This is a private development project, whether residential, commercial or industrial, requiring the extension of municipal infrastructures in order to benefit from municipal services. Municipal infrastructures include structures that belong or will belong to the city once they have been built. This includes, in particular :

• Sanitary sewer
• Storm sewer
• Aqueduct
• Public thoroughfare (street, avenue, boulevard, etc.)
• Cycle track
• Rainwater retention basin
• Sidewalk and street lighting

The Town authorizes the extension of municipal infrastructure required for a new development project by entering into a municipal works agreement, governed by bylaw L-12400.

This agreement has two milestones for approval by the City's decision-making bodies (see simplified process image below). The agreement is therefore subject to two stages of approval. The first stage involves approval of the preliminary concept for the real estate development project, and authorizes the applicant to draw up detailed plans and specifications for the municipal infrastructure. Once these plans and specifications meet the City's requirements, the applicant must obtain ministerial authorization for the infrastructure extension, in accordance with the Environment Quality Act (R.S.Q. Q-2).

Once this authorization has been obtained, the project moves on to the second stage of the agreement, which aims to approve the extension of municipal infrastructures and the distribution of work costs between the various beneficiaries and the City, if applicable.

The City oversees the planning and development of its territory. It therefore has discretionary power as to whether or not to authorize the extension of municipal services on its territory. As a general rule, the Executive Committee has decision-making authority over municipal works agreements. However, if investments of more than $200,000 on the part of the City are required, the agreement must be approved by the City Council. The Town ensures that the project served by the new infrastructure complies with municipal by-laws. The agreement signed under by-law L-12400 authorizes the extension of municipal infrastructures. This does not, however, exempt the applicant from obtaining the other authorizations required to carry out his construction project on his private land, such as the subdivision permit, the building permit and the permit to connect to the new infrastructures.

It's important to note that most development projects requiring infrastructure extensions are subject to the Site Planning and Architectural Integration Program (SPAIP) procedure. The aim of this procedure is to approve the layout, architecture and subdivision of proposed buildings, in accordance with the objectives and criteria set out in the urban planning bylaws. These projects are presented to the urban planning advisory committee (CCU) for recommendation, then to the executive committee for decision.

If the project involves work in wetlands, or their partial or total destruction, the applicant must obtain ministerial authorization in accordance with the Environment Quality Act (R.S.Q. Q-2). It should be noted that each project has unique characteristics and is therefore analyzed on a case-by-case basis. As a result, additional municipal, governmental or paragovernmental approvals may be required to approve all project components.

The certainty that the infrastructure extension project can go ahead can only be achieved once the second stage of the agreement(by-law L-12400) has been approved. Prior to this key stage, a number of unforeseen circumstances may arise that could affect the project's design, schedule or even the City's decision to authorize the infrastructure extension. It is also important to note that the developer may withdraw at any time before the second stage of the agreement is approved.

A dedicated team at Laval économique assists developers with private development projects requiring the addition of municipal infrastructure. The complete process is detailed on the Laval Économique website at guichet.immobilier@laval.ca.

In short, a developer wishing to develop land not served by municipal services (sewers, aqueduct, streets open to traffic) must first submit a request for a preliminary opinion (DO) to Ville de Laval. The latter assesses the issues related to the development of the land, as well as the acceptability of the project, briefly described (number of buildings planned, lots concerned, planned uses) and requiring the extension of municipal infrastructures.

If the project presented in the request for preliminary opinion is deemed acceptable, can be covered by a municipal works agreement, and will be processed by Ville de Laval in the short term, the developer can submit a request for municipal services. The City will then define the service conditions and development guidelines that the project must respect in its design. The developer and his team of professionals must produce all the necessary technical documents, taking into account the development vision, the regulatory framework and the capacity of municipal networks.

The person in charge of accompanying developers will guide the project through the municipal process, leading to approval of the second stage agreement(by-law L-12400), authorizing the work to proceed).

The city is responsible for the planning and development of its territory. It therefore has discretionary power to decide whether or not to authorize the extension of municipal services on its territory.

In general, the Executive Committee has decision-making authority for agreements relating to municipal works. However, if the city's investment exceeds $200,000, the agreement must be approved by the municipal council.

In all cases, the City ensures that the project benefiting from the new municipal infrastructures complies with municipal by-laws. The agreement signed under by-law L-12400 authorizes the extension of municipal infrastructures, but does not relieve the applicant of the obligation to obtain all other authorizations required to carry out the project on private property (subdivision permit, building permit, permit to connect to new infrastructures, etc.).

