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Zoning is the process of dividing land in a municipality into zoning districts. Examples of different zoning districts in the R.M. include AG – Agricultural, CR1 – Country Residential 1, C – Commercial, and M1 – Light Industrial.
Regulations for each zoning district specify which land uses are prohibited, permitted or discretionary. Each zoning district may have regulations or standards such as the dimension of new lots or parcels of land, the size, location, dimensions and types of buildings and provisions for required parking. Knowing what your land is zoned is the first step in determining what types of development you can consider.
Corman Park has two Policy areas: the Partnership for Growth (P4G) Policy Area and the RM of Corman Park Policy Area for the remainder of the RM. Your policy area will determine your zoning district. The map showing the distinction between these two bylaws (as well as the applicable Official Community Plan and Zoning Bylaw) can be found here, or by using the Interactive Map here. (Interactive Map -> Planning Development -> P4G Planning District Boundary). For more information on the Interactive Mapping feature, please contact the RM Planning Department.
The Interactive Mapping feature will also display zoning information. To search for a location, you may find it by zooming in on the map, or by using the search function. 'Searches' allows you to find your parcel using your complete tax roll number, address, legal land location, road, or longitude and latitude. Once you find the parcel in question, simply right click on it and a pop-up window will appear. Your zoning information will appear under the Zoning Code. Select the hyperlink and you will find an excerpt from one of the Zoning Bylaws regarding your District.
**UPDATE** Zoning information shown in the interactive mapping system may be currently inaccurate as the system is updated to represent the amended RM Zoning Bylaw and the new P4G Zoning Bylaw. Additionally, any properties which fall within the new P4G district, have been recently rezoned, etc. and may not show the correct zoning on our Interactive Mapping as it is being updated manually. Until the mapping has been updated, please either reference the mapping in the P4G Zoning Bylaw and the RM Zoning Bylaw for updated Zoning Information where applicable or contact the Planning Department for the most up to date information on zoning information.
A Zoning Compliance Certificate (ZCC) is intended to confirm for the purchaser that the existing development on the property is compliant with the zoning district in which it is located and that all buildings on the property meet both the Zoning Bylaw regulations as well as the R.M. Building Bylaw requirements. Any development not noted on a ZCC may have been constructed without the required approvals. A ZCC is generally requested by a prospective property purchaser, a real estate agent or lawyer before a formal offer is made to purchase a property. This information can help inform your real estate transaction. For more information regarding Zoning Compliance Certificates, please see the link here.
Applying for a Zoning Compliance Certificate (ZCC) is quite simple. First, identify the property in which you would like to request a ZCC, then download and submit a copy of the completed Zoning Compliance Certificate Application Form (PDF) and submit it to the R.M. Office by mail, email, or in person including the application fee of $75.00 by cheque, cash or debit. A Zoning Compliance Certificate can usually be issued within 3 business days depending on the complexity of the parcel. For more information on ZCC's, visit the information page here.
A Surveryor's Real Property Report (RPR) is a legal document which illustrates the accurate size and placement of all current permanent above-grade buildings and structures (for example, a dwelling, accessory buildings, sheds, decks, fences, etc) and any registered easements (ex. gas lines, road widening, etc) in relation to the real property boundaries (including their distances). Please see the Saskatchewan Land Surveys Association (SLSA) website for more information.
By legislation in Corman Park, only a Saskatchewan land surveyor can legally determine and mark-out property boundaries in Saskatchewan and prepare an RPR. The R.M. of Corman Park may release documented RPR's with the consent of the property owner, however, the RM cannot confirm if a provided RPR remains accurate to the subject property.
In 2014, the municipalities of Corman Park, Martensville, Osler, Saskatoon and Warman began to develop a long term regional vision and strategy for rural and urban land use, servicing and development to grow the region to a population of 1 million people. This partnership is called the Saskatoon North Partnership for Growth or P4G.
On January 1st, 2022, the P4G Planning Policy Area was established, therefore replacing the Saskatoon-Corman Park Policy Area, as well as encompassing parcels originally within the RM of Corman Park Planning District. Click here for information on the boundaries of the two current Planning Districts.
