REGULAR MEETING OF TOWNSHIP COUNCIL AGENDA Monday, July 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 – July 27, 2026 That Council adopt the agenda and receive all agenda items of the Regular Council meeting held July 27, 2026. 2. Additional Delegation That Council approve the following additional Delegation Request: C.6 – Stephanie and Jamie Hackel B. ADOPTION OF MINUTES 1. Regular Council Meeting – July 13, 2026 That Council adopt the minutes of the Regular Council meeting held July 13, 2026. 2. Public Hearing Meeting – July 13, 2026 That Council adopt the minutes of the Public Hearing meeting held July 13, 2026. July 27, 2026 Regular Council Meeting Agenda - 2 - C. DELEGATIONS 1. Angel Elias Langley Division of Family Practice File 0550-07 Request by Angel Elias, Langley Division of Family Practice, to appear before Council to provide information on the number of physicians joining the community to practice family medicine, and the opportunities for the Township and the Division to work collaboratively in identifying emerging growth areas or development hubs. 2. Amanda Smith and John Caldarella Langley Farmers’ Institute File 0550-07 Request by Amanda Smith and John Caldarella, Langley Farmers’ Institute, to appear before Council to discuss the state of farming in the Township of Langley. 3. Janet Ingram-Johnson File 0550-07 Request by Janet Ingram-Johnson to appear before Council to discuss a safety upgrade at 256 Street and Fraser Highway. 4. Jamie-Lynn Dickson File 0550-07 Request by Jamie-Lynn Dickson to appear before Council to discuss making the intersection of 264 Street and Fraser Highway safer for pedestrians. 5. David Lapierre File 0550-07 Request by David Lapierre to appear before Council to discuss the removal of his exemption in 2027 for having a non-occupied secondary suite. 6. Stephanie and Jamie Hackel File 0550-07 Request by Stephanie and Jamie Hackel to appear before Council to discuss a secondary dwelling at 3295 - 232 Street. D. PRESENTATIONS July 27, 2026 Regular Council Meeting Agenda - 3 - E. REPORTS TO COUNCIL Item E.1 was deferred at the July 13, 2026 Regular Council Meeting: 1. 16 Avenue Corridor and Intersection Study Report 26-67 File ENG 5260-26 Moved by Mayor Woodward, Seconded by Councillor Pratt, That Council direct staff to include a capital request of $225,000 in the 2027 – 2031 Financial Plan for the detailed design of the short-term improvements on 16 Avenue, as outlined in this report for Council’s consideration. Item E.2 was referred at the July 13, 2026 Regular Council Meeting: 2. Transportation and Mobility Strategy Report 26-87 File ENG 8330-20 That Council endorse, in principle, the Transportation and Mobility Strategy presented as Attachment A, as the Township’s long-term guide for transportation planning and infrastructure priorities. That Council direct staff to bring forward separate reports, as appropriate, on the implementation of specific recommendations proposed in the Transportation and Mobility Strategy, including resources required for implementation. Clerk’s Note: As directed by Council, Attachment A has been revised to align Map 1 and Map 2 so that only stations identified in the public engagement process are shown. 3. Acceptable Use of AI Policy Report 26-101 File IT 0340-50 That Council approve the Acceptable Use of AI Policy, as presented in Attachment A. 4. Residential Interim On-Site Stormwater Detention Servicing Within a Portion of the Williams Neighbourhood Plan Report 26-102 File CD BA000054 That Council endorse the proposed limited pilot program and eligibility criteria for Residential Interim On-Site Stormwater Detention Servicing within a portion of the Williams Neighbourhood Plan. July 27, 2026 Regular Council Meeting Agenda - 4 - E. REPORTS TO COUNCIL 5. Water Local Area Service on 55A Avenue at the 24800 Block Report 26-97 File ENG 5330-20 That Council consider the request of property owners and authorize staff to prepare and distribute the official petition to the benefiting properties within the affected area, as shown in Attachment A, to determine the level of support needed to proceed with a Local Area Service initiative for the provision of municipal water service, in accordance with applicable regulations, policies, and procedures. That subject to confirmation of the sufficiency of the official petition, Council authorize staff to set the interest rate for the Local Area Service at 5.15%, being the Municipal Finance Authority of British Columbia’s 20-year capital financing rate plus 0.25%. That subject to confirmation of the sufficiency of the official petition, Council authorize funding for the Local Area Service to be included in the 2027 – 2031 Financial Plan, with financing to be obtained through 20-year debt issued through the Municipal Finance Authority. 6. Heritage Legacy Fund Grant Application Report 26-100 File ENG 1855-95 That Council authorize staff to submit an application to the Heritage Legacy Fund for up to $8,500 in funding toward the Interpretive Signage Program. 7. Build Communities Strong Fund – Local Impact Stream In British Columbia Grant Applications Report 26-103 File ENG 1855-35 That Council authorize an application to the Build Communities Strong Fund – Local Impact Stream in British Columbia for $250,000 of funding toward the Langley Events Centre’s outdoor park activity area Sportsbox project. That Council authorize an application to the Build Communities Strong Fund – Local Impact Stream in British Columbia for $1,000,000 of funding toward the 212 Street Connector from 208 Street to 77A Avenue project. July 27, 2026 Regular Council Meeting Agenda - 5 - E. REPORTS TO COUNCIL 8. Potential 272 Street Active Transportation Improvements Report 26-98 File ENG 5620-26-029 That Council direct staff to include the detailed design of active transportation improvements along 272 Street in the 2027 – 2031 Financial Plan for Council consideration. 