Kitsilano-4th Avenue
Neighbourhood Market Profile 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 Kits 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 City or GVRD counterparts on non-essential items.
Kits 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 GVRD average, with fewer married couples but more common-law couples. With more apartment-type dwellings than average, Kits 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 GVRD. A higher proportion of Kits 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 4th Avenue BIA; a meeting place for young urban professionals on the go. 1. For the purposes of this study, the Kitsilano 4th Avenue BIA residential catchment area is defined as all residences within a one-kilometre radius of 4th Avenue and Yew, the heart of the BIA. About the BIA Kitsilano 4th Avenue is a relatively small Business Improvement Area (BIA). Its boundaries include the eight blocks between Balsam and Fir streets on West 4th Avenue, comprising 318 businesses and approximately 3,100 employees. Its primary residential base is the area within one kilometre of 4th Avenue and Yew Street, which comprises over 24,800 residents.2 This report provides an overview of the Kitsilano 4th Avenue BIA neighbourhood market, focusing primarily on population, household and spending statistics.3 The Kitsilano 4th Avenue Commercial Area Profile focuses on key market information including zoning and development potential as well as business and employee mix. 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. Fast FactsBIA size: 8 city blocks; residential area size: 13.8 hectares 24,862 residents; 16,170 daytime employee base, including 3,100 within the BIA. Population density per sq km: 79, as compared with 48 for Vancouver and 7 for the GVRD. Highly educated residential base (87% have some form of post-secondary education) Residents are primarily employed in professional positions – significantly higher than average employment 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 the GVRD. Average household income: $67,795 as compared with $64,889 and $68,853 for Vancouver and the GVRD respectively. Average house price: $324,735 (apartment) as compared with $364,033 in Vancouver and $282,079 in the GVRD. 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 20% for Vancouver and 16% for the GVRD. New Canadians: 3% international migrants in the past year, 3% for Vancouver and 2% for the GVRD; 8% international migrants in the past 5 years, which is higher than the City of Vancouver average of 11% and the GVRD average of 9%.
Physical Profile  The Kitsilano 4th 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 4th 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. 4. Source: City of Vancouver VanMap. Heritage and CultureThe Kitsilano 4th 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 5th and 6th Avenue. RecreationThree community parks are within walking distance of the BIA – Granville Loop Park under the Granville Street Bridge, Delamont Park and Seaforth Park. Kits 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. EducationHenry Hudson Elementary (1551 Cypress Street), Tennyson Elementary (1936 West 10th Avenue), Gordon Elementary (2896 West 6th Avenue) and Kitsilano Secondary (2550 West 10th Avenue) are all within walking distance of the BIA. TransportationThe Kitsilano 4th 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 7th/8th Avenue provides east-west cycling access. The BIA is well served by frequent transit service. 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 4th Avenue, and provide convenient service to Waterfront Station and connections to SeaBus and West Coast Express and SkyTrain. Key Population Indicators PopulationWith 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 Kits residents is 38.1 years as compared with 38.4 for Vancouver and 37.1 for the GVRD. 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 of children under 20 and higher proportion of the primary work force (ages 20 through 54). Kits 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%).5 
5. Statistics Canada: adjusted five year forecast (2005). All other statistics are 2001. Ethnic Origin 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 the GVRD. Figure 3 illustrates key differences between Kitsilano residents’ ethnic origin as compared with the mix for Vancouver and the GVRD. As illustrated, Kitsilano’s strong British heritage is significantly higher than that of the City or GVRD overall. Kits is also comprised of significantly more residents with European heritage and significantly fewer residents with Asian heritage than either Vancouver or the GVRD. The Kitsilano population base is significantly more transient than average for the City and the region. Fully 27% of Kits residents have moved in the past year as compared with 20% for Vancouver and 16% for the GVRD. Most have moved from elsewhere in the City (15%). About 8% of Kits residents are new Canadians, having immigrated in the past five years (3% in the past year). This is lower than the City (11%) and GVRD (9%) average. 
