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 2016, the applicant, Melcor Developments Ltd., began work on phase one of the ASP process. It recently completed a number of technical studies and is preparing a summary report. The applicant is responsible for consulting with stakeholders and providing opportunities for public involvement throughout the planning process in accordance with legislative requirements (e.g. Local Government Act, City of Kelowna bylaws) and urban planning best practices.
Residents are encouraged to be part of the process. The applicant is holding an open house on June 28, 2017 at the Okanagan Mission Community Hall, 4409 Lakeshore Road, from 4 p.m. to 7 p.m. (See the developer's invitation here.)
Once the applicant has addressed any outstanding issues from phase one, they will begin work on the second and final phase of the ASP. Once the applicant has completed both phases, the ASP will be submitted to Council, which will decide whether or not to endorse the plan and give approve any related OCP amendments. However, even if successful, these steps would not be enough for the applicant to proceed with development.
Before it 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 an 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:
Long Range Policy Planning Manager - City of Kelowna
Project Manager - WSP - representing land owners Melcor Developments Ltd. and Canadian Horizons