Edmonton (Alta.) - 1986-Unknown - Residential staging information 1986 (1986 06)

RESIDENTIAL STAGING INFORMATION JUNE, 1986

cm"onton PLANNING AND DEVELOPMENT

LIBRARY

ARCHIVES 1986 DO NOT REMOVE

FROM LIBRARY

,7PLANNING

@9@ m"'i"nton

AND BUIDING

Corporate Forecasting Group Long Range Planning Branch June, 1986

RESIDENTIAL STAGING INFORMATION JUNE, 1986

ROW OrA

uPIIE" IItII

DPLANNING

AND BUILDING

Corporate Forecasting Group Long Range Planning Branch June, 1986

MAP 1

CITY OF EDMONTON RESIDENTIAL AREA STRUCTURE PLAN AREAS JANUARY 1, 1985

@e I

CASTLE DOWNS EXTENSION.

;

-9'A-E

j

-

EXTENSION e

mena

.

e4

LAKE DISTRICT

THE PALISADES ASTLE DOWN

PILOT SOLN . A STEELE HEIGHTS ,

m

3

eg 111

"

CLAREVIEW

1

AVE

HERMITAGE,

D

In

I

-F

p-

.

10AVE

iWEST JASPER PLACE

GRANGE

THE MEADOWS '

VE KITAYO tTWIN BROOKS

23AVE ML WOODS

-ESIE

RD

19 AVE S.W.)

i

TABLE OF CONTENTS PAGE List of Tables ....... ..............................

ii

PURPOSE ............................................. I METRODOLOGY ........................................

1

Supply ............... .................. 1 Demand ................................... 1 FINDINGS ............................................

2

Total City Land Supply ................... 2 Sector Land Supply ....................... 3 Serviced Single Family Lot Supply ........ 3 CONCLUSIONS .........................

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

4

LIST OF TABLES

Table

Table

Table

Table

Table

Table

Table

Table

Table

1

2

3

4

5

6

7

8

9

Table 10

City of Edmonton Housing Starts Actual and Forecast by Year .............

2

City of Edmonton Housing Starts Actual and Forecast by Year and by City Sector ...

5

1985 Potential Dwelling Units

By City Sectors .........................

6

1986 Potential Dwelling Units

By City Sectors ..........................

7

Potential Dwelling Units By City Sector - Northeast Sector, 1986 .....

8

Potential Dwelling Units By City Sector - North Sector, 1986 .........

9

Potential Dwelling Units By City Sector - Southeast Sector, 1986 .....

10

Potential Dwelling Units By City Sector.- Southwest Sector, 1986 .....

11

Potential Dwelling Units By City Sector - West Sector, 1986 ..........

12

Inventory of Subdivided and Serviced Lots in Years Using Actual 1985 and Forecasted 1986 and 1986-1990 Annual Absorption Rates ..................

13

ii

RESIDENTIAL STAGING INFORMATION

PURPOSE The purpose of compiling updated staging information is to identify and evaluate the supply and demand of residential land for potential dwelling units in suburban Area Structure Plan (ASP) areas. The staging information is updated on a semi-annual basis (June, December) to reflect actual development activity (starts) and forecasts of demand and servicing.

METHODOLOGY Supply The supply component is calculated by totalling four elements: (i) vacant, serviced and subdivided lots; (ii) vacant subdivided lots (unserviced); (iii) raw land in approved ASPs; and, (iv) potential dwelling units (pdu) in authorized ASPs. The vacant, serviced and subdivided lots are lots in ASPs which have underground servicing completed and are found in registered subdivision plans. The vacant subdivided lots are also included in the inventory supply because they are found in registered subdivisions but do not have any servicing completed to date. The total of these two lot types compiles the available lots in registered subdivision plans.

The total raw land is calculated from approved ASP Plans and adjusted yearly when additional land is brought into the development process by subdivision and servicing activity. The remainder of the raw land is multiplied by a factor of 11 pdu per hectare to calculate the potential available lots. Eleven pdu per hectare was used because it represents the present market conditions for development capacity for single family lots as identified by the Planning Implementation Branch.

The number of potential dwelling units in authorized ASPs considers those ASPs which have had authorization by Council. If the ASP plan states the potential dwelling units, then the actual figures are used; if not, then the 11 pdu per hectare is applied.

