Quebec government adopts flood zone special order
As of yesterday, the provincial government’s ‘special planning/intervention zone’ order (ZIS in French) entered into effect, regulating the compensation packages and rebuilding rules for victims of spring flooding in Quebec, as well as imposing a moratorium on any new construction in high velocity floodplains (0-20 years) for a period of 18 months.
North Hatley is on the list of municipalities where the ZIS is now in effect, tabling a proposed condo development, in the works for over two years.
The ZIS was tweaked slightly following province-wide public consultations held on July 10 to get feedback from the population regarding the draft order.
The preoccupation of citizens who attended the Townships consultation was the proposed condo development in North Hatley, slated to be built in a high velocity floodplain.
North Hatley Mayor Michael Page spoke at the consultation, asking that his municipality be excluded from the ZIS based on studies done by the town over the last few years and a secure flood management plan developed for the condo project.
Others in attendance applauded the halt on construction, suggesting the ZIS should be extended to include all municipalities in the province with a flood zone.
Ultimately, the changes made to the ZIS applied mainly to the spring flood victims, amending the way property values are determined, and allowing neighbourhoods to apply collectively for reconstruction permits.
The Quebec federation of Municipalities (FQM) released a statement regarding the adopting the order yesterday. While recognizing the improvements made to the ZIS following the public consultations, the FQM pointed out two stipulations they would have liked to see included.
FQM President Richard Lehoux told The Record he was concerned that the order offers a timeline of 30 days to consider collective requests for derogations, but for individual home owners affected by flooding, no timeline is included.
“They should have the same timeline,” Lehoux said, considering it unfair to have different rules for individual and collective requests.
He also pointed out that there were a number of municipalities on the ZIS list that did not flood in the spring and don`t understand why they are included.
Lehoux said there should be a stipulation allowing municipalities for whom the main purpose of the ZIS does not apply to withdraw from the list.
North Hatley Town Manager Daniel Décary applauded the Quebec government for reacting so quickly to the flooding, which affected thousands across the province. “We can only salute that,” he said. However, as one of the municipalities that did not flood this past spring but is under the ZIS order, Décary said North Hatley can only work to demonstrate, within the shortest delay possible, that the town already answers to all the requirements listed in the order that apply to it.
“I still believe it is feasible,” Décary said, regarding the proposed condo development.
While the final plan has not yet been confirmed, the development was expected to include the construction of a number of buildings, several stories high, with a possibility of over 200 condos and apartments.
“North Hatley has done its homework like a model student,” he said, adding that they already have an approved flood management plan that is ready to be put into action.
“The flood zone in North Hatley would be safer than it has ever been if we were to apply these orientations,” commented Décary.
“We have one more challenge in front of us,” he said.
Like the other obstacles and challenges the town has faced with the proposed development, Décary said the ZIS is another occasion to demonstrate that the project fits the rigorous requirements of building in a floodplain.