Municipal elections are fast approaching across Ontario (October 24th) and a plethora of election signs are once again dotting the landscape. For the Town of Collingwood, one item that I am willing to bet will not be a major election topic is Collingwood’s waterfront, I hope I am wrong.
Like many, I found it interesting to read the article titled “Favoured Terminals developer plans boutique hotel, event spaces” in the August 16, 2022 edition of Collingwood Today which provided some insight into one developer’s proposed plans for the Collingwood Terminals property.
At the same time however, redevelopment of Collingwood’s waterfront for me and I suspect others has been a frustrating disappointment. First, this stems from the shear length of time the property(s) has remained largely vacant doing nothing but growing weeds. Secondly I had high hopes the property would someday become a destination for all to enjoy helping to drive the local economy while commemorating Collingwood’s rich shipbuilding and maritime history.
In December of 1985, while on the way to my grandmother’s funeral I stopped to watch the launch of the Sir Wilfred Laurier an icebreaker that was the last ship built at the Collingwood Shipyards. It was the only launch that I witnessed firsthand and for many it was no doubt a sad day to see this piece of Collingwood’s history end and along with it, generations of employment that the shipyards had provided.
On the flip side, I left that event with a myriad of thoughts in my mind or a “vision” so-to-speak as to what could be done with the shipyard property moving forward combined with the economic benefit(s) the town would realize by seeing the property re-purposed and the land redeveloped for both local residents and visitors to enjoy.
Throughout my working career prior to real estate, I travelled extensively across Canada and the United States on business which included 4 years of residency in Chicago. Communities that I visited in my travels be it a small town or a city that were located on a river, lake or the ocean all benefited and were uniquely different by having a vibrant waterfront. Whether it’s human nature, the fact that many people are not fortunate to live in a community located on the water or a combination of both, it has always been apparent to me that humans are drawn to water similar to a magnet attracting steel. Personally I am no exception.
The disappointment I have felt is amplified by a variety of factors. Driving to Collingwood which is essentially the hub of southern Georgian Bay is an eye catching experience for residents and visitors alike. A vibrant community located on the water with a plethora of year-round activities to enjoy. Those driving north on Hwy 124 from Duntroom, are treated with a panoramic view of Collingwood in the distance flanked by the white grain Terminals and the blue waters of Georgian Bay. When the Shipyards were still active, arriving at the end of Hwy 124 (Hurontario Street) you were often in awe looking up at a large ship under construction. Today, Hurontario Street north of First Street is a narrow one way corridor, book ended by retail/commercial buildings on each side with the gap between offering a view of ……well not much of anything.
Driving through Collingwood from the east on Hwy 26 you get a glimpse of the water along the Pretty River Parkway. After that, the water is virtually non-existent as you travel through Town on said highway until you get to Northwind’s Beach in Craigleith which is both a separate Municipality and in another County. If you are able to take your eyes off the road in Collingwood for a quick look down Heritage Drive east of the former Shipyards you might be lucky weather permitting, to get a brief view of Collingwood’s harbour and grain Terminals. That too will change with the six storey Harbourhouse condominium project now in the early phase of construction.
The future and my hopes for Collingwood’s waterfront has been on my mind for years. Back in May 2009 I did a blog post titled “Collingwood Can Learn From Other’s Mistakes” where-in I gave some examples of cities such as Chicago which has parkland, marinas, beaches, restaurants, the Shed Aquarium, a Children’s Museum and more on their waterfront.
Numerous town’s and cities across Canada and the U.S. have a “Fisherman’s Wharf” venue including Victoria, BC and San Francisco. These are just a few examples of municipalities that have turned their waterfront areas into major attractions with shops, restaurants and other amenities that draw the attention of the general public with that magnetic pull to the water while serving as dynamic economic drivers. On the website for Victoria’s Fisherman’s Wharf it says “…a hidden treasure waiting to be discovered.” How great would it be if Collingwood’s waterfront was developed in a manner where it too is described as “a treasure?” Not being a town with a strong history of commercial fishing I am not suggesting that Fisherman’s Wharf is an appropriate name for Collingwood’s waterfront. Instead something with a nautical or maritime theme would be more appropriate and I suspect a contest asking for suggestions from the community would bring a flurry of worthy ideas.
Yes Collingwood has seen a portion of the shipyards revitalized primarily into an upscale residential community and while that’s fine, these prime waterfront lands could and should include so much more for residents and visitors alike to savour and enjoy.
A portion of the Town’s waterfront consists of uses such as the sewage treatment plant, a grocery store and the provincial courthouse. This is not as we say in the real estate profession, “the highest and best use of this property.” Over the years I have often been stopped on the sidewalk or asked by clients “is there a place to get a coffee, a drink or a bite to each by the water?” Regrettably the answer is no which is a shame not only for visitors but for local residents as well.
My daughter who lives in Maui, Hawaii was born in Collingwood and still considers it “home.” She and her family spent the month of July visiting us. One day I took my 5 year old granddaughter to the harbour at the end of Birch Street to see the ducks. We then walked east along the trail towards the Shipyards condominiums and the amphitheatre.
