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. General Site Condition Site conditions vary from very good, to fair, or poor. The Eckington Place and New York Avenue area is generally good. Many of the sites within the wholesale market south of New York Avenue are small and rundown in places. Truck and vehicular traffic is chaotic. LAND USE Land Use, General Character, and Function The northern portion of the site is comprised exclusively of railroad lines, switching yards, and maintenance buildings. The southeastern portion of the site, the area of 4 th and 5 th Streets, NE between New York Avenue and Florida Avenue is a truly unique wholesale and retail district that offers products such as ethnic and specialty foods, a fish market, discount clothing, and restaurant supplies. Built in the 1930’s, the Market area also seems to offer some areas for walk-in customers, an excellent example of wholesalers capitalizing on the retail market. For example, the Italian foods store A. Litteri Inc. is probably a destination—people arrive from all over the District to purchase specialty meats, cheeses, and olive oils. Some parcels (open lots) and buildings in the area may be underutilized. Given its tremendous accessibility to New York Avenue, Florida Avenue, Metro Bus, and the recently-opened New York Avenue Metro (Red Line), this is an area where more intense development could produce tangible benefits for the District. West of the railroad, north of Florida Avenue is an area of new commercial development and older industrial buildings. XM Satellite Radio headquarters are here, along with a major FedEx facility, the Washington Flower Center, and an art/drama therapy center. There are also several storage buildings and a Verizon telecommunications facility. Surrounding Land Use Context To the east of the Market is Gallaudet University, an attractive campus of buildings which is insulated from the bustle of the Market (although students and staff are said to frequent the market). Stable residential communities border the commercial buildings to the west of Eckington Place and north of R Street. The site south of the intersection of New York and Florida is under construction, to be a new headquarters for the Bureau of Alcohol Tobacco and Firearms and a hotel complex, just a block from the brand new Metro station (Red Line: New York Avenue). Access and Circulation Access to and through most of these areas, from New York and Florida Avenues is good. However, traffic on New York Avenue is very heavy at rush hours and the road can be dangerous. Traffic and circulation within the Market is chaotic as delivery trucks and personal vehicles frequently block entire streets. PROPERTY DATA Major Tenants Major tenants include the Capitol City Market, XM Satellite Radio, and FedEx. - 125 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. Ownership Patterns and Property Assemblages The most notable assemblages occur within the Capitol City Market, with Sang Oh & Company controlling a number of the sites and buildings. OTHER Environmental Issues The railroads are the most likely source of contamination in this area, but no known environmental issues are present. The older industrial buildings were primarily used as warehouses, not manufacturing facilities, and the presence of pollutants seems less likely. Historically or Architecturally Significant Buildings The XM Radio Headquarters is located in the former Judd & Detweiler Printing Company complex, a unified complex comprised of historic three- and four-story brick and concrete structures. A potential landmark building, the Sanitary Grocery Company, was originally a warehouse and was converted to office space and storage areas sometime in the early 1980s. The Sanitary Grocery Company and the National Geographic Society building, as well as the entire Market area, are also worthy of historic and cultural consideration. Development Pressures The New York Avenue/Florida Avenue area is sure to become a hub of mixed-use activity. Excellent Metro access from a new station, the presence of national headquarters, a new Federal office building, and a bustling market area all contribute to day and nighttime activity and development “buzz.” A rezoning application for 700 residential units has been submitted for the parcel immediately north of FedEx. Other Planning Issues The presence of adjacent residential areas, new offices and associated employment opportunities, the Market, and a new Metro station make new residential and mixed-use development on infill sites in this area an almost natural course. Consideration should be given to opening the Market area up to the broader public, linkages to the Gallaudet community and the new office buildings are especially promising. The October 19, 2005 DRAFT Land Use Change Map lists area 24, the Market area, as capable of sustaining significant mixed-use development, but with special protections for the market area. This area is a Special Treatment Area under the existing Comprehensive Plan. KEY FINDINGS There is limited available land for development, and much of the interior of the site is occupied by railroad yards. However, significant commercial and office development is taking place near the New York Avenue Metro and intersection of New York and Florida Avenues - this specific area should be considered for a land use change. - 126 -
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INDUSTRIAL LAND IN A POST-INDUSTRIAL CITY District of ...

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