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Council Meeting Summaries
Plain-language summaries of Township of Langley and City of Langley council meetings. Browse by municipality and year, or search across agendas, minutes, and summaries.
Agenda summary Pre-meeting
For the Township of Langley Council meeting on July 27, 2026, several items of interest were on the agenda, focusing on infrastructure, development, environmental initiatives, and fiscal matters.
A significant focus was on transportation and mobility. Council considered endorsing the Transportation and Mobility Strategy as the Township's long-term guide for planning and infrastructure priorities. Specific road improvement and active transportation projects were also discussed, including a capital request of $225,000 in the 2027 – 2031 Financial Plan for the detailed design of short-term improvements on 16 Avenue. Staff were directed to include the detailed design of active transportation improvements along 272 Street and a funding request of $120,000 for the detailed design to close eight Multi-Use Path gaps in Willoughby in the 2027 – 2031 Financial Plan. Additionally, Council authorized an application for a $1,000,000 grant toward the 212 Street Connector from 208 Street to 77A Avenue project. Delegations also addressed road safety and pedestrian safety concerns at the intersections of 256 Street and Fraser Highway and 264 Street and Fraser Highway.
Several infrastructure replacement and repair projects were advanced. Council approved the transfer of over $1 million in Capital Projects Reserve funds for various stormwater projects, including a culvert replacement at 252 Street and 8700 block, a storm sewer replacement at 248 Street and 50 Avenue, and the Salmon River Pump Station Upgrade project. Discussions also included authorizing staff to seek support for a Water Local Area Service on 55A Avenue at the 24800 Block, with potential 20-year debt financing through the Municipal Finance Authority at a 5.15% interest rate. The Subdivision and Development Servicing Bylaw was also up for final adoption with a 2026 update, and a pilot program for Residential Interim On-Site Stormwater Detention Servicing in a portion of the Williams Neighbourhood Plan was endorsed.
Numerous zoning bylaws and community/neighbourhood plan changes were considered for first, second, and final readings. These included rezonings to facilitate commercial vehicle parking (27099 and 27043 – 8 Avenue), residential subdivisions (5115 – 214 Street and 19642 – 32 Avenue/3170 – 196 Street), and larger developments such as a firehall, municipal park, and employment/housing sites at the Horne Pit (19600 – 20000 Block of 24 to 27A Avenue), as well as townhouse units (6920 – 204 Street, 6982 – 206 Street) and apartment/townhouse sites (7410-7438 – 208 Street and 7423-7428 – 209A Street). Many of these rezonings included prerequisites for road and utility upgrades, traffic improvements, erosion and sediment control, tree protection and green space (e.g., ALR buffers, streamside protection), and voluntary amenity contributions. Final readings were also given to bylaws increasing the Green Building Permit Rebate Program limits, which relates to energy efficiency requirements.
Lastly, initiatives focused on greenways and parks and tree protection and green space were highlighted. Council authorized an application for a $250,000 grant for the Langley Events Centre’s outdoor park activity area Sportsbox project. Two significant Notices of Motion were presented: one for a Green Boulevard & Park Innovation Initiative to develop a Township-wide Green Infrastructure Strategy, including drought-tolerant plantings, urban cooling, and water-saving practices, and another for a Targeted Grazing Pilot Program for wildfire risk reduction and vegetation management on municipally owned lands, including parks and greenbelts.
A significant focus was on transportation and mobility. Council considered endorsing the Transportation and Mobility Strategy as the Township's long-term guide for planning and infrastructure priorities. Specific road improvement and active transportation projects were also discussed, including a capital request of $225,000 in the 2027 – 2031 Financial Plan for the detailed design of short-term improvements on 16 Avenue. Staff were directed to include the detailed design of active transportation improvements along 272 Street and a funding request of $120,000 for the detailed design to close eight Multi-Use Path gaps in Willoughby in the 2027 – 2031 Financial Plan. Additionally, Council authorized an application for a $1,000,000 grant toward the 212 Street Connector from 208 Street to 77A Avenue project. Delegations also addressed road safety and pedestrian safety concerns at the intersections of 256 Street and Fraser Highway and 264 Street and Fraser Highway.
Several infrastructure replacement and repair projects were advanced. Council approved the transfer of over $1 million in Capital Projects Reserve funds for various stormwater projects, including a culvert replacement at 252 Street and 8700 block, a storm sewer replacement at 248 Street and 50 Avenue, and the Salmon River Pump Station Upgrade project. Discussions also included authorizing staff to seek support for a Water Local Area Service on 55A Avenue at the 24800 Block, with potential 20-year debt financing through the Municipal Finance Authority at a 5.15% interest rate. The Subdivision and Development Servicing Bylaw was also up for final adoption with a 2026 update, and a pilot program for Residential Interim On-Site Stormwater Detention Servicing in a portion of the Williams Neighbourhood Plan was endorsed.
Numerous zoning bylaws and community/neighbourhood plan changes were considered for first, second, and final readings. These included rezonings to facilitate commercial vehicle parking (27099 and 27043 – 8 Avenue), residential subdivisions (5115 – 214 Street and 19642 – 32 Avenue/3170 – 196 Street), and larger developments such as a firehall, municipal park, and employment/housing sites at the Horne Pit (19600 – 20000 Block of 24 to 27A Avenue), as well as townhouse units (6920 – 204 Street, 6982 – 206 Street) and apartment/townhouse sites (7410-7438 – 208 Street and 7423-7428 – 209A Street). Many of these rezonings included prerequisites for road and utility upgrades, traffic improvements, erosion and sediment control, tree protection and green space (e.g., ALR buffers, streamside protection), and voluntary amenity contributions. Final readings were also given to bylaws increasing the Green Building Permit Rebate Program limits, which relates to energy efficiency requirements.
Lastly, initiatives focused on greenways and parks and tree protection and green space were highlighted. Council authorized an application for a $250,000 grant for the Langley Events Centre’s outdoor park activity area Sportsbox project. Two significant Notices of Motion were presented: one for a Green Boulevard & Park Innovation Initiative to develop a Township-wide Green Infrastructure Strategy, including drought-tolerant plantings, urban cooling, and water-saving practices, and another for a Targeted Grazing Pilot Program for wildfire risk reduction and vegetation management on municipally owned lands, including parks and greenbelts.
Meeting summary Post-meeting
The Township of Langley Council convened a Regular Meeting on Monday, July 27, 2026. The meeting began with the unanimous adoption of the agenda items, including an additional delegation request for Stephanie and Jamie Hackel. Minutes from the July 13, 2026 Regular Council Meeting and Public Hearing Meeting were also adopted unanimously.
Several delegations presented to Council, prompting referrals to staff for further action. Angel Elias of the Langley Division of Family Practice presented on primary care access, emphasizing the need for 69 new physicians by 2041 and urging the Township to incorporate medical hubs in OCP planning and streamline clinic permitting. Council referred this to staff to collaborate on identifying areas for new practices. Amanda Smith and John Caldarella from the Langley Farmers’ Institute highlighted delays in ALC applications due to a "longstanding order" directing all applications to the ALC without local vetting; Council referred this for a staff report to clarify the order. Community members Janet Ingram-Johnson and Jamie-Lynn Dickson raised urgent safety concerns at the intersections of 256 Street & Fraser Highway and 264 Street & Fraser Highway, respectively. Ms. Ingram-Johnson's request for traffic controls at 256 Street was referred to staff and the 2027 budget, while Ms. Dickson's detailed requests for safety improvements at 264 Street were referred to staff for an update report, working with MOTI. David Lapierre requested a reversal of extra utility fees for his non-rented secondary suite, which was referred to staff. Finally, Stephanie and Jamie Hackel presented an emotional plea to save their nearly 100-year-old family farmhouse on ALR land, which faces demolition due to exceeding square footage limits for a second dwelling after building a new home. Council voted unanimously to have staff assist the Hackels in preserving the heritage home, exploring options such as a heritage assessment.
In Reports to Council, the previously deferred 16 Avenue Corridor and Intersection Study was approved, directing staff to include $225,000 in the 2027-2031 Financial Plan for detailed design. The Transportation and Mobility Strategy was deferred to November 16th for the incoming Council's consideration. The Acceptable Use of AI Policy, which outlines guidelines for staff and elected officials in conducting Township business, was approved unanimously, with staff confirming no obligation to use AI but a requirement to follow the policy if used. Council endorsed a limited pilot program for Residential Interim On-Site Stormwater Detention Servicing within a portion of the Williams Neighbourhood Plan. A resolution to proceed with a petition for a Water Local Area Service on 55A Avenue was approved, deferring financing discussions until the petition's success. Council also authorized grant applications for the Heritage Legacy Fund ($8,500) and the Build Communities Strong Fund ($250,000 for Langley Events Centre, $1,000,000 for 212 Street Connector). Staff were directed to include funding for detailed designs for 272 Street Active Transportation Improvements and for closing Multi-Use Path gaps in Willoughby in the 2027-2031 Financial Plan. A Temporary Use Permit for Bakerview Memorial Cemetery to facilitate parking and outdoor storage saw significant discussion, leading to a referral back to staff for a public input opportunity, with Mayor Woodward, Councillor Ferguson, and Councillor Rindt opposed to the referral.
Regarding Bylaws for First and Second Reading, two Official Community Plan Amendments and Rezoning Applications (F1 and F2) for commercial vehicle parking facilities on 8 Avenue were considered. Councillor Martins raised concerns about the proponent having commenced activities prior to completing temporary use permit conditions and premature tree removal. Councillor Richter moved to defer F1 until all temporary use permit conditions were met, but this was ruled out of order by the Mayor, a ruling challenged by Councillor Richter but not sustained by Council (Councillors Kunst, Martins, Richter opposed the chair). Both F1 and F2 were subsequently given first and second reading and authorized for Public Hearing, with Councillors Martins and Richter opposed on F2. For Bylaws for First, Second, and Third Reading, two rezoning applications were passed: one for two residential lots at 5115 - 214 Street (G1, carried unanimously) and another for 12 small-scale multi-unit housing lots at 19642 - 32 Avenue and 3170 - 196 Street (G2, carried with Councillor Richter opposed, who raised concerns about significant tree removal).
A series of Bylaws were brought forward for Final Adoption, including the Metro West Inter-Municipal Business Licence Bylaws (I1), Green Building Permit Rebate Program Increases (I2), and the 2026 Update to the Subdivision and Development Servicing Bylaw (I3, carried with Councillor Richter opposed). Several rezoning applications for various developments, including two-lot subdivisions, civic institutional zones, comprehensive developments for apartments and townhouses, and the Horne Pit lands (I4-I8), were all given final reading and passed, with all Development Permits also authorized.
The Mayor and Council Report section saw several Councillors reflect on their four-year terms, expressing gratitude to staff, residents, and family, and highlighting achievements in infrastructure, parks, and community services. Items brought forward from Closed Meetings included capital budget transfers for stormwater projects and the authorization of indemnification up to $500,000 for Mayor Eric Woodward, Councillor Timothy Baillie, and Councillor Robert Rindt for legal costs related to a court petition, with Councillors Kunst, Martens, and Whitmarsh opposed to the latter. Two Notices of Motion from Councillor Rindt were debated and passed. The "Green Boulevard & Park Innovation Initiative," aiming to integrate drought-tolerant plantings, smart irrigation, and other green infrastructure, was carried (Councillor Richter opposed). The "Targeted Grazing Pilot Program for Wildfire Risk Reduction and Vegetation Management" was also carried (Councillor Richter opposed), despite concerns about potential contradictions with existing policies and it being a decision for the next council. The meeting concluded with a motion to move into a Closed Meeting, which was carried as amended with additional legal and labour relations items.
Several delegations presented to Council, prompting referrals to staff for further action. Angel Elias of the Langley Division of Family Practice presented on primary care access, emphasizing the need for 69 new physicians by 2041 and urging the Township to incorporate medical hubs in OCP planning and streamline clinic permitting. Council referred this to staff to collaborate on identifying areas for new practices. Amanda Smith and John Caldarella from the Langley Farmers’ Institute highlighted delays in ALC applications due to a "longstanding order" directing all applications to the ALC without local vetting; Council referred this for a staff report to clarify the order. Community members Janet Ingram-Johnson and Jamie-Lynn Dickson raised urgent safety concerns at the intersections of 256 Street & Fraser Highway and 264 Street & Fraser Highway, respectively. Ms. Ingram-Johnson's request for traffic controls at 256 Street was referred to staff and the 2027 budget, while Ms. Dickson's detailed requests for safety improvements at 264 Street were referred to staff for an update report, working with MOTI. David Lapierre requested a reversal of extra utility fees for his non-rented secondary suite, which was referred to staff. Finally, Stephanie and Jamie Hackel presented an emotional plea to save their nearly 100-year-old family farmhouse on ALR land, which faces demolition due to exceeding square footage limits for a second dwelling after building a new home. Council voted unanimously to have staff assist the Hackels in preserving the heritage home, exploring options such as a heritage assessment.
In Reports to Council, the previously deferred 16 Avenue Corridor and Intersection Study was approved, directing staff to include $225,000 in the 2027-2031 Financial Plan for detailed design. The Transportation and Mobility Strategy was deferred to November 16th for the incoming Council's consideration. The Acceptable Use of AI Policy, which outlines guidelines for staff and elected officials in conducting Township business, was approved unanimously, with staff confirming no obligation to use AI but a requirement to follow the policy if used. Council endorsed a limited pilot program for Residential Interim On-Site Stormwater Detention Servicing within a portion of the Williams Neighbourhood Plan. A resolution to proceed with a petition for a Water Local Area Service on 55A Avenue was approved, deferring financing discussions until the petition's success. Council also authorized grant applications for the Heritage Legacy Fund ($8,500) and the Build Communities Strong Fund ($250,000 for Langley Events Centre, $1,000,000 for 212 Street Connector). Staff were directed to include funding for detailed designs for 272 Street Active Transportation Improvements and for closing Multi-Use Path gaps in Willoughby in the 2027-2031 Financial Plan. A Temporary Use Permit for Bakerview Memorial Cemetery to facilitate parking and outdoor storage saw significant discussion, leading to a referral back to staff for a public input opportunity, with Mayor Woodward, Councillor Ferguson, and Councillor Rindt opposed to the referral.
Regarding Bylaws for First and Second Reading, two Official Community Plan Amendments and Rezoning Applications (F1 and F2) for commercial vehicle parking facilities on 8 Avenue were considered. Councillor Martins raised concerns about the proponent having commenced activities prior to completing temporary use permit conditions and premature tree removal. Councillor Richter moved to defer F1 until all temporary use permit conditions were met, but this was ruled out of order by the Mayor, a ruling challenged by Councillor Richter but not sustained by Council (Councillors Kunst, Martins, Richter opposed the chair). Both F1 and F2 were subsequently given first and second reading and authorized for Public Hearing, with Councillors Martins and Richter opposed on F2. For Bylaws for First, Second, and Third Reading, two rezoning applications were passed: one for two residential lots at 5115 - 214 Street (G1, carried unanimously) and another for 12 small-scale multi-unit housing lots at 19642 - 32 Avenue and 3170 - 196 Street (G2, carried with Councillor Richter opposed, who raised concerns about significant tree removal).
A series of Bylaws were brought forward for Final Adoption, including the Metro West Inter-Municipal Business Licence Bylaws (I1), Green Building Permit Rebate Program Increases (I2), and the 2026 Update to the Subdivision and Development Servicing Bylaw (I3, carried with Councillor Richter opposed). Several rezoning applications for various developments, including two-lot subdivisions, civic institutional zones, comprehensive developments for apartments and townhouses, and the Horne Pit lands (I4-I8), were all given final reading and passed, with all Development Permits also authorized.
The Mayor and Council Report section saw several Councillors reflect on their four-year terms, expressing gratitude to staff, residents, and family, and highlighting achievements in infrastructure, parks, and community services. Items brought forward from Closed Meetings included capital budget transfers for stormwater projects and the authorization of indemnification up to $500,000 for Mayor Eric Woodward, Councillor Timothy Baillie, and Councillor Robert Rindt for legal costs related to a court petition, with Councillors Kunst, Martens, and Whitmarsh opposed to the latter. Two Notices of Motion from Councillor Rindt were debated and passed. The "Green Boulevard & Park Innovation Initiative," aiming to integrate drought-tolerant plantings, smart irrigation, and other green infrastructure, was carried (Councillor Richter opposed). The "Targeted Grazing Pilot Program for Wildfire Risk Reduction and Vegetation Management" was also carried (Councillor Richter opposed), despite concerns about potential contradictions with existing policies and it being a decision for the next council. The meeting concluded with a motion to move into a Closed Meeting, which was carried as amended with additional legal and labour relations items.
Agenda summary Pre-meeting
The Township of Langley Council agenda for Monday, July 13, 2026, features several items of specific interest, particularly concerning transportation, infrastructure, development, and environmental considerations.
Significant road improvement and infrastructure projects are prominent. Council will consider a capital request of $225,000 for the detailed design of short-term improvements on 16 Avenue. A major initiative is the approval of an application for an $88,900,000 grant towards cost-sharing for the completion of Fraser Highway (23400 to 26400 blocks) and 268 Street intersection improvements, with funding from various Development Cost Charges and Reserves. Furthermore, the Transportation and Mobility Strategy is up for endorsement as a long-term guide for future infrastructure priorities. A motion also calls for a Rural Road and Farm Transportation Review to address equipment mobility, intersection safety, bridge capacity, and rural road infrastructure.
Pedestrian infrastructure is also a focus, with a funding request of $190,000 for the detailed design of pedestrian improvements along Highway 13 in Aldergrove. A proposed motion aims to establish an annual public input process for crosswalk designs. Numerous development proposals include requirements for new greenways and parks, such as the dedication and construction of a 4.5m wide street greenway on 208 Street and 5.0m wide multi-use greenways on 78B Avenue, along with public pathways and the protection of Streamside Protection and Enhancement Areas (SPEA) and ALR landscape buffers. Traffic calming measures are also proposed, with a motion to implement temporary and permanent calming on 201 Street and 197 Street, funded by $100,000.
Several zoning bylaws and community/neighbourhood plan changes are on the agenda. These include rezoning applications to facilitate seniors' housing, new residential lots, and future apartment/townhouse developments, often accompanied by prerequisites for road dedications, widenings, and utility upgrades and extensions. Related to tree protection and green space, these developments mandate final tree management plans for retention, replacement, and protection. Significant policy updates include final adoption of changes to Zoning Bylaw requirements for off-street loading and accessible parking spaces, and a full repeal and replacement of the Subdivision and Development Servicing Bylaw.
Finally, the agenda touches on municipal budgets and fiscal issues through various grant applications, amenity contributions, and fees. A motion seeks to develop a Rural Drainage Infrastructure Strategy to address ongoing drainage concerns and infrastructure deficiencies in agricultural areas. Additionally, there are proposed changes to the Green Building Permit Rebate Program by increasing rebate amounts, expanding eligibility, and establishing program limitations, indicating an interest in Energy Efficiency requirements and similar green initiatives.
Significant road improvement and infrastructure projects are prominent. Council will consider a capital request of $225,000 for the detailed design of short-term improvements on 16 Avenue. A major initiative is the approval of an application for an $88,900,000 grant towards cost-sharing for the completion of Fraser Highway (23400 to 26400 blocks) and 268 Street intersection improvements, with funding from various Development Cost Charges and Reserves. Furthermore, the Transportation and Mobility Strategy is up for endorsement as a long-term guide for future infrastructure priorities. A motion also calls for a Rural Road and Farm Transportation Review to address equipment mobility, intersection safety, bridge capacity, and rural road infrastructure.
Pedestrian infrastructure is also a focus, with a funding request of $190,000 for the detailed design of pedestrian improvements along Highway 13 in Aldergrove. A proposed motion aims to establish an annual public input process for crosswalk designs. Numerous development proposals include requirements for new greenways and parks, such as the dedication and construction of a 4.5m wide street greenway on 208 Street and 5.0m wide multi-use greenways on 78B Avenue, along with public pathways and the protection of Streamside Protection and Enhancement Areas (SPEA) and ALR landscape buffers. Traffic calming measures are also proposed, with a motion to implement temporary and permanent calming on 201 Street and 197 Street, funded by $100,000.
Several zoning bylaws and community/neighbourhood plan changes are on the agenda. These include rezoning applications to facilitate seniors' housing, new residential lots, and future apartment/townhouse developments, often accompanied by prerequisites for road dedications, widenings, and utility upgrades and extensions. Related to tree protection and green space, these developments mandate final tree management plans for retention, replacement, and protection. Significant policy updates include final adoption of changes to Zoning Bylaw requirements for off-street loading and accessible parking spaces, and a full repeal and replacement of the Subdivision and Development Servicing Bylaw.
Finally, the agenda touches on municipal budgets and fiscal issues through various grant applications, amenity contributions, and fees. A motion seeks to develop a Rural Drainage Infrastructure Strategy to address ongoing drainage concerns and infrastructure deficiencies in agricultural areas. Additionally, there are proposed changes to the Green Building Permit Rebate Program by increasing rebate amounts, expanding eligibility, and establishing program limitations, indicating an interest in Energy Efficiency requirements and similar green initiatives.
Meeting summary Post-meeting
The Township of Langley Council convened a Regular Meeting on Monday, July 13, 2026. The agenda and minutes from the June 29, 2026, meeting were adopted unanimously. Four delegations presented to Council, addressing diverse local concerns. Laurel Battistel raised issues with commercial truck parking on ALR properties, advocating for updated bylaws and a task force; Council unanimously referred her request to staff for a preliminary report. Kal Bains sought the removal of a no-build covenant on his Glenwood property, but Council defeated the motion to refer this matter to staff for a clarification report. Li Cheung Yeh appealed penalties for tree protection bylaw infractions, citing safety and confusion over changing regulations; Council voted to refer this for a staff report, with Councillor Tim Baillie opposed. Finally, Lina Azeez of the Lower Fraser Floodplains Coalition urged the Township to endorse a regional joint statement on floodplain resilience, which Council unanimously approved, moving to sign on to the initiative.
Several significant reports to Council were addressed, with many having been previously deferred. The 16 Avenue Corridor and Intersection Study was again deferred to the July 27th meeting (with Councillors Kim Richter and Blair Whitmarsh opposed), while the Accessibility Plan was endorsed, including carrying forward unused 2026 budget funds. Highway 13 potential pedestrian improvements were referred back to staff for consultation with the Ministry of Transportation (Councillor Richter opposed). The Transportation and Mobility Strategy was endorsed in principle, with a referral back to staff to align map inconsistencies and clarify TransLink engagement (Councillor Richter opposed). An application for a $44,000 New Horizons for Seniors Program grant for the "Seniors Come Together" project at Walnut Grove Community Centre was unanimously approved. Additionally, a major application for $88.9 million in cost-sharing for Fraser Highway completion through the Trade Diversification Corridors Fund was approved, excluding a section on TransLink prioritization, with questions raised about future debt implications.
Council proceeded with several bylaws. Bylaws 6247 and 6248, for an Official Community Plan Amendment and Rezoning to facilitate 211 seniors’ housing units, received first and second reading. It was noted this application, being plan compliant, would not require a public hearing under new provincial legislation, and Council discussed the potential for voluntary amenity contributions to include below-market units. Rezoning Bylaw 6231 for four residential lots received first, second, and third reading despite a motion by Councillor Richter to refer it back to staff for review of public submissions, which was defeated. Similarly, Rezoning Bylaw 6246 for future apartment and townhouse sites, owned by the Township and thus not subject to a public hearing under provincial housing legislation, was adopted for its first, second, and third readings, without the condition requiring securing a joint elementary school and park site.
Further land use and infrastructure bylaws were also considered. Rezoning Bylaw 6232, enabling 79 apartments, 133 hotel rooms, and commercial space, passed its first, second, and third readings unanimously, with Council highlighting the need for more hotel accommodations. Zoning Bylaw Amendment 6235, updating off-street loading and accessible parking requirements, also passed first, second, and third readings unanimously, with staff clarifying that consultation for on-street accessible parking would inform future bylaws. A comprehensive update to the Subdivision and Development Servicing Bylaw (Bylaws 6211 and 6225) was given first, second, and third readings, despite two motions by Councillor Richter and Councillor Barb Martins to refer for public consultation (with and without a staff presentation, respectively), both of which were defeated. Lastly, Bylaws 6238 and 6239, proposing increases to the Green Building Permit Rebate Program, also passed first, second, and third readings unanimously. All bylaws presented for final adoption (including highway closures and permissive tax exemptions) were also successfully adopted.
In "Other Business," Councillor Michael Pratt moved for additional traffic calming projects on 201 Street and 197 Street, which carried unanimously. Councillor Tim Baillie proposed creating an annual public input process for crosswalk designs, but Councillor Richter moved a referral to staff for a report on how the existing policy could be amended to protect Charter rights, which carried. Councillor Rob Rindt introduced two motions, both unanimously approved, directing staff to report on a Rural Drainage Infrastructure Strategy and a Rural Road and Farm Transportation Review, with staff confirming these would be added to the general work list for future Council consideration. The meeting concluded after several Councillors provided reports on community events and Metro Vancouver updated on water restrictions, before moving into a closed session.
Several significant reports to Council were addressed, with many having been previously deferred. The 16 Avenue Corridor and Intersection Study was again deferred to the July 27th meeting (with Councillors Kim Richter and Blair Whitmarsh opposed), while the Accessibility Plan was endorsed, including carrying forward unused 2026 budget funds. Highway 13 potential pedestrian improvements were referred back to staff for consultation with the Ministry of Transportation (Councillor Richter opposed). The Transportation and Mobility Strategy was endorsed in principle, with a referral back to staff to align map inconsistencies and clarify TransLink engagement (Councillor Richter opposed). An application for a $44,000 New Horizons for Seniors Program grant for the "Seniors Come Together" project at Walnut Grove Community Centre was unanimously approved. Additionally, a major application for $88.9 million in cost-sharing for Fraser Highway completion through the Trade Diversification Corridors Fund was approved, excluding a section on TransLink prioritization, with questions raised about future debt implications.
Council proceeded with several bylaws. Bylaws 6247 and 6248, for an Official Community Plan Amendment and Rezoning to facilitate 211 seniors’ housing units, received first and second reading. It was noted this application, being plan compliant, would not require a public hearing under new provincial legislation, and Council discussed the potential for voluntary amenity contributions to include below-market units. Rezoning Bylaw 6231 for four residential lots received first, second, and third reading despite a motion by Councillor Richter to refer it back to staff for review of public submissions, which was defeated. Similarly, Rezoning Bylaw 6246 for future apartment and townhouse sites, owned by the Township and thus not subject to a public hearing under provincial housing legislation, was adopted for its first, second, and third readings, without the condition requiring securing a joint elementary school and park site.
Further land use and infrastructure bylaws were also considered. Rezoning Bylaw 6232, enabling 79 apartments, 133 hotel rooms, and commercial space, passed its first, second, and third readings unanimously, with Council highlighting the need for more hotel accommodations. Zoning Bylaw Amendment 6235, updating off-street loading and accessible parking requirements, also passed first, second, and third readings unanimously, with staff clarifying that consultation for on-street accessible parking would inform future bylaws. A comprehensive update to the Subdivision and Development Servicing Bylaw (Bylaws 6211 and 6225) was given first, second, and third readings, despite two motions by Councillor Richter and Councillor Barb Martins to refer for public consultation (with and without a staff presentation, respectively), both of which were defeated. Lastly, Bylaws 6238 and 6239, proposing increases to the Green Building Permit Rebate Program, also passed first, second, and third readings unanimously. All bylaws presented for final adoption (including highway closures and permissive tax exemptions) were also successfully adopted.
In "Other Business," Councillor Michael Pratt moved for additional traffic calming projects on 201 Street and 197 Street, which carried unanimously. Councillor Tim Baillie proposed creating an annual public input process for crosswalk designs, but Councillor Richter moved a referral to staff for a report on how the existing policy could be amended to protect Charter rights, which carried. Councillor Rob Rindt introduced two motions, both unanimously approved, directing staff to report on a Rural Drainage Infrastructure Strategy and a Rural Road and Farm Transportation Review, with staff confirming these would be added to the general work list for future Council consideration. The meeting concluded after several Councillors provided reports on community events and Metro Vancouver updated on water restrictions, before moving into a closed session.
Agenda summary Pre-meeting
The Township of Langley Council will hold a Regular Meeting on Monday, June 29, 2026, to consider a variety of items ranging from financial oversight to significant infrastructure and land use changes. The agenda highlights key discussions on municipal budgeting, major development projects, and policies affecting community liveability.
Regarding infrastructure and green spaces, Council will direct staff to include a funding request of $190,000 for the detailed design of pedestrian improvements along Highway 13. A substantial development application at 7290 and 7320 – 208 Street includes prerequisites for road dedications, widenings, and traffic improvements on 208, 208A Street, and 73A Avenue, alongside the dedication and construction of a 4.5m wide street greenway. Furthermore, a Notice of Motion requests staff to assess necessary upgrades and funding options for the Brookswood BMX track facility. Information items include updates on the Walnut Grove Dog Off-Leash Park, Old Yale Dog Park, and a Neighbourhood Traffic Calming Policy Amendment.
Significant zoning bylaws and community plan changes are also prominent. Bylaw No. 6191 proposes amendments to the Willoughby Community Plan and Smith Neighbourhood Plan to increase allowable density for a mixed-use development. Notably, Bylaw No. 6233, allowing three or four Small-Scale Multi-Unit Housing (SSMUH) units on R-CL(SD) lots in response to provincial changes, is scheduled for all readings up to final adoption. Multiple development items emphasize tree protection, requiring final tree management plans including retention, replacement, and protection details.
From a fiscal perspective, Council is set to approve the 2025 Annual Report and the 2025 Statement of Financial Information (SOFI). Budget requests for the 2027-2031 Financial Plan include $6,000 for waste receptacles and $20,400 for operational costs related to Phase 1 of the On-Street Truck Parking Pilot Program, plus $26,000 initial and $20,400 ongoing costs for Phase 3. A voluntary amenity contribution of $3,731,832 is associated with a major development. Additionally, Bylaw No. 6245 provides for 2027 Permissive Tax Exemptions, and a Notice of Motion requests a staff report on balcony fires and potential solutions, which could impact future building regulations.
Regarding infrastructure and green spaces, Council will direct staff to include a funding request of $190,000 for the detailed design of pedestrian improvements along Highway 13. A substantial development application at 7290 and 7320 – 208 Street includes prerequisites for road dedications, widenings, and traffic improvements on 208, 208A Street, and 73A Avenue, alongside the dedication and construction of a 4.5m wide street greenway. Furthermore, a Notice of Motion requests staff to assess necessary upgrades and funding options for the Brookswood BMX track facility. Information items include updates on the Walnut Grove Dog Off-Leash Park, Old Yale Dog Park, and a Neighbourhood Traffic Calming Policy Amendment.
Significant zoning bylaws and community plan changes are also prominent. Bylaw No. 6191 proposes amendments to the Willoughby Community Plan and Smith Neighbourhood Plan to increase allowable density for a mixed-use development. Notably, Bylaw No. 6233, allowing three or four Small-Scale Multi-Unit Housing (SSMUH) units on R-CL(SD) lots in response to provincial changes, is scheduled for all readings up to final adoption. Multiple development items emphasize tree protection, requiring final tree management plans including retention, replacement, and protection details.
From a fiscal perspective, Council is set to approve the 2025 Annual Report and the 2025 Statement of Financial Information (SOFI). Budget requests for the 2027-2031 Financial Plan include $6,000 for waste receptacles and $20,400 for operational costs related to Phase 1 of the On-Street Truck Parking Pilot Program, plus $26,000 initial and $20,400 ongoing costs for Phase 3. A voluntary amenity contribution of $3,731,832 is associated with a major development. Additionally, Bylaw No. 6245 provides for 2027 Permissive Tax Exemptions, and a Notice of Motion requests a staff report on balcony fires and potential solutions, which could impact future building regulations.
Meeting summary Post-meeting
The Township of Langley Council convened a Regular Meeting on Monday, June 29, 2026, commencing with an acknowledgement of the traditional territories of the Coast Salish peoples. The agenda was adopted with one amendment: the addition of a late delegation, C3 from Mr. Parker. This amendment prompted discussion regarding the definition of a "submission" from a declared election candidate, with staff clarifying the Community Charter allows for such delegations to provide an opportunity for questions under specific agenda items. The amended agenda and the minutes from the June 15th Regular Council Meeting and Public Hearing Meeting were subsequently adopted unanimously.
In delegations, Daniel Collins and Stephen Potyondi from the Inclusive Housing Coalition presented on the critical need for an inclusive housing strategy for individuals with intellectual and developmental disabilities and low-income seniors. They highlighted a significant affordability gap, noting approximately 1500 residents living under $35,000 annually and a growing number of children who will require housing supports. Councillors inquired about cluster housing models and the potential for the Langley Housing Trust to offer deeper subsidies. Council referred their requests to staff for a comprehensive report. Mr. Kulvinder Bains, scheduled for delegation C2, was not present. A new delegation, Mike Parker, addressed Council regarding the 2025 Audited Financial Statements, specifically questioning the lack of disclosure of significant contractual obligations related to the Township’s Housing Trust Society and its estimated $100 million in commitments for housing projects. He inquired whether the Township's accounting standards were erring on the side of non-disclosure.
Under Reports to Council, the 2025 Annual Report and Statement of Financial Information (SOFI) were considered. Councillor Richter raised concerns about a note indicating an "additional risk exposure due to the increased net debt position," a departure from previous reports, while Councillor Whitmarsh sought clarification on a $35 million revenue from asset disposal and significant budget variances in recreation, transportation, and police protection. Councillor Whitmarsh also questioned Mayor Woodward on the substantial increase in net debt, to which the Mayor indicated he was still investigating. A request for a separate vote on the Annual Report and SOFI, moved by Councillor Richter due to concerns over SOFI details and legal payments, failed. The overall motion to approve both reports then carried unanimously. Council deferred the Accessibility Plan (E2) and the Highway 13 Potential Pedestrian Improvements (E4) to the July 13th meeting, with Councillor Richter opposing both deferrals. The On-Street Truck Parking Pilot Program Update (E3) was endorsed to continue Phase 1 and implement Phase 3, while deferring Phase 2 until parking utilization increases; this motion carried unanimously. Development Permit Application No. 101497 (Randhawa / 27251 – 30 Avenue) was authorized for issuance, with Councillor Martins opposed, citing concerns about maintaining the form and character of the Aldergrove core.
For Bylaws, Council gave first and second reading to Official Community Plan Amendment and Rezoning Application No. 100301 (HBG Projects (Blanco) Ltd.), which aims to increase density and includes ground-floor commercial (daycare) use in Willoughby, and authorized a Public Hearing. Councillor Richter questioned the waiving of a joint school and park site requirement for this development, particularly in light of current school site needs. Several bylaws received first, second, and third readings unanimously: Highway Closure and Dedication Removal Bylaws No. 6132, 6133, and 6220; Small-Scale Multi-Unit Housing (SSMUH) Bylaw No. 6233; Metro West Inter-Municipal Business Licence Bylaws No. 6236 and 6237; and 2027 Permissive Tax Exemptions Bylaw No. 6245. For bylaws requiring third reading, Rezoning Application No. 100733 (West Creek Farms Ltd.) Bylaw No. 5899 was referred back to staff for a fulsome review of new submissions, including flood management and noise mitigation plans, with a report expected by the July 13th meeting. Councillor Richter declared a pecuniary conflict of interest and was absent for this vote.
For final adoption, Small-Scale Multi-Unit Housing (SSMUH) Bylaw No. 6233 and Willoughby Community and Neighbourhood Plan Updates Fees and Charges Amendment Bylaw No. 6226 both carried unanimously. Council Procedure Bylaw Housekeeping Amendments Bylaw No. 6234 also proceeded to final adoption. Councillors Richter and Martins declared pecuniary conflicts of interest and were absent for this vote. Councillors Whitmarsh and Kunst expressed their opposition, arguing the amendments were unnecessary and altered how council members are treated. Mayor Woodward commented on the "framing" of the debate. The motion for final adoption of Bylaw No. 6234 carried.
Mayor and Council reports highlighted recent community events, graduations, and collaborations. Mayor Woodward praised staff for Canada Soccer watch parties and other community events. From the items for information, Council authorized $145,000 for a temporary training structure for Aldergrove Minor Baseball (M2) and directed staff to share the Murrayville Cemetery Cenotaph report (M5) with the Heritage Advisory Committee. Council also discussed a letter from School District No. 35 (M10) regarding eligible school sites, particularly concerning locations in Willoughby. Councillor Richter moved to refer this to staff for a report back by July 13th regarding specific Willoughby locations, which carried with Councillors Baillie, Ferguson, Rindt, and Mayor Woodward opposed. Under Other Business, three notices of motion were unanimously carried: Councillor Kunst's request for staff to explore the Equi Sport Program (O1); Councillor Baillie's request for a report on the dangers and solutions for balcony fires (O2); and Councillor Ferguson's request for staff to meet with the Langley BMX Association to assess and report on Brookswood track improvements (O3). The meeting concluded with a motion to resolve into a Closed Meeting, with Councillor Kunst adding a legal item and Councillor Martins adding a labor relations item.
In delegations, Daniel Collins and Stephen Potyondi from the Inclusive Housing Coalition presented on the critical need for an inclusive housing strategy for individuals with intellectual and developmental disabilities and low-income seniors. They highlighted a significant affordability gap, noting approximately 1500 residents living under $35,000 annually and a growing number of children who will require housing supports. Councillors inquired about cluster housing models and the potential for the Langley Housing Trust to offer deeper subsidies. Council referred their requests to staff for a comprehensive report. Mr. Kulvinder Bains, scheduled for delegation C2, was not present. A new delegation, Mike Parker, addressed Council regarding the 2025 Audited Financial Statements, specifically questioning the lack of disclosure of significant contractual obligations related to the Township’s Housing Trust Society and its estimated $100 million in commitments for housing projects. He inquired whether the Township's accounting standards were erring on the side of non-disclosure.
Under Reports to Council, the 2025 Annual Report and Statement of Financial Information (SOFI) were considered. Councillor Richter raised concerns about a note indicating an "additional risk exposure due to the increased net debt position," a departure from previous reports, while Councillor Whitmarsh sought clarification on a $35 million revenue from asset disposal and significant budget variances in recreation, transportation, and police protection. Councillor Whitmarsh also questioned Mayor Woodward on the substantial increase in net debt, to which the Mayor indicated he was still investigating. A request for a separate vote on the Annual Report and SOFI, moved by Councillor Richter due to concerns over SOFI details and legal payments, failed. The overall motion to approve both reports then carried unanimously. Council deferred the Accessibility Plan (E2) and the Highway 13 Potential Pedestrian Improvements (E4) to the July 13th meeting, with Councillor Richter opposing both deferrals. The On-Street Truck Parking Pilot Program Update (E3) was endorsed to continue Phase 1 and implement Phase 3, while deferring Phase 2 until parking utilization increases; this motion carried unanimously. Development Permit Application No. 101497 (Randhawa / 27251 – 30 Avenue) was authorized for issuance, with Councillor Martins opposed, citing concerns about maintaining the form and character of the Aldergrove core.
For Bylaws, Council gave first and second reading to Official Community Plan Amendment and Rezoning Application No. 100301 (HBG Projects (Blanco) Ltd.), which aims to increase density and includes ground-floor commercial (daycare) use in Willoughby, and authorized a Public Hearing. Councillor Richter questioned the waiving of a joint school and park site requirement for this development, particularly in light of current school site needs. Several bylaws received first, second, and third readings unanimously: Highway Closure and Dedication Removal Bylaws No. 6132, 6133, and 6220; Small-Scale Multi-Unit Housing (SSMUH) Bylaw No. 6233; Metro West Inter-Municipal Business Licence Bylaws No. 6236 and 6237; and 2027 Permissive Tax Exemptions Bylaw No. 6245. For bylaws requiring third reading, Rezoning Application No. 100733 (West Creek Farms Ltd.) Bylaw No. 5899 was referred back to staff for a fulsome review of new submissions, including flood management and noise mitigation plans, with a report expected by the July 13th meeting. Councillor Richter declared a pecuniary conflict of interest and was absent for this vote.
For final adoption, Small-Scale Multi-Unit Housing (SSMUH) Bylaw No. 6233 and Willoughby Community and Neighbourhood Plan Updates Fees and Charges Amendment Bylaw No. 6226 both carried unanimously. Council Procedure Bylaw Housekeeping Amendments Bylaw No. 6234 also proceeded to final adoption. Councillors Richter and Martins declared pecuniary conflicts of interest and were absent for this vote. Councillors Whitmarsh and Kunst expressed their opposition, arguing the amendments were unnecessary and altered how council members are treated. Mayor Woodward commented on the "framing" of the debate. The motion for final adoption of Bylaw No. 6234 carried.
Mayor and Council reports highlighted recent community events, graduations, and collaborations. Mayor Woodward praised staff for Canada Soccer watch parties and other community events. From the items for information, Council authorized $145,000 for a temporary training structure for Aldergrove Minor Baseball (M2) and directed staff to share the Murrayville Cemetery Cenotaph report (M5) with the Heritage Advisory Committee. Council also discussed a letter from School District No. 35 (M10) regarding eligible school sites, particularly concerning locations in Willoughby. Councillor Richter moved to refer this to staff for a report back by July 13th regarding specific Willoughby locations, which carried with Councillors Baillie, Ferguson, Rindt, and Mayor Woodward opposed. Under Other Business, three notices of motion were unanimously carried: Councillor Kunst's request for staff to explore the Equi Sport Program (O1); Councillor Baillie's request for a report on the dangers and solutions for balcony fires (O2); and Councillor Ferguson's request for staff to meet with the Langley BMX Association to assess and report on Brookswood track improvements (O3). The meeting concluded with a motion to resolve into a Closed Meeting, with Councillor Kunst adding a legal item and Councillor Martins adding a labor relations item.
Agenda summary Pre-meeting
Hello Strong Towns Langley members! Here's a summary of the upcoming Township Council meeting on Monday, June 15, 2026, focusing on items relevant to building a financially resilient and people-centred community.
Council will be addressing several significant infrastructure and fiscal matters. The 2025 Audited Consolidated Financial Statements will be received and accepted, providing transparency on the Township's financial position. Several capital requests are on the agenda for future road improvements, including directing staff to include funding for detailed designs of a traffic signal at Fraser Highway and 268 Street ($75,000) and short-term improvements on 16 Avenue ($225,000) in the 2027-2031 Financial Plan. Council is also asked to authorize $3,050,000 for 80 Avenue roadworks (20100-20300 block), funded by Development Cost Charges, Capital Projects Reserve, and the Community Works Fund.
Regarding infrastructure and capital funding, significant capital budget transfers are proposed, totalling over $3.4 million in Roads Development Cost Charges and nearly $470,000 in Capital Projects Reserve funds. These funds are allocated for TransLink cost sharing and various bridge rehabilitation projects, including amounts redirected from existing Fraser Highway road widening projects. Additionally, $3.5 million in TransLink funding is proposed for additional paving on the Major Road Network at no cost to the Township. An application for $340,000 of funding towards the Upper Nicomekl River Floodplain Mapping project is also on the agenda, which is important for long-term community resilience.
In terms of development, housing, and zoning, Council will consider a Heritage Alteration Permit Application at 21528 Old Yale Road to facilitate a small-scale multi-unit housing development. This involves variances to setbacks and lot coverage, and requires securing tree retention, replacement, and road/utility upgrades on Old Yale Road. For final adoption, a new Tenant Protection Bylaw (Bylaw No. 6214) is proposed to require tenant protection during residential rental redevelopment, alongside an amendment to the Official Community Plan to create a Tenant Protection Development Permit Area. Final readings are also sought for a Housing Agreement (Bylaw No. 6222) to secure rental and affordable units at 7883 - 199 Street, and a rezoning to accommodate approximately 46 townhouse units at 7860 – 197 Street (Bylaw No. 6001). A new motion directs staff to prepare a policy regarding single-exit stairwell residential buildings, evaluating implications for public safety, emergency response, and alignment with BC Building Code provisions.
Active transportation, traffic calming, and public spaces are also prominent. A motion directs staff to install 20 km/h advisory speed tabs (instead of 30 km/h) on all approaches to the Murrayville Five Corners Roundabout as a specific traffic calming measure. Another motion proposes amending the Neighbourhood Traffic Calming Policy to include pedestrian routes to schools or parks where documented safety concerns exist. Additionally, a review of e-bike safety, regulation, and enforcement within the Township is proposed. For green space, Council will consider endorsing the Smith Passive Park Concept Plan, referring improvements to the 2027-2031 Capital Budget process. Several development items also include requirements for tree protection, streamside protection and enhancement areas, and Agricultural Land Reserve (ALR) landscape buffers. Finally, a motion seeks staff recommendations on enforcement and cost recovery options related to intentional damage to municipal traffic infrastructure, such as highway markings and traffic control devices.
Council will be addressing several significant infrastructure and fiscal matters. The 2025 Audited Consolidated Financial Statements will be received and accepted, providing transparency on the Township's financial position. Several capital requests are on the agenda for future road improvements, including directing staff to include funding for detailed designs of a traffic signal at Fraser Highway and 268 Street ($75,000) and short-term improvements on 16 Avenue ($225,000) in the 2027-2031 Financial Plan. Council is also asked to authorize $3,050,000 for 80 Avenue roadworks (20100-20300 block), funded by Development Cost Charges, Capital Projects Reserve, and the Community Works Fund.
Regarding infrastructure and capital funding, significant capital budget transfers are proposed, totalling over $3.4 million in Roads Development Cost Charges and nearly $470,000 in Capital Projects Reserve funds. These funds are allocated for TransLink cost sharing and various bridge rehabilitation projects, including amounts redirected from existing Fraser Highway road widening projects. Additionally, $3.5 million in TransLink funding is proposed for additional paving on the Major Road Network at no cost to the Township. An application for $340,000 of funding towards the Upper Nicomekl River Floodplain Mapping project is also on the agenda, which is important for long-term community resilience.
In terms of development, housing, and zoning, Council will consider a Heritage Alteration Permit Application at 21528 Old Yale Road to facilitate a small-scale multi-unit housing development. This involves variances to setbacks and lot coverage, and requires securing tree retention, replacement, and road/utility upgrades on Old Yale Road. For final adoption, a new Tenant Protection Bylaw (Bylaw No. 6214) is proposed to require tenant protection during residential rental redevelopment, alongside an amendment to the Official Community Plan to create a Tenant Protection Development Permit Area. Final readings are also sought for a Housing Agreement (Bylaw No. 6222) to secure rental and affordable units at 7883 - 199 Street, and a rezoning to accommodate approximately 46 townhouse units at 7860 – 197 Street (Bylaw No. 6001). A new motion directs staff to prepare a policy regarding single-exit stairwell residential buildings, evaluating implications for public safety, emergency response, and alignment with BC Building Code provisions.
Active transportation, traffic calming, and public spaces are also prominent. A motion directs staff to install 20 km/h advisory speed tabs (instead of 30 km/h) on all approaches to the Murrayville Five Corners Roundabout as a specific traffic calming measure. Another motion proposes amending the Neighbourhood Traffic Calming Policy to include pedestrian routes to schools or parks where documented safety concerns exist. Additionally, a review of e-bike safety, regulation, and enforcement within the Township is proposed. For green space, Council will consider endorsing the Smith Passive Park Concept Plan, referring improvements to the 2027-2031 Capital Budget process. Several development items also include requirements for tree protection, streamside protection and enhancement areas, and Agricultural Land Reserve (ALR) landscape buffers. Finally, a motion seeks staff recommendations on enforcement and cost recovery options related to intentional damage to municipal traffic infrastructure, such as highway markings and traffic control devices.
Meeting summary Post-meeting
Hey Strong Towns Langley members! Todd here, your friendly AI assistant, with a comprehensive summary of the Township of Langley Council meeting held on Monday, June 15, 2026. This meeting covered a wide range of topics, from financial oversight to public safety and community development, offering insights into how our Township is working towards a more financially resilient and people-centred future.
A major focus for financial resilience was Item E1, the 2025 Audited Consolidated Financial Statements. Council received and accepted these statements, though not without significant discussion. Concerns were raised about the Township's net debt, which increased to $131.179 million (negative) in 2025, indicating more liabilities than assets. Questions also surfaced regarding the $177 million Housing Trust debt, with only a fraction ($12.642 million) appearing in the 2025 statements, while the remainder is expected in 2026 due to timing. Councillor Whitmarsh questioned the 40% rise in fees/rates/service charges revenue and a 52% decrease in Development Cost Charges (DCCs) collected, which staff clarified was partially offset by significant "other developer contributions" in the form of tangible assets like roads and parks. The increasing net debt drew attention, with calls for future discussions on its implications for homeowners. Despite these detailed queries, the statements were accepted for public review ahead of final approval on June 29th.
Several items highlighted our community's infrastructure and development. Item E7 saw Council approve substantial Capital Budget Transfers of over $3.4 million in Roads DCCs and nearly $470,000 from Capital Projects Reserve funds to facilitate TransLink cost sharing and critical bridge rehabilitation projects, demonstrating strategic asset management. Additionally, $3.5 million from TransLink will fund major road network paving at no cost to the Township. Item E8, the Capital Request for 80 Avenue Roadworks, authorized $3.05 million for construction, partially funded by reallocating funds from the delayed 216 Street and 96 Avenue Intersection Improvements project. This delay is due to complex land acquisition and regulatory hurdles, including approvals from the Ministry of Water and Land Resources and the Agricultural Land Commission. While the 80 Avenue work moves forward, Council also committed to seeking replacement funding for the 216/96 Avenue intersection in the 2027-2031 financial plan, acknowledging its critical safety concerns, especially given its poor alignment.
The meeting also saw important steps towards people-centred communities. Item I1 marked the final adoption of the Tenant Protection Bylaw, a significant achievement requiring tenant protection during residential rental redevelopment, and Item I2 saw final adoption of a Housing Agreement to secure rental and affordable units at 7883 - 199 Street. These bylaws are crucial for supporting our community's housing needs and protecting residents. Item E2 endorsed the Smith Passive Park Concept Plan, outlining new green spaces for the Willoughby area, including dog park facilities and a section of the Langley Arbor Ribbon Trail. On public safety, Item D1 featured an informative presentation by the Central Fraser Valley Search and Rescue Society, emphasizing their volunteer-based, 24/7 services and invaluable support to emergency responders.
Beyond these decisions, several important new motions were introduced and debated. Councillor Martins brought forward Item P1, a motion to reduce the advisory speed at the Murrayville Five Corners Roundabout to 20 km/h from the staff-proposed 30 km/h. Citing direct resident feedback and concerns over the intersection's complexity and safety, she argued for a more cautious speed. While Councillor Richter supported this, the motion was defeated, meaning the 30 km/h advisory will proceed. In a proactive move, Councillor Ferguson's Item P2 directed staff to review E-Bike Safety, Regulation and Enforcement, prompted by increasing use, minor safety concerns, and rising injury rates. This motion passed unanimously, signaling a commitment to public safety in evolving transportation landscapes. Furthermore, Councillor Baillie moved Item P7, directing staff to prepare a policy on Single Exit Stairwell Residential Buildings, including a legal review of the Township's regulatory capacity beyond provincial code minimums. Councillor Baillie voiced strong objections to the recent provincial changes allowing single egress stairwells, citing serious safety concerns for residents and emergency responders, and highlighting the lack of consultation with firefighting associations. This motion also carried unanimously.
Finally, Councillor Baillie's Item P8 regarding Damage to Municipal Traffic Infrastructure sought a report on enforcement and cost recovery options for intentional damage, particularly citing defacement of the Fort Langley rainbow crosswalk. An amendment was added, proposed by Councillor Martins, to also consider Crime Prevention Through Environmental Design (CPTED) approaches to prevent such damage in the first instance. This amended motion passed unanimously, reflecting a desire for both accountability and proactive prevention. A key debate during the meeting was on Item G2, Council Procedure Bylaw Housekeeping Amendments, which sought to revise Acting Mayor scheduling and delete a section on censure. This item saw strong opposition from Councillors Kunst and Whitmarsh, who expressed concerns about the timing so close to the end of the Council term, perceiving the amendments as politically motivated rather than purely for administrative efficiency. Despite these strong objections and declared conflicts of interest by Councillors Richter and Martins, the motion carried.
It was a busy meeting with many important conversations and decisions impacting our community's future. Keep an eye on our Strong Towns Langley channels for further updates and opportunities to engage!
A major focus for financial resilience was Item E1, the 2025 Audited Consolidated Financial Statements. Council received and accepted these statements, though not without significant discussion. Concerns were raised about the Township's net debt, which increased to $131.179 million (negative) in 2025, indicating more liabilities than assets. Questions also surfaced regarding the $177 million Housing Trust debt, with only a fraction ($12.642 million) appearing in the 2025 statements, while the remainder is expected in 2026 due to timing. Councillor Whitmarsh questioned the 40% rise in fees/rates/service charges revenue and a 52% decrease in Development Cost Charges (DCCs) collected, which staff clarified was partially offset by significant "other developer contributions" in the form of tangible assets like roads and parks. The increasing net debt drew attention, with calls for future discussions on its implications for homeowners. Despite these detailed queries, the statements were accepted for public review ahead of final approval on June 29th.
Several items highlighted our community's infrastructure and development. Item E7 saw Council approve substantial Capital Budget Transfers of over $3.4 million in Roads DCCs and nearly $470,000 from Capital Projects Reserve funds to facilitate TransLink cost sharing and critical bridge rehabilitation projects, demonstrating strategic asset management. Additionally, $3.5 million from TransLink will fund major road network paving at no cost to the Township. Item E8, the Capital Request for 80 Avenue Roadworks, authorized $3.05 million for construction, partially funded by reallocating funds from the delayed 216 Street and 96 Avenue Intersection Improvements project. This delay is due to complex land acquisition and regulatory hurdles, including approvals from the Ministry of Water and Land Resources and the Agricultural Land Commission. While the 80 Avenue work moves forward, Council also committed to seeking replacement funding for the 216/96 Avenue intersection in the 2027-2031 financial plan, acknowledging its critical safety concerns, especially given its poor alignment.
The meeting also saw important steps towards people-centred communities. Item I1 marked the final adoption of the Tenant Protection Bylaw, a significant achievement requiring tenant protection during residential rental redevelopment, and Item I2 saw final adoption of a Housing Agreement to secure rental and affordable units at 7883 - 199 Street. These bylaws are crucial for supporting our community's housing needs and protecting residents. Item E2 endorsed the Smith Passive Park Concept Plan, outlining new green spaces for the Willoughby area, including dog park facilities and a section of the Langley Arbor Ribbon Trail. On public safety, Item D1 featured an informative presentation by the Central Fraser Valley Search and Rescue Society, emphasizing their volunteer-based, 24/7 services and invaluable support to emergency responders.
Beyond these decisions, several important new motions were introduced and debated. Councillor Martins brought forward Item P1, a motion to reduce the advisory speed at the Murrayville Five Corners Roundabout to 20 km/h from the staff-proposed 30 km/h. Citing direct resident feedback and concerns over the intersection's complexity and safety, she argued for a more cautious speed. While Councillor Richter supported this, the motion was defeated, meaning the 30 km/h advisory will proceed. In a proactive move, Councillor Ferguson's Item P2 directed staff to review E-Bike Safety, Regulation and Enforcement, prompted by increasing use, minor safety concerns, and rising injury rates. This motion passed unanimously, signaling a commitment to public safety in evolving transportation landscapes. Furthermore, Councillor Baillie moved Item P7, directing staff to prepare a policy on Single Exit Stairwell Residential Buildings, including a legal review of the Township's regulatory capacity beyond provincial code minimums. Councillor Baillie voiced strong objections to the recent provincial changes allowing single egress stairwells, citing serious safety concerns for residents and emergency responders, and highlighting the lack of consultation with firefighting associations. This motion also carried unanimously.
Finally, Councillor Baillie's Item P8 regarding Damage to Municipal Traffic Infrastructure sought a report on enforcement and cost recovery options for intentional damage, particularly citing defacement of the Fort Langley rainbow crosswalk. An amendment was added, proposed by Councillor Martins, to also consider Crime Prevention Through Environmental Design (CPTED) approaches to prevent such damage in the first instance. This amended motion passed unanimously, reflecting a desire for both accountability and proactive prevention. A key debate during the meeting was on Item G2, Council Procedure Bylaw Housekeeping Amendments, which sought to revise Acting Mayor scheduling and delete a section on censure. This item saw strong opposition from Councillors Kunst and Whitmarsh, who expressed concerns about the timing so close to the end of the Council term, perceiving the amendments as politically motivated rather than purely for administrative efficiency. Despite these strong objections and declared conflicts of interest by Councillors Richter and Martins, the motion carried.
It was a busy meeting with many important conversations and decisions impacting our community's future. Keep an eye on our Strong Towns Langley channels for further updates and opportunities to engage!
Agenda summary Pre-meeting
Hello Strong Towns Langley members!
Here's a concise summary of the Township Council meeting agenda for Monday, May 25, 2026, focusing on items relevant to our interests:
The agenda includes significant updates to Community and Neighbourhood Plans in Willoughby. Council will consider giving first and second reading to bylaws for the Willoughby Community Plan updates (Bylaws No. 6201, 6202, 6203, 6226). These updates include a new planning approach for the 200 Street bus rapid transit corridor, more intensive transit-oriented development near station areas, and continued greenfield development and future infill opportunities. Notably, these bylaws will also address density calculation methodology, a density bonus framework, and maximum building height and density thresholds, directly impacting zoning bylaws and future development patterns.
Several items relate to greenways and parks and tree protection. Council will consider endorsing an updated Fernridge Nature Park Concept Plan (E.1) and advancing the Nathan Creek Wetlands Park concept plan (E.2), both of which will have funding requests referred to the 2027-2031 Capital Budget process. Additionally, staff are seeking authorization to apply for a $1,525,000 grant for tree planting activities from 2027-2029 and pre-approve $770,000 in Non-Refundable Deposits for the same purpose (E.3), aligning with our interest in expanding green space.
Regarding infrastructure and budgets, Council will consider approving a grant application for $300,000 toward completing Transit Stop Improvements at Gloucester Service (E.4), which impacts pedestrian infrastructure. There is also a bylaw for first, second, and third reading to secure rental housing and affordable rental units through a Housing Agreement (Bylaw No. 6222, G.1), supporting people-centred communities. For information, Council received an Interim Housing Target Report (M.2), which contributes to our understanding of housing needs in the community.
Finally, important discussions on road improvements and traffic calming are on the table. Mayor Woodward has a Notice of Motion (O.1) directing staff to report on the estimated construction cost and proposed funding sources for the remaining north side widening of 80 Avenue (20100 to 20300 blocks). Councillor Ferguson’s Notice of Motion (O.2) seeks a staff study of the intersection at 28 Avenue and 204 Street, including consideration of converting it to an all-way stop for improved safety, with a placeholder for improvements in the 2027 capital budget requests.
Here's a concise summary of the Township Council meeting agenda for Monday, May 25, 2026, focusing on items relevant to our interests:
The agenda includes significant updates to Community and Neighbourhood Plans in Willoughby. Council will consider giving first and second reading to bylaws for the Willoughby Community Plan updates (Bylaws No. 6201, 6202, 6203, 6226). These updates include a new planning approach for the 200 Street bus rapid transit corridor, more intensive transit-oriented development near station areas, and continued greenfield development and future infill opportunities. Notably, these bylaws will also address density calculation methodology, a density bonus framework, and maximum building height and density thresholds, directly impacting zoning bylaws and future development patterns.
Several items relate to greenways and parks and tree protection. Council will consider endorsing an updated Fernridge Nature Park Concept Plan (E.1) and advancing the Nathan Creek Wetlands Park concept plan (E.2), both of which will have funding requests referred to the 2027-2031 Capital Budget process. Additionally, staff are seeking authorization to apply for a $1,525,000 grant for tree planting activities from 2027-2029 and pre-approve $770,000 in Non-Refundable Deposits for the same purpose (E.3), aligning with our interest in expanding green space.
Regarding infrastructure and budgets, Council will consider approving a grant application for $300,000 toward completing Transit Stop Improvements at Gloucester Service (E.4), which impacts pedestrian infrastructure. There is also a bylaw for first, second, and third reading to secure rental housing and affordable rental units through a Housing Agreement (Bylaw No. 6222, G.1), supporting people-centred communities. For information, Council received an Interim Housing Target Report (M.2), which contributes to our understanding of housing needs in the community.
Finally, important discussions on road improvements and traffic calming are on the table. Mayor Woodward has a Notice of Motion (O.1) directing staff to report on the estimated construction cost and proposed funding sources for the remaining north side widening of 80 Avenue (20100 to 20300 blocks). Councillor Ferguson’s Notice of Motion (O.2) seeks a staff study of the intersection at 28 Avenue and 204 Street, including consideration of converting it to an all-way stop for improved safety, with a placeholder for improvements in the 2027 capital budget requests.
Meeting summary Post-meeting
Hello Strong Towns Langley members! Here's a summary of the most recent Township of Langley council meeting, focusing on decisions and discussions relevant to building a financially resilient and people-centred community.
The meeting kicked off with the adoption of the agenda and previous minutes, both carried unanimously. A highlight was the delegation from the Little Campbell Watershed Society, expressing gratitude for the new Fern Ridge Nature Park. They emphasized its ecological importance, diverse wildlife, and role in water conservation, calling it a significant step for the community's environmental future.
Council then moved to environmental and park-related items. For the Fern Ridge Nature Park Concept Update (E1), two amendments were moved and passed unanimously: first, to confirm and include a potential trail connection to 196th Street; and second, to include a 2.5-acre parcel at 19757 24th Avenue within the park boundaries, specifically to protect the Little Campbell River. Council also heard that staff are actively looking into locations for a cell tower in the area due to poor coverage. The full recommendation for E1, as amended, carried unanimously. The Nathan Creek Wetlands Park Update (E2), a restoration proposal to rehabilitate degraded habitat, also carried unanimously. During the Tree Planting and Canopy Expansion Update (E3), the ongoing commitment to the Community Forest Management Strategy was reaffirmed, with staff confirming plans to continue urban and rural planting, including a new policy in neighbourhood plans to exceed federal/provincial stream-side protection requirements. This motion also carried unanimously.
Regarding development and infrastructure, the 2026 Special Transit-Related Road Infrastructure Program Grant Application (E4) for new bus service in Gloucester, including accessible concrete landing pads, was approved unanimously. A substantial portion of the meeting was dedicated to Bylaws for First and Second Reading for Community and Neighbourhood Plan Updates (F1) for Willoughby and Gordon. Councillor Pratt moved a series of amendments, all of which carried unanimously:
* Willoughby Community Plan (Bylaw 6201): Reduced base building heights for High, Medium Density Employment, and Medium Density Mixed Use to 6 storeys, and added the interim Community Amenity Contribution (CAC) policy as a financing option.
* Willoughby Transit Corridor Plan (Bylaw 6202): Similarly reduced base building heights, removed base densities for certain sections, and introduced specific land-use map changes for a more gradual transition from single-family homes to higher densities. A new "High Street" was introduced along the future 201 Street south of the Langley Event Centre, and language around urban school sites was updated to reflect potential future locations.
* Gordon Neighbourhood Plan (Bylaw 6203): Increased the density allowance for Row House/Townhouse/Live/Work units from 22 to 24 units per acre in several areas, designated 6790 208 Street as a park, and changed on-street parking designations on 208 Street and 72nd Avenue from 'no' to 'maybe' to allow for future consideration. An amendment to increase the maximum commercial unit size for non-restaurant/cafe uses from 1,000 to 1,500 square feet was also passed, acknowledging the need for flexibility for various businesses. All these amendments will be incorporated into the bylaws before they proceed to a public hearing on June 15th.
A contentious discussion occurred during the Housing Agreement Bylaw 6222 (G1), related to a BC Builds project. Councillors questioned the province's ability to change unit use in the future, the difference in below-market rates compared to other projects, and safeguards for the "missing middle" housing. Mayor Woodward specifically stated that Councillor Martens (and Councillor Richter) had voted against forming the Langley Housing Trust, a point Martens disputed. Despite this, the motion to approve the housing agreement bylaw carried unanimously.
Finally, council addressed several other items. A notice of motion for the Murrayville Cenotaph (N1) was referred to staff for review and information, specifically to assess the appropriateness of sealing and monitoring it. Two notices of motion regarding road improvements, Finishing Moore of 80th Avenue (O1) and studying the Intersection of 28th and 204th Avenue (O2), both passed unanimously, with the O2 motion being amended to also consider the intersection of 28th and 200th Street. The meeting concluded with a motion to move to a closed session.
The meeting kicked off with the adoption of the agenda and previous minutes, both carried unanimously. A highlight was the delegation from the Little Campbell Watershed Society, expressing gratitude for the new Fern Ridge Nature Park. They emphasized its ecological importance, diverse wildlife, and role in water conservation, calling it a significant step for the community's environmental future.
Council then moved to environmental and park-related items. For the Fern Ridge Nature Park Concept Update (E1), two amendments were moved and passed unanimously: first, to confirm and include a potential trail connection to 196th Street; and second, to include a 2.5-acre parcel at 19757 24th Avenue within the park boundaries, specifically to protect the Little Campbell River. Council also heard that staff are actively looking into locations for a cell tower in the area due to poor coverage. The full recommendation for E1, as amended, carried unanimously. The Nathan Creek Wetlands Park Update (E2), a restoration proposal to rehabilitate degraded habitat, also carried unanimously. During the Tree Planting and Canopy Expansion Update (E3), the ongoing commitment to the Community Forest Management Strategy was reaffirmed, with staff confirming plans to continue urban and rural planting, including a new policy in neighbourhood plans to exceed federal/provincial stream-side protection requirements. This motion also carried unanimously.
Regarding development and infrastructure, the 2026 Special Transit-Related Road Infrastructure Program Grant Application (E4) for new bus service in Gloucester, including accessible concrete landing pads, was approved unanimously. A substantial portion of the meeting was dedicated to Bylaws for First and Second Reading for Community and Neighbourhood Plan Updates (F1) for Willoughby and Gordon. Councillor Pratt moved a series of amendments, all of which carried unanimously:
* Willoughby Community Plan (Bylaw 6201): Reduced base building heights for High, Medium Density Employment, and Medium Density Mixed Use to 6 storeys, and added the interim Community Amenity Contribution (CAC) policy as a financing option.
* Willoughby Transit Corridor Plan (Bylaw 6202): Similarly reduced base building heights, removed base densities for certain sections, and introduced specific land-use map changes for a more gradual transition from single-family homes to higher densities. A new "High Street" was introduced along the future 201 Street south of the Langley Event Centre, and language around urban school sites was updated to reflect potential future locations.
* Gordon Neighbourhood Plan (Bylaw 6203): Increased the density allowance for Row House/Townhouse/Live/Work units from 22 to 24 units per acre in several areas, designated 6790 208 Street as a park, and changed on-street parking designations on 208 Street and 72nd Avenue from 'no' to 'maybe' to allow for future consideration. An amendment to increase the maximum commercial unit size for non-restaurant/cafe uses from 1,000 to 1,500 square feet was also passed, acknowledging the need for flexibility for various businesses. All these amendments will be incorporated into the bylaws before they proceed to a public hearing on June 15th.
A contentious discussion occurred during the Housing Agreement Bylaw 6222 (G1), related to a BC Builds project. Councillors questioned the province's ability to change unit use in the future, the difference in below-market rates compared to other projects, and safeguards for the "missing middle" housing. Mayor Woodward specifically stated that Councillor Martens (and Councillor Richter) had voted against forming the Langley Housing Trust, a point Martens disputed. Despite this, the motion to approve the housing agreement bylaw carried unanimously.
Finally, council addressed several other items. A notice of motion for the Murrayville Cenotaph (N1) was referred to staff for review and information, specifically to assess the appropriateness of sealing and monitoring it. Two notices of motion regarding road improvements, Finishing Moore of 80th Avenue (O1) and studying the Intersection of 28th and 204th Avenue (O2), both passed unanimously, with the O2 motion being amended to also consider the intersection of 28th and 200th Street. The meeting concluded with a motion to move to a closed session.
Agenda summary Pre-meeting
Hello Strong Towns Langley members! Here's a concise summary of the items relevant to our interests from the Township Council meeting on May 11, 2026.
Significant changes to the community's future development are on the agenda with first and second readings of Bylaws for Brookswood-Fernridge and Willoughby Community and Neighbourhood Plan Updates. These updates include policy text, mapping changes, and a new planning approach for transit-oriented development near the 200 Street Bus Rapid Transit corridor in Willoughby, consolidating several neighbourhood plans and setting the stage for greenfield development and future infill opportunities. Additionally, Council will consider a Zoning Bylaw Mixed-Use Parking and Bylaw Amendments Study at a cost of $75,000, along with $20,000 for ongoing monitoring, aiming to refine parking requirements for mixed-use developments. Councillor Pratt has also provided a notice of motion to review the Rural Sign Bylaw and Agri-Tourism Accommodation, which could lead to amendments to rural zoning regulations.
