Vancouver USA Booms Despite National Slowdown

Downtown Vancouver and the Waterfront, 3 of 5 local cranes visible. September 23, 2022

Robust activity continues in Vancouver USA despite economic conditions that are less than ideal. Overall inventory levels throughout the city remain at less than two months which is still very tight, but well off the record set earlier this year at twelve days. The trend however is still moving towards a more generous inventory selection with the notable exception of urban condos which seem to remain tighter than the broader local market.

The local rental market continues to attract a wide range of renters from entry level and low income all the way up to the highest income levels renting units in the $8000 a month and higher range. It seems that demand for Vancouver’s core urban area is still very high. Vacancy rates in Downtown Vancouver are still extremely low with most buildings having more than 90% of units leased. Brand new buildings such as Coen North run by the Holland Partner Group on the west side of Block Ten obviously have a higher vacancy rate as initial leasing is still underway. But these newly erected buildings still tend to fill up fast and that is good news for all the developers finishing other large new apartment buildings in the core urban area.

There is a dynamic economic situation in Vancouver with new jobs, and demand coming from several sources. There is Portland flight that is driving a portion of housing demand as well as newcomers from outside the Northwest. Additionally I am noticing at least anecdotally a large influx of people from King, Pierce, and Snohomish counties coming into Clark County. That area to the north has become so expensive that some are choosing to move out. King County has such a blazing hot economy that they have little trouble bringing in new people from outside the area in spite of the fact it is one of the most expensive places in America to live.

I have written on other blogs about Washington’s continued status as the best place in the USA to live. Newsweek, US News and World Report, and Sperlings all show Washington as a top 3 destination in America and our state has topped US News annual list every year since 2018. Perhaps this is helping us defy the national economic trend of a slower economy.

Local politicians however can ruin success in both the private sector and government sector. All of us that live locally have watched the decline of Portland over the last 20 years in real time from our adjacent perch just across the Columbia River. Portland was America’s sweetheart city just 15-20 years ago and now it has fallen into third world status with residents fleeing like Californians. Portland did not have a significant natural disaster nor an economic disaster yet it went from being a VERY safe city with a super low violent crime rate to one of the worst cities for violent crime in the Western US. Property crimes were a long time problem in Portland but it has become an epidemic now. And of course it is no secret that Portland is completely over run with homeless people many of whom are dangerous.

Residents living here need to keep a snug leash on the Mayor and City Council as they seem to be embracing some of Portland’s failed policies. Both the private sector investment and the city investment in greater Downtown should be protected. To spend quite literally billions of dollars in investment only to allow it to be over run with crime and homelessness like we witnessed in Portland is simply foolish. Vancouver so far has done a decent job of mitigation particularly on the challenging and sensitive issue of homelessness. Violent crime in Vancouver remains low, but changes in local government attitudes could easily result in undesirable outcomes later. Often decisions made today don’t manifest the side effects until a few years later. The old adage that; “if it ain’t broke, don’t fix it” is a good one for policy makers to consider.

Proposed location for ‘Stay Safe’

One last concern; the city is entertaining the idea of creating a homeless “safe stay community” on the full block of land currently owned by the Lynch Family Estate. Although the charitable estate is likely to offer the land for free, the idea is one of the worst I have ever heard. The stay safe communities are a noble gesture and it seems the city is happy with the other two already in operation. That stated, there are many reasons this is a bad idea.

  • Both the City of Vancouver and the local business sector would be well served to have that parcel built to highest and best use which is a mid-rise or high-rise project that would generate millions in taxes for the city as well a millions in local economic income.
  • Despite all the best efforts the stay safe communities are not attractive and will absolutely negatively effect local property values further reducing the city revenue as tax assessments fall.
  • There are other nearby locations that make more sense. The city owns a 7 acre undeveloped parcel on E. 5th Street near Pearson Field. It seems carving out an acre there should be easy enough and it backs to mostly industrial areas. There are a few appropriately sized parcels or groups of parcels in private hands, west of the Clark County Government center that are dilapidated and underdeveloped. These would make an ideal location as well.

If the Lynch Family really wants to help out, and I believe they do, donating the land to a low income housing organization such as VHA and then having super affordable apartments built with income restrictions that only allow the ‘working poor’ or low income seniors to live there seems better. That block could easily support two five story wood framed structures with 150-200 units of 400 to 700 SF each. With the land donated and the city easing up on permitting and fees, the structures could be erected for $12-14 million. At $60,000 a unit and local low income subsidies already in place, $800 a month rent is doable for a non-profit or government organization. Something like that might just keep a struggling single parent or elderly senior from losing sheltered status in the first place.

