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. PROPERTY DATA Major Tenants Washington Gas and Light Company, CSX railroad, and the Federal government are the major tenants. Ownership Patterns and Property Assemblages Washington Gas and Light Company, CSX railroad, and the Federal government are the land owners. OTHER Environmental Issues It is likely that many portions of the area have surface and subsurface contamination along the rail corridor, and, perhaps, around the old storage tanks. Historically or Architecturally Significant Buildings There are no known historic or historiceligible buildings. A portion of the area at the north-west corner of the 11 th Street area is within the Capitol Hill Historic District. Development Pressures A large office and/or hotel proposal is pending for the Maritime Plaza site, zoned M. This would be a by-right development. A proposal for a small adjacent piece of land which included a rezoning to allow residential development was received but was not set down for a public hearing by the Zoning Commission, pending completion of this study. Other Planning Issues The Anacostia Waterfront Initiative (AWI) targets this area and surrounding areas as part of a plan to improve access to the waterfront and make connections across the river and between neighborhoods. A spur of the proposed light rail line is planned to run through this area to RFK Stadium. Major waterfront open space developments are planned. KEY FINDINGS Both of these areas enjoy good highway, rail, and water access. They are also strategic locations for municipal uses. Both areas are underutilized, but their utility and road infrastructure are unknown. Both areas are targeted for open space and mixed-use development under the AWI. Given their advantages in transportation access, available land, and relative isolation from residential uses, consideration should be given to retaining at least portions of these sites for light industrial uses compatible with open space/waterfront redevelopment. Perhaps secure records storage facilities or drop screening facilities could be located here (little pollution, noise, etc + good access to Capitol Hill and Downtown), particularly in underutilized areas under the highway overpasses. Small portions to the north and west are appropriate for land use change. - 137 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. 6.2.12 BENNING ROAD, NE PHYSICAL CHARACTERISTICS Location and Land Area Benning Road sits on the east side of the Anacostia River, bounded on the west by the river and Anacostia Avenue, on the north by Anacostia Park and Foote Street, on the east by I-295 and Kennilworth Avenue, and on the south by Benning Road itself. The site is 99.86acres, representing 3.79 percent of total industrial land study areas. Building Typologies The area is dominated by the PEPCO (Potomac Electric Power Company) power plant. The buildings of the PEPCO site are of varying size and construction. Because of restricted access, it was impossible to determine age or individual uses (e.g. office, transformer stations, vehicle facilities, etc.). There is a Federal facility behind the PEPCO plant on the far north edge of the site which appears to be a power plant, but surveys were unable to determine its exact function or type. General Site Condition The site is distinctly industrial but appeared well maintained. Access roads are limited and of varying quality. LAND USE Land Use, General Character, and Function The PEPCO plant is strictly industrial and functions as a peaking plant for the District, operating only about 30 days per year. PEPCO also maintains a very large service fleet on the site. A Federal power plant also appears to be located to the north and west of PEPCO. Several buildings south of Benning Road, NE at I-295 are commercial and auto-oriented. To the immediate west of PEPCO, on Anacostia Avenue, is a solid waste transfer facility which handles about one-third of the District’s trash (the balance is taken to Fort Totten). Surrounding Land Use Context The PEPCO plant is surrounded on the west and north by open space. The Metro track carrying the Orange and Blue lines is elevated above Benning Road’s northerly edge and, along with the power plant itself, is a major visual mark on the landscape. To the east is the Parkside residential neighborhood, for which a proposal to significantly increase density is in process. That development is intended to include as many as 2,000 new residential units in a mix of low to high rise buildings, plus new office and retail space. Across Kennilworth and I-295 to the west are low-density residential developments, and across Benning Road, NE to the south are commercial uses including auto repair, convenience shopping, and low-rise office space. Access and Circulation The Metro Orange line stops at Minnesota Avenue just north of Benning. This station serves mainly surrounding residential neighborhoods and does not provide ready access to the industrial areas. In terms of vehicular access, Benning Road, NE, I- 295, and Minnesota Avenue, NE all provide good access into the area. However, Benning Road is very poorly maintained and the sheer volumes of cars on it and I-295 make entrance and - 138 -
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INDUSTRIAL LAND IN A POST-INDUSTRIAL CITY District of ...

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