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HomeMy WebLinkAboutCAO-001-17Clarington CAO Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Council Date of Meeting: February 6, 2017 Report Number: CAO -001-17 Resolution: & File Number: By-law Number: Report Subject: Waverley Road / Highway 401 Interchange Recommendations: That Report CAO -001-17 be received; 2. That, recognizing the significant investments already made or committed by the Province in transportation infrastructure throughout the Region of Durham and the Municipality of Clarington and given the business case presented in this report, the Mayor be authorized to write to the Ontario Ministry of Transportation to, (a) request that any future planned and as yet unfunded, expansion and rehabilitation improvements to the Highway 401 Waverley Road interchange be significantly accelerated and included in its five year capital works plan; and (b) advise of Clarington's intentions to partner with SmartREIT, and to encourage the Region of Durham to join this partnership such that: the three parties would equally share $7,485,000, based on current cost estimates, towards the capital cost of constructing such improvements to offset costs that the Ministry will incur in advancing this project at least 14 years earlier than the Ministry deems needed the Municipality of Clarington and each of the other two parties contribution would be 13% or $2,495,000 based on current estimates. 02/02/2017 2:23 PM Municipality of Clarington Report CAO -001-17 Page 2 3. That staff return to Council before any legal commitment is made and report on results of discussions with affected parties including cost containment measures; and 4. That a copy of this report be forwarded to all interested parties noted. Municipality of Clarington Resort CAO -001-17 Report Overview Paae 3 This Report recommends that the Ontario Ministry of Transportation (MTO) be requested to include the expansion and rehabilitation of the Waverley Road interchange in its five year capital works plan. In order for this to happen, Clarington needs to provide MTO with both a business case that will justify undertaking the project now as opposed to 2031 or beyond and an indication of its intention to assist in funding the project. 1. What action has been taken to date to advance this Infrastructure Project? 1.1 The Municipality has long supported the need for improvements to the existing 401 interchanges at both Liberty Street and Waverley Road. 1.2 Clarington's official position that a pressing need for these improvements dates as far back as 2008 when Council requested (through Resolution #C-484-08) that the Regional Transportation Plan be amended to "incorporate Highway 401 corridor improvements, in particular the interchanges at Waverley Road and Liberty Street, within [its] 15 year plan". 1.3 Priority 4 in the 2015-2018 Strategic Plan is: "Enable safe, efficient traffic flow and active transportation". Action Item 4.4 under this priority provides as follows: Work with and influence the Ministry of Transportation to address community concerns with their services, including but not limited to:... improvements to Hwy 401 interchanges. 1.4 On January 5, 2015, Council passed the following resolution (#GPA -016-15): Whereas drivers exiting the 401 off ramps for Waverley Road and Liberty Street are experiencing significant delays; Now therefore be it resolved that Council forward a letter to the Minister of Transportation requesting that they, forthwith, provide the necessary infrastructure changes to alleviate the situation such that drivers are not placed in danger; and That this resolution be forwarded to the Region of Durham, and Durham MPP, Granville Anderson. 1.5 In January 2015 the Municipality wrote the Ministry about the need for this interchange improvement. The Ministry's response to this request came from Peter Verok, then Regional Director in a letter dated February 2, 2015. A copy of Mr. Verok's letter is Municipality of Clarington Resort CAO -001-17 Paae 4 attached to this Report (Attachment 1). Subsequent to this Clarington provided additional input about the interchange through its formal response to the Province's issuance of the Preliminary Design and Class Environmental Assessment Study (Group B) for Highway 401 Improvements, from Courtice Road to the Durham Regional Boundary (East Townline Road). 1.6 The need for these interchange improvements is also clearly identified in several other key direction documents including: xClarington's Official Plan (as modified by OPA 107 - Section 19.6.6) xDurham Region Official Plan (Policy 11.3.7) xClarington's Transportation Master Plan xDurham's Transportation Master Plan xClarington Board of Trade's Business Retention and Expansion Report (October 2016) 1.7 In July 2016 the Interim CAO, in his previous position, met to discuss Clarington priorities, including the Waverley Road interchange with the new MTO Regional Director, Teepu Khawja, who was appointed in spring 2016. He met with him again shortly after his Interim CAO appointment in September bringing senior Clarington Planning, Engineering and Economic Development staff to the table. Discussions with the Ministry have continued at this senior level on a regular basis since and have intensified as the opportunity to finance the Waverley Road interchange project with a private sector partner emerged. 2. What action is required at this time to advance this Infrastructure Project? 2.1 In more recent discussions with MTO regarding the timing of improvements to the Waverley Road interchange, staff were advised that it would be prudent to send letters to the Regional Director from public sector proponents (Durham Region and Clarington) to request that this work be included in MTO's five year capital works plan and confirm their capital cost-sharing intentions. It is not currently identified in this plan. Based on MTO's current asset management practices (i.e.; structural condition) and their recently completed PDR/EA, the current structure will not require replacement for at least 14 years. 