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Housing Need and Demand Assessment Update

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Housing Need and Demand Assessment Update Columbia Valley Housing Need and Demand Assessment Update Final Report June 2013 prepared by Columbia Valley Housing Need and Demand Assessment Update Final Report prepared for the communities of Invermere (including Athalmer) Radium Canal Flats East Kootenay – Area F (Columbia Lake, Dutch Creek, Fairmont, Panorama, Rushmere, Windermere) East Kootenay – Area G (Brisco, Dry Gulch, Edgewater, Juniper Heights, Spillimacheen, Wilmer) prepared by Housing Strategies Inc. June 2013 Table of Contents Chapter 1: Introduction to This Study .................................................................................................... 1 Chapter 2: Population Analysis .............................................................................................................. 7 Chapter 3: Income and Employment Analysis ..................................................................................... 35 Chapter 4: Housing Supply Analysis ................................................................................................... 67 Chapter 5: Housing Needs Analysis .................................................................................................... 97 Appendix A: 2013 Housing Income Limits (HILs) for BC CHAPTER 1: Introduction 1.0 Introduction to the Columbia Valley Housing Need and Demand Assessment Update In 2007, the District of Invermere commissioned a Housing Needs Assessment. This study focused exclusively on an analysis of the housing needs within the District of Invermere. Due to the global economic crisis that occurred in 2007-2008 and its subsequent economic downturn, there have been limited opportunities for the District of Invermere to take advantage of the municipal planning and development strategies identified within the 2007 study to encourage the private sector to develop more affordable housing. Nor was there an available source of capital funding like the Affordable Rental Housing initiative (ARHi) at the time dedicated to helping communities within the Columbia Basin encourage more affordable housing development. Under the requirements of the Affordable Rental Housing initiative (ARHi), the 2007 study is now out-of-date (i.e., it no longer meets the maximum five-year age limit for a Housing Need and Demand Assessment under ARHi). Thus an update to that study is required. Rather than retain the original focus of the 2007 study, regional stakeholders have joined together to seek and support an update that encompasses the broader area. 2.0 Purpose of the Columbia Valley Housing Need and Demand Assessment Update The purpose of the Columbia Valley Housing Need and Demand Assessment Update is to incorporate new and more current statistical (quantitative) data into the existing 2007 Invermere Housing Needs Assessment. The objectives of this Update are: 1. To provide an updated analysis of current population data and trends that will have an influence on local housing needs (e.g., population growth, demographic shifts, and changing income levels). 2. To provide an updated analysis of current housing needs and challenges in four (4) key areas (including the estimated number of households affected): ! Affordability (housing costs); ! Adequacy (quality and safety); ! Suitability (overcrowding); and ! Accessibility (for persons with health, mobility and/or stamina limitations). 3. To provide an updated analysis of the identified housing priorities and targets for communities located within the Columbia Valley. - 1 - 3.0 Scope of the Columbia Valley Housing Need and Demand Assessment Update The communities involved in this Update (i.e., the study area) are as follows (see Map 1 – next page): ! District of Invermere (including Athalmer) ! Village of Radium ! Village of Canal Flats ! Regional District of East Kootenay – Area F (e.g., Columbia Lake, Dutch Creek, Fairmont/Fairmont Hot Springs, Panorama, and Rushmere) ! Regional District of East Kootenay – Area G (e.g., Brisco, Dry Gulch, Edgewater, Juniper Heights, Spillimacheen, Wilmer, and Windermere) 4.0 Study Methodology for the Columbia Valley Housing Need and Demand Assessment Update Public consultation activities were undertaken as part of the 2007 Invermere Housing Needs Assessment in the form of Key Person Interviews with a range of community stakeholders and local experts who had a broad understanding of housing needs, issues and challenges in Invermere as well as emerging population, economic and housing development trends that affected both the supply and demand for affordable housing options and alternatives. Preliminary consultations with local stakeholders indicate that many of the trends and issues that were identified in the 2007 study persist today. The