An Alternative Future for the North East Mission Industrial Zone

More documents

Recommendations

Info

An Alternative Future for the NEMIZ Mission Coalition for Economic Justice & Jobs Old industrial buildings in the Central Waterfront can support a broad range of PDR uses. III.6 IPZ Literature Review & Case Studies Summary of Literature The following section provides more detailed discussion of the literature, organized by the key findings. Flexibility: Allowing Businesses to Use Space to Stay Competitive The current literature on industrial development points to the need for flexibility in terms of the future use of building space (rather than prescriptive zoning formulas) so that companies can remain competitive by addressing shifting market conditions and best business practices as their specific needs change. It also shows that when industrial protection is undertaken, many other economic development programs and incentives are required to make such zoning effective; zoning alone is not an effective planning tool. In cities across the country, redevelopment of industrial buildings brings commerce back to dormant districts and revitalizes communities. Thus, in many places, government has come to serve as a catalyst for these projects by identifying and packaging sites to compete for development capital. Moreover, many cities offer grants, tax-relief, and other incentives to attract businesses. The literature strongly indicates that in the uncertain enterprise of forecasting the next several years for industrial development, success will come to those cities and developers that give high priority to meeting business needs while balancing other public needs and social concerns. In terms of the form and function of space, “flexibility is critical to making sure buildings don’t become obsolete. For existing tenants, built-in flexibility allows for smooth expansion or restructuring of future operations.” A recent article in the Puget Sound Business Journal explains that flexibility is of the utmost importance for newer manufacturers and hightech service providers. With its superior location next to downtown and regional transportation hubs, the Sodo neighborhood offers an ideal place to establish Seattle’s industrial incubator. Why then isn’t Seattle’s Sodo neighborhood an engine of regional economic growth? The simple answer:
“Modern, knowledge-intensive industries require a flexible mixed-use environment” in order to flourish, and “Sodo zoning prohibits the construction of attractive mixed-use facilities.” This case is instructive for San Francisco’s current debate over industrial areas and how to protect them and help them flourish. In the increasingly competitive and technologically advanced world, flexibility is more important than protective zoning to keep industrial districts competitive — to attract the best job-producing and tax-generating businesses. Traditional manufacturing is becoming obsolete in more mature urban areas, and zoning cannot turn back the clock to revive it. “Today’s restrictive zoning prevents [Seattle’s] Sodo from taking advantage of its natural advantages. To reverse the increasing inventory of underutilized buildings, we need the flexibility of a mixed-use zoning regime embracing the area’s superior transportation infrastructure and public sports facilities while retaining its industrial character. Zoning should allow mixed-use projects … and ensure a fair transition from traditional to modern uses.” The real danger with down zoning is that cities like Seattle and its Sodo district shoulder the opportunity cost of excluding certain industries and land uses in the short-run, and institute restrictive zoning to preserve traditional manufacturing uses that inevitably leave the area for “unavoidable macroeconomic reasons.” These include cheaper labor available in other countries and locations in the U.S., outsourcing of many aspects of production and other functions, and the consolidation of many industries, to name a few. Mission Coalition for Economic Justice & Jobs Property Values: Restrictive Zoning Can Negatively Impact Property Values Zoning also needs to remain flexible so that industrial land maintains its value in the real estate market. A report entitled, “Zoning and Industrial Land Values: The Case of Philadelphia,” explains how lots zoned for industrial use were associated with reduced land values: “As the demand for industrial land in Philadelphia declined (resulting in vacancies), prices fell, but zoning was slow to adjust, therefore land conversion did not occur to re-equilibrate.” This drop in land value occurs in many cities because zoning “may not only increase efficiency by separating incompatible land uses and reducing the flow of negative externalities, but it may also create inefficiency by distorting the supply of land to the various uses,” as would otherwise occur naturally under normal market conditions. When protective zoning measures are used to preserve industrial areas, the study found that the zoning causes “a surplus of industrial land and a decrease in its price” of as much as 58 percent. The clear suggestion is that Philadelphia is overzoned for industry, that current zoning impedes land use conversion, and that established government policies do not reflect the current economic structure of the marketplace. This hurts industry and the economy of the city as a whole. While these results were found in Philadelphia, they “may apply to other cities with similar industrial zoning experience.” Potrero Center, expanded under current industrial zoning IPZ Literature Review & Case Studies III.7 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
Page 68 and 69: Mission Coalition for Economic Just
Page 70 and 71: Mission Coalition for Economic Just
Page 72 and 73:
Mission Coalition for Economic Just
Page 74 and 75:
Page 76 and 77:
Page 78 and 79:
Page 80 and 81:
Page 82 and 83:
Page 84 and 85:
Page 86 and 87:
Page 88 and 89:
Page 90 and 91:
Page 92 and 93:
Page 94:
show all

An Alternative Future for the North East Mission Industrial Zone

Create successful ePaper yourself

Delete template?

Save as template?