INDUSTRIAL LAND IN A POST-INDUSTRIAL CITY District of ...

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District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. improvements, easy access to Manhattan, airports, and the greater metropolitan area, and an open campus environment the park has attracted new industries to the City. One notable example, Steiner Studios, has recently constructed an enclosed 15-acre, full-service movie production facility complete with spacious soundstages. It is currently the largest, modern production facility east of Los Angeles and expected to contribute more than 1,000 new jobs to the local economy. 4.3.4 SPECIFIC RECOMMENDATIONS Rezone (where necessary) all four of these areas for commercial/industrial uses with a C-M designation and guidelines that will minimize nuisance complaints with adjacent land uses. Work with the Home Again Initiative to ensure that the envisioned residential uses mesh well with surrounding PDR uses—artist live/work housing is one example of a residential use that is appropriate. Make access and road improvements in Areas 1 and 2 after completing appropriate transportation and planning studies. Consider assembling land for private users in Area 2. Initiate a building renovation loan program. Consider taking a leadership role with regards to the reuse of the Hecht Building, potentially pursing a multi-tenant technology and media “incubator.” 4.4 AREAS TARGETED FOR STRATEGIC PUBLIC SECTOR USE 4.4.1 DESCRIPTION OF THE AREAS Map 4.3 illustrates strategic areas which should be targeted for public sector use. These areas tend to have current concentrations of public sector uses (Map 4.3 overlays Map 2.2 to illustrate this point), relatively buffered sites, good access and infrastructure, and strategic locations with easy access to all areas of the District. It is not contemplated that all of the land area in these designated areas will become public facilities—merely that these represent strategic areas for the public sector to meet public needs while simultaneously redeveloping underutilized properties. 41 41 As with Sections 4.2 and 4.3, the detailed existing conditions/inventory maps and descriptions of the sub-areas can be found in the Appendix and are an important compendium to each of the target area discussions below. - 97 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. Note that there are areas within DC that we did not study in depth, but where there are now housed important public-sector activities. These include the areas around the McMillan Reservoir and DC’s portion of the Fort Reno site. See Section 4.4.5 below for more information. Area 1 (Scattered Site 1) is currently home to a WMATA bus garage and is zoned C-M-1. The southern portion of this site is underutilized and could house other municipal uses that are “good neighbors” with the surrounding residential communities. The bus garage itself could perhaps be decked and built higher (assuming that the busses are not fueled by compressed natural gas), accommodating additional buses or presenting collocation space. PPSA acknowledges that WMATA is currently seeking a joint venture partner to redevelop the bus garage site, presumably to a “higher and better use,” which may result in a relocation of the bus garage. From the perspective of this report, repositioning this site is not desirable—once it is redeveloped, any chance of having a strategic municipal location in this area will be lost. Areas 2, 3 and 4, corresponding to portions of New York Avenue/ Ivy City and New York Avenue/ Bladensburg, are currently home to municipal uses and have the ability to absorb more. The northern portion of Area 2, now zoned M and LO/C-M-1, is home to DPW street cleaning, waste management, and a small vehicle impoundment area. Some of these uses may be consolidated into the DPW campus on West Virginia Avenue, so these lots would be available for other District municipal needs. The southern portion of Area 2, zoned C-M-1, contains an extremely large DPW campus consisting of vehicle maintenance yards and other light and medium industrial uses. Given the sites strategic location and other characteristics, and the DPW campus and collocation plans for the site, this area should be protected for continued public sector use. The Bladensburg area south of New York Avenue (Area 4), zoned C-M-1 and M, houses a police station and housing authority building, as well as a large auto salvage/repair site and an underutilized federal government parcel abutting the Arboretum. This area abuts, but does not include the large triangular site which is being targeted for redevelopment. This area should be targeted for municipal use, given its strategic location, access to New York Avenue, and buffered character. The police station, which is west of the triangular site, should in particular be retained. The federal parcels are very open and the location near the green spaces of the Arboretum present an excellent collocation opportunity for the District’s Department of Parks and Recreation and federal agencies like the Park Service. The parcels immediately along New York Avenue, however, could be developed as convenience retail and commercial, so long as the industrial lands between it and the Arboretum are protected. Benning Road (Area 5) and a portion of 11th Street, SE / Water Street, SE (Area 6) are additional strategic locations for public sector uses. Significant portions of these sites are underutilized, and they all enjoy strategic locations and have good to excellent highway/thoroughfare access. Moreover, they are all highly secure. However, all or portions of all three sites are within the Anacostia Waterfront Initiative (AWI) area, so are generally - 98 -
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