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Following the analysis, policy recommendations were developed
for Council consideration. The policies are of a more general
nature pertaining to commercial areas. While areas outside of
the Downtown and Northside Centre were not included in the
analysis, their land-use designations were reviewed in a broader
policy context. There are several areas where the current
0.C.P. designation may not necessarily achieve the desired
commercial use or image.

Based on projected population growth over the next ten (10) vears,
the Downtown and Northside can support the following amounts of
additional commercial space:

Dewntown Northside

Retail 77 m@ 0 m=
Office 0 m 82 m*

Retail 9,806 m 3,381 m*
Office 3,094 m2 1,736 m@

2001 Retail 18, 240 7,197 m@

2
Office 7,406 m@ 3,724 m*

Note: Above figures are cumulative.

Assesment of Land Supply

The amount of vacant Land in the Downtown and Northside was
calculated and their development capacities were determined based on
densities of 0.40 F.A.R. in the Downtown and 0.30 F.A.R. in the
Northside.

Downtown Northside

Development Capacity 44,218 m@ 559 m@
of Vacant Lands

Redevelopable sites in the commercial areas of Downtown and the
Northside were identified as those that were underdeveloped or were
occupied by older buildings in fair condition. The net gain of
building floorspace by redevelopment of these sites indicates the
amount of new space added since redevelopment replaces existing
commercial floorspace.