City of Langley

20357 54 Ave: zoning and what you can build

20357 54 Ave is a 722 m² (7,773 sq ft) lot in City of Langley. It is zoned R5a (Langley Lions Seniors District). Its stated purpose is a 981-unit seniors rental development. Floor space on the whole site may be at most 3 times the site area (3.000 FAR). Sources: City of Langley Zoning Bylaw, 2025, No. 3300, section R5a, and City of Langley lot records downloaded October 28, 2026.

Homes allowed

No fixed number for one lot

Its stated purpose is a 981-unit seniors rental development. Floor space on the whole site may be at most 3 times the site area (3.000 FAR).

Zone

R5a

R5a Langley Lions Seniors District

Lot size

722 m² (7,773 sq ft)

Measured from the lot outline in the public map data.

Home count: City of Langley Zoning Bylaw, 2025, No. 3300, section R5a, Intent and 3. Density.

Lot outline from the public lot map data, to scale, north up.

What the public records say about this lot

Municipality: City of Langley
Neighbourhood: Douglas
Lot size (measured from the lot outline): 722 m² (7,773 sq ft)
Plan number: 50923
Agricultural Land Reserve: Outside the reserve
Urban containment boundary (Metro Vancouver): Inside
Official Community Plan land use (City): Transit-Oriented Residential
Flood construction level area (City): Outside

Zone R5a

What zone R5a allows

A zone for a 981-unit seniors rental housing development built to a master plan, on the lots the zone lists.

Apartments (section R5a, 1. Permitted Uses and 1.3 Multiple unit residential)
Housing for seniors (section R5a, 1. Permitted Uses)

What the zone allows

Congregate housing: rental homes for people aged 55 or older, each at most 70 m² (753 sq ft), with shared dining, social and recreation space. (section R5a, 1. Permitted Uses and 1.3)
Multiple unit residential: a building with 2 or more homes. (section R5a, 1. Permitted Uses and 1.3)
Seniors-oriented multiple unit residential: homes with personal care services for residents aged 55 or older. (section R5a, 1. Permitted Uses and 1.3)
Community services, as an accessory use. (section R5a, 1. Permitted Uses)
Home businesses, except bed and breakfast and child care centre, as an accessory use. (section R5a, 1. Permitted Uses)

Lot size for new lots

The site is Lots 1, 2, 3, 4 and 5 of Plan EPP107406 (with their shares in Lot 1) and Lots 262 and 263 of Plan 65845, all in District Lot 36, Group 2, New Westminster District. (section R5a, 2. Lot)

How much of the lot buildings may cover

The main buildings may cover at most 40% of the lot. (section R5a, 5. Lot Coverage)

Floor area and density

Floor area on the whole site may be at most 3 times the site area (3.000 FAR). (section R5a, 3. Density)
Above the top of the 10th storey, each floor may be at most 750 m² (8,073 sq ft), and no building wall may be longer than 30 m (98 ft). (section R5a, 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

The place and height in storeys of each building must generally follow the site master plan by DYS Architecture shown in the bylaw. The plan shows buildings of 6, 8 and 15 storeys. (section R5a, 4. Siting and Maximum Height)
Fences may be at most 2 m (6 ft 7 in) high. (section 2.3 b) iii))
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

Buildings must be placed as the site master plan shows. (section R5a, 4. Siting and Maximum Height)
Eaves, gutters, cornices, sills, bay windows, sun shades, chimneys, steps and similar parts may reach up to 1 m (3 ft 3 in) into a required setback. (section 2.4 f) i))
Balconies may reach up to 1.5 m (4 ft 11 in) into a required setback. (section 2.4 f) ii))
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

