February 25 - Municipal Planning Commission meeting
The recommended zoning and land use changes for the Direct Control District 2 (DCD2) were discussed and endorsed by the Municipal Planning Commission on Tuesday, February 25th. The report and appendices are available on the meeting agenda.
Thank you for attending our online public information meeting.
City of Saskatoon's Corridor Planning team is proposing changes to the zoning and land use regulations for the Direct Control District 2 (DCD2) area, consisting of the culs-de-sac of Stanley Place, Minto Place, Aberdeen Place, Grey Place, and Connaught Place, as well as sites in the 1200 to 1400 blocks on the east side of Idylwyld Drive North.
Proposed Official Community Plan Amendment. From Direct Control District, properties on Idylwyld Drive are proposed to change to Corridor Mixed Use and Station Mixed Use, and properties in the culs-de-sac are proposed to change to Corridor Residential.
Proposed Zoning Bylaw Amendment. From DCD2, properties on Idylwyld Drive are proposed to change to Corridor Mixed-Use 1 (CM1) and Corridor Station Mixed-Use 1 (CS1), and properties in the culs-de-sac are proposed to change to Corridor Residential 2 (CR2).
Current Zoning
What is a Direct Control District?
A Direct Control District is a type of customized zoning district that regulates use and development of land and buildings within a specific geographic area. Saskatoon currently has eight Direct Control Districts, including for River Landing (DCD1), Preston Crossing (DCD3), and The Willows (DCD4).
Current Zoning
This is a summary of the current DCD2 regulations. For exact wording, please refer to DCD2 in the Zoning Bylaw.
The objectives of the Direct Control District 2 (DCD2) zoning district are:
i) to provide for a change of use from one- and two-unit dwellings to those uses permitted in an B3 District (Medium Density Arterial Commercial District) or an RM3 District (Medium Density Multiple-Unit Dwelling District) in a controlled and phased manner, cul-de-sac by cul-de-sac from south to north;
ii) to minimize the land use conflicts during the period in which the change in use is being phased in;
iii) to provide for the amenity of the area.
The redevelopment of the area within DCD2 shall occur in an orderly and rational manner, cul-de-sac by cul-de-sac from south to north, commencing with Stanley Place and then proceeding northward in sequence. To facilitate that end, the DCD2 area is divided into five individual development 'sub-units', one for each cul-de-sac. No development shall take place on any sub-unit until a Plan of Subdivision has been registered which consolidates all the lots and the public street and lane comprising the sub-unit.
When a cul-de-sac has been consolidated, that sub-unit may be used and developed based on the zoning regulations of the B3 District or RM3 District, in the development sequence stipulated.
Notwithstanding the other regulations, on property where consolidation has not yet occurred, any use or development is permitted which complies with the zoning provisions of R2 District (Low Density Residential District 2).
Map of the DCD2 zoning district, with Stanley as sub-unit 1, Minto as sub-unit 2, Aberdeen as sub-unit 3, Grey as sub-unit 4, and Connaught as sub-unit 5.
Proposed Zoning
Proposed Corridor Zoning
33rd Street is planned to have Link - Bus Rapid Transit stations at Idylwyld Drive and at Quebec Avenue. In line with the City's goal to facilitate growth and development in locations near planned rapid transit, within the Corridor Growth Area, the Corridor Planning team is proposing to rezone the Direct Control District 2 area from DCD2 to a combination of the following Corridor zoning districts.
Corridor Residential 2 - CR2
The purpose of the CR2 District is to provide for intensification opportunities and support infill development within the Corridor Growth Area in a range of ground-oriented residential building forms, limited neighbourhood commercial uses and related community uses. The CR2 District is intended to accommodate a transition between one- and two-unit dwellings, and multi-unit and mixed-use development. The CR2 District provides for density increases by allowing for incremental intensification of neighbourhoods.
For reference, refer to CR2 District in the Zoning Bylaw.
Corridor Mixed-Use 1 - CM1
The purpose of the CM1 District is to facilitate approximately two-to-six storey residential and mixed-use development along major transportation corridors in the Corridor Growth Area. The CM1 District provides for a range of residential and mixed-use developments containing residential, commercial and institutional uses in mid-rise buildings that promote a compact, pedestrian-oriented form. The CM1 District encourages a variety of transportation options and buildings incorporating Transit-Oriented Development principles, including street-facing buildings with active frontages and ground-oriented uses.
For reference, refer to CM1 District in the Zoning Bylaw.
