Subdivision and Development Agreement Security Policy

By-Law Number
CPOL.-13-114
As Amended by

Legislative History: Enacted April 4, 2017 (By-law No. CPOL.-13-114); Amended June 26, 2018 (By-law No. CPOL.-301-292)

Last Review Date: July 25, 2023

Service Area Lead: Director, Planning and Development

1. Policy Statement

This policy document has been developed to assist Developers (herein after referred to as the Owner), City staff, consulting engineers and associated stakeholders understand the processes and procedures associated with security requirements for land development projects in the City of London (herein after referred to as the City). The City requires that security is provided for all development (subdivision, site plans, condominiums, etc.) projects in the City. This is to ensure that the City has sufficient money available to complete any outstanding works required for the development in the event that the Owner does not/cannot complete the works required of them under their respective Agreement(s).

To assist in the security requirement/reduction process, flow charts for both Subdivision and Development Agreement (Site Plans, Condominiums) processes can be found in Appendix “A”.

2. Definitions

2.1 Acceptance of External Works (formerly FINAL) – An Owner is eligible to apply for “Acceptance of External Works” once all of the works external to the subdivision are complete. Similar to “assumption”, at this stage the City takes responsibility for maintenance, repair and liability of the accepted works & services.

Important to note:

  • Only applicable to works constructed on streets external to a subdivision which have already been assumed by the City.
  • A by-law is not required; however the one (1) year warranty on workmanship and materials for the works and services is as documented on the certificate of acceptance of external works (see “end of warranty”).
  • Security can be reduced upon issuance of the certificate of acceptance of external works.

2.2 Assumption – the point at which City Council passes a by-law to accept responsibility for maintenance, repair and liability of the installed works & services of the plan of subdivision, subject to requirements for ‘end of warranty’.

Assumption is considered when:

  • All works & services are constructed as per the approved plans, and appropriate certification(s) have been provided.
  • Owner has complied with all requirements of the Subdivision Agreement to the satisfaction of the City.
  • A minimum of seventy (70%) of the lots and blocks fronting the street to be assumed have been built on or seven (7) years have elapsed from the date of registration of the Subdivision Agreement.

2.3 Claimable Works – shall be considered any work &/or services as required by an Agreement which are to be undertaken by an Owner at their entire expense, as a capital cost incurred on behalf of the City and as authorized by the City.

Claimable Works shall be any work &/or services as noted above which may be claimable from any fund (i.e., Urban Works Reserve Fund (UWRF), City Services Reserve Fund (CSRF)) or any Capital Project.

2.4 Conditional Approval – may be issued when the City is satisfied that a development complies with the applicable legislation (Planning Act, etc.), the requirements for conditional approval of the Subdivision Agreement have been met and when the roads and services are completed and functional within a development.

By issuing “Conditional Approval”, the City is confirming that full building permits for new home construction may be issued in a subdivision or a portion thereof.

“Conditional Approval” is considered when:

  • The City has confirmed that underground works (including storm, sanitary and water) and all streets (to a granular level “B”) have been constructed as per the approved servicing drawings and Municipal standards.
  • All works & services have been constructed as per the approved plans and appropriate certification(s) have been provided.
  • Owner has complied with all requirements of Conditional Approval as they relate to the Subdivision Agreement to the satisfaction of the City.

2.5 Construction Lien Act Holdback - The statutory requirement of Part IV of the Construction Lien Act (R.S.O. 1990) demands that each payer on a contract or subcontract retain a ‘holdback’ (security) of ten per cent (10%) of the price of the services or materials. This holdback is to be maintained until all liens that may be claimed against the contracted works have expired or have otherwise been satisfied or discharged.

Important to Note:

  • As per the Act, release of the 10% holdback is available when the contractor has published a copy of the certificate of substantial performance in a construction trade newspaper, provided proof of this advertisement to the City and the mandatory forty-five (45) day notice period has expired.

2.6 End of Warranty - a triggering mechanism which signifies the Council mandated one (1) year post-assumption warranty period has lapsed. At this point, all remaining obligations of the relevant Agreement are to have been satisfied and any/all defective works are to have been corrected to the satisfaction of the City.

Key Indicators:

  • One year warranty period initiation requires the passing of a by-law at Council.

