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Langford fee cuts aim to boost downtown

Langford is rolling out an aggressive policy to encourage economic activity in its core, in the face of slowing growth.
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Goldstream Avenue in Langford.

Langford is rolling out an aggressive policy to encourage economic activity in its core, in the face of slowing growth.

Council has approved amenity fee reductions for developers building downtown, the first in a series of fee cuts aimed at densifying downtown that Mayor Stew Young announced in his inauguration speech.

Young also promised similar reductions relating to rezoning fees, development permits and building permits, as well as a 10-year tax holiday for affordable housing, seniors’ housing and provincial and federal government buildings.

“When everyone’s making money, they don’t mind paying a bit more. When they aren’t, governments have to recognize that,” Young said.

Langford remains the fastest-growing municipality in the capital region, but that growth is slowing. Population climbed 3.9 per cent from 2013 to 2014, adding 1,287 people for a total 34,677, according to B.C. Stats. The previous two years saw increases of 5.5 per cent and 4.0 per cent.

It’s important to recognize when development slows, too, and respond, Young said.

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“If businesses are starting to hurt and jobs are hard to get, we look for ways to remove red tape and government impediments to activity. We go through and say, how do we make it so that we’re not the problem?”

The amenity fee reduction affects new developments located on an existing bus route, sidewalk network or bike lane. Developers would receive a 50 per cent reduction for mixed-use commercial-residential buildings with a minimum of four storeys; a 35 per cent reduction for buildings that are residential-only; and a 75 per cent reduction for affordable housing, seniors’ housing, and provincial or federal office buildings.

In a staff report to council, one example cited a six-storey, 29-unit mixed-use residential-commercial building near Veterans Memorial Parkway and Goldstream Avenue which, under the old policy, would have had to contribute $63,218.75 total for general amenities and the affordable housing reserve fund. Under the new fee structure, the total contribution would be $31,609.12.

The densification bonus isn’t expected to affect amenity fee pots significantly, according to the staff report, since most amenity fees come from developments outside the core.

The core, also called the pedestrian town centre, is the walkable area along Goldstream Avenue, from Jacklin Road to just beyond Veterans Memorial Parkway, as well as parts of Peatt Road.

In 2014, Langford collected nearly $800,000 for its general amenity reserve fund, as well as $245,000 for its affordable housing reserve fund, but the majority was collected from developments outside the core.

“We’ll lose a little on the pot of money, but we’ll probably gain on jobs,” Young said. “There’s a balancing act.”

Staff is expected to bring forward new bylaws relating to rezoning, development permits and building permits in the core area. Similar reductions are expected to pass, including a 50 per cent reduction on all building fees for commercial-residential buildings four storeys and higher.

asmart@timescolonist.com