Union Land Developments, on behalf of the owners of 128, 140, 168, and 182 Wall Street (Pillar Properties, Saskatoon Indian and Métis Friendship Centre, and Big Brothers Big Sisters of Saskatoon and Area), has applied to rezone the properties from B3 – Medium Density Arterial Commercial District to B6 – Downtown Commercial District. 

Purpose of the Application

From the applicant:

“It is the intention of Pillar Properties to re-develop their property at some point with suitable tenants in place.  Other owners may choose to re-develop at a later date in accordance with their organization’s objectives.  The existing zoning of B3 limits the re-development viability of these sites.  By re-zoning the property now, the collective owners can begin to pursue and assess a variety of new uses within the properties.”

There is no development proposal associated with this application, which proposes to amend the zoning designation of the subject properties on the Zoning Map.  If approved by City Council, the regulations of the B6 District would apply to any future development of the properties.

B3 and B6 Zoning Districts

The purpose of the B3 District is to facilitate arterial commercial development providing a moderate to wide range of commercial uses on small to medium sized lots.  Properties located along Idylwyld Drive, including the subject properties on Wall Street, are zoned B3 as a reflection of the corridor’s arterial function.

The purpose of the B6 District is to facilitate a wide range of commercial, institutional and residential uses in a high-density form.  It is the primary zoning district in Downtown, encompassing a large area to the east of the subject properties.

The regulations of these zones can be viewed in the Zoning Bylaw here:

• Section 10.5 - B3 District
• Section 10.9 - B6 District

The subject properties are located within the District Plan study area of the proposed Downtown Event and Entertainment District.  The District Plan will be a comprehensive plan that seeks to establish the District as a hub for entertainment and cultural activities, with vibrant public spaces that are welcoming and accessible to everyone.  As part of this comprehensive plan, the process for which is currently underway, it is likely that new land use and zoning regulations for properties in the District will be developed and brought forward for consideration in the future.  The applicant is aware of this and has chosen to proceed with a rezoning application at this time in advance of any future changes that are proposed.

More information on the Downtown Event and Entertainment District is available at www.saskatoon.ca/eventdistrict.  Questions and comments specific to this project may be directed to eventdistrict@saskatoon.ca.

What is Rezoning?

All property in the City of Saskatoon is assigned a zoning designation under the Zoning Bylaw.  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 conclusion of the process.

What is the typical process for a Rezoning Application?

When a rezoning 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 ask questions and provide 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 a rezoning 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.