On Monday, Langley City Council gave third reading, or approval in principle,
to update our Official Community Plan and Zoning Bylaw for a BC Builds
below-market rental, mixed-use building.
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Rendering of the proposed project at 19991 49 Avenue, 19990 50 Avenue,
and 4951-4975 & 4991 200 Street. Select the image to enlarge.
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You can
read more about this proposed project
in a previous post and
the public hearing
about the proposed project in another post.
In short, the project will have:
- 302 apartments (60 of these units will have below-market rents)
-
A secular childcare facility (with approximately 49 infant/toddler/preschool
spaces and approximately 24 after-school spaces. No preference is given to
people who rent in the building or church members.)
- A new church and community hall
-
A greenway plaza and connection to a future trail to be extended to Conder
Park
- 6,458 sq. ft. of commercial space for shops or services
People expressed concerns about the proposed project at the public hearing.
Langley City staff prepared
a memo that addressed the common questions raised at the hearing. Many folks asked for the Traffic Impact Assessment for this proposed
proposal; the applicant provided
an easier-to-read assessment summary.
I always consider the concerns people in our community express. I researched
the concerns raised at the public hearing that are within the City’s control
to address.
Traffic was the top concern expressed at the public hearing, especially along
50th Avenue. I spent time observing 50th Avenue and found that it had a low
traffic volume, which aligned with the traffic counts in the City’s draft
Transportation 2050 plan. There are about 2,220 per day. I live off 198 Street, which has 2,300
vehicles per day and is also a low-traffic volume street. It is a street where
people feel comfortable walking and biking, even with young kids. I lived on
53rd Avenue near 204th Street for most of my adult life. It has 6,100 vehicles
per day and is still a low-traffic volume street. When streets reach about
10,000 vehicles per day, they start feeling busy, making people walking and
cycling uncomfortable. The Traffic Impact Assessment noted that the BC Builds
project would increase traffic between three to six percent. 50th Avenue would
remain a low-traffic volume street. The Traffic Impact Assessment noted that
the project would not meaningfully impact people’s experience driving through
the 50th or Grade Crescent intersections. People at the public hearing
expressed concern about conflict for people entering the proposed project off
50th Avenue. As a result, the applicant will only create a right-in, right-out
connection off 50th Avenue. The main access to the proposed project will be at
the Grade Crescent and 200th Street intersection.
People also expressed concerns about the project’s environmental impact,
including some at the public hearing who mentioned an underground
creek/waterway on the site. There is no underground creek/waterway. As a
requirement for this project, they must restore habitat and enhance Willock
Brook and Conder Park. They must also restore the floodplain around the Eagle
Heights area, a key objective of our Nicomekl River District Neighbourhood
Plan. Further, the project will now have on-site fruit trees and community
garden plots available for the neighbourhood due to feedback from the public
hearing.
People also expressed concerns about the building’s height; our Official
Community Plan shows that the project will be surrounded by townhouses in the
future, providing a step down in density, consistent with other areas in our
community. I know much of the concern was from the Eagle Heights
neighbourhood. Because that neighbourhood is on an escarpment and because of
the trees that will be retained at 4991 and 4981 200th Street, the
visibility of the project from Eagle Heights will be limited.
When considering a project, I want to ensure it delivers a net benefit to the
community. I am confident that the concerns around traffic, the environment,
and the building’s height are addressed.
Some of the localized benefits that this project will provide for our
community are:
-
A walkable neighbourhood commercial node, a key outcome of our Official
Community Plan and Nicomekl River District Neighbourhood Plan
- A Childcare facility
- Indoor community hall space
-
A greenway plaza and space include seating, play areas, fruit trees, and
community garden spaces that are open to the public
- Ecological restoration in the neighbourhood and floodplain
The most significant benefit for our community is that the project will
provide more affordable housing options for middle-income people. I hear from
people in Langley City all the time about the high cost of housing and the
need for more affordable housing. This BC Builds project is only possible
because a church is donating land, the City is selling land below market, and
the provincial government is providing grants and loans to create 15 studios,
31 one-bedroom, 12 two-bedroom, and three three-bedroom units with rents set
20% below Langley City market rent.
By saving money, I was lucky to buy my first place in 2007 in Langley City. I
had a good job with an annual salary of around $45,000. I wouldn’t be able to
do that today. These 60 units will allow middle-income folks with good jobs,
like tradespeople, nurses, and office workers, to pay reasonable rent and put
money away to achieve the dream of home ownership.
One of Langley City Council’s big pushes has been to do everything possible to
support building more affordable housing for people with different incomes.
While this project isn’t perfect, it does move the needle on providing more
affordable housing while delivering a net benefit to people in our community.
