THE FUTURE OF PAST INDUSTRIAL LANDS: A San Francisco Story. Amit K Ghosh Chief Planner City & County of San Francisco

Transcription

1 THE FUTURE OF PAST INDUSTRIAL LANDS: A San Francisco Story Amit K Ghosh Chief Planner City & County of San Francisco

2 San Francisco: the city & the county

3 Population Density Outer Neighborhoods

4

5 Industrially Zoned Areas ( late 1990s ) City Land: 2,337 acres Port Land: 444 acres TOTAL: 2,781 acres (12.6% of city) INDUSTRIAL PORT BOUNDARY

6 EAST SOMA MISSION MARKET MARKET ST ST MISSION MISSION ST ST 24TH ST BRANNAN BRANNAN ST ST 20TH ST SHOWPLACE SQ CENTRAL WATERFRONT The Eastern Neighborhoods Program Basic Land Use Proposal 7,385 new residential units projected under Option B (Eastern Neighborhoods, excluding Bayview) 3,700 new residential units (Bayview) 3RD ST 1,061 acres of land preserved for PDR (not including Port) BAYVIEW INGALLS INGALLS ST PDR MIXED USE PORT BOUNDARY

7 Overall 55% of former industrially zoned land goes to housing and other uses HISTORICAL (BEFORE) 2,781 acres 12.6% of city PROPOSED (AFTER) 1,505 acres 6.8% of city

8 The Back Story: Eastern Neighborhoods The flood gates open Emergency measures: an industry surprised how to make sure that industrial land is not the low-hanging fruit how to give but take some back

9 Availability of Industrial Land = 14% Less Programmed Areas = 7% Less Housing & Buffer Zones = 4.5% Quo Vadis and what for? Changes in Industrial Land 1

10 Changes in Industrial Land Production Distribution, and Repair Businesses 1

11 Changes in Industrial Land PDR Businesses: Garbage Disposal Entire City 1

12 Changes in Industrial Land PDR Businesses: Shuttle Buses Airport 1

13 Changes in Industrial Land PDR Businesses: Catering Services Downtown Area 1

14 Changes in Industrial Land PDR Businesses: Flower Mart Visitor Sector 1

15 PDR Businesses: Design Clusters Graphic, Interior, & Furniture Design Industries 1 Changes in Industrial Land

16 Changes in Industrial Land PDR Businesses: New Tech Financial Industry 1

17 Changes in Industrial Land Cyclic Challenges for PDR Businesses 1

18 Development pressures of the late 1990s Live/work (residential) development. Expansion of dot-com businesses. Changes in Industrial Land 1

19 Changes in Industrial Land How to balance PDR and the need for housing 1

20 Citywide Action Plan Changes in Industrial Land 1

21 Community Outreach Community Interaction 2

22 Community Interaction Workshops 2

23 Community Interaction Industrial Summit 2

24 Meetings and Small Working Sessions Community Interaction 2

25 PDR Survey and Focus Groups Community Interaction 2

26 Community Interaction Cesar Chavez San Francisco s Eastern Neighborhoods South of Market 4TH 3RD VAN NESS King Mission Folsom 6th St 8th St 3rd Street 13th St 16th St CASTRO Mission Showplace Square/ Potrero Hill Arkansas 20th St Potrero Folsom Mission 24th St Bayview Hunters Point 2 Kirkwood 3rd St HWY 101 SOUTHBOUND I-280 SOUTHBOUND MISSION Oakdale BAYSHORE Visitacion Valley GENEVA

27 Approaches to Zoning New Zoning Districts 3

28 Single Use: Heavy Industrial Approaches to Zoning 3

29 Single Use: Residential Enclave District Approaches to Zoning 3

30 Mixed Use with Housing: Neighborhood Commercial Transit Approaches to Zoning 3

31 Mixed Use with Housing: Residential/Commercial Approaches to Zoning 3

32 Approaches to Zoning Mixed Use with Housing: PDR/Residential 3

33 Approaches to Zoning Mixed Use without Housing: Big Box/PDR 3

34 Mixed Use without Housing: PDR With Accessory Retail Approaches to Zoning 3

35 Approaches to Zoning Three Alternatives 3

36 Approaches to Zoning Spectrum of Alternatives 3 Existing Conditions Maximum Housing Development A B C

37 Potential New Office and Retail Jobs A B C A B C Approaches to Zoning 3

38 Possible Loss of PDR Jobs A B C A B C Approaches to Zoning 3

39 Spring 2002 Background Information Land Use Issues & Goals Zoning Approaches Preliminary Zoning Alternatives Zoning Workbook Environmental Review Spring 2003 Permanent Zoning Controls 4