2.7 Erosion and Sediment Control Measures - shall be a security to be provided as an allowance for use by the City in the event of deficient erosion and sediment control measures and/or a failure of a site’s erosion and sediment control measures. The “Erosion and Sediment Control Measures” shall ensure sufficient funds are available to complete remedial work in the event of a breech to the “Erosion and Sediment Control Measures” including any installation and repair of the erosion and sediment control measures, clean-up costs and complete replacement and/or repairs to the erosion and sediment control measures.

2.8 Miscellaneous Items - works required to be completed but not covered under the definition of either surface or underground works, including but not limited to;

  • Tree planting;
  • Tree preservation, turning circle removal, privacy fencing;
  • Erosion and sediment control measures;

Important to Note:

  • All “Miscellaneous Items” have no extra taxes or fees.

2.9 Urgent Deficiency - any defect related to materials or workmanship in the works and services (underground, surface or miscellaneous works) considered an immediate safety, environmental or operational risk, hazard or concern by the City.

Examples:

  • Water service breaks;
  • Leaning or tilted streetlight pole;
  • Sediment breech into a natural watercourse;

2.10 Other Deficiencies - any defect in materials or workmanship in the works and services (underground, surface or miscellaneous works) which is not considered an immediate safety or operational risk, hazard or concern by the City.

Other Deficiencies shall also be considered as any failure by the Owner to comply with any covenant, term, condition or requirement of the relevant Agreement.

Examples:

  • Installation of fencing within one (1) year of plan registration as per the Subdivision Agreement;
  • Grading, seeding & servicing of park blocks;
  • Minor cracks in segments of curbs and/or sidewalks;

2.11 Surface Works - consist of all works and services constructed by the Owner under a relevant Agreement where the final locations are at, and/or above finished grade. This includes but is not limited to the following items:

  • Base & surface asphalt, curb and gutter, sidewalk, traffic islands;
  • Driveway ramps, fences, landscaping, boulevards, asphalt walkways;
  • Street signs;

2.12 Underground Works - consist of all works and services constructed by the Owner as required by a relevant Agreement which are located primarily below grade with the exception of any underground utilities including gas, electric services and telecommunications.

These works are typically constructed in the initial stages of construction, including but not limited to the following items:

  • Sanitary sewers and private drain connections including all appurtenances (manholes, etc.);
  • Storm sewers and private drain connections including all appurtenances (manholes, catchbasins, catchbasin leads, etc.);
  • Water mains and services including all appurtenances (valves, hydrants, etc.);
  • Granular road base including “Granular B”.

2.13 Works & Services - consist of all Surface Works and Underground Work constructed or required by the Owner under the relevant Agreement.

Important to Note:

  • Contingency (5%), engineering (10%) and HST (13%) are applied to all works & services.

3. Applicability

This policy applies to property owners that are developing land through a subdivision, condominium, consent, site plan, or site alteration process.

4. The Policy

Index

4.1 Subdivision, Site Alteration & Consent Agreements

4.2 Development Agreements

4.3 Logistics

Appendices

Appendix A - Security Process Flow Charts

Appendix B - Subdivision Security Calculation

Appendix C - Subdivision Security Reduction Calculation

Appendix D - Example Letter of Credit

Appendix E - Development Agreement Security Calculation

Appendix F - Development Agreement Security Reduction Calculation

4.1 Subdivisions, Site Alteration & Consent Agreements

The following Chapter of this policy document provides information related to:

  • 4.1.1 How to calculate security & what security is required for
  • 4.1.2 How security is reduced
  • 4.1.3 Maintenance holdbacks
  • 4.1.4 End of warranty holdbacks
  • 4.1.1   Security Calculation