9. Closing Gaps in Willoughby’s Multi-Use Path Network Report 26-99 File ENG 8330-20-002 That Council direct staff to include a funding request of $120,000 in the 2027 – 2031 Financial Plan for Council’s consideration to complete the detailed design for closing eight Multi-Use Path gaps in Willoughby in the next one to three years. 10. Temporary Use Permit Application No. 000021 (Bakerview Memorial Cemetery Ltd. / 920 – 272 Street) Report 26-95 File CD 13-08-0011 That Council consider Temporary Use Permit No. 000021 for an approximate 4.86 ac (1.97 ha) portion of property at 920 – 272 Street to facilitate parking and storage of commercial vehicles, and industrial and commercial outdoor storage including construction / contractor materials and equipment; landscape / hardscape materials including bulk materials; and material and equipment for cemetery operations and future phases of the cemetery development such as lawn crypts for a three (3) year period and adopt one of the following resolutions: That Council authorize issuance of Temporary Use Permit No. 000021 for the property located at 920 – 272 Street for the following uses: a. Parking and storage of commercial vehicles; b. Storage of construction and contractor materials and equipment excluding storage of dangerous goods; c. Storage of landscape / hardscape materials including bulk materials; and d. Storage of material and equipment for cemetery operations and future phases of the cemetery development such as lawn crypts as indicated in Schedule “A”. The temporary uses shall be carried out according to the following conditions to the acceptance of the Township of Langley’s Director of Community Development Division: a. No person may occupy or live in any commercial vehicles parked onsite. July 27, 2026 Regular Council Meeting Agenda - 6 - E. REPORTS TO COUNCIL b. Contaminated Sites Regulation Schedule 2 activities are prohibited including but not limited to vehicle washing, equipment and engine repair, motor vehicle repair and petroleum or natural gas storage and/or dispensing. c. No storage of materials, equipment or vehicles exceeding a height of 5.0 m. d. Provision of the ALR buffer, landscape area and screening in substantial compliance with Schedule “B” and consistent with and in addition to the Accepted Tree Management Plans for Bakerview Memorial Cemetery secured at time of rezoning and the Master Plan dated January 4, 2021 prepared by Pacific Land Group. e. Completion of the detention pond in substantial compliance with the approved Rezoning Servicing Agreement. f. Compliance with Subdivision and Development Servicing Bylaw 2019 No. 5382, as amended or replaced, with respect to driveway access and stormwater management requirements including drainage and grading. g. Access shall be limited to right-in / right-out from 272 Street only (access design subject to further technical review / finalization prior to issuance of the building permit) with TUP vehicle access to the temporary use area via the north driveway only as indicated in Schedule “A”. h. Finalization of TUP landscape plan and on-site landscaping being secured by a letter of credit prior to building permit. i. Issuance of required Building Permits for the storage area. j. All outdoor storage areas being covered by a dust free surface. k. The parking area and drive aisles shall be designed to support anticipated vehicle load in order to prevent dirt or other debris onto a highway. l. Submission of an exterior lighting plan prepared by an electrical engineer in compliance with the provisions of the Township’s Exterior Lighting Impact Policy. m. Provision of security to ensure that the temporary use is carried out in accordance with the terms and conditions of the Temporary Use Permit and that the temporary use is eliminated upon expiry of the permit and the use and occupancy of the Land is brought into compliance with Township of Langley Zoning Bylaw 1987 No. 2500, as amended. or That Council not authorize issuance of Temporary Use Permit No. 000021 for the property located at 920 – 272 Street. July 27, 2026 Regular Council Meeting Agenda - 7 - F. BYLAWS FOR FIRST AND SECOND READING 1. Official Community Plan Amendment and Rezoning Application No. 100312 (1483115 BC Ltd. / 27099 – 8 Avenue) Bylaw No. 6227 Bylaw No. 6228 Report 26-105 File CD 13-07-0031 That Council give first and second reading to Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Rural Plan) Bylaw 1993 No. 3250 Amendment (1483115 BC Ltd.) Bylaw No. 6227 and Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (1483115 BC Ltd.) Bylaw No. 6228 to amend the Agricultural / Countryside designation in the Rural Plan to permit parking of commercial vehicles and accessory office on a site-specific basis, add the subject site into Development Permit Area ‘B’ – Rural Commercial / Industrial, and rezone 1.92 ha (4.74 ac) of land located at 27099 – 8 Avenue to Limited Industrial Commercial Vehicle Parking Zone M-15, 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 associated with 8 Avenue transportation related items in accordance with the Township’s Subdivision and Development Servicing Bylaw. 2. Provision of necessary traffic improvements for 8 Avenue (including driveway widening and/or left-turn lane) in accordance with the Township’s Master Transportation Plan and the Subdivision and Development Servicing Bylaw. 