We invite you to find land development proposals currently under consideration. On this page you can:

  1. How development proposals work
  2. Subscribe to notices
  3. Find meeting agendas
  4. Look up planning files
  5. Active Zoning By-law & Official Plan Amendment Files
  6. Active Plan of Subdivision Files
  7. Active Plan of Condominium Files
  8. Active Minor Variance & Consent to Sever Files
  9. Active Project Files

How development proposals work

All active development proposals, including Zoning By-law and Official Plan amendments are listed below. These proposals require approval from City Council  before they can proceed. Some proposals remain active because they received conditional approval from Council and are in the process of meeting conditions. Others have been appealed to the Ontario Land Tribunal (OLT) and await a final decision. 

A typical planning application process:

  1. The City receives a complete application.
  2. The City notifies the public and requests feedback from surrounding property owners and public agencies about the application.
  3. The Applicant presents their application to the applicable decision maker i.e. City Council or the Committee of Adjustment.
  4. Feedback is received as written submissions and/or heard at a public meeting.
  5. City staff review the application, including feedback received, and provide their recommendation to the decision maker.
  6. City Council or the Committee of Adjustment reaches a decision.
  7. Depending on the type of application, an appeal of the decision can be made to the Ontario Land Tribunal (OLT).
  8. The OLT hears the application and renders a final decision.

City Council's agenda for a public meeting will include the staff report and the proposed by-law(s) for each scheduled planning application. The agenda is posted the Wednesday before the public meeting. View the City Council's agendas and minutes. 

For more information about the development applications processed by the Planning Services Division, including forms and fees, see our Planning Application Forms page.

Find land development notices

Subscribe to receive all public notices about development proposals in Thunder Bay. Check the 'Public Notices' box under 'News'.

Subscribe to Public Notices

Find meeting agendas

City Council's agenda for a public meeting will include the staff report and the proposed by-law(s) for each scheduled planning application. The agenda is posted the Wednesday before the public meeting. View the City Council's agendas and minutes.

Find the Committee of Adjustment agendas for upcoming meetings.

Look up planning files 

Use our Property and Permits portal to search for planning files by address, file number, application type and date. The record will include the file number, application type, date opened, status, and a brief description. Please note, not all file statuses may be up to date.

Only Zoning Amendments and Minor Variances to the current Zoning By-law (after April 11, 2022) are searchable.

To use this service, you will need a web browser. No account is required.

Look up planning files

 

Active Zoning By-law & Official Plan Amendment Files

33 Court Street South
  • File Number: Z-03-2025
  • Application Type: Zoning By-law Amendment
    • The purpose of the application is to:
      • Permit barrier free homes above the first storey
      • Permit a minimum of 40% commercial floor area on the first storey
      • Permit homes on the Park Avenue and Lincoln Street-facing portions of the building with a setback of 0.0 metres.
    • If approved, the affect of this amendment would be the establishment of a mixed-use residential development with 40% of the main floor being dedicated to commercial uses, and a total of 70 apartments.
  • Amendment Decision: To be determined.
  • Status: Under Review, Notice of Application
  • Find location map, site sketch, staff contact, and detailed information on the Notice of Application
869 Golf Links Road
  • File Number: OZ-05-2025
  • Application Type: Combined Official Plan & Zoning By-law Amendment
    • The purpose of the application is to:
      • Re-designate the lands in the Official Plan to "Community Commercial"
      • Rezone the lands to CC - Community Commercial Zone
      • Increase the maximum height to 23.0 m from 17.0 m
      • Decrease the front and rear setbacks to 3.0 m from 6.0 m
      • Increase the maximum driveway width to 13.0 m from 9.0 m
      • Amend the definition of a "lot" to mean "the entire development lands despite being in more than one ownership".
    • If approved, the effect of these amendments would be to allow for commercial development contain a wide range of retail and service commercial uses.
  • Amendment Decision: To be determined.
  • Status: Under Review, Notice of Application & Public Meeting
  • Find location map, site sketch, staff contact, and detailed information on the Notice of Application & Public Meeting.
 2365 15th Side Road
  • File number: Z-10-2024 & 58T-24501
  • Application type: Zoning By-law Amendment - to rezone a portion of the subject lands from Rural Settlement (RS1) Zone to Rural Settlement (RS1) with site specific provision X (RS1spx) to:
    • Permit a minimum frontage of 30 m
    • Permit a minimum lot area of 0.21 ha
    • Facilitate a future Plan of Subdivision
  • Application type: Plan of Subdivision - to establish a 56-lot residential subdivision on partial services (City water supply and private septic systems).
  • Amendment decision: To be determined
  • Status: Under Review
  • Find location map, site sketch, staff contact, and detailed information on the Notice of Application

