For an overview of our planning and development processes, view the City of Regina Development Guide.
Secondary & Concept Plan Applications
Secondary Plans guide growth and development for large areas within the city such as neighbourhood development or commercial areas. They also provide direction for major land use decisions and set out infrastructure requirements. Secondary plans are adopted by City Council and approved by the province.
Concept Plans provide detailed directions for smaller areas of land such as an infill site or single phase of a larger development. They also guide the review and development applications for specific sites in the area as well as the type of zoning. Concept plans are adopted and approved by City council.
The application process for these plans starts with the Secondary Plan & Concept Plan Application Form. Applicants are encouraged to review the Secondary Plan & Concept Plan Guidelines for an overview of the process. The Complete Neighbourhood Review Tool is also an important part of your plan application.
Development Applications
Once a concept plan is approved, the land can be zoned and subdivided. This is done under the Zoning Bylaw and Subdivision Bylaw. Find application forms to start the review process for rezoning, subdivision and discretionary use. If you are unsure of what applications you may need, contact us to discuss your project.
Land use zones apply to all parcels of land in the city. Zoning determines the possible permitted and discretionary uses of the land parcel, as well as regulations about lot size, coverage, placement of buildings among others.
Requests for a re-zoning of property or for developments not in agreement with the Zoning Bylaw must include a submission requesting an amendment to the Zoning Bylaw.
If you wish to develop or make an improvement to a parcel and it is not in agreement with the zoning, you can request an amendment to the . The most common amendment request involves changes of land use designation or zoning changes.
An outline of the application process is included on the Zoning Bylaw Amendment Form.
Contract Zoning Amendments are used to rezone land to accommodate unusual zoning situations on an individual basis. A contract zoning amendment is granted by City Council, and must be completed within certain conditions, terms and/or time limits. For more information, please contact us.
Subdivision is the division of land to enable the legal registration of streets and parcels of land. Land is subdivided into parcels and lots to accommodate various developments. Subdivisions also create or move property lines.
A subdivision must comply with standards in the Zoning Bylaw and Subdivision Bylaw.
An outline of the application process is included in the Subdivision Application Form.
How the City Creates New Addresses
Process for Developers
- To request a new address, please call Service Regina at 306-777-7000.
- New addresses can be requested for new lots from subdivision or consolidated land.
- You must have the Plan of Proposed Subdivision or Consolidation.
- It takes approximately five business days to create a new address.
Subdivision applications must be approved by the Development Officer or City Council and may be subject to conditions of approval. Once a Certificate of Approval and executed plan of proposed subdivision is issued by the City, a plan of survey is prepared for registration at the Information Services Corporation of Saskatchewan to create legal parcels of land.
A severance is the subdivision of one lot, block or portion thereof into two “sites” having contiguous frontage on a street and shall not alter the direction of frontage of any existing property. An outline of the application process is included in the Severance Application Form.
Development permit applications determine if the use of land, building or other structures may be developed at a specific location. A permit will be issued authorizing a development according to the Zoning Bylaw. Refer to the Application Tips to help us help you.
When you are considering developing on a piece of property, determine the zoning of the property by referencing the Zoning Bylaw Map or contact us to help. If the use of your proposed development is considered discretionary, you must first apply for a discretionary use application.
When submitting your Development Permit Application, please include the required documents for the type of application noted in Development Permit Application Types.
Discretionary use applications determine if the use of land, buildings or other structures may be developed at the specific location at the discretion of City Council.
When you are considering developing on a piece of property or changing the land use, contact us to determine the zoning of the property. If the use of your proposed development is considered discretionary, you must first apply for approval from City Council.
The Discretionary Use Application Form contains information and an outline of the application process.
If there is a potential environmental impact on your proposed development, an Industrial Use Application may also be required. If the Development Officer determines that the industrial use utilizes hazardous materials, the proposed development will be deemed a discretionary use. If the proposed development is already deemed a discretionary use, the Industrial Use Application Form must be attached to the Discretionary Use Application Form.
Effective September 1, 2021, discretionary use applications that meet specific criteria in the Zoning Bylaw may be decided by the Development Officer rather than City Council. Generally, applications that are near residential areas and are likely to cause off-site impacts, or have raised concerns by the public through the review process will require City Council’s consideration. All other discretionary use applications will be decided by the Development Officer, through an Administrative process. The intent of this process is to expedite the review of applications that have not raised significant public concerns nor have much impact on surrounding areas.
Building Certificates provide property owners with a written record of compliance and status for many of the City’s building and property processes.
| Building Compliance Certificate |
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A Building Compliance Certificate includes the following information from Planning and Development Services:
To provide a request for a Building Compliance Certificate applicants must include the building address, including legal description. |
| Zoning Certification Letter |
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A Zoning Certification Letter includes the following information from Planning and Development Services:
To provide a request for a Zoning Certification Letter, applicants must include:
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| Building Siting Certificate |
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A Building Siting Certificate includes the following information from Planning and Development Services:
To provide a request for a Building Siting Certificate, applicants must include:
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Approximate timeline: 5 business days
How to apply:
- Contact Development Services at 306-777-7551; or
- Mail the request to Development Services, 9th floor, City Hall (2476 Victoria Ave)
How to Pay:
Confirmation of payment or a cheque payable to the City of Regina, reflecting the current fee: $147 for each certificate must be received prior to issuance. Cheques may be submitted with mailed requests or applicants will be contacted for payment by credit card.
Development Resources
The City of Regina has manuals, guidelines and specifications that outline standards for various elements of development.
- Design Standards
- Standard Construction Specifications
- Developer/Consultant Field Services Guidelines
- Servicing Agreements: Standard Conditions Manual
Development Application Fees
Submit your application, along with all required documents and the appropriate fee, to City Hall. Ensure the information on your application is as accurate as possible as the form acts as the basis for a legally binding decision.
Our fee schedule outlines zoning, development, condominium and supplemental fees.
| Zoning Administrative Fees | |
|---|---|
| Building Sitting Certificate | $147 |
| Portable Sign Permit | $44 |
| Permanent Sign Permit | $260 |
| Permanent Sign Permit - Video | $500 |
| Wall Sign Encroachment | $231 |
| Projecting Sign Encroachment | $336 |
| Minor Variance | $50 |
| Zoning Certification Letter | $147 |
| Zoning Appeal | $300∞ |
| Development Application Fees | |
| Discretionary Use1 | Standard $2,500* Complex $5,000* |
| Zoning Amendment1 | Minor $3,500* Major $5,400* |
| Contract Zone | Standard $3,500* Complex $6,400* |
| Official Community Plan Amendment1 | Minor $3,500 Major $5,400 |
| Subdivision Application1 | $1,500 Examination Fee + $175 per Unit (Maximum $5,000) |
| Subdivision Re-approval | $1,500 Examination Fee + $175 per Unit (Maximum $5,000) |
| Leasehold Parcel Approval | $230 |
| Concept Plan Approval | $49,900* |
| Concept Plan Amendments | $16,600* |
| Minor Concept Plan Amendments | $5,400* |
| Closure Application | $1,450 |
| Severance Application | $1,000 Examination Fee + $100 per Lot |
| Condominium Application Fees | |
| Bare Land | $1,500 Examination Fee + $175 per Unit (Maximum $5,000) |
| New Development or Non-Residential Conversion | $1,500 Examination Fee + $175 per Unit (Maximum $5,000) |
| Residential - Condominium Conversion | TBD |
| Supplemental Fees | |
| Additional Public Notification Signage | $248 |
| Advertising Fee | $750 |
1Multiple Applications: For any combination of Official Community Plan Amendment, Subdivision Plan, Zoning Amendment or Discretionary Use, fees will be reduced by 25%
∞Maximum fee permitted under Provincial legislation
*One Public Notification Signage Fee Included
Servicing Agreement Fees and Development Levy Policies
Servicing Agreement Fees (SAFs) and Development Levies are types of development charges that a municipality charges for the recovery of growth costs. Growth costs are recovered to build new infrastructure, support growth, pay down existing debt for past growth works and avoid taxpayers paying costs that serve growth.
Development Charges must be paid when any new development requires more servicing capacity than is currently provided for that site. This could include widening existing roads, expansions to water and wastewater treatment plants, and building new parks and recreation facilities.
Fees are subject to the Development Charges Policy.
Servicing Agreement Fee rates are annually reviewed and approved by City Council. The Greenfield Servicing Agreement Fee and Development Levy rates effective January 1, 2022 are:
- $297,000 per hectare for residential and commercial development
- $99,000 per hectare for industrial-zoned development
| Residential & Commercial |
Industrial-zoned | |
|---|---|---|
| Transportation | $125,000 | $41,670 |
| Water | $92,000 | $30,670 |
| Wastewater |
$42,000 | $14,000 |
| Drainage |
- | - |
| Parks/Rec |
$13,000 | $4,330 |
| Admin |
$25,000 | $8,330 |
An Intensification Levy was in effect from October 1, 2019 to November 24, 2021 to fund a portion of growth-related infrastructure projects required to support growth and intensification in the Established Area of the city.
City Council voted to repeal the Intensification Levy and instead, use the ‘tax lift’ for any intensified development in the Established Area to fund the growth-related infrastructure. This removed a barrier to intensified development in the Established Area of the city and supports the target from Design Regina: The Official Community Plan to “Direct at least 30% of new population to existing urban areas as the City’s intensification target”.
Frequently Asked Questions
How will Intensification-related infrastructure be paid now?
Rather than collecting levies to fund certain infrastructure projects, the City will now allocate the ’tax lift’ generated from intensified development in the Established Area to a special Reserve that will be used to fund these infrastructure projects. Note:
- The term ‘tax lift’ refers to the difference in municipal taxes on a property before new development occurs and the taxes after new development is completed.
- The term ‘intensification’ (or ‘intensified development’) is defined in the City Development Charges Policy as: “The construction of new buildings or alterations to existing buildings within the Established Area resulting in a higher intensity of use.”
- This map shows the boundary of the Established Area
Will there be refunds?
Intensification levies duly authorized and collected pursuant to the applicable policy and regulations in place from October 1, 2019 to November 24, 2021 will not be refunded. Intensification levies collected have been allocated towards intensification-related infrastructure projects per the policy that was in place during that time.
When was the Intensification Levy applied?
The levy was applied between October 1, 2019 and November 24, 2021 to development in the Established Area where there is an intensification of land use generating an increase in demand for services. Some examples include:
- Replacing a single-family dwelling with a fourplex
- Subdividing one lot into two and building a new home on each
- Building an addition onto an existing commercial or industrial building
How many developments paid an Intensification Levy?
- 52 developments paid a levy
