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The Regina Zoning Bylaw, 2019 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.
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.
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”. The zoning arrow moves off to the right, transitioning to the next frame.
Zoning determines the most ideal locations for development…
The Regina city limits is outlined. Inside the limits is the word “Regina”.
…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.
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”.
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.
…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.
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.
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.
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.
…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.
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.
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.
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.
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.
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.
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.
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.
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”.
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.
Reference Summary of Permitted and Discretionary Land Uses
Land Use Classes and Building Types
Residential Neighbourhood / Residential Urban / Residential Detached
Allows for development of one and two-unit dwellings while promoting flexibility in lot size for residential development.
Allows for development of a mixture of low-rise multi-unit building types.
Allows for development, especially in urban corridors, transit nodes and prominent intersections with a mixture of multi-unit building types.
Allows for the development of mobile homes within a mobile home park setting.
Allows for low-intensity commercial and mixed-use development supporting local neighbourhoods by providing day-to-day goods and services.
Allows for medium-intensity commercial and mixed-use development along non-local streets, key transportation corridors and near transit stops.
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.
Allows for limited medium-intensity office development outside the Downtown by restricting the type, scale and size of buildings and uses.
Allows for low and medium-intensity industrial development as well as small scale commercial activities to support industrial uses and their employees.
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.
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.
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.
Allows for laneway suite development as a pilot project in select greenfield areas to determine its usefulness, performance and other possible future locations.
DCD - Former Diocese of Qu'Appelle
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.
Allows for the sensitive redevelopment of lands adjacent to the CPR mainline between Albert Street and Elphinstone Street.
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.
DCD - 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.
DCD - Chuka Blvd Mixed
Allows for pedestrian oriented mixed-use development that builds a unique sense of place in the Greens on Gardiner along Chuka Boulevard.
Allows for singular, unique development opportunities permissible by means of a contact agreement between the property owner and the City.
Allows for the development of facilities that are institutional, community or of public service in nature.
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.
Allows for development on lands directly associated with the provision of transportation by railroad, switching and terminal operations.
Allows for the development and preservation of active and passive recreational uses.
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.
Review parking tables in the applicable zone within the Zoning Bylaw for information on off-street parking, residential and non-residential parking, or check out this quick reference sheet.
Visit the Building and Demolition section if you're planning to build a deck, garage, or an addition to your home.
Visit the Business Licences section if you're planning on starting a residential business.
Review Chapter 11 for regulations around all types of 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.
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.
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 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:
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:
Please see Chapter 1 of the Zoning Bylaw for more detailed regulations on what can be appealed.
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.
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.
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.
Residential: New 1-2 units construction (cost /m2)
Residential: Movement, alternation, renovation, repair of property
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.
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.
Information on Zoning Appeals is outlined in the Development Appeal Application Package.
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.