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2017

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K, LEARN R O W , E IV L O T E C A L E RIGHT P

AND INVEST


Moose Jaw, Community SNAPSHOT ALASKA (USA) Yukon

Nunavut

Northwest Territories

Labrador

British Columbia

Alberta

Manitoba

Ontario

Québec

Newfoundland

Prince Edward Island New Nova Scotia Brunswick

Moose Jaw

Moose Jaw, truly a city as unique as its name, is located in the heartland of the prairies, nestled in the picturesque valley carved out by Moose Jaw River and Thunder Creek. Halfway between Calgary and Winnipeg on the Trans-Canada Highway and less than an hour from Regina, Moose Jaw is at the agricultural heartland of Saskatchewan. Highways and rail connect Moose Jaw to major North American markets with the city acting as the western anchor to the Moose Jaw-Regina Industrial Corridor.

ABOUT

UNITED STATES

Quick FACTS

Our City

MOOSE JAW 2016 CENSUS POPULATION 33,890

LIVESTOCK Largest distribution centre for livestock in Saskatchewan

TRADING AREA 60,000

2016 BUILDING PERMITS $38,917,947 (285 permits) 2015 Building Permits $53,255,742 (290 permits) 2014 Building Permits $131,510,249 (331 permits)

SASKATCHEWAN POPULATION 1,098,352 KEY ECONOMIC SECTORS Potash Mining, Agriculture, Ag-value-added Processing, NATO Flying Training (15 Wing), Transportation (Trucking and Rail), Tourism, and Healthcare POTASH RESOURCE Vast reserves of high quality potash - two solution mines are located near Moose Jaw TRANSPORTATION AND UTILITY HUB Two national railways; CP’s Soo rail line to Chicago; Trans-Canada Highway; major power transmission lines, natural gas and water pipelines

2 > THE MOOSE JAW ADVANTAGE

SINGLE FAMILY HOUSE STARTS 2016 53 2015 53 2014 81 2013 77 2012 132 CITY LAND FOR SALE Grayson Business Park serviced C-3 and Moose Jaw Industrial Park serviced M2 INVESTMENT INCENTIVES Five-Year Property Tax Phase-In for Commercial/ Industrial investment or Five Year Industrial Property Tax Exemption for Job Creation (Sector Specific)

DEVELOPMENT PERMIT FEE $100 fee plus $40/$1,000; Building Permit Fee $6.00/$1,000 COMMERCIAL RETAIL LEASE RATES Downtown Retail $12-$18/PSF; New/ prime Office/Retail $20-$23/ PSF INDUSTRIAL LEASE RATES $5.75 (older) $12/PSF (newer) 2017 EMPLOYED 18,800 MINIMUM WAGE $10.72/hour

2016 MLS HOME PRICE INDEX $225,800 RENTAL VACANCY RATE (Fall 2016) 3.3% Average Rent (2 Bdrm) $802/month MUNICIPAL AIRPORT Runway length 2,952 feet AVERAGE DAILY TEMPERATURE (July) +19.4°C; (January): -13.7°C Annual Sunshine Hours: 2,338 TIME ZONE Central Standard (CST) year round


What's Inside Moose Jaw, Community Snapshot . . . . . . . . . . . . . . . . . .2 2017 Economic Outlook . . . . . . . . . . . . . . . . . . . . . . . .4 2017 Moose Jaw Economic Outlook . . . . . . . . . . . . . . . . .6 Moose Jaw’s Competitive Advantage . . . . . . . . . . . . . . . .9 Sector Overview: Mining and Heavy Industrial . . . . . . . . . . 13 Agriculture in the Heartland . . . . . . . . . . . . . . . . . . . . . 14 Processing and Manufacturing . . . . . . . . . . . . . . . . . . . 16 Manufacturing . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 Transportation and Warehousing . . . . . . . . . . . . . . . . . . 18 Wholesale & Retail Trade . . . . . . . . . . . . . . . . . . . . . . 19 Health Services . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Education Services . . . . . . . . . . . . . . . . . . . . . . . . . 21 Tourism and Hospitality . . . . . . . . . . . . . . . . . . . . . . . 22 Construction Sector . . . . . . . . . . . . . . . . . . . . . . . . . 23 Housing Outlook . . . . . . . . . . . . . . . . . . . . . . . . . . 26 Socio-Demographic Overview . . . . . . . . . . . . . . . . . . . 29 Local Workforce Attraction & Retention . . . . . . . . . . . . . . 31

THE MOOSE JAW ADVANTAGE > 3


2017 Economic Outlook CANADA In March 2017, BMO Capital Markets increased its expectations for annual economic growth to 2.7 per cent, up from its previous forecast of 2.3 per cent, following first quarter results in retail, wholesale and manufacturing. Retail sales in January 2017 registered their highest gain in almost seven years and the latest sign the economy is building momentum. Stronger than expected results for wholesale and manufacturing sales, trade and job creation prompted BMO to enhance its forecast. While the Canadian economy has shown signs of improvement it has not been enough to convince the Bank of Canada to raise interest rates. This will put pressure on the Canadian dollar says with one North American economist who says he expects the Canadian dollar to weaken to CS1.53 by the end of 2017, the most bearish forecast of all analyst surveyed by Bloomberg. According to Stats Can, March 2017’s employment gains suggest an upward national trend after four consecutive months of gains, totaling a net of 18,000 jobs. The unemployment rate climbed to 6.7 per cent because more people were looking for work. But the data showed continued weakness in the key area of wage growth at 1.1 per cent over last year which did not keep pace with consumer prices that climbed by about two per cent. On the balance, the Bank of Canada’s 2016 year end review highlighted key vulnerabilities which included elevated household debt, imbalances in the housing market across the country, and fragile fixed-income market liquidity.

will not find relief as a result, since household spending will be modest. Sask Trends Monitor Doug Elliot, said, “While modest increases in multiple sectors suggest the economy has momentum, deep cuts announced in the provincial budget could curb consumer spending, the effects of which will eventually trickle down into the job market.” SUMA President Gordon Barnhart said, “The province as eliminated $36 million in funding from more than 100 communities after most municipalities budget have been finalized. Many urban municipalities will need to hike property taxes to stay in the black.” The City of Moose Jaw is facing a $3.75 million dollar shortfall in municipal revenue sharing following the provincial budget, adding pressure to hike property taxes. Saskatchewan’s construction sector, which conducted $2 billion in business in 2016, says the PST increase and end of a tax exemption on labour, will raise project costs up to five per cent. Higher construction costs – estimated to be three to five per cent in most projects – could curb investment, the effects of which will radiate through the broader economy. The Saskatchewan Construction Association expects construction jobs will be lost. Canadian Mortgage and Housing Corporation predict employment growth of one per cent in 2017 and 1.5 per cent in 2018, “due to modestly higher commodity prices”. Unless the economy continues to grow, employment in construction will go down. Unfortunately there is no forecast for a sudden and rapid rebound in the prices of oil, potash and uranium.

SASKATCHEWAN The Conference Board of Canada (CBOC) is predicting Saskatchewan’s economy will The slowdown in the resource sector has impacted improve in 2017, forecasting its GDP growth at 0.9 the economy for over four years but on the bright side per cent as the oil industry start to turn around. But Saskatchewan is starting to see signs of confidence in the Saskatchewan has lost S1.2 billion in resource revenue provincial economy. The Canadian Association of Oil Well in the past couple of years. The report states, “Economic Drilling Contractors predicts low activity throughout 2017 growth in Saskatchewan will be subdued next year with a modest improvement in the number of wells drilled. as oil prices are not expected to increase very much.” Oil prices are starting to see a rebound, and there are Saskatchewan’s economy will continue to be challenged signs the mining sector is starting to recover. by global prices of potash and uranium. COBC forecasts Potash companies have been struggling with an over a net of 1,804 jobs will be created in 2017 but not enough supplied market while new mines are adding new potash to prop up disposable income. The “struggling retail sector” to the global supply causing concern. Increased demands 4 > THE MOOSE JAW ADVANTAGE


from the second half of 2016 and an expected jump in demand this year should make 2017 “a solid year.” The federal government carbon taxing policy requires that by 2018 each province have a “floor price” of $10 per tonne of carbon emitted, rising $10 each year to $50 per tonne in 2022. Agriculture is expected to be hard hit. The Canadian Federation of Independent Business reports that in the next ten years more than 10 years more than 75 per cent of businesses will be looking to transition ownership of their business. This creates opportunities for management buy-outs. 2017 PROVINCIAL ECONOMY The provincial economy has encountered challenges on account of the persistently low global commodity prices and deteriorating employment picture. According to Sask Trends Monitor, the current declines in the various economic indicators are beginning to look like a long term slump rather than a short term blip. The Saskatchewan government is dealing with a $1 billion deficit and low prices mean continued challenges in the months ahead. Saskatchewan’s economy is diverse and resilient and the hope is for gradual improvement in job creation. Canada’s unemployment rate dropped to 6.6 per cent in February 2017, its lowest level in two years, and a further indication that the national economy is on the mend from the oil price shock of recent years. Meanwhile, Saskatchewan contends with a new-found problem of unemployment rate at or above the Canadian average. According to Statistic Canada way more people are collecting money from the government as they search for work: the seasonally adjusted numbers for EI benefits for the first eleven months of 2016 were up 37.6 per cent (5,850 people) compared to a year earlier, and the number of people needing social assistance has almost doubled from past years. Statistics Canada’s January 2017 employment numbers for the province show 558,600 people working with the economy shedding a total of 7,900 full time and part time jobs on a year over year basis. This continues the trend

from 2016 where Saskatchewan experienced the worst drop in employment since 2001. The province’s situation stands in stark contrast to the national economy, which added 86,000 full time jobs and 131,300 part time jobs during 2016, resulting in a 0.3 percentage point decline in the unemployment rate. Stats Can data shows the province’s private sector jobs have been hit harder than public sector ones Both manufacturing and retail sales are up and leading the nation. And for the first time in the province’s history, average weekly earnings were above $1,000 in December 2016. The Canadian Federation of Independent Business (CFIB) says optimism is slowly coming back to Saskatchewan after some tough times. According to their survey optimism has reached its highest point since January 2015. The barometer shows an index of 57.7 for February 2017, a 2.7 point increase from a month ago. Optimism is on the rise for small businesses. Even so, only 10 per cent of business owners had plans to increase hiring for full time positions, while 12 per cent plan to shed jobs. Saskatchewan still lags behind the rest of the country in optimism, placing third last in the county ahead of only Newfoundland and Labrador (43.6) and Alberta (49.8). Manitoba has a score of 66.9. Another economic indicator of the provincial economy is the number of new vehicle sales – the 2017 first-quarter vehicle sales of 10,985 are the lowest since 2011. Even the average sales price was down 6.8 per cent to $37,809, the largest decline since 2009. This continued trend began four years ago, as the impact of low oil prices began to affect consumer spending. Statistic Canada noted that retail sales in Saskatchewan were up 3.5 per cent in December 2016 over 2015, and increase “primarily on the strength of higher sales at gasoline stations.” Retail sales are a major contributor to our gross domestic product, and growth in this area is positive. Consumer demand and confidence with increased retail activity helps strengthen the economy.

