Notice of Committee Hearing

The Public is invited to participate in a Committee of Adjustment Hearing on Thursday, December 18, 2025 at 2:00 p.m.

How to Participate

Submit written comments, by emailing Zachary.Mezzatesta@thunderbay.ca no later than Monday, December 15, 2025. Please quote the file number in your submission.

Participate online using Microsoft Teams. Online participants must register by the end of the day on Monday, December 15, 2025. Please email Zachary.Mezzatesta @thunderbay.ca to register.

Attend in person, by visiting Council Chambers on the 3rd Floor of City Hall (500 Donald Street East)

Watch live from home by visiting www.thunderbay.ca/watchcouncil

Additional Information

If you wish to be notified of the decision of the Committee of Adjustment in respect of the proposed consent, you must submit a written request to Zachary.Mezzatesta @thunderbay.ca.

Copies of all comments will be forwarded to the Committee and to the Applicant. The collection of personal information including names and contact information provided in written submissions is made under the authority of the Planning Act for the purpose of creating a Public Record. Personal information is collected in compliance with the Municipal Freedom of Information and Protection of Privacy Act.

Right to Appeal

Only the applicant, the Minister or a specified person or public body that has an interest in the matter may, within 20 days of the making of the decision, appeal to the Ontario Land Tribunal against the decision of the Committee of Adjustment.

Questions?

If you have any questions about this notice or you require accessible accommodations or materials, please contact:

Zachary Mezzatesta

Secretary Treasurer

Zachary.Mezzatesta @thunderbay.ca

(807) 625-2542

Minor Variance Applications

A-77-2025: 250 Empress Avenue South

The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described in the table 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.

The lands are zoned “UL” – Urban Low-rise Zone and designated as “Residential” in the Official Plan. The applicant’s site sketch and a key map of the subject lands are shown below.

The subject lands are not subject to any other application under the Planning Act at this time.

Key Map of Subject Lands

Key map of subject lands

Applicant's Site Sketch

A-78-2025: 1611 Broadway Avenue

The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described in the table 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.

The lands are zoned “RU” – Rural Zone and designated as “Rural 3” in the Official Plan. The applicant’s site sketch and a key map of the subject lands are shown below.

The subject lands are not subject to any other application under the Planning Act at this time.

Key Map of Subject Lands

Key map of subject lands

Applicant's Site Sketch

A-79-2025: 102 Bruin Crescent

The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described in the table 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.

The lands are zoned “UL” – Urban Low-rise Zone and designated as “Residential” in the Official Plan. The applicant’s site sketch and a key map of the subject lands are shown below.

The subject lands are not subject to any other application under the Planning Act at this time.

Key Map of Subject Lands

Key map of subject lands

Applicant's Site Sketch

A-80-2025: 504 Vickers Street South

The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described in the table 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.

The lands are zoned “UL” – Urban Low-rise Zone and designated as “Residential” in the Official Plan. The applicant’s site sketch and a key map of the subject lands are shown below.

The subject lands are not subject to any other application under the Planning Act at this time.

Key Map of Subject Lands

Key map of subject lands

Applicant's Site Sketch

A-81-2025: 398 Algoma Street North

The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described in the table 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.

The lands are zoned “UL” – Urban Low-rise Zone and designated as “Residential” in the Official Plan. The applicant’s site sketch and a key map of the subject lands are shown below.

The subject lands are not subject to any other application under the Planning Act at this time.

Key Map of Subject Lands

Key map of subject lands

Applicant's Site Sketch

A-84-2025: 244 Skyline Avenue

The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described in the table 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.

The lands are zoned “UL” – Urban Low-rise Zone and designated as “Residential” in the Official Plan. The applicant’s site sketch and a key map of the subject lands are shown below.

The subject lands are are also the subject of an application for consent, File B-85-2025, which is being reviewed concurrently by the Committee of Adjustment on December 18, 2025.

Key Map of Subject Lands

Key map of subject lands

Applicant's Site Sketch

A-86-2025: 348 Strand Avenue

The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described in the table 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.

The lands are zoned “UL” – Urban Low-rise Zone and designated as “Residential” in the Official Plan. The applicant’s site sketch and a key map of the subject lands are shown below.

The subject lands are are also the subject of an application for consent, File B-87-2025, which is being reviewed concurrently by the Committee of Adjustment on December 18, 2025.

Key Map of Subject Lands

Key map of subject lands

Applicant's Site Sketch

A-88-2025: 114 Richmond Road

The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described in the table 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.

The lands are zoned “RU” – Rural Zone and designated as “Rural 2” in the Official Plan. The applicant’s site sketch and a key map of the subject lands are shown below.

The subject lands are not subject to any other application under the Planning Act at this time.

Key Map of Subject Lands

Key map of subject lands

Applicant's Site Sketch

A-89-2025: 226 Pearl Street

The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described in the table below:

Table 4.2	Increase the Maximum Height in a public View-shed 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 an addition containing 2 residential units to the existing 2 unit detached dwelling.

The lands are zoned “UL” – Urban Low-rise Zone and designated as “Residential” in the Official Plan. The applicant’s site sketch, elevations, and a key map of the subject lands are shown below.

The subject lands are are also the subject of an application for consent, File B-90-2025, which is being reviewed concurrently by the Committee of Adjustment on December 18, 2025.

Key Map of Subject Lands

Key map of subject lands

Applicant's Site Sketch

Applicant's Elevations

A-91-2025: 1943 Frederica Street West

The purpose of the application is to gain relief from Zoning By-law 1-2022, as set forth in the application and described in the table 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.

The lands are zoned “UM” – Urban Mid-rise Zone and designated as “Residential” in the Official Plan. The applicant’s site sketch and a key map of the subject lands are shown below.

The subject lands are not subject to any other application under the Planning Act at this time.

Key Map of Subject Lands

Key map of subject lands

Applicant's Site Sketch

Consent Applications

B-85-2025: 244 Skyline Avenue

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.

The lands are zoned “UL” – Urban Low-rise Zone and designated as “Residential” in the Official Plan. The applicant’s site sketch and a key map of the subject lands are shown below.

The subject lands are also the subject of an application for a minor variance, File no. A-84-2025, which is being reviewed concurrently by the Committee of Adjustment on December 18, 2025.

Key Map of Subject Lands

Key map of subject lands

Applicant's Site Sketch

B-87-2025: 348 Strand Avenue

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

The lands are zoned “UL” – Urban Low-rise Zone and designated as “Residential” in the Official Plan. The applicant’s site sketch and a key map of the subject lands are shown below.

The subject lands are also the subject of an application for a minor variance, File no. A-86-2025, which is being reviewed concurrently by the Committee of Adjustment on December 18, 2025.

Key Map of Subject Lands

Key map of subject lands

Applicant's Site Sketch

B-90-2025: 226 Pearl Street

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.

The lands are zoned “MS” – Main Street Zone and designated as “Strategic Core” in the Official Plan. The applicant’s site sketch and a key map of the subject lands are shown below.

The subject lands are also the subject of an application for a minor variance, File no. A-89-2025, which is being reviewed concurrently by the Committee of Adjustment on December 18, 2025.

Key Map of Subject Lands

Key map of subject lands

Applicant's Site Sketch