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 Byer clothing is one of many important business in the NEMIZ involved in production, distribution and repair. Beginning in the 1960s, some of these industrial uses began to leave the area following an economic evolution of jobs, housing, and transportation inputs. The neighborhood, due in large part to the fact that it accommodated a mix of uses as it grew, remained stable through the change. Many businesses involved in production, distribution and repair remained, while in place of those that left the area, new types of businesses and residences have found their place in the NEMIZ, continuing the tradition of use diversity in the neighborhood. Today, the City and the NEMIZ are faced with the challenge of retaining appropriate production, distribution and repair (PDR) jobs in San Francisco while preserving this neighborhood’s capacity for diversity in use. While these goals are not mutually exclusive, MCEJJ is concerned about the ability of current zoning proposals to effectively “protect” the needs of today’s PDR businesses and worries that such protective zoning will simultaneously undermine the mix of uses that make the NEMIZ valuable. In addition, there is while preserving the opportunity for investment in the NEMIZ. The Mission Coalition for Economic Justice and Jobs (MCEJJ) is using its intimate knowledge of the neighborhood and its stakeholders to develop a future for the NEMIZ that is compatible with these goals. Toward this end, MCEJJ has hired a team of professionals to assist them in I.2 Executive Summary understanding the legal, planning, and market implications which will factor into this vision. The team has come up with a uniquely qualified alternative that is focused on the NEMIZ, while inclusive of broader City goals. MCEJJ’s work provides for a more detailed analysis of NEMIZ-specific issues than the planning department could feasibly accomplish with its own resources. This Executive Summary outlines MCEJJ’s policy and planning recommendations and the work that underlies these conclusions. More detailed information is provided in the full report which is available by contacting MCEJJ at (415) 487-4552. The City’s Planning for the Mission and the NEMIZ has taken place in the context of a much larger planning project to rezone San Francisco’s Five Eastern neighborhoods, including SoMa, Bayview, Visitacion Valley, and Showplace Square/Potrero Hill and the Mission. Each neighborhood has been examined individually, however they are connected by a citywide strategy to retain a set of uses within the city that would fall under a new zoning category “Production, Distribution and Repair” (PDR). PDR uses include a broad range of businesses including: Food and beverage wholesale and distribution; Fashion/garment design and manufacture; Delivery services (messengers, airport shuttle vans, taxis, limousines); Event production and catering; Construction contractors and building material suppliers; Wholesale and retail of furniture, equipment, appliances, and furniture manufacture; and, Printers, designers, photographers; film producers, graphic designers, and soundrecording firms.
The City is addressing areas which are currently zoned as M-1 & M-2 Industrial which typically contain PDR uses. The industrial designation places few restrictions on allowable uses, historically allowing housing and office to develop in these previously light industrial areas and in some cases increasing rents in these areas. As a result, some industries described as PDR have seemingly been “priced out.” In response, the city is proposing the creation of multiple PDR protection zones. But, the analysis must go to a much higher level of detail in order to accurately assess the neighborhood-specific demand and supply for PDR. For example, certain types of PDR may be better-suited for one neighborhood than another. The types of businesses that may fall under the PDR designation vary greatly, while others, for a broader variety of reasons, are choosing to leave San Francisco. Some types of PDR businesses may provide jobs for a broader skilled workforce in the City, while others may be much more specialized. Some require large single-level buildings, whereas others can be located on upper floors. Most importantly, some PDR uses may require zoning intervention to ensure their continued existence in the City, whereas other businesses may require other types of economic incentives to encourage them to locate in San Francisco. Still other PDR businesses compete effectively in the San Francisco real estate market and thus may require no intervention at all. Efforts to preserve PDR must be balanced with a desire to accommodate growth industries such as high tech, bio-tech and Research and Development, which are growth industries. In addition numerous questions about enforcement, compatibility and the role of zoning in “preserving” PDR jobs exist. Issues and Concerns The NEMIZ is a vibrant mixed-use district. Residents, business owners, and property owners want zoning that reflects this and allows the neighborhood to grow and flourish. The Department’s proposals do not reflect the existing complexity of land uses and activities in the NEMIZ. As much Mission Coalition for Economic Justice & Jobs Conflicting access requirements, narrow streets, and outdated loading provisions the NEMIZ less than ideal for the location needs of today’s large industrial users and distributors. Nearly one-half of the “Core” PDR users in the NEMIZ are public institutions or utilities such as MUNI and PG&E which are unlikely to be displaced by market forces. Executive Summary I.3 An Alternative Future for the NEMIZ
Page 1: AN ALTERNATIVE FUTURE FOR THE Prepa
Page 5 and 6: EXECUTIVE SUMMARY TABLE OF CONTENTS
Page 7: The history of this neighborhood is
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
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PDR Sub-Category Core PDR Medium PD
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D. Create a Small IPZ Focused on Ke
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Policy & Planning Recommendations
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APPENDIX
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Mission Coalition for Economic Just
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