Proposal

Dream Developments (Dream), has applied to amend the Willows Neighbourhood Concept Plan. In 2003, the City approved a concept plan for The Willows Neighbourhood which included two phases of development. The first phase in the eastern portion of the neighbourhood is nearly completed. Dream is seeking to amend the second phase, in the western portion of the neighbourhood. This amendment also includes a proposed land use change within the existing phase 1 area to accommodate a commercial land use on the north/east side of Cartwright Street.

The amendment proposes a reconfiguration of the west portion of the Willows Neighbourhood, including changes to land uses, street network, service networks, the addition of public park areas, alterations to the golf course, and addition of a 6.412 hectare parcel adjacent to Cartwright Street. The amendment also provides for the addition of new commercial and commercial mixed uses near the existing clubhouse, that will be limited to those uses that complement the golf course and needs of the community residents. This may include a hotel, retail, and service providers.

The approved Willows concept plan currently requires all residential development to be developed within a condominium. The proposal would provide for the development of fee-simple lots (separately titled lots not part of a condominium plan) within the amendment area. The existing residential properties developed in the Willows will remain as a condominium development.

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.

Location Map

Amendment Comparison Map

Provide Feedback

A public notice including the dates and information for Municipal Planning Commission and City Council will be mailed to residents of the Willows Neighbourhood. A copy of this notice is available HERE. 

Municipal Planning Commission

The proposed amendments will be considered by the Municipal Planning Commission, an advisory committee to City Council, at a virtual meeting on Tuesday, October 26, 2021 at 12:00 PM.  Written submissions or request to speak to the Municipal Planning Commission may be submitted to the City Clerk’s Office in the following ways (please note that submissions to the Municipal Planning Commission are not forwarded to City Council):

            By mail:          Municipal Planning Commission

                                    c/o City Clerk’s Office

                                    222 Third Avenue North

                                    Saskatoon, SK   S7K 0J5

            Online:           www.saskatoon.ca/write-letter-councilcommittees

Written submissions or request to speak must include the writer’s full name and address and must be received by the City Clerk’s Office no later than 8:00 AM on October 26, 2021. If you are requesting to speak, you will be contacted by a representative of the City Clerk's Office with further information on how to participate in the meeting.

City Council – Public Hearing

The final decision to approve or deny the amendments rests with City Council who consider the Administration’s report and recommendation along with the Municipal Planning Commission’s feedback at a Public Hearing.  The Public Hearing (to be held virtually) to consider the proposed amendments has been scheduled for Monday, November 22^nd, 2021 at 6:00 PM.  Written submissions or request to speak to City Council at the Public Hearing may be submitted to the City Clerk’s Office in the following ways:

            By mail:          His Worship the Mayor and Members of City Council

                                    c/o City Clerk’s Office

                                    222 Third Avenue North

                                    Saskatoon, SK   S7K 0J5

            Online:           www.saskatoon.ca/write-letter-councilcommittees

Questions and comments on this proposal are invited at this time by submitting the form under the "Contact Us" tab on the Engage Page for the Proposed Willows Concept Plan Amendment. 

Concept Plan Amendment Area - Revised (August 2021)

Administration received continued feedback following the second public information meeting held on June 23^rd, 2021  The feedback was provided to Dream Development, who has since made additional changes to the proposed Concept Plan amendment. The newest changes are shown on the map below and include:  

• the hotel / spa commercial location moved from Block 19 (east of Cartwright Street) to the north half of Block 18, (now located west of Cartwright Street);

• medium Density Multiple Dwelling location moved from the north half of Block 18 (west of Cartwright Street) to Block 19 (now located east of Cartwright Street); and,

• block 19 reduced in size to no longer include the tree bluff.

Revisions previously made by Dream Development to the proposed Concept Plan amendment (after the Jan 26^th, 2021 Public Information Meeting) can be found here, and include:

• 13 metre (45’) lot minimum replaced with 15 metre (50’) lot minimum for one-unit dwellings, and consistent development standards in line with existing regulations for semi-detached development;

• the southern half of the Mixed-Use development site has been replaced with Neighbourhood Node (a mix of commercial and residential adjacent to the outdoor amenity area);

• total floor area for all commercial units combined would be restricted to a maximum of to 929m2 (10,000ft2 );

• individual commercial units would be restricted to a maximum of 278m2 (3000ft2 );

• right-out only intersection at Lorne Avenue is now proposed as a right-out, left-in intersection; and,

• additional landscaping requirements under the DCD4 zoning district for the commercial development site and the neighbourhood node.

