The Regina Zoning Bylaw, 2019 oversees and provides regulations for land use and development within Regina. The Bylaw also controls and regulates the construction, reconstruction, alteration and use of buildings, structures and land for residence, business, industrial and other specified uses.
These regulations determine what can be built on a parcel of land taking into consideration the other land uses surrounding that property or within a neighbourhood. These zones protect the character and stability of neighbourhoods while promoting orderly development through regulations that relate to building use, height and placement on the property.
The Zoning Bylaw aligns with Design Regina: The Official Community Plan which outlines long-term goals and policies to guide the physical, environmental, social and cultural development of Regina.
Housing Accelerator Fund (HAF) Planning Initiatives
Learn more about Regina’s HAF Action Plan and next steps by expanding this section, or by visiting our Housing Accelerator Fund page.
Phase 1
On January 31, 2024, Regina City Council approved the first set of amendments to The Regina Zoning Bylaw, 2019 to support the implementation of the City's Housing Accelerator Fund (HAF) planning initiatives and advance the direction of Council. These included:
- Permitting up to four units to be built on residential lots within the City’s intensification boundary.
- Permitting up to two units, including two principal units, to be built on residential lots outside the City’s intensification boundary.
- Increasing permitted height limits in mid- and high-density residential and mixed-use zones.
- Changing citywide parking minimums from “required” to “recommended.”
These amendments were included in Bylaw No. 2024-4 passed by City Council on February 14, 2024
Phase 2, Part 1
On April 10, 2024, Regina City Council approved the second set of amendments to The Regina Zoning Bylaw, 2019 and the Official Community Plan to support implementation of the HAF planning initiatives and advance the direction of Council. The changes to the Zoning Bylaw included:
- Introducing overarching zoning provisions within the Primary Intensification Areas to permit multi-unit residential or mixed-use development with a building height of up to 20 metres (6 storeys).
- Reducing the Wascana Height Overlay Zone to only the portions of Albert Street, Broad Street, Hillsdale Street and 23rd Avenue immediately adjacent to Wascana Centre and amend the discretionary use provisions to apply to developments over 20 metres in height.
These amendments were included in Bylaw No. 2024-22 and Bylaw No. 2024-23 passed by City Council on April 24, 2024.
Phase 3
On June 12, 2024, Regina City Council approved the third set of amendments to The Regina Zoning Bylaw, 2019 and the Official Community Plan to support implementation of the HAF planning initiatives and advance the direction of Council. The changes to the Zoning Bylaw included:
- Introducing overarching zoning provisions within the Secondary Intensification Areas to permit multi-unit residential development with up to 15 metres of building height (4 storeys).
- Allowing Planned Groups of Dwellings as permitted use in all residential zones, subject to meeting specific criteria.
These amendments were included in Bylaw No. 2024-41 and Bylaw No. 2024-42, passed by City Council on June 26, 2024.
Phase 2, Part 2
On September 25, 2024, Regina City Council approved amendments to The Official Community Plan and The Regina Zoning Bylaw related to Neighbourhood Plans and miscellaneous Zoning improvements to support implementation of the HAF planning initiatives and advance the direction of Council. These included:
- Retaining and amending Neighbourhood Plans in new development areas (greenfield) as needed,
- Retaining and amending the Downtown, Yards, and Former Diocese of Qu’Appelle Plans as needed,
- Repealing all remaining Neighbourhood Plans and retaining and policies that provide relevant direction as “Area Specific Policies” in Part B of the OCP, and
- Updating Zoning regulations as consequential requirements to reflect the changes in Neighbourhood Plans (such as Al Ritchie Neighbourhood Overlay, Hillsdale Neighbourhood, etc.) and a few miscellaneous amendments.
Next Steps
Administration is currently undertaking additional work to advance a more consistent citywide planning approach and continue to implement the direction in the Official Community Plan. This includes reviewing the City’s Complete Neighbourhood policies, development standards, and infill guidelines to support delivery of missing middle housing in central neighbourhoods; and refining the Zoning Bylaw to make it more user-friendly.
To stay informed and provide feedback, please visit Be Heard Regina.
