Background + History

The Thomson Flats lands encompass 255.53 hectares (631.43 acres) and are currently designated as “Future Urban Reserve” within the City of Kelowna’s permanent growth boundary.  Collectively, Melcor Developments Ltd., Canadian Horizons, and the Schwerdtfeger’s own the lands.  In November 2013, Melcor Developments Ltd. formally requested authorization from City of Kelowna Municipal council to proceed with the preparation of an area structure plan for Thomson Flats.  Kelowna City Council authorized the preparation of an area structure plan in March 2014.

Objective Statement

Melcor Lakeside Inc. and Canadian Horizons is currently following a City of Kelowna mandated process to prepare an area structure plan.  It is the intent of Melcor and Canadian Horizons to develop an area structure plan that is environmentally sensitive, attractive, and reflects the character of the Mission neighbourhood.

Share the results of the Thomson Flats preliminary background study as it relates to the potential land development of Thomson Flats

Seek input, comments, and feedback from local area residents and stakeholders residents that may help our project team develop an Area Structure Plan;

Speak with area residents, answer your questions, and discussing the potential for Thomson Flats to ensure an understanding of our intentions;

What is an Area Structure Plan?

An Area Structure Plan (ASP) is a statement of what a specific neighborhood / area wants to achieve and how it will grow and evolve in terms of the social, economic, and environmental realms.  Area structure plans address a level of neighbourhood planning greater than household size but smaller than that of a city.  The resulting planning document provides the framework for making future decisions about how a municipality should allocate resources within a defined area or boundary, identify what kinds of development activity is appropriate, and how the development will be serviced (i.e. water, drainage, sanitary sewer, transportation).

Project Values + Objectives

Community
Natural Environment
Economic Vitality
Sensitive Development Approach
Social Well-being

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  • Align potential development with the Mission neighbourhood accepted vision, goals, and objectives
  • Promote appropriate built form and site design
  • Promote social well-being and quality of life
  • Respect existing conditions, history, and heritage
  • Encourage appropriate development within sensitive interface areas
  • Promote environmentally sensitive development
  • Apply an environmentally-based driven site planning process
  • Promote site development that is compatible with adjacent land use
  • Avoid unnecessary vegetation removal

 

Environmental

Beckingham Environmental Ltd. was retained to complete an environmental inventory and provide broad direction towards potential development located within the study area. The purpose of the environmental analysis is to provide a complete environmental inventory, impact assessment and strategies with other disciplines to guide proposed development in a responsive environmental manner.   This includes, but is not limited to:
Ecosystems – bio terrain, terrestrial eco-system mapping, sensitive ecosystem inventory
Wildlife – key habitat feature inventory, bat survey, nocturnal owl survey, pond breeding amphibian and painted turtle survey, breeding bird survey
Aquatic – Bellevue Creek, Rembler Creek, Jake Smith Lake, riparian analysis.

Geotechnical

WSP conducted a reconnaissance of Thomson Flats to identify geotechnical conditions and hazards, as well as hydrogeological features that may indicate potential hydrogeologically sensitive areas (HSA).  The geotechnical review was specifically intended to identify evidence or indications of potential geotechnical surface conditions, geotechnical hazards, and hydrogeologically significant areas.

Traffic + Transportation

WSP was retained to complete a traffic impact assessment (TIA).  The objective of the TIA is to identify improvements to the transportation system needed to: a) maintain a satisfactory level of service; b) acceptable level of safety; and c) ensure appropriate access provisions.
In undertaking the TIA, WSP’s comprehensive work program encompasses a multi-phased study process, including developing a terms of reference to the City’s satisfaction.

Next Steps + Information

Our project team will be busy reviewing all input received at the open house.  We will consider this information as we move ahead with the design and development of the ASP.  The ASP will be presented at a second open house (date to be determined) where the community will have an opportunity to comment.  Following the second open house, our intention is to refine the ASP and submit to the City of Kelowna for review and consideration.
You may also choose to visit the City of Kelowna information webpage:
https://www.kelowna.ca/our-community/planning-projects/long-range-planning/thomson-flats-area-structure-plan

For more information, please contact Davin A. Shilong, WSP at 250.469.7735.

Project Stakeholders