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 V.4 Policy & Planning Recommendations cannot be covered by existing rents. PDR incubator buildings in the Central Waterfront and Bayview/Hunter’s Point neighborhoods could be developed with financial assistance of such an EDC, and support the maintenance and creation of PDR space that is appropriate to each of the Eastern Neighborhoods and the Central Waterfront. According to local brokers, the private sector market will not generate this product, because rents do not support the cost of subdividing existing larger buildings or constructing new buildings for these uses, which tend to want small spaces ranging from about 3,000 to 6,000 square feet, on average. Other financing mechanisms could be considered, including business improvement districts and/or neighborhood improvement districts. E. 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. IPZs can be more effective when they allow for flexibility and include mechanisms for removal based on set criteria, which include the majority of property owners petitioning for removal. The Chicago program and process seem to be well-planned and logical in this regard. Of the cities reviewed, Chicago's program has been in effect over the longest period of time, and it has established a number of districts. The IPZ use requirements should be strong enough to support continued industrial / ‘Core’ PDR uses, while being reasonable enough to allow owners to prove that there is no viable industrial use for their property. Such a flexible program could be tied to other economic development tools and programs as recommended above to exhaust all possible means of creating a viable industrial building or site before allowing for conversion to other uses. Should an IPZ prove unsuccessful for an area, a simple and clear process should be outlined for its removal, and replacement zoning should be developed in a reasonable period of time. Flexibility and monitoring can help to ensure that industrial land is always well-utilized and continues to generate employment (new FedEx facility in the Bayshore).
NEMIZ Recommendations The following recommendations relate specifically to the NEMIZ and the City’s proposals for the rezoning of the NEMIZ as part of the broader Mission Neighborhood planning effort. A. Eliminate Potential for “Preexisting 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-existing non-conforming uses and that their continued use is ‘grandfathered’ in to their District. 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. This will need to include the potential for uses to expand to a certain degree as their needs change over time. This issue needs to be considered carefully to balance the desires of NEMIZ stakeholders and the City to shape the future of the area with the needs of specific residents and businesses that are occupying buildings in the NEMIZ today. Mission Coalition for Economic Justice & Jobs Theatre Artaud (above) and is one example of an existing use that risks becoming “non-conforming” under the City’s “Alternative B” zoning. Policy & Planning Recommendations V.5 An Alternative Future for the NEMIZ
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AN ALTERNATIVE FUTURE FOR THE Prepa
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An Alternative Future for the North East Mission Industrial Zone

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