City of Kelowna Manufactured Home Parks Housing Strategy

Jamie McEwan, BA, MA July, 2010

Policy and Planning 1435 Water Street Kelowna, BC V1Y 1J4 TEL 250 469-8610 FAX 250 862-3349 [email protected]

kelowna.ca

Kelowna’s Manufactured Home Parks (RM7 Zoning and Reserve Land) The City of Kelowna currently has nine areas zoned RM7 for manufactured home park usage; however, there are another five MHPs located in northern Kelowna within First Nations reserve land (see Figure 1). Within the fourteen mobile home parks there are an estimated 2,396 properties. The Sunrise Village MHP has the highest median MHP property assessment. It is the Holiday Park RV Resort, however, that has both the highest assessed property and the highest number of dwellings. The following table reveals more details about MHP housing in the City, and is ordered based upon median assessments. MHP Name

Address

Sunrise Village MHP Park Estates Mobile Home Park Meadowbrook Estates MHP Belaire Estates MHP Winfield MHP

1255-1260 Raymer Ave. 8945 Hwy 97 N.

Central MHP Edelweiss MHP Holiday Park RV Resort Peacock MHP Shasta MHP Okanagan Villa MHP Hiawatha MHP Lake City MHP Peace Valley MHP

# of Dwellings 391

Median Assessment $217,000

Average Assessment $214,018

Highest Assessment $269,000

36

$132,600

$141,163

$233,600

720 Commonwealth Rd. 9020 Jim Bailey Rd.

233

$128,600

$124,518

$238,600

126

$114,600

$114,468

$182,600

715 Beaver Lake Rd. 3535 Casorso Rd. 4075 McClain Rd.

152

$110,000

$108,192

$197,600

135 104

$80,500 $72,500

$81,401 $76,004

$171,000 $148,000

415 Commonwealth Rd. 1925 Baron Rd. 3745 Lakeshore Rd. 1132-1133 Findlay Rd. 3787 Lakeshore Rd.

678

$64,400

$78,304

$424,000

31 150 148

$58,700 $56,100 $54,400

$58,491 $59,541 $59,689

$89,300 $116,000 $162,000

94

$51,300

$54,794

$122,000

3535 McCulloch Rd.

82

$53,400

$54,698

$116,000

3842-3940 Senger Rd.

36

$48,950

$48,800

$93,600

The population within the MHPs is assumed to be typically 60 years of age and older. Measuring this is difficult, however, due to age data only existing down to the Census 2006 dissemination area(DA) level. DAs include the land surrounding the MHPs, and thus, precise demographic estimates are difficult to make. The DAs in which these MHPs reside have a total population of 6,270, of which 2,670 (42.6%) are 60 years of age or older. This number is most likely lowered by the surrounding areas within DAs, which are more likely to house a younger population. The DAs can be located using the map on the following page. To gain a more accurate understanding of how many properties’ owners are over 65 years of age, an analysis of tax categories was completed. In fact, 54.8% (1,119) of household heads in MHPs claimed to be 65 years of age or older. This number is based on a count of 2,042 homeowner grant applicants. Of these applicants, only 23.85% (487) did not receive any grant. 2

An examination of the business license registry reveals none of these housing units are licensed as rentals, though some may exist informally. In further efforts to determine the ages of primary household maintainers within MHPs in Kelowna, data from Statistics Canada’s Census Tract (CT) information was gathered and analyzed. Kelowna’s MHPs exist within five CTs (18.00; 16.00; 08.00; 10.02; 03.00).

