Edmonton (Alta.) - 1986-Unknown - Residential staging information 1988 (1988 10)

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RESIDENTIAL STAGING INFORMATION

Strategic Planning Branch Planning and Development Department October 1988 428-3539

TABLE OF CONTENTS PAGE

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

KEY FINDINGS 1.

PURPOSE

2.

NETHODOLOGY

. . .1 . .

. . . . . . . . . . . . . . . . . . . . . . . . ...

1

Basic Approach . . . . . . . . . . . . . . . . . . . . . . . . . .

Depply . . . . :. . . . . . . . . . . . . . . . . . . . . . . . ..

1 1

. . . . . . . . . . . . . . . . . . . . . . . . . . . .. .. .

3

Suppl~y 3.

FINDINGS

. . . . . . . . . . . . . . . . . . . . . . . . . . . .2..

Total City Land Supply . . . . ...... . . . . . . . . ..

Sector Land Supply . . . ...........

Serviced Single Family Lot Supply . ... . . . . . . . . . . .

Present and Future Servicing Considerations . . . . . . . . . . .

4.

CONCLUSIONS

I1

iv

. . . .

... . . . . . . . . . . . . . . . . . . .

.

3 4

5

6

9

LIST OF TABLES FACING PAGE Table 1

City of Edmonton Housing Starts, 1986 - 1991 . . . ..

Table 2

City of Edmonton Housing Starts, 1986 - 1991

by Year and City Sector . . . . . . . . . . . . . . . . . . . . . . . 4

Table 3

Residential Land Servicing by Sector, 1987 - 1991

Table 4

1987 Potential Land Servicing by Sector, 1987 - 1991 . . . .

Table 5

Inventory of Subdivided and Serviced Lots in Years Using Actual 1987 and Forecasted 1988 and 1989-1991 Annual Absorption Rates . . . . . . . . . . . . . . 7

.

.

.......

.

.

.

3

.

.

. 5

.. ...

6

.

.

PAGE Table 6

1988 Potential Dwelling Units by City Sectors

Table 7

Potential Dwelling Units Northeast Sector

Table 8

Potential Dwelling Units North Sector

Table 9

Potential Dwelling Units Southeast Sector

. . . . . . . . . . .

Table 10

Potential Dwelling Units Southwest Sector

. . . ... .

Table 11

Potential Dwelling Units West Sector.

11

. . . . . . . . . . .

.....

11

. . . . . . . .12

. . . . . . . . . . . . . . .

13

..

14

. . . . .

15

. . . . . . . . . . . . . . .

16

LIST OF MAPS FACING PAGE HapI

City Sectors ................... . .........

Nap 2

City of Edmonton Residential Areas Structure Plan Areas, January 1, 1987

111

.

.

..........

.

.

.2

RESIDENTIAL STAGING INFORMATION KEY FINDINGS .

The supply of serviced, single family lots remained relatively low in all city sectors (see Map 1) at the end of 1987: -

Northeast North Southeast Southwest West

298 384 1,340 993 670

units units units units units

or or or or or

estimated estimated estimated estimated estimated

3.5 1.1 2.7 1.6 1.6

years years years years years

supply supply supply supply supply

S There is an excess supply of multi-family sites relative to forecast demand.

S The total supply in all housing categories of serviced, approved and authorized area structure plans is 138,648 potential dwelling units.

S Servicing activity is forecast at 2,000 units for 1988, and housing starts in suburban areas are expected to reach 2,340.

S Several servicing and financing issues must be resolved in the North (see below) and Southeast sectors to allow further increases in servicing activity to continue. In the other sectors, servicing capacity appears available or can be made available as part of the ongoing land development process.

With the provision of this servicing, the supply of serviced single family lots should be adequate for the expected demand. Nevertheless, the inventory level for single family lots will remain in the one to two year level for most sectors.

On September 22, 1988, the City of Edmonton Municipal Planning Commission approved several policies for residential lot grading and the permanent servicing of developing areas. In terms of residential staging, the most significant policy is the need for a study on downstream improvements, the requirement of permanent servicing capacity and the rejection of temporary arrangements. This policy will likely affect the timing of future development and new servicing in areas of the city susceptible to basement flooding from sewer backups during periods of intense rainfall. In the short run, the impacts of the policy will be greatest in the Mayliewan and Ozerna areas of the Lake District. The result will freeze development in these areas until four consultant studies have taken place. Two of these studies will be completed by March 1, 1989, which will identify what action is required to rectify the sanitary problems. The result will likely be a slow down in development and the transfer of growth to other areas of the city.

