Regina inclusionary units & fees for developers
Regina, Saskatchewan developers must understand how municipal planning rules, zoning and development permit processes affect any inclusionary housing expectations tied to new projects. The city does not publish a single, consolidated "inclusionary zoning" bylaw in a stand-alone document; instead, obligations and incentives are governed through the Official Community Plan, zoning regulations and development approvals administered by Planning and Development and By-law Enforcement. This guide explains how to approach calculations, what to file, likely compliance steps and where to ask for formal clarification from City staff.
How to calculate inclusionary units and fees
There is no universal formula published as a separate "inclusionary units" calculation on the city website; calculations typically follow these practical steps used by planners and developers when a policy or condition applies:
- Identify the controlling instrument: Official Community Plan policies, zoning bylaw provisions, a council motion or a development agreement.
- Confirm applicability: determine which phases, building types and tenure (rental vs ownership) the requirement covers.
- Measure gross residential units proposed and any exemptions (e.g., social housing, supportive units).
- Apply the percentage or ratio required by the applicable policy or agreement to derive the number of inclusionary units; if a fee-in-lieu is offered, multiply the required units by the adopted per-unit fee.
- Document the calculation and include it with the development permit or subdivision application for Planner review.
If the exact percentage, per-unit fee or exemptions are not stated in the controlling instrument publicly available, you must obtain the specific condition from Council minutes, the zoning text or a development agreement for that site; those details are not specified on a single consolidated city page.
Penalties & Enforcement
Enforcement of municipal development conditions, including any unit dedication or fee-in-lieu established through bylaws or development agreements, is done by City of Regina enforcement and Planning staff. Specific fine amounts, escalation criteria and time limits for appeals are not specified on a single public page for "inclusionary" rules and must be read from the controlling bylaw or development agreement. For general compliance, typical municipal measures include stop-work orders, fines, compliance orders and prosecution in provincial court when bylaws are breached. For the City of Regina's enforcement contact, see the official By-law Enforcement page By-law Enforcement[1].
- Fine amounts: not specified on the cited page; see the applicable bylaw or development agreement for exact figures.
- Escalation: first, repeat and continuing offence rules are not specified on the cited page.
- Non-monetary sanctions: compliance orders, stop-work or corrective orders and court proceedings are standard enforcement tools.
- Enforcer and complaint pathway: City of Regina By-law Enforcement and Planning & Development intake processes handle complaints and inspections; contact details are on the city's official pages.
- Appeals and review: appeal routes depend on the instrument (e.g., development permit appeals to the Development Appeals Board or judicial review); specific time limits should be confirmed in the authorizing bylaw or decision notice.
Applications & Forms
Common applications that intersect with inclusionary conditions include development permit applications, subdivision applications, development agreements and variance applications. The city publishes development application guides and intake procedures; however, specific form numbers, fees and filing checklists for inclusionary-unit calculations or fee-in-lieu payments are not consolidated on a single public page and should be requested from Planning staff or the permit centre.
- Development Permit: submit site plans, unit mix and proposed dedication or fee calculations as part of the application.
- Development Agreement: may be required to secure unit commitments or fee schedules; negotiated with Planning and approved by Council.
- Fee-in-lieu: where allowed, the per-unit fee and payment schedule are set in policy or agreement; amounts are not specified on the cited page.
Action steps for developers
- Early verification: raise inclusionary expectations at pre-application meetings with Planning staff.
- Document calculations: include precise unit counts, exemptions and any fee computations with permit applications.
- Negotiate terms: where development agreements apply, negotiate phasing, timing of unit delivery and fee schedules before Council approval.
- If you receive an order or notice, use the contact on the notice to request review or file an appeal within the time limit stated in the notice or bylaw.
FAQ
- Do Regina bylaws currently set a city-wide inclusionary zoning percentage?
- Not in a single consolidated bylaw page; developers should check the Official Community Plan, applicable zoning provisions and any site-specific development agreement for percentage or fee requirements.
- Can I pay a fee instead of delivering units?
- Some policies allow fee-in-lieu where expressly authorized by council policy or a development agreement; the availability and per-unit fee must be confirmed with Planning staff.
- Who enforces inclusionary conditions and how do I contest a notice?
- By-law Enforcement and Planning enforce development conditions; contestation routes and time limits depend on the specific bylaw or decision notice and should be started promptly following the notice.
How-To
- Confirm whether inclusionary requirements apply to your site by reviewing the Official Community Plan and zoning, and by asking Planning staff at pre-application.
- Determine the base unit count proposed for the project and any exemptions allowed under the controlling policy or agreement.
- Apply the required percentage or ratio to the eligible unit count to calculate the number of inclusionary units.
- If a fee-in-lieu is permitted, multiply required units by the published per-unit fee or use the negotiated fee in a development agreement.
- Include the calculation, proposed unit locations and any legal agreement text with the development permit or subdivision filing and obtain Planning sign-off before construction.
Key Takeaways
- There is no single, city-wide inclusionary bylaw page; requirements come from OCP, zoning or site agreements.
- Always document calculations and file them with development applications for Planner review.
Help and Support / Resources
- City of Regina - By-law Enforcement
- City of Regina - Planning & Development
- City of Regina - Permits & Inspections