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City of Fort St. John Zoning Bylaw No. 2470, 2019
The City of Fort St. John's zoning bylaw, which applies in Fort St. John. Our summary of its 4 single-detached, two-unit, manufactured home (R-4) and high-density multiple dwelling (RM-2) housing zones, read from the consolidation to 2026-08-24 and checked 2026-10-04. Its other zones aren't summarised here.
The zones side by side
| Zone | Homes allowed | Smallest lot for a subdivision | Lot coverage | Height limit |
|---|---|---|---|---|
| R-1 Single-Detached Housing | One house, with a secondary suite and up to two detached suites: at most 4 homes on a lot connected to City services, in at most 3 residential buildings, and the house must hold at least half the lot's residential floor area (ss. 8.3, 8.4, 4.20, 4.21). No duplex in this zone | 550 m², 15.0 m wide | 40%; at least 50% of the front yard left open | 11 m for the house (6.4 m wide at least); accessory buildings two storeys and 7.0 m, or the house's height if lower |
| R-2 Two-Unit Housing | One house or one duplex, each home with a secondary suite, and up to two detached suites: at most 4 homes on a lot connected to City services, in at most 3 residential buildings; a duplex must hold at least 30% of the lot's residential floor area (ss. 10.3, 10.4, 4.20, 4.21) | 550 m²; 18.0 m wide for a duplex, 15.0 m for a house | 40%; at least 40% of the front yard left open with a house, 30% with a duplex | 11.0 m for the house or duplex (6.4 m wide at least); accessory buildings two storeys and 7.0 m, or the main building's height if lower |
| R-4 Manufactured Home | One house (factory-built or not) or one duplex, each home with a secondary suite, and up to two detached suites: at most 4 homes on a lot connected to City services, in at most 3 residential buildings (ss. 12.3, 4.20, 4.21). Unlike R-1 and R-2, the zone sets no share of the floor area the house or duplex must hold | 550 m²; 18.0 m wide for a duplex, 15.0 m for a house | 40%; at least 40% of the front yard left open with a house, 30% with a duplex | 11.0 m for the house or duplex (4.8 m wide at least); accessory buildings two storeys and 7.0 m, or the main building's height if lower |
| RM-2 Multiple Dwelling Housing (High Density) | Apartments, townhouses, triplexes and fourplexes, at most 155 homes per hectare; a house on R-1's rules, or a duplex or semi-attached home on R-2's (ss. 15.2, 15.3). A secondary suite only with a house or duplex (s. 4.20); detached suites are listed, but the bylaw's cap of two names other zones (s. 4.21), so how many a lot here may have is unclear: ask the City | 900 m², 24.0 m wide for buildings up to 10.5 m (3 storeys); 1,670 m², 36.5 m wide for taller ones (s. 15.3) | 75% (s. 15.3) | The zone's table sets no height limit, though its lot sizes and setbacks step up past 10.5 m and 21 m, so the limit for a tall building is unclear: ask the City (s. 15.3). A fourplex is two storeys at most (its definition, s. 3); main building 6.4 m wide at least; accessory buildings two storeys and 7.0 m, or the main building's height if lower (s. 4.18) |
"Not set" means the zone itself sets no figure; general rules elsewhere in the bylaw may still apply. Each zone's page has its uses, setbacks and the general rules that apply to it.
Where the bylaw is unclear
Points we couldn't settle from the bylaw's text. Ask before you rely on them.
- R-1, R-2, R-4: The density rule counts 4 homes on a lot connected to City services; how many a lot without them may have the bylaw doesn't say, so that is unclear: ask the City.
- R-4: The parking table lists R-4 under both 2 spaces and 1 space per house (s. 5.8, Table 4), so how many a house here needs is unclear: ask the City.
- RM-2: Townhouses must meet the RM-3 zone's rules and generally face the road (s. 15.4.4). A house, duplex or semi-attached home follows R-1's or R-2's rules (s. 15.2); whether that includes their smaller lot size is unclear: ask the City.
Site-specific exceptions listed in the bylaw by legal description can add or change uses for one property, and development permit areas, the ALR and building rules apply on top. Confirm with the City of Fort St. John's planning department before you buy or build.
Source: City of Fort St. John Zoning Bylaw No. 2470, 2019 (summarised in our words); zone map: Open Government Licence – City of Fort St. John.