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East Hants Business Parks Market Analysis, Readiness and Expansion Plans – Phase1 Report

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East Hants Business Parks Market Analysis, Readiness and Expansion Plans – Phase1 Report East Hants Business Parks Market Analysis, Readiness and Expansion Plans PHASE 1 REPORT Prepared for the Municipality of East Hants September 16, 2014 East Hants Business Parks Market Analysis, Readiness and Expansion Plans – Phase1 Report Report summarizing the findings of the first phase market analysis of business park expansion concepts under consideration by the Municipality of East Hants. Prepared for: Municipality of East Hants Prepared by: Stantec Consulting Ltd. September 16, 2014 Sign-off Sheet This document entitled East Hants Business Parks Market Analysis, Readiness and Expansion Plans – Phase1 Report was prepared by Stantec Consulting Ltd. (“Stantec”) for the account of the Municipality of East Hants (the “Client”). Any reliance on this document by any third party is strictly prohibited. The material in it reflects Stantec’s professional judgment in light of the scope, schedule and other limitations stated in the document and in the contract between Stantec and the Client. The opinions in the document are based on conditions and information existing at the time the document was published and do not take into account any subsequent changes. In preparing the document, Stantec did not verify information supplied to it by others. Any use which a third party makes of this document is the responsibility of such third party. Such third party agrees that Stantec shall not be responsible for costs or damages of any kind, if any, suffered by it or any other third party as a result of decisions made or actions taken based on this document. Prepared by (signature) John Heseltine, LPP MCIP Reviewed by (signature) EAST HANTS BUSINESS PARKS MARKET ANALYSIS, READINESS AND EXPANSION PLANS – PHASE1 REPORT Table of Contents EXECUTIVE SUMMARY ............................................................................................................................................................ V 1.0 INTRODUCTION ......................................................................................................................................................... 1.1 1.1 PROJECT DESCRIPTION .................................................................................................................................................. 1.1 1.2 STUDY PROCESS .............................................................................................................................................................. 1.2 1.3 PHASE I OBJECTIVES ....................................................................................................................................................... 1.3 2.0 CURRENT BUSINESS PARK DEVELOPMENT ................................................................................................................ 2.1 2.1 DEMOGRAPHIC AND ECONOMIC CONTEXT .............................................................................................................. 2.1 2.2 EAST HANTS BUSINESS PARKS ......................................................................................................................................... 2.2 2.2.1 Elmsdale Business Park ................................................................................................................................. 2.2 2.2.2 Uniacke Business Park .................................................................................................................................. 2.7 2.2.3 Milford Area Development ....................................................................................................................... 2.11 2.3 SUMMARY ...................................................................................................................................................................... 2.15 3.0 COMMERCIAL AND INDUSTRIAL PARKS OVERVIEW ................................................................................................ 3.1 3.1 HALIFAX-MONCTON CORRIDOR .................................................................................................................................. 3.4 3.1.1 Burnside Industrial Park ................................................................................................................................ 3.4 3.1.2 Aerotech Business Park ................................................................................................................................ 3.7 3.1.3 Other Halifax Parks ....................................................................................................................................... 3.7 3.1.4 Milford Industrial Park ................................................................................................................................... 3.8 3.1.5 Truro Industrial Park....................................................................................................................................... 3.9 3.1.6 Truro Power Centre ...................................................................................................................................... 3.9 3.1.7 Truro Heights Business Park ........................................................................................................................ 3.10 3.1.8 Onslow Business Park ................................................................................................................................. 3.11 3.1.9 Stewiacke River Crossing .......................................................................................................................... 3.11 3.1.10 Debert Air Industrial Park ........................................................................................................................... 3.12 3.1.11 Amherst Industrial Park .............................................................................................................................. 3.13 3.1.12 Sackville Industrial Park .............................................................................................................................. 3.15 3.1.13 Moncton Industrial Parks ........................................................................................................................... 3.15 3.2 WESTERN CORRIDOR .................................................................................................................................................... 3.17 3.2.1 Potential Development ............................................................................................................................. 3.19 jmh c:\users\jheseltine\desktop\temp jheseltine\my projects\east hants business parks\reports\easthants business parks phase 1 report final.docx i EAST HANTS BUSINESS PARKS MARKET ANALYSIS, READINESS AND EXPANSION PLANS – PHASE1 REPORT 3.3 SUMMARY ...................................................................................................................................................................... 3.19 4.0 CONCLUSIONS ......................................................................................................................................................... 4.1 4.1 OVERVIEW ....................................................................................................................................................................... 4.1 4.1.1 Elmsdale Business Park Expansion .............................................................................................................. 4.2 4.1.2 Uniacke Business Park Expansion ............................................................................................................... 4.2 4.1.3 Milford Inland Terminal Potential ................................................................................................................ 4.4 4.2 SUMMARY AND RECOMMENDATIONS ......................................................................................................................... 4.4 4.2.1 Summary ........................................................................................................................................................ 4.5 4.2.2 Recommendations ...................................................................................................................................... 4.5 LIST OF TABLES Table 2-2 Cost/Fees, Uniacke Business Park, 2014 .................................................................................................. 2.11 Table 3-1 Business and Industrial Parks, Western and Halifax Moncton Highway Corridors, 2014 ..................... 3.2 Table 3-2 Business and Industrial Parks, Western and Halifax Moncton Highway Corridors, 2014 ..................... 3.3 LIST OF FIGURES Figure 2-1 Population Growth and Change, East Hants 1991-2011 ........................................................................ 2.2 Figure 2-2 Lloyd E. Matheson Centre, Elmsdale Business Park ................................................................................. 2.3 Figure 2-3 Elmsdale Business Park ................................................................................................................................. 2.5 Figure 2-4 Highway Frontage, Elmsdale Business Park .............................................................................................. 2.6 Figure 2-5 Elmsdale Business Park, Expansion Lands .................................................................................................. 2.8 Figure 2-6 Uniacke Business Park .................................................................................................................................
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