Commercial Zoning Codes

M1 - Local Institutional Services District
This district is designed to facilitate a limited range of institutional and community activities which are compatible with low-density residential areas and suitable for a neighbourhood setting. The suggested uses are: one-unit dwellings, two-unit dwellings, semi-detached dwellings, secondary suites, offices and office buildings, funeral homes, art galleries and museums, places of worship, private schools, photography studios, a variety of care homes, ambulance stations, medical and dental clinics, veterinary clinics, public parks, playgrounds, sports fields and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

M2 - Community Institutional Services District
This district is designed to facilitate a moderate range of institutional and community activities which are compatible with residential land uses and suitable for a neighbourhood setting. The suggested uses are: one-unit dwellings, two-unit dwellings, semi-detached dwellings, multiple-unit dwellings containing three to six dwelling units and seven or more dwelling units, dwelling groups, converted dwellings, secondary suites, offices and office buildings, funeral homes, art galleries and museums, places of worship, private schools, photography studios, custodial care facilities, community centre conversions, residential care homes, elementary and high schools, boarding houses, boarding apartments, hostels, medical, dental and optical laboratories, ambulance stations, veterinary clinics, public parks, playgrounds, sport fields, childcare centres, home-based businesses, pharmacies, commercial dwelling conversions, financial institutions, special care homes, convents and monasteries, accessory buildings and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

M3 - General Institutional Services District
This district is designed to facilitate a wide range of institutional and community activities, including medium and high-density residential uses within a suburban centre and other areas. The suggested uses are: one-unit dwellings, two-unit dwellings, semi-detached dwellings, multiple-unit dwellings, secondary suites, converted dwellings with a maximum of four dwelling units, offices and office space, funeral homes, art galleries and museums, places of worship, private schools, radio and television studios, motion picture and recording studios, photography studios, custodial care facilities, community centre conversions, residential care homes, elementary and high schools, boarding houses, boarding apartments, ambulance stations, convents and monasteries, medical clinics, medical, dental and optical laboratories, veterinary clinics, research laboratories, financial institutions, hostels, public halls, hospitals, special care homes, public parks, playgrounds, sports fields, arenas, cemeteries, public libraries, private clubs, banquet halls, community centres, bed and breakfast homes, health clubs, child care homes, child care centres and pre-schools, home-based businesses, accessory uses to a multiple-unit dwelling containing at least one hundred dwelling units, hotels and motels, commercial recreation uses in a public park or public civic centre and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

M4 - Core Area Institutional Services District
This district is designed to facilitate a wide range of institutional, office and community activities, including high-density residential uses within and near the downtown area. The suggested uses are: one-unit dwellings, two-unit dwellings, semi-detached dwellings, multiple-unit dwellings, secondary suites, converted dwellings with a maximum of four dwelling units, offices and office space, funeral homes, art galleries and museums, places of worship, private schools, radio and  televisions studios, motion picture and recording studios, photography studios, custodial care facilities, community centre conversions, residential care homes, elementary and high schools, boarding houses, boarding apartments, ambulance stations, convents and monasteries, medical clinics, medical, dental and optical laboratories; veterinary clinics, research laboratories, financial institutions, hostels, public halls, hospitals, special care homes, public parks, playgrounds, sports fields, arenas, cemeteries, public libraries, private clubs, banquet halls, community centres, bed and breakfast homes, child care homes, child care centres and pre-schools, home-based businesses, accessory uses to a multiple-unit dwelling containing at least one hundred dwelling units, hotels and motels, commercial recreation uses in a public park or public civic centre and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

B1A - Limited Neighbourhood Commercial District
This district is designed to permit commercial uses which service daily convenience needs of the residents of a neighbourhood suitable with the surrounding residential uses. The suggested uses are: convenience stores, drug stores and pharmacies, beauty parlours and barber shops, shoe repair shops, dry cleaning pickup depots, self-service laundries, tailors and seamstresses, not more than one dwelling in conjunction with and attached to any other permitted use, community centres, small animal grooming, accessory buildings and uses and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

