REGULAR MEETING OF TOWNSHIP COUNCIL AGENDA Monday, April 27, 2026 at 1:30pm Fraser River Presentation Theatre 4th Floor, 20338 – 65 Avenue, Langley, BC ACKNOWLEDGEMENT OF THE TRADITIONAL TERRITORIES OF THE COAST SALISH PEOPLES A. ADOPTION AND RECEIPT OF AGENDA ITEMS 1. Regular Council Meeting – April 27, 2026 That Council adopt the agenda and receive all agenda items of the Regular Council meeting held April 27, 2026. 2. Day of Mourning A moment of silence will be observed for the annual Day of Mourning for workers killed and injured on the job. B. ADOPTION OF MINUTES 1. Regular Council Meeting – April 13, 2026 That Council adopt the minutes of the Regular Council meeting held April 13, 2026. 2. Public Hearing Meeting – April 13, 2026 That Council adopt the minutes of the Public Hearing meeting held April 13, 2026. C. DELEGATIONS 1. Maureen Bruce File 0550-07 Request by Maureen Bruce to appear before Council to discuss adding cat attacks to the Animal Control Bylaw. April 27, 2026 Regular Council Meeting Agenda - 2 - C. DELEGATIONS 2. Bob Maddocks Highpoint Subdivision File 0550-07 Request by Bob Maddocks, on behalf of Highpoint Subdivision, to appear before Council to discuss designating Highpoint as a gated community. D. PRESENTATIONS E. REPORTS TO COUNCIL 1. Old Yale Park Off-Leash Dog Area Report 26-47 File PW 6130-20 That Council direct staff to proceed with implementation of Option 1 for the Old Yale Park Off-Leash Dog Area, maintaining the park as one shared, large open off-leash area. 2. 40 Avenue Active Transportation Upgrades From 204 Street to 216 Street Report 26-45 File ENG 5330-23 That Council endorse the conceptual design for Active Transportation Upgrades on 40 Avenue between 204 Street and 216 Street, as shown in Attachment A, including a multi-use pathway on the south side for all three segments of the corridor. That Council refer the detailed design of the 40 Avenue Corridor Active Transportation Upgrades as described in this report to the 2027 – 2031 Capital Budget process. 3. 2026 Capital Improvement Grants and Community Grants Report 26-43 File CA 1850-20 That Council approve the total payment of $67,193 in 2026 Capital Improvement Grants, as detailed in Attachment A to this report. That Council approve the total payment of $272,350 in 2026 Community Grants, as detailed in Attachments B to I of this report. That Council approve a $5,000 increase to the annual grant awarded to the Langley Seniors Resources Society, bringing the total grant to $20,000 annually, effective with the 2026 grant allocation. April 27, 2026 Regular Council Meeting Agenda - 3 - E. REPORTS TO COUNCIL 4. Development Permit Application No. 101479 (Khela / 19700 Block of 84 Avenue) Report 26-44 File CD 08-27-0073 That Council consider Common Ground Consulting Ltd.’s Streamside Protection and Enhancement Area (SPEA) application on behalf of Harpreet Khela at 19700 Block of 84 Avenue and adopt one of the following resolutions: a) That Council issue Development Permit No. 101479. or b) That Council not issue Development Permit No. 101479. 5. Development Permit Application No. 101317 (Canada Oasis Development Ltd. / 20726 – 80 Avenue) Report 26-42 File CD 08-23-0211 That Council authorize issuance of Development Permit No. 101317 to Canada Oasis Development Ltd. for property located at 20726 – 80 Avenue subject to the following conditions: a. Building and signage plans being in substantial compliance with Schedule “A”. b. Landscape plans being in substantial compliance with Schedule “B” and in compliance with the Township’s Street Tree and Boulevard Planting Policy and Age-Friendly Amenity Area requirements. c. Provision of a final tree management plan incorporating tree retention, replacement and protection details in compliance with the Township’s Subdivision and Development Servicing Bylaw (Schedule I – Tree Protection). d. Rooftop mechanical equipment to be located so that it is not visible or alternatively screened from view by compatible architectural treatments. e. All refuse areas to be located within buildings and / or in enclosures and screened. Although not part of the development permit requirements, the applicant is advised that prior to issuance of a building permit, the following items will need to be finalized: a. Submission of a site-specific on-site servicing and stormwater management plan in accordance with Subdivision and Development