Town of Hinton
Integrated Housing Strategy
Presented to
By
#605 Empire Building, 10080 Jasper Avenue
Edmonton, Alberta T5J 1V9
Phone: (780) 423-6824, Fax: (780) 423-6850
Email: [email protected] Web: www.arminap.ca
Revised JULY 2013
ACKNOWLEDGEMENTS
We wish to acknowledge and thank the following individuals who contributed to this study.
Members of the Steering Committee (Municipal Planning Commission)
Brad Humphrey, Chair
Councillor Buzz Johnson
Councillor Ian Duncan
Brad Kopp, Citizen at Large
Fred Munn, Citizen at Large
Cliff Mantai, Citizen at Large
Paul Shannon, Citizen at Large (former member)
Project Manager
Crystal Kereliuk, Planner, Town of Hinton
Project Sponsors
Jean Anne Fraser, Director of Planning and Technical Services, Town of Hinton
Dan Pagely, Director of Community and Protective Services, Town of Hinton
Town of Hinton Integrated Housing Strategy
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i
TABLE OF CONTENTS
ACKNOWLEDGEMENTS .............................................................................................................................. i
TABLE OF CONTENTS ................................................................................................................................ ii
EXECUTIVE SUMMARY .............................................................................................................................. iv
1.0
INTRODUCTION ................................................................................................................................. 1
1.1
1.2
1.3
1.4
1.5
1.6
2.0
POPULATION PROFILE .................................................................................................................. 12
2.1
2.2
2.3
2.4
2.5
3.0
Housing Types, Age and Tenure ................................................................................................. 17
Rental Housing ............................................................................................................................ 18
Ownership Housing ..................................................................................................................... 20
Seniors Housing .......................................................................................................................... 21
Student Housing .......................................................................................................................... 21
Special Needs Housing ............................................................................................................... 22
Development Statistics ................................................................................................................ 22
Future Housing Needs Forecast .................................................................................................. 23
EVALUATION OF CORE HOUSING NEED ..................................................................................... 26
4.1
4.2
4.3
4.4
5.0
Population Growth ....................................................................................................................... 12
Age Characteristics...................................................................................................................... 12
Family and Household Profile ...................................................................................................... 13
Income Profiles ............................................................................................................................ 14
Core Need Income Threshold ...................................................................................................... 16
HOUSING MARKET PROFILE ......................................................................................................... 17
3.1
3.2
3.3
3.4
3.5
3.6
3.7
3.8
4.0
Purpose ......................................................................................................................................... 1
Background ................................................................................................................................... 1
Glossary of Terms ......................................................................................................................... 2
Policy Context ................................................................................................................................ 4
Housing Continuum ....................................................................................................................... 9
Data Limitations ........................................................................................................................... 10
Stakeholder Roundtables ............................................................................................................ 26
Affordability of Housing ................................................................................................................ 36
Affordable Housing Gap Analysis ................................................................................................ 37
Public Open House Summary...................................................................................................... 39
KEY FINDINGS................................................................................................................................. 40
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TABLES
Table 1: Age Characteristics of Hinton Residents 2001-2006 ..................................................................... 13
Table 2: Selected Family Characteristics of Hinton 2001-2006 .................................................................. 14
Table 3: Selected Household Characteristics of Hinton 2001-2006 ........................................................... 14
Table 4: Total Income (Before Tax) by Family Type in Hinton – 2006 ........................................................ 15
Table 5: Total Income (Before Tax) by Age and Family Type in Hinton - 2006 ........................................... 15
Table 6: Median Earnings in Hinton, 2005 ................................................................................................. 16
Table 7: 2009 Core Need Income Threshold for Hinton ............................................................................. 16
Table 8: Occupied Private Dwellings by Municipality– 2006 ...................................................................... 17
Table 9: Age & State of Repair of Occupied Private Dwellings by Municipality - 2006 .............................. 18
Table 10: Housing Tenure by Municipality – 2006...................................................................................... 18
Table 11: Number of Apartment Rental Units 2007 & 2008 ..................................................................... 19
Table 12: Apartment Vacancy Rates 2007 & 2008 .................................................................................... 19
Table 13: Average Apartment Rental Rates 2007 & 2008 ......................................................................... 20
Table 14: Average Homeowner Estimated Value of Owned Dwellings – 2006 Census ............................. 21
Table 15: Seniors Housing in Hinton - 2009 ................................................................................................ 21
Table 16: Residential Development Permits Hinton 2004-2008 ................................................................ 23
Table 17: Growth Rates in Comparable Municipalities ............................................................................. 23
Table 18: Hinton Future Housing Need Projections .................................................................................. 24
Table 19: Affordable Monthly Rent or Mortgage Payments by Income Range of Hinton Families ........... 36
Table 20: Affordable Housing Gap by Unit Size for Households under CNIT Threshold ............................ 38
APPENDICES
Appendix A: Draft Amendments to the Town of Hinton Municipal Development Plan
Appendix B: Draft Amendments to the Town of Hinton Land Use Bylaw
Appendix C: Town of Hinton Draft Infill Design Guidelines
Appendix D: Housing Funding Programs
Appendix E: World Health Organization Checklist of Essential Features of Age Friendly Cities
Appendix F: References
Appendix G: Personal Contacts
Appendix H: Taxfiler Data Table - Income by Family Types and Housing Affordability in Hinton
Town of Hinton Integrated Housing Strategy
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EXECUTIVE SUMMARY
Background
The Town of Hinton recognizes the important role of adequate and suitable housing in meeting the community’s
various social, cultural and environmental needs, as well as its economic goal of achieving greater diversification. In
response to local challenges related to housing affordability and availability, the Town initiated the Integrated Housing
Strategy early in 2009. A Steering Committee oversaw the nine-month study process. Town Council approved the
following vision for the Integrated Housing Strategy:
“Improved housing affordability for the residents of Hinton especially for low and moderate income households,
the youth, elderly and special needs that is sustainable, offers choice and diversity.”
Key Findings
1)
Based on the feedback received from the public roundtables and after considerable discussion with the Steering
Committee, the definition of affordable housing, as agreed for the purpose of Hinton’s Integrated Housing
Strategy, is as follows:
“Affordable housing is where shelter costs are 30% or less of a household’s before-tax income, where
income is less than the Core Need Income Threshold (CNIT) for Hinton by household type (e.g. couples,
lone parent families and individuals). Households should be capable of independent living and not
require ongoing support services or subsidies.”
2)
Providing for housing choice and affordability is key to the Town of Hinton’s economic, social and environmental
sustainability.
3)
Hinton is a regional service centre with an economy driven by coal mining, forestry, oil and gas and tourism. In
2006, the population of Hinton was 9,738 representing a 3.5% increase from the population in 2001. The
population is expected to reach 12,597 by 2019, based on the 2% annual growth rate assumed by the Town of
Hinton. With an average household size of 2.5 people, the Town will require an additional 1,143 units to
accommodate the additional population growth of 2,859 people by 2019.
4)
Notable demographic trends include an increase in the number and percentage of young adults between the
ages of 20 to 34, suggesting a need for affordable rental housing and startup homes. Similar to the trends
observed in other Alberta municipalities, the Town has a growing population of residents aged 45 years and
over. With an aging population, the Town will need more seniors housing, including assisted living and aging in
place facilities, to accommodate the changing needs of independent and dependent seniors. The Town has
also observed a growing percentage of immigrant workers with jobs in the service sector. Based on discussions
with the Steering Committee, affordable workforce housing located in the commercial area near the Town
centre, is seen as a solution to housing service sector workers.
5)
Hinton’s housing stock is predominantly comprised of single family homes. In comparison to other municipalities
of its size, Hinton has fewer apartment units and a larger percentage of manufactured homes.
6)
Rents in Hinton range from $507 for a bachelor to $943 for a three bedroom unit, and are comparable with rents
in municipalities of similar size. Hinton experienced a steep increase in its vacancy rates climbing to 10.9% in
Town of Hinton Integrated Housing Strategy
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2008 from 3.5% in 2007. Prices of single detached homes have also doubled in the past five (5) years, with an
average selling price of single detached home reaching $326,149 in 2008.
7)
The Town currently has 134 subsidized housing units (including 55 households receiving rent supplements) and
will soon have an additional 47 affordable rental units with the completion of the Happy Creek apartment
development.
8)
The single biggest area of need in Hinton’s housing market is for affordable rental housing to house low income
households on social assistance or earning incomes below CNIT levels. Another significant area of need is
affordable market rental and ownership housing for individuals and families earning modest incomes that
exceed CNIT thresholds.
9)
Hinton currently has 114 housing units for seniors in three facilities that offer independent, supportive and
designated assisted living. Even though current waiting lists are short, because of the increase in aging
population, managers of these facilities anticipate a growing need for assisted living and higher-level care
facilities.
10) Hinton’s 11-bed Yellowhead Emergency Shelter for Women accommodates approximately 140 women and
children each year. There is currently no second stage shelter or transitional housing and 48% of women
leaving the short-term shelter said that they would use this service if it were available. Those who cannot afford
local rents and unable to obtain rent supplements often relocate to other communities. Increasing the overall
supply of affordable rental housing within the Town will partially address this gap.
11) The Town does not have a homeless shelter. It is estimated that the average number of homeless individuals in
Hinton is 10 to 15 (mostly men) at any given time, with an occasional peak of 20 or 30. Based on research,
homeless shelters are situated primarily in larger urban centres as smaller year-round shelters for fewer than 20
people are not considered viable to operate.
12) Based on Section 4.3: Affordable Housing Gap Analysis a breakdown of current housing gaps identifying
required housing by household size and type is summarized below:
a)
There are approximately 262 individuals earning less than $25,500, who require assistance with the
shelter costs to afford a bachelor suite.
b)
There are approximately 410 individuals and 190 couple families earning less than $38,500, who require
assistance with the shelter costs to afford a one (1) bedroom unit.
c)
There are approximately 245 households including couple and lone parent families with children earning
less than $45,500, who require assistance with the shelter costs to afford a two bedroom unit.
d)
There are approximately 95 households including couple and lone parent families with two (2) or more
children earning less than $47,500, who require assistance with the shelter costs to afford a three
bedroom unit.
e)
There are approximately 35 households including couple and lone parent families with 3 or more children
earning less than $51,500, who require assistance with the shelter costs to afford a four bedroom unit.
13) Based on the future housing needs forecast for the Town of Hinton, the following housing types are needed to
accommodate the future population growth in Hinton by 2019:
a)
Due to the high price of single detached homes, a significantly lower percentage of single detached homes
(35% compared to current stock of 49%) will be required in the future, resulting in the need for an
additional 400 single detached homes by 2019.
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b)
To increase housing choice and create more affordable market ownership units, the town will require 15%
of all new housing in the form of semi-detached and duplex housing and 20% in the form of row housing,
resulting in the need for an additional 172 new semi-detached /duplex housing units and 229 row houses
by 2019.
c)
To increase the stock of rental units, the town will require 20% of all new housing in the form of apartment
units, resulting in the need for an additional 229 apartment units by 2019.
d)
To address the need for housing for seasonal and service sector workers and students, the town will
require 10% of all new housing as ‘other’ dwellings, including manufactured (mobile) homes and
innovative forms such as co-housing, resulting in the need for an additional 114 units by 2019.
e)
The Hinton Training Centre is currently self-sufficient in meeting the demands of its student population and
occasionally sources the local hotel industry to meet the excess demand during which is generally for a
short period of time. With regards to the Campus Alberta West initiative, further detailed research and
analysis is required prior to the physical planning of the student campus facility.
14) Stakeholder consultation identified gaps in Hinton’s housing continuum in the areas of:
a)
transitional housing,
b)
special needs group homes,
c)
housing choice for seniors,
d)
emergency shelters for youth and the homeless,
e)
attainable and entry-level ownership housing, and
f)
housing for seasonal employees.
15) The key tools and strategies for creating more affordable housing in Hinton, as identified by stakeholders, are:
a)
Permitting Secondary Suites and Garden Suites
b)
Acquiring and Renovating Buildings
c)
Building Energy Efficient Housing
d)
Community Land Trusts
e)
Retaining Affordable Housing
f)
Designing Flexible / Incremental Housing
g)
Converting Non-Residential Buildings
h)
Equity Co-operatives
i)
Shared Facilities (Co-housing)
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Recommendations
That Hinton Town Council approves the following strategies and recommendations, listed in order of ease of
implementation, to address anticipated housing needs and gaps identified in this report for the next ten (10) years.
Strategy #1 Make policy changes as part of the review and update to Hinton’s Municipal
Development Plan (MDP) and Land Use Bylaw (LUB) that encourage greater housing
choice and affordability. Draft amendments to the MDP and LUB are included in
Appendices A and B respectively.
1) That Municipal Development Plan (MDP) revisions include, but not necessarily be limited to, the following:
2)
a)
policies that promote the design and development of higher density complete and more sustainable
neighborhoods that promote housing choice and affordability at the area structure plan and subdivision
stages;
b)
encourage inclusion of sustainable development features both in the design of neighbourhoods and
individual buildings consistent with the criteria developed as part of Leadership in Energy and
Environmental Design (LEEDND ) or the Built Green;
c)
that the MDP establish a minimum target of 10-15% of new housing units to be designed as either
affordable or attainable. (Refer to Figure 1: Housing Continuum on page 9 of the report);
d)
identify opportunities for small scale and larger scale infill projects (e.g. older manufactured home park
sites) to augment the supply of housing;
e)
adopt modesty standards, based upon CMHC modesty standards, to ensure a certain proportion of
housing units are within ranges of minimum and maximum sizes to ensure affordability; and
f)
foster partnerships with both the private and non-profit sector to develop supportive and special needs
housing.
That amendments to the Land Use Bylaw (LUB) include, but not necessarily be limited to, the following:
a) recognize innovative housing forms such as co-housing, work-live units are flexible / incremental housing
(grow homes);
b) consider the possibility of increasing densities, and site coverages in the R-1 A Single Family Residential
(Class A), R-1 B Single Family Residential (Class B); R-1 C Single Family Residential (Class C); R-2 Low
Density Multiple Family Residential; R-3 Medium Density Multiple Family Residential;
c) in cases of affordable and seniors housing projects have provisions in the Land Use Bylaw for relaxation of
parking requirements;
d) identify potential sites that could be rezoned for small and large scale infill redevelopment;
e) develop a statutory plan overlay district containing design guidelines to ensure infill development is
compatible with the scale and development of the surrounding neighborhood (see Appendix C: Town of
Hinton Draft Infill Design Guidelines);
f)
identify potential sites for workforce housing, that may take the form of co-housing near the town centers;
Town of Hinton Integrated Housing Strategy
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g) in anticipation of the development of a post-secondary education institution, make provisions for forms of
student housing in the new Land Use Bylaw, and
h) amend the Land Use Bylaw to increase the maximum allowable floor area of suites to 60 m2 (645 sq. ft.) or
35% of the total floor area of the principal dwelling. The regulation in the current Land Use Bylaw reads
“whichever is less”.
Strategy #2 Create a part-time Housing Coordinator position and allocate the necessary resources
to implement the Town of Hinton Integrated Housing Strategy
3)
That Council as part of its 2010 budget deliberations establish and fund a part-time Housing Coordinator
position to work on implementing the recommendations contained in this report. It is envisioned that Housing
Coordinator would be responsible for the following:
a)
Being a resource or point person that would be knowledgeable about various provincial and federal grant
programs available to augment the supply of affordable housing in the community
b)
Assist individual property owners in completing applications for funding programs like Residential
Rehabilitation Assistance Programs (RRAP)
c)
Work with both private developers and non-profit groups in undertaking feasibility studies and securing
funding for affordable housing projects
d)
Coordinate the policy changes required to statutory plans and the Land Use Bylaw to encourage more
housing choice and affordability
e)
In consultation with Council establish an annual Integrated Housing Action Plan with specific housing
targets
f)
Prepare an annual report card to Council and the community documenting how recommendations
approved by Council, as part of the Town of Hinton Integrated Housing Strategy, are being implemented.
Strategy #3 Increase and preserve the supply of affordable rental housing in Hinton
4)
Consider using a portion of the 2010 – 2011 of Capital Funding from Alberta Housing and Urban Affairs to
establish a grant program to homeowners, similar to that developed by the cities of St. Albert, Edmonton,
Spruce Grove and Strathcona County, to encourage homeowners to develop new or upgrade existing
Secondary Suites.
5)
Identify and work with private and/or non-profit developers to identify a site and develop plans for another
affordable rental housing project similar to Happy Creek to be the basis for an application to Alberta Housing
and Urban Affairs Capital Grant Program 2010 / 2011 Request for Proposals (RFP).
6)
Work with the Hinton Chamber of Commerce to identify the need and feasibility of developing a work-force
housing project to provide affordable accommodation for service industry workers similar to projects that have
been developed in Jasper and Canmore.
7)
Will preserve existing affordable rental housing stock by identifying older rental units in need of repairs and
making owners aware of funding assistance available through the Residential Rehabilitation Assistance
Programs. Refer to funding program information on pages 2-3 of Appendix D.
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Strategy #4 Create new opportunities to increase and preserve the stock of affordable ownership
housing units in Hinton.
8)
Explore the feasibility of the Town or a non-profit group acquiring land to establish a Community Land Trust
(CLT) to reduce the price of entry level ownership housing. The essence of a CLT is that the building and land
are held under separate ownership. Units can be bought and sold, rented and vacated but the land beneath it
remains the property of the Community Land Trust.
9)
Preserve and upgrade existing ownership housing. Identify older affordable housing stock that would be good
candidates for application under the Homeowner Residential Rehabilitation Assistance Program, described on
page 3 of Appendix D of this report. The Town needs to build awareness amongst homeowners and the local
Real Estate Board of the Homeowner RRAP.
10) Continue working with Habitat for Humanity to develop affordable housing in Hinton. The Town of Hinton should
consider using a portion of their 2010- 2011 Capital Funding for Affordable Housing Block Funding for this
purpose.
Strategy #5 Be proactive in meeting the needs of a growing seniors population.
11) Through policy directions in the Municipal Development Plan and other statutory plans, promote Hinton as an
‘elder friendly’ community that supports the concept of aging in place. Refer to the World Health Organization
Checklist for Essential Features of Age Friendly Cities attached as Appendix E to this report.
12) Encourage seniors to remain in their homes as long as possible by making them aware of assistance available
through the Home Adaptations for Seniors’ Independence described on page 3 of Appendix D of this report
which offers financial assistance for minor home adaptations that will help low-income seniors perform daily
activities in their home independently and safely.
13) Work with private land developers in identifying a site large enough to develop a comprehensively planned unit
development that provides market rate seniors housing ranging from seniors bungalows, to apartments for
independent living and assisted care facilities and promote this development opportunity to builders /
developers that specialize in building and managing these types of senior’s housing complexes.
Strategy #6 The Town will work with the not-for-profit sector in order to look at the feasibility of
developing special needs housing in Hinton.
14) Work with not-for-profit organizations such as BRIDGES to apply for funding from Alberta Housing and Urban
Affairs to conduct feasibility study and business plan to develop a special needs housing project for adults with
physical, mental and / or developmental disabilities unable to live independently.
Town of Hinton Integrated Housing Strategy
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ix
IMPLEMENTATION AT A GLANCE
Strategy
Implementation Action
Timeframe
Lead Division
1. Amend Hinton’s Municipal
Development Plan (MDP)
and Land Use Bylaw
(LUB) to encourage
greater housing choice
and affordability.
• Amend the MDP and LUB to incorporate
recommendations in the Integrated Housing
Strategy.
Short Term:
2009-2010
Planning &
Technical
Service
2. Create a part-time
Housing Coordinator
position.
• Establish and fund a part-time Housing
Coordinator position to implement
recommendations in the Integrated Housing
Strategy.
Short Term:
2009-2010
Planning &
Technical
Services, and
3. Increase and preserve the • Allocate a portion of provincial block funding for
grants to homeowners to develop new or
supply of affordable rental
upgrade existing Secondary Suites.
housing in Hinton.
• Partner with a private or non-profit developer to
develop an affordable rental project partly
funded through provincial Request for Proposal
(RFP) funding.
Community &
Protective
Services
Short Term:
2009-2010
Planning &
Technical
Services, and
Short Term:
2009-2010
Community &
Protective
Services
• Work with the Chamber of Commerce to
determine the feasibility of developing a
workforce housing project.
Short Term:
2009-2010
• Identify older rental units in need of repairs and
inform owners of Residential Rehabilitation
Assistance Programs.
Ongoing
4. Create new opportunities • Explore the feasibility of acquiring land to
establish a Community Land Trust for entryto increase and preserve
level ownership housing.
the stock of affordable
ownership housing units in • Identify older ownership housing in need of
Hinton.
repairs and inform owners and the Real Estate
Board of Residential Rehabilitation Assistance
Programs.
• Partner with Habitat for Humanity develop
affordable housing using a portion of provincial
block funding.
Town of Hinton Integrated Housing Strategy
Revised July 2013
Mid Term:
2011-15
Planning &
Technical
Services, and
Ongoing
Community &
Protective
Services
Ongoing
x
Strategy
Implementation Action
Timeframe
Lead Division
• Promote ‘elder friendly’ community development
5. Proactively meet the
through policies in the MDP and other statutory
needs of a growing seniors
plans.
population.
• Inform seniors of funding available through
Home Adaptations for Seniors’ Independence
programs.
• Identify a site for a comprehensively planned
unit development of seniors market housing and
care facilities; promote this opportunity to a
developer specializing in seniors housing
projects.
Mid Term:
2011-15
Planning &
Technical
Services, and
Ongoing
Community &
Protective
Services
6. Work with the non-profit
sector to determine the
feasibility of developing
special needs housing in
Hinton.
Mid Term:
• In partnership with a not-for-profit organization,
apply for provincial funds to conduct a feasibility
study and business plan for a special needs
housing project to house adults unable to live
independently.
Town of Hinton Integrated Housing Strategy
Revised July 2013
Long Term:
2015+
2011-15
Planning &
Technical
Services, and
Community &
Protective
Services
xi
1.0
1.1
INTRODUCTION
Purpose
The purpose of Hinton’s Integrated Housing Strategy is “to undertake an affordable housing review which will
determine the housing needs of the community and how well those needs are being met along all levels of the
housing continuum and provide recommendations to assist the community in determining the best way to address
housing concerns.”
1.2
Background
Situated east of Jasper National Park on the Yellowhead Highway 270 km west of Edmonton, the Town of Hinton is a
regional centre for a range of services and industries in the region including coal, forestry, natural gas and a growing
tourism industry. The vision of Hinton is to be the hub of the west Yellowhead for education, arts and culture, active
living, and research and development. Future housing initiatives need to consider the diverse housing needs of this
population.
Like many Alberta municipalities, Hinton experienced escalating housing prices and accommodation shortages
during the recent economic boom. The community was one of nine centres visited by the Alberta Affordable Housing
Task Force during public meetings held in 2007 to examine housing concerns and solutions.
Although housing availability in the community has improved somewhat in the last six months, affordability continues
to be a challenge. Hinton’s housing market experiences dramatic seasonal fluctuations caused by the influx of
resource industry workers seeking temporary accommodation. This affects housing prices and availability for the
Town’s permanent residents. It also may influence decisions of prospective residents and businesses who are
considering relocating to Hinton.
The Town of Hinton recognizes the important role of adequate and suitable housing in meeting the community’s
various social, cultural and environmental needs, as well as its economic goal of achieving greater diversification.
Town Council has approved the following vision for the Integrated Housing Strategy:
“Improved housing affordability for the residents of Hinton especially for low and moderate income households,
the youth, elderly and special needs that is sustainable and offers choice and diversity.”
An Integrated Housing Strategy Steering Committee (Municipal Planning Commission) was recently formed and has
the following purposes:
•
•
•
•
Facilitate and oversee the process of conducting a housing needs assessment and assisting with the public
consultation process;
Advise Council of recommendations and objectives with respect to achieving and integrated housing plan and
how it will be implemented.
Understand and identify priority areas for investing in people and their housing needs.
Develop housing initiatives and create ongoing housing strategies that will alleviate the housing pressures in the
community.
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1
•
1.3
Raise awareness and level of understanding of affordable housing issues in Hinton with the community, land
developers and businesses.
Glossary of Terms
Adequate Housing: Housing that does not require any major repairs, according to the residents.
Affordable Housing: Housing that is modest in terms of floor area and amenities, based on household needs and
community norms, without spending more than 30% of gross income on housing, where the household income where
income is less than the Core Income Need Threshold for Hinton by household type (e.g. couples, lone parent families
and individuals). Households should be capable of independent living and not require ongoing support services or
subsidies.
Assisted Living (AL): Accommodation with moderate care provisions for residents in a congregate setting. Assisted
living residents do not require continuous access to professional services or on-site professional services. Room and
board services, light housekeeping services, 24- hour availability of assistance and oversight with personal care and
social and recreational support may be provided. Assisted living suites may contain up to two bedrooms, living area
space and cooking facilities.
Attainable Housing is defined as rental or ownership housing that is modest in form and specification and is capable
of being produced for moderate income households without upfront or on-going direct government subsidies.
Co-Housing: Housing that combines private living areas with shared facilities, such as kitchens, dining rooms,
playrooms or laundry facilities.
Condo Conversion: The conversion of rental housing to condominiums.
Cooperative Housing: Housing managed by a non-profit association that is incorporated to pursue economic and
social objectives, and to respect democratic principles in the functioning of the organization.
Core Need Income Threshold (CNIT): Maximum income that can be earned while remaining eligible for rent
subsidies. CNIT thresholds are set by the Province each year.