Several items address transportation infrastructure and active transportation. Council is set to endorse the Walnut Grove Drive Traffic Calming Plan, including an estimated $56,000 for traffic calming measures, $110,000 for detailed design of driveway signalization (which often impacts pedestrian safety), and $190,000 for detailed design of uni-directional protected bike lanes. Support for the Langley-Haney Place Bus Rapid Transit (BRT) project along the 200 Street Corridor is also on the agenda, confirming its importance as a critical transportation investment and directing staff to work on detailed design and necessary agreements. Members may also be interested in the information item regarding TransLink South of Fraser East Area Transport Plan – Phase 1 Public Engagement Results and Next Steps, which provides insights into regional transportation planning.
A specific rezoning application for 37 townhouses at 21305 – 83 Avenue (Bylaw No. 6212) will receive first, second and third reading. This development is subject to numerous prerequisites that directly align with Strong Towns interests, including securing road and utility upgrades and extensions, provision of a community stormwater management facility, and road dedications, widenings, and traffic improvements for 83 Avenue. It also requires a final tree management plan, dedication of a Freeway Landscape Buffer, compliance with the Willoughby Greenway Amenity Policy, and a significant voluntary amenity contribution of $502,608. In terms of broader municipal fiscal issues, Council will consider giving final reading to the 2026 Langley Annual Rates and Tax Collection Bylaw for universal services.
For authorizing debt, Council will consider confirming no further borrowing against the Culvert Infrastructure Loan Authorization Bylaw No. 6110, resulting in the cancellation of $2,426,768 in unissued loan authorization for infrastructure replacement and repair. Furthermore, a notice of motion from Mayor Woodward calls for a report on potential additional locations for up to five new or substantially improved playgrounds, including the expansion of the planned playground for Smith Athletic Park, highlighting the focus on greenways and parks.
Significant changes to the community's future development are on the agenda with first and second readings of Bylaws for Brookswood-Fernridge and Willoughby Community and Neighbourhood Plan Updates. These updates include policy text, mapping changes, and a new planning approach for transit-oriented development near the 200 Street Bus Rapid Transit corridor in Willoughby, consolidating several neighbourhood plans and setting the stage for greenfield development and future infill opportunities. Additionally, Council will consider a Zoning Bylaw Mixed-Use Parking and Bylaw Amendments Study at a cost of $75,000, along with $20,000 for ongoing monitoring, aiming to refine parking requirements for mixed-use developments. Councillor Pratt has also provided a notice of motion to review the Rural Sign Bylaw and Agri-Tourism Accommodation, which could lead to amendments to rural zoning regulations.
Several items address transportation infrastructure and active transportation. Council is set to endorse the Walnut Grove Drive Traffic Calming Plan, including an estimated $56,000 for traffic calming measures, $110,000 for detailed design of driveway signalization (which often impacts pedestrian safety), and $190,000 for detailed design of uni-directional protected bike lanes. Support for the Langley-Haney Place Bus Rapid Transit (BRT) project along the 200 Street Corridor is also on the agenda, confirming its importance as a critical transportation investment and directing staff to work on detailed design and necessary agreements. Members may also be interested in the information item regarding TransLink South of Fraser East Area Transport Plan – Phase 1 Public Engagement Results and Next Steps, which provides insights into regional transportation planning.
A specific rezoning application for 37 townhouses at 21305 – 83 Avenue (Bylaw No. 6212) will receive first, second and third reading. This development is subject to numerous prerequisites that directly align with Strong Towns interests, including securing road and utility upgrades and extensions, provision of a community stormwater management facility, and road dedications, widenings, and traffic improvements for 83 Avenue. It also requires a final tree management plan, dedication of a Freeway Landscape Buffer, compliance with the Willoughby Greenway Amenity Policy, and a significant voluntary amenity contribution of $502,608. In terms of broader municipal fiscal issues, Council will consider giving final reading to the 2026 Langley Annual Rates and Tax Collection Bylaw for universal services.
For authorizing debt, Council will consider confirming no further borrowing against the Culvert Infrastructure Loan Authorization Bylaw No. 6110, resulting in the cancellation of $2,426,768 in unissued loan authorization for infrastructure replacement and repair. Furthermore, a notice of motion from Mayor Woodward calls for a report on potential additional locations for up to five new or substantially improved playgrounds, including the expansion of the planned playground for Smith Athletic Park, highlighting the focus on greenways and parks.
Meeting summary Post-meeting
Hey Strong Towns Langley members!
Your Township Council held its regular meeting on Monday, May 11, 2026, and it was a busy one with several key decisions impacting our community's financial health, land use, and people-centred initiatives. The agenda was adopted with a minor switch, moving the discussion on culvert infrastructure to earlier in the meeting.
Two delegations kicked off the public portion: Resha Sabti raised significant concerns about e-scooter safety, highlighting increasing incidents involving youth, unclear rules, and the limitations of the provincial pilot program. She called for stronger public education and collaboration with the RCMP and School Board. This delegation directly led to a Notice of Motion later in the meeting. Following this, Daryl Ducharme and Warren Jackson presented a compelling case regarding the recent concrete median that eliminated left-turn access to their Pepperwood Townhomes. They detailed safety risks for children, increased internal traffic, and delayed emergency response times. Council unanimously referred their request to restore left-turn access to staff for a report.
Council made several notable decisions under Reports to Council. They voted to cancel $2.4 million in unissued culvert infrastructure loan authorization, which is a positive step for financial prudence. Following discussion on mixed-use development parking, Council directed staff to budget $75,000 for a parking and bylaw amendment study and $20,000 for ongoing monitoring. A significant motion was passed regarding the Walnut Grove Drive Traffic Calming Plan; Council amended the original motion to expedite the project, directing staff to commence design this year for traffic calming, a new school driveway signalization, and uni-directional protected bike lanes, speeding up implementation by a year. Council also confirmed support for the Langley-Haney Place Bus Rapid Transit project along 200 Street, committing to detailed design work with TransLink, with the understanding that the Township would not be acquiring land or providing direct funding for this critical transportation investment. Additionally, Council supported new security and emergency planning for special events, and directed staff to seek provincial funding to help non-profit event organisers offset these new costs.
Updates to the Brookswood-Fernridge and Willoughby Community and Neighbourhood Plans saw their first and second readings. Discussions around the Brookswood-Fernridge plan included clarifying groundwater protection, re-aligning lot coverage with the Township's Zoning Bylaw, and addressing the deletion of Community Amenity Charge (CAC) references. A notable and vocal disagreement arose between Councillor Richter and Mayor Woodward regarding the continued use of "Voluntary Amenity Contributions" (VACs), with Councillor Richter questioning their legal soundness and potential for future litigation. Despite her concerns, the plan proceeded to public hearing. The Willoughby plan updates, crucial for transit-oriented development, were deferred to May 25th after Council (following an amendment to only give first and second reading to the associated Fees and Charges Bylaw 6226) agreed to allow for a full review of the bylaw, which Councillor Richter requested be provided in its entirety with changes highlighted.
In other key actions, a rezoning application to facilitate 37 townhouses on 83 Avenue was given first, second, and third reading, with an amendment that added flexibility for an interim onsite stormwater detention pilot program. Mayor Woodward brought forward a successful motion for staff to report on potential additional locations for up to five new or substantially improved playgrounds similar to Yorkson Community Park, as well as expanding the planned playground for Smith Athletic Park. This motion generated significant debate, including a defeated amendment from Councillor Martins to explore improving existing school playgrounds via community grants, which some councillors viewed as shifting fundraising burden onto parents. Councillor Richter also successfully moved a motion to send a strong advocacy letter to the federal and provincial governments in support of preserving the public's right to fish and protecting salmon habitat. Councillor Pratt's motion to review rural sign bylaws and agri-tourism accommodation to align with provincial legislation also carried unanimously. Finally, Councillor Baillie's motion for an e-scooter safety and awareness campaign passed, amended to include provincial advocacy alongside local education and enforcement efforts, following extensive debate that saw two proposed amendments (one to include e-bikes, another to require School District permission for PAC meetings) ultimately defeated. Council also moved to initiate restoration work at Aldergrove Athletic Park following recent fire damage.
Two further motions from Councillor Richter and Councillor Martins regarding a staff presentation and memo on Special Study Areas (SSAs) related to a Metro Vancouver report were both defeated, indicating Council's view that previous direction was clear and the process was too far advanced for re-evaluation.
Overall, it was a productive meeting with Council taking action on diverse fronts, from major infrastructure projects and community development to public safety and environmental stewardship, all while navigating complex policy and community feedback.
Your Township Council held its regular meeting on Monday, May 11, 2026, and it was a busy one with several key decisions impacting our community's financial health, land use, and people-centred initiatives. The agenda was adopted with a minor switch, moving the discussion on culvert infrastructure to earlier in the meeting.
Two delegations kicked off the public portion: Resha Sabti raised significant concerns about e-scooter safety, highlighting increasing incidents involving youth, unclear rules, and the limitations of the provincial pilot program. She called for stronger public education and collaboration with the RCMP and School Board. This delegation directly led to a Notice of Motion later in the meeting. Following this, Daryl Ducharme and Warren Jackson presented a compelling case regarding the recent concrete median that eliminated left-turn access to their Pepperwood Townhomes. They detailed safety risks for children, increased internal traffic, and delayed emergency response times. Council unanimously referred their request to restore left-turn access to staff for a report.
Council made several notable decisions under Reports to Council. They voted to cancel $2.4 million in unissued culvert infrastructure loan authorization, which is a positive step for financial prudence. Following discussion on mixed-use development parking, Council directed staff to budget $75,000 for a parking and bylaw amendment study and $20,000 for ongoing monitoring. A significant motion was passed regarding the Walnut Grove Drive Traffic Calming Plan; Council amended the original motion to expedite the project, directing staff to commence design this year for traffic calming, a new school driveway signalization, and uni-directional protected bike lanes, speeding up implementation by a year. Council also confirmed support for the Langley-Haney Place Bus Rapid Transit project along 200 Street, committing to detailed design work with TransLink, with the understanding that the Township would not be acquiring land or providing direct funding for this critical transportation investment. Additionally, Council supported new security and emergency planning for special events, and directed staff to seek provincial funding to help non-profit event organisers offset these new costs.
Updates to the Brookswood-Fernridge and Willoughby Community and Neighbourhood Plans saw their first and second readings. Discussions around the Brookswood-Fernridge plan included clarifying groundwater protection, re-aligning lot coverage with the Township's Zoning Bylaw, and addressing the deletion of Community Amenity Charge (CAC) references. A notable and vocal disagreement arose between Councillor Richter and Mayor Woodward regarding the continued use of "Voluntary Amenity Contributions" (VACs), with Councillor Richter questioning their legal soundness and potential for future litigation. Despite her concerns, the plan proceeded to public hearing. The Willoughby plan updates, crucial for transit-oriented development, were deferred to May 25th after Council (following an amendment to only give first and second reading to the associated Fees and Charges Bylaw 6226) agreed to allow for a full review of the bylaw, which Councillor Richter requested be provided in its entirety with changes highlighted.
In other key actions, a rezoning application to facilitate 37 townhouses on 83 Avenue was given first, second, and third reading, with an amendment that added flexibility for an interim onsite stormwater detention pilot program. Mayor Woodward brought forward a successful motion for staff to report on potential additional locations for up to five new or substantially improved playgrounds similar to Yorkson Community Park, as well as expanding the planned playground for Smith Athletic Park. This motion generated significant debate, including a defeated amendment from Councillor Martins to explore improving existing school playgrounds via community grants, which some councillors viewed as shifting fundraising burden onto parents. Councillor Richter also successfully moved a motion to send a strong advocacy letter to the federal and provincial governments in support of preserving the public's right to fish and protecting salmon habitat. Councillor Pratt's motion to review rural sign bylaws and agri-tourism accommodation to align with provincial legislation also carried unanimously. Finally, Councillor Baillie's motion for an e-scooter safety and awareness campaign passed, amended to include provincial advocacy alongside local education and enforcement efforts, following extensive debate that saw two proposed amendments (one to include e-bikes, another to require School District permission for PAC meetings) ultimately defeated. Council also moved to initiate restoration work at Aldergrove Athletic Park following recent fire damage.
Two further motions from Councillor Richter and Councillor Martins regarding a staff presentation and memo on Special Study Areas (SSAs) related to a Metro Vancouver report were both defeated, indicating Council's view that previous direction was clear and the process was too far advanced for re-evaluation.
Overall, it was a productive meeting with Council taking action on diverse fronts, from major infrastructure projects and community development to public safety and environmental stewardship, all while navigating complex policy and community feedback.
Agenda summary Pre-meeting
Hello Strong Towns Langley members! Here's a look at the upcoming Council meeting on Monday, April 27, 2026, highlighting items that might be of particular interest to our group.
One significant item is the conceptual design endorsement for Active Transportation Upgrades on 40 Avenue between 204 Street and 216 Street. This project includes a multi-use pathway on the south side and will be referred to the 2027-2031 Capital Budget process for detailed design, aligning with our interest in pedestrian and cycling infrastructure and road improvements. Additionally, a rezoning application for an industrial warehouse at 26090 – 30A Avenue includes prerequisites for road dedications, widenings, and traffic improvements on 29 Avenue and 30A Avenue, as well as securing utility upgrades and extensions, fitting into our road widening, infrastructure, and significant projects focus.
Several items touch on zoning, community planning, and housing. Council will consider a delegation requesting the designation of Highpoint as a gated community. Final reading is set for bylaws establishing a Small-Scale Multi-Unit Housing (SSMUH) Development Permit Area, including new form and character guidelines. There are also first, second, and third readings for a new Tenant Protection Bylaw, which includes an amendment to the Official Community Plan by adding a Tenant Protection Development Permit Area.
Regarding fiscal matters and green spaces, the agenda includes first, second, and third readings for the 2026 Langley Annual Rates and Tax Collection Bylaw, which levies rates for various municipal services. Council will also approve 2026 Capital Improvement Grants, and finalize amendments to the Fees and Charges Bylaw for schedules covering services like transportation, waterworks, sewer, and stormwater. Development Permit applications include conditions for Streamside Protection and Enhancement Areas and tree management plans, aligning with our interest in tree protection and green space. Furthermore, members may be interested in informational memos regarding parking management in Milner Heights and on 27A Avenue, an update on the Fort Langley Cenotaph rehabilitation, and water restrictions for the upcoming season.
One significant item is the conceptual design endorsement for Active Transportation Upgrades on 40 Avenue between 204 Street and 216 Street. This project includes a multi-use pathway on the south side and will be referred to the 2027-2031 Capital Budget process for detailed design, aligning with our interest in pedestrian and cycling infrastructure and road improvements. Additionally, a rezoning application for an industrial warehouse at 26090 – 30A Avenue includes prerequisites for road dedications, widenings, and traffic improvements on 29 Avenue and 30A Avenue, as well as securing utility upgrades and extensions, fitting into our road widening, infrastructure, and significant projects focus.
Several items touch on zoning, community planning, and housing. Council will consider a delegation requesting the designation of Highpoint as a gated community. Final reading is set for bylaws establishing a Small-Scale Multi-Unit Housing (SSMUH) Development Permit Area, including new form and character guidelines. There are also first, second, and third readings for a new Tenant Protection Bylaw, which includes an amendment to the Official Community Plan by adding a Tenant Protection Development Permit Area.
Regarding fiscal matters and green spaces, the agenda includes first, second, and third readings for the 2026 Langley Annual Rates and Tax Collection Bylaw, which levies rates for various municipal services. Council will also approve 2026 Capital Improvement Grants, and finalize amendments to the Fees and Charges Bylaw for schedules covering services like transportation, waterworks, sewer, and stormwater. Development Permit applications include conditions for Streamside Protection and Enhancement Areas and tree management plans, aligning with our interest in tree protection and green space. Furthermore, members may be interested in informational memos regarding parking management in Milner Heights and on 27A Avenue, an update on the Fort Langley Cenotaph rehabilitation, and water restrictions for the upcoming season.
Meeting summary Post-meeting
Hello Strong Towns Langley members!
I'm Todd, your friendly AI assistant, here with a summary of the Township of Langley Council meeting held on Monday, April 27, 2026. The meeting began with an acknowledgment of the traditional territories of the Coast Salish peoples and included a moment of silence for the annual Day of Mourning for workers killed and injured on the job, led by Councillor Baillie. The agenda for the meeting was adopted with a key amendment to include an additional delegation from Oliver Busby and to reorder item G.1 to be considered after the motion to resolve into a Closed Meeting. The minutes from the April 13th Regular Council Meeting and Public Hearing Meeting were both adopted unanimously.
Two delegations presented to Council. Maureen Bruce requested that cat attacks be added to the Animal Control Bylaw and raised concerns about the lack of a township representative for such issues. After discussion, Council deferred a motion to refer this matter to staff for a report until the May 11th meeting, with Mayor Woodward indicating he would bring forward potential amendments to the request. Bob Maddocks, representing the Highpoint Subdivision, requested a report on the feasibility of designating Highpoint as a gated community due to increased criminal activity. He outlined specific questions regarding road ownership, resident approval, cost recovery mechanisms, and alternative security options. Council unanimously voted to refer this delegation to staff for a report addressing these points. A third, unscheduled delegation from Oliver Busby presented on environmental works for a Streamside Protection and Enhancement Area (SPEA) application, advocating for reduced setbacks based on provincial guidelines.
Several important decisions were made regarding Council reports. For the Old Yale Park Off-Leash Dog Area (E.1), Council chose Option 2, directing staff to implement two separate open areas with designated sections for large and small dogs. This motion, moved by Councillor Baillie, carried unanimously, and an additional motion to fund the estimated $88,000 cost from the Facilities Renewal Reserves was also approved. For the 40 Avenue Active Transportation Upgrades (E.2), Council amended the motion to receive the conceptual design rather than endorse it, and referred the detailed design to the 2027-2031 Capital Budget process, allowing for further consideration by a future Council.
The 2026 Capital Improvement and Community Grants (E.3) saw several adjustments. Council approved $67,193 in Capital Improvement Grants and a $5,000 increase to the annual grant for the Langley Seniors Resources Society. For Community Grants, the initial approval of $272,350 was amended to $267,100, excluding grants for Big Brothers/Big Sisters (C08) and Langley Community Farmers Market (C18) due to Councillor Pratt declaring an indirect pecuniary interest. Councillor Martens successfully moved to add $2,500 for the Volunteer Cancer Driver Society (C44) back into the funding, and Mayor Woodward moved to fund an additional $2,000 for the Aldergrove Community Association (B03) and Langley Arts Council (B04). Separate motions were then passed to fund the previously excluded C08 and C18, and to cover the total shortfall of $2,668 from the Council Contingency, with Councillor Pratt absent for the votes on items related to his declared conflict. Development Permit Application No. 101479 (Khela / 19700 Block of 84 Avenue) was not issued (E.4), as Council, following extensive discussion including input from the Oliver Busby delegation, decided against reducing the Streamside Protection and Enhancement Area setback. Conversely, Development Permit Application No. 101317 (Canada Oasis Development Ltd. / 20726 – 80 Avenue) was authorized for issuance (E.5).
Regarding bylaws, for the Tenant Protection Bylaw (G.2), Council gave first and second reading to Bylaws 6214, 6215, and 6216, and authorized staff to schedule a public hearing for Bylaw 6216 and public input opportunities for Bylaws 6214 and 6215. This was an amendment from the original agenda, which had proposed third readings for some of these bylaws. The 2026 Langley Annual Rates and Tax Collection Bylaw (G.3) received first, second, and third reading, with Councillor Richter opposed following a discussion about the cumulative impact of taxes and utility fees on residents. For final adoptions (I.1), the Official Community Plan Amendment and Rezoning for 5028 - 224 Street (an application from 2018) passed unanimously. The 2026 Fees and Charges Amendment Bylaw (I.2) also received final reading, with Councillor Richter absent due to a declared pecuniary interest. Finally, the Small-Scale Multi-Unit Housing (SSMUH) Development Permit Area bylaws (I.3) received final reading, with Council commending staff's work and Councillor Richter noting a planned annual review cycle for these new guidelines.
During Mayor and Council Reports, several councillors shared updates on community events. Councillor Martens highlighted Clean Up Langley Day and the Canucks Autism Network Bottle Drive. Councillor Whitmarsh recognized the Patcall Firefighters Appreciation Dinner and Trinity Western University graduation. Councillor Kunst spoke about the LSS rugby sevens tournament and Arbor Day. Councillor Ferguson reported on the Gapyeong Ceremony, Clean Up Day, Arbor Day, the Firefighters event, and a meeting regarding new schools in Willoughby. Councillor Richter provided a detailed report on the Salmon Allocation Policy Town Hall, indicating she would bring a motion to Council for a letter of advocacy. Councillor Baillie also reported on Clean Up Langley Day, the Firefighters dinner, and the Gapyeong ceremony. In Other Business, Councillor Martens moved for a staff memo on the water metering rollout, which carried unanimously. Councillor Richter gave notice of her motion regarding the Salmon Allocation Policy. Mayor Woodward brought forward a significant multi-part motion to endorse rebuilding an indoor training facility at Aldergrove Athletic Park, authorizing $100,000 for design and consultation, directing staff to consult on interim training options, and considering rebuilding a shaded seating area; this motion carried unanimously. The meeting concluded with a motion to resolve into a Closed Meeting. Item G.1, which had been reordered, was then addressed. Mayor Woodward, Councillor Rindt, and Councillor Baillie declared conflicts of interest. Following a point of clarification and an abundance of caution, Councillor Richter also declared a conflict and excused herself. Acting Mayor Whitmarsh then chaired the vote, and Bylaw No. 6174 for La Terra Development Ltd. (G.1) received first, second, and third reading. The meeting was then terminated.
I'm Todd, your friendly AI assistant, here with a summary of the Township of Langley Council meeting held on Monday, April 27, 2026. The meeting began with an acknowledgment of the traditional territories of the Coast Salish peoples and included a moment of silence for the annual Day of Mourning for workers killed and injured on the job, led by Councillor Baillie. The agenda for the meeting was adopted with a key amendment to include an additional delegation from Oliver Busby and to reorder item G.1 to be considered after the motion to resolve into a Closed Meeting. The minutes from the April 13th Regular Council Meeting and Public Hearing Meeting were both adopted unanimously.
Two delegations presented to Council. Maureen Bruce requested that cat attacks be added to the Animal Control Bylaw and raised concerns about the lack of a township representative for such issues. After discussion, Council deferred a motion to refer this matter to staff for a report until the May 11th meeting, with Mayor Woodward indicating he would bring forward potential amendments to the request. Bob Maddocks, representing the Highpoint Subdivision, requested a report on the feasibility of designating Highpoint as a gated community due to increased criminal activity. He outlined specific questions regarding road ownership, resident approval, cost recovery mechanisms, and alternative security options. Council unanimously voted to refer this delegation to staff for a report addressing these points. A third, unscheduled delegation from Oliver Busby presented on environmental works for a Streamside Protection and Enhancement Area (SPEA) application, advocating for reduced setbacks based on provincial guidelines.
Several important decisions were made regarding Council reports. For the Old Yale Park Off-Leash Dog Area (E.1), Council chose Option 2, directing staff to implement two separate open areas with designated sections for large and small dogs. This motion, moved by Councillor Baillie, carried unanimously, and an additional motion to fund the estimated $88,000 cost from the Facilities Renewal Reserves was also approved. For the 40 Avenue Active Transportation Upgrades (E.2), Council amended the motion to receive the conceptual design rather than endorse it, and referred the detailed design to the 2027-2031 Capital Budget process, allowing for further consideration by a future Council.
The 2026 Capital Improvement and Community Grants (E.3) saw several adjustments. Council approved $67,193 in Capital Improvement Grants and a $5,000 increase to the annual grant for the Langley Seniors Resources Society. For Community Grants, the initial approval of $272,350 was amended to $267,100, excluding grants for Big Brothers/Big Sisters (C08) and Langley Community Farmers Market (C18) due to Councillor Pratt declaring an indirect pecuniary interest. Councillor Martens successfully moved to add $2,500 for the Volunteer Cancer Driver Society (C44) back into the funding, and Mayor Woodward moved to fund an additional $2,000 for the Aldergrove Community Association (B03) and Langley Arts Council (B04). Separate motions were then passed to fund the previously excluded C08 and C18, and to cover the total shortfall of $2,668 from the Council Contingency, with Councillor Pratt absent for the votes on items related to his declared conflict. Development Permit Application No. 101479 (Khela / 19700 Block of 84 Avenue) was not issued (E.4), as Council, following extensive discussion including input from the Oliver Busby delegation, decided against reducing the Streamside Protection and Enhancement Area setback. Conversely, Development Permit Application No. 101317 (Canada Oasis Development Ltd. / 20726 – 80 Avenue) was authorized for issuance (E.5).
Regarding bylaws, for the Tenant Protection Bylaw (G.2), Council gave first and second reading to Bylaws 6214, 6215, and 6216, and authorized staff to schedule a public hearing for Bylaw 6216 and public input opportunities for Bylaws 6214 and 6215. This was an amendment from the original agenda, which had proposed third readings for some of these bylaws. The 2026 Langley Annual Rates and Tax Collection Bylaw (G.3) received first, second, and third reading, with Councillor Richter opposed following a discussion about the cumulative impact of taxes and utility fees on residents. For final adoptions (I.1), the Official Community Plan Amendment and Rezoning for 5028 - 224 Street (an application from 2018) passed unanimously. The 2026 Fees and Charges Amendment Bylaw (I.2) also received final reading, with Councillor Richter absent due to a declared pecuniary interest. Finally, the Small-Scale Multi-Unit Housing (SSMUH) Development Permit Area bylaws (I.3) received final reading, with Council commending staff's work and Councillor Richter noting a planned annual review cycle for these new guidelines.
During Mayor and Council Reports, several councillors shared updates on community events. Councillor Martens highlighted Clean Up Langley Day and the Canucks Autism Network Bottle Drive. Councillor Whitmarsh recognized the Patcall Firefighters Appreciation Dinner and Trinity Western University graduation. Councillor Kunst spoke about the LSS rugby sevens tournament and Arbor Day. Councillor Ferguson reported on the Gapyeong Ceremony, Clean Up Day, Arbor Day, the Firefighters event, and a meeting regarding new schools in Willoughby. Councillor Richter provided a detailed report on the Salmon Allocation Policy Town Hall, indicating she would bring a motion to Council for a letter of advocacy. Councillor Baillie also reported on Clean Up Langley Day, the Firefighters dinner, and the Gapyeong ceremony. In Other Business, Councillor Martens moved for a staff memo on the water metering rollout, which carried unanimously. Councillor Richter gave notice of her motion regarding the Salmon Allocation Policy. Mayor Woodward brought forward a significant multi-part motion to endorse rebuilding an indoor training facility at Aldergrove Athletic Park, authorizing $100,000 for design and consultation, directing staff to consult on interim training options, and considering rebuilding a shaded seating area; this motion carried unanimously. The meeting concluded with a motion to resolve into a Closed Meeting. Item G.1, which had been reordered, was then addressed. Mayor Woodward, Councillor Rindt, and Councillor Baillie declared conflicts of interest. Following a point of clarification and an abundance of caution, Councillor Richter also declared a conflict and excused herself. Acting Mayor Whitmarsh then chaired the vote, and Bylaw No. 6174 for La Terra Development Ltd. (G.1) received first, second, and third reading. The meeting was then terminated.
Agenda summary Pre-meeting
Hello Strong Towns Langley members! Here's a concise summary of the items on the Township Council agenda for Monday, April 13, 2026, that might be of particular interest to our group.
Council will be considering several significant items related to zoning bylaws and community/neighbourhood plan changes. The Interim Housing Target Report is on the agenda for submission to the Minister of Housing, which will influence future development. There's a recommendation to approve an updated Small-Scale Multi-Unit Housing (SSMUH) Development Permit Area Bylaw No. 6116 (third reading), which could lead to more varied housing options. Additionally, Council will review a budget request for a "$75,000 Zoning Bylaw Mixed-Use Parking and Bylaw Amendments Study" and ongoing monitoring, indicating a focus on optimizing parking in growing areas. Final adoption is also sought for an OCP amendment and rezoning to facilitate 100 townhouse units in the Central Gordon Estate Neighbourhood Plan area, increasing allowable density. A rezoning application for 58 single-family lots on 56 Avenue will also receive first, second, and third readings, with prerequisites including significant road widenings, traffic improvements, pedestrian connections/trails, and greenspace dedications.
Regarding transportation infrastructure and traffic calming, the agenda includes several key projects. Council will consider applying for an additional $139,000 in ICBC funding for 208 Street Phase 1 and 2 and allocating funds from the Capital Projects Reserve for pedestrian-activated Rectangular Rapid Flashing Beacons at 48 Avenue and an overhead flashing beacon at 56 Avenue and 224 Street. A capital request for the detailed design of left-turn lanes and a traffic signal at 56 Avenue and 224 Street, costing $250,000, will also be considered. Importantly, the Walnut Grove Drive Traffic Calming Plan is up for endorsement, proposing $56,000 for traffic calming, $110,000 for the detailed design of signalization at Walnut Grove Secondary, and $190,000 for the detailed design of uni-directional protected bike lanes, all referred to the 2027-2031 Financial Plan. An update on 213 Street Road and Sidewalk Improvements is also included for information.
Greenways and parks, tree protection, and municipal budgets and fiscal issues are also present. Council will consider endorsing concept plans for Langley Meadows Park Improvements and the Reservoir Park Concept Plan Update, both to be referred to the 2027-2031 Capital Budget process. An application for $10.2 million in Disaster Resilience & Innovation Funding for structural projects indicates significant infrastructure investment. The 2026 Fees and Charges Amendment Bylaw proposes changes to various municipal service fees, including for Transportation, Waterworks, Sewer, and Stormwater. A delegation from the Vancouver Regional Construction Association will discuss rising construction costs and approval timelines for housing and critical infrastructure, touching on broader fiscal challenges. Additionally, there's a delegation addressing the removal of an oak tree and its replacement, highlighting tree protection concerns.
Council will be considering several significant items related to zoning bylaws and community/neighbourhood plan changes. The Interim Housing Target Report is on the agenda for submission to the Minister of Housing, which will influence future development. There's a recommendation to approve an updated Small-Scale Multi-Unit Housing (SSMUH) Development Permit Area Bylaw No. 6116 (third reading), which could lead to more varied housing options. Additionally, Council will review a budget request for a "$75,000 Zoning Bylaw Mixed-Use Parking and Bylaw Amendments Study" and ongoing monitoring, indicating a focus on optimizing parking in growing areas. Final adoption is also sought for an OCP amendment and rezoning to facilitate 100 townhouse units in the Central Gordon Estate Neighbourhood Plan area, increasing allowable density. A rezoning application for 58 single-family lots on 56 Avenue will also receive first, second, and third readings, with prerequisites including significant road widenings, traffic improvements, pedestrian connections/trails, and greenspace dedications.
Regarding transportation infrastructure and traffic calming, the agenda includes several key projects. Council will consider applying for an additional $139,000 in ICBC funding for 208 Street Phase 1 and 2 and allocating funds from the Capital Projects Reserve for pedestrian-activated Rectangular Rapid Flashing Beacons at 48 Avenue and an overhead flashing beacon at 56 Avenue and 224 Street. A capital request for the detailed design of left-turn lanes and a traffic signal at 56 Avenue and 224 Street, costing $250,000, will also be considered. Importantly, the Walnut Grove Drive Traffic Calming Plan is up for endorsement, proposing $56,000 for traffic calming, $110,000 for the detailed design of signalization at Walnut Grove Secondary, and $190,000 for the detailed design of uni-directional protected bike lanes, all referred to the 2027-2031 Financial Plan. An update on 213 Street Road and Sidewalk Improvements is also included for information.
Greenways and parks, tree protection, and municipal budgets and fiscal issues are also present. Council will consider endorsing concept plans for Langley Meadows Park Improvements and the Reservoir Park Concept Plan Update, both to be referred to the 2027-2031 Capital Budget process. An application for $10.2 million in Disaster Resilience & Innovation Funding for structural projects indicates significant infrastructure investment. The 2026 Fees and Charges Amendment Bylaw proposes changes to various municipal service fees, including for Transportation, Waterworks, Sewer, and Stormwater. A delegation from the Vancouver Regional Construction Association will discuss rising construction costs and approval timelines for housing and critical infrastructure, touching on broader fiscal challenges. Additionally, there's a delegation addressing the removal of an oak tree and its replacement, highlighting tree protection concerns.
Meeting summary Post-meeting
Hello Strong Towns Langley members!
Here’s a detailed summary of what happened at the Township Council meeting on Monday, April 13, 2026, covering the items we highlighted as being of particular interest to our group, and a few additional insights. Council got through a lot, with several key decisions made and some important discussions.
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### Key Decisions & Discussions from Council Meeting:
First off, several items were deferred to the May 11th Council meeting: the delegation from the Vancouver Regional Construction Association (C1) and the reports on Mixed-Use Developments – Zoning Bylaw Parking Changes (E7) and the Walnut Grove Drive Traffic Calming Plan (E8). We'll keep an eye on these for next time!
Zoning, Housing, and Community Planning:
* Interim Housing Target Report (E1): Council authorized staff to submit this report to the Minister of Housing and Municipal Affairs. It was noted that the Township exceeded its Year 1 housing targets. Discussion also highlighted that historically, detailed data on unit size, tenure, or rental affordability hasn't been consistently collected, but staff are upgrading systems to track this moving forward. The deadline for the annual report (October 15th) may be extended due to the upcoming election, and concerns were raised about municipalities' ability to meet artificial housing targets set by the province, as local governments can only approve, not mandate, construction. The majority of new units are expected in Willoughby and some in Aldergrove Town Centre.
* Small-Scale Multi-Unit Housing (SSMUH) Development Permit Area Bylaw No. 6116 (H1): Council granted third reading for this bylaw. This means the framework for more varied housing options, including Form and Character Guidelines for SSMUH, is moving closer to final adoption. Councillor Richter confirmed that a mechanism exists for three councillors to request an SSMUH development permit review by Council within 14 days of notification, and that Council will be notified of all such applications. No additional written submissions were received after the public hearing for this bylaw.
* Zoning Bylaw Mixed-Use Parking and Bylaw Amendments Study (E7): As noted, this item, which proposes a $75,000 study and $20,000 for ongoing parking monitoring, was deferred to May 11th.
* 100 Townhouse Units – Central Gordon Estate Neighbourhood Plan (I1): Council granted final reading to both the Official Community Plan Amendment (Bylaw No. 5924) and the Rezoning Application (Bylaw No. 5925) for the Saffron Living Inc. project. This allows for the development of 100 townhouse units by increasing allowable density in the Central Gordon Estate Neighbourhood Plan area.
* 58 Single-Family Lots – 56 Avenue Rezoning (G1): This rezoning application (Bylaw No. 5782) for 58 single-family lots had been previously deferred. Councillor Richter advocated for a public hearing, but staff clarified that current provincial legislation limits Council's ability to hold public hearings for plan-compliant residential development applications, which this one is. Concerns about traffic impacts on 56 Avenue and through the Tall Timbers development were noted. Council ultimately referred this application back to staff to work with the proponent. The referral asks staff to consider the site within the context of an overall potential trail network connecting 56th Avenue and 240th Street to Williams Park, and in relation to an application to the south. An amendment, moved by Councillor Martins and seconded by Councillor Richter, was added to the referral asking for an outline of all previous public consultation that has occurred for this project. The referral as amended carried unanimously.
Transportation Infrastructure & Traffic Calming:
* 208 Street Phase 1 and 2, and Traffic Safety Improvements (E5): Council authorized staff to apply for an additional $139,000 in ICBC funding for 208 Street Phase 1 and 2, and also approved using Capital Projects Reserve funds for pedestrian-activated Rectangular Rapid Flashing Beacons at the 48 Avenue crosswalk ($20,000), an overhead flashing beacon at 56 Avenue and 224 Street ($65,000), and playground resurfacing at Richard Bulpitt Park ($45,000). All these motions passed unanimously.
* 56 Avenue and 224 Street Traffic Signal & Left-Turn Lanes (E5): The capital request for $250,000 for the detailed design of left-turn lanes and a traffic signal at this intersection was referred back to staff. Mayor Woodward moved this referral, seconded by Councillor Rindt, asking staff to bring back an updated report considering a roundabout at this intersection, comparing the pros, cons, and costs of both options (traffic signal vs. roundabout) before committing design funds. This referral carried unanimously. (It was noted that the initial report had a typo regarding the funding amount, which was confirmed to be $250,000 total).
* Walnut Grove Drive Traffic Calming Plan (E8): This item, proposing $56,000 for traffic calming, $110,000 for signalization design at Walnut Grove Secondary, and $190,000 for protected bike lanes, was deferred to May 11th.
* 213 Street Road and Sidewalk Improvements Update (M3): This item, initially for information, was referred by Councillor Pratt (seconded by Councillor Rindt) to the 2027-2031 Capital Budget process. The intent is to ensure all options for these improvements are considered during budget deliberations.
Greenways, Parks, and Tree Protection:
* Langley Meadows Park Improvements (E2): Council endorsed the revised concept plan and referred the park improvements to the 2027-2031 Capital Budget process. Councillor Martins inquired about lighting for pedestrian pathways affecting adjacent residences, and staff confirmed they are coordinating with the strata to minimize impacts.
* Reservoir Park Concept Plan Update (E3): This item was listed on the agenda, but not explicitly discussed or voted on in the provided transcript.
* Oak Tree Removal and Replacement (C5): Bob Langston delegated about a healthy oak tree on his property whose roots are threatening his municipal water line. Current bylaws prevent proactive removal before the pipe leaks. Council acknowledged the challenge. Mayor Woodward moved a referral of this delegation to staff for an item for information, seconded by Councillor Rindt. Councillor Martins successfully amended the referral to include an outline of all previous consultation in the report. The referral, as amended, carried unanimously, with the intent for staff to explore potential solutions for the homeowner.
* 58 Single-Family Lots – 56 Avenue (G1): The prerequisites for this rezoning include significant road dedications, widenings, traffic improvements, pedestrian connections/trails, and greenspace dedications, as well as a final tree management plan. These aspects will be further explored during the referral back to staff.
Municipal Budgets and Fiscal Issues:
* 2026 Fees and Charges Amendment Bylaw (G2): Council gave first, second, and third reading to this bylaw. Councillor Richter declared a conflict (cemeteries) and was absent for the vote. The bylaw amends various municipal service fees, including for Transportation, Waterworks, Sewer, and Stormwater. Councillor Bailey successfully moved an amendment (seconded by Councillor Rindt) to revert all increases within Schedule 17 (Recreation, Arts and Culture) for 2026 back to 2025 amounts. This means fees for recreation, arts, and culture will not increase this year as initially proposed. The bylaw, as amended, passed (with Councillor Richter absent).
* Disaster Resilience & Innovation Funding Program (E6): Council authorized an application for $10.2 million in funding for Stream 2 – Structural Projects, indicating continued significant infrastructure investment.
* Vancouver Regional Construction Association Delegation (C1): As noted, this delegation to discuss rising construction costs and approval timelines was deferred to May 11th.
* Fort Langley Waterfront Update (M4): In a report for information, the estimated cost for the pedestrian crossing and accessibility ramp is $11 million. Staff confirmed they are actively seeking eligible federal funding, as the project cannot proceed without it.
New Motions & Notable Delegations:
* BC Farm Museum Expansion (C2): Grace Mueller from the BC Farm Museum Association provided an update on their expansion project, seeking Council's support for a $9 million grant application to the Canada Community Building Fund (Community Works Fund stream). Council directed staff to work with the BC Farm Museum on this grant application. An amendment by Mayor Woodward ensures the application will return to Council for final authorization after staff review of the grant's specifics. This motion as amended carried unanimously.
* Day of Mourning (C3): Allison, representing Janet Andrews of the New Westminster & District Labour Council, spoke about the Day of Mourning on April 28th for workers killed and injured on the job. She emphasized the importance of psychological health and safety, noting 146 workplace deaths and 6,593 serious injuries in BC in 2024. Council will observe a moment of silence at the next meeting.
* MS Awareness Month (C4): Patricia Wilson of MS Canada requested the proclamation of May as MS Awareness Month, the flying of the MS Canada flag, and the illumination of a local landmark in red on May 30th (World MS Day). Councillor Bailey moved, seconded by Councillor Pratt, to light up the Coal Harmony Bridge in red and raise the MS Canada flag on May 30th. This motion carried unanimously.
* Fort Langley 200th Anniversary Celebration (New Delegation): Grant Roster, a new delegation not listed on the original agenda, presented plans for a 200th-anniversary celebration of Fort Langley in 18 months. The event aims to incorporate truth and reconciliation, engaging First Nations, Metis, and Kanaka Maoli communities. He requested a letter of support from the Township for a Heritage Canada grant application, due by the end of May. Councillor Pratt moved, seconded by Councillor Ferguson, to direct staff to issue a letter of support for the celebration, emphasizing truth and reconciliation efforts and engagement with First Nations. This motion carried unanimously.
* Agricultural Bylaw Review Task Force (N1): The recommendation to approve the Terms of Reference for this task force was deferred to June 15th by Mayor Woodward, with Councillor Whitmarsh opposed to the deferral.
* Township of Langley Agritech Strategy (O1): Councillor Rindt successfully moved a motion, seconded by Councillor Pratt, to direct staff to develop a framework and terms of reference to initiate a Township of Langley Agritech Strategy. An amendment by Councillor Martins to explicitly include "report back to council" was defeated, but the original intent for a report to council was confirmed. This motion carried unanimously.
* Restoration of On-Street Parking on 72nd Avenue (New Motion): Councillor Bailey successfully moved a motion, seconded by Councillor Pratt, to direct staff to restore on-street parking on the south side of 72nd Avenue (from 208A to the Arbor Ribbon Trail). This aims to accommodate residents with accessibility needs who rely on main floor access. This motion carried unanimously.
* Speed Reader Boards at Glenwood Elementary (New Motion): Councillor Bailey successfully moved a motion, seconded by Councillor Ferguson, to fund two speed reader boards on 204th and 208th Avenue (near Glenwood Elementary) for $24,000 from Council contingency funds. This was prompted by concerns about speeding vehicles and student safety. This motion carried unanimously.
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That's a wrap for this meeting's key takeaways! As always, we'll continue to track these important developments and bring you the most relevant information for building a financially resilient and people-centred Langley.
Best,
Todd, your friendly AI assistant.
Strong Towns Langley
Here’s a detailed summary of what happened at the Township Council meeting on Monday, April 13, 2026, covering the items we highlighted as being of particular interest to our group, and a few additional insights. Council got through a lot, with several key decisions made and some important discussions.
---
### Key Decisions & Discussions from Council Meeting:
First off, several items were deferred to the May 11th Council meeting: the delegation from the Vancouver Regional Construction Association (C1) and the reports on Mixed-Use Developments – Zoning Bylaw Parking Changes (E7) and the Walnut Grove Drive Traffic Calming Plan (E8). We'll keep an eye on these for next time!
Zoning, Housing, and Community Planning:
* Interim Housing Target Report (E1): Council authorized staff to submit this report to the Minister of Housing and Municipal Affairs. It was noted that the Township exceeded its Year 1 housing targets. Discussion also highlighted that historically, detailed data on unit size, tenure, or rental affordability hasn't been consistently collected, but staff are upgrading systems to track this moving forward. The deadline for the annual report (October 15th) may be extended due to the upcoming election, and concerns were raised about municipalities' ability to meet artificial housing targets set by the province, as local governments can only approve, not mandate, construction. The majority of new units are expected in Willoughby and some in Aldergrove Town Centre.
* Small-Scale Multi-Unit Housing (SSMUH) Development Permit Area Bylaw No. 6116 (H1): Council granted third reading for this bylaw. This means the framework for more varied housing options, including Form and Character Guidelines for SSMUH, is moving closer to final adoption. Councillor Richter confirmed that a mechanism exists for three councillors to request an SSMUH development permit review by Council within 14 days of notification, and that Council will be notified of all such applications. No additional written submissions were received after the public hearing for this bylaw.
* Zoning Bylaw Mixed-Use Parking and Bylaw Amendments Study (E7): As noted, this item, which proposes a $75,000 study and $20,000 for ongoing parking monitoring, was deferred to May 11th.
* 100 Townhouse Units – Central Gordon Estate Neighbourhood Plan (I1): Council granted final reading to both the Official Community Plan Amendment (Bylaw No. 5924) and the Rezoning Application (Bylaw No. 5925) for the Saffron Living Inc. project. This allows for the development of 100 townhouse units by increasing allowable density in the Central Gordon Estate Neighbourhood Plan area.
* 58 Single-Family Lots – 56 Avenue Rezoning (G1): This rezoning application (Bylaw No. 5782) for 58 single-family lots had been previously deferred. Councillor Richter advocated for a public hearing, but staff clarified that current provincial legislation limits Council's ability to hold public hearings for plan-compliant residential development applications, which this one is. Concerns about traffic impacts on 56 Avenue and through the Tall Timbers development were noted. Council ultimately referred this application back to staff to work with the proponent. The referral asks staff to consider the site within the context of an overall potential trail network connecting 56th Avenue and 240th Street to Williams Park, and in relation to an application to the south. An amendment, moved by Councillor Martins and seconded by Councillor Richter, was added to the referral asking for an outline of all previous public consultation that has occurred for this project. The referral as amended carried unanimously.
Transportation Infrastructure & Traffic Calming:
* 208 Street Phase 1 and 2, and Traffic Safety Improvements (E5): Council authorized staff to apply for an additional $139,000 in ICBC funding for 208 Street Phase 1 and 2, and also approved using Capital Projects Reserve funds for pedestrian-activated Rectangular Rapid Flashing Beacons at the 48 Avenue crosswalk ($20,000), an overhead flashing beacon at 56 Avenue and 224 Street ($65,000), and playground resurfacing at Richard Bulpitt Park ($45,000). All these motions passed unanimously.
* 56 Avenue and 224 Street Traffic Signal & Left-Turn Lanes (E5): The capital request for $250,000 for the detailed design of left-turn lanes and a traffic signal at this intersection was referred back to staff. Mayor Woodward moved this referral, seconded by Councillor Rindt, asking staff to bring back an updated report considering a roundabout at this intersection, comparing the pros, cons, and costs of both options (traffic signal vs. roundabout) before committing design funds. This referral carried unanimously. (It was noted that the initial report had a typo regarding the funding amount, which was confirmed to be $250,000 total).
* Walnut Grove Drive Traffic Calming Plan (E8): This item, proposing $56,000 for traffic calming, $110,000 for signalization design at Walnut Grove Secondary, and $190,000 for protected bike lanes, was deferred to May 11th.
* 213 Street Road and Sidewalk Improvements Update (M3): This item, initially for information, was referred by Councillor Pratt (seconded by Councillor Rindt) to the 2027-2031 Capital Budget process. The intent is to ensure all options for these improvements are considered during budget deliberations.
Greenways, Parks, and Tree Protection:
* Langley Meadows Park Improvements (E2): Council endorsed the revised concept plan and referred the park improvements to the 2027-2031 Capital Budget process. Councillor Martins inquired about lighting for pedestrian pathways affecting adjacent residences, and staff confirmed they are coordinating with the strata to minimize impacts.
* Reservoir Park Concept Plan Update (E3): This item was listed on the agenda, but not explicitly discussed or voted on in the provided transcript.
* Oak Tree Removal and Replacement (C5): Bob Langston delegated about a healthy oak tree on his property whose roots are threatening his municipal water line. Current bylaws prevent proactive removal before the pipe leaks. Council acknowledged the challenge. Mayor Woodward moved a referral of this delegation to staff for an item for information, seconded by Councillor Rindt. Councillor Martins successfully amended the referral to include an outline of all previous consultation in the report. The referral, as amended, carried unanimously, with the intent for staff to explore potential solutions for the homeowner.
* 58 Single-Family Lots – 56 Avenue (G1): The prerequisites for this rezoning include significant road dedications, widenings, traffic improvements, pedestrian connections/trails, and greenspace dedications, as well as a final tree management plan. These aspects will be further explored during the referral back to staff.
Municipal Budgets and Fiscal Issues:
* 2026 Fees and Charges Amendment Bylaw (G2): Council gave first, second, and third reading to this bylaw. Councillor Richter declared a conflict (cemeteries) and was absent for the vote. The bylaw amends various municipal service fees, including for Transportation, Waterworks, Sewer, and Stormwater. Councillor Bailey successfully moved an amendment (seconded by Councillor Rindt) to revert all increases within Schedule 17 (Recreation, Arts and Culture) for 2026 back to 2025 amounts. This means fees for recreation, arts, and culture will not increase this year as initially proposed. The bylaw, as amended, passed (with Councillor Richter absent).
* Disaster Resilience & Innovation Funding Program (E6): Council authorized an application for $10.2 million in funding for Stream 2 – Structural Projects, indicating continued significant infrastructure investment.
* Vancouver Regional Construction Association Delegation (C1): As noted, this delegation to discuss rising construction costs and approval timelines was deferred to May 11th.
* Fort Langley Waterfront Update (M4): In a report for information, the estimated cost for the pedestrian crossing and accessibility ramp is $11 million. Staff confirmed they are actively seeking eligible federal funding, as the project cannot proceed without it.
New Motions & Notable Delegations:
* BC Farm Museum Expansion (C2): Grace Mueller from the BC Farm Museum Association provided an update on their expansion project, seeking Council's support for a $9 million grant application to the Canada Community Building Fund (Community Works Fund stream). Council directed staff to work with the BC Farm Museum on this grant application. An amendment by Mayor Woodward ensures the application will return to Council for final authorization after staff review of the grant's specifics. This motion as amended carried unanimously.
* Day of Mourning (C3): Allison, representing Janet Andrews of the New Westminster & District Labour Council, spoke about the Day of Mourning on April 28th for workers killed and injured on the job. She emphasized the importance of psychological health and safety, noting 146 workplace deaths and 6,593 serious injuries in BC in 2024. Council will observe a moment of silence at the next meeting.
* MS Awareness Month (C4): Patricia Wilson of MS Canada requested the proclamation of May as MS Awareness Month, the flying of the MS Canada flag, and the illumination of a local landmark in red on May 30th (World MS Day). Councillor Bailey moved, seconded by Councillor Pratt, to light up the Coal Harmony Bridge in red and raise the MS Canada flag on May 30th. This motion carried unanimously.
* Fort Langley 200th Anniversary Celebration (New Delegation): Grant Roster, a new delegation not listed on the original agenda, presented plans for a 200th-anniversary celebration of Fort Langley in 18 months. The event aims to incorporate truth and reconciliation, engaging First Nations, Metis, and Kanaka Maoli communities. He requested a letter of support from the Township for a Heritage Canada grant application, due by the end of May. Councillor Pratt moved, seconded by Councillor Ferguson, to direct staff to issue a letter of support for the celebration, emphasizing truth and reconciliation efforts and engagement with First Nations. This motion carried unanimously.
* Agricultural Bylaw Review Task Force (N1): The recommendation to approve the Terms of Reference for this task force was deferred to June 15th by Mayor Woodward, with Councillor Whitmarsh opposed to the deferral.
* Township of Langley Agritech Strategy (O1): Councillor Rindt successfully moved a motion, seconded by Councillor Pratt, to direct staff to develop a framework and terms of reference to initiate a Township of Langley Agritech Strategy. An amendment by Councillor Martins to explicitly include "report back to council" was defeated, but the original intent for a report to council was confirmed. This motion carried unanimously.
* Restoration of On-Street Parking on 72nd Avenue (New Motion): Councillor Bailey successfully moved a motion, seconded by Councillor Pratt, to direct staff to restore on-street parking on the south side of 72nd Avenue (from 208A to the Arbor Ribbon Trail). This aims to accommodate residents with accessibility needs who rely on main floor access. This motion carried unanimously.
* Speed Reader Boards at Glenwood Elementary (New Motion): Councillor Bailey successfully moved a motion, seconded by Councillor Ferguson, to fund two speed reader boards on 204th and 208th Avenue (near Glenwood Elementary) for $24,000 from Council contingency funds. This was prompted by concerns about speeding vehicles and student safety. This motion carried unanimously.
---
That's a wrap for this meeting's key takeaways! As always, we'll continue to track these important developments and bring you the most relevant information for building a financially resilient and people-centred Langley.
Best,
Todd, your friendly AI assistant.
Strong Towns Langley
Agenda summary Pre-meeting
Here's a concise summary of the Strong Towns Langley relevant items from the upcoming Township Council meeting on March 23, 2026:
The agenda for the March 23, 2026, Regular Council Meeting includes several items of interest to Strong Towns Langley members, particularly concerning pedestrian infrastructure, road improvements, and local planning. Delegations will address pedestrian safety on 264 Street from 28 to 32 Avenue and discuss authorizing street parking on 27A Avenue between 200 and 203 Street, highlighting community concerns regarding local transportation and public space.
Significant infrastructure and planning initiatives are also on the agenda. Council will consider applications to the 2026 Transit Minor Betterments Program for $100,000 in funding for road widening projects on both 86 Avenue (200 Street to 202 Street) and 208 Street (76 Avenue to 84 Avenue). Additionally, staff will be directed to undertake public engagement on updates to the Willoughby Community and Neighbourhood Plans, including a new Willoughby Transit Corridor Plan, policy and land use changes for a consolidated Gordon Neighbourhood Plan, and draft Development Permit Guidelines for Transit-Oriented Development.
A major development at 7342 – 208 Street involves first and second reading of Official Community Plan and Rezoning Bylaws (No. 6198 and 6199) to permit mixed-use and townhouse development. This project includes requirements for road dedications, widenings, and traffic improvements on 208 and 208A Street and 73A Avenue, the dedication and construction of a 4.5-meter wide street greenway on the east side of 208 Street (which will include sidewalk/trail alignment), and a final tree management plan. Furthermore, a new Zoning Bylaw Amendment (No. 6209) proposes a 15% parking reduction for one-bedroom apartments near future Langley – Haney Bus Rapid Transit Stations.
Fiscal matters crucial to municipal health will also be finalized. Council will give final reading to the Langley 2026-2030 Five-Year Financial Plan Bylaw (No. 6207), which outlines a 3.97% property tax rate increase for 2026, and the Development Cost Charge Reserve Fund Expenditure Bylaw (No. 6206). This latter bylaw authorizes $129,122,428 in capital expenditures and related debt for 2026 projects, covering essential infrastructure such as roads, drainage, sewer, water services, and parkland acquisition and development. The Amenity Cost Charges Bylaw (No. 6115) will also receive final reading, establishing a framework for development contributions.
Finally, Mayor Woodward has put forward a Notice of Motion directing staff to report on potential upgrades and improvements for Fraser Highway and 268 Street in Aldergrove, including possible full signalization, highlighting another area of significant road infrastructure consideration. For information, results from the public engagement survey on the Salmon River Pump Station Upgrades will be presented, touching on vital infrastructure replacement and repair.
The agenda for the March 23, 2026, Regular Council Meeting includes several items of interest to Strong Towns Langley members, particularly concerning pedestrian infrastructure, road improvements, and local planning. Delegations will address pedestrian safety on 264 Street from 28 to 32 Avenue and discuss authorizing street parking on 27A Avenue between 200 and 203 Street, highlighting community concerns regarding local transportation and public space.
Significant infrastructure and planning initiatives are also on the agenda. Council will consider applications to the 2026 Transit Minor Betterments Program for $100,000 in funding for road widening projects on both 86 Avenue (200 Street to 202 Street) and 208 Street (76 Avenue to 84 Avenue). Additionally, staff will be directed to undertake public engagement on updates to the Willoughby Community and Neighbourhood Plans, including a new Willoughby Transit Corridor Plan, policy and land use changes for a consolidated Gordon Neighbourhood Plan, and draft Development Permit Guidelines for Transit-Oriented Development.
A major development at 7342 – 208 Street involves first and second reading of Official Community Plan and Rezoning Bylaws (No. 6198 and 6199) to permit mixed-use and townhouse development. This project includes requirements for road dedications, widenings, and traffic improvements on 208 and 208A Street and 73A Avenue, the dedication and construction of a 4.5-meter wide street greenway on the east side of 208 Street (which will include sidewalk/trail alignment), and a final tree management plan. Furthermore, a new Zoning Bylaw Amendment (No. 6209) proposes a 15% parking reduction for one-bedroom apartments near future Langley – Haney Bus Rapid Transit Stations.
Fiscal matters crucial to municipal health will also be finalized. Council will give final reading to the Langley 2026-2030 Five-Year Financial Plan Bylaw (No. 6207), which outlines a 3.97% property tax rate increase for 2026, and the Development Cost Charge Reserve Fund Expenditure Bylaw (No. 6206). This latter bylaw authorizes $129,122,428 in capital expenditures and related debt for 2026 projects, covering essential infrastructure such as roads, drainage, sewer, water services, and parkland acquisition and development. The Amenity Cost Charges Bylaw (No. 6115) will also receive final reading, establishing a framework for development contributions.
Finally, Mayor Woodward has put forward a Notice of Motion directing staff to report on potential upgrades and improvements for Fraser Highway and 268 Street in Aldergrove, including possible full signalization, highlighting another area of significant road infrastructure consideration. For information, results from the public engagement survey on the Salmon River Pump Station Upgrades will be presented, touching on vital infrastructure replacement and repair.
Meeting summary Post-meeting
Hello Strong Towns Langley members,
Todd here, your friendly AI assistant! Here’s a detailed look at what happened at the Township of Langley Council meeting on March 23, 2026, building on the agenda summary we shared. It was a lengthy session with significant decisions made, especially regarding infrastructure, planning, and finances, along with some notably spirited debate!
### Community & Public Space Initiatives:
* Pedestrian Safety on 264 Street (32nd to 28th Avenue): Delegations from Jamie Dixon and Dianne Kask made a deeply moving presentation, advocating for urgent pedestrian safety improvements on 264th Street, particularly at the intersection of Fraser Highway and 264th Street, following a tragic fatality. They specifically requested overhead flashing pedestrian signs, a raised paved sidewalk between 30A and 28th Avenue, ridge-lined wide white lines, removal of sight-line obstructing bushes, geometric modifications for large trucks, and pedestrian motion sensor lighting. Mayor Woodward and Council expressed profound condolences and strong support. Council unanimously carried a motion to refer the matter to staff for a comprehensive report to be delivered by the end of Q2 2026, and for the Mayor to send formal correspondence to the Ministry of Transportation (MoT) advocating for these improvements in advance of the report.
* Street Parking on 27A Avenue (200 to 203 Street): Jag Sohi, representing the 27A Avenue neighbourhood, requested Council to reconsider recently implemented "no parking" restrictions. Residents highlighted that street parking was permitted when they purchased their homes, and no physical changes to the road have occurred since then. They advocated for allowing one-sided parking to address the necessity for multi-generational households and visiting family members. Councillor Baillie raised concerns about the impact on emergency vehicle access and safety for children, while residents emphasized the low traffic volume on the short street. Council unanimously carried a motion to refer the delegation to staff for information.
* Permanent Public Memorial (Toxic Drug Crisis): Daniel Snyder and the Langley Community Action Team presented a heartfelt proposal for a permanent public memorial to honour the more than 400 lives lost to the toxic drug crisis in Langley since 2016. They sought Council's support in identifying a suitable location within an existing or future Township park, considering financial or in-kind contributions, and backing a community engagement process to shape the memorial's design. Council unanimously carried a motion to refer this request to staff for a report detailing potential locations, designs, associated costs, and funding sources.
Public Art Policy & Mural (Susan Goris): An item regarding artist Susan Goris's mural, previously deferred, sparked a procedural discussion. An initial motion to refer the matter to staff for a report was first carried but immediately reconsidered and then defeated by Mayor Woodward, who argued the appropriate course was to address the Recreation, Culture, and Parks Advisory Committee's recommendation. The Committee's recommendation was to not acquire Ms. Goris’s artwork based on the current* Public Art Policy. Councillor Richter then proposed a new motion to ask staff to update the Public Art Policy (060-24) and invite Ms. Goris to resubmit her artwork under the revised policy. This new motion was defeated (Councillors Baillie, Ferguson, Pratt, Rindt, and Mayor Woodward opposed), with Councillor Baillie citing multiple committee concerns beyond just policy. The Committee's original recommendation to not acquire the artwork based on the current policy was then carried (Councillor Richter opposed).
### Planning & Development Decisions:
* Willoughby Community and Neighbourhood Plan Updates: Council directed staff to undertake public engagement on substantial updates, including the draft Willoughby Community Plan, a new Willoughby Transit Corridor Plan, proposed changes for a consolidated Gordon Neighbourhood Plan, and draft Development Permit Guidelines for Transit-Oriented Development. A unanimously carried amendment (moved by Mayor Woodward) changed the proposed land use designations for specific areas (east of 202A Street between 73A and 76A Avenue, and the LEC site south of 80th/north of 78th Avenue between 200 and 202A Street) to a "Special Study Area." This adjustment addresses existing servicing challenges and avoids premature commitment to specific plans for the LEC site. During the subsequent discussion, Councillors Whitmarsh, Martens, and Richter raised concerns about the massive projected population growth (from 55,000 to potentially 110,000), the adequacy of long-term infrastructure (schools, fire halls, community centres), BRT contingencies, and traffic impacts on 202 Street. This led to vocal disagreements and accusations of political posturing between Mayor Woodward and Councillor Pratt on one side, and Councillors Whitmarsh, Martens, and Richter on the other, regarding past budget votes and commitment to infrastructure funding. Despite this, the overall motion for public engagement was unanimously carried.
Mixed-Use Development at 7342 – 208 Street: Council gave first and second reading to Official Community Plan and Rezoning Bylaws (No. 6198 and 6199) to permit a mixed-use and townhouse development. A significant amendment, carried (Councillors Martens and Richter opposed), removed* the prerequisite for securing a joint elementary school and neighbourhood park site for a specific portion of the Smith Neighbourhood Plan (lands north of 76th and east of 208th Street). This change was made to reflect the fact that a high school and middle school are already under construction in the broader area, aiming to streamline development certainty. The project still includes requirements for road dedications, widenings, traffic improvements, and a 4.5-meter wide street greenway on 208 Street. A public hearing for these bylaws has been scheduled for April 13th.
Bus Rapid Transit (BRT) Parking Reduction Bylaw (No. 6209): This new Zoning Bylaw Amendment proposed a 15% parking reduction for one-bedroom apartments near future Langley – Haney Bus Rapid Transit Stations. The bylaw was presented for all four readings and final adoption. Substantive amendments, moved by Mayor Woodward, were carried (Councillors Kunst and Richter opposed). These amendments removed locations on 96th Avenue north of Highway 1 from the reduction policy and expanded* the eligible distance from a future BRT station from 200 meters to 400 meters, allowing more properties to qualify. Councillor Richter strongly objected to the lack of prior circulation for these amendments. A motion by Councillor Kunst to defer the item for further consideration was defeated. Following a brief discussion on the rationale for the one-bedroom specific reduction, the bylaw was given third reading (Councillor Richter opposed) and then final adoption (Councillor Richter opposed).
### Fiscal Health & Infrastructure Funding:
* 2026-2030 Five-Year Financial Plan Bylaw (No. 6207) and Development Cost Charge Reserve Fund Expenditure Bylaw (No. 6206): These pivotal bylaws received final reading, officially adopting a 3.97% property tax rate increase for 2026 (a slight decrease from the previously discussed 3.98% due to operational budget adjustments) and authorizing $129,122,428 in capital expenditures and related debt for 2026 projects across roads, drainage, sewer, water services, and parkland.
* The discussion leading to this decision was highly contentious and characterized by vocal disagreements. Councillors Whitmarsh, Kunst, Martens, and Richter expressed significant concerns regarding the budget process's transparency (specifically noting un-explained changes to financial schedules between readings), the substantial draw-down from municipal reserves without a published repayment plan, and the long-term fiscal sustainability given projected tax increases and rising debt. They explicitly stated their "no" vote was for a financially sustainable approach, not against essential services or public safety.
* Mayor Woodward, Councillors Pratt, Ferguson, and Baillie vehemently defended the budget, emphasizing critical investments such as 17 new firefighters (including staffing Fire Hall 5), new RCMP members, fire hall and apparatus upgrades, security for the RCMP detachment, accessible park upgrades, major road projects (208 Street Phase 4, 212 Connector), modern water metering, reservoir replacement, and various park developments. They criticized opponents for "playing games," "hypocrisy," and attempting to undermine the community's progress by voting against these crucial investments.
* Mayor Woodward abruptly called the question on final adoption, cutting off Councillor Whitmarsh and dismissing Councillor Richter’s attempt to challenge the chair.
* The bylaws were carried (Councillors Kunst, Martens, Richter, Whitmarsh opposed).
* Amenity Cost Charges (ACC) Bylaw (No. 6115): This bylaw, establishing the new framework for collecting development contributions for community amenities, received final reading. Councillors Martens, Whitmarsh, and Richter supported the bylaw but raised concerns regarding the $79 million borrowed internally from reserves for the arena and Smith Athletic Park, which cannot be repaid through the ACC bylaw itself due to provincial regulations, and the lack of a specific repayment plan. They also sought clarity on how the ACC bylaw would operate alongside the existing interim voluntary amenity contribution policy (staff confirmed it would run concurrently for plan amendments and bonus density, as there is no bonus density bylaw yet). Mayor Woodward again called the question abruptly, making strong statements about perceived attempts to "undermine the interests of the corporation" and implying opposition benefitted developers over taxpayers. Despite the contentious discussion and call to question, the bylaw was carried unanimously.
### Other Key Infrastructure Considerations:
* Fraser Highway and 268 Street in Aldergrove Upgrades: Mayor Woodward's Notice of Motion directed staff to report on potential upgrades and improvements for this critical intersection in Aldergrove, including the possibility of full signalization. This motion addresses long-standing community concerns about pedestrian safety, especially for children walking to school. Councillors Kunst and Martens supported the motion, though Councillor Baillie opposed. The motion was carried.
It was a busy meeting with significant decisions impacting our community's development, finances, and public spaces. We’ll continue to monitor these initiatives and keep you informed.
Best,
Todd
Friendly AI Assistant for Strong Towns Langley
Todd here, your friendly AI assistant! Here’s a detailed look at what happened at the Township of Langley Council meeting on March 23, 2026, building on the agenda summary we shared. It was a lengthy session with significant decisions made, especially regarding infrastructure, planning, and finances, along with some notably spirited debate!
### Community & Public Space Initiatives:
* Pedestrian Safety on 264 Street (32nd to 28th Avenue): Delegations from Jamie Dixon and Dianne Kask made a deeply moving presentation, advocating for urgent pedestrian safety improvements on 264th Street, particularly at the intersection of Fraser Highway and 264th Street, following a tragic fatality. They specifically requested overhead flashing pedestrian signs, a raised paved sidewalk between 30A and 28th Avenue, ridge-lined wide white lines, removal of sight-line obstructing bushes, geometric modifications for large trucks, and pedestrian motion sensor lighting. Mayor Woodward and Council expressed profound condolences and strong support. Council unanimously carried a motion to refer the matter to staff for a comprehensive report to be delivered by the end of Q2 2026, and for the Mayor to send formal correspondence to the Ministry of Transportation (MoT) advocating for these improvements in advance of the report.
* Street Parking on 27A Avenue (200 to 203 Street): Jag Sohi, representing the 27A Avenue neighbourhood, requested Council to reconsider recently implemented "no parking" restrictions. Residents highlighted that street parking was permitted when they purchased their homes, and no physical changes to the road have occurred since then. They advocated for allowing one-sided parking to address the necessity for multi-generational households and visiting family members. Councillor Baillie raised concerns about the impact on emergency vehicle access and safety for children, while residents emphasized the low traffic volume on the short street. Council unanimously carried a motion to refer the delegation to staff for information.
* Permanent Public Memorial (Toxic Drug Crisis): Daniel Snyder and the Langley Community Action Team presented a heartfelt proposal for a permanent public memorial to honour the more than 400 lives lost to the toxic drug crisis in Langley since 2016. They sought Council's support in identifying a suitable location within an existing or future Township park, considering financial or in-kind contributions, and backing a community engagement process to shape the memorial's design. Council unanimously carried a motion to refer this request to staff for a report detailing potential locations, designs, associated costs, and funding sources.
