GI-2024-16-reg3: Vancouver International Airport Zoning Regulations

The main businesses affected are commercial property developers and municipalities in Richmond, Vancouver, Burnaby, and Delta who own or plan to build on land within the newly expanded zoning areas around YVR. If you're a developer planning a high-rise in the City of Richmond's city centre, you're largely already capped at 45 m under existing municipal bylaws, so the practical impact on most current projects is minimal — and anything already built or fully permitted when the regulations take effect is grandfathered as legally non-conforming. However, new development after the regulations come into force must respect the height limits, which vary by location: a flat 45 m cap in the outer surface zone, with higher limits permitted the further you are from the airport along approach and transitional zones. Municipalities will also need to rethink stormwater management designs, avoiding open-water ponds (which attract birds) and instead using alternatives like underground storage or vegetated filter systems at comparable cost. Telecom operators or broadcasters planning to install cell towers (especially 5G), radio stations, or wind turbines in the zoning areas must ensure their equipment does not interfere with aviation communication signals. The RIAS confirms no small businesses are impacted and no incremental administrative burden applies under the one-for-one rule.