City of Langley

1 20393 Fraser Hwy: zoning and what you can build

1 20393 Fraser Hwy is a strata property in City of Langley, with 3 units on shared land. It is zoned C3 (Entertainment and convention). Sources: City of Langley Zoning Bylaw, 2025, No. 3300, section C3, and City of Langley lot records downloaded October 28, 2026.

Homes allowed

This is a strata property: the land is shared by the owners of its 3 units, so a count of new homes does not apply to one unit.

Zone

C3 Entertainment & Convention

Lot size

Shared strata land

What the public records say about this lot

Municipality: City of Langley
Neighbourhood: Douglas
Strata units: 3
Plan number: BCS1615
Other addresses on this lot: 2 20393 Fraser Hwy, 3 20393 Fraser Hwy
Agricultural Land Reserve: Outside the reserve
Urban containment boundary (Metro Vancouver): Inside
Official Community Plan land use (City): Transit-Oriented Core
Flood construction level area (City): Outside

Zone C3

What zone C3 allows

A zone for a combined hotel, convention centre and gaming facility, with related uses, in the Transit Oriented Core area of the Official Community Plan.

What the zone allows

Hotels (tourist accommodation), convention centres and gaming. (section C3, 1. Permitted Uses)
As accessory uses: retail sales, personal services, recreation facilities, cultural facilities, places to eat, offices, liquor primary establishments and parking facilities. (section C3, 1. Permitted Uses)
Restaurants, banks and other businesses in C3 may not have a drive-in or drive-through. (section 2.4 i))

Lot size for new lots

New lots must be at least 4,047 m² (43,562 sq ft). The zone sets no minimum frontage. (section C3, 2. Lot)

How much of the lot buildings may cover

The main building may cover at most 95% of the lot. (section C3, 5. Lot Coverage)

Floor area and density

Floor area may be at most 5.5 times the lot area (5.500 FAR). (section C3, 3. Density)
Above the top of the 10th storey, each floor may be at most 750 m² (8,073 sq ft), and no building may be longer than 30 m (98 ft). (section C3, 6. Floorplate)
FAR (floor area ratio) is the total gross floor area of all buildings on the lot divided by the lot area. Where land is taken from the lot for public use, FAR is worked out on the lot area before the taking. (section 1.3 Floor Area Ratio)
Gross floor area is measured to the inside of the outer walls. It leaves out elevator shafts and stairwells, balconies, decks, patios and roofs, crawlspaces, basements and parkades, mechanical rooms above ground, and storage and bicycle parking areas. (section 1.3 Gross floor area)

Height

Main buildings may be up to 46 m (151 ft) high, or the height the AZR allows for Langley Regional Airport, whichever is less. (section C3, 4. Height)
The zone sets no height limit for accessory buildings. (section C3, 4. Height)
The Airport Zoning Regulation (AZR) is the federal rule that sets the most a building may rise within 4,000 m (13,123 ft) of Langley Regional Airport. (section 1.3 AZR)
Height in metres is measured from the top of the first storey floor to the ceiling of the top storey. (section 1.3 Height (b))
Fences may be at most 2.5 m (8 ft 2 in) high. (section 2.3 b) iv))
The height limits do not apply to monuments, hydro towers, flag poles or telecommunication aerials. (section 2.3 b) ii))

Distance from the property lines

Main buildings up to the top of the 10th storey: at least 2 m (6 ft 7 in) from the front lot line and from a side lot line on a street (3 m (9 ft 10 in) for storeys with homes), and 0 m (0 in) from the rear and interior side lot lines. (section C3, 6. Setbacks and note *)
For storeys with homes, the rear distance is 2 m (6 ft 7 in) on a lane and 6 m (19 ft 8 in) otherwise. (section C3, 6. Setbacks, note **)
The interior side distance of 0 m (0 in) holds to the top of the 8th storey. It is 6 m (19 ft 8 in) above the 8th storey, and where the lot is next to a residential use set back 6 m (19 ft 8 in) or more. (section C3, 6. Setbacks, note +)
Above the top of the 10th storey: at least 2 m (6 ft 7 in) from the front lot line and from a side lot line on a street (3 m (9 ft 10 in) for storeys with homes), and 12.5 m (41 ft) from the rear and interior side lot lines. On a lane, the rear and street side distances are 8.5 m (27 ft 11 in). (section C3, 6. Setbacks and note ^)
Marquees and canopies may reach into a setback if they stay at least 1 m (3 ft 3 in) back from a line straight above the curb and their underside is at least 2.5 m (8 ft 2 in) above the ground. (section 2.4 f) iii))
Basements must be at least 2 m (6 ft 7 in) from the front lot line and from a side lot line along a street. Swimming pools may not sit in the front setback. (section 2.4 f) iv))
No building or structure may be built within 30 m (98 ft) of the natural boundary (the usual high water mark) of a Class A watercourse, 15 m (49 ft 3 in) of a Class B watercourse, or 5 m (16 ft 5 in) of a Class C watercourse. The Schedule B map in the bylaw gives each watercourse its class. A different distance may apply where a Qualified Environmental Professional sets one and the Province accepts it. (section 2.3 f) i) and ii))
These watercourse distances do not apply where the lot's subdivision was approved with a stream-side study and the building follows the covenant on title, or where a development permit for protecting nature sets where the building goes. (section 2.3 f) iii))
If the lot fronts a provincial highway and the Ministry of Transportation and Transit asks for a larger front setback than this bylaw, the Ministry's setback applies. (section 2.3 d))

