How building near Edmonton's river could mean more housing — and higher flood risk
CBC
A proposal to build several residential buildings up to 17 storeys, in the heart of Edmonton's river valley, stands out in more ways than one.
Beyond the height changing sight lines in the area, some Edmontonians also showed concern during community engagement because the structure lies within an identified flood plain.
It's a unique water-front proposal in a city that cherishes its river valley as a central green space that is largely undeveloped. It also raises questions about the risks of building so close to the water — and whether those are worthy trade-offs in exchange for more housing.
The project, submitted by Dub Architects on behalf of Five Oaks Inc., proposes three buildings that could reach 17 storeys and create up to 490 residential units. The land along 100th Street in the Rossdale neighbourhood includes the historic Rossdale Brewery, which the project plans to restore and integrate.
To build that tall, the land needs a rezoning, which will be discussed at a public hearing Monday. If approved, the rezoning would bring in extra environmental requirements, too.
A report submitted for the hearing outlines tension between the city's goals for housing and the potential flood risk.
"While this land already has zoning that would allow for urban development, increasing the intensity of this development in an ecologically important area where there are potential climate change flood risks is not necessarily aligned with the idea of climate resilience," the report says.
Alberta flood-mapping tools are used to determine what areas are most at risk. In those maps, a flood hazard area is divided into two zones: the floodway and the flood fringe.
That tells you what to expect in the event of a one-in-100-year flood, according to Evan Davies, a University of Alberta civil and environmental engineer who specializes in water resources.
The floodway will have fast-moving water that can be deep and destructive. The flood fringe will be shallower and less dangerous.
City administration worked with the applicant on their original proposal so the development falls outside the floodway. The three buildings are now "almost entirely outside the one-in-100-year flood line," the report says.
This means most of the project falls within the one-in-200 year flood zone, leaving a 0.5 per cent chance of flooding in any given year.
That's too close for comfort for organizations like the Edmonton River Valley Conservation Coalition, which would like to see the area protected.
"It's really risky to think that we understand what a flood could do in this area," said Kristine Kowalchuk, the organization's president.
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