Why do we need a P4G planning district?
The latest projections show the Saskatoon region nearing a population of 500,000 in the next 20 years and we anticipate the Saskatoon region could reach a population of one million in the next 60 years.
To be ready for that kind of growth, enable economic prosperity for all, and maintain the high quality of life we currently enjoy, a more coordinated approach to regional planning and servicing is required.
In response, the P4G partner municipalities have agreed to develop and adopt a long–term view and plan for land use and servicing with a regional focus. The P4G planning district will ensure there are balanced growth opportunities for all participating municipalities, while offering consistency and certainty for investors, businesses, and residents. Importantly, the planning district will also deliver cost efficiencies that benefit all five municipalities.
When will the P4G planning district be created?
The P4G planning district is expected to take effect in early 2021, but only after the Government of Saskatchewan approves the DOCP and then creates the planning district (a process that requires approximately three months). The exact timing will be determined by the Minister of Government Relations.
When this is all done, will the five P4G municipalities be amalgamated into a single municipality?
No. The P4G partnership aims to ensure that each of the five partner municipalities can benefit from growth opportunities, increased efficiencies, and reduced costs by working together – but without the need for amalgamation.
P4G builds on the long and successful history of joint planning in the area. In fact, Corman Park and Saskatoon have had a planning district since 1956, one of the longest running in the province.
Will the creation of a planning district result in higher taxes?
No. Changes to taxes are not triggered by creating the P4G planning district.
What is the proposed governance structure for the P4G planning district?
Provincial law sets out the structure for planning districts. Policy decisions, such as changes to the policies or maps in the DOCP, would be made by the five P4G municipal councils. Decisions such as rezoning and development approvals would be made by Corman Park council.
A P4G District Planning Commission will be created to provide advice to the councils, with 13 members: two representatives from each P4G municipality and three members at large The Commission would vote on recommendations that would be delivered to each municipal council for final review and approval.
Has the zoning of my land changed with this DOCP?
No. The land use designations on the District Land Use map included in the DOCP are not zoning changes; they provide high level direction that will guide more detailed planning, including Concept Plans and proposals to rezone land.
Later this summer, we will host a virtual engagement focusing on the District Zoning Bylaw. This District Zoning Bylaw will include detailed land use regulations, zoning districts, and development standards for properties in the P4G planning district. Information will be posted at partnershipforgrowth.ca with details on how you can participate; please stay tuned for details. Affected landowners will be notified directly.
I want to develop my property now. Does the DOCP mean new constraints on what I can do?
All development applications in the P4G area continue to be processed. For questions about the approvals process for specific development proposals, please contact the appropriate municipality.
Do the land use designations on the draft District Land Use map mean I cannot develop my land for several decades?
No. The District Land Use map shows the long-term future use of the lands. In the meantime, development will continue to be supported that aligns with DOCP policies and allows for transition to the future land use. In some cases, the land use designations reflect current land uses.
Please contact your municipality if you would like more information about what the land use designations may mean for your property.
My property is in one of the areas shown as ‘Growth to 700,000’ on the DOCP maps. What does this mean?
These areas are expected to be urban when the P4G municipalities have a combined population of 700,000; reaching this population is projected to take many decades. In these areas:
My property is in the Green Network Study Area. Can I develop it?
Some development will be allowed in the Green Network Study Area. Development must avoid affecting local and regional drainage, wetlands, and ecological areas. Further studies are underway to review and confirm the boundary of the Green Network.
Once the P4G planning district is in place, what are the options to subdivide an agricultural residential parcel from a quarter section?
Agricultural residential subdivisions would be permitted as outlined below.
|Land use designation||Maximum number of parcels|
|Agriculture||5 per quarter or 3 per 80 acres|
|Country Residential||5 per quarter or 3 per 80 acres
(Designation also supports planned multi-parcel country residential subdivisions)
|Rural Commercial/Industrial||2 per quarter or 1 per 80 acres|
|Future Urban Residential (areas within the Growth to 700,000)||2 per quarter or 1 per 80 acres|
|Future Urban Residential (areas outside the Growth to 700,000)||4 per quarter or 2 per 80 acres|
|Future Urban Commercial/Industrial||2 per quarter or 1 per 80 acres|
|Green Network Study Area (areas outside Future Urban Growth Areas)*||5 per quarter or 3 per 80 acres subject to development conditions|
|Green Network Study Areas (areas within a Future Urban Area)*||As per the Future Urban Area designation and subject to development conditions|
*Where a quarter section is designated Green Network Study Area and another land use, the lower number of parcels will apply.
If I want to develop my property after the P4G planning district is in place, will I need approval from all five partner municipalities?
Not necessarily. Permitted uses that have minimal regional and cross-boundary implications can be approved directly by the local municipality. Certain proposals that are next to designated future urban growth areas would be referred to the urban municipality for review.
Approval from all P4G municipalities would only be needed for proposed changes to the policies or maps in the DOCP, and for applications that have significant regional implications for services and infrastructure or other region-wide impacts.
What will be the process to change the DOCP – including the District Land Use map – once it is adopted?
If changes to the DOCP text or maps are proposed, the P4G Planning Commission would review the changes submitted by a P4G municipality. The Commission would make a recommendation to the P4G municipalities, taking into account the vision and guiding principles included in the DOCP. The Commission would not have the ability to approve or deny applications for land use changes.
The detailed process to the change/amend the DOCP will be outlined in the P4G district planning agreement. The agreement is still being drafted.
My property is affected by the Saskatoon Freeway. What are my options?
The Saskatoon Freeway project is being led by the provincial Ministry of Highways and Infrastructure. More information about this project can be found at: saskatoonfreeway.org
I still have more questions; who can I ask?
Please contact Neal Sarnecki, Director, Saskatoon North Partnership for Growth (P4G). Neal can be reached at email@example.com or 306-222-9420