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. Next, each sub-area was scored to determine its overall fitness as an industrial area. Eleven scoring criteria were developed collaboratively by the Office of Planning and PPSA. A total of 55 points were possible (five points per criteria multiplied by 11 criteria). The criteria were: A. Predominant Adjacent Land Uses B. Interior Access/Circulation C. Existing Road Conditions D. Proximity to Highway E. Rail Freight Access F. Average Parcel Size G. Brownfield/Contamination H. Metro/Transit I. Existing Industrial User Concentration J. General Area Condition K. Building Stock This scoring exercise was meant to provide a quantitative basis for our findings. Descriptions of scoring criteria and a matrix detailing the scores for each sub-area can be found in the Appendix. Based on the data from our field surveys, and reflecting on the scoring, opportunities, and constraints for each sub-area, PPSA formulated key findings for each sub area. These can be found at the conclusion of each sub-area analysis in the Appendix. For example, is the area a high-performing industrial zone or is it an island in the middle of residential areas? Is it a strategically important municipal services area with good highway and rail access? Is it a struggling area with many vacancies or is it thriving? 3.4 OVERALL FINDINGS Out of the land use surveys, scoring exercise, and compilation of opportunities and constraints for each area, certain patterns began to emerge. For example, it was clear that some sub-areas faced imminent and growing redevelopment pressures from other land uses. Some areas contained a concentration of healthy PDR businesses, and some areas were relatively underutilized. Finally, there were some areas of friction where industrial uses abutted against incompatible land uses such as residences or new neighborhood development. Map 3.1 illustrates these areas in distinct colors. - 75 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. 3.4.1 AREAS OF PRESSURE The District’s office development boom and housing market explosion has rapidly utilized many of the most desirable and easily accessible downtown development sites, and now real estate development forces are pressing heavily against industrial districts Nowhere is this more evident than in those areas near Metro stops and with relatively easilydeveloped lots. North of Union Station towards Florida Avenue, including the market area and the New York Avenue Metro stop, and at each successive Red Line Metro stop—Rhode Island Avenue, CUA/Brookland, Fort Totten, and Takoma—real estate pressures are growing. Rezoning requests trend towards these areas, and some larger initiatives including possible Planned Unit Developments in the NY/Florida Avenue Market area and along Eckington Place, as well as spin-off from large initiatives such as NoMa and the H Street Corridor redevelopment are all increasing real estate values to the point where current PDR business area threatened. Map 3.2 illustrates known rezoning requests and major large initiatives. Areas of pressure are shown in light brown on Map 3.1. It makes sense that some of these areas be considered for land use change. In fact it is difficult to argue against well-planned transit oriented development in such an expensive, congested, built-out city such as the District, where household and job gains are projected to continue relatively unabated over the coming years. However, several areas under development pressure, such as the NY/Florida Avenue Market area, are more appropriate for an evolution or intensification of the existing land use, rather than a land use change. 3.4.2 AREAS OF HEALTHY PDR FABRIC The sub-area existing conditions maps (found in the Appendix) reveal that some industrial zones contain a concentration of PDR businesses or municipal facilities. The businesses in these areas contribute to the District economy directly by providing products and services, but also by supporting the core economic sectors and providing much needed well-paying jobs. The municipal facilities located in these areas provide necessary services for the District’s growing residents and businesses (Map 2.2 locates concentrations of municipal facilities). We describe these as areas of “healthy PDR fabric.” All of these areas also exhibit good opportunities for continued or intensified PDR use and scored well in our industrial area scoring exercise (see the Opportunities and Constraints analysis matrix and the scoring matrix in the Appendix). Areas of healthy PDR fabric are shown in blue on Map 3.1. These areas include much of CSX1 - Lamond Riggs south of the Metro, significant portions of Fort Totten and Brookland, and large swaths of New York/Ivy City and New York/Bladensburg. Some of these areas deserve land use protection, and some should be considered for municipal services. None of these, save perhaps a portion of land directly bordering New York Avenue, are appropriate for land use change. - 76 -
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INDUSTRIAL LAND IN A POST-INDUSTRIAL CITY District of ...

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