316.1 The 2005-2006 Industrial Land Use Study classified DC's industrially zoned lands into four categories:

1. Areas for retention and reinforcement have healthy PDR uses and have good prospects for hosting such uses in the future.
2. Areas for intensification/evolution will continue to be desirable for PDR activities but show patterns of underuse and opportunities for intensified uses. Some non-PDR activities may take place in these areas in the long-term future.
3. Areas for strategic public use are needed to accommodate municipal and utility needs.
4. Areas for land use change are areas where a move away from PDR uses may be appropriate due to a lack of viable PDR businesses and the desirability of these sites for other uses. In some of these areas, the District may let the market take its course. In others, proactive measures such as rezoning may be in order.

The District developed criteria for evaluating rezoning requests, which reflect these typologies and further consider the land use, transportation, and environmental context of each site, its unique characteristics, and its potential need for future municipal purposes.

316.2 Policy LU-3.2.1: Retain Areas for Industrial Uses

Retain an adequate, appropriate supply of industrial land designated for the range of Production, Distribution, and Repair (PDR) uses to meet the District's current and future PDR activities and economic needs. These needs include public works functions, retail warehousing, transportation storage and maintenance, construction staging, such as concrete manufacturing, and back-office service needs. These services are essential to support the local economy. This policy recognizes that these services are a benefit to the entire District, yet impacts are disproportionately borne by those residents living in close proximity to industrial uses; therefore, opportunities to reduce or eliminate environmental impacts, abate nuisances, and ensure residents have neighborhood services and amenities shall be considered. The supply of areas designated for PDR on the Future Land Use Map (FLUM) should not fall below its current level, unless the land is designated for mixed uses including PDR through a Small Area Plan (including those changes made to the FLUM as a result of a Small Area Plan). Efforts to convert areas except as just stated to other designations must be resisted. Any further

designation of PDR land must consider the racial impact, and ideally should be designated throughout the District. Zoning regulations and land use decisions shall continue to preserve active and viable PDR land uses while considering compatible uses and development under standards established within PDR zoning. Economic development programs should work to include the retention of PDR uses.

316.3 Policy LU-3.2.2: Retain Areas for High-Impact Industrial Activities

Within the supply of land designated for PDR uses on the FLUM, ensure adequate areas are provided for essential and high impact PDR uses such as municipal services, utilities, and asphalt and concrete batch plants. Unless land is designated for mixed uses, including PDR, on the FLUM, uses such as retail, office, or residential must be accessory to these high impact PDR uses and must not overwhelm the PDR use or pose potential conflicts in use. Users of these areas must minimize any adverse impacts on adjacent areas that have more restrictive land uses.

316.4 Policy LU-3.2.3: Retain and Support PDR Uses in Areas Designated for Mixed PDR Uses

To promote long term retention of PDR uses, development on areas striped to include PDR on the Future Land Use Map must include industrial space intended for use during the life of the project, and on sites containing existing industrial space the amount of industrial space on-site should be substantially preserved. The mix of uses and site design of these areas must support the long-term retention of PDR uses, and minimize potential conflicts with PDR uses. PDR uses that are less intense and/or have less impacts may be more appropriate for areas striped to include PDR. The Florida Avenue Market Study area shall be subject to the industrial use concepts set forth in that Small Area Plan but is not subject to this policy. Use the Ward 5 Industrial Land Transformation Study recommendations to guide current and future uses and redevelopment in that area.

316.5 Policy LU-3.2.4: Redevelopment of Obsolete Industrial Uses

Encourage the reuse of nonproductive industrial sites, such as vacant warehouses and open storage yards, with higher value PDR uses, including public works facilities, and other activities that support the core sectors of the District economy (federal government, hospitality, higher education, etc.).

316.6 Policy LU-3.2.5: Location of PDR Areas

Accommodate PDR uses, including municipal public works facilities, in areas that are well buffered from residential uses (and other sensitive uses such as schools), easily accessed from major roads and railroads, and characterized by existing concentrations of PDR and industrial uses. Such areas are generally designated as PDR on the Comprehensive Plan’s Future Land Use Map.

316.7 Policy LU-3.2.6: Rezoning of Industrial Areas Allow the rezoning of industrial land for non-industrial purposes only when the land can no longer viably support industrial or PDR activities is located such that industry cannot co-exist adequately with adjacent existing uses. Examples include land in the immediate vicinity of Metrorail stations and small sites in the midst of established residential neighborhoods. In the event such rezoning results in the displacement of active uses, assist these uses in relocating to designated PDR areas.316.8 Policy LU-3.2.7: Mