What is PDR? PDR stands for Production, Distribution and Repair and refers to types of uses defined by San Francisco for zoning purposes. Arts and entertainment spaces that share operational characteristics with PDR spaces are sometimes included in PDR districts as they require large flexible spaces and may benefit from separation from intensive housing districts.

PDR uses are often limited in the amount of rent they can afford but are important to the city’s economy. Arts uses contribute to the quality of life, other PDR uses may provide well-paying jobs and career mobility for people without requiring a college degree.

The types of PDR districts and uses in San Francisco are defined in Section 210.3 of the Planning Code.

What is being done to preserve and expand PDR space in San Francisco?

Code enforcement is one way that PDR space is being protected.

According to the SF Business Times, “The San Francisco Planning Department has recently hired six new site inspectors to begin the process of enforcing production, distribution and repair (PDR) violations on landlords who are renting to office tenants illegally.” The process for applying for permits has been adjusted so that when a landlord applies for a permit the existing use of the space is verified as well as the zoning. This will result in stricter enforcement of the current code. A potential downside is that the permitting process may take longer as a result.

Interim Controls are another (adopted in the Mission District until March 2017).*

In part of the Mission District, interim controls are being used to ensure a community process, fair treatment of PDR tenants and careful consideration of PDR conversions.

Medium Projects that displace PDR (projects with net addition of 25k to 75k sqft OR 25 to 75 dwelling units are required to provide information on

• Relocation Assistance: In non-PDR zoning districts, discuss last known use and relocation benefits provided to previous tenant; or
• Business & Community Building-Uses: If no relocation benefits were offered, discuss potential impacts to the community; and
• Inventory of Similar Uses: Discussion of existing businesses within the neighborhood that are similar to the use being displaced
• Non-Residential Displacement: Discuss existing businesses and non-profit organizations that will be displaced by the project and within the last 12 months.

Large Projects that displace PDR -- including institutional, recreation, arts and entertainment, are required to provide information on

• Relocation Assistance: In non-PDR zoning districts, discuss last known use and relocation benefits provided to previous tenant; or
• Business & Community Building-Uses: If no relocation benefits were offered, discuss potential impacts to the community; and
• Jobs & Economic Profile: Discuss economic and fiscal impacts and their benefits to area residents;
• Available Space in the Mission: Discuss availability of vacant space to replace use type being lost;
• Affordability of Community Building Uses: Asses affordability of community-building uses;
• Non-Residential Displacement: Discuss existing businesses and non-profit organizations that will be displaced by the project and within the last 12 months.

*Boundaries for the Interim Controls are availalble online at http://www.socketsite.com/archives/2016/01/planning-commission-passes-mission-district-development-controls.html

New PDR Space May Be Attained Through Developer Agreements

Some developers are agreeing to long-term below-market PDR space as a means of enhancing their project and securing the approvals necessary to build. One example of this is the partnership between Kilroy Realty Corp and PlaceMade, a nonprofit manufacturing space developer. Kilroy’s 450,000-sq-ft project at 100 Hooper will include 56,000 sq ft of space operated by PlaceMade. Other developments that have been reported to include PDR, arts and “maker” space include Hunter’s Point Shipyard, the Giants’ Mission Rock project and Forest City’s Pier 70.

Additional Reading

CityLab article: How Zoning Laws Exacerbate Inequality