April 13 Council Notes: Affordable Housing Fund, Securing Vacant Properties, Development Process

Last month, I posted that Langley City Council is looking at updating its Community Standards Bylaw. The short version is that the new proposed updated bylaw will have stronger requirements for fencing and securing vacant buildings and properties. It will also allow the City to take remedial actions if a property owner fails to comply with the bylaw (at the property owner's cost). Council provided some feedback about the proposed bylaw last month. As a result, City staff added buildings that “may be in a derelict state or state of disuse” to the vacant building definition in the bylaw and provided more examples of acceptable secure fencing. Council gave first, second, and third reading to the bylaw.

Examples of Secure Fencing

Council gave final reading to adopt an updated bylaw that enables certain development applications to be processed by Langley City staff without going through a Council approval process. This process only applies to resident projects with 6 or fewer units, small commercial projects, and minor development variance applications. Council also gave final reading to update its Fees and Charges Bylaw as a result.

Council is in the process of creating an affordable housing fund, which is needed as the City now requires all new residential projects within an 800-metre radius of the Willowbrook and Langley City Centre SkyTrain stations to have at least 2.5% of the units available for rent for at least 20% below Langley City market rates for the life of the building. As previously posted, two things are required to enable the fund: a bylaw and a Council policy. Last night Council gave first, second, and third reading to the bylaw. The bylaw includes language to ensure that the fund will be used only to create non-profit or government-owned below-market, non-market, subsidized, and special-needs housing units. If the bylaw receives final reading and is adopted, Council would then consider adopting the enabling policy.

Spring Extra Yard Waste Collection in Langley City

If you receive organics collection service from the City, between April 13 and May 22, 2026, you can put out an unlimited number of paper yard waste bags to help with spring yard and garden maintenance. These paper yard waste bags can only contain yard waste and must be placed by your organics bin on your regular collection day.

You will know if you have a City-provided organic collection if your bin looks like the one in this post. This is a pilot program to help the City understand how many households put out extra bags, how many extra yard waste bags each household puts out, and when the peak yard waste collection times are. This will help the City plan for future fall and spring peak yard waste periods with the recent induction of the collection system.

For more information about the pilot, please read the City’s news release. For general information about organics collection, please visit the City’s website.

Reducing Odorous Air Contaminants in Metro Vancouver

Many people don’t know that the Metro Vancouver Regional District is responsible for regulating air quality in our region.

The Regional District is in the process of updating its air quality fee bylaw, which sets fees based on the amount of regulated air contaminants released. The goal of the bylaw is to use these fees to encourage facility owners to reduce the contaminants they release into the air.

Not surprisingly, the top air quality complaint the regional district receives is about odours. The following graph shows the number of complaints received since 2011.

Number of air quality complaints by complaint type from 2011 to 2025. Select the chart to enlarge.

The jurisdictions with the most complaints are consistently Vancouver, Burnaby, Delta, Richmond, Surrey, and the Township of Langley. Interestingly, complaints from Vancouver have been steadily increasing, while those from other jurisdictions have been fairly consistent.

Number of air quality complaints received each year by jurisdiction from 2021 to 2025. Select the chart to enlarge.

Given the number of complaints around odours, the proposed updated bylaw includes a list of odorous air contaminants and associated fees with the aim of reducing the release of these substances.

If you are interested in learning more about air quality and proposed changes to its regulation in our region, please check out the Metro Vancouver website.

Central Fraser Valley Search and Rescue 2025 Annual Report

Langley City was part of the now-defunct Central Fraser Valley Regional District, along with the Township of Langley and what is now Abbotsford. There are a few vestiges of this past, including the fact that Langley City has received services from the Central Fraser Valley Search and Rescue Society since 1978.

Central Fraser Valley Search and Rescue Society Vehicles. Source: Facebook

The Society covers Langley City, Township, and Abbotsford, and its recently released annual report noted that its volunteers responded to 38 incidents in 2025, with about 2 in Langley City. When you think of search and rescue, you likely picture wilderness areas or natural disasters, and while the Society's largest response was to the Sumas Prairie flooding in December 2025, they also search for people who go missing in urban settings like Langley City.

The Society is 100% volunteer run with about 31 active members on average. Its 2025 total expenses were $134,904, funded through all three municipalities, among other sources.

