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HomeMy WebLinkAboutCAO-09-008 - The Market Place - A Multi-Use Facility in the Kitchener Market1 KITC~~R - . • - Economic Development REPORT TO: Finance and Corporate Services Committee DATE OF MEETING: April 20, 2009 SUBMITTED BY: Kathy Weiss, Director Business Development, Economic Development PREPARED BY: Kathy Weiss, Director Business Development, Economic Development WARD(S) INVOLVED: Ward 1,6 DATE OF REPORT: April 13, 2009 REPORT NO.: CAO-09-008 SUBJECT: The Market Place; AMulti-Use Facility in the Kitchener Market RECOMMENDATION: That staff be directed to proceed to construct the multi-use facility with supporting amenities subject to receiving final building approvals, and; That a total of $116,800 be allotted from the Kitchener Market Capital Budget to fund the building and development of project, and; That a programming schedule be implemented that will generate revenue on an annual basis to offset the annual operating budget, and; That a transfer back to capital be budgeted over a five year period to recoup the cost of this project. BACKGROUND: The Kitchener Market opened its doors to the new site on King Street in the spring of 2004. The original concept was to offer a space for not only Saturday vendors to sell produce, meat and cheese (as it traditionally had) but also to include additional services on the upper level such as an International Cuisine Eatery and full time grocery vendors. Unfortunately, the upper level of the Market did not meet the expectations of the original vision which was to have a full compliment of retail food vendors along with an International Cuisine Eatery that operated six days a week. By June 2006 all of the retail vendors closed their businesses due to lack of customers on a daily basis. The current mix of vendors on the upper level consists of the original eight International Cuisine vendors and three merchant vendors who are open for business Tuesday to Friday between gam to 6pm and Saturdays between lam and 4pm. On March 3, 2008, Council recommended that staff investigate the concept of "Small Independent Vendors" as one of three (3) options to maximize the use of the upper level of the Market. This concept was based on the `Original Vision' that was introduced to the Market in the fall of 2004 with the intent of utilizing the space to accommodate a weekday clientele. In June 2008, the Kitchener Market was transferred from the department of Community Services to Economic Development. To-date, efforts to attract the above mentioned vendors on a full time basis to the upper level has proven unsuccessful. Weekday attendance continues to decline as patrons are discouraged by the vast empty space and a limited offering of products and services. A major effort is now underway to revitalize the upper level of the Market which includes amulti-use facility as part of a comprehensive strategy to strengthen the Kitchener Market. REPORT: The Market Place is a component of an integrated strategy to turn around operations of the Kitchener Market. It is designed to help: • Increase traffic to support upper level vendors • Improve public perception of the Kitchener Market image • Create new opportunities for new partnership development • Strengthen market penetration • Assist in leasing empty space • Help reduce the operating subsidy A total of 5532 sq. ft. on the upper level is currently under-utilized and remains vacant. The intent is to create a 2,000 sq. ft. room outfitted for training/education facility (cooking demonstrations, cooking classes, art classes), private functions (birthday, anniversary or cultural celebrations, business meetings, luncheons, seminars, product testing sessions and holiday parties, television demonstration taping site (Rogers and FoodNetwork Canada and community development (nutritional courses and proper food preparation classes) The goals of The Market Place include: • Increase awareness and exposure of the Kitchener Market by introducing new target audiences to the facility • Increase consistent vitality and traffic through means other than traditional shopping and dining • Develop and support new business opportunities for current vendors • Supporting small business by acting as an incubator i.e) emerging caterers who require use of commercial kitchen who may not have the initial start-up capital to opening their own facility • Increase community development and engagement through multiple forms of programming • Provide a viable strategy for revenue generation for the Marke The Market Place will not only provide a variety of opportunities to increase weekday traffic to the Kitchener Market, but will also generate revenue that could contribute to a reduction of the annual operating subsidy. The increase in weekday traffic will also have a positive impact on the economic growth for the existing vendors as well as the surrounding businesses in the east end of Downtown Kitchener. The programming to be held in this multi-purpose facility will increase the exposure of the Kitchener Market to the general public and also raise the profile of the Market in the broader community. (This will result in an increase of critical mass that will participate who may have otherwise not visited the Kitchener Market). FINANCIAL IMPLICATIONS: A capital cost to build the infrastructure is $116,800. This expense is accounted for in the 2009- 2018Market Capital Budget through cost savings from the floor repair. The business case indicates that the net revenue derived from the Market Place operation could cover the capital cost within two years. Staff recommends that a transfer back to capital be budgeted over a five year period to recoup the cost of this project. This extended payback will provide a cushion in the event that operating results differ from expectations and will also permit a reduction in the tax-based market subsidy in the first full year of the Market Place operation. Refer to page 18 and Appendix E of the attached business case for detailed financial reports. COMMUNICATIONS: A complete marketing and communication plan will be developed to promote the programming of The Market Place. CONCLUSION: This fully functional multi-use facility will provide an entire new level of service to the local community and beyond. One of the goals of this project is to provide opportunities for new and current customers to visit the Market for reasons other than shopping. Attracting customers who may have never been to the Market will present new possibilities for future spending potential and ultimate customer loyalty. This well-designed space will be a focal point for the community by creating a sense of place and will also be a revenue source for the Kitchener Market with the goal of reducing the annual operating subsidy. ACKNOWLEDGED BY: Rod Regier, Executive Director, Economic Development MARCH 2, 2009 Department of CAO -Economic Development, l~Gtchener Market BIISII'1@SS ~C1S@ "The Market Place" A Muli~Use Facility on the Upper Level of the Kitchener Ma-~1~et Table of Conterrts Executive Summary .......................................................................... .........................................2 Background ....................................................................................... .........................................4 Problem /Opportunity ................................................................................................................................. ................................................................. 4 Current Situation .......................................................................................................................................... ................................................................. 5 Project Description ............................................................................ .........................................6 Project Description ...................................................................................................................................... ................................................................. 6 Objectives .................................................................................................................................................... ................................................................. 6 Scope ........................................................................................................................................................... ................................................................. 7 Anticipated Outcomes ................................................................................................................................. ................................................................. 8 Stakeholders ................................................................................................................................................ ................................................................. 8 Strategic Alignment ........................................................................... .......................................10 Environment Analysis ....................................................................... .......................................13 Project Risk Assessment .................................................................. .......................................16 Risk of Project and each Alternative (Not including Status Quo) .............................................................. ............................................................... 16 Risk of Not Proceeding with Project (Status Quo) ..................................................................................... ............................................................... 17 Cost/Benefit Analysis ........................................................................ .......................................18 Quantitative Analysis -Financial Cost &Benefit :...................................................................................... ............................................................... 18 Qualitative Analysis -Non-Financial Benefits &Costs :............................................................................. ............................................................... 