Virtual Opens Houses on 2021 Budget, Draft Official Community Plan and Draft Nicomekl River District Neighbourhood Plan

Langley City will be hosting a series of virtual open houses starting today, over the next week. The open houses provide an opportunity to ask questions directly and provide feedback to seniors City staff.

The first virtual open house is tonight for the City’s 2021 Budget and Financial Plan. This includes the operations budget and capital budget. Langley City’s Director and Deputy Director of Corporate Services will present the 2021-2025 Financial Plan. After the presentation, there will be time for people to ask questions and provide input.

Date: Thursday, February 4, 2021
Time: 7:00 pm
Zoom Registration: https://langleycity-ca.zoom.us/webinar/register/WN_iR7ly-5pSfOHmlLA2wqNLQ

Draft land-use plan for Langley City. Select map to enlarge.

The second open house is for Langley City’s draft Official Community Plan. The official community plan will guide City policies around land-use, transportation, parks, the economy, and the environment over the next decade.

Date: Tuesday, February 9, 2021
Time: 6:00 pm - 8:00 pm
Zoom Registration: https://us02web.zoom.us/webinar/register/WN_JFv6_j4WRdewJ0AXuyQTJA

Proposed trail enhancements around the Nicomekl River. Select map to enlarge.

The final open house is for Langley City’s draft Nicomekl River District Neighbourhood Plan, which will guide the ecological protection and restoration, plus recreation options in the Nicomekl River floodplain. It will also guide land-use policies around the floodplain.

Date: February 10, 2021
Time: 6:00 pm - 8:00 pm
Zoom Registration: https://us02web.zoom.us/webinar/register/WN_KCp4PEmOTtWcNav1jx1JDw

You can also provide your feedback about the draft Official Community Plan and Nicomekl River District Neighbourhood Plan at https://www.surveymonkey.com/r/XNB5TPD until February 21, 2021.

Metro Vancouver looking to make it harder to convert industrial land to other purposes

Generally, there is a strong desire for both property owners and municipalities to derive the most amount of economic potential from land. This desire has resulted in industrial land being converted into mixed-used neighbourhoods with ground-floor retail and offices or apartment above in Vancouver. In the Fraser Valley, this has resulted in the conversion of farmland into housing.

People recognize that maximizing the economic potential of land is not always in the best interest of society.

Way back, people recognized the value of parks and conservation lands. These protected areas preserve important ecosystems which also helps to improve human health. People realized that land provides critical food services in the mid-1970s. The provincial government created the Agricultural Land Reserve to ensure food security for our province.

Today, we recognize the value of protecting industrial lands that sustain manufacturing, logicists, and high-tech jobs. Industrial lands also support our region as one of the largest ports in North America.

All municipalities in Metro Vancouver must abided by the Regional Growth Strategy. The policies in the strategy are self-imposed by municipalities in our region. It helps ensure that we are all looking out for the best interests of the region, and not just one municipality.

Industrial land in Langley City.

While parks, conversation, agriculture, and rural lands have strong protections, the same cannot be said for industrial land. Today, to convert industrial land to other purposes, a municipality must get 50% + 1 of a weight voted by the Metro Vancouver Board. This weighted vote means people representing at least 50% of our region's population must approve.

The Metro Vancouver Board is now considering increasing the threshold to 2/3rds of a weighted vote to convert industrial land to other purposes.

This proposed policy change will help preserve industrial land, a priority in our region as it is a limited resource.

Langley City has a significant amount of industrial land in the area northwest of 56th Avenue and 200th Street, and Duncan Way. I know that both council and staff support protecting industrial land. This protection is reflected in our draft updated Official Community Plan.

January 25 Council Meeting: Living Wage, Fraser River “Revitalization,” and $4.15 Million Safe Restart Funding

At the January 25th meeting, Langley City council heard two delegations. The first delegation was from Anastasia French of the Living Wage for Families Campaign.

