BC Builds Affordable Rental Mixed-Use Project at 49th and 200th Approved

On Monday, Langley City Council approved an update to our Official Community Plan, zoning bylaw, and issued a development permit to enable the construction of a rental mixed-use project at 49th and 200th. The project will have 302 rental units, of which 30% (91 units) will be rented at 20% below Langley City market rents for the life of the building. The affordable units are secured through a housing agreement, which Council also approved last night. The ground floor will contain a child care facility, commercial retail space, a community kitchen, church offices, and meeting spaces.

The project is possible due to funding and support from the provincial government through their BC Builds program, a land donation from the Church of the Nazarene, and a land contribution from Langley City.

You can read more about the project in a previous blog post.

As part of any rezoning, the City requires the payment of developer costs charges. These charges are mandatory and help pay for sewer, water, drainage, parks, roads, solid waste and recycling facilities, fire protection facilities, and police facilities required to accommodate growth.

Some municipalities, like Langley City, also have Community Amenity Contributions, which are voluntary contributions that local governments seek to further help fund infrastructure to support population growth. Langley City has a guiding policy for this, but at the end of the day, it is optional, negotiated, and cannot be a requirement to grant approval of a project. This was recently upheld in a BC court.

Council’s guiding policy would suggest a Community Amenity Contribution of $1,208,000 as cash in lieu. The project’s applicant instead proposed to provide amenities in the form of a Community Hub that would enable at least 25 hours a week of City-run programs, including cooking and food security programs, various recreation activities (music classes, social clubs, low-intensity fitness, etc.), and after-school care on the site. This would be like a mini rec centre or neighbourhood house. Also, the project will include a greenway trailhead as part of the contribution. Council agreed to this proposal.

One of the changes to the project since it received third reading for rezoning in April of last year is its exterior design. The change was to the building's cladding and the layout of the windows and balconies. While the original proposal was a metal cladding which many commented felt too institutional, the updated design uses cement fibre-board cladding, which is typical for residential buildings in Langley City and looks less institutional.

Rendering of BC Builds project at 19991 49 Avenue, 19990 50 Avenue, and 4951-4975 & 4991 200 Street. Select the image to enlarge.

The project will not have motor vehicle access via 49th Avenue; there will only be right-in, right-out access on 50th Avenue. Primary motor vehicle access will be via the Grade Crescent/200th Street intersection.