19 Conclusions ....................................................................................... .......................................20 Conclusions ................................................................................................................................................. ............................................................... 20 ~~The Market Place" - A Nkiti~Jse Faciilyat the lsbd,ener The Kitchener Market opened its doors at its current location in the Spring of 2004. The Market is an important addition to the downtown core and was established to support the Corporation of the City of Kitchener's goals and vision. The Market can also contribute to the long term sustainability of the city by promoting local agriculture (100 mile diet), entrepreneurship, and community engagement. Unfortunately, the upper level of the Market did not meet the expectations of the original vision which was to have a full compliment of retail food vendors along with an International Cuisine Eatery that operated six days a week. By June 2006 all of the retail vendors closed their businesses due to lack of customers frequenting the Market, and as a result the ability to attract shoppers during the weekday hours of operation proved unsuccessful. There is a total of 5532 sq. f.t. currently under-utilized that remains vacant on the upper level of the Market. The following proposal outlines the beneficial opportunities of introducing the concept of a multi-use facility to make use of the vacant space and generate revenue for the Kitchener Market. The purpose of The Market Place possesses six primary goals: 1. Increase awareness and exposure of the Kitchener Market by introducing new target audiences to the facility 2. Increase consistent vitality and traffic through means otherthan traditional shopping and dining 3. Develop and support new business opportunities for current vendors (i.e. catering and cooking classes as well as developing and maintaining loyal clientele) 4. Supporting small business by acting as an incubator i.e) emerging caterers who require use of commercial kitchen who may not have the initial start-up capital to opening their own 5. Increase community development and engagement through multiple forms of programming 6. Provide a viable strategy for revenue generation for the Market The intent is to create a 2,000 sq. tt. room outfitted for the following: • Training/education facility (cooking demonstrations, cooking classes, art classes) • Private functions (birthday, anniversary or cultural celebrations) • Business meetings, luncheons, seminars, product testing sessions and holiday parties • Television demonstration taping site (Rogers and FoodNetwork Canada) • Community Development (nutritional courses and proper food preparation classes) The cost of building the facility will be $116,800. A portion of remaining vacant space on the upper level is proposed to be eventually used for amini-market, to be discussed at a later date. A number of community sectors that would benefit from the use of The Market Place would include: • Colleges/schools (culinary and art programs) • Education Board (Family Study field trips) • The General Public (especially residents who live in the suburbs) • Cultural Organizations • Private Business Sector • Public Business Sector (not-for-profit organizations, community groups, etc) Opportunities include the attraction of sufficient and consistent levels of traffic within the Kitchener Market during the weekdays, assist in expanding new business opportunities for current vendors as well as the businesses in the 2 surrounding areas, aid in the continuing effort for community development and growth, deliver high levels of customer satisfaction and generate revenue that could contribute to the reduction of the annual operating subsidy. As with any new project, risk exists and must be understood and managed. These risks include lack of community interest, excessive operational costs, cost and time over-runs during construction, insufficient staff levels (programming challenges) as well lack of interest in sponsorship opportunities. However, solid mitigation strategies have been established to control these risks should they occur. The Market Place is a component of an integrated strategy to turn around operations of the Kitchener Market. It is designed to help reduce the following: • Loss of current vendors due to insignificant trafFc • Deteriorating public perception of Market image • Missed opportunities for new partnership development • Stale market penetration • Difficulty in leasing empty space • Operating subsidy Currently, there has been a very positive response from a variety of individuals and sectors that are interested in incorporating the use of The Market Place into their current programming. The implementation of this project is crucial to the success of the upper level of the Kitchener Market. Competitive analysis shows that similar models are in high demand and extremely successful. Examples include Real Canadian Superstore at Highland Hills Mall, Zehrs at Laurentian Plaza and Stanley Park Zehrs. Timeframe • March 2009 -obtain quotes for mechanical engineering and architectural design- complete • March 2009 -obtain quotes for commercial appliances and required kitchen infrastructure -complete • April 27, 2009 -finalize council approval • May -July 2009 -finalize design, construction • May -July 2009 -develop 4 month programming schedule • July 2009 -opening Recommendations That staff be directed to proceed to construct the multi-use facility with supporting amenities subject to receiving final building approvals, and; That a total of $116,800 be allotted from the Kitchener Market Capital Budget to fund the building and development of project, and; That a programming schedule be implemented that will generate revenue on an annual basis to offset the annual operating budget, and; That a transfer back to capital be budgeted over a five year period to recoup the cost of this project. 3 The Market Place The Kitchener Market opened its doors to the new site on King Street in the spring of 2004. The original concept was to offer a space for not only Saturday vendors to sell produce, meat and cheese as it traditionally had, but also to include additional services on the upper level such as an International Cuisine Eatery and full time grocery vendors. Unfortunately, the upper level of the Market did not meet the expectations of the original vision which was to have a full compliment of retail food vendors along with an International Cuisine Eatery that operated six days a week. By June 2006 all of the retail vendors closed their businesses due to lack of customers on a daily basis. The current mix of vendors on the upper level consists of the original eight International Cuisine vendors and three merchant vendors who are open for business Tuesday to Friday between gam to 6pm and Saturdays between lam and 4pm. On March 3, 2008, Council recommended that staff investigate the concept of "Small Independent Vendors" as one of three (3) options to maximize the use of the upper level of the Market. This concept was based on the `Original Vision' that was introduced to the Market in the fall of 2004 with the intent of utilizing the space to accommodate a weekday clientele. In June 2008, the Kitchener Market was transferred from the department of Community Services to Economic Development. To-date, efforts to attract the above mentioned vendors on a full time basis to the upper level has proven unsuccessful. A major effort is now underway to revitalize the upper level of the Market which includes a multi-use facility as part of a comprehensive strategy to strengthen the Kitchener Market. Problem /Opportunity During the Saturday hours of operation (lam to 2pm), the Kitchener Market welcomes 10,000 to 13,000 visitor each week. However, weekday business continues to suffer on the upper level despite many attempts to reinvent the space. Efforts to attract new vendors to this level have resulted in the addition of only three new merchant vendors since 2006. Weekday attendance continues to decline as patrons are discouraged by the vast empty space and a limited offering of products and services. The proposed Market Place is a multi-use facility that will not only provide a variety of opportunities to increase weekday traffic to the Kitchener Market, but will also generate revenue that could contribute to a reduction of the annual operating subsidy. The increase in weekday traffic will also have a positive impact on the economic growth for the existing vendors as well as the surrounding businesses in the east end of Downtown Kitchener. The programming to be held in this multi-use facility will increase the exposure of the Kitchener Market to the general public and will also raise the profile of the Market in the broader community. (This will result in an increase of critical mass that will participate who may have otherwise not visited the Kitchener Market). Approximately 5,532 sq. tt. of the upper level is underutilized and remains empty. Leaving this space with no productivity creates the appearance that the Market is unsuccessful and is slowly losing vendors due to inefficiency of 4 business. Many opportunities exist to compliment the programming of The Market Place with the proposed mini- market, to be discussed at a later date. Refer to Appendix A-Second Level Vendor Areas Map, Stall 15 Current Situation The Kitchener Market is the gateway to the Downtown Core and the anchor to the East End. The development of the upper market with amulti-use facility creates an opportunity to attract the general public and new businesses to the Market District. Historically a one day a week Market, the Kitchener Market did not meet the original expectations in its ability to attract shoppers during the weekday hours of operation. The absence of a critical mass of quality vendors on the upper level reduces the ability to attract a primary target audience of downtown residents, downtown employees, families with children and other residents of Waterloo Region. Currently, this audience generates limited business during weekday lunch hours however, it is crucial to the success of the upper level of the Market to develop a steady stream of traffic beyond those minimal hours. The addition of new merchant and/or food vendors is not sufficient to increase this weekday traffic. This is proven through ongoing attempts of trying to attract new vendors which have not produced desired results. In addition, the vacant 5,532 sq. tt. is not sufficient enough space to