The Planning and Development Department has received an application from Northstar Innovative Developments Inc. proposing to amend the Official Community Plan (OCP) Land Use Map and rezone a portion of 1902 Broadway Ave. This amendment aims to establish a consistent zoning district on the site to accommodate future development.

Proposal

1.    Proposed OCP Land Use Map Amendment – From Residential to Neighbourhood Node

All property in the City of Saskatoon is assigned a land use designation under the OCP. Land use designations establish the general use and character of a site or area to help ensure that development takes place in an orderly, rational manner. Each land use designation is distinct in its purpose and density/intensity of use.

1902 Broadway Ave is currently designated a mix of “Residential” and “Neighbourhood Node”. The applicant has applied to redesignate the southern portion of the site from “Residential” to “Neighbourhood Node” to align it with the existing land use designation of the northern portion of the site.

Land designated as “Residential” has the potential for residential development and community uses compatible within a neighbourhood setting. Land designated as “Neighbourhood Node” has the potential for a mix of low density residential, commercial, institutional, and community uses that are compatible within a neighbourhood setting. Neighbourhood Nodes serve the basic needs of the surrounding one to three neighbourhoods, providing a focal point of commercial development. These are to be walkable, pedestrian-friendly sites typically located near major intersections and served by collector streets. 

2.    Proposed Rezoning
1902 Broadway Ave is currently undeveloped and is split zoned as R2 – Low Density Residential District 2 and B2 – District Commercial District. The applicant is proposing to rezone the southern portion of the site to B2 – District Commercial District to align with the existing zoning of the northern portion of site. The purpose of the B2 District is to provide an intermediate range of commercial uses to serve the needs of two to five neighbourhoods. 

What is a Rezoning? 

All property in the City of Saskatoon is assigned a zoning designation under the Zoning Bylaw No. 9990, 2024. Within each zoning designation, specific land uses are either permitted, discretionary, or prohibited.

Applications to change the zoning designation of a property may be considered through a rezoning process, which includes review by City Administration and engagement with the surrounding neighbourhood. All rezoning applications require a decision by City Council at a Public Hearing upon the conclusion of the review process.

Both Official Community Plan amendments and rezoning applications are evaluated on a case-by-case basis where both the subject site(s) and the surrounding neighbourhood are considered in the review.
 

What is the Typical Process for an Amendment Application?

When an amendment 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.  The application 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 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 comments.  When necessary, a public information meeting is held that may include a formal presentation, and question and answer session.

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 amendment application rests with City Council which considers 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.