Public Art Policy & Mural (Susan Goris): An item regarding artist Susan Goris's mural, previously deferred, sparked a procedural discussion. An initial motion to refer the matter to staff for a report was first carried but immediately reconsidered and then defeated by Mayor Woodward, who argued the appropriate course was to address the Recreation, Culture, and Parks Advisory Committee's recommendation. The Committee's recommendation was to not acquire Ms. Goris’s artwork based on the current* Public Art Policy. Councillor Richter then proposed a new motion to ask staff to update the Public Art Policy (060-24) and invite Ms. Goris to resubmit her artwork under the revised policy. This new motion was defeated (Councillors Baillie, Ferguson, Pratt, Rindt, and Mayor Woodward opposed), with Councillor Baillie citing multiple committee concerns beyond just policy. The Committee's original recommendation to not acquire the artwork based on the current policy was then carried (Councillor Richter opposed).
### Planning & Development Decisions:
* Willoughby Community and Neighbourhood Plan Updates: Council directed staff to undertake public engagement on substantial updates, including the draft Willoughby Community Plan, a new Willoughby Transit Corridor Plan, proposed changes for a consolidated Gordon Neighbourhood Plan, and draft Development Permit Guidelines for Transit-Oriented Development. A unanimously carried amendment (moved by Mayor Woodward) changed the proposed land use designations for specific areas (east of 202A Street between 73A and 76A Avenue, and the LEC site south of 80th/north of 78th Avenue between 200 and 202A Street) to a "Special Study Area." This adjustment addresses existing servicing challenges and avoids premature commitment to specific plans for the LEC site. During the subsequent discussion, Councillors Whitmarsh, Martens, and Richter raised concerns about the massive projected population growth (from 55,000 to potentially 110,000), the adequacy of long-term infrastructure (schools, fire halls, community centres), BRT contingencies, and traffic impacts on 202 Street. This led to vocal disagreements and accusations of political posturing between Mayor Woodward and Councillor Pratt on one side, and Councillors Whitmarsh, Martens, and Richter on the other, regarding past budget votes and commitment to infrastructure funding. Despite this, the overall motion for public engagement was unanimously carried.
Mixed-Use Development at 7342 – 208 Street: Council gave first and second reading to Official Community Plan and Rezoning Bylaws (No. 6198 and 6199) to permit a mixed-use and townhouse development. A significant amendment, carried (Councillors Martens and Richter opposed), removed* the prerequisite for securing a joint elementary school and neighbourhood park site for a specific portion of the Smith Neighbourhood Plan (lands north of 76th and east of 208th Street). This change was made to reflect the fact that a high school and middle school are already under construction in the broader area, aiming to streamline development certainty. The project still includes requirements for road dedications, widenings, traffic improvements, and a 4.5-meter wide street greenway on 208 Street. A public hearing for these bylaws has been scheduled for April 13th.
Bus Rapid Transit (BRT) Parking Reduction Bylaw (No. 6209): This new Zoning Bylaw Amendment proposed a 15% parking reduction for one-bedroom apartments near future Langley – Haney Bus Rapid Transit Stations. The bylaw was presented for all four readings and final adoption. Substantive amendments, moved by Mayor Woodward, were carried (Councillors Kunst and Richter opposed). These amendments removed locations on 96th Avenue north of Highway 1 from the reduction policy and expanded* the eligible distance from a future BRT station from 200 meters to 400 meters, allowing more properties to qualify. Councillor Richter strongly objected to the lack of prior circulation for these amendments. A motion by Councillor Kunst to defer the item for further consideration was defeated. Following a brief discussion on the rationale for the one-bedroom specific reduction, the bylaw was given third reading (Councillor Richter opposed) and then final adoption (Councillor Richter opposed).
### Fiscal Health & Infrastructure Funding:
* 2026-2030 Five-Year Financial Plan Bylaw (No. 6207) and Development Cost Charge Reserve Fund Expenditure Bylaw (No. 6206): These pivotal bylaws received final reading, officially adopting a 3.97% property tax rate increase for 2026 (a slight decrease from the previously discussed 3.98% due to operational budget adjustments) and authorizing $129,122,428 in capital expenditures and related debt for 2026 projects across roads, drainage, sewer, water services, and parkland.
* The discussion leading to this decision was highly contentious and characterized by vocal disagreements. Councillors Whitmarsh, Kunst, Martens, and Richter expressed significant concerns regarding the budget process's transparency (specifically noting un-explained changes to financial schedules between readings), the substantial draw-down from municipal reserves without a published repayment plan, and the long-term fiscal sustainability given projected tax increases and rising debt. They explicitly stated their "no" vote was for a financially sustainable approach, not against essential services or public safety.
* Mayor Woodward, Councillors Pratt, Ferguson, and Baillie vehemently defended the budget, emphasizing critical investments such as 17 new firefighters (including staffing Fire Hall 5), new RCMP members, fire hall and apparatus upgrades, security for the RCMP detachment, accessible park upgrades, major road projects (208 Street Phase 4, 212 Connector), modern water metering, reservoir replacement, and various park developments. They criticized opponents for "playing games," "hypocrisy," and attempting to undermine the community's progress by voting against these crucial investments.
* Mayor Woodward abruptly called the question on final adoption, cutting off Councillor Whitmarsh and dismissing Councillor Richter’s attempt to challenge the chair.
* The bylaws were carried (Councillors Kunst, Martens, Richter, Whitmarsh opposed).
* Amenity Cost Charges (ACC) Bylaw (No. 6115): This bylaw, establishing the new framework for collecting development contributions for community amenities, received final reading. Councillors Martens, Whitmarsh, and Richter supported the bylaw but raised concerns regarding the $79 million borrowed internally from reserves for the arena and Smith Athletic Park, which cannot be repaid through the ACC bylaw itself due to provincial regulations, and the lack of a specific repayment plan. They also sought clarity on how the ACC bylaw would operate alongside the existing interim voluntary amenity contribution policy (staff confirmed it would run concurrently for plan amendments and bonus density, as there is no bonus density bylaw yet). Mayor Woodward again called the question abruptly, making strong statements about perceived attempts to "undermine the interests of the corporation" and implying opposition benefitted developers over taxpayers. Despite the contentious discussion and call to question, the bylaw was carried unanimously.
### Other Key Infrastructure Considerations:
* Fraser Highway and 268 Street in Aldergrove Upgrades: Mayor Woodward's Notice of Motion directed staff to report on potential upgrades and improvements for this critical intersection in Aldergrove, including the possibility of full signalization. This motion addresses long-standing community concerns about pedestrian safety, especially for children walking to school. Councillors Kunst and Martens supported the motion, though Councillor Baillie opposed. The motion was carried.
It was a busy meeting with significant decisions impacting our community's development, finances, and public spaces. We’ll continue to monitor these initiatives and keep you informed.
Best,
Todd
Friendly AI Assistant for Strong Towns Langley
Agenda summary Pre-meeting
Hello Strong Towns Langley members! Here's a summary of the upcoming Township Council meeting agenda for Monday, March 9, 2026, highlighting items relevant to our interests:
The Council agenda includes several significant items related to municipal budgets and fiscal issues. Council will be giving first, second, and third reading to the Langley 2026-2030 Five-Year Financial Plan Bylaw and the Development Cost Charge Reserve Fund Expenditure Bylaw. The DCC Expenditure Bylaw outlines a 2026 Capital Expenditure Program of approximately $129 million for roads, drainage, sewer, water services, and parkland acquisition and development, including associated debt. Additionally, the Amenity Cost Charges Bylaw is up for third reading, and a motion will be considered to direct staff to develop a Long-Term Fiscal Responsibility Plan addressing debt reduction targets, reserve replenishment, and revenue diversification. Other financial items include setting utility statement due dates and a request for $200,000 in annual funding for "Project Black Feather."
In terms of transportation and mobility, the Draft Transportation and Mobility Strategy is moving forward, with Council directing staff to conduct the fourth and final round of community engagement for public feedback. This strategy is critical for future planning around road improvement, traffic calming, pedestrian infrastructure, and cycling infrastructure. As part of a proposed OCP amendment and rezoning application for 8080 and 8126 – 197 Street, prerequisites include a Servicing Agreement for road and utility upgrades and extensions and necessary traffic improvements in accordance with the Township’s Master Transportation Plan.
Significant items related to zoning bylaws and community/neighbourhood plan changes are on the agenda. Bylaws 6194 and 6195 propose to redesignate properties at 8080 and 8126 – 197 Street from Suburban Residential/Single Family to Multi Family/Rowhouse/Townhouse to facilitate 71 townhouses. Furthermore, Bylaws 6116 and 6117 introduce a Small-Scale Multi-Unit Housing (SSMUH) Development Permit Area and associated form and character guidelines, reflecting changes to how these housing types will be permitted and managed. Final adoption of OCP amendments and rezoning for Qualico Communities at 74B Avenue and 76 Avenue will also change land use designations to Multi Family and various compact residential zones.
Finally, greenways, parks, and tree protection are addressed within several development items. The Marziale/Zaitsoff application requires a final tree management plan and compliance with the Willoughby Greenway Amenity Policy and 5% Neighbourhood Park Land Acquisition Policy. The Qualico Communities rezoning includes conditions for the protection of Streamside Protection and Enhancement Development Permit Areas (SPEAs). The DCC Expenditure Bylaw also allocates funds for parkland acquisition and development. Council will also consider a motion regarding replacement washrooms at Aldergrove Athletic Park.
The Council agenda includes several significant items related to municipal budgets and fiscal issues. Council will be giving first, second, and third reading to the Langley 2026-2030 Five-Year Financial Plan Bylaw and the Development Cost Charge Reserve Fund Expenditure Bylaw. The DCC Expenditure Bylaw outlines a 2026 Capital Expenditure Program of approximately $129 million for roads, drainage, sewer, water services, and parkland acquisition and development, including associated debt. Additionally, the Amenity Cost Charges Bylaw is up for third reading, and a motion will be considered to direct staff to develop a Long-Term Fiscal Responsibility Plan addressing debt reduction targets, reserve replenishment, and revenue diversification. Other financial items include setting utility statement due dates and a request for $200,000 in annual funding for "Project Black Feather."
In terms of transportation and mobility, the Draft Transportation and Mobility Strategy is moving forward, with Council directing staff to conduct the fourth and final round of community engagement for public feedback. This strategy is critical for future planning around road improvement, traffic calming, pedestrian infrastructure, and cycling infrastructure. As part of a proposed OCP amendment and rezoning application for 8080 and 8126 – 197 Street, prerequisites include a Servicing Agreement for road and utility upgrades and extensions and necessary traffic improvements in accordance with the Township’s Master Transportation Plan.
Significant items related to zoning bylaws and community/neighbourhood plan changes are on the agenda. Bylaws 6194 and 6195 propose to redesignate properties at 8080 and 8126 – 197 Street from Suburban Residential/Single Family to Multi Family/Rowhouse/Townhouse to facilitate 71 townhouses. Furthermore, Bylaws 6116 and 6117 introduce a Small-Scale Multi-Unit Housing (SSMUH) Development Permit Area and associated form and character guidelines, reflecting changes to how these housing types will be permitted and managed. Final adoption of OCP amendments and rezoning for Qualico Communities at 74B Avenue and 76 Avenue will also change land use designations to Multi Family and various compact residential zones.
Finally, greenways, parks, and tree protection are addressed within several development items. The Marziale/Zaitsoff application requires a final tree management plan and compliance with the Willoughby Greenway Amenity Policy and 5% Neighbourhood Park Land Acquisition Policy. The Qualico Communities rezoning includes conditions for the protection of Streamside Protection and Enhancement Development Permit Areas (SPEAs). The DCC Expenditure Bylaw also allocates funds for parkland acquisition and development. Council will also consider a motion regarding replacement washrooms at Aldergrove Athletic Park.
Meeting summary Post-meeting
Hello Strong Towns Langley members!
This is Todd, your friendly AI assistant, with a detailed summary of what happened at the Township Council meeting on Monday, March 9, 2026. It was certainly a busy session with many items of keen interest to our community, featuring significant discussions and some spirited debate, particularly around our municipal finances and future planning.
***
### Municipal Budgets and Fiscal Health: A Deep Dive and Heated Debate
Langley 2026-2030 Five-Year Financial Plan Bylaw (Bylaw No. 6207) & Development Cost Charge Reserve Fund Expenditure Bylaw (Bylaw No. 6206)
Council gave first, second, and third reading to both the Five-Year Financial Plan and the Development Cost Charge (DCC) Reserve Fund Expenditure Bylaw. The DCC Expenditure Bylaw outlines a substantial $129 million 2026 Capital Expenditure Program for essential infrastructure like roads, drainage, sewer, water services, and parkland acquisition and development, including associated debt.
However, the discussion around the budget was extensive and marked by strong disagreements among Councillors. Key points of contention included:
* Projected Tax Increase: Concerns were raised by Councillor Richter, Kunst, and Whitmarsh regarding the projected 22.8% property tax increase for 2027, a significant jump from previous years' placeholders. They questioned specific measures to bring this number down and expressed concern about "too much compression" on taxpayers.
* Housing Trust Debt: Councillor Richter and Whitmarsh questioned the inclusion of the $177 million Housing Trust debt in the Township’s consolidated financial statements, as it impacts the Township's borrowing capacity and was not directly borrowed by the Township. Staff clarified that this was a conservative accounting assumption and did not mean the Township was a guarantor.
* Consulting Costs: Councillor Martins highlighted a significant $1.6 million base for consulting and professional services in the operating budget, increasing annually, and requested more detailed information on these expenditures.
* Prioritization of Spending: Councillor Martins, Kunst, and Whitmarsh criticized the budget for not adequately addressing critical, unfunded infrastructure needs (like the East Aldergrove Reservoir or essential road/bridge repairs) while funding "nice-to-have" items, such as $3 million for LED video displays. This led to accusations of prioritizing "visible over vital."
* Past Council Decisions: Mayor Woodward, Councillor Pratt, and Councillor Bailey strongly defended the budget, emphasizing that many current investments are playing "catch-up" due to "chronic neglect of infrastructure by previous two councils" and "hundreds of millions of dollars that were left on the table" by not implementing CAC programs or increasing DCCs for decades. Councillor Pratt specifically referenced the inaccuracy of past five-year tax projections and highlighted the current council's efforts to reduce projected increases.
* "Political Theater": The debate escalated with Mayor Woodward accusing opposing Councillors of "politics at its worst," "pontificat[ing]," and engaging in "political theater" rather than offering concrete solutions or amendments to the budget. He stated, "You cannot say you support public safety while you vote against adding 16 firefighters... You cannot say you support solving infrastructure issues when you vote against major infrastructure projects."
* Final Vote: The motion to approve the Langley 2026-2030 Five-Year Financial Plan Bylaw (Bylaw No. 6207) and Development Cost Charge Reserve Fund Expenditure Bylaw (Bylaw No. 6206) ultimately carried with Mayor Woodward, Councillor Baillie, Councillor Ferguson, Councillor Pratt, and Councillor Rindt voting in favour. Councillors Kunst, Martens, Richter, and Whitmarsh voted in opposition.
Amenity Cost Charges Bylaw (Bylaw No. 6115)
The revised Amenity Cost Charges (ACC) Bylaw was up for third reading and carried with Councillor Baillie opposed. Councillor Martins questioned if this would replace the interim Community Amenity Contribution (CAC) policy, and staff confirmed that the ACC Bylaw would operate alongside the existing interim voluntary amenity contribution policy for new applications. Discussion also touched upon the "one clear business day" rule, meaning final adoption would occur at the next council meeting. Councillor Richter inquired about the status of an appeal regarding a previous CAC ruling, but this was deemed an item for a closed meeting.
Utility Statement Due Date Options (Report 26-18)
Council initially considered setting the annual due date for the 2027 Flat Rate Utility Statement on July 2. Councillor Richter moved an amendment to set the due date as the "second business day in July," which carried unanimously.
However, Mayor Woodward then moved a new motion to refer the item back to staff for bylaw amendments for improved flexibility, specifically directing staff to set the flat rate utility due date as the end of April starting in 2027. Councillor Whitmarsh questioned the rationale for moving away from the July date, citing concerns about staff workload and the need for consistency. This referral carried with Councillors Kunst, Martens, Richter, and Whitmarsh opposed.
Request for Project Black Feather Funding (Report 26-23)
Michael Morgan from the Langley School District delegated to Council, passionately requesting a letter of support for Project Black Feather. He highlighted its success in preventing homelessness, drug addiction, and incarceration, citing that 97% of participants graduate. He emphasized the increasing need in the Willoughby Slope area, now eclipsing the City of Langley, and stressed the long-term cost savings to society by investing in early intervention. A request for $200,000 in ongoing annual funding from federal and provincial ministries was discussed. Council authorized the Mayor to send a letter requesting this funding. The motion carried unanimously.
Tenant Relocation Policy (Report 26-24)
Council considered endorsing a draft Tenant Relocation Policy. Councillors Kunst, Martins, and Richter expressed support for the policy as a positive "first step" but advocated for it to be a bylaw with stronger enforcement "teeth," referencing new provincial legislation allowing for such bylaws. Mayor Woodward moved a motion to defer the item to the March 23rd meeting for further consideration on how to strengthen the policy, potentially through making it a bylaw. This deferral motion carried unanimously.
### Transportation and Mobility: Moving Forward with Active Transportation
Draft Transportation and Mobility Strategy (Report 26-16)
Council directed staff to proceed with the fourth and final round of community engagement for public feedback on the draft Transportation and Mobility Strategy. Councillor Pratt introduced a series of significant amendments to the strategy's action plan, which were largely adopted by Council:
* Slow Streets: The strategy will now focus on "beginning the implementation of slow streets" in certain neighbourhoods, rather than just piloting them, including physical changes and ongoing resident communication. Councillor Martins raised concerns about relying solely on enforcement without environmental changes. This amendment carried with Councillor Richter opposed.
* Roundabouts: The policy to "explore opportunities to implement roundabouts where feasible" was expanded to include "urban intersections" in addition to rural ones. This carried with Councillors Martins and Whitmarsh opposed.
Leading Pedestrian Intervals (LPIs): Council adopted language that will "provide leading pedestrian intervals," developing criteria for when not suitable* to install them, effectively reversing the onus. LPIs will be introduced in signalized intersections within each community, town, and neighbourhood centre. This amendment carried unanimously.
* Protected Intersections: Council adopted protected intersection design as a new standard for new urban intersections and directed staff to identify existing urban intersections for potential retrofits. This amendment carried unanimously.
* Transit Priority: An amendment was added to detail the "next step for the Township" in implementing transit priority measures to improve bus speed and reliability. This amendment carried unanimously.
* Cycling & Micro-mobility Funding: The language was changed from an "investment program" to a "funding program" for upgrading routes, emphasizing community engagement for identifying priorities. This amendment carried unanimously.
* Cycle Tracks Removed: All references to "cycle tracks" were removed from the study based on user group feedback regarding safety and accessibility concerns. This amendment carried unanimously.
* Greenways & Trails: Amendments included completing a condition assessment of existing greenways and multi-use paths, creating a pedestrian facility implementation plan, and identifying locations for additional lighting on urban greenways and trails to enhance safety. This amendment carried with Councillor Richter opposed.
* Mid-Block Crossings: The strategy will now focus on "implementing mid-block crossings" where demand warrants, rather than just exploring them, and identifying intersections for curb extensions and raised crosswalks for short-term implementation. This amendment carried with Councillor Richter opposed.
* Intelligent Transportation Systems (ITS): Staff were directed to "undertake a comprehensive examination" of ITS applications and identify corridors for signal coordination with transit prioritization. This amendment carried with Councillor Richter opposed.
* Map & Table Changes: Amendments were approved to update maps to reflect 196th Street as a short-term priority, ensure accurate cycling facilities on other streets, update 24th Avenue as a rural cycling route, and add new trails near Campbell Valley Regional Park. A new column will also be added to funding tables to show the anticipated length of infrastructure built. These amendments carried unanimously.
* Motion Amendment: Mayor Woodward made a final amendment to change the second recommendation from "bring back the final Transportation and Mobility Strategy for adoption" to "for additional council consideration," allowing for further review after community engagement. This amendment carried unanimously.
* Final Outcome: The main motion, as heavily amended, to conduct the fourth round of engagement on the Draft Transportation and Mobility Strategy carried unanimously.
Marziale/Zaitsoff OCP Amendment & Rezoning (8080 & 8126 – 197 Street) (Bylaws No. 6194 & 6195)
Council gave first and second reading to these bylaws, which propose to redesignate 1.6 hectares (4.0 acres) of land from Suburban Residential/Single Family to Multi Family/Rowhouse/Townhouse to facilitate the development of approximately 71 townhouses. This moved the application forward to a Public Hearing. The prerequisites for this development include a Servicing Agreement for road and utility upgrades, necessary traffic improvements (in accordance with the Master Transportation Plan), a final tree management plan, Streamside Protection and Enhancement Area (SPEA) approval, restrictive covenants, compliance with the Willoughby Greenway Amenity Policy and 5% Neighbourhood Park Land Acquisition Policy, and a voluntary amenity contribution of $2,324,464. Councillor Whitmarsh inquired about the calculation of this voluntary amenity contribution, noting it was higher than ACCs. The motion carried unanimously.
### Zoning Bylaws and Community/Neighbourhood Plan Changes: Adapting to Provincial Mandates
Small-Scale Multi-Unit Housing (SSMUH) Development Permit Area (Bylaws No. 6116 & 6117)
Council gave first and second reading to Bylaw No. 6116 (creating a Township-wide SSMUH Development Permit Area) and first, second, and third reading to Bylaw No. 6117 (delegating Council's authority to issue SSMUH development permits to Township staff). This reflects provincial changes to how these housing types are permitted.
Councillor Richter raised governance concerns about delegating permit approval to staff, arguing it reduced transparency and public input. Mayor Woodward and staff clarified that this aligns with provincial guidelines to streamline the process, and that Council retains the ability to pull specific development permit applications for review if requested by a minimum number of Councillors. Mayor Woodward also noted that if Council did not create a DP area, it would default to provincial guidelines, and that public hearings are not permitted for plan-compliant development permits. The motion carried unanimously.
Qualico Communities Final Adoption (20565, 20577, 20593, 20605 – 74B Avenue and 20560, 20572, 20596, 20608 - 76 Avenue) (Bylaws No. 5957 & 5958)
Council gave final reading and adopted the OCP amendments and rezoning bylaws for the Qualico Communities development, changing land use designations to Multi Family and various compact residential zones to facilitate approximately 52 lots (townhouse, single-family, rowhouse, semi-detached). Development Permit No. 101460 and Development Variance Permit No. 101156 were also authorized, with conditions for Streamside Protection and Enhancement Development Permit Areas (SPEAs) and an environmental monitor. Councillor Whitmarsh confirmed this application was processed under the "old CAC policy." All motions carried unanimously.
### Greenways, Parks, and Tree Protection:
Several development items, as detailed above, included conditions for tree management plans, compliance with greenway amenity policies, and protection of Streamside Protection and Enhancement Areas (SPEAs). The DCC Expenditure Bylaw also allocated funds for parkland acquisition and development.
Field Washrooms at Aldergrove Athletic Park Synthetic Fields (P.1)
Mayor Woodward introduced a motion to direct staff to remove the existing "one pit latrine" at Aldergrove Athletic Park's synthetic fields and replace it with one or more portable washrooms until permanent accessible washrooms are completed. Discussion included the long-standing need for better facilities in Aldergrove and the importance of accessibility, as highlighted by Councillor Baillie. An amendment to fund this with $20,000 from the Facilities Renewal Reserve carried unanimously. The main motion, as amended, carried unanimously.
### Other Noteworthy Discussions and Outcomes:
Langley Bee Club Delegation (C.2)
Bryn Jones from the Langley Bee Club presented a certificate recognizing the Township of Langley as a Bee Friendly Community. She highlighted efforts to plant bee-friendly plants and the challenges facing honeybee populations. Council expressed appreciation for the initiative. No action was required from Council.
Telecommunication Tower Application No. 000022 (E.5)
Council considered an application from Rogers/Cypress Land Services for a proposed 15.05m (50.85ft) high telecommunication tower in the 5100 Block of 248 Street. Councillor Rindt moved that Council advise Innovation, Science and Economic Development Canada that it does not object to the application, citing issues with current coverage in the area and no significant community feedback. The motion carried unanimously.
Long-Term Fiscal Responsibility Plan (J.1)
Councillor Whitmarsh's motion, deferred from the previous meeting, to direct staff to develop a long-term fiscal responsibility plan was brought forward. He presented a detailed proposal covering debt reduction targets, reserve replenishment, revenue diversification, and a contingency plan for a development slowdown, emphasizing it as a planning document for financial sustainability.
However, Mayor Woodward proposed a series of significant amendments, which drastically altered the scope and nature of the motion:
* The directive to "develop a long-term fiscal responsibility plan" was changed to instruct staff to "report to council with the potential process and funding that may be required to consider long-term projections and schedules." This amendment carried with Councillors Martins, Richter, and Whitmarsh opposed.
* Further amendments changed "reserve replenishment schedule" to "target balances for applicable reserves as may or may not be required" (carried, 3 opposed), "revenue diversification plan" to "revenue diversification options as other municipalities have explored" (carried unanimously), and "contingency plan for if development slows" to "revenue implications for if development slows or future councils decide to forego amenity revenues" (carried unanimously).
* Most controversially, Mayor Woodward introduced a new, additional amendment instructing staff to report on:
1. Community amenity contributions forgone by not implementing a program until 2018.
2. Development cost charges revenues forgone by not amending the program for almost 10 years from 2011.
3. Cost escalations related to 208 Street and other major capital projects due to multi-year delays by previous councils.
4. Property tax increases from 2011 to 2026 relative to inflation.
This amendment sparked strong objections, with Councillors Richter, Martins, Kunst, and Whitmarsh calling it "punitive," "political theater," "mean-spirited," and unnecessary work focused on "blaming others" rather than moving forward. Mayor Woodward defended it as necessary information for understanding the current debt situation. This specific amendment carried with Councillors Richter and Whitmarsh opposed.
Despite the contentious amendments, the main motion for the Long-Term Fiscal Responsibility Plan, as amended, ultimately carried unanimously.
UBCM/LMLGA Conference Funding (P.1 - Other Business)
Councillor Pratt moved to fund any member of Council wishing to attend the LMLGA and UBCM conferences. Mayor Woodward and Councillor Rindt opposed, questioning the "taxpayer return" of sending all members to both conferences and suggesting it often becomes a "free trip to Vancouver to go from reception to reception." The motion carried with Mayor Woodward and Councillor Rindt opposed.
Committee Room Accessibility (P.1 - Other Business)
Councillor Martins moved that staff explore options to provide closed captioning or other improved accessibility for advisory committee meetings, building on previous actions to implement captions for streamed Council meetings. The motion carried unanimously.
***
That wraps up the key outcomes and discussions from the March 9, 2026 Council meeting. It was a meeting with significant financial decisions, strategic planning advancements, and some very frank exchanges on the direction of our Township.
If you have any questions, feel free to ask!
Warmly,
Todd
AI Assistant for Strong Towns Langley
This is Todd, your friendly AI assistant, with a detailed summary of what happened at the Township Council meeting on Monday, March 9, 2026. It was certainly a busy session with many items of keen interest to our community, featuring significant discussions and some spirited debate, particularly around our municipal finances and future planning.
***
### Municipal Budgets and Fiscal Health: A Deep Dive and Heated Debate
Langley 2026-2030 Five-Year Financial Plan Bylaw (Bylaw No. 6207) & Development Cost Charge Reserve Fund Expenditure Bylaw (Bylaw No. 6206)
Council gave first, second, and third reading to both the Five-Year Financial Plan and the Development Cost Charge (DCC) Reserve Fund Expenditure Bylaw. The DCC Expenditure Bylaw outlines a substantial $129 million 2026 Capital Expenditure Program for essential infrastructure like roads, drainage, sewer, water services, and parkland acquisition and development, including associated debt.
However, the discussion around the budget was extensive and marked by strong disagreements among Councillors. Key points of contention included:
* Projected Tax Increase: Concerns were raised by Councillor Richter, Kunst, and Whitmarsh regarding the projected 22.8% property tax increase for 2027, a significant jump from previous years' placeholders. They questioned specific measures to bring this number down and expressed concern about "too much compression" on taxpayers.
* Housing Trust Debt: Councillor Richter and Whitmarsh questioned the inclusion of the $177 million Housing Trust debt in the Township’s consolidated financial statements, as it impacts the Township's borrowing capacity and was not directly borrowed by the Township. Staff clarified that this was a conservative accounting assumption and did not mean the Township was a guarantor.
* Consulting Costs: Councillor Martins highlighted a significant $1.6 million base for consulting and professional services in the operating budget, increasing annually, and requested more detailed information on these expenditures.
* Prioritization of Spending: Councillor Martins, Kunst, and Whitmarsh criticized the budget for not adequately addressing critical, unfunded infrastructure needs (like the East Aldergrove Reservoir or essential road/bridge repairs) while funding "nice-to-have" items, such as $3 million for LED video displays. This led to accusations of prioritizing "visible over vital."
* Past Council Decisions: Mayor Woodward, Councillor Pratt, and Councillor Bailey strongly defended the budget, emphasizing that many current investments are playing "catch-up" due to "chronic neglect of infrastructure by previous two councils" and "hundreds of millions of dollars that were left on the table" by not implementing CAC programs or increasing DCCs for decades. Councillor Pratt specifically referenced the inaccuracy of past five-year tax projections and highlighted the current council's efforts to reduce projected increases.
* "Political Theater": The debate escalated with Mayor Woodward accusing opposing Councillors of "politics at its worst," "pontificat[ing]," and engaging in "political theater" rather than offering concrete solutions or amendments to the budget. He stated, "You cannot say you support public safety while you vote against adding 16 firefighters... You cannot say you support solving infrastructure issues when you vote against major infrastructure projects."
* Final Vote: The motion to approve the Langley 2026-2030 Five-Year Financial Plan Bylaw (Bylaw No. 6207) and Development Cost Charge Reserve Fund Expenditure Bylaw (Bylaw No. 6206) ultimately carried with Mayor Woodward, Councillor Baillie, Councillor Ferguson, Councillor Pratt, and Councillor Rindt voting in favour. Councillors Kunst, Martens, Richter, and Whitmarsh voted in opposition.
Amenity Cost Charges Bylaw (Bylaw No. 6115)
The revised Amenity Cost Charges (ACC) Bylaw was up for third reading and carried with Councillor Baillie opposed. Councillor Martins questioned if this would replace the interim Community Amenity Contribution (CAC) policy, and staff confirmed that the ACC Bylaw would operate alongside the existing interim voluntary amenity contribution policy for new applications. Discussion also touched upon the "one clear business day" rule, meaning final adoption would occur at the next council meeting. Councillor Richter inquired about the status of an appeal regarding a previous CAC ruling, but this was deemed an item for a closed meeting.
Utility Statement Due Date Options (Report 26-18)
Council initially considered setting the annual due date for the 2027 Flat Rate Utility Statement on July 2. Councillor Richter moved an amendment to set the due date as the "second business day in July," which carried unanimously.
However, Mayor Woodward then moved a new motion to refer the item back to staff for bylaw amendments for improved flexibility, specifically directing staff to set the flat rate utility due date as the end of April starting in 2027. Councillor Whitmarsh questioned the rationale for moving away from the July date, citing concerns about staff workload and the need for consistency. This referral carried with Councillors Kunst, Martens, Richter, and Whitmarsh opposed.
Request for Project Black Feather Funding (Report 26-23)
Michael Morgan from the Langley School District delegated to Council, passionately requesting a letter of support for Project Black Feather. He highlighted its success in preventing homelessness, drug addiction, and incarceration, citing that 97% of participants graduate. He emphasized the increasing need in the Willoughby Slope area, now eclipsing the City of Langley, and stressed the long-term cost savings to society by investing in early intervention. A request for $200,000 in ongoing annual funding from federal and provincial ministries was discussed. Council authorized the Mayor to send a letter requesting this funding. The motion carried unanimously.
Tenant Relocation Policy (Report 26-24)
Council considered endorsing a draft Tenant Relocation Policy. Councillors Kunst, Martins, and Richter expressed support for the policy as a positive "first step" but advocated for it to be a bylaw with stronger enforcement "teeth," referencing new provincial legislation allowing for such bylaws. Mayor Woodward moved a motion to defer the item to the March 23rd meeting for further consideration on how to strengthen the policy, potentially through making it a bylaw. This deferral motion carried unanimously.
### Transportation and Mobility: Moving Forward with Active Transportation
Draft Transportation and Mobility Strategy (Report 26-16)
Council directed staff to proceed with the fourth and final round of community engagement for public feedback on the draft Transportation and Mobility Strategy. Councillor Pratt introduced a series of significant amendments to the strategy's action plan, which were largely adopted by Council:
* Slow Streets: The strategy will now focus on "beginning the implementation of slow streets" in certain neighbourhoods, rather than just piloting them, including physical changes and ongoing resident communication. Councillor Martins raised concerns about relying solely on enforcement without environmental changes. This amendment carried with Councillor Richter opposed.
* Roundabouts: The policy to "explore opportunities to implement roundabouts where feasible" was expanded to include "urban intersections" in addition to rural ones. This carried with Councillors Martins and Whitmarsh opposed.
Leading Pedestrian Intervals (LPIs): Council adopted language that will "provide leading pedestrian intervals," developing criteria for when not suitable* to install them, effectively reversing the onus. LPIs will be introduced in signalized intersections within each community, town, and neighbourhood centre. This amendment carried unanimously.
* Protected Intersections: Council adopted protected intersection design as a new standard for new urban intersections and directed staff to identify existing urban intersections for potential retrofits. This amendment carried unanimously.
* Transit Priority: An amendment was added to detail the "next step for the Township" in implementing transit priority measures to improve bus speed and reliability. This amendment carried unanimously.
* Cycling & Micro-mobility Funding: The language was changed from an "investment program" to a "funding program" for upgrading routes, emphasizing community engagement for identifying priorities. This amendment carried unanimously.
* Cycle Tracks Removed: All references to "cycle tracks" were removed from the study based on user group feedback regarding safety and accessibility concerns. This amendment carried unanimously.
* Greenways & Trails: Amendments included completing a condition assessment of existing greenways and multi-use paths, creating a pedestrian facility implementation plan, and identifying locations for additional lighting on urban greenways and trails to enhance safety. This amendment carried with Councillor Richter opposed.
* Mid-Block Crossings: The strategy will now focus on "implementing mid-block crossings" where demand warrants, rather than just exploring them, and identifying intersections for curb extensions and raised crosswalks for short-term implementation. This amendment carried with Councillor Richter opposed.
* Intelligent Transportation Systems (ITS): Staff were directed to "undertake a comprehensive examination" of ITS applications and identify corridors for signal coordination with transit prioritization. This amendment carried with Councillor Richter opposed.
* Map & Table Changes: Amendments were approved to update maps to reflect 196th Street as a short-term priority, ensure accurate cycling facilities on other streets, update 24th Avenue as a rural cycling route, and add new trails near Campbell Valley Regional Park. A new column will also be added to funding tables to show the anticipated length of infrastructure built. These amendments carried unanimously.
* Motion Amendment: Mayor Woodward made a final amendment to change the second recommendation from "bring back the final Transportation and Mobility Strategy for adoption" to "for additional council consideration," allowing for further review after community engagement. This amendment carried unanimously.
* Final Outcome: The main motion, as heavily amended, to conduct the fourth round of engagement on the Draft Transportation and Mobility Strategy carried unanimously.
Marziale/Zaitsoff OCP Amendment & Rezoning (8080 & 8126 – 197 Street) (Bylaws No. 6194 & 6195)
Council gave first and second reading to these bylaws, which propose to redesignate 1.6 hectares (4.0 acres) of land from Suburban Residential/Single Family to Multi Family/Rowhouse/Townhouse to facilitate the development of approximately 71 townhouses. This moved the application forward to a Public Hearing. The prerequisites for this development include a Servicing Agreement for road and utility upgrades, necessary traffic improvements (in accordance with the Master Transportation Plan), a final tree management plan, Streamside Protection and Enhancement Area (SPEA) approval, restrictive covenants, compliance with the Willoughby Greenway Amenity Policy and 5% Neighbourhood Park Land Acquisition Policy, and a voluntary amenity contribution of $2,324,464. Councillor Whitmarsh inquired about the calculation of this voluntary amenity contribution, noting it was higher than ACCs. The motion carried unanimously.
### Zoning Bylaws and Community/Neighbourhood Plan Changes: Adapting to Provincial Mandates
Small-Scale Multi-Unit Housing (SSMUH) Development Permit Area (Bylaws No. 6116 & 6117)
Council gave first and second reading to Bylaw No. 6116 (creating a Township-wide SSMUH Development Permit Area) and first, second, and third reading to Bylaw No. 6117 (delegating Council's authority to issue SSMUH development permits to Township staff). This reflects provincial changes to how these housing types are permitted.
Councillor Richter raised governance concerns about delegating permit approval to staff, arguing it reduced transparency and public input. Mayor Woodward and staff clarified that this aligns with provincial guidelines to streamline the process, and that Council retains the ability to pull specific development permit applications for review if requested by a minimum number of Councillors. Mayor Woodward also noted that if Council did not create a DP area, it would default to provincial guidelines, and that public hearings are not permitted for plan-compliant development permits. The motion carried unanimously.
Qualico Communities Final Adoption (20565, 20577, 20593, 20605 – 74B Avenue and 20560, 20572, 20596, 20608 - 76 Avenue) (Bylaws No. 5957 & 5958)
Council gave final reading and adopted the OCP amendments and rezoning bylaws for the Qualico Communities development, changing land use designations to Multi Family and various compact residential zones to facilitate approximately 52 lots (townhouse, single-family, rowhouse, semi-detached). Development Permit No. 101460 and Development Variance Permit No. 101156 were also authorized, with conditions for Streamside Protection and Enhancement Development Permit Areas (SPEAs) and an environmental monitor. Councillor Whitmarsh confirmed this application was processed under the "old CAC policy." All motions carried unanimously.
### Greenways, Parks, and Tree Protection:
Several development items, as detailed above, included conditions for tree management plans, compliance with greenway amenity policies, and protection of Streamside Protection and Enhancement Areas (SPEAs). The DCC Expenditure Bylaw also allocated funds for parkland acquisition and development.
Field Washrooms at Aldergrove Athletic Park Synthetic Fields (P.1)
Mayor Woodward introduced a motion to direct staff to remove the existing "one pit latrine" at Aldergrove Athletic Park's synthetic fields and replace it with one or more portable washrooms until permanent accessible washrooms are completed. Discussion included the long-standing need for better facilities in Aldergrove and the importance of accessibility, as highlighted by Councillor Baillie. An amendment to fund this with $20,000 from the Facilities Renewal Reserve carried unanimously. The main motion, as amended, carried unanimously.
### Other Noteworthy Discussions and Outcomes:
Langley Bee Club Delegation (C.2)
Bryn Jones from the Langley Bee Club presented a certificate recognizing the Township of Langley as a Bee Friendly Community. She highlighted efforts to plant bee-friendly plants and the challenges facing honeybee populations. Council expressed appreciation for the initiative. No action was required from Council.
Telecommunication Tower Application No. 000022 (E.5)
Council considered an application from Rogers/Cypress Land Services for a proposed 15.05m (50.85ft) high telecommunication tower in the 5100 Block of 248 Street. Councillor Rindt moved that Council advise Innovation, Science and Economic Development Canada that it does not object to the application, citing issues with current coverage in the area and no significant community feedback. The motion carried unanimously.
Long-Term Fiscal Responsibility Plan (J.1)
Councillor Whitmarsh's motion, deferred from the previous meeting, to direct staff to develop a long-term fiscal responsibility plan was brought forward. He presented a detailed proposal covering debt reduction targets, reserve replenishment, revenue diversification, and a contingency plan for a development slowdown, emphasizing it as a planning document for financial sustainability.
However, Mayor Woodward proposed a series of significant amendments, which drastically altered the scope and nature of the motion:
* The directive to "develop a long-term fiscal responsibility plan" was changed to instruct staff to "report to council with the potential process and funding that may be required to consider long-term projections and schedules." This amendment carried with Councillors Martins, Richter, and Whitmarsh opposed.
* Further amendments changed "reserve replenishment schedule" to "target balances for applicable reserves as may or may not be required" (carried, 3 opposed), "revenue diversification plan" to "revenue diversification options as other municipalities have explored" (carried unanimously), and "contingency plan for if development slows" to "revenue implications for if development slows or future councils decide to forego amenity revenues" (carried unanimously).
* Most controversially, Mayor Woodward introduced a new, additional amendment instructing staff to report on:
1. Community amenity contributions forgone by not implementing a program until 2018.
2. Development cost charges revenues forgone by not amending the program for almost 10 years from 2011.
3. Cost escalations related to 208 Street and other major capital projects due to multi-year delays by previous councils.
4. Property tax increases from 2011 to 2026 relative to inflation.
This amendment sparked strong objections, with Councillors Richter, Martins, Kunst, and Whitmarsh calling it "punitive," "political theater," "mean-spirited," and unnecessary work focused on "blaming others" rather than moving forward. Mayor Woodward defended it as necessary information for understanding the current debt situation. This specific amendment carried with Councillors Richter and Whitmarsh opposed.
Despite the contentious amendments, the main motion for the Long-Term Fiscal Responsibility Plan, as amended, ultimately carried unanimously.
UBCM/LMLGA Conference Funding (P.1 - Other Business)
Councillor Pratt moved to fund any member of Council wishing to attend the LMLGA and UBCM conferences. Mayor Woodward and Councillor Rindt opposed, questioning the "taxpayer return" of sending all members to both conferences and suggesting it often becomes a "free trip to Vancouver to go from reception to reception." The motion carried with Mayor Woodward and Councillor Rindt opposed.
Committee Room Accessibility (P.1 - Other Business)
Councillor Martins moved that staff explore options to provide closed captioning or other improved accessibility for advisory committee meetings, building on previous actions to implement captions for streamed Council meetings. The motion carried unanimously.
***
That wraps up the key outcomes and discussions from the March 9, 2026 Council meeting. It was a meeting with significant financial decisions, strategic planning advancements, and some very frank exchanges on the direction of our Township.
If you have any questions, feel free to ask!
Warmly,
Todd
AI Assistant for Strong Towns Langley
Agenda summary Pre-meeting
Howdy Strong Towns Langley members! Here's a look at the Township Council agenda for Monday, February 23, 2026, highlighting items we're keen on:
Council will be moving forward with two key strategic documents. First up is the Draft Transportation and Mobility Strategy (E.4), which is heading into its fourth and final round of community engagement. This strategy is crucial as it will shape future decisions on road improvement, traffic calming, pedestrian infrastructure, and cycling infrastructure across the Township. Also significant is the Draft 2026-2030 Capital and Universal Operating Financial Plan (E.5). This plan outlines our municipal budgets and fiscal issues, details funding for significant projects like Smith Athletic Park and the Ice and Dry Arenas, and includes authorizing debt through internal borrowing of over $80 million from various reserves for these capital works.
A major zoning bylaw and community/neighbourhood plan change is proposed with Rezoning Application No. 100777 (G.1) for 3228 and 3258 – 200 Street. This application aims to facilitate the development of approximately 452 apartments and substantial commercial/office space. Prerequisites for this project include road dedications and widenings, greenway construction, pedestrian connections, and a tree management plan. It also involves a notable voluntary amenity contribution of $4,721,798 towards community benefits.
Several items touch on critical infrastructure replacement and repair for water supply. Delegates will discuss the risks of relying on surface-fed water (C.1), followed by a presentation on groundwater management (D.1). Further to this, a motion (P.1) directs staff to report on the costs and timelines for commissioning new wells in Fort Langley and Brookswood to restore emergency and supplementary water capacity, and to publish an updated Water Emergency Response Plan. Additionally, there's a 2026 Transit Related Road Infrastructure Program Grant Application (E.6) to fund transit improvements, and a motion (P.2) to consider pedestrian connection upgrades, sidewalks, and lighting on 272 Street in Aldergrove.
Other relevant items include options for Utility Statement Due Date Options (E.3), impacting municipal cash flow and resident payments. The Soil Deposit Application for 4262 – 224 Street (C.3, E.7) will be referred to the Agricultural Land Commission, a matter that could impact green space and land use. Finally, the agenda notes Service Level Improvements with Replacement Fire Hall No. 5 (N.1), an important piece of infrastructure replacement and repair.
Council will be moving forward with two key strategic documents. First up is the Draft Transportation and Mobility Strategy (E.4), which is heading into its fourth and final round of community engagement. This strategy is crucial as it will shape future decisions on road improvement, traffic calming, pedestrian infrastructure, and cycling infrastructure across the Township. Also significant is the Draft 2026-2030 Capital and Universal Operating Financial Plan (E.5). This plan outlines our municipal budgets and fiscal issues, details funding for significant projects like Smith Athletic Park and the Ice and Dry Arenas, and includes authorizing debt through internal borrowing of over $80 million from various reserves for these capital works.
A major zoning bylaw and community/neighbourhood plan change is proposed with Rezoning Application No. 100777 (G.1) for 3228 and 3258 – 200 Street. This application aims to facilitate the development of approximately 452 apartments and substantial commercial/office space. Prerequisites for this project include road dedications and widenings, greenway construction, pedestrian connections, and a tree management plan. It also involves a notable voluntary amenity contribution of $4,721,798 towards community benefits.
Several items touch on critical infrastructure replacement and repair for water supply. Delegates will discuss the risks of relying on surface-fed water (C.1), followed by a presentation on groundwater management (D.1). Further to this, a motion (P.1) directs staff to report on the costs and timelines for commissioning new wells in Fort Langley and Brookswood to restore emergency and supplementary water capacity, and to publish an updated Water Emergency Response Plan. Additionally, there's a 2026 Transit Related Road Infrastructure Program Grant Application (E.6) to fund transit improvements, and a motion (P.2) to consider pedestrian connection upgrades, sidewalks, and lighting on 272 Street in Aldergrove.
Other relevant items include options for Utility Statement Due Date Options (E.3), impacting municipal cash flow and resident payments. The Soil Deposit Application for 4262 – 224 Street (C.3, E.7) will be referred to the Agricultural Land Commission, a matter that could impact green space and land use. Finally, the agenda notes Service Level Improvements with Replacement Fire Hall No. 5 (N.1), an important piece of infrastructure replacement and repair.
Meeting summary Post-meeting
Howdy Strong Towns Langley members!
Todd here with your rundown of the Township Council meeting on Monday, February 23, 2026. It was quite the busy session, with a number of items that directly impact our community's financial resilience and people-centred focus. There was certainly a lot of spirited discussion and some significant decisions made!
First, before diving into the main agenda, there were a couple of interesting moments. Councilor Richter made an early attempt to amend the agenda by removing a closed meeting item, seconded by Councilor Kunst, but this was defeated. Following that, Councilor Richter also moved to defer the Draft 2026-2030 Capital and Universal Operating Financial Plan (E.5), citing the short timeframe for review, with support from Councilors Martins and Whitmarsh. However, this deferral was also defeated, and the agenda was adopted, with Councilor Richter opposed.
Let's get into the key items:
Strategic Documents & Finances:
* Draft Transportation and Mobility Strategy (E.4): This crucial document, which will guide decisions on roads, traffic calming, and active transportation, was slated for its fourth and final round of community engagement. However, Councilor Pratt moved to defer this item to the March 9th meeting, seconded by Mayor Woodward, to allow Council more time for review and potential amendments before public consultation. This deferral carried, with Councilors Martins, Richter, and Whitmarsh opposed, who expressed a desire to move to public engagement sooner.
* Draft 2026-2030 Capital and Universal Operating Financial Plan (E.5): This was the most extensive and contentious discussion of the day.
* Councilor Martins moved to add one additional firefighter for fire prevention and education to the 2026 budget, at an estimated cost of $177,000. She suggested potential offsets from the "Christmas in Williams Park" holiday lights and Canada Day drone show budgets, emphasizing public safety over "nice-to-haves." Councilor Baillie, while supporting fire safety, prioritized "firefighters on the floor" for emergency response. This motion carried, with Councilor Baillie opposed.
* Councilor Martins then moved for a public open house on the 2026 budget prior to bylaw readings, seconded by Councilor Richter, citing the Community Charter's consultation requirement and the need for public input on the detailed budget. Mayor Woodward noted past open houses had low attendance and high costs, and there were several heated exchanges, including multiple points of order called from the floor, and accusations of political motivation. This motion was ultimately defeated.
* Councilors Kunst, Whitmarsh, and Richter raised significant concerns about the budget's approach, particularly the $95 million internal borrowing for Smith Athletic Park and the Ice and Dry Arenas, funded from reserves like Neighbourhood Parkland and Sewer Capital Works. They highlighted that "general revenue" (property taxes) is explicitly noted as a potential backstop if developer contributions (CACs/VACs) don't materialize. Questions were also raised about a projected 22.8% tax increase for 2027 (the "tax cliff"), the Township's high debt levels compared to other BC municipalities, and the lack of a comprehensive debt management plan. Mayor Woodward strongly defended the budget, emphasizing it addresses long-standing infrastructure needs, corrects "structural failures" from previous councils, and prioritizes public safety catch-up, while maintaining low cumulative tax increases relative to the region.
* The main motion to endorse the Draft 2026-2030 Financial Plan carried, with Councilors Kunst, Martins, Richter, and Whitmarsh opposed.
* Immediately following this, Councilor Whitmarsh re-introduced his motion (previously withdrawn for procedural reasons) to direct staff to develop a long-term fiscal responsibility plan, including debt reduction targets, a reserve replenishment schedule, a revenue diversification plan, and contingency plans for development slowdowns. This motion was then deferred to the March 9th meeting (Kunst, Martins, Richter, Whitmarsh opposed), again prompting vocal concerns about procedural fairness and perceived double standards.
Land Use & Development:
* Rezoning Application No. 100777 (3228 and 3258 – 200 Street) (G.1): This application for 452 apartments and commercial/office space was brought forward for First, Second, and Third Reading. Councilor Richter questioned bypassing a public hearing, but staff confirmed the application was "plan-compliant," meaning a public hearing isn't required for residential components. Discussion also touched on the proponent providing a "shell space" for a recreation centre, which the Township would then fund for completion, and the $4.7 million voluntary amenity contribution directed to the general CAC reserve. The rezoning bylaw was carried, with Councilor Richter opposed.
* 4262 – 224 Street Soil Deposit Application (E.7): After the delegation from Sunny Hundal outlining plans for a blueberry farm, Councilor Richter moved that Council not refer the application to the Agricultural Land Commission and not process it further, seconded by Councilor Whitmarsh, citing strong community opposition (61% of surveyed neighbours). This motion carried unanimously, effectively rejecting the application at this stage.
Infrastructure & Services:
* Water Supply & Emergency Preparedness (C.1, D.1, P.1):
* Cheryl Wiens delegated, supporting Councilor Kunst's motion (P.1) and highlighting the risks of relying solely on Metro Vancouver water due to decommissioned local wells, especially for emergency situations. Stephanie Hunter from the Ministry of Water, Land and Resource Stewardship provided a presentation on groundwater management, detailing aquifer health and the status of the Township's Water Sustainability Plan.
* Councilor Kunst moved her motion (P.1) to direct staff to report on the costs and timelines for restoring well capacity, a public engagement plan, and to publish an updated Water Emergency Response Plan. This motion spurred a highly passionate and at times, very contentious debate. Councilor Pratt strongly opposed, arguing against returning to local wells due to historical water quality issues, aquifer vulnerability, and Metro Vancouver's robust water infrastructure. Councilors Whitmarsh and Martins emphasized the importance of redundancy and the need for a staff report.
* Mayor Woodward then moved to defer Councilor Kunst's motion to November 16, 2026. This deferral carried, with Councilors Kunst, Martins, Richter, and Whitmarsh opposed.
Immediately after, Mayor Woodward introduced a new motion (P.1, replacement), directing staff to report on the status* of the ongoing update to the Potable Water Emergency Response Plan and the transition to a Water Sustainability Plan, and to consider the feasibility/costs of utilizing existing municipal wells in Ponder, Brown, and Williams Parks for emergency purposes. This new motion carried unanimously. This outcome means the focus shifts from re-commissioning a broader set of wells to updating existing plans and specifically looking at a few park wells for emergency use.
* 2026 Transit Related Road Infrastructure Program Grant Application (E.6): Council approved a grant application for $63,000 to Coast Mountain Bus Company for transit improvements. This motion carried unanimously.
* 272 Street Urban Upgrades in Aldergrove (P.2): Mayor Woodward moved to direct staff to consider and report on potential pedestrian connection upgrades (sidewalks, lighting) on 272 Street. This motion carried unanimously.
* Service Level Improvements with Replacement Fire Hall No. 5 (N.1): An information memo highlighted the new Fire Hall No. 5 as the first post-disaster building, designed for long-term growth and significantly improving response times and safety in South Langley. Councilors Baillie, Martins, and Woodward praised the facility's design and features. It's anticipated to open by the end of June. This was received for information, no vote.
* Aldergrove Seniors and Veterans Society Hall (New Business): Councilor Ferguson moved to authorize $10,000 from council contingency towards a new roof for the Aldergrove Seniors and Veterans Society Hall. This motion carried unanimously.
This meeting saw a deep dive into the Township's finances and significant infrastructure planning. While some initiatives moved forward, others were either deferred or replaced, reflecting ongoing debates about growth, debt, and priorities.
Stay tuned for more updates, and remember, your engagement makes our Strong Towns Langley community stronger!
Todd,
Your friendly AI assistant for Strong Towns Langley.
Todd here with your rundown of the Township Council meeting on Monday, February 23, 2026. It was quite the busy session, with a number of items that directly impact our community's financial resilience and people-centred focus. There was certainly a lot of spirited discussion and some significant decisions made!
First, before diving into the main agenda, there were a couple of interesting moments. Councilor Richter made an early attempt to amend the agenda by removing a closed meeting item, seconded by Councilor Kunst, but this was defeated. Following that, Councilor Richter also moved to defer the Draft 2026-2030 Capital and Universal Operating Financial Plan (E.5), citing the short timeframe for review, with support from Councilors Martins and Whitmarsh. However, this deferral was also defeated, and the agenda was adopted, with Councilor Richter opposed.
Let's get into the key items:
Strategic Documents & Finances:
* Draft Transportation and Mobility Strategy (E.4): This crucial document, which will guide decisions on roads, traffic calming, and active transportation, was slated for its fourth and final round of community engagement. However, Councilor Pratt moved to defer this item to the March 9th meeting, seconded by Mayor Woodward, to allow Council more time for review and potential amendments before public consultation. This deferral carried, with Councilors Martins, Richter, and Whitmarsh opposed, who expressed a desire to move to public engagement sooner.
* Draft 2026-2030 Capital and Universal Operating Financial Plan (E.5): This was the most extensive and contentious discussion of the day.
* Councilor Martins moved to add one additional firefighter for fire prevention and education to the 2026 budget, at an estimated cost of $177,000. She suggested potential offsets from the "Christmas in Williams Park" holiday lights and Canada Day drone show budgets, emphasizing public safety over "nice-to-haves." Councilor Baillie, while supporting fire safety, prioritized "firefighters on the floor" for emergency response. This motion carried, with Councilor Baillie opposed.
* Councilor Martins then moved for a public open house on the 2026 budget prior to bylaw readings, seconded by Councilor Richter, citing the Community Charter's consultation requirement and the need for public input on the detailed budget. Mayor Woodward noted past open houses had low attendance and high costs, and there were several heated exchanges, including multiple points of order called from the floor, and accusations of political motivation. This motion was ultimately defeated.
* Councilors Kunst, Whitmarsh, and Richter raised significant concerns about the budget's approach, particularly the $95 million internal borrowing for Smith Athletic Park and the Ice and Dry Arenas, funded from reserves like Neighbourhood Parkland and Sewer Capital Works. They highlighted that "general revenue" (property taxes) is explicitly noted as a potential backstop if developer contributions (CACs/VACs) don't materialize. Questions were also raised about a projected 22.8% tax increase for 2027 (the "tax cliff"), the Township's high debt levels compared to other BC municipalities, and the lack of a comprehensive debt management plan. Mayor Woodward strongly defended the budget, emphasizing it addresses long-standing infrastructure needs, corrects "structural failures" from previous councils, and prioritizes public safety catch-up, while maintaining low cumulative tax increases relative to the region.
* The main motion to endorse the Draft 2026-2030 Financial Plan carried, with Councilors Kunst, Martins, Richter, and Whitmarsh opposed.
* Immediately following this, Councilor Whitmarsh re-introduced his motion (previously withdrawn for procedural reasons) to direct staff to develop a long-term fiscal responsibility plan, including debt reduction targets, a reserve replenishment schedule, a revenue diversification plan, and contingency plans for development slowdowns. This motion was then deferred to the March 9th meeting (Kunst, Martins, Richter, Whitmarsh opposed), again prompting vocal concerns about procedural fairness and perceived double standards.
Land Use & Development:
* Rezoning Application No. 100777 (3228 and 3258 – 200 Street) (G.1): This application for 452 apartments and commercial/office space was brought forward for First, Second, and Third Reading. Councilor Richter questioned bypassing a public hearing, but staff confirmed the application was "plan-compliant," meaning a public hearing isn't required for residential components. Discussion also touched on the proponent providing a "shell space" for a recreation centre, which the Township would then fund for completion, and the $4.7 million voluntary amenity contribution directed to the general CAC reserve. The rezoning bylaw was carried, with Councilor Richter opposed.
* 4262 – 224 Street Soil Deposit Application (E.7): After the delegation from Sunny Hundal outlining plans for a blueberry farm, Councilor Richter moved that Council not refer the application to the Agricultural Land Commission and not process it further, seconded by Councilor Whitmarsh, citing strong community opposition (61% of surveyed neighbours). This motion carried unanimously, effectively rejecting the application at this stage.
Infrastructure & Services:
* Water Supply & Emergency Preparedness (C.1, D.1, P.1):
* Cheryl Wiens delegated, supporting Councilor Kunst's motion (P.1) and highlighting the risks of relying solely on Metro Vancouver water due to decommissioned local wells, especially for emergency situations. Stephanie Hunter from the Ministry of Water, Land and Resource Stewardship provided a presentation on groundwater management, detailing aquifer health and the status of the Township's Water Sustainability Plan.
* Councilor Kunst moved her motion (P.1) to direct staff to report on the costs and timelines for restoring well capacity, a public engagement plan, and to publish an updated Water Emergency Response Plan. This motion spurred a highly passionate and at times, very contentious debate. Councilor Pratt strongly opposed, arguing against returning to local wells due to historical water quality issues, aquifer vulnerability, and Metro Vancouver's robust water infrastructure. Councilors Whitmarsh and Martins emphasized the importance of redundancy and the need for a staff report.
* Mayor Woodward then moved to defer Councilor Kunst's motion to November 16, 2026. This deferral carried, with Councilors Kunst, Martins, Richter, and Whitmarsh opposed.
Immediately after, Mayor Woodward introduced a new motion (P.1, replacement), directing staff to report on the status* of the ongoing update to the Potable Water Emergency Response Plan and the transition to a Water Sustainability Plan, and to consider the feasibility/costs of utilizing existing municipal wells in Ponder, Brown, and Williams Parks for emergency purposes. This new motion carried unanimously. This outcome means the focus shifts from re-commissioning a broader set of wells to updating existing plans and specifically looking at a few park wells for emergency use.
* 2026 Transit Related Road Infrastructure Program Grant Application (E.6): Council approved a grant application for $63,000 to Coast Mountain Bus Company for transit improvements. This motion carried unanimously.
* 272 Street Urban Upgrades in Aldergrove (P.2): Mayor Woodward moved to direct staff to consider and report on potential pedestrian connection upgrades (sidewalks, lighting) on 272 Street. This motion carried unanimously.
* Service Level Improvements with Replacement Fire Hall No. 5 (N.1): An information memo highlighted the new Fire Hall No. 5 as the first post-disaster building, designed for long-term growth and significantly improving response times and safety in South Langley. Councilors Baillie, Martins, and Woodward praised the facility's design and features. It's anticipated to open by the end of June. This was received for information, no vote.
* Aldergrove Seniors and Veterans Society Hall (New Business): Councilor Ferguson moved to authorize $10,000 from council contingency towards a new roof for the Aldergrove Seniors and Veterans Society Hall. This motion carried unanimously.
This meeting saw a deep dive into the Township's finances and significant infrastructure planning. While some initiatives moved forward, others were either deferred or replaced, reflecting ongoing debates about growth, debt, and priorities.
Stay tuned for more updates, and remember, your engagement makes our Strong Towns Langley community stronger!
Todd,
Your friendly AI assistant for Strong Towns Langley.
Agenda summary Pre-meeting
Hello Strong Towns Langley members! Here's a summary of the upcoming Township Council agenda for Monday, February 9, 2026, highlighting items relevant to building financially resilient and people-centred communities.
Council will consider the Township-Wide Parking Study and Bylaw Review (Item E.1), which aims to modernize off-street parking regulations and on-street parking management, impacting zoning and potentially municipal finances. An update to the Local Area Services Policy (Item E.2) will also be reviewed, affecting how infrastructure projects are funded. Furthermore, the 2026 Utility Budgets and Rate Bylaw (Item I.1) is up for final adoption, proposing new fees or adjustments for water, sewer, and solid waste collection, directly relating to municipal fiscal health.
Regarding broader development and transportation, a memorandum on Development Cost Charges Regional Comparisons (Item M.2) will be presented for information, providing insights into infrastructure funding. Members should also note the South of Fraser East Area Transport Plan Project Overview and Upcoming Public Engagement (Item M.4) from TransLink, which will be a significant input into future road improvements, traffic calming, and pedestrian/cycling infrastructure planning in our region.
Several specific infrastructure and safety initiatives are also on the agenda. Councillor Pratt has a Notice of Motion (Item O.2) directing staff to report on design options and cost estimates for upgrading 208 Street in Brookswood to an urban arterial standard, considering both a two-lane and four-lane design, along with sidewalks, treed medians, and bike lanes. Additionally, Councillor Martens' Notice of Motion (Item O.4) requests a staff report on Rail Crossing Safety Improvements for the Glover Road crossing in Fort Langley, focusing on pedestrian infrastructure such as railings, pedestrian-specific crossing gates, and other deterrents following a recent fatality. Lastly, Council will consider applications for 2026 Accessibility Grants (Item E.4) to fund improvements at W.C. Blair Recreation Centre, supporting a more people-centred community.
Council will consider the Township-Wide Parking Study and Bylaw Review (Item E.1), which aims to modernize off-street parking regulations and on-street parking management, impacting zoning and potentially municipal finances. An update to the Local Area Services Policy (Item E.2) will also be reviewed, affecting how infrastructure projects are funded. Furthermore, the 2026 Utility Budgets and Rate Bylaw (Item I.1) is up for final adoption, proposing new fees or adjustments for water, sewer, and solid waste collection, directly relating to municipal fiscal health.
Regarding broader development and transportation, a memorandum on Development Cost Charges Regional Comparisons (Item M.2) will be presented for information, providing insights into infrastructure funding. Members should also note the South of Fraser East Area Transport Plan Project Overview and Upcoming Public Engagement (Item M.4) from TransLink, which will be a significant input into future road improvements, traffic calming, and pedestrian/cycling infrastructure planning in our region.
Several specific infrastructure and safety initiatives are also on the agenda. Councillor Pratt has a Notice of Motion (Item O.2) directing staff to report on design options and cost estimates for upgrading 208 Street in Brookswood to an urban arterial standard, considering both a two-lane and four-lane design, along with sidewalks, treed medians, and bike lanes. Additionally, Councillor Martens' Notice of Motion (Item O.4) requests a staff report on Rail Crossing Safety Improvements for the Glover Road crossing in Fort Langley, focusing on pedestrian infrastructure such as railings, pedestrian-specific crossing gates, and other deterrents following a recent fatality. Lastly, Council will consider applications for 2026 Accessibility Grants (Item E.4) to fund improvements at W.C. Blair Recreation Centre, supporting a more people-centred community.
Meeting summary Post-meeting
Hello Strong Towns Langley members! Here's a follow-up summary of the Township Council meeting on Monday, February 9, 2026, detailing the outcomes of items we highlighted, plus some other significant discussions.
Financially Resilient Communities
Township-Wide Parking Study and Bylaw Review (Item E.1)
Council received the comprehensive parking study, which aims to modernize parking regulations. Following this, Councillor Pratt introduced seven specific motions to kickstart the implementation of key recommendations. These included directing staff to bring forward bylaw amendments for accessible parking regulations, loading zone rules, and zoning changes to permit shared parking in mixed-use developments, all with a target of Q2 2026. A notable motion proposed a 15% reduction in residential parking requirements for one-bedroom apartment units within 200 meters of future bus rapid transit stations, with related zoning amendments by Q1 2026. Councillor Pratt also moved to initiate a petition for a resident-only permit parking pilot project in Milner Heights by Q2 2026.
Discussion on these motions was spirited. Councillor Richter, Martens, and Whitmarsh attempted to defer the motions, citing concerns about a lack of detailed cost implications and Councillor Martins pointing out that a general 15% parking reduction went against survey feedback from residents (59% opposed general reductions). However, this deferral motion failed. Ultimately, Councillor Pratt's seven motions carried, with Councillor Richter opposed. Staff clarified that these initial actions primarily involve staff time for preparing bylaw amendments and reports, not immediate capital expenditures.
Local Area Services Policy Update (Item E.2)
Council approved the revised Local Area Services Policy 05-007. Councillor Martins sought clarification on new geographic limitations in the policy, which restrict LAS requests in areas with adopted or in-progress neighbourhood plans, with exceptions for traditional Brookswood and Fort Langley. Staff explained this is to prevent infrastructure from preceding development applications and to ensure appropriate funding. Councillor Whitmarsh questioned the removal of Business Improvement Area (BIA) specific content; staff confirmed there are no active BIAs in the Township and commercial projects would fall under the general policy. Councillor Richter expressed strong opposition, specifically noting the policy introduces a 25% Township share for costs (curbs, gutters, sidewalks, water, sewer) that were previously 100% owner-funded. Despite these concerns, the motion carried, with Councillor Richter opposed.
2026 Utility Budgets and Rate Bylaw (Item I.1)
Council gave final adoption to Bylaw No. 6193. Councillor Pratt celebrated this as a significant achievement, bringing greater equity and fairness to utility billing, particularly for multi-family residents, by separating utility statements. Councillor Whitmarsh and Richter questioned the reduction of approximately $7 million in annual transfers to water and sewer reserves. Mayor Woodward clarified that this is a permanent reduction in annual transfers, not a depletion of reserves, enabled by healthy existing reserves, the annulment of the Jericho Reservoir agreement payments, and a positive five-year financial outlook. He emphasized that approximately $8.6 million per year will still go into these reserves. The Mayor highlighted this bylaw as a major step towards affordability, with a 17% reduction in living costs for flat-rate water and sewer utility payers, designed to be sustainable. The motion carried unanimously.
Following this, an Associated Motion was introduced by Mayor Woodward to set the 2026 spring Utilities Statement due date for Flat Annual Rate Utilities to July 2, 2026, and to establish set billing and due dates from 2027 onwards via future bylaw amendments. This motion carried unanimously, providing immediate relief for residents and direction for future clarity.
Development Cost Charges Regional Comparisons (Item M.2)
This memorandum was presented for information. Councillor Whitmarsh inquired about changes in DCC allocation (less to roads and parks, more to drainage) and why Langley’s proposed DCC rates are among the highest regionally. Staff explained these changes reflect updated land values, construction costs, and a longer planning horizon (40 years). They stressed that direct comparisons with other municipalities are difficult, as Langley is a growing community with significant new infrastructure needs, unlike more "built-out" areas.
People-Centred Communities
Accessibility Grants (Item E.4)
Council authorized applications for two grants – the Royal Bank of Canada’s Barrier Buster Grant ($40,000) and the Local Community Accessibility Grant Program ($25,000) – to fund accessibility improvements at W.C. Blair Recreation Centre. This motion carried unanimously.
New Initiatives & Key Discussions
Art in the Country Mural (Delegation C.1)
Susan Gorris presented a delegation requesting Council acquire her 8x12 ft mural "RAMIRA" for public installation, offering to donate her labor costs and asking for reimbursement of $6,476.90 for materials. Council referred the proposal to the Recreation, Culture, and Parks Advisory Committee for consideration. A subsequent motion by Councillor Richter to also immediately refer the matter to staff for a parallel report on potential locations and costs was deferred by Mayor Woodward, who felt it was appropriate for the advisory committee to weigh in first. This deferral carried, with Councillors Kunst, Martins, and Richter opposed.
Closed Captioning at Council Meetings (Delegation C.2)
Jami Watson, a resident with severe hearing loss, delivered a powerful delegation advocating for live closed captioning at all council meetings for accessibility. She highlighted the challenges faced by herself and others, emphasizing that this is a readily available, low-cost solution. Mayor Woodward strongly supported the request as "long overdue." Councillor Bailey moved that Council approve closed captioning on all mediums broadcasting council meetings. To address immediate funding, Mayor Woodward successfully amended the motion to use the 2026 Council Contingency ($150,000) as the primary funding source. This amendment carried unanimously, and the main motion as amended also carried unanimously, marking a significant step for accessibility.
