Burrard Street Granville Street E n Point Grey Rd g l i B a y s h Cornwall Ave KITSILANO 4 th AVENUE Laburnum St Whyte Ave Creelman Ave St Walnut St Chestnut Burrard Street FIGURE 1 York Ave Cypress St W 1st Ave W 3rd Ave Yew St Arbutus St Maple St W 3rd Ave W 2nd Ave Pine St St Fir Balsam St W 5th Ave KITSLANO - 4TH AVE W 6th Ave NORTH Vine St W Broadway W 10th Ave CP RAIL Maple St Cypress St W 7th Ave W 8th Ave W 11th Ave Fir St Fast Facts»» BIA size: 8 city blocks; residential area size is 3.17 sq. km.»» 24,862 residents; 16,170 daytime employee base, including 3,100 within the BIA.»» Population density per sq. km. is 79, as compared with 48 for Vancouver and 7 for Metro Vancouver.»» Highly educated residential base (87% have some form of post-secondary education).»» Residents are primarily employed in professional positions, with a high proportion in social science/education/ government/religion, and art/culture recreation/sport.»» Average household size: 1.6 people, as compared with 2.3 for Vancouver and 2.6 for Metro Vancouver.»» Average household income: $67,795 as compared with $64,889 and $68,853 for Vancouver and Metro Vancouver respectively.»» Average house price: $324,735 (apartment) as compared with $364,033,in Vancouver and $282,079 in Metro Vancouver.»» Dominant languages: English, Chinese, German, Japanese, Greek and Spanish - significantly lower incidence of Chinese than Vancouver.»» 27% of residents have moved within the past year (primarily from elsewhere in the city), as compared with for Vancouver and 16% for Metro Vancouver.»» New Canadians: 3% international migrants in the past year, as compared with 3% for Vancouver and 2% for Metro Vancouver; 8% international migrants in the past 5 years, which is lower than Vancouver (11%) and the region (9%). WHO LIVES IN Kitsilano? A highly educated and ethnically diverse community in the city of Vancouver, Kitsilano is home to young adults and the young at heart who enjoy a carefree lifestyle. 1 Kitsilano residents are wealthier than average for the city of Vancouver and are less likely than their city and regional counterparts to have children. With more disposable income, they also spend proportionately more than their Vancouver or Metro Vancouver counterparts on non-essential items. Kitsilano is comprised of significantly more residents with British heritage than average for Vancouver. English is the dominant household language for area residents, followed by Chinese; however, many other languages are commonly heard in the area, including German, Japanese, Greek and Spanish. Household sizes in the area are smaller than the city and the Metro Vancouver average, with fewer married couples but more common-law couples. With more apartment-type dwellings than average, Kitsilano has a lower percentage of homeowners than average. The area is also more transient, with a much greater percentage of movers in the past year and the past five years than average for the city and the region. A higher proportion of Kitsilano residents are employed in social science, education, government and religion, as well as art, culture, recreation and sport positions. This is reflected in the vibe of the Kitsilano 4 th Avenue BIA; a meeting place for young urban professionals on the go. about the Kitsilano bia Kitsilano 4 th Avenue is a relatively small Business Improvement Area (BIA). Its boundaries include the eight blocks between Balsam and Fir streets on West 4 th Avenue, comprising 318 businesses and approximately 3,100 employees. Its primary residential base is the area within one kilometre of 4 th Avenue and Yew Street, which comprises over 24,800 residents. 2 This report provides an overview of the Kitsilano 4 th Avenue BIA neighbourhood market, focusing primarily on population, household and spending statistics. 3 A companion document, Kitsilano 4 th Avenue Market Profile, focuses on key market information including zoning and development potential as well as business and employee mix. 1 For the purposes of this study, the Kitsilano 4 th Avenue BIA residential catchment area is defined as all residences within a 1 kilometre radius of 4 th Avenue and Yew, the heart of the BIA. 2 See Footnote 1. It is noted that the total Kitsilano residential area as defined by the City of Vancouver consists of approximately 40,000 residents. 3 Unless otherwise stated, statistics used in this report come from Statistics Canada s 2001 Census data. Census data is copyrighted material and any reproduction without prior approval is prohibited.
