The preferred approach is to constructing new flood mitigation and enhancing existing berms, in addition to limiting development below 250m, while at the same time introducing enhanced flood provisions in the Land Use Bylaw For more information regarding the downtown evaluation, continue reading below. Taiga Nova and the surrounding area along Highway 63 employs a considerable number of people, as it is comprised entirely of commercial and light industrial lands. In its present location, it provides services for the oil industry (i.e. Diversified bussing, ACDEN head offices, lodging for visitors, and equipment rental). It consists of 15 medium to large-scale businesses on 81 private parcels. Many can be found lining both sides of Highway 63, but the majority are located in an eco-industrial park with high architectural and site design standards. Out of the 81 properties in this area, 42 were impacted by the 2020 flood. Flood mitigation includes an existing berm flanking the Taiga Nova Eco-Industrial Park, but further improvement to the berm may be necessary. Key Points Flood mitigation currently exists around the Taiga Nova Eco-Industrial Park, but the broader area along the shoreline of the Athabasca River is not included in the Municipality’s current Flood Mitigation Strategy and lacks any structural protection. The stretch of Highway 63 between Taiga Nova and the Confederation Way interchange is also within the 1:100 flood level, presenting a threat to mobility in the event of a significant flood. New berms and enhancement of the existing Taiga Nova berm are expected to cost at least $25.2 million, based on current market conditions. No residential uses, but it consists of 81 private properties and is home to 65 businesses and hundreds of employees. 35 businesses impacted by the flood reported having almost 700 employees pre-flood. 66 private properties (81% of the total) are below the 250m elevation, of which 42 (52%) were affected by the 2020 flood. 15 private properties (19% of the total) are above the 250m elevation, of which none were affected by the 2020 flood. Proposed Approach for Taiga Nova & Area The preferred approach is to construct new flood mitigation and enhance existing berms, in addition to limiting development below 250m, while at the same time introducing enhanced flood provisions in the Land Use Bylaw. The Taiga Nova Eco-Industrial Park is already protected by a berm, and further structural protection and enhancements could be provided. However, as it would only withstand a 1:100-year flood event, it is advisable to resist further intensification of areas below 250m to avoid substantial further increases in damage should the berm fail or be overtopped. The Land Use Bylaw provisions should apply up to a higher flood elevation (such as the 1:200) so that new development above 250m can be afforded a higher degree of protection from a flood event that exceeds the 1:100. Portions of Taiga Nova and the surrounding area lie below the 250m contour, and a significant amount of investment has been made there in recent years. Existing development would be grandfathered but, to provide owners some flexibility, they could be permitted to make interior changes and minor exterior modifications, provided the exterior modifications do not exceed a maximum threshold (so as to limit future damages). New buildings would not be permitted below the 250m contour. While buyouts offer greater community resiliency, the extraordinary cost of even a buyout of lands below 250m is very expensive and could place the Municipality in financial risk. Per capita costs of a buyout below 250m amount to at least $4,337 and to almost $6,000 for a full buyout, likely making both objectionable to taxpayers. The CSA 31000-10 requires treatment options to be assessed with a view to whether any new risks arise from the selected option; selecting such an option would present financial risk with potentially negative consequences on the quality of life of all local residents and businesses, not just those in the flood hazard areas. A full buyout also creates an array of consequences, including a significant change in traffic patterns. The only shovel-ready industrial and commercial land available to accommodate the businesses in Taiga Nova & Area are on the south side of Fort McMurray. This would require employees – many of whom may live in Parsons Creek, Timberlea and Thickwood – to travel south to the other end of Fort McMurray, increasing their commute times and even the chances of a traffic accident. Since prohibiting new development below 250m will sterilize vacant parcels, it could be viewed as a form of down-zoning. Consequently, the Municipality may have to consider buying out those vacant parcels. Should buyouts be undesirable, the second preferred approach could be continuing with the flood mitigation project and introducing Land Use Bylaw provisions that require all new development to adhere to flood-proofing measures (i.e. raising utility rooms, mechanical equipment and habitable or occupiable space) within a prescribed flood level. That flood level could be increased from the minimum 1:100-year standard to a higher standard such as the 1:200 if desired. Doing so would ensure that at least a minimum level of additional protection is offered, reducing full reliance on the berm (deriving too much comfort from the presence of a berm or any other structural protection is known colloquially as the “levee effect”). The proposed policy for Taiga Nova & Area is to maintain the area’s role as northern Fort McMurray’s primary industrial area, home to many industrial support services critical to the success of the oil sands, Fort McMurray and the region. Opportunity exists to set a higher standard for the flood level, i.e. 1:200, which is more in keeping with minimum standards throughout the rest of the country and would increase community resiliency for those areas above the current 1:100. Potential future uses will be more of the same: commercial and industrial. What degree of residual risk remains from overland flooding? Risk of flooding still remains since no properties are being removed from the hazard area. Flood mitigation is only being constructed to the 1:100-year level, so it is only a matter of time before the berm is overtopped by a higher flood event or suffers a failure. Land Use Bylaw provisions are only intended to protect sensitive mechanical systems, and require habitable floor space to be above the 250m level; they will not necessary protect the building from being flooded, so damage will still likely occur to interior spaces, particularly on the ground level. What was the cost of the risk reduction? The cost of this treatment option is estimated to be at least $25.2 million. This cost is largely attributable to constructing new flood mitigation along the Athabasca River, and enhancing the existing berm at Taiga Nova. While this estimate considers existing conditions, design and construction work, it is only an estimate and is subject to change once more detailed study has taken place. What new risks (if any) are generated by the risk treatment? No new known risks are anticipated. Discussion Points within this forum: Do you agree that constructing new flood mitigation and enhancing existing berms, in addition to limiting development below 250m, while at the same time introducing enhanced flood provisions in the Land Use Bylaw is the best solution for Taiga Nova? Why or Why not? Have you talked to your neighbours about your preferred approach? What did they say? Were you in agreement?From your perspective, is there anything that you feel was missed in the evaluation? From your perspective, is there anything that you feel was missed in the evaluation (found in the report here)?