Active Plan of Subdivision Files

2365 15th Side Road
  •  File number: Z-10-2024 & 58T-24501
  • Application type: Zoning By-law Amendment - to rezone a portion of the subject lands from Rural Settlement (RS1) Zone to Rural Settlement (RS1) with site specific provision X (RS1spx) to:
    • Permit a minimum frontage of 30 m
    • Permit a minimum lot area of 0.21 ha
    • Facilitate a future Plan of Subdivision
  • Application type: Plan of Subdivision - to establish a 56-lot residential subdivision on partial services (City water supply and private septic systems).
  • Amendment decision: To be determined
  • Status: Under Review
  • Find location map, site sketch, staff contact, and detailed information on the Notice of Application

Active Plan of Condominium Files

 No Active Files

Active Minor Variance & Consent to Sever Files

250 Empress Avenue South
  • File Number: A-77-2025
    • Application Type: Minor Variance
    • The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described below:
      • Table 3.2.1a, Reduce the Minimum Rear Setback from 6.0 m to 1.5 m
    • If approved, the effect of this application would be the construction of an addition containing 2 residential units to the existing 2 unit detached dwelling.
  • Status: Approved
  • Public Meeting Date: December 18, 2025
  • Decision: Approved
  • Find key map, site sketch, staff contact, and detailed information on the Notice of Hearing
1611 Broadway Avenue
  • File Number: A-78-2025
  • Application Type: Minor Variance
    • The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described below:
      • Table 1.2.2b, Reduce the Minimum Rear Setback from 10.0 m to 1.5 m
    • If approved, the effect of this application would be the construction of an 8.53 m x 8.53 m accessory building.
  • Status: Deferred
  • Public Meeting Date: January 29, 2026
  • Decision: TBD
  • Find key map, site sketch, staff contact, and detailed information on the Notice of Hearing
102 Bruin Crescent
  • File Number: A-79-2025
  • Application Type: Minor Variance
    • The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described below:

      • Table 3.1.1a, Reduce the Minimum Lot Frontage for 4 homes from 18.0 m to 15.0 m

    • If approved, the effect of this application would be the construction of a 4 unit apartment.
  • Status: Approved
  • Public Meeting Date: December 18, 2025
  • Decision: Approved
  • Find key map, site sketch, staff contact, and detailed information on the Notice of Hearing
504 Vickers Street South
  • File Number: A-80-2025
  • Application Type: Minor Variance
    • The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described below:

      • Table 3.1.1a, Reduce the Minimum Lot Frontage for 2 homes from 10.0 m to 9.4 m

    • If approved, the effect of this application would be the construction of an additional dwelling unit in the basement of the existing dwelling.
  • Status: Approved
  • Public Meeting Date: December 18, 2025
  • Decision: Approved
  • Find key map, site sketch, staff contact, and detailed information on the Notice of Hearing
398 Algoma Street North
  • File Number: A-81-2025
  • Application Type: Minor Variance
    • The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described below:

      • Table 3.1.1a, Reduce the Minimum Lot Frontage for 4 homes from 18.0 m to 10.5 m

    • If approved, the effect of this application would be the construction of 2 basement units (homes) within the existing duplex dwelling, for a total of 4 homes.
244 Skyline Avenue
  • File Number: A-84-2025
    • Application Type: Minor Variance
      • The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described below:
        • Section 11.1.1, Reduce the minimum lot frontage required for access from 6.0 m to 3.0 m
      • If approved, the effect of this application would be the reduction in the minimum required frontage on an open and maintained road for access from 6.0 m to 3.0 m for the proposed Severed lot.
  • File Number B-85-2025
    • Application Type: Consent to Sever

      • The purpose of this application is to sever and create one new lot with a lot frontage of 54.47 m and an irregular lot area of 2411.0 m2.

      • If approved, the effect of this application would be the severance and conveyance of one new parcel of land and to establish any easements as may be required for servicing, as set forth in the application.
265 Amelia Street West
  • File Number: B-75-2025
  • Application Type: Consent to Sever
    • The purpose of the application is to create one new parcel of land.
      • The Retained lot will have a lot frontage of 10.06 m and a lot area of 475 m2.
      • The Severed lot will have a lot frontage of 10.06 m and a lot area of 475 m2. 
    • If approved, the effect of this application would be
 348 Strand Avenue
  • File Number: A-86-2025
    • Application Type: Minor Variance
      • The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described below:
        • Table 3.1.1a, Reduce the Minimum Lot Area for 4 homes from 540 m2 to 508.79 m2 for the retained lot.
        • Table 3.1.1a, Reduce the Minimum Lot Frontage for 4 homes from 18.0 m to 13.97 m for the retained lot and 17.39 m for the severed lot.
        • Table 3.3b, Increase the Maximum Number of Driveways from 2 for 31 m of street line to 2 for 13.97 m of street line for the retained lot.
        • Table 3.3b, Reduce the Minimum Separation distance between driveways on the same lot from 4.5 m to 3.56 m for the retained lot.
      • If approved, the effect of this application would be the construction of two 4 unit apartments, one on each of the proposed lots.
  • File Number B-87-2025
    • Application Type: Consent to Sever

      • The purpose of this application is to create one new parcel of land.