Demand The demand component is calculated by applying actual building starts for a specific year or an estimated absorption rate for future years (Tables I and 2). The 1985, 1986 and 1986 to 1990 rates are based on the annual "Housing Market Report" prepared by the Planning and Building Department. The actual and estimated future servicing activity is also included and is based on discussions with the Land Development Section; these figures are consolidated in the "Socio-Economic Forecasts, 1986 - 1991 City of Edmonton" prepared by the City Forecast Committee.

-

--

Actual housing starts for 1985 are used and broken down by housing type based on the city-wide percentages (Table 1).

Table 1 CITY OF EDMONTON HOUSING STARTS ACTUAL AND FORECAST

BY YEAR Housing Type

1 19851

SS GRX APT TOTAL

1890 21 59 1970

Note:

2 19862 96% 1% 3% 100%

1750 50 0 1800

1987

%

Average Annual Forecast 1988-19902

2300 100 100 2500

92% 47.

4% 100%

2700 200 200 3100

2 97% 3% 0% 100%

88% 6% 6% 100%

SS - Singles, Semi's; GCN - Ground Related Multiples; APT - Apartments.

Sources: 1 - Actual Data - CMHC housing starts for 1985.

2 - Forecast Data - Corporate Forecasting Group,

Planning and Building Department Forecast Starts 1986-1990.

The number of housing starts for each city sector (except the Inner City) are calculated the same way for 1986 and 1987 (Table 2). The average annual forecast is used for 1988 to 1990. When the five year absorption rate is calculated, a total of 1986 to 1990 is taken and divided by the five year time period. These absorption rates are then divided into the total lot inventory for 1985, 1986 and 1986 to 1990. A second calculation using the same absorption rates is completed, but this time is divided into vacant serviced subdivided land and determines how long the land supply will last at the present absorption rates.

FINDINGS Total City Land Supply The city has a supply of 154,913 potential residential lots for year end 1985, comprised of 82,612 single family lots, 34,460 ground related multiples and 37,841 apartment units. A forecast for year end 1986 shows that these figures will drop by only a few hundred lots in each category (Table 3 and Table 4 ).(See Tables 5 to 9 for each sector.)

When the 1985 absorption rates (Table 2) for each housing type are applied, the total land supply is capable of accommodating residential units in excess of 20 years. This supply is well in excess of the GMP required target inventory of a ten year supply (GMP, Charts 5.5, "Residential Land Supply Targets", p. 5.20(a), and 5.6 "Staging Criteria", p. 5.20(b).

- 2 -

CIITY SECTORS

MAP I

NORTH,

CIT

*CITY

. .

I.

II

SOUE Geea

OuniciEal

5.T

to Southwest Boundary Changed Southwest Boundary Changed to Whiternud Drive Drive

Whitemeud

SOUT)Mp

Sector Land Supply The total inventory of potential ASP is sufficient for all dwelling the GMP land supply target of a 5 "Residential Land Supply Targets",

units in approved and authorized types in all City sectors to meet year inventory. (GMP, Chart 5.5, p. 5.20(a).

However, the inventory of subdivided and serviced land for all residential types in each city sector shows a slightly different picture. The total supply of subdivided, serviced residential land in the Northeast and Southeast sectors are in excess of 20 years, but the other sectors each show less than an eight year supply (Table 10). The Southwest has a 7.9 year supply followed by the West sector with a 7.2 year supply and the North sector with only a 4.5 year supply (Table 10).

When the 1985 city-wide inventory is forecast to the end of 1986, using 1986 starts and absorption rates (Table 2), the supply of subdivided and serviced land in the North sector drops to 4.2 years, but the supply for the Southwest sector increases slightly to a 8.0 year supply and the West sector also increases to a 7.7 year supply.

The other remaining sectors would stay high at a 20+ year supply (Table 10). Nevertheless, the inventory of subdivided land in all sectors exceeds the GMP target of 2 years. (GMP, Chart 5.5 "Residential Land Supply Targets", p. 5.20(a).

Serviced Single Family Lot Supply The supply of vacant, serviced subdivided single family lots to year end 1985 varies considerably across the city sectors. Specifically, the Southeast has a 15.2 year supply, the Northeast has a 6.5 year supply followed by the West and Southwest, both with a 1.8 year supply and the North sector with a 1.7 year supply (Table 10).

When the 1985 inventory for vacant serviced subdivided single family lots is forecasted to the end of 1986, the West (1.7 year), the Southwest (1.5 year) and the North (1.2 year) sectors all fall to less than a two year supply. The Northeast increases to a 8.6 year supply and the Southeast sector increases to a 16.1 year supply (Table 10).

