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. LAND USE Land Use, General Character, and Function The northernmost area, around the Metro station (Red Line: Takoma) is a transit and retail hub. The area functions almost as a “Main Street” around the Takoma Metro station. New residential and commercial development is occurring in the area. Moving southwards, the area centering on Kansas Avenue and Chillum Place and south to New Hampshire Avenue is home to manufacturers and fabricators, notably a building and storefront display sign manufacturer, serving clients such as Sprint, Nextel, and other retailers. Also prominent are electrical and mechanical contractors such as HVAC (heating, ventilation and air conditioning) contractors, and suppliers of construction materials to service the District’s construction and building trades. The United States Postal Service maintains a medium-sized facility in the area. There is also a large liquor retailer, office furniture supply, cabinet makers, printers and graphics, self-storage buildings, auto repair shops, an environmental contracting firm, contractors’ unions, vocational-technical training schools, and several houses of worship. The area south of New Hampshire Avenue to Riggs Road is predominately warehouse in nature but includes a Metro substation, a roofing/siding/windows contractor and supplier, a printing business, and graphics design establishments. Surrounding Land Use Context This entire study sub-area is surrounded by low-density residential areas consisting of mainly of single-family homes of brick and frame construction. Some of the industrial study area falls within the Takoma Park Historic District. Access and Circulation These areas enjoy good circulation from Blair Road, Kansas Avenue, and Minnesota Avenue. Chillum Place is busy with truck and automobile traffic to and from the many businesses. Interior service roads vary in quality from fai to very poor. PROPERTY DATA Major Tenants Major tenants include the United States Postal Service, WMATA, Gelberg Signs, a set design company, light manufacturing and building and mechanical trades. Ownership Patterns and Property Assemblages There are no major assemblages of multiple properties by a single owner, though several real estate developers as well as commercial brokers and partnerships are active. OTHER Environmental Issues There was no obvious evidence of environmental issues or pollution hotspots. Of course, the freight railroad and truck traffic contribute particulates and other air pollutants; fabricators and manufacturers in the area are of the light-industrial type and probably do not present high levels of toxic pollutants. - 117 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. Historically or Architecturally Significant Buildings There are no known historic or historiceligible buildings, but some of the study area falls within the Takoma Park Historic District. Development pressures The most significant development pressure on this industrial land is centered on the Takoma Metro station, where new construction of residential buildings and convenience retail is concentrated. Other Planning Issues This industrial area is very viable, and its character and function should be retained. However, any possible industrial expansion must take into account the neighboring residential communities. Areas 14 and 15 of the October 19, 2005 DRAFT Land Use Change Map fall within this study area. The map and key accurately describe portions of these areas as underutilized with opportunities for infill development. KEY FINDINGS The development pressures on the industrial lands, as well as the presence of a historic residential district surrounding the Takoma metro station are significant enough factors to consider a land use change in the northern portion of this sub- area. The southern portion of the sub-area is a high-performing, high-value industrial area with a sustainable and viable tenant mix. Appropriate zoning and land use policies should be enacted to preserve this industrial area. 6.2.2 CSX1—FORT TOTTEN PHYSICAL CHARACTERISTICS Location and Land Area This sub-area extends along the CSX/Red Line corridor from Riggs Road to Taylor Street, NE. It encompasses 98.97 acres, or 3.76 percent of the District’s industrial study areas. The Metro Red and Green lines intersect here at Fort Totten station. Building Typologies Buildings are generally one- and two-story brick or concrete block industrial buildings. General Site Condition Those sites that were accessible seemed in good condition. The largest sites, particularly the concrete and asphalt batching plants and gravel yards are fenced off and inaccessible. The Fort Totten solid waste transfer station receives two-thirds of the District’s trash and is correspondingly busy, noisy, and dirty. - 118 -
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INDUSTRIAL LAND IN A POST-INDUSTRIAL CITY District of ...

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