Video Transcript
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Audio |
Visual |
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Narrator: The City is updating its Zoning Bylaw. But what does this really mean for you and your neighbourhood? |
Simplified illustrations of the city skyline. |
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Here’s a quick lesson on what zoning is and why it’s important to everyone. |
Dotted lines begin segmenting the visual and break up to reveal the words “Zoning 101”. |
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Zoning determines the most ideal locations for development… |
The Regina city limits is outlined. Inside the limits is the word “Regina”. |
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…taking into account things like transportation networks, nearby businesses and residential neighbourhoods, and land conditions such as areas that are prone to flooding. |
Small labels appear, revealing land use types randomly across the area. These types are industrial, residential, commercial and recreational. Transportation networks, nearby businesses and residential neighbourhood iconography appear. |
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Zoning facilitates community growth by regulating broad land use categories for how land can be used. These include residential, commercial, industrial and recreational. |
Individual puzzle pieces labelled “Residential”, “Industrial”, “Recreational” and “Commercial”. |
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In other words, zones are like puzzle pieces, each relating to a type of land use. When all of those pieces are put together, they form the city we live in… |
All of the puzzle pieces fit together. |
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…as with puzzle pieces, each zone has unique characteristics, yet each is made to connect and fit with the pieces around it. |
The puzzle morphs into the outline of the city limits. The words “Our City” is in the middle. |
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Zoning also regulates the types of buildings that can be built and where they can be located on a property. |
The city limits outline morphs into a skinny rectangle, representing the ground. Different types of buildings pop up from the ground. One mismatched building gets swapped out for one that fits. |
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Which also includes development standards for a building, such as lot area, lot width, building height and how far a building must be set back from the property line. |
A blueprint rolls open from left to right. The wire frame of a building animates onto the blueprint. The blueprint then rolls back to transition to the next frame. |
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Zoning also impacts specific parking and landscaping… |
Grass appears from the bottom of the frame, followed by the hedge in the background. Clouds start to roll in from the right of the frame. A house and shed spring up from the ground. |
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…and the requirements for other structures on the property. |
Trees pop up from the ground in the background. Everything moves down to transition to the next frame. |
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Zoning bylaws help us create liveable, vibrant communities. For this reason, zoning touches on all aspects of our daily lives and the spaces we interact within the city. |
A map of Regina appears and random zones get individually highlighted (i.e. residential, business, etc.) Everything moves from left to right, transitioning to the next slide. |
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Your vision for our city helped shape our Official Community Plan “Design Regina”, which provides long-term growth policies and development goals for the future. Now, the Zoning Bylaw will help move us closer to making that vision a reality over the next 25 years. |
A book slides in from the left side of the screen, and the cityscape pops out of the book. Zoning arrows with the words “25 years” slide in from the left. Zoom in on the cityscape. |
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We want to be Canada’s most vibrant, inclusive, attractive and sustainable community, where people live in harmony and thrive in opportunity. |
Clouds float in and a row of trees pop up from left to right. Everything moves up to transition to the next slide. |
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The new Zoning Bylaw fosters the development of complete neighbourhoods where residents of all ages have the access they need to housing, work and services that enhance their quality of life. |
Three icons appear. From left to right, the icons are of a house, a person sitting at a desk and a shopping cart. The text for each icon, again from left to right, is “Housing”, “Work” and “Services”. After a few seconds, the image of each icon disappears, and the white background of the icons expand. |
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This means providing flexibility for diverse types of housing and businesses to share space in new and existing neighbourhoods, while also ensuring the unique character of each neighbourhood is supported. |
Various types of office/business buildings slide into frame following the zoning areas. On a lower plane, various types of housing slide in from the opposite direction to form a small community within a city. Everything slides down out of frame. |
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For most neighbourhoods, if there are changes, they will be gradual and happen over a long period of time. |
