


















-16shy











-17shy


















-18shy













-19shy












-20shy







Summary of Findings







-21shy












-22shy











-23shy











-24shy











-25shy











APRIL 28 2008

TABLE 1

















APRIL 28 2008

TABLE2



2007 2009 2010 2011 2013 2016


50660 $4595 $2328

51085 $4664 $2383

51935 $4805 $2495

52360 $4877 $2554

52785 $4950 $2613

53585 $5000 $2679

54785 $5000 $2739


22100 ~ $1190

22350 $5467 $1222

22850 $5632 $1287

23100 $5717 $1321

23350 $5802 $1355

23850 $5860 $1398

24600 $5860 $1442


25250 $4610 $1164

25350 $4679 $1186

25550 $4821 $1232

25650 $4893 $1255

25750 $4966 $1279

25950 $5016 $1302

26250 $5016 $1317

Trade Area $4682 $4791 $5014 $5129 $5247 $5378 $5497



TABLE3






Trade Area $3539 $3621 $3791 $3878 $3967 $4067 $4158



APRIL 28 2008

TABLE4




50660 $597

51085 $606

51935 $624

52360 $634

52785 $643

53585 $650

54785 $650



22100 $700

22350 $ill

22850 $732

23100 $743

23350 $754

23850 $762

24600 $762



25250 $599

25350 $608

25550 $626

25650 $636

25750 $645

25950 $652

26250 $652


Trade Area $608 $622 $652 $666 $682 $699 $714



TABLES






Trade Area $535 $547 $572 $585 $598 $612 $625



APRIL 28 2008

TABLE6




50660 $1855

51085 $1864

51935 $1883

52360 $1892

52785 $1902

53585 llill

54785



22100 $1895

22350 $1904

22850 $1924

23100 $1933

23350 $1943

23850 $1953

24600 $1953



25250 $1856

25350 $1865

25550 $1884

25650 $1893

25750 $1903

25950 $1912

26250 $1912


Trade Area $1827 $1851 $1899 $1923 $1948 $1986 $2029



TABLE7






Trade Area $251 $254 $260 $264 $267 $273 $279



APRIL 28 2008

TABLES




50660 $673

51085 $675

51935 $678

52360 $680

52785 $681

53585 $685

54785 $685



22100 $838

22350 $840

22850 $844

23100 $846

23350 $849

23850 $853

24600 $853



25250 $676

25350 $678

25550 $681

25650 $683

25750 $684

25950 $688

26250 $688


Trade Area $697 $704 $719 $727 $734 $749 $766



TABLE9




50660 $449

51085 $450

51935 $452

52360 $454

52785 $455

53585 $457

54785 $457



22100 $529

22350 $530

22850 $533

23100 $534

23350 $536

23850 $538

24600 $538



25250 $451

25350 $452

25550 $454

25650 $456

25750 $457

25950 $459

26250 $459


Trade Area $458 $463 $473 $478 $483 $492 $503



APRIL 28 2008

TABLE 10





2006 21)Jli 2007 2J1M 2007 2lfM 2007 2lfM



HAASfBA 61 64 90 55 108 5(YA 154 70A




TABLE 11





2006 2009+ 2009+ 2009+ 2009+ 2009+ 2009+



HAASfBA 61 100 65 110 60A 160 80A

HI 130 160 na 125 na 170 na

1000 1000 na 1000 na 1000 na



APRIL 28 2008

TABLE 12


IradeArea 2006 2007 2009 2010 2011 2013 2016


236 vs MGP 255 $549 $562 240


vs MGP 835 $505 $517

$599

$551

$613

$564

$627

$577

$643

$592

$657

$605


180 vs MGP 20 00o

185 Local Capture

664 vs MGP 52 00o

667

$1190

$214

$142

$1222

$220

$146

$1287

$238

$159

$1321

$244

$163

$1355

$251

$167

$1398

$259

$172

$1442

$267

$178


146 vs MGP 22 00o

150 Local Capture

745 VS MGP680o

750

$1164

$170

$127

$1186

$173

$129

$1232

$185

$139

$1255

$188

$141

$1279

$192

$144

$1302

$195

$146

$1317

$198

$148


Plus Inflow

225 215

$225 $230 $232 $238 $243 $243 $243






$569

$220

$210

$582

$225

$215

$616

$238

$227

$616

$238

$227

$616

$238

$227

$616

$238

$227

$616

$238

$227




APRIL 28 2008

TABLE 13


Trade Area 2006 2007 2009 2010 2011 2013 2016


475 VS MGP 580o $1106 $1132 500 VS MGP 585 $1248 $1277 $1306 $1340 $1370



576 VS MGP 625 $686 $704 580 VS MGP 630o $746 $766 $786 $811 $836



517 VS MGP 625 $602 $613 520 vs MGP630o $640 $653 $665 $677 $685






678282 sfGLA bull0


bull

$1511 $1547 $1547 $1547 $1547 $1547 $1547



nted sf GLA 0 0 0

0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878





APRIL 28 2008

TABLE 13 CONTINUED







$00

0 0 0

$71 35275 33595 32068

$81 40295 38377 36632

$91 45418 43255 41289

$100 50047 47664 45498

$108 54242 51659 49311



$00

0 0 0

$74 12259 11768 11316

$84 14003 13443 12926

$95 15783 15152 14569

$104 17392 16697 16054

$113 18850 18096 17400


213 215


$00

0 0 0

$65 25818 23471 21515

$74 29493 26812 24577

$83 33242 30220 27702

$92 36630 33300 30525

$99 39701 36091 33084



$44 21765 20247 18926

$50 24863 23128 21620

$56 28024 26069 24368

$62 30880 28726 26852

$67 33469 31134 29103



$00

0 0 0

$48 21348 19213 17467

$55 24387 21948 19953

$62 27487 24738 22489

$68 30289 27260 24782

$74 32827 29545 26859



APRIL 28 2008

TABLE 14(a)


2007 2009 2010 2011 2013 2016



0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878



0 Q

0

87000 43000 130000

87000 43000 130000

87000 43000 130000

87000 43000 130000

87000 43000 130000






Allocated Sq Ft

$225 per Sq Ft

$250 per Sq Ft

$275 per Sq Ft

$300 per Sq Ft

0 $00

155000 $349

155000

$388

155000

$426

155000

$426

155000

$465




APRIL 28 2008

TABLE 140)


2007 2009 2010 2011 2013 2016











0 $00

170000 $383

170000

$425

170000

$468

170000

$468

170000

$510




APRIL 28 2008

TABLE 14(c)


