SAN PABLO AVENUE COMMERCIAL DISTRICT ECONOMIC DEVELOPMENT WORK - - PowerPoint PPT Presentation

SAN PABLO AVENUE COMMERCIAL DISTRICT

ECONOMIC DEVELOPMENT WORK SESSION, DECEMBER 13, 2016

AGENDA

 Study Area and Methodology  Historic Context  Demographic Composition  Urban Form  Commercial Nodes  Business and Employment Statistics  Real Estate Trends  Community Assets and Initiatives  Challenges & Opportunities  Q&A

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STUDY AREA AND METHODOLOGY

Image source: ESRI Business Analyst. The highlighted region represents the area within a quarter mile of the five nodes on the San Pablo commercial corridor.

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STUDY AREA AND METHODOLOGY

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 Literature Review  Data Sources

 Demographics:

Census Bureau, ESRI Business Analyst

 Businesses &

Employment: EDD, MuniServices, OED

 Stakeholder

Interviews

 City Staff Focus

Group

Note: The San Pablo commercial corridor business data presented is limited to San Pablo Avenue addresses in Berkeley.

HISTORIC CONTEXT

Sign at University and San Pablo. Photo: Berkeley Historical Society Key Route Tracks, San Pablo at University. Photo: Quirky Berkeley Berthelsen Motorcycle Garage at 2032 San Pablo, c1915. Photo: Digital Public Library of America

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Former Rivoli Theater at University and San Pablo. Photo: Berkeley Architectural Heritage Association

PAST PLANS AND INITIATIVES

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 West Berkeley Plan (1993)

 Goals for San Pablo included fostering neighborhood retail development while protecting

manufacturing businesses; improved transit connections; and improving environmental quality

 San Pablo Revitalization Program (1998)

 Façade improvement grants  Enforcement of city codes on blighted sites; development of vacant and underutilized sites

 San Pablo Public Improvement Plan (2003)

 Identified community concerns about San Pablo Avenue conditions  Focused on pedestrian appeal, safety, and accessibility  Resulted in creation of unofficial design guidelines for the corridor, still in use

 “Plan Bay Area” (MTC/ABAG) (2013)

 San Pablo Avenue is designated as a Priority Development Area (PDA); future housing

growth and transit resources will be targeted for San Pablo

DEMOGRAPHIC COMPOSITION

SAN PABLO AREA DEMOGRAPHICS

 T

• tal population: 14,708 (12.7% of Berkeley’s population)

 7,180 Housing Units (14.6% of Berkeley housing stock)  Renters: 42.6%

Homeowners: 57.4%

 Median income: $66,151

Median income citywide: $65,283

 Unemployment Rate: 7.13%

Workforce Participation (age 16+): 69.3%

Source: US Census Bureau. Median income estimates reflect weighted average of median incomes for eight Census tracts bordering San Pablo Ave, American Community Survey, 2010-2014 Rolling Sample. All other figures are for the area highlighted on the map on Slide 2, accessed via ESRI Business Analyst.

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RESIDENTS BY AGE GROUP , SAN PABLO AVENUE-ADJACENT TRACTS AND CITY OF BERKELEY, 2010-2014 ESTIMATES

0% 5% 10% 15% 20% 25% 30% 35%

< 5 5-17 18-24 25-44 45-65 65+

Percent of Population

Age Group

San Pablo Ave City of Berkeley

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0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Census Tract 4240.02 Census Tract 4233 Census Tract 4220 Census Tract 4232 Census Tract 4231 Census Tract 4222 Census Tract 4221 Census Tract 4219 Weighted average of all tracts 32.7% 33.2% 54.6% 38.5% 54.8% 62.1% 51.7% 64.4% 49.6% 20.5% 17.9% 17.6% 35.9% 7.2% 11.0% 21.8% 4.6% 15.7% 38.1% 34.1% 17.8% 13.9% 11.4% 6.1% 8.9% 7.8% 16.8% 5.5% 11.0% 6.5% 6.1% 19.0% 15.1% 12.4% 17.6% 12.6% 3.3% 3.8% 3.4% 5.7% 7.6% 5.7% 5.3% 5.6% 5.2%

