Laval Plans to Leverage Unique Powers in Housing Sector
Laval Plans to Boost Affordable Housing Construction with Expanded Municipal Powers
The city of Laval, Quebec is aiming to expedite the construction of social and affordable housing by utilizing the "superpowers" granted to municipalities to make extraordinary shifts in urban planning regulations. These powers, introduced since February 2024, permit cities to bypass referendum and urban planning advisory committee approvals for residential projects.
Ilona Stéphane Boyer, Laval's mayor, announced these measures on Friday to stimulate development within the city. According to Mayor Boyer, the use of these extended powers will be confined to two specific contexts:
- If a developer incorporates affordable or social housing into their project.
- If the developer relinquishes public infrastructure, such as land for school or park developments, or creates community centers.
With Laval confronting the high cost of land and the Laval School Board's request for ten new schools in the next decade, the implementation of these expanded powers could prove advantageous for the city administration.
For instance, the Carrefour Laval site could potentially see an agreement reached with developer Cadillac Fairview, involving the cession of land for a school and a park. In exchange, the city administration could authorize an 18-story building (previously limited to 15 stories in that sector).
In addition, Laval will invest $16 million to provide financial backing for owners of new rental buildings, especially in the Cartier and downtown sectors. This support will result in a decade-long tax credit for owners who integrate between 15% and 25% affordable housing into their projects. The city aims to create 1,500 new housing units with approximately 225 to 375 units being affordable as a result of this measure.
To support NPOs submitting their housing projects to funding programs, Laval will establish a triennial $300,000 fund. The city has previously created a land bank for housing projects. This new funding will help NPOs finance the preliminary studies required to apply for Quebec government funding, including implantation plans and technical studies.
Moreover, the city has reserved $3.7 million to acquire rental buildings that will be managed by community organizations to shield them from real estate speculation.
Mayor Boyer believes that Laval has taken significant steps in addressing the complex challenge of housing, including zoning reforms, acquiring land, and creating startup funds. By simplifying the permit process, average delays for projects have been reduced by half.
Since 2020, Laval has been actively building social housing, with 1,078 social housing units either completed or underway. The city aims to construct an additional 1,000 units in the following five years.
While not specifically addressed in the provided sources, municipal superpowers enable cities to be more responsive in urban planning and social housing development, as they can introduce flexibility, expedited approvals, and various financial incentives for affordable housing projects. In the case of Laval, the use of expanded powers may result in quicker, more adaptable responses to the city's housing needs, with cautious coordination with provincial guidelines and robust community involvement.
- The city administration in Laval, Quebec is considering facilitating social or affordable housing development by providing financial backing for owners who incorporate affordable housing into their new rental buildings, particularly in the Cartier and downtown sectors, through a decade-long tax credit.
- In an effort to boost the construction of affordable housing, Laval is also planning to use its expanded municipal powers to allow developers to build up to an 18-story building (previously limited to 15 stories) if they relinquish public infrastructure, such as land for school or park developments, or create community centers, as part of their residential projects.
