Gabriel Yiu: The fundamental problem and a solution for revitalizing Vancouver’s Chinatown

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      My last commentary on the proposed relaxation of Chinatown’s building heights has brought me some feedback. Prof. C.Y. Lai provided information on the preservation of Victoria’s Chinatown as well as the replacement of Calgary’s “old” Chinatown by modern buildings. Barry Morley, president of the Community Business and Professional Association, shared with me his view on the dilemma of the development and preservation of the Amazon forest. His view is that preserving the forest is in the long-term interest of the local and world communities. I also received encouraging responses from an MP and a city planner.

      Of course, I’ve also heard some contrary opinions. Some people thought that I was opposing change and some said I had not provided any solutions to the problem of revitalizing Chinatown.

      I do not oppose change and development. My concern is how Chinatown changes.

      My three major concerns are:

      1. Would Vancouver Chinatown’s traditional landscape be preserved?

      2. Would the height relaxation really help revitalize Chinatown?

      3. A property tax hike for merchants and community associations.

      Whether they’re Shanghai’s Nanjing Road, Guangzhou’s Xiajiu Road, or numerous places in Europe, the world’s most successful business areas are located in culturally preserved and protected districts.

      Preserving the traditional landscape makes for strength, not weakness.

      The fundamental problem of Chinatown revitalization is this: why do so few people shop in Chinatown? Safety might be a concern but it’s not the prime reason. Way back when Chinatown was thriving in the ’80s and early ’90s, the same concern was present.

      The problem of Chinatown, as I see it, is this: its goods and services are also widely available in other places. Are we going to resolve this problem by building some residential towers there?

      The International Village has tall towers filled with residents, but it has not increased the walking traffic of Chinatown.

      If the key is about attractiveness, what can Chinatown do?

      The success of London’s Covent Garden or the local Granville Island is due to government intervention and planning. Granville Island’s industrial setup, the restriction on site development and merchant categories are the formula for success for B.C.’s prime attraction.

      Think about this. In the past decades we saw a huge inflow of immigrants from China. These are immigrants not only from the south, but from various parts of China. They brought with them their rich cultures, experiences, and creativity. These are valuable assets and resources of the Chinese community and the Vancouver society at large, but they have not yet been fully exploited.

      If Vancouver’s Chinatown can be a converging point for these cultures and experiences and creativity, I’m sure it would become the best Chinatown in North America.

      Vancouver’s Chinese food has been praised as being the best in the world. Think about this possibility: we could turn part of Chinatown into a street of fine Chinese cuisine. In order to get and encourage the right people and business into the area, the government could provide incentive assistance which could take the form of renovation assistance, a property tax subsidy for a period, promotional assistance, et cetera. The goal is to bring in a cornucopia of food culture from various parts of China.

      A street of fine Chinese cuisine would be attractive to Chinese and non-Chinese alike. In addition, restaurants that serve such food would attract their native patrons.

      This is a way of exploiting Chinese culture to promote Chinatown. It is better than using other methods that might dilute the character of Chinatown.

      This is only one of the methods using cultural heritage to enhance business opportunities, but the questions that remain are: do we still need to discuss the question and do we still have the time?

      There used to be four major Chinatowns in B.C. The New Westminster and Nanaimo Chinatowns were totally destroyed by fire in the last century. Subject to strict controls on building height, colour schemes, building exterior facades, and decorations, Victoria Chinatown and its neighborhood downtown area are recognized by the city and nationally as a historical and heritage site. The traditional exterior of the Chinatown there is being well preserved. As for our Vancouver Chinatown, time will tell what it will become.

      Gabriel Yiu is a small businessperson and was the B.C. NDP candidate in Vancouver-Fraserview in the 2009 election.

      Comments

      14 Comments

      Steve Y

      Mar 15, 2011 at 8:46pm

      China town does not need to be wholly changed to be great once again. It seems to me that the things china town needs are those things that have succeeded in revitalizing Gastown, good food as Mr. Yiu recommends, cool fashions, perhaps direct from china and a buzz. It seems that too many merchants are able to "slide by" selling the same old stuff that they have always sold which keeps out innovative new businesses.