2007 2009 2010 2011 2013 2016










0 $00

185000 $416

185000

$463

185000

$509

185000

$509

185000

$555




APRIL 28 2008

TABLE 15


Trade Area 2006 2007 2009 2010 2011 2013 2016


90 VS MGP 55 $210 $214 100 VS MGP 65 $250 $255 $261 $268 $274


951 965

vs MGP 85 Oo

vs MGP 970o

$199 $204 $241 $246 $252 $259 $264


108 vs MGP 50o

110 vs MGP60o

$1190

$129

$1222

$132

$1287

$142

$1321

$145

$1355

$149

$1398

$154

$1442

$159


667 vs MGP 795

$83 $85 $94 $97 $99 $103 $106


154 VS MGP 70o

160 VS MGP 80o

$1164

$179

$1186

$183

$1232

$197

$1255

$201

$1279

$205

$1302

$208

$1317

$211


250 VS MGP 345

$17 $18 $49 $50 $51 $52 $53


Plus Inflow

165 vs MGP 166

200 $59 $61

$96 $98 $101 $101 $101




$359 $317 $317 $317 $317 $317 $317



0 0 0

15437 14334 13379

50233 46645 43535

53699 49863 46539

57236 53147 49604

60450 56132 52390

63409 58880 54955



APRIL 28 2008

TABLE 16


Trade Area 2006 2007 2009 2010 2011 2013 2016


199 160


800

$2328

$463

$202

$2383

$474

$207

$2495

$399

$319

$2554

$409

$327

$2613

$418

$334

$2679

$429

$343

$2739

$438

$351


136 125


450

$1190

$162

$53

$1222

$166

$54

$1287

$16l

$72

$132l

$165

$74

$1355

$169

$76

$1398

$175

$79

$1442

$180

$81


183 170


400

$1164

$213

$29

$1186

$217

$29

$1232

$209

$84

$1255

$213

$85

$1279

$217

$87

$1302

$22l

$89

$1317

$224

$90


Plus Inflow

200

185 $7l $73

$108 $110 $113 $113 $113




$354 $363 $363 $363 $363 $363 $363


Warranted sfGLA


0 0 0

0 0 0

110381 98116 88304

117082 104073 93665

123918 110150 99135

130138 115678 104110

135725 120645 108580




APRIL 28 2008

TABLE 17


Trade Area 2006 2007 2009 2010 2011 2013 2016


800 vs survey 913

805 Local Capture

991 990

$940

$752

$745

$952

$762

$755

$978

$787

$779

$991

$798

$790

$1004

$808

$800

$1024

$824

$816

$1047

$843

$835


800 vs survey 912

805 Local Capture

588 600

$419

$335

$197

$426

$341

$200

$440

$354

$212

$447

$359

$216

$454

$365

$219

$466

$375

$225

$480

$387

$232


780 vs survey 883

785 Local Capture

98 100

$469

$366

$36

$473

$369

$36

$481

$378

$38

$486

$381

$38

$490

$385

$38

$496

$390

$39

$502

$394

$39


Plus Inflow

165

165 $193 $196

$203 $206 $209 $209 $209



$538 sfGLA $1171

$1187 $1187 $1187 $1187 $1187 $1187


Warranted sfGLA

$475 $500 $525


0 0 0

0 0 0

9666 9183 8745

13206 12545 11948

16774 15936 15177

21510 20435 19462

26943 25595 24377




APRIL 28 2008

TABLE 18


2006 2007 2009 2010 2011 2013 2016




$322 275

$ 542

$326 275

$ 550 14

$302

245 $ 508

-62

$306

245 $ 515

-49

$310

245 $ 522

-36

$316

245 $ 532

-19

$322

245 $ 542

01


$187 160

$ 510

$190 160

$ 518 14

$160

130 $ 437

-144

$162

130 $ 443

-133

$165

130 $ 449

-121

$168

130 $ 457

-105

$171

130 $ 466

-87


$181 155

$ 489

$184 155

$ 496 14

$154

125 $ 416

-151

$156

125 $ 421

-139

$158

125 $ 427

-127

$161

125 $ 435

-112

$164

125 $ 443

-94


$199 170

$ 569

$202 170

$ 577 14

$173

140 $ 494

-133

$175

140 $ 501

-121

$177

140 $ 507

-109

$180

140 $ 516

-93

$184

140 $ 527

-75


$176 150

$ 543

$178 150

$ 550 14

$160

130 $ 495

-87

$162

130 $ 502

-75

$165

130 $ 509

-62

$168

130 $ 518

-46

$171

130 $ 528

-27


$105 90

$ 527

$107 90

$ 534 14

$99

80 $ 493

-64

$100

80 $ 500

-51

$101

80 $ 507

-36

$103

80 $ 516

-21

$105

80 $ 526

-02


$185 150

$ 462

$187 150

$ 469

$190 150

$ 475

$193 150

$ 483

$197 150

$ 493


1000

$1171 1000

$1187 1000

$1233 1000

$1250 1000

$1267 1000

$1289 1000

$1315


$531 $538 $473 $480 $486 $495 $505


APRIL 28 2008

TABLE 19


Trade Area 2006 2007 2009 2010 2011 2013 2016


200 195


$940

$188

$143

$952

$190

$145

$978

$191

$146

$99l

$193

$148

$1004

$196

$150

$1024

$200

$153

$1047

$204

$156


200 195


$419

$84

$26

$426

$85

$26

$440

$86

$26

$447

$87

$27

$454

$88

$27

$466

$91

$28

$480

$94

$29


220 215


$469

$103

$06

$473

$104

$06

$481

$103

$06

$486

$104

$06

$490

$105

$06

$496

$107

$06

$502

$108

$06


Plus Inflow

150 150

$31 $31 $31 $32 $32 $32 $32



$206 $209 $209 $209 $209 $209 $209



0 0 0

0 0 0

421 375 337

1835 1631 1468

3260 2897 2608

5173 4599 4139

7357 6539 5885



$197 $200 14

$200 18

$203 32

$206 45

$210 64

$214 85




APRIL 28 2008

TABLE20


IradeArea 2006 2007 2009 2010 2011 2013 2016


900 $121 $123 915 $128 $130 $132 $134 $137


350 $20 $20 350 $21 $21 $22 $22 $23


100 $06 $06 100 $06 $06 $06 $06 $06


Plus Inflow 150 $26 $26 150 $27 $28 $28 $28 $28






APRIL 28 2008

TABLE21


IradeArea 2006 2007 2009 2010 2011 2013 2016


900 $307 $310 900 $317 $320 $324 $330 $338


375 $69 $70 375 $72 $73 $74 $76 $79


250 $43 $43 250 $44 $44 $44 $45 $45


Plus Inflow 200 $105 $106 200 $108 $109 $11l $11l $111






APRIL 28 2008

TABLE22


IradeArea 2006 2007 2009 2010 2011 2013 2016


800 $182 $184 800 $188 $190 $192 $196 $200


200 $23 $24 200 $24 $25 $25 $26 $26


100 $1l $11 100 $12 $12 $12 $12 $12


Plus Inflow 100 $24 $24 100 $25 $25 $25 $25 $25






APRIL 28 2008

TABLE23



Sq Ft 2007

Sq Ft 2009

SqFt 2010

SqFt 2011

Sq Ft 2013

SqFt 2016



0 0 0

0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878



0 0 0

0 0 0

35275 33595 32068

40295 38377 36632

45418 43255 41289

50047 47664 45498

54242 51659 49311


0 0 0

0 0 0

12259 11768 11316

14003 13443 12926

15783 15152 14569

17392 16697 16054

18850 18096 17400


0 0 0

0 0 0

25818 23471 21515

29493 26812 24577

33242 30220 27702

36630 33300 30525

39701 36091 33084


21765 20247 18926

24863 23128 21620

28024 26069 24368

30880 28726 26852

33469 31134 29103


0 0 0

0 0 0

21348 19213 17467

24387 21948 19953

27487 24738 22489

30289 27260 24782

32827 29545 26859


0 0 0

0 0 0

50233 46645 43535

53699 49863 46539

57236 53147 49604

60450 56132 52390

63409 58880 54955


0 0 0

0 0 0

110381 98116 88304

117082 104073 93665

123918 110150 99135

130138 115678 104110

135725 120645 108580


0 0

0 0

9666 9183

13206 12545

16774 15936

21510 20435

26943 25595

$525 sfGLA 0 0 8745 11948 15177 19462 24377

APRIL 28 2008

TABLE 23 CONTINUED















APRIL 28 2008

TABLE24



2007 2009 2010 mu 2013 2016











APPENDIX A


APPENDIX A-1


fu) 1 2 3 4 5

All Classes


Income Quintile $10749 $17896 $21019 $27117 $45699

$27291

(x) Income

394 656 770 994 1674

100


NFSR 604 751 819 986 1463

100


REGRESSION EQUATION

y =a+ bx





(y2) FSR 944 972 930 1008 1091

100

APPENDIX A-2


2006

M 2006

ill 2006

fil 2006 Ql TOTAL

2006 PerQmita


D090

DIOO


54103 7923

62026

54115 7901

62016

52898 7656

60554

48103 6115

54218

209219 29595

238814

$1649 $233

$1882

llli Sl007

876

124

1000

876

124

1000


B030

B040

BOSO

B060



9017 5341 1297

10069 25724

8026 5331 1081 8341

22779

7310 4949 1249 8370

21878

33511 21969 4922

40750 101152

$264 $173 $39

$321 $797 178 155


Fl40

F 150


23259 7484

30743

16928 5597

22525

16873 5568

22441

12485 4008

16493

69545 22657 92202

$548

llZ2 $727 163 142

Gl70

Gl80


31204 25045 56249

21997 23154 45151

22403 24363 46766

17769 17867 35636

93373 90429

183802

$736 $713

$1449

165

160

324

143

139

282i

H 160

Hl90


Subtotal

11650 9514

21164

8865 859l

17456

8028 8533

16561

7589 7135

14724

36132 33773 69905

$285 $266 $551 123 107


Subtotal

6225 6297

12522

$49

~ $99

11

11

22

10

10

19

C070

C080


16758 3967

20725

18583 4748

23331

19832 4904

24736

12564 3268

15832

67737 16887 84624

$534 $133 $667

104

~ 130


566737 $4467 $125

$4342

1000


651361 $5134 $125

$5009

1000


$736$4467 = $7361$4342 = $736$5134 = $736$5009 =

165 170 143 147



Morgan estimate

APPENDIX A-3




11410046 4219410 $66836 282009 $24716 1000 1000 1000 1000 1000 1000Ontario






90719 26567 $75081 19947 $21987 890 990 930 959 903 922Trade Area



APPENDIX Ad


2006 2006 2006 2006 NFSR NFSR less 2006 2006 2006 2006 2006










5056 2594 2462

base 51 49

2066 1063 1003

base 51 49

1473 744 729

base 51 49








1768 5021

28 $ 66663

658 2060

31 $ 66295

564 1463

26 $ 66013



1768 1593

170

1659 68 32 10

Single detache

base 90 10

94 4 2 1

94

648 579

79

603 30 10 0

Single detache

base 89 12

93 5 2 0

94

569 498

71

515 38 22

0 Single detache

base 88 13

90 7 4 0

90





Counts


2006 Population

2001 Population






5719

2617

1773 322 148


128

1989

661

926 215

71


54

1618

628

295 548 213


51



-t

bullbull lt Igt

QtEo bull Cl


e 0

IE

E

t i

l

l i ~ ~ ci- shyi

N

~

~

lt 11 -- = i2~-i~

~ t- l

a Ir iJ ~ ~i


bullbull

li a ti

( ~ 0

TJI a

~ lI Ii ) C

bull ft

~ Llc

~

z 0 a 0 31

ttf jJ

I -2r-shyg

-shy k ~

L i

I ~

i

I

bull


~

f I l ~

Coneenlcn 5 Rd

-~~

IO((lti ~ I

M

fl ~

J

[bull




1 1 12 ~ ) 619 II l l Ill - d4 ~ ____ - shy -









e

Papal


QIN

f a

4 Co

~

l

j

i if

~ s Ill j

[76 n Ill l

1111 Ave Ill -l -

1-i

fillI l 4 fill

~ 0bull t

X

I i 15 RI

I

Ibull i

asll

ill

p~ Jr

J SRII

Rd

RIii

Iiibull

ll

-Rd

t 211 14

2

Foos Rd

n

ll

n

i Ill

0

j ll

n

3 Ill

n

3bull Ill

bull

Iii sect a


$i Rd

Memlt Rdbull

laquo Rdfii1


l7

21

a ~ w

Clara St

I

BanmRd a

ii ~bull

~ 0 1

0 C1e

12


Turner Rd

r 0

0 ~

53

bullibullbullD ~ z

l

APPENDIXB


APPENDIX BJ





Total Space

Marlltet ampGrocery

Spec Food

Subtotal FSR


Gen1 Morch

Pers1 Care 20-21

amp Access


ForistGift UsedMisc

Tires30 APA 29

Store NFSR

NFSR Space


Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC



Page I of IS

APPENDIX B1







Page2 of 15

APPENDIX BJ











Page3 of 15

APPENDIX BJ



Stud) ~

Total Space GIA

1-2 Super-Market

ampGrocery llLA

3-16

Spec Food GIA

Subtotal FSR GIA

25-26 Major2S


GIA

31-34 Other Gen1

Morch

GIA


20-21 GIA

3S-S1 Fashion

amp Access GIA



GIA llLA GIA llLA




GIA GIA

172-174 Rest amp

Fast Food Drinking

GIA


GIA

124-126 Bank Tnst

llLA

127-130 137-143 FIREamp

Prof(

Services GIA

131-136 144-IS9 175-183 Other

Services GIA


160-171 201-203

Other Space NEC GIA


30 125 144 60 62 126 183 173 172 173 175 173

8000 4000 4000 25600 8960 1728 1080 4600 4400 2300 4600 6200

25600 8960

8000 8000

25600 8960

8000

25600 8960

4600 4400 2300

6200

4000

1728

4000

1080

4600


125 92 152 3

185 38 173

2700 2160 1670 1000 1320 2400 3000

1000 1000

2400

2160 2160

2400

2160

2400 3000

1320

2700

1670


114 172 169

6900 6400 28000

6900 6400

28000


137 116 153 145

1500 1500 1500 1500

1500 1500

1500 1500


15 20 ISO 3

200 39 73 58

3000 1440 1200 2160 600 900 900

3000

2160 2160

1440

900

3000

900 3000

3000 1440

900 900

3000

3000 1440

900 900

3000

1200

3500



187 3 7

102

1000 3000 1000 2500

3000 1000

3000 1000

2500 2500 2500

1000



138 201 189 185

1400 2000 1500 600

1500 600

1400 9800



127 192 173 63 102 130 185 13

1800 600

1080 4800 2300 1150 1150 1150 1150 1150

4800 2300

4800 2300

4800 2300

1080 600

1150

1800

1150

6720

Page4 of IS

APPENDIX BJ





Total Space

Marlltct ampGrocery

Spec Food

Subtotal FSR


Gen1 Menh

Pers1 Care 20-21

amp Access


ForistGift UsedMisc

Tiros30 NPA 29

Store NFSR

NFSR Space


Fast Food Drinking

Personal Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC







Pages ofS

APPENDIX BJ




~

Total Space

OLA

1-2 Super-

Marlltet ampGrocciy

OLA

3-16

Spec Food

OLA

Subtotal FSR

OLA

25-26 Major25


OLA

31-34 Other Gen1

Morch

OLA


Pers1 Care 20-21

OLA

35-57 Fashion

amp Access

OLA




OLA OLA OLA OLA

Total NFSR Space

OLA



OLA OLA

172-174 Rest amp

Fast Food Drinking

OLA


OLA

124-126 Bank Trust

OLA

127-130 137-143 FIREamp

Prort Services

OLA

131-136 144-159 175-183

Other Services

OLA

200

Vacant Space OLA

160-171 201-203

Other Space NEC

OLA


107 172 153

3600 3200 9000

83167 36697 0 36697 0 0 9820 0 1200

3600

3600 0

3600

14620

3600

14620 0 1200

3200

3200 1000 0 1200 9000

21650 3600 0



1 17 153 138 150 155

32364 9179 2786 1841 1922 3120

32364 32364 9179 9179 9179

1841 2786

1922 3120



3 173 194 87

200 174 143

2600 1200 600 220

1080 2000 2200

2600 2600

220 220 220

1200

2000

600

2200

1080



3 93 173 185 184 152 138 202 173 178 153

1800 2200 1600 900 900

1200 2600 1280 600

1200 4000

1800 1800 2200 2200 2200

1600

600

900 900

2600 1200

1200 4000

1280



153 113 173 48 150

800 800 800 800

2100 800

800 800

800

800

800 800

800

2100



191 153 56

2560 1280 1280 1280 1280 1280

2560 1280




173 184 113 3

185

400 150 150

2400 600

2400 2400 150 150 150

400 150

600

30 30 30 30 30



172 4

185 189 3

1920 1920 1200 1200 1600

1920

1600

1920

1600

1920

1200 1200

Page6 ofl5

APPENDIX BJ





Total Space

Marlcet ampGrocery

Spec Food

Subtotal FSR


Gen1 Mcrcb

Pcn1 Caro 20-21

amp Access


ForistGift UsedMisc

Tires30 APA 29

Store NFSR

NfSR Space


Fast Food Drinking

Personal Scviccs

Bank Trust

Pron Services

Other Services

Vacant Space

Space NEC





Page7 of IS

AfllrilllX DI





Total Space

Market ampGroceiy

Spec Food

Subtotal FSR


Gcn1 Mcnh

Pcrs1 Care 20-21

amp Access


ForistGift UsedMisc

Tires30 NPA 29

Store NFSR

NFSR Space


Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC





Page 8 of 15

APPENDIX UJ








Page9 of 15

APPENDIX BJ






Pago IQ of IS

APPENDIX BJ











Page 11 of IS

APPENDIX BJ









Page 12 of IS

APPENDJXJH




Total Space

Market ampGrocey

Spec Food

Subtotal FSR


Gen1 Moreb

Pers1 Can 20-21

amp Access


NFSR Space


Fast Food Drinking

Personal Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC





Page 13 of 15

APPENDIX BJ









Page 14 of 15

APPENDIX BI







SUMMARY BY NODE


() 00 00o 17 17 303 72 45 208 31 52 00o 408 711 00o 00o 0o 19 17 05 22 137 63


() 100o () 31 139 00o 00 05 10o 188 90o 108 401 401 23 07 136 23 40o 33 95 22 82


(o) 100o 441 00o 441 00o 00o 118 00o 14 43 00o 176 176 00o 14 38 12 00o 14 260o 43 00


(o) I00o 293 93 386 00o 14 83 19 00o 30o 00o 147 147 00o 00o 120 73 14 60o 177 10o 12


(o) 100o 00 00o 00 00o 522 75 47 00o 72 00o 715 715 00o 56 35 40o 34 18 02 0) 00


(o) 00o 00 16 16 00o 00o 14 12 40o 56 00o 123 123 J 7 00o 86 34 25 90o 178 112 298


(o) I 00o 189 09 198 00o 105 00o 16 06 24 00o 151 151 26 34 16 29 24 21 49 09 341


(o) I 00o 266 00o 266 00o 00o 153 00 30o 46 00o 229 229 00o 25 92 06 26 18 00o 271 66


() 00o 22 64 85 [44 00o 18 06 32 54 28 138 282 93 00o 116 31 04 30o 54 39 266


() 00o 71 34 105 90o 32 31 41 57 58 27 246 335 40 06 86 28 20o 37 87 77 80o

Page IS of IS

APPENDIXC


Acronyms














TotalNFSR 8951 17 125816 244 58457 113 8656 17 14359 28 29803 58 10306 20 2520 05








Q 0

QQ 00

Q 0

QQ 00

illi1 111683

222 919

Q 0

QQ 00

Q 70

QQ 01

1ll 1040

Q2 09

~ 8690

06 71

2Q 70

QQ 01






TotalNFSR 60143 117 70484 137 389495 755 10010 19 8940 17 8700 17 86403 167 12600 24




Store Type


Subtotal







TotalNFSR



720 02 363825 1000 1980 160 12411 1000

22215 1000 22215 1000 24915 63 398451 1000

6085 178 34241 1000 2875 1000 2875 1000 350 14 25490 1000 12 M 58947 1000 9800 81 121553 1000

385 10 37097 1000 1755 40 43803 1000 40 15 2743 1000

5790 1000 5790 1000

4440 397 11195 1000 3255 339 9605 1000 1180 975 1210 1000 1845 232 7941 1000

0 00 1900 1000 175 814 215 1000 740 602 1230 1000

11635 349 33296 1000

0 00 14813 1000 1777 387 4590 1000 260 307 846 1000 20 28 708 1000

2040 637 3205 1000 390 129 3015 1000 605 858 705 1000 0 00 35 1000

600 73 8177 1000 1370 151 9076 1000

0 00 943 1000 2670 37 73056 1000

Q 00 1902 1000 9732 80 121071 1000

15473 424 36493 1000 6750 912 7405 1000 75 41 1825 1000 0 00 35 1000

345 356 970 1000 238 505 471 1000 600 1000 600 1000

44340 550 80691 1000 250 19 13170 1000 495 54 9135 1000

68566 455 150795 1000

107703 209 516148 1000












TotalNFSR 8951 1000 125816 1000 58457 1000 8656 1000 14359 1000 29803 1000 10306 1000 2520 1000













18620 35359 67384 8845 6000 6235 52186 10145 TotalNFSR 60143 1000 70484 1000 389495 1000 10010 1000 8940 1000 8700 1000 86403 1000 12600 1000




Store Type


Subtotal







TotaINFSR


Outflow Locations

w 00 w 00

720 29 363825 913 1980 79 12411 31

22215 892 22215 56 24915 1000 398451 1000

6085 56 34241 66 2875 27 2875 06 350 03 25490 49 490 05 58947 114

9800 91 121553 236

385 04 37097 72 1755 16 43803 85 40 00 2743 05

5790 54 5790 11

4440 41 11195 22 3255 30 9605 19 1180 11 1210 02 1845 17 7941 15

0 00 1900 04 175 02 215 00 740 07 1230 02

11635 108 33296 65

0 00 14813 29 1777 16 4590 09 260 02 846 02 20 00 708 01

2040 19 3205 06 390 04 3015 06 605 06 705 01 0 00 35 00

600 06 8177 16 1370 13 9076 18

0 00 943 02 2670 25 73056 142

Q 00 1902 04 9732 90 121071 235

15473 144 36493 71 6750 63 7405 14

75 01 1825 04 0 00 35 00

345 03 970 02 238 02 471 01 600 06 600 01

44340 412 80691 156 250 02 13170 26 495 05 9135 18

68566 150795 292

107703 1000 516148 1000







Q 0

M 00

Q 0

00 00

Q 0

00 00

Q 3210

00 19

Q 15180

00 90

Q 0

00 00

Q 25455

00 151

Q 13680

00 81


Q 0

M 00

Q 11033

M 293

m 13960

w 371

Q 0

M 00

Q 0

M 00

Q 0

M 00

Q 0

M 00

Q 0

M 00



Q 0

M 00

dQ 5245

231 194

Q 0

00 00

Q 0

00 00

Q 200

00 07

Q 0

00 00

Q 0

00 00

Q 0

00 00


Q 2214

00 43

Q 11011

00 214

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 605

00 12

Q 0

00 00

Q 750

00 15


Q 0

00 00

Q 173

00 03

Q 0

00 00

Q 0

00 00

Q 1723

00 29

Q 0

00 00

Q 0

00 00

Q 0

00 00

TotalNFSR 2214 11 28864 138 13960 67 70 00 1923 09 3215 15 0 00 750 04













TotalNFSR 19042 91 19038 91 89076 425 32140 153 3020 14 8487 41 57738 276 19060 91













TotalNFSR 85285 407 209521 1000












TotaNFSR 2214 1000 28864 1000 13960 1000 70 1000 1923 1000 3215 1000 0 1000 750 1000













SOSO 12202 19148 6803 440 3502 22968 6320

TotaNFSR 19042 1000 19038 1000 89076 1000 32140 1000 3020 1000 8487 1000 57738 1000 19060 1000



Store Type









TotalNFSR



m ~ m ~

21045 706 153486 912 1020 34 7125 42 7740 260 7740 46

29805 1000 168351 1000

5420 64 10660 51 2800 33 2800 13 1355 16 7378 35 2815 33 16775 80 12390 145 37613 180

550 06 10616 51 4995 59 19217 92 1500 18 3385 16 968 11 968 05

4510 53 6695 32 9124 107 10994 52 1200 14 1200 06 1710 20 2780 13 3700 43 4910 23

75 01 280 01 100 01 130 01

20419 239 26989 129

160 02 7770 37 2409 28 3184 15 623 07 883 04 3910 46 4085 19

0 00 486 02 1648 19 2148 10 783 09 903 04

0 00 0 oo 0 00 2284 11

786 09 4106 20 0 00 351 02

924 11 24042 11S 430 05 1310 06

11673 137 51552 246

7340 86 16965 81 3200 38 8063 38 1750 21 1750 08

0 00 0 00 1132 13 1132 05 2575 30 2625 13

0 00 0 00 15483 182 19290 92 410 05 3968 19 900 11 5388 26

32790 59181 282

85285 1000 209521 1000












TotalNFSR 454 02 26632 104 19843 77 155 01 1350 05 5967 23 150 01 0 00













TotalNFSR 5075 20 9742 38 69368 270 920 04 121117 471 6420 25 48490 189 10570 41




Store Type


Subtotal







TotalNFSR



1800 11 169965 1000 2190 142 15432 1000 7140 1000 7140 1000 11130 58 192537 1000

2740 413 6641 1000 1475 1000 1475 1000 515 77 6679 1000

lli5 J1amp 22698 1000 7585 202 37493 1000

380 23 16806 1000 630 32 19650 1000 370 18 20053 1000

3703 1000 3703 1000

2145 204 10535 1000 1870 437 4283 1000 925 894 1035 1000 1300 310 4190 1000

0 00 1965 1000 0 00 555 1000 Q 00 l 1000

6240 277 22563 1000

970 116 8338 1000 552 319 1732 1000 40 140 286 1000

2220 828 2680 1000 0 00 550 1000

550 401 1370 1000 1430 976 1465 1000 40 286 140 1000 0 00 154 1000

315 57 5556 1000 50 254 197 1000 60 02 36615 1000

465 285 1630 1000 6692 110 60713 1000

13045 756 17260 1000 5085 958 5306 1000 100 33 3050 1000 50 91 550 1000

1700 952 1785 1000 350 400 875 1000 50 602 83 1000

19120 464 41185 1000 100 26 3920 1000 280 148 1890 1000

39880 525 75904 1000

65480 255 256885 1000





I

Store Type Downtown








Q 0

00 1000

Q 150

00 1000

Q 0

00 1000

Q 750

00 1000

Q 1230

00 1000

Q 0

00 1000

Q 1860

00 1000

Q 3540

00 1000


Q 0

00 00

Q 8075

00 303

19843 19843

1000 1000

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 0

00 00



Q 400

00 88l

Q 7823

00 294

Q 0

00 00

Q 0

00 00

Q 100

00 74

Q 0

00 00

Q 0

00 00

Q 0

00 00


0 0

00 00

0 525

00 20

0 0

00 00

0 0

00 00

0 0

00 00

0 0

00 00

0 150

00 1000

0 0

00 00

Florist Subtotal

Q 54

00 119

Q 9452

00 355

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 455

00 76

Q 150

00 1000

Q 0

00 00


Q 0

00 Q 678

00 Q 0

00 Q 0

00 Q 1250

00 Q 0

00 Q 0

00 Q 0

00

TotaNFSR 454 1000 26632 1000 19843 1000 155 1000 1350 1000 5967 1000 150 1000 0 1000













3940 6355 12223 725 23076 4175 30490 5215

TotaINFSR 5075 1000 9742 1000 69368 1000 920 1000 121117 1000 6420 1000 48490 1000 10570 1000













TotaINFSR 65480 1000 256885 1000

APPENDIX C-4














4603 1000 2221 1000 1090 1000 1292 1000

APPENDIX C-5

HEAD OF HOUSEHOLD


Total Sample Size

00 00

455 751

ill 249 606 1000


00 00

231 745 79 255

310 1000


00 00

109 779

Jl 221 140 1000


00 00

115 737 41 263 156 1000

APPENDIX C-6


Total Sample Size




Average 243 234 243 259

APPENDIX C-7



Total Sample Size

00 00

10 17 55 92 74 123 105 175 129 215 228 379 601 1000


00 00

5 16 30 98 37 121 53 173 62 203

ill 389 306 1000


00 00

2 14 10 71 19 136 19 136 31 221 59 421

140 1000


00 00

3 19 15 97 18 116 33 213 36 232 50 323 155 1000

Excludes refusals

APPENDIX C-8


Total Sample Size

00 00


00 00


00 00


00 00


Total

200 42 11

285 11 34

583

333 70 18

474 18 57

1000

102 20 8

151 6 IO

297

333 65 26

493 20 33

1000

39 10 2

66 4 16

137

279 71 14

47l 29 114

1000

59 12 1

68 1

~ 149

38l 77 06

439 06 52

1000

Excludes refusals

1







Total

(Circle One) 1 2

2001 Popn

47000

1402 15272 1603 1853

20130

5422 18450 23872

91002

2006 Popn

48790

1541 16155 1618 1989

21303

5719 18599 24318

94411

2006

00

517

952 9983 1000 1229 13164

61 197 258

1000

No( )

2007 Quota

310

10 103 10

ll 135

36 118 155

600

Mr [ ] Mrs [ ] Miss [ ]


Address Date ___

Community



]PM [ ]PM


2













$ $

3










$ $


-11shy $


-13shy $

4

















5




















6



















7



$ $









$ $



$ $

8


$ $



Yes No

1 2




Yes No

1 2



Q 7(b) Location


(PLEASE SPECIFY)



Q 7(c) Amount Spent

$ $ $ $

$ $

ii) OTHER



$ $ $







9




Yes No 2









$ $ $ $ $ $ $ $

$ $



$ $ $ $ $ $ $ $ $ $ $ $ $ $

$ $

10


Yes No 2









BASIC DATA




$ $ $ $ $ $ $ $ $ $ $ $ $ $

$ $



1 2 3 4 5 6 7 (ormore) 8 (refused)



1

2

3

4

5

6

7

11


1

2

3

4

5

6

7



Study 2938 Company




QC - Out of area 1




BUSY 173

FAXMODEM 39


LANGUAGE 20


NO ANSWER 623




NOT IN SERVICE 1346



TOTAL ASKED 2948


REFUSAL RATE 7778

RESPONSE RATE 1231

TOTAL QUALIFIED 606

TOTAL TERMINATES 49





APPENDIXD


APPENDIXD


All Plates

reg 00


Inflow 443 243

Total 1823 1000




Inflow 68 242 74 213oo 20 147 111 308 79 212 91 280

Total 281 1000 348 1000 136 1000 360 1000 373 1000 325 1000


Ill-Ill gt CJ C 4(



I

a~ C deg t

- Icshy

33

I t-- I j

5

0

i QI

E0

0


+ N

1shy

~r _ r_






L--1 shyTrcleAreaa





0 5 10

kilometres


w~

_J- l

Octol 1 2007

N


bull 5811d- (11 OAo

4 (3 0 12 pl11)

__J 3 ( 0Ao 21 pl11)



0 Trllde Areas

--_Zo (M bullbull0)





oz 20shy

10 0 5

kilometres


Is

Octobelt 1 20()1




n l(1S0At 4S-)

Cl 2mo 1 11


u-TrldeAs





eu ZOMa 111 pliMM

-~middot

0 5 10

kilometres


N

+ I LlcenH Plaeo


bull hndCt10 117 )

CJ bull 1110ee_




I I -Trade Areas




01lO ZOOM 7~ shy

0 5 10

kilometres

1n M OAo)




i=-r-shymiddot1

~

Oo1ob4lt 1 2007

N


bull 6ond-(l~ 2)

tJ I C1 1 ~ U ptM)

D i (29 OAa 17 1A11IM)


bull 1ltbullDAI ) I

TredeArNs



o lltlo Z- Ot pleMO

0 5 10

kilometres

LI~Cenlt

Ociotir 1 2007

+ I License Pletes

by Oluemlnttlon Ar


cJ bull ia0At np1-)



I 1shyredeA1





--------I

5 10

KIiometres


fy

r - L I IHomeHbulld

II__ ~t~~

I l

----w-

-shyI

-

l f7

October 1 2007

--shy N




u 3(70AallpHllM)