We the people have to interact with our local elected officials. They are far more accessible than higher offices such as the US Senate or House of Representatives. You might be surprised to see many city and county level elected reps will actually respond to inquiries. Of course if they don’t keep that in mind when November comes around.

New Cranes Up and More Coming

The first of two tower cranes went up last week on the ZoomInfo construction site at Terminal One. The Springs Living at Block 18 has their crane ready as well. Tower cranes are an indicator of economic output locally and at least two more should pop up in the next couple of months. It is however likely that the crane on Block 3 supporting the ‘Timberhouse’ project will come down soon, that project is nearing the final phases of construction. The most cranes I have ever seen at one time in Vancouver is six. We may hit that mark soon if Timberhouse stays up a little longer as both Hurley Adera and the second ZoomInfo crane are coming real soon.

I would love to see another condo tower go up. Yes I know that is a bit self serving, what with me a Realtor® specialist in Vancouver condos 😉 But Kirkland is 60% sold already and the building isn’t even open yet. Those are serious high end units. The Waterfront could stand to have at least one other condo tower, perhaps a step down from the Kirkland experience. Rumor has it Gramor is no longer pursuing the 80 unit 14 story tower on Block 16 not due to lack of demand but lack of space on that smallish block. I’ll see if I can confirm that with Gramor. The Modera project on Block 21 is designed as a type one construction tower which is ideal for condos. Perhaps they will make a portion of those 285 units condominiums. That would be great, but that has not been the model for Mill Creek Residential.

The local urban condo market tightened up last week with 6 new pending sales against just one fresh listing. The range of activity spanned everything from $257k to $2.5m. Despite a slowdown in residential real estate, the urban condo segment in Vancouver seems to be outperforming the broader market. Vancouver is booming with residential demand and more than 1,000 units are under construction right now in the Downtown core.

Hotel Indigo Upper Lobby

Kirkland Development is finally ready to open both the Indigo Hotel and the Kirkland Tower within 30 days. I toured a unit on behalf of an East Coast client and 30 days is doable. The building looks fantastic inside and out. The open atrium style hotel looks amazing. From the lobby their is a grand staircase that leads up to the second floor lobby from there you look straight up to the beautiful glass roof the lets natural light filter in. This is almost certainly the nicest hotel in Vancouver and definitely the sleekest in Downtown.

Hotel Indigo Lower Lobby

The restaurants look ready to go both 13 Coins and El Gaucho are more of less physically finished so the mid October open looks like a go. 13 Coins restaurant is located on the street level Northeast corner of the building facing Columbia Way and Esther Street. 13 Coins is also operating a coffee shop that fronts the river on the ground floor Southwest corner of the building. El Gaucho is on the ground floor Southeast corner of the building facing the river. El Gaucho will also operate the ‘Witness Tree’ lounge on the 8th floor with a patio overlooking the Columbia River and a rooftop area as well. I have been anxiously awaiting the completion of this project and the opening is less than a month away.

Interested in city style condos in Vancouver?
Connect with Rod Sager. 360-737-4600

Will Terminal One Attract More Cruise Ships?

American Empress at Terminal One 8-31-2021

As many locals are undoubtedly aware, the Columbia River is a popular cruising destination. It’s hard to miss the American Empress when she makes port at Terminal One each week. The 360 foot long paddle wheeler features four decks plus the bridge and is tall enough to tower over the 30 foot high Terminal One dock and is the largest river cruise ship operating in the Pacific Northwest. Up until recently the passengers were treated to the 60 year old Inn at the Quay which if we are honest was showing its age these last few years. Now the Port has completely remodeled the landing and the shiny new AC Marriott hotel is operating. The old Red Lion at the Quay has been demolished. In a few short years that will become the new public market and a bustling and exciting Terminal One will greet passengers as they disembark for their Vancouver stops.

Some may be unaware that there are three cruise ship lines plying the mighty Columbia. Two have home ports in Portland. One is the Portland Spirit which spends most of its time on the Williamette River doing dinner cruises in Portland. The Spirit does have some longer cruises up to Cascade Locks on the Columbia. But the competitor to our American Empress that is operated by American Queen Voyages is American Cruise Lines. They has multiple vessels operating at various times on the Columbia River. This company has its home port on Hayden Island near the Red Lion Inn. They have slightly smaller vessels with a mix of paddle wheel style ships and sleek modern vessels as well.

