Future renovations to the St. Albert Senior Citizens’ Club could sink along with the possibility of other downtown development if the city incorporates revised flood plain elevations into its land-use bylaw.
The city is currently studying how a new flood plain elevation would affect development in the Sturgeon River valley, a situation that was initiated earlier this year at the request of seniors’ club officials. The club wants to redevelop its site on TachĂ© Street, but has questions about whether that’s allowed given flood plain restrictions.
St. Albert’s land-use bylaw governs development restrictions within the 1:100-year flood plain. Those restrictions could cover a wider area if the city formally adopts flood plain elevations recommended by the Big Lake flood basin study.
The study, commissioned by seven municipalities in the Sturgeon River watershed and endorsed in principle by council in 2007, recommends a flood plain elevation that’s higher than the land-use bylaw. The task force elevation of 653.68 metres was recommended by a provincial flood risk strategy, and includes an extra metre in safety elevations.
The city is trying to determine whether those extra safety levels should be incorporated into the land-use bylaw.
Up to 19 downtown buildings, covering 30 hectares would be affected if the task force’s full flood plain elevation with extra safety and freeboard elevations are included. Only seven buildings covering 19 hectares would be affected if the city only adopts the new elevation minus the one-metre safety and freeboard elevations.
Depending on which elevation is chosen, expanding or re-building facilities like the seniors’ centre would be a flat out no, said planning and engineering general manager Neil Jamieson. The city would not be required to compensate landowners if their land was rendered undevelopable.
The city has broached the issue with other task force members but so far has not been able to come to terms on a consistent level. A report to city council Monday suggests following the new elevation only would provide “reasonable protection” to existing developed lands in St. Albert.
“We are trying to find a happy medium — maybe increase the flood elevation somewhat, but still allow some flood proofing to meet that new elevation,” said Jamieson. “Throughout the downtown build up, we have a decision to make on what elevation to choose and what flood mitigation measures we will ask to do. We feel it’s a lot easier to protect undeveloped land than existing buildings.”
Following an extreme flood in 1974, Alberta Environment conducted a flood plain study that set the current 1:100-year fringe.
In response, the city and developers filled some areas on the north and south sides of the river. A dyke was also constructed along the south bank of the river from the CN trestle east to St. Albert Trail, which paved the way for the development of the seniors centre.
The principles of the Big Lake study show the proposed 1:100-year flood plain elevation would spill over the dykes, leaving buildings such as the seniors centre under water.
The city hired a consultant to review flood principles following the seniors’ club’s request.
Council will make a final decision about the flood plain elevation by next August.
