Figure 1 FRANKLIN ST. HASTINGS ST. PENDER ST. KAMLOOPS ST. NANAIMO ST. HASTINGS ST. FRANKLIN ST. PENDER ST. POWELL ST.» fast facts BIA size: 21 city blocks; residential area size: 1,155 sq. km. 42,000 residents and a daytime employee base of over 21,000. Population density/sq. km: 36, compared with 48 for and 7 for the. Average household size: 2.4 people, compared with 2.3 for and 2.6 for the. Average household income: $46,958 compared with $64,889 (for ) and $68,853 for the. Average house price: $461,703 (detached); $189,679 (apartment) slightly less than average for. Dominant languages: English, Chinese, Italian, Vietnamese, Spanish and Tagalog significantly higher incidence of Chinese and lower incidence of Punjabi than or the. 18% of residents have moved within the past year, primarily from elsewhere in the city (12%), compared with for and 16% for the. New Canadians: 2% international migrants in the past year as compared with 3% for and 2% for the ; 7% international migrants in the past 5 years, which is lower than the City of average of 11% and the average of 9%. Hastings North Business Improvement Association WHO LIVES IN HASTINGS-NORTH? is a young adult, mobile and ethnically diverse community. The area is comprised of more residents with Chinese heritage than average. Chinese is the dominant household language for area residents; however, many other languages are commonly heard in the area, including a strong Italian base as well as Vietnamese and Spanish. Household sizes in the area are larger than the average but smaller than the average; however, there are also more single-parent families in this area than average for both and the. There are more apartments than single-family homes in the area than or the average and as a result there tends to be more renters. However, also enjoys a stable residential base, with a lower percentage of movers in the past year as well as fewer immigrants from outside of Canada than the city average. Reflecting their younger age and lower education levels, residents exhibit lower household incomes than the or average. However, as there are more younger adults and common-law couples in the area, there is strong capacity for increased disposable income in the future. residents tend more toward employment in clerical, sales, service and manufacturing related industries than average for and the. ABOUT THE HASTINGS-NORTH BIA The Business Improvement Area (BIA) boundaries include both sides of East Hastings Street, from Commercial to Renfrew, and the industrial area bounded by Hastings, Commercial, Powell and Semlin. While describes the geographic location of the BIA, most people know it as Hastings- Sunrise. It comprises 302 commercial businesses, 168 industrial businesses and approximately 4,600 employees. 1 This report provides an overview of the 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. www.bizmapbc.com
A companion document, Commercial Area Profile, focuses on key market information including zoning and development potential as well as business and employee mix. PHYSICAL PROFILE The BIA is centrally located within the city of, approximately 4 kilometres from City Hall and 3.5 kilometres from downtown. 3 A firehall is located less than one kilometre from the geographic centre of the BIA. Comprised primarily of industrial zoning (M-1 and M-2) and light industrial (I-1), with a mix of commercial (C-2C1, C-2C and CD-1) and special residential (RT-4), contains a vibrant mix of old and new developments. The M-1/M-2 industrial zoning is in transition to mixed use commercial, representing a development opportunity within the BIA. Heritage and Culture is home to one heritage site as listed on the Heritage Register (Franklin House at 1721 Franklin). Seven additional properties along Franklin north of the BIA are also in the heritage register, including St. David s Church, Hastings Elementary and several heritage homes. Franklin. Templeton Secondary is within four blocks of the BIA at 727 Templeton. Transportation is easily accessible by vehicle. A community parking lot just off Hastings provides off-street parking, as there is no street parking during peak hours. The BIA is also well served by frequent transit service along the #10 Hastings/Downtown route. Night service routes between and Simon Fraser University as well as within the Hastings/Renfrew/Nanaimo area also operate along Hastings. Suburban bus routes provide convenient access to SFU, downtown, Coquitlam and Port Coquitlam West Coast Express stations including #135 - SFU/Burrard Station, #160 - Port Coquitlam/ and #190 - Coquitlam Station/. The Lakewood Bike route runs north-south along Lakewood Street near the pedestrian centre of the BIA, while the Portside and Adanac bikeways provide east-west cycling access within a few blocks of the BIA. KEY POPULATION INDICATORS Population With a total population of 41,910 4 the neighbourhood is comprised of 50% men and 50% women; the typical gender profile for the city of is 49% males and 51% women. The age profile of 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 average and 5% for the average. Figure 2: Population by Age 30% 25% Photo Courtesy of BIA Recreation The Hastings community Library is located within the Hastings North BIA at 2674 East Hastings. Cambridge, Oxford and Pandora city parks are all within one block of the BIA boundary, and several others are within walking distance. Britannia Community Centre to the west and Hastings Community Centre to the east are within walking distance of the BIA. Education McDonald Elementary School is located within the BIA at 1950 East Hastings and Hastings Elementary is just to the north at 2625 % of Population 15% 10% 5% Under 20 20-34 35-44 45-54 55-64 65+ <20 20-34 35-44 45-54 55-64 65+ 26% 14% 8% 12% 19% 27% 18% 15% 9% 13% 24% 22% 18% 15% 9% 12% 3 City of VanMap 4 Population base includes all residents within the V5K and V5L postal code area, determined in consultation with the BIA. 2
Ethnic Origin Ethnic origin refers to the culture or ethnic roots with which residents identify themselves. In, the top five ethnic origins in order are Chinese, Canadian, Italian, English and Scottish. Figure 3 illustrates key differences between Hastings- North residents ethnic origin as compared with the average for and the. As illustrated, s strong Chinese heritage is higher than the or average. also exhibits significantly more Italian and aboriginal ancestry as well as significantly less British ancestry than either or the. Chinese British Canadian Italian Aboriginal Figure 3: Ethnic Origin % of Total Population 0% 10% 30% 40% 50% 60% Chinese British Canadian Italian Aboriginal 46% 40% 14% 12% 7% 30% 44% 14% 3% 3% 18% 55% 19% 4% 3% The population base is somewhat more stable than average for. 18% of residents have moved in the past year as compared with for and 16% for the. Most have moved from elsewhere in (12%). About 7% of residents are new Canadians, having immigrated in the past five years (2% in the past year). This is lower than the (11%) and (9%) averages. Figure 4: Top Five Languages Hastings-N. Dominant English 50% 50% 62% Non-Official Chinese 60% 56% 41% Italian 11% - - Vietnamese 7% 5% - Spanish 3% 3% - Tagalog (Filipino) 3% 5% 5% German - - 5% Punjabi - 6% 12% Korean - - 4% Spoken Languages As with residents of and the, English is the dominant language in. However, residents here exhibit differences in non-official spoken languages, with more than average Chinese and Vietnamese speakers, and significantly more Italian speakers than average for the city or. The area also sees less Tagalog (Filipino) and Punjabi speakers than the rest of, as well as fewer German and Korean speakers than the, as illustrated in Figure 4. Level of Education 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 and 66% of residents. Figure 5: Education Levels Photo Courtesy of BIA Hastings-N. 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% 3
The population aged 15-24 is also less likely than their city and regional counterparts to be attending school full time, but more likely to be attending part-time. This may reflect the higher percentage of lone-parent families in the residential area, as described in the Family Structure section below. Household Income Reflecting their younger age and lower education levels, residents have lower household income levels than their city or regional counterparts, as Figure 6 illustrates. Average 2001 household income levels in Hastings North were $46,958 as compared with $57,916 for and $63,003 for the. Projected 2005 income levels are $53,059. Comparisons between and the rest of the region are summarized in Figure 7. % of Total Population 35% 30% 25% 15% 10% 5% 0% <$20K Figure 6: Average Household Income $20-39K $40-59K $60-79K $80K + Income Range Hastings-N. Less than $20K 26% 22% 16% $20 - $39K 25% 21% 19% $40 - $59K 18% 17% $60 - $79K 12% 12% 13% $80K and Higher 18% 26% 33% Figure 7: Household Income Summary Hastings-N. 2001 Average Household Income $46,958 $57,916 $63,003 2005 Projected Household Income $53,059 $64,889 $68,853 2001 Household Size (# Persons) 2.4 2.3 2.6 Occupation Reflecting their young age and lower incidence of full-time schooling, a high percentage of residents are in the labour force. 