Ocean Avenue, Neighborhood Profile

ST
RD
R
PHELAN AVE
WE
ST
GA
TE
EASTWOOD DR
JUDSON AVE
STAPLES AVE
NI
MO
UN
AG
TV
E
AR
RN
A
ON
AV
E
GE
NE
FOERSTER ST
GREENWOOD AVE
DE MONTFORT AVE
OCEAN AVE
VA
AV
E
AV
E
1/4 Mile
EDNA ST
DR
SAN AL
ESO AV
E
RIDGEWOOD AVE
GENNESSEE ST
FLOOD AVE
AS
T
H
WAY
NO
APTOS AVE
WAY
SANTA AN
A AVE
SAN BE
NITO
HEARST AVE
TA
R
GRAFTON AVE
WT
MIRAMAR AVE
DR
HAROLD AVE
KEYSTONE
MA
WILDWOOD WAY
BRIGHTON AVE
ST
ST
ST
WAY
GRANADA AVE
CAPITOL AVE
IA
TO
NA
M
AVE
HO
OR
SO
AS
T
W
AY
CITO
ONTE
LEE AVE
CT
JULES AVE
VI
DE
RIC
RO
DR
PLYMOUTH AVE
FAXON AVE
ASHTON AVE
BRIGHT ST
HEAD ST
VICTORIA ST
RAMSELL ST
HOLLOWAY AVE
ND
AVE
CO
URBANO
AV
E
LA
PLYMOUTH
ARCH ST
N
OOD
EN
FAXON AVE
BO
KENW
RI
DR
E
AV
VERNON ST
N
GARFIELD ST
EA
UP
E
AV
EA
OC
N
LO
LO
PA
E
AV
MA
CO
DA
WESTWOOD
OC
MONCADA WAY
OCEAN AVENUE
FROM PHELAN
AVENUE TO
MANOR DRIVE
RALSTON ST
OCEAN AVENUE
NEIGHBORHOOD
PROFILE
MONTEREY BLVD
OCEAN AVENUE SUMMARY
Neighborhood Features
SEE MORE ON PAGE 3
The OMI (Oceanview, Merced Heights and Ingleside neighborhoods) is located
between City College of San Francisco and San Francisco State University in the
southwestern part of San Francisco. It is a middle-class district of single-family,
owner-occupied homes. Approximately 75% percent of the land area in the OMI
is residential. While the population has been mostly African-American, in recent
years the neighborhood has witnessed an influx of Asian-American and other
ethnic groups, making it one of San Francisco's most diverse neighborhoods.
The neighborhood is served by the Balboa Station BART, Interstate-280, three
Muni Metro lines and several bus lines.
Ocean Avenue, the main street of the OMI, has over 160 storefronts and was
recently transformed by Avalon Bay’s 173 unit market rate housing with a new
Whole Foods market on the ground floor. Pending development projects include
the Municipal Transit Agency’s redevelopment of the Phelan Bus Loop and City
College’s new Performing Arts Center. The district is beginning to attract new
tenants while continuing to offer a range of affordable shopping and dining
options.
Invest in Neighborhoods is a
City initiative to provide focused,
customized assistance to meet the
specific needs of San Francisco’s
neighborhood commercial
corridors.
This assessment is a snapshot
of existing conditions in Ocean
Avenue as of February 2013.
It will help to inform the City’s
investments in the neighborhood,
and provide a resource for
neighborhood stakeholders.
Contents include:
- Neighborhood Features
- Commercial District Health
- Key Takeaways
In 2010, Ocean Avenue Association became a Community Benefit District (CBD)
with a management focusing on cleaning and maintenance, safety, marketing,
and streetscape improvements. The CBD also serves as an advocate for the
11-block district. Other nonprofit organizations in the area provide an array of
programs supporting youth development, the arts and culture, education and
advocacy for residents in the community.
Commercial District Health
SEE MORE ON PAGE 4
Ocean Avenue has a relatively low commercial vacancy rate. Sales tax captured
in the district has grown 32% since 2006, compared with 17% growth citywide.
The corridor’s growth opportunities include lawn and garden supplies, home
furnishings, general merchandise, clothing, shoes, and jewelry, luggage and
leather goods.
Between 2009 and 2012 vehicle theft/theft from vehicles increased by 66%, while
robbery and assault incidents showed slight increases. Hot spots of criminal
activity existed on Ocean Avenue at the intersections at Jules Ave and at Phelan
Ave. (Source: SFPD incidents data, November 2009-October 2012) Community
stakeholders report that prostitution is a major issue.
- Demographics
- Land Use
- Business Mix
- Transportation
- Existing Plans & Interventions
Note: This document includes
some subjective descriptions
of the neighborhood based on
findings gathered through direct
observation and interviews with
key neighborhood stakeholders.
2
INVEST IN NEIGHBORHOODS
Demographics
SEE MORE ON PAGE 7
Over 15,180 people live within a one-quarter mile radius of the Ocean Avenue
corridor. Its population is older than San Francisco’s but similarly diverse.
It has both a higher proportion of residents young residents under 18 years
old and older residents over 60 years old. The Ocean Avenue corridor has a
majority of Asian residents. Its proportion of white residents is lower and its
proportion of Latino residents is the same as found in San Francisco overall.
The majority of Ocean Avenue corridor’s 5,060 residential structures are singlefamily. Homeowning households predominate and most households are family
households. Households income in the Ocean Avenue corridor are higher than
that of the City overall and most households own cars.
