The following is a simplified process timeline for the proposed developments. As per the City’s Call for Proposals, 300 Tokio St does not require rezoning, however both 791 Arundel St and 144 Fanshaw St will require rezoning. Arundel will also require an amendment to the Official Plan.
Declaration of Surplus – January 2026 Council Meeting
- City Administration reported on the feedback heard at the Growth Standing Committee meeting held on December 1st, 2025, and made a recommendation to declare the parcels as surplus.
- Council didn’t deliberate, they just voiced their reasons for surplusing the land, which amounted to “housing is needed”. They completely ignored the feedback from community members impacted by these massive developments.
- This step does not approve any specific density, layout, or design. It just allows City Administration to begin more detailed discussions and negotiations with the developer.
Negotiations with Developer
- Now that the parcels have been declared surplus, the City’s Realty Services negotiated with the developer “to refine the conceptual development proposal considering the feedback received by the neighbourhood…and potential adjustments to development scale consistent with the consultation feedback.”
- Upon successful negotiations, the City enters into agreements of purchase and sale (APS) with the developer for the acquisition and development of the opportunity sites.
- The APS for Arundel and the APS for Fanshaw are also dependent on the successful rezoning, and Arundel will also require an amendment to the Official Plan.
SALE of All 3 Parcels to Terralux – April Council Meeting
- At the April 7, 2026 City Council meeting, Council approved all three APSs to Terralux General Contractors and Development Limited.
- 144 Fansahw was sold for $969,000.
- 300 Tokio St was sold for $2,137,500.
- 791 Arundel St was sold for $2,159,000.
- Terralux will be required to enter into a Site Plan Control Agreement and a Repurchase Agreement with the City prior to closing.
- The City would like to have building permits issued for all three parcels by the HAF deadline of February 2027.
- Both Fanshaw and Arundel will require rezoning of the parcels. Arundel will also require an amendment to the Official Plan. Terralux is responsible for applying for the rezoning and the amendment.
- The build for Tokio will commence in 2026.
- The build for Fanshaw will commence in 2027 (pending approval of rezoning).
- The build for Arundel will commence in 2028/2029 (pending approval of rezoning AND approval of amendment to Official Plan.
Pre-Consultation with Planning Services Division
- The developer(s) will go through a “pre-consultation” process with the Planning Services Division (Planning) to review each of their preliminary development plans (site sketches). These site sketches are more detailed drawings of the proposed developments, including trees, walkways, parking, etc. Planning will advise what studies, surveys, other drawings etc. may be required. All studies, surveys, traffic reports etc. should be completed during this process. Any matters raised by Planning during the pre-consultation process should be resolved prior to next steps.
- Once the pre-consultation process has been completed, the developer(s) will then send either an “Application to Amend the Official Plan and/or Zoning By-law” (the application) for each parcel requiring rezoning, or a “Site Plan Approval Application”.
- The applications will be reviewed by Planning and they in turn will send them out to various departments, and possibly external service providers like TBayTel, Synergy, etc., for their review. The City’s Engineering Department will prepare preliminary Functional Servicing Reports (FSR) for each application, indicating whether the developments can meet the City’s Engineering and Development Standards.
An FSR includes things like:
- Site conditions such as grading & drainage plans
- Sewer design, flow calculations, and connection to municipal mains
- Stormwater management
- Infrastructure mapping (watermains, sewers, easements)
- Compliance with City of Thunder Bay Engineering Standards and provincial guidelines
The FSR is a crucial document. It proves a development is viable and won’t overwhelm city services. It’s required for rezoning and site plan applications. It also identifies off-site works, easements or upgrades needed from the developer. For example – extending the infrastructure from Toledo/Arundel to the actual site.
Normally, a Site Plan Approval application is handled by Planning. It would only go before City Council for approval if certain conditions apply.
Notice of Application
- Once the Application to Amend the Official Plan and/or Zoning By-law for each applicable parcel are complete, Planning will send a Notice of Application out to the public pursuant to the Planning Act. These notices may also include a Notice of Public Meeting. The public meetings (before City Council) will be held 20 days after each applicable notice has been issued.
- In preparation for the public meeting, Planning, and Development Services will prepare a report on the application to a) recommend the Official Plan and the Zoning By-law be amended for to whatever zoning is required for the proposed developments – Urban Mid-rise or Urban High-rise, and b) that the parcels be designated as an area of Site Plan Control.
Rezoning & Opportunity for Public Input
- The Notice of Application is for parcels requiring rezoning.
- Rezoning applications are heard before City Council. These are public meetings and anyone may do a deputation. It’s important that everyone take the opportunity to do a deputation before Council.
- City Administration will provide a report recommending the rezoning of the parcels. They will also recommend City Council move motions to put the parcels under “Site Plan Control” for the purposes of monitoring the developments.
If Rezoning Approved
If City Council approves the rezoning applications and moves the motions to put the parcels under Site Plan Control, the developments will proceed. Site Plan Control is a process authorized by Section 41 of Ontario’s Planning Act. It allows the City to oversee and approve the technical design aspects of a development proposal. It digs into the specifics of a site’s function, safety, and visual impact. This is completely different from Ontario’s “Building Code”. Anyone building must also abide by the Building Code.
The Province of Ontario provides a Site Plan Control Guide online and states:
“This control over detailed site-specific matters ensures that a development proposal is well designed, fits in with the surrounding uses and minimizes any negative impacts.”
Aspects of the development controlled through Site Plan Control:
- Building location and envelope
- Access and Circulation – the flow of traffic for vehicles and people
- Walkways, parking and loading
- Landscaping – they have to follow the City’s Urban Design Guidelines
- Servicing – infrastructure like water, sewer, strom sewer, utilities etc.
- Drainage
- Exterior design
- Garbage and snow storage
- Landscaping
- Massing and architectural treatment of buildings (3 dimensional form/height, scale etc)