An Alternative Future for the North East Mission Industrial Zone

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Mission Coalition for Economic Justice & Jobs (MCEJJ) Previous Planning Efforts 1994 NEMIZ Zoning Proposal Effort 1999 Interim Industrial Protection Zone (IPZ) 2001-2002 Mission Rezoning Planning Process Ideas and Vision for the NEMIZ Appendix A.4 Goals (from these Planning Efforts) Your Opinion Knit NEMIZ into the fabric of the Mission District and Surrounding Neighborhoods Allowing existing non-conforming uses to become conforming uses Identify areas within NEMIZ for housing an allowable use in those areas Temporarily eliminate the threat to the supply of industrially zoned land and building space available for industrial businesses Provide adequate space and direction for location of residential and live/work development Preserve diversity and vitality of the NEMIZ, identifying areas best suited for residential, commercial, and industrial development Maintain all existing PDR Businesses, but do not expand into new areas Create balance between traditional PDR jobs and new businesses, but exclude ‘smokestack’ industries Preserve existing affordable housing and promote a range of new housing opportunities, in terms of size and affordability Discourage loft type residential developments (this is noted as needing further discussion) Allow art places, residential, and retail in industrial areas (this is noted as needing further discussion) Exclude residential from industrial areas (this is noted as needing further discussion) Agree Disagree Mixed 0 1 3 5 0 1 5 1 0 1 4 1 4 0 2 6 0 0 0 6 4 1 1 6 0 0 1 3 2 6 0 0 0 5 1 Additional Comments Participants agreed that the NEMIZ is distinct from the Mission, but some stressed the importance in recognizing (especially in terms of land use) the relationship of the NEMIZ to surrounding neighborhoods, especially the Mission. With regard to non-conforming uses, there was general agreement that this was a problem, but it was stressed that we need to clarify the impact of each non-conforming use on the NEMIZ before carte blanche approval. Also, one individual spoke with Jill Slater at the City of San Francisco Planning Department regarding the issue of what it means to become a non-conforming use and was told that there really was no implication for what you could do with a property or its value. The participant was perplexed by the inconsistency of what he was told by the City and what was presented in the background presentation at the workshop. All but one agreed that housing should be made allowable in certain areas of the Mission. The dissenting opinion disagreed because he said that the “scale/scope of the housing” was not clear (is it affordable? what are the densities? etc.)
Additional issues include that came out of this process include: Mission Coalition for Economic Justice & Jobs (MCEJJ) Need to retain some flexibility in development option in to ride out changes in economic times; Need to provide a diversity of housing options in the area; Need periodic review of planning/zoning for a more proactive (less reactive) approach; NEMIZ residents/owners etc need more representation/voice in planning the Mission; and, NEMIZ is important to Mission and San Francisco. The group selected the following as the primary issues in to consider in planning in the NEMIZ: The NEMIZ should be a mixed-use neighborhood with more jobs generally in addition to the preservation of PDR jobs and more housing Majority concern over zoning existing uses as “non-conforming”: existing uses need to be acknowledged, not ignored. Majority agreement that zoning alone can’t guarantee #1 objectives Economic development incentives including permits, taxes, job training programs, impact fees, and/or parking requirements are also needed Majority agreement to create a NEMIZ special use district that includes a mix of uses tied to clearly defined jobs/housing objectives. New projects are subject to a discretionary review by the planning commission for enforcement of “intent” (minority dissent that discretionary review has no teeth) Buffer zones are preferred but are not always realistic given existing land uses where residential uses are often adjacent to core PDR uses. Establish Zoning for NEMIZ Due to lack of time and diminished focus, the group did not come to a fully conclusive proposal for rezoning the NEMIZ. The following are points that seemed to be supported by all: Public Institutions, Facilities and Utilities should be removed from the examination process, as they are unlikely to change. (Brown “X”) Existing “Core PDR” use should be protected with something like and IPZ. (This area is represented in Blue and is generally north of 16 h and east of Florida in addition to the parcels at Alameda & Florida owned by Byers Clothing) Transitional uses should surround core PDR uses (Orange) The tail of NEMIZ should be zoned to tie into the fabric of the existing residential and neighborhood commercial neighborhood surrounding it. (Yellow) Existing Large Big-box Retail uses should be brought into conformity by zoning them Community Commercial. Potential sites for additional big box development north of 14 th street should not be a problem so long as they do not threaten core PDR uses. (Red) What land remains should be considered as a Special Use District which would be subject to discretionary review aided by a set of land use and design guidelines that represent the “intent” to keep the NEMIZ’ unique, mixed-use industrial feel. One individual pointed out that discretionary review may lack the “teeth” to regulate development in this fashion. Other agreed, but wished to pursue the special use district concept anyway, providing that additional incentives and tools should be considered to give the “intent” the teeth it needs. This dissenting opinion did not feel that additional incentives would be enough, stating that ultimately zoning would determine the future land uses in the NEMIZ. Appendix A.5
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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
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The City is addressing areas which
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For non-Core PDR users, such as fur
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Any IPZ Program Needs to Be Flexibl
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EXISTING CONDITIONS ASSESSMENT This
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An Alternative Future for the NEMIZ
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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
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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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An Alternative Future for the North East Mission Industrial Zone

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