40 The Back Story: The regress through progressives Death by delays: an outraged industry outflanks The resurgence of the promise of Planning The public pound of flesh

41 EN Rezoning Socio- Economic Impact Report Findings

42 EN Rezoning Socio-Economic Impact Report Findings Portions of the Eastern Neighborhoods are Cultural Hubs for Various Ethnic Groups

43 EN Rezoning Socio-Economic Impact Report Findings Certain types of new industry can grow in the Eastern Neighborhoods without displacing PDR. Biotech Nanotech Clean technology Digital media

44 Public Benefits Program

45 Meeting the Community s Needs

46 NEEDS ASSESSMENT Overview Needs Assessment: Analysis to measure each neighborhood s needs for improvements. Existing needs Needs created by new development Relevant Studies and Analyses: Supply/Demand Study for Production, Distribution and Repair (PDR) Uses in San Francisco s Eastern Neighborhoods, April 2005 Socio-Economic Impact Analysis (SEIA), March 2007 Eastern Neighborhoods Needs Assessment, September 2006

47 CATEGORIES OF ANALYSIS Open Space and Recreational Facilities Community Facilities - schools, libraries, child care Community Development Services - health care, job training, other human services Public Safety - police and fire Transit /Transportation Improvements Streetscape and Public Realm Improvements Affordable Housing

48 QUANTITATIVE ANALYSIS Existing Neighborhood Goals: Impacts From New Housing: TOTAL NEED

49 Assessing the Community s s Needs By The Numbers: On The Ground:

50 Costs to meet these needs could require: Over $50 million towards acquisition of new park space Additional funding for park improvements throughout EN $10-20 million to support almost 6000 child care spaces, $1 million towards library materials, funding for community development In excess of $100 million towards major transportation projects Improved streetscapes throughout the project area Alley improvements throughout the project area $ $$ million towards affordable housing site acquisition and construction

51 FUNDING STRATEGY Paying for COMMUNITY NEEDS Impact Fees Assessment Districts Dedicated Tax Revenues Regional and State Funding

52 Paying for COMMUNITY NEEDS Impact Fees Assessed per square foot of new development Can only be used to finance impacts caused by new development Can only be used to finance capital costs Requires nexus study to demonstrate impact being addressed by fee

53 Paying for COMMUNITY NEEDS Impact Fees

54 Paying for COMMUNITY NEEDS Impact Fees: Value Capture

55 Paying for COMMUNITY NEEDS Impact Fees Affordable Housing Open Space and Recreational Facilities Community Facilities facilities and other capital needs Community Development Services facilities and other capital needs Transit /Transportation Improvements Streetscape and Public Realm Improvements

56 Paying For COMMUNITY NEEDS Assessments Districts Assessment & CFDs require 2/3 Vote Assessment Districts (also CBAs, CFDs, etc) Currently used in retail districts; landscape and lighting districts Use for Ongoing Maintenance: Open space and streetscape maintenance, increased police, etc In addition to new development, 67,000 existing residents, 14,0000 new residents, and businesses could contribute

57 Paying For COMMUNITY NEEDS Dedicated Tax Revenue General Fund Dedication Authorized at state level $180 $160 Revenue targeted for specific improvements $140 $120 $100 $80 $60 Use for Major Capital Improvements, i.e. transit, streetscape, affordable housing, maintenance of above. $40 $20 $0 Year 5 Year 10 Year 15 Year 20 Tax Revenue in $$ Millions New development could bring up to $172 million to City s General Fund over next 20 years.

58 Today s Debate: Implementing the Plan Who collects and monitors proceeds? Who directs expenditures of revenue? Community: CAC/ Advisory Committee City: Interagency Planning and Implementation Committee, Capital Planning Committee How monitor expenditures, progress? Annual expenditure plan Monitoring report Annual hearing at Planning Commission How create a flexible fund? Change priorities as needs shift Change funding directives as other sources meet needs

59 THANK YOU Amit K Ghosh Chief Planner San Francisco

60 Wages $18.00 $17.29 $16.94 $16.00 $14.00 $12.00 $10.00 $8.00 $6.00 $4.00 $2.00 $0.00 $8.84 Waiters $9.45 House Keepers/ Janitors Auto Repair Printing Changes in Industrial Land Service Jobs PDR Jobs 1

61 Production, Distribution, and Repair Inputs to Main Economic Sectors 45% 40% 45% 35% 30% 25% 20% 15% 10% 5% 0% 30% 31% 11% Restaurants Hotels Finance Real Estate Changes in Industrial Land 1