The lack of any detailed information about these proposed developments makes it difficult to reconcile how the developer plans on creating the massive number of units in each of the proposed sites. To show how the City is contravening it’s own Official Plan and Zoning By-law, we’ll use the 791 Arundel St proposal of 600 units as an example.
Current Zoning Does Not Allow Residential Building
This parcel of land is approximately 3.17 ha or 7.82 ac and is designated “Community” under both the Official Plan and the Zoning By-law. This zoning designation’s purpose in the Zoning By-law is “to permit public or semi-public recreation and cultural facilities”. Permitted uses include day care centres, indoor recreation use, minor institutional use, water-related use, or even a cemetary and crematorium. It does not allow residential building of any type.
Official Plan and Zoning By-law
When the City was last reviewing the Official Plan in 2018, the parcel of land on Arundel was designated Community. Had the City anticipated using this land for residential use in the future, it could have rezoned it at that time. The Zoning By-law effective 2022 also zoned the parcel of land as Community (CM).
The Official Plan emphasizes the provision of community and recreational areas, including open spaces and passive parks, as being essential for the enhancement of quality of life. In fact, the Official Plan states “small scale open spaces, parks, and recreational and cultural facilities are an essential part of a neighbourhood’s fabric” (emphasis added). The greenspace on Arundel is an essential part of the Shuniah neighbourhood, and the broader Current River community.
Where the City Should be Building
The Official Plan sets out “Site Specific Policy Areas” which include the Lakehead Psychiatric Hospital (LPH) and Area. Those lands are stated to “offer a significant redevelopment opportunity”. Development objectives are identified which include creating “an attractive, well planned, and resilient residential neighbourhood by preserving and enchancing the natural features and cultural heritage of the area.” This is just one area where the City should be building, not on CM zoned land.
Zoning By-law Height Restrictions & Zoning Maximums
Table 4.3 of the Thunder Bay Housing Land Needs Study & Strategy identifies the maximum number of units per hectare. The originally proposed 600 units would require UH zoning. This is extremely concerning as UH zoning allows a maximum height of 45.0m or approximately 13 to 15 storeys depending on average floor height. What is really being proposed for this property? Are we to expect 15 storey high-rise buildings like Waverly Towers, with some commercial space, in the middle of the Shuniah neighbourhood?
The revised conceptual proposal is for 400 units, in two buildings – one 5-storey and one 6-storey. We don’t understand how 400 units will fit into two buildings considering all the current builds in Thunder Bay at these heights have only 60 – 72 units each. Is the new conceptual proposal rendering deliberately misleading? Will there be more than two buildings? Will they need to go higher? Neither City Administration nor our City Councillors will answer those questions.
The Official Plan & Residential Intensification
The Official Plan requires that any new development be compatible with existing built form. Projects should be sensitve to the height, scale, massing, and architectural character of buildings in the surrounding neighbourhood. 400 units is 221% higher than the Housing Strategy recommends for Urban-Mid rise zoning. So whether they go higher or build more buildings, 400 units is rapid densification of the Shuniah neighbourhood. It is our contention this contravenes the requirement in the Official Plan for intensification to be compatible with the surrounding build type.