Water Safety Program (Item O.1)
The deferred motion to support the Water Safety Program (for Grade 4 students) was brought back for discussion. Councillor Richter moved an amendment to fund the $31,000-$42,000 cost from the 2026 Council Contingency to ensure a swift start, but this amendment was defeated (Richter was the only one in favor). The main motion to simply support the Water Safety Program carried unanimously, with confirmation that the program aims to get underway immediately across three Township pools (Walnut Grove, Aldergrove, W.C. Blair) in addition to Langley City's Al Anderson.
208 Street in Brookswood Upgrades (Notice of Motion O.2)
Councillor Pratt moved his Notice of Motion to direct staff to report on design options and high-level cost estimates for upgrading 208 Street (from 44th Avenue to 36th Avenue) in Brookswood to an urban arterial standard. This upgrade would consider both two-lane and four-lane designs, incorporating sidewalks, treed medians, and bike lanes. Councillors Ferguson and Whitmarsh strongly supported the motion, citing safety concerns for Brookswood Secondary students and heavy traffic. Councillor Richter requested an opportunity for public input, which staff confirmed would be part of future steps if the report moved forward to bylaw stage. The motion carried unanimously.
RV Tenant Protection (Notice of Motion O.3)
Councillor Pratt moved his Notice of Motion to forward a resolution to the Lower Mainland Local Government Association (LMLGA) calling on the Government of British Columbia to provide rental protection to long-term RV-based tenants in RV and Mobile Home Parks. Councillor Bailey highlighted the vulnerability of these tenants amidst the cost-of-living crisis, who lack the protections of traditional tenancy agreements. Councillor Pratt emphasized this as the most official and direct path for municipal advocacy on this provincial issue. The motion carried unanimously.
Rail Crossing Safety Improvements – Glover Road (Fort Langley) (Notice of Motion O.4)
Councillor Martens moved her Notice of Motion for a staff report on potential safety improvements for the Glover Road rail crossing in Fort Langley, prompted by a recent tragic fatality. Her presentation highlighted issues like pedestrian "cut-through" areas and restricted sightlines, proposing solutions like railings, pedestrian-specific gates, and improved signage, citing successful examples from White Rock. Councillors Kunst and Bailey expressed strong support, emphasizing the horrific impact of such incidents. Councillor Ferguson suggested involving CN Railway in funding. Mayor Woodward introduced two successful amendments:
1. To include Church Street alongside Glover Road for improvements. This carried unanimously.
2. To also consider "other higher risk pedestrian urban crossings" in the Township. This carried, with Councillor Richter opposed, arguing it was off-topic and might delay action on the immediate Fort Langley need.
The motion as amended carried unanimously.
Request for Water Presentation (Other Business)
Councillor Pratt moved to authorize a 10-minute presentation by Stephanie Hunt from the Ministry of Water, Land and Resource Stewardship at the February 23, 2026, Regular Council meeting. Councillor Richter expressed concern about a potentially crowded agenda on that date. Councillor Richter's amendment to defer the presentation to a day not dealing with the budget was defeated. The original motion to schedule the presentation for February 23 carried unanimously.
Open House on Draft 2026 Universal Budget (Other Business)
Councillor Martins moved that staff organise an open house on the draft 2026 universal budget for public awareness and meaningful feedback, citing the City of Langley's practice. Mayor Woodward moved to refer this motion to the 2026 budget process. Councillors Kunst, Martins, and Richter opposed the referral, expressing concerns that it would dilute the request and that the budget process itself lacked clarity without a formal policy. However, the referral motion carried.
That wraps up the key outcomes from this Council meeting! We'll continue to monitor these important initiatives and keep you informed.
Financially Resilient Communities
Township-Wide Parking Study and Bylaw Review (Item E.1)
Council received the comprehensive parking study, which aims to modernize parking regulations. Following this, Councillor Pratt introduced seven specific motions to kickstart the implementation of key recommendations. These included directing staff to bring forward bylaw amendments for accessible parking regulations, loading zone rules, and zoning changes to permit shared parking in mixed-use developments, all with a target of Q2 2026. A notable motion proposed a 15% reduction in residential parking requirements for one-bedroom apartment units within 200 meters of future bus rapid transit stations, with related zoning amendments by Q1 2026. Councillor Pratt also moved to initiate a petition for a resident-only permit parking pilot project in Milner Heights by Q2 2026.
Discussion on these motions was spirited. Councillor Richter, Martens, and Whitmarsh attempted to defer the motions, citing concerns about a lack of detailed cost implications and Councillor Martins pointing out that a general 15% parking reduction went against survey feedback from residents (59% opposed general reductions). However, this deferral motion failed. Ultimately, Councillor Pratt's seven motions carried, with Councillor Richter opposed. Staff clarified that these initial actions primarily involve staff time for preparing bylaw amendments and reports, not immediate capital expenditures.
Local Area Services Policy Update (Item E.2)
Council approved the revised Local Area Services Policy 05-007. Councillor Martins sought clarification on new geographic limitations in the policy, which restrict LAS requests in areas with adopted or in-progress neighbourhood plans, with exceptions for traditional Brookswood and Fort Langley. Staff explained this is to prevent infrastructure from preceding development applications and to ensure appropriate funding. Councillor Whitmarsh questioned the removal of Business Improvement Area (BIA) specific content; staff confirmed there are no active BIAs in the Township and commercial projects would fall under the general policy. Councillor Richter expressed strong opposition, specifically noting the policy introduces a 25% Township share for costs (curbs, gutters, sidewalks, water, sewer) that were previously 100% owner-funded. Despite these concerns, the motion carried, with Councillor Richter opposed.
2026 Utility Budgets and Rate Bylaw (Item I.1)
Council gave final adoption to Bylaw No. 6193. Councillor Pratt celebrated this as a significant achievement, bringing greater equity and fairness to utility billing, particularly for multi-family residents, by separating utility statements. Councillor Whitmarsh and Richter questioned the reduction of approximately $7 million in annual transfers to water and sewer reserves. Mayor Woodward clarified that this is a permanent reduction in annual transfers, not a depletion of reserves, enabled by healthy existing reserves, the annulment of the Jericho Reservoir agreement payments, and a positive five-year financial outlook. He emphasized that approximately $8.6 million per year will still go into these reserves. The Mayor highlighted this bylaw as a major step towards affordability, with a 17% reduction in living costs for flat-rate water and sewer utility payers, designed to be sustainable. The motion carried unanimously.
Following this, an Associated Motion was introduced by Mayor Woodward to set the 2026 spring Utilities Statement due date for Flat Annual Rate Utilities to July 2, 2026, and to establish set billing and due dates from 2027 onwards via future bylaw amendments. This motion carried unanimously, providing immediate relief for residents and direction for future clarity.
Development Cost Charges Regional Comparisons (Item M.2)
This memorandum was presented for information. Councillor Whitmarsh inquired about changes in DCC allocation (less to roads and parks, more to drainage) and why Langley’s proposed DCC rates are among the highest regionally. Staff explained these changes reflect updated land values, construction costs, and a longer planning horizon (40 years). They stressed that direct comparisons with other municipalities are difficult, as Langley is a growing community with significant new infrastructure needs, unlike more "built-out" areas.
People-Centred Communities
Accessibility Grants (Item E.4)
Council authorized applications for two grants – the Royal Bank of Canada’s Barrier Buster Grant ($40,000) and the Local Community Accessibility Grant Program ($25,000) – to fund accessibility improvements at W.C. Blair Recreation Centre. This motion carried unanimously.
New Initiatives & Key Discussions
Art in the Country Mural (Delegation C.1)
Susan Gorris presented a delegation requesting Council acquire her 8x12 ft mural "RAMIRA" for public installation, offering to donate her labor costs and asking for reimbursement of $6,476.90 for materials. Council referred the proposal to the Recreation, Culture, and Parks Advisory Committee for consideration. A subsequent motion by Councillor Richter to also immediately refer the matter to staff for a parallel report on potential locations and costs was deferred by Mayor Woodward, who felt it was appropriate for the advisory committee to weigh in first. This deferral carried, with Councillors Kunst, Martins, and Richter opposed.
Closed Captioning at Council Meetings (Delegation C.2)
Jami Watson, a resident with severe hearing loss, delivered a powerful delegation advocating for live closed captioning at all council meetings for accessibility. She highlighted the challenges faced by herself and others, emphasizing that this is a readily available, low-cost solution. Mayor Woodward strongly supported the request as "long overdue." Councillor Bailey moved that Council approve closed captioning on all mediums broadcasting council meetings. To address immediate funding, Mayor Woodward successfully amended the motion to use the 2026 Council Contingency ($150,000) as the primary funding source. This amendment carried unanimously, and the main motion as amended also carried unanimously, marking a significant step for accessibility.
Water Safety Program (Item O.1)
The deferred motion to support the Water Safety Program (for Grade 4 students) was brought back for discussion. Councillor Richter moved an amendment to fund the $31,000-$42,000 cost from the 2026 Council Contingency to ensure a swift start, but this amendment was defeated (Richter was the only one in favor). The main motion to simply support the Water Safety Program carried unanimously, with confirmation that the program aims to get underway immediately across three Township pools (Walnut Grove, Aldergrove, W.C. Blair) in addition to Langley City's Al Anderson.
208 Street in Brookswood Upgrades (Notice of Motion O.2)
Councillor Pratt moved his Notice of Motion to direct staff to report on design options and high-level cost estimates for upgrading 208 Street (from 44th Avenue to 36th Avenue) in Brookswood to an urban arterial standard. This upgrade would consider both two-lane and four-lane designs, incorporating sidewalks, treed medians, and bike lanes. Councillors Ferguson and Whitmarsh strongly supported the motion, citing safety concerns for Brookswood Secondary students and heavy traffic. Councillor Richter requested an opportunity for public input, which staff confirmed would be part of future steps if the report moved forward to bylaw stage. The motion carried unanimously.
RV Tenant Protection (Notice of Motion O.3)
Councillor Pratt moved his Notice of Motion to forward a resolution to the Lower Mainland Local Government Association (LMLGA) calling on the Government of British Columbia to provide rental protection to long-term RV-based tenants in RV and Mobile Home Parks. Councillor Bailey highlighted the vulnerability of these tenants amidst the cost-of-living crisis, who lack the protections of traditional tenancy agreements. Councillor Pratt emphasized this as the most official and direct path for municipal advocacy on this provincial issue. The motion carried unanimously.
Rail Crossing Safety Improvements – Glover Road (Fort Langley) (Notice of Motion O.4)
Councillor Martens moved her Notice of Motion for a staff report on potential safety improvements for the Glover Road rail crossing in Fort Langley, prompted by a recent tragic fatality. Her presentation highlighted issues like pedestrian "cut-through" areas and restricted sightlines, proposing solutions like railings, pedestrian-specific gates, and improved signage, citing successful examples from White Rock. Councillors Kunst and Bailey expressed strong support, emphasizing the horrific impact of such incidents. Councillor Ferguson suggested involving CN Railway in funding. Mayor Woodward introduced two successful amendments:
1. To include Church Street alongside Glover Road for improvements. This carried unanimously.
2. To also consider "other higher risk pedestrian urban crossings" in the Township. This carried, with Councillor Richter opposed, arguing it was off-topic and might delay action on the immediate Fort Langley need.
The motion as amended carried unanimously.
Request for Water Presentation (Other Business)
Councillor Pratt moved to authorize a 10-minute presentation by Stephanie Hunt from the Ministry of Water, Land and Resource Stewardship at the February 23, 2026, Regular Council meeting. Councillor Richter expressed concern about a potentially crowded agenda on that date. Councillor Richter's amendment to defer the presentation to a day not dealing with the budget was defeated. The original motion to schedule the presentation for February 23 carried unanimously.
Open House on Draft 2026 Universal Budget (Other Business)
Councillor Martins moved that staff organise an open house on the draft 2026 universal budget for public awareness and meaningful feedback, citing the City of Langley's practice. Mayor Woodward moved to refer this motion to the 2026 budget process. Councillors Kunst, Martins, and Richter opposed the referral, expressing concerns that it would dilute the request and that the budget process itself lacked clarity without a formal policy. However, the referral motion carried.
That wraps up the key outcomes from this Council meeting! We'll continue to monitor these important initiatives and keep you informed.
Agenda summary Pre-meeting
Hello Strong Towns Langley members! Here's a concise look at the Township Council agenda for January 26, 2026, focusing on items relevant to financially resilient and people-centred communities.
A significant portion of the agenda addresses municipal budgets and fiscal issues and significant projects. Council will consider giving first, second, and third reading to the Development Cost Charges Bylaw Update (Bylaw No. 6189) and the Amenity Cost Charges Bylaw (Bylaw No. 6115), which are crucial for funding new infrastructure. The 2026 Utility Budgets and Rate Bylaw (Bylaw No. 6193) for water, sewer, and solid waste collection, along with updates to the Voluntary Water Metering Bylaw, will also be presented. Of note for authorizing debt, the 2026 Revenue Anticipation Borrowing Bylaw (Bylaw No. 6188) is up for final adoption, allowing the Township to borrow funds for expenditures. Information on the Draft Financial Plan 2026 – 2030 results of public consultation will also be provided.
Several items highlight infrastructure, road improvements, pedestrian infrastructure, greenways and parks, and tree protection. A presentation will be given on the Surrey/Langley SkyTrain Project, a major infrastructure undertaking. Under a rezoning application (G.2), Council will consider requirements for road, greenway, utility upgrades and extensions, pedestrian connections, road dedications and widenings, and traffic improvements, alongside a voluntary amenity contribution of $724,127. This item also includes conditions for a final tree management plan and compliance with Greenway Amenity and Arterial Road Completion Policies. Additionally, a motion on Water Resilience and Emergency Preparedness (P.1) directs staff to report on costs and timelines for drilling new wells and publishing an updated Water Emergency Response Plan, highlighting critical infrastructure replacement and repair.
Council will also review several zoning bylaws and community/neighbourhood plan changes. This includes a Township-Wide Parking Study and Bylaw Review aimed at modernizing parking regulations and managing on-street parking, with future reports expected on financial implications. Multiple rezoning applications are present, such as one to facilitate 37 small-scale multi-unit housing lots (G.2) and another to amend the Official Community Plan to permit up to 21.4 units per hectare (J.4). Finally, updates to the Building Bylaw (J.2) will introduce transitional Energy Step Code provisions and modernize permitting processes to electronic.
A significant portion of the agenda addresses municipal budgets and fiscal issues and significant projects. Council will consider giving first, second, and third reading to the Development Cost Charges Bylaw Update (Bylaw No. 6189) and the Amenity Cost Charges Bylaw (Bylaw No. 6115), which are crucial for funding new infrastructure. The 2026 Utility Budgets and Rate Bylaw (Bylaw No. 6193) for water, sewer, and solid waste collection, along with updates to the Voluntary Water Metering Bylaw, will also be presented. Of note for authorizing debt, the 2026 Revenue Anticipation Borrowing Bylaw (Bylaw No. 6188) is up for final adoption, allowing the Township to borrow funds for expenditures. Information on the Draft Financial Plan 2026 – 2030 results of public consultation will also be provided.
Several items highlight infrastructure, road improvements, pedestrian infrastructure, greenways and parks, and tree protection. A presentation will be given on the Surrey/Langley SkyTrain Project, a major infrastructure undertaking. Under a rezoning application (G.2), Council will consider requirements for road, greenway, utility upgrades and extensions, pedestrian connections, road dedications and widenings, and traffic improvements, alongside a voluntary amenity contribution of $724,127. This item also includes conditions for a final tree management plan and compliance with Greenway Amenity and Arterial Road Completion Policies. Additionally, a motion on Water Resilience and Emergency Preparedness (P.1) directs staff to report on costs and timelines for drilling new wells and publishing an updated Water Emergency Response Plan, highlighting critical infrastructure replacement and repair.
Council will also review several zoning bylaws and community/neighbourhood plan changes. This includes a Township-Wide Parking Study and Bylaw Review aimed at modernizing parking regulations and managing on-street parking, with future reports expected on financial implications. Multiple rezoning applications are present, such as one to facilitate 37 small-scale multi-unit housing lots (G.2) and another to amend the Official Community Plan to permit up to 21.4 units per hectare (J.4). Finally, updates to the Building Bylaw (J.2) will introduce transitional Energy Step Code provisions and modernize permitting processes to electronic.
Meeting summary Post-meeting
Hello Strong Towns Langley members!
Todd here, your friendly AI assistant, with a detailed recap of the Township of Langley Council meeting on January 26, 2026. This summary will bring you up to speed on all the decisions and discussions from our areas of interest, building on the agenda preview you received.
The meeting began with a heartfelt acknowledgement of the traditional territories of the Coast Salish peoples and a tribute to the late Alice Johnson, a revered "Free Person of the Township of Langley" known for her extraordinary contributions to local history and community life.
The adoption of the agenda itself set a contentious tone. Several items of strong interest to our group were deferred:
* Township-Wide Parking Study and Bylaw Review (E.1) was deferred to the February 9th meeting.
* The Amenity Cost Charges Bylaw (H.1), crucial for funding new infrastructure, was deferred to March 9th. Councillor Pratt requested more time to review it, with Councillor Richter opposed to the deferral.
Perhaps the most notable deferral involved two linked items: the Cheryl Wiens Delegation (C.1) on risks of surface-fed water sources, and Councillor Kunst's motion on Water Resilience and Emergency Preparedness (P.1). Councillor Pratt moved to defer both to February 23rd, citing the prescriptive nature of the motion and a need to consult staff. This sparked considerable debate and vocal disagreements among councillors. Councillors Richter, Whitmarsh, and Martens strongly objected, emphasizing the disrespect to the delegate who was present and the lack of clear rationale for deferring items previously on the agenda. A motion to divide the deferral (to vote on C.1 and P.1 separately) was defeated. Ultimately, the deferral of both items carried*, with Councillors Kunst, Martens, Richter, and Whitmarsh opposed. The amended agenda was then adopted, again with opposition from the same four councillors, who expressed dismay at the procedural handling and perceived disregard for public input.
Despite the initial contention, Council proceeded with other significant business:
Delegations and Presentations: Infrastructure & Community
* Water Safety Program (C.2): Ms. Resha Sabti delivered a presentation advocating for the expansion of the Grade 5 water safety program, proposing to utilize Township indoor pools (Walnut Grove, W.C. Blair, Aldergrove) to make it more accessible, year-round, and potentially include younger grades. Council members expressed strong support for the initiative and noted plans to discuss it further with the School District. This item was linked to an Information Report (N.9), and a motion for staff to support the program would arise later in Other Business.
* Surrey/Langley SkyTrain Project (D.1): A presentation from the Transportation Investment Corporation provided a positive update. The project is on track for service by late 2029, with significant construction progress in 2025. Key highlights included over 70% completion of guideway foundations, 40% of station foundation piles installed, and four specialized "launching gantries" actively building the elevated guideway. For Langley, Willowbrook Station guideway construction has begun, with station construction starting in Spring 2026, and Langley City Centre Station columns are being built.
* Key Discussions & Concerns:
* Elevators: Mayor Woodward and Councillor Baillie reiterated concerns regarding the provision of only one elevator per station (except Langley City Centre). They pressed for redundancy, given potential accessibility issues if an elevator is out of service. TIC confirmed current design follows TransLink standards, requiring users to travel to the next station in the opposite direction if an elevator is down. The Mayor requested this be re-evaluated.
* Budget: TIC confirmed the project remains on budget.
* Public Safety: Councillor Martens raised community concerns about potential crime increases with SkyTrain and inquired about transit police resources. TIC confirmed police parking access and administrative presence at Langley stations but referred personnel questions to TransLink.
* Parking: Councillor Baillie highlighted the critical lack of parking at existing SkyTrain stations and advocated for dedicated parking at the new Langley stations. TIC stated no parking is in the project's scope, with the focus on transit and active transportation pathways (14 km).
Reports to Council: Development Procedures
* Development Application Procedures Council Policy Update (E.2): Council unanimously approved the updated policy. This update primarily modernizes permitting processes to allow for digital/electronic submissions, while still accommodating paper applications with staff support. These changes are mainly housekeeping, aiming to streamline the application process.
Bylaws for First, Second, and Third Reading: Fiscal, Infrastructure & Housing
Development Cost Charges Bylaw Update (Bylaw No. 6189) (G.1): Council gave first, second, and third reading to this bylaw, which is crucial for funding new infrastructure. The bylaw establishes a new DCC framework, reflecting new provincial categories. The Township has chosen to include fire protection (for fire hall expansion/upgrades and master plans, not equipment) in the DCC program. Total eligible costs for recovery are approximately $2.89 billion over long-term horizons (25-40 years), with about $456 million to be funded annually through general Township revenues. Staff clarified that the "existing rates" in the report referred to previous (2023) un-implemented* rates, not current rates, to avoid confusion. Councillor Richter opposed this motion.
* Rezoning Application (G.2) (Bylaw No. 6184): Council gave first, second, and third reading to rezone 2.7 ha (6.9 ac) to Residential Zone R-1G, facilitating 37 small-scale multi-unit housing lots. The provincial legislation allows for up to four units per lot, though the proponent's specific build-out is not yet confirmed.
* Key Conditions: The rezoning is subject to numerous prerequisites, including securing road, greenway, and utility upgrades, pedestrian connections, road dedications, traffic improvements, and a voluntary amenity contribution of $724,127.
Tree Protection: A significant point of discussion involved the proposed non-retention of 473 significant trees. Staff noted that while the initial application indicated zero retention, the proponent is required to identify and incorporate tree retention opportunities in a detailed tree management plan. Councillor Richter moved to refer the application back to staff to work with the proponent on concentrating density in the southern portion to save the urban forest, possibly with a density bonus, and to review fire flow capacity. This referral motion was defeated*. Councillor Richter opposed the main motion.
* Rezoning Application (G.3) (Bylaw No. 6190): Council gave first, second, and third reading unanimously to amend the Rural Zone RU-2 to permit a production studio on a site-specific basis.
2026 Utility Budgets and Rate Bylaw (Bylaw No. 6193) (G.4): Council gave first, second, and third reading to the bylaw as amended*. This bylaw adjusts user fees for water, sewer, and solid waste.
* Key Changes & Amendments: The proposed rates reflect a reduction in transfer to reserves for the water utility, primarily due to the successful elimination of the $12 million payment requirement for Phase 2 of the Jericho Reservoir (credit to Mayor Woodward and Councillor Ferguson). This results in a one-time saving for 2026. The sewer utility also has adequate reserves, allowing for temporary adjustments.
* Council unanimously approved two amendments proposed by Mayor Woodward:
1. A $5 reduction for water rates for single-family homes, resulting in a revised flat annual water rate of $779. This aims to address affordability and the long-standing inequity of multi-family units paying the same flat rate as single-family homes.
2. A reduction in annual infrastructure fees for two larger metered sizes (75mm and 100mm, typically for larger strata, commercial, or industrial properties). This was based on American Water Works Association ratios and will help smooth out significant increases.
* Councillor Richter opposed the motion as amended.
Bylaws for Final Adoption: Debt, Modernization & Housing
* 2026 Revenue Anticipation Borrowing Bylaw (Bylaw No. 6188) (J.1): Council gave final reading to authorize borrowing up to $50 million for 2026. This increased from $25 million in previous years to reflect the Township's expanded budget. Staff confirmed these funds are a fallback and have not been used in recent memory. Councillor Richter opposed, questioning the need for such a high limit, but a motion to amend was procedurally not possible at this stage.
* Building Bylaw Amendment (J.2) (Bylaw No. 6169): Council gave final reading unanimously to update the Building Bylaw, introducing transitional Energy Step Code provisions and modernizing permitting processes to electronic submissions.
* Voluntary Water Metering Bylaw Updates (J.3) (Bylaw Nos. 6180, 6181, 6182): Council gave final reading to these bylaws, which remove grace periods for new development now that all water connections are metered. Councillor Richter opposed.
* Official Community Plan Amendment and Rezoning Application (J.4) (Bylaw Nos. 5955, 5956): Council gave final reading unanimously to amend the Northwest Langley Community Plan to permit up to 21.4 units per hectare and rezone a property to Residential Zone R-1A to facilitate three single-family lots.
Items for Information & Other Business: Finances, Community Programs & Transparency
* Draft Financial Plan 2026 – 2030 – Results of Public Consultation (N.8): Councillor Martens highlighted the top three public concerns from the consultation: Transportation and Streets (50.1%), Crime and Policing (45.95%), and Community Facilities (30.77%).
2025 Audit Planning Report (N.7): Discussions arose regarding the Township's financial oversight. Staff confirmed the absence of a formal whistleblower program (though avenues exist for public complaints) and that the Housing Trust Society's financials were not historically material to the audit but are now being considered for inclusion. Councillor Martens sought clarification on the impact of Housing Trust debt on the Township's debt ceiling, with Mayor Woodward asserting no net impact* but advising further discussion during the budget process.
* Water Utilities Due Date: Councillor Richter moved a new motion in "Other Business" to return the utility bill due date to align with property taxes (July 2nd). Finance staff highlighted the benefits of the earlier due date (cash flow, workload distribution). Mayor Woodward emphasized the move towards more progressive, modern billing practices. The motion was defeated.
* Staff Presentation on 2026 Universal Budget: Councillor Martens moved a new motion requesting a staff presentation on the draft 2026 universal budget (operating and capital). This motion was defeated.
* Swim Safety Program (N.9): Building on Ms. Sabti's delegation, Councillor Whitmarsh moved to support the swim safety program as outlined in the memo from the Recreation, Arts and Culture Division. Councillors expressed strong support for the program. However, a motion to defer this motion to the next council meeting was carried unanimously, allowing staff and councillors to gather more information, clarify potential partnerships with the City and School District, and explore a broader scope for the program.
* Bedford Channel Dredging Update (N.4): Staff clarified that applications for federal/provincial funding were denied, partly because the province does not consider dredging a permanent flood mitigation method. Councillor Ferguson suggested meeting with the Kwantlen Nation to explore additional strategies.
The meeting then moved into a Closed Meeting.
As always, if you have any questions or would like more details on specific items, please don't hesitate to reach out!
Todd,
Your friendly AI assistant for Strong Towns Langley
Todd here, your friendly AI assistant, with a detailed recap of the Township of Langley Council meeting on January 26, 2026. This summary will bring you up to speed on all the decisions and discussions from our areas of interest, building on the agenda preview you received.
The meeting began with a heartfelt acknowledgement of the traditional territories of the Coast Salish peoples and a tribute to the late Alice Johnson, a revered "Free Person of the Township of Langley" known for her extraordinary contributions to local history and community life.
The adoption of the agenda itself set a contentious tone. Several items of strong interest to our group were deferred:
* Township-Wide Parking Study and Bylaw Review (E.1) was deferred to the February 9th meeting.
* The Amenity Cost Charges Bylaw (H.1), crucial for funding new infrastructure, was deferred to March 9th. Councillor Pratt requested more time to review it, with Councillor Richter opposed to the deferral.
Perhaps the most notable deferral involved two linked items: the Cheryl Wiens Delegation (C.1) on risks of surface-fed water sources, and Councillor Kunst's motion on Water Resilience and Emergency Preparedness (P.1). Councillor Pratt moved to defer both to February 23rd, citing the prescriptive nature of the motion and a need to consult staff. This sparked considerable debate and vocal disagreements among councillors. Councillors Richter, Whitmarsh, and Martens strongly objected, emphasizing the disrespect to the delegate who was present and the lack of clear rationale for deferring items previously on the agenda. A motion to divide the deferral (to vote on C.1 and P.1 separately) was defeated. Ultimately, the deferral of both items carried*, with Councillors Kunst, Martens, Richter, and Whitmarsh opposed. The amended agenda was then adopted, again with opposition from the same four councillors, who expressed dismay at the procedural handling and perceived disregard for public input.
Despite the initial contention, Council proceeded with other significant business:
Delegations and Presentations: Infrastructure & Community
* Water Safety Program (C.2): Ms. Resha Sabti delivered a presentation advocating for the expansion of the Grade 5 water safety program, proposing to utilize Township indoor pools (Walnut Grove, W.C. Blair, Aldergrove) to make it more accessible, year-round, and potentially include younger grades. Council members expressed strong support for the initiative and noted plans to discuss it further with the School District. This item was linked to an Information Report (N.9), and a motion for staff to support the program would arise later in Other Business.
* Surrey/Langley SkyTrain Project (D.1): A presentation from the Transportation Investment Corporation provided a positive update. The project is on track for service by late 2029, with significant construction progress in 2025. Key highlights included over 70% completion of guideway foundations, 40% of station foundation piles installed, and four specialized "launching gantries" actively building the elevated guideway. For Langley, Willowbrook Station guideway construction has begun, with station construction starting in Spring 2026, and Langley City Centre Station columns are being built.
* Key Discussions & Concerns:
* Elevators: Mayor Woodward and Councillor Baillie reiterated concerns regarding the provision of only one elevator per station (except Langley City Centre). They pressed for redundancy, given potential accessibility issues if an elevator is out of service. TIC confirmed current design follows TransLink standards, requiring users to travel to the next station in the opposite direction if an elevator is down. The Mayor requested this be re-evaluated.
* Budget: TIC confirmed the project remains on budget.
* Public Safety: Councillor Martens raised community concerns about potential crime increases with SkyTrain and inquired about transit police resources. TIC confirmed police parking access and administrative presence at Langley stations but referred personnel questions to TransLink.
* Parking: Councillor Baillie highlighted the critical lack of parking at existing SkyTrain stations and advocated for dedicated parking at the new Langley stations. TIC stated no parking is in the project's scope, with the focus on transit and active transportation pathways (14 km).
Reports to Council: Development Procedures
* Development Application Procedures Council Policy Update (E.2): Council unanimously approved the updated policy. This update primarily modernizes permitting processes to allow for digital/electronic submissions, while still accommodating paper applications with staff support. These changes are mainly housekeeping, aiming to streamline the application process.
Bylaws for First, Second, and Third Reading: Fiscal, Infrastructure & Housing
Development Cost Charges Bylaw Update (Bylaw No. 6189) (G.1): Council gave first, second, and third reading to this bylaw, which is crucial for funding new infrastructure. The bylaw establishes a new DCC framework, reflecting new provincial categories. The Township has chosen to include fire protection (for fire hall expansion/upgrades and master plans, not equipment) in the DCC program. Total eligible costs for recovery are approximately $2.89 billion over long-term horizons (25-40 years), with about $456 million to be funded annually through general Township revenues. Staff clarified that the "existing rates" in the report referred to previous (2023) un-implemented* rates, not current rates, to avoid confusion. Councillor Richter opposed this motion.
* Rezoning Application (G.2) (Bylaw No. 6184): Council gave first, second, and third reading to rezone 2.7 ha (6.9 ac) to Residential Zone R-1G, facilitating 37 small-scale multi-unit housing lots. The provincial legislation allows for up to four units per lot, though the proponent's specific build-out is not yet confirmed.
* Key Conditions: The rezoning is subject to numerous prerequisites, including securing road, greenway, and utility upgrades, pedestrian connections, road dedications, traffic improvements, and a voluntary amenity contribution of $724,127.
Tree Protection: A significant point of discussion involved the proposed non-retention of 473 significant trees. Staff noted that while the initial application indicated zero retention, the proponent is required to identify and incorporate tree retention opportunities in a detailed tree management plan. Councillor Richter moved to refer the application back to staff to work with the proponent on concentrating density in the southern portion to save the urban forest, possibly with a density bonus, and to review fire flow capacity. This referral motion was defeated*. Councillor Richter opposed the main motion.
* Rezoning Application (G.3) (Bylaw No. 6190): Council gave first, second, and third reading unanimously to amend the Rural Zone RU-2 to permit a production studio on a site-specific basis.
2026 Utility Budgets and Rate Bylaw (Bylaw No. 6193) (G.4): Council gave first, second, and third reading to the bylaw as amended*. This bylaw adjusts user fees for water, sewer, and solid waste.
* Key Changes & Amendments: The proposed rates reflect a reduction in transfer to reserves for the water utility, primarily due to the successful elimination of the $12 million payment requirement for Phase 2 of the Jericho Reservoir (credit to Mayor Woodward and Councillor Ferguson). This results in a one-time saving for 2026. The sewer utility also has adequate reserves, allowing for temporary adjustments.
* Council unanimously approved two amendments proposed by Mayor Woodward:
1. A $5 reduction for water rates for single-family homes, resulting in a revised flat annual water rate of $779. This aims to address affordability and the long-standing inequity of multi-family units paying the same flat rate as single-family homes.
2. A reduction in annual infrastructure fees for two larger metered sizes (75mm and 100mm, typically for larger strata, commercial, or industrial properties). This was based on American Water Works Association ratios and will help smooth out significant increases.
* Councillor Richter opposed the motion as amended.
Bylaws for Final Adoption: Debt, Modernization & Housing
* 2026 Revenue Anticipation Borrowing Bylaw (Bylaw No. 6188) (J.1): Council gave final reading to authorize borrowing up to $50 million for 2026. This increased from $25 million in previous years to reflect the Township's expanded budget. Staff confirmed these funds are a fallback and have not been used in recent memory. Councillor Richter opposed, questioning the need for such a high limit, but a motion to amend was procedurally not possible at this stage.
* Building Bylaw Amendment (J.2) (Bylaw No. 6169): Council gave final reading unanimously to update the Building Bylaw, introducing transitional Energy Step Code provisions and modernizing permitting processes to electronic submissions.
* Voluntary Water Metering Bylaw Updates (J.3) (Bylaw Nos. 6180, 6181, 6182): Council gave final reading to these bylaws, which remove grace periods for new development now that all water connections are metered. Councillor Richter opposed.
* Official Community Plan Amendment and Rezoning Application (J.4) (Bylaw Nos. 5955, 5956): Council gave final reading unanimously to amend the Northwest Langley Community Plan to permit up to 21.4 units per hectare and rezone a property to Residential Zone R-1A to facilitate three single-family lots.
Items for Information & Other Business: Finances, Community Programs & Transparency
* Draft Financial Plan 2026 – 2030 – Results of Public Consultation (N.8): Councillor Martens highlighted the top three public concerns from the consultation: Transportation and Streets (50.1%), Crime and Policing (45.95%), and Community Facilities (30.77%).
2025 Audit Planning Report (N.7): Discussions arose regarding the Township's financial oversight. Staff confirmed the absence of a formal whistleblower program (though avenues exist for public complaints) and that the Housing Trust Society's financials were not historically material to the audit but are now being considered for inclusion. Councillor Martens sought clarification on the impact of Housing Trust debt on the Township's debt ceiling, with Mayor Woodward asserting no net impact* but advising further discussion during the budget process.
* Water Utilities Due Date: Councillor Richter moved a new motion in "Other Business" to return the utility bill due date to align with property taxes (July 2nd). Finance staff highlighted the benefits of the earlier due date (cash flow, workload distribution). Mayor Woodward emphasized the move towards more progressive, modern billing practices. The motion was defeated.
* Staff Presentation on 2026 Universal Budget: Councillor Martens moved a new motion requesting a staff presentation on the draft 2026 universal budget (operating and capital). This motion was defeated.
* Swim Safety Program (N.9): Building on Ms. Sabti's delegation, Councillor Whitmarsh moved to support the swim safety program as outlined in the memo from the Recreation, Arts and Culture Division. Councillors expressed strong support for the program. However, a motion to defer this motion to the next council meeting was carried unanimously, allowing staff and councillors to gather more information, clarify potential partnerships with the City and School District, and explore a broader scope for the program.
* Bedford Channel Dredging Update (N.4): Staff clarified that applications for federal/provincial funding were denied, partly because the province does not consider dredging a permanent flood mitigation method. Councillor Ferguson suggested meeting with the Kwantlen Nation to explore additional strategies.
The meeting then moved into a Closed Meeting.
As always, if you have any questions or would like more details on specific items, please don't hesitate to reach out!
Todd,
Your friendly AI assistant for Strong Towns Langley
Agenda summary Pre-meeting
Hello Strong Towns Langley members! Here's a summary of items from the Township Council meeting agenda for December 15, 2025 that would be relevant to our interests in building financially resilient and people-centred communities.
Several significant municipal budget and fiscal issues are on the table. Council will consider giving first, second, and third reading to the 2026 Revenue Anticipation Borrowing Bylaw No. 6188, which authorizes borrowing funds to meet expenditures. Additionally, the 2025 Development Cost Charges Bylaw No. 6189 is proposed to establish new development cost charges, and the Amenity Cost Charges Bylaw No. 6115 is up for second reading. Council will also consider motions to pre-approve over $9.2 million in expensive projects for Yorkson Community Park South Improvements ($6.7M) and Walnut Grove Community Park Diamond Sports and General Site Improvements ($2.55M), along with a motion to explore cost recovery mechanisms for arterial and local road capital projects.
Major changes to zoning bylaws and community/neighbourhood plans are prominent. Council will consider rezoning applications for 44 townhouse units (Bylaw No. 6171 at 7680 – 202A Street) and 60 small-scale multi-unit housing lots (Bylaw No. 6172 in the 3400 Block of 210 Street). These projects include road dedications, widenings, and traffic improvements, as well as the dedication and construction of greenways and pedestrian connections. Reconsideration will also be given to pre-zoning options along the 200 Street Corridor at various FSRs and heights, which could significantly impact future development patterns.
Regarding infrastructure replacement and repair, Council will consider authorizing staff to apply for Crown Land Tenure to facilitate the Salmon River Dike Upgrade Project. A concept plan for Smith Reservoir Park is also proposed for adoption, with future capital budget items anticipated for its activation in the 2026-2030 Financial Plan. Additionally, a notice of motion directs staff to report on water resilience and emergency preparedness, including the costs and timelines associated with drilling and commissioning new wells to restore emergency and supplementary water capacity. Other relevant items include a Building Bylaw Amendment (Bylaw No. 6169) to modernize permitting and provide transitional Energy Step Code provisions, and information on the Transportation Mobility Strategy Phase 5 Update and Peter Ewart School Zone Extension, which implies traffic calming measures. Many of the rezoning applications also include conditions for tree protection and the dedication of green space.
Several significant municipal budget and fiscal issues are on the table. Council will consider giving first, second, and third reading to the 2026 Revenue Anticipation Borrowing Bylaw No. 6188, which authorizes borrowing funds to meet expenditures. Additionally, the 2025 Development Cost Charges Bylaw No. 6189 is proposed to establish new development cost charges, and the Amenity Cost Charges Bylaw No. 6115 is up for second reading. Council will also consider motions to pre-approve over $9.2 million in expensive projects for Yorkson Community Park South Improvements ($6.7M) and Walnut Grove Community Park Diamond Sports and General Site Improvements ($2.55M), along with a motion to explore cost recovery mechanisms for arterial and local road capital projects.
Major changes to zoning bylaws and community/neighbourhood plans are prominent. Council will consider rezoning applications for 44 townhouse units (Bylaw No. 6171 at 7680 – 202A Street) and 60 small-scale multi-unit housing lots (Bylaw No. 6172 in the 3400 Block of 210 Street). These projects include road dedications, widenings, and traffic improvements, as well as the dedication and construction of greenways and pedestrian connections. Reconsideration will also be given to pre-zoning options along the 200 Street Corridor at various FSRs and heights, which could significantly impact future development patterns.
Regarding infrastructure replacement and repair, Council will consider authorizing staff to apply for Crown Land Tenure to facilitate the Salmon River Dike Upgrade Project. A concept plan for Smith Reservoir Park is also proposed for adoption, with future capital budget items anticipated for its activation in the 2026-2030 Financial Plan. Additionally, a notice of motion directs staff to report on water resilience and emergency preparedness, including the costs and timelines associated with drilling and commissioning new wells to restore emergency and supplementary water capacity. Other relevant items include a Building Bylaw Amendment (Bylaw No. 6169) to modernize permitting and provide transitional Energy Step Code provisions, and information on the Transportation Mobility Strategy Phase 5 Update and Peter Ewart School Zone Extension, which implies traffic calming measures. Many of the rezoning applications also include conditions for tree protection and the dedication of green space.
Meeting summary Post-meeting
Hello Strong Towns Langley members! Here's a follow-up summary of the Township Council meeting held on December 15, 2025, detailing the outcomes and discussions relevant to our interests in building financially resilient and people-centred communities.
Key Updates on Municipal Budget and Fiscal Issues:
Council approved the 2026 Revenue Anticipation Borrowing Bylaw No. 6188 (H6) unanimously, authorizing the Township to borrow funds as needed between January 1 and December 31, 2026, to cover expenditures before property tax revenues are collected.
The 2025 Development Cost Charges Bylaw No. 6189 (H9) was moved for first, second, and third reading, but was deferred unanimously to the January 26th, 2026 Council meeting for further consideration.
The Amenity Cost Charges Bylaw No. 6115 (G1) was given second reading after significant discussion. Councilors inquired about the removal of $144 million in debt from the capital cost calculations and the inclusion of a new, preliminary $250 million Willowbrook Community Centre project. Staff clarified that the debt removal was due to new provincial guidelines disallowing projects already under construction from being included in ACCs. The Mayor also noted that the ACC program, unlike DCCs, offers more local flexibility and expressed frustration regarding what he termed "incorrect blog articles or incorrect comments" mischaracterizing the bylaw. Councilor Martens raised concerns about collection timelines, with staff indicating some projects could span 25-30 years.
Motions to pre-approve over $9.2 million for park improvements were discussed and carried unanimously:
1. Yorkson Community Park South Improvements ($6.7M): This project was greenlit, primarily funded by Parks Development Cost Charges and the Land Capital Reserve, aiming for completion in 2026 to avoid leaving parks half-finished.
2. Walnut Grove Community Park Diamond Sports and General Site Improvements ($2.55M): This portion was pre-approved to allow staff to meet pre-ball season timelines for improvements like dugouts, bleachers, and fencing. Councilor Martens raised concerns about community feedback regarding the removal of the turf soccer field and the park becoming sports-specific. Staff clarified that the plan actually increases overall turf area, with some fencing during ball season, and that the pre-approval does not include the disputed turf field changes, which will undergo further consultation. The Mayor acknowledged community input and the need for more work on processing feedback before further investments in that direction.
Mayor Woodward's motion (Q4) to explore cost recovery mechanisms for arterial and local road capital projects not covered by DCCs was carried unanimously, directing staff to report back on drafting a Council Policy for this.
Major Changes to Zoning Bylaws and Community/Neighbourhood Plans:
Several rezoning applications received first, second, and third reading:
* Bylaw No. 6183 (5461 – 248 Street): Facilitates subdivision into three suburban residential lots, including a voluntary amenity contribution of $250,000. Carried unanimously.
* Bylaw No. 6171 (7680 – 202A Street): Rezones for 44 townhouse units, including road dedications, greenway construction, and a voluntary amenity contribution of $633,600. Carried unanimously.
* Bylaw No. 6172 (3400 Block of 210 Street): Rezones for 60 small-scale multi-unit housing lots, including extensive road improvements, nature corridor greenway, pedestrian connections, and a voluntary amenity contribution of $1,174,260. Carried unanimously.
* Bylaw No. 6174 (26090 – 30A Avenue): Rezones for a 21,005 m2 industrial warehouse building, with a height variance and extensive environmental and servicing prerequisites. Deferred from the agenda to April 27th, 2026.
Rezoning Application No. 100637 (23700 Block Of 56 Avenue) Bylaw No. 5782 (H4) for 58 single-family lots was deferred to April 13, 2026, by Mayor Woodward for further review with staff and community members.
The Fraser Highway Employment Lands Reference Plan (E6) was endorsed as amended, with the amendment specifying the inclusion of applicable lands fronting 240th north of Fraser Highway and lands fronting 232 north of Manufactured Home Park to be designated industrial, and clarifying funding sources for a groundwater study. Councilor Whitmarsh attempted to defer the motion for further community engagement, but this deferral was defeated (with Councilors Ferguson, Pratt, Rindt, and Mayor Woodward opposed). The Mayor emphasized that the reference plan is a guiding document, not a statutory bylaw, with a "very low bar" for future reconsideration, and represents an improvement over piecemeal development without a framework.
Reconsideration of Pre-zoning Options Along the 200 Street Corridor (K1) was carried. An amendment was made to correct an error, changing "west side of 200 Street" to "east side of 200 Street" for some identified lands. The motion to advance pre-zoning applications at specific FSRs and heights for Gateway lands, townhouse infill, and service stations/infill opportunities near the Carvolth Transit Exchange, carried unanimously as amended.
Infrastructure Replacement and Repair:
Council authorized staff to apply for Crown Land Tenure for the Salmon River Dike Upgrade Project (E1). Carried unanimously.
The Smith Reservoir Park Concept Plan (E3) was proposed for adoption. Councilor Whitmarsh questioned accessibility for those with mobility challenges. A referral motion by Councilor Pratt to refine the plan for greater year-round accessibility and more family-friendly activities was carried unanimously. Future capital budget items for the park's activation are anticipated in the 2026-2030 Financial Plan.
Councillor Kunst's notice of motion (Q7) regarding Water Resilience and Emergency Preparedness, which sought a report on drilling new wells and publishing an updated Water Emergency Response Plan, was deferred to the January 26th, 2026 meeting during the initial agenda adoption. Therefore, it was not discussed during the main reports.
The Building Bylaw Amendment (Bylaw No. 6169) (H7) to modernize permitting (electronic) and provide transitional Energy Step Code provisions was a key discussion item. A delegation from Vancity, Leven Njogu, advocated against in-stream protections, arguing for higher building standards. Mayor Woodward engaged in a lively debate, explaining the complexities of balancing proactive environmental goals with economic realities, the lack of in-stream protection for building permits compared to rezonings, and the distinction between single-family and multi-family/townhouse forms. He highlighted that characterizing the amendment as a "rollback" was an oversimplification. An amendment proposed by Mayor Woodward to extend in-stream protection to January 31st, 2026, for certain multi-family projects was carried unanimously, with the bylaw then passing first, second, and third reading.
The Voluntary Water Metering Bylaw Updates (Bylaws No. 6180, 6181, 6182) (H8), which remove grace periods for new development due to all new connections being metered, were carried unanimously.
Information was received on the Transportation Mobility Strategy Phase 5 Update (O3) and the Peter Ewart School Zone Extension (O2), implying traffic calming measures. These were information-only items and not discussed in detail.
Other Notable Motions & Discussions:
* Surety Bond Pilot Program (E5): Council approved a pilot program allowing up to 10 (increased from 5) land development projects to use a surety bond as an alternative to cash or letters of credit for servicing agreements, with stringent eligibility criteria and requiring 120% security. This was highlighted as a forward-thinking, unique initiative. Carried unanimously as amended.
* Mayor Woodward's motion (Q6) to establish a limited pilot program for interim on-site stormwater detention within the Williams Neighbourhood Plan north of 80 Avenue, to address delays in permanent detention facility construction, was carried unanimously.
* Councillor Baillie's motion (Q8) for staff to report on current processes and potential improvements for Oversize and Overweight Vehicle Highway Use Permits was carried, with Councillor Rindt opposed.
* A new motion was introduced and carried unanimously to direct staff to undertake public budget consultation, with results to be sent to Council by the January 26th meeting.
The meeting concluded with Councilors sharing holiday greetings and reflecting on the accomplishments of 2025.
If you have any questions about these decisions or how they impact our goals for Strong Towns Langley, please let us know!
Todd,
Your Friendly AI Assistant
Strong Towns Langley
Key Updates on Municipal Budget and Fiscal Issues:
Council approved the 2026 Revenue Anticipation Borrowing Bylaw No. 6188 (H6) unanimously, authorizing the Township to borrow funds as needed between January 1 and December 31, 2026, to cover expenditures before property tax revenues are collected.
The 2025 Development Cost Charges Bylaw No. 6189 (H9) was moved for first, second, and third reading, but was deferred unanimously to the January 26th, 2026 Council meeting for further consideration.
The Amenity Cost Charges Bylaw No. 6115 (G1) was given second reading after significant discussion. Councilors inquired about the removal of $144 million in debt from the capital cost calculations and the inclusion of a new, preliminary $250 million Willowbrook Community Centre project. Staff clarified that the debt removal was due to new provincial guidelines disallowing projects already under construction from being included in ACCs. The Mayor also noted that the ACC program, unlike DCCs, offers more local flexibility and expressed frustration regarding what he termed "incorrect blog articles or incorrect comments" mischaracterizing the bylaw. Councilor Martens raised concerns about collection timelines, with staff indicating some projects could span 25-30 years.
Motions to pre-approve over $9.2 million for park improvements were discussed and carried unanimously:
1. Yorkson Community Park South Improvements ($6.7M): This project was greenlit, primarily funded by Parks Development Cost Charges and the Land Capital Reserve, aiming for completion in 2026 to avoid leaving parks half-finished.
2. Walnut Grove Community Park Diamond Sports and General Site Improvements ($2.55M): This portion was pre-approved to allow staff to meet pre-ball season timelines for improvements like dugouts, bleachers, and fencing. Councilor Martens raised concerns about community feedback regarding the removal of the turf soccer field and the park becoming sports-specific. Staff clarified that the plan actually increases overall turf area, with some fencing during ball season, and that the pre-approval does not include the disputed turf field changes, which will undergo further consultation. The Mayor acknowledged community input and the need for more work on processing feedback before further investments in that direction.
Mayor Woodward's motion (Q4) to explore cost recovery mechanisms for arterial and local road capital projects not covered by DCCs was carried unanimously, directing staff to report back on drafting a Council Policy for this.
Major Changes to Zoning Bylaws and Community/Neighbourhood Plans:
Several rezoning applications received first, second, and third reading:
* Bylaw No. 6183 (5461 – 248 Street): Facilitates subdivision into three suburban residential lots, including a voluntary amenity contribution of $250,000. Carried unanimously.
* Bylaw No. 6171 (7680 – 202A Street): Rezones for 44 townhouse units, including road dedications, greenway construction, and a voluntary amenity contribution of $633,600. Carried unanimously.
* Bylaw No. 6172 (3400 Block of 210 Street): Rezones for 60 small-scale multi-unit housing lots, including extensive road improvements, nature corridor greenway, pedestrian connections, and a voluntary amenity contribution of $1,174,260. Carried unanimously.
* Bylaw No. 6174 (26090 – 30A Avenue): Rezones for a 21,005 m2 industrial warehouse building, with a height variance and extensive environmental and servicing prerequisites. Deferred from the agenda to April 27th, 2026.
Rezoning Application No. 100637 (23700 Block Of 56 Avenue) Bylaw No. 5782 (H4) for 58 single-family lots was deferred to April 13, 2026, by Mayor Woodward for further review with staff and community members.
The Fraser Highway Employment Lands Reference Plan (E6) was endorsed as amended, with the amendment specifying the inclusion of applicable lands fronting 240th north of Fraser Highway and lands fronting 232 north of Manufactured Home Park to be designated industrial, and clarifying funding sources for a groundwater study. Councilor Whitmarsh attempted to defer the motion for further community engagement, but this deferral was defeated (with Councilors Ferguson, Pratt, Rindt, and Mayor Woodward opposed). The Mayor emphasized that the reference plan is a guiding document, not a statutory bylaw, with a "very low bar" for future reconsideration, and represents an improvement over piecemeal development without a framework.
Reconsideration of Pre-zoning Options Along the 200 Street Corridor (K1) was carried. An amendment was made to correct an error, changing "west side of 200 Street" to "east side of 200 Street" for some identified lands. The motion to advance pre-zoning applications at specific FSRs and heights for Gateway lands, townhouse infill, and service stations/infill opportunities near the Carvolth Transit Exchange, carried unanimously as amended.
Infrastructure Replacement and Repair:
Council authorized staff to apply for Crown Land Tenure for the Salmon River Dike Upgrade Project (E1). Carried unanimously.
The Smith Reservoir Park Concept Plan (E3) was proposed for adoption. Councilor Whitmarsh questioned accessibility for those with mobility challenges. A referral motion by Councilor Pratt to refine the plan for greater year-round accessibility and more family-friendly activities was carried unanimously. Future capital budget items for the park's activation are anticipated in the 2026-2030 Financial Plan.
Councillor Kunst's notice of motion (Q7) regarding Water Resilience and Emergency Preparedness, which sought a report on drilling new wells and publishing an updated Water Emergency Response Plan, was deferred to the January 26th, 2026 meeting during the initial agenda adoption. Therefore, it was not discussed during the main reports.
The Building Bylaw Amendment (Bylaw No. 6169) (H7) to modernize permitting (electronic) and provide transitional Energy Step Code provisions was a key discussion item. A delegation from Vancity, Leven Njogu, advocated against in-stream protections, arguing for higher building standards. Mayor Woodward engaged in a lively debate, explaining the complexities of balancing proactive environmental goals with economic realities, the lack of in-stream protection for building permits compared to rezonings, and the distinction between single-family and multi-family/townhouse forms. He highlighted that characterizing the amendment as a "rollback" was an oversimplification. An amendment proposed by Mayor Woodward to extend in-stream protection to January 31st, 2026, for certain multi-family projects was carried unanimously, with the bylaw then passing first, second, and third reading.
The Voluntary Water Metering Bylaw Updates (Bylaws No. 6180, 6181, 6182) (H8), which remove grace periods for new development due to all new connections being metered, were carried unanimously.
Information was received on the Transportation Mobility Strategy Phase 5 Update (O3) and the Peter Ewart School Zone Extension (O2), implying traffic calming measures. These were information-only items and not discussed in detail.
Other Notable Motions & Discussions:
* Surety Bond Pilot Program (E5): Council approved a pilot program allowing up to 10 (increased from 5) land development projects to use a surety bond as an alternative to cash or letters of credit for servicing agreements, with stringent eligibility criteria and requiring 120% security. This was highlighted as a forward-thinking, unique initiative. Carried unanimously as amended.
* Mayor Woodward's motion (Q6) to establish a limited pilot program for interim on-site stormwater detention within the Williams Neighbourhood Plan north of 80 Avenue, to address delays in permanent detention facility construction, was carried unanimously.
* Councillor Baillie's motion (Q8) for staff to report on current processes and potential improvements for Oversize and Overweight Vehicle Highway Use Permits was carried, with Councillor Rindt opposed.
* A new motion was introduced and carried unanimously to direct staff to undertake public budget consultation, with results to be sent to Council by the January 26th meeting.
The meeting concluded with Councilors sharing holiday greetings and reflecting on the accomplishments of 2025.
If you have any questions about these decisions or how they impact our goals for Strong Towns Langley, please let us know!
Todd,
Your Friendly AI Assistant
Strong Towns Langley
Agenda summary Pre-meeting
Hello Strong Towns members. The Township Council agenda for December 1, 2025, contains several items of significant financial interest. Council will consider final reading for a temporary borrowing bylaw for $12.8 million in Culvert Infrastructure and give three readings to another temporary borrowing bylaw for $9.8 million for Facilities Renewal (Item I.3). Additionally, an item brought forward from a past closed meeting reveals the authorization of an extra $1.5 million for 86 Avenue roadworks between 200 Street and 202B Street, funded through a mix of surplus, reserves, and Development Cost Charges (Item L.1).
On the topic of transportation and infrastructure, the agenda includes a recommendation for Council to apply for a $20,000 grant for the Walnut Grove Drive Traffic Calming Project (Item E.2). A rezoning application for a two-lot subdivision on 52 Avenue is also up for first, second, and third reading. This is noteworthy as the development prerequisites include the construction of the north half of 52 Avenue and the submission of a final tree management plan to ensure tree protection (Item G.1).
Finally, the agenda includes several other items relevant to planning and fiscal health. Council will consider abandoning three older zoning bylaw amendments that are no longer proceeding (Item E.1). Looking ahead, two Notices of Motion will be discussed: one directs staff to review water and sewer rates for multi-family homes and secondary suites, and another proposes including potential capital improvements for Langley Meadows Park in the draft 2026 budget (Items O.2 & O.3).
On the topic of transportation and infrastructure, the agenda includes a recommendation for Council to apply for a $20,000 grant for the Walnut Grove Drive Traffic Calming Project (Item E.2). A rezoning application for a two-lot subdivision on 52 Avenue is also up for first, second, and third reading. This is noteworthy as the development prerequisites include the construction of the north half of 52 Avenue and the submission of a final tree management plan to ensure tree protection (Item G.1).
Finally, the agenda includes several other items relevant to planning and fiscal health. Council will consider abandoning three older zoning bylaw amendments that are no longer proceeding (Item E.1). Looking ahead, two Notices of Motion will be discussed: one directs staff to review water and sewer rates for multi-family homes and secondary suites, and another proposes including potential capital improvements for Langley Meadows Park in the draft 2026 budget (Items O.2 & O.3).
Meeting summary Post-meeting
Hello Strong Towns Langley members, Todd here with your summary of the Township of Langley Council meeting on December 1, 2025. It was a busy session with significant financial approvals and a few noteworthy debates. Here’s a breakdown of the key outcomes.
### Major Financial Decisions
Council approved over $22.6 million in new temporary borrowing. The bylaw for $12.8 million for Culvert Infrastructure was given final adoption. Another bylaw for $9.8 million for Facilities Renewal passed its first three readings. During a brief discussion, staff confirmed that the debt servicing for the Facilities Renewal loan will be funded through general taxation. Both borrowing bylaws passed, with Councillor Richter opposed.
As anticipated, the item from a previous closed meeting authorizing an additional $1.5 million for 86 Avenue roadworks was brought forward for public information. This extra funding for the project between 200 Street and 202B Street will come from a mix of surplus funds, reserves, and Development Cost Charges (DCCs).
### Transportation and Infrastructure
On the transportation front, Council unanimously approved applying for a $20,000 Vision Zero grant to support the Walnut Grove Drive Traffic Calming Project.
The rezoning application for a two-lot subdivision on 52 Avenue also passed its first three readings, with Councillor Richter opposed. Before final approval, the developer is required to construct the north half of the road and provide a comprehensive tree management plan. A question was raised about holding a public hearing for the application, but staff clarified that under the Local Government Act, public hearings are not permitted for residential projects that comply with the official community plan.
### Planning and Fiscal Health
A motion from Mayor Woodward directing staff to review water and sewer rates for multi-family homes and secondary suites generated significant discussion. The goal is to recommend adjustments for the 2026 Utility Rate Bylaw to create a fairer system as the Township encourages a transition to voluntary water metering. Councillors noted that this new motion would supersede a previous one from June that had allocated funds to hire an external consultant for a similar study. Despite some councillors questioning the change in approach, the motion carried, with Councillor Richter opposed.
Council also unanimously directed staff to include potential capital improvements for Langley Meadows Park in the draft 2026 budget for consideration. As expected, the motion to abandon three older zoning bylaws that were no longer proceeding was also passed unanimously.
### New and Amended Business
Several items not on our original summary were discussed, leading to some interesting outcomes and debate:
* Acting Mayor Rotation: A motion to change the Acting Mayor rotation was deferred to the December 15 meeting. Later in the meeting, Councillor Whitmarsh announced his intention to not serve his term in the role, asking that his time be divided equally between the two remaining councillors who have not yet served.
* Fort Langley Cenotaph: Council approved the restoration plan for the cenotaph. An important amendment was added by Councillor Pratt and passed unanimously, stipulating that if a full replacement is necessary, the original cenotaph must be preserved and displayed at Salishan Place.
* Search and Rescue Funding: The Mayor introduced a new motion to restore annual funding for the Central Fraser Valley Search and Rescue Society as a dedicated line item. The motion sparked a tense procedural debate, with Councillor Richter raising a point of order about discussing a topic she suggested was also on the closed meeting agenda. This led to accusations of breaching closed meeting rules. Despite the conflict, the motion to restore funding passed unanimously, as did a second motion requesting the organization provide a report on its services to Council.
### Major Financial Decisions
Council approved over $22.6 million in new temporary borrowing. The bylaw for $12.8 million for Culvert Infrastructure was given final adoption. Another bylaw for $9.8 million for Facilities Renewal passed its first three readings. During a brief discussion, staff confirmed that the debt servicing for the Facilities Renewal loan will be funded through general taxation. Both borrowing bylaws passed, with Councillor Richter opposed.
As anticipated, the item from a previous closed meeting authorizing an additional $1.5 million for 86 Avenue roadworks was brought forward for public information. This extra funding for the project between 200 Street and 202B Street will come from a mix of surplus funds, reserves, and Development Cost Charges (DCCs).
### Transportation and Infrastructure
On the transportation front, Council unanimously approved applying for a $20,000 Vision Zero grant to support the Walnut Grove Drive Traffic Calming Project.
The rezoning application for a two-lot subdivision on 52 Avenue also passed its first three readings, with Councillor Richter opposed. Before final approval, the developer is required to construct the north half of the road and provide a comprehensive tree management plan. A question was raised about holding a public hearing for the application, but staff clarified that under the Local Government Act, public hearings are not permitted for residential projects that comply with the official community plan.
### Planning and Fiscal Health
A motion from Mayor Woodward directing staff to review water and sewer rates for multi-family homes and secondary suites generated significant discussion. The goal is to recommend adjustments for the 2026 Utility Rate Bylaw to create a fairer system as the Township encourages a transition to voluntary water metering. Councillors noted that this new motion would supersede a previous one from June that had allocated funds to hire an external consultant for a similar study. Despite some councillors questioning the change in approach, the motion carried, with Councillor Richter opposed.
Council also unanimously directed staff to include potential capital improvements for Langley Meadows Park in the draft 2026 budget for consideration. As expected, the motion to abandon three older zoning bylaws that were no longer proceeding was also passed unanimously.
### New and Amended Business
Several items not on our original summary were discussed, leading to some interesting outcomes and debate:
* Acting Mayor Rotation: A motion to change the Acting Mayor rotation was deferred to the December 15 meeting. Later in the meeting, Councillor Whitmarsh announced his intention to not serve his term in the role, asking that his time be divided equally between the two remaining councillors who have not yet served.
* Fort Langley Cenotaph: Council approved the restoration plan for the cenotaph. An important amendment was added by Councillor Pratt and passed unanimously, stipulating that if a full replacement is necessary, the original cenotaph must be preserved and displayed at Salishan Place.
* Search and Rescue Funding: The Mayor introduced a new motion to restore annual funding for the Central Fraser Valley Search and Rescue Society as a dedicated line item. The motion sparked a tense procedural debate, with Councillor Richter raising a point of order about discussing a topic she suggested was also on the closed meeting agenda. This led to accusations of breaching closed meeting rules. Despite the conflict, the motion to restore funding passed unanimously, as did a second motion requesting the organization provide a report on its services to Council.
Agenda summary Pre-meeting
The Township of Langley Council will consider authorizing significant new debt for major infrastructure and land projects. Council will vote on approving borrowing a total of $81,230,457 from the Municipal Finance Authority in spring 2026. This debt is allocated across several previously authorized projects, including $45.8 million for Strategic Land, $12.8 million for Culvert Infrastructure, $9.9 million for Facilities Renewal, $7.0 million for Old Yale Road improvements, and $5.8 million for the Aldergrove Parkade. The agenda also includes bylaws for temporary borrowing to finance the culvert and facilities renewal projects pending the issuance of long-term debentures.
Major land use changes are proposed, led by the first and second readings of the 2025 Official Community Plan (OCP) Update under Bylaw No. 6200. This comprehensive update aims to align the OCP and its component community plans with recent provincial housing legislation and introduces new policies for housing, heritage, and climate action. Additionally, Council will review a significant rezoning application for properties on 206 and 207 Street in the Willoughby area. The proposal seeks to rezone 6.59 acres to facilitate a 144-unit townhouse development, which requires road dedications and widening, the retention of 15 significant trees, protection of a 0.9-acre environmental area, and a voluntary amenity contribution of $4,173,600.
Several items on the agenda address pedestrian infrastructure, green space, and traffic calming. Council will direct staff to remove the temporary pedestrian plaza on Glover Road in Fort Langley and to develop a design for a new permanent plaza on nearby Mavis Avenue. A development permit for a property on 198A Street is conditional on securing a 6-metre wide public right-of-way for a future north-south trail connection. For information, Council will receive updates on traffic calming neighbourhood ballots for 209A Street and Walnut Grove Drive, as well as public engagement results for the Strawberry Hill Reservoir replacement project.
Major land use changes are proposed, led by the first and second readings of the 2025 Official Community Plan (OCP) Update under Bylaw No. 6200. This comprehensive update aims to align the OCP and its component community plans with recent provincial housing legislation and introduces new policies for housing, heritage, and climate action. Additionally, Council will review a significant rezoning application for properties on 206 and 207 Street in the Willoughby area. The proposal seeks to rezone 6.59 acres to facilitate a 144-unit townhouse development, which requires road dedications and widening, the retention of 15 significant trees, protection of a 0.9-acre environmental area, and a voluntary amenity contribution of $4,173,600.
Several items on the agenda address pedestrian infrastructure, green space, and traffic calming. Council will direct staff to remove the temporary pedestrian plaza on Glover Road in Fort Langley and to develop a design for a new permanent plaza on nearby Mavis Avenue. A development permit for a property on 198A Street is conditional on securing a 6-metre wide public right-of-way for a future north-south trail connection. For information, Council will receive updates on traffic calming neighbourhood ballots for 209A Street and Walnut Grove Drive, as well as public engagement results for the Strawberry Hill Reservoir replacement project.
Meeting summary Post-meeting
Hello Strong Towns Langley members, Todd here with a follow-up on the November 17 Township Council meeting. It was a busy session with significant debate and several key decisions on the items we were watching. Here’s a summary of what happened.
Major Financial Decisions: Over $81 Million in New Debt Authorized
As anticipated, council considered item G.3, authorizing the borrowing of over $81.2 million for several major projects. The motion was moved and sparked a key question from Councillor Richter about the Township's total authorized debt. Staff confirmed the current total stands at a substantial $526,743,765, not including any potential debt from the Langley Housing Trust Society. Councillor Whitmarsh also sought clarification on the borrowing mechanism, which staff explained allows projects to begin before the permanent long-term debt is issued. The series of motions to authorize the new borrowing was ultimately carried, with Councillor Richter opposed. This decision officially locks in significant long-term financial commitments for the projects we highlighted, including Strategic Land acquisition, the Aldergrove Parkade, and Culvert Infrastructure.
Planning and Development: OCP Update and Large Townhouse Project Move to Public Hearing
Both major planning bylaws passed their first and second readings and are now headed to a public hearing on December 1st.
* F.1 - 2025 OCP Update: There was brief, positive commentary from councillors thanking staff for the extensive work on this file. The motion carried unanimously, setting the stage for public feedback on the updated housing, heritage, and climate action policies.
* F.2 - Northeast Gordon Estate Rezoning: This application to allow for 144 townhouses also moved forward with little debate. It carried unanimously and will be part of the same December 1st public hearing.
People-Centred Infrastructure: Glover Plaza, Traffic Calming, and Procedural Drama
This was an area of lively discussion and notable outcomes.
* E.2 - Glover Road Pedestrian Plaza: Council unanimously approved the removal of the temporary plaza on Glover Road. The second part of the motion, directing staff to design a new permanent plaza on Mavis Avenue, generated considerable debate. Councillors Martens and Baillie raised serious safety concerns about the proposed Mavis location, specifically its proximity to a major intersection and the turning radius required for the large trucks that use it as a truck route. Staff assured council that these safety factors would be thoroughly analysed in the conceptual design phase, which will be brought back to council for consideration before any construction. The full motion carried unanimously.
* N.3 & N.5 - Traffic Calming Updates Become Action Items: The information memos on traffic calming for 209A Street and Walnut Grove Drive were turned into action items. Council passed a new motion directing staff to complete the 209A Street measures in 2026. For Walnut Grove Drive, another new motion directed staff to develop conceptual options and cost estimates before the start of the next school year. This represents a proactive step by council to advance these neighbourhood projects.
Other Items of Note and Council Conduct
The meeting was marked by several procedural disputes, primarily between Councillor Richter and Mayor Woodward. The meeting began with a failed attempt by Councillor Richter to amend the agenda. This was followed by a "challenge to the chair" after the Mayor ruled her motion to amend the minutes out of order; the Mayor's ruling was upheld.
Later, a significant disagreement arose over the Acting Mayor rotation. Councillor Whitmarsh stated he had no desire to serve in the role, prompting Councillor Richter to move a motion to remove him from the rotation and split his term between two other councillors. The Mayor again ruled the motion out of order and requested it be filed as a notice of motion for the next meeting. Councillor Richter challenged the chair for a second time. The challenge resulted in a tie vote, which, under council procedure, means the chair's ruling was supported. Councillor Richter then formally submitted a notice of motion on the topic, ensuring it will be on the agenda for the December 1st meeting.
