Real estate project requiring the addition of municipal infrastructure

The request for an opinion (DO) is your starting point for determining your eligibility for our support service, which may lead to the conclusion of an agreement relating to municipal works (request for municipal services).

Essential for moving on to the next steps in the process, the DO helps you carry out your due diligence.

Opinion request process

To submit a request for an opinion, please follow these steps:

• Send the completed DO form to RDSM@laval.ca, along with a map showing the location of the site and a power of attorney from the owner if you are representing them or wish to purchase the land.
• The DO will be processed within an average of 30 days following receipt of all documents required by the Laval Economic Development team.
• A report will be sent to the applicant, presenting a summary overview of the site targeted by the project, prepared by the environmental, urban planning, and engineering departments. This report will include:
  • The challenges
  • Opportunities
  • Known constraints of the site
  • Confirmation of the City's ability to review the project in the short term through a request for municipal services.

Additional information

• The applicant must be the owner of the lots concerned. Otherwise, he or she must obtain a power of attorney from each owner and attach it to the application.
• Certain territorial factors (cost sharing, social acceptability or safety issues, etc.) or certain municipal issues (resources and others) may result in a request for an opinion being deemed inadmissible.
• The City reserves the right, at its discretion, to accept or reject any request for the establishment of infrastructure or the execution of work on its territory.
• Please note: If the site targeted by your project is located in a deferred zoning area (SZD), you must comply with the comprehensive development plan (PAE) procedure before developing the site. The Laval Economic Development team also assists developers who wish to develop land with this type of zoning. However, it is necessary to submit a specific request for an opinion on this procedure in order to begin the assistance process.

Once the City has confirmed its willingness to support the municipal services request, the service conditions request can be initiated. This is done by sending an email to the Development team. This email must clearly state your intention to receive the forms necessary to obtain the service conditions and the development guidelines applicable to your project.

Process for requesting service conditions

1. The applicant sends an email of intent to the Development team.
2. The Development Team sends the official municipal services application form to the applicant.
3. Submission of the form duly completed by the applicant.
4. Request for preparation of service conditions and development markers by the Development team to the various technical departments of the City (the preparation time is approximately 2 months).
5. Transmission of service conditions by the Development team to the applicant.

Upon receipt of the service conditions and development guidelines, the applicant must have the following produced by consultants appointed at their own expense:

• Site characterization studies
• Technical documents
• Plans necessary for analyzing your project in accordance with municipal requirements and applicable laws and regulations.

Everything must be submitted to a dedicated SharePoint platform reserved exclusively for the applicant. Secure access to this platform is provided by the Development team.

Production process for studies and technical documents (PRE-DSM)

In order to simplify the process of transmitting studies and optimize project design, the Development team has implemented a two-step sequence:

Step 1

As a first step, the applicant must submit studies aimed at defining the environmental characteristics of the site, with a view to identifying its development potential and the constraints associated with it.
Certain components of the service conditions and development guidelines will be updated following the analysis of these studies in order to better define the developable space and frame the project design in line with the City's expectations. The following documents must be produced and submitted first:

• Biological environmental characterization studies in accordance with MELCCFP requirements, including geomatics data
• Soil characterization study (Phase I and Phase II depending on the results of Phase I)
• Acoustic impact study (if required)
• Urban forestry study
• Preliminary development concept plan
• Categorization sheet (see Appendix 2 of the Guide to Travel Impact Studies).

Step 2

In a second step, the applicant must submit technical documents in accordance with the updated service conditions and development guidelines. An urban development coordinator from the Development team will advise the applicant of the appropriate time to submit the following documents:

• Travel impact study (if required)
• Preliminary design including all elements necessary for the production of engineering plans and specifications
• Site plan prepared by a land surveyor
• Landscaping plan
• Summary estimate

These studies and technical documents must comply with specific nomenclature and be produced in accordance with the standards and design guidelines in effect in the City of Laval. Without limitation, here is a list of useful guides and references for designing your project and meeting the City's expectations:

Guides and references

Nomenclature: ​​Nomenclature​​​​​

Environment

• ​Applicant's Guide – Biological Environmental Study
• Geomatics Data Standardization Procedure – Environmental Study
• Geomatics data model
• Environmental characterization study of soils according to the MELCCFP Land Characterization Guide
• Guide – Preliminary Acoustic Study

Public Works – Urban Forestry: Applicant's Guide – Urban Forestry Study

Urban planning

• Urban Planning and Design Guide
• ​Site plan
• Landscaping plan in accordance with the requirements of the Urban Planning Code (see Article 2113 of Title 10, Section 2, Subsection 6)

