SHIELDS ST
OR
IZA
BA
AVE
GRAFTON AVE
LAKEVIEW AVE
SARGENT ST
19TH AVE
RA
MSE
LL S
T
VIC
TO
RIA
ST
SAGAMORE ST
VER
NO
N S
T
HEA
D S
T
GARFIELD ST
JU
NIP
ER
OS
ER
RA
BL
VD
SAN JO
SE A
VE
B R O T H E R H O O D W AY
BR
IGH
T ST
WILSON ST
MO
NTI
CEL
LO S
T
BYXB
EE S
T
THRIFT ST
MONTANA ST
SADOWA ST
GOETHE ST
R ICE
T
FLOURNOY ST
PA L M E T T O A V EI-280 SOUTHBOUND
I-280
FFAMP I-280 NORTHBOUND
DE LONG STSAIN
T C
HA
RLE
S A
VE
PLY
MO
UTH
AV
E
SHAKESPEARE ST
CA
PIT
OL
AVE
RA
LSTO
N S
TBEV
ERLY
ST
AR
CH
ST
ALE
M
AN Y
B LV D
MINERVA ST
RANDOLPH ST
BROAD ST
1/4 Mile
BROAD STREET
BROAD STREET
NEIGHBORHOOD PROFILE
I N V E S T I N N E I G H B O R H O O D S2
Neighborhood Features
The Broad Street commercial corridor, including Broad and Randolph streets, primarily serves the Ocean View neighborhood, the "O" in the three neighborhoods commonly referred to together as the "OMI": Ocean View, Merced Heights, and Ingleside. It is home to a long-standing African American community and growing Chinese and Latino communities.
Broad Street and Randolph connect through Orizaba forming a major road artery of the neighborhood. The area is mostly composed of single family residences with family serving businesses mostly at block corners along the corridor. The area is served by the M Muni line which runs straight across the Ocean View neighborhood.
Ocean View public library anchors the social capital of the neighborhood, offering support and resources to the community. Several organizations have been active over the years providing services to the corridor and advocating for improvements , these include: Ocean View Alliance of Californians for Community Empowerment (ACCE) and OMI Community Collaborative are actively organizing in strategies to improve safety and revitalize Broad Street corridor. Opportunities exist to build on the momentum of residents organizing to improve the area around Broad and Randolph to support new and existing businesses.
Commercial District Health
Broad Street is a small, mostly residential commercial district. Between 2006 and 2012 sales tax captured within the district grew by 5%, compared with 17% growth Citywide. The corridor features a high concentration of churches and social service agencies, a few small markets and liquor stores, and a small number of neighborhood-serving retail establishments. The corridor struggles with a high vacancy rate; many of the vacant retail spaces appear to require some capital investment in order to become leasable.
Public safety, including pedestrian safety, along Broad Street is a concern for business owners and residents. Crimes appear in smaller, consistent clusters between 19th Avenue and Bright Street with the largest clusters concentrated at Orizaba, Capitol and Plymouth Avenues. (Source: SFPD incidents data, November 2009-October 2012) Merchants and advocates express concern about robberies, vandalism, homicide, and speeding automobiles.
Demographics
Some 18,700 people live within a one-quarter mile radius of the Broad Street commercial corridor. Its population is younger than San Francisco’s overall, with a higher proportion of children under 18 years old. Nearly 50% of the population is made up of Asian residents, and has a higher proportion of black and Latino residents than that found Citywide. Its Latino population is also higher than the City overall. There are about 6,300 housing units in the area, mostly in single family or small two to four unit multi-family structures. There are more homeowning households in the neighborhood than there are renters. Family households are in the majority in the Broad Street neighborhood and less than a quarter of households are single-person households. Household incomes in the neighborhood are lower than Citywide averages although the proportion of households living under poverty levels are lower than that of the City overall. Only 13% of households are without cars.
SEE MORE ON PAGE 3
SEE MORE ON PAGE 4
SEE MORE ON PAGE 7
BROAD STREET SUMMARY
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 Broad 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
- 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.