The GMP suggests as a target that there should be a 1.5 year inventory of serviced lots for each dwelling type in each sector.

(GMP, Chart 5.5 "Residential Land Supply Targets", p. 5.20(a). The inventory of serviced single family lots in the North and West sectors could be below the 1.5 year figure by the end of 1986, depending on servicing and development activity.

A five year forecast (1986 - 1990) was also completed for all the sectors and the results show that the total housing lots in the North (2.9 years), West (5.2 years), and the Southwest (5.3 years) sectors would have less than a 6 year supply. This forecast also shows that the vacant serviced subdivided single family lot supply for the North (0.9 year), Southwest (1.1 year), and West (1.3 year), sectors would drop to a one year supply (Table 10).

- 3 -

CONCLUSIONS

The 1985 residential staging information shows that there is a surplus of residential lots in the city overall, while potential shortages of vacant serviced subdivided single family lots could arise in specific city sectors.

When the 1985 housing absorption rates are applied and the limited amounts of new servicing activity are added, the results indicate more than a 20 year supply for each housing type in the city. Single family lots compose 53% of the overall supply, ground related multiples make up 22% and apartment units make up 25% of the total city-wide inventory.

When this information is examined at the vacant serviced subdivided level of the total inventory, it appears that there could be a potential shortage of serviced single family lots as early as the end of 1986 in the West and North sectors. Semi-annual monitoring will be undertaken by the Long Range Planning Branch to assess the situation.

If you have any questions about the report, please call Ed Egyedy at 428-3572.

-4-

Table 2 CITY OF EIONTON HOUSING STARTS ACTUAL AND FORECAST

BY YEAR AND BY CITY SECTOR

Rousing Type

1985

1986

1987

1988

1989

1990

Average Annual Forecast 2 1986-1990

71 1 2 74

48 2 0 50

69 3 3 75

85 5 5 95

85 5 5 95

85 5 5 95

74 4 4 82

509 5 16 530

475 15 0 490

598 26 26 650

704 48 48 800

704 48 48 800

704 48 48 800

637 37 34 708

148 1 5 154

141 4 0 145

230 10 10 250

274 18 18 310

274 18 18 310

274 18 18 310

239 13 13 265

519 16 9 541

490 15 0 505

644 28 28 700

766 52 52 870

766 52 52 870

766 52 52 870

686 40 37 763

569 18 6 593

524 16 0 540

667 29 29 725

792 54 54 900

792 54 54 900

792 54 54 900

713 42 38 793

1

2

2

2

2

2

NORTHEAST SS GRM APT TOTAL NORTH SS GEM APT TOTAL SOUTHEAST SS GRM APT TOTAL SOUTHWEST SS GRM APT TOTAL WEST SS GRM APT TOTAL

Note:

SS-Singles, Semi's; GlM-Ground Related Multiples; APT-Apartments

Sources: 1 - Actual Data - CMHC housing starts for 1985.

2 - Forecast Data - Corporate Forecasting Group,

Planning and Building Department Forecast Starts 1986-1990 - 5 -

Table 3 POIfNTIAL. DILING I1IS BY CITY SCIOR (lMeasured to end ol Dereb er 31,19lS) CiTY SECTOR

VACANT SERVICED SUBDIVIKDED SS GEM API TOTAL

NORTHEASI

467

NORTH

899

2,026

VACANT SUBDIVIDED (Not Serviced) SS GR API IOTAl.

RAMLANDIN APPROVID ASP'S SS GRI API 1OIAI

1,041

3,529

0

0

0

0

6,920

956

651

2,396

71

44

0

121

PDU IN AIITHORIIID ASP'S GRP API TOTAL

TOTALPOIINTIAL UNITS SS GR API

TOTAL

2,301

2,297

11,525

0

0

0

0

1,382

4,334

3,338

15,054

16,345

9,044

7,47"

31,86/

0

0

0

0

17,311

8,944

8,129

34,384

3,473

3,4/3

11,360

5,677

1,253

547

7,477

19,341

1,40

12,222

37,977

1,619

8,144

9,910

OH5

3,191

1.,906

15,758

3,473

1,183

26,414

590

?,951

21,020

0,959

3,894

33,173

23,814

10,306

6,969

41,099

15,457

71,055

36,601/

11,097

1,632

55,336

82,612

34,460

37,941

SOUnIEAST

2,248

2,677

8,202

13,127

0

0

0

0

10,472

SOUTHEST

942

969

2,573

4,284

0

0

0

0

4,906

1,619

WEST

1,004

757

2,495

4.246

19

0

0

19

1,l1

591

TOTAL1915 UNIIS

5,545

7,295

14,752

27,582

96

44

0

140

40,364

Source: Corporate Forecasting Group Status of Residential Land Report,l9115 Housing arket Report,19R5 CliE,1985 $1986 Building Starts and Servicing are [stiutes

