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. DPW is currently planning a consolidation of functions at West Virginia Avenue, which may free up space elsewhere Architect of the Capitol While not a District agency, its support to the federal government is critical. 20 acres are needed for support services, including contractor staging and secure storage. Department of Transportation Reducing footprint at 1403 W Street (street & bridge maintenance storage facility), but targeting a large headquarters facility in the Anacostia Gateway project. 1338 G Street NE (City Street Sign Shop) & 2000 14th Street NW (Administrative Planning & Traffic Operations) will be relocating to Anacostia Gateway New materials testing facility at 4901 Shepard Parkway Vacating 350 & 400 McMillan Drive Table 2.12: Immediate Public Sector Space Needs Agency Need Building SF FAR Land Area DCPD Evidence warehouse 200,000 1 4.59 DC Parks & Rec Warehouse/workspace Undetermined NA NA DDOT Urban forestry -- -- 2 DPW Parking near Ward 3 -- -- 5 DPW Displacement -- -- 12.8 Architect of the Capitol Various -- -- 10 WASA Storm sewer maint. fac. -- -- 10 WASA Fleet operations -- -- 4 WASA Pumping, access -- -- 4 WMATA Bus garage, 120 buses -- -- 11.1 DCRA Storage for 20 vehicles -- -- 0.25 NPS Heliports (2) -- -- 0.5 FEMS Fleet maintenance -- -- 2.5 Total land area 66.74 Source: Technical Advisory Committee The implications of these immediate and future space needs are enormous. The existing limited supply of appropriate industrial land should be protected. If District, WMATA, or other services had to move outside of the District, their response times, efficiency, and cost of operation would surely increase. Existing agency plans (DDOT, DPW) will create new co-location opportunities, however. This should alleviate some of the pressure for industrial land, freeing up space for other municipal agencies or, hopefully, new or expanding PDR businesses. 2.5 NEED TO ACCOMMODATE PROJECTED EMPLOYMENT GROWTH In addition to public space needs, additional industrial space would be needed to accommodate the projected growth in employment in PDR sectors. As described above, the growth in the - 43 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. District’s PDR sectors is driven largely by growth in its core industries, and if the District’s economy is to continue to strengthen, it should be assumed that demand for the PDR users that service those core sectors will strengthen as well. A rough estimate of how much space would be needed can be made through the use of standard square foot multipliers that are based on the average floor space per employee for prototypical uses such as warehousing. The results of such a projection are shown below in Table 2.13. Based on this projection, DC would need to absorb about 1.6 million square feet of industrial space to accommodate this projected growth. Some of this space would be absorbed in existing vacant buildings, but much would require new construction. An accounting of how much land this would require is given in Table 2.14. Table 2.13: Projected Private Sector Space Needs, 2002 – 2012 Occupation Jobs Space type SF/Employee Square Feet Construction and Extraction Occupations (Part)* 199 Industrial 500 99,700 Installation, Maintenance, and Repair Occupations 615 Industrial 500 307,500 Production Occupations 336 Industrial 500 168,000 Transportation and Material Moving Occupations 213 Warehousing 5,000 1,065,000 Total 1,640,200 * It is projected that only 10 percent of construction employment will be at fixed locations, i.e., 90 percent will be located at job sites, and therefore will not translate into industrial space. Source: Phillips Preiss Shapiro Associates, Inc. District of Columbia Department of Employment Services (2005): District of Columbia Employment Projections by Industry and Occupation, 2002 – 2012. Table 2.14: Projected Net Absorption and Private Industrial Land Needs Total space need (SF) 1,600,000 Less recent construction 25,000 Less vacant warehouse space 550,000 Net space need (SF) 1,025,000 Floor Area Ratio 0.75 Land area (acres) 31 Source: Phillips Preiss Shapiro Associates, Inc. Therefore, in addition to the public sector needs described above, the private sector conservatively will need approximately 31 acres of developable land to accommodate the amount of projected future growth. In total, public and private space needs will require up to 100 or more acres of developable industrial land just to meet short term public and medium term - 44 -
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