PHELAN
PHELANAVE
AVE
PLYM
OUT
H HAVE
PLYM
OUT
AVE
EAST
WOO
D DDR
EAST
WOO
DR
EDNA
EDNAST
ST
EAST
EASTRD
RD
WEST
WESTRD
RD
MIRAMAR
MIRAMARAVE
AVE
FOERSTER
FOERSTERSTST
SanFrancisco
Francisco
San
2
Balboa
Balboa
Park
Park
G
GEENE
NE VA
VA AV
AV E
E
3
SAS
AN
N
JOJ
TST
TAT
RAAR
AS
IMGIUG
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L
S
TST
280
280
SAS
NANM
M
MOOUN
UN T V
T V ER
ER NON
NO A
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SES
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W
OW
THT
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EDGAR
ILLI
EDGARAVE
AVE
LIA
LIRA
RAVA
EVE
LEE
LEEAVE
AVE
HAROLD
HAROLDAVE
AVE
GRAFTON AVE
GRAFTON AVE
PLYMOUTH
PLYMOUTHAVE
AVE
HOLLOWAY AVE
HOLLOWAY AVE
OCEAN AVE
OCEAN AVE
BRIGHTON
BRIGHTONAVE
AVE
FAXON
FAXONAVE
AVE
JULES
JULESAVE
AVE
ASHTON
ASHTONAVE
AVE
HAVELOCK ST
HAVELOCK ST
6
CITY COLLEGE
CITY COLLEGE
of
OFCity
SAN College
FRANCISCO
of
OFCity
SAN College
FRANCISCO
INGLESIDE
INGLESIDE
COMMUNITY CENTER
COMMUNITY CENTER
ORIZABA
ORIZABAAVE
AVE
BRIGHT
BRIGHTST
ST
HEAD
HEADST
ST
CAPITOL
CAPITOLAVE
AVE
AS
TST
VICTORIA
VICTORIAST
ST
RIDGEWOOD
RIDGEWOODAVE
AVE
SAS
IANI
TNET
LEML
MO
O
WAW
YAY
NO
NROT
RHTG
HAGT
AETED
RDR
T
VIV
CITC
OTRO
IRAI
ASTS
SEOS
TOOT
OS
TS
DED
RAMSELL
RAMSELLST
ST
4
5
CLOUD CIR
CLOUD CIR
T
TST
ARCH
ARCHST
ST
Brooks Park
on Shields and
Arch Street
JUDSON AVE
JUDSON AVE
INGLESIDE
INGLESIDE
BRANCH LIBRARY
BRANCH LIBRARY
DE MONTFORT AVE
DE MONTFORT AVE
COC
ROOR
NOAN
BOB
ROIRC
IACA
S
VERNON
VERNONST
ST
BYXBEE
BYXBEEST
ST
GARFIELD ST
GARFIELD ST
SUNNYSIDE
SUNNYSIDE
ELEMENTARY SCHOOL
ELEMENTARY SCHOOL
STAPLES AVE
STAPLES AVE
OMI FAMILY CENTER
OMI FAMILY CENTER
T
OST
S
ALA
VLIVS
IOS
HOLLOWAY AVE
HOLLOWAY AVE
RALSTON
RALSTONST
ST
MONTICELLO
MONTICELLOST
ST
PICO AVE
PICO AVE
FLOOD AVE
FLOOD AVE
MONTEREY BLVD
MONTEREY BLVD
MARSTON AVE
MARSTON AVE
GRANADA
GRANADAAVE
AVE
Entrada
Entrada
Court
Court
E
ESSTE
TE RO
RO A
AVVE
E
KEY
STO
KEY
NE
STO
NEWA
YY
WA
U AN
URRBBAN
O
O DDRR
HEARST AVE
HEARST AVE
GREENWOOD AVE
GREENWOOD AVE
S
SAAN
N RA
RA MO
M N
ON W
W AY
AY
Y
WAY
D A
OOOD W
MWO
ELLMW
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DO
DR
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DOTE
TRER
CT
DACT
TRA A
ENTRAD
EN
O
OCCE
EAAN
N A
AVVE
E
WILDWOOD WAY
WILDWOOD WAY
FAF
IR
AIR
FIE
FIE
LDL
DWW
AYA
Y
LUN
ADO
LUN
ADOWAY
WAY
CADA WAY
MON
MONCADA WAY
VE
S AVE
ITOS A
RRITO
CERR
CE
KENW
OO
KENW
OODD WAY
WAY
L AL
KAEK
W
EW
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DODA
VAEV
E
PIP
NIEN
WW
ESE
MAM
HEUH
TSGT
NAON
RUSR
AGTA
RORD
ETED
TSW
TW
RDR
RDR
AYA
Y
1
TWOOD DR
DR
WES
WESTWOOD
Aptos
Aptos
Playground
Playground
ELELVERA
NO
VERA
NOWA
YY
WA
SASA
N NALES
ALES
O OAVE
AVE
APT
OSOSAVE
APT
AVE
SASA
N NBENI
BENI
TOTOWAY
WAY
SASA
NTNT
A AAN
A AAVAV
AN
EE
SASA
N NLEAN
LEAN
DR
O OWAY
DR
WAY
VE
A AE
OM AV
PALOMA
PAL
AVE
TECITOAVE
MONTECITO
MON
P
PI IZAR
ZA R
RR O
O WA
W Y
AY
ON AVE
FAX
FAXON AVE
JUN
IPER
JUN
OOSER
IPER
RA
SER
DD
RABLV
BLV
AR IE
IE N W
N A
W Y
AY
APTOS MIDDLE SCHOOL
APTOS MIDDLE SCHOOL
VE E
D A AV
OO OD
LW O
ZE LW
HAHAZE
UPLA
ND
UPLA
ND DDR
R
E
AV VE
N A
LO ON
COCOL
M
MOON
NTTE
ERRE
EYY B
BLLVD
D
VD
D AR
E
AV VE
EZ Z A
LD DE
VAVAL
COMMODORE SLOAT
COMMODORE SLOAT
ELEMENTARY SCHOOL
ELEMENTARY SCHOOL
GENNESSEE
GENNESSEESTST
NEIGHBORHOOD FEATURES
READ NEIGHBORHOOD FEATURES SUMMARY ON PAGE 2
OMI (Ocean
(Ocean Avenue)
Avenue)
OMI
1/4 Mile
1/4 Mile
Notable Places
1
Aptos Park
2
Balboa Park
3
BART and Muni Stations at Balboa Park
4
Brooks Park
5
City College of San Francisco
6
Diego Rivera Theatre at City College
1
Steve Bowles
2
Steve Bowles
3
Patrick Boury
4
judah42
5
Kenchi Tanaka
5
robertr2006
6
Gustavo Thomas
Pipeline Projects
71 units
A
50 Phelan Way
B
1415 Ocean Avenue
6 units
C
1446 Ocean Avenue
13 units
Cultural Events
Annual OMI-NIA Family Festival
Merchant & Resident Groups
Ocean Avenue Association
OMI-NIA Neighbors in Action
Westwood Park Neighbors Association
Anomalous_A
Curbed SF
NEIGHBORHOOD PROFILE: OCE AN AVENUE
3
COMMERCIAL DISTRICT HEALTH
Glenn Halog