Designated Assisted Living (DAL): Accommodation with flexible 24-hour on-site personal care and oversight, with
scheduled access to professional services. Residents receive room and board services, light housekeeping services,
24-hour availability of assistance and oversight with personal care and social and recreational support. Professional
services include 24-hour Licensed Practical Nurse oversight, Registered Nurse on-call and intermittent scheduled
services provided. Settings are therapeutically designed to offer comfort and safety to clients who are fearful, who
may be at risk for wandering and who need more structure and stimulation. Clients may receive up to 2 hours of
direct care per day. Suites are contained within a larger seniors' residence and may contain up to two bedrooms,
living area space and cooking facilities.
Enhanced Designated Assisted Living (EDAL): Accommodation with flexible 24-hour on-site personal care and
oversight with access to professional services. Residents receive room and board services, light housekeeping
services, 24-hour availability of assistance and oversight with personal care and social and recreational support.
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2
Professional services include 24-hour Licensed Practical Nurse oversight, Registered Nurse on-call and intermittent
scheduled services. Settings are therapeutically designed to offer comfort and safety to clients who are fearful, who
may be at risk for wandering and who need more structure and stimulation. Clients may receive up to 3 hours of
direct care per day. Suites are contained within a larger seniors' residence and may contain up to two bedrooms and
living area space.
Entry-Level Ownership Housing: Refers to affordable ownership housing, generally the lowest 25% of homes sold
in a given year.
Family: Refers to couples (married or common-law) with or without children, as well as lone parents with children
living in the same dwelling.
Garden Suite: The Garden Suite concept is intended that the occupant(s) will benefit from the close proximity of the
home owner of the property who are ready and willing to provide some degree of supportive medical and/or lifestyle
care and service. It is not the intent of the Garden Suite to function as a rental income facility, or to provide housing
for those members not requiring care or services previously described.
Household: Refers to a person or a group of people who occupy the same dwelling, whether they are related or not.
Housing: Any shelter, dwelling or lodging place.
Housing Continuum: A framework for understanding housing needs and the range of housing choices (rental and
ownership) available to households in varying economic and social circumstances. In most cases the housing
continuum can include emergency shelters, transitional / supportive housing, social housing, assisted living, market
rental housing and ownership.
Income, Total: Taxable income from all sources. All income amounts are gross with the exception of net rental
income, net limited partnership income and all forms of net self-employment income.
Community Land Trust (CLT) is a private non-profit corporation created to acquire and hold land for the benefit of a
community and provide secure affordable access to land and housing for community residents.
LEEDND means Leadership in Energy and Environmental Design rating system for Neighbourhood Design.
Live Work Unit means a business operated from a dwelling by the principal resident of the dwelling. The businesses
operated from such dwelling are generally limited to personal service shops, professional and office support services,
health services, private education services and other similar uses.
Market Housing: Housing bought or rented on the open market not requiring ongoing subsidy or support.
Rent: The amount of money charged each month for rental accommodation, excluding phone and additional utility
costs.
Secondary Suite: The intent of the Secondary Suite is to prove greater opportunity for housing and to further the
variety of housing types within the community. The Secondary Suite is intended for individuals of special need
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3
(social) housing, such as, but not limited to: lower income individuals; seniors and students; seasonal or
tourism/recreational related workers; disabled persons or other special needs individuals.
Social Housing: Housing that is delivered and managed by an organization on a non-profit basis. It is designed to
accommodate households with low to moderate incomes in core housing need and is subsidized using a “rent geared
to income” system.
Suitable Housing: Housing that has enough bedrooms for the size and makeup of resident households, according
to National Occupancy Standards (NOS), requirements are 1 bedroom for each: cohabiting adult couple; unattached
household member 18 years of age and over; same-sex pair of children under 18; and each additional boy or girl in
the family, unless under age of 5 then they are expected to share a bedroom).
Supportive Housing: Affordable housing with access to support services and no limit on the length of stay.
1.4
Policy Context
The section below summarizes recent provincial legislation and Town of Hinton policies and directions that promote
housing choice and affordability in the community.
1.4.1 Provincial Legislation
In 2008, the Province of Alberta introduced Bill 41 which amended the Municipal Government Act to permit broader
uses for surplus school sites, including affordable housing and non-profit senior citizens facilities (see Section 671 of
Bill 41 in Appendix F of this report).
1.4.2 Town of Hinton Social Development Strategy, June 2009
The Town of Hinton Social Development Strategy highlights the importance of affordable housing within the
community. Consultation undertaken during the project revealed that “Affordable housing was highlighted as a main
priority by everyone we spoke to.” In a community survey conducted as part of the project, respondents identified
housing as one of the Town’s five core issues.
Section 2.3 Potential Solutions summarizes ways of addressing housing issues identified during consultation
undertaken for the Social Development Strategy:
“The Town’s recently announced preparation of an Affordable Housing Strategy will provide the framework
necessary to improve the community’s housing mix.
One of the critical factors in this strategy will be the ability to leverage alternative forms of housing that are both
low cost and that cater to needs among various demographic groups. Gaps are evident in that there is no
permanent men’s emergency shelter, no youth emergency or transition accommodation, no group homes for
the mentally disabled or mentally ill, no group homes for youth who are struggling with addictions, mental health
or serious social issues, or for pregnant and parenting teens. Addressing these deficits was seen as a high
priority for the future.
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A housing strategy will need to include a range of housing forms from apartments to townhouses and single
family start-up homes to short-stay hostel-style accommodation for youth and young adults, and short-term
transitionary housing for new labour arriving in Hinton. In addition, the nature of future demand from a growing
population of seniors might ultimately put pressure on the number of available extended care units in Hinton.”
Section 4.0 of the Social Development Strategy under ‘Housing’ on page 25 identifies the population groups most in
need of housing in Hinton:
“The low income and working poor, new immigrants, the “hard to house” with mental health or addiction issues,
the transient population, youth, seniors trying to escape domestic violence – are all under-served in the area of
shelter or housing. Rent increases over the past five years have exacerbated the issue for many.”
The Social Development Strategy goes on to identify the following housing-related strategy and initiatives:
Strategy Statement: “Increase the availability and mix of safe, high quality and affordable housing units to meet
diverse
needs.”
a)
Integrate the Social Development Strategy with the 2009 Affordable Housing Strategy (Priority 1, 2009-10)
b)
Secure funding from recently announced Provincial and Federal housing programs (Priority 1, 2009-10)
c)
Provide a range of housing models including low-income house and apartment units, hostels for out of
town students, workers in short term temporary employment or those new employees arriving in town and
searching for permanent housing, housing cooperatives, and emergency accommodations for those in
crisis. (Priority 2, 2011-12)
d)
Group home options for those with social, health or disability needs requiring additional supports and,
where feasible, include support services related to needs of special populations. (Priority 2, 2011-12)
e)
Availability of life skills services for youth and young adults requiring supports for independent living.
(Priority 3, after 2012)
The Strategy identifies Hinton’s role in providing affordable housing as:
a)
Identify suitable land for housing development.
b)
Provide demand forecasts.
c)
Work with landowners and developers as part of the development process.
d)
Secure financial support from the Provincial government’s affordable housing programs.
This report achieves four of the principle objectives identified in Section 1.1 of the Social Development Strategy as it
pertains to the subject of Affordable Housing. These objectives are:
“Provide a vision and long-term plan for development of the social capital in Hinton.”
“Clarify roles and responsibilities of municipal social and related service deliver agencies.”
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“Encourage collaboration and partnerships among stakeholder, partner and citizen group needs through a
comprehensive community engagement process focused on community needs and priorities.”
“Provide a community prioritization process that both community and municipal leaders can use to determine
future facility development priorities.”
This report builds on the Town’s vision for the provision of affordable housing and identifies strategies in the form of
recommendations to achieve the housing demand as projected over the next 10 years. The recommendations to the
Town of Hinton, identified in this report, include various action involving regulatory changes, education and
awareness programs, identifying additional human resources and striking partnerships with private and/or non-profit
organizations. The table showing Implementation at a Glance (see Recommendations) identifies the strategy
recommendation, their associated implementation actions and the lead department involved in the implementation
process. The table also identifies the time frame for the implementation of the strategy actions indicating the priority
of those actions.
1.4.3 Town of Hinton Municipal Development Plan 1998 Bylaw #940
Housing policies are addressed in Section 8.0 of the MDP, which acknowledges the need for greater housing
diversity to accommodate a variety of needs, lifestyles and age groups. The sections on Residential Areas, Variety
of Housing, Special Need (Social) Housing and Multiple-Unit Residential are profiled below.
Issue A – Residential Areas
The Town of Hinton understands the importance of having a sufficient supply of land available to meet the
housing needs. It is a purpose of the Municipal Development Plan to establish the most suitable areas for future
residential development. Where infrastructure has been designed and built, residential in-fill development shall
be encouraged in these areas to ensure cost effective servicing and maximum use of infrastructure.
Objective:
To establish appropriate areas for future residential development.
Policies:
a) The Town encourages the in-filling of already subdivided and serviced residential areas, prior to allowing
development of new areas;
b)
The Town directs residential development to those areas allocated for residential use on the “Future Land
Use Concept” map; and
c)
The Town will determine phasing, housing type and housing mix at the area structure plan or outline plan
stage of the planning process.
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Issue B – Variety of Housing
The Town of Hinton acknowledges the need to provide the community with a variety of housing opportunities
and options. It is important that housing options are considered at all stages of the neighbourhood’s
development, indicating a sense of the character of the residential area.
Objective:
To ensure that residential development is planned and phased to provide the population with the opportunity to
select from an appropriate range and standard of housing.
Policies:
a) The Town through the land use districts in the Land Use Bylaw, provides for opportunity to build a wide
range of housing forms, lots sizes and densities in residential areas;
b)
The Town require that lot sizes and densities in residential areas be determined at the area structure plan
stage;
c)
The Town encourages the planning of multi-unit accommodations in residential areas;
d)
The Town requires manufactured housing sites to meet the same standards as conventional residential
areas;
e)
The Town encourage existing mobile home parks to enhance amenities and standards of park area;
f)
The Town discourages down-zoning of existing multi-family sites in residential area to conserve land
resources and maintain desired community density;
g)
The Town will work with developers to develop sound, innovative solutions to housing issues; and
h)
The Town will work towards a general increase in overall density to make more efficient use of
infrastructure.
Issue C – Special Need (Social) Housing
Special need housing includes senior citizen units, student housing, seasonal workers, low income individuals
or families, group homes and other similar special care facilities. The Town recognizes the need for this type of
housing and supports the development and integration of such housing into the community.
Objective:
To ensure that an affordable and appropriate mix of housing is available to meet community needs.
Policies:
a) The Town will work with client groups, government agencies and developers to identify and meet targeted
housing needs;
b)
The Town encourages, through innovative solutions, the provision of affordable housing districts and
housing forms;
c)
The Town will monitor and encourage consumer choice and broader competition; and
d)
The Town gives preference to, or encourage the location of ‘Special Needs Housing’ in proximity to areas
which have increased levels of amenities and services.
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Issue E – Multiple-Unit Residential Developments
Multiple family housing is an important form of alternative housing in Hinton, meeting the needs of a variety of
lifestyle choices. Multi-unit housing sites, due to the higher density, concentrates more activity. As such,
development of these areas must take into consideration convenient access to roadways, utilities, community
facilities and areas, and on-site parking and amenity areas.
Objective:
To ensure multi-unit residential developments are dispersed throughout Hinton’s residential areas and
commercial node fringes.
Policies:
a) The Town requires multiple-unit housing development to be located in convenient proximity to major
community facilities, arterial and collector roadways, schools, and recreation and commercial areas;
b)
The Town requires the site of multi-unit housing be of sufficient size to accommodate on-site parking and
internal amenity space;
c)
The Town requires on-site linkages to community trail system;
d)
The Town will consider, through a review process, the integration of resort or recreational accommodation
in higher density residential areas;
e)
The Town requires that the integration of multi-unit housing is compatible with adjacent sites; and
f)
The Town encourages general densification of areas surrounding commercial development nodes.
1.4.4 Land Use Bylaw
The Land Use Bylaw has 15 land use districts that allow residential uses either as permitted or discretionary uses:
1. R-1A Single Family Residential (Class A)
2. R-1B Single Family Residential (Class B)
3. R-1C Single Family Residential (Class C)
4. R-2 Low Density Multiple Family Residential
5. R-3 Medium Density Multiple Family Residential
6. R-4 High Density Multiple Family Residential
7. R-MHS Manufactured Housing Subdivision
8. R-MHP Residential Manufactured Housing – Park Development
9. R-AR1 Acreage Residential (Class 1) District
10. R-AR2 Acreage Residential (Class 2) District
11. M-1R Light Industrial/Residential District
12. C-1A Retail Commercial (Category A) (discretionary use)
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13. C-4 Neighbourhood Commercial (discretionary use)
14. RRT Recreation/Resort and Tourism Facility District (discretionary use)
15. FUD Future Urban Development (discretionary use)
Hinton’s Land Use Bylaw allows for Garden Suites and Secondary Suites as discretionary uses in various residential
districts, with some restrictions. The intent of each type of suite is outlined in the LUB’s General Provisions below:
Garden Suites (Section 85) – “The Garden Suite concept is intended that the occupant(s) will benefit from the
close proximity of the host owner of the property who are ready and willing to provide some degree of
supportive medical and/or lifestyle care and service. It is not the intent of the Garden Suite to function as a
rental income facility, or to provide housing for those members not requiring care or services previously
described.”
Secondary Suites (Section 86) – “The intent of the Secondary Suite is to provide greater opportunities for
housing and to further the variety of housing types within the community. The Secondary Suite is intended for
individuals of special need (social) housing, such as, but not limited to: lower income individuals; seniors and
students; seasonal or tourism/recreational related workers; disabled persons or other special needs individuals.”
Maximum allowable floor areas are 60 m2 for Garden Suites and 60 m2 or 35% of total floor area of the principal
dwelling, whichever is less, for Secondary Suites. Comments received during the current study’s Roundtable
discussions noted that this size may be too small for a comfortable Secondary Suite.
1.5
Housing Continuum
The Alberta Capital Region’s Housing Working Committee has prepared a draft illustration of the Housing Continuum
for the Alberta Capital Region. This is shown in Figure 1: Housing Continuum on the following page. It depicts a
continuum of housing ranging from emergency and transitional housing to pure market housing. This continuum was
designed as a framework for provincial and municipal government in the Capital Region to serve as a basis for
describing housing need and defining roles and responsibilities in the provision of market and non-market affordable
housing.
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1.6
Data Limitations
This study uses both 2006 Statistics Canada Census data and 2006 Statistics Canada Small Area and Administrative
Data Division Taxfiler Data. Taxfiler data is based on family type (couple, lone parents and individuals) while Census
Canada data is based on physical households (people living together in a single housing unit), therefore not all data
categories are comparable between the two sources. Taxfiler data is collected only for those families and individuals
who filed a tax return in a given year and represents approximately two thirds of the Canadian population.
The income data summarized in this document reflects annual earnings only and does not identify level of assets. It
should be noted therefore that some low income households (e.g. retired seniors) may own property or other assets
and not be in need of assistance with housing costs.
It is noted that all Statistics Canada data is rounded – Census data is rounded to a base of 5 and Taxfiler data is
rounded to a base of 10. This rounding can affect the results and produce distortion when dealing with small
numbers. Taxfiler data is also suppressed when fewer than 15 taxfilers are represented in a category.
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Figure 1: Housing Continuum
Target
Market
Represents 15-19% of the population whose housing needs are not met by the
market. (Current % will be confirmed through research underway.)
Represents 80-85% of the population whose housing needs
are looked after by the market.
Non Market Housing
Definitions
Homelessness
Market Housing
Non Market Housing is defined as housing operated, funded or created by government
funding and is comprised of different categories of housing based on the associated
services included and the level of public funding received.
Market Housing provided by the private sector
without capital dollars or operational supports
from the public sector.
Household income less than median
income level and rent not to exceed 30%
of income is considered Community
Housing.
Emphasis on increasing the supply of cost
effective housing. This is considered Attainable
Housing which is looked after by the market in
the form of rental and ownership housing.
Emergency
Shelters
Housing Capital
Grants +
Operating
Subsidies
Transitional
Housing
Housing Capital
Grants +
Operating
Subsidies
Household income less than median
income is considered affordable with some
grant assistance to make up the gap.
Rents are less than average market rent.
Supportive
Housing
Housing +
Operating
Subsidies to Live
Independently
Affordable Housing
Housing Capital Grants
only; no other supports
required
Attainable Housing
The increase in stock will depend on what
Municipalities are willing to do to make it
attractive to builders (i.e. zoning and
development regulations).
Households within this stream of the continuum are not able to pay for safe,
secure, affordable, suitable and adequate housing without some form of public
assistance.
Source: Alberta Capital Region Board Housing Working Committee
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“Pure”
Market
Housing
2.0
POPULATION PROFILE
This section profiles Hinton’s recent population growth, the age characteristics of its residents, as well as household
and family characteristics. It also provides income data by family type and age, as well as low income measures for
the town. The data used in this section of the report is based on the most recent information available, including the
2006 Federal Census and 2006 Taxfiler data from Statistics Canada.
2.1
Population Growth
The Town’s growth over the past 15 years has seen both highs and lows. Between 1991 and 1996 Hinton
experienced population growth of 10.1% followed by a significant period of decline between 1996 and 2001, primarily
due to the closure of two coal mines. As a result of the diversifying economy, the population of Hinton has since
continued to increase. The major industries in Hinton include a pulp mill, sawmill, coal mining, oil and gas and
tourism.
According to the recent federal census, Hinton’s 2006 population was 9,738 which represents a 3.5% increase over
the 2001 population of 9,405. This growth percentage is considerably lower than the 10.6% growth experienced
province-wide over the same period. However, due to the rapidly increasing Oil and Gas industry in the area
surrounding Hinton, the town also has a significant shadow population of seasonal workers who are temporary
residents during periods of industrial activity. The Town estimates the shadow population to be 10% of permanent
residents, resulting in an overall population of approximately 10,700.
Based on the recommendation from the Steering Committee, this study assumes an annual growth rate of 2%. The
Town of Hinton has applied a 2% annual growth rate in its other municipal initiatives for purposes of capacity building
and economic development. Based on the 2% annual growth rate, the Town of Hinton is expected to reach a
population of 12,597 by the year 2019, adding 2,859 people over the next 10 years.
(Note: The Town of Hinton conducted a municipal census in 2009 reporting a population of 9,825. Since the
population increase is marginal and the census only included the total population number without the breakdown of
various age groups, the new figures have not been included in the calculations and analysis of this report.)
2.2
Age Characteristics
Table 1: Age Characteristics of Hinton Residents 2001-2006 profiles the age characteristics of Hinton residents in
2001 and 2006. This information describes changes and trends in the community which can provide insight into what
types of housing may be desired or needed for the community. Consistent with national trends, Hinton’s population
aged slightly between 2001 and 2006 with the median age increasing from 33.6 to 35.1 respectively. The following
changes are noted:
•
•
•
The total number of residents under the age of 20 declined by 8.0% between 2001 and 2006, reducing the
relative size of this age cohort from 32.6% of the total population to 28.8%.
The number and proportion of young adults between the ages of 20 to 34 increased between 2001 and 2006.
The number of adults between the ages of 35-44 declined by 13.7% over the five year period, which may partly
account for the decline in children as parents in this age group traditionally have children at home.
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•
There was an overall increase in residents 45 years and older. In 2006 these adults accounted for 33.6% of
Hinton’s total population, up from 28.3% five years earlier.
Table 1: Age Characteristics of Hinton Residents 2001-2006
Age Cohort
2001
2006
% Change 2001-2006
Age 0-4
670 (7.1%)
655 (6.7%)
-2.2%
Age 5-14
1,595 (17.0%)
1,425 (14.6%)
-10.7%
Age 15-19
795 (8.5%)
735 (7.5%)
-7.5%
Age 20-24
550 (5.8%)
680 (7.0%)
23.6%
Age 25-34
1,295 (13.8%)
1,360 (14.0%)
5.0%
Age 35-44
1,860 (19.8%)
1,605 (16.5%)
-13.7%
Age 45-54
1,335 (14.2%)
1,620 (16.6%)
21.3%
Age 55-64
685 (7.3%)
910 (9.3%)
32.8%
Age 65-74
445 (4.7%)
460 (4.7%)
3.4%
Age 75+
200 (2.1%)
285 (2.9%)
42.5%
Total
9,405 (100%)
9,740 (100%)
3.6%
Median Age
33.6
35.1
Source: Statistics Canada: 2006 Community Profile; www.albertafirst.com Hinton Population (sub-source Statistics
Canada 2001 Census)
2.3
Family and Household Profile
This section compares changes in the characteristics of Hinton’s families and households between 2001 and 2006.
Table 2: Selected Family Characteristics of Hinton 2001-2006 shows Hinton’s family characteristics in 2001 and
2006, while Table 3 profiles household characteristics. For clarity, the following Statistics Canada definitions are
provided to distinguish between a census ‘family’ and ‘household’:
•
•
a ‘census family’ refers to a married couple (with or without children of either or both spouses), a couple living
common-law (with or without children of either or both partners) or a lone parent of any marital status, with at
least one child living in the same dwelling. 'Children' in a census family include grandchildren living with their
grandparent(s) but with no parents present.
a ‘household’ refers to a person or a group of persons (other than foreign residents) who occupy the same
dwelling and do not have a usual place of residence elsewhere in Canada.
Table 2: Selected Family Characteristics of Hinton 2001-2006 reveals that the number of married-couple families
declined slightly between 2001 and 2006, while common-law-couple families increased substantially from 13.7% of
total families in 2001 to 17.2% in 2006. The ratio of lone-parent families increased significantly as well, from 11.5%
of families in 2001 to 13.9% in 2006. The average family size in 2006 was 3 persons, and Hinton saw a 5.3%
increase in the total number of families between 2001 and 2006. Also noteworthy is that the average number of
persons in each family type decreased slightly.
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Table 2: Selected Family Characteristics of Hinton 2001-2006
2001
Family Characteristics
2006
Number
Average
Number of
Persons
Number
Average
Number of
Persons
2,020 (74.8%)
3.2
1,965 (68.9%)
3.1
Common-law-couple families
370 (13.7%)
3
490 (17.2%)
2.6
Lone-parent families
310 (11.5%)
2.8
395 (13.9%)
2.5
All families (Total)
2,700 (100%)
--
2,850 (100%)
3
Married-couple families
Source: Statistics Canada: 2001 & 2006 Community Profile
Between 2001 and 2006 Hinton saw a considerable decline in both the number and proportion of couple households
with children. All other household types increased over this same period, as shown in Table 3: Selected Household
Characteristics of Hinton 2001-2006.
Table 3: Selected Household Characteristics of Hinton 2001-2006
Household Characteristics
2001
2006
1,390 (41.1%)
1,230 (33.5%)
Couple (married or common-law) without children
940 (27.8%)
1,175 (32.0%)
One-person households
615 (18.2%)
750 (20.4%)
Other household types*
430 (12.7%)
510 (13.9%)
Total private households
3,380 (100%)
3,670 (100%)
Average household size
--
2.6
Couple (married or common-law) households with children
Source: Statistics Canada: 2001 & 2006 Community Profile
* “Other household types” includes multiple-family households, lone-parent family households and non-family
households other than one-person households.
2.4
Income Profiles
This section profiles total income and employment earnings of Hinton families by family type and age.
2.4.1 Total Income by Family Type
Median incomes (before tax) for individuals and lone parent families are very similar - $34,000 and $36,600
respectively as shown in Table 4: Total Income by Family Type in Hinton. This is significantly lower than the $93,900
income of couple families. We note that total Income of Taxfiler data includes only the taxable portion of a family’s
income. In the case of lone-parent families receiving child support payments, most of these payments are not taxable
and therefore not reflected in income which may skew the median income for this family type.
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Table 4: Total Income (Before Tax) by Family Type in Hinton – 2006
Family Income
Couple Families
Individuals
Lone Parent
Families
All
$0 - $9,999
30 (1.1%)
10 (2.4%)
130 (9.1%)
170 (3.8%)
$10,000 - $19,999
40 (1.5%)
60 (14.6%)
280 (19.6%)
380 (8.5%)
$20,000 - $29,999
70 (2.6%)
70 (17.1%)
230 (16.1%)
370 (8.2%)
$30,000 - $39,999
130 (4.9%)
60 (14.6%)
180 (12.6%)
370 (8.2%)
$40,000 - $49,999
160 (6.0%)
40 (9.8%)
110 (7.7%)
310 (6.9%)
$50,000 - $59,999
180 (6.8%)
30 (7.3%)
100 (7.0%)
310 (6.9%)
$60,000 - $74,999
290 (10.9%)
40 (9.8%)
160 (11.2%)
490 (10.9%)
$75,000 - $99,999
570 (21.5%)
40 (9.8%)
150 (10.5%)
760 (16.9%)
$100,000+
1180 (44.5%)
40 (9.8%)
90 (6.3%)
1,310 (29.2%)
2,650 (100.0%)
410 (100.0%)
1,430 (100.0%)
4,490 (100.0%)
$93,900
$36,600
$34,000
$87,600
Total
Median Total Income
Source: Statistics Canada, Small Area and Administrative Data Division - Taxfiler Data (2006)
2.4.2 Total Income by Age
As Table 5: Total Income by Age and Family Type in Hinton reveals, lone parents and individuals under the age of 25
have the lowest before tax incomes – both reported under $20,000 in 2006. In contrast to lone parents, individuals
see large income increases as they move into 25-34 and 35-44 age groups. Median income triple to $60,200 for
individuals aged 35 to 44. Once they move into the 45 to 55 age group, lone parents report incomes of $58,800
annually, which slightly exceeds that of individuals. Not unexpectedly, couple families report significantly higher
incomes in all age groups - $49,200 for those under 25 and $115,900 in 45-54 age groups.
