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    presents the Climate Change Gauge Water has always shaped both the identity and destiny of Vancouver as the city lives works plays and trades on an ever changing shoreline In an era of climate change sea level rise will be one of the transformative forces governing the future of the city and its region This gauge is one way of visualizing the realities and consequences of climate change for future and all generations of city thinkers builders and shapers Each mark presents a climate scenario for a city that will have to mitigate adapt protect and perhaps retreat The text panel for the Gauge The pole was created by BTAworks Build team members Michael Heeney Eileen Keenan Marius Hexan Philppe Saurel and Maryia Sakharevich with John Readshaw SNC Lavalin from left to right Philppe Maryia Marius Eileen and John on Opening Night at the MoV Michael Heeney missing The following are images of the team and MoV staff raising the pole No architects architectural students architectural interns museum staff and mesooceanic engineers were harmed in the making of the Gauge Data Desk January 20 2016 BTAworks Real Estate Research in the Wall Street Journal Some of the recent BTAworks research on Vancouver s real estate was featured in the Wall Street Journal Click here for the article Data Desk Media Observations Research Papers November 2 2015 Ownership Patterns of Single Family Home Sales on Selected West Side Neighborhoods in the City of Vancouver A Case Study Please click the above image for the study s slidedeck via Slideshare This analysis looks at the all the sales to occur within three west side neighborhoods in the City of Vancouver over a 6 month period and the ownership and mortgage patterns within these titles Specifically it looks at the title records of 172 Westside Single Family Homes Sale Transactions as listed by the Multiple Listing Service in the West Point Grey Dunbar and University Endowment Land neighborhoods West of Alma Street from September 2014 to February 2015 Collectively worth over 520 million these properties were some of the most expensive single family home properties in the City of Vancouver and the metropolitan region It looks at mortgage status title holder patterns and self declared occupation of title holders to see what kind of patterns emerge against historic held ideas of patterns of ownership in the area these neighborhoods have historically been occupied by Vancouver s managerial and professional classes The purpose of this study is not to necessarily solely focus on a single ethnic group but in understanding how residential real estate might be consumed in the City of Vancouver with a focus on the enabling financial practices and structures in Canada With 82 percent of residential properties in the study holding a mortgage the image of pure cash sales seems highly problematic Instead of falling for a hysteria of a mindless horde consuming residential real estate in Vancouver this study starts to map the logic apparatus and actors of demand and globalization for housing in the City It s only from a point of considered metrics and political resolve that the creation and implementation of effective public policy can be done in an era of global housing markets capital flows and unaffordable housing Through the analysis of the mortgages there are very distinct channels of capital and credit within the data set While early scholars like Katharyn Mitchell and David Ley have surmised ideas of a circuits of transpacific capital within the Vancouver housing market the findings of this study suggest that there is considerable empirical credence to their ideas It is critical to note that more study in terms of expanding the geographic and time scale as well as increasing the numbers of properties to be examined needs to be done before one can generalize this study s results to a larger population This document is a case study and not a total population or sample study of all ownership patterns in Vancouver residential real estate A further point of curiosity was to look at the possible indicators of ethnic patterns within the sales data set and the possibility of identifying the role of global capital particular from migrants from China Hong Kong and Taiwan and global Chinese diaspora via a full name analysis in recent purchases This study is a case study of this population and may not necessarily reflect patterns of demand and consumption that may be found in nor extended to other housing types and parts of the City or region Our full name analysis methodology follows accepted practices in the fields of epidemiology demography and political science This study wanted to see if any distinct patterns occurring when non Anglicized Chinese names are isolated from the rest of the data set It is a primary assumption of this study that a non Anglicized Chinese names may be an indication that an owner may be an recent immigrant to Canada and that an Anglicized Chinese name is an indication of a long time immigrant or non immigrant and or multigenerational Canadian of sole or mixed ethnic Chinese ancestry As a course of experimentation there may be names missed for new immigrants who have Anglicized Chinese names and long time immigrants or multi generational Canadian with non Anglicized Chinese name to may be in the wrong catagory but with external reviews this risk is minimal Within this data set the name patterns were exceptionally and surprisingly distinct as they lacked ambiguous names like Scott Low which could be a Chinese or Scottish name or John Li which could be Chinese Vietnamese or Korean name These names did not exist within this data set Non Anglicized Chinese names in the study were either in a three or two name sequences that our literature survey suggested were Chinese with no ambiguous names Without direct measures of immigration or citizenship status and property ownership that are publicly available in Canada this is an indirect measure of how globalization non localized wealth and immigration particularly from China Hong Kong and Taiwan or Chinese global diaspora are entering one portion of the real estate market in Vancouver At this point it is important to note the sizable literature around income and economic challenges for new and old immigrant Chinese Canadians as well as locally born and other visible minorities in Canada With works from Shibao Guo and Don DeVoretz and Krishna Pendekur and Ravi Pendakur household incomes from local labour markets seem highly unlikely to produce the patterns on a scale that can be explained in the data set Instead the results suggest how the combination of global wealth and low interest rate credit may entering the residential real estate market in a regional environment of near stagnant local incomes David Eby the Member of the Legislative Assembly for Vancouver Point Grey deserves a special thanks for acquiring the data used in this study Without his help as an MLA to acquire the data this study would not be possible and highlight the difficulty of attaining accurate transparent and accessible data to understand the social and economic dynamics within our communities Furthermore with the loss of the mandatory long form census as well as the difficulty and cost in attaining ownership data from the Province it is difficult to conduct data oriented research that is insightful and impactful with how our communities are changing and effective public policies needed to change with them There are some exceptions such as the release of BC Assessment data to accredited academic researchers in a fast moving world of data analysis culture and evidence based decision making Canada and British Columbia is moving agonizingly slow Finally the contributions of various external academic and professional reviewers must be recognized This study would not have been possible without their extremely helpful reviews and critiques on methodology and results Any errors and omissions are strictly my own but the insight experience and wisdom of the study s external reviewers were greatly appreciated Any opinions expressed in this study are strictly those of the writer and not necessarily those of Bing Thom Architects Further Reading Badarinza C Ramadorai T 2015 April 24 Home Away From Home Foreign Demand and London House Prices Retrieved 23 2015 August from http papers ssrn com sol3 papers cfm abstract id 2353124 Cityspaces Consulting 2009 Vancouver Condominium Rental Study Retrieved August 18 2014 from http vancouver ca docs policy housing role rented condo stock pdf Ley D 2011 Millionaire Migrants Trans Pacific Life Lines London Wiley Blackwell Ley D Titchener J 2001 Immigration Globalisation and House Prices in Canada s Gateway Cities Housing Studies 199 223 Li W Dymski G Financial Globalization and Cross Border Co Movements of Money and Population Foreign Bank Offices in Los Angeles Environment Planning A 36 2 213 240 Li W Lo L Oberle A 2014 The embeddedness of bank branch networks in immigrant gateways The Canadian Geographer 48 62 Li W Oberle A Dymski G 2007 April Metropolis British Columbia Centre of Excellence for Research on Immigration and Diversity Retrieved from Global Banking and Finance Services to Immigrants in Canada and the United States http mbc metropolis net assets uploads files wp 2007 WP07 06 pdf Mitchell K 2004 Crossing the Neoliberal Line Pacific Rim Migration and the Metropolis Philadelphia Temple University Moos M Skaburskis A 2010 The Globalization of Urban Housing Markets Immigration and Changing Housing Demand in Vancouver Urban Geography 724 749 Surowiecki J 2014 May 26 Real Estate Goes Global New Yorker Walks A Clifford B 2015 The political economy of mortgage securitization and the neoliberalization of housing policy in Canada Environment and Planning A 1 19 12 Yan A 2013 March 21 Foreign Investment in Vancouver s Real Estate Market Retrieved August 2015 23 from BTAworks Foreign Investment in Vancouver Real Estate Slide Presentation at SFU Woodwards http www slideshare net ayan bta btaworks foreign investment in vancouver real estate 13 Yan A 2009 Ownership Occupancy and Rentals An Indicative Sample Study of Condominiums in Downtown Vancouver Vancouver BTAworks 14 Yu H 2009 Global migrants and the New Pacific Canada International Journal 1011 1026 Public Programming October 30 2015 BTAworks Metro Vancouver Trick or Treater Count 2015 TreatCount2015 In partnership with the Vancouver Sun BTA s 5rd annual online trick or treat count is on again tonight Tell us the nearest intersection to where you live how many trick or treaters you received and what type of candy you gave out This year we are teaming up with the Vancouver Sun and its fledgling data journalist Tara Carman tarajcarman to present TreatCount2015 and submit your counts through three ways 1 The Vancouver Sun website You can directly submit your count on this Vancouver Sun website 2 Email Counters can email us at Email to Treatcount with their closest street intersection number of trick or treaters and candy type For example if you live near the corner of Main and 37th Ave with 40 Trick or Treaters and handing out lollipops you can email the message Main and 37th Ave 40 lollipops or 3 Tweet Us Counters can tweet us with the hashtag treatcount2015 With the above example a Twitter submission would be Main and 37th Ave 40 lollipops treatcount2015 For those interested in observing the social media role out of