THE MOOSE JAW ADVANTAGE > 5


2017 Moose Jaw Economic Outlook In the past several years Moose Jaw has experienced sustained growth in virtually every category: population, building permits, housing starts, investment and job formation. Moose Jaw’s economy is lucky to have avoided the kinds of cutbacks being experienced everywhere else in the province as it does not rely directly on the oil and gas sector. In fact, Moose Jaw’s economy continues to perform well thanks to vast reserves of high quality potash and agricultural lands. Moose Jaw’s economy is expected to remain stable in 2017 thanks to companies like AgroCorp moving its Canadian headquarters to Moose Jaw. World class companies like CAE, a Montreal based company that provides NATO Flying Training in Moose Jaw at 15 Wing, has helped drive the local economy recently announcing new contracts and an extension of the RCAF training to 2023 with an optional one year extension to 2024. Canadian Protein Innovation project is providing the foundation for continued industrial investment in the city. Locally fundamentals for growth are expected to continue and the local economy should grow. The spin off from several world class companies operating in the Moose Jaw Regina Industrial Corridor, such as Mosaic Potash, Yara, Terra Grains and K+S Potash, is helping sustain the vibrancy of the local economy. In fact, Moose Jaw is holding its own. Statistics Canada puts Moose Jaw leading the provincial pack in terms of employment, with the number employed in February 2017 up by an astounding 1,500 people (8.7%) compared to those employed in February 2016. According to Stats Canada, in November 2016 the Swift Current-Moose Jaw Labour Force Region had one of the lowest unemployment rates in the entire country at 3.4 per cent, up from 3 per cent a year earlier. FEBRUARY 2017

FEBRUARY 2016

CHANGE %

Regina CMA*

139,600

2,900

2.10%

Saskatoon CMA*

166,800

1,600

1.00%

Moose Jaw CA*

18,800

1,500

8.70%

Prince Albert CA*

20,600

-800

-3.70%

EMPLOYMENT

*3 month moving average, Statistics Canada

In terms of new business start-ups, 2017 is showing record strong performance with the average number of new business starts hitting a 10 year high of 28.6 average business licenses issued per month. This is the strongest pace for some time indicating renewed confidence in the local economy, contributing to the city’s record high growth in employment numbers recorded in February this year. Last year there were 272 new business starts compared to only 174 in 2015. 2017’s impressive performance has already outpaced the record set in 2016 with an average of 22.7 business starts per month. CITY OF MOOSE JAW BUSINESS LICENSES

YEAR

NUMBER ISSUED

AVERAGE NEW BUSINESSES PER MONTH

2008

172

14.3

2009

200

16.7

2010

181

15.1

2011

214 (159 closed)

17.8

2012

185 (53 closed)

16.8

2013

276 (69 closed)

23.0

2014

216 (189 closed)

18.0

2015

174 (205 closed)

14.5

2016

272 (195 closed)

22.7

2017 YTD (May 31) 143 (126 closed)

28.6

PROJECTS DRIVING MOOSE JAW’S ECONOMY Several multi-million dollar projects in the area are helping drive the local economy: • CPI CANADIAN PROTEIN INNOVATION CPI plans to build Saskatchewan’s first wet pea fractionation plant using yellow cotyledon pea cultivars. CPI has a conditional offer to purchase 100 acres in Moose Jaw’s Industrial Park where it plans to build a wet pea processing plant. CPI will process 100,000 metric tonnes of field peas annually producing protein, starch, inner fibre, and fibre from peeling. The plant will also produce pulp, called wet feed. The company will be exporting into Asia and into the US. Construction will start fall 2017 and be operational in 2019. The plant will be constructed in two phases with the first phase taking almost 18 months to build, and costing $65M with Phase 2 following within 2-5 years. The first phase will create 65 operational jobs.

6 > THE MOOSE JAW ADVANTAGE


The second phase will create an additional 45-50 job. These are high paying industrial jobs that will attract skilled workers and their families to Moose Jaw. In addition, hundreds of in-direct jobs will be created in agriculture, transportation, hospitality, business services, finance and real estate sectors. This level of capital investment will help sustain the local economy through population growth, spin-off business starts, increased housing activity, lower unemployment and increased consumer spending. Business optimism will improve while smaller local enterprises look to expand and as the number of households they depend on grows. Synergies with CPI’s operations will cause other industrial plants to locate in Moose Jaw. Polytechnics will train agindustrial workers.

• K+S POTASH CANADA LEGACY MINE The mine is located 58 kilometers north of Moose Jaw, near the village of Bethune. Building of this $4.25B solution potash mine plans to be operational in 2017. K+S Potash Canada’s head office is located in Saskatoon. K+S, one of Saskatchewan’s Top Employers with hundreds of opportunities, including: industrial mechanics, instrumentation mechanics, electricians, pipefitters, welders, and power engineers. Production positions will be of interest to those with skills training plus previous industrial experience. It is expected that many of these new employees will live in Moose Jaw giving them the opportunity to live close-to-home while working in the resource sector, a big plus for mine workers who want to remain near family and friends. • CP RAIL SPUR (TO K+S) CP is constructing a multi-million dollar 30-kilometer rail spur from Belle Plaine to the Legacy site. KPCL was awarded the major grading contract; this is one of the largest earth moving projects in Western Canada with completion expected by fall 2017. • CITY OF MOOSE JAW INFRASTRUCTURE A $120M 20year cast iron and infrastructure replacement program project construction started in 2016. Streets, roads, bridges, sanitary sewer systems and replacement of the pipeline to Buffalo Pound Water Treatment Plant ($29.3M) are other infrastructure pieces slated for upgrades. • $27M CIVIC CENTRE PLAZA Is open for business with Phase II construction well underway, adding 70,000 square feet of new commercial retail space to local inventory in 2017, including a new liquor store. • SASKPOWER’S NEW $260M DOUBLE-CIRCUIT 230-KILOVOLT TRANSMISSION LINE from Pasqua switching station just east of Moose Jaw to the Swift Current switching station. The power line will be approximately 223 kilometers long and will create 200,000 person hours of work. Replacement of aging power lines and adding a second conductor will increase capacity. Line construction is set to begin August 2017.

The first tonnes of marketable potash arrive in the warehouse at K+S’s new Bethune potash mine in Saskatchewan. (photo courtesy of K+S Potash Canada)

• FARMERS OF NORTH AMERICA’S GENESIS FERTILIZER DISTRIBUTION SUPER CENTRE BELLE PLAINE - $24M The company is building a supercentre with plans to add a fertilizer manufacturing centre in the future. The supercentre is a 52,000 tonne facility to provide area farmers with nitrogen, phosphorus, sulphur, potash micronutrients and various liquid blends. The facility includes state of the art blending capabilities and will be able to load eight Super-B trucks per hour. There are plans to build a railcar load and unload. Genesis has hired Stueve Canada Limited as contractors for the project starting spring 2017. THE MOOSE JAW ADVANTAGE > 7


• PROPOSED RICHARDSON INTERNATIONAL $1M FERTILIZER MIXING PLANT The company plans to build a fertilizer mixing plant near Pasqua in 2017. • PROPOSED $140M UPGRADES TO THE BUFFALO POUND WATER PLANT The Cities of Moose Jaw and Regina announced plans to improve and expand the plant over the next ten years; cost of the electrical upgrades is roughly $40 million. The City of Moose Jaw owns a 26% share in the facility while Regina holds 74%. • PROPOSED SASKPOWER COMBINED CYCLE GAS GENERATION FACILITY Moose Jaw Industrial Park is one of four sites in the running for a proposed 350mW - 700mW combined cycle gas generation plant slated for construction by 2022. The locations are Rowatt, Belle Plaine, Moose Jaw Industrial park and north of Regina and the site will be selected by the end of 2017. The power generation facility will be powered by a new natural gas line and is expected to employ 500 people during construction and 40-60 jobs after. The demand for electricity is growing and this plant will help meet that demand. The combined cycle natural gas plant will be built with the capacity to use wind power and other renewable sources as they become available. The plant can increase and decrease the output fairly quickly and that allows SaskPower to deal with the wind slowing down. The CO2 emissions are half the rate as a coal fired facility. • PROPOSED AGROCORP/MACKSUN JOINT VENTURE 10MW SOLAR FARM SaskPower’s RFP for a 10 mW solar facility closes September 29, 2017. If the JV’s proposal to build Saskatchewan’s first solar farm on the west side of the city is successful then construction could start in the summer of 2018.

8 > THE MOOSE JAW ADVANTAGE

• PROPOSED ENBRIDGE LINE 3 REPLACEMENT PIPELINE In late 2016, the Prime Minister announced approval of both the Enbridge Line 3 Replacement and Kindermorgan’s TransGas Mountain Expansion. The Line 3 Replacement Pipeline will run northwest of Regina with potential for spin-off to Moose Jaw during the construction of 1,073 kilometers of pipeline which will replace the majority of Line 3 crude oil pipeline, and to decommission the majority of the existing Line 3 from Hardisty, Alberta to Gretna, Manitoba. • PROPOSED TRANSCANADA ENERGY EAST PIPELINE Discussions continue on a $15B Energy East Pipeline Project to carry 1.1 million barrels per day of western crude from Alberta and Saskatchewan to refineries in Eastern Canada using an existing pipeline route. In January 2017 the National Energy Board announced plans to restart the public hearings on the project that will likely delay the start of construction. The company is seeking approval to convert existing natural gas pipeline to crude oil service and to construct new facilities. The project will create 14,000 direct and indirect full time jobs across Canada during development and construction. The pipeline is planned to be operational by 2020. • PROPOSED KEYSTONE XL PIPELINE TransCanada application its $8B Keystone XL pipeline was approved by the US President but still requires several state-level permits before construction can begin. This pipeline will ship Alberta oil sands production into the US and use pipe manufactured by Evraz in Regina. The project is estimated to create 2,200 jobs during the construction phase – a win for both countries. TransCanada is one of the continent’s largest providers of gas storage and is developing one of North America’s largest liquid delivery systems.


Dr. F. H. Wigmore Regional Hospital, Moose Jaw.

Moose Jaw's Competitive Advantage The Conference Board of Canada says that Saskatchewan has the lowest net business tax burden among the provinces. The report notes that Saskatchewan’s corporate income tax rates are not the lowest in the country, but if payroll taxes, social security contributions and property taxes are included, then Saskatchewan’s ranking improves. Also the government offers some subsidy programs for business that make the tax system competitive for business owners. Saskatchewan is also among the provinces with the lowest provincial personal tax burden ratios.

NATO FLYING TRAINING (NFTC) CANADIAN FORCES BASE 15 Wing Moose Jaw is home to the worldclass NATO Flying Training in Canada (NFTC). CAE, a simulation-training-system company, provides flight simulation training and the Air Force trains high-quality pilots on behalf of the NATO Alliance representing dozens of countries from around the world. CAE is the prime contractor responsible for the NFTC program which involves base facilities, delivering ground-school classroom and simulator training, and support of live flying training.

MOOSE JAW BEST PLACE TO DO BUSINESS In 2016, Canadian Business and profitguide.com jointly published Canada’s “Best Places to Do Business” ranking ninth from the top. Moose Jaw was also identified as one of the Top Ten Business Friendly Places.

CITY OWNED LAND FOR SALE

Intensified cropping and livestock production in the area are attracting ag-processing related development. Seed processing plants have recently opened and are taking advantage of pulse crops grown in the area. Moose Jaw is a major agricultural equipment supplier and service centre supporting a strong and growing agricultural sector. Moose Jaw ranks high by site selectors due to access to highways, rail, power, gas, water, communications, and a trained workforce. Moose Jaw is growth-focused with aggressive tax policies to attract investment capital. Moose Jaw serves as the western anchor to the Moose Jaw-Regina Industrial Corridor, one of the largest economic regions in the province. The Corridor accounts for 20 per cent of Saskatchewan’s GDP and 24 per cent of its population.

NEW MOOSE JAW INDUSTRIAL PARK The City of Moose Jaw is attracting the attention of global companies interested in building Ag and other types of processing and distribution facilities within its new industrial park located in the southeast quadrant of the city. The City is looking for buyers who want serviced industrial land with access to water, sewer, waste water treatment, power, gas, road and rail infrastructure. The City has over 700 acres for sale. The new industrial park is situated next to a national railway and Trans-Canada Highways ideal for export of products east, west and south. The industrial park is located in the SE quadrant of the city, near the waste water treatment plant, lagoons, and effluent irrigation. This is the type of infrastructure is attractive to wet processing plants.