At this time the Draft Concept Plan Amendment document is being updated by Dream Developments and will be posted to this Engage page as soon as it is available.  If you have any questions regarding the changes please submit them using the form on the “Contact Us” tab of this Engage Page.

Documents and Studies

In addition to the proposed concept plan land use map the applicant is required to submit supporting documents and studies for administration to review. By request of the residents these submissions will be provided on the Engage Page below as they become available.

Please note that these documents remain under review, and are subject to further change. These documents have not yet been updated in accordance with the August revision to the proposed amendments.

• Draft Concept Plan Amendment 
• Natural Area Screening Study
• The Willows Hotel/Spa & Retail Market Study
• Willows Hotel and Spa Location and Commercial Feasibility
• Transportation Impact Assessment
• Transportation Impact Assessment - 2021 Update

The Willows Neighbourhood is regulated by a special zoning district called Direct Control District 4 (DCD4). The DCD4 was originally developed in conjunction with the Willows Neighbourhood Concept Plan in 2003.  

The amendment is proposing changes to the regulations contained within the DCD4 Zoning District. The proposed changes include a reduction in the site width and the site area for residential development, and an expansion of the types of commercial that would be permitted in the DCD4 Zoning District.  In addition to this, the inclusion of the north development area (not originally part of the Willows NCP) will be rezoned to DCD4 in order to become part of the Willows Neighbourhood Concept Plan. 

Feedback from the public consultation process will help shape the elements of the zoning amendment to the DCD4. 

The DCD4 regulations can be reviewed HERE.

The complete Zoning Bylaw No. 8770 is also available on the City of Saskatoon website, the DCD4 regulations are found in Section 13.4.

Concept Plan Amendment Area - Original Submission

Approved Willows Concept Plan

What is a Neighbourhood Concept Plan?

A Neighbourhood Concept Plan (NCP) is a neighborhood-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.

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 a NCP. Proposed amendments are vetted through a review and community engagement process prior to being considered by City Council for a decision. NCP amendment applications are evaluated on a case-by-case basis where both the subject area and the surrounding neighbourhood are considered in the review.

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

When an application to amend a 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 comment.  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.

Online Public Information Meeting - Wednesday, June 23, 2021

This video is approximately 1.5 hours long and discusses the revisions to the submission for amendments to the Willows Neighbourhood Concept Plan. The audio captions are automatically generated and have not been edited.

Slide Deck

Administration's Presentation Notes

A large number of questions were submitted during the presentation a copy of all questions submitted is now available. 

A Team's Live Event User Guide has been provided.

June Public Notice

A public information meeting, hosted on Teams Live Event, will be held on Wednesday, June 23, 2021 at 7:00PM - 8:30PM. This public information meeting is intended to provide residents, and other interested members of the public, with an overview of the changes which have been made to the proposal, and to outline the next steps in the application process. A meeting link will be provided here, closer to the meeting date.

A public notice providing information on the upcoming public information meeting and updates to the concept plan was issued from City Hall on Monday, June 7, 2021, and was sent to residents of the Willows neighbourhood. For interested members of the public who are not residents of the Willows the public notice is available HERE.

Willows Public Consultation Process - What We've Heard

Administration has also prepared a summary of the public consultation process to date, including what we've heard from residents. This document can be viewed HERE.

Frequently Asked Questions

An updated FAQ information sheet is available HERE. This is a living document, and will continue to be updated throughout the consultation process. 

A copy of the questions, and comments submitted during the January 26th, 2021 meeting is available HERE.

Online Public Information Meeting - January 26th, 2021

A public information meeting, hosted on Teams Live Event, was held on January 26, 2021. This meeting included a brief overview of the process and application, followed by a question and answer period. This was the first public information meeting for this application. Further opportunities to engage on the application will be provided. 

Please note that the City is committed to providing closed captions on our recorded meetings, however, there may be some spelling errors due to the automated closed captions.

Due to time limits, Administration was unable to answer all the questions during the meeting. A copy of the questions, and comments submitted during the meeting is available, along with an FAQ information sheet is available above.

A copy of the presentation slides used in the January 26th public information meeting are available here. 

Pre-Recorded Presentation - December 2020

This video is a pre-recorded presentation from City Administration on the process for a concept plan amendment application and from the applicant on details of their proposal. The video is approximately 33 minutes long.

Please check the engage page regularly for more updates.

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
306-477-6607

Written Correspondence From the Public

The following link provides written correspondence received related to the Willow Concept Plan Amendments.  Email communications have not been included.  The documents have been redacted in line with the Local Authority Freedom of Information and Protection of Privacy Act. 

Willows Feedback Compiled Document