A master drainage study for the remaining development areas of the city will be completed within one year.

iv

RESIDENTIAL STAGING INFORMATION 1.

PURPOSE

The purpose of compiling updated staging information is to identify and evaluate the supply and demand of residential land for potential dwelling units in suburban Area Structure Plan (ASP) areas of Edmonton.

The staging information

is updated on a semi-annual basis (June, December) to reflect actual development activity and forecasts of demand and servicing.

2.

METHODOLOGY

Basic Approach

The methodology involves determining the supply of residential land, by dwelling type, in various stages of approval for ASP's in five city sectors and a forecast of demand (measured by housing starts) by dwelling type by year in each sector.

The inventory, measured in years, is calculated by dividing the residential land supply by actual and forecasted housing demand (by dwelling type in each city sector).

Supply

The supply component is calculated by totalling four elements:

(i) vacant

serviced lots; (ii) vacant subdivided lots (unserviced); (iii) raw land in approved ASP's; and (iv) potential dwelling units (pdu) in Council authorized ASP's.

*

The vacant serviced lots are lots in ASP's which have underground

1

Iap2

CITY OF EDMONTON RESIDENTIAL AREA STRUCTURE PLAN AREAS JANUARY 1, 1988

I.

*

II EXTINSIO ITSLAKEso

res THE PALISAD~r

p

..

WEST JASPIR PLACE

.i.,l-

' I'

GRANGE

,

II II II

,

,I

-

INoI KASKITAY

e

a

ee

II,,,

TH! MElADOWS

0

ITWn BROOKSi0

em memm

INWAGI II II

cILOOUND

!

CASTLE DOWNS

m

am I

W. e

II

servicing completed and are found in registered subdivision plans.

The vacant

subdivided lots are also included in the inventory supply because they are found in registered subdivisions but do not have any servicing completed.

The total

of these two lot types constitutes the available dwelling units in registered subdivision plans.

The total raw land is calculated from approved ASP plans and adjusted yearly when additional land is brought into the development process by subdivision and servicing activity. The remainder of the raw land is multiplied by a factor of 17.5 potential dwelling units (pdu) per hectare to calculate the potential available dwelling units. This number was used because it represents the present market development capacity for single family lots as identified by the Land

Development Branch of the Planning and Development Department.

The number of potential dwelling units In authorized ASP's considers those ASP's which have had authorization by Council.

If the ASP plan states the potential

dwelling units, then the actual figures are used; if not, then the 17.5 pdu per hectare is applied. However, authorization does not imply that Council approval of the ASP is automatic. Therefore, lands in authorized ASP's are always shown separately.

Demand

The demand component is calculated by applying actual building starts for a specific year or an estimated housing start forecast for future years (Tables 1 and 2).

The 1987, 1988 and 1989 to 1991 absorption rates are based on the 2

Table 1 CITY OF EDMONTON HOUSING STARTS, 1986-1991 Housing Type

--------- Actual------------- -------- Forecast---------- Average---1986 % 1987 % 1988 % 1989 % 1989-1991 -------------------------------------------------------------SS 1,813 95 2,161 91 2,350 90 2,600 90 2,733

GRM

90

5

129

5

125

5

150

6

200

APT 7 0 76 3 125 5 150 6 200 ----------------------------------------------------------------------TOTAL 1,910 100 2,366 100 2,600 100 2,900 101 3,133 1

------------------------------------------------------------Note: SS - Singles/Semis; GRM- Ground Related Multiples; APT - Apartments;

I

Sources: Actual Data - CMHC

Forecast Data - Forecasting and Policy Development Group, Planning and Development Department.

i

I

I

annual "Housing Market Report, 1988" prepared by the Planning and Development Department.

The actual and estimated future servicing is also included (Table

3) and is based on an assessment by the Land Development Branch of the Planning and Development Department.

These figures are consolidated in the "Socio-

Economic Forecasts, 1988-1993 City of Edmonton" prepared by the City Forecast Committee.

Table 1 shows the actual housing starts for 1987 that are used and

broken down by housing type based on the city-wide percentages.

The number of

housing starts for each city sector (except the Inner City) are calculated the same way for 1988 and 1989 (Table 2).

1989 to 1991 (Table 3).

The average annual forecast is used for

When the five year absorption rate is calculated, a

total from 1988 to 1991 is taken and then divided into the total lot inventory for 1987, 1988 and 1989 to 1991.

