On Tuesday evening, council is holding a public hearing and the second and third readings of a proposed by-law to create a development moratorium for Abasand, Beacon Hill, and Waterways.
Administration is recommending holding off on allowing building permits to be approved for those areas because they sustained significant damage in the wildfire.
“Well over half of the structures in all three of these areas were destroyed or severely damaged, and a great deal of ash and debris remains on the ground at this time,” reads a staff report on the moratorium. “Consequently there remain significant risks to public health and safety in the Affected Areas and it is undetermined at this time when it will be safe to re-inhabit the undamaged residences within these neighborhoods.”
Administration said it’s also unknown exactly how long it will take to do a complete demolition and cleanup of damaged structures, taking into account special handling and disposal of hazardous substances may be needed and there is a high volume of debris to be managed.
“Given the nature and scope of the damage to the Affected Areas, and the as yet unanswered questions around when it will be safe to return to undamaged houses in the Affected Areas or to commence the process of rebuilding houses destroyed or damaged by fire, it is reasonable for the Municipality to impose a temporary moratorium on issuance of development permits in the Affected Areas, with the exception of permits to demolish, clean up or remove building foundations,” the report reads.
Originally, staff recommended the moratorium be imposed for 90 days but the Wood Buffalo Recovery Committee is now asking that the moratorium be in place for as long as there are health and safety concerns. That could be less than the 90 day period or it could be far longer.
“Public health and safety is and must always be the paramount concern of any level of government,” the report reads.
The committee argues that any concerns above health and safety about the viability of re-development aren’t sufficient to impose the moratorium and override the normal market forces that drive development generally.
The moratorium would not prevent people doing demolition or clean-up work in the areas and would only stifle development and new builds.
Contractors with permission to work on demolition and cleanup where permits have been issued will be allowed inside the restricted areas to do their work. Access is being restricted by the RMWB after the provincial state of emergency is lifted and will come up for review in mid-July.
Offsite Levy Subsidy Program
Council will be looking at extending a subsidy program for non-residential development in the urban service area.
It would see the levy subsidized by 60 per cent up to December 31, 2018.
The move was suggested by a delegate at a January meeting of council and is intended to help spur development and investement in the community.
Previously, there was a 60 per cent subsidy of offsite levies in the lower townsite. That incentive program initially had an expiry of December 31, 2012 and has been extended twice with a current expiry date of December 31, 2016 as several developments were approved as a result of the subsidy.
The program has also successfully helped launch development in rural hamlets after it was approved there as well.
Other business
A verbal update on the close out the Regional Emergency Operations Centre and the Alberta Wildfire Overview Narrative. There is no report attached to the update at this point but it is expected to be published following the council meeting.
As well, Council will get an update on the 2016 Fiscal Management Strategy which will look at the plan for property taxes for the year and the framework for future operating and capital budget development.
Council has already approved waiving any late fees for property taxes up to December 31, 2016.
