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Citing his data-heavy study, Silberberg said, “In the food and drink category for Kerrisdale over the period from 2020 to 2026 there was an estimated 45 per cent change in businesses repositioning to meet changing demand. This reflects a more international, ethnic theme happening through changes in ownership.”

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In addition, Silberberg pointed out that Kerrisdale, to a far greater extent than Dunbar or Point Grey, has managed to retain many “legacy” stores. They include Moore’s Bakery, White Spot, Hills of Kerrisdale, Thomas Hobbs Florist, Buchan’s Stationery, Kerrisdale Cameras, Minerva’s Restaurant and Hager Books.

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Will Kerrisdale Village’s many clothing stores face competition from Oakridge Park’s new, nearby luxury mall?

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To date, Kerrisdale has also not faced the retail competition that has plagued West Point Grey Village. Point Grey has to vie with a giant supermarket and other retailers a few kilometres away on the UBC campus. A new Urban Fare on Musqueam Nation land, he said, also draws customers away.

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Many of Kerrisdale’s shops and service outlets are small, independent and visually varied, says Michael Geller, a planner and developer. That contrasts with what’s been occurring on Dunbar Avenue, he said, where new apartment buildings, with retail on the ground floor, are fronted by long walls of glass.

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Kerrisdale also has the big advantage of being home to major anchor outlets, including a community centre, public library, ice arena, high school and supermarkets.

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“Kerrisdale is so convenient for us,” said Heidi Kang, who was born in China. “We live about 1.5 kilometres away and we walk here. We don’t like driving. We come to the community centre and then visit the businesses.”

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It also doesn’t hurt, say Silberberg and Geller, that some residential highrises are only a few blocks away from the shops.

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Long-time residents Cathie Cleveland and John Aveline said they love Kerrisdale’s walkability, friendliness, safety and variety of shops, which reflect the ethnic makeup of the neighbourhood.

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“There is community support for small local businesses,” said Cleveland, “and an interest to see them thrive.”

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But what of looming competition from Oakridge Park, with its luxury mall and food court that opened in May at 41st and Cambie, about two kilometres away?

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Oakridge Park focusses on high-end apparel and jewelry, said Silberberg, which could vie with the more than 20 Kerrisdale outlets selling jewelry and adult and children’s clothes, albeit at a wide range of prices. It will take many months to see if Kerrisdale suffers.

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Finally, given the factors that favour Kerrisdale Village, what do they suggest about Vancouver council’s much criticized plan, which goes to public hearing on July 14, for creating 17 new retail “villages” throughout the city?

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Alas, Silberberg said only four of the proposed village locations come with existing anchor tenants, particularly grocery stores. The 13 sites that don’t have such anchors, he suggested, are more likely to falter.

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In retail, success is far from a given.

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