Planning and Development has received an application from Westcliff Developments proposing to rezone 608 Broadway Avenue in the Nutana neighbourhood.

Application

608 Broadway Avenue is currently zoned B5B - Broadway Commercial District subject to a Zoning Agreement. Approved by City Council in 2019, the Zoning Agreement restricts development of the site to a 17-storey mixed-use building with underground parking, commercial uses on the first two floors and residential dwelling units above. View the 2019 Zoning Agreement here.

Westcliff Developments has applied to remove the Zoning Agreement and rezone the property to B5B - Broadway Commercial District. The AC2 - B5B Broadway Architectural Control Overlay District is also proposed to be applied to the property.

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There is no development proposal associated with this application. If the application is approved by City Council, it would accommodate any development of the property that complies with the regulations of the B5B zone. The Broadway architectural controls would require a development proposal for the site be reviewed by a design review committee.

The purpose of the B5B zone is to recognize the historic Broadway Commercial Area and facilitate mixed-use development including a range of commercial, institutional and residential uses in medium to high density form. The Broadway architectural controls provide direction for the quality of design for built form elements to ensure that new buildings reinforce and enhance the best qualities of the area.

See the 'Regulations' tab on this page for more information on the proposed zoning and architectural controls.

Policy Context

608 Broadway Avenue is located within the Corridor Growth Area, which is intended to provide infill development opportunities along the city’s major corridors and Link bus rapid transit routes to achieve infill development targets outlined in the Official Community Plan. The Corridor Growth Area is a high priority location for a mix of residential, commercial, and institutional uses and activities designed to support an attractive, high-frequency transit service.

The Official Community Plan Land Use Map designates 608 Broadway Avenue as "Corridor Main Street". Land with this designation has the potential for medium density mixed use developments that are pedestrian-oriented and incorporate transit-oriented development principles. These areas are typically existing commercial streets located on the public transit system. Corridor Main Street areas are intended to enhance the existing character, function, and built form in historic or significant commercial districts located within the Corridor Growth Area. 

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B5B - Broadway Commercial District

The purpose of the B5B District is to recognize the historic Broadway Commercial area and facilitate mixed-use development including a range of commercial, institutional and residential uses in medium to high density form.

The following is summary information of the B5B District and is not intended to replicate all applicable regulations of the zoning district, which can be viewed in the Zoning Bylaw:

AC2 - B5B Broadway Architectural Control Overlay District

The Broadway architectural controls provide direction for the quality of design for built form elements to ensure that new buildings reinforce and enhance the best qualities of the area. A development proposal would be reviewed by a design review committee for alignment with the guidelines in the architectural control district.

Other Regulations/Approvals

• This site is located in the Meewasin Conservation Zone. Development approval from Meewasin is required.
• This site is located in the Riverbank Slope Overlay District, which applies regulations to avoid or minimize potential impacts of slope instability and subsidence on development and to prevent injury and minimize property damage related to publicly and privately owned properties adjacent to the South Saskatchewan River. A geotechnical report for proposed development is required at the building permit stage that addresses the requirements of Riverbank Slope Overlay District. Terms and conditions of approval must be complied with.

All property in the City of Saskatoon is assigned a zoning designation under Zoning Bylaw No. 9900. Within each zone, 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.

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

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 technical review by the City, the public gets a chance to look at the proposal, ask questions and give feedback. Property owners within 75-150 metres of the site, the Community Association and the Ward Councillor are notified and invited to comment. Sometimes, a public meeting is held where the proposal is presented, and people can ask questions. Follow-up notice will be provided if a meeting is to occur.
3. Report Preparation: Planning and Development writes a report with a recommendation on the application. This report includes feedback from the technical review and the public.
4. Municipal Planning Commission Review: The report is first reviewed by the Municipal Planning Commission, which advises City Council on the application.
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.