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. winning uses, including housing, commercial development, high tech sectors, and municipal services, are all significant and important in their own right. Development plans and proposals, mostly in the form of housing and related neighborhood commercial development, as well as from large-scale mixed-use initiatives such as the Anacostia Waterfront Initiative (AWI), exert significant pressures on all of the industrial lands examined in this study. The AWI itself would reclaim vast stretches of the Anacostia Waterfront for much-needed parks and open space, including now-industrial areas such as 11th Street, SE (about 74 acres), Water Street, SE (about 37 acres), and portions of Benning Road and Anacostia Poplar Point. Map 2.1 illustrates areas in which large initiative like AWI and specific proposals such as those noted below will affect industrial areas. One of the most significant proposals to affect the District’s industrial areas was the Buzzard Point / Capitol Gateway initiative, in which a 242-acre industrial area was rezoned from its M and CM-2 designations to mixed use zones which promote residential and commercial redevelopment. 6 The recent Council decision to locate the new stadium for the Washington Nationals has greatly increased the pace of redevelopment in the area. Of most immediate issue is that the industrial businesses within the 19-acre footprint of the proposed stadium must be relocated, including a 55,000 square foot waste transfer facility and an 88,000 square foot asphalt plant. Numerous municipal facilities including a 67,000 square foot WMATA bus lot, several DPW facilities totaling nearly 47,000 square feet, an 80-100,000 square foot Parks and Recreation warehouse are also being forced to relocate. While the Capital Gateway Overlay District allows for “continuation of existing industrial uses, which are important economic assets to the city, during the extended period projected for redevelopment,” development plans clearly do not welcome industrial uses in the Buzzard Point area. 7 Moreover, as developers continue to assemble land and break ground for adjacent projects, industrial uses are quickly being pushed out of Buzzard Point. Other known development proposals or initiatives that would necessitate rezoning of industrial land include: a townhouse development near the Fort Totten Metro (Sub-area: Fort Totten) a development at Rhode Island Avenue and Reed Street, NE, near the Metro (Sub-area: CSX 1) a large residential development of about 700 units on Eckington Place near Q Street, NE (Sub-area: New York Ave/Florida) 6 Because it is no longer industrially-zoned, the Buzzard Point area has been removed from the scope of this study, except insofar as the study must account for the space needs of displaced industrial uses. 7 See District of Columbia Zoning Commission. 2005. Zoning Commission Case No. 05-10, Capitol Gateway Overlay District Amendments. Attachment 1. Chapter 16, Section 1600.2 (c). November 21. - 39 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. a redevelopment of the Capital City/New York/Florida market to include a mix of residential, commercial, hotel, and entertainment space, displacing the market area north of Neal Street (Sub-area: New York Ave/Florida) A proposed development of 3,5000 residential units and 150,000 square feet of retail space for the 16-acre triangular site south of New York Avenue, bordered by Bladensburg Road and Montana Avenue (Sub-area: New York Avenue/Bladensburg) a 120-unit residential development along New York Avenue, south of the railroad tracks, east of Bladensburg (Sub-area: New York Avenue/Bladensburg) a hotel development parallel to Shannon Place, approximately between V and U Streets, SE (Sub-area: CSX2 – Anacostia/Fairlawn) a proposed stadium for the DC United soccer team, and associated mixed-use development, in Poplar Point (Sub-area: Anacostia Poplar Point) a proposed Senior’s housing development on what is currently a church parking lot on Bladensburg Road NE (Sub-area: Bladensburg/Ft. Lincoln) Table 2.11 shows the amount of industrially zoned land that has actually seen a change of use or has been targeted for a change of use. Table 2.11: Actual or Proposed Land Use Changes in Industrial Areas Name Comments Area (acres) Ft. Totten site Known proposal/rezoning request 13.8 Rhode Island/Reed St Known proposal/rezoning request 5.3 Eckington Pl. site Known proposal/rezoning request 4.8 NY/Florida Market area Known proposal/rezoning request 36.7 NY-Bladensburg triangular site Known proposal/rezoning request 23.0 NY-Bladensburg, NY Ave site Known proposal/rezoning request 5.5 Anacostia hotel proposal Known proposal/rezoning request 4.6 Subtotal 93.7 Barney Circle Anacostia Waterfron Initative 37.0 Maritime Plaza Anacostia Waterfron Initative 74.0 Buzzard Point Recent rezoning, entire area 242.0 - 40 - TOTAL 446.7 Thus, the status of approximately 94 acres of land is now in question due to rezoning requests, an additional 111 acres may be taken due to AWI, and 242 acres has already been lost in Buzzard Point.
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