Lower 2


Lower 2

Commercial District HealthRead Commercial District Health Summary ON PAGE 2Photos by Cole AnetsbergerLower 24th Street StorefrontsTOTAL STOREFRONTSCOMMERCIALDISTRICT AREAStorefronts% VACANT162 7%Sales Tax$200,000$150,000$100,000$50,000$113,647$123,575$129,785$0 2006 2007 2008 2009 2010 2011 2012$135,625$160,210LOWER 24th STREET Trade Area$172,593$178,409CITYWIDELower 24Th STREETSales Tax Change2006-2012 17% 57%4Eating and Drinking Places 46Personal Services 16Groceries, Small Markets,Convenience StoresINVEST IN NEIGHBORHOODS11Other Non-Retail Services 11Other Retail Stores 11Business or Professional Services 7Clothing, Accessories 7Bakeries 5Books, Records 5Dry Cleaners, Laundry 5Check Cashing 4Community Centers 4Galleries, Framing 4Gift Stores 4Liquor Stores 4Variety, Discount Stores 4Others 2Vacant Storefronts 12Source: November 2012 parcel inventory withinCommercial District Area (see boundary map on page 6)conducted by Planning Department / OEWD.DemographicsDistrict Population23,460Observations About Physical ConditionsGood connection to street & pedestrian-oriented shoppingStreet trees and sidewalk plantings bring characterMurals are a destination / attractionWalkable, access to public transportation (Muni, BART)Dirty, broken sidewalks, public spaces; trees overgrownPoor lighting, dark at night, increased perception of unsafeLack of public spaces and seatingNo. of Households8,660Lack of parking / double parking blocks traffic flowSignage dilapidated, dirty, gates drawn during dayLOWER 24TH STREET 1/4 MILE DEMOGRAPHIC AREAWhite 55%Black 3%Asian 11%Native American / Hawaiian or Pacific Islander 0%Other / Two or More 29%% Latino 49%Median Household Income$66,920:):):):):(:(:(:(:(

Key TakeawaysRecent AccomplishmentsDuring summer 2012, First Fridaysevent series attracted new visitorsand activated public spaces.FunCheapSFLower 24thStreet Merchant& NeighborAssociation (Calle24) conducteda survey ofmerchants andused the results todesign a trainingcurriculum.Currently studying the development ofa cultural and arts district strategy.Sidewalk reconstructionand accessibility curbcuts at intersections arecurrently underway.SFDPWIn 2011, neighbors came together over multiplecommunity meetings to achieve consensus onfuture street tree plantings. The replacement ofaging and diseased trees is now complete.“We want to continue toimprove by stabilizingthe community throughlong-term planning.Our goal is to become acultural arts district.”Neighborhood StakeholderStrengthsOPPORTUNITIESCHALLENGES• Strong sense of community, place andhistory.• Numerous cultural events (i.e. Carnaval,mural tours, Cesar Chavez Parade).• Neighborhood-oriented, variety ofrestaurants, convenient goods & services.• Low retail vacancy rate.• Strong core shopper-base: locals shopdaily, specialty shoppers from Bay Area,international tourists.• High percentage of business owners thatalso own their property.• Destination for Latino specialty food storesand restaurants, bars.• Street trees and sidewalk plantings bringcharacter.• Murals and art institutions aredestinations / attractions.• Walkable, access to public transportation(bus, BART).• Pursue community-driven strategies topreserve local history and culture.• Capital improvements; prune trees,fix broken sidewalks, add pedestrianlighting, landscaping.• Define off-hour truck loading times toreduce day time parking problems.• Develop partnership opportunitiesbetween longtime businesses and newbusinesses, and between businessesand arts organizations.• Conduct campaign to increasemerchants’ awareness of health andbuilding code issues.• Identify opportunities to leverageMission Promise investments tosupport the Mission’s neighborhoodcommercial districts.• Increasing commercial rents (difficult for long time tenantsto pay).• Increase in health code and building code violations.• Lack of opportunities for youth.• Fear of “Mission” culture disappearing.• 2009-2012 crime data shows slight upswing in mostcategories: Assaults decreased by 67% from 09-11, slightincrease 2012.• Gang violence and fear of gangs limiting activity.• Insufficient police vigilance (beat cops rarely seen).• Too many liquor stores.• Dirty, broken sidewalks; public spaces, trees overgrown.• Poor lighting, dark at night, increased perception of unsafe.• Lack of public spaces and seating.• Signage dilapidated, dirty, gates drawn during day.NEIGHBORHOOD PROFILE: MISSION / LOWER 24TH STREET5