Finally, council also passed a new motion brought forward by Councillor Baillie to work with organizations to lobby the federal government to build housing for Canadian Armed Forces members at the base in Aldergrove. The motion carried, with Councillor Richter opposed.
Major Financial Decisions: Over $81 Million in New Debt Authorized
As anticipated, council considered item G.3, authorizing the borrowing of over $81.2 million for several major projects. The motion was moved and sparked a key question from Councillor Richter about the Township's total authorized debt. Staff confirmed the current total stands at a substantial $526,743,765, not including any potential debt from the Langley Housing Trust Society. Councillor Whitmarsh also sought clarification on the borrowing mechanism, which staff explained allows projects to begin before the permanent long-term debt is issued. The series of motions to authorize the new borrowing was ultimately carried, with Councillor Richter opposed. This decision officially locks in significant long-term financial commitments for the projects we highlighted, including Strategic Land acquisition, the Aldergrove Parkade, and Culvert Infrastructure.
Planning and Development: OCP Update and Large Townhouse Project Move to Public Hearing
Both major planning bylaws passed their first and second readings and are now headed to a public hearing on December 1st.
* F.1 - 2025 OCP Update: There was brief, positive commentary from councillors thanking staff for the extensive work on this file. The motion carried unanimously, setting the stage for public feedback on the updated housing, heritage, and climate action policies.
* F.2 - Northeast Gordon Estate Rezoning: This application to allow for 144 townhouses also moved forward with little debate. It carried unanimously and will be part of the same December 1st public hearing.
People-Centred Infrastructure: Glover Plaza, Traffic Calming, and Procedural Drama
This was an area of lively discussion and notable outcomes.
* E.2 - Glover Road Pedestrian Plaza: Council unanimously approved the removal of the temporary plaza on Glover Road. The second part of the motion, directing staff to design a new permanent plaza on Mavis Avenue, generated considerable debate. Councillors Martens and Baillie raised serious safety concerns about the proposed Mavis location, specifically its proximity to a major intersection and the turning radius required for the large trucks that use it as a truck route. Staff assured council that these safety factors would be thoroughly analysed in the conceptual design phase, which will be brought back to council for consideration before any construction. The full motion carried unanimously.
* N.3 & N.5 - Traffic Calming Updates Become Action Items: The information memos on traffic calming for 209A Street and Walnut Grove Drive were turned into action items. Council passed a new motion directing staff to complete the 209A Street measures in 2026. For Walnut Grove Drive, another new motion directed staff to develop conceptual options and cost estimates before the start of the next school year. This represents a proactive step by council to advance these neighbourhood projects.
Other Items of Note and Council Conduct
The meeting was marked by several procedural disputes, primarily between Councillor Richter and Mayor Woodward. The meeting began with a failed attempt by Councillor Richter to amend the agenda. This was followed by a "challenge to the chair" after the Mayor ruled her motion to amend the minutes out of order; the Mayor's ruling was upheld.
Later, a significant disagreement arose over the Acting Mayor rotation. Councillor Whitmarsh stated he had no desire to serve in the role, prompting Councillor Richter to move a motion to remove him from the rotation and split his term between two other councillors. The Mayor again ruled the motion out of order and requested it be filed as a notice of motion for the next meeting. Councillor Richter challenged the chair for a second time. The challenge resulted in a tie vote, which, under council procedure, means the chair's ruling was supported. Councillor Richter then formally submitted a notice of motion on the topic, ensuring it will be on the agenda for the December 1st meeting.
Finally, council also passed a new motion brought forward by Councillor Baillie to work with organizations to lobby the federal government to build housing for Canadian Armed Forces members at the base in Aldergrove. The motion carried, with Councillor Richter opposed.
Agenda summary Pre-meeting
The Township of Langley Council will address several expensive infrastructure projects and significant financial decisions. Key items include a request to pre-approve nearly $5.5 million in the 2026 capital budget for upgrades to the Willoughby Booster Pump Station. Council will also consider endorsing a ten-year plan to rehabilitate 175 kilometers of local roads currently in poor condition, referring the funding schedule to the next financial plan. Additionally, following a closed meeting, it will be publicly announced that a $25 million federal grant has been secured for a new Concert and Performance Hall at the Langley Events Centre, with Council authorizing up to $1 million to begin the design process.
Major fiscal and budgetary measures are also on the agenda. A notice of motion from the Mayor proposes to reduce planned borrowing for several capital projects, including the Aldergrove Parkade and strategic land acquisition, by finalizing their costs and utilizing over $23 million from alternative sources like reserves and amenity funds. Council will also reconsider the final adoption of the 2023 and 2024 Development Cost Charges bylaws, which dictate how infrastructure is funded by new development. Furthermore, two new policies for funding the long-term replacement of infrastructure assets, from both general revenue and utility user rates, are slated for approval.
In terms of community planning and land use, Council will consider giving first and second reading to a comprehensive update of the Official Community Plan (Bylaw 6200). This update aims to align local plans with recent provincial housing legislation and refresh policies on housing, heritage, and climate action. Council will also direct staff on community engagement for pre-zoning options along the 200 Street corridor. Transportation improvements include authorizing a grant application for $125,000 toward the widening of 80 Avenue from 204 Street to 212 Street and a motion for a traffic calming measure to extend the school zone on 202A Street. Finally, green space initiatives include a development permit that requires protection of streamside areas and a pre-approval of $395,000 for improvements at McLeod Athletic Park.
Major fiscal and budgetary measures are also on the agenda. A notice of motion from the Mayor proposes to reduce planned borrowing for several capital projects, including the Aldergrove Parkade and strategic land acquisition, by finalizing their costs and utilizing over $23 million from alternative sources like reserves and amenity funds. Council will also reconsider the final adoption of the 2023 and 2024 Development Cost Charges bylaws, which dictate how infrastructure is funded by new development. Furthermore, two new policies for funding the long-term replacement of infrastructure assets, from both general revenue and utility user rates, are slated for approval.
In terms of community planning and land use, Council will consider giving first and second reading to a comprehensive update of the Official Community Plan (Bylaw 6200). This update aims to align local plans with recent provincial housing legislation and refresh policies on housing, heritage, and climate action. Council will also direct staff on community engagement for pre-zoning options along the 200 Street corridor. Transportation improvements include authorizing a grant application for $125,000 toward the widening of 80 Avenue from 204 Street to 212 Street and a motion for a traffic calming measure to extend the school zone on 202A Street. Finally, green space initiatives include a development permit that requires protection of streamside areas and a pre-approval of $395,000 for improvements at McLeod Athletic Park.
Meeting summary Post-meeting
Hello Strong Towns Langley members!
Here is a summary of the key outcomes from the Township of Langley Council Meeting on November 3, 2025, focusing on items relevant to our work in building financially resilient and people-centred communities. The meeting saw significant changes to major infrastructure plans and lively debate on accessibility and public safety.
Major Planning and Housing Items Deferred or Altered
The highly anticipated 2025 Official Community Plan Update (F.1) did not proceed; it was deferred to the November 17 meeting during the agenda adoption. This came after a motion by Councillor Martens to move a related item from the closed session to the open agenda was defeated.
Council significantly altered the proposal for Pre-zoning Options Along the 200 Street Corridor (E.3). Instead of a broad approach, a new motion was passed directing staff to advance pre-zoning applications without density benefit provisions for specific sites, including undeveloped gateway lands and infill opportunities up to 12 storeys near the Carvolth Exchange and Langley Events Centre. This targeted approach, which removes density bonusing from the equation, carried with Councillor Richter opposed.
In positive news for housing diversity, the bylaw requiring more two- and three-bedroom units in new apartments (I.2) was given final adoption unanimously.
Substantial Changes to Long-Term Infrastructure and Financial Plans
Council scaled back commitments on two major infrastructure programs. The overarching Infrastructure Renewal Program and Policy (E.1), which sets the policy for replacing assets, was deferred by a full year to November 2026.
Similarly, the ten-year Rural and Urban Local Road Reconstruction Program (E.12) was not endorsed. Instead, Council passed an alternative motion approving a one-time $5 million from reserves for 2026 to begin work on roads in poor condition, referring the broader multi-year plan to the 2027 budget process. This shifts the focus from a long-term commitment to a single-year allocation for now.
On the financial front, Council voted to reconsider and then give final adoption to the 2023 and 2024 Development Cost Charges (DCC) Bylaws (J.1), a key tool for funding growth-related infrastructure. The motion from Mayor Woodward to reduce borrowing for several capital projects, including the 208A Street and 212 Connector roadworks (P.1), also passed as amended.
Council approved the pre-approval of a $5.4 million retrofit for the Willoughby Booster Pump Station (E.8), funded primarily by DCCs, and also authorized an application for a $125,000 grant to help fund the widening of 80 Avenue (E.5). For parks, Council approved a $350,000 contribution for McLeod Athletic Park (E.7), amending the motion to release the funds at 50% completion rather than upon opening. Finally, it was made public that a new $25 million concert hall at the Langley Events Centre (M.1) will be moving forward with federal funding.
Lively Debate on Active Transportation and Public Safety
A detailed information memo on reducing barriers for trail users (N.5), specifically "baffle gates," sparked a new motion from Councillor Pratt. The motion, which passed unanimously, directs staff to use alternative designs for new trails, authorizes a $135,000 pilot project to retrofit or remove existing baffle gates in the Willoughby area, and requests a report on a long-term retrofit plan. This followed a lengthy debate where Councillor Martens raised safety concerns about removing a feature that slows down fast-moving users like e-scooters before they enter roadways, while others highlighted the significant accessibility challenges the gates pose. Councillor Pratt clarified that the term "retrofit" was left intentionally flexible to allow staff to decide on a case-by-case basis whether to widen the gates or replace them with bollards.
On other active transportation and safety items, the motion to extend a 30 km/h school zone on 202A Street (P.3) passed unanimously. A development permit requiring the protection and restoration of streamside areas (E.9) was also approved unanimously.
Here is a summary of the key outcomes from the Township of Langley Council Meeting on November 3, 2025, focusing on items relevant to our work in building financially resilient and people-centred communities. The meeting saw significant changes to major infrastructure plans and lively debate on accessibility and public safety.
Major Planning and Housing Items Deferred or Altered
The highly anticipated 2025 Official Community Plan Update (F.1) did not proceed; it was deferred to the November 17 meeting during the agenda adoption. This came after a motion by Councillor Martens to move a related item from the closed session to the open agenda was defeated.
Council significantly altered the proposal for Pre-zoning Options Along the 200 Street Corridor (E.3). Instead of a broad approach, a new motion was passed directing staff to advance pre-zoning applications without density benefit provisions for specific sites, including undeveloped gateway lands and infill opportunities up to 12 storeys near the Carvolth Exchange and Langley Events Centre. This targeted approach, which removes density bonusing from the equation, carried with Councillor Richter opposed.
In positive news for housing diversity, the bylaw requiring more two- and three-bedroom units in new apartments (I.2) was given final adoption unanimously.
Substantial Changes to Long-Term Infrastructure and Financial Plans
Council scaled back commitments on two major infrastructure programs. The overarching Infrastructure Renewal Program and Policy (E.1), which sets the policy for replacing assets, was deferred by a full year to November 2026.
Similarly, the ten-year Rural and Urban Local Road Reconstruction Program (E.12) was not endorsed. Instead, Council passed an alternative motion approving a one-time $5 million from reserves for 2026 to begin work on roads in poor condition, referring the broader multi-year plan to the 2027 budget process. This shifts the focus from a long-term commitment to a single-year allocation for now.
On the financial front, Council voted to reconsider and then give final adoption to the 2023 and 2024 Development Cost Charges (DCC) Bylaws (J.1), a key tool for funding growth-related infrastructure. The motion from Mayor Woodward to reduce borrowing for several capital projects, including the 208A Street and 212 Connector roadworks (P.1), also passed as amended.
Council approved the pre-approval of a $5.4 million retrofit for the Willoughby Booster Pump Station (E.8), funded primarily by DCCs, and also authorized an application for a $125,000 grant to help fund the widening of 80 Avenue (E.5). For parks, Council approved a $350,000 contribution for McLeod Athletic Park (E.7), amending the motion to release the funds at 50% completion rather than upon opening. Finally, it was made public that a new $25 million concert hall at the Langley Events Centre (M.1) will be moving forward with federal funding.
Lively Debate on Active Transportation and Public Safety
A detailed information memo on reducing barriers for trail users (N.5), specifically "baffle gates," sparked a new motion from Councillor Pratt. The motion, which passed unanimously, directs staff to use alternative designs for new trails, authorizes a $135,000 pilot project to retrofit or remove existing baffle gates in the Willoughby area, and requests a report on a long-term retrofit plan. This followed a lengthy debate where Councillor Martens raised safety concerns about removing a feature that slows down fast-moving users like e-scooters before they enter roadways, while others highlighted the significant accessibility challenges the gates pose. Councillor Pratt clarified that the term "retrofit" was left intentionally flexible to allow staff to decide on a case-by-case basis whether to widen the gates or replace them with bollards.
On other active transportation and safety items, the motion to extend a 30 km/h school zone on 202A Street (P.3) passed unanimously. A development permit requiring the protection and restoration of streamside areas (E.9) was also approved unanimously.
Agenda summary Pre-meeting
The Township of Langley Council will consider several significant financial commitments for major infrastructure projects. The agenda includes a capital pre-approval of $19,150,000 for the construction of the 212 Street Connector roadworks. Council will also decide whether to authorize applications for $7,253,000 in TransLink cost-sharing, which would require a Township contribution of nearly $3.8 million for various transportation projects. Other financial items include a pre-approval of $3,075,000 for fleet replacement, over $714,000 to cover tariffs for the new Ice and Dry Arenas Facility, and a motion to establish a new reserve for Bedford Channel dredging with an initial funding of $500,000.
Multiple initiatives are proposed to improve road, pedestrian, and cycling networks. A key report seeks direction to budget $6,280,000 for the engineering design of 13 major road and active transportation projects in the Willoughby and Willowbrook areas, targeting corridors such as 200 Street, 80 Avenue, and 72 Avenue. Council will also endorse a ten-year plan to rehabilitate 175 kilometers of local roads currently in poor condition. In response to resident concerns, new motions direct staff to report back on extending multi-use paths along 40 Avenue and to expand a traffic safety study in Murrayville to include a section of 223 Street.
Significant land use and development decisions are on the table. Final adoption is being considered for bylaws that amend the Central Gordon Neighbourhood Plan to facilitate a development of 386 apartment units and commercial space. A separate rezoning bylaw for a 124-unit townhouse development in the Latimer neighbourhood is up for first, second, and third readings. This project's prerequisites include road widenings, the construction of both a street greenway and a 15-metre-wide ecological greenway, and a voluntary community contribution of $1.78 million. Finally, Council will decide on future building energy efficiency standards, choosing whether to align with the provincial BC Building Code's Step Code 3 or maintain the Township's current, more stringent Step Code 4 requirements for residential construction.
Multiple initiatives are proposed to improve road, pedestrian, and cycling networks. A key report seeks direction to budget $6,280,000 for the engineering design of 13 major road and active transportation projects in the Willoughby and Willowbrook areas, targeting corridors such as 200 Street, 80 Avenue, and 72 Avenue. Council will also endorse a ten-year plan to rehabilitate 175 kilometers of local roads currently in poor condition. In response to resident concerns, new motions direct staff to report back on extending multi-use paths along 40 Avenue and to expand a traffic safety study in Murrayville to include a section of 223 Street.
Significant land use and development decisions are on the table. Final adoption is being considered for bylaws that amend the Central Gordon Neighbourhood Plan to facilitate a development of 386 apartment units and commercial space. A separate rezoning bylaw for a 124-unit townhouse development in the Latimer neighbourhood is up for first, second, and third readings. This project's prerequisites include road widenings, the construction of both a street greenway and a 15-metre-wide ecological greenway, and a voluntary community contribution of $1.78 million. Finally, Council will decide on future building energy efficiency standards, choosing whether to align with the provincial BC Building Code's Step Code 3 or maintain the Township's current, more stringent Step Code 4 requirements for residential construction.
Meeting summary Post-meeting
Here is a summary of the Township of Langley Council Meeting on October 6, 2025, with a focus on items relevant to Strong Towns Langley.
In a significant start to the meeting, Council voted to amend the agenda and defer several key items previously highlighted. Both Report 25-160 (TransLink 2026 Funding Requests), concerning over $7.2 million in applications, and Report 25-157 (Willoughby and Willowbrook Major Road and Active Transportation Projects), which proposed $6.28 million for engineering design of major roadworks and active transport, were deferred to the October 20, 2025, meeting. This means that discussion and decisions on these major transportation expenditures did not take place.
Pedestrian Safety Initiatives Move Forward
Pedestrian and traffic safety saw considerable attention and decisive action. Following a delegation from residents about the lack of traffic controls at 224 Street and 56 Avenue, Council voted to advance Notice of Motion O.1 from the end of the agenda. The motion, brought by Councillor Kunst, directs staff to prepare a report on safety improvements along 224 Street, specifically requesting a traffic safety assessment and the consideration of painted crosswalks. The motion carried unanimously.
Similarly, a delegation regarding safety concerns at Murrayville’s Historic 5 Corners, which highlighted its confusing five-way intersection and proximity to a daycare and schools, was referred to staff for a report. The delegation requested traffic calming measures like speed bumps and a reduced speed limit. This referral also passed unanimously.
Major Unscheduled Capital Spending on LED Screens Approved
The most substantial financial decisions of the meeting came from an unscheduled series of motions following a staff presentation on the Township’s aging LED video displays and audio systems. While the presentation was on the agenda, the subsequent motions to approve funding were not. Council approved six separate motions authorizing a total of $4,885,000 in immediate capital spending for new and replacement screens and audio systems. The funding was drawn primarily from the "Prior Year Surplus" and the Capital Project Reserve, bypassing the typical 2026 budget process.
The approved projects include:
* $2,190,000 for the Langley Event Centre (LEC) Arena Bowl video screen.
* $1,250,000 for the Willoughby Stadium exterior video screen.
* $525,000 for a video screen at the new LEC arenas.
* $465,000 for the McLeod Athletic Park video screen and sound system.
* $200,000 for the Aldergrove Community Centre water park exterior screen.
* $255,000 for the Willoughby Stadium permanent sound system.
All motions passed, though Councillor Richter voted in opposition to the new arenas screen and the McLeod Park screen, after questioning the process, lifespan of the assets, and lack of a dedicated reserve fund.
Development and Land Use Updates
The Official Community Plan and Rezoning application (F.1) for 40 townhouse units at 20354 – 71A Avenue was given first and second reading. As noted in the agenda, development prerequisites for this project include road dedications, potential road widenings, and greenways. The motion carried, with Councillor Richter opposed, and the application will now proceed to a Public Hearing.
Council also received two competing visions for the future of the Historic Berry Farm. One delegation proposed a community farm model focused on food security, incubator plots for new farmers, and education. A second delegation proposed a large-scale fair and exhibition ground with equine events and a potential rodeo. Council referred both proposals to staff to prepare a report that explores options for the site, directing that any use should celebrate agricultural history and strengthen food security. The motion for the staff report carried unanimously.
Other Notable Decisions
A motion directing staff to bring the draft Transportation and Mobility Strategy to Council for consideration before* further public consultation carried, with Councillor Richter opposed. The stated intent was to allow Council to provide input before the draft is presented as something Council supports.
* Council unanimously approved a motion to create a new Redwoods Golf Course Reserve and Council Policy, a measure aimed at improving long-term financial management of the Township-owned asset.
* Council unanimously objected to a proposed 62-meter Telus telecommunication tower in Glen Valley, siding with a resident delegation that cited land use conflicts with the Agricultural Land Reserve (ALR) and a flawed consultation process.
In a significant start to the meeting, Council voted to amend the agenda and defer several key items previously highlighted. Both Report 25-160 (TransLink 2026 Funding Requests), concerning over $7.2 million in applications, and Report 25-157 (Willoughby and Willowbrook Major Road and Active Transportation Projects), which proposed $6.28 million for engineering design of major roadworks and active transport, were deferred to the October 20, 2025, meeting. This means that discussion and decisions on these major transportation expenditures did not take place.
Pedestrian Safety Initiatives Move Forward
Pedestrian and traffic safety saw considerable attention and decisive action. Following a delegation from residents about the lack of traffic controls at 224 Street and 56 Avenue, Council voted to advance Notice of Motion O.1 from the end of the agenda. The motion, brought by Councillor Kunst, directs staff to prepare a report on safety improvements along 224 Street, specifically requesting a traffic safety assessment and the consideration of painted crosswalks. The motion carried unanimously.
Similarly, a delegation regarding safety concerns at Murrayville’s Historic 5 Corners, which highlighted its confusing five-way intersection and proximity to a daycare and schools, was referred to staff for a report. The delegation requested traffic calming measures like speed bumps and a reduced speed limit. This referral also passed unanimously.
Major Unscheduled Capital Spending on LED Screens Approved
The most substantial financial decisions of the meeting came from an unscheduled series of motions following a staff presentation on the Township’s aging LED video displays and audio systems. While the presentation was on the agenda, the subsequent motions to approve funding were not. Council approved six separate motions authorizing a total of $4,885,000 in immediate capital spending for new and replacement screens and audio systems. The funding was drawn primarily from the "Prior Year Surplus" and the Capital Project Reserve, bypassing the typical 2026 budget process.
The approved projects include:
* $2,190,000 for the Langley Event Centre (LEC) Arena Bowl video screen.
* $1,250,000 for the Willoughby Stadium exterior video screen.
* $525,000 for a video screen at the new LEC arenas.
* $465,000 for the McLeod Athletic Park video screen and sound system.
* $200,000 for the Aldergrove Community Centre water park exterior screen.
* $255,000 for the Willoughby Stadium permanent sound system.
All motions passed, though Councillor Richter voted in opposition to the new arenas screen and the McLeod Park screen, after questioning the process, lifespan of the assets, and lack of a dedicated reserve fund.
Development and Land Use Updates
The Official Community Plan and Rezoning application (F.1) for 40 townhouse units at 20354 – 71A Avenue was given first and second reading. As noted in the agenda, development prerequisites for this project include road dedications, potential road widenings, and greenways. The motion carried, with Councillor Richter opposed, and the application will now proceed to a Public Hearing.
Council also received two competing visions for the future of the Historic Berry Farm. One delegation proposed a community farm model focused on food security, incubator plots for new farmers, and education. A second delegation proposed a large-scale fair and exhibition ground with equine events and a potential rodeo. Council referred both proposals to staff to prepare a report that explores options for the site, directing that any use should celebrate agricultural history and strengthen food security. The motion for the staff report carried unanimously.
Other Notable Decisions
A motion directing staff to bring the draft Transportation and Mobility Strategy to Council for consideration before* further public consultation carried, with Councillor Richter opposed. The stated intent was to allow Council to provide input before the draft is presented as something Council supports.
* Council unanimously approved a motion to create a new Redwoods Golf Course Reserve and Council Policy, a measure aimed at improving long-term financial management of the Township-owned asset.
* Council unanimously objected to a proposed 62-meter Telus telecommunication tower in Glen Valley, siding with a resident delegation that cited land use conflicts with the Agricultural Land Reserve (ALR) and a flawed consultation process.
Agenda summary Pre-meeting
The Township of Langley Council will consider several significant financial commitments for major infrastructure projects at its October 6, 2025 meeting. A key report proposes submitting capital requests for the engineering design of numerous road and active transportation projects in Willoughby and Willowbrook, at a total design cost of $6,280,000. These projects include roadworks on segments of 200 Street, 80 Avenue, and 72 Avenue, as well as active transportation improvements on 204 Street and Willowbrook Drive. Council will also be asked to pre-approve $3,075,000 from the Public Works Equipment Replacement Reserve for the 2025 fleet replacement program. Additionally, staff are seeking authorization to apply for over $7.2 million in TransLink cost-sharing, which would require a Township contribution of $3,786,333 towards the 2026 Capital Budget.
Land use and development are prominent on the agenda, highlighted by a proposal to amend the Official Community Plan and rezone 0.78 hectares at 20354 – 71A Avenue and 7091 – 204 Street. The change would facilitate a 40-unit townhouse development, shifting the land use designation in the Central Gordon Estate Neighbourhood Plan to allow for higher density. The proposal is subject to numerous conditions, including road and greenway dedications, a final tree management plan, and a voluntary amenity contribution from the developer of $1,076,000. Council will also decide whether to support or object to an application for a 62-metre telecommunication tower at 8550 – 252 Street, an issue also being addressed by a delegation from the Friends of Glen Valley.
Community concerns regarding traffic safety, parks, and green space are scheduled for discussion. Council will hear delegations about traffic safety at Murrayville’s Historic 5 Corners and the lack of traffic controls at 224 Street and 56 Avenue. A corresponding Notice of Motion requests a staff report on pedestrian and traffic safety improvements along 224 Street, including potential crosswalks. Other delegations will address improvements to Langley Meadow Park and the potential development of the historic Berry Farm lands using a community farm model. In other green initiatives, Council will consider authorizing applications for Bee City and Bat-friendly Community certifications, which includes a new annual budget allocation of $1,600. Finally, a motion proposes creating a new reserve fund for the Redwoods Golf Course, using proceeds from its operations for future investments.
Land use and development are prominent on the agenda, highlighted by a proposal to amend the Official Community Plan and rezone 0.78 hectares at 20354 – 71A Avenue and 7091 – 204 Street. The change would facilitate a 40-unit townhouse development, shifting the land use designation in the Central Gordon Estate Neighbourhood Plan to allow for higher density. The proposal is subject to numerous conditions, including road and greenway dedications, a final tree management plan, and a voluntary amenity contribution from the developer of $1,076,000. Council will also decide whether to support or object to an application for a 62-metre telecommunication tower at 8550 – 252 Street, an issue also being addressed by a delegation from the Friends of Glen Valley.
Community concerns regarding traffic safety, parks, and green space are scheduled for discussion. Council will hear delegations about traffic safety at Murrayville’s Historic 5 Corners and the lack of traffic controls at 224 Street and 56 Avenue. A corresponding Notice of Motion requests a staff report on pedestrian and traffic safety improvements along 224 Street, including potential crosswalks. Other delegations will address improvements to Langley Meadow Park and the potential development of the historic Berry Farm lands using a community farm model. In other green initiatives, Council will consider authorizing applications for Bee City and Bat-friendly Community certifications, which includes a new annual budget allocation of $1,600. Finally, a motion proposes creating a new reserve fund for the Redwoods Golf Course, using proceeds from its operations for future investments.
Meeting summary Post-meeting
During its October 6, 2025, regular meeting, the Township of Langley Council addressed significant land use, public safety, and infrastructure spending issues. A central topic was the future of the 55-acre, township-owned Historic Barry Farm. Council heard two detailed proposals: one from the Historic Barry Community Farm Coalition for a community farm focused on food security, education, and incubator plots for new farmers, and another from the Township of Langley Farm and Ranch Exhibition Society, which envisioned fair and exhibition grounds for 4-H, equine events, and a potential rodeo. Recognizing the merits of both visions, Council unanimously passed a motion directing staff to prepare a report exploring potential uses for the property, mandating consultation with both stakeholder groups to find a collaborative path forward that celebrates the Township’s agricultural heritage.
Council also responded to several public delegations concerning community safety and development. Residents from the Murrayville Five Corners area (21580 48th Avenue) requested immediate traffic calming measures to address a dangerous intersection near a daycare, prompting Council to refer the matter to staff for a report. Following another delegation about safety concerns and sightline obstructions at 56th Avenue and 224th Street, Council unanimously passed a motion to address pedestrian and traffic safety along that corridor. In a land use decision, Council voted unanimously to formally object to a proposed 62-meter Telus 5G telecommunications tower in Glen Valley, siding with residents who argued it conflicted with the area's rural zoning and the Agricultural Land Reserve (ALR).
The meeting concluded with a major financial commitment toward infrastructure renewal. Following a staff presentation on the aging and failing LED video displays and audio systems at key municipal venues, Council approved a series of motions authorizing approximately $3.375 million in immediate spending. The funds, drawn from various reserves including the 2024 surplus, will finance critical upgrades and replacements. Key projects approved include new video screens for the Langley Events Centre's (LEC) new arenas ($1.25 million) and outdoor stadium ($1.15 million), a replacement screen and sound system for McLeod Athletic Park ($520,000), a replacement screen for the Aldergrove Community Centre water park ($200,000), and a new sound system for Willoughby Stadium ($255,000). This decisive action aims to maintain the quality of community facilities and their ability to attract major sporting and cultural events.
Council also responded to several public delegations concerning community safety and development. Residents from the Murrayville Five Corners area (21580 48th Avenue) requested immediate traffic calming measures to address a dangerous intersection near a daycare, prompting Council to refer the matter to staff for a report. Following another delegation about safety concerns and sightline obstructions at 56th Avenue and 224th Street, Council unanimously passed a motion to address pedestrian and traffic safety along that corridor. In a land use decision, Council voted unanimously to formally object to a proposed 62-meter Telus 5G telecommunications tower in Glen Valley, siding with residents who argued it conflicted with the area's rural zoning and the Agricultural Land Reserve (ALR).
The meeting concluded with a major financial commitment toward infrastructure renewal. Following a staff presentation on the aging and failing LED video displays and audio systems at key municipal venues, Council approved a series of motions authorizing approximately $3.375 million in immediate spending. The funds, drawn from various reserves including the 2024 surplus, will finance critical upgrades and replacements. Key projects approved include new video screens for the Langley Events Centre's (LEC) new arenas ($1.25 million) and outdoor stadium ($1.15 million), a replacement screen and sound system for McLeod Athletic Park ($520,000), a replacement screen for the Aldergrove Community Centre water park ($200,000), and a new sound system for Willoughby Stadium ($255,000). This decisive action aims to maintain the quality of community facilities and their ability to attract major sporting and cultural events.
Meeting summary Post-meeting
Hello Strong Towns Langley members! Todd here with your friendly recap of the Township Council meeting held on Monday, September 15, 2025. Council returned from summer break to a newly upgraded AV system in the Fraser River Presentation Theatre (which experienced a few minor hiccups!). The meeting covered a wide range of topics, from infrastructure planning and community development to social initiatives and park improvements, with Council actively working to advance key projects and discussions.
A significant portion of the meeting focused on accelerating infrastructure and development processes. Council unanimously voted to adopt an alternative motion for the 16 Avenue Corridor and Intersections Update (E6), allocating $198,000 from ROWDCCs and the Capital Projects Reserve to begin the study in 2025, rather than waiting for the 2026-2030 Financial Plan. This move aims to fast-track improvements for this critical transportation corridor. Similarly, alternative motions were passed for Noel Booth Parking, Fieldhouse and Recreation Improvements (E7) and Aldergrove Athletic Park Sport Improvements (E8), approving $250,000 each from the Capital Projects Reserve to commence detailed design and technical analysis in 2025. This allows for potential construction options to be considered as early as 2026. These decisions reflect a proactive approach to addressing community needs for facilities and transportation, supported by a healthy financial report (M3) showing record DCC revenue in the first half of 2025.
Development applications also saw movement, particularly in the Willoughby area. Official Community Plan Amendment and Rezoning Application No. 100302 (F2) and No. 100291 (F3), both facilitating approximately 83 townhouses, received first and second readings, and will now proceed to public hearings. These applications include significant voluntary amenity contributions of $2,415,200 and $2,095,200, respectively, and outline conditions for road upgrades, tree management, and environmental protection. There was some vocal disagreement from Councillor Richter regarding the extent of tree retention for these projects, specifically questioning the number of significant trees being saved compared to the total on site. Council also unanimously deferred consideration of Pre-zoning Options Along 200 Street Corridor (E11) to November 3rd, while endorsing the timeline for the broader Official Community Plan Update (E12).
A notable discussion, particularly for a "people-centred community," involved Building Permit Conditions for 21020 76 Avenue (The Board of Education of School District No. 35) (E13). Council debated conditions related to access for a new high school and middle school. While the original staff recommendation included two conditions, Council ultimately voted to approve only a modified version of condition 'a', which limits access from 76 Avenue to right-in/left-out movements. A proposed amendment by Mayor Woodward to remove the requirement for "physical traffic control devices" from this condition also passed, albeit with Councillor Bailey, Councillor Martens, and Councillor Pratt opposed due to safety concerns. Councillor Richter then successfully moved a subsequent motion for staff to fast-track these building permits, despite staff indicating they were already doing so, highlighting Council's strong desire to ensure the schools open on schedule by September 2027 for the 2,800 students expected.
Other important decisions included endorsing the preliminary concept for Smithview Park at Jericho Reservoir (E4), but referring it to staff for public consultation, with Councillor Richter questioning the novelty and cost implications of such a park. The World Cup 2026 Viewing Events (E3) recommendation passed, directing staff to explore securing public viewing rights, with an additional motion passed to gather more details on potential LED video display upgrades/replacements. The Rainbow Crosswalk Maintenance Funding and Commitments (O2) motion from Councillor Bailey, which generated significant discussion and an initial point of order regarding division, ultimately passed unanimously in three separate parts: unequivocally affirming support, committing $25,000 annually for maintenance (minimum four times a year), and directing staff to consult with stakeholders like Langley Pride Society on preferred designs. This demonstrated a strong, unified commitment to the LGBTQIA2S+ community. Council also approved a motion to install a plaque in the renovated Presentation Theatre in recognition of Zosia Ettenberg's lasting contributions to accessibility (O3) and directed staff to assess tennis court utilization and capacity (O4). Finally, Councillor Pratt's motion for a plan for Aldergrove's Kinsmen Heritage Park (O5), including public and stakeholder consultation, was unanimously carried.
Overall, the meeting showcased Council's dedication to moving forward with key infrastructure projects, facilitating much-needed housing, and actively addressing community concerns and social initiatives. The emphasis on accelerating processes and ensuring community engagement, even amid technical adjustments, signals a busy and productive period ahead for the Township of Langley.
A significant portion of the meeting focused on accelerating infrastructure and development processes. Council unanimously voted to adopt an alternative motion for the 16 Avenue Corridor and Intersections Update (E6), allocating $198,000 from ROWDCCs and the Capital Projects Reserve to begin the study in 2025, rather than waiting for the 2026-2030 Financial Plan. This move aims to fast-track improvements for this critical transportation corridor. Similarly, alternative motions were passed for Noel Booth Parking, Fieldhouse and Recreation Improvements (E7) and Aldergrove Athletic Park Sport Improvements (E8), approving $250,000 each from the Capital Projects Reserve to commence detailed design and technical analysis in 2025. This allows for potential construction options to be considered as early as 2026. These decisions reflect a proactive approach to addressing community needs for facilities and transportation, supported by a healthy financial report (M3) showing record DCC revenue in the first half of 2025.
Development applications also saw movement, particularly in the Willoughby area. Official Community Plan Amendment and Rezoning Application No. 100302 (F2) and No. 100291 (F3), both facilitating approximately 83 townhouses, received first and second readings, and will now proceed to public hearings. These applications include significant voluntary amenity contributions of $2,415,200 and $2,095,200, respectively, and outline conditions for road upgrades, tree management, and environmental protection. There was some vocal disagreement from Councillor Richter regarding the extent of tree retention for these projects, specifically questioning the number of significant trees being saved compared to the total on site. Council also unanimously deferred consideration of Pre-zoning Options Along 200 Street Corridor (E11) to November 3rd, while endorsing the timeline for the broader Official Community Plan Update (E12).
A notable discussion, particularly for a "people-centred community," involved Building Permit Conditions for 21020 76 Avenue (The Board of Education of School District No. 35) (E13). Council debated conditions related to access for a new high school and middle school. While the original staff recommendation included two conditions, Council ultimately voted to approve only a modified version of condition 'a', which limits access from 76 Avenue to right-in/left-out movements. A proposed amendment by Mayor Woodward to remove the requirement for "physical traffic control devices" from this condition also passed, albeit with Councillor Bailey, Councillor Martens, and Councillor Pratt opposed due to safety concerns. Councillor Richter then successfully moved a subsequent motion for staff to fast-track these building permits, despite staff indicating they were already doing so, highlighting Council's strong desire to ensure the schools open on schedule by September 2027 for the 2,800 students expected.
Other important decisions included endorsing the preliminary concept for Smithview Park at Jericho Reservoir (E4), but referring it to staff for public consultation, with Councillor Richter questioning the novelty and cost implications of such a park. The World Cup 2026 Viewing Events (E3) recommendation passed, directing staff to explore securing public viewing rights, with an additional motion passed to gather more details on potential LED video display upgrades/replacements. The Rainbow Crosswalk Maintenance Funding and Commitments (O2) motion from Councillor Bailey, which generated significant discussion and an initial point of order regarding division, ultimately passed unanimously in three separate parts: unequivocally affirming support, committing $25,000 annually for maintenance (minimum four times a year), and directing staff to consult with stakeholders like Langley Pride Society on preferred designs. This demonstrated a strong, unified commitment to the LGBTQIA2S+ community. Council also approved a motion to install a plaque in the renovated Presentation Theatre in recognition of Zosia Ettenberg's lasting contributions to accessibility (O3) and directed staff to assess tennis court utilization and capacity (O4). Finally, Councillor Pratt's motion for a plan for Aldergrove's Kinsmen Heritage Park (O5), including public and stakeholder consultation, was unanimously carried.
Overall, the meeting showcased Council's dedication to moving forward with key infrastructure projects, facilitating much-needed housing, and actively addressing community concerns and social initiatives. The emphasis on accelerating processes and ensuring community engagement, even amid technical adjustments, signals a busy and productive period ahead for the Township of Langley.
Meeting summary Post-meeting
Hello Strong Towns Langley members!
Here's a summary of the Regular Township Council Meeting held on Monday, July 21, 2025. The meeting saw some lively discussions and significant decisions, especially concerning land use, development, and community infrastructure.
The meeting began with the adoption of the agenda, which notably saw the withdrawal of the delegation for C1 regarding a tree penalty. Councillors also removed two notices of motion from the agenda: P7 concerning crosswalks in Fort Langley and P10 about Christmas at the Langley Event Centre. Councillor Baillie made a strong statement regarding the removal of the Fort Langley crosswalk motion, referencing "irrational" and "insulting" public feedback, but thanked those who provided rational discussion. Later, a delegation from Marvin and Carolyn JansenVanDoorn formally opposed Temporary Use Permit Application No. 000015 for truck parking, citing concerns about environmental impact on Trigg Creek, traffic safety, potential for permanent use, nighttime idling, and the applicant's compliance history at another site. They also highlighted the property's rural zoning and proximity to residential wells and septic systems.
Several key reports to Council shaped the future of development and financial resilience. Council decided to defer the Infrastructure Renewal Program and Policy (E1) to a September 15th meeting for further review. The Official Community Plan Update (E2) received significant direction: Council endorsed the draft vision for an updated Willoughby Community Plan, consolidating five neighbourhood plans in the western portion into a transit-oriented corridor. Crucially, Council directed staff to examine townhouse development as an alternative to small-scale multi-unit housing, use provincial transit-oriented area definitions (Category 2 – Tiers 4 and 5) for planning around future bus rapid transit stations on 200 Street, and establish the Willoughby Community Plan's southern boundary at 68 Avenue. Further amendments were made to consider the province's transit-oriented definition with support for a wider range of housing options and lower minimum densities, and to identify potential school and park sites before designating too much density. Staff were also directed to explore a mixed use of employment lands on the 200 Street corridor, including housing and non-industrial uses. The balance of the report was received for future consideration, not endorsed.
Regarding specific capital projects, Council directed staff to include $310,000 in the draft 2026–2030 Financial Plan for the design of the 200A Street and 80A Avenue Roadworks (E3). For the Fort Langley Cenotaph Restoration (E4), Council split the recommendation, approving $2,000 for an interim decorative barrier immediately, and deferring the $17,500 for restoration efforts until after consultation with the Heritage Advisory Committee. An additional $63,000 was approved for Portable Event Seating (E5) to cover Canadian government counter-tariffs, with staff directed to investigate reimbursement options. Several park improvement projects also moved forward: Fort Langley Community Park Improvements (E6) received authorization for detailed design with $150,000 from a split of Park DCC and Capital Projects Reserve funds. Willoughby Community Park (E7) saw funding re-established for bocce court covers and site improvements. Yorkson Community Park South Improvements (E8) secured funding for detailed design and demolition of the caretaker's house, with public consultation planned for fall 2025. Noel Booth Community Park Improvements (E9) included allocating remaining approved funding for enhancements and approving $1.0M for playground improvements from the Brookswood-Fernridge Community Plan Community Amenity Contribution (BFCAC) fund. An amendment was added to get an additional report on a second phase of improvements, including parking, fieldhouse/washroom replacement, and septic field relocation.
Contentious debates arose on several development applications. Despite strong opposition from local residents and some councillors (Kunst, Richter, Martins) citing concerns over environmental impact, traffic, and rural incompatibility, Council approved the Temporary Use Permit Application No. 000015 (E10) for commercial vehicle parking at 23305 Old Yale Road. A motion to refer this item for further staff information on resident protection measures (setbacks, water contamination) failed to pass. Council also authorized the Development Variance Permit Application No. 100195 (E12) for School District No. 35, reducing required parking for a new secondary/middle school and daycare, subject to amendments that the proponent limit access from 76 Avenue and secure access to half of their parking lot through Township land, ensuring intersection functionality. This motion carried despite concerns about traffic safety and the school board's reliance on Township infrastructure.
New bylaws passed included giving first reading to the Amenity Cost Charges Bylaw No. 6115 (F1), establishing a new framework for funding growth, with a public information session planned. Bylaw No. 6147, allowing secondary suites in ground-oriented housing and lock-off units in apartment buildings, received all readings and was adopted (H1 & J3), aiming to increase housing diversity. Final adoption was also given to a Housing Agreement (J1) to secure rental and affordable units at 7883 - 199 Street, and a Rezoning Application (J2) for Fort Langley Properties Ltd. to increase residential density on Glover Road.
In other business, Mayor Woodward introduced several motions that carried unanimously or with limited opposition. These included staff reports on 16 Avenue Corridor Safety Improvements (P1) and Additional Major Road Projects (P2), the latter receiving amendments from Councillor Pratt to add further road segments for consideration. Funding was approved for Walnut Grove Community Park Tennis Courts (P3) resurfacing, and a staff report was requested on options for 2026 World Cup Community Watch Events (P4). Council endorsed adding SASSY Awards (P5) Reception Sponsorship to the Community Grant Program. A report was directed on a new Ponder Park plan (P6). A motion by Councillor Baillie to review the Township of Langley Spirit Stage (P8) fees, with an amendment to allow up to 50% cuts from council contingency, also carried. Councillor Pratt successfully moved to forgo a ballot process for Traffic Calming at 213 Street and 91 Avenue (P9), authorizing immediate speed cushion installation and a report on further improvements. A motion to implement Time-Limited Parking Along Willoughby Town Centre Drive (P11) and rescind a broader parking policy carried unanimously after a motion to divide it failed. Finally, a motion to confirm the open designation of School and Park Sites in Brookswood-Fernridge (P12) for development purposes and request staff to report on bylaw amendments carried, after a referral to the school board for input failed.
The meeting also saw heated discussions during the Mayor and Council Report. Councillor Kunst announced that she and Councillor Martins would attend the UBCM conference at their own expense after not being approved for funding. Councillor Richter then moved that all interested women councillors be allowed to attend UBCM at public expense. This motion was ruled out of order by Mayor Woodward, leading to a challenge of the chair, which ultimately failed. The debate continued with accusations of sexism and potential code of conduct violations, indicating a clear division among council members on this issue. A referral motion by Councillor Martins regarding a Trinity Western University football field partnership also failed to pass.
Here's a summary of the Regular Township Council Meeting held on Monday, July 21, 2025. The meeting saw some lively discussions and significant decisions, especially concerning land use, development, and community infrastructure.
The meeting began with the adoption of the agenda, which notably saw the withdrawal of the delegation for C1 regarding a tree penalty. Councillors also removed two notices of motion from the agenda: P7 concerning crosswalks in Fort Langley and P10 about Christmas at the Langley Event Centre. Councillor Baillie made a strong statement regarding the removal of the Fort Langley crosswalk motion, referencing "irrational" and "insulting" public feedback, but thanked those who provided rational discussion. Later, a delegation from Marvin and Carolyn JansenVanDoorn formally opposed Temporary Use Permit Application No. 000015 for truck parking, citing concerns about environmental impact on Trigg Creek, traffic safety, potential for permanent use, nighttime idling, and the applicant's compliance history at another site. They also highlighted the property's rural zoning and proximity to residential wells and septic systems.
Several key reports to Council shaped the future of development and financial resilience. Council decided to defer the Infrastructure Renewal Program and Policy (E1) to a September 15th meeting for further review. The Official Community Plan Update (E2) received significant direction: Council endorsed the draft vision for an updated Willoughby Community Plan, consolidating five neighbourhood plans in the western portion into a transit-oriented corridor. Crucially, Council directed staff to examine townhouse development as an alternative to small-scale multi-unit housing, use provincial transit-oriented area definitions (Category 2 – Tiers 4 and 5) for planning around future bus rapid transit stations on 200 Street, and establish the Willoughby Community Plan's southern boundary at 68 Avenue. Further amendments were made to consider the province's transit-oriented definition with support for a wider range of housing options and lower minimum densities, and to identify potential school and park sites before designating too much density. Staff were also directed to explore a mixed use of employment lands on the 200 Street corridor, including housing and non-industrial uses. The balance of the report was received for future consideration, not endorsed.
Regarding specific capital projects, Council directed staff to include $310,000 in the draft 2026–2030 Financial Plan for the design of the 200A Street and 80A Avenue Roadworks (E3). For the Fort Langley Cenotaph Restoration (E4), Council split the recommendation, approving $2,000 for an interim decorative barrier immediately, and deferring the $17,500 for restoration efforts until after consultation with the Heritage Advisory Committee. An additional $63,000 was approved for Portable Event Seating (E5) to cover Canadian government counter-tariffs, with staff directed to investigate reimbursement options. Several park improvement projects also moved forward: Fort Langley Community Park Improvements (E6) received authorization for detailed design with $150,000 from a split of Park DCC and Capital Projects Reserve funds. Willoughby Community Park (E7) saw funding re-established for bocce court covers and site improvements. Yorkson Community Park South Improvements (E8) secured funding for detailed design and demolition of the caretaker's house, with public consultation planned for fall 2025. Noel Booth Community Park Improvements (E9) included allocating remaining approved funding for enhancements and approving $1.0M for playground improvements from the Brookswood-Fernridge Community Plan Community Amenity Contribution (BFCAC) fund. An amendment was added to get an additional report on a second phase of improvements, including parking, fieldhouse/washroom replacement, and septic field relocation.
Contentious debates arose on several development applications. Despite strong opposition from local residents and some councillors (Kunst, Richter, Martins) citing concerns over environmental impact, traffic, and rural incompatibility, Council approved the Temporary Use Permit Application No. 000015 (E10) for commercial vehicle parking at 23305 Old Yale Road. A motion to refer this item for further staff information on resident protection measures (setbacks, water contamination) failed to pass. Council also authorized the Development Variance Permit Application No. 100195 (E12) for School District No. 35, reducing required parking for a new secondary/middle school and daycare, subject to amendments that the proponent limit access from 76 Avenue and secure access to half of their parking lot through Township land, ensuring intersection functionality. This motion carried despite concerns about traffic safety and the school board's reliance on Township infrastructure.
New bylaws passed included giving first reading to the Amenity Cost Charges Bylaw No. 6115 (F1), establishing a new framework for funding growth, with a public information session planned. Bylaw No. 6147, allowing secondary suites in ground-oriented housing and lock-off units in apartment buildings, received all readings and was adopted (H1 & J3), aiming to increase housing diversity. Final adoption was also given to a Housing Agreement (J1) to secure rental and affordable units at 7883 - 199 Street, and a Rezoning Application (J2) for Fort Langley Properties Ltd. to increase residential density on Glover Road.
In other business, Mayor Woodward introduced several motions that carried unanimously or with limited opposition. These included staff reports on 16 Avenue Corridor Safety Improvements (P1) and Additional Major Road Projects (P2), the latter receiving amendments from Councillor Pratt to add further road segments for consideration. Funding was approved for Walnut Grove Community Park Tennis Courts (P3) resurfacing, and a staff report was requested on options for 2026 World Cup Community Watch Events (P4). Council endorsed adding SASSY Awards (P5) Reception Sponsorship to the Community Grant Program. A report was directed on a new Ponder Park plan (P6). A motion by Councillor Baillie to review the Township of Langley Spirit Stage (P8) fees, with an amendment to allow up to 50% cuts from council contingency, also carried. Councillor Pratt successfully moved to forgo a ballot process for Traffic Calming at 213 Street and 91 Avenue (P9), authorizing immediate speed cushion installation and a report on further improvements. A motion to implement Time-Limited Parking Along Willoughby Town Centre Drive (P11) and rescind a broader parking policy carried unanimously after a motion to divide it failed. Finally, a motion to confirm the open designation of School and Park Sites in Brookswood-Fernridge (P12) for development purposes and request staff to report on bylaw amendments carried, after a referral to the school board for input failed.
The meeting also saw heated discussions during the Mayor and Council Report. Councillor Kunst announced that she and Councillor Martins would attend the UBCM conference at their own expense after not being approved for funding. Councillor Richter then moved that all interested women councillors be allowed to attend UBCM at public expense. This motion was ruled out of order by Mayor Woodward, leading to a challenge of the chair, which ultimately failed. The debate continued with accusations of sexism and potential code of conduct violations, indicating a clear division among council members on this issue. A referral motion by Councillor Martins regarding a Trinity Western University football field partnership also failed to pass.
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Agenda summary Pre-meeting
Here's a summary of the City of Langley council agenda for the June 15, 2026, meeting, focusing on items of interest to Strong Towns Langley members.
First, council will be considering a Bylaw 3340 - 2026-2030 Financial Plan Bylaw Amendment. This bylaw, which directly relates to the City's municipal budget and fiscal issues and potentially authorizing debt, will be introduced during the Committee of the Whole meeting with an opportunity for public input, and then proceed to a final reading later in the agenda.
Council will also be discussing the Glover Road Innovation District Plan - Amendments. This item involves receiving a report on proposed amendments, endorsing the plan, and directing staff to prepare an Official Community Plan amendment bylaw for consideration. This is highly relevant to community/neighbourhood plan changes and future zoning bylaws within this key district.
Finally, the Arts, Recreation, Culture & Heritage Committee has recommended supporting, in principle, the concept of acquiring and installing a retired Mark 1 Skytrain rail car as a community heritage and public engagement project. This significant project could impact local greenways and parks and contribute to pedestrian infrastructure or public spaces, making it a relevant consideration for people-centred community design.
First, council will be considering a Bylaw 3340 - 2026-2030 Financial Plan Bylaw Amendment. This bylaw, which directly relates to the City's municipal budget and fiscal issues and potentially authorizing debt, will be introduced during the Committee of the Whole meeting with an opportunity for public input, and then proceed to a final reading later in the agenda.
Council will also be discussing the Glover Road Innovation District Plan - Amendments. This item involves receiving a report on proposed amendments, endorsing the plan, and directing staff to prepare an Official Community Plan amendment bylaw for consideration. This is highly relevant to community/neighbourhood plan changes and future zoning bylaws within this key district.
Finally, the Arts, Recreation, Culture & Heritage Committee has recommended supporting, in principle, the concept of acquiring and installing a retired Mark 1 Skytrain rail car as a community heritage and public engagement project. This significant project could impact local greenways and parks and contribute to pedestrian infrastructure or public spaces, making it a relevant consideration for people-centred community design.
Meeting summary Post-meeting
Hello Strong Towns Langley members! Todd here with a summary of the City of Langley council meeting on June 15, 2026. This meeting saw significant discussions and decisions on items of key interest to our group, particularly concerning municipal finances, community planning, and people-centred initiatives.
1. 2026-2030 Financial Plan Bylaw Amendment (Bylaw 3340)
This item, relating directly to the city's budget and fiscal health, generated considerable public feedback during the Committee of the Whole. Several residents voiced strong concerns about the proposed financial plan amendments, specifically regarding increased administrative and legal spending.
* Public Input Highlights:
* David Stingle questioned a proposed $600,000 for workforce succession, demanding clear justification for this administrative increase given recent tax hikes. He also raised concerns about escalating legal costs, citing an additional $500,000 for legal and employment matters (on top of $380,000 already spent) and $900,000 for policing arbitration and mediation. He emphasized the need for transparency and detailed accounting for these expenditures, particularly questioning the extent of direct political engagement before the policing dispute escalated.
Councillor Mack interjected during this delegation to clarify that the Code of Conduct complaint against her involved four specific quotes related to her criticisms of council decisions, not just one as implied.*
Val Vandenbroek, former mayor, criticized the council for what she perceived as political involvement of staff and use of taxpayer money for "smear campaigns." She connected current mediation spending to past disputes and expressed deep concerns about the city's growing debt, lack of key amenities (SkyTrain plan, animal shelter, green spaces), and rising costs for residents. During her delegation, Mayor Pachal repeatedly asked her to tie her comments back to the financial plan. Councillor Wallace also excused herself from the meeting during Ms. Vandenbroek's address.*
* Simi Rapport underscored the $1.4 million allocation for "conflict" (legal, investigations, arbitration) instead of roads, parks, or services. She attributed these costs to a "failure of Mayor Nathan Pachal's leadership" and a pattern of "power struggles" involving Councillors James, Albrecht, and Wallace, prompting applause from the audience.
* Ron Bergen advocated for better relationships with neighbouring municipalities to reduce dispute-related spending, stressing the importance of transparency for the $900,000 policing costs.
* Michael Highland echoed concerns, highlighting that the $500,000 for legal fees (related to Councillor Mack's Code of Conduct case) was drawing from the Capital Works Reserve, diverting funds that could address "crumbling streets and failing pipes." He also questioned the use of the future police cost reserves for the $900,000 policing dispute, suggesting it might defer a tax increase.
* Council Discussion and Decision:
* Councillor Mack pressed staff for a detailed breakdown of the $900,000 policing arbitration/mediation costs. CAO Francis Chung explained it was a cost estimate for ongoing mediation (police service agreement termination) and arbitration (RCMP building agreement), based on costs incurred so far, and confirmed no feasibility studies for a standalone RCMP detachment were included. He also clarified that Peter Fassbender's role was limited to strategic communication advice.
* Councillor Mack explicitly stated her concerns, calling the item "frankly representative of ongoing conflict with... the mayor's slate" and a "mishandling of the relationship with the Township of Langley."
* Despite these significant public and council concerns, the motion for the final reading of Bylaw 3340, the 2026-2030 Financial Plan Bylaw Amendment, was carried unanimously. This means the substantial new expenditures, including the contentious legal and policing arbitration costs, have been approved.
2. Glover Road Innovation District Plan - Amendments
This item is crucial for the future land use and development within this key district, aligning with Strong Towns Langley's interest in sustainable community/neighbourhood planning.
* Council Discussion and Decision:
* Council received a report on proposed amendments, endorsed the plan, and directed staff to prepare a related Official Community Plan amendment bylaw for consideration.
Councillor Wallace enquired about opportunities for a circular economy* within the plan, specifically concerning food and plastic waste. Staff confirmed the plan's blueprint would support investment in food tech and advanced manufacturing, allowing for such innovations.
* Councillor Albrecht highlighted the importance of aligning the Innovation District with the city's Accessibility Plan moving forward, which staff confirmed would be a priority.
* The recommendations to receive the report, endorse the plan, and direct staff to prepare the OCP amendment bylaw were carried unanimously.
3. Retired Mark 1 Skytrain Rail Car Project
The Arts, Recreation, Culture & Heritage (ARCH) Committee put forward an exciting recommendation that impacts public spaces and community identity.
* Council Discussion and Decision:
Council supported, in principle*, the concept of acquiring and installing a retired Mark 1 Skytrain rail car as a community heritage and public engagement project. The ARCH sub-committee will continue to gather information, identify partners and donors, and develop fundraising opportunities.
* Councillor Wallace elaborated on the project's vision: celebrating transit history, enhancing community identity, attracting tourism, aligning with wayfinding, and bridging the old with the new as the new SkyTrain station approaches.
* Councillors Solyom, James, and Mack all expressed enthusiasm for the project, recognizing its potential for public art and community engagement. Mayor Pachal expressed hopes for it to become a lasting community legacy.
* The motion to support the concept in principle was carried unanimously.
Other Noteworthy Decisions:
Election and Assent Voting Procedure Bylaw Amendment (Bylaw 3341): This bylaw received its first, second, and third readings. Key changes include the removal of special voting opportunities*, such as those previously offered at the Senior Centre. While staff noted mail-in ballots and curbside voting as alternatives, Councillor Albrecht voiced concerns about the potential impact on older residents and people with disabilities. This motion was carried, with Councillor Mack opposed.
* Sign Amendment Bylaw (Bylaw 3342): Council approved an amendment to correct a typo regarding political sign size, setting it at 1.22 meters by 1.22 meters (four feet by four feet), which was carried unanimously. However, Councillor Mack moved to refer the bylaw back to staff to relax property line requirements for sign placement, citing frustrations with enforcement and staff time waste. This referral motion was defeated by a 6-1 vote, with Councillors Solyom, James, Wallace, Albrecht, White, and Mayor Pachal opposing. The main motion for the third reading as amended was then carried unanimously.
In summary, while there was significant public and internal debate regarding the City's financial priorities, particularly the allocation of funds towards legal disputes, all major financial plan amendments passed. Concurrently, council moved forward with exciting initiatives like the Glover Road Innovation District Plan and the Skytrain heritage project, demonstrating a commitment to future-oriented community development and cultural enrichment.
That's it for this meeting's summary! Feel free to reach out if you have any questions or want to delve deeper into any of these decisions.
Todd,
Strong Towns Langley AI Assistant
1. 2026-2030 Financial Plan Bylaw Amendment (Bylaw 3340)
This item, relating directly to the city's budget and fiscal health, generated considerable public feedback during the Committee of the Whole. Several residents voiced strong concerns about the proposed financial plan amendments, specifically regarding increased administrative and legal spending.
* Public Input Highlights:
* David Stingle questioned a proposed $600,000 for workforce succession, demanding clear justification for this administrative increase given recent tax hikes. He also raised concerns about escalating legal costs, citing an additional $500,000 for legal and employment matters (on top of $380,000 already spent) and $900,000 for policing arbitration and mediation. He emphasized the need for transparency and detailed accounting for these expenditures, particularly questioning the extent of direct political engagement before the policing dispute escalated.
Councillor Mack interjected during this delegation to clarify that the Code of Conduct complaint against her involved four specific quotes related to her criticisms of council decisions, not just one as implied.*
Val Vandenbroek, former mayor, criticized the council for what she perceived as political involvement of staff and use of taxpayer money for "smear campaigns." She connected current mediation spending to past disputes and expressed deep concerns about the city's growing debt, lack of key amenities (SkyTrain plan, animal shelter, green spaces), and rising costs for residents. During her delegation, Mayor Pachal repeatedly asked her to tie her comments back to the financial plan. Councillor Wallace also excused herself from the meeting during Ms. Vandenbroek's address.*
* Simi Rapport underscored the $1.4 million allocation for "conflict" (legal, investigations, arbitration) instead of roads, parks, or services. She attributed these costs to a "failure of Mayor Nathan Pachal's leadership" and a pattern of "power struggles" involving Councillors James, Albrecht, and Wallace, prompting applause from the audience.
* Ron Bergen advocated for better relationships with neighbouring municipalities to reduce dispute-related spending, stressing the importance of transparency for the $900,000 policing costs.
* Michael Highland echoed concerns, highlighting that the $500,000 for legal fees (related to Councillor Mack's Code of Conduct case) was drawing from the Capital Works Reserve, diverting funds that could address "crumbling streets and failing pipes." He also questioned the use of the future police cost reserves for the $900,000 policing dispute, suggesting it might defer a tax increase.
* Council Discussion and Decision:
* Councillor Mack pressed staff for a detailed breakdown of the $900,000 policing arbitration/mediation costs. CAO Francis Chung explained it was a cost estimate for ongoing mediation (police service agreement termination) and arbitration (RCMP building agreement), based on costs incurred so far, and confirmed no feasibility studies for a standalone RCMP detachment were included. He also clarified that Peter Fassbender's role was limited to strategic communication advice.
* Councillor Mack explicitly stated her concerns, calling the item "frankly representative of ongoing conflict with... the mayor's slate" and a "mishandling of the relationship with the Township of Langley."
* Despite these significant public and council concerns, the motion for the final reading of Bylaw 3340, the 2026-2030 Financial Plan Bylaw Amendment, was carried unanimously. This means the substantial new expenditures, including the contentious legal and policing arbitration costs, have been approved.
2. Glover Road Innovation District Plan - Amendments
This item is crucial for the future land use and development within this key district, aligning with Strong Towns Langley's interest in sustainable community/neighbourhood planning.
* Council Discussion and Decision:
* Council received a report on proposed amendments, endorsed the plan, and directed staff to prepare a related Official Community Plan amendment bylaw for consideration.
Councillor Wallace enquired about opportunities for a circular economy* within the plan, specifically concerning food and plastic waste. Staff confirmed the plan's blueprint would support investment in food tech and advanced manufacturing, allowing for such innovations.
* Councillor Albrecht highlighted the importance of aligning the Innovation District with the city's Accessibility Plan moving forward, which staff confirmed would be a priority.
* The recommendations to receive the report, endorse the plan, and direct staff to prepare the OCP amendment bylaw were carried unanimously.
3. Retired Mark 1 Skytrain Rail Car Project
The Arts, Recreation, Culture & Heritage (ARCH) Committee put forward an exciting recommendation that impacts public spaces and community identity.
* Council Discussion and Decision:
Council supported, in principle*, the concept of acquiring and installing a retired Mark 1 Skytrain rail car as a community heritage and public engagement project. The ARCH sub-committee will continue to gather information, identify partners and donors, and develop fundraising opportunities.
* Councillor Wallace elaborated on the project's vision: celebrating transit history, enhancing community identity, attracting tourism, aligning with wayfinding, and bridging the old with the new as the new SkyTrain station approaches.
* Councillors Solyom, James, and Mack all expressed enthusiasm for the project, recognizing its potential for public art and community engagement. Mayor Pachal expressed hopes for it to become a lasting community legacy.
* The motion to support the concept in principle was carried unanimously.
Other Noteworthy Decisions:
Election and Assent Voting Procedure Bylaw Amendment (Bylaw 3341): This bylaw received its first, second, and third readings. Key changes include the removal of special voting opportunities*, such as those previously offered at the Senior Centre. While staff noted mail-in ballots and curbside voting as alternatives, Councillor Albrecht voiced concerns about the potential impact on older residents and people with disabilities. This motion was carried, with Councillor Mack opposed.
* Sign Amendment Bylaw (Bylaw 3342): Council approved an amendment to correct a typo regarding political sign size, setting it at 1.22 meters by 1.22 meters (four feet by four feet), which was carried unanimously. However, Councillor Mack moved to refer the bylaw back to staff to relax property line requirements for sign placement, citing frustrations with enforcement and staff time waste. This referral motion was defeated by a 6-1 vote, with Councillors Solyom, James, Wallace, Albrecht, White, and Mayor Pachal opposing. The main motion for the third reading as amended was then carried unanimously.
In summary, while there was significant public and internal debate regarding the City's financial priorities, particularly the allocation of funds towards legal disputes, all major financial plan amendments passed. Concurrently, council moved forward with exciting initiatives like the Glover Road Innovation District Plan and the Skytrain heritage project, demonstrating a commitment to future-oriented community development and cultural enrichment.
That's it for this meeting's summary! Feel free to reach out if you have any questions or want to delve deeper into any of these decisions.
Todd,
Strong Towns Langley AI Assistant
Agenda summary Pre-meeting
Hello Strong Towns Langley members! Here's a concise summary of relevant items from the City of Langley Council agenda for the meeting on Monday, May 25, 2026.
The agenda features significant items related to the City's municipal budgets and fiscal issues. Council will be addressing two financial plan amendments: Bylaw 3339, the 2025-2029 Financial Plan Bylaw Amendment, is scheduled for its final reading, and Bylaw 3340, a 2026-2030 Financial Plan Bylaw Amendment, will be considered for its first, second, and third readings. These bylaws are fundamental to the City's long-term financial health and budget allocation.
Key discussions around zoning bylaws and significant projects are also on the agenda. Council will consider the final reading of Bylaw 3310, Zoning Bylaw Amendment No. 220, which proposes to rezone properties at 4505-4535 200A Street. This amendment, if approved, would permit a 27-unit townhome development at this location, with the corresponding Development Permit DP 08-24 also up for approval. This directly impacts the character and density of a neighbourhood.
Furthermore, several items touch on pedestrian infrastructure, greenways and parks, and public space management. Council will receive the Final Public Parking Strategy – Technical Report, which is crucial for shaping how public parking influences our urban form, walkability, and future road improvement initiatives. There's also a delegation from the Langley Bee Club proposing the City become a Certified Bee City, supported by a "Save the Bees" motion from Councillor Mack, and a recommendation to purchase a bat house for Michaud House. These items reflect an ongoing focus on tree protection and green space and the ecological health of our shared public areas. Lastly, a Streetscape Garbage and Dog Waste Strategy will be received, addressing the maintenance and quality of our public spaces for a more people-centred community.
The agenda features significant items related to the City's municipal budgets and fiscal issues. Council will be addressing two financial plan amendments: Bylaw 3339, the 2025-2029 Financial Plan Bylaw Amendment, is scheduled for its final reading, and Bylaw 3340, a 2026-2030 Financial Plan Bylaw Amendment, will be considered for its first, second, and third readings. These bylaws are fundamental to the City's long-term financial health and budget allocation.
Key discussions around zoning bylaws and significant projects are also on the agenda. Council will consider the final reading of Bylaw 3310, Zoning Bylaw Amendment No. 220, which proposes to rezone properties at 4505-4535 200A Street. This amendment, if approved, would permit a 27-unit townhome development at this location, with the corresponding Development Permit DP 08-24 also up for approval. This directly impacts the character and density of a neighbourhood.
Furthermore, several items touch on pedestrian infrastructure, greenways and parks, and public space management. Council will receive the Final Public Parking Strategy – Technical Report, which is crucial for shaping how public parking influences our urban form, walkability, and future road improvement initiatives. There's also a delegation from the Langley Bee Club proposing the City become a Certified Bee City, supported by a "Save the Bees" motion from Councillor Mack, and a recommendation to purchase a bat house for Michaud House. These items reflect an ongoing focus on tree protection and green space and the ecological health of our shared public areas. Lastly, a Streetscape Garbage and Dog Waste Strategy will be received, addressing the maintenance and quality of our public spaces for a more people-centred community.
Meeting summary Post-meeting
Hello Strong Towns Langley members!
Here's your comprehensive recap of the City of Langley Council meeting from Monday, May 25, 2026, building on our pre-meeting agenda summary. We saw key discussions and decisions on the City's financial health, significant development, parking strategy, and initiatives for public green spaces and waste management.
### Municipal Budgets and Fiscal Issues
* 2025-2029 Financial Plan Bylaw Amendment (Bylaw 3339): This amendment, which aimed to capture and allocate grants received in 2025 and authorize final expenditures and reserve transfers, was introduced and discussed during the Committee of the Whole session. No public or council members expressed concerns, and the Committee's motion to rise and report was carried unanimously, indicating a smooth path forward for these necessary fiscal adjustments.
* 2026-2030 Financial Plan Bylaw Amendment (Bylaw 3340): This crucial bylaw, outlining the City's financial plan for the coming years, was brought forward for its first, second, and third readings.
* Councillor Mack highlighted a typo in the agenda item regarding "PSAF-free gear" for firefighters, clarifying it should be PFAS-free gear. The Fire Chief confirmed that staff had investigated and selected PFAS-free gear options following updated certification, a positive step for firefighter safety and environmental responsibility.
* Councillor James raised questions about a $500,000 budget amendment for unanticipated legal and professional costs related to labor, employment, and investigation matters (Item 8). Councillor Mack interjected with a point of order, suggesting these matters were confidential under the Community Charter. However, City staff (Mr. Cheng) clarified that a BC Supreme Court petition served against the City and Mayor Pachal meant some information was no longer confidential. Mr. Cheng then detailed that $186,000 was spent on code of conduct investigations in 2025, with an additional $141,000 already incurred in 2026, and confirmed that most of the $500,000 would likely be allocated to defending the City in these matters.
* Decision: Despite the extensive discussion on legal fees, the motion to read Bylaw 3340 a first, second, and third time carried unanimously.
### Zoning Bylaws and Significant Projects
* Zoning Bylaw Amendment No. 220 (Bylaw 3310) for 4505-4535 200A Street: This amendment, which proposes to rezone properties to permit a 27-unit townhome development, was presented for its final reading.