Zone Forward arrows move across the screen, adding colour to the line drawings of the future neighbourhood development. First the top row, followed by the bottom row. The illustrations move off the right following the Zone arrows. |
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The Zoning Bylaw is just one of many tools used by municipalities to realize city building goals and objective. |
A Zoning Bylaw book slides into frame from the left. |
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If you have questions about zoning, contact us. |
The City of Regina logo fades in. The logo then fades out, and the zoning URL fades in. It reads “Regina.ca/zoningbylaw 306-777-7000”. |
10 Times Zoning Applies to You
| 1. When thinking about building a house: The Zoning Bylaw determines what kind of housing is permitted in each zone, the maximum area it can occupy on the lot, and the maximum allowable height. |
| 2. When planning to build a new garage: The Bylaw identifies the maximum size and appropriate placement of both detached and attached garages. |
| 3. When building or expanding the deck on your property: The Bylaw specifies how close decks are permitted to be to the property line. |
| 4. When planning to add to the front or back of your house: The Bylaw specifies how close the addition can be to the property line and the maximum area the complete building can occupy. |
| 5. When thinking about starting a business in your home: The Bylaw indicates the types of uses that are prohibited as a residential business and the maximum area the business can occupy in your home. |
| 6. When thinking about developing a secondary suite: The Bylaw indicates the types of buildings that can have a secondary suite and the maximum size of the secondary suite. |
| 7. When planning to build or expand your driveway: The Bylaw specifies which yard (front, side or rear) can have a driveway and the maximum width of the driveway. |
| 8. When planning to put a storage shed in your yard: The Bylaw identifies the yard (front, side or rear) where a shed can be placed and the maximum size of the shed. |
| 9. When thinking about changing your land use: The Bylaw specifies which land uses are allowed in which zones. |
| 10. When thinking of starting a daycare facility: The Bylaw indicates the amount of drop-off spaces required for the daycare. |
Learn About Your Property
Our Zoning Bylaw Map has been created to give you the ability to see what zone your property fits and additional information about what this means for your home or business and the surrounding neighbourhood.
Zones are created when a variety of similar land uses are brought together within a common geographic boundary. The Zoning Bylaw includes the zones identified below.
Residential Zones
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Zone Code |
Zone Name |
Development Types |
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|---|---|---|---|
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Lower Density Residential |
RN / RU / R1 |
Residential Neighbourhood / Residential Urban / Residential Detached |
Allows for development of one and two-unit dwellings while promoting flexibility in lot size for residential development. |
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Medium Density Residential |
RL |
Residential Low-Rise |
Allows for development of a mixture of low-rise multi-unit building types. |
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High Density Residential |
RH |
Residential High-Rise |
Allows for development, especially in urban corridors, transit nodes and prominent intersections with a mixture of multi-unit building types. |
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Manufactured Residential |
RMH |
Residential Mobile Home |
Allows for the development of mobile homes within a mobile home park setting. |
Commercial Zones
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Zone Code |
Zone Name |
Development Types |
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|---|---|---|---|
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Small Format Commercial |
ML |
Mixed Low-Rise |
Allows for low-intensity commercial and mixed-use development supporting local neighbourhoods by providing day-to-day goods and services. |
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Mixed Commercial |
MH |
Mixed High-Rise |
Allows for medium-intensity commercial and mixed-use development along non-local streets, key transportation corridors and near transit stops. |
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Large Format Commercial |
MLM |
Mixed Large Market |
Allows for high-intensity commercial and mixed-use development comprising of planned shopping centres and major business groupings oriented around arterial streets and key transportation corridors. |
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Other Commercial |
OA |
Office Area |
Allows for limited medium-intensity office development outside the Downtown by restricting the type, scale and size of buildings and uses. |
Industrial Zones
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Zone Code |
Zone Name |
Development Types |
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|---|---|---|---|
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Industrial Light |
IL |
Industrial Light |
Allows for low and medium-intensity industrial development as well as small scale commercial activities to support industrial uses and their employees. |
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Industrial Heavy |
IH |
Industrial Heavy |
Allows for high-intensity industrial development, limited consumer-oriented non-industrial land uses for retail or wholesale purposes, and small scale commercial activities to support industrial uses. |