J_

(

o -Trado Arus




Ovagtlltlo z-20 pl-

o_ ~ kllomoltN

I

)


l~ ) t_

_ _J


J_

V

N



-middotw11-Mart

f

LJ 3(10Aa21plotl

bull 2(100A20plol)

bull I (20 OAo 2t

ll-TredeAreaa


Zont Noni

(le shy In 3 DAio)


f_L

u ___ ~lometrn

-5shy
















WELLAND TRADE AREA

ECONDARV 70HE NOR


-6shy














-7shy




HI



TOTAL

220490 sf 104624 sf 325114 sf

278970 sf 762912 sf 1041882 sf

123417 sf

87960 sf 270148 sf 358108 sf

113448 sf 268294 sf 60649 sf 19367 sf 558536 sf 238751 sf

3107566 sf



40 of total space



100 of total space



Welland Nodal

Vacancy

137 22 43 10 0 112 109 271 39 77






-8shy












-9shy








Capture

1000 1000 1000 1000 992 991 985 984 980 976 972 972 959 953 943 927

824 822 800 769 762 746

693 661 644 613 550 539

463 440 398 363 348

186 142

21 0 0 0

Outflow

00 00 00 00 08 09 15 16 20 24 28 28 41 47 57 73

176 178 200 231 238 254

307 339 356 387 450 461

537 560 602 637 652

814 858

979 1000 1000 1000

Spending

04 02 01 01

114 na 05 49 29 72 26 01 04

142 85 16

18 66 04 06 na 15

02 19 02 09 22 71

01 18 02 06

156

01 01

14 01 02 11


-10shy










-11shy










-12shy

Implications













-13shy














-14shy












-15shy


















-16shy











-17shy


















-18shy













-19shy












-20shy







Summary of Findings







-21shy












-22shy











-23shy











-24shy











-25shy











APRIL 28 2008

TABLE 1

















APRIL 28 2008

TABLE2



2007 2009 2010 2011 2013 2016


50660 $4595 $2328

51085 $4664 $2383

51935 $4805 $2495

52360 $4877 $2554

52785 $4950 $2613

53585 $5000 $2679

54785 $5000 $2739


22100 ~ $1190

22350 $5467 $1222

22850 $5632 $1287

23100 $5717 $1321

23350 $5802 $1355

23850 $5860 $1398

24600 $5860 $1442


25250 $4610 $1164

25350 $4679 $1186

25550 $4821 $1232

25650 $4893 $1255

25750 $4966 $1279

25950 $5016 $1302

26250 $5016 $1317

Trade Area $4682 $4791 $5014 $5129 $5247 $5378 $5497



TABLE3






Trade Area $3539 $3621 $3791 $3878 $3967 $4067 $4158



APRIL 28 2008

TABLE4




50660 $597

51085 $606

51935 $624

52360 $634

52785 $643

53585 $650

54785 $650



22100 $700

22350 $ill

22850 $732

23100 $743

23350 $754

23850 $762

24600 $762



25250 $599

25350 $608

25550 $626

25650 $636

25750 $645

25950 $652

26250 $652


Trade Area $608 $622 $652 $666 $682 $699 $714



TABLES






Trade Area $535 $547 $572 $585 $598 $612 $625



APRIL 28 2008

TABLE6




50660 $1855

51085 $1864

51935 $1883

52360 $1892

52785 $1902

53585 llill

54785



22100 $1895

22350 $1904

22850 $1924

23100 $1933

23350 $1943

23850 $1953

24600 $1953



25250 $1856

25350 $1865

25550 $1884

25650 $1893

25750 $1903

25950 $1912

26250 $1912


Trade Area $1827 $1851 $1899 $1923 $1948 $1986 $2029



TABLE7






Trade Area $251 $254 $260 $264 $267 $273 $279



APRIL 28 2008

TABLES




50660 $673

51085 $675

51935 $678

52360 $680

52785 $681

53585 $685

54785 $685



22100 $838

22350 $840

22850 $844

23100 $846

23350 $849

23850 $853

24600 $853



25250 $676

25350 $678

25550 $681

25650 $683

25750 $684

25950 $688

26250 $688


Trade Area $697 $704 $719 $727 $734 $749 $766



TABLE9




50660 $449

51085 $450

51935 $452

52360 $454

52785 $455

53585 $457

54785 $457



22100 $529

22350 $530

22850 $533

23100 $534

23350 $536

23850 $538

24600 $538



25250 $451

25350 $452

25550 $454

25650 $456

25750 $457

25950 $459

26250 $459


Trade Area $458 $463 $473 $478 $483 $492 $503



APRIL 28 2008

TABLE 10





2006 21)Jli 2007 2J1M 2007 2lfM 2007 2lfM



HAASfBA 61 64 90 55 108 5(YA 154 70A




TABLE 11





2006 2009+ 2009+ 2009+ 2009+ 2009+ 2009+



HAASfBA 61 100 65 110 60A 160 80A

HI 130 160 na 125 na 170 na

1000 1000 na 1000 na 1000 na



APRIL 28 2008

TABLE 12


IradeArea 2006 2007 2009 2010 2011 2013 2016


236 vs MGP 255 $549 $562 240


vs MGP 835 $505 $517

$599

$551

$613

$564

$627

$577

$643

$592

$657

$605


180 vs MGP 20 00o

185 Local Capture

664 vs MGP 52 00o

667

$1190

$214

$142

$1222

$220

$146

$1287

$238

$159

$1321

$244

$163

$1355

$251

$167

$1398

$259

$172

$1442

$267

$178


146 vs MGP 22 00o

150 Local Capture

745 VS MGP680o

750

$1164

$170

$127

$1186

$173

$129

$1232

$185

$139

$1255

$188

$141

$1279

$192

$144

$1302

$195

$146

$1317

$198

$148


Plus Inflow

225 215

$225 $230 $232 $238 $243 $243 $243






$569

$220

$210

$582

$225

$215

$616

$238

$227

$616

$238

$227

$616

$238

$227

$616

$238

$227

$616

$238

$227




APRIL 28 2008

TABLE 13


Trade Area 2006 2007 2009 2010 2011 2013 2016


475 VS MGP 580o $1106 $1132 500 VS MGP 585 $1248 $1277 $1306 $1340 $1370



576 VS MGP 625 $686 $704 580 VS MGP 630o $746 $766 $786 $811 $836



517 VS MGP 625 $602 $613 520 vs MGP630o $640 $653 $665 $677 $685






678282 sfGLA bull0


bull

$1511 $1547 $1547 $1547 $1547 $1547 $1547



nted sf GLA 0 0 0

0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878





APRIL 28 2008

TABLE 13 CONTINUED







$00

0 0 0

$71 35275 33595 32068

$81 40295 38377 36632

$91 45418 43255 41289

$100 50047 47664 45498

$108 54242 51659 49311



$00

0 0 0

$74 12259 11768 11316

$84 14003 13443 12926

$95 15783 15152 14569

$104 17392 16697 16054

$113 18850 18096 17400


213 215


$00

0 0 0

$65 25818 23471 21515

$74 29493 26812 24577

$83 33242 30220 27702

$92 36630 33300 30525

$99 39701 36091 33084



$44 21765 20247 18926

$50 24863 23128 21620

$56 28024 26069 24368

$62 30880 28726 26852

$67 33469 31134 29103



$00

0 0 0

$48 21348 19213 17467

$55 24387 21948 19953

$62 27487 24738 22489

$68 30289 27260 24782

$74 32827 29545 26859



APRIL 28 2008

TABLE 14(a)


2007 2009 2010 2011 2013 2016



0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878



0 Q

0

87000 43000 130000

87000 43000 130000

87000 43000 130000

87000 43000 130000

87000 43000 130000






Allocated Sq Ft

$225 per Sq Ft

$250 per Sq Ft

$275 per Sq Ft

$300 per Sq Ft

0 $00

155000 $349

155000

$388

155000

$426

155000

$426

155000

$465




APRIL 28 2008

TABLE 140)


2007 2009 2010 2011 2013 2016











0 $00

170000 $383

170000

$425

170000

$468

170000

$468

170000

$510




APRIL 28 2008

TABLE 14(c)