Physical Profile 4 The Kitsilano 4 th Avenue BIA is centrally located within the city of Vancouver approximately 2.5 kilometres from City Hall and 2.25 kilometres from downtown. 4 A fire hall is located 6 blocks south of the BIA. The BIA is an 8-block retail and commercial strip along West 4 th Avenue. It is comprised of primarily C-2B zoning, which promotes a wide range of goods and services, particularly personal services, in a central location. A small percentage of C-3A zoning also allows light manufacturing as well as residential. heritage and culture The Kitsilano 4 th Avenue BIA is home to two heritage sites as listed on the Vancouver Heritage Register. Several others are in close proximity. Two libraries are within walking distance of the BIA. Several community gardens are located just south of the BIA, along the CP Rail right-of-way between 5 th and 6 th Avenue. recreation Three community parks are within walking distance of the BIA Granville Loop Park under the Granville Street Bridge, Delamont Park and Seaforth Park. Kitsilano Beach, the Vancouver Maritime Museum, H.R. MacMillan Space Centre, Kitsilano Community Centre (2690 Larch Street) and False Creek Community Centre (1318 Cartwright Street) are also close by. education Henry Hudson Elementary (1551 Cypress Street), Tennyson Elementary (1936 West 10 th Avenue), Gordon Elementary (2896 West 6 th Avenue) and Kitsilano Secondary (2550 West 10 th Avenue) are all within walking distance of the BIA. transportation The Kitsilano 4 th Avenue BIA is easily accessible by vehicle, although parking is often at a premium, with residential parking restrictions on most side streets. Metered street parking and pay parking lots at Safeway and Capers do a brisk business. The Cypress Bikeway runs north-south through the BIA along Cypress Street. The Off-Broadway Bikeway along 7 th /8 th Avenue provides east-west cycling access. The BIA is well served by frequent transit service. 5 In particular, the #4 (Phibbs Exchange/ Powell/Downtown/UBC), #7 (Nanaimo Station/Dunbar), #44 (UBC/Downtown), #84 (UBC/VCC Station) and #258 (UBC/West Vancouver) run along 4 th Avenue, and provide convenient service to Waterfront Station and connections to SeaBus and West Coast Express and SkyTrain. key population indicators Population With a total population of 24,862 Kitsilano is comprised of 47% men and 53% women the typical gender profile for the city of Vancouver is 49% males and 51% women. The average age for Kitsilano residents is 38.1 years as compared with 38.4 for Vancouver and 37.1 for the region. The dominant age range is 25-34 years. Figure 2 illustrates key differences between Kitsilano and the city and regional age profile. Of note is the significantly lower proportion 4 City of Vancouver VanMap. 5 www.translink.bc.ca PHOTO: canadian veggie % OF TOTAL POPULATION 5 4 3 1 >20 of children under 20 and higher proportion of the primary work force (ages 20 through 54). Kitsilano also has a higher proportion of residents aged 65-plus. Between 2001 and 2005, Kitsilano saw a 4% population growth, about the same as Vancouver overall (3%) and the GVRD (5%). 6 ethnic origin Figure 2: Population by Age 20-34 35-44 45-54 55-64 Ethnic origin refers to the culture or ethnic roots with which residents identify themselves. In Kitsilano, the top five ethnic origins in order are English, Scottish, Canadian, Irish and German. The absence of Chinese and presence of German ancestry within the top five origins is significantly different than average for Vancouver and Metro Vancouver. Figure 3 illustrates key differences between Kitsilano residents ethnic origin as compared with the mix for Vancouver and the region. As illustrated, Kitsilano s strong British heritage is significantly higher than that of the city or Metro Vancouver overall. Kitsilano is also comprised of significantly more residents with European heritage and significantly fewer residents with Asian heritage than either Vancouver or the regon. 6 Statistics Canada: adjusted five year forecast (2005). All other statistics are 2001. 65+ 2
