Cochrane Community Housing Needs Assessment - NOVEMBER 2020 - Urban Matters CCC | Suite 101-134 11 Avenue SE, Calgary, AB T2G 0X5 - Town of ...
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
NOVEMBER 2020 Cochrane Community Housing Needs Assessment Urban Matters CCC | Suite 101-134 11 Avenue SE, Calgary, AB T2G 0X5
Prepared by:
Urban Matters CCC
Suite 101
134 11 Avenue SE
Calgary, AB T2G 0X5
P: (403) 512 - 5844
Leighton Ginther, Urban Planner
lginther@urbanmatters.ca
Prepared for:
Town of Cochrane
101 RancheHouse Road
Cochrane, AB T4C 2K8
Attn:
Corinne Burns, Housing Coordinator, Town of Cochrane
& Executive Director, Cochrane Society for Housing Options
This project was funded by the Canada Mortgage and
Housing Corporation and the Town of Cochrane
Cochrane Community Housing Needs Assessment ii | P a g e
Table of Contents
1. Introduction................................................................................................ 1
1.1 Project Overview......................................................................................................... 1
1.2 Assessment Process .................................................................................................... 1
1.3 Data Analysis .............................................................................................................. 2
1.4 Policies and Related Studies ...................................................................................... 2
Municipal Development Plan (2008) ....................................................................................................... 2
Sustainability Plan (2009) .............................................................................................................................. 3
How We Grow (2017) & Cochrane Growth Management Strategy (2013)............................. 3
Land Use Bylaw (2004) ..................................................................................................................................4
1.5 Housing Needs Assessment & Affordable Housing Strategy Updates (2009) ..... 5
2. Demographic Profile.................................................................................. 6
2.1 Population................................................................................................................... 6
Population ............................................................................................................................................................6
Age .........................................................................................................................................................................8
Mobility Status ...................................................................................................................................................9
2.2 Households ................................................................................................................ 12
Households ........................................................................................................................................................ 12
Household Composition.............................................................................................................................. 13
Household Size ................................................................................................................................................14
3. Income and Economic Profile .................................................................. 16
3.1 Household Income .................................................................................................... 16
Household Income .........................................................................................................................................16
3.2 Economy .................................................................................................................... 18
Workers by Industry ....................................................................................................................................... 18
Economic Indicators ......................................................................................................................................19
Workforce Commuting ............................................................................................................................... 20
4. Housing Profile ........................................................................................ 22
4.1 Dwelling Units ...........................................................................................................22
Household Tenure......................................................................................................................................... 26
Cochrane Community Housing Needs Assessment iii | P a g e
4.2 Ownership in Cochrane ............................................................................................ 27
Home Values ....................................................................................................................................................27
4.3 Rental Housing ......................................................................................................... 30
Primary Rental Market ................................................................................................................................. 30
Subsidized and Below Market Value Rental Market ........................................................................32
Comparable Communities: Subsidized and Below Market Value Rental Market ...............33
Profile of Renter Households and Overspending............................................................................. 34
4.4 Housing Indicators and Core Housing Need ......................................................... 36
Adequacy .......................................................................................................................................................... 36
Suitability ............................................................................................................................................................37
Affordability ......................................................................................................................................................37
Homelessness in Cochrane........................................................................................................................ 38
5. Community Growth ................................................................................. 40
Population Projections .................................................................................................................................40
Population by Age..........................................................................................................................................41
Household Projections ................................................................................................................................. 43
Projected Households by Household Maintainers ........................................................................... 45
6. Community Engagement......................................................................... 48
6.1 Engagement Approach............................................................................................ 48
6.2 Survey ....................................................................................................................... 48
Description ....................................................................................................................................................... 48
What We Heard............................................................................................................................................. 49
6.3 Focus Groups ........................................................................................................... 52
Description ....................................................................................................................................................... 52
What We Heard............................................................................................................................................. 53
What We Heard / Follow-up Focus Group Feedback ................................................................... 61
6.4 Interviews ................................................................................................................... 61
Description ........................................................................................................................................................61
What We Heard............................................................................................................................................. 62
7. Gap Analysis ............................................................................................ 62
7.1 Market Housing ........................................................................................................ 63
Home Ownership .......................................................................................................................................... 63
Cochrane Community Housing Needs Assessment iv | P a g eRental Market .................................................................................................................................................. 65
7.2 Below Market Housing, Supportive and Emergency Housing .............................. 67
8. Summary and Next Steps ........................................................................ 68
