Boomtown hustles to keep up with breakneck growth
Jac MacDonald, Freelance
FORT McMURRAY - With $20 billion slated for oilsands investment this year alone, job-wise, housing-wise and business-wise, there can be no doubt Fort McMurray is on fire.
“It’s exciting. There’s lots of action. People have a pretty good attitude,” says Milly Quark, president of the Fort McMurray Real Estate Board.
However the immensity of development may be lost on many Albertans and Canadians.
The $20 billion represents more money than will be invested in manufacturing in the rest of Canada this year and a sum that is almost double the annual rate of the previous few years.
It’s a staggering amount as companies work hard to extract energy from the world’s second-largest oil deposit from lands north and south of this city of 65,000.
Despite the pressures, the city is working hard to become a wonderful place to raise a family, with the $140-million MacDonald Island Redevelopment Project underway, and a new sports complex recently opened by Keyano College.
New suburbs and modern new homes are going up quickly, and land is being readied for new houses of worship, including a Catholic church and a mosque.
The stereotypical partygoer at a downtown tavern is less representative of Fort McMurray than busy families with a growing quality of life, or a single older mobile worker who can be found reading a book over coffee at Tim Hortons, says local businessman Dave Kirschner.
Statistics back up Kirschner’s observation. Most of the 25,000 mobile workers living in camps at oilsands construction projects or in the city, are men aged 35 or older. More of them are married than the Alberta average, a 2007 study shows.
But this is a place with housing and infrastructure pressures. Even for a real estate agent, the price of a single family house is getting to be too much. It reached a record high of $654,622 in February, Quark says.
Canada Mortgage and Housing Corporation forecasts prices will rise eight to 10 per cent this year.
People are buying homes and renting out bedrooms for $1,000 a month to help out with the payments, she says.
“We have got land in the works but the infrastructure can’t keep up. We can’t get the services in and out to the builders quick enough,” she says.
More land is needed yesterday for servicing and development to keep up with a population that is conservatively expected to grow to 100,000 within three years, says Jacob Irving of the Athabasca Regional Issues Working Group, the local voice of the oilsands industry.
Fort McMurray will soon overtake Red Deer as the third-largest city in the province, so it needs to be building 5,000 housing units a year to move toward conservative growth estimates. It is only building 2,000 a year at present, Irving notes.
Mayor Melissa Blake puts land for housing and commercial space at the top of her wish list. She’s pushing the province to release two large areas of land — Saline Creek and North Parsons — for development this year.
“We want to have two pieces going at the same time so we don’t find ourselves so far behind in the future,” Blake says.
Jeff Penney concurs. Wood Buffalo’s 33-year-old manager of economic development, a Newfoundland expatriate, knows what he is talking about.
On the job since last July, Penney and his wife are among those shopping for a home in a market with fewer than 200 listings.
Already thousands are believed to be living in illegal basement rooms and suites. Two-bedroom condos rent for $3,000 a month and the average house rents for $4,000.
People with salaries in the six figures aren’t coming out that much ahead when you factor in the costs of real estate.
But people can still gain, because this is the land of opportunity, residents say.
Plans and construction abound for building and development to increase quality of life in and around Fort McMurray. They include a new bridge over the Athabasca River, and $100 million for an enlarged airport to help cope with an average 195 flights a day — 70,802 flights a year — at Fort McMurray airport last year.
One of those is a daily return Air Canada flight to Toronto, added in 2007.
“We are hoping to proceed this year with a huge expansion, including another runway, a brand-new terminal building three times the size of the current one, and a car park,” says Sally Beaven, spokesperson of Fort McMurray Regional Airport.
A new sports complex on MacDonald Island called the MacDonald Island Redevelopment Project is underway.
It will be the largest recreational facility in Alberta when it is completed next year, with pool, water park, fitness centre, library, four curling rinks, two arenas and two indoor soccer pitches.
It will join the new $36-million Keyano College Sport and Wellness Centre, with two new indoor soccer pitches and a basketball court, completed in September of 2007.
There’s also a second water treatment plant underway. Highrise apartment buildings are started. Others are on hold for lack of sewage capacity and labour.
Other projects underway include the twinning of Highway 63 south of Fort McMurray. Overpasses are needed to speed traffic in and out of the bustling Thickwood and Timberlea neighbourhoods.
