Hastings-North

Home , Downtown Vancouver, Hastings North, Marpole

2006 NEIGHBOURHOOD MARKET PROFILE Hastings-North

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» fast facts WHO LIVES IN HASTINGS-NORTH? • BIA size: 21 city blocks; residential area size: Hastings-North is a young adult, mobile and ethnically diverse community. The area is 1,155 sq. km. comprised of more residents with Chinese heritage than average Vancouver. • 42,000 residents and a daytime employee base Chinese is the dominant household language for area residents; however, many other of over 21,000. languages are commonly heard in the area, including a strong Italian base as well as • Population density/sq. km: 36, compared with Vietnamese and Spanish. 48 for Vancouver and 7 for the GVRD. Household sizes in the area are larger than the Vancouver average but smaller than • Average household size: 2.4 people, compared with 2.3 for Vancouver and 2.6 for the GVRD. the GVRD average; however, there are also more single-parent families in this area • Average household income: $46,958 than average for both Vancouver and the GVRD. There are more apartments than compared with $64,889 (for Vancouver) and single-family homes in the area than Vancouver or the GVRD average and as a $68,853 for the GVRD. result there tends to be more renters. However, Hastings-North also enjoys a stable • Average house price: $461,703 (detached); residential base, with a lower percentage of movers in the past year as well as fewer $189,679 (apartment) – slightly less than immigrants from outside of Canada than the city average. average for Vancouver. • Dominant languages: English, Chinese, Reflecting their younger age and lower education levels, Hastings-North residents Italian, Vietnamese, Spanish and Tagalog – exhibit lower household incomes than the Vancouver or GVRD average. However, as significantly higher incidence of Chinese and there are more younger adults and common-law couples in the area, there is strong lower incidence of Punjabi than Vancouver or the GVRD. capacity for increased disposable income in the future. • 18% of residents have moved within the past Hastings-North residents tend more toward employment in clerical, sales, service and year, primarily from elsewhere in the city (12%), manufacturing related industries than average for Vancouver and the GVRD. compared with 20% for Vancouver and 16% for the GVRD. ABOUT THE HASTINGS-NORTH BIA • New Canadians: 2% international migrants in the past year as compared with 3% The Hastings-North Business Improvement Area (BIA) boundaries include both for Vancouver and 2% for the GVRD; 7% sides of East Hastings Street, from Commercial to Renfrew, and the industrial area international migrants in the past 5 years, bounded by Hastings, Commercial, Powell and Semlin. While Hastings-North which is lower than the City of Vancouver average of 11% and the GVRD average describes the geographic location of the BIA, most people know it as Hastings- of 9%. Sunrise. It comprises 302 commercial businesses, 168 industrial businesses and approximately 4,600 employees.1 Hastings North Business This report provides an overview of the Hastings-North neighbourhood market, focusing primarily on population, household and spending statistics.2

1 Source: Small Business BC. 2 Unless otherwise stated, statistics used in this report come from Statistics Canada’s 2001 Census data. Improvement Association www.bizmapbc.com 2006 NEIGHBOURHOOD MARKET PROFILE Hastings-North

A companion document, Hastings-North Commercial Area Franklin. Templeton Secondary is within four blocks of the BIA at Profile, focuses on key market information including zoning and 727 Templeton. development potential as well as business and employee mix. Transportation PHYSICAL PROFILE Hastings-North is easily accessible by vehicle. A community The Hastings-North BIA is centrally located within the city of parking lot just off Hastings provides off-street parking, as there is Vancouver, approximately 4 kilometres from City Hall and 3.5 no street parking during peak hours. kilometres from downtown.3 A firehall is located less than one The BIA is also well served by frequent transit service along the kilometre from the geographic centre of the BIA. #10 – Hastings/Downtown route. Night service routes between Comprised primarily of industrial zoning (M-1 and M-2) and light Vancouver and Simon Fraser University as well as within the industrial (I-1), with a mix of commercial (C-2C1, C-2C and CD-1) Hastings/Renfrew/Nanaimo area also operate along Hastings. and special residential (RT-4), Hastings-North contains a vibrant Suburban bus routes provide convenient access to SFU, mix of old and new developments. The M-1/M-2 industrial downtown Vancouver, Coquitlam and Port Coquitlam West Coast zoning is in transition to mixed use commercial, representing a Express stations including #135 - SFU/Burrard Station, #160 - Port development opportunity within the BIA. Coquitlam/Vancouver and #190 - Coquitlam Station/Vancouver. The Lakewood Bike route runs north-south along Lakewood Heritage and Culture Street near the pedestrian centre of the BIA, while the Portside Hastings-North is home to one heritage site as listed on the and Adanac bikeways provide east-west cycling access within a Vancouver Heritage Register (Franklin House at 1721 Franklin). few blocks of the BIA. Seven additional properties along Franklin north of the BIA are also in the heritage register, including St. David’s Church, Hastings KEY POPULATION INDICATORS Elementary and several heritage homes. Population With a total population of 41,9104 the Hastings-North neighbourhood is comprised of 50% men and 50% women; the typical gender profile for the city of Vancouver is 49% males and 51% women. The age profile of Hastings-North area residents also maps quite closely to the city average, with a slightly higher proportion of 35-44 year-olds as shown in Figure 2. The area saw a population growth rate of 2% between 2001 and 2005, compared with 3% for the Vancouver average and 5% for the GVRD average.

