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.
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.
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.
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 a discretionary use application and receive approval from City Council.
With the Development Permit Application please also include:
- Site Plan
- Landscape Plan
- Floor Plans
- Consent letter from the Property Owner (if applicant is different from owner)
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.
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:
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:
To provide a request for a Zoning Certification Letter, applicants must include:
|Building Siting Certificate|
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:
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.
The City of Regina has manuals, guidelines and specifications that outline standards for various elements of development.
- Development Standards Manual
- Developer/Consultant Field Services Guidelines
- Servicing Agreements: Standard Conditions Manual
- Standard Construction Specifications
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|
|Zoning Certification Letter||$147|
|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*|
|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|
|Additional Public Notification Signage||$248|
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.
Service Agreement Fees 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.
Servicing Agreement Fee rates are annually reviewed and approved by City Council. The Greenfield Servicing Agreement Fee and Development Levy rates effective January 1, 2021 are:
- $299,000 per hectare for Residential and Commercial greenfield development
- $99,670 per hectare for Industrial-zoned greenfield development
|Residential & Commercial
An Intensification Levy is charged for development within established areas of the city to cover a portion of capital infrastructure projects required to support growth.
Intensification is a type of infill development that involves the construction of new buildings or additions to existing buildings on serviced land within a city’s existing boundaries.
Examples of development that would result in intensification include:
- Replacing a single-family home with a fourplex
- Subdividing one lot into two and building a new home on each
- Converting a commercial building to a residential building
- Building an addition onto an existing commercial or industrial building
The Intensification Levy is charged by unit for residential development and by gross floor area for employment-based development at the time of building permit. Council-approved rates effective January 1, 2021 are outlined below.
Land Use Type
Rate Effective January 2021
Residential Unit (rate per unit)
Semi-Detached Dwelling or Duplex
More than Two Dwelling Units (townhouse, triplex, etc.)
Apartment (less than two bedrooms)
Apartment (two or more bedrooms)
Employment-Based (rate by gross floor area per m2)
Office, Commercial, Institutional
The Intensification Levy is determined by multiplying the rate for the land-use type by either the number of units to be built for residential or the gross floor area for employment-based development.
The Intensification Levy covers the incremental impact on servicing resulting from the development. As such, a site is eligible for a credit if a structure existed within ten years of submitting a new development application for that site.
Typically, the most recent land use would be used in determining the credit. However, if the applicant can demonstrate that a more intense legal-use had been on the site within the past ten years, that use will be used to determine the credit. Once established, the credit is subtracted from the calculated Intensification Levy amount to determine the final levy amount to be paid at the time of building permit.
If the credit exceeds the Intensification Levy, the charge would be zero and the residual credit would be maintained on the site for use in the remaining ten years.
The credit is divided on a proportional basis at the time of subdivision. The credit has no cash value and would be applied when the new development on the site proceeds, provided it occurs within ten years of the demolition of the original structure.
A single-detached dwelling in the established area of the city is demolished, the lot is subdivided into two equal lots, and then two single-family homes are built.
Determining the Credit
- Original Credit: $8,700 for the original single-detached dwelling (as per the table)
- Credit after subdividing the lot into two: $8,700/2 = $4,350 per lot (available for up to 10 years)
Determining the Intensification Levy per New Single-Detached Dwelling
- Rate for Single-Detached Dwelling = $8,700 (as per table)
Determination of Total Owing per New Single-Detached Dwelling
- New Development – Credit
- $8,700 - $4,350