2.2 MTO staff have indicated that this project could be considered for acceleration if there are demonstrable net benefits from infrastructure asset management, traffic, safety, local economic development, and financial perspectives. MTO staff have also indicated that, Municipality of Clarington Report CAO -001-17 Page 5 depending on the extent of these benefits, it may be possible to accelerate the project without having to reprioritize (i.e. bump) other approved MTO projects. While we recognize that no MTO funding is available at this time for its portion of capital costs and this proposal would have to be prioritized against other funded and unfunded MTO expansion projects for MTO to seek the necessary funding of its share, making a strong business case — as we believe we've done here with this report and the urbanMetrics Study — may significantly enhance the possibility of accelerating the project. 2.3 Timing is critical. MTO revises its five year capital plan every year as part of its annual capital planning process. As the current planning cycle is nearing completion, it is prudent to send our formal request by early February in order for it to still be considered as part of the Ministry's 2017-18 year's budget planning. If we miss this early February submission, MTO is willing to continue working collaboratively with us however the process would be through a separate in -year free-standing request to the Treasury Board, which could be a much lengthier and detailed process that would still risk not being approved, or at least not approved within our desired timeframe. Until the project is approved for advancement, it will remain on MTO's long range capital planning forecast (2031 or beyond). 2.4 It is important to note that MTO is not, at this time, looking to receive anything from Clarington that has any legally binding effect. In order for our request to be given serious consideration though, communicating the community benefits linked to the project and the extent to which third parties are prepared to assist with the project's financing if it is accelerated should be provided to MTO. Letters of intent from ourselves and our partners, based on the aforementioned cost-sharing identified, will support the ministry to include a financial placeholder for this project, pending execution of a formal legal agreement with all the funding partners. 2.5 Council approval would be required for any construction/ funding agreement with MTO, the Region and other parties before there will be a legal commitment on the part of any party (not just Clarington) to undertake or fund any aspect of the project. Similarly, until such a formal and binding agreement is subsequently reached, the project will not be formally added to MTO's capital program, and will not be constructed until at least 2031 based on current technical assessments. 3. What is the business case for advancing this Infrastructure Project now? 3.1 The community benefits that could reasonably arise from the interchange improvements at Waverley Road are significant and reinforce why Clarington and Durham have made this project a priority in each of their Transportation Master Plans and Official Plans and why it has become a key part of Clarington's Economic Development work and Clarington's Strategic Plan. Attachment 2 is a report prepared by urbanMetrics Inc. dated Municipality of Clarington Report CAO -001-17 Page 6 January 30, 2017 under the direction of Municipal staff. Key findings from that report include: x Impact of transportation construction investment — these capital investments could generate: ±163 full-time years of employment across Ontario incl. a significant Clarington portion ±$10.5 million in labour income throughout the Ontario economy ±$16.0 million in total economic value added to the Ontario economy. x Impact of commercial construction investment — The new commercial development planned by SmartREIT assumes a construction cost of some $85-86 million and the construction would generate: ±836 full-time years of employment across Ontario incl. a significant Clarington portion ±$55.6 million in labour income throughout the Ontario economy ±$78.9 million in total economic value added to the Ontario economy. x Permanent Employment Generation — The SmartREIT proposal, as well as the various other new developments planned for the area are expected to generate a significant amount of new permanent, on-site employment upon their completion. 1,500 jobs (full-time and part-time) are expected with the SmartREIT commercial development itself. Catalyst for Future Development — The development of the various new commercial and accommodation facilities in this part of Bowmanville, and particularly the new Highway 401 interchange improvements proposed, could serve as a catalyst for additional development in the area in the coming years. These improvements and new development could also help to better position Clarington and provide new long-term opportunities to capitalize on the future growth potential of the region as the Greater Toronto Area continues to expand eastward. x Optimize Investment in Infrastructure — In addition to the interchange improvements proposed at Waverley Road, the various new development in this area would help to optimize and increase usership of various new transit and transportation infrastructure that has been constructed recently and as planned. For example, this new growth would be well -located to take advantage of recent and ongoing investments in the Lakeshore East GO Transit corridor, as well as along Highway 401 and the Highway 407 extension