READ COMMERCIAL DISTRICT HEALTH SUMMARY ON PAGE 2
Sales Tax
$300,000
$200,000
COMMERCIAL
DISTRICT AREA
STOREFRONTS
2008
2009
2011
$100,000
$0
2006
Sales Tax Change
2006-2012
Eating and Drinking Places
27
Personal Services
20
Other Retail
16
Medical Services
10
2012
CITYWIDE
OCEAN AVENUE
17%
32%
Demographics
OCEAN AVENUE 1/4 MILE DEMOGRAPHIC AREA
White
34%
Black
7%
Asian
47%
Business or Professional Services
8
Other Non-Retail Services
8
Trade Shops (with Retail Component)
8
Churches
7
Dry Cleaners, Laundry
6
Grocery Stores / Small Markets
5
Fitness / Gyms
4
District Population
No. of Households
Median Household Income
Auto Repair
3
Gas Station / Service Station
3
15,180
5,060
$86,304
Liquor Store
Vacant Storefronts
1%
Other / Two or More
10%
% Latino
15%
3
16
Observations About Physical Conditions
Storefronts look rundown.
Fast pace of car traffic; drivers do not slow down.
:(
Lack of public space to congregate.
:(
Lack of street level parking.
:(
INVEST IN NEIGHBORHOODS
Native American / Hawaiian or Pacific Islander
:(
Source: November 2012 parcel inventory within
Commercial District Area (see boundary map on page 6)
conducted by Planning Department / OEWD.
4
2010
$450,665
2007
$326,616
$400,000
$330,939
11%
$340,417
144
OCEAN AVENUE TRADE AREA
$355,983
$500,000
$361,375
% VACANT
TOTAL STOREFRONTS
$342,638
Ocean Avenue Storefronts
KEY TAKEAWAYS
Recent Accomplishments
Launch of Ocean
Avenue Association
in 2011 provides
organizational
structure and
a voice for the
neighborhood.
The City helped
attract and finance
Champa Garden,
a full-service
restaurant that will
open in the district
in summer 2013.
Google
Annual Rep
ort
July 1, 2011
– June 30
, 2012
Narrative
&
Financials
New national
retailers serve
longstanding
community needs
(Chase Bank, Whole
Foods).
Glenn Halog
“Long term we want more attractive
streets to bring out more street
life. We want to help improve store
facades, plant more trees and
sidewalk landscaping and improve
the quality of our public spaces…
as well as providing more childrenfriendly places.”
Neighborhood Advocate
STRENGTHS
OPPORTUNITIES
CHALLENGES
• Economically diverse; low,
middle and high income
families and professionals.
• Over $350 million in public/
private investment in new
development projects.
• Opportunity to capture more local
purchasing power by attracting
businesses that meet local needs.
• Ocean Ave from Ashton to Manor
are mostly “dead blocks”; few
businesses bring foot traffic.
• High rates of homeownership
and many multi-generational
households.
• Low commercial vacancy
rate.
• Façade improvements could
improve the pedestrian and
shopping environment.
• High retail leakage.
• One of the most ethnically
diverse communities in the
city.
• Active residents; long time
neighborhood associations
and organizations.
• Creation of Ocean Avenue
CBD has given businesses
and property owners a voice.
• Library is an anchor that
attracts foot traffic.
• Regional and national
retailers and banks are
interested in the area.
• Storefronts look run down.
• Create public spaces for people to
gather; triangles at Geneva (dog
park).
• Over 35,000 students
attending nearby campuses
of City College and SFSU.
• A number of opportunity sites for
additional development.
• Wide sidewalks and bike
lanes for most of the district.
• Attract stores and services that
focus on large student population.
• Excellent access to public
transportation (BART, K Muni,
Buses) and Interstate 280.
• Residents complain about lack
of diverse offerings; many don’t
patronize shops and instead shop
at West Portal, Stonestown.
• Nonprofit service providers occupy
valuable ground floor retail.
• Fast pace of car traffic negatively
affects the pedestrian environment.
• Lack of public space to congregate.
• Lack of street level parking.
NEIGHBORHOOD PROFILE: OCE AN AVENUE
5
DATA
APPENDIX
EDNA ST
GENNESSEE ST
DR
PLYMOUTH AVE
M
ON
HAVELOCK ST
City College of
San Francisco
Business mix data
presented on page 9
corresponds with the
Trade Area indicated
on the map.
WEST RD
DOR
W
AY
EAST RD
MIRAMAR AVE
EASTWOOD
RA
ADO
N
PHELAN AVE
TER
KEYSTONE
WAY
AV
E
FA
IR
FIE
KE
LD
WO
WA
Y
OD
RD
R
NO
MA
Balboa
Park
LEE AVE
OCEAN AVE
NE
H
UR
WT
SE
JO
AV
E
280
AV
E
ST
ON
EL
RN
AS
T
TV
E
TA
R
UN
NM
IGU
MO
1/4 Mile
SA
N
RA
LO
U
GA
AV
E
ISB
HO
RA
VE
LIA
NIA
VA
AV
E
GS
T
ST
EDGAR AVE
GE
WIL
HAROLD AVE
BRIGHTON AVE
Commercial
District Area
SA
ORIZABA AVE
GRANADA AVE
BRIGHT ST
HEAD ST
PLYMOUTH AVE
FAXON AVE
CAPITOL AVE
ASHTON AVE
JULES AVE
ST
VICTORIA ST
ARCH ST
RAMSELL ST
Demographic data
presented on page 7
represents the area
within 1/4 mile of
the Ocean Avenue
commercial district.
IA S
T
TOR
SOTO
AS
T
RIC
VERNON ST
SA
HOLLOWAY AVE
GARFIELD ST
BYXBEE ST
Y
WA
STAPLES AVE
JUDSON AVE
CLOUD CIR
GRAFTON AVE
OMI (Ocean Avenue)
OD
FLOOD AVE
DE MONTFORT AVE
BO
RALSTON ST
MONTICELLO ST
HOLLOWAY AVE
WO
NOTE:
HEARST AVE
MARSTON AVE
VIC
ST
ONA
COR
AV
E
M
EL
GREENWOOD AVE
PICO AVE
OS
T
RO
AL
VIS
TE
DR
T
AC
Entrada
Court
ES
WILDWOOD WAY
PIN
URBANO
D
TRA
FOERSTER ST
IN
SA
DR
GA
TE
ST
WE
ST
EH
UR
SEE OCEAN AVENUE: BUSINESS MIX
LA
IT
AV
E
DE
LUNADO WAY
RR
E
AV
OS
N
RIDGEWOOD AVE
O
LM
TE
EL VERANO
SAN ALE
SO
WAY
AVE
WAY
SAN BE
NITO
APTOS AVE
O WAY
SANTA ANA
AVE
SAN LE
ANDR
WA
Y
Trade
Area
OOD
WAY
KENW
MONTEREY BLVD
1/4 Mile Demographic Area
AVE
SEE OCEAN AVENUE: DEMOGRAPHICS
DR
MONCADA WAY
CE
EA
ECITO
W
AY
WESTWOOD
FAXON AVE
JUNIPERO SERRA
BLVD
Aptos
Playground
OC
RO
E
AV
AVE
EN
MONT
AR
OD
PIZ
O
LW
W
AY
ZE
BL
VD
E
AV
EY
VE
ZA
EN
N
LO
RI
DE
DA
ER
L
VA
PA
A
LOM
ND DR
NT
CO
UPLA
MO
HA
Study Area Boundaries
WA
Y
OCEAN AVENUE
Ocean Avenue
storefronts data
presented on page 4
corresponds with the
Commercial District
Area indicated on the
map.
OCEAN AVENUE: DEMOGRAPHICS
READ DEMOGRAPHICS SUMMARY ON PAGE 2
CITYWIDE
OCEAN AVENUE
48%
34%
15,180
White
Black
6%
7%
vs. 805,240 Citywide
Asian
33%
47%
1%
1%
10%
Native American / Hawaiian or Pacific Islander
Population Density
Other / Two or More
11%
26
% Latino
15%
15%
51/49%
51/49%
36%
35%
14%
19%
4%
4%
per acre
Male / Female Ratio
Foreign Born
Linguistic Isolated Households
vs. 27 Citywide
APPENDIX
Race / Background
Population
Age
Median Age
46.1
Under 5
5 to 17
9%
13%
vs. 38.5 Citywide
18 to 34
30%
20%
35 to 59
37%
40%
60 and over
19%
23%
Family Households
44%
66%
Single-Person Households
39%
17%
Non-Family Households
17%
17%
Average Household Size
2.3
3.3
Average Family Household Size
3.1
3.5
No. of Households
5,060
vs. 345,810 Citywide
% of Households
Without a Car
6%
vs. 29% Citywide
Households
Median Household
Income
Unemployment
Income
$86,304
7.8%
Median Family Household Income
$86,670
$102,300
Per Capita Income
$45,478
$35,461
vs. $71,420 Citywide
vs. 7% Citywide
% Poverty
12%
6%
Unemployment
7.0%
7.8%
High School or Less
29%
27%
Some College / AA Degree
20%
20%
College Degree
31%
34%
Post Graduate
20%
18%
Education
Education
A higher percentage
of college graduates
or more.