support the critical mass of diverse quality vendors that would be required to attract target audiences on a regular basis. The lack of business during the week also continues to erode the morale of the current vendors on the upper level. All of the original restaurant vendors that were part of the grand opening of the Market Shops in 2004 are still with the Kitchener Market. However, communication of frustration and uncertainty from these vendors continues and possesses a very real threat of losing more (or all) if no immediate action is taken to improve business. The loss of these remaining vendors could create a detrimental impact on necessary community support for future City projects. There is a significant demand for the types of uses that could be accommodated in this multi-use facility however they cannot be accommodated at the Market in its present form. Staff continues to receive requests from an array of end user groups looking to rent a certified kitchen or space for cooking demonstrations and educational programs; receptions and events. These all could be accommodated in the proposed multi-use facility. Meeting the needs of the community through a variety of programming and services offered at the Market Place will fulfill the need of attracting regular traffic through the Market during the week. Furthermore, the Market is currently operating with a significant subsidy creating the need to explore new opportunities that will generate revenue and contribute to the reduction of the annual operating subsidy. Summary of related strategic initiatives underway that are designed to strengthen the Kitchener Market include: Atmosphere • Floor • Colour on Walls • P.A. System Marketing • Branding • Signage Upper Story • Market Place • Mini-Market 5 Project Description The Market Place would be a 2,000 square foot multi-use facility space located on the upper level of the Kitchener consisting of commercial kitchen, flexible seating and space and AV equipment. It will provide programming of special interest to all demographics within the public realm and business sectors. Examples of the utilization of The Market Place will include: • Training facility (cooking demonstrations) • Private functions (birthday, anniversary or cultural celebrations) • Business meetings/receptions, luncheons, seminars, product testing sessions and holiday parties • Television demonstration taping site (Rogers and FoodNetwork Canada) • Community Development (nutritional courses and proper food preparation classes) This fully functional multi-use facility will provide an entirely new level of service to the local community and beyond. One of the goals of this project is to provide opportunities for new and current customers to visit the Market for reasons other than shopping. Attracting customers who may have never been to the Market will present new possibilities for future spending potential and ultimate customer loyalty. This new and valuable traffic would include the following community sectors: • Colleges/Schools (culinary and art programs) • Education Board (Family Studies field trips) • The General Public (including residents who live in the suburbs) • Cultural Organizations • Private Business Sector • Public Business Sector (not-for-profit organizations, community groups, etc) This well-designed space will be a focal point for the community by creating a sense of place and will also be a revenue source for the Kitchener Market with the goal of reducing the annual operating subsidy. Refer to Appendix B -sample programming schedule and calendar of events. Objectives The Market Place will fulfill the following objectives: • Increase awareness and exposure of the Kitchener Market by introducing new target audiences to the facility • Increase consistent vitality and traffic through means other than traditional shopping and dining • Develop and support new business opportunities for current upper vendors (i.e. catering and cooking classes as well as developing and maintaining loyal clientele) • Supporting small business by acting as an incubator i.e) emerging caterers who require use of commercial kitchen who may not have the initial start-up capital to opening their own • Increase community development and engagement through multiple forms of programming • Provide a viable strategy for revenue generation 6 Scope Project Components The scope of The Market Place includes the following components: • Infrastructure to support a fully functioning commercial kitchen including appliances, utensils, etc. • Space to accommodate flexible seating layouts for educational programming • Convertible space to accommodate receptions/functions/events Refer to Appendix C -sample space layout and pictures Facility Compliance The Market Place will be designed and constructed adhering to the basic principals and standards of the Ontario Building code for commercial space that includes professional kitchen, meeting space, events, receptions and other proposed uses. Timeframe • March 2009 -obtain quotes for mechanical engineering and architectural design -complete • March 2009 -obtain quotes for commercial appliances and required kitchen infrastructure -complete • April 27, 2009 -finalize council approval • May -July 2009 -finalize design, construction • May -July 2009 -develop 4 month programming schedule • July 2009 -opening Department/Function The project is to be constructed in the Kitchener Market (300 King Street East, Kitchener, ON). The following City of Kitchener departments will play key roles in the building, development and operations of The Market Place: • Economic Development -planning and implementation (operation) of the project • Special Events -support and event planning • Facilities Management -project manage construction of the project site • Building and Fire Departments -approve all building and fire regulations and permits where applicable • Marketing and Communications -assist in the creation of the marketing campaign and design/print marketing collateral. Technology Much of the needed infrastructure for the proposed multi-use facility is currently available at the Kitchener Market. This includes: • 2,000 sq. ft. of space • Electrical hook-ups • Plumbing hook-ups • Easy accessibility to a an exterior wall that will house the ventilation system • 80 sq. ft. walk-in cooler 7 Anticipated Outcomes The Market Place project will have a number of positive outcomes. These include: • Address the need to bring a critical mass of patrons to the Kitchener Market during the weekdays • Improve economic viability of current upper vendors • Generate Awareness of Kitchener Market by offering programs of interest to broad public • Generate revenue for the Kitchener Market • Fulfill the need of providing educational programs Itemized specific and measurable deliverables of the project includes: Task Descri tion Start Date Build necessary partnerships and support Present and on-going networks including letter of support Fully functional multi-use facility available for Est. Summer 2009 public use Set programming schedule in four month Upon project approval increments Prepare evaluation system that will track # of participants, assess quality of programs and Upon opening determine future programming interests Perform financial analysis Regular monthly monitoring to ensure financial success Stakeholders Stakeholders: Overview of Business Requirements Primary -Internal City Council Budget approval, design Market staff Design, operation, fiscal management Facilities Staff Design, construction, on-going maintenance Special Events Staff Programming/event support Communications Media releases, cmmunications Finance Operating & capital budgets Security Security, as required Primary -External Market Vendors Service provider/support/promotion Market Patrons End users Liaison College Service provider Program facilitators i.e.)Liaison College Service provider Television Media Service provider KPL Service Provider Neighbourhood residents Support of multi-use facility Secondary -Internal Downtown Community Development Promotion/support Legal Service provider contracts I/T Potential software acquisition 8 Seconda -External Region of Waterloo Service provider, support/promotion Downtown East Business Community Support/promotion Kitchener Downtown Business Association Support/promotion KW Tourism Support/promotion Multicultural Centre Service provider, support/promotion Waterloo Region School Boards Service provider, end user Business Community Support/promotion Barrel Works Support Citycorp Realty Support/promotion Marketing Boards (Dairy, Eggs, Beef) Support The primary stage of most large community projects is to rally community support and buy-in. Currently, there has been a very positive response from a variety of sectors that are in support of the project and/or are interested in incorporating the use of the Market Place into their current programming. These stakeholders include: • Kitchener Market vendors • Downtown Development • K-W Tourism • Waterloo Region Record • TD Canada Trust • Food Diva • Rogers Television • Downtown East You Gotta Love it • KPL • Pampered Chef • Multicultural Centre • KDBA • Barrel Works • RareFunk • Cedar Hill Neighbourhood Association • Matter of Taste The intent is to grow this support with other stakeholders that could include but is not limited to: • Region of Waterloo • Cameron Heights Collegiate • Liaison College • K.C.I Cooking Classes Refer to Appendix D - Letters of support letters from Stakeholders 9 The utilization of this space aligns with the strategic goals of the Corporation as follows: Corporate Plan Goal Level of Explanation im act To proudly provide valued services, High The variety of programming and uses that will be made valued meaning citizens perceive available to the public at the Market Place will add community monetary and community value value to the currently underutilized space of the upper-level. To focus on change and improvement High The Market Place is a revenue generating initiative intended to by continually generating ideas for reduce the Kitchener Market's annual operating subsidy. improving business processes To build an innovative, caring and High The East End of Downtown Kitchener continues to be vibrant Kitchener with safe and impacted by a negative public perception. The Market Place thriving neighbourhoods will not only attract more traffic to the Market, and thus to the Market District, it will introduce the Kitchener Market to individuals