The City of Thunder Bay is asking residents to weigh in on a proposal that would transform the Central Avenue Development Lands into a mixed-use, walkable neighbourhood with housing, parks, recreation space and neighbourhood commercial services.
What the proposal covers
The city-initiated planning package includes an Official Plan amendment, a Zoning By-law amendment and a draft plan of subdivision for an area bounded by Central Avenue, Golf Links Road and Balmoral Street. The subject lands currently include single-detached homes served by municipal water and private sewage systems or by private wells and septic, two municipal baseball diamonds known locally as Baseball Central, and vacant parcels.
"a new complete urban neighbourhood"
Under the proposed framework, the area would move from its current designations and zoning — including FD (Future Development) and CM (Community Zone) — to a mix of residential, neighbourhood commercial, community, recreation, park, open space and stormwater management uses. The plan would create a street and pedestrian network, dedicate public parkland and open-space parcels, and establish blocks for stormwater management and future residential and commercial development.
Zoning and land-use changes
The city proposes specific zoning for parcels it would retain and for privately owned properties within the project area. City-owned residential blocks are targeted to be zoned UL (Urban Low-rise Zone) and UM (Urban Mid-rise Zone), while neighbourhood commercial lands would be placed in a NC (Neighbourhood Commercial Zone). Most privately owned lots are proposed for low-rise residential development, with five private parcels identified for neighbourhood commercial uses. Holding provisions would be used where necessary to control timing and conditions of development.
| Current zoning/designation | Proposed zoning/designation |
|---|---|
| FD — Future Development; CM — Community | UL — Urban Low-rise; UM — Urban Mid-rise; NC — Neighbourhood Commercial; Residential & Community |
Context and neighbouring uses
The lands sit amid a mix of low-rise residential to the west, vacant land and Lakehead University to the north, light industrial uses to the east and Confederation College to the south across the Harbour Expressway. The proposed plan would therefore link directly to institutional anchors as well as existing residential areas and recreational facilities.
- New public streets and pedestrian routes are planned to improve connectivity.
- Blocks would be reserved for parks, trails and stormwater management.
- Neighbourhood commercial nodes (both city-owned and privately held) would be established to serve local needs.
What it means for residents
If adopted, the proposal would reconfigure land-use permissions and create new public street allowances, parkland and stormwater parcels. Property owners within the area would see their lots re-designated or re-zoned in some cases, and the city has signalled the use of holding provisions to manage sequencing of development — a tool commonly used to ensure infrastructure and servicing are in place before building proceeds.
The plan aims to introduce mid-rise housing alongside low-rise options and to provide neighbourhood-level commercial services, with the stated goal of creating a more complete community where residents can live, work, shop and access recreation without travelling long distances. For neighbours concerned about density, traffic, servicing or the loss of open space, the proposal will be scrutinized through public consultation and the statutory amendment processes.
Next steps and public input
The City of Thunder Bay has opened the proposal to public input as part of the statutory process for Official Plan and Zoning By-law amendments and a draft plan of subdivision. Details on consultation opportunities, submission deadlines and how residents can review application materials are available through the city’s planning department.
As this process advances, residents and institutions adjacent to the site — including Lakehead University and Confederation College — will have the opportunity to comment on how the plan should address matters such as traffic impacts, servicing, park design and compatibility with surrounding land uses.
The proposal represents a significant planning initiative in central Thunder Bay and could set the template for how the city approaches infill and campus-adjacent housing in the years ahead.