% OF POPULATION 10 8 6 4 Figure 3: Ethnic Origin British S/E European Canadian Western European Asian The Kitsilano population base is more transient than average for the city and the region. Fully 27% of Kitsilano residents have moved in the past year as compared with for Vancouver and 16% for the GVRD. Most have moved from elsewhere in the city (15%). About 8% of Kitsilano residents are new Canadians, having immigrated in the past five years (3% in the past year). This is lower than the city (11%) and Metro Vancouver (9%) average. spoken languages As with residents of the city and Metro Vancouver, English is the dominant language in Kitsilano. However, reflecting residents heritage, the area exhibits some important differences in non-official spoken languages. As illustrated in Figure 4, there are more German, Greek and Spanish speaking residents and significantly less Chinese and Punjabi-speaking residents in Kitsilano than the Vancouver and regional average. Kitsilano also has a high percentage of Japanese speakers. Population 20 Years or Older Less than Grade 9 2% 9% 7% Grade 9 to 13 12% 22% 27% Trades Certificate or Diploma College or other Non-Universtiy Figure 5: Education Levels 6% 7% 1 24% 21% 24% Dominant English 79% 5 62% Non-Official Figure 4: Top 5 Languages University 57% 4 32% Population 15-24 Years Attending School Full-Time Attending School Part-Time 49% 59% 57% 9% 1 1 Chinese 23% 56% 41% German 11% - 5% Japanese 9% - - Greek 8% - - 15-24 is less likely than their city and regional counterparts to be attending school particularly on a full-time basis. This is likely due to their higher level of education already achieved, as well as their significantly higher employment rate (see next section). Spanish 6% 3% - Punjabi - 6% 12% Tagalog (Filipino) - 5% 5% Vietnamese - 5% - Korean - - 4% household income Despite significantly smaller household sizes, Kitsilano is a relatively wealthy Vancouver neighbourhood. A significantly smaller proportion of households are at the low end of the income scale, as illustrated in Figure 6 on the next page. level of education Kitsilano residents tend to have higher education levels than average for Vancouver or the region. Fully 87% of Kitsilano residents 20 years and older have some form of post-secondary education, as compared with 68% of Vancouver and 66% of Metro Vancouver residents, as illustrated in Figure 5. The population aged This is likely due in part to their higher education levels. However, Kitsilano household incomes are below average for the region overall. The average 2001 household income in Kitsilano was $60,390 as compared with $57,916 for Vancouver and $63,003 for Metro Vancouver. Projected 2005 income levels are $67,795. Comparisons between 4 th Avenue and the rest of the region are summarized in Figure 7 on the next page. 3
% OF POPULATION 35% 3 25% 15% 1 5% OCCUPATION Under $20K 2001 Average Household Income 2005 Projected Household Income 2001 Household Size (# Persons) With their younger age and higher education levels, a high percentage of Kitsilano residents are in the labour force. Fully 79% of the population 15-years of age and over is in the labour force, which is significantly higher than the labour force participation rate in Vancouver (65%) and the region (66%). The employment rate is also significantly higher (74%) as compared to Vancouver (6) and Metro Vancouver (61%), although the unemployment rate is the same at 5%. Figure 8: Occupation Sales & Service 19% 25% 25% Business, Finance, Admin Social Science, Education, Gov t & Religion 19% 18% 19% 15% 1 8% Management 14% 11% 12% Art, Culture, Recreation & Sport Natural & Applied Sciences 11% 6% 4% 1 8% 7% Health Occupations 6% 6% 5% Trades, Transport & Equipment Operators Processing, Manufacturing & Utilities Primary Industry- Specific Figure 6: Average Household Income $20-$39K $40-$59K $60-$79K Figure 7: Household Income Summary 3% 8% 12% 1% 4% 4% 1% 1% 2% $80K+ $60,390 $57,916 $63,003 $67,795 $64,889 $68,853 1.6 2.3 2.6 Although sales and service positions are the most common job type for Kitsilano residents, a higher share of Kitsilano residents are employed in professional occupations requiring some form of post secondary education. In particular, a higher share of Kitsilano residents are employed in social science/education/government/ religion, and art/culture/recreation/sport than average for the city and region. There is also a higher share of residents with positions in management as well as natural and applied science. A smaller proportion is employed in trade related or