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 C. The Majority of the NEMIZ Should Have Mixed-Use Designations The majority of the none 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. Most of the PDR businesses in the NEMIZ that the City wishes to encourage and/or protect are compatible with other uses, including residential and commercial uses, however, they may not be able to pay the same rents as many of these other uses. They can be encouraged by targeting them in mixed-use buildings where a developer or property owner can cross subsidize the PDR use with other higher paying uses on the upper floors. This makes sense because the most rent sensitive PDR uses need ground floor space and loading/truck access. The areas where ground floor PDR is encouraged should be on streets with adequate truck access and width to allow for loading and unloading, see attached Accessibility Map. This would also allow multi-story buildings in the NEMIZ that need to be revitalized to be economically viable as PDR rents will not support remodeling these buildings. The initial MCEJJ Consensus Zoning District Map indicates three types of mixed-use zones (see MCEJJ Consensus Zoning District Map on page V.10). A matrix on page V.11 fruther explains restricted and allowable uses in each of the MCEJJ zoning designations. PDR/Commercial Zone There are two of these zones located along the northern edge of the NEMIZ. They reflect the general underlying pattern of existing development which is a combination of larger retail and office commercial uses and PDR. The zoning would also allow pre-existing residential uses and consideration could be given to some additional residential or live/work use particularly in upper floors of buildings. Residential/Mixed-Use Zone Much of the western edge of the NEMIZ, a small V.8 Policy & Planning Recommendations area to the south, and the ‘tail’ of the current NEMIZ have this zoning designation. Again, it would reflect the general existing land use patterns which include a large extent of residential and live/work uses with a mix of some smaller retail and office uses. A variety of PDR and commercial uses would be allowed, but the PDR uses would need to be within the ‘medium’ and ‘light’ categories or be able to document that they would not have negative impacts on surrounding residential uses. NEMIZ Mixed-Use Zone The majority of the NEMIZ to the south of 16th Street would be in this zoning category. Ground floor ‘medium’ and ‘light’ PDR uses would be encouraged with flexibility to recognize the incompatibility of existing larger floor plate buildings with the majority of today’s PDR businesses which require smaller spaces. A variety of ground floor uses would be allowed with preference given to commercial or cultural uses in the ‘Commercial Overlay’ and ‘Cultural/Commercial Overlay’ districts. Existing ‘Core’ PDR uses would be ‘grandfathered’ into the zone and encouraged to continue their operations in the NEMIZ while mitigating potential negative impacts. New ‘Core’ PDR uses could be allowed if they satisfy environmental and other performance standards. Conforming properties in the proposed NEMIZ Mixed-use Zone
D. Create a Small IPZ Focused on Key ‘Core’ PDR Uses A small portion of the NEMIZ should be considered for an IPZ, generally in the northeast corner of the district while the rest of the NEMIZ should be mixed-use. Local residents and property owners worked with Community Design + Architecture to correct the City’s land use database for the NEMIZ through the use of alternative databases and many hours of field work. This results in the documentation of a more accurate existing land use pattern that truly reflects the NEMIZ today. The area has long since transitioned from its industrial beginnings. A large portion of the PDR uses in the area are public utilities or facilities or light types of PDR that are compatible with other uses including residential uses. The workshop participants generally agreed with this assessment, and defined an IPZ / ‘Core’ PDR Zoning District in the northeast corner of the NEMIZ. This area would support the existing land use patterns and would exclude residential uses from the area. Smaller and medium sized retail uses would be allowed to provide services to employees in the area. Non-PDR commercial uses would be limited to upper floors of existing buildings. Uses ancillary to the primary PDR use would be allowed. A program would be established to monitor the effectiveness of the IPZ and property owners/businesses would be given the option to vote on discontinuing the IPZ after a reasonable period of time. Mission Coalition for Economic Justice & Jobs The Wonder Bread bakery (above) and Byer clothing (below) would be protected Core PDR uses within MCEJJ’s Industrial Protection Zone. Policy & Planning Recommendations V.9 An Alternative Future for the NEMIZ
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AN ALTERNATIVE FUTURE FOR THE Prepa
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EXECUTIVE SUMMARY TABLE OF CONTENTS
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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
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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: PDR Sub-Category Core PDR Medium PD
Page 63 and 64: Policy & Planning Recommendations
Page 65: APPENDIX
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An Alternative Future for the North East Mission Industrial Zone

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