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City of Langley zoning bylaw, section U1

Zone U1: U1 University District

A zone for college and university uses, research, technology, offices, hotels, apartments, student housing and shops, mainly on the Kwantlen Polytechnic University campus and in the University District area of the Official Community Plan.

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

How many homes

  • Homes and other uses share a floor space limit of 4 times the lot area (4.000 FAR). (section U1, 3. Density)
  • Small-scale multi-unit housing (3 or 4 homes on one lot) (section U1, 1. Permitted Uses and 1.3 Multiple unit residential)
  • Townhouses (section U1, 1. Permitted Uses and 1.3 Multiple unit residential)
  • Rowhouses (section U1, 1. Permitted Uses and 1.3 Multiple unit residential)
  • Apartments (section U1, 1. Permitted Uses and 1.3 Multiple unit residential)
  • A caretaker's home (section U1, 1. Permitted Uses)

The rules of zone U1

What the zone allows

  • Colleges and universities, community services, cultural facilities, a convention centre, recreation facilities, technology industries, research laboratories, offices, convenience stores, places to eat, small grocery stores and bookstores, brewers and vintners, and hotels. (section U1, 1. Permitted Uses)
  • Multiple unit residential (a building with 2 or more homes), and designated student housing for full-time students of a post-secondary school in the City. (section U1, 1. Permitted Uses and 1.3)
  • As accessory uses: a caretaker's dwelling unit, child care centres, parking facilities, farming, and light industry without outdoor storage or wholesale sales. (section U1, 1. Permitted Uses)

Lot size for new lots

  • The zone sets no minimum lot size or frontage. (section U1, 2. Lot)

How much of the lot buildings may cover

  • The zone sets no lot coverage limit for the main building. (section U1, 5. Lot Coverage)

Floor area and density

  • Floor area may be at most 4 times the lot area (4.000 FAR). (section U1, 3. Density)
  • For the KPU Langley campus, an Official Campus Plan must be in effect before floor area goes above a base of 3.5 FAR. (section 2.6 a. iii.))
  • 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 U1, 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 U1, 4. Height)
  • The zone sets no height limit for accessory buildings. (section U1, 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 U1, 7. 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 U1, 7. 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 U1, 7. 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 U1, 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.)
  • Student housing secured by a housing agreement: 0.25 spaces per home, with no visitor parking. (section 3.7)
  • 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)
  • 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

  • Any use whose noise, vibration, smoke, dust, smells, heat, glare or electrical interference can be noticed more than 30 m (98 ft) away must be kept inside a building, and must not be noticeable or measurable 76 m (249 ft) from the building. (section U1, 11. Other Regulations)
  • 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))
  • 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 U1

What is zone U1 in the City of Langley?

U1 is the U1 University District in the City of Langley zoning bylaw (section U1). A zone for college and university uses, research, technology, offices, hotels, apartments, student housing and shops, mainly on the Kwantlen Polytechnic University campus and in the University District area of the Official Community Plan.

How many homes can I build in zone U1?

Homes and other uses share a floor space limit of 4 times the lot area (4.000 FAR).

How tall can I build in zone U1?

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.

How many lots are zoned U1?

The City of Langley lot records list 1 lots in zone U1, on 1 streets.

Streets with lots in zone U1

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