Small-Scale Multi-Unit Housing

• These changes are aimed at addressing supply, diversity and affordability of housing long term.
• The City has updated its Zoning Bylaw to meet the Provincial requirements while taking a ‘Neighbourhoods First’ approach to maintain West Kelowna’s neighbourhood character.
• Regulations to meet legislation in West Kelowna’s Zoning Bylaw are zone specific and as such, developers and property owners must consult the City’s Zoning Bylaw prior to creating development plans.
• ‘Plex’ (or Townhouse) style development under SSMUH is only permitted in certain areas while other building configurations are focused on forms already seen throughout traditional single family properties in the community.

More information on Bill 44 and SSMUH

Single-family detached homes are becoming out of reach for many residents in communities across British Columbia and given that 70-85% of privately held residential land in BC is allocated for single-family detached housing (Source: Provincial Policy Manual & Site Standards), many residents are struggling to find housing that meets their needs. The current approach to zoning regulations in BC is limiting the diversity of housing required to meet the actual housing needs resulting in the supply of needed housing falling farther behind.

In November 2023, the Provincial government passed legislation known as Bill 44 which contained several regulatory requirements aimed at increasing housing supply, creating more diverse housing choices, and over time contributing to more affordable housing across BC. The legislation requires all municipalities in BC to update their zoning bylaws to permit ‘Small-Scale Multi-Unit Housing’ on properties traditionally zoned for single family homes.

In West Kelowna, these requirements have resulted in the need to update our Zoning Bylaw to permit between 3 and 4 units on most traditional single family zoned lots.

What does SSMUH look like in West Kelowna?

The City’s Zoning Bylaw has been updated to align with provincial legislation to permit additional dwelling units as of right on lots zoned traditionally for single family homes, also known as Restricted Zones in the legislation. Council approved changes to the City’s Zoning Bylaw at its Regular Meeting on May 21, 2024. The Zoning Bylaw was updated in accordance with the legislation to permit the following on residential lots (meeting certain criteria):

• Up to 3 units on lots lesser than 280m2 in size; and
• Up to 4 units on lots greater than 280m2 in size.

An analysis of all lots in the City was completed to determine where changes would apply in the city given the criteria outlined in the legislation and Provincial Policy Manual. The policy manual provided guidance on best practices for implementing SSMUH and the City took this into consideration when updating zones. The following combinations of unit types (3 - 4 units) have been permitted on certain residential lots in West Kelowna under the new regulations to reflect a ‘Neighbourhoods First’ approach recognizing the balance between providing housing and maintaining the unique character of the City’s neighbourhoods:

• Single Detached Dwelling w/ Secondary Suite and Carriage House (3-units)
• Single Detached Dwelling and Carriage House w/ Secondary Suite (3-units)
• Duplex w/ Secondary Suite (3-units)
• Townhouse in select zones only (3-units)
• Single Detached Dwelling w/ Secondary Suite and Carriage House w/ Suite (4-units)
• Duplex w/ Secondary Suites (4-units)
• Townhouse in select zones only (4-units)

For more information on what can be built under the new regulations, please see the Small- Scale Multi-Unit Housing Bulletin.

Development Regulation Considerations

In order to facilitate SSMUH development, site level regulations were amended in the Zoning Bylaw including reduced parking requirements in select zones for secondary suites and carriage houses based on best practices. Other development regulations such as lot coverage, heights and setbacks have become more permissive or stayed the same to facilitate the prescribed forms outlined above. Subdivision regulations such as lot frontage and minimum parcel sizes remained the same.

• Building Permits
  • Required for all SSMUH developments in the City and additional off-site utility upgrades may be required. The City’s Development Cost Charges (DCC) Bylaw may also be applicable dependent on the building configurations chosen. Please contact the Development Engineering Department for any utility servicing or DCC questions.
• Development Permits
  • Required for all townhouse style developments (3+ units) as per our Official Community Plan which will evaluate form and character, site layout and other design elements related to the small-scale multi-unit housing development. Projects may be subject to additional environmental development permits.

Important note: While each zone impacted by the new legislation may permit additional units, property specifics, development regulations, utility servicing and other development considerations may limit development potential and unit configuration on a property. Not all housing forms noted above are permitted on all lots. It is important to know the zoning of your property and consult the City’s Zoning Bylaw for specific development regulations prior to making development plans. If you have questions, please contact us!

More information and important links

• City of West Kelowna Bylaws Page
• Provincial Policy Manual
• SSMUH Bulletin
• City of West Kelowna Bulletins and Forms Page