B1B - Neighbourhood Commercial Mixed-Use District
This district is designed to facilitate mixed-use development which may include a limited range of commercial and institutional uses which can include medium-density residential uses. The suggested uses are: restaurants, dwelling units or multiple-unit dwellings in conjunctions with and attached to any other permitted use, retail stores, personal service trades and health clubs, offices and office buildings, financial institutions, bakeries, shopping centres, medical clinics, dry cleaning pickup depots, art galleries, adult day care centre, photography studios, veterinary clinics, small animal grooming, child care centres and pre-schools, private schools, and lounges in conjunctions with and attached to a restaurant; and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

B1 - Neighbourhood Commercial District
This district is designed to permit commercial uses which service daily convenience needs of the residents of a neighbourhood. The suggested uses are: retail stores, beauty parlours and barber shops, dry cleaning pickup depots, self-service laundries, shoe repair shops, office and office buildings, financial institutions, dwelling units in conjunction with and attached to any other permitted use; community centres, small animal grooming, accessory buildings and uses and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

B2 - District Commercial District
This district is designed to provide an intermediate range of commercial uses to service the needs of two to five neighbourhoods. The suggested uses are: one-unit dwellings, two-unit dwellings, dwelling units in conjunction with and attached to any other permitted use, multiple-unit dwellings in conjunctions with and attached to any other permitted use, secondary suites, home-based businesses, places of worship, retail stores, personal service trades and health clubs, offices and office buildings, financial services, service stations, bakeries, shopping centres, restaurants, copying centres, medical clinics, neighbourhood recycling and collection depots, dry cleaners, community centres, photography studios, veterinary clinics, converted service stations, small animal grooming, accessory buildings and uses and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

B3 – Medium-Density Arterial Commercial District
This district is designed to facilitate arterial commercial development providing a moderate to wide range of commercial uses on small to medium sized lots. The suggested uses are: retail stores, shopping centres, personal service trades and health clubs, copying centres, offices and office buildings, financial institutions, medical clinics, medical, dental and optical laboratories; restaurants and lounges, theatres, commercial recreations uses, repair services restricted to the repair of household goods and appliances, private clubs, photography studios, service stations, neighbourhood recycling and collection depots, banquet halls, catering halls and catering kitchens, community centres, hotels and motels, public garages, funeral homes, radio and television studios, motion picture and recording studios, bakeries, veterinary clinics, dry cleaners, private schools, car washes, motor vehicle, marine and trailer coach sale establishments; one dwelling unit in conjunction with and attached to any other permitted use, small animal grooming, accessory buildings and uses. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

B4 - Arterial and Suburban Commercial District
This district is designed to facilitate arterial and suburban commercial development providing a wide range of commercial use. The suggested uses are: retail stores, shopping centres, personal service trades and health clubs, copying centres, offices and office buildings, financial institutions, medical clinics, medical, dental and optical laboratories; restaurants and lounges, theatres, commercial recreation uses, repair services restricted to the repair of household goods and appliances, private clubs, photography studios, services stations, neighbourhood recycling and collection depots,  banquet halls, catering halls and catering kitchens, community centres, hotels and motels, public garages, funeral homes, radio and television studios, motion picture and recording studios, bakeries, veterinary clinics, dry cleaners, private schools, car washes, motor vehicle, marine and trailer coach sale establishments; one-unit dwellings in conjunction with and attached to any other permitted use, small animal grooming, accessory buildings and uses, places of worship and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

B4A - Special Suburban Centre and Arterial Commercial District
This district is designed to facilitate suburban centre and arterial commercial development, including mixed-use commercial and multiple-unit residential development. The suggested uses are: retail stores, shopping centres, personal service trades and health clubs, copying centres, offices and office buildings, financial institutions, medical clinics, medical, dental and optical laboratories; restaurants and lounges, indoor commercial recreation uses, repair services restricted to the repair of household goods and appliances, private clubs, photography studios, service stations, neighbourhood recycling and collection depots, banquet halls, catering halls and catering kitchens, community centres, hotels and motels, public garages, funeral homes, radio and television studios, motion picture and recording studios, bakeries, veterinary clinics, dry cleaners, private schools, car washes, small animal grooming, accessory building and uses and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

