Planning and Development has received an application from Kindrachuk Agrey Architecture on behalf of Duchuck Holdings Ltd. (the applicant) proposing to rezone land in the Downtown.

Proposal

204 5th Avenue North (the StarPhoenix building) is currently zoned M4 - Core Area Institutional Service District. This zone accommodates a wide range of institutional, residential, office, and community uses in a high-density form in the Downtown area.

The applicant proposes to rezone the property to B6 - Downtown Commercial District, subject to a Zoning Agreement, to accommodate a mixed-use development on the property:

• Retention of the existing building and construction of additional floors to support commercial/office use and enclosed parking;
• A 35-storey residential tower on the south end of the block, and a 24-storey residential tower on the north end of the block (approximately 600 dwelling units);
• Ground floor commercial uses located at-grade; and
• Structured parking (approximately 540 parking spaces).

A Zoning Agreement is a regulatory tool used to address a specific development proposal and the use of land, buildings, form of development, site layout and general external design.

While the current M4 zoning accommodates many aspects of the proposal, rezoning subject to a Zoning Agreement has been requested to accommodate variations from the M4 regulations, including:

• Permitting the “retail store” land use;
• Increasing the development density permitted on the site; and
• Adjustment to some building setbacks.

See the 'Plans and Renderings' and 'FAQ' tabs for more information.

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• Full Drawing Set (PDF)

Proposed Site Plan

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Proposed Building Elevations

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The applicant's drawings indicate a grocery store on the main floor of the development. Is a grocery store proposed to open here?

The applicant has identified a tenant space for a grocery store, as it is an amenity that they hope to incorporate within the development. However, if this rezoning application is approved by Council, the City of Saskatoon cannot dictate or guarantee that the tenant space will be occupied by a grocery store. Under the City of Saskatoon Zoning Bylaw, a grocery store falls within the "retail store" land use. 

Retail stores are not permitted in the M4 District, which is the current zoning of the property. Part of the applicant's request to rezone the property is to permit retail stores, which would provide the opportunity for a grocery store but not guarantee it. This would be subject to interest from prospective operators and leasing arrangements with the property owner. 

Through use of a Zoning Agreement, the City of Saskatoon can make certain rules concerning retail stores on the property, such as setting a maximum floor area that can be devoted to this use. City Administration is considering the request for the retail store land use as part of the review of this rezoning application.

Background

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

Applications to change the zoning of a property are evaluated on a case-by-case basis where both the subject site and the surrounding neighbourhood are considered in the review.

Application Process

1. Review by City Departments: When an application to amend the Zoning Map is received, the Planning and Development team checks if it follows the City's Official Community Plan, Zoning Bylaw and other rules. They also send it to other City departments to look at the technical details, such as if the water, wastewater, stormwater and transportation systems can support the proposal.
2. Public Engagement: After the internal review by the City, the public gets a chance to look at the proposal, ask questions and give feedback. Property owners within 75-150 meters of the site, the Community Association and the Ward Councillor are notified and invited to comment. A public information meeting will also be held for this application.
3. Report Preparation: Planning and Development writes a report with a recommendation on the application. This report includes feedback from the internal review and the public.
4. Municipal Planning Commission Review: The report is first reviewed by the Municipal Planning Commission, which advises City Council.
5. City Council Decision: The final decision is made by City Council at a Public Hearing. They consider the report, the recommendation and the feedback from the Municipal Planning Commission. Anyone from the public can submit written comments or speak at the hearing.

What is a Zoning Agreement?

A Zoning Agreement is regulatory tool used to address a specific development proposal and the use of land, buildings, form of development, site layout and general external design. A Zoning Agreement cannot be amended or removed from the property without going through a subsequent rezoning process, including public engagement and a decision by City Council.

Public Information Meeting

Thursday, May 7, 2026
5:30 - 7:30 p.m. (come and go)
Committee Room E, Ground Floor, City Hall, 222 3rd Ave N
(Door 1A on 4th Ave)

Presentation materials from the applicant and City of Saskatoon will be posted here following the meeting.