REGULAR COUNCIL MEETING
AGENDA

Monday, February 09, 2026

Following the Public Hearing at 7:00pm

Council Chambers, Langley City Hall

20399 Douglas Crescent

Public meetings held in Council Chambers are livestreamed and recorded. The video recordings are available on the City’s website for public viewing. 

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1.

LAND ACKNOWLEDGEMENT

The land on which we gather is on the traditional unceded territory of the Katzie, Kwantlen, Matsqui and Semiahmoo First Nations.

2.

ADOPTION OF AGENDA

RECOMMENDATION:

THAT the February 9, 2026 regular agenda be adopted as circulated.

3.

COMMITTEE OF THE WHOLE

A Committee of the Whole meeting provides Council a greater opportunity to speak to and debate specific agenda items.

RECOMMENDATION:

THAT Council commence Committee of the Whole.

3.a

Langley City Citizens' Assembly Direct Report to Council on Community Safety and Wellbeing - Presentation from Citizens Assembly Members

RECOMMENDATION:

THAT Council receive the presentation from Citizens' Assembly members regarding Citizens' Assembly Direct Report to Council on Community Safety and Wellbeing.

3.b

Langley City Citizens' Assembly Direct Report to Council on Community Safety and Wellbeing - Endorsement of Report

RECOMMENDATION:

THAT Council endorses the Langley City Citizens' Assembly Direct Report to Council on Community Safety and Wellbeing.

4.

COMMITTEE OF THE WHOLE - RISE AND REPORT

RECOMMENDATION:

THAT Committee of the Whole rise and report.

5.

BUSINESS ARISING FROM COMMITTEE OF THE WHOLE

Ratification of recommendations from Committee of the Whole as required

RECOMMENDATION:

6.

CONSENT AGENDA

Before the motion is made to approve the Consent Agenda, a Council member may request that an item be removed from the Consent Agenda and dealt with separately; additionally, a Council member may request that one or more items on the Regular Council Agenda be included on the Consent Agenda, and if no one objects, it will be so listed and considered.

Where no recommendation is noted, the agenda item is deemed to be received for information.

RECOMMENDATION:

THAT the following item(s) be approved:

6.a

Adoption of Minutes

6.a.1

Special (Pre-Closed) Meeting Minutes from January 12 and February 4, 2026

RECOMMENDATION:

THAT the minutes of the special (pre-closed) meetings held on January 12, and February 4, 2026 be adopted as circulated.

6.a.2

Special Meeting Minutes from January 12 and 19, 2026

RECOMMENDATION:

THAT the minutes of the special meetings held on January 12, and 19, 2026 be adopted as circulated.

6.b

Bylaws

6.b.1

Bylaw 3327 - Fees & Charges Amendment (Addition of the Tree Bylaw Schedule)

Final reading of a bylaw to add Tree Protection and Management Bylaw fee schedule.

RECOMMENDATION:

THAT the bylaw cited as “Fees and Charges Bylaw, 2010, No. 2837, Amendment No. 38, 2026, No. 3327” be read a final time.

6.b.2

Bylaw 3328 - Municipal Ticket Information System Bylaw Amendment (Addition of the Tree Bylaw Schedule)

Final reading of a bylaw to add Tree Protection and Management Bylaw fines schedule 

RECOMMENDATION:

THAT the bylaw cited as "Municipal Ticket Information System Bylaw, 2011, No. 2846, Amendment No. 22, 2026, No. 3328" be read a final time.

7.

ADOPTION OF THE MINUTES

See Consent Agenda

8.

DELEGATIONS

9.

COMMUNITY SPOTLIGHTS

Project update for the Surrey Langley SkyTrain Project

Gilles Assier, Executive Project Director, Transportation Investment Corporation

10.

COUNCIL MEMBER REPORTS

10.a

Upcoming Regular Meetings

February 23, 2026
March 9, 2026

10.b

Council Advisory Bodies Update

11.

BYLAWS

11.a

Pacific Nazarene Housing Society Development - 19991 49 Avenue, 19990 50 Avenue, and 4951-4975 & 4991 200 Street

Explanatory Memo

From: Development Services staff

RECOMMENDATION:

THAT Council receives the Explanatory Memo from Development Services staff regarding the Pacific Nazarene Housing Society Development - 19991 49 Avenue, 19990 50 Avenue, and 4951-4975 & 4991 200 Street for information.

11.a.1

Request for Waiver of Community Amenity Contributions, Pacific Nazarene Housing Society

Report dated February 4, 2026

From: Director of Development Services

RECOMMENDATION:

THAT City Council waive $1,208,000 in Community Amenity Contributions for the Pacific Nazarene Housing Society / BC Builds development application, according to the recommendations in this report dated February 4, 2025, titled “Request for Waiver of Community Amenity Contributions, Pacific Nazarene Housing Society”.

