Six-Storey Apartment Project on 54A Avenue

On Monday night, Langley City Council gave first and second reading to a rezoning bylaw, which if approved, would allow for the construction of a six-storey, 70-unit apartment building at 20239-20249 54A Avenue.

The following shows a rendering, site plan, and landscaping for the proposed building.

Rendering of proposed apartment project at 20239-20249 54A Avenue. Select the image to enlarge.

Landscaping and site plan for 20239-20249 54A Avenue. Select the image to enlarge.

Plan for rooftop patio common area at 20239-20249 54A Avenue. Select the image to enlarge.

There are a few things that I wanted to call out about the proposed apartment.

It will have 13 studios, 31 one-bedroom, 21 two-bedroom, and five three-bedroom units.

There is another proposed development to the north. If both these projects are approved and are constructed, a new section of the lane will be built connecting Michaud Crescent to 54A Avenue, providing another connection to improve access within the neighbourhood.

Lately, some underground parking excavations have caused some partial cave-ins, which is concerning. While the City requires new measures to reduce this risk, it has been more prominent with two-level underground parking. This project proposes to have one level of underground parking, which is typical for the area.

Langley Mall Site Rezoning

In Langley City, we have a few large properties in our downtown that will be undergoing redevelopment over the next few decades. The first property is the location of Fitness Unlimited. You can read more about that site in a previous post. The second large site is the Langley Mall, right by City Hall. In a typical redevelopment project, City Council considers the rezoning and the development permit together.

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

Because these are such large sites with redevelopment occurring over several decades, Council initially considers approving the overall zoning for a large property and considers issuing a development permit for each building separately as they come forward.

The following rendering shows the proposed site layout.

Overall site plan of 5501 204 Street and 20300 Douglas Crescent. Select the image to enlarge.

Overall, the buildings will have ground-level retail, including space for a grocery store. The proposed rezoning will also accommodate office spaces and residential units. Overall, the proposed rezoning will allow buildings up to 15 stories. The rezoning would enable approximately 1,900 new housing units to be built. This site will be a 5-minute walk to the new Langley City Centre SkyTrain station.

The site will have new public access roads and public park space.

One of the questions I've heard from the community is if the grocery store will be shut down due to the redevelopment of the Langley Mall site. The applicant noted that because this will be a multi-phase project, they are planning to move the grocery store to one of the new phases before the redevelopment of the section of the mall with the grocery store.

Typically, Langley City has separation distances for certain uses, such as beauty/wellness centers and pharmacies. As this site could accommodate up to 1,900 housing units, the rezoning will specifically allow up to 8 beauty/wellness centers (salons/barber shops) and three pharmacies on the site.

Langley City is working on several policies, such as inclusionary zoning to require a certain percentage of below-market rental units and a policy to require a certain number of three-bedroom units. This project will be subject to those policies when Council adopts them.

The Langley Mall was originally a greenhouse farming operation; as the site redevelops, it will include design elements to show the history of the site and Langley City.

Langley City Council gave first and second reading to the rezoning bylaw for this site on Monday.

January 27 Council Notes: Business Relocation, Policing, Appointments, and Housekeeping

Last night was a long Council meeting as we addressed several housing proposals, the proposed redevelopment of the Langley Mall, and the 2025 budget. This post will cover some of the other items addressed last night.

Langley City has a 400-metre separation distance for businesses classified as Beauty and Wellness Centers, including salons and barbershops. This distance ensures a variety of business types spread throughout our community. Sometimes, businesses need to relocate. The owner of a salon in the Eastleigh Professional Centre is moving their business to Fraser Crossing Mall due to the redevelopment of the former building. Langley City Council supports businesses, so like Council has done in the past, we gave first and second readings to allow this business to relocate even though it will be closer than 400 meters to another Beauty and Wellness Centre.

Council also gave first, second, and third readings to update our Officer Establishment Bylaw. This update was a housekeeping item to change some job titles.

