Township of Langley

Lot PID 028-994-698: zoning and what you can build

Lot PID 028-994-698 is a 3,826 m² (41,177 sq ft) lot in Township of Langley. It is zoned M-3 (Heavy industrial). The zoning allows up to 1 homes on the lot. Sources: Township of Langley Zoning Bylaw No. 2500, Section 700 Industrial Zones, section 703, and Township of Langley lot records downloaded October 28, 2026.

Homes allowed

Up to 1 home

Up to 1 home or mobile home on the lot, only for the owner, manager or caretaker of the business and their immediate family. This zone allows the M-1A and M-1B uses, and Section 701.4 sets this limit for them.

Zone

M-3

Heavy Industrial Zone M-3

Lot size

3,826 m² (41,177 sq ft)

Measured from the lot outline in the public map data.

Home count: Township of Langley Zoning Bylaw No. 2500, Section 700 Industrial Zones, section 703.1 1), 702.1 1), 701.1 17) and 701.4.

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

What the public records say about this lot

Municipality: Township of Langley
Lot size (measured from the lot outline): 3,826 m² (41,177 sq ft)
Lot size the Township records (not verified): 0.944 acres
Parcel ID (PID): 028-994-698
Legal description: LT 2, DL 123, NWD, PL EPP25790
Plan number: EPP25790
Sewer service (Township records): None recorded
Water service (Township records): None recorded
Agricultural Land Reserve: Outside the reserve
Heritage: No heritage status recorded
Development permit area: No
Urban containment boundary (Metro Vancouver): Inside

Zone M-3

What zone M-3 allows

A heavy industrial zone for the M-2 uses plus a ready-mix concrete plant, sand and gravel processing, heavy machinery, cargo and wharves, recycling depots and farm product industry. One home or mobile home for the owner, manager or caretaker is allowed on each lot.

A caretaker's home (section 703.1 1) and 701.4)
Mobile homes (section 703.1 1) and 701.4)

What the zone allows

All uses allowed in the M-2 general industrial zone: all M-1A and M-1B service industrial uses (including one home for the owner, manager or caretaker), general industry, and cannabis uses on four named lots. Production studios are left out. (section 703.1 1))
Farm product industry (agro-industrial uses). Slaughterhouses (abattoirs) are left out. (section 703.1 2))
Cargo handling and wharves. (section 703.1 3))
A ready-mix concrete plant. M-3 is the only zone where one is allowed. (section 703.1 4) and 104.19)
Processing, manufacture and outdoor storage of sand, gravel and soil products, and outdoor storage of wood and wood products. (section 703.1 5))
Processing, manufacture and repair of heavy machinery, heavy equipment and heavy transportation products. (section 703.1 6))
Recycling depots, with all recycling work and storage inside a fully enclosed building. (section 703.1 7))
A bottle and can return depot (refund container return centre), with all work done indoors. (section 703.1 8) and 102)
Cannabis testing, cannabis sales for medical purposes and cannabis processing (drying, sorting, trimming, testing, packaging, storing and wholesale of cannabis, and making cannabis products such as oils, creams and food), on one named lot only: Strata Lot 1 District Lot 50 Group 2 New Westminster District Strata Plan BCS847. The lot must hold valid licences for sale for medical purposes, analytical testing and standard processing of cannabis and follow every authority with power over it. (section 703.1 9) and 102)
Cannabis processing, on one named lot only: Strata Lot 6 Section 8 Township 14 New Westminster District Strata Plan BCS262. The lot must hold valid licences for analytical testing of cannabis and follow every authority with power over it. (section 703.1 10))

Lot size for new lots

New lots made by subdivision must be at least 3,716 m² (39,999 sq ft). (section 110.1)

Height

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

Buildings must sit at least 10 m (32 ft 10 in) from the front property line and 5 m (16 ft 5 in) from the back property line. (section 703.3 a) and b))
No distance is required from an inside back or side property line next to an industrial or commercial zone (M or C). (section 703.3 c))
Buildings must sit at least 5 m (16 ft 5 in) from a side property line that faces a side street. (section 703.3 d))
Buildings must sit at least 10 m (32 ft 10 in) from any property line next to a suburban, residential, multi-family, rural, mobile home park or institutional zone (SR, R, RM, RU, MH-1 or P). (section 703.3 e))