DATAAPPENDIXLOWER24TH STREETStudy Area BoundariesNOTE:1/4 Mile Demographic AreaSEE LOWER 24TH STREET: DEMOGRAPHICSFOLSOM ST21ST ST22ND STHARRISON STSOUTH VAN NESS AVEVERMONT STRHODE ISLAND STDemographic datapresented on page 7represents the areawithin 1/4 mile of theLower 24th Streetcommercial district.KANSAS STYORK STPOTRERO AVEVALENCIA ST24TH STMISSION STCAPP ST23RD STTREAT AVECommercialDistrict AreaBALMY STFLORIDA ST23RD ST24TH ST25TH STSAN BRUNO AVEBusiness mix datapresented on page 9corresponds with theTrade Area indicatedon the map.LUCKY STCYPRESS STLILAC STHAMPSHIRE STSHOTWELL ST25TH ST26TH STALABAMA STBRYANT STGUERRERO STBARTLETT STCESAR CHAVEZ STGarfieldSquareTrade AreaSEE LOWER 24TH STREET: BUSINESS MIXRolphPlaygroundPotrerodel SolMARIN ST26TH STLower 24th Streetstorefronts datapresented on page 4corresponds with theCommercial DistrictArea indicated on themap.Precita ParkPERALTA AVEYORK STMission (Lower 24th Street)1/4 Mile

LOWER 24TH STREET & SURROUNDING AREA: DEMOGRAPHICSRead Demographics Summary ON PAGE 2Population23,460vs. 805,240 CitywidePopulation Density56 per acrevs. 27 CitywideRace / Background CITYWIDE LOWER 24TH ST.White 48% 55%Black 6% 3%Asian 33% 11%Native American / Hawaiian or Pacific Islander 1% 0%Other / Two or More 11% 29%% Latino 15% 49%Male / Female Ratio 51/49% 51/49%Foreign Born 36% 38%Linguistic Isolated Households 14% 16%APPENDIXMedian Age34.4vs. 38.5 CitywideAgeUnder 5 4% 5%5 to 17 9% 9%18 to 34 30% 38%35 to 59 37% 35%60 and over 19% 13%No. of Households8,660vs. 345,810 CitywideMedianHousehold Income$66,920vs. $71,420 Citywide% of HouseholdsWithout a Car19%vs. 29% CitywideUnemployment6.5%vs. 7% CitywideHouseholdsFamily Households 44% 43%Single-Person Households 39% 25%Non-Family Households 17% 32%Average Household Size 2.3 2.7Average Family Household Size 3.1 3.7IncomeMedian Family Household Income $86,670 $61,890Per Capita Income $45,478 $34,940% Poverty 12% 12%Unemployment 7.0% 6.5%EducationA higher percentageof high schoolgraduates or less.EducationHigh School or Less 29% 34%Some College / AA Degree 20% 15%College Degree 31% 31%Post Graduate 20% 20%No. of Housing Units9,160vs. 376,940 CitywideHousingRenting Households 62% 70%Rental Vacancy Rate 3.4% 3.4%Median Rent $1,260 $1,650Residential Density22 unitsper acrevs. 12 CitywideHousing TypeSingle Family Housing 33% 34%2 - 4 Units 21% 35%5 - 9 Units 10% 14%10 units or more 35% 17%DATA APPENDIX: MISSION / LOWER 24TH STREET7

