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No one disagrees that the Marinship area of Sausalito needs to take a step forward.

The 210-acre former World War II shipyard region between Bridgeway and Richardson Bay in the northern part of the city is plagued by vacant offices, decaying structures, rotting vehicles and tidal flooding that promises to get worse.

Measure X on the November ballot would rezone commercial parcels from Spinnaker Point north, including two-thirds of the Marinship area. It does not create housing sites or affect the historic downtown.

Supporters say Measure X will more sensibly address issues related to a 40-year ordinance that has resulted in an inability to grant business development plans, which has chased commerce and its tax base from the city for decades.

Opponents say Measure X grants sweeping new rights to industrial developers without enough planning to protect the waterfront and some of the smaller local institutions – like artist collectives – located there.

The plea from the co-owner of Heath Ceramics, a Marinship-based business that built a national reputation, is of interest. Several years ago, Robin Petravic reached out to the city with seemingly reasonable requests to build a new roof that would allow more indoor business activities. The owners were told that, because of the 1980s ordinance, any changes would need to be approved with a measure on the ballot by voters, which would likely require a costly campaign. Faced with those obstacles locally, Heath turned to San Francisco, where it was able to build what it needed with much less hassle and cost.

Clearly putting land-use requirements like that to the entire voting public goes beyond even the usual anti-business sentiments. As businesses in the area leave, shrivel or struggle to maintain status quo, rusty and broken old buildings, as well as vehicles, remain. That’s not preservation, that’s willful disregard.

The group in opposition knows something needs to change. However, it is concerned that the supporters’ promise of the Sausalito City Council and Planning Commission having mechanisms to shape commercial development in the area the way residents would like isn’t spelled out in the language of the proposal. It says it will have a better plan in the near future that is business-friendly with more protections against large-scale development.

“When voters were offered a chance to vote for a well-thought-out measure for development, they supported it,” said Sophia Collier of the group in opposition during a meeting with the IJ editorial board when referencing recently successful measures J and K for more housing. “So we know Sausalito can make changes through a voter approach. Voter control has protected the city for 40 years. We want to make sure it continues now.”

With 40 years of neglect already under its belt, the marine-based businesses along the waterfront may not be able to wait much longer. And where opponents say wording of Measure X includes possible loopholes, supporters say the proposal is safe with many protections controlled by elected city leaders.

As global warming contributes to sea-level rise, Marinship finds itself in danger of slipping below the waterline. Permitting new industrial construction for expanded business proposals is one way to gather tax dollars to address the impacts of climate change. This needs to be addressed now, before things get worse.

“Sausalito has more than $100 million in deferred infrastructure costs,” said Councilmember Ian Sobieski, who was a representative of the group in support of Measure X in a meeting with the editorial board. “Economic development would provide a funding source. Do we take a step forward or not?”

We have been here before with Marinship. Others have spoken up in the past about making changes in the area. However, each time, plans have quickly been slapped down by residents fearful of growth. It is a Sausalito tradition to stop proposals and promise a better plan in the future.

But no significant plan has ever been approved and little has really changed. Measure X is a positive step in the right direction. Sausalito can no longer afford inaction.

The IJ editorial board supports Measure X in the November election to allow business-related zoning changes in Marinship.