treatcount2015 you can either follow the hashtag or access the Project s Storify page The BTAworks data gremlins will process emails and tweets during first week of November and publish their results on this blog and a story in the Vancouver Sun We ll be collecting entries up until 4pm on November 2nd Have a Happy and Safe Halloween A Look Back October 29 2015 The Georgia and Dunsmuir Viaducts A View from 1969 Vancouver As the City of Vancouver passed a motion for the removal of the Georgia and Dunsmuir Viaducts on October 27 2015 this pamphlet shows how they once considered a sign and measure of civic progress In the 45 years that have passed since the opening of the Viaducts in 1970 the Viaducts were a symbol of what that generation of Vancouverites wanted which seems to be at odds with what the current and future generation of Vancouver needs the City to become Nevertheless while the transportation vision from 1969 may have been problematic from the perspective of 2015 one sees the spirit of optimism and advancement between the lines of this document between the development of the Viaduct the Museum Planetarium complex various infrastructure improvements and downtown development Pacific Centre with a new Eatons store the Toronto Dominion Bank Headquarters underground retail mall and project would start construction in 1970 With the viaduct were open the City would then pursue the state of Project 200 a 15 year 300 million 1 9 billion development of Project 200 Office Tower Canada Square and a second office tower that may be entirely used by the Federal Government Also announced in this report the 25 000 000 160 million first stage of a 50 plus storey Provincial Government offices tower After all this new downtown development and infrastructure expansion we will shortly have a downtown of which all the citizens of Vancouver can be very proud Attached to this progress report is also a budget for the City of Vancouver In 1968 the City of Vancouver spend 101 million 628 million in 2015 dollars for operating and maintaining the City By 2015 the annual City of Vancouver budget would be 1 2 billion in expenditures Data Desk Media Observations Research Papers October 14 2015 A Window into the Floors and Ceilings of Riding Population Densities in Canadian Federal Elections by Michael Heeney and Andrew Yan A special thanks to Frances Bula for her article on the study in the Globe and Mail With the looming federal elections on October 19 2015 BTAworks wanted to look at the population densities of ridings and their voting patterns With data from Elections Canada and Statistics Canada we examined the population densities of every riding in Canada and the party that they voted for and see if there might be any patterns between the riding density and party preference While we focused on the 2011 elections we also studied the patterns of the 2006 and 2008 elections Given the vastness and geographic diversity of Canada these riding population densities ranged from the riding of Nunavut at 0 01 people per hectacre at its lowest to 112 people per hectacre in the riding of Papineau in Montreal at its densest To visualize what a hectacre is it is about the size of the field within a 400 metre running track It s important to note that as a result of the 2012 federal electoral redistribution the number of electoral districts was increased to 338 from 308 for these previous elections with additional seats based on population assigned to Alberta 6 British Columbia 6 Ontario 15 and Quebec 3 Nevertheless the question would be how riding population density might be an indicator or even motivator of party choice The above chart is what happens when you take every seat won by party organized by riding population density from the 2006 2008 and 2011 federal elections The Conservative seats were all from ridings of less than 50 people per hectacre the Liberals were between 0 0001 to 112 people per hectacre the New Democrat Party were between 0 0001 to 101 people per hectacre the Bloc seats were between 0 003 to 113 people per hectacre the Greens at 2 3 people per hectacre and Independents held ridings that were between 0 09 to 0 13 people per hectacre The slide below illustrates the average and the median population density per hectacre by party Not surprisingly there are very different patterns depending on what party one is examining over three elections As perhaps a possible predictor of who might or might not win and where here is the party riding by riding population densities for 2011 It is perhaps the subject of further much deeper study to look at the specific reasons why these patterns occur Some final notes A special thanks to Mark Heeney the BTAworks Summer Intern extraordinaire for helping processing the elections and demographic data And finally regardless of what riding and riding population density please remember to vote on October 19 2015 and click here for more information A Look Back Data Desk Media Research Papers October 6 2015 A Tree Rings View of Residential Properties by Year Built in Metro Vancouver A special thanks to the ever erudite John Mackie for his article on the chart in the Vancouver Sun In the ongoing exploration of property data in Metro Vancouver from BC Assessment BTAworks looked at the age of residential properties and charted their type and year built With 2015 BC Assessment roll data provided by an academic license via the University of British Columbia s School of Community and Regional Planning the chart provides a kind of dendrochronology of all residential properties in Metropolitan Vancouver The chart captures the time frame of the 1900 to 2014 and is a point in time capture of all the residential properties in Metro Vancouver The ebbs and flow of economics real estate development and history as well as some building booms and busts throughout the 20th century are be observed The First and Second World War as well as the Great Depression have left a mark on Vancouver s built form This chart does not capture every building that was ever built in Metro Vancouver but the surviving stock of residential properties in the region as of 2014 In an ever changing region residential properties have been demolished replaced and newly built throughout the 120 year time line It is not an absolute listing of every residential building ever built but a view into our existing residential property stock It can be argued that Metro Vancouver area is a product of the late 20th century as 80 percent

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  • BT | A | Works » About
    the Globe and Mail the Georgia Straight the Huffington Post Ming Pao the Province Sing Tao Ming Pao the Tyee the Vancouver Courier Vancouver Magazine the Vancouver Observer the Vancouver Sun and Yahoo News Internationally our staff have been interviewed and cited by the Australian Financial Review the Economist the Harvard International Review Maclean s Monocle Radio the New Yorker South China Morning Post Reuters and the Wall Street Journal

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  • BT | A | Works » Contact
    Data Desk 47 Research Papers 33 Observations 37 A Look Back 8 Media 25 Public Programming 7 Search Bing Thom Architects BTArchitects Join the conversation Data Desk March 21 2013 BTAworks Foreign Investment in Vancouver Real Estate Slide Presentation at SFU Woodwards The Presentation Slidedeck A special thanks to Am Johal Community Engag More Data Desk July 14 2011 Sea Level Rise will Mark a Sea Change for Vancouver Coastline

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  • BT | A | Works » Data Desk
    a single ethnic group but in understanding how residential real estate might be consumed in the City of Vancouver with a focus on the enabling financial practices and structures in Canada With 82 percent of residential properties in the study holding a mortgage the image of pure cash sales seems highly problematic Instead of falling for a hysteria of a mindless horde consuming residential real estate in Vancouver this study starts to map the logic apparatus and actors of demand and globalization for housing in the City It s only from a point of considered metrics and political resolve that the creation and implementation of effective public policy can be done in an era of global housing markets capital flows and unaffordable housing Through the analysis of the mortgages there are very distinct channels of capital and credit within the data set While early scholars like Katharyn Mitchell and David Ley have surmised ideas of a circuits of transpacific capital within the Vancouver housing market the findings of this study suggest that there is considerable empirical credence to their ideas It is critical to note that more study in terms of expanding the geographic and time scale as well as increasing the numbers of properties to be examined needs to be done before one can generalize this study s results to a larger population This document is a case study and not a total population or sample study of all ownership patterns in Vancouver residential real estate A further point of curiosity was to look at the possible indicators of ethnic patterns within the sales data set and the possibility of identifying the role of global capital particular from migrants from China Hong Kong and Taiwan and global Chinese diaspora via a full name analysis in recent purchases This study is a case study of this population and may not necessarily reflect patterns of demand and consumption that may be found in nor extended to other housing types and parts of the City or region Our full name analysis methodology follows accepted practices in the fields of epidemiology demography and political science This study wanted to see if any distinct patterns occurring when non Anglicized Chinese names are isolated from the rest of the data set It is a primary assumption of this study that a non Anglicized Chinese names may be an indication that an owner may be an recent immigrant to Canada and that an Anglicized Chinese name is an indication of a long time immigrant or non immigrant and or multigenerational Canadian of sole or mixed ethnic Chinese ancestry As a course of experimentation there may be names missed for new immigrants who have Anglicized Chinese names and long time immigrants or multi generational Canadian with non Anglicized Chinese name to may be in the wrong catagory but with external reviews this risk is minimal Within this data set the name patterns were exceptionally and surprisingly distinct as they lacked ambiguous names like Scott Low which could be a Chinese or Scottish name or John Li which could be Chinese Vietnamese or Korean name These names did not exist within this data set Non Anglicized Chinese names in the study were either in a three or two name sequences that our literature survey suggested were Chinese with no ambiguous names Without direct measures of immigration or citizenship status and property ownership that are publicly available in Canada this is an indirect measure of how globalization non localized wealth and immigration particularly from China Hong Kong and Taiwan or Chinese global diaspora are entering one portion of the real estate market in Vancouver At this point it is important to note the sizable literature around income and economic challenges for new and old immigrant Chinese Canadians as well as locally born and other visible minorities in Canada With works from