I can’t help but notice that Hayden Island has been looking real ‘sketchy’ these last few years and I would not really look forward to a shore trip in that neighborhood. What if Vancouver convinced American Cruise Lines to make a home port move to Terminal One? This would bring revenue to the Port of Vancouver USA and would bring tourist revenue into Downtown, the new Waterfront, and other significant attractions in the area such as the Ilani Casino.

It seems like a slam dunk, if I were American Cruise Lines, I wouldn’t wait for port officials to reach out, I would take the initiative and call them! Some of the cruises on American Cruise Lines are very expensive, substantially more than American Queen charges, so these passengers are likely super-affluent big spenders, and that is good for the local economy. Hey Port of Vancouver USA… get on that.

Inventory in City Center condos tightened up this week with more closed sales and new pending sales, than new listings. Things however are still a little bit softer than there were in the spring. Sellers still hold the advantage despite the softening inventory.

Urban Condo Activity Up Again

This past week saw a lot of activity with five new listings and two pending sales. Additionally six sales closed last week. Inventory has seen a slight loosening over the summer but it is still tight. I ran a market report for condos in Vancouver’s urban core. Data shows that there is currently just 1.5 months of inventory which still favors sellers. It also shows a great disparity between the median marketing time and the average marketing time. The median stands at 19 days but the average is 42 days. This shows that there are some overpriced units with stubborn sellers sitting on the market for months dragging the average down but not the median. Well priced units are selling quickly. Only 9 fresh listings in the last month against 13 units sold. Vancouver’s urban condo market only has 23 units on the market right now. The average sold price over the last month is $659,015 against the median of $445,000. The most expensive sold unit was $1,525,000 and the value leader was an Academy unit that closed at $242,500.

Trends over the last twenty years show young people flocking to city centers and also Baby Boomers are trending to cities at the highest rate in decades as well. This is creating some extra demand pressure that should help the urban condo market weather any economic storm better than they usually do.

Here is a quick look at the inventory stats for all the developments we watch here at Urban Living in the Couv:

DevelopmentActive UnitsPending Units
500 Broadway Frontier Block (Downtown)10
Academy (Downtown)02
Heritage Place (Downtown)30
Parkview at Vancouvercenter (Downtown)22
Viewpoint at Vancouvercenter (Downtown)10
Merriwether (Columbia Shores)01
Northwynd (Columbia Shores)34
The Village at Columbia Shores (Columbia Shores)30
Kirkland Tower (Waterfront)40
Riverside Condos (Riverside)01
Shorewood (Riverside)41
Tidewater Cove (Riverside)22

There has been some chatter in the local media circles about possible new condo projects rising up in the Downtown and Waterfront areas. So far it has been just apartments aside from the Kirkland Tower condo project. I think Kirkland appeals to the top of the market but there is no doubt plenty of mid-level demand for units in a new mid-rise or high-rise tower int he $500-$700k purchase range. At the entry level it is unlikely a new project could be built cheap enough to sell $300k units, but $500k units in a new tower would likely sell fast.

Inventory is still tight!

Primary areas covered by this site

Vancouver’s suburban areas are seeing increases in inventory level as more sellers have finally come to market. But the urban condo scene in Vancouver remains tight. The map at right shows the urban condo area I cover on this blog and it features more than 1000 units yet there are only 17 listed! That is only 1.7% of available units listed.

This is not as tight as it might seem, but it is pretty tight. Typically at any given moment in a normal market 2-3% of SFR homes are for sale. I believe there is real buyer pressure coming from outside the area, predominately Portland, that is keep the prices stable in the urban condo market locally.

We are seeing price reductions, but those are almost exclusive to units that were overpriced to start with. Once the price is reduced to a figure closer to fair market value, the units tend to sell quickly. The market is still strong but buyers are enjoying at least a bit of relief from overzealous sellers.

SW Corner @ Grant & Columbia Way

In other news, the CCRA reviewed the design of a proposed eight level parking structure for Block 7 at the Waterfront. They need that, I had to change my plans a little on Saturday due to a complete lack of parking down there. Yes the Waterfront is a hopping’ locale on weekends. This design was unanimously approved and so it should be, it may be the nicest parking structure I have ever seen. There will be retail space fronting Columbia Way and wrapping 60 feet around Grant Street and the new entry street on the east. They are planning on 829 spaces and that should be pretty darn effective.