3N E I G H B O R H O O D P R O F I L E : B R O A D S T R E E T
NEIGHBORHOOD FEATURES
Notable Places
1 Ocean View Library2 Minnie and Lovie Ward Recreation Center3 Brotherhood Way Open Space4 Cayuga Playground5 Randolph and Bright Mini Park6 IT Bookman Community Center
Cultural Events
Monthly neighborhood clean ups coordinated in partnership with DPW
Merchant & Resident Groups
Oceanview Neighbors supported by SF Alliance of Californians for Community Empowerment (ACCE)
Oceanview-Merced Heights-Ingleside Community Collaborative (OMI-CC)
Oceanview-Merced Heights-Ingleside Neighbors in Action (OMI-NIA)
MERCEDHEIGHTS
PLAYGROUND
SANFRANCISCOGOLF CLUB
LAKEMERCED
PARK
HILLCREST ANDOCEAN VIEWCORRIDOR
BROOKSPARK
BROTHERHOODAND CHESTER
MINI PARK
LESSING AND SEARSMINI PARK
SARGENTSTREET PARK
LAKEVIEW/ASHTONMINI PARK
HIP HOP TOHEALTHCLINIC
JOSE ORTEGAELEMENTARY
SCHOOL
SHERIDANELEMENTARY
SCHOOL
CHERISHSENIORCARE
CATHOLICCHARITIES SF
ADULT DAY PROGRAM
LOU
ISBU
RG
ST
OR
IZA
BA
AVE
SHIELDS ST
SARGENT ST
TAR
A ST
FARRAGUT AVE
AS
HTO
N A
VE
JULE
S A
VE
LAWRENCE AVE
19TH AVE
FAXO
N A
VE
LAKEVIEW AVE
GRAFTON AVE
MISSION ST
MIR
AM
AR
AVE
RA
MS
ELL
ST
GR
AN
AD
A A
VE
VIC
TO
RIA
ST
SAGAMORE ST
VER
NO
N S
T
BR
IGH
TON
AV
E
JUN
IPER
OS E R
RA
BLV
D
LEE
AVE
HEA
D S
T
LIEBIG ST
MO
NTI
CEL
LO S
T
MONETA
W AY
BYX
BEE
ST
GARFIELD ST
GOETHE ST
CAYU
GA AVE
PALMETTO AVE
SAN
JOS
E AV
E
WILSON ST
FLOURNOY ST
MONTANA ST
THRIFT ST
RICE
JOSI
AH A
VE
SADOWA ST
LAURA ST
SEAR
S ST
MAR
GARE
T AV
EM
AJES
TIC
AVE
CAIN
E AV
E
BROAD ST
FARALLONES ST
LOBOS ST
I-280 SOUTHBOUND
ALEM
ANY BLVD
I-280 N ON RAM
P
I-280
S OFFRAM
P
I-280 NORTHBOUND
DE LONG ST
SAIN
T C
HA
RLE
S A
VE
PLY
MO
UTH
AV
E
SHAKESPEARE ST
CA
PIT
OL
AVE
SUM
MIT ST
BEV
ERLY
ST
RANDOLPH ST
RA
LSTO
N S
T
AR
CH
ST
MINERVA ST
BR
IGH
T ST
1
2
3
4
56
S
GOLDEN GATE PARK
SUNSETBRANCH LIBRARY
OCEAN PARKHEALTH CENTER
SELF-HELPFOR ELDERLY
SELF-HELPFOR ELDERLY
JEWISHFAMILY SERVICES
JEFFERSONELEMENTARY SCHOOL
JEFFERSON SCHOOL AGEDCHILD DEVELOPMENT CENTER
LAWTONELEMENTARY SCHOOL
JEFFERSONNURSERY SCHOOL
Irving Street (Outer Irving)1/4 Mile 0
1,000 Feet
IRVING ST
KIRKHAM ST
JUDAH ST
25
TH A
VE
16
TH A
VE
17
TH A
VE
21
ST A
VE
18
TH A
VE
20
TH A
VE
24
TH A
VE
26
TH A
VE
23
RD
AV
E
27
TH A
VE
31
ST A
VE
28
TH A
VE
22
ND
AV
E
29
TH A
VE
30
TH A
VE
15
TH A
VE
LINCOLN WAY
MARTIN LUTHER KING JR DR
MARTIN LUTHER KING JR DR
MIDDLE WEST DR
STOW LAKE DR
19
TH A
VE
CRO
SSOVER
DR
TRANSVERSE D
R
READ NEIGHBORHOOD FEATURES SUMMARY ON PAGE 2
Orin Zebest
I N V E S T I N N E I G H B O R H O O D S4
Broad StorefrontsTOTAL STOREFRONTS % VACANT
53 17%
Demographics
No. of Households
5,771Median Household Income
$66,337District Population
18,698
BROAD 1/4 MILE DEMOGRAPHIC AREA
White 22%
Black 13%
Asian 49%
Native American / Hawaiian or Pacific Islander 1%
Other / Two or More 15%
% Latino 20%
Church 13
Personal Services 8
Professional Services 5
Liquor Store 4
Other 4
Limited Restaurant 3
Medical Services 2
Small Market 2
Auto Repair 1
Clothing 1
Gas Station 1
Vacant Storefronts 9
Source: November 2012 parcel inventory within
Commercial District Area (see boundary map on page 6)
conducted by Planning Department / OEWD.
