An Alternative Future for the North East Mission Industrial Zone

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