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. as the police forensics and crime scene lab, a large beer storage and distribution warehouse, and catering and food distribution services. Other users include the DC Fire Department (supply and storage), Washington Hospital (printing services), and a creative arts center. This is an excellent opportunity for an in-place industrial park, given the high intensity of use and its relative isolation. 4.2.2 ZONING STRATEGIES M, C-M and IP zoning are recommended for different areas targeted for retention. Areas 1 and 4 are appropriate for the new IP category. These areas are nearly exclusively occupied by PDR businesses. Unlike some other areas, they form cohesive industrial districts that have a recognizable identity and easily ascertained borders. Protection from non-PDR use is appropriate, particularly for Area 1, which could easily feel residential pressures. In fact, part of Area 4, south of Michigan Avenue, is already operating as an industrial park, but it lacks the protection of an actual zoning designation. Area 2 is appropriate for the retooled M district. The area is characterized by heavy uses such as cement and asphalt batching and waste transfer. It represents one of the only areas in the District capable of accommodating such uses, although the Rocky Gorge residential development plans is a hindrance to this. Because of the existing use pattern, the introduction of other types of uses such as Rocky Gorge would likely result in nuisance complaints, making the retooled M zone is all the more important. Areas 3, 5, and Area 7 are recommended for C-M zoning. Area 3 includes Howard University Hospital and some related uses, and should be zoned to accommodate research and medical office facilities. Area 5 already has a large office building occupied by BET as well as broadcasting, TV production and telecommunications uses. The portion of Area 7 that includes the V Street, NE corridor should be designated C-M. Area 6, corresponding to the Florida Avenue Wholesale Market, is tentatively recommended for the IP district. However, this area is so unique that it may require its own special district to adequate regulate the diverse array of uses found in the area. In particular, whatever zoning is adopted should not restrict the ability of the wholesalers in this market to also engage in retail sales. It is this bazaar-like quality that gives this area its particular appeal and charm. The unique character of this area and its potential as a regional destination may warrant a special study to outline potential planning and development initiatives to enhance its existing functions. 4.2.3 RETENTION PROGRAMS One way to retain PDR businesses and encourage their long-term viability is to establish industrial parks or industrial business improvement districts (iBIDs). These strategies would - 89 -
District of Columbia Industrial Areas Study DC Office of Planning Prepared by Phillips Preiss Shapiro Associates, Inc. work especially those areas with multiple-ownership, such as Chillum Place in Area 1. Industrial park strategies include shared loading and parking, shared security and marketing, and perimeter fencing and buffering. Wherever possible iBIDs should be set up to govern management and provide special services such as waste hauling and recycling. These areas should be targeted by the District for employment and job training programs. The DC ARCH program, which has had great success Ward 8, and the DC-area ACE Mentors program, are model programs for training and engaging young people in the workforce. Also deserving of consideration is the Back Streets program in Boston, which focuses on retaining industrial area businesses (“Back Street,” as opposed to “Main Street,” businesses) in the city. It provides real estate services (site finding), job training and work force development, and special loan programs. Market development support is another form of retention assistance the city could provide. New tools could be developed to help small District-based PDR firms obtain additional contracts with major purchasers of PDR services, including federal and local government, the hospitality industry, non-profit institutions, construction companies, and property management firms. For example, technical assistance could be provided, either directly or through partnerships with existing business assistance organizations (e.g., SBA’s Sub-Net program described in Section 2.1), to help PDR businesses bid on government and corporate procurement contracts. Or a buyer-supplier match program that connects local buyers of products and services with local suppliers could be established. These types of activities support retention by increasing company sales and profitability. - 90 -
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INDUSTRIAL LAND IN A POST-INDUSTRIAL CITY District of ...

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