8.1 Summary ................................................................................................................... 68
8.2 Major Findings ......................................................................................................... 68
8.3 Next Steps ................................................................................................................. 71
9. Glossary .................................................................................................... 74
Figure Reference
Figure 1: Population Increase in Cochrane, 2001-2016 ......................................................................................................6
Figure 2: Comparative Percentage Increase of Population, 2006-2016 ..................................................................... 7
Figure 3: Population Growth by Age Group in Cochrane (2006 to 2016)................................................................ 7
Figure 4: Percentage of Movers vs. Non-Movers: One Year Ago and Five Year Mobility Status in
Cochrane, 2016 .............................................................................................................................................................10
Figure 5: 1-Year Ago Mobility Status in Cochrane, 2015-2016.....................................................................................10
Figure 6: 5-Year Mobility Status in Cochrane, 2011-2016 ................................................................................................11
Figure 7: Comparative Percentage of Movers Within Past Five Years, 2011-2016 ...............................................11
Figure 8: Number of Private Households in Cochrane, 2006-2011 ............................................................................ 12
Figure 9: Household Composition in Cochrane, 2016 ..................................................................................................... 14
Figure 10: Percentages of Household Size in Cochrane, 2016...................................................................................... 15
Figure 11: Comparative Median Incomes Before Tax (2016) ........................................................................................ 17
Figure 12: Median Household Income by Household Type (2016)........................................................................... 17
Figure 13: Households by Income Brackets, 2016............................................................................................................... 18
Figure 14: Comparative Labour Force Participation (2016).......................................................................................... 20
Figure 15: Cochrane Workforce Commuting Destination, 2016 ................................................................................. 21
Figure 16: Comparative Percentages of People Living and Working Within Same Municipality, 2016 ...... 21
Figure 17: Dwelling Unit Composition in Cochrane, 2016..............................................................................................23
Figure 18: Single Detached Dwellings as Percentage of Total Units Per Municipality, 2016 ...........................23
Figure 19: Non-Apartment Attached Housing as Percentage of Total Units Per Municipality, 2016......... 24
Figure 20: Household Tenure over Time in Cochrane, 2006-2016 ........................................................................... 26
Figure 21: Comparative Percentage of Residents in Rental Housing (2016) ..........................................................27
Figure 22: Median Value of Dwelling Unit in Cochrane (2016) .................................................................................. 28
Figure 23: Average Value of Dwelling Unit in Cochrane (2016) ................................................................................ 28
Figure 24: Comparative Median Value of Dwelling Units (2006-2016).................................................................. 29
Figure 25: Available Primary Rental Units by Bedroom Type in Cochrane (2006-2019) ................................. 31
Figure 26: Cost of Rental Units by Bedroom Type in Cochrane (2006-2019)...................................................... 31
Figure 27: Primary Rental Vacancy Rates in Cochrane (2006-2018) .........................................................................32
Figure 28: Rates per Category of Core Housing Need in Cochrane (2006-2016)............................................. 38
Cochrane Community Housing Needs Assessment v|P a g eFigure 29: Projected Population (Primary) Growth, 2016-2046.................................................................................. 40
Figure 30: Population Change by Age (2016-2046) ....................................................................................................... 42
Figure 31: Population Change (%) by Age (2016-2046) ................................................................................................ 42
Figure 32: Household Projections by Tenure, 2016-2046 .............................................................................................. 43
Figure 33: Household Projections by Family Type, 2016-2046 ................................................................................... 44
Figure 34: Contribution to Total Increase in Households by Family Type, 2016-2046 ..................................... 44
Figure 35: Household Percentage Change by Primary Maintainer Age (2016-2046)....................................... 46
Figure 36: Total Household Maintainer ................................................................................................................................ 46
Figure 37: Household Maintainer (Owner) .......................................................................................................................... 47
Figure 38: Household Maintainer (Renter) .......................................................................................................................... 47
Figure 39: Survey Responses by Housing Tenure Type ................................................................................................ 49
Table Reference
Table 1: Comparative Percentage of Population Per Age Group, 2016 ....................................................................8
Table 2: Comparative Increase in Number of Private Households (2011-2016).................................................... 13
Table 3: Private Dwellings by Number of Bedrooms in Cochrane, 2016 ................................................................. 15
Table 4: Comparative Percentage of Dwellings Built in Each Period of Construction ..................................... 25
Table 5: Below Market Rental Units by Category .............................................................................................................33
Table 6: Below Market Rental Units by Age........................................................................................................................33
Table 7: Renters in Cochrane, by Income Quartile and Bedroom Size.................................................................... 34
Table 8: Renters in Cochrane Significantly Overpaying for Housing ....................................................................... 35
Table 9: Number of Households per Dimension of Core Housing Need in Cochrane, 2016 ......................... 37
Table 10: Projected Population Growth by 10-Year Increment ................................................................................... 41
Table 11: List of Focus Group Sessions ................................................................................................................................. 52
Table 12: Question 1-4 Summary from the Developers and Builders, Service Providers, and Seniors Focus
Group Sessions ............................................................................................................................................................ 54
Table 13: Question 5 & 6 summary from the Developers and Builders Liaison Focus Group ........................ 58
Table 14: Question 5 & 6 summary from the Service Providers Focus Group Session ..................................... 59
Table 15: Question 5 & 6 summary from the Seniors Focus Group Session ......................................................... 60
Table 16: Analysis of Owner Affordability by Dwelling and Median-Earning Household Type ................... 64
Table 17: Analysis of Renter Affordability by Dwelling and Median-Earning Household Type .................... 65
Table 18: Analysis of Renter Affordability by Dwelling and Household Earning Below .................................... 66
Reader’s Note:
The first instance of any term defined in 9. Glossary has been bolded in the text of the document.
Cochrane Community Housing Needs Assessment vi | P a g e1. Introduction
1.1 Project Overview
Over the past decade, the Town of Cochrane has been one of Alberta’s – if not Canada’s – fastest growing
communities. This period of intense growth has placed increased pressure on the housing supply.
The Town of Cochrane and the Cochrane Society for Housing Options (CSHO) have worked hard to
stay up to date with the changing conditions in the community by undertaking several community surveys
and housing strategies.
In 2009, the Cochrane Affordable Housing Strategy and Implementation Plan was developed to guide
decision-making and investment in local affordable housing. Since 2009, the Town of Cochrane and
CSHO have received positive feedback regarding service delivery through various surveys. However,
community residents have also indicated the need for more affordable housing and housing with supports.