primary industry positions. This is illustrated in more detail in Figure 8. The top five occupations for Kitsilano residents are: professional occupations clerical occupations teachers and professors judges, lawyers, psychologists, social workers, ministers of religion, policy and program officers technical occupations family structure 7 Kitsilano is home to 15,046 households. Of these, only 5,534 or 37% are families, a significantly lower proportion than for Vancouver overall (57%) or the region (71%). Kitsilano households that have families tend to be smaller than average for Vancouver and Metro Vancouver in size and number of children as Figure 9 illustrates. % OF FAMILIES Number of Households Average Number of Persons/Household % of Households with Families* 15,046 236,095 758,715 1.6 2.3 2.6 37% 57% 71% Number of Families 5,534 134,380 535,260 Average Number of Persons/Family Average Number of Children/Family 10 8 6 4 Figure 9: Family Structure Kitsilano 0.5 2.9 3.0 1.3 1.1 1.2 Figure 10: Family Composition Vancouver Metro Vancouver Married Couples Common-Law Couples Lone Parent 7 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. 4
Kitsilano is also home to a higher proportion of common-law couples and a correspondingly smaller percentage of married families, as illustrated in Figure 10. housing profile Structural Mix 89% of all Kitsilano dwelling units are apartments, significantly higher than the norm for Vancouver (56%) or the region (37%). Only 6% are semi-detached and 4% are single-family homes. Figure 11 illustrates. % OF DWELLINGS Tenure In keeping with this housing mix, 64% of Kitsilano residents rent their homes, which is higher than the Vancouver average of 56% and the regional average of 39%. There are no non-market housing complexes within the Kitsilano 4 th Avenue BIA, however there are five complexes within a 1-2 block radius of the BIA. 8 age of housing stock The age of housing stock in the Kitsilano area is quite similar to the age mix for the city of Vancouver, but slightly older than for Metro Vancouver, as illustrated in Figure 12. % OF DWELLINGS 10 8 6 4 5 4 3 1 Figure 11: Dwellings by Major Structural Type Single-Detached Pre 1946 Figure 12: Age of Housing Stock 1946-1970 Semi-Detached 1971-1990 Apartment 1991 or Newer The relatively even mix of ages is in keeping with Kitsilano s continued popularity as a place to live, and provides for a vibrant mix of heritage and new urban design. 8 VanMap, February 2006. 9 Housing price information courtesy of the Real Estate Board of Greater Vancouver. Housing Prices 9 Apartment prices in Kitsilano are slightly lower than that of the city of Vancouver but higher than the Metro Vancouver average. The 2005 average price for an apartment in Kitsilano was $324,735 as compared with $364,033 in Vancouver and $282,079 in the GVRD. The one-year average increase in Kitsilano was 14.8% as compared with 17.3% for Vancouver and 19.7% for Metro Vancouver. This could be in part due to the lower rate of new residential developments in Kitsilano in recent years. A January 2006 survey 10 of the area identified only one proposed new mixed commercial/residential development (at the eastern edge of the BIA, at 1650 West 4 th Avenue). The average 2005 price for a townhouse residence in Kitsilano was $635,914, slightly higher than the Vancouver-West average of $530,329 and significantly higher than the Metro Vancouver average of $351,970. The average price of a detached home in Kitsilano was $788,365 lower than average for the west side of Vancouver ($955,027). Food 11% 12% 11% Shelter Transportation 1 12% 13% Health & Personal Care 4% 4% 4% Recreation 6% 6% 6% Taxes 22% 21% 22% Insurance, Pension Contributions Figure 13: Household Spending Patterns 5% 5% 5% Other 21% 19% 10 BIA physical survey, January 2006 by National Land Consultants, Lucent Strategies and Girard Land Services. 5
