Information Session Presentation - Waterways - Sept. 8...
Transcript of Information Session Presentation - Waterways - Sept. 8...
Waterways Recovery Task Force
September 8th, 2016
Rebuilding Options Considered
Status Quo
Flood Mitigation concerns
Land Use concerns
Internal Land Swap
Interest from residents?
Availability of Land outside the Flood Hazard Area
External Land Swap
Interest from residents?
Cost?
Availability of Land
Status Quo
Flood Mitigation
Flood Mitigation
Following flooding issues throughout the Province in June 2013 and the Government of Alberta’s subsequent announcement of its intent to restrict future development in areas designated as floodway, the Municipality:
Amended its Land Use Bylaw in August 2013, to require “flood proofing” of development in the Clearwater River Flood Hazard Area; and
Undertook preliminary designed of a flood mitigation system to provide protection from a 1:100 ice jam flood event for this flood hazard area.
In 2015 the Municipality requested, and received permission from the Government of Alberta (GoA) to defer its flood mitigation program for one year, while the GoA undertook additional study to confirm the 1:100 ice jam flood hazard elevation
While the flood hazard elevation is under review, the Municipality has undertaken to continue with its pre-2013 plan to complete flood mitigation to the 1:40 year elevation, to provide both some level of flood protection and needed transportation infrastructure in the Lower Townsite until the elevation of the 1:100 ice jam flood is verified
Current plans provides the ability to upgrade the 1:40 flood protection system to a 1:100 flood protection system in the future
Flood Mitigation
The 2016 wildfire introduced an unexpected and time-sensitive new
factor into the flood mitigation planning process
August 2013 Land Use Bylaw amendments that were intended to impose
“flood-proofing” requirements on any new developments in the Flood
Hazard Area, now impose such requirements on property owners who
wish to rebuild properties destroyed by the fire
For these residents, this is a significant out-of-pocket expense that is
not covered by their insurance policies
Municipality reviewing both its Land Use Bylaw and its flood mitigation
planning and timing
Impact to the residents of the area who lost properties to the wildfire
is severe and demands a prompt and coordinated response from both
levels of government, so that these residents will have certainty
around their rebuilding options
Flood Mitigation Request sent from Mayor Melissa Blake to Minister of Municipal Affairs and
Minister of Environment and Parks on August 18, 2016
Outlines a proposal to protect Waterways from ice jam flooding with demountable
walls
Asks that Waterways residents be allowed to rebuild to pre-existing construction
standards if the municipality enacts suitable flood mitigation measures that meet
provincial standards
Asks for assurance that Waterways will be eligible for Disaster Recovery Program
coverage if a flood occurs while the Municipality prepares the new flood mitigation
measures and if a flood elevation greater than the 1:100 event (or legislated
elevation) occurs
Asks for assurance that any regulations that may be enacted under the Municipal
Government Act or Emergency Management Act will not prevent residents from
rebuilding in the floodway or flood fringe areas without the need for extraordinary
flood proofing measures to individual structures, nor render residents ineligible for
funding under the Disaster Recovery Program, provided the municipality implements
acceptable flood mitigation measures for a 1:100 event (or other prescribed
elevation) within a reasonable time
Land Use Concerns: Bylaw 18/018 – Land Use
Bylaw Amendment to Repeal Bylaw 16/011
Bylaw 16/011 had the effect of preventing the start of rebuilding in
Waterways until the Chief Medical Officer of Health (CMOH) deems
those neighbourhoods fit for human habitation
Events since the passage of Bylaw 16/011 have shown the remaining
CMOH restrictions on habitation in these neighbourhoods need not be
an obstacle to the commencement of rebuilding
Recommended that Bylaw 16/011 be repealed
Following approval of development and building permits in Abasand
and Beacon Hill, residents can start pouring foundations and installing
pilings. Work in Waterways cannot begin until this bylaw has been
repealed
First Reading occurred on August 30th and the public hearing will be
held on Tuesday, September 20, 2016
Land Use Concerns: Bylaw 16/020 – Land Use
Bylaw Amendment – Wildfire Recovery Overlay
Overlay applied to portion of Waterways that lies above the flood hazard zone
Proposed Bylaw Seeks to accomplish the following:
Remove uncertainty caused by the present “discretionary use” designation of all lands in Abasand and Beacon Hill and much of Waterways
Make clear that in residential zones within the Overlay area those who wish to rebuild to the same building footprint that existed prior to the wildfire will not be denied a development permit to do so; and
Establish with certainty what a property owner – or a group of owners working together – must do in order to be assured of receiving development approval when a proposed rebuild is not to the same building footprint that existed prior to the wildfire
First Reading occurred on September 6th and the public hearing will be held on Tuesday, September 27, 2016
Land Use Concerns: Slope Stability
Areas in Waterways, particularly in the Cliff Avenue area may have
slope stability concerns
Section 62 of the Land Use Bylaw: Development Setbacks from Slopes
does require that geotechnical reports be submitted at the time of
the development permit application
Outstanding concerns about slope stability
Understanding of what happens in the wider area
What are the mitigation measures and costs associated with those measures
Internal Land Swap
Potential Areas for Internal Land Swap
Internal Land Swap
The Industrial Minerals Salt Plant was located on the property that was
the Outdoor Hockey Rink – this may lead to building concerns on this
lot and further site investigation would be required for this area to be
considered as a land swap area
46 vacant lots located outside the flood hazard area (may have slope
stability issues). Not all are owned by the Municipality
Location of Land Swap
Land would need to be serviced, if servicing not already available
Subdivision of lots may need to occur
Considerations to waive the build in place requirement in many Insurance Policies
External Land Swap
External Land Swap
Commercial development may be redeveloped as flood proofing
requirements only apply to habitable space
Location of Land Swap
Land would need to be accessible and serviced
Considerations to waive the build in place requirement in many Insurance Policies
Questions?