Table 5: Total Income (Before Tax) by Age and Family Type in Hinton - 2006
Age Cohort
Couple Family
(by age of older parent)
Lone Parent Family
(by age of parent)
Individual
Number
Median
Income
Number
Median
Income
Number
Median
Income
Age 0-24
110
$49,200
30
$18,100
290
$19,100
Age 25-34
470
$86,600
80
$24,900
240
$47,200
Age 35-44
590
$99,200
130
$38,700
220
$60,200
Age 45-54
730
$115,900
110
$58,800
240
$55,100
Age 55-64
440
$102,300
20
$--
140
$37,900
Age 65+
320
$51,600
30
$65,100
300
$22,700
2,650
$93,900
410
$36,600
1,430
$34,000
Total
Source: Statistics Canada, Small Area and Administrative Data Division - Taxfiler Data (2006)
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2.4.3 2005 Earnings
The 2006 Federal Census reports employment earnings for Hinton’s residents 15 years and over who worked full
time for the full year. Total earnings and those of males were above the provincial benchmark; however female
median earnings were lower than the rest of the province and significantly lower than the male median earnings.
Table 6: Median Earnings in Hinton, 2005
Total
Male
Female
Hinton
$51,535
$67,369
$30,049
Alberta
$43,964
$51,280
$35,848
Source: Statistics Canada: 2006 Community Profile
2.5
Core Need Income Threshold
The Province establishes Core Need Income Thresholds (CNIT) to identify households who may qualify for
subsidized housing. CNIT is based on 30% of the median market rent for a market area. Households with total
annual income equal to or less than CNIT are said to have insufficient income to afford the ongoing costs of suitable
rental units in their area and are eligible for housing subsidies. In Hinton, the 2009 CNIT ranged from $25,500 for a
bachelor suite to $54,000 for accommodations with five or more bedrooms, as presented in Table 7: 2009 Core Need
Income Threshold for Hinton.
Table 7: 2009 Core Need Income Threshold for Hinton
Bedroom Size
Max. Annual Income
Bachelor
$25,500
1 bedroom
$38,500
2 bedrooms
$45,000
3 bedrooms
$47,500
4 bedrooms
$51,000
5 or more bedrooms
$54,000
Source: Alberta Housing and Urban Affairs, 2009 Core Need Income Threshold
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3.0
HOUSING MARKET PROFILE
This section profiles Hinton’s housing characteristics and compares them characteristics with other similarly-sized
Alberta municipalities. It also profiles the types of seniors’ housing available in the community. Recent trends in the
rental and ownership housing markets in Hinton are discussed.
3.1
Housing Types, Age and Tenure
Table 8: Occupied Private Dwellings by Municipality profiles the types of dwellings in Hinton, Edson, Canmore, Stony
Plain and Rocky Mountain House. The dominant dwelling type in all municipalities is single detached, accounting for
49% of Hinton’s dwellings. Hinton dwelling type profile varies in two ways from the comparison municipalities: it has a
large ‘Other Dwellings’ category (24% of all dwellings) – reflecting the large number of manufactured homes in the
community. It also has relatively few walkup apartment units (10.6%). Like the comparable municipalities, Hinton has
no apartment buildings over four stories.
Table 8: Occupied Private Dwellings by Municipality– 2006
Dwelling Type
Hinton
Edson
Canmore
Stony Plain
Rocky Mtn.
House
Single Detached
1798 (49.0%)
1965 (63.6%)
2411 (50.5%)
3221 (69.8%)
1310 (50.1%)
Semi-detached
195 (5.3%)
71 (2.3%)
511 (10.7%)
245 (5.3%)
369 (14.1%)
Row Housing
349 (9.5%)
130 (4.2%)
716 (15.0%)
203 (4.4%)
220 (8.4%)
Apartments, duplex
55 (1.5%)
0 (0.0%)
205 (4.3%)
37 (0.8%)
65 (2.5%)
Apartments (less than 5
stories)
389 (10.6%)
501 (16.2%)
759 (15.9%)
895 (19.4%)
361 (13.8%)
Apartments (5 or more
stories)
0 (0.0%)
0 (0.0%)
110 (2.3%)
0 (0.0%)
10 (0.4%)
881 (24.0%)
420 (13.6%)
67 (1.4%)
9 (0.2%)
290 (11.1%)
3670 (100.0%)
3090 (100.0%)
4775 (100.0%)
4615 (100.0%)
2615 (100.0%)
Other dwellings*
Total
Source: Statistics Canada 2006 Community Profiles
*Includes other single attached houses and movable dwellings such as mobile homes
The age of dwellings in Hinton and Edson are relatively similar – 71.1% of Hinton’s housing was built pre-1986. The
percentage requiring major repairs are 8.2% and 10.2% respectively, as shown in Table 9: Age & State of Repair of
Occupied Private Dwellings by Municipality - 2006. Rocky Mountain House has a slightly younger housing stock
with 66.2% built pre 1986. Stony Plain and Canmore have considerably newer homes with only 39.4% and 31.6%
built pre 1986.
Town of Hinton Integrated Housing Strategy
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Table 9: Age & State of Repair of Occupied Private Dwellings by Municipality - 2006
Hinton
Edson
Canmore
Stony Plain
Rocky Mtn.
House
Built pre 1986
2610 (71.1%)
2255 (73.0%)
1510 (31.6%)
1820 (39.4%)
1730 (66.2%)
Built post 1986
1060 (28.9%)
840 (27.2%)
3265 (68.4%)
2795 (60.6%)
885 (33.8%)
Total
3670 (100.0%)
3090 (100.0%)
4775 (100.0%)
4615 (100.0%)
2615 (100.0%)
301 (8.2%)
315 (10.2%)
181 (3.8%)
166 (3.6%)
144 (5.5%)
Require major repair
Source: Statistics Canada 2006 Community Profiles
Of the comparison municipalities, Hinton and Stony Plain have the highest ratio of owned homes with 74.1% and
78.7% respectively. At 67.5%, Rocky Mountain House had the lowest ratio of owned housing.
Table 10: Housing Tenure by Municipality – 2006
Tenure
Hinton
Edson
Canmore
Stony Plain
Rocky Mtn.
House
Owned
2720 (74.1%)
2210 (71.5%)
3285 (68.8%)
3630 (78.7%)
1765 (67.5%)
Rented
950 (25.9%)
885 (28.6%)
1490 (31.2%)
980 (21.2%)
845 (32.3%)
Total*
3670 (100.0%)
3090 (100.0%)
4775 (100.0%)
4615 (100.0%)
2615 (100.0%)
Source: Statistics Canada 2006 Community Profiles
3.2
Rental Housing
Tables 11 to 13 profile the apartment rental market in Hinton between 2007 and 2008, comparing it with Edson,
Canmore and Rocky Mountain House.
Highlights of Hinton’s apartment rental market include:
•
•
•
A sharp increase in the overall vacancy rate from 3.5% in 2007 to 10.9% in 2008.
A loss of 33 rental units, primarily one bedroom, in 2008.
A modest increase in rental rates with bachelor units seeing the largest increase (5.3%).
As shown in Table 11: Number of Apartment Rental Units, Hinton’s 690 rental apartment units greatly exceed
inventories in Canmore, Rocky Mountain House and Edson. Hinton has a good mixture of apartment rental units but
lost 33 rental units (primarily one bedroom) in 2008.
Town of Hinton Integrated Housing Strategy
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Table 11: Number of Apartment Rental Units 2007 & 2008
Town
(Population)
Hinton
(9,738)
Edson
(8,098)
Canmore
(12,039)
Rocky Mtn House
(6,874)
2007
2008
2007
2008
2007
2008
2007
2008
Bachelor
26
25
2
2
NA
NA
19
19
1 bedroom
274
242
155
134
29
26
110
90
2 bedrooms
355
357
351
354
44
44
183
259
3+ bedrooms
68
66
95
97
7
8
31
60
Total
723
690
(- 4.5 %)
603
587
(-2 .6%)
82
80
(-2.4%)
343
428
(24.7%)
Source: Alberta Housing and Urban Affairs, 2007 and 2008 Apartment Vacancy & Rental Cost Survey
Of all the comparison municipalities, Hinton had the highest apartment vacancy rate in 2008 at 10.9%. This
represents a significant increase from the 3.5% vacancy rate in 2007. Edson and Rocky Mountain House saw
increases in their vacancy rates to 2.4% and 2.6% respectively in 2008, while Canmore had no vacancies.
Table 12: Apartment Vacancy Rates 2007 & 2008
Hinton
(9,738)
Edson
(8,098)
Canmore
(12,039)
Rocky Mtn House
(6,874)
2007
2008
2007
2008
2007
2008
2007
2008
Bachelor
0.0%
4.0%
0.0%
0.0%
NA
NA
5.3%
31.6%
1 bedroom
4.7%
13.6%
0.0%
2.2%
0.0%
0.0%
0.0%
0.0%
2 bedrooms
2.5%
10.1%
0.6%
2.8%
0.0%
0.0%
1.1%
1.5%
3+ bedrooms
4.4%
7.6%
0.0%
1.0%
0.0%
0.0%
0.0%
1.7%
Total
3.5%
10.9%
0.3%
2.4%
0.0%
0.0%
0.9%
2.6%
Source: Alberta Housing and Urban Affairs, 2007 and 2008 Apartment Vacancy & Rental Cost Survey
All municipalities saw apartment rents increase for all unit types in 2008 (Table 13: Average Apartment Rental Rates
2007 & 2008). Rents in Hinton range from $507 for a bachelor unit to $943 for a three bedroom unit. With the
exception of bachelor units, Edson apartment rents are higher than those in Hinton. Rocky Mountain House generally
has the lowest rents, although the average rent for bachelor units is more than one bedroom units.
In Hinton, there are 14 provincially-owned social housing units managed by the Evergreen Foundation. Construction
of Happy Creek Estates - a 47-unit affordable rental complex – is underway and expected to be complete in July
2010.
Town of Hinton Integrated Housing Strategy
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Table 13: Average Apartment Rental Rates 2007 & 2008
Hinton
(9,738)
Edson
(8,098)
Rocky Mtn House
(6,874)
2007
2008
%
Change
2007
2008
%
Change
2007
2008
%
Change
Bachelor
$480
$507
5.6%
$430
$460
7%
$678
$694
2.3%
1 bedroom
$758
$766
1.1%
$679
$789
16.2%
$637
$662
3.9%
2 bedrooms
$887
$908
2.4%
$825
$936
13.5%
$649
$709
8.4%
3+ bedrooms
$898
$943
5.0%
$918
$978
6.5%
$710
$805
13.3%
Source: Alberta Housing and Urban Affairs, 2007 and 2008 Apartment Vacancy & Rental Cost Survey.
Canmore figures not available.
3.2.1 Subsidized Rental Housing
Rent supplements and other subsidized housing in Hinton are administered by the Evergreen Foundation. This is the
local housing authority for the Province’s Community Housing, Rent Supplement and Lodge Assistance Programs.
These programs are intended to provide housing to lower-income families, senior citizens and individuals with special
needs who require help in obtaining or maintaining housing due to financial, social or other circumstances.
A total of 134 subsidized housing units are currently available in Hinton through the following:
•
•
•
•
17 provincially-owned family rental units (duplex and single family homes) through the Community Housing
Program which provides subsidized rental housing to families in need of affordable rental accommodation.
32 independent living units for seniors based on Rent Geared to Income in the Lions Sunset Manor.
30 Supportive living units in the Pine Valley Lodge.
55 rent supplements (as of December 2009) which provide rent subsidies to lower income households in private
rental accommodation through either a Landlord Rent Supplement or a Direct-to-Tenant Rent Supplement.
An additional 47 affordable apartment rental units will come on-stream in
mid 2010 once construction of the Happy Creek Estates development is
complete. Happy Creek Estates will offer one, two and three bedroom
apartments for residents whose incomes fall below Core Need Income
Thresholds. This $8 million public-private development received $4.9
million in Provincial funding with the balance coming from the Town of
Hinton and the developer of Happy Creek Estates Ltd.
3.3
Ownership Housing
Construction of Happy Creek Estates
Like many Alberta municipalities, the selling price of single family homes has nearly doubled in Hinton in the last five
years. According to the Town of Hinton Economic Development Department, the average selling price of a single
detached home was $326,149 in 2008 compared to $169,727 in 2004.
The 2006 Federal Census collected information from home owners on the price that they believed their homes would
sell for. Table 14: Average Homeowner Estimated Value of Owned Dwellings shows that Hinton home values are
Town of Hinton Integrated Housing Strategy
Revised July 2013
20
higher than those in Rocky Mountain House, slightly lower than Edson and Stony Plain, and considerably lower than
Canmore.
Table 14: Average Homeowner Estimated Value of Owned Dwellings – 2006 Census
Average Value
Hinton
Edson
Canmore
Stony Plain
Rocky Mtn.
House
$225,910
$228,193
$522,646
$234,457
$197,249
Source: Statistics Canada 2006 Community Profiles
Hinton is also expected to have its first Habitat for Humanity project soon. Recently, the Town announced the
purchase of a lot on Boutin Avenue which it will donate to Habitat for Humanity for construction of a duplex which will
create two ownership units for lower income families.
3.4
Seniors Housing
There are currently three seniors housing complexes in Hinton with 114 units, as profiled in Table 15: Seniors
Housing in Hinton. Each offer different living environments that range from self-contained apartments for independent
seniors, to an assisted living facility which offers medical and social support services. The 32 units in Lions Sunset
Manor are subsidized based on Rent Geared to Income. Waiting lists to get into senior’s housing are often short,
however the housing managers interviewed noted that there was a growing need for more assisted living or higherlevel care facilities. None of the facility managers knew of any expansion plans for their facilities or construction plans
for new seniors housing facilities in the community.
Table 15: Seniors Housing in Hinton - 2009
Dwelling Type
Independent Living - Lions Sunset Manor (Evergreen Foundation)
Number of Units
32
Rent Geared to Income
Supportive Living - Pine Valley Lodge (Evergreen Foundation)
30
Designated Assisted Living - Mountain View Centre (Good Samaritan
Foundation)
52
Total
114
Source: Evergreen Foundation, Hinton & Good Samaritan Foundation, Hinton
3.5
Student Housing
The Hinton Training Centre is a prominent education facility located in the Town of Hinton. The centre is provincially
funded and managed under Sustainable Resource Development. The centre is known nationally and internationally
for some of its courses in forestry and forest fire fighting. During the discussions held on November 4, 2009, with the
manager of the facility, it was identified that the Centre is currently self sufficient in meeting the demand of its student
population and occasionally sources the local hotel industry to meet excess demand which generally occurs twice
every year for a short duration.
Town of Hinton Integrated Housing Strategy
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The Town of Hinton has also embarked on the Campus Alberta West initiative under the stewardship of NorQuest
College. The initiative is built on the provincial governments Campus Alberta initiative which seeks to improve the
post-secondary education engagement and attainment of Albertans. The initiative is currently in its infancy and
requires further detailed research and analysis prior to the physical planning of the student campus. The Town has
currently designated a 7.8 ha (19.2 ac) site along Switzer Drive within the Learning & Leisure Corridor which could
include a student housing campus along with other potential uses such as a youth club/service and affordable
housing. There may be other opportunities in town for the development of student housing such as Special Planning
Area “B”, the Share Shop Building on Pembina Avenue, the “old church” site on MacLeod Avenue and Erith Drive.
3.6
Special Needs Housing
Hinton has one emergency shelter - the Yellowhead Emergency Shelter for Women. It is the only women’s shelter
along the Yellowhead Highway between Edmonton and Kamloops. The eleven-bed shelter has a mandate to provide
short term shelter to women and their children fleeing violence or other women in crisis. They take in approximately
140 women and children each year, but numbers fluctuate according to economic and other conditions. After leaving
the shelter some of the women move in with friends or family and others find their own accommodation.
Unfortunately, the high cost of housing in Hinton forces some women to relocate to other communities or to obtain
rent subsidies to remain in town. Hinton has no second stage shelters or transitional housing, although almost half
(48%) of women leaving the Emergency Shelter said that they would use this service if it were available.
There are no emergency shelters for homeless men and youth in Hinton. Discussions with a local contact familiar
with Hinton’s homeless situation estimates the number of homeless individuals at approximately 10 to 15 (mostly
men) at any given time. At the peak, this number has been 20 to 30. It is believed that the majority of Hinton’s
homeless people are individuals dealing with substance abuse problems. Although new workers moving to town
often face challenges finding affordable housing, they are seldom homeless. Research suggests that smaller yearround shelters for fewer than 20 people are not viable to operate and that many homeless shelters are initiated by
local non-profit groups.
Hinton has no group homes dedicated to those with mental or developmental disabilities. Bridges is a non-profit
organization that provides support to those with mental health needs in Hinton and the surrounding area. Their
membership currently includes approximately 40 individuals with mental health needs. Some of their members live
independently, while others live with family. Affordable housing is an issue for many, as is housing with suitable
supports for those not capable of independent living. Bridges expressed concern about the future housing needs of
those who currently live with aging parents.
3.7
Development Statistics
Table 16: Residential Development Permits Hinton 2004-2008 summarizes residential development activity in Hinton
over the last five years. A total of 396 housing units were developed during 2004 to 2008. Thirteen (13) suites and
equal numbers of multi-family units and housing units were built. The 71 manufactured park units represent
replacement rather than new units. The Town defines the residential categories in Table 16: Residential
Development Permits Hinton 2004-2008 as follows:
•
•
•
Housing Units mean single family, duplex, semi-detached and manufactured homes on lots.
Multi-Family Units mean apartments and condos by individual units.
Suites mean secondary and surveillance suites.
Town of Hinton Integrated Housing Strategy
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•
Manufactured Park Units means manufactured home units in a manufactured home park.
Residential development activity peaked in 2005 with 178 permits. It declined in subsequent years with a low of 11
new permits issued in 2008.
Table 16: Residential Development Permits Hinton 2004-2008
Housing Units
Multi-Family
Units
Suites
Manufactured
Park Units
Total
2008
8
0
1
2
11
2007
30
39
4
5
78
2006
45
15
1
21
82
2005
33
102
4
39
178
2004
40
0
3
4
47
156
156
13
71*
396
Year
Total
Source: Town of Hinton Development Statistics
*All Manufactured Park Units during this period were replacement units.
3.8
Future Housing Needs Forecast
Hinton has observed a significant fluctuation in growth rates over the past 15 years as shown in Table 17: Growth
Rates in Comparable Municipalities. During the year 2001-2006 the town experienced a growth rate of 3.75%, an
increase of 333 people from the population in 2001, where previously the Town had seen a decline due to loss of
jobs from the closing of a coal mine which was a significant employer within the Town.
Table 17: Growth Rates in Comparable Municipalities
Municipality
Hinton
1991
1996
9,046
9,961
% Change
2001
9,405
9.19%
Edson
7323
7399
5,461
Canmore
5681
8365
6210
8354
9.32%
6972
6.52%
10790
32%
3.73%
2.45%
5.93%
% Change
9,738
7585
5805
2006
-6%
1.03%
Rocky Mtn House
% Change
1.093%
11599
22.58%
6.97%
Source: Statistics Canada 2006 Community Profiles
Based on projected future population discussed in Section 2.1 of this report, the Town of Hinton is expected to reach
a population of 12,597 in the next 10 years. This forecast anticipates an addition of 2,859 people to the current
population.
Town of Hinton Integrated Housing Strategy
Revised July 2013
23
The following assumptions are made when determining the housing types that will be needed:
•
•
•
•
In keeping with the trends observed in other Albertan communities, the Town of Hinton will observe a growing
proportion of aging residents requiring more seniors housing.
Based on the activity in the oil and gas, tourism and supporting service industry, the Town will observe a
significant immigration of workers which will create a demand for employee housing in the form of smaller
higher density units located close to commercial areas.
The Town aspires to transform itself into a College Town, which will see a further influx of student population to
Hinton, resulting in the need for student housing and also making other forms of housing such as Secondary
Suites more popular.
Given the large number of ageing residents within the Town, there will be a significant need for housing with
assisted living services and units with better accessibility.
This study assumes the future residents of Hinton will include a larger number of younger residents and also an
increasing number of seniors looking at Hinton as a retirement community. The study therefore assumes a factor of
2.5 persons per household when determining future housing need. With an average household size of 2.5 people,
the additional population will result in the need for an additional 1,143 new units. Based on the changing
demographics experienced in Hinton and the assumptions above, the anticipated housing type mix is identified in
Table 18: Hinton Future Housing Need Projections.
Table 18: Hinton Future Housing Need Projections
Current Housing Mix
Dwelling Type
Future Housing Mix
Total Estimated Housing
Units by 2019
Single Detached
Number of
(2006)
1798 (49.0%)
Semi-Detached and Duplex
250 (6.8%)
172 (15.0%)
422 (8.8%)
Row Housing
349 (9.5%)
229 (20.0%)
578 (12.0%)
Apartments (less than 5 stories)
389 (10.6%)
229 (20.0%)
618 (12.9%)
114 (10.0%)
995 (20.7%)
1143 (100.0%)
4811 (100.0%)
Other Dwellings (includes other single 881 (24.0%)
attached homes and movable
dwellings such as mobile homes)
Total
3670 (100.0%)
Units Estimated Number Of
Units Required by 2019
400 (35.0%)
2198 (45.6%)
The future housing need in Hinton is projected as follows:
•
•
•
A significantly lower percentage of single detached housing is anticipated due to the high price of single
detached housing, resulting in the need for an additional 400 single detached units by 2019.
A two-fold increase in the percentage of semi-detached and duplex housing, resulting in the need for an
additional 172 new units by 2019.
A two-fold increase in the percentage of row Housing and apartments, resulting in the need for an additional
2,229 row houses and 229 new apartment units by 2019.
Town of Hinton Integrated Housing Strategy
Revised July 2013
24
•
A reduction in the development of manufactured home parks, substituted by alternate forms of housing such as
co-op housing, catering to employees in lower paying service sector jobs, resulting in the need for an additional
114 new units.
Town of Hinton Integrated Housing Strategy
Revised July 2013
25
4.0
EVALUATION OF CORE HOUSING NEED
Section 2 of this report featured population data for the Town of Hinton including both demographic data and income
data for families and households using 2006 Census Canada and Taxfiler data. Section 3 profiled the statistical
information on the ownership and rental housing markets in the community. This Section summarizes the housing
gaps in the community as identified by various stakeholders and data analysis.
4.1
Stakeholder Roundtables
Three roundtable meetings were held with local stakeholders on February 25 and 26, 2009 to identify issues, gaps
and opportunities in the housing market and the population segments who are under-served in the current market.
Stakeholders represented a range of housing interests in Hinton. A total of 27 individuals participated.
After a presentation by the consulting team, participants participated in three exercises: Defining Affordable Housing,
Hinton’s Housing Continuum Gap Analysis and lastly, Identifying Tools and Strategies for creating Affordable
Housing in Hinton. Input received is summarized below:
Affordable Housing Definition
The following definition of Affordable Housing is proposed for Hinton’s Integrated Housing Strategy:
“Affordable housing is where shelter costs are 30% or less of a household’s before-tax income, Where shelter
costs are 30% or less of a household’s before-tax income, where income is less than the Core Income
Need Threshold for Hinton by household type (e.g. couples, lone parent families and individuals).
Households should be capable of independent living and not require ongoing support services or
subsidies.”
For the purpose of the above definition, shelter costs for renters include rent and any payments for electricity, fuel,
water and other municipal services. For homeowners, shelter costs include mortgage payments (principal and
interest), property tax, condominium fees, along with payments for electricity, fuel, water and other municipal services
(CMHC).
Housing Continuum Gap Analysis
Participants were shown the Housing Continuum illustrated in Figure 1: Housing Continuum located on page 8 and
were invited to identify gaps in Hinton’s current or future housing continuum and any population segments underserved in the current housing market. It was noted that single females, with or without children, were a group
particularly in need of affordable housing, and that the growing seniors population also has need for affordable
housing. The following were identified as the main gaps in Hinton’s housing continuum:
•
Emergency Shelters for Men and Youth
Although Hinton has an emergency shelter for women, there are none for men or youth. Shelters were identified
by Roundtable participants as gaps in the community’s housing continuum. Emergency shelters are also
referenced in the Town of Hinton’s Social Development Strategy on page 26 under the following housing
initiative:
Town of Hinton Integrated Housing Strategy
Revised July 2013
26
“Provide a range of housing models including low-income house and apartment units, hostels for out of town
students, workers in short term temporary employment or those new employees arriving in town and searching
for permanent housing, housing co-operatives, and emergency accommodations for those in crisis”. (Priority 2,
2011-12)
Currently, the nearest emergency shelters for men and youth are located in Edmonton and Grande Prairie.
Some residents and stakeholders feel that given Hinton’s role as a regional service centre in the West
Yellowhead Region, emergency shelters for youth and men are warranted. The degree of need for a youth
shelter in Hinton is unknown and would have to be determined before initiating discussions with the Province,
who licenses youth emergency shelters.
The population of homeless adults in the community is estimated to be 10 to 15 individuals (mostly men) at any
given time. At its peak, the number may rise to 20 or 30. This estimate is based on discussions with a local
resident who has knowledge of the local homeless population. Most of Hinton’s homeless are individuals
dealing with substance abuse problems. Although new workers moving to town often face challenges finding
affordable housing, they are seldom homeless.
Discussions with a Senior Shelter Advisor for Homeless Support, Alberta Housing & Urban Affairs, indicated
that the reason there are few shelters in smaller Alberta communities is that there is not an established need.
