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Employment Lands Study


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A report on Employment Lands, received by Township of Langley (BC) Council on January 11, 2010.

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Employment Lands Study

  1. 1. Employment Lands Study
  2. 2. Study Objectives <ul><li>assess Langley’s employment trends within a larger context </li></ul><ul><li>consider issues of industrial densification </li></ul><ul><li>recommend a mix of employment uses in appropriate locations to meet future demand </li></ul><ul><li>determine an appropriate balance between population and employment growth </li></ul><ul><li>recommend actions to build a strong economy </li></ul>
  3. 3. Goal <ul><li>a strong and diversified local economy, with a sufficient and varied supply of serviced employment lands, to achieve a balanced tax base and a higher job to labour force ratio </li></ul><ul><li>consistent with Langley’s Sustainability Vision </li></ul>
  4. 4. The Economic Context <ul><li>recent overall global economic challenges from tight credit and market uncertainty </li></ul><ul><li>relative to most other countries, Canada has been relatively stable </li></ul><ul><li>slower economic growth in the short run, but BC economy will fair better than most provinces </li></ul><ul><li>most BC growth occurs in Metro Vancouver </li></ul>
  5. 5. Langley Economy <ul><li>Langley is part of the Metro Vancouver gateway to the Pacific </li></ul><ul><li>transportation and logistics are a large regional economic driver </li></ul><ul><li>Metro office sector is smaller than other cities </li></ul><ul><li>Langley’s economy is reasonably resilient and fairly well diversified </li></ul><ul><li>with recent and planned infrastructure improvements & a good land base, Langley is well situated to expand employment </li></ul>
  6. 6. Demand for Employment Land <ul><li>demand for about 810 acres of employment lands over the 25-year period to 2031 </li></ul><ul><li>employment model used to convert 37,000 new jobs to floor space, then to acres for each area in each of the sectors </li></ul><ul><li>about 33 acres/year; 50% increase to 2031 </li></ul><ul><li>about 64% for industrial (37% of new jobs) </li></ul><ul><li>about 23% for commercial (29% of new jobs) </li></ul><ul><li>about 12% for institutional & office </li></ul>
  7. 7. Supply of Employment Lands <ul><li>Langley has 3 rd highest supply of vacant industrial land in Metro (after Surrey & Richmond) </li></ul><ul><li>930 acres were identified throughout Langley for future employment growth (810 acres needed) </li></ul><ul><li>the challenge is to ensure a match between available serviced land and the requirements of future demand, within an appropriate policy context </li></ul><ul><li>future land use designations have to be managed so that the potential of all areas can be maximized </li></ul>
  8. 8. Broader Tax Base <ul><li>in 2008: </li></ul><ul><ul><li>83% of tax revenue came from residential </li></ul></ul><ul><ul><li>13% from commercial </li></ul></ul><ul><ul><li>3% from industrial </li></ul></ul><ul><li>this is typical of a suburban community </li></ul><ul><li>the strategy over time is to increase the % of property taxes coming from non-residential land </li></ul><ul><li>this provides long term fiscal stability and health </li></ul>
  9. 9. Recommended Actions <ul><li>conduct a consultative process on the suggested approach for employment lands: turn the study into planning policies </li></ul><ul><li>update the zoning bylaw to ensure the right tools are in place for implementation </li></ul><ul><li>create a new economic development strategy that emphasizes high employment uses, targets emerging markets, and builds on the diversity of its opportunities </li></ul>
  10. 10. <ul><li>maintenance of an employment lands data base to monitor trends, supply & demand </li></ul><ul><li>develop a high level servicing strategy to ensure that serviced lands are available in conjunction with residential growth </li></ul><ul><li>monitor and update community plans to ensure that employment lands are provided to support population growth </li></ul><ul><li>maintain future strategic long term options for expanding Gloucester and inclusion of employment lands in Brookswood/Fernridge </li></ul>
  11. 12. Discussion