Shibao Guo and Don DeVoretz and Krishna Pendekur and Ravi Pendakur household incomes from local labour markets seem highly unlikely to produce the patterns on a scale that can be explained in the data set Instead the results suggest how the combination of global wealth and low interest rate credit may entering the residential real estate market in a regional environment of near stagnant local incomes David Eby the Member of the Legislative Assembly for Vancouver Point Grey deserves a special thanks for acquiring the data used in this study Without his help as an MLA to acquire the data this study would not be possible and highlight the difficulty of attaining accurate transparent and accessible data to understand the social and economic dynamics within our communities Furthermore with the loss of the mandatory long form census as well as the difficulty and cost in attaining ownership data from the Province it is difficult to conduct data oriented research that is insightful and impactful with how our communities are changing and effective public policies needed to change with them There are some exceptions such as the release of BC Assessment data to accredited academic researchers in a fast moving world of data analysis culture and evidence based decision making Canada and British Columbia is moving agonizingly slow Finally the contributions of various external academic and professional reviewers must be recognized This study would not have been possible without their extremely helpful reviews and critiques on methodology and results Any errors and omissions are strictly my own but the insight experience and wisdom of the study s external reviewers were greatly appreciated Any opinions expressed in this study are strictly those of the writer and not necessarily those of Bing Thom Architects Further Reading Badarinza C Ramadorai T 2015 April 24 Home Away From Home Foreign Demand and London House Prices Retrieved 23 2015 August from http papers ssrn com sol3 papers cfm abstract id 2353124 Cityspaces Consulting 2009 Vancouver Condominium Rental Study Retrieved August 18 2014 from http vancouver ca docs policy housing role rented condo stock pdf Ley D 2011 Millionaire Migrants Trans Pacific Life Lines London Wiley Blackwell Ley D Titchener J 2001 Immigration Globalisation and House Prices in Canada s Gateway Cities Housing Studies 199 223 Li W Dymski G Financial Globalization and Cross Border Co Movements of Money and Population Foreign Bank Offices in Los Angeles Environment Planning A 36 2 213 240 Li W Lo L Oberle A 2014 The embeddedness of bank branch networks in immigrant gateways The Canadian Geographer 48 62 Li W Oberle A Dymski G 2007 April Metropolis British Columbia Centre of Excellence for Research on Immigration and Diversity Retrieved from Global Banking and Finance Services to Immigrants in Canada and the United States http mbc metropolis net assets uploads files wp 2007 WP07 06 pdf Mitchell K 2004 Crossing the Neoliberal Line Pacific Rim Migration and the Metropolis Philadelphia Temple University Moos M Skaburskis A 2010 The Globalization of Urban Housing Markets Immigration and Changing Housing Demand in Vancouver Urban Geography 724 749 Surowiecki J 2014 May 26 Real Estate Goes Global New Yorker Walks A Clifford B 2015 The political economy of mortgage securitization and the neoliberalization of housing policy in Canada Environment and Planning A 1 19 12 Yan A 2013 March 21 Foreign Investment in Vancouver s Real Estate Market Retrieved August 2015 23 from BTAworks Foreign Investment in Vancouver Real Estate Slide Presentation at SFU Woodwards http www slideshare net ayan bta btaworks foreign investment in vancouver real estate 13 Yan A 2009 Ownership Occupancy and Rentals An Indicative Sample Study of Condominiums in Downtown Vancouver Vancouver BTAworks 14 Yu H 2009 Global migrants and the New Pacific Canada International Journal 1011 1026 Data Desk Media Observations Research Papers October 14 2015 A Window into the Floors and Ceilings of Riding Population Densities in Canadian Federal Elections by Michael Heeney and Andrew Yan A special thanks to Frances Bula for her article on the study in the Globe and Mail With the looming federal elections on October 19 2015 BTAworks wanted to look at the population densities of ridings and their voting patterns With data from Elections Canada and Statistics Canada we examined the population densities of every riding in Canada and the party that they voted for and see if there might be any patterns between the riding density and party preference While we focused on the 2011 elections we also studied the patterns of the 2006 and 2008 elections Given the vastness and geographic diversity of Canada these riding population densities ranged from the riding of Nunavut at 0 01 people per hectacre at its lowest to 112 people per hectacre in the riding of Papineau in Montreal at its densest To visualize what a hectacre is it is about the size of the field within a 400 metre running track It s important to note that as a result of the 2012 federal electoral redistribution the number of electoral districts was increased to 338 from 308 for these previous elections with additional seats based on population assigned to Alberta 6 British Columbia 6 Ontario 15 and Quebec 3 Nevertheless the question would be how riding population density might be an indicator or even motivator of party choice The above chart is what happens when you take every seat won by party organized by riding population density from the 2006 2008 and 2011 federal elections The Conservative seats were all from ridings of less than 50 people per hectacre the Liberals were between 0 0001 to 112 people per hectacre the New Democrat Party were between 0 0001 to 101 people per hectacre the Bloc seats were between 0 003 to 113 people per hectacre the Greens at 2 3 people per hectacre and Independents held ridings that were between 0 09 to 0 13 people per hectacre The slide below illustrates the average and the median population density per hectacre by party Not surprisingly there are very different patterns depending on what party one is examining over three elections As perhaps a possible predictor of who might or might not win and where here is the party riding by riding population densities for 2011 It is perhaps the subject of further much deeper study to look at the specific reasons why these patterns occur Some final notes A special thanks to Mark Heeney the BTAworks Summer Intern extraordinaire for helping processing the elections and demographic data And finally regardless of what riding and riding population density please remember to vote on October 19 2015 and click here for more information A Look Back Data Desk Media Research Papers October 6 2015 A Tree Rings View of Residential Properties by Year Built in Metro Vancouver A special thanks to the ever erudite John Mackie for his article on the chart in the Vancouver Sun In the ongoing exploration of property data in Metro Vancouver from BC Assessment BTAworks looked at the age of residential properties and charted their type and year built With 2015 BC Assessment roll data provided by an academic license via the University of British Columbia s School of Community and Regional Planning the chart provides a kind of dendrochronology of all residential properties in Metropolitan Vancouver The chart captures the time frame of the 1900 to 2014 and is a point in time capture of all the residential properties in Metro Vancouver The ebbs and flow of economics real estate development and history as well as some building booms and busts throughout the 20th century are be observed The First and Second World War as well as the Great Depression have left a mark on Vancouver s built form This chart does not capture every building that was ever built in Metro Vancouver but the surviving stock of residential properties in the region as of 2014 In an ever changing region residential properties have been demolished replaced and newly built throughout the 120 year time line It is not an absolute listing of every residential building ever built but a view into our existing residential property stock It can be argued that Metro Vancouver area is a product of the late 20th century as 80 percent of its residential properties were built after 1971 While the City of Vancouver and the City of New Westminster do have a stock of residential buildings that date back to the late 19th and early 20th Century the overwhelming mass of residential buildings in the region are from the late 20th century The early 1980s and the late 1990s seems to be corrective slowdown moments to make the end of large periods of residential property construction The impact of pubic policy on residential property can be observed acutely as condominiums were only created with the passing of the Strata Act of 1972 and of which took several years before they were constructed in mass For a comprehensive history of the Strata Act and its impact on the housing markets in the City of Vancouver please click here Interestingly peak single family housing construction seems to have occurred in 1989 with 10 560 units and the strata residential condos at 17 259 in 2008 There are some technical notes about the data and use of this chart This chart covers residential properties in Vancouver and NOT buildings Strata residential also known as condos are registered as individual units that are counted in this chart but not necessarily individual buildings For example 250 units built in 1996 that can be a single building but registered as separate 250 properties in 1996 While data is from the 2015 BC Assessment Rolls it ends at the year 2014 as Assessments are made every July to July and the Year published for each assessment is made as of July of the previous year For example the 2015 Assessment is actually done in July 2014 The base variable used for these charts are the Year Built variable within the Assessment Rolls If a property had major renovations but original building still stands then the year built variable remains but the year of the major renovations are noted as its effective year The core BC Assessment database has been edited for erroneous entries and matches and properties with values of less than 100 000 were excluded from the chart Moreover we suspect that the year built of many residential properties built prior to 1920s may not have been comprehensively documented in the current database Finally one should not be directly comparing the data in this chart to data from Statistics Canada or the Canadian Housing and Mortgage Corporation as each agency follows a different methodology towards tabulating and processing counts of housing Data Desk Media Research Papers September 15 2015 The 2015 1 million Line for Single Family Residential Properties in Metro Vancouver Building upon the previous BTAworks 1 million line maps for the City of Vancouver this map series expands the map area to cover the 1 million line for single family homes in Metro Vancouver for the 2014 and 2015 BC Assessments With statistics and spatial data sets attained from BC Assessment the Integrated Cadastral Information Society and Metro Vancouver the data was attained on an academic license through the University of British Columbia s School of Community and Regional Planning where Andy Yan is also an adjunct professor A special thanks to Tsur Somerville and his team for assembling the BC Assessment datasets Please