68% of the population 15 years of age and over is in the labour force, which is higher than the average in (65%) and the (66%). The employment rate is similar to and the ; however, the unemployment rate is slightly higher at 7%. residents tend to be employed in more sales and service, trades/transport/equipment and processing/ manufacturing occupations than average for the city. There are also comparatively fewer in management, business, finance and administrative positions than the city and regional average. This is illustrated in more detail in Figure 8 and the explanatory table that follows. The top five occupations for residents are: clerical other sales & service technical occupations machine operators in manufacturing retail salespersons and clerks Sales and Service Business, Finance, Admin Figure 8: Occupation Trades, Transport and Equipment Operators and Related Social Science, Education, Government and Religion Management Processing, Manufacturing & Utilities Art, Culture, Recreation and Sport Natural & Applied Sciences Health Occupations Primary Industry-Specific 0% 5% 10% 15% 25% 30% % of Labour Force Occupation Type Hastings-N. Sales & Services 27% 25% 25% Business, Finance, Admin 16% 18% 19% Trades, Transport, Equip. Operators & Related 12% 8% 12% Social Science, Education, Gov t & Religion 8% 10% 8% Management 8% 11% 12% Processing, Manufacturing & Utilities 7% 4% 4% Art, Culture, Recreation & Sport 7% 6% 4% Natural & Applied Sciences 6% 8% 7% Health Occupations 4% 6% 5% Primary Industry-Specific 1% 1% 2% 4
Family Structure is home to 17,285 households. Of these, 10,580 or 65% are families. 5 This is significantly higher than the average (57%) but lower than the average (71%). households with families reflect and averages for size and number of children as Figure 9 illustrates. Figure 9: Family Structure Hastings-N. # 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 is also home to a smaller proportion of married families and a correspondingly greater percentage of commonlaw and lone-parent families, as illustrated in Figure 10. Figure 10: Family Composition Married Couples Common-Law Lone-Parent Hastings N. 0% 40% 60% 80% 100% Family Composition Hastings-N. Married Couples 63% 70% 75% Common-Law Couples 15% 13% 10% Lone-Parent 22% 17% 15% HOUSING PROFILE % of Families Structural Mix 64% of all dwelling units are apartments, while only 4% are semi-detached and 32% are detached housing. Figure 11 illustrates. The dominant dwelling type in the area is apartments less than five stories. has a greater percentage (41%) of this type of housing as compared with the average (34%); however, it has slightly less than the average (43%). Many large, formerly single-family homes have been converted to multiple apartments. Densification in the catchment area is expected to continue. New residential 4-storey residential developments with commercial ground floor units are occurring along Hastings (see above photo). In addition, some conversion from single- % of Dwellings 80% 70% 60% 50% 40% 30% 10% 0% Photo Courtesy of BIA Figure 11: Dwellings by Major Structural Type Single Detached Semi-Detached Row Apartment Structural Type Hastings-N. Single Detached 32% 28% 43% Semi-Detached/Row 4% 17% 18% 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
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 residents are renters, which is similar to the average of 56%, but, much higher than the 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 area is significantly older than the city or average, as outlined in Figure 12. The area has also seen significantly fewer housing developments than the rest of and the over the past 15 years. However, as discussed above, recent combined commercial/residential development is expected to continue in the future. Housing Prices Housing prices in the residential area are slightly below that of and the. 6 The 2005 average price Photo Courtesy of BIA for a detached house in was $461,703, compared with $522,979 in and $567,417 in the. The oneyear average increase in was 15%. compared with 22% for and 19% for the. However, reflecting the new housing developments discussed earlier, prices for apartment/condominiums in are relatively high and increasing at higher rate than the city and regional averages. For example, the average 2005 price in was $189,679 (up 30%) as compared with $230,574 (25%) for and $282,079 () for the. Figure 12: Age of Housing Stock 50% 40% % of Dwellings 30% 10% 0% Pre 1946 1946-1970 1971-1990 1991 or Newer Photo Courtesy of BIA Year of Construction Hastings-N. Pre 1946 28% 21% 10% 1946 to 1970 32% 30% 27% 1971 to 1990 28% 29% 41% 1991 or Newer 12% 19% 23% 6 Source: Real Estate Board of Greater. 6
