The above is a philosophy rooted in realism, acceptance, and pragmatic action. It suggests that meaningful change and personal effectiveness only begin when one stops complaining about reality and starts working with the conditions that actually exist. There is no better explanation of what we are dealing with than what exists in the Township of Langley. Our current mayor and the majority of council have met our issues very effectively head on, those issues left for them to deal with thru 11 years of inaction by the previous municipal government, a dark decade! I explain why:
So, what is, and what caused the major issue? In short, the issue is development, the cost of development and cost of the needed essential and critical community infrastructure to support that development. There is an old saying that development doesn’t pay for itself? Well, that is not exactly true, at least since the late 80s and early 90s, if municipalities were keeping up to significant changes, thanks to the City of Vancouver, with the introduction of Community Amenity Contributions (CACs). A legally tested method of negotiated voluntary developer contributions. It took a couple of decades to catch on with Greater Vancouver Municipalities, but today it is in widespread use. Some got it earlier than others!
Just so everyone understands; fees that your municipal government can impose on developers per provincial legislation are called DCCs (Development Cost Charges). These fees pay for on-site services like water, sewer, roads, street lights, sidewalks etc. (NOTE: DCCs should be increased annually at least by inflation so as to be sufficient to pay for services they are intended to pay for when they are needed.) What DCCs are NOT permitted to pay for are pools, recreation centers, ice arenas, dry floor arenas, police, fire, parks (active and passive) and many other needed initiatives required as the population grows. To make it clear, these community amenities have to be paid for by either CACs OR increased property taxes, there is no other choice, which obviously is NOT appropriate nor acceptable.
As Mayor of the Township of Langley, 2008 – 2011, seeing the volume of development applications we were starting to receive and knowing the inevitable fall out in terms of future infrastructure cost to support that development, I brought in the retired Manager of Real Estate Services for the City of Vancouver. I had strongly proposed an CAC program for the Township of Langley. A seminar for council members was held, outlining and explaining the CAC initiative in detail, and how it would have positive impact on the Township of Langley, unless of course they wanted to fall back, relying on property taxes.
The problem? Our council of the day (2008 / 11) rejected that idea outright. One councillor stated – that’s fine for Vancouver but we don’t do that in the Township of Langley. Really?
Our population started to explode from 2011; with this decision, coupled by councils never ending approval of residential development over the next 11 years, not a dollar was spent on providing critical infrastructure despite endless development approvals; our collective lot in life was secured! Thus, we are feeling that pinch today.
So, let’s let the facts speak for themselves: Take a look at the following population numbers; the anticipated growth in Willoughby alone which to this point is carrying the bulk of the development pressure in the TOL as it holds the majority of available developable land.
- Willoughby population 2011 – was 20,000 residents
- Willoughby population 2026 – is 60,000 residents (+40,000 residents since 2011)
- Willoughby population build out expected to climb to 95,000 residents (+30,000 residents)
- As of 2025 only 53% of the available developable land in Willoughby has been built out!
- 1,000 new students are entering our School District annually, largely concentrated in the Willoughby area!
- Township of Langley Population 2011 – was 104,177 residents
- Township of Langley Population 2026 – is 157,831 residents (+53,654 residents)
- Township of Langley Population 2026 Alternative Est. – 170,000 residents (+65,823 residents)
The Township of Langley finally introduced a minimal CAC program in 2018, it wasn’t until the election of Mayor Woodward and a majority on council where they immediately passed an upgraded and competitive CAC program after their election in 2022.
It has been roughly estimated that by the Jack Froese Municipal Government not implementing a common-sense CAC program back in 2011, it has cost the Township of Langley and its taxpayers about $500 million (all development in the TOL) during this period.
So, as I said “You Face the world how you found it, NOT the way you wish it was”!
So, to the issue at hand; you run and get elected on a platform promising to provide the critical infrastructure needed as well as a responsible and creative method for paying for that infrastructure; a key component of which was the utilization of debt through MFA (Municipal Finance Authority), reserves, as well as the introduction of a competitive “Community Amenity Contribution” program. The debt is to be paid back through the current as well as against future CACs earnings on development – NOT on the backs of taxpayers!
What has been initiated by Mayor Woodward and the majority of council this term?
“Infrastructure and Road Upgrades”
- 208th Street Widening 64th Ave to 82nd Ave.
- 80th Ave Widening 204th to 212th Streets
- 86th Ave upgrades and widening initiated between 200th Street and 202B Street.
- Old Yale Road upgrades: Improvements planned and engineering services funded for the area between Fraser Highway and 216th Street.
- 200th Street 2040 Corridor Plan: Started the planning process for the 200th Street transit corridor to accommodate Bus Rapid Transit (BRT), high density development and housing growth.
“Recreation and Community Facilities”
- Langley Events Centre Expansion (5 Arenas): Planning and construction on a major expansion adding three ice arenas and two dry floor arenas.