No. of Housing Units
Housing
5,300
Renting Households
62%
27%
Rental Vacancy Rate
3.4%
4.2%
$1,260
$1,936
vs. 376,940 Citywide
Median Rent
Housing Type
Residential Density
Single Family Housing
33%
84%
8
2 - 4 Units
21%
7%
5 - 9 Units
10%
2%
10 units or more
35%
7%
units
per acre
vs. 12 Citywide
DATA APPENDIX: OCE AN AVENUE
7
INVEST IN NEIGHBORHOODS
TV
E
RN
ON
AV
E
AG
A
AV
E
AV
E
SA
JO
AS
T
N
TA
R
SE
AV
E
H
ST
WEST RD
City College of
OCEAN AVE San Francisco
EAST RD
RS
ADO
HU
DOR
NE
TW
AY
TER
MIRAMAR AVE
AV
E
WEST RD
CLOUD CIR
JO
NE
ST
WT
WA
Y
OD
RD
R
PHELAN AVE
PLYMOUTH AVE
NO
GAT
E WAY
RT H
KEYSTON
EASTWOOD DR
City College of
San Francisco
JUDSON AVE
EAST RD
RD
R
WEL AK
ST EW
GA O
TE OD
DR AV
E
FA
IRF
IEL
DW
AY
NO
PI
ED
R
HU
RS
HEADSTST
HEAD
SA
IN
TE
LM
EL VERA
NO
PLYMOUTH AVE
EASTWOOD DR
RIDGEWOOD AVE
O
GAT
FOERSTER ST
SA
BRIGHTONAVE
AVE
BRIGHTON
TE
PLYMOUTHAVE
AVE
PLYMOUTH
LEEAVE
AVE
LEE
SASAN
N J
JO OS
SE E
EDNA ST
AVAVE
E
TA TAR
RA A S
ST T
GENNESSEE ST
EDGAR
WI WIL
AVE
EDGAR
AVE
LL LIA
IAR R
AV AVE
E
GE
GENEV
N A
HEARST AVE EVA AV
AVE
E
FOERSTER ST
HOHOW
WT TH
H ST
ST
Y
CAPITOLAVE
AVE
CAPITOL
RIDGEWOOD AVE
HAROLDAVE
AVE
HAROLD
LM
WAY
VI VIC
CT TO
OR RI
IA A S
ST T
DE DE
SO SOT
TO O
ST ST
O
JULES
AVE
W
JULES
AVE
A
IN
EL VERA
NO
ASHTONAVE
AVE
ASHTON
ED
R
BRIGHTSTST
BRIGHT
GRANADAAVE
AVE
GRANADA
LO LOU
UI ISB
SB U
UR RG
GENNESSEE ST
G S ST
T
JUDSON AVE
HEARST AVE
SA SAN
NM M
IGUIGUE
EL L S
ST T
VICTORIASTST
VICTORIA
WA FAXON
FAXONAVE
AVE
Y
WAY
ORIZABAAVE
AVE
ORIZABA
RT H
AVE
NO
SAN AL
ESO
AL ALV
VIS ISO
O ST
ST
BOBOR
RIC ICA
A S ST
T
WAY
CO COR
RO ON
NA A
SAN AL
ST ST
ESO AV
E
ARCHSTST
ARCH
APTOS AV
E
SAN BE
NITO
SANTA AN
A AVE
O WAY
LUN
ADOWAY
LUN
WAY
ADO
DODRORAD
ADO O T
TERER
PHELANAVE
AVE
PHELAN
PLYMOUTH AVE
PLYM
OUTH AVE
EAST
WOO
D DR
EAST
WOO
D DR
MIRAMARAVE
AVE
MIRAMAR
KEYSTONE
KEY
STONE WAWAY
Y
L A L AK
KE EW
WO OO
OD D A
AV VE
E
FA FAIR
IRF FIE
IEL LD
DWW
AY AY
NONORT
RT H H G
GAT ATE
E D DR
R
PI PIN
NE EH
WEWES
MAMAN
HU UR
ST TGA
NO OR
GA TE
RS ST
TE
RD D
TW W
DRDR
R R
AY AY
N ALES
SASA
N AL
O AVE
ESO AV
E
APTOS AVE
APT
OS AVE
N BENI
SASA
N BE
NITOTO
WAY
WAY
A ANA AV
SASA
NTNT
A AN
A AVE E
N LEAN
SASA
N LE
ANDRDR
O WAY
OW
AY
JUN
IPER
JUN
SER
IPER
O OSER
BLV
RARABLV
DD
SA SAI
IN NT
T E EL
LM MO
O W
WA AY
Y
EL EL
VEVE
RARA
NONO
WAWA
Y Y
STAPLES AVE
STAPLES AVE
EDNASTST
EDNA
GENNESSEE
GENNESSEE
ST ST
RIDGEWOOD
AVE
RIDGEWOOD
AVE
FLOOD AVE
FLOOD AVE
DE MONTFORT AVE
DE MONTFORT AVE
OCEAN AVE
OCEAN AVE
FLOOD AVE
1/4 Mile
1/4 Mile
MARSTON AVE
STAPLES AVE
HAVELOCK ST
1/4 Mile
280
EDNA ST
WAY
WE
ST
APTOS AV
EGAT
ED
TW
R
A
Y
RAMSELLSTST
RAMSELL
NE
SAN BE
NITO
RALSTONSTST
RALSTON
DRO W
AY
MONTICELLOSTSA
STN LEANDR
MONTICELLO
SANTA AN
A AVE
VERNONSTST
VERNON
MIRAMAR AVE
W
AY
N
SE
AR
AS
T
EL
HO
PHELAN AVE
WO
NO
E WAY
LD
KE
MA
PI
MA
BYXBEE
ST
SAN
BYXBEE
STLE
AN
STAPLES AVE
SA
NI
GU
ST
GE
TA
R
H
OCEAN AVE
A
VE
NM
I
A
SA
AR
NE
ST
UR
GS
T
AV
E
EDGAR AVE
CLOUD CIR
GE
EL
UN
WT
AV
E
AG
ISB
ON
GS
T
MO
NI
HO
RN
ISB
IAR
W
AY
LO
U
UR
TV
E
AV
E
UN
IAR
MO
LL
HOLLOWAY AVE
LL
ON
WI
M
LEE AVE
RA
LEE AVE
HAROLD AVE
TER
FIE
LA
KEYSTON
FA
IR
N
MO
MOUNT
UN VE
T V RNO
ER N
NO AV
N AE
VE
NFLOOD
AVE
IA
NI GAR
AG A
AR AV
A
E
