Updates to regional growth strategy include new "Langley Town Centre Langley Township" and "Langley Town Centre Langley City" mapping

From time to time, the Metro Vancouver Regional District updates the regional growth strategy, Metro 2050, with housekeeping changes such as fixing inconsistencies with mapping and labelling. The Regional District also updates the growth strategy to align the regional growth strategy with agreed-upon municipal Official Community Plan updates. Without getting into the weeds, municipal Official Community Plans must be consistent with regional growth strategies in BC.The regional district board is going through this update process now.

The provincial government now allows up to four housing units to be built on all urban lots by right in Metro Vancouver. The word "urban" is important because we have a rural land use designation in Metro Vancouver. Areas like Salmon River Uplands (Otter) in the Township of Langley are rural. The new provincial housing rules don't apply in rural areas.

There are four villages in Metro Vancouver: Anmore, Belcarra, Bowen Island, and Lions Bay. Except for Lions Bay, they are outside of the "urban" area. As was agreed back in 2022, one proposed update includes moving Lions Bay outside of the urban area, designating it as rural. This change means Lions Bay is not subject to the new provincial housing minimums.

Shows proposed adjustment of the Urban Containment Boundary to exclude Lions Bay and redesignate it as rural. Select the map to enlarge.

There is another interesting labelling change. Metro Vancouver's regional growth strategy aims to concentrate growth in urban centres. Langley City, north of the Nicomekl River and the Willowbrook area in the Township of Langley was traditionally called the "Langley Regional Centre" in regional growth strategies that date back to the 1990s. A proposed update includes breaking up this designation to the "Langley Town Centre Langley Township" and "Langley Town Centre Langley City." It's a mouthful, and though it doesn't have any meaningful impact, it does highlight that there are two municipalities, which is likely a good thing.

Proposed Update to Map 4: Urban Centres and Frequent Transit Development Areas. Select the map to enlarge.

Other proposed changes, beyond minor boundary adjustments and labelling, include updating the Regional Greenway Network and Major Bikeway Network and Sensitive Ecosystem Inventory maps to reflect updates since the adoption of the Metro 2050 regional growth strategy.

Reminder: Langley City Budget In-Person Open House Tonight

A few weeks ago, I posted about Langley City's proposed 2024 budget and 2024-28 Financial Plan.

In previous blog posts, you can learn about some of the proposed new investments into public safety and infrastructure and some of the projects the City proposes to fund this year.

The City also has extensive information on the budget available online. While you can learn about the budget online, there is also an opportunity to talk to City staff and learn about the proposed budget in person.

Tonight is the in-person open house for the proposed budget.

The details are:
Date: February 6th
Time: 6:00 pm to 7:30 pm
Location: Langley City Hall (20399 Douglas Crescent)

You can drop in anytime during those hours and stay for as little or as long as you like. No RSVP is needed.

Housing Update from Minister Ravi Kahlon at Metro Vancouver Council of Councils

On Saturday, Mayors and Councillors of Metro Vancouver municipalities attended the semiannual Metro Vancouver Council of Councils meeting. This meeting allows all local elected representatives to learn about significant regional initiatives at the Metro Vancouver Regional District, ask questions, and provide feedback.

In the fall, the provincial government introduced a suite of legislation around land use, likely the most significant change in BC land-use law in the last 75 years. This was a very special Council of Councils, as it was dedicated to one topic: the provincial changes to land use.

I've talked about these changes in a previous post, but at a high level, the province now, by right, allows people to build up to four units of housing on every lot in urban areas, going up to six units along frequent transit lines. Near SkyTrain Stations and major transit exchanges, the province allows people to build, by right, at a minimum between 8 and 20 stories, depending on the distance. The final change was updates to some funding tools local governments use to still allow the collection of fees to pay for infrastructure even with the new "by right" densities.

At the Council of Councils, Housing Minister Ravi Kahlon noted that the province would introduce new legislation to allow local governments to require a certain percentage of affordable housing or housing for people with disabilities in new residential housing projects. He also hinted at legislation for Tenant Relocation Policies. In a previous post, you can learn more about how these changes fit into the Langley City context. In the past, municipalities would negotiate inclusionary zoning and tenant relocation policies as part of the rezoning process. In many cases, this negotiation is no longer possible because of the new "by right" densities. It is good to see that the province plans to plug this gap with new legislation.

If there was one phrase that was used over and over again at the Council of Councils, it was "unintended consequences." Metro Vancouver Regional District staff presented some of their concerns about the provincial housing changes and proposed solutions. The biggest concern is that there are not enough planners and consultants to update local government policies and bylaws within the provincial government's timeline. The Regional District is looking at how it can support member municipalities to meet the aggressive provincial timelines.

A slide from Saturday's Council of Councils meeting shows current single-family areas and the likelihood of densification due to province legislation. Select the image to enlarge.

There is one big concern in my mind: infrastructure. We cannot have increased density without improved transit service. Currently, TransLink is on the path to bankruptcy. Mayors will need to significantly increase TransLink property tax to prevent this bankruptcy and expand transit; the province must also come to the table with new stable operating funding for TransLink. If they don't, transit service will not meet demand and congestion on our roads will skyrocket.

The federal government must also come to the table with water and sewer infrastructure funding. With our population growth driven by federal policy, they must also help pay for the infrastructure required to support this growth.

It was an informative Council of Councils meeting, and I look forward to the next meeting in the fall.

Donate to Help Langley Senior Resources Centre Flood Recovery

A few weeks ago, the Langley Senior Resources Society Centre suffered a flood due to a break in a fire sprinkler pipe. The water damage caused extensive damage, and the insurance deductible will be $50,000. Paying this deductible will essentially wipe out all their Christmas fundraising.

While Langley City Council will look into how we can support the Society's recovery, the Society has also launched a new "Rise Above" flood recovery appeal.

You can donate online, by calling, or by dropping by the Senior Resources Centre.

They will have a special drive-thru donation day on Friday, February 2nd, from 10 am to 2 pm.

They will also host a "Love LSRS" Flood Recovery Fundraiser on Wednesday, February 14th, from 4 pm to 8 pm. You can call 604-530-3020 to reserve your seat. Tickets are $45 for members and $50 for non-members.

The Langley Senior Resources Centre is an integral part of our community and provides a lifeline for many seniors. Please consider supporting their fundraising efforts. I will be making my donation today.