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. This new zoning framework provides a flexible approach to managing change in DC’s industrial areas. The zoning avoids large-scale shifts which would engender property owner resistance. It envisions that these districts would only be mapped in areas where the proscribed land uses predominate. The proposed MXD district actually provides greater property owner flexibility in contemplating use options. Finally, the proposed zoning provides greater protection for existing and future PDR users, which should help promote a more stable climate, and less speculation, in key industrial areas. 4.2 AREAS TARGETED FOR INDUSTRIAL RETENTION 4.2.1 DESCRIPTION OF THE AREAS Map 4.1 shows those areas recommended for retention and reinforcement as PDR zones. There are seven discrete areas in total. These include portions of CSX1 Lamond Riggs, CSX1 Fort Totten, CSX1 Brookland, CSX1, New York/Florida, New York/Ivy City, New York/Bladensburg, and Scattered Site 3. Each discrete area targeted for retention is numbered. For the purposes of this section and those that follow, the cumbersome sub-area names are jettisoned, and each area is referred to by its number on the relevant map. 38 Area 1 corresponds to the southern portion of CSX1 Lamond Riggs, and includes Chillum Place. This area deserves consideration because of it is intensively used by PDR businesses. It is zoned C-M-1. There are very few vacancies in this area, and the building and site conditions are all favorable for PDR businesses. Many of these businesses, such as building supply and maintenance and shipping/warehousing, support key sectors of the district economy. Others, such as sign-makers and light fabricators, provide well-paying jobs. This well-tenanted, highemployment industrial area could be enhanced with an in-place industrial park strategy to preserve existing users and provide for roadway and infrastructure improvements. Area 2 corresponds to the southern stretch of CSX1 Fort Totten, and includes heavy industries (asphalt and cement), light fabrication businesses, and support services such as warehousing. It is zoned FT/M, FT/C-M-1, and R-5-A. Site conditions are generally fair, but residential buffering should be sought. (This is all the more urgent as the Rocky Gorge residential townhouse development is sure to move forward on the site south of the Metro, between Park Service land and Thomas Somerville Co.) Similarly, portions of CSX 1 Brookland (zoned C-M-1) and CSX 1 (C-M-2) are home to warehousing and support services such as building and maintenance trades. While the cement mixing operations are poorly sited in the vicinity of the Fort Totten metro station, there are no alternative sites for such a NIMBY use. The same is true of the waste transfer station just to the south. Buffers should be provided, in the form of mixed residential / light industry (MXD) at the Metro Station and including the Rocky Gorge residential 38 Also, detailed existing conditions/inventory maps and descriptions of the sub-areas can be found in the Appendix and are an important compendium to each of the target area discussions below. - 87 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. site, in part to create a more hospitable environment for transit users, but surely to protect existing industries from nuisance complaints. Area 3 is the same as Scattered Site 3. Located near Howard University, Area 3 presents an opportunity to build on the Hospital and other investments made by the University and reinforce the medical research industry in the District. The area boasts a top employer (the University Hospital), well-paying jobs, and easy access. Also considering that several large buildings are ripe for re-use and that real estate pressure in this area are growing, this area needs PDR protection. It is now zoned C-M-2 and C-M-3. Area 4 includes the southern part of CSX 1 Brookland and a portion of CSX 1 north of Rhode Island Avenue. Uses found here include catering, a bakery, and variety of PDR support services: commercial uniforms, storage, industrial hardware, auto repair, and construction contracting. A portion of CSX 1 that corresponds to a small shopping center and a proposed mixed-use development around the Rhode Island Avenue Metro is excluded. This area generally intensively utilized with only a few vacancies. A row of residential buildings fronting on 10 th Street will require some protection from these adjacent uses. Area 5, the northwestern portion of New York Avenue/Ivy City, is home to a concentration of television and telecommunications businesses, including Verizon and BET (Black Entertainment Television). This area is zoned M. It offers a combination of large sites and relatively difficult access, which actually works well for its current users—remote and guarded areas provide good security for high value equipment like satellite/microwave receivers. It is an exciting example of how the District could capture the television and telecom industry within its borders. The area can be a center for innovation and creative, well-paying jobs. Area 6, the northern and eastern portions of New York Avenue/Florida, also merits retention as industrial. These are zoned C-M-2, M, and C-M-1, and are home to a concentration of transportation uses, including busing and taxi/limo maintenance, electrical and building trades, and the New York/Florida Wholesale Market. The Wholesale Market area creates value for the District and should continue to benefit from its proximity to the New York Avenue Metro. This is prime example of where policies encouraging shared loading, docking, parking, and security could benefit all businesses. This wholesale market is a major source of employment, important to the cost-effectiveness of the hospitality and restaurant sectors. It is also a cost-saving place for lower- and moderate-income residents to buy produce and products. Given its access as well as new housing and office development and renewal nearby, the area could evolve into a real destination, which is all the more reason to protect it from rampant real estate speculation. Area 7, encompassing most of New York Avenue/Bladensburg north of the CSX/Amtrak rail line, should be reinforced as a PDR zone. Zoning is now M, C-M-1, and C-M-2. V Street, NE, in particular represents an exciting, vibrant PDR zone—businesses include light industrial, building support services such as electrical contracting, several medical offices and research labs such - 88 -
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INDUSTRIAL LAND IN A POST-INDUSTRIAL CITY District of ...

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