It's important to note that most development projects requiring infrastructure extensions must comply with the Site Planning and Architectural Integration Program (SPAIP) procedure. This process aims to approve, among other things, the layout, architecture and subdivision of proposed buildings, in accordance with the objectives and criteria set out in the urban planning bylaws. These projects are submitted to the urban planning advisory committee (CCU) for recommendation, then to the executive committee for decision.

Laval économique offers support to applicants with private development projects requiring the addition of municipal infrastructure, thanks to a dedicated team.

Throughout the process, experienced professionals are on hand to guide developers through the next steps. Their aim is to simplify administrative requirements, streamline procedures and ensure consistency between all stakeholders.

The Act respecting land use planning and development allows municipalities to adopt a by-law concerning agreements for municipal works. This by-law enables the Town to enter into an agreement with a developer wishing to develop a sector, whereby the developer finances, in whole or in part, the public infrastructures required for this new development. These infrastructures must be of high quality and meet the municipality's requirements. Such an agreement takes the form of a contractual commitment whereby the developer undertakes to carry out the municipal work required for its real estate development, according to a cost-sharing arrangement agreed between the parties, and to transfer the infrastructure and equipment to the municipality free of charge on completion of the work.

Ville de Laval gives preference to projects carried out under private project management and governed by a municipal works agreement. This means that private developers (applicants) are responsible for carrying out the necessary studies, as well as the plans and specifications, and for building the municipal infrastructures in the street right-of-way, assuming the costs, before handing them over to the City. This method is preferred for a number of reasons, including equity, public finance and the fact that real estate development projects require landowners to make their own planning decisions.

Each agreement is based on the Loi sur l'aménagement et l'urbanisme, to ensure full compliance with the municipality's requirements (quality, current regulations, etc.).

Good to know 

Certain large-scale projects, such as the construction of a boulevard, can be handled by the city (through public project management or work bylaw). In such cases, the city commissions external professionals to carry out the design (studies, plans and specifications) and execution of the work. The cost of the work is then borne by the City, and reimbursed via long-term taxation by the owners of the land that benefits or will eventually benefit from the new infrastructure. In the case of public project management, the applicant must also pay his share of the cost of the work in advance, before it is carried out.

Ville de Laval authorizes work and construction on private property if it complies with municipal regulations. This is done by issuing permits or certificates.

The Code de l'urbanisme (CDU-1) is the legal tool that brings together all the rules for determining "where, what and how" to develop private land. The city ensures that planned constructions and developments blend in well with the urban landscape.

All general and public information is available in the Current Projects section of our digital platform.

If you have any further questions, please contact the developer or his authorized agent directly. You can also consult the promoter's website or that of the development project (e.g. sales or promotion site). 

Real estate development projects must comply with current urban planning regulations. 

It is possible to consult the Info-règlements map to find out which zoning applies to a given lot or sector. Urban planning regulations are mainly set out in the Urban Planning Code (CDU-1) of Ville de Laval.

If the private development project complies with urban planning regulations (CDU-1)the Town must issue a permit or certificate of authorization. Citizens are not consulted when these documents are issued. The city has no discretionary power when it comes to issuing permits or certificates.

The city makes general public information on projects under study or in progress available to its citizens on the Laval économique website. However, it is only following approval by the Executive Committee of the first stage of the agreement under by-law L-12400 that these projects can be communicated. 

Citizens can also consult the websites of developers and builders, which generally post descriptions of their projects. The city is not responsible for information posted on these external sites.

Remember that a development project is always in progress as long as the second stage agreement under by-law L-12400 has not been authorized by the executive committee (municipal council if applicable). As a result information of a private nature cannot be disclosed. The city does not provide any additional information on the project's progress or timetable.

Citizens are consulted when zoning zoning changeof Comprehensive Development Plan (PAE) or Projet particulier de construction, de modification ou d'occupation d'un immeuble (PCCMOI) are required to begin development.

In addition, citizens are consulted by the city prior to the adoption, amendment or revision of a zoning bylaw or a planning tool such as the Schéma d'aménagement et de développement or a Programme particulier d'urbanisme (PPU).

Citizens are invited to express their views when a project requires a zoning amendment or any other process aimed at adapting zoning to a specific project, such as the Comprehensive Development Plan (PAE) and the Specific project for the construction, modification or occupancy of an immovable (PCCMOI).

Generally speaking, these procedures include a public consultation process. The citizens concerned can express their views on the project when a planning by-law is adopted or amended, or when certain urban planning tools are developed or modified (for example, the Urban Planning Code (CDU-1), the Schéma d'aménagement et de développement révisé (SADR), or the Programme particulier d'urbanisme (PPU)).

