Frequently asked questions

This refers to a private development project, whether residential, commercial, or industrial, requiring the expansion of municipal infrastructure in order to benefit from municipal services. Municipal infrastructure includes structures that belong or will belong to the City after their construction. This includes, in particular:

• Sanitary sewer
• Storm drain
• Aqueduct
• Public road (street, avenue, boulevard, etc.)
• Bike path
• Rainwater retention basin
• Sidewalk and street lighting

The City authorizes the extension of municipal infrastructure necessary for a new development project by entering into an agreement for municipal works, governed by Regulation L-12400.

This agreement involves two stages of 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 consists of approving the preliminary concept of the real estate development project and authorizing the applicant to draw up detailed plans and specifications for municipal infrastructure. Once these plans and specifications meet the City's requirements, the applicant must obtain ministerial authorization for the extension of infrastructure, 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 infrastructure and the distribution of the costs of the work between the various beneficiaries and the City, if applicable.

The City oversees the planning and development of its territory. It therefore has discretionary power to decide whether or not to authorize the extension of municipal services within its territory. As a general rule, the executive committee has decision-making power regarding agreements relating to municipal works. However, if investments of more than $200,000 by the City are required, the agreement must be approved by the municipal council. The City ensures that the project served by the new infrastructure complies with municipal by-laws. The agreement signed under Bylaw L-12400 authorizes the extension of municipal infrastructure. However, this does not exempt the applicant from obtaining the other authorizations necessary to carry out their construction project on their private land, such as a subdivision permit, a building permit, and a permit to connect to the new infrastructure.

It is important to note that most development projects requiring infrastructure expansion are subject to the Site Planning and Architectural Integration Program (SPAIP) procedure. This procedure aims to approve the location, architecture of proposed buildings, and subdivision, based on the objectives and criteria set out in urban planning regulations. These projects are submitted to the Urban Planning Advisory Committee (CCU) for recommendation, then to the Executive Committee for decision.

If the project involves work in wetlands or the partial or total destruction of wetlands, 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. Consequently, other municipal, governmental, or paragovernmental approvals may be required to approve all components of the project.

The certainty that the infrastructure extension project will go ahead will only be confirmed once the second stage of the agreement (bylaw L-12400) has been approved. Before this key step, several unforeseen events may occur that could affect the project design, the 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 developers with private development projects that require the addition of municipal infrastructure. The entire process is detailed on the Laval Économique website Laval Économique the following address: guichet.immobilier@laval.ca.

In summary, a developer wishing to develop land not served by municipal services (sewers, water supply, streets open to traffic) must first submit a request for a preliminary opinion (DO) to the City of Laval. The City will assess the issues related to the development of the land and the admissibility of the project, which must be briefly described (number of planned buildings, lots targeted, planned uses) and require the extension of municipal infrastructure.

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

The developer liaison officer will guide the project through the municipal process, leading to the approval of the second stage of the agreement (bylaw L-12400), thereby authorizing the execution of the work.

The City is responsible for planning and developing its territory. It therefore has discretionary power to decide whether or not to authorize the extension of municipal services to that 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 projects benefiting from new municipal infrastructure comply with municipal regulations. The agreement signed under Bylaw L-12400 authorizes the extension of municipal infrastructure, but does not exempt the applicant from the obligation to obtain all other authorizations necessary to carry out their project on their private land (subdivision permit, building permit, permit to connect to new infrastructure, etc.).

It is 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 of the proposed buildings, and the proposed subdivision, in accordance with the objectives and criteria established in urban planning regulations. These projects are submitted to the Urban Planning Advisory Committee (CCU) for recommendation, then to the Executive Committee for decision.

Laval économique 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 goal is to simplify administrative requirements, streamline procedures, and ensure consistency among all stakeholders.

The Land Use Planning and Development Act allows municipalities to adopt bylaws concerning agreements relating to municipal works. These bylaws give the City the option of entering into an agreement with a developer wishing to develop an area, whereby the developer finances, in whole or in part, the public infrastructure necessary for this new development. This infrastructure must be of high quality and comply with the municipality's requirements. Such an agreement takes the form of a contractual commitment whereby the developer undertakes to carry out the municipal works necessary for its real estate development, according to a cost-sharing arrangement agreed upon by the parties, and to transfer the infrastructure and equipment to the municipality free of charge upon completion of the works.

The City of 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 conducting the necessary studies, preparing plans and specifications, and constructing municipal infrastructure within the right-of-way, assuming the costs, before transferring them to the City. This method is preferred for several reasons, including fairness, public finances, and because real estate development projects require landowners to make their own planning decisions.

Each agreement is based on the Land Use Planning and Development Act to ensure full compliance with municipal requirements (quality, regulations in force, etc.).

Good to know 

Some large-scale projects, such as the construction of a boulevard, may be undertaken by the City (through public project management or work regulations). 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 covered by the City and reimbursed through long-term taxation by the owners of the land who benefit or will eventually benefit from these new infrastructures. In the context of public project management, the applicant must also pay their share of the cost of the work in advance, before it is carried out.