to Highway 35/115. Municipality of Clarington Resort CAO -001-17 Paae 7 x Improved Access and Public Safety — The proposed new interchange improvements could ultimately yield additional spin-off benefits relating to public safety and general efficiency in terms of traffic management. In particular, these transportation investments could provide improved access and/or alternative emergency routes for the various local employment uses currently operating to the south of Highway 401 in Clarington (e.g., including but not necessarily limited to the existing Ontario Power Generation's Darlington Nuclear Generating Station, as well as the St. Mary's Cement Group facility). Furthermore, St. Mary's proposed expansion of their mining operations at this location, if approved by the Province, would provide further need for the planned interchange improvements. All of this is not to say that there are not implications for existing businesses. The Municipality will be consulting on these implications and meeting with the Bowmanville BIA on February 7t". This has been discussed in the Director of Planning Services' memo to Council of January 27, 2017. 4. What are the costs of advancing this Infrastructure Project now? 4.1 SmartREIT has estimated the cost of design and construction of MTO's future interchange improvements at Waverley Road to be $16.9 million (2016 dollars) based on MTO's preliminary design/EA work. MTO is currently conducting an independent analysis of the developer's estimates, the results of which will be shared with Clarington as it will inform the contribution amounts and ratios of each party. 4.2 This figure does not include: (a) an estimated $2.3 million in extra costs driven by the partner's needs at this intersection rather than MTO's, that would only be incurred if the interchange improvements preceded any future planned widening of Highway 401 (which is not planned to be pursued until closer to 2031). (b) the cost of any required land acquisitions. A total of approximately 16.5 acres of land will have to be acquired in order to facilitate construction of the improvements. This figure includes approximately 1.8 acres of land owned by Clarington. The cost of acquisition will be in addition to the costs set out above. It is uncertain how much they will be. They could be several hundred thousand dollars. SmartREIT has agreed to be responsible for the land acquisition costs whatever they amount to. (c) any potential increases in cost between now and when the construction contract is awarded if added to MTO's five-year capital plan. Municipality of Clarington Report CAO -001-17 Page 8 5. How should the costs of advancing this Infrastructure Project be distributed? 5.1 If the project is to be advanced by MTO with no financial contribution from other parties, MTO would need to justify offsetting some of the estimated value of the project (i.e. defer other committed work in other communities) in 2018 because it only has a capped total amount of funds to work with which have been allocated to specific projects. Under this scenario, it would be a significant challenge for MTO to advance the project. 5.2 In order to advance the project with no deferrals or other negative delivery impacts to its existing expansion and rehabilitation program, MTO needs to ensure its overall investment in the project is not any greater than it otherwise would be, i.e., it is not worse off financially. In this case it means someone else has to absorb the estimated value of the existing provincial infrastructure ($5,188,000) that would be prematurely removed when it still has a useful life of at least another 14 years and absorb the costs noted in 4.2 (a) above. These costs total $7,485,000 based on current cost estimates. The costs of (b) - land acquisition would, as noted above, be absorbed by SmartREIT. 5.3 Staff and SmartREIT representatives are recommending that this $7,485,000 cost be shared equally amongst the three parties ($2,495,000 each). As at the time of the writing of this report, the Region of Durham has not agreed to join this partnership. 5.4 Assuming no significant changes to the preliminary estimates upon independent verification by MTO, we would propose to MTO that the financial capital cost-sharing proportions and contributions to the project for (a) and (b) be as follows: MTO (61 %) Clarington (13%) Durham Region (13%) SmartREIT (13%) Total cost of construction $11,700,000 2,495,000 2,495,000 2,495,000 $19,185,000 5.5 When the cost of acquiring the land by SmartREIT is included, the MTO/others cost split is approaching 50/50 which is positive from MTO's perspective. 5.6 MTO has agreed that SmartREIT can be responsible for the project's construction contract. SmartREIT has agreed to cap the contributions of MTO, Durham Region and Clarington under such a contract. 5.7 It is important to note that while SmartREIT has been involved in discussions with MTO because of its proposed development of the RONA property, possible development of that site is only one of many reasons why staff are recommending that Clarington aggressively pursue the acceleration of the improvements at this time. There is a broad Municipality of Clarington Report CAO -001-17 Page 9 range of community benefits and community beneficiaries that are directly linked to these improvements. SmartREIT's participation in these discussions, and its stated willingness to assist with the project's funding, does not in any way predetermine or prejudge the merits of its Planning Act applications. 6. How would Clarington fund their share of the cost of advancing this Infrastructure Project? 6.1 Funds are available in the Strategic Capital Reserve Fund that was established using monies given to Clarington by the federal government in connection with the Port Granby project. As Council is aware, this reserve was established to fund economic development initiatives which this clearly is, but it was also anticipated that any funds drawn from this reserve would be replenished with interest. 