Thursday, July 4, 2024

While the Renewed Canada Community Building Fund Is Great, the Feds Must Turn On the Permanent Public Transit Fund

Yesterday, I received an email from the TransLink Mayors' Council Executive about the recent renewal of the Canada Community Building Fund, which used to be called the Federal Gas Tax Fund.

This fund delivered $3 billion in funding to local governments in BC and TransLink between 2014 and 2024. This rebranded fund, indexed to grow at 2% annually, will deliver $3.5 billion to local governments, of which $1.7 will be delivered to TransLink between 2025 and 2035.

This funding is allocated per capita, and like in the last decade, 95% of the per capita funding for the Metro Vancouver Regional District has been allocated to TransLink.

I am pleased that the Canada Community Building Fund negotiations have concluded. I think there is some confusion about this fund; I received an email from a resident asking if Langley City would receive funding from the new program.

This program isn't new money but the renewal of a critical funding source. TransLink and local governments have come to rely on this program, which has been operating since 2005.

While the Canada Community Building Fund's renewal is excellent, the federal government needs to move up the Permanent Public Transit Fund implementation date by a year, so it occurs before the upcoming federal election. This fund will provide new, stable funding to help expand transit service in Metro Vancouver and the rest of Canada. Without this fund, we cannot expand transit services to meet the needs of our growing population, which is directly linked to federal policies.

Returning to the question of funding for Langley City, under the renewed Canada Community Building Fund, we will receive $157,059 annually between 2024 and 2026; it will grow to $163,342 annually in 2027. This funding is small, but every bit helps.

Wednesday, July 3, 2024

How Langley City Council Has Invested Into the Community Since 2017

In 2017, I created a simple infographic on how property taxes, fees, and other revenue sources fund Langley City's operations and projects. You can read that older post to learn more.

How revenue the City receives is used. Select infographic to enlarge.

We must increase property tax every year to maintain the status quo of operations. If you live in the strata, you will be familiar with this as it is like your strata fees. This "status quo" usually represents between half and three-quarters of the annual property tax increase. Inflation and salaries are the main drivers of this increase. As our community grows and needs increase, we must make additional investments.

As I've noted previously, I delivered a "State of the City" address for Langley City at the Greater Langley Chamber of Commerce dinner a few weeks ago.

As part of my preparation, I looked at how Langley City Council has been investing in our community on behalf of Langley City taxpayers. The following is a list of the increases in investments we've made since 2017 (the first year I was meaningfully a part of the budget decision process.)

2017
Hiring a Bylaw Officer
Joining eComm First Responder Enhanced Radio System
Hiring a New Plan Checker and Building Inspector
Increasing Maintainance of Parks, Boulevards and Trails
Increasing Maintenance of Timms Community Centre
Increasing Contributions to Infrastructure Reserves

2018
Hiring a Building Inspector
Increasing City-Owned Building Maintenance
Increasing Recreation Programming at Timms Community Centre

2019
Hiring a Bylaw Officer
Hiring 3 Firefighters
Hiring a Planning Assitant
Increasing Recreation Programming
Enhancing Street Tree Maintenance
Enhancing Park Maintenance
Increasing Contributions to Infrastructure Reserves

2020
Increasing Playground Maintenance
Increasing Park and Trail Maintenance
Increasing Contributions to Infrastructure Reserves

2021
Increasing Brydon Park Maintenance as New Dog Park Opened
Adding Annual Repayment for $7.5 Million Loan to Support SkyTrain and Infrastructure

2022
Enhanacing Clerical Support
Hiring IT Support Person
Increasing Funding to Support Encampment Cleanup

2023
Hiring a Social Planner to Address Social Challenges
Hiring an HR Assitant
Hiring 2 Firefighters
Hiring a Fire Prevention Officer
Increasing Recreation Programming
Increasing Urban Forest Maintenance
Increasing Park Maintenance
Enhancing Public Engagement
Enhancing Community Day and Magic of Christmas Events
Increasing Contributions to Infrastructure Reserves
Adding Annual Repayment for $15 Million Loan to Support SkyTrain and Infrastructure

2024
Hiring 3 RCMP Members
Hiring 3 Firefighters
Starting the Langley City Emergency Program
Hiring a Bylaw Officer
Enhancing Community Day and Magic of Christmas Events
Increasing Contributions to Infrastructure Reserves

Tuesday, July 2, 2024

Wild Changes in Langley City Commercial Property Values and Commercial Property Tax

As I posted last week, I delivered Langley City's "State of the City" address at a Langley Chamber of Commerce dinner. Of course, one topic that came up was commercial property tax.

The BC Assessment Authority determines each property's value. These values are critical for determining the amount of property tax and the change in property tax that a property owner pays.

In BC, municipalities must use a mill rate to determine the tax that a property owner pays. A municipality sets the mill rate for commercial properties by dividing the total property tax it wants to collect from commercial properties by the value of all commercial properties in a municipality.

Because we must use a mill rate, if someone's property values increase more than average, they will have a higher percentage increase in their property tax. If someone's property value increases (or decreases) lower than average, they will have a lower percentage increase in their property tax.

Some commercial property owners saw a significant increase in property tax this year, while others saw a significant decrease. These wild swings are entirely out of Langley City's control, as the BC Assessment Authority, an independent agency of the provincial government, set these values. I did hear from several business owners about their property taxes this year.

Langley City staff prepared the following map of commercial properties and their percentage change in assessed property value as determined by the BC Assessment Authority.

Map showing percentage change in property values in Langley City between the 2023 and 2024 property tax period. Select the map to enlarge.

There are some puzzlers of changed values. For example, the purple areas saw a decrease in property value between 2023 and 2024. These include the Willowbrook Mall, City Square Mall, and the RioCan Power Centre. Willowbrook Park (where a new King Taps is under construction) saw a massive increase in property value.

City staff prepared a table looking at the ten highest-valued commercial properties in Langley City.

Address Tenants 2023 Assessment 2024 Assessment % Assessment Change Tax $ Change Tax % Change
20085 Langley Bypass RioCan Retail (North) $60,655,000 $57,817,000 -4.7% -$19,071 -3.2%
20150 Langley Bypass RioCan Retail (South) $88,621,000 $84,832,000 -4.3% -$24,280 -2.8%
19868 Langley Bypass City Square $60,300,000 $57,996,000 -3.8% -$13,773 -2.3%
19705 Fraser Hwy Willowbrook Mall $52,615,000 $50,884,000 -3.3% -$9,217 -1.8%
20451 Logan Ave Langley Mini Storage $34,108,000 $33,790,000 -0.9% $2,143 0.6%
20151 Fraser Hwy Valley Centre $47,949,000 $47,968,000 0.0% $8,476 1.7%
5501 204 St Langley Mall $67,159,000 $67,184,000 0.0% $11,855 1.7%
1-20393 Fraser Hwy Gateway Casino $47,622,000 $52,726,000 10.7% $62,758 12.5%
20577 Langley Bypass Various Businesses $42,621,000 $47,468,000 11.4% $64,012 13.7%
6131 200 St Willowbrook Park $45,127,000 $54,275,000 20.3% $98,676 22.2%

As you can see, one owner saw a 22% increase in property tax, while another saw a 3% decrease.

What does this mean at the end of the day? If you think your commercial property tax has increased higher than the average property tax increase, you have the option of disputing your property's value with the BC Assessment Authority. This could help lower your property tax bill.