If the city feels differently they should buy the land and develop it themselves. Not have their cake and eat it too; where I own the land and I can’t do what I want with it.
Honestly if SF was declared a UNESCO world heritage site it would probably have fewer restrictions.
Behavioral restrictions are things like "no more than 80db noise from hours of x to Y" or "no smells which can be detected n kilometers away" with significant fines for violation.
In an industrial area, you release the requirements. You can put your residence in an industrial area, but you don't get to complain about noise and stink afterward.
In a residential area, you tighten the requirements. You can put your business in a residential area, but you have to comply with better restrictions. A dentist or computer worker can easily meet the restrictions while industrial would be highly unlikely to pass.
If zoning doesn't prevent the heaviest of heavy industry from setting up shop right next to preschool then it's pretty clear that the only reason we have it is to boost the assets of entrenched property owners
Could you dump toxic waste there if you want? Could you store tons of ammonium nitrate on it? Could you farm chickens? Hold nightly raves?