Frequently Asked Questions

This refers to a private development project—whether residential, commercial, or industrial—that requires the expansion of municipal infrastructure in order to access municipal services. Municipal infrastructure includes structures that are owned by the City or will be owned by the City after their construction. This includes, in particular:

• Sanitary sewer
• Storm drain
• Aqueduct
• Public road (street, avenue, boulevard, etc.)
• Bicycle 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 regarding municipal works, governed by Bylaw L-12400.

This agreement involves two stages of approval by the City’s decision-making bodies (see the simplified process diagram below). The agreement is therefore subject to two stages of approval. The first step involves obtaining approval for the preliminary concept of the real estate development project, which authorizes the applicant to prepare 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 the infrastructure, in accordance with the Environment Quality Act (R.S.Q. Q-2).

Once this authorization is obtained, the project moves on to the second stage of the agreement, which aims to approve the extension of municipal infrastructure as well as the allocation of project costs among the various beneficiaries and the City, if applicable.

The City oversees the planning and development of its territory. It therefore has discretionary authority to decide whether or not to authorize the extension of municipal services to that territory. As a general rule, the Executive Committee has the authority to make decisions regarding agreements related to municipal projects. However, if investments exceeding $200,000 by the City are required, the agreement must be approved by City 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 required to carry out their construction project on their private property, 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 Plan (PIIA) procedure. This procedure is designed, in particular, to approve the site layout, the architecture of the proposed buildings, and the subdivision, in accordance with the objectives and criteria set forth in urban planning regulations. These projects are submitted to the Urban Planning Advisory Committee (CCU) for a recommendation and then to the Executive Committee for a decision.

If the project involves work in wetlands or entails their partial or total destruction, the applicant must obtain a 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, government, or quasi-governmental approvals may be required to authorize all components of the project.

Certainty that the infrastructure extension project will be carried out will not be achieved until the second phase of the agreement (Bylaw L-12400) is approved. Before this key stage, several unforeseen events may arise that could affect the project’s design, the timeline, or even the City’s decision regarding authorization of the infrastructure extension. It is also important to note that the developer may withdraw at any time prior to the approval of the second stage of the agreement.

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

In summary, a developer wishing to develop a parcel of land not served by municipal utilities (sewer, water, streets open to traffic) must first file a request for a preliminary opinion (DO) with the City of Laval. The City then assesses the issues related to the development of the land as well as the admissibility of the project—which must be briefly described (number of planned buildings, lots involved, intended uses)—and which requires the extension of municipal infrastructure.

If the project described in the request for a preliminary opinion is deemed admissible, and if it can be governed by an agreement regarding municipal works and 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 planning guidelines that the project must comply with during its design phase. The developer and its team of professionals must produce all necessary technical documents, taking into account the development vision, the regulatory framework, and the capacity of municipal infrastructure.

The developer liaison will guide the project through the municipal process, leading to the approval of the second phase of the agreement (Bylaw L-12400), thereby authorizing the work to proceed.

The City is responsible for the planning and development of its territory. It therefore has the discretion to decide whether or not to authorize the extension of municipal services to that territory.

Generally, the executive committee has the authority to make decisions regarding contracts for municipal projects. However, if the City’s investment exceeds $200,000, the contract must be approved by the city council.

In all cases, the City ensures that the project benefiting from the new municipal infrastructure complies 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 permits required to carry out the project on their private property (subdivision permit, building permit, permit to connect to the new infrastructure, etc.).

It is important to note that most development projects requiring the expansion of infrastructure must comply with the Site Planning and Architectural Integration Plan (PIIA) procedure. This process aims to approve, among other things, the site layout, the 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 a recommendation and then to the Executive Committee for a decision.

Laval économique provides support to applicants with private development projects that require the addition of municipal infrastructure, through 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 a bylaw regarding agreements on municipal works. This bylaw enables the City to enter into an agreement with a developer seeking to develop an area, so that the developer may finance, 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 agrees to carry out the municipal work necessary for its real estate development, based on 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 work.

The City of Laval gives priority to projects carried out under private project management and governed by an agreement regarding municipal works. This means that private developers (applicants) are responsible for conducting the necessary studies, preparing the plans and specifications, and constructing municipal infrastructure within the street right-of-way—at their own expense—before transferring it to the City. This approach is preferred for several reasons, including considerations of fairness and public finance, and because the implementation of real estate development projects requires planning decisions specific to the landowners.

Each agreement is based on the Land Use Planning and Development Act to ensure full compliance with the municipality’s requirements (quality, applicable regulations, etc.).

Good to Know 

Certain large-scale projects, such as the construction of a boulevard, may be undertaken by the City (through public project management or a work contract). In these cases, the City engages external professionals to carry out the design (studies, plans, and specifications) and to perform the work. The cost of the work is then covered by the City and subsequently reimbursed through a long-term tax levied on the property owners who benefit or will eventually benefit from this new infrastructure. Under the public project management model, the applicant must also pay their share of the project cost in advance, before the work begins.

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

The Urban Planning Code (CDU-1) is the legal framework that brings together all the rules used to determine “where, what, and how” to develop private land. The City ensures that proposed buildings and developments blend well into the urban landscape.

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

If you have any additional questions, you can contact the developer or its authorized representative directly. You can also visit the developer’s website or the development project’s website (e.g., a sales or promotional site). 

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

You can view the Info-Regulations map to find out the zoning applicable to a lot or an area. Urban planning regulations are primarily set forth in the City of Laval’s Urban Planning Code (CDU-1) of the City of Laval.