      However, one or two signature new projects could give the area a buzz that it does not currently have, if done properly.

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      media man

      Mar 15, 2011 at 10:29pm

      The fundamental problem of Chinatown's revitalization is having an opportunist like Yiu smearing it with inaccurate info. & misinforming the public on not to go there.

      So history is repeating itself ---- years ago when Yiu wrote an article telling people not to visit Chinatown and he got blasted by the community; then he wrote a follow-up article to soften his tone to upkeep his opportunistic self and possibly to maintain his MLA dreams. So what have we here today? As I said before, stop the hypocrisy Yiu. And stop the misleading info. about China too. Anyone worthing their salts that had been to Shanghai knows that Xintendi is THE place to be, not Nanjing Road. The latter is only like Robson Street whereas the former is vibrant community --- you are not "somebody" until you are recognized in Xintendi. But that's besides the point. Similar stories hold for other communities in Guangzhou, London, etc...

      The City of Vancouver is taking its very first step to help revitalize Chinatown and HAHR is the start. So who was so opposing that not so long ago and who got denounced again by the community and who now writes a make-shift follow-up article to cover his own sorry self?

      It's simple math and equally applies to anywhere and everywhere. When a certain community builds up it own critical mass of residents, it becomes self-staining and self-containing. Again, no one is tearing down the traditional buildings and replacing it with glass towers. But adding a 9-15 stories building here & there (which, btw, is strictly regulated to maintain Chinatown's architectural character) will increase people living there. All these people need groceries and services and that's where Chinatown comes in. Some restaurants, lounges and entertainment will complete the package. And on top of that, it is also a tourist attraction. Heck, that even applies to politics: if any community has enough residents it may even spawn its own riding; and Yiu can start knocking at those doors then!

      Any investors, new immigrants or not and of any culture, will not make a move until the future is known. And we are at that exact point in time now where the future will be determined and only to be smeared by Yiu. And he's telling the government what needs to be done? If there is no relaxation, then everything is status quo and then there is no future. But given a chance on the relaxation, then there will be changes and along with it comes a glimpse of hope. As to property taxes, while still relatively high, property taxes have actually decreases in last few years. And if there is business to sustain proper income, is property tax really a main concern at the end of the day?

      And for the last time, International Village isn't even part of Chinatown by land parcel. And why would anyone go to Chinatown when Int'l Village has a supermarket and a Costco within shouting distant? But ask the same question again at night and during the festivities, does Yiu have any idea just how many people from the Int'l Village goes to those new lounges and clubs in Chinatown at night and during the Chinese New Year Parade; or even a stroll in the classical garden?

      Just like a few years ago, Yiu's negative and faulty comments weren't welcomed then and his new ones aren't welcomed now; he knew he had painted himself to the corner and hence the retract. As I said, I used to work in the Chinese media so I know the history. It's ok to embarrass yourself Yiu but just quit embarrassing the community.

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      Sid Tan

      Mar 16, 2011 at 2:17pm

      What about the current low income residents of Chinatown and Downtown Eastside?

      Check http://thetyee.ca/Opinion/2011/03/16/ChinatownGrow/index.html?commentsfi...

      Joe Wai is correct to talk about the spiritual component of Chinatown. However, he neglects that Chinatown exists because it began as a low rent district a century ago.

      The soul of Chinatown is its people. Then it was the Lo Wah Kiu (old overseas Chinese) who endured and overcame 62-years of legislated racism. It is still a low rent district and many (the majority?) of residents are not Chinese.

      The soul of Chinatown, then and now, is its people and revealed in their struggle against powerful political and economic forces . An integrated local area planning process and social impact study before market condo towers. Let's secure the needs, assets and tenure of the current low income residents first, then the developers, media commentators and politicans can define their Chinatown.

      Salt Water City born in Downtown Eastside. My Chinatown is in the Downtown Eastside, the soul of Vancouver.