The onus is on the community to assess the need themselves. It was felt that smaller shelters, for fewer than 20
people, are generally not viable to operate and it is likely more economical to provide permanent housing. Many
homeless shelters are typically initiated by non-profit groups (often faith-based) within a community. The
Province has recently adopted a ‘housing first’ philosophy towards homelessness – the priority is to re-house
homeless Albertans into permanent housing with client-centered supports made available. Although emergency
shelters will not disappear, their role will be to facilitate a rapid exit out of homelessness and into permanent
housing.
•
Transitional Housing
Transitional housing (second stage after emergency shelters) was identified as a gap in Hinton’s housing
continuum. The current policy at the Yellowhead Emergency Shelter for Women allows women a maximum
three week stay. After leaving the shelter, some women move in with friends or family while others find their
own accommodation. Unfortunately, the high cost of housing in Hinton forces some women to move to other
communities or to seek rent subsidies. The Yellowhead Emergency Shelter reported that almost half (48%) of
women leaving their Shelter said that they would use transitional housing if it were available. The shelter takes
in approximately 140 women and children each year.
•
Seniors Housing
Hinton currently has three seniors housing complexes with a total of 117 units ranging from self-contained
apartments to assisted living. The Town’s Social Development Strategy acknowledges the growing seniors
population and on page 29 identifies the following initiatives related to housing for seniors:
“Expand in-home care and provide respite opportunities for seniors remaining in their homes to alleviate
demand for institutional care and stress on family care-givers.” (Priority 1, 2009-10)
Town of Hinton Integrated Housing Strategy
Revised July 2013
27
“Increase the number of extended care spaces to accommodate growth in demand associated with an increase
in the number of seniors living in Hinton by 2012.” (Priority 1, 2009-10)
Aging in Place facilities were identified as a need by Roundtable participants to offer a range of housing options
to accommodate an aging population and to allow seniors to remain in their neighbourhoods as they age. The
Aging in Place concept can offer a range of housing types and services to accommodate people’s changing
needs as they age. The concept can be applied at the building level or the neighbourhood level. Developers
like Edmonton-based Christenson Developments are developing aging-in-place communities and facilities that
provide alternatives to long-term care.
Home modifications can also help independent seniors age-in-place by enabling them to remain in their homes
longer. Programs, such as CMHC’s Home Adaptation for Seniors Independence, provide funding for minor
home renovations (see Appendix D). Not all residents are aware of these options and municipalities may take
an active role educating homeowners of the availability of such grants.
•
Supportive (Special Needs) Housing
Roundtable participants identified the need for special needs housing, particularly group homes for adults with
mental health issues and/or developmental disabilities who are unable to live independently. There are currently
no group homes in Hinton. The Town of Hinton’s Social Development Strategy also identified group homes as
one of the mid-term housing initiatives on page 26:
“Group home options for those with social, health or disability needs requiring additional supports and, where
feasible, include support services related to needs of special populations.” (Priority 2, 2011-12)
Such homes not only provide supportive housing for the individual with special needs, but also offer respite for
caregivers.
Bridges has expressed concern about the lack of group homes in Hinton and the future housing needs of
individuals with mental health needs currently living with aging parents. Bridges estimates that of their 40
clients, 8 to 10 are currently living with family members and would be candidates for group home living. For
those clients able to live independently with minimal support services, affordable housing is always a significant
need.
•
Accessible Housing
It was felt that Hinton needed more housing to accommodate people with mobility issues. Participants
commented that most houses in town have stairs and few apartment buildings have elevators. The issue of
universal design to accommodate people of all ages and abilities in all buildings and public spaces is emerging
in urban areas throughout North America. Municipalities can encourage developers to address this at their
building and neighbourhood design. Accessibility can also be achieved by retrofitting / renovating buildings.
CMHC offers a RRAP for Persons with Disabilities which provides financial assistance to homeowners and
landlords to retrofit units for low income persons with disabilities (see Appendix D).
•
Attainable Housing
Roundtable participants identified the need for modest homes in the market realm that are affordable to those of
equally modest income. Many felt that this was an often overlooked component of the housing continuum and
Town of Hinton Integrated Housing Strategy
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28
that efforts are needed to encourage this type of housing. Habitat for Humanity develops ‘attainable’ housing in
some urban centres, which is available to lower income families or individuals whose incomes are above CNIT
levels but who pay more than 30% of before-tax income on housing costs.
•
Entry-Level Starter Homes
Affordable ownership housing is needed for younger individuals, couples and families (including larger families
with children) purchasing their first homes in the community. It was noted that smaller, older, affordable homes
do exist in Hinton, but that many younger buyers have high expectations of owning larger, newer homes. Entry
level ownership housing usually refers to the lowest 25% of homes sold in a local market in a given year.
•
Employee Housing and Student Housing
Roundtable participants identified the need for affordable accommodation for seasonal service sector workers,
ideally located near or readily accessible to places of work. Housing with private bedrooms and bathrooms and
common living/kitchen areas (California-split style) was suggested as an option.
Housing for workers and students was also identified in the Town of Hinton’s Social Development Strategy on
page 26 under the following housing initiative:
“Provide a range of housing models including low-income house and apartment units, hostels for out of town
students, workers in short term temporary employment or those new employees arriving in town and searching
for permanent housing, housing co-operatives, and emergency accommodations for those in crisis”. (Priority 2,
2011-12)
Student housing for future post-secondary students may be needed in coming years should Hinton be
successful in attracting post-secondary educational institutions. Dorms, co-housing and Secondary Suites are
all possibilities for student housing.
Tools and Strategies for Creating Affordable Housing in Hinton
Roundtable participants were asked to identify the tools that they felt would be most effective in increasing the supply
of affordable housing in Hinton, working from Canadian Mortgage and Housing Corporation’s list of affordable
housing ideas (http://www.cmhc.ca/en/inpr/afhoce/tore/afhoid/index.cfm). The following are the top nine tools, in
order of priority, that Roundtable participants felt would be most effective increasing the supply of affordable housing
in Hinton.
•
Permitting Secondary/Garden Suites
Since the 1980’s, Secondary Suites and Garden Suites have been recognized as one of the most cost effective
ways of providing affordable housing. They are particularly suited to municipalities with post secondary student
populations and service workers employed in the hospitality industry. Secondary Suites can provide both
seasonal and year-round accommodation that is affordable.
The traditional view of Secondary Suites is basement suites. Today, Secondary Suites take various forms as
illustrated in the photos below. They can be constructed above garages or as ‘lock-off suites’ as part of a main
dwelling unit. At Simon Fraser University, Secondary Suites are allowed as lock-offs in townhouses.
Town of Hinton Integrated Housing Strategy
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Secondary Suite above a garage in Edmonton.
Photo Courtesy of City of Edmonton
Concept for 8-plex building with 4 lock-off units.
Provided by The Rohit Group
Garden Suites – also known as granny flats – are self-contained units built on the same lot as the main house.
Initially designed and built to house close family members, such as aging parents, over time these have
become another form of Secondary Suite, particularly on larger lots so as not to exceed site coverage
regulations in the land use bylaw. Garden Suites are beneficial in two ways. They can provide affordable
housing for tenants and they can also be ‘mortgage helpers’ by providing additional income for homeowners,
particularly in high cost areas. Secondary Suites make up about 20% of the housing stock in Vancouver and
Toronto.
Many municipalities are now encouraging the development of Secondary and Garden Suites. In the past,
zoning regulations related to Secondary or Garden Suites were more stringent. Now, the City of Edmonton
allows Secondary Suites in all lower density residential districts, and garage and Garden Suites are
discretionary in a number of residential districts. Similarly, the City of St. Albert allows basement suites in its
lower density residential districts. In Hinton’s Land Use Bylaw Secondary Suites are a discretionary use in
single family residential and acreage residential districts. Although Garden Suites are a discretionary use in six
districts, they are allowed only for occupants requiring some type of supportive care from the property owner
rather than as a rental income unit.
Some municipalities are using a portion of their block funding from the Provincial Municipal Sustainability
Housing Program to incent homeowners to develop new Secondary Suites or upgrade existing ones. The City
of
St.
Albert
has
a
Basement
Suite
Grant
Program
(www.stalbert.ca/uploads/files/Grant%20Program%20Information%20Brochure-3.pdf) and the City of Edmonton
has a grant program for upgrading existing Secondary Suites and creating new Secondary Suites, garage
suites and Garden Suites (www.edmonton.ca/for_residents/resident_services_programs/cornerstones.aspx).
Complying with provincial building code is another issue affecting the development of Secondary Suites. Some
jurisdictions have overcome this barrier in part by allowing a more flexible approach using equivalencies in
building codes.
•
Acquiring and Renovating Buildings
Acquiring and renovating older housing stock has proven to be a cost-effective alternative to new construction.
CMHC estimates that savings could be up to 40%. This practice is most prevalent in older centres like Quebec
City and Montreal where older and attractive housing stock exists.
Town of Hinton Integrated Housing Strategy
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30
In Hinton a number of older rental and ownership homes exist and
acquisition may not be necessary. Owners of these buildings may
be able to renovate or upgrade their units with help from the
federal Residential Rehabilitation Assistance Program (see
Appendix D). During a field trip conducted with the Town officials
on October 7, 2009, sites were identified along Market Street with
older duplexes and townhomes as examples which would be
good candidates for this type of initiative. Again, the federal
Residential Rehabilitation Assistance Program (RRAP) could be a
source of funding for renovating or repairing older homes to
preserve entry-level ownership housing.
Acquiring and renovating single detached housing to provide
affordable home ownership opportunities is also being used in
cities such as Winnipeg, Manitoba and Saskatoon and Prince
Albert, Saskatchewan.
Increasing opportunities for home
ownership can stabilize neighbourhoods and provide opportunities
for skills training.
•
Building Energy Efficient Housing
Older Duplexes and Townhomes located
on Market Street
With projects such as the Hinton Government Centre and the Innovista Eco-Industrial Park, the Town of Hinton
recognizes the value of sustainable development. The cost of utilities can be a large component of housing
costs. Energy efficient housing can be built within accepted limits of affordability resulting in annual savings in
operating costs over the lifecycle of the unit. The five (5) areas in
which energy saving can be achieved in new construction and
major renovations are building envelope; passive solar design;
heating, ventilation and air conditioning systems; lighting and
power; and water conservation.
A number of municipalities are promoting green building design
and construction through rating systems like LEED and Built
Green Programs which encourage home designers and builders
to use technologies, products and practices that provide greater
energy efficiency and healthier indoor air, reduce water usage,
preserve natural resources and improve durability.
•
NetZero home in Edmonton’s Riverdale
community.
Community Land Trusts
Factors contributing to the cost of housing are land costs (including the cost of servicing) construction costs and
the cost of money. Community Land Trusts help reduce land costs. The Institute for Community Economics
defines a Community Land Trust (CLT) as a “private non-profit corporation created to acquire and hold land for
the benefit of a community and provide secure affordable access to land and housing for community residents.”
The essence of a CLT is that the building and land are held under separate ownership. Units can be bought
and sold, rented and vacated, but the land beneath it remains the property of the CLT.
Town of Hinton Integrated Housing Strategy
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31
•
Retaining Affordable Housing
Retaining affordable housing stock is an important element of a municipal housing strategy. Affordable housing
stock is lost through condominium conversion of rental apartments and through demolition and redevelopment
of older buildings. The City of Edmonton now requires relocation plans for tenants being displaced through
redevelopment and replacement of affordable housing stock. As part of Cornerstones: Edmonton’s Plan for
Affordable Housing, developers applying for rezoning are required to set aside 5% of new residential units in a
project as affordable housing. To achieve this, the developer will sell finished units to the City at 15% below
market value. A recent Edmonton example is the Strathearn Heights redevelopment – a mixed use project
which includes 1,750 housing units. The developer will sell 88 units to the City of Edmonton for lower and
moderate income earners. As well units will be made available to Habitat for Humanity for affordable ownership
housing. The developer will also set aside apartments for existing Strathearn renters (based on their tenure
and financial need) who want to remain on the site.
A large proportion of Hinton’s current affordable housing stock is modular/mobile homes. As mobile home
parks age and face redevelopment, it will be important for the Town to have a plan in place to accommodate
displaced residents either within the site or elsewhere.
•
Designing Flexible / Incremental Housing
FlexHousing is an innovative design concept for housing. Avi Friendman’s Grow Home was the genesis for this
innovation. FlexHousing buildings are pre-planned and built to adapt to the changing and evolving needs,
circumstances and levels of physical ability of their occupants. It potentially allows homeowners to occupy
dwellings for longer periods of time, perhaps over their entire lifetimes. The building perimeter and interior can
be expanded and changed to fit the space, lifestyle and budget needs of the owner. Examples include making
a house wheelchair accessible, adding a separate suite or converting a room to another use. The illustration
below shows sample floor plans for three phases of changes and expansion to a single detached home.
Town of Hinton Integrated Housing Strategy
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FlexHousing Floor Plans
Town of Hinton Integrated Housing Strategy
Revised July 2013
33
•
Converting Non-Residential Buildings
Converting non-residential buildings is often a
more affordable approach for constructing new
housing because of the saving from using the
building shell which is already in place, with
servicing and usually faces less neighbourhood
resistance. The strategy involves adaptive reuse of
surplus or unused buildings such as old
warehouses, old schools, hospitals, other such
buildings into affordable housing.
The Women Building Futures facility in Edmonton
is a former warehouse converted into a mixed use
development that includes a training centre and 42
affordable housing units on the upper floors. This type
of project may be eligible for RRAP for Conversion
funds (see Appendix D).
•
Equity Co-operatives
Women Building Futures Training Centre and
Affordable Housing Facility in Edmonton.
Example of conversion of commercial building to
Housing
Residents of equity co-operatives generally own shares in exchange of equity contributions which entitles them
to occupy one of the units. These developments are usually condominium style where common spaces are
jointly used and maintained by the residents. Units in equity co-operatives are comparatively cheaper than
comparable condominium units and often attract residents with similar interests actively contributing towards the
upkeep of the community. Equity co-operatives are a relatively new concept in Canada, and examples can be
found in Alberta and British Columbia.
•
Co-housing (Sharing Facilities)
Co-housing is an innovative housing form that combines private living areas with shared facilities, such as
kitchens, dining rooms, playrooms or laundry facilities. Co-housing style units can be developed at lower costs
than traditional housing due to the savings gained from creating common spaces and shared amenities. This
form of housing is affordable and specifically well-suited to population groups such as service sector employees
and students or seniors.
•
Cottage Housing for Seniors
Cottage housing are small-scale bungalow homes that are
senior-friendly and can be integrated into existing
communities. One case study example is Greenwood
Avenue Cottages in Shoreline, Washington. Greenwood
Avenue Cottages is an infill development that is integrated
into a single-family residential neighborhood. The houses
range in size from 780 to 1,200 square feet and are
clustered around a landscaped community garden. This
detached house format is attractive and offers an alternative
Town of Hinton Integrated Housing Strategy
Revised July 2013
Greenwood Avenue Cottage Houses
34
to apartment condominiums. Most Greenwood Avenue Cottage homeowners are in their 50s or 60s who have
decided to downsize.
Greenwood Avenue Cottage Houses, Shoreline, Washington
(Source: pg 103, Housing for Niche Markets, Capitalizing on Changing Demographics, Urban Land Institute, 2005)
Town of Hinton Integrated Housing Strategy
Revised July 2013
35
4.2
Affordability of Housing
Table 19: Affordable Monthly Rent or Mortgage Payment by Income Range of Hinton Families shows the maximum
rent or mortgage payments affordable to families in each income groups, as well as the actual number of Hinton
households in each group.
4.2.1 Rental Housing Affordability
Rental accommodation is generally deemed affordable when monthly rent does not exceed 30% of gross income.
Using average rents in Hinton based on the 2008 Apartment Vacancy and Rental Cost Survey by Alberta Housing
and Urban Affairs (Table 13) and 2006 income data, the following section attempts to quantify the number of Hinton
households unable to afford average apartment rents, assuming availability. It should be noted that some apartment
rental rates include all utilities (except telephone) while others require renters to pay electricity costs. Phone and
electricity charges could increase monthly rental costs by approximately $50. Table 19 identifies the affordable
monthly rent and homeownership costs of Hinton families by income range.
Table 19: Affordable Monthly Rent or Mortgage Payments by Income Range of Hinton Families
Annual Gross Income
Range*
Number of Families /
Individuals
Affordable Monthly
Rent (30%)
Affordable Monthly
Homeownership
Costs** (32%)
$0 - $9,999
170 (3.8%)
$0 – 250
$0 – 267
$10,000 - $19,999
380 (8.5%)
$251 – 500
$267 – 533
$20,000 - $29,999
370 (8.2%)
$501 – 750
$533 – 800
$30,000 - $39,999
370 (8.2%)
$751 – 1,000
$800 – 1,066
$40,000 - $49,999
310 (6.9%)
$1,000 – 1,250
$1,066 – 1,333
$50,000 - $59,999
310 (6.9%)
$1,250 – 1,500
$1,333 – 1,600
$60,000 - $74,999
490 (10.9%)
$1,500 – 1,875
$1,600 – 2,000
$75,000 - $99,999
760 (16.9%)
$1,875 – 2,500
$2,000 – 2,667
$100,000+
940 (29.2%)
$2,500+
$2,667+
Total
Median Total Income
4,490 (100.0%)
$87,600
*Source: Statistics Canada, Small Area and Administrative Data Division - Taxfiler Data (2006)
** Includes mortgage payments, taxes and heating expenses
•
Bachelor Suite. In 2008, a bachelor suite in Hinton rented for an average of $507 per month. To be considered
affordable, this would require a gross annual income of $20,280. This rent would be unaffordable to 550
households in Hinton. However based on CHMC suitable housing criteria and National Occupancy Standards
(NOS), only individuals should live in bachelor suites (http://www.bchousing.org/resources/HPK/
Rent_Calculation/HPK_2_National_Housing_Occupancy_Standards.pdf). Using these occupancy standards,
there are still 410 individuals who cannot affordably rent a bachelor suite.
Town of Hinton Integrated Housing Strategy
Revised July 2013
36
•
One Bedroom. The average rent for a one-bedroom apartment in Hinton is $766 per month. This would
require an annual gross income of $30,640 to be affordable. This exceeds the gross income of approximately
920 Hinton households. It should be noted that one-bedroom units are considered suitable only for individuals
and couples without children.
•
Two Bedroom. Couples and lone-parent families with one (or two same sex) children require apartments with
two bedrooms to meet NOS standards. The average monthly rent of a two bedroom apartment in Hinton is
$908, which would require a gross annual income of $36,320 to be considered affordable. Looking at only the
data of couples and lone-parents, approximately 390 families in Hinton would find this housing type
unaffordable.
•
Three Bedroom. The average rent for a three-bedroom apartment in Hinton is $943 per month. This would
require an annual gross income of $37,720 to be affordable. Excluding individuals, approximately 400 families
in Hinton would find this housing type unaffordable.
4.2.2 Ownership Housing
Listed below are the lowest-priced habitable homes by dwelling type in Hinton, based on a search of MLS listings on
April 17, 2009. The monthly payments below include mortgage (based on a 10% down payment, 6% interest rate
and 35 year amortization period), $100 monthly heating costs and $100 monthly taxes.
•
•
•
•
•
4.3
Mobile Home. $49,900 (1980 – 2 bd/1 bath, 792 sq ft) – Monthly payment is $605 requiring an annual gross
income of $22,700. Approximately 670 Hinton households earned less than this in 2006.
Apartment/Condo. $120,000 (1958 – 2 bd/ bath, 665 sq ft) – Monthly payment is $816 requiring an annual
gross income of $30,500. Approximately 920 Hinton households earned less than $30,000 in 2006.
Row/Townhouse. $135,900 (1976 - 3 bd/2 bath, 1200 sq ft) – Monthly payment is $897 requiring an annual
gross income of $33,500. Approximately 1,043 Hinton households earned less than this in 2006.
Duplex. There were no listings for duplexes at the time of search
Single Detached Home. $199,000 (1957 - 3 bd/ 1 bath, 892 sq ft) – Monthly payment is $1,221 requiring an
annual gross income of $46,000. Approximately 1,496 Hinton households earned less than this in 2006.
Affordable Housing Gap Analysis
The definition used for analysing the gaps between household affordability and shelter costs was as follows:
“Affordable housing is where shelter costs are 30% or less of a household’s before-tax income, where income is less
than the Core Income Need Threshold for Hinton by household type (e.g. couples, lone parent families and
individuals). Households should be capable of independent living and not require ongoing support services or
subsidies.”
Under the proposed definition of affordable housing, households that earn below Core Need Income Thresholds for
their household type are identified to be in need of affordable housing. The following assumptions are utilized to
identify housing types needed by household size:
•
•
50% of all one person households will require a bachelor unit.
50% of all one-person households and all two person households without children will require a one bedroom
unit.
Town of Hinton Integrated Housing Strategy
Revised July 2013
37
All couple families with one child and 50% of couple families with two children will require a two bedroom unit.
All lone parent families with one child and 50% of lone parent families with two children will require a two
bedroom unit.
50% of lone parent families with two or three children and 50% of couple families with two or three children will
require a three bedroom unit.
50% of lone parent families and 50% of couple families with three or more children will require a four bedroom
unit.
•
•
•
•
Using the above criteria, Hinton’s affordable housing gaps by family size and unit size are presented in Table 20:
Affordable Housing Gap by Family Size and Unit Size for Households under CNIT Threshold. A detailed breakdown
of the required housing by household type and size and, is summarized below.
There are approximately 262 individuals earning less than $25,500, who would require assistance with the
shelter costs to afford a bachelor suite.
There are approximately 410 individuals and 190 couple families earning less than $38,500, who would require
assistance with the shelter costs to afford a one (1) bedroom unit.
There are approximately 245 households including couple and lone parent families with children earning less
than $45,500, who would require assistance with the shelter costs to afford a two bedroom unit.
There are approximately 95 households including couple and lone parent families with two or more children
earning less than $47,500, who would require assistance with the shelter costs to afford a three bedroom unit.
There are approximately 35 households including couple and lone parent families with three more children
earning less than $51,500, who would require assistance with the shelter costs to afford a four bedroom unit.
•
•
•
•
•
Table 20: Current Affordable Housing Gap by Unit Size for Households under CNIT Threshold
Unit
Size
2009
CNIT
No of
Bedrooms
Income
required
by unit
size
Total
No. of Households (by type) with incomes less than the specified CNIT for their required
unit size
Individuals
Couple
Families
Couple
+1
Child
Couple +
2
Children
Couple
+3
Children
Lone
Parent
+1
Child
Lone
Parent +
2
Children
Lone
Parent
+3
Children
(Annual)
Bachelor
$25,500
262
1
$38,500
410
2
$45,000
3
$47,500
4
$51,000
262
190
600
60
20
20
130
15
35
40
15
Sub Total
672
190
60
Total (by
Households)
672
190
(Couple
Families)
130
(Couple Families with
Children)
(Individuals)
40
30
130
75
245
20
95
20
35
40
245
(Lone Parent Families)
Total number of households potentially requiring assistance with shelter costs
1,237
*Source: Statistics Canada, Small Area and Administrative Data Division - Taxfiler Data (2006)
Limitation: Households identified include seniors, who in spite of making low incomes may be asset rich and
therefore not in need of shelter cost subsidy.
Town of Hinton Integrated Housing Strategy
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38
A limitation of the data presented in Table 20 is that it includes seniors, some of whom own homes or other assets
and may not be in need of assistance with housing costs. The exact number in this category is unknown, but will
result in the affordable housing gap being overstated.
Table 20 shows that approximately 1,237 Hinton households earn incomes below the 2009 CNIT threshold level and
are potentially in need of assistance with housing costs. Some of this need is currently being met by the 134
subsidized units that exist in the community today. Another 47 low income households will soon have access to
affordable units in the Happy Creek development (see Section 3.2.1). Together these will meet the needs of 181
households requiring housing assistance.
4.4
Public Open House Summary
A Public Open House was held on January 27, 2010, at the Council Chambers in the Town of Hinton to provide the
public with an opportunity to review and comment on the draft Integrated Housing Strategy. The consultants gave a
presentation discussing the purpose, background, key findings and the recommendations of the Integrated Housing
Strategy. All participants were offered exit surveys and encouraged to provide their comments for consideration prior
to the Integrated Housing Strategy being advanced to Town Council for approval. A total of thirty-three (33) people
attended the Open House. The feedback received from the exit surveys is summarized below:
•
Majority of the participants generally supported the strategies and recommendations outlined in the Integrated
Housing Strategy. While majority of the participants were in agreement, 2 participants did not agree with
Strategy #2 and Strategy #6. (see Executive Summary for Strategies and Recommendations)
•
Most of the participants felt that Strategy # 6, “partner with non-profit group to determine the feasibility of
developing housing for adults with special needs” was most important to the community as a whole.
•
A major concern was addressing the needs of the growing senior population. Participants expressed support
for senior facilities such as single-units, nursing homes, and senior drop-in facilities.
•
Other concerns varied from women’s shelters, to adapting programs and strategies, to providing housing for
special needs, seniors, and students.
•
Participants also expressed support for housing for women fleeing violence and the severely handicapped as a
priority for affordable housing.
Seniors housing and assisted care options catering to the needs of a aging population was one of the most
significant concerns emerging from the feedback received during the Open House. Participants voiced their concerns
for a lack of housing options which includes not only affordable housing but also market rate housing such as
bungalows which are designed to meet the needs of seniors.
As a response the report includes some illustrations for seniors cottage housing in section 4: Evaluation of Core
Housing need (pg 32). The illustration identifies suitable building forms that would cater to the needs of seniors with
varying needs such as size and accessibility features in a communal setting. The feedback received also reinforced
the confidence in our recommendation that the Town adopt policies for “aging in place” and “complete communities”
as suggested in the amendments to the Municipal Development Plan (MDP), which would address the housing
needs of the community in the long term.
