From: Don Youngson To: BIMBC - Housing Advisory Committee; BIMBC - Mayor And Council; Donald Youngson Subject: FURTHER EXAMPLES OF HOUSING STUDIES UNDERTAKEN BY BC MUNICIPALITIES Date: Saturday, February 2, 2019 12:40:56 PM Attachments: 130830_vernon_housingneedsassessment_reduced.pdf
Dear council and committee members:
The attached are additional examples of housing needs assessment studies that have be undertaken in BC. I forward them to you to help nudge THE MUNICIPALITY to engage an experienced firm such as Cityscapes to develop an housing needs information base to assist council in developing housing policy and priorities that would compliment the OCP. There appears to be a growing number of individuals and organizations that would like to develop a diversity of housing types and so to have housing needs information available would be extremely beneficial to all.
Our community is at a crossroads as far as developing diverse housing strategies with regards our islands land use priorities and policies, hopefully mayor and council will take the time to understand what Bowens housing needs are and how they should be developed and implemented.
Thank you for your patience.
Best regards,
Don https://www.vernon.ca/sites/default/files/docs/business/130830_vernon_housingneedsassessment_reduced.pdf
Sent from Yahoo Mail for iPad Vernon Housing Needs Assessment
Prepared for the City of Vernon
August 2013
VERNON HOUSING NEEDS ASSESSMENT TABLE OF CONTENTS
Introduction ...... 1 What is a Housing Needs Assessment? ...... 1 Report Organization ...... 1 Vernon: A Photographic Sampler, Winter and Spring, 2013 ...... 2 The Housing Continuum ...... 4 Vernon’s Housing Context ...... 4 Measuring Housing Needs by Indicators ...... 5 The Market Housing Situation ...... 6 Non-Market Housing Situation ...... 7 Supportive Housing Policies and Initiatives ...... 8 Overarching Planning Directions ...... 8 Official Community Plan (2008) ...... 8 Housing Gap and Issues Analysis ...... 11 Potential Tools ...... 12 Addressing Gaps along the Housing Continuum ...... 13 Closing Comments ...... 15
LIST OF FIGURES
Figure 1.1: The Housing Continuum
LIST OF TABLES
Table 1.1: Vernon Residential Neighbourhoods Table 1.2: Residential Land Supply Table 1.3: Housing Policy Scan Table 1.4: Vernon Housing Gaps Table 1.5: Housing Tools Scan Table 1.6: Tools to Consider for Addressing Housing Issues
LIST OF COMPANION REPORTS
Companion Report #1: Market Housing Briefing Paper Companion Report #2: Non-Market Housing Briefing Paper Companion Report #3: Consultation Briefing Paper
August 2013 | CitySpaces Consulting August 2013 | CitySpaces Consulting Summary: Vernon Housing Needs Assessment
SUMMARY: VERNON HOUSING NEEDS ASSESSMENT
Introduction The City’s Official Community Plan (OCP), adopted in “Residential goals include exploring innovative 2008, sets the stage for further exploration of how the City ways of supporting the provision of attainable of Vernon, and its partners, can best achieve an increased housing; provide housing options for a broad choice of housing types. A key goal of increased housing array of forms and densities in the City Centre choice is to facilitate the retention and new development of adequate, suitable and affordable housing for families and District; provide medium density multiple family seniors (see sidebar). housing options in and around designated neighbourhood centres; provide greater The Housing Needs Assessment was commissioned by the opportunities for ground-oriented multiple family City of Vernon to explore the community’s current and development; support the provision of rental units future housing need, supply, and affordability, as a key in strata developments, purpose-built rental input into the City’s consultation process of updating the developments and the provision of secondary Official Community Plan. suites; enable seniors to age in place; and, CitySpaces Consulting undertook the research between ensure adequate opportunities are provided for January and June, 2013. This involved a review of resort and lakeview residential development” previously completed housing-related studies and City of Vernon policies and plans, a comprehensive statistical — Residential Goals, Vernon Official research and analysis, and in-person and telephone Community Plan, adopted 2008. stakeholder interviews.
What is a Housing Needs Assessment? A housing needs assessment identifies the current and emerging housing needs in a community, examines gaps and issues, and provides directions for consideration by a municipality and its community partners. This is accomplished through quantitative and qualitative analysis. The former involves assembly and analysis of relevant, reliable data; the latter involves talking with interested parties about current and emerging housing needs.
Housing needs assessments can be further supported by strategic planning exercises, such as a Housing Action Plan or an Affordable Housing Strategy. Typically, these strategic reports build on the gap analysis identified in the needs assessment, and offer strategic directions with respect to policy recommendations and/ or regulatory tools to respond to the housing issues. This was not part of the scope of CitySpaces’ work.
Report Organization The key findings are presented in this Summary, which is supported by three companion documents: (i) Market Housing Briefing Paper; (ii) Non-Market Housing Briefing Paper; and, (iii) Consultation Briefing Paper. The concluding component of this report sets out potential policy and regulatory tools to address the gaps and issues identified through the research. Summary: Vernon Housing Needs Assessment
Vernon: A Photographic Sampler, Winter and Spring, 2013
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The Housing Continuum The Housing Continuum (Figure 1) is a visual concept that shows a full range of types and tenures of housing, from seasonal shelters to home ownership. As an illustration it has two purposes – to provide readers an “at a glance” look at what housing planners use as a basis for analysis, and as a tool to identify gaps in Vernon’s housing market.
Figure 1: The Housing Continuum
NON-MARKET HOUSING MARKET HOUSING
Year-Round Market Seasonal Transitional Supportive Social Home Emergency Rental Shelters Housing Housing Housing Ownership Shelters Housing
Government “Social” or Private housing Fee simple, funds mats for housing housing housing “Subsidized” makes up most strata ownership, overnight stays providers and providers offer providers offer housing rental housing. shared equity in churches and faith-based stable housing permanent requires ongoing Majority of ownership other locations groups offer as a step housing in government purpose- (e.g., mobile November- temporary between shelters purpose- subsidies to designed home parks). March. shelter, food, and permanent designed reduce rents buildings date and other housing. Period buildings or in for low income prior to 1990. support services. of 2-3 years, with scattered sites, households. Secondary Most shelters support services with ongoing Operated by non- market includes are open 24/7, provided on support for market housing secondary provide three or off-site. people who are providers, BC suites. meals a day, not able to live Housing and and support independently. cooperatives. services. Short stay of 30 days or less.
HOUSING CONTINUUM
Source: CitySpaces Consutling, 2013
Vernon’s Housing Context Vernon is a medium-sized community of approximately 38,000 residents, home to almost 60% of the North Okanagan Regional District’s population. Vernon has a mix of new and mature neighbourhoods – newer homes mostly built on hillsides and older homes closer to the City Centre. There is some evidence of upgrades and infill development in mature neighbourhoods, and newer homes and vacant lands in the new hillside neighbourhoods. On the whole, Vernon has a good supply of housing, ranging from well maintained single- detached to semi-detached, row/townhomes and moderate quality of apartment buildings within its 3 distinct development districts of 21 neighbourhoods (refer to Table 1.1).
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Table 1.1: Vernon Residential Neighbourhoods
DEVELOPMENT DISTRICT NEIGHBOURHOODS
Development District #1: Downtown City Centre
East Hill, Harwood, North Vernon, Anderson Park, Alexis Development District #2: Neighbourhood Park, Polson, Mission Hill, West Vernon, South Vernon, Waterfront, Okanagan Landing East
The Foothills, Blue Jay, Middleton Mountain, Turtle Development District #3: Hillside Residential Mountain, The Rise, Okanagan Hills, Okanagan Landing and Agricultural District North, Okanagan Landing South, Bella Vista West, Predator Ridge
Source: Residential Inventory and Assessed Values, City of Vernon, July 2012
Vernon experienced significant growth in housing development in the early and mid 2000s. At that time, residential neighbourhood plans were approved for a mix of single-family and multi-family housing on greenfield areas located on the surrounding hillsides. These new neighbourhoods, including Predator Ridge, Turtle Mountain and The Rise, had infrastructure and servicing constructed with primarily single-detached homes built (in phases) on the subdivided lots.
Following the economic downturn in 2008, however, there was a significant decrease in demand, and, in turn, housing starts. The notable decrease in starts paralleled the housing and economic situation in many communities across BC. Since then, Vernon has not experienced the number of housing starts seen prior to 2008 and, as such, has an ample supply of vacant / serviced land available for housing development.
Based on the current growth, the vacant, “shovel-ready” lots available on Vernon’s hillsides should be able to satisfy the market demand for family-oriented housing in Vernon for decades (see Table 1.2). The leading question resulting from this is to determine if these vacant lots can satisfy the local housing demand. In addition, it is also important to understand whether there are households in the community that have housing needs that are not being met with the current housing supply, and could benefit from other forms of housing not currently supported by existing municipal plans.
Measuring Housing Needs by Indicators The standard methodology for identifying housing needs in a community begins with assembling historical and current demographic, income, real estate and rental data, for the smallest geography that is available. The interpretation of the data reveals certain patterns and trends.
For example, understanding the structural conditions of homes (measured by the percentage of dwellings requiring major repairs to such things as defective plumbing) provides insight into good or poor living conditions of buildings and neighbourhoods. A high persistence of need and repair may indicate an income and affordability issue among homeowners, or a property management issue.
The foundation of this needs assessment was assembling, analyzing and providing commentary on the critical housing indicators, by using quantitative and qualitative methods. It should be noted that large municipalities (typically, Census Metropolitan Areas – Vancouver, Calgary) often have access to more detailed, geographically-specific statistical information that is not available for smaller municipalities.
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In most cases, communities the size of Vernon may not have data available at the neighbourhood or municipal level, and may have amalgamated data with neighbouring municipalities. This needs assessment exhausted all resources to the most up to date and relevant level of geography, where available (refer to Appendix A of the companion Market Housing Briefing Paper).
The Market Housing Situation Market housing refers to rental and ownership housing that trades freely in response to supply and demand, with the occupant receiving no ongoing subsidies from government. Derived from the detailed research outlined in the Market Housing Briefing Paper #1, the key observations with respect to market housing in Vernon are highlighted below.
• Vernon has a good supply of most of the housing types (detached, semi, row, and a reasonable supply of apartments). Homes and buildings are generally in good condition. Although the predominant form of tenure is ownership, there is a reasonable supply of purpose-built and secondary market rental.
• The reduction in housing starts due to the economic recession and decreased demand has been a factor in the stabilization of sales prices, which is positive for potential home purchases, but more risky for developer- builders of new housing.
• A couple, in the age range of 25 to 34, making the median income would be able to afford condo apartments and row / townhomes in most neighbourhoods in Development District 2, or a mobile home, but have much less choice for detached homes in any of the Development District neighbourhoods.
• A lone parent family or single person would not have the purchasing power for a median-priced condominium, but would be able to purchase a mobile home or perhaps a very modest, older condominium.
• Single parent families and single persons have very limited choice in the homeownership market, and are much more likely to be renters.
• At 2012 rent levels, single seniors and lone parent families between the age of 25 and 34 would not have enough income to rent a one-bedroom apartment without compromising other life essentials.
• Vernon has a good supply of residential care homes and private sector seniors independent supportive housing. This type of housing are costly, and less affordable for the average senior on a fixed-income.
The most notable observation from the market housing research was the volume of available land supply already pre-zoned for residential development, all located within Development District #3 – Hillside Residential & Agricultural District (includes neighbourhoods of Bella Vista, The Rise, and Middleton).
Table 1.2: Residential Land Supply
# OF APPROVED HOUSING SUPPLY HOUSING SUPPLY HOUSING SUPPLY UNITS (YEARS) *200 STARTS (YEARS) *300 STARTS (YEARS) *400 STARTS
9,168 45.8 years 30.6 years 22.9 years
*Based on the potential number of housing starts per year.
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As noted in Table 1.2, if the trend of 200 housing starts per year continues as it has since the 2008 economic downturn, Vernon has enough approved residential inventory to accommodate housing for the next 45 years. Further, this residential inventory does not include the infill development potential in mature neighbourhoods, including Mission Hill, and does not include the residential development potential planned for the City Centre.
Non-Market Housing Situation Non-market housing refers to housing that is delivered and managed by an organization (i.e. non-profit housing provider or BC Housing) on a non-profit basis. Non-market housing can include seasonal and year-round shelters for the homeless, transitional housing, supportive housing, and social housing1 options. The housing may, or may not, be subsidized on an ongoing basis.
For those Vernon households who are unable to compete in the market to secure adequate, affordable and suitable housing, there is a limited supply of subsidized (social) housing, as well as rent supplement programs for low income families and seniors.
As discussed in the Non-Market Housing Briefing Paper, 7 out of the 12 Considering that singles who social housing buildings (subsidized for those individuals/families who can earn less than the median live independently) are designated for low-income families. A number of income are one of the most these buildings also provide accessible non-market housing units. Seniors, vulnerable population sub- singles and couples-oriented buildings make up the remainder of the social groups in Vernon, incorporating housing units. Kekwillie Place, managed by the Vernon Native Housing more singles-oriented social Society, is the only non-market housing building that caters to singles and housing Vernon would be worth couples. exploring in the future.
The John Howard Society provides the majority of shelter and transitional housing units in Vernon. While emergency and transitional housing have been sufficient in meeting the needs of vulnerable men in Vernon, there is evidence to suggest that similar transitional housing for women is needed in the community. There has been a doubling in the number of women utilizing the Gateway Shelter in Spring 2013 compared to the same time in 2012, and nearly four times the number of turn-aways. From stakeholder interviews, a number of these women should be living in supported transitional housing, but instead are occupying the emergency shelter, or pre-maturely entering the rental market place before they are ready.
While there is a number of non-market senior-oriented housing in Vernon, there is also private market rental housing that is suitable for seniors independent living that has rents within reach of seniors on fixed-incomes. However, not all of these buildings are adequate to accommodate seniors who require semi-supportive or supportive care. Privately managed supportive senior housing is more costly on a monthly basis than an independent senior-oriented apartment, and is often not attainable to seniors on fixed-incomes. In Vernon, there are 478 seniors reciving the SAFER2 rental assistance. This is proportionally higher compared to other communities of similar size in the Province. The high number of seniors receiving SAFER is a positive sign that seniors in need are receiving assistance, but it is also an indication of the inherent demand for seniors-oriented housing in Vernon.
1 Social housing refers to family or seniors housing that receives an ongoing operating subsidy from government. The majority of social housing across Canada was built in the 1970s through the early 1990s through specific government programs. There are currently no programs to build new social housing.
2 The Shelter Aid for Elderly Renters (SAFER) program provides monthly cash payments to subsidize rents for eligible BC residents who are age 60 or over and who pay rent for their homes (BC Housing, 2013).
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Supportive Housing Policies and Initiatives
Overarching Planning Directions The City of Vernon has a number of over-arching policies and regulatory Acknowledging that there is a tools that promote sustainable community development, which support both shortage of transitional housing market and non-market housing forms in the community. By and large, for women in Vernon, and Vernon’s existing housing policies provides a framework for creating and noting that single female parent sustaining an inclusive community. From a policy scan point of view, the households earn between 2.5 to City already: 3 times less than couple family income households (making it • Encourages higher density multi-unit residential in close proximity to more challenging for them to existing infrastructure, transit routes, and shopping; compete in the local real estate • Supports infill development on vacant lands in both mature and recently market), exploring transitional subdivided neighbourhoods; housing for women could be an option for housing partners in • Promotes a range of housing types from single-detached, semi- the community looking to detached, tri-plexes, small lot residential, secondary suites, townhomes, facilitate an affordable housing and low-rise apartments; project in Vernon. • Acknowledges the housing challenges of sub-populations and vulnerable individuals; Considering the projected • Is receptive to leasing City-owned land, waiving development cost increase in population for age charges, and considering property tax exemptions for proposals for groups 65 to 80 and 81 to 90+, it housing projects, which serve people with special needs; and would be worth exploring • Promotes revitalizing the City Centre through residential intensification additional subsidized seniors- that includes a broad mix of housing types, as well as encouraging oriented supportive living units density such as ground-oriented multi-unit dwellings. in Vernon in order to meet the future seniors housing needs. Official Community Plan (2008) The Official Community Plan (OCP) recognizes the importance of social planning, and has incorporated principles and policy language around this pillar of sustainable community development. While the guiding principle “housing meets the needs of the whole community”, is referenced in nearly all sections of the OCP, two sections emerge as the most relevant with respect to the Vernon Housing Needs Assessment: 6.0 –Residential; and 16.0 – Social Planning.
Existing policies were investigated to determine if there is any missing language with respect to market and non-market housing, particularly language around some of the identified housing issues in Vernon such as low- income singles, lone-parent households, transitional housing, and subsidized seniors supportive housing. Selected policies from the scan are noted in Table 1.3.
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Table 1.3: Policy Scan
# POLICY EXCERPT RESPONDS TO
✓ Compact / complete • Focus new growth and development in the City Centre District communities 4.1 and designated neighbourhood centres in the Neighbourhood ✓ Mixed-use District. ✓ Sustainable Development
• Amend the City’s Residential Development Cost Charges structure to size-based DCC charges, whereby a unit’s DCCs are calculated on the basis of the square footage of the unit, regardless of type. Also amend the DCC structure by 4.2 ✓ Affordable Housing establishing sectoral DCCs which correspond with the three development districts. Consider such tools as establishing a local service area to address the cost of works not addressed by DCCs.
• Undertake a neighbourhood planning process for single and two ✓ Affordable Housing 4.6 family neighbourhoods interested in exploring densification, ✓ Compact / complete subject to funding and resources. communities
• Discourage the development of new low density greenfield ✓ Compact / complete residential subdivisions. When additional lands are needed in the 4.7 communities future to meet population growth, ensure that new development ✓ Sustainable Development is designed to meet the Guiding Principles.
• Explore innovative ways of supporting attainable housing, including investigation of the recommendations arising from the City of Vernon Affordable Housing Committee Attainable Housing Strategy, as follows: (a) Restructure DCCs; (b) Review parking requirements; 6.1 ✓ Affordable Housing (c) Increase/expand permitted types of housing; (d) Consider inclusionary zoning; (e) Examine mixed-use developments and revitalization tax program; and (f) Appoint an Affordable Housing Committee to monitor progress.
✓ Compact / complete • No new low density residential zones are to be created or 6.3 communities permitted in areas designated as high density residential. ✓ Sustainable Development
• Ground-oriented multiple family developments are strongly 6.5 encouraged in designated areas in the City Centre and ✓ Housing Form Neighbourhood Districts.