Spending Patterns Reflecting their lower education levels and household income levels, households spend less per year than the average and household. In 2005, households averaged $52,656 in spending as compared with $62,536 for city of and $65,917 for households. In percentage terms, residents spending patterns are very similar to and averages as Figure 13 % of Total 100% 80% 60% 40% 0% Figure 13: Household Spending Patterns Food Shelter Transportation Health & Personal Care Recreation Taxes Insurance, Pension Contributions Other Household Spending Patterns Hastings-N. Food 13% 12% 11% Shelter Transportation 13% 12% 13% Health & Personal Care 5% 4% 4% Recreation 6% 6% 6% Taxes 19% 21% 22% Insurance, Pension Contributions 5% 5% 5% Other 19% 19% Figure 14: Spending Patterns Average Household (2005 $) 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 7 Hastings-Sunrise Community Vision, City of, 2003. illustrates. Figure 14 provides a complete breakdown of average 2005 spending per Hastings North household. SURVEY SAYS...! In 2003, the City of conducted a community vision exercise for the Hastings-Sunrise area. The vision 7 seeks to support enhancing the already appealing community. With respect to residential development, the vision supports additional seniors housing, housing with two suites and new housing around large commercial areas. The vision also calls for the business and residential community to work together with the city toward the following: create a cleaner, more environmentally aware community improve parks, streets, lanes, and public places enhance important shopping areas build a safer community move toward community decision-making protect and expand community services improve conditions on arterial streets calm traffic on local streets and improve walking and biking routes CONCLUSIONS Centrally located, close to downtown and easily accessible by bus, bike and car, the BIA enjoys a stable base of residential customers. Commercial businesses catering to ethnically diverse working families, small and primarily apartment households, and people who enjoy art, culture, recreation and sport, will find a solid market base in the BIA. Combined with changes in zoning from industrial to mixed-use commercial, there is significant potential for businesses in this area. Photo Courtesy of BIA 7
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 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, representing over 15,000 businesses. Many of the businesses that are represented by BIAs are small and locally-owned. 19 GEORGIA ST. 15 8 14 ALMA ST. 4TH AVE. 11 16 BURRARD ST. 20 BROADWAY 12TH AVE. 5 16TH AVE. 13 2 17 4 CLARK D R. COMM E R CI A L D R. 9 1ST AVE. RENFREW ST. HASTINGS ST. GRANDVIEW HWY. BUSINESS IMPROVEMENT AREAS (BIAs) 1. 2. 3. 4. 5. Cambie Village BIA (2006) Chinatown BIA (2000) Collingwood BIA (2001) Commercial Drive BIA (2000) Downtown BIA (1990) DUNBAR ST. 6 10 WEST BLVD. ARBUTUS ST. S.W. MARINE DR. G RANVILLE ST. KING EDWARD AVE. 33RD AVE. 41ST AVE. 57TH AVE. 12 OAK ST. 1 49TH AVE. 70TH AVE. CAMBIE ST. MAIN ST. F R ASER ST. 7 KNIGHT ST. A R G Y L E ST. VI C TORI A DR. 18 N A NAIMO ST. KINGSWAY 54TH AVE. 29TH AVE. S.E. MARINE DR. K E RR ST. RUPERT ST. 3 BOUNDARY R D. 6. Dunbar Village BIA (2008) 7. Fraser Street BIA (2007) 8. Gastown BIA (1989) 9. BIA (2001) 10. Kerrisdale BIA (1991) 11. Kitsilano Fourth Avenue BIA (2001) 12. Marpole BIA (2000) 13. Mount Pleasant BIA (1989) 14. Point Grey Village BIA (2004) 15. Robson Street BIA (1991 16. South Granville BIA (1999) 17. Strathcona Area BIA (2000) 18. Victoria Drive BIA (2004) 19. West End BIA (1999) 20. Yaletown BIA (1999) Production of the BizMapBC commercial and neighbourhood profiles has been made possible with support from the Economic Development Commission, Small Business BC, the City of, Western Economic Diversification Canada and the participating BIA. The initial phase of the BizMapBC project (2005) established profiles for 9 of s 20 BIAs. Commercial profiles for 6 of the BIAs were updated in 2007/08. Options are being explored to expand the number of BIA profiles in the future. www.bizmapbc.com For further information, please contact the Economic Development Commission at 604-632-9668. 8