VAST RESERVES OF POTASH The world wants more potash and the Moose Jaw area has large reserves of high quality potash. Potash projects need a proven deposit, political stability in the area and solid infrastructure. Saskatchewan is now the world’s most attractive jurisdiction in the world for mining. AGRICULTURE The area showcases some of most productive lands on the planet, helping drive the local economy. THE MOOSE JAW ADVANTAGE > 9


DIEF

ENB AKE

R DR

GRAYSON BUSINESS PARK Grayson Business Park has the largest inventory of serviced commercially-zoned properties (C-3) for sale. The City of Moose Jaw has several of 0.5 to 1.6 acre parcels for sale, ranging in price from $120,000 to $160,000. These lots are build-ready with sewer, water, storm sewer, fire hydrants, natural gas, power, and curbs with heavy haul asphalt streets. As an incentive, the City provides the purchaser with an Environmental Phase 1 and Commercial 5-year Property Tax Phase In (excludes land).

IVE

Dr. F. H. Wigmore Regional Hospital DRI

VE

ie fe D r i v n b a ke r e Die f Dri enbak 211 ve e r Die f Dr i enba 22 ve ke r 7D ie f Dr i enb ve a ke r

LTAI N

163 D iefen Drive baker

HAU

DI EF

195

179 D

•

STE

46 Lancaster Road 40 Lancaster Road

52 Highland Road 46 Highland Road

39 Lancaster Road 33 Lancaster Road

LANCASTER ROAD

HIGHLAND ROAD

34 Highland Road

R RO AD

r ke ba en iD ef rive er 3 D nbak 24 e i e f i ve e r D r 259 D enbak f D i e ve 275 Dri ke r enba Dief 291 Drive

E IV DR

CHE

52 Lanca ster Road

EN BA KE R

27 Lancaster Road 21 Lancaster Road

RIDDELL LANE

DIEFENBAKER DRIVE

MCKENZIE LANE CHESTER ROAD

2017 GRAYSON BUSINESS PARK PRICE LIST

THATCHER DRIVE

LEGAL DESCRIPTION

STATUS

$ 273,000.00

Available

0.96

$ 249,600.00

Available

195 Diefenbaker Drive

0.98

$ 254,800.00

Available

102005367

211 Diefenbaker Drive

0.99

$ 257,400.00

Available

6

102005367

227 Diefenbaker Drive

0.95

$ 247,000.00

Available

3

7

102005367

243 Diefenbaker Drive

0.90

$ 234,000.00

Available

3

8

102005367

259 Diefenbaker Drive

0.86

$ 223,600.00

Available

3

9

102005367

275 Diefenbaker Drive

0.87

$ 226,200.00

Available

3

10

102005367

291 Diefenbaker Drive

0.87

$ 226,200.00

Available

2

10

81MJ08260

52 Highland Road

1.30

$ 212,270.90

Available

2

11

81MJ08261

46 Highland Road

1.21

$

197,981.84

Available

2

13

81MJ08260

34 Highland Road

1.27

$ 207,624.38

Available

5

3

81MJ08260

33 Lancaster Road

0.90

$ 147,556.20

Available

5

2

81MJ08260

39 Lancaster Road

0.90

$ 147,556.20

Available

4

21

81MJ08260

40 Lancaster Road

0.72

$

117,991.56

Available

4

22

81MJ08260

46 Lancaster Road

0.88

$

143,619.62

Available

4

23

81MJ08260

52 Lancaster Road

0.77

$

126,355.18

Available

5

4

81MJ08260

27 Lancaster Road

0.76

$ 123,742.94

Available

5

5

81MJ08260

21 Lancaster Road

0.94

$ 154,352.96

Available

LOT

PLAN

CIVIC ADDRESS

ACRES

3

2

102005367

163 Diefenbaker Drive

1.05

3

3

102005367

179 Diefenbaker Drive

3

4

102005367

3

5

3

10 > THE MOOSE JAW ADVANTAGE

ROAD

PRICE (EXCL. GST)

BLOCK


TRUCKING DISTRIBUTION CENTRE Major all weather highways provide a fast and safe way of transporting freight with three-day trucking service to Montreal, Toronto, and the eastern seaboard, and two-day service to Vancouver and Chicago, with overnight service to Edmonton, Winnipeg, Calgary, and Minneapolis. Saskatchewan follows the central time zone year round.

SKILLED AND EDUCATED WORKFORCE Moose Jaw has a higher percentage of people (47.8%) who have post secondary certificates, diplomas or degrees compared to the province (46.5%). The city has more people with apprenticeship or trades certificates and college certificates than the province but a lower percentage (10.25%) with bachelor degrees and above bachelor degrees compared to the province (15.17%). Saskatchewan Polytechnic Moose Jaw Campus is a technical and trade college training skilled workers for the local and provincial labour markets. Moose Jaw Palliser Campus graduates are highly trained in the areas of Engineering Technologies, Building Trades, and Business Administration. Other programs such as Food Services, Adult Basic Education and English as a Second Language are also offered. POWER, NATURAL GAS AND INFINET SERVICES The Crown Investment Corporation (CIC) oversees key utilities, including Sask Power, Sask Tel, Sask Energy and Sask Water. Moose Jaw is Saskatchewan’s first city with a fiber optics with all homes hooked up to infiNet network and business-grade infiNet services – Static IP and Business Connect – to business customers in Moose Jaw’s downtown core offering speeds up to 260 Mbps.

RAIL TERMINAL OF NATIONAL SIGNIFICANCE Moose Jaw is serviced by two national railways. Proximity to the United States makes the Moose Jaw vital to both the Canadian Pacific Rail (CPR) and Canadian National (CN): Moose Jaw is Saskatchewan headquarters for the CPR and its railway terminus of the Soo Line, a direct link to Minneapolis and Chicago. CPR has its largest main-line refueling facility in Moose Jaw and trains run 24/7… with between 30 and 38 trains through Moose Jaw each day.

Findlater

Silton 354

641

20

Buena Vista

99 54

354

322

Craven

South Lake

642

11

Sun Valley

322

Disley

42

642

Tuxford

734

202

641 301

730

1 735

Regina

Grand Coulee

Belle Plaine Pense Moose Jaw

1

301

363 339

Drinkwater

39

Rouleau 2

714

Briercrest

718

339

Wilcox

36 715

715

334

334

334

334

Milestone

THE MOOSE JAW ADVANTAGE > 11


ortlach

Mossbank

MOOSE JAW-REGINA INDUSTRIAL CORRIDOR Most industrial investment has taken place in the Corridor within the rural municipalities nearest the villages of Belle Plaine and Bethune. International heavy industrial giants have the capacity to locate anywhere in the world but are attracted to the Corridor by its many assets, including rail and highway infrastructure, major pipelines delivering natural gas and oil, wide open spaces distanced from urban population, a sustainable supply of water, and proximity to a large workforce. Plentiful reserves of high quality potash, low cost natural gas and grain crops (for ethanol production) are reasons these companies exist here. Marquis Tuxford

Buffalo Pound Provincial Park

Rural Municipality of Moose Jaw

Caronport

1

Rural Municipality of Pense

Belle Plaine

Pense

Moose Jaw

1

MOOS

-R E JAW

Regina

Grand Coulee

EGINA

CORRI

DOR

Rural Municipality of Sherwood

Drinkwater

Rouleau Briercrest

Avonlea

Industrial Corridor (K+S Potash Mine is located north of Buffalo Pound Provincial Park).

INVESTMENT TAX INCENTIVES Saskatchewan offers a variety of advantages to manufacturers, including Corporate Income Tax rate as low as 10 per cent (depending on the type of operation), no Corporate Capital Tax, a 5 per cent refundable tax credit for investment in manufacturing and processing equipment and facilities, and the ability to use 100 per cent of eligible Research and Development expenses against net income for the purpose of calculating federal tax credits.

CITY COMMERCIAL AND INDUSTRIAL TAX PHASE-IN The City of Moose Jaw provides a five year property tax phase-in to new builds or expansions. The exemption is applied to the increased assessed value resulting from construction, as follows: 100% Year 1; 80 % Year 2; 60% Year 3; 40% Year 2; and 20% Year 5. CITY JOB CREATION INCENTIVE Eligible sectors can receive a five year property tax phase-in (sliding scale based on the number of jobs created). For example, a company creating more than 60 new jobs in manufacturing or processing, transportation/ warehousing distribution or communications and research sectors can receive a five-year 100% property tax exemption(excluding land). Other property tax incentives are available for: CITY HERITAGE, RE-USE OF AN EXISTING BUILDING; LIVING OVER SHOPS; REPLACEMENT HOUSING/VACANT LOT IN-FILL INCENTIVE; AND GRAYSON BUSINESS PARK (Environmental Phase I). JOB GRANTS PROGRAM (CSJG) This program provides financial assistance to Saskatchewan employers to help workers get the training needed for available jobs. Through this program, employers and government partner to fund training that will provide individuals with the skills needed by employers in today’s workplace. The Canada Job Grant will allocate up to $15,000 for training per prospective employee (up to $5,000 by the employer with half allowed in the form of in-kind wages and up to $10,000 by government) to a maximum of $250,000 yearly. This is an Employer-Driven Program which means the employer must: Decide what training is required; Select the candidates; Choose a third party trainer and contract directly for training (minimum of 25 hours); Have a job available for the trainee at the end of the training; and Contribute minimum one-third of eligible training costs; includes tuition, student fees, textbooks, software, examinations. Note: Small employers with less than 50 employees may apply trainee wages towards a portion of their in-kind contribution.

MOOSE JAW AREA HEAVY INDUSTRIAL PLANTS – WORKFORCE EMPLOYEES(F/T Permanent) + Contract Workers

FORECAST (2017-2020)

2013

2005

260 + 400 contractors = 660

260 + Est. 400 contractors = 660

346

Yara Belle Plaine Inc.

152*

152

140

Terra Grains

52

52

-

Alpine Plant Foods

10

10

-

Canadian Salt

45

45

45

Mosaic Potash

325 + 300 contractors = 625

67 +400 contractors = 467

-

FNA’s Proposed $1.7B new nitrogen fertilizer plant

K+S Potash Canada

170

-

-

Total

1,714

1386 (919 at Belle Plaine )

539

12 > THE MOOSE JAW ADVANTAGE


Sector Overview SASKATCHEWAN WAS NAMED THE WORLD’S MOST ATTRACTIVE PLACE TO INVEST IN MINING BY THE FRASER INSTITUTE ANNUAL SURVEY OF MINING COMPANIES Saskatchewan ranked No. 1 out of 104 jurisdictions in their investment attraction index, up from No. 2 in 2016 thanks consistent, transparent regulations, a world class ore body and highly skilled workforce help to make companies like Mosaic potash mine one of the most competitive in North America. To competitive tax regimes and efficient permitting procedures and certainty around environmental regulations and land claims. The province has maintained a stable royalty structure over the last number of years, supported by clear government policies.

