Zoning Bylaw No. 12375

Section 14.14 - Density and Height

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Last Updated: 
September 26, 2022
Zoning Bylaw - Section 14.14 - Density and Height chapter image header
Section 14.14 - Density and Height
14.14 Density and Height
Section 14.14 Density and Height
m = metres / m2 = square metres
ZonesMin. Density (if applicable) & Max. Base Density FAR .1, .7Max. Public Amenity & Streetscape Bonus FARMax. Rental or Affordable Housing Bonus FARMax. Base Height .1, .7Max. Height with Bonus FAR
C10.75 FARn/an/a3 storeys & 12.0 mNo additional height
C20.9 FAR, except 1.0 for HotelsAn additional 0.25 FAR .3An additional 0.3 FAR for rental only projects or affordable housing .33 storeys & 12.0 mOnly Hotels qualify for an 3 additional  storeys & 12 m .3
CA1Min. Density for lots fronting a Transit Supportive Corridor and with a lane = 4.75 units per 1,000 m2 and a min. 1,050 m2 lot area .5, .9
 
Min. Density for lots fronting a Transit Supportive Corridor and without a lane = 3.1 units per 1,000 m2 and a min. 1,600 m2 lot area .5, .9
 
Max. Base FAR = 1.6 FAR except 1.8 FAR when lot is fronting a Transit Supportive Corridor .9
  
See Underground Parking Base FAR Adjustments .12
An additional 0.25 FAR .3An additional 0.3 FAR for rental only projects or affordable housing .33 storeys & 12.0 m for lots less than 1,050 m2
   
4 storeys & 18.0 m for lots 1,050 m2 or greater
  
6 storeys & 22 m for any lot size fronting a transit supportive corridor .4
3 additional storeys & 12 m .2, .3
or
6 additional storeys & 22  .3, .6
VC1Cook Truswell Village Centre = 1.5 FAR .9
 
Lakeshore Village Centre = 1.5 FAR except 1.75 FAR when lot is fronting a transit supportive corridor .9
 
Glenmore Village Centre = 1.8 FAR .9
 
Guisachan Village Centre = 1.5 FAR, except 1.8 FAR when lot is fronting a transit supportive corridor .9

University Village Centre = 1.5 FAR .9

Black Mountain Village Centre = 1.8 FAR .9

The Ponds Village Centre = 1.5 FAR .9
  
See Underground Parking Base FAR Adjustments .12

An additional 0.25 FAR .3An additional 0.3 FAR for rental only projects or affordable housing .3Cook Truswell Village Centre = 6 storeys & 22 m
 
Lakeshore Village Centre = 4 storeys & 18 m except 6 storeys & 22 m when lot is fronting a transit supportive corridor
  
Glenmore Village Centre = 6 storeys & 22 m
  
Guisachan Village Centre = 4 storeys & 18 metres except 6 storeys & 22 m when lot is fronting a transit supportive corridor
  
University Village Centre = 4 storeys & 18 m

Black Mountain Village Centre = 6 storeys & 22 m

The Ponds Village Centre = 4 storeys & 18 m

No additional height
UC1 (Downtown)The areas are identified in Map 4.1 within the OCP (UC1 Downtown)
For areas identified as PARK = 0.5 FAR .9

For UC1a – Arena properties = 5.0 FAR .9

For areas identified as 3 storeys = 1.5 FAR .9

For areas identified as 6 storeys = 1.8 FAR .9

For areas identified as 12 storeys = 3.3 FAR .9

For areas identified as 20 storeys = 5.9 FAR .9

For areas identified as 26 storeys and up = 7.2 FAR .9

See Underground Parking Base FAR Adjustments .12

For areas identified as PARK = no bonus .3

For UC1a – Arena properties = no bonus .3

For areas identified as 3 storeys = no bonus .3

For areas identified as 6 storeys = 0.25 additional FAR .3

For areas identified as 12 storeys = 0.5 additional FAR .3

For areas identified as 20 storeys = 0.75 additional FAR .3

For areas identified as 26 storeys = 1.5 additional FAR .3

See additional rental sub-zone bonus

An additional 0.3 FAR for rental only projects or affordable housing .3  
 
For rental only projects or projects with affordable housing .3 that are 12 storeys and taller the FAR bonus rate is 0.05 FAR per storey .10