A second calculation using the five year

absorption rate iscompleted, but this time isdivided into vacant, serviced subdivided land to determine how long the land supply will last at the forecasted absorption rate.

3.

FINDINGS

Total City Land Supply

The City had a supply of 138,650 potential residential units at year end 1987, comprised of 74,000 single family pdu, 27,424 potential ground related multiples and 37,225 potential apartment units.

A forecast for year end 1988 shows that

these figures will drop by approximately 2,115 lots for single family units, 125 lots in ground related multiples and 100 units for apartments (see Tables 4 and 6, and Tables 7 to 11 for each sector.)

3

Table 2 CITY OF EDMONTON HOUSING STARTS. 1986-1992 BY YEAR AND BY CITY SECTOR

Housing Type Northeast SS GRM APT TOTAL

-----------------------------------------------------1986 1987 1988 1989 1990 1991

.100 0 0 100

115 0 0 115

125 0 0 125

135 0 0 135

125 0 0 125

349 14 0 363

240 25 100 .

365

380 25 0 405

410 25 0 435

425 50 0 475

405 33 0 438

247 0 0 247

489 0 0 489

600 50 0 650

645 25 0 670

565 50 0 615

570 50 0 620

593 42 0 635

435 90 0 525

568 12 0 580

575 25 0 600

675 50 0 725

725 50 0 775

800 50 0 850

733 50 0 783

456

425

600

705

850

975

843

80 0 0 80

85 4 0 89

478 0 0 478

Southeast SS GRM APT TOTAL Southwest SS GRM APT TOTAL

North SS GRM APT TOTAL

West SS

Average Annual----3 Forecast 1989-91

58

GRM

0

67

25

50

50

75

APT TOTAL

0 456

0 492

0 625

0 755

0 900

0 1,050

0 902

1,786

2,013

2.340

2,670

2,850

3,130

2,883

ASP TOTAL

Note: SS - Singles/Semis; GRM - Ground Related Multiples; APT - Apartments; Sources: Actual Data - CMHC Forecast Data - Corporate Forecasting Group, Planning and Development Department, Forecast Starts 1988-1992.

When the 1987 absorption rates for each housing type are applied, the total land supply is capable of accommodating residential development in excess of 20 years.

Sector Land Supply

The inventory of residential land varies considerably across the city (Table 4).

At the end of 1987, land was available for 138,650 pdu, comprised of 74,000 singles and semi-units, 27,400 ground related multiples and 37,225 apartments.

The Southeast and West sectors had the largest share of the total with approximately 33,800 pdu each, while the Northeast had the lowest share with 14,000 pdu.

As a percentage of the total residential land, the vacant, serviced and subdivided land accounted for 14% or 19,660 pdu. In this category there were

11,700 apartment pdu, 4,336 ground related multiple pdu and 3,625 single and semi-detached pdu. The total supply in the Northeast and Southeast sectors is in excess of 20 years, but the other sectors show much less (Table 5). The West has a 7.0 year supply, followed by the Southwest with a 6.0 year supply and the North with only a 2.6 year supply.

When the 1987 city-wide inventory is forecasted to the end of 1988, using forecasted 1988 starts and servicing (Tables 7 to 11 for each sector), the supply of subdivided and serviced land in the North sector increases to 2.7 years, the Southwest sector drops to 5.7 years and the West drops to a 5.6 year supply.

The Southeast sector drops to 13.4 years and the Northeast sector stays high at 20+ years (Table 5).

4

Table 3

RESIDENTIAL LAND.SERVICING BY AREA, 1987-1993 --------------------------------------------------------------------SECTOR Actual 1987 1988 1989 1990 1991 Northeast North Southeast Southwest West Total

106 147 198 579 354

0 400 135 550 715

150 550 200 550 850

150 600 250 600 1,000

150 750 350 750 1,150

1,384

1,800

2,300

2,600

3,150

Source: Planning and Development Department, 1988

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Serviced Single Family Lot Supply

The supply of serviced, single family lots is important to identify and discuss separately because the availability of these lots is an Important factor in the assessment of the need for additional residential Area Structure Plans.

The supply of vacant, serviced subdivided single family lots to year end 1987 varies considerably across the city sectors.

Specifically, the Northeast has

a 3.5 year supply, the Southeast has a 3.0 year supply followed by the Southwest and the West sectors with a 1.6 year supply, and the North sector with a 1.1 year supply (Table 5).