Thus, in 2019, the Town and CSHO partnered again in order to better understand housing challenges and
how to respond to them; and, as a result, the Town and CSHO initiated this Housing Needs Assessment
(HNA) to build a more complete understanding of the current and future housing needs in the community.
This work will be used to inform community planning processes going forward.
1.2 Assessment Process
The study process included five components, including:
1. Review of background policies, plans, and other Town documents
2. Analysis of data on Cochrane’s demographics, economy, housing, and community growth
3. Engagement with key stakeholders in the community
4. Development of next steps
It is important to highlight that the HNA process was extended in order to respect public health and safety
guidelines during the COVID-19 pandemic in spring/summer 2020. In particular, the community
engagement schedule and format was adjusted to meet with stakeholders virtually.
To complement the data analysis and provide additional context of housing issues, the Town completed
one (1) community survey and three (3) focus groups. We contacted eight (8) individuals to conduct key
person interviews in summer 2020; seven (7) out of eight (8) individuals indicated an interest in participating
in the key interview process.
Please refer to Section 6 Community Engagement for additional details.
Cochrane Community Housing Needs Assessment 1|P a g e1.3 Data Analysis
This report draws on available statistical information on demographics and housing, as well as the
knowledge and experience of housing-related stakeholders in Cochrane.
The information summarized and used within this report was collected from several datasets published by
Alberta’s Office of Statistics and Information; Statistics Canada (includes 2016, 2011, and 2006 censuses
and 2011 National Household Survey); the Canada Mortgage and Housing Corporation (CMHC); and
the Canadian Rental Market Index.
There are some limitations to the data available.
The first limitation is that the projections contained in this report are based on assumptions available to us
today and represent a plausible base case should the assumptions remain true over time.
The second limitation is due to the voluntary nature of the 2011 National Household Survey, the data is
considered less reliable. Because of this, the 2006 Census data is used for comparison purposes where
possible.
1.4 Policies and Related Studies
Municipal Development Plan (2008)
The Cochrane Municipal Development Plan (MDP) is a high-level document that guides planning and
development in the Town. The most recent version of the plan was adopted in 2008. Various parts of the
MDP speak to or provide direction on housing, but most of the guidance is focused on new development
and residential subdivisions. The Principles & Goals of the document speak primarily to the need for a
diversity of housing types as part of a high quality of life. Provision of a mix of housing types is the
predominant theme throughout the MDP policies.
Section 8.4 of the MDP directs ‘Residential’ development and contains goals related to a balance of
housing types for people from all stages of life and backgrounds, innovative and efficient subdivision
development, and the preservation or restoration of historic buildings.
Policies in Section 8.4 emphasize the need for a mix of housing types and tenures, as well as affordable and
special needs housing. The MDP requires that all development meet a minimum density of 8.0 units per
gross developable acre. Policies for existing areas emphasize the need for infill to provide densification,
strengthen the mix of housing types available in the Town, and ensure efficient use of existing infrastructure
and amenities.
Cochrane Community Housing Needs Assessment 2|P a g eSustainability Plan (2009)
Cochrane’s Sustainability Plan guides sustainable decision-making for the Town and general public and
places particular focus on the shared responsibility for comprehensive sustainability. The Plan identifies
several key areas of action, which include: cultural, social, natural environmental, economic, built
environmental, and governance.
As part of the overarching Cochrane is a Complete Community section, the Plan discusses the goal of
‘having a roof over everyone’s head.’ The vision for the future that the Plan targets by 2059 is:
“Housing in Cochrane is diverse, accessible, safe and affordable to all income
levels, for either ownership or rental. Partnerships in the community exist to
ensure this is achieved and sustained over the longer term – in both good and
challenging economies. A balanced inventory of residential, non-residential and
open space fosters diversity in land use, and in turn supports more affordable
housing choices.”
The Cochrane is a Complete Community section discusses Cochrane’s current situation: high median
incomes and limited affordable housing options for residents in lower income brackets, either for ownership
or rental. The document notes that the Cochrane Housing Needs Assessment Update in 2009 and the
work of the CSHO have increased the availability of affordable options for lower income residents. Overall,
the plan states that with a greater mix of product types in new residential communities and the below-
market rent units being introduced, housing affordability in Cochrane is improving gradually.
How We Grow (2017) & Cochrane Growth Management
Strategy (2013)
‘How We Grow’ is a key document that supplements the Growth Management Strategy and explains the
growth direction for the Town. It lays out the development process, key development costs, and the
decisions that Council, Administration, the development industry, and the general public will have to make
at each stage. Building on the guidance provided in the MDP, the Growth Plan states that Cochrane’s
density target is between 8 and 10 dwelling units per gross developable acre.
The Growth Management Strategy is a detailed document that projects future growth of the Town and
provides a framework for identifying future growth priorities and development policies based on these
projections. Achieving a mix of housing types over the growth period is stated as a primary goal of the plan,
which, as the Strategy notes, aligns with the directions of the MDP and the Sustainability Plan. Specifically,
for housing, direction is given for the Town to create an Affordable Housing Strategy as part of the Social
and Cultural pillar of the framework for action and implementation. This is noted as “Completed with
ongoing implementation” in the status of the initiative (referring to the Town’s 2009 Affordable Housing
Strategy).
Cochrane Community Housing Needs Assessment 3|P a g eThe models used in the Growth Management Strategy project that Cochrane will reach a population of
66,000 by 2062. Based on these projections and a predicted decrease in household size over the same
period, the Strategy estimates that almost 20,000 new residential units will be required by 2062. The
Strategy encourages this to be a mix of new development and redevelopment of existing areas, with an
emphasis on increasing the number of new units from redevelopment to 25% of total development.