Servicing Bylaw No. 5382. b. Completion of an erosion and sediment control plan and provision of security in accordance with the Erosion and Sediment Control Bylaw. April 27, 2026 Regular Council Meeting Agenda - 4 - F. BYLAWS FOR FIRST AND SECOND READING G. BYLAWS FOR FIRST, SECOND AND THIRD READING Item G.1 was rescheduled at the December 15, 2025 Regular Council Meeting: 1. Rezoning Application No. 100721 and Development Permit Application No. 101430 (La Terra Development Ltd. / 26090 – 30A Avenue) Bylaw No. 6174 Report 25-197 File CD 10-24-0107 That Council give first, second and third reading to Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (La Terra Development Ltd.) Bylaw No. 6174 rezoning 4 ha (10 ac) of land located at 26090 – 30A Avenue to General Industrial Zone M-2 to facilitate development of a 21,005 m 2 (226,100 ft2) industrial warehouse building, subject to the following development prerequisites being satisfied to the acceptance of the Township prior to final reading: 1. A Servicing Agreement being entered into with the Township to secure required road and utility upgrades and extensions in accordance with the Township’s Subdivision and Development Servicing Bylaw and the Addendum to the Bertrand Creek ISMP by KWL dated November 25, 2013. 2. Provision of road dedications, widenings and necessary traffic improvements for 29 Avenue and 30A Avenue in accordance with the Township’s Master Transportation Plan, Subdivision and Development Servicing Bylaw and Aldergrove Community Plan. 3. Submission of an erosion and sediment control plan in accordance with the Erosion and Sediment Control Bylaw. 4. Provision of a final tree management plan incorporating tree retention, replacement, protection details and security in compliance with the Subdivision and Development Servicing Bylaw (Schedule I – Tree Protection). E. REPORTS TO COUNCIL c. On-site landscaping and boulevard treatment to be secured by letter of credit at building permit stage. d. Written confirmation from the owner and landscape architect or arborist that tree protection fencing identified in the tree management plan is in place. e. Completion of conditions (and subsequent discharge) of CB1177566. f. Payment of supplemental development permit application fees and building permit administration fees. April 27, 2026 Regular Council Meeting Agenda - 5 - G. BYLAWS FOR FIRST, SECOND AND THIRD READING 5. Registration of a restrictive covenant prohibiting clearing of the site (with the exception of servicing access areas) until such time as a final tree management plan incorporating tree retention replacement, protection details and security in compliance with the Subdivision and Development Servicing Bylaw (Schedule I – Tree Protection) is accepted by the Township. 6. Finalization of landscape and architectural plans. 7. Approval of the Rezoning Bylaw by the Ministry of Transportation and Transit (MOTT). 8. Issuance of a Streamside Protection and Enhancement Development Permit including all required environmental compensation measures and approvals from the Township and relevant senior government agencies. 9. Payment of applicable supplemental Rezoning fees, Development Engineering and Green Infrastructure Services administration fees, Development Works Agreement (DWA) and Latecomer charges. That Council at time of final reading of Rezoning Bylaw No. 6174 authorize issuance of Development Permit No. 101430 subject to the following conditions: a. Building plans being in substantial compliance with Schedule “A”. b. Landscape plans being in substantial compliance with Schedule “B” and the Subdivision and Development Servicing Bylaw (Schedule I - Tree Protection) and the Township’s Street Trees and Boulevard Plantings Policy. c. Section 702.6 – Height of Building and Structures of Township of Langley Zoning Bylaw 1987 No. 2500 being varied to increase the maximum building height from 12.0 m (39.4 ft) to 13.7 m (44.9 ft) as indicated in Schedule “A”. d. All signage being in substantial compliance with Schedule “A” and the Township’s Sign Bylaw. e. All rooftop mechanical equipment to be screened from view. f. All refuse areas to be located in buildings and/or in enclosures and screened. Although not part of the development permit requirements, the applicant is advised that prior to issuance of a building permit, the following items will need to be finalized: a. Completion of an erosion