SSMUH Active -- Bylaw 3284 Adopted June 17, 2024 -- Updated March 2026

City of Langley Plex-Home SSMUH & SkyTrain TOA Guide

The City of Langley adopted Bylaw No. 3284 on June 17, 2024, adding a "Plex-Home" definition -- a residential building of up to 4-6 dwelling units -- as a permitted use in RS1 and RS2 zones outside Transit-Oriented Areas. With the SkyTrain extension driving rezoning proposals for dozens of new housing units in early 2026, Transit-Oriented Areas offer up to 6 units and zero parking requirements. Discover how City of Langley's gentle density regulations create missing middle housing opportunities.

Source: City of Langley, Zoning Bylaw No. 2100, Bylaw No. 3284 (Plex-Home), Bylaw No. 3289 (Parking), and Bylaw No. 3300 (Comprehensive Zoning Update).

New Zoning Bylaw 3300: comprehensive update underway

The City of Langley's new comprehensive Zoning Bylaw No. 3300 received Third Reading on December 1, 2025 and is expected to reach final adoption in 2026. This bylaw modernizes zoning regulations across the City, including updated setbacks, lot coverage, and carriage home provisions for the new R1 zone.

Source: City of Langley Zoning Bylaw Updates

Front / rear setbacks (R1 zone)

6.0 m, reduced from 7.5 m under previous zoning.

Lot coverage (R1 zone)

36%, increased from 33% to allow more buildable area.

Carriage homes

Maximum 2 storeys permitted. Ground floor limited to 100 m².

Carriage home setbacks

Minimum 3.0 m from side and rear property lines.

Bylaw 3300 will replace the current Zoning Bylaw No. 2100 upon final adoption. Monitor the City's zoning update page for the latest timeline and confirm with Planning whether your project should be designed under existing or incoming regulations.

Background

In response to BC's Bill 44 Small-Scale Multi-Unit Housing legislation, the City of Langley adopted Bylaw No. 3284 on June 17, 2024, amending the base Zoning Bylaw No. 2100. The bylaw formally defines a "Plex-Home" as a residential building containing up to 4-6 dwelling units and adds it as a permitted use in RS1 and RS2 single-family zones outside Transit-Oriented Areas. Properties can accommodate up to 4 units on most single-detached-home-zoned lots, and up to 6 units within 400 metres of frequent bus service. A companion Parking Bylaw No. 3289 followed in July 2024, establishing transit-based parking reductions and EV readiness requirements.

The City has designated Transit-Oriented Areas (TOAs) within 800 metres of two planned SkyTrain stations and 400 metres of the Langley Centre bus exchange. Within TOAs, minimum residential parking requirements have been removed entirely (except for accessible stalls), positioning the City for significant gentle density and missing middle housing growth.

Development interest has accelerated heading into 2026, with rezoning proposals for 37 to 148 new housing units appearing in February 2026 council reports alone. The SkyTrain extension continues to be the primary catalyst driving multiplex and multi-unit development across the City.

What is a Plex-Home in the City of Langley?

Under Bylaw 3284, the City of Langley defines a "Plex-Home" as a residential building of up to 4-6 dwelling units. It was introduced as a permitted use in RS1 and RS2 single-family zones, allowing 3 to 6 dwelling units on lots that were previously restricted to single-family homes. No rezoning application is required -- this gentle density approach creates missing middle housing as of right.

Missing Middle Housing in the City of Langley

Missing middle housing fills the gap between single-family homes and high-rise apartments. The City of Langley's Plex-Home framework enables these gentle density housing types:

Triplexes (3 units)

Available on lots under 280 m² as gentle density infill

Fourplexes (4 units)

Permitted on lots 280 m² or larger in RS1/RS2 zones

Six-plexes (6 units)

Transit-proximity bonus near frequent bus stops

Carriage Homes

Up to 2 storeys, 100 m² ground floor under Bylaw 3300

Why City of Langley's Plex-Home Matters

The City of Langley's Plex-Home framework, combined with the incoming SkyTrain extension and Transit-Oriented Areas, makes this one of the most transit-forward SSMUH implementations in the Fraser Valley. Properties near planned SkyTrain stations benefit from zero parking requirements, reduced development costs, and higher density allowances--creating strong missing middle housing investment opportunities.

Key changes

Plex-Home added as a permitted use in RS1 and RS2 single-family residential zones.
3 to 6 dwelling units allowed depending on lot size and proximity to frequent transit.
Parking Bylaw No. 3289 adopted July 2024, introducing transit-based parking reductions and EV readiness.
New comprehensive Zoning Bylaw No. 3300 received Third Reading December 1, 2025; expected final adoption in 2026.
Transit-Oriented Areas (TOAs) designated around two planned SkyTrain stations and Langley Centre bus exchange.
All residential parking wired for EV charging, with 10% of spaces requiring installed chargers.
Community Amenity Contribution of approximately $8,000 per unit ($16,000 total per unit with other levies) in 2026.
Affordable housing requirement: 2.5% of townhouse and apartment units in TOAs must be below-market rental.

Objectives

Align with BC's Bill 44 Small-Scale Multi-Unit Housing legislation.
Prepare the City for SkyTrain extension with transit-oriented zoning.
Increase housing diversity and supply through gentle density.
Support affordable and family-oriented housing near transit.
Modernize zoning regulations through comprehensive Bylaw 3300.

Eligible lots and unit counts

The Plex-Home use is permitted in RS1 and RS2 single-family residential zones under the City of Langley's Zoning Bylaw No. 2100 as amended by Bylaw 3284. The number of dwelling units depends on lot area and proximity to frequent transit.