Parking

Commercial uses need 2.5 spaces per 100 m² (1,076 sq ft) of gross floor area, or 1.5 per 100 m² (1,076 sq ft) in the University District land use. In the Core and Shoulder areas of the Official Community Plan the rate is 1.5 per 100 m² (1,076 sq ft), and 2.0 per 100 m² (1,076 sq ft) for a business over 1,000 m² (10,764 sq ft) in the Shoulder area. (section 3.7)
In the area outlined on the map in Section 3.6, commercial parking is 1.0 space per 100 m² (1,076 sq ft) of gross floor area, and required commercial spaces may be reduced by paying the City $40,000 for each space not provided. (section 3.6 c. and d.)
Convention centres and gaming facilities need 1.0 space per 15 m² (161 sq ft) of gross floor area. (section 3.7)
Parking for uses other than homes may be on another lot within 160 m (525 ft), if that lot is zoned for it or held for it by a covenant on title. (section 3.2 a.)
Commercial, industrial and institutional uses need at least 2 Level 2 electric car chargers, and 20% of the other spaces need power outlets for future chargers. Hotels and motels need a Level 2 charger at every space. (section 3.4 g.)
Bicycle parking: 0.1 secure spaces per 100 m² (1,076 sq ft) of gross floor area for staff, plus 6 visitor spaces per lot. (section 3.8 b) 2.)
Each commercial or industrial building needs 1 loading space. A building with both apartments and commercial space needs at least one loading space for each use. (section 3.9 b))

Other rules

An auction house must be in an enclosed building with a sprinkler or fire suppression system that meets the BC Building Code and NFPA standards. (section C3, 11. Other Regulations)
At least 5% of the homes on the lot must have 3 or more bedrooms. This does not apply to congregate housing, student housing, seniors care facilities or seniors-oriented buildings. (section 2.4 k))
Landscaping follows Section 4: trees, shrubs or a fence at least 1.2 m (3 ft 11 in) high along any lot line next to a lot zoned for different uses; a planted or paved strip at least 1 m (3 ft 3 in) wide along the front lot line and any side lot line on a street; a screen at least 1.2 m (3 ft 11 in) high for parking within 6 m (19 ft 8 in) of a street; screens for loading areas, open storage and garbage containers; and a planted strip at least 3 m (9 ft 10 in) wide along a provincial highway. (section 4.1)
Where garbage rooms are underground, garbage containers must sit fully on the lot, on a concrete pad with a floor drain to the sanitary sewer and a frost-free hose tap. (section 2.4 h))
On land listed in the City's Floodplain Elevation Bylaw, the living space of any building must meet the floor heights and distances that bylaw sets. (section 2.3 e))
On a corner lot, a swimming pool may not sit inside the triangle formed by the two street lot lines and a line joining the points 9 m (29 ft 6 in) from where those lot lines meet. (section 2.3 c))
On a corner lot, the triangle formed by the two street lot lines and a line joining the points 3 m (9 ft 10 in) from the corner must stay clear: no building, structure or planting, and no fence or retaining wall over 0.5 m (1 ft 8 in) high. Out to the points 6 m (19 ft 8 in) from the corner, nothing built or planted may be more than 1 m (3 ft 3 in) above the ground. (section 2.4 e))

Source: City of Langley Zoning Bylaw, 2025, No. 3300. Section numbers are the bylaw's own.

Every lot in zone C3

Questions about 1 20393 Fraser Hwy

What is the zoning of 1 20393 Fraser Hwy?

1 20393 Fraser Hwy is zoned C3 (C3 Entertainment & Convention) in the City of Langley. A zone for a combined hotel, convention centre and gaming facility, with related uses, in the Transit Oriented Core area of the Official Community Plan.

How tall can a house be at 1 20393 Fraser Hwy?

Main buildings may be up to 46 m (151 ft) high, or the height the AZR allows for Langley Regional Airport, whichever is less. The zone sets no height limit for accessory buildings.

Is 1 20393 Fraser Hwy in the Agricultural Land Reserve?

No. City of Langley records place 1 20393 Fraser Hwy outside the Agricultural Land Reserve.

Look up another Langley address

Lot facts come from City of Langley open data downloaded October 28, 2026, and the urban containment boundary from Metro Vancouver open data. Zone rules come from the zoning bylaw sections named beside each rule. Lot sizes are measured from the lot outlines in that data; a survey gives the legal figure. Bylaws change, so confirm with the City of Langley before you buy or build. This page gives general information from public records. Only the City of Langley can approve a plan or a permit.

Contains information licensed under the City of Langley's Open Government License. Contains information licensed under Metro Vancouver's Open Government Licence.