| WEST END The West End is a vibrant, densely populated, highly educated young adult residential community in the City of Vancouver.1 The area is comprised of more residents with British, Eastern and Western European, Canadian, East/Southeast Asian and French heritage than average for the City of Vancouver. English is the dominant household language for area residents; however, many other languages are commonly heard in the area, including Chinese, Japanese, Korean, Persian (Farsi) and German.
About the BIA The existing Davie Village Business Improvement Area (BIA) boundary includes the three and a half blocks along Davie Street from Burrard to Broughton. This small but strong BIA encompasses an eclectic, multi-cultural mix of young and old, gay and straight, casual and stylish and, historic and modern. In partnership with the City of Vancouver and other businesses in the West End and Coal Harbour, the Davie Village BIA is looking to create an umbrella BIA, with a ribbon of primary commercial along Davie Street, Denman Street, Robson Street west of the Robson BIA border and along Jervis Street to Coal Harbour, as well as all of the businesses in between. This report provides an overview of the West End neighbourhood market, focusing primarily on population, household and spending statistics.2 A companion document – West End Commercial Area Profilefocuses on key market information including zoning and development potential as well as business and employee mix. Fast Facts Umbrella BIA size: approx. 1.2 sq km: residential area size: 1.3 sq km. 44,933 residents and 12,781 daytime employee base. Population density per sq km: 110 as compared with 48 for Vancouver and 7 for the GVRD. Already densely populated, the residential base is growing at a much slower rate (0.6%) than the City (3%) and GVRD (5%). Well-educated residential base (81% have some form of post-secondary education). Higher than usual proportion of adult residents attending school part-time. Residents are primarily employed in sales and service positions. Average household size: 1.5 people, as compared with 2.3 for Vancouver and 2.6 for the GVRD. Average household income: $51,933 as compared with $64,889 and $68,853 for Vancouver and the GVRD respectively. Average apartment price: $344,759 (West End proper) – lower than average for Vancouver West; $493,646 (Coal Harbour) – higher than average. Many residents of the area are renters. Dominant languages: English, Chinese, Japanese, Korean, Persian (Farsi) and German. - 29% of residents have moved within the past year as compared with 20% for Vancouver and 16% for the GVRD.
Physical Profile The West End is centrally located within the City of Vancouver – approximately 2.5 kilometres from City Hall and adjacent to downtown.3 There are two fire halls in the area (1001 Nicola and 1090 Haro Street). The umbrella BIA would be comprised primarily of commercial zoning (C-5) with some C-6 and comprehensive development zoning (DD and CD-1), as well as multiple dwelling residential zoning (primarily RM-5, but also RM-5A, 5B, 5C and RM-6). The area contains a vibrant mix of old and new developments.
Heritage and Culture Joe Fortes Library is located at 870 Denman Street. The West End also houses dozens of heritage sites listed on the Vancouver Heritage Register including the Clifton, Firehall No 6, the Queen Charlotte, Beaufort, the Former Bay Theatre and Fee House, Sylvia Hotel, Hirshfield House, St Andrew’s Wesley United Church and George Leslie Lane Cottage. The area is also home to two community gardens and dozens of public art projects. RecreationThe area has two community centres –West End and Coal Harbour. In addition to English Bay beaches and Stanley Park, four other parks are in the West End – Morton Park, Barclay Heritage Square, Coal Harbour Park, and Nelson Park (which has a dog off-leash area). EducationKing George Secondary (1755 Barclay Street) and Lord Roberts Elementary (1100 Bidwell Street) and Lord Roberts Annex (1150 Nelson Street) are located within the West End. The area also has a number of child care facilities. Transportation With a number of efficient, one-way streets, the West End is easily accessible by vehicle. It is also well served by frequent transit service,4 primarily along the #5 – Robson/Downtown route and the #6 – Davie/Downtown route. Several other bus routes run along the boundaries of the West End, providing access to Vancouver’s west side, Yaletown, Metrotown, the SkyTrain/SeaBus/West Coast Express station, as well as the North Shore. Night service routes include the #N6 – Downtown/West End and the N24 – Downtown/Upper Lonsdale. The False Creek Ferry and Aquabus provide convenient water transportation from English Bay to Science World and Granville Island. The Seaside Bikeway and Greenway runs along the waterline to the north and south of the area, while the Pender Bikeway runs east-west at the north edge of the area and the City Centre Greenway runs through it. Key Population Indicators PopulationWith a total population of 44,933 the West End neighbourhood is comprised of 52% men and 48% women – the typical gender profile for the City of Vancouver is 49% men and 51% women.5 The proportion of West End residents older than 35 years is similar to that of the Vancouver and the GVRD average in all age categories. However, the West End is home to a significantly smaller percentage of people under 20 years and a significantly larger percentage of 20 to 34 year olds, as shown in Figure 2. 
This is reflective of the young, single lifestyles exhibited in the area. Interestingly, with fewer children, the average age for West End residents is 40.7 – slightly higher than the City average of 38.4 and the GVRD average 37.1 Between 2001 and 2005, the West End saw 0.6% population growth, significantly lower than the 3% growth for Vancouver overall and 5% for the GVRD.6 This likely reflects the maturity of the neighbourhood, with limited land availability for new residential development. Ethnic OriginEthnic origin refers to the culture or ethnic roots with which residents identify themselves. In the West End, the top five ethnic origins in order are English, Scottish Canadian, Irish and German. By comparison, the top five ethnic origins for Vancouver and the GVRD are Chinese, English, Canadian, Scottish and Irish. Figure 3 illustrates key differences between West End residents’ ethnic origin as compared with the mix for Vancouver and the GVRD. As illustrated, the West End’s strong British and European heritage is higher than the mix within the City of Vancouver and more in keeping with the GVRD. Fewer West End residents have east/southeast Asian origins, compared with residents of Vancouver. 