B5 - Inner-City Commercial Corridor District
This district is to recognize historic commercial areas which include a wide range of commercial uses in a medium to high-density form. The suggested uses are: hotels and motels, restaurants and lounges, bakeries, dry cleaners, theatres, commercial recreation uses, photography studios, service stations, car washes, motor vehicle, marine and trailer coach sales establishments; public garages, retails stores, personal service trade and health clubs, offices and office buildings, medical clinics, medical dental and optical laboratories, financial institutions, private schools and educational institutions, repair services restricted to the repair of household goods and appliances, places of worship, public halls and community centres, private clubs, libraries, art galleries and museums, funeral homes, radio and television studios, motion picture and recording studios,  copying centres, dwelling units in conjunction with and attached to any other permitted use, multiple-unit dwellings, commercial parking lots, storage garages, banquet halls, caring halls and catering kitchens, neighbourhood recycling and collection depots, parking stations, shopping centres, veterinary clinics, commercial printers, elementary and high schools, boarding apartments, boarding houses, custodial care facilities, small animal grooming, accessory buildings and uses and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

B5B - Broadway Commercial District
This district is designed to recognize the historic Broadway commercial area and to facilitate mixed-use development including a range of commercial, institutional and residential uses. The suggested uses are: hotels and motels, restaurants and lodges, bakeries, dry cleaners, theatres, commercial recreation uses, photography studios, retail stores, personal service trades and health clubs, offices and office buildings, medical clinics, medical, dental and optical laboratories; financial institutions, private schools and educational institutions, repair services restricted to the repair of household goods and appliances, places of worship, public halls and community centres, private clubs, libraries, art galleries and museums, funeral homes, radio and television studios, motion picture and recording studios, dwelling units in conjunctions with and attached to any other permitted use, multiple-unit dwellings, commercial parking lots, storage garages, banquet halls, catering halls and catering kitchens, neighbourhood recycling and collection depots, parking stations, shopping centres, veterinary clinics, commercial printers, elementary and high schools, boarding apartments, boarding houses, custodial care facilities, small animal grooming, accessory buildings and uses and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

B5C - Riversdale Commercial District
This district is designed to recognize historic commercial areas in the Riversdale neighbourhood which include a wide range of commercial uses in a medium to high-density form. This district is intended to promote re-development which includes residential uses where appropriate. The suggested uses are: hotels and motels, restaurants and lodges, bakeries, dry cleaners, theatres, commercial recreation uses, photography studios, retail stores, personal service trades and health clubs, offices and office buildings, medical clinics, medical, dental and optical laboratories; financial institutions, private schools and educational institutions, repair services restricted to the repair of household goods and appliance, places of worship, public halls and community centres, private clubs, libraries, art galleries and museums, funeral homes, radio and television studios, motion picture and recording studios, dwelling units in conjunctions with and attached to any other permitted use, multiple-unit dwellings, commercial parking lots, storage garages, banquet halls, catering halls and catering kitchens, neighbourhood recycling and collection depots, parking stations, shopping centres, veterinary clinics, commercial printers, elementary and high schools, boarding apartments, boarding houses, custodial care facilities, small animal grooming, accessory buildings and uses and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

B6 - Downtown Commercial District
This district is designed to facilitate a wide range of commercial, institutional and residential uses in a high-density form. The suggested uses are: all uses of building and land are permitted except those specifically noted as prohibited or discretionary uses. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

IL1 - General Light Industrial District
This district is designed to facilitate economic development through a wide variety of light industrial activities and related businesses that do not create land use conflicts or nuisance conditions during the normal course of operations. The suggested uses are: all uses of building and land are permitted except those specifically noted as prohibited or discretionary. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

IL2 - Limited Intensity Light Industrial District
This district is designed to facilitate economic development through a wide variety of light industrial activities and related businesses to do not create land use conflicts or nuisance conditions during the normal course of operations, as well as to limit activities oriented to public assembly. The suggested uses are: manufacturing, fabricating, processing, assembly, finishing, production or packaging of materials, goods or products except those specifically prohibited; warehouses, shipping and express facilities, public garages, bulk mail sorting, industrial equipment and vehicles sales, service and rentals; material-testing facilities, contractors offices, workshops and yards, farm implement sales and service, wholesaling establishments, adult mini-theatres, accessory building and uses, industrial complexes and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