Lots under 280 m²

Up to 3 units

Plex-Home permitted in RS1 and RS2 zones on smaller lots.

Lots 280 m² or larger

Up to 4 units

Standard Plex-Home allowance for most single-family lots in the City.

Lots within 400 m of frequent bus stop

Up to 6 units

Transit-proximity bonus applies when lot is wholly or partly within 400 m of a qualifying frequent bus stop.

Plex-Home Unit Allowances Summary

Lot Size	Transit Proximity	Max Units
< 280 m²	Any eligible RS1/RS2 lot	3 units
≥ 280 m²	Outside frequent transit area	4 units
≥ 280 m²	Within 400 m of frequent bus stop	6 units

Source: Zoning Bylaw No. 2100 as amended by Bylaw No. 3284 (Plex-Home), City of Langley.

Parking requirements

Parking Bylaw No. 3289 (July 2024) introduced transit-based reductions and mandatory EV infrastructure for all Plex-Home development in the City of Langley. Requirements vary by unit size and proximity to frequent transit or Transit-Oriented Areas.

Off-street parking rates

Plex-Home units over 90 m²: 1.5 spaces per unit
Plex-Home units 90 m² or under: 1.0 space per unit
Within 400 m of frequent bus stop: 0 parking required
TOA (800 m of SkyTrain / 400 m of bus exchange): 0 minimum (except accessible)

EV charging requirements

100% EV-ready: All residential parking spaces must be wired for electric vehicle charging.
10% chargers installed: At least 10% of parking spaces must have EV chargers installed at the time of occupancy.
Budget for EV infrastructure in your pro forma, particularly for projects with higher unit counts.

SkyTrain extension & Transit-Oriented Areas

The SkyTrain extension to the City of Langley represents a transformative transit investment. The City has designated Transit-Oriented Areas (TOAs) within 800 metres of two planned SkyTrain stations and within 400 metres of the Langley Centre bus exchange. Inside these TOAs, minimum residential parking requirements are removed entirely -- only accessible stalls are still required. This significantly expands gentle density and missing middle housing development potential, and it is already driving a wave of rezoning proposals heading into 2026.

Two planned SkyTrain stations

TOAs are designated within 800 metres of both planned SkyTrain stations. The extension is driving significant development interest, with rezoning proposals appearing regularly in 2026 council agendas.

Langley Centre bus exchange

TOA designation extends 400 metres around the existing Langley Centre bus exchange, with zero minimum parking for residential development.

Zero minimum parking in TOAs

Within TOAs, minimum residential parking requirements are completely removed. Only accessible parking stalls are still required, reducing construction costs and enabling higher-density projects.

3+ bedroom requirement

5% of new apartment units must include three or more bedrooms to support families.

TOA development incentives

Parking

0 minimum spaces

Except accessible parking requirements

Affordable housing

2.5% below-market rental

Required for townhouse and apartment units in TOAs

Family housing

5% with 3+ bedrooms

Required for new apartment developments

Development cost considerations

Community Amenity Contributions and other levies are part of the City of Langley's development cost structure. Factor these into your Plex-Home pro forma analysis.

Community Amenity Contribution

~$8,000 per unit

CAC rate as of 2026. Total development levies estimated at approximately $16,000 per unit when combined with other charges.

Affordable housing in TOAs

2.5% below-market rental

Townhouse and apartment developments in Transit-Oriented Areas must include 2.5% of units as below-market rental housing.

How VanPlex supports City of Langley Plex-Home projects

Concept to permit support

We coordinate architect, engineering, and energy modeling teams to ensure your City of Langley Plex-Home submission aligns with Bylaw 3284 and the incoming Bylaw 3300 regulations. From RS1/RS2 zone compliance to TOA density analysis, we handle the regulatory complexity.

When a site is not viable

If the numbers do not pencil for your City of Langley lot, leverage PlexRank to reallocate capital into multiplex infill projects that already meet our return thresholds across Metro Vancouver and the Fraser Valley.

Request your City of Langley Plex-Home feasibility

Share your City of Langley address to receive setbacks, servicing upgrades, timeline ranges, and pro forma budgets anchored in Bylaw 3284 Plex-Home regulations, Parking Bylaw 3289, and the incoming Bylaw 3300 framework.

Getting started with City of Langley Plex-Home

Before beginning your City of Langley Plex-Home or gentle density project, follow these steps:

Confirm your lot is in the RS1 or RS2 zone using the City of Langley zoning map.
Determine lot area to establish your Plex-Home unit allowance (3, 4, or 6 units).
Check proximity to a frequent bus stop (400 m) for the 6-unit and zero-parking bonus.
Review whether your property falls within a Transit-Oriented Area for additional density and parking relaxations.
Assess servicing constraints, easements, and environmental considerations before site planning.
Contact Development Services at devservices@langleycity.ca or 604-514-2804 for pre-application guidance.

Contact City of Langley: Development Services: devservices@langleycity.ca / 604-514-2804. Planning: planning@langleycity.ca. Address: 20399 Douglas Crescent, Langley, BC V3A 4B3.

Official City of Langley SSMUH resources

Zoning Bylaw Updates

Official page for Bylaw 3300 progress and zoning amendments

Bylaw 3284 -- 1st & 2nd Readings Notice

City notice for Plex-Home zoning amendment readings (June 2024)

Bylaw 3284 Public Notice

Published notice of Bylaw 3284 adoption (Langley Advance Times)

Zoning Bylaw No. 2100

Current base zoning bylaw with Plex-Home amendments

Planning & Zoning

Development services, permits, and planning inquiries

City of Langley Official Site

Municipal information, council agendas, and community resources

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