COMMERCIAL DISTRICT HEALTHREAD COMMERCIAL DISTRICT HEALTH SUMMARY ON PAGE 2
Sales Tax (2nd Quarter, Fiscal Year) BROAD TRADE AREA
CITYWIDE BROAD
Sales Tax Change 2006-2012
17% 5%
COMMERCIAL DISTRICT AREA STOREFRONTS
$15,000
$12,000
$6,000
$9,000
$3,000
$0 20072006 2008 2009 2010 2011 2012
$11,
491
$11,
119
$11,
311
$10,
504
$12,4
06
$11,
152
$12,0
91
5N E I G H B O R H O O D P R O F I L E : B R O A D S T R E E T
“Businesses have opened, but they do not last very long as there is not a critical mass of services or an anchor grocery store that can keep the residents shopping in their neighborhood.”
Community Advocate
Recent Accomplishments
KEY TAKEAWAYS
STRENGTHS
• OMI-CC is active, engaged and working on a strategy for the Broad / Randolph corridor
• Ocean View Neighbors, a newly formed neighborhood group, has launched clean-ups, conducted a survey of resident and merchant needs, and is committed to revitalization of the corridor
• Two new storefront businesses were recently opened by local residents
• Ocean View library is a community asset, engaged in the neighborhood and responsive to needs
• Banners, installed last summer, contribute to neighborhood identity and pride
OPPORTUNITIES
• Develop business attraction and retention strategy: community has identified the need for a café, full service grocery store, and other neighborhood-serving retail
• Work with existing corner stores to diversify offerings; bring in fresher, healthier foods
• A number of retail spaces are available for lease, including at the intersection of Broad and Capital
• A façade improvement could have big impact
• Use Ocean View library as an anchor to engage people, offer small business classes, support and resources to open local business
• Support the newly formed Ocean View Neighbors to build organizational capacity and implement projects
Community successfully advocated
for keeping the M Line from being
moved off Broad Street.
Ocean View Neighbors organized
a neighborhood walk with elected
officials to talk about Broad
Street.
CHALLENGES
• Much of existing building stock is in poor condition and does not comply with present day safety standards
• Many concerns regarding pedestrian safety and speeding autos
• District feels unsafe; poor lighting, chronic litter and dirty sidewalks
• Poor physical conditions: graffiti, dilapidated awnings, and illegal dumping
• Vacant lots and storefronts
• Lack of diversity in retail to meet neighborhood demands
• High number of storefronts occupied by churches diminishes capacity for neighborhood-serving retail
Ocean View Neighbors conducted
a survey of merchants and
residents.
ORIZABA
AVE
19TH AVE
GRAFTON AVE
VICTORIA
ST
HEA
D ST
HURON AVE
MIRAM
AR AVE
LEE AVE
MONTANA ST
THRIFT ST
FLOURNOY ST
GOETHE ST
BROAD ST
I-2 8 0 N ON R AMP
I-280 NORTHBOUND
DE LONG ST
GO
NZA
LEZ DR
SHAKESPEARE ST
JUN
IPE RO
S ERR
AB
LVD
RANDOLPH ST
CAPITO
L AVE
PLYMO
UTH
AVE
LOBOS ST
LAKEVIEW AVE
BRIGH
T ST
SHIELDS AVE
GARFIELD ST
ASHTO
N AVE
SADOWA STBROTHERHOOD WAY
SAGAMORE ST
FARALLONES ST
CommercialDistrict Area
Trade AreaSEE BROAD: BUSINESS MIX
1/4 Mile Demographic AreaSEE BROAD: DEMOGRAPHICS
SAN JO
SE A
VE
JOSI
AH AVE
MARG
ARET A
VEM
AJEST
IC A
VECAIN
E AVE
MINERVA ST
VERNO
N ST
MO
NTICELLO
ST
BYXBEE ST
RALSTO
N ST
BEVERLY ST
BROAD STREETDATA
APPENDIX
NOTE:
Demographic data
presented on page
7 represents the
area within 1/4 mile
of the Broad Street
commercial district.