Land Use Bylaw (2004)
The Cochrane Land Use Bylaw (LUB) is a powerful implementation tool that is used to govern the type
and shape of development on any and every piece of land within Cochrane. The LUB provides site-specific
direction, as well as direction for certain areas of Town, and uses within each area. In addition to providing
regulations on development details, the LUB can also restrict development or activities in certain areas or
across the Town.
Cochrane’s LUB contains regulations that impacts the type of housing available and what it must look like
depending on the location. A few key details are listed below:
• A registered owner of a lot is restricted to one garden or accessory suite per property.
• The following residential dwelling types are permitted in Cochrane (each within various districts):
• Single-detached
• Semi-detached
• Duplexes
• Street oriented townhomes
• Accessory suites (one per lot)
• Garden suites (one per lot)
• Multi-unit
• Multi-unit as seniors housing
• Live-work unit
• Lodge accommodations
• Manufactured homes (modular/ mobile)
• The maximum building height for residential dwellings in any district is 25.00 m (as per the Mid-
Rise High Density Multi-Unit Dwelling District [R-4]).
• The maximum density allowable in any district is 150 units per hectare (as per the High Density
Multi-Unit Dwellings District [R-M]).
Cochrane Community Housing Needs Assessment 4|P a g e1.5 Housing Needs Assessment & Affordable Housing
Strategy Updates (2009)
In 2009, the Town of Cochrane and CSHO undertook updates to both the 2001/2002 Housing Needs
Assessment and the 2002 Affordable Housing Strategy. The updating of these documents in 2009 aligned
with the preparation of two new policy documents for the Town: the Cochrane Sustainability Plan and the
Social Master Plan, both of which had direct links to goals and policies tied to affordable housing.
Since 2009, the context in which affordable housing is planned for and implemented has changed
significantly, but the Town and CSHO have been able to accomplish a significant portion of the
implementation goals that were outlined in the 2009 Affordable Housing Strategy. These goals include:
• Ongoing monitoring and tracking of implementation priorities
• Amendments to the Municipal Development Plan, Land Use Bylaw, Growth Management
Strategy, statutory or Town plans to incorporate affordable housing goals, targets, policies
• Current updates to the Housing Needs Assessment
• Networking within the region, provincially, and federally to build a supportive network
Areas that have been identified for future improvement and efforts include:
• Community development and outreach to build awareness and capacity in the general public
about housing affordability (presentations, workshops, awareness campaigns, etc.)
• Monitoring of housing needs and targets
• Building the case for and sustaining more full-time housing positions out of CSHO
Cochrane Community Housing Needs Assessment 5|Page2. Demographic Profile
Housing is intertwined with the demographics of a community. This section contains information on the
demographic context of Cochrane: population, number of households, household sizes and family types.
Data in this section is from the 2016, 2011, and 2006 censuses and 2011 National Household Survey.
2.1 Population
What does it mean / Population refers to the number of people who live in a place.
Why does it matter / Trends in population have a significant impact on the type of housing that
is needed in the community.
Key finding / Cochrane has witnessed significant growth between 2001 and 2016. When
compared to other municipalities in the region, Cochrane is one of the only municipalities to
increase in population rate over the three previous census periods.
Population
Data Summary (Figure 1, Figure 2 and Figure 3)
• At the time of the 2016 census, Cochrane’s population was 25,853.
• Cochrane’s population has grown at an increasing rate between 2001 and 2016.
• Between 2011 and 2016, Cochrane’s population grew by 47%. This is the highest population
change among comparable communities in the region and the provincial change.
• While population growth across age groups was relatively steady between 2006 and 2011,
population growth across almost all age groups was significant between 2011 and 2016. In
particular, age groups between 0-14, 25-44, and 45-64 witnessed the most significant growth.
Figure 1: Population Increase in Cochrane, 2001-2016
Source: Statistics Canada Census Program, Census Profiles 2001, 2006, 2011, 2016
30,000 25,853
POPULATION
17,580
20,000 11,798 13,760
10,000
0
2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
YEAR
Cochrane Community Housing Needs Assessment 6|PageFigure 2: Comparative Percentage Increase of Population, 2006-2016
Chestermere Okotoks Airdrie Calgary Cochrane Linear (Cochrane)
200.0%
180.0%
160.0%
INCREASE OF POPULATION (%)
140.0%
120.0%
100.0%
80.0%
60.0%
40.0%
20.0%
0.0%
2006 2011 2016
YEAR
Source: Statistics Canada Census Program, Census Profiles 2006, 2011, 2016
Figure 3: Population Growth by Age Group in Cochrane (2006 to 2016)
9000
8000
7000
6000
Population
5000
4000
3000
2000
1000
0
0-14 15-24 25-44 45-64 65-84 85+
Age Group
2006 2011 2016
Source: Statistics Canada Census Program, Census Profiles 2006, 2011, 2016
Cochrane Community Housing Needs Assessment 7|P a g eAge
What does it mean / Age refers to the age of a person at their last birthday.
Why does it matter / Trends in age groups help a municipality understand what
type and size of housing may be needed in the future.
Key finding / Cochrane has a slightly higher proportion of residents over 65
compared to other municipalities in the region.
Data Summary (Table 1.0)
• The average age of the population in Cochrane is 37.2. The median age is 37.0. The average age
in Alberta is 37.8, where the median age is 36.7.