4.1.1.1 General Information

  • The Security Calculation provides a determination of the security, which is to be provided by the Owner to the City which shall guarantee 100% of the value of work to be completed for all “works & services” and “miscellaneous items” as required under the relevant Agreement.
  • It is calculated using the standard form shown in Appendix “B” (Security Calculation).
  • The Owner’s Professional Engineer provides cost estimates for all works, services and miscellaneous items as required under the Subdivision Agreement, the approved servicing drawings and City standards and by-laws all to the satisfaction of the City.
  • Estimated cost for works & services are to be provided on a street by street basis, based on a fully constructed right-of-way (property line to property line) including all works & services installed there on (i.e. sanitary and storm sewers, watermains, private drain connections, roads [granulars, asphalt, curbs, sidewalk, boulevards], streetlights, electric services, etc.).
  • Works & services also include separate items which are not included in the calculations for streets (i.e., street tree planting, noise attenuation measures, pumping stations, miscellaneous items, etc.).
  • Claimable works are included in the compiled costs for the individual streets (i.e. trunk sewers, etc.), unless otherwise approved by the City.
  • Security for “Erosion and Sediment Control Measures” shall be provided to the satisfaction of the City, for all plans of subdivision and site alteration agreements based on the size (in hectares) of the development as follows:
    • Less than 5.0 ha – $40,000;
    • Greater than or equal to 5.0 ha - $60,000;
  • In the event that Security for “Erosion and Sediment Control Measures” has been previously provided by the Owner under a subsequent phase of a Subdivision, the City may at its option on a case by case basis, consider accepting a reduced security for subsequent phases for the purpose of the “Erosion and Sediment Control Measures” subject to acceptable site specific conditions including, but not limited to, having minimal topography and no adjacent sensitive natural features.
  • The City may increase the security required for “Erosion and Sediment Control Measures” when site specific conditions (adjacent to a watercourse, Environmentally Sensitive Area, steep topography, etc.) contribute to an increased possibility of a sediment discharge and/or an increased possibility of an increase to the cost for any necessary remedial works.
  • The Security Calculation form breaks down the security by street and individual elements for calculation purposes only. The full security is held in one pool for the performance of all requirements in the subdivision agreement.
  • The Security Calculation determines the CASH portion of the required security. The CASH portion is required prior to execution of the agreement. The CASH portion also covers the requirements of the Construction Lien Act (10% Statutory Holdback).
  • The Security Calculation also calculates the BALANCE (formerly the BOND) portion. The BALANCE portion provides security against the remaining value of works & services and miscellaneous items.
  • Prior to the City issuing any Certificate of Conditional Approval or the first building permit for any of the lots and blocks within a Plan of Subdivision, the Owner shall ensure that both the CASH and BALANCE portion have been supplied to the satisfaction of the City, taking into account the requirements, conditions and procedures as set out in the Subdivision (Site Alteration or Consent) Agreement.

4.1.1.2 Security Calculation Information

Section 1: Cost Estimate

  • Section 1 of the Security Calculation provides estimated costs to construct the works, services and miscellaneous items for the subdivision.
  • Includes allowances for contingency (5%), engineering (10%) and HST (13%) for works & services.
  • “HST”, “contingency” and “engineering” are not applied to “Miscellaneous Items” as these are typically items to which allowance and applicable taxes are already included (Erosion and Sediment Control Maintenance, temporary turning circles, etc.).

Section 2: Security Requirements

  • Summarizes total costs of works and services and miscellaneous works as shown in Section 1.
  • Provides value for Total Security Required. This equals (works & services) + (miscellaneous items).

Section 3: Security Calculation

  • Provides calculations for CASH Portion = 15% of “Total Security Required” (as per Section 2).
  • Provides calculation for BALANCE Portion = 100% of (Total Security Required) Less (CASH Portion of security).

4.1.2   Security Reduction Calculation

4.1.2.1 General Information

  • Typical “Security Reduction Calculation” used for all security reductions.
  • Standard form shown in Appendix “C”.
  • Security Reductions related to Site Alteration Agreements shall be subject to the requirements of the relevant agreement.

4.1.2.2 Calculation Information

Section 1: Cost Estimate - Tracking Summary

  • The “Tracking Summary” tracks works & services, which have been completed based on estimates provided by the Owner’s professional engineer.
  • It includes allowances for contingency (5%), engineering (10%) and HST (13%) for works & services.
  • Also tracks miscellaneous items completed; tallied separately based on separate formula (no HST, contingency or engineering applied).
  • Items shall be added as necessary (which were not included in the initial security calculation) that have been reasoned to be required only as details of which have become known due to the progress of the work and by sound engineering practice.
  • Deficiencies may be added to the Security Reduction Calculation and summary as determined by The City in accordance with the Subdivision Agreement.
  • Security for identified deficiencies can be added to the “Security Reduction Calculation” form under Section 1.

Section 2: Security Requirements

  • Summarizes requirements based on the calculated value of work remaining, as shown in Section 1.
  • An adjustment for inflation is calculated based on the “Statistics Canada Index” meaning the Statistics Canada Quarterly Construction Price Statistics, catalogue number 62-007, Non-residential building construction price indexes - Toronto, Ontario herein after referred to as “Construction Price Index”.
  • This information is available on-line at the following link: Statistics Canada
  • Adjustment for inflation is calculated based on the Value of Work Remaining (incl. Contingency, Engineering & HST) multiplied by the difference in change indexation values in the Construction Price Index (Year of Reduction LESS Year of Plan Registration)/100.