methodology used for the 2013 Update focuses exclusively on a quantitative analysis of currently available Statistics Canada Census of Population data and Taxfiler data. The Census of Population data used in this Update includes: ! Data for 1996, 2001 and 2006 pertaining to housing adequacy, suitability, affordability and accessibility that was not available when the 2007 Invermere Housing Needs Assessment was conducted; and ! Data from the recent 2011 Census pertaining to population (population totals, age profiles, and household composition), housing supply (dwellings by type and by tenure), and housing challenges (limited data is currently available). The use of Taxfiler data allows for the development of income profiles for communities within the Columbia Valley along with a summary of current Social Assistance rates and Poverty Levels. Where appropriate and available, additional statistical data provided by BC Stats and well BC Assessment data and informal rental data gathered through newspaper classified ads and online listings has also been incorporated into the Update. - 2 - Map 1: The Columbia Valley Map Source: Parks Canada (http://www.pc.gc.ca/apprendre- learn/prof/sub/badger/badger_map_e.asp) Map Source: Google Maps Canada (http://maps.google.ca) - 3 - Together, these data are used to: ! Develop a comprehensive analysis of available statistical data related to population, demographics, household characteristics, incomes, housing stock, and housing challenges (adequacy, suitability, affordability, and accessibility); ! Estimate the number of Columbia Valley households likely to be in Core Housing Need (i.e., earning incomes at or below BC Housing’s most recently published Housing Income Limits (HILs); and ! Estimate the number of low-to-moderate-income households living in the Columbia Valley (defined by BC Housing “as those whose income level is within the second quintile of the total household income of two persons or more in British Columbia” – i.e., $64,9991). 5.0 Special Considerations It should be noted that not all of the communities identified within the scope of this study (see above) have Census of Population data or Taxfiler data assigned to them. Between 1996 and 2011, several changes occurred to the Census of Population enumeration boundaries within the Columbia Valley. For example, prior to 2001, East Kootenay – Area F and East Kootenay – Area G did not exist and Census enumeration boundaries. Prior to 2006, Canal Flats was included within East Kootenay – Area F rather than as its own distinct enumeration area. It was not until 2011 that Edgewater, Fairmont, Wilmer, and Windermere existed as their own distinct enumeration boundaries. As of the 2011 Census of Population, several Columbia Valley communities (e.g., Brisco, Columbia Lake, Dry Gulch, Dutch Creek, Juniper Heights, Panorama, and Spillimacheen) still remain part of their East Kootenay enumeration areas. ! Census of Population data (1996, 2001, 2006, and 2011) is available for Invermere and Radium. ! Limited Census of Population data is also available for: − Canal Flats – but only for 2006 and 2011; and − Edgewater, Fairmont, Wilmer and Windermere – but only for 2011. − Data for these communities from previous years is included in the data for Regional District of East Kootenay – Area F or Area G where appropriate. ! Census of Population data is not available for any year for: − Columbia Lake, Dutch Creek, Panorama, or Rushmere (data for those communities is included in the data for Regional District of East Kootenay – Area F); − Brisco, Dry Gulch, Juniper Heights, or Spillimacheen (data for those communities is included in the data for Regional District of East Kootenay – Area G); Where specific data is not presented for a particular location in a particular year, the communities of Canal Flats. Columbia Lake, Dutch Creek, Fairmont, Panorama, Rushmere, and Windermere are included in data for East Kootenay – Area F. The communities of Brisco, Dry Gulch, Edgewater, Juniper Heights, Spillimacheen, and Wilmer are included in the data for East Kootenay – Area G. Therefore, where appropriate, Census of Population data from those communities where data does exist is extrapolated to those communities where Census of Population data does not exist. 1 http://www.bchousing.org/Find/faq/SRH/3620_1105161535-319 and http://www.bchousing.org/Options/affordable_rental/SRH - 4 - ! 2010 Taxfiler data is available for: − Athalmer − Brisco − Canal Flats − Edgewater − Fairmont Hot Springs (3 separate sub-areas) − Invermere (5 separate sub-areas) − Panorama − Radium Hot Springs − Windermere ! 2005 Taxfiler data is available for: − Athalmer − Brisco − Canal Flats − Edgewater − Fairmont Hot Springs (3 separate sub-areas) − Invermere (5 separate sub-areas) − Radium Hot Springs − Windermere − (2005 data for Panorama is
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