Zoning & Policy | Bylaw 12375
City of Kelowna Zoning Bylaw 12375: RU and MF Zone Rules
The City of Kelowna zoning bylaw is Zoning Bylaw No. 12375, adopted on September 26, 2022; the version on the City's site is consolidated to May 5, 2026. It allows up to 4 homes per lot in the RU1, RU2 and RU3 zones and up to 6 in the MF1 zone, all at 11.0 m and 3 storeys. Council adopted the amendments for Bill 44 small-scale multi-unit housing and Bill 47 transit oriented areas on March 18, 2024 (City of Kelowna). This page lists the RU and MF zones a multiplex project uses, the numbers for each, and the rules that sit in other bylaws.
Key Takeaways
- ✓Bylaw 12375 was adopted September 26, 2022 and amended March 18, 2024 for SSMUH and TOA. The City's copy is consolidated to May 5, 2026.
- ✓RU1, RU2 and RU3 allow up to 4 dwelling units per lot (Section 11.6); MF1 to MF4 and TS1 are the multi-dwelling zones in Section 13.
- ✓MF1 "Infill Housing" allows up to 6 ground-oriented units per lot in the Core Area, at 11.0 m and 3 storeys.
- ✓DCCs, FireSmart, Step Code and floodplain rules sit in separate bylaws and policies.
- ✓Use the Residential Zones Quick Reference PDF as a scan tool, but confirm everything against the full bylaw before spending design money.
Single & Two-Dwelling Zones (RU)
The RU series is where most Kelowna infill projects start. Since the March 18, 2024 amendments, RU1, RU2 and RU3 each permit up to 4 dwelling units per lot, including townhouses and stacked townhouses. Every RU zone sets a 3.0 m front yard. With 3 or more units, site coverage of buildings may reach 55% (40% otherwise) and the rear yard is 3.0 m, or 1.5 m on a lane (Section 11.5).
| Zone | Name | Housing Allowed | Density and Height | Lot Size and Notes |
|---|---|---|---|---|
| RU1 | Large Lot Housing | Single detached, duplex, semi-detached, townhouses and stacked townhouses | Up to 4 dwelling units per lot; 11.0 m and 3 storeys | New lots: 450 m² and 16.5 m wide (15.0 m with a lane). Site coverage 40%, or 55% with 3 or more units. |
| RU2 | Medium Lot Housing | Single detached, duplex, semi-detached, townhouses and stacked townhouses | Up to 4 dwelling units per lot; 11.0 m and 3 storeys | New lots: 350 m² and 13.0 m wide (12.0 m with a lane). Side yard 1.5 m. |
| RU3 | Small Lot Housing | Single detached, duplex, semi-detached, townhouses and stacked townhouses | Up to 4 dwelling units per lot; 11.0 m and 3 storeys | New lots: 255 m² and 8.5 m wide, with access to a side or rear lane. Side yard 1.2 m. |
| RU5 | Multiple Suburban Housing | Several single detached homes or duplexes on one serviced lot | 9 dwelling units per 1,000 m² | New lots: 4,000 m² and 40.0 m wide. Townhouses are not a permitted use in RU5. |
Source: Kelowna Zoning Bylaw 12375 and the Residential Zones Quick Reference (City of Kelowna PDF).
Multi-Dwelling Zones (MF)
Section 13 of the bylaw covers the MF zones. MF1 is the multiplex-specific zone. MF2 is townhouse. MF3 and MF4 step up to low-rise and mid-rise apartment forms. If your lot sits in MF3 or MF4, you are above the SSMUH tier and the economics look very different (Section 13 overview).
