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. Improve road and access conditions after completing appropriate transportation and planning studies. Address any needed security/perimeter infrastructure that may be required. Consider Area 7 for municipal offices or other destination, public sector use. Be sure to retain the vehicle staging/storage areas that do exist now. Undertake modifications to free up additional property in DC Village for municipal purposes. Relocate the Emergency Family Shelter, potentially to several scattered sites located in non-industrial areas. Protect with industrial zoning the western bus garage at Area 9. 4.4.5 ADDITIONAL AREAS FOR PUBLIC SECTOR USE Several areas that were not subject to this study came to our attention as serving important public sector functions. The District should consider acquiring, if necessary, or otherwise protecting these areas with appropriate C-M or M zoning designations. These areas, including the eastern side of McMillan Reservoir as well as part of Fort Reno, are colored purple on Map 4.3. 4.5 AREAS TARGETED FOR CHANGE OF USE 4.5.1 DESCRIPTION OF THE AREAS After studying the District it was apparent that various industrially zoned areas are no longer appropriate for PDR uses and should be targeted for change of use—specifically, to either permit residential development and let the real estate market take its course, or to zone away PDR uses. Generally these areas are under substantial rezoning pressure already, are positioned near Metro stations and thus are suitable for transit oriented development, do not host many PDR users, and are not suitable for industrial uses. Map 4.4 illustrates these areas. 42 The portions of Takoma, Fort Totten, and Brookland around the Metro stops (Areas 1, 2 and 5) are under intense residential pressure and are more appropriate for transit-orienteddevelopment (TOD) including mixed commercial, retail, and residential uses. The Takoma area, now zoned R-5-A and C-2-A, functions more as a neighborhood main street than as a PDR area, and the historic district designation does not facilitate PDR development in any case. Fort Totten, now zoned GOV, FT/C-M-1, and FT/M, consists of a large amount of open space and Metro-associated facilities including parking lots. This is a transit hub and is targeted by the District for mixed-use TOD, and residential development spurred by Rocky Gorge Homes is proceeding just south of the Metro. Brookland is zoned C-M-1 and the Metro area is proximate 42 The detailed existing conditions/inventory maps and descriptions of the sub-areas, found in the Appendix, are an important compendium to each of the target area discussions below. - 101 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. both to Catholic University and stable residential communities. Given the District’s overall Comprehensive Plan goals and the strategy of better utilizing its transit system to promote economic development, it makes sense to redevelop this area for TOD. Areas 3 and 4 correspond to Scattered Sites 2 and 4. Both are zoned C-M-1 and are small sites surrounded by residential neighborhoods. Area 4 is in fact occupied exclusively by residential uses. They are isolated and are not appropriate for intense PDR use. However, some PDR uses and social service uses remain active in Area 3, and should be allowed to remain. A rezoning to mixed-use would permit this while allowing more context-appropriate residential uses with associated retail and commercial development. Area 6 corresponds to a narrow protuberance from the CSX 1 area, which is currently occupied by a poorly configured shopping center with a supermarket and a National Wholesale Liquidators, as well as the area immediately around the Rhode Island Avenue Metro station, where a mixed-use shopping center will be developed. There are no PDR users in this area, and land use policy should seek to upgrade the existing property condition. Area 7, the western portion of New York Avenue/Florida, zoned C-M-2 and M, is also under intense development pressure, including new offices such as XM Satellite Radio and the Bureau of Alcohol, Tobacco, and Firearms. A very large site on Eckington Place has been proposed for rezoning for a planned residential development. This location near two major thoroughfares and a Metro, and on the northern edge of the NoMa initiative, is the prime development site outside of Downtown. It no longer contains a large number of PDR uses and is appropriate for a change of use to accommodate this development. Area 8, which includes Union Station and land immediately to the north, is now zoned C-M-3 but is primed for a mixed-use designation to allow multi-family residential as well as commercial, retail, and hospitality development along and over the Amtrak rail yards. Major development proposals using these air rights are already in discussion, and have the ability to connect the new NoMa with residential neighborhoods to the east. Portions of New York Avenue/ Bladensburg north of the CSX Bladensburg line, Area 9, are also appropriate for land use change. They currently have a mix of residential, commercial, and PDR uses, and are surrounded by residential neighborhoods. Current zoning includes C-M-1, CO/C- M-1, and R-1-B. These areas are appropriate for mixed-use, including housing (MXD), especially if commuter rail service is someday provided. Importantly, land use pressures in these areas are not as great as in others, so land value increases due to a rezoning to a mixeduse designation would not immediately displace existing PDR businesses. The triangular site is targeted for a change of use now, and a private developer has already assembled much of the land. It should be noted, however, that should this development not come to fruition, this site could be re-cast for certain strategic public uses, as there are other - 102 -
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INDUSTRIAL LAND IN A POST-INDUSTRIAL CITY District of ...

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