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City of Langley zoning bylaw, section R3a

Zone R3a: R3a Conder Park Corner

A zone for low-rise mixed-use buildings with homes, places of worship, child care and shops at the Conder Park Neighbourhood Convenience Corner named in the Nicomekl River District Neighbourhood Plan.

Site named in the bylaw: Conder Park Neighbourhood Convenience Corner (Official Community Plan Appendix A, Nicomekl River District Neighbourhood Plan)

1 lots carry this zone in the City of Langley lot records.

How many homes

  • The number of homes on a lot is limited by floor space: at most 2.1 times the lot area (2.100 FAR), subject to the Official Community Plan policies the zone names. (section R3a, 3. Density)
  • Small-scale multi-unit housing (3 or 4 homes on one lot) (section R3a, 1. Permitted Uses and 1.3 Multiple unit residential)
  • Townhouses (section R3a, 1. Permitted Uses and 1.3 Multiple unit residential)
  • Rowhouses (section R3a, 1. Permitted Uses and 1.3 Multiple unit residential)
  • Apartments (section R3a, 1. Permitted Uses and 1.3 Multiple unit residential)
  • A caretaker's home (section R3a, 1. Permitted Uses)

The rules of zone R3a

What the zone allows

  • Artist studios, assembly halls (such as places of worship), brewers and vintners, brew pubs, child care centres, community services and cultural and entertainment facilities. (section R3a, 1. Permitted Uses)
  • Places to eat and general services, with no drive-through. (section R3a, 1. Permitted Uses)
  • Multiple unit residential (a building with 2 or more homes), if it meets Policies 6.15.8 and 6.15.9 in Appendix A and Policy 8.1 in Appendix B of the Official Community Plan. (section R3a, 1. Permitted Uses)
  • Offices, personal services and retail sales. (section R3a, 1. Permitted Uses)
  • A caretaker's dwelling unit, as an accessory use. (section R3a, 1. Permitted Uses)
  • Home businesses, except bed and breakfast and child care centre, as an accessory use. (section R3a, 1. Permitted Uses)

Lot size for new lots

  • New lots must be at least 1,000 m² (10,764 sq ft), with at least 26 m (85 ft 4 in) of frontage. (section R3a, 2. Lot)

How much of the lot buildings may cover

  • The zone sets no lot coverage limit. (section R3a, 5. Lot Coverage)

Floor area and density

  • Floor area may be at most 2.1 times the lot area (2.100 FAR), subject to Policies 6.15.8 and 6.15.9 in Appendix A and Policy 8.1 in Appendix B of the Official Community Plan. (section R3a, 3. Density)
  • 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 6 storeys, subject to the same Official Community Plan policies. (section R3a, 4. Height)
  • Accessory buildings and structures may be up to 7 m (23 ft) high. (section R3a, 4. 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

  • Main buildings: at least 3 m (9 ft 10 in) from the front lot line, 3 m (9 ft 10 in) from the rear lot line, 4 m (13 ft 1 in) from an interior side lot line and 3 m (9 ft 10 in) from a side lot line on a street. (section R3a, 7. Setbacks)
  • The rear and street side distances drop to 2 m (6 ft 7 in) where the lot line is on a lane. (section R3a, 7. Setbacks, note *)
  • The interior side distance drops to 1.5 m (4 ft 11 in) for a building with a single exit stair, if every home next to a side lot line is also next to the front or rear lot line. (section R3a, 7. Setbacks, note ^)
  • Accessory buildings and structures: at least 3 m (9 ft 10 in) from the front and rear lot lines, 4 m (13 ft 1 in) from an interior side lot line and 3 m (9 ft 10 in) from a side lot line on a street. The rear, interior side and street side distances drop to 0 m (0 in) on a lane. (section R3a, 7. Setbacks and note #)
  • 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.)
  • 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)
  • A caretaker's home needs 1 parking space. (section 3.7)
  • 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

  • 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.))
  • A caretaker's dwelling unit is a home for a caretaker or security guard who looks after the business premises. It must be inside the main building and may have at most 93 m² (1,001 sq ft) of floor area. (section 1.3 Caretaker dwelling unit and 2.4 g))
  • 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.

Questions about zone R3a

What is zone R3a in the City of Langley?

R3a is the R3a Conder Park Corner in the City of Langley zoning bylaw (section R3a). A zone for low-rise mixed-use buildings with homes, places of worship, child care and shops at the Conder Park Neighbourhood Convenience Corner named in the Nicomekl River District Neighbourhood Plan.

How many homes can I build in zone R3a?

The number of homes on a lot is limited by floor space: at most 2.1 times the lot area (2.100 FAR), subject to the Official Community Plan policies the zone names.

How tall can I build in zone R3a?

Main buildings may be up to 6 storeys, subject to the same Official Community Plan policies. Accessory buildings and structures may be up to 7 m (23 ft) high.

How many lots are zoned R3a?

The City of Langley lot records list 1 lots in zone R3a, on 1 streets.

Streets with lots in zone R3a

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