While the garage is under construction two other blocks (13 & 14) will be temporarily converted to surface parking similar to the current surface parking on Block 7. The presenters mentioned that Robert Olsen will be the primary contractor and that is a good thing. They are planning on having the new temporary lots open by February or March next year. The new parking structure should open by the end of next year of January 2024. The retail may take a bit longer to build out. The structure will have similar electronic space monitoring as seen in the garage at PDX with the number of available spaces indicated on each level and the direction they are located. That does help move cars through the structure effectively. This will be an amazing addition. Once complete the Waterfront will be able to open up all of the surface parking blocks (5, 10, 11, 13, & 14) for development as the new garage will have enough spaces to offset those surface lots.

You may have noticed increased activity at several large development sites Downtown. Hurly has cleared the block at 400 Washington and should start excavation and foundations soon for the 180 unit 6 floor Adera apartment building. LPC West is getting close to completely prepping the ground for the large two building project to house ZoomInfo in towers of 10 stories and 9 stories. This is on Terminal One blocks A and C. The massive excavation at the Springs Living on Block 18 is nearing completion. If you walk by that project you will see that hole is at least 30 feet deep! The 12 story senior living facility will be among the best in the entire region.

Things continue to roll in Vancouver USA.

Condo Inventory Stable this Week

There was a near even split between new listings and new pending sales this past week with inventory levels rising a tiny bit (+2 units) in the urban condo market covered by this site. We have seen a few weeks of rising inventory but strategic price reductions on units that were optimistically priced have resulted in successful pending sales and several closed transactions as well this past week.

It seems that demand for these units are still exceeding supply but buyers are not biting on the overpriced units. Among the sales this past week was a broad price range of $215,000 to $1.3 million. That’s a broad economic expanse and is rather healthy as Vancouver’s urban core still has something for the entry level buyer even in the shadow of more expensive projects such as Kirkland Tower.

I mentioned last week that a Downtown area or any high density area doesn’t want to be “dead” but neither should it be so crowded as to be a “buzzkill.” Vancouver seems to have that happy balance and there is room for significantly higher density Downtown without getting so congested as to be an impediment to a good time. When you contrast parking and traffic in Vancouver’s Esther Short neighborhood (Downtown/Waterfront) with Portland’s Pearl district we have a serious advantage in parking, ease of access, and getting around the area. As the city increases density with more commercial and residential high density projects the task should be to maintain the busy buzz while keeping things flowing. Vancouver’s Waterfront has already become a regional tourist attraction and keeping that area accessible and fun for those visiting should be a high priority. The CCRA reviewed the design for an 8 level parking garage on Block 7. I will review that meeting later this week as I was out of town last Thursday. I saw the design and I would assume the CCRA was impressed, it’s one of the nicest parking structures I have ever seen.

At full buildout, the Waterfront alone is expected to have 10,000 residents. That is only a 32 acre site. If they hit that number at buildout the Waterfront will have a higher density than either the Pearl or the South Waterfront in Portland! Near as I can tell they are on pace for more like 7,000 as several of the west end blocks have mid-rises instead of high-rises and high-rises are more restricted by the FAA at the east end. That stated, 10k is still possible. I would project that at current pace, the Esther Short Neighborhood which again includes Downtown, Terminal One, and the Waterfront on roughly 0.56 square miles could have 12,000 residents by 2030. That will bring Esther Short to 21,000 per square mile surpassing the density of today’s Pearl District. This level of density will require wise planning by the city and so far to their credit, they have done a good job managing a very robust increase in density and rapid development in Vancouver’s oldest district.

Vancouver Downtown on Google Earth with SketchUp Models by Rod Sager.

This Google Earth render of Vancouver’s Esther Short Neighborhood shows the area with several SketchUp models of buildings either recently completed, under construction, or likely to break ground in the next 12 months. Models based on actual architectural renders submitted to local government.

Some people just don’t like the hustle and bustle of urban centers and for those folks, Vancouver’s Downtown is probably too busy already. But urban living is not for everyone, in fact it’s not for most people. That is why 2/3 of Vancouver is filled with cute culdesac clad suburban developments. I raised my kids in just such a neighborhood right here in Vancouver. When I was in my early 20s I would have been ‘all over’ the idea of living in a place like 2022’s Downtown Vancouver. And now nearly 40 years later… I am all over it again.

