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 Metro station at Fort Totten is the anchor for this area. This bustling hub serves the Red and Green lines. A parking lot for Metro commuters seems well-used. North of the Metro station is a catering business, apartment houses, union offices, cellular phone towers, and HVAC contractors. South of the Metro is an asphalt plant, a concrete/gravel yard, and the aforementioned Fort Totten waste transfer station. Surrounding Land Use Context On the east is a mixed-use area, and on the overlooking ridge to the west is Fort Totten Park. Beyond this are low- and moderate-density residential neighborhoods. Access and Circulation Access to the Metro station is generally good, though it is considerably easier to find when coming from the east as opposed to the west. The major industrial sites (asphalt, concrete, waste transfer) are generally inaccessible to the public and foreboding. PROPERTY DATA Major Tenants Major tenants include the Metro station, waste transfer station, asphalt and concrete plants, and several building mechanical systems contractors. Ownership Patterns and Property Assemblages There are no major assemblages of multiple properties by a single owner. OTHER Environmental issues While not known as fact, apparent environmental issues are numerous. Waste transfer, asphalt mixing, concrete batching, and the railroad contribute dust, debris, and particulates into the air. They may also contribute to water and soil contamination. Historically or Architecturally Significant Buildings There are no known historic or historiceligible buildings. Development Pressures A rezoning application to build about 80 townhouses has been approved for the Rocky Gorge site, south of the Fort Totten metro. While it is desirable to concentrate residential development around Metro stations, these residential units would be bordered on the south by the asphalt plant, a noisy and dirty land use. Compatibility could be an issue, and one or both of the two neighbors may find life in the neighborhood uncomfortable. Other Planning Issues Open space advocates, the District, and the Federal government have expressed interest in developing a “Fort Circle Greenway” linking the Civil War era forts that encircle the District. Fort Totten is one of those. - 119 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. The area is designated as a Development Opportunity Area and Housing Opportunity Area under the current Comprehensive Plan, and listed as areas D and 16 on the October 19, 2005 DRAFT Land Use Change Map. The map and key accurately note that the area is generally underutilized and has the potential, if land use compatibility issues are reconciled, for infill development. KEY FINDINGS Significant development pressures surround the Fort Totten Metro, a prime area for transit-oriented development and a land use change. The “heavy” industrial uses south of the Metro should be preserved, if possible. 6.2.3 CSX1—BROOKLAND PHYSICAL CHARACTERISTICS Location and Land Area This area extends along the CSX/Red Line corridor from Taylor Street south to Girard Street. It encompasses 55.34 acres, or 2.10 percent of the District’s industrial study areas. There is a Metro stop at Michigan Avenue (Red Line: Brookland/CUA). Building Typologies Buildings are generally one-story brick or concrete warehouse buildings with large floor plates and loading bays. General Site Condition Conditions are generally good, with only incidental aesthetic concerns such as litter. The buildings seem well-kept. Interior service roads are in fair condition. LAND USE Land Use, General Character, and Function The land use is mostly industrial with a mix of commercial buildings. A strip of buildings (probably former railroad warehouses) has a range of businesses from a bakery to theater storage to a food bank. The area functions both in support of the District’s core economic sectors and as a home to social services. Also present are an auto scrap yard, Housing Authority storage, and Comcast cable company. Surrounding Land Use Context Surrounding land uses include Catholic University of America (CUA) to the west and moderate-density residential to the east. Notably, many residential units rear yards border on this industrial/commercial land, with only a chain-link fence to separate the two uses. Access and Circulation Access to the northern end of the site is restricted to one driveway off of Taylor Street. This area is dangerous during the mornings and other common delivery times when trucks and vans are pulling in and out of this driveway. Local neighborhood streets also provide access points—9 th Street, NE, provides access on the eastern side, and 8 th Street, NE provides access from the western side. - 120 -
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