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. Ownership Patterns and Property Assemblages The only significant assemblage occurs along V Street, where SMC United Industrial Limited Partnership controls many of the parcels. OTHER Environmental Issues It is likely that there are significant environmental issues in these areas, given the concentration of light industrial activities including waste transfer, vehicle maintenance, and an auto scrap yard. Historically or Architecturally Significant Buildings There are no known historic or historiceligible buildings, but it is suggest that the V Street corridor is deserving of some industrial area recognition. Development Pressures The low density residential neighborhoods and the Arboretum present no direct pressures on this industrial area. However, parcels on the triangular site south of New York Avenue are being assembled for private commercial development. Other Planning Issues There are some sites or spaces along V Street that may be vacant or are for lease, which, along with the concentration of municipal facilities in the area, present interesting co-location opportunities for businesses or municipal services. New York Avenue should be reviewed for the possibility of a creating a convenience retail corridor, given its high visibility and high traffic volumes. Area 21 of the October 19, 2005 DRAFT Land Use Change Map is an infill area. It is a Development Opportunity Areas under the existing Comprehensive Plan. KEY FINDINGS The area is home to a wide variety of users, and the V Street corridor is particularly robust. Appropriate zoning and land use policies should be enacted to preserve the V Street industrial area in use and character. Several municipal government uses exist in the area. Two police (MPD) facilities provide an opportunity for consolidation. A large WMATA bus garage facility presents some opportunity for more efficient use through technical innovations. Open space on federal government land is an opportunity for DPR to collocate with NPS or other park-like agency. Government/ public sector use zones should be established where the real estate market permits cost-feasible development. - 133 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. 6.2.10 NEW YORK AVENUE/IVY CITY PHYSICAL CHARACTERISTICS Location and Land Area This site is approximately bordered by W Street to the north, Brentwood Road to the west, and Mt. Olivet Road and cemetery to the east and south. It encompasses 249.34 acres, or 9.47 percent of industrial study areas. Building Typologies The Hecht warehouse building is the most prominent in the area. It is a multi-story utilitarian warehouse of concrete and brick construction, but is distinguished by its curved corners and bands of glass brick windows. The northwestern portion of the site is a mix of industrial and commercial buildings, including new office buildings for telephone and television companies. Low-lying horizontal block type buildings make up the balance of the Ivy City area. General Site Condition The northwest portion of the site is in good condition, with new buildings and clean sites. Several smaller structures appear vacant or abandoned however. This problem is very apparent in the Ivy City area; an older neighborhood around the Hecht building is now reduced to vacant lots and the occasional residence. The District DPW sites, Hecht building, and smaller warehouses are all well-used and well-maintained, though it is our opinion that the DPW site is not configured optimally and could accommodate additional use intensity. LAND USE Land Use, General Character, and Function The most prominent site along New York Avenue, NE in the Ivy City area is the Hecht’s Department Store warehouse. This building is still in use and occupies a prime site enjoying convenient access to truck transportation routes. Also present include a historic school building, a school bus parking lot, a nightclub, food distributors, a large school bus parking lot, and a small core of dilapidated residential structures. Along West Virginia Avenue are a large number of municipal users including a municipal vehicle inspection lot, bus facilities, and distribution users. The northwestern portion of the site, off of Brentwood Road, is home to telecom and technology uses such as Verizon and BET (Black Entertainment Television). A waste transfer facility is also located there, off of W Street. The railroads dominate the middle of the area. Surrounding Land Use Context Industrial uses and railroads border to the north, east and west. The site is bordered to the south by Mt. Olivet Cemetery and stable residential neighborhoods. Access and Circulation Access from Brentwood Road, New York Avenue and West Virginia Avenue is excellent. However, truck circulation within the Ivy City/Hecht building area is constrained by narrow streets. The municipal facilities off of West Virginia have sufficient access and circulation. - 134 -
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INDUSTRIAL LAND IN A POST-INDUSTRIAL CITY District of ...

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