AV
E
GU
GRAFTON AVE
PLYMOUTH AVE
HOLLOWAY AVE
AVE
ADO
ST
CAPITOL AVE
DOR
IA
SA
PLYMOUTH AVE
BRIGHTON
GRANADA AVE
OR
ST
ST
AS
T
JUNIPERO SERRA
BLVD
GREENWOOD AVE
EDGAR AVE
GRAFTON AVE
CAPITOL AVE
CT
SO
JULES AVE
VI
DE
NA
TO
RO
RIC
ST
Y
WA
W
AY
O AVE
WI
BRIGHT ST
ASHTON AVE
ST
ST
DE MONTFORT AVE
ON
TECIT
HAROLD AVE
IA
TO
CO
BO
MW
M
BRIGHTON AVE
OR
ST
JULES AVE
FAXON AVE
CT
SO
NA
ARCH ST
AS
T
ST
VICTORIA ST
RO
RIC
O
O
EL
D
OO
RA
GRANADA AVE
VI
DE
CO
BO
AL
VIS
AL
VIS
DE MONTFORT AVE
N
O AVE
LO
U
FAXON AVE
ASHTON AVE
BRIGHT
ORIZABA
ST AVE
VICTORIA
ST
HEAD ST
ARCH ST ST
RAMSELL
VERNON
RALSTON
ST ST
RALSTON ST
WILDWOOD WAY
SA
GREENWOOD AVE
GREENWOOD AVE
NM
I
GARFIELD ST
D
Y
WA
SA
SAN R
N AM
RA ON
M W
ON A
WY
AY
FOERSTER
FOERSTER
ST ST
HEARST AVE
HEARST AVE
SA
ORIZABA AVE
HEAD ST
RAMSELL ST
VERNON ST
BYXBEE ST
GARFIELD ST
OO
O
MON
E
AV
Vacancy & Opportunity Sites
MW
RR
OD
PICO AVE
EL
ZA
O
LW
Spaces indicated as “Vacant Storefronts’ include
all ground floor commercial spaces that were
unoccupied as of February 2013.
WAY
PI
ZE
Vacant Storefronts
OOD
WILDWOOD WAY
GREENWOOD AVE
HA
Vacant Lots & Surface Parking Lots
PICO AVE
W
AY
VE
ZA
CT
O DR
KENW
BL
VD
DE
URBAN
AV
E
EN
EY
GRAFTON AVE
GRAFTON AVE
E
AV
HOLLOWAY AVE
DA
VE
SA
N
RI
ER
W
AY
OD
TRA
TO
EA
DA
NT
O
TECIT
O
LW
Entrada
Court
OC
WAY
RR
MON
E
CT
OOD
ZA
AVE
TECITO AVE
MON
TECITO
MON
E
VEAV
DOAD
OOO
ELW
LW
ZEAZ
HAH
CE
I
RR
O DR
MO
PI
E
AV
URBAN
KENW
BL
VD
L
VA
HOLLOWAY AVE
Aptos
Playground
DR
W
AY
ZE
EN
E
AV
N
EN
EY
N
LO
Entrada
Court
EA
AND
RI
ER
HA
OC
UPL
DA
NT
CO
DA
Playground
DR
VE
ZA
GARFIELD ST
Aptos
GARFIELD ST
AND
HOLLOWAY AVE
HOLLOWAY AVE
E
AV
TRA
UPL
MO
Y
WA
D AY
OO W
MW OD
EL WO
M
EL
DE
EN
Entrada
Entrada
Court
Court
PI
Z
PI ARR
ZA O
RR W
O AY
W
AY
EV
AZV A
EZDE
LDAL
VA V
HOLLOWAY AVE
HOLLOWAY AVE
URBAN
URBANO DR
O DR
E
CT
DA T
C
TRA
EN RADA
T
EN
OC
OCEA
EAN
NAV
AVE
E
WILDWOOD WAY
WILDWOOD WAY
L
VA
OMI
AV
OMI (Ocean
(Ocean Avenue)
Avenue)
E
OS
VIET
A RAR
OMCE
PAL
VE
SA E
ITO AV
RR OS
CE RIT
R
E
C
KENW
O
KENW OD WAY
OOD
WAY
EV
AV A
NO N
LOOL
CO C
AVE
Aptos
Aptos
Playground
Playground
N
LO
AV
E
Residential
ENWA
WY
AY
CO
RO
VE
AA E
V
OM
PAL MA A
O
PAL
DR
8
TE
MA
RI
WESTWOOD
ES
Public
DRDR
TWO
ODOD
WES
TWO
WES
ES
ESTER
TE O
ROAV
AVE
E
UPLA
N
UPLA D DR
ND D
R
FAXON AVE
AV
E
Commercial
DR
RO
LUNADO WAY
ZONING COLOR KEY
MO
MONT
NTER
EREY
EY BL
BLVD
DA
VD
R
DA IE
N
WESTWOOD
TE
MONCADA WAY
OMI (Ocean Avenue)
MONTICELLO
BYXBEEST
ST
Zoning
FAXON AVE
ES
MONCADA WAY
MONTICELLO ST
NC-T
AVE
AVE
FAX
ONON
FAX
O
PAL
WAY
CADA
WAY
MON
CADA
MON
JUNIPERO SERRA
BLVD
APPENDIX
LUNADO WAY
OCEAN AVENUE: LAND USE
Neighborhood Zoning
OCEAN AVENE NEIGHBORHOOD COMMERCIAL
TRANSIT DISTRICT
MONTEREY BLVD
MONTEREY BLVD
JUDSON AVE
JUDSON AVE
MARSTON AVE
MARSTON AVE
HAVELOCK ST
HAVELOCK ST
City College of
City College of
San Francisco
San Francisco
PICO AVE
PICO AVE
Balboa
Balboa
Park
Park
MONTEREY BLVD
MONTEREY BLVD
MARSTON AVE
HAVELOCK ST
Balboa
Park
VA
AV
E
Balboa
Park
VA
AV
E
280
OCEAN AVENUE: BUSINESS MIX
NAICS BUSINESS CATEGORY
BUSINESSES
EMPLOYEES
36
107
Construction
Source: Business data provided by Infogroup, Omaha NE Copyright 2012,
all rights reserved. ESRI forecasts for 2011.
