Vancouver Airport: New Zoning and Safety Rules

Summary#

Transport Canada is proposing to replace the current Vancouver International Airport Zoning Regulations with a new set of rules. If adopted, the rules would add new height limits and land‑use restrictions around Vancouver International Airport to protect two possible future runways and to reduce bird hazards and signal interference. The proposal was published on April 20, 2024 and people can make written comments within 60 days of that date.

What it does#

• Adds new zoning areas around the airport to protect two possible future runway options (a “Foreshore Runway” west of Sea Island and a “Close‑in South Parallel Runway” to the south). This expands the lands where rules about heights and uses would apply.
• Sets limits on how tall buildings, structures and trees can be in those zones. The new wording uses ratio‑based slopes for approach and transitional areas (showing slopes of about 1:50 for approaches and 1:7 for transitional surfaces) and a fixed outer limit at 45 m above the airport reference point. (The detailed schedule in the proposal also describes approach distances; the document contains both 1,500 m and 15,000 m figures in different places — the source is not totally consistent on that distance.)
• Updates the rules about wildlife attractants so they cover not just food and waste but also shelter and standing water that draw birds. Open water storage reservoirs would be allowed only for short periods (48 hours or less) unless mitigated.
• Adds a prohibition on land uses that cause interference with communications to or from aircraft or aeronautical facilities (for example, certain radio or cellular transmitters). The rule would not apply to ordinary cellphone users.
• Clarifies terms so the regulation language lines up with modern airport standards such as TP 312 and international guidance from ICAO.
• Keeps existing buildings and fully permitted developments as legally non‑conforming (they would not have to be torn down), but future developments would have to follow the new height and use limits. A small number of specific "exception" areas (sometimes called “bump‑outs”) would allow somewhat higher buildings at pre‑identified sites.

Who's affected#

• Commercial property developers and landowners inside the new or expanded zoning areas. They may face lower allowable heights or limits on some uses.
• The municipalities immediately involved: the City of Richmond, City of Vancouver, City of Burnaby, and City of Delta, because some planning choices (parks, stormwater ponds, building permits) would need to take the new limits into account.
• Vancouver Airport Authority and aviation operators, who asked for the protections and would benefit from preserved runway options and safety improvements.
• Aviation service providers such as NAV CANADA, because the rules address communications and navigational safety.
• The Musqueam Indian Band and other local Indigenous groups were contacted; the proposal says no modern treaty obligations were identified and that Musqueam did not submit comments during the consultation described.
• Residents generally are unlikely to be affected by small height limits, but owners of taller buildings or prospective high‑rise developments near the airport could be limited. Existing buildings that exceed the new limits would remain in place but could not be increased in height.

Why it matters#

• The rules are meant to keep future runway options open. Without federal zoning protections, tall buildings or certain land uses built now could block the possibility of adding a runway decades from now.
• They aim to improve safety by reducing bird‑strike risks (by limiting land uses that attract wildlife) and by preventing electronic interference with aircraft communications and navigation.
• In practical terms, some future development choices around the airport — for example the design of stormwater systems, certain park features, or the height of new towers — may be constrained. Municipal planners and developers will need to adapt to alternative stormwater technologies and design approaches in affected areas.
• The proposal preserves existing buildings and approvals, so the immediate impact on current residents and most current projects is limited. However, it could affect longer‑term housing density and development plans in parts of Richmond, Vancouver, Burnaby and Delta.