Developers and builders struggling with possible building code changes

Miriam Ostermann
Times Associate Editor

 

Developers and builders are concerned about a decrease in demand to purchase homes in Strathmore with some threatening to withdraw their investments and business if the town implements changes to the building code to solve their 10-minute fire response dilemma.
Numerous builders and developers approached council during their regular council meeting on Nov. 4, arguing that imposing restrictions on layout and design, and additional costs to sprinkler systems and fire-rated sheeting could drive away businesses in an already difficult economic situation.
“There’s been more hearsay than anything in the last few weeks about what was being considered by the administration, what was being recommended by the fire department towards their response issue, the complexity of the validity of the Behr report, which I heard was theoretical tonight, there was a report brought to you and all of a sudden due to new data, a new investigation is now causing proverbial fighting in the hen house,” said Bill Turnbull, developer of Edgefield in Strathmore.
“Right now is one of the worst recessions I’ve seen and I’ve been in business since 1973. The housing business is on its back mainly based on the commodity price of oil. Nobody knows what the future’s going to hold. My builders, every day, tell me they can’t make sales. I have responsibilities financially to the institutions and banks, this is a domino right now that if things aren’t right, the right decisions are not made, Strathmore becomes less of a desirable place to live.”
Turnbull praised Strathmore for its amenities which he said add to Strathmore’s attractiveness, and speculated that the firefighters would probably love a full-time fire department, stating they had a hidden agenda – a comment to which Councillor Pat Fule later took offense and for which Turnbull apologized.
The issue of the 10-minute fire response time was brought to the forefront once again after the Strathmore Fire Department analysed their own data and found information that contradicts the Behr Energy Services report, which states that Strathmore can meet the provincially-required 10-minute fire response in most areas within the town, not including much of the land in the northwest part of town which includes Lakewood Meadows, Hill View and future development.
The Strathmore Fire Department presented council with the information that shows the department can’t meet the requirement 90 per cent of the time, which is necessary, but rather has only been able to arrive at the scene from the time of the dispatch call 18 per cent of the time. As it takes the volunteer-based fire department at least eight minutes to get to the fire hall, it was determined that the Behr report was flawed and the 10-minute response time could not be met.
Although council was presented with a few options, implementing changes to the building code, which has been in existence since 1981, would not protect its citizens, builders said.
“The whole purpose of the amended fire code for high intensity residential fire was to prevent the spread from building to building,” said Curtis Palmer, with Ovation Homes. “That’s what that does. It doesn’t prevent it, it slows it down so that it gives that volunteer fire department time to get there. Yes, if your house is on fire the people next door have a little more time. However, the people that are in that house, there is nothing in that house that’s helping them while it’s taking longer than 10 minutes for that fire department to get there.”
Palmer added that the changes to the homes are achievable but would not create desirable homes, therefore affecting sales and growth in Strathmore.
Many also pointed out the fact that home buyers may decide to purchase homes in other communities where they know their families are protected.
With sprinkler systems in residential homes costing anywhere from $9,000 to $15,000, Calgary-and-Edmonton-based builder ReidBuilt Homes is having a hard time justifying doing business in Strathmore. Although the town convinced the builder to come to Strathmore, who said the move already added additional costs, more restrictions are leaving them with a sour taste in their mouth.
“We made an educated decision when coming out to Edgefield in Strathmore,” said Dave Abbey with ReidBuilt Homes.
“This right now is a tough time to sell. I’m having a heck of a time competing with the existing market. It made it economically feasible for us to build in Strathmore. If changes are made, we’re not going to be able to do business out here any longer. That means me pulling my millions of dollars of investment out, hundreds of thousands of marketing and sponsorships. We want to be long-term partners, but we will not be able to make it fly if changes are made.”
Council is also taking into consideration the idea of a full-time fire department, phasing in a full-time fire department, and several other possible options. Builders and developers were assured, by council, that a decision will not be made lightly.