who otherwise may never have visited the East End of Kitchener. Providing people with a positive experience in the East End of Downtown Kitchenerwill contribute to improving public perception resulting in improved urban vitality, and in turn will contribute to further establishing the Market District as a safe and thriving neighbourhood. The Culture Plan II Goal Level of Explanation impact Integrate arts and culture Low The variety of programming at The Market Place will include programming and experiences arts and culture initiatives allowing for a venue that provides the experiences that are sought after in this sector. To prioritize investment in nurturing Low The Market Place will provide the programming that allows for and sustaining our vital cultural the nurturing and sustainability of our cultural community. In community through economic addition, The Market Place will provide a venue for working development initiatives, community with existing and new partners in the cultural community to development and direct programming develop programming and events that nurture and sustain culture, heritage, and the arts. To facilitate wide-spread access to Low Efforts will be made to ensure that a wide range of cultural cultural experiences and the programming will be made available at The Market Place in an integration of culture and heritage into effort to appeal to as many people as possible, thereby the daily life of residents facilitating the integration of culture into the lives of residents. I 10 Economic Development Strateaic Plan Goal Level of Explanation impact To diversify the urban economy by Medium Programming in the Market Place will include educational responding to opportunities for new classes such as healthy meal preparation, general cooking education facilities and knowledge classes, etc. Due to the addition of a certified kitchen, infrastructure professional courses may also be taught in this facility. To attract and retain talent by High The Market Place will allow for a wide range of educational continually improving Kitchener's courses, special events, classes and demonstrations, many of image, amenities, and quality of life which will be targeting the knowledge worker, thus acting as an attractive amenity in and of itself. Its location will introduce visitors to the many other attractions and amenities at the Kitchener Market, such as a variety of prepared food options and access to local, fresh food and other grocery items. The Market Place will assist the Kitchener Market in becoming a regular destination of choice for food purchases as well as an attractive option for entertainment and education. To attract and retain talent by Medium Programming in the Market Place will include arts and cultural promoting arts and cultural event events programming. programming that energizes the cultural life of the city To grow small business High The inclusion of a certified kitchen in the Market Place will provide the opportunity for entrepreneurs in the food service and hospitality industry who may not have the capital and/or the space to build their own certified kitchen to prepare food and/or conduct product demonstrations and development. Wth the related programming and uses of the Market Place and its location in the Kitchener Market, the opportunities for business partnerships, networking, and cross-promotional initiatives are endless. It will also enhance the current economic vitality of the current vendors. Downtown Strategic Plan Goal Level of Explanation impact Develop and implement action- High The Market Place will be a venue in which entrepreneurs oriented recruitment initiatives which can grow their respected businesses as well as providing a target new business for downtown venue to business owners/entrepreneurs whose livelihood that will support education, the is to educate the community. Market, downtown employees, arts and cultural destinations, and downtown residents Enhance and further develop events High The Market Place provides an accessible venue for and uses that celebrate the richness programming that introduces ethnic foods and ethnic food and diversity of the local multicultural preparation to the public. Opportunities exist to foster and population and different ethnic foods strengthen relationships with the surrounding ethnic food businesses by exploring programming in the Market Place that will introduce their food and culture to the public and thereby increase their customer base. Review opportunities and cost of High The Market Place will be a multi-use facility that will be providing new or shared multi-use available to a variety of stakeholders in and around the facilities for neighbourhood residents downtown. in and around the downtown Facilitate partnerships between High The variety of programming and uses that will be possible various "communities" to help bring within the Market Place create an environment in which people downtown relationships can be established between various 11 "communities" to produce additional programming and uses that will be of interest to key target markets Facilitate day-to-day vitality High Regular daily and evening programming at the Market Place will assist in increasing pedestrian trafFc to the Kitchener Market, thus contributing to the day-to-day vitality evident on the streets of both the Market District and Downtown Kitchener as a whole. Healthy Community Plan Goal Level of Explanation impact To continue with the City's economic High The Market Place will attract trafFc to the Kitchener Market that strategies, including its focus on will enhance the economic vitality of the current vendors and cluster development, urban vitality the surrounding businesses in the East End of Downtown and employment lands, as a solid Kitchener. approach to the City's economic health and well-being To enhance the quality of life and High The Market Place will provide a range of educational economic vibrancy of our city opportunities from healthy eating/cooking to classes of interest which in turn will enhance the quality of life in the City of Kitchener. To develop a partnership with area Medium The Market Place creates opportunities for the Kitchener school boards and other youth- Market to further develop and strengthen partnerships with service organizations in an effort to area educational institutions by providing amulti-use facility engage tomorrow's leaders in civic that can be used as a venue for educational classes related to life the food service and hospitality industry or otherwise, events, meetings, and field trips. The Market Place also creates opportunities for volunteer placements for local high school students. In addition to obtaining the volunteer hours needed to obtain an OSSD, students will be engaged in their community and will be exposed to the food service, hospitality, and agricultural sector as possible career paths. Regional Growth Management Strategv Goal Level of Explanation impact Revitalization of our downtown core High The Kitchener Market is the anchor of the Market District, one of the four Downtown Districts identified in the Downtown Strategic Plan. The Market District is the gateway to the East End of Downtown Kitchener. It is critical that the anchor of the East End of Downtown Kitchener thrive if the revitalization of our downtown core is to be achieved. The Market Place will contribute to the success of The Kitchener Market. Build vibrant urban places High The Market Place will attract the public to the East End of Downtown Kitchenerwhich will benefit the surrounding businesses and internal vendors of the Kitchener Market. Protecting our countryside Medium The programming and events held in The Market Place will include initiatives that provide information about and exposure to local food, local food systems, local agriculture, farming, etc. This information and exposure will assist in fostering a sense of value in the general public for our countryside. In addition, it will provide the youth with the exposure to farming as a possible career path. The nurturing of our future farmers is key to protecting our countryside. 12 Downtown revitalization efforts accelerated in 2008 with major decisions made on Centre Block, the announcement of a combined provincial courthouse in the east end, the approval of construction of the Charles/Benton parking garage, and approval of the new streetscape on King Street. In particular, the east end will benefit from the provincial courthouse project which will house 300 to 350 employees. Residential growth is continuing with another 1,200 units proposed for future development, and employment growth remains strong. In spite of these many successes, the Kitchener Market has continued to struggle to establish itself as a viable week-long retail enterprise. The opportunity to establish this multi-use facility offers the potential to alter the course of current operations. The Kitchener Market is a facility that is also a gathering place for people in the community. It has the potential to accommodate events and activities that serve as a catalyst to energize the upper level. However, the current space lacks the infrastructure to make it useful to potential service providers, vendors, corporations, or community groups. Creating The Market Place offers many benefits. These include: • Creates a visually interesting place which in turn enhances the attractiveness of the Kitchener Market; • Increases foot traffic within the Kitchener Market which positively impacts current vendors and creates an ability to attract new business; • Establishes venue for vendors to offer classes or events that complement Market programming; • Expands diversity of Market programming and events to serve a broader demographic; • Expands the ability of the Market to serve as an anchor facility for the east end; • Generates revenue which will reduce the obligation of the City to subsidize operational costs If this project is not undertaken, the upper level market will continue to remain underutilized. Negative outcomes will include: • Potential loss of current vendors; • Esthetic of empty space contributes to perception of vacant, lifeless facility and negatively impacts vendor business growth; • Missed opportunity to contribute toward vitality of downtown east end; • City will continue to subsidize operations through tax dollars. Project Flexibility This opportunity to create flexible space in addition to the retail floor of the Kitchener Market offers countless options for different uses. The space will be designed so that it can accommodate: • Cooking demonstration classes; • Product development i.e.) reprocess and repackage unused product into soups, sauces, etc.; • Art classes; • Educational classes/forums; • Exhibitions; • Guest speakers; • Live entertainment; • Corporate events/functions; • Private events/functions • Sports gatherings. 