Example:

Value of Work Remaining = $100,000 (Section 2 – Line 1)

Construction Price Index:

Year Plan Registered: 2009 = 142.5011

Current Year2: 2012 = 151.5011

= $100,000 x ((151.50-142.50)/100)

=$9,000

1Values as per Annual Averages – “Statistics Canada Index” meaning the Statistics Canada Quarterly Construction Price Statistics, catalogue number 62-007, Non-residential building construction price indexes – Toronto, Ontario.

2The value used for the Current Year index is to be taken from the tables as the closest year available in which security is being calculated.

  • The calculated adjustment for inflation is added to the total value of security required as shown in Appendix ‘C’ – Section 2 – Security Requirements – Line 3.
  • The City reserves the right to revise the values of work remaining to ensure that sufficient security is being maintained to complete the outstanding works & services.
  • Holdbacks are applied to works & services which have been completed including:
  • “Construction Lien Act” Holdback: 10% of value of completed works & services;
  • “Maintenance Holdback”: 5% of value of completed works & services;
  • “End of Warranty Holdback”: 2.5% of value of completed works & services.

Section 3: Security Reduction Summary

  • Summarizes current security held (CASH/BALANCE – i.e. Cash, Letters of Credit, etc.).
  • Identifies available reduction(s) based on total security required (calculated in Section 2) and the current security holdings.

4.1.3 Maintenance Holdback

  • Released at “Assumption”, based on the percentage of works & services assumed not until the passing of a by-law to assume works & services within a subdivision, unless otherwise approved by the City.
  • The Maintenance Holdback is a guaranteed holdback for material and defects in workmanship equal to 5% of the total value of the works & services completed by the Owner under the Subdivision Agreement (including claimable works).

N.B. The 5% maintenance holdback is calculated based on an estimated value to correct deficiencies in the Works & Services prior to Assumption.

4.1.4 End of Warranty Holdback

  • The End of Warranty Holdback is a guaranteed holdback for material and defects in workmanship equal to 2.5% of the value of the works & services completed by the Owner under the Subdivision Agreement (Including any claimable works).
  • Released at End of Warranty based on the percentage of works & services which have satisfied the warranty requirements of the City and an “End of Warranty” certificate has been issued by The City.
  • The End of Warranty Holdback will not be released prior to the end of the one (1) year warranty period as mandated in the Council Assumption By-law.

N.B. The 2.5% end of warranty holdback is calculated based on an estimated value to correct deficiencies in the Works & Services after Assumption and prior to End of Warranty.

4.2 Development Agreements

The following Section of this policy document provides information related to:

  • 4.2.1 Security requirements & calculation common for Site Plans & Condominiums
  • 4.2.2 Security reduction requirements & calculation for Site Plans & Condominiums
  • 4.2.3 Security requirements & reductions applicable only to Condominiums
  • 4.2.1   Security Calculation

4.2.1.1 General Information

  • The Security Calculation provides a determination of the security which is to be provided by the Owner to the City. Based upon the total cost estimate for all internal “works & services” and “miscellaneous items” the required security for all site plans and condominiums will be calculated as follows, unless otherwise noted herein.
    • For developments in which the total estimated internal is equal to or less than $50,000, the Owner shall guarantee 100% of the value of work to be completed.
    • For developments in which the total estimated cost is greater than $50,000, the Owner shall guarantee the greater of 50% of the value of work to be completed or $50,000.
  • The Owner’s Professional Engineer shall provide a cost estimate for all works & services and miscellaneous items as required under the Development Agreement, the approved drawings and City standards and by-laws all to the satisfaction of the City.
  • For the purposes of development projects considered under this Chapter, the works & services shall generally include, but are not limited to, ‘Surface Works’ unless otherwise herein provided, all to the satisfaction of the City.
  • The Owner shall guarantee 100% of the value of works and services required for all Claimable Works (as applicable), unless otherwise approved by the City.
  • The Owner shall guarantee 100% of all external works for all site plans and condominiums
  • Security requirements shall be calculated using the standard form shown in Appendix “E”.
  • The security calculation breaks the security down into individual elements for calculation purposes only. The full security is to be held in one pool for the performance of all requirements in the Development Agreement.
  • The security calculation includes provisions for Contingency, Engineering and HST.
  • In the event a site plan or condominium will be developed in phases, the City may, at its discretion, allow for alternative calculation for the required securities. This is further outlined in section 4.3.1.3.
  • The full value of the required security shall be provided to the City prior to execution of the Development Agreement, unless otherwise herein provided, all to the satisfaction of the City.

