Appendix ‘D’ The Town of Markham Affordable and Special Needs Housing Strategy Background Report November 2010 Prepared by: Table of Contents 1.0 Introduction .......................................................................................... 1 1.1 Background and Policy Context ................................................................. 1 1.2 Purpose and Objectives of the Study .......................................................... 4 1.3 Approach to the Markham Strategy ............................................................ 4 1.3.1 Consultation Strategy ....................................................................... 6 1.4 Defining Affordable and Special Needs Housing ............................................. 8 1.5 Partners in Housing ............................................................................... 9 1.6 Study Area and Comparator Municipalities .................................................. 10 2.0 Housing Needs Analysis ...........................................................................12 2.1 Introduction ....................................................................................... 12 2.2 Demographic Profile ............................................................................. 12 2.2.1 Population Trends and Projections ...................................................... 12 2.2.2 Household Trends and Projections ...................................................... 16 2.2.2.1 Household Tenure .................................................................... 18 2.2.2.2 Household Size ........................................................................ 20 2.2.2.3 Household Type ....................................................................... 20 2.2.3 Economic Characteristics ................................................................. 21 2.2.3.1 Employment and Unemployment Rates ........................................... 23 2.2.4 Household Income .......................................................................... 23 2.2.4.1 Average and Median Household Income ........................................... 23 2.2.4.2 Ontario Works and Ontario Disability Support Program ........................ 25 2.2.4.3 Minimum Wage and Occupational Wage Rates ................................... 27 2.2.4.4 Household Income by Income Decile ............................................... 28 2.2.4.5 Incidence of Low Income ............................................................ 31 2.2.5 Summary of Demographic Profile ........................................................ 33 2.3 Housing Stock Analysis .......................................................................... 35 2.3.1 Recent Housing Activity ................................................................... 35 2.3.1.1 Housing Stock by Dwelling Type .................................................... 35 2.3.1.2 Housing Starts and Completions .................................................... 37 2.3.1.3 Demolitions and Conversions ....................................................... 38 2.3.1.4 Residential Development Potential ................................................ 38 2.3.2 Home Ownership Housing ................................................................. 40 Town of Markham Affordable and Special Needs Housing Strategy i Background Report 2.3.2.1 Supply of Ownership Stock .......................................................... 40 2.3.2.2 Condition of Owned Dwellings ...................................................... 40 2.3.2.3 Trends in House Prices ............................................................... 42 2.3.3 Private Rental Housing .................................................................... 45 2.3.3.1 Supply of Rental Housing ............................................................ 46 2.3.3.2 Condition of Rental Housing ........................................................ 47 2.3.3.3 Average Market Rents ................................................................ 49 2.3.3.4 Secondary Rental Market ............................................................ 53 2.3.4 Affordable Housing Supply ................................................................ 54 2.3.5 Social Housing Supply ...................................................................... 55 2.3.6 Emergency, Transitional and Special Needs Housing ................................. 59 2.3.6.1 Emergency and Transitional Housing .............................................. 59 2.3.6.2 Special Needs Housing ............................................................... 64 2.3.6.3 Persons with Mental Illness ......................................................... 65 2.3.6.4 Persons with Physical Disabilities .................................................. 67 2.3.6.5 Persons with Developmental Disabilities and/or Dual Diagnosis ............. 69 2.3.6.6 Persons who are Deaf and Blind .................................................... 71 2.3.6.7 Seniors and Frail Elderly............................................................. 71 2.3.6.8 Youth ................................................................................... 73 2.3.6.9 Additional Community Support Services .......................................... 73 2.3.7 Additional Housing for Seniors ........................................................... 74 2.3.7.1 Retirement Homes .................................................................... 74 2.3.7.2 Long Term Care Homes .............................................................. 74 2.3.7.3 Life Lease Housing .................................................................... 75 2.3.8 Student Housing ............................................................................ 76 2.3.9 Summary of Housing Stock Analysis ..................................................... 76 3.0 Household Affordability ..........................................................................79 3.1.1 Affordability by Minimum Wage .......................................................... 79 3.1.2 Affordability by Occupational Wage Rate .............................................. 80 3.1.3 Core Housing Need ......................................................................... 81 3.1.4 Income Spent on Shelter .................................................................. 83 3.1.4.1 Income Spent on Shelter: Renters ................................................. 83 3.1.4.2 Income Spent on Shelter: Home Owners .......................................... 85 3.1.4.3 Income Spent on Shelter: Diverse Population Groups .......................... 87 Town of Markham Affordable and Special Needs Housing Strategy ii Background Report 3.1.5 Housing Affordability by Income Decile ................................................. 89 3.1.5.1 Housing Affordability: Home Owners .............................................. 89 3.1.5.2 Housing Affordability: Renters ..................................................... 91 3.1.6 Food Bank Usage ............................................................................ 92 3.1.7 Summary of Affordability Along the Housing Continuum ............................. 93 3.1.7.1 Overview of Households Along the Income Spectrum .......................... 96 3.1.8 Gaps in Rental and Ownership Housing Supply ........................................ 98 3.1.9 Summary of Housing Affordability ..................................................... 100 4.0 Current Housing Needs Facing Markham Community .................................... 102 4.1 Comparison of Housing Needs Identified in 2002 Markham Housing Task Force Report (2002) 102 4.2 Key Housing Issues ............................................................................. 104 5.0 Changing Policy Context ....................................................................... 110 5.1 Introduction ..................................................................................... 110 5.2 Senior Government Policy .................................................................... 110 5.2.1 Provincial Policy .......................................................................... 110 5.2.1.1 Provincial Policy Statement (PPS) ................................................ 110 5.2.1.2 Growth Plan for the Greater Golden Horseshoe ............................... 112 5.2.1.3 Municipal Act ........................................................................ 114 5.2.1.4 Planning Act ......................................................................... 115 5.2.1.5 Accessibility for Ontarians with Disabilities Act .............................. 116 5.2.1.6 Local Health System Integration Act ............................................ 118 5.2.1.7 Ontario Building Code, 2006 ...................................................... 119 5.2.1.8 Long-Term Affordable Housing Strategy ........................................ 121 5.2.1.9 Harmonized Sales Tax .............................................................. 121 5.2.2 Regional Policy ............................................................................ 121 5.2.2.1 York Region Official Plan .......................................................... 121 5.2.2.2 York Region Housing Supply Strategy (2002) ................................... 127 5.2.2.3 York Region Plan to Address Homelessness ..................................... 128 5.2.2.4 York Region Sustainability Strategy ............................................. 129 5.2.2.5 York Region Economic Strategy (2005) .........................................