For areas identified as PARK = 2 storeys

For UC1a – Arena properties = 12 storeys & 44 m

For areas identified as 3 storeys = 3 storeys & 12 m

For areas identified as 6 storeys = 6 storeys & 22 m

For areas identified as 12 storeys = 12 storeys & 44 m

For areas identified as 20 storeys = 20 storeys & 73 m

For areas identified as 26 storeys and up = 26 storeys & 95 m

For areas identified as PARK = No additional height

For UC1a – Arena properties = No additional height

For areas identified as 3 storeys = No additional height

For areas identified as 6 storeys = No additional height

For areas identified as 12 storeys = 3 additional storeys & 12 m .3

For areas identified as 20 storeys = 5 additional storeys & 19 m .3

For areas identified as 26 storeys = 14 additional storeys & 52 m .3

UC2 (Capri / Landmark)The areas are identified in Map 4.3 within the OCP (UC2 (Capri / Landmark)
For areas identified as PARK = 0.5 FAR .9
 
For areas identified as 3 storeys = 1.5 FAR .9

For areas identified as 4 storeys = 1.5 FAR .9

For areas identified as 6 storeys & UC2gg zoned lots = 1.8 FAR .9

For areas identified as 12 storeys = 3.3 FAR .9

For areas identified as 18 storeys = 4.9 FAR .9

For areas identified as 26 storeys = See CD26 Zone for details

See Underground Parking Base FAR Adjustments .12

For areas identified as PARK = no bonus

For areas identified as 3 storeys = no bonus .3

For areas identified as 4 storeys = no bonus .3

For areas identified as 6 storeys & UC2gg zoned lots = 0.25 additional FAR .3

For areas identified as 12 storeys = 0.5 additional FAR .3

For areas identified as 18 storeys = 0.7 additional FAR .3

For areas identified as 26 storeys = no bonus .3

An additional 0.3 FAR for rental only projects or affordable housing .3 
 
For rental only projects or projects with affordable housing .3 that are 12 storeys and taller the FAR bonus rate is 0.05 FAR per storey .10
For areas identified as PARK = 2 storeys

For areas identified as 3 storeys = 3 storeys & 12 m

For areas identified as 4 storeys = 4 storeys & 18 m

For areas identified as 6 storeys & UC2gg zoned lots = 6 storeys & 22 m

For areas identified as 12 storeys = 12 storeys & 44 m

For areas identified as 18 storeys = 18 storeys & 66 m

For areas identified as 26 storeys and up = See CD26 Zone for details

For areas identified as PARK = No additional height
  
For areas identified as 3 storeys = No additional height

For areas identified as 4 storeys = No additional height

For areas identified as 6 storeys & UC2gg zoned lots = No additional height

For areas identified as 12 storeys = 3 additional storeys & 12 m .3

For areas identified as 18 storeys = 4 additional storeys & 16 m .3

For areas identified as 26 storeys = No bonus .3

UC3 (Midtown)The areas are identified in Map 4.9 within the OCP (UC3 Midtown)
For areas identified as PARK = 0.5 FAR .9

For areas identified as 6 storeys = 1.8 FAR .9

For areas identified as 12 storeys = 3.3 FAR .9

For areas identified as 18 storeys = 4.9 FAR .9

For site specific areas = See Section 14.15 Site Specific Parcels

See Underground Parking Base FAR Adjustments .12

For areas identified as PARK = no bonus .3

For areas identified as 6 storeys = 0.25 additional FAR .3

For areas identified as 12 storeys = 0.5 additional FAR .3

For areas identified as 18 storeys = 0.5 additional FAR .3

For site specific areas = See Section 14.15 Site Specific Parcels .11

An additional 0.3 FAR for rental only projects or affordable housing .3 
 
For rental only projects or projects with affordable housing .3 that are 12 storeys and taller the FAR bonus rate is 0.05 FAR per storey .10, .11
For areas identified as PARK = 2 storeys
 
