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. confirms that while the large users may dominate land use, most PDR businesses in the district are of modest size. Their businesses appear stable but many are not partaking of the local economic boom. They either have no expansion plans, or only modest additional space needs. They lack the dynamism that characterizes the District’s rapidly expanding office sector, for example. A primary purpose of the survey was to assess the importance of a DC location for the businesses occupying the District’s industrial zones. Future land use policy might seek to preserve the zones, or, through rezonings, facilitate the loss of industrial land. If PDR businesses can easily relocate outside of the district and continue to serve their customers, then (1) their displacement is less of a cause for concern, and (2) efforts to keep them in the district would have to go beyond maintaining existing zoning protections. If, on the other hand, these businesses truly need to be in the district, then their displacement is a more serious matter. The survey findings indicate, perhaps unsurprisingly, that a majority of the respondents do derive extra value from being in the District. Proximity to their customers is the primary benefit, and is apparently sufficient to outweigh identified detriments including taxes, high land costs, and insufficient space with few or no expansion options. These findings suggest that for a significant share of existing tenants, a move will only be contemplated when their existing situation becomes untenable. Even still, for every DC tenant that does most of their business within the District, there are others who serve a more regional clientele. These businesses may be the first to leave if better opportunities are available elsewhere. Inertia is a powerful force behind many business decisions. It cannot be discounted that many businesses may not be planning to move simply because it is easier not to. In sum, the survey backs up some initial hypotheses informing this study, namely that regional congestion provides value to location closer to the end users of goods and services provided. Further research, particularly into the industrial property market, will hopefully shed additional light on how this value translates into lease rates and land costs, and the extent to which it influences the demand for industrially-zoned land and buildings in the District. - 175 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. 6.6 REGIONAL INDUSTRIAL SPACE Chart 6.7: Regional Market Capture of Industrial Space Jurisdiction State RBA Occupied SF Vacancy Vacancy Rate Avg. Lease* Closeby? DC 11,079,663 10,442,738 636,925 5.7% DC Private Sector Need MD 74,745,419 68,060,137 6,685,282 8.9% $7 Less Available DC VA 47,773,984 45,025,527 2,748,457 5.8% $9 Avail nearby in MD Maryland Detail Avail nearby in VA Beltsville MD 6,032,320 5,391,083 641,237 10.6% Y Total Suburban Avail Bowie MD 2,844,813 2,453,837 390,976 13.7% DC Capture MD/VA Branch Ave MD 2,224,491 2,101,377 123,114 5.5% Y Brandywine MD 1,021,479 771,169 250,310 24.5% Capitol Heights MD 3,708,454 3,224,916 483,538 13.0% Y Cheverly MD 5,167,171 4,855,194 311,977 6.0% Y Remainder Montgomery Unincorporated MD 14,300 14,300 0 0.0% Y Acres Frederick County MD 7,071,320 6,425,456 645,864 9.1% DC Pub Need (acres) Gaithersburg MD 3,314,190 3,221,138 93,052 2.8% DC Public Capture Germantown MD 228,882 159,882 69,000 30.1% Greenbelt MD 107,176 65,176 42,000 39.2% Y I-270 Corridor MD 76,533 70,233 6,300 8.2% Kensington MD 213,498 202,498 11,000 5.2% Southern PG County MD 12,372,584 10,959,536 1,413,048 11.4% Lanham MD 752,631 752,631 0 0.0% Y Laurel MD 2,050,615 2,050,615 0 0.0% Y Bethesda MD 844,007 651,826 192,181 22.8% $11 Y North Rockville MD 3,178,792 3,051,678 127,114 4.0% $12 Oxon Hill MD 297,572 297,572 0 0.0% Y Penn Ave Corr MD 2,264,632 2,137,732 126,900 5.6% $7 Y Rockville MD 2,381,834 2,284,809 97,025 4.1% $12 Route 29 MD 337,963 254,711 83,252 24.6% $12 Y Silver Spring MD 754,502 720,602 33,900 4.5% $7 Y College Park MD 1,168,553 1,136,053 32,500 2.8% $10 Y Upper Marlboro MD 445,542 358,112 87,430 19.6% Y Montgomery Unincorporated 2 MD 3,194 3,194 0 0.0% Y Washington County MD 15,868,371 14,444,797 1,423,574 9.0% $4 Virginia Detail Arlington VA 74,219 74,219 0 0.0% Y Fairfax/Chantilly VA 299,090 285,948 13,142 4.4% $14 Y Crystal City VA 1,070,353 965,224 105,129 9.8% $9 Y Eisenhower Ave VA 897,537 861,037 36,500 4.1% $9 Y Falls Church VA 388,551 351,366 37,185 9.6% $14 Fauquier County VA 332,905 197,942 134,963 40.5% $13 Herndon VA 348,255 316,197 32,058 9.2% $9 I-395 Corridor VA 3,341,202 3,113,010 228,192 6.8% $9 Y Leesburg VA 309,680 301,014 8,666 2.8% $7 Manassas VA 3,058,558 2,933,955 124,603 4.1% $9 Merrifield VA 1,640,509 1,572,649 67,860 4.1% $13 Newington VA 6,400,033 6,079,251 320,782 5.0% $9 Oakton/Vienna VA 267,102 225,650 41,452 15.5% $15 Old Town Alexandria VA 1,196,119 1,103,488 92,631 7.7% $12 Y Loudoun County VA 316,077 313,458 2,619 0.8% $8 Reston VA 164,450 162,850 1,600 1.0% $13 Y Dulles North VA 7,772,932 6,900,253 872,679 11.2% $9 Dulles South VA 4,294,334 4,059,224 235,110 5.5% $8 Route 29/I-66 Corr VA 5,120,406 4,995,862 124,544 2.4% $7 Springfield VA 7,124,376 6,919,521 204,855 2.9% $9 Y Tyson's Corner VA 771,706 718,418 53,288 6.9% $14 Y Woodbridge VA 2,587,591 2,574,991 12,600 0.5% $10 * Triple Net Lease (NNN) Source: DC Office of Planning, 2006 - 176 -
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