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      Pender Guy

      Mar 16, 2011 at 3:35pm

      As a resident of Chinatown I absolutely welcome the potential to relax height restriction to encourage developers to move in. Anyone who lives in the area has already seen a positive shift with the minor development that has already occured. I feel we need people (Chinese or otherwise)on the streets at all time of the day to help 'normalize' the area. I fully agree that it isnt as simple as let the developers in and it will get better, but from the local residents that I have ever talked too, they feel that should be the main component. A 'street of fine cuisine" seems to be a bit of a pipe dream to me.

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      Donna Lee

      Mar 16, 2011 at 9:21pm

      The 5 reasons why Mr. Media Man is not worth anybody's salt

      It's funny that "media man" says "anybody worth his salt”¦" knows A, B and C. Well, Mr. Media Man, if you are worth your salt, you probably know the following:

      1. Everybody wants to "improve" Chinatown, nobody is saying we shouldn't. Yiu and others, including myself, are just disagreeing with how you go about it. Why force a policy that would change the face of Chinatown forever, threaten to make it another cookie-cutter part of the city, when there could be better ways of going about "improving it"?
      2. Proposing this policy to "improve" Chinatown should involve the input of the 1,000+ low-income citizens and all the small businesses that serve these citizens there. THIS HAS NOT HAPPENED. The "26 public consultations" consisted of throwing up ads in media outlets with the unrealistic expectation that marginalized people would come out of their buildings to learn about this wonky policy. The public consultations that happened are more like PUBLIC INSULTS. I have friends and family that live and work in Chinatown and it's clear to me that the people who ACTUALLY live and work there have NOT been consulted properly.
      3. You can attack Mr. Yiu as much as you want but it does NOT detract from the fact that this proposed plan would risk pushing out those who are most vulnerable -- the people who make Chinatown CHINATOWN. It's not just the buildings that are heritage, it's the people too.
      4. Taller buildings in Chinatown does NOT mean more business for the CURRENT Chinatown stores. Most of the stores in Chinatown serve the low-income community and seniors -- and they haven't even been consulted. Please remind me again who will be moving into the new $200-500K condo buildings? Low-income seniors like my grandma? Let me know if I missed that part in the marketing plan or if there was some new trend where yuppies have a new infatuation for pigs feet and dried salted fish that I didn't hear about. High rise buildings = immediately higher land values = higher property taxes = low-income residents who shop and live in Chinatown that can't afford it anymore will be pushed out = Chinatown businesses will loose business.
      5. You claim that "adding a 9-15 stories building here & there  ”¦ is strictly regulated to maintain Chinatown's architectural character." Are there other ways to maintain Chinatown's architectural character without demolishing the population living there? Yes. Would you mind if I built 9-15 stories on top of your house? Because you sure make it sound like no big deal. No matter how you spin it, there will be high rises that will negatively effective Chinatown residents and business. Period.

      THE BOTTOM LINE is that EVERYBODY wants to protect the heritage of Chinatown, this includes the buildings AND THE PEOPLE. We need to care for the low-income, marginalized residents who reside there and the services that cater to them. THEY HAVE NOT BEEN CONSULTED. A comprehensive plan for Chinatown and the Downtown Eastside needs to happen before we make drastic decisions because this policy would affect both those areas. We can work together to make Chinatown a place that works for current residents, new and old businesses in Chinatown for Chinatown with Chinatown.

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      R U Kiddingme

      Mar 16, 2011 at 9:38pm

      @mediaman

      Great post, although the typo about "self staining" is maybe a bit of a Freudian slip. After all, the DTES has many of the self-staining residents that, more than anything, put a brake on development in the area.

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      Janice W.

      Mar 16, 2011 at 10:56pm

      I found that Mr. Yiu’s article offered some valuable suggestions and comments. Mr. Yiu has a long track record working for and helping ordinary citizens in the Chinese community and I appreciate him voicing his concerns over the revitalization of Chinatown.

      Mr. Yiu has been doing media commentary for the Vancouver Sun, a few local Chinese newspapers, Chinese TV channels and Chinese radio channels for many years. I am one of many who appreciate Mr. Yiu’s integrity and credibility.

