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,'- :: .":,' , D """'c,:' ~, /::,>:" <"':: ', '::, ,~,~"" ,: "".' , MACDONNELL Executive Summary The Port of Yarmouth is a significant asset in the transportation infrastructure of South West Nova Scotia and an international gateway for Canada and the Province of Nova Scotia. The port infrastructure, together with the airport and the ground transportation system, are integral to the economic sustainability of the region. Several events over the past 10 years have influenced the current and likely future transportation requirements for the region and have reshaped the area as a service center and an emerging, potentially significant transportation hub for southwest Nova Scotia. The downtown area of Yarmouth, and the waterfront and ferry landing areas in particular, increasingly demonstrate the potential for the area to become a more significant tourism destination and center of commerce. The ferry link to the United States provides the only international marine border crossing for road traffic that Nova Scotia shares with another country. The geographic positioning of the port also makes Yarmouth a critical and unique gateway for tourism and cargo into the United States. The Port of Yarmouth has undertaken this comprehensive master planning exercise to ensure that the port assets are prepared to maximize the port's role in the future development of a regional transportation system. The master plan is also intended to strike a balance between maintaining the working waterfront and creating new development potential for mixed use facilities. The development and implementation of the port master plan will allow the Port of Yarmouth to prepare for a potentially expanded role as a critical connection for international trade and tourism. The master plan looks at the current use of the port's facilities and provides development alternatives for future investment and recommendations for considerations within the port business plan that support that potential. The master plan also lays the foundation for the reorientation of the waterfront to optimize port assets and take advantage of natural synergies among waterfront businesses, both maritime and non-maritime related. Finally, the master plan highlights some critical near and long term infrastructure improvements that are recommended to enhance the overall effectiveness of the port area and set the stage for further economic growth. These elements build a strategy to adapt the port to future needs within the pending Atlantic Gateway Strategy. Yarmouth is a critical component of Canada's port infrastructure and transportation system, and is vital to both the nation and the province. The existing conditions, opportunities, and strategic issues have been consolidated into a physical, management, and economic plan that is operationalized by implementing a series of specific actions. The plan is based on adopting a gateway concept of Yarmouth as an international border crossing town, a central node in an inter-modal transportation corridor, and a recognized maritime tourism destination location with outstanding waterfront living opportunities. The physical plan is consists of a reorientation of waterfront uses and preparation of the waterfront infrastructure for development based on the strategic directions. Included in MACDONNELL ii this are rehabilitation of the existing berths and creation of a new Global Logistics and Free Trade Zone on the waterfront and a Bulk Materials Handling Facility at Bunker Island. It also includes creation of an iconic waterfront tourism destination consisting of entertainment, research and education features. The physical plan also anticipates significant residential and public uses, particularly in the north end of the waterfront The management plan includes consolidation of as much of the port planning and facility management with the Yarmouth Port Authority as possible. This may involve expansion of the organization and collapsing other organizations into it. To the extent possible, all transportation modes should be planned jointly. It also includes the port taking an active role in governance matters in the Gulf of Maine in partnership with the province and taking an active role in trans-border organizations. The marketing plan includes developing solid data on cargo shipments between the heartland of Nova Scotia, including the Newfoundland Ferry traffic, and the heartland of New England and targeting specific commodity producers and transporters as partners. It also includes presenting a concise and credible picture of Yarmouth from a marine transportation and related services perspective. It is heavily weighted upon partnering with select enterprises and institutions that the Port of Yarmouth can add value to. This includes industry, academia