• Utilize density bonusing in the City Centre, neighbourhood ✓ Affordable Housing 6.6 centres and designated multiple family areas for the provision of ✓ Housing Form rental units.
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# POLICY EXCERPT RESPONDS TO
✓ Housing Form 6.7 • Continue efforts to accommodate secondary suites. ✓ Compact communities ✓ Sustainable Development
• Identify opportunities for appropriate housing options for seniors, including within the City Centre District, and opportunities to age in place throughout residential ✓ Senior-oriented housing 6.8 neighbourhoods in the community. 55+ complexes should not be ✓ Housing Form discouraged, but designed with due consideration for adjacent uses and the streetscape.
• Mobile home parks are recognized as an attainable housing form, and the rezoning of existing mobile home parks will be ✓ Affordable Housing 6.9 considered in light of the Council-adopted policy Rezoning ✓ Housing Form Applications – Existing Mobile Home Parks.
• Undertake development of policies with regard to carriage 6.11 houses, with due consideration of the issues faced in ✓ Housing Form neighbouring jurisdictions with this housing form.
• Local convenience retail outlets (retail uses designed to serve 6.14 the surrounding neighbourhood) may be permitted in any ✓ Mixed-use residential designation.
• Mixed use development with commercial uses at-grade and a ✓ Family housing 7.7d variety of multiple family housing types above that cater to ✓ Housing Form families, non-family households, and seniors. ✓ Mixed-use
• Investigate and establish policies and guidelines for property tax exemptions for buildings owned or leased by non-profit 16.5 ✓ Housing partnerships organizations to provide social, cultural or recreational services and programs for public benefit.
• Encourage affordable housing units, either ownership or 16.8 rental, within the context of market housing developments ✓ Affordable Housing through the use of covenants for housing agreements.
• Work in partnership with community agencies, non-profit ✓ Affordable Housing organizations, senior levels of government and the business 16.9 ✓ Shelters community in the provision of affordable housing, special needs housing, and emergency shelter and housing. ✓ Accessible Housing
• Where appropriate, lease City-owned land for the provision of 16.10 units for those in core housing need or requiring emergency ✓ Affordable Housing shelter.
• Recognize the role of rooming houses in the provision of 16.11 ✓ Affordable Housing affordable housing options.
The existing OCP has a number of policies that encourage sustainable community development and support the development of affordable housing. The existing policies could be enhanced by adding language around
Page 10 CitySpaces Consulting | August 2013 Summary: Vernon Housing Needs Assessment non-market housing, specifically transitional housing, low-income singles, and low-income seniors (see Table 1.6).
Housing Gap and Issues Analysis Through research, the consultants have identified housing gaps and issues in Vernon along the Housing Continuum. They are depicted on Figure 1, and further described in Table 1.4 where observations of the housing issues in Vernon have been identified along the housing continuum. These housing issues have been weighed against the current housing supply, determining if there is a current or potential housing gap with respect to housing inventory in Vernon, and if there are policies already established (or missing) to address these housing needs and issues.
Table 1.4: Vernon Housing Gaps
DOES CURRENT HOUSING SUPPLY EXISTING CITY POLICY TO HOUSING CONTINUUM MEET THE NEED? ADDRESS THIS?
Yes and no. Lack of transitional housing for women has increased the occupancy Emergency Shelters OCP 16.9, 16.10 of shelters and has increased the number of turn-aways.
No. Women in need of transitional housing are occupying the Gateway Shelter or are Transitional Housing No entering into market rental without adequate coping skills.
All units are currently occupied and there OCP 6.1, 6.6, 7.7d, 16.5, Social Housing – Families is a waitlist. 16.8, 16.9, 16.10
All units are currently occupied and there Social Housing – Seniors OCP 6.8 is a waitlist.
Low income singles will be challenged to OCP 6.1, 6.6, 6.7, 7.7d, 16.8, Market Housing – Rental, Singles find adequate, suitable housing that is 16.9, 16.10, 16.11 affordable to them.
Low income families have a difficult time finding adequate and suitable market housing, and social housing vacancies are OCP 6.1, 6.6, 7.7d, 16.5, Market Housing – Rental, Families few. Lone parent families may have the 16.8, 16.9, 16.10 greatest difficulty securing affordable housing.
Yes, the majority of seniors are able to rent Market Housing – Rental, Seniors at current market rental rates. Almost 500 OCP 6.8 Living Independently seniors receive a rent supplement from the BC government.
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DOES CURRENT HOUSING SUPPLY EXISTING CITY POLICY TO HOUSING CONTINUUM MEET THE NEED? ADDRESS THIS?
The costs of market rental assisted living Market Housing – Rental, Seniors are high. Seniors without considerable home Requiring Support Services No equity will have difficulty paying these rents.
Yes and No. Yes. The City has approved (through zoning or OCP designations) a long term supply of developable land. Market Housing – Home OCP 6.3, 6.5, 6.11, 7.7d Ownership No, there is a mis-match for smaller households (singles, couples without children) and the predominant form being built by developers – multi-bedroom detached homes.
In addition to the needs and gaps outlined in the above table, there is some Securing some mobile home evidence noted in existing policies and applications that suggest that mobile parks or preventing the home parks are being considered for “phasing out” of Vernon over time, displacement of low to potentially through rezoning applications. As noted in the market and non- moderate-income tenants, such market housing briefing papers, mobile home parks are a form of affordable as establishing a homeownership for young couples, singles, and lone parent households at redevelopment clause, may be or below the median income levels. worth exploring. Potential Tools Further to the policies that support affordable housing in Vernon, there are a number of tools that municipalities can implement to support and facilitate a broad mix of market and non-market housing projects. The following table lists typical housing tools, and if they are already being used by the City of Vernon. As the table demonstrates, the City of Vernon already has a number of best practices housing tools. For Vernon, some of these housing tools exist at policy level (encouraged / supported) but have not yet transpired into a comprehensive study or regulatory form (i.e. identification of sites appropriate for future affordable housing projects).
Table 1.5: Housing Tools Scan
HOUSING TOOLS CITY OF VERNON
Housing Needs Assessment Pending
Housing Action Plan (or Affordable Housing Strategy)
City owns land/sites appropriate for affordable housing for Supported by OCP Policy lease to non-profits
Grants to facilitate affordable housing Discretionary Housing Form – Small Lots ✔
Housing Form – Carriage House Supported by OCP Policy
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HOUSING TOOLS CITY OF VERNON Housing Form – Secondary Suites ✔
Secondary Suites – Owner-Occupancy Not Required Infill Development Policy ✔
Density Bonus Provisions Supported by OCP Policy
Community Amenity Policy or Contribution Program Housing Reserve Fund ✔ Reduced Parking Requirements for Affordable Housing ✔ Waiving Development Fees ✔ Waiving Development Cost Charges ✔ Property Tax Exemptions ✔ Standards of Maintenance Bylaw ✔ Housing Agreements ✔ Community Land Trust ✔
Addressing Gaps along the Housing Continuum Considering the background research, gap analysis, policy review, and housing tools scan, there are some options for the municipality to consider in order to continue providing a mix of housing types that meet the needs of all residents.
The following section outlines opportunities for the municipality to consider that responds to each of the housing issues / gaps identified through the Vernon Housing Needs Assessment.
Table 1.6: Tools to Consider for Addressing Housing Issues
HOUSING ISSUE / GAP CONSIDERATION
• Consider adding policy language in the OCP – Section 16.0 – Transitional Housing for Women Social Planning, to explore opportunities to provide transitional housing units for women in Vernon.
Mobile homes are an affordable • Consider establishing a redevelopment clause to maintain homeownership option for singles, mobile homes as a form of affordable home ownership in Vernon lone-parents, and young couples (25 to and to protect tenants from potential displacement. 34)
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HOUSING ISSUE / GAP CONSIDERATION
• Consider updating the Standards of Maintenance Bylaw for improved enforcement mechanisms. Condition of older multi-unit housing • Consider additional grant / incentive programs for multi-unit stock is displaying evidence of disrepair building upgrades as part of the revitalization strategy in the City Centre.
Housing providers requiring financial • Consider adding a grants policy specific to facilitating affordable assistance housing.
• Consider preparing a standard housing agreement form that Streamline affordable housing projects the City can use for future collaborative affordable housing projects.
• Explore the feasibility of introducing community amenity Increase the non-market housing contributions (CAC’s) to incorporate new non-market housing inventory in Vernon units in new residential development projects.
• Consider adding language into the OCP to prioritize affordable Specific population sub-groups in need housing for low-income families, lone-parents, singles, and of affordable housing low-income seniors.
• Consider implementing a moratorium on any new greenfield residential neighbourhood plans until a certain percentage (i.e. 50%) of vacant serviced residential lots have been absorbed (lots in areas which have been supported by pre-zoned neighbourhood plans) • Consider exploring the feasibility of establishing a reallocation strategy, where property owners can reallocate proposed dwelling units / density on unserviced vacant land for increased number of dwelling units on vacant serviced land. • Transfers of density between two or more parcels (donor area and receiver area) Over-abundance of pre-approved lots • Through this mechanism, consider prioritizing dwelling unit transfers to the City Centre, or other prioritized designated for residential development neighbourhoods with vacant serviced residential land • The reallocation of dwelling units could support the residential intensification of the downtown and support the Pre-approved residential lots compete City Centre Plan with proposed City Centre initiative • The reallocation of dwelling units could promote the absorption of already serviced lands • The reallocation of dwelling units encourages more compact/ sustainable neighbourhoods, and makes better use of municipal infrastructure • A feasibility study of this tool should include consultation with property owners within the pre-zoned neighbourhood plans, and city solicitor • Consider a rezoning strategy. Downzone unserviced vacant residential land, and up-zone serviced vacant residential land. This is essentially a transfer of density within a parcel rather than between parcels.
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Closing Comments The housing situation is unique in Vernon compared to other communities of the same size, due to the fact that the available land for residential development far exceeds the anticipated demand. Land constraint is not an issue in Vernon and, subsequently, not a factor for increasing land prices. Unlike other communities, land availability helping to keep home prices relatively stable and affordable for those households in market housing.
Although the abundance of residential land supply is a positive reality for potential homebuyers (households in the moderate income range), and has stabilized the selling prices of single-detached homes, the significant volume of residential land inventory outside of the downtown is also a concern. The costs associated with low density hillside development can increase the municipal infrastructure costs (i.e. maintenance and repair). In addition, the availability of residential land inventory on the surrounding hillside will remain competitive to residential development proposed for the City Centre. As a result, the proposed higher density housing (ground-oriented, multi-unit) will likely suffer in the real estate market for years to come.
For those households that do not compete in the private market, the over-abundant supply of residential land inventory does not necessarily satisfy their housing needs. There have been positive and successful efforts to increase the supply of affordable housing in Vernon, much of which has catered towards low-income families. The provision of affordable housing could be improved in Vernon by diversifying the affordable housing supply to cater towards other population sub-groups in need of affordable housing including lone-parent households, singles, and low-income seniors. There is also a need to explore the feasibility of introducing transitional housing for women in Vernon.
The City of Vernon has undertaken this Housing Needs Assessment in order to better understand the population sub-groups that face the greatest challenges securing affordable and suitable housing in the community. With the housing needs identified, the City can enter into discussions with potential collaborative partners (local developers, BC Housing, and non-profit organizations) to facilitate the development of housing that meets the needs of the community. Initial considerations for addressing the gaps along the housing continuum are a starting point for the City to investigate a more strategic approach to implementation.
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Market Housing Briefing Paper
Prepared for the City of Vernon
August 2013
TABLE OF CONTENTS – MARKET HOUSING BRIEFING PAPER
Introduction ...... 1 City-wide Statistics – Demography, Housing, Affordability ...... 2 Population Estimates and Projections ...... 2 Age Groups ...... 2 Mobility Status ...... 3 Household and Family Composition ...... 4 Housing Structural Type ...... 4 Age and Condition of Housing Stock ...... 6 Housing Starts ...... 6 Rental Vacancy Rates ...... 7 Average Rents ...... 8 March 2013 Rental Market ...... 8 Incomes ...... 9 Incomes – Couple Families ...... 9 Income – Lone Parent Families ...... 10 Incomes – Persons Not in a Family ...... 11 Low Income Households ...... 11 Source of Income by Household Type ...... 13 Sources of Incomes: Top Seven ...... 16 Core Housing Need ...... 17 Homeownership Real Estate Market ...... 17 2004-2012 Sales Prices ...... 17 March 24, 2013 – List Prices ...... 19 Housing Affordability ...... 19 Vernon Home Ownership Market Affordability ...... 19 Affordability in Vernon’s Neighbourhood ...... 21 Vernon Rental Market Affordability ...... 23 Seniors’ Housing ...... 24 Summary Observations and Comments – Vernon’s Market Housing ...... 25
Vernon’s Neighbourhoods ……………….………………………………………………………………...27
Appendix A – Maps and Table of Key Descriptors (Source, Geography, Date)
Appendix B – Sample MLS® Listings, by Neighbourhood, 06 June 2013
August 2013 | CitySpaces Consulting List of Figures Figure 1: Housing Continuum Figure 2: Population – Historic and Projected Figure 3: Population by Age Group, Vernon Local Health Area 22 Figure 4: Mobility between 2001 and 2006, Vernon (CY) and BC Figure 5: Household Type, Vernon (CY) Figure 6: Housing Structural Type, Vernon (CY) Figure 7: Housing Structural Type Comparison to BC Figure 8: Dwellings by Age of Construction, Vernon (CA) Figure 9: Housing Starts, Vernon (CA) Figure 10: Vacancy Rate, Purpose Built Rental Housing, Vernon (CA) Figure 11: Rental Rates, Purpose Built Rental Housing, Vernon (CA) Figure 12: Unit Availability by Bedroom, Vernon (CY) Figure 13: Rents by Bedrooms, Vernon (CY) Figure 14: Couple Families, Median Income, 2010 (Postal Codes V1T, V1B, V1H) Figure 15: Lone Parent Families, Median Income, 2010 (Postal Codes V1T, V1B, V1H) Figure 16: Persons Not in a Family, Median Income, 2010 (Postal Codes V1T, V1B, V1H) Figure 17: Low Income by Household Type, 2010 (Postal Codes V1T, V1B, V1H) Figure 18: Median Income Low Income Couple Families (Postal Codes V1T, V1B, V1H) Figure 19: Median Income Low Income Lone Parent and Single People (Postal Codes V1T, V1B, V1H) Figure 20A: Sources of Income, by Household Type, 2010 (Postal Code V1T) Figure 20B: Sources of Income, by Household Type, 2010 (Postal Code V1B) Figure 20C: Sources of Income, by Household Type, 2010 (Postal Code V1H) Figure 20D: Sources of Income, by Household Type, 2010 (British Columbia) Figure 21A: Top Seven Sources of Income, (Postal Code V1T) Figure 21B: Top Seven Sources of Income, (Postal Code V1B) Figure 21C: Top Seven Sources of Inomce, (Postal Code V1H) Figure 21D: Top Seven Sources of Income (British Columbia) Figure 22: Core Housing Need, By Age Group Figure 23: Median Sales Prices, North Okanagan Figure 24: List Prices, Vernon Housing Market (March 2013) Figure 25: Maximum Purchase Price Figure 26: Affordability By Neighbourhood, Single Detached Figure 27: Affordability By Neighoubrhood, Row / Townhouse Figure 28: Affordability By Neighoubrhood, Condo Apartment Figure 29: Vernon Rental Market Affordability Figure 30: Vacancy Rate, Seniors’ Housing, North Okangan, 2012 Figure 31: Average Rents of Independent Living Spaces, 2012 Figure 32: Population and Dwelling Types by Neighbourhood Figure 33: Distribution of Family Types by Neighbourhood Figure 34: Housing Type by Neighbourhood Figure 35: Neighbourhood Density by Population and Dwellings Figure 36 Assessed Property Values by Neighbourhood, 2012 Figure 37: Vacant Lots and Supported Development in Neighbourhood Plans & Comprensive Development Zones, 2012
August 2013 | CitySpaces Consulting Vernon: Market Housing Briefing Paper
MARKET HOUSING IN VERNON STATISTICAL CONTEXT
Introduction The City’s Official Community Plan (OCP), adopted in “Residential goals include exploring innovative 2008, sets the stage for further exploration of how the City ways of supporting the provision of attainable of Vernon, and its partners, can best achieve an increased housing; provide housing options for a broad choice of housing types. A key goal of increased housing choice is to facilitate the retention and new development of array of forms and densities in the City Centre adequate, suitable and affordable housing for families and District; provide medium density multiple family seniors (see sidebar). housing options in and around designated neighbourhood centres; provide greater The Vernon Housing Needs Assessment is being prepared opportunities for ground-oriented multiple family to help advance the discussion of apparent gaps along the development; support the provision of rental units “housing continuum” (see graphic on page 5), and other in strata developments, purpose-built rental housing-related issues. Additionally, it will form part of the developments and the provision of secondary background material for the City’s 2013 OCP review. suites; enable seniors to age in place; and, • The briefing paper draws on a range of quantitative data ensure adequate opportunities are provided for from a number of sources. Its focus is on “market resort and lakeview residential development” housing” – rental and ownership housing that trades freely in response to supply and demand, with the — Residential Goals, Vernon Official occupant receiving no ongoing subsidies from Community Plan, adopted 2008. government. Information is provided at the smallest geography for which the data is available.
Note: Statistics are derived from Statistics Canada, BC Stats, City of Vernon, Okanagan Mainline Real Estate Board, and Canada Mortgage and Housing Corporation. Wherever possible, statistics are reported for Vernon City (CY), and its neighbourhoods. Where this was not possible, the smallest geographies were used for which data is published – Vernon Census Aggolomeration (CA), and Local Health Area 22. Maps for these different geographic areas are located in Appendix A.
August 2013 | CitySpaces Consulting Page 1 Vernon: Market Housing Briefing Paper
City-wide Statistics – Demography, Housing, Affordability
Population Estimates and Projections • As shown in Figure 2, Vernon (CY) and metro Vernon Housing Implications of Population Projects: (Local Health Area 22) have had a consistent, positive Does the City of Vernon have sufficient serviced population growth rate in the past two decades. BC or serviceable land supply to accommodate future Stats projections show that the metro area will continue population growth? Figure 37 (Vacant Lots and to grow from over 65,000 residents to over 80,000 Supported Development in Neighbourhood Plans) residents by 2036. Vernon is the major population centre suggests that there is ample land supply for both for metro Vernon with 58% of its population. Projecting detached and multi-family housing. forward on this basis, Vernon’s population will approach 42,000 by 2021 and 47,000 by 2036.