Figure 2: Population by Age

30% Hastings-North 25% Vancouver GVRD

20% Photo Courtesy of Hastings-North BIA Recreation 15%

The Hastings community Library is located within the Hastings % of Population North BIA at 2674 East Hastings. Cambridge, Oxford and Pandora 10% city parks are all within one block of the BIA boundary, and 5% several others are within walking distance. Britannia Community Under 20 20-34 35-44 45-54 55-64 65+ Centre to the west and Hastings Community Centre to the east are within walking distance of the BIA. <20 20-34 35-44 45-54 55-64 65+ Hastings-North 20% 26% 20% 14% 8% 12% Education Vancouver 19% 27% 18% 15% 9% 13% McDonald Elementary School is located within the BIA at 1950 GVRD 24% 22% 18% 15% 9% 12% East Hastings and Hastings Elementary is just to the north at 2625

3 City of Vancouver VanMap 4 Population base includes all residents within the V5K and V5L postal code area, determined in consultation with the Hastings-North BIA. 2 2006 NEIGHBOURHOOD MARKET PROFILE Hastings-North

Ethnic Origin The Hastings-North population base is somewhat more Ethnic origin refers to the culture or ethnic roots with which stable than average for Vancouver. 18% of Hastings-North residents identify themselves. In Hastings-North, the top five residents have moved in the past year as compared with 20% ethnic origins in order are Chinese, Canadian, Italian, English and for Vancouver and 16% for the GVRD. Most have moved from Scottish. Figure 3 illustrates key differences between Hastings- elsewhere in Vancouver (12%). North residents’ ethnic origin as compared with the average for About 7% of Hastings-North residents are new Canadians, having Vancouver and the GVRD. As illustrated, Hastings-North’s strong immigrated in the past five years (2% in the past year). This is Chinese heritage is higher than the Vancouver or GVRD average. lower than the Vancouver (11%) and GVRD (9%) averages. Hastings-North also exhibits significantly more Italian and aboriginal ancestry as well as significantly less British ancestry Figure 4: Top Five Languages than either Vancouver or the GVRD. Hastings-N. Vancouver GVRD Dominant Figure 3: Ethnic Origin English 50% 50% 62% Non-Official Chinese Chinese 60% 56% 41% Italian 11% - - British Vietnamese 7% 5% - Spanish 3% 3% - Canadian Tagalog (Filipino) 3% 5% 5% German - - 5% Italian Hastings-North Punjabi - 6% 12% Vancouver Korean - - 4% Aboriginal GVRD

0% 10% 20% 30% 40% 50% 60% Spoken Languages As with residents of Vancouver and the GVRD, English is the % of Total Population dominant language in Hastings-North. However, residents here Chinese British Canadian Italian Aboriginal exhibit differences in non-official spoken languages, with more than average Chinese and Vietnamese speakers, and significantly Hastings-North 46% 40% 14% 12% 7% more Italian speakers than average for the city or GVRD. The area Vancouver 30% 44% 14% 3% 3% also sees less Tagalog (Filipino) and Punjabi speakers than the rest GVRD 18% 55% 19% 4% 3% of Vancouver, as well as fewer German and Korean speakers than the GVRD, as illustrated in Figure 4.