Corridor Station Mixed-Use 1 - CS1
The purpose of the CS1 District is to facilitate approximately three-to-six storey mixed-use development along major transportation corridors near key transit station locations in the Corridor Growth Area. The CS1 District provides for a range of mixed-use developments containing residential, commercial and institutional uses in mid-rise buildings that promote a compact, pedestrian-oriented form. The CS1 District encourages a variety of transportation options and buildings incorporating Transit-Oriented Development principles, including street-facing buildings with active frontages and ground-oriented uses.
For reference, refer to CS1 District in the Zoning Bylaw.
Comparison of Corridor Zoning Districts
Corridor Residential 2 - CR2
Corridor Mixed-Use 1 - CM1
Corridor Station Mixed-Use 1 - CS1
Development Types
Range of residential uses, limited commercial
Multi-unit residential or mixed-use developments
Mixed-use developments only
Maximum Building Height
15 m (approx. 4 storeys)
22 m (approx. 6 storeys for fully residential building)
27 m (approx. 6-7 storeys for mixed-use building)
Minimum Building Height
None
8 m (approx. 2 storeys)
11 m (approx. 3 storeys)
Minimum Site Width for a Multi-Unit or Mixed-Use Building
15 m (50 ft)
15 m (50 ft)
15 m (50 ft)
One-Unit, Two-Unit & Semi-Detached Dwellings
Permitted use
Not permitted for new dwellings *
Not permitted for new dwellings *
Commercial Uses
e.g. retail, restaurant, office (in CM1 & CS1)
Limited small-scale uses on corner sites at Council's discretion
Permitted as part of a mixed-use building
Required on ground floor of a mixed-use building
Active Frontage
e.g. entrances, seating, plazas, landscaping
No requirement
Required in all street-facing yards
Required in all street-facing yards
Table for convenience only. For details, please consult the Zoning Bylaw or contact corridorplans@saskatoon.ca.
*Note: Existing legal single-family houses (one-unit dwellings) would become non-conforming uses upon rezoning to CM1 or CS1.
History
1947-48: Wartime Housing Development
The five culs-de-sac were originally constructed between 1947 and 1948 as Project No. 4 out of six wartime housing projects in Saskatoon. The land was formerly owned by the City but sold to the federal government's Wartime Housing Limited for $1 per lot, with an agreement that the City can receive $200 to $400 upon sale of each house. Project No. 4 also included wartime houses further north along Idylwyld Drive (Avenue A) until 38th Street.
One of the culs-de-sac as seen in 1951, three years after construction. (City of Saskatoon Archives StarPhoenix Collection, S-SP-B-930-001)Plan of Subdivision for the five culs-de-sac, Registered Plan G679, 1947.
1950s-70s: Saskatoon grows around the neighbourhood
Major developments that occurred in the next decades around the five culs-de-sac included the Saskatchewan Institute of Applied Arts and Sciences at 33rd and Idylwyld (later renamed the Kelsey Institute, SIAST Kelsey Campus, and now Saskatchewan Polytechnic), the Kelsey Industrial Area just to the east of the culs-de-sac, and other industrial developments further north.
Aerial imagery of Kelsey-Woodlawn neighbourhood in 1955. (Saskatoon Public Library Local History Room, LH-1980)Looking northeast from the intersection of Idylwyld and 33rd, as seen in 1965. Stanley Place would be just behind these businesses. (Saskatoon Public Library Local History Room, CP-4157-A-3)
Early 1980s: Planning for Change
One-off rezoning proposals on Idylwyld Drive led City Council to urge Administration to create a long range plan for land use and zoning in the Idylwyld Drive corridor. In 1983 and 1984, Administration released the Core I.D. Planning Study and Core I.D. Idylwyld North Study, planning for the future of industrial districts (ID's) in Saskatoon's core as well as their adjacent areas.
Administration and the Municipal Planning Commission supported rezoning the five culs-de-sac and both sides of Idylwyld between 33rd and 36th Streets to medium density residential zoning permitting three-storey apartment buildings. The rationale was that one-unit dwellings were not appropriate for this area in the long term, being on a major arterial road and adjacent to industrial lands, so this would facilitate redevelopment of properties in poor or fair condition into apartments that could serve students at the Kelsey Institute (SIAST).
Residents on Stanley, Minto, and Aberdeen supported rezoning but to industrial or commercial instead of medium density residential, based on a desire to maximize development potential and property values. Residents on Connaught and Grey were less interested in rezoning as they wished to continue living there. Also, there was significant concern from residents and Council during the 1980s about "block breaking" or "blockbusting", where developers buy up residential properties and leave them to deteriorate in hopes of getting approval for redevelopment.
Based on this mixed feedback, Administration recommended Council endorse medium density residential as the future zoning pattern, that any rezoning would be initiated by property owners rather than the City, and to consider proposals from south to north one street at a time, only if all owners in a cul-de-sac were supportive or all lots have been consolidated under one owner.
Looking north on Idylwyld between 36th and 37th Streets, as seen in 1966. The residential lots on this block were rezoned to commercial in 1980. (Saskatoon Public Library Local History Room, CP-5124-A-1)Aerial imagery of Kelsey-Woodlawn neighbourhood in 1973. (Saskatoon Public Library Local History Room, CP-73-4)
1987-88: Residents Lead a Change in Direction
In 1987, a new commercial establishment - Ryly's Canadian Grill - opened at 33rd Street and Alberta Avenue, just to the south of the neighbourhood backing onto Stanley Place. Ryly's neighbours, particularly on Stanley, Minto, and Aberdeen, petitioned Council about noise, parking, and other nuisances, and requested Council reconsider the idea of rezoning the area for commercial or non-residential uses.
After reviewing the earlier studies, Administration concluded medium density residential was no longer realistic for the area due to lack of market interest for apartments, the cul-de-sac street design not being well-suited for apartments, development pressure for more commercial in the area, and Idylwyld Drive street widening scheduled to begin in 1990. This time, Administration proposed rezoning the five culs-de-sac for light industrial uses (and the west side of Idylwyld for arterial commercial uses). The requirements for lot consolidation and south-to-north development sequencing were kept and would be enforced through either a Holding Symbol or a new Direct Control District.
5 Stanley Place as seen in 1995. Formerly home to J. Waschuk, one of the homeowner representatives who organized the petition to City Council for rezoning this area in the 1980s. Ryly's rear wall is directly behind this backyard. The Saskatchewan Wheat Pool - now P&H - flour mill can be seen in the distance to the left. (Saskatoon Public Library Local History Room, SC-2016-1)
1988: DCD2 Established
On August 22, 1988, City Council approved the establishment of Direct Control District 2 via Bylaws 6937 and 6938, with these stated objectives:
(a) to provide for a change of use from one and two-unit dwellings to those uses permitted in an I.D.2 Zoning District (light industrial) in a controlled and phased manner, cul-de-sac by cul-de-sac from south to north;
(b) to minimize land use conflicts during the period in which the change in use is being phased in;
(c) to eliminate access to Idylwyld Drive and substitute access from Alberta Avenue;
(d) to provide for the amenity of the area.
Public notice in the Star Phoenix for the August 22, 1988 City Council Public Hearing on the Direct Control District 2.
1990s: Amendments
City Council approved a number of amendments to DCD2 in the following decade based on public feedback and lack of redevelopment activity.
1989 - Allowed limited access points onto Idylwyld Drive for the future consolidated sub-units.
1992 - Added one- and two-unit dwellings (R2 uses) as permitted uses to avoid non-conformity implications for existing houses.
2000 - Amended the objectives and changed the permitted uses so that instead of light industrial uses, the intended future redevelopment would be for arterial commercial (B3 uses) or medium density residential (RM3 uses).
1224 and 1228 Idylwyld Drive as seen in 1996. The house on the left (1228) was demolished in 2014 and the lot has sat vacant for a decade. (Saskatoon Public Library Local History Room, SC-2016-1)1236 and part of 1232 Idylwyld Drive as seen in 1990. Both were demolished in 2024. The sidewalk and boulevard along Idylwyld is seen here before street widening. (Saskatoon Public Library Local History Room, SC-2016-1)
2015: Mayfair & Kelsey-Woodlawn Local Area Plan
The Mayfair & Kelsey-Woodlawn Local Area Plan was adopted by City Council in 2015 after two-and-a-half years of community engagement. Recommendations in the Plan specific to the DCD2 area include:
Remove the required development sequence to allow any consolidated cul-de-sac to be developed in any order, and
Require a developer to submit a transition plan for residents upon consolidation.
Correcting the split zoning on 1 Stanley Place.
Identifying Idylwyld Drive between 33rd and 39th Streets as a priority for higher densities and greater mix of uses during the City's work on the Growth Plan to Half a Million - which has become the Corridor Planning program.
Cover page of Mayfair & Kelsey-Woodlawn Local Area Plan Final Report, June 22, 2015.
July 2024: Three Sites Rezoned
In July 2024, as part of a city-wide Corridor Land Use and Rezoning project, City Council approved a rezoning application for 1232 & 1236 Idylwyld Drive and 1 Minto Place from DCD2 to Corridor Station Mixed-Use 1 (CS1), allowing for these sites to be removed from the DCD2 boundaries and redeveloped into a mixed-use development of up to 27 metres.
This has been the first official change to the DCD2 zoning district in more than 20 years.
Looking at Minto Place from the intersection of Minto and Idylwyld, with vacant lots in the foreground and houses in the background, Sep 2024.