The latest projections show the Saskatoon region nearing a population of 500,000 in the next 20 years, and we anticipate the region could reach a population of 1 million in the next 60 years. To be ready for that kind of growth, the P4G partner municipalities have agreed to develop and adopt a long-term vision, land use and servicing plan with a regional focus. The P4G planning district will ensure there are balanced growth opportunities for all participating municipalities, while offering consistency and certainty for investors, businesses, and residents.
Not necessarily. Permitted uses that have minimal regional and cross-boundary implications can be approved directly by the local municipality. Certain proposals that are next to designated future urban growth areas would be referred to the urban municipality for review.
Approval from all P4G municipalities would only be needed for proposed changes to the policies or maps in the P4G OCP, and for applications that have significant regional implications for services and infrastructure or other region-wide impacts.
These areas are expected to be urban when the P4G municipalities have a combined population of 700,000; reaching this population is projected to take many decades. In these areas:
Some development will be allowed in the Green Network Study Area. Development must avoid affecting local and regional drainage, wetlands, and ecological areas. Further studies are underway to review and confirm the boundary of the Green Network. Please contact us if you would like more information about what the Green Network Study Area designation may mean for your property.
For more information on the Green Network Study Area, please click here.
No. The District Land Use map shows the long-term future use of the lands. In the meantime, development will continue to be supported that aligns with P4G OCP policies and allows for transition to the future land use. In some cases, the land use designations reflect current land uses.
Please contact us if you would like more information about what the land use designations may mean for your property.
No. The P4G partnership aims to ensure that each of the five partner municipalities can benefit from growth opportunities, increased efficiencies, and reduced costs by working together - but without the need for amalgamation.
Provincial law sets out the structure for planning districts. A P4G District Planning Commission (DPC) has been created to provide advice to the councils, with 13 members: two representatives from each P4G municipality and three members at large. The DPC is a recommending body only; decisions such as rezoning and development approvals would be made by Corman Park council. Policy decisions, such as changes to the policies or maps in the P4G OCP, would be made by the five P4G municipal councils.
If changes to the P4G OCP text or maps are proposed, the P4G DPC would review the changes submitted by a P4G municipality. The DPC would make a recommendation to the P4G municipalities, taking into account the vision and guiding principles included in the P4G OCP. The DPC would not have the ability to approve or deny applications for land use changes.
For more information on the District Planning Commission, please click here.
No, the R.M. does not have traditional business licenses. However you do need a development permit to operate your business. This includes businesses in commercial/industrial properties and home based occupations/businesses.
A Development Permit acknowledges the use of land and buildings and its compliance with the Official Community Plan and Zoning Bylaw. An approved Development Permit is required in almost all instances in order to construct, erect, place, alter, repair, renovate or reconstruct a building/structure on your property. If you begin development without the required approvals, the R.M. has the ability under the Zoning Bylaw to issue a Order of Compliance, or other means of enforcement.
A Building Permit is separate from a Development Permit. A Building Permit refers to building construction and compliance with the National Building Code of Canada and Uniform Building & Accessibility Standards. Almost every application for a Development Permit also requires the submission of a Building Permit. Please contact the R.M. Planning Department to determine whether or not your proposed project needs a Development Permit, a Building Permit, or both.
A Development Permit acknowledges the use of land or buildings and its compliance with the applicable Official Community Plan and Zoning Bylaw. In almost all cases an approved Development Permit is required before commencing any development or use of land in Corman Park.
Generally, for a Permitted Use where new construction is not being proposed, a Development Permit maybe issued within ten (10) business days of receiving a complete application. Where new construction is being proposed, the process to obtain a Building Permit is also required. Generally, for a Discretionary Use, once the required time for receiving responses to the written notifications has elapsed and time is provided to address any concerns raised by ratepayers, a report is generated and presented to R.M. Council on behalf of the applicant by the Planning Department at its next regularly scheduled meeting. Under normal conditions, the recommendation can be presented within 45-60 days of receiving a completed application. Please ensure you are providing yourself ample time prior to when you want to begin development for approval. Contact the Planning Department for more information on the Development Permit requirements.
