The Growth Ponzi Scheme: New developments are paying for improvements and maintenance in old and existing neighbourhoods through fees charged to developers and the initial surge of new property tax revenue. Strong Towns calls this the Growth Ponzi Scheme. Instead of applying pressure to strengthen, densify and allow more homes and business in existing neighbourhoods to build property tax revenues and make better use of the existing infrastructure we have, we are dependant on new development in new neighbourhoods to avoid massive property tax hikes to cover existing liabilities and election promises. With each new development comes more roads, sewer, and water infrastructure to maintain and this increases our liabilities with more long-term infrastructure costs.

Car-Dependency: As a largely suburban community, most of Langley has been planned to accomodate high volumes of car traffic, in contrast to older denser areas that were designed around people. Even in newer more urban-style neighbourhoods, wide and expensive stroads divide neighbourhoods to accomodate vehicles at great cost to the taxpayer and detriment to pedestrian and road safety. Langley should strive to become more people-oriented, not car-oriented. This means more public spaces dedicated to people, where residents can socialize, enjoy local community events and support small local business like pop up street vendors, food trucks and cafes and restaurants with outdoor seating. It means spending less on roads and making them narrower, and easier to cross. It means more transit, safer sidewalks, well maintained accessible greenways and protected cyclepaths so residents have other options to get around and expensive ongoing road maintanence costs are reduced.

Housing Unaffordability: A problem in Langley (which is shared with the wider Metro Vancouver region, province and even nationally) is housing unaffordability. While areas like Willoughby have produced the most housing supply in the region according to recent census data, it alone has not been able to keep up with regional demand to keep prices stable. Provincial and regional government policies such as the ALR and Urban containment boundaries, while important and well intentioned, have created developable and serviceable land scarcity. In Langley we could do more to take this land scarcity seriously, approving denser walkable neighbourhood plans more quickly, no new wide multi-lane roads, transforming parking lots into housing, allowing more density in existing areas, reducing setback requirements, and allowing accessory dwelling units. We could also take other measures such as more investment into social/public housing or encouraging the development of co-ops.

Single-Use Zoning: Most of our zoning bylaws and community plans seperate residential neighbourhoods and commercial buildings asides from a few exceptions. Langley should strive to allow more small businesses and local employment in residential neighbourhoods and more housing in commercial areas. This reduces car dependency and supports a stronger local economy and community.

Property Tax Inequality: Built-up denser neighbourhoods are subdizing the services and maintenance in more sprawling areas. This is unfair to residents in these areas who may not receive all the amenities or services they need, and unduly relieves the pressure on the subsidized areas to become financially self-sustaining with more density, growth and development.

Exclusionary Neighbourhoods: Most new homes have been built in new neighbourhoods, with existing neighbourhoods having very limited new housing and business development. This locks future residents out of older neighbourhoods, increases housing unaffordability, stifles growth and limits the ability to attract new businesses. It also puts more pressure on rural areas to be developed, potentially leading to the loss of farmland and natural habitat. Langley should strive to open up existing neighbourhoods to new housing and businesses with policies that encourage natural market-driven densification.

Environment and Agriculture: Development pressure continues to encroach on natural habitats and rural areas. Langley should strive to contain sprawl and encourage more efficient land use in existing areas instead. The protection of wildlife and habitats also contributes to a healthier, more diverse environment, which is essential for the well-being of residents and the long-term sustainability of the community. In addition, supporting sustainable agriculture and farming helps to maintain the unique character and identity of the Langley, while promoting local food systems and contributing to the local economy.