Spending Patterns Reflecting their household income levels, Kitsilano households spend more per year than the average Vancouver household and less per year than the average Metro Vancouver household. In 2005, Kitsilano averaged $65,069 in household spending as compared with $62,536 for city of Vancouver and $65,917 for Metro Vancouver households. On a percentage basis Kitsilano residents spend less on transportation and more on taxes and other expenses than the Vancouver and regional average, as Figure 13 illustrates. Figure 14 provides a complete breakdown of average 2005 spending per household in Kitsilano. As illustrated, Kitsilano residents spend more on taxes each year than on shelter or food. Expenditure Area Amount Total Expenditure per Household $65,069 Other Figure 14: Kitsilano Spending Patterns Average Household (2005 $) Personal Taxes $14,484 Shelter $13,276 Food $7,342 Transportation $6,181 Recreation $4,119 Insurance & Pension Contributions $3,439 Health & Personal Care $2,328 Clothing $3,207 Household Operation $2,723 Tobacco Products & Alcoholic Beverages $2,027 Gifts of Money & Contributions $1,663 Education $1,586 Household Furnishings & Equipment $1,323 Miscellaneous Expenditures $674 Reading Materials & Other Printed Matter $507 Games of Chance $191 This document profiles the Kitsilano 4 th Avenue neighbourhood market, focusing primarily on population, household and spending statistics. Unless otherwise stated, statistics used in this report come from Statistics Canada s 2006 Census data, courtesy of Small Business BC. Census data is copyrighted material and any reproduction without prior approval is prohibited. A companion document, Kitsilano 4 th Avenue Commercial Market Profile, focuses on key market information, including zoning and development potential, as well as business and employee mix. To access this profile, visit www.bizmap.ca #202, 1857 West 4 th Avenue Vancouver, BC Phone/Fax 604 263 6443 www.kitsilano4thavenue.com Conclusions A long-time commercial and residential community on Vancouver s west side, Kitsilano offers a stable and relatively dense residential base, exposure to thousands of daily commuters by bus, bike and car, as well as access to tens of thousands of tourists and destination shoppers due to its proximity to other major destination areas such as Kitsilano Beach. Businesses catering to younger and more middle-aged, ethnically diverse, highly educated individuals; small and primarily singleperson households; and people who enjoy urban living with all of its conveniences and amenities will find a solid market base in the Kitsilano 4 th Avenue BIA. 6
BUSINESS IMPROVEMENT AREAS (BIAs) 1. Cambie Village BIA (2006) 2. 3. 4. Chinatown BIA (2000) Collingwood BIA (2001) Commercial Drive BIA (2000) 19 GEORGIA ST. 15 8 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. Downtown Vancouver BIA (1990) Dunbar Village BIA (2008) Fraser Street BIA (2007) Gastown BIA (1989) Hastings-North BIA (2001) Kerrisdale BIA (1991) Kitsilano Fourth Avenue BIA (2001) Marpole BIA (2000) Mount Pleasant BIA (1989) Point Grey Village BIA (2004) Robson Street BIA (1991 South Granville BIA (1999) 14 ALMA ST. DUNBAR ST. 4TH AVE. 6 11 WEST BLVD. ARBUTUS ST. 16 BROADWAY KING EDWARD AVE. 33RD AVE. 41ST AVE. OAK ST. BURRARDST. 20 12TH AVE. 5 16TH AVE. 1 CAMBIE ST. 13 MAIN ST. 2 17 F R ASER ST. 4 CLARK D R. COMM E R CI A L D R. VI C TORI A DR. 9 N A NAIMO ST. 1ST AVE. KINGSWAY RENFREW ST. 29TH AVE. HASTINGS ST. GRANDVIEW HWY. RUPERT ST. 17. 18. 19. 20. Strathcona Area BIA (2000) Victoria Drive BIA (2004) West End BIA (1999) Yaletown BIA (1999) 10 S.W. MARINEDR. G RANVILLE ST. 57TH AVE. 12 49TH AVE. 7 KNIGHT ST. A R G Y L E ST. 18 54TH AVE. K E RR ST. 3 BOUNDARY R D. 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 individual BIA. These 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. 70TH AVE. Partners: S.E. MARINE DR. 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 20 BIAs within the city of Vancouver, representing over 15,000 businesses. Many of the businesses that are represented by BIAs are small and locally-owned. Production of the BizMapBC commercial and neighbourhood profiles has been made possible with support from the Vancouver Economic Development Commission, Small Business BC, the City of Vancouver, Western Economic Diversification Canada and the participating BIA. The initial phase of the BizMapBC project (2005) established profiles for 9 of Vancouver s 20 BIAs and in 2007/08, commercial profiles for 6 of these BIAs were updated. In 2009, the remaining 11 BIAs will receive both commercial and residential profiles. For further information, please contact the Vancouver Economic Development Commission at 604-632-9668. www.vancouvereconomic.com www.bizmapbc.com 7