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 III.4 IPZ Literature Review & Case Studies Industrial activity in Bayshore Of this total lease activity only nine leases were in the Mission District, representing 11% of the total lease activity for industrial space reported by HC&M. The Mission and NEMIZ are not a significant part of the industrial market in San Francisco, although they still contain some industrial uses. There are a number of larger PDR businesses currently in the NEMIZ, with a total of about 465,000 square feet of space. Some of these businesses are classified as PDR by the City, while a few are classified as office or business services. Although on average PDR users tend to be smaller businesses, there are some larger PDR businesses/users that need consideration. In the last year, HC&M has sold 13 industrial buildings with a total of about 140,500 square feet, or an average of about 10,800 square feet each. None of these buildings were in the NEMIZ. In summary, the current demand for industrial space is for small, single-story industrial spaces. However, many of the buildings and floor plates in the NEMIZ are much large than this. Given the average sized lease of 8,500 square feet overall, the current inventory (4.7 million square feet of space) represents about 7 years of capacity, assuming current lease rates and no additional vacancies. It is safe to conclude that there is no shortage of available industrial space relative to demand. Many PDR uses, as defined by the City Planning Department, tend to need smaller spaces than traditional industrial uses.
Current Industrial Demand The majority of demand for industrial space is for single-story, high ceiling space with loading docks and truck access. According to local brokers, the NEMIZ offers very limited supply that meets the needs of current industrial tenants. The area also lacks the necessary street widths that allow for easy truck access and proper loading and unloading required by Core PDR. In addition, current rents do not support the cost of converting large floor plate, multi-story buildings into multi-tenant PDR buildings, assuming demand for this type of space existed. Code compliance and ADA/Title 24 upgrades also can be costly, particularly given the age of the building stock in the NEMIZ. Currently, the majority of the PDR uses, 22% of total PDR land area, in the NEMIZ are public facilities and/or utilities or mixed use PDR that either own their facilities or can afford to pay higher rents and be located next to other uses. Zoning alone is not going to keep PDR businesses in the NEMIZ as other conditions, including macroeconomic trends, will determine whether they stay or leave the area. While the NEMIZ was a vibrant industrial area for many years, it has evolved significantly from its past into a vibrant mixed-use district with a complex set of land uses and business activity. The area does not possess an adequate supply of the type of industrial buildings that are in demand, and the area has significant access constraints. In addition, there are no parcels that do not have residential development either within their block or an adjacent block; residential uses are spread throughout the NEMIZ. Other areas of the City such as the Central Waterfront, the South Bayshore, and Hunter’s Point have a significant amount of industrial land and building space that can accommodate future demand for PDR uses. Industrial land in Bayshore is not fully utilized for PDR activity. Mission Coalition for Economic Justice & Jobs IPZ Literature Review & Case Studies III.5 An Alternative Future for the NEMIZ
Page 1: AN ALTERNATIVE FUTURE FOR THE Prepa
Page 5 and 6: EXECUTIVE SUMMARY TABLE OF CONTENTS
Page 7 and 8: The history of this neighborhood is
Page 9 and 10: The City is addressing areas which
Page 11 and 12: For non-Core PDR users, such as fur
Page 13 and 14: Any IPZ Program Needs to Be Flexibl
Page 15: EXISTING CONDITIONS ASSESSMENT This
Page 18 and 19: An Alternative Future for the NEMIZ
Page 53 and 54: PLANNING & POLICY RECOMMENDATIONS I
Page 55 and 56: C. Evaluate Each Industrial Neighbo
Page 57 and 58: NEMIZ Recommendations The following
Page 59 and 60: PDR Sub-Category Core PDR Medium PD
Page 61 and 62: D. Create a Small IPZ Focused on Ke
Page 63 and 64: Policy & Planning Recommendations
Page 65: APPENDIX
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Mission Coalition for Economic Just
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