North Prairie Developments Ltd. has applied to amend the existing Zoning Agreement for 1006 College Drive and 421 Clarence Avenue North, located in the Varsity View neighbourhood.

Existing Zoning Agreement

The subject property is currently zoned M3 – General Institutional Service District, subject to a Zoning Agreement that was approved by City Council in January 2019 through a rezoning process.  A Zoning Agreement is a legal agreement that establishes site-specific regulations for how a property may be developed and used. 

The existing Zoning Agreement provides for the development of a 12-storey multiple-unit dwelling with a maximum of 171 dwelling units, along with underground parking.  The Zoning Agreement contains standards concerning aspects of the development such as building setbacks, maximum building height, gross floor area, minimum parking standards, and landscaping.

Request to Amend Zoning Agreement

North Prairie has requested to amend the Zoning Agreement to accommodate an interior rooftop amenity space.  Under the existing Zoning Agreement, the enclosed interior space on the rooftop is identified for use as a mechanical penthouse only, housing mechanical components related to building operations.

The Zoning Agreement is proposed to be amended to allow a portion of this enclosed interior space to be developed as part of an interior/exterior rooftop amenity for use by building residents.  A rooftop plan and perspective view of the feature are included on the "Renderings" tab.  No change to the overall building height is proposed.  The exterior components of the rooftop amenity are not subject to regulation by the Zoning Bylaw; an amended Zoning Agreement is required to accommodate the interior amenity space as a 13^th floor.

Other minor changes to the development proposal do not require changes to the Zoning Agreement.  This includes the addition of a main entry and lobby on the northeast corner of the building facing College Drive, and the reconfiguration of select exterior balconies.

College Corridor Plan

The January 2019 decision on the rezoning of this site predates the College Corridor Plan that is currently underway for this area.

Interior/Exterior Rooftop Amenity Space (conceptual)

Perspective from Northwest

Rooftop Plan

Site Plan

What is a Zoning Agreement?

All property in the City of Saskatoon is assigned a zoning designation under Zoning Bylaw No. 8770.  Within each zoning designation, specific land uses and forms of development are either permitted, discretionary, or prohibited.

In some instances, a regulatory tool called a Zoning Agreement may be used to accommodate a specific development proposal.  A Zoning Agreement is a binding legal agreement that, once approved by City Council, is tied to the land and ensures that only the specific development proposal put forward by the applicant can be constructed on the property.  It may specify permitted uses of the land and standards respecting building form, scale, and site layout, among other considerations.  In order to amend a Zoning Agreement, an application and review process is required that includes technical review, public engagement, and a decision by City Council.

As mentioned, a Zoning Agreement that was approved in 2019 is in place for this property.  This application proposes to amend the existing Zoning Agreement to accommodate the change to the development proposal described.

What is the Typical Process for a Zoning Amendment Application?

When an application is received by Planning and Development, it is reviewed for conformity with the Official Community Plan, Zoning Bylaw, and other applicable city planning policies and development regulations.  It is also circulated to other Civic Departments to review technical considerations such as the capacity of water, wastewater, stormwater, and transportation infrastructure to accommodate the proposal.

Once internal review by the relevant Civic Departments is complete, public engagement on the application is undertaken. This phase of the process provides the opportunity for members of the public to review a proposal, ask questions, identify issues, and provide comment.  Registered property owners, typically within 75-150 metres of the subject site, the Community Association, and the Ward Councillor are notified of the application, and are invited to provide questions and comment.  When necessary, a public information meeting is held that may include a formal presentation and question and answer session.  In this case, the notice for this application has been sent to property owners in excess of 200 m.

Following public engagement, Planning and Development prepares a report that includes a recommendation on the application, and outlines information collected from the internal review and public engagement processes.  The report is first considered by the Municipal Planning Commission, an advisory committee to City Council.  The final decision to approve or deny an application rests with City Council who consider the report and recommendation along with the Municipal Planning Commission’s feedback at a Public Hearing.  Any member of the public is welcome to provide a written submission, or address City Council regarding the application at the Public Hearing.