Midland Bay Landing likely won’t feature a beach for local residents looking to cool off.
During a wide-ranging interview with MidlandToday, Midland Bay Landing Development Board chair Bill Kernohan discussed a number of topics about the site's future, including the decision to cap the public portion at 25% and, of course, the topic that’s always a hot-button issue in North Simcoe...access to beaches.
Kernohan said the water at the site is generally too deep at 30 feet and, therefore, wouldn’t accommodate a traditional swimming spot.
“It's not feasible to make beaches, you will have access to the water in various different ways,” he said. “We hope that you can go and put your toes in the water, perhaps. But you're standing right beside the water and being able to contemplate the beauty of the day.”
But when asked why a beach couldn’t be created at the site’s west end where there’s a long stretch of shallow water where some people already swim, Kernohan said Midland already has numerous swimming locales, including Gawley Park, Pete Pettersen Park and Little Lake Park.
“So you've got lots of beaches,” he said.
(Those three spots were often posted by the health unit last year as unsafe for swimming due to E. coli or blue-green algae concerns.)
“Whereas this property is the old coal docks and the old shipbuilding yards so it's a deep-water harbour. That localized (west-end) area is shallow, but it is not expected to be a beach at this point in time.
“There are different ways that the public will be able to access the water and the exact configuration of the waterfront, going west from the current cold dock, that's still to be determined.”
The conversation also delved into what some may view as a lack of acceptable public space on the 40-acre plot of land. It’s now set at 25% with the balance used for retail, office, residential and commercial development.
“We are responsible as a municipal services corporation of the town, we are responsible to manage the development of the property,” Kernohan said.
“And part of our mandate is that we need to adhere to, in general terms, to the approved waterfront lands master plan that was done back in 2013. And it sets out the uses and everything that is contemplated for that 40 acre property.”
But does 25% really seem like that much in the big picture and why doesn’t Midland follow the waterfront leads of Penetanguishene, Barrie and Orillia and create abundant public space? Kernohan was asked.
“It's (25%) huge,” said Kernohan, an architect, developer, project manager and management consultant, who moved to town in the early 2000s and now lives on Georgian Bay.
“It's double what you would have in a private development. There is a huge amount of parkland available to the public in Midland. It has a very high percentage of parkland already and then we’re going to add 10 out of the 40 acres.
“We have to plan for growth for the future. To turn it all into a park would not enable the town to continue to grow. A park won't bring tourists for that specific purpose. They're looking for experiences to come here.”
Kernohan went on to discuss the master plan, pointing out that it was developed through “extensive public consultation” that lasted over a period of six months and included two public workshops with about 200 people participating. There were also comments submitted online and through social media, according to Kernohan.
“However, it seems that the public has forgotten about that,” he added. “But there was extensive public consultation that shaped the plan.
“They said they wanted access to the waterfront. There is a 3,500-foot public promenade right along the water's edge from the east end of the property and connecting back to the downtown. That's a vast, large piece of the whole public content, it will have a walkway, it’ll have a multi-use bike trail,” Kernohan said, noting the project also includes a large central park and a central plaza.
He also pointed out that the allotted park space the developer must set aside is 10% rather than the 5% that’s normally involved with a conventional private-sector development.
“So there's five extra acres of public open space, again, fully publicly accessible,” he said. “That's certainly something that is not understood or appreciated.
“When people talk about it, they want public space and access to the waterfront. It's already in and it's a foundation piece of the master plan. And we as a corporation will be looking for developers to follow, in general, the master plan framework. The initial feedback is they understand the master plan and think it makes sense.
“Will the built form look exactly like that? No. Will it be similar? Yes.”
Kernohan was then asked whether public perception about the plan has changed over the ensuing eight years and, perhaps, now local residents are hoping to see a higher percentage of public space.
“Well, people can change their opinions, but it was as a result of a lengthy public consultation process,” he responded. “And that's what framed the master plan. And that's what's been approved by the town as what that property will be.”
From there, Kernohan was asked about why the town needs to develop 75% of the land for taxes when there are so many other development projects now ongoing throughout Midland.
He said Midland Bay Landing should be able to generate $7 million of tax revenue annually for the town.
“That's an annuity program that goes on forever,” he said. “Public open space costs the town money. So if we balance the tax component, and the public piece, I think that this master plan is doing that really well. We bring new tax dollars to enable the town to do new things.”
As well, he pointed to the province’s Places to Grow strategy that notes the town must increase its current population by a third with Midland and Penetanguishene also designated as urban nodes.
“There is an exodus from the GTA area, the millennials are looking for a very different lifestyle and the ability to work remotely in a small urban environment that is much more friendly with a good work-life balance. You don't get that in downtown Toronto. And there's movement this way so Midland will grow.
“The population shift and the desire to get out of the GTA is really a driving factor. It's a balance; we have open spaces and public access for both residents and tourists alike.”