The City of Laval authorizes work and construction on private land if it complies with municipal regulations. This is done through the issuance of permits or certificates.

The Urban Planning Code (CDU-1) is the legal tool that brings together all the rules that determine "what and how" private land can be developed. The City ensures that planned construction and development projects fit 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, you can contact the developer or their authorized representative directly. You can also visit the developer's website or the development project website (e.g., sales or promotional website). 

In order to be carried out, real estate development projects must comply with current urban planning regulations. 

You can consult the Info-règlements map to find out the zoning applicable to a lot or sector. Urban planning regulations are mainly compiled in the Urban Planning Code (CDU-1) of the City of Laval.

If the private development project complies with urban planning regulations (CDU-1), the City must issue the 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 provides its citizens with general public information about projects under consideration or under construction on the Laval économique website. However, these projects can only be disclosed once the executive committee has approved the first stage of the agreement under bylaw L-12400. 

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

It should be noted that a development project is still in the planning stages until the second stage of the agreement under bylaw L-12400 is authorized by the executive committee (city council, if applicable). Therefore, information of a private nature cannot be disclosed. The City does not provide additional information on the progress and timelines of the project.

Citizens are consulted when zoning change processes zoning changesor Comprehensive Development Plan (PAE) or special construction, modification, or occupancy project for a building (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 planning tool such as the Land Use and Development Plan or a Special Planning Program (PPU).

Citizens are called upon to express their views when a project requires a zoning change. zoning change or any other measure aimed at adapting zoning to the specific project, such as the Comprehensive Development Plan (PAE) and the Special Project for the Construction, Modification, or Occupancy of a Building (PCCMOI).  

Generally, these steps involve a public consultation process. Affected citizens can express their views on the project when a zoning regulation is adopted or amended, or when certain urban planning tools are developed or modified (e.g., the Urban Planning Code (CDU-1), the Revised Land Use and Development Plan (SADR), or the Special Urban Planning Program (PPU)).

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

The City of Laval, in an effort to place citizen participation at the heart of its priorities, has adopted a Public Consultation and Citizen Participation Policy. This Policy, as well as the projects that are or have been the subject of citizen consultation, are available on the platform Repensons Lavalplatform.

However, it is primarily the Land Use Planning and Development Act (LRQ, C. A-19.1) that establishes the basis for public information, consultation, and participation. It defines the consultation processes that municipalities must follow.*

*Mechanisms for public participation in land use planning and urban development – Stakeholders and processes – Ministry of Municipal Affairs and Housing (MAMH). 

Urban planning regulations are no longer subject to consultation once they have been implemented. As such, private development projects that comply with current regulations are exempt from any public consultation process.

No. Each owner of the lots to be served by municipal infrastructure, whether they are the applicant (the developer) or not (third-party beneficiary), will bear their share of the cost of the work. For their part, the administrative costs of managing the application for municipal services and professional fees (supervision of the work and materials testing laboratory) are borne entirely by the developer.

If certain works benefit citizens who are already established, the costs of these works 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 Municipal Taxation Act (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 all costs related to project design (studies, plans, and specifications) and construction if he is the sole owner of the lots that will be served by the new infrastructure.

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

The latter 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 do not provide the required information, additional costs may be incurred for the installation and adaptation of infrastructure to meet the needs of their project.

Yes. Some disturbances may occur in the vicinity of construction sites. Mitigation measures are planned depending on the project. They are implemented to prevent and limit disturbances caused by infrastructure additions or private lot developments. 

Possible measures include installing a sediment barrier and a construction fence (to delimit street watering work and protect against dust). 

Regulation L-12084 concerning nuisances also legislates on this subject. To report a complaint about nuisances, you can submit a request via My Account or call 311 (1+450 978-8000 from outside Laval).

The development of vacant land can lead to the loss of natural habitats. However, the City aims to support developers in their projects in order to preserve natural features of interest as much as possible and in compliance with applicable regulations and laws.

A biological environmental study and an urban forestry study are required for new development projects. Recommendations are issued following analysis by the City and are aimed at protecting trees or vegetation of interest.

Good to know

Recently, the City adopted a strategic vision (Laval 2035) whose central theme is entitled Urban 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 developed a Regional Wetlands and Water Plan that identifies both new areas to be protected and those to be restored.

For its part, Laval's Green and Blue Belt, consisting 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 through a network of conservation cores and terrestrial and riparian ecological corridors.

The City allocates an annual budget of several million dollars for the acquisition of land for natural environments as part of its three-year capital plan (PTI). Unfortunately, it cannot purchase all of the undeveloped land within its territory.

Yes. Trees may be cut down if they are located in development projects authorized by permits, certificates of authorization, or agreements relating to municipal works. The City assists developers requesting municipal services in preserving trees of local interest located on their property, whenever possible.

The Urban Planning Code 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 its various regulatory provisions.

Yes. Wetlands may be destroyed under authorizations issued by the Ministry of the Environment and the Fight Against Climate Change, Wildlife and Parks (MELCCFP) pursuant to section 22 of the Environment Quality Act, if they are not covered by municipal regulations 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 related regulations.

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

Each project has its own specific 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 of its components.