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. 3.4.3 AREAS OF UNDERUTILIZATION Many of the District’s industrial areas are underbuilt, have significant vacancies, or are otherwise underutilized—the existing conditions maps plainly reveal areas with few businesses and swaths of land used only for parking, junkyards, or railroad tracks. These areas are shown in olive green in Map 3.1. Vast areas of the CSX railroad yards are underutilized, as are large parcels including Fort Lincoln and portions of Bladensburg and Ivy City. Benning Road, 11th Street, SE, Water Street, SE, DC Village, Anacostia Poplar Point, and Scattered Site 1 are underutilized and present excellent sites in which to intensify current uses and strategically locate government facilities. Some may also be areas where the District could consider undertaking redevelopment activities as part of a coordinated plan. Ivy City near the Hecht Building may be one such location where District intervention could help jumpstart the upgrading and intensification of the area. 3.4.4 AREAS OF FRICTION Lastly, it is apparent in some areas that PDR businesses and incompatible land uses are located in very close proximity to each other. Nuisance complaints about noise, pollution, and visual blight relating to PDR businesses are likely most prevalent in these areas, and it is logical to assume that expansion or retention of PDR uses in these zones may be difficult. These areas of friction are shown in red on Map 3.1. These places more or less correspond to areas where PDR businesses and residential communities flow almost seamlessly with little or no buffer. Notably, areas of healthy PDR fabric in Lamond Riggs, Fort Totten, and Brookland all experience friction with the residential communities on their eastern edges. In many cases there is not even a street, much less an alley or fence line, dividing these two land uses. Most other areas of friction occur where the industrial land is underutilized. The protection and/or intensification of current PDR uses in these areas (e.g. Lamond Riggs) would require buffer considerations; on the other hand, land use changes may be more appropriate in some areas (e.g. CSX2-Kennilworth). 3.5 SUMMARY This section has described in detail the existing conditions of the District’s industrial land, through both a real estate market lens and a detailed land use planning analysis. Building upon the important concepts delineated in Section 2, Section 3 informs the report’s determination of PDR suitability and whether the area bears protection for continued PDR use. The detailed land use recommendations that are the culmination of this report follow now in Section 4. - 77 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. 4 Recommendations The recommendations herein build from the previous chapters of this report by considering the need for and importance of appropriate industrial land in the District, the supply and demand for industrial land and buildings, and the overall findings resulting from the land use surveys and sub-area analyses described above. They are intended for two purposes: (1) as a guide to zoning policy as it relates to industrially-zoned land; and (2) as a guide to strategies the District can undertake to maintain and enhance its base of PDR employment. Item one speaks directly to land use; item two has both land use and policy components. Simply put, this study revealed that the District’s existing zoning framework regarding industrially zoned land requires modernization. As a result, this chapter begins by positing a new zoning framework for industrial land, which is then referenced in subsequent sections. This framework is in direct response to deficiencies identified in the existing zoning categories and regulations, and is designed to address the issues outlined in the previous sections of this report. The recommendations for different industrial sub-districts cannot be adequately implemented within the existing zoning framework. The new framework keeps the existing zone districts, with modifications, but recommends two additional zoning districts to be added to the zoning ordinance and map. These recommendations were not made arbitrarily or without great consideration—each recommendation followed a discernible logic. First, based on information compiled from the user’s survey, technical advisory committee, market analysis, economic analysis, and fieldwork, PPSA and OP analyzed the District’s “heavy” land use needs. Second, using fieldwork, the opportunities and constraints and scoring matrices (both described Section 3) and PPSA’s professional judgment, we analyzed the study areas’ suitability for continued PDR use. Areas deemed suitable were analyzed to determine whether they were more appropriate for private (or market driven) or public (municipal) use. Areas unsuitable for continued PDR use (e.g. areas near Metro stations) were considered for land use changes. Discussed in Section 1.2 and reproduced here, Figure 4.1 clearly illustrates this logic: - 78 -
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INDUSTRIAL LAND IN A POST-INDUSTRIAL CITY District of ...

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