Business mix data
presented on page 9
corresponds with the
Trade Area indicated
on the map.
Broad Street storefronts
data presented on page
4 corresponds with the
Commercial District
Area indicated on the
map.
Study Area Boundaries
7D A T A A P P E N D I X : B R O A D S T R E E T
APPENDIX
BROAD STREET: DEMOGRAPHICS
Race / Background CITYWIDE BROAD
White 48% 22%
Black 6% 13%
Asian 33% 49%
Native American / Hawaiian or Pacific Islander 1% 1%
Other / Two or More 11% 15%
% Latino 15% 20%
Male / Female Ratio 51/49% 51/49%
Foreign Born 36% 43%
Linguistic Isolated Households 14% 15%
Age
Under 5 4% 4%
5 to 17 9% 12%
18 to 34 30% 31%
35 to 59 37% 34%
60 and over 19% 19%
Households
Family Households 44% 55%
Single-Person Households 39% 18%
Non-Family Households 17% 27%
Average Household Size 2.3 3.4
Average Family Household Size 3.1 4.3
Income
Median Family Household Income $86,670 $79,993
Per Capita Income $45,478 $26,109
% Poverty 12% 13%
Unemployment 7.0% 11.0%
Education
High School or Less 29% 42%
Some College / AA Degree 20% 27%
College Degree 31% 23%
Post Graduate 20% 7%
Housing
Renting Households 62% 39%
Rental Vacancy Rate 3.4% 8%
Median Rent $1,260 $1,274
Housing Type
Single Family Housing 33% 65%
2 - 4 Units 21% 10%
5 - 9 Units 10% 2%
10 units or more 35% 23%
No. of Households
5,771 vs. 345,810 Citywide
No. of Housing Units
6,297vs. 376,940 Citywide
Median Household Income
$66,337vs. $71,420 Citywide
Population
18,698vs. 805,240 Citywide
Population Density
37 per acre
vs. 27 Citywide
Median Age
37.4vs. 38.5 Citywide
Education
The majority has at least some college education.
READ DEMOGRAPHICS SUMMARY ON PAGE 2
Unemployment
11%vs. 7% Citywide
% of Households Without a Car
13%vs. 29% Citywide
Residential Density
12 units per acre
vs. 12 Citywide
I N V E S T I N N E I G H B O R H O O D S8
APPENDIX
ORI
ZABA
AVE
SHIELDS ST
SARGENT ST
SAIN
T CH
ARL
ES A
VE
LAKEVIEW AVE
19TH AVE
RAM
SELL
ST
VICT
ORI
A ST
SAGAMORE ST
VERN
ON
ST
JUN
IPERO
SE RR
AB
LV D
HEA
D S
T
CHES
TER
AVE
B RO TH ERHOOD W AY
MO
NTI
CELL
O S
T
BYXB
EE S
T
MONTANA ST
THRIFT ST
BRIG
HT
ST
LOBOS ST
BROAD ST
SADOWA ST
PALM E TTO AV EI -280
NAMP
ALEMANY BLVDI-280 SOUTHBOUND
I -280FF
AMP I-280 NORTHBOUND
DE LONG ST
PLYM
OU
TH A
VE
RANDOLPH ST
CAPI
TOL
AVE
RALS
TON
ST
BEVE
RLY
ST
ARCH
ST
OCEANV IEW
MINERVA ST
OR
TERRAC
E OR
BROAD STREET: LAND USE
Zoning
ZONING COLOR KEY
Commercial
Public
Residential
OR
IZA
BA
AVE
SHIELDS ST
SAIN
T C
HA
RLE
S A
VE
SARGENT ST
CH
EST
ER A
VE
BROTHERHOOD WAY
19TH AVE
LAKEVIEW AVE
RA
MS
ELL
ST V
ICTO
RIA
ST
SAGAMORE ST
VER
NO
N S
T
HEA
D S
T
MO
NTI
CEL
LO S
T
BY
XBEE
ST
BR
IGH
T ST
PALMETTO AVEALEMANY BLVD
JOSI
AH A
VE
MONTANA ST
THRIFT ST
SADOWA ST
FONT BLVD
BROAD ST
FARALLONES ST
LOBOS ST
SAN JOSE AVE
I-280 SOUTHBOUND
PLY
MO
UTH
AV
E
CA
PIT
OL
AVE
SUM
MIT ST
JUN
I PER
OSER
RA
BL V
D
BEV
ERLY
ST
RA
LSTO
N S
T
RANDOLPH ST
AR
CH
ST
MINERVA ST
1/4 Mile 0
1,000 Feet
Neighborhood Zoning
NC-1 NEIGHBORHOOD COMMERCIAL
RH-1 RESIDENTIAL SINGLE FAMILY
1/4 Mile 0
1,000 Feet
Vacancy & Opportunity Sites
Vacant Lots & Surface Parking Lots
Vacant Storefronts
Spaces indicated as “Vacant Storefronts’ include
all ground floor commercial spaces that were
unoccupied as of February 2013.