and governments. The financial plan calls for capital investments of $20-25 million which will result in the port operating at a comfortable surplus in several years time. The specific action plans are as follows. Year One Action Items 1. Adopt the Yarmouth Port master Plan 2. Apply for federal funding through the Gateway enhancement and critical infrastructure programs for infrastructure improvements 3. Reorient the waterfront's marine terminals 4. Prepare the Global Logistics and Free Trade Zone Detailed Concept Plan 5. Conduct a supply chain transportation research study 6. Prepare Transport Partners Package 7. Institute the comprehensive marketing plan 8. Develop a University Marine Research Strategy 9. Institute a new port tariff and terminal rules/regulations 10. Enhance marine terminal security 11. Commence an improvement plan for the ferry terminal 12. Commence process for assuming governance of the ferry terminal 13. Commerce process of purchasing Bunker's Island 14. Conduct an environmental assessment and develop master plan for Bunker's Island 15. Commence construction design, engineering and permitting as funded Year One to Five Action Items 1. Complete streetscape and public waterfront improvements as funded 2. Construct Global Logistics and Free Trade Zone 3. Target for initial stage of US Customs Pre-Clearance Facility MACDONNELL iii 4. Complete design engineering and construction of a bulk storage and export facility on Bunker's Island 5. Create signature waterfront attraction 5-10 Year Action Items 1. Complete all construction as funded 2. Begin process for selected harbour area dredging 5.410 + Year Action Items 1. Expand the Global Logistics and Free Trade Zone footprint 2. Dredge harbour in selected areas MACDONNELL iv Table of Contents EXECUTIVE SUMMARY ................................................................................................•.......................... 11 TABLE OF CONTENTS .........•.....•..•....................................•.................•....................•............•....•............ v LIST OF FIGURES .................................................................................•...•............................................. VII 1.0 OVERVIEW AND INTRODUCTION .........................•......................................................................... 1 1.1 BACKGROUND 1 1.2 HiSTORy 2 1.3 KEY TASKS AND PROCESS 3 1.4 ApPROACH AND WORK PLAN 3 1.5 GOALS OF THE PLANNING PROCESS 4 1.6 STEPS IN THE PLANNING PROCESS 4 1.7 REVIEW OF EXISTING RELATED STUDIES .4 1.8 INTERVIEWS AND MEETINGS 5 2.0 ASSETS ................................................................................•.•............................................................... 6 2.1 THE PORT OF YARMOUTH 6 2.2 THE PORT OF YARMOUTH MARINE FACILITIES , 8 2.2.1 Yarmouth Marginal Wharf 9 2.2.2 YARMOUTH PUBLIC WHARF 10 2.2.3 Lobster Rock Marine Terminal 10 2.2.4 New Mega Yacht Berth and Marina 11 2.2.5 Waterfront Properties 11 2.2.6 Bunker's Island 12 2.2.7 Waterfront Zoning 12 2.2.8 Transportation Corridor 12 3.0 EXISTING CONDITIONS 14 3.1 GENERAL 14 3.2 CONDITION SURVEY OF FACILITIES, SHORE AND WATER DEPTH 14 3.3 MARINE INSPECTION AND MAINTENANCE PROGRAM 14 3.4 PORT UTILIZATION IN SELECTED MARKETS 14 3.4.1 Marine Passenger and Tourism Trade 15 3.4.2 Cargo 18 3.4.3 Fishing and Fish Processing 21 3.4.4. Offihore Oil and Gas 24 3.4.5. Engineering and Repair 24 3.4.6. Cold Storage and Warehousing : 25 3.4.7. Bulk Commodity Exporting 25 3.5 ENVIRONMENTAL CONDITIONS 25 3.6 COMMUNITY ISSUES 26 3.7 FINANCIAL. 27 4.0 STRATEGIC ISSUES 28 4.1 COMMUNITY DESIRES AND GOALS 30 4.2 BUILDING THE BORDER CROSSING 32 4.3 SHORT SEA SHIPPING 33 4.4 CARGO 34 4.5 MARINE BASED TOURISM 34 MACDONNELL v 4.5.1 Signature Waterfront Research/Education/Entertainment Attraction 35 4.6 PUBLIC VENUES 37 4.7 HOUSING 37 4.8 SUGGESTED INFRASTRUCTURE IMPROVEMENTS 38 4.8.1 Yarmouth Marine Terminal. 39 4.8.2 Lobster Rock Marine Terminal 40 4.8.3 Global Marine Logistics Park and Free Trade Zone .41 4.8.4 International Ferry Facility 43 4.8.5 Bulk Export Terminal 44 4.8.6 Harbour Dredging 45 4.9 PORT MARKETING 45 4.9.1 Marine Based Tourism 46 4.9.2 Cargo 47 4.9.3 Marine Industrial Activities 47 4.9.4 Fishery 48 4.10 GOVERNANCE 48 5.0 PORT DEVELOPMENT PLAN 49 5.1 YEAR ONE ACTION ITEMS 49 5.2 YEAR ONE TO FIVE ACTION ITEMS 50 5.35-10 YEAR ACTION ITEMS............•.........................................•...............................•........................... 50 5.410 + YEAR ACTION ITEMS 50 6.0 COST ESTIMATES ...............................................................•............................................................. 51 MACDONNELL vi LIST OF FIGURES Figure 1: Regional Position 1 Figure 2: Master Plan Area 2
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