2007 2009 2010 2011 2013 2016










0 $00

185000 $416

185000

$463

185000

$509

185000

$509

185000

$555




APRIL 28 2008

TABLE 15


Trade Area 2006 2007 2009 2010 2011 2013 2016


90 VS MGP 55 $210 $214 100 VS MGP 65 $250 $255 $261 $268 $274


951 965

vs MGP 85 Oo

vs MGP 970o

$199 $204 $241 $246 $252 $259 $264


108 vs MGP 50o

110 vs MGP60o

$1190

$129

$1222

$132

$1287

$142

$1321

$145

$1355

$149

$1398

$154

$1442

$159


667 vs MGP 795

$83 $85 $94 $97 $99 $103 $106


154 VS MGP 70o

160 VS MGP 80o

$1164

$179

$1186

$183

$1232

$197

$1255

$201

$1279

$205

$1302

$208

$1317

$211


250 VS MGP 345

$17 $18 $49 $50 $51 $52 $53


Plus Inflow

165 vs MGP 166

200 $59 $61

$96 $98 $101 $101 $101




$359 $317 $317 $317 $317 $317 $317



0 0 0

15437 14334 13379

50233 46645 43535

53699 49863 46539

57236 53147 49604

60450 56132 52390

63409 58880 54955



APRIL 28 2008

TABLE 16


Trade Area 2006 2007 2009 2010 2011 2013 2016


199 160


800

$2328

$463

$202

$2383

$474

$207

$2495

$399

$319

$2554

$409

$327

$2613

$418

$334

$2679

$429

$343

$2739

$438

$351


136 125


450

$1190

$162

$53

$1222

$166

$54

$1287

$16l

$72

$132l

$165

$74

$1355

$169

$76

$1398

$175

$79

$1442

$180

$81


183 170


400

$1164

$213

$29

$1186

$217

$29

$1232

$209

$84

$1255

$213

$85

$1279

$217

$87

$1302

$22l

$89

$1317

$224

$90


Plus Inflow

200

185 $7l $73

$108 $110 $113 $113 $113




$354 $363 $363 $363 $363 $363 $363


Warranted sfGLA


0 0 0

0 0 0

110381 98116 88304

117082 104073 93665

123918 110150 99135

130138 115678 104110

135725 120645 108580




APRIL 28 2008

TABLE 17


Trade Area 2006 2007 2009 2010 2011 2013 2016


800 vs survey 913

805 Local Capture

991 990

$940

$752

$745

$952

$762

$755

$978

$787

$779

$991

$798

$790

$1004

$808

$800

$1024

$824

$816

$1047

$843

$835


800 vs survey 912

805 Local Capture

588 600

$419

$335

$197

$426

$341

$200

$440

$354

$212

$447

$359

$216

$454

$365

$219

$466

$375

$225

$480

$387

$232


780 vs survey 883

785 Local Capture

98 100

$469

$366

$36

$473

$369

$36

$481

$378

$38

$486

$381

$38

$490

$385

$38

$496

$390

$39

$502

$394

$39


Plus Inflow

165

165 $193 $196

$203 $206 $209 $209 $209



$538 sfGLA $1171

$1187 $1187 $1187 $1187 $1187 $1187


Warranted sfGLA

$475 $500 $525


0 0 0

0 0 0

9666 9183 8745

13206 12545 11948

16774 15936 15177

21510 20435 19462

26943 25595 24377




APRIL 28 2008

TABLE 18


2006 2007 2009 2010 2011 2013 2016




$322 275

$ 542

$326 275

$ 550 14

$302

245 $ 508

-62

$306

245 $ 515

-49

$310

245 $ 522

-36

$316

245 $ 532

-19

$322

245 $ 542

01


$187 160

$ 510

$190 160

$ 518 14

$160

130 $ 437

-144

$162

130 $ 443

-133

$165

130 $ 449

-121

$168

130 $ 457

-105

$171

130 $ 466

-87


$181 155

$ 489

$184 155

$ 496 14

$154

125 $ 416

-151

$156

125 $ 421

-139

$158

125 $ 427

-127

$161

125 $ 435

-112

$164

125 $ 443

-94


$199 170

$ 569

$202 170

$ 577 14

$173

140 $ 494

-133

$175

140 $ 501

-121

$177

140 $ 507

-109

$180

140 $ 516

-93

$184

140 $ 527

-75


$176 150

$ 543

$178 150

$ 550 14

$160

130 $ 495

-87

$162

130 $ 502

-75

$165

130 $ 509

-62

$168

130 $ 518

-46

$171

130 $ 528

-27


$105 90

$ 527

$107 90

$ 534 14

$99

80 $ 493

-64

$100

80 $ 500

-51

$101

80 $ 507

-36

$103

80 $ 516

-21

$105

80 $ 526

-02


$185 150

$ 462

$187 150

$ 469

$190 150

$ 475

$193 150

$ 483

$197 150

$ 493


1000

$1171 1000

$1187 1000

$1233 1000

$1250 1000

$1267 1000

$1289 1000

$1315


$531 $538 $473 $480 $486 $495 $505


APRIL 28 2008

TABLE 19


Trade Area 2006 2007 2009 2010 2011 2013 2016


200 195


$940

$188

$143

$952

$190

$145

$978

$191

$146

$99l

$193

$148

$1004

$196

$150

$1024

$200

$153

$1047

$204

$156


200 195


$419

$84

$26

$426

$85

$26

$440

$86

$26

$447

$87

$27

$454

$88

$27

$466

$91

$28

$480

$94

$29


220 215


$469

$103

$06

$473

$104

$06

$481

$103

$06

$486

$104

$06

$490

$105

$06

$496

$107

$06

$502

$108

$06


Plus Inflow

150 150

$31 $31 $31 $32 $32 $32 $32



$206 $209 $209 $209 $209 $209 $209



0 0 0

0 0 0

421 375 337

1835 1631 1468

3260 2897 2608

5173 4599 4139

7357 6539 5885



$197 $200 14

$200 18

$203 32

$206 45

$210 64

$214 85




APRIL 28 2008

TABLE20


IradeArea 2006 2007 2009 2010 2011 2013 2016


900 $121 $123 915 $128 $130 $132 $134 $137


350 $20 $20 350 $21 $21 $22 $22 $23


100 $06 $06 100 $06 $06 $06 $06 $06


Plus Inflow 150 $26 $26 150 $27 $28 $28 $28 $28






APRIL 28 2008

TABLE21


IradeArea 2006 2007 2009 2010 2011 2013 2016


900 $307 $310 900 $317 $320 $324 $330 $338


375 $69 $70 375 $72 $73 $74 $76 $79


250 $43 $43 250 $44 $44 $44 $45 $45


Plus Inflow 200 $105 $106 200 $108 $109 $11l $11l $111






APRIL 28 2008

TABLE22


IradeArea 2006 2007 2009 2010 2011 2013 2016


800 $182 $184 800 $188 $190 $192 $196 $200


200 $23 $24 200 $24 $25 $25 $26 $26


100 $1l $11 100 $12 $12 $12 $12 $12


Plus Inflow 100 $24 $24 100 $25 $25 $25 $25 $25






APRIL 28 2008

TABLE23



Sq Ft 2007

Sq Ft 2009

SqFt 2010

SqFt 2011

Sq Ft 2013

SqFt 2016



0 0 0

0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878



0 0 0

0 0 0

35275 33595 32068

40295 38377 36632

45418 43255 41289

50047 47664 45498

54242 51659 49311


0 0 0

0 0 0

12259 11768 11316

14003 13443 12926

15783 15152 14569

17392 16697 16054

18850 18096 17400


0 0 0

0 0 0

25818 23471 21515

29493 26812 24577

33242 30220 27702

36630 33300 30525

39701 36091 33084


21765 20247 18926

24863 23128 21620

28024 26069 24368

30880 28726 26852

33469 31134 29103


0 0 0

0 0 0

21348 19213 17467

24387 21948 19953

27487 24738 22489

30289 27260 24782

32827 29545 26859


0 0 0

0 0 0

50233 46645 43535

53699 49863 46539

57236 53147 49604

60450 56132 52390

63409 58880 54955


0 0 0

0 0 0

110381 98116 88304

117082 104073 93665

123918 110150 99135

130138 115678 104110

135725 120645 108580


0 0

0 0

9666 9183

13206 12545

16774 15936

21510 20435

26943 25595

$525 sfGLA 0 0 8745 11948 15177 19462 24377

APRIL 28 2008

TABLE 23 CONTINUED















APRIL 28 2008

TABLE24



2007 2009 2010 mu 2013 2016











APPENDIX A


APPENDIX A-1


fu) 1 2 3 4 5

All Classes


Income Quintile $10749 $17896 $21019 $27117 $45699

$27291

(x) Income

394 656 770 994 1674

100


NFSR 604 751 819 986 1463

100


REGRESSION EQUATION

y =a+ bx





(y2) FSR 944 972 930 1008 1091

100

APPENDIX A-2


2006

M 2006

ill 2006

fil 2006 Ql TOTAL

2006 PerQmita


D090

DIOO


54103 7923

62026

54115 7901

62016

52898 7656

60554

48103 6115

54218

209219 29595

238814

$1649 $233

$1882

llli Sl007

876

124

1000

876

124

1000


B030

B040

BOSO

B060



9017 5341 1297

10069 25724

8026 5331 1081 8341

22779

7310 4949 1249 8370

21878

33511 21969 4922

40750 101152

$264 $173 $39

$321 $797 178 155


Fl40

F 150


23259 7484

30743

16928 5597

22525

16873 5568

22441

12485 4008

16493

69545 22657 92202

$548

llZ2 $727 163 142

Gl70

Gl80


31204 25045 56249

21997 23154 45151

22403 24363 46766

17769 17867 35636

93373 90429

183802

$736 $713

$1449

165

160

324

143

139

282i

H 160

Hl90


Subtotal

11650 9514

21164

8865 859l

17456

8028 8533

16561

7589 7135

14724

36132 33773 69905

$285 $266 $551 123 107


Subtotal

6225 6297

12522

$49

~ $99

11

11

22

10

10

19

C070

C080


16758 3967

20725

18583 4748

23331

19832 4904

24736

12564 3268

15832

67737 16887 84624

$534 $133 $667

104

~ 130


566737 $4467 $125

$4342

1000


651361 $5134 $125

$5009

1000


$736$4467 = $7361$4342 = $736$5134 = $736$5009 =

165 170 143 147



Morgan estimate

APPENDIX A-3




11410046 4219410 $66836 282009 $24716 1000 1000 1000 1000 1000 1000Ontario






90719 26567 $75081 19947 $21987 890 990 930 959 903 922Trade Area



APPENDIX Ad


2006 2006 2006 2006 NFSR NFSR less 2006 2006 2006 2006 2006










5056 2594 2462

base 51 49

2066 1063 1003

base 51 49

1473 744 729

base 51 49








1768 5021

28 $ 66663

658 2060

31 $ 66295

564 1463

26 $ 66013



1768 1593

170

1659 68 32 10

Single detache

base 90 10

94 4 2 1

94

648 579

79

603 30 10 0

Single detache

base 89 12

93 5 2 0

94

569 498

71

515 38 22

0 Single detache

base 88 13

90 7 4 0

90





Counts


2006 Population

2001 Population






5719

2617

1773 322 148


128

1989

661

926 215

71


54

1618

628

295 548 213


51



-t

bullbull lt Igt

QtEo bull Cl


e 0

IE

E

t i

l

l i ~ ~ ci- shyi

N

~

~

lt 11 -- = i2~-i~

~ t- l

a Ir iJ ~ ~i


bullbull

li a ti

( ~ 0

TJI a

~ lI Ii ) C

bull ft

~ Llc

~

z 0 a 0 31

ttf jJ

I -2r-shyg

-shy k ~

L i

I ~

i

I

bull


~

f I l ~

Coneenlcn 5 Rd

-~~

IO((lti ~ I

M

fl ~

J

[bull




1 1 12 ~ ) 619 II l l Ill - d4 ~ ____ - shy -









e

Papal


QIN

f a

4 Co

~

l

j

i if

~ s Ill j

[76 n Ill l

1111 Ave Ill -l -

1-i

fillI l 4 fill

~ 0bull t

X

I i 15 RI

I

Ibull i

asll

ill

p~ Jr

J SRII

Rd

RIii

Iiibull

ll

-Rd

t 211 14

2

Foos Rd

n

ll

n

i Ill

0

j ll

n

3 Ill

n

3bull Ill

bull

Iii sect a


$i Rd

Memlt Rdbull

laquo Rdfii1


l7

21

a ~ w

Clara St

I

BanmRd a

ii ~bull

~ 0 1

0 C1e

12


Turner Rd

r 0

0 ~

53

bullibullbullD ~ z

l

APPENDIXB


APPENDIX BJ





Total Space

Marlltet ampGrocery

Spec Food

Subtotal FSR


Gen1 Morch

Pers1 Care 20-21

amp Access


ForistGift UsedMisc

Tires30 APA 29

Store NFSR

NFSR Space


Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC



Page I of IS

APPENDIX B1







Page2 of 15

APPENDIX BJ











Page3 of 15

APPENDIX BJ



Stud) ~

Total Space GIA

1-2 Super-Market

ampGrocery llLA

3-16

Spec Food GIA

Subtotal FSR GIA

25-26 Major2S


GIA

31-34 Other Gen1

Morch

GIA


20-21 GIA

3S-S1 Fashion

amp Access GIA



GIA llLA GIA llLA




GIA GIA

172-174 Rest amp

Fast Food Drinking

GIA


GIA

124-126 Bank Tnst

llLA

127-130 137-143 FIREamp

Prof(

Services GIA

131-136 144-IS9 175-183 Other

Services GIA


160-171 201-203

Other Space NEC GIA


30 125 144 60 62 126 183 173 172 173 175 173

8000 4000 4000 25600 8960 1728 1080 4600 4400 2300 4600 6200

25600 8960

8000 8000

25600 8960

8000

25600 8960

4600 4400 2300

6200

4000

1728

4000

1080

4600


125 92 152 3

185 38 173

2700 2160 1670 1000 1320 2400 3000

1000 1000

2400

2160 2160

2400

2160

2400 3000

1320

2700

1670


114 172 169

6900 6400 28000

6900 6400

28000


137 116 153 145

1500 1500 1500 1500

1500 1500

1500 1500


15 20 ISO 3

200 39 73 58

3000 1440 1200 2160 600 900 900

3000

2160 2160

1440

900

3000

900 3000

3000 1440

900 900

3000

3000 1440

900 900

3000

1200

3500



187 3 7

102

1000 3000 1000 2500

3000 1000

3000 1000

2500 2500 2500

1000



138 201 189 185

1400 2000 1500 600

1500 600

1400 9800



127 192 173 63 102 130 185 13

1800 600

1080 4800 2300 1150 1150 1150 1150 1150

4800 2300

4800 2300

4800 2300

1080 600

1150

1800

1150

6720

Page4 of IS

APPENDIX BJ





Total Space

Marlltct ampGrocery

Spec Food

Subtotal FSR


Gen1 Menh

Pers1 Care 20-21

amp Access


ForistGift UsedMisc

Tiros30 NPA 29

Store NFSR

NFSR Space


Fast Food Drinking

Personal Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC







Pages ofS

APPENDIX BJ




~

Total Space

OLA

1-2 Super-

Marlltet ampGrocciy

OLA

3-16

Spec Food

OLA

Subtotal FSR

OLA

25-26 Major25


OLA

31-34 Other Gen1

Morch

OLA


Pers1 Care 20-21

OLA

35-57 Fashion

amp Access

OLA




OLA OLA OLA OLA

Total NFSR Space

OLA



OLA OLA

172-174 Rest amp

Fast Food Drinking

OLA


OLA

124-126 Bank Trust

OLA

127-130 137-143 FIREamp

Prort Services

OLA

131-136 144-159 175-183

Other Services

OLA

200

Vacant Space OLA

160-171 201-203

Other Space NEC

OLA


107 172 153

3600 3200 9000

83167 36697 0 36697 0 0 9820 0 1200

3600

3600 0

3600

14620

3600

14620 0 1200

3200

3200 1000 0 1200 9000

21650 3600 0



1 17 153 138 150 155

32364 9179 2786 1841 1922 3120

32364 32364 9179 9179 9179

1841 2786

1922 3120



3 173 194 87

200 174 143

2600 1200 600 220

1080 2000 2200

2600 2600

220 220 220

1200

2000

600

2200

1080



3 93 173 185 184 152 138 202 173 178 153

1800 2200 1600 900 900

1200 2600 1280 600

1200 4000

1800 1800 2200 2200 2200

1600

600

900 900

2600 1200

1200 4000

1280



153 113 173 48 150

800 800 800 800

2100 800

800 800

800

800

800 800

800

2100



191 153 56

2560 1280 1280 1280 1280 1280

2560 1280




173 184 113 3

185

400 150 150

2400 600

2400 2400 150 150 150

400 150

600

30 30 30 30 30



172 4

185 189 3

1920 1920 1200 1200 1600

1920

1600

1920

1600

1920

1200 1200

Page6 ofl5

APPENDIX BJ





Total Space

Marlcet ampGrocery

Spec Food

Subtotal FSR


Gen1 Mcrcb

Pcn1 Caro 20-21

amp Access


ForistGift UsedMisc

Tires30 APA 29

Store NFSR

NfSR Space


Fast Food Drinking

Personal Scviccs

Bank Trust

Pron Services

Other Services

Vacant Space

Space NEC





Page7 of IS

AfllrilllX DI





Total Space

Market ampGroceiy

Spec Food

Subtotal FSR


Gcn1 Mcnh

Pcrs1 Care 20-21

amp Access


ForistGift UsedMisc

Tires30 NPA 29

Store NFSR

NFSR Space


Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC





Page 8 of 15

APPENDIX UJ








Page9 of 15

APPENDIX BJ






Pago IQ of IS

APPENDIX BJ











Page 11 of IS

APPENDIX BJ









Page 12 of IS

APPENDJXJH




Total Space

Market ampGrocey

Spec Food

Subtotal FSR


Gen1 Moreb

Pers1 Can 20-21

amp Access


NFSR Space


Fast Food Drinking

Personal Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC





Page 13 of 15

APPENDIX BJ









Page 14 of 15

APPENDIX BI







SUMMARY BY NODE


() 00 00o 17 17 303 72 45 208 31 52 00o 408 711 00o 00o 0o 19 17 05 22 137 63


() 100o () 31 139 00o 00 05 10o 188 90o 108 401 401 23 07 136 23 40o 33 95 22 82


(o) 100o 441 00o 441 00o 00o 118 00o 14 43 00o 176 176 00o 14 38 12 00o 14 260o 43 00


(o) I00o 293 93 386 00o 14 83 19 00o 30o 00o 147 147 00o 00o 120 73 14 60o 177 10o 12


(o) 100o 00 00o 00 00o 522 75 47 00o 72 00o 715 715 00o 56 35 40o 34 18 02 0) 00


(o) 00o 00 16 16 00o 00o 14 12 40o 56 00o 123 123 J 7 00o 86 34 25 90o 178 112 298


(o) I 00o 189 09 198 00o 105 00o 16 06 24 00o 151 151 26 34 16 29 24 21 49 09 341


(o) I 00o 266 00o 266 00o 00o 153 00 30o 46 00o 229 229 00o 25 92 06 26 18 00o 271 66


() 00o 22 64 85 [44 00o 18 06 32 54 28 138 282 93 00o 116 31 04 30o 54 39 266


() 00o 71 34 105 90o 32 31 41 57 58 27 246 335 40 06 86 28 20o 37 87 77 80o

Page IS of IS

APPENDIXC


Acronyms














TotalNFSR 8951 17 125816 244 58457 113 8656 17 14359 28 29803 58 10306 20 2520 05








Q 0

QQ 00

Q 0

QQ 00

illi1 111683

222 919

Q 0

QQ 00

Q 70

QQ 01

1ll 1040

Q2 09

~ 8690

06 71

2Q 70

QQ 01






TotalNFSR 60143 117 70484 137 389495 755 10010 19 8940 17 8700 17 86403 167 12600 24




Store Type


Subtotal







TotalNFSR



720 02 363825 1000 1980 160 12411 1000

22215 1000 22215 1000 24915 63 398451 1000

6085 178 34241 1000 2875 1000 2875 1000 350 14 25490 1000 12 M 58947 1000 9800 81 121553 1000

385 10 37097 1000 1755 40 43803 1000 40 15 2743 1000

5790 1000 5790 1000

4440 397 11195 1000 3255 339 9605 1000 1180 975 1210 1000 1845 232 7941 1000

0 00 1900 1000 175 814 215 1000 740 602 1230 1000

11635 349 33296 1000

0 00 14813 1000 1777 387 4590 1000 260 307 846 1000 20 28 708 1000

2040 637 3205 1000 390 129 3015 1000 605 858 705 1000 0 00 35 1000

600 73 8177 1000 1370 151 9076 1000

0 00 943 1000 2670 37 73056 1000

Q 00 1902 1000 9732 80 121071 1000

15473 424 36493 1000 6750 912 7405 1000 75 41 1825 1000 0 00 35 1000

345 356 970 1000 238 505 471 1000 600 1000 600 1000

44340 550 80691 1000 250 19 13170 1000 495 54 9135 1000

68566 455 150795 1000

107703 209 516148 1000












TotalNFSR 8951 1000 125816 1000 58457 1000 8656 1000 14359 1000 29803 1000 10306 1000 2520 1000













18620 35359 67384 8845 6000 6235 52186 10145 TotalNFSR 60143 1000 70484 1000 389495 1000 10010 1000 8940 1000 8700 1000 86403 1000 12600 1000




Store Type


Subtotal







TotaINFSR


Outflow Locations

w 00 w 00

720 29 363825 913 1980 79 12411 31

22215 892 22215 56 24915 1000 398451 1000

6085 56 34241 66 2875 27 2875 06 350 03 25490 49 490 05 58947 114

9800 91 121553 236

385 04 37097 72 1755 16 43803 85 40 00 2743 05

5790 54 5790 11

4440 41 11195 22 3255 30 9605 19 1180 11 1210 02 1845 17 7941 15

0 00 1900 04 175 02 215 00 740 07 1230 02

11635 108 33296 65

0 00 14813 29 1777 16 4590 09 260 02 846 02 20 00 708 01

2040 19 3205 06 390 04 3015 06 605 06 705 01 0 00 35 00

600 06 8177 16 1370 13 9076 18

0 00 943 02 2670 25 73056 142

Q 00 1902 04 9732 90 121071 235

15473 144 36493 71 6750 63 7405 14

75 01 1825 04 0 00 35 00

345 03 970 02 238 02 471 01 600 06 600 01

44340 412 80691 156 250 02 13170 26 495 05 9135 18

68566 150795 292

107703 1000 516148 1000







Q 0

M 00

Q 0

00 00

Q 0

00 00

Q 3210

00 19

Q 15180

00 90

Q 0

00 00

Q 25455

00 151

Q 13680

00 81


Q 0

M 00

Q 11033

M 293

m 13960

w 371

Q 0

M 00

Q 0

M 00

Q 0

M 00

Q 0

M 00

Q 0

M 00



Q 0

M 00

dQ 5245

231 194

Q 0

00 00

Q 0

00 00

Q 200

00 07

Q 0

00 00

Q 0

00 00

Q 0

00 00


Q 2214

00 43

Q 11011

00 214

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 605

00 12

Q 0

00 00

Q 750

00 15


Q 0

00 00

Q 173

00 03

Q 0

00 00

Q 0

00 00

Q 1723

00 29

Q 0

00 00

Q 0

00 00

Q 0

00 00

TotalNFSR 2214 11 28864 138 13960 67 70 00 1923 09 3215 15 0 00 750 04













TotalNFSR 19042 91 19038 91 89076 425 32140 153 3020 14 8487 41 57738 276 19060 91













TotalNFSR 85285 407 209521 1000












TotaNFSR 2214 1000 28864 1000 13960 1000 70 1000 1923 1000 3215 1000 0 1000 750 1000













SOSO 12202 19148 6803 440 3502 22968 6320

TotaNFSR 19042 1000 19038 1000 89076 1000 32140 1000 3020 1000 8487 1000 57738 1000 19060 1000



Store Type









TotalNFSR



m ~ m ~

21045 706 153486 912 1020 34 7125 42 7740 260 7740 46

29805 1000 168351 1000

5420 64 10660 51 2800 33 2800 13 1355 16 7378 35 2815 33 16775 80 12390 145 37613 180

550 06 10616 51 4995 59 19217 92 1500 18 3385 16 968 11 968 05

4510 53 6695 32 9124 107 10994 52 1200 14 1200 06 1710 20 2780 13 3700 43 4910 23

75 01 280 01 100 01 130 01

20419 239 26989 129

160 02 7770 37 2409 28 3184 15 623 07 883 04 3910 46 4085 19

0 00 486 02 1648 19 2148 10 783 09 903 04

0 00 0 oo 0 00 2284 11

786 09 4106 20 0 00 351 02

924 11 24042 11S 430 05 1310 06

11673 137 51552 246

7340 86 16965 81 3200 38 8063 38 1750 21 1750 08

0 00 0 00 1132 13 1132 05 2575 30 2625 13

0 00 0 00 15483 182 19290 92 410 05 3968 19 900 11 5388 26

32790 59181 282

85285 1000 209521 1000












TotalNFSR 454 02 26632 104 19843 77 155 01 1350 05 5967 23 150 01 0 00













TotalNFSR 5075 20 9742 38 69368 270 920 04 121117 471 6420 25 48490 189 10570 41




Store Type


Subtotal







TotalNFSR



1800 11 169965 1000 2190 142 15432 1000 7140 1000 7140 1000 11130 58 192537 1000

2740 413 6641 1000 1475 1000 1475 1000 515 77 6679 1000

lli5 J1amp 22698 1000 7585 202 37493 1000

380 23 16806 1000 630 32 19650 1000 370 18 20053 1000

3703 1000 3703 1000

2145 204 10535 1000 1870 437 4283 1000 925 894 1035 1000 1300 310 4190 1000

0 00 1965 1000 0 00 555 1000 Q 00 l 1000

6240 277 22563 1000

970 116 8338 1000 552 319 1732 1000 40 140 286 1000

2220 828 2680 1000 0 00 550 1000

550 401 1370 1000 1430 976 1465 1000 40 286 140 1000 0 00 154 1000

315 57 5556 1000 50 254 197 1000 60 02 36615 1000

465 285 1630 1000 6692 110 60713 1000

13045 756 17260 1000 5085 958 5306 1000 100 33 3050 1000 50 91 550 1000

1700 952 1785 1000 350 400 875 1000 50 602 83 1000

19120 464 41185 1000 100 26 3920 1000 280 148 1890 1000

39880 525 75904 1000

65480 255 256885 1000





I

Store Type Downtown








Q 0

00 1000

Q 150

00 1000

Q 0

00 1000

Q 750

00 1000

Q 1230

00 1000

Q 0

00 1000

Q 1860

00 1000

Q 3540

00 1000


Q 0

00 00

Q 8075

00 303

19843 19843

1000 1000

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 0

00 00



Q 400

00 88l

Q 7823

00 294

Q 0

00 00

Q 0

00 00

Q 100

00 74

Q 0

00 00

Q 0

00 00

Q 0

00 00


0 0

00 00

0 525

00 20

0 0

00 00

0 0

00 00

0 0

00 00

0 0

00 00

0 150

00 1000

0 0

00 00

Florist Subtotal

Q 54

00 119

Q 9452

00 355

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 455

00 76

Q 150

00 1000

Q 0

00 00


Q 0

00 Q 678

00 Q 0

00 Q 0

00 Q 1250

00 Q 0

00 Q 0

00 Q 0

00

TotaNFSR 454 1000 26632 1000 19843 1000 155 1000 1350 1000 5967 1000 150 1000 0 1000













3940 6355 12223 725 23076 4175 30490 5215

TotaINFSR 5075 1000 9742 1000 69368 1000 920 1000 121117 1000 6420 1000 48490 1000 10570 1000













TotaINFSR 65480 1000 256885 1000

APPENDIX C-4














4603 1000 2221 1000 1090 1000 1292 1000

APPENDIX C-5

HEAD OF HOUSEHOLD


Total Sample Size

00 00

455 751

ill 249 606 1000


00 00

231 745 79 255

310 1000


00 00

109 779

Jl 221 140 1000


00 00

115 737 41 263 156 1000

APPENDIX C-6


Total Sample Size




Average 243 234 243 259

APPENDIX C-7



Total Sample Size

00 00

10 17 55 92 74 123 105 175 129 215 228 379 601 1000


00 00

5 16 30 98 37 121 53 173 62 203

ill 389 306 1000


00 00

2 14 10 71 19 136 19 136 31 221 59 421

140 1000


00 00

3 19 15 97 18 116 33 213 36 232 50 323 155 1000

Excludes refusals

APPENDIX C-8


Total Sample Size

00 00


00 00


00 00


00 00


Total

200 42 11

285 11 34

583

333 70 18

474 18 57

1000

102 20 8

151 6 IO

297

333 65 26

493 20 33

1000

39 10 2

66 4 16

137

279 71 14

47l 29 114

1000

59 12 1

68 1

~ 149

38l 77 06

439 06 52

1000

Excludes refusals

1







Total

(Circle One) 1 2

2001 Popn

47000

1402 15272 1603 1853

20130

5422 18450 23872

91002

2006 Popn

48790

1541 16155 1618 1989

21303

5719 18599 24318

94411

2006

00

517

952 9983 1000 1229 13164

61 197 258

1000

No( )

2007 Quota

310

10 103 10

ll 135

36 118 155

600

Mr [ ] Mrs [ ] Miss [ ]


Address Date ___

Community



]PM [ ]PM


2













$ $

3










$ $


-11shy $


-13shy $

4

















5




















6



















7



$ $









$ $



$ $

8


$ $



Yes No

1 2




Yes No

1 2



Q 7(b) Location


(PLEASE SPECIFY)



Q 7(c) Amount Spent

$ $ $ $

$ $

ii) OTHER



$ $ $







9




Yes No 2









$ $ $ $ $ $ $ $

$ $



$ $ $ $ $ $ $ $ $ $ $ $ $ $

$ $

10


Yes No 2









BASIC DATA




$ $ $ $ $ $ $ $ $ $ $ $ $ $

$ $



1 2 3 4 5 6 7 (ormore) 8 (refused)



1

2

3

4

5

6

7

11


1

2

3

4

5

6

7



Study 2938 Company




QC - Out of area 1




BUSY 173

FAXMODEM 39


LANGUAGE 20


NO ANSWER 623




NOT IN SERVICE 1346



TOTAL ASKED 2948


REFUSAL RATE 7778

RESPONSE RATE 1231

TOTAL QUALIFIED 606

TOTAL TERMINATES 49





APPENDIXD


APPENDIXD


All Plates

reg 00


Inflow 443 243

Total 1823 1000




Inflow 68 242 74 213oo 20 147 111 308 79 212 91 280

Total 281 1000 348 1000 136 1000 360 1000 373 1000 325 1000


Ill-Ill gt CJ C 4(



I

a~ C deg t

- Icshy

33

I t-- I j

5

0

i QI

E0

0


+ N

1shy

~r _ r_






L--1 shyTrcleAreaa





0 5 10

kilometres


w~

_J- l

Octol 1 2007

N


bull 5811d- (11 OAo

4 (3 0 12 pl11)

__J 3 ( 0Ao 21 pl11)



0 Trllde Areas

--_Zo (M bullbull0)





oz 20shy

10 0 5

kilometres


Is

Octobelt 1 20()1




n l(1S0At 4S-)

Cl 2mo 1 11


u-TrldeAs





eu ZOMa 111 pliMM

-~middot

0 5 10

kilometres


N

+ I LlcenH Plaeo


bull hndCt10 117 )

CJ bull 1110ee_




I I -Trade Areas




01lO ZOOM 7~ shy

0 5 10

kilometres

1n M OAo)




i=-r-shymiddot1

~

Oo1ob4lt 1 2007

N


bull 6ond-(l~ 2)

tJ I C1 1 ~ U ptM)

D i (29 OAa 17 1A11IM)


bull 1ltbullDAI ) I

TredeArNs



o lltlo Z- Ot pleMO

0 5 10

kilometres

LI~Cenlt

Ociotir 1 2007

+ I License Pletes

by Oluemlnttlon Ar


cJ bull ia0At np1-)



I 1shyredeA1





--------I

5 10

KIiometres


fy

r - L I IHomeHbulld

II__ ~t~~

I l

----w-

-shyI

-

l f7

October 1 2007

--shy N




u 3(70AallpHllM)