IL3 - Limited Light Industrial District
This district is designed to facilitate economic development through limited light industrial activities and related businesses that do not create land use conflicts or nuisance conditions during the normal course of operations, as well as to limit activities oriented to public assembly. The suggested uses are: manufacturing, fabricating, processing, assembly, finishing, production or packaging of materials, goods or products except those specifically prohibited; warehouses, shipping and express facilities, public garages, bulk mail sorting, industrial equipment and industrial vehicles sales, service and rentals, material-testing facilities, farm equipment sales and service, wholesaling establishments, office and office buildings, accessory buildings and uses, industrial complexes and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

IB - Industrial Business District
This district is designed to facilitate business and light industrial activities that are seeking a high quality, comprehensively planned environment. The suggested uses are: manufacturing, fabricating, assembly or packaging of materials, goods or products; private schools, educational institutions, offices and office buildings, personal service trades and health clubs, medical clinics, research laboratories, including the manufacturing of prototypes; radio and television studios, motion picture and recording studios, retail sales, data processing and telecommunications, private clubs, hotels and motels, printing and publishing, veterinary clinics, banks and financial institutions, medical, dental and optical laboratories; wholesale vending of goods or products manufactured on site, restaurants and lounges, dwellings necessary for watchman or caretakers, industrial complexes, warehouses, shipping and express facilities, material testing facilities, pharmacies, accessory buildings and uses and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

IH - Heavy Industrial District
This district is designed to facilitate economic development through industrial activities that may have the potential for creating nuisance conditions during the normal course of operations. The suggested uses are: all uses of buildings and land are permitted except those specifically noted as prohibited or discretionary. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

IH2 - Limited Intensity Heavy Industrial District
This district is designed to facilitate economic development through certain heavy industrial activities that may have the potential for creating nuisance conditions during the normal course of operations, as well as to limit activities oriented to public assembly. The suggested uses are: manufacturing, fabricating, processing, assembly, finishing, production or packaging of materials, goods or products excepting those specifically noted as prohibited or discretionary warehouses; shipping and express facilities, public garages, bulk mail sorting, industrial equipment and industrial vehicles sales, service and rentals; materials-testing facilities, contractors offices, workshops and yards, farm implement sales and service, wholesaling establishments, bulk fuel storage and the filling of bulk gas cylinders, sawmills and plant mills, distillers and brewers, bulk tank farms, office and plants of newspapers, industrial complexes, accessory buildings and uses and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

AG - Agricultural District
This district is designed to provide for certain large scale specialized land uses as well as certain rural oriented uses on the periphery of the city. These uses include: one-unit dwellings, two-unit dwellings, agricultural uses, market gardens, tree nurseries and greenhouses, zoos, equestrian centres, outdoor recreation uses, parks and fields, public parks, golf courses and driving ranges, horse and dog race tracks, radio and television transmitters and receivers, cemeteries and crematoria, airports, railroad stations, yards and facilities; hospitals, educational institutions, places of worship, fair grounds, boarding and breeding kennels, animal hospitals, funeral homes in conjunction with a cemetery, accessory buildings and uses and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

AM - Auto Mall District
This district is designed to provide for motor vehicle sales and service and other directly related uses in a high quality, comprehensively planned environment which is conveniently located to service motor vehicle customers. The suggested uses are: sales, rental, leasing and associated service of new motor vehicles having a gross vehicle weight of less than 10,000kg. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

FUD - Future Urban Development District
This district is designed to provide for interim land uses where the future use of land or the timing of development is uncertain due to issues of servicing, transitional use or market demand. The suggested uses are: one-unit dwellings, agricultural uses, market gardens, tree nurseries and greenhouses, outdoor golf driving ranges, accessory buildings and uses and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

APD - Airport District
This district is designed to designate and conserve land for uses associated with the orderly operations of the airport. The suggested uses include: airport terminals and related storage and maintenance buildings and uses; aircraft runways, aviation related transport terminals and warehouses, aviation related government services, administrative headquarters of the Airport Authority and related storage and maintenance buildings and uses, aircraft sales, charters, rentals and repairs; flying schools and flying clubs, aviation fuel storage and sales, car rentals, retail stores, restaurants and lounges located in the main airport terminal building, agricultural uses, outdoor recreations uses, accessory building and uses and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

RA1 - Reinvestment District 1
This district is designed to facilitate reinvestment in older core areas and core industrial areas by facilitating mixed-uses and flexible zoning standards. This includes promoting the rehabilitation of existing structures. This district in intended to facilitate a broad range of compatible industrial, commercial, cultural, entertainment and residential uses, including live and work units. The suggested uses are: all uses of building and land are permitted except those specifically noted as prohibited or discretionary. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