- NEW – Willoughby Community Center: Planning began for a major NEW facility at South Yorkson Community Park, featuring a Lap Pool, fitness centre and library. Conducted an in-depth community engagement process and concluded they needed more space than what was available in the first required location. A proposal was put forward by TOL to build a new elementary school next to the Tennis Centre and build the NEW Community Centre on the old school 80th and 208th Street. TOL has concluded an MOU with the Province and School Board to build a new elementary school within the Yorkson Community Park.
- Smith Athletic Park (Willoughby): Construction started on Phases 1 & 2 to create a new soccer campus for youth and serving a new middle and high school.
- Noel Booth Community Park upgrades: Funding approved ($7.65 Million) and projects initiated for lighting, drainage, and pedestrian bridges.
- Yorkson Community Park: Further upgrades were completed, including a new parking lot, spray park, and synthetic turf field.
“Housing and Safety”
- BC Builds Housing Projects: Accelerated the development of nearly 250 rental homes on Township-owned land, including a site next to the Willoughby Fire Hall and the former Alder Inn site in Aldergrove.
- Brookswood-Fernridge Fire Hall: Initiated the development of a new fire hall to serve the growing community.
- Jericho Booster Pump Station: Approved $20.1 million in funding to increase the water system capacity in Willoughby.
- Aldergrove Station House: Preserved and transferred a heritage building for community use.
“Strategic Planning and Policy”
- Growth pays for growth: Implemented new financial policies to leverage Development Cost Charges (DCCs) and Developer Contributions (CACs and a new ACCs) to fund infrastructure, reducing the burden on general taxpayers.
- Neighborhood Plan Updates: Accelerated updates to the Booth, Fernridge and Rinn Plans to align with new provincial housing legislation. (Small-Scale Multi-Unit Housing)
- Growing Communities Fund: Secured $23.3 million in provincial funding to jumpstart recreational and water infrastructure projects.
- Fraser Highway Widening (24300 – 24600 blocks): Substantially complete, with minor construction, landscaping and final paving running into Spring 2026. Widening to four lanes, adding shared multi-use paths, new signalized intersection, improved lighting improving safety, traffic flow, and upgrade infrastructure in the area.
“Fraser Highway Employment Lands Plan”
- Goal: To expand the industrial land supply to meet regional demand capitalizing on the transportation corridor.
- Development: Council endorsed the Reference Plan in December 2025, which aims to transition rural land into employment areas.
- Focus: The plan focuses on low-emitting, light industrial land uses.
- Next Steps: The final area plan is expected in early 2026, which will be integrated into the Metro Regional Growth Strategy.
In my 51 years of political activism up-close-and-personal with all three levels of government I am thoroughly impressed by our current mayor and the majority on council, their planning and achievements, have largely overcome the disastrous position they found themselves in, taking over from 11 years of disastrous municipal government under Jack Froese. They were creative in overcoming serious infrastructure deficits.
“For those that suggest we should not accept this amount of development”? We do not have a choice as directed by provincial legislation, demanding municipalities speed up the approval process or they will do it for us! With that said, it is totally up to our council to supply a livable environment for our residents in the most financial responsible way possible.
As I said “You Face the world how you found it, NOT the way you wish it was”!
In Summary: I believe I have made my case against a minority of councillors and a small vocal minority in the public who are doing nothing but playing cheap politics (don’t let the truth get in the way of a good story) at the expense of all residents of the Township of Langley.
I am not working for any politician’s campaign but I will not stay silent when I am seeing all of the old traditional Township of Langley political games being played, by many with old ulterior motives with political agendas. I will always speak out and support good government.
I am a former successful large business owner, a former Mayor and Alderman with years of experience on managing municipal budgets, how they are constructed and the games that are played in their construction. I am traditionally a conservative but with a serious social conscience. Fundamentally I don’t like debt unless the situation makes abundant sense with no other alternative. That is the position the Township of Langley is in today. Repeating my headline –
When elected to public office…. “You Face the world how you found it, NOT the way you wish it was”!
Next Blog Post – Our council has gone through the last 3 ½ years with constant obstructionist debate at the council table plus a small but vocal community campaign spreading nothing more than Fake News. A culmination of a lot of that was displayed at the March 9th and March 23rd council meetings dealing with 1st, 2nd, 3rd, and 4th readings of the 5-year Financial Plan which was passed on a 5 to 4 vote; however, the story lies in the content of that debate. The pathetic and unbelievable political attempt by the council minority to try to have it both ways – They support the initiatives but then vote against the budget. What is interesting is that three of the four minority members of council were a party to some or all of the 11 years of inaction that got us into this position in the first place. Stay tuned for our next Blog Post!
RG
Protect your Democratic Rights – Protect your NEIGHBORS Democratic Rights – stay informed, stay involved and VOTE!!!
I am working on future posts that I believe are of significant concern to Township of Langley Residents, come back often for news of interest to Township residents.
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