MINING AND HEAVY INDUSTRIAL POTASH Saskatchewan has the largest high-grade reserves of potash in the world. Potash was Canada’s leading mineral by value of mineral production and Saskatchewan accounts for more than 90 per cent of Canadian potash production from eight conventional and two solution mines. Mosaic Potash Corporation and K+S, with two mines located near Moose Jaw, have invested over $18 billion in the past eight years in adding capacity with more investment planned until 2028. The Fraser Institute gas called Saskatchewan, “the most attractive area for mining investors in the world.” Longer term potash production is expected to rebound as the industry continues to expand capacity to meet farmer demand as lower priced potash becomes more robust. Demand for agricultural commodities will only increase because millions of people around the globe will keep on eating. Although there have been short term challenges, global population growth means the demand for food will rise in the long term. K+S POTASH CANADA – Legacy Mine Construction of Saskatchewan’s first greenfield potash mine in four decades is cause for celebration. The mine is located 58 kilometers north of Moose Jaw, near the village of Bethune. The $4.25 billion solution potash mine site is now operational employing about 350 people. Annual production is expected to be 2 million tonnes in 2017, ramping up to 2.86 million tonnes by 2023 and four million tonnes by 2034. K+S Potash Canada Legacy Mine’s parent company is K+S Group of Kassel, Germany, Europe’s leading potash company and the fifth largest potash producer in the world. The company says the Canadian Legacy Project is an important corporate strategy for global competitiveness. MOSAIC BELLE PLAINE The company’s Belle Plaine solution mine east of Moose Jaw has approximately 300 employees with roughly 60 per cent live in Moose Jaw. Mosaic’s operational capacity has increased from 9.3 to over 10.7 million tonnes per year, offset by lower prices”. CANADIAN SALT COMPANY LTD. The parent company is K+S operating the Belle Plaine plant, one of the largest producers of commercial and industrial salt in the North America. The company is primarily focused on the

production of agriculture salt in the form of salt blocks for livestock, food grade salt, industrial salt for de-icing roads, and salt for water softeners. The Windsor Salt name is the company brand name for salt product sold in Canada. YARA INTERNATIONAL The largest producer of granular urea in North America, this Norwegian-based company owns and operates a world-scale nitrogen production facility supporting the world’s ever-rising demand for food. The Belle Plaine plant has two main operating units, the urea plant and the ammonia plant producing 700 tonnes of UAN a day (nitric acid is a key component of this liquid fertilizer). Yara also produces roughly 1.1 million tonnes of urea per annum. The Company’s previous plans announced in 2012 for a $2 billion expansion were postponed due to the high cost of construction. Should that project proceed in the future it could add approximately 100 new high quality permanent jobs to its current 130-person workforce.

Yara Belle Plaine Inc.

TERRA GRAIN FUELS The ethanol plant opened in 2008 and operates 24 hours a day, seven days a week. The ethanol plant uses leading edge technologies, including world-class quality control on all of the biofuel products produced. The plant employs about 45 workers. Terra Grain Fuels purchases approximately 15 million bushels of wheat from farmers within a radius of 160 kilometers of the plant every year. The plant produces 150 million litres of ethanol and 160,000 tonnes of dried distiller’s grain annually. In the past the plant has been challenged by high feedstock costs and lower ethanol prices. THE MOOSE JAW ADVANTAGE > 13


ALPINE PLANT FOODS Alpine Plant Foods is the Canadian leader in seed placed liquid fertilizer with manufacturing facilities located near Belle Plaine. Alpine has established itself as the leader in the liquid fertilizer business in Canada. The company has significant investment in research and development, new technology and uses a leading manufacturing process.

Alpine Plant Foods.

MOOSE JAW REFINERY Gibson Energy operates its local plant and markets a variety of petroleum derived products including several grades of road asphalt and is a leading supplier of roofing flux. Gibson Energy purchased the plant in 2002, and at that time it produced between 8,000-9,000 barrels per day and was operational for only five months. Today it operates year-round producing 18,500 barrels a day over 340 days.

Agriculture in the Heartland Canada is the world’s fifth-largest agricultural exporter at $26 billion annually or 5.7 per cent of global agricultural trade. Canada was the top exporter of wheat, canola, lentils, and canary seed in 2015.

In the past ten years farm income grew by roughly $20 billion at the national level experiencing some tremendous growth. Farm incomes are projected to level out with farm cash receipts toughly in line with the record year of 2015.

LAST YEAR SASKATCHEWAN GREW:

Farmers are concerned carbon pricing could increase cost of inputs like fuel and fertilizer; as well as outputs, if companies that buy grain pass along their carbon tax to farmers. According to Agriculture Canada, 10 per cent of Canada’s greenhouse emissions are from crop and livestock production - carbon dioxide is released during soil cultivation, and methane is associated with cattle manure.

6.2 million tonnes (about 86% of Canada’s durum and 34% of the world supply)

9.8 million tonnes (about 53% of Canada’s canola and 34% of the world supply)

• 2.7 million tonnes on record 5.8 million seeded acres (about 90% of Canada’s lentils and 61% of the world supply) SASKATCHEWAN GROWS (APPROXIMATELY): •

99% of Canada’s chickpeas

65% of Canada’s dry peas and 57% of the world supply

• 202,000 tonnes of soybean • 153,000 tonnes of rye • 162,000 tonnes about 72% of Canada’s mustard seed and 41% of the world supply •

74% of Canada’s flax seed and 55% of the world supply

Saskatchewan has 35,000 farms and in 2015 these agricultural producers generated $14 billion dollars in gross farm sales, which represents 20 per cent of Saskatchewan’s GDP. Over 60 million acres of farmland in Saskatchewan represent 40 per cent of total farmlands in Canada. Agriculture is big business in Saskatchewan and accounts for over 1/3 of Saskatchewan’s total exports. Saskatchewan’s average total crop production is around 29 million tonnes. (2013 was a record breaking year recording 38.4 million tonnes of crop production). 14 > THE MOOSE JAW ADVANTAGE

MOOSE JAW THE HEARTLAND OF THE PRAIRIES Local growers are producing both good quality and quantity crops given the 110 frost-free growing days and annual rainfall of 12 inches per year. This area is known for its high quality milling wheat, durum, canola and pulse crops. The Moose Jaw area is a dominant player in the world trade of pulse crops, such as peas, lentils and beans. Saskatchewan, Alberta, Manitoba plus six northern U.S. states – no place on the globe can produce as much plant protein. Demand is growing for the highprotein legumes known as pulses for which Moose Jaw has become known. FARMLAND CREATING WEALTH A Farm Credit Corporation (FCC) Report showed Saskatchewan had double digit year over year land price increases since 2011 (22.9 per cent in 2011; 19.7 per cent in 2012; 28.5 per cent in 2013, and 18.7 per cent in 2014). While 2015 land prices saw increases, land in almost half the province remained the same or decreased slightly. The land in areas where lentils are grown increased the most. FCC’s economist predicts a modest land value increase of between two and four per cent in 2016.


PULSE CROPS Plant Protein Demand is growing for highprotein legumes known as pulses, a major type of crop grown around the world, including lentils, peas, chickpeas, and some types of beans, such as faba bean, dry bean and soybean. Thirty-five years ago Saskatchewan farmers knew little about pulses let alone how to grow them. In 1981, Saskatchewan farmers grew about 85,000 acres of lentils. Within a decade this number increased to 450,000 acres and in 2016 hit a record 5.3 million acres seeded in pulses. Today Saskatchewan produces about 50 per cent of the world’s lentils and 50 per cent of the world’s peas. Yellow peas are the most widely grown peas in Saskatchewan followed by green peas and then specialty types such as dun, maple, marrowfat, and forage peas. The advantages of growing lentils were hard to ignore and this new thinking started an agricultural revolution in Saskatchewan. Pulses’ unique properties make them

a valuable replacement for summer fallow, traditionally a vital part of prairie crop rotation. By seeding lentils into wheat stubble, producers replenish diminished nutrients fixing nitrogen back into the soil. Consumers seek products with no gluten or genetically modified ingredients. Pulses can be processed into fibre, flour starch and protein concentrates. Plant protein is now added to breakfast cereals and other snacks as health conscious consumers seek products with no gluten or genetically modified ingredients. Many of the major food companies, such as General Mills Inc., Fritolay Inc., Kraft Foods Group Inc., and Unilever Plc., have launched new products that contain pulses. The demand for protein-packed products using pulses is being added to everything from Triscuits to Cheerios. Popcorn is dusted with dehydrated vegetables and fruit and potato chips with a vegetable serving in each bag. This trend will continue to increase processing and export of locally grown dried peas, lentils and beans. Saskatchewan’s top three export destinations include United States, China, and India. Canada has about 12,000 pulse farmers exporting $1.1 billion in peas and lentils to India in 2016, a country where vegetarians eat legumes at almost every meal. Saskatchewan Pulse Growers says India is one of its largest markets growing by 20 per cent a year between 2010 and 2015, and accounting for about one third of all pulses exported in Canada. These are protein-rich crops are also popular in the Middle East, where eating meat is either unaffordable or religiously forbidden, where lentils are the protein of choice. A recent regulation may put India off limits to Canadian pea and lentil exports as the Indian government will require crops to be fumigated, The Canadian Food Agency is working on a long-term solution.

Pea field

Chickpeas

THE MOOSE JAW ADVANTAGE > 15


Processing and Manufacturing AG-VALUE ADDED PROCESSING New and expanding ag-value added seed processing plants are helping prime the local economy. Greg Simpson, President and CEO of Simpson Seeds Inc. said, “The future is bright for agriculture. The world population has exploded and all these people need food.” NEW CPI CANADIAN PROTEIN INNOVATION Moose Jaw Industrial Park CPI plans to build Saskatchewan’s first wet pea fractionation plant using both yellow cotyledon pea cultivars. CPI will purchase 100 acres in the Moose Jaw Industrial Park to build a $100M wet pea processing plant. Construction will start in 2017 and be operational fall of 2018. The first phase will cost $65M and create 65 operational jobs. The second phase will cost $35M+ and create an additional 45-50 jobs. CPI will process pea protein concentrate, starch and fibre and will be exporting into Asia via Vancouver to Asia and into the US. CPI will process 100,000 metric tonnes of field peas annually.

Viterra

Pea processing competition is minimal in Canada, especially wet processing. A very small industrial plant, called Nutri-Peas, is located in Portage LaPrairie with another proposed for that location. SIMPSON SEEDS is a major pulse processing plant in Moose Jaw exporting globally and is one of Canada’s Best Managed Companies. The company processes and exports specialty crops and selected seeds after buying from farmers throughout Saskatchewan. AgroCorp International

AGROCORP INTERNATIONAL AgroCorp International is a trading powerhouse in the Asia-Pacific region handling 1.5 million tonnes of grains shipped to India, Bangladesh, Pakistan, Sri-Lanka, Indonesia, Vietnam, Malaysia, China and the Middle East. The company does about $250 million of its $2 billion trade in Canada. AgroCorp is a commodity trading company with a footprint across the globe and head office in Singapore. The company has expanded its $10M processing plant in Moose Jaw by 150% since opening in 2013. The plant processes pulse crops for export.

Simpson Seeds Inc.

VITERRA GRAIN TERMINAL formerly the Canadian government grain elevator is one of Viterra’s largest facilities with licensed storage capacity of 157,000 metric tonnes and service capacity of 112 rail cars. This facility is ranked as one of the top four in Western Canada. 16 > THE MOOSE JAW ADVANTAGE

CWB STATE OF THE ART HIGH THROUGH PUT GRAIN ELEVATOR PASQUA (located 10 kilometers east of Moose Jaw).This is a 42,000 metric tonnes of storage facility with 134 car loop track and cleaning facilities scheduled to open in 2016 creating approximately 30 jobs. The new facility is in a prime location in the middle of a high production land. The company has the ability to ship grain east, west and south and is expected to intensify grain handling competition in the market.