and sediment control plan and provision of security in accordance with the Erosion and Sediment Control Bylaw. b. Completion of a site servicing and stormwater management plan in accordance with the Subdivision and Development Servicing Bylaw. c. On-site landscaping to be secured by letter of credit at building permit stage. April 27, 2026 Regular Council Meeting Agenda - 6 - G. BYLAWS FOR FIRST, SECOND AND THIRD READING d. Written confirmation from the owner and landscape architect or arborist that tree protection fencing identified in the tree management plan is in place. e. Provision of an exterior lighting impact plan prepared by an electrical engineer in compliance with the provisions of the Township’s Exterior Lighting Impact Policy. f. Payment of supplemental development permit application fees, Development Cost Charges and building permit administration fees. Explanation – Bylaw No. 6174 Bylaw No. 6174 rezones land located at 26090 – 30A Avenue to General Industrial Zone M-2 to facilitate development of an industrial warehouse building. 2. Tenant Protection Bylaw Bylaw No. 6214 Bylaw No. 6215 Bylaw No. 6216 Report 26-46 File CPP LSP00014 That Council give first, second and third reading to Tenant Protection Bylaw No. 6214. That Council give first, second and third reading to Bylaw Notice Enforcement Bylaw 2008 No. 4703 Amendment Bylaw No. 6215. That Council give first and second reading to Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Tenant Protection Development Permit Area) Bylaw No. 6216. That Council authorize staff to schedule the required Public Hearing for Bylaw No. 6216. Explanation – Bylaw No. 6214 Bylaw No. 6214 requires tenant protection during residential rental redevelopment of purpose-built rental buildings. Explanation – Bylaw No. 6215 Bylaw No. 6215 amends the Bylaw Notice Enforcement Bylaw 2008 No. 4703 by providing fine amounts and offences relating to Tenant Protection Bylaw No. 6214. April 27, 2026 Regular Council Meeting Agenda - 7 - G. BYLAWS FOR FIRST, SECOND AND THIRD READING Explanation – Bylaw No. 6216 Bylaw No. 6216 amends the Official Community Plan by adding a Tenant Protection Development Permit Area relating to Tenant Protection Bylaw No. 6214. 3. 2026 Langley Annual Rates and Tax Collection Bylaw for Universal Services Bylaw No. 6213 Report 26-41 File FIN 1700-80 That Council give first, second and third reading to the Langley Annual Rates and Tax Collection Bylaw No. 6213. Explanation – Bylaw No. 6213 Bylaw No. 6213 provides for the 2026 levying of rates for General Municipal, Fire, Police, Parks, Transportation, Regional Library and Greater Vancouver Regional District purposes. The bylaw is a requirement of Section 197 of the Community Charter. The Community Charter states that this bylaw must be adopted after adoption of the Five-Year Financial Plan and must be adopted by May 15th of each year. Sections 233 to 236 of the Community Charter outline the process for establishing an Alternative Municipal Tax Collection Scheme, including penalties to be applied in relation to payments made after specified tax due dates established by such bylaw. H. BYLAWS FOR THIRD READING I. BYLAWS FOR FINAL ADOPTION 1. Official Community Plan Amendment and Rezoning Application No. 100086 (662834 BC Ltd / Township of Langley / 5028 - 224 Street) Bylaw No. 5409 Bylaw No. 5410 Report 18-118 File CD 11-05-0014 That Council give final reading to “Township of Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Rural Plan) Bylaw 1993 No. 3250 Amendment (Murrayville Community Plan) Bylaw 1988 No. 2661 Amendment (662834 BC Ltd.) Bylaw 2018 No. 5409”; and April 27, 2026 Regular Council Meeting Agenda - 8 - I. BYLAWS FOR FINAL ADOPTION “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (662834 BC Ltd.) Bylaw 2018 No. 5410”. Explanation – Bylaw No. 5409 Bylaw 2018 No. 5409 amends the Rural Plan by deleting the subject site (located at 5028 - 224 Street and the unconstructed road allowance immediately south) from the Rural Plan area, and amends the Murrayville Community Plan by extending the Plan Boundary to include the subject site, designating the site “Commercial” and including the site in Development Permit Area “B”. Explanation – Bylaw No. 5410 Bylaw 2018 No. 5410 rezones 0.45 ha (1.1 ac) of land located at 5028 - 224 Street to Service Commercial Zone C-3 to complete the 48 Avenue realignment project and permit future development of the subject lands. Clerk’s Note: Please note that all development prerequisites listed in the Community Development Division report to Council of July 23, 2018 attached to the Bylaw have been satisfactorily addressed. The Public Hearing for the Bylaws was held on September 17, 2018 with third reading given on October 1, 2018. In accordance with Council policy, staff advise that the public hearing for the Bylaws was held more than a year prior to the proposed final reading date although resolution of the development prerequisite items was on-going. 