And it’s all prompted by oilsands plants going 24-7 north and south of town.
Some plants are so big they have huge camps of workers on site and their own runways to accommodate large jet aircraft.
After much discussion, work camps (the municipality prefers to call them project accommodations) were also permitted inside city limits for workers at major construction projects such as the MacDonald Island redevelopment.
The regional municipality includes other smaller communities where more housing is also needed; places such as Anzac, a half-hour south of town, where many work at the Conoco Phillips and Opti-Nexen projects.
Not only housing is needed. Retail and commercial space is pinched as well, Penney says.
Quark gets six to 10 calls a week from merchants looking for retail and commercial space.
“I just tell them it’s very hard to find. I can’t promise them anything. It comes up and it’s gone before it goes.
Health issues are also among the area’s challenges, in no small part because the estimated 25,000 mobile workers living in camps around Fort McMurray put extra demand on health facilities with 32 per cent of emergency room visits in 2007.
The province should quickly address infrastructure needs in the municipality and the development of the province’s oilsands resource, including studying the feasibility of a new town to be built north of Fort McMurray to serve workers of more far-flung oilsands operations, says the Radke report.
As well, the province needs to inject $45 million for 600 units of affordable housing in Fort McMurray, says the report, which was issued in December.
“It may be unreasonable in any event to expect the municipality to fund the full cost of basic municipal infrastructure to support the massive oilsands projects which benefit the entire province,” it said.
“Things came fast and government doesn’t work fast,” Kirschner says.
Like any community, there are also social needs. Homeless shelters are run by the Salvation Army and by the municipality at Marshall House. There is also a day shelter and a food bank.
The five First Nations and seven Métis settlements in the region are also eager to get a piece of the economic action. In 2006, aboriginal companies secured $412 million in oilsands-related business.
The Northeast Aboriginal Business Association mentors new aboriginal businesses and secures new business for members, says general manager Cheryl Alexander.
For example, the association showcased its 85 aboriginal members and 106 associate members at an exhibition at the Sawridge Inn and Conference Centre last week, Alexander says.
The challenge for aboriginal business sometimes is to work out subcontracting arrangements to get started because they don’t have the initial capacity and equipment to take on a contract on their own, she says.
But the economy is working for the 5,000 aboriginal people in the region. “One chief told me: ‘Everybody who wants to work is working,’ ” she says.
BY THE NUMBERS
OILSANDS IMPACT IN THE REGIONAL MUNICIPALITY OF WOOD BUFFALO
- 2008 operating costs to rise to about $12.5 billion, construction capital costs to rise to $20 billion, most of which will be spent in Wood Buffalo.
- 2012 operating costs to rise to
$18 billion, construction capital costs to decline to $18 billion, most of which will be spent in Wood Buffalo.
- Construction capital costs forecast to take a slight decline in 2012 due to higher provincial royalty regime.
- New operations jobs estimated to rise from about 8,500 new jobs in 2008 to 13,700 new jobs in 2012, all in the Wood Buffalo region alone.
- Urban population in Fort McMurray area conservatively forecast to rise from 65,169 in 2006 to over 100,000 in 2010. Figures do not include the 25,000 workers now estimated to be in work camps, hotels/motels/illegal suites.
- Value of contracts to aboriginal companies in 2006 was $412 million.
- Contributions to aboriginal communities in 2006 was $3.7 million.
- Half of mobile/transient workers are over 35 years old, and the majority of those are over 45 years old.
- Over half of mobile workers live in Alberta and 56 per cent are from the greater Edmonton area.
- Mobile workers’ spending in Fort McMurray is estimated at $150 million in 2007.
- Mobile workers put extra demand on health facilities with 32 per cent of emergency room visits in 2007.
- Males make up 92 per cent of mobile workers.
- About 54 per cent of mobile workers are married, and the largest single age group are those aged 44 or over at almost 30 per cent.
- Mobile workers from elsewhere in Canada make up 44 per cent of mobile workers, and 22 per cent of them come from Newfoundland.
- Estimated spending in Fort McMurray by mobile workers rose from $84.1 million in 2006 to $150.6 million in 2007.
Source: Jacob Irving, executive director, Athabasca Regional Issues Working Group; 2007 Surveys and Reports
Story From The Edmonton Journal