It is mandatory (Pre Consultation By-law 2008-148) for applicants to consult with Markham staff prior to submitting the following development applications:
- Official Plan Amendment
- Plan of Subdivision
- Site Plan Control
- Site Plan for New Residential/New Heritage Residential or Additions
- Zoning By-law Amendment
At the pre consultation meeting, staff will scope the issues associated with a specific development proposal and/or change in land use and identify submission requirements for a complete application.
An application will be considered incomplete if a pre consultation meeting has not been requested..
IMPORTANT: Prior to making an application, please read the Planning and Development Application Pre-Consultation Guide [PDF]. Download the Pre-Consultation Form [PDF].
Types of Development Applications
Official Plan Amendment
An Official Plan is a statutory document which sets out land use policy to guide future development and manage growth. If an applicant wants to develop a property differently than the Official Plan prescribes, they must apply for an Official Plan Amendment. This Official Plan application process (202k/2p) may take approximately 6 to 12 months to complete.
Zoning By-law Amendment
Zoning By-laws regulate land use (i.e. residential, commercial, industrial, etc.) and development standards for building on a property (i.e. lot size, height, frontage, etc.). If an applicant wants to develop a property differently than the Zoning By-law(s) prescribes, they must apply for a Zoning By-law Amendment (Rezoning). This Zoning application process (200k/2p) may take approximately 6 to 12 months to complete.
Plan of Subdivision
A subdivision is a parcel of land that has been divided into several blocks or building lots. It identifies the exact surveyed boundaries and dimensions of lots and blocks on which houses or buildings are to be built, location and width of the lots/blocks, names of streets, and locations for parks, schools etc.
If an applicant wants to create new, separate parcels of land that can be legally used for the sale of lots they must apply for a Plan of Subdivision.
A plan of subdivision must be approved by Council (known as Draft Plan Approval) and registered in order for the lots and blocks to be legally sold or conveyed separately. The Draft Plan approval process (200k/2p) may take approximately 9 to 12 months to obtain and Registration of the Plan may take up to 3 years depending on the applicant meeting all the conditions of Draft Plan Approval.
Plan of Condominium
The Condominium Act allows for the creation of different types of ownership for a multi-unit development. The Act allows for a number of different types of condominiums, but the most common are Standard Condominium (units owned by individual owners, with common elements), Common Elements Condominium (freehold units with common elements i.e. roads) and Vacant Land Condominium (units are vacant lots rather than units and includes common elements such as roads).
If an applicant wants to sell individual units as condominium units they must obtain Plan of Condominium Approval. Generally, condominium approval mirrors the approval process for plans of subdivision. The Condominium application process (507k/2p) may take 6 to 8 months to complete.
Site Plan Application
All lands within Markham are subject to site plan control with some exceptions (see Site Plan Control By-law 262-94). If you are planning to build a new building or addition, you may be subject to site plan control. A building permit cannot be issued and construction cannot begin unless site plan approval is obtained. Through the site plan application process, the Town will review the design and layout of the buildings and development including building location, landscaping, parking, drainage, pedestrian access, public realm etc. to ensure compliance with Town standards, by-laws and guidelines. The Site Plan application process (199k/2p) may take 2 to 6 months to complete.
Minor Variance Application
A minor variance allows an owner to build or use their land in a way that does not exactly comply with the requirements of the zoning by-law, but follows its general intent. Examples of minor variances include relief for a minor requirement to a height restriction, side yard setback etc. Each case is evaluated on its own merits, as some variances may be considered ‘minor’ in some situations and ‘major’ in others. The Minor Variance application process (180k/2p) may take up to 2 months to complete.
Consent (Land Division) Application
A land severance (consent) is the authorized separation of a piece of land to form a new lot or a new parcel of land. A consent application is required if you want to sell, mortgage, charge for, or enter into an agreement (of at least 21 years) for a portion of your land. If several severances are intended in the same area, a plan of subdivision may be required. This Land Division Consent application process (175k/2p) may take approximately 3 to 12 months to complete.
Heritage Site Plan Application
Markham has designated specific areas as Heritage Conservation Districts. If your property is designated as a heritage property or you are located within a Heritage Conservation District and/or are planning to add floor space to your house, you must apply for a Heritage Site Plan Application. A building permit cannot be issued and construction cannot begin unless site plan approval is obtained. This Heritage Site Plan application process (184k/2p) may take approximately 4 to 6 months to complete.
A Heritage Permit is required from Markham Heritage Committee before making any minor external building or property alterations to individually designated heritage properties, or any properties located within a Heritage Conservation District. This Heritage Permit application process (190k/2p) may take approximately 1-2 weeks to complete.
Development Application Forms
Application forms are available at the Development Services Counter or online under Applications and Forms
For more information on the Development Application Process contact:
Development Services Commission
Front Counter Service hours are: Monday - Friday, 8:00am until 5:00pm
Markham Civic Centre
101 Town Centre Boulevard
Markham, Ontario L3R 9W3