REGULAR MEETING OF TOWNSHIP COUNCIL AGENDA Monday, June 29, 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 – June 29, 2026 That Council adopt the agenda and receive all agenda items of the Regular Council meeting held June 29, 2026. B. ADOPTION OF MINUTES 1. Regular Council Meeting – June 15, 2026 That Council adopt the minutes of the Regular Council meeting held June 15, 2026. 2. Public Hearing Meeting – June 15, 2026 That Council adopt the minutes of the Public Hearing meeting held June 15, 2026. C. DELEGATIONS 1. Daniel Collins and Stephen Potyondi Inclusive Housing Coalition File 0550-07 Request by Daniel Collins and Stephen Potyondi to appear before Council to discuss an Inclusive Housing Strategy. June 29, 2026 Regular Council Meeting Agenda - 2 - C. DELEGATIONS 2. Kulvinder Bains File 0550-07 Request by Kulvinder Bains to appear before Council to discuss removing or altering the wording of a no build covenant on PID 030-280-926. D. PRESENTATIONS E. REPORTS TO COUNCIL 1. 2025 Annual Report and 2025 Statement of Financial Information Report 26-77 File FIN 1835-01 That Council approve the 2025 Annual Report including the 2025 Audited Financial Statements upon receiving and considering submissions and questions from the public. That Council approve the 2025 Statement of Financial Information (SOFI). 2. Accessibility Plan Report 26-79 File CPP LSP00018 That Council endorse the Accessibility Plan provided as Attachment A to this report. That Council authorize any unused 2026 budget for the Social Sustainability Strategy (Work Breakdown: LRPSP-05) be carried forward to 2027 to assist with implementation of the Accessibility Plan. 3. On-Street Truck Parking Pilot Program Update Report 26-81 File ENG 5480-01 That Council endorse continuing Phase 1 of the on-street truck parking pilot program in Gloucester Industrial Estates, and direct staff to include $6,000 for installation of waste receptacles and $20,400 for ongoing operational costs for disposal and cleaning for Phase 1 in the 2027 - 2031 Financial Plan for Council’s consideration. That Council endorse deferring Phase 2 of the on-street truck parking pilot program in Gloucester Industrial Estates until such a time as the parking utilization of Phase 1 has increased substantially. June 29, 2026 Regular Council Meeting Agenda - 3 - E. REPORTS TO COUNCIL That Council endorse implementing Phase 3 of the on-street truck parking pilot program in Northwest Langley at an estimated initial cost of $26,000 and ongoing operational costs of $20,400 for disposal and cleaning, and direct staff to include costs in the 2027 – 2031 Financial Plan for Council consideration. 4. Highway 13 Potential Pedestrian Improvements Report 26-80 File ENG 5260-26-030 That Council direct staff to provide a copy of this report to the Ministry of Transportation and Transit for their consideration of the conceptual pedestrian improvement plan for Highway 13 in Aldergrove. That Council direct staff to include a funding request of $190,000 for the detailed design of pedestrian improvements along Highway 13 from 28 Avenue to the 3200 block in the 2027 – 2031 Financial Plan for the consideration of Council. 5. Development Permit Application No. 101497 (Randhawa / 27251 – 30 Avenue) Report 26-76 File CD 13-20-0160 That Council authorize issuance of Development Permit No. 101497 to Sohail and Zeshan Randhawa for property located at 27251 – 30 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. Section 111.5 – Age-Friendly Amenity Area of the Township of Langley Zoning Bylaw 1987 No. 2500 being varied to decrease the required minimum contiguous size of each age-friendly amenity area from 70 m 2 (753.4 ft2) to 30.3 m2 (326.1 ft2) as indicated in Schedule “A”. e. Rooftop mechanical equipment to be located so that it is not visible or alternatively screened from view by compatible architectural treatments. f. All refuse areas to be located within buildings and/or in enclosures and screened. June 29, 2026 Regular Council Meeting Agenda - 4 - F. BYLAWS FOR FIRST AND SECOND READING 1. Official Community Plan Amendment and Rezoning Application No. 100301 and Development Permit No. 101462 (HBG Projects (Blanco) Ltd. / 7290 and 7320 – 208 Street) Bylaw No. 6191 Bylaw No. 6192 Report 26-83 File CD 08-24-0097 That Council give first and second reading to Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Willoughby Community Plan) Bylaw No. 1998 No. 3800 Amendment (Smith Neighbourhood Plan) Bylaw No. 5973 Amendment (HBG Projects (Blanco) Ltd.) Bylaw No. 6191 and Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (HBG Projects (Blanco) Ltd.) Bylaw No. 6192 rezoning 1.42 ha (3.50 ac) of land located at 7290 and 7320 – 208 Street to Comprehensive Development Zone CD-217 and CD-218 subject to the following development prerequisites being satisfied to the acceptance of the Township prior to final reading: 1. Completion of a Development Works Agreement (if required) securing off-site servicing (as required by the Smith Neighbourhood Plan). 