4.2.1.2 Security Calculation Information

The standard site plan security calculation form is shown in Appendix “E”

Section 1: Cost Estimate

  • Section 1 of the Security Calculation provides estimated costs to construct the internal works & services and miscellaneous items for the development as well as external works (including claimable works).
  • Includes allowances for contingency (5%), engineering (10%) and HST (13%) for internal and external works & services.
  • “HST”, “contingency” and “engineering” are not applied to “Miscellaneous Items” which are therefore calculated separately.

Section 2: Security Requirements

  • Summarizes the required security required for internal and external works tabulated in Section 1.
  • The required security for internal works is calculated as follows:
    • If the Total Internal Works (Line 18) is equal to or less than $50,000, the required internal works security is equal to the total value of the works
    • If the Total Internal Works (Line 18) is greater than $50,000, the required internal works security is equal to either 50% of the total internal works or $50,000, whichever is greater
  • The required security for external works is equal to the 100% of the value of the work (Line 25)
  • Provides value for Total Security Required. This equals (Internal Works) + (External Works).

4.2.1.3 Security for Phased Developments

In the case of larger developments, Owners may choose to phase the site plan approval as a means of staging securities in line with their plan for buildout.

First Phase

  • Securities for the first phase of development will be calculated as outlined in Section 4.3.1.2 and site plan approval will be granted only the secured phase of development
  • The Owner shall also provide an additional security of $5,000/ha for all future phases of the site plan or condominium. This “future phase” security is to address any unauthorized activity that may occur on the future phases.

Subsequent Phases

  • To develop subsequent phase(s), an application for site plan amendment will be required to approve the additional phases and update the development agreement. At this time the Owner is required to provide full securities, calculated as per section 4.3.1.2, for the additional phases and the” future phase” security as outlined above will be released.

4.2.2 Security Reduction Calculation

4.2.2.1 General Information

  • Typical “Security Reduction Calculation” used for all security reductions.
  • Standard form shown in Appendix “F”.

4.2.2.2 Security Reduction Calculation Information

Section 1: Cost Estimate - Tracking Summary

  • The “Tracking Summary” tracks works & services which have been completed based on estimates provided by the Owner’s professional engineer.
  • It includes allowances for contingency (5%), engineering (10%) and HST (13%) for works & services.
  • Also tracks miscellaneous items completed; totalled separately based on separate formula (no HST, contingency or engineering applied).
  • Deficiencies may be added to the Security Reduction and summary as determined by The City in accordance with the Development Agreement.

Section 2: Security Requirements

  • Summarizes requirements based on the calculated value of work remaining, as tabulated in Section 1.
  • An adjustment for inflation is calculated based on the “Statistics Canada Index” meaning the Statistics Canada Quarterly Construction Price Statistics, catalogue number 62-007, Non-residential building construction price indexes - Toronto, Ontario herein after referred to as “Construction Price Index”.
  • This information is available on-line at the following link:Statistics Canada
  • Adjustment for inflation is calculated based on the Value of Work Remaining (incl. Contingency, Engineering & HST) multiplied by the difference in change indexation values in the Construction Price Index (Year of Reduction LESS Year of Plan Registration)/100.

Example:

Works & Services - Value of Work Remaining = $100,000 (Section 2 – Line 1)

Construction Price Index:

Year Plan Registered: 2009 = 142.501

Current Year2: 2012 = 151.501

= $100,000 x ((151.50-142.50)/100)

=$9,000

1Values as per Annual Averages – “Statistics Canada Index” meaning the Statistics Canada Quarterly Construction Price Statistics, catalogue number 62-007, Non-residential building construction price indexes – Toronto, Ontario.

2The value used for the Current Year index is to be taken from the tables as the closest year available in which security is being calculated.

  • The calculated adjustment for inflation is added to the total value of security required as shown in Appendix ‘F’ – Section 2 – Security Requirements – Line 3.