FARMERS OF NORTH AMERICA’S GENESIS FERTILIZER DISTRIBUTION SUPER CENTRE BELLE PLAINE - $22M This is a 50,000 tonne facility to provide area farmers with nitrogen, phosphorus, sulphur, potash micronutrients and various liquid blends. The facility will be able to load eight Super-B trucks per hour. “The urea bin alone is 20,000 tonnes”, says Terry Drabiuk, VP of Business Development with AgraCity Crop & Nutrition, the commercial arm of FNA, “and service an 300 kilometers radius (LP Jan 2016). The company long term goal is to build a nitrogen fertilizer manufacturing facility ($2.2B) on the same Belle Plaine site. This project would create 1900 construction jobs and 170 positions to operate the plant. This location has access to natural gas, power supply, water supply and infrastructure – roads and rail. ILTA’S GRAIN PROCESSING-PLANT FOR SPECIALTY CROPS (EST. $20M) The company has built a new processing plant located at Belle Plaine site. The project includes a $5M rail spur. LIVESTOCK PROCESSING Saskatchewan accommodates 6 million hectares of pastureland, home to 30% of the cowherd in Canada. Saskatchewan’s cattle herd is the second largest in the country at 2.715 million head (July 2015). Heartland Livestock and JGL Livestock are examples of two companies who have put Moose Jaw on the map, buying, selling and finishing cattle. Existing beef feedlots and finishing facilities provide economic spin-offs to the region. The province’s hog industry is thriving with over $228 million annually in revenues. Hog are benefiting from a strong pork demand from China. Saskatchewan markets 8 per cent of all hogs in Canada, around 2.1 million hogs every year, but still has one of the lowest concentrations of pigs per square mile of arable farmland in the world at 16.6. This compares to Alberta at 41.3 hogs per square mile, Manitoba at 142.7 while Iowa records 457.3 hogs per square mile. MOOSE JAW’S THUNDER CREEK PORK PLANT, owned by Donald’s Fine Foods, opened in 2011 and is processing provincial hogs for export. It is the only hog packing plant

in the province, processing up to 6,000 hogs a week. The company is a major employer with approximately 200 workers creating significant economic spin-off to the city and province. Labour shortages in the slaughtering and processing sector are especially hard hit by the changes, have been exacerbated following the federal government 2015 cap on the number of new foreign workers that companies can hire. Although the XL Beef processing plant has remained closed for several years, local stakeholders hope to see it re-open one day. LOCAL FARMERS MARKETS Farmer’s Markets across Canada are seeing significant increases in sales, and the future looks bright as their economic impact exceeds $5 billion nationally. Even with higher price points, the farmers’ market movement is making inroads. Farmers markets are generating economic growth for local economies and giving consumers localization of foods, organic foods and that agrarian connection that they desire. And consumers are willing to pay more. During the summer, the Moose Jaw Farmers’ Markets attracts a steady stream of visitors to its downtown. THE MOOSE JAW ADVANTAGE > 17


Manufacturing Locally, this sector includes a diverse production of goods, such as: farm equipment, transportation equipment, petroleum products, glass beads for industrial use, asphalt and concrete batch plants, gravel pits, clothing, jewelry, etc. OIL REFINERY Moose Jaw Refinery is a petroleum processing plant that produces products for asphalt road construction and roofing flux for asphalt shingle industry, along with other products used in the oil and gas sector. CANADIAN MANUFACTURING 10-YEAR INCENTIVE provides manufacturers with a ten-year tax incentive to boost productivity-enhancing investment by providing an accelerated capital cost allowance (CCA) at a rate of 50 per cent on a declining-balance basis for machinery and equipment used in manufacturing and processing. This is a substantially faster write-off than the standard 30 per cent rate, allowing businesses to defer taxes and recover the cost of their capital investments more rapidly. The measure will apply to capital assets acquired after 2015 and before 2026. New investments will help position them to meet both present and future economic challenges, while creating jobs and growth. The ten-year term will

provide businesses with more planning certainty for larger, long-term projects. SASKATCHEWAN MANUFACTURING AND PROCESSING TAX INCENTIVE The Province has introduced two new non-refundable tax credits to eligible manufacturing and processing corporations. To be eligible the company must: I. expand the number of M&P full time employees above the number employed in 2014. The incentive offers tax credits of $3,000 in respect to each incremental full-time employee for each of the 2015 through 2019 taxation years, and/or II. expand the number of full time employees who primarily conduct activities typically considered “head office” functions, such as strategic planning, marketing, legal, finance, IT, HR, procurement, and communications. This portion of the incentive offers $10,000 in respect to each incremental full-time “head office” employee for each of the 2015 through 2019 taxation years. To qualify the company must have a minimum of 10 employees with a payroll over $1 million and demonstrate a 20 per cent increase over the 2014 base level of employment.

Transportation & Warehousing RAIL Moose Jaw is the hub of two national railways: Canadian Pacific Railway and the Canadian National Railway and terminus of Soo-Line, a direct link to Minneapolis and Chicago. Moose Jaw is the largest mainline refueling facility on CPR’s North American Network. Moose Jaw serves on the north-south traffic route for Corridor’s giant Global Transportation Hub which feeds materials east and west, and to and from the United States. TRUCKING Moose Jaw has experienced significant growth in its trucking sector as a prime distribution hub. Moose Jaw is located halfway between Calgary and Winnipeg on the Trans-Canada Highway. Highway #39 connects Moose Jaw to major U.S. markets. The city is home to several large trucking firms shipping products across North America. Some local carrier companies include: Roberge Transport Inc., Favel Transportation Inc., Rockport Carrier Co. Ltd, Norcan Industries Ltd., and Gibson International Carriers. Companies like DD Truck & Trailer Repair, Golden West Trailers & Equipment, Southern Semi-Services, 18 Wheel Car Wash, Roberge Truck Wash, Super ‘B’ Truck and RV Wash Ltd service the local trucking industry. Recent changes to the vehicle weights and dimensions regulations include increasing the length of the B-train

18 > THE MOOSE JAW ADVANTAGE

double trailer truck combinations from 26 to 27.5 meters. The maximum truck weight has increased to 63,500 kg up from 62,500 kg. Longer aerodynamic devices attached to trucks to improve fuel efficiency. These changes lower costs and allow for more efficient movement of products across provincial border making Saskatchewan exporters more competitive. The Canadian Trucking Alliance says the industry is facing a looming labour shortage that could reach 48,000 drivers by 2024. The average truck driver is over 47 and almost 30 per cent of the driving force is over 55 years. The report says the average salary of a truck driver in 2011 was $40,728 but long haul truck drivers can easily make $70,000-$80,000 a year, providing excellent career opportunities.


Wholesale and Retail Trade WHOLESALE TRADE The performance of whole sale trade sector is an important indicator of the health of the economy. According to Sask Trends Monitor, sales by Saskatchewan wholesalers declined by 14.8 per cent between January and May 2016, off-setting the increases over the past three years to put sales near the level they were at in 2012. But the decline has more to do with price than (namely the price of oil) than volume as employment by wholesale trade increased by 10 per cent during this same period. RETAIL TRADE Moose Jaw is a major rural service centre serving a trading area of approximately 60,000 people – a growing trade area population that is becoming less rural. Moose Jaw’s retail sales have continued at a slightly slower pace in recent years.

COMMERCIAL DEVELOPMENT MOOSE JAW OFFICE MARKET For the first time in decades, Moose Jaw has a significant inventory of premium office space available. The stunning restoration of historic Ross School located at 350 Oak Street has added 34,416 square feet of prime office space for lease. MOOSE JAW COMMERCIAL In Moose Jaw commercial lease rates are more affordable. Vacancy rates are a good indication of slowing commercial/industrial market and expect both price reductions and incentives to attract tenants. Thatcher Drive is a major traffic thoroughfare serving a growing commercial district… and home to several large multi-nationals and box-stores, such as Walmart, Superstore, Staples, Peavey Mart, and Mark’s Work

Warehouse. Commercial developments include Harvard Developments’ “Thatcher Crossing” and Century West’s strip mall. The former Sobey’s grocery store (6,000 square feet) is the site of the new Rona Store, creating almost 70 new jobs. Main Street - Construction of the $27 million Civic Centre Plaza is well underway adding 70,000 square feet of leased space to inventory. The former Zeller’s store (estimated 15,000 square feet) in the Town ’N’ Country Mall is remains vacant, with rumours that a Save-onFoods store may open in the future. Moose Jaw will receive a new private liquor store. Like Regina, Moose Jaw will feel upward influence on commercial vacancy rates until the provincial economy improves. The table below compares Moose Jaw commercial economic indicators with seven (of 12) other secondary markets in the province: MOOSE JAW COMMERCIAL RETAIL LEASE RATES Commercial lease rates vary considerably based on the property’s location, age and size of the space. Lease rates for new properties located along the busier streets (i.e. Main Street, Thatcher Drive) are in the $20-27 net lease per square foot range. Older down town office space will be in the range of $10-$12 per square foot. The downtown area has enjoyed more than a decade of low vacancy rates especially along Main Street. Storefront retail lease rates ranging from $12 to $18 per square foot triple net.

INDUSTRIAL DEVELOPMENT INDUSTRIAL MARKET OUTLOOK According to Colliers International and Avison Young reports, industrial vacancy rates are on the rise for 2017 due to the impact of the

ICR Secondary Market Report

Moose Jaw

Prince Albert

Swift Current

Lloydminster

Estevan

Weyburn

Yorkton

North Battleford

Population

36,409

44,988

17,990

31,377

13,513

11,916

19,194

16,747

Annual Projected Growth (2014-2024)

0.48%

0.85%

1.19%

2.66%

1.61%

1.19%

0.75%

1.07%

Average Household Income

$93,497

$95,476

$102,738

$142,185

$139,795

$102,738

$97,164

$91,791

500,000

2,000,000

340,000

285,000

690,000

575,000

Estimated Retail Inventory SF 2015 Vacancy Rate

1,000,000 1,200,000 5.10%

5.38%

4.46%

3.51%

5.56%

5.55%

6.82%

5.38%

Trading Area Population

60,000

150,000

55,000

160,000

50,000

30,000

150,000

62,000

2014 Retail Trade Sales (last available data)

$753M

$858M

$406M

$1.058M

$366M

N/A

$595M

$538M

$23,028

$19,308

$22,962

$59,984

$27,907

-

$31,253

$32,369

2014 Retail Trade per Capita

THE MOOSE JAW ADVANTAGE > 19


impact of oil and gas and potash markets. Colliers expects the industrial market to continue to soften as economic conditions remain weak. Net asking rental rate is around $11.75 per square foot, but there may be reductions in 2017, as landlords become more competitive to attract tenants.

Stock photo provided by Pond5

New MOOSE JAW INDUSTRIAL PARK The new industrial park is situated next to a national railway and Trans-Canada highway ideal for export of products east, west and south. The City of Moose Jaw is looking to attract a cluster of industrial processing plants willing to cost share infrastructure, including sewer and water, roads, rail, gas and power utilities. The new industrial park will serve as a major hub for both rail and truck transportation. The industrial park is located in the southeast quadrant of the city, near the waste water treatment plant, lagoons, and effluent irrigation. This is the type of infrastructure attractive to wet processing plants.

Health Services Moose Jaw serves as a regional health care centre with a major hospital, rehabilitation centre and long term care facilities. Five outpatient clinics provide residents with easy access to over 40 physicians and surgeons. The Crescent View Clinic takes pressure off the emergency room by treating minor health issues and is operated by nurse practitioners. F.H. WIGMORE REGIONAL HOSPITAL The new hospital is located adjacent the Trans-Canada Highway on Diefenbaker Drive. This is the first large hospital in Canada using lean design and the only one of its kind in Saskatchewan. The three-story, 72-bed facility features four operating rooms, two procedure rooms and a MRI. The $3.3M Philips Ingenia 1.5T MRI is one of seven in the province, and the first in the Five Hills Region. Surgery, day surgery, observation and the lab are located on the main floor. Mental health and addictions, ICU and medicine are found on the second floor. Women’s services and surgical beds are located on the third floor. Saskatchewan’s hyperbaric (decompression) chamber is also located in the new hospital.

20 > THE MOOSE JAW ADVANTAGE

In 2017 amalgamation of the Five Hills Regional Health Authority into a single provincial health authority will mean jobs losses to Moose Jaw. CLOSURE OF VALLEY VIEW CENTRE Valley View Centre has been home to people with intellectual disabilities for decades, and at one time generated $1.8M in payroll every month. The Centre stopped admitting new residents in 2002 due to deteriorating conditions of the facility. The Province of Saskatchewan announced that it will shut down the facility instead of spending $37M in upgrades to keep it open. The date of closing has been delayed from March 2016 to March 2019 to allow more time to transition care of its roughly 210 residents into the group home service delivery model. Several group homes have been constructed or renovated around the city creating labour shortages for group home care workers. The announced closure has affected resident care workers, housekeeping and food service staff (an estimated 200 full-time and 300 part-time). Since 2012’s announcement of the closure, over 80 layoff notices have been issued.


