Multi-Phased, Mixed-Use Building Project at Fitness Unlimited Site

Typically, when there is an application for a building project, Langley City Council will vote concurrently on a rezoning bylaw and a development permit. For longer-term, multi-phase projects, Council will consider the rezoning bylaw first and consider development permits separately for each phase of a project. A good example is the multi-phase Langley Lions Housing renewal just south of the Langley Mall.

Zoning addresses the density, height, general layout of buildings and public space on a property, and permitted uses. A development permit addresses the design and details of a building, landscaping, and public or common spaces.

On Monday, Langley City Council gave first and second reading to a rezoning bylaw for a seven-phase building project at 20501 Logan Avenue. This site is home to a fitness club and storage facility. These businesses are owned by a local family (they live on Glover Road), and the same family submitted this rezoning.

The proposed rezoning would allow buildings ranging in height from 6 to 15 storeys. It would enable residential, office, and retail uses. Eastleigh Crescent will be extended through the property as part of the proposed project. The road will be turned over to Langley City.

The following images show the overall plan and concept landscaping plan.

Concept Landscaping Plan for 20501 Logan Avenue. Select the image to enlarge.

Overall Site Plan for 20501 Logan Avenue. Select the image to enlarge.

Langley City is currently developing below-market-priced rental and three-bedroom unit policies. This project will be subject to those policies when Council adopts them.

As I noted, Council will address the details of each phase with development permits going forward. If Council approves the rezoning, Council could consider the development permit for the first phase of this project within a year.

Langley City Trash Talk: Part 2. New Garbage/Organics Collection Fee Lower Than Township and Surrey

Last month, I posted that Langley City's 10-year garbage and organics collection contract is expiring with Emterra at the end of this year. Over the last year, City staff have worked on putting together a request for proposal to the private market for a new garbage and organics collections contract. Langley City received a proposal from Emterra and GFL.

As I previously posted, Council had several questions about the new contract, so Council decided to defer voting on approving a new contract to allow City staff time to address Council's questions.

For people who currently get Langley City garbage and organics collections service, the rate is changing from an annual rate of $271 this year to an annual rate of $309 next year. We had a very good deal with our old contract, and that pricing is not available anymore.

Our new rate is still lower than other South of Fraser municipalities. The following table shows the rates for other South of Fraser municipalities.

Municipality	2024 Annual Rate
Langley City	$309*
Surrey	$337
White Rock	$346
Langley Township	$372

* 2025 Rate

The most significant change you will notice with the new garbage and organics collection service is new City-provided toters. People will get 240-litre toters for detached houses and 120-litre toters for townhouses with Langley City service (most townhouse stratas contract their own service.) People can swap out their toter size between 240 and 120 litres.

Example of Toters

Among Council, there is a desire to move towards an in-housing garbage and organics service as we believe it will provide a better quality of service and help us better control costs. Langley City's current operation centre does not have the space for an in-house service. Langley City recently purchased additional property and is designing a new operation centre. Council asked that it be designed to support an in-house garbage and organics collection service. Our contract with Emterra is for seven years.

Supporting Fraser Highway Oneway Small Businesses Impacted by Fire

On Saturday, the building on the Fraser Highway Oneway in Downtown Langley City, which was the home of the Viva Mexico Restaurant, Olive Physiotherapy, Harmony Animal Training Facility, and several professional services businesses on the building's 2nd floor, burned to this ground. This 1950s-era building had many renovations over the years (some documented and others not), including before robust fire safety design and systems were in place. The relentless efforts of the Langley City and Township firefighters contained this fire to one building in this historic part of our community.

It is unknown at this time what caused the fire.

Water and smoke damage has also impacted other businesses in the area. There has been an outpouring of support for the small businesses impacted by the fire, with people asking how they can help.

The number one thing you can do is continue shopping and eating in Downtown Langley City and encourage your friends to do so as well.

The Downtown Langley Business Associate is working with impacted business owners to provide information on how people in the community can support impacted businesses. Please watch the DLBA's website and social media, which I have linked below, for further information.

Website: https://www.downtownlangley.com/
Instagram: https://www.instagram.com/discoverdowntownlangley/
Facebook: https://www.facebook.com/downtownlangleybusinessassociation

The Fraser Highway Oneway is the heart of our community. While this fire saddens me, I also feel a strong sense of pride as our community comes together and continues supporting those small businesses.

