The draft Thunder Stone Junction Neighbourhood Area Structure Plan (NASP) is a statutory plan that, upon approval by Okotoks Town Council, will provide a policy framework to guide the development of approximately 190 ha (470.0) acres of land in north Okotoks as shown on the map below.

This is a Town-driven plan to facilitate further employment lands growth in a strategically-located part of Okotoks. The NASP is located within the North Point Area Structure Plan and Trilogy Plains Area Structure Plan on lands that are approved for future employment-related land uses.

The NASP will provide information on the proposed development layout, commercial/industrial area design requirements, open space and park design concepts, road infrastructure, utility servicing and the active transportation network for the area. Approval of this plan and development of this area will help spur additional employment opportunities for area residents as well as work towards diversifying the Town’s non-residential tax base.

Planning for long-term growth

• The Thunder Stone Junction Neighbourhood Area Structure Plan (NASP) provides a long-term framework to guide future development for employment opportunities in northeast Okotoks in a thoughtful, coordinated way.

Balanced mix of uses

• The plan supports a mix of employment, commercial and supportive uses, while carefully managing how development interfaces with existing neighbourhoods like Air Ranch. There are no residential uses proposed in this plan; this is why it does not include additional new school sites.

A flexible plan, not immediate construction

• Adoption of the NASP does not mean development happens right away. Development will occur over time and will be subject to further approvals, technical studies and future engagement. This is a very long-range plan and could take anywhere from 15-40+ years to build-out depending on landowner interest. The approval of this plan allows the Town to progress economic development opportunities and local job creation which supports the well-being of all Okotoks residents.

Strong focus on buffering and open space

• Based on feedback from the first round of community engagement, the plan significantly expands the linear green space buffer between Air Ranch and future employment areas, doubling the previously approved width. Municipal Reserve (MR) buffer area was included along the residential edge of Air Ranch given the higher number of homes. Interface policies were included for the areas adjacent to the agricultural/country residential lands to ensure the land uses are compatible. This includes landscaping and building massing/height requirements to mitigate privacy concerns and reduce noise and nuisance impacts.

Transportation planning is staged and coordinated

• The plan identifies future road connections and improvements, while recognizing that major infrastructure, such as the twinning of 32^nd Street (municipal responsibility) and the Highway 2/338^th Avenue interchange (provincial responsibility).
  

Engagement has shaped the plan

• Input from residents, landowners, businesses and other interested/impacted parties has directly influenced changes to the draft plan, particularly around buffering, land use transitions and mobility.

What is the Thunder Stone Junction Neighbourhood Area Structure Plan (NASP)?

The NASP is a long-range planning document that outlines how lands in the Thunder Stone Junction area (northeast Okotoks) could develop over time. It addresses land uses, transportation connections, open space, servicing and how development will integrate with surrounding areas.

Why is this plan being drafted?
Town of Okotoks Administration is working on this draft plan to increase employment lands within Okotoks. The main goal is to increase job opportunities within the community for residents. The other core goal is to expand the non-residential tax base which assists in paying for services town-wide that all residents utilize. This helps shift the assessment balance as increased non-residential development helps to pay for overall town services and infrastructure.

Does approving the NASP mean construction will start right away?
No. The NASP sets policy direction only. Any development would require separate applications, detailed technical studies (such as traffic, servicing and environmental assessments) and additional opportunities for public input.

What types of development are proposed?
The plan primarily supports employment and commercial uses, along with supportive infrastructure such as roads, utilities and open spaces. Detailed building design and exact uses would be reviewed at later stages through additional applications. A high degree of flexibility in employment-related uses is provided by design given the timespan of plan build-out and to promote innovation, economic opportunity and allow for more detailed reviews at the subdivision, redesignation and/or development permit stages of development.

Why is this plan needed now?
Okotoks is planning ahead to ensure future growth is well-managed. Having an approved plan in place allows the Town to respond to growth in a coordinated way, rather than on a site-by-site basis. Having this plan also improves Okotoks’ ability to attract businesses as it creates greater certainty.

What changes were made based on public feedback?
One of the most significant changes is the expansion of the linear green space buffer between the Air Ranch residential neighbourhood and future employment uses. The buffer is now double the width previously shown in earlier drafts, reflecting concerns raised during early engagement about separation, livability and transitions.

How will this area connect to the rest of Okotoks?
The plan identifies a future road network intended to support safe and efficient movement for vehicles, pedestrians, cyclists and people using and mobility aids or other forms of active transportation. Local and collector roads are planned to integrate with the broader transportation system as development occurs.

What about traffic, 32^nd Street, and Highway 2/338^th Avenue?
Traffic impacts are an important consideration.

Based on the current Transportation Master Plan (2020), 32^nd Street twinning is anticipated to be required in the 2035-2045 time horizon. The Transportation Master Plan is currently being updated to reflect current traffic and forecasted volumes based on anticipated growth which will provide updates to the timing and scope of recommended transportation upgrades.

Additionally, the Highway 2/338^th Avenue interchange is a future provincial project designed to improve safety and traffic flow at this key intersection. While construction is not immediate, the NASP and local road network are being planned to align with this future interchange. The Town continues to work with the province to ensure growth planning supports safe, coordinated connections to regional infrastructure.

How does this plan integrate with nearby neighbourhoods?
The plan includes:

• Expanded green space buffering between existing residential areas and additional policies for private development land in proximity to non-employment related uses
• Transitional land use policies to ensure effective and complementary adjacent land uses
• Road layouts that reduce cut-through traffic
• Policies that guide future development to be compatible with adjacent residential areas
• Consideration of future infrastructure, such as the twinning of 32^nd Street and the Highway 2/338^th Avenue interchange, to minimize impacts on existing neighbourhoods