Manufacturing
4
13
Wholesale Trade
9
38
34
154
Retail Trade
Businesses
by Category
Employees
by Category
No. of Businesses
No. of Employees
308
1,452
Transportation & Warehousing
4
13
Information
8
28
Finance & Insurance
7
17
Real Estate, Rental & Leasing
9
27
47
111
Professional, Scientific & Tech Services
Admin. Support, Waste Mgmt. & Remediation Services
11
24
Educational Services
10
308
Health Care & Social Assistance
25
118
Arts, Entertainment & Recreation
8
43
Accommodation & Food Services
30
238
Other Services (except Public Administration)
54
183
Public Administration
Unclassified Establishments
1
2
10
29
APPENDIX
Summary of Business by Categories, 2011
Leakage / Surplus Factor by Industry Group, Ocean Avenue
The Leakage / Surplus Factor summarizes the relationship between supply (retail sales by businesses in the commercial district) and demand (consumer spending by
households within a quarter-mile radius of the commercial district). As the Leakage / Surplus Factor trends toward +100, the market is experience leakage, meaning there
is less retail activity relative to local demand. As the factor trends toward -100, this means that the market is in surplus and retail activity is in excess of local demand.
SURPLUS
LEAKAGE
DATA APPENDIX: OCE AN AVENUE
9
PLYMOUTH AVE
PLYM
OUTH AVE
EASTWOO
WOODD DR
EAST
DR
FOERSTERST
ST
FOERSTER
EDNA ST
ST
EDNA
GENNESSEEST
ST
GENNESSEE
PHELAN AVE
AVE
PHELAN
EASTRD
RD
EAST
WESTRD
RD
WEST
MIRAMAR AVE
AVE
MIRAMAR
8BX
8BX
OMI (Ocean Avenue)
49
49
K
K
HHOOW
WTTH
H ST
ST
GGE
ENNE
EVVA
A AAV
VEE
JJ
54
54
TTAAR
RAA S
STT
88XX
SSAAN
N J
JOOS
SEE
AAVVE
E
MMO
OUUN
NTTV
VEERN
RNO
ONNA
AVVE
E
NNI
A
IAGGA
ARRA
A A
AVVE
E
LLOOU
UI ISB
SB U
URRG
G SST
T
EDGARAVE
AVE
EDGAR
43
43
Balboa
Balboa
Park
Park
280
280
SSAAN
N MM
IGIGUUE
ELL S
STT
LEE AVE
AVE
LEE
54
54
29
29
WWI IL
LLLIA
IARR
AAVVE
E
GRANADA AVE
AVE
GRANADA
29
29
BRIGHTON AVE
AVE
BRIGHTON
HOLLOWAY
HOLLOWAY AVE
AVE
PLYMOUTH AVE
AVE
PLYMOUTH
CAPITOL AVE
AVE
CAPITOL
City
City College
College of
of
San
San Francisco
Francisco
OCEAN
OCEAN AVE
AVE
ORIZABA AVE
AVE
ORIZABA
HEAD ST
ST
HEAD
Major Transit Lines /
Cross Lines
RIDGEWOODAVE
AVE
RIDGEWOOD
SSAAI
INNT
T EE
LLMMO
O W
WAA
YY
49
49 88XX
FAXON AVE
AVE
FAXON
VICTORIA ST
ST
VICTORIA
BRIGHT ST
ST
BRIGHT
ASHTON AVE
AVE
ASHTON
JULES AVE
AVE
JULES
VVI IC
CTTO
ORRI
IAA S
STT
DDEE
SSOOT
TOO
SSTT
CCOOR
ROON
NAA
SSTT
29
29
HAVELOCK
HAVELOCK ST
ST
CLOUD
CLOUD CIR
CIR
GRAFTON
GRAFTON AVE
AVE
VERNON ST
ST
VERNON
BYXBEE ST
ST
BYXBEE
GARFIELD
GARFIELD ST
ST
MARSTON
MARSTON AVE
AVE
DE
DE MONTFORT
MONTFORT AVE
AVE
RAMSELL ST
ST
RAMSELL
RALSTON ST
ST
RALSTON
MONTICELLO ST
ST
MONTICELLO
HOLLOWAY
HOLLOWAY AVE
AVE
43
43
FLOOD
FLOOD AVE
AVE
JUDSON
JUDSON AVE
AVE
K
K
PICO
PICO AVE
AVE
ARCH ST
ST
ARCH
AALLV
VISISO
O ST
ST
BBOOR
RICICA
A SST
T
Entrada
Entrada
Court
Court
43
43
23
23 36
36
STAPLES
STAPLES AVE
AVE
HAROLD AVE
AVE
HAROLD
UURRBAN
BANOO DR
DR
HEARST
HEARST AVE
AVE
GREEN
GREENWOOD
WOOD AVE
AVE
SSA
ANN
RRA
AMMO
ONN
WW
AAY
Y
Y
WAAY
D W
OOOOD
MWW
EELLM
DDOORRAD
ADOO T
TEERR
FFAAIR
IRFFIE
IELLD
D WW
AAYY
KEYSTONE
KEY
STONE WA
WAYY
WILDWOOD
WILDWOOD WAY
WAY
CT
DAA CT
TRAAD
EENNTR
EES
STTE
ERRO
OA
AVVE
E
EL VERA
EL
VERANO
NO WAY
WAY
KE
KENNW
WOOOOD W
D WAY
AY
LLAAK
KEEW
WOOO
ODD A
AVVE
E
MMAAN
NOOR
R DD
RR
PPI IN
NEEH
WWEES
HUUR
STTGA
GA TE
RSST
TE D
T WW
DRR
AAYY
OOC
CEE
AAN
NA
AVV
EE
NNOORT
RTHHG
GAATTE
E DDR
R
SAN AL
SA
N ALES
ESOO AV
AVEE
APTOS AVE
APT
OS AVE
SAN BE
SA
N BENI
NITO
TO WAY
WAY
SAN LE
SA
N LEAN
ANDRO
DRO WWAY
AY
LUNADO