note that through data cleaning and editing on an expanded regional Geographic Information Systems spatial data and tabular Assessment dataset calculations within these maps will slightly differ from previous BTAworks analyses on the City of Vancouver Instead of using categories for Single Family Residences as defined by the City of Vancouver s RS zoning this map series uses BC Assessment s Actual Use Category Name category of S F Res which in addition to Single Family Dwellings which does include single unit owned Duplexes Hence with a greater population as a denominator assessment statistics in this analysis for the City of Vancouver will be generally smaller than previous entries The total assessment value which is the aggregate of land and structure values from the 2015 BC Assessment is used to categorize S F Res properties as either above or under 1 million While known as the 2015 Assessment these values reflect a valuation made in July 2014 Note that Total Assessment Values for S F Res properties worth a total of less than 100 000 were excluded in the map and value calculations Certain calculations will differ between graphs due to rounding A special extension of this map series is the inclusion of estimated lifetime transportation costs to the total assessment values Derived from the recently published and magnificent Metro Vancouver Housing and Transportation Cost Burden Study these maps illustrate how housing values shift once transportation costs are accounted for In an H Housing T Transportation approach it looks of connects housing affordability with transportation costs Transportation costs are often excluded from housing costs of which provides a skewed impression on the actual costs of household maintenance What initially seems like affordable single family residential housing away from the urban core and in a car dependent suburban location can be deceptive as it excludes the total costs of transportation of living in such communities The average annual 2011 transportation costs faced by working households who are owners with mortgages by municipalities was multiplied by 25 and 30 to reflect the possible lifetime costs of transportation for households in these municipalities and added to the total values of each properties in each municipality Admittedly this is a blunt means of transportation cost calculations but with further refinement it is expected to better reflect the real total costs of living away from the town centers of the region and in most cases being car dependent Future refinements such as using Net Present Value for lifetime transportation costs will likely further add more pressures of transportation costs onto housing values Note that the transportation data for Anmore Belcarra Lions Bay Bowen Island and Tsawwassen First

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  • BT | A | Works » Observations
    Neoliberal Line Pacific Rim Migration and the Metropolis Philadelphia Temple University Moos M Skaburskis A 2010 The Globalization of Urban Housing Markets Immigration and Changing Housing Demand in Vancouver Urban Geography 724 749 Surowiecki J 2014 May 26 Real Estate Goes Global New Yorker Walks A Clifford B 2015 The political economy of mortgage securitization and the neoliberalization of housing policy in Canada Environment and Planning A 1 19 12 Yan A 2013 March 21 Foreign Investment in Vancouver s Real Estate Market Retrieved August 2015 23 from BTAworks Foreign Investment in Vancouver Real Estate Slide Presentation at SFU Woodwards http www slideshare net ayan bta btaworks foreign investment in vancouver real estate 13 Yan A 2009 Ownership Occupancy and Rentals An Indicative Sample Study of Condominiums in Downtown Vancouver Vancouver BTAworks 14 Yu H 2009 Global migrants and the New Pacific Canada International Journal 1011 1026 Data Desk Media Observations Research Papers October 14 2015 A Window into the Floors and Ceilings of Riding Population Densities in Canadian Federal Elections by Michael Heeney and Andrew Yan A special thanks to Frances Bula for her article on the study in the Globe and Mail With the looming federal elections on October 19 2015 BTAworks wanted to look at the population densities of ridings and their voting patterns With data from Elections Canada and Statistics Canada we examined the population densities of every riding in Canada and the party that they voted for and see if there might be any patterns between the riding density and party preference While we focused on the 2011 elections we also studied the patterns of the 2006 and 2008 elections Given the vastness and geographic diversity of Canada these riding population densities ranged from the riding of Nunavut at 0 01 people per hectacre at its lowest to 112 people per hectacre in the riding of Papineau in Montreal at its densest To visualize what a hectacre is it is about the size of the field within a 400 metre running track It s important to note that as a result of the 2012 federal electoral redistribution the number of electoral districts was increased to 338 from 308 for these previous elections with additional seats based on population assigned to Alberta 6 British Columbia 6 Ontario 15 and Quebec 3 Nevertheless the question would be how riding population density might be an indicator or even motivator of party choice The above chart is what happens when you take every seat won by party organized by riding population density from the 2006 2008 and 2011 federal elections The Conservative seats were all from ridings of less than 50 people per hectacre the Liberals were between 0 0001 to 112 people per hectacre the New Democrat Party were between 0 0001 to 101 people per hectacre the Bloc seats were between 0 003 to 113 people per hectacre the Greens at 2 3 people per hectacre and Independents held ridings that were between 0 09 to 0 13 people per hectacre The slide below illustrates the average and the median population density per hectacre by party Not surprisingly there are very different patterns depending on what party one is examining over three elections As perhaps a possible predictor of who might or might not win and where here is the party riding by riding population densities for 2011 It is perhaps the subject of further much deeper study to look at the specific reasons why these patterns occur Some final notes A special thanks to Mark Heeney the BTAworks Summer Intern extraordinaire for helping processing the elections and demographic data And finally regardless of what riding and riding population density please remember to vote on October 19 2015 and click here for more information Data Desk Observations Research Papers July 3 2015 Demographic Correlations and the Metro Vancouver Transit Plebiscite What the Results Say About Us Image Source Vancouver Observer Andy Yan with Mark Heeney In the aftermath of the results of the Metro Vancouver transit plebiscite BTAworks wanted to see what kinds of demographic characteristics were the most correlated to No and Yes votes for a municipality We looked at a number of variables such as percent of workers who were reliant on transit median household income type of housing as a percentage of city housing stock residential tax rates percentages of renters and owners education levels and the number of registered cars per 1 000 residents and how each might or might not be correlated with the percentage of No or Yes votes for each City in Metro Vancouver Using citywide data from the 2011 Census and National Household Survey from Statistics Canada and the results of the transit referendum from Elections BC we performed a basic linear correlation table for the percentage of Yes and No votes with each demographic characteristic A special credit to Metro Vancouver for its very rich data site on the region and its member municipalities Correlation coefficients of above 7 are considered strong correlations 5 to 7 are considered moderate correlations 3 to 5 are a low correlation and 0 to 3 being negligible essentially irrelevant correlations while correlations with a minus sign indicate a negative relationship between variables eg the more of x the less of y A reference guide on correlation coefficients can be found here Moreover the classic statistician disclaimer of correlation is not causation still stands This is also tempered with the caveat that given the small size of dataset 22 municipalities that is currently available observations may change such as if the data points and voter turnout increases from citywide characteristics to census tract levels of observations Education was the variable that was strongly correlated in our study to the Yes or No vote in the referendum The higher a city had in terms of a percentage of population with only a high school education 0 746 the higher the percentage in most cases of a No vote Conversely the cities that had a greater population in percentage terms with university education 0 732 the higher the percentage Yes votes The moderate correlations with a No vote were percentages of residential ownership and residential tax rates Municipalities with high percentages of home ownership 0 608 and high residential property taxation 0 507 had a correlation to a high percentage of No votes For low correlations for a Yes vote municipalities with high percentages of apartments 5 stories or higher 0 420 as part of their housing stock and a workforce reliant on transit 0 307 they saw higher rates of a Yes vote Interestingly median household income 0 0518 density 0 106 percent of population renting 0 148 registered cars per 1000 residents 0 192 voter turnout 0 093 were unimportant with a negligible correlation for either a Yes or a No vote Data Desk Observations Research Papers March 23 2015 GenerationTransit Workers Reliant on Transit by Generation In our continuing explorations of workers who are reliant on Transit we look at transit usage by Generation As with our previous Journey to Work examinations the Statistics Canada 2011 National Household Survey Public Use Microdata File serves the primary data source for this brief In this case we decided to look at the transit reliant for workers by generations Millennial 15 30 Generation X 30 45 and Baby Boomers 45 60 These generational categories are a bit arbitrary as specific generation definitions can vary from source to source but we wanted to keep the analysis to 15 year every increments as per their availability on the National Household Survey This is a survey of workers aged 15 years and older who listed Public Transit as their primary means of traveling to work in 2011 Key results were About 20 percent of all workers in Metro Vancouver listed transit as their major mode of transportation to work Out of all transit reliant workers Millennials 39 are the most transit reliant followed by Generation X ers 32 and Baby Boomers 27 Transit Reliance by Workers varied significantly within each Generation Almost 1 in 3 millennial workers in Metro Vancouver rely on Transit to get to work 1 in 5 Generation X ers rely on Transit to get to work 1 in 10 Baby Boomers rely on Transit to get to work The results were unexpected as generational lines seemed to be very strong There is of course the possibility that the age ranges were too arbitrarily drawn Moreover transit usage may be a stage and related to the age of worker We ll explore this question by examining earlier datasets from the 1996 Census however given the significantly different