J_

(

o -Trado Arus




Ovagtlltlo z-20 pl-

o_ ~ kllomoltN

I

)


l~ ) t_

_ _J


J_

V

N



-middotw11-Mart

f

LJ 3(10Aa21plotl

bull 2(100A20plol)

bull I (20 OAo 2t

ll-TredeAreaa


Zont Noni

(le shy In 3 DAio)


f_L

u ___ ~lometrn

WELLAND TRADE AREA

ECONDARV 70HE NOR


-6shy














-7shy




HI



TOTAL

220490 sf 104624 sf 325114 sf

278970 sf 762912 sf 1041882 sf

123417 sf

87960 sf 270148 sf 358108 sf

113448 sf 268294 sf 60649 sf 19367 sf 558536 sf 238751 sf

3107566 sf



40 of total space



100 of total space



Welland Nodal

Vacancy

137 22 43 10 0 112 109 271 39 77






-8shy












-9shy








Capture

1000 1000 1000 1000 992 991 985 984 980 976 972 972 959 953 943 927

824 822 800 769 762 746

693 661 644 613 550 539

463 440 398 363 348

186 142

21 0 0 0

Outflow

00 00 00 00 08 09 15 16 20 24 28 28 41 47 57 73

176 178 200 231 238 254

307 339 356 387 450 461

537 560 602 637 652

814 858

979 1000 1000 1000

Spending

04 02 01 01

114 na 05 49 29 72 26 01 04

142 85 16

18 66 04 06 na 15

02 19 02 09 22 71

01 18 02 06

156

01 01

14 01 02 11


-10shy










-11shy










-12shy

Implications













-13shy














-14shy












-15shy


















-16shy











-17shy


















-18shy













-19shy












-20shy







Summary of Findings







-21shy












-22shy











-23shy











-24shy











-25shy











APRIL 28 2008

TABLE 1

















APRIL 28 2008

TABLE2



2007 2009 2010 2011 2013 2016


50660 $4595 $2328

51085 $4664 $2383

51935 $4805 $2495

52360 $4877 $2554

52785 $4950 $2613

53585 $5000 $2679

54785 $5000 $2739


22100 ~ $1190

22350 $5467 $1222

22850 $5632 $1287

23100 $5717 $1321

23350 $5802 $1355

23850 $5860 $1398

24600 $5860 $1442


25250 $4610 $1164

25350 $4679 $1186

25550 $4821 $1232

25650 $4893 $1255

25750 $4966 $1279

25950 $5016 $1302

26250 $5016 $1317

Trade Area $4682 $4791 $5014 $5129 $5247 $5378 $5497



TABLE3






Trade Area $3539 $3621 $3791 $3878 $3967 $4067 $4158



APRIL 28 2008

TABLE4




50660 $597

51085 $606

51935 $624

52360 $634

52785 $643

53585 $650

54785 $650



22100 $700

22350 $ill

22850 $732

23100 $743

23350 $754

23850 $762

24600 $762



25250 $599

25350 $608

25550 $626

25650 $636

25750 $645

25950 $652

26250 $652


Trade Area $608 $622 $652 $666 $682 $699 $714



TABLES






Trade Area $535 $547 $572 $585 $598 $612 $625



APRIL 28 2008

TABLE6




50660 $1855

51085 $1864

51935 $1883

52360 $1892

52785 $1902

53585 llill

54785



22100 $1895

22350 $1904

22850 $1924

23100 $1933

23350 $1943

23850 $1953

24600 $1953



25250 $1856

25350 $1865

25550 $1884

25650 $1893

25750 $1903

25950 $1912

26250 $1912


Trade Area $1827 $1851 $1899 $1923 $1948 $1986 $2029



TABLE7






Trade Area $251 $254 $260 $264 $267 $273 $279



APRIL 28 2008

TABLES




50660 $673

51085 $675

51935 $678

52360 $680

52785 $681

53585 $685

54785 $685



22100 $838

22350 $840

22850 $844

23100 $846

23350 $849

23850 $853

24600 $853



25250 $676

25350 $678

25550 $681

25650 $683

25750 $684

25950 $688

26250 $688


Trade Area $697 $704 $719 $727 $734 $749 $766



TABLE9




50660 $449

51085 $450

51935 $452

52360 $454

52785 $455

53585 $457

54785 $457



22100 $529

22350 $530

22850 $533

23100 $534

23350 $536

23850 $538

24600 $538



25250 $451

25350 $452

25550 $454

25650 $456

25750 $457

25950 $459

26250 $459


Trade Area $458 $463 $473 $478 $483 $492 $503



APRIL 28 2008

TABLE 10





2006 21)Jli 2007 2J1M 2007 2lfM 2007 2lfM



HAASfBA 61 64 90 55 108 5(YA 154 70A




TABLE 11





2006 2009+ 2009+ 2009+ 2009+ 2009+ 2009+



HAASfBA 61 100 65 110 60A 160 80A

HI 130 160 na 125 na 170 na

1000 1000 na 1000 na 1000 na



APRIL 28 2008

TABLE 12


IradeArea 2006 2007 2009 2010 2011 2013 2016


236 vs MGP 255 $549 $562 240


vs MGP 835 $505 $517

$599

$551

$613

$564

$627

$577

$643

$592

$657

$605


180 vs MGP 20 00o

185 Local Capture

664 vs MGP 52 00o

667

$1190

$214

$142

$1222

$220

$146

$1287

$238

$159

$1321

$244

$163

$1355

$251

$167

$1398

$259

$172

$1442

$267

$178


146 vs MGP 22 00o

150 Local Capture

745 VS MGP680o

750

$1164

$170

$127

$1186

$173

$129

$1232

$185

$139

$1255

$188

$141

$1279

$192

$144

$1302

$195

$146

$1317

$198

$148


Plus Inflow

225 215

$225 $230 $232 $238 $243 $243 $243






$569

$220

$210

$582

$225

$215

$616

$238

$227

$616

$238

$227

$616

$238

$227

$616

$238

$227

$616

$238

$227




APRIL 28 2008

TABLE 13


Trade Area 2006 2007 2009 2010 2011 2013 2016


475 VS MGP 580o $1106 $1132 500 VS MGP 585 $1248 $1277 $1306 $1340 $1370



576 VS MGP 625 $686 $704 580 VS MGP 630o $746 $766 $786 $811 $836



517 VS MGP 625 $602 $613 520 vs MGP630o $640 $653 $665 $677 $685






678282 sfGLA bull0


bull

$1511 $1547 $1547 $1547 $1547 $1547 $1547



nted sf GLA 0 0 0

0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878





APRIL 28 2008

TABLE 13 CONTINUED







$00

0 0 0

$71 35275 33595 32068

$81 40295 38377 36632

$91 45418 43255 41289

$100 50047 47664 45498

$108 54242 51659 49311



$00

0 0 0

$74 12259 11768 11316

$84 14003 13443 12926

$95 15783 15152 14569

$104 17392 16697 16054

$113 18850 18096 17400


213 215


$00

0 0 0

$65 25818 23471 21515

$74 29493 26812 24577

$83 33242 30220 27702

$92 36630 33300 30525

$99 39701 36091 33084



$44 21765 20247 18926

$50 24863 23128 21620

$56 28024 26069 24368

$62 30880 28726 26852

$67 33469 31134 29103



$00

0 0 0

$48 21348 19213 17467

$55 24387 21948 19953

$62 27487 24738 22489

$68 30289 27260 24782

$74 32827 29545 26859



APRIL 28 2008

TABLE 14(a)


2007 2009 2010 2011 2013 2016



0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878



0 Q

0

87000 43000 130000

87000 43000 130000

87000 43000 130000

87000 43000 130000

87000 43000 130000






Allocated Sq Ft

$225 per Sq Ft

$250 per Sq Ft

$275 per Sq Ft

$300 per Sq Ft

0 $00

155000 $349

155000

$388

155000

$426

155000

$426

155000

$465




APRIL 28 2008

TABLE 140)


2007 2009 2010 2011 2013 2016











0 $00

170000 $383

170000

$425

170000

$468

170000

$468

170000

$510




APRIL 28 2008

TABLE 14(c)