TENURE BY AGE GROUP OF PRIMARY HOUSEHOLD MAINTAINER KELOWNA – 2006 CENSUS 0003.00   Age of Maintainer 

15‐24 

25‐34 

35‐44 

45‐54 

55‐64 

65‐74 

75+ 

TOTAL 

Owner/Tenant Hhlds 

  

  

  

  

  

  

  

  

No of Owner Hhlds 

0 

120 

410 

740 

655 

400 

140 

2,470 

   % of age group 

0 

22 

37.6 

51 

52.8 

57.5 

36.4 

  

   % of owner hhlds 

0 

4.9 

16.6 

30 

26.5 

16.2 

5.7 

  

No. of Tenant Hhlds 

40 

85 

75 

60 

25 

10 

0 

290 

   % of age group 

3.9 

15.6 

6.9 

4.1 

2 

1.4 

0 

  

13.8 

29.3 

25.9 

20.7 

8.6 

3.4 

0 

  

Total Hhlds 

40 

205 

485 

800 

680 

410 

140 

2,760 

   % of all hhlds by age of maintainer 

1.4 

7.4 

17.6 

29 

24.6 

14.9 

5 

  

Total Pop’n in Age Grp. 

1,025 

545 

1,090 

1,450 

1,240 

695 

385 

6,430 

Hhld Formation Rate % 

3.9 

37.6 

44.5 

55.2 

54.9 

59 

36.4 

43 

   % of tenant hhlds 

There are three MHPs within the 03.00 CT: the Edelweiss, Lake City, and Peace Valley MHPs. Nearly half (approximately 48.2%) of all ownership housing in this CT has a primary maintainer of 55 years of age or older. The total population of people 55+ in this CT is 2,320. BC Assessment data reveals that 13.72% of primary household maintainers are over 65 in Edelweiss. 12.9% of primary household maintainers in Peace Valley were over 65. In Lake City, however, 58.97% of primary household maintainers were over 65.

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TENURE BY AGE GROUP OF PRIMARY HOUSEHOLD MAINTAINER KELOWNA – 2006 CENSUS 0010.02  Age of Maintainer 

15‐24 

25‐34 

35‐44 

45‐54 

55‐64 

65‐74 

75+ 

TOTAL 

Owner/Tenant Hhlds 

  

  

  

  

  

  

  

  

No of Owner Hhlds 

0 

45 

115 

240 

215 

315 

275 

1,205 

   % of age group 

0 

23.1 

4 

5.2 

40.6 

5.8 

49.1 

  

   % of owner hhlds 

0 

3.7 

9.5 

19.9 

17.8 

26.1 

22.8 

  

No. of Tenant Hhlds 

30 

45 

40 

40 

70 

50 

100 

370 

   % of age group 

9.5 

23.1 

13.8 

8.7 

13.2 

9.2 

17.9 

  

   % of tenant hhlds 

8.1 

12.2 

10.8 

10.8 

18.9 

13.5 

27 

  

Total Hhlds 

30 

90 

155 

280 

285 

365 

375 

1,575 

   % of all hhlds by age of maintainer 

1.9 

5.7 

9.8 

17.8 

18.1 

23.4 

23.8 

  

Total Pop’n in Age Grp. 

315 

195 

290 

460 

530 

545 

560 

2,895 

Hhld Formation Rate % 

9.5 

46.2 

53.4 

60.9 

53.8 

67 

67 

54.4 

The Central, Hiawatha, and Shasta MHPs are located within the 10.02 CT. Approximately two thirds (66.7%) of ownership housing in this CT has a primary maintainer of 55y/o+. With a population of 1,635, this age grouping makes up over half (approximately 56.5%) of the total population in the CT. BC Assessment data shows that almost half (46.8%) of primary household maintainers in the Hiawatha MHP are 65+. 53.14% of primary household maintainers are over 65 in the Shasta MHP. As for the Central MHP, 84.21% were over 65.