Figure 2: Population – Historic and Projected 90,000 LHA without Vernon Vernon (CY) 45,530 46,905 43,811 67,500 41,834 39,889 38,150 35,944 31,817 33,494 45,000 23,514 20,120
31,725 32,970 33,965 22,500 27,682 28,885 30,293 23,889 25,843 25,556 25,110 26,283
0
1986 1991 1996 2001 2006 2011 2016 2021 2026 2031 2036 Sources: Statistics Canada Census. BC Stats, P.E.O.P.L.E 2012 and CitySpaces Consulting
Age Groups As shown in Figure 2, population projections are for the Housing Implications of Different Age Groups: Vernon Local Health Area, the smallest geography for Residents of different ages tend to have different which BC Stats undertakes population projections. The age housing needs. For example, two-storey homes group projections for Vernon (CY) would likely follow a may be suitable for families with young children, similar pattern, as shown in Figure 3. During the period 2011 to 2031: but less so for empty nesters and singles who want a smaller accommodation. With the gradual • The 80+ population is projected to grow by 80%, to over aging of the population, seniors are challenged 6,100 residents. Combined, the 65-79 and 80+ age between staying in their current home, adapting it groups will make up 28% of the population, up from 20% to better meet their needs, or moving to another in 2011. form of housing. • Despite minor fluctuations, the 0-19 age bracket will stay relatively stable in terms of a percentage of the total population.
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• The 35-49 age group is expected to make the largest gains, while the population between 20 and 34 is expected to grow only modestly.
Figure 3: Population by Age Group, LHA 22 80,000
72,000 81 - 90+ 64,000 65 - 80 50 - 64 56,000 35 - 49 48,000 20 - 34 0 - 19 40,000 32,000 24,000 16,000 8,000 0 1991 2001 2011 2021 (P) 2031 (P) BC Stats, P.E.O.P.L.E 2012
Mobility Status As shown in Figure 4, in 2006, 47% of Vernon’s population lived at the same address as 2001. The comparative figure Housing Implications of Mobility: Vernon’ s for BC as-a-whole was 53%. Notably, Vernon had a larger population was quite stable in the 2001-2006 percentage of its population move within the city, from period – 74% (25,030 people) either lived at the elsewhere in BC, and from another province than BC as-a- same address or moved within Vernon. Between whole. 2006-2011, this figure increased to 80.6%.
Figure 4: Mobility between 2001 and 2006, Vernon (CY) & BC 60%
Vernon BC 45%
30%
15%
0% At same address Within Vernon Elsewhere in BC Another province Another country
Source: Statistics Canada Census, 2006 and 2011
August 2013 | CitySpaces Consulting Page 3 Vernon: Market Housing Briefing Paper
Household and Family Composition
As shown in Figure 5, in Vernon (CY), the number of Housing Implications of Household couples without children at home has slightly increased Composition: With a large majority of during the period 2001-2011 (from 37% to 39%), with the households without children at home, there is a number of couples with children has slightly declined (from need to ensure a diversity of housing types and 24% to 23%). In 2011, among census families, 17.9% were sizes suitable to smaller households. lone parent families. The BC equivalent was 15.3%.
Figure 5: Household Type, Vernon (CY) 16,000 One person households Couples without children at home 12,800 Couples with children at home
9,600
6,400
3,200
0 2001 2006 2011
Sources: Statistics Canada Census, 2006
Housing Structural Type In 2011, as shown in Figure 6, 77% of housing in Vernon was ground-oriented (detached, semi-detached, and row). This was approximately 8% more than the provincial average for ground-oriented housing (Figure 7).
• At just over 20%, the second largest component of Vernon’s housing mix comprises apartments with 5 or less storeys. Apartments 5 storeys and over are least common, comprising just over 1% of the overall housing stock. This stands in contrast with BC as-a-whole where 8% of all dwellings are in apartment buildings of five or more storeys.
• Duplex apartments, which Statistics Canada defines as “one of two dwellings, located one above the other”, make up 7% of Vernon’s dwellings. (Note: Statistics Canada does not enumerate three and four-plexes.)
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Figure 6: Housing Structural Type, Vernon (CY)
1% 1%
22%
7% 53%
9% 8%
Single-detached Semi-detached Row Duplex Apt Apartments (<5 Storeys) Apartments (>5 Storeys) Other
Figure 7: Housing Structural Type Comparison to BC 60%
Vernon (CY) BC 45%
30%
15%
0%
Row
Other Census of Canada Source: Statistics Canada, 2011 Detached Duplex Apt Semi-detached Apt (<5 Storeys) Apt (>5 Storeys)
Housing Implications of Structural Type: The current housing mix suggests there could be a mismatch between existing supply and future need, especially considering the aging population. A broader range of housing types and sizes is suggested. From a social perspective, a diversity of housing types provides more choices to suit a variety of lifestyles and budgets. Multi-unit buildings have densities that are better able to support walking, cycling, and transit.
August 2013 | CitySpaces Consulting Page 5 Vernon: Market Housing Briefing Paper
Age and Condition of Housing Stock As shown in Figure 8, for the Vernon CA, almost 2,000 dwellings survive from the post-war building period from 1946-1960. Significant building booms took place in the 1970s and again in the 1990s. (Note: This information is not available for the City of Vernon only). For the City of Vernon, the 2006 Census reports the number of dwellings built before 1986 as 9,805, which represents 62% of all dwellings.
• In 2006, 6.3% of all dwellings in Vernon (CY) were identified as requiring major repair. Major repairs refers to dwellings with defective plumbing or electrical wiring and dwellings needing structural repairs to walls, floors or ceilings (Statistics Canada, Classification of Dwelling Condition, 2010).
Figure 8: Dwellings by Age of Construction, Vernon (CA) 7,000 6,320
1920 or before 1921-46 5,250 1946-60 5,090 1961-70 1971-80 1981-90 1991-2000 2001-06 3,780
3,500
2,625
1,975 1,945 1,750
805 490
0
Source: Statistics Canada, 2006 Census of Canada
Housing Implications of Condition: The exterior condition of dwelling units is an important indicator to the health and viability of communities. The repair and maintenance of dwellings is one of the most important and most challenging elements for private households. The age of housing is an indicator of the type and quality of homes. Well- maintained older homes are an important part of the local history.
Housing Starts As illustrated in Figure 9, housing starts in Vernon (CA) have varied considerably since 1998, with the lows occurring in 2000 and 2011 and the highs in 2006. This pattern is generally reflective of residential development activity throughout the Okanagan during this period.
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• After a record 548 starts in 2007, the market contracted very quickly, dropping to 163 starts in 2011, and 165 in Housing Implications of Declining Housing 2012. On average, during the three year period from Starts: Vernon has not bounced back form the 2010 through 2012 there were 204 housing starts, which 2008 global and regional economic decline. About is fewer starts than during the entire period 1998-2009, 200 housing starts may be the “new annual with the exception of 2000, which only had 166 starts. norm”.
Figure 9: Housing Starts, Vernon (CA) 600 Row + Apartments 540 Detached + Semi-Detached 480 420 360 300 240 180 120 60 0
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012
Source: Canada Mortgage and Housing Corporation
Figure 10: Vacancy Rate, Purpose Built Rental Housing, Vernon (CA) Rental Vacancy Rates 10% Typically, a healthy vacancy rate for One Bed Two Bed purpose built rental housing is in the 8% range of 3%. However, as shown in Figure 10, Vernon’s vacancy rates 7% have varied widely since 2001. Rates 5% for Fall 2012 were 5.8% (1 bedroom) and 5.4% (2 bedrooms). Note: 3% CMHC does not collect secondary 2% rental market data for Vernon CA, and there is no reliable or verifiable 0% data published on the secondary market (e.g., secondary suites or 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 rented condos). Source: Canada Mortgage and Housing Corporation, Fall Rental Market Reports
Housing Implications of Rental Vacancy Rates: Vacancy rates are closely tied to economic conditions. With a static supply of rental properties, if the economy is robust and growing, vacancy rates will tumble. Conversely, when economic conditions are worsening, people move on to locations where jobs are more plentiful. Vernon shows a pattern of widely varying vacancy rates.
August 2013 | CitySpaces Consulting Page 7 Vernon: Market Housing Briefing Paper
Average Rents As shown in Figure 11, rents in Vernon (CA) notably increased during the 2006-2008 period, in step with the decrease in the vacancy rate. Since then, with declining demand and higher vacancies, they have leveled off.
Housing Implications of Average Rents: Rental rates are very closely tied to supply and demand. Typically, households who rent are not making long-term choices, but prefer some stability of living for one to two years. This is especially true for young singles and young couples, without children.
Figure 11: Rental Rates, Purpose Built Rental Housing, Vernon CA $900 One Bed $800 Two Bed Three Bed
$700
$600
$500
$400
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 Source: Canada Mortgage and Housing Corporation, Fall Rental Market Reports
March 2013 Rental Market On March 15th, 2013, the consultants undertook a scan of 50 rental properties in Vernon, and analyzed these by number of bedrooms and rental rates. Figures 12 and 13 illustrate their findings.
• Overall, monthly rental rates ranged from $550 to over $1,750. Most units were unfurnished, and only 10 of the 50 units included utilities.
• The majority of units were two bedrooms renting between $750 to $1,250 per month. Two bedroom units made up more than half of the units available.
• One and three bedrooms made up about 20% of the rental units, while five bedrooms and four bedroom units only made up 4% respectively.
Housing Implications: As this is a “snapshot in time” rather than a time series, for that date there is a relationship between rental rates and size – smaller units (studios and one-bedrooms) are notably less than larger units.
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Figure 12: Unit Availability by Bedroom, Vernon (CY)
2% 0 Bedrooms 4% 1 Bedrooms 4% 2 Bedrooms 20% 3 Bedrooms 18% 4 Bedrooms 5 Bedrooms
53% Source: CitySpaces Consulting, from Padmapper
Figure 13: Rents by Bedrooms, Vernon (CY) $2,000
$1,750
$1,500
$1,250
$1,000
$750
$500 0 1 2 3 4 5 Source: CitySpaces Consulting, Padmapper
Incomes The information analyzed in this section is derived from Statistics Canada’s 2010 taxfiler data base. A very high percentage of individuals in Canada complete an annual tax form. Although low income taxfilers may pay little or no taxes, in order to be eligible for certain tax credits, they must file. (Note: In Vernon, social service organizations encourage and assist people who may not have the ability to complete their forms).
As the data reported is median income, 50% of the households make less, and 50% make more. Looking at income, family type, and age together provides a much finer breakdown, helping housing analysts to better identifiy the needs in a community.
Incomes – Couple Families Figure 14 shows the differences in incomes among couple family households in two ways – by age and by family type – for residents of Canada Post’s Forward Sortation Areas (FSAs) beginning with VIT, V1B, and V1H (Refer to maps in Appendix A).
August 2013 | CitySpaces Consulting Page 9 Vernon: Market Housing Briefing Paper
• Regardless of age group, incomes are notably higher in the areas of Vernon with residents living in the VIB postal code, and lower in the VIT area. Notably, the median income of residents age 65 and older in the V1T area ($48,240) is lower than VIB ($61,220) and V1H ($55,680).
Figure 14: Couple Families, Median Income, 2010 $100,000 VIT $90,000 VIB V1H $80,000 $70,000 $60,000 $50,000 $40,000 $30,000 $20,000 $10,000
$0 Statistics Canada, Income Division, 2010, Areas – Vernon Forward Sortation 25-34 35-44 45-54 55-64 65+
Income – Lone Parent Families Figure 15 shows the differences among residents of the three Vernon FSAs for lone parent families.
• Not surprisingly, in Vernon, the incomes of lone parent families are considerably lower than couple families. In the age group 35-44, for example, couple family incomes are between 2.5 and 3 times that of lone parent families.
• Unlike couple families, there is relatively little difference in median incomes across the three FSAs.
Figure 15: Lone Parent Families, Median Income, 2010 $100,000 $90,000 VIT VIB $80,000 V1H $70,000 $60,000 $50,000 $40,000 $30,000 $20,000 $10,000
$0 Statistics Canada, Income Division, 2010, Areas – Vernon Forward Sortation 25-34 35-44 45-54 55-64
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Incomes – Persons Not in a Family Figure 16 compares median incomes for persons who are not in a family across the three Vernon FSAs.
• People not in a family (i.e., living alone, or sharing a unit but not in a relationship) have low incomes across all age groups. This is most notable for those age 65 or older, many of whom are very likely on fixed monthly incomes (CPP, Old Age Pension, Guaranteed Income Supplement). Residents of the FSAs V1B and V1H have incomes higher than people living in the V1T FSA. Incomes are notably higher for people aged 35-64, whereas there is less of a difference in the youngest and oldest age groups.
Housing Implications Related to Income: Looking across the three FSAs, incomes are highest in the V1B area, followed by V1H, then V1T. Generally, higher income households have more choice and purchasing power in any housing market. As a rule, developers and builders target their product to these households – larger lot and house size and, predominantly, ground-oriented housing. Usually, only niche market builders and non-market societies target households with lower incomes. As will be discussed in the Affordability sections of this document, lone parents and singles, regardless of where they live in Vernon, will be challenged to find adequate, suitable housing that is affordable for them.
Figure 16: Persons Not In A Family, Median Income, 2010 $100,000 $90,000 VIT VIB $80,000 V1H $70,000 $60,000 $50,000 $40,000 $30,000 $20,000 $10,000
$0 Statistics Canada, Income Division, 2010, Areas – Vernon Forward Sortation 25-34 35-44 45-54 55-64 65+ Definition – Low Income: Statistics Low Income Households Canada uses a Low Income Measure Figures 17 through 19 depict key measures related to Vernon’s low (LIM) as a relative measure of low income households. These are also derived from 2010 taxfiler data income. LIMs are a fixed percentage provided by Statistics Canada – incomes are reported before taxes. (50%) of adjusted median family • As shown in Figure 17, low income is most observable among lone income where adjusted indicates a parent families and single people. In the VIT area, 45% of lone-parent consideration of family needs. The families (650) and 33% of single people (2,130) fall below low income family size adjustment reflect the measures. Across the three FSAs, households in V1T have the precept that family needs increase highest incidence of low income. with family size. A family is considered
• When comparing Vernon to BC as a whole, among lone parent to be low income when their income is households, the incidence of low income is notably higher than BC below the Low Income Measure for (45% vs. 39%). their family and size.
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Figure 17: Percent of Low Income by Household Type 50%
V1T % Low Income V1B % Low Income 40% V1H % Low Income BC % Low Income
30%
20%
10%
0% Couple Families Lone Parent Families Not in a Family
Source: Statistics Canada, Income Statistics Division, 2010
• Figures 18 and 19 illustrate the median incomes of low income households, by household type, in Vernon’s three FSAs. Low income couple families with two children have annual median incomes between $23,000 and $27,000. Low income parent families with 2 children have even less income ($16,600 - $21,200). Low income single people have incomes of about $11,500.
Fig 18: Median Income Low Income Couple Families $40,000 VIT Median Income VIB Median Income V1H Median Income $32,000
$24,000
$16,000
$8,000
$0 Source: Statistics Canada, Income Division, 2010
Couple Family 1 Child Couple Family 0 Children Couple Family 2 ChildrenCouple Family 3 Children
Page 12 August 2013 | CitySpaces Consulting Vernon: Market Housing Briefing Paper
Fig 19: Median Income Low Income LP Families and Not in a Family $40,000 VIT Median Income VIB Median Income V1H Median Income $32,000
$24,000
$16,000
$8,000
$0 Source: Statistics Canada, Income Division, 2010
Not In a Family
Lone Parent 1 Child Lone Parent 2 Children
Housing Implications for Low Income Households: Low income families have a much more difficult time finding adequate and suitable housing. And, as the charts illustrate, single people and lone parent families are particularly challenged to secure shelter as well as paying for other essentials of life, including food, clothing, transportation.
Source of Income by Household Type The next four tables and four charts are also derived from the 2010 taxfiler data base, according to the three Forward Sortation Areas in Vernon – V1T, V1B, and V1H.
Figures 20A, 20B, and 20C provide a break-out of the percentage of households by type – couple families, lone-parent families and not in a family – who received income from each of 14 sources of income in 2010. For example, in Figure 20A, 78% of couple families received wages, salaries or commissions, in comparison with 71% of lone parent families, and only 50% of single people (not in a family). For comparison purposes, Figure 20D shows the same information for BC as-a-whole. The shaded boxes are meant to draw the reader’s attention to differences across the three household types.
An anlysis of data in the four tables reveals several similar patterns:
• A smaller percentage of lone parent families and single people derive income from wages, salaries and employment than couple families, while a larger percentage of lone parent and single person households derive income from government transfers of one form or another. The following examples draw the reader’s attention to some of these differences.
• Child Care Tax Benefit: In V1T, 70% of lone parent families claim this benefit, while only 30% of couple families do so. A similar difference appears in V1B – 79% and 31%, and in V1H – 67% to 20%. The pattern also prevails for BC as-a-whole, although the margin is less – 63% to 31%.
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• Social Assistance. In V1T, 28% of lone parent families receive social assistance, while only 6% of couple families do so. A similar difference appears in V1B – 14% and 3%, and in V1H – 17% to 3%. The pattern also prevails for BC as-a-whole – 3% to 17%.
• GST/HST credits. A large proportion of lone parent families and single people claim this benefit in comparison with couple families. In V1T, 86% of lone parent families and 76% of single people receive this credit. Similar high percentages are found in V1B – 79% and 66%, and in V1H – 81% and 68%. The pattern also prevails for BC as-a-whole – 80% to 67%.
• Looking across the three sub-areas of Vernon (Forward Sortation Areas), V1H stands out as having a higher percentage of couple families and non-family persons as deriving a significant portion of their incomes from Old Age Security, CPP and private pensions. Overall, the proportion of residents receiving transfers from government is higher in V1H than the other areas.
• Housing implications of Sources of Income. The data in this section reinforces earlier income data. Lone-parent families and single people (of all ages) are more reliant on government transfers than couple families, and will be the most challenged in terms of accessing adequate and suitable housing.
