Neighbourhood-level infill refers to the development of new housing within existing, established residential areas—often on lots that were previously occupied by a single detached house or are otherwise underutilized. This form of infill typically occurs on a lot-by-lot basis and involves the gradual transformation of low-density neighbourhoods into more diverse, compact, and efficient communities.

Neighbourhood infill helps

• Increase housing choice by introducing a mix of building types (e.g., garden and garage suites or secondary suites, duplexes, fourplexes).
• Use existing infrastructure more efficiently, reducing the need for costly suburban expansion.
• Support nearby schools, businesses, and transit by increasing the number of residents within walkable distances.
• Promote sustainability by making better use of land and reducing dependence on cars.

In Saskatoon, neighbourhood infill is a key strategy to accommodate growth while maintaining the uniqueness and livability of mature communities.

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Category 1 vs. Category 2 - Category 1 generally refers to pre-war neighbourhoods predominantly built-out prior to the 1950s and Category 2 reflects standards for those neighbourhoods built-out later. Certain regulations apply to both categories while others apply to only one.

• Category 1 Neighbourhoods (blue): King George, Pleasant Hill, Riversdale, Westmount, Caswell Hill, Nutana, Buena Vista, Haultain, Varsity View, City Park, North Park and Exhibition.

   

• Category 2 Neighbourhoods (pink): Hudson Bay Park, Mayfair, Kelsey-Woodlawn, Richmond Heights, Sutherland, Forest Grove, Greystone Heights, Grosvenor Park, Brevoort Park, Nutana S.C., Eastview, Nutana Park, Adelaide/Churchill, Queen Elizabeth, Avalon, Holiday Park, Montgomery Place, Mount Royal and Meadowgreen.

City of Saskatoon’s updated 2026 Infill Housing Guide. This guide is designed to help property owners, builders, and designers understand the process of building an infill home in Saskatoon. It walks through key steps, requirements, and considerations to support informed decision making from early planning through development approval.

The City is proposing amendments to the Zoning Bylaw regulations for garden and garage suites.

The intent is to make the regulations clearer and more consistent, and to improve the feasibility of building these types of units.

The proposed changes would:

• Allow two-storey detached secondary suites on sites with rear lane access, regardless of neighbourhood category
• Remove neighbourhood-based rules and instead regulate based on site characteristics
• Clarify the regulations for gross floor area of suite and the garage attached to the suite
• Height, setback, and massing controls will remain in place.

Frequently Asked Questions

What is a Garden or Garage Suite

A Garden or Garage suite is a self-contained dwelling located in the rear yard of a property. It is separate from the principal dwelling and may be built as a stand-alone dwelling or in conjunction with a detached garage.

What is actually changing?

Currently whether a detached secondary suite can be one or two storeys depends on the neighbourhood category.

These amendments would remove that distinction, and two-storey suites would be permitted on sites that have rear lane access, regardless of where they are in the city.

Other regulations, such as height limits and setbacks, will continue to apply.

Why move away from neighbourhood categories?

The current approach results in different rules for similar properties based only on where they are located.

Regulating based on site characteristics, such as rear lane access, is more consistent and easier to understand. It also better reflects how these buildings function on a site.

Why allow two storeys?

In many cases, a one-storey limit makes a garage suite (detached secondary suite) difficult to design or not financially viable.

The overall height difference between one and two storeys is relatively modest. Two-storey suites are already permitted in many neighbourhoods today.

Will this change neighbourhood character?

The existing development standards remain. That includes height limits, setbacks, and other massing controls.

Rear lane access helps position the building toward the back of the site, which reduces impacts on neighbouring properties.

How does this relate to housing supply?

Detached secondary suites add small-scale housing within established neighbourhoods.

These amendments support incremental infill without introducing large changes to built form.

The City is proposing an amendment to allow up to six dwelling units on corner lots within the TDA, through a discretionary use process.

Corner lots are generally better suited to accommodate additional units due to their added frontage and separation from neighbouring properties.

Height, setback, and building envelope regulations would remain unchanged. This proposal focuses on unit count, not increasing building size.

Frequently Asked Questions

What is being proposed?

Allow up to six dwelling units on corner lots in the TDA, subject to discretionary use approval.

Why focus on corner lots?

Corner lots have two street frontages and greater separation from adjacent properties. This makes them more appropriate locations for modest increases in density compared to mid-block sites.

Does this mean buildings will get bigger?

No. Existing height limits, setbacks, and massing controls would remain in place.

The proposal allows additional units within the same general building form that is already permitted.

Why require discretionary use approval?

A discretionary use process allows each proposal to be reviewed individually.

This ensures site-specific considerations, such as access, layout, and compatibility with surrounding development, can be evaluated before a decision is made.

How does this support housing?

Allowing additional units on corner lots helps increase housing supply in established areas, without introducing broad changes across entire blocks.

Front Door Sill Height
The City is proposing to increase the current 1.0 metre front door sill height requirement from the Zoning Bylaw.

This regulation was intended to support active frontages and improve the relationship between homes and the street. Through the Infill Review Project, Administration found that the regulation is overly prescriptive and does not always result in better design outcomes. Streetscape quality is influenced by many design features, including front entries, windows, porches, landscaping and building orientation.

Removing this requirement would provide more flexibility for basement design, window placement, natural light and servicing constraints. Front entry design and streetscape relationship would continue to be addressed through design guidelines

Sidewall Area
The City is proposing amendments to the sidewall area regulations to provide modest additional flexibility while keeping massing controls in place.
The proposed amendments would increase the allowable sidewall area by 10% and clarify how sidewall area is calculated. The changes would also clarfy exemptions for minor architectural features and exempt portions of sidewall that are set back more than 4.5 metres from the side property line.
 

These changes are intended to reduce unintended design constraints, particularly on smaller sites, while continuing to manage the impact of building mass on adjacent properties.

What will not change 
The proposed amendments would not increase permitted density, building height or site coverage. Existing zoning regulations related to height, setbacks, site coverage, building form and other development standards would continue to apply.