Level of Education Hastings-North residents tend to have slightly lower education levels than city or regional averages, as outlined in Figure 5. 58% of people 20 years and older have some form of post-secondary education, as compared with 68% of Vancouver and 66% of GVRD residents. Figure 5: Education Levels

Hastings-N. Vancouver GVRD Population 20 Years or Older Less than Grade 9 14% 9% 7% Grade 9 to 13 28% 22% 27% Trades Certificate or Diploma 9% 7% 10% College or Other Non-University 21% 21% 24% University 28% 40% 32% Population 15-24 Attending School Full-Time 48% 59% 57% Attending School Part-Time 13% 10% 10% Photo Courtesy of Hastings-North BIA

3 2006 NEIGHBOURHOOD MARKET PROFILE Hastings-North

The population aged 15-24 is also less likely than their city Hastings-North residents tend to be employed in more sales and regional counterparts to be attending school full time, and service, trades/transport/equipment and processing/ but more likely to be attending part-time. This may reflect the manufacturing occupations than average for the city. There are higher percentage of lone-parent families in the Hastings-North also comparatively fewer in management, business, finance and residential area, as described in the Family Structure section below. administrative positions than the city and regional average. This is illustrated in more detail in Figure 8 and the explanatory table Household Income that follows. Reflecting their younger age and lower education levels, The top five occupations for Hastings-North residents are: Hastings-North residents have lower household income levels • clerical than their city or regional counterparts, as Figure 6 illustrates. Average 2001 household income levels in Hastings North were • other sales & service $46,958 as compared with $57,916 for Vancouver and $63,003 • technical occupations for the GVRD. Projected 2005 income levels are $53,059. • machine operators in manufacturing Comparisons between Hastings-North and the rest of the region are summarized in Figure 7. • retail salespersons and clerks

Figure 6: Average Household Income Figure 8: Occupation

35% Sales and Service 30% Hastings-North Vancouver Business, Finance, Admin 25% GVRD Trades, Transport and Equipment Operators and Related 20%

15% Social Science, Education, Government and Religion

10% Management % of Total Population Total % of 5% Processing, Manufacturing & Utilities 0% <$20K $20-39K $40-59K $60-79K $80K + Art, Culture, Recreation and Sport Income Range Hastings-N. Vancouver GVRD Less than $20K 26% 22% 16% Natural & Applied Sciences $20 - $39K 25% 21% 19% Health Occupations $40 - $59K 20% 18% 17% Hastings-North $60 - $79K 12% 12% 13% Primary Industry-Specific Vancouver $80K and Higher 18% 26% 33% GVRD

0% 5% 10% 15% 20% 25% 30% Figure 7: Household Income Summary % of Labour Force Hastings-N. Vancouver GVRD 2001 Average Household Income $46,958 $57,916 $63,003 2005 Projected Household Income $53,059 $64,889 $68,853 Occupation Type Hastings-N. Vancouver GVRD 2001 Household Size (# Persons) 2.4 2.3 2.6 Sales & Services 27% 25% 25% Business, Finance, Admin 16% 18% 19% Trades, Transport, Equip. Operators & Related 12% 8% 12% Occupation Social Science, Education, Gov’t & Religion 8% 10% 8% Reflecting their young age and lower incidence of full-time Management 8% 11% 12% schooling, a high percentage of Hastings-North residents are Processing, Manufacturing & Utilities 7% 4% 4% in the labour force. 68% of the population 15 years of age and Art, Culture, Recreation & Sport 7% 6% 4% over is in the labour force, which is higher than the average in Natural & Applied Sciences 6% 8% 7% Vancouver (65%) and the GVRD (66%). The employment rate is Health Occupations 4% 6% 5% similar to Vancouver and the GVRD; however, the unemployment Primary Industry-Specific 1% 1% 2% rate is slightly higher at 7%.

4 2006 NEIGHBOURHOOD MARKET PROFILE Hastings-North

Family Structure Hastings-North is home to 17,285 households. Of these, 10,580 or 65% are families.5 This is significantly higher than the Vancouver average (57%) but lower than the GVRD average (71%). Hastings-North households with families reflect Vancouver and GVRD averages for size and number of children as Figure 9 illustrates. Figure 9: Family Structure

Hastings-N. Vancouver GVRD # of Households 17,285 236,095 758,715 Average # of Persons per Household 2.4 2.3 2.6 % of Households with Families* 61% 57% 71% Number of Families 10,580 134,380 535,260 Average # of Persons per Family 2.9 2.9 3.0 Average # of Children per Family 1.1 1.1 1.2

Hastings-North is also home to a smaller proportion of married families and a correspondingly greater percentage of common- law and lone-parent families, as illustrated in Figure 10.