For areas identified as 6 storeys = 6 storeys & 22 m

For areas identified as 12 storeys = 12 storeys & 44 m

For areas identified as 18 storeys = 18 storeys & 66 m

For site specific areas = See Section 14.15 Site Specific Parcels

For areas identified as PARK = No additional height
  
For areas identified as 6 storeys = No additional height

For areas identified as 12 storeys = 3 additional storeys & 12 m .3

For areas identified as 18 storeys = 4 additional storeys & 16 m .3

For site specific areas = See Section 14.15 Site Specific Parcels .11

UC4 (Rutland)The areas are identified in Map 4.7 within the OCP (UC4 Rutland)
For areas identified as PARK = 0.5 FAR .9
 
For areas identified as 4 storeys = 1.6 FAR .9

For areas identified as 6 storeys = 1.8 FAR .9

For areas identified as 12 storeys = 3.3 FAR .9

See Underground Parking Base FAR Adjustments .12

For areas identified as PARK = no bonus .3 

For areas identified as 4 storeys = 0.5 additional FAR .3

For areas identified as 6 storeys = 0.5 additional FAR .3

For areas identified as 12 storeys = 0.5 additional FAR .3

An additional 0.3 FAR for rental only projects or affordable housing .3 
 
For rental only projects or projects with affordable housing .3 that are 12 storeys and taller the FAR bonus rate is 0.05 FAR per storey .10
For areas identified as PARK = 2 storeys
 
For areas identified as 4 storeys = 4 storeys & 18 m

For areas identified as 6 storeys = 6 storeys & 22 m

For areas identified as 12 storeys = 12 storeys & 44 m

For areas identified as PARK = No additional height
  
For areas identified as 4 storeys = 2 additional storeys & 8 m .3

For areas identified as 6 storeys = 3 additional storeys & 12 m .3

For areas identified as 12 storeys = 3 additional storeys & 12 m .3

UC5 (Pandosy)The areas are identified in Map 4.5 within the OCP (UC5 Pandosy)
For areas identified as PARK = 0.5 FAR .9
 
For areas identified as 3 storeys = 1.5 FAR .9

For areas identified as 4 storeys = 1.6 FAR .9

For areas identified as 6 storeys = 1.8 FAR .9

For areas identified as 8 storeys = 2.35 FAR .9

For areas identified as 14 storeys = 3.9 FAR .9

See Underground Parking Base FAR Adjustments .12

For areas identified as PARK = no bonus .3

For areas identified as 3 storeys = no bonus .3

For areas identified as 4 storeys = 0.1 additional FAR .3

For areas identified as 6 storeys = 0.25 additional FAR .3

For areas identified as 8 storeys = 0.3 additional FAR .3

For areas identified as 14 storeys = 0.5 additional FAR .3

An additional 0.3 FAR for rental only projects or affordable housing .3 
 
For rental only projects or projects with affordable housing .3 that are 12 storeys and taller the FAR bonus rate is 0.05 FAR per storey .10
For areas identified as PARK = 2 storeys