Townhouse complex: 2 spaces per home. Apartment building: 1 space per studio or one-bedroom home, 1.25 per two-bedroom home and 1.45 per home with three or more bedrooms. Rental homes in an apartment building secured by a housing agreement on title: 0.7 per below-market home and 0.5 per non-market home. (section 3.7)
Seniors-oriented homes: 1 space per home, or 0.25 per non-market or below-market rental home secured by a housing agreement. Congregate housing: 0.5 per home. Seniors care facility: 1 space per 3 beds. (section 3.7)
Visitor parking: 0.20 spaces per home, or 0.15 per home in the Shoulder area of the Official Community Plan. Every townhouse complex and apartment building must have visitor parking. (section 3.7 and 3.4 c.)
In a townhouse complex, at most 50% of parking spaces may be tandem (one car parked behind another). (section 3.4 d.)
At least 5% of required spaces for each use, and at least 1, must be accessible parking spaces. Where each home has its own surface space, this applies to visitor spaces only. (section 3.4 e.)
At least 10% of home parking spaces in townhouse complexes and apartment buildings need a Level 2 electric car charger, and the other home spaces need a power outlet for a future Level 2 charger. Visitor spaces need ducting for future chargers, except in townhouse complexes. (section 3.4 f.)
In apartment buildings, all parking except visitor parking must be enclosed and secured for its users. (section 3.2 c.)
Outside a Transit-Oriented Area, an apartment building may provide 5 fewer home parking spaces for each shared car kept on site for its residents. Exactly 2 shared cars must be provided, in signed spaces secured by a covenant on title. (section 3.6 b.)
Bicycle parking for apartment buildings: 0.7 secure spaces per home inside a Transit-Oriented Area or 0.5 per home outside, plus 6 visitor spaces per building. (section 3.8 b) 2.)
Apartment buildings need 1 loading space for 250 homes or fewer, and 2 for more than 250. (section 3.9 b))
Each apartment needs a secure storage locker in the same building of at least 2.3 m² (25 sq ft), at least 2.1 m (6 ft 11 in) high and at least 1.2 m (3 ft 11 in) across in every direction. (section 3.10 1.)
Parking for homes must be on the same lot as the homes. (section 3.2 b.)
Inside a Transit-Oriented Area, homes need no parking spaces except accessible spaces: 0.05 accessible spaces per home or 1 accessible space, whichever is more. Any home parking spaces that are built must meet the electric car rules. (section 3.5 a. and b.)

Other rules

Transit-Oriented Areas are the areas shaded on the TOA map in Section 2.5: rings of 200 m (656 ft), 400 m (1,312 ft) and 800 m (2,625 ft) around the Willowbrook and Langley City Centre SkyTrain stations, and rings of 200 m (656 ft) and 400 m (1,312 ft) around the Langley Centre bus exchange. If any part of a lot is inside one, the whole lot counts as inside. A lot in more than one ring takes the ring with the higher height and density. (section 2.5 i) and TOA Table)
Inside a Transit-Oriented Area, a lot zoned for homes may be developed to the heights and densities in the TOA Table once the owner applies for, and the City adopts, a change to this bylaw. The zone's other rules still apply. The table's minimum allowable height and density are: within 200 m (656 ft) of a SkyTrain station, 20 storeys and 5 FAR; within 400 m (1,312 ft), 12 storeys and 4 FAR; within 800 m (2,625 ft), 8 storeys and 3 FAR; within 200 m (656 ft) of the bus exchange, 12 storeys and 4 FAR; within 400 m (1,312 ft) of it, 8 storeys and 3 FAR. The heights are subject to the Airport Zoning Regulation. (section 2.5 ii) and TOA Table)
Inside a Transit-Oriented Area, 2.5% of the net residential floor area on the lot must be rental homes rented at least 20% below local market rates, secured by a housing agreement for the life of the building, or the owner pays the City cash instead under Council policy. (section 2.6 b. i.))
Apartment buildings with 25 or more homes need shared amenity space for residents: 3 m² (32 sq ft) per home for the first 100 homes, 2 m² (22 sq ft) per home for homes 101 to 200, and 1 m² (11 sq ft) per home after that. At least one third must be indoors and one third outdoors, and the indoor space must be at least 50 m² (538 sq ft). Townhouse sites with 20 or more homes need 1 m² (11 sq ft) of outdoor amenity space per home, or a cash payment for any shortfall. (section 2.4 l))
Home businesses must be run by a person who lives in the home, may have at most one worker who lives elsewhere, and may show no sign of the business outside except a name plate of at most 0.2 m² (2 sq ft). (section 2.4 b) i) to iii))
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 R5a

Questions about 20357 54 Ave

What is the zoning of 20357 54 Ave?

20357 54 Ave is zoned R5a (R5a Langley Lions Seniors District) in the City of Langley. A zone for a 981-unit seniors rental housing development built to a master plan, on the lots the zone lists.

How many homes can I build at 20357 54 Ave?

No fixed number for one lot. Its stated purpose is a 981-unit seniors rental development. Floor space on the whole site may be at most 3 times the site area (3.000 FAR).

How tall can a house be at 20357 54 Ave?

The place and height in storeys of each building must generally follow the site master plan by DYS Architecture shown in the bylaw. The plan shows buildings of 6, 8 and 15 storeys. Fences may be at most 2 m (6 ft 7 in) high.

How big is the lot at 20357 54 Ave?

The lot outline in the City of Langley map data measures 722 m² (7,773 sq ft). A survey gives the legal figure.

Is 20357 54 Ave in the Agricultural Land Reserve?

No. City of Langley records place 20357 54 Ave outside the Agricultural Land Reserve.

Other lots on 54 Ave

Every lot on 54 Ave

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.