13 The flexibility of the space will be a key determinant in the success of this project as it is necessary to make it accessible to a broad range of users. Further, in the event that the space is no longer relevant in the long-term, it could be converted back to vendor space. Project Timing This project should be timed to capitalize on the momentum from many infrastructure improvements and design changes in both the Kitchener Market and downtown Kitchener. These changes are creating greater awareness of downtown Kitchener and the Market: ^ Reinvention and launch of the "Kitchener Market" brand will raise awareness and create demand for the Market Place; ^ Infrastructure improvements to the Kitchener Market such as floor repairs are complete; ^ Investments in streetscape, and the new parking garage at Charles and Benton St. will enhance infrastructure in downtown Kitchener. Critical Success Factors To achieve a successful multi-use facility, staff must build awareness to create further demand for the space. Further, it is necessary to attract programming that is engaging and draws consumers into the Kitchener Market. This will be achieved through a Marketing Strategy which will capitalize on the reinvention of the Market in 2009. Also, the space must be designed to be flexible to make it available for a broad range of potential users, and it must be easily reconfigured to ensure that staff can manage transitions between events. Finally, the space must be priced in a way that supports operating costs, but is competitive with alternative venues. Business conditions and competitors Integrating grocery and community space has been demonstrated in other retail venues such as the Laurentian Zehrs, Superstore at Highland Hills Mall and Stanley Park Zehrs, all located in Kitchener. This solution serves the needs of the community by making space convenient through its proximity to retail shops, and it increases business for the retailer by drawing more people into the facility. On the opening of a grocery/community space in Austin, Texas, "More than just grocery centers, they are destinations in themselves, where people go to hear music, take classes, meet for children's play dates, or eat lunch. Residential real estate flyers now advertise proximity to Central Market as an amenity. There are a number of potential competitors in both rentable space and event programming/lessons. However, no venue offers the mix of amulti-use facility, events and retail/dining under one roof - in downtown Kitchener. Potential competitors include: Competitor Pros/Cons Real Canadian Offer space for cooking demonstrations, birthday parties; Superstore (at Offer a similar retail mix plus community space format; Highland Hills) & Much further outside the downtown; Stanley Park Zehrs More corporate suburban environment vs. community gathering space Laurentian Zehrs Community Centres Offer flexible space for programming; ^ Programming fees are affordable ^ Doesn't offer retail or restaurant component. ^ Not aesthetically pleasing to accommodate corporate or private functions Churches Available space has limited uses: access may be limited where there is 14 incompatibility between church beliefs and proposed uses. The Market Place offers a secular alternative; ^ Not aesthetically pleasing to accommodate corporate or private functions; ^ Nature of a religious environment limits demographics that would consider using it. Kitchener Public Space isn't as flexible to some of the proposed uses for The Market Library Place (ex. noise restrictions, cooking facilities not available); ^ Have established educational programming; ^ Doesn't integrate the space with retail/dining options. Kitchener City Hall Space is flexible to different configurations, but not suitable for cooking Rotunda demonstrations and some programming; ^ Space is large, formal, and lacks the intimacy for small gatherings; ^ Doesn't integrate the space with retail/dining options. Liaison College Doesn't offer space for rent; ^ Offers training in culinary arts, but in a more formal, structured program geared toward full-time students working to acquire a diploma. Downtown Hotels Have aesthetically pleasing space available for rent; ^ Most offer restaurant facilities; ^ Does not offer international cuisine selection ^ Retail is very limited ^ Space isn't as flexible to some of the proposed uses for The Market Place (ex. noise restrictions, cooking facilities not available) and is geared towards corporate/private functions 15 Risk of Project and each Viable Alternative (Not including Status Quo) Project Risk Assessment Probabilit Im act Low (research shows that 1. Less than projected community interest similar models are in high High demand) Mitigation Strategy Create a solid brand image that will assist in the communication of the facility s uses. Utilize marketing mediums such as direct Increase marketing initiatives mail pieces, local radio advertisements and email marketing to surrounding businesses, organizations and associations. Ensure programs are topical and of interest to the target Effective Programming markets by leveraging stakeholder and community relationships to determine needs and continually assess the success of artici ation 2. Excessive operational costs Low (current resources including staff are in place) High Mitigation Strategy Continual monitoring and assessing of expenses vs. revenue to ensure budgets are adhered to and overspending does not Fiscal accountability occur Enforce policies for usage and maintenance of Develop policies and procedures for effective management of facility facility by internal and external users 3. Cost over-runs during construction Low Medium Mitigation Strategy Obtain research and professional quotes to be used as the foundation of the budget and project manage the process to Ensure budget projections are realistic ensure completed within budget 4. Insufficient staff resources for managing the Medium High (lack of staff equals less facility and programming optimization of the facility). Mitigation Strategy a) Perform a job analysis to determine job specifics and duties of the potential role, b) evaluate the responsibilities and Re-evaluate staff roles and requirements for the determine time commitment, c) perform compensation analysis facility and d) compare how necessary the tasks and responsibilities of " the osition are to the current and future success of the ro ect. 5. Underestimated cost of investment within first Low Medium year of operation Mitigation Strategy Actively recruit sponsorship revenues to offset costs, on an on- Offsetcapital and operating costs through going basis. sponsorships 6. Not able to recruit sponsorship revenue Low Low Mitigation Strategy Develop sponsorship package and strategy that outlines return Work diligently to seek out sponsorships within on investment for potential sponsors and ensure sponsorship is the community, Province and elsewhere maintained as a priority in the development of the facility 16 Risk of Not Proceeding with Project (Status Quo) Project Risk Assessment Status Quo Probability Impact 1. Loss of current vendors due to insufficient traffic High High The deteriorating morale of current vendors due to lack of Develop an alternative use for the traditional vendor trailic will ultimately lead to more vacant space. Therefore, broadening the scope of possibilities for the vacant space space could create new alternative uses that ultimately have the potential to create more trailic. 2. Deteriorating public perception of Market image High High Include stronger brand imaging through mediums such as Drive stronger marketing initiatives print, radio and web. 3. Missed opportunities for new partnership Medium Low development Continue to foster and grow current partnerships. Openly Rely on existing relationships solicit new relationships through means ofcold-calling, networking and direct mail. 4. Stale market penetration High Medium Enhance promotion of market programming Promote live entertainment and regular special events through radio, print and web ads. 5. Difficulty in leasing empty space High High Continue to build the Artisan and Crafters market piece. Create new programming to temporarily fill the space Remove unused equipment and stalls to increase space for this initiative. 17 Quantitative Analysis -Financial Cost & Benefit: Quantitative Analysis -Viable Alternative 2009 2010 2010 Revenue Registration Fees $36,300 $135,650 $141,900 Room Rental Fees $ 8,100 $ 15,120 $ 15,120 Total Revenue $44,400 $150,770 $157,020 Capital Costs Construction -Walls, Drywall, Partitions $70,000 $ 0 $0 Construction contingency $ 5,000 $ 0 $0 Consultant - Electrical Engineering $ 3,000 $ 0 $0 Consultant -Architecture $ 5,000 $ 0 $0 Service Hook-ups incl. ventilation $ 5,000 $ 0 $0 Kitchener Cabinetry $10,000 $ 0 $0 Appliances $13,000 $ 0 $0 Kitchen equipment $ 2,500 $ 2,000 $3000 Chairs $ 300 $ 0 $0 Signage $ 3,000 $ 0 $0 Total Capital Costs $116,800 $ 2,000 $3,000 Ongoing Operational Costs Instructor Fees $ 900 $ 2,100 $ 2,400 Supplies $14,900 $30,000 $30,400 Marketing/Opening Ceremonies $ 3,000 $ 6,000 $ 6,000 Total Operating Costs $18,800 $38,100 $38,800 Net Revenue or Cost ($91,200) $110,670 $115,220 Funding is accounted for in the 2009-2018 Market Capital Budget through cost savings from the floor repair. The business case indicates that the net revenue derived from the Market Place operation could cover the capital cost within two years. Staff recommends that a transfer back to capital be budgeted over a five year period to recoup the cost of this project. This extended payback will provide a cushion in the event that operating results differ from expectations and will also permit a reduction in the tax-based market subsidy in the first full year of the Market Place operation. Refer to Appendix E - 2009 to 2011 Income statement; 2009 to 2018 Capital Budget; Detailed revenue/expense report 18 Qualitative Analysis -Non-Financial Benefits & Costs: Qualitative Summary Description Stakeholders) Impacted Benefits: Increased and consistent Will attract new steady streams