Town of Hinton Integrated Housing Strategy
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39
5.0
KEY FINDINGS
1) Based on the feedback received from the public roundtables and after considerable discussion with the Steering
Committee, the definition of affordable housing, as agreed for the purpose of Hinton’s Integrated Housing
Strategy, is as follows:
“Affordable housing is where shelter costs are 30% or less of a household’s before-tax income, where
income is less than the Core Need Income Need Threshold for Hinton by household type (e.g. couples,
lone parent families and individuals). Households should be capable of independent living and not
require ongoing support services or subsidies.”
2)
Providing for housing choice and affordability is key to the Town of Hinton’s economic, social and environmental
sustainability.
3)
Hinton is a regional service centre with an economy driven by coal mining, forestry, oil and gas and tourism. In
2006, the population of Hinton was 9,738 representing a 3.5% increase from the population in 2001. The
population is expected to reach 12,597 by 2019, based on the 2% annual growth rate assumed by the Town of
Hinton. With an average household size of 2.5 people, the Town will require an additional 1,143 units to
accommodate the additional population growth of 2,859 people by 2019.
4)
Notable demographic trends include an increase in the number and percentage of young adults between the
ages of 20 to 34, suggesting a need for affordable rental housing and startup homes. Similar to the trends
observed in other Alberta municipalities, the Town has a growing population of residents aged 45 years and
over. With an aging population, the Town will need more seniors housing, including assisted living and aging in
place facilities, to accommodate the changing needs of independent and dependent seniors. The Town has
also observed a growing percentage of immigrant workers with jobs in the service sector. Based on discussions
with the Steering Committee, affordable workforce housing located in commercial areas near the Town centre,
is seen as a solution to housing service sector workers.
5)
Hinton’s housing stock is predominantly comprised of single family homes. In comparison to other municipalities
of its size, Hinton has fewer apartment units and a larger percentage of manufactured homes.
6)
Rents in Hinton range from $507 for a bachelor to $943 for a three bedroom unit, and are comparable with rents
in municipalities of similar size. Hinton experienced a steep increase in its vacancy rates climbing to 10.9% in
2008 from 3.5% in 2007. Prices of single detached homes have also doubled in the past five (5) years, with an
average selling price of single detached home reaching $326,149 in 2008.
7)
Out of Hinton’s 4,490 households, approximately 1,237 (27%) earn under the Core Need Income Threshold
(CNIT) and are likely in need of assistance with shelter costs. The single biggest area of need in Hinton’s
housing market is for affordable rental housing to house low income households on social assistance or earning
incomes below CNIT levels. Another significant area of need is affordable market rental and ownership housing
for individuals and families earning modest incomes that exceed CNIT thresholds.
8)
Hinton currently has 117 housing units for seniors in three facilities that offer independent, supportive and
assisted living. Even though current waiting lists are short, because of the increase in aging population,
managers of these facilities anticipate a growing need for assisted living and higher-level care facilities.
9)
Hinton’s 11-bed Yellowhead Emergency Shelter for Women accommodates approximately 140 women and
children each year. There is currently no second stage shelter or transitional housing and 48% of women
leaving the short-term shelter said that they would use this service if it were available. Those who cannot afford
Town of Hinton Integrated Housing Strategy
Revised July 2013
40
local rents and unable to obtain rent supplements often relocate to other communities. Increasing the overall
supply of affordable rental housing within the Town will partially address this gap.
10) The Town does not have a homeless shelter. It is estimated that the average number of homeless individuals in
Hinton is 10 to 15 (mostly men) at any given time, with an occasional peak of 20 or 30. Based on research,
homeless shelters are situated primarily in larger urban centres as smaller year-round shelters for fewer than 20
people are not considered viable to operate.
11) Based on Section 4.3: Affordable Housing Gap Analysis a breakdown of current housing gaps identifying
required housing by household size and type is summarized below:
a)
There are approximately 262 individuals earning less than $25,500, who require assistance with the
shelter costs to afford a bachelor suite.
b)
There are approximately 410 individuals and 190 couple families earning less than $38,500, who require
assistance with the shelter costs to afford a one (1) bedroom unit.
c)
There are approximately 245 households including couple and lone parent families with children earning
less than $45,500, who require assistance with the shelter costs to afford a two bedroom unit.
d)
There are approximately 95 households including couple and lone parent families with two (2) or more
children earning less than $47,500, who require assistance with the shelter costs to afford a three
bedroom unit.
e)
There are approximately 35 households including couple and lone parent families with 3 or more children
earning less than $51,500, who require assistance with the shelter costs to afford a four bedroom unit.
12) Based on the future housing needs forecast for the Town of Hinton, the following housing types are needed to
accommodate the future population growth in Hinton by 2019:
a)
Due to the high price of single detached homes, a significantly lower percentage of single detached homes
(35% compared to current stock of 49%) will be required in the future, resulting in the need for additional
400 single detached homes by 2019.
b)
To increasing housing choice and create more affordable market ownership units, the town will require
15% of all new housing in the form of semi-detached and duplex housing and 20% in the form of row
housing, resulting in the need for additional 172 new semi-detached /duplex housing units and 229 row
houses by 2019.
c)
To increase the stock of rental units, the town will require 20% of all new housing in the form of apartment
units, resulting in the need for additional 229 apartment units by 2019.
d)
To address the need for housing for seasonal and service sector workers and students, the town will
require 10% of all new housing as ‘other’ dwellings, including innovative forms such as co-housing,
resulting in the need for an additional 114 units by 2019.
e)
The Hinton Training Centre is currently self-sufficient in meeting the demands of its student population and
occasionally sources the local hotel industry to meet the excess demand during which is generally for a
short period of time. With regards to the Campus Alberta West initiative, further detailed research and
analysis is required prior to the physical planning of the student campus facility.
13) Stakeholder consultation identified gaps in Hinton’s housing continuum in the areas of:
a)
transitional housing
Town of Hinton Integrated Housing Strategy
Revised July 2013
41
b)
special needs group homes,
c)
housing choice for seniors,
d)
emergency shelters for youth and the homeless,
e)
attainable and entry-level ownership housing, and
f)
housing for seasonal employees.
14) The key tools and strategies for creating more affordable housing in Hinton, as identified by stakeholders, are:
a)
Permitting Secondary Suites and Garden Suites
b)
Acquiring and Renovating Buildings
c)
Building Energy Efficient Housing
d)
Community Land Trusts
e)
Retaining Affordable Housing
f)
Designing Flexible / Incremental Housing
g)
Converting Non-Residential Buildings
h)
Equity Co-operatives
i)
Shared Facilities (Co-housing)
Strategies and recommendations to address Hinton’s anticipated housing needs and gaps are identified in the
Executive Summary.
Town of Hinton Integrated Housing Strategy
Revised July 2013
42
APPENDIX A
Draft Amendments to the
Town of Hinton Municipal
Development Plan
Note: These amendments are drafted
to reflect the amendments identified
under recommendations of the
Integrated Housing Strategy
RECOMMENDED AMENDMENTS TO THE TOWN OF HINTON MUNICIPAL DEVELOPMENT PLAN 1998
BYLAW #940 (Adopted by Council July 21, 1998)
The Current MDP Now Reads as Follows:
Amend MDP to Read as Follows:
2.0 COMMUNITY PLANNING PRINCIPLES
[Delete]
2.0 COMMUNITY PLANNING PRINCIPLES
[Insert]
Principles are standards and values which reflect the
character and integrity of the community. The following
provides a focus for the goals, objectives and policies of
the Municipal Development Plan.
The Town of Hinton is committed to sustainable community
development that ensures long term prosperity and a good
quality of life for present and future residents. The following
provides a focus for the goals, objectives and policies of the
Municipal Development Plan.
[Insert after second bullet]
• The Town of Hinton will encourage the development
of complete neighbourhoods that provide for a wide
range of housing forms for various income and age
groups and amenities and services such as
schools, parks, recreation facilities and local
commercial services within reasonable walking
distance.
3.0 COMMUNITY PLANNING GOALS
[Delete]
3.0 COMMUNITY PLANNING GOALS
[Insert]
The community of Hinton is working towards achieving
thirteen long term planning goals. These goals, which
reflect identified issues facing the community over the
next five years, represent what the Town wants to
achieve. They form the basis for the policies or strategies
in every aspect of municipal development.
The Town of Hinton is managing growth and development in
a manner that creates a more sustainable, livable, and
attractive community.
3. To ensure a wide range of housing options and
opportunities are available for all residents.
3. To ensure a variety of housing types are available in
Hinton so all residents have adequate housing for a
choice of lifestyles.
4. To ensure that phased development provides a
sense of the developed neighbourhood concept
(structure, use and amenity at all stages.
4. To promote the development of complete and more
sustainable residential neighbourhoods with a wide
range of housing types and prices, with nearby
supportive amenities particularly neighbourhood parks,
pedestrian facilities (including both sidewalks and trails,
recreation and school facilities), and local shopping
opportunities residents can walk to.
The following thirteen goals reflect key strategic directions
that the Town of Hinton wants to take over the next five (5)
years. They are the foundation for policies and strategies
contained in this Municipal Development Plan.
5. Allow for small scale and large scale redevelopment /
intensification opportunities where adequate
Appendix A: Amendments to the Town of Hinton Municipal Development Plan, Bylaw No 940
Page 1 of 10
The Current MDP Now Reads as Follows:
Amend MDP to Read as Follows:
infrastructure exists and such redevelopment has greater
advantages and fewer disadvantages upon the character
of the existing neighbourhood.
8.0 HOUSING AND RESIDENTIAL
[Delete]
The Town of Hinton recognizes the importance of
providing the community with a variety of housing
opportunities and options. Hinton accommodates a
diversity of urban lifestyles by promoting a range of
densities and diversity of development types. The
market system generally meets the demand for
housing in Hinton, which has predominantly been
single detached dwellings. The Town recognizes the
need to ensure there is an adequate supply of
appropriately zoned land for various housing projects
and special need housing.
Hinton has the locational advantage of natural scape
(terrain and vegetation) and scenic views to
incorporate into the design of residential areas. It is
essential these physical attributes are considered
when designing subdivision layouts and building
styles.
Hinton’s housing market is generally a mix of single
family dwellings (70%) and multi-family dwelling units
(30%). As population changes and lifestyles of that
populous and the economy of the region (industry,
tourism, recreation), the demand for alternative
housing options increases. This could include, but not
limited to, senior housing units, recreational and
resort accommodation, and seasonal or timeshare
housing units. Additionally, integrating tourist-type
accommodation, such as “bed & breakfasts”, inns,
within residential districts will be considered.
8.0 HOUSING AND RESIDENTIAL
[Insert]
The Town of Hinton Integrated Housing Strategy (HIHS)
and Social Development Strategy (SDS) reflect Council’s
vision for an integrated housing strategy which “improves
housing affordability for residents of Hinton especially
low and moderate income households, the youth, the
elderly and special needs groups that is sustainable and
offers choice and diversity”. Providing housing choice
and affordability is key to Hinton’s economic, social and
environmental sustainability.
Although the private market system has for profit
developers meeting much of the demand for housing,
particularly single family detached housing gaps exist in
the housing continuum that needs to be addressed.
These include the need for transitional housing, special
needs group homes, more housing choice for seniors,
emergency shelters for youth and homeless, attainable
and entry level home ownership and housing for
seasonable employees. The Town realizes that
regulatory changes are needed along with partnerships
with both the private and not-for-profit sectors to facilitate
housing projects which will address these gaps.
Hinton’s scenic mountain setting with spectacular views
of the Athabasca River Valley and the Rocky Mountains
provide good opportunities to design subdivision and
housing projects that take full advantage of these
topographic features.
Where as in the past, single family detached housing
and manufactured homes constituted the majority of
housing stock, demographic shifts rising housing costs,
and lifestyle changes has resulted in more demand for
higher density housing forms such as rowhousing and
apartments. Also, growing need for employee, student
and seniors housing have given rise to new housing
forms such as grow homes, flex housing, work / live and
co-housing forms of development. Additionally, Hinton,
as a tourist centre, will likely see a growing demand for
recreational properties such as timeshares, bed and
breakfast establishments, and inns, which should be
accommodated within appropriate locations in the Town.
Appendix A: Amendments to the Town of Hinton Municipal Development Plan, Bylaw No 940
Page 2 of 10
The Current MDP Now Reads as Follows:
Issue A – Residential Areas
[Delete]
The Town of Hinton understands the importance of
having a sufficient supply of land available to meet
the housing needs. It is a purpose of the Municipal
Development Plan to establish the most suitable
areas for future residential development. Where
infrastructure has been designed and built, residential
in-fill development shall be encouraged in these
areas to ensure cost effective servicing and
maximum use of infrastructure.
Objective:
To establish the appropriate areas for future
residential development.
Amend MDP to Read as Follows:
Issue A – Residential Areas
[Insert]
The Town of Hinton understands the importance of
having a sufficient supply of serviced land available to
meet a growing housing need. The Municipal
Development Plan identified areas best suited for future
residential development and redevelopment. Where
infrastructure has already been designed and built,
redevelopment land intensification of small and large
scale infill sites should be encouraged in these
opportunity areas to ensure cost effective servicing and
maximize use of infrastructure
Objective:
To establish appropriate areas for future residential
including expansion on greenfield sites and
redevelopment / intensification of small and large scale
infill sites;
The Town
The Town
1) encourages the in-filling of already subdivided and
serviced residential areas, prior to allowing
development of new areas.
1) encourages the infilling of already subdivided and
serviced residential areas, prior to opening up new areas
for development, resulting in a more compact
community.
2) directs residential development to those areas
allocated for residential use on the “Future Land Use
Concept” Map; and
2) will direct residential development to those areas
allocated for residential land uses on the “Future Land
Use Concept” map;
3) will increase the range of housing options and densities
by encouraging compatible infill redevelopment /
intensification of established neighbourhoods and areas
where adequate infrastructure and amenities exist and
will not have a detrimental affect on the essential
neighbourhood character; and
3) will determine phasing, housing type and housing mix
at the area structure plan or outline plan stage of the
planning process.
4) will determine the appropriate density, housing mix, built
form and phasing at the area structure plan or outline
stage of the planning process.
Appendix A: Amendments to the Town of Hinton Municipal Development Plan, Bylaw No 940
Page 3 of 10
The Current MDP Now Reads as Follows:
Issue B – Variety of Housing
[Delete]
The Town of Hinton acknowledges the need to provide
the community with a variety of housing opportunities
and options. It is important that housing options are
considered at all stages of the neighbourhood’s
development, indicating a sense of the character of the
residential area.
Objective:
To ensure that residential development is planned
and phased to provide the population with the
opportunity to select from an appropriate range and
standard of housing.
Amend MDP to Read as Follows:
Issue B – Variety of Housing
[Insert]
The Town of Hinton recognizes the importance of
providing greater housing choice in terms of density and
form throughout the community to meet the needs of
various income and age groups. A complete and
sustainable neighbourhood should provide for a full
range of housing types to provide residents a choice to
age in place.
Objective:
To plan and develop complete and sustainable
neighbourhoods that provides a wide range of housing
choices for various income and age groups.
Policies:
Policies:
The Town:
1) through the land use districts in the Land Use
Bylaw, provides for opportunities to build a wide
range of housing forms, lot sizes and densities in
residential areas;
The Town:
1) will, through land use districts in the Land Use Bylaw,
facilitate opportunities to develop a full range of housing
products with varying lot sizes and densities in
residential areas;
2)
requires that lot sizes and densities in residential
areas be determined at the area structure plan
stage;
2) will amend the Land Use Bylaw to facilitate the
development of innovative housing forms such as grow
homes / flex housing, co-housing, and seniors housing
that allows aging in place;
3)
encourages the planning of multi-unit
accommodations in residential areas;
3) will require lot sizes and densities in residential areas be
determined through area structure or area redevelopment
plan stages;
4)
requires manufactured housing sites to meet the
same standards as conventional residential areas;
4) will require manufactured housing sites to maintain the
same standards related to landscaping, yard storage,
parking and maintenance as conventional residential
areas and comply with Town of Hinton Nuisance Bylaw
No. 1009 as may be amended from time to time;
5)
encourage existing mobile home parks to enhance
amenities and standards of park area;
5) will encourage existing owners of manufactured home
parks to upgrade amenities, appearance and
maintenance of their properties;
6)
discourages downzoning of existing multi-family
sites in residential areas to conserve land
resources and maintain desired community density;
6) will discourage the downzoning of existing multi-family
housing sites in order to maintain adequate inventory of
these sites and encourage more compact, higher density
sustainable development;
Appendix A: Amendments to the Town of Hinton Municipal Development Plan, Bylaw No 940
Page 4 of 10
The Current MDP Now Reads as Follows:
Amend MDP to Read as Follows:
7)
will work with developers to develop sound
innovative, solutions to housing issues;
7) will work with private for profit and non-profit developers
to fund some innovative solutions to augment the supply
of both affordable and special needs housing such as for
seniors, students, and seasonal workers; and
8)
will work towards a general increase in overall
density to make more efficient use of infrastructure.
8) will, through the review and approval of area structure
plans and outline plans, encourage developers to
increase densities and range of housing choice in
neighbourhoods. A guideline for the minimum gross
residential densities to be achieved in a new
neighbourhood should be 20 dwelling units per hectare.
Issue C – Special Need (Social) Housing
[Delete]
Issue C – Special Need (Social) Housing
[Insert]
Special need housing includes senior citizen units,
student housing, seasonal workers, low income
individuals or families, group homes and other similar
special care facilities. The Town recognizes the need for
this type of housing and supports the development and
integration of such housing into the community.
The Town of Hinton defines affordable housing as “where
shelter costs are 30% or less of a household’s before take
income, where income is less than the Core Need Income
Threshold (CNIT) for Hinton” by household type (e.g.
couples, lone parent families, and individuals). Households
should be capable of independent living and not require ongoing support services and subsides. In addition, there are a
number of special needs groups such as seniors, students,
seasonal employees, group homes and other similar care
facilities. As Hinton continues to grow, there will be a need
for more special needs housing to be integrated into the
larger community.
Objective:
Objective:
To ensure that an affordable and appropriate mix of
housing is available to meet community needs.
To work with other orders of government, private and nonprofit sector to effectively meet the needs for affordable and
special needs housing in the community.
Policies:
The Town:
The Town:
1)
will work with client groups, government agencies
and developers to identify and meet targeted
housing needs;
encourages, through innovative solutions, the
provision of affordable housing districts and
housing forms;
1) will increase and preserve the supply of affordable rental
accommodations in Hinton;
will monitor and encourage consumer choice and
broader competition; and
3) will work with private and / or non-profit developers to
identify a site and develop plans for another affordable
rental project;
2)
3)
2) will amend the Land Use Bylaw and work towards
establishing a grant program for the construction of new
or upgrading of existing secondary or garden suites;
Appendix A: Amendments to the Town of Hinton Municipal Development Plan, Bylaw No 940
Page 5 of 10
The Current MDP Now Reads as Follows:
4)
gives preference to, or encourage the location of
‘Special Needs Housing’ in proximity to areas which
have increased levels of amenities and services.
Amend MDP to Read as Follows:
4) will work with the Hinton Chamber of Commerce to
identify the need and feasibility of developing a work
force housing project to provide affordable
accommodation for service industry workers;
5)
will preserve existing affordable rental housing stock by
identifying older rental units in need of repairs and
making owners aware of funding assistance available
through the Residential Rehabilitation Assistance
Program;
6)
will explore the feasibility of the Town or a non-profit
group acquiring land to establish a Community Land
Trust (CLT) to reduce the price of entry level ownership
housing;
7)
will identify older affordable housing stock that would be
good candidates for application under the Homeowner
Residential Rehabilitation Assistance Program;
8)
will continue working with Habitat for Humanity to
develop affordable housing in Hinton;
9)
will promote Hinton as an ‘elder friendly’ community
that supports the concept of aging in place, consistent
with the World Health Organization checklist for
Essential Features of Age Friendly Cities;
10) will encourage seniors to remain in their homes as long
as possible by making them aware of assistance
available through the home Adaptations for Seniors’
Independence;
11) will work with private land developers in identifying a
site large enough to develop a comprehensively
planned unit that provides market rate seniors housing
ranging from seniors bungalows, to apartments for
independent living and assisted care facilities and
promote this development opportunity to builders /
developers that specialize in building and managing
these types of senior’s housing complexes; and
12) will work with not-for-profit organizations such as
BRIDGES to apply for funding from Alberta Housing and
Urban Affairs to conduct feasibility study and business
plan to develop a special needs housing project for
adults with physical, mental and / or developmental
disabilities unable to live independently.
Appendix A: Amendments to the Town of Hinton Municipal Development Plan, Bylaw No 940
Page 6 of 10
The Current MDP Now Reads as Follows:
Amend MDP to Read as Follows:
1) will work with developers to achieve 10-15 % of new
housing units to be designed as either affordable or
attainable housing..
Issue D – Residential and Subdivision Design
[Delete]
Issue D – Residential and Subdivision Design
[Insert]
The Town wants to ensure that residential
neighbourhoods are designed and developed in a
manner which is attractive, safe and complementary.
Neighbourhoods need to be designed to provide for
efficiency and opportunity for amenities and privacy.
Within the residential area, other community services
and needs of the residents will be integrated. The natural
environment offers opportunity for treed housing sites,
excellent view potential and interesting natural features.
Where practical, detailed planning and ultimately site
construction, will endeavor to retain key natural features.
The Town of Hinton wishes to ensure that neighbourhoods
are compact, livable and sustainable. In designing
neighbourhoods at the area structure plan stage, it is
important to provide housing choice and amenities such as
parks, open spaces, greenways, pedestrian linkages
(including both sidewalks and trails), easy access to
recreation and school facilities and, local shopping and
services. Hinton is blessed with an extensive trail network
that provides connectivity to other neighbourhoods and
activity centers. Using Crime Prevention Through
Environmental Design (CPTED), design of neighbourhoods
needs to provide for public safety and security in the design
and layout of blocks, streets, buildings, parks, trails, and
other private and public spaces.
Given Hinton’s natural setting and topographics, it is
important that the design of neighbourhoods integrate
natural areas and wild life habitat as greenways in the parks
and open spaces and maximize views that add value to
residential developments.
Objective:
Objective:
To ensure residential developments are attractive,
conveniently located and safe physical environments.
To ensure Neighbourhoods are designed to be complete,
sustainable, safe and attractive.
Policies:
Policies:
The Town:
The Town:
1)
1) will, through the ASP and subdivision processes, ensure
that residential neighbourhoods are designed and
developed in a manner to make them safe, attractive,
and well serviced through the following design principles;
encourages innovative subdivision and housing
designs which will retain and complement the
Town’s natural topography and vegetation;
a) the neighbourhood should be the basic planning unit
usually a quarter section in size likely bordered by
arterial roadways;
b) the design of the neighbourhood, wherever possible,
should maintain stands of trees, watercourses,
wetlands, ravines, and other natural features;
Appendix A: Amendments to the Town of Hinton Municipal Development Plan, Bylaw No 940
Page 7 of 10
The Current MDP Now Reads as Follows:
Amend MDP to Read as Follows:
c) provide for centrally-located school sites if required
by the local school divisions, with sites located
adjacent to neighbourhood parks;
d) provide focal points (e.g. parks, squares,
playgrounds, schools, community facilities, places for
religious assembly) within the neighbourhood to
encourage cohesion and interaction;
e) provide for a wide range of housing forms and tenure;
f) wherever possible, sites for multiple unit dwellings
should be grouped in areas where adequate
amenities are available nearby, and situated near the
intersection of neighbourhood entry points and
collector streets;
g) typically arterial roadways shall form the boundary of
the neighbourhoods, with collector streets providing
exterior circulation, and local streets access to
houses and other sites;
h) the design of neighbourhoods should avoid dwellings
fronting onto highways and arterial roadways;
i) direct access to an arterial or major collector is
prohibited and must be taken by a front service road
or rear laneway;
j) neighbourhoods need to be designed so collector
roadways could be used as future transit routes and
that transit service could be provided within a 400 m
walking distance of most homes;
k) local roadways should be designed to minimize
through traffic and encourage traffic calming through
landscaping and other streetscape treatment that
encourages walkability;
l) the design should be integrated into the communitywide multi-use trail systems by linking residential
areas with open space and activity nodes through
municipal, school and environmental reserves, public
utility lots, planned trails, and other amenities;
m) design should provide adequate parks and open
space to service the neighbourhood, preferably in the
form of larger centralized park areas which are more
usable and easier to maintain;
Appendix A: Amendments to the Town of Hinton Municipal Development Plan, Bylaw No 940
Page 8 of 10
The Current MDP Now Reads as Follows:
Amend MDP to Read as Follows:
n) the design of neighbourhoods should take into
consideration Crime Prevention Through
Environmental Design (CPTED) principles to promote
safer neighbourhoods; and
o) a neighbourhood commercial site may be provided
along a collector or arterial street to serve the daily
shopping needs of the neighbourhood.
2)
will consider deviations / alternatives to minimum
standards for residential areas only if the
development achieves community objectives
relating to special needs or innovative housing
options, protection of environmental and amenity
areas, while ensuring high standards of amenity
and aesthetics;
2) may consider alternative neighbourhood design concepts
where it can be demonstrated that economic,
demographic or market forces call for a different
neighbourhood form or size yet is suitably integrated with
the overall future Land Use Concept and complies with
other policies contained in the Municipal Development
Plan; and
3)
will incorporate various focal points: neighbourhood
commercial; parks; playgrounds; schools; places of
worship, into residential areas;
4)
encourages that each stage of a phased
development project attains a standalone visual
identity;
3) will encourages the use of site planning and green
technologies to conserve energy and natural resources
to create more sustainable neighbourhoods that reduce
air pollution, energy consumption, and greenhouse gas
emissions.
