In December 2022, Dream Developments (Dream) submitted a new application to Planning and Development to amend the Willows Neighbourhood Concept Plan and make minor text amendments to the Official Community Plan and Zoning Bylaw. The amendment provides for the reconfiguration of the western portion of the Willows neighbourhood, affecting future land uses, street networks, public park areas, and the size and layout of the existing golf course. The amendment includes the addition of approximately 6.4 ha (15.8 ac) of land in the northern portion of the Concept Plan, intended to accommodate a hotel/spa, as well as low and medium density multiple unit dwellings. The proposal would also provide for the development of fee-simple lots (separately titled lots not part of a condominium plan) within the amendment area.

The application will also include amendments to the Official Community Plan (OCP) Land Use Map, and a minor text amendment, and an amendment to the Direct Control District 4 (DCD4) regulations contained in the City of Saskatoon Zoning Bylaw to accommodate the proposed development. 

APPROVED CONCEPT PLAN (2003)

ORIGINAL APPLICATION (DECEMBER 2022)

As a result of the review of the application and the public consultation conducted by City Administration, the following changes have been made to the application:

REVISED CONCEPT PLAN AMENDMENT (APRIL 2023)

1. Additional Municipal Reserve (MR)

MR5 (1.27 ha) and MR6 (0.48ha) have been added in response to the requirement for additional public park space. These areas are currently maintained by Willows Golf Inc. but will be dedicated and reserved for public park space. The revised amendment submission states that these parcels will function as linear parks and could provide the opportunity for a community garden.

2. Cartwright Street Sidewalk Extension

During public consultation, the need for a sidewalk along the east side of Cartwright Street north of Cartwright Terrace was identified. In response, a sidewalk has been added to the revised concept plan amendment submission for the location shown in the image below.

3. Pathway along South Access Road

A pathway identified by the green dotted line on the image below has been added along the north side of the south access road to accommodate pedestrian connectivity.

In addition to the items noted above, general updates and minor changes have been made throughout the report to align future infrastructure with City standards.

The proposed concept plan amendment includes amendments to the Official Community Plan (OCP) Land Use Map, and a minor text amendment as well as an amendment to the Direct Control District 4 (DCD4) regulations contained in the Zoning Bylaw. Below are further details on the proposed amendments to each document.

Official Community Plan Amendments

• Assign land use designation of Direct Control District to the Northern Development Area.
• The proposal includes a wellness hotel/spa which will require an amendment to Section G3.2(2)(d) of the OCP to allow the land use.

Zoning Bylaw Amendments

• Rezone Northwest Development Area to DCD4.
• Proposed changes to the DCD4 district:
  • Low-density multiple-unit dwellings and dwelling groups which may contain one-unit, two-unit and townhouse dwellings as part of the dwelling group and no more than 12 dwelling units per acre.
  • Medium-density multiple-unit dwellings and dwelling groups which may contain two-unit, townhouse and multiple-unit dwellings as part of the dwelling group and no more than 50 dwelling units per acre.
  • Minimum site width of 16 metres and minimum site area of 560 square metres.

The following document provide detailed information on the proposed concept plan amendment. Please note that these documents remain under review, and are subject to further change.

• Willows Concept Plan Amendment Application
• The Willows Traffic Impact Assessment

Summary Table of Proposed Concept Plan Amendment Changes

What is a Neighbourhood Concept Plan?

A Neighbourhood Concept Plan (NCP) is a neighbourhood-level land use plan that guides the development of a neighbourhood in Saskatoon. It outlines the land uses, densities, transportation network, parks system, and community facilities intended for a neighbourhood as it grows. The Willows Concept Plan was originally approved by City Council in 2003.

A NCP is reviewed by City Administration and other relevant agencies to ensure that all relevant standards, policies, bylaws and requirements are met. The review process includes community engagement with neighbouring residents, affected landowners and community groups in order to obtain feedback that shapes the final plan. A NCP must be approved by a resolution of City Council following its review process.

As a new neighbourhood is built out, circumstances often necessitate amendments to an NCP. NCP amendments are reviewed and go through community engagement prior to being considered by City Council for a decision.

Information on the previous application can be found at the following link: https://www.saskatoon.ca/engage/willows-concept-plan-amendment-not-approved

What is the Typical Process for a Neighbourhood Concept Plan Amendment?

When an application to amend an NCP is received by Planning and Development, it is reviewed for conformance 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 comments. Registered property owners, the Community Association, and the Ward Councillor are notified of the NCP amendment 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.

Following public engagement, Planning and Development prepares a report that includes a recommendation on the proposed amendments 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 the amendment 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.

A Public Notice was sent in March 2023 to property owners within the Willows neighbourhood advising of the application submitted by Dream. An Open House was held at the Willows Clubhouse on March 22, 2023, to provide an opportunity for residents to ask questions and provide comments to Dream and City Administration. To date, Planning and Development has received 7 written responses from property owners within the neighbourhood. In addition to this, 72 individuals signed the attendance sheet at the March Open House, where 10 comment sheets were submitted.

A Public Open House was held on March 22, 2023 from 4:30pm to 7:30pm at the Willows Clubhouse (382 Cartwright Street) in the Twilight Meeting Room. A written notice providing information on this event was sent to residents of the Willows neighbourhood.

A presentation by Administration and the Developer detailing the proposed Neighbourhood Concept Plan Amendment is posted below.

If you are having issues accessing the video below, please go directly to the YouTube presentation using the following link: https://www.youtube.com/watch?v=n3I9pVz0urs

Please visit www.dream.ca for more information on Dream Developments. Questions and comments on the proposal can be directed to:

Brad Zurevinski, General Manager

bzurevinski@dream.ca

For more information on the market analysis associated with the proposed concept plan amendment, please see the Market Study Analysis at the following link: https://westhillsatthewillows.ca/news/willows-market-analysis-report/