Figure 20A: Sources of Income by Household Type – FSA V1T
% of Lone % of People % of Couple Parent Not in a V1T Families Families Family Wages, salaries and commissions 78% 71% 50% Self-employment 20% 11% 7% Investment 43% 17% 35% Employment Insurance 24% 20% 9% OAS/Net Federal 30% 10% 40% CPP 39% 16% 48% Child Care Tax Benefit 30% 70% 0% GST/HST credit 38% 86% 76% Workers Compensation 7% 4% 3% Social assistance 6% 28% 14% BC tax credits 42% 86% 7% Private pensions 29% 8% 27% RRSPs 4% 1% 3% Other income 33% 22% 21% Source: CitySpaces from Statistics Canada, Income Statistics Division
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Figure 20B: Sources of Income by Household Type – FSA V1B % of Lone % of People % of Couple Parent Not in a V1B Families Families Family Wages, salaries and commissions 81% 76% 60% Self-employment 27% 17% 12% Investment 56% 28% 40% Employment Insurance 20% 21% 12% OAS/Net Federal 28% 10% 35% CPP 40% 17% 42% Child Tax Benefit 27% 66% 0% GST/HST credit 31% 79% 66% Workers Compensation 6% 0% 3% Social assistance 3% 14% 8% BC tax credits 34% 79% 8% Private pensions 31% 10% 28% RRSPs 4% 0% 4% Other income 44% 28% 26%
Figure 20C: Sources of Income by Household Type – FSA V1H % of Lone % of People % of Couple Parent Not in a V1H Families Families Family Wages, salaries and commissions 75% 74% 53% Self-employment 23% 10% 9% Investment 56% 24% 38% Employment Insurance 19% 19% 10% OAS/Net Federal 36% 12% 37% CPP 50% 21% 47% Child Care Tax Benefit 20% 67% 0% GST/HST credit 35% 81% 68% Workers Compensation 6% 0% 4% Social assistance 3% 17% 6% BC tax credits 39% 81% 7% Private pensions 40% 10% 28% RRSPs 6% 0% 3% Other income 43% 21% 25%
Figure 20D: Sources of Income by Household Type – British Columbia % of Lone % of People % of Couple British Columbia Parent Not in a Families Families Family Wages, salaries and commissions 82% 73% 58% CitySpaces from Statistics Canada, Income All Tables:: Source for Self-employment 24% 13% 10% Investment 50% 26% 10% Employment Insurance 19% 17% 8% OAS/Net Federal 21% 12% 30% CPP 28% 19% 35% Child Care Tax Benefit 31% 63% 0% GST/HST credit 39% 80% 67% Workers Compensation 5% 4% 3% Social assistance 3% 17% 9% BC tax credits 41% 79% 8% Private pensions 21% 9% 21% RRSPs 3% 1% 3% Other income 36% 24% 21% August 2013 | CitySpaces Consulting Page 15 Vernon: Market Housing Briefing Paper
Sources of Incomes: Top Seven Figures 21A through 21D provide a visual display of the top seven sources of incomes by sub-areas in Vernon (Forward Sortation Areas) and BC as-a-whole.
A review of the four preceding charts reveals the following:
• The top seven sources of income are the same for Vernon’s sub-areas and BC as-a-whole; however, it is the proportions among the sources that indicates differences.
• Incomes from pensions and Old Age Security play a larger role in Vernon than for BC as-a-whole. Within Vernon, 25% of households reported pensions or OAS. The equivalent figures were 22% for V1T and 19% for V1B. In contrast, the equivalent figure for BC was only 14%.
• Conversely, BC as-a-whole has more households deriving income from wages, salaries and commissions (65%) than Vernon’s residents living in V1B where 61% of households had income from this source, 58% in V1T and 55% in V1H.
Figure 21A: Sources of Incomes, V1T, 2010 Figure 21B Sources of Incomes, V1B, 2010
7% 10% 4% 3% Wages, salaries and commissions 8% 5% Private pensions CPP 6% OAS/Net Federal 4% Investment 5% Self-employment 7% 58% All other sources 61% 10% 9%
Figure 21C: Sources of Incomes, V1H, 2010 Figure 21D: Sources of Incomes, BC, 2010
6% Wages, salaries and commissions 9% Private pensions 10% CPP 6% 4% OAS/Net Federal 5% 5% Self Employment Investment 3% All other sources 4% 7% 55% 7% 65%
13%
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Core Housing Need Another way that housing analysts describe community housing Definition: Core Housing Need needs is through CMHC’s “Core Housing Need” measure, as A household is said to be in core housing need if its housing falls below at least one of the adequacy, defined in the sidebar. The data is accessed through an online data affordability or suitability standards and it would base, which can be queried in a number of ways – households by have to spend 30% or more of its total before-tax income to pay the median rent of alternative local tenure, by age of household maintainer, by aboriginal / non- housing that is acceptable (meets all three housing aboriginal, and by housing standards (adequacy, affordability and standards). Adequate housing – are reported by the residents suitability). Regrettably, the most recent data is from the 2006 as not requiring any major repairs. census, and the results of the 2011 census won’t be made available Affordable dwelling – costs less than 30% of total until 2014. before-tax household income. Suitable housing – has enough bedrooms for the The consulting team queried the data for Vernon (CA). The size and make-up of resident households, according to National Occupany Standards (NOS) following table provides data from 1996 and 2006 – overall, it can requirements. be seen that Core Housing Need declined considerably over that A household is not in core housing need if its housing meets all of the adequacy, suitability and period of time. This trend parallels many other Canadian cities. affordability standards OR, if its housing does not meet one or more of these standards, but it has sufficient income to obtain alternative local housing that is acceptable (meets all three standards).
Figure 22: Number of Households in Core Housing Need, By Age Group
1996 2006
Total 920 430
Age 15-29 150 75
Age 30-44 365 115
Age 45-64 265 240
Age 65+ 140 0
Source: CMHC, Housing in Canada Online (HiCO)
Homeownership Real Estate Market
2004-2012 Sales Prices The Okanagan Mainline Real Estate Board (OMREB) maintains a wide range of statistics that are helpful in examining historical patterns. The consultants reviewed median sales prices for 2004 – 2012. As shown in Figure 23:
• Between 2004 and 2008, there was a rapid escalation of prices, particularly in detached homes (residential), duplexes, and lots; and
August 2013 | CitySpaces Consulting Page 17 Vernon: Market Housing Briefing Paper
• Since 2008, prices have varied year to year, but stability has generally returned to the market. The exception to this are duplexes, which have increased in price – in 2012, equivalent to detached homes. (Note: OMREB uses the term “duplex”, which is used interchangeably by this REB for “semi-detached” homes.
Figure 23: Median Sales Prices, North Okanagan $420,000
$360,000 Duplex Mobile Home Residential $300,000 Apartment Lots $240,000
$180,000
$120,000
$60,000
$0 2004 2005 2006 2007 2008 2009 2010 2011 2012
Source: Okanagan Mainline Real Estate Board
Housing Implications: Sales prices have contracted notably since mid-decade (duplexes excepted), but not as dramatically as annual housing starts (Figure 9). The reduction in housing starts has been a factor in the stabilization of sales prices. A relative stabilization of sales prices is welcomed by potential home purchasers, whereas for developer-builders of new housing, it means very careful containment of the cost inputs into home construction – land, materials, labour, marketing.
Page 18 August 2013 | CitySpaces Consulting Vernon: Market Housing Briefing Paper
March 24, 2013 – List Prices The consultants undertook a snapshot of current listing prices for residential and condo/strata homes listed on MLS® primarily in Vernon. Drawing from Figure 24, the following are highlights:
• The predominate condo-strata market was priced between $150-$300,000;
• The predominate residential market was priced between $250-$400,000;
• There are many residential units on the market over $400,000 – 158 properties were listed at $600,000+.
Figure 24: List Prices, Vernon Housing Market
Strata Detached <$100
$100-$150 Condo/Strata > $100,000 9 32 Residential $150-200 $100-$150,000 39 49 $150-$200,000 57 77 $200-250 $200-$250,000 38 67 $250-300 $250-$300,000 43 85 $300-350 $300-$350,000 28 86 $350-400 $350-$400,000 21 83 $400-450 $400-$450,000 5 39 $450-500 $450-$500,000 9 49 $500-600 $500-$600,000 0 70
$600+ <$600,000 5 158
0 20 40 60 80 100 120 140 160 Source: CitySpaces from MLS®, March 25, 2013
Housing Affordability Affordability is the relationship between household income (minus debts) and prevailing sales prices. To illustrate, a 35-year old single parent working at a grocery store will have much less income than a young-30s couple, both fully employed and earning professional level salaries. This limits how much this parent is able to spend on housing without affecting other essentials – food, clothing, transportation, and child care. Conversely, the professional couple has considerably more income, and consequently, more choice in the housing market. An individual who makes the minimum wage, or is on disability or income assistance, has very few choices in any housing market.
Vernon Home Ownership Market Affordability Approaching affordability through the lens of household type and income provides a detailed and reliable analysis on a small area basis. Almost everyone who is interested in buying a first home, or wants to move to a larger home, will require a mortgage, which means “qualifying” by a banking institution or mortgage broker. For this report, CIBC’s online calculator was used to determine the “maximum purchase price” and the “maximum amount that can be borrowed”.
August 2013 | CitySpaces Consulting Page 19 Vernon: Market Housing Briefing Paper
• Using conventional and conservative banking qualifications (TDSR1), a household with an income of $100,000 would qualify to buy a home upwards of $450,000 – a household making $50,000 would likely qualify for a home of $200,000.
Figure 25 draws together statistics on median income by household type, a banker’s method of determining the maximum purchase price, and the 2012 median sales prices of homes in Vernon. The age group 25-34 was selected, as this is the usual age of an entry level purchase.
The maximum purchase price for household types living in Vernon’s three FSAs was calculated using CIBC’s mortgage affordability calculator. Terms – 5 year fixed closed at 4.19%, amortized over 25 years, monthly payments, downpayment of 10%, default insurance.
• As shown in Figure 25, couple families in this age group have reasonable purchasing power, allowing them to qualify for a maximum purchase price ranging from $286,700 in V1T and $315,300 in V1B. While this will not be enough to purchase a single detached home at the median 2012 sale price, they still have the ability to purchase a resale home in Vernon (Reference: Figure 24). They could afford to purchase a condominium.
• A young lone parent family or single person would not have the purchasing power for a detached home or condominium, but would be able to purchase a mobile home or perhaps, a very modest, older condominium.
Figure 25: Maximum Purchase Price Vernon Sales Prices 2012
Maximum Median Median Median Median Age 25-34 Purchase Single Mobile Income Condo Price Detached Home
Couple Families V1T $63,180 $286,700
Couple Families V1B $68,320 $315,300
Couple Families in V1H $63,500 $288,600
Lone Parent Family V1T $23,380 $82,500
Lone Parent Family V1B $20,670 $67,600 $350,000 $165,000 $70,000
Lone Parent Family V1H $20,860 $68,600
Single Person V1T $28,660 $111,700
Single Person V1B $30,150 $119,900
Single Person V1H $31,270 $126,100
Implications of Home Ownership Affordability: The majority of young couples in Vernon should be able to afford to purchase a single or semi-detached home in Vernon at current market sales prices if they have a substantial downpayment. Admittedly, this may mean buying an older home, a small home, or a home that requires repairs. Single parent families and single persons have very limited choice in the homeownership market, and are much more likely to be renters.
1 Total Debt Service Ratio, used by mortgage brokers and financial institutions to qualify borrowers for a mortgage, is a comparison of monthly mortgage, property tax and heating costs plus other debt payments against the borrowers monthly gross household income. The acceptable ratio is 40%. For households with very high credit ratings, the TDS can go as high as 44%. Page 20 August 2013 | CitySpaces Consulting Vernon: Market Housing Briefing Paper
Affordability in Vernon’s Neighbourhood At the City’s request, the consultants undertook a more detailed examination of housing for sale, by structure type, number of bedrooms, year built, and across the city’s 21 neighbourhoods – a complete list is provided in Appendix B. The objective was to identify the range of difference among neighbourhoods, which neighbourhoods have lower average prices (more affordable to more residents), and which neighbourhood have higher average prices (less affordable). The following three tables illustrate this range by single detached, row / townhouse, and condominium apartment. They are sorted from lowest to highest for each of the three types. Note: Where a $0 value appears, it indicates that at the time this work was undertaken, there were no listings of this type.
• The consultants have selected the age group 25-34 and housing type (couple families) for this analysis. Typically, these are entry level purchasers. This affordability analysis is less suitable for older residents (e.g., 35-49, 50-64, or 65+) as many within these age groups are homeowners and, therefore, likely to have equity in their existing homes that help them make a next purchase. It is less likely that they rely solely on income to qualify to purchase a home.
• As will be evident from the tables, couple families in this age group have strong purchasing power in most neighbourhoods for condo apartments and row / townhouses, but much less choice for detached homes.
Figure 26: Affordability by Neighbourhood – Single Detached
Affordability by Neighbourhood, Couple Family Age Group 25-34
Single Detached Affordable to Affordable to Affordable to Couple Family Couple Family Couple Family Average List with Median with Median with Median Neighbourhood Price Income in V1T? Income in V1B? Income? in V1H Anderson Park $209,900 Yes Yes Yes West Vernon $259,900 Yes Yes Yes Alexis Park $306,330 No Yes No City Centre $315,633 No Yes No Harwood $323,750 No No No Mission Hill $346,267 No No No North Vernon $348,967 No No No South Vernon $349,450 No No No East Hill $405,950 No No No Polson $421,075 No No No Okanagan Landing East $449,465 No No No Turtle Mountain $473,833 No No No Okanagan Landing North $488,580 No No No Blue Jay $509,600 No No No Middleton Mountain $563,280 No No No The Foothills $564,300 No No No Predator Ridge $582,500 No No No Okanagan Hills $585,333 No No No Waterfront $739,000 No No No Okanagan Landing South $1,552,600 No No No Bella Vista West $1,588,000 No No No
August 2013 | CitySpaces Consulting Page 21 Vernon: Market Housing Briefing Paper
Figure 27: Affordability by Neighbourhood – Row / Townhouse
Affordability by Neighbourhood, Couple Family Age Group 25-34
Row / Townhouse
Affordable to Affordable to Affordable to Average List Couple Family Couple Family Couple Family Neighbourhood Price with Median with Median with Median Income in V1T? Income in V1B? Income? in V1H
East Hill $0 Anderson Park $0 Waterfront $0 Okanagan Landing East $0 Blue Jay $0 Okanagan Hills $0 Okanagan Landing South $0 Okanagan Landing North $0 Middleton Mountain $0 City Centre $149,000 Yes Yes Yes Polson $149,900 Yes Yes Yes Alexis Park $159,500 Yes Yes Yes Mission Hill $192,500 Yes Yes Yes South Vernon $207,400 Yes Yes Yes West Vernon $209,450 Yes Yes Yes Harwood $242,933 Yes Yes Yes Turtle Mountain $268,800 Yes Yes Yes Predator Ridge $349,000 No No No North Vernon $352,400 No No No Bella Vista West $371,600 No No No The Foothills $399,000 No No No
Page 22 August 2013 | CitySpaces Consulting Vernon: Market Housing Briefing Paper
Figure 28: Affordability by Neighbourhood – Condo Apartment
Affordability by Neighbourhood, Couple Family Age Group 25-34 Condo Apartments
Affordable to Affordable to Affordable to Average List Couple Family Couple Family Couple Family Neighbourhood Price with Median with Median with Median Income in V1T? Income in V1B? Income? in V1H
Harwood $0 North Vernon $0 Anderson Park $0 Polson $0 South Vernon $0 Blue Jay $0 Middleton Mountain $0 Turtle Mountain $0 Okanagan Hills $0 Okanagan Landing South $0 Okanagan Landing North $0 Bella Vista West $0 Okanagan Landing East $0 Alexis Park $112,900 Yes Yes Yes Predator Ridge $122,500 Yes Yes Yes West Vernon $124,000 Yes Yes Yes City Centre $129,900 Yes Yes Yes East Hill $146,900 Yes Yes Yes The Foothills $175,900 Yes Yes Yes Mission Hill $192,000 Yes Yes Yes Waterfront $413,950 No No No
Vernon Rental Market Affordability Figure 29, derived from the data behind Figure 10 (average rental rates) and Figures 14-16 (median income by household type), shows how much a Vernon household is able to afford for rent without spending more than 30% of its gross income on shelter. The consultants used the age 25-34 group to calculate rental affordability, although a row has been added for single seniors (65 or older). This figure shows only households living in the V1T area, as this is the main area for rental accommodation.
August 2013 | CitySpaces Consulting Page 23 Vernon: Market Housing Briefing Paper
Figure 29: Vernon Rental Market Affordability
Vernon Average Maximum Affordable by Household Type CMHC Rents, Fall 2012 30% of Median Income 1 Bed 2 Bed 3 Bed Income Monthly
Couple Family, Age 25-34 $63,180 $1,580
Lone Parent Family, Age $23,380 $585 25-34 $637 $780 $873 Single Person, Age 25-34 $28,660 $717
Single Senior (65+) $22,440 $561
Source: CitySpaces Consulting, drawing on Statistics Canada Income Data and CMHC Rental Market Data
• Housing Implications. At the median income, a young couple family would have no difficulty finding affordable rental accommodation. Single seniors and lone parent families would not have enough income to rent a one-bedroom apartment without compromising other living essentials. A young single person would be able to afford a one bedroom apartment. Notably, however, single seniors would not be able to afford even a one bedroom suite, without a rental supplement (i.e., BC Housing’s SAFER program [Shelter Affordability for Elderly Renters]).
Seniors’ Housing Vernon has several privately owned and operated seniors’ residences, including Caterbury Court, Creekside Landing, and Silver Spring Residence. Monthly costs start at approximately $2,200. No information is publicly available for vacancy rates or turnovers.