LOWER 24TH STREET: BUSiNESS MIXSummary of Business by Categories, 2011Source: Business data provided by Infogroup, Omaha NE Copyright 2012,all rights reserved. ESRI forecasts for 2011.Businessesby CategoryNo. of Businesses996Employeesby CategoryNo. of Employees5,445NAICS Business Category BUSINESSES EMPLOYEESAgriculture, Forestry, Fishing & Hunting 3 6Utilities 1 6Construction 88 377Manufacturing 26 118Wholesale Trade 29 131Retail Trade 160 617Transportation & Warehousing 20 59Information 24 110Finance & Insurance 37 114Real Estate, Rental & Leasing 37 124Professional, Scientific & Tech Services 146 403Admin. Support, Waste Mgmt. & Remediation Services 40 112Educational Services 34 938Health Care & Social Assistance 55 688Arts, Entertainment & Recreation 17 77Accommodation & Food Services 114 767Other Services (except Public Administration) 126 448Public Administration 10 266Unclassified Establishments 28 82APPENDIXLeakage / Surplus Factor by Industry Group, Lower 24th StreetThe Leakage / Surplus Factor summarizes the relationship between supply (retail sales by businesses in the commercial district) and demand (consumer spending byhouseholds within a quarter-mile radius of the commercial district). As the Leakage / Surplus Factor trends toward +100, the market is experiencing leakage, meaning thereis 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.SURPLUSLEAKAGEDATA APPENDIX: MISSION / LOWER 24TH STREET9

LOWER 24TH STREET: TRANSPORTATIONAPPENDIXMajor Transit Lines /Cross Lines491414L12FOLSOM FOLSOM ST STHARRISON HARRISON ST ST23RD ST21ST ST22ND STYORK STFLORIDA ST27BRYANT BRYANT ST STHAMPSHIRE HAMPSHIRE ST STPOTRERO POTRERO AVE AVE33909L923RD STVERMONT VERMONT ST ST10RHODE RHODE ISLAND ISLAND ST STSOUTH VAN NESS AVESOUTH VAN NESS AVEKANSAS STKANSAS STYORK STFLORIDA STTREAT AVETREAT AVECAPP STCAPP ST48101MISSION STMISSION STVALENCIA STVALENCIA ST4824TH ST124810331024TH ST1010484825TH STSAN BRUNO AVESAN BRUNO AVEBALMY STLUCKY STBALMY STLUCKY STCYPRESS STCYPRESS STLILAC STLILAC STGUERRERO GUERRERO ST ST12BARTLETT BARTLETT ST ST2767SHOTWELL SHOTWELL ST ST1267GarfieldSquareALABAMA ALABAMA ST ST2725TH ST26TH ST9LPotrero9 del SolRolph90Playground26TH ST2712PRECITA AVECESAR CHAVEZ STPRECITA AVEMARIN STMission (Lower 24th Street)Major Transit Line24th Street StationPrecita ParkMajor Transit Line48 QuintaraPERALTA AVEYORK YORK ST ST1/4 MileCross Lines14, 14L, and 49 on Mission12 on Folsom27 on Bryant33, 9, 9L 10, and 90 Owl on PotreroWalkingKey Walking Streets22nd Street (from Folsom to Valencia Streets);24th Street (eastward from Vermont Street);25th Street (from Potrero Avenue to Utah Street);Cesar Chavez Street (westward from GuerreroStreet); Folsom Street; Precita Avenue; PotreroAvenue.High Priority SegmentsValencia Street (from 19th to 24th Streets)ParkingMetered Spaces 137Unmetered Spaces 56Parking Lots 2BicyclingBicycle Racks 34Wally GobetzWally GobetzMission Loc@lmunidave10INVEST IN NEIGHBORHOODS

