Thomson Flats Area Structure Plan
Melcor Developments Ltd. is in the process of creating an Area Structure Plan (ASP) for an area known as Thomson Flats. The area consists of five parcels covering 255.53 hectares (631.43 acres) and is located along the City’s southern boundary between Chute Lake Road to the west and Bellevue Creek to the East.
In the Official Community Plan (OCP), the lands are currently designated as ‘Future Urban Reserve’ and fall within the City’s permanent growth boundary.
On March 3, 2014, Kelowna City Council authorized the preparation of a two-phase ASP for a maximum of 1,400 housing units (800 units in phase 1, 600 units in phase 2.)
In May of 2016, the applicant, Melcor Developments Ltd., began work on phase one of the ASP process. They recently completed a number of technical studies and a Phase 1 Report summarizing the study results is available. An open house was held by the applicant on June 28, 2017. The results are summarized in their Open House Summary Report.
What's happening now?
The applicant team is now concluding the second and final phase of the ASP, and is preparing to submit their Draft Area Structure Plan report. Further public engagement opportunities are being provided in advance of submitting the report to the City for formal review.
In-person public engagement is not encouraged at this time due to the COVID-19 pandemic. In response, the applicant team has developed a robust online engagement approach that can be found at https://www.thomsonflats.ca.
Once the public engagement is complete, the applicant will submit the draft ASP, together with public feedback, to the City for formal review.
Should the draft ASP proceed after staff review, it will be submitted to Council for a final decision to endorse the plan and approve any related OCP changes. However, even if successful, these steps would not necessarily be enough for the applicant to proceed with development.
Before they can begin construction, the applicant will have to apply for rezoning, development permits, subdivision and building permits. Another public hearing would be required during the rezoning process, giving residents a further opportunity to review the project at a more detailed level.
What is an Area Structure Plan?
An Area Structure Plan is a long-range planning document that works with the OCP to provide direction for development. While the OCP provides a high-level vision for development of the city as a whole, an ASP provides more detailed guidance for a specific area. It allows land owners to work with City staff to figure out how development in the area can best meet City objectives. An ASP looks at issues like appropriate land uses, servicing (e.g. sewers and roads), environmental protection, hazardous conditions, form and character, parks and community resources, and heritage.
The OCP identifies specific areas within the city where an ASP is required. An ASP is expected to reflect the overall goals and policy direction of the OCP. While it is endorsed by Council, an ASP is not a bylaw. Once complete, key directions from the ASP are used to inform updates to City bylaws, such as the OCP and Zoning Bylaws.
For more information, contact:
City of Kelowna
Project Facilitator - WSP - representing land owners (Melcor Developments Ltd. and Canadian Horizons)