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 B. 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. This recommendation includes the following use and activity sub-categories: Automotive PDR: automotive repair (both maintenance and body work/painting). Clothing PDR: clothing manufacturing, distribution, and wholesale. Commercial/Service PDR: Businesses that provide a service to other businesses and the public; may also involve wholesale or some retail sales. Examples include: Mission Linens, the Schoenstein & Sons Pipe Organ Company, Lumbermans, plumbing or electrical supplies, auto parts sales, print shops, etc. Construction PDR: contractor facilities (offices, yards, production facilities). Cultural PDR: prop and stage production, artists’ studios, artesian manufacturing. Food PDR: food manufacturing, preparation, and wholesale/distribution. Manufacturing PDR: general manufacturing not associated with other sub-categories. Mixed-Use PDR: properties that include a mix of PDR uses or a mix of PDR uses with other uses. Public/Institutional Facility and Utility (PIFU) PDR: City/County, public or non-profit civic institution, or utility production, distribution, and/or repair facilities, such as Muni, City Sign Shop, PG&E, AT&T, and the SPCA. [Note: PIFU is a land use definition used in San Francisco’s existing Zoning Code]. Storage PDR: self-storage and warehouse facilities. V.6 Policy & Planning Recommendations Tech/Media PDR: film production, sound studios, graphic and web design, and other similar technical and media related production uses. R&D PDR: research and development facilities that combine a variety of uses including: wet, dry, or computer research labs, production facilities, storage, and some office uses. NEMIZ examples include Dolby Labs. NEMIZ PDR types by land use compatibility and impact: These definitions build from HAC’s comments in regards to the City definitions. Core PDR: Production, distribution, and repair uses that provide value to the local economy and a valuable employment base to the community. These uses, in general, should be located in a PDR Exclusive Zone or Industrial Preservation Zone (IPZ), because of potential conflicts with commercial and residential uses, such as fumes, noise, vibration, times of operations, and semi-truck traffic. Medium PDR: Production, distribution, and repair uses that provide value to the local economy and a valuable employment base to the community. These uses, in general, do not present potential conflicts with commercial and residential uses, such as fumes, noise, times of operations, and semi-truck traffic. But these uses, in general, do not experience conflicts with Core PDR uses. Light PDR: Production, distribution, and repair uses that provide value to the local economy and a valuable employment base to the community. These uses, in general, do not present potential conflicts with commercial and residential uses, such as fumes, noise, times of operations, and semi-truck traffic. But these uses, in general, can experience conflicts with Core PDR uses and should be buffered from Core PDR zones.
PDR Sub-Category Core PDR Medium PDR Light PDR Automotive Auto body work and repair; auto painting facilities with toxic waste storage and air emissions; may produce excessive noise. Examples Celica Auto Body; Sherwin Williams Auto Painting Clothing May require trailer truck access with level loading docks; typically requires adequate access for larger trucks; may include heavier machinery Examples Byers The Sak Commercial & Service Businesses that provide a service to other businesses and the public, but that require regular truck access, larger warehouse facilities and may produce excessive noise or emissions; Core users may include those with hours of operation that extend beyond normal business hours. Regular automotive service, tire, exhaust, and oil change service centers; may not produce excessive noise beyond normal business hours. Smaller production with periodic shipping and receiving via smaller trucks; typically requires ground floor access with large (roll-up) doors; wholesale activity may demand off-street parking. Services and wholesalers with moderate access needs for both cars and trucks; typically will require some on-site storage and large doors for shipping and receiving Examples Mission Linens The Schoenstein & Sons Pipe Organ Company; plumbing or electrical supplies, auto parts sales, print shops, etc. Construction Larger yards and distributors with regular movement of large and heavy items. May include on-site pre-fabrication. Examples large electrical contractor on Bryant between 17th and Mariposa Smaller construction-related wholesalers, requiring automobile and light truck access, with infrequent shipping and receiving Lumbermans Cultural Prop shops involving construction, painting and shipping/receiving of bulky items for entertainment Mission Coalition for Economic Justice & Jobs Small-scale (cottage-industry) production with occasional pick-ups and deliveries Examples Prop shops Food Requires ground floor access; larger floor plate; Requires truck access, ground floor access; may Requires ground floor access, wholesale and retail loading for semi-trailer trucks. May produce noise emit minor fumes; may not operate between 12:00 - activity may require off-street parking. and/or moderate air emissions. May operate beyond normal business hours. 7:00 AM. Examples Wonder Bread factory; Popcorn factory; large coffee roaster, Schmidt Chocolate Potrero Brewing Company, Pasta Pomodoro catering Hostess outlet, panederias, small catering company PIFU Large parcels typically with large lots or structures City/County, public or non-profit civic institution, for parking, storage or maintenance; may have or utility production, distribution, and/or repair special needs such as power transmission lines; facilities that operate within standard hours of typically operates beyond normal business hours; operation and do not incorporate large yards. because of investment required to relocate These should not create excessive noise or infrastructure, it is unlikely that these uses will additional traffic. These uses may require a small move in the near future. These uses typically require frequent exit and entry of vehicles. lot for service vehicles. Examples MUNI, PG&E, Fire department training lot City Sign Shop Manufacturing Larger parcels usually with industrial buildings of Manufacturing process may produce minor fumes; significant mass and area. Manufacturing process distribution of goods may require occasional truck may produce noxious air emissions or excessive access during normal business hours; hours of noise; distribution of goods may demand frequent operation may extend beyond normal business large truck access; hours of operation may extend hours, provided that noise emissions are limited beyond normal business hours; facility may store during these times; only very small amounts of toxic toxic materials or fuel; storage of production chemicals or fuel may be stored on-site. Raw materials or machinery may be visible from the materials and production machinery should not be street stored on-site. Examples Ocean Sash Manufacturing, Kilgor Machine Works Mission Creek Printing, Stanislaus Doll Shop Mixed Buildings that contain a mix of PDR uses no more Buildings that contain a mix of PDR uses no more "intensive" than medium PDR and which do not "intensive" than light PDR and which do not create create excessive noise, fumes or traffic; typically excessive noise, fumes or traffic; may require freight houses light PDR uses on upper-level floors with elevators; uses may not emit noxious fumes or lower-level floors taking advantage of loading noise, and must require only small truck or auto facilities; buildings typically include a large freight elevator. access. Examples Contractors and other PDR users at 400 Treat Tile distribution, towing, art studio Mixed-Use Properties that include a mix of uses including PDR. Properties that include a mix of uses including PDR. PDR uses may have extended hours of operation PDR uses are generally located on the ground floor and require small truck access. and typically require large roll-up doors for occasional truck access. Examples Renovated Hamm's Brewery Lion Building; Environmental Hardwood Floors and Dog Day Care R&D R&D PDR space may require larger floorplans, taller ceilings, and flexibility for interior layouts; typically requires minimal truck access, and may be located in multi-story buildings. Examples Williams-Sonoma Storage Self-storage, warehouse facilities and storage lots Self-storage facilities designed for occasional with extended hours of operation, and frequent car, automobile and small truck access small and large truck access. Building frontage or exposed lots typically result in blighted and unactivated streets that are not supportive of other uses. Examples large electrical contractor on Bryant between 17th and Mariposa Attic Self-storage Tech/Media Minimal receiving/distribution needs, regular hours of operation Examples Tech TV; film studios at 612 Alabama Policy & Planning Recommendations V.7 An Alternative Future for the NEMIZ
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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: NEMIZ Recommendations The following
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
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