      • If approved, the effect of this application would be the severance and conveyance of one new parcel of land and to establish any easements as may be required for servicing, as set forth in the application.
  • Status: Approved
  • Public Meeting Date: December 18, 2025
  • Decision: Approved
  • Find key map, site sketch, staff contact, and detailed information on the Notice of Hearing
114 Richmond Road
  • File Number: A-88-2025
  • Application Type: Minor Variance
    • The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described below:
      • Section 12.3a, A bed and breakfast must be conducted entirely within a detached house that contains no more than one (1) home
      • Section 12.3b, One bedroom less than the total number of bedrooms in the home may be used to provide overnight accommodation for the bed and breakfast operation
    • If approved, the effect of this application would be to convert an existing accessory building to bedrooms and bathrooms to be used in conjunction with a Bed & Breakfast in the dwelling.
  • Status: Deferred
  • Public Meeting Date: TBD
  • Decision: TBD
  • Find key map, site sketch, staff contact, and detailed information on the Notice of Hearing

226 Pearl Street
  • File Number: A-89-2025
    • Application Type: Minor Variance
      • The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described below:
        • Table 4.2,Increase the Maximum Height in a public Viewshed from 222.0 m above sea level to 225.3 m above sea level
        • Table 4.3,Reduce the Minimum Landscaped Area from “3.0 m strip along all lot lines abutting a street allowance and a parking lot on the same lot” to “0.6 m strip along the western parallel vehicular parking spaces abutting Lincoln Street”
        • Section 11.2.1b,Reduce the maximum encroachment for a balcony into a minimum setback from 1.5 m for interior side lot lines to 0.6 m for interior side lot lines.
        • Section 11.11c, Reduce the minimum width of a driving aisle to a waste storage enclosure from 4.5 m to 4.4 m
      • If approved, the effect of this application would be the construction of a 9 storey care housing facility.
  • File Number B-89-2025
    • Application Type: Consent to Sever

      • The purpose of this application is to sever and create one new parcel of land with a lot frontage of 22.2 m and an irregular lot area of 979.7 m2.

      • If approved, the effect of this application would be the severance and conveyance of one new parcel of land and to establish any easements as may be required for servicing, and to construct a 9 storey care housing facility, as set forth in the application.
  • Status: Approved
  • Public Meeting Date: December 18, 2025
  • Decision: Approved
  • Find key map, site sketch, staff contact, and detailed information on the Notice of Hearing

1943 Frederica Street West
  • File Number: A-91-2025
  • Application Type: Minor Variance
    • The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described below:
      • Table 3.3b, Minimum Landscaped Area of 20% of the lot area which must include a 3.0 m strip along all lot lines abutting a street allowance to 20% of the lot area which includes a 3.0 m strip along the Interior side lot line
    • If approved, the effect of this application would be the reduction in the landscape strip along the front property line to accommodate the existing vehicular parking.
  • Status: Approved
  • Public Meeting Date: December 18, 2025
  • Decision: Approved
  • Find key map, site sketch, staff contact, and detailed information on the Notice of Hearing

Active Project Files

Growth Community Improvement Plan (Growth CIP)

  • File number: PROJ-01-2025
  • Application type: Growth CIP
    • To present the proposed Growth CIP, enable Council to receive comments from the public, and recommendations from administration. If approved, the effect of the Growth CIP would be to attract industrial and commercial development projects to increase capital investment, employment, and tax assessment. The CIP will provide for Municipal and Financial Incentive Programs for eligible applicants, city-wide, dependent on Council approved budget.
  • Adoption Decision: To be determined
  • Status: Notice of Public Meeting, Monday June 16, 2025
  • Find detailed information and staff contact on the Notice of Public Meeting
  • Review the proposed Growth CIP - Note: A revised version of the document was posted on June 6. Minor updates to wording and content were made for improved clarity and accuracy.

 Housing Community Improvement Plan (HCIP)

  • File number: PROJ-05-2024

  • Application Type: Amendment to the Housing Community Improvement Plan.

    • To enable Council to receive comments from the public and recommendations from administration regarding the proposed changes to the Housing Community Improvement Plan Project Area (HCIPA)
    • If approved, the effect of this amendment to By-law 296-2024 would be extending the project area to include lands located along the southern and eastern boundaries of the of the HCIPA, which will allow for additional lands to be eligible to apply for HCIP grants, as shown in the key map below. The areas are more specifically described as being located south of Gore Street W, East of Syndicate Ave S, East of Cumberland St N and East of Hodder Ave.
  • Amendment Decision: To be determined
  • Status: Notice of Public Meeting, Monday June 16, 2025
  • Find detailed information and staff contact on the Notice of Public Meeting
  • Review the approved Housing CIP

 

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