Education Services ACCESS TO WORKFORCE TRAINING Saskatchewan Polytechnic aligns and adjusts programs to meet employers’ current and future needs. This is a winning strategy for employers and students alike. Saskatchewan Polytechnic has a student enrolment (full load equivalent) of 13,502 at its fours campuses, including Moose Jaw with 2,868 students with just under 900 graduates annually and employs about 300 people. Moose Jaw’s Polytechnic Palliser Campus is a technical and trades college. Moose Jaw Palliser Campus graduates are highly trained in the areas of Engineering Technologies, Building Trades, and Business Administration. Other programs such as Food Services, Adult Basic Education and English as a Second Language are also offered. Starting in 2018 the school will offer an Alternative Energy Program, the first of its kind in Saskatchewan. The school offers a bachelor’s program and students can transition into University of Regina degree programs from Palliser Campus, receiving full credit for courses taken. Palliser Campus has the advantage of being the only campus in the province to offer co-op education work experience programs. The Cooperative Education program, in which business and technology students gain on-the job training at area businesses and industries, is highly successful. In addition to its traditional education role and importance as a major institutional employer, Polytechnic serves the business community through special education and research initiatives. Saskatchewan’s Apprenticeship and Trades Certification Commission expect to train 6,500 apprentices in 2017.

15 Wing is home to the Snowbirds, an icon of national pride and the Canadian Forces demonstration team.

NATO FLYING TRAINING (NFTC) Canadian Forces Base 15 Wing Moose Jaw is home to the NATO Flying Training in Canada (NFTC). CAE is a simulation-training-system company, providing flight simulation training. CAE is the prime contractor responsible for the NFTC program which involves base facilities, delivering ground-school classroom and simulator training, and support of live flying training until 2023/24. The NFTC program, which CAE operates in partnership with the Government of Canada, is run out of Moose Jaw and Cold Lake (Alberta) employing 190 and 26 staff respectively. CAE has expanded its offering into support for live flying training of future military pilots. CAE and the Air Force train high-quality pilots from dozens of countries from around the world. The company is banking on a second contract so they can continue their NFTC training program for another 25 years. To prepare for that, CAE will need to attract over 200 highly skilled highly skilled workers to replace those who will be retiring in the next decade. Attracting skilled workers to Moose Jaw will be a high priority. CAE is exploring other training opportunities and hopes to expand its operation driving up the demand for highly skilled airplane mechanics. Meanwhile, many of those retiring with “really good pensions” are expected to stay in Moose Jaw. 15 Wing is home to the Snowbirds, an icon of national pride and the Canadian Forces demonstration team. THE MOOSE JAW ADVANTAGE > 21


Tourism and Hospitality

TOURISM Saskatchewan’s tourism industry generates over $2.12 billion annually in economic spin-off and records about 12.5 million visits per year. Over 80 per cent of tourism dollars come from Saskatchewan residents. Moose Jaw boasts one of the highest numbers of tourist attractions per capita in Canada and contributes over $90 million a year to the local economy. According to Census information, Moose Jaw experienced more overnight, destination and longer stays from points of origin outside Saskatchewan than comparable size cities in the rest of the province. The city is already a well-known tourist destination, and tourists see Moose Jaw as a very safe and relaxing place to vacation. Local downtown shops depend on a strong tourist trade, and not surprisingly are often the first to feel a down-turn in the economy. Several hotels have opened or expanded in the past few years expanding the supply of new rooms substantially. HERITAGE TOURISM Moose Jaw certainly recognizes the value of maintaining and restoring historic buildings and creating unique experiences for tourists. In a bold act of imagination, the city rejuvenated its downtown economy by tapping into the value of heritage buildings and its rich history. Moose Jaw’s historic Grant Hall Inn has been transformed into a stunningly elegant boutique hotel with fine-dining restaurant, lounge, and retail area. Preservation of the city’s heritage and cultural assets provides a backdrop for many arts and culture attractions, including the Mae Wilson Performing Arts Theatre, Conexus Cultural Centre, Temple Gardens Mineral Spa, Casino Moose Jaw, the Tunnels of Moose Jaw, Yvette Moore Gallery, Moose Jaw Trolley Car Tours, Burrowing Owls, Sukanen Ship Pioneer Village & Museum, Library and Art Museum, and Western Development Museum, etc. Temple Gardens Mineral Spa is named one of the ‘Top 100 Spas in North America’ placing 45th and included in the ‘Top 10 Getaways in Canada’.

22 > THE MOOSE JAW ADVANTAGE

MOSAIC PLACE AND YARACENTRE the City’s hockey, curling sports complex and field house have attracted major sporting events, festivals and conventions to the city. In 2016 Mosaic Place earned recognition in the Top 5 Venues Today Magazine attracting over 650,000 turns annually. DINING & SHOPPING The historic downtown area showcases plenty of one-of-a-kind shopping and dining experiences found throughout its many boutiques and cafes offering a personalized brand of customer service. ARTS & CULTURE FESTIVALS Visitors enjoy a host of arts and cultural festivals, such as: the Festival of Words, Moose Jaw Band and Choral Festival, Music Festival, Motif, Moose Jaw Dance Festival, etc. RuBarb Productions Inc. is a local theatrical production company providing educational opportunities to young people and live theatre year round at the Mae Wilson Theatre.

Moose Jaw Cultural Centre & Mae Wilson Theatre.


Construction Sector

2017 BUILDING PERMIT REPORT Building permits are a traditional indicator of a local investment and economic health. City of Moose Jaw Building Permit Report indicates local investment slightly lower than the same five month period in 2016, with the lion’s share of investment coming from residential construction. For the period January 1 - May 31, 2017, the City issued 120 permits valued at $13,706,752, down from $18,625,197 recorded in 2016 with 115 permits issued. Permits for 21 single family homes the first five months of 2017 is down slightly from the 25 permits issued for the same period in the prior year. City of Moose Jaw Building Permit Report

Residential $

Commercial $

Industrial $

Institutional $

January

781,030

February

985,240

440,000

0

897,500

560,800

375,000

0

2016 BUILDING PERMIT REPORT SUMMARY In 2016, the City issued 285 permits valued at $38,917,947, down by 27 per cent from $53,255,742 (317 permits) recorded in 2015. The value of commercial and industrial building permits dropped by 28 per cent to $15,682,956 compared to $21,881,280 recorded in 2015. As well, residential construction values in 2016 totaling $22,005,391 were down by 27 per cent compared to $29,993,843 recorded in 2015.

2016 Value of Monthly Building Permits $

2016 YTD $

2,118,530

2,118,530

324,303

1,921,040 4,0395,570

3,492,823

2015 YTD $

March

2,934,025

1,112,718

0

0

4,046,743

8,086,313

7,467,248

April

5,950,599

409,225

804,600

58,000

7,222,424

15,308,737

14,113,348

May

1,816,461

1,500,000

0

0

3,316,461

18,625,198

18,183,698

June

1,997,036

753,000

0

0

2,750,036

21,375,234

26,377,493

July

2,962,340

1,433,113

660,000

3,000

5,058,453 26,433,687

28,994,558

1,518,680

2,706,000

2,533,600

10,000

6,768,280

33,201,967

33,459,693

703,220

544,600

0

0

1,247,820

34,449,787

42,895,082

1,874,500

160,000

0

242,600

2,277,100 36,726,887

46,509,637

August September October November

482,260

163,100

265,000

7,000

917,360

37,644247

51,400,342

December

0

1,251,200

20,000

2,500

1,273,700

38,917,949

53,255,742

$11,033,756 $4,649,200

$1,220,600

$38,917,947

2016

$22,005,391

2015 Total $53,255,742

2014 Total $131,510,249

2013 Total $96,126,945

Source: City of Moose Jaw Building Permit Reports

THE MOOSE JAW ADVANTAGE > 23


HISTORICAL BUILDING PERMIT ACTIVITY 2001 – 2016 The record high was set in 2014 with the value of building permits totaling $131.5M; the lowest recorded value was set in 2001 at $13.5M. 2017 MOOSE JAW HOUSING STARTS For the period January 1 – May 31, 2017 the City issued 21 permits for new dwellings, valued at $8,032,180 compared to 25 permits issued for the same period in the prior year valued at $11,440,154. In 2016 Moose Jaw recorded 53 building permits for new dwellings valued at $20,503,339 compared to 53 permits in 2015, valued at $16,773,000. Construction of multi-family condo units remained slow in 2016 as the high inventory of new and resale condos cooled the pace of new projects, especially multi-family units. The record for dwellings starts was set during 2012 with 132 starts valued at $37.4M. In 2016 Moose Jaw recorded 53 building permits for new dwellings valued at $20,503,339 compared to 53 permits in 2015, valued at $16,773,000. Construction of multifamily condo units remained slow in 2016 as the high inventory of new and resale condos cooled the pace of new projects, especially multi-family units. The record for dwellings starts was set during 2012 with 132 starts valued at $37.4M. New residential construction continues in newer neighbourhoods such as Iron Bridge, West Park, Deveraux, and New Rock subdivisions: CITY OF MOOSE JAW PERMIT - YEAR OVER YEAR COMPARISON (2001 –2016) Year

Industrial & Commercial

Residential

Institutional

Total

Monthly Average

2001

$

3,928,508

$

5,100,093

$

4,514,682

$

13,543,283

$

1,128,607

2002

$

5,058,984

$

7,621,664

$

5,249,170

$

17,929,818

$

1,494,152

2003

$

9,971,524

$

12,331,300

$

582,974

$ 22,885,798

$

1,907,150

2004

$

14,716,050

$

13,224,100

$

2,893,025

$

30,833,175

$

2,569,431

2005

$

13,137,300

$

5,208,000

$

4,536,000

$ 22,881,300

$

1,906,775

2006

$

17,841,700

$

14,757,000

$

3,396,000

$ 35,994,700

$

2,999,558

2007

$ 24,738,700

$

3,725,500

$

12,395,000

$ 40,859,200

$

3,404,933

2008

$ 44,308,600

$

6,614,100

$

3,421,592

$ 54,344,292

$

4,528,691

2009

$ 27,265,560

$

59,101,263*

$

4,723,485

$ 91,090,308

$

7,590,859

2010

$

$

8,740,147

$

4,325,398

$

47,743,000

$

3,978,617

2011

$ 29,890,266

$ 20,435,598

$

3,594,261

$ 55,920,000

$

4,660,000

2012

$

47,193,776

$

$

781,770

$ 68,108,346

$

5,675,725

2013

$

50,390,716

$ 22,772,708

$ 23,163,521**

$

96,126,945

$

8,010,579

2014

$ 48,086,535

$ 29,192,402

$

54,211,312**

$

131,510,249

$

10,592,186

2015

$ 29,993,848

$

21,881,280

$

1,167,414

$

53,255,742

$

4,437,979

2016

$

$

15,682,956

$

1,220,600

$

38,917,947

$

3,243,162

34,677,854

22,005,391

17,445,800

Source: City of Moose Jaw - Building Permit Reports 24 > THE MOOSE JAW ADVANTAGE

*Mosaic Place, ** Hospital


Creekstone Developments.

BUILDING PERMIT REPORT - HOUSING STARTS (2012 - 2017 YTD)

MOOSE JAW Permits for Single family, row, apartment, semi-detached $ Value New Residential – all types (excl. land)

2017 YTD (Jan 1 May 31)

2016

2015

2014

2013

2012

21

53

53

81

77

132

$8,032,180

$20,503,339

$16,773,000

$23,162,465

$22,103,600

$37,433,431

Source: Moose Jaw Building Permits

NEW MOOSE JAW NEIGHBORHOOD DEVELOPMENTS

DESCRIPTION OF DEVELOPMENT

STATUS (as of January 2017)

West Park Development

Approximately 200 acres - when complete will create 440 single family and 275 condominium units; anticipating a population of 1880. Phase 1: Completed Phase 2: complete Phase 3 Seniors project has opened.