2. 2026 Fees and Charges Amendment Bylaw Bylaw No. 6205 Report 26-29 File FIN 1810-20 That Council give final reading to the Langley Fees and Charges Bylaw 2007 No. 4616 Amendment Bylaw No. 6205. Explanation – Bylaw No. 6205 Bylaw No. 6205 amends the Fees and Charges Bylaw 2007 No. 4616 as amended, to add new fees or other adjustments to the following Schedules to address new or enhanced municipal services and consolidation of the Township of Langley Fees and Charges Bylaw: • Schedule 1: PARKS • Schedule 2: CEMETERIES • Schedule 4: FINANCE • Schedule 6: POLICE • Schedule 7: FIRE • Schedule 8: TRANSPORTATION • Schedule 9: SOLID WASTE April 27, 2026 Regular Council Meeting Agenda - 9 - I. BYLAWS FOR FINAL ADOPTION • Schedule 10: FILMING • Schedule 11: WATERWORKS • Schedule 12: SEWER • Schedule 13: STORMWATER • Schedule 17: RECREATION, ARTS AND CULTURE 3. Small-Scale Multi-Unit Housing (SSMUH) Development Permit Area Bylaw No. 6116 Bylaw No. 6117 Report 26-26 File CPP LRP00026 That Council grant final reading of Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Small-Scale Multi-Unit Housing (SSMUH) Development Permit Area Designation) Bylaw No. 6116; and Development Permit Delegation Bylaw 2016 No. 5246 Amendment (Small-Scale Multi-Unit Housing (SSMUH) Development Permit Delegation) Bylaw No. 6117. Explanation – Bylaw No. 6116 Bylaw No. 6116 amends: (1) Langley Official Community Plan Bylaw 1979 No. 1842 by adding Schedule 4 - Development Permit Area: Form and Character Guidelines for Small-Scale Multi-Unit Housing (SSMUH) as Schedule 4 of Schedule A; (2) Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Brookswood-Fernridge Community Plan) Bylaw 2017 No. 5300 by distinguishing which forms of development are subject to the Form and Character Guidelines for Small-Scale Multi-Unit Housing (SSMUH); and (3) Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Murrayville Community Plan) Bylaw 1988 No. 2661 and (4) Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Fort Langley Community Plan) Bylaw 1987 No. 2527 by referencing the Form and Character Guidelines for Small-Scale Multi-Unit Housing. Explanation – Bylaw No. 6117 Bylaw No. 6117 amends Development Permit Delegation Bylaw 2016 No. 5246 to delegate Council powers to Township officers and employees to issue development permits for development subject to the Form and Character Guidelines for small-scale multi-unit housing (SSMUH). J. MAYOR AND COUNCIL REPORT K. METRO VANCOUVER AND OTHER REGIONAL COMMITTEE REPRESENTATIVES REPORT April 27, 2026 Regular Council Meeting Agenda - 10 - L. ITEMS BROUGHT FORWARD FOR PUBLIC INFORMATION FROM CLOSED MEETINGS M. FOR INFORMATION 1. Milner Heights Resident Permit Parking Memorandum – Engineering Division File 5480-01 2. Tree Removal Request – 20355 - 36B Avenue Memorandum – Permits, Licenses & Inspections Division File 6300-01 3. Water Restrictions in Effect May 1 to October 15, 2026 Memorandum – Public Works Division File 5600-10 4. Fort Langley Cenotaph Rehabilitation Update Memorandum – Public Works Division File 4100-01 5. On-Street Parking on 27A Avenue Memorandum – Engineering Division File 5480-01 6. Heritage Advisory Committee Minutes – April 1, 2026 File 0540-20 7. Recreation, Culture, and Parks Committee Minutes – April 8, 2026 File 0540-20 N. MOTIONS ARISING FROM INFORMATION O. OTHER BUSINESS P. MOTION TO RESOLVE INTO CLOSED MEETING That Council now resolve into a Closed Meeting for discussion of the following items, in accordance with and as identified under Section 90 of the Community Charter: April 27, 2026 Regular Council Meeting Agenda - 11 - Item A.1 - Section 90(1) (n) Consideration Item C.1 - Section 90(2) (b) Intergovernmental Item D.1 - Section 90(1) (g) Legal Item G.1 - Section 90(1) (g) Legal Item H.1 - Section 90(1) (e) Property Item H.2 - Section 90(1) (e) Property Q. TERMINATE