Council previously issued a development permit for the redevelopment of the Eastleigh Professional Centre at 20644 Eastleigh Crescent. The applicant changed the unit count/mix but not the actual footprint or design of the building. This change is another housekeeping item. Council had to rescind the former development permit and issue a new one to make it consistent with the new unit count/mix.

I posted two weeks ago that we need "A Path Forward for Policing in Langley." I put forward a motion asking Council to request that the BC Policing and Security Branch appoint an independent and impartial facilitator to help Langley City and Township come to new agreements on policing that will serve both our communities well. Council supported this motion.

Finally, Council appointed people to our committees and task groups for 2025. You can learn more about these committees and task groups on the City's website and learn who was appointed by reading the January 27th Council agenda.

Debt and Property Taxes: Langley City and the Rest of the Region

It is budget season in Langley City, and Council will consider introducing our 2025 – 2029 Financial Plan tonight by giving it first and second reading. There will be two in-person opportunities to provide feedback on the budget; the first will be an open house on February 6th, and the second will be at the February 10th Council meeting. Council usually approves the budget in late February/March. I'll post about the budget over the next month or so. You can also stay current by visiting Langley City's 2025 Financial Plan webpage.

I believe that Langley City residents and businesses received good value for their money. It is always good to see how we compare to other municipalities. Of course, each municipality may offer different services and have different service standards based on the priorities and needs of each community. For example, New Westminster operates an electrical utility.

The following tables show the average 2024 municipally-controlled property tax values for attached and detached housing. Notably, about 80% of Langley City's housing is attached units.

Average 2024 Municipal Property Tax for Attached (Multi-Family) Housing. Select the table to enlarge.

Average 2024 Municipal Property Tax for Detached Housing. Select the table to enlarge.

The following table shows the debt load and debt per capita at the end of 2023. This year is the latest information available from the provincial government.

Metro Vancouver municipalities and their comparative debt levels as of December 31, 2023.

Langley City has one of the lowest property tax rates in Metro Vancouver, well below the regional average. Langley City's debt load is in the middle of the road. Other municipalities in our sub-region carry higher per capita debt loads.

A Video Series on Homelessness: Why is it hard to move the needle on reducing homelessness?

People experiencing homelessness has always been a concern, now more than ever. I put together a video series to answer some of the common questions people have asked me about homelessness.

Throughout the series, I will highlight some solutions to prevent homelessness and give people a path out of it. While these solutions require action by the federal and provincial governments, local governments have a role in advocating and helping coordinate solutions in our community. This role is what Langley City is now taking on.

This sixth and final video answers the question, "Why is it hard to move the needle on reducing homelessness?"

A Video Series on Homelessness: What services are needed to give people a pathway out of homelessness?

People experiencing homelessness has always been a concern, now more than ever. I put together a video series to answer some of the common questions people have asked me about homelessness.

Throughout the series, I will highlight some solutions to prevent homelessness and give people a path out of it. While these solutions require action by the federal and provincial governments, local governments have a role in advocating and helping coordinate solutions in our community. This role is what Langley City is now taking on.

This fifth video answers the question, "What services are needed to give people a pathway out of homelessness?"

On-Site and On-Street Parking Utilization and Housing Affordability

I used to live on 53rd Avenue between 204th Street and 206th Street. 53rd Avenue used to be four lanes with no parking. It existed in this configuration for at least three decades. About 6 years ago, the City changed the road configuration to add parking and bike lanes. As soon as the City installed the parking, people started using it. There was no new development; parked vehicles just magically appeared.

On-street parking on 204th Street near 54th Avenue in Langley City.

On my street today, I know my neighbours have enough space to park in their townhouse garage. Even so, they sometimes park both of their vehicles on the street instead of using their garage.

The point of these two stories is that when we look at on-street street parking utilization, we might think we aren't providing enough on-site parking. In reality, people usually park on the street because it is more convenient than using on-site parking. The on-site parking (visitor and assigned) will sit empty.

The Metro Vancouver Regional District has been studying parking for some time. You can read posts I wrote about this in 2018 and another in 2019.