Phase 4 underway

Iron Bridge Estates

Private Development – Country Residential with well over half of the 91 lots sold. Several new homes are under construction.

Well underway

Westheath Phases IV & V

City Development Phase 4 about 12 narrow lots and three R-2 lots available. Phase 5 in very preliminary planning stage.

Phase 4 – well underway.

New Rock Developments

Phase 1 Creekstone Villas Bradley Street SW - 34 townhouse project completed. Phase 2 Bungalow-condo project well under way.

Well underway

Former Ross School Site

Private Development 20 single detached lots – and homes are under construction.

Well underway

Deveraux Developments

Phase 2 condos under construction.

Phase 2 underway THE MOOSE JAW ADVANTAGE > 25


2017 Housing Outlook According to CMHC’s Market Outlook Report for the Prairie Region, economic conditions have remained weak, as the low commodity environment continued to negatively affect economic activity and consequently, labour market conditions. As a result, builders have lowered new production focusing instead on inventory reduction, especially multi-family units. Housing starts are forecasted to stabilize in 2017 as inventory reduction holds back growth. By 2018, reduced inventories, stronger economic and employment growth will increase housing starts. In Saskatchewan total housing starts are projected to increase to 4,600 to 5,200 units in 2017 and 4,900 to 5,500 in 2018, compared to the 5,000 units built in 2016 and 5149 units in 2015. Housing starts are regarded as an indicator of a region’s economic vitality. CMHC says in Saskatchewan there is “moderate” evidence of overbuilding and “strong” evidence of overvaluation in some markets. The scaling back of construction has helped reduce housing inventory going into 2017, but even so the trend of more homes for sale than buyers is likely to continue well into 2017. For the same reasons, the number of resale transaction in Saskatchewan is also down but improving economic conditions should gradually lift the number of MLS sales. In Saskatchewan, resales are projected to stabilize in 2017 to a range of 11,600 to 11,900 transactions, compared to 11,500 - 11,700 MLS sales in 2016 and 12,245 sales in 2015. The Buyer’s market conditions throughout 2016 caused the average MLS price to decrease to $289,700 from $297,487 in 2015. This year prices are expected to stabilize and then firm up due to economic and demographic growth. The average price will gradually rise to a range between $291,500 to $300,500 in 2017 and between $294,500 and $304,100 in 2018. In the past few years, Saskatchewan’s large influx of migrants has generated momentum in resale market. Relatively improving economic conditions in other provinces has moderated the inflows of migrants. For the housing market, the slowdown in population growth and employment comes at a time when a glut of supply is looking to be absorbed with a record number of completed but unoccupied units.

in 2017 will support home sales although the recent addition of PST on labour for new homes may prompt home owners to look at used homes as a more affordable option. 2017 MOOSE JAW MLS RESALE MARKET HOUSING The new matrix Home Price Index (HPI) which measures residential price trends based on four benchmark home types, is considered more accurate of housing prices than average or median. In April 2017, the city of Moose Jaw’s MLS Home Price Index (HPI) reported a residential Benchmark price of $226,100 compared to $225,900 in the same month last year and second lowest compared to neighboring cities. For the period January-April 2017, the city of Moose Jaw recorded 134 sales compared to 137 for the same period in 2016. Meanwhile the year to date number of new listings is up with 395 for the period compared to 363 last year. The average days on the market has increased to 62 day in 2017 compared to 57 in 2016. Year to date 2017 experienced the poor “solds to listings” performance and is deemed a “buyer’s market” continuing the long term trend since 2015. The sales to new listing ratio this year is 33.9 per cent year to date compared to 37.7 per cent for the same period last year.

Housing Price Comparison – April Report

MLS HPI Benchmark Price April 2017

MLS HPI Benchmark Price April 2016

YearOver-Year Growth

MOOSE JAW HOUSING REPORT

Regina

$292,900

$291,900

0.34%

2017 MOOSE JAW HOUSING OUTLOOK “New home” inventory and increasing supply of resale homes remains a constraining factor to single-detached starts in 2017. Population growth is necessary to allow existing singlefamily and multi-family units to be absorbed. The average MLS price is expected to remain stable or possibly moderately decline. The continuation of low interest rates

Estevan

$258,100

$272,900

-5.42%

Swift Current

$285,400

$276,600

3.18%

Weyburn

$238,200

$254,700

-6.48%

Moose Jaw

$226,100

$225,900

0.09%

Yorkton

$194,600

$207,100

-6.03%

26 > THE MOOSE JAW ADVANTAGE


2016 Fall Vacancy %

2015 Fall Vacancy %

2014 Fall Vacancy %

2016 Fall Rental Rates 2-bdrm $

2015 Fall Rental Rates 2-bdrm $

2014 Fall Rental Rates 2-bdrm $

Saskatchewan Urban Centres

9.4

6.8

4.1

980

975

975

Moose Jaw CA

3.3

3.4

3.3

802

806

795

Bachelor

6.1

3.7

4.1

575

566

576

1 Bedroom

3.5

3.9

3.0

715

714

709

2 Bedroom

3.0

3.1

3.6

890

894

873

5.5

5.4

3.0

1,023

1,007

988

10.3

6.5

3.4

1,019

999

998

9.2

4.9

5.8

779

784

741

Estevan CA

27.6

20.8

12.5

898

1,036

1,158

Yorkton CA

5.1

8.2

5.4

859

844

807

Prince Albert

5.3

5.9

8.8

837

870

861

Apartment Rental 2016 Fall Report

Regina CA Saskatoon CA Swift Current CA

MOOSE JAW RENTAL MARKET REPORT 2017 PROVINCIAL RENTAL MARKET HIGHLIGHTS Vacancy rates in the province have increased while rents have declined in many of Saskatchewan’s urban centre as supply of new rental units out paces demand. As a result of weaker migration to the province and recent additions to the rental stock, the provincial vacancy rate saw upward pressure in the October 2016 to 9.4 per cent up from 6.8 per cent in October of the prior year. According to CMHC’s Fall 2016 Survey, apartment vacancy rates ranged from a low of 3.3 per cent in Moose Jaw to a high of 27.6 per cent in Estevan. Two bedroom apartments had the highest vacancy rates causing rent to decrease by 1.2 per cent. The rental supply in the province increased by 567 units - with a significant rise in condominium rentals. Overall, the increase in supply in both the primary and secondary rental markets and the decrease in demand resulted in higher apartment vacancies in the Province. The average monthly rent for a two bedroom apartment in Saskatchewan urban centres was down to $1,053 in October 2016 compared to $1056 in October 2015. This compares to $1,075 in April 2015.

SENIORS HOUSING OUTLOOK REPORT In just a few years, seniors will out-number children under five in North America. Senior’s housing is already big business. Explosive growth is expected in the next decade, and investors are positioning themselves for the future. Today baby boomers are not using assisted-living facilities but they are referring their parents to them; in the future their children will do the same. Retired University of Toronto professor and demographic expert David Foot says real estate investors should keep in mind seniors’ housing needs will change as they age. People are living longer, so some seniors may move from big suburban homes into condos, followed by an assisted-living residence, followed by a nursing home.

Moose Jaw’s Fall 2016 vacancy rate was 3.3 per cent, down from 3.4 per cent in October 2015 and 4.1% in October 2014. Despite the increased rental supply, CMHC reported that Moose Jaw recorded the lowest vacancy among all other communities in the province. Increased supply has helped to stabilize Moose Jaw’s vacancy rates which were a challenging 2.7 per cent in October 2013 and 1 per cent in 2012. In the past, low vacancy rates (around 1%) were a barrier to attracting new workers.

Senior residences are those units where the majority of residents are seniors who have access to additional services not offered in traditional rental structures, including on-site meal plan, housekeeping, laundry service, and 24-hour bell service. 24-hour bell service is provided in 84 per cent of seniors’ structures, with the second most common amenity on-site nursing services, available in nearly 38 per cent of seniors residences.

MOOSE JAW - RENTS ARE DECLINING According to CMHC’s 2016 Fall Rental Report, Moose Jaw’s average rent has decreased to $802/month compared to $806 in October 2015, up from $795 in October 2014 and $752 in October 2013. Moose Jaw’s average rent remains one of the lowest in the province, with only Swift Current ($779/month), Weyburn ($764/month) and North Battleford ($796/month) experiencing lower rates. This compares to Regina at $1,023/month. Estevan is feeling the brunt of the decline oil and gas sector with the city’s average rent, once the highest in the province at $1,036/month, down 27.6 per cent to $898/month.

Demand for seniors housing in the province has been supported by growth in seniors’ population, with 79,200 persons aged 75 years or older in 2016 (compares to 78,600 aged 75 years or older in 2015).

2016 (FALL REPORT) MOOSE JAW RENTAL MARKET REPORT Increased Inventory lifts vacancy rate Supply and demand are considered in balance when vacancy rates are above three per cent and closer to five per cent. Over the past five years, builders have taken advantage of tax incentives to increase the local stock of purpose built rental units. Moose Jaw has over 1,200 rental units.

THE MOOSE JAW ADVANTAGE > 27


Despite this strong demand, the increase in supply has helped push vacancies rates higher. According to CMHC’s 2016 Survey there are 6,900 standard and non-standard spaces housing 6,751 seniors. Although supply is up from 6,478 senior spaces in 2015 (6,404 spaces in 2014 and 5,835 in 2013), Saskatchewan’s vacancy rate remain unchanged at 10.6 per cent compared to October 2015. This compares to 9.9 per cent vacancy recorded in 2014, and 8.8 per cent in 2013. Provincially, the average monthly rent for a standard retirement spaces was $2,768 in 2016, up from $2,667 in 2015, $2,713 in 2014, and $2,505 in 2013. Heavy care spaces are classified as spaces in seniors’ residences that provide 1.5 hours or more of healthcare per day to its residents with Alzheimer, dementia and mobility support residents. The vacancy rate for heavy care spaces in Saskatchewan was 11.5 per cent in 2016, compared 8.9 per cent in 2015, 6 per cent in 2014 and 4.9 per cent in 2013. The average monthly rental rate for heavy care spaces $4,464 in 2016 compared to $4,194 in 2015, $4,309 in 2014, and $3,597 in 2013. Regina had a vacancy rate of 8.2 in October 2016, compared to 6.8 per cent in 2015 and 6.1 per cent in 2014. Saskatoon’s vacancy rate was 11.2 per cent in October 2016 compared to 9.6 per cent in 2015, and 8.6% in 2014.

28 > THE MOOSE JAW ADVANTAGE

Saskatchewan (%)

Moose Jaw compared to Saskatchewan

In 2016 smaller Saskatchewan cities/towns recorded an average vacancy of 12.7 per cent (down from 14.1 per cent in 2015) and rent of $2,494 (compared to $2,357 in 2014 and $2,282 in 2013). Because of the new builds adding to local supply, the Moose Jaw senior residential market remains very competitive. Consumers are very price savvy with some seniors are shifting from one facility to another. Price competitiveness will continue giving local seniors the advantage depending on the level of services they require. Local rates vary depending on the facility and the level of services provided with the most common amenities offered including 24 hour bell service, on-site meal plan, and a registered nurse on site. Other local services might include exercise facilities, internet, and transportation services.

SENIORS POPULATION IN MOOSE JAW Moose Jaw has a higher concentration (10.46%) of its population aged 75+ years compared to the province (7.71%); Moose Jaw has approximately 3,850 people aged 75 years (about 8,100 people are seniors over 60 years).

Moose Jaw (%)

SENIORS’ HOUSING IN MOOSE JAW Increased vacancy rates are being reported for standard care facilities while the heavy-care options seem to be in higher demand. The 79 suite West Park Crossing Retirement Community offers standard as well as memory-care facilities. Other senior assisted living residences have opened in recent years: the Caleb (south west) with 94 units and Memories on Bringham Road (10 rooms). The Grant Hall Retirement Living (downtown) has been converted into hotel rooms in 2017 due to high local vacancy rates. Other larger seniors’ residences in the city include: Mulberry; the Bentley; Chateau St. Michaels; Crescent Park Villa; Pioneer Lodge; Providence Place; Extendicare and Chez Nous (now under new ownership a self sustaining charity called ‘Home 4 Good’).