methodologies between the Census and National Household Survey we will proceed with caution as such as comparison has been called risky by some Nevertheless some transportation planners and researchers have suggested that Millennial usage of transit represents a distinct and possible permanent trends for that generation in the United States and Canada Indeed many professional and journalist articles have focused on this change particularly on Millennials With the impending transit plebiscite in Metro Vancouver it is curious to see how these patterns and trends may affect voting by generation in the region Data Desk Observations March 18 2015 A Step Back and One Vote to Go Forward Numbers and Design for Transit in Metro Vancouver Image Source City of Surrey By Michael Heeney and Andy Yan The debate on the upcoming transit plebiscite has become a referendum on the management and performance of Translink and the extent to which a sales tax is the most appropriate means to fund transit infrastructure The organization is not perfect and there is a temptation to use our vote as a protest it s worth stepping back and considering what s at stake Using data from a customized query of the 2011 National Household Survey Public Use Microdata we want to see who takes transit in the region In particular and because of data limitations we focused on workers above the age of 15 in Metro Vancouver who responded with public transportation as the primary means of getting to work To provide a context we also looked at similar transit usage patterns for workers in the major American cities that are along the Pacific Coast from the 2011 American Community Survey The following are our some of findings Metro Vancouver faces a generational turning point in how it develops The expansion of an effective transit system is critical to its continued economic and environmental success as many cities in the region grow and densify Metro has experienced tremendous growth over the past 30 years and now represents over 50 of BC s population with 50 of its GDP on a patch that is 0 03 of province s land mass With so much on so little how we get around on our daily commutes between work and home is even more critical than ever before One in five or 20 of all Metro Vancouver workers take public transit to work and is well above the Canadian average of 13 This is light years ahead of every metropolitan region on the Pacific Coast from Seattle 8 to Portland 7 to San Francisco 15 to Los Angeles 6 to San Diego 3 Calgary by the way is 16 If we were to slip to Calgary levels Metro Vancouver would need to accommodate another 117 000 drivers on the road imagine the new roads and bridges we would need for that Who is reliant on transit is just as important as how many Over 210 000 Metro Vancouverites have decided to take transit to work instead of driving This is slight smaller than the entire population of Burnaby 223 000 in 2012 that moves daily by transit to work everyday Divided by gender the majority 60 of workers who take transit to work are women Divided by age 60 of these workers are under the age of 40 While a third are either in the retail trade or business services overall transit riders are spread through every facet of our economy An effective transit network is critically important for connecting low income workers to their jobs and about 54 of transit reliant workers have total incomes of less than 30 000 a year Slightly over 25 of these workers make over 50 000 A robust public transportation system that connects the region is one of the most important economic and social development tools we have For all workers an efficient and robust public transportation system connects workers to their workplaces for those who choose to not to drive and those who cannot afford to drive As a region we have done the right thing by offer workers viable alternatives to the car and need to continue to building this infrastructure to the new communities around Metro Vancouver What is often missed is how big the Tranlink service area is intrusted to serve the Translink service area is bigger than the systems found in Chicago Montreal and Toronto While transit in the region is not perfect Rush Reports reminded twice a day for five days a week on the television and radio about the inadequacies of a car dependent region The Metro Vancouver region is more interdependent than ever before For example more workers who live in Surrey now go to jobs within Surrey than commute between Surrey and Vancouver The municipalities surrounding Vancouver have the most to lose in a No vote where they ve seen tremendous amounts of growth in a very short amount of time growth that is straining the aging transportation infrastructure and in places where there is no alternative but a car today From an architectural perspective a well thought transit system is the foundation of a sustainable city Over 10 years ago a decision was made to locate a new university campus adjacent to a transit exchange in suburban Surrey Students are significant users of transit with low incomes and very limited choices to drive Today at SFU Surrey over 80 percent of students take transit to campus and Surrey City Centre is emerging to becoming the next great downtown in the region A Yes vote continues a momentum in municipalities outside Vancouver like Surrey Port Coquitlam and North Vancouver for the next generation of their residents Contemporary architecture and planning use transit as the base of creating wonderful communities that are economically socially and ecologically sustainable However in order to continue to do this effectively there needs to be more certainty in how when and where transit is developed a Yes vote in this plebiscite begins to establish this certainty A protest No vote will not ensure that Translink is more accountable user responsive and transparent For this to occur we need to look to the municipal and provincial elections and those we elect Michael Heeney is a principal with Bing Thom Architects and Andy Yan a planner with BTA is also an adjunct professor at the School of Community and Regional Planning at the University of British Columbia Note A version of this Opinion piece was published in the paper and electronic March 17 2015 editions of the Province newspaper To see the piece click this link Data Desk Media Observations July 14 2014 BTAworks in the Economist A screenshot of the Economist article A slightly delayed post but some BTAworks research was featured in this June 2014 posting in the Economist Media Observations May 19 2014 Odds and Ends BTAworks in the New Yorker Image Credit New Yorker Magazine A special thanks to James Surowiecki from the New Yorker Magazine for the intercontinental chat Here s the resulting article on How Real Estate goes Global featuring BTAworks research on occupancy and ownership patterns in Vancouver s downtown condominiums For those new to the BTAworks body of work on the subject matter here is a list on some our work in the area Suggested Readings on Foreign Investment in Vancouver Real Estate BTAworks Foreign Investment in Vancouver Real Estate Slide Presentation at SFU Woodwards with some lessons learn after the presentation Media and Metrics Accounts of the Foreign Investment in Vancouver s Real Estate Panel Measuring the Presence of Absence Clarifications and Corrections in the Reportage of the BTAworks Foreign Investment in Vancouver Real Estate And our original 2008 study on the ownership and occupancy patterns in Downtown Vancouver condominiums Downtown Empty Condo phenomenon largely a myth study finds Media Observations Public Programming April 7 2014 Vancouver 101 Essential Readings for Architecture Planning and Design in Metro Vancouver A scene from one of our favourite libraries in Metro Vancouver With the help of the learned Twitter Followers of the Bing Thom Architects feed here is a list of essential readings to understanding architecture planning design and city building in Vancouver and its region From academic writers and thinkers journalists and community members in electronic and paper medians this list tries to cover the rich spectrum of forces that have help shape the Metro Vancouver region in our triumphs and tragedies This list probably has some major gaps but it is a try We have focused on books that are still in print or somewhat still accessible through local booksellers while most can be acquired new previously loved versions may be available through Macleod s Books a Vancouver institution and is regarded for good reason by many Vancouverites as the Last Great Bookshop A side note for those interested in the readings on foreign investment in Vancouver real estate BTAworks did compose this list in March 2013 as part of a SFU lecture on the subject For access to the Harland Bartholomew documents arguably the documents that started the contemporary planning era in 20th Century for the City of Vancouver and the region please click here While we ve provided links to the books via Canada s largest online booksellers please consider if you are in Vancouver picking up your copies at a local Vancouver bookstore here s the

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  • BT | A | Works » Research Papers
    Street from September 2014 to February 2015 Collectively worth over 520 million these properties were some of the most expensive single family home properties in the City of Vancouver and the metropolitan region It looks at mortgage status title holder patterns and self declared occupation of title holders to see what kind of patterns emerge against historic held ideas of patterns of ownership in the area these neighborhoods have historically been occupied by Vancouver s managerial and professional classes The purpose of this study is not to necessarily solely focus on a single ethnic group but in understanding how residential real estate might be consumed in the City of Vancouver with a focus on the enabling financial practices and structures in Canada With 82 percent of residential properties in the study holding a mortgage the image of pure cash sales seems highly problematic Instead of falling for a hysteria of a mindless horde consuming residential real estate in Vancouver this study starts to map the logic apparatus and actors of demand and globalization for housing in the City It s only from a point of considered metrics and political resolve that the creation and implementation of effective public policy can be done in an era of global housing markets capital flows and unaffordable housing Through the analysis of the mortgages there are very distinct channels of capital and credit within the data set While early scholars like Katharyn Mitchell and David Ley have surmised ideas of a circuits of transpacific capital within the Vancouver housing market the findings of this study suggest that there is considerable empirical credence to their ideas It is critical to note that more study in terms of expanding the geographic and time scale as well as increasing the numbers of properties to be examined needs to be done before one can generalize this study s results to a larger population This document is a case study and not a total population or sample study of all ownership patterns in Vancouver residential real estate A further point of curiosity was to look at the possible indicators of ethnic patterns within the sales data set and the possibility of identifying the role of global