Section 3 - Security Reduction Summary

  • Summarizes current security held and identifies available reduction(s) based on total security required (calculated in Section 2) and the current security holdings.

4.2.3 Condominiums

  • The Security Calculation for Condominiums (Vacant Land Condominiums and Standard (Phased) Condominiums) shall be based on the value of work to be completed for all common elements associated with the accepted drawings for the plan of condominium.
  • Common elements will generally include (but not limited to) the following items:
    • Surface Works;
    • Underground Works;
    • Illumination;
    • Stormwater Management ;
    • Tree Planting;
    • Community Amenities (gazebos…etc.)
    • External Works;
    • Other – (As required on a case specific basis);
  • Security for any vacant land condominium town house development shall be provided as follows:
    • 15% of Total Security Required at execution of the Development Agreement;
    • The Developer shall provide to the City, all outstanding security, as calculated from time to time, prior to the registration of the Condominium Declaration;
  • A maintenance holdback (5% of the value of common elements completed) will be held until such time as 100% of the units in the vacant land condominium have been developed; a certificate of completion of the works and a final lot grading certificate have been received from the Owner’s Professional Engineer and accepted by the City, to the satisfaction of the City.

4.3. Logistics

The following Chapter of this policy document is applicable to subdivision, site alteration, consent, and development agreements unless otherwise noted herein. This Chapter provides information related to:

  • 4.3.1 Acceptable forms of security;
  • 4.3.2 Process for security reductions;
  • 4.3.3 Reduction milestones and timing (Subdivisions only)
  • 4.3.4 Reduction milestones and timing (Development Agreement only)
  • 4.3.5 Process to deal with deficient works
  • 4.3.6 Process to release long-held security;

4.3.1 Acceptable Forms of Security

4.3.1.1 Cash or Certified Cheque

(the following conditions apply to Cash or Certified Cheque as security):

  • Acceptable for use under the CASH and/or BALANCE portion.
4.3.1.2 Letter of Credit

(the following condition applies to letters of credit used as security):

  • Acceptable for use under the CASH and/or BALANCE portion.
  • Letters of Credit are to be irrevocable and unconditional and shall conform to the example shown in Appendix “D” all to the satisfaction of the City.

4.3.1.3 Land

(the following conditions apply to land as security):

  • “Land” will be considered as an acceptable form of security for Subdivisions only.
  • Property must be transferred to and registered in the name of the City of London.
  • Land must be free and clear of any encumbrance, condition, restriction, easement or right-of-way except those acceptable to the City.
  • Value of Land shall be equal to 150% of the amount being secured by such land.
  • Land is only accepted for use as the BALANCE portion of security.
  • Value of “land” shall be calculated as per the appraised value of the property under consideration as determined by the City.
  • An appraisal of the Land held as security will be completed by the City every two (s) years from the date of the previous appraisal.

4.3.1.4 Combinations

(the following conditions apply when combining forms of security):

  • The total security requirements may be comprised of a combination of acceptable forms of security as outlined in Section 4.4.1.1 to 4.4.1.3.

4.3.1.5 Alternative Arrangements

  • Alternative security arrangements may be considered at the discretion of the Approval Authority on a case by case basis to be captured in the Development Agreement.

4.3.2   Security Reduction

4.3.2.1 General

  • Security may be reduced, at the discretion of the City, from time to time based on an estimated value of the works and services completed as certified by the Owner’s Professional Engineer in the form as shown in Appendix “C” & “F” respectively, to the satisfaction of the City.
  • The City reserves the right to reject or modify any security reduction request to ensure that sufficient security has been retained.
  • The City reserves the right to add items at any time to the security reduction calculation related to items of non-compliance.
  • The final release of security shall be subject to the submission of all certifications, as-constructed drawings and the fulfilment of all requirements of an Agreement between the Owner and the City, to the satisfaction of the City.

