The GVRD has some of the most expensive real-estate in the world, and a lot of other external factors driving business decisions. The high lease churn-rate is also part of the problem, as commercial businesses have zero legal protection from extortionary rate increases.

There is also a large southeast asian population in that part of the city. Lots of nail salons, bubble tea shops, and cheap import products. With a Crystal Mall across the street, and no paying customers walking around. =3