Willoughby, Township of Langley

20325 85 Ave: zoning and what you can build

20325 85 Ave is a strata property in Willoughby, Township of Langley, with 201 units on shared land. It is zoned CD-122 (Comprehensive development). Sources: Township of Langley Zoning Bylaw No. 2500, Section 900 Comprehensive Development Zones, section 1022, and Township of Langley lot records downloaded October 28, 2026.

Homes allowed

This is a strata property: the land is shared by the owners of its 201 units, so a count of new homes does not apply to one unit.

Zone

CD-122

Comprehensive Development Zone CD-122

Lot size

Shared strata land

What the public records say about this lot

Municipality: Township of Langley
Community plan area: Willoughby
Neighbourhood: Carvolth
Strata units: 201
Plan number: EPS7248
Other addresses on this lot: 8561 203A St, 20328 86 Ave
Agricultural Land Reserve: Outside the reserve
Heritage: No heritage status recorded
Development permit area: Yes, the Township flags this lot
Urban containment boundary (Metro Vancouver): Inside

Zone CD-122

What zone CD-122 allows

A mixed zone of apartments, townhouses and 6-storey mixed-use buildings with shops and child care on the ground floor. The whole zone may have at most 621 homes and 84,500 m² (909,550 sq ft) of floor area, split between East, Central and West sub-zones.

Apartments (section 1022.2)
Townhouses (section 1022.2)
A secondary suite (a second home inside the house) (section 102)

What the zone allows

Buildings and uses that serve a main use on the same lot (accessory buildings and uses). (section 1022.1 1))
Home businesses, following Section 104.3. (section 1022.1 2))
Group child care: licensed care for more than 8 children under 12, such as a nursery school or preschool (group children's day care). It follows Section 1022.3. (section 1022.1 3) and 102)
Apartments: buildings with at least 3 homes, each the permanent home of one family. Each apartment may have one lock-off unit. They follow Section 1022.2. (section 1022.1 4) and 102)
Commercial uses: shops, services and repairs, offices, medical clinics, personal services, veterinary clinics, restaurants, banks, and education, recreation, entertainment and instruction. The bylaw's definition leaves out highway commercial uses, among others. They follow Section 1022.3. (section 1022.1 5) and 102)
Townhouses: at least 3 homes side by side, joined by shared walls. In a comprehensive development that needs a development permit, a block may have 2 homes and may be combined with houses. They follow Section 1022.2. (section 1022.1 6) and 102)

Lot size for new lots

New lots made by subdivision must follow Section 110 of this bylaw and the Subdivision and Development Servicing Bylaw 2019 No. 5382. (section 1022.9)
New lots made by subdivision must be at least 7,200 m² (77,500 sq ft), and must also follow the plan in Section 1022.13. (section 110.1 and 1022.9)

How much of the lot buildings may cover

Buildings and structures may cover at most 49% of the East sub-zone, 64% of the Central sub-zone and 64% of the West sub-zone. (section 1022.5)

Floor area and density

All buildings on the land zoned CD-122 may have at most 84,500 m² (909,550 sq ft) of floor area, including enclosed balconies. (section 1022.4 and note (3))
Floor area by sub-zone: East 28,387 m² (305,555 sq ft), Central 27,938 m² (300,722 sq ft) and West 28,147 m² (302,972 sq ft) (84,472 m² (909,249 sq ft) in all). Each sub-zone may be up to 10% above or below its figure, as long as the zone stays at or under 84,500 m² (909,550 sq ft). (section 1022.4 table and note (2))

Height

Main buildings may be no higher than the drawing in Section 1022.13 shows, and must follow the development permit. (section 1022.7)
The drawing in Section 1022.13 shows the West sub-zone (Buildings F, G and H), the Central sub-zone (Buildings C, D and E) and the East sub-zone (Buildings A, B, J, K, L and M). The mixed-use and apartment buildings are marked 6 storeys, Building J is marked 3 to 6 storeys, and the townhouse Buildings K, L and M are marked 3 storeys. (section 1022.13)
Accessory buildings may be at most 3.75 m (12 ft 4 in) high and 1 storey, whichever is lower. (section 1022.7)
Inside the Fort Langley area shown on the map in Section 104.5 3), buildings may be at most 9 m (29 ft 6 in) high and at most 2 storeys, with no room above the second storey. (section 104.5 2))