White Hispanic/Latino Black Asian Bi/Multiracial, Native American, Hawaiian/Pacific Islander, or Other

RACIAL/ETHNIC COMPOSITION, SAN PABLO-ADJACENT CENSUS TRACTS

Source: US Census Bureau, American Community Survey, 2010-2014 Rolling Sample

10 North (Albany Border) South (Oakland Border)

CHANGE IN POPULATION, RACIAL GROUPS, AND INCOME, SAN PABLO-ADJACENT CENSUS TRACTS, 2000-2014

4.6% 36.3%

• 27.3%

17.3%

• 40%
• 30%
• 20%
• 10%

0% 10% 20% 30% 40%

San Pablo Corridor Total (Population) Whites (Population) Non-Whites (Population) Income

Note: Income is in 2014 Dollars. Source: American Community Survey (ACS) Estimates 2010-2014; 2000 Census

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URBAN FORM

Top: Biker crosses at San Pablo and Virginia (facing northwest) Left: Auto- Oriented Uses at San Pablo and Virginia (facing southwest)

URBAN FORM

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URBAN FORM

Above: Intersection of San Pablo and Ashby, facing southwest Right: Shops near the intersection of San Pablo and Dwight, a pedestrian-friendly retail/restaurant segment

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URBAN FORM

Historic Heinz Building, San Pablo and Ashby

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URBAN FORM

Left: Curb cuts into parking lots interrupt the pedestrian environment Top: Parking lots entrances on NE side of University and San Pablo

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COMMERCIAL NODES

Ashby Dwight ight Un Univer ersi sity ty Cedar ar Gilman an

San Pablo Avenue

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GILMAN AND SAN PABLO

Note: Parking lots are highly visible from node. Image Source: Google Maps 18

CEDAR AND SAN PABLO

Aerial image Source: Google Maps

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UNIVERSITY AND SAN PABLO

Note: large number and coverage of surface parking lots. Image Source: (left and above) Google Maps 20

DWIGHT AND SAN PABLO

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ASHBY AND SAN PABLO

Note: Surface parking fully obscured from street. Image Source: Google Maps

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BUSINESS AND EMPLOYMENT STATISTICS

GROUND FLOOR COMMERCIAL VACANCY RATE (BY SQUARE FOOTAGE), 2008-2016

6.0% 6.6% 7.9% 5.9% 7.3% 5.9%

0.0% 1.0% 2.0% 3.0% 4.0% 5.0% 6.0% 7.0% 8.0% 9.0%

2008 2010 2012 2014 2015 2016

Source: Vacancy Database, Office of Economic Development, City of Berkeley

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GROUND FLOOR COMMERCIAL OCCUPANCY BY CATEGORY, BY SQUARE FOOTAGE, Q3 2016

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

Citywide San Pablo

Vacant Trade Services Retail Public and Nonprofit Entities Personal Services Office / Other Non-Retail Food & Beverage Services Business / Professional Services Arts, Entertainment & Recreation

40% 7% 7.5% 13% 30% 21% 5.9% 8% 14% 6% 10% 19%

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SALES TAX PERFORMANCE OVER TIME, SAN PABLO AND CITYWIDE, 2007-2016

• 10%
• 5%

0% 5% 10% 15% 20% 25% 30%

2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Berkeley San Pablo Source: MuniServices, OED Analysis

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Sales Tax Revenue, % Change Since 2007

SALES TAX REVENUE BY CATEGORY, SAN PABLO AND CITYWIDE, 2015 Q2 – 2016 Q1

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

Berkeley San Pablo

BUSINESS TO BUSINESS CONSTRUCTION MISCELLANEOUS FOOD PRODUCTS GENERAL RETAIL TRANSPORTATION Source: MuniServices, OED Analysis

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BUSINESS CLUSTERS: AUTO-ORIENTED BUSINESSES

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BUSINESS CLUSTERS: HOME FURNISHINGS

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ANNUAL SALES TAX PERFORMANCE OVER TIME, HOME IMPROVEMENT AND AUTO-ORIENTED BUSINESS CLUSTERS, 2007-2016

