| Measure | Provincial regulation, City of Langley Zoning Bylaw 2025, No. 3300, and the SkyTrain project, read 7 October 2026 |
|---|---|
| Within 200 m of a SkyTrain station | Up to 20 storeys and a floor area ratio of 5.0 |
| From 200 to 400 m | Up to 12 storeys and 4.0 |
| From 400 to 800 m | Up to 8 storeys and 3.0 |
| Langley Centre bus exchange | 12 storeys and 4.0 within 200 m; 8 storeys and 3.0 from 200 to 400 m |
| Residential parking | None required except accessible parking: the greater of 0.05 accessible spaces a home or one space |
| Rental share, City of Langley Transit-Oriented Areas | 2.5% of the net residential floor area as rental at least 20% below local market rates, or cash in lieu |
| The line | 16 km and eight stations from King George to Langley City Centre; the project gives late 2029 for service |
A Transit-Oriented Area is the land within 800 m of a rapid transit station or 400 m of a bus exchange listed in provincial regulation. For both Langleys the regulation sets three rings around a SkyTrain station: 20 storeys and a floor area ratio of 5.0 to 200 m, 12 storeys and 4.0 to 400 m, and 8 storeys and 3.0 to 800 m. On land in those rings zoned for any residential use, the Local Government Act bars a council from using its zoning powers to prohibit or restrict those densities and heights, and a council can approve higher densities. A local government cannot require off-street residential parking in these areas; it can still require accessible parking.
The City of Langley set out its areas in Zoning Bylaw 2025, No. 3300, adopted on 9 March 2026: rings around the Willowbrook and Langley City Centre stations and the Langley Centre bus exchange. A residentially zoned property in a ring may develop to its heights and densities on application for, and adoption of, an amendment to the bylaw. If any part of a lot is inside an area, the whole lot is, and a lot in two rings takes the higher one. Heights are subject to the Airport Zoning Regulation under the federal Aeronautics Act. On a lot in an area, 2.5% of the net residential floor area must be rental at least 20% below local market rates, secured by a housing agreement, or the City takes cash in lieu.
Inside a Transit-Oriented Area, the City’s R1 single-family zone allows one house and one secondary suite, garden suite or carriage home, and no plex. Outside the areas, the same zone allows up to four homes on a lot, or six within 400 m of a frequent transit bus stop.
Willowbrook station sits where Surrey, the Township and the City meet. The Province says the Township of Langley’s portion of the 196 Street Station area is represented in Order-In-Council 207-2025 rather than in a designation bylaw, and the regulation lists the Township for the same three rings.
The Dave Barrett Extension will run 16 km from King George Station to Langley City Centre, with eight stations. Willowbrook will be at the northeast corner of 196 Street and Fraser Highway and Langley City Centre east of 203 Street and Industrial Avenue, both with transit exchanges. On 21 September 2026 the Province put the guideway at about 65% complete and its foundation piles and columns at more than 95%, with construction well under way at all eight stations, and gave 22 minutes from Langley City Centre to King George once the line is complete. The project gives late 2029 as its anticipated in-service date.
| Tier | Distance | Height (storeys) | Floor area ratio | Applies in |
|---|---|---|---|---|
| 1 | 200 m or less from a SkyTrain station | 20 | 5.0 | City and Township |
| 2 | More than 200 m, up to 400 m | 12 | 4.0 | City and Township |
| 3 | More than 400 m, up to 800 m | 8 | 3.0 | City and Township |
| 4 | 200 m or less from the Langley Centre bus exchange | 12 | 4.0 | City |
| 5 | More than 200 m, up to 400 m from the exchange | 8 | 3.0 | City |
The regulation lists the 196 Street and 203 Street stations, which the project calls Willowbrook and Langley City Centre, and the Langley Centre bus exchange. A council can approve densities above these levels. They apply to land zoned for residential use, and the City’s bylaw lets such a property develop to them on application for, and adoption of, an amendment to the bylaw. In the City, heights are subject to the Airport Zoning Regulation under the federal Aeronautics Act.
In a Transit-Oriented Area a local government cannot require off-street residential parking, though it can still require accessible parking, parking for commercial uses and loading. The City’s bylaw sets the residential minimum in its areas at the greater of 0.05 accessible spaces per home or one accessible space, applies its electric vehicle parking requirements to the spaces provided rather than to a required number, and asks for 0.7 Class I bicycle spaces per apartment unit plus 6 Class II per building, against 0.5 and 6 outside the areas.
| Where the lot is | Most homes allowed |
|---|---|
| Inside a Transit-Oriented Area | One house and one secondary suite, garden suite or carriage home; no plex |
| Within 400 m of a frequent transit bus stop | 6 |
| Elsewhere | 4 |
The project site gives 16 km on an elevated guideway from King George Station to 203 Street in the City of Langley, eight stations (Green Timbers, 152 Street, Fleetwood, Bakerview-166 Street, Hillcrest-184 Street, Clayton, Willowbrook and Langley City Centre) and transit exchanges at Bakerview-166 Street, Willowbrook and Langley City Centre. Its current anticipated in-service date is late 2029. The Province’s release of 21 September 2026 said the guideway was approximately 65% complete, the foundation piles and columns more than 95%, and construction well under way at all eight stations, and that the Langley Launcher gantry would build the guideway over Willowbrook Drive before advancing to the Willowbrook station site.
In the City of Langley, through a rezoning of residentially zoned land, the City must allow up to 20 storeys within 200 m of the Willowbrook and Langley City Centre stations, 12 storeys from 200 to 400 m and 8 storeys from 400 to 800 m, subject to the Airport Zoning Regulation. The regulation prescribes the same three rings for the Township.
Not by the designation itself. The City’s Zoning Bylaw 2025, No. 3300, lets a residentially zoned property in a Transit-Oriented Area develop to the provincial heights and densities on application for, and adoption of, an amendment to the bylaw.
The City cannot require residential parking in its Transit-Oriented Areas beyond accessible parking, which its bylaw sets at the greater of 0.05 accessible spaces per home or one space.
The project gives late 2029 as the anticipated in-service date. On 21 September 2026 the Province put the guideway at about 65% complete.
Land within 800 m of a rapid transit station or 400 m of a bus exchange listed in provincial regulation, where a council must allow set heights and densities on residentially zoned land and cannot require off-street residential parking other than accessible parking. Langley has areas around the Willowbrook and Langley City Centre stations and the Langley Centre bus exchange.
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