When the 1987 inventory for vacant, serviced subdivided land single family lots is forecasted to the end of 1988, the West sector falls to the lowest supply with 1.3 years followed by the Southeast which falls to 1.5 years.

The Southwest.

sector is expected to remain constant with a 1.6 year supply, while the Northeast sector drops to a 2 year supply and the North increases to a 2.3 year supply.

(Table 5)

When the 1987 inventory is forecasted using the average annual forecast absorption rates for 1988-1991, the results show that the serviced housing lots in the North (2.3 years), Southwest (4.3 years), and the West (3.9 years) sectors would have less than a 4.5 year supply. This forecast also shows that the vacant serviced single family lot supply for the North (1.3 years), and West (0.9 years), all drop to around or less than a one year supply (Table 5).

5

Table 4 POTENTIAL DWELLING WUNITS IY CITY SECTOR (Neasured to end of December 31,1997) City SECIOR

VACANT SERVICED SIIDIVIKD SS Go" APT TOTAL

VACANT SUIDIVIKD (Not Serviced) SS GIR APT TOTAL

RAN LANDIN APPROVED ASP'S SS GRI APT TOTAL

SS

POU INAUITHOA1IE ASP'S GIN API TOTAL

TOTALPOIENTIAL UNIIS SS GIN APT

NORTHEASI

299

1,240

1,013

2.611

0

0

0

0

6,780

2,308

2,297

11,385

0

0

0

0

7,079

3.548

3,370

13,996

NORIH

384

270

314

91

0

0

0

0

16,036

8.044

7,478

31.558

0

0

0

0

16,420

8.314

7,792

32,526

SOUTHEAST

1.340

1,277

6.500

9.197

0

0

0

0

10,172

3,473

3,473

17.118

5,677

1,253

547

7,477

17,189

6,003

10,600

33,792

SOUTHWESI

933

913

1,606

3,452

0

0

0

0

4,089

1,320

1,619

7,028

9,910

885

3,191

13,986

14,932

3.110

6.416

24,466

17,742

18,380

6,441

9,047

33,868

WEST

670 636 2.127 3,433 0 0 0 0 5,461 2,561 4,671 12,693 12,249 3,244 2,249 -------------------------------------------------------------------------------------------------------------------------------------------------------------TOTAL1988 INITS 3,625 4,336 11,700 19,661 0 0 0 0 42,538 17,706 19.538 79.782 27.836 5,382 5,987

39,205

73.999

-------------

27.424

Sources: Forecasting and Policy leveloperet Group, States of Residential Land Report,1987 Housing Market Report,1119 Socio-Ecomoic Forecast leport 1988-1993 CNIC,Housing Starts 1987 sAl 1987 Servicing and Redistricing Activity is Included

-

TOTAL

-l

-

-

lI

-

-ii-

iiII -

--

37,225 138,648

Present and Future Servicing Considerations

Several of the reasons for declining lot supplies are discussed in this section, as well as ways to overcome any potential future shortages.

North Sector

The North sector faces a possible shortage of serviced single family lots by the end of 1988.

In the Lake District single family lot supplies will fall to less

than one year demand by the end of 1988.

In order to bring more lots onto the

market and maintain an available supply, a number of servicing issues must be resolved.

One of the major problems is the need to develop a larger sanitary

sewer and water line from 91 Street east to 66 Street and then into Pilot Sound.

At present, the City is negotiating with the Province to decide whether the sanitary sewer line can go north and connect to the regional system. Until this major issue is resolved, the Lake District area will continue to have its serviced single family lot supply reduced.

In the Palisades, there are plans to construct a sanitary sewer extension in 1988 along 127 Street to 137 Avenue.

The present delays are caused by the need for

a $2 million extension to build a pumping station and sanitary trunk sewer to accommodate the sanitary sewer extension. A temporary solution has been to allow present servicing to go through the Castle Downs station.

When the further

servicing expansion from 137 Avenue north is completed, the Palisades will be able to bring more lots onto the market on a permanent basis.