5)
requires subdivision to be integrated with the
community trail system, connecting residential
areas with open space and activity notes;
Issue E – Multiple – Unit Residential Developments
[Delete]
Issue E – Multiple – Unit Residential Developments
[Insert]
Multiple family housing is an important form of alternative
housing in Hinton, meeting the needs of a variety of
lifestyle choices. Multi-unit housing sites, due to the
higher density, concentrates more activity. As such,
development of these areas must take into consideration
convenient access to roadways, utilities, community
facilities and areas, and on-site parking and amenity
areas.
Multiple family housing is an important form of housing
considering both affordability and changing lifestyles. Row
housing or other forms of ground oriented units, are well
suited to families. Careful consideration needs to be given to
locating both rowhousing and apartment accommodation.
Factors such as easy access to roadways, utilities, parks and
open spaces, and provisions for onsite parking and amenity
areas need to be considered.
Objective:
Objective:
To ensure multi-unit residential developments are
dispersed throughout Hinton’s residential areas and
commercial node fringes.
To foster a high standard of livability, improve integration
with other housing forms and provide high quality design for
multi-family developments.
Appendix A: Amendments to the Town of Hinton Municipal Development Plan, Bylaw No 940
Page 9 of 10
The Current MDP Now Reads as Follows:
Amend MDP to Read as Follows:
Policies:
Policies
The Town:
The Town:
1)
1) will consider the following in locating multi-family sites:
a) will require multi-family sites to be located in
proximity to major community facilities, arterial and
collector roadways, schools and recreation facilities
requires multiple-unit housing development to be
located in convenient proximity to major community
facilities, arterial and collector roadways, schools,
and recreation and commercial areas;
b) will be located in proximity to or integrated with
commercial centers;
c) will require multi-family developments to provide
adequate on-site parking and amenity space; and
d) will require where a higher density housing form is
immediately adjacent to lower density use, the bulk of
the building shall be integrated through setbacks,
terracing and landscaping to address impacts such
as shadowing and loss of privacy;
2)
requires the site of multi-unit housing be of
sufficient size to accommodate on-site parking and
internal amenity space;
3)
requires on-site linkages to community trail system;
4)
will consider, through a review process, the
integration of resort or recreational accommodation
in higher density residential areas;
5)
requires that the integration of multi-unit housing is
compatible with adjacent sites; and
6)
encourages general densification of areas
surrounding commercial development nodes.
Issue F – Country and Estate Residential
2) will consider through the development review process,
the suitability of incorporating of resort and recreational
accommodation within existing high density residential
areas.
Issue F – Country and Estate Residential
No changes recommended. Just Future Land Use Map
should be revised to reflect new Town boundaries as a
result of annexation approved by the Municipal
Government Board.
Appendix A: Amendments to the Town of Hinton Municipal Development Plan, Bylaw No 940
Page 10 of 10
APPENDIX B
Draft Amendments to the Town of
Hinton Land Use Bylaw
Note: These amendments are drafted to reflect the
amendments identified under recommendations of
the Integrated Housing Strategy
RECOMMENDED AMENDMENTS TO THE TOWN OF HINTON LAND USE BYLAW
BYLAW #960 (Adopted by Council on December 5, 2000)
Current LUB reads as follows
SECTION 6 DEFINITIONS
Amend the LUB to read as follows
SECTION 6 DEFINITIONS
(insert)
“ASSISTED LIVING” (AL) -means Accommodation with
moderate care provisions for residents in a congregate setting.
Assisted living residents do not require continuous access to
professional services or on-site professional services. Room and
board services, light housekeeping services, 24- hour availability
of assistance and oversight with personal care and social and
recreational support may be provided. Assisted living suites may
contain up to two bedrooms, living area space and cooking
facilities.
“DESIGNATED ASSISTED LIVING” (DAL) - means
Accommodation with flexible 24-hour on-site personal care and
oversight, with scheduled access to professional services.
Residents receive room and board services, light housekeeping
services, 24-hour availability of assistance and oversight with
personal care and social and recreational support. Professional
services include 24-hour Licensed Practical Nurse oversight,
Registered Nurse on-call and intermittent scheduled services
provided. Settings are therapeutically designed to offer comfort
and safety to clients who are fearful, who may be at risk for
wandering and who need more structure and stimulation. Clients
may receive up to 2 hours of direct care per day. Suites are
contained within a larger seniors' residence and may contain up
to two bedrooms, living area space and cooking facilities.
“ENHANCED DESIGNATED ASSISTED LIVING” (EDAL)
means Accommodation with flexible 24-hour on-site personal
care and oversight with access to professional services.
Residents receive room and board services, light housekeeping
services, 24-hour availability of assistance and oversight with
personal care and social and recreational support. Professional
services include 24-hour Licensed Practical Nurse oversight,
Registered Nurse on-call and intermittent scheduled services.
Settings are therapeutically designed to offer comfort and safety
to clients who are fearful, who may be at risk for wandering and
who need more structure and stimulation. Clients may receive up
to 3 hours of direct care per day. Suites are contained within a
larger seniors' residence and may contain up to two bedrooms
and living area space.
“CO-HOUSING” - means Housing that combines the privacy of
single-family dwelling units with extensive common facilities, such
as kitchens, dining rooms, children’s playrooms, and laundry
facilities, thus enhancing a sense of community. Residents often
come together to identify a site and raise predevelopment funds,
making the development process much different from the usual
development of communities.
Appendix B: Town of Hinton Land Use Bylaw Amendments
1 of 5
Current LUB reads as follows
Amend the LUB to read as follows
“FLEXIBLE / INCREMENTAL HOUSING” – means a dwelling
that is built in stages and that can be reconfigured, aiming to be
more affordable in the long run. A flexible / incremental house
begins with one or two finished floors. The unfinished floors
contain or are ready for the plumbing, wiring, structural
configuration and ductwork necessary for being finished in the
future. At the discretion of the property owner, the unfinished
floors are subdivided and completed to meet the household’s
needs. Flexible / incremental housing is also built to be
accessible with features to accommodate young children, the
disabled and the elderly for it allows space to be used differently
with minimal changes and expenditures.
“STUDENT HOUSING” - means a development consisting of a
building containing one or more dwelling units. Each dwelling
unit has no more than four (4) Sleeping Units and common
facilities, such as kitchens and dining rooms. Lodging or sleeping
accommodation with or without meals is provided for
remuneration. This Use Class does not include Boarding and
Lodging Homes.
“LIVE WORK UNIT” - means a business operated from a
Dwelling by the principal resident of the Dwelling, where:
(a) the business does not exceed 50 per cent of the gross
floor area of the Dwelling including storage;
(b) the business is limited to:
i. Personal Service Establishment
ii. Minor Professional, Financial, Office, and
Business Support Service
iii. Minor Medical Clinic; and
iv. the associated Dwelling does not contain a
Home Business, a Home Craft, a Home
Office, or a Home Occupation, General.
SECTION 85 GARDEN SUITES
(delete)
Subsection (1) General Provisions:
(a) Interpretation:
the Garden Suite concept is intended that the
occupant(s) will benefit from the close proximity of
the host owner of the property who are ready and
willing to provide some degree of supportive
medical and/or lifestyle care and service.
it is not the intent of the Garden Suite to function as
a rental income facility, or to provide housing for
those members not requiring the care or services
previously described.
SECTION 85 GARDEN SUITES
(insert)
Subsection (1) General Provisions:
(a) Interpretation:
the Garden Suite concept is a development
consisting of dwelling unit separate from any other
dwellings. This use class does not include garage
suites. A garden suite meets the requirements for
a residence as specified within the Alberta Safety
Code or under the Canadian Standards
Association Regulation Z 240 or A 277 and has a
minimum floor area of 70.0 m2 (753.5 ft2) and a
maximum floor area of 130.1 m2 (1400.0 ft2).
Subsection (3) Construction and Servicing (delete):
(a) be constructed so that it is temporary in nature and can
be removed when the license has expired.
Appendix B: Town of Hinton Land Use Bylaw Amendments
2 of 5
Current LUB reads as follows
Amend the LUB to read as follows
SECTION 87 SECONDARY SUITES
(delete)
Subsection (2) General Provisions:
(d) The maximum floor area of a secondary suite shall not
exceed the lesser of 60 m2 or 35% of the total area of
all floor of the principal building. Where a secondary
suite is located in an accessory building, the maximum
floor area of the secondary suite shall not exceed the
lesser of 60 m2 or 75% of the total area of all floors of
the accessory building.
SECTION 87 SECONDARY SUITES
(insert)
Subsection (2) General Provisions:
(d) The maximum floor area of a secondary suite shall not
exceed 60 m2 or 35% whichever is greater, of the total
area of all floor of the principal building.
SECTION 90 LIVE WORK UNITS
(insert)
(1) Live Work Units shall comply with the following regulations:
(a) each unit shall have individual access at grade;
(b) there shall be no exterior display or advertisement other
than an identification plaque or Sign a maximum of 20
cm x 30.5 cm in size located on the Dwelling;
(c) the number of non-resident employees or business
partners working on-site shall not exceed two per unit at
any one time;
(d) there shall be no outdoor business activity, or outdoor
storage of material or equipment associated with the
Business. Indoor storage related to the business
activity shall be allowed in either the Dwelling or
Accessory buildings;
(e) there shall be no nuisance created by the business by
way of electronic interference, dust, noise, odour,
smoke, bright light or anything of an offensive or
objectionable nature which is detectable to normal
sensory perception outside the Live Work unit; and
(f) each application for a Development Permit for the Use
Class Live Work Unit shall include a description of the
business to be undertaken at the premises, an
indication of the number of business visits per week,
provision for vehicular and bicycle parking for visitors
and employees, and where any materials or equipment
associated with the business use are to be stored.
SECTION 92 NUMBER OF STREET PARKING STALLS
REQUIRED
(insert)
Seniors Housing - AL, DAL, EDAL:
For the purposes of calculating Density, one unit of Assisted
Living, Designated Assisted Living, or Enhanced Designated
Living as defined in Section 6 shall be equal to 0.25 of a Dwelling
(For example, 4 assisted living unit counts as one Dwelling).
Vehicular parking shall be developed in general accordance with
the following rates:
Assisted Living (AL): 1 parking stall per 4 units of AL
Designated Assisted Living (DAL): 1 parking stall per 12 units of
Appendix B: Town of Hinton Land Use Bylaw Amendments
3 of 5
Current LUB reads as follows
Amend the LUB to read as follows
DAL
Enhanced Designated Assisted Living (EDAL): 1 parking stall per
32 units of EDAL
Visitors: 1 parking stall per 32 units
Staff: 1 parking stall per 32 units
SECTION 115 R-1A SINGLE FAMILY RESIDENTIAL (CLASS A)
(delete)
Subsection (6) Parcel Coverage
(a) The maximum parcel coverage for all buildings shall be
42% of the area of the parcel and all accessory
buildings, as referred to in Section 71 of this Bylaw,
combined shall not be larger than the principal building.
SECTION 115 R-1A SINGLE FAMILY RESIDENTIAL (CLASS A)
(insert)
Subsection (6) Parcel Coverage
(a) The maximum parcel coverage shall be 28% of the area
of the parcel for the principal building, and shall be 42%
for all buildings and all accessory buildings where there
is an attached garage or shall be 45% for all buildings
and all accessory buildings where there is a detached
garage. All accessory buildings shall be developed in
accordance to Section 71 of this Bylaw, and combined,
shall not be larger than the principal building.
SECTION 116 R-1B SINGLE FAMILY RESIDENTIAL (CLASS B)
(delete)
Subsection (6) Parcel Coverage
(a) The maximum parcel coverage for all buildings shall be
42% of the area of the parcel and all accessory
buildings, as referred to in Section 71 of this Bylaw,
combined shall not be larger than the principal building.
SECTION 116 R-1B SINGLE FAMILY RESIDENTIAL (CLASS B)
(insert)
Subsection (6) Parcel Coverage
(a) The maximum parcel coverage shall be 28% of the area
of the parcel for the principal building, and shall be 42%
for all buildings and all accessory buildings where there
is an attached garage or shall be 45% for all buildings
and all accessory buildings where there is a detached
garage. All accessory buildings shall be developed in
accordance to Section 71 of this Bylaw, and combined,
shall not be larger than the principal building.
SECTION 117 R-1C SINGLE FAMILY RESIDENTIAL (CLASS C)
(delete)
Subsection (7) Parcel Coverage
(a) The maximum parcel coverage for all buildings shall be
42% of the area of the parcel and all accessory
buildings, as referred to in Section 71 of this Bylaw,
combined shall not be larger than the principal building.
SECTION 117 R-1C SINGLE FAMILY RESIDENTIAL (CLASS C)
(insert)
Subsection (7) Parcel Coverage
(a) The maximum parcel coverage shall be 28% of the area
of the parcel for the principal building, and shall be 42%
for all buildings and all accessory buildings where there
is an attached garage or shall be 45% for all buildings
and all accessory buildings where there is a detached
garage. All accessory buildings shall be developed in
accordance to Section 71 of this Bylaw, and combined,
shall not be larger than the principal building.
SECTION 118 R-2 LOW DENSITY MULTIPLE FAMILY
RESIDENTIAL
(delete)
Subsection (3) Parcel Dimensions
(a) Subject to the minimal parcel area requirements for
duplexes, triplexes and fourplexes where all dwelling
units are contained within the same parcel, as stipulated
in Sections 118(3)(b), (c), (d) and (e) below, the
minimum parcel width shall be 11.0 m and the minimum
SECTION 118 R-2 LOW DENSITY MULTIPLE FAMILY
RESIDENTIAL
(insert)
Subsection (3) Parcel Dimensions
(a) Subject to the minimal parcel area requirements for
duplexes, triplexes and fourplexes where all dwelling
units are contained within the same parcel, as stipulated
in Sections 118(3)(b), (c), (d) and (e) below, the
minimum parcel width shall be 10.0 m and the minimum
Appendix B: Town of Hinton Land Use Bylaw Amendments
4 of 5
Current LUB reads as follows
parcel depth shall be 36.0 m.
Amend the LUB to read as follows
parcel depth shall be 36.0 m.
(delete)
Subsection (6) Parcel Coverage
(a) The maximum parcel coverage for all buildings shall be
42% of the area of the parcel and all accessory
buildings, as referred to in Section 71 of this Bylaw,
combined shall not be larger than the principal building.
(insert)
Subsection (6) Parcel Coverage
(a) The maximum parcel coverage shall be 28% of the area
of the parcel for the principal building, and shall be
42%for all buildings and all accessory buildings where
there is an attached garage or shall be 45% for all
buildings and all accessory buildings where there is a
detached garage. All accessory buildings shall be
developed in accordance to Section 71 of this Bylaw,
and combined, shall not be larger than the principal
building.
SECTION 119 R-3 MEDIUM DENSITY MULTIPLE FAMILY
RESIDENTIAL
(delete)
Subsection (3) Parcel Dimensions
(a) Subject to the minimal parcel area requirements for
duplexes, triplexes and fourplexes where all dwelling
units are contained within the same parcel, as stipulated
in Sections 119(3)(b), (c), (d) and (e) below, the
minimum parcel width shall be 11.0 m and the minimum
parcel depth shall be 36.0 m.
SECTION 119 R-3 MEDIUM DENSITY MULTIPLE FAMILY
RESIDENTIAL
(insert)
Subsection (3) Parcel Dimensions
(a) Subject to the minimal parcel area requirements for
duplexes, triplexes and fourplexes where all dwelling
units are contained within the same parcel, as stipulated
in Sections 119(3)(b), (c), (d) and (e) below, the
minimum parcel width shall be 10.0 m and the minimum
parcel depth shall be 36.0 m.
(delete)
Subsection (6) Parcel Coverage
(a) The maximum parcel coverage for all buildings shall be
42% of the area of the parcel and all accessory
buildings, as referred to in Section 71 of this Bylaw,
combined shall not be larger than the principal building.
(insert)
Subsection (6) Parcel Coverage
(a) The maximum parcel coverage shall be 28% of the area
of the parcel for the principal building, and shall be 42%
for all buildings and all accessory buildings where there
is an attached garage or shall be 45% for all buildings
and all accessory buildings where there is a detached
garage. All accessory buildings shall be developed in
accordance to Section 71 of this Bylaw, and combined,
shall not be larger than the principal building.
Appendix B: Town of Hinton Land Use Bylaw Amendments
5 of 5
APPENDIX C
Town of Hinton Infill
Design Guidelines
TOWN OF HINTON
INFILL
DESIGN
GUIDELINES
Revised July 2013
Prepared by:
#605 10080 Jasper Avenue
Edmonton, AB T5J 1V9
Phone: (780) 423-6824
Fax: (780) 423-6850
Email: [email protected]
Web: www.arminap.ca
For:
TABLE OF CONTENTS
TABLE OF CONTENTS ................................................................................................................................. i
1.0
INTRODUCTION ................................................................................................................................. 1
1.1
1.2
1.3
1.4
1.5
2.0
SMALL SCALE INFILL....................................................................................................................... 4
2.1
2.2
2.3
2.4
2.5
2.6
2.7
3.0
PURPOSE ..................................................................................................................................... 1
GOALS .......................................................................................................................................... 1
OBJECTIVES ................................................................................................................................ 1
TARGETS OF OPPORTUNITY (AREA OF APPLICATION) ......................................................... 2
GLOSSARY OF TERMS ............................................................................................................... 2
SECONDARY SUITES .................................................................................................................. 4
GARDEN SUITES ......................................................................................................................... 6
SMALL LOT INFILL ....................................................................................................................... 7
SEMI DETACHED / DUPLEXES ................................................................................................. 11
TRIPLEX / FOURPLEX ............................................................................................................... 14
ROW HOUSING .......................................................................................................................... 17
LOT CONSOLIDATION, SUBDIVISION and SERVICING REQUIREMENTS ............................. 20
LARGE SCALE INFILL .................................................................................................................... 21
3.1
3.2
3.3
3.4
3.5
3.6
PURPOSE ................................................................................................................................... 21
OBJECTIVES .............................................................................................................................. 21
LOCATION AND DISTRIBUTION................................................................................................ 21
BUILT FORM AND DESIGN ........................................................................................................ 22
SITE DESIGN AND STREETSCAPE .......................................................................................... 23
PARKING .................................................................................................................................... 23
MAPS:
1) Targets of Opportunity : Map 1
2) Targets of Opportunity : Map 2
3) Targets of Opportunity : Map 3
Town of Hinton Infill Design Guidelines
Revised July 2013
i
1.0
INTRODUCTION
This document is modeled on the City of Edmonton’s Residential Infill Guidelines – A Manual of Planning and Design
Guidelines for Residential Infill in Mature Neighbourhoods, Final Report May 2009. The Town of Hinton’s Infill
Design Guidelines uses a structure similar to the City of Edmonton’s comprehensive and user-friendly document.
Selected guideline wording was borrowed verbatim or adapted for use in the Hinton context, as were numerous
photos and graphics. Select wording was also borrowed or adapted from the City of Edmonton’s Zoning Bylaw.
1.1
PURPOSE
This document has been prepared in accordance with recommendations in the Town of Hinton Integrated Housing
Strategy. The purpose of the residential infill design guidelines is to guide the Town administration and private
developers in the process of creating sensitive and quality redevelopment within established neighbourhoods.
The Development Authority and the Municipal Planning Commission shall review these guidelines when deciding on
an application for infill developments to ensure neighbourhood compatibility with the built form and design of infill
development on a case by case basis.
1.2
GOALS
a) To encourage redevelopment and infill developments that contribute to the social, economic and
environmental sustainability of the established neighbourhoods and the overall sustainability of Hinton.
b) To assist in the creation of mature neighbourhoods with a variety of housing forms that are livable for people
of all ages and allow for “aging in place”.
c) To identify and create opportunities for the renewal and revitalization of established neighbourhoods and
commercial town centres.
1.3
OBJECTIVES
a) To contribute to the physical renewal and revitalization of established neighbourhoods through:
i.
development of new housing by means of infill or redevelopment of vacant or underutilized sites and
buildings;
ii.
creation of new and/or upgraded infrastructure including storm and sanitary sewer, roads, lanes,
sidewalks, landscaping and lighting;
iii.
creation of affordable and/or attainable housing; and
iv.
creation of additional amenities such as park space, recreational facilities.
b) To make more efficient use of residual capacities within existing municipal infrastructure and community
facilities.
c) To locate higher density developments in areas of close proximity to the towns commercial and employment
centres.
Town of Hinton Infill Design Guidelines
Revised July 2013
1
1.4
TARGETS OF OPPORTUNITY (AREA OF APPLICATION)
Based on a survey of Hinton’s neighbourhoods, a number of sites were identified for their redevelopment
potential. These sites hereby called as Targets of Opportunity were identified on the basis of the following
criteria:
i.
ii.
iii.
iv.
v.
vi.
vii.
Sites with older housing stock in potential need for repairs or upgrades and in proximity to amenity
areas;
Sites in proximity to major roads with potential to accommodate higher density multi-family housing
types;
Vacant or underutilized sites in proximity to commercial developments with potential for accommodating
mixed use and higher density housing;
Sites in proximity to commercial centers with potential for developing workforce / employee housing;
Municipal reserves / surplus school site with potential for developing affordable housing;
Sites suitable for application of grants or funding programs such as RRAP to upgrade existing
developments or to create affordable housing; and,
Sites suitable for infill developments such as Small Lot Infill or Secondary Suites.
The infill design guidelines are applicable to those sites identified in the Overlay Map 1-3 – Targets of
Opportunity (Refer to Maps) and the following underlying districts:
1.5
• R-1A Single Family Residential (Class A)
• R-3 Medium Density Multiple Family Residential
• R-1B Single Family Residential (Class B)
• R-3 High Density Multiple Family
• R-1C Single Family Residential (Class C)
• R-MHP Manufactured Housing Park
• R-2 Low Density Multiple Family Residential
• DC Direct Control
GLOSSARY OF TERMS
Duplex means a dwelling containing two dwelling units and either sharing one common wall in the case of side-byside units, or having the dwelling area of one located above the dwelling area of the other in the case of vertical units,
each with a private entry.
Fourplex means a dwelling containing four dwelling units contained within one building structure and each unit
having its own bathroom, cooking facilities and service connections to the street.
Garden Suite means a temporary dwelling unit supported by a temporary foundation and licensed for occupancy. It
shall be designed and constructed in a way so that it can be moved from one location to another.
Infill Development means the process of developing vacant or underused parcels, or redeveloping existing or
underused buildings, in an established neighbourhood.
Large Scale Infill Site means those sites that are generally over one hectare in size and proposed for residential or
mixed use infill development.
Lot Coverage is the percentage of lot area covered by buildings.
Town of Hinton Infill Design Guidelines
Revised July 2013
2
Row Housing means a group of three or more dwelling units having a common wall or structural feature, with each
unit having direct access to the outside grade, but shall not mean an apartment.
Secondary Suite means a self contained dwelling unit within a single family dwelling or within an accessory building
with limited floor area. Secondary suite does not mean suite, one unit or a duplex dwelling, nor a room for a boarder
or lodger or a bed and breakfast operation.
Semi-Detached Dwelling means a building containing not more than two dwelling units sharing a common wall or
structure feature regardless of the number of storeys and in no case being located above or below each other and
may be subdivided along common wall.
Separation Distance means open space around dwellings separating them from adjacent buildings or activities, and
providing daylight, ventilation, and privacy. Separation Space is not a yard.
Setback means the distance that a development or a specified portion of it must be set back from a property line.
The setback is measured perpendicular from the front, rear or property lines to the building foundation.
Suite means a self contained dwelling unit within a single family dwelling where the suite is clearly ancillary to and
smaller in area or amenity than the principal single family dwelling. Suite does not include one unit or a duplex
dwelling nor a room for a boarder or lodger, nor a secondary suite.
Small Scale Infill refers to Secondary Suites, Garden Suites, Duplexes (Up/Down), Semi-Detached Dwellings
(Side/Side Duplexes), Triplex / Fourplex and Row Housing of up to 5 units.
Triplex means a dwelling containing three dwelling units.
Town of Hinton Infill Design Guidelines
Revised July 2013
3
2.0
SMALL SCALE INFILL
Purpose:
To accommodate small-scale residential infill development to provide an appropriate transition between
existing low density residential development and newer infill redevelopment.
Definition
Small Scale Infill refers to Secondary Suites, Small Lot Single Detached, Garden Suites, Duplexes (Up/Down),
Semi-Detached Dwellings (Side/Side Duplexes), Triplex / Fourplex and Row Housing of up to 5 units.
2.1
SECONDARY SUITES
Secondary Suite means a self contained dwelling unit within a single
family dwelling or within an accessory building with limited floor area.
Secondary Suite does not mean suite, one unit or a duplex dwelling, nor
a room for a border or lodger or a bed and breakfast operation.
2.1.1 Location Criteria
a) Secondary Suites contained within the principal building can be
constructed anywhere in the neighbourhood.
Figure 1: Example of Secondary Suite Contained
within a Principal Dwelling
Photo Courtesy of City of Edmonton
b) Only one Secondary Suite is permitted on a lot. It may be
permitted within the principal dwelling or an accessory building
such as a garage. It shall not be permitted in conjunction with a
Garden Suite.
c) Secondary Suites located within an accessory building may be
constructed in the following areas, but not limited to:
i.
corner lots throughout any neighbourhood;
Figure 2: Example of Secondary Suite built on top
ii.
lots fronting onto a service road;
of an attached garage located within a dwelling.
iii.
lots backing into a lane adjacent to an collector road; or
iv.
lots abutting or separated by a laneway from sites designated as R3-Medium Density Multiple Family
Residential or R4 – High Density Multiple Family Residential.
