Slow Down in New Housing Projects

Since I was first elected to Langley City Council in 2016, there has been a steady stream of housing projects, and the number of projects has been ramping up over the years. This year, I’ve noticed a decline in new projects.

While many housing projects are still under construction, new submissions have stalled. Langley City has an Advisory Design Panel, which includes experts and regular community members who provide feedback on proposed development projects. Last year, this committee reviewed about a dozen housing projects. This year, the committee has reviewed five projects to date. You might think that the number of projects seems to be tracking the same as last year, but there are a few things to consider.

For one project, the applicant decided to cancel the project. Another project was the B.C. Builds projects, funded with the help of the provincial government, low-cost land from the City, and a church providing land. The last time the Advisory Design Panel met was in April.

I heard from elected folks in other Metro Vancouver communities that new housing projects have also slowed down in their communities.

A recent report from the Canada Mortgage and Housing Corporation found that we need to double the amount of new housing built annually to restore affordability to the Canadian housing market.

The federal government has recently reduced immigration numbers. Many people thought this would allow the housing supply to “catch up.” If new housing construction is also slowing down, we may not see this “catch-up.”

Talking to home builder, they say financing costs, material and labour costs, and even the fees local government charges (which are needed) puts the price of housing above what the market can bear. These costs mean that projects are simply not moving forward.

So, what are the solutions? A few ideas come to mind that are easy to say but require more effort to implement.

The government must expand financing programs that provide low—or no-interest loans, such as the current Apartment Construction Loan Program. Modernizing construction, such as with modular housing, to reduce costs and speed up the timeline is more challenging but necessary.

While the federal government is now doing more to manage the demand for housing, we still need to “catch up” to deliver more affordable housing.

Building Emissions Rising in Metro Vancouver

The Metro Vancouver Regional District recently published a report on building emissions focusing on greenhouse gases. Buildings are the second largest source of GHG emissions in our region. It found that while per capita emissions are slightly declining, actual emissions are rising.

GHG and Nitrogen Oxide Emissions by Building Type. 2010 through 2022. Source: Metro Vancouver 2022 Emissions Inventory.

Between 2010 and 2022, GHG emissions from residential buildings increased by 11.5% and from commercial buildings by 20.7%. Nitrogen oxide, which harms human health, has also been increasing. Using conventional natural gas for heating and hot water is the primary driver of building GHG emissions.

We must move from conventional natural gas to renewable natural gas and fully electric heating and hot water systems. Of course, this must be done while maintaining affordability.

I've discussed this in the past for detached and strata housing; energy-efficient retrofit programs are needed to help reduce emissions and save people money. Modern buildings are significantly more energy efficient than older buildings, but over 2/3rds of housing units in our region were built in the 20th century.

Retrofitting these buildings, such as installing electric heat pumps for heating and hot water, will help reduce GHG emissions. There are some rebate programs, but commercial and strata buildings can fall through the cracks of these programs, leaving out a huge section of our building inventory. For example, 61% of housing units in Langley City are apartments.

While newer buildings become more efficient and have lower emissions, more work needs to be done to help homeowners, stratas, and commercial building owners reduce their buildings' emissions.

Working on the Basics: $3m Sewer Replacement Program

On Monday, Langley City Council awarded PW Trenchless Construction Inc. a tender for $2.98 million to complete several sanitary sewer projects throughout the community.

The following map shows the locations of the projects, including replacing the sewer line along 198th Street between 53rd and 56th Avenue.

Location of Sewer Project. Select the Map to Enlarge.

The sewer pipes will be renewed using “pipe busting.” This process involves running a new pipe through an older pipe, helping minimize the disruption on the street.

The project also includes an additional $156,180 awarded to Binnie & Associates Ltd. to help manage it. The project has a $315,000 contingency in case of unforeseen issues. In an older community like Langley City, even with the best planning, unexpected things can happen when working underground.

July 7 Council Notes: $27,000 Donation Received for Oneway Project, RCMP Update, New Waste Collection Program

On Monday, Langley City Council received our quarterly RCMP update from the Officer in Charge of the Langley Detachment Superintendent Dosange. He provided a brief overview of some of the policing initiatives they are working on in the City over the summer, including working with the BC Lions, where youth will train with CFL players to compete in a tournament later this month. The first event was at HD Stafford and helped get young people who live in both the City and Township engaged in positive activity.

You'll also see the police on bikes in our parks and trails over the summer. One of the major police concerns is people using e-scooters (both kick scooters and ones that look like mopeds) unsafely. The police are launching an education campaign around these mobility devices, including positive reinforcement and partnering with 7-Eleven to give out free coupons.

The police continue to partner with bylaws, including for trespassing matters. They will also ramp up the promotion of the Block Watch program in partnership with the City's Crime Prevention Committee.

On the crime stats, Dosange noted that things are stable in the City, though he did note an increase in auto theft, which he believes will be reduced shortly. A handful of people cause most criminal activity; once arrested, the crime will drop significantly. These people are also known as prolific offenders.

Later in the meeting, the Langley Foundation presented a $27,000 cheque to Langley City to purchase trees and street furniture for the Fraser Oneway project. The Langley Foundation is a local charity that supports improving pedestrian paths and trails, preserving and illuminating history, and enhancing green spaces. This generous donation will help offset some of the cost of the Oneway project.

Council also received an update on the rollout of the new waste collection program for people in detached houses and non-strata townhouses. City contractors are delivering bins this month, and the new collection system starts August 1st. More information is available on the City's website.

City staff presented to Council some proposed updates to our minute-taking policy to align with best practices. Council also updated who on Langley City staff attends the E-Comm Annual General Meeting as voting members on behalf of the City. E-Comm is a local government-owned organization that provides 911 and first responder radio services.