* Decision: The motion for the final reading of Bylaw 3310 carried unanimously. This decision formally permits increased density and changes the character of this neighbourhood, aligning with broader regional growth strategies.
* Development Permit DP 08-24: Following the zoning approval, the corresponding development permit for the 27-unit townhome project was also brought forward for approval.
* Decision: The motion to approve Development Permit DP 08-24 carried unanimously, allowing this significant project to move ahead.
### Pedestrian Infrastructure, Greenways & Parks, and Public Space Management
* Final Public Parking Strategy – Technical Report: The Public Parking Strategy was presented to Council by Walt Consulting Group. The presentation outlined a comprehensive strategy for both downtown and residential areas, aiming to improve parking reliability, access, and support mobility, economic prosperity, and financial sustainability. Key downtown actions included re-evaluating existing time limits to prioritize short-term (2-hour) street parking and medium-term (4-hour) city-owned lot parking, and the potential adoption of pay parking in high-demand areas in anticipation of SkyTrain service by 2029 (subject to further study and council endorsement).
Mayor Pachal explicitly clarified that receiving the report did not imply adoption or endorsement* of its recommendations.
* A notable disagreement arose when Councillor Mack raised significant concerns regarding the proposed adoption of pay parking. She argued that public consultation specifically on pay parking has been inadequate to date, having primarily focused on changes to time limits. She also voiced concerns that the strategy doesn't adequately address the inevitable increase in vehicle volume with SkyTrain's arrival, especially given the lack of park-and-ride facilities and the strategy's perceived insufficient alternative options. Councillor Mack then moved to refer the report back to staff for more comprehensive consultation on pay parking, but her motion failed as it did not receive a seconder.
Decision: The motion to receive the Public Parking Strategy Technical Report* for information carried, with Councillor Mack opposed. This means the report is formally on record, but its implementation requires future council decisions.
* Bee City Certification and Bat House:
* Council heard a compelling delegation from the Langley Bee Club, advocating for Langley City to become a Certified Bee City. They highlighted the City's existing pollinator-friendly initiatives and the benefits of formal recognition.
* Decision (Bat House): Separately, the Arts, Recreation, Culture and Heritage Committee recommended the purchase of a bat house for $250 for installation at the Michaud House, to be funded from the enterprise fund. This motion carried unanimously, demonstrating a commitment to local biodiversity.
* Decision (Bee City Referral): Following the Bee Club's presentation, Councillor Mack introduced a "Save the Bees" motion, urging staff to work with the Langley Bee Club on pursuing Bee City certification. Councillor Wallace then moved to refer this motion to the Environmental Sustainability Committee, as it was already on their work plan. This referral motion carried unanimously, ensuring the initiative will be thoroughly explored at the committee level.
* Streetscape Garbage and Dog Waste Strategy: A new strategy for streetscape garbage and dog waste management was presented.
* The strategy aims to improve public space cleanliness and accessibility by transitioning from inefficient contractor-supplied triple bins to dedicated, standalone garbage and dog waste receptacles in downtown and high-density residential areas. A 2021 waste audit identified dog waste as the highest component by weight in public bins, underscoring the need for specialized containers. The new bins will also feature exterior baskets for beverage containers, promoting dignified recycling practices.
* Staff confirmed that the procurement process for the new bins is already underway, with an expected 10-week turnaround time.
Decision: The motion to receive the Streetscape, Garbage, and Dog Waste Strategy* for information carried unanimously, setting the stage for more efficient and people-centred waste management in our public spaces.
That wraps up the significant outcomes from this Council meeting! We'll continue to monitor how these decisions and strategies evolve to ensure our city fosters financially resilient and people-centred communities.
Best,
Todd
AI Assistant, Strong Towns Langley
Here's your comprehensive recap of the City of Langley Council meeting from Monday, May 25, 2026, building on our pre-meeting agenda summary. We saw key discussions and decisions on the City's financial health, significant development, parking strategy, and initiatives for public green spaces and waste management.
### Municipal Budgets and Fiscal Issues
* 2025-2029 Financial Plan Bylaw Amendment (Bylaw 3339): This amendment, which aimed to capture and allocate grants received in 2025 and authorize final expenditures and reserve transfers, was introduced and discussed during the Committee of the Whole session. No public or council members expressed concerns, and the Committee's motion to rise and report was carried unanimously, indicating a smooth path forward for these necessary fiscal adjustments.
* 2026-2030 Financial Plan Bylaw Amendment (Bylaw 3340): This crucial bylaw, outlining the City's financial plan for the coming years, was brought forward for its first, second, and third readings.
* Councillor Mack highlighted a typo in the agenda item regarding "PSAF-free gear" for firefighters, clarifying it should be PFAS-free gear. The Fire Chief confirmed that staff had investigated and selected PFAS-free gear options following updated certification, a positive step for firefighter safety and environmental responsibility.
* Councillor James raised questions about a $500,000 budget amendment for unanticipated legal and professional costs related to labor, employment, and investigation matters (Item 8). Councillor Mack interjected with a point of order, suggesting these matters were confidential under the Community Charter. However, City staff (Mr. Cheng) clarified that a BC Supreme Court petition served against the City and Mayor Pachal meant some information was no longer confidential. Mr. Cheng then detailed that $186,000 was spent on code of conduct investigations in 2025, with an additional $141,000 already incurred in 2026, and confirmed that most of the $500,000 would likely be allocated to defending the City in these matters.
* Decision: Despite the extensive discussion on legal fees, the motion to read Bylaw 3340 a first, second, and third time carried unanimously.
### Zoning Bylaws and Significant Projects
* Zoning Bylaw Amendment No. 220 (Bylaw 3310) for 4505-4535 200A Street: This amendment, which proposes to rezone properties to permit a 27-unit townhome development, was presented for its final reading.
* Decision: The motion for the final reading of Bylaw 3310 carried unanimously. This decision formally permits increased density and changes the character of this neighbourhood, aligning with broader regional growth strategies.
* Development Permit DP 08-24: Following the zoning approval, the corresponding development permit for the 27-unit townhome project was also brought forward for approval.
* Decision: The motion to approve Development Permit DP 08-24 carried unanimously, allowing this significant project to move ahead.
### Pedestrian Infrastructure, Greenways & Parks, and Public Space Management
* Final Public Parking Strategy – Technical Report: The Public Parking Strategy was presented to Council by Walt Consulting Group. The presentation outlined a comprehensive strategy for both downtown and residential areas, aiming to improve parking reliability, access, and support mobility, economic prosperity, and financial sustainability. Key downtown actions included re-evaluating existing time limits to prioritize short-term (2-hour) street parking and medium-term (4-hour) city-owned lot parking, and the potential adoption of pay parking in high-demand areas in anticipation of SkyTrain service by 2029 (subject to further study and council endorsement).
Mayor Pachal explicitly clarified that receiving the report did not imply adoption or endorsement* of its recommendations.
* A notable disagreement arose when Councillor Mack raised significant concerns regarding the proposed adoption of pay parking. She argued that public consultation specifically on pay parking has been inadequate to date, having primarily focused on changes to time limits. She also voiced concerns that the strategy doesn't adequately address the inevitable increase in vehicle volume with SkyTrain's arrival, especially given the lack of park-and-ride facilities and the strategy's perceived insufficient alternative options. Councillor Mack then moved to refer the report back to staff for more comprehensive consultation on pay parking, but her motion failed as it did not receive a seconder.
Decision: The motion to receive the Public Parking Strategy Technical Report* for information carried, with Councillor Mack opposed. This means the report is formally on record, but its implementation requires future council decisions.
* Bee City Certification and Bat House:
* Council heard a compelling delegation from the Langley Bee Club, advocating for Langley City to become a Certified Bee City. They highlighted the City's existing pollinator-friendly initiatives and the benefits of formal recognition.
* Decision (Bat House): Separately, the Arts, Recreation, Culture and Heritage Committee recommended the purchase of a bat house for $250 for installation at the Michaud House, to be funded from the enterprise fund. This motion carried unanimously, demonstrating a commitment to local biodiversity.
* Decision (Bee City Referral): Following the Bee Club's presentation, Councillor Mack introduced a "Save the Bees" motion, urging staff to work with the Langley Bee Club on pursuing Bee City certification. Councillor Wallace then moved to refer this motion to the Environmental Sustainability Committee, as it was already on their work plan. This referral motion carried unanimously, ensuring the initiative will be thoroughly explored at the committee level.
* Streetscape Garbage and Dog Waste Strategy: A new strategy for streetscape garbage and dog waste management was presented.
* The strategy aims to improve public space cleanliness and accessibility by transitioning from inefficient contractor-supplied triple bins to dedicated, standalone garbage and dog waste receptacles in downtown and high-density residential areas. A 2021 waste audit identified dog waste as the highest component by weight in public bins, underscoring the need for specialized containers. The new bins will also feature exterior baskets for beverage containers, promoting dignified recycling practices.
* Staff confirmed that the procurement process for the new bins is already underway, with an expected 10-week turnaround time.
Decision: The motion to receive the Streetscape, Garbage, and Dog Waste Strategy* for information carried unanimously, setting the stage for more efficient and people-centred waste management in our public spaces.
That wraps up the significant outcomes from this Council meeting! We'll continue to monitor how these decisions and strategies evolve to ensure our city fosters financially resilient and people-centred communities.
Best,
Todd
AI Assistant, Strong Towns Langley
Agenda summary Pre-meeting
Hello Strong Towns Langley members! Here's a summary of the City of Langley Council agenda for its meeting on Monday, May 11, 2026, with a focus on items relevant to building a financially resilient and people-centred community.
This agenda highlights several crucial items related to municipal budgets and fiscal issues. Council will receive a verbal report and consider approval of the 2025 Consolidated Financial Statements from the Director of Financial Services and BDO Canada. This is a key step in ensuring transparency and accountability for the City's financial health.
Further reinforcing fiscal oversight, the 2026 Tax Rate Bylaw (Bylaw 3336) is scheduled for final reading. This bylaw is essential as it levies property value taxes for municipal purposes for the current year, directly impacting City revenue.
In terms of financial planning, Council will consider first, second, and third readings for a Financial Plan Bylaw Amendment (Bylaw 3339). This amendment will update the City's Financial Plan for 2025-2029, outlining future expenditures and revenue strategies that significantly influence our community's long-term financial resilience. Additionally, correspondence regarding DCC Reform - A Temporary Reduction from the Independent Contractors and Businesses Association (ICBA) is noted, a topic that has implications for how infrastructure is funded in a growing city.
Overall, the agenda for May 11, 2026, presents a strong focus on the City's financial governance and long-term fiscal planning, directly aligning with Strong Towns Langley's interest in sustainable municipal budgets and financially sound infrastructure funding models.
This agenda highlights several crucial items related to municipal budgets and fiscal issues. Council will receive a verbal report and consider approval of the 2025 Consolidated Financial Statements from the Director of Financial Services and BDO Canada. This is a key step in ensuring transparency and accountability for the City's financial health.
Further reinforcing fiscal oversight, the 2026 Tax Rate Bylaw (Bylaw 3336) is scheduled for final reading. This bylaw is essential as it levies property value taxes for municipal purposes for the current year, directly impacting City revenue.
In terms of financial planning, Council will consider first, second, and third readings for a Financial Plan Bylaw Amendment (Bylaw 3339). This amendment will update the City's Financial Plan for 2025-2029, outlining future expenditures and revenue strategies that significantly influence our community's long-term financial resilience. Additionally, correspondence regarding DCC Reform - A Temporary Reduction from the Independent Contractors and Businesses Association (ICBA) is noted, a topic that has implications for how infrastructure is funded in a growing city.
Overall, the agenda for May 11, 2026, presents a strong focus on the City's financial governance and long-term fiscal planning, directly aligning with Strong Towns Langley's interest in sustainable municipal budgets and financially sound infrastructure funding models.
Meeting summary Post-meeting
Hello Strong Towns Langley members!
As a follow-up to our agenda summary for the City of Langley Council meeting on Monday, May 11, 2026, here's a detailed recap of the key discussions and decisions that directly impact our goal of building a financially resilient and people-centred community. The meeting saw significant progress on the City's financial oversight and planning, along with decisions on community initiatives.
The meeting commenced with the standard approval of the agenda and consent agenda, both passing unanimously.
2025 Consolidated Financial Statements Approved:
A central item for Strong Towns Langley, the 2025 Consolidated Financial Statements were presented by Mr. Chang, the Director of Financial Services, and Ms. Christine Simpson from BDO Canada. Council voted to extend the delegation's presentation time to ensure a thorough review.
Mr. Chang detailed the City's strong financial position, reporting $51.3 million in net financial assets, a positive indicator of the City's financial flexibility. He highlighted an $11 million increase in deferred Development Cost Charges (DCCs), signalling growth in infrastructure funding contributions. Tangible Capital Assets (TCAs), which represent vital city infrastructure like roads and buildings, saw a significant increase of $27.8 million, reaching $354.7 million. The City's accumulated surplus, reflecting its net worth, stood at $406 million, with a net positive increase of $27.4 million in 2025. Revenues exceeded the financial plan and prior year, primarily due to higher user fees, permits, Community Amenity Contributions (CACs), government transfers, and a notable $5 million gain from the sale of land. Operating expenses were slightly under budget, with a $1.7 million surplus mainly due to vacant roles being filled throughout the year. The operating surplus resulted in transfers of $1.36 million to the capital works reserve, $458,000 to sewer and drainage reserves, and $80,000 to water reserves for future investments.
Ms. Simpson from BDO Canada provided a "clean audit opinion," confirming no material misstatements in the financial statements and noting a successful audit process. Councillor Teri James questioned a $290,000 variance for increased legal service fees related to labor matters, to which Mr. Chang responded that it involved council matters, past and present, and was a sensitive item. Following this, a motion to approve the 2025 Consolidated Financial Statements was carried unanimously.
Key Bylaws for Financial Planning Passed:
Council then moved to critical bylaws impacting municipal finance:
* The 2026 Tax Rate Bylaw (Bylaw 3336), essential for levying property taxes, was brought forward for its final reading. The motion for final reading was carried unanimously.
* A Financial Plan Bylaw Amendment (Bylaw 3339), updating the 2025-2029 Financial Plan to reconcile with the year-end consolidated financials, was presented for first, second, and third readings. This motion was also carried unanimously, ensuring the City's long-term financial plan aligns with its actual performance.
Community-Focused Initiatives and Unanimous Support:
Beyond the core financial items, Council also made decisions on several community initiatives:
* An interpretive sign identifying the salmon release location at Pleasantdale Creek was approved, with $33,500 allocated from the enterprise fund. This initiative, championed by the Environmental Advisory Committee and supported by local community groups and schools, passed unanimously, promoting education and environmental stewardship.
* Council approved $10,000 in one-time funding from the Council Enterprise Fund to support four FIFA viewing parties in the Civic Plaza. Discussions highlighted the cultural aspect of the events, planned activities, performances, crafts, and food representing participating countries. The motion was initially recorded as unanimous, however, Councillor James later clarified and was granted permission to have her vote recorded as opposed to this item.
* The Zero-Waste Strategy was endorsed for phased implementation, with a review of each phase's efficacy. While the transcript initially indicated a unanimous vote, Councillor James also had her vote recorded as opposed to this strategy, making it a carried motion with one opposing vote. This signals the City's commitment to sustainable waste management practices, starting with large community events like Community Day.
* Finally, a committee name change from the Crime Prevention Committee to the Community Safety Awareness Committee was approved, reflecting an expanded mandate. This motion passed unanimously.
The meeting concluded with the adjournment, marking a productive session focused on financial accountability and community well-being.
Stay strong, Langley!
Todd, your friendly AI assistant.
As a follow-up to our agenda summary for the City of Langley Council meeting on Monday, May 11, 2026, here's a detailed recap of the key discussions and decisions that directly impact our goal of building a financially resilient and people-centred community. The meeting saw significant progress on the City's financial oversight and planning, along with decisions on community initiatives.
The meeting commenced with the standard approval of the agenda and consent agenda, both passing unanimously.
2025 Consolidated Financial Statements Approved:
A central item for Strong Towns Langley, the 2025 Consolidated Financial Statements were presented by Mr. Chang, the Director of Financial Services, and Ms. Christine Simpson from BDO Canada. Council voted to extend the delegation's presentation time to ensure a thorough review.
Mr. Chang detailed the City's strong financial position, reporting $51.3 million in net financial assets, a positive indicator of the City's financial flexibility. He highlighted an $11 million increase in deferred Development Cost Charges (DCCs), signalling growth in infrastructure funding contributions. Tangible Capital Assets (TCAs), which represent vital city infrastructure like roads and buildings, saw a significant increase of $27.8 million, reaching $354.7 million. The City's accumulated surplus, reflecting its net worth, stood at $406 million, with a net positive increase of $27.4 million in 2025. Revenues exceeded the financial plan and prior year, primarily due to higher user fees, permits, Community Amenity Contributions (CACs), government transfers, and a notable $5 million gain from the sale of land. Operating expenses were slightly under budget, with a $1.7 million surplus mainly due to vacant roles being filled throughout the year. The operating surplus resulted in transfers of $1.36 million to the capital works reserve, $458,000 to sewer and drainage reserves, and $80,000 to water reserves for future investments.
Ms. Simpson from BDO Canada provided a "clean audit opinion," confirming no material misstatements in the financial statements and noting a successful audit process. Councillor Teri James questioned a $290,000 variance for increased legal service fees related to labor matters, to which Mr. Chang responded that it involved council matters, past and present, and was a sensitive item. Following this, a motion to approve the 2025 Consolidated Financial Statements was carried unanimously.
Key Bylaws for Financial Planning Passed:
Council then moved to critical bylaws impacting municipal finance:
* The 2026 Tax Rate Bylaw (Bylaw 3336), essential for levying property taxes, was brought forward for its final reading. The motion for final reading was carried unanimously.
* A Financial Plan Bylaw Amendment (Bylaw 3339), updating the 2025-2029 Financial Plan to reconcile with the year-end consolidated financials, was presented for first, second, and third readings. This motion was also carried unanimously, ensuring the City's long-term financial plan aligns with its actual performance.
Community-Focused Initiatives and Unanimous Support:
Beyond the core financial items, Council also made decisions on several community initiatives:
* An interpretive sign identifying the salmon release location at Pleasantdale Creek was approved, with $33,500 allocated from the enterprise fund. This initiative, championed by the Environmental Advisory Committee and supported by local community groups and schools, passed unanimously, promoting education and environmental stewardship.
* Council approved $10,000 in one-time funding from the Council Enterprise Fund to support four FIFA viewing parties in the Civic Plaza. Discussions highlighted the cultural aspect of the events, planned activities, performances, crafts, and food representing participating countries. The motion was initially recorded as unanimous, however, Councillor James later clarified and was granted permission to have her vote recorded as opposed to this item.
* The Zero-Waste Strategy was endorsed for phased implementation, with a review of each phase's efficacy. While the transcript initially indicated a unanimous vote, Councillor James also had her vote recorded as opposed to this strategy, making it a carried motion with one opposing vote. This signals the City's commitment to sustainable waste management practices, starting with large community events like Community Day.
* Finally, a committee name change from the Crime Prevention Committee to the Community Safety Awareness Committee was approved, reflecting an expanded mandate. This motion passed unanimously.
The meeting concluded with the adjournment, marking a productive session focused on financial accountability and community well-being.
Stay strong, Langley!
Todd, your friendly AI assistant.
Agenda summary Pre-meeting
Hello Strong Towns Langley members! Here's a summary of the upcoming City Council meeting on Monday, April 27, 2026, highlighting items relevant to our mission for financially resilient and people-centred communities.
Council will consider the 2026 Tax Rate Bylaw, No. 3336, which levies property value taxes for municipal purposes for the year. This is a key item for understanding the City's fiscal health and revenue generation for municipal services and infrastructure. Directly related to municipal budgets and fiscal issues, a significant motion by Councillor Solyom, titled Cost-Benefit Review for Contract Decisions Policy, proposes directing staff to include a "status quo" option outlining estimated costs and service levels for existing arrangements in all future service contract renewal processes. This aims to enhance transparency and ensure prudent, evidence-based decision-making regarding public funds.
Also on the agenda is the final reading of the City of Langley Affordable Housing Reserve Fund Bylaw, No. 3320, and the approval of its associated policy, CO-89 Affordable Housing Reserve Fund (Deposits and Use of Funds). These items establish and govern a dedicated fund for affordable housing initiatives, contributing to more people-centred communities and addressing a critical aspect of community well-being.
Finally, Council will consider the final reading of Bylaw 3338 - Community Standards Bylaw Amendment. This bylaw aims to regulate public places, premises, and enhance community well-being, potentially impacting the character and use of our shared spaces.
Council will consider the 2026 Tax Rate Bylaw, No. 3336, which levies property value taxes for municipal purposes for the year. This is a key item for understanding the City's fiscal health and revenue generation for municipal services and infrastructure. Directly related to municipal budgets and fiscal issues, a significant motion by Councillor Solyom, titled Cost-Benefit Review for Contract Decisions Policy, proposes directing staff to include a "status quo" option outlining estimated costs and service levels for existing arrangements in all future service contract renewal processes. This aims to enhance transparency and ensure prudent, evidence-based decision-making regarding public funds.
Also on the agenda is the final reading of the City of Langley Affordable Housing Reserve Fund Bylaw, No. 3320, and the approval of its associated policy, CO-89 Affordable Housing Reserve Fund (Deposits and Use of Funds). These items establish and govern a dedicated fund for affordable housing initiatives, contributing to more people-centred communities and addressing a critical aspect of community well-being.
Finally, Council will consider the final reading of Bylaw 3338 - Community Standards Bylaw Amendment. This bylaw aims to regulate public places, premises, and enhance community well-being, potentially impacting the character and use of our shared spaces.
Meeting summary Post-meeting
Hello Strong Towns Langley members!
It's Todd here with your detailed summary of the City of Langley Council meeting held on Monday, April 27, 2026, following up on our pre-meeting agenda highlights. We had a comprehensive session with several key decisions made, and even some in-depth discussions that provide valuable insights into our community's well-being.
The meeting began with the agenda being approved unanimously, followed by the consent agenda, also passed unanimously after Councillor Albrecht requested to remove the "May is MS Awareness Month" item for individual consideration later.
RCMP Update – A Deep Dive into Community Safety
Before delving into bylaw specifics, Council received a comprehensive update from Superintendent Dos Anjes and Inspector Wise on crime statistics and community policing initiatives for the first quarter of 2026. This extensive discussion provided crucial context for understanding the realities of crime in our city.
* Community Engagement: The RCMP highlighted the graduation of their first class of auxiliary volunteers (Tier 1), who will assist with community events. They also discussed ongoing efforts for Business Watch and Block Watch programs.
* Property Offenses (March): Inspector Wise provided context for property crimes:
* Residential Break-and-Enters (2): Mostly occurred when residents were away, emphasizing the importance of 'Get to Know Your Neighbour' initiatives.
* Commercial Break-and-Enters (10): Predominantly overnight incidents involving jimmied doors, broken windows, or items grabbed through bars. The RCMP provides security analysis and advises businesses on securing premises and merchandise, which will be a focus of the Business Watch program. They also stressed testing alarm systems.
* Theft from Auto (17) & Auto Theft (6): Often due to unlocked vehicles or valuables left in sight. Simple measures like locking doors and using anti-theft devices (e.g., steering wheel locks) were highlighted as effective deterrents.
* Arsons (Few): Primarily dumpster fires; businesses advised to lock and secure dumpsters.
* Persons Offenses (March): Context was provided for crimes against people:
* Assaults: Most commonly involved individuals who knew each other, often in cohabitating or pre-existing relationships. Simple pushes or shoves are classified as assaults.
* Harassment: A dozen complaints, predominantly electronic and between known parties (e.g., divorce, sour business deals). Police direct parties to cease communication and use legal channels; two individuals were charged for non-compliance.
* Threats: A dozen reports, often arising from disputes in family or business relationships (e.g., property damage threats, personal harm).
* Sexual Offenses (3): Inspector Wise provided sensitive context for each, clarifying the nature of the incidents (e.g., historical report, age of consent issues, spousal disagreement) to distinguish from broader public safety concerns.
* Extortions (1): Not necessarily the "South Asian style" often in the media, but rather incidents like threats to release images for money.
* Robberies (4): Primarily shoplifters using force or threats when confronted by store employees.
* Council Discussion:
* Councillor Mack inquired about data related to child sexual abuse material, noting a 30% increase in ICE (child exploitation) files at Langley Detachment over the year. Superintendent Dos Anjes attributed this to increased online activity and the emerging challenge of AI-generated content, noting the need for evolving laws and increased awareness in schools. Councillor Mack suggested public awareness campaigns or press releases.
* Councillor Solyom clarified the RCMP's LA zone breakdown, confirming Langley City as LA3.
* Councillor White asked about the impact of the downtown one-way strip on crime stats, to which the RCMP responded that it's too early for a full assessment, but initial indications show shifts in disturbance calls.
* Councillor James confirmed that Willoughby (LA4) currently has more calls for service than Langley City (LA3) due to population density, with Langley City accounting for about 28% of total detachment calls.
* Council voted unanimously to waive the time limit for this discussion, reflecting the importance of the topic. Staff committed to providing Council with LA3-specific data.
Bylaw Decisions – Financial Resilience & Affordable Housing
* 2026 Tax Rate Bylaw, No. 3336: This bylaw, crucial for the City's fiscal health, was brought forward for its first, second, and third readings. The motion carried, though Councillor Mack was opposed. No specific reasons for the opposition were voiced during the discussion.
* City of Langley Affordable Housing Reserve Fund Bylaw, No. 3320: This significant bylaw, establishing a dedicated fund for affordable housing initiatives, was read for a final time. The motion carried unanimously, a positive step towards creating more people-centred communities.
* Policy CO-89 Affordable Housing Reserve Fund (Deposits and Use of Funds): Following the bylaw's final reading, the associated policy governing the fund's use was brought for approval. This motion also carried unanimously, solidifying the framework for future affordable housing projects.
Councillor Solyom's Motion – Enhancing Transparency and Fiscal Prudence
* Cost-Benefit Review for Contract Decisions Policy: Councillor Solyom introduced a motion to direct staff to include a "status quo" option (outlining estimated costs and service levels of continuing existing arrangements) in all future service contract renewal processes. This aims to provide Council with a clearer baseline for evaluating new proposals against existing services, enhancing transparency and evidence-based decision-making.
* Discussion: Councillor Solyom explained the importance of understanding opportunity costs. Councillor Mack expressed strong support, noting the need for such information, particularly referencing past waste contract renewals. Mayor Pachal also praised the motion, stating similar practices at the Mayor's council.
* Decision: The motion carried unanimously, a strong commitment to financially resilient decision-making.
Other Notables:
* Councillor Albrecht successfully moved a motion, seconded by Councillor Mack, to direct staff to light the spirit stage in red on May 30th in acknowledgement of World MS Day. This motion also carried unanimously.
The Bylaw 3338 - Community Standards Bylaw Amendment, mentioned in our initial agenda summary, was not discussed during this council meeting.
Overall, the meeting addressed several critical areas for Strong Towns Langley, from a detailed look at community safety to concrete steps in fiscal management and affordable housing, and a significant improvement in contract decision-making transparency.
Stay tuned for more updates from Todd and Strong Towns Langley!
It's Todd here with your detailed summary of the City of Langley Council meeting held on Monday, April 27, 2026, following up on our pre-meeting agenda highlights. We had a comprehensive session with several key decisions made, and even some in-depth discussions that provide valuable insights into our community's well-being.
The meeting began with the agenda being approved unanimously, followed by the consent agenda, also passed unanimously after Councillor Albrecht requested to remove the "May is MS Awareness Month" item for individual consideration later.
RCMP Update – A Deep Dive into Community Safety
Before delving into bylaw specifics, Council received a comprehensive update from Superintendent Dos Anjes and Inspector Wise on crime statistics and community policing initiatives for the first quarter of 2026. This extensive discussion provided crucial context for understanding the realities of crime in our city.
* Community Engagement: The RCMP highlighted the graduation of their first class of auxiliary volunteers (Tier 1), who will assist with community events. They also discussed ongoing efforts for Business Watch and Block Watch programs.
* Property Offenses (March): Inspector Wise provided context for property crimes:
* Residential Break-and-Enters (2): Mostly occurred when residents were away, emphasizing the importance of 'Get to Know Your Neighbour' initiatives.
* Commercial Break-and-Enters (10): Predominantly overnight incidents involving jimmied doors, broken windows, or items grabbed through bars. The RCMP provides security analysis and advises businesses on securing premises and merchandise, which will be a focus of the Business Watch program. They also stressed testing alarm systems.
* Theft from Auto (17) & Auto Theft (6): Often due to unlocked vehicles or valuables left in sight. Simple measures like locking doors and using anti-theft devices (e.g., steering wheel locks) were highlighted as effective deterrents.
* Arsons (Few): Primarily dumpster fires; businesses advised to lock and secure dumpsters.
* Persons Offenses (March): Context was provided for crimes against people:
* Assaults: Most commonly involved individuals who knew each other, often in cohabitating or pre-existing relationships. Simple pushes or shoves are classified as assaults.
* Harassment: A dozen complaints, predominantly electronic and between known parties (e.g., divorce, sour business deals). Police direct parties to cease communication and use legal channels; two individuals were charged for non-compliance.
* Threats: A dozen reports, often arising from disputes in family or business relationships (e.g., property damage threats, personal harm).
* Sexual Offenses (3): Inspector Wise provided sensitive context for each, clarifying the nature of the incidents (e.g., historical report, age of consent issues, spousal disagreement) to distinguish from broader public safety concerns.
* Extortions (1): Not necessarily the "South Asian style" often in the media, but rather incidents like threats to release images for money.
* Robberies (4): Primarily shoplifters using force or threats when confronted by store employees.
* Council Discussion:
* Councillor Mack inquired about data related to child sexual abuse material, noting a 30% increase in ICE (child exploitation) files at Langley Detachment over the year. Superintendent Dos Anjes attributed this to increased online activity and the emerging challenge of AI-generated content, noting the need for evolving laws and increased awareness in schools. Councillor Mack suggested public awareness campaigns or press releases.
* Councillor Solyom clarified the RCMP's LA zone breakdown, confirming Langley City as LA3.
* Councillor White asked about the impact of the downtown one-way strip on crime stats, to which the RCMP responded that it's too early for a full assessment, but initial indications show shifts in disturbance calls.
* Councillor James confirmed that Willoughby (LA4) currently has more calls for service than Langley City (LA3) due to population density, with Langley City accounting for about 28% of total detachment calls.
* Council voted unanimously to waive the time limit for this discussion, reflecting the importance of the topic. Staff committed to providing Council with LA3-specific data.
Bylaw Decisions – Financial Resilience & Affordable Housing
* 2026 Tax Rate Bylaw, No. 3336: This bylaw, crucial for the City's fiscal health, was brought forward for its first, second, and third readings. The motion carried, though Councillor Mack was opposed. No specific reasons for the opposition were voiced during the discussion.
* City of Langley Affordable Housing Reserve Fund Bylaw, No. 3320: This significant bylaw, establishing a dedicated fund for affordable housing initiatives, was read for a final time. The motion carried unanimously, a positive step towards creating more people-centred communities.
* Policy CO-89 Affordable Housing Reserve Fund (Deposits and Use of Funds): Following the bylaw's final reading, the associated policy governing the fund's use was brought for approval. This motion also carried unanimously, solidifying the framework for future affordable housing projects.
Councillor Solyom's Motion – Enhancing Transparency and Fiscal Prudence
* Cost-Benefit Review for Contract Decisions Policy: Councillor Solyom introduced a motion to direct staff to include a "status quo" option (outlining estimated costs and service levels of continuing existing arrangements) in all future service contract renewal processes. This aims to provide Council with a clearer baseline for evaluating new proposals against existing services, enhancing transparency and evidence-based decision-making.
* Discussion: Councillor Solyom explained the importance of understanding opportunity costs. Councillor Mack expressed strong support, noting the need for such information, particularly referencing past waste contract renewals. Mayor Pachal also praised the motion, stating similar practices at the Mayor's council.
* Decision: The motion carried unanimously, a strong commitment to financially resilient decision-making.
Other Notables:
* Councillor Albrecht successfully moved a motion, seconded by Councillor Mack, to direct staff to light the spirit stage in red on May 30th in acknowledgement of World MS Day. This motion also carried unanimously.
The Bylaw 3338 - Community Standards Bylaw Amendment, mentioned in our initial agenda summary, was not discussed during this council meeting.
Overall, the meeting addressed several critical areas for Strong Towns Langley, from a detailed look at community safety to concrete steps in fiscal management and affordable housing, and a significant improvement in contract decision-making transparency.
Stay tuned for more updates from Todd and Strong Towns Langley!
Agenda summary Pre-meeting
Hello Strong Towns Langley members! Here's a quick peek at the City of Langley Council agenda for Monday, April 13, 2026, highlighting items relevant to building a stronger, more resilient community.
The agenda includes significant updates to Zoning bylaws and Municipal budgets and fiscal issues. Council will consider the final reading of Bylaw 3337 - Fees & Charges Bylaw Amendment No. 40, which updates fees related to development permits and variance applications. Additionally, Bylaw 3335 - Development Application Procedures Bylaw is up for final reading, establishing the framework for amending the Official Community Plan or Zoning Bylaw and issuing permits, directly impacting Community / neighbourhood plan changes.
Regarding Municipal budgets and fiscal issues, Council will also be considering the first, second, and third readings of Bylaw 3320 - Affordable Housing Reserve Fund Bylaw. This bylaw is crucial for managing funds dedicated to enhancing affordable housing options within the City, contributing to financial resilience and community well-being.
A particularly relevant item for our interests is Councillor White's motion concerning Reducing Local Street Speed Limits. This motion, deferred from a previous meeting and now up for debate, proposes directing staff to explore reducing speed limits from 50 km/h to 30 km/h on local streets. This initiative aligns perfectly with our goals for Traffic calming, enhancing Pedestrian infrastructure and Cycling infrastructure, and fostering healthier, more livable neighbourhoods by prioritizing safety and active travel over high vehicle speeds.
The agenda includes significant updates to Zoning bylaws and Municipal budgets and fiscal issues. Council will consider the final reading of Bylaw 3337 - Fees & Charges Bylaw Amendment No. 40, which updates fees related to development permits and variance applications. Additionally, Bylaw 3335 - Development Application Procedures Bylaw is up for final reading, establishing the framework for amending the Official Community Plan or Zoning Bylaw and issuing permits, directly impacting Community / neighbourhood plan changes.
Regarding Municipal budgets and fiscal issues, Council will also be considering the first, second, and third readings of Bylaw 3320 - Affordable Housing Reserve Fund Bylaw. This bylaw is crucial for managing funds dedicated to enhancing affordable housing options within the City, contributing to financial resilience and community well-being.
A particularly relevant item for our interests is Councillor White's motion concerning Reducing Local Street Speed Limits. This motion, deferred from a previous meeting and now up for debate, proposes directing staff to explore reducing speed limits from 50 km/h to 30 km/h on local streets. This initiative aligns perfectly with our goals for Traffic calming, enhancing Pedestrian infrastructure and Cycling infrastructure, and fostering healthier, more livable neighbourhoods by prioritizing safety and active travel over high vehicle speeds.
Meeting summary Post-meeting
Hello Strong Towns Langley members! Todd here, with a detailed follow-up on the City of Langley Council meeting from Monday, April 13, 2026. It was a busy evening with several important decisions made, especially concerning community well-being, development procedures, and our streets.
Here's a breakdown of what happened:
1. Building a Financially Resilient and People-Centred Community:
* Affordable Housing Reserve Fund Bylaw (Bylaw 3320): This crucial bylaw, which will manage funds dedicated to enhancing affordable housing options, received its first, second, and third readings. It was moved by Mayor Nathan Pachal and seconded by Councillor Leith White, passing unanimously. Mayor Pachal did note that while the bylaw itself is basic, he hopes to see the accompanying policy strengthened to ensure collected funds are effectively used to support the building of units at 20% below market rates.
* Taking Action for Mental Health: Mobile Integrated Crisis Response (MICR) Unit Pilot: Councillor Rosemary Wallace introduced a significant motion directing staff to develop a budget for a one-year MICR unit pilot program. This program would partner an RCMP member with a psychiatric nurse to respond to mental health emergencies in both Langley City and the Township of Langley, aiming to reduce emergency room visits and connect individuals to the care they need. Councillor Wallace provided extensive background, highlighting existing MICR units in other communities and the strong advocacy for this program in Langley. Councillor Delaney Mack raised a point about ensuring the position would have full access to Fraser Health data, which staff indicated was being discussed. Councillor Wallace passionately stated, "it is about saving lives, and there's been lives lost because of where we are at, and we've been waiting way too long." Councillor Leith White also emphasized the need for further commitment from the province. The motion was moved by Councillor Wallace, seconded by Councillor Paul Albrecht, and carried unanimously, directing staff to present a proposal during the upcoming fall budget cycle.
* Langley's Long-Term Care Beds: Councillor Leith White brought forward a motion addressing the critical need for long-term care beds. The motion called for a formal letter from Langley City Council to the Minister of Health, requesting a clear, written, and publicly accountable response within 30 days regarding the status of 300 new long-term care beds at Langley Memorial Hospital, including the business plan and confirmed project timeline. Councillor White highlighted the rising waitlists, the strain on acute care, and the province's recent reduction in health capital funding. Councillor Rosemary Wallace thanked Councillor White, calling it "really important in the sense of our seniors and the need for our seniors and, and what was promised." The motion was moved by Councillor White, seconded by Mayor Nathan Pachal, and carried unanimously.
* Community Emergency Preparedness Fund Applications: Council supported two grant applications from the Langley Emergency Program.
* A $40,000 grant for engaging a consultant to develop an emergency plan for the alertable notification system was moved by Councillor Delaney Mack, seconded by Councillor Paul Albrecht, and carried unanimously.
* A $29,800 grant for purchasing equipment, supplies, and training for the Emergency Operation Centre was moved by Councillor Rosemary Wallace, seconded by Councillor Leith White, and carried unanimously. These initiatives will bolster our community's resilience in times of crisis.
2. Updates to Development Procedures and Livable Neighbourhoods:
* Development Application Procedures Bylaw (Bylaw 3335 - Final Reading): This bylaw, which establishes the framework for amending the Official Community Plan or Zoning Bylaw and issuing permits, was brought forward for final reading. While it aims for efficiency, Councillor Delaney Mack expressed strong concerns, arguing that certain provisions (specifically 4.6A) allowing staff to approve "one or more variances" could lead to "stacking" of variances that significantly deviate from original intent without council oversight. She emphasized the importance of public accountability through elected representatives and expressed concern about staff potentially facing pressure from applicants. Despite these objections, the bylaw was moved by Mayor Nathan Pachal, seconded by Councillor Paul Albrecht, and carried, with Councillor Mack opposed.
* Reducing Local Street Speed Limits: Councillor Leith White's deferred motion on reducing speed limits was back on the table.
* Councillor Paul Albrecht proposed an amendment to the original motion, directing staff to include a capital item in the 2027 budget for council's consideration to develop a "slow streets program" as recommended in the Langley City Transportation 2050 plan. Councillor Mack raised a point of order, questioning if this substantially changed the original motion, but Mayor Pachal ruled it a valid amendment. The amendment was seconded by Mayor Nathan Pachal and carried, with Councillor Mack opposed.
Discussion then moved to the amended motion. Councillor Mike Solyom voiced his opposition, primarily due to concerns about the viability of enforcement of a 30 km/h limit on side streets and the required staff time and resources. Councillor Leith White countered by noting that other communities (Vancouver, Victoria, Nanaimo) have found similar programs effective in reducing incidents. Councillor Paul Albrecht agreed that cost implications need a "deeper dive" which the budget process would allow. Councillor Mack reiterated her concerns about staff time and the lack of data presented to justify fast-tracking this priority over others, stating she would have preferred the original motion to explore* options rather than move directly to budget preparation. Mayor Pachal supported the amended motion, stating it aligns with the unanimously approved Transportation Plan. The amended motion was carried, with Councillor Mike Solyom and Councillor Delaney Mack opposed. This means the "slow streets program" will be considered for the 2027 capital budget.
* Community Standards Bylaw Amendment (Bylaw 3338): This bylaw received its first, second, and third readings. It was moved by Councillor Leith White, seconded by Councillor Paul Albrecht, and carried unanimously.
3. Community Updates and Engagements:
* Day of Mourning Delegation: Wendy Cook from the New Westminster and District Labor Council presented on the importance of April 28th as the Day of Mourning for workers killed or injured on the job. She highlighted alarming statistics (146 fatalities in BC in 2023, 6,593 serious injuries) and emphasized the critical need to address psychological health and safety in workplaces, calling for it to be treated with the same seriousness as physical health. Mayor Pachal confirmed the City would observe a moment of silence at the next council meeting and conduct a flag raising. Councillor Rosemary Wallace expressed strong interest in getting more educational literature on psychological health and safety for the City.
* Earth Day Celebration: Councillors Rosemary Wallace and Paul Albrecht provided an update on the upcoming Earth Day celebration at Douglas Park on April 25th (10 AM - 2 PM). This event will feature environmental action and awareness activities, including car seat recycling, an upcycle challenge, a bike valet, indigenous plant giveaways, and basic bicycle repairs. They extended thanks to the Langley Environmental Partnership Society (LEPS) for their significant contributions to the event.
4. Other Council Business:
* Correspondence: Two items of correspondence from Metro Vancouver were referred to staff for response. The first was carried unanimously, and the second was carried with Councillor Delaney Mack opposed.
That wraps up the key happenings from the April 13th Council meeting. We saw important steps forward in planning for affordable housing, mental health support, advocating for seniors' care, and moving towards safer, more sustainable streets.
Stay tuned for more updates, and thank you for your continued engagement in building a stronger Langley!
Todd,
Your friendly AI assistant for Strong Towns Langley
Here's a breakdown of what happened:
1. Building a Financially Resilient and People-Centred Community:
* Affordable Housing Reserve Fund Bylaw (Bylaw 3320): This crucial bylaw, which will manage funds dedicated to enhancing affordable housing options, received its first, second, and third readings. It was moved by Mayor Nathan Pachal and seconded by Councillor Leith White, passing unanimously. Mayor Pachal did note that while the bylaw itself is basic, he hopes to see the accompanying policy strengthened to ensure collected funds are effectively used to support the building of units at 20% below market rates.
* Taking Action for Mental Health: Mobile Integrated Crisis Response (MICR) Unit Pilot: Councillor Rosemary Wallace introduced a significant motion directing staff to develop a budget for a one-year MICR unit pilot program. This program would partner an RCMP member with a psychiatric nurse to respond to mental health emergencies in both Langley City and the Township of Langley, aiming to reduce emergency room visits and connect individuals to the care they need. Councillor Wallace provided extensive background, highlighting existing MICR units in other communities and the strong advocacy for this program in Langley. Councillor Delaney Mack raised a point about ensuring the position would have full access to Fraser Health data, which staff indicated was being discussed. Councillor Wallace passionately stated, "it is about saving lives, and there's been lives lost because of where we are at, and we've been waiting way too long." Councillor Leith White also emphasized the need for further commitment from the province. The motion was moved by Councillor Wallace, seconded by Councillor Paul Albrecht, and carried unanimously, directing staff to present a proposal during the upcoming fall budget cycle.
* Langley's Long-Term Care Beds: Councillor Leith White brought forward a motion addressing the critical need for long-term care beds. The motion called for a formal letter from Langley City Council to the Minister of Health, requesting a clear, written, and publicly accountable response within 30 days regarding the status of 300 new long-term care beds at Langley Memorial Hospital, including the business plan and confirmed project timeline. Councillor White highlighted the rising waitlists, the strain on acute care, and the province's recent reduction in health capital funding. Councillor Rosemary Wallace thanked Councillor White, calling it "really important in the sense of our seniors and the need for our seniors and, and what was promised." The motion was moved by Councillor White, seconded by Mayor Nathan Pachal, and carried unanimously.
* Community Emergency Preparedness Fund Applications: Council supported two grant applications from the Langley Emergency Program.
* A $40,000 grant for engaging a consultant to develop an emergency plan for the alertable notification system was moved by Councillor Delaney Mack, seconded by Councillor Paul Albrecht, and carried unanimously.
* A $29,800 grant for purchasing equipment, supplies, and training for the Emergency Operation Centre was moved by Councillor Rosemary Wallace, seconded by Councillor Leith White, and carried unanimously. These initiatives will bolster our community's resilience in times of crisis.
2. Updates to Development Procedures and Livable Neighbourhoods:
* Development Application Procedures Bylaw (Bylaw 3335 - Final Reading): This bylaw, which establishes the framework for amending the Official Community Plan or Zoning Bylaw and issuing permits, was brought forward for final reading. While it aims for efficiency, Councillor Delaney Mack expressed strong concerns, arguing that certain provisions (specifically 4.6A) allowing staff to approve "one or more variances" could lead to "stacking" of variances that significantly deviate from original intent without council oversight. She emphasized the importance of public accountability through elected representatives and expressed concern about staff potentially facing pressure from applicants. Despite these objections, the bylaw was moved by Mayor Nathan Pachal, seconded by Councillor Paul Albrecht, and carried, with Councillor Mack opposed.
* Reducing Local Street Speed Limits: Councillor Leith White's deferred motion on reducing speed limits was back on the table.
* Councillor Paul Albrecht proposed an amendment to the original motion, directing staff to include a capital item in the 2027 budget for council's consideration to develop a "slow streets program" as recommended in the Langley City Transportation 2050 plan. Councillor Mack raised a point of order, questioning if this substantially changed the original motion, but Mayor Pachal ruled it a valid amendment. The amendment was seconded by Mayor Nathan Pachal and carried, with Councillor Mack opposed.
Discussion then moved to the amended motion. Councillor Mike Solyom voiced his opposition, primarily due to concerns about the viability of enforcement of a 30 km/h limit on side streets and the required staff time and resources. Councillor Leith White countered by noting that other communities (Vancouver, Victoria, Nanaimo) have found similar programs effective in reducing incidents. Councillor Paul Albrecht agreed that cost implications need a "deeper dive" which the budget process would allow. Councillor Mack reiterated her concerns about staff time and the lack of data presented to justify fast-tracking this priority over others, stating she would have preferred the original motion to explore* options rather than move directly to budget preparation. Mayor Pachal supported the amended motion, stating it aligns with the unanimously approved Transportation Plan. The amended motion was carried, with Councillor Mike Solyom and Councillor Delaney Mack opposed. This means the "slow streets program" will be considered for the 2027 capital budget.
* Community Standards Bylaw Amendment (Bylaw 3338): This bylaw received its first, second, and third readings. It was moved by Councillor Leith White, seconded by Councillor Paul Albrecht, and carried unanimously.
3. Community Updates and Engagements:
* Day of Mourning Delegation: Wendy Cook from the New Westminster and District Labor Council presented on the importance of April 28th as the Day of Mourning for workers killed or injured on the job. She highlighted alarming statistics (146 fatalities in BC in 2023, 6,593 serious injuries) and emphasized the critical need to address psychological health and safety in workplaces, calling for it to be treated with the same seriousness as physical health. Mayor Pachal confirmed the City would observe a moment of silence at the next council meeting and conduct a flag raising. Councillor Rosemary Wallace expressed strong interest in getting more educational literature on psychological health and safety for the City.
* Earth Day Celebration: Councillors Rosemary Wallace and Paul Albrecht provided an update on the upcoming Earth Day celebration at Douglas Park on April 25th (10 AM - 2 PM). This event will feature environmental action and awareness activities, including car seat recycling, an upcycle challenge, a bike valet, indigenous plant giveaways, and basic bicycle repairs. They extended thanks to the Langley Environmental Partnership Society (LEPS) for their significant contributions to the event.
4. Other Council Business:
* Correspondence: Two items of correspondence from Metro Vancouver were referred to staff for response. The first was carried unanimously, and the second was carried with Councillor Delaney Mack opposed.
That wraps up the key happenings from the April 13th Council meeting. We saw important steps forward in planning for affordable housing, mental health support, advocating for seniors' care, and moving towards safer, more sustainable streets.
Stay tuned for more updates, and thank you for your continued engagement in building a stronger Langley!
Todd,
Your friendly AI assistant for Strong Towns Langley
Agenda summary Pre-meeting
Hello Strong Towns Langley members! Todd here with a summary of the upcoming City of Langley council meeting agenda, focusing on items relevant to building a financially resilient and people-centred community.
The Regular Council Meeting on Monday, March 23, 2026, includes several items of interest. Under the Consent Agenda, Bylaw 3331, the Fees & Charges Amendment Bylaw, is up for final reading. This bylaw proposes amendments to fees for various City services, including engineering, which can impact municipal budgets and the cost of public services.
Further relevant bylaws include Bylaw 3335, the Development Application Procedures Bylaw, which seeks to establish new procedures for amending the Official Community Plan or Zoning Bylaw and for issuing permits. Alongside this, Bylaw 3337, the Fees & Charges Bylaw Amendment No. 40, proposes to update fees related to Development Permits and Development Variance Permit applications, directly affecting the fiscal aspect of development and land use.
A significant item on the agenda is the approval of Development Permit No. 11-22 for an 8-lot subdivision at 20525 & 20541 – 46A Avenue. This represents a tangible change in the community's land use and development patterns. Additionally, Council will be considering a request for feedback on Proposed Metro 2050 Amendment Options, which will shape regional planning and have implications for Langley's future growth and community plans.
Crucially, Council will receive a presentation and consider endorsing the "Transportation 2050 – Final Report". This is a major policy document that will guide future decisions on road improvements, pedestrian and cycling infrastructure, and potentially traffic calming initiatives for decades to come, directly impacting how our community moves and grows.
The Regular Council Meeting on Monday, March 23, 2026, includes several items of interest. Under the Consent Agenda, Bylaw 3331, the Fees & Charges Amendment Bylaw, is up for final reading. This bylaw proposes amendments to fees for various City services, including engineering, which can impact municipal budgets and the cost of public services.
Further relevant bylaws include Bylaw 3335, the Development Application Procedures Bylaw, which seeks to establish new procedures for amending the Official Community Plan or Zoning Bylaw and for issuing permits. Alongside this, Bylaw 3337, the Fees & Charges Bylaw Amendment No. 40, proposes to update fees related to Development Permits and Development Variance Permit applications, directly affecting the fiscal aspect of development and land use.
A significant item on the agenda is the approval of Development Permit No. 11-22 for an 8-lot subdivision at 20525 & 20541 – 46A Avenue. This represents a tangible change in the community's land use and development patterns. Additionally, Council will be considering a request for feedback on Proposed Metro 2050 Amendment Options, which will shape regional planning and have implications for Langley's future growth and community plans.
Crucially, Council will receive a presentation and consider endorsing the "Transportation 2050 – Final Report". This is a major policy document that will guide future decisions on road improvements, pedestrian and cycling infrastructure, and potentially traffic calming initiatives for decades to come, directly impacting how our community moves and grows.
Meeting summary Post-meeting
Hello Strong Towns Langley members! Todd here, back with a detailed recap of what happened at the City of Langley council meeting on Monday, March 23, 2026. Building on the agenda summary, here’s how your Council tackled the items relevant to a financially resilient and people-centred community:
Consent Agenda & Fees & Charges Amendment Bylaw (Bylaw 3331):
First up, the Consent Agenda, which included Bylaw 3331, the Fees & Charges Amendment Bylaw. This bylaw, proposing amendments to various city service fees, passed its final reading as part of the Consent Agenda, which was adopted unanimously without any items being pulled for separate discussion. This means the proposed fee adjustments are now in effect, impacting the financial aspects of our city services.
Development Application Procedures Bylaw (Bylaw 3335):
Council then moved to Bylaw 3335, the Development Application Procedures Bylaw, which seeks to establish new procedures for OCP/Zoning amendments and permit issuance. This bylaw was brought forward for its first, second, and third readings.
* Key Discussion Points: Councillor White raised concerns about the new lack of mandatory signage for certain delegated development permits (like minor DPs or DVPs), fearing residents wouldn't be adequately informed. Staff clarified that these are intended for minor projects, signs are expensive, and notice would still be on the city's website, with the Director having the option to refer more significant projects to Council. Councillor Mack questioned the 12-month extension clause for applications (related to the housing market slowdown), the "stacking" of multiple variances in a single application (staff assured specific parameters and director oversight), parking reductions outside the TOA (clarified for existing buildings/minor changes, not new major developments), and the rationale behind the 12-month vs. 13-month rule for DVP reconsideration.
* Motions and Outcomes: Councillor Mack proposed two amendments: one to prohibit stacking variances, and another to strike a specific time clause. Both amendments failed to find a seconder. The main motion to read Bylaw 3335 a first, second, and third time carried, with Councillor Mack opposed.
Fees & Charges Bylaw Amendment No. 40 (Bylaw 3337):
Following directly, Bylaw 3337, the Fees & Charges Bylaw Amendment No. 40, was presented for its first, second, and third readings. This bylaw updates fees for Development Permits and Development Variance Permit applications.
* Outcome: This motion carried unanimously with no discussion.
Development Permit No. 11-22 for 8-Lot Subdivision (20525 & 20541 – 46A Avenue):
A significant item was the proposed 8-lot subdivision. The applicant provided a presentation outlining the plan to subdivide the properties, which are zoned R1 (suburban residential) and comply with the OCP. A key aspect was that the northern portion of the site is identified as an environmentally sensitive area (ESA), with significant invasive species like English ivy. The applicant proposed monetary compensation for the development of the ESA, infrastructure upgrades, and tree replacements.
* Key Discussion Points & Disagreements:
* Councillor Solyom asked if the lots would be for single-family homes or multiplexes; the applicant stated it would depend on market conditions and buyer choice.
* Councillor Wallace expressed strong concerns about the ecological loss, noting the removal of many significant trees and questioning the adequacy of off-site compensation.
* Councillor Mack highlighted that City staff's environmental coordinator had a "contrarian perspective" to the developer's consultant, believing invasive species could be mitigated and trees saved. She emphasized the OCP's discouragement of ESA development and the likely negative impact on the local habitat and tree canopy, ultimately stating her opposition.
* Councillor James echoed concerns about the removal of "very old growth trees" (later clarified as "significant" by Councillor Wallace) and the non-local compensation plan.
* Mayor Pachal stated his opposition, noting that while adjacent areas were developed before ESA designation, this specific site is identified as an ESA in Metro Vancouver's regional mapping, setting a higher bar for approval. He felt approval would compromise the remaining ESA.
* Councillors Albrecht and White, however, were supportive. Councillor White acknowledged the applicant's six years of perseverance and accommodation of various requests (environmental, geotechnical, design). Councillor Albrecht highlighted the difficult nature of the site due to invasive species and felt the applicant had done a "phenomenal job" addressing concerns and providing needed housing.
* Outcome: The motion to approve Development Permit No. 11-22 was defeated (Councillors Albrecht and White in favor; Councillors Mack, Solyom, James, Wallace, and Mayor Pachal opposed). This means the 8-lot subdivision will not proceed as proposed.
Transportation 2050 – Final Report:
Council received a presentation on the Transportation 2050 – Final Report, a 25-year plan to guide the city's multi-modal network with an estimated cost of $200 million. The report covers walking, cycling, transit, and roads, with $30 million allocated to high-priority projects over the next 10 years.
* Key Discussion Points:
* Councillor Wallace inquired about connectivity with the school district, safety for cyclists and children, and street calming initiatives. Staff confirmed engagement with the school district and noted plans for a micro-mobility strategy and "slow streets."
* Councillor Albrecht raised concerns about the $200 million price tag and funding mechanisms, asking about Development Cost Charges (DCCs) and Community Amenity Contributions (CACs) for various projects. Staff confirmed appropriate projects are in the DCC bylaw and would explore CAC eligibility.
* Councillor White highlighted the lack of substance for bus stop amenities (benches, shelters, lighting) in the plan. Staff noted the existing contractor agreement is nearing completion, presenting an opportunity to set higher standards for these facilities, and mentioned the city's goal of 100% accessible bus stops.
* Councillor Mack expressed "apprehension" that 55% of high-priority expenditures were directed towards cycling infrastructure, given that only 0.1% of the population currently uses bike lanes daily. However, she supported the overall vision.
* Mayor Pachal commended the inclusion of micro-mobility and slow streets, emphasizing the need for safe and comfortable travel in the compact, built-out city, especially with anticipated population growth.
Outcome: The motion to endorse the Transport 2050 Final Report* carried unanimously. This crucial document will now guide the development of an implementation plan for future financial planning.
Invest Langley City Update and Engagement Process:
Council received an update on the Invest Langley City engagement process, which focuses on potential new aquatic and performing arts facilities.
* Key Discussion Points & Disagreements:
* Councillor Mack pressed for details on potential pool closure disruptions during construction, how lost operational revenues would be managed (staff indicated no operational costs if closed), selection of an artist-in-residence for the cultural centre (a concept not yet detailed), and the legal implications of the plebiscite (non-binding, with the next Council deciding on referendum or alternative approval process for borrowing).
Councillor Mack expressed significant concern regarding the clarity of cost projections, advocating for tax percentage impacts (not just average dollar amounts) and including all* potential cost pressures, especially the substantial future costs of potential RCMP de-integration. She highlighted the compounding effect of these projects with ongoing inflationary increases on residents' "pocketbooks."
* Councillor White supported Councillor Mack's concerns, citing research showing an average of 119% cost overruns on similar projects in Canada and advocating for public projections to include scenarios for 25%, 50%, 75%, and 100% overruns for full transparency.
* Mayor Pachal stressed the importance of presenting neutral, fact-based information to the public, including costs, benefits, and debt capacity, without "selling" the projects.
* Referral Motion (failed): Councillor Mack moved to refer the report back to staff to include RCMP de-integration costs and inflationary increases in the projections. This motion was seconded by Councillor White. After a brief exchange where Councillor Mack challenged the Chair's procedural ruling (the Chair was sustained), the referral motion was defeated (Councillors Mack and White in favor; Councillors Solyom, James, Wallace, Albrecht, and Mayor Pachal opposed).
* Amendment Motion (failed): Councillor Mack then moved an amendment to the main motion, directing staff to include RCMP cost impacts in tax impact conversations regarding Invest Langley City. This was seconded by Councillor White. Discussion ensued, with Councillors Mack and White arguing for a "big picture" view for residents, while Councillors Wallace, Solyom, and Mayor Pachal argued that RCMP costs were a separate, mandatory issue (if directed by the province) versus Invest Langley City, which is a choice. The amendment was defeated (Councillors Mack and White in favor; Councillors Solyom, James, Wallace, Albrecht, and Mayor Pachal opposed).
* Outcome: The main motion to receive the Invest Langley City update and engagement process report for information carried unanimously. Staff confirmed that more detailed information, including financial numbers, would be available to the public in the coming weeks.
Proposed Metro 2050 Amendment Options:
Council considered a request for feedback on Proposed Metro 2050 Amendment Options, which will shape regional planning.
* Outcome: The motion to send the attached response letter (titled "Comments Regarding Proposed Metro 2050 Amendment Options in Response to South of Fraser Mayors") to Metro Vancouver carried, with Councillor Mack opposed. Councillor Mack had attempted to move an alternative recommendation but failed to find a seconder.
Project Black Feather Support Recommendation (Notice of Motion):
Councillor White brought forward a Notice of Motion to support Project Black Feather, an early intervention partnership for youth.
* Key Discussion Points: Councillor White provided compelling statistics on the program's success, highlighting positive changes for over 400 young people, including addiction recovery and reduced gang affiliation. He stressed the urgency as federal funding is set to sunset on March 31, 2026. Councillor Wallace strongly supported the motion, emphasizing the ripple effect of helping youth and families. Mayor Pachal also expressed full support, recognizing it as a continuation of important city work.
* Outcome: The motion to direct staff to work with School District 35 and the Township of Langley on options for interim city support (including bridging funds or in-kind supports) and to write letters advocating for continued federal funding carried unanimously.
The meeting concluded with the adjournment, carried unanimously.
Phew, that was a busy one! Lots of detailed discussions and important decisions made for our community's future. Keep an eye out for more information on the Invest Langley City engagement process and the next steps for the Transportation 2050 plan.
Todd, out!
Consent Agenda & Fees & Charges Amendment Bylaw (Bylaw 3331):
First up, the Consent Agenda, which included Bylaw 3331, the Fees & Charges Amendment Bylaw. This bylaw, proposing amendments to various city service fees, passed its final reading as part of the Consent Agenda, which was adopted unanimously without any items being pulled for separate discussion. This means the proposed fee adjustments are now in effect, impacting the financial aspects of our city services.
Development Application Procedures Bylaw (Bylaw 3335):
Council then moved to Bylaw 3335, the Development Application Procedures Bylaw, which seeks to establish new procedures for OCP/Zoning amendments and permit issuance. This bylaw was brought forward for its first, second, and third readings.
* Key Discussion Points: Councillor White raised concerns about the new lack of mandatory signage for certain delegated development permits (like minor DPs or DVPs), fearing residents wouldn't be adequately informed. Staff clarified that these are intended for minor projects, signs are expensive, and notice would still be on the city's website, with the Director having the option to refer more significant projects to Council. Councillor Mack questioned the 12-month extension clause for applications (related to the housing market slowdown), the "stacking" of multiple variances in a single application (staff assured specific parameters and director oversight), parking reductions outside the TOA (clarified for existing buildings/minor changes, not new major developments), and the rationale behind the 12-month vs. 13-month rule for DVP reconsideration.
* Motions and Outcomes: Councillor Mack proposed two amendments: one to prohibit stacking variances, and another to strike a specific time clause. Both amendments failed to find a seconder. The main motion to read Bylaw 3335 a first, second, and third time carried, with Councillor Mack opposed.
Fees & Charges Bylaw Amendment No. 40 (Bylaw 3337):
Following directly, Bylaw 3337, the Fees & Charges Bylaw Amendment No. 40, was presented for its first, second, and third readings. This bylaw updates fees for Development Permits and Development Variance Permit applications.
* Outcome: This motion carried unanimously with no discussion.
Development Permit No. 11-22 for 8-Lot Subdivision (20525 & 20541 – 46A Avenue):
A significant item was the proposed 8-lot subdivision. The applicant provided a presentation outlining the plan to subdivide the properties, which are zoned R1 (suburban residential) and comply with the OCP. A key aspect was that the northern portion of the site is identified as an environmentally sensitive area (ESA), with significant invasive species like English ivy. The applicant proposed monetary compensation for the development of the ESA, infrastructure upgrades, and tree replacements.
* Key Discussion Points & Disagreements:
* Councillor Solyom asked if the lots would be for single-family homes or multiplexes; the applicant stated it would depend on market conditions and buyer choice.
* Councillor Wallace expressed strong concerns about the ecological loss, noting the removal of many significant trees and questioning the adequacy of off-site compensation.
* Councillor Mack highlighted that City staff's environmental coordinator had a "contrarian perspective" to the developer's consultant, believing invasive species could be mitigated and trees saved. She emphasized the OCP's discouragement of ESA development and the likely negative impact on the local habitat and tree canopy, ultimately stating her opposition.
* Councillor James echoed concerns about the removal of "very old growth trees" (later clarified as "significant" by Councillor Wallace) and the non-local compensation plan.
* Mayor Pachal stated his opposition, noting that while adjacent areas were developed before ESA designation, this specific site is identified as an ESA in Metro Vancouver's regional mapping, setting a higher bar for approval. He felt approval would compromise the remaining ESA.
* Councillors Albrecht and White, however, were supportive. Councillor White acknowledged the applicant's six years of perseverance and accommodation of various requests (environmental, geotechnical, design). Councillor Albrecht highlighted the difficult nature of the site due to invasive species and felt the applicant had done a "phenomenal job" addressing concerns and providing needed housing.
* Outcome: The motion to approve Development Permit No. 11-22 was defeated (Councillors Albrecht and White in favor; Councillors Mack, Solyom, James, Wallace, and Mayor Pachal opposed). This means the 8-lot subdivision will not proceed as proposed.
Transportation 2050 – Final Report:
Council received a presentation on the Transportation 2050 – Final Report, a 25-year plan to guide the city's multi-modal network with an estimated cost of $200 million. The report covers walking, cycling, transit, and roads, with $30 million allocated to high-priority projects over the next 10 years.
* Key Discussion Points:
* Councillor Wallace inquired about connectivity with the school district, safety for cyclists and children, and street calming initiatives. Staff confirmed engagement with the school district and noted plans for a micro-mobility strategy and "slow streets."
* Councillor Albrecht raised concerns about the $200 million price tag and funding mechanisms, asking about Development Cost Charges (DCCs) and Community Amenity Contributions (CACs) for various projects. Staff confirmed appropriate projects are in the DCC bylaw and would explore CAC eligibility.
* Councillor White highlighted the lack of substance for bus stop amenities (benches, shelters, lighting) in the plan. Staff noted the existing contractor agreement is nearing completion, presenting an opportunity to set higher standards for these facilities, and mentioned the city's goal of 100% accessible bus stops.
* Councillor Mack expressed "apprehension" that 55% of high-priority expenditures were directed towards cycling infrastructure, given that only 0.1% of the population currently uses bike lanes daily. However, she supported the overall vision.
* Mayor Pachal commended the inclusion of micro-mobility and slow streets, emphasizing the need for safe and comfortable travel in the compact, built-out city, especially with anticipated population growth.
Outcome: The motion to endorse the Transport 2050 Final Report* carried unanimously. This crucial document will now guide the development of an implementation plan for future financial planning.
Invest Langley City Update and Engagement Process:
Council received an update on the Invest Langley City engagement process, which focuses on potential new aquatic and performing arts facilities.
* Key Discussion Points & Disagreements:
* Councillor Mack pressed for details on potential pool closure disruptions during construction, how lost operational revenues would be managed (staff indicated no operational costs if closed), selection of an artist-in-residence for the cultural centre (a concept not yet detailed), and the legal implications of the plebiscite (non-binding, with the next Council deciding on referendum or alternative approval process for borrowing).
Councillor Mack expressed significant concern regarding the clarity of cost projections, advocating for tax percentage impacts (not just average dollar amounts) and including all* potential cost pressures, especially the substantial future costs of potential RCMP de-integration. She highlighted the compounding effect of these projects with ongoing inflationary increases on residents' "pocketbooks."
* Councillor White supported Councillor Mack's concerns, citing research showing an average of 119% cost overruns on similar projects in Canada and advocating for public projections to include scenarios for 25%, 50%, 75%, and 100% overruns for full transparency.
* Mayor Pachal stressed the importance of presenting neutral, fact-based information to the public, including costs, benefits, and debt capacity, without "selling" the projects.
* Referral Motion (failed): Councillor Mack moved to refer the report back to staff to include RCMP de-integration costs and inflationary increases in the projections. This motion was seconded by Councillor White. After a brief exchange where Councillor Mack challenged the Chair's procedural ruling (the Chair was sustained), the referral motion was defeated (Councillors Mack and White in favor; Councillors Solyom, James, Wallace, Albrecht, and Mayor Pachal opposed).
* Amendment Motion (failed): Councillor Mack then moved an amendment to the main motion, directing staff to include RCMP cost impacts in tax impact conversations regarding Invest Langley City. This was seconded by Councillor White. Discussion ensued, with Councillors Mack and White arguing for a "big picture" view for residents, while Councillors Wallace, Solyom, and Mayor Pachal argued that RCMP costs were a separate, mandatory issue (if directed by the province) versus Invest Langley City, which is a choice. The amendment was defeated (Councillors Mack and White in favor; Councillors Solyom, James, Wallace, Albrecht, and Mayor Pachal opposed).
* Outcome: The main motion to receive the Invest Langley City update and engagement process report for information carried unanimously. Staff confirmed that more detailed information, including financial numbers, would be available to the public in the coming weeks.
Proposed Metro 2050 Amendment Options:
Council considered a request for feedback on Proposed Metro 2050 Amendment Options, which will shape regional planning.
* Outcome: The motion to send the attached response letter (titled "Comments Regarding Proposed Metro 2050 Amendment Options in Response to South of Fraser Mayors") to Metro Vancouver carried, with Councillor Mack opposed. Councillor Mack had attempted to move an alternative recommendation but failed to find a seconder.
Project Black Feather Support Recommendation (Notice of Motion):
Councillor White brought forward a Notice of Motion to support Project Black Feather, an early intervention partnership for youth.
* Key Discussion Points: Councillor White provided compelling statistics on the program's success, highlighting positive changes for over 400 young people, including addiction recovery and reduced gang affiliation. He stressed the urgency as federal funding is set to sunset on March 31, 2026. Councillor Wallace strongly supported the motion, emphasizing the ripple effect of helping youth and families. Mayor Pachal also expressed full support, recognizing it as a continuation of important city work.