Surburb? Not really.

It seems like every time I go Downtown in the summer, there is at least one but usually two or three cool events happening. Just Friday, the wife and I decided to have some Pasta at that new place, Grasso which is in the Riverwest building on the Waterfront. The city had a sponsored free concert happening at Waterfront Park, the Vancouver Brewfest was happening in Esther Short Park and the Farmers Market was getting setup for the weekend.

There is a real buzz happening most of the time Downtown but yet the area remains pretty manageable for parking and traffic. We seem to to be riding the sweet spot in the city center. No one wants a dead vibe in their downtown, but people are always complaining in larger cities like Portland about parking, traffic, etc. We really seem to have a nice balance in Vancouver and the city is working towards keeping that balance even as more and more density is added to the core. The CCRA will do a design review for a new 8 level parking structure at the Waterfront which will take pressure off the temporary lots in use now.

Vancouver has become a bit independent from Portland. Although we are always going to be attached, quite literally at the hip to Portland, Vancouver is a self contained city. We have a vibrant urban downtown, our own multi-terminal seaport, a huge rail yard with significant industrial development including heavy industry, a sizable tech sector, and a budding tourism industry. Vancouver is often referred to as the “largest suburb of Portland” but is it really a suburb of Portland at this point? I question that label especially as Vancouver has its own suburbs already. If you look at a list of cities in the metro area based on census population figures for the zip codes in those cities; the list of 10 largest cities in Portland-Vancouver metro looks like this:

  1. Portland, OR 722,257
  2. Vancouver, WA 332,363 
  3. Beaverton, OR 190,784
  4. Gresham, OR 115,786
  5. Hillsboro, OR 114,628
  6. Tigard, OR 60,581
  7. Oregon City, OR 56,948
  8. Milwaukie, OR 50,755
  9. Lake Oswego, OR 44,945
  10. Battle Ground, WA 36,972

The reality is that there are two “large” cities in the metro area and three medium cities followed by all the smaller suburban towns and cities. It should be noted that the actual incorporated cities are smaller than these zip code numbers show due to the fact the some residents live outside the city boundaries as cities are still growing and annexing new development areas. Both Vancouver and Beaverton have large urban populations outside the incorporated city boundary. But the people are there already, obviously as indicated by the census figures.

The dichotomy between Portland and Vancouver looks a lot like that of San Francisco and Oakland, 873,644 / 425,552 rather than Seattle and Bellevue 724,658 / 146,733. Oakland most definitely is NOT a suburb of San Francisco, but Bellevue IS a suburb of Seattle. Vancouver of course has several annexations that have been pending for a long time. They need to wrap those up as it makes difference in terms of state-wide and regional clout. That brings money into the region in the form of government transportation and infrastructure, business expansion and relocation, and national and regional notoriety. All of this brings jobs and prosperity to the area and will take pressure off the the bridges between Portland and Vancouver.

So I will continue to resist Vancouver’s label as “suburb of Portland” because it simply is not. Just as Oakland will never be the center of attention in the San Francisco Bay Area, perhaps even a bastard stepchild in some people’s eyes, so we have to endure a similar lack of respect as well. But that’s OK because America’s Vancouver has a new urban dynamic that is attracting lots of Portlanders to the ‘better side’ of the Columbia.

Price Reductions are Working

I am seeing price reductions across the condo spectrum and they seem to be working. Multiple units saw reductions quickly followed by accepted offers. Activity seems to be strong with good demand. Tidewater Cove had three units go pending last week and Meriwether at Columbia Shores saw two new listed units.

Vancouver continues to attract startup business including several in recent years that have gone public and become large. ZoomInfo is a notable example as they broke ground on their new twin high-rise project at Terminal One recently.

Kirkland Tower is now doing tours of completed and unsold units in their gleaming tower on the waterfront. That building has had its fair share of construction delays, but it is coming to gather nicely now. Several units have closed already according to county records.

photo from the The Columbian

In other news: Kirkland has released updated drawings for the Waterfront East development planned for the space east of the Interstate Bridge where Who Song and Larry’s restaurant is now. This is an impressive looking project and will involve the complete transformation of the Renaissance trail connecting Columbia Shores to the new Waterfront. Who Song and Larrys intends to operate during construction and will likely move into the new restaurant space upon completion.