6.2 Prior to finalizing any project agreement, staff will explore any opportunities for federal funding to offset Clarington's contribution. Staff will also provide Council with advice regarding ways of replenishing the reserve to the maximum extent possible from non - general levy sources such as: xfuture development charges xcontributions from other landowners in proximity to the interchange xcontributions from other major beneficiaries of the improvement. 6.3 Staff will examine the possibility of recovering the local share of interchange work through local development charges not only for this interchange but also Liberty Street and Lambs Road. (Council has previously authorized staff to initiate a study to support the business case for the addition of the Lambs Road interchange to the Highway 401 corridor). Conclusion: 7.1 Improving the 401iWaverley Road Interchange is a long standing priority for the community. It serves as the key artery into the Municipality's largest urban centre — a centre that is experiencing and will continue to experience tremendous growth. Its improvement offers extraordinary economic benefits — which is backed by a recent study undertaken by the Municipality — both immediately at the interchange itself and in the area surrounding it. Importantly it also addresses a key safety issue for our residents and can reduce traffic congestion. 7.2 At the same time, MTO has already recently made large investments in Clarington and Durham, has significant commitments for projects in other communities in its current 5 Municipality of Clarington Report CAO -001-17 Page 10 year plan and this project is not currently scheduled to be undertaken for at least another 14 years. 7.3 To address this challenge, the municipal and regional governments need to work collaboratively with the Ministry and other parties that may significantly benefit from having the interchange in place in order to accelerate its construction. 7.4 A cost sharing approach is proposed that would keep MTO whole and see Clarington contributing $2,495,000 (based on estimated construction cost of project). 7.5 Staff support this cost-sharing approach for the following reasons: (a) Improvements to the Waverley Road interchange will help generate significant community benefits. Clarington needs to find a financial means to accelerate the project in order to realize these benefits. (b) MTO is being requested to contribute to the full extent of the work that was identified in the EA for the project, but at a discounted value to reflect the cost of accelerating the timing from 2031. (c) It is consistent with how accelerated interchange improvements have been funded in Durham and other Regions. In 1999, MTO and Durham Region entered into a Memorandum of Understanding that essentially shared the cost of three interchanges between MTO (67%) and Durham Region (33%). Durham Region then entered into agreements with the local municipalities to share in its costs (2/3 Region; 1/3 local municipality). The local contribution was therefore approximately 11 % of the total cost of each interchange, which is approximately what is proposed for Waverley Road improvements if you factor in land acquisition costs. (d) Clarington's contribution can be capped. This will eliminate the risk of having to contribute more if the cost of the project runs over budget. (e) Funds are available in reserves precisely for this purpose of facilitating economic development. Moreover, there is a high likelihood that these reserves can be replenished through development charges and contributions from other key beneficiaries. 8. Recommendation: That Report CAO -001-17 be received; 2. That, recognizing the significant investments already made or committed by the Province in transportation infrastructure throughout the Region of Durham and the Municipality of Municipality of Clarington Resort CAO -001-17 Paae 11 Clarington and given the business case presented in this report, the Mayor be authorized to write to the Ontario Ministry of Transportation to, (a) request that any future planned and as yet unfunded, expansion and rehabilitation improvements to the Highway 401 Waverley Road interchange be significantly accelerated and included in its five year capital works plan; and (b) advise of Clarington's intentions to partner with SmartREIT, and to encourage the Region of Durham to join this partnership such that: the three parties would equally share $7,485,000, based on current cost estimates, towards the capital cost of constructing such improvements to offset costs that the Ministry will incur in advancing this project at least 14 years earlier than the Ministry deems needed the Municipality of Clarington and each of the other two parties contribution would be 13% or $2,495,000 based on current estimates. (c) That staff return to Council before any legal commitment is made and report on results of discussions with affected parties including cost containment measures; and (d) That a copy of this report be forwarded to all interested parties noted. Because MTO is not asking for a binding legal commitment at this point, sending a letter that merely expresses our intention is risk free. Before any legal commitments (i.e. contracts) are made, further work and discussion amongst all stakeholders will have to take place. The risk of not sending the letter is loss of the opportunity to accelerate the timing of the project. 9. Concurrence: The Municipal Solicitor, Treasurer, Engineering Director, Planning Director and Economic Development Officer have each been actively involved in shaping and supporting this proposed direction. 