Frankly it’s a pretty uninspiring walk, you can see some of the water but there is limited view and access to the shoreline itself as it is overgrown with trees, shrubs and weeds. That pull to the water is there but as the saying goes, “you can’t get there from here.”
Our walk took us past Collingwood’s sewage treatment plant, a porta-potti, a graffiti covered storage container and a gravelled parking lot with a fenced area storing boats for rowing etc. The overall look and feel is that of a small industrial park. In life you typically get once chance to make a good first impression and I would have to give this section of the Town’s trail system a failing grade.
On a positive note I am pleased to see the amphitheatre being used and enjoyed by many as a musical venue etc. Nothing would be nicer than sitting and listening to a concert in the evening with a view of the bay in the background. Priceless!
Upon arriving at the area by the amphitheatre, you are greeted with another porta-potti and a selection of trash receptacles. Like the other portable washrooms I see around Town the door has a sign promoting the company that supplies them including the caricature of an outhouse and the company’s slogan ” Better Than The Business.” A nice enclosure would hide the trash cans and keep animals such as raccoons etc. out of the garbage and the Town’s agreement with the company supplying the porta-potties should require them to remove the signs from the doors. Overall it is a tacky, unsightly scene that overall reflects a lack of civic pride.
My granddaughter and I then started to hike up to the top of the berm referred in the broader scope of things as the “ridgeline.” As many of us know this consists of soil scrapped from the surface of the shipyards land into the heap we see today. It’s both a disappointment and aesthetically a tangled unmaintained mess. There is only a marginal view at the base where you start your walk to the top as shown in the photo below
Continuing to the top of the ridgeline, you get a glimpse of the sewage treatment plant to the west. The trail is overgrown with trees, bushes and weeds including common bur plants that rival the size of small cars. Surprisingly the growth is rampant as much of the soil removed from the shipyards was alleged to be toxic and should have been trucked away, incinerated and disposed of.
At one spot someone again had spray painted graffiti on the ground, there were two park benches at the top[ that once again offered nothing in the way of a view other that scrub trees and bushes. For a town that prides itself on its extensive trail system, abundant flower beds in the streets, murals, parks and other recreational areas, I’m sorry but this man-made, overgrown berm is quite frankly not something to enjoy nor for the Town to be proud of.
Admittedly I am spoiled with my many travels to other waterfront communities as well as having spent my entire life with summers on Manitoulin Island enjoying swimming and boating the pristine waters of Lake Huron and Georgian Bay. While Collingwood’s harbour has been significantly cleaned up over the years it’s still dirty by most standards stemming from years of the industrial manufacturing that took place on its shoreline. In 1987 Collingwood’s harbour was declared as “an area of concern” under the Canada-U.S. Great Lakes Water Quality Agreement. In 1994 a mere 7 years later the harbour was de-listed from that designation and while the water is better to a degree with the harbour taken off the “area of concern” list, as these pictures reflects its cleanliness is still questionable.
In late July the media reported of a recent incident that resulted in 1.5 million litres of raw sewage (that’s 330,000 gallons) being discharged into the area/storm sewers adjacent to the harbour. This should not be taken lightly yet one month later on August 28th an open water swim event was held in the harbour. It was reported in Collingwood Today that the developer Streetcar Developments Inc is prepared to take full responsibility. Kudos to them but regardless of whether it was the contractor involved or the inaccuracy of the Town’s sewer mapping is to blame for this spill, the environmental damage is done. The genie is out of the bottle so-to-speak and there’s no putting it back in. It is interesting to note that Streetcar Developments Inc. is the same company that has come forth with the proposal mentioned above for the Collingwood Terminals.
Following a hiatus due to COVID 19, Great Lakes cruising is now once again ramping up stopping in ports such as Midland, Parry Sound, Little Current on Manitoulin Island, Tobermory on the Bruce Peninsula and elsewhere. No pun intended but Collingwood is “missing the boat.” Just as with any cruise line(s), these ships bring people to shore with money to spend. This would be a great stopping off destination for cruise ships and recreational boaters alike. Not only would Collingwood merchants benefit but others could as well with bus tours to the Blue Mountain Village, Beaver Valley wineries, area art galleries, orchards and elsewhere. Opportunities and ideas like this starts with vision and that appears to be something that is sadly lacking with respect to Collingwood’s waterfront.
My wife and I recently spent a day in Parry Sound whose full time population of roughly 6,500 is about one quarter that of Collingwood. For a small town they have a fairly vibrant waterfront. We did the 30,000 Island boat cruise which takes 3 hours. There was plenty of places to park and it was free. Upon returning from the cruise we went for a swim at the town beach area a short distance away, there was plenty of parking again free.
There are shops to visit, Parry Sound’s downtown core is little more than a block away and we had dinner at one of the restaurants overlooking the water. The harbour is busy with pleasure boaters and seaplanes both of which can dock at one of the restaurants. In Collingwood you can’t buy so much as a cup of coffee on the Town’s waterfront.
