Kelowna skyline (Image Credit: City of Kelowna)

By Vernon Matters Staff

Density Overhaul

Kelowna revamps density bonus rules

Mar 4, 2026 | 10:11 AM

Kelowna is overhauling its density bonus program and revising how building heights are tracked across the city.

Under the new rules, developers can only use density bonuses for towers of eight storeys or taller in the urban core. All contributions from these projects will now go directly to the city’s affordable housing fund, removing the previous option to fund streetscape improvements or other public amenities.

The city is moving building height maps from the Official Community Plan into the zoning bylaw. The updated maps will clearly show both base heights and possible bonus heights, giving developers and the public a better picture of what can be built.

Downtown buildings could rise from 12 storeys to as high as 19 with bonuses, while zones like Capri-Landmark and midtown may see heights reach 17 storeys. Outside the urban core, buildings near transit corridors will generally top out at six storeys, with a four-storey limit elsewhere.

Any increases beyond these limits will require council approval through development variance permits or site-specific amendments. City planners say the changes aim to simplify the rules and direct developer contributions to support Kelowna’s growing demand for affordable housing.

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