No. A limited number of types of development do not require a Development Permit. However, more often than not you will need a Development Permit.
A Building Permit helps to protect the interests of both the individual and the community by ensuring that the proposed development adheres to:
The RM permit review and approval process ensures that buildings comply with the above documents.
Submit the completed Building Permit application form, along with any necessary building information such as building plans or design worksheets, to the R.M. of Corman Park Planning Department. The Planning Department will coordinate any reviews of the permit with MuniCode Services Ltd. on behalf of the applicant.
The application fee is $125 and payable at the time you submit your application. The Building Permit fee for residential, commercial or industrial permits is $5.50 per $1,000 of construction value. For example a structure with a value of construction of $250,000 will result in permit fees of $1,375.00 [($250,000 / $1,000) x $5.50].
Please ensure you are providing yourself ample time prior to when you want to begin construction for approval. Contact the Planning Department anytime for an update on current approval timeframes. Click for More Info on Building Permit Application
Please contact MuniCode Services Ltd. at 306-955-6355 to determine whether or not your project will require a Building Permit or for more information on the National Building Code and Uniform Building and Accessibility Standards.
An extension can also be granted during the 1 year time period if you require more time. For example, if due to financial concerns you have delayed construction, but now are in a position to start and need more time, the Planning Department can grant an extension.
An extension may be applied for with a signed, written request to the R.M. from the landowner.
Building permits are valid for the duration of the building process. As long as you have started construction and continue construction, as per your conditions of approval, you can take as long as you want to complete your project. However, if work on the project stops for more than 12 months the permit will expire and a new permit will have to be issued to complete the project.
Please note, you cannot occupy or use the building or structure until construction is complete and the permits have been closed. The R.M. Planning Department recommends completing all Building Permits in a timely manner.
An accessory building/structure/use is subordinate to and exclusively devoted to the principal building/structure/use of the same site. In most zoning districts, a principal building/structure/use must be established prior to an accessory building/structure/use. The reasoning for this is to ensure parcels are not being exploited for another use other than what is intended within that district.
For example, if you were to purchase an Agricultural Residential zoned property, a permitted or discretionary use must be established prior to building an accessory detached garage. In this case, your house would be considered the principal building of the parcel and any proposed barn, detached garage, etc. would be an accessory building. If you were to run a Home Based Business (HBB) from that same property, the primary use would be residential (i.e. your house), and the accessory use would be your HBB. For more information on HBB, please see here.
Yes, a permit is required to be issued by the R.M. Planning Department prior to relocating a building or structure from another property, whether inside or outside Corman Park, onto your property. An application form and fees must be submitted for approval. For more information on Building Relocation please click here.
A Secondary Dwelling is a separate, independent dwelling unit located on the same site as a principal dwelling. In most cases, only one secondary dwelling unit may be permitted in conjunction with a principal dwelling on a site. Additionally, there are several different kinds of secondary dwellings including:
For more information on Secondary Dwellings, please see the applicable Zoning Bylaw found here.
A Garage Suite is a type of secondary residential dwelling unit that is attached to a detached garage or other permitted accessory building. A garage suite may be located within, attached to or above the permitted accessory building, and must conform with the secondary dwelling, garage suite, and all other requirements of the applicable Zoning Bylaw found here.
The minimum floor area of a garage suite is 375ft2 (34.8m2), while the maximum floor area is 1200ft2 (111.5m2). This area is the enclosed space for the dwelling and does not include the area of the remaining portion of the accessory building, as the garage suite can equal up to 80% of the total gross area of the accessory structure. Mechanical rooms and common areas or egress shared with the accessory building or structure are also excluded from the floor area calculation of the garage suite.
A Secondary Suite is a type of secondary dwelling that consists of a separate, independent dwelling unit located within a principal single detached dwelling. The Secondary Suite is to be developed as contained within the primary dwelling and not to appear as a second adjoined principal dwelling. Additionally, a Secondary Suite requires the principal dwelling (the part of the dwelling which is the primary living space and not the secondary suite) to be occupied by the owner of the dwelling.