CMHC began producing an annual report on Seniors Housing in BC in 2011. Information is published for the “North Okanagan”. In its 2012 report, CMHC identified there were 8,008 residents age 75+, and of these, the capture rate2 was calculated at 12.0%. Other key figures for 2011 and 2012 are shown in the accompanying tables. Figure 30: Vacancies in Seniors’ Housing, North Okanagan, 2012 Vacancy Rate Independent Living Vacancy Rate Heavy Care
2011 2012 2011 2012
10.1 4.9 16.3 14.6
Figure 31: Average Rent of Independent Living Spaces, 2012
Bachelor One Bedroom Two Bedroom
North Okanagan $1,511 $2,268 $3,052
Central Okanagan $1,754 $2,326 $3,492
Lower Mainland $2,178 $2,983 $3,757
Source: CMHC, Seniors’ Housing, British Columbia, 2012
2 The capture rate is the share of BC’s population age 75+ living in seniors’ housing of all types. This includes independent living suites, heavy care units, respite beds and subsidized units (social housing). Page 24 August 2013 | CitySpaces Consulting Vernon: Market Housing Briefing Paper
Summary Observations and Comments – Vernon’s Market Housing Taken together, the data that has been assembled, analyzed and visually depicted in this report provides a recent and reliable input for identifying Vernon’s housing issues, needs and gaps. Reflecting on this material, from a market housing perspective, the consultants identify 11 key factors to be considered:
1. Vernon has a good supply of housing types (detached, semi and row). Homes and buildings are generally in good condition. Although the predominant form of tenure is ownership, there is a reasonable supply of purpose-built and secondary market rental.
2. Growth, and consequently, housing demand has shifted considerably since early to mid-decade. Housing starts have dropped from mid-decade to 2012 – from a high of almost 600 starts per year to fewer than 200. Prices have stabilized or decreased slightly, rental vacancies have increased, and rents have stabilized.
3. The City responded to high levels of growth / housing demand in mid-decade, with pre-zoning or supported development for almost 17,000 units (58% detached), and (42% multi-family). This amount of pre-zoned or supported supply, if fully built-out at today’s absorption rates, is ample supply for decades to come.
4. 2010 income statistics reveal that lone parent families and single people have much lower incomes than couple families and, consequently, have far fewer choices in the housing market. Looking at incomes by age group, couples have maximum earnings between 45-54 ($80,000+ median), declining only slightly in the age 55-64 age group. Among single people, incomes remain persistently low throughout their adult lives – ranging from $20,940 to a high of $29,050.
5. Examining 2010 income statistics, couple families living in the postal codes that begin with V1B and V1H have notably higher median incomes than residents living in V1T. However, there is less variation among lone parent families and single people across the three postal codes. For household defined by Statistics Canada as “Low Income”, the incidence of low income is notably higher in V1T than the other two areas.
6. “Core Housing Need”, a measure developed by CMHC, is another way to look at housing need in a community. In Vernon (CA), the number of households in “core housing need” declined considerably from 1996 to 2006, from 920 to 430 – representing 3.5% of all Vernon’s households in 2010.
7. Drawing again on 2010 data, for residents of the V1T area, 46% of lone parent families were considered to be below the “low income threshold”, compared with 35% of singles, and only 10% of families. Twenty-eight percent of lone parent families received some social assistance, compared with six percent for couples.
8. Looking at home ownership affordability for households in the 25-34 age range, a couple making the median income would be able to afford a condominium or a mobile home, but would not be able to afford a single detached home at the average sales price. A lone parent family or single person would not have the purchasing power for a median-priced condominium, but would be able to purchase a mobile home or perhaps a very modest, older condominium.
August 2013 | CitySpaces Consulting Page 25 Vernon: Market Housing Briefing Paper
9. Examining housing affordability on a neighbourhood level, a couple family in the age group 25-34, making the median income for this age group would have sufficient purchasing power for a condo or row/townhouse in a number of Vernon’s neighbourhoods, but much less likely to be able to afford to purchase a detached home in most neighbourhoods.
10. With respect to rental affordability, at 2012 rent levels, single seniors and lone parent families between the age of 25 and 34 would not have enough income to rent a one-bedroom apartment without compromising other life essentials.
11. Overall, the market is currently serving the majority of Vernon’s residents reasonable well – supply and demand are fairly balanced, both in the home ownership and rental housing. The major factor that could change this supply-demand balance would be significant economic investments that produce jobs, and therefore, attract more households to move to Vernon. The empty-nester / retiree market that impacted the housing market in the mid-decade is likely to have a continuing but lesser affect on the market.
12. For those who are not able to compete effectively in the market to secure adequate, affordable and suitable housing – lower income singles and lone parents – there is a limited supply of social housing, as well as family and seniors rent supplement programs. The companion non-market briefing paper describes the supply and demand for non-market housing.
Page 26 August 2013 | CitySpaces Consulting Vernon’s Neighbourhoods The City of Vernon requested that the consultants assemble and analyze housing-related data on a neighbourhood basis. The City of Vernon has identified 17 neighbourhoods, as noted in the list below and illustrated on the accompanying map.
Vernon’s Neighbourhoods
Commonage Area. Waterfront
Alexis Park Okanagan Landing South/Predator Ridge
City Centre Okanagan Landing North
South Vernon West Vernon
Turle Mountain North Vernon
Polson Mission Hill
Middleton East Hill
Okanagan Landing East Foothills
Harwood
August 2013 | CitySpaces Consulting Page 27 City of Vernon City of Vernon Neighbourhoods S W A N Neighbourhoods L A K E THE FOOTHILLS NORTH VERNON NEIGHBOURHOOD PLAN AREA The designations shown in this Neighbourhood Plan Area are shown for convenience only, and do not officially form part of this map. For the official version, see the North Vernon Neighbourhood Plan.
BLUE EAST BELLA VISTA HIGHLANDS JAY NEIGHBOURHOOD PLAN AREA The designations shown in this Neighbourhood Plan Area are shown for convenience only, and do not officially form part of this map. For the official version, see the East Bella Vista Highlands Neighbourhood Plan.
I.R. No. 1
" C " A " E C R " A A L E NORTH A R R A O L VERNON T A BELLA C R E O L T E C VISTA E L E RANGE ANDERSON OKANAGAN HILLS PARK NEIGHBOURHOOD PLAN AREA The designations shown in this Neighbourhood Plan Area are shown for convenience only, and do not officially form part of this map. For the official version, see the I.R. No. 1 Okanagan Hills Neighbourhood Plan.
"
C
HARWOOD " TURTLE
A
E MOUNTAIN R ALEXIS A
L
A
PARK R
O
T
OKANAGAN C
E
L HILLS E CITY EAST CENTRE
I.R. No. 1 HILL BELLA VISTA WEST WEST NEIGHBOURHOOD PLAN AREA The designations shown in this Neighbourhood Plan Area VERNON are shown for convenience only, and do not officially form SOUTH part of this map. For the official version, see the Bella Vista West Neighbourhood Plan. VERNON I.R. No. 1 OKANAGAN LANDING NORTH MISSION HILL
POLSON
I.R. No. 6 OKLANAGAN LANDING EAST WATERFRONT BELLA VISTA WEST WATERFRONT NEIGHBOURHOOD CENTRE PLAN AREA The designations shown in this Neighbourhood Plan Area MIDDLETON are shown for convenience only, and do not officially form part of this map. For the official version, see the Waterfront MOUNTAIN Neighbourhood Centre Plan.
OKANAGAN E LANDING SOUTH K L A
COMMONAGE AREA
N A G A 7 N 9 Y A W K H O ELECTORAL AREA "B"
PREDATOR RIDGE
ELECTORAL AREA "B" E K A L COMMONAGE A K AREA L A M L A A K PREDATOR RIDGE NEIGHBOURHOOD PLAN AREA The designations shown in this Neighbourhood Plan Area are shown for convenience only, and do not officially form part of this map. For the official version, see the Predator Ridge Neighbourhood Plan.
Legend
Vernon Neighbourhoods Adopted Neighbourhood Plan Areas
City of Vernon Boundary Last Update: Print Date: Feb 28, 2013
Path: E:\OCP_2013\Neighbourhoods\Neighbourhood_OCP_Map.mxd
As very little data is published by neighbourhood from Statistics Canada, the consultants constructed geographic equivalencies using Statistics Canada’s Dessemination Areas – the smallest geography available (Refer to map in Appendix A). Seven charts on the following pages illustrate comparative data among Vernon’s neighbourhoods related to population, dwelling counts, family type, housing type, density, supported development, and lot sizes.
Page 28 August 2013 | CitySpaces Consulting Population and Dwellings by Neighbourhood • East Hill has the highest proportion of Vernon’s population and number of dwellings, nearly double the number of residences in South Vernon – the second most populated neighbourhood.
Figure 32: Population and Dwellings by Neighbourhood 8,000
Population Dwellings 6,000
4,000
2,000
0 Source: City of Vernon Polson Foothills East Hill Harwood Middleton Waterfront Alexis Park City Center Mission Hill Commonage North Vernon West Vernon Vernon West South Vernon Turtle Mountain Turtle Okanagan Landing East Okanagan Landing North OK South & Predator Ridge
August 2013 | CitySpaces Consulting Page 29 Family Types by Neighbourhood • Married family types compared to lone-parent male and lone-parent female households are, for the most part, distributed evenly across Vernon neighbourhoods relative to the total population and dwelling counts by neighbourhood.
Figure 33: Distribution of Family Types by Neighborhood 2,400 Lone-Parent Male Lone-Parent Female Married
2,000
1,600
1,200
800
400
0 Source: Statistics Canada, Geosearch 2013 & The City of Vernon Polson Foothills East Hill Harwood Middleton Waterfront Alexis Park City Centre Mission Hill Commonage North Vernon West Vernon Vernon West South Vernon Turtle Mountain Turtle OK Landing S-Predator Okanagan Landing East Okanagan Landing North
Page 30 August 2013 | CitySpaces Consulting Housing Type by Neighbourhood • As illustrated in Figure 6, the predominate housing form in Vernon is single-detached homes (53%), followed by apartments less than 5 storeys (22%), row homes (9%), semi-detached (8%), and duplexes (7%). Their spatial distribution is shown in Figure 28. Notably, a large concentration of apartments less than 5 storeys are located in Alexis Park and West Vernon, with pockets located in City Centre, Commonage, and Okanagan Landing North. Apartments with 5 or more storeys are only located in Alexis Park and Okanagan Landing North. The greatest housing diversity is found in West Vernon and South Vernon. East Hill, which has the highest proportion of residents and dwelling units, comprises mostly single-detached houses.
Figure 34: Housing Type by Neighbourhood 3,200 Other dwellings Apartments >5 Storeys Apartments <5 Storeys 2,800 Apartments/flats in Duplex Row houses Semi-detached houses Single-detached houses 2,400
2,000
1,600
1,200
800
400
0 Source: Statistics Canada, Geosearch 2013 Polson Foothills East Hill Harwood Middleton Waterfront Alexis Park City Centre Mission Hill Commonage North Vernon West Vernon Vernon West South Vernon Turtle Mountain Turtle Okanagan Landing East Okanagan Landing North OK Landing S + Predator Ridge
August 2013 | CitySpaces Consulting Page 31 Density by Neighbourhood • Although East Hill has the highest number of residents and dwelling units, it has a relatively average density compared to other neighbourhoods. West Vernon, a neighbourhood with the greatest diversity of housing types, also has the highest population and housing density.
Figure 35: Neighbourhood Density by Population and Dwellings 3,500 People per Square km Dwellings per Square km
3,000
2,500
2,000
1,500
1,000
500
0 Source: Statistics Canada, Geosearch 2013 & The City of Vernon Polson East Hill Harwood WaterFront City Centre Mission Hill West Vernon West The Foothills North Vernon South Vernon Turtle Mountain Turtle Commonage Area Commonage Middleton Mountain Okanagan Landing East Okanagan Landing North Alexis Park & Anderson Park Alexis Park & OK Landing S + Predator Ridge
Page 32 August 2013 | CitySpaces Consulting Property Values by Neighbourhood • With the exception of City Centre, the value of detached and multi-unit (strata) units are more than twice the value of the land. The highest ratio of the values of residences relative to lots is found in East illustrate Vista, followed closely by Middleton, The Rise and Foothills.
• Undeveloped lots located in Bella Vista West and Predator Ridge have the highest assessed property values, indicating these neighbourhoods are most desirable in Vernon with respect to housing consumer preference.
• Neighbourhoods with the lowest property values, especially the City Centre, indicate a less desirable neighbourhood among consumers; however, these more affordable properties can be more attainable for investment opportunities, including individual investors, and non-market housing development projects.
Figure 36: Assessed Property Values by Neighbourhood, 2012 $1,100,000 Average Assessed Values Detached and Multi-Units (strata) Average Assessed Values Vacant (Subdivided) Lots $990,000
$880,000
$770,000
$660,000
$550,000
$440,000
$330,000
$220,000
$110,000
$0 February 2012 Residential Land Inventory, Source: City of Vernon Sunset-DD#3 Easthill–DD#2 Foothills-DD#3 The Rise–DD#3 Middleton–DD#3 City Centre-DD#1 Mission Hill–DD#2 Predator RidgeDD#3 East Bella Vista-DD#3 Bella Vista West–DD#3 Bella Vista
August 2013 | CitySpaces Consulting Page 33 Vacant Lots & Development Supported in Neighbourhood Plans in Development District 3 • In Development District #3 (Hillside Residential and Agricultural District), existing neighbourhood plans and comprehensive development zones support a build out of another 5,448 single family lots and 3,720 multi- family units, for a total of 9,168. Using 2.3 as a persons per household figure, if all these units were built, the resulting housing could accommodate over 21,000 residents in Development District #3 – more than half again the population of the entire City of Vernon.
• As stated in the August 8th, 2012 report to Council from the Planning Department, “It is very unusual for a community to have an excess residential capacity to accommodate such significant population growth.” … “There are between 10,200 and 17,360 units of existing capacity throughout the city, enough to serve population growth of between 23,500 and 37,800 people” … There are several implications to having a significant supply of residential capacity that should be explored further during the 2013 OCP review”.
Figure 37: Vacant Lots & Supported Development in Neighbourhood Plans & Comprensive Development Zones 3,000 Multi-Family Units Supported in NP & DC 2,700 Lots Supported in NP & DC Vacant Lots
2,400
2,100
1,800
1,500
1,200
900
600
300
0 February 2012 Residential Land Inventory, Source: City of Vernon
Foothills The Rise Middleton Hesperia
Predator Ridge East Bella Vista Bella Vista West
Page 34 August 2013 | CitySpaces Consulting Observations – Market Housing in Vernon’s Neighbourhoods The most diverse neighbourhoods are located within City Centre and directly adjacent to the downtown, including West Vernon. These contain the highest concentration of multi-unit housing forms, enabling residents to walk or take transit to nearby shopping, schools, and work. There are some vacant lands available for housing development, and pockets of lands with infill redevelopment potential, that could continue the trend of a diverse housing stock in these neighbourhoods.
In the past 15 years, the City’s neighbourhood planning processes have resulted in the majority of new and proposed housing development towards the periphery of the municipality, with an extraordinary number of lots pre-zoned for single-detached and multi-unit housing development outside City Centre and nearby neighbourhoods. As discussed earlier in this briefing paper (refer to figure 24), moderate and lower income households are unlikely to find housing that is affordable in these locations.
As illustrated in Figure 30, the real estate market has ample land supply available to deliver market-driven housing development projects in Vernon. The availability of land throughout the neighbourhoods in Vernon is also an opportunity for non-market housing developments to be considered should an opportunity arise.