MX1 – Mixed-Use District 1
This district is designed to facilitate reinvestment in core neighbourhoods and industrial areas of the city by encouraging mixed-uses in new development. This includes promoting rehabilitation of existing structures. This district is intended to facilitate a broad range of compatible commercial, industrial, institutional, cultural and residential uses, including live and work units. The suggested uses are: all uses of building and land are permitted except those specifically noted as prohibited or discretionary. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

DCD1 - Direct Control District 1
This district is also known as the South Downtown Area. This district offers unprecedented and unique waterfront development opportunity to strengthen the image of the downtown by providing a consistent set of development guidelines for unified riverfront development. Please refer to zoning bylaws for specific guidelines and objectives.

DCD2 - Direct Control District 2
This district is used for one and two-unit dwellings and consists of five culs-de-sac, namely: Stanley Place, Minto Place, Aberdeen Place, Grey Place and Connaught Place. Each of these culs-de-sacs have direct access to Idywyld Drive and each culs-de-sac is separated from the other by a 20-foot lane. Please refer to zoning bylaws for specific guidelines and objectives.

DCD3 - Direct Control District 3
This district is designed to create a site for a class of retail land in Saskatoon located on land owned by the University of Saskatchewan in the vicinity of Circle Drive and Attridge Drive. The primary focus of the retail class will be to accommodate large-format or "big box" retail stores which are not readily accommodated in other standard commercial areas of Saskatoon. Please refer to zoning bylaws for specific guidelines and objectives.

DCD4 - Direct Control District 4
This district is to facilitate the development of an intergraded golf course community associated with the Willows Golf and Country Club. Please refer to zoning bylaws for specific guidelines and objectives.

DCD5 - Direct Control District 5
This district is designed to create a site for regional retail development at Circle Drive and Clarence Avenue. The primary focus of the retail development will be to accommodate large-format or "big box" retail stores which are not readily accommodated in other standard commercial areas of Saskatoon. Please refer to zoning bylaws for specific guidelines and objectives.

DCD6 - Direct Control District 6
This district is designed to create a site for regional retail development at 22nd Street West and Betts Avenue. The primary focus of the retail development will be to accommodate large-format or "big box" retail stores which are not readily accommodated in other standard commercial areas of Saskatoon. Please refer to zoning bylaws for specific guidelines and objectives.

FP - Flood-Plain Overlay District
This district is designed to provide appropriate development standards in order to prevent injury and minimize property damage within the South Saskatchewan River flood hazard areas. Please refer to zoning bylaws for specific guidelines and objectives.

AC - Architectural Control Overlay District
This district is designed to provide appropriate development standards in order to preserve the physical character of an area or to promote a selected design theme for an area. Please refer to zoning bylaws for specific guidelines and objectives.

B5A - Sutherland Commercial Overlay District
This district is designed to implement the building height and off-street parking policies of the Sutherland Neighbourhood Local Area Plan as they apply to the commercial lands on the west side of Central Avenue. Suggested uses are: adult day care centres, banquet halls, public halls and catering halls, boarding apartments, boarding houses, car washes, catering kitchens, commercial and public indoor and outdoor recreational uses and health clubs, community centres, custodial care facilities, child care centres and pre-schools, funeral homes, multiple-unit dwellings, places of worship, private clubs, restaurants, lounges, taverns and nightclubs, special needs housing, theatres and more. Please refer to zoning maps and bylaws for clarification as well as additional information about discretionary uses.

AC1 - DCD1 Architectural Control Overlay District
This district is designed to establish and Architectural Control District overlay in the DCD1 (Direct Control District 1). The primary purpose of this ACD is to promote a selected design theme for DCD1. Please refer to zoning bylaws for specific guidelines and objectives.

AC2 - B5B Architectural Control Overlay District
This district is designed to establish and Architectural Control District overlay in the B5B (Broadway Commercial Zoning District). The primary purpose of this ACD is to promote a selected design theme for B5B. Please refer to zoning bylaws for specific guidelines and objectives.

If you have any questions regarding commercial zoning codes in Saskatoon or would like to further discuss your Saskatoon commercial real estate needs, feel free to contact us any time.

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