Since the closure of the Shipyards in 1986, Collingwood Councils have seemingly lacked the leadership, vision and business acumen to make the Town’s waterfront lands a priority to develop. Instead we have focused on second rate recreational amenities that cost money to maintain at taxpayer expense while generating limited revenue income. That may sound critical and negative and that is not my intention. It’s merely a statement of fact that little progress has been done to transform the former Shipyards property and Collingwoods waterfront in general into a meaningful destination for all to enjoy while stimulating the local economy in the 36 years since the yards shutdown.
In November 2016 the firm Brook McIlroy whose work includes urban design and planning formulated and delivered to Collingwood Council an extensive “Waterfront Master Plan.” This document was prepared in conjunction with input from community focus groups totalling over 1,800 participants of which I was one. The report included an “Executive Summary” which in part stated as follows:
“Development of the Waterfront Master Plan supports the Community Based Strategic Plan, completed in 2015, which identified “public access to a revitalized waterfront” as one of the Town’s 5 top goals for the next 20 years.”
This Master Plan which is worthy of your read was divided into three phases with Phase 1 to be implemented from 2017 to 2022 at an estimated cost of $20.5 million. Some Phase 1 initiatives have been completed including work at Harbourview Park, the new playground at Sunset Point and a dock pictured below to kayak from at the end of Birch Street.
The implementation and execution of Phases 2 and 3 were proposed to be take place 2023-2028 at $21.9 million and 2029-2034 at $8.0 million respectively for a total estimated cost of about $50 million not including other expenses such as additional studies and ministry approvals, shoreline remediation, harbour dredging and other work as may be required etc.
NOTE: Given where building material and construction costs have gone combined with the ongoing supply chain issues, I suspect the total estimated expenditure for this three Phase plan of $50 million from 6 years ago is low. The Collingwood splash pad project which was a highly sought after amenity included in the Waterfront Master Plan with an estimated cost of $1.9 million is now reported to cost $2.5 million. Further the Master Plan did not include any major allocation for the Terminals as only $1.5 million was budgeted for some exterior lighting/electrical and art work along with other maintenance. As per the photo below $1.5 million will not go very far providing the work this structure desperately needs.
With respect to Collingwood’s waterfront my point is this. While it’s important as to what will be done with the Terminals and the remaining vacant lands it’s equally if not more important to learn and react to what could have been done in the entire harbourlands area during the past 35 years. From Sunset Point in the east, west to Hens and Chicken Island near the Rupert’s Landing condominiums there is about 8 KM of shoreline in public ownership much of it vacant land. This offers outstanding potential for those with the imagination, vision and financial resources to see and execute what could be done to make Collingwood’s waterfront a world-class attraction.
It is my sincere hope that much of these lands are developed in such as way as to grant access and enjoyment to the general public versus just residential condominiums or a boutique hotel that only the most affluent can afford. As per the summary of my visit to Parry Sound you don’t need to go far to get some ideas as to what could be done. Executing some or all of the Waterfront Master Plan prepared in 2016 needs to become a priority. A drive to nearby communities such as Barrie, Midland, Gravenhurst etc. would provide some good insight and inspiration into how to best utilize and leverage the economic benefits of a community’s waterfront location. Commuting back and forth to my Manitoulin Island cottage via the ferry, I am a frequent visitor to Tobermory. Although is seasonal only, Tobermory it’s one happening place with all of the waterfront amenities and attractions that Collingwood could and should have. In my opinion, looking at what communities like these have done is of much greater benefit and value to Collingwood than having “sister cities” such as Boone, North Carolina, Katano, Japan or Zihuatanejo, Mexico of which only the latter is even on the water.
Ontario Municipal elections are fast approaching (October 24th) and there is a lengthy slate of candidates some old, some new running for Council in Collingwood. As many people know, I ran for a Council seat in 2014 narrowly losing a seat by 38 votes. I would be tempted to run again making the development of Collingwood’s waterfront one of the top priorities along with addressing other challenges facing the community such as the water treatment plant capacity issues, road and infrastructure work etc. but I moved to Clarksburg/Thornbury hence I am no longer a Collingwood resident. My two kids were born in Collingwood, my office is there so it’s still somewhat my home and I am willing and able to help out where I can to move the community forward.
After 36 years with only minimal progress, Collingwood Council needs to make initiatives in the Waterfront Master Plan a priority. That being said the Town is not a developer nor should it be as it has neither the expertise nor the money to execute projects like developing the Terminals or other properties. In addition, both the Downtown Business Improvement Association (BIA) and the Chamber of Commerce need to see Collingwood’s waterfront for the potential it offers both for enjoyment and the impact it can have on the local economy.
As was planned by the BIA, spending tens of thousands of dollars on an archway welcoming people to “Historic Downtown Collingwood” and “Historic Harbourfront Collingwood” is nothing more than window dressing and does’t fix the problem or address the lack of progress the Town’s waterfront deserves At the present time there is little that is “Historic” about the Collingwood’s waterfront and there isn’t much there making it welcoming.
There’s an old saying: “Talk is cheap, action speaks louder than words.” It’s time to act! Do your research on the candidates running for Council and on October 24th and whether it is for developing the waterfront lands or addressing the other major priorities facing the community make your vote count!
As always your comments are always encouraged and welcomed.
rickcrouch@propertycollingwood.com