The regional district found that the parking utilization rate for market rental buildings is 0.49 vehicles per unit near transit and 0.85 vehicles per unit away from transit. The parking utilization rate for strata buildings is 0.89 vehicles per unit near transit and 1.15 vehicles per unit away from transit. Langley City is subject to provincial requirements that do not allow us to set residential parking requirements within 800 metres of SkyTrain Station. Outside the 800 metre zones, we require between 1 and 2 parking spaces per unit.

Metro Vancouver found that "parking costs can be significant when geotechnical challenges, such as poor soil conditions or high water tables, are present (even reaching as high as $230k per stall)." Langley City does have areas with poor soil conditions.

So why does this matter? Parking does contribute to the cost of housing. One of the ways that Langley City can help lower the cost of housing is by reducing minimum on-site parking requirements. For example, instead of requiring 1.5 parking spots for a one-bedroom unit, we could require one. It would still ensure we provide enough on-site parking but help reduce costs to make housing more affordable.

Langley City is updating our zoning bylaw and, as part of that process, is reviewing both on-site and on-street parking in our community.

A Video Series on Homelessness: What is Langley City Doing to Reduce Homelessness?

People experiencing homelessness has always been a concern, now more than ever. I put together a video series to answer some of the common questions people have asked me about homelessness.

Throughout the series, I will highlight some solutions to prevent homelessness and give people a path out of it. While these solutions require action by the federal and provincial governments, local governments have a role in advocating and helping coordinate solutions in our community. This role is what Langley City is now taking on.

This fourth video answers the question, "What is Langley City Doing to Reduce Homelessness?"

A Video Series on Homelessness: Geographically distributed housing and mental health services

People experiencing homelessness has always been a concern, now more than ever. I put together a video series to answer some of the common questions people have asked me about homelessness.

Throughout the series, I will highlight some solutions to prevent homelessness and give people a path out of it. While these solutions require action by the federal and provincial governments, local governments have a role in advocating and helping coordinate solutions in our community. This role is what Langley City is now taking on.

This third video answers the question, "Why is it important to have housing and mental health services geographically distributed?"

January 13 Council Meeting Notes: Cat Bylaw, Mimium Parking, Emergency Program, and Motions

On Monday, Langley City Council held our first meeting of the year and our first meeting in our upgraded Council Chamber.

Langley City’s Council Chamber under renovation last year. Select the image to enlarge.

The upgraded chamber received a significant technology upgrade, replacing an outdated analogue audio/video system with a new system. The new system includes improved audio and video, so people attending or viewing meetings in person or remotely will have a much easier time seeing and hearing the meeting. The new system also has improved accessibility features for people with hearing limitations.

At the same time as the technology upgrade, the City changed the room's layout to be more practical for meetings, moving away from the previous “Judge Judy” layout.

The first presentation Council received was from a group of community members who wanted the City to adopt a bylaw requiring people to spay or neuter their cats and limit the number of cats a person can own to a reasonable number. This bylaw update would provide a tool to limit people from hoarding cats, which is unhealthy for the cats. The group noted that stray and feral cats are a big concern in Langley.

Langley City Council asked City staff to include updating our Animal Control Bylaw for potential inclusion in our rolling strategic plan. I look forward to further discussion on this.

The second presentation for Council was from the group Strong Towns Langley. They presented why the City should consider removing on-site parking minimums, especially for commercial properties. As SkyTrain is coming to town, due to provincial regulations, most residential areas north of the Nicomekl River already have no minimum on-site parking requirements (beyond accessible parking). I told the presenters that Langley City is updating our zoning bylaw, which regulates parking, and that the City has already reduced on-site parking requirements and will consider further adjustments in the updated zoning bylaw.

Next, Langley City Council heard from Melanie LaPointe, who helps manage the City's Emergency Program. This new program was established after the Township of Langley elected to dissolve the previous joint emergency program. You can learn about the Langley City Emergency Program on the City’s website.