of traffic to the Users of facility, vendors and general traffic market during the weekdays. public Extended reach/growth of Offers unique opportunities to attract current New market segments and vendors new to et markets unta ed to et audiences Speculation for use of the Market Place Increased financial gain for requires that users have their function catered Current Market restaurant owners and current vendors by market restaurants or that groceries are future mini-market vendor purchased from mini-market (upon completion) New opportunities for current Vendors can explore new initiatives i.e. Vendors and facility users vendors catering Increased customer Additional services provided to market patrons Market patrons and The City of satisfaction and new market segments Kitchener Enhanced public perception Citizens of the Waterloo Region, City of of the entire Kitchener Initiative to utilize the space is being presented Kitchener, Market vendors and market Market patrons Community development Making the facility available for use by local The City of Kitchener, community organizations, associations and groups, associations, and business businesses New partnerships and strategic relationships The City of Kitchener, community Fostering new partnerships can be promoted through facility programming associations, educational institutions i.e. Liaison College and Rogers Television and businesses A unique addition to the Directly supports the Corporate strategy The City of Kitchener and surrounding downtown market district organizations/businesses New revenue streams Pay-per-use fee structures for business use, The City of Kitchener, business registration fee structure for patrons community, Market patrons Staff has the opportunity to present all visitors A more direct marketing with a package of market services and offers The City of Kitchener, market vendors approach in a more effective mannerthan traditional and facility users marketing 19 Conclusions Unfortunately, the upper level of the Market did not meet the expectations of the original vision which was to have a full compliment of retail food vendors along with an International Cuisine Eatery that operated six days a week. To-date, efforts to attract more full time vendors to the upper level has proven unsuccessful. Staff is now undertaking the task of revisiting other options to revitalize the upper level of the Market which includes amulti-use facility that would serve the community as well as generate revenue forthe Market. To attract the target markets and this achieving high utilization of the facility and ensure a good return on fixed operating costs, The Market Place must accommodate versatile programming in a number of different ways. Programming options include: • Cooking demonstration classes; • Product development i.e.) reprocess and repackage unused product into soups, sauces, etc.; • Art classes; • Educational classes/forums; • Exhibitions; • Guest speakers; • Live performances; • Corporate events/functions; • Private events/functions • Sports gatherings. The benefits of developing and implementing the programming of The Market Place include • Research shows that similar community room models are in high demand and extremely successful • Increased and consistent trafFc • Extended reach/growth of new target markets • Increased financial gain for current vendors • New opportunities for current vendors • Increased customer satisfaction • Enhanced public perception of the entire Market project • Ability to attract new vendors • Community development • Fostering new partnerships with community associations, businesses and groups • A unique addition to the downtown market district • Potential for new revenue streams • A more direct marketing approach • Most of the necessary infrastructure is already present Funding is accounted for in the 2009-2018 Market Capital Budget through cost savings from the floor repair. The business case indicates that the net revenue derived from the Market Place operation could cover the capital cost within two years. Staff recommends that a transfer back to capital be budgeted over a five year period to recoup the cost of this project. This extended payback will provide a cushion in the event that operating results differ from expectations and will also permit a reduction in the tax-based market subsidy in the first full year of the Market Place operation. 20 Appendix A Upper Level Floor Plan 1 ~ _ _ ;* 1 ~ : :a 1 1 1 ® 1 1 1 .~ ~ E ~ ~ P4 ~~~- ~~ ~ ~ y ~~ ~~~~ ~ ~ ~ ~ ~ ~~ ~~ i ~~~~~ ~~~ ~ a a w 0 E F~ ~ Qr `~~. N ~ ~ ~r~r~ [E.~ V W ~ ~ L ~ rl C- i/~ '` ~ ~ "~' ~~ ~~~' E~ ~ FF ~ ~' F~ ~~~ r~ ~ .~, ~~ ~ W ~ ~ Q~ +b i!~ M ~ ~ V] Appendix B Sample Schedule The following is a one week sample schedule of how Kitchener Market's multi-use facility could be utilized. As illustrated, the functionality of this initiative is unlimited. Monday Tuesday 7:OOam - i 8:00 B/PRS Liaison 8:00 - 9:00 Culinary Cooking Demo with g/PRS Local 9:00 - Rogers Business - 10:00 Product 10:00 - Testing & 11:00 Focus Group 11:00- I 12:00 12:OOpm - 1:00 1:00 - 2:00 2:00 - 3:00 3:00 - 4:00 4:00 - 5:00 5:00 - 6:00 6:00 - 7:00 B/PRS Restaurant - Lunch Sampling B/PRS Local Business Luncheon MF Multicultural Cooking Class B/PRS Local Business Seminar & Workshop MP Pastry Making Demo Friday EB -Family Studies Class (food prep and etiquette) MP Community Kitchen Saturday MP Kid's Club - Multicultural Craft PF 50th Wedding Anniversary , Celebration Sunday PF Bridal Shower 7:00 - 8:00 MP Holiday Prep- 8:00 - 9:00 Table Setting PF- Private Function B/PRS- Business- Private Sector B/PBS- Business- Public Sector EB- Educational Board CP- Culinary Program MF- Multicultural Function MP- Market Program Other suggested programming (but not limited to): Cooking with the Food Diva Breakfast with Santa Everyday Chef series Adult cooking classes Celebrity Chef series Kids cooking classes March Break Cooking Camp for kids Themed cooking birthday parties Everyday Gourmet class Dinner Party cooking classes Supper super in minutes Holiday themed cooking classes Homemade baby food Meeting space Pampered Chef program Private classes KPL Cooking series with Health Librarian Room rental for private receptions Brownies Club: Cooking Badge week Business After 5 event Liaison College Chef week Waterloo Region Nutrition week Grill It.. Kick off for a fabulous summer of eating Wednesday Thursday B/PBS Market Tour & Food Prep. Class B/PRS Liaison College Cooking Appendix C Sample Space Layout 1A ~~ t4~a1. a u ~'~ ~. r- - existing Food Vendsrs (..~. ~ _ _ II. ~ `\. Mini-Market ~ . ~ ~ r..a, ~ ~. ~ a P Retail ~ K ~- ~ ~ _ Wash ~x~~~Jt _ ~~,~~~ ~~ ,~~~ ~ ~ ~~~ Retail Retail Adrrr'in ,~~~ e °flffices Mee ng~ o0 Retail Retail Retail '~ ~ __ ~~ ~ - -:, ~ Retail ~ Retail ~ Retail ~~ Existing' Food Vendars Wash -u~° ~' ~'"` ~" ~" Mini- lEet ~_. ,~ ~. :. ~_ -_~_~ .~ Appendix D Letters of Support ~aHer f~(e From: Matter of Taste 119 King Street West Kitchener, (}ntari 112 Ci l A7 519-579-7459 To: The Kit~:hener Market 304 King Street Last Kitchener. C)ntario N2G ~L3 Date. April S, 2449 Re: The Market 1?lace at the Kitchener ]Market I understand that the Market is putting together a new initiative to improve the exposdrre of the Market, and the proposal is to set up a multi-use facility to be used by a number of comn-aunity sectors. We believe the project ~~~ill delrnitely change the landscape of the upper level of the Market, enhance experience for patrons anal improve business far everyone. UVe are exploring the potential for the Market to become a venue for our related use, and are willing to explore opportunities to r.~rork with the Kitchener Market on initiatives of mutual interest. We support moving for~~~~rd with the development. and construction of the Market Place on the upper- level of the Kitchener Market. Regards, Phong Tran ManagerlDwner plic~r4gra),matterol`taste.ca 5l ~}-589-3374 ~'_"`~ ,~ ~'n~ 1 ~'' April 8, 2D09 The Kitchener Market 3DD King Street Fast Kitchener, ~Dntario I~2G 2L3 Phone: 519-741-2287 Fax: 519-741-277 www. k i tc h e n e rm a rket. ca To Wham It May Concern, RF; The Market Place at The Kitchener Market The Spiked Olive Artware Co. is writing to express our support far the multi-use facility "The Market Place" proposed on the upper-level of the Kitchener Market. We believe that this project will be a positive enhancement to the Kitchener 'Market and a valuable addition to the community. We are excited to explore the potential for The Market IPlace to become a venue for our related use, and are willing to explore opportunities tv work with The Kitchener Market on initiatives of mutual interest. The Spiked Olive Artware Cv. use of this facility for teaching and demonstrations wound include offering classes in glass and fabric paintiing for kids and adults, various art projects far kids, an artisan meeting place ands many more events to come. We would also like to organize other events including "Wine Basics 11 D 1 " andl bring in local and Ontario wineries for adlults. The premise of a Community Market Place at the Kitchener Market will bring people together, providing a central and comfortable location to meet and learn. As Kitchener is a growing arts center, the possibilities for artisans in various fields to make use of this new space is enormous. Along with other community organizations who are constantly I'ooking for a suitablle location for their event, the growing technology and medicaV fields that couUd utilize this space for conferences, indiividuals why can share their knowledge on various topics and the further opportunity for use of this space by artisans, chefs, corporate and individuals, would be a great addition for the City of Kitchener.. We can all benefit and bring back a sense of community. We support moving forward with the construction and development of The Market Place on the upper- level of The Kitchener Market and are very excited with the possibilities it holds. The Kitchener Market - Dne Season, qne Reason & Dne Gommunity- Sincerely, ~~~ Sharron Murrell Owner ~ Artisan 3DD Kung St. E Kitchener iviarket - t9pper Level Kutchener, ©IV fVZG 2L3 t. 519-!571-4447 thespikedoli--eC~grt~ail.com www.thespked+plive.blvgsp~t.com ~~_~~T"~~.L~~~ R~~~1~~ The Kitchener Market 3a[l King Street East Kitchener, Cantario ~~~ ~L3 P!hane: 519-741-ZZ87 Fax: 5T9-741-277 www.kitchenermarket.ca Ta Whom It May Concern, RE: The Market Place at The Kitchener Market The Waterloo Itegian iRecord offers its support far the