Planning Commission backs Ocean Avenue zoning changes to protect small storefronts

The Planning Commission voted to move forward the Board of Supervisors’ proposed code changes for Ocean Avenue, endorsing staff revisions designed to preserve small storefront scale and give the neighborhood stronger notice when rare lot mergers are proposed.

Staff presentation: Diego Sanchez of the Planning Department told commissioners the ordinance takes four main actions: expand conditional‑use criteria on larger lots, add flexibility to lot‑merger controls, exempt certain uses from neighborhood notice where appropriate, and permit arts activities along the corridor. Sanchez said staff recommends a substantive change to permit larger mid‑block parcel assemblies to proceed under a conditional‑use review, rather than block community input.

Support and intent: Jen Lowe from Supervisor Yi’s office described Ocean Avenue as a vital neighborhood retail corridor that needs protections from large formula retail. Merchants and local advocates testified that the amendments would help retain small, locally‑owned businesses and encourage a mixture of small retail spaces. The Planning Commission discussed the logistics of site‑level notice when a Zoning Administrator decision is involved.

Outcome: Commissioners voted unanimously to approve the measure with staff modifications, including language on flexible retail and the staff‑recommended conditional‑use pathway for mid‑block assemblies. The amendment is intended to maintain ‘‘human scale’’ retail and reduce the likelihood that large lot assemblies will eliminate space for local merchants.

Next steps: The commission advanced the ordinance to the Board of Supervisors with the staff modifications and an eye to refining notice language where the Zoning Administrator has jurisdiction.