SS

16,034

154,913

fable4 POTFNTIAI. DIFl.I I IIIS By CITY SICIOR (IlMPasured to end of Derepmber 31,1 9116) CITY SECTOR

VACANT SEYICED SIDDIVIKY SS GIN API TOTAl

VACANT SilDIVID'D (Not Serviced) SS GRN API IOIAI

RA IANDIN APPROVED ASP'S SS R APT IOTAL

SS

POU IN AUIIHORIlZED ASP'S GRHAN API TOTAL

lOTALPOInTiflA UIlTS SS GMI API

IOTAI

NORTHEAST

414

2,024

1,041

3,479

0

0

0

0

6,920

2,318

2,297

11,525

0

0

0

0

7,334

4,332

3,339

15,004

NORTH

554

641

651

2,046

77

44

0

121

16,345

8,044

7,4/18 31,867

0

0

0

0

16,916

8,929

8.129

34,034

2,277

2,673

8,202

13,152

0

0

0

0

10,422

3,473

3,473

17,368

5,671

1,753

547

7,477

18,376

7,399

12,22

37,991

SWIEST

742

954

2,373

4,069

0

0

0

0

4,906

1,619

1,619

8,144

9,910

885

3,191

13,986

15,558

3,451

7,183

26,199

EST

915

741

2,485

4,141

19

0

0

19

590

590

2,951

21,020

8,959

3,894

33,873

23,725

10.290

6,969

40,994

14,752

26,87

96

0

140

16,034

15,457

11,855

36,607

11,097

7,632

55,336

81,969

34,400

37,841

154,219

SOUIIHEAST

TOTAl 1996 UNITS

4,902

1,233

44

Source: Corporate Forecasting Grop Status of Residential Land Report,1985 Housing Narkel eport,1986 CwIC,1995 *1986 Bailding Starts ad Servicing are Forecast Estimates

1,771

40,364

N..UNIIS5 JUNE86

lable 5 POITNniAI. OlIIrI; lNIIS

BY CIry SrCoil (forerasted for December 31,1986) CITT SECTOR NOIIIFASI

VACANT SFIVICEI SUDIVIIED SS GMll API IOTAL

VACANT SIUBDIVIDED (Not Serviced) SS GIN API IlIAI

RAMlAND IN APPROVED ASP'S SS GRHl API IOIAL

SS

PDU IN AlITHOR17ED ASP'S GRH API 1OAI

TOTALPOINTIAL UNITS SS GRM API

TOTAL

Clareview, Hermitaee, Steele Heights Pilot Somd

462

2,026

1,041

3,579

0

0

0

0

1,131

0

0

0

0

0

0

0

0

5,189

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

1985 Tom

462

2,026

1,041

3,529

HMIS Starts to end 1906

48

2

0

50

0

0

0

0

0

0

0

0

371

317

1,o5

0

0

0

0

1,593

2,403

1,410

5,414

1.931

1,920

9,640

0

0

0

0

5,7119

1,931

1,920

9,640

11,525

0

0

0

0

/,302

4,334

3,338

15,054

.........

48

2

0

50

0

0

0

0

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

6,920

?,JOR

2,291

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

PLUS

Servicing end 9I0 6

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

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

1996 IOIAL

414

2,024

1,041

3,4/9

0

Source: Corporate Forecasting Group Status of Residential land Report,1985 Housing Market Report,1986 COC,1985 *1986 Building Starts aid Servicing are Forecast Estimates

0

0

0

6,920

?,JOB

2,297

11,525

0

0

0

0

/,334

4,332

3,338

15,004

lable 6 POIFNTIAL IlII IN 1i .IS By Crty SIIOR I(Iorprasted for Decetber 3 1,191i1 CITY SICTOR NORiH Lake District

VACANT SERVICED SWlDIVIOIED SS GIRN AFFPI 10IAL

VACANT SIIDIVIODID (Not SWrviced) 55 GR API 10MI.

