Provincial Housing Legislation

In the fall of 2023, the Province of British Columbia introduced several new pieces of housing legislation intended to provide more housing supply in BC municipalities. To achieve this goal, the legislation requires local governments to permit additional housing units, or “small-scale multi-unit housing” (SSMUH), in residential zones that are otherwise restricted to single-family dwellings and duplexes. Local governments are required to update their zoning bylaws to comply with the new legislation. This new legislation fundamentally changes how all local governments across BC, including the Township of Langley, plan and approve development and growth in municipalities.

What is small-scale, multi-unit housing (SSMUH)?

Small-scale multi-unit housing (SSMUH) refers to a range of housing types that can provide more diverse options than single-family homes. Examples include:

secondary suites in single-family dwellings
detached garden suites (e.g., accessory dwelling units (ADUs))
duplexes
three- and four-plexes

Where do the SSMUH requirements apply?

All municipalities and regional districts in BC with a population over 5,000 are required to comply with the SSMUH legislation. The legislation applies to residential zones currently restricted to single-family homes and duplexes.

Is my property eligible for additional units?

In accordance with the legislation, eligible properties in the Township of Langley must:

be within the Urban Containment Boundary (UCB)
be connected to both municipal water and sewer
not have a heritage designation
not be within a Transit Oriented Area (TOA)
not be larger than 4,050 m²(1 acre)

Properties that do not meet the above criteria will be eligible for one residential unit plus one secondary suite or accessory dwelling unit (ADU).*

*subject to Council approval

Note: The list above is not exhaustive. A lot’s eligibility for additional units should be confirmed with Township of Langley staff once the Zoning Bylaw updates are complete (see More Information below for a status update on the Zoning Bylaw amendment).

How many units are permitted on each lot?

In the Township of Langley, 3 or 4 units will be permitted for eligible properties (see question above) depending on lot size:

3 units for lots ≤280m²(3,014 ft²)
4 units for lots >280m²* (3, 014 ft²)

*lots larger than 4,050m² (1 acre) are not eligible

When does the legislation take effect?

Township of Langley Council has deferred consideration of final adoption of the Zoning Bylaw to October 21, 2024, and has applied to the Province for a one-year extension for SSMUH to June 30, 2025 (see More Information below). Once the zoning amendments are adopted by Council, staff will work to update the Official Community Plan (OCP), Community Plans and Neighbourhood Plans to align with the new legislation. The deadline for municipalities to update OCPs is December 2025.

Are there opportunities for public input?

The Provincial legislation forbids municipalities from holding a public hearing for the purposes of implementing SSMUH. Public input opportunities will be available for updates to the Official Community Plan, as well as other community and neighbourhood plans in 2024 and 2025.

What are Transit Oriented Areas?

Another piece of the Provincial legislation includes Transit Oriented Areas (TOAs), which are locations within 800 m of a transit hub like a Skytrain station. TOAs are designed to increase density near frequent transit and the locations are pre-determined by the Province. At this time, the Township has one identified TOA located on 196 Street in Willowbrook for the proposed Surrey-Langley Skytrain station. Properties within an 800m radius of the Skytrain station will have a minimum allowable density of 8-20 storeys depending on proximity to the station.

Category	Tier	Prescribed Distance (Metre)	Minimum Allowable Density (FAR/FSR)	Minimum Allowable Height (Storeys)
Category 1: SkyTrain in Metro Vancouver	1	200 or less	Up to 5.0	Up to 20
	2	Greater than 200-400	Up to 4.0	Up to 12
	3	Greater than 400-800	Up to 3.0	Up to 8

Parking

As part of the TOA legislation, Municipalities will no longer be able to require residential parking minimums for buildings within TOAs. Developers can choose to provide parking based on market conditions.

More information

At the June 10, 2024 Regular Meeting, Council gave first, second, and third reading to Bylaw Nos. 6020 and 6021, and deferred consideration of final adoption of these bylaws to October 21, 2024. In addition, Council directed staff to apply to the province for a one-year extension for SSMUH to June 30, 2025. The province denied the extension request on July 25, 2024.

Bylaw No. 6020 proposes to amend the Township of Langley Zoning Bylaw 1987 No. 2500 to align with changes to the Local Government Act by incorporating small-scale multi-unit housing into existing residential zones.

Bylaw No. 6021 proposes to designate lands within 800 metres of the Willowbrook SkyTrain Station as a Transit-Oriented Area.

See the June 10, 2024 regular meeting minutes and video stream on the Council Meetings page.

Provincial resources

Provincial Housing Legislation

SSMUH Provincial Policy Manual and Site Standards

Transit Oriented Areas Provincial Policy Manual

Questions?

Township of Langley:

Community Development Division
Email: cdinfo@tol.ca
Phone: 604-533-6034

Province of British Columbia:

Ministry of Housing
Planning and Land Use Management Branch
Email: PLUM@gov.bc.ca
Phone: 205-387-3394