ADO WAY
LUN
WAY
WAY
CADAWAY
MONCADA
MON
VEE
S AAV
ITOOS
RRRIT
CCEER
DR
ODDR
TWOOD
WESTWO
WES
Aptos
Aptos
Playground
Playground
AVE
CITO AVE
ONTE
TECITO
M
MON
PPI
ZIZA
ARRR
ROO
WW
AAY
Y
AVE
ONAVE
FAXON
FAX
JUNIPER
IPEROO SER
JUN
SERRA
RA BLV
BLVDD
VE
A AAVE
OM A
PPAALLOM
23
23
E
AVVE
ODDA
OOO
ELWW
AZZEL
HHA
UUPLA
PLANND D
D DRR
K
K
VEE
ZAAV
DEEZ
ALLD
VVA
APPENDIX
MM
OON
NTTE
ERRE
EYYB
BLLV
VDD
DDA
ARRI
EIEN
NW
WAY
AY
MONTEREY
MONTEREY BLVD
BLVD
43
43
VEE
AAV
ONN
OLLO
CCO
SANT
NTAA ANA
SA
AVEE
ANA AV
OCEAN AVENUE: TRANSPORTATION
8BX
8BX
M
M
1/4
1/4 Mile
Mile
Major Transit Line
K Ingleside
Parking
Cross Lines
8, 8BX, 49
on Ocean and Phelan Avenue
43
on Phelan Avenue
29
on Plymouth Street
Metered Spaces
Unmetered Spaces
120
43
Bicycling
Bicycle Racks
Walking
Key Walking Streets
( see map )
High Priority Segments
( see map )
15
terraplanner
10
INVEST IN NEIGHBORHOODS
SF Gate
OCEAN AVENUE: EXISTING PLANS & INTERVENTIONS
DATE:
2010
SUMMARY:
This document lists and describes information for the Ocean Avenue Community Benefit District.
SOURCE:
Office of Economic and Workforce Development
Property owners establish community benefit districts or business improvement districts to provide a
constant funding source for various improvements, services and activities that benefit properties within
a defined geographical area. The improvements, services and activities include providing enhanced
cleaning and maintenance services, improving security, providing for economic development to promote
and revitalize the area and other programs found to benefit the area. The ongoing revenue stream for
the improvements, services and activities comes from the annual assessments that are levied upon
properties within the area.
URL:
APPENDIX
Ocean Avenue Community Benefit District Management District Plan
City and County of San Francisco
Ocean Avenue
Community Benefits District
Management District Plan
Revised September 2010
Prepared by
On behalf of the Ocean Avenue Revitalization Collaborative and community
stakeholders of the Ocean Avenue area of San Francisco
http://www.oewd.org/media/docs/CBD%20docs/Ocean%20Avenue/OceanAvenueManagementPlan.pdf
Main Office
32605 Temecula Parkway, Suite 100
Temecula, CA 92592
800.676.7516
San Francisco Office
870 Market Street, Suite 1223
San Francisco, CA 94102
800.434.8349
Balboa Park Station Area Plan
DATE:
2000
SUMMARY:
This document sets forth objectives and policies informed by three key principles;
SOURCE:
1. Improve the area’s public realm;
2. Make the transit experience safer and more enjoyable; and
3. Improve the economic vitality of the Ocean Avenue Neighborhood Commercial District.
URL:
SF Planning
BALBOA PARK
STATION
AN AREA PLAN OF THE GENERAL PLAN
OF THE CITY AND COUNTY OF SAN FRANCISCO
http://www.sf-planning.org/ftp/general_plan/Balboa_Park_Station.htm
OC TOB E R 2 0 0 8 | DR A F T F OR AD OP T ION
DATA APPENDIX: OCE AN AVENUE
11
Mayor
Edwin M. Lee
District Supervisor
Norman Yee
District 7, Ocean Avenue
Board of Supervisors
David Chiu, President
John Avalos
London Breed
David Campos
Malia Cohen
Mark Farrell
Jane Kim
Eric Mar
Katy Tang
Scott Wiener
Norman Yee
V.0 5 .15 . 2 013
To learn more about Invest in Neighborhoods please visit our website at
http://oewd.org/IIN.aspx, or contact the Office of Economic and Workforce
Development at (415) 554-6969 or [email protected] and ask to speak with
a member of the Invest in Neighborhoods team.
The Invest in Neighborhoods Commercial District Profiles have been brought to you by: