Maywood –is bounded by Grange Street and Kingsway to the north, Nelson Avenue and Bennett and Bonsor Streets to the east, Imperial Street to the south and Boundary Road to the west. Excluding Central Park, The four Census tracts that compose Maywood occupy 1.57 square kilometers (1.74% of Burnaby) Between 2006 and 2011, the population of Burnaby grew 10.1%; however, the population of Maywood increased 31.8% over the same period.
Excluding the 0.9 km2 in Central park, the population density of the Maywood area rises to 12923.6 pers/km2. Citywide the density is 2463.5 pers/km2
On October 2, 2000, a motion to adopt the recommendation of the Community Planning and Housing Committee for an AREA REVIEW of MAYWOOD METROTOWN – SUB AREA 7 was carried unanimously by council. Councillor Johnston was a member of the committee that submitted the proposal. Councillors Corrigan and Volkow adopted the proposal. The MRA will be asking what follow up has been completed with respect to this report,
I am uncertain if this proposal went anywhere, but I don’t recall any comprehensive public consultation. And “retention of existing and/or development of new affordable housing” hasn’t happened. The latest statistics available for Maywood from the City are for 2006 despite the fact that a census was completed in 2011.
At that time, the population in the Maywood Study Area had increased from 4,461 in 1991 to 5,030 in 1996.
In 2006, there were 15,390 people living in private households in the Maywood
neighbourhood representing 8% of Burnaby’s population in private households.
In 2011, there were 20,290 people living in private households in the Maywood
“The neighbourhood’s population increased by 63% from 1986 to 2006 compared to 41% for the city as a whole.” (Between 2006 and 2011,a five year period, the population increased 31.8%)
At that time, “the average household size in Maywood had increased from 1.61 people per household in 1986 to 1.84 in 1996 (a 12% increase). Household size in Maywood had been growing at twice the rate of Burnaby overall, however, the average household in Maywood remained smaller than the Burnaby average.”
Average persons per family in 2006 in Maywood was 2.70
The Maywood area had a high number of non-family households and one of the highest concentrations of single-parent families in Burnaby. There was some indication of housing over crowding.
In 2006, 15% of families were headed by a single parent.
In 2011, 18.8% of families were headed by a single parent.
In 1996, Maywood households earned $27,452 , compared to the Burnaby average of $48,791. That was only 44% of the average earnings of Burnaby residents.
In 2005, Maywood residents earnings dropped to 35.6% of the average earnings of Burnaby residents. (Average before-tax household income in the Maywood neighbourhood in 2005 was $40,885 compared to $63,453 for Burnaby)
In 1996, 33% of Maywood households were considered low income, while for Burnaby overall, the percentage was 23%.
In 1991, approximately 9% of tenant families in Maywood spent in excess of 30% of their income on rent.
This number increased dramatically to 34% in 1996.
In 2006, 51% of tenant households spent 30% or more of household income on shelter costs. (higher than the city rate of 43%).
Approximately 40% of single parent households in Maywood receive social assistance benefits, compared to the Burnaby average of 27%. This trend is also apparent for single person households in the Maywood Area. Sixteen per cent of individuals less than 65 years of age receive social assistance, while for Burnaby overall, the percentage is 7% of the population. In 1996, the unemployment rate of Maywood residents was 14% compared to the overall Burnaby rate of 9%.
Maywood had the highest concentration of Old Age Security (OAS) recipients relative to other Planning Study Areas.There was an increasing concentration of the 20-44 and 65+ age groups in the Maywood area, relative to the Burnaby average. In 2006, 15.2% of the population was 65 or above compared to 13.2% for the rest of the city.
Prevalence of Low Income before tax in 2005 for Seniors (65 yrs and
over) was 39.1% compared with the rest of Burnaby at 24.1%
Maywood was considered a unique area, where area review approaches needed to preserve what is positive and desirable in the area while improving both the appearance and some social conditions in the area. The large existing stock of affordable rental housing was to be a “significant consideration in any planning process.”
The review process would involve a comprehensive approach, not only related to an updated area plan and renewal strategy but also consideration of matters such as: retention of existing and/or development of new affordable housing; meeting social needs in the area; infrastructure aspects such as parks, recreation facilities, roads, pedestrian connections and urban trails; crime and safety, and the area’s relationship to the other well developed parts of Metrotown.
This review was to occur in three phases.
The first phase “would include further research by staff and a public process designed to solicit information from the community as to their issues and needs.” The further work would include a safety audit as well as examination of related housing, economic and land use policies and objectives. Community input to obtain the views of the existing community would be pursued by City staff and is proposed to include a survey questionnaire, focus group sessions (community school and service providers), community workshop(s) and input by agencies such as the RCMP. The Metrotown Interagency Council is expected to assist staff in the survey and focus groups. A summary report would be prepared for the CPHC’s and Council’s consideration.
The second phase, Policy Framework, was to develop goals and objectives for the Maywood area. The framework would include consideration of related housing and social planning policies. The draft Policy Framework would also be the subject of a public review process.
The third phase, Area Plan, was to develop an updated comprehensive area plan for the Maywood area within the overall Metrotown context. Draft concepts would be produced based on the Policy Framework generated in phase two. Considerations would include addressing issues such as affordable rental housing, social services and community facilities, crime and safety, transportation, infrastructure and urban design, as well as other physical and land use planning objectives. The degree of non-residential uses appropriate to the area, including its locational aspects is an important land use consideration. “Residential initiatives related to preservation and rehabilitation may be involved,” according to the proposal. Due to the unique existing area attributes, a “restricted, phased redevelopment approach” was suggested. A more formal draft concept plan including integrated social planning and housing initiatives would be prepared and advanced to Council for endorsement for the purposes of obtaining public input and presentation at a public open house in the area.
It was suggested that a comprehensive review would take from one to two years to fulfill. and would begin immediately.