August 2013 | CitySpaces Consulting Page 35 MLS® Listings, Vernon Neighbourhoods, 06 June 2013
Neighbourhood and # of Average List Year Built Price Housing Type Bedrooms Price
City Centre Condo 2 1993 $129,900 $129,900 Row/Townhouse 2 1995 $149,000 $149,000 Single-detached 2 1960 $229,900 Single-detached 3 1997 $458,000 $315,633 Single-detached 2 1940 $259,000
East Hill Condo 2 2013 $146,900 $146,900 Single-detached 2 1989 $319,900 Single-detached 4 1955 $429,000 $405,950 Single-detached 4 1988 $495,000 Single-detached 4 1972 $379,900
Harwood Row/Townhouse 4 2004 $299,900 Row/Townhouse 3 1993 $239,900 $242,933 Row/Townhouse 2 1995 $189,000 Single-detached 5 1966 $298,500 $323,750 Single-detached 2 1940 $349,000
North Vernon Row/Townhouse 3 1997 $334,900 $352,400 Row/Townhouse 3 2003 $369,900 Single-detached 4 1997 $348,900 Single-detached 3 1996 $349,000 $348,967 Single-detached 3 1996 $349,000
Anderson Park Mobile 2 2003 $199,800 $199,800 Single-detached 2 1950 $209,900 $209,900
Alexis Park Condo 2 1980 $112,900 $112,900 Row/Townhouse 2 1995 $159,500 $159,500 Single-detached 5 1975 $295,000 Single-detached 4 1992 $339,000 $306,330 MLS® Listings, Vernon Neighbourhoods, 06 June 2013 $306,330 Single-detached 3 1962 $284,990
Polson Row/Townhouse 2 1992 $149,900 $149,900 Single-detached 4 2004 $489,500 Single-detached 4 1976 $369,900 $421,075 Single-detached 2 2006 $395,000 Single-detached 3 2003 $429,900
Mission Hill Condo 2 1992 $192,000 $192,000 Row/Townhouse 2 1992 $192,500 $192,500 Single-detached 3 1990 $299,900 Single-detached 4 1950 $399,000 $346,267 Single-detached 5 1974 $339,900
West Vernon Condo 3 1981 $124,900 $142,400 Condo 2 1993 $159,900 Row/Townhouse 3 1988 $209,000 $209,450 Row/Townhouse 2 2007 $209,900 Single-detached 2 1940 $259,900 $259,900
South Vernon Mobile Home 2 1993 $119,000 $119,000 Row/Townhouse 2 1992 $234,900 $207,400 Row/Townhouse 3 1982 $179,900 Single-detached 5 1976 $329,000 $349,450 Single-detached 3 1991 $369,900
WaterFront Condo 2 2008 $278,000 $413,950 Condo 2 2008 $549,900 Mobile Home 3 1974 $174,900 $174,900 Single-detached 3 1952 $329,000 $739,000 Single-detached 2 1960 $1,149,000
Okanagan Landing East Mobile Home 3 1979 $199,000 Single-detached 4 1994 $387,900
$449,465 MLS® Listings, Vernon Neighbourhoods, 06 June 2013
Single-Detached 2 2010 $379,960 $449,465 Single-detached 6 1979 $485,000 Single-detached 3 2006 $545,000
The Foothills Condo 1 2000 $175,900 $175,900 Row/Townhouse 1 2012 $399,000 $399,000 Single-detached 3 2006 $524,900 Single-detached 5 2007 $539,000 $564,300 Single-detached 4 2005 $629,000
Blue Jay Single-detached 4 1998 $729,000 Single-detached 4 1979 $399,900 $509,600 Single-detached 4 1972 $399,900
Middleton Mountain Single-detached 3 2005 $499,900 Single-detached 4 2003 $799,500 Single-detached 3 1991 $529,000 $563,280 Single-detached 4 2001 $549,000 Single-detached 4 1981 $439,000
Turtle Mountain Row/Townhouse 2 1973 $133,900 $268,800 Row/Townhouse 2 1975 $134,900 Single-detached 3 2013 $595,000 Single-detached 3 2013 $549,000 $473,833 Single-detached 3 1990 $277,500
Okanagan Hills Duplex 2 2012 $379,000 $401,750 Duplex 2 2007 $424,500 Single-detached 3 2011 $598,000 Single-detached 3 2008 $599,000 $585,333 Single-detached 2 2007 $559,000
Okanagan Landing North Single-detached 4 1975 $356,000 MLS® Listings, Vernon Neighbourhoods, 06 June 2013
Single-detached 4 1996 $499,000 Single-detached 5 2008 $699,000 $488,580 Single-detached 3 2004 $539,000 Single-detached 3 1983 $349,900
Okanagan Landing South Single-detached 6 2011 $2,250,000 Single-detached 4 1979 $1,074,000 Single-detached 3 2007 $2,650,000 $1,552,600 Single-detached 4 1994 $689,000 Single-detached 2 1982 $1,100,000
Bella Vista West Row/Townhouse 2 1960 $298,700 $371,600 Row/Townhouse 3 1995 $444,500 Single-detached 3 2012 $699,000 Single-detached 4 2007 $1,999,000 $1,588,000 Single-detached 3 2004 $478,000
Predator Ridge Condo 0 2004 $122,500 $122,500 Duplex 3 2010 $579,900 $579,900 Row/Townhouse 2 2009 $349,000 $349,000 Single-detached 4 2008 $793,000 $582,500 Single-detached 2 2000 $372,000
Compiled by: CitySpaces Consulting | 06 June 2013 from MLS® Vernon Housing Study: Source, Geography and Date by Figure / Key Descriptor
MOST SMALLEST LEVEL RECENT SOURCE OF GEOGRAPHY DATA AVAILABILITY
Figure 1: Housing Continuum CitySpaces N/A N/A
Historic = Vernon (CY) Figure 2: Population – Historic and Projected Statistics Canada, BC Stats Projected = LHA 22 + 2012 CitySpaces
Historic = Vernon (CY) Figure 3: Population by Age Group, Vernon Statistics Canada, Census 2012 Projected = LHA 22
Figure 4: Mobility between 2001 and 2006, Statistics Canada, BC Stats Vernon (CY) 2006 Vernon (CY) and BC
Figure 5: Household Type, Vernon (CY) Statistics Canada, Census Vernon (CY) 2006
Figure 6: Housing Structural Type, Vernon (CY) Statistics Canada, Census Vernon (CY) 2011
Figure 7: Housing Type Comparison to BC Statistics Canada, Census Vernon (CY) 2011
Figure 8: Dwellings by Age of Construction, Statistics Canada, Census Vernon (CA) 2006 Vernon (CA)
Figure 9: Housing Starts, Vernon (CA) Statistics Canada Vernon (CA) 2012
Figure 10: Vacancy Rate, Purpose Built Rental Canada Mortgage and Vernon (CA) 2012 Housing, Vernon (CA) Housing Corporation
Figure 11: Rental Rates, Purpose Built Rental Canada Mortgage and Vernon (CA) 2012 Housing, Vernon (CA) Housing Corporation
Figure 12: Unit Availability by Bedroom, Vernon CitySpaces Vernon 2013
Figure 13: Rents by Bedrooms, Vernon CitySpaces Vernon 2013
Figure 14: Couple Families, Median Income, 2010 Statistics Canada, Income Forward Sortation Areas 2012 (Postal Codes V1T, V1B, V1H) Division
Figure 15: Lone Parent Families, Median Income, Statistics Canada, Income Forward Sortation Areas 2010 2010 (Postal Codes V1T, V1B, V1H) Statistics Division
Figure 16: Persons Not in a Family, Median Statistics Canada, Income Forward Sortation Areas 2010 Income, 2010 (Postal Codes V1T, V1B, V1H) Statistics Division
Figure 17: Low Income by Household Type, 2010 Statistics Canada, Income Forward Sortation Areas 2010 (Postal Codes V1T, V1B, V1H) Statistics Division
Figure 18: Median Income Low Income Couple Statistics Canada, Income Forward Sortation Areas 2010 Families (Postal Codes V1T, V1B, V1H) Statistics Division
Figure 19: Median Income Low Income Lone Statistics Canada, Income Parent and Single People (Postal Codes V1T, Forward Sortation Areas 2010 Statistics Division V1B, V1H)
Figures 20A-D: Sources of Income, 2010 (Postal Statistics Canada, Income Forward Sortation Areas 2010 Code V1T) Statistics Division Vernon Housing Study: Source, Geography and Date by Figure / Key Descriptor MOST SMALLEST LEVEL RECENT SOURCE OF GEOGRAPHY DATA AVAILABILITY
Figure 21A-D: Top 7 Sources of Income (Postal Statistics Canada, Income Forward Sortation Area 2010 Code V1T) Statistics Division
Figure 22: Number of Households in Core Canada Mortgage and Vernon (CY) 2006 Housing Need by Age Group Housing Corporation
Figure 23: Median Sales Prices, North Okanagan Vernon Neighbourhoods North Okanagan 2012
CitySpaces drawing on Figure 24: List Prices, Vernon Housing Market Vernon 2013 MLS®
CitySpaces, drawing on Statistics Canada, Income Figure 25: Maximum Purchase Price Forward Sortation Areas 2010 Statistics Division and Okanagan Mainline REB
Figure 26: Affordability by Neighbourhood – Single CitySpaces drawing on Vernon’s 2013 Detached MLS® Neighbourhoods
Figure 27: Affordability by Neighbourhood – Row / CitySpaces drawing on Vernon’s 2013 Townhouse MLS® Neighbourhoods
Figure 28: Affordability by Neighbourhood – CitySpaces drawing on Vernon’s 2013 Condo Apartment MLS® Neighbourhoods
CitySpaces drawing on Statistics Canada and Figure 29: Vernon Rental Market Affordability Vernon (CA) 2012 Canada Mortgage and Housing Corporation
Figure 30: Vacancies in Seniors’ Housing, North Canada Mortgage and North Okanagan 2012 Okanagan, 2012 Housing Corporation
Figure 31: Average Rent of Independent Living Canada Mortgage and North Okanagan 2012 Spaces, 2012 Housing Corporation
Figure 33: Population and Dwelling Types by City of Vernon Vernon Neighbourhoods 2006 Neighbourhood
Figure 31: Distribution of Family Types by City of Vernon Vernon Neighbourhoods 2006 Neighbourhood
Figure 32: Housing Type by Neighbourhood City of Vernon Vernon Neighbourhoods 2006
Figure 33: Neighbourhood Density by Population City of Vernon Vernon Neighbourhoods 2006 and Dwellings
Figure 34: Assessed Property Values by City of Vernon Vernon Neighbourhoods 2012 Neighbourhood, 2012
Figure 35: Vacant Lots and Supported Vernon Neighbourhoods, Development in Neighbourhood Plans & City of Vernon 2012 Development District #3 Comprensive Development Zones, 2012
Non-Market Housing Briefing Paper
Prepared for the City of Vernon
August 2013
TABLE OF CONTENTS – NON-MARKET HOUSING BRIEFING PAPER
Introduction ...... 1 Defining Non-Market Housing ...... 1 Defining Low-Income Households & Eligibility for Non-Market Housing ...... 1 Regional Core Housing Needs ...... 2 Non-Market Housing Units in Vernon ...... 4 Housing for Low-Income Families ...... 7 Rental Subsidies ...... 8 Affordable Senior-Oriented Housing ...... 8 Expiring Social Housing Agreements ...... 9 Low-Barrier Housing and Shelters ...... 11 Current Non-Market Housing Initiatives ...... 14 City of Vernon Affordable Housing Advisory Committee ...... 14 Vernon and District Community Land Trust ...... 15 Exemplary Affordable Housing Project: Under One Roof ...... 15 Projects in the Pipeline ...... 15 Motels as Accommodation ...... 16 Concluding Observations on Vernon’s Non-Market Housing ...... 17
August 2013 | CitySpaces Consulting LIST OF FIGURES
Figure 1: Median Income of Low-Income Families by Type Figure 2: BC Housing Income Limits (HILs) for Vernon and Kelowna Figure 3: Non-Market Housing Inventory in Vernon Figure 4: Number of Buildings with Expiring Social Housing Agreements in Vernon, by Year Figure 5: Howard House Men’s Shelter, Monthly Occupancy Statistics, 2011 & 2012 Figure 6: Howard House Men’s Shelter, Turn Away Statistics, 2011 & 2012 Figure 7: Gateway Shelter, Men’s Occupancy Statistics, 2011 & 2012 Figure 8: Gateway Shelter, Men’s Turn Away Statistics, 2011 & 2012 Figure 9: Gateway Shelter, Women’s Occupancy Statistics, 2011 & 2012 Figure 10: Gateway Shelter, Women’s Turn Away Statistics, 2011 & 2012
LIST OF TABLES
Table 1.1: Low Income Cut-Offs (LICO) Table 1.2: Renter Households in Core Housing Need (North Okanagan, 2011 to 2036) Table 1.3: BC Housing Income Limits (HILs) for Vernon and Kelowna Table 1.4: Number of Non-Market Housing Units / Beds in the City of Vernon Table 1.5: Low-Income Cut-off - Housing Criteria / Eligibility Example Table 1.6: Number of RAP and SAFER Recipients Table 1.7: Non-Profit Buildings with Expiring Operating Agreements in Vernon by Year
August 2013 | CitySpaces Consulting Non-Market Housing Briefing Paper
NON-MARKET HOUSING IN VERNON
Introduction In Vernon, there are individuals and families of every age on fixed and low incomes who are challenged to find adequate, suitable and affordable market housing – a topic that was explored extensively in Briefing Paper #1. This briefing paper outlines the non-market housing that is currently available in Vernon, which provides accommodation for low income families, seniors and people with special needs, including people with physical or mental health disabilities. It also highlights current local initiatives that are focused on increasing the supply of non-market housing.
Defining Non-Market Housing Non-market housing refers to all housing projects that receive an ongoing subsidy from government – in BC this is provided through BC Housing. As illustrated in Housing Needs Assessment Summary (Figure 1, the “Housing Continuum”), non-market housing ranges from shelters to social housing for families and seniors. Shelters, transitional and supportive housing require the greatest subsidies, as they are staffed at levels commensurate with the needs of the clients they serve. In “social housing” seniors and families live independently.
Non-market housing is typically operated by a government agency or non-profit housing provider. There will be criteria that households need to meet in order to be eligible for non-market housing, including household income and/or household type.
Defining Low-Income Households & Eligibility for Non-Market Housing Affordable rental housing is typically defined as costing no more than 30% of a household’s gross income. According to the Canada Mortgage and Housing Corporation (CMHC), the 30% includes shelter costs for renters (plus utilities); and for owners this includes mortgage payments, property taxes, strata fees, and utilities. Households who are unable to find adequate and suitable housing without paying more than 30% of their gross income on housing are considered living in unaffordable housing.
Non-market housing providers have their own criteria for determining an applicant’s eligibility. Typically, eligibility for non-market housing is an annual household income less than the low-income cut-off (LICO).
Table 1.1: Low-Income Cut-offs (LICO) After Tax, Census Agglomeration (CA) between 30,000 and 99,999 residents
Number of Persons
1 2 3 4 5 6 7 +
$16,124 $19,625 $24,437 $30,487 $34,717 $38,502 $42,286
Source: Statistics Canada, 2011 Non-Market Housing Briefing Paper
Regional Core Housing Needs According to the BC Non-Profit Housing Association (BCNPHA) Report on Rental Housing Demand and Core Housing Need1 in the North Okanagan, it was estimated that 2,200 renter households in the North Okanagan Regional District could not afford adequate and suitable housing. The same report projects that age groups 30 to 44 and seniors will be in the greatest need of core housing by the year 2036. Table 1.2 is excerpted from that report.
Table 1.2: Renter Households in Core Housing Need (North Okanagan, 2011 to 2036)
Total Households in Core Additional Households in Need Core Need
2011 2021 2036 2011 2021 2036
Rental Scenario A: Constant Tenure 2,200 2,512 2,892 311 380 691
Scenario B: Shifting Tenure 2,200 2,462 2,714 262 252 514
Ownership Scenario A: Constant Tenure 1,680 1,945 2,241 265 296 561
Scenario B: Shifting Tenure 1,680 1,960 2,293 280 333 613
Total Scenario A: Constant Tenure 3,880 4,456 5,133 576 677 1,253
Scenario B: Shifting Tenure 3,880 4,422 5,008 542 586 1,128
*Note: Scenario A: Tenure Pattern remains the same; Scenario B: Shifting Tenure (where more renters move into home ownership)
Source: BCNPHA, Projections of Rental Housing Demand and Core Housing Need - NORD to 2036 (2012)
Low-Income Households in Vernon Understanding the number of low-income households in Vernon is a primary determinant of who may need assistance with their housing costs. In Vernon, single persons comprise the highest proportion of low-income groups (persons without children and have not self-identified as being part of a couple household). Low-income households are also prevalent amongst lone parent families, with over 1,400 low-income lone parent families in Vernon. As illustrated in Figure 2, the median income of a lone parent with one child is $18,720 per year.
Low income families have many challenges with allocating their income towards basic housing, as their dollars are exhausted by the costs of food, clothing, and childcare. There are some childcare benefits available in BC through the Child Care Subsidy program for low and middle-income parents (a single parent with a child under the age of 6 can obtain up to $550 per month). Still, this does not offset all costs and lone parents may require additional subsidies to meet their basic needs, such as rental assistance.
In addition, BC Housing’s 2013 Housing Income Limits (HILs - previously called the Core Need Income Thresholds, or CNITs) outlines the income required for households to pay the average market rent by size of unit in the private market. For Vernon, the income required to pay for rent are comparable to the North Okanagan region, slightly less than requirements for the City of Kelowna. Residents in Vernon who earn less than the HILs chart may be eligible for non-market housing provided by BC Housing.
1 Core Housing Need is the number of households in a community who are unable to find housing that is suitable in size and in good repair without spending 30% or more of their gross household income on housing costs.
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Table 1.3: BC Housing Income Limits (HILs) for Vernon and Kelowna
Bachelor 1 Bedroom 2 Bedroom 3 Bedroom 4+ Bedroom
Vernon $23,000 $27,000 $35,000 $39,500 $43,000
Kelowna $26,000 $31,500 $39,000 $47,000 $51,000
Source: BC Housing, 2013
Figure 1: Median Income of Low Income Families by Type $40,000 Median Income of Couple Families Median Income of Lone Parent Families
$30,000
$20,000
$10,000
$0 No Children 1 Child 2 Children 3+Children
Source: Statistics Canada, Income Statistics Division, 2010, Forward Sortation Area V1T
August 2013 | CitySpaces Consulting Page 3 Non-Market Housing Briefing Paper
Figure 2: BC Housing Income Limits (HILs) for Vernon and Kelowna $60,000
$45,000
$30,000
$15,000
$0 Bachelor 1 Bedroom 2 Bedroom 3 Bedroom 4+ Bedroom Vernon Kelowna
Source: BC Housing, 2013
Based on the median income of low-income households in Vernon compared to the typical LICO and HILs requirements, the majority of low-income households in Vernon are eligible for housing subsidies. The next section of this report investigates if there are enough non-market housing units available in Vernon to accommodate the current local need.
Non-Market Housing Units in Vernon The majority of non-market housing units in British Columbia are maintained through a centralized registry by BC Housing, which also includes cooperative housing projects (Note: Few built since 1991). In addition to this registry, various interested groups in Vernon jointly prepared a comprehensive affordable housing land inventory as part of the North Okanagan Affordable Housing Developers’ Package 2. Both of these sources have informed the non-market housing inventory for this report.
Table 1.4 frames the non-market units by the housing categories illustrated in the Housing Continuum shown in Figure 1.3
2 The North Okanagan Affordable Housing Developers’ Package was jointly prepared by the City of Vernon Affordable Housing Committee, the Vernon and District Community Land Trust, the Community Foundation of the North Okanagan, Community Futures of North Okanagan, the Vancouver Foundation, and the Social Planning Council for the North Okanagan.
3 * Indicates discrepancy between number of units in the BC Housing Registry (Zone 11 Affordable Housing Listings, December 2012) compared to the North Okanagan Affordable Developers’ Package (January 2012). The Developers’ Package lists Kikanee Estates with 40 units, and Kekwillie Place with 40 units. For these discrepancies, the BC Housing Registry was referenced as it is the most recent data available, last updated in December 2012.
