City of Regina
Saskatchewan CA

RPC Public Report

Discretionary Use Application (19-DU-02) - Proposed Medical Clinic
4535 Rochdale Boulevard


Department:Office of the City ClerkSponsors:
Category:Not Applicable

Report Body



Cushman & Wakefield Regina (Applicant), on behalf of the owner, Durban Investments Inc., proposes to develop additional Medical Clinic space that includes physiotherapy and registered massage services in a portion of an existing commercial building located at 4535 Rochdale Boulevard. The property is within the MS – Mainstreet Zone where a Medical Clinic is a permitted use when the floor area per lot is less than 500 square metres and becomes a discretionary use when the use exceeds 500 square metres on a per lot basis. The property is currently a shopping centre with a variety of commercial uses. 


The proposal complies with the development standards and regulations contained in Regina Zoning Bylaw No. 9250 (Zoning Bylaw) and is consistent with the policies in Design Regina: The Official Community Plan Bylaw No. 2013-48 (OCP). Accordingly, Administration recommends approval.




An application has been received to develop additional Medical Clinic space in the MS – Mainstreet Zone located at 4535 Rochdale Boulevard.


This application is being considered pursuant to the Zoning Bylaw, OCP and The Planning and Development Act, 2007 (Act).


Pursuant to subsection 56(3) of the Act, City Council may establish conditions for discretionary uses based on the nature of the proposal (e.g. site, size, shape and arrangement of buildings) and aspects of site design (e.g. landscaping, site access, parking and loading), but not including the colour, texture or type of materials and architectural details.




The Applicant proposes to develop additional Medical Clinic space within an existing multi-tenant building located at 4535 Rochdale Boulevard. The site already contains some Medical Clinic uses including dental and doctor offices and with the proposed additional Medical Clinic space, the total on site space dedicated to Medical Clinic use will be approximately 715 square metres.


The property at 4535 Rochdale Boulevard is currently developed with two multi-tenant buildings and one single tenant building that accommodate a variety of commercial uses. The subject tenant space is currently vacant; however, there is no requirement for new parking stalls since the shopping centre site has been previously approved and developed and no addition is planned. The proposal will not require any site upgrades; therefore, there will be no impact on site design, building area or parking requirements.


Surrounding land-uses include other commercial lands within the MS – Mainstreet Zone to the north, commercial land uses within the MAC – Major Arterial Commercial Zone to the east and high density residential development to the west and south.




Financial Implications


The subject area currently receives a full range of municipal services, including water, sewer and storm drainage. The Applicant will be responsible for the cost of any additional or changes to existing infrastructure that may be required to directly or indirectly support the development, in accordance with City standards and applicable legal requirements.


The development will be taxed and assessed accordingly as development proceeds and will contribute to City tax revenues.


Environmental Implications


None with respect to this report.


Policy/Strategic Implications


The proposal is consistent with the policies contained within Part A of the OCP with respect to:


Section D5: Land Use and Built Environment


Goal 1 – Complete neighbourhoods: Enable the development of complete neighbourhoods.


7.5              Encourage appropriate mixed-use development within neighbourhoods, as well as the retention of existing local and neighbourhood commercial spaces.


Section D5: Land Use and Built Environment


Goal 4 – Employment Areas: Provide appropriate locations and development opportunities      for a full range of industrial, commercial and institutional activities.


7.16              Encourage local commercial within residential areas.


The proposed Medical Clinic provides an additional local commercial amenity that is compatible with the established surrounding residential and commercial areas.


Other Implications


None with respect to this report.


Accessibility Implications


The Zoning Bylaw requires two per cent of all required parking stalls to be accessible parking stalls. The overall site provides three parking stalls for persons with disabilities, which meets minimum requirements of the Zoning Bylaw.




Communication with the public is summarized below:


Public notification signage posted on:

February 8, 2019

Letter sent to immediate property owners

February 8, 2019

Will be published in Leader Post on:

April 13, 2019

April 20, 2019

Number of Public Comments Sheets Received



There were five public comments received on this application. A more detailed accounting of the respondent’s comments and Administration’s response is provided in Appendix B.


The application was circulated to the Walsh Acres/Lakeridge/Garden Ridge Community Association. Following circulation, Administration attempted follow-up contact with the Community Association but did not receive a response prior to the deadline for submission of this report.


The Applicant and other interested parties will receive a copy of the report and notification of the meeting to appear as a delegation in addition to receiving a written notification of City Council’s decision.




City Council’s approval is required, pursuant to Part V of The Planning and Development Act, 2007.


Respectfully submitted,

Respectfully submitted,

Fred Searle, Director

Planning & Development Services

Diana Hawryluk, Executive Director

City Planning & Community Development

Prepared by: Brittney Beckie, City Planner I