Real estate project requiring the addition of municipal infrastructure

The Request for Opinion (RFO) is your starting point for determining your eligibility for our support service, which may lead to the conclusion of an agreement regarding municipal work (request for municipal services).

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

Process for Requesting an Opinion

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

• Submit the duly completed DO form to RDSM@laval.ca, along with a site location map and a power of attorney from the owner if you are representing the owner or wish to purchase the land.
• The DO will be processed within an average of 30 days after the Laval Economic Development team receives all required documents.
• A report will be sent to the applicant, providing a summary overview of the site targeted by the project, prepared by the environmental, urban planning, and engineering departments. This report will include:
  • The Issues
  • Opportunities
  • Known site constraints
  • 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 in question. Otherwise, the applicant must obtain a power of attorney from each owner and attach it to the application.
• Certain regional factors (such as cost-sharing, issues of social acceptability or safety, etc.) or certain municipal issues (such as 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 to build infrastructure or carry out construction work within its jurisdiction.
• Please note: If the site targeted by your project is located in a deferred zoning sector (SZD), you must follow the Comprehensive Land Use Plan (PAE) procedure before developing the site. Laval’s Economic Development team also assists developers who wish to develop properties with this type of zoning. However, you must submit a request for a specific opinion regarding this procedure in order to begin receiving assistance.

Once the City, following the request for an opinion, confirms its willingness to support the proposed application for municipal services, the process of requesting service conditions may begin. This is done by the applicant sending an email to the Development team. This email must clearly state your intention to receive the forms needed to obtain the service conditions as well as the planning guidelines applicable to your project.

Process for Requesting Service Conditions

1. The applicant sends a letter 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 the Development Team to prepare the service requirements and development guidelines for the City’s various technical departments (the preparation period is approximately 2 months).
5. The Development Team provides the applicant with the service terms and conditions.

Upon receipt of the service requirements and development guidelines, the applicant must have the following prepared by consultants it has retained at its own expense:

• Site Characterization Studies
• Technical Documents
• Plans needed to analyze the project in light of municipal requirements and applicable laws and regulations.

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

Process for Producing Studies and Technical Documents (PRE-DSM)

To simplify the process of submitting design studies and optimize project design, the Development team has implemented a two-step process:

Step 1

First, the applicant must submit studies designed to define the site’s environmental characteristics, with the aim of identifying its development potential and the associated constraints.
Certain aspects of the access requirements and planning guidelines will be updated following an analysis of these studies, in order to better define the developable area and provide a framework for the project’s design in accordance with the City’s expectations. The following documents must be prepared 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 Form (see Appendix 2 of the Guide to Travel Impact Studies).

Step 2

Next, the applicant must submit the technical documents in accordance with the updated service requirements and planning guidelines. An urban development coordinator from the Development team will notify the applicant of the appropriate time to submit the following documents:

• Travel Impact Study (if required)
• Preliminary design, including all elements necessary for the preparation of engineering drawings and specifications
• Site plan prepared by a land surveyor
• Landscape Plan
• Preliminary Estimate

These studies and technical documents must follow a specific naming convention and be prepared in accordance with the design standards and guidelines currently in effect in the City of Laval. The following is a list of useful guides and references—though not limited to these—for designing your project and meeting the City’s expectations:

Guides and References

Bill of Materials: ​​Bill of Materials​​​​​

Environment

• ​Applicant’s Guide – Biological Environmental Study
• Procedure for Standardizing Geospatial Data – Environmental Study
• Geospatial Data Model
• Environmental Soil Characterization Study in accordance with the MELCCFP Land Characterization Guide
• Guide – Preliminary Acoustic Study

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

Urban Planning

• Guide to Urban Planning and Design
• ​Site Plan
• Landscape design 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 Implementation Procedures—Street Templates
• Preliminary Engineering Design​​ ( includes all necessary elements that will lead to the production of engineering drawings and specifications)
• Guide to Drawing Standards
• Guide to Engineering and Design Standards
• Guide to Standards for Soil Reconnaissance and Characterization Studies

Other useful resources (external organizations):

• To find the locations of post office boxes with Canada Post: See the PDF
• To plan for the expansion of the power 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_fr.pdf (energir.com)

Environment

​Applicant’s Guide – Biological Environmental Study

Procedure for Standardizing Geospatial Data – Environmental Study

As the studies and technical documents are gradually received, discussions between the applicant, their professionals, and those from the municipality will allow the project to be adjusted and refined based on the constraints and opportunities identified. The applicant must ensure consistency among 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 amendment, processing of the application may begin. No agreement regarding municipal work will be entered into until the zoning required for the project takes 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 Plan (PIIA) procedure for the eco-design of subdivision projects.

The provisions of this PIIA are intended to provide a framework for land-subdivision and development projects in order to better integrate the city through a denser and more connected network, while respecting natural environments and promoting the creation of living spaces on a human scale, thereby contributing to sustainable mobility.

Once the PIIA approval process for your project is complete, it will be submitted to the City’s Executive Committee to obtain authorization to begin the first phase of the formal agreement.

Once the Executive Committee has deemed the request for municipal services (DSM) admissible, the Development Team will prepare the first stage of the agreement. At that point, the applicant must provide certain administrative documents and pay the management and administrative fees specified in Bylaw 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 the Executive Committee’s approval of the first phase of the agreement, the applicant may begin preparing the plans and specifications.

Process for Preparing Plans and Specifications

1. The applicant must upload the plans, cost estimates, and all related documents (earthwork plan, preliminary estimate, geotechnical study, selected bid, etc.) to the SharePoint platform.
2. The City reviews and approves the submitted documents.
3. The City adopts a resolution confirming its assumption of responsibility for the infrastructure and its commitment to maintain it after construction. This resolution is required for the permit application submitted to the Ministry of the Environment and the Fight Against Climate Change, Wildlife, and Parks (MELCCFP). Important: Certain projects involving the extension or addition of infrastructure may require ministerial authorization.
4. Once the City has approved the plans and cost estimates, the applicant must:
   1. Submit an Application for Ministerial Authorization
   2. Submit PIIA applications (if applicable for proposed buildings)
   3. Submit an application for a subdivision permit that includes the park fees (if applicable) and shows on a cadastral map the lots intended to be transferred to the City.
5. After receiving ministerial approval, the applicant must make the final adjustments to their plans and specifications.
6. The bidding process can begin. Bid proposals and the project schedule must be submitted.
7. The applicant will be billed for management and administrative fees, as well as professional service fees (monitoring and laboratory), in accordance with Regulation L-12400.

Once the invoice has been paid, the City begins the process of awarding the contract for the supervision and laboratory analysis of construction materials. The Development team then prepares the second phase of the agreement.

Procedure for Signing the Second Phase

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

Once the second phase has been approved, subdivision and building permits may be issued. Infrastructure work may begin upon receipt of written authorization from the Engineering Department.

The applicant will conduct the studies required to file the application for municipal services. Subsequently, if the project moves forward, the applicant will prepare the plans and specifications following the signing of the first phase of the agreement and will carry out the work following the signing of the second phase of the agreement, in accordance with Annex I of Bylaw L-12400.

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

The sequence of signatures for the first and second phases of the agreement remains the same: the first phase covers the preparation of plans and specifications, and the second phase authorizes the execution of the work.
It should be noted that approval of the request for municipal services and authorizations to sign the agreement are subject to approval by the executive committee and the city council, as applicable.

• Regulation L-12400
• Guide to the Management and Administration of Privately Managed Projects, 906 KB