6

I Table 5 INVENTORY OF SUBDIVIDED AND SERVICED LOTS IN YEARS USING ACTUAL 1987 AND FORECASTED 1988 AND 1989-1991 ANNUAL ABSORPTION RATES Sector Northeast SS

1987

1988

1989-1991 1.6 yrs

3.5 yrs

2 yrs

GRM

20+

APT TOTAL

20+

20+ 20+

20+ 20+

20+ 20+

SS GRM

1.1 yrs 19.3

2.3 9.8

1.3 7.7

APT

20+

2.1

20+

TOTAL

2.6

2.7

2.3

2.7 yrs 20+ 20+

1.5 20+ 20+

1.5 20+ 20+

20+

13.4

20+

North

Southeast SS GRM APT

TOTAL Southwest SS

13.7

1.6 yrs

1.6

1.3

GRM

20+

20+

15.6

APT TOTAL

20+ 6.0

20+ 5.7

20+ 4.3

West SS

1.6 yrs

1.3

GRM APT

9.5 20+

20+ 20+

10.5 20+

TOTAL

7.0

5.6

3.9

I

0.9

I I

Note: SS - Singles/Semis; GRM - Ground Related Multiples; APT - Apartments;

Sources: Actual Data - CMHC Forecast Data - Forecasting and Policy Development Group, Planning and Development Department, Forecast Starts 1988-1992.

I

I I I

Northeast Sector

The Northeast sector also shows declining levels of serviced, single family lots.

The development area of Pilot Sound at present could proceed, but the activity is dependent on extending sewer connections to the main extension from Clareview.

There are no major servicing constraints in Clareview at present.

Most of the

land in this area is controlled by one land owner and requires a development proposal before serviced lots will be brought onto the market.

Southeast Sector

Further development of single family lots in the Meadows area is linked to financing arrangements under the Revolving Trunk Fund.

The past high interest

rates and carrying costs still apply to the servicing of new lots.

However,

there are no physical problems to development if the financial aspects can be resolved.

The present trunk lines are sufficient to carry increased servicing

demand and could connect to the present lateral service lines if required.

Southwest Sector

With the Kaskitayo ASP nearly fully developed, building activity has now started in the Twin Brooks area.

A sanitary sewer and lift station have been built to

connect the Twin Brooks area to existing sewer outfalls. The Riverbend area has sufficient servicing capacity for five to ten years of development.

7

West Sector

The Grange (Oasis West) area inthe West sector has no immediate future servicing problems, but the Donsdale-Lessard area will need a sanitary sewer extension in the near future (2-3 years). The Lewis Farms area and Grange (Oasis West) area are still in the planning stages and may have development next year.

Lewis

Farms, however, will require an air quality monitoring program to be approved before any development begins.

All engineering systems to Lewis Farms are

expected to tie in with existing sanitary sewer outfall on 79 Avenue, while engineering systems in the Grange (Oasis West) are expected to tie in with existing trunk mains on 62 Avenue.

Suburban Servicing Policies

On September 22, 1988, The City of Edmonton Municipal Planning Commission approved policies for residential lot grading and the permanent servicing of developing areas. The effects of these policies are as follows:

(1)

a program will be prepared by the City and development industry to ensure lots are graded in such a manner which drains water away from foundations;

(ii)

essentially all residential subdivision must be accompanied by an engineering study that shows how downstream infrastructure and permanent servicing capacity will be provided; the Water and Sanitation department will not approve temporary servicing arrangements;

8

(iii)

all new buildings will have to have backflow prevention devices and all foundation drainage will have to be through the use of sump pump discharge onto the ground rather than weeping tiles draining into sanitary sewer lines.

In terms of the staging of development, the most significant policy is the need for a study on downstream improvements, the availability of permanent servicing capacity and the rejection of temporary arrangements.

This policy will likely

affect the timing of future development and servicing in areas of the city susceptible to basement flooding from sewer backups during periods of intense rainfall.

In the short run, the impacts of the policy will be greatest in the

Mayliewan and Ozerna areas of the Lake District. The result will

freeze

development in these areas until four consultant studies have taken place. Two of these studies will be completed by March 1, 1989, which will Identify what action is required to rectify the sanitary problems.

The result will be a slow

down in development and the transfer of growth to other areas of the city.

A master drainage study for the remaining development areas of the city will be completed within one year.

4.

CONCLUSIONS

The 1988 residential staging information shows an apparent paradox:

there is

a surplus of residential lots in the city overall, in the approved and authorized phases of development, but limited supplies (less than approximately two years

9

supply) of vacant, serviced single family lots could be apparent in all City sectors except the Southeast and Northeast by the end of 1988.

There is a need to resolve the servicing and financing issues in the North and Southeast sectors, respectively, to allow further increases in servicing activity to continue.

In the other sectors, services appear adequate or can readily

extend through the development process.

With the provision of this new

servicing, the supply of serviced, single family lots should be adequate for the expected demand over the next two to three years.