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TENURE BY AGE GROUP OF PRIMARY HOUSEHOLD MAINTAINER KELOWNA – 2006 CENSUS 0008.00   Age of Maintainer  Owner/Tenant Hhlds 

15‐24 

25‐34 

35‐44 

45‐54 

55‐64 

65‐74 

75+ 

TOTAL 

  

  

  

  

  

  

  

  

No of Owner Hhlds 

30 

105 

150 

270 

345 

585 

875 

2,360 

   % of age group 

6.8 

25.6 

36.1 

45 

42 

53.7 

54.3 

  

   % of owner hhlds 

1.3 

4.5 

6.4 

11.4 

14.6 

24.8 

37.1 

  

No. of Tenant Hhlds 

80 

90 

95 

105 

105 

45 

215 

740 

   % of age group 

18.2 

22 

22.9 

17.5 

12.7 

4.1 

13.4 

  

   % of tenant hhlds 

10.8 

12.2 

12.8 

14.2 

14.2 

6.1 

29.1 

  

Total Hhlds 

110 

195 

245 

375 

450 

630 

1,090 

3,100 

   % of all hhlds by age of maintainer 

3.5 

6.3 

7.9 

12.1 

14.5 

20.3 

35.2 

  

Total Pop’n in Age Grp. 

440 

410 

415 

600 

825 

1,090 

1,610 

5,390 

Hhld Formation Rate % 

25 

47.6 

59 

62.5 

54.5 

57.8 

67.7 

57.5 

The Sunrise Village and Peacock MHPs are in the 08.00 MHP. More than three quarters (about 76.5%) of ownership housing has a primary household maintainer of 55y/o+ in this CT. The population of this age group in this CT is 3,525, equating to nearly two thirds (around 65.4%) the total CT population. BC Assessment data reveals that 81.8% of the Sunrise Village primary household maintainers claimed to be over 65y/o. The same data reveals that, for the Peacock MHP, only 23.33% of primary household maintainers was over 65y/o.

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TENURE BY AGE GROUP OF PRIMARY HOUSEHOLD MAINTAINER KELOWNA – 2006 CENSUS 0016.00  Age of Maintainer  Owner/Tenant Hhlds 

15‐24 

25‐34 

35‐44 

45‐54 

55‐64 

65‐74 

75+ 

TOTAL 

  

  

  

  

  

  

  

  

No of Owner Hhlds 

25 

95 

190 

195 

145 

150 

180 

995 

   % of age group 

5.2 

23.5 

38.8 

41.5 

38.7 

50.8 

52.9 

  

   % of owner hhlds 

2.5 

9.5 

19.1 

19.6 

14.6 

15.1 

18.1 

  

No. of Tenant Hhlds 

35 

105 

50 

60 

20 

15 

20 

315 

   % of age group 

7.2 

25.9 

10.2 

12.8 

5.3 

5.1 

5.9 

  

11.1 

33.3 

15.9 

19 

6.3 

4.8 

6.3 

  

Total Hhlds 

60 

200 

240 

255 

165 

165 

200 

2,265 

   % of all hhlds by age of maintainer 

2.6 

8.8 

10.6 

11.3 

7.3 

7.3 

8.8 

  

Total Pop’n in Age Grp. 

485 

405 

490 

470 

375 

295 

340 

2,860 

Hhld Formation Rate % 

12.4 

49.4 

49 

54.3 

44 

55.9 

58.8 

79.2 

   % of tenant hhlds 

There is only one MHP in the 16.00 CT, Okanagan Villa. Almost half (about 47.8%) of ownership housing is primarily maintained by someone 55y/o+. The population of this age group is 1,010. What this means is that half of the housing is owned by approximately one third of the population. Based on BC Assessment data, 70.21% of primary household maintainers in this MHP are over 65.