11.a.2

Bylaw 3316 - Housing Agreement Bylaw

Final reading of a bylaw to enter into a housing agreement under Section 483 of the Local Government Act, with the Church of the Nazarene Canada, at 19991 49 Avenue, 19990 50 Avenue, and 4951-4975 & 4991 200 Street.

RECOMMENDATION:

THAT the bylaw cited as "Housing Agreement Bylaw, 2025, No. 3316" be read a final time.

11.a.3

Bylaw 3305 - Official Community Plan Bylaw Amendment

Final reading of a bylaw to amend the land use designations of the properties addressed as 19991 49 Avenue, 19990 50 Avenue, and 4951-4975 & 4991 200 Street from “Ground Oriented Residential” to “Low Rise Residential” and amend three Policies in the OCP Appendices A and B to permit the consideration of a development proposal by the non-profit Pacific Nazarene Housing Society (PNHS) to develop a 6-storey mixed-use apartment building that includes a new church and community gathering facility, a major child care centre, neighbourhood serving commercial units, the start of a new greenway connection to Conder Park, and the provision of 302 rental units, of which 60 (or 20% of the total units) would be rented at 20% below the appraised market rent of the 242 market rental units with funding support being sought from the ‘BC Builds Program’ managed by BC Housing and the Province of British Columbia.

Final Reading update: In accordance with Housing Agreement Bylaw No. 3316, the rental program has been updated wherein 91 (or 30% of the total units) will be rented at 20% below appraised market rent. This is noted for clarity only and does not require updates to the subject bylaw.

RECOMMENDATION:

THAT the bylaw cited as “City of Langley Official Community Plan Bylaw, 2021, No. 3200 Amendment No. 1, 2025, No. 3305” be read a final time.

11.a.4

Bylaw 3306 - Zoning Bylaw Amendment No. 218 & Development Permit No. 13-24

Final reading of a bylaw to amend the Zoning Bylaw to rezone the properties located at 19991 49 Avenue, 19990 50 Avenue, and 4951-4975 & 4991 200 Street from the P2 Private Institutional/Recreation Zone and RS1 Single Family Residential Zone to the CD108 Comprehensive Development Zone to accommodate a 6-storey mixed-use building with 302 rental apartment units and a church, child care centre, and commercial units.

RECOMMENDATION:

THAT the bylaw cited as “Zoning Bylaw 1996, No. 2100 Amendment No. 218, 2025, No. 3306” be read a final time.

11.a.5

Development Permit DP-13-24

RECOMMENDATION:

THAT Development Permit No. 13-24 to permit:

1. The development of a 6-storey mixed-use building with 302 rental apartment units and a church, child care centre, and commercial units; and
2. The replacement of 7,705 m² of Environmentally Sensitive Area with compensation in accordance with Development Permit Area guidelines

At 19991 49 Avenue, 19990 50 Avenue, and 4951-4975 & 4991 200 Street be approved.

11.b

Bylaw 3311 - Road Closure Bylaw - DP 08-24

First, second, and third reading of a bylaw to remove the dedication of highway and to close the portion of road (94.1 square metres) right-of-way located adjacent and to the east of 4505-4525 200A Street as the City intends to sell the property and the road is no longer required.

RECOMMENDATION:

THAT the bylaw cited as "Road Closure Bylaw No. 3311, 2026" be read a first, second, and third time. 

11.c

Bylaw 3333 - Radio Amplification Bylaw

First, second and third reading of a bylaw to provide for in-building emergency responder communications enhancement systems

RECOMMENDATION:

THAT the bylaw cited as "Radio Amplification Bylaw No. 3333" be read a first, second, and third time. 

12.

COMMITTEE REPORTS

13.

ADMINISTRATIVE REPORTS

13.a

Easement and Covenant for Encroachment into the Fraser Highway Road Allowance

Report dated: February 9, 2026

From: Manager of Engineering Services

RECOMMENDATION:

THAT the City enter into an easement agreement with Whitetail Homes, the developer of 20769 Fraser Highway to recognize the partial encroachment of a building into the Fraser Highway road allowance, and

THAT the Corporate Officer and the Director of Engineering, Parks and Environment be authorized to sign a Section 219 Restrictive Covenant in regards to the encroachment.

13.b

Out of Province Conference Request for Assistant Fire Chief

Report dated: February 9, 2026

From: Fire Chief

RECOMMENDATION:

THAT Assistant Fire Chief Graham Wing be authorized to attend the 2026, Fire Department Instructor Conference (FDIC) being held in Indianapolis, Indiana, April 20 to 25, 2026.

13.c

Development Permit No. 09-23

13.c.1

Presentation from Applicant Regarding Development Permit No. 09-23

RECOMMENDATION:

THAT the presentation from Dino Barbucci be received for information.

13.c.2

Approval of Development Permit No. 09-23

RECOMMENDATION:

THAT Development Permit No. 09-23 to permit the development of a triplex at 5135 208A Street be approved.

14.

OTHER BUSINESS

14.a

Motions/Notices of Motion

14.a.1

Motion - Strengthening Transparency And Local Input In Regional Representation 

Councillor Leith White

RECOMMENDATION:

WHEREAS Metro Vancouver decisions related to infrastructure, utility rates, development cost charges, and regional planning and other issues have direct financial, operational, and long‑term planning impacts on Langley City and its residents; and

WHEREAS Council has a responsibility to understand and consider major regional decisions that materially affect the City; and

WHEREAS Langley City’s Advisory Bodies Policy CO‑79 provides only general expectations for periodic reporting from Council representatives on external boards and does not establish structured processes for advance sharing of public agendas, Council discussion prior to major regional decisions, or consistent reporting back to Council; and

WHEREAS as a result, Council’s awareness of and engagement with major regional decisions relies largely on informal practices and individual discretion, rather than on a clear, shared, and transparent internal process; and

WHEREAS Council recognizes and respects that Metro Vancouver Directors act independently under provincial law and cannot be bound, directed, or instructed by municipal councils in how they vote or carry out their statutory duties;                                                                

THEREFORE BE IT RESOLVED THAT Council direct staff to develop a draft framework to:

1. Improve Council awareness of upcoming public Metro Vancouver Board and Committee items that may materially affect Langley City;
2. Provide opportunities for Council discussion and the expression of non‑binding, advisory positions in principle on major regional issues prior to public meetings;
3. Establish a clear, public reporting‑back process following meetings to summarize key decisions and implications for Langley City, while respecting all confidentiality requirements;
4. Ensure all processes are advisory and procedural only, and do not bind or direct the voting behaviour of the City’s appointed Metro Vancouver representatives;
5. Develop options for a Select Committee on Regional Affairs to assist Council by:
   • reviewing public Metro Vancouver agendas for items of municipal significance;
   • tracking major regional initiatives, studies, capital plans, and regulatory changes affecting Langley City;
   • maintaining a record of regional decisions relevant to the City’s financial plan, development framework, infrastructure obligations, and long‑term strategy.

AND BE IT FURTHER RESOLVED THAT staff report back to Council with:

• proposed procedural options to implement the above objectives; and
• any recommended amendments to Advisory Bodies Policy CO‑79 or other applicable policies needed to support a lawful, practical, and transparent internal process.

14.a.2

Motion - Expressive Youth Art Project with Lower Fraser Valley Aboriginal Society

Councillor Rosemary Wallace

RECOMMENDATION:

WHEREAS Langley City’s 2023–2028 Strategic Plan prioritizes cultivating an inclusive community by partnering with service organizations to deliver culturally diverse and intercultural programs that reflect the City’s demographic diversity; and

WHEREAS the Strategic Plan also commits to organizational excellence through corporate education on truth and reconciliation, informed by the knowledge of local Indigenous Nations; and

WHEREAS the Lower Fraser Valley Aboriginal Society seeks to collaborate with the City of Langley on an Expressive Youth Project (EYP) mural funded by the Canada Council for the Arts; and

WHEREAS the proposed mural would be installed on the west wall of the Langley City Council Chambers and provide opportunities for Indigenous youth to engage in cultural learning, artistic expression, community connection, and pride;

THEREFORE BE IT RESOLVED THAT Council approve the installation of the Expressive Youth Project mural on the west wall of the Council Chambers, facilitated by Brandon Gabriel.

14.a.3

Commercial Kennel Disclosure

Councillor Delaney Mack

RECOMMENDATION:

WHEREAS it is a core municipal responsibility to ensure the provision of transparent and adequate animal control and sheltering services, and the City of Langley has entered into a service agreement with the Langley Animal Protection Society (LAPS) for both services;

AND WHEREAS this service agreement reflects a significant operational shift, transitioning from shelter at the Patti Dale Animal Shelter to a model utilizing foster homes and Commercial Kennels;

AND WHEREAS LAPS has withheld fundamental operational details regarding this transition, including the name and location of Commercial Kennels selected for animal sheltering;

AND WHEREAS the previous shelter operated with full transparency, and no compelling justification has been provided for the lack of disclosure regarding subcontracted facilities;

AND WHEREAS council remains accountable to the public for the expenditure of municipal funds and the welfare of animals under City care, and this lack of transparency prevents Council from fulfilling its oversight obligations

THEREFORE BE IT RESOLVED THAT Council direct LAPS to disclose the names and locations for all commercial kennels that will be used to host City of Langley animals.

15.

CORRESPONDENCE

See Consent Agenda

16.

ADJOURNMENT

RECOMMENDATION:

THAT the meeting adjourn.