However, the inventory

level of these serviced lots will remain relatively low, in the one to two year level for the North, Southwest and West sectors.

10

Table 6 POTENTIAL iKLLING UNIiS IT City SECTOR (Forecasted to end of December 31,1988) CITY SECTOR

VACANT SERVICED SWIDIVIED SS SAN APt TOTAL

VACANT SUIDIVIDED (NotServiced) 55 GIN AP I TOAL

RAW LAND IN APPROVED ASP'S 55 GN AP T TOTAL

SS

PKU IN AUTHOIZED ASP'S GM API TOTAL

TOTAL POTENTIAL UNITS 5S AN APT

TOTAL

NORTHEAST

190

1,240

1,073

2,511

0

0

0

0

6,780

2,309

2,297

11,385

0

0

0

0

6.978

3,548

3,370

13,896

NORTH

544

245

214

1,003

0

0

0

0

15,636

8,044

7,478

31,158

0

0

0

0

16,190

9,289

7,692

32,161

SOUTHEAST

875

1,227

6,580

8,682

0

0

0

0

10,037

3,473

3,473

16,983

5,677

1,253

547

7,477

16,589

5,953

10,600

33,142

SOUTNWEST

908

888

1,606

3,402

0

0

0

0

3,539

1,320

1,619

6,479

9,910

885

3,191

13,986

14,357

3,093

6,416

23,866

REST

785

611

2,127

3.523

0

0

0

0

4,746

2,561

4,671

11,971

12,249

3,244

2,249

17,742

17,780

6,416

9,047

33,243

TOTALi9e88.

UNITS

.

3,310

. ... . .. . . .. . . .. . .

4,211

11,600

19,121

0

Sources: Corporate Forecasting Group Status of Residential Land Report,J1987 Housing Narket Report,1988 Soio-Econoic Forecast Report 1988-1993 CIMC,Housing Starts 1987 OAIlI 1987 Servicing and Redistricing Activity isIncluded

0

0

0

.

.

..

40,738

.

17,706

..

.

19,538

.

..

77,982

.

.

27,836

..

.

5,382

..

5,917

.

.

39,205

..

...

71,884

.

27,299

.

..

.

.

37,125 136,308

table 7 POTENTIAL DOIlLING UNIIS NORTHEAST SECIOR

(Fore(asted For Derember 31,1988) CITY SECTOR NORTHEASI

Clarevieu, Hersitage, Sleele Heighits Pilot Sound

VACANI SERVICED SUJDIVIDED SS GIN APT TOTAL

VACANT SUBDIVIDED (Not Serviced) SS GRN APT 10TA

298

1,240

1,073

2,611

0

0

0

0

0

0

0

0

0

0

0

0

RAN LAND IN APPROVED ASP'S SS GRN API TOTAL

991 5,789

SS

PDU IN AUTHORIZED ASP'S GaN APT TOTAL

tOTALPOTENIIAL UNIIS SS GIN APT

IIOTAL

377

377

1,745

0

0

0

0

1.,289 1,617

1,450

4,3t.

1.931

1,920

9,640

0

0

0

0

5,789

1.931

1,920

9,640

2,309

2,297

11,385

0

0

0

0

7,078

3,548

3,370

----..------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

1998 TOTAL# 298

1,240

1,073

2,611

0

0

0

0

6,780

l3,'6

Minus HINUS Starts to end 1998*S r)

100

0

0

100

Servicing end 1988 ............... .......

0

..................

Net Reduction inLot Supply 0

0

0......................

...........

PLUS Servicing

100

0

0

100

Net Addition in Lot Supply

end 1988 1 1988 TOTAL

0

0

0

0

18

1,240

1,073

2,511

..............................................................................

0

0

Sources: Forecasting and Policy levelopent Group, Status of Residential Land Report.1987

Housing Market Reprt,1988

Socio-counesic Forecast Report 1998-1993 CICMousing Starts 1987

$All 1987 Servicing and

tedistricing

Activity is Included

e*IS0S Building Starts and Servicing are Forecast Estimates **I88 Servicing is educted Fro the ta Land Inventory

0

0

6,780

60 2.308

2,297

11,385

0

0

0

0

7,038

0 3,548

0

0

3,370

13,956

Table 8 ING UNITS NORTH SECTOR POTENTIAL WDELL (Forecasted For December 31,1988) CITY SECTOR NORTH