Age 60-64

6.35

6.01

Similar

Age 65-69

5.23

4.8

Similar

Age 70-74

3.83

3.51

Similar

Age 75-79

3.33

2.81

Higher

Age 80-84

3.10

2.30

Higher

Age 85+

4.03

2.60

Higher

2015 Population Distribution by Senior Age Cohorts


Socio-Demographic Overview

Census: Population

2016 #

2011 #

Change %

1,098,352

1,033,352

6.5%

Regina

215,106

193,150

11.4%

Saskatoon

246,376

222,246

10.9%

Saskatchewan

Swift Current

16,604

15,554

6.8%

Yorkton

16,343

15,699

4.3%

Estevan

11,483

11,054

3.9%

Weyburn

10,870

10,484

3.7%

Prince Albert

35,926

35,129

2.3%

Moose Jaw

33,890

33,274

1.9%

Saskatchewan’s population will continue to grow (albeit more slowly than before) because of more births than deaths and because of the influx of new immigrants to this province. The number of foreign workers in Saskatchewan has grown by 310 per cent since 2005, and recent statistics show 11,000 workers are in the province on temporary work permits. AGING POPULATION The number of people aged 65 years and over crossed over a new threshold now comprising just a slightly greater proportion of Canadians aged 14 years and younger. This trend is expected to continue

MOOSE JAW’S POPULATION GROWTH According to data released by Statistics Canada from Census 2016, Moose Jaw gained 616 residents since 2011 (1.9 per cent), the second lowest gain of the 16 Saskatchewan cities, and well under the provincial population growth of 6.5 per cent. Population by Census Year

Moose Jaw

Growth

32,973

-

2001

32,131

-2.6%

2006

32,132

0%

2011

33,274

3.6%

2016

33,890

1.9%

1996

MOOSE JAW POPULATION BY AGE COHORT According to Manifold Data Mining, the current make-up of the city’s population is similar to the province with the exception that Moose Jaw has a lower distribution of children aged 0 to 14 years (16.39% compared to 18.22% for the province) and a higher concentration of those aged 75 years and older (19.52 % compared 16.52 for the province). Saskatchewan (%)

SASKATCHEWAN POPULATION GROWTH According to data released by Statistics Canada from Census 2016, Saskatchewan’s population of 1,098,352 was the second fastest growing province adding 64,971 more people during the five years from 2011 to 2016, Saskatchewan’s overall 6.3 per cent growth exceeded the Canadian average and is the second best in the past 50 years with only the period 2006 to 2011 growing 6.7 per cent. The vast majority of that growth (91 per cent) occurred in the province’s 16 cities which increased by 9.9 per cent. Saskatchewan’s towns grew by 2.7 per cent, villages grew by 0.5 per cent and rural municipalities grew by 1.1 per cent. Regina’s population increased by 11.8 per cent and Saskatoon’s by 12.5 per cent.

due to the ever-aging population and low birth rates. Fortunately Saskatchewan has more time to prepare for an aging population than most of the other provinces as its rising immigration and First Nations population (disproportionately young) are helping to keep it young.

Moose Jaw (%)

CANADA’S POPULATION According to Statistics Canada’s 2016 Census Report, Canada has the highest population growth of all the G7 countries, a growth driven by immigration as opposed to birth. The 2016 Census counted 35,151,728 people in Canada during the national enumeration with reference day May 10, 2016. This count is lower than the preliminary post census population estimate of 36,207,822 people calculated for the same reference date. A difference between the two figures is expected and Statistics Canada conducts post census coverage studies of a representative sample of individuals. Results of these studies in combination with the census counts are used to produce population estimates which take into account net under coverage.

Age 0-14

16.39

18.22

Age 15-24

12.37

13.57

Age 25-34

12.75

13.34

Age 35-44

11.6

12

Age 45-54

13.65

13.71

Age 55-64

13.72

13.16

Age 65+

19.52

16.02

Population Distribution by Age Cohort

Source: Manifold Data Mining • Median age in Moose Jaw is 41.9 years, compared to 41.6 years in 2006; national median age is 40.6 and provincial is 38.2. • Moose Jaw residents: female 51.8% and male residents 48.2% THE MOOSE JAW ADVANTAGE > 29


• Seniors (65 and over) represent 18.9% of city’s population, compared to national average of 14.8% and provincial average of 14.9%. This is down slightly from 2006 when 19.7% of Moose Jaw’s population fell into the senior age cohort. • Number of children (14 and under) remains about the same from 2006, 16.9% of population, compared to 16.8% nationally and 19.1% provincially • A positive indication for the city was Moose Jaw’s second largest group experiencing growth, namely the 20-39 year age group. This increase in numbers reflects new job creation, and an in-migration of young people from other regions; this is likely the cause of the increase in 0-4 year olds. SELF-EMPLOYED The number of self employed in Moose Jaw amounted to 1,420 or 8.7% of total employed, compared to Saskatchewan at 15.2%. LABOUR FORCE - EMPLOYMENT BY AGE COHORT According to the 2011 Census, 16.6% of the Moose Jaw labour force employed were aged 15-24 years, while those aged 55 to 64 years made up 14.5% of those employed, compared to 15% and 16.1 % respectively for Saskatchewan.

Age Group

Moose Jaw Employed

Saskatchewan Employed

15-24

16.6%

15.0%

55-64

14.5%

16.1%

Labour Force by Occupation

EMPLOYED BY INDUSTRY Moose Jaw’s workforce is largely employed in the Retail Trade; Health Care and Social Assistance; and Accommodation and Food Services Sectors. EMPLOYED BY OCCUPATION Moose Jaw has higher distribution of its labour force employed in Health, Sales and Service, Processing, Manufacturing, and Utilities occupations compared to the province. The city has a much lower percentage of people who work in Management occupations than rest of the province. LEVEL OF EDUCATIONAL ATTAINMENT Moose Jaw has a higher percentage of people (47.8%) who have post secondary certificates, diplomas or degrees compared to the province (46.5%). The city has more people with apprenticeship or trades certificates and college certificates than the province but a lower percentage (10.25%) with bachelor degrees and above bachelor degrees compared to the province (15.17%). HOUSEHOLD INCOME According to Manifold Data Mining, the average 2014 household income for Moose Jaw is $73,864, compared to $86,119 for the province. Median family income for the city is $93,497, compared to $103,641 for the province. AVERAGE INCOME According to Manifold Data Mining, the average 2015 income for Moose Jaw was $42,051, compared to $45,374 for the rest of the province. The city has it highest distribution of incomes in the $20,000$29,000 range, with only 4.25 per cent with incomes above $100,000 compared to the rest of the province (6.7%). Moose Jaw compared to Saskatchewan

Moose Jaw* (%)

Saskatchewan (%)

Total Labour Force 15+

20,787

644,369

All Occupations

98.44

98.42

1.56

1.58

A. Management Occupations

10.25

14.28

Low

B. Business, finance and administration

13.52

14.41

Similar

C. Natural and applied sciences

4.62

4.31

Similar

D. Health

7.32

6.49

High

E. Social sciences, education, government services and religion

11.41

11.67

Similar

F. Art, culture, recreation and sport

1.60

1.46

Similar

G. Sales and service occupations

26.12

22.08

High

H. Trade, transport and equipment operators and related

17.77

17.08

Similar

I. O  ccupations unique to the primary industry

3.00

4.18

Low

J. Occupations unique to processing, manufacturing and utilities

2.84

2.47

High

Occupations - Not Applicable

Source: Manifold Data Mining 30 > THE MOOSE JAW ADVANTAGE


Local Workforce Attraction & Retention IMMIGRATION Recruiting skilled overseas employees with more and more diverse ethnic and cultural backgrounds will increase as local employers rely on attracting skilled workers from other countries to grow. Foreign workers can fill labour shortages in Canada and bring new skills and knowledge to help the city’s economy grow.

Even with historically high rate of population growth, the number of people entering the workforce in the province is not large enough to replace the aging population leaving. Succession planning and retirements will force changes, and advancements will happen from within creating excellent opportunities. Older members in the work force are expected to retire in the next decade and local companies will be forced to compete for new employees. In the next 5 years, 20% of the workforce will be eligible for retirement. In particular there are many management positions nearing retirement. It is estimated Saskatchewan will need 35,000 new workers and 60,000 replacement workers in the next five years. For example, 18 per cent of the province’s construction workforce is expected to retire over the next 10 years - the industry will have to recruit young people to replace as many as 8,800 skilled workers reaching retirement this decade.

Changes to the Saskatchewan Immigration Nominee Program (SINP) are intended to address concerns of both immigrants and the federal government. The focus is on attracting workers with high-skill employment offers, while accepting some applications from workers in demand occupations without the requirement of pre-arranged employment. The new online application system for SNIP has Citizenship and Immigration Canada (CIC) committing to process applications within six months or less, compared to one to four years under the old “first come, first served” application system. The new category targets individuals with post secondary education and training in occupation that are in demand in the province. These high-skilled individuals must have significant work experience, high language skills, and be well educated. The online application is available on www.economy.gov. sk.ca/immigration/express-entry or call 306-798-7467.

LOCAL JOBS Over 1,000 people work in the heavy industrial plants located near Belle Plaine and Bethune with closer to half living in Moose Jaw. More jobs will be created in the Moose Jaw Industrial Park. MINIMUM WAGE As of October 31, 2016 minimum wage across Canada is as follows: Minimum Wage Across Canada

Rate

Saskatchewan (current)

$10.72

Alberta

$12.20

British Columbia

$10.85

Manitoba

$11.00

New Brunswick

$10.65

Newfoundland

$10.50

Northwest Territories

$12.50

Nova Scotia

$10.70

Nunavut

$13.00

Ontario

$11.40

Prince Edward Island Quebec Yukon

$11.00 $$10.75 $11.07

Changes to the Temporary Foreign Worker Program announced by the Federal government have added new requirements, fees and longer wait times even though small business relies on the program to fill vacancies in critical demand trades. The federal government caps the number of new foreign workers that companies can hire at 20 per cent. In 2016 the cap was cut to 10 per cent. NEWCOMERS CENTRE The centre for Moose Jaw Multicultural Council’s Gateway for Newcomers is located at 432 Main Street North, Moose Jaw, SK., (phone 306.693.4677), offering programs and services including access to English as a Second Language classes, childcare, and assistance with employment and immigration related matters. THE MOOSE JAW ADVANTAGE > 31


Relocating to Moose Jaw? REFER TO MOOSE JAW’S RELOCATION GUIDE This guide provides all the information you will need about relocating to Moose Jaw, including map, housing, schools, daycares, employment, health and wellness, sports and recreation, arts and culture and entertainment. Its directory provides contact information on everything from utility hook-ups, health cards and bus passes to garbage collection, laundries and dog licenses. Everyone loves Moose Jaw and those who live here know it is a perfect place to call “home”! It’s a SAFE and satisfying place to raise a family, with an abundance of parks, sporting and recreational facilities, walking trails, and family attractions. Moose Jaw residents enjoy an exceptional quality of life! Moose Jaw is a safe and caring community offering one of the best small city lifestyle in Canada, and not so surprisingly, has been recognized as ONE OF THE TOP 15 SMALL CITIES IN CANADA TO LIVE IN!

For more information contact Jim Dixon, Economic Development Services City of Moose Jaw, 228 Main Street North (3rd Floor, Planning & Development Department) Moose Jaw, SK S6H 3J8

EMAIL edo@moosejaweconomicdevelopment.com PHONE 306.693.7332 (OFFICE) 306.690.8224 (CELL)

moosejaweconomicdevelopment.com

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Moose Jaw Advantage Fall 2017