Hastings-North
Neighbourhood Market Profile Hastings-North is a young adult, mobile and ethnically diverse community. The area is comprised of more residents with Chinese heritage than average for the City of Vancouver. 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 Vancouver average but smaller than the GVRD average; however there are also more single parent families in this area than average for both Vancouver and the GVRD. There are more apartments than single-family homes in the area than the Vancouver or the GVRD averages and as a result there tends to be more renters. However, Hastings-North 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, Hastings-North residents exhibit lower household incomes than the Vancouver or GVRD 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. Hastings-North residents tend more toward employment in clerical, sales, service and manufacturing related industries than average for Vancouver and the GVRD. About the BIA The Hastings-North Business Improvement Area (BIA) boundaries include both sides of East Hastings, from Commercial to Renfrew; and the industrial area bounded by Hastings, Commercial, Powell and Semlin. While Hastings-North 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 Hastings-North neighbourhood market, focusing primarily on population, household and spending statistics.2 The Hastings-North Commercial Area Profile focuses on key market information including zoning and development potential as well as business and employee mix. 1. Source: Small Business BC. 2. 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. Fast Facts BIA size: 21 city blocks; residential area size: 115.5 hectares 42,000 residents and a daytime employee base of over 21,000 Population density per sq. km: 36, compared with 48 for Vancouver and 7 for the GVRD Average household size: 2.4 people, compared with 2.3 for Vancouver and 2.6 for the GVRD Average household income: $46,958, compared with $64,889 for Vancouver and $68,853 for the GVRD Average house price: $461,703 (detached); $189,679 (apartment), slightly less than average for Vancouver - Dominant languages: English, Chinese, Italian, Vietnamese, Spanish and Tagalog, significantly higher incidence of Chinese and lower incidence of Punjabi than Vancouver or the GVRD.
- 18% of residents have moved within the past year, primarily from elsewhere in the city (12%), as compared with 20% for Vancouver and 16% for the GVRD.
- New Canadians: 2% international migrants in the past year as compared with 3% for Vancouver and 2% for the GVRD; 7% international migrants in the past 5 years, which is lower than the City of Vancouver average of 11% and the GVRD average of 9%.
Physical Profile Hastings-North is centrally located within the City of Vancouver, approximately 4 kilometres from City Hall and 3.5 kilometres from downtown. 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), the Hastings-North BIA 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.3 3. Source: City of Vancouver VanMap. Heritage and CultureHastings-North is home to one heritage site as listed on the Vancouver 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. RecreationThe 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. EducationMcDonald Elementary School is located within the BIA at 1950 East Hastings and Hastings Elementary is just to the north at 2625 Franklin. Templeton Secondary is within four blocks of the BIA at 727 Templeton. TransportationThe Hastings-North BIA 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 Vancouver 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 Vancouver, Coquitlam and Port Coquitlam West Coast Express stations including #135-SFU/Burrard Station, #160-Port Coquitlam/Vancouver and #190-Coquitlam Station/Vancouver. The Lakewood Bike route runs north-south along Lakewood 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 PopulationWith a total population of 41,910, the Hastings-North neighbourhood is comprised of 50% men and 50% women; the typical gender profile for Vancouver is 49% males and 51% women.4 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. 
4. Population base includes all residents within the V5K and V5L postal code area, and was determined in consultation with the Hastings-North BIA. Ethnic Origin Ethnic origin refers to the culture or ethnic roots with which residents identify themselves. In Hastings-North, 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 Vancouver and the GVRD. As illustrated, Hastings-North’s strong Chinese heritage is higher than the Vancouver or GVRD averages. Hastings-North also exhibits significantly more Italian and aboriginal ancestry as well as significantly less British ancestry than either Vancouver or the GVRD. The Hastings-North population base is somewhat more stable than average for Vancouver. 18% of Hastings-North residents have moved in the past year as compared with 20% for Vancouver and 16% for the GVRD. Most have moved from elsewhere in Vancouver (12%). About 7% of Hastings-North residents are new Canadians, having immigrated in the past five years (2% in the past year). This is lower than the Vancouver (11%) and GVRD (9%) averages. 
Spoken Languages As with other residents of Vancouver and the GVRD, English is the dominant language in Hastings-North. 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 Vancouver or GVRD. The area also sees less Tagalog (Filipino) and Punjabi speakers than the rest of the City, 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 Vancouver 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. 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 Hastings-North residential area, as described in the Family Structure section below. 
Household Income Reflecting their younger age and lower education levels, Hastings-North 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 Vancouver and $63,003 for the GVRD. Projected 2005 income levels are $53,059. Comparisons between Hastings-North and the rest of the region are summarized in Figure 7. 
OccupationReflecting their young age and lower incidence of full-time schooling, a high percentage of Hastings-North 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 Vancouver (65%) and the GVRD (66%). The employment rate is similar to Vancouver and the GVRD; however, the unemployment rate is slightly higher at 7%. Hastings-North residents tend to be employed in more sales and service, trades/transport/equipment and processing/manufacturing occupations than average for Vancouver. 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 Hastings-North residents are: 
Family StructureHastings-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. 
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. 
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. Housing ProfileStructural Mix 64% of all Hastings-North dwelling units are apartments, while only 4% are semi-detached and 32% are detached housing.  Figure 11 illustrates. The dominant dwelling type in the Hastings-North area is apartments less than five stories. Hastings-North has a greater percentage (41%) of this type of housing as compared with the Vancouver average (34%); however, it has slightly less than the GVRD average (43%). Many large, formerly single-family homes have been converted to multiple apartments. 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. In addition, some conversion from single-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. TenureIn 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 Figure 12. The Hastings-North area has also seen significantly fewer housing developments than the rest of Vancouver and the GVRD over the past 15 years. However, as discussed above, recent combined commercial/residential development is expected to continue in the future. 
Housing PricesHousing prices in the Hastings-North residential area are slightly below those of Vancouver and the GVRD.6 The 2005 average price for a detached house in Hastings-North was $461,703, compared with $522,979 in Vancouver and $567,417 in the GVRD. The one-year average increase in Hastings-North was 15% as compared with 22% for Vancouver and 19% for the GVRD. However, reflecting the new housing developments discussed earlier, prices for apartment/condominiums in Hastings-North are relatively high and increasing at higher rate than the city and regional averages. For example, the average 2005 price in Hastings-North was $189,679 (up 30%) as compared with $230,574 (25%) for Vancouver and $282,079 (20%) for the GVRD. 6. Source: Real Estate Board of Vancouver. Spending PatternsReflecting their lower education levels and household income levels, Hastings-North households spend less per year than the average Vancouver and GVRD household. In 2005, Hastings-North households averaged $52,656 in spending as compared with $62,536 for City of Vancouver and $65,917 for GVRD households. In percentage terms, Hastings-North residents’ spending patterns are very similar to Vancouver and GVRD averages as Figure 13 illustrates. Figure 14 provides a complete breakdown of average 2005 spending per Hastings-North household. 
Survey Says...!In 2003, the City of Vancouver conducted a community vision exercise for the Hastings-Sunrise area. The vision7 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
7. Hastings-Sunrise Community Vision, City of Vancouver, 2003. Conclusions Centrally located, close to Downtown Vancouver and easily accessible by bus, bike and car, the Hastings-North 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 Hastings-North BIA. Combined with changes in zoning from industrial to mixed-use commercial, there is significant potential for businesses in this area.
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