3. Submission of an erosion and sediment control plan in accordance with the Erosion and Sediment Control Bylaw. 4. Provision of landscape plan and security for ALR landscape buffer along the south property line. 5. Provision of a final tree management plan incorporating tree retention, replacement, protection details and security (including funds required under Schedule I, Section 5.1) in compliance with the Subdivision and Development Servicing Bylaw (Schedule I – Tree Protection). 6. Registration of a single site covenant and access easement. 7. Registration of a restrictive covenant acceptable to the Township: a. prohibiting truck fueling, fuel storage and storage of dangerous goods b. prohibiting occupancy of living in any commercial vehicles parked onsite c. prohibiting any contaminated Sites Regulation Schedule 2 activities including but not limited to vehicle washing, equipment and engine repair, motor vehicle repair and petroleum or natural gas storage and/or dispensing d. securing protection and long-term maintenance of the ALR landscape buffer along the southern portion of the site e. restricting the use until a Development Permit is issued for the site. July 27, 2026 Regular Council Meeting Agenda - 8 - F. BYLAWS FOR FIRST AND SECOND READING 8. As per the applicant’s proposal and consistent with Interim Policy Regarding Community Amenity Contributions (Policy No. 07-170), in support of the proposed plan amendment and rezoning application, provision of $142,200 as a voluntary amenity contribution. 9. Payment of applicable 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 No. 1842 Amendment (Rural Plan) Bylaw 1993 No. 3250 Amendment (1483115 BC Ltd.) Bylaw No. 6227 and Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (1483115 BC Ltd.) Bylaw No. 6228 are consistent with the Township’s Five Year Financial Plan as updated annually and with Metro Vancouver’s Integrated Liquid Waste Resource Management Plan and Integrated Solid Waste Resource Management Plan, Housing Needs Report and with the consultation requirement of Official Community Plan Consultation Policy (07-160). That Council authorize staff to schedule the required Public Hearing for Bylaws No. 6227 and 6228. Explanation – Bylaw No. 6227 Bylaw No. 6227 amends the Rural Plan by permitting Parking of Commercial Vehicles on land located at 27099 – 8 Avenue. Bylaw No. 6227 also incorporates the land into Development Permit Area ‘B’ Rural Commercial / Industrial. Explanation – Bylaw No. 6228 Bylaw No. 6228 rezones the lands located at 27099 – 8 Avenue from Rural Zone RU-2 to Limited Industrial Commercial Vehicle Parking Zone M-15 to accommodate a commercial vehicle parking facility. 2. Official Community Plan Amendment and Rezoning Application No. 100311 (1495446 BC Ltd. / 27043 – 8 Avenue) Bylaw No. 6229 Bylaw No. 6230 Report 26-104 File CD 13-07-0032 That Council give first and second reading to Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Rural Plan) Bylaw 1993 No. 3250 Amendment (1495446 BC Ltd.) Bylaw No. 6229 and Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (1495446 BC Ltd.) Bylaw No. 6230 to amend the Agricultural / Countryside designation in the Rural Plan to permit parking of commercial vehicles and accessory office on a site-specific basis, add the subject site into Development Permit Area ‘B’ – Rural Commercial / Industrial and rezone 1.92 ha (4.74 ac) of land located at 27043 – 8 Avenue to July 27, 2026 Regular Council Meeting Agenda - 9 - F. BYLAWS FOR FIRST AND SECOND READING a Limited Industrial Commercial Vehicle Parking Zone M-15, 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 associated with 8 Avenue transportation related items in accordance with the Township’s Subdivision and Development Servicing Bylaw. 2. Provision of necessary traffic improvements for 8 Avenue (including driveway widening and/or left-turn lane) in accordance with the Township’s Master Transportation Plan and the Subdivision and Development Servicing Bylaw. 3. Submission of an erosion and sediment control plan in accordance with the Erosion and Sediment Control Bylaw. 4. Provision of landscape plan and security for ALR landscape buffer along the south property line. 5. Provision of a final tree management plan incorporating tree retention, replacement, protection details and security (including funds required under Schedule I, Section 5.1) in compliance with the Subdivision and Development Servicing Bylaw (Schedule I – Tree Protection). 6. Registration of a single site covenant and access easement. 7. Registration of a restrictive covenant acceptable to the Township: a. prohibiting truck fueling, fuel storage and storage of dangerous goods b. prohibiting occupancy of living in any commercial vehicles parked onsite c. prohibiting any contaminated Sites Regulation Schedule 2 activities including but not limited to vehicle washing, equipment and engine repair, motor vehicle repair and petroleum or natural gas storage and/or dispensing d. securing protection and long-term maintenance of the ALR landscape buffer along the southern portion of the site e. restricting the use until a Development Permit is issued for the site. 8. As per the applicant’s proposal and consistent with Interim Policy Regarding Community Amenity Contributions (Policy No. 07-170), in support of the proposed plan amendment and rezoning application, provision of $142,200 as a voluntary amenity contribution. 