multi-use facility °The Market Place'" proposed on the upper-level of the Kitchener Market. We believe that this ,project will be a positive enhancement to the Kitchener Market and a valuable addition to the community, In particular, wre'd be interested in using this facility to host Record-sponsored cooling classes and demonstrations. There may also be other opportunities for business meetings, luncheons, seminars and parties, We are excited to explore the potential far The Market Place to became a venue for our related use, and are willing to explore opportunities to work with The Kitchener Market on initiatives of mutual interest.. Thank yau. Regards, 1 Li ckmaster an ger, Community Relations & Marketing Waterloo Region Record, 1617 King Street East, Kitchener, ^N N2C~ 4E5 The Kitchener Market 30o King Street East Kitchener, Ontario N2G 2L3 April i3, 2009 To Whom It May Concern, RE: The Market Place at The Kitchener Market RareFunk is writing to express our support for the multi-use facility "The Market Place" proposed on the upper- level of the Kitchener Market. We believe that this project will be a positive enhancement to the Kitchener Market and a valuable addition to the community. We are excited to explore the potential for the Market Place to become a venue for our related use, and are willing to explore opportunities to work with The Kitchener Market on initiatives of mutual interest. RareFunk looks forward to the opportunities that this designated area will allow for our artists wishing to host parties and workshops. Having a facility already equipped with a kitchen and seating area will certainly foster participant attendance and will provide an added benefit to our gatherings. There are endless opportunities for cross promotion and connections between emerging artists and evolving culinary individuals wishing for more exposure in creative surroundings. We support moving forward with the construction and development of The Market Place on the upper-level of the Kitchener Market. Regards, Tamara Minns Owner, RareFunk $~~an~rl,~ ~[em~:nts Upper ~~Lev~~l ~~#ch~rler Marl~et l 519-579-937 J 344 Krtg St. E 1 N2G 2L3 The }~iteIaencr Market .~t]U king street F1ast. l~itchener, t~ntarita Phone;al9-741-Z2~7 Fax: ~€~-741-?7fa7 - -- _ _. Alan [113 2U{1'~ To VvFhotn It M~,~y Concern, l~.l: I'h~ Market. Platt: at ~}~lae Kitchener Marltet Balancing ]Elements is writing to c;xpress otrr supp€a~~ ftar the multi-use facility "The Mtirket }'lase" proptased on t}ae ulap~:r-level afthe Kitchener Market. e believe. that this lart~ject will he a positive +~nlaancettae€at to the Kitchener Market and a ~raluatale addititan tta tl~e comrtttrnty. Vv'e ~tre excited to explore the potential for The 1~~#~rrkt t }'lace to hectattte a ~~a:saaac !'car taut rt:.lated use, and. are willing to e!:plore opportunities tta work with "}'he k;.itcheaaer Market on initiatives o}°tt~utual intcc'cst. Balancing dements would greatl;-r benefit frurn Thr Mari~rt ]''lace as ~v+~ carry ]rata] art ~ cco friendlw• fart~ducts and this ncr-~ space ~-~trultl allcr-v our artists & grassroots Kcal sulrpEiers to facilitate rvarksliops and rlernos. 1~,'e sttppal~-t ssaoving, ton~artl «ith the ccatastructios~ ~a~ad cle~felopment of `I'hc: Market P}ace un the: tapper-level of The Kitcttiener Market. l~~;gards, ,~4lic.ia I,iaad, Creator af'Balartcng E}ements. "11i~~rs ~r'lat~l,~~~~in~~+:1r.~ta~Eaa~.cna } 9-579-9737 `- ~.y r"~ M r ar Y Sop [7nline: wwwv.62lancirtg£lements,ca ~ . ~. ~" J' ; l Li a ~`. KIT~I~ENER ~'l~~il.IC LIl3fZ~QRY March 213, 2009 The Kitchener Market 3{30 King Street East Kitchener, JN N2G 21n3 Ta Wham ft May Concern, RE: The Market Place at the Kitchener Market We are excited by the proposal to develop "The Market Place" on the upper lave! of the Kitchener Market. Establishing vibrant, welcoming community spaces is vital to the health of this city. The proposed multi-use facility would enhance Kitchener Public Library's ability to present story times and., no doubt, would benefit many other community organizations. Getting the Library out into the community is important to us. 1Ne have been delighted to have the opportunity #o present story times at the Kitchener Market. l'or sortie Kitchener residents. these story times are their first introduction to the Kitchener Public Library. The Kitchener Market location provides great exposure to Kitchener Public Library. The Market Place proposal presents us with the opportunity to enhance our partnership with the Kitchener Market.. The Market Place would be a valuable addition to bath the community and the Kitchener Market. We support mowing forward with its construction and deve8apment. Sincerely, Sonia Lewis Ghisf Executive C3fficer 85 Queen Street N®rth, Kdichen~r, ~C]ntari~ N2H 2H1 «Telaph®ne: 519.743.03271 . Fax: 5Z9.-579.2382 . www.kpk.org ~j Vlla#+~r~iouse Private Client Services T1] i'Vetlerlloase +C:anadrt Inc. :381 Kind Sfr~et West. 3rd Floor Kitthc~nc:r. 4Jnt.ario N°?G 1B8 T: ;lt) Flk~ 8-tkt3 I ~3fiG 72; -1757 F: 51~ 57i) 731.1 The Kitchener 1Vlarket 3f}C1 Kind street East Ki[cl~elaer, nl~tario NAG ZL3 Phone: 519-741-2~.$7 Fax; X19-7=11-'7(~7 ~v,,4'!~'.l{ I tL'llCIl rv I-ill E[I"k el. (: <i ~I~larch 9~, 2QON "l'o '4dL~'llom It May ~vnccrn, RE: The Market Place at `I'he Kitcheler Market TI) Waterhouse Private Client Service Centre is ~vritin~ tv express our support for tltc multi-use facility "The Market Place"" proposed on the upper-level of tl~c Kitchener !~9arkct. We belie<<•e that this proaect will be a positive erlhallcenlient to the Kitchener Market and. a valuable addition tv the comszlunty. We are exerted to explore the potential for The Market Place to becon7e a venue for our rc.Iatecl use. and are W~illill~ to explore. opportunities to ~ti~ork with The KitchLncr "vlat°ket oll 1nltlatiYeS of nlLlttlal lnierCst. lie suppol~ moving forward with the collstrilctian aald dew•elvpn~cl~t of The Market Place oll the upper-le4"el oFTlle Kitchener Market. Ite~ards, - ~ ... Michael I]yc l'ice-President and IVlalla~il7~ I3irector Tt? ~~`a[crhr;usc Diwcuianf $3ra~kerage. TD L~';tierhrxrsc Financial f lannie?e„ TD G4'atr•rhouse ln4tiruu~7nu] Scr~•ices,'dD R"afcnc~wse Eyriwafe int~t:+:tuaecm:ldt~ice and TD W'aterhuus6 t':ucner Scr+~ices are diviionc et{ •Ct] ~k'aterhouse C.rrtaJa lne., a sukosadaar~• nF The Tc"ronao L}ominion Qank. Tl~'44'aterhrfusc Canada lnc. - Menil~r Cll'F ~"Trade mark of The Tc~rnn¢o-L3caminiun dank. `CD <V.rrcrh~7u.,e "t :r h~~rn,etil user. Thee E~~rrel Works Group Ltd. The Kitchener Markek 3(}0 King Street East Kitchener, C3ntario N2G 2L,3 Phane: 519-741-2287 Fax: 519-741-2757 ~vww. kitchenertn a rket. ca March 27, 2009 To Wham It May Concern, R.E: The Market Place at The Kitchener IkIarket The Barrel Works ,tfitchener Ltd. Corpom+t 0,(jtr J I h4n«,~ Road dierllwh, dm:uio CANADA t; 1l17M1tE relryhane {s 14} 9~~-s~e1 Focsimilc {519} B??•6159 Sak'cs ~IRcc € 5191 B 98.9449 Cnrpm~w.c cT4aVl ~+9?39~~'~~ ki,s~i•nn~zon.rnm ~a~~s c1'Foi1 ~~~~~ ~,~ T-ae Barrel Works Kitchener L,td. is writing to express our support tar the multi-use facility "The Market Place" proposed on the upper-level of the Kitchener Market. We believe that this project will Ire a positive enhancement to the Kitchener Market and a valuable addition to flee community. We are excited to explore the potentia9 far The Market Place to becorne a venue for our related use, anal are wil-ing to explore opporrtuiitnes to welrk with The Kitchener Market on initiatives of mutual interest. We suppork pnaving forward with the canstnaction and development of T'he Market PIace on the upper-level af'I'he Kitchener Market. Regards, ~~_ Edwin (Ed} Newton Secretary, Treasurer enljg Appendix E Financial Information N 7 N t v N ~°o I N y O a Q ;, a L C~ C d ° o o Q o ~ o T Q T Q o ° t o ° t ~ ~ m ;~ c N co i ° ~ ~ Q ai Q ai ~ Q ai °~ Q ai ~ ~ ai ~ ° ~ ai °~ °~ n ~~ ~ ~ _ Y m ~ ~ ~m c c ~ ~m c ~ o ~m ~ c ~ ~ ~m ~ +~ c ~ ~m c ~ ° ~m ~ c ~ ~ c ~ c m c ~ >; ° > -~ ~ ~ o o ~ o Q ~ o ° ,~ ~ o ~ o ai ~ o = ~ ~ ° .c ~ °~ o ~ ~~ ~ ° o c° ~ c° ~ c c° ai ~ ~ c c° ~ c° ~ ~ c° ~ c ~ c o ~ .~ H o ~v o°p~ >m U~ m c U~ .Q m ~pp~ ~mm U~ m ~ U~ m U o m ~ U m Q~~ ,nom o > ~ o a~i ~ ~- o ~- o ° ~- o s U ~- o ~- o > ~- o ~- m ~- ~ ~~ Q E ~ o ~ s . .~ ~ nom .fop .~ ~ om op o .~ ~ om °~ op ~,~ ~ .~ ~ o,~om cooU .~ ~ om op ~ .~ ~ a~com Y~-oU .~ o ~ o°o .~ o o° ~ ~ o ~ °`oc o ° = ~ ~ ~ ~ O V ~'U ° ~ ~ ° ~ ~ ~ ° ~ ~ ~ - o ° o ~ ~ ° ~ ~ °.c ° o ~ °.o c ~ ~ °.o ~ ~ ~~ o -o ° ° -o - ~ ~ ~ ~ ~ U~oa~ ~ o~ ~ ~ o~ ~ ~ ~°o~ ~ o~ ~ Q ~ noa~ o ~ oQa~ o o~~ ~ o a~° ° _ o Y~ c °~~~~-oa~'i ~ ~~ -°- ~ ~-oa~'i ~ ~~ ~ ~-oar'i -o ~ ~~ °~~-oa~'i °- ~ ~~ ~-oa~'i ~ ~~ ~ ~m~-oa~'i ~ ~ ~ ~~ ~~ S ~ ~~~° S ~ o ~o~ o ~u) ~ ~ m ~~ o~o~o c p ,°n ` m ~~ o~o U ,°n m o ~~ oDo~o .~ m U ,°n U m o ~ ~~ ~rno~o ~~ U ,°n m ~~ oco U ,°n m c ~~ ~oo~o o .~ U ,°n m . c oa~°i~' U ~~ m . c a> oa~°i~' U ~~ F» o U ~ ~c° ~ o~ o ° c°~i~ U o ~ ~ U ~' =o o -p c (6 ~ ~ O- ~ ~ c ~ O- ~ Q U~ c '~ J ~ O- ~ L ~ -p c ~ ~ O- ~ ~ c ~ O- ~ ~ °~ c i ~ ~ Q ~ ~ c ~ U '06_ -p c C U '06_ ~ U D ~ ~- Q ~ O O O ~ L p (6 ~~ N ~ .~N N ~.~N N U ~ U ~.~N N .~N N ~ ~.~N N ~ .~QU ~ .