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. Table 6.2: Types of Customers Served Type of Customer Percent Other 31.1% General Public/Retail 27.2% Government 22.5% Building/Construction 21.9% Restaurant/Entertainment 17.2% Hotels 11.9% Transportation 8.6% Industrial End User 7.9% Industrial Manufacturer 7.3% Medical 6.0% Legal/Professional 3.3% High Technology 2.6% Many of DC’s industrial areas lack good transit connections, and with a significant share of workers coming from outside of the District, it is not surprising to find that a substantial share of the workforce in the industrial zones drives to work. Nearly half of all respondents (46 percent) report that 75 percent or more of their employees drive to work. Yet, the number taking transit is still significant: 37 percent of respondents report that less than half their workforce drives to work. Taking the midpoints from each category would indicate that no more than 73 percent drives, with the true value likely being closer to 60 percent. 6.5.3 SPACE NEEDS Most responding businesses occupy modest amounts of space. Users with spaces under 5,000 square feet in size are most common, with most occupying spaces of 50,000 square feet or smaller. In general, businesses would like to be in larger spaces, but not radically larger than the spaces they already occupy. This distribution between existing space and desired space shifts upwards in most categories, but relatively review users want to occupy spaces larger than 100,000 square feet. Respondents were asked how their optimal space configuration would be used. Since industrial buildings are typically able to accommodate multiple uses (storage, offices, production), respondents were asked to estimate the percentage of floor area devoted to each use. The resulting answers give an estimate of the types of space most in demand. As a first cut of the analysis, the average proportion of respondent’s buildings devoted to various types of use was computed. The tabulations are only for respondents who answered the question, and the - 169 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. percentages do not total to 100 percent due to the failure by some respondents to fully answer the question, or to enter percentages that total to 100 percent. The results are shown in Table 5-3, and indicate that the average PDR user would prefer to utilize 23 percent of their building’s floor area for industrial use, 37 percent for warehousing, and 19 percent for offices. Type of Space Table 6.3: Uses of Space Proportion of space in respondent’s buildings - 170 - Estimated proportion of space adjusted by building size Industrial 22.5% 24.0% Flex/R&D 2.0% 2.2% Warehouse 37.4% 43.7% Showroom 4.1% 1.0% Office 19.1% 14.7% Manufacturing 8.2% 14.4% Totals 93.4% 100.0% The above analysis does not account for the fact that some respondents have large buildings, while others have small buildings. All but three respondents to this question also answered a question asking about their building size. Using the midpoints of these categories, an estimate of the percentage of space across the respondent pool used for various uses was developed. The results are shown in the third column of Table 5-3. These results show that warehousing is the predominant use of space, followed by industrial use, with office and manufacturing tied at about 14 percent apiece. Respondents generally have modest parking needs. Forty percent need fewer than 10 parking spaces, while another 33 percent need 50 or fewer spaces. A small percentage, however, have significant parking needs, as shown in Chart 5-3. One-story buildings are the preferred building typology for 50 percent of respondents. Another 37 percent desire a two-story buildings. Only a few would prefer a building or 3 or more stories. 6.5.4 IMPORTANCE AND ADVANTAGE OF A DC LOCATION DC’s PDR businesses are often hemmed in at their current location. A majority—55 percent—are unable to assemble land for expansion, and only 10 percent were able to affirm that they could assemble additional land. However, the responding businesses appear to believe that their current location provides significant advantages. For example, nearly three-quarters (74 percent) agreed that their access and proximity to DC customers is advantageous, while only 4 percent disagreed with this
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