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Considering the Impacts of Mixed-Use Development on the Retail Culture of Vancouver’S Main Street

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Considering the Impacts of Mixed-Use Development on the Retail Culture of Vancouver’S Main Street Density and Diversity: Considering the Impacts of Mixed-Use Development on the Retail Culture of Vancouver’s Main Street By Wes Regan Bachelor of Arts (Geography), Simon Fraser University, 2012 Associate of Arts (Geography), Langara College, 2009 Thesis Submitted in Partial Fulfillment of the Requirements for the Degree of Master of Urban Studies in the Urban Studies Program Faculty of Arts and Social Sciences © Wes Regan 2017 SIMON FRASER UNIVERSITY Fall 2017 Copyright in this work rests with the author. Please ensure that any reproduction or re-use is done in accordance with the relevant national copyright legislation. Approval Name: Wes Regan Degree: Master of Urban Studies Title: Density and Diversity: Examining the Impacts of Mixed-Use Real Estate Development on the Retail Culture of Main Street Examining Committee: Chair: Patrick J. Smith Professor, Urban Studies and Political Science PeterV. Hall Senior Supervisor Professor Urban Studies and Geography Meg Holden Supervisor Associate Professor Urban Studies and Geography Andrew Yan External Examiner Director, The City Program Adjunct Professor, Urban Studies Date Defended/Approved -----��December 13 2017- ii Ethics Statement iii Abstract In the past decade retail gentrification, or commercial gentrification, has begun to receive more attention from academics and policymakers as commercial real estate in cities like New York, San Francisco, and Vancouver experience significant transformation through redevelopment and speculation. This has resulted in increases in commercial property values and lease rates, displacement of independent small businesses, increases in chronic vacancies and the proliferation of chain stores, or formula business. This trend has been coined “hypergentrification” or “supergentrification” and has resulted in residents and businesses organizing in affected cities and communities to retain independent small retailers as symbols of local culture and neighbourhood identity; with local governments employing various policy responses to mitigate these concerns. The research examines how real estate development on Main Street between 2007 and 2016 is influencing retail mix there, with a particular focus on the presence of chain stores and independent small businesses in relation to this development. Keywords: Retail gentrification, authenticity, neoliberal urbanism, social reproduction of space, cultural geography, small business, urban public policy iv Dedication This thesis is dedicated to the small business owners in Vancouver and other cities who face challenges every single day while creating jobs and contributing to the cultural identity of neighbourhoods. It is also dedicated to the neighbourhood activists, advocates and innovators who are fighting to keep them in communities, in particular Jeremiah Moss (AKA Griffin Hansbury) in New York. It is also dedicated to Colin Mills at Langara College, who many years ago opened my eyes like he has countless other students’ to the amazing field of Human Geography – sending scores of us on to SFU, UBC, UVic and elsewhere to pursue further studies. v Acknowledgements I express my deep gratitude to the faculty of Simon Fraser University who have contributed to my development as a student and engaged human being for nearly a decade now, and to my colleagues at the City of Vancouver who continually inspire me with their dedication to public service and their unwavering commitment to making Vancouver a healthier, more prosperous and inclusive city. I also wish to acknowledge researchers at the Institute for Local Self Reliance, in particular Olivia LaVecchia and Stacy Mitchell who have produced what I feel is some of the most thoughtful, thorough and practical research into retail gentrification and displacement of small businesses available anywhere. Several of the policy recommendations made in the conclusion of this thesis reflect those highlighted by the ILSR’s research into emerging policy response and practices in U.S. cities as a leading Community Economic Development organization. The advocacy and research of organizations like the ILSR and here in Vancouver by organizations like LOCO BC and the city’s various Business Improvement Areas/Associations is greatly appreciated. A special shout out also goes to Isaac Ambrose Moore, who every time I visit New York, makes sure to take me to the remaining hole-in-the-wall dive-bars and retail oddities that remain. I also want to acknowledge my wife Bronwen, who has patiently and supportively encouraged me through nearly 14 years of post-secondary studies. If not for her I don’t know if I ever would have gone back to school to begin with. I’m glad I did. Lastly, to those interviewed. Thank you for your time and insight. I hope the research findings are useful to you all as you continue contributing to the development and evolution of Vancouver and its neighbourhoods. vi Table of Contents Approval .................................................................................................................................. ii Ethics Statement .................................................................................................................... iii Abstract .................................................................................................................................. iv Dedication............................................................................................................................... v Acknowledgements ................................................................................................................ vi Table of Contents .................................................................................................................. vii List of Tables ........................................................................................................................ viii List of Figures ......................................................................................................................... ix List of Acronyms ......................................................................................................................x Chapter 1 Introduction .................................................................................................. 1 1.1.1 Research Question ................................................................................................... 9 1.1.2 Chapter Overviews ................................................................................................. 10 1.2.0 Defining Main Street ................................................................................................ 16 1.2.1 Ups and Downs, Main Street’s Neighbourhoods in Transition ..................................... 18 1.2.2. Neighbourhood Differences ......................................................................................... 24 1.2.3 Defining Mixed-Use and Single-Use Development ....................................................... 29 1.2.4 Defining “Local Independent” vs Chain Store typologies ............................................. 30 1.2.5 An analysis of authoritative sources describing neighbourhoods on Main Street ....... 33 Chapter 2 A Deeper Examination of the Literature ....................................................... 42 2.0 Retail Gentrification.................................................................................................... 42 2.1 Social reproduction, identity, and authenticity ............................................................ 45 2.1.1 The City, somewhat private and somewhat public ....................................................... 47 2.1.2 Authenticity, identity, and gentrifying “logics” ............................................................. 49 2.2 Retail Gentrification as a Cause of Public Anxiety ......................................................... 53 2.2.1 Neighbourhood businesses, somewhat private and somewhat public ........................ 57 2.2.2 New Build Gentrification ............................................................................................... 59 2.2.3 Businesses as both the victims and villains in retail gentrification ............................... 63 2.2.4 Opposition to chain stores from independent businesses and others ......................... 64 Chapter 3 Empirical Observations of Main Street ......................................................... 69 3.1 The Methodology, its Strengths and Limitations .......................................................... 69 3.2 Google Street View Archive Analysis ........................................................................... 72 3.2 Describing the changes from 2007/2009 to 2016 on Vancouver’s Main Street ............... 79 vii Chapter 4 A Closer Examination of Mixed-Use Buildings on Main Street - Case Study Findings ...................................................................................................................... 88 4.1.0 The Role of Finance ....................................................................................................... 89 4.1.1 Property Assessment Formulas and Controls on Speculation ...................................... 92 4.1.3 Adaptations in the Local Retail Market, From Funky to Formula ................................. 96 4.1.4 Tensions and Trade-Offs in the Decision-Making Logics of Developers ....................... 98 4.1.5 A more nuanced typology of formula businesses, chains and independents ............ 105 Chapter 5 Learnings ..................................................................................................
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