capital particular from migrants from China Hong Kong and Taiwan and global Chinese diaspora via a full name analysis in recent purchases This study is a case study of this population and may not necessarily reflect patterns of demand and consumption that may be found in nor extended to other housing types and parts of the City or region Our full name analysis methodology follows accepted practices in the fields of epidemiology demography and political science This study wanted to see if any distinct patterns occurring when non Anglicized Chinese names are isolated from the rest of the data set It is a primary assumption of this study that a non Anglicized Chinese names may be an indication that an owner may be an recent immigrant to Canada and that an Anglicized Chinese name is an indication of a long time immigrant or non immigrant and or multigenerational Canadian of sole or mixed ethnic Chinese ancestry As a course of experimentation there may be names missed for new immigrants who have Anglicized Chinese names and long time immigrants or multi generational Canadian with non Anglicized Chinese name to may be in the wrong catagory but with external reviews this risk is minimal Within this data set the name patterns were exceptionally and surprisingly distinct as they lacked ambiguous names like Scott Low which could be a Chinese or Scottish name or John Li which could be Chinese Vietnamese or Korean name These names did not exist within this data set Non Anglicized Chinese names in the study were either in a three or two name sequences that our literature survey suggested were Chinese with no ambiguous names Without direct measures of immigration or citizenship status and property ownership that are publicly available in Canada this is an indirect measure of how globalization non localized wealth and immigration particularly from China Hong Kong and Taiwan or Chinese global diaspora are entering one portion of the real estate market in Vancouver At this point it is important to note the sizable literature around income and economic challenges for new and old immigrant Chinese Canadians as well as locally born and other visible minorities in Canada With works from Shibao Guo and Don DeVoretz and Krishna Pendekur and Ravi Pendakur household incomes from local labour markets seem highly unlikely to produce the patterns on a scale that can be explained in the data set Instead the results suggest how the combination of global wealth and low interest rate credit may entering the residential real estate market in a regional environment of near stagnant local incomes David Eby the Member of the Legislative Assembly for Vancouver Point Grey deserves a special thanks for acquiring the data used in this study Without his help as an MLA to acquire the data this study would not be possible and highlight the difficulty of attaining accurate transparent and accessible data to understand the social and economic dynamics within our communities Furthermore with the loss of the mandatory long form census as well as the difficulty and cost in attaining ownership data from the Province it is difficult to conduct data oriented research that is insightful and impactful with how our communities are changing and effective public policies needed to change with them There are some exceptions such as the release of BC Assessment data to accredited academic researchers in a fast moving world of data analysis culture and evidence based decision making Canada and British Columbia is moving agonizingly slow Finally the contributions of various external academic and professional reviewers must be recognized This study would not have been possible without their extremely helpful reviews and critiques on methodology and results Any errors and omissions are strictly my own but the insight experience and wisdom of the study s external reviewers were greatly appreciated Any opinions expressed in this study are strictly those of the writer and not necessarily those of Bing Thom Architects Further Reading Badarinza C Ramadorai T 2015 April 24 Home Away From Home Foreign Demand and London House Prices Retrieved 23 2015 August from http papers ssrn com sol3 papers cfm abstract id 2353124 Cityspaces Consulting 2009 Vancouver Condominium Rental Study Retrieved August 18 2014 from http vancouver ca docs policy housing role rented condo stock pdf Ley D 2011 Millionaire Migrants Trans Pacific Life Lines London Wiley Blackwell Ley D Titchener J 2001 Immigration Globalisation and House Prices in Canada s Gateway Cities Housing Studies 199 223 Li W Dymski G Financial Globalization and Cross Border Co Movements of Money and Population Foreign Bank Offices in Los Angeles Environment Planning A 36 2 213 240 Li W Lo L Oberle A 2014 The embeddedness of bank branch networks in immigrant gateways The Canadian Geographer 48 62 Li W Oberle A Dymski G 2007 April Metropolis British Columbia Centre of Excellence for Research on Immigration and Diversity Retrieved from Global Banking and Finance Services to Immigrants in Canada and the United States http mbc metropolis net assets uploads files wp 2007 WP07 06 pdf Mitchell K 2004 Crossing the Neoliberal Line Pacific Rim Migration and the Metropolis Philadelphia Temple University Moos M Skaburskis A 2010 The Globalization of Urban Housing Markets Immigration and Changing Housing Demand in Vancouver Urban Geography 724 749 Surowiecki J 2014 May 26 Real Estate Goes Global New Yorker Walks A Clifford B 2015 The political economy of mortgage securitization and the neoliberalization of housing policy in Canada Environment and Planning A 1 19 12 Yan A 2013 March 21 Foreign Investment in Vancouver s Real Estate Market Retrieved August 2015 23 from BTAworks Foreign Investment in Vancouver Real Estate Slide Presentation at SFU Woodwards http www slideshare net ayan bta btaworks foreign investment in vancouver real estate 13 Yan A 2009 Ownership Occupancy and Rentals An Indicative Sample Study of Condominiums in Downtown Vancouver Vancouver BTAworks 14 Yu H 2009 Global migrants and the New Pacific Canada International Journal 1011 1026 Data Desk Media Observations Research Papers October 14 2015 A Window into the Floors and Ceilings of Riding Population Densities in Canadian Federal Elections by Michael Heeney and Andrew Yan A special thanks to Frances Bula for her article on the study in the Globe and Mail With the looming federal elections on October 19 2015 BTAworks wanted to look at the population densities of ridings and their voting patterns With data from Elections Canada and Statistics Canada we examined the population densities of every riding in Canada and the party that they voted for and see if there might be any patterns between the riding density and party preference While we focused on the 2011 elections we also studied the patterns of the 2006 and 2008 elections Given the vastness and geographic diversity of Canada these riding population densities ranged from the riding of Nunavut at 0 01 people per hectacre at its lowest to 112 people per hectacre in the riding of Papineau in Montreal at its densest To visualize what a hectacre is it is about the size of the field within a 400 metre running track It s important to note that as a result of the 2012 federal electoral redistribution the number of electoral districts was increased to 338 from 308 for these previous elections with additional seats based on population assigned to Alberta 6 British Columbia 6 Ontario 15 and Quebec 3 Nevertheless the question would be how riding population density might be an indicator or even motivator of party choice The above chart is what happens when you take every seat won by party organized by riding population density from the 2006 2008 and 2011 federal elections The Conservative seats were all from ridings of less than 50 people per hectacre the Liberals were between 0 0001 to 112 people per hectacre the New Democrat Party were between 0 0001 to 101 people per hectacre the Bloc seats were between 0 003 to 113 people per hectacre the Greens at 2 3 people per hectacre and Independents held ridings that were between 0 09 to 0 13 people per hectacre The slide below illustrates the average and the median population density per hectacre by party Not surprisingly there are very different patterns depending on what party one is examining over three elections As perhaps a possible predictor of who might or might not win and where here is the party riding by riding population densities for 2011 It is perhaps the subject of further much deeper study to look at the specific reasons why these patterns occur Some final notes A special thanks to Mark Heeney the BTAworks Summer Intern extraordinaire for helping processing the elections and demographic data And finally regardless of what riding and riding population density please remember to vote on October 19 2015 and click here for more information A Look Back Data Desk Media Research Papers October 6 2015 A Tree Rings View of Residential Properties by Year Built in Metro Vancouver A special thanks to the ever erudite John Mackie for his article on the chart in the Vancouver Sun In the ongoing exploration of property data in Metro Vancouver from BC Assessment BTAworks looked at the age of residential properties and charted their type and year built With 2015 BC Assessment roll data provided by an academic license via the University of British Columbia s School of Community and Regional Planning the chart provides a kind of dendrochronology of all residential properties in Metropolitan Vancouver The chart captures the time frame of the 1900 to 2014 and is a point in time capture of all the residential properties in Metro Vancouver The ebbs and flow of economics real estate development and history as well as some building booms and busts throughout the 20th century are be observed The First and Second World War as well as the Great Depression have left a mark on Vancouver s built form This chart does not capture every building that was ever built in Metro Vancouver but the surviving stock of residential properties in the region as of 2014 In an ever changing region residential properties have been demolished replaced and newly built throughout the 120 year time line It is not an absolute listing of every residential building ever built but a view into our existing residential property stock It can be argued that Metro Vancouver area is a product of the late 20th century as 80 percent of its residential properties were built after 1971 While the City of Vancouver and the City of New Westminster do have a stock of residential buildings that date back to the late 19th and early 20th Century the overwhelming mass of residential buildings in the region are from the late 20th century The early 1980s and the late 1990s seems to be corrective slowdown moments to make the end of large periods of residential property construction The impact of pubic policy on residential property can be observed acutely as condominiums were only created with the passing of the Strata Act of 1972 and of which took several years before they were constructed in mass For a comprehensive history of the Strata Act and its impact on the housing markets in the City of Vancouver please click here Interestingly peak single family housing construction seems to have occurred in 1989 with 10 560 units and the strata residential condos at 17 259 in 2008 There are some technical notes about the data and use of this