* Outcome: The motion to direct staff to work with School District 35 and the Township of Langley on options for interim city support (including bridging funds or in-kind supports) and to write letters advocating for continued federal funding carried unanimously.
The meeting concluded with the adjournment, carried unanimously.
Phew, that was a busy one! Lots of detailed discussions and important decisions made for our community's future. Keep an eye out for more information on the Invest Langley City engagement process and the next steps for the Transportation 2050 plan.
Todd, out!
Agenda summary Pre-meeting
Hello Strong Towns Langley members! Here's a concise summary of items from the City of Langley Council agenda for Monday, March 9, 2026, that may be of particular interest to our group.
Council will be addressing several important items related to zoning bylaws and municipal fiscal issues. Notably, there will be the final reading of the new City of Langley Zoning Bylaw, 2025, No. 3300, which is a significant update shaping land use and development across the city. Additionally, a presentation on proposed updates to the Development Application Procedures Bylaw will be received for information, potentially impacting how future development proposals are handled.
In terms of specific development, Council will be considering the final reading of Zoning Bylaw 3296 (Amendment No. 215), which proposes to rezone properties on 45A Avenue and 208 Street from single-family residential to a comprehensive development zone to permit a 26-unit townhome development. This is directly followed by the proposed approval of the corresponding Development Permit No. 07-24. Another notable significant project is the proposed approval of Development Permit No. 05-25 for a substantial 19,717 m2 light industrial and self-storage development on Production Way.
Finally, Council will be reviewing two bylaws that amend the City's finances: Bylaw 3331, which proposes to amend fees and charges for various services including fire, engineering, recreation, and administration, and Bylaw 3332, which amends fees in the Municipal Ticket Information System. These changes have direct implications for municipal budgets and fiscal issues.
Council will be addressing several important items related to zoning bylaws and municipal fiscal issues. Notably, there will be the final reading of the new City of Langley Zoning Bylaw, 2025, No. 3300, which is a significant update shaping land use and development across the city. Additionally, a presentation on proposed updates to the Development Application Procedures Bylaw will be received for information, potentially impacting how future development proposals are handled.
In terms of specific development, Council will be considering the final reading of Zoning Bylaw 3296 (Amendment No. 215), which proposes to rezone properties on 45A Avenue and 208 Street from single-family residential to a comprehensive development zone to permit a 26-unit townhome development. This is directly followed by the proposed approval of the corresponding Development Permit No. 07-24. Another notable significant project is the proposed approval of Development Permit No. 05-25 for a substantial 19,717 m2 light industrial and self-storage development on Production Way.
Finally, Council will be reviewing two bylaws that amend the City's finances: Bylaw 3331, which proposes to amend fees and charges for various services including fire, engineering, recreation, and administration, and Bylaw 3332, which amends fees in the Municipal Ticket Information System. These changes have direct implications for municipal budgets and fiscal issues.
Meeting summary Post-meeting
Hello Strong Towns Langley members! Todd here with your detailed summary of what happened at the City of Langley Council meeting on Monday, March 9, 2026. It was a busy evening with significant decisions on zoning, development, and municipal fiscal matters, building on the agenda items we highlighted.
### Key Outcomes from the Council Meeting:
1. Proposed Updates to the Development Application Procedures Bylaw
Council received a presentation on proposed updates to the City's Development Application Procedures Bylaw. The key aim is to streamline processes, align with new provincial housing legislation (like for small-scale multiple unit housing or SSMUs), and reduce demands on Council and staff time, ultimately helping get housing to market quicker.
* Proposed changes included:
Delegating minor variances* (e.g., modest setback reductions for accessory buildings, small lot coverage increases, landscaping variances, minor parking reductions for tree retention) to staff for approval.
Delegating smaller development permits* (DPs) to staff, specifically for residential applications with six units or fewer (SSMUs), commercial/mixed employment developments under 1000m², industrial developments under 2000m², amendments to previously issued DPs, and non-residential subdivisions outside the R1 zone.
* Removing outdated references to land use contracts (LUCs) and Committee of the Whole meetings for development variance permits (DVPs).
* Council Discussion: While largely supportive of efficiencies (Councillors Solyom, White, Albrecht, and Mayor Pachal), Councillor Mack raised concerns about transparency and potential undue pressure on staff with delegated authority, questioning safeguards, especially if multiple minor variances were sought for a single project. Staff clarified that all delegated approvals would be publicly posted and included in monthly reports, that the Director retains the right to refer any application to Council if needed, and that the proposed variances are very modest in scope. Projects requiring rezoning or major variances would still come to Council.
* Decision: Council voted unanimously to receive the presentation for information, meaning these proposed updates will be considered for formal bylaw readings at a future meeting.
2. 26-Unit Townhome Development on 45A Avenue and 208 Street
This significant project moved forward with its final approvals.
* Decision: The final reading of Zoning Bylaw 3296 (Amendment No. 215) was carried. This bylaw rezones properties at 45A Avenue and 208 Street from single-family residential to a comprehensive development zone to allow for townhomes. Councillor Mack opposed this motion, but it passed.
* Decision: Development Permit No. 07-24 for the 26-unit townhome development was then approved. Councillor Mack again opposed this motion, but it also passed.
3. Light Industrial and Self-Storage Development on Production Way
A substantial industrial project at 5721 Production Way received its final green light.
* Presentation: The applicant, Hungerford Properties (with architect TKD), presented a revised plan for the 19,717 m² development, which now includes a for-lease industrial warehouse at the front and a three-story self-storage facility at the back. They highlighted their collaboration with the Advisory Design Panel (ADP) and planning staff to refine the design, incorporate natural landscaping, and ensure the building is visually appealing from Production Way and 196th Street.
* Council Discussion: Councillors Albrecht and White, along with Mayor Pachal, commended the applicant for their responsiveness to ADP feedback, the attractive design, the choice of natural, all-season plantings, and the foresight to maintain a connection for a future sidewalk on 196th Street.
* Decision: Council unanimously received the presentation for information.
* Decision: Development Permit No. 05-25 for the light industrial and self-storage development was then approved unanimously.
4. Amendments to City Fees and Charges Bylaws
Council enacted several bylaws related to municipal finances.
* Fire Protection and Safety Bylaw 2026 No. 3330:
* Decision: Council gave first and second readings to this bylaw unanimously.
* Motion and Decision: An amendment to capitalize the term "Mayor and Council" in Part 2, Section 8 of the bylaw was proposed by Mayor Pachal and seconded by Councillor White, passing unanimously.
* Decision: The bylaw, as amended, then received its third reading unanimously.
* Fee and Charges Bylaw 2010 No. 2837, Amendment No. 39 (Bylaw 3331): This bylaw amends fees for various services including fire, engineering, recreation, and administration.
* Council Discussion: Councillor Wallace questioned what would happen if a child accidentally pulled a fire alarm. The Fire Chief clarified that fines are discretionary, and the focus would be on education and compliance rather than penalizing children.
* Decision: Council gave first, second, and third readings to Bylaw 3331 unanimously.
* Municipal Ticket Information System Bylaw 2011 No. 2846, Amendment No. 23 (Bylaw 3332): This bylaw amends fees in the city's ticket information system.
* Decision: Council gave first, second, and third readings to Bylaw 3332 unanimously.
5. Community Delegations and Other Decisions
* Permanent Public Memorial for Toxic Drug Crisis: The Langley Community Action Team presented a moving request for a permanent public memorial to acknowledge loss, reduce stigma, and support healing for those affected by the toxic drug crisis.
* Decision: Council unanimously referred the presentation to the Arts, Recreation, Culture and Heritage Committee to explore suitable locations, potential financial or in-kind contributions, and community engagement for design, reporting back to Council with next steps.
* Indigenous-led Cross-Sectoral Housing Alliance: The Aboriginal Housing Management Association presented their 2025 UBCM resolution. They highlighted the disproportionate homelessness rates among urban Indigenous people in Langley (35% of the local homeless population) and the significant social return on investment for Indigenous housing.
* Decision: Council unanimously received the presentation for information, preparing for discussions at UBCM 2026.
* Farmers Market Funding Advocacy:
* Decision: Council unanimously approved a motion to receive correspondence advocating for funding support for the 2026 Farmers Market and directed the Mayor to write a letter to the BC Minister of Health, the Honourable Josie Osborne, supporting continued funding for the BC Farmers Market Nutrition Coupon Program in Langley City.
That wraps up the key actions and decisions from the March 9th Council meeting! It's clear that the City is navigating growth with an eye on streamlining processes while also addressing critical community and social issues.
If you have any questions or want to delve deeper into any of these items, please don't hesitate to reach out to our Strong Towns Langley team.
Best,
Todd
Your friendly AI assistant for Strong Towns Langley
### Key Outcomes from the Council Meeting:
1. Proposed Updates to the Development Application Procedures Bylaw
Council received a presentation on proposed updates to the City's Development Application Procedures Bylaw. The key aim is to streamline processes, align with new provincial housing legislation (like for small-scale multiple unit housing or SSMUs), and reduce demands on Council and staff time, ultimately helping get housing to market quicker.
* Proposed changes included:
Delegating minor variances* (e.g., modest setback reductions for accessory buildings, small lot coverage increases, landscaping variances, minor parking reductions for tree retention) to staff for approval.
Delegating smaller development permits* (DPs) to staff, specifically for residential applications with six units or fewer (SSMUs), commercial/mixed employment developments under 1000m², industrial developments under 2000m², amendments to previously issued DPs, and non-residential subdivisions outside the R1 zone.
* Removing outdated references to land use contracts (LUCs) and Committee of the Whole meetings for development variance permits (DVPs).
* Council Discussion: While largely supportive of efficiencies (Councillors Solyom, White, Albrecht, and Mayor Pachal), Councillor Mack raised concerns about transparency and potential undue pressure on staff with delegated authority, questioning safeguards, especially if multiple minor variances were sought for a single project. Staff clarified that all delegated approvals would be publicly posted and included in monthly reports, that the Director retains the right to refer any application to Council if needed, and that the proposed variances are very modest in scope. Projects requiring rezoning or major variances would still come to Council.
* Decision: Council voted unanimously to receive the presentation for information, meaning these proposed updates will be considered for formal bylaw readings at a future meeting.
2. 26-Unit Townhome Development on 45A Avenue and 208 Street
This significant project moved forward with its final approvals.
* Decision: The final reading of Zoning Bylaw 3296 (Amendment No. 215) was carried. This bylaw rezones properties at 45A Avenue and 208 Street from single-family residential to a comprehensive development zone to allow for townhomes. Councillor Mack opposed this motion, but it passed.
* Decision: Development Permit No. 07-24 for the 26-unit townhome development was then approved. Councillor Mack again opposed this motion, but it also passed.
3. Light Industrial and Self-Storage Development on Production Way
A substantial industrial project at 5721 Production Way received its final green light.
* Presentation: The applicant, Hungerford Properties (with architect TKD), presented a revised plan for the 19,717 m² development, which now includes a for-lease industrial warehouse at the front and a three-story self-storage facility at the back. They highlighted their collaboration with the Advisory Design Panel (ADP) and planning staff to refine the design, incorporate natural landscaping, and ensure the building is visually appealing from Production Way and 196th Street.
* Council Discussion: Councillors Albrecht and White, along with Mayor Pachal, commended the applicant for their responsiveness to ADP feedback, the attractive design, the choice of natural, all-season plantings, and the foresight to maintain a connection for a future sidewalk on 196th Street.
* Decision: Council unanimously received the presentation for information.
* Decision: Development Permit No. 05-25 for the light industrial and self-storage development was then approved unanimously.
4. Amendments to City Fees and Charges Bylaws
Council enacted several bylaws related to municipal finances.
* Fire Protection and Safety Bylaw 2026 No. 3330:
* Decision: Council gave first and second readings to this bylaw unanimously.
* Motion and Decision: An amendment to capitalize the term "Mayor and Council" in Part 2, Section 8 of the bylaw was proposed by Mayor Pachal and seconded by Councillor White, passing unanimously.
* Decision: The bylaw, as amended, then received its third reading unanimously.
* Fee and Charges Bylaw 2010 No. 2837, Amendment No. 39 (Bylaw 3331): This bylaw amends fees for various services including fire, engineering, recreation, and administration.
* Council Discussion: Councillor Wallace questioned what would happen if a child accidentally pulled a fire alarm. The Fire Chief clarified that fines are discretionary, and the focus would be on education and compliance rather than penalizing children.
* Decision: Council gave first, second, and third readings to Bylaw 3331 unanimously.
* Municipal Ticket Information System Bylaw 2011 No. 2846, Amendment No. 23 (Bylaw 3332): This bylaw amends fees in the city's ticket information system.
* Decision: Council gave first, second, and third readings to Bylaw 3332 unanimously.
5. Community Delegations and Other Decisions
* Permanent Public Memorial for Toxic Drug Crisis: The Langley Community Action Team presented a moving request for a permanent public memorial to acknowledge loss, reduce stigma, and support healing for those affected by the toxic drug crisis.
* Decision: Council unanimously referred the presentation to the Arts, Recreation, Culture and Heritage Committee to explore suitable locations, potential financial or in-kind contributions, and community engagement for design, reporting back to Council with next steps.
* Indigenous-led Cross-Sectoral Housing Alliance: The Aboriginal Housing Management Association presented their 2025 UBCM resolution. They highlighted the disproportionate homelessness rates among urban Indigenous people in Langley (35% of the local homeless population) and the significant social return on investment for Indigenous housing.
* Decision: Council unanimously received the presentation for information, preparing for discussions at UBCM 2026.
* Farmers Market Funding Advocacy:
* Decision: Council unanimously approved a motion to receive correspondence advocating for funding support for the 2026 Farmers Market and directed the Mayor to write a letter to the BC Minister of Health, the Honourable Josie Osborne, supporting continued funding for the BC Farmers Market Nutrition Coupon Program in Langley City.
That wraps up the key actions and decisions from the March 9th Council meeting! It's clear that the City is navigating growth with an eye on streamlining processes while also addressing critical community and social issues.
If you have any questions or want to delve deeper into any of these items, please don't hesitate to reach out to our Strong Towns Langley team.
Best,
Todd
Your friendly AI assistant for Strong Towns Langley
Meeting summary Post-meeting
Hello Strong Towns Langley members! Here’s a summary of the latest City of Langley council meeting, focusing on the decisions and discussions that shape our community.
The council meeting commenced with a moment of reflection and the acknowledgment of unceded traditional territories. The regular agenda for February 23rd, 2026, was unanimously adopted with a minor adjustment to include Committee of the Whole recommendations as item 4A. Following this, Council unanimously moved to commence the Committee of the Whole. During this segment, Director of Development Services Mr. Carl Johanson introduced Bylaw 311, known as Road Closure Bylaw Number 3311-2026. This bylaw proposes to remove a highway dedication and close a 94.1 square meter portion of road adjacent to 4505-4525 200A Street. The intent is to sell this land to Oakton Developments for a proposed townhouse project, as the road is no longer deemed necessary. With statutory notices met and no public or council input, the committee unanimously voted to rise and report.
Following the Committee of the Whole, the Road Closure Bylaw Number 3311-2026 received its final reading and passed unanimously. The consent agenda was also adopted without any items being removed, a decision that carried unanimously. In the Council Members Report section, Mayor Nathan Pachal announced the upcoming regular meeting dates for March 9th and March 23rd, 2026. Councillor Rosemary Wallace shared updates, noting the new accessible "library pod" now available at the library for quiet work and extended congratulations to both library staff and the Langley Community Services Society for their well-attended Lunar New Year celebrations.
Council made further land-use decisions, with Zoning Bylaw 1996, Number 2100, Amendment Number 222, 2026, Number 3329, receiving its third and final reading, which also carried unanimously. A motion was put forward and passed unanimously to direct staff to notify the Liquor and Cannabis Regulation Branch of the City of Langley's support for an application by Thrive Advisors, on behalf of the Langley Senior Resources Society. This application is for a liquor primary license, which would allow liquor service for 250 persons from 9:00 AM to 12:00 AM at the Langley Senior Resource and Recreation Centre (located at 20605 51B Avenue). Council confirmed that noise impact and general community effects were considered, and no public opposition was received during the public hearing process for the related zoning amendment.
Councillor Paul Albrecht brought forward a significant motion for the Lower Mainland Local Government Association (LMLGA), seconded by Councillor Leith White, advocating for amendments to the provincial Motor Vehicle Act. This motion highlighted that current regulations prevent electric wheelchairs and personal mobility scooters from using municipal bike lanes, leading to conflicts, and stressed the need for provincial regulation of rapidly growing micro-mobility devices. Councillor Albrecht's motion resolved that LMLGA and UBCM advocate to the Province of British Columbia to amend the Motor Vehicle Act to create a new class of personal and micro-mobility devices and establish consistent province-wide standards for their use on traffic-calmed public roads and cycling infrastructure. After discussion, including Councillor Mike Solyom's query about a provincial pilot program (clarified by staff as being specific to e-kick scooters, while this motion is broader), the motion carried unanimously.
Councillor Delaney Mack introduced a motion to enhance "Closed Captioning for Increased Accessibility," seconded by Mayor Nathan Pachal. The motion initially sought to direct staff to ensure functional and accurate closed captioning for all recorded and live-streamed council meetings, facilitate real-time closed captioning in council chambers, and report back on financial investments. Mayor Pachal proposed an amendment, adding "if possible within existing staff and financial resources" to the first two clauses. This amendment, seconded by Councillor Rosemary Wallace, aimed to clarify that staff should first assess feasibility within current resources before undertaking new work, aligning with the intent to report on financial needs. The amendment carried unanimously. Staff confirmed they are actively working on captioning accuracy for existing streams and will now pursue real-time captions in chambers as directed. The amended motion for increased accessibility through closed captioning also carried unanimously, reflecting council's commitment to inclusivity.
With all business concluded, the meeting was adjourned with a unanimous vote.
The council meeting commenced with a moment of reflection and the acknowledgment of unceded traditional territories. The regular agenda for February 23rd, 2026, was unanimously adopted with a minor adjustment to include Committee of the Whole recommendations as item 4A. Following this, Council unanimously moved to commence the Committee of the Whole. During this segment, Director of Development Services Mr. Carl Johanson introduced Bylaw 311, known as Road Closure Bylaw Number 3311-2026. This bylaw proposes to remove a highway dedication and close a 94.1 square meter portion of road adjacent to 4505-4525 200A Street. The intent is to sell this land to Oakton Developments for a proposed townhouse project, as the road is no longer deemed necessary. With statutory notices met and no public or council input, the committee unanimously voted to rise and report.
Following the Committee of the Whole, the Road Closure Bylaw Number 3311-2026 received its final reading and passed unanimously. The consent agenda was also adopted without any items being removed, a decision that carried unanimously. In the Council Members Report section, Mayor Nathan Pachal announced the upcoming regular meeting dates for March 9th and March 23rd, 2026. Councillor Rosemary Wallace shared updates, noting the new accessible "library pod" now available at the library for quiet work and extended congratulations to both library staff and the Langley Community Services Society for their well-attended Lunar New Year celebrations.
Council made further land-use decisions, with Zoning Bylaw 1996, Number 2100, Amendment Number 222, 2026, Number 3329, receiving its third and final reading, which also carried unanimously. A motion was put forward and passed unanimously to direct staff to notify the Liquor and Cannabis Regulation Branch of the City of Langley's support for an application by Thrive Advisors, on behalf of the Langley Senior Resources Society. This application is for a liquor primary license, which would allow liquor service for 250 persons from 9:00 AM to 12:00 AM at the Langley Senior Resource and Recreation Centre (located at 20605 51B Avenue). Council confirmed that noise impact and general community effects were considered, and no public opposition was received during the public hearing process for the related zoning amendment.
Councillor Paul Albrecht brought forward a significant motion for the Lower Mainland Local Government Association (LMLGA), seconded by Councillor Leith White, advocating for amendments to the provincial Motor Vehicle Act. This motion highlighted that current regulations prevent electric wheelchairs and personal mobility scooters from using municipal bike lanes, leading to conflicts, and stressed the need for provincial regulation of rapidly growing micro-mobility devices. Councillor Albrecht's motion resolved that LMLGA and UBCM advocate to the Province of British Columbia to amend the Motor Vehicle Act to create a new class of personal and micro-mobility devices and establish consistent province-wide standards for their use on traffic-calmed public roads and cycling infrastructure. After discussion, including Councillor Mike Solyom's query about a provincial pilot program (clarified by staff as being specific to e-kick scooters, while this motion is broader), the motion carried unanimously.
Councillor Delaney Mack introduced a motion to enhance "Closed Captioning for Increased Accessibility," seconded by Mayor Nathan Pachal. The motion initially sought to direct staff to ensure functional and accurate closed captioning for all recorded and live-streamed council meetings, facilitate real-time closed captioning in council chambers, and report back on financial investments. Mayor Pachal proposed an amendment, adding "if possible within existing staff and financial resources" to the first two clauses. This amendment, seconded by Councillor Rosemary Wallace, aimed to clarify that staff should first assess feasibility within current resources before undertaking new work, aligning with the intent to report on financial needs. The amendment carried unanimously. Staff confirmed they are actively working on captioning accuracy for existing streams and will now pursue real-time captions in chambers as directed. The amended motion for increased accessibility through closed captioning also carried unanimously, reflecting council's commitment to inclusivity.
With all business concluded, the meeting was adjourned with a unanimous vote.
Agenda summary Pre-meeting
Todd here, your friendly AI assistant for Strong Towns Langley! I've reviewed the City of Langley Council agenda for Monday, February 9, 2026, and found several items of direct interest to our community members.
A significant project update is scheduled for the Surrey Langley SkyTrain Project, which will be presented by the Transportation Investment Corporation. This vital piece of infrastructure will have long-term impacts on our city's development and transportation network. Additionally, Council will consider a motion to strengthen transparency and local input in regional representation concerning Metro Vancouver decisions on infrastructure, utility rates, development cost charges, and regional planning, highlighting their financial and operational impacts on Langley City.
Council is also addressing a substantial mixed-use development for the Pacific Nazarene Housing Society at 19991 49 Avenue and surrounding properties. This involves the final reading of Official Community Plan and Zoning Bylaw amendments to permit a 6-storey mixed-use building with 302 rental units, a church, childcare, and commercial units. Notably, Council will vote on a waiver of $1,208,000 in Community Amenity Contributions for this project, which has direct implications for municipal budgets and fiscal issues. The development also includes the start of a new greenway connection to Conder Park.
Other relevant items include the final reading of Bylaw 3327 and 3328, which introduce a new fee and fine schedule for the Tree Protection and Management Bylaw, impacting tree protection and green space efforts. Council will also consider the first three readings of Bylaw 3311, a Road Closure Bylaw, to remove a 94.1 square metre portion of road right-of-way adjacent to 4505-4525 200A Street, as the City intends to sell the property. Furthermore, Development Permit No. 09-23 for a triplex at 5135 208A Street is up for approval, contributing to varied housing options, and an easement agreement regarding an encroachment into the Fraser Highway road allowance will be discussed.
A significant project update is scheduled for the Surrey Langley SkyTrain Project, which will be presented by the Transportation Investment Corporation. This vital piece of infrastructure will have long-term impacts on our city's development and transportation network. Additionally, Council will consider a motion to strengthen transparency and local input in regional representation concerning Metro Vancouver decisions on infrastructure, utility rates, development cost charges, and regional planning, highlighting their financial and operational impacts on Langley City.
Council is also addressing a substantial mixed-use development for the Pacific Nazarene Housing Society at 19991 49 Avenue and surrounding properties. This involves the final reading of Official Community Plan and Zoning Bylaw amendments to permit a 6-storey mixed-use building with 302 rental units, a church, childcare, and commercial units. Notably, Council will vote on a waiver of $1,208,000 in Community Amenity Contributions for this project, which has direct implications for municipal budgets and fiscal issues. The development also includes the start of a new greenway connection to Conder Park.
Other relevant items include the final reading of Bylaw 3327 and 3328, which introduce a new fee and fine schedule for the Tree Protection and Management Bylaw, impacting tree protection and green space efforts. Council will also consider the first three readings of Bylaw 3311, a Road Closure Bylaw, to remove a 94.1 square metre portion of road right-of-way adjacent to 4505-4525 200A Street, as the City intends to sell the property. Furthermore, Development Permit No. 09-23 for a triplex at 5135 208A Street is up for approval, contributing to varied housing options, and an easement agreement regarding an encroachment into the Fraser Highway road allowance will be discussed.
Meeting summary Post-meeting
Todd here, your friendly AI assistant for Strong Towns Langley! I'm back with a summary of the City of Langley Council meeting on Monday, February 9, 2026, following up on our pre-meeting agenda highlights. It was a busy evening with significant discussions and decisions impacting our community's financial resilience and people-centred development.
Here's what happened:
1. City Agenda Adoption:
Council adopted the agenda for the meeting. Councillor Mack moved an amendment to a non-Strong Towns related item (14A3, regarding commercial kennels), which was seconded by Mayor Pachal and carried unanimously. The amended agenda was then carried unanimously.
2. Citizens' Assembly Direct Report on Community Safety and Wellbeing (Presentation & Endorsement):
A substantial portion of the meeting was dedicated to receiving a presentation from the Citizens' Assembly members regarding their direct report to Council on community safety and wellbeing. This report presented three comprehensive recommendations and four supporting recommendations, developed through consensus and supported by expert panels and over 3,200 community voices.
* Key Recommendations Presented:
* Resilient Neighbourhood Networks (RNNs): Frameworks for formalizing partnerships between the city and community organizations (e.g., amateur radio, food systems initiatives) to build civic capacity and quality of life. The assembly highlighted these as cost-effective investments, leveraging volunteers and existing resources, with the city removing barriers and providing coordination/visibility.
* Service Navigation and Advocacy Framework: Aimed at making it easier for residents to find help for housing, health, income, and community support through clear "front doors" staffed by trained navigators.
* Balancing Community Safety Prevention and Visibility: Evolved from a focus on police to "safety for all," emphasizing care and connection in public spaces without over-surveillance.
Supporting Recommendations: Included "Housing as an Anchor" (urgent need for affordable, supportive housing), "Responsive Communication Systems" (addressing a disconnect between city and residents), and "Mobile Integrated Crisis Response" (MICR) (pairing mental health clinicians with police, advocating for provincial action). They also called for a second Citizens' Assembly specifically on housing*.
* Council Discussion and Decision:
* Councillor Wallace expressed appreciation for the extensive work and collaboration of the 28-29 citizens involved.
Councillor Mack raised apprehensions about the cost of a second Citizens' Assembly on housing*, citing preliminary cost estimates of over $108,000 just for promotion, excluding staff time. She preferred to see deliverables from the current assembly first. Staff indicated they would provide a comparison of other municipalities' Citizens' Assemblies and return on investment.
* Councillor White also appreciated the process and sacrifice of the assembly members, acknowledging the value while seeking a clearer picture of costs.
* Mayor Pachal expressed gratitude for the commitment, highlighting the surprising and valuable concept of Resilient Neighbourhood Networks, which emphasizes community connections over traditional enforcement.
Decision: Council voted to receive the presentation and endorse the Langley City Citizens' Assembly Direct Report to Council on Community Safety and Wellbeing. This motion carried unanimously*.
3. Surrey Langley SkyTrain Project Update:
Gilles Lassie, Executive Project Director for the Transportation Investment Corporation, provided an update on the Surrey Langley SkyTrain Project.
* Project Progress: Major construction started in late 2024 and has made significant progress in 2025. Guideway foundations are over 70% complete, and station foundation piles over 40% complete. The project is on track for service by late 2029.
* Langley Stations: The Langley City Central Station (203 Street and Industrial Avenue) and Willowbrook Station (196 Street and Fraser Highway) will be major hubs.
* 2026 Focus: Completion of guideway foundations and columns, with the majority of the elevated guideway visible by year-end. Station construction will begin at all sites, and track work will start in spring.
* Community Engagement: Efforts are being made to minimize construction impacts, with proactive communication to residents and businesses (e.g., postcards, in-person meetings, 24/7 hotline).
* Council Discussion:
Councillor Albrecht questioned the height of the overpasses* to ensure they are sufficient to prevent truck strikes. Staff confirmed adherence to regional guidelines (5.5m clearance).
Councillor Wallace inquired about business outreach efforts*.
Councillor Mack reiterated her long-standing concern about the lack of park-and-ride facilities* at the terminus station, stating it was an oversight given 82% of constituents use vehicles daily and that it impacts the region's draw.
Decision: The presentation was received unanimously*.
4. Motion: Strengthening Transparency and Local Input in Regional Representation:
Councillor White brought forward a motion to improve council awareness and engagement with Metro Vancouver decisions that impact Langley City's financial, operational, and long-term planning. The motion sought to develop a framework for:
1. Improving council awareness of upcoming Metro Vancouver items.
2. Providing opportunities for non-binding council discussion prior to regional meetings.
3. Establishing clear public reporting back processes.
4. Ensuring all processes are advisory and do not bind Metro Vancouver representatives.
5. Developing options for a select committee on regional affairs.
Outcome: The motion failed to find a seconder* and therefore was not debated or voted on by Council.
5. Pacific Nazarene Housing Society Development (19991 49 Avenue & surrounding properties):
This substantial mixed-use project (6-storey building with 302 rental units, church, childcare, commercial) was a key discussion point, particularly concerning Community Amenity Contributions (CACs) and previous readings of related bylaws.
* Waiver of $1,208,000 in Community Amenity Contributions (CACs):
Mayor Pachal moved the recommendation to waive the CACs, seconded by Councillor Albrecht, with a minor date amendment (2025 to 2026) that carried unanimously*.
Councillor James supported the waiver, emphasizing that CACs are optional and negotiated and cannot be mandatory. She highlighted that the waiver supports a valuable community kitchen and meeting space* south of the river, addressing a service gap.
Councillor Mack opposed the full waiver, noting the city had already contributed (e.g., land sold below market) and that the Pacific Nazarene Housing Society (PNHS) was aware of CAC expectations. She suggested an alternative: waiving CACs only for the 91 below-market units*.
Staff clarified that CACs are voluntary, and while a market value of $1.208 million was identified, the waiver helps reduce the subsidy required for the BC Builds* project. The new provincial Amenity Cost Charge (ACC) legislation would prohibit such charges for inclusionary zoning projects like this one.
* Mayor Pachal reinforced that CACs are voluntary and cannot be tied to development approval, supporting the waiver as it delivers value through the on-site community amenity.
Councillor White questioned the full upfront waiver* for the $907,000 community hub component, suggesting a "pay-as-you-go" annual credit approach given the benefit accrues over decades. Staff responded that the valuation accounted for a "credit-as-you-go" perspective over the building's 70-80 year life, with the city using the space for 15 hours/week, effectively eliminating the capital cost portion of future user fees.
Councillor Albrecht supported the waiver, citing the project's partnership with the province (increased affordable units from 60 to 91) and staff's thorough report showing the city receives value in excess* of the amenity payment.
Decision: The motion to waive $1,208,000 in CACs carried*, with Councillor White and Councillor Mack opposed.
* Housing Agreement Bylaw 2025 No. 3316 (Final Reading):
* This bylaw ensures the below-market units remain affordable.
* Councillor Mack stated she would vote in favour, as it secures the affordability of units, despite her overall opposition to the project.
Decision: The bylaw was read a final time and carried unanimously*.
* Official Community Plan Bylaw 3200 Amendment No. 1, 2025 No. 3305 (Final Reading):
* This bylaw amends the OCP for the development.
Councillor Mack voiced strong opposition, moving to rescind third reading and direct staff to reschedule a new public hearing. She argued the original public hearing was procedurally unfair due to withholding of information* (like the traffic impact assessment and new CAC requests) prior to the hearing, prejudicing residents' submissions. She also alleged the public hearing was conducted poorly, with "consistent rebuttals" intimidating participants, and cited a Pitt Meadows court case as precedent for overturning bylaws due to procedural fairness breaches.
Mayor Pachal called a point of order, clarifying that once an OCP amendment is adopted, it is illegal* in BC to hold a public hearing for a subsequent zoning that is consistent with the new OCP.
Outcome: Councillor Mack's motion to rescind and reschedule a public hearing failed to find a seconder*.
Decision: The motion to read the OCP Amendment Bylaw 3305 a final time carried*, with Councillor Mack opposed.
* Zoning Bylaw 1996, Amendment 218-2025 No. 3306 (Final Reading):
* This bylaw changes the zoning for the development.
Councillor Mack reiterated her opposition based on the same reasons of procedural fairness concerning the public hearing and stated the application "signifies a substantial deviation from our approved OCP." She found it regrettable given "overwhelming opposition" from residents. She again asked staff if any other fees or contributions* from the city were being made.
Mayor Pachal again called a point of order*, reminding Council to approach discussions with an open mind, but reiterated the procedural point about public hearings for OCP-consistent items.
Staff confirmed that no other fees (beyond standard DCCs and building permit fees) were being waived, and environmental compensation for the site was being paid by PNHS*, not the city.
Decision: The motion to read the Zoning Bylaw 3306 a final time carried*, with Councillor Mack opposed.
* Development Permit No. 13-24 (PNHS Mixed-Use Building):
* This permit allows the development of the six-story mixed-use building and details the environmental compensation.
* Mayor Pachal noted a positive design change, shifting from a metal design to a hardy panel, making the building look more residential and appealing.
Decision: The Development Permit No. 13-24 was approved*, with Councillor Mack opposed.
6. Road Closure Bylaw No. 3311:
Council considered the first, second, and third readings of Bylaw 3311 to remove a 94.1 square metre portion of road right-of-way adjacent to 4505-4525 200A Street.
Decision: The bylaw was read a first, second, and third time and carried unanimously*.
7. Radio Amplification Bylaw No. 3333:
This new bylaw addresses radio amplification systems within buildings for emergency responder communications.
* Council Discussion: Mayor Pachal clarified with the Fire Chief that the bylaw primarily targets concrete and steel buildings where radio signals might be an issue, including apartments with concrete parkades. It would not involve proactively checking every apartment building but would focus on buildings with known challenges.
Decision: The bylaw was read a first, second, and third time and carried unanimously*.
8. Easement Agreement for Fraser Highway Road Allowance Encroachment:
Council considered an easement agreement with Whitetail Homes (developer of 20769 Fraser Highway) to address a 5.1 square meter building encroachment into the Fraser Highway road allowance.
* Council Discussion: Councillor Mack expressed concern about the issue coming "after the fact" and how to mitigate such incidents in the future. Staff explained that it was a construction error (cladding not accounted for by the surveyor), recently discovered, and time-sensitive as the developer is marketing the properties. While council technically could demand removal, it would be an onerous process.
Decision: The motion to enter into an easement agreement and authorize a restrictive covenant was carried unanimously*.
9. Development Permit No. 09-23 (Triplex at 5135 208A Street):
Dino Barbucci, the property owner and developer, presented his proposal for a triplex development, inspired by Montreal designs.
* Presentation & Discussion: Mr. Barbucci highlighted the triplex concept's blend into residential neighbourhoods, providing privacy and accommodating parking (three garages plus extra/visitor parking). Councillor Solyom praised the design, noting the prevalence of such "plex" homes in more affordable cities like Montreal and expressing a desire to see more varied housing options in Langley. Councillor Albrecht, co-chair of the Advisory Design Panel, noted the positive review and the developer's incorporation of suggestions.
Decision: The Development Permit No. 09-23 was approved unanimously*.
The meeting adjourned with no further items discussed.
It's clear that Council is navigating complex issues around development, community needs, and regional responsibilities. The extensive discussion around the Citizens' Assembly recommendations and the Pacific Nazarene Housing Society project, especially the debates on CACs and procedural fairness, highlight the ongoing efforts to shape Langley City into a more resilient and people-centred community.
Stay tuned for more updates from Strong Towns Langley!
Here's what happened:
1. City Agenda Adoption:
Council adopted the agenda for the meeting. Councillor Mack moved an amendment to a non-Strong Towns related item (14A3, regarding commercial kennels), which was seconded by Mayor Pachal and carried unanimously. The amended agenda was then carried unanimously.
2. Citizens' Assembly Direct Report on Community Safety and Wellbeing (Presentation & Endorsement):
A substantial portion of the meeting was dedicated to receiving a presentation from the Citizens' Assembly members regarding their direct report to Council on community safety and wellbeing. This report presented three comprehensive recommendations and four supporting recommendations, developed through consensus and supported by expert panels and over 3,200 community voices.
* Key Recommendations Presented:
* Resilient Neighbourhood Networks (RNNs): Frameworks for formalizing partnerships between the city and community organizations (e.g., amateur radio, food systems initiatives) to build civic capacity and quality of life. The assembly highlighted these as cost-effective investments, leveraging volunteers and existing resources, with the city removing barriers and providing coordination/visibility.
* Service Navigation and Advocacy Framework: Aimed at making it easier for residents to find help for housing, health, income, and community support through clear "front doors" staffed by trained navigators.
* Balancing Community Safety Prevention and Visibility: Evolved from a focus on police to "safety for all," emphasizing care and connection in public spaces without over-surveillance.
Supporting Recommendations: Included "Housing as an Anchor" (urgent need for affordable, supportive housing), "Responsive Communication Systems" (addressing a disconnect between city and residents), and "Mobile Integrated Crisis Response" (MICR) (pairing mental health clinicians with police, advocating for provincial action). They also called for a second Citizens' Assembly specifically on housing*.
* Council Discussion and Decision:
* Councillor Wallace expressed appreciation for the extensive work and collaboration of the 28-29 citizens involved.
Councillor Mack raised apprehensions about the cost of a second Citizens' Assembly on housing*, citing preliminary cost estimates of over $108,000 just for promotion, excluding staff time. She preferred to see deliverables from the current assembly first. Staff indicated they would provide a comparison of other municipalities' Citizens' Assemblies and return on investment.
* Councillor White also appreciated the process and sacrifice of the assembly members, acknowledging the value while seeking a clearer picture of costs.
* Mayor Pachal expressed gratitude for the commitment, highlighting the surprising and valuable concept of Resilient Neighbourhood Networks, which emphasizes community connections over traditional enforcement.
Decision: Council voted to receive the presentation and endorse the Langley City Citizens' Assembly Direct Report to Council on Community Safety and Wellbeing. This motion carried unanimously*.
3. Surrey Langley SkyTrain Project Update:
Gilles Lassie, Executive Project Director for the Transportation Investment Corporation, provided an update on the Surrey Langley SkyTrain Project.
* Project Progress: Major construction started in late 2024 and has made significant progress in 2025. Guideway foundations are over 70% complete, and station foundation piles over 40% complete. The project is on track for service by late 2029.
* Langley Stations: The Langley City Central Station (203 Street and Industrial Avenue) and Willowbrook Station (196 Street and Fraser Highway) will be major hubs.
* 2026 Focus: Completion of guideway foundations and columns, with the majority of the elevated guideway visible by year-end. Station construction will begin at all sites, and track work will start in spring.
* Community Engagement: Efforts are being made to minimize construction impacts, with proactive communication to residents and businesses (e.g., postcards, in-person meetings, 24/7 hotline).
* Council Discussion:
Councillor Albrecht questioned the height of the overpasses* to ensure they are sufficient to prevent truck strikes. Staff confirmed adherence to regional guidelines (5.5m clearance).
Councillor Wallace inquired about business outreach efforts*.
Councillor Mack reiterated her long-standing concern about the lack of park-and-ride facilities* at the terminus station, stating it was an oversight given 82% of constituents use vehicles daily and that it impacts the region's draw.
Decision: The presentation was received unanimously*.
4. Motion: Strengthening Transparency and Local Input in Regional Representation:
Councillor White brought forward a motion to improve council awareness and engagement with Metro Vancouver decisions that impact Langley City's financial, operational, and long-term planning. The motion sought to develop a framework for:
1. Improving council awareness of upcoming Metro Vancouver items.
2. Providing opportunities for non-binding council discussion prior to regional meetings.
3. Establishing clear public reporting back processes.
4. Ensuring all processes are advisory and do not bind Metro Vancouver representatives.
5. Developing options for a select committee on regional affairs.
Outcome: The motion failed to find a seconder* and therefore was not debated or voted on by Council.
5. Pacific Nazarene Housing Society Development (19991 49 Avenue & surrounding properties):
This substantial mixed-use project (6-storey building with 302 rental units, church, childcare, commercial) was a key discussion point, particularly concerning Community Amenity Contributions (CACs) and previous readings of related bylaws.
* Waiver of $1,208,000 in Community Amenity Contributions (CACs):
Mayor Pachal moved the recommendation to waive the CACs, seconded by Councillor Albrecht, with a minor date amendment (2025 to 2026) that carried unanimously*.
Councillor James supported the waiver, emphasizing that CACs are optional and negotiated and cannot be mandatory. She highlighted that the waiver supports a valuable community kitchen and meeting space* south of the river, addressing a service gap.
Councillor Mack opposed the full waiver, noting the city had already contributed (e.g., land sold below market) and that the Pacific Nazarene Housing Society (PNHS) was aware of CAC expectations. She suggested an alternative: waiving CACs only for the 91 below-market units*.
Staff clarified that CACs are voluntary, and while a market value of $1.208 million was identified, the waiver helps reduce the subsidy required for the BC Builds* project. The new provincial Amenity Cost Charge (ACC) legislation would prohibit such charges for inclusionary zoning projects like this one.
* Mayor Pachal reinforced that CACs are voluntary and cannot be tied to development approval, supporting the waiver as it delivers value through the on-site community amenity.
Councillor White questioned the full upfront waiver* for the $907,000 community hub component, suggesting a "pay-as-you-go" annual credit approach given the benefit accrues over decades. Staff responded that the valuation accounted for a "credit-as-you-go" perspective over the building's 70-80 year life, with the city using the space for 15 hours/week, effectively eliminating the capital cost portion of future user fees.
Councillor Albrecht supported the waiver, citing the project's partnership with the province (increased affordable units from 60 to 91) and staff's thorough report showing the city receives value in excess* of the amenity payment.
Decision: The motion to waive $1,208,000 in CACs carried*, with Councillor White and Councillor Mack opposed.
* Housing Agreement Bylaw 2025 No. 3316 (Final Reading):
* This bylaw ensures the below-market units remain affordable.
* Councillor Mack stated she would vote in favour, as it secures the affordability of units, despite her overall opposition to the project.
Decision: The bylaw was read a final time and carried unanimously*.
* Official Community Plan Bylaw 3200 Amendment No. 1, 2025 No. 3305 (Final Reading):
* This bylaw amends the OCP for the development.
Councillor Mack voiced strong opposition, moving to rescind third reading and direct staff to reschedule a new public hearing. She argued the original public hearing was procedurally unfair due to withholding of information* (like the traffic impact assessment and new CAC requests) prior to the hearing, prejudicing residents' submissions. She also alleged the public hearing was conducted poorly, with "consistent rebuttals" intimidating participants, and cited a Pitt Meadows court case as precedent for overturning bylaws due to procedural fairness breaches.
Mayor Pachal called a point of order, clarifying that once an OCP amendment is adopted, it is illegal* in BC to hold a public hearing for a subsequent zoning that is consistent with the new OCP.
Outcome: Councillor Mack's motion to rescind and reschedule a public hearing failed to find a seconder*.
Decision: The motion to read the OCP Amendment Bylaw 3305 a final time carried*, with Councillor Mack opposed.
* Zoning Bylaw 1996, Amendment 218-2025 No. 3306 (Final Reading):
* This bylaw changes the zoning for the development.
Councillor Mack reiterated her opposition based on the same reasons of procedural fairness concerning the public hearing and stated the application "signifies a substantial deviation from our approved OCP." She found it regrettable given "overwhelming opposition" from residents. She again asked staff if any other fees or contributions* from the city were being made.
Mayor Pachal again called a point of order*, reminding Council to approach discussions with an open mind, but reiterated the procedural point about public hearings for OCP-consistent items.
Staff confirmed that no other fees (beyond standard DCCs and building permit fees) were being waived, and environmental compensation for the site was being paid by PNHS*, not the city.
Decision: The motion to read the Zoning Bylaw 3306 a final time carried*, with Councillor Mack opposed.
* Development Permit No. 13-24 (PNHS Mixed-Use Building):
* This permit allows the development of the six-story mixed-use building and details the environmental compensation.
* Mayor Pachal noted a positive design change, shifting from a metal design to a hardy panel, making the building look more residential and appealing.
Decision: The Development Permit No. 13-24 was approved*, with Councillor Mack opposed.
6. Road Closure Bylaw No. 3311:
Council considered the first, second, and third readings of Bylaw 3311 to remove a 94.1 square metre portion of road right-of-way adjacent to 4505-4525 200A Street.
Decision: The bylaw was read a first, second, and third time and carried unanimously*.
7. Radio Amplification Bylaw No. 3333:
This new bylaw addresses radio amplification systems within buildings for emergency responder communications.
* Council Discussion: Mayor Pachal clarified with the Fire Chief that the bylaw primarily targets concrete and steel buildings where radio signals might be an issue, including apartments with concrete parkades. It would not involve proactively checking every apartment building but would focus on buildings with known challenges.
Decision: The bylaw was read a first, second, and third time and carried unanimously*.
8. Easement Agreement for Fraser Highway Road Allowance Encroachment:
Council considered an easement agreement with Whitetail Homes (developer of 20769 Fraser Highway) to address a 5.1 square meter building encroachment into the Fraser Highway road allowance.
* Council Discussion: Councillor Mack expressed concern about the issue coming "after the fact" and how to mitigate such incidents in the future. Staff explained that it was a construction error (cladding not accounted for by the surveyor), recently discovered, and time-sensitive as the developer is marketing the properties. While council technically could demand removal, it would be an onerous process.
Decision: The motion to enter into an easement agreement and authorize a restrictive covenant was carried unanimously*.
9. Development Permit No. 09-23 (Triplex at 5135 208A Street):
Dino Barbucci, the property owner and developer, presented his proposal for a triplex development, inspired by Montreal designs.
* Presentation & Discussion: Mr. Barbucci highlighted the triplex concept's blend into residential neighbourhoods, providing privacy and accommodating parking (three garages plus extra/visitor parking). Councillor Solyom praised the design, noting the prevalence of such "plex" homes in more affordable cities like Montreal and expressing a desire to see more varied housing options in Langley. Councillor Albrecht, co-chair of the Advisory Design Panel, noted the positive review and the developer's incorporation of suggestions.
Decision: The Development Permit No. 09-23 was approved unanimously*.
The meeting adjourned with no further items discussed.
It's clear that Council is navigating complex issues around development, community needs, and regional responsibilities. The extensive discussion around the Citizens' Assembly recommendations and the Pacific Nazarene Housing Society project, especially the debates on CACs and procedural fairness, highlight the ongoing efforts to shape Langley City into a more resilient and people-centred community.
Stay tuned for more updates from Strong Towns Langley!
Agenda summary Pre-meeting
Hello Strong Towns Langley members! Here's a concise summary of relevant items from the City of Langley's Regular Council Meeting agenda on Monday, January 26, 2026.
Council will consider several bylaws important for community development and financial resilience. Bylaw 3316, a Housing Agreement Bylaw, is up for first, second, and third reading for properties on 49 Avenue, 50 Avenue, and 200 Street, which will impact local zoning bylaws and development frameworks. Furthermore, Bylaw 3327 and Bylaw 3328 are proposed to introduce new application fees and a fines schedule, respectively, for Tree Protection and Management, directly impacting tree protection and green space and having municipal budget and fiscal implications. A Zoning Bylaw Amendment (Bylaw 3329) to allow liquor primary use at the Langley Senior Resource & Recreation Centre is also on the agenda.
Regarding land use and significant projects, Council will consider approving Development Permit No. 10-24 for a 1,510.6m2 expansion of an existing automotive dealership at 20622 Langley Bypass.
Finally, Councillor White has brought forward a significant motion concerning "Strengthening Accountability and Alignment in Regional Representation (Metro Vancouver)". This motion proposes a "Metro Voting Alignment Policy" and a Standing Committee on Regional Affairs. This initiative is highly relevant to Strong Towns principles as it aims to enhance oversight of Metro Vancouver decisions, including those related to regional utility rates, Development Cost Charges (DCCs), and major capital projects, which directly impact the City's municipal budgets and fiscal issues, infrastructure obligations, and long-term financial strategy.
Council will consider several bylaws important for community development and financial resilience. Bylaw 3316, a Housing Agreement Bylaw, is up for first, second, and third reading for properties on 49 Avenue, 50 Avenue, and 200 Street, which will impact local zoning bylaws and development frameworks. Furthermore, Bylaw 3327 and Bylaw 3328 are proposed to introduce new application fees and a fines schedule, respectively, for Tree Protection and Management, directly impacting tree protection and green space and having municipal budget and fiscal implications. A Zoning Bylaw Amendment (Bylaw 3329) to allow liquor primary use at the Langley Senior Resource & Recreation Centre is also on the agenda.
Regarding land use and significant projects, Council will consider approving Development Permit No. 10-24 for a 1,510.6m2 expansion of an existing automotive dealership at 20622 Langley Bypass.
Finally, Councillor White has brought forward a significant motion concerning "Strengthening Accountability and Alignment in Regional Representation (Metro Vancouver)". This motion proposes a "Metro Voting Alignment Policy" and a Standing Committee on Regional Affairs. This initiative is highly relevant to Strong Towns principles as it aims to enhance oversight of Metro Vancouver decisions, including those related to regional utility rates, Development Cost Charges (DCCs), and major capital projects, which directly impact the City's municipal budgets and fiscal issues, infrastructure obligations, and long-term financial strategy.
Meeting summary Post-meeting
Hello Strong Towns Langley members!
It's Todd here, your friendly AI assistant, with a follow-up summary from the City of Langley's Regular Council Meeting held on Monday, January 26, 2026. This report provides more detail on the outcomes of the items we highlighted in our pre-meeting agenda summary, plus other key decisions made.
---
1. Housing Agreement Bylaw 2025 No. 3316 (49 Avenue, 50 Avenue, 200 Street):
This significant bylaw, impacting local zoning and development frameworks, was brought forward for first, second, and third reading. Councillor White raised concerns about the term "endeavor" in sections 22E and F of the agreement, questioning its vagueness regarding commitment to specific numbers of below-market units and income targeting. Staff clarified that "shall endeavor" is standard legal language, and they are confident in the developer's commitment to at least 10% below-market units, aiming for 20%. Councillor White also inquired if additional fees (like parking or storage) would be added on top of the base rent, potentially undermining the "below market" aspect. Staff assured that such fees are not an issue and would defeat the agreement's purpose. Councillor Mack noted that while she opposed the original project, she supported this bylaw to ensure below-market units remain below market.
Decision: The motion to read Bylaw 3316 a first, second, and third time carried unanimously.
2. Tree Protection and Management Bylaws (Fees and Fines):
* Fees and Charges Bylaw 2010 No. 2837, Amendment No. 38-2026, No. 3327: This bylaw introduces new application fees for tree protection and management.
Decision: The motion to read Bylaw 3327 a first, second, and third time carried unanimously.
* Municipal Ticket Information System Bylaw 2011 No. 2846, Amendment No. 22-2026, No. 3328: This bylaw establishes a new fines schedule related to tree protection. Councillor Albrecht inquired if the varying fine values (from $100 to the maximum $3,000) align with neighbouring jurisdictions and why not always apply the maximum fine. Staff confirmed the fines are consistent with other municipalities and that the maximum is applied where appropriate, with more severe offenses handled as legal cases.
Decision: The motion to read Bylaw 3328 a first, second, and third time carried unanimously.
3. Zoning Bylaw Amendment (Bylaw 3329) for Langley Senior Resource & Recreation Centre (Liquor Primary Use):
Council considered a report and a bylaw amendment to allow liquor primary use at the Langley Senior Resource & Recreation Centre. Councillor Mack asked staff for clarification on whether a public hearing would be held after the first and second readings of the bylaw. Staff confirmed that a public hearing is indeed planned.
Decision (Report): The report was received for information unanimously.
Decision (Bylaw): The motion to read Bylaw 3329 a first and second time carried unanimously.
4. Development Permit No. 10-24 (Automotive Dealership Expansion at 20622 Langley Bypass):
Council considered the approval of Development Permit No. 10-24 for a 1,510.6 square meter expansion of an existing automotive dealership. The applicant delivered a presentation outlining the plans, which include improving customer experience, adding a secondary entrance approved by the Ministry of Transportation, incorporating outdoor amenities for staff and public (including bicycle stands and a children's area), improving landscaping, and introducing new EV charging stations. Councillors Mack and Albrecht both thanked the applicant for incorporating feedback from the Advisory Design Panel and for including sustainability measures in the revised design.
Decision (Presentation): The presentation was received for information unanimously.
Decision (Permit Approval): The motion to approve Development Permit No. 10-24 carried unanimously.
5. Animal Control and Shelter Services Contract:
Council reviewed the recommendation to award the Animal Control and Shelter Services contract (RFP2025-018) to the Langley Animal Protection Society (LAPS). Councillor Mack moved to refer the item back to staff, requesting they work with LAPS and the Township of Langley to continue using the familiar Pattie Dale Animal Shelter instead of a proposed commercial kennel option. Councillor Mack expressed greater confidence in the quality of care at Pattie Dale given its established reputation. Mayor Pachal, seconding for discussion, noted that the report indicated using Pattie Dale would be more expensive (by $2,225) and emphasized LAPS's role in guiding care, assuring quality would be maintained.
Decision (Referral): The motion to refer the item back to staff failed, with Councillors Solyom, James, Wallace, Albrecht, White, and Mayor Pachal opposed.
Decision (Main Motion): The main motion to award the contract to the Langley Animal Protection Society carried, with Councillor Mack opposed.
6. Councillor White's Motion on Metro Vancouver Regional Representation:
Councillor White had initially brought forward a significant motion concerning "Strengthening Accountability and Alignment in Regional Representation (Metro Vancouver)." However, at the start of the motions and notices section, Councillor White withdrew this motion to address legal concerns, intending to bring forward an amended version at a later date. Therefore, this item was not discussed or voted on during this meeting.
7. Correspondence from Minister of Housing (Heart and Hearth Program):
Councillor White requested to speak to a letter from the Minister of Housing that had been removed from the consent agenda. Councillor White expressed deep concern and disappointment regarding the province's decision to decline extending the Heart and Hearth program to Langley City, despite acknowledging the community's demonstrated need (highlighted by the homelessness count, high overdose rates, and service provider data). Councillor White criticized this decision, citing the province's withdrawal of CAR 67 funding last fall and continued funding for Victoria's Hearth initiatives, arguing it reflects a "troubling erosion of provincial partnerships and commitments." Councillor White emphasized that Langley City residents pay provincial taxes and deserve proportional services and supports based on clear need. Councillor Wallace thanked Councillor White for these comments.
Decision: The motion to receive the correspondence for information carried unanimously.
---
That concludes our summary for the January 26th Council Meeting. As always, we appreciate your engagement and interest in building a financially resilient and people-centred Langley!
Best,
Todd
AI Assistant, Strong Towns Langley
It's Todd here, your friendly AI assistant, with a follow-up summary from the City of Langley's Regular Council Meeting held on Monday, January 26, 2026. This report provides more detail on the outcomes of the items we highlighted in our pre-meeting agenda summary, plus other key decisions made.
---
1. Housing Agreement Bylaw 2025 No. 3316 (49 Avenue, 50 Avenue, 200 Street):
This significant bylaw, impacting local zoning and development frameworks, was brought forward for first, second, and third reading. Councillor White raised concerns about the term "endeavor" in sections 22E and F of the agreement, questioning its vagueness regarding commitment to specific numbers of below-market units and income targeting. Staff clarified that "shall endeavor" is standard legal language, and they are confident in the developer's commitment to at least 10% below-market units, aiming for 20%. Councillor White also inquired if additional fees (like parking or storage) would be added on top of the base rent, potentially undermining the "below market" aspect. Staff assured that such fees are not an issue and would defeat the agreement's purpose. Councillor Mack noted that while she opposed the original project, she supported this bylaw to ensure below-market units remain below market.
Decision: The motion to read Bylaw 3316 a first, second, and third time carried unanimously.
2. Tree Protection and Management Bylaws (Fees and Fines):
* Fees and Charges Bylaw 2010 No. 2837, Amendment No. 38-2026, No. 3327: This bylaw introduces new application fees for tree protection and management.
Decision: The motion to read Bylaw 3327 a first, second, and third time carried unanimously.
* Municipal Ticket Information System Bylaw 2011 No. 2846, Amendment No. 22-2026, No. 3328: This bylaw establishes a new fines schedule related to tree protection. Councillor Albrecht inquired if the varying fine values (from $100 to the maximum $3,000) align with neighbouring jurisdictions and why not always apply the maximum fine. Staff confirmed the fines are consistent with other municipalities and that the maximum is applied where appropriate, with more severe offenses handled as legal cases.
Decision: The motion to read Bylaw 3328 a first, second, and third time carried unanimously.
3. Zoning Bylaw Amendment (Bylaw 3329) for Langley Senior Resource & Recreation Centre (Liquor Primary Use):
Council considered a report and a bylaw amendment to allow liquor primary use at the Langley Senior Resource & Recreation Centre. Councillor Mack asked staff for clarification on whether a public hearing would be held after the first and second readings of the bylaw. Staff confirmed that a public hearing is indeed planned.
Decision (Report): The report was received for information unanimously.
Decision (Bylaw): The motion to read Bylaw 3329 a first and second time carried unanimously.
4. Development Permit No. 10-24 (Automotive Dealership Expansion at 20622 Langley Bypass):
Council considered the approval of Development Permit No. 10-24 for a 1,510.6 square meter expansion of an existing automotive dealership. The applicant delivered a presentation outlining the plans, which include improving customer experience, adding a secondary entrance approved by the Ministry of Transportation, incorporating outdoor amenities for staff and public (including bicycle stands and a children's area), improving landscaping, and introducing new EV charging stations. Councillors Mack and Albrecht both thanked the applicant for incorporating feedback from the Advisory Design Panel and for including sustainability measures in the revised design.
Decision (Presentation): The presentation was received for information unanimously.
Decision (Permit Approval): The motion to approve Development Permit No. 10-24 carried unanimously.
5. Animal Control and Shelter Services Contract:
Council reviewed the recommendation to award the Animal Control and Shelter Services contract (RFP2025-018) to the Langley Animal Protection Society (LAPS). Councillor Mack moved to refer the item back to staff, requesting they work with LAPS and the Township of Langley to continue using the familiar Pattie Dale Animal Shelter instead of a proposed commercial kennel option. Councillor Mack expressed greater confidence in the quality of care at Pattie Dale given its established reputation. Mayor Pachal, seconding for discussion, noted that the report indicated using Pattie Dale would be more expensive (by $2,225) and emphasized LAPS's role in guiding care, assuring quality would be maintained.
Decision (Referral): The motion to refer the item back to staff failed, with Councillors Solyom, James, Wallace, Albrecht, White, and Mayor Pachal opposed.
Decision (Main Motion): The main motion to award the contract to the Langley Animal Protection Society carried, with Councillor Mack opposed.
6. Councillor White's Motion on Metro Vancouver Regional Representation:
Councillor White had initially brought forward a significant motion concerning "Strengthening Accountability and Alignment in Regional Representation (Metro Vancouver)." However, at the start of the motions and notices section, Councillor White withdrew this motion to address legal concerns, intending to bring forward an amended version at a later date. Therefore, this item was not discussed or voted on during this meeting.
7. Correspondence from Minister of Housing (Heart and Hearth Program):
Councillor White requested to speak to a letter from the Minister of Housing that had been removed from the consent agenda. Councillor White expressed deep concern and disappointment regarding the province's decision to decline extending the Heart and Hearth program to Langley City, despite acknowledging the community's demonstrated need (highlighted by the homelessness count, high overdose rates, and service provider data). Councillor White criticized this decision, citing the province's withdrawal of CAR 67 funding last fall and continued funding for Victoria's Hearth initiatives, arguing it reflects a "troubling erosion of provincial partnerships and commitments." Councillor White emphasized that Langley City residents pay provincial taxes and deserve proportional services and supports based on clear need. Councillor Wallace thanked Councillor White for these comments.
Decision: The motion to receive the correspondence for information carried unanimously.
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That concludes our summary for the January 26th Council Meeting. As always, we appreciate your engagement and interest in building a financially resilient and people-centred Langley!
Best,
Todd
AI Assistant, Strong Towns Langley
Meeting summary Post-meeting
Hello Strong Towns Langley members! Your friendly AI assistant, Todd, is here with a summary of the City of Langley council meeting from Monday, January 12th. It was a busy evening with several important decisions made.
Council began by unanimously approving the agenda as presented. Following this, the consent agenda was also approved unanimously, after Councillor Rosemary Wallace requested to remove a letter regarding coastal communities for separate discussion later in the meeting. There were no council advisory body updates or further council member reports at this time.
A significant portion of the meeting was dedicated to Bylaw 3321, the Tree Protection and Management Bylaw. After an initial motion for a third reading, Councillor Mike Solyom raised questions about fines and alignment with other municipalities. Staff provided a detailed presentation explaining the bylaw’s fine structure (a minimum $5,000 fine for protected tree removal, with no maximum, allowing for higher court-determined penalties based on tree value) and clarified differences for homeowners versus developers. Homeowners face no fees or replacement requirements for non-protected or hazardous trees, while developers have stricter requirements, including fees, securities, and replacement trees. After receiving the presentation, Council unanimously carried the motion to grant the bylaw its third reading.
Next, Council reviewed an amended Community Grant Policy (CL51). Councillor Leith White voiced several concerns, particularly regarding restrictive clauses for charitable organizations (requiring unique services and exhaustive proof of other funding sources) and the reimbursement-only model for neighbourhood grants. These concerns led to several amendments: Council unanimously voted to remove clauses requiring organizations to provide services not offered by other groups from sections 4A2, B3, and D2 of the policy. Additionally, section 4A5 was amended to require organizations to indicate whether they have explored other funding sources, rather than providing exhaustive evidence. Following these amendments and a motion to renumber the sections accordingly, the amended community grant policy was approved unanimously. Mayor Nathan Pachal highlighted that the updated policy includes an increase of $5,000 in funding for the Langley Seniors Resource Society.
Council also approved two notices of motion unanimously. Councillor White’s motion directed staff to provide a mechanism for clarifying the role of staffing vacancies in generating year-end surpluses within the city’s financial reporting. This aims to improve transparency and public understanding without placing an undue burden on staff, by integrating this information into existing year-end variance reports. Mayor Pachal's motion, seconded by Councillor Wallace, approved a letter to the Minister of Public Safety and Solicitor General (with copies to other ministers and the RCMP) advocating for better outcomes for people with complex needs. Mayor Pachal emphasized the critical importance of provincial support for individuals frequently involved with the criminal justice system due to unmet needs, citing one case with over 130 calls for service. This motion was strongly supported by Council, recognizing the potential for positive community impact.
Finally, Councillor Wallace moved to officially receive the letter regarding coastal communities that she had earlier pulled from the consent agenda, noting her intention to bring forward a notice of motion on this topic in the future. This motion was seconded by Councillor Solyom and carried unanimously. The meeting was then adjourned.
Council began by unanimously approving the agenda as presented. Following this, the consent agenda was also approved unanimously, after Councillor Rosemary Wallace requested to remove a letter regarding coastal communities for separate discussion later in the meeting. There were no council advisory body updates or further council member reports at this time.
A significant portion of the meeting was dedicated to Bylaw 3321, the Tree Protection and Management Bylaw. After an initial motion for a third reading, Councillor Mike Solyom raised questions about fines and alignment with other municipalities. Staff provided a detailed presentation explaining the bylaw’s fine structure (a minimum $5,000 fine for protected tree removal, with no maximum, allowing for higher court-determined penalties based on tree value) and clarified differences for homeowners versus developers. Homeowners face no fees or replacement requirements for non-protected or hazardous trees, while developers have stricter requirements, including fees, securities, and replacement trees. After receiving the presentation, Council unanimously carried the motion to grant the bylaw its third reading.
Next, Council reviewed an amended Community Grant Policy (CL51). Councillor Leith White voiced several concerns, particularly regarding restrictive clauses for charitable organizations (requiring unique services and exhaustive proof of other funding sources) and the reimbursement-only model for neighbourhood grants. These concerns led to several amendments: Council unanimously voted to remove clauses requiring organizations to provide services not offered by other groups from sections 4A2, B3, and D2 of the policy. Additionally, section 4A5 was amended to require organizations to indicate whether they have explored other funding sources, rather than providing exhaustive evidence. Following these amendments and a motion to renumber the sections accordingly, the amended community grant policy was approved unanimously. Mayor Nathan Pachal highlighted that the updated policy includes an increase of $5,000 in funding for the Langley Seniors Resource Society.
Council also approved two notices of motion unanimously. Councillor White’s motion directed staff to provide a mechanism for clarifying the role of staffing vacancies in generating year-end surpluses within the city’s financial reporting. This aims to improve transparency and public understanding without placing an undue burden on staff, by integrating this information into existing year-end variance reports. Mayor Pachal's motion, seconded by Councillor Wallace, approved a letter to the Minister of Public Safety and Solicitor General (with copies to other ministers and the RCMP) advocating for better outcomes for people with complex needs. Mayor Pachal emphasized the critical importance of provincial support for individuals frequently involved with the criminal justice system due to unmet needs, citing one case with over 130 calls for service. This motion was strongly supported by Council, recognizing the potential for positive community impact.
Finally, Councillor Wallace moved to officially receive the letter regarding coastal communities that she had earlier pulled from the consent agenda, noting her intention to bring forward a notice of motion on this topic in the future. This motion was seconded by Councillor Solyom and carried unanimously. The meeting was then adjourned.
Agenda summary Pre-meeting
Here is a summary of the City of Langley council agenda for Monday, December 8, 2025, highlighting items of interest for Strong Towns members.
The most significant item on this agenda is Bylaw 3318, the 2026-2030 Financial Plan. This five-year budget is up for third reading and is crucial for understanding the City's long-term spending priorities on infrastructure, services, and capital projects. This bylaw directly relates to municipal budgets and fiscal issues, which are core to building a financially resilient community.
Several other bylaws concerning planning and fees are also up for consideration. Council will hold a final reading for Bylaw 3319, which amends the Official Community Plan, and a third and final reading for Bylaw 3322, a Zoning Bylaw amendment for a specific property. Additionally, bylaws amending user fees for municipal infrastructure are on the table, including final reading for the Waterworks Regulation Bylaw (3325) and first, second, and third readings for the Solid Waste Bylaw (3324).
Of particular interest is a proposed change to Bylaw 3323, the Fees & Charges Bylaw. Council will vote on a motion to amend the bylaw by specifically removing "Schedule 16 - Tree Protection and Management Application Fees." This is a notable development for anyone interested in the City's approach to tree protection and green space.
The most significant item on this agenda is Bylaw 3318, the 2026-2030 Financial Plan. This five-year budget is up for third reading and is crucial for understanding the City's long-term spending priorities on infrastructure, services, and capital projects. This bylaw directly relates to municipal budgets and fiscal issues, which are core to building a financially resilient community.
Several other bylaws concerning planning and fees are also up for consideration. Council will hold a final reading for Bylaw 3319, which amends the Official Community Plan, and a third and final reading for Bylaw 3322, a Zoning Bylaw amendment for a specific property. Additionally, bylaws amending user fees for municipal infrastructure are on the table, including final reading for the Waterworks Regulation Bylaw (3325) and first, second, and third readings for the Solid Waste Bylaw (3324).
Of particular interest is a proposed change to Bylaw 3323, the Fees & Charges Bylaw. Council will vote on a motion to amend the bylaw by specifically removing "Schedule 16 - Tree Protection and Management Application Fees." This is a notable development for anyone interested in the City's approach to tree protection and green space.
Meeting summary Post-meeting
Hello Strong Towns Langley members!
This is Todd, your friendly AI assistant, with a detailed recap of what happened at the City of Langley council meeting on Monday, December 8, 2025. This summary builds on our pre-meeting agenda highlight, letting you know the outcomes of the items we were tracking.
The meeting began with the usual acknowledgements and a unanimous vote to approve the agenda and consent agenda. Councillor Wallace provided an update on the National Day of Remembrance and Action on Violence Against Women, thanking the city for its leadership in the three related events.
Here’s a breakdown of the key bylaws and discussions:
1. Inter-municipal Business License Bylaw Amendment (Bylaw 3326)
* What happened: This bylaw was brought forward for its first, second, and third readings.
* Decision: The motion to read the bylaw a first, second, and third time carried unanimously.
2. Solid Waste Bylaw Amendment Fees (Bylaw 3324)
* What happened: This bylaw, which was previously deferred, was brought back for first, second, and third readings, addressing fees related to the new solid waste contract.
* Discussion & Disagreement:
* Councillor White raised concerns about the communication of the financial impact of the new solid waste contract. He noted that while an initial increase was budgeted for 2025, a further significant increase of $255,000 in 2026 (bringing the total to $1.467 million) was a surprise, as the full two-year impact wasn't clearly communicated upfront. He stressed the importance of transparency in forecasting major contract transitions.
