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. egress difficult and dangerous. The PEPCO plant has one main gate, and is generally very restricted. The public cannot enter or pass through this very large site. PROPERTY DATA Major Tenants PEPCO is the major tenant. Its facility is gigantic; its buildings and stacks dominate the surrounding landscape. Also, the District Department of Public Works maintains the Benning Road Waste Transfer facility. Ownership Patterns and Property Assemblages PEPCO is the major owner at Benning Road. OTHER Environmental Issues Numerous issues, caused by the PEPCO power plant and the Benning Road waste transfer facility, are likely to include toxic chemicals and fine particulates, truck traffic and associated pollution, noise, and vermin. In addition, traffic on Benning Road and I-295 are likely to contribute localized noise and tailpipe pollution. Historically or Architecturally Significant Buildings There are no known historic or historiceligible buildings. Development Pressures There are no known development pressures directly on the Benning Road site, although the new Parkside development will be directly to the east, with new residential units overlooking the power plant. As discussed below in the Kennilworth sub-area description, the District is also planning a Government Center and transit oriented development around the Minnesota Avenue Metro. Other Planning Issues PEPCO has considered selling or leasing a portion of its site in the past. The Anacostia Waterfront Initiative (AWI) is targeting the waterfront near Benning Road for the development of a riverfront greenway trail, and for access to Kingman Island in the Anacostia River. KEY FINDINGS This sub-area received a total score of 41, tying it for fifth best. The site is comprised of heavy industrial uses and should remain industrial in function. Appropriate zoning and land use policies, especially a designation for utility and municipal uses, should be enacted to preserve this industrial area in use and character. The District should discuss with PEPCO the possibility of buying or leasing a significant portion of the land. It presents an excellent location for municipal services being moved from Buzzard Point. - 139 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. 6.2.13 CSX2—KENNILWORTH PHYSICAL CHARACTERISTICS Location and Land Area CSX2—Kennilworth is a long narrow strip of industrial land running along both sides of I-295 and Minnesota Avenue, SE from just north of Massachusetts Avenue, SE to the District’s Maryland border at Eastern Avenue. This corridor totals about 158.04 acres, representing 6.0 percent of the District’s industrial land. Building Typologies Buildings in this area are predominately low-slung brick and/or concrete block buildings. Many, particularly the auto- and transportation-related uses, are of newer vintage. Several, however, are perhaps relics of the age when warehouses fronted the railroad lines; they are now either vacant or occupied by other commercial/industrial facilities. General Site Condition The conditions vary widely. Along I-295, some sites are heavilytrafficked and their appearance belies this. Some of these lots are vacant, save for rusting metal and overgrown brush. The sites off of Minnesota Avenue, SE are generally more wellmaintained and cleaner, with a not un-inviting appearance and fair to good access. LAND USE Land Use, General Character, and Function This sub-area is basically a very narrow strip of industrial land hugging close to the CSX (B&O) rail corridor and I-295. As such, the most prominent land uses are commercial auto-related enterprises such as gas stations and auto repair, accessible via Kennilworth Avenue (which acts as an I-295 service road). There are also several small warehouses and self-storage buildings along Kennilworth. On the other side of the railroad corridor to the east, Minnesota Avenue is home to several small religious institutions and a Metro station (Orange Line: Deanwood). At Minnesota Avenue and Nannie Helen Burroughs Avenue there is a fast food restaurant and what is apparently a storage building. Between Benning Road and Hayes Street is a Metro station (Orange Line: Minnesota Avenue), which serves the surrounding mixed-use and residential areas. Surrounding Land Use Context As noted above, residential and commercial mixed-uses surround the Minnesota Avenue Metro station. Moderate density residential areas surround the Deanwood Metro station. Access and Circulation Access from the residential areas is good, as Minnesota Avenue and Kennilworth Avenue are capable of carrying medium volumes of traffic and heavy loads. Transit across the corridor is severely limited by the expressway and railroad right-of ways, however. Also, as noted above, two Metro stations are located within this industrial corridor. PROPERTY DATA Major Tenants Major tenants include WMATA (Metro stations and parking lots), Churches and religious institutions, and auto-related commercial uses. - 140 -
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INDUSTRIAL LAND IN A POST-INDUSTRIAL CITY District of ...

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