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Industrial Prestige |
IP |
Industrial Prestige |
Allows for low-intensity industrial development in suitable locations in or near neighbourhoods with a mix of uses to ensure an appropriate transition between non-industrial land uses and higher-intensity industrial land uses. |
Direct Control District Zones
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Zone Code |
Zone Name |
Development Types |
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|---|---|---|---|
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DCD - Downtown |
DCD-D |
Downtown |
Allows for the development of a mixed-use environment supporting the Downtown as the City’s main business center and the primary employment, civic and cultural hub. |
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DCD - Former Diocese of Qu'Appelle |
DCD-QP |
Former Diocese of Qu’Appelle Lands |
Allows for a broad range of mixed-use and residential development that compliments, links and forms part of the culturally-sensitive adjacent land and designated heritage buildings. |
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DCD - Saskatchewan Drive |
DCD-SD |
Saskatchewan Drive |
Allows for the sensitive redevelopment of lands adjacent to the CPR mainline between Albert Street and Elphinstone Street. |
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DCD - Centre Square |
DCD-CS |
Centre Square |
Allows for a wide range of dwelling, office, service and retail land uses to promote the gradual intensification of the area bound by 13th Avenue, Broad Street, College Avenue and Albert Street, while complementing the Downtown. |
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DCD - Dewdney Warehouse District |
DCD-WH |
Dewdney Warehouse District |
Allows for the re-use of existing buildings and expansion of new and established businesses on historically sensitive lands along Dewdney Avenue between Albert Street and Broad Street. |
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DCD - Chuka Blvd Mixed |
DCD-CBM |
Chuka Boulevard Mixed |
Allows for pedestrian oriented mixed-use development that builds a unique sense of place in the Greens on Gardiner along Chuka Boulevard. |
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DCD-Exhibition Grounds |
DCD-RExG |
Regina Exhibition Grounds |
Allows a variety of compatible land uses, consistent with the City Centre’s various policies. Provides the long-term land use development and control of the Exhibition Grounds in accordance with the REAL’s Master Site Plan. |
Special Zones
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Zone Code |
Zone Name |
Development Types |
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|---|---|---|---|
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Special - Contract |
C |
Contract |
Allows for singular, unique development opportunities permissible by means of a contact agreement between the property owner and the City. |
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Special - Institutional |
I |
Institutional |
Allows for the development of facilities that are institutional, community or of public service in nature. |
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Special - Urban Holding |
UH |
Urban Holding |
Allows for an orderly transition of agricultural land to other uses in areas planned for eventual urban development, as well as the protection of lands envisioned for future development or in the floodway that is not suitable for development. |
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Special - Railway |
RW |
Railway |
Allows for development on lands directly associated with the provision of transportation by railroad, switching and terminal operations. |
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Special - Public Service |
PS |
Public Service |
Allows for the development and preservation of active and passive recreational uses. |
Overlay Zones
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Zone Name |
Zone Code |
Intent |
Overlay Zone Application |
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Architectural Control District Overlay Zone |
AC |
The Architectural Control District Overlay zone is intended to preserve the physical character of an area or promote an established theme; and preserve the physical character of the Former Diocese of Qu’Appelle Lands site by ensuring development is complementary to existing heritage buildings and adjacent neighbourhoods and requiring that any new development shall adhere to one of three traditional architectural styles: Tudor, Colonial, or Craftsman. |
The Architectural Control District Overlay zone designation shall only be applied to an area where the Official Community Plan sets forth guidelines for the architectural detail and design of buildings in a particular area. |
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Aquifer Protection Overlay Zone |
AP |
The Aquifer Protection Overlay zone is intended to protect the Regina aquifer system from contamination from development activities; and ground water resources from contamination in accordance with the Official Community Plan. |
The Aquifer Protection Overlay zone shall apply to those portions of the Regina Aquifer system lying within the City of Regina and shown on Figure 8B.F.1, Regina Zoning bylaw Chapter 1. See ^1
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Residential Density Overlay Zone |
DEN |
The Residential Density Overlay zone is intended to allow the City to establish a limit on the amount of Dwelling Units that can be developed in a particular area or development. |