2. A Servicing Agreement being entered into with the Township to secure required road and utility upgrades and extensions in E. REPORTS TO COUNCIL 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. 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. b. Registration of a restrictive covenant requiring Unit 3 to be provided as adaptable housing. c. Completion of an erosion and sediment control plan and provision of security in accordance with the Erosion and Sediment Control Bylaw. d. Completion of an on-site servicing and stormwater management plan in accordance with the Subdivision and Development Servicing Bylaw. e. On-site landscaping to be secured by letter of credit at building permit stage. f. Payment of Development Cost Charges, supplemental development permit application fees and building permit administration fees. June 29, 2026 Regular Council Meeting Agenda - 5 - F. BYLAWS FOR FIRST AND SECOND READING accordance with the Township’s Subdivision and Development Servicing Bylaw. 3. Provision of road dedications, widenings and necessary traffic improvements (including any necessary statutory right-of-ways) including 208 and 208A Street and 73A Avenue in accordance with the Township’s Master Transportation Plan, Subdivision and Development Servicing Bylaw and the Smith Neighbourhood Plan. 4. Submission of an erosion and sediment control plan in accordance with the Erosion and Sediment Control Bylaw. 5. Compliance with Age-Friendly Amenity Area requirements. 6. 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). 7. Registration of restrictive covenants acceptable to the Township: a. prohibiting parking on internal strata townhouse roadways (other than clearly identified parking spaces) b. identifying a minimum of 5% of townhouse units and 10% of apartment units in accordance with the Schedule 2 – Adaptable Housing Requirements of the Township’s Official Community Plan. c. identifying the location of 243 m 2 (2,622 ft2) ground floor commercial (daycare) use in accordance with the Smith Neighbourhood Plan. 8. Dedication and construction of a 4.5 m wide street greenway on the east side of 208 Street to the acceptance of the Township, including final acceptance of the greenway landscape design plans, sidewalk/trail alignment, signage, landscape details and security. 9. Compliance with Langley Airport Zoning Regulations. 10. Finalization of landscape plans. 11. Compliance with the Willoughby Greenway Amenity Policy and 5% Neighbourhood Park Land Acquisition Policy. 12. As per the applicant’s proposal in support of the proposed Neighbourhood Plan amendment and rezoning application, provision of $3,731,832 as a voluntary amenity contribution. 13. Compliance with Official Community Plan policy 3.1.9 (Family-Friendly Units) if applicable. 14. Payment of applicable Neighbourhood Planning Administration fees, supplemental Rezoning fees, Development Engineering and Green Infrastructure Services administration fees, Development Works Agreement (DWA) and Latecomer charges. That Council consider that Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Willoughby Community Plan) Bylaw No. 1998 No. 3800 Amendment (Smith Neighourhood Plan) Bylaw No. 5973 Amendment (HBG Projects (Blanco) Ltd.) Bylaw No. 6191 is consistent with the Township’s Five Year Financial Plan as updated annually and with Metro Vancouver’s Integrated Liquid Waste Resource Management Plan and June 29, 2026 Regular Council Meeting Agenda - 6 - F. BYLAWS FOR FIRST AND SECOND READING Integrated Solid Waste Resource Management Plan, Housing Needs Report, and with the consultation requirement of Official Community Plan Consultation Policy (07-160). That Council at time of final reading of Rezoning Bylaw No. 6192 authorize issuance of Development Permit No. 101462 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 in compliance with the Subdivision and Development Servicing Bylaw (Schedule I - Tree Protection), the Township’s Street Trees and Boulevard Plantings Policy and Age-Friendly Amenity Area requirements. c. All signage being in compliance with Schedule “A” and the Township’s Sign Bylaw. d. All rooftop mechanical equipment to be screened from view. 