Langley City Council is moving forward with our Citizens’ Assembly on Community Safety. You can read more about this in a previous post. The motion to move forward with the Assembly had a transcription error, so Council did not approve the terms of reference for the Citizens’ Assembly. As a housing-keeping matter, the Council approved the terms of reference on Monday.

Council also discussed two Councillor-submitted motions.

The first was on the application of Langley City’s new Tenant Relocation Policy. Council approved a beefed-up policy back in July 2024. You can read more about this in a previous post. The discussion around the motion focused on which projects would be subject to this beefed-up policy and which projects would be subject to the older policy. Staff confirmed that any new redevelopment of a purpose-built rental building submitted from July 22, 2024, forward would be subject to the beefed-up policy. Two active redevelopment applications that were submitted before July 22nd are subject to the older policy. Council reaffirmed our support for the new beefed-up Tenant Relocation Policy.

The second motion concerned Langley City’s news release, “Langley City Rejects Langley Township’s Unfair RCMP Cost-Sharing Demand.” The motion called on the City to withdraw the release and apologize to the Township. The majority of Council did not support this motion.

For more details on these motions, please view the agenda for the January 13 meeting, including a video of the meeting.

A Path Forward for Policing in Langley

As you know, Langley City and Township have been without a Police Servicing Agreement since the end of 2022, and starting in May of this year, we will no longer have an agreement covering how we share the costs of the Langley RCMP detachment and support staff.

Most people in Langley know about the challenges of the Surrey policing transition, including the lack of consensus on service delivery and associated costs. On Vancouver Island, the Township of Esquimalt and the City of Victoria share a police service similar to the City and Township of Langley. These two communities have had a long-term disagreement on policing since 2003. I know our community does not want to see ongoing disagreement on policing in Langley.

I believe that our shared RCMP detachment is the best way to provide policing services for Langley City and the Township of Langley, as it ensures the best value for taxpayers in both our communities.

To date, Langley City and the Township of Langley have stated our positions based on our individual analyses of policing costs and delivery for both communities. While I believe both communities want a fair agreement, our positions remain far apart.

Public safety is paramount for both Langley City and Township. I believe the only way for our communities to move positively towards new policing agreements that will be fair for both communities will be to have an independent and impartial facilitator work with Langley City and Township to review all the facts and help us reach new policing agreements.

With that goal in mind, I believe the BC Policing and Security Branch must immediately appoint an independent and impartial facilitator to ensure Langley City and Township have an objective review of the facts to help us develop new and comprehensive policing agreements that both Langley City and Township Councils can review by the end of May.

I will be asking Langley City Council to call on the province to appoint this facilitator.

We must ensure adequate and effective policing in Langley. We must end the back-and-forth debate about the real facts and reach a mutual, fair, and agreeable solution that will serve both communities.

A Video Series on Homelessness: A Fragemented System

People experiencing homelessness has always been a concern, now more than ever. I put together a video series to answer some of the common questions people have asked me about homelessness.

Throughout the series, I will highlight some solutions to prevent homelessness and give people a path out of it. While these solutions require action by the federal and provincial governments, local governments have a role in advocating and helping coordinate solutions in our community. This role is what Langley City is now taking on.

This second video answers the question, "Can you explain what emergency/stabilization services are available South of the Fraser?"

A Video Series on Homelessness: How Can We Prevent It?

People experiencing homelessness has always been a concern, now more than ever. I put together a video series to answer some of the common questions people have asked me about homelessness.

Throughout the series, I will highlight some solutions to prevent homelessness and give people a path out of it. While these solutions require action by the federal and provincial governments, local governments have a role in advocating and helping coordinate solutions in our community. This role is what Langley City is now taking on.

This first video answers the question, "What can we really do to prevent homelessness?"

Langley City Rejects Langley Township’s Unfair RCMP Cost-Sharing Demand

I wanted to share this important press release about policing in Langley. For more information, I encourage you to read the extensive background information that Langley City has put together.

As the Mayor of Langley City and a proud resident, you have my word that I will always stand up for our community. When it comes to policing, I’m committed to working together to reach an agreement based on regional best practices to ensure Langley City taxpayers receive value for their money.