Parking

Parking and loading spaces must follow Section 107 of the bylaw. (section 703.4)
Service, general, heavy and other industrial uses need 1 parking space for each 186 m² (2,002 sq ft) of floor area. (section 107.3 d) i))
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))
Recreation uses, including commercial recreation, need 1 parking space for each 45 m² (484 sq ft) of floor area plus 1 space for every 10 seats for spectators. (section 107.3 b) v))
Vehicle servicing needs 1 parking space for each 46 m² (495 sq ft) of floor area, plus 1 space for each service bay, plus 1 space for every 2 employees. (section 107.3 c) xii))
A home that is part of a commercial or industrial building needs 1.5 parking spaces, and one of them needs a power outlet beside it that can charge an electric car at Level 2 or faster. (section 107.3 a) iv) and note (1))
A house or mobile home needs 1 parking space for each home in it, and the lot needs at least 2 spaces for it. For each main home, one of those spaces needs a power outlet beside it that can charge an electric car at Level 2 or faster. (section 107.3 a) i) and note (1))
When a building has more than one use, the parking spaces needed for each use are added together. (section 107.4)
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))
An industrial 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. From 2,000 m² (21,528 sq ft) to 5,000 m² (53,820 sq ft) it needs 1 Class B and 1 Class C space. Each extra 5,000 m² (53,820 sq ft) over 5,000 m² (53,820 sq ft), or part of it, needs 1 more Class B and 1 more Class C 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))

Other rules

No loading or storage area may be in the required front yard. (section 703.2 1))
Material in a permitted outdoor storage area may be stacked at most 2 m (6 ft 7 in) high where it is within 10 m (32 ft 10 in) of a lot zoned SR, R, RM, MH-1, C, or P-1 to P-4. (section 703.2 2))
Landscaping, screens and fences must follow Section 111 of the bylaw. (section 703.6)
A landscaped strip at least 5 m (16 ft 5 in) deep is required along the front property line and along a side property line that faces a side street. (section 111.3 table)
Along the back property line and the inside side property lines (up to 3 m (9 ft 10 in) from the front property line), a landscaped strip at least 3 m (9 ft 10 in) deep with a landscaping screen 1.5 m (4 ft 11 in) high is required. The same is required around any permitted outdoor storage area. (section 111.3 table)
A landscaping screen is a solid hedge, shrubs or evergreen trees at least 1.5 m (4 ft 11 in) high when planted, kept healthy and neat. (section 111.1 2))
Every part of the lot that is not covered by a building or used for parking, loading, permitted outdoor storage or walkways must be planted as lawn or other landscaping. (section 111.2)
Parking lots need 1 tree for every 6 parking spaces, each with at least 10 cubic metres of growing soil, and a tree with a landscaped strip at least 2 m (6 ft 7 in) wide at the end of each row of spaces. (section 111.4 1) and 2))
Barbed wire is allowed only on a fence or wall above a height of 2 m (6 ft 7 in). (section 111.7 b))

Source: Township of Langley Zoning Bylaw No. 2500, Section 700 Industrial Zones. Section numbers are the bylaw's own.

Every lot in zone M-3

Questions about Lot PID 028-994-698

What is the zoning of Lot PID 028-994-698?

Lot PID 028-994-698 is zoned M-3 (Heavy Industrial Zone M-3) in the Township of Langley. A heavy industrial zone for the M-2 uses plus a ready-mix concrete plant, sand and gravel processing, heavy machinery, cargo and wharves, recycling depots and farm product industry. One home or mobile home for the owner, manager or caretaker is allowed on each lot.

How many homes can I build at Lot PID 028-994-698?

Up to 1 home. Up to 1 home or mobile home on the lot, only for the owner, manager or caretaker of the business and their immediate family. This zone allows the M-1A and M-1B uses, and Section 701.4 sets this limit for them.

How tall can a house be at Lot PID 028-994-698?

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.

How big is the lot at Lot PID 028-994-698?

The lot outline in the Township of Langley map data measures 3,826 m² (41,177 sq ft). The Township's own record lists 0.944 acres, a figure it marks as not verified. A survey gives the legal figure.

Is Lot PID 028-994-698 in the Agricultural Land Reserve?

No. Township of Langley records place Lot PID 028-994-698 outside the Agricultural Land Reserve.

Is Lot PID 028-994-698 on Township sewer and water?

Township records show no sewer service and no water service on Lot PID 028-994-698. A lot without both cannot use the Township's small-scale multi-unit housing rule.

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.