I like this project a lot. I like that it has depth and step backs. It is a clean approach and will tidy up that ‘corner’ nicely.

More Price Reductions This Week

This week showed that some sellers are now lowering their prices to get traction on units. Initially this was mostly overpriced units coming into the reality of the softer market. But now it seems the trend may be suggesting a minor correction at least on urban condos. A viewpoint unit is now priced at $495,000 and that is pretty low for that development.

The economy is now officially in recession after the second straight quarter of GDP decline, but real estate inventory at least locally is still relatively tight with about a month and a half available. If inventory levels remain below four months the real estate market should weather the storm well. Downtown and the Waterfront are still booming with large construction projects that should keep workers employed for a few years.

The New Seasons market is now under construction at 15th and Main. I’d expect a 12-18 month construction period and it can’t come too soon as the city center has been screaming for a proper super market for years. Timberhouse at Block 3 on the Waterfront is nearing top out. That building will feature 227 apartment units. Aegis at the Academy phase one is finishing up exterior cladding with interior buildout likely underway inside. Hurley is well underway with excavation for the full block Adera project with 180 apartment units.

Overall and all things considering Vancouver is looking good.

Exodus from Portland’s Pearl?

There are currently 115 active listings in Portland’s Pearl District. That seems to be a bit bloated certainly compared to the last 12-18 months. Is this part of some ‘exodus’ out of Rip City’s urban core? Since 2020’s 100 days of rioting it seems that the area has not improved much. The east end of the Pearl has hundreds of urban campers all around and the area is starting to look like a landfill. I had to take a relative down to Union Station early Sunday morning. It is always eerie being in the downtown of a large city in the wee hours of the morning as the streets are virtually empty and there is almost no activity at all. It was at that time that you really see what has become of the Rose City. There is trash everywhere, it is an environmental disaster in the core of a city that used to pride itself in environmental awareness. There seems to be a complete lack of concern these days. As the sun rose higher above the Cascades, the homeless began to stir about and wander the streets. It was like a scene from the Walking Dead and it is simply unacceptable. This problem is mostly due to local governments enabling drug addicts to waste away on the streets with programs designed to support the bad choices and life-style decisions rather than rehabilitating these people. There is also an abject failure of our society at large to help the mentally ill. Most of these ‘campers’ are capable of working a job and there are thousands of jobs available right now. Yet the people that are running Portland simply continue to encourage the bad behavior.

Although most of the ‘problem’ is east of NW 8th Avenue, much of the litter, trash, rats, and homeless people are now migrating west into the heart of the Pearl and even into the neighborhoods around NW 23rd Avenue. I even saw four condos in a row for sale in a small complex near Everett and NW 23rd. Nobody wants to pay a premium for rent or purchase and then have to contend with the same issues and filth found in cheaper neighborhoods. Thus they leave; and that can lead to falling real estate values. As if the rising interest rates were not enough.

I write about Portland because, what happens in Portland can have repercussions all over the Metro area. I worry our delusional leaders locally may just follow those idiots south of the border right over the precipice like mindless lemmings. Right now there is a HUGE difference for the better in the Vancouver Downtown area compared to Portland’s third-world example just across the Columbia.

The reason I bring this up is that I attend Vancouver City council meetings and / or listen to them on video and I hear things being said and suggested that are similar to things that Portland has already tried and failed at. Frankly it has been a demonstrable disaster as evidenced by anyone with two eyes and nose that has been to Portland recently. I am convinced that 80% of Vancouver residents are absolutely not interested in having our city turn into Portland. The council and the last three Mayors have done a great job bringing positive growth and improvement into Vancouver’s formerly dilapidated Downtown. Many kudos from me on that, but how they handle the increasing pressure of transients on our urban core, the mechanism to control the MAX train on our side of the river, and the impact of the new bridge on our Waterfront will determine whether Vancouver’s ambitions will survive into the next decade. This is a critical juncture in the history of our city.

We as a community can certainly capitalize on this apparent escape from Portland we are seeing right now. Our beautiful Downtown, spectacular Waterfront and relatively clean streets are attracting urban dwellers from Portland that want a ‘city vibe’ without the issues found in Portland. There is no other alternative to Portland than us, for the “city life” anywhere in the region. We have to let our local leaders know, we do not want that disaster over here.