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Table 1.4 - Number of Non-Market Housing Units / Beds in the City of Vernon
Social Housing Units
Provider Type Units / Beds
Table 1.4 - Number of Non-Market Housing Units / Beds in the City of Vernon
Vernon and District Community Land Under One Roof, Low-Income Families and 2 units Trust Seniors
Kindale Development Association Under One Roof, Accessible Low-Income Families 3 units
Habitat for Humanity Under One Roof, Low-Income Families 1 unit
Blue Skies Housing Co-operative, Families 26 units
CMHA 53rd Avenue Complex, Families and 42 units Developmental Disabilities
Vernon Native Housing Society Kikanee Estate, Families and Developmental *33 units Disabilities
Vernon Native Housing Society Various locations 22 units
CMHA Yin-Ho Gardens, Families and Developmental 38 units Disabilities
Vernon Native Housing Society Kekwillie Place, Singles and Couples *15 units
Kindale Development Association Middleton House, Adult-only 1 house (6 adults)
Vernon and District Community Land Ukrainian Village, Affordable Independent Seniors 74 units Trust (subsidized by BC Housing) Apartment
Rochester Apartments Affordable Independent Seniors Apartment 27 units
Total Social Housing Units: 284 units
Supportive Housing Units
Provider Type Units / Beds
John Howard Society Supportive Recovery Rooms 9 units
Okanagan Commemorative Pioneer Columbus Court I, Seniors Housing w/ Support 36 units Cultural Society Services
Okanagan Commemorative Pioneer Columbus Court II, Seniors Housing w/ Support 35 units Cultural Society Services
North Okanagan Youth and Family Mara House, Family-oriented residential treatment 8 beds Services centre for children 6-16 w/ FASD, ADHD, or other mental health issues, or abuse
Abbeyfield Houses of Vernon Society Affordable Seniors Independent and Supportive 10 units Housing
Interior Health Authority Creekside Landing, Complex Care / Assisted Living 24 assisted living for Seniors units 70 complex care units
Good Samaritan Society Heron Grove, Seniors Complex Care 26 beds
Good Samaritan Society Heron Grove, Seniors Assisted Living 40 units
August 2013 | CitySpaces Consulting Page 5 Non-Market Housing Briefing Paper
Table 1.4 - Number of Non-Market Housing Units / Beds in the City of Vernon
Good Samaritan Society Heron Grove, Semi-Independent Life Lease 15 units Apartments
Silver Springs Seniors Supportive 108 units
Vernon Restholm Seniors Supportive 47 units
Westridge Care Residence Seniors Complex Care 16 beds
Total Supportive Housing Units / Beds: 394 units 50 beds
Transitional Housing Units
Provider Type Units / Beds
Vernon Native Housing Society Youth Safe House - Transitional Housing 20 units
John Howard Society Transitional Housing for Men 19 units
Vernon Women’s Transition House Transitional Housing for Women 8 units Society
Total Transitional Housing Units: 47 units
Year-Round Emergency Shelters
Provider Type Beds
First Nations Friendship Centre Youth Safe House - Short Term 4
John Howard Society Low Barrier Shelter Beds for Women 15
John Howard Society Low Barrier Shelter beds for Men 13
John Howard Society High Barrier Shelter beds for Men 25
Total Shelter Beds: 57 beds
Seasonal Emergency Shelters
Provider Type Beds
John Howard Society Extreme Weather Response Programs 3
Total Non-Market Housing Units / Beds in Vernon: 725 units 110 beds
Source: BC Housing Registry, December 2012; the North Okanagan Affordable Housing Developers’ Package, January 2012; and various websites and brochures of the organizations listed above.
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Figure 3: Non-Market Housing Inventory in Vernon
284 Social Housing Units Units Beds 394 Supportive Housing Units 50 47 Transitional Housing Units
Year-Round Emergency Shelter Beds 57
Seasonal Emergency Shelter Beds 3 0 100 200 300 400 Source: BC Housing Registry, December 2012; the North Okanagan Affordable Housing Developers’ Package, January 2012; and various websites and brochures of the organizations listed above
Housing for Low-Income Families There are 284 social housing units in Vernon, many oriented towards low-income families. These units are managed by non-profit housing providers, some of which have their own selection criteria to determine eligibility of tenancy. Table 1.5 provides an example of household income eligibility from Kindale Development Association, a non-profit housing provider in Vernon who manages a small number of low-income units in Vernon (and more throughout the North Okanagan region).
Table 1.5: Low-Income Cut-off - Housing Criteria (Before Tax) / Eligibility Example
Number of Children
0 1 2 3 4 5
1 Adult $18,178 $25,449 $30,903 $36,356 $41,809 $47,263
2 Adults $25,449 $30,903 $36,456 $41,809 $47,263 $52,716
Source: Kindale Development Association
Housing cooperatives are also a good (and usually affordable) housing option for families, and often are a mix of market and non-market units. Most housing cooperatives receive subsidies from the provincial or federal government to offset the costs of subsidized units. In Vernon, there is only one housing cooperative (Blue Skies Housing Co-op) that has 26 townhouse units for low-income families. They have 2-bedroom units available for $650 per month, and 3-bedroom units available for $695 per month.
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Rental Subsidies In addition to the housing provided by non-market housing providers, low-income residents in Vernon have access to provincial rental subsidies through BC Housing through a Rental Assistance Program (RAP)4, and a Shelter Aid for Elderly Residents (SAFER)5. In Vernon, the number of recipients for these program are as follows:
Table 1.6: Number RAP and SAFER Recipients
Program # of Households
RAP 115
SAFER 478
Source: BC Housing, Research and Corporate Planning Department, June 2013
Affordable Senior-Oriented Housing Seniors account for a growing demographic across Canada, ranging from mobile seniors over the age of 55 to the elderly over the age of 80. The age requirements for some senior-oriented housing programs start at the age of 60, such as BC Housing’s SAFER program. Often, non-profit organizations have their own age criteria for their senior-oriented programs and buildings.
According to CMHC Seniors Housing Report (2012), independent living suites for seniors in the North Okanagan are, on average, less than the cost of independent living units in the Lower Mainland (+$2,400 per month). According to CMHC, the Okanagan tends to have seniors housing at rates less than $2,400 per month. The same report indicated that vacancy rates for heavy care spaces remains the highest in the Okanagan/ Thompson/Shuswap region compared to all other major regions in BC.
Supportive housing units comprise of the largest proportion of non-market housing units in Vernon (394 units plus 50 beds), many of these are oriented towards seniors, ranging from semi-independent living to complex care facilities.
• Yin-Ho Gardens is an affordable senior-oriented housing complex with accessible units with an onsite caretaker, managed by the Canadian Mental Health Association (CMHA). Their units are rent geared to income (RGI – 30% of income).
• The Ukrainian Village is an affordable housing complex for independent seniors. The rates for this complex range between $418 for a bachelor suite and $523 for a 1-bedroom apartment.
• Rochester Apartments, also for independent seniors, has rental prices at $445 for a bachelor, $495 for a 1- bedroom, and $595 for a 2-bedroom.
• Silver Springs has marketed their seniors assisted living studio apartments as “affordable”, starting at $1,099 per month.
4 The Rental Assistance Program (RAP) provides eligible low-income, working families with cash assistance to help with their monthly rent payments in the private market.
5 The Shelter Aid for Elderly Renters (SAFER) program provides monthly cash payments to subsidize rents for eligible BC residents who are age 60 or over and who pay rent for their homes (BC Housing, 2013).
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Another option for seniors in Vernon is the Vernon Restholm, a supportive seniors living accommodation that generates its revenue through a combination of donations, fundraising, and rent revenue. Although this housing complex is not subsidized per se, they market their units as affordable supportive living options for seniors, at the following rates:
• 125 square foot studio suites at $1,070 per month (40 units);
• 175 square foot studio suite for $1,070 per month (1 unit);
• 140 square foot studio suite for $1,100 per month (1 unit);
• 230 square foot one-bedroom suite, couples-oriented suites at $1,785 per month (3 units); and
• 150 square foot studio suite for $1,300 per month (2 units).
Kiwanis Village was an affordable housing provider for independent low income seniors (55+ or disability), consisting of 50 studio units and 8 one-bedroom units. The studio units were renting between $495 to $525 per month, and the one bedroom units were renting at $650 per month.
The Kiwanis Village housing agreement recently expired, and the housing provider could no longer afford rental subsidies, and subsequently sold the property. As a result, the Kiwanis Village is no longer part of the affordable senior-oriented housing supply in Vernon.
Kiwanis Village, Vernon Source: CSC, 2013 Abbeyfield House, Vernon Source: CSC, 2013
Expiring Social Housing Agreements The Kiwanis Village situation is similar to that of other non-profit housing providers whose housing agreements have expired or are near to expiry. Most social housing that was built during the 1960s and 1970s was funded with long-term operating government subsidies that matched the mortgage amortization period. The subsidy helped the non-profit subsidize a certain number of housing units, so that the monthly rent charged for these units was adjusted to the income of the household. Subsidies end in tandem with maturing mortgages.
As mortgages have matured, a number of non-profits with social housing agreements across Canada are transitioning from receiving subsidies to managing their property portfolio without assistance, while being mortgage-free. The financial stability of existing non-profit housing providers varies considerably. Two key questions arise:
August 2013 | CitySpaces Consulting Page 9 Non-Market Housing Briefing Paper
• Without a mortgage and subsidy, does the housing provider collect sufficient rent (from market and non- market housing units) to be viable and cover operating costs?; and,
• Does the housing provider have sufficient capital reserves or capacity to refinance to maintain their aging building(s)?
While there have been situations where non-profit housing providers have experienced a net loss in affordable housing units in order to adjust to their new financial circumstances, not all non-profit housing providers with an upcoming housing agreement expiration date will experience the same challenges. Each organization’s situation is unique.
For Vernon, there are 21 buildings with 539 units with known expiry dates (non-profit housing stock only – excluding co-operative housing complexes, housing directly managed by BC Housing, and rent subsidies). The following table outlines the number of buildings with operating agreements expiration dates:
Table 1.7: Non-Profit Buildings with Expiring Operating Agreements in Vernon by Year
Year
2016 - 2020 2021 - 2025 2026 - 2030 2031 - 2035 2036 and beyond
# of Buildings 2 4 6 1 7
TOTAL BUILDINGS 21
TOTAL UNITS 539
Source: BCNPHA, 2013
Figure 4: Number of Buildings with Expiring Social Housing Agreements in Vernon, by Year 9.0 # of Buildings
7.2 7 6
5.4
4
3.6
2 1.8 1
0 2016 2021-2025 2026-2030 2031-2035 2036 and beyond
Source: BCNPHA, 2013
Page 10 CitySpaces Consulting | August 2013 Non-Market Housing Briefing Paper
In response to the operating housing agreements expiration situation, BCNPHA is preparing a toolkit for non- profit housing providers to manage their property portfolios in a way that can maintain subsidized low-income households. The anticipated release date of this report is expected by year-end 20136, and can be shared with non-profit housing providers in Vernon to assist their organization in transitioning into a mortgage / subsidy-free situation.
Low-Barrier Housing and Shelters The John Howard Society of Vernon manages two low-barrier shelters in Vernon. The Gateway Shelter is a co- ed shelter with a maximum stay allowance of 5 days. The second low-barrier shelter is Howard House, a men’s-only low-barrier shelter. The society also manages one transition house for men.
The John Howard Society records the number of clients they accommodate per day and, as illustrated in Figure 6, monitored on a monthly basis. Occupancy statistics have remained relatively consistent between 2011 and 2012 at Howard House. The turn-away statistics are somewhat inconsistent, with some months more and some months less than what occurred the same time the year previous.
Figure 5: Howard House Men’s Shelter, Monthly Occupancy Statistics, 2011 & 2012 800
600
400
200
0 Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar
Occupancy 2011 Occupancy 2012
Source: John Howard Society, 2013
6 BCNPHA work plan to prepare for the expiry of operating agreements can be found at the following webpage: http:// www.bcnpha.ca/media/Research/StatusUpdate_EOAWorkplan_121116.pdf
August 2013 | CitySpaces Consulting Page 11 Non-Market Housing Briefing Paper
Figure 6: Howard House Men’s Shelter, Turn Away Statistics, 2011 & 2012 20
Turn Aways 2011 Turn Aways 2012
15
10
5
0 Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar
Source: John Howard Society, 2013
The Gateway Shelter, which provides low-barrier shelter to both men and women, has seen an overall increase in the occupancy and a substantial increase in the number of turn aways over the past year, indicating an increasing demand for men’s shelter space in Vernon.
Figure 7: Gateway Shelter, Men Occupancy Statistics, 2011 & 2012 400
300
200
100
0 Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar
Occupancy 2011 Occupancy 2012
Source: John Howard Society, 2013
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Figure 8: Gateway Shelter, Men Turn Away Statistics, 2011 & 2012 80
Turn Aways 2011 Turn Aways 2012
60
40
20
0 Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar
Source: John Howard Society, 2013
The Gateway Shelter has been increasingly turning away women from their shelter, with twelve being turned away in January 2012 compared to one in 2011, seven turned away in February 2012 compared to one in 2011, and six being turned away March 2012 compared to zero the same month in 2011.
In addition, there are no transitional housing spaces for women in Vernon. As such, part of the increase in demand for women’s shelter space / beds may actually be an indicator of demand for women’s transitional housing.
Figure 9: Gateway Shelter, Women Occupancy Statistics, 2011 & 2012 500 Occupancy 2011 Occupancy 2012
375
250
125
0 Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar
Source: John Howard Society, 2013
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Figure 10: Gateway Shelter, Women Turn Away Statistics, 2011 & 2012 30.0
Turn Aways 2011 Turn Aways 2012
22.5
15.0
7.5
0 Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Source: John Howard Society, 2013
Current Non-Market Housing Initiatives There have been great strides in Vernon to address housing concerns. This section highlights some of the current initiatives that will address how some housing gaps are being responded to, and what other housing gaps may need further attention.
City of Vernon Affordable Housing Advisory Committee The City of Vernon’s Affordable Housing Advisory Committee (AHAC) monitors and implements the City’s Attainable Housing Strategy, and provides advice to Council on affordable housing related issues and initiatives.
In Fall 2012, AHAC hosted a workshop to review policies and regulations related to secondary suites. A number of proposed actions emerged at this workshop:
• Distinguish in-law suites from income-generating secondary suites; • Increase the maximum floor area of secondary suites; • Ensure only one secondary suite is permitted per lot – either a secondary suite in primary dwelling or a carriage / laneway house (but not both); • Revise enforcement process for illegal secondary suites; • Encourage all new single-detached homes to be secondary suite ready; • Eliminate utility charges for secondary suites; and, • Streamline the secondary suite application process. All resolutions were successfully adopted by Council in January, 2013. As a result, there has been a streamlining of secondary suites application processing, potentially increasing the secondary rental market inventory by facilitating the construction of secondary suites in detached housing neighbourhoods. This allows allowing for mortgage helpers for the owners and affordable housing options for prospective renters.
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The AHAC will provide continuous support to Vernon and Council by facilitating implementation of housing initiatives in the community.
Vernon and District Community Land Trust Community Land Trusts (CLT’s) are an alternative approach to providing affordable housing. Typically, a non- profit organization is created to acquire and hold land to secure it in anticipation of a viable affordable housing project being initiated. For some affordable housing projects that were conceived through CLT’s, the housing affordability is perpetual; meaning the CLT organization ensures the housing on that site remains affordable over time by controlling the re-sale values of the homes.
CLT’s have had challenges and success across Canada. To succeed, the CLT needs a combination of strong organizational governance, political support, and community support. The Vernon and District Community Land Trust (VDCLT) is a non-profit organization that formed in the mid-2000s in response to the housing development boom that was occurring in Vernon. Since its conception, it has helped facilitate collaboration amongst various community groups and interested parties to conceptualize and implement affordable housing initiatives in Vernon. The most notable project being the “Under One Roof” housing development, described below.
Exemplary Affordable Housing Project: Under One Roof Vernon’s Under One Roof initiative is an innovative housing development that involved a unique coalition of community organizations, institutions and local businesses, with added support from the City of Vernon and the provincial government. The diverse coalition involved the VDCLT, the Kindale Development Association, and Habitat for Humanity as key partners.
This $1.9 million 6-plex development is an important step towards addressing the housing needs for a variety of people with low or fixed incomes in Vernon. The Kindale Under One Roof, Vernon Source: Vernon and District Community Land Trust, 2013 Development Association owns and manages three of the units (two 1-bedroom accessible units and one 3-bedroom unit) in addition to managing the two units retained by the VCDLT. In keeping with its development model, the 3-bedroom unit built by Habitat for Humanity is now owned by the occupant. While the total number of units is small, the project was complex, and what emerged was experiences and lessons learned that can be applied to developing other affordable housing projects in Vernon in the future.
The success of Under One Roof now provides guidance for potentially larger affordable housing development projects to move forward in Vernon in the future, involving complex partnerships and a wider range of housing requirements.
Projects in the Pipeline Various partners in Vernon have been working together to introduce various forms of non-market housing into the community. With current successes such as Under One Roof, the partners have the experience to confidently move forward on new affordable housing projects, some of which are briefly described below.
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Recently announced, the Kindale Development Association will be managing affordable homes for families, singles and persons with disabilities in Vernon at a newly proposed rental housing complex known as the Vernon Veridian. The proposed project is planned for 12 two-bedroom units; however, discussion has recently emerged regarding potentially changing eight units to include self-contained bachelor suites marketed towards college students, and as mortgage helpers for prospective purchasers. This revised floorplan would allow for four large two-bedroom units, and reconfiguring the other existing homes into bachelor suites at ground level, and one-bedroom units above. In addition, the project could see a density increase from 12 units to 20 units, pending Council’s approval.
There are a number of other potential housing projects and interests from the community. One prospect is a 54- unit seniors supportive housing project proposed by the Schubert Centre Society, in response to increasing wait lists for seniors supportive housing. At the time of this study, 3 of the 54 units are proposed to be affordable housing for low-income seniors.
In addition, there is strong interest from some housing providers to explore transitional and second stage housing options, particularly second-stage housing for women. The Salvation Army is interested in transitional and/or permanent housing for street-involved residents. The Upper Room Mission, which provides support services to homeless persons, is also interested in investigating the opportunity to provide transitional and/or permanent housing for couples on a vacant lot they own. Additionally, the Vernon Women’s Transition House Society is interested in exploring a second-stage housing project.
The interest among various housing providers can be further supported by already existing resource entities, such as the VDCLT and the AHAC, to facilitate discussion and move potential projects towards realization.
Motels as Accommodation Typically, motels provide temporary accommodation, sometimes affordable (but not always), often for a transient population. In Vernon, it is evident that some motels are occupied as a short-term housing option, with one (the Schell Motel) advertising a special rate for seniors.
There are several examples of motels being converted into affordable housing projects. In the City of Quesnel, for example, the Wheel Inn Motel was converted in 2008 into a 20 unit transitional housing with shelter beds for homeless persons and population at-risk of becoming homeless in 2008. In Williams Lake, in 2010, the Jamboree Motel was repositioned as a facility with 33 suites, along with support services for individuals at risk of homelessness.
At the time of this study, the Green Valley Motel in Vernon was listed for sale: 23 units for $1.5 million. The Green Valley Motel is appears to be an excellent investment opportunity for a non-profit housing provider and other partners to provide an affordable housing option specifically at the lower end of the non-market housing spectrum such as transitional housing. Investment in building and delivery of affordable housing requires strong partnerships between multiple partners in order for projects to be viable.
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Schell Motel, Vernon Green Valley Motel, Vernon Source: CSC, 2013 Source: CSC, 2013
Concluding Observations on Vernon’s Non-Market Housing Vernon has benefited from the various mission-based organizations that are committed to providing affordable housing in the community. There are a mix of non-market housing forms in Vernon, ranging from family- oriented social housing units to low-barrier shelters for men and women.