Figure 10: Family Composition Married Couples Common-Law Lone-Parent

Hastings N. Photo Courtesy of Hastings-North BIA

Vancouver Densification in the Hastings-North catchment area is expected to continue. New residential 4-storey residential developments with commercial ground floor units are occurring along Hastings GVRD (see above photo). In addition, some conversion from single- 0% 20% 40% 60% 80% 100% Figure 11: Dwellings by Major Structural Type % of Families

Family Composition Hastings-N. Vancouver GVRD 80% Married Couples 63% 70% 75% 70% Hastings-North Vancouver Common-Law Couples 15% 13% 10% 60% GVRD Lone-Parent 22% 17% 15% 50% 40% HOUSING PROFILE 30% % of Dwellings Structural Mix 20% 64% of all Hastings-North dwelling units are apartments, while only 10% 4% are semi-detached and 32% are detached housing. Figure 11 0% illustrates. The dominant dwelling type in the Hastings-North area Single Detached Semi-Detached Row Apartment is apartments less than five stories. Hastings-North has a greater Structural Type Hastings-N. Vancouver GVRD percentage (41%) of this type of housing as compared with the Single Detached 32% 28% 43% Vancouver average (34%); however, it has slightly less than the GVRD average (43%). Many large, formerly single-family homes Semi-Detached/Row 4% 17% 18% have been converted to multiple apartments. Apartment 64% 56% 37%

5 Family is defined as a census family - a married couple, a common-law couple or a lone-parent with a child or youth who is under the age of 25 and who does not have his or her own spouse or child living in the household. Married couples and common-law couples may or may not have such children and youth living with them. 5 2006 NEIGHBOURHOOD MARKET PROFILE Hastings-North family detached housing to attached and apartments is taking place north of Hastings between Nanaimo and Semlin where RM-3A zoning exists. For example, 2000 Franklin (formerly 2010 and 2018) is under development as a 10-unit townhouse complex. Current market conditions and predictions for the foreseeable future indicate that this form of redevelopment likely will continue to take palace for several more years.

Tenure In keeping with this housing mix, 57% of Hastings-North residents are renters, which is similar to the Vancouver average of 56%, but, much higher than the GVRD average of 39%. Six non-market housing complexes are located within the BIA and several others are within one to two blocks of the southwest border of the BIA.

Age of Housing Stock The average age of housing in the Hastings-North area is significantly older than the city or GVRD average, as outlined in Photo Courtesy of Hastings-North BIA Figure 12. for a detached house in Hastings-North was $461,703, compared The Hastings-North area has also seen significantly fewer housing with $522,979 in Vancouver and $567,417 in the GVRD. The one- developments than the rest of Vancouver and the GVRD over the year average increase in Hastings-North was 15%. compared with past 15 years. However, as discussed above, recent combined 22% for Vancouver and 19% for the GVRD. However, reflecting commercial/residential development is expected to continue in the new housing developments discussed earlier, prices for the future. apartment/condominiums in Hastings-North are relatively high and increasing at higher rate than the city and regional Housing Prices averages. For example, the average 2005 price in Hastings-North Housing prices in the Hastings-North residential area are slightly was $189,679 (up 30%) as compared with $230,574 (25%) for below that of Vancouver and the GVRD.6 The 2005 average price Vancouver and $282,079 (20%) for the GVRD.

Figure 12: Age of Housing Stock

50% Hastings-North 40% Vancouver GVRD

30%

20% % of Dwellings 10%

0% Pre 1946 1946-1970 1971-1990 1991 or Newer

Year of Construction Hastings-N. Vancouver GVRD Pre 1946 28% 21% 10% 1946 to 1970 32% 30% 27% 1971 to 1990 28% 29% 41% 1991 or Newer 12% 19% 23% Photo Courtesy of Hastings-North BIA

6 Source: Real Estate Board of Greater Vancouver. 6 2006 NEIGHBOURHOOD MARKET PROFILE Hastings-North

Spending Patterns illustrates. Figure 14 provides a complete breakdown of average Reflecting their lower education levels and household income 2005 spending per Hastings North household. levels, Hastings-North households spend less per year than the average Vancouver and GVRD household. In 2005, Hastings-North SURVEY SAYS. . . ! households averaged $52,656 in spending as compared with In 2003, the City of Vancouver conducted a community vision $62,536 for city of Vancouver and $65,917 for GVRD households. exercise for the Hastings-Sunrise area. The vision7 seeks to In percentage terms, Hastings-North residents’ spending patterns support enhancing the already appealing community. With are very similar to Vancouver and GVRD averages as Figure 13 respect to residential development, the vision supports additional seniors housing, housing with two suites and new Figure 13: Household Spending Patterns housing around large commercial areas. The vision also calls for 100% the business and residential community to work together with the city toward the following: 80% • create a cleaner, more environmentally aware community 60% • improve parks, streets, lanes, and public places 40% • enhance important shopping areas % of Total % of