LOWER 24TH STREET: Existing Plans & InterventionsMission Street StudyDATE: November 30, 2010 SOURCE: SF PlanningSUMMARY:URL:The Mission Street Study examines the balance between citywide/regional smart growth goals of increased densityand heights around transit in the Mission; and the neighborhood goals of providing more affordable housing andprotecting and incentivizing local businesses.http://sfplanning.org/index.aspx?page=2223APPENDIXMission District Streetscape PlanDATE: October 1, 2010 SOURCE: SF PlanningSUMMARY:URL:A proposal for a district streetscape plan that provides a design framework for street improvement, policies to guidethe improvement of the public realm of the Mission District’s streets, and designs for 28 specific projects that canbe built over time to realize this vision and framework. Highlights include a new flexible parking strategy for gatheringand outdoor seating uses; new gateway plazas at key intersections and destinations; traffic calming on residentialstreets; on-street designs for sustainable storm water management; road diets, greening and traffic calming atmajor corridors; pedestrian improvements on alleys and small streets. Does not include specific streetscape designproposals for 24th Street.http://www.sf-planning.org/ftp/CDG/docs/missionstreets/MDSP_FINAL_DRAFT_OCT2010.pdfEastern Neighborhoods: Mission Area PlanDATE: April 30, 2012 SOURCE: SF PlanningSUMMARY:URL:An area plan for the Mission District, adopted in 2009 at the conclusion of a multi-year community planning process.Includes guidelines for land use, housing, built form, transportation, streets and open space, economic development,community facilities, and historic resources. The specific Mission community-driven goals are to: preserve diversityand vitality of the Mission, increase the amount of affordable housing, preserve and enhance the existing Production,Distribution and Repair businesses, preserve and enhance the unique character of the Mission’s distinct commercialareas, promote alternative means of transportation to reduce traffic and auto use, improve and develop additionalcommunity facilities and open space, and minimize displacement.http://sfplanning.org/index.aspx?page=1673Lower 24th Street Economic Development ReportDATE: June 1, 2010 SOURCE: OEWDSUMMARY:URL:The Lower 24th Street Economic Development Report summarizes key community input, assets, and trends for theLower 24th Street corridor. It was the result of community outreach and technical research conducted in 2009-2010.Includes findings related to neighborhood assets; crime; employment base; households; housing; local businesses;household expenditures; and retail trends.http://goo.gl/gYlVALower 24th Street Action PlanDATE: February 2011SUMMARY:URL:In 2010-2011, a steering committee of residents, merchants, and other stakeholders created an action plan forimproving the district. Goals included improving the pedestrian environment, building community through events, andsupporting existing businesses and attracting customers.http://goo.gl/M1BNsMission Promise NeighborhoodDATE: 2013 SOURCE: Mission Economic Development AgencySUMMARY:URL:In 2013 the US Department of Education awarded a $30 million grant to a coalition of nonprofit and publicorganizations, led by Mission Economic Development Agency, to establish the Mission Promise Neighborhoodinitiative. It’s mission is to link family economic security with student academic achievement; create acomprehensive, integrated framework of evidence-based services that responds to urgent needs and builds on thefoundation of student, family, community, and school strengths and assets; and work block-by-block, guaranteeingthat all Mission children, youth, and their families achieve academic excellence and economic self-sufficiency.www.missionpromise.orgDATA APPENDIX: MISSION / LOWER 24TH STREET11

MayorEdwin M. LeeBoard of SupervisorsDavid Chiu, PresidentJohn AvalosLondon BreedDavid CamposMalia CohenMark FarrellJane KimEric MarKaty TangScott WienerNorman YeeLand use and business inventory survey for Lower 24th Street corridor conducted by San Francisco State University USP680Fall 2012 students Julian Bobilev, Daniel Marroquin and James Orduño. The Invest in Neighborhoods Commercial DistrictProfiles have been brought to you by:V.04.24.2013

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