VACANT SERVICED SUBDIVIDED TOTAL APT GIN SS

VACANT SUBDIVIDED (Not Serviced) TOTAL GIRN APt 55

ASP'S RAlLAND IN APPROVED TOTAL APT GRO SS

55

PDU INAUTHORIZED ASP'S TOTAL SR APT

POTENTIAL UNITS TOTAL APT TOTAL SRl SS 13,629

301

0

0

0

0

7,234

2,689

3,405

13,329

0

0

0

0

7,451

2,773

3,405

314

619

0

0

0

0

0

0

0

0

0

0

0

0

119

186

314

0

0

0

0

0

0

3,273

2,840

1,710

7,823

0

0

0

0

3.273

2,840

1,710

7,823

2,515 0 5,577 0 0 0 2.363 10,407 2.515 5,529 0 0 0 0 48 0 0 48 Palisades -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------8,314 0 16,420 0 0 0 7,478 31,558 16,036 8.044 0 0 0 0 968 314 384 270 1988 TOTAL*

2,363

10,455

7,792

32,526

lake

District

Castle Douns Castle Douns Ex

MINUS Starts to end 1988$

217

84

0

119

186

0

0

240

25

100

365

Ninus Servicing end 1988 400 .......................................

619

Met Reduetion inLot Supply 0

0

400 .......................................

640

25

100

765

Net Addition inLot Supply PLUS Servicing 400 0 0 400 ............ ............. .........

400 .................... . ..

0 0 400 nd 198899 -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------7,692 32, 161 8,289 0 16,180 0 0 0 8,044 7,478 31,151 15.636 0 0 0 0 1,003 214 544 245 1988 TOTAL Sources: Forecasting and Policy evelopeaent Group, Status of Residential Land Report,1987 Housing Narket Report,1988 Socio-Econoeic Forecast Report 1918-1993 CIC,NMousing Starts 1997 cAll 1917 Servicing and Redistricing Activity is Included *a199 luilding Starts and Servicing are Forecast Estimates *1988 Servicing isDeducted From the law Land Inventory

Table 9 POTENTIAL DOEILLING NITS SOUTHEASI SECTOR (Forecasted For De(ember 31,1988) CITY SECTOR

0

0

1,340

1,277

6.580

9,197

0

MINUS Starts to end 1908sI

600

50

0

650

.................... ..................

Minus Servicing end 1988 135

7,477

17,189

6,003

10,600

33,742

0

0

5,677

1,253

547

3,473

3,473

17,118

5,677

1,253

547

10.172

0

1989 TOTAL$

0

0

0

7,477

0

0

0

547

0

0

0

1,253

0

0

0

5,677

0

0

179

7,477

16,455

0

0

Ellerslie vest

3,312

0

0

16.634

1,502

3,312

The Headouws 179

3,312

0

9,831

0

3,312

0

0

0

10,010

0

0

0

9,681

0

.161

9,018

6,741

663

161

6,580

1,438

APT

341

1,277

TOTAL

GIN

0

1,161

SGIN

APT

TOTAL

SS

APT

TOTAL

SS

TOTAL

GR"

TOTAL

APT

APT

POTENTIAL NITS TOTAL

PDUIN ATHORIlED ASP'S

ASP'S IN APPROVED IANLAND SS

GIN

GIN

Hillcods

.

SS

SS

SOUTHEASI

1

SUBDIVIDED (Not Serviced) VACANT

SERVICED StIDIVIDED VACANT

Net Reduction inLot Supply 0

0

135 ..............................

735

50

0

785

Net Additimon in Lot Supply PLUS Servicing 135 0 .0 135 135 ................................................................. .........

0 0 135 end 1988** -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------5,953 10,600 33,142 16, 589 7.477 547 1,253 5,677 3,473 16,913 3,473 10,037 0 0 0 0 8,682 6,580 1,227 875 1996 TOTAL Sources: Forecasting and Policy levelopanet Group, Status of lesidential Land Reper,1967 Housing Market Report,198u Socio-Econoeir Forecast Report 1988-1993 CIUC,HIousiug Starts 1997 $All 1987 Servicisg and Redistricing Activity is Included **1980 Building Starts and Servicing are Forecast Estinates 1*1998 Servicing isDeducted From the Ran Land Inventory

Table 10 POTENTIAL IELLING HITS SOUTHESI SECIOI (Forecasted For December 31,19809) CIT SECIOi SOUIIESI