9. Payment of applicable 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 No. 1842 Amendment (Rural Plan) Bylaw 1993 No. 3250 Amendment (1495446 BC Ltd.) Bylaw No. 6229 and Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (1495446 BC Ltd.) Bylaw No. 6230 are consistent with the Township’s Five Year Financial Plan as updated annually and with Metro Vancouver’s Integrated Liquid Waste Resource Management Plan and Integrated Solid Waste Resource Management Plan, Housing Needs Report and with the consultation requirement of Official Community Plan Consultation Policy (07-160). July 27, 2026 Regular Council Meeting Agenda - 10 - F. BYLAWS FOR FIRST AND SECOND READING That Council authorize staff to schedule the required Public Hearing for Bylaws No. 6229 and 6230. Explanation – Bylaw No. 6229 Bylaw No. 6229 amends the Rural Plan by permitting Parking of Commercial Vehicles on land located at 27043 – 8 Avenue. Bylaw No. 6229 also incorporates the land into Development Permit Area ‘B’ Rural Commercial / Industrial. Explanation – Bylaw No. 6230 Bylaw No. 6230 rezones the lands located at 27043 – 8 Avenue from Rural Zone RU-2 to Limited Industrial Commercial Vehicle Parking Zone M-15 to accommodate a commercial vehicle parking facility. G. BYLAWS FOR FIRST, SECOND AND THIRD READING 1. Rezoning Application No. 100781, Development Permit Application No. 101500 and Development Variance Permit Application No. 100186 (Bains/Purewal / 5115 - 214 Street) Bylaw No. 6251 Report 26-94 File CD 08-01-0111 That Council give first, second and third reading to Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Bains/Purewal) Bylaw No. 6251 rezoning approximately 0.42 ha (1.0 ac) of land located at 5115 - 214 Street to Suburban Residential Zone SR-3 to facilitate subdivision to create two residential lots, 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. 2. Provision of necessary improvements for 214 Street in accordance with the Township’s Master Transportation Plan, Subdivision and Development Servicing Bylaw and the Street Trees and Boulevard Plantings Policy. 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). 5. Provision of a detailed landscape plan and security for Agricultural Land Reserve (ALR) landscape buffer and interim/ultimate trail along the west property line. July 27, 2026 Regular Council Meeting Agenda - 11 - G. BYLAWS FOR FIRST, SECOND AND THIRD READING 6. Final approval of the of the Streamside Protection and Enhancement Area report, including acceptance of the streamside enhancement plans, fencing, signage, security and monitoring. 7. Registration of restrictive covenants acceptable to the Township: a. securing protection of Streamside Protection and Enhancement Area b. securing protection and long-term maintenance of the ALR landscape buffer (combined with the Streamside Protection Area) along the western portion of the site c. notifying property owners of the proximity of the ALR and of the potential for sound, odour and airborne impact from natural farm activities d. restricting development until a Development Permit is issued for the site e. identifying the units (minimum 5% single family lots) required in accordance with the Schedule 2 – Adaptable Housing Requirements of the Township’s Official Community Plan. 8. As per the applicant’s proposal and consistent with Interim Policy Regarding Community Amenity Contributions (Policy No. 07-170), in support of the proposed rezoning application, provision of $39,142 as a voluntary amenity contribution. 9. Payment of supplemental Rezoning fees, Development Engineering and Green Infrastructure Services administration fees, Development Works Agreement (DWA) and Latecomer charges and compliance with the Township’s 5% Neighbourhood Park Land Acquisition Policy. That Council at the time of final reading of Bylaw No. 6251 authorize issuance of Development Variance Permit No. 100186 (frontage variance) as follows: a. Section 110.1 – Minimum Subdivision Requirements of Township of Langley Zoning Bylaw 1987 No. 2500 being varied to reduce the minimum lot frontage requirement for the Suburban Residential Zone SR-3 from 27.45 m (90.0 ft) to 25.9 m (85.0 ft) for the proposed lots as indicated in Schedule “A”. b. Registration of an exterior design control agreement informed by a Neighbourhood Character Study at the time of subdivision to the acceptance of the Township. That Council at time of final reading of Bylaw No. 6251 authorize issuance of Development Permit No. 101500 for property located at 5115 – 214 Street subject to the following: a. Township acceptance of a submission addressing information requirements outlined in Section 4.20 of Schedule 3 of Langley Official Community Plan Bylaw 1979 No. 1842. b. Registration of a restrictive covenant protecting the 20 m wide Streamside Protection and Enhancement Development Permit Areas (SPEA) shown on Schedule “A” to the acceptance of the Township. July 27, 2026 Regular Council Meeting Agenda - 12 - G. BYLAWS FOR FIRST, SECOND AND THIRD READING c. Security for and completion of streamside enhancement and restoration works, including fencing, as shown on Schedule “B” and as described in Watercourse Classifications prepared by Pieris Ecological Consulting April 16, 2026. d. Written designation of an Environmental Monitor for the project acknowledging the Environmental Monitor has the authority to stop any work(s) that, in the Environmental Monitor's opinion, have the potential to impact on SPEAs. e. Obtainment of relevant senior government environmental regulatory agency approvals and/or submission of notifications and provisions of copies of approval/submissions to the Township. f. Four