chart This chart covers residential properties in Vancouver and NOT buildings Strata residential also known as condos are registered as individual units that are counted in this chart but not necessarily individual buildings For example 250 units built in 1996 that can be a single building but registered as separate 250 properties in 1996 While data is from the 2015 BC Assessment Rolls it ends at the year 2014 as Assessments are made every July to July and the Year published for each assessment is made as of July of the previous year For example the 2015 Assessment is actually done in July 2014 The base variable used for these charts are the Year Built variable within the Assessment Rolls If a property had major renovations but original building still stands then the year built variable remains but the year of the major renovations are noted as its effective year The core BC Assessment database has been edited for erroneous entries and matches and properties with values of less than 100 000 were excluded from the chart Moreover we suspect that the year built of many residential properties built prior to 1920s may not have been comprehensively documented in the current database Finally one should not be directly comparing the data in this chart to data from Statistics Canada or the Canadian Housing and Mortgage Corporation as each agency follows a different methodology towards tabulating and processing counts of housing Data Desk Media Research Papers September 15 2015 The 2015 1 million Line for Single Family Residential Properties in Metro Vancouver Building upon the previous BTAworks 1 million line maps for the City of Vancouver this map series expands the map area to cover the 1 million line for single family homes in Metro Vancouver for the 2014 and 2015 BC Assessments With statistics and spatial data sets attained from BC Assessment the Integrated Cadastral Information Society and Metro Vancouver the data was attained on an academic license through the University of British Columbia s School of Community and Regional Planning where Andy Yan is also an adjunct professor A special thanks to Tsur Somerville and his team for assembling the BC Assessment datasets Please note that through data cleaning and editing on an expanded regional Geographic Information Systems spatial data and tabular Assessment dataset calculations within these maps will slightly differ from previous BTAworks analyses on the City of Vancouver Instead of using categories for Single Family Residences as defined by the City of Vancouver s RS zoning this map series uses BC Assessment s Actual Use Category Name category of S F Res which in addition to Single Family Dwellings which does include single unit owned Duplexes Hence with a greater population as a denominator assessment statistics in this analysis for the City of Vancouver will be generally smaller than previous entries The total assessment value which is the aggregate of land and structure values from the 2015 BC Assessment is used to categorize S F Res properties as either above or under 1 million While known as the 2015 Assessment these values reflect a valuation made in July 2014 Note that Total Assessment Values for S F Res properties worth a total of less than 100 000 were excluded in the map and value calculations Certain calculations will differ between graphs due to rounding A special extension of this map series is the inclusion of estimated lifetime transportation costs to the total assessment values Derived from the recently published and magnificent Metro Vancouver Housing and Transportation Cost Burden Study these maps illustrate how housing values shift once transportation costs are accounted for In an H Housing T Transportation approach it looks of connects housing affordability with transportation costs Transportation costs are often excluded from housing costs of which provides a skewed impression on the actual costs of household maintenance What initially seems like affordable single family residential housing away from the urban core and in a car dependent suburban location can be deceptive as it excludes the total costs of transportation of living in such communities The average annual 2011 transportation costs faced by working households who are owners with mortgages by municipalities was multiplied by 25 and 30 to reflect the possible lifetime costs of transportation for households in these municipalities and

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  • BT | A | Works » Is $2 million the New $1 million?
    increase in 2 million plus homes in one year The 2 million boundary in 2016 represents the 1 million boundary for SFHs a few years ago which is between a blurred line between Cambie and Ontario Streets 0 COMMENTS Comments are closed RSS Subscribe ARTICLE CATEGORIES ALL 72 Data Desk 47 Research Papers 33 Observations 37 A Look Back 8 Media 25 Public Programming 7 Search Bing Thom Architects BTArchitects

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    estate market in Vancouver At this point it is important to note the sizable literature around income and economic challenges for new and old immigrant Chinese Canadians as well as locally born and other visible minorities in Canada With works from Shibao Guo and Don DeVoretz and Krishna Pendekur and Ravi Pendakur household incomes from local labour markets seem highly unlikely to produce the patterns on a scale that can be explained in the data set Instead the results suggest how the combination of global wealth and low interest rate credit may entering the residential real estate market in a regional environment of near stagnant local incomes David Eby the Member of the Legislative Assembly for Vancouver Point Grey deserves a special thanks for acquiring the data used in this study Without his help as an MLA to acquire the data this study would not be possible and highlight the difficulty of attaining accurate transparent and accessible data to understand the social and economic dynamics within our communities Furthermore with the loss of the mandatory long form census as well as the difficulty and cost in attaining ownership data from the Province it is difficult to conduct data oriented research that is insightful and impactful with how our communities are changing and effective public policies needed to change with them There are some exceptions such as the release of BC Assessment data to accredited academic researchers in a fast moving world of data analysis culture and evidence based decision making Canada and British Columbia is moving agonizingly slow Finally the contributions of various external academic and professional reviewers must be recognized This study would not have been possible without their extremely helpful reviews and critiques on methodology and results Any errors and omissions are strictly my own but the insight experience and wisdom of the study s external reviewers were greatly appreciated Any opinions expressed in this study are strictly those of the writer and not necessarily those of Bing Thom Architects Further Reading Badarinza C Ramadorai T 2015 April 24 Home Away From Home Foreign Demand and London House Prices Retrieved 23 2015 August from http papers ssrn com sol3 papers cfm abstract id 2353124 Cityspaces Consulting 2009 Vancouver Condominium Rental Study Retrieved August 18 2014 from http vancouver ca docs policy housing role rented condo stock pdf Ley D 2011 Millionaire Migrants Trans Pacific Life Lines London Wiley Blackwell Ley D Titchener J 2001 Immigration Globalisation and House Prices in Canada s Gateway Cities Housing Studies 199 223 Li W Dymski G Financial Globalization and Cross Border Co Movements of Money and Population Foreign Bank Offices in Los Angeles Environment Planning A 36 2 213 240 Li W Lo L Oberle A 2014 The embeddedness of bank branch networks in immigrant gateways The Canadian Geographer 48 62 Li W Oberle A Dymski G 2007 April Metropolis British Columbia Centre of Excellence for Research on Immigration and Diversity Retrieved from Global Banking and Finance Services to Immigrants in Canada and the United States http mbc metropolis net assets uploads files wp 2007 WP07 06 pdf Mitchell K 2004 Crossing the Neoliberal Line Pacific Rim Migration and the Metropolis Philadelphia Temple University Moos M Skaburskis A 2010 The Globalization of Urban Housing Markets Immigration and Changing Housing Demand in Vancouver Urban Geography 724 749 Surowiecki J 2014 May 26 Real Estate Goes Global New Yorker Walks A Clifford B 2015 The political economy of mortgage securitization and the neoliberalization of housing policy in Canada Environment and Planning A 1 19 12 Yan A 2013 March 21 Foreign Investment in Vancouver s Real Estate Market Retrieved August 2015 23 from BTAworks Foreign Investment in Vancouver Real Estate Slide Presentation at SFU Woodwards http www slideshare net ayan bta btaworks foreign investment in vancouver real estate 13 Yan A 2009 Ownership Occupancy and Rentals An Indicative Sample Study of Condominiums in Downtown Vancouver Vancouver BTAworks 14 Yu H 2009 Global migrants and the New Pacific Canada International Journal 1011 1026 Data Desk Media Observations Research Papers October 14 2015 A Window into the Floors and Ceilings of Riding Population Densities in Canadian Federal Elections by Michael Heeney and Andrew Yan A special thanks to Frances Bula for her article on the study in the Globe and Mail With the looming federal elections on October 19 2015 BTAworks wanted to look at the population densities of ridings and their voting patterns With data from Elections Canada and Statistics Canada we examined the population densities of every riding in Canada and the party that they voted for and see if there might be any patterns between the riding density and party preference While we focused on the 2011 elections we also studied the patterns of the 2006 and 2008 elections Given the vastness and geographic diversity of Canada these riding population densities ranged from the riding of Nunavut at 0 01 people per hectacre at its lowest to 112 people per hectacre in the riding of Papineau in Montreal at its densest To visualize what a hectacre is it is about the size of the field within a 400 metre running track It s important to note that as a result of the 2012 federal electoral redistribution the number of electoral districts was increased to 338 from 308 for these previous elections with additional seats based on population assigned to Alberta 6 British Columbia 6 Ontario 15 and Quebec 3 Nevertheless the question would be how riding population density might be an indicator or even motivator of party choice The above chart is what happens when you take every seat won by party organized by riding population density from the 2006 2008 and 2011 federal elections The Conservative seats were all from ridings of less than 50 people per hectacre the Liberals were between 0 0001 to 112 people per hectacre the New Democrat Party were between 0 0001 to 101 people per hectacre the Bloc seats were between 0 003 to 113 people per hectacre the Greens at 2 3 people per hectacre and Independents held ridings that were between 0 09 to 0 13 people per hectacre The slide below illustrates the average and the median population density per hectacre by party Not surprisingly there are very different patterns depending on what party one is examining over three elections As perhaps a possible predictor of who might or might