SUBDIVIDED VACANT ISERVICED APT TOTAL S5S G1N

SUBDIVIKDED (Not Serviced) VACANT APT TOTAL SS GIN

liverbond

726

482

0

1,208

0

0

0

0

laskitayo

155

431

1.606

2.192

0

0

0

0

Tuin Brooks

52

0

0

52

0

0

0

0

fervillegar

0

0

0

0

0

0

0

0

Blackeud

0

0

0

0

0

0

0

0

ASP'S IANLAND IN APPROWVED APT TOTAL SS GIN

SS

PBU IN AUTHOtIIEB ASP'S APT TOTAL GaN

10TAL POTENTAL. UNITS API SS GIN 1.115

5,780

J,606

2,192

504

504

2,508

9,130

625

2,931

12,686

1,300

780

260

260

1,300

13,986

14,932

3,110

6,416

24,466

916

1,115

4,572

0

0

0

0

0

0

0

0

0

0

0

0

1,448

504

504

2,456

0

0

0

0

1,500

0.

0

0

0

9,130

625

2,931

12,686

0

0

0

0

780

260

260

1,320

1,619

7,029

9,910

885

3,191

2,641

TOTAL

3,367 I15

1.298 431

----..----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

1988 TOTAL$

MINUS Starts to end 1988**

933

575

913

25

1.606

0

3,452

600

0

0

.........................

0

0

4,0699

Mines Servicing end IM19 550 ..............

Net ledaction in tot Supply 0

0

550 ......................................

1,125

25

0

1,150

Net Addition in tot Supply SPLUS (J Servicing 550 0 0 550 0 550 ..............................................................................

0 550 end 1988s -i ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------6,416 23.866 3,093 14.351 3,191 13,916 9,910 as 6,478 3,539 1,320 1,619 0 0 0 0 1,606 3,402 W 19 TOTAL 90 seurces: Forecasting and Policy evelopmat Group, Status of Residential Land tport,1987 ousing Market bIeport,19N Socie-Ecomic Forecast Report 191-1993 CIIC,eusing Starts 1987 SAil 1987 Servicing and ldistricing Activity is IKcluded $IM Building Starts and Servicing are Forecast Estimates **1988 Servicing is Deducted From the lam Lad Inventory

Table II POIENIIAL DIUELLING UNIIS IEST SECIOR (Forecasted For December 31.1988) CITY SECTOR

VACANT SERVICED SUBDIVIDED

MINUS Starts to end 1989*

0

0

0

0

0

5,461

2,561

0

0

0

0

670

636

2.127

3,433

0

0

600

25

0

625

.0 0

Minus Servicing end 1989 715 .......... .........................

0

0

0

0

2,249

2,249

11,245

6.741

2,249

2,249

11,245

5,502

995

0

6,497

5,502

995

0

6497

12,249

3,244

2,249

17,742

14,105

4,470

12,693

0

0

0

4,671

0

0

Enoch 1988 10TAL

0

0

0

0

0

0

5,799

0

4,081

0

2.717

6,747

1,971

0

0

1.226

0

4,275

0

Grange

1,956

0

0

0

0

0

0

0

0

101&L

10,327

590

0

0

API

0

590

0

Lemis farms

GIE

0

1,186

0

2,127.

IOIAL

SS

0

0

0

636

API

API

2,366

TO11TAL

0

670

IIJP

TOTAL

GIN

APT

3,433

APT

SS

GIN

GIN

GIN

UNITS POTIENTIAL TOTAL

PiU INAUIHOIIED ASP'S

ASP'S IANLAND IN APPROVED SS

SS

SS

WESI

VACANT SIUDIVIDED (Not Serviced)

TOTAL

4,966

23.541

Net Reduction in Lot Supply 0

0

715 ..................

..............

1,315

.

25

0

1,340

Net Addition in Lot Supply

PLUS Servicing end 1988i1

715

1989 0IJAL

7O5

0

0

715

.............................................................................

------------------------------------------------------------------------0 0 0 0 3.523 2,127 611

Sources: Forecasting and Policy Developent Group, Status of Residential Land Report,1987 Mousing arket Report,199 Socio-Ecomioc Forecast Report 1988-1993 COiC,ousing Starts 1987 *All 1987 Servicing and ledistricing Activity is Included **1980 Building Starts and Servicing are Forecast Estimates *019988 Servicing is Deducted From the Ra tend Inventory

715

0

0

715

----------------- -----------------------------------------------------------------------------4,445 4,964 22,916 13,505 2,249 17,742 3,244 12,249 4,671 11,979 2,561 4.746