For additional information regarding Secondary Suites or Secondary Dwelling Units, please see the applicable Zoning Bylaw here and search Secondary Dwellings.
A Garden Suite is a type of Secondary Dwelling which can be a single-unit dwelling, mobile home, or modular home, and is temporarily located within the yard site of an existing principal dwelling. A Garden Suite is intended to provide temporary accommodation for a specific person or persons who are physically dependent on the residents of the existing principal dwelling or to provide accommodations for a caregiver of whom a specific person or persons residing in the existing residential dwelling unit is physically dependent. For more information regarding Garden Suites, please contact the Planning Department, or review the applicable Zoning Bylaw found here.
A rezoning approval is often required to subdivide and develop residential, commercial and industrial parcels within Corman Park. Typically, a rezoning is required because the current Zoning District does not allow for the proposed development or there is a conflict with the proposed land use, parcel size or other regulation. Usually the applicant or landowner initiates the rezoning to support their proposal, but in some cases, the Planning Department will initiate or recommend a rezoning. Click for More Info on the Rezoning Process
A Basic Development Review (BDR) or Comprehensive Development Review (CDR) may be required to be submitted depending on the type of rezoning you are applying for. Click for More Info on the Rezoning Process
The provincial Community Planning Branch with the Ministry of Government Relations is the approving authority for subdividing land in the R.M. All applications for subdivision must be submitted to Community Planning in order to begin the subdivision process. Click for More Info on the Subdivision Process
Community Planning will facilitate a referral for review of the subdivision to Corman Park. Please contact Community Planning for more information on the application process. Click for More Info on Subdivision Application
In some cases, a rezoning will be required to support the proposed subdivision. The application for a rezoning should accompany your application to subdivide a parcel.
Parcel ties indicate that the portions of land are linked to one another and cannot be transferred without the other parcel unless a subdivision is approved.
In any year that December 31st is a non-working date, payment of current taxes is due and required to be made at the RM office no later than the close of the last business day of December.
Budget Highlights for 2015 include:
As with the Custom work applications, simply fill out the Approach Approval form, with your land location and contact information with a sketch of where you want to put your approach. Submit your application to the office with the $200 administration fee. Our staff will come out and inspect your approach location and either approve or decline your application. Should your application be approved, you will receive a letter outlining the recommended culvert size to be installed and approach build specifications for proper drainage. You are then responsible to hire a contractor to complete your installation.
The first thing to try, is going around and checking toilets and sinks for leaks or drips. It might not seem like a lot of water, but if it drips all day it can really add up. Irrigation is harder to find leaks, with the lines being underground, but you can try shutting off the water to the outside when you are not using it and seeing if your usage goes back to normal again, if it does there could be a leak underground.
Second, have a look at your humidifiers or water softeners. Make sure they are not running too much or discharging too much water.
The next thing to try is keeping an eye on your usage day to day or week to week and see if there are any unexplained spikes.
Meters are very unlikely to be the cause. Older meters used mechanical components to gauge water usage. They would fail over time, but would read slower than normal, not faster. Newer meters use a magnetic sensor that only measures water passing through. If you would like to test to see if the meter itself is faulty, there should be a valve shortly after your meter controlling all water going into your house. Shut this off and if the meter continues to rise it could be a faulty meter. With a $200 deposit we can switch your meter out with another and send the old meter out for testing. If the tests come back as meter error, you get your deposit back and we will either install a brand new meter or you can keep the meter we replaced it with, and we will look at adjusting your previous billings with a more accurate number. If the test comes back acceptable the deposit is retained, the meter is put back and the previous invoices remain on the account. At this point it will be on the homeowner to hire a plumber to further investigate the water usage, as the meter error is not the cause.
For the year of 2021 it will cost $125.00 per hour for machine spraying. This includes the cost of the herbicide and labour. New this year is beetle release at a cost of $50 per landowners release site.