Metro Vancouver Walkability Map Doesn't Make Sense

I was reading the latest Metro Vancouver Regional District's Regional Planning Committee agenda and noticed a report called the Walkability Index Update. The report has a map that shows the walkability of neighbourhoods throughout Metro Vancouver. When we ask people what they love the most about living in Langley City, walkable is always at the top of the list.

I was surprised when the map showed Willoughby and Clayton as more walkable than Langley City. As someone who doesn't own a car, this doesn't align with my lived experience in this part of Metro Vancouver.

2021 Walkability Index Map. Select the map to enlarge.

How is this map created? It combines residential density, commercial floor space, the mix of uses, intersection density, and sidewalks.

When looking at the map of intersection density, it started to make sense why the map is off. The following is a map of intersection density from the report.

Map of Intersection Density in the Urban Containment Boundary, 2021. Select the map to enlarge.

It shows that Vancouver, North Vancouver, and Langley City have low intersection density while places like Pitt Meadows, Clayton or Willoughby have high density.

Living in Langley City without a car, I've always felt I can easily walk where I need to go without going out of my way. Langley City has a lot of walkway connectors.

Another metric missing on the map is access to other modes of travel. Having good transit access improves the walkability of a neighbourhood. Road design also factors in. For example, walking along 200th Street differs significantly from walking down the Fraser Highway Oneway.

I appreciate a walkability map, but this map from Metro Vancouver doesn't seem grounded in lived experience. The map shows White Rock as being less walkable than South Surrey and Clayton as being more walkable than Langley City.

Mark Your Calendar: Langley City Connects Open House Events

Langley City's neighbourhood meetings are back and are rebranded as Langley City Connects Open House. The format is the same as last year. All Langley City departments and the RCMP will be at the open house events. Langley City senior staff, Council, and the RCMP will be available to answer your questions and listen to your feedback.

We will be able to address any topics that are the responsibility of municipal government, including policing, bylaw enforcement, transportation, emergency management, fire protection, recreation, cultural activities, parks, garbage/recycling, libraries, land use planning, and water/sewer utilities.

There will be additional information at the open houses about:

Langley City's Zoning Bylaw Update
Our New Urban Forest Management Plan
The SkyTrain Project
Our Proposed Transportation 2050 Plan
The Langley City Emergency Program (Including Volunteer Opportunities)
The Work We Are Doing to Address Social Challenges in Our Community

Each open house will have the same information, and you can attend any open house; no RSVP is needed.

The details are as follows:

Date: Thursday, October 17, 2024
Time: 6:00 pm to 8:00 pm
Location: Simonds Elementary - 20190 48 Avenue

Date: Tuesday, October 22, 2024
Time: 6:00 pm to 8:00 pm
Location: Nicomekl Elementary - 20050 53 Avenue

Date: Wednesday, October 23, 2024
Time: 6:00 pm to 8:00 pm
Location: Coast Langley City Hotel and Convention Centre, 20393 Fraser Highway

72% of Metro Vancouver Residents Say Transit An Important Election Issue

While transit may not be the number one issue this election, 72% of people living in Metro Vancouver say it is a very important or important issue for this provincial election. Transit gives people an affordable transportation option and a way out of congestion.

The Mayors' Council on Regional Transportation, one of the two governing bodies of TransLink, recently released a survey on transit that was intentionally dropped during the provincial election campaign period.

The following graph shows sub-regional views on the importance of transit.

72% of residents believe transit is an important issue in this provincial election. Select the image to enlarge.

It is not surprising to me that the North Shore is where transit is flagged as very important or important by 77% of people who live there. I've taken the speedy RapidBus on Marine Drive and had the misfortune of being stuck in a car along that same corridor during the afternoon peak period. Transit is the only way to get people out of congestion on the North Shore. That being said, support is consistent across sub-regions in Metro Vancouver.

While people in our region understand that all governments have a role in transit service, they have flagged the provincial government as having the most responsibility for transit in Metro Vancouver.

Residents believe the Province has the greatest responsibility among all levels of government to fund transit. Select the image to enlarge.

This survey was done before the BC Unity Party disappeared, but transit is not a partisan issue. The majority of BC Conservative, BC Green, and BCNDP supporters believe that transit is an important issue in this election.

When asked if public transit is an important issue in this election, a majority of supporters from ALL political parties answered YES. Select the image to enlarge.

71% of people in Metro Vancouver are also concerned about potential transit cuts, which I posted about last week. You can learn more by reading the September 26, 2024, Mayors' Council agenda.