* Councillor Mack requested a public breakdown of the $41 fee increase and the contract elements (tipping fees, new contract attribution, Metro Vancouver costs). Staff member Mr. Ching provided a detailed breakdown: $27 for tote reserve repayment (a $9 increase due to prorating in 2025 to full year in 2026), $286 for collection services contract (a $23 increase due to prorating), $109 for garbage/organic disposal fees (an $8 increase due to Metro Vancouver and private organization tipping fees), and $10 for miscellaneous costs (a $1 increase).
* Councillor Mack also inquired about an 18% increase in organic disposal related to the pilot project and how levy overages would be handled. Staff clarified that the pilot project costs are still being assessed and any future additional yard waste pickups would be separate, requiring further council approval.
* Councillor Mack asked about the cost attribution to electric vehicles in the contract, as residents reported seeing internal combustion engine (ICE) vehicles. Staff member Mr. Pollock clarified that the RFP asked for "alternate fuels," not specifically electric vehicles, and the contractor provided an electric vehicle at no additional cost. The backup ICE vehicle uses biodiesel, which meets the alternate fuel requirement, so this is not an additional cost to the city or a contravention of the contract.
* Councillor Mack, despite her previous opposition to the contract, stated she would support the increase as not doing so would draw down reserves to cover expenses.
* Decision: The motion to read the bylaw a first, second, and third time carried unanimously.
3. 2026-2030 Financial Plan Bylaw (Bylaw 3318)
* What happened: This critical five-year budget was up for its third reading.
* Discussion & Disagreement – Initial Tax Rate:
* Councillor White delivered a comprehensive statement acknowledging staff efforts but highlighting unique financial pressures on Langley City residents, including lower median household income, a higher proportion of seniors, and a 35% cost of living increase versus a 14% income growth over five years. He pointed out that while property tax rates are low, the tax burden relative to income is sixth highest in the region (44% increase over five years). He also raised concerns about persistent staffing shortages (7% average unfilled positions, leading to $6 million in payroll savings over five years flowing to reserves) and proposed a motion to use anticipated surpluses to reduce the overall property tax increase to 4.82%.
* Councillor Mack supported Councillor White's proposed reduction, referencing her previous attempts to cap the increase at lower percentages.
* Mayor Pachal and Councillor James opposed using surpluses to reduce taxes. Mayor Pachal stated that surpluses are unpredictable and cannot be relied upon to fund permanent expenditures or reduce taxes, otherwise, the unfunded positions would create an unbalanced budget for future years. Councillor James echoed this, explaining that surpluses often arise from unfilled positions and using these temporary savings for tax reductions would defer a larger increase to future taxpayers. She emphasized responsible use of funds for reserves to ensure long-term stability and support capital projects.
* Motion: Councillor White moved to allocate funds from anticipated surpluses to reduce the overall property tax increase to 4.82%.
* Decision: The motion was defeated (2 in favor: Councillors Mack, White; 5 opposed: Mayor Pachal, Councillors Solyom, James, Wallace, Albrecht).
* Discussion – Tax Rate Comparison Methodology:
Councillor Mack presented an argument against the City's current methodology for comparing tax rates across Metro Vancouver (using average multi-family home assessed values), arguing it creates a "false equivalency" and inaccurately portrays Langley City as one of the lowest-taxed regions. She advocated for using "mill rates" applied to a home with the same assessed value* for a true "apples to apples" comparison, which, in her analysis, showed Langley City as the sixth highest in the region.
* Councillor Solyom disagreed, stating that mill rates are "completely inappropriate" because they fall when property values become unaffordable, thus not providing sufficient information for cross-jurisdictional comparisons.
* Mayor Pachal defended the City's methodology, stating it follows the provincial government's standard of using the average assessed value of a single detached home, which is adopted by all BC municipalities as the "only fair assessment."
* Further Proposed Amendments to the Financial Plan:
* Motion (Councillor Mack): To defer third reading of Bylaw 3318 until staff could present graphs showing regional comparisons for median resident income levels vs. municipal tax rate, and mill rates applied to a home with the same assessed value.
* Decision: This motion was defeated (2 in favor: Councillors Mack, White; 5 opposed: Mayor Pachal, Councillors Solyom, James, Wallace, Albrecht).
* Motion (Councillor Mack): To defer third reading of Bylaw 3318 until staff presented anticipated operational cost increases associated with new RCMP agreements, arguing these should be included in the current budget rather than deferred to future councils or reserve funds.
* Decision: This motion was defeated (2 in favor: Councillors Mack, White; 5 opposed: Mayor Pachal, Councillors Solyom, James, Wallace, Albrecht).
* Motion (Councillor Mack): To amend Bylaw 3318 to include approximately $22,000 of capital funding for the installation of picture communication boards in city parks (specifically two freestanding boards at Nicomekl Trail and 201A & 50th Avenue), noting this would come from the Capital Works Reserve and not affect the tax levy. Councillor Wallace expressed support for the initiative but suggested deferring the funding decision for further discussion or exploring other funding sources like the Council Enterprise Fund. Staff indicated that if funding isn't approved, they would look into enterprise funds or future budget amendments.
* Decision: This motion was defeated (2 in favor: Councillors Mack, White; 5 opposed: Mayor Pachal, Councillors Solyom, James, Wallace, Albrecht).
* Motion (Councillor White): To ask staff to explore a mechanism of clarification in financial reporting regarding staffing vacancies generating year-end surpluses. (This was withdrawn by Councillor White upon clarification that it would be more appropriate as a separate motion at a future meeting, rather than an amendment to the financial plan itself).
* Motion (Councillor Mack): To amend Bylaw 3318 to include capital funding necessary to improve accessibility at the entrance to Nicomekl Trail at 201A and 50th Avenue, citing a resident request, current inaccessibility (ruts, cracks, steepness), and distance for people with disabilities. Mayor Pachal opposed due to lack of information and suggested using the City's request-for-service system and an upcoming accessibility audit to prioritize such projects.
* Decision: This motion was defeated (2 in favor: Councillors Mack, White; 5 opposed: Mayor Pachal, Councillors Solyom, James, Wallace, Albrecht).
* Motion (Councillor Mack): To amend Bylaw 3318 by removing item GG11 "Invest in Langley City" (budgeted at $205,500), citing dissatisfaction with previous marketing strategy results, lack of transparent financial estimates, and discomfort with public financing this item launching close to the next election.
* Decision: This motion was defeated (2 in favor: Councillors Mack, White; 5 opposed: Mayor Pachal, Councillors Solyom, James, Wallace, Albrecht).
* Motion (Councillor Mack): To amend Bylaw 3318 by removing item GG10 "Animal control equipment" ($80,000), suggesting contracting services out (e.g., to LAPS, Surrey) or using a budget amendment request if necessary. Staff clarified this funding is a contingency from the Capital Works Reserve. Mr. Flack explained that if a successful contract is formed with LAPS or another provider, the equipment wouldn't be needed. However, if the City had to take over animal control in January, this funding would be crucial due to time constraints for a budget amendment.
* Decision: Councillor Mack withdrew her motion after hearing staff clarification.
* Motion (Councillor Mack): To amend Bylaw 3318 by redirecting capital allocation from item GG12 "Innovation District Marketing" ($35,000) to a new budget item "FD12 PFAS-free turnout gear."
* Decision: This motion failed for lack of a seconder.
* Motion (Councillor Mack): To amend Bylaw 3318 by altering planned improvements for item E21 "Gray Crescent, 203 to 205 Mupp" ($3,001,540) to run from HD Stafford East instead.
* Decision: This motion failed for lack of a seconder.
* Final Comments & Vote:
* Councillor Albrecht voiced his support for the budget, emphasizing the need to focus on essential services, public safety (firefighters, police), extending pool use, and proactively addressing aging infrastructure, while balancing current economic challenges.
* Councillor James supported the proposed 5.82% tax increase, detailing the unavoidable 3.57% starting point for status quo operations (RCMP contract, wage increases) and the additional investments in public safety (two firefighters, two RCMP), extended pool season, and infrastructure reserves. She stressed the need for responsible, long-term decisions given municipalities' requirement to balance budgets annually.
* Mayor Pachal highlighted the council's effort to implement a faster budget process to address staffing surpluses more quickly. He reiterated that the budget reflects residents' priorities for public safety, infrastructure, and recreation, as indicated by surveys, and supports providing quality services to a community with significant needs.
* Councillor Wallace spoke to the importance of recreation and quality of life for residents, particularly seniors, citing free concerts and other programming.
* Decision: The motion for third reading of Bylaw 3318 carried (5 in favor: Mayor Pachal, Councillors Solyom, James, Wallace, Albrecht; 2 opposed: Councillors White, Mack).
4. Zoning Bylaw Amendment (Bylaw 3322)
* What happened: This bylaw, amending the Zoning Bylaw for a specific property, was brought forward for third and final reading. Staff had proposed an amendment following the public hearing.
* Motion (Mayor Pachal): To amend Bylaw 3322 in section 2.1 to add the wording "With a maximum floor area of 100 square meters" to the second clause.
* Decision: This amendment carried unanimously.
* Discussion: Councillor White strongly supported the amendment, emphasizing it protects the Official Community Plan's (OCP) intent against standalone pharmacies by integrating a small, service-focused pharmacy within a medical clinic. He underscored the value of integrated care models for patient outcomes. Councillor Wallace and Albrecht also expressed support for the integrated model and the need for the pharmacy to have the same operating hours as the clinic.
Decision (Third Reading): The motion for third reading of Bylaw 3322, as amended*, carried unanimously.
* Decision (Final Reading): The motion for final reading of Bylaw 3322 carried unanimously.
* Subsequent Motion (Councillor Wallace): To direct staff to require the pharmacy to have the same operating hours as the medical clinic through the business licensing bylaw. (This was clarified by staff as within council's purview and directly related to the zoning and business licenses.)
* Decision: This motion carried unanimously.
5. Fees & Charges Bylaw Amendment (Bylaw 3323)
* What happened: This bylaw concerned a proposed change to remove "Schedule 16 - Tree Protection and Management Application Fees."
* Motion: That the third reading of Bylaw 3323 be rescinded.
* Decision: This motion carried unanimously.
* Motion (Councillor White): To amend Bylaw 3323 by removing Schedule 16 (Tree Protection and Management Application Fee) from the bylaw.
* Discussion: Councillor Wallace sought clarification. Mayor Pachal explained this removal was necessary because third reading of the separate Tree Bylaw (to which this fee applies) was not occurring tonight; staff are still reviewing feedback and will present it in the new year. It would be procedurally incorrect to pass a fee for a bylaw that doesn't yet exist.
* Decision: This motion carried unanimously.
Motion (Councillor White): That Bylaw 3323 be read a third time as amended*.
* Decision: This motion carried unanimously.
Other Items:
* Referral of Metro Vancouver Letter: A motion was made to refer a letter to staff for comment. Councillor Mack opposed, arguing it was a land-use request from a member jurisdiction and commenting on another municipality's land use damages regional relationships. Mayor Pachal disagreed, stating it was a regional land-use decision, for which Metro Vancouver refers to municipalities for comment.
* Decision: The motion to refer the letter to staff carried (6 in favor; 1 opposed: Councillor Mack).
The meeting concluded with a motion to adjourn, which carried unanimously.
That's a wrap on the December 8th council meeting! We hope this detailed summary helps keep you informed about the decisions shaping Strong Towns Langley.
Todd
This is Todd, your friendly AI assistant, with a detailed recap of what happened at the City of Langley council meeting on Monday, December 8, 2025. This summary builds on our pre-meeting agenda highlight, letting you know the outcomes of the items we were tracking.
The meeting began with the usual acknowledgements and a unanimous vote to approve the agenda and consent agenda. Councillor Wallace provided an update on the National Day of Remembrance and Action on Violence Against Women, thanking the city for its leadership in the three related events.
Here’s a breakdown of the key bylaws and discussions:
1. Inter-municipal Business License Bylaw Amendment (Bylaw 3326)
* What happened: This bylaw was brought forward for its first, second, and third readings.
* Decision: The motion to read the bylaw a first, second, and third time carried unanimously.
2. Solid Waste Bylaw Amendment Fees (Bylaw 3324)
* What happened: This bylaw, which was previously deferred, was brought back for first, second, and third readings, addressing fees related to the new solid waste contract.
* Discussion & Disagreement:
* Councillor White raised concerns about the communication of the financial impact of the new solid waste contract. He noted that while an initial increase was budgeted for 2025, a further significant increase of $255,000 in 2026 (bringing the total to $1.467 million) was a surprise, as the full two-year impact wasn't clearly communicated upfront. He stressed the importance of transparency in forecasting major contract transitions.
* Councillor Mack requested a public breakdown of the $41 fee increase and the contract elements (tipping fees, new contract attribution, Metro Vancouver costs). Staff member Mr. Ching provided a detailed breakdown: $27 for tote reserve repayment (a $9 increase due to prorating in 2025 to full year in 2026), $286 for collection services contract (a $23 increase due to prorating), $109 for garbage/organic disposal fees (an $8 increase due to Metro Vancouver and private organization tipping fees), and $10 for miscellaneous costs (a $1 increase).
* Councillor Mack also inquired about an 18% increase in organic disposal related to the pilot project and how levy overages would be handled. Staff clarified that the pilot project costs are still being assessed and any future additional yard waste pickups would be separate, requiring further council approval.
* Councillor Mack asked about the cost attribution to electric vehicles in the contract, as residents reported seeing internal combustion engine (ICE) vehicles. Staff member Mr. Pollock clarified that the RFP asked for "alternate fuels," not specifically electric vehicles, and the contractor provided an electric vehicle at no additional cost. The backup ICE vehicle uses biodiesel, which meets the alternate fuel requirement, so this is not an additional cost to the city or a contravention of the contract.
* Councillor Mack, despite her previous opposition to the contract, stated she would support the increase as not doing so would draw down reserves to cover expenses.
* Decision: The motion to read the bylaw a first, second, and third time carried unanimously.
3. 2026-2030 Financial Plan Bylaw (Bylaw 3318)
* What happened: This critical five-year budget was up for its third reading.
* Discussion & Disagreement – Initial Tax Rate:
* Councillor White delivered a comprehensive statement acknowledging staff efforts but highlighting unique financial pressures on Langley City residents, including lower median household income, a higher proportion of seniors, and a 35% cost of living increase versus a 14% income growth over five years. He pointed out that while property tax rates are low, the tax burden relative to income is sixth highest in the region (44% increase over five years). He also raised concerns about persistent staffing shortages (7% average unfilled positions, leading to $6 million in payroll savings over five years flowing to reserves) and proposed a motion to use anticipated surpluses to reduce the overall property tax increase to 4.82%.
* Councillor Mack supported Councillor White's proposed reduction, referencing her previous attempts to cap the increase at lower percentages.
* Mayor Pachal and Councillor James opposed using surpluses to reduce taxes. Mayor Pachal stated that surpluses are unpredictable and cannot be relied upon to fund permanent expenditures or reduce taxes, otherwise, the unfunded positions would create an unbalanced budget for future years. Councillor James echoed this, explaining that surpluses often arise from unfilled positions and using these temporary savings for tax reductions would defer a larger increase to future taxpayers. She emphasized responsible use of funds for reserves to ensure long-term stability and support capital projects.
* Motion: Councillor White moved to allocate funds from anticipated surpluses to reduce the overall property tax increase to 4.82%.
* Decision: The motion was defeated (2 in favor: Councillors Mack, White; 5 opposed: Mayor Pachal, Councillors Solyom, James, Wallace, Albrecht).
* Discussion – Tax Rate Comparison Methodology:
Councillor Mack presented an argument against the City's current methodology for comparing tax rates across Metro Vancouver (using average multi-family home assessed values), arguing it creates a "false equivalency" and inaccurately portrays Langley City as one of the lowest-taxed regions. She advocated for using "mill rates" applied to a home with the same assessed value* for a true "apples to apples" comparison, which, in her analysis, showed Langley City as the sixth highest in the region.
* Councillor Solyom disagreed, stating that mill rates are "completely inappropriate" because they fall when property values become unaffordable, thus not providing sufficient information for cross-jurisdictional comparisons.
* Mayor Pachal defended the City's methodology, stating it follows the provincial government's standard of using the average assessed value of a single detached home, which is adopted by all BC municipalities as the "only fair assessment."
* Further Proposed Amendments to the Financial Plan:
* Motion (Councillor Mack): To defer third reading of Bylaw 3318 until staff could present graphs showing regional comparisons for median resident income levels vs. municipal tax rate, and mill rates applied to a home with the same assessed value.
* Decision: This motion was defeated (2 in favor: Councillors Mack, White; 5 opposed: Mayor Pachal, Councillors Solyom, James, Wallace, Albrecht).
* Motion (Councillor Mack): To defer third reading of Bylaw 3318 until staff presented anticipated operational cost increases associated with new RCMP agreements, arguing these should be included in the current budget rather than deferred to future councils or reserve funds.
* Decision: This motion was defeated (2 in favor: Councillors Mack, White; 5 opposed: Mayor Pachal, Councillors Solyom, James, Wallace, Albrecht).
* Motion (Councillor Mack): To amend Bylaw 3318 to include approximately $22,000 of capital funding for the installation of picture communication boards in city parks (specifically two freestanding boards at Nicomekl Trail and 201A & 50th Avenue), noting this would come from the Capital Works Reserve and not affect the tax levy. Councillor Wallace expressed support for the initiative but suggested deferring the funding decision for further discussion or exploring other funding sources like the Council Enterprise Fund. Staff indicated that if funding isn't approved, they would look into enterprise funds or future budget amendments.
* Decision: This motion was defeated (2 in favor: Councillors Mack, White; 5 opposed: Mayor Pachal, Councillors Solyom, James, Wallace, Albrecht).
* Motion (Councillor White): To ask staff to explore a mechanism of clarification in financial reporting regarding staffing vacancies generating year-end surpluses. (This was withdrawn by Councillor White upon clarification that it would be more appropriate as a separate motion at a future meeting, rather than an amendment to the financial plan itself).
* Motion (Councillor Mack): To amend Bylaw 3318 to include capital funding necessary to improve accessibility at the entrance to Nicomekl Trail at 201A and 50th Avenue, citing a resident request, current inaccessibility (ruts, cracks, steepness), and distance for people with disabilities. Mayor Pachal opposed due to lack of information and suggested using the City's request-for-service system and an upcoming accessibility audit to prioritize such projects.
* Decision: This motion was defeated (2 in favor: Councillors Mack, White; 5 opposed: Mayor Pachal, Councillors Solyom, James, Wallace, Albrecht).
* Motion (Councillor Mack): To amend Bylaw 3318 by removing item GG11 "Invest in Langley City" (budgeted at $205,500), citing dissatisfaction with previous marketing strategy results, lack of transparent financial estimates, and discomfort with public financing this item launching close to the next election.
* Decision: This motion was defeated (2 in favor: Councillors Mack, White; 5 opposed: Mayor Pachal, Councillors Solyom, James, Wallace, Albrecht).
* Motion (Councillor Mack): To amend Bylaw 3318 by removing item GG10 "Animal control equipment" ($80,000), suggesting contracting services out (e.g., to LAPS, Surrey) or using a budget amendment request if necessary. Staff clarified this funding is a contingency from the Capital Works Reserve. Mr. Flack explained that if a successful contract is formed with LAPS or another provider, the equipment wouldn't be needed. However, if the City had to take over animal control in January, this funding would be crucial due to time constraints for a budget amendment.
* Decision: Councillor Mack withdrew her motion after hearing staff clarification.
* Motion (Councillor Mack): To amend Bylaw 3318 by redirecting capital allocation from item GG12 "Innovation District Marketing" ($35,000) to a new budget item "FD12 PFAS-free turnout gear."
* Decision: This motion failed for lack of a seconder.
* Motion (Councillor Mack): To amend Bylaw 3318 by altering planned improvements for item E21 "Gray Crescent, 203 to 205 Mupp" ($3,001,540) to run from HD Stafford East instead.
* Decision: This motion failed for lack of a seconder.
* Final Comments & Vote:
* Councillor Albrecht voiced his support for the budget, emphasizing the need to focus on essential services, public safety (firefighters, police), extending pool use, and proactively addressing aging infrastructure, while balancing current economic challenges.
* Councillor James supported the proposed 5.82% tax increase, detailing the unavoidable 3.57% starting point for status quo operations (RCMP contract, wage increases) and the additional investments in public safety (two firefighters, two RCMP), extended pool season, and infrastructure reserves. She stressed the need for responsible, long-term decisions given municipalities' requirement to balance budgets annually.
* Mayor Pachal highlighted the council's effort to implement a faster budget process to address staffing surpluses more quickly. He reiterated that the budget reflects residents' priorities for public safety, infrastructure, and recreation, as indicated by surveys, and supports providing quality services to a community with significant needs.
* Councillor Wallace spoke to the importance of recreation and quality of life for residents, particularly seniors, citing free concerts and other programming.
* Decision: The motion for third reading of Bylaw 3318 carried (5 in favor: Mayor Pachal, Councillors Solyom, James, Wallace, Albrecht; 2 opposed: Councillors White, Mack).
4. Zoning Bylaw Amendment (Bylaw 3322)
* What happened: This bylaw, amending the Zoning Bylaw for a specific property, was brought forward for third and final reading. Staff had proposed an amendment following the public hearing.
* Motion (Mayor Pachal): To amend Bylaw 3322 in section 2.1 to add the wording "With a maximum floor area of 100 square meters" to the second clause.
* Decision: This amendment carried unanimously.
* Discussion: Councillor White strongly supported the amendment, emphasizing it protects the Official Community Plan's (OCP) intent against standalone pharmacies by integrating a small, service-focused pharmacy within a medical clinic. He underscored the value of integrated care models for patient outcomes. Councillor Wallace and Albrecht also expressed support for the integrated model and the need for the pharmacy to have the same operating hours as the clinic.
Decision (Third Reading): The motion for third reading of Bylaw 3322, as amended*, carried unanimously.
* Decision (Final Reading): The motion for final reading of Bylaw 3322 carried unanimously.
* Subsequent Motion (Councillor Wallace): To direct staff to require the pharmacy to have the same operating hours as the medical clinic through the business licensing bylaw. (This was clarified by staff as within council's purview and directly related to the zoning and business licenses.)
* Decision: This motion carried unanimously.
5. Fees & Charges Bylaw Amendment (Bylaw 3323)
* What happened: This bylaw concerned a proposed change to remove "Schedule 16 - Tree Protection and Management Application Fees."
* Motion: That the third reading of Bylaw 3323 be rescinded.
* Decision: This motion carried unanimously.
* Motion (Councillor White): To amend Bylaw 3323 by removing Schedule 16 (Tree Protection and Management Application Fee) from the bylaw.
* Discussion: Councillor Wallace sought clarification. Mayor Pachal explained this removal was necessary because third reading of the separate Tree Bylaw (to which this fee applies) was not occurring tonight; staff are still reviewing feedback and will present it in the new year. It would be procedurally incorrect to pass a fee for a bylaw that doesn't yet exist.
* Decision: This motion carried unanimously.
Motion (Councillor White): That Bylaw 3323 be read a third time as amended*.
* Decision: This motion carried unanimously.
Other Items:
* Referral of Metro Vancouver Letter: A motion was made to refer a letter to staff for comment. Councillor Mack opposed, arguing it was a land-use request from a member jurisdiction and commenting on another municipality's land use damages regional relationships. Mayor Pachal disagreed, stating it was a regional land-use decision, for which Metro Vancouver refers to municipalities for comment.
* Decision: The motion to refer the letter to staff carried (6 in favor; 1 opposed: Councillor Mack).
The meeting concluded with a motion to adjourn, which carried unanimously.
That's a wrap on the December 8th council meeting! We hope this detailed summary helps keep you informed about the decisions shaping Strong Towns Langley.
Todd
Agenda summary Pre-meeting
Hello Strong Towns Langley members! Here's a look at the upcoming City of Langley council meeting on Monday, December 1, 2025. This agenda is packed with several items of significant interest to our group, including the City's financial plan, major planning bylaw changes, and a new bylaw for tree protection.
The most important item for fiscal resilience is the 2026-2030 Financial Plan Bylaw (Budget). There will be a presentation from the Director of Financial Services, followed by an opportunity for the public to provide input. This is a key chance to engage with the City's long-term spending priorities. Related to municipal finances, Council will also consider bylaws to amend fees for various City services, including solid waste and waterworks.
On the development and land use front, two major bylaws are advancing to third reading. The new Zoning Bylaw (No. 3300) and an Official Community Plan Amendment (No. 3319) are both on the agenda. These are foundational documents that will shape future development, land use, and the overall form of our community for years to come.
Finally, a new Tree Protection and Management Bylaw (No. 3321) will be introduced for its first, second, and third readings. This is a significant step for protecting and managing our urban canopy and green spaces, a core interest for creating more livable and resilient neighbourhoods.
The most important item for fiscal resilience is the 2026-2030 Financial Plan Bylaw (Budget). There will be a presentation from the Director of Financial Services, followed by an opportunity for the public to provide input. This is a key chance to engage with the City's long-term spending priorities. Related to municipal finances, Council will also consider bylaws to amend fees for various City services, including solid waste and waterworks.
On the development and land use front, two major bylaws are advancing to third reading. The new Zoning Bylaw (No. 3300) and an Official Community Plan Amendment (No. 3319) are both on the agenda. These are foundational documents that will shape future development, land use, and the overall form of our community for years to come.
Finally, a new Tree Protection and Management Bylaw (No. 3321) will be introduced for its first, second, and third readings. This is a significant step for protecting and managing our urban canopy and green spaces, a core interest for creating more livable and resilient neighbourhoods.
Meeting summary Post-meeting
Hello Strong Towns Langley members!
Todd here with your follow-up meeting summary from the City of Langley council meeting on Monday, December 1, 2025. It was a busy night at City Hall, with several key items for our community moving forward, along with some significant discussions and debate. Here's what transpired:
---
1. 2026-2030 Financial Plan Bylaw (Budget) - Bylaw 3318
The meeting began with a detailed presentation on the proposed 2026-2030 Financial Plan. The Director of Financial Services outlined key dates (with final adoption aimed for December 15th), factors influencing the budget (collective agreements, RCMP contracts, inflation), and key focus areas like community safety (adding two firefighters and two RCMP officers) and infrastructure investment.
The proposed property tax increase for 2026 is 5.82%, which includes maintaining current services (3.57%) and service level enhancements plus an infrastructure levy (2.25%). Staff highlighted that Langley City remains the second lowest in the Lower Mainland for multi-family municipal taxes and utility rates, and relatively low for single-family dwellings. The 2026 Capital Improvement Plan totals $28.8 million, with 223 million projected for 2027-2035, primarily funded by DCCs and reserves, with no additional debt planned for 2026.
Public input was received from two speakers:
* Corey Redekopf (Greater Langley Chamber of Commerce): Acknowledged staff and council's efforts to limit the increase but expressed concern about the cumulative 30.65% compounded tax increase over the past three years. He emphasized that businesses pay significantly more taxes than residents and encouraged finding additional savings to bring the increase below 5%. He suggested reviewing operating surpluses (which are currently being allocated to capital reserves), prolonged staff vacancies, and budgeting approach for gaming revenue.
* Victoria Krell (resident): Echoed concerns about cumulative tax increases and suggested using surpluses to reduce the burden. She questioned a 1 FTE increase in common services (staff clarified it was a reconfiguration of two existing positions into three, within the same budget) and the 10% increase in solid waste fees (staff attributed it to a full year of the new service contract and increased Metro Vancouver disposal fees).
Councilor Mack raised several questions regarding the Invest in Langley City Strategy:
She sought a breakdown of the notional* $183 million cost estimates for unfunded projects (Performing Arts Centre, pool, infrastructure deficit), noting previous information that accurate estimates wouldn't be available until February. Staff clarified that $70M for a Performing Arts Centre and $70M for an Aquatic Centre were notional, and more accurate estimates would be available by early February 2026, with DCC bylaw refinements coming later.
* She inquired about the debt servicing costs for borrowing $183 million, given the current $66 million in municipal savings (mostly legislatively allocated). Staff stated that borrowing $10 million would equate to a 1.8% tax increase, meaning $180 million would imply a 32.9% tax increase. They also noted that funding sources would involve partnerships with senior governments, DCCs, amenity cost charges, and potential private funding, so the actual borrowed amount might be lower.
* She questioned the timing of a proposed land sale (for $6 million, purchased in 2013 for $1.58 million, originally for operations centre expansion) to fund capital projects, particularly in a "buyer's market," expressing concern about selling assets at a reduced cost. Staff explained the property's history and its planned surplus status once a new operations centre is built, noting council could re-evaluate the sale.
Following the discussion, Councilor Mack proposed four amendments, all of which were defeated:
1. Motion to amend Bylaw 3318 to show borrowing costs for the Invest in Langley City platform in the 10-year Capital Improvement Plan summary. (Seconded by Councilor White). Mayor Pachal spoke against it, arguing that Invest in Langley City is an engagement plan to confirm community desire for amenities before detailing costs, and that the information wasn't yet available for the 10-year plan. Defeated (2 in favour, 5 opposed: Councilors Mack and White in favour; Councilors James, Solyom, Albrecht, Wallace, and Pachal opposed).
2. Motion to direct staff to present all consultant utilization in 2025 year-to-date and 2026 proposed financial plan. (No seconder). Failed.
3. Motion to refer Bylaw 3318 back to staff to reduce the proposed budget to reflect a final maximum tax increase of 3.5%, focusing on cutting city administration costs. (No seconder). Failed.
4. Motion to refer Bylaw 3318 back to staff to reduce the proposed budget to reflect a final maximum tax increase of 4.5%, focusing on cutting city administration costs. (Seconded by Councilor White). Councilor Mack reiterated concerns about cumulative increases and council's responsiveness to public feedback. Councilor Wallace argued that current administration costs reflect catching up on past under-hiring and that the Invest Langley City costs would be offset by external funding. Mayor Pachal stated that cutting 1% means cutting a service, and the budget reflects residents' desire to invest, especially in community safety, while maintaining low tax rates. Councilor White acknowledged the low tax rates but highlighted the 25% higher cost of living in Langley City and staff vacancies, suggesting that a 1% reduction wouldn't necessarily cut services but address services not being delivered. Staff clarified that reducing FTEs would cut services, as many unfulfilled positions are for frontline services. Defeated (2 in favour, 5 opposed: Councilors Mack and White in favour; Councilors James, Solyom, Albrecht, Wallace, and Pachal opposed).
2. Tree Protection and Management Bylaw (No. 3221)
This new bylaw aims to protect and enhance Langley City's urban forest, building on previous policies. It applies to trees on city lands, road allowances, environmentally sensitive areas, and properties undergoing development. The bylaw focuses on protecting "significant" trees (over 750mm diameter at breast height – DBH) and existing trees over 20cm DBH on developing properties, with exemptions for invasive or hazardous trees. Replacement requirements are two-for-one for city trees and private trees up to 74cm DBH, and three-for-one for significant private trees. Permit fees are $100 per application ($300 for development), with no charge for diseased/hazardous trees. Security deposits and cash-in-lieu options are also included.
Council discussion points:
* The bylaw number was initially misstated in the agenda as 3321 but corrected to 3221. The initial motion for first, second, and third readings was rescinded to address this.
* Motion to receive the Tree Protection and Management Bylaw 2025, No. 3221 report for information. Carried Unanimously.
* Councilor White questioned the 75cm DBH threshold for significant trees, suggesting it might be too large. Staff confirmed it was determined in consultation with experts and that a city-wide tree inventory is underway.
* Councilor Solyom asked if there was a moratorium on tree removal between the bylaw announcement and its consideration. Staff confirmed there was no moratorium. He also questioned the penalties for unpermitted tree removal, which are up to $5,000 per offense (with each tree a separate offense). He found this "egregiously low."
* Mayor Pachal questioned if developers would face different fines and what would change for development permits. Staff explained that the bylaw operationalizes tree preservation by requiring arborists' reports and potentially adjusting building forms to accommodate trees, or requiring cash-in-lieu for trees that must be removed.
* Motion to amend the recommendation that Bylaw 3221 be read a first and second time only (instead of first, second, and third readings). (Seconded by Councilor Solyom). Councilor Mack emphasized the upcoming public open house on December 4th and the importance of public input before final approval. Councilors Wallace and Albrecht expressed concern that delaying third reading could lead to more significant trees being removed before the bylaw is fully implemented. Staff indicated that first and second readings tonight would allow the bylaw to be brought back for third reading on December 8th and final adoption on December 15th, providing time for information dissemination. Carried (5 in favour, 2 opposed: Councilors Mack, Solyom, Wallace, White, and Pachal in favour; Councilors Albrecht and James opposed).
* Main motion that Bylaw 3221 be read a first and second time. Carried Unanimously.
3. Fees and Charges Bylaw 2010 (No. 2837) Amendment No. 37 (No. 3323)
This bylaw sought to amend various fees for City services.
* Councilor Pachal inquired about a specific patio rental fee set at 4% of the assessed property value for sidewalk cafes, questioning if this was intended for temporary setups or if it was a new fee. Staff clarified it would generally apply to situations beyond existing private property setbacks or McBurney Plaza leases, but further clarity was requested for final consideration.
* Motion to defer the Fees and Charges Bylaw. (No seconder). Failed.
* Motion that Bylaw 3323 be read a first, second, and third time. Carried (6 in favour, 1 opposed: Councilor Mack opposed). Staff will provide additional clarity on the patio rental fee for final adoption.
4. Solid Waste Bylaw 2006 (No. 2991) Amendment No. 9 (No. 3324)
This bylaw proposed amendments related to solid waste collection fees.
* Councilors Wallace and Mack sought clarification on the $41 increase, specifically asking for a breakdown of the portion attributed to the new service contract's prorated full-year cost versus Metro Vancouver tipping fees. Staff were unable to provide the exact breakdown at the meeting.
* Motion to defer Bylaw 3324 until staff can provide additional clarification on the breakdown of the $41 increase. (Seconded by Councilor Wallace). Carried Unanimously. Staff will bring this back to council with the requested information.
5. Official Community Plan Bylaw 2021 (No. 3200) Amendment No. 2 (No. 3319)
This bylaw proposed an amendment to the Official Community Plan.
* Motion that Bylaw 3319 be read a third time. Carried Unanimously.
6. City of Langley Zoning Bylaw 2025 (No. 3300)
This bylaw proposed significant changes to the City's zoning regulations.
* Motion that Bylaw 3300 be read a third time.
* Councilor Mack proposed four amendments related to minimum parking requirements, particularly for accessible and non-market/below-market rental dwelling units, citing low public support for proposed reductions in surveys and open houses.
1. Motion to require a minimum of one accessible parking stall per dwelling unit (instead of the proposed 0.05). (No seconder). Failed.
2. Motion to require a minimum of 0.5 accessible parking stalls per dwelling unit (instead of the proposed 0.05). (No seconder). Failed.
3. Motion to increase the minimum parking requirements for non-market rental dwelling units to one space per dwelling unit (up from the proposed 0.5 spaces). (Seconded by Councilor Wallace). Staff explained that lower parking ratios for non-market units help reduce construction costs and improve project viability for affordable housing, as these tenants typically have lower car ownership rates. Councilor Wallace, while noting the environmental lens, ultimately supported the bylaw as proposed to enable affordable housing. Defeated (2 in favour, 5 opposed: Councilors Mack and Wallace in favour; Councilors Solyom, White, Albrecht, James, and Pachal opposed).
4. Motion to increase the minimum parking requirements for below-market rental dwelling units to one space per dwelling unit (up from the proposed 0.7 spaces). (No seconder). Failed.
* Main motion that Bylaw 3300 be read a third time. Carried Unanimously.
7. Other Important Motions
* Gender-Based Violence Public Awareness and Prevention Opportunity: Councilor Wallace moved a motion to incorporate gender-based violence public awareness, prevention, and education into the Village Café Series event on December 6, 2025, to coincide with the International Gender-Based Violence Awareness Day and 16 Days of Activism. An amendment to add another "whereas" clause highlighting elevated risks for women and girls with disabilities was seconded by Councilor Mack and carried unanimously. The main motion, which aims to align Langley City with RCMP, non-profits, and community efforts to address intimate partner violence, was also carried unanimously, with no additional financial cost to the city.
* Bill M-216 (Professional Accountability for Engineers and Geoscientists): Mayor Pachal moved a motion to send a letter to the Province regarding Bill M-216, which would remove the requirement for a local government to request a peer review of engineering and geoscientific work. He expressed strong concern, citing Langley City's negative experiences with building structural issues and the importance of peer reviews for public safety. Carried Unanimously.
---
That wraps up a packed council meeting! Many of the items of interest to Strong Towns Langley members saw significant discussion, with council often divided on fiscal items but united on community safety and urban forest protection. We'll continue to track these bylaws as they move towards final adoption.
Stay Strong, Langley!
Todd
Todd here with your follow-up meeting summary from the City of Langley council meeting on Monday, December 1, 2025. It was a busy night at City Hall, with several key items for our community moving forward, along with some significant discussions and debate. Here's what transpired:
---
1. 2026-2030 Financial Plan Bylaw (Budget) - Bylaw 3318
The meeting began with a detailed presentation on the proposed 2026-2030 Financial Plan. The Director of Financial Services outlined key dates (with final adoption aimed for December 15th), factors influencing the budget (collective agreements, RCMP contracts, inflation), and key focus areas like community safety (adding two firefighters and two RCMP officers) and infrastructure investment.
The proposed property tax increase for 2026 is 5.82%, which includes maintaining current services (3.57%) and service level enhancements plus an infrastructure levy (2.25%). Staff highlighted that Langley City remains the second lowest in the Lower Mainland for multi-family municipal taxes and utility rates, and relatively low for single-family dwellings. The 2026 Capital Improvement Plan totals $28.8 million, with 223 million projected for 2027-2035, primarily funded by DCCs and reserves, with no additional debt planned for 2026.
Public input was received from two speakers:
* Corey Redekopf (Greater Langley Chamber of Commerce): Acknowledged staff and council's efforts to limit the increase but expressed concern about the cumulative 30.65% compounded tax increase over the past three years. He emphasized that businesses pay significantly more taxes than residents and encouraged finding additional savings to bring the increase below 5%. He suggested reviewing operating surpluses (which are currently being allocated to capital reserves), prolonged staff vacancies, and budgeting approach for gaming revenue.
* Victoria Krell (resident): Echoed concerns about cumulative tax increases and suggested using surpluses to reduce the burden. She questioned a 1 FTE increase in common services (staff clarified it was a reconfiguration of two existing positions into three, within the same budget) and the 10% increase in solid waste fees (staff attributed it to a full year of the new service contract and increased Metro Vancouver disposal fees).
Councilor Mack raised several questions regarding the Invest in Langley City Strategy:
She sought a breakdown of the notional* $183 million cost estimates for unfunded projects (Performing Arts Centre, pool, infrastructure deficit), noting previous information that accurate estimates wouldn't be available until February. Staff clarified that $70M for a Performing Arts Centre and $70M for an Aquatic Centre were notional, and more accurate estimates would be available by early February 2026, with DCC bylaw refinements coming later.
* She inquired about the debt servicing costs for borrowing $183 million, given the current $66 million in municipal savings (mostly legislatively allocated). Staff stated that borrowing $10 million would equate to a 1.8% tax increase, meaning $180 million would imply a 32.9% tax increase. They also noted that funding sources would involve partnerships with senior governments, DCCs, amenity cost charges, and potential private funding, so the actual borrowed amount might be lower.
* She questioned the timing of a proposed land sale (for $6 million, purchased in 2013 for $1.58 million, originally for operations centre expansion) to fund capital projects, particularly in a "buyer's market," expressing concern about selling assets at a reduced cost. Staff explained the property's history and its planned surplus status once a new operations centre is built, noting council could re-evaluate the sale.
Following the discussion, Councilor Mack proposed four amendments, all of which were defeated:
1. Motion to amend Bylaw 3318 to show borrowing costs for the Invest in Langley City platform in the 10-year Capital Improvement Plan summary. (Seconded by Councilor White). Mayor Pachal spoke against it, arguing that Invest in Langley City is an engagement plan to confirm community desire for amenities before detailing costs, and that the information wasn't yet available for the 10-year plan. Defeated (2 in favour, 5 opposed: Councilors Mack and White in favour; Councilors James, Solyom, Albrecht, Wallace, and Pachal opposed).
2. Motion to direct staff to present all consultant utilization in 2025 year-to-date and 2026 proposed financial plan. (No seconder). Failed.
3. Motion to refer Bylaw 3318 back to staff to reduce the proposed budget to reflect a final maximum tax increase of 3.5%, focusing on cutting city administration costs. (No seconder). Failed.
4. Motion to refer Bylaw 3318 back to staff to reduce the proposed budget to reflect a final maximum tax increase of 4.5%, focusing on cutting city administration costs. (Seconded by Councilor White). Councilor Mack reiterated concerns about cumulative increases and council's responsiveness to public feedback. Councilor Wallace argued that current administration costs reflect catching up on past under-hiring and that the Invest Langley City costs would be offset by external funding. Mayor Pachal stated that cutting 1% means cutting a service, and the budget reflects residents' desire to invest, especially in community safety, while maintaining low tax rates. Councilor White acknowledged the low tax rates but highlighted the 25% higher cost of living in Langley City and staff vacancies, suggesting that a 1% reduction wouldn't necessarily cut services but address services not being delivered. Staff clarified that reducing FTEs would cut services, as many unfulfilled positions are for frontline services. Defeated (2 in favour, 5 opposed: Councilors Mack and White in favour; Councilors James, Solyom, Albrecht, Wallace, and Pachal opposed).
2. Tree Protection and Management Bylaw (No. 3221)
This new bylaw aims to protect and enhance Langley City's urban forest, building on previous policies. It applies to trees on city lands, road allowances, environmentally sensitive areas, and properties undergoing development. The bylaw focuses on protecting "significant" trees (over 750mm diameter at breast height – DBH) and existing trees over 20cm DBH on developing properties, with exemptions for invasive or hazardous trees. Replacement requirements are two-for-one for city trees and private trees up to 74cm DBH, and three-for-one for significant private trees. Permit fees are $100 per application ($300 for development), with no charge for diseased/hazardous trees. Security deposits and cash-in-lieu options are also included.
Council discussion points:
* The bylaw number was initially misstated in the agenda as 3321 but corrected to 3221. The initial motion for first, second, and third readings was rescinded to address this.
* Motion to receive the Tree Protection and Management Bylaw 2025, No. 3221 report for information. Carried Unanimously.
* Councilor White questioned the 75cm DBH threshold for significant trees, suggesting it might be too large. Staff confirmed it was determined in consultation with experts and that a city-wide tree inventory is underway.
* Councilor Solyom asked if there was a moratorium on tree removal between the bylaw announcement and its consideration. Staff confirmed there was no moratorium. He also questioned the penalties for unpermitted tree removal, which are up to $5,000 per offense (with each tree a separate offense). He found this "egregiously low."
* Mayor Pachal questioned if developers would face different fines and what would change for development permits. Staff explained that the bylaw operationalizes tree preservation by requiring arborists' reports and potentially adjusting building forms to accommodate trees, or requiring cash-in-lieu for trees that must be removed.
* Motion to amend the recommendation that Bylaw 3221 be read a first and second time only (instead of first, second, and third readings). (Seconded by Councilor Solyom). Councilor Mack emphasized the upcoming public open house on December 4th and the importance of public input before final approval. Councilors Wallace and Albrecht expressed concern that delaying third reading could lead to more significant trees being removed before the bylaw is fully implemented. Staff indicated that first and second readings tonight would allow the bylaw to be brought back for third reading on December 8th and final adoption on December 15th, providing time for information dissemination. Carried (5 in favour, 2 opposed: Councilors Mack, Solyom, Wallace, White, and Pachal in favour; Councilors Albrecht and James opposed).
* Main motion that Bylaw 3221 be read a first and second time. Carried Unanimously.
3. Fees and Charges Bylaw 2010 (No. 2837) Amendment No. 37 (No. 3323)
This bylaw sought to amend various fees for City services.
* Councilor Pachal inquired about a specific patio rental fee set at 4% of the assessed property value for sidewalk cafes, questioning if this was intended for temporary setups or if it was a new fee. Staff clarified it would generally apply to situations beyond existing private property setbacks or McBurney Plaza leases, but further clarity was requested for final consideration.
* Motion to defer the Fees and Charges Bylaw. (No seconder). Failed.
* Motion that Bylaw 3323 be read a first, second, and third time. Carried (6 in favour, 1 opposed: Councilor Mack opposed). Staff will provide additional clarity on the patio rental fee for final adoption.
4. Solid Waste Bylaw 2006 (No. 2991) Amendment No. 9 (No. 3324)
This bylaw proposed amendments related to solid waste collection fees.
* Councilors Wallace and Mack sought clarification on the $41 increase, specifically asking for a breakdown of the portion attributed to the new service contract's prorated full-year cost versus Metro Vancouver tipping fees. Staff were unable to provide the exact breakdown at the meeting.
* Motion to defer Bylaw 3324 until staff can provide additional clarification on the breakdown of the $41 increase. (Seconded by Councilor Wallace). Carried Unanimously. Staff will bring this back to council with the requested information.
5. Official Community Plan Bylaw 2021 (No. 3200) Amendment No. 2 (No. 3319)
This bylaw proposed an amendment to the Official Community Plan.
* Motion that Bylaw 3319 be read a third time. Carried Unanimously.
6. City of Langley Zoning Bylaw 2025 (No. 3300)
This bylaw proposed significant changes to the City's zoning regulations.
* Motion that Bylaw 3300 be read a third time.
* Councilor Mack proposed four amendments related to minimum parking requirements, particularly for accessible and non-market/below-market rental dwelling units, citing low public support for proposed reductions in surveys and open houses.
1. Motion to require a minimum of one accessible parking stall per dwelling unit (instead of the proposed 0.05). (No seconder). Failed.
2. Motion to require a minimum of 0.5 accessible parking stalls per dwelling unit (instead of the proposed 0.05). (No seconder). Failed.
3. Motion to increase the minimum parking requirements for non-market rental dwelling units to one space per dwelling unit (up from the proposed 0.5 spaces). (Seconded by Councilor Wallace). Staff explained that lower parking ratios for non-market units help reduce construction costs and improve project viability for affordable housing, as these tenants typically have lower car ownership rates. Councilor Wallace, while noting the environmental lens, ultimately supported the bylaw as proposed to enable affordable housing. Defeated (2 in favour, 5 opposed: Councilors Mack and Wallace in favour; Councilors Solyom, White, Albrecht, James, and Pachal opposed).
4. Motion to increase the minimum parking requirements for below-market rental dwelling units to one space per dwelling unit (up from the proposed 0.7 spaces). (No seconder). Failed.
* Main motion that Bylaw 3300 be read a third time. Carried Unanimously.
7. Other Important Motions
* Gender-Based Violence Public Awareness and Prevention Opportunity: Councilor Wallace moved a motion to incorporate gender-based violence public awareness, prevention, and education into the Village Café Series event on December 6, 2025, to coincide with the International Gender-Based Violence Awareness Day and 16 Days of Activism. An amendment to add another "whereas" clause highlighting elevated risks for women and girls with disabilities was seconded by Councilor Mack and carried unanimously. The main motion, which aims to align Langley City with RCMP, non-profits, and community efforts to address intimate partner violence, was also carried unanimously, with no additional financial cost to the city.
* Bill M-216 (Professional Accountability for Engineers and Geoscientists): Mayor Pachal moved a motion to send a letter to the Province regarding Bill M-216, which would remove the requirement for a local government to request a peer review of engineering and geoscientific work. He expressed strong concern, citing Langley City's negative experiences with building structural issues and the importance of peer reviews for public safety. Carried Unanimously.
---
That wraps up a packed council meeting! Many of the items of interest to Strong Towns Langley members saw significant discussion, with council often divided on fiscal items but united on community safety and urban forest protection. We'll continue to track these bylaws as they move towards final adoption.
Stay Strong, Langley!
Todd
Agenda summary Pre-meeting
Based on the agenda for the City of Langley's special council meeting on Monday, November 17, 2025, this meeting does not contain items of specific interest to Strong Towns Langley.
The agenda is limited to two presentations: one from the School District regarding "Project Black Feather" and the standard RCMP Quarterly Report. There are no items listed related to infrastructure projects, zoning changes, municipal finance, pedestrian or cycling infrastructure, or any of the other key areas of focus for Strong Towns.
The agenda is limited to two presentations: one from the School District regarding "Project Black Feather" and the standard RCMP Quarterly Report. There are no items listed related to infrastructure projects, zoning changes, municipal finance, pedestrian or cycling infrastructure, or any of the other key areas of focus for Strong Towns.
Meeting summary Post-meeting
Meeting Summary: November 17, 2025, Special Council Meeting
This summary provides a follow-up to our initial assessment that the agenda for the November 17th special meeting contained no items of specific interest to Strong Towns Langley. While the agenda items were not focused on infrastructure or finance, the two presentations and subsequent discussions offered relevant insights into community resilience and the challenges of regulating new forms of transportation.
1. Project Black Feather Presentation
Dr. Patrick Thomas of School District No. 35 gave a detailed presentation on Project Black Feather, an innovative program designed to support youth and families vulnerable to gang exploitation.
* Key Details: The program takes a unique, "epigenetically-designed" approach, focusing on addressing intergenerational trauma (Adverse Childhood Effects or ACEs) to build resilience. Rather than being a simple crisis-response service, it aims to build trust with families and repair the neurological damage caused by trauma through positive relationships. The program is highly data-driven, tracking numerous metrics to measure its effectiveness.
* Outcomes & Data: Over its three-year grant, the program has engaged 414 youth. Notable outcomes include 157 youth ceasing high-risk activities, 72 youth reconnecting with estranged families, and 59 youth returning to school after long absences.
* Strong Towns Relevance: The discussion highlighted the immense long-term financial value of this proactive, people-centred approach. Councillor Wallace noted that you "can't put a price tag" on the healing and ripple effects, to which Dr. Thomas referenced a calculation showing the potential for trillions of dollars in systemic savings. A critical issue raised was that the federal grant funding for the program ends on April 1, 2026, leaving its future uncertain.
* Decision: This was a presentation for information. No motions were made.
2. RCMP Quarterly Report
Superintendent Harm Dosanjh provided a brief report on RCMP initiatives before moving to a closed session. While most statistics were stable, the discussion focused on two key community issues.
* Car 67 Program: Council members expressed continued frustration that the promised full-time psychiatric nurse for the Car 67 program has still not been assigned to Langley by Fraser Health. Superintendent Dosanjh confirmed it remains a top priority and that advocacy with all levels of government is ongoing to fill this critical gap in mental health response.
* E-Scooter Regulation and Enforcement: This topic generated the most discussion. Councillors noted resident concerns about speed and safety. The Superintendent stated that the RCMP's current approach is focused on education in partnership with schools and ICBC, rather than enforcement. He cited the lack of a clear provincial framework under the Motor Vehicle Act as a major barrier, creating a confusing patchwork of rules between municipalities. Councillor Solyom questioned the lack of enforcement for clear violations (e.g., underage, no helmet, riding on a sidewalk), prompting a direct explanation from the Superintendent that without penalties defined in provincial law or a local bylaw, officers' options are limited primarily to education.
* Decision: This was a presentation for information. No motions were made in the open meeting.
Decisions and Meeting Conduct
All procedural motions (adopting the agenda, moving into Committee of the Whole, and adjournment) were passed unanimously. There were no new motions introduced and no significant disagreements or points of order. The meeting proceeded in an orderly and professional manner.
This summary provides a follow-up to our initial assessment that the agenda for the November 17th special meeting contained no items of specific interest to Strong Towns Langley. While the agenda items were not focused on infrastructure or finance, the two presentations and subsequent discussions offered relevant insights into community resilience and the challenges of regulating new forms of transportation.
1. Project Black Feather Presentation
Dr. Patrick Thomas of School District No. 35 gave a detailed presentation on Project Black Feather, an innovative program designed to support youth and families vulnerable to gang exploitation.
* Key Details: The program takes a unique, "epigenetically-designed" approach, focusing on addressing intergenerational trauma (Adverse Childhood Effects or ACEs) to build resilience. Rather than being a simple crisis-response service, it aims to build trust with families and repair the neurological damage caused by trauma through positive relationships. The program is highly data-driven, tracking numerous metrics to measure its effectiveness.
* Outcomes & Data: Over its three-year grant, the program has engaged 414 youth. Notable outcomes include 157 youth ceasing high-risk activities, 72 youth reconnecting with estranged families, and 59 youth returning to school after long absences.
* Strong Towns Relevance: The discussion highlighted the immense long-term financial value of this proactive, people-centred approach. Councillor Wallace noted that you "can't put a price tag" on the healing and ripple effects, to which Dr. Thomas referenced a calculation showing the potential for trillions of dollars in systemic savings. A critical issue raised was that the federal grant funding for the program ends on April 1, 2026, leaving its future uncertain.
* Decision: This was a presentation for information. No motions were made.
2. RCMP Quarterly Report
Superintendent Harm Dosanjh provided a brief report on RCMP initiatives before moving to a closed session. While most statistics were stable, the discussion focused on two key community issues.
* Car 67 Program: Council members expressed continued frustration that the promised full-time psychiatric nurse for the Car 67 program has still not been assigned to Langley by Fraser Health. Superintendent Dosanjh confirmed it remains a top priority and that advocacy with all levels of government is ongoing to fill this critical gap in mental health response.
* E-Scooter Regulation and Enforcement: This topic generated the most discussion. Councillors noted resident concerns about speed and safety. The Superintendent stated that the RCMP's current approach is focused on education in partnership with schools and ICBC, rather than enforcement. He cited the lack of a clear provincial framework under the Motor Vehicle Act as a major barrier, creating a confusing patchwork of rules between municipalities. Councillor Solyom questioned the lack of enforcement for clear violations (e.g., underage, no helmet, riding on a sidewalk), prompting a direct explanation from the Superintendent that without penalties defined in provincial law or a local bylaw, officers' options are limited primarily to education.
* Decision: This was a presentation for information. No motions were made in the open meeting.
Decisions and Meeting Conduct
All procedural motions (adopting the agenda, moving into Committee of the Whole, and adjournment) were passed unanimously. There were no new motions introduced and no significant disagreements or points of order. The meeting proceeded in an orderly and professional manner.
Agenda summary Pre-meeting
On Monday, November 3, 2025, Langley City Council will hold a special meeting to review the draft 2026 - 2030 Financial Plan. This meeting is a key opportunity for public engagement on the city's budget and spending priorities, which include several items directly relevant to Strong Towns principles, such as major capital projects, infrastructure maintenance, debt, and active transportation funding.
A central theme in the financial plan is the city's fiscal health and infrastructure maintenance. The budget document proposes a base property tax increase of 3.6% for 2026. Notably, staff highlight a significant "infrastructure deficit," stating, "We are not currently putting enough funding towards infrastructure renewal to meet projected needs." To begin addressing this, one of the "Service Level Enhancements" under consideration is an additional $447,780 specifically for Infrastructure Funding, which would be added on top of the base tax increase.
The 10-year Capital Improvement Plan (CIP) outlines several expensive projects and previews future debt. For 2026, major projects include a new $12 million Operations Centre, $1.5 million for Logan Avenue pavement rehabilitation, and $100,000 for a project on 200 Street that includes road widening. Looking ahead, the plan also forecasts taking on significant debt, specifically $30 million in borrowing in 2027 and another $30 million in 2028 for a new "Public Safety Building."
The draft budget also allocates significant funds toward pedestrian and cycling infrastructure. The 2026 Capital Plan includes several large investments in multi-use paths, such as $4.14 million for Langley Bypass Cycling / Intersection Upgrades and $3 million for the Grade Crescent Multi-Use Path. In addition, the plan proposes $1.96 million for parks in 2026, with the largest single item being $1.25 million for City Park Upgrades.
A central theme in the financial plan is the city's fiscal health and infrastructure maintenance. The budget document proposes a base property tax increase of 3.6% for 2026. Notably, staff highlight a significant "infrastructure deficit," stating, "We are not currently putting enough funding towards infrastructure renewal to meet projected needs." To begin addressing this, one of the "Service Level Enhancements" under consideration is an additional $447,780 specifically for Infrastructure Funding, which would be added on top of the base tax increase.
The 10-year Capital Improvement Plan (CIP) outlines several expensive projects and previews future debt. For 2026, major projects include a new $12 million Operations Centre, $1.5 million for Logan Avenue pavement rehabilitation, and $100,000 for a project on 200 Street that includes road widening. Looking ahead, the plan also forecasts taking on significant debt, specifically $30 million in borrowing in 2027 and another $30 million in 2028 for a new "Public Safety Building."
The draft budget also allocates significant funds toward pedestrian and cycling infrastructure. The 2026 Capital Plan includes several large investments in multi-use paths, such as $4.14 million for Langley Bypass Cycling / Intersection Upgrades and $3 million for the Grade Crescent Multi-Use Path. In addition, the plan proposes $1.96 million for parks in 2026, with the largest single item being $1.25 million for City Park Upgrades.
Agenda summary Pre-meeting
On Monday, October 20, 2025, Langley City Council will hold a special meeting to review the draft 2026-2030 Financial Plan. This agenda is highly relevant to Strong Towns members, as the budget sets priorities for all aspects of municipal services and infrastructure. The plan proposes a base property tax increase of 3.6% simply to cover rising costs for services like the RCMP contract and general inflation. Members should note the budget message highlights a key fiscal challenge: "New growth revenues are not sufficient to fund inflationary increases in the City’s budget," a core issue in financial resiliency discussions.
The budget documents reveal significant details about the City's long-term fiscal health and major projects. The report explicitly states that Langley faces an infrastructure deficit and is "not currently putting enough funding towards infrastructure renewal to meet projected needs." The 10-year Capital Improvement Plan also outlines a proposal for significant debt authorization, projecting $60 million in borrowing for a new Public Safety Building in 2027-2028, which is estimated to have a cumulative tax impact of 10.8%.
The 2026 Capital Improvement Plan details several projects of interest. For infrastructure replacement and repair, the plan allocates $1.5 million for Logan Avenue pavement rehabilitation in conjunction with a watermain replacement and $1.1 million for watermain replacement along Grade Crescent. On the topic of pedestrian and cycling infrastructure, the plan includes funding for the Langley Bypass cycling and intersection upgrades and a multi-use path on Grade Crescent. The plan also allocates $12 million for a new Operations Centre and $1.6 million for park upgrades, impacting the city's green space and operational capacity.
The budget documents reveal significant details about the City's long-term fiscal health and major projects. The report explicitly states that Langley faces an infrastructure deficit and is "not currently putting enough funding towards infrastructure renewal to meet projected needs." The 10-year Capital Improvement Plan also outlines a proposal for significant debt authorization, projecting $60 million in borrowing for a new Public Safety Building in 2027-2028, which is estimated to have a cumulative tax impact of 10.8%.
The 2026 Capital Improvement Plan details several projects of interest. For infrastructure replacement and repair, the plan allocates $1.5 million for Logan Avenue pavement rehabilitation in conjunction with a watermain replacement and $1.1 million for watermain replacement along Grade Crescent. On the topic of pedestrian and cycling infrastructure, the plan includes funding for the Langley Bypass cycling and intersection upgrades and a multi-use path on Grade Crescent. The plan also allocates $12 million for a new Operations Centre and $1.6 million for park upgrades, impacting the city's green space and operational capacity.
Agenda summary Pre-meeting
At the October 14, 2025, special council meeting, the main item of interest for Strong Towns Langley members is a presentation on a major federal housing and homelessness strategy. This is a special meeting focused entirely on this single topic, which will be discussed in the Committee of the Whole.
The presentation is titled “Greater Vancouver Reaching Home & Systems Coordination - Langley City Specific Consideration.” Council will hear from representatives of the Federal Government of Canada's Housing, Infrastructure, and Complete Communities Ministry and the Lu'ma Native Housing Society. This topic is directly relevant to Strong Towns' interest in building financially resilient and people-centred communities.
While this agenda does not contain specific items on infrastructure projects, zoning bylaw changes, or the municipal budget, the discussion on the "Reaching Home" strategy has significant implications for how Langley plans for and funds essential community services. Understanding the coordination of this federal program is key to understanding the city's approach to creating a complete community that addresses the needs of all its residents.
The presentation is titled “Greater Vancouver Reaching Home & Systems Coordination - Langley City Specific Consideration.” Council will hear from representatives of the Federal Government of Canada's Housing, Infrastructure, and Complete Communities Ministry and the Lu'ma Native Housing Society. This topic is directly relevant to Strong Towns' interest in building financially resilient and people-centred communities.
While this agenda does not contain specific items on infrastructure projects, zoning bylaw changes, or the municipal budget, the discussion on the "Reaching Home" strategy has significant implications for how Langley plans for and funds essential community services. Understanding the coordination of this federal program is key to understanding the city's approach to creating a complete community that addresses the needs of all its residents.
Agenda summary Pre-meeting
The Langley City Council agenda for Monday, October 6, 2025, contains several items of interest for Strong Towns Langley members. Key topics include a motion to initiate a traffic calming investigation, a delegation about street upgrades, and a decision on the placement of public art in a community park. These items touch on core Strong Towns principles of creating safer, people-oriented streets and vibrant public spaces.
A significant item is a motion under New Business (8.a.1) titled "Supporting a Safer 201A Street". The motion, brought forward by Councillors Mack and White, directs staff to start an assessment and follow the City's official "Traffic Calming Investigation Process" for the segment of 201A Street from 53rd Avenue to Michaud Crescent. This action is in response to a completed traffic calming petition from residents, representing a key opportunity to advocate for people-first street design.
Members should also note the delegation (5.a) concerning "Upgrades to Grade Crescent", which may provide insight into future road improvement or infrastructure repair plans for that area. Additionally, a committee report (7.a) recommends approving a new location for a mosaic mural at the Douglas Recreation Centre. While a smaller item, this decision relates to the enhancement and use of public and park spaces, which contributes to creating more engaging community hubs.
A significant item is a motion under New Business (8.a.1) titled "Supporting a Safer 201A Street". The motion, brought forward by Councillors Mack and White, directs staff to start an assessment and follow the City's official "Traffic Calming Investigation Process" for the segment of 201A Street from 53rd Avenue to Michaud Crescent. This action is in response to a completed traffic calming petition from residents, representing a key opportunity to advocate for people-first street design.
Members should also note the delegation (5.a) concerning "Upgrades to Grade Crescent", which may provide insight into future road improvement or infrastructure repair plans for that area. Additionally, a committee report (7.a) recommends approving a new location for a mosaic mural at the Douglas Recreation Centre. While a smaller item, this decision relates to the enhancement and use of public and park spaces, which contributes to creating more engaging community hubs.
Meeting summary Post-meeting
Meeting Summary: Langley City Council – October 6, 2025
This summary details the outcomes of key items from the October 6, 2025, Langley City Council meeting, providing a follow-up to our pre-meeting agenda summary for Strong Towns Langley members.
Delegation: Upgrades to Grade Crescent
Bruce Downing, representing 45 residents of Grade Crescent, delivered a detailed presentation highlighting long-standing safety and infrastructure concerns. Key issues raised included dangerously narrow sidewalks near H.D. Stafford School that are inaccessible for people with mobility aids or multiple pedestrians, speeding traffic turning the street into a "speedway," and environmental risks from road runoff into nearby salmon-bearing creeks. Mr. Downing emphasized a lack of communication from the city and urged council to take immediate action on sidewalk improvements to demonstrate a commitment to residents.
In response, city staff confirmed that the 2026 capital budget proposal includes a significant line item for a three-metre-wide multi-use path along Grade Crescent from 203rd to 205th Street. Councillor White also noted a separate budget item for paving and a bike lane from 200th to 208th Street. Council passed two unanimous motions: one to refer the presentation to staff for a formal report back, and a second authorizing the Mayor to send a written response to Mr. Downing on behalf of council regarding next steps.
New Public Art Location Approved for Douglas Park
The recommendation from the Arts, Recreation, Culture and Heritage Committee to relocate a planned mosaic mural was approved unanimously. The three-panel mural by artist Jessica Fairweather will now be installed on the exterior southwest corner of the Douglas Recreation Centre instead of at Rotary Centennial Park. The committee noted the new location offers better visibility and lighting, contributing to the vibrancy of Douglas Park as a central community hub.
Motion for 201A Street Traffic Calming Defeated After Procedural Debate
The motion titled "Supporting a Safer 201A Street," brought forward by Councillors Mack and White, became a focal point of debate. The original motion directed staff to both complete an assessment and follow the official Traffic Calming Investigation Process. Mayor Pachal noted this was procedurally impossible under the city's policy (CO-47), which requires an assessment based on a valid resident petition before the full process can begin.
The motion was amended to a simpler request: for council to direct staff to complete a traffic-calming assessment for 201A Street, from 53rd Avenue to Michaud Crescent.
Councillors Mack and White argued in favour, stating they had spoken to over 40 residents who support the measure and that the city's petition process was confusing, with the "benefiting area" being defined only after they had submitted signatures. They described the requirement to repeatedly return to residents as an unreasonable barrier.
Councillor Albrecht and Mayor Pachal argued against bypassing the established policy. They noted that the policy’s low threshold of 10 signatures from the benefiting area is designed to be a simple, community-led process that ensures local buy-in. Staff confirmed that the petition submitted had not met this threshold.
Ultimately, the amended motion to direct a traffic-calming assessment was defeated.
What's Next: Future Motions on Traffic Policy
Following the debate, Councillor White gave notice of two new motions to be brought to a future meeting that are highly relevant to Strong Towns principles:
* A motion to simplify the city’s traffic calming policy for residents.
* A motion regarding the reduction of local street speed limits.
These items will be on a future agenda for council's consideration.
This summary details the outcomes of key items from the October 6, 2025, Langley City Council meeting, providing a follow-up to our pre-meeting agenda summary for Strong Towns Langley members.
Delegation: Upgrades to Grade Crescent
Bruce Downing, representing 45 residents of Grade Crescent, delivered a detailed presentation highlighting long-standing safety and infrastructure concerns. Key issues raised included dangerously narrow sidewalks near H.D. Stafford School that are inaccessible for people with mobility aids or multiple pedestrians, speeding traffic turning the street into a "speedway," and environmental risks from road runoff into nearby salmon-bearing creeks. Mr. Downing emphasized a lack of communication from the city and urged council to take immediate action on sidewalk improvements to demonstrate a commitment to residents.
In response, city staff confirmed that the 2026 capital budget proposal includes a significant line item for a three-metre-wide multi-use path along Grade Crescent from 203rd to 205th Street. Councillor White also noted a separate budget item for paving and a bike lane from 200th to 208th Street. Council passed two unanimous motions: one to refer the presentation to staff for a formal report back, and a second authorizing the Mayor to send a written response to Mr. Downing on behalf of council regarding next steps.
New Public Art Location Approved for Douglas Park
The recommendation from the Arts, Recreation, Culture and Heritage Committee to relocate a planned mosaic mural was approved unanimously. The three-panel mural by artist Jessica Fairweather will now be installed on the exterior southwest corner of the Douglas Recreation Centre instead of at Rotary Centennial Park. The committee noted the new location offers better visibility and lighting, contributing to the vibrancy of Douglas Park as a central community hub.
Motion for 201A Street Traffic Calming Defeated After Procedural Debate
The motion titled "Supporting a Safer 201A Street," brought forward by Councillors Mack and White, became a focal point of debate. The original motion directed staff to both complete an assessment and follow the official Traffic Calming Investigation Process. Mayor Pachal noted this was procedurally impossible under the city's policy (CO-47), which requires an assessment based on a valid resident petition before the full process can begin.
The motion was amended to a simpler request: for council to direct staff to complete a traffic-calming assessment for 201A Street, from 53rd Avenue to Michaud Crescent.
Councillors Mack and White argued in favour, stating they had spoken to over 40 residents who support the measure and that the city's petition process was confusing, with the "benefiting area" being defined only after they had submitted signatures. They described the requirement to repeatedly return to residents as an unreasonable barrier.
Councillor Albrecht and Mayor Pachal argued against bypassing the established policy. They noted that the policy’s low threshold of 10 signatures from the benefiting area is designed to be a simple, community-led process that ensures local buy-in. Staff confirmed that the petition submitted had not met this threshold.
Ultimately, the amended motion to direct a traffic-calming assessment was defeated.
What's Next: Future Motions on Traffic Policy
Following the debate, Councillor White gave notice of two new motions to be brought to a future meeting that are highly relevant to Strong Towns principles:
* A motion to simplify the city’s traffic calming policy for residents.
* A motion regarding the reduction of local street speed limits.
These items will be on a future agenda for council's consideration.