4.3.2.2 Order of Release

  • Instruments of security will be reduced (and released) in the following order:

1) Land

2) Letter of Credit

3) Cash

  • Security is reduced (and released) in the following order (Subdivisions, Site Alterations & Consents only):

1) “BALANCE” Portion

2) “CASH” Portion

4.3.2.3 Requirements

The following will be required prior to any consideration for the reduction or release of securities:

  • A completed Appendix “C” or “F” (depending on the type of agreement) Security Reduction form completed by the Owners Professional Engineer;
  • A determination by the City that the Owner has to date, complied with all provisions of the relevant Agreement;

4.3.3   Reduction Milestones & Timing (Subdivisions only)

The following highlights the expectations and requirements for the reduction of security at the various milestones of the subdivision development process:

4.3.3.1 Conditional Approval

  • The Owner is permitted to apply for a reduction in security otherwise required as per Schedule “E” of the Subdivision Agreement prior to Conditional Approval as a significant value of the works and services (underground works) have been completed subject to the satisfaction of the City.
  • Applicable holdbacks are applied to all works and services completed by the Owner (Construction Lien Act, Maintenance Holdback, End of Warranty Holdback).
  • Release of the Construction Lien Act Holdback for applicable completed works may be considered upon submission of proof of advertising and expiration of the mandatory holdback period all in accordance with the Construction Lien Act.

4.3.3.2 Interim Reduction(s) in Security

  • An interim reduction in security will be considered as any reduction in securities occurring in the period after Conditional Approval and prior to Assumption based on the progress of the work completed.
  • Interim reductions in security will be considered once per calendar year at the request of the Owner (and their Professional Engineer), except as agreed to by the City.
  • Interim reductions will only be processed after the City has confirmed compliance with the relevant Agreement, including any timed requirements.
  • Reductions estimated to be less than $25,000 will not be processed, except as agreed to by the City.
  • Release of the Construction Lien Act Holdback may be considered upon submission of proof of advertising and expiration of the mandatory holdback period in accordance with the Construction Lien Act.

4.3.3.3 Assumption

  • A security reduction at “Assumption” will only be processed after an assumption by-law has been passed by City Council.
  • In the event that a subdivision is assumed in stages, a percentage of the works & services assumed will be calculated based on the value of the works and services to be assumed and the total value of works and services.
  • The reduction of securities at “Assumption” may include:
  • Release of the Construction Lien Act Holdback;
  • Release of the “Maintenance Holdback”;
  • Release of the “Erosion and Sediment Control Measures” security;

4.3.3.4 End of Warranty

  • A security reduction at “End of warranty” will only be processed after all outstanding deficiencies have been corrected and all requirements of the Subdivision Agreement have been met and upon receipt of an “End of Warranty” certificate.
  • In the event that portions of a subdivision achieve end of warranty in stages, a percentage of the works & services which have cleared end of warranty will be calculated based on the value of the works and services which have cleared end of warranty and the total value of works and services.
  • The reduction of securities at End of Warranty may include:
  • Release of Tree Planting security;
  • Release of the End of Warranty Holdback;

4.3.4 Reduction Milestones and Timing (Development Agreements Only)

The following highlights the expectations and requirements for the reduction of security at the various milestones of the development agreement process. It should be noted that reductions will not be considered until at least 50% of the agreed upon works have been completed to the satisfaction of the City of London. Additionally, an alternative schedule for security reductions may be used at the discretion of the City if the minimum holdback is deemed insufficient based on the size and/or complexity of the development.

Initial Reduction: Following the adequate completion of at least 50% of the agreed upon works, the Owner may apply for a first security reduction to the value of estimated outstanding works or the minimum holdback, whichever is greater

Midpoint Reduction: Following the adequate completion of at least 75% of the agreed upon works, the Owner may apply for a midpoint security reduction to either the estimated value of outstanding work or the minimum holdback, whichever is greater

Final Reduction: Upon final completion of all works to the satisfaction of the City of London the minimum holdback of 15% of the total estimated works or $15000, whichever is greater, will be released.

4.3.5   Work on behalf of the Owner – Subdivisions and Site Alterations

The City may, at its option, undertake any work and/or service including maintenance or remedy any defective work on behalf of an Owner when the Owner has failed to complete such work as required as part of a Subdivision or Site Alteration Agreement. The City at its option may use the security provided under a Subdivision or Site Alteration Agreement to recover any and all costs incurred by the City in relation to the completion of the work. The value of security to be used by the City will be determined based on the total costs incurred by the City in relation to the completion of work on behalf of the Owner. The total costs will include all labour and materials costs (City and contracted forces), taxes, permitting fees and administrative costs as applicable.

The undertaking of work by City forces and the recovery of costs through the use of an Owner’s securities in accordance with this policy shall not be considered by the City as a final default as defined within the Subdivision Agreement. However, the City reserves its right to deem any breach of any covenant, term, condition or requirement of the Subdivision Agreement as a default of said agreement as defined therein.