year maintenance and monitoring program including replacement plantings as described in Watercourse Classifications prepared by Pieris Ecological Consulting April 16, 2026. g. Commencement of accepted streamside enhancement and restoration works within 30 days of SPEA disturbance. Explanation – Bylaw No. 6251 Bylaw No. 6251 rezones land located at 5115 – 214 Street to Suburban Residential Zone SR-3 to facilitate the development of two lots. 2. Rezoning Application No. 100751 and Development Variance Permit Application No. 100210 (1322922 BC Ltd. / Unibuild Construction Management / 19642 - 32 Avenue and 3170 - 196 Street) Bylaw No. 6221 Report 26-96 File CD 07-22-0030 That Council give first, second and third reading to Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (1322922 BC Ltd.) Bylaw No. 6221 rezoning 0.97 ha (2.4 ac) of land located at 19642 - 32 Avenue and 3170 - 196 Avenue to Residential Zone R-1B to facilitate a residential development consisting of 12 small-scale multi-unit housing lots, 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, greenway, utility upgrades and extensions, pedestrian connections and tie-ins extended to the nearest road intersection(s) or road improvement in accordance with the Township’s Subdivision and Development Servicing Bylaw, Brookswood-Fernridge Community Plan, Booth Neighborhood Plan and Brookswood-Fernridge Engineering Services Plan. 2. Provision of road dedications, widenings and necessary traffic improvements including dedications for 196 Street, 32 Avenue, 31B Avenue and modified road in accordance with the Township’s July 27, 2026 Regular Council Meeting Agenda - 13 - G. BYLAWS FOR FIRST, SECOND AND THIRD READING Master Transportation Plan, Subdivision and Development Servicing Bylaw and the Booth Neighbourhood Plan. 3. Consistent with the proposal, dedication and construction of a 4.5 m wide street greenway on the north side of 32 Avenue and 6.0 m wide neighbourhood edge greenway on east side of 196 Street, including final acceptance of the greenway landscape design plans, sidewalk/trail alignment, signage, landscape details and security. 4. Submission of an erosion and sediment control plan in accordance with the Erosion and Sediment Control Bylaw. 5. 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). 6. Registration of restrictive covenants acceptable to the Township: a. restricting development until Development Permit is issued for the site b. identifying the units (5% of single family) required in accordance with the Schedule 2 – Adaptable Housing Requirements of the Township’s Official Community Plan c. compliance with Map 3 – Habitable Basement Areas of the Booth Neighbourhood Plan. 7. Provision of hydrogeological information in compliance with Section 5.2(6) of the Booth Neighbourhood Plan. 8. Compliance with the requirements of the Brookswood-Fernridge Greenway Amenity Policy, Brookswood-Fernridge Arterial Road Completion Policy and the Township’s 5% Neighbourhood Park Land Acquisition Policy. 9. As per the applicant’s proposal and consistent with Interim Policy Regarding Community Amenity Contributions (Policy No. 07-170), in support of the proposed rezoning application, provision of $234,852 as a voluntary amenity contribution. 10. 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 at the time of final reading of Bylaw No. 6221 authorize issuance of Development Variance Permit No. 100210 (frontage variance) as follows: a. Section 110.1 – Minimum Subdivision Requirements of Township of Langley Zoning Bylaw 1987 No. 2500 being varied to reduce the minimum lot frontage requirement for the Residential Zone R-1B from 15.25 m (50.0 ft) to 14.6 m (48 ft) as indicated in Schedule “A”. July 27, 2026 Regular Council Meeting Agenda - 14 - G. BYLAWS FOR FIRST, SECOND AND THIRD READING Explanation – Bylaw No. 6221 Bylaw No. 6221 rezones land located at 19642 - 32 Avenue and 3170 - 196 Street to Residential Zone R-1B to facilitate a development consisting of 12 small-scale multi-unit housing (SSMUH) lots. H. BYLAWS FOR THIRD READING I. BYLAWS FOR FINAL ADOPTION 1. 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 final reading to “Inter-Municipal Business Licence (Metro West) Bylaw No. 6236”; and That Council give final 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. 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. 2. Proposed Green Building Permit Rebate Program Increases Bylaw No. 6238 Bylaw No. 6239 Report 26-92 File PLI 3800-01 That Council give final reading to “Fees and Charges Bylaw 2007 No. 4616 Amendment Bylaw No. 6238”. July 27, 2026 Regular Council Meeting Agenda - 15 - I. BYLAWS FOR FINAL ADOPTION That Council give final reading to “Langley Building Bylaw 2008 No. 4642 Amendment Bylaw No. 6239”. Explanation Bylaw No. 6238 Bylaw No. 6238 amends the Fees and Charges Bylaw 2007 No. 4616, as amended, to establish limitations and administrative requirements for the Green Building Permit Rebate Program. The amendments provide that issuance of rebates is at the sole discretion of the Township, subject to eligibility requirements and limitations, available funding, and that rebates will be administered on a first-come, first-served basis. The amendments also establish maximum rebates per builder or project, as well as maximum rebate amounts. Explanation Bylaw No. 6239 Bylaw No. 6239 amends the Langley Building Bylaw 2008 No. 4642 (Appendix A) to provide that eligibility for, and receipt of, a Green Building Permit Rebate is subject to the requirements, limitations, and availability of funding established in the Fees and Charges Bylaw. This amendment ensures consistency between the Building Bylaw and the Green Building Permit Rebate Program provisions contained in Schedule 18 of the Fees and Charges Bylaw. 