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TENURE BY AGE GROUP OF PRIMARY HOUSEHOLD MAINTAINER KELOWNA – 2006 CENSUS 0018.00  Age of Maintainer  Owner/Tenant Hhlds 

15‐24 

25‐34 

35‐44 

45‐54 

55‐64 

65‐74 

75+ 

TOTAL 

  

  

  

  

  

  

  

  

No of Owner Hhlds 

30 

80 

190 

275 

290 

315 

185 

1,365 

   % of age group 

8.7 

26.7 

45.2 

54.5 

54.7 

56.3 

60.7 

  

   % of owner hhlds 

2.2 

5.9 

13.9 

20.1 

21.2 

23.1 

13.6 

  

No. of Tenant Hhlds 

0 

25 

35 

25 

35 

20 

0 

140 

   % of age group 

0 

8.3 

8.3 

5 

6.6 

3.6 

0 

  

   % of tenant hhlds 

0 

17.9 

25 

17.9 

25 

14.3 

0 

  

30 

105 

125 

300 

325 

335 

185 

1,515 

2 

6.9 

8.3 

19.8 

21.5 

22.1 

12.2 

  

Total Pop’n in Age Grp. 

345 

300 

420 

505 

530 

560 

305 

2,965 

Hhld Formation Rate % 

8.7 

35 

29.8 

59.4 

61.3 

59.8 

60.7 

21.1 

Total Hhlds     % of all hhlds by age of maintainer 

Located near the Northern boundary of Kelowna is the 18.00 CT, containing five MHPs: Park Estates, Meadowbrook Estates, Belaire Estates, Winfield, and Holiday Park RV Resort. Nearly three fifths (approximately 57.9%) of ownership housing in this CT has a primary maintainer of 55y/o+. The population within this age group is 1,395. Thus, almost half (about 47%) of the population is 55y/o+ in this CT. BC Assessment data reveals the following percentages of primary household maintainers over 65: Park Estates (42.85%); Meadowbrook Estates (58.36%); Belaire Estates (21.32%); Winfield (22%); and Holiday Park RV Resort (52.92%).

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For the sake of comparison, the following table reveals this kind of data for the entire city. TENURE BY AGE GROUP OF PRIMARY HOUSEHOLD MAINTAINER CITY OF KELOWNA – 2006 CENSUS   Age of Maintainer  Owner/Tenant Hhlds 

15‐24 

25‐34 

35‐44 

45‐54 

55‐64 

65‐74 

75+ 

TOTAL 

  

  

  

  

  

  

No of Owner Hhlds 

500 

2,675 

5,630 

7,200 

5,985 

4,910 

   % of age group 

3.5 

22.5 

38.7 

44.9 

47.1 

50.4 

50    

   % of owner hhlds 

1.5 

8.2 

17.4 

22.2 

18.5 

15.2 

16.9    

1,765 

2,795 

2,200 

2,180 

1,310 

885 

12.2 

23.5 

15.1 

13.6 

10.3 

9.1 

13.3    

14 

22.2 

17.5 

17.3 

10.4 

7 

11.6    

2,270 

5,470 

7,830 

9,380 

7,300 

5,795 

5.1 

12.2 

17.4 

20.1 

16.2 

12.9 

Total Pop’n in Age Grp. 

14,415 

11,875 

14,545 

16,030 

12,715 

9,750 

10,975  90,305 

Hhld Formation Rate % 

15.7 

46.1 

53.1 

58.5 

57.4 

59.4 

63.3  49.8 

No. of Tenant Hhlds     % of age group     % of tenant hhlds  Total Hhlds     % of all hhlds by age of  maintainer 

      5,485  32,385 

1,460  12,600 

6,945  44,985  15.4    

Within all of Kelowna, over half (around 50.6%) of ownership housing has a primary household maintainer of 55y/o+. The population of this age group is 33,440, totaling over one third (approximately 37%) of Kelowna’s population included in this analysis.

Conclusion Manufactured home parks play an important role in providing lower-cost housing dispersed throughout Kelowna. It can be assumed based on available socio-demographic data and real estate costs that this type of housing is suited to first-time homebuyers, young families, and senior citizens. To meet the needs of a broad spectrum of housing needs and preferences the City of Kelowna must address the importance of manufactured home parks, examining the future of both the properties and their residents. Given the fact that this type of housing is important to senior citizens, it is important to address the likely need for assistance, both financial and with respect to “aging in place”.

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