The West End population base is significantly more transient than average for the City and the region. Fully 29% of West End 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 17% of West End residents are new Canadians, having immigrated in the past five years (8% in the past year). This is higher than the City (11%) and GVRD (9%) average. Spoken Languages As with residents of the City and the GVRD, English is the dominant language in the West End. However, residents here also exhibit differences in non-official spoken languages. As illustrated in Figure 4, there are more Japanese, Korean, Persian (Farsi) and German speaking residents, and fewer Chinese, Tagalog (Filipino), Vietnamese, Spanish and Punjabi speaking residents than is typical for Vancouver and the GVRD. 
Level of Education West End residents tend to have significantly higher education levels than average for the City or Region. As Figure 5 illustrates, 81% of people 20 years and older have some form of post-secondary education, as compared with 68% of Vancouver and 66% of GVRD residents. Perhaps reflecting their already high level of education, the population aged 15-24 is less likely than their city and regional counterparts to be attending school on a full-time basis, but more likely to be attending on a part-time basis. 
Household Income West End residents exhibit lower household income levels than their city and regional counterparts, as Figure 6 illustrates. Average 2001 household income levels in the West End were $45,542 as compared with $57,916 for Vancouver and $63,003 for the GVRD. 
The lower than average household income levels may be reflective of the fact that household size is smaller compared to Vancouver and the GVRD; in addition, there are significantly more recent immigrants (17%) as compared with the City of Vancouver (11%) and the GVRD (9%). Projected 2005 income levels are $56,933. Comparisons between projected 2005 household income levels and the rest of the region are summarized in Figure 7. 
OccupationA total of 71% of West End residents are in the labour force, which is higher than the participation rate for Vancouver (65%) and the GVRD (66%). The employment rate is slightly higher (65%) as compared to Vancouver (60%) and the GVRD (61%); the unemployment rate is the same at 5%. Sales and service positions are the most common job type for West End residents, similar to Vancouver and the GVRD. A higher share of West End residents are employed in business/finance/administrative, management, natural and applied science as well as art/culture/recreation/sport positions than the City and Region overall. A smaller share of West End residents are employed in trade/transport/equipment, health occupations, processing/manufacturing/utility positions and primary industry positions, as illustrated in more detail in Figure 8. 
The top 5 occupations for West End residents are: • clerical occupations • professional occupations • other sales and service • technical occupations • retail salespersons and clerks Family Structure The West End is home to 29,485 households.7 Of these, 8,711 or 30% are families, significantly lower than the Vancouver average (57%) and the GVRD average (71%). West End households with families are smaller than Vancouver and GVRD for size and number of children as Figure 9 illustrates. 
Reflecting in part, its higher share of gay and lesbian couples8 for whom legal marriage was only recently allowed, the West End is home to proportionately more common-law couples. Also, with a proportionately low number of children living in the West End, this area is home to a correspondingly smaller percentage of lone-parent families, as illustrated in Figure 10. 
Housing Profile Stuctural Mix 99% of all West End dwelling units are apartments, significantly higher than the norm for Vancouver (56%) or the GVRD (37%). Statistically speaking, there are no single-family homes or semi-detached homes in the West End. Figure 11 illustrates. 
TenureIn keeping with this housing mix, 81% of West End residents rent their homes, which is significantly higher than the proportion of renters in Vancouver (56%) and the GVRD (39%). There are 25 non-market housing complexes within the West End, including eight within the existing Davie Village BIA. Age of Housing Stock While the West End has a number of older heritage residences, the area also experienced a period of rapid residential densification in the late 1950s and 1960s. Fully 44% of West End housing stock was built during this time. Most of these buildings still exist in the area. In the 1990s, the Coal Harbour area of the West End also developed rapidly, some of which continues today. This pattern of development is reflected in the housing stock profile for the West End, as illustrated in Figure 12. 
Housing PricesHousing prices in the West End are divided into West End proper and Coal Harbour.9 Coal Harbour area prices are higher than that of the City of Vancouver and GVRD, while prices in the West End proper (south of Georgia) are lower than the Vancouver average but higher than the GVRD average. The 2005 average price for an apartment in the West End proper was $344,759 and in Coal Harbour was $493,646 as compared with $364,033 in Vancouver West and $282,079 in the GVRD. The one-year average increase in apartment sales prices in Coal Harbour was 10.6% while the average increase in the West End proper was 17.4%. This compares with 17.3% for Vancouver West and 19.7% for the GVRD. Since single-family and semi-detached homes are non-existent in the West End, comparable prices for these types of dwellings are not available. Spending PaternsReflecting their smaller household size, West End households spend less per year than the average Vancouver and GVRD household. In 2005, West End households averaged $51,733 in household spending as compared with $62,536 for City of Vancouver and $65,917 for GVRD households. On a percentage basis West End residents spend more on shelter, insurance and pension contributions, and other expenses than their city and regional counterparts, and significantly less on transportation. Figure 13 illustrates. 
Figure 14 provides a complete breakdown of average 2005 spending per West End household. 
ConclusionsThe West End is a vibrant, densely populated, younger to more middle age, highly educated residential community in the City of Vancouver. Area residents are a mix of primarily European heritage, including many new Canadians. Commercial businesses catering to small households filled with people who enjoy the conveniences of urban living enjoy a solid market base in this area, despite residents’ lower than average incomes and tendency to move. The existing commercial zoning mix encourages provision of a wide range of goods and services, with a focus on pedestrian oriented traffic and maintaining the charm of smaller-scale mixed-use developments. With its high population density, the area allows for businesses to earn relatively good margins despite increasing lease rates. |