9D A T A A P P E N D I X : B R O A D S T R E E T
APPENDIX
Summary of Business by Categories, 2011
Source: Business data provided by Infogroup, Omaha NE Copyright 2012,
all rights reserved. ESRI forecasts for 2011.
BROAD STREET: BUSINESS MIX
NAICS BUSINESS CATEGORY BUSINESSES EMPLOYEES
Construction 21 79
Manufacturing 2 5
Retail Trade 20 49
Transportation & Warehousing 5 17
Information 2 6
Finance & Insurance 7 17
Real Estate, Rental & Leasing 2 14
Professional, Scientific & Tech Services 29 66
Admin. Support, Waste Mgmt. & Remediation Services 5 13
Educational Services 3 90
Health Care & Social Assistance 8 51
Arts, Entertainment & Recreation 2 16
Accommodation & Food Services 4 23
Other Services (except Public Administration) 35 165
Public Administration 1 33
Unclassified Establishments 5 15
Leakage / Surplus Factor by Industry Group, Broad
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.
No. of Businesses
151No. of Employees
662
SURPLUS LEAKAGE
Employees by Category
Businesses by Category
I N V E S T I N N E I G H B O R H O O D S10
APPENDIX
ORI
ZABA
AVE
SHIELDS ST
SARGENT ST
SAIN
T CH
ARL
ES A
VE
LAKEVIEW AVE
19TH AVE
RAM
SELL
ST
VICT
ORI
A ST
SAGAMORE ST
VERN
ON
ST
JUN
IPEROSE
RRAB
LVD
HEA
D S
T
CHES
TER
AVE
B ROTHE R HOOD WAY
MO
NTI
CELL
O S
T
BYXB
EE S
T
MONTANA ST
THRIFT ST
BRIG
HT
ST
LOBOS ST
FARALLONES ST
BROAD ST
SADOWA ST
P AL M E TTO AVE
I -280 ON RAM PI-280 SOUTHBOUND
I -280FF
AMP
A LEM AN Y B LVD
I-280 NORTHBOUND
DE LONG ST
PLYM
OU
TH A
VE
RANDOLPH ST
CAPI
TOL
AVE
RALS
TON
ST
BEVE
RLY
ST
ARCH
ST
OCEANVIEW
MINERVA ST
ORTERRACE
"
54
54
54
54
28
28L
M
M
1/4 Mile 0
1,000 Feet
BROAD STREET: TRANSPORTATION
Major Transit Lines
Bicycling
Bicycle Racks 1
Walking
Key Walking Streets ( see map )
Parking
Metered Spaces 0
Unmetered Spaces 386
Parking Garages / Lots 1
Major Transit Lines
M inbound/outbound on Broad and Randolph Streets
28, 28L inbound/outbound on Junipero Serra Boulevard
54inbound/outbound
on Plymouth Avenue and Sagamore Street
Mayor
Edwin M. Lee
Board of Supervisors
David Chiu, President
Eric Mar
Mark Farrell
Katy Tang
London Breed
Jane Kim
Norman Yee
Scott Wiener
David Campos
Malia Cohen
John Avalos
V.0
9.1
2.2
013
District Supervisor
John Avalos, District 11
Land use and business inventory survey for Broad Street conducted by San Francisco State University USP680 Fall 2012 student Daniel Marroquin.
Land use and business inventory survey for Broad Street conducted by San Francisco State University USP680 Fall 2012 student Daniel
Marroquin. The Invest in Neighborhoods Commercial District Profiles have been brought to you by:
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.