not win and where here is the party riding by riding population densities for 2011 It is perhaps the subject of further much deeper study to look at the specific reasons why these patterns occur Some final notes A special thanks to Mark Heeney the BTAworks Summer Intern extraordinaire for helping processing the elections and demographic data And finally regardless of what riding and riding population density please remember to vote on October 19 2015 and click here for more information A Look Back Data Desk Media Research Papers October 6 2015 A Tree Rings View of Residential Properties by Year Built in Metro Vancouver A special thanks to the ever erudite John Mackie for his article on the chart in the Vancouver Sun In the ongoing exploration of property data in Metro Vancouver from BC Assessment BTAworks looked at the age of residential properties and charted their type and year built With 2015 BC Assessment roll data provided by an academic license via the University of British Columbia s School of Community and Regional Planning the chart provides a kind of dendrochronology of all residential properties in Metropolitan Vancouver The chart captures the time frame of the 1900 to 2014 and is a point in time capture of all the residential properties in Metro Vancouver The ebbs and flow of economics real estate development and history as well as some building booms and busts throughout the 20th century are be observed The First and Second World War as well as the Great Depression have left a mark on Vancouver s built form This chart does not capture every building that was ever built in Metro Vancouver but the surviving stock of residential properties in the region as of 2014 In an ever changing region residential properties have been demolished replaced and newly built throughout the 120 year time line It is not an absolute listing of every residential building ever built but a view into our existing residential property stock It can be argued that Metro Vancouver area is a product of the late 20th century as 80 percent of its residential properties were built after 1971 While the City of Vancouver and the City of New Westminster do have a stock of residential buildings that date back to the late 19th and early 20th Century the overwhelming mass of residential buildings in the region are from the late 20th century The early 1980s and the late 1990s seems to be corrective slowdown moments to make the end of large periods of residential property construction The impact of pubic policy on residential property can be observed acutely as condominiums were only created with the passing of the Strata Act of 1972 and of which took several years before they were constructed in mass For a comprehensive history of the Strata Act and its impact on the housing markets in the City of Vancouver please click here Interestingly peak single family housing construction seems to have occurred in 1989 with 10 560 units and the strata residential condos at 17 259 in 2008 There are some technical notes about the data and use of this chart This chart covers residential properties in Vancouver and NOT buildings Strata residential also known as condos are registered as individual units that are counted in this chart but not necessarily individual buildings For example 250 units built in 1996 that can be a single building but registered as separate 250 properties in 1996 While data is from the 2015 BC Assessment Rolls it ends at the year 2014 as Assessments are made every July to July and the Year published for each assessment is made as of July of the previous year For example the 2015 Assessment is actually done in July 2014 The base variable used for these charts are the Year Built variable within the Assessment Rolls If a property had major renovations but original building still stands then the year built variable remains but the year of the major renovations are noted as its effective year The core BC Assessment database has been edited for erroneous entries and matches and properties with values of less than 100 000 were excluded from the chart Moreover we suspect that the year built of many residential properties built prior to 1920s may not have been comprehensively documented in the current database Finally one should not be directly comparing the data in this chart to data from Statistics Canada or the Canadian Housing and Mortgage Corporation as each agency follows a different methodology towards tabulating and processing counts of housing Data Desk Media Research Papers September 15 2015 The 2015 1 million Line for Single Family Residential Properties in Metro Vancouver Building upon the previous BTAworks 1 million line maps for the City of Vancouver this map series expands the map area to cover the 1 million line for single family homes in Metro Vancouver for the 2014 and 2015 BC Assessments With statistics and spatial data sets attained from BC Assessment the Integrated Cadastral Information Society and Metro Vancouver the data was attained on an academic license through the University of British Columbia s School of Community and Regional Planning where Andy Yan is also an adjunct professor A special thanks to Tsur Somerville and his team for assembling the BC Assessment datasets Please note that through data cleaning and editing on an expanded regional Geographic Information Systems spatial data and tabular Assessment dataset calculations within these maps will slightly differ from previous BTAworks analyses on the City of Vancouver Instead of using categories for Single Family Residences as defined by the City of Vancouver s RS zoning this map series uses BC Assessment s Actual Use Category Name category of S F Res which in addition to Single Family Dwellings which does include single unit owned Duplexes Hence with a greater population as a denominator assessment statistics in this analysis for the City of Vancouver will be generally smaller than previous entries The total assessment value which is the aggregate of land and structure values from the 2015 BC Assessment is used to categorize S F Res properties as either above or under 1 million While known as the 2015 Assessment these values reflect a valuation made in July 2014 Note that Total Assessment Values for S F Res properties worth a total of less than 100 000 were excluded in the map and value calculations Certain calculations will differ between graphs due to rounding A special extension of this map series is the inclusion of estimated lifetime transportation costs to the total assessment values Derived from the recently published and magnificent Metro Vancouver Housing and Transportation Cost Burden Study these maps illustrate how housing values shift once transportation costs are accounted for In an H Housing T Transportation approach it looks of connects housing affordability with transportation costs Transportation costs are often excluded from housing costs of which provides a skewed impression on the actual costs of household maintenance What initially seems like affordable single family residential housing away from the urban core and in a car dependent suburban location can be deceptive as it excludes the total costs of transportation of living in such communities The average annual 2011 transportation costs faced by working households who are owners with mortgages by municipalities was multiplied by 25 and 30 to reflect the possible lifetime costs of transportation for households in these municipalities and added to the total values of each properties in each municipality Admittedly this is a blunt means of transportation cost calculations but with further refinement it is expected to better reflect the real total costs of living away from the town centers of the region and in most cases being car dependent Future refinements such as using Net Present Value for lifetime transportation costs will likely further add more pressures of transportation costs onto housing values Note that the transportation data for Anmore Belcarra Lions Bay Bowen Island and Tsawwassen First Nation were not shown due to data reliability considerations Some key observations are 28 percent 111 659 of all Single Family Residences in Metro Vancouver had a total assessment of more than 1 000 000 in 2014 With the composition of Single Family Residences for each municipality 100 percent of the Single Family Residences in the University Endowment Lands are valued at over 1 million followed the District of West Vancouver 95 percent the City of Vancouver 62 the Village of Belcarra 60 the Village of Anmore 60 and District of North Vancouver 50 From 2014 to 2015 the number of 1 million Single Family Residences in Metro Vancouver increased by 23 percent from 91 000 properties in 2014 to 111 659 properties in 2015 The five largest percentage increases in the number of 1 million and above homes were found in the District of Maple Ridge 96 54 in 2014 to 106 in 2015 City of Port Moody 81 320 to 578 City of Port Coquitlam 79 43 to 73 the City of New Westminster 64 308 to 504 and the City of North Vancouver 52 1 221 to 1 858 Note that the City of Langley at 150 had the highest percentage growth in 1 million properties but the growth comes from a small base of 2 in 2014 to 5 in 2015 When transportation costs are accounted for over a 25 and 30 year basis the number of single family properties worth over 1 million for various municipalities suddenly change For municipalities in the Township of Langley the number of 1 million dollar homes increase 25 times from 3 percent to 75 percent City of Port Coquitlam increases from 1 percent to 35 percent and now more than a third to over a half of single family homes are now valued over 1 million When the H T formula is applied to the cities of Vancouver Richmond and North Vancouver the 1 million nearly disappears as all single family residences are worth over 1 million for the entire municipality Data Desk Media Public Programming Research Papers October 15 2014 Vancouver in the 21st Century THANK YOU A belated thank you to SFU s Vancity Office of Community Engagement SFU Woodwards and the City of Vancouver s City Planning Commission for hosting Vancouver in the 21 st Century With over 250 attendees the event was a great success towards getting citizens to engage in the future social economic and planning issues of the City and its region as well as wonderful fundraiser for the Downtown Eastside Neighbourhood House Here s a short list of the media coverage on the event in chronological order as well as the three part series of the City and Regional economic sections of the presentation with Pete McMartin from the Vancouver Sun Jen St Denis September 25 2014 Business in Vancouver Vancouver s huge income to home price gap will continue to challenge city planner Frances Bula September 28 2014 Globe and Mail Study suggests Vancouver mayoral candidates should target super engagers Pete McMartin October 1 2014 Vancouver Sun Lotus Land or Lowest Land Pete McMartin October 4 2014 Vancouver Sun To have expensive houses and have not money Pete McMartin October 6 2014 Vancouver Sun Does Metro have room for a future We have also included a selected slide show presentation from the talk To access the slidedeck click above slide or here To see a video of the full talk and panel on Vancouver in the 21st Century click here Media Public Programming September 18 2014 A Reading List on Vancouver in

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