Rezoning Proposal
By WestCliff Developments
Redesign Rezoning Proposal
Our first proposal for the 400 Block of Clarence was submitted on August 31st, 2025. From there the submission went through the rezoning process. Apart of that process was gathering community feedback, and from that feedback we went back to the drawing board which ultimately led to a redesign of the project.
The piece of land is currently zoned RM3, allowing a maximum height of a 4 story build, our proposal is requesting the accommodation of a 6 story development.
New Proposed Redesign
Rendering Disclaimer: This image is an artistic representation of the proposed development. The final building is expected to closely reflect the design shown, with minor changes possible as the project progresses through detailed design and construction.
The Redesign Process
Community feedback has always been an important part of this project. After sharing our original proposal, we met with residents, listened to your comments, and carefully reviewed the concerns that were raised. We took that feedback back to our design team and challenged ourselves to create a better project. One that responds more thoughtfully to the surrounding neighbourhood while still helping address Saskatoon's growing need for housing.
Rendering Disclaimer: This image is an artistic representation of the proposed development. The final building is expected to closely reflect the design shown, with minor changes possible as the project progresses through detailed design and construction.
A Building for the Neighbourhood
Rendering Disclaimer: This image is an artistic representation of the proposed development. The final building is expected to closely reflect the design shown, with minor changes possible as the project progresses through detailed design and construction.
One of the most common pieces of feedback we received was that the original building felt too large and that residents wanted the building to feel more connected to the existing neighbourhood rather than presenting one long apartment façade. In response, we've redesigned the building to better fit its context.
The updated design introduces more variation in the building's form, additional brick detailing, and a stronger pedestrian-scale experience along Clarence Avenue. We've introduced two-storey townhome rentals along Clarence Avenue with individual front doors, walk-up entrances, front landscaping, and brick accents. These homes create a more active and welcoming streetscape that mimics the surrounding single-family residences and contributes to the vibrancy of the street. We've also stepped back portions of the fourth through sixth floors to reduce the visual impact of the upper levels and create a more gradual transition to neighbouring homes. Together, these changes help break up the building mass while maintaining a high-quality, attractive, and energy-efficient design.
Redesign Elevation Drawings
Original Proposed Rendering
New Proposed Rendering
Rendering Disclaimer: This image is an artistic representation of the proposed development. The final building is expected to closely reflect the design shown, with minor changes possible as the project progresses through detailed design and construction.
Privacy for Neighbours
The revised building design steps back the building at the north and south to 4-storeys, removing several units from the rear corners of the building. This reduces the height of the building at the 13th and 14th street interfaces, creating an intentional transition to the surrounding neighbourhood. Through the redesign, units and balconies overlooking neighbours has been reduced to enhance privacy.
As of the current zoning being RM3 with a max storey height of 4, there is the ability to develop a 4 storey build with a peaked roof. Below is a comparison of a 4 storey build with a peaked roof next to our proposed 6 storey development.
Amenity &
Green Space
One of the most common pieces of feedback we received was that the original building felt too large and that residents wanted the building to feel more connected to the existing neighbourhood rather than presenting one long apartment façade. In response, we've redesigned the building to better fit its context.
The updated design introduces more variation in the building's shape, additional brick detailing, and a stronger pedestrian-scale experience along Clarence Avenue. We've introduced two-storey townhouse rentals along Clarence Avenue with individual front doors, walk-up entrances, front landscaping, and brick accents. These homes create a streetscape that feels more like the surrounding residential neighbourhood while adding activity and natural surveillance along the sidewalk. We've also stepped back portions of the fourth through sixth floors to reduce the visual impact of the upper levels and create a more gradual transition to neighbouring homes. These changes help break up the building mass while maintaining an attractive and energy-efficient design. The increase of total amenity space also reduces the overall unit count in the project.
On the 5th floor, on west side of the building we have added two outdoor amenity spaces for the residents to enjoy. With these 5th floor shared patios we have also allowed for a buffer area to allow for privacy for neighbors.
Community Impact
We understand that there have been concerns around construction activity raised, and although we can't guarantee that there won't be frustrations that arise with this, we do work very closely alongside the construction team to minimize disturbances as best we can.
Our goal is to create a high-quality rental housing for residents, and to assist those that may need extra support. The Nutana neighbourhood is a highly sought after neighborhood as it is close to local amenities, the University, RUH, and the BRT system. Our goal is for this development to enhance the already vibrant neighbourhood, and to share it with more Saskatoon residents who also desire to call Nutana home.
As a local developer invested in the Saskatoon community, we take pride in creating a positive experience. We value the comments and concerns that have come up during the re-zoning process and we are committed to listening and responding through meaningful dialogue.
Along with being respectful neighbours, it is also important to us that our work benefits those who need extra support within our community. At minimum, 10% of the suites will be below market value and there will also be barrier free suites to increase more affordable and accessible housing options in Nutana.
Shadow Study
Below is a revised shadow study comparing our revised development and the as-of-right build which is a 4 story apartment build with a peaked roof. Each of these is also compared at each different sun season.
The attached traffic study was revised in July of 2026. This revised study highlights traffic, and pedestrian safety plan, such as signage plans and new sidewalk construction.
Traffic Study
Recently members of our team alongside aodbt architecture met with community members to present the changes that have been made to this project. A link to the full presentation that was shared at that meeting is below.
COMMUNITY PRESENTATION
New Proposal Changes
ORIGINAL PROPOSAL
REDESIGN PROPOSAL
163 Total Units
167 Parking Spaces
78 Bicycle Spaces
21.8m Building Height
Long Apartment Frontage
Less Brick Detailing
1 Indoor Amenity & Fitness Room
More Rear Facing Suites
Bicyle & Pedestrian Safety Concern
158 Total Units
159 Parking Spaces
84 Bicycle Spaces
Reduced to 20.7m/14.8m at Stepback Building Height
Townhome-stye frontage with walk-up entrances to enhance pedestrian level
Revise material palette to complement the neighbourhood
Expanded indoor and outdoor amenity spaces
Reduced overlooking suites toward neighbouring homes
Include site signage to address safety concerns
About WestCliff Developments
WestCliff is a Saskatoon based real estate development, investment and management company focused on multifamily, commercial, industrial and retail development in Western Canada. The company’s founding is strongly rooted in Saskatchewan’s history, with family lineage dating back generations, including long standing businesses.
WestCliff Developments was built on the foundation of our desire to provide high quality housing options in desirable neighbourhoods across Western Canada. With our partners, investors and residents’ in mind, we strive to support growth and transformation in the communities we operate in. At WestCliff, we have a portfolio of various projects all at different stages from operational to preliminary drawings and concepts such as this proposed development.
Project Questions
If you have any questions about this proposed development, please email us at info@westcliffdevelopments.ca