RAN lAND III APPROWVED ASP'S 55 GR8 AP 101iAI

479

142

0

621

71

44

0

1?1

410

714

651

1,775

0

0

0

Castle lows Es

0

0

0

0

0

0

Palisades

0

0

0

0

0

989

856

651

2,396

77

Starts to end 1986

475

15

0

490

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

PlUS Servicing end 1986*

140

0

0

140

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

19W16OTAL

554

841

651

2,046

Castle

Dams

1995 TOTAL

1,481

2,689

3,405

0

0

0

0

0

0

3,2/3

2840

0

0

0

5,585

44

0

121

16.345

13,581

SS

Poll IN AIIIHORlfID ASP'S GRM API 10IAL

roIAL POIFINTIA SS GRN

uNTTS API OTAI.

0

0

0

0

8,043

2,875

3,405

14,323

0

0

0

0

0

410

714

651

1,775

1.110

71.823

0

0

0

0

3,273

2,840

1,710

7,823

2,515

2,363

10,463.

0

0

0

0

5,585

2,515

2,363

10,463

8,044

7,418

31,86/

0

0

0

0

11,311

0,944

8,129

34,384

415

15

0

490

140

0

0

140

8,929

8,129

MIS

77

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

44

Source: Corporate rorecasting Group Status of Residential land Report,1985 IHousing arket Report,191 CIC,1985 *1986 Building Starts and Servicing are Forecast Estimates

0

121

16,345

8,044

7,470

31,86/

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

0

0

0

0

16,976

34,034

lable 7 POIHIIAI DIFUIIING IMIIS IT CiT SII:IOR (forecasted lor December 31,19116) CITY SECTOR SOOTIEAST

SIUDIVIDD VACANT SERVICED SS GlI API TOTAL

VACANT SUBDIVIDED (Not Serviced) IOTA. 55 GRN API

RANlLANDIN APPROW D ASP'S API 101AI S5S GRIM

2,095

2,677

8,202

12.974

0

0

0

0

404

153

0

0

153

-0

0

0

0

9,931

0

0

0

0

0

0

0

0

0

2985 TOTAL 2,248

2,677

3,202

13,127

0

0

0

0

10,422

HiIoods The NeNds (Ilerslie Rest

SS

PDUIN AIITHORIlED ASP'S GRH API 101A

IOTA POFINIIAI. UNITS SS G1N API TOTAL

161

906

0

0

0

0

2,579

2,938

9,363

13,70

3,312

16,562

0

0

0

0

10,091 3,312

3,312

16,115

0

0

0

5,677

1.253

54/

1,471

5,671

1,253

3,413

3,473

11,360

5,611

1,253

S41

7,417

10,341

1,403

161 3.3J.

541

7,477

12,M7 31,912

"Tm's Starts to end 191869

141

4

0

145

PILUS Servicing end 1906

110

0

0

1/0

2,277

2,6/3

8,202

13,152

1986 IOTAL

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

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

0

Source: Corporate Forecasting Group Status of Residential Land Report,1985 Housing Narket IReport,1996 IBIC,1985

1986 IBilding Starts and Servicing are Forecast Estimtes

0

0

0

10,422

3,413

3,4/3

J1,368

5,6/7

I,7253

547

1,411

141

4

0

145

170

0

0

170

7,399

12,277

18,376

3.7,991

fable 8 POINIAI DMWFIIING 111l5 IT CIIY SIOR

(Inreprasted for ecember 31,SI1.)

CIIy SECTOR SOUIlIWSI

VACANT SERVICED SUBDIVIDJE SS GIM API ItA.

VACANT SIDUBDIVIDFD (Not Servired) 55 GN API 10IAI

RANIAND IN APPROVEFD ASP'S SS IGRN API 101AJ

SS

PIl lN AlIIIIRIKD ASP'S 1.A11 API 10AlI

IOfA[ PIoINIIAL lUITS SS GRl API TOTAl

liverbed

535

304

0

839

0

0

0

0

3,347

1,115

1,115

5,571

0

0

0

0

3,882

1,419

1,115

6,416

laskitayo

407

665

2,373

3,445

0

0

0

0

45

0

0

45

0

0

0

0

452

665

2,373

3,490

Tuin Broots

0

0

0

0

0

0

0

0

1,514

504

504

2,522

0

0

0

0

1,514

504

504

?,522

lerillegar

0

0

0

0

0

0

0

0

0

0

0

0

9,130

625

?,931

17,686

9,130

625

2,931

17,686

a

0

0

0

0

0

0

0

0

0

0

0

180

260

260

1,300

710

260

260

1,300

1995 lOIN.