3. 2026 Update to the Subdivision and Development Servicing Bylaw Bylaw No. 6211 Bylaw No. 6225 Report 26-91 File CD BA000053 That Council give final reading to “Subdivision and Development Servicing Bylaw No. 6211”; and That Council give final reading to “Fees and Charges Bylaw 2007 No. 4616 Amendment Bylaw No. 6225”; and That Council adopt revised Policy No. 05-116. Explanation Bylaw No. 6211 Bylaw No. 6211 repeals and replaces Subdivision and Development Servicing Bylaw 2019 No. 5382 and all amendments. Explanation Bylaw No. 6225 Bylaw No. 6225 amends the Fees and Charges Bylaw 2007 No. 4616 as amended, by amending Schedule 14 to add a re-inspection fee for Civil Works. July 27, 2026 Regular Council Meeting Agenda - 16 - I. BYLAWS FOR FINAL ADOPTION 4. Rezoning Application No. 100771 (Diack / 25027 – 52 Avenue) Bylaw No. 6144 Report 25-191 File CD 11-02-0071 That Council give final reading to “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Diack) Bylaw No. 6144”. Explanation - Bylaw No. 6144 Bylaw No. 6144 creates a Suburban Residential Zone SR-3B consistent with the Memorandum of Understanding between the Township and Metro Vancouver and rezones land at 25027 - 52 Avenue from Suburban Residential Zone SR-1 to Suburban Residential Zone SR-3B to facilitate a subdivision to create two lots. Clerk’s Note: Please note that all development prerequisites listed in the Community Development Division report to Council of December 1, 2025 attached to the Bylaw have been satisfactorily addressed. 5. Rezoning Application No. 100783 and Development Permit No. 101490 (Township of Langley / 19600 – 20000 Block of 24 to 27A Avenue (Horne Pit)) Bylaw No. 6129 Report 25-77 File CD 07-22-0033 That Council given final reading to “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Township of Langley / Horne Pit) Bylaw No. 6129”. Explanation – Bylaw No. 6129 Bylaw No. 6129 rezones a portion of the lands located in the 19600 – 20000 Block of 24 to 27A Avenue from Suburban Residential Zone SR-2 to Civic Institutional Zone P-1, Brookswood Employment Zone M-14 and Comprehensive Development Zone CD-213 to facilitate subdivision of the land for a firehall, municipal park, two future employment lots, sensitive environment protection areas and a future special housing development. Development Permit No. 101490 That Council authorize issuance of Development Permit No. 101490 in accordance with Attachment B subject to the following conditions: a. Forest Fire Reduction Development Permit Areas design consistent with Schedule “A” and Section 10.5.4 of the Brookswood Community Plan as amended. July 27, 2026 Regular Council Meeting Agenda - 17 - I. BYLAWS FOR FINAL ADOPTION b. Sensitive Environment Protection Area as shown on Schedule “A” to the acceptance of the Township of Langley and consistent with Section 10.6.2 of the Brookswood Community Plan as amended. c. Township of Langley acceptance of a submission addressing information requirements outlined in Section 4.20 of Schedule 3 of Langley Official Community Plan Bylaw 1979 No. 1842. d. Written designation of an Environmental Monitor for the project acknowledging the Environmental Monitor has the authority to stop any work(s) that, in the Environmental Monitor's opinion, have the potential to impact on SPEAs. e. Obtainment of relevant senior government environmental regulatory agency approvals and/or submission of notifications and provisions of copies of approval/submissions to the Township. Clerk’s Note: Please note that all development prerequisites listed in the Community Development Division report to Council of May 26, 2025 attached to the Bylaw have been secured by a restrictive covenant prohibiting development of the lands and building on the lands until such time as the development prerequisites have been satisfied. 6. Official Community Plan Amendment and Rezoning Application No. 100303 (Castlehill Homes (Gordon) Ltd. / 6920 - 204 Street) Bylaw No. 6135 Bylaw No. 6136 Report 25-80 File CD 08-14-0233 That Council give final reading to “Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Willoughby Community Plan) Bylaw 1998 No. 3800 Amendment (Central Gordon Estate Neighbourhood Plan) Bylaw 2012 No. 4924 Amendment (Castlehill Homes (Gordon) Ltd.) Bylaw No. 6135”; and “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Castlehill Homes (Gordon) Ltd.) Bylaw No. 6136”. Explanation – Bylaw No. 6135 Bylaw No. 6135 amends the Central Gordon Estate Neighbourhood Plan for 0.6 ha (1.5 ac) of land located at 6920 – 204 Street to increase the allowable density in the Townhouse 20 UPA land use designation on a site specific basis to 21 UPA. The amendment is required to facilitate the development of 31 townhouse unit Explanation – Bylaw No. 6136 Bylaw No. 6136 rezones land at 6920 – 204 Street from Suburban Residential Zone SR-2 to Comprehensive Development Zone CD-214 to permit a comprehensive development consisting of 31 Townhouse units. July 27, 2026 Regular Council Meeting Agenda - 18 - I. BYLAWS FOR FINAL ADOPTION Clerk’s Note: Please note that all development prerequisites listed in the Community Development Division report to Council of May 25, 2026 attached to the Bylaw have been satisfactorily addressed. The Public Hearing for the Bylaw(s) was held on June 9, 2025 with third reading given on June 9, 2025. In accordance with Council policy, staff advise that the public hearing for the Bylaw(s) was held more than a year prior to the proposed final reading date. Resolution of the development prerequisite items was on-going and the on-site rezoning sign(s) remained in place. 