$- $50,000 $100,000 $150,000 $200,000 $250,000 $300,000

2007 2008 2009 2010 2011 2012 2013 2014 2015 2016

Home Improvement Auto-Oriented Source: MuniServices, OED Analysis

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WAGES AND AVERAGE EMPLOYMENT, BUSINESSES WITH SAN PABLO ADDRESSES, 2011 Q4-2015 Q4

$- $5,000,000 $10,000,000 $15,000,000 $20,000,000 $25,000,000 $30,000,000 $35,000,000 $40,000,000

1,750 1,800 1,850 1,900 1,950 2,000 2,050 2,100 2,150 2,200 2,250

2011 2012 2013 2014 2015

Average number of employees

Q4 average employment Q4 Wages

Source: Quarterly Census of Employment and Wages (QCEW), Bureau of Labor Statistics

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REAL ESTATE TRENDS

WEST BERKELEY MEDIAN SALES PRICE OVER TIME, SINGLE-FAMILY HOMES, 2010 Q1-2016 Q3

$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 $700,000 $800,000 $900,000 $1,000,000

2010 2011 2012 2013 2014 2015 2016

Single-Family Home

Note: Figures are for homes west of Sacramento Street in Berkeley. The yearly medians represent the average values of the median figures for each quarter. Source: Red Oak Realty, Multiple Listing Service (MLS Data), October 2016.

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Median Sales Price

SAN PABLO AVENUE-ADJACENT HOUSING PROJECTS, RECENTLY CONSTRUCTED AND IN DEVELOPMENT PIPELINE

Source: City of Berkeley Office of Economic Development

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KEY TAKEAWAYS

COMMUNITY ASSETS AND INITIATIVES

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 San Pablo sits at intersection of

production and commerce; on- site production helps drive retail

 Thriving Arts Community  Business Groups  Concentrations of ethnic

grocers, retailers, and restaurants

 Pending pedestrian and

transportation investments

Archana Horsting, Executive Director of the Kala Institute Christina Rybczynski and Lawrence Grown, Metro Lighting, West Berkeley Design Loop

COMMUNITY ASSETS AND INITIATIVES: PRODUCTION AND COMMERCE

 Home furnishings manufacturing  Artisanal production

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Berkeley Potters’ Studio

On-site production at Metro Lighting

COMMUNITY ASSETS AND INITIATIVES: THRIVING ARTS COMMUNITY

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Source: 2008 Field Survey, Civic Arts Commission, Office of Economic Development

Installations from Kala Art Institute’s Print Public Initiative

COMMUNITY ASSETS AND INITIATIVES: BUSINESS GROUPS

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COMMUNITY ASSETS AND INITIATIVES: ETHNIC GROCERS, RETAILERS, AND RESTAURANTS

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Gaumenkitzel Chef and owner Anja

• Voth. Photo: Suzanna Mannion

Mural at Mi Tierra Foods; Manager Ambrocio Hernandez (right), Photo: Berkeleyside

COMMUNITY ASSETS AND INITIATIVES: PENDING TRANSPORTATION INVESTMENTS

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 Alameda County Transportation Commission (Alameda CTC) has designated San

Pablo Ave as a priority corridor

 Rapid bus upgrades  Possible bus rapid transit corridor in long term  Planning to begin in Spring 2017

 I-80 Gilman Interchange project

 Will improve vehicle, pedestrian, and bicycle operations at I-80 and Gilman  Construction anticipated in FY 2020-2021

 AC Transit plans to expand West Berkeley bus service beginning March 2017  CoB has applied for $8.6 million for Alameda CTC Transit Signal Priority

program

 Extends green lights when buses are detected approaching

CHALLENGES

 Loss of racial and economic diversity  Competing local and regional interests for transportation and land use  Existing cluster of auto-oriented businesses is threatened by competing

uses

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OPPORTUNITIES

 Leverage San Pablo’s development potential to preserve and increase

housing affordability.

 Engage with regional transportation agencies and private sector leaders

to expand sustainable, multi-modal transportation.

 Pursue grant funding to conduct comprehensive land use planning for

the San Pablo Priority Development Area.

 Leverage planned development and regional transportation investments

to enhance the pedestrian environment.

 Promote walkable, active frontages, especially at the Nodes.  Support existing and emerging business associations and industry

clusters.

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Q & A