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. 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. 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. Payment of supplemental development permit application fees, Development Cost Charges and building permit administration fees. That Council authorize staff to schedule the required Public Hearing for Bylaws No. 6191 and 6192 in conjunction with the hearing for the proposed Development Permit No. 101462. Explanation – Bylaw No. 6191 Bylaw No. 6191 amends the Smith Neighbourhood Plan to increase the allowable density of the Low Density Apartment designation on a site-specific basis up to 2.76 FSR for a portion of 7320 and 7290 – 208 Street. Consistent with Council’s March 23, 2026 amendment to Bylaw No. 6198 (directly north of the subject site, ToL Project No. 08-24-0098), Bylaw No. 6191 proposes a text amendment to the Smith NP for lands in 7A and 7B catchment areas, south of 76 Avenue and east of 208 Street to waive Section 11.2.1 (securing a joint elementary school and neighborhood park site). June 29, 2026 Regular Council Meeting Agenda - 7 - F. BYLAWS FOR FIRST AND SECOND READING Explanation – Bylaw No. 6192 Bylaw No. 6192 rezones land located in the 7290 and 7320 – 208 Street from Suburban Residential Zone SR-2 to Comprehensive Development Zones CD-217 and CD-218 to permit development consisting of a mixed use development. G. BYLAWS FOR FIRST, SECOND AND THIRD READING 1. Highway Closure and Dedication Removal (Township of Langley) Report C26-13 Bylaw No. 6132 Bylaw No. 6133 File CA PM003304 That Council give first, second and third reading to “Highway Closing and Dedication Removal (Township of Langley – 209A St.) Bylaw No. 6132”; and “Highway Closing and Dedication Removal (Township of Langley – Lot 32) Bylaw No. 6133”. Explanation – Bylaw No. 6132 Bylaw No. 6132 authorizes the closure and highway dedication removal from the north portion of 209A Street in the 7400 Block. Explanation – Bylaw No. 6133 Bylaw No. 6133 authorizes the closure and highway dedication removal from a portion of 7475 – 209A Street (Lot 32). Clerk’s Note: No report is included with the Regular agenda package as this was dealt with as a property matter on June 15, 2026. 2. Highway Closure and Dedication Removal (Township of Langley) Report C26-15 Bylaw No. 6220 File CA PM002131 That Council give first, second and third reading to “Highway Closing and Dedication Removal (Township of Langley – Horne Pit) Bylaw No. 6220”. June 29, 2026 Regular Council Meeting Agenda - 8 - G. BYLAWS FOR FIRST, SECOND AND THIRD READING Explanation – Bylaw No. 6220 Bylaw No. 6220 authorizes the closure and highway dedication removal from a 1.58 hectare portion of 26 Avenue between 196 Street and 200 Street. Clerk’s Note: No report is included with the Regular agenda package as this was dealt with as a property matter on June 15, 2026. 3. Small-Scale Multi-Unit Housing (SSMUH) in Residential Compact Lot Zone R-CL(SD) Bylaw No. 6233 Report 26-75 File CPP LRP00026 That Council give first, second, and third reading to “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (SSMUH in R-CL(SD) Zone) Bylaw No. 6233”. Explanation – Bylaw No. 6233 Bylaw No. 6233 amends the Township of Langley Zoning Bylaw 1987 No. 2500 to allow three or four units on lots zoned R-CL(SD) in response to changes to the Local Government Act that expand the definition of Restricted Zones per Bill 25. Clerk’s Note: Final reading to be considered under the “Bylaws for Final Reading” section of the agenda. 4. Metro West Inter-Municipal Business Licence Bylaw and Metro West Inter-Municipal Business Licence Agreement Bylaw Bylaw No. 6236 Bylaw No. 6237 Report 26-82 File PLI 3900-25 That Council give first, second and third reading to the “Inter-Municipal Business Licence (Metro West) Bylaw No. 6236” and authorize staff to schedule the required public input opportunity, pursuant to applicable regulations”. That Council give first, second and third reading to “Inter-Municipal Business Licence Agreement Bylaw No. 6237”. Explanation – Bylaw No. 6236 Bylaw No. 6236 is a bylaw enabling the Township of Langley to participate in an Inter-Municipal Business Licence scheme pursuant to Section 14 of the Community Charter. June 29, 2026 Regular Council Meeting Agenda - 9 - G. BYLAWS FOR FIRST, SECOND AND THIRD READING Explanation – Bylaw No. 6237 Bylaw No. 6237 is a bylaw to enter into an agreement among the City of Burnaby, the City of Delta, the City of New Westminster, the City of Richmond, the City of Surrey, the City of Vancouver, and the Township of Langley (the "Participating Municipalities") regarding an Inter-municipal Business Licence Scheme. 