2007 2009 2010 2011 2013 2016










0 $00

185000 $416

185000

$463

185000

$509

185000

$509

185000

$555




APRIL 28 2008

TABLE 15


Trade Area 2006 2007 2009 2010 2011 2013 2016


90 VS MGP 55 $210 $214 100 VS MGP 65 $250 $255 $261 $268 $274


951 965

vs MGP 85 Oo

vs MGP 970o

$199 $204 $241 $246 $252 $259 $264


108 vs MGP 50o

110 vs MGP60o

$1190

$129

$1222

$132

$1287

$142

$1321

$145

$1355

$149

$1398

$154

$1442

$159


667 vs MGP 795

$83 $85 $94 $97 $99 $103 $106


154 VS MGP 70o

160 VS MGP 80o

$1164

$179

$1186

$183

$1232

$197

$1255

$201

$1279

$205

$1302

$208

$1317

$211


250 VS MGP 345

$17 $18 $49 $50 $51 $52 $53


Plus Inflow

165 vs MGP 166

200 $59 $61

$96 $98 $101 $101 $101




$359 $317 $317 $317 $317 $317 $317



0 0 0

15437 14334 13379

50233 46645 43535

53699 49863 46539

57236 53147 49604

60450 56132 52390

63409 58880 54955



APRIL 28 2008

TABLE 16


Trade Area 2006 2007 2009 2010 2011 2013 2016


199 160


800

$2328

$463

$202

$2383

$474

$207

$2495

$399

$319

$2554

$409

$327

$2613

$418

$334

$2679

$429

$343

$2739

$438

$351


136 125


450

$1190

$162

$53

$1222

$166

$54

$1287

$16l

$72

$132l

$165

$74

$1355

$169

$76

$1398

$175

$79

$1442

$180

$81


183 170


400

$1164

$213

$29

$1186

$217

$29

$1232

$209

$84

$1255

$213

$85

$1279

$217

$87

$1302

$22l

$89

$1317

$224

$90


Plus Inflow

200

185 $7l $73

$108 $110 $113 $113 $113




$354 $363 $363 $363 $363 $363 $363


Warranted sfGLA


0 0 0

0 0 0

110381 98116 88304

117082 104073 93665

123918 110150 99135

130138 115678 104110

135725 120645 108580




APRIL 28 2008

TABLE 17


Trade Area 2006 2007 2009 2010 2011 2013 2016


800 vs survey 913

805 Local Capture

991 990

$940

$752

$745

$952

$762

$755

$978

$787

$779

$991

$798

$790

$1004

$808

$800

$1024

$824

$816

$1047

$843

$835


800 vs survey 912

805 Local Capture

588 600

$419

$335

$197

$426

$341

$200

$440

$354

$212

$447

$359

$216

$454

$365

$219

$466

$375

$225

$480

$387

$232


780 vs survey 883

785 Local Capture

98 100

$469

$366

$36

$473

$369

$36

$481

$378

$38

$486

$381

$38

$490

$385

$38

$496

$390

$39

$502

$394

$39


Plus Inflow

165

165 $193 $196

$203 $206 $209 $209 $209



$538 sfGLA $1171

$1187 $1187 $1187 $1187 $1187 $1187


Warranted sfGLA

$475 $500 $525


0 0 0

0 0 0

9666 9183 8745

13206 12545 11948

16774 15936 15177

21510 20435 19462

26943 25595 24377




APRIL 28 2008

TABLE 18


2006 2007 2009 2010 2011 2013 2016




$322 275

$ 542

$326 275

$ 550 14

$302

245 $ 508

-62

$306

245 $ 515

-49

$310

245 $ 522

-36

$316

245 $ 532

-19

$322

245 $ 542

01


$187 160

$ 510

$190 160

$ 518 14

$160

130 $ 437

-144

$162

130 $ 443

-133

$165

130 $ 449

-121

$168

130 $ 457

-105

$171

130 $ 466

-87


$181 155

$ 489

$184 155

$ 496 14

$154

125 $ 416

-151

$156

125 $ 421

-139

$158

125 $ 427

-127

$161

125 $ 435

-112

$164

125 $ 443

-94


$199 170

$ 569

$202 170

$ 577 14

$173

140 $ 494

-133

$175

140 $ 501

-121

$177

140 $ 507

-109

$180

140 $ 516

-93

$184

140 $ 527

-75


$176 150

$ 543

$178 150

$ 550 14

$160

130 $ 495

-87

$162

130 $ 502

-75

$165

130 $ 509

-62

$168

130 $ 518

-46

$171

130 $ 528

-27


$105 90

$ 527

$107 90

$ 534 14

$99

80 $ 493

-64

$100

80 $ 500

-51

$101

80 $ 507

-36

$103

80 $ 516

-21

$105

80 $ 526

-02


$185 150

$ 462

$187 150

$ 469

$190 150

$ 475

$193 150

$ 483

$197 150

$ 493


1000

$1171 1000

$1187 1000

$1233 1000

$1250 1000

$1267 1000

$1289 1000

$1315


$531 $538 $473 $480 $486 $495 $505


APRIL 28 2008

TABLE 19


Trade Area 2006 2007 2009 2010 2011 2013 2016


200 195


$940

$188

$143

$952

$190

$145

$978

$191

$146

$99l

$193

$148

$1004

$196

$150

$1024

$200

$153

$1047

$204

$156


200 195


$419

$84

$26

$426

$85

$26

$440

$86

$26

$447

$87

$27

$454

$88

$27

$466

$91

$28

$480

$94

$29


220 215


$469

$103

$06

$473

$104

$06

$481

$103

$06

$486

$104

$06

$490

$105

$06

$496

$107

$06

$502

$108

$06


Plus Inflow

150 150

$31 $31 $31 $32 $32 $32 $32



$206 $209 $209 $209 $209 $209 $209



0 0 0

0 0 0

421 375 337

1835 1631 1468

3260 2897 2608

5173 4599 4139

7357 6539 5885



$197 $200 14

$200 18

$203 32

$206 45

$210 64

$214 85




APRIL 28 2008

TABLE20


IradeArea 2006 2007 2009 2010 2011 2013 2016


900 $121 $123 915 $128 $130 $132 $134 $137


350 $20 $20 350 $21 $21 $22 $22 $23


100 $06 $06 100 $06 $06 $06 $06 $06


Plus Inflow 150 $26 $26 150 $27 $28 $28 $28 $28






APRIL 28 2008

TABLE21


IradeArea 2006 2007 2009 2010 2011 2013 2016


900 $307 $310 900 $317 $320 $324 $330 $338


375 $69 $70 375 $72 $73 $74 $76 $79


250 $43 $43 250 $44 $44 $44 $45 $45


Plus Inflow 200 $105 $106 200 $108 $109 $11l $11l $111






APRIL 28 2008

TABLE22


IradeArea 2006 2007 2009 2010 2011 2013 2016


800 $182 $184 800 $188 $190 $192 $196 $200


200 $23 $24 200 $24 $25 $25 $26 $26


100 $1l $11 100 $12 $12 $12 $12 $12


Plus Inflow 100 $24 $24 100 $25 $25 $25 $25 $25






APRIL 28 2008

TABLE23



Sq Ft 2007

Sq Ft 2009

SqFt 2010

SqFt 2011

Sq Ft 2013

SqFt 2016



0 0 0

0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878



0 0 0

0 0 0

35275 33595 32068

40295 38377 36632

45418 43255 41289

50047 47664 45498

54242 51659 49311


0 0 0

0 0 0

12259 11768 11316

14003 13443 12926

15783 15152 14569

17392 16697 16054

18850 18096 17400


0 0 0

0 0 0

25818 23471 21515

29493 26812 24577

33242 30220 27702

36630 33300 30525

39701 36091 33084


21765 20247 18926

24863 23128 21620

28024 26069 24368

30880 28726 26852

33469 31134 29103


0 0 0

0 0 0

21348 19213 17467

24387 21948 19953

27487 24738 22489

30289 27260 24782

32827 29545 26859


0 0 0

0 0 0

50233 46645 43535

53699 49863 46539

57236 53147 49604

60450 56132 52390

63409 58880 54955


0 0 0

0 0 0

110381 98116 88304

117082 104073 93665

123918 110150 99135

130138 115678 104110

135725 120645 108580


0 0

0 0

9666 9183

13206 12545

16774 15936

21510 20435

26943 25595

$525 sfGLA 0 0 8745 11948 15177 19462 24377

APRIL 28 2008

TABLE 23 CONTINUED















APRIL 28 2008

TABLE24



2007 2009 2010 mu 2013 2016











APPENDIX A


APPENDIX A-1


fu) 1 2 3 4 5

All Classes


Income Quintile $10749 $17896 $21019 $27117 $45699

$27291

(x) Income

394 656 770 994 1674

100


NFSR 604 751 819 986 1463

100


REGRESSION EQUATION

y =a+ bx





(y2) FSR 944 972 930 1008 1091

100

APPENDIX A-2


2006

M 2006

ill 2006

fil 2006 Ql TOTAL

2006 PerQmita


D090

DIOO


54103 7923

62026

54115 7901

62016

52898 7656

60554

48103 6115

54218

209219 29595

238814

$1649 $233

$1882

llli Sl007

876

124

1000

876

124

1000


B030

B040

BOSO

B060



9017 5341 1297

10069 25724

8026 5331 1081 8341

22779

7310 4949 1249 8370

21878

33511 21969 4922

40750 101152

$264 $173 $39

$321 $797 178 155


Fl40

F 150


23259 7484

30743

16928 5597

22525

16873 5568

22441

12485 4008

16493

69545 22657 92202

$548

llZ2 $727 163 142

Gl70

Gl80


31204 25045 56249

21997 23154 45151

22403 24363 46766

17769 17867 35636

93373 90429

183802

$736 $713

$1449

165

160

324

143

139

282i

H 160

Hl90


Subtotal

11650 9514

21164

8865 859l

17456

8028 8533

16561

7589 7135

14724

36132 33773 69905

$285 $266 $551 123 107


Subtotal

6225 6297

12522

$49

~ $99

11

11

22

10

10

19

C070

C080


16758 3967

20725

18583 4748

23331

19832 4904

24736

12564 3268

15832

67737 16887 84624

$534 $133 $667

104

~ 130


566737 $4467 $125

$4342

1000


651361 $5134 $125

$5009

1000


$736$4467 = $7361$4342 = $736$5134 = $736$5009 =

165 170 143 147



Morgan estimate

APPENDIX A-3




11410046 4219410 $66836 282009 $24716 1000 1000 1000 1000 1000 1000Ontario






90719 26567 $75081 19947 $21987 890 990 930 959 903 922Trade Area



APPENDIX Ad


2006 2006 2006 2006 NFSR NFSR less 2006 2006 2006 2006 2006










5056 2594 2462

base 51 49

2066 1063 1003

base 51 49

1473 744 729

base 51 49








1768 5021

28 $ 66663

658 2060

31 $ 66295

564 1463

26 $ 66013



1768 1593

170

1659 68 32 10

Single detache

base 90 10

94 4 2 1

94

648 579

79

603 30 10 0

Single detache

base 89 12

93 5 2 0

94

569 498

71

515 38 22

0 Single detache

base 88 13

90 7 4 0

90





Counts


2006 Population

2001 Population






5719

2617

1773 322 148


128

1989

661

926 215

71


54

1618

628

295 548 213


51



-t

bullbull lt Igt

QtEo bull Cl


e 0

IE

E

t i

l

l i ~ ~ ci- shyi

N

~

~

lt 11 -- = i2~-i~

~ t- l

a Ir iJ ~ ~i


bullbull

li a ti

( ~ 0

TJI a

~ lI Ii ) C

bull ft

~ Llc

~

z 0 a 0 31

ttf jJ

I -2r-shyg

-shy k ~

L i

I ~

i

I

bull


~

f I l ~

Coneenlcn 5 Rd

-~~

IO((lti ~ I

M

fl ~

J

[bull




1 1 12 ~ ) 619 II l l Ill - d4 ~ ____ - shy -









e

Papal


QIN

f a

4 Co

~

l

j

i if

~ s Ill j

[76 n Ill l

1111 Ave Ill -l -

1-i

fillI l 4 fill

~ 0bull t

X

I i 15 RI

I

Ibull i

asll

ill

p~ Jr

J SRII

Rd

RIii

Iiibull

ll

-Rd

t 211 14

2

Foos Rd

n

ll

n

i Ill

0

j ll

n

3 Ill

n

3bull Ill

bull

Iii sect a


$i Rd

Memlt Rdbull

laquo Rdfii1


l7

21

a ~ w

Clara St

I

BanmRd a

ii ~bull

~ 0 1

0 C1e

12


Turner Rd

r 0

0 ~

53

bullibullbullD ~ z

l

APPENDIXB


APPENDIX BJ





Total Space

Marlltet ampGrocery

Spec Food

Subtotal FSR


Gen1 Morch

Pers1 Care 20-21

amp Access


ForistGift UsedMisc

Tires30 APA 29

Store NFSR

NFSR Space


Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC



Page I of IS

APPENDIX B1







Page2 of 15

APPENDIX BJ











Page3 of 15

APPENDIX BJ



Stud) ~

Total Space GIA

1-2 Super-Market

ampGrocery llLA

3-16

Spec Food GIA

Subtotal FSR GIA

25-26 Major2S


GIA

31-34 Other Gen1

Morch

GIA


20-21 GIA

3S-S1 Fashion

amp Access GIA



GIA llLA GIA llLA




GIA GIA

172-174 Rest amp

Fast Food Drinking

GIA


GIA

124-126 Bank Tnst

llLA

127-130 137-143 FIREamp

Prof(

Services GIA

131-136 144-IS9 175-183 Other

Services GIA


160-171 201-203

Other Space NEC GIA


30 125 144 60 62 126 183 173 172 173 175 173

8000 4000 4000 25600 8960 1728 1080 4600 4400 2300 4600 6200

25600 8960

8000 8000

25600 8960

8000

25600 8960

4600 4400 2300

6200

4000

1728

4000

1080

4600


125 92 152 3

185 38 173

2700 2160 1670 1000 1320 2400 3000

1000 1000

2400

2160 2160

2400

2160

2400 3000

1320

2700

1670


114 172 169

6900 6400 28000

6900 6400

28000


137 116 153 145

1500 1500 1500 1500

1500 1500

1500 1500


15 20 ISO 3

200 39 73 58

3000 1440 1200 2160 600 900 900

3000

2160 2160

1440

900

3000

900 3000

3000 1440

900 900

3000

3000 1440

900 900

3000

1200

3500



187 3 7

102

1000 3000 1000 2500

3000 1000

3000 1000

2500 2500 2500

1000



138 201 189 185

1400 2000 1500 600

1500 600

1400 9800



127 192 173 63 102 130 185 13

1800 600

1080 4800 2300 1150 1150 1150 1150 1150

4800 2300

4800 2300

4800 2300

1080 600

1150

1800

1150

6720

Page4 of IS

APPENDIX BJ





Total Space

Marlltct ampGrocery

Spec Food

Subtotal FSR


Gen1 Menh

Pers1 Care 20-21

amp Access


ForistGift UsedMisc

Tiros30 NPA 29

Store NFSR

NFSR Space


Fast Food Drinking

Personal Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC







Pages ofS

APPENDIX BJ




~

Total Space

OLA

1-2 Super-

Marlltet ampGrocciy

OLA

3-16

Spec Food

OLA

Subtotal FSR

OLA

25-26 Major25


OLA

31-34 Other Gen1

Morch

OLA


Pers1 Care 20-21

OLA

35-57 Fashion

amp Access

OLA




OLA OLA OLA OLA

Total NFSR Space

OLA



OLA OLA

172-174 Rest amp

Fast Food Drinking

OLA


OLA

124-126 Bank Trust

OLA

127-130 137-143 FIREamp

Prort Services

OLA

131-136 144-159 175-183

Other Services

OLA

200

Vacant Space OLA

160-171 201-203

Other Space NEC

OLA


107 172 153

3600 3200 9000

83167 36697 0 36697 0 0 9820 0 1200

3600

3600 0

3600

14620

3600

14620 0 1200

3200

3200 1000 0 1200 9000

21650 3600 0



1 17 153 138 150 155

32364 9179 2786 1841 1922 3120

32364 32364 9179 9179 9179

1841 2786

1922 3120



3 173 194 87

200 174 143

2600 1200 600 220

1080 2000 2200

2600 2600

220 220 220

1200

2000

600

2200

1080



3 93 173 185 184 152 138 202 173 178 153

1800 2200 1600 900 900

1200 2600 1280 600

1200 4000

1800 1800 2200 2200 2200

1600

600

900 900

2600 1200

1200 4000

1280



153 113 173 48 150

800 800 800 800

2100 800

800 800

800

800

800 800

800

2100



191 153 56

2560 1280 1280 1280 1280 1280

2560 1280




173 184 113 3

185

400 150 150

2400 600

2400 2400 150 150 150

400 150

600

30 30 30 30 30



172 4

185 189 3

1920 1920 1200 1200 1600

1920

1600

1920

1600

1920

1200 1200

Page6 ofl5

APPENDIX BJ





Total Space

Marlcet ampGrocery

Spec Food

Subtotal FSR


Gen1 Mcrcb

Pcn1 Caro 20-21

amp Access


ForistGift UsedMisc

Tires30 APA 29

Store NFSR

NfSR Space


Fast Food Drinking

Personal Scviccs

Bank Trust

Pron Services

Other Services

Vacant Space

Space NEC





Page7 of IS

AfllrilllX DI





Total Space

Market ampGroceiy

Spec Food

Subtotal FSR


Gcn1 Mcnh

Pcrs1 Care 20-21

amp Access


ForistGift UsedMisc

Tires30 NPA 29

Store NFSR

NFSR Space


Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC





Page 8 of 15

APPENDIX UJ








Page9 of 15

APPENDIX BJ






Pago IQ of IS

APPENDIX BJ











Page 11 of IS

APPENDIX BJ









Page 12 of IS

APPENDJXJH




Total Space

Market ampGrocey

Spec Food

Subtotal FSR


Gen1 Moreb

Pers1 Can 20-21

amp Access


NFSR Space


Fast Food Drinking

Personal Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC





Page 13 of 15

APPENDIX BJ









Page 14 of 15

APPENDIX BI







SUMMARY BY NODE


() 00 00o 17 17 303 72 45 208 31 52 00o 408 711 00o 00o 0o 19 17 05 22 137 63


() 100o () 31 139 00o 00 05 10o 188 90o 108 401 401 23 07 136 23 40o 33 95 22 82


(o) 100o 441 00o 441 00o 00o 118 00o 14 43 00o 176 176 00o 14 38 12 00o 14 260o 43 00


(o) I00o 293 93 386 00o 14 83 19 00o 30o 00o 147 147 00o 00o 120 73 14 60o 177 10o 12


(o) 100o 00 00o 00 00o 522 75 47 00o 72 00o 715 715 00o 56 35 40o 34 18 02 0) 00


(o) 00o 00 16 16 00o 00o 14 12 40o 56 00o 123 123 J 7 00o 86 34 25 90o 178 112 298


(o) I 00o 189 09 198 00o 105 00o 16 06 24 00o 151 151 26 34 16 29 24 21 49 09 341


(o) I 00o 266 00o 266 00o 00o 153 00 30o 46 00o 229 229 00o 25 92 06 26 18 00o 271 66


() 00o 22 64 85 [44 00o 18 06 32 54 28 138 282 93 00o 116 31 04 30o 54 39 266


() 00o 71 34 105 90o 32 31 41 57 58 27 246 335 40 06 86 28 20o 37 87 77 80o

Page IS of IS

APPENDIXC


Acronyms














TotalNFSR 8951 17 125816 244 58457 113 8656 17 14359 28 29803 58 10306 20 2520 05








Q 0

QQ 00

Q 0

QQ 00

illi1 111683

222 919

Q 0

QQ 00

Q 70

QQ 01

1ll 1040

Q2 09

~ 8690

06 71

2Q 70

QQ 01






TotalNFSR 60143 117 70484 137 389495 755 10010 19 8940 17 8700 17 86403 167 12600 24




Store Type


Subtotal







TotalNFSR



720 02 363825 1000 1980 160 12411 1000

22215 1000 22215 1000 24915 63 398451 1000

6085 178 34241 1000 2875 1000 2875 1000 350 14 25490 1000 12 M 58947 1000 9800 81 121553 1000

385 10 37097 1000 1755 40 43803 1000 40 15 2743 1000

5790 1000 5790 1000

4440 397 11195 1000 3255 339 9605 1000 1180 975 1210 1000 1845 232 7941 1000

0 00 1900 1000 175 814 215 1000 740 602 1230 1000

11635 349 33296 1000

0 00 14813 1000 1777 387 4590 1000 260 307 846 1000 20 28 708 1000

2040 637 3205 1000 390 129 3015 1000 605 858 705 1000 0 00 35 1000

600 73 8177 1000 1370 151 9076 1000

0 00 943 1000 2670 37 73056 1000

Q 00 1902 1000 9732 80 121071 1000

15473 424 36493 1000 6750 912 7405 1000 75 41 1825 1000 0 00 35 1000

345 356 970 1000 238 505 471 1000 600 1000 600 1000

44340 550 80691 1000 250 19 13170 1000 495 54 9135 1000

68566 455 150795 1000

107703 209 516148 1000












TotalNFSR 8951 1000 125816 1000 58457 1000 8656 1000 14359 1000 29803 1000 10306 1000 2520 1000













18620 35359 67384 8845 6000 6235 52186 10145 TotalNFSR 60143 1000 70484 1000 389495 1000 10010 1000 8940 1000 8700 1000 86403 1000 12600 1000




Store Type


Subtotal







TotaINFSR


Outflow Locations

w 00 w 00

720 29 363825 913 1980 79 12411 31

22215 892 22215 56 24915 1000 398451 1000

6085 56 34241 66 2875 27 2875 06 350 03 25490 49 490 05 58947 114

9800 91 121553 236

385 04 37097 72 1755 16 43803 85 40 00 2743 05

5790 54 5790 11

4440 41 11195 22 3255 30 9605 19 1180 11 1210 02 1845 17 7941 15

0 00 1900 04 175 02 215 00 740 07 1230 02

11635 108 33296 65

0 00 14813 29 1777 16 4590 09 260 02 846 02 20 00 708 01

2040 19 3205 06 390 04 3015 06 605 06 705 01 0 00 35 00

600 06 8177 16 1370 13 9076 18

0 00 943 02 2670 25 73056 142

Q 00 1902 04 9732 90 121071 235

15473 144 36493 71 6750 63 7405 14

75 01 1825 04 0 00 35 00

345 03 970 02 238 02 471 01 600 06 600 01

44340 412 80691 156 250 02 13170 26 495 05 9135 18

68566 150795 292

107703 1000 516148 1000







Q 0

M 00

Q 0

00 00

Q 0

00 00

Q 3210

00 19

Q 15180

00 90

Q 0

00 00

Q 25455

00 151

Q 13680

00 81


Q 0

M 00

Q 11033

M 293

m 13960

w 371

Q 0

M 00

Q 0

M 00

Q 0

M 00

Q 0

M 00

Q 0

M 00



Q 0

M 00

dQ 5245

231 194

Q 0

00 00

Q 0

00 00

Q 200

00 07

Q 0

00 00

Q 0

00 00

Q 0

00 00


Q 2214

00 43

Q 11011

00 214

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 605

00 12

Q 0

00 00

Q 750

00 15


Q 0

00 00

Q 173

00 03

Q 0

00 00

Q 0

00 00

Q 1723

00 29

Q 0

00 00

Q 0

00 00

Q 0

00 00

TotalNFSR 2214 11 28864 138 13960 67 70 00 1923 09 3215 15 0 00 750 04













TotalNFSR 19042 91 19038 91 89076 425 32140 153 3020 14 8487 41 57738 276 19060 91













TotalNFSR 85285 407 209521 1000












TotaNFSR 2214 1000 28864 1000 13960 1000 70 1000 1923 1000 3215 1000 0 1000 750 1000













SOSO 12202 19148 6803 440 3502 22968 6320

TotaNFSR 19042 1000 19038 1000 89076 1000 32140 1000 3020 1000 8487 1000 57738 1000 19060 1000



Store Type









TotalNFSR



m ~ m ~

21045 706 153486 912 1020 34 7125 42 7740 260 7740 46

29805 1000 168351 1000

5420 64 10660 51 2800 33 2800 13 1355 16 7378 35 2815 33 16775 80 12390 145 37613 180

550 06 10616 51 4995 59 19217 92 1500 18 3385 16 968 11 968 05

4510 53 6695 32 9124 107 10994 52 1200 14 1200 06 1710 20 2780 13 3700 43 4910 23

75 01 280 01 100 01 130 01

20419 239 26989 129

160 02 7770 37 2409 28 3184 15 623 07 883 04 3910 46 4085 19

0 00 486 02 1648 19 2148 10 783 09 903 04

0 00 0 oo 0 00 2284 11

786 09 4106 20 0 00 351 02

924 11 24042 11S 430 05 1310 06

11673 137 51552 246

7340 86 16965 81 3200 38 8063 38 1750 21 1750 08

0 00 0 00 1132 13 1132 05 2575 30 2625 13

0 00 0 00 15483 182 19290 92 410 05 3968 19 900 11 5388 26

32790 59181 282

85285 1000 209521 1000












TotalNFSR 454 02 26632 104 19843 77 155 01 1350 05 5967 23 150 01 0 00













TotalNFSR 5075 20 9742 38 69368 270 920 04 121117 471 6420 25 48490 189 10570 41




Store Type


Subtotal







TotalNFSR



1800 11 169965 1000 2190 142 15432 1000 7140 1000 7140 1000 11130 58 192537 1000

2740 413 6641 1000 1475 1000 1475 1000 515 77 6679 1000

lli5 J1amp 22698 1000 7585 202 37493 1000

380 23 16806 1000 630 32 19650 1000 370 18 20053 1000

3703 1000 3703 1000

2145 204 10535 1000 1870 437 4283 1000 925 894 1035 1000 1300 310 4190 1000

0 00 1965 1000 0 00 555 1000 Q 00 l 1000

6240 277 22563 1000

970 116 8338 1000 552 319 1732 1000 40 140 286 1000

2220 828 2680 1000 0 00 550 1000

550 401 1370 1000 1430 976 1465 1000 40 286 140 1000 0 00 154 1000

315 57 5556 1000 50 254 197 1000 60 02 36615 1000

465 285 1630 1000 6692 110 60713 1000

13045 756 17260 1000 5085 958 5306 1000 100 33 3050 1000 50 91 550 1000

1700 952 1785 1000 350 400 875 1000 50 602 83 1000

19120 464 41185 1000 100 26 3920 1000 280 148 1890 1000

39880 525 75904 1000

65480 255 256885 1000





I

Store Type Downtown








Q 0

00 1000

Q 150

00 1000

Q 0

00 1000

Q 750

00 1000

Q 1230

00 1000

Q 0

00 1000

Q 1860

00 1000

Q 3540

00 1000


Q 0

00 00

Q 8075

00 303

19843 19843

1000 1000

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 0

00 00



Q 400

00 88l

Q 7823

00 294

Q 0

00 00

Q 0

00 00

Q 100

00 74

Q 0

00 00

Q 0

00 00

Q 0

00 00


0 0

00 00

0 525

00 20

0 0

00 00

0 0

00 00

0 0

00 00

0 0

00 00

0 150

00 1000

0 0

00 00

Florist Subtotal

Q 54

00 119

Q 9452

00 355

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 455

00 76

Q 150

00 1000

Q 0

00 00


Q 0

00 Q 678

00 Q 0

00 Q 0

00 Q 1250

00 Q 0

00 Q 0

00 Q 0

00

TotaNFSR 454 1000 26632 1000 19843 1000 155 1000 1350 1000 5967 1000 150 1000 0 1000













3940 6355 12223 725 23076 4175 30490 5215

TotaINFSR 5075 1000 9742 1000 69368 1000 920 1000 121117 1000 6420 1000 48490 1000 10570 1000













TotaINFSR 65480 1000 256885 1000

APPENDIX C-4














4603 1000 2221 1000 1090 1000 1292 1000

APPENDIX C-5

HEAD OF HOUSEHOLD


Total Sample Size

00 00

455 751

ill 249 606 1000


00 00

231 745 79 255

310 1000


00 00

109 779

Jl 221 140 1000


00 00

115 737 41 263 156 1000

APPENDIX C-6


Total Sample Size




Average 243 234 243 259

APPENDIX C-7



Total Sample Size

00 00

10 17 55 92 74 123 105 175 129 215 228 379 601 1000


00 00

5 16 30 98 37 121 53 173 62 203

ill 389 306 1000


00 00

2 14 10 71 19 136 19 136 31 221 59 421

140 1000


00 00

3 19 15 97 18 116 33 213 36 232 50 323 155 1000

Excludes refusals

APPENDIX C-8


Total Sample Size

00 00


00 00


00 00


00 00


Total

200 42 11

285 11 34

583

333 70 18

474 18 57

1000

102 20 8

151 6 IO

297

333 65 26

493 20 33

1000

39 10 2

66 4 16

137

279 71 14

47l 29 114

1000

59 12 1

68 1

~ 149

38l 77 06

439 06 52

1000

Excludes refusals

1







Total

(Circle One) 1 2

2001 Popn

47000

1402 15272 1603 1853

20130

5422 18450 23872

91002

2006 Popn

48790

1541 16155 1618 1989

21303

5719 18599 24318

94411

2006

00

517

952 9983 1000 1229 13164

61 197 258

1000

No( )

2007 Quota

310

10 103 10

ll 135

36 118 155

600

Mr [ ] Mrs [ ] Miss [ ]


Address Date ___

Community



]PM [ ]PM


2













$ $

3










$ $


-11shy $


-13shy $

4

















5




















6



















7



$ $









$ $



$ $

8


$ $



Yes No

1 2




Yes No

1 2



Q 7(b) Location


(PLEASE SPECIFY)



Q 7(c) Amount Spent

$ $ $ $

$ $

ii) OTHER



$ $ $







9




Yes No 2









$ $ $ $ $ $ $ $

$ $



$ $ $ $ $ $ $ $ $ $ $ $ $ $

$ $

10


Yes No 2









BASIC DATA




$ $ $ $ $ $ $ $ $ $ $ $ $ $

$ $



1 2 3 4 5 6 7 (ormore) 8 (refused)



1

2

3

4

5

6

7

11


1

2

3

4

5

6

7



Study 2938 Company




QC - Out of area 1




BUSY 173

FAXMODEM 39


LANGUAGE 20


NO ANSWER 623




NOT IN SERVICE 1346



TOTAL ASKED 2948


REFUSAL RATE 7778

RESPONSE RATE 1231

TOTAL QUALIFIED 606

TOTAL TERMINATES 49





APPENDIXD


APPENDIXD


All Plates

reg 00


Inflow 443 243

Total 1823 1000




Inflow 68 242 74 213oo 20 147 111 308 79 212 91 280

Total 281 1000 348 1000 136 1000 360 1000 373 1000 325 1000


Ill-Ill gt CJ C 4(



I

a~ C deg t

- Icshy

33

I t-- I j

5

0

i QI

E0

0


+ N

1shy

~r _ r_






L--1 shyTrcleAreaa





0 5 10

kilometres


w~

_J- l

Octol 1 2007

N


bull 5811d- (11 OAo

4 (3 0 12 pl11)

__J 3 ( 0Ao 21 pl11)



0 Trllde Areas

--_Zo (M bullbull0)





oz 20shy

10 0 5

kilometres


Is

Octobelt 1 20()1




n l(1S0At 4S-)

Cl 2mo 1 11


u-TrldeAs





eu ZOMa 111 pliMM

-~middot

0 5 10

kilometres


N

+ I LlcenH Plaeo


bull hndCt10 117 )

CJ bull 1110ee_




I I -Trade Areas




01lO ZOOM 7~ shy

0 5 10

kilometres

1n M OAo)




i=-r-shymiddot1

~

Oo1ob4lt 1 2007

N


bull 6ond-(l~ 2)

tJ I C1 1 ~ U ptM)