942

%9

2,313

4,284

0

0

0

0

4,9%

1,619

1,619

8,144

9,910

3,191

.i,986

15,158

3,413

7,103

26,414

MINUS5 Starts to end 1986*

490

s15

0

505

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

491

15

0

505

end 19 6

290

0

0

290

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

M

0

0

290

1996 lOTAN

742

954

2,373

4.069

15,558

3,4.%

1,183

lackmed

lts

PIUS

Servicing nd96

20

0

0

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

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

20---------------------------------- ------------------------------------------0

Source: Corporate Forecasting Group Status of Residential land Report,1985 Housing arket Report,1986 C IC, 1995 *199P6 Building Starts and Servicing are Forecast Estimates

0

0

0

4,906

1,619

1,(.19

8,144

9,910

29 11115

3,191

13,96

9

76,19

lable 9 POIrNTIAL DIlM lING UNIIS BY CITY S-CI9 (Ilorecasted lot Der eauber 31,196) CITY SECTOR EST IUP

VACAINT SERVICf SIUIDIVIDED SS GIN API TOTAL

VACANT SIDBIVYIDED (Not Serviced) SS Gi APT 10IA.L

RANlANDIN APPROVED ASP'S 55 GAN API 101A

I,004

757

2,485

4,246

19

0

0

19

Lewis Farms

0

0

0

0

0

0

0

0

0

Parkland Grange

0

0

0

0

0

0

0

0

Enoch

0

0

0

0

0

0

0

0

195 TOTAL 1,004

757

7,485

4.246

19

0

0

19

524

16

0

540

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

435

0

0

435

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

SS

PD IN AUTHORII7D ASP'S GAN API OAL

590

2,951

0

0

0

0

0

0

0

9,771

5,115

1,645

0

0

0

0

6,141

2,249

0

0

0

0

5,502

590

5400

2,951

21,020

1,771

590 .

10IAL POTINTIAl (NITS 55 GAN API TOTAL 2,794

1,347

3,015

16,131

9,711

5,715

1,645

16,131

2,249

11,245

6,741

2,249

2,249

11,245

995

0

6,497

5,502

995

0

6,497

9,959

3,94

J33,73

23,914

10,306

6,99

41,009

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

524

16

0

540

435

0

1,111

7,216

NINUS "IIIIS Starts to end 1986* PLUS

Servicing end 19186*

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

435

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

196 TOTAL

915

741

2,485

4,141

19

Source: Corporate Forecasting Group Status of Residential Land Report,1995 Housing barket Report,1986 CJIC, 195 *1996 Building Starts and Servicing are Forecast Estimates

0

0

19

1,771

590

590

2,951

21.070

II,951l

3,f94

33,913

23,725

10,290

6,969

40,984

Table 10 INVENTORY OF SUBDIVIDED AND SERVICED LOTS IN YEARS USING ACTUAL 1985 AND FORECASTED 1986 AND 1986 - 1990 ANNUAL ABSORPTION RATES

NORTHEAST SECTOR SS GRM APT TOTAL

1985 6.5 yrs.

20+ 20+ 20+

1

1986

1986 1990

2

8.6 yrs.

20+ 20+ 20+

5.6 yrs.

20+ 20+ 20+

NORTH SECTOR

SS

1.7 yrs.

1.2 yrs.

GIN

20+

20+

APT TOTAL

20+ 4.5

20+ 4.2

19.1 2.9

1.8 yrs.

20+ 20+7.2

1.7 yrs.

20+ 20+ 7.7

1.3 yrs.

17.6 20+ 5.2

1.8 yrs.

20+ 20+ 7.9

1.5 yrs.

20+ 20+ 8.0

1.1 yrs.

20+ 20+ 5.3

15.2 yrs.

20+ 20+ 20+

16.1 yrs.

20+ 20+ 20+

9.5 yrs.

20+ 20+ 20+

0.9 yrs.

-

20+

WEST SECTOR SS GE APT TOTAL SOUTHWEST SECTOR SS am APT TOTAL SOUTHEAST SECTOR SS GIN APT TOTAL

Note: SS-Singles, Semi's; GiN-Ground Related Multiples; APT-Apartments Sources: 1 - Actual Data - CMHC housing starts for 1985.

2 - Forecast Data - Corporate Forecasting Group,

Planning and Building Department Forecast Starts 1986-1990 - 13 -