Langley City, B.C. – Langley City has made numerous attempts to renew the Police Servicing Agreement with Langley Township prior to and after its expiry on December 31, 2022. This agreement, which has been in place since 2007 and renewed every five years, outlines how policing resources, including RCMP members and support staff, are cost-shared between the two communities like other shared RCMP services in the Metro Vancouver region. Despite the City’s best efforts, it has been unable to reach a new negotiated agreement with the Township. The City received a proposal from the Township on November 26, 2024, with terms that the City believes places an undue burden on Langley City taxpayers to fund policing in both communities.

“The City rejects the Township’s latest proposal because it simply amounts to bullying tactics, with unilateral terms that are not based on evidence by experts in policing or regional best practices for cost-sharing based on crime rate and population,” said Mayor Nathan Pachal.

Langley City is committed to maintaining the current RCMP cost-sharing agreement with the Township until May 10, 2025, ensuring continued benefits for both communities.

In addition to the Police Servicing Agreement, the two municipalities also share the costs for the RCMP detachment building, which was jointly built and has been used since 1993. Langley City is committed to negotiating a fair and reasonable agreement for the capital and operating costs for the detachment building after May 10, 2025. “It is neither reasonable, nor will it provide safe and effective policing for both communities, if the Township evicts Langley City RCMP members and support staff from the detachment building in May 2025,” said Mayor Pachal. “We want to negotiate a solution that allows our RCMP members and staff to remain in the building until an alternate solution can be found.”

Langley City remains hopeful that an equitable arrangement can be reached that benefits both communities. “Our priority continues to be collaboration, community safety, and responsible management of taxpayer dollars,” added Mayor Pachal.

Stay Up to Date on the Fraser Highway One-Way Project

Render of streetscape improvements along Fraser Highway Oneway. Select image to enlarge.

It is now January, and with the 206th Street utility work wrapped up, the Fraser Highway One-Way renewal project has started its next phase, the section between Salt Lane and 206th Street.

All businesses are open, and ample parking is just off the Fraser Highway One-Way. The easiest place to park is at City Hall/Timms Community Centre, which has three hours of free parking. Downtown Langley is also an easy walk from most areas of our community, a quick bike ride, or bus trip.

The City has created a special mailing list just for this project to keep you in the loop. If you are interested in this project, please sign up.

You can read the first project update on Langley City's website.

Construction is disruptive, and I look forward to the completion of this project, which will replace almost century-old pipes, underground hydro, and improve the Fraser Highway One-Way experience.

Sign Up to the Mailing List

Why Are Crows Destroying the Grass and What Can Be Done

You've likely noticed there are a lot of crows digging up grass in Langley City recently, and you might be wondering why this is happening. The reason is the European Chafer, an invasive species that was inadvertently introduced to Metro Vancouver in 2001. It was first detected in New Westminister and has been slowly spreading. This infestation is now establishing itself in Langley City.

The European Chafer lays its eggs in grass, and its grubs feed on grass roots over the fall and spring. You'll notice an infestation if you have patches of dead or thinning grass, but this can go unnoticed because grubs feed during our rainy season. These grubs are delicious for crows, and while you might blame the crows for destroying grass, the European Chafer has already killed it. The crows are just a symtom.

Langley City's Parks department is fully aware that the European Chafer is in our community and is working on addressing it in our parks and boulevards. What can you do for your lawn?

If you live in a strata, a good first step is to let your strata council know and ask them to ask your landscapers to look into landscaping that is more resilient to European Chafer.

If you are responsible for your lawn, one thing you can do is mow your lawn to a taller height of 6-9 centimetres. You can also test a patch of your lawn over the fall through spring to see if you have an infestation. If you do, there are treatments available.

As for the crows, they are providing you with a service. They are removing the European Chafer. It is actually best practice to allow them to eat up these grubs. You can plant grass seeds or resod your lawn in April or May.

For more information on preventing and handling a European Chafer infestation, please read the document "Best Management Practices for European Chafer Beetle in the Metro Vancouver Region."