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. The proposed new zoning framework for the District of Columbia’s industrial areas is as follows: 4.1.1 C-M DISTRICTS Only minor modifications are proposed to the C-M district regulations. The general intent of the district—to permit a variety of retail, office, and industrial/PDR uses—remains unchanged. However, the following amendments are proposed: Prohibiting high-impact industries such as intermediate materials recycling and solid waste handling facilities, to limit the possibility of land use conflicts. Prohibiting certain community uses that detract from the commercial or PDR nature of the area and which present immediate conflicts with their PDR neighbors, specifically, charter schools and emergency shelters. Making retail uses above a certain size (say, 50,000 square feet) special exception uses to provide more control over their location. Bulk standards in the C-M-1, C-M-2, and C-M-3 district can be left unchanged subject to further review. Continued C-M zoning is contemplated for areas where a mixing of industry, office and retail is appropriate, such as the New York Avenue corridor in the vicinity of the Hecht Building. 4.1.2 M DISTRICT The M district should be retooled to serve as an industry-only district specifically permitting heavy and intense industrial uses such as cement and asphalt batching, and prohibiting other categories of commercial use. These uses would be subject to strict performance and location standards (not within certain distances of residential districts, for example). The M district would find limited application in the few areas where such intense use is already found. An example is the area south of Fort Totten Metro, where cement and asphalt batching, as well as a municipal waste transfer station, are found. 4.1.3 IP INDUSTRIAL PARK DISTRICT The IP district would be a new district specifically geared towards healthy industrial areas that would benefit from more coordinated planning. It would differ from suburban industrial park zoning in that bulk and coverage regulations would be tailored for older industrial areas characterized by low height and high site coverage. It differs from the Chicago PMD model in that it does not overlay existing zoning, but instead creates a new designation with its own use and bulk restrictions. Like the M district, this new IP district would emphasize industry at the expense of other commercial uses. However, certain types of office and retail would be permitted: - 85 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. Retail accessory to a PDR use (such as a wholesaler with a small retail operation, or a manufacturer selling goods on site). Offices accessory to a PDR use. Eating places, which would help serve the worker population’s needs. Areas where IP zoning would be appropriate would include Chillum Place and the Florida Avenue Wholesale Market. The latter requires special consideration, and may in fact merit its own special-purpose overlay district. 4.1.4 MXD MIXED-USE DISTRICT The MXD permits residential, commercial and light PDR uses, for a truly mixed use approach. This district is intended for the following types of areas: Funky areas where live/work arrangements combining residential with craft trades or the visual and performing arts is appropriate. Areas that are surrounded by and/or will likely trend to residential uses, but where there are existing PDR businesses that should not be rendered non-conforming by a change of zoning. Areas where the direction is unclear and therefore better left to the marketplace. The types of PDR uses contemplated for these zones would be things such as self-storage, printing, craft occupations such as furniture making and cabinetry, and light fabrication. More than any other district, appropriate performance standards would be essential. And, mixed-use zoning requires vigilant enforcement of regulations to ensure mixed-uses remain “good neighbors” to each other. 36 Areas where MXD zoning would be appropriate would include Scattered Site 2, a healthy industrial enclave entirely surrounded by residential; and portions of the Fort Totten area, where a mix of industry and residential is already the norm. 37 36 The automobile repair and service industry is a good example of where better enforcement is desperately needed. The visual blight, overcrowding of sites, hazardous and polluting waste, illegal parking, rodent harborages, damage to sidewalks, and polluting painting facilities that are frequently associated with this industry are all deterrents to business and residential investment in areas which otherwise have the potential to encourage mixed-use development. 37 DC might also consider introducing MXD zoning into C-zoned areas that contain a mix of PDR, commercial, and residential uses already, or where encouraging that type mix is desirable. Identifying such areas was beyond the scope of this study, but, given the fast-paced development climate and the Comprehensive Plan goals for growing an inclusive city, it is logical to have an MXD use code in the zoning toolkit for areas not in established industrial corridors. - 86 -
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INDUSTRIAL LAND IN A POST-INDUSTRIAL CITY District of ...

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