{"id":623,"date":"2026-01-11T14:25:57","date_gmt":"2026-01-11T19:25:57","guid":{"rendered":"https:\/\/tbaygreenspacepreservation.ca\/?page_id=623"},"modified":"2026-04-05T10:34:14","modified_gmt":"2026-04-05T14:34:14","slug":"conceptual-proposals-vs-reality-renderings-for-persuasion","status":"publish","type":"page","link":"https:\/\/tbaygreenspacepreservation.ca\/?page_id=623","title":{"rendered":"Conceptual Proposals vs Reality – Renderings for Persuasion"},"content":{"rendered":"\n
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The City\u2019s initial conceptual proposals were large, ugly grey blocks of buildings, reminiscent of Soviet-era tenements. The public backlash was swift and harsh. Even the Mayor\u2019s Taskforce on Building More Homes said 600 units for Arundel was too much. So, the City went back to the drawing board.<\/p>\n\n\n\n

The agenda package for the January 13, 2026 <\/a>City Council meeting includes, at pages 151-182, City Council Report #029-2026 (the Report), from Growth-Development Services\u2013Realty Services, the departments responsible for proposing the sale of Community zoned land used by residents for public recreation. <\/p>\n\n\n\n

The Report updates City Council with a summary of the progress to date and provides updated conceptual proposals, also known as renderings, as well as a site plan for each property the City wants to declare surplus. Included in the materials is a \u201cMemo to the City of Thunder Bay\u201d (the Memo), from engineering\/architectural firm, Brook McIlroy Ltd. <\/a>This firm has an office in Thunder Bay and worked on the following projects: the Thunder Bay Art Gallery, Prince Arthur\u2019s Landing, the Delta Marriott at the waterfront, as well as creating the City of Thunder Bay Urban Design & Landscape Guidelines<\/a> and Image Route Guidelines and Detailed Streetscape Designs<\/a>. <\/p>\n\n\n\n

The Memo details the \u201cFeedback Received\u201d and \u201cHow it\u2019s been Addressed\u201d for the Tokio St, Fanshaw St, and Arundel St proposals. I won\u2019t go into all the feedback items, but the Memo describes how the number of buildings for Arundel has been reduced from 3 to 2, with one 5-storey and one 6-storey building, and the number of units has been reduced from 600 to 400. <\/p>\n\n\n\n

Remember, a rendering is not the same thing as reality. When Councillor Hamilton was asked on Facebook, how 400 units will fit into these two buildings, he responded:<\/p>\n\n\n\n

\u201cI didn\u2019t mention 400 units in my post. There is no definitive project yet. Much testing and studies need to be done before a final drawing can be presented. The plan, at this point is highly variable with so many unknowns. If mentioned I think 400 would be the ceiling. Still a bit early. The final project will fit.\u201d<\/em><\/p>\n\n\n\n

The memo definitely stated “The number of units has been reduced from 600 to 400.” Maybe Councillor Hamilton didn’t read the material for the upcoming meeting. Regardless, we don’t understand how 400 units will fit in these two buildings. So, either the rendering is incorrect and the buildings need to be taller, therefore will require Urban High-rise zoning, or there will actually be more than two buildings. OR, maybe there is some reason the City wants everyone to think there will be 400 units but there will actually be fewer than that. So many unknowns, so many unknowns.<\/p>\n\n\n\n

The lack of transparency and willingness to provide an accurate rendering of apartment buildings that contain the expressly stated 400 units is concerning. In our opinion, the City has lost all credibility. Whether or not you believe greenspace should be used for development, EVERY resident has a right to know what’s really being proposed for this parcel of land. The same holds true for 300 Tokio St and 144 Fanshaw St. <\/p>\n\n\n\n

Don’t take our word for it, decide for youself. Above you’ll see a series of photos transitioning the greenspace to the site plan for the proposed development on Arundel. Transitions are included for 300 Tokio St and 133 Fanshaw St. Please refer to those pages for more information.<\/p>\n","protected":false},"excerpt":{"rendered":"

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