5. 2027 Permissive Tax Exemptions Bylaw No. 6245 Report 26-78 File FIN 1970-04 That Council give first, second and third reading to “Permissive Tax Exemption Bylaw No. 6058 Amendment Bylaw No 6245”. Explanation – Bylaw No. 6245 Bylaw No. 6245 provides for permissive tax exemptions that the Council of the Township of Langley deem desirable to exempt under the Community Charter. H. BYLAWS FOR THIRD READING Item H.1 was deferred at the April 13, 2026 Regular Council Meeting. 1. Rezoning Application No. 100733 (West Creek Farms Ltd. / 25044 – 88 Avenue) Bylaw No. 5899 Report 24-116 File CD 11-26-0022 That Council give third reading to “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (West Creek Farms Ltd.) Bylaw No. 5899”. Explanation – Bylaw No. 5899 Bylaw No. 5899 amends Rural Floodplain Zone RU-5 to allow a growing media processing and distribution facility as a permitted use on a site-specific basis on a 4.0 ha (9.8 ac) portion of an 8.3 ha (20.7 ac) property located at 25044 – 88 Avenue. June 29, 2026 Regular Council Meeting Agenda - 10 - I. BYLAWS FOR FINAL ADOPTION 1. Small-Scale Multi-Unit Housing (SSMUH) in Residential Compact Lot Zone R-CL(SD) Bylaw No. 6233 Report 26-75 File CPP LRP00026 That Council give final ready to “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (SSMUH in R-CL(SD) Zone) Bylaw No. 6233”. Explanation – Bylaw No. 6233 Bylaw No. 6233 amends the Township of Langley Zoning Bylaw 1987 No. 2500 to allow three or four units on lots zoned R-CL(SD) in response to changes to the Local Government Act that expand the definition of Restricted Zones per Bill 25. Clerk’s Note: First, second and third readings of the bylaw were given earlier in the meeting and as this bylaw must be passed by June 30, 2026 to comply with new provincial requirements, staff are requesting final reading be given in the same meeting. 2. Council Procedure Bylaw Housekeeping Amendments Bylaw No. 6234 Report 26-73 File LEG 3900-25 That Council give final reading to “Council Procedure Bylaw 2016 No. 5199 Amendment Bylaw No. 6234”. Explanation – Bylaw No. 6234 Bylaw No. 6234 is a housekeeping amendment bylaw to: 1) Revise Section 4.02 to provide greater flexibility for Acting Mayor scheduling; and 2) Delete Section 11.08 3. Willoughby Community and Neighbourhood Plan Updates Fees and Charges Amendment Bylaw Bylaw No. 6226 Report 26-55 File CPP LRP00027 That Council give final reading to “Fees and Charges Bylaw 2007 No. 4616 Amendment Bylaw No. 6226”. June 29, 2026 Regular Council Meeting Agenda - 11 - I. BYLAWS FOR FINAL ADOPTION Explanation – Bylaw No. 6226 Bylaw No. 6226 amends Fees and Charges Bylaw 2007 No. 4616, as amended, to replace “Schedule 14: Development Services” with a new “Schedule 14: Development Services”. J. MAYOR AND COUNCIL REPORT K. METRO VANCOUVER AND OTHER REGIONAL COMMITTEE REPRESENTATIVES REPORT L. ITEMS BROUGHT FORWARD FOR PUBLIC INFORMATION FROM CLOSED MEETINGS M. FOR INFORMATION 1. Walnut Grove Dog Off-Leash Park Memorandum – Corporate Projects Division File 0810-30 2. Temporary Training Structure – Aldergrove Minor Baseball Memorandum – Public Works Division with Parks Operations Division File 0810-30 3. 2025 Water Quality Report Memorandum – Engineering Division File 5600-05 4. Neighbourhood Traffic Calming Policy Amendment Memorandum – Engineering Division File 5460-04 5. Murrayville Cemetery Cenotaph Memorandum – Public Works Division File 4100-01 6. Old Yale Dog Park Update – Small and Large Dog Areas Memorandum – Public Works Division File 6130-20 7. West Creek Farms Ltd. Memorandum – Community Development Division File 11-26-0022 June 29, 2026 Regular Council Meeting Agenda - 12 - M. FOR INFORMATION 8. Seniors Advisory Committee Minutes – May 20, 2026 File 0540-20 9. Heritage Advisory Committee Minutes – June 3, 2026 File 0540-20 10. Eligible School Sites File 0400-80 Letter from Brian Iseli, Secretary-Treasurer, SD #35, regarding eligible school sites in the Township of Langley. In an effort to make the community aware, the following proclamations have been requested: 11. Pregnancy and Infant Loss Awareness Day and Month File 0630-01 Email received from Kristin Pichoskie, Founder, Oak’s Tree of Love, requesting that October 15, 2026 be proclaimed as Pregnancy and Infant Loss Awareness Day and October 2026 as Pregnancy and Infant Loss Awareness Month. Clerk’s Note: Policy No. 01-021 approved by Council, September 18, 2000: No vote or action to be taken on proclamation requests. 