If the Owner’s security is used by the City as noted herein, the Owner may be required to provide the City with additional security if deemed necessary by the City.

4.3.5.1 Urgent Deficiency

The following is the process the City shall use to have any works completed in the event that the Owner has not taken measures to correct, repair or complete works considered as an “Urgent Deficiency” (as described in Chapter 1):

  1. An “urgent deficiency” is brought to the attention of the City;
  2. The City will provide immediate notification via telephone, fax or email to the Owner requesting to have the works and services completed or repaired.
  3. The Owner will be required to provide a response, within 24 hours of notification, identifying when the works and services shall be completed or repaired;
  4. If a response has not been received by the City from the Owner with an anticipated schedule to complete the work within 24 hours and the work has not been completed in an acceptable timeframe thereafter, the City will immediately schedule the work to be completed by the City with no further notice to the Owner;
  5. Upon completion of the work by the City, the Owner will be invoiced for the total cost incurred by the City to complete the work;
  6. If payment by the Owner remains outstanding for a period greater than 30 days, the City will draw upon the security provided in relation to the Subdivision Agreement with no further notice to the Owner;

4.3.5.2 Other Deficiencies

The following is the process the City shall use to have any works completed in the event that the Owner has not taken measures to correct, repair or complete works considered as “Other Deficiencies” (as described in Chapter 1):

  1. A deficiency which does not fit the definition provided for an “urgent deficiency” is brought to the attention of the City;
  2. The City will provide notification via telephone, fax, email or registered mail to the Owner requesting to have the works and services completed or repaired. The letter shall request that the Owner complete the work to the satisfaction of the City within a timeframe as specified by the City;
  3. If the work has not been completed in the specified timeframe, the City will immediately schedule the work to be completed by the City with no further notice to the Owner;
  4. Upon completion of the work by the City, the Owner will be invoiced for the total costs incurred by the City to complete the work;
  5. If payment by the Owner remains outstanding for a period greater than 30 days, the City will draw upon the security provided in relation to the Subdivision Agreement with no further notice to the Owner to recover costs associated with this work;

4.3.6 Work on behalf of the Owner – Development Agreements (Site Plans, Condominiums, Consents)

The City may, at its option, undertake any work and/or service including maintenance or remedy any defective work on behalf of an Owner when the Owner has failed to complete such work as required as part of a Development Agreement, Condominium Agreement or Consent Agreement and shall follow the process to undertake this work as outlined in the Development Agreement, Condominium Agreement or Consent Agreement.

4.3.7 Long-Held Security

In the event an Owner has deposited security with the City and the security is still available to the City after seven (7) years of receipt of such security, with no activity (correspondence, etc.) related to the development within the preceding two (2) years, the City may at its option, follow the below procedure for clearing such security:

  1. The City will review the applicable agreement to determine the need to retain the security in question;
  2. The City shall provide notification to the Owner advising that the City is still holding security related to a development and advising the Owner of the requirements which would be required to be satisfied prior to release of securities. The letter shall request that the Owner provide acknowledgement within 60 days of said notification;
  3. If the Owner acknowledges the letter in (4.6(2)) and provides sufficient information indicating steps to be taken by the Owner to satisfy the remaining requirements of the relevant agreement, then no further action will be taken;
  4. If no acknowledgement is received within the 60 days specified, the City will provide notice in a local weekly newspaper (i.e. “The Londoner”) identifying that security is still being held with respect to the development and indicating for parties with an in interest in such security to contact the City as appropriate to arrange for the release of security subject to the completion of any outstanding obligations of the relevant agreement, to the satisfaction of the City. A date will be provided in the advertisement by which to contact the City.
  5. If left unclaimed, the security will be drawn and deposited into a designated City account and the Owner shall be deemed to forfeit any further right to release of such security. 
Subdivision and Development Agreement Appendix A - Image 1
Subdivision and Development Agreement Appendix A - Image 2

 Appendix - B

Subdivision Security Calculation

Subdivision Security Calculation

Appendix – C

Subdivision Security Reduction Calculation

Subdivision Security Reduction Calculation

 

Appendix – D

Example Letter of Credit

Example Letter of Credit

Appendix – E

Development Agreement

Development Agreement Security Calculation
Development Agreement Security Reduction Calculation

 

Last modified:Thursday, April 04, 2024