10. Strategic Plan Application: As noted in Section 1.3 of this Report, improvements to the Waverley Road interchange are an integral part of the Strategic Plan. Municipality of Clarington Report CAO -001-17 Page 12 Submitted by: Curry Clifford, MPA, CMO Interim CAO Staff Contact: Curry Clifford, Interim Chief Administrative Officer, 905-623-3379 ext. 2002 or cclifford@clarington.net Attachment 1: Letter from Peter Verok (MTO) to Mayor Foster dated February 2, 2015 Attachment 2: Preliminary Outlet Centre and Highway 401/Waverley Interchange Impact Assessment, urbanMetrics inc. January 30, 2017 Interested Parties: Honourable Stephen Del Duca, Minister of Transportation Granville Anderson M.P.P., Durham Roger Anderson, Chair, Regional Municipality of Durham Susan Siopis, Commissioner of Works, Regional Municipality of Durham Garry Cubitt, CAO, Regional Municipality of Durham Steve Mayhew, Manager, Transportation Infrastructure, Regional Municipality of Durham Brian Bridgeman, Commissioner of Planning and Economic Development, Regional Municipality of Durham Teepu Khawja, Central Region Director, Ministry of Transportation, Ornella Richichi, Executive Vice President, Development, SmartREIT Clarington Board of Trade Bowmanville BIA Newcastle BIA L • • :�Ie1 Ministry of Transportation Regional Director's Office Central Region 2" Floor, Bldg. D 1201 Wilson Avenue Toronto, Ontario M3M 1J8 Tel (416) 235-5400 Fax (416) 235-5266 February 2, 2015 His Worship Adrian Foster Mayor Municipality of Clarington 40 Temperance Street Bowmanville, ON L1 C 3A6 Dear Mayor Foster: Ministere des Transports \. Attachment #1 to Bureau du directeur • Report CAO-001-17 r8gional Region du Centre � edifice D, 20 etage I, Ontario 1201, avenue Wilson Toronto ON M3M 1J8 TLI.: 416 235-5400 T616c.: 416 235-5266 FEB - 5 2015 MUM CIPAUIN OF Ci ARINGT®N MAYOR'S OFFICE Thank you for your letter dated January 13, 2015 to the Honourable Steven Del Duca, Minister of Transportation, regarding the Municipality of Clarington's council resolution with respect to traffic delays on the Highway 401 off ramps at Waverley Road and Liberty Street. I have been asked to reply on behalf of MTO. MTO recognizes the important role that Highway 401 plays in the safe and efficient movement of goods and people in the Municipality of Clarington. As you are aware, the ministry is seeking approval for an environmental assessment (EA) study for the section of Highway 401 within the Municipality of Clarington, from Courtice Road to East Townline Road. The purpose of the study is to develop a comprehensive strategy to address the rehabilitation needs and identify the future capacity and operational needs of this section of Highway 401. MTO is currently working with the Ministry of the Environment and Climate Control to address and resolve outstanding environmental issues, including a bump -up request, to secure the EA approval. The EA study has recommended improvements for the Waverley Road and Liberty Street Interchanges, however, until EA approval, it will not be appropriate for the ministry to consider placing the recommended improvements on the MTO's five-year construction plan. In addition, reconstruction of the Highway 401/Holt Road Interchange is currently underway. The new interchange will provide all directional access between Highway 401 and Holt Road, compared to the existing interchange which provides connection to/from the Toronto direction only. As part of the project, the South Service Road will also be realigned to provide better connectivity between Highway 401 ramps, Holt Road and South Service Road traffic. This on-going contract is anticipated to be completed by .../2 His Worship Adrian Foster Page 2 the end of 2015. When completed, it will provide an alternate route to Waverley Road and Liberty Street Interchanges, alleviating the delay experienced today. Those who reside and/or do business in the Bowmanville area will realize the benefit from using this new interchange. Thank you again for sharing your concerns with us. Sincerely, Peter Verok, P.Eng. 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IJ /EsEd❑ aDDF- )HSRHDPPDR IWHHOWRIRFRPPHFDO HWRFO❑ DEHDRRIWH WRWDODPRWRISDFHORFDWff@FRIWHPDHWDODHD❑ RWHDERHEPDMR WRHFDWHR)R❑ HIHHFHDPRHHWDOH❑ PPDEDOWRHWSHD❑ EHHSRH❑ SSHDWWHH❑ RIWRFPHW Figure 2-1: Summary of Commercial Inventory (Distribution by Store Type) WI I W ilvdo "Mot I E❑ uvoo hddr Il BE awe PLOOLRTD❑ uvoo in wvdo wdo DRDLLR❑ dddd❑ ❑ m m ® ® II m ® ® n LEOLLDFDELOLRIRPRDL❑ SDRIPDGSRSRDO- EFLRDOOD o souo m ® ® ® ® o m m KU ® ® ® ® ®r ® ® ® ® o 2&(ED1JF1JFED11 ROE] RIDDLOH RPPFLDOLR DNL;DD❑ RDLR❑ DLODDLLIL FRPSLDRDO LRDODSSRLPDO❑ TDILLFD PLOOLRTD❑ ILS❑ EDLRM DOLOLDD❑ DRDLLR❑ DFFRIRLLDLR❑ LFEFDRLLO❑ LEOODLOL❑ DDLPDRO❑ LEOLLDFDELOLRIRPRDL❑ SDRIPDGSRSRDO- EFLRDOOD : RDDSSRLPDOR❑ RIRDOSDF❑ RIRPPLOOLRT DLRISDF21 R)RRRDLO)SDF❑ RJRRRDL01)EFDRL❑ DOLRIFRPPFLDOSDFL ERPPFLDODFD❑ FDL&ODLR❑ EFRLIR❑ DLLPDF- LFROOLPDOEORSD❑ FDFDLFRPPL❑ L&ODLRLORFDLRR❑ RPDLOOLORPL❑ ORFDLL❑ ERDERP PLRIRPDLOOLLEOL❑ RDDERRR❑ :IRDRR❑ RPDLOOE❑ ODDDFDE❑ DRIROERPSDR❑ PFLDRIIR RPDLOORDOODOODODL❑ RRSDRI&ODLRX DORLPSRDRRD RRRPDLOOFRDLDL❑ SRSRLRRILF❑ SDFSL00RD0IRI❑ LLSSORIFRPPFLDOSDFL❑ LDDLILSLFDORIP RPDLDLOLRP DLFDLOFRLLI❑ DORELLPLODFRPPLLOL20 LRDER❑ )LLPPDL❑ ORIRLRE❑ LOLLLLELRRILLLDO ELDEOLPER❑ SILOLD0011 IOFLLELRRISDFR❑ DERLI FRIL.PD ❑ LFDEOLPS ❑ PDRLRILLFRPPFLDO ELLI&ODLRDD❑ LPDRIRDO❑ LPLODORDDLLRD01) ❑ DDFFRIRO❑ DRTD❑ RILL ELLRLLPLOD❑ ODLRLSLLRRF' RPDLOOLLD❑ Figure 2-2: Summary of Commercial Inventory (Distribution by Number of Establishments) ad i uvoo H'o'ot El Iddd hddr ❑ EW UIPY dA m uvoo Buvdo wdo 1&d ❑ &dd& ❑ ❑ ❑ I ❑ ❑ C 11 EEr&df& ❑ ❑ ❑ I ❑ ❑ ❑ El sd❑ ❑ r ❑ ❑ II 611 ❑ ❑ ❑ ❑ ❑ ® hL LI sEd ❑ ❑ ❑ ❑ ❑ ❑ 2&(EDLFLEEDR❑ ORIDDLOE RPPFLDOLR DN&DD❑ PRDLOLFLRD❑ RRLRLLLD❑ SFLILFFDDFL LFRIRR❑ RPDLOODR❑ SDRI&ODLR❑ DESRLD❑ SDRIFRPSDDLDDOL❑ LFOLFLRRILSR❑ bb bbb y bbb Preliminary Outlet Centre and Highway 401/Waverley Interchange Impact Assessment, Municipality of d d Clarington, Ontario urbanMetrics inc. over. eaomm aa:naregowro. 