The Residential Density Overlay zone will be applied to control the density of a development relative to what would otherwise be permitted in an area. The Residential Density Overlay zone shall only apply to a lot zoned to allow a Dwelling land use. |
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Floor Area Overlay Zone |
FA |
The Floor Area Overlay zone is intended to modify the floor area of buildings or structures in areas or neighbourhoods where unique conditions or unusual circumstances make the control of floor area ratio necessary to protect public safety, views and light. |
The Floor Area Overlay zone shall be applied to modify the development standard for maximum floor area ratio of a site in an underlying zone, including those sites subject to a floor area ratio density bonus. |
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Floodway Overlay Zone |
FW |
The Floodway Overlay zone is intended to restrict development in areas of the city that, under current conditions, are subject to periodic flooding and accompanying hazards; prohibit new construction or other improvements or developments that would obstruct or divert the flow of water within the floodway will be prohibited; and allow land uses with low flood-damage potential and no obstructing flood flows to the extent that they are not prohibited by other legislation. |
The Floodway Overlay zone shall apply to all areas of the City identified under the Canada/Saskatchewan Flood Damage Reduction Program, and located within the floodway of the Wascana Creek, Pilot Butte Creek, North Storm Channel, South Storm Channel and Chuka Creek. |
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Holding Overlay Zone |
H |
The Holding Overlay zone is intended to retain lands or buildings for specific future uses; and be used as one of the mechanisms for implementing the Official Community Plan policy to permit future development only in serviced areas, or areas where the economic extension of infrastructure is feasible; and permit development only after Council has removed the overlay to support development on the lands. |
The Holding Overlay zone will be applied by Council to specify the use to which lands or buildings may be put after the holding symbol is removed in accordance with section 71 of The Planning and Development Act, 2007. |
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Height Overlay Zone |
HT |
The Height Overlay zone is intended to modify the height of buildings or structures in areas with unique conditions, special circumstances, or where relaxed development standards are appropriate. |
The Height Overlay zone shall apply to the following: (a) all development on properties that are within the horizontal surface of the outer limits, approach surfaces or transitional surfaces, as defined in the Aeronautics Act, 1985 and Regina Airport Zoning Regulations. The applicable area is shown in Figure 8G.F.1 for reference purposes only. (b) lands in the vicinity of the Wascana Centre, as shown in Figure 8G.F.2 for references purposes only; (c) any other area at the approval of Council See ^2 |
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Noise Exposure Forecast Overlay Zone |
NEF |
The Noise Exposure Forecast Overlay zone is intended to ensure that no dwellings are developed within certain noise exposure forecast (NEF) contours, as stipulated by the Official Community Plan. |
The provisions of this subpart shall apply to all properties that fall entirely or partially within the area of the 30 Noise Exposure Forecast (NEF) contour or higher [as per the Noise Exposure Projection (NEP) for 2024, or as may be amended by Transport Canada from time to time]. |
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Pipeline Corridor Setback Overlay Zone |
PL |
The Pipeline Corridor Setback Overlay zone is intended to establish a minimum setback requirement for permanent buildings and structures located on properties adjacent to existing or future pipeline corridors to ensure that new developments in proximity to pipeline facilities do not affect the safety and integrity of those facilities or endanger the safety of the public. |
The provisions of this subpart shall apply to all new development on properties located adjacent to a pipeline corridor. |
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Residential Infill Development Overlay Zone |
RID |
Residential Infill Development Overlay zone is intended to establish specific requirements for buildings and structures located within Regina’s infill boundary. |
The Residential Infill Development Overlay zone shall apply to all lots within the area of the infill boundary as shown on the Figure 8K.F.12. See ^3 |
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Railway Setback Overlay Zone |
RS |
The Railway Setback Overlay zone is intended to establish setback requirements for residential buildings and structures located on properties adjacent to existing or future rail rights-of-way. |
The Railway Setback Overlay zone shall apply to any lot where a dwelling may be developed that is within the close proximity to a lot that contains existing or future rail rights-of-way. |
|
Lane Access Overlay Zone |
LA |
The Lane Access Overlay zone is intended to allow flexibility regarding front and lane access to residential lots on a block face. |
The Lane Access Overlay zone shall apply: (a) to lots zoned residential; and (b) on an entire block face identified through the zoning amendment application review as being appropriate for having both front and lane access with due consideration to the utilization of infrastructure, surrounding land uses, safety or other factors deemed necessary by the City. |
