Public Notice - Zoning By-law Amendment and Plan of Subdivision at 1655 Mountain Road

The Public is invited to participate in a Public Meeting before City Council to consider a
Zoning By-law Amendment and Plan of Subdivision at 1655 Mountain Road on:
Tuesday, July 7, 2026 at 6:30 p.m.

How to participate:

Submit written comments, by emailing decio.lopes@thunderbay.ca, no later than July 3, 2026. Please quote the file number, Z-10-2024 and/or 58T-24501, in your submission. 

Participate online using Microsoft Teams. Online participants must register by the end of the day on July 3, 2026. Please email decio.lopes@thunderbay.ca to register.

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

Watch live from home by visiting www.thunderbay.ca/watchcouncil or tuning in to Shaw Spotlight Channel 10, BlueCurve Channel 105 or TBayTel TV Channel 110.

Purpose and effect of the application

The applicant is proposing to rezone, add a site specific provision, and create a draft Plan of Subdivision for the lands located at 1655 Mountain Road. The subject lands are situated on the west side of 15th Side Road, north of Mountain Road (shown as Attachment A – Key Map).

The application proposes to:

• Rezone a portion of the lands (shown as Attachment B – Property Location One) from “RS1” – Rural Settlement Zone to “EP” – Environmental Protection Zone
• Rezone a portion of the lands (shown as Attachment C – Property Location Two) from “RS1” – Rural Settlement Zone to “RS1SP115H3” - Rural Settlement Zone and add a Site-Specific Provision 115 (SP115) and Holding Provision 3 (H3).
• Add a Site-Specific Provision (SP115) to Schedule “C” of the Zoning By-law which includes:
  
  “SP115: Site-specific Provision 115 The following provisions apply to lands zoned RS1SP115 as shown on Maps 7L and 8L of Schedule “A”:
  
  Despite Tables 2.1.1 and 2.3, the following shall apply:

• • Minimum lot width 30 m
  • Minimum lot area is 3000 m²
  • No buildings structures are permitted along the abutting 8.0 metres of the lot line of existing residential uses.
  • That any temporary turning circle blocks be deemed to form part of the abutting lot for the purpose of calculating area, frontage, depth, coverage, and yard setbacks;”
  • Include a Holding Provision (H3) for Schedule “C” of the Zoning By-law to apply to Maps 8L of Schedule “A” which would only be removed once a subdivision agreement is entered into.
• Create a draft plan of subdivision (File No. 58T-24501) which includes:
  • 41 lots for developing single detached dwellings, serviced by municipal water and private septic systems
  • 4 new streets
  • Blocks for environmental protection, stormwater management, parkland, and walkways. 

If approved, the effect of this amendment would be to allow the development of a new rural residential subdivision, while protecting environmentally sensitive areas. The development would follow the Rural Settlement Zone with the additional site-specific provision and holding provision as described above.

The subject lands are vacant and surrounded by low density residential uses in all directions, with the addition of natural heritage features to the north and west. The lands are zoned “Rural Settlement (RS1) Zone” and “EP” – Environmental Protection Zone within Zoning By-law 1-2022 and designated as “Rural Settlement Area, Natural Corridor, and Evaluated Wetland” in the Official Plan.

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

Additional information

The report and proposed amendments that will be considered at the public meeting will be made available for viewing on Thursday, July 2, 2026 online at www.thunderbay.ca/agendas.

If you wish to be notified of the decision of the Thunder Bay City Council on the proposed Zoning By-law Amendment and/or Plan of Subdivision, you must submit a written request to decio.lopes@thunderbay.ca

Copies of all comments will be forwarded to City Council 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.

If this notice has been received by an owner of lands which contain seven or more residential units, please post this notice in a location which is visible to all residents living on the property to which this notice applies.

Right to appeal – Zoning By-law Amendment

Please note that the rights of third parties to appeal decisions to the Ontario Land Tribunal have been restricted under the Planning Act. Only the applicant, the Minister, specified persons, public bodies, and registered owners of lands to which the Zoning By-law Amendment and Subdivision would apply and who make oral submissions at the public meeting or written submissions to the City before the Zoning By-law Amendment is passed will be able to appeal the decision of the City of Thunder Bay to the Ontario Land Tribunal.

If a person or public body would otherwise have an ability to appeal the decision of the City of Thunder Bay to the Ontario Land Tribunal but the person or public body does not make oral submissions at a public meeting or make written submissions to the City of Thunder Bay before the Zoning By-law Amendment is passed, the person or public body is not entitled to appeal the decision.

If a person or public body does not make oral submissions at a public meeting, or make written submissions to the City of Thunder Bay before the Zoning By-law Amendment is passed, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Land Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to add the person or public body as a party.

Right to appeal – Draft Plan of Subdivision

If a person or public body would otherwise have the ability to appeal the decision of the City of Thunder Bay but does not make oral submissions at a public meeting, if one is held, or make written submissions to the City of Thunder Bay in respect of the proposed plan of subdivision before the approval authority gives or refuses to give approval to the draft plan of subdivision, the person or public body is not entitled to appeal the decision to the Ontario Land Tribunal.

If a person or public body does not make oral submissions at a public meeting, if one is held, or make written submissions to the City of Thunder Bay in respect of the proposed plan of subdivision before the approval authority gives or refuses to give approval to the draft plan of subdivision, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Land Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to do so.

Important Legislation Changes - Public Meeting and Appeal Rights Please note that Bill 23, the More Homes Built Faster Act, made changes to Section 51(20) of the Planning Act which no longer requires Municipalities to hold public meetings for draft plans of subdivision/condominium.

Further, Bill 108, the More Homes, More Choices Act, made changes to Section 51(39) and Bill 185, the Cutting Red Tape to Build More Homes Act, made changes to Section 34(11) of the Planning Act which no longer permits third party appeals to decisions for draft plans of subdivision/condominium and Zoning By-law Amendments. Instead, appeals are restricted to "specified persons" which includes the province, the Municipality, the applicant, and utility companies.

Questions?

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

please contact:

Decio Lopes, RPP, Supervisor – Planning Services
Decio.Lopes@thunderbay.ca
(807) 62BUILD

Attachment A – Key Map of Property Location

Attachment B – Proposed Zoning By-law Amendment Property Location

Attachment C – Proposed Zoning By-law Amendment Property Location Two

Attachment D – Applicant’s Site Sketch