The two capital projects in 2025 were for a new water rescue boat and savings for a new command vehicle.

Beyond search and rescue operations, the Society also does public outreach, including at community events and through its wilderness survival education for young people.

For more information about Central Fraser Valley Search and Rescue Society, please visit their website.

Improving Accessibility on Langley City Sidewalks and Streets

While Langley City is currently developing an Accessibility Plan, the City has been working for some time to address physical barriers to access on our sidewalks and streets.

For as long as I’ve lived here, the City has also been slowly making all bus stops accessible. An accessible bus stop has sufficient width and depth to allow someone in a wheelchair to board and exit a bus. Currently, 98% of bus stops in the City are wheelchair accessible, one of the highest rates in Metro Vancouver; the City is looking into making the remaining stops accessible.

In most communities, you’ll see curb letdowns at intersections, which allow people with wheelchairs and other mobility devices the ability to cross a street. While curb letdowns are important, at an intersection with traffic lights or a flashing crosswalk, people also need to be able to push the crossing button. The City has also been working to make sure these buttons are accessible. The following is a recent change at Michaud Crescent and 200th Street to make the crossing button accessible.

I remember going on a day trip years ago with a friend of mine who uses a wheelchair. As I walked with him, it heightened my awareness of the small things that can create big barriers to people accessing our community independently.

Langley City’s new Transportation 2050 plan continues to address improving accessibility in our community, including bringing all curb letdowns to modern standards, getting the last 2% of bus stops accessible, completing the sidewalk network, ensuring more accessible parking on-street and in private development, and making other small but important changes, such as for accessing crossing buttons.

Wrangling Solid Waste in Metro Vancouver

While a combination of public and private service providers in our region collect garbage, recycling, organics and other solid waste, it is the Metro Vancouver Regional District that manages the overall solid waste system. The Regional District is in the process of updating its Solid Waste Management Plan, which, if adopted, will impact Langley City.

I’ve posted about the overall goals of this proposed updated plan last summer: rethink, reduce, reuse, recycle, and recover. In short, it means thinking about how we design products and packaging to prevent waste in the first place and do everything we can to prevent waste from being burned at an incinerator or buried in a landfill.

To that end, the Regional District is proposing new waste-reduction targets for the next decade.

The plan’s target is to:

• Reduce per capita waste generation by 10% from 1.22 tonnes to 1.1 tonnes
• Reduce disposal per capita by 30% from 430kg to 300kg (burned or buried)
• Increase the recycling rate from 65% to 70% (material recycled into new products, including compost)
• Increase the diversion rate from 65% to 75% (includes all material recycled, plus any material used to create alternatives to fossil fuels)

Recycling and diversion rates have always been lower in our region for attached housing (townhouses and apartments) than detached housing, so one of the focus areas is to boost these rates. There is also significant waste generated during the demolition and construction of buildings, so another focus area is preventing the disposal of valuable building materials.

Our region has a strong track record of reducing waste. I’m optimistic that we will now be able to address reducing waste generation and further reducing disposal under this proposed new plan, if it is adopted.

Extending Funding for Project Black Festher: Keeping Langley Students Out of Gangs

Last fall, I wrote about Project Black Feather. The federal government funded this program through their Building Safer Communities Fund, and it is a joint program between the City, Township, and Langley School District. Project Black Feather’s mission is to reduce the likelihood of young people going down a dangerous path of gang and gun violence.

Project Black Feather, as of last fall, has worked with 400 young people in the Langley School District, with over 150 experiencing positive changes, including addiction recovery and reduction in gang-affiliated behaviour. By all accounts, it has been a success.

Funding for this program was set to expire at the end of March. In the fall, Langley City Council went on an Ottawa mission, where one of our goals was to see the extension of Project Black Feather.

The federal government has extended funding for this program, which is great news, though Council would like to see it become permanently funded. With that in mind, Council approved sending a letter to the federal government, including the Minister of Public Safety, asking for an opportunity to meet to talk about making the Building Safer Communities Fund permanent to support programs like Project Black Feather, and to help support a Canada-wide knowledge sharing network for programs like Project Black Feather.

I look forward to hearing back from the federal government.