In a recent decision, Calgary city councillors opted to revisit proposed development restrictions in areas deemed high-risk for flooding, following significant public feedback. The Infrastructure and Planning Committee’s vote indicates a commitment to engaging with residents, particularly those in Bowness, who expressed concerns about new regulations that could affect their property rights and development opportunities.
Proposed Changes Spark Community Concern
The city administration’s proposal aimed to align local regulations with updated flood hazard mapping released by the province last year. Among the critical updates are the introduction of the “high hazard flood fringe,” where flood waters are deeper and faster, and the “protected flood fringe,” which is safeguarded by permanent barriers capable of withstanding a one-in-a-hundred-year flood event.
Frank Frigo, the head of environmental management at the City of Calgary, explained that the new maps reflect enhanced flood risk assessments and the city’s ongoing efforts to improve flood resilience through various mitigation projects over the past decade. “Since 2013, 70 per cent of the risk that we have in Calgary has been eliminated by engineered investments that are now in place,” he stated, suggesting that many properties could potentially fall under less stringent regulations.
However, the proposed restrictions on developments in the high hazard flood fringe areas have raised alarms among residents. The regulations would prohibit new density additions, limit living spaces below the flood elevation, and disallow increases in building footprints. Most notably, these restrictions would particularly affect Bowness, with lesser impacts noted in Bridgeland and certain industrial and park lands along the Bow River.
Voices from the Community
About a dozen residents from Bowness voiced their worries during the committee meeting, particularly those living along the riverfront. Many argued that the proposed regulations could hinder their ability to renovate or expand their homes. Jean Woeller, representing the Bowness Responsible Flood Mitigation Society, voiced her frustrations, stating, “The city doesn’t regulate what you can do in your home, but they’re proposing to do that. We feel that’s an overreach.”
Others, like Jason New, echoed these sentiments, questioning the fairness of enforcing such restrictions on homeowners who have yet to redevelop their properties. “Is it reasonable to ask a person that has a 750-square-foot house to rebuild on that exact same footprint?” he asked.
Frigo defended the regulations, emphasising the need to balance public safety with development, noting that increased construction in flood-prone areas could exacerbate risks for adjacent properties.
A Call for Compromise
The decision to refer the proposed regulations back for further public engagement was initiated by Ward 1 Councillor Kim Tyers. She highlighted the necessity of balancing “property rights” with a cautious approach to flood risks. “I hope that administration can sit down with these people and come to a compromise,” she remarked, recognising the need for effective flood mitigation without overly restricting development.
Contrasting views emerged from other councillors. Ward 4 Councillor DJ Kelly regarded the situation as an “insurance issue,” suggesting that property owners should have the liberty to build if they can secure insurance coverage. Conversely, Ward 8 Councillor Nathaniel Schmidt defended the proposed restrictions as the result of extensive engagement over three years, as a response to evolving provincial guidelines.
The Bowness Responsible Flood Mitigation Society has a history of opposing city council decisions, including previous plans for a flood berm along the Bow River. Instead, they advocate for upstream mitigation strategies akin to the Springbank Off-Stream Reservoir project, which has successfully reduced flood risks in the Elbow River basin. Woeller stated, “The mapping and these bylaws, to me, are a symptom of the greater problem. We need to keep the water out of the city limits, and we do that with greater upstream storage on the Bow River.”
The Path Forward
The provincial government is currently working on an expansion and relocation of the Ghost Reservoir, with city officials noting that this project could take a decade to come to fruition. Mayor Jeromy Farkas stressed the urgency of addressing flood risk, noting, “We cannot be waiting more than 20 years since the flood of 2013 to be able to get this built.”
As discussions continue, the city faces the challenge of balancing flood safety with the rights and needs of its residents. The outcome of this dialogue will determine how Calgary approaches development in flood-prone areas and may set a precedent for future urban planning strategies.
Why it Matters
The decisions made in Calgary regarding flood risk development restrictions are not just local concerns; they reflect broader challenges faced by communities in flood-prone regions across Canada. Striking a balance between safety and property rights is crucial as climate change intensifies weather events and increases flood risks. This case illustrates the importance of involving communities in shaping policies that affect their homes and livelihoods, ensuring that all voices are heard in the quest for sustainable and resilient urban development.
