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

More documents

Recommendations

Info

District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. envisioned for open space and waterfront uses. In addition, much of Water Street, SE is currently federal land. Even so, the sites are excellent locations proximate to downtown and Capitol Hill for very pressing needs such as secure government records storage or even police forensics storage. Areas that are probably unusable for any other purpose—the areas under the I-295 and Pennsylvania Avenue highway ramps, for example—would be perfect for that purpose. Benning Road is zoned C-M-1 and M; 11th Street, SE and Water Street, SE are zoned C-M-1, C-M-2, and M. Area 7 (Anacostia Poplar Point) is a challenging area—AWI plans and the major highway interchanges make it difficult to assemble any meaningful land for PDR use, but its strategic location and proximity to a new government center at Anacostia make it appropriate for municipal uses. It is now zoned C-M-1, W-3, and GOV. The area is currently grossly underutilized despite its highway proximity, likely due to access constraints and oddly shaped parcels. The areas immediately abutting the interchanges and the narrow sliver of land between the freight rail tracks and the highway, which is already used for vehicle staging/storage, could be strategic public use areas. Area 8 (DC Village), zoned C-M-1, is now home to an unorganized mix of public sector uses, including police and fire facilities, the District’s main impoundment lot, a job training facility and special needs prep school (Potomac Job Corps), and a dilapidated emergency family shelter. These current uses, along with its secure, buffered location make this area ideal for more intense government uses. Large sites could be obtained with strategic planning and efficient location. Area 9 was not studied in depth, but we are aware that it now houses WMATA’s western bus garage. It represents a de facto industrial area strategically placed to serve established residential neighborhoods. 4.4.2 ZONING STRATEGIES The current zoning in these areas is most likely adequate for public sector uses, but it may be desirable to distinguish public sector use areas with designations such as Municipal Use Zones. These designations would put limitations on the amount of private sector development in these areas, thereby “banking” or guaranteeing land for municipal uses and retaining a secure perimeter around sensitive government areas. The designation would also provide for any special buffer requirements or the like on an as-needed basis. It is desirable that the District initiate master plans for each of these areas in order to maximize their use, much like DPW has done at the West Virginia Avenue site. - 99 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. 4.4.3 PHYSICAL DEVELOPMENT STRATEGIES Most of the areas discussed above could benefit from access and interior circulation improvements. Further, site perimeters should be made more secure where necessary. On the other hand, some sites, such as the vehicle inspection station on West Virginia Avenue, need to remain accessible and open to the public. In all cases, as we just noted, it is desirable to master plans for each of these areas. Area 7 is unique. It invites regional destinations, due to its tremendous highway and Metro access, soon to be augmented by light rail along the Anacostia River, as well as tremendous highway and Anacostia River visibility. The siting of the District’s proposed soccer stadium nearby is one such use. This area may be a good location for municipal offices, or municipal uses serving the general public, such as the DMV. Area 8, DC Village/Blue Plains, is perhaps the most important municipally-owned area in terms of its immediate ability to satisfy additional municipal needs. Master planning for the location and inter-relation of public uses on this site especially is important. There are several ways in which the property could be better utilized: First, it contains at least one large, vacant structure which could either be rehabilitated (perhaps for storage and warehousing) or demolished to create a new development site. Decking over the impoundment lot would halve its size, freeing up significant amounts of land. Such an undertaking would of course be very expensive, but the test of whether it makes financial sense is to measure the cost against the price of an equivalent amount of vacant property elsewhere. The Emergency Family Shelter should be relocated, possibly to scattered sites throughout the District—the current location is isolated from transit, jobs and services, and the existing buildings are not in good condition. This would further free up significant amounts of property. Potomac Job Corps could remain in its current location, but should continue to make improvements to the campus, and be strengthened in terms of its connection to the neighborhood, given the concentration of unemployment east of the River. 4.4.4 SPECIFIC RECOMMENDATIONS Retain current industrial zoning, but consider the use of designations such as a new Municipal Use zones to land bank these areas and guarantee their availability in the long-term for needed public sector use. Target these Zones for technical innovations, discussed in 4.6.4, below. Be proactive in acquiring/leasing/using land for public sector uses at Benning Road, portions of 11th Street, SE, Water Street, SE, Scattered Site 1, and Anacostia Poplar Point. - 100 -
Page 1 and 2:
INDUSTRIAL LAND IN A POST-INDUSTRIA
Page 3 and 4:
District of Columbia Industrial Are
Page 5 and 6:
Page 7 and 8:
Page 9 and 10:
Page 11 and 12:
Page 13 and 14:
Page 15 and 16:
Page 17 and 18:
Page 19 and 20:
Page 21 and 22:
Page 23 and 24:
Page 25 and 26:
Page 27 and 28:
Page 29 and 30:
Page 31 and 32:
Page 33 and 34:
Page 35 and 36:
Page 37 and 38:
Page 39 and 40:
Page 41 and 42:
Page 43 and 44:
Page 45 and 46:
Page 47 and 48:
Page 49 and 50:
Page 51 and 52: District of Columbia Industrial Are
Page 101: District of Columbia Industrial Are
Page 153 and 154:
Page 155 and 156:
Page 157 and 158:
Page 159 and 160:
Page 161 and 162:
Page 163 and 164:
Page 165 and 166:
Page 167 and 168:
Page 169 and 170:
Page 171 and 172:
Page 173 and 174:
Page 175 and 176:
Page 177 and 178:
Page 179:
show all

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

You also want an ePaper? Increase the reach of your titles

Delete template?

Save as template?