An Alternative Future for the North East Mission Industrial Zone

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An Alternative Future for the NEMIZ Mission Coalition for Economic Justice & Jobs Planning and Policy Recommendations Based on the input received at the workshop, the research and analysis prepared by the team of consultants hired by MCEJJ, and the direction of the diverse interests of the MCEJJ executive committee, the team has developed a community-based land use and policy alternative that supports the goals of maintaining the mixed-use character of the neighborhood, maintaining PDR jobs in the City, accommodating future industry growth, and improving the connection of the NEMIZ with surrounding neighborhoods. This plan reflects current conditions and economic trends, and allows the NEMIZ to build upon its diverse appeal, while ensuring that development is not haphazard nor dominated by one use. While the MCEJJ’s efforts have focused on the NEMIZ there are some recommendations that apply not just to the NEMIZ but to industrial policies for the entire City. The following is a summary of the Team’s recommendations. A more detailed description of our recommendations may be found in Chapter V of the Final Report. Under the MCEJJ’s proposed zoning, Mission Linen would continue to operate alongside a mix of uses (including smaller PDR businesses) as it does today. I.6 Executive Summary Citywide Industrial Policy Recommendations Further define and refine the definition of PDR. The definitions of PDR need to be further refined to be more related to the potential impacts of PDR activities. When the PDR definitions are linked to land use type consideration needs to be given to the access, building-type, and space requirements of various PDR types. Consider Setting Environmental and Other Performance Standards. The City should investigate developing a set of environmental and performance standards that can be applied to PDR businesses (which have the potential for noise, truck traffic, and other special impacts) and all types of development in IPZs. Evaluate Each Industrial Neighborhood and Customize the Approach to Local Conditions within the Broader City and Regional Context. The City needs to carefully evaluate each of the Eastern Neighborhoods to determine what if any areas have the necessary conditions to support an IPZ and what type of IPZ, or whether that neighborhood has transitioned to a mixed-use or other type of district that can still accomodate a subset of PDR uses. Develop a Comprehensive Industrial Preservation Policy. The City needs to develop a comprehensive industrial (‘Core’ PDR) preservation policy with a series of economic development programs and financial assistance programs to help ensure that industrial jobs are protected and encouraged. Zoning alone is not sufficient to retain industrial jobs and businesses in San Francisco.
Any IPZ Program Needs to Be Flexible and Include Monitoring. If the City establishes permanent IPZs, the program needs to allow for flexibility and monitoring and evaluation with the option that an IPZ can be removed if it proves to be unsuccessful and/or unnecessary. NEMIZ Recommendations Eliminate the Potential for “Pre-existing Non-conforming” Uses. The City’s most recent preferred zoning option would result in a large number of “pre-existing non-conforming” uses, about 180 parcels or 1/3 of the NEMIZ total land area. New zoning should consider existing land use patterns to reduce this potential, and a new approach to non-conforming uses should be defined that eliminates the negative impacts of this designation. MCEJJ’s recommendations for new zoning designations address this issue directly by minimizing the number of parcels and buildings that do not fit within the land use designations for the various zones. There will likely be a small number of uses in the PDR/IPZ Zone and other zones that will need to be classified as pre-exist- A “Cultural” zoning overlay would retain and encourage artists and arts organizations such Theater Artaud to locate in the NEMIZ. Mission Coalition for Economic Justice & Jobs ing non-conforming uses. These uses should be “grandfathered” to allow them to continue as viable uses. We recommend that NEMIZ-specific non-conforming use requirements be defined that give businesses, residents, and property owners certainty that their pre-existing uses will be allowed to function into the future. Designate NEMIZ-Specific PDR Definitions. MCEJJ has prepared a NEMIZ-specific set of definitions for PDR uses that reflect the existing uses and available building types, parcel sizes, and access opportunities and constraints within the NEMIZ. These definitions represent the inventory of fine-grained land uses revealed in MCEJJ’s survey of land uses in the NEMIZ (e.g. “R&D PDR”, “Clothing PDR,” “Tech/Media PDR,”etc.). Building on the work of the Housing Action Committee on PDR zoning categories, MCEJJ has categorized these fine-grained uses into “Core”, “Medium” and “Light” PDR categories.These categories provide a more precise understanding of the compatibility of PDR with other land uses. The Majority of the NEMIZ Should Have Mixed-Use Designations. The majority of the non-IPZ areas of the NEMIZ are currently mixed-use in nature and new zoning should reflect and support these patterns of use that are valued by the community. The MCEJJ Consensus Zoning District Map (below) proposes mixed-use designations to reflect and encourage the existing land use patterns. The majority of the NEMIZ to the south of 16th Street would be zoned as a “NEMIZ Mixed-Use Zone” to allow ground floor ‘medium’ and ‘light’ with PDR with residential or small and medium office uses above. Small office and retail uses would be permitted on the ground floor. Executive Summary I.7 An Alternative Future for the NEMIZ
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An Alternative Future for the North East Mission Industrial Zone

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