Table 1: Comparative Percentage of Population Per Age Group, 2016
0 to 14 Years 15 to 64 Years 65 Years and Over
Cochrane 21.3% 67.2% 11.5%
Airdrie 25.0% 68.3% 6.7%
Okotoks 24.1% 65.6% 10.4%
Chestermere 24.2% 68.7% 7.1%
Calgary 18.3% 70.5% 11.2%
Alberta 19.2% 68.5% 12.3%
Source: Statistics Canada Census Program, Census Profile 2016
Cochrane Community Housing Needs Assessment 8|PageMobility Status
What does it mean / Mobility status refers to whether a person changed residences from the
previous year (e.g. moved between 2015-2016). People change residences from elsewhere in
Alberta (e.g. Interprovincial migrant), or from another province (e.g. Interprovincial migrants). Or,
people may move to a municipality from outside of Canada (e.g. External migrants).
Why does it matter / Trends in a population’s mobility status influence a municipality’s housing
supply and demand.
Key findings / In 2016, 17 percent (4,410 individuals) of Cochrane’s population had changed
residence from the previous year. Eleven (11%) percent of the total population (2,670 individuals)
moved from outside Cochrane.
Looking over a longer period, population was more in flux between 2011 and 2016: fifty-six (56%) of
Cochrane’s population changed their place of residence (13,300 individuals) between these years.
Of those that moved between 2011 and 2016, forty (40%) moved from outside the community.
Data Summary (Figure 4, Figure 5, Figure 6, and Figure 7):
• In 2016, 17 percent (4,410 individuals) of the Cochrane population had changed residence from
the previous year.
• Between 2015-2016 (e.g. 1-Year Ago Mobility Status), eleven (11%) percent of the total population
(2,670 individuals) moved from outside Cochrane. Of those 2,670 individuals: 78 percent (2,095
individuals) moved from elsewhere in Alberta, 19 percent (500 individuals) moved from another
province, and 6 percent (165 individuals) were newcomers to Canada.
• Between 2011-2016, 56 percent (13,300 individuals) of Cochrane’s population changed their place
of residence. In comparison with other municipalities in the region, this is a high mobility status rate
and highlights that a higher number of people (13,300 individuals) changed their residence
between 2011 – 2016 than the 44 percent (10,370 individuals) that did not in Cochrane.
• Between 2011-2016 (e.g. 5-Year Mobility Status), forty percent (40%) of the population (9,475
individuals) moved from outside the community. Of those 9,475 individuals: 27 percent (6,375
individuals) moved from elsewhere in Alberta, 9 percent (2,080 individuals) moved from another
province, and 4 percent (1,020 individuals) were newcomers to Canada.
Cochrane Community Housing Needs Assessment 9|PageFigure 4: Percentage of Movers vs. Non-Movers: One Year Ago and Five Year Mobility Status in
Cochrane, 2016
120%
100%
80%
Percentage (%)
44%
60% 83%
40%
56%
20%
17%
0%
1 Year Ago 5 Years Ago
Year
Movers Non-movers
Source: Statistics Canada Census Program, Census Profile 2016
Figure 5: 1-Year Ago Mobility Status in Cochrane, 2015-2016
2,500
2,095
Number of Movers From Outside of
2,000
1,500
Cochrane
1,000
500
500
165
0
Intraprovincial migrants Interprovincial migrants External migrants
Type of Mover
Source: Statistics Canada Census Program, Census Profile 2016
Cochrane Community Housing Needs Assessment 10 | P a g eFigure 6: 5-Year Mobility Status in Cochrane, 2011-2016
7,000
6,375
Number of Movers From Outside of
6,000
5,000
Cochrane
4,000
3,000
2,080
2,000
1,020
1,000
0
Intraprovincial migrants Interprovincial migrants External migrants
Type of Mover
Source: Statistics Canada Census Program, Census Profile 2016
Figure 7: Comparative Percentage of Movers Within Past Five Years, 2011-2016
Alberta 45%
Chestermere 45%
Okotoks
Community
48%
Airdrie 56%
Calgary 46%
Cochrane 56%
0% 10% 20% 30% 40% 50% 60%
Percentage (%)
Source: Statistics Canada Census Program, Census Profile 2016
Cochrane Community Housing Needs Assessment 11 | P a g e2.2 Households
What does it mean / Household refers to a person or a group of people who live in the same
house.
Why does it matter / Trends in household numbers provide one indication of current housing
need in a community.
Key Findings / Cochrane had 9,755 private households in 2016. The number of households
increased by 50 percent (3,230 households) between 2011 and 2016. This rate of household growth
is five times the rate of Calgary and Alberta during the same timeframe.
Households
Figure 8: Number of Private Households in Cochrane, 2006-2011
12,000
9,755
10,000
NUMBER OF HOUSEHOLDS
8,000
6,525
6,000
4,835
4,000
2,000
0
2004 2006 2008 2010 2012 2014 2016 2018
YEAR
Source: Statistics Canada Census Program, Census Profiles 2006, 2011, 2016
Cochrane Community Housing Needs Assessment 12 | P a g eTable 2: Comparative Increase in Number of Private Households (2011-2016)
Comparable Community Number of New Private Percentage Increase
in the Region Households
Cochrane 3,230 50%
Calgary 43,305 10%
Alberta 137,400 10%
Source: Statistics Canada Census Program, Census Profiles 2011 and 2016
Household Composition
What does it mean / Household composition refers to the type of family occupying a dwelling.
Examples of household composition include couples with or without children or one person living
alone.