0019"011�. ❑ ❑hdd Ed[] 1iE /EDd/E 2WOHWFHWHDHDSHFDOH❑IRPRIHWDOFRPPHFDOHH ORSPHWWDWWSFDOODHWHDW FRPHDPDHWDHDFDDFWH WFWDW11H1ED❑ WOIRPFRHWRDORSSFHWHD❑ RWHWDWRDOHWDOWLFWHRWRHWF, ❑ SDWFODHRWHWDWEDHRRSHR❑ HSHHFHWWWSHRIHWD OHRWOHWFHWHDHHH DOOEDDFWHHEWHIROORH❑ DWWEWH❑ i.'IIIi►IIIII�/I�►I�►/►I�II►Ii■ /h��..1►I' .II.- . i 11F1111,i '.1'/i11 7i1i1■ WDWDWRDOHWDOFHWHHWHDtDDLI PRPRHPDFDHII x HRIWHF- RRWDHWDWRDODFRWHDW❑ DWHDFR00HFWRR11HHD0PDMRHWD0H-1 WDWIFWRDODHDRDWWDFWR❑ x HDHHHDOO❑ ORFDWHDORPDMRHOOWDHOOHD❑ DFORH SRPWWR 1EDWWRWHWDWR- DR❑ WDFFHWRPDMRERPHPDHW❑ D❑ x HHHDOO❑ DHHIRPDHIHHW ROHDDEOHDHDWHP- )RDWRDOIRPDWRR❑ SOWHWDHR EHDOIRIWHOESDOWRIODWR❑ SRHDPRHHWDOHD❑ HSWFRDWRWHIROO RWHWSFDO❑ WHIWRRID❑ RWOHWFHWHWHPDUHHW DWIDFWRRIRWOHWFHW-tWHORFDWRDOSHIHHFHRIRWOHWFHWH HHORSHHFFH 1DFWRIRRW0HWFHWHDH00D11 SRIOHRIRWDEOHHWD❑ SRSRHSODHRWOHWFHWH2WDR ❑ ❑hdd Ed[] E,D❑ )RWHSSRHRIW❑ WEDOHWFDHWIHD❑ DPSOHRIIRPDMRRWOHWFHWH❑ 2WDRIREHDHHW DHDHWDOHHWRHDO❑ DWRWRHWHPHWHHHDOWSHD❑ HRIWRHWDWORFDWHPWHHFHWH❑ OWRWHHFH WHRRWHFHDOSRHDHFW HSHHWDWRRIWHWSHRIFR PPHFDOHHORSPHWSRSRHE PDW5(,RPDOOHWR❑ RSRWHDHPODFDDF WHWFDDHHHDOODSS RSDWHFRPSDRIRWWSHRI EHFPDHHFHRWH❑ HDOHHFWRHD❑ HIRFHWSRWRRIRDDOR❑ WHIROORSHFIERWOHWFHWH❑ x RRWRHPP2WOHW❑ DOWROOI x 2W0HWR00HFWR11DDD 1 DDDRWH/DH x DH2WOHW2WWDD DI x DH2IWOHWRRWR❑ bb bbb y bbb Preliminary Outlet Centre and Highway 401/Waverley Interchange Impact Assessment, Municipality of d d Clarington, Ontario urbanMetrics inc. over. eaomm aa:naregowro. HIROOROWDPEHRIRHHHDFII❑ WHSHFWWRWHDWHRIRWOHWFHWH WHDWDWHHFDDFWH❑ WFHODWHWRPRHWD❑WRDOHWDOIRPDW❑ x H RHHOPPDMRWRIWHDW❑ WHDPSOHRIRWOHWFHWH FRHHR❑ DDODHFDWHRHDHWDOH❑ WDPEPDOOHSRSR- WRRIHEHDRWH❑ FRPPHFDOIDF®WH�RHDPS OHDRJHD WRWDORIRPHRID00 HWDEOPHWHWRHHH1 RZRRWRH5HWDO1)SI] HPODODWRWDORI DSSRPDWHORIDOOFRPPHF DOSDFHWHIREHWH❑ DHRWHWR1)5WSH WHDW❑ x DWRWRWSRDIRFRHWDOHWDEORHW❑ WHPDMRWRIWHDWD❑ FRPPHFDOSDFHDWWHHFHWHFRFHWDWHWROD IHHOHFWHHWDOE FDWHRH❑DPHOWH Apparel and AccessoriesFDWHRDHOODDPFPDOOHSRSRWR❑ RI Furniture, Home Furnishings and Electronics Health and Personal CareDRWH❑ Miscellaneous Retail FDWHRHPODODOPRWDOO RIWHHFHSDFHH❑ EDWHWRood Services and Drinking PlacesKMPH Personal CareHFHF0HDH00 x 2HDOOWH PEHRIWWDWHHHWtHDDFDWWHHFHWH❑ WDWDH❑ HDOWOHHCRIOWRHODEOHIORR❑ DHDIRPDWRDROD❑ DODEOHIRWRRIWH FHWHHIWHRWHWDWI❑ RPDDFDWSDFHSHSHFWH WHFRPPHFDOFDFDFDWHD❑ HWPDWHDWRPHEDHR❑ WOWOPDOOHDPSOH❑ HEDHRWHIORRDHD IRPDWRDDODEOHIRWH2❑ WOHWROOHFWRDW1 DDDDH2WOHWRRWR❑ HHORSPHWRO❑ x H DHDHPEHRIDOWWHIRFHWHHWIM HDEHHHWPDWHDW DIDOOWDHODWHO FRWHWDDRDHR IEHWHHDWRWDOW❑ EDHRWDPSOH x PODWRDERHWH DHDHHRIWWHFHWHHWIHDDSSRPDWH O❑ DHIHHW RHHHRWHWDWPDRIW HWRHHHPFODHCDO OWWHDH RIDDHIHH W,CDFWPRHWDRHW❑ RIWHDOWHWRH❑ HHHDOWRRHDWHWDW HDHDHRIDHIHHW HDEROOHFWHODFFRW IRDSSRPDWHOWRW❑ RIWHWRWDOSDFHHWMWHHFHWH❑ HFRPSDDWHDDOWHIROORHFWRHFWRS RHDWRDOHWDODWRWHH FDDFWHWFRIRWOHWFHWIDHOODRWHMHF RPPRHWDWRDOHWDOIRPDW❑ DHRWHWRHHIR❑ H2WOHWROOHFWRDW1DDMDH2WOHWRRWRRO❑ bb bbb y bbb Preliminary Outlet Centre and Highway 401/Waverley Interchange Impact Assessment, Municipality of d d urbanMetrics inc. Clarington, Ontario over. eaomm aa:naregowro. Figure 3-1: Distribution of Number of Establishments by Store Type Mo do] do] ®Doo d U Woo Woo oMPM UO &d011 ❑ ❑ ❑ u❑u Mv¢vid&® ❑ ❑ ❑ EEr&dE&❑ ❑ ❑ ❑ ❑ Uv❑ ❑ ❑ ❑ r kAdDM❑ ❑ ❑ ❑ r ® ® ❑ ® ❑u &MqU&MMPMOM❑ ❑ ❑ ❑ ❑ D®OVLo ❑ ❑ ❑ ❑ ❑ ,oma ❑ ❑ ❑ ❑ ®MPvm®® ❑ ❑ ❑ r 01 ❑ ❑ H r sd❑ ❑ ❑ ❑ tMv❑ ❑ ❑ ❑ SLI ❑ ❑ ❑ ❑II 99W ® ® ® r MUM® ❑ ❑ ❑ r OUNUVW ® ® ❑ r &Mv ® ® ❑ r &®MIMP®❑ ❑ ❑ ❑ ,U ® ® ® r MMv®❑ ❑ ❑ ❑ r Mov,®MDMMV ❑ ❑ ❑ ❑ r M H EM El (WoV(dMO® ❑ ❑ ❑ r d HMO ® ❑ ❑ ❑ r b ULLIM® ❑ ❑ ❑ r b ❑ ❑ ❑ r d® ® ❑ ® r sEd UE F1 sv❑ ® It 1 dd❑ � of IF of 2&(EDLFLEED❑ RORIRFRPPFL DOLRRI&ODLRDNL.DD❑ DOODDLLRDODFODLRDDPSORIR OFL12DLR bb bbe b ebb Preliminary Outlet Centre and Highway 401/Waverley Interchange Impact Assessment, Municipality of d d Clarington, Ontario urbanMetrics im ..+er, eaomm ow,o-mee'= oa,ars DHRWHHOWRIWHOD❑ WRHWRSDWHDR❑ WOHWFHWHHHDFSRHWH SHRHFWRHDHHWD HDFRPSDDWHDDOWR HWIDSRWHWDO PODWHDR❑ UHHFHWDWFROSHDO EHWHHWHHWFRPPHFDO HODWRSDWFODORWR❑ RPDOOHDWHDRHF RPPHFDOHWDWROOH OEHFOHDSDWRIWH PD W5(, SRSRDO ►:IC7�7�7:7:1,�7:I.1�:1:71F I:INVO:1AF �M;;7zl F 1:100101 FA I.� x WRHSHOHFDHO❑ 2W0HWFHWHJZHSHDS11 IRPDWFOWDWRDOR❑ WRPDWHHWHWDOH❑ RPDOOHWDWWHERWD❑ DHPHEDHP�E] RIRWOHWFHWHHWIHEI HFWRHRWHWDWPRHW❑ WHHFHWHHHWHSSD❑ HODFFHRHFDWHR❑ HDWHSRSRWRWDIR❑ RWRRPDOOHIRHDP WWRHFDWHRPOD❑ HODWRSDORHWWR DORDHPFORHSRSRWRRIDSSDHOWRH❑ PRWIEDWOIRPPRW❑ HWDO RPHWEDWDWRI SDWEODEDHRWHDPSOH DRIDOOWRHORFDWH❑ DRWDEODEWDWDOO❑ SOHEERWDRO❑ RWRWHSDWRIODWRF❑ Figure 4-1: Proportion of Apparel & Accessories Stores by Location a0.0°r 70.09r 60.0°/ 50.0% 40.0°/ 30.0°/ 20.0°/ 10.0/ 0.0% Outlet Mall Sample 2&(EDLIFLF 9.1% Downtown Bowmanville 4.6% Total Bowmanville 3.2% Total Clarington 2DOODPDRLRI❑ DLSLFDOROF❑ DIRFLLDINR❑ FDRLLFOLSSDODFFRLL)RRD❑ LNL310DFD❑ )LRPPJLLD❑ (OERLFFRPSDL RRSR/FRPPFLDO DIRRREDOD❑ FRISLFDODLOL❑ DFLFODPFPRL❑ DDOOFRPSDLDRI❑ DLODSDLFODOLF EDD❑ ❑ RL❑ )ROF❑ DOOFRDLODLD❑ PRDLLRDOPDL❑ DLOLL FDRFRL❑ FRLERRR❑ LRSSLB DLS SODDDRDDPSORI❑ RROELRLF❑ OLDEORL❑ LIRPDLRD❑ DDLODEODLPRIR I DDLURL❑ SRIDLOIRPDDLPDD❑ RPMIFRPS DLRDDLR/R❑ LRRRPDLOOL❑ bb bbb y bbb Preliminary Outlet Centre and Highway 401/Waverley Interchange Impact Assessment, Municipality of d d Clarington, Ontario urbanMetrics inc. over. eaomm aa:naregowro. 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ange Impact Assessment, Municipalii ®I® 1°1 ®®°°®®®®®® Y of 11 'k bb bbb y bbb d% d urbanMetrics mover. e�a�omm a�a:nareg�� ow�ro.. ® a J bb bbb y bbb Preliminary Outlet Centre and Highway 401/Waverley Interchange Impact Assessment, Municipality of d d Clarington, Ontario urbanMetrics inc. over. eaomm aa:naregowro. i W o z i El ❑ 0 ❑ ❑ ❑ W ❑ ❑ ®4°®°q a❑ W 6 m ®m O? m•® Q m ro m 6 ®® Yo N N bb lobe b ebb Preliminary Outlet Centre and Highway 401/Waverley Interchange Impact Assessment, Municipality of d d Clarington, Ontario urbanMetrics im mom.