~QU ~ ~ D ~ ~ N ~ U 7 CO J (n Q U (n ~ U (n ~ U J J (n Q U (n ~ U W (n Q U (n O (n O N . ~ LL ~ ~ ~ _Q ~ U i I Q ~ U ' ~ ~ U Y Q ~ Z Q ~ Z 7 O 'O ° o i 7 p 'O ,~ o Q ~ Z 7 U 'O ~ o Q Q m ~ o ~- o~ o~ Z Z ~ Q U Q U Q U a~ N N C Q- O W L ~ y L • O ~ L(7 EA O ~ I~ EA ~ EA 00 EA Q z Q z o 0 Q LL f4 Q Q Q Q Q Q L L Q ~ Z Z Z Z Z Z n n Z ~ ~ C ~y ~ L O +~ .Q O N ~ ~ O L(7 Q Z Q Z ~ ~~ y ~? m ~ ~ ~ t4 a ~? o o c~ L ~ N ~ ~ ° N ~ ~ O 'O ~ ° o ~ ~ ~ ~ Z Z ~ N C Ef) Ef) ~ ~ Q O ~ Y ~ N ~ a U ~ y c 0 c o s U ~ o m 0 y o o E E ~ o ~ o > E N 0 E N 0 ~ ~ ~ ~ ~ ~ fn ~ o C ~ ~ C ~ Q L N (B W t, ~ ~ ~ ~ ~ ~ NN LL ~ ~ o 0 a p ~ =U ~ ~ E U U U U ~ Q o o ~ ~ ~ m ~ ~ ~~ `~`~ o m ~W o U J J ~ LL V O ('7 (O 00 (O V N L(7 ' 00 00 I~ ~ ~ 00 N ' ' O O O ~ O I~ N ~ O V I~ a0 ( N a0 O a0 N ( ~ ( ~ O N O ~ c6 O a0 (O ~ I~ O N V L(7 ('7 V I~ ~ V V (O ('~ (O ~ ~ L(7 00 V ('7 ('7 N ('~ N (h _- ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ a0 U L ~ ~ ~ ~ ( 7 EA 00 V O O ('7 (O 00 (O V N (O N 00 00 I~ ~ ~ a0 N O O O O V I~ N O V ('7 (O V I~ a0 a0 ' O a0 O a0 N ('7 ('7 (O ' N (O ' 00 (h (O E N O ~ ~_ B O N N N ( N O O I~ O ( ~ a0_ N N V a0 ( ~ V O (6 O O (O 00 O L(7 L(7 I~ O N V I~ ~ V V (O ('7 (O ~ L(7 ('7 N ~ c~ O O ~ ~ V co O (~ V ~~ c~ ~ V co (O ~ a0 V ~ (~ (~ N e» ~ (O v N e» (~ 00 ~ ~ ~ ~ EA 00 V O O ('7 (O 00 (O V N (O N 00 00 I~ ~ ~ a0 N ' O O O V I~ O N C7 (O V I~ a0 a0 O a0 O a0 N ('7 ( ~ (O N (O 00 y (O ~ O N N (~_ B O N N N O O I~ O (~ a0_ N N V a0 (~ V N ~ ~ O (O O I~ L(7 ~ O N V ' I~ ~ V V (O ('7 (O ~ L(7 ' ' ('7 CV ' ~ 'a O ~ N O ( ~ V ~~ ' V (O ~ a0 V ~ ( ~ ( ~ N (O N ( ~ N ~ L(7 L(7 ( 7 ~ (O fA ~ V fA _ ~ m Ef) EA EA V N O O O (O a0 L(7 V ('7 O (O L(7 I~ a0 ( O '7 O V 00 O O O (O N O I~ O ' O I~ O ' 00 ~ O I~ ~ O I~ O a0 N V O ~ V I~ V 00 ~ ( V 7 ( V ( 7 N O V N I~ O O ~ N I~ C7 O ('7 ~ ~ N (6 O 00 (O V ('7 O L(7 (O I~ V 00 L(7 O N V N O L(7 ~ V 00 ('7 O ~ ~ ~ ~ ~ O 00 ('7 V ~ V ~ ~ L(7 00 V ~ ('7 ('7 N ~ ~ O O EA V N O O O O~ O (O L(7 L(7 V ('7 O (O L(7 I~ 00 ( O '7 O V 00 O O O (O N O I~ O '7 '7 O I~ O 00 E O I~ ~ O I~ N V O ~ ~ ( ( ( V N ~ ~ O ' N O O O L(7 I V I V 00 ~ V O V N I O O ~ N I C7 ( 7 ~ O O O ~ V (O N O ('7 ('7 O L(7 (O I~ V 00 L(7 O N V N O L(7 ~ V 00 ('7 O O c 0 (O ~ ~ O O a0 (~ V ~ V ~ N (O ~ a0 V ~ (~ (~ N ~ ~ V N ~ O O U ~ ~ ~ ~ - ~ ~ ~ V N O O O O O (O 00 L(7 V ('7 O (O N L(7 I~ 00 V (O O ('7 O V 00 O O O (O N O V I~ O ('7 ('7 O I~ O N 00 E O O I~ ~ ~ I~ O O a0 ~ V I~ V 00 ~ ~ O V N I~ O O ~ N I~ C7 ('7 N ~~ - V (O O O ('7 O L(7 (O I~ V ' 00 L(7 O N V N O L(7 ~ V ' ' 00 ('7 O ~ a C O ~ O a0 ( ~ V ~ V ~ N (O ~ a0 V ~ ( ~ ( ~ N ~ ~ V N ~ O O N ~ m ~ ~ Ef) ~ ~ - (O _ EA Ef) ('7 ('7 O (O N I~ O O O O O O O ('7 O I~ O 00 O ~ O V N I~ (O '7 L(7 (O V O V V L(7 V O L(7 O ('7 O O O ('7 L(7 O L(7 (O O O O O V L(7 O O '7 (O '7 I~ ~ O ( V ~ ~ ( ( (h (0 O (O ~ ~ N ~ O V (O ('~ V N V ~ V ('~ V (O O ('~ N O V ~ V V I~ V ~ ('7 ('7 N ~ ('7 ~ ~ ~ ~ ~ ~ ~ ~ O ~ ~ ~ ~ _ L(7 ~ ~ EA O ('7 ('7 O O V N O O (O (O N I~ O O O O L(7 (O V O~ V O ('7 O O ('7 O I~ O O O ('7 L(7 O L(7 (O O 00 O (O ~ ~ I~ O O O ('7 V L(7 V O L(7 O O O O O V L(7 O ~ ~ O ('7 ('7 I~ (6 N 00 L(7 V O 00 L(7 O V (O ('~ V ('7 V (O O ('7 N O V ~ V L(7 ('7 (h ~~ ('~ ~ ('~ ~ O O N V ~ V O (O V I~ V ~ ('~ ('~ N ('7 N (O (h O O ~ ~ fA ~ ~ fA O ~ ~ fA fA fA ~ EA ('7 ('7 V N (O (O N I~ O O O O L(7 ( O V V O '7 O O ('7 O I~ O O O ('7 L(7 O L(7 (O O 00 O (O ~ ~ I~ O ('7 O V V L(7 V O L(7 O ( O O O O V L(7 O ~ ~ O ('7 ('7 I~ m ~ ' ' ' ' ~ ' ' ~ ~ ' a0 ~ ('~ V ~ ~( i O V O ( ~ V (O N V V ( ~ O V (O O ( ~ N O V V (O V I~ V ('~ ('~ N ~( i ('~ ( ~ N ( ~ a ~ ~ ~ O N~ V V ~ ~ ~ EA ~ ~ EA O ~ m Ef) EA ~ EA EA (7 N O ~ Z ~ 0 ~ ~- E ~ ~ ~ ~ c ~ ~ ~ ~ N N ~ O C N Q-' ~ O O >, O ~ N -O ~ ~ p 'V ~ N O C N ~ _ ~ ~ U L(7 ,~ Z ~ y O ~ ~ c V O ~ O N E ~ ~ ~ ~ ~ i ~ ~°- ~ °~ ~ ~ ~ ,~ i ~ °~ ~ ~ p z ayi O ~ ~ (6 L ~ d ~ ~ O 0 ~ ~ ~ ~ ~ ~ (6 Z ~ ~ ~ N N ~ ~ ~ ~ ~ > ~ ~ N O in U >, ~ O co 0 O '~ ~ C ~ - ~ O c '~' Q >, ~ N ~ .~ N ~' -o 7 N Q N ~ c c Y ~ N . d~~ ~~ O ~ _~~ ~ m~ ~ U~ O ~ V ~ ~ ~ m ~ ' y i m ~ ~ api ~ ~' R a ~ m ~ ~ m ~ ~ m ~ ~ ~ ~ W c ~ ~ U ~ (n O ~ (n Q ~ (n Q ~ ~ (n ~ W S (n (n Q H ~ ~ +, ~ W m U H Z O .O N ~ O ~ ~ ~ N O ~ ~ ~ EA ~ O (6 O O N ~ ~ ~ N ~ ~ O N O O O) N O ~ N ~ N O O O EA '~ N (6 ~ ~ ~ ~ ~ O ~ O - O Q N ~ E w (6 ~ O (6 ~ ~ C O N ~ ~ ~ O U ~ (6 U_ N ~ ~ ~' ~ U Y ~ ~ (6 '~ ~ O N (6 N ~.~ ~ N ~~ ~ ~ O ~ U O C ~ 'C N O O ~ ~ U ~, N~-O ~~ T ~ i ~ t ~ - O ~N~~Q7 ~ C p- ~-O 7 N ~ ~ U ~ ~ ~ ~ ~ ~ C-00 ~ ~ O O 00 O ~ ~.(6 ~~_~ ~ N 'O (6 N ~ (6 ~ Q ~ N p O ~ U ~ ~ ,~o~~~ ~.~mmm ~~~~ oE°~~°- U O .c_ ~ ~_ .~ O (6 O Q N '~ ~ ~ (6 ~~o_U C ~ ~ N O O Y N > N ~ U ~ N C (O (6 i ~ O O ~ ~ O ~ N (6 p ~ N ~ Q ~ O O ~ N (t7 'C .~ C fn C (6 0 ~ O ~ c o ~ ~ O U N p O ~ ~ ~ ~ ~ 0 ~ ~ ~ ~ o o ~ ao v ~ v_ rn o 0 0 o m ~ o ch ON ~ N O V l!7 N ~p V W ON ~ N V I~ ~ ~ N ~ ~ 0 ~ N V ~ ~ ~ ~ ~ W O V ~ I~ O ~ ~ N O N ~ N V3 V (O N ~ N N I~ O N N ~ W (~O O W N ~ O ~ N ~ (fl O ~ ~ N O V W ~ N V 00 ~ O U ~ ~ o m .N ~ o '~ a? ~ o .S (6 d N U ~ O) ~ Y O ~ ~p a C7 ~ V V I~ N ~ Q 0 N V I~ V ~ ~ ~ N ~ N (NO ~ N m N O V3 (`") N l!7 V-T O) ~ ~ C ~ (6 ~ ~ (` ") fR N ~ ~ ~ N (6 m V-T N O O ~ V ~ U ~ W ~ (h O O) ~p ~ ~ ER N (h (6 m ~ U ' (fl ~ ~ ~ O ~ (h N O (6 .J ~ (6 N (h N ~ V m N V-T U U ~ I~ ~ O Lf) (O ~ Lf) N O (6 ~ 0 (`O") ~ ~ m ~ V-T ~ V-T ~ N O O O O d) N ON W O O O W (O (h (O ~ O O ~ ~ O W N N ER ~ (h V ~ (h (O N t O J O) O) O) ~6 ~6 ~6 ~ ~ O O O Y Y Y ~~ ^ J 08 _~ 08 08 O) ~ (6 ~ O QO O ~ ~ ~ O N C tll W ~ ON l m 'n 'n ~ 'n ~ O) O) C O) ~ O) ~ ~ ~ O ~ ~ OOOYOg Q UY ~ N ~ ~ Y ~ ~ ~ Y ~ - ~ N N 2 '> ~ V ~ a~ ~ a~ a~ ~ ~ ~ ~ o ~~ Q U i Q a~ -o ~ ~ N °~ ~ ~ ~ ~ a~ d f C rn~o?~ ~ rn ~ o o~~ acgm ~_ ~ U` ~ m ooNO~m ~ ~ o.N~ rn_=E ~ ~ m m u~~ ~ `m U o ~ ~ g W ~ ~ ~ ~ ~ U Y Y ~ ~ ' (6 O) d O) d O) d N ~ ~ 6 N O S~ ~ S H V ~U~U ~U H U U~~2Hd(nH O O N O .Q m U a~ m :~ Q (6 H R O O O F O O R O O 7 M ~ ~ M ~ M ER Q ER 00 In O O N O O O O O M O O O O ~ M O O X 0 0 O O O O O O O ~ O O ~~ lf1 O O ~ N ~ O O O ~ M ~ O N O O f 0 0 1 ~ N ~ ~ ~ ~ N ~ V) ~ ~ ~ ~ 00 In O O N O O O O O M O O O O N ~ E M O O O O X 0 0 O In O O O O O O O O O O O O O O N M O ER V O (O f0 N f0 In N N ~ M 01 O In 1n ~ N O ~ ~ ~ ~ ~ ~ ~ ~ ~ Z V) O In O O M O O N O O O X 0 0 O O O O O 0 0 0 O O O O O O O OM O O (00 fO0 N N N O ~ O O ER In N r ~ M (O N f0 U O O V) ER ER M ~ ~ f~ ER ER EA ER v> v> O O O O N O O O O O O O O O O ~ M O O X 0 0 O 0 0 0 O O O ~ O O M O In O O O (O f0 O O O In O ~ O O O 1n O N V) O N N M In f0 f0 Q ~ V) ~ ER ER M ~ M f0 N V) ER ER EA EA ~ ~ 00 O O O N O O O O O o0 O O O O N O O X 0 0 O O O O O O O N O O N O O O O O O O O ~ p~ M O ER o0 O (O f0 N O ~ O In N I~ O N 1n N 00 ~ ~ ER ~ ER ER ER N M Q ER ER EA ER EA EA 00 In O O N O O O O O M O O O O O X 0 0 X 0 0 O O O O O O O O ?~ O O M O O O O In O O O O O N N N O O O 1n O 1n O O ~ ER (O ~ 00 ~ M In 00 1n O M M ~ r In ~ ~ _ ~ r M ~ ER ER EA ER EA EA M V3 O L ~ L °' °' w N o ~ ~ ~ O_ (4 ~ d N U N ~ L ~ U Q N N L Q N ~ ~ ~ N C U C c Y O~ O E Q d w Q O >° E O o w N V N w O N (6 Q d `R-' ~~ E d O °' O N ° R C 7 N p) Q O N J - o w '~ Q ° > w w ~ `a ° a a' a .O 'o w v ~ m ~ c i ~ ~ ~ ° a~ ~ v w ~ m ~ ° ~~ w a s N U N U Q O- E ~ (` . 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Q w N O O Y N R R ~ O y a O d' > O d' X ~ ~ ~ O O O W U# ik U H # Q H F W fn ik H F F N O O O O O O O O R- 7 R O In O ~ O O O O ~ O ~ Q ~ M ~ ER M _ ER ER ER 00 In O O N O O O O O M O O O O M O U N O X 0 O N 0 O O O O O N O I~ O O N O r O O 1n 1n O M ER O O_ o0 (O N N f0 O M O 01 In r 00 ~ 1n ~ ER ER ER ~ ~ ER ~ ER r N ER M f~ EA EA V3 O In O O N O O O O O M O O O O ~ M O O X 0 0 O O O O O O O > M N O 0 ~ r N r O r M O ER z N ( 0 N In ~ M 01 In ~ O N ~ ~ M ~~ N ~ M O ER ER EA ER EA EA N In O O N O O O O O M O O O O ~ M O O X 0 0 O O O O O O O In O N O O N O N O 1n 1n U M V) O O I~ (O f0 I~ N M r O lf1 r 00 ~ 0 _ V ~ N ~ ER ~ In ~~ 01 N ~ ER ~ M N EA ER EA EA N O O ~ M O O N O O X 0 O 0 O O O o0 O O O O O O O O O O O Q N M O N O O O (O O N O f0 I~ O N O r O 1n 1n r 00 O ER ~ (O ~ N 00 M ~~ In N ~ O r N_ ~ ER M N ER M O EA ER EA EA O In O O N O O O O O M O O O O ~ N O O X 0 0 O O O O O O O ~ O M O In O O O (O O N O f0 I~ N N O r O 1n 1n r 00 ~ Q V) _ In N r N N f0 O I~ ~ ~ 00 ~ ~ N ~ N f0 ER ER EA ER EA EA O In O O N O O O O O M O O O O ~ N O O X 0 0 O O O O O O O >, O O In O O N O I~ N O 1n 1n ~ M M ER O O In (O N N f0 r N ~ O N r 00 f0 O I~ ~ ~ 00 ~ ~ N ~ N f0 ER ER EA ER EA EA N In O O N O O O O O M O O O O ~ M O O X 0 0 O O O O O O O In ~ M O N O O O O N O N O In In EiJ N ~ ~ M 01 In ~ ~ M V ~ ~ In ~~ N ~ M N ER ER EA ER EA EA N In O O N O O O O O M O O O O ~ M O O X 0 0 O O O O O O O >, O O In O O N O I~ N O r 1n 1n ~p M c~ ER O O (O (O N N f0 00 M O 01 In r 00 ~ M N_ ~ ~ ER M ~~ N ~ ER M O EA ER EA EA N In O ~ M O O N O O X 0 O 0 O O O M O O O O O O O O O O O In Q M O N O O O (O O N O f0 I~ N N O r O 1n 1n r 00 Q V3 r N ~ M 01 In ~ ~ V ~ ~ ER In ~~ N ~ ER M N EA ER EA EA N In O O N O O O O O M O O O O ~ M O In O X 0 O N 0 O O O O O N O O O N O O O 1n 1n R ER ~ ~ N ~ ~ M 01 In ~ ~ V ~ ~ In ~~ N ~ M N ER ER EA ER EA EA O O O O N O O O O O o0 O O O O ~ M O O X 0 0 O O O O O O O O O In O O N O I~ N O r 1n 1n ~ M O ER O O O (O N f0 O N M O In N r 00 O ~ 01 ~ ER ~ ER O ~ ~ N ~ ER M f~ EA EA ~ 00 O O O N O O O O O o0 O O O O O N O O X 0 0 O O O O O O O O In C M O N O O O (O O N O f0 I~ O N O r O 1n 1n O r 00 r R ER M (O ~ In ~ N ~ 00 ~ N f0 ~ ~ ~ In _ ~ N 1n f0 N ~ N ER ER EA ER EA EA r V3 L ~ L ~' (~ ~ O o ~ ~ w O_ R d N N ~ U ~ ~ L R Q R N N L Y N U O ~ E Q ~ d O ~ E > O_ w O O O ~ N N _ O N N Q N d `R-' ~~ E d O d O' O N R C V) 7 N p) Q C N O N J 7 C R f/1 °- ~ c ~ c o > N v ~ R a y C w - v ~ N O U Q d ~ U ~ ~ ~ y N a) ~ Q C R N R R N N U N U Q O- O ~ E ~ ~ ~ ~ , N ` U ' Y W d ~ y~ R O O N ~ ~ 0 0 0 ~ O R Q Q N O N O R R R O O d' > d' ~ O X ~ ~ O O O W U# ik U H # Q H F W fn ik H F F N O O O O O O O O O O O O O 01 N_ O V O o0 In N N V ER ER M ER ER U Z U 0 Q Q T N T Q Q R N C R 00 In O O X 0 0 O M O O O O O In O N O O M O O (O f0 ER o0 N O 01 ~ r ER ER r V3 M O O X 0 0 0 In O N O O_ M In O (O ER N ~ N In N ~ ~ M ER ER EA M O O X 0 0 0 In O N O O M O O (O f0 ER I~ N ~ ~ ~ r ~ ER ER EA ~~ 0 0 X 0 0 0 In O N O O M O O (O f0 ER (O N 00 N_ ~ ~ M ER ER EA O In O O X 0 0 O N O O O O O O O In O O M O O (O f0 ER In N ~ ~ ~ r ~ ER ER EA O In O O X 0 0 O N O O O O O In O N O O_ M In O (O ER I~ r N O 00 ~ ~ O ER ER V3 M O O X 0 0 0 In O N O O M O O (O f0 ER I~ N ~ ~ ~ r ~ ER ER EA M O O X 0 0 0 In O N O O M O O (O f0 ER I~ N ~ ~ ~ r ~ ER ER EA M O O X 0 0 0 In O N O O M O O (O f0 ER I~ N ~ ~ ~ r ~ ER ER EA M O O X 0 0 0 In O N O O M O O (O f0 ER I~ N ~ ~ ~ r ~ ER ~ EA O O O O X 0 0 O M O O O O O In O N O O M O O (O f0 ER In ~ ~ r O ~ ER EA 00 In O O X 0 0 O N O O O O O In O N O O M O O (O f0 ER O ~ N N ~ ~ r ~ ER ER EA O O o0 O O O O O O O O O O O O O O O O O In O O O f0 N M ~ ~ O M In ~ 1n M 1n f~ ER EA EA O O M O O O O O O O O O O O In O O O _ N M ~ ~ O M In ~ 1n M O O ER EA V3 O O M O O O O O O O O O O O M N ~ N ~ ~ O M ~ M ~ N ER EA V3 M O O O O O O O O O O O O O O N M O (O O In O f0 r ~ ~ N ~ M O ER EA V3 O O M O O O O O O O O O O O In O O O f0 N N ~ ~ N N In ~ ~ N O f0 ER EA EA O M O O O O O O O O O O O O In N N O N O In O ~ M ~ ~ N ~ N f~ ER EA EA O O M O O O O O O O O O O ON M O N ~ ~ ~ ~ M ~ M N ER EA V3 O O M O O O O O O O O O O O In O O O f0 N M ~ ~ O M In ~ 1n M ~ N ER EA V3 M O O O O O O O O O O O O O In O O O f0 N M ~ ~ O M In ~ 1n M ~ N ER EA V3 O O M O O O O O O O O O O O In N M O O O In O In f0 ~ ~ ~ M ~ M N ER EA V3 O O o0 O O O O O O O O O O O O O O O O O O ~ ~ O ~ ~ ~ N ER ~ M EA 00 EA O O M O O O O O O O O O O O In O O O f0 N N N In ~ In ~ ~ N ~ N In ER EA EA O L ~ L o ~ ~' (~ ~ w O d N ~ ~ _ R U ~ N ~ L R ~ U Q R ~ N N L Q N C ~ Y O~ N d Q U O C O O E~ N V Q O O- 7 > N E Q w N R f/1 °-a~ R ~ ~ V) c o C ~ N ~ N> N a~ ~:° O a N C s J y w 0 w U Q N w~ ~ O ~ ~ ~ . H y w N N ~ ~ ~ '~ W O d R R N C R N U N U Q O- E ~ , ` U Y y~ R 0 0 0 ~ ~ ~ O O O> O R O N Q Q X N ~ O O R R O R O d' W U# ik U H d' # Q H F W ~ fn ik H ~ F F