1. POWER NODES: DOWNTOWNS IN THE PERIPHERY Jim Simmons, Centre for the Study of Commercial Activity, Ryerson University, Toronto Canada.

2. OUTLINE: 1.Three Stages of Commercial Structure 2.A Focus on Power Retail 3.Power Retail in Context 4.Power Nodes 5.The Implications and Future of Power Nodes

3. THREE STAGES OF COMMERCIAL STRUCTURE a) Traditional Retail Small family-owned shops Transit-oriented Highly competitive, but inefficient

4. Traditional Retail Photo TRADITIONAL RETAIL STREET

5. b) Shopping Centres Large shops, retail chains Single ownership, anchor store Based on spatial and sectoral monopolies

6. MAP OF SHOPPING CENTRE Department Store Anchor

7. c)Power Retail Huge stores, big box chains Automobile access Compete using price, selection and brand marketing

8. POWER RETAIL: DEFINITIONS Big Box Store: Retail outlets that are typically at least three of more times larger than other stores in the same retail sector, as measured by floor area. Power Centre: A cluster of three or more big box retailers with a shared parking lot, and perhaps ancillary commercial services such as coffee shops. Power Node: One power centre with additional big box stores and other power centres and malls within one kilometre radius, typically centred on a major intersection.

9. Power Centre Photo POWER NODE PHOTO

10. Highway Interchange Home Depot Supermarket RioCan BurlOak Power Centre Parking Lot

12. THE GREATER TORONTO AREA Population, 20015,297,000 Population, 20096,114,000 Population Change 817,000 Growth Rate15.4 per cent (2001-2009) Income per capita$31,000 (2006) Market Income$172.5 billion (2006) Population born outside Canada45.7 per cent (2006)

14. HOW BIG ARE THE POWER NODES? The Biggest Nodes in the Greater Toronto Area FloorStoresBig PowerShopping Growth Rate, Area*BoxesCentres Centres 2001-2010 1. 3,450,000250 74 5 345.3% 2. 2,837,000506 49 4 756.1 3. 2,112,000296 40 3 456.4 * Floor Area in Square Feet

15. Type of Facility NumberFloor Area (1000s) Share of Floor Area Floor Area/ Store Floor Area/ Node Traditional Retail Strips 22438,09023.2%1,586170,000 Shopping Centres 58188,13253.74,015151,600 Power Retail9530,59218.612,752322,000 TOTAL900164,284100.03,392174,200 Power Nodes3335,48021.68,7671,075,200 COMMERCIAL FACILITIES: GTA, 2010 Source: CSCA fieldwork

18. WHO SHOPS WHERE? (Above Average Proportions) Traditional RetailApartment Dwellers Small Families Seniors/ Retirees Transit Users Shopping CentresWomen Young People People not Working Customers who Travel from Home as Passengers

19. Power RetailHome Owners Multi-Car Households Men, Middle-aged Blue Collar Occupations Customers who Travel from other Retail, as Drivers Source: Centre for the Study of Commercial Activity, using the Transportation for Tomorrow data.

21. THE FUTURE OF POWER NODES The Good: Efficient (Inexpensive) Popular with young families Attracts retail investment The Bad: Low Density Automobile-oriented Weakens existing town centres Unattractive to seniors, transit users Weak Internal structure Poor links with community

22. Vulnerable? Environmental policies Higher energy costs Land use restrictions Higher land costs Demographic changes (aging, immigration) On-line Competition