| Zone | Name | Housing Allowed | Density and Height | Lot Size and Notes |
|---|---|---|---|---|
| MF1 | Infill Housing | Ground-oriented infill in the Core Area | Up to 6 dwelling units per lot; 11.0 m and 3 storeys | New lots: 350 m² and 13.0 m wide (400 m² and 15.0 m on a corner). |
| MF2 | Townhouse Housing | Ground-oriented multiple housing, mostly townhouses | 1.0 FAR; 11.0 m and 3 storeys | New lots: 900 m² and 20.0 m wide. |
| MF3 | Apartment Housing | Apartments up to 6 storeys | 18.0 m and 4 storeys (1.3 FAR), or 22.0 m and 6 storeys (1.8 FAR) on a Transit Supportive Corridor | New lots: 1,400 m² and 30.0 m wide. An apartment zone, above the multiplex scale. |
| MF4 | Transit Oriented Areas | Infill housing up to 6 storey apartments | 2.5 FAR; 22.0 m and 6 storeys | New lots: 1,400 m² and 30.0 m wide. |
How the SSMUH Amendments Layer On Top
What Changed
On March 18, 2024 Council adopted the zoning amendments for small-scale multi-unit housing. The City's summary: up to 4 units on one lot in suburban areas, and up to 5 or 6 in core areas, where more than 4 units will only be possible on a limited number of large lots that can fit enough parking (City of Kelowna). In the bylaw that is 4 dwelling units per lot in RU1 to RU3 and 6 in MF1.
What Did Not Change
Setbacks, height limits, lot coverage, and site-specific design rules in the base zone still apply. SSMUH unlocks the unit count; it does not waive the envelope. If 4 units physically cannot fit under the RU2 setback and height rules, you are back to a variance request, which sits outside the Infill Fast-Track path.
What Bylaw 12375 Does NOT Cover
The zoning bylaw is not the whole story. These four categories live in separate instruments and routinely surprise builders who underwrite off the zoning summary alone.
FireSmart / Wildfire Interface Standards
Wildfire construction requirements live in FireSmart Kelowna and the BC Building Code, not in the zoning bylaw. A lot can be SSMUH-eligible and still face significant FireSmart constraints.
Development Cost Charges (DCCs)
DCCs are set by DCC Bylaw 12420 — a separate bylaw. Bylaw 12375 tells you what you can build; 12420 tells you what the infrastructure charges will be at building permit.
Energy Step Code and Zero Carbon Step Code
The Step Code requirements are adopted under the BC Building Code and the City's Energy Step Code policy. Kelowna's HDD is 3,715 and the overheating 26 °C rule applies regardless of zoning.
Mill Creek Floodplain Restrictions
Flood Plain Bylaw 10248 restricts the buildable envelope on floodplain parcels. This sits on top of 12375 and can override the base zone's setback assumptions.
The Two Documents You Actually Need
Authoritative
Zoning Bylaw No. 12375 (PDF)
The full text. Use this for any number you plan to underwrite off — setbacks, height, coverage, parking, variance rules.
Quick Scan
Residential Zones Quick Reference (PDF)
A side-by-side summary of the RU zones. Good for parcel screening. Never use it alone for underwriting — confirm everything against 12375.
Best For
- ✓ Parcels on RU2 or RU3 above 280 m² where the base-zone envelope comfortably accommodates 4 units.
- ✓ Core Area lots zoned MF1 where the bylaw was purpose-written for ground-oriented multiplex form.
- ✓ Projects that fit within the base zone's setback, height, and lot coverage rules without variances.
Usually Fails When
- ✕ The SSMUH unit count requires variances to the base-zone envelope and the builder wants the Fast-Track path.
- ✕ The lot is in MF3 or MF4 and the builder tries to force SSMUH logic into an apartment-zoned parcel.
- ✕ The bareland strata covenants on an RU5 lot prohibit infill even when Bill 44 allows it.
What To Verify Before Spending Money
- → The zone and any site-specific text amendment against the current Bylaw 12375 PDF.
- → How the March 18, 2024 amendments changed the unit count ceiling for your specific zone.
- → Whether your design fits the base-zone envelope or will need a variance — variances kill Fast-Track.
Frequently Asked Questions
When did Kelowna adopt Zoning Bylaw 12375?
What is the difference between RU and MF zones?
How many homes can I build on an RU1 lot in Kelowna?
What does the MF1 zone add that the RU zones do not?
Can I build a townhouse on an RU2 lot?
Where do I find the official setbacks, height limits, and lot coverage numbers for my zone?
Official Sources Referenced
Screen Your Kelowna Lot for Multiplex
Enter any Kelowna address to check SSMUH unit count, zoning, frequent-transit bonus eligibility, and whether the Infill Fast-Track path applies.