An Alternative Future for the North East Mission Industrial Zone

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Mission Coalition for Economic Justice & Jobs (MCEJJ) allowed live/work units to become largely high-end residential units. Affordable housing did not come up as an issue and was often not in the radar. Planning Goals Worksheet Most of the participants were comfortable giving their opinions on the goals from previous planning efforts. However, a couple of the participants were not comfortable with the language and asked that we go through and explain each of the goals before they cast a vote. This section took up much of our time and there was difficulty in moving beyond the goals discussion, as many of the participants were more comfortable with this more general approach at goals for the NEMIZ rather than talking about particular parcels or areas. As mentioned earlier, the participants were in general agreement as to whether they agreed or disagreed with past goals. Dissent was generally diffused as people discussed each issue and it was agreed upon that all were in agreement with some qualifiers. The dissenting opinions are given below: 1994 NEMIZ Zoning Proposal Effort: “Knit the NEMIZ into the fabric of the Mission District and surrounding neighborhoods” There was general support for this goal, once we clarified what was meant by the term “knit.” However, there was also some concern that the existing mixed-use character of the NEMIZ should be protected; they supported the idea that the NEMIZ should relate to the surrounding areas, but they didn’t want that to mean losing the existing character. \ “Allowing existing non-conforming uses to become conforming uses” One participant felt that some current uses might not be desirable in the NEMIZ. This may include some of the larger PDR facilities such as PG&E. Others also felt that this would open the doors to other unforeseeable uses that might be detrimental to the existing character. There was some confusion in the group as to whether this statement was referring to the existing zoning or the new proposed zoning (Alternative B) Regardless, there was a strong concern that most current uses – both business and residential – should not be considered non-conforming. 2001-2002 Mission Rezoning Planning Process: “Preserve existing affordable housing and promote a range of new housing opportunities, in terms of size and affordability” One participant did not want to see large-scale development of affordable housing. This was in keeping with the idea of maintaining the varied, fine-grained character of the NEMIZ. “Discourage loft type residential developments” Participants were not sure if this meant live/work. The group was not against live/work per se, only against allowing live/work to be used exclusively as residential. The disagreement was largely due to not understanding the implications of “lofts”. “Create a balance between traditional PDR jobs and new businesses, but exclude ‘smokestack’ industries” The group supported this goal, but they also assumed that no smokestack industries exist today Ideas and Vision for the NEMIZ Allow flexible zoning that incorporates market forces and organic growth. Appendix A.18
Mission Coalition for Economic Justice & Jobs (MCEJJ) Continue to support and encourage employment in the NEMIZ while allowing a mix of uses. Allow a fine-grained mix of compatible uses Allow supportive services within close proximity. There was a lot of discussion here about how services should support the businesses as well as the residents. Create strategies for attracting and retaining business. Develop a parking strategy that includes concentrated parking while encouraging walking and public transit use. One participant suggested adding parking to the area, but wasn’t very clear as to how exactly it should be added to the area. A second participant wanted to qualify what “adding parking” meant. She was of the opinion that it should not be added in a manner that would create a suburban environment in the area – that is, an abundance of prominent parking lots. It did not seem like there was disagreement as much as just a lack of knowledge as to how to address parking. The facilitators suggested calling it out as a parking strategy in order to address concerns in a comprehensive and strategic manner rather than just program in parking. Allow cultural uses throughout the NEMIZ. This was directly intended to contradict the larger Mission planning effort. According to one participant, cultural uses in the NEMIZ have been expressly prohibited in that plan. Some participants stated that the plan encourages cultural uses to locate in the Mission to the detriment of the NEMIZ. They felt that the NEMIZ should also be allowed to attract cultural amenities. For reasons that were unclear, the group decided to go with “allow” rather than “encourage” in the wording of this goal even though they felt that this was unfair. Connect the NEMIZ to surrounding neighborhoods using physical public improvements. Encourage a variety of public green open space throughout the NEMIZ. Establish Zoning for NEMIZ The group was reluctant to point out specific areas that should have a predominant character, as their desire was to maintain the fine-grained diversity of the neighborhood. Land use bubbles are, therefore depicted using a mix of colors to represent the intermingling of a variety of uses. Suggestions were, however, made to enhance the existing character along specific corridors creating spatial and programmatic connections within the neighborhood and as connections to surrounding neighborhoods. In particular, encouraging PDR uses along Harrison as it already contains many industrial uses and is one of the few streets in the neighborhood that has a wide-enough right-of-way to accommodate trucks. Some participants were concerned that this would create a single-use street, so it was clarified that concentrating industrial uses along Harrison did not necessarily mean creating a single-use street. A similar suggestion was made to enhance the commercial character of 14 th Street, which already contains a concentration of neighborhood-serving commercial uses. Along 17 th Street, rather than enhance its character, it was suggested that cultural uses be encouraged along the street in order to create an attractive connection to the Mission District. ODC and Theater Artaud are currently located along this street. The lack of open space was also of concern. One group member wanted to focus on the streets as public open space, but the rest of the group preferred to focus on green space. Rather than specifying particular parcels as open space, the group scattered pockets of open space around the neighborhood. These parks would complement Franklin Park by providing smaller, but more scattered opportunities for recreation and open space. Programs for the parks included: recreation, gardens, playgrounds, benches, trees and dog walks. At the last minute, one group member added his support for the Mission Creek Bike Path Proposal to complement these open space amenities. Another concern was the lack of parking within the area. One property owner felt Appendix A.19
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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
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Page 57 and 58: NEMIZ Recommendations The following
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Page 61 and 62: D. Create a Small IPZ Focused on Ke
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An Alternative Future for the North East Mission Industrial Zone

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