+ec e�a�omi� ow,o-mee'= oa�,ars VE/61P Figure B-1: Retail Store Types, Based on North American Industry Classification System (NAICS) Group NAICS Description FOOD 90 Supermarkets 44511 Supermarkets and Other Grocery (except Convenience) Stores 100 Convenience and Specialty Food Stores 44512 Convenience Stores 44521 Meat Markets 44522 Fish and Seafood Markets 44523 Fruit and Vegetable Markets 44529 Other Specialty food Stores, including Baked Goods Stores, & Confectionary& Nut BEVERAGE STORES 110 Beer, Wine and Liquor Stores 44531 Beer, Wine and Liquor Stores NON-FOOD STORE RETAIL (NFSR) Automot 20 Used and Recreational Motor Vehicle and Parks Dealers (Tires, Batteries, Automotive Accessories component) 44131 Automotive Parts and Accessories Stores 44132 Tire Dealers Furniture, Home Furnishings and Electronics Stores 30 Furniture Stores 44211 Furniture Stores 40 Home Furnishings Stores 44221 Floor Covering Stores (excludes retailersor onM ceramic or only hardwood flooring which are in Building Supply) 44229 Other Home Furnishings Stores (e.g. window treatments, fire place/accessories, kitchen and tableware, bedding and linens, broomsand brushes, lamps and shade; and prints and picture frames). 50 Computer and Software Stores 44312 Computer and Software Stores(includes retailing new computers, computer peripherals, pre-packaged software, game software and related products) 60 Home Electronics and Appliance Stores 44311 Appliance, Television and other Electronics Stores 44313 Camera and Photographic Supplies Stores Building and Outdoor Home Supplies Stores 70 Home Centres and Hardware Stores 44411 Home Centres 44413 Hardware Stores (includes tool stores) 80 Specialized Building Materials and Garden Stores 44412 Paint and Wallpaper Stores 44419 Other Building Material Dealers (excluding manufacturing and construction firms) (includesdoor; windows, Itchen cabinets, electirna( glass, plumbing, 44421 Outdoor Power Equipment Stores (lawn mowers, tractors, hedge trimmers, snow blowers) 44422 Nursery Stores and Garden Centres Pharmacies and Personal Care Stores 120 Pharmacies and Personal Care Stares 44611 Phannaciesand Drug Stores 44612 Cosmetics, Beauty Supplies and Perfume Stores 44613 Optical Goods Stores 44619 Other Health and Personal Care Stores (includes stores retailing health and personal care items, such asvitamin supplements, hearing aids, and medical &RLL] bb lobe b ebb Preliminary Outlet Centre and Highway 401/Waverley Interchange Impact Assessment, Municipality of to d Clarington, Ontario urbanMetrics inc. ..+lar, eaomm ow,o-mee'= oa,ars Group NAILS Description Clothing and Accessories Stores 140 Clothing Stores 44811 Men's Clothing Stores 44812 Women s Clothing Stores 44813 Chitirensand Infant'sCiothing Stores 44814 Family Clothing Stores 44819 Other Clothing Stores 150 Shoe, Clothi rig Accessories and Jewellery Stores 44815 Clothing Accessories Stores 44821 Shoe Stores(includes athletic shoe retailers) 44831 Jewellery Stores 44832 Luggage and LeatherGoodsStores General Merchandise Stores 170 Department Stores 45211 Department Stores 175 45211 Department Storeswith a Large food component (i.e. Walmart Supercentres) 180 Other General Merchandise Stores 45291 Warehouse Clubsand Superstores 45299 All Other General Me rdnandise Stores: Home & Auto (i.e. Canadian Tre) Other Generd Merchondise Stores (e.g. generalstores, voretystores, "dalorstores) Miscellaneous Retailers 160 Sporting Goads, Hobby, Music and Book Stores 45111 Sporting Goods Stores(excludes athletic shoe retailers) 45112 Flabby, Toy and Game Stores (excludes computer games and software) 45113 Sewing, Need lework and Piece Goods Stores 45114 Musial Instrument and Supplies Stores 45121 Book Stores and News Dealers 45122 Pre -Recorded Tape, Compact Disc and Record Stores 190 Miscellaneous Store 45311 Florists 45321 Office Supplies and Stationery Stores 45322 Gift, Novelty and Souvenir Stores 45331 Used Merchandise Stores 45391 Pet and Pet Supplies Stores 45392 Art Dealers (excludes art galleries) 45399 All Other Miscellaneous Store Retailers (e.g. tobacco supplies, artist supplies, collectors items, beer & wine making swimming pod/spas/accessones, religousgoods and accessories) HWH❑ bb lobe b ebb Preliminary Outlet Centre and Highway 401/Waverley Interchange Impact Assessment, Municipality of d d Clarington, Ontario urbanMetrics rola. ..+lar, eaomm ow,o-mee'= oa,ars Group NAICS Description SERVICES 200 Consumer Goods Rental 53221 Consumer Eectronics and Appliance (Appliance rental and leasing rental of consumeraudio-visual equipment (in cludirg rent -to -own), Television 53222 Formal Wear and Costume Rental 53223 Video Tape and Disc Rental 53229 Other Rental (sporting goods, garden equipment, home health, fitness etc) 53231 General Rental Centres (including contractors and builders took and equipment, home repairtoolg lawn and garden equipment, movingequilment 210 Rnance 52211 Banks 52213 Credit Unions 215 52239 Other Financial (includingcheque cashing mortgage brokers, otherfinancial services (e.g. Edward Jones)) 220 Insurance and Real Estate 52421 Insurance Agencies and Brokerages 53121 Offices of Real Estate Agents and Brokers 53132 Office of Real Estate Appraisers 230 Professional, Scientific &Technical Services 54111 offices of Lawyers 54119 Other Legal Services leg.Paralegal, Title search, immigration corssukation, notaries) 54121 Offices of Accountants, Tax Preparation Service; Bookings, Payroll 54131 Architectural Services 54132 Landscape Archite cture (inc kides urban plarriers, industrial development plann ing, landscape architects) 54134 Drafting Services 54137 Survey and Mapping Services 54138 Testing Labs (exlnxding medical. auto, veterinary) 54141 Interior Design Services 54143 