Town of Hinton Infill Design Guidelines
Revised July 2013
4
2.1.2 Built Form and Design
a) All Secondary Suites should have access to outdoor amenity space on site, which may be used in common
with the principal dwelling.
b) Structural changes made to the exterior of the principal dwelling in order to accommodate the creating of a
Secondary Suite should retain the original character of the principal dwelling and that of the neighbourhood.
c) All Secondary Suites shall have independent and separate entrances.
d) Where the Secondary Suite is located within an accessory building:
i.
The maximum height of the structure should not exceed 6.5 m (21.3 ft) or the height of the principal
building whichever is lesser, to respect privacy and minimize shading on neighbouring properties.
ii.
Windows should be located to minimize overlook on neighbouring properties.
iii.
The external appearance, materials, and proportions should be consistent with that of the principal
dwelling.
iv.
The Secondary Suite should be designed in a manner that minimizes visual impact on and maximizes
integration with the surrounding developments.
2.1.3 Site Design and Streetscape
a) Where the Secondary Suites are located within an accessory building:
i.
The site design should optimize access to sunlight and minimize overlook and loss of privacy on
adjacent properties.
ii.
Side yard and rear yard setbacks shall be a minimum of 1.5 m (4.9 ft). The minimum distance from the
principal dwelling to the accessory building shall be 3.0 m (9.8 ft).
b) Back yard amenity space should be maintained on site after all parking requirements have been met.
c) Lot coverage should not exceed that allowed in the Town of Hinton Land Use Bylaw No. 960.
2.1.4 Parking
a) Sufficient on-site parking shall be provided for the Secondary Suite and the principal dwelling as required by
the Town of Hinton Land Use Bylaw No. 960.
b) Parking should be accessed from the adjacent rear lane where possible.
c) Parking should be designed so as to ensure the retention of onsite amenity space.
Town of Hinton Infill Design Guidelines
Revised July 2013
5
2.2
GARDEN SUITES
Garden Suite means a temporary dwelling unit supported by a temporary
foundation and licensed for occupancy. It shall be designed and
constructed in a way so that it can be moved from one location to
another. Garden suites shall only be considered in districts where
specifically listed.
2.2.1 Location Criteria
a) Garden Suites may be located in the following areas, but not
limited to:
i.
corner lots throughout the Town;
ii.
lots fronting onto a service road;
iii.
iv.
Figure 3: Example of Garden Suite.
Photo Courtesy of Smallworks.ca
lots backing into a lane adjacent to an collector road; or
lots abutting or separated by a laneway from sites
designated as R3-Medium Density Multiple Family
Residential or R4 – High Density Multiple Family
Residential.
b) Only one Garden Suite is permitted on a lot. A Garden Suite
shall not be permitted in conjunction with a Secondary Suite.
2.2.2 Built Form and Design
Figure 4: Garden Suite with windows
facing the back yard.
Photo Courtesy of Smallworks.ca
a) The Garden Suite shall:
i.
not be located in the front yard;
ii.
not exceed one storey in height as defined in the underlying land use district; and
iii.
maintain a minimum rear and side yard setback of 1.5 m (4.9 ft).
b) The Garden Suite should be designed such that the external appearance, materials, and proportions are
consistent with that of the principal dwelling.
c) To ensure privacy of the abutting properties, the Garden Suite should:
i.
have windows that are off-set from those abutting structures; and
ii.
have windows facing a lane, flanking street or the larger of any side yard.
2.2.3 Site Design and Streetscape
a) When locating a Garden Suite the site design should optimize access to sunlight and minimize overlook and
loss of privacy on adjacent properties.
Town of Hinton Infill Design Guidelines
Revised July 2013
6
b) Sufficient separation space between the Garden Suite and principal dwelling should be provided to
accommodate amenity area for both dwellings.
c) Back yard amenity space should be maintained on site after all parking requirements have been met.
d) Lot coverage should not exceed that allowed in the Town of Hinton Land Use Bylaw No. 960.
2.2.4 Parking
a) Sufficient on-site parking shall be provided for the Secondary Suite and the principal dwelling as required by
the Town of Hinton Land Use Bylaw No. 960.
b) Parking should be accessed from the adjacent rear lane where possible.
c) Parking should be designed so as to ensure the retention of onsite amenity space.
2.3
SMALL LOT INFILL
Small Lot Infill dwellings are Single Detached dwellings that are typically built
on lots that are 10.0 m (32.8 ft) to 12.0 m (39.4 ft) wide.
2.3.1 Location Criteria
a) A Small Lot Infill dwelling may be located anywhere in the Town and,
where possible, should have direct access to a lane from which
parking can be accessed.
2.3.2 Built Form and Design
a) To minimize visual impact on and maximize integration with the
existing neighbourhood, infill developments should:
i.
ii.
iii.
use quality, durable building materials that are similar or
Figure 5: Example of Small Lot Single
Family Detached Unit.
complementary to those found in the surrounding developments;
be in proportion with homes found in surrounding developments; and
incorporate design elements found in surrounding developments.
b) Massing and placement of the building should be designed to avoid overlook and privacy concerns, and to
optimize access to sunlight on adjacent and abutting properties.
c) The front yard for infill developments shall be consistent with the setback of existing development on
adjacent lots and with the general context of the block, but shall not be less than 6.0 m (19.7 ft) from the
property line.
Town of Hinton Infill Design Guidelines
Revised July 2013
7
d) On corner lots the facades of a structure that face the front and flanking public roadways shall have
consistent design elements, in terms of building materials and architectural features.
e) Each dwelling that is fronting onto a public roadway
other than a Lane shall have an entrance door or
entrance feature such as a front porch, deck or
landing area, at the front of the structure and
oriented to the roadway.
f)
There shall be no vehicular access from the front or
flanking public roadway where an abutting rear lane
exists.
Figure 6: Example of Small Lot Single Family Detached
Unit with consistent setback and entrance features
fronting the street.
g) The basement elevation of structures of two or more storeys in height shall be no more than 1.2 m (4.0 ft)
above grade. The basement elevation shall be measured as the distance between grade level and the floor
of the first storey.
h) Where a structure is two or more storeys in height and an interior side yard is less than 2.0 m (6.6 ft), the
applicant may be required to provide information regarding the location of windows and amenity areas on
adjacent properties, and the windows of the proposed development shall be located to minimize overlook
into adjacent properties.
i)
2.3.3 Site Design and Streetscape
a) Lot width for a Small Lot Infill dwelling shall be:
i.
For a road and rear lane subdivision:
a. a minimum of 10.0 m (32.8 ft) for interior lots; or
b. a minimum of 12.0 m (39.4 ft) for corner lots.
ii.
Subdivision without a rear lane:
a. a minimum of 11.0 m (36.0 ft) for interior lots; or
b. a minimum of 12.0 m (39.4 ft) for corner lots.
b) Lot Coverage: The maximum lot coverage including all accessory buildings shall be 45%.
c) Height: the maximum allowable height shall be 2 ½ storey’s or 10.6 m (34.8 ft) above grade.
d) Notwithstanding 2.3.2.c, the principal building shall be located within a maximum of 1.0 m (3.3 ft) from the
front yard setback.
Town of Hinton Infill Design Guidelines
Revised July 2013
8
e) A single storey unenclosed front porch or veranda may project a maximum of 1.2 m (4.0 ft) into a required
front yard, provided that a minimum of 4.5 m (14.8 ft) is maintained between the front property line and the
projected space and that the height of the front porch or veranda does not exceed one storey.
f)
If vehicular access is provided from the fronting
public roadway, a garage shall not protrude
beyond the front wall of the principal building and
shall have a maximum width of 7.3 m (24.0 ft) or
up to 35% of the site width, whichever is less. In no
case shall the garage be located less than 6.0 m
(19.7 ft) from the front property line. (Refer to
Figure 7)
Figure 7: Front yard setbacks for lots with
access from the front of the lot.
g) Where the lot width is 12.0 m or less,
i.
the minimum side yard for each interior lot
shall be 1.2 m (4.0 ft), regardless of
building height (Refer to Figure 8);
ii.
the minimum side yard abutting a flanking
public roadway, other than a lane, shall
be 1.5 m (4.9 ft);
iii.
iv.
on a corner lot where the building fronts
on a flanking public roadway, other than
a lane, the minimum side yard abutting
the flanking public roadway shall be 3.0
m (9.8 ft), and
the separation distance may be reduced
to accommodate the side yard
requirements.
h) Decks and balconies greater than 1.0 m (3.3 ft)
above grade may project up to 3.0 m (9.8 ft) into
the rear yard, provided that privacy screening
prevents visual intrusion into adjacent properties.
Figure 8: Minimum side yard for
small lot infill developments.
Town of Hinton Infill Design Guidelines
Revised July 2013
9
i)
The minimum distance from the rear lot line to a rear detached garage where the vehicle doors face the lane
shall be 1.0 m (3.3 ft).
j)
The minimum distance from the rear lot line to a rear attached garage where the vehicle doors face the lane
shall be 6.0 m (19.7 ft).
k) A rear detached garage shall not extend beyond 12.8 m (42.0 ft) from the rear property line.
l)
A principal building shall be separated from a rear detached garage by a minimum of 3.0 m (9.8 ft).
m) The Development Officer shall have regard for any applicable Statutory Plan and may, where a Statutory
Plan specifies, vary the regulations of both this Overlay and the underlying land use district as they affect
height, density and floor area ratio.
n) The site design should optimize access to sunlight and minimize overlook and loss of privacy on adjacent
properties.
o) An assessment of mature trees on the site should be provided and should describe how the trees will be
retained.
2.3.4 Parking
a) Sufficient on-site parking shall be provided for as required by the Town of Hinton Land Use Bylaw No. 960.
b) Parking should be accessed from the adjacent rear lane where possible.
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2.4
SEMI DETACHED / DUPLEXES
Semi-Detached Dwelling means a building containing not more
than two dwelling units sharing a common wall or structure feature
regardless of the number of storeys and in no case being located
above or below each other and may be subdivided along common
wall.
Duplex means a dwelling containing two dwelling units and either
sharing one common wall in the case of side-by-side units, or having
the dwelling area of one located above the dwelling area of the other
in the case of vertical units, each with a private entry.
2.4.1 Location Criteria
a) Semi-Detached / Duplex infill dwellings may be located in
Figure 9: Example of Duplex development with
the following areas, but not limited to:
entrance elements fronting the street and
i.
any corner lots throughout the Town;
consistent setbacks.
ii.
a lot between two existing duplexes;
iii.
the edge of a block, where the lot fronts or flanks onto an collector or service road; and
iv.
large sites that are being developed as part of a comprehensive plan.
b) Duplexes and Semi-Detached infill dwellings where possible, should have direct access to a lane from
which parking can be accessed.
2.4.2 Built Form and Design
a) To minimize visual impact on and maximize integration with the existing neighbourhood, Semi-Detached /
Duplex developments should:
i.
use quality, durable building material that are similar or complementary to those found within the
surrounding developments;
ii.
be in proportion with homes found in surrounding developments; and
iii.
incorporate design elements found in surrounding developments.
b) Massing and placement of the building should be designed to avoid overlook and privacy concerns, and to
optimize access to sunlight on adjacent and abutting properties.
c) Each unit should be designed so that it has significant architectural features that distinguish it from the other
unit.
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d) At least one unit should have front door access to the street.
2.4.3 Site Design and Streetscape
a) Lot width for Semi-Detached dwellings and vertical stacked Duplexes shall be:
i.
a minimum of 11.0 m (36.0 ft) for interior lots; or
ii.
a minimum of 12.0 m (39.37 ft) for corner lots.
Figure 10: Front yard projection for SemiDetached / Duplex developments.
b) Lot width for side by side Duplexes shall be:
i.
a minimum of 18.0 m (59.0 ft) for interior lots; or
ii.
a minimum of 20.0 m (65.6 ft) for corner lots.
c) Lot Coverage: the maximum lot coverage including
all accessory buildings shall be 45%.
d) Height: the maximum allowable height shall be 2 ½
storey’s or 10.6 m (34.8 ft) above grade.
e) Notwithstanding the required front yard setback
specified in the underlying land use district, the
principal building shall be located within a maximum
of 1.0 m (3.3 ft) from the flanking front yard setback.
f)
A single storey unenclosed front porch or veranda may project a maximum of 1.2 m (3.9 ft) into a required
front yard, provided that a minimum of 4.5 m (14.8 ft) is maintained between the front property line and the
projected space and that the height of the front porch or veranda does not exceed one storey. (Refer to
Figure 10)
g) If vehicular access is provided from the fronting public roadway, a garage shall not protrude beyond the front
wall of the principal building and shall have a maximum width of 7.3 m (24.0 ft) or 35% of the lot width,
whichever is less. In no case shall the garage be located less than 6.0 m (19.7 ft) from the front property
line. A room or living space above the garage may protrude out toward the front property line maintaining
the 4.5 m (14.8 ft) minimum front yard setback.
h) The side yard setbacks of the underlying land use district shall apply as per Town of Hinton Land Use Bylaw
No. 960.
i)
When accessing parking from the road fronting the property a minimum setback of 3.0 m (9.8 ft) shall be
required on one side to facilitate the driveway.
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j)
Decks and balconies greater than 1.0 m (3.3 ft) above grade may project up to 3.0 m (9.8 ft) into the rear
yard, provided that privacy screening prevents visual intrusion into adjacent properties.
k) The minimum distance from the rear lot line to a rear
detached garage where the vehicle doors face the lane
shall be 1.0 m (3.3 ft). (Refer to Figure 11)
l)
The minimum distance from the rear lot line to a rear
attached garage where the vehicle doors face the lane
shall be 6.0 m (19.7 ft). (Refer to Figure 11)
l)
A rear detached garage shall not extend beyond 12.8 m
(42.0 ft) from the rear property line. (Refer to Figure 11)
Figure 11: Minimum distances from
rear lot line for Semi-Detached / Duplex developments.
m) A principal building shall be separated from a rear
detached garage by a minimum of 3.0 m (9.8 ft). (Refer
to Figure 11)
n) The Development Officer shall have regard for any
applicable Statutory Plan and may, where a Statutory
Plan specifies, vary the regulations of both this Overlay
and the underlying land use district as they affect height,
density and floor area ratio.
o) The site design should optimize access to sunlight and minimize overlook and loss of privacy on adjacent
properties.
p) An assessment of mature trees on the site should be provided and should describe how the trees will be
retained.
2.4.4 Parking
a) Sufficient on-site parking shall be provided for as required by the Town of Hinton Land Use Bylaw No. 960.
b) Parking should be accessed from the adjacent rear lane where possible.
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2.5
TRIPLEX / FOURPLEX
Triplex means a dwelling containing three dwelling units contained
within one building structure and each unit having its own bathroom,
cooking facilities and service connections to the street.
Fourplex means a dwelling containing four dwelling units contained
within one building structure and each unit having its own bathroom,
cooking facilities and service connections to the street.
Figure 12: Example of Fourplex with demonstrating
desired massing and architectural elements
fronting the street.
Photo Courtesy of City of Edmonton
2.5.1 Location Criteria
a) Triplex / Fourplex infill dwellings may be located in the following areas, but not limited to:
i.
the edge of a block, where the lot fronts or flanks onto an collector or service road;
ii.
a lot between two existing Triplex or Fourplex developments;
iii.
lots flanking apartment sites; or
iv.
any corner lots in neighbourhoods currently zoned R3 – Medium Density Multiple Family Residential
and R4- High Density Multiple Family Residential.
b) Triplex / Fourplex infill dwellings should have direct access to a rear lane or service road from which
parking can be accessed
2.5.2 Built Form and Design
a) To minimize visual impact on and maximize integration with the existing neighbourhood, Triplex / Fourplex
developments should:
i.
use quality, durable building material that are similar or complementary to those found in surrounding
developments;
ii.
be in proportion with homes found in surrounding developments; and
iii.
incorporate design elements found in surrounding developments.
b) Massing and placement of the building should be designed to avoid overlook and privacy concerns, and to
optimize access to sunlight on adjacent and abutting properties.
c) Each unit should be designed so that it has significant architectural features that distinguish it from the other
unit.
d) The privacy of adjacent dwellings should be maintained through careful placement of windows, doors, decks
and patios.
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Figure 13: Minimum lot width for a
Triplex/ Fourplex on a corner lot.
e) Each unit should have an easily identifiable access to the fronting
street.
2.5.3 Site Design and Streetscape
a) In addition to the lot requirements identified in the Town of Hinton
Land Use Bylaw No. 960, lot width for a Triplex / Fourplex
dwellings shall be:
i.
a minimum of 22.0 m (72.2 ft) for interior lots; or
ii.
a minimum of 24.0 m (78.8 ft) for corner lots. (Refer to Figure
13)
b) Lot Coverage: the maximum lot coverage including all accessory
buildings shall be 45%.
c) Height: the maximum allowable height shall be 2 ½ storey’s or
10.6 m (34.8 ft) above grade.
d) Notwithstanding the required front yard setback specified in the
underlying land use district, the principal building shall be located
within a maximum of 1.0 m (3.3 ft) from the flanking front yard
setback.
e) A single storey unenclosed front porch or veranda may project a
maximum of 1.8 m (6.0 ft) into a required front yard, provided that
a minimum of 4.5 m (14.8 ft) is maintained between the front
property line and the projected space and that the height of the
front porch or veranda does not exceed one storey.
f)
The side yard setbacks of the underlying land use district shall
apply as per Town of Hinton Land Use Bylaw No. 960.
Figure 14: Minimum distance from rear lot line
for Triplex/ Fourplex developments.
g) Decks and balconies greater than 1.0 m (3.3 ft) above grade may project up to 3.0 m (9.8 ft) into the rear
yard, provided that privacy screening prevents visual intrusion into adjacent properties.
h) The minimum distance from the rear lot line to a rear detached garage where the vehicle doors face the lane
shall be 1.0 m (3.3 ft) and the maximum distance shall be 12.8 m (42.0 ft). (Refer to Figure 14)
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i)
The minimum distance from the rear lot line to a rear attached garage where the vehicle doors face the lane
shall be 6.0 m (19.7 ft). (Refer to Figure 14)
j)
A principal building shall be separated from a rear detached garage by a minimum of 3.0 m (9.8 ft). (Refer to
Figure 14)
k) The Development Officer shall have regard for any applicable Statutory Plan and may, where a Statutory
Plan specifies, vary the regulations of both this Overlay and the underlying land use district as they affect
height, density and floor area ratio.
l)
The site design should optimize access to sunlight and minimize overlook and loss of privacy on adjacent
properties.
m) An assessment of mature trees on the site should be provided and should describe how the trees will be
retained.
n) Each unit should have access to private onsite outdoor amenity space.
2.5.4 Parking
a) Sufficient on-site parking shall be provided for as required by the Town of Hinton Land Use Bylaw No. 960.
b) Parking should be accessed from the adjacent rear lane where possible.
c) Parking should not adversely impact private onsite amenity space.
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2.6
ROW HOUSING
Row Housing means a group of three or more dwelling units having a
common wall or structural feature, with each unit having direct access
to the outside at grade, but shall not mean an apartment.
2.6.1 Location Criteria
a) Small Scale Row Housing of five units or less may be located
in the following areas, but not limited to:
i.
the edge of a block, where the block face fronts onto a
collector or service road;
ii.
directly across from and fronting neighbourhood schools
or park sites;
iii.
neighbourhoods where there is a large site within the
interior of the neighbourhood that may be redeveloped to
include row housing;
iv.
where zoning permitting low rise apartments already
extends one block or more beyond the perimeter collector
into the interior of the neighbourhood.
v.
sites flanking commercial sites and apartments; or
vi.
Figure 15: Example of Row House
developments in the Town of Hinton.
any corner lots that are zoned R-4 High Density Multiple Family Residential.
b) All row house units should have direct access to a lane or service road from which parking can be
accessed.
c) Small Scale Row Housing should not front onto a flanking street.
2.6.2 Built Form and Design
a) To minimize visual impact on and maximize integration with the existing neighbourhood, Row Housing
developments should:
i.
use quality, durable building material that are similar or complementary to those found within the
neighbourhood;
ii.
be in proportion with homes found within the neighbourhood; and
iii.
incorporate design elements found within the neighbourhood.
b) Massing and placement of the building should be designed to optimize access to sunlight on adjacent and
abutting properties.
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c) The privacy of adjacent dwellings should be maintained through careful placement of windows, doors, decks
and patios.
d) Each unit should have an individual front door access.
e) Facades should be designed to articulate the individual units in keeping with surrounding neighbourhood.
This may be accomplished through the use of architectural features such as roofline, doors, windows,
porches and other architectural elements.
f)
Small Scale Row Housing should be oriented towards the primary fronting street.
g) A generally similar unit should not be repeated more than five times on a block front.
2.6.3 Site Design and Streetscape
a) Lot width for Small Scale Row Housing development
shall be a minimum of 35.0 m (114.8 ft). (Refer to
Figure 16)
b) Lot Coverage: the maximum lot coverage including all
accessory buildings shall be 45%.
c) Height: the maximum allowable height shall be 2 ½
storey’s or 10.6 m (34.8 ft) above grade.
d) Notwithstanding the required front yard setback
specified in the underlying land use district, the principal
building shall be located within a maximum of 1.0 m (3.3
ft) from the flanking front yard setback.
Figure 16: Minimum lot width for small
scale row housing development.
e) The side yard setbacks of the underlying land use district shall apply as per Town of Hinton Land Use Bylaw
No. 960.
f)
Decks and balconies greater than 1.0 m (3.3 ft) above grade may project up to 3.0 m (9.8 ft) into the rear
yard, provided that privacy screening prevents visual intrusion into adjacent properties.
g) The minimum distance from the rear lot line to a rear detached garage where the vehicle doors face the lane
shall be 1.0 m (3.3 ft), and the maximum distance shall be 12.8 m (42.0 ft). (Refer to Figure 17)
h) The minimum distance from the rear lot line to a rear attached garage where the vehicle doors face the lane
shall be 6.0 m (19.7 ft). (Refer to Figure 17)
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i)
A principal building shall be separated from a rear
detached garage by a minimum of 3.0 m (9.8 ft). (Refer
to Figure 17)
j)
The Development Officer shall have regard for any
applicable Statutory Plan and may, where a Statutory
Plan specifies, vary the regulations of both this Overlay
and the underlying land use district as they affect height,
density and floor area ratio.
k) The site design should optimize access to sunlight and
minimize overlook and loss of privacy on adjacent
properties.
l)
Figure 17: Minimum distances from rear lot line for
row housing.
An assessment of mature trees on the site should be provided and should describe how the trees will be
retained.
m) Each unit should have access to private onsite outdoor amenity space.
n) The total building length should not exceed 48.0 m (157.5 ft).
2.6.4 Parking
a) Sufficient on-site parking shall be provided for as required by the Town of Hinton Land Use Bylaw No. 960.
b) Parking should be accessed from the adjacent lane.
c) Parking should not adversely impact private onsite amenity space.
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2.7
LOT CONSOLIDATION, SUBDIVISION and
SERVICING REQUIREMENTS
a) Two or more lots may be consolidated, or consolidated and
resubdivided, if the new lots meet the dimension requirements.
(Refer to Figure 18 and 19)
b) The applicant must provide a site plan and elevation of building(s)
as part of the subdivision application.
c) If one existing lot is subdivided, direct servicing for each unit from
the main line is required.
Figure 18: Example of Lot Subdivision
and Consolidation.
d) Avoid splitting a single service line for more than one
lot. Using one existing service connection to the main
line for two adjoining units on separate lots is not
acceptable.
e) Any new services must be in accordance with the
Town of Hinton Engineering Standards at the time of
the application submission.
f)
If a new lot configuration is created, a lot grading and
drainage plan will be required for each lot. (Refer to Figure 20)
Figure 19: Example of Lot Subdivision
and Consolidation.
Figure 20: Example of Servicing
Requirements.
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3.0
3.1
LARGE SCALE INFILL
PURPOSE
To improve the livability and community benefits of large infill projects, optimize the use of land and
ensuring connectivity, mitigate their potentially negative impacts and ensure that the benefits of the
development are enjoyed by both new and existing residents of the community.
Large Scale Infill Site means those sites that are generally over one hectare in size and proposed for residential or
mixed use infill development.
3.2
OBJECTIVES
a) Creating the right interface between large infill sites and existing small scale residential neighbourhoods.
b) Planning for a high quality, well designed and livable neighbourhood that contributes as a community and is
economically, socially and environmentally sustainable.
c) Building a neighbourhood with efficient transportation connectivity and pedestrian linkages.
d) Creating amenities through open spaces, parks and other community facilities.
e) Creating a community with attractive landscape and streetscapes and ensuring comfortable pedestrian
interface with existing neighbourhoods.
3.3
LOCATION AND DISTRIBUTION
a) Should be located near the Town’s key activity centres such as commercial districts or community level
shopping centres.
b) Should have direct access to an arterial or collector road, or a road with the demonstrated capacity to
accommodate the development without undue impact on adjacent areas.
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3.4
BUILT FORM AND DESIGN
a) When determining the maximum height of the development the following principle should be applied:
i.
ii.
the maximum height of interior buildings should be limited by the building envelope created by a 45
degree angle taken from the property line of the residences across the arterial roadway; or
by a 35 degree angle from the remaining edges of the infill site when located adjacent to a local
roadway.