Engineering

• Guide to Travel Impact Studies
• Geometric design guide and application procedure – street templates
• Preliminary engineering design( contains all necessary elements that will lead to the production of engineering plans and specifications)
• Drawing Standards Guide
• Guide to study and design standards
• Guide to standards for soil recognition and characterization studies

Other useful references (external organizations):

• To find the location of post office boxes with Canada Post: Consult the PDF.
• To plan for the extension of the electrical grid with Hydro-Québec: Visit the page 
• Énergir, if you would like to submit a request for natural gas service: https://www.energir.com/fr/constructeurs/ and conditionsservicetarif_en.pdf (energir.com)

Environment

​Applicant's Guide – Biological Environmental Study

Geomatics Data Standardization Procedure – Environmental Study

As studies and technical documents are gradually received, discussions between the applicant, their professionals, and those of the municipality will allow the project to be adjusted and refined according to the constraints and opportunities identified. The applicant must ensure consistency between the various documents submitted.
Once all studies and technical documents meet the requirements, the process of obtaining municipal permits can begin, and the DSM will be officially launched.

Important Information

Zoning amendment

If your project requires a zoning change, the application process can begin. No agreement relating to municipal work will be concluded before the zoning required for the project comes into effect.

New housing development

It is important to note that any development project requiring a new subdivision for the opening or extension of a public street will be subject to the Site Planning and Architectural Integration Program (SPAIP) procedure for the eco-design of subdivision projects.

The provisions relating to this PIIA aim to regulate subdivision and development projects in order to better integrate the city with a finer and better-connected network, while respecting natural environments and promoting the creation of human-scale living environments, thereby contributing to sustainable mobility.

Once the PIIA approval process for your project has been completed, it will be submitted to the City's Executive Committee for authorization to launch the first stage of the formal agreement.

Once the request for municipal services (DSM) has been deemed admissible by the Executive Committee, the Development team will prepare the first stage of the agreement. At this point, the applicant must provide certain administrative documents and pay the management and administration fees stipulated in Regulation L-12400.

The applicant is then asked to sign the first stage of the agreement, which will then move on to the official municipal approval process.

Following approval of the first stage of the agreement by the executive committee, the applicant may begin preparing plans and specifications.

Process for preparing plans and specifications

1. The applicant must upload the plans, estimates, and all related documents (earthworks plan, preliminary estimate, geotechnical study, selected bid, etc.) to the SharePoint platform.
2. The City reviews and approves the documents submitted.
3. The City adopts a resolution confirming the takeover of the infrastructure and its commitment to maintain it after construction. This resolution is required for the permit application to the Ministry of the Environment and the Fight Against Climate Change, Wildlife, and Parks (MELCCFP). Important: Some infrastructure extension or addition work may require a ministerial permit.
4. Once the plans and specifications have been approved by the City, the applicant must:
   1. Submit your application for ministerial authorization
   2. Submit PIIA applications (if applicable for planned buildings)
   3. Submit an application for a subdivision permit allowing for the processing of park fees (if applicable) and illustrating on a cadastral map the lots to be transferred to the City.
5. After receiving ministerial approval, the applicant must make final adjustments to their plans and specifications.
6. The bidding process can begin. Bid reports and the work schedule must be submitted.
7. The applicant will be billed for management and administrative costs as well as professional service costs (monitoring and laboratory), in accordance with regulation L-12400.

Following payment of the invoice, the City begins the process of awarding the contract for monitoring and laboratory analysis of construction materials. The Development team then prepares the second stage of the agreement.

Signing process for the second stage

The applicant must provide certain administrative documents, as well as a letter of financial guarantee. The City then invites the applicant to sign this second stage of the agreement, which is then submitted to the official municipal approval process. This stage is intended to provide a framework for the completion of the work.

Once the second stage has been approved, subdivision and building permits can be issued. Infrastructure work can begin as soon as written authorization has been received from the Engineering Department.

The applicant shall conduct the studies necessary to submit the application for municipal services. Subsequently, if the project goes ahead, the applicant shall draw up the plans and specifications following the signing of the first stage of the agreement and shall carry out the work following the signing of the second stage of the agreement pursuant to Appendix I of Bylaw L-12400.

The City is responsible for preparing studies, plans, and estimates, as well as carrying out work on lots that will become public property, such as streets, parks, etc. The costs associated with this work are charged to the owners according to their respective shares. However, for work on privately owned lots, the applicant is responsible for preparing studies, plans, and estimates, as well as for carrying out the work on these lots, which will remain private.

The sequence of signatures for the first and second stages of the agreement remains the same, with the first stage of the agreement covering the preparation of plans and specifications and the second stage authorizing the execution of the work.
It should be noted that approval of the request for municipal services and authorizations for the signing of the agreement are subject to approval by the executive committee and the municipal council, as applicable.

• Regulation L-12400
• Guide to the management and administration of privately managed projects, 906 KB