INDUSTRIAL LAND IN A POST-INDUSTRIAL CITY District of ...

More documents

Recommendations

Info

District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. Figure 4.1: Recommendations Logic Path Thus, the District’s industrial areas were divided into four categories based on the appropriate policy response. Sections 4.2 through 4.5 set forth our recommendations based on the following policy responses: Retention and reinforcement: Intended for areas that exhibit healthy PDR fabric, provide a significant concentration of support services and PDR jobs, and have good prospects for continuing to host viable PDR businesses into the future. A new zoning category is proposed for most of these areas, except for areas of intense uses, which would be zoned M. Intensification/evolution: This category is for areas where PDR use exists and continues to be desirable, but where intensification is warranted due to a pattern of underutilization, and where non-PDR uses are an appropriate part of the overall land use mix. These areas are most appropriate for C-M zoning. Strategic for public use: Certain industrial areas have been identified as appropriate areas to accommodate municipal/government/utility space needs. Other uses are not precluded, but these are potential priority areas for public acquisition and reuse. In most cases, zoning can remain the same as the current condition. - 79 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. Land use change: These are areas where a move away from PDR use is appropriate, due to a lack of viable PDR businesses, and the desirability of these sites for other uses. In most cases, residential development is contemplated. There are two sub-categories within this category: areas where a gradual replacement of PDR use with residential is envisioned (letting the market take its course); and areas where PDR should essentially be zoned away. Many of these areas are proposed for a new zoning district permitting both residential and light PDR uses such as storage and light fabrication. The next section addresses the issue of government facilities, with a particular emphasis on the District’s municipal space needs. A prior section addressed particular location where public uses might be sited; this section addresses the policy and programmatic side of meeting public needs. To this end, the section addresses systems of property and resource management and various methods of increasing the efficiency of public properties and resources. Given the scarcity of both land and public funds, ways of doing more with less are a major focus. While this report sets forth a detailed policy with respect to industrial land use, land use decisions not foreseen by this report may also need to be brought before the relevant District bodies such as the Zoning Commission. Thus the final section of this chapter provides a set of criteria for evaluating future proposals for land use change which impact industrial areas. 4.1 A NEW ZONING FRAMEWORK FOR PDR The existing zoning ordinance has two types of industrial district. The C-M districts permit retail, office and industrial uses, with permitted FARs ranging from 3.0 to 6.0. The M district permits everything permitted in the C-M district, but extends the permitted uses to encompass anything not specifically prohibited, and has a maximum FAR of 6.0. There are several issues with this zoning scheme: It does nothing to prohibit retail or office uses from overtaking industrial areas and displacing PDR tenants. The bulk standards bear little resemblance to the low-scale, high-coverage built environments found within these districts. It is somewhat vague as to what precisely is permitted in the M district: it may be fully specified in theory, but multiple trips around the zoning ordinance are required to try to figure this out. The performance standards for industrial areas need modernization. A variety of industrial zoning strategies were reviewed for this report, some of which are esoteric in their application, many of which were formulated for use in big cities with a significant industrial and manufacturing past. The strategies proposed here, while representing a - 80 -
Page 1 and 2:
INDUSTRIAL LAND IN A POST-INDUSTRIA
Page 3 and 4:
District of Columbia Industrial Are
Page 5 and 6:
Page 7 and 8:
Page 9 and 10:
Page 11 and 12:
Page 13 and 14:
Page 15 and 16:
Page 17 and 18:
Page 19 and 20:
Page 21 and 22:
Page 23 and 24:
Page 25 and 26:
Page 27 and 28:
Page 29 and 30:
Page 31 and 32: District of Columbia Industrial Are
Page 81: District of Columbia Industrial Are
Page 133 and 134:
Page 135 and 136:
Page 137 and 138:
Page 139 and 140:
Page 141 and 142:
Page 143 and 144:
Page 145 and 146:
Page 147 and 148:
Page 149 and 150:
Page 151 and 152:
Page 153 and 154:
Page 155 and 156:
Page 157 and 158:
Page 159 and 160:
Page 161 and 162:
Page 163 and 164:
Page 165 and 166:
Page 167 and 168:
Page 169 and 170:
Page 171 and 172:
Page 173 and 174:
Page 175 and 176:
Page 177 and 178:
Page 179:
show all

INDUSTRIAL LAND IN A POST-INDUSTRIAL CITY District of ...

You also want an ePaper? Increase the reach of your titles

Delete template?

Save as template?