7. Rezoning Application No. 100790 (Township of Langley / 7410 and 7438 – 208 Street; 7423 and 7428 – 209A Street; and 7400 Block of 209A Street) Bylaw No. 6246 Report 26-86 File CD 08-24-0101 That Council give final reading to “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Township of Langley) Bylaw No. 6246”. Explanation – Bylaw No. 6246 Bylaw No. 6246 rezones approximately 3.92 ha (9.69 ac) of land located at 7410 and 7438 – 208 Street; 7423 and 7428 – 209A Street; and 7400 Block of 209A Street to Comprehensive Development Zones CD-220 and CD-131 to facilitate development of future apartment and townhouse sites. Clerk’s Note: Please note that all development prerequisites listed in the Community Development Division report to Council of July 13, 2026 attached to the Bylaw have been secured by a restrictive covenant prohibiting development of the lands and building on the lands until such time as the development prerequisites have been satisfied. 8. Official Community Plan Amendment and Rezoning Application No. 100291 (BMG Projects (Heath South) Inc. / 6982 – 206 Street) Bylaw No. 6090 Bylaw No. 6091 Report 25-128 File CD 08-14-0187 That Council give final reading to “Langley Official Community Plan Bylaw 1979 No. 1842 (Willoughby Community Plan) Bylaw 1998 No. 3800 Amendment (Northeast Gordon Estate Neighbourhood Plan) Bylaw 2005 No. 4475 Amendment (BMG Projects (Heath South) Inc.) Bylaw No. 6090”, and “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (BMG Project (Heath South) Inc.) Bylaw No. 6091”. July 27, 2026 Regular Council Meeting Agenda - 19 - I. BYLAWS FOR FINAL ADOPTION Explanation – Bylaw No. 6090 Bylaw No. 6090 amends the Willoughby Community Plan by redesignating the property located at 6982 - 206 Street from Residential to Multi Family. Bylaw No. 6090 also amends the Northeast Gordon Estate Neighbourhood Plan by redesignating the property located at 6982 – 206 Street from Single Family (6 UPA) to Townhouse (22 UPA). Explanation – Bylaw No. 6091 Bylaw No. 6091 rezones property located at 6982 - 206 Street from Suburban Residential Zone SR-2 to Comprehensive Development Zone CD-215 to accommodate 83 townhouse units. Clerk’s Note: Please note that all development prerequisites listed in the Community Development Division report to Council of September 15, 2025 attached to the Bylaw have been have been secured by a restrictive covenant prohibiting development of the lands and building on the lands until such time as the development prerequisites have been satisfied. The Public Hearing for the Bylaws was held on October 20, 2025 with third reading given on October 20, 2025. J. MAYOR AND COUNCIL REPORT K. METRO VANCOUVER AND OTHER REGIONAL COMMITTEE REPRESENTATIVES REPORT L. ITEMS BROUGHT FORWARD FOR PUBLIC INFORMATION FROM CLOSED MEETINGS The following item has been brought forward from the June 15, 2026 Closed Council Meeting for public information: 1. Stormwater Projects – Capital Budget Transfers Report C26-16 File ENG 5330-30/5330-21 That Council approve the transfer of $90,000 of Capital Projects Reserve funds from PKSP1048 – West Munday Creek Slope Stabilization for the construction of the STW1182 - Culvert Replacement: 252 Street and 8700 block project. That Council approve the transfer of $250,000 of Capital Projects Reserve funds from PKSP1048 – West Munday Creek Slope Stabilization for the construction of STW1190 – Storm Sewer Replacement: 248 Street and 50 Avenue project. July 27, 2026 Regular Council Meeting Agenda - 20 - L. ITEMS BROUGHT FORWARD FOR PUBLIC INFORMATION FROM CLOSED MEETINGS That Council approve the transfer of $523,000 of Capital Projects Reserve funds from PKSP1048 – West Munday Creek Slope Stabilization, and $477,000 of Capital Projects Reserve funds from STW1206 – 204 Street Storm Sewer for the construction of STW1202 - Salmon River Pump Station Upgrade project. CARRIED Section 90(1) (k) Negotiations The following item and voting record has been brought forward from the July 13, 2026 Closed Council Meeting for public information: 2. Petition to the Court No. S-00616 That Council authorize indemnification up to $500,000 for Mayor Eric Woodward, Councillor Timothy Baillie, and Councillor Robert Rindt for legal costs and expenses related to responding to the Petition to the Court by Dale Black, Jeanette Martin, et al, v. Township of Langley, Eric Woodward, Timothy Baillie, Robert Rindt, SCBC No. S-00616, CARRIED Councillors Kunst, Martens, and Whitmarsh opposed Section 90(1) (g) Legal M. FOR INFORMATION 1. Requested Feedback on Closed Captioning Use in the Salmon River Meeting Room for Council Advisory Committees Memorandum – Legislative Services File 0540-01 2. Pharmacy Separation Metrics Memorandum – Community Development Division File 6440-02 3. Truck Parking in the Agricultural Land Reserve Memorandum – Community and Policy Planning File LSP00026 4. Unauthorized Tree Removal – 25096 - 54 Avenue Memorandum – Permits, Licences & Inspections Division File 6330-01 5. 