20% • build a safer community • move toward community decision-making 0% Hastings-North Vancouver GVRD • protect and expand community services Food Shelter Transportation Health & Personal Care • improve conditions on arterial streets Recreation Taxes Insurance, Pension Contributions Other • calm traffic on local streets and improve walking and biking routes Household Spending Patterns Hastings-N. Vancouver GVRD Food 13% 12% 11% Shelter 20% 20% 20% CONCLUSIONS Transportation 13% 12% 13% Centrally located, close to downtown Vancouver and easily accessible by bus, bike and car, the Hastings-North BIA enjoys Health & Personal Care 5% 4% 4% a stable base of residential customers. Commercial businesses Recreation 6% 6% 6% catering to ethnically diverse working families, small and Taxes 19% 21% 22% primarily apartment households, and people who enjoy art, Insurance, Pension Contributions 5% 5% 5% culture, recreation and sport, will find a solid market base in the Other 19% 20% 19% Hastings-North BIA. Combined with changes in zoning from Figure 14: Hastings-North Spending Patterns industrial to mixed-use commercial, there is significant potential Average Household (2005 $) for businesses in this area. Expenditure Area Amount Total Expenditure per Household $52,656 Food $6,940 Shelter $10,782 Transportation $6,995 Health & Personal Care $2,337 Recreation $2,949 Personal Taxes $9,806 Insurance & Pension Contributions $2,741 Other Household Operation $2,241 Clothing $2,167 Gifts of Money & Contributions $1,320 Household Furnishings & Equipment $1,150 Tobacco Products & Alcoholic Beverages $1,112 Education $1,060 Reading Materials & Other Printed Matter $285 Games of Chance $188 Miscellaneous Expenditures $584 Photo Courtesy of Hastings-North BIA

7 Hastings-Sunrise Community Vision, City of Vancouver, 2003. 7 2006 NEIGHBOURHOOD MARKET PROFILE Hastings-North

Business Improvement Area (BIA) organizations are not-for-profit associations that promote the shared interests of commercial property owners and businesses located within specified geographic areas. Established by municipal bylaw, BIAs are funded through a special tax levy that is collected by the municipality, and passed on entirely to the BIA organizations. The BIA funds support programs such as marketing & promotion, street enhancement, safety & security, events & festivals, and business development. Each BIA organization is independently managed by a Board of Directors, with autonomy for decision-making and priority-setting. The City of Vancouver has a formal program to support merchants and property owners who wish to establish a Business Improvement Area. Presently, there are currently 20 BIAs within the City of Vancouver, representing over 15,000 businesses. Many of the businesses that are represented by BIAs are small and

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A LYE RAG 3. Collingwood BIA (2001) EK 12 BOUNDA 4. Commercial Drive BIA (2000) 70TH AVE. S.E. MARINE DR. 5. Downtown Vancouver BIA (1990) 6. Dunbar Village BIA (2008) 7. Fraser Street BIA (2007) 8. Gastown BIA (1989) 9. Hastings-North BIA (2001) 10. Kerrisdale BIA (1991) Production of the BizMapBC commercial and neighbourhood 11. Kitsilano Fourth Avenue BIA (2001) profiles has been made possible with support from the 12. Marpole BIA (2000) Vancouver Economic Development Commission, Small Business BC, the City of Vancouver, Western Economic Diversification 13. Mount Pleasant BIA (1989) Canada and the participating BIA. The initial phase of the 14. Point Grey Village BIA (2004) BizMapBC project (2005) established profiles for 9 of Vancouver’s 15. Robson Street BIA (1991 20 BIAs. Commercial profiles for 6 of the BIAs were updated in 16. South Granville BIA (1999) 2007/08. Options are being explored to expand the number of 17. Strathcona Area BIA (2000) BIA profiles in the future. 18. Victoria Drive BIA (2004) www.bizmapbc.com 19. West End BIA (1999) For further information, please contact the Vancouver Economic 20. Yaletown BIA (1999) Development Commission at 604-632-9668.