Proposal

The Planning and Development Department has received a Neighbourhood Concept Plan (NCP) Amendment application from Saskatoon Land proposing to amend the Aspen Ridge Concept Plan.

Current Approved Concept Plan

Concept Plan Amendment

Proposed Amendment Summary

Remove the Saskatoon Freeway linework: City Council endorsed the new alignment of the Saskatoon Freeway on March 27, 2024 and is no longer adjacent to the NCP neighbourhood boundary; therefore as per this amendment the Saskatoon Freeway is proposed to be removed from the NCP land use map.

Remove the Saskatoon Freeway Hatch: As per the December 20, 2023 Aspen Ridge NCP Amendment the Saskatoon Freeway overlay hatch was shown on the parcels of land adjacent to the Saskatoon Freeway providing flexibility in the conceptual design to subdivide these lands with or without the buffer as the NCP Amendment was proceeding to City Council prior to the Saskatoon Freeway endorsement response on March 27, 2024. Since the endorsement was approved by City Council, this overlay hatch is no longer required, therefore, as per this amendment the overlay hatch has been proposed to be removed.

Change of Land Use: Remove the Buffer parcel along the east neighbourhood boundary that was originally designed to separate the residential parcels from the Saskatoon Freeway and the extended Low Density Residential parcels to the east neighbourhood boundary. 

Relocation of Residential Care Home Parcels: As per the NCP, Saskatoon Land has allocated suitable sites near collector roads and possible transit routes where a minimum of two predesignated Residential Care Home lots. Saskatoon Land is proposing to move these two Residential Care Home lots across the street from the two Residential Care home lots to the corner of Sharma Lane and Henry Dayday Road.

Removal of Lane: Remove the land between the Medium Density Multi-unit Residential and the Medium Density Mixed-use Residential / Commercial parcels located at McCrory Link and Fehergyhazi Boulevard to allow for additional parcel depth for the future development of additional Medium Density Mixed-use Residential / Commercial development. 

Change of Land Use: Change the land use of the Medium Density Multi-unit Residential to Medium Density Mixed-use Residential / Commercial parcel. Further to the request noted above, by removing the lane and combine the land-use to one large mixed-use Residential / Commercial parcel provides more opportunities for site layout.

Associated Land Use Applications

Rezoning

1. A rezoning application has been proposed for the existing site at McCrory Link and Fehergyhazi Boulevard to align with the proposed NCP Amendment. 

Existing Zoning - RM3 - The purpose of the RM3 district is to provide for a variety of residential developments in a medium density form as well as related community uses.

Proposed Zoning - B4MX - The purpose of the B4MX district is to facilitate mixed-use development on principal streets in this district. The B4MX district provides for a range of medium to high-density residential uses, commercial and institutional uses in a manner that encourages retail and service-based uses at grade level. The B4MX district promotes a compact, pedestrian-oriented built form that supports transportation options, street-orientated buildings and active uses at grade level. 

This application will also require an Official Community Plan Amendment from the existing Residential land use to a proposed District Village land use. 

2. A second rezoning application has been proposed to rezone the existing block located at Henry Dayday Road and Daley Lane. 

Existing Zoning - R1B - The purpose of the R1B district is to provide for small lot residential development in the form of one- to four-unit dwellings as well as related community uses.

Proposed Zoning RMTN1 - The purpose of the district is to provide for comprehensively planned medium density MUDs in the form of street townhouses, dwelling groups and other building forms, as well as related community uses.

What is an Official Community Plan?

All property in the City of Saskatoon is assigned a land use designation under the OCP. These designations establish the general use and character of a site or area, helping to ensure that development occurs in an orderly and rational manner. Each land use designation is distinct in its purpose and density/intensity of use.

What is a Concept Plan?

A Concept Plan is a neighbourhood-level land use plan that guides the development of a new neighbourhood in Saskatoon. It outlines the land uses, densities, transportation network, parks system, and community facilities intended for a neighbourhood as it grows.

A Concept Plan is approved by a resolution of City Council following an extensive review process. Once approved, the plan is implemented over many years as the land is subdivided, zoning is applied, roads and services are installed, parks are constructed, and residences and businesses in the new neighbourhood are established.

As a new neighbourhood is built out, circumstances often necessitate amendments to a Concept Plan. Proposed amendments are reviewed, including a community engagement process prior to being considered by City Council for a decision.

What is a Rezoning?

All property in the City of Saskatoon is assigned a zoning designation under the Zoning Bylaw No. 9990, 2024. Within each zoning designation, specific land uses are either permitted, prohibited, or discretionary.

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 the conclusion of the review process.

What is the Typical Process for an Amendment Application?

When an amendment 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. The application 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 150 metres of the subject site, the Community Association, and the Ward Councillor are notified of the application, and are invited to provide questions and 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 an amendment application rests with City Council which considers 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.