208 Street Between 44 Avenue and 36 Avenue Memorandum – Engineering Division File 5400-20-18 July 27, 2026 Regular Council Meeting Agenda - 21 - M. FOR INFORMATION 6. Agricultural Land Commission Decisions Second Quarter 2026 (April - June) Memorandum – Community Development Division File 6635-01 7. Seniors Advisory Committee Minutes – June 17, 2026 File 0540-20 N. MOTIONS ARISING FROM INFORMATION O. OTHER BUSINESS Councillor Rindt provided the following Notices of Motion within the deadlines according to Council’s Policy: 1. Green Boulevard & Park Innovation Initiative Whereas the Township of Langley is one of British Columbia's premier agricultural communities, with a strong tradition of stewardship of its land, soils, and water; and Whereas parks, boulevards, sports fields, and tree-lined streets deliver meaningful environmental and community benefits, including cooling neighbourhoods, managing stormwater, supporting pollinators, and improving public health; and Whereas municipalities across Canada and abroad are combining drought- tolerant plantings, healthier soils, smart irrigation, rain gardens, and bioswales to reduce water use while keeping public spaces vibrant and functional; Whereas many of these practices are already in place or partially in place within the Township but have not been reviewed together as one integrated program. Therefore Be It Resolved That: Council direct staff to report back on which elements of this Notice of Motion are already reflected in current Township procedures, policies, bylaws, and practices, and to identify additional measures that would support a coordinated Green Boulevard & Park Innovation Initiative, including: 1. Development of a Township-wide Green Infrastructure Strategy for parks, boulevards, medians, trails, and other public open spaces. July 27, 2026 Regular Council Meeting Agenda - 22 - O. OTHER BUSINESS 2. Identification of locations suited to drought-tolerant grasses, native wildflower and pollinator meadows, rain gardens and bioswales, and expanded tree canopy for urban cooling. 3. Evaluation of water-saving practices, including smart irrigation technology, soil moisture sensors, weather-based controllers, reclaimed water where appropriate, and improved soil specifications and compost amendments to reduce irrigation demand. 4. A review of leading municipal practices from other Canadian and international jurisdictions. 5. Partnership and funding opportunities with local growers, landscape professionals, educational institutions, environmental organizations, and senior levels of government. 6. Recommended pilot demonstration projects to showcase the approaches above. 7. The anticipated environmental, financial, biodiversity, and public health benefits of the initiative. 2. Targeted Grazing Pilot Program for Wildfire Risk Reduction and Vegetation Management Whereas the Township of Langley owns and maintains parks, greenbelts, road allowances, utility corridors, and natural areas where vegetation contributes to wildfire risk during summer months; and Whereas targeted grazing using sheep and goats has been used successfully across British Columbia and western North America to reduce fine fuels, control invasive vegetation, and lower wildfire risk, while reducing reliance on mowing and herbicides, supporting local agriculture, and lowering greenhouse gas emissions; and Whereas the Township's Operations Centre has already run a limited trial using goats to maintain vegetation at an on-site detention pond and is considering expanding the trial to another Township-owned pond; Therefore Be It Resolved That: Staff be directed to prepare a report on the feasibility of a Targeted Grazing Pilot Program for vegetation management and wildfire fuel reduction on municipally owned lands, including: 1. Identification of suitable Township-owned properties, including parks, greenbelts, hydro corridors, creek corridors, forest interfaces, and road allowances. 2. Anticipated wildfire risk reduction, environmental, and vegetation management benefits. 3. Estimated capital and operating costs, including grazing services, temporary fencing, livestock guardian animals, water supply, transportation, signage, and monitoring. July 27, 2026 Regular Council Meeting Agenda - 23 - O. OTHER BUSINESS 4. A comparison with current vegetation management practices (mowing, brush cutting, herbicide application, and contracted maintenance) on cost, environmental impact, and operational effectiveness. 5. Partnership opportunities with local farmers, conservation organizations, Indigenous communities where appropriate, and qualified grazing contractors. 6. Grant and funding opportunities from federal, provincial, and regional programs, including those supporting wildfire prevention, FireSmart, climate adaptation, and invasive species management. 7. Recommended size, scope, timeline, and performance measures for a pilot beginning in the 2027 growing season, with the report brought back to Council as part of the 2027 budget and strategic planning process. 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 E.1 - Section 90(1) (g) Legal Item E.2 - - Section 90(1) (e) Property Section 90(1) (k) Negotiations Item E.3 - - Section 90(1) (e) Property Section 90(1) (k) Negotiations Item E.4 - - Section 90(1) (e) Property Section 90(1) (k) Negotiations Item E.5 - - Section 90(1) (e) Property Section 90(2) (b) Intergovernmental Item E.6 - - Section 90(1) (e) Property Section 90(1) (k) Negotiations Item E.7 - - Section 90(1) (e) Property Section 90(1) (k) Negotiations Item F.1 - - Section 90(1) (e) Property Section 90(1) (k) Negotiations Item G.1 - Section 90(1) (k) Negotiations Item G.2 - - Section 90(1) (k) Negotiations Section 90(2) (b) Intergovernmental Item G.3 - Section 90(2) (b) Intergovernmental Relations Item G.4 - Section 90(1) (e) Property Item I.1 - Section 90(1) (c) Labour Relations Item I.2 - - Section 90(1) (e) Property Section 90(1) (k) Negotiations Item I.3 - - Section 90(1) (c) Labour Relations Section 90(1) (k) Negotiations Q. TERMINATE