Distance from the property lines

The distances buildings must keep from property lines are set in the development permit, a permit from the Township that sets the design of the project. (section 1022.6)
A heat pump or air conditioner may not be placed on a wall facing a side property line, or inside the required side distance, unless that side faces a side street or lane. It must be at least 1.5 m (4 ft 11 in) from every property line. (section 104.4 12))

Parking

Parking and loading spaces must follow Section 107 of the bylaw. (section 1022.8)
Townhouses need 2 parking spaces for each main home, 1 space for each secondary suite, and 1 visitor space for every 5 homes. One space for each main home needs an electric car charging outlet. (section 107.3 a) ii) and note (1))
Where spaces are in tandem (one car parked behind another), the rate is 2.3 spaces per home, and at most 40% of the homes in a townhouse development may have tandem spaces. (section 107.3 a) ii))
Apartments need 1 parking space for each studio and 1.5 spaces for each home with one or more bedrooms, plus 0.5 spaces for each lock-off unit. Another 10% of the required apartment spaces must be for visitors. One space for each main home needs an electric car charging outlet. (section 107.3 a) iii) and note (1))
For parking, a studio is an apartment of at most 45 m² (484 sq ft) with no walls between the living, dining and kitchen areas and the sleeping area. (section 107.3 a) iii))
Parking for one-bedroom apartments may be cut by 15% when the lot is within 400 m (1,312 ft) of one of these corners: 86 Avenue and 202 Street (Carvolth Exchange), or 200 Street at 84, 80, 76, 72 or 64 Avenue. Visitor and accessible spaces are not cut. (section 107.1 4))
An apartment building with 50 to 199 homes needs 1 Class A loading space (at least 7 m (23 ft) long, 2.7 m (8 ft 10 in) wide and 3 m (9 ft 10 in) of clear height). With 200 to 299 homes it also needs 1 Class B space (at least 9.3 m (30 ft 6 in) long, 3.5 m (11 ft 6 in) wide and 4.3 m (14 ft 1 in) of clear height). (section 107.7 1) and 107.8 1))
Shops, service businesses, personal services (such as hair and nail salons) and liquor stores need 1 parking space for each 35 m² (377 sq ft) of floor area. (section 107.3 c) iv))
Offices and banks need 1 parking space for each 35 m² (377 sq ft) of floor area. (section 107.3 c) v))
Restaurants, including brewery or distillery lounges, need 1 parking space for each 35 m² (377 sq ft) of floor area. (section 107.3 c) vi))
Kindergartens, elementary schools and group child care need 1 parking space for each employee, plus a marked area to drop off and pick up children. Secondary schools and other higher education need 1 space for each employee and 1 space for every 5 students. (section 107.3 b) iii))
When a building has more than one use, the parking spaces needed for each use are added together. (section 107.4)
Lots in the Willowbrook Transit-Oriented Area need no parking spaces for homes, except spaces for people with disabilities. Any spaces built there for homes must have electric car charging outlets. (section 107.1 3))
When the parking count comes out with a part of 0.5 or more, it is rounded up to the next whole space. (section 107.2 4))
A commercial building with 500 m² (5,382 sq ft) to 1,999 m² (21,517 sq ft) of floor area needs 1 Class B loading space. Each extra 2,500 m² (26,910 sq ft) of floor area over 1,999 m² (21,517 sq ft), or part of it, needs 1 more Class B space. (section 107.8 1))
Loading space sizes: Class A is at least 7 m (23 ft) long, 2.7 m (8 ft 10 in) wide and 3 m (9 ft 10 in) high inside. Class B is at least 9.3 m (30 ft 6 in) long, 3.5 m (11 ft 6 in) wide and 4.3 m (14 ft 1 in) high. Class C is at least 23 m (75 ft 6 in) long, 3.5 m (11 ft 6 in) wide and 4.3 m (14 ft 1 in) high. (section 107.7 1))
Loading spaces do not count toward the parking spaces the bylaw requires. Garbage and recycling must be stored and collected on the lot, without blocking a street. (section 107.8 2) and 3))