She noted that the living wage in Metro Vancouver is $19.50 per hour. This wage enables a basic but decent life, which factors in the cost of food, housing, transportation, and other essentials such as clothing and savings for unforeseen events.

French called for Langley City to become a Living Wage employer. Beyond ensuring that all City staff receive a living wage, this commitment also requires that contractor staff receive a living wage.

Council also received a delegation from the Surrey Board of Trade, who presented their “Fraser River Revitalization” plan. In the South of Fraser, most of the land around the Fraser River is either for industrial, agricultural, or conservation purposes. I was concerned that this revitalization plan is just a way to convert our limited supply of industrial, agricultural, and conservation land for residential development. Other members of council were also concerned about this proposal.

The Surrey Board of Trade sought funding from Langley City to move their proposal forward and have Langley City be part of their working group for this plan. Council asked staff to investigate the process for Langley City to be a member of this working group.

Council gave three bylaws final reading to change the sewer, water, and solid waste fees for 2021. You can read more about this in a previous post.

Council asked staff to send a letter to our MP Tamara Jansen asking for an official letter “clarifying what she meant by her comment that Langley City is becoming a ghost town.”

Council also asked the Mayor to send a letter thanking “the Premier and Minister of Municipal Affairs for securing $4.15 million for Langley City as part of the Canada-B.C. Safe Restart funding to support COVID-19 recovery in our community, allowing our local government to continue to deliver essential services to our community.”

Members of council sit of various City committees such as the Arts & Culture Task Group and Crime Prevention Task Group. Council members also sit on external committees such as the Fraser Health Municipal Advisory Council and Langley Senior Resources Centre Society. Council approved 2021 appointments. You can view the list of appointments by reading a section of the agenda.

January 25 Council Meeting: Park Avenue Rooftop Pickleball, Development Proposal at 53A and 201A, Public Hearing for Eastleigh Development Proposal

Last Monday, Langley City council reviewed several development proposals, as well as hosted a public hearing.

Council previously approved a 6-storey, 93-unit apartment building on the north side of Park Avenue. This building is currently under construction. The project's proponent sought council's approval to add around 17 rooftop solar panels and rooftop amenity space to the building. One of the unique features of the rooftop will be a pickleball court.

Rendering of rooftop solar panels and amenity space for 20449 Park Avenue. Select image to enlarge.

The City provided an opportunity for people to give feedback on these additions. Council received input from a resident who lived across the street concerned about the rooftop amenity space creating noise and impacting their view of the mountains.

The project's proponent noted that the amenity space's setback from the roofline reduces the amenity area's visibility. They agreed to work with the City to move some elements to improve mountain views.

The pickleball court sounds will be minimal and will not impact units, including the building's top-floor units. The court will have a 1.5-metre tall glass guardrail plus a 0.9-metre tall net above. The proponent of the project will work to ensure that the glass is visible for birds.

Council approved the rooftop amenity space and solar panels. This is the first apartment building I've seen in Langley City with solar panels and rooftop amenity space.

Council also gave first and second reading for a 5-storey, 18-unit apartment building at the corner of 53A Avenue and 201A Street.

Rendering of proposed 5-storey, 18-unit apartment at 20172 53A Avenue. Select image to enlarge.

The proposed building will have 2-bedroom plus flex units. Loading for the building will have to be accommodating from 53A Avenue. The City has scheduled a public hearing for this proposal on February 8th at 7 pm.

Council also held a public hearing for a 6-storey, 88-unit apartment located along Eastleigh Crescent on a currently vacant site. Council received several comments in favour of the proposed project. Council also received correspondence from a resident in the area concerned about on-street parking both during construction and after. Another resident has some specific concerns about the placement of the garbage bins and construction noise.

On-site loading will be a part of this proposed project. The proponent of the project will also be providing off-site parking for construction crews. I reminded the proponent that they are working in an area where people live and that I'll be keeping them accountable for their plan to provide off-site parking for construction crews.