For areas identified as 3 storeys = 3 storeys & 12 m

For areas identified as 4 storeys = 4 storeys & 18 m

For areas identified as 6 storeys = 6 storeys & 22 m

For areas identified as 8 storeys = 8 storeys & 31 m

For areas identified as 14 storeys = 14 storeys & 52 m

For areas identified as PARK = No additional height
  
For areas identified as 3 storeys = No additional height

For areas identified as 4 storeys = No additional height

For areas identified as 6 storeys = 2 additional storeys & 8 m .3

For areas identified as 8 storeys = 3 additional storeys & 12 m .3

For areas identified as 14 storeys = No additional height

I11.2 FARn/an/a3 storeys & 16.0 mNo additional height
I21.5 FAR .8n/an/a16.0 m .7No additional height
I30.75 FARn/an/a18.0 m, except 26.0 m for accessory structuresNo additional height
I40.4 FARn/an/a18.0 m, except 26.0 m for accessory structuresNo additional height
P12.0 FARn/an/a6 storeys & 22.0 mNo additional height
P21.0 FARn/an/a3 storeys & 13.5 mNo additional height
P30.1 FARn/an/a10.0 mNo additional height
P4n/an/an/a10.0 m, except 23.0 m for accessory structuresNo additional height
P50.5 FARn/an/a6 storeys & 22.0 mNo additional height
HD12.2 FARn/an/aSee Map 14.15.2 – HD1 height for max building heightsNo additional height
HD21.4 FARAn additional 0.25 FAR .3An additional 0.3 FAR for rental only projects or affordable housing .32 storeys & 10.0 m storey for single detached housing

5 storeys & 16.5 m for apartment housing & health services

1 additional storey & 4 m .3
W1n/an/an/an/aNo additional height
W2n/an/an/a10.0 m / 2 storeysNo additional height
FOOTNOTES (Section 14.14):
.1 When referencing maximum base FAR and maximum height regulations the “areas” referenced are the building height maps outline within the City of Kelowna’s Official Community Plan.
.2 The maximum height of 3 additional storeys & 12 metres only applies in situations where:
(a) Lots are located fronting a collector or arterial road; &
(b) Lots are within 400 m of transit stop; &
(c) The abutting lots are not zoned RR1, RR2, RU1, RU2, RU3, RU4, or RU5.
.3 The Public Amenity & Streetscape bonus density and additional height may apply if payment is made as per Section 6.8.2 Density Bonus. The Rental or Affordable Housing bonus density and additional height may apply if secured as described in Section 6.8.3 Density Bonus.
.4 The maximum height for hotels is permitted to be 12 storeys & 39 m only in situations where:
(a) Lots are fronting a Provincial Highway; and
(b) the abutting lots are not zoned RR1, RR2, RU1, RU2, RU3, RU4, or RU5; and
(c) lots are within the Regional Commercial Corridor Future Land Use Designations as outlined in the OCP.
.5 For the purpose of calculating minimum densities the amount of commercial area considered as a unit will be measured at 1 unit per 125 m2 of commercial GFA.
.6 The maximum height of 6 additional storeys & 22 m only applies in situations where:
(a) Lots are located fronting a Transit Supportive Corridor &
(b) Lots are within 400 m of transit stop; &
(c) Lots are within 500 m of an Urban Centre; &
(d) Lots must be fronting one of these roads: Clement Avenue, Gordon Drive, a Provincial Highway, Spall Road, Enterprise Way, or Springfield Drive.
.7 Except the maximum base FAR and height may be different on an individual lot basis as identified in Section 14.15 Site Specific Regulations
.8 The maximum FAR is increased to 3.0 for lots fronting onto one of these streets: Bay Avenue, Brent Avenue, Clement Avenue, Crowley Avenue, Ellis Street, Ethel Street, Gaston Avenue, Gordon Drive, Guy Street, Laurel Avenue, Recreation Avenue, St. Paul Street, Trench Place, Vaughan Avenue, or Weddell Place.
.9 The base FARs are derived from the base height regulation. Therefore, the base FARs remain constant even if an owner successfully applies for a Development Variance Permit or Board of Variance order to the base heights.
.10 For example: a 12 storey rental project would have a 0.6 FAR bonus and a 26 storey rental project would 1.3 FAR bonus.
.11 These parcels identified in Map 14.15.1 do not qualify for any density or height bonusing except the rental bonusing provisions.
.12 If eighty percent (80%) of the parking provided on-site is located underground (below finished grade) then the base FAR is increased by 0.25 FAR.