D i (29 OAa 17 1A11IM)


bull 1ltbullDAI ) I

TredeArNs



o lltlo Z- Ot pleMO

0 5 10

kilometres

LI~Cenlt

Ociotir 1 2007

+ I License Pletes

by Oluemlnttlon Ar


cJ bull ia0At np1-)



I 1shyredeA1





--------I

5 10

KIiometres


fy

r - L I IHomeHbulld

II__ ~t~~

I l

----w-

-shyI

-

l f7

October 1 2007

--shy N




u 3(70AallpHllM)



J_

(

o -Trado Arus




Ovagtlltlo z-20 pl-

o_ ~ kllomoltN

I

)


l~ ) t_

_ _J


J_

V

N



-middotw11-Mart

f

LJ 3(10Aa21plotl

bull 2(100A20plol)

bull I (20 OAo 2t

ll-TredeAreaa


Zont Noni

(le shy In 3 DAio)


f_L

u ___ ~lometrn

-6shy














-7shy




HI



TOTAL

220490 sf 104624 sf 325114 sf

278970 sf 762912 sf 1041882 sf

123417 sf

87960 sf 270148 sf 358108 sf

113448 sf 268294 sf 60649 sf 19367 sf 558536 sf 238751 sf

3107566 sf



40 of total space



100 of total space



Welland Nodal

Vacancy

137 22 43 10 0 112 109 271 39 77






-8shy












-9shy








Capture

1000 1000 1000 1000 992 991 985 984 980 976 972 972 959 953 943 927

824 822 800 769 762 746

693 661 644 613 550 539

463 440 398 363 348

186 142

21 0 0 0

Outflow

00 00 00 00 08 09 15 16 20 24 28 28 41 47 57 73

176 178 200 231 238 254

307 339 356 387 450 461

537 560 602 637 652

814 858

979 1000 1000 1000

Spending

04 02 01 01

114 na 05 49 29 72 26 01 04

142 85 16

18 66 04 06 na 15

02 19 02 09 22 71

01 18 02 06

156

01 01

14 01 02 11


-10shy










-11shy










-12shy

Implications













-13shy














-14shy












-15shy


















-16shy











-17shy


















-18shy













-19shy












-20shy







Summary of Findings







-21shy












-22shy











-23shy











-24shy











-25shy











APRIL 28 2008

TABLE 1

















APRIL 28 2008

TABLE2



2007 2009 2010 2011 2013 2016


50660 $4595 $2328

51085 $4664 $2383

51935 $4805 $2495

52360 $4877 $2554

52785 $4950 $2613

53585 $5000 $2679

54785 $5000 $2739


22100 ~ $1190

22350 $5467 $1222

22850 $5632 $1287

23100 $5717 $1321

23350 $5802 $1355

23850 $5860 $1398

24600 $5860 $1442


25250 $4610 $1164

25350 $4679 $1186

25550 $4821 $1232

25650 $4893 $1255

25750 $4966 $1279

25950 $5016 $1302

26250 $5016 $1317

Trade Area $4682 $4791 $5014 $5129 $5247 $5378 $5497



TABLE3






Trade Area $3539 $3621 $3791 $3878 $3967 $4067 $4158



APRIL 28 2008

TABLE4




50660 $597

51085 $606

51935 $624

52360 $634

52785 $643

53585 $650

54785 $650



22100 $700

22350 $ill

22850 $732

23100 $743

23350 $754

23850 $762

24600 $762



25250 $599

25350 $608

25550 $626

25650 $636

25750 $645

25950 $652

26250 $652


Trade Area $608 $622 $652 $666 $682 $699 $714



TABLES






Trade Area $535 $547 $572 $585 $598 $612 $625



APRIL 28 2008

TABLE6




50660 $1855

51085 $1864

51935 $1883

52360 $1892

52785 $1902

53585 llill

54785



22100 $1895

22350 $1904

22850 $1924

23100 $1933

23350 $1943

23850 $1953

24600 $1953



25250 $1856

25350 $1865

25550 $1884

25650 $1893

25750 $1903

25950 $1912

26250 $1912


Trade Area $1827 $1851 $1899 $1923 $1948 $1986 $2029



TABLE7






Trade Area $251 $254 $260 $264 $267 $273 $279



APRIL 28 2008

TABLES




50660 $673

51085 $675

51935 $678

52360 $680

52785 $681

53585 $685

54785 $685



22100 $838

22350 $840

22850 $844

23100 $846

23350 $849

23850 $853

24600 $853



25250 $676

25350 $678

25550 $681

25650 $683

25750 $684

25950 $688

26250 $688


Trade Area $697 $704 $719 $727 $734 $749 $766



TABLE9




50660 $449

51085 $450

51935 $452

52360 $454

52785 $455

53585 $457

54785 $457



22100 $529

22350 $530

22850 $533

23100 $534

23350 $536

23850 $538

24600 $538



25250 $451

25350 $452

25550 $454

25650 $456

25750 $457

25950 $459

26250 $459


Trade Area $458 $463 $473 $478 $483 $492 $503



APRIL 28 2008

TABLE 10





2006 21)Jli 2007 2J1M 2007 2lfM 2007 2lfM



HAASfBA 61 64 90 55 108 5(YA 154 70A




TABLE 11





2006 2009+ 2009+ 2009+ 2009+ 2009+ 2009+



HAASfBA 61 100 65 110 60A 160 80A

HI 130 160 na 125 na 170 na

1000 1000 na 1000 na 1000 na



APRIL 28 2008

TABLE 12


IradeArea 2006 2007 2009 2010 2011 2013 2016


236 vs MGP 255 $549 $562 240


vs MGP 835 $505 $517

$599

$551

$613

$564

$627

$577

$643

$592

$657

$605


180 vs MGP 20 00o

185 Local Capture

664 vs MGP 52 00o

667

$1190

$214

$142

$1222

$220

$146

$1287

$238

$159

$1321

$244

$163

$1355

$251

$167

$1398

$259

$172

$1442

$267

$178


146 vs MGP 22 00o

150 Local Capture

745 VS MGP680o

750

$1164

$170

$127

$1186

$173

$129

$1232

$185

$139

$1255

$188

$141

$1279

$192

$144

$1302

$195

$146

$1317

$198

$148


Plus Inflow

225 215

$225 $230 $232 $238 $243 $243 $243






$569

$220

$210

$582

$225

$215

$616

$238

$227

$616

$238

$227

$616

$238

$227

$616

$238

$227

$616

$238

$227




APRIL 28 2008

TABLE 13


Trade Area 2006 2007 2009 2010 2011 2013 2016


475 VS MGP 580o $1106 $1132 500 VS MGP 585 $1248 $1277 $1306 $1340 $1370



576 VS MGP 625 $686 $704 580 VS MGP 630o $746 $766 $786 $811 $836



517 VS MGP 625 $602 $613 520 vs MGP630o $640 $653 $665 $677 $685






678282 sfGLA bull0


bull

$1511 $1547 $1547 $1547 $1547 $1547 $1547



nted sf GLA 0 0 0

0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878





APRIL 28 2008

TABLE 13 CONTINUED







$00

0 0 0

$71 35275 33595 32068

$81 40295 38377 36632

$91 45418 43255 41289

$100 50047 47664 45498

$108 54242 51659 49311



$00

0 0 0

$74 12259 11768 11316

$84 14003 13443 12926

$95 15783 15152 14569

$104 17392 16697 16054

$113 18850 18096 17400


213 215


$00

0 0 0

$65 25818 23471 21515

$74 29493 26812 24577

$83 33242 30220 27702

$92 36630 33300 30525

$99 39701 36091 33084



$44 21765 20247 18926

$50 24863 23128 21620

$56 28024 26069 24368

$62 30880 28726 26852

$67 33469 31134 29103



$00

0 0 0

$48 21348 19213 17467

$55 24387 21948 19953

$62 27487 24738 22489

$68 30289 27260 24782

$74 32827 29545 26859



APRIL 28 2008

TABLE 14(a)


2007 2009 2010 2011 2013 2016



0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878



0 Q

0

87000 43000 130000

87000 43000 130000

87000 43000 130000

87000 43000 130000

87000 43000 130000






Allocated Sq Ft

$225 per Sq Ft

$250 per Sq Ft

$275 per Sq Ft

$300 per Sq Ft

0 $00

155000 $349

155000

$388

155000

$426

155000

$426

155000

$465




APRIL 28 2008

TABLE 140)


2007 2009 2010 2011 2013 2016











0 $00

170000 $383

170000

$425

170000

$468

170000

$468

170000

$510




APRIL 28 2008

TABLE 14(c)