12. Lion and Sun Flag of Iran Email received from Pejman Poshtareh requesting the Township of Langley display the Lion and Sun Flag of Iran in remembrance of those who lost their lives during the Dey (January) Month protests in Iran. N. MOTIONS ARISING FROM INFORMATION O. OTHER BUSINESS Councillor Kunst provided the following Notice of Motion within the deadlines according to Council’s Policy: 1. Equi Sport Program WHEREAS access to sports equipment and recreational opportunities is important to the health and well-being of Township of Langley residents of all ages; June 29, 2026 Regular Council Meeting Agenda - 13 - O. OTHER BUSINESS WHEREAS Equip Sport has deployed a network of app-based, self-serve sports equipment stations in several BC municipalities including Surrey, Coquitlam and Vancouver, at no direct cost to those municipalities through a sponsor-funded model; WHEREAS the Township of Langley has been approached by Equip Sport to explore the possibility of establishing a similar hub within the Township; WHEREAS it is prudent for Council to receive a fulsome staff report before considering any formal commitment or agreement; THEREFORE BE IT RESOLVED that staff be directed to explore the Equi Sport Program and report back to Council with an overview of the program model, potential station locations within the Township, funding and sponsorship considerations, a review of comparable municipal experiences, and any associated costs, risks, or policy implications for Council's consideration. Councillor Baillie provided the following Notice of Motion within the deadlines according to Council’s Policy: 2. Report on Balcony Fires Whereas fires on balconies are very dangerous in the aspect of quick spreading and lapping; and Whereas many of these fires are involving BBQs with grease being present in many of these situations that can result in the overpowering of sprinklers; and Whereas more and more people are storing materials on these balconies that can have the effect of being a heavier fire load that can quickly cause a fire to increase; and Whereas this can also apply to fire containers that are becoming more and more popular: Therefore be it resolved that Council request staff to report back to Council dealing with the many aspects and possible dangers of BBQs and fire containers on balconies and other similar building structures, with possible solutions and comparables, if applicable. Councillor Ferguson provided the following Notice of Motion within the deadlines according to Council’s Policy: 3. BMX Track Improvements in Brookswood WHEREAS the Township of Langley has an established working relationship with the Langley BMX Association; and June 29, 2026 Regular Council Meeting Agenda - 14 - O. OTHER BUSINESS WHEREAS the Langley BMX Association has collaborated with the Township of Langley in the planning and design of the Yorkson Pump Track; and WHEREAS the Langley BMX Association has identified potential improvements required at their existing track facility located in Brookswood; NOW THEREFORE BE IT RESOLVED that Council direct staff to: 1. Meet with representatives of the Langley BMX Association to review the current condition of the Brookswood track facility and assess any upgrades or improvements that may be required; 2. Identify and evaluate potential options for addressing the facility’s future needs; and 3. Report back to Council with a summary of findings, recommended options, and potential funding sources to support any identified improvements. 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: Item A.1 - Section 90(1) (n) Consideration Item D.1 - Section 90(2) (b) Intergovernmental Relations Item E.1 - Section 90(1) (k) Negotiations Item E.2 - Section 90(2) (b) Intergovernmental Relations Item E.3 - Section 90(1) (e) Properties Item G.1 - - Section 90(1) (f) Law Enforcement Section 90(1) (m) Another Enactment Item I.1 - Section 90(1) (e) Properties Item I.2 - Section 90(1) (e) Properties Q. TERMINATE