|
Floodway Fringe Overlay Zone |
FF |
The Floodway Fringe Overlay zone is intended to reduce flood losses by prescribing performance regulations and special review procedures for the development of residential and nonresidential structures; and allow development that complies with relevant flood proofing regulations. |
The Floodway Fringe Overlay zone shall apply to all areas of the City identified under the Canada/Saskatchewan Flood Damage Reduction Program, and located within the floodway fringe of the Wascana Creek, Pilot Butte Creek, North Storm Channel, South Storm Channel and Chuka Creek. |
|
Al Ritchie Neighbourhood Overlay Zone |
ARN |
The Al Ritchie Neighbourhood Overlay Zone (ARN Overlay Zone) is intended to establish specific requirements for buildings located within the policy area of the Al Ritchie Neighbourhood Plan (Part B.19 of the Design Regina: The Official Community Plan Bylaw No. 2013-48). |
The ARN Overlay Zone shall apply to all lots within the Al Ritchie Neighbourhood, as shown in the Al Ritchie Neighbourhood Plan and Figure 8O.F1. See ^4 |
^1 Figure 8B.F.1: Page 7 -- https://open.regina.ca/dataset/1301e6ce-651a-4ffd-b88d-f915be06e6ed/resource/65bc86a2-3480-416a-b460-fe4b37531f0c/download/chapter-8.pdf
^2 Figure 8G.F.1: Page 32; Figure 8G.F.2: Page 33 -- https://open.regina.ca/dataset/1301e6ce-651a-4ffd-b88d-f915be06e6ed/resource/65bc86a2-3480-416a-b460-fe4b37531f0c/download/chapter-8.pdf
^3 Figure 8K.F.12: Page 49 -- https://open.regina.ca/dataset/1301e6ce-651a-4ffd-b88d-f915be06e6ed/resource/65bc86a2-3480-416a-b460-fe4b37531f0c/download/chapter-8.pdf
^4 Figure 8O.F1: Page 60 -- https://open.regina.ca/dataset/1301e6ce-651a-4ffd-b88d-f915be06e6ed/resource/65bc86a2-3480-416a-b460-fe4b37531f0c/download/chapter-8.pdf
Permitted Uses On Your Property
The Zoning Bylaw 2019 has information on permitted uses and regulations for developing on your property. Learn more about the requirements for parking vehicles, putting up signs, building on your property and operating a residential business.
Parking a Vehicle
Review parking tables in the applicable zone within the Zoning Bylaw for information on off-street parking, residential and non-residential parking. Note that, motor vehicle parking requirements shall be interpreted as recommendations not as requirements. However, requirements for bicycle parking, accessible parking, etc., shall be interpreted as requirements.
- Sidewalk crossings (i.e. driveways) must be approved by the City. View the Driveway & Parking Advisory.
Building On Your Property
Visit the Building and Demolition section if you're planning to build a deck, garage, or an addition to your home.
- You must obtain a building permit before you begin construction.
Operating a Residential Business
Visit the Business Licences section if you're planning on starting a residential business.
Putting up a Sign
Review Chapter 11 for regulations around all types of signs.
Portable or Permanent Signs
A portable sign is described in the Zoning Bylaw as “a sign used for on-site or off-site advertising that is mounted on a trailer, stand or similar support structure which is designed in such a manner that the sign can readily be relocated to provide advertising at another location, and does not include signs painted directly on motor vehicles."
All portable signs located within Regina require a permit. You do not need a permit if you are renting or leasing a portable sign from a sign rental company as it is the company’s responsibility to obtain the permit.
To apply for a portable sign permit
Complete and submit your Portable Sign Permit Application to City Hall with your application fee. If approved, your portable sign permit is valid between July 1 to June 30 of the next year.
Other signs
A sign is described in the Zoning Bylaw as “any writing, number, image, picture, emblem, symbol, trademark, flag, banner, pennant, or other figure of similar character which is a structure, or is attached to, displayed on, or in any manner represented on a building or structure; is used as a visual medium to announce, direct attention to, inform, identify or advertise; and is intended to be visible from outside a building.”
A permit is required for any changes to a permanent sign. A permit is also needed if you alter the business name on the sign to a new one.
To apply for a sign permit
Read Chapter 11 to learn the regulations and standards for signs. If your proposed sign meets these requirements, complete and submit your Permanent Sign Permit Application to City Hall with your application fee.
Fees
| Portable Sign Permit | $44 |
| Permanent Sign Permit | $260 |
| Permanent Sign Permit - Video | $500 |
| Wall Sign Encroachment | $231 |
| Projecting Sign Encroachment | $336 |
Preliminary consultation is recommended prior to developing on your property. To book an appointment, Contact Us. Don't see what you're looking for? Visit the Regina Zoning Bylaw, 2019.
Obtaining Approvals
Development options and alternatives may be suggested by City staff during the application review to ensure compliance with the Zoning Bylaw. Below are details about the most requested information involving the Zoning Bylaw.
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.
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 Applications please also include:
- Site Plan
- Landscape Plan
- Floor Plans
- Elevations
- Consent letter from the Property Owner (if applicant is different from owner)
Minor Zoning Variance
A minor variance is a variation of regulations, requirements and standards of the Zoning Bylaw. A list of the types of regulations that can be varied are located in Chapter 1 of the Zoning Bylaw.