2007 2009 2010 2011 2013 2016










0 $00

185000 $416

185000

$463

185000

$509

185000

$509

185000

$555




APRIL 28 2008

TABLE 15


Trade Area 2006 2007 2009 2010 2011 2013 2016


90 VS MGP 55 $210 $214 100 VS MGP 65 $250 $255 $261 $268 $274


951 965

vs MGP 85 Oo

vs MGP 970o

$199 $204 $241 $246 $252 $259 $264


108 vs MGP 50o

110 vs MGP60o

$1190

$129

$1222

$132

$1287

$142

$1321

$145

$1355

$149

$1398

$154

$1442

$159


667 vs MGP 795

$83 $85 $94 $97 $99 $103 $106


154 VS MGP 70o

160 VS MGP 80o

$1164

$179

$1186

$183

$1232

$197

$1255

$201

$1279

$205

$1302

$208

$1317

$211


250 VS MGP 345

$17 $18 $49 $50 $51 $52 $53


Plus Inflow

165 vs MGP 166

200 $59 $61

$96 $98 $101 $101 $101




$359 $317 $317 $317 $317 $317 $317



0 0 0

15437 14334 13379

50233 46645 43535

53699 49863 46539

57236 53147 49604

60450 56132 52390

63409 58880 54955



APRIL 28 2008

TABLE 16


Trade Area 2006 2007 2009 2010 2011 2013 2016


199 160


800

$2328

$463

$202

$2383

$474

$207

$2495

$399

$319

$2554

$409

$327

$2613

$418

$334

$2679

$429

$343

$2739

$438

$351


136 125


450

$1190

$162

$53

$1222

$166

$54

$1287

$16l

$72

$132l

$165

$74

$1355

$169

$76

$1398

$175

$79

$1442

$180

$81


183 170


400

$1164

$213

$29

$1186

$217

$29

$1232

$209

$84

$1255

$213

$85

$1279

$217

$87

$1302

$22l

$89

$1317

$224

$90


Plus Inflow

200

185 $7l $73

$108 $110 $113 $113 $113




$354 $363 $363 $363 $363 $363 $363


Warranted sfGLA


0 0 0

0 0 0

110381 98116 88304

117082 104073 93665

123918 110150 99135

130138 115678 104110

135725 120645 108580




APRIL 28 2008

TABLE 17


Trade Area 2006 2007 2009 2010 2011 2013 2016


800 vs survey 913

805 Local Capture

991 990

$940

$752

$745

$952

$762

$755

$978

$787

$779

$991

$798

$790

$1004

$808

$800

$1024

$824

$816

$1047

$843

$835


800 vs survey 912

805 Local Capture

588 600

$419

$335

$197

$426

$341

$200

$440

$354

$212

$447

$359

$216

$454

$365

$219

$466

$375

$225

$480

$387

$232


780 vs survey 883

785 Local Capture

98 100

$469

$366

$36

$473

$369

$36

$481

$378

$38

$486

$381

$38

$490

$385

$38

$496

$390

$39

$502

$394

$39


Plus Inflow

165

165 $193 $196

$203 $206 $209 $209 $209



$538 sfGLA $1171

$1187 $1187 $1187 $1187 $1187 $1187


Warranted sfGLA

$475 $500 $525


0 0 0

0 0 0

9666 9183 8745

13206 12545 11948

16774 15936 15177

21510 20435 19462

26943 25595 24377




APRIL 28 2008

TABLE 18


2006 2007 2009 2010 2011 2013 2016




$322 275

$ 542

$326 275

$ 550 14

$302

245 $ 508

-62

$306

245 $ 515

-49

$310

245 $ 522

-36

$316

245 $ 532

-19

$322

245 $ 542

01


$187 160

$ 510

$190 160

$ 518 14

$160

130 $ 437

-144

$162

130 $ 443

-133

$165

130 $ 449

-121

$168

130 $ 457

-105

$171

130 $ 466

-87


$181 155

$ 489

$184 155

$ 496 14

$154

125 $ 416

-151

$156

125 $ 421

-139

$158

125 $ 427

-127

$161

125 $ 435

-112

$164

125 $ 443

-94


$199 170

$ 569

$202 170

$ 577 14

$173

140 $ 494

-133

$175

140 $ 501

-121

$177

140 $ 507

-109

$180

140 $ 516

-93

$184

140 $ 527

-75


$176 150

$ 543

$178 150

$ 550 14

$160

130 $ 495

-87

$162

130 $ 502

-75

$165

130 $ 509

-62

$168

130 $ 518

-46

$171

130 $ 528

-27


$105 90

$ 527

$107 90

$ 534 14

$99

80 $ 493

-64

$100

80 $ 500

-51

$101

80 $ 507

-36

$103

80 $ 516

-21

$105

80 $ 526

-02


$185 150

$ 462

$187 150

$ 469

$190 150

$ 475

$193 150

$ 483

$197 150

$ 493


1000

$1171 1000

$1187 1000

$1233 1000

$1250 1000

$1267 1000

$1289 1000

$1315


$531 $538 $473 $480 $486 $495 $505


APRIL 28 2008

TABLE 19


Trade Area 2006 2007 2009 2010 2011 2013 2016


200 195


$940

$188

$143

$952

$190

$145

$978

$191

$146

$99l

$193

$148

$1004

$196

$150

$1024

$200

$153

$1047

$204

$156


200 195


$419

$84

$26

$426

$85

$26

$440

$86

$26

$447

$87

$27

$454

$88

$27

$466

$91

$28

$480

$94

$29


220 215


$469

$103

$06

$473

$104

$06

$481

$103

$06

$486

$104

$06

$490

$105

$06

$496

$107

$06

$502

$108

$06


Plus Inflow

150 150

$31 $31 $31 $32 $32 $32 $32



$206 $209 $209 $209 $209 $209 $209



0 0 0

0 0 0

421 375 337

1835 1631 1468

3260 2897 2608

5173 4599 4139

7357 6539 5885



$197 $200 14

$200 18

$203 32

$206 45

$210 64

$214 85




APRIL 28 2008

TABLE20


IradeArea 2006 2007 2009 2010 2011 2013 2016


900 $121 $123 915 $128 $130 $132 $134 $137


350 $20 $20 350 $21 $21 $22 $22 $23


100 $06 $06 100 $06 $06 $06 $06 $06


Plus Inflow 150 $26 $26 150 $27 $28 $28 $28 $28






APRIL 28 2008

TABLE21


IradeArea 2006 2007 2009 2010 2011 2013 2016


900 $307 $310 900 $317 $320 $324 $330 $338


375 $69 $70 375 $72 $73 $74 $76 $79


250 $43 $43 250 $44 $44 $44 $45 $45


Plus Inflow 200 $105 $106 200 $108 $109 $11l $11l $111






APRIL 28 2008

TABLE22


IradeArea 2006 2007 2009 2010 2011 2013 2016


800 $182 $184 800 $188 $190 $192 $196 $200


200 $23 $24 200 $24 $25 $25 $26 $26


100 $1l $11 100 $12 $12 $12 $12 $12


Plus Inflow 100 $24 $24 100 $25 $25 $25 $25 $25






APRIL 28 2008

TABLE23



Sq Ft 2007

Sq Ft 2009

SqFt 2010

SqFt 2011

Sq Ft 2013

SqFt 2016



0 0 0

0 0 0

120084 109167 100070

137176 124705 114313

154614 140558 128845

170374 154886 141979

184654 167867 153878



0 0 0

0 0 0

35275 33595 32068

40295 38377 36632

45418 43255 41289

50047 47664 45498

54242 51659 49311


0 0 0

0 0 0

12259 11768 11316

14003 13443 12926

15783 15152 14569

17392 16697 16054

18850 18096 17400


0 0 0

0 0 0

25818 23471 21515

29493 26812 24577

33242 30220 27702

36630 33300 30525

39701 36091 33084


21765 20247 18926

24863 23128 21620

28024 26069 24368

30880 28726 26852

33469 31134 29103


0 0 0

0 0 0

21348 19213 17467

24387 21948 19953

27487 24738 22489

30289 27260 24782

32827 29545 26859


0 0 0

0 0 0

50233 46645 43535

53699 49863 46539

57236 53147 49604

60450 56132 52390

63409 58880 54955


0 0 0

0 0 0

110381 98116 88304

117082 104073 93665

123918 110150 99135

130138 115678 104110

135725 120645 108580


0 0

0 0

9666 9183

13206 12545

16774 15936

21510 20435

26943 25595

$525 sfGLA 0 0 8745 11948 15177 19462 24377

APRIL 28 2008

TABLE 23 CONTINUED















APRIL 28 2008

TABLE24



2007 2009 2010 mu 2013 2016











APPENDIX A


APPENDIX A-1


fu) 1 2 3 4 5

All Classes


Income Quintile $10749 $17896 $21019 $27117 $45699

$27291

(x) Income

394 656 770 994 1674

100


NFSR 604 751 819 986 1463

100


REGRESSION EQUATION

y =a+ bx





(y2) FSR 944 972 930 1008 1091

100

APPENDIX A-2


2006

M 2006

ill 2006

fil 2006 Ql TOTAL

2006 PerQmita


D090

DIOO


54103 7923

62026

54115 7901

62016

52898 7656

60554

48103 6115

54218

209219 29595

238814

$1649 $233

$1882

llli Sl007

876

124

1000

876

124

1000


B030

B040

BOSO

B060



9017 5341 1297

10069 25724

8026 5331 1081 8341

22779

7310 4949 1249 8370

21878

33511 21969 4922

40750 101152

$264 $173 $39

$321 $797 178 155


Fl40

F 150


23259 7484

30743

16928 5597

22525

16873 5568

22441

12485 4008

16493

69545 22657 92202

$548

llZ2 $727 163 142

Gl70

Gl80


31204 25045 56249

21997 23154 45151

22403 24363 46766

17769 17867 35636

93373 90429

183802

$736 $713

$1449

165

160

324

143

139

282i

H 160

Hl90


Subtotal

11650 9514

21164

8865 859l

17456

8028 8533

16561

7589 7135

14724

36132 33773 69905

$285 $266 $551 123 107


Subtotal

6225 6297

12522

$49

~ $99

11

11

22

10

10

19

C070

C080


16758 3967

20725

18583 4748

23331

19832 4904

24736

12564 3268

15832

67737 16887 84624

$534 $133 $667

104

~ 130


566737 $4467 $125

$4342

1000


651361 $5134 $125

$5009

1000


$736$4467 = $7361$4342 = $736$5134 = $736$5009 =

165 170 143 147



Morgan estimate

APPENDIX A-3




11410046 4219410 $66836 282009 $24716 1000 1000 1000 1000 1000 1000Ontario






90719 26567 $75081 19947 $21987 890 990 930 959 903 922Trade Area



APPENDIX Ad


2006 2006 2006 2006 NFSR NFSR less 2006 2006 2006 2006 2006










5056 2594 2462

base 51 49

2066 1063 1003

base 51 49

1473 744 729

base 51 49








1768 5021

28 $ 66663

658 2060

31 $ 66295

564 1463

26 $ 66013



1768 1593

170

1659 68 32 10

Single detache

base 90 10

94 4 2 1

94

648 579

79

603 30 10 0

Single detache

base 89 12

93 5 2 0

94

569 498

71

515 38 22

0 Single detache

base 88 13

90 7 4 0

90





Counts


2006 Population

2001 Population






5719

2617

1773 322 148


128

1989

661

926 215

71


54

1618

628

295 548 213


51



-t

bullbull lt Igt

QtEo bull Cl


e 0

IE

E

t i

l

l i ~ ~ ci- shyi

N

~

~

lt 11 -- = i2~-i~

~ t- l

a Ir iJ ~ ~i


bullbull

li a ti

( ~ 0

TJI a

~ lI Ii ) C

bull ft

~ Llc

~

z 0 a 0 31

ttf jJ

I -2r-shyg

-shy k ~

L i

I ~

i

I

bull


~

f I l ~

Coneenlcn 5 Rd

-~~

IO((lti ~ I

M

fl ~

J

[bull




1 1 12 ~ ) 619 II l l Ill - d4 ~ ____ - shy -









e

Papal


QIN

f a

4 Co

~

l

j

i if

~ s Ill j

[76 n Ill l

1111 Ave Ill -l -

1-i

fillI l 4 fill

~ 0bull t

X

I i 15 RI

I

Ibull i

asll

ill

p~ Jr

J SRII

Rd

RIii

Iiibull

ll

-Rd

t 211 14

2

Foos Rd

n

ll

n

i Ill

0

j ll

n

3 Ill

n

3bull Ill

bull

Iii sect a


$i Rd

Memlt Rdbull

laquo Rdfii1


l7

21

a ~ w

Clara St

I

BanmRd a

ii ~bull

~ 0 1

0 C1e

12


Turner Rd

r 0

0 ~

53

bullibullbullD ~ z

l

APPENDIXB


APPENDIX BJ





Total Space

Marlltet ampGrocery

Spec Food

Subtotal FSR


Gen1 Morch

Pers1 Care 20-21

amp Access


ForistGift UsedMisc

Tires30 APA 29

Store NFSR

NFSR Space


Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC



Page I of IS

APPENDIX B1







Page2 of 15

APPENDIX BJ











Page3 of 15

APPENDIX BJ



Stud) ~

Total Space GIA

1-2 Super-Market

ampGrocery llLA

3-16

Spec Food GIA

Subtotal FSR GIA

25-26 Major2S


GIA

31-34 Other Gen1

Morch

GIA


20-21 GIA

3S-S1 Fashion

amp Access GIA



GIA llLA GIA llLA




GIA GIA

172-174 Rest amp

Fast Food Drinking

GIA


GIA

124-126 Bank Tnst

llLA

127-130 137-143 FIREamp

Prof(

Services GIA

131-136 144-IS9 175-183 Other

Services GIA


160-171 201-203

Other Space NEC GIA


30 125 144 60 62 126 183 173 172 173 175 173

8000 4000 4000 25600 8960 1728 1080 4600 4400 2300 4600 6200

25600 8960

8000 8000

25600 8960

8000

25600 8960

4600 4400 2300

6200

4000

1728

4000

1080

4600


125 92 152 3

185 38 173

2700 2160 1670 1000 1320 2400 3000

1000 1000

2400

2160 2160

2400

2160

2400 3000

1320

2700

1670


114 172 169

6900 6400 28000

6900 6400

28000


137 116 153 145

1500 1500 1500 1500

1500 1500

1500 1500


15 20 ISO 3

200 39 73 58

3000 1440 1200 2160 600 900 900

3000

2160 2160

1440

900

3000

900 3000

3000 1440

900 900

3000

3000 1440

900 900

3000

1200

3500



187 3 7

102

1000 3000 1000 2500

3000 1000

3000 1000

2500 2500 2500

1000



138 201 189 185

1400 2000 1500 600

1500 600

1400 9800



127 192 173 63 102 130 185 13

1800 600

1080 4800 2300 1150 1150 1150 1150 1150

4800 2300

4800 2300

4800 2300

1080 600

1150

1800

1150

6720

Page4 of IS

APPENDIX BJ





Total Space

Marlltct ampGrocery

Spec Food

Subtotal FSR


Gen1 Menh

Pers1 Care 20-21

amp Access


ForistGift UsedMisc

Tiros30 NPA 29

Store NFSR

NFSR Space


Fast Food Drinking

Personal Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC







Pages ofS

APPENDIX BJ




~

Total Space

OLA

1-2 Super-

Marlltet ampGrocciy

OLA

3-16

Spec Food

OLA

Subtotal FSR

OLA

25-26 Major25


OLA

31-34 Other Gen1

Morch

OLA


Pers1 Care 20-21

OLA

35-57 Fashion

amp Access

OLA




OLA OLA OLA OLA

Total NFSR Space

OLA



OLA OLA

172-174 Rest amp

Fast Food Drinking

OLA


OLA

124-126 Bank Trust

OLA

127-130 137-143 FIREamp

Prort Services

OLA

131-136 144-159 175-183

Other Services

OLA

200

Vacant Space OLA

160-171 201-203

Other Space NEC

OLA


107 172 153

3600 3200 9000

83167 36697 0 36697 0 0 9820 0 1200

3600

3600 0

3600

14620

3600

14620 0 1200

3200

3200 1000 0 1200 9000

21650 3600 0



1 17 153 138 150 155

32364 9179 2786 1841 1922 3120

32364 32364 9179 9179 9179

1841 2786

1922 3120



3 173 194 87

200 174 143

2600 1200 600 220

1080 2000 2200

2600 2600

220 220 220

1200

2000

600

2200

1080



3 93 173 185 184 152 138 202 173 178 153

1800 2200 1600 900 900

1200 2600 1280 600

1200 4000

1800 1800 2200 2200 2200

1600

600

900 900

2600 1200

1200 4000

1280



153 113 173 48 150

800 800 800 800

2100 800

800 800

800

800

800 800

800

2100



191 153 56

2560 1280 1280 1280 1280 1280

2560 1280




173 184 113 3

185

400 150 150

2400 600

2400 2400 150 150 150

400 150

600

30 30 30 30 30



172 4

185 189 3

1920 1920 1200 1200 1600

1920

1600

1920

1600

1920

1200 1200

Page6 ofl5

APPENDIX BJ





Total Space

Marlcet ampGrocery

Spec Food

Subtotal FSR


Gen1 Mcrcb

Pcn1 Caro 20-21

amp Access


ForistGift UsedMisc

Tires30 APA 29

Store NFSR

NfSR Space


Fast Food Drinking

Personal Scviccs

Bank Trust

Pron Services

Other Services

Vacant Space

Space NEC





Page7 of IS

AfllrilllX DI





Total Space

Market ampGroceiy

Spec Food

Subtotal FSR


Gcn1 Mcnh

Pcrs1 Care 20-21

amp Access


ForistGift UsedMisc

Tires30 NPA 29

Store NFSR

NFSR Space


Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC





of 15

APPENDIX UJ








Page9 of 15

APPENDIX BJ






Pago IQ of IS

APPENDIX BJ











Page 11 of IS

APPENDIX BJ









Page 12 of IS

APPENDJXJH




Total Space

Market ampGrocey

Spec Food

Subtotal FSR


Gen1 Moreb

Pers1 Can 20-21

amp Access


NFSR Space


Fast Food Drinking

Personal Services

Bank Trust

Prof Services

Other Services

Vacant Space

Space NEC





Page 13 of 15

APPENDIX BJ









Page 14 of 15

APPENDIX BI







SUMMARY BY NODE


() 00 00o 17 17 303 72 45 208 31 52 00o 408 711 00o 00o 0o 19 17 05 22 137 63


() 100o () 31 139 00o 00 05 10o 188 90o 108 401 401 23 07 136 23 40o 33 95 22 82


(o) 100o 441 00o 441 00o 00o 118 00o 14 43 00o 176 176 00o 14 38 12 00o 14 260o 43 00


(o) I00o 293 93 386 00o 14 83 19 00o 30o 00o 147 147 00o 00o 120 73 14 60o 177 10o 12


(o) 100o 00 00o 00 00o 522 75 47 00o 72 00o 715 715 00o 56 35 40o 34 18 02 0) 00


(o) 00o 00 16 16 00o 00o 14 12 40o 56 00o 123 123 J 7 00o 86 34 25 90o 178 112 298


(o) I 00o 189 09 198 00o 105 00o 16 06 24 00o 151 151 26 34 16 29 24 21 49 09 341


(o) I 00o 266 00o 266 00o 00o 153 00 30o 46 00o 229 229 00o 25 92 06 26 18 00o 271 66


() 00o 22 64 85 [44 00o 18 06 32 54 28 138 282 93 00o 116 31 04 30o 54 39 266


() 00o 71 34 105 90o 32 31 41 57 58 27 246 335 40 06 86 28 20o 37 87 77 80o

Page IS of IS

APPENDIXC


Acronyms














TotalNFSR 8951 17 125816 244 58457 113 8656 17 14359 28 29803 58 10306 20 2520 05








Q 0

QQ 00

Q 0

QQ 00

illi1 111683

222 919

Q 0

QQ 00

Q 70

QQ 01

1ll 1040

Q2 09

~ 8690

06 71

2Q 70

QQ 01






TotalNFSR 60143 117 70484 137 389495 755 10010 19 8940 17 8700 17 86403 167 12600 24




Store Type


Subtotal







TotalNFSR



720 02 363825 1000 1980 160 12411 1000

22215 1000 22215 1000 24915 63 398451 1000

6085 178 34241 1000 2875 1000 2875 1000 350 14 25490 1000 12 M 58947 1000 9800 81 121553 1000

385 10 37097 1000 1755 40 43803 1000 40 15 2743 1000

5790 1000 5790 1000

4440 397 11195 1000 3255 339 9605 1000 1180 975 1210 1000 1845 232 7941 1000

0 00 1900 1000 175 814 215 1000 740 602 1230 1000

11635 349 33296 1000

0 00 14813 1000 1777 387 4590 1000 260 307 846 1000 20 28 708 1000

2040 637 3205 1000 390 129 3015 1000 605 858 705 1000 0 00 35 1000

600 73 8177 1000 1370 151 9076 1000

0 00 943 1000 2670 37 73056 1000

Q 00 1902 1000 9732 80 121071 1000

15473 424 36493 1000 6750 912 7405 1000 75 41 1825 1000 0 00 35 1000

345 356 970 1000 238 505 471 1000 600 1000 600 1000

44340 550 80691 1000 250 19 13170 1000 495 54 9135 1000

68566 455 150795 1000

107703 209 516148 1000












TotalNFSR 8951 1000 125816 1000 58457 1000 8656 1000 14359 1000 29803 1000 10306 1000 2520 1000













18620 35359 67384 8845 6000 6235 52186 10145 TotalNFSR 60143 1000 70484 1000 389495 1000 10010 1000 8940 1000 8700 1000 86403 1000 12600 1000




Store Type


Subtotal







TotaINFSR


Outflow Locations

w 00 w 00

720 29 363825 913 1980 79 12411 31

22215 892 22215 56 24915 1000 398451 1000

6085 56 34241 66 2875 27 2875 06 350 03 25490 49 490 05 58947 114

9800 91 121553 236

385 04 37097 72 1755 16 43803 85 40 00 2743 05

5790 54 5790 11

4440 41 11195 22 3255 30 9605 19 1180 11 1210 02 1845 17 7941 15

0 00 1900 04 175 02 215 00 740 07 1230 02

11635 108 33296 65

0 00 14813 29 1777 16 4590 09 260 02 846 02 20 00 708 01

2040 19 3205 06 390 04 3015 06 605 06 705 01 0 00 35 00

600 06 8177 16 1370 13 9076 18

0 00 943 02 2670 25 73056 142

Q 00 1902 04 9732 90 121071 235

15473 144 36493 71 6750 63 7405 14

75 01 1825 04 0 00 35 00

345 03 970 02 238 02 471 01 600 06 600 01

44340 412 80691 156 250 02 13170 26 495 05 9135 18

68566 150795 292

107703 1000 516148 1000







Q 0

M 00

Q 0

00 00

Q 0

00 00

Q 3210

00 19

Q 15180

00 90

Q 0

00 00

Q 25455

00 151

Q 13680

00 81


Q 0

M 00

Q 11033

M 293

m 13960

w 371

Q 0

M 00

Q 0

M 00

Q 0

M 00

Q 0

M 00

Q 0

M 00



Q 0

M 00

dQ 5245

231 194

Q 0

00 00

Q 0

00 00

Q 200

00 07

Q 0

00 00

Q 0

00 00

Q 0

00 00


Q 2214

00 43

Q 11011

00 214

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 605

00 12

Q 0

00 00

Q 750

00 15


Q 0

00 00

Q 173

00 03

Q 0

00 00

Q 0

00 00

Q 1723

00 29

Q 0

00 00

Q 0

00 00

Q 0

00 00

TotalNFSR 2214 11 28864 138 13960 67 70 00 1923 09 3215 15 0 00 750 04













TotalNFSR 19042 91 19038 91 89076 425 32140 153 3020 14 8487 41 57738 276 19060 91













TotalNFSR 85285 407 209521 1000












TotaNFSR 2214 1000 28864 1000 13960 1000 70 1000 1923 1000 3215 1000 0 1000 750 1000













SOSO 12202 19148 6803 440 3502 22968 6320

TotaNFSR 19042 1000 19038 1000 89076 1000 32140 1000 3020 1000 8487 1000 57738 1000 19060 1000



Store Type









TotalNFSR



m ~ m ~

21045 706 153486 912 1020 34 7125 42 7740 260 7740 46

29805 1000 168351 1000

5420 64 10660 51 2800 33 2800 13 1355 16 7378 35 2815 33 16775 80 12390 145 37613 180

550 06 10616 51 4995 59 19217 92 1500 18 3385 16 968 11 968 05

4510 53 6695 32 9124 107 10994 52 1200 14 1200 06 1710 20 2780 13 3700 43 4910 23

75 01 280 01 100 01 130 01

20419 239 26989 129

160 02 7770 37 2409 28 3184 15 623 07 883 04 3910 46 4085 19

0 00 486 02 1648 19 2148 10 783 09 903 04

0 00 0 oo 0 00 2284 11

786 09 4106 20 0 00 351 02

924 11 24042 11S 430 05 1310 06

11673 137 51552 246

7340 86 16965 81 3200 38 8063 38 1750 21 1750 08

0 00 0 00 1132 13 1132 05 2575 30 2625 13

0 00 0 00 15483 182 19290 92 410 05 3968 19 900 11 5388 26

32790 59181 282

85285 1000 209521 1000












TotalNFSR 454 02 26632 104 19843 77 155 01 1350 05 5967 23 150 01 0 00













TotalNFSR 5075 20 9742 38 69368 270 920 04 121117 471 6420 25 48490 189 10570 41




Store Type


Subtotal







TotalNFSR



1800 11 169965 1000 2190 142 15432 1000 7140 1000 7140 1000 11130 58 192537 1000

2740 413 6641 1000 1475 1000 1475 1000 515 77 6679 1000

lli5 J1amp 22698 1000 7585 202 37493 1000

380 23 16806 1000 630 32 19650 1000 370 18 20053 1000

3703 1000 3703 1000

2145 204 10535 1000 1870 437 4283 1000 925 894 1035 1000 1300 310 4190 1000

0 00 1965 1000 0 00 555 1000 Q 00 l 1000

6240 277 22563 1000

970 116 8338 1000 552 319 1732 1000 40 140 286 1000

2220 828 2680 1000 0 00 550 1000

550 401 1370 1000 1430 976 1465 1000 40 286 140 1000 0 00 154 1000

315 57 5556 1000 50 254 197 1000 60 02 36615 1000

465 285 1630 1000 6692 110 60713 1000

13045 756 17260 1000 5085 958 5306 1000 100 33 3050 1000 50 91 550 1000

1700 952 1785 1000 350 400 875 1000 50 602 83 1000

19120 464 41185 1000 100 26 3920 1000 280 148 1890 1000

39880 525 75904 1000

65480 255 256885 1000





I

Store Type Downtown








Q 0

00 1000

Q 150

00 1000

Q 0

00 1000

Q 750

00 1000

Q 1230

00 1000

Q 0

00 1000

Q 1860

00 1000

Q 3540

00 1000


Q 0

00 00

Q 8075

00 303

19843 19843

1000 1000

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 0

00 00



Q 400

00 88l

Q 7823

00 294

Q 0

00 00

Q 0

00 00

Q 100

00 74

Q 0

00 00

Q 0

00 00

Q 0

00 00


0 0

00 00

0 525

00 20

0 0

00 00

0 0

00 00

0 0

00 00

0 0

00 00

0 150

00 1000

0 0

00 00

Florist Subtotal

Q 54

00 119

Q 9452

00 355

Q 0

00 00

Q 0

00 00

Q 0

00 00

Q 455

00 76

Q 150

00 1000

Q 0

00 00


Q 0

00 Q 678

00 Q 0

00 Q 0

00 Q 1250

00 Q 0

00 Q 0

00 Q 0

00

TotaNFSR 454 1000 26632 1000 19843 1000 155 1000 1350 1000 5967 1000 150 1000 0 1000













3940 6355 12223 725 23076 4175 30490 5215

TotaINFSR 5075 1000 9742 1000 69368 1000 920 1000 121117 1000 6420 1000 48490 1000 10570 1000













TotaINFSR 65480 1000 256885 1000

APPENDIX C-4














4603 1000 2221 1000 1090 1000 1292 1000

APPENDIX C-5

HEAD OF HOUSEHOLD


Total Sample Size

00 00

455 751

ill 249 606 1000


00 00

231 745 79 255

310 1000


00 00

109 779

Jl 221 140 1000


00 00

115 737 41 263 156 1000

APPENDIX C-6


Total Sample Size




Average 243 234 243 259

APPENDIX C-7



Total Sample Size

00 00

10 17 55 92 74 123 105 175 129 215 228 379 601 1000


00 00

5 16 30 98 37 121 53 173 62 203

ill 389 306 1000


00 00

2 14 10 71 19 136 19 136 31 221 59 421

140 1000


00 00

3 19 15 97 18 116 33 213 36 232 50 323 155 1000

Excludes refusals

APPENDIX C-8


Total Sample Size

00 00


00 00


00 00


00 00


Total

200 42 11

285 11 34

583

333 70 18

474 18 57

1000

102 20 8

151 6 IO

297

333 65 26

493 20 33

1000

39 10 2

66 4 16

137

279 71 14

47l 29 114

1000

59 12 1

68 1

~ 149

38l 77 06

439 06 52

1000

Excludes refusals

1







Total

(Circle One) 1 2

2001 Popn

47000

1402 15272 1603 1853

20130

5422 18450 23872

91002

2006 Popn

48790

1541 16155 1618 1989

21303

5719 18599 24318

94411

2006

00

517

952 9983 1000 1229 13164

61 197 258

1000

No( )

2007 Quota

310

10 103 10

ll 135

36 118 155

600

Mr [ ] Mrs [ ] Miss [ ]


Address Date ___

Community



]PM [ ]PM


2













$ $

3










$ $


-11shy $


-13shy $

4

















5




















6



















7



$ $









$ $



$ $

8


$ $



Yes No

1 2




Yes No

1 2



Q 7(b) Location


(PLEASE SPECIFY)



Q 7(c) Amount Spent

$ $ $ $

$ $

ii) OTHER



$ $ $







9




Yes No 2









$ $ $ $ $ $ $ $

$ $



$ $ $ $ $ $ $ $ $ $ $ $ $ $

$ $

10


Yes No 2









BASIC DATA




$ $ $ $ $ $ $ $ $ $ $ $ $ $

$ $



1 2 3 4 5 6 7 (ormore) 8 (refused)



1

2

3

4

5

6

7

11


1

2

3

4

5

6

7



Study 2938 Company




QC - Out of area 1




BUSY 173

FAXMODEM 39


LANGUAGE 20


NO ANSWER 623




NOT IN SERVICE 1346



TOTAL ASKED 2948


REFUSAL RATE 7778

RESPONSE RATE 1231

TOTAL QUALIFIED 606

TOTAL TERMINATES 49





APPENDIXD


APPENDIXD


All Plates

reg 00


Inflow 443 243

Total 1823 1000




Inflow 68 242 74 213oo 20 147 111 308 79 212 91 280

Total 281 1000 348 1000 136 1000 360 1000 373 1000 325 1000


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regional commercial systems study - welland

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