Source: Residential Infill Guidelines, City of Edmonton Planning and Development, Final Report May, 2009.
b) To minimize visual impact on and maximize integration with the existing neighbourhood, Large Scale
Developments should:
i.
incorporate fundamental design elements, proportions, and character found in surrounding
developments; and
ii.
be constructed with durable, quality materials similar or complimentary to those found in surrounding
developments.
c) The building mass should be arranged to minimize shadowing and optimize access to sunlight on adjacent
properties.
d) The privacy of adjacent dwellings should be maintained by minimizing overlook through:
i.
setbacks and articulation of the building; and
ii.
careful placement of windows, doors, patios and balconies.
e) All ground-oriented units should be provided with private outdoor amenity space.
f)
All ground level units with street frontage should have an individual, private entrance that fronts onto a
public roadway other than a lane; all other units should be accessed through a front entrance hall fronting
onto a public roadway other than a lane.
g) Retail/commercial uses should be developed on the ground floor of buildings which:
i.
front onto a commercial/shopping roadways; or
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ii.
provide for retail uses in the context of a comprehensively planned development.
h) Buildings should be organized to optimize sunlight by minimizing sun shadows to other buildings on the site
and in the adjacent neighbourhood, and to public open spaces including public roadways.
3.5
i)
Block arrangement and site design should respond to natural features, public open space and
neighbourhood traffic patterns.
j)
Buildings should be organized to ensure adequate spacing to maximize livability, ensure privacy and
provide views through the site.
SITE DESIGN AND STREETSCAPE
a) The site should be landscaped in accordance with an approved Landscape Plan.
b) The Landscape Plan should:
i.
include an assessment of mature trees on site;
ii.
provide for the retention of mature trees to the greatest extent possible;
iii.
incorporate the design and planting on public sidewalk and boulevard areas adjacent to the site; and
iv.
illustrate the landscaping of yards and common outdoor amenity areas.
c) Common outdoor amenity space should be provided on site to accommodate the recreational and social
needs of residents, including families with children where family units are proposed, and should be located
where there is surveillance, sunlight and weather protection.
d) The streetscape design, including building features and landscape treatment along street frontages should
integrate the new development into the existing neighbourhood by:
i.
providing entry transitions (e.g. use of steps, fences, gates, hedges, low walls) and semi-private
outdoor spaces that create a comfortable relationship between the public realm and the private space
of the dwelling units;
ii.
providing individual, private front entries and landscaped yards for ground floor units;
iii.
providing a prominent front entrance to the building;
iv.
using articulated building frontages, creating recessed balconies and roofline features; and
v.
maintaining the existing development pattern along the public roadway, including setbacks, treed
boulevards and no vehicular access from the public roadway.
3.6
PARKING
a) Sufficient onsite parking for all units should be provided as required by the Town of Hinton Land Use Bylaw
No. 960.
b) All parking should be accessed from the adjacent rear lane.
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c) Above ground parking structures should be fully screened with residential, commercial or community uses to
provide for active frontages.
d) Any surface visitor parking areas for Low to Mid Rise Apartments should:
i.
be developed at the side or rear of the building;
ii.
be separated from residential units by landscaped buffers;
iii.
cluster parking spaces and divide the clusters with landscaping; and
iv.
not impact public roadways or outdoor amenity areas.
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APPENDIX D
Housing Funding Programs
Appendix D: Housing Funding Programs
This summary documents funding available to proponents of affordable housing who wish to develop new affordable
housing units, as well as funding available to landlords and tenants to help make ownership and rental costs more
manageable.
1. A Plan for Alberta (Homeless Housing)
A Plan for Alberta is a new provincial initiative for a 10 year plan aimed at ending homelessness. Funding for this
strategy will be announced in June as part of Budget 2009. This initiative is based on a ‘housing first’ philosophy to
help break the cycle of homelessness. The overall goal is to move a homeless client quickly into permanent housing
with supports and move them to greater self-reliance. Top priority will be given to the rapid re-housing of homeless
Albertans into permanent housing.
2. Alberta Housing and Urban Affairs (Funding for Affordable Housing)
Alberta Housing and Urban Affairs provides two types of funding to assist municipalities with affordable housing
priorities. Block funding allocations are based on a formula that considers the community’s population growth,
vacancy rates and average rents. Funds are released on approval of a municipal affordable housing plan that shows
how the funding will be used. Hinton’s 2008/09 allocation was $266,745, while the 2009/10 allocation is $258,713.
Request for Proposal (RFP) funding is available to municipalities for specific projects that help increase the
availability of affordable housing options for low to moderate income families, individuals, seniors and persons with
special needs. Municipalities must submit applications. The amount of RFP funding available Province-wide for
2009/10 is $78 million.
3. Canada Mortgage and Housing Corporation Programs
Canada Mortgage and Housing Corporation (CMHC), in partnership with provincial and territorial governments,
provides federal funding to increase the supply of off-reserve affordable housing. Funding is available under the
program areas summarized below.
Seed Funding Program
This Program provides financial assistance for a variety of activities in the early stages of developing an affordable
housing proposal. The activities must relates to development of the proposal, such as housing market studies,
business plan development, preliminary financial analysis , preliminary design of the housing project or incorporation
of a not-for-profit organization. There are no restrictions on the type, tenure, built form, future residents or type of
proponent that is eligible; however, the majority of units developed under this program must be within CMHC’s
Affordability Criteria (see criteria on next page).
Eligible projects may be eligible for up to $20,000 per proposal with up to $10,000 given as a non-repayable grant.
An additional $10,000 may be given as an interest-free loan if the project proceeds. If the housing project does not
proceed all or part of the $10,000 interest-free loan may be forgiven. “Hard” development costs, ongoing operating
expenses of the organization and retainer fees are not eligible for Seed Funding.
Appendix D
1
Selected proponents will enter into an Agreement with CMHC, which will guide terms of development, allocation of
funding and the time period in which the approved activities are to be completed. Housing project development
activities are expected to be completed within 12 months of the date of the Agreement.
Proposal Development Funding (PDF)
PDF loans are designed to alleviate the upfront costs of developing an affordable housing project. Interest-free loans
of up to $100,000 are available to any proponent who can demonstrate that the intended housing project is
affordable. PDF is intended to be an advance on capital costs of the housing project and is repaid out of the project’s
capital financing, normally the mortgage loan. Only the principal is repaid on PDF loans.
To be eligible for PDF, the housing project must increase the stock of affordable housing and contain at least five
housing units (including new construction or conversion). There is no restriction on the tenure or built form of the
project, however units must be modest in design and size and there must be a demonstrated need for the project.
The majority of the units must fall below rent levels set by CMHC’s Affordability Criteria. For ownership housing, the
sale price must be below the market value for similar housing (generally the average MLS selling price for
comparable units in that municipality and in the immediate neighbourhood). Funds can be use for items such as
Environmental Site Assessments, project drawings and specifications, development permit fees, professional fees or
management plans. Funds may not be used for ongoing operating costs of the organization or consultant retainer
fees.
A portion of the loan may be forgiven if certain affordability criteria are met. Should the housing project proceed but
fail to achieve rent levels or sale prices low enough to meet CMHC’s Affordability Criteria the entire loan becomes
repayable.
Residential Rehabilitation Assistance Program (RRAP)
CMHC provides forgivable loans directly to property owners and landlords to assist with approved renovations and
repairs. In doing so, it also helps those who cannot find suitable and affordable housing in the private market by
preserving or increasing the affordable housing stock across Canada. In some areas of Canada, funding for these
programs is provided jointly by the Government of Canada and the provincial government.
•
Rental RRAP - Helps preserve existing rental stock by offering financial assistance to help landlords of
affordable housing make mandatory repairs (required to ensure a minimum standard of health and safety) to
self-contained housing units occupied by low income tenants. Landlords in Zone 1 are eligible for up to $24,000
per unit in the form of a fully forgivable loan to cover up to 100% of the cost of repairs. The property must be at
least 5 years old and lack or require major repair to structural, electrical, plumbing, heating and/or fire safety.
Landlords must agree to a maximum rent once repairs are completed, limit rent increases during the term of the
agreement and limit new occupancy to low income tenants.
•
RRAP for Rooming House – Offers financial assistance to landlords to complete mandatory repairs to rooming
houses occupied by low-income tenants. Assistance is in the form of a forgivable loan of up to $16,000 per bedunit to complete mandatory repairs to structural, electrical, plumbing, heating and/or fire safety. Repairs must
bring the rooming house up to a minimum level of health and safety. The rooming house must be at least five
years old and have over three bed-units to qualify.
•
RRAP for Conversions - Provides financial assistance to convert non-residential properties into self contained
affordable rental units or bed-units for low income tenants. Properties must be environmentally safe, feasible to
Appendix D
2
convert and viable based on agreed upon post-conversion rents. Property owners in Zone 1 are eligible for a
fully forgivable loan up to $24,000 per unit or $16,000 per bed-unit. Up to 100% of the cost of conversion up to
the maximum loan amount is eligible for assistance. A ceiling is placed on the income of households that can
occupy the newly-created units.
•
RRAP for Persons with Disabilities - Provides financial assistance to homeowners and landlords to retrofit
units occupied by or intended for low-income persons with disabilities. These modifications (e.g. ramps, lifts,
handrails) are intended to eliminate physical barriers and safety risks and must reasonably relate to the
occupant’s disability. Homeowners are eligible for up to $16,000 provided they own the home and it is valued
below a certain figure. The loan remains forgivable as long as the homeowner continues to own and reside in
the home for the loan period. Landlords are eligible for a forgivable loan of up to $24,000 provided that their
rents are lower than average for the area. They must enter into an agreement that establishes rental rates for
the agreement period and limits occupancy to households with incomes below a set CMHC level.
•
RRAP for Secondary/Garden Suite – Financial assistance to create a Secondary or Garden Suite in a
residential property for a low-income senior or adult with a disability – making it possible for them to live
independently. The property must meet applicable zoning and building requirements. Applicants selected under
this program must enter into an Operating Agreement with CMHC which establishes rents during the term of the
agreement and sets income levels for prospective tenants. Financial assistance is in the form of a forgivable
loan. A maximum of $24,000 per unit is available to cover costs related to the creation of the Secondary/Garden
Suite.
•
Home Adaptations for Seniors Independence (HASI) – Offers financial assistance for minor home
adaptations that will help low income seniors perform daily activities in their home independently and safely.
Homeowners and landlords may qualify if the occupant is 65 years or older and has age-related difficulty with
daily living activities, the home is a permanent residence and the total household income is below a certain limit.
Financial assistance is in the form of a forgivable loan up to $3,500 which does not have to be repaid if the
homeowner lives in the house for six months or the landlord agrees not to increase the rent.
•
Homeowner RRAP – Financial assistance to low income homeowners for mandatory home repairs that will
preserve the quality of affordable housing. It helps people who live in substandard dwellings and cannot afford
to pay for necessary repairs. Eligibility requires homes to be at least five years old, valued below a certain
amount, and needing repairs in heating, structure, electrical, plumbing and/or fire safety. Fully forgivable loans
of up to $16,000 are available for Zone 1. The loan does not have to be repaid if the applicant owns and lives in
the house for the loan forgiveness period.
•
Shelter Enhancement Program (SEP) – Financial assistance to assist in the repair, rehabilitation and
improvement of existing shelters and to assist in the acquisition or construction of new shelters and second
stage housing for victims of family violence. Funding is limited to capital assistance – groups must obtain the
assurance of operating assistance for emergency shelters, and occupants of second stage housing are
expected to make modest contributions to offset operating costs. New projects must be modest and reflect
actual client needs. Assistance is in the form of a fully forgivable loan and does not have to be repaid if the
owner agrees to the terms and conditions. The maximum loan is $24,000 per unit/bed unit. Assistance for new
development must be secured by a forgivable 15 year mortgage.
Appendix D
3
4. Rent Supplement and Housing Programs in Hinton Administered by the Evergreen Foundation
Rent supplements and subsidized housing for Hinton residents are administered through the Evergreen Foundation.
This is the local housing authority for the Province’s Community Housing and Rent Supplement Programs. These
programs are intended to provide housing to lower-income families, senior citizens and individuals with special needs
who require help in obtaining or maintaining housing due to financial, social or other circumstances.
The Community Housing Program provides subsidized (social) rental housing units to families and individuals who
are in need of affordable rental accommodation. In Hinton, the Evergreen Foundation manages 17 provinciallyowned family social housing units and 32 independent living seniors units in the Lions Sunset Manor (rent geared to
income).
The Pine Valley Lodge, funded primarily through the Lodge Assistance Program, provides 30 supportive living units
to Hinton seniors.
The Rent Supplement Program provides assistance to households by subsidizing rent in private rental
accommodations. This is done either through a Landlord Subsidy, where the rent subsidy is paid directly to a private
landlord, or through a Direct-to-Tenant Rent Supplement which is intended to help keep families in their current rental
homes by subsidizing a portion of their rent. As of December 2009, Hinton had 55 households on rent supplement
programs. The Evergreen Foundation notes that this figure can vary monthly.
Appendix D
4
APPENDIX E
World Health Organization
Checklist of Essential features of
Age Friendly Cities
Checklist of Essential Features of
Age-friendly Cities
This checklist of essential age-friendly city features is based on the results of the WHO Global
Age-Friendly Cities project consultation in 33 cities in 22 countries. The checklist is a tool for a
city’s self-assessment and a map for charting progress. More detailed checklists of age-friendly
city features are to be found in the WHO Global Age-Friendly Cities Guide.
This checklist is intended to be used by individuals and groups interested in making their
city more age-friendly. For the checklist to be effective, older people must be involved as full
partners. In assessing a city’s strengths and deficiencies, older people will describe how the
checklist of features matches their own experience of the city’s positive characteristics and
barriers. They should play a role in suggesting changes and in implementing and monitoring
improvements.
Outdoor spaces and buildings
☐
Public areas are clean and pleasant.
☐
Green spaces and outdoor seating are
sufficient in number, well-maintained
and safe.
☐
Pavements are well-maintained, free of
obstructions and reserved for pedestrians.
☐
Pavements are non-slip, are wide enough
for wheelchairs and have dropped curbs to
road level.
☐
☐
☐
☐
Pedestrian crossings are sufficient in
number and safe for people with different
levels and types of disability, with nonslip markings, visual and audio cues and
adequate crossing times.
Drivers give way to pedestrians at intersections and pedestrian crossings.
☐
Services are situated together and are
accessible.
☐
Special customer service arrangements
are provided, such as separate queues or
service counters for older people.
☐
Buildings are well-signed outside and
inside, with sufficient seating and toilets,
accessible elevators, ramps, railings and
stairs, and non-slip floors.
☐
Public toilets outdoors and indoors are
sufficient in number, clean, well-maintained and accessible.
Transportation
☐
Public transportation costs are consistent,
clearly displayed and affordable.
☐
Public transportation is reliable and frequent, including at night and on weekends
and holidays.
☐
All city areas and services are accessible by
public transport, with good connections
and well-marked routes and vehicles.
Cycle paths are separate from pavements
and other pedestrian walkways.
Outdoor safety is promoted by good street
lighting, police patrols and community
education.
PAGE 1
☐
☐
☐
☐
PAGE 2
Vehicles are clean, well-maintained, accessible, not overcrowded and have priority
seating that is respected.
Specialized transportation is available for
disabled people.
Drivers stop at designated stops and beside
the curb to facilitate boarding and wait for
passengers to be seated before driving off.
Transport stops and stations are conveniently located, accessible, safe, clean, welllit and well-marked, with adequate seating
and shelter.
Housing
☐
Sufficient, affordable housing is available
in areas that are safe and close to services
and the rest of the community.
☐
Sufficient and affordable home maintenance and support services are available.
☐
Housing is well-constructed and provides
safe and comfortable shelter from the
weather.
☐
Interior spaces and level surfaces allow
freedom of movement in all rooms and
passageways.
☐
Home modification options and supplies
are available and affordable, and providers
understand the needs of older people.
☐
Complete and accessible information is
provided to users about routes, schedules
and special needs facilities.
☐
A voluntary transport service is available
where public transportation is too limited.
☐
Public and commercial rental housing is
clean, well-maintained and safe.
☐
Taxis are accessible and affordable, and
drivers are courteous and helpful.
☐
☐
Roads are well-maintained, with covered
drains and good lighting.
Sufficient and affordable housing for frail
and disabled older people, with appropriate services, is provided locally.
☐
Traffic flow is well-regulated.
☐
Roadways are free of obstructions that
block drivers’ vision.
☐
Social participation
☐
Venues for events and activities are conveniently located, accessible, well-lit and
easily reached by public transport.
Traffic signs and intersections are visible
and well-placed.
☐
Events are held at times convenient for
older people.
☐
Driver education and refresher courses are
promoted for all drivers.
☐
Activities and events can be attended
alone or with a companion.
☐
Parking and drop-off areas are safe, sufficient in number and conveniently located.
☐
☐
Priority parking and drop-off spots for
people with special needs are available and
respected.
Activities and attractions are affordable,
with no hidden or additional participation costs.
☐
Good information about activities and
events is provided, including details about
accessibility of facilities and transportation
options for older people.
☐
A wide variety of activities is offered to
appeal to a diverse population of older
people.
☐
Gatherings including older people are held
in various local community spots, such as
recreation centres, schools, libraries, community centres and parks.
☐
There is consistent outreach to include
people at risk of social isolation.
Respect and social inclusion
☐
☐
Older people are regularly consulted by
public, voluntary and commercial services
on how to serve them better.
Services and products to suit varying
needs and preferences are provided by
public and commercial services.
☐
Service staff are courteous and helpful.
☐
Older people are visible in the media, and
are depicted positively and without stereotyping.
☐
Community-wide settings, activities and
events attract all generations by accommodating age-specific needs and preferences.
☐
Older people are specifically included in
community activities for “families”.
☐
Schools provide opportunities to learn
about ageing and older people, and involve
older people in school activities.
☐
Older people are recognized by the community for their past as well as their present contributions.
☐
Older people who are less well-off have
good access to public, voluntary and private services.
Civic participation and employment
☐
A range of flexible options for older volunteers is available, with training, recognition, guidance and compensation for
personal costs.
☐
The qualities of older employees are wellpromoted.
☐
A range of flexible and appropriately paid
opportunities for older people to work is
promoted.
☐
Discrimination on the basis of age alone is
forbidden in the hiring, retention, promotion and training of employees.
☐
Workplaces are adapted to meet the needs
of disabled people.
☐
Self-employment options for older people
are promoted and supported.
☐
Training in post-retirement options is
provided for older workers.
☐
Decision-making bodies in public, private and voluntary sectors encourage and
facilitate membership of older people.
Communication and information
☐
A basic, effective communication system
reaches community residents of all ages.
☐
Regular and widespread distribution of
information is assured and a coordinated,
centralized access is provided.
PAGE 3
☐
Regular information and broadcasts of
interest to older people are offered.
Community and health services
☐
An adequate range of health and community support services is offered for promoting, maintaining and restoring health.
☐
Oral communication accessible to older
people is promoted.
☐
People at risk of social isolation get one-toone information from trusted individuals.
☐
Home care services include health and
personal care and housekeeping.
☐
Public and commercial services provide
friendly, person-to-person service on
request.
☐
Health and social services are conveniently located and accessible by all means of
transport.
☐
Printed information – including official
forms, television captions and text on visual displays – has large lettering and the
main ideas are shown by clear headings
and bold-face type.
☐
Residential care facilities and designated
older people’s housing are located close to
services and the rest of the community.
☐
Health and community service facilities
are safely constructed and fully accessible.
☐
Clear and accessible information is provided about health and social services for
older people.
☐
Delivery of services is coordinated and
administratively simple.
☐
All staff are respectful, helpful and trained
to serve older people.
☐
Economic barriers impeding access to
health and community support services
are minimized.
☐
Voluntary services by people of all ages are
encouraged and supported.
☐
There are sufficient and accessible burial
sites.
☐
Community emergency planning takes
into account the vulnerabilities and capacities of older people.
☐
Print and spoken communication uses
simple, familiar words in short, straightforward sentences.
☐
Telephone answering services give instructions slowly and clearly and tell callers how to repeat the message at any time.
☐
Electronic equipment, such as mobile
telephones, radios, televisions, and bank
and ticket machines, has large buttons and
big lettering.
☐
There is wide public access to computers
and the Internet, at no or minimal charge,
in public places such as government offices, community centres and libraries.
WHO/FCH/ALC/2007.1
© World Health Organization 2007. All rights reserved.
PAGE 4
APPENDIX F
References
Appendix F: References
Alberta Housing and Urban Affairs, Apartment Vacancy & Rental Cost Survey, 2007 & 2008
Alberta Housing and Urban Affairs, Core Need Income Thresholds, 2009
Alberta Housing & Urban Affairs, A Plan For Alberta, www.housing.alberta.ca/608.cfm
Bill 41, Municipal Government Act, 2008 (No.2), The Legislative Assembly of Alberta
http://www.assembly.ab.ca/ISYS/LADDAR_files/docs/bills/bill/legislature_27/session_1/20080414_bill-041.pdf
Canada Mortgage and Housing Corporation, Guide to Developing a Municipal Affordable Housing Strategy, 2001
Canada Mortgage and Housing Corporation, Affordable Housing Ideas,
www.cmhc-schl.gc.ca/en/inpr/afhoce/tore/afhoid/index.cfm
Canada Mortgage and Housing Corporation, Programs and Financial Assistance,
http://www.cmhc-schl.gc.ca/en/co/prfinas/
City of Edmonton Planning and Development, Residential Infill Guidelines – A Manual of Planning and Design
Guidelines for Residential Infill in Mature Neighbourhoods, Final Report May 2009.
National Occupancy Standards,
www.bchousing.org/resources/HPK/Rent_Calculation/HPK_2_National_Housing_Occupancy_Standards.pdf
Realtors.ca website, Residential Multiple Listings Service for Hinton
Statistics Canada, Hinton Community Profiles, 2001 & 2006 Census
Statistics Canada, Small Area and Administrative Data Division, 2006 Taxfiler Data
Town of Hinton, Architectural Guidelines
Town of Hinton, Minimum Engineering Design Standards 2007
Town of Hinton, Economic Development Department, Hinton Economic Update, January 2009
Town of Hinton, Summary of Census Information, 2006 Census
Town of Hinton, Development Statistics – Monthly Comparison Reports
Town of Hinton, Economic Development Committee, 5-Year Business Plan, April 2008
Town of Hinton, 1998 Municipal Development Plan, Bylaw #940
Town of Hinton, Social Development Strategy, June 2009
Town of Hinton, Land Use Bylaw
Appendix F
1
APPENDIX G
Personal Contacts
Appendix G: Personal Contacts
Trudy McKinnon, Bridges
Marj Luger, Yellowhead Emergency Shelter for Women
Tina Szegi, CAO, Evergreen Foundation
Vivian Williams, Social Housing Manager, Evergreen Foundation
Ken Brady, Hinton Resident
Norma Chitrena, Senior Shelter Advisor, Alberta Housing and Urban Affairs
Dallas Bidell, Chairman, Lorne’s Blanket Whitecourt
Renee Laboucanne, Town of Hinton Economic Development Department
Marion Huxter, McMan Youth, Family and Community Services Association, Edson
Edwin Riediger, Robin Hood Association, Sherwood Park
Appendix G
1
APPENDIX H
Taxfiler Data Table – Income by
Family Types and Housing
Affordability in Hinton
180 (6.8%)
290 (10.9%)
570 (21.5%)
1180 (44.5%)
$50,000 - $59,999
$60,000 - $74,999
$75,000 - $99,999
$100,000+
$36,600
410 (100.0%)
40 (9.8%)
40 (9.8%)
30 (7.3%)
40 (9.8%)
60 (14.6%)
40 (9.8%)
70 (17.1%)
60 (14.6%)
10 (2.4%)
Lone Parent
Families
$34,000
1,430 (100.0%)
90 (6.3%)
150 (10.5%)
100 (7.0%)
160 (11.2%)
180 (12.6%)
110 (7.7%)
230 (16.1%)
280 (19.6%)
130 (9.1%)
Individuals
$87,600
4,490 (100.0%)
940 (29.2%)
760 (16.9%)
310 (6.9%)
490 (10.9%)
370 (8.2%)
310 (6.9%)
370 (8.2%)
380 (8.5%)
170 (3.8%)
All Families /
Individuals
Appendix H
*Source: Statistics Canada, Small Area and Administrative Data Division - Taxfiler Data (2006)
** Seniors are age 65+
***Includes mortgage payments, taxes and heating expense
$93,900
130 (4.9%)
160 (6.0%)
$30,000 - $39,999
$40,000 - $49,999
Median Total
Income
70 (2.6%)
$20,000 - $29,999
2,650 (100.0%)
40 (1.5%)
$10,000 - $19,999
Total
30 (1.1%)
Couple Families
$0 - $9,999
Annual Gross
Income Range*
3840 (100.0%)
1280 (33.3%)
720 (18.8%)
250 (6.5%)
400 (10.4%)
270 (7.0%)
230 (6.0%)
250 (6.5%)
270 (7.0%)
170 (4.4%)
All Families /
Individuals
Excluding
Seniors**
$2,500+
$1,875 – 2,500
$1,250 – 1,500
$1,500 – 1,875
$751 – 1,000
$1,000 – 1,250
$501 – 750
$251 – 500
$0 – 250
Affordable
Monthly Rent
(30%)
1
$2,667+
$2,000 – 2,667
$1,333 – 1,600
$1,600 – 2,000
$800 – 1,066
$1,066 – 1,333
$533 – 800
$267 – 533
$0 – 267
Affordable
Monthly
Homeownership
Costs*** (32%)
Appendix H: Taxfiler Data Table - Income by Family Type and Housing Affordability in Hinton