The maximum amount of the minor variance cannot exceed 10% variation of the zoning bylaw requirements. Your development must still conform to the zoning bylaw with respect to the use of the land.
To apply
Read and submit the Minor Variance Application Form, and submit it to City Hall (2476 Victoria Avenue). You will also have to include site plans and the application fee with the form.
If you are successful
You will be notified by the City when your Minor Zoning Variance has been approved. Note: Being granted a zoning minor variance does not exempt you from meeting applicable building code and building bylaw requirements.
To appeal
You may appeal the refusal of a Minor Zoning Variance to the Development Appeals Board within 30 days of you being notified of this refusal. To appeal, read and complete a Development Appeal Application Form.
Secondary Suites
Your proposed secondary suite must meet strict building code and zoning bylaw regulations. The Secondary Suite regulations lists the requirements involving windows, fire protection, forced-entry protection, separation of dwelling units, soundproofing, smoke alarms, handrails, room heights, air duct system, furnaces, plumbing, exits and address naming conventions for your secondary suite. Under the Zoning Bylaw, secondary suites are allowed in most residential zones.
To Apply
- Complete the Secondary Suite Permit Submission Package and ensure your application contains all required information and documents. Incomplete submissions will not be accepted. The project package may be updated at any time, be sure to check back to this web page for the most current project package.
- A completed Residential Permit Fee Calculation Form is required as part of the application.
- The application must be signed by the legal owner of the property as well as the applicant.
- If applicable, contact SaskPower for inspections and permits for gas or electrical work.
- Submit your application between 8 a.m. and 4:45 p.m. weekdays at City Hall. The City will review your application to ensure it meets all building, heritage, zoning, landscaping, engineering, environmental, disposal, assessment, open space and utility regulations and/or bylaws.
Once your application is approved, you will receive an email inviting you to pick up your permit and advising you of the permit fee. Your permit is not issued until you have paid the fee and picked it up.
Permit Fee
|
Residential: New 1-2 units construction (cost /m2) |
$9 /m2, $100 minimum |
|
Residential: Movement, alternation, renovation, repair of property |
$8 /$1,000 value, $100 minimum |
Construction cannot begin until the permit is issued. If work commences prior to issuing of a building permit, you will be subject to a surcharge.
Zoning Bylaw Amendment
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 Zoning Bylaw. 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.
Development Appeals
To apply or learn more about eligibility or the development appeal process, view the Development Appeal Application Package.
A development appeal is a request to the Development Appeals Board for a variation of certain zoning regulations within the Zoning Bylaw, as applied to a specific property.
The Development Appeals Board is made up of local citizens appointed by City Council.
An individual has the right to appeal to the Development Appeals Board where the Development Officer:
- Is alleged to have misapplied the Zoning Bylaw in issuing a development permit;
- Refuses to issue a development permit because it would contravene the Zoning Bylaw; or
- Issues an Order to Comply.
Please see Chapter 1 of the Zoning Bylaw for more detailed regulations on what can be appealed.
If you would like a preliminary consultation, please contact us.
Common Zoning Terms
Zone - a label that the City of Regina applies to each parcel of land within the City to establish regulations and standards for the subdivision, use and development of that land.
- Land Use Class - a grouping of similar land uses.
- Frontage - distance between the two points where the side lot lines of a lot intersect the boundary of a public street.
- Setback - the distance between a front, rear, or side lot line (as applicable) and the closest wall or part of a building or structure.
- Mixed-Use Development - a lot that contains both residential and non-residential principal land uses.
- Coverage - the percentage of a lot which is covered by buildings or structures, excluding uncovered swimming pools, uncovered terraces, uncovered porches and decks.
- Easement - the right, as registered to a property title, to cross or otherwise use another person’s land, usually for a specified purpose.
- Permitted Use - a use of land, intensity of use, development or structure that an owner is entitled to as of right of a development permit provided the use or development conforms to the development standards and regulations of the Zoning Bylaw.
- Discretionary Use - a use of land, intensity of use, development or other structure that may be permitted in a zone only at the discretion of and at a location specified by the Development Officer or Council.
- Principal Use - the main or primary use and chief purpose of land or structure, as distinguished from a secondary or accessory use.