If the private development project complies with the 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 discretion regarding the issuance of permits or certificates.  

The City makes general public information regarding projects under consideration or currently underway available to its residents on the website Laval économique. However, these projects may only be disclosed after the Executive Committee has approved the first stage of the agreement pursuant to Bylaw L-12400. 

Residents can also visit the websites of developers and builders, which typically feature descriptions of their projects. The City is not responsible for information posted on these websites, which are external to the municipality.

It is important to note that a development project is still in the planning stages as long as the second phase of the agreement under Bylaw L-12400 has not been approved by the executive committee (or the city council, if applicable). Therefore, information of a confidential nature cannot be disclosed. The City does not provide additional information regarding the project’s progress or timelines.

Citizens are consulted when rezoning, or Comprehensive Land Use Plan (PAE), or Specific Project for the Construction, Modification, or Occupancy of a Building (PCCMOI) are required to begin development.

In addition, the City consults with residents prior to the adoption, amendment, or revision of a zoning ordinance or a planning tool such as the Land Use and Development Plan or a Special Urban Planning Program (PPU).

Citizens are invited to share their views when a project requires a zoning amendment or any other process aimed at adapting the zoning to the specific project, such as the Comprehensive Land Use Plan (PAE) and the Special Project for the Construction, Modification, or Occupancy of a Building (PCCMOI).  

Generally, these procedures include a public consultation process. Affected citizens can voice their opinions on the project when a zoning ordinance is adopted or amended, or when certain urban planning tools are developed or amended (for example, the Urban Planning Code (CDU-1), the Revised Land Use and Development Plan (SADR), or the Special Urban Planning Program (PPU)).

In fact, a consultation process took place in 2021 regarding the revision of urban planning regulations (draft Urban Planning Code). Citizens were invited to share their views at public consultation meetings held remotely via virtual platforms or by submitting written comments.

The City of Laval, in an effort to make citizen participation a top priority, has adopted a Public Consultation and Citizen Participation Policy. This policy, as well as the projects that are currently or have previously been subject to public consultation, are available on the platform Repensons Laval.

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

*Public Participation Mechanisms in Land Use Planning and Urban Planning—Stakeholders and Processes—Ministry of Municipal Affairs and Housing (MAMH). 

Zoning regulations are no longer subject to public consultation once they are in effect. Thus, 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 (a third-party beneficiary)—will bear their share of the cost of the work. For their part, the administrative costs associated with processing the request for municipal services and professional fees (construction supervision and materials testing) are borne entirely by the developer.

If certain projects benefit residents who are already established in the area, the costs of those projects will be shared among them. The City may cover a portion of the cost of the work (its share) if it already owned a piece of land (e.g., a park) that is newly served by the infrastructure. Under the Municipal Taxation Act (LRQ, c. F-2.1), it must also cover the cost of work related to newly served lands belonging to non-taxable assessment units.

A developer is responsible for all costs associated with the project’s design (studies, plans, and specifications) and the construction work if the developer is the sole owner of the lots that will be served by the new infrastructure.

Property owners identified as third-party beneficiaries of the agreement under Regulation L-12400 are notified of the upcoming work before the second phase of the agreement is signed. 

Property owners are asked to submit a development plan for their property so that service entrances and driveways can be incorporated into the infrastructure plans. If property owners do not provide the required information, they may incur additional costs 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 on a project-by-project basis. They are implemented to prevent and limit the disturbances caused by infrastructure construction or private lot development. 

Possible measures include installing a sediment barrier and a construction fence (to mark the boundaries of street-watering operations and protect against dust). 

Regulation L-12084 on nuisances also addresses this issue. To file a complaint about a nuisance, you can submit a request through 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 to the greatest extent possible, while complying with applicable regulations and laws.

New development projects are required to include a biological environmental study and an urban forestry study. Following the City’s analysis of these studies, recommendations are issued with the aim of protecting trees or vegetation stands of interest.

Good to Know

Recently, the City adopted a strategic vision (Laval 2035) whose central theme is “Urban by Nature.” This vision is reflected in its urban planning tools (the revised land use and development plan, the special urban planning program, etc.) and in its urban planning regulations.

The Urban Planning Code (CDU-1) sets forth green space standards and incorporates regulatory provisions for the protection of forest cover and wetlands of special interest. The City has developed a Regional Wetlands and Water Resources Plan that identifies both new areas to be protected and those to be restored.

For its part, Laval’s Green and Blue Infrastructure Plan—comprising three master plans (conservation and enhancement of natural habitats, urban forestry, and parks and public spaces)—aims to increase tree cover, promote access to natural habitats and parks, and ensure connectivity among these elements through a network of conservation nuclei and terrestrial and riparian ecological corridors.

The City allocates an annual budget of several million dollars for the acquisition of land for natural areas as part of the Three-Year Capital Expenditure Plan (PTI). Unfortunately, it cannot purchase all of the undeveloped land within its boundaries.

Yes. Trees may be removed if they are located within development projects authorized by permits, certificates of authorization, or agreements related to municipal works. The City works with developers requesting municipal services to preserve trees of local interest located on their property, whenever possible.

The Urban Planning Code sets forth 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 pursuant to authorizations issued by the Ministry of the Environment and the Fight Against Climate Change, Wildlife, and Parks (MELCCFP) under 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, the applicant must pay monetary compensation to the government under the Environment Quality Act and its related regulations.

If the project involves work within wetlands or entails the destruction of all or part of them, the applicant must obtain a ministerial authorization pursuant to the Environmental 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 approvals from municipal authorities, the government, or a quasi-governmental agency may be required for all of its components.