      The Chinese community is well aware of the hard work Mr. Yiu has done. Mr. Yiu has devoted much time and energy in serving the community. I wish every one of us would come forward to serve society selflessly like Mr. Yiu.

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      the_rest_of_us

      Mar 17, 2011 at 7:22am

      constantly throwing taxpayer money at a problem as a solution is neither creative or sustainable...

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      media man

      Mar 18, 2011 at 2:37pm

      LOL LOL, everyone, good or bad, and even Yiu will have their own fanboys/fangirls. Not my problem if one chooses to support an opportunist and good luck to you all.

      As said before, Yiu has his pipe-dream of being a MLA so he needs the support from the Chinese community and consequently he will shoehorn his way to Chinatown and kow-tow to the people there whether he wants to or not. He needs the Chinatown people; the Chinatown people certainly do not need him. Q.E.D.

      Back on topic --- HAHR --- the fact that over 100+ Chinatown people showed up at last night's public hearing at Cityhall, many being young people supporting the HAHR, is definitely a good sign for the community. In general, I don't have a problem with this particular article from Yiu; just find it amusing --- like years ago --- on how he flip-flops from one view to another after his "chat" with the community.

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      Concerned Group 2

      Mar 19, 2011 at 12:51pm

      Last time, it was “news man” who smeared Yiu for “clearly remembered Yiu wrote a highly controversial article in the mainstream newspapers telling people never to go to Chinatown.”

      After Yiu’s “highly controversial article” being posted that showed “news man”’s accusation is baseless, we now have “media man” who claimed that “years ago when Yiu wrote an article telling people not to visit Chinatown and he got blasted by the community; then he wrote a follow-up article to soften his tone to upkeep his opportunistic self “.

      Below is the preceding Van Sun article, Yiu has never asked people not to go to Chinatown. Anyone with a clear eye and mind could see the integrity of “media man”

      Vancouver Sun, Page A23, 27-May-2000
      Chinatown's taxing challenges: Despite complaints, Chinatown has done relatively well by the city's taxation policies. The area's real problems lie elsewhere.
      By Gabriel Yiu

      After some careful planning, the Chinatown Merchants Association struck. It initiated a lobbying effort to pressure politicians to do something about the high property taxes on commercial premises in Chinatown.

      First, it put together a petition and collected 4,000 signatures. The petition was delivered personally by the chairman and its directors to Municipal Affairs Minister Cathy McGregor in Victoria. Premier Ujjal Dosanjh promised that he would talk to Mayor Philip Owen and would invite some Chinatown representatives to be present, to find solutions to the problems raised.

      At first blush, it appears that Chinatown has been unfairly treated. Its decline is a fact and this lends credence to the claim. The Chinese media, of course, rallied behind the merchants' association and gave the issue prominent coverage, including the CMA's criticism of the B.C. Assessment for treating Chinatown unfairly, causing its property taxes to be two to three times higher than other parts of Vancouver.

      But after studying the figures provided by the CMA and comparing them with the figures I collected from B.C. Assessment, I arrived at a different conclusion.

      The CMA's comparison of the property taxes of Chinatown and other neighbourhoods indicates the following: Chinatown's assessed value of the land per square foot is $250 and its property tax is $28,000. In Victoria, commercial property is assessed at $113 per square foot and the tax is $9,900. On Kingsway in Vancouver, it's $80 in assessed value and $8,500 in tax, while West Broadway is $174 and $14,000 in tax.

      These figures appear to support CMA's claim. However, if we put the value of the Granville block on West Broadway beside the value of the golden U area in Chinatown (200 block E. Pender, 500 block Main and 200 block Keefer), they are similar.
      Compared with the $100 assessed land value per square foot of the Victoria Street and 41st Avenue area, a more recent shopping spot for Chinese-Canadians, the most expensive Chinatown land value is two to three times higher, but then the people flow in the Chinatown's golden area is much larger.

      The fact is, even within Chinatown, the assessed values of the blocks vary widely.

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