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R4 zone in Langley City
Mid Rise Residential. Mid-rise, high-density apartment buildings in the Mid Rise Residential and Mixed Use OCP land uses.
380lots in this zone on the map
3,719 m²median lot size (40,031 ft²)
1,864–7,052 m²smallest to largest lot
The rules
| Name | Mid Rise Residential |
|---|---|
| Homes allowed | No unit cap; density by FAR (2.6 base, 3.5 with bonus) |
| Floor space ratio | 3.5 |
| Floor space notes | Base 2.6 FAR; max 3.500 FAR with 0.9 affordable-rental bonus outside TOAs (s.2.6 a). Child care exempt up to 230 m2. |
| Height | · 12 storeys |
| Height notes | 12 storeys or Langley Regional Airport zoning height, whichever is less; accessory 7.0 m. Floorplate above 8th storey max 750 m2, building face max 30 m. Lots in a Transit Oriented Area (s.2.5; any part of lot in TOA = whole lot): Willowbrook / Langley City Centre SkyTrain 200 m Tier 1 = 20 storeys & 5 FAR, 400 m Tier 2 = 12 storeys & 4 FAR, 800 m Tier 3 = 8 storeys & 3 FAR; Langley Centre bus exchange 200 m Tier 4 = 12 storeys & 4 FAR, 400 m Tier 5 = 8 storeys & 3 FAR (minimum allowable, subject to Airport Zoning Regulation). Inside TOAs 2.5% of net residential FAR must be below-market rental (s.2.6). |
| Coverage notes | Not applicable. |
| Setbacks | front 3 m (10 ft), side 6 m (20 ft), rear 6 m (20 ft), flank 3 m (10 ft) |
| Setback notes | Up to top of 8th storey: front 3.0, rear 6.0 (2.0 lane), interior 6.0, exterior 3.0 (2.0 lane). Above 8th storey: front 3.0, rear 12.5 (8.5 lane), interior 12.5, exterior 3.0. Accessory: 6.0/3.0/3.0/6.0 (0.0 abutting lane). |
| Bonus density | +0.9 FAR affordable rental bonus outside TOAs (13% of bonus FAR at >=20% below market or cash-in-lieu); 2.5% inclusionary inside TOAs; 5% 3+ bedroom units. |
| Bylaw sections | s.5 (R4), s.2.4, s.2.5, s.2.6 |
What you can use it for
Congregate housingMultiple unit residentialSeniors-oriented multiple unit residentialAccessory: home occupation (no B&B/child care centre), child care centre (s.2.4
What BC law allows on these lots
- 6 homes (near frequent transit)296 lots
- 4 homes (lots over 280 m²)76 lots
- 3 homes (lots up to 280 m²)5 lots
Our estimate per lot under BC's Bills 44 and 47, from lot size, transit distance and the urban boundary.
Example lots in R4
No addressed lots in this zone on the map.
Other zones in Langley City
Read from City of Langley Zoning Bylaw, 2025, No. 3300 (adopted 2026-03-09; no amendments listed as of 2026-10-21) ↗, checked 2026-10-21. Summaries are our reading of the bylaw: confirm with Langley City before buying or designing. Page rebuilt October 26, 2026.