Graphic Design Services(includesart studios) 54149 Other Special¢ed Design Services (e.g- clothing, jewellery, fashion) 54151 Computer Systems Design and Related Services leg. computer consulting and programming) 54161 Management Consulting Services 54162 Environmental Consulting Services 54169 Other Scientific and Technical Consulting (e.g. economic, hydrology, safety) 54171 Research& Development in the Physical, Engineeringand Life Sce rices (includes medial research labs) 54172 Research& Development in the Social Sciences and Humanities leg. deomographic, education, phsychokxgy research) 54181 Advertising Agencies 54182 Public Relations Services (e.g.lobbyists, political consultants) 54191 Marketing Research& Public opinion poling 54192 Photographic Services (e.g. passport photography, photo studiosportmt photography studies) 54193 Translation and I rte rpretation Services 54194 Veterinary Services (excludes pet care (81291)) 54199 All Other Professional, Scientific and Technical Services (includes corsumercredt counseling) 240 Selected Office Administrative Services 56131 Employment Services(includes placements, executive search, casting agencies etc) 56141 Document Preparation Services (proofreading, word processing desktop publishing etc) 56142 Telephone Call Centres 56143 Business Service Centres leg. printing copying, mail centres) (excludes commercial printing) 56144 Collection Agencies 56145 Credit Bureaus 241 56151 Travel Agencies 56159 Other Trave l Arrangement& Reservation Services(eg. ticket mesagenry, tourist info, busticket offices, etc) Security Systems (includes security system sae; installation and monitoring bdcsmths(excluding key duplication - 81149)) 56162 245 Selected Educational Services 61161 Fine Arts Schools (e.g. dance, drame, music, art, handicrafts) 61162 Athletic Instruction (e.g. aerobic dance, gymnastics, juo, karate, martial arts, scuba, swim ming) (excludes athletic instruction in sport and recreation 61163 Language Schools 61169 All Other Schoolsand Instruction (e.g. driving instruction, public speaking, Kumon, Oxford) bb lobe b ebb Preliminary Outlet Centre and Highway 401/Waverley Interchange Impact Assessment, Municipality of d d Clarington, Ontario urbanMetrics im ..+er, eaomm o'd'tme coag ' Group NAICS Description 250 Health Care 63111 Offices of Physicians 62121 Offices of Dentists 62131 Offices of Chiropractors 62132 Offices of optometrists(excludes eyeglass stores -44613) 62133 Offices of Mental Healh Practioners (psychologists, psychiatric social workers) 62134 Offices of Physical, Occupational, Speech Therapists and Audiologists 62135 Offices of Other Health Practitioners (eg. acupunturists, dental hygienist; dieticians, naturopath, podiatrists) 62141 Family Planning Centres 62142 OutpatientMental Health and Substance Abuse Centres 62149 Other Outpatient Care Centres (e.g. public health clinics, hearing testing. dalysis) 62151 Medical and Diagnostic Laboratories (e.g. medical, x-ray, dental lab (excluding making of dentures, ortho appliances, teeth)) 255 Social Services 62411 Child and Youth Social Services (e.g.Children's aid, youthcentres, adoption) 62149 Other Individual and Family Services leg. AA, marriage counselling, outreach) 62441 Child Day Care 260 Cultural, Entertainment and Recreation 261 71312 Amusement Arcades (e.g. indoor day areas, pinball arcades, video game arcades) Fitness & Recreational Sports Centres(indudes athletic dubs, spas(w/o accommodation), aerobic dance centres, health ckibs) 262 71394 263 71395 Bowling Centres 264 71399 All other Amusement and Recreation Industries (indudesbillardsparlours) 265 51213 Motion Picture and Video Exhibition (includes cinemas) 270 Food Services and Drinking Places 271 72211 Full -Service Restaurants 272 72221 Limited -Service Eating Places 273 72232 Caterers (includes banquet halls) 274 72241 Drinkirig Places (Alcoholic Beverages) -( includes night dubs, bars (indudngthose with gaming), pubs, taverns 280 Personal and Household Goods Repair and Maintenance 81111 Automotive Mechanical & Electrical Repair & Maintenance (includes engine repair, exhausts, transmission, electrical system repair) 281 281 81112 Automotive Body, Paint, Interior and Glass Repair (includes collision repair, auto upholstery, paint & body shops) 81119 Other Automotive Repair & Maintenance (includes auto deta i, washing, diagnostic centres, lub, rustproofng, undercoating, emissions testing) 281 282 81121 Electronic and Precision Equipment Repair and Maintenance (includes inkjet cartridges (deaning and refilling), tv repair) 81141 Home and Garden Equipment and Appliance Repair& Maintenance (e.g. small engine repair) 81142 Reupholstery and Furniture Repair 81143 Footwear and Leather Goods Repair (e.g. shoe repair) 81149 Other Personal and Household Goods Repair and Maintenance (includes key cutting, china firing/decorating jewellery repair, sharpening of knives, 282 skate sharpening, watch repair etc.) 290 Personal Care Services 81211 Hair care and Esthetic Services (in ckides barber, beatuy, hair salons) 81219 Other Personal Care services (includes day spa, diet centres, hair removal, massage parlours, tanningalors, tattoo parlours, weight reduction centres) 81231 Coin-operated Laundries and dry cleaners (selfservice) 81232 Dry Cleaning and Laundry services (except coin operated) 81233 Linen and uniform Supply (includes work clothing supply services - industrial) 81291 Pet Care (except veterinary) 81292 Photofinishing Services 81299 All other Personal Services (e.g. fortune tellers, dating services, psychic services, shoeshine) 299 Civic and Social Organizations 81341 Civic and Social Organizations (includes dubs) 81391 Business Associations (inck,des board of trade, real estate boards etc.) Transportation 296 49111 Postal Service (post office) 300 VACANT 9999 VACAW RETAIL/SERVICE SPACE +I: 'l. 1 IJ ..