Moreover, a consultation process took place in 2021 on the revision of urban planning bylaws (draft Urban Planning Code). Citizens were invited to express their views at public consultation meetings held remotely in virtual mode or by submitting briefs.

Ville de Laval has adopted a Public Consultation and Citizen Participation Policy as part of its commitment to making citizen participation a key priority. This Policy, as well as the projects that are or have been subject to citizen consultation, are available on the platform Rethink Laval.

However, it is primarily the Act respecting land use planning and development (LRQ, C. A-19.1) that establishes the basis for public information, consultation and participation. It defines the consultation processes that municipalities must respect*.

*Mechanisms for public participation in land use planning and development - Actors and processes - Ministère des Affaires municipales et de l'Habitation (MAMH).

Urban planning bylaws are no longer subject to consultation once in place. As a result, private development projects that comply with current regulations are exempt from any citizen consultation process.

No. Each owner of the lots to be served by the municipal infrastructure, whether an applicant (the developer) or not (third-party beneficiary), will assume his or her share of the cost of the work. The administrative costs of managing the request for municipal services and professional fees (work supervision and materials testing laboratory) are borne entirely by the developer.

If some of the work benefits established residents, the costs will be shared among them. The city may assume part of the cost of the work (its share) if it already owned land (e.g., a park) newly served by the infrastructure. Under the Act respecting municipal taxation (LRQ, c. F-2.1), it must also assume the cost of work related to newly serviced land belonging to non-taxable assessment units.

A developer assumes the entire cost of project design (studies, plans and specifications) and construction if it is the sole owner of the lots to be served by the new infrastructure.

Owners identified as third-party beneficiaries of the agreement under by-law L-12400 are informed of upcoming work before the second stage of the agreement is signed. 

Owners are invited to submit a development project for their property, so that service entrances and driveways can be included in the infrastructure work. If owners fail to provide the required information, additional costs may be incurred for the installation and adaptation of infrastructure to meet the needs of their project.

Yes, certain nuisances can occur in the vicinity of construction sites. Mitigation measures are planned for each project. They are put in place to prevent and limit nuisances caused by infrastructure additions or the development of private lots. 

Possible measures include the installation of a sediment barrier and site fencing (to delimit street watering work and protect against dust). 

By-law L-12084 concerning nuisances also legislates on the subject. To report a nuisance complaint, you can register a request via Mon dossier or call 311 (1+450 978-8000 from outside Laval).

The development of vacant land can result in the loss of natural environments. However, the City aims to support developers in their projects to preserve natural elements of interest as far as possible and in compliance with current laws and regulations.

Biological environmental studies and urban forestry studies are required for new development projects. Following their analysis, the city issues recommendations for the protection of trees or plant communities of interest.

Good to know

Recently, the City adopted a strategic vision (Laval 2035), the main thrust of which is entitled Urbaine de nature. This vision is reflected in its urban planning tools (revised land use and development plan, specific urban planning program, etc.) and in its urban planning regulations.

The urban planning code (CDU-1) requires greening standards and incorporates regulatory provisions for the protection of forest cover and wetlands of interest. The city has drawn up a Regional Wetlands and Watercourses Plan, which identifies both new areas to be protected and those to be restored.

For its part, Laval's green and blue network, made up of three master plans (conservation and enhancement of natural environments, urban forestry, parks and public spaces) aims to increase canopy cover, promote access to natural environments and parks, and ensure connectivity between these elements via a network of conservation cores and terrestrial and riparian ecological corridors.

The city dedicates an annual budget of several million dollars to the acquisition of land for natural environment purposes as part of its three-year capital expenditure plan (PTI). Unfortunately, it cannot acquire all the undeveloped land on its territory.

Yes, trees may be felled if they are located in development work authorized by permits, certificates of authorization or municipal works agreements. The city assists developers requesting municipal services to preserve trees of interest located on their property, whenever possible.

The Code de l'urbanisme sets out requirements for the preservation of mature trees in certain areas, as well as the obligation to plant trees. All development projects must comply with these regulations.

Yes, wetlands may be destroyed in accordance with authorizations issued by the Ministère de l'Environnement et de la Lutte contre les changements climatiques, de la Faune et des Parcs (MELCCFP) under Section 22 of the Environment Quality Act, if they are not covered by municipal bylaws for the protection of wetlands of interest. In such cases, monetary compensation is paid by the applicant to the government under the Environment Quality Act and its associated regulations.

If the project involves work within wetlands, or the destruction of all or part of a wetland, the applicant must obtain ministerial authorization under the Environment Quality Act (R.S.Q. Q-2).

Each project has its own unique components. For this reason, each project is analyzed on a case-by-case basis. As a result, certain municipal, governmental or paragovernmental approvals may be required for all components.