Based on both quantitative and qualitative research, the most vulnerable populations in Vernon are young lone parent families, single persons of all ages, seniors, and women facing hardship (such as fleeing domestic violence). Specifically, the community could benefit from providing affordable, non-market housing units appropriately designed for persons living on their own (such as studio/bachelor suites), and family-oriented single parent households. Second stage housing could also be worth exploring, especially second stage housing for women. Also, although a fair number of affordable senior-oriented complexes exist in Vernon, the demographic shift towards a larger proportion of seniors in Vernon indicates that planning for a variety of senior-oriented housing (ranging from semi-independent to assisted living and complex care) should be considered.
There is an opportunity to connect those who own property, those who manage units, and those with process knowledge to facilitate affordable housing projects in Vernon. There are already strong relationships formed between various non-profit organizations and housing related entities required to respond to gaps along the housing continuum.
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Consultation Briefing Paper
Prepared for the City of Vernon
August 2013
TABLE OF CONTENTS – CONSULTATION BRIEFING PAPER
Introduction ...... 1 Consultation Goals ...... 1 Highlights from Consultations ...... 1 City of Vernon Planning Staff & the Regional District of the North Okanagan ...... 1 Constructive Concepts Ltd...... 3 Social Planning Council of the North Okanagan ...... 4 John Howard Society ...... 6 Kindale Development Association ...... 7 Key Themes from Consultation ...... 7
LIST OF TABLES Table 1.1: Key Themes from Consultation
APPENDIX A List of Key Informants
August 2013 | CitySpaces Consulting August 2013 | CitySpaces Consulting Vernon Housing Needs Consultation Briefing Paper
HOUSING NEEDS CONSULTATION BRIEFING PAPER
Introduction This Briefing Paper is one of three that form the Housing Needs Assessment for the City of Vernon – the other briefing papers are Market Housing (April 2013) and Non-Market Housing (April 2013).
This briefing paper summarizes the key themes and comments of the consultations with community stakeholders, social service agencies, government representatives, and housing providers. The consultation process was undertaken primarily in Vernon during early January, with follow-up telephone interviews taking place through March. The views and opinions expressed are those of the interviews.
Consultation Goals • To assist in the understanding of housing issues and needs in Vernon from the perspectives of individuals and organizations who work in the community, particularly with organizations that work with marginalized and vulnerable residents;
• To supplement research data with direct discussions with community stakeholders, agencies, government representatives, and representatives from the private and non-profit housing sector; and,
• To identify current programs, initiatives, or collaborative partnerships currently in place (or have the potential to form) that are already addressing housing issues, or could address the housing gaps or emerging housing issues in Vernon.
Highlights from Consultations
City of Vernon Planning Staff & the Regional District of the North Okanagan A joint meeting between the City of Vernon planning staff and a representative from the North Okanagan Regional District (NORD) provided input on Vernon’s housing issues and opportunities. Topics specifically discussed included (i) housing affordability; (ii) seniors-oriented housing; (iii) land availability; and, (iv) housing needs.
Housing Affordability
• There is a common perception that Vernon is an affordable community. There are a number of housing purchasers who are not local, more so from Alberta, who are buying their second home in Vernon because homes are more affordable in Vernon compared to their home community. The purchasing of homes from non-locals reached its peak prior to 2008, before the economic downturn; the real estate market has slowed post 2008 by all purchasers.
• Not everyone is wealthy in Vernon; affordability is a misconception. There are a number of households with modest fixed incomes and minimal savings. These households are challenged to finding affordable housing in Vernon.
• Finding affordable housing for young professionals is challenging; it is expensive for these households to enter into homeownership. There was one example when a physician chose not to live in Vernon due to the high housing cost. Housing affordability is directly correlated with the challenge of attracting and retaining young professionals to the community. Vernon Housing Needs Consultation Briefing Paper
Senior-Oriented Housing
• Vernon is experiencing major growth in the seniors age group, seeing an increase in the demand for increasingly senior-oriented housing.
• Want to provide the option for seniors to age-in-place in Vernon. There is need to provide alternative forms of senior-oriented housing, not just assisted living facilities or complex care, but rather independent senior living housing.
Land Availability
• The City of Vernon has an urban containment boundary defined through the Regional Growth Strategy, and there is considerable land available for development between the current urban edge and the containment boundary.
• There are many years’ supply of land designated for residential development. Prior to 2008, there were a number of neighbourhood and subdivision plans processed and approved, with major residential construction activity that followed. The majority of the new residential developments occurred outside of the downtown – on “the hills” – and were predominately single-detached homes. During this time, the construction of these homes were increasingly trending towards large homes, both in lot coverage and total floor area.
• The residential construction boom in Vernon was not immune to the global economic contraction of 2008-09. There were a number of residential subdivisions already approved when the real estate market halted as a result of new economic realities. Infrastructure was built to support new housing including new roads, sidewalks, street lighting, boulevard landscaping, utilities, and servicing. Investors and developers could not afford the risk of continuing residential construction.
• As a result, there are hundreds of undeveloped, serviced and available lots in Vernon. The suburban neighbourhoods in Vernon are housing-ready, but there are no immediate plans for construction. There are over 8,000 lots approved for residential / housing development.
• There is a need to make use of the infrastructure that is already in the ground.
Identify Housing Needs
• Further to understanding when the lots might be absorbed, the housing demand that is discussed amongst various players in Vernon tends to be anecdotal. There is a need to understand what the “true” current demand is, not just perceived. There is speculation surrounding the vacant serviced neighbourhoods, and the future of these neighbourhoods. There is a need for true demand and true numbers that are not speculative. What is the true housing demand in Vernon versus the perceived housing demand?
• What are the housing needs in Vernon that are not being met by the private market? Which households are those needs in? What households have the greatest need, and how much housing and what type of housing is required to meet their demand?
• Vernon needs to be attractive to youth and young families, and housing needs to be attainable to these households. What are the needs for these households?
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• There are mobile home parks in Vernon, including one located on IR6 (Okanagan Indian Band - Priest’s Valley Indian Reserve). These homes seem to be affordable. There has been a decrease in modular home development in Vernon.
• There are some migrant workers in the community, and farm worker housing located in the North Okanagan Regional District.
• There is no second stage housing for women, and there is anecdotal evidence suggesting it is needed.
• Generally perceived, Vernon needs more housing choices for everyone. At this time, housing choices are limited.
Constructive Concepts Ltd. Constructive Concepts is a local residential housing developer located in Vernon, specializing in custom- designed homes. The principal owner was interviewed to provide insights into the housing market from a private sector, developers’ perspective.
Supportive Players in Vernon
• There is a very motivated City staff and Council who promote and provide affordable and attainable housing. The municipality is open minded to consider change, be it be policy or regulatory, to meet the housing needs of the Vernon community.
• Partnerships between the City, developers/builders, non-profit societies, BC Housing, CMHC, and other players should be further explored and encouraged.
Housing Gaps
• There is a need for a variety of housing types in Vernon. However, developers and builders tend to pursue what the current private market wants (consumer preference) as long as it is financially viable. Responding to the market this way may not necessarily be what the community needs now and in the future.
• There are a number of housing challenges and gaps in Vernon. In particular, there are large price gaps in the available housing inventory and new housing stock that is being built. Various players should strive for a creative approach to accommodate low-income households in Vernon – specifically, low-income families, single parents, seniors, and persons with physical and/or developmental disabilities.
• There is a need for senior-oriented housing, and housing for young families.
• Due to their operating agreements with government, most social housing providers are required to use low income cutoffs in their selection of tenants subsidies. Increasingly, some providers are finding it difficult to manage their operating budgets with the level of subsidies they receive.
• There are issues of quality and conditions of the rental housing stock. There is the “quality” and the “quantity” of the rental market. Just because something can be rented at a certain price does not mean that it is adequate for someone to live in.
Secondary Suites
• Secondary suites are an affordable housing option, but they are not permitted in multi-family dwellings.
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• One housing alternative could be to incorporate secondary suites into multi-family, multi-unit housing development projects. By introducing this permitted approach, the secondary rental market would allow for affordable rental options for persons with lower incomes, as well as a mortgage helper, which, in-turn, supports affordable homeownership, allowing for those households aspiring to enter into homeownership who would otherwise be financially unable to purchase without the assistance of a reduced monthly mortgage.
Density & Unit Sizes
• At this time, the City of Vernon has supported the concept of introducing higher density development (particularly multi-unit dwellings) into the community, particularly in the “City Centre”.
• There should be a concentrated effort made by the Planning Department, Building Department, and Council to consider options – such as incentives – for developers and builders to take the risk and invest in untested forms of housing in downtown Vernon.
• It may also be worth exploring different sizes of housing units to accommodate non-families with lower incomes. Much of the new housing is built physically larger than is required to accommodate residents. The multi-unit housing that is conceptually proposed and supported in the downtown could fulfill this unit size variety idea.
• Housing agreements for increased density should be more clearly defined so the developer knows what to expect and can be considered in the preparation of pro-formas.
Planning Processes & Requirements
• The Vernon community could benefit from an improved housing development process, particularly the application and approval process by way of simplifying and expediting the process, and streamlining the housing and residential application processes. This would assist the development and building community with time, money, and understanding.
• Part of the confusion stems from the nature of land development. When most developers investigate a potential land purchase, they option the land for a period of time, for the subjects to be removed. Within that time period, all of the planning to make a decision needs to be in-place, clearly, in order to move forward with the land purchase. It would be beneficial if there was one direct person / project manager per development application to avoid moving from one department to another.
• Finding ways to reduce costs of the developer could result in more affordable housing in the community. There should be a relaxing of development cost charges (DCCs) for projects clearly meeting attainable / affordable housing criteria.
• Blanket parking requirements seem too rigid and do not always fit with the intended use of the housing or its location.
Social Planning Council of the North Okanagan The Social Planning Council of the North Okanagan is a mission-based, non-profit society working towards building inclusive communities in the North Okanagan. The Social Planning Council of the North Okanagan serves the communities of Vernon, Armstrong, Coldstream, Lumby, Enderby, Spallumcheen, and Grindrod, as well as Electoral Areas Swan Lake, BX District, Rural Lumby, Rural Enderby, and Cherryville. There were a
Page 4 CitySpaces Consulting | August 2013 Vernon Housing Needs Consultation Briefing Paper number of affordable housing issues in Vernon identified by the Social Planning Council of the North Okanagan.
Housing Affordability
• There are affordable housing issues in Vernon that affect households from the lowest end of the spectrum to homeownership.
• Homelessness occurs in Vernon. There is a homeless count every year, and there is a Vernon Homelessness Strategy in-place. Homelessness is also being addressed by the Partners in Action group, a committee that works towards addressing crime through social development. Goals within their strategic plan include evaluating and updating the homelessness strategy, as well as increasing the number of safe, affordable housing units in Vernon.
• There is a need for “attainable” housing in Vernon, for low to moderate income households. This includes a need for attainable homeownership around 15% below market rates for households with income less than $65,000. However, 15% below market rates is not necessarily attainable to all household groups.
• There is a need for transitional and supportive housing in Vernon, particularly for women. Vernon would benefit from a women’s-oriented second stage housing project.
Identifying Housing Needs
• There is a “forgotten population” in Vernon: those who earn minimum wage, and entry-level working individuals and families.
• There is anecdotal evidence suggesting what the housing gaps are, and what the housing needs might be for the community. But the gaps need to be quantified with “true” statistics. Based on statistics, how great is the need for low to moderate income households?
• Further, there are not many statistics on the chronically homeless.
• Housing in the downtown could be explored.
New and Evolving Partnerships
• In addition to Partners in Action and various housing-related committees in the community, there is also a newly formed “Vernon and District Community Land Trust” (VDCLT) – a non-profit society working towards providing affordable housing for low to moderate income individuals and families in Vernon and the North Okanagan.
• The VDCLT was formed in response to increasing property values, and subsequent increase of rental and ownership prices, in the North Okanagan. Low to moderate income households were increasingly challenged in finding housing affordable to them. As a result, the VDCLT is working towards acquiring an affordable housing inventory to meet the needs of these households.
• One of the first projects facilitated by the VDCLT was the Under One Roof project. This project was executed through a collaborative partnership with the Kindale Development Association and Habitat for Humanity, with support from the City of Vernon, Okanagan College Residential Construction Program, and other businesses and supporters. The residential project consists of four 3-bedroom family units, and two 1-bedroom accessible units.
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• The partnerships, collaboration, and lessons learned along the way have been valuable for planning future affordable housing projects in Vernon and area, through the VDCLT facilitation.
John Howard Society The John Howard Society of the North Okanagan / Kootenay Region of BC provides low-barrier shelter services for the most vulnerable residents in Vernon. They manage the Gateway Shelter, a co-ed emergency shelter located in downtown Vernon, as well as Howard House, a men-oriented shelter with emergency shelter beds, transitional beds, and beds designated for their supportive recovery program. The John Howard Society identified a number of housing issues and opportunities in Vernon.
Shelter Use
• Single males are a major vulnerable population in Vernon, and the John Howard Society shelters in Vernon have responded to their need. The Gateway Shelter opened in 2008.
• Even though the shelters are not purposed for long term accommodation, there are some long-stay residents living in the shelter. It is hoped that most clients can move into transitional housing, but there are some clients who will live in the shelter forever; they are the chronically homeless.
• There is minimal ability to provide shelter space in response to extreme weather events.
Second Stage Housing for Women
• One of the greatest needs is second stage housing for women. Right now, there is no second stage housing for women in Vernon. Some women are living in the shelter, and when they are ready to move up, there is no appropriate housing for them. They end up moving into an apartment on their own without support services, and it does not always work. There needs to be an in-between housing option for them.
• There is a need for second stage housing for both men and women, but for women especially. It is the immediate need in the community.
• In addition to second stage housing for women, there is a need for other forms of women-specific housing, such as housing for women fleeing violence, and single moms.
Identify Housing Gaps
• The recent sale of Kiwanis Village was a major loss of seniors affordable housing units in Vernon1.
• Some of the hillside development projects have caused issues. The Rise development has been nicknamed “The Scar” by some residents who do not like this development. There is a lot of infrastructure in-place with empty lots.
• There is a need for affordable housing for singles and low-income groups.
• There is a lot of anecdotal information available, thus determining firm numbers would be useful. But not all statistics are reliable. CMHC does not usually have the inventory numbers for Vernon correct. Sometimes they count a one bedroom apartment as a certain price, but if you actually went there and saw the unit, it would be so small and in terrible living conditions.
1 Pioneer Villa and The Village are now owned and operated by a private operator. Pioneer Village’s one-bedroom units rent for $620, with some utilities included; The Village’s studio units rent for $495-$525, and one-bedrooms for $650.
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• A significant number of the affordable rental stock is in poor condition.
Kindale Development Association The Kindale Development Association is a non-profit society that provides services, including housing, to persons living with developmental or other disabilities in the North Okanagan. They operate four residential homes: three in Armstrong, and one in Vernon. Through their experiences working with vulnerable populations and providing housing in the North Okanagan, they had a number of insights to share with respect to housing issues and opportunities in Vernon.
Persons Living with Disabilities
• The Kindale Development Association follows the Key Ring model of support: family care and respite (Key Ring's vision is for vulnerable people to be at the heart of their community, sharing their skills and talents for everyone's benefit). Their interest lies in overall community development, building communities around people, and to be inclusive of those persons living with disabilities.
• There is a low inventory of accessible housing, and there is a need for accessible housing in Vernon, for developmental and other forms of disabilities. There are few mental health group homes in Vernon, and the wait lists for existing homes can be quite high, sometimes 40 on a wait list at any given time for ones managed by Community Living BC (CLBC).
The Working Poor
• Other than persons with disabilities, there is a need to provide housing for the “working poor” in Vernon. There are residents who have jobs, but who do not make much money, and are just getting by. These residents need help with housing costs.
• There is a need to work with the development community to incorporate a mix of affordable housing with market housing projects in Vernon.
Building Conditions
• Some of the rental housing stock is not in very good condition, but seems to be the only housing attainable for some residents.
• There are some slum landlords in Vernon, who take advantage of renters.
Partnerships & Collaboration
• Recently part of a unique affordable housing project in Vernon, “Under One Roof”. Kindale was key to this project, and manages 6 units. The project would not have worked without the partnerships involved.
• Kindale is always looking for partners to work towards addressing the gap of the low inventory of accessible housing in Vernon.
Key Themes from Consultation Based on conversations with selected stakeholders in Vernon, there were a few key housing take-aways that emerged. Namely, Vernon could benefit from providing second stage housing for women, providing affordable housing to the low to moderate income households, and improving the quality of the rental housing stock. Key themes from consultation are summarized in the table below.
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Table 1.1: Key Themes from Consultation
1 Second stage housing for women is needed.
2 Affordable housing for low to moderate income households (rental and ownership) is needed.
3 Building conditions of the older / lower price-point rental housing stock is poor, and needs improvement.
4 Over abundance of vacant serviced land available of single-detached home development.
5 Independent senior-oriented housing is needed.
6 Increase in housing choices (price-points, form, size, location) is needed.
7 Identify the housing gaps and demand based on statistics.
8 Continue to support partnerships.
One key issue identified was the abundant supply of vacant, serviced lots that are shovel-ready for (primarily) single-detached residential development. There may be some opportunities to utilize the existing available lots to address some of the affordable housing issues identified through the interviews and data research, such as affordable homeownership opportunities. However, single-detached homes on the hill may not be necessarily accessible nor attainable to all households in the community, especially not for the low to moderate income households. Within this context, there is ample land available for housing, but not necessarily designated for Vernon residents in the greatest need.
In addition, it was noted from several conversations that there may be a discrepancy between what the perceived housing issues are in Vernon, and what the actual housing needs may be. As such, the data and analysis on the market and non-market housing inventory in Vernon (provided in Briefing Papers #1 and #2) were data intensive – providing complementary research information to the key informant discussions.
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Appendix A
Informant Organization
Planning Staff City of Vernon
Anthony Kittel Regional District of North Okanagan
Annette Sharkey Social Planning Council of Vernon
Barbara Levesque John Howard Society
Henry Lundquist Kindale Development Association
Darren Evans Constructive Concepts Ltd. Suite 585, 1111 West Hastings Street, Vancouver BC V6E 2J3 | 604.687.2281 5th Floor, 844 Courtney Street, Victoria BC V8W 1C4 | 250.383.0304 Suite 300, 160 Quarry Park Boulevard SE, Calgary AB T2C 3G3 | 403.336.2468
www.cityspaces.ca