Secondary suites

Each townhouse home may include one secondary suite, a second home inside the unit of at most 120 m² (1,292 sq ft). (section 102)
Each apartment may have one lock-off unit: a small home of at most 45 m² (484 sq ft) attached to the larger apartment through a connecting door or hallway. It may not be sold or stratified apart from the main apartment. (section 102)
A lock-off unit must be able to be locked off from the main apartment, have a living space at least 4 m (13 ft 1 in) wide and 4 m (13 ft 1 in) long, a sink, a stove or other cooking heat source, a fridge, and at least 3.7 m² (40 sq ft) of closet space. (section 104.20)
A home business may not be run inside a secondary suite. (section 104.3 a))

Other rules

Townhouses and apartments are allowed only where the plan in Section 1022.13 shows them, including the upper 5 storeys of the mixed-use buildings. (section 1022.2)
Commercial uses and group child care are allowed only on the ground floor of the mixed-use buildings shown in Section 1022.13. (section 1022.3)
Landscaping, screens and fences must follow Section 111 of the bylaw and the development permit. (section 1022.10)
A development with more than 4 townhouse, apartment or seniors' housing homes needs age-friendly amenity areas (shared indoor or outdoor space for the residents' cultural, social and recreation activities): at least 6 m² (65 sq ft) for each of the first 186 homes and 4 m² (43 sq ft) for each home after that. Each area must be at least 70 m² (753 sq ft), and at most half of the required area may be indoors. The development permit also sets them. (section 1022.11, 111.5 1), 2) a) and 6), and 102)
Council must issue a development permit (a permit that sets the design of the project) before a building permit is issued. (section 1022.12)
Development must closely follow the site plan drawing by Points West Architecture in Section 1022.13. (section 1022.13)
In a residential comprehensive development zone, all home businesses on a lot may use at most 25 m² (269 sq ft) of floor space in total. Everyone who runs the home business must live in that home, and the business may only be an office run mainly by phone, computer or other communication equipment. (section 104.3 f) v), g) iv) and l))

Source: Township of Langley Zoning Bylaw No. 2500, Section 900 Comprehensive Development Zones. Section numbers are the bylaw's own.

Every lot in zone CD-122

Questions about 20325 85 Ave

What is the zoning of 20325 85 Ave?

20325 85 Ave is zoned CD-122 (Comprehensive Development Zone CD-122) in the Township of Langley. A mixed zone of apartments, townhouses and 6-storey mixed-use buildings with shops and child care on the ground floor. The whole zone may have at most 621 homes and 84,500 m² (909,550 sq ft) of floor area, split between East, Central and West sub-zones.

Can I add a secondary suite at 20325 85 Ave?

Each townhouse home may include one secondary suite, a second home inside the unit of at most 120 m² (1,292 sq ft). Each apartment may have one lock-off unit: a small home of at most 45 m² (484 sq ft) attached to the larger apartment through a connecting door or hallway. It may not be sold or stratified apart from the main apartment. A lock-off unit must be able to be locked off from the main apartment, have a living space at least 4 m (13 ft 1 in) wide and 4 m (13 ft 1 in) long, a sink, a stove or other cooking heat source, a fridge, and at least 3.7 m² (40 sq ft) of closet space.

How tall can a house be at 20325 85 Ave?

Main buildings may be no higher than the drawing in Section 1022.13 shows, and must follow the development permit. The drawing in Section 1022.13 shows the West sub-zone (Buildings F, G and H), the Central sub-zone (Buildings C, D and E) and the East sub-zone (Buildings A, B, J, K, L and M). The mixed-use and apartment buildings are marked 6 storeys, Building J is marked 3 to 6 storeys, and the townhouse Buildings K, L and M are marked 3 storeys.

Is 20325 85 Ave in the Agricultural Land Reserve?

No. Township of Langley records place 20325 85 Ave outside the Agricultural Land Reserve.

Other lots on 85 Ave

Every lot on 85 Ave

Look up another Langley address

Lot facts come from Township 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 Township of Langley before you buy or build. This page gives general information from public records. Only the Township of Langley can approve a plan or a permit.

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