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  1. Home
  2. Business & Development
  3. Land & Property Development

Land Development

The City oversees planning at various scales, from area plans for neighbourhoods down to subdivision and individual site development. We also process applications for area plans, discretionary use and zoning bylaw amendments.

For an overview of our planning and development processes, view the City of Regina Development Guide.

What’s on this page?

    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.

    Zoning Bylaw Amendment Application

    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. 

    More Information +
    Subdivision Application

    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.

    More Information +
    Development Permit

    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.

    More Information +
    Discretionary Use Application

    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.

    More Information +
    Building Certificates

    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

    A Building Compliance Certificate includes the following information from Planning and Development Services:

    • Open Building permits; and
    • Building, Zoning and Community Standards Bylaw Orders.

    To provide a request for a Building Compliance Certificate applicants must include the building address, including legal description.

    Zoning Certification Letter

    A Zoning Certification Letter includes the following information from Planning and Development Services:

    • The current land use zone of the subject property; and
    • Lists the permitted and discretionary land uses within that land use zone.

    To provide a request for a Zoning Certification Letter, applicants must include:

    • The building address, including legal description
    • Applicants contact information
    Building Siting Certificate

    A Building Siting Certificate includes the following information from Planning and Development Services:

    • Compliance with the requirements of the Zoning Bylaw.

    To provide a request for a Building Siting Certificate, applicants must include:

    • The building address, including legal description; and
    • A legible Surveyor’s Certificate or a Real Property Report.


    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.

    More Information +

    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.

    Greenfield Development Rates

    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
    More Information +
    Intensification Levy

    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
    More Information +

    People Also Visited

    • Planning
    • Zoning Bylaw
    • Building & Demolition

    Also in this Section

    • Planning
      • Proposed Development
      • Saskatchewan Drive Corridor Project
      • Neighbourhood Land-Use Planning Program
      • Regent Par 3 Redevelopment
    • Land Development
      • Standard Construction Specifications
      • Design Standards
    • Infrastructure Development
    • Regina Revitalization Initiative
      • Dewdney Avenue Corridor Rehabilitation Project
    • Street & Park Naming

    Related Documents

    • How our City is Built - Planning & Development Process Summary
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