Why does it matter / Trends in a household composition help a municipality understand how
families are structured within the population and potential demand for specific housing sizes and
types.
Key Findings / Of the 9,755 private households in Cochrane, 67 percent (67%) are couples
(with or without children).
Data Summary (Figure 9):
• There are 9,755 private households identified as families in Cochrane.
• Of these 9,755 private households, 67 percent (6,505 households) are couples (with or without
children) and 7 percent (675 households) are lone-parent families.
• The remaining 27 percent of households are non-census families (22 percent or 2,110 households),
and other census families (5 percent or 465 households).
Cochrane Community Housing Needs Assessment 13 | P a g eFigure 9: Household Composition in Cochrane, 2016
40%
35%
3,400
35% 32%
3,105
30%
25% 22%
Percentage (%)
2,110
20%
15%
7%
10%
675 5%
465
5%
0%
Couples without Couples with Lone-parent Non-census family Other census family
children children families households households
Household Type
Source: Statistics Canada Census Program, Census Profile 2016
Household Size
What does it mean / Household size refers to the number of people in a household.
Why does it matter / Trends in a household size indicate how many bedrooms a household may
need.
Key Findings / The average household size in 2016 was 2.6 people in Cochrane. The average
household size in Cochrane has decreased over time, falling from 2.8 people in 2006, and 2.7
people in 2011.
Data Summary (Figure 10, and Table 3):
• Cochrane’s average household size was 2.6 people in 2016. This is the same household size as
Calgary and Alberta, but slightly lower than comparable communities in region (average
household size ranges between 2.8 to 3.3 people per household).
• The highest proportion of households in Cochrane are 2 person households (38 percent of
households).
Cochrane Community Housing Needs Assessment 14 | P a g e• Of the total 9,760 private dwellings in Cochrane, 7,905 households (80 percent) live in dwellings
with three or more bedrooms.
Figure 10: Percentages of Household Size in Cochrane, 2016
9%, 870 households 19%, 1,810
households
17%, 1,685
households
17%, 1,690
households
38%, 3,705
households
1 person 2 person 3 person 4 person 5 or more person
Source: Statistics Canada Census Program, Census Profile 2016
Table 3: Private Dwellings by Number of Bedrooms in Cochrane, 2016
Private Dwellings by Number of Bedrooms Number of Dwellings Total Percentage
No bedrooms 10 0.1%
1 bedroom 285 2.9%
2 bedrooms 1,560 16.0%
3 bedrooms 4,835 49.6%
4 or more bedrooms 3,070 31.5%
Total 9,760
Source: Statistics Canada Census Program, Census Profile 2016
Cochrane Community Housing Needs Assessment 15 | P a g e3. Income and Economic Profile
This section presents information on household incomes, employment, and economic indicators. Readers
of this report should note the 2016 Census income data is from 2015. The income data for 2006 and 2011
are adjusted for 2015 constant dollars.
3.1 Household Income
Household Income
What does it mean / Household income refers to the sum of total income for a household.
Why does it matter / Trends in a median household income identify the mid-point of income
distribution in the community (or, that half of the sample make more than the median income and
half makes less than the median income).
Key Findings / Median income in Cochrane (before tax) in 2016 was $113,500. This is a 16 percent
increase from 2011, when the median income was $97,923.
Data Summary (Figure 11, Figure 12, Figure 13):
The largest proportion of households in Cochrane have an income of $200,000 or greater (16.6%). This
trend is the same for comparable communities in the region except for Airdrie, Calgary, and the province.
• Cochrane’s median income ($113,500) is in the same range as comparable communities in the
region and higher than both Calgary ($97,334) and the provincial medians ($93,835).
• Couples with children, who are the most common household type, earn almost double the
household median income ($149,077) of lone-parent families ($77,261). This is likely due to dual
incomes in couples with children households.
• Approximately 58 percent (5,645 households) of Cochrane households have an annual income of
$100,000 or greater. This trend is line with the average (61 percent) in comparable communities in
the region and higher than both Calgary (48.6 percent) and the provincial percentages (46.6
percent).
• Approximately 3.2 percent (315 households) of Cochrane households are earning under $20,000
per year and 10.8 percent (1,055 households) are earning under $40,000 per year. Percentages of
households earning under $20,000 and $40,000 are slightly above the average in comparable
communities in the region, but well below those of Calgary and the province.
Cochrane Community Housing Needs Assessment 16 | P a g eFigure 11: Comparative Median Incomes Before Tax (2016)
134,101
116,163
113,500
109,992
97,334
DOLLARS (THOUSANDS)
2016 Median
Cochrane 113,500
Calgary 97,334
Airdrie 109,992
Okotoks 116,163
Chestermere 134,101
COMMUNITY
Source: Statistics Canada Census Program, Census Profile 2016
Figure 12: Median Household Income by Household Type (2016)
Couples with children 149,077
Couples without children 113,280
Household Type
Lone-parent families 77,261
Other census family households 151,125
Non-census family households 63,031
- 20,000 40,000 60,000 80,000 100,000 120,000 140,000 160,000
Income (Dollars)
Source: Statistics Canada Census Program, Census Profile 2016
Cochrane Community Housing Needs Assessment 17 | P a g eFigure 13: Households by Income Brackets, 2016
$200,000 and over 1,615
$150,000 0 199,999 1,565
$125,000 - $149,999 1,085
$100,000 - $124,999 1,375
Income ($)
$80,000 - $99,000 1,115
$60,000 - $79,000 1,045
$40,000 - $59,000 900
$20,000 - $39,000 740
Under $20,000 315
0 200 400 600 800 1,000 1,200 1,400 1,600 1,800
Number of Households
Source: Statistics Canada Census Program, Census Profile 2016
3.2 Economy
Workers by Industry
What does it mean / Workers by industry refers to a general group of economic sectors
engaged in a specific set of activities.
Why does it matter / Trends in workers by industry help a municipality understand which
primary economic sectors employ the population.
Key Findings / In 2016, there were a total of 14,785 people in the labour force in Cochrane.
Data Summary:
Five industries employ 48 percent (7,060 people) of Cochrane’s population:
• Health Care and Social Assistance: 12%
• Construction: 10%
• Retail Trade: 10%
• Professional, Scientific and Technical Services: 8%
• Accommodation and Food Services: 8%
Cochrane Community Housing Needs Assessment 18 | P a g eThese percentages reflect similar employment trends in these industries across comparable communities
in the region, Calgary, and the province.
Economic Indicators
What does it mean / Economic indicators refer to three particular terms: employment rate,
unemployment rate, and overall participation in the labour force. Participation rate measures the
total labour force of a community (people aged 15 years or older), and encompasses people that
are employed and unemployed.
Why does it matter / Trends in participation rate, employment rate, and unemployment rate are
three indicators that help illustrate a population’s economic profile.
Data Summary (Figure 14):
• In 2016, 74 percent (14,975 individuals) of Cochrane’s total population participated in the labour
force.
• In 2016, the Town had a 69 percent employment rate (13,925 people) and a 7 percent
unemployment rate (1,050 people).
• The participation, employment, and unemployment rates are generally similar across comparable
communities in the region, Calgary, and the province.
• In 2016, between males and females, approximately 11.3 percent fewer females (720 females)
participated in the labour force, which is similar to comparable communities in the region, Calgary,
and the province.
Cochrane Community Housing Needs Assessment 19 | P a g eFigure 14: Comparative Labour Force Participation (2016)
180.0%
160.0%
8.3%
7.0% 7.7% 7.3%
140.0% 9.5% 9.0%
120.0%
72.3%
69.1% 66.2% 67.8% 69.8%
65.4%
Rate (%)
100.0%
80.0%
60.0%
40.0% 74.3% 73.1% 78.8% 73.4% 75.3% 71.8%
20.0%
0.0%
Cochrane Calgary Airdrie Okotoks Chestermere Alberta
Community
Participation rate Employment rate Unemployment rate
Source: Statistics Canada Census Program, Census Profile 2016
Workforce Commuting
What does it mean / Commuting refers to the travel between a person’s place of residence
and their place of work.
Why does it matter / Trends in commuting indicate to the municipality how many people live
and work in and outside of the community.
Data Summary (Figure 15, Figure 16):
• In 2016, 37 percent (3,990 people) live and work in Cochrane, 55 percent (5,915 people) work in a
different municipality (but in the same region), 6 percent (640 people) work in a different region
of the province, and 1 percent (120 people) work outside the province.
• The percentage of residents who work outside of the municipality in which they live is similar or
greater when compared to other municipalities in region of comparable size but much higher than
the rates for Calgary and the province.
Cochrane Community Housing Needs Assessment 20 | P a g eFigure 15: Cochrane Workforce Commuting Destination, 2016
6% 1%
Within Cochrane
37%
Different municipality within Cochrane region
(same census division, i.e. City of Calgary)
Different census division within Alberta
56%
Different province or territory
Source: Statistics Canada Census Program, Census Profile 2016
Figure 16: Comparative Percentages of People Living and Working Within Same Municipality, 2016
100% 94%
90%
80% 73%
70%
Percentage
60%
50%
36% 37%
40% 33%
30%
20% 13%
10%
0%
Chestermere Airdrie Okotoks Cochrane Alberta Calgary
Community
Source: Statistics Canada Census Program, Census Profile 2016
Cochrane Community Housing Needs Assessment 21 | P a g e4. Housing Profile
The housing stock of a community reveals both the history and potential future in the community. Housing
and related infrastructure are expensive investments, particularly in the current market conditions. They do
not always keep up with changes in demographic and economic conditions. This section presents an
inventory of housing-related information in Cochrane related to housing tenure (i.e. ownership and rental),
dwelling type, dwelling size, and dwelling age. This information provides context and helps to reveal gaps
in meeting community housing needs.
The data in this section is gathered from the 2016, 2011, and 2006 censuses and 2011 National Household
Survey. Other data sources include the Canada Mortgage and Housing Corporation (CMHC) Rental
Market Survey and Canadian Housing Market Index.
4.1 Dwelling Units
What does it mean / A dwelling refers to a set of living quarters.
Why does it matter / The number of dwelling units indicates how many physical homes are in
the community.
Key Findings / In 2016, Cochrane had a total of 9,755 dwellings. Of the 9,755 dwellings, 63
percent (6,140 dwellings) of the dwelling units in Cochrane are single detached homes. 33 percent
(3,260 dwellings) of housing in Cochrane was constructed between 2011 and 2016; this reveals that
Cochrane has a relatively new housing stock pool.
Data Summary (Figure 17, Figure 18, Figure 19, Table 4):
• In 2016, Cochrane had a total of 9,755 dwellings. Of the 9,755 dwellings, 63 percent (6,140
dwellings) of the dwelling units in Cochrane are single detached homes.
• No persons live in apartments that are higher than 5 storeys or moveable dwellings
• Approximately 10 percent (1,010 dwellings) of residents live in apartment buildings (under 5
storeys).
• Roughly 1 percent (90 dwellings) live in an ‘apartment or flat in a duplex.’ This category includes
secondary suites.
• Compared to other similar communities in the region, Cochrane appears to have a lower
proportion of single detached dwellings. However, based on the Statistics Canada definition of
“apartment in a building that has fewer than five storeys”, such units are often located within a
single detached-type dwelling.
Cochrane Community Housing Needs Assessment 22 | P a g e• Cochrane has the highest percentage of attached housing exclusive of apartments across the
comparable communities, including Calgary and Alberta.
• 33 percent (3,260 dwellings) of housing in Cochrane was constructed between 2011 and 2016.
This generally aligns with comparable communities in the region but differs from the construction
trends over time in Calgary and the province (which saw more houses constructed prior to the
2000’s than after).
• With only about 16 percent (1,600 dwellings) of units in Cochrane built prior to 1990 and a high
proportion of units built between 2011 and 2016, Cochrane has a relatively new housing stock,
indicating that there is a lower likelihood of units that would require major repairs or renovations.
Figure 17: Dwelling Unit Composition in Cochrane, 2016
1%, 90
10%, 1,010 Single-detached house
Semi-detached house
12%, 1,160
Row house
14%, 1,345
63%, 6,140 Apartment or flat in a duplex
Apartment in a building that has
fewer than five storeys
Source: Statistics Canada Census Program, Census Profile 2016
Figure 18: Single Detached Dwellings as Percentage of Total Units Per Municipality, 2016
90%
77% 80%
80%
68%
70% 63% 62%
56%
Percentage (%)
60%
50%
40%
30%
20%
10%
0%
Cochrane Airdrie Okotoks Chestermere Alberta Calgary
Community
Source: Statistics Canada Census Program, Census Profile 2016
Cochrane Community Housing Needs Assessment 23 | P a g eFigure 19: Non-Apartment Attached Housing as Percentage of Total Units Per Municipality, 2016
30%
27%
25%
21%
20% 19%
Percentage (%)
17%
16%
15%
13%
10%
5%
0%
Cochrane Airdrie Okotoks Chestermere Alberta Calgary
Community
Source: Statistics Canada Census Program, Census Profile 2016
Cochrane Community Housing Needs Assessment 24 | P a g eTable 4: Comparative Percentage of Dwellings Built in Each Period of Construction
Period of Construction Cochrane Airdrie Okotoks Chestermere Alberta Calgary
1960 or before 1% 1% 2% 1% 12% 10%
1961 to 1980 10% 11% 10% 3% 29% 29%
1981 to 1990 5% 7% 9% 3% 13% 13%
1991 to 2000 24% 14% 18% 17% 14% 16%
2001 to 2005 8% 15% 19% 26% 10% 11%
2006 to 2010 18% 24% 30% 27% 12% 11%
2011 to 2016 33% 29% 13% 24% 11% 10%
Source: Statistics Canada Census Program, Census Profile 2016
Cochrane Community Housing Needs Assessment 25 | P a g eHousehold Tenure
What does it mean / Tenure refers to whether a household owns or rents their private dwelling.
Why does it matter / Trends in households that own and rent are used in correlation with
household income to determine affordability in the community.
Key Findings / In 2016, Cochrane had a high homeownership rate with 86 percent of
households (8,735 households) owning their home and 14 percent (1,380 households) renting
their home. Of the 1,380 renter households in Cochrane, 6.2 percent (86 households) live in
subsidized housing.
Data Summary (Figure 20, Figure 21):
• In 2016, Cochrane had a high homeownership rate with 86 percent of households (8,735
households) owning their home and 14 percent (1,380 households) renting their home.
• The ratio of owners to renters households has remained relatively stable over the past three census
periods (2006, 2011, 2016); however, 14 percent is one of the lowest proportions of renter
households compared to similar size communities in the region, and Calgary.
• Of the 1,380 renter households in Cochrane in 2016, 6.2 percent (86 households) live in subsidized
housing. 1 This is equal to 0.9% of the total number of private households in Cochrane.
Figure 20: Household Tenure over Time in Cochrane, 2006-2016
2006 4,130 710
Year
2011 5,665 855
2016 8,375 1,380
0 2,000 4,000 6,000 8,000 10,000 12,000
Household Number
Owner Renter
Source: Statistics Canada Census Program, Census Profiles 2006, 2011, 2016
1 Subsidized housing includes government-assisted housing, non-profit housing, rent supplements, and housing allowances.
Cochrane Community Housing Needs Assessment 26 | P a g eFigure 21: Comparative Percentage of Residents in Rental Housing (2016)
Calgary 29% 71%
Airdrie 17% 83%
Community
Okotoks 16% 84%
Cochrane 14% 86%
Chestermere 8% 92%
0% 20% 40% 60% 80% 100% 120%
Percentage (%)
% Renting % Owning
Source: Statistics Canada Census Program, Census Profile 2016, NHS
4.2 Ownership in Cochrane
Home Values
What does it mean / Home value refers to the dollar amount that the owner would expect if the
dwelling, including the value of the land it is on and any other structure (e.g. garage) were to be
sold.
Why does it matter / Trends in home value is used in correlation with household income to
determine affordability in the community.
Key Findings / In 2016, the median dwelling value in Cochrane was $448,984. Between 2011 and
2016, the median dwelling value in Cochrane increased by 11.9%
Cochrane Community Housing Needs Assessment 27 | P a g eYou can also read