Spoken LanguagesAs with residents of the City and the GVRD, English is the dominant language in Kits. 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 Kits than the Vancouver and GVRD average. Kits also has a high percentage of Japanese speakers. 
Level of Education Kitsilano residents tend to have higher education levels than average for Vancouver or the GVRD. Fully 87% of Kits residents 20 years and older have some form of post-secondary education, as compared with 68% of Vancouver and 66% of GVRD residents, as illustrated in Figure 5. The population aged 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). 
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. This is likely due in part to their higher education levels. However, Kits household incomes are below average for the GVRD overall. The average 2001 household income in Kitsilano was $60,390 as compared with $57,916 for Vancouver and $63,003 for the GVRD. Projected 2005 income levels are $67,795.Comparisons between 4th Avenue and the rest of the region are summarized in Figure 7. 
OccupationWith 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 GVRD (66%). The employment rate is also significantly higher (74%) as compared to Vancouver (60%) and the GVRD (61%), although the unemployment rate is the same at 5%. Although sales and service positions are the most common job type for Kits residents, a higher share of Kits residents are employed in professional occupations requiring some form of post secondary education. In particular, a higher share of Kits 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 Kits 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 StructureKitsilano 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 GVRD (71%).5 Kits households that have families tend to be smaller than average for Vancouver and the GVRD in size and number of children as Figure 9 illustrates. 
Kits is also home to a higher proportion of common-law couples and a correspondingly smaller percentage of married 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 89% of all Kitsilano dwelling units are apartments, significantly higher than the norm for Vancouver (56%) or the GVRD (37%). Only 6% is semi-detached and 4% are single-family homes. Figure 11 illustrates. 
TenureIn keeping with this housing mix, 64% of Kitsilano residents rent their homes, which is higher than the Vancouver average of 56% and the GVRD average of 39%. There are no non-market housing complexes within the Kitsilano 4th Avenue BIA, however there are five complexes within a 1-2 block radius of the BIA.8 8. Source: City of Vancouver VanMap. 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 the GVRD, as illustrated in Figure 12. 
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. Housing Prices Apartment prices in Kitsilano are slightly lower than that of the City of Vancouver but higher than the GVRD average.9 The 2005 average price for an apartment in Kits was $324,735 as compared with $364,033 in Vancouver and $282,079 in the GVRD. The one-year average increase in Kits was 14.8% as compared with 17.3% for Vancouver and 19.7% for the GVRD. This could be in part due to the lower rate of new residential developments in Kitsilano in recent years. A January 2006 survey10 of the area identified only one proposed new mixed commercial/residential development (at the eastern edge of the BIA, at 1650 West 4th Avenue).
The average 2005 price for a townhouse residence in Kits was $635,914, slightly higher than the Vancouver-West average of $530,329 and significantly higher than the GVRD average of $351,970. The average price of a detached home in Kits was $788,365 – lower than average for the west side of Vancouver ($955,027). 9. Housing price information courtesy of the Real Estate Board of Vancouver. Spending PatternsReflecting their household income levels, Kitsilano households spend more per year than the average Vancouver household and less per year than the average GVRD household. In 2005, Kits averaged $65,069 in household spending as compared with $62,536 for City of Vancouver and $65,917 for GVRD households. On a percentage basis Kitsilano residents spend less on transportation and more on taxes and “other expenses” than the Vancouver and GVRD average, as Figure 13 illustrates. 
Figure 14 provides a complete breakdown of average 2005 spending per household in Kitsilano. As illustrated, Kits residents spend more on taxes each year than on shelter or food. 
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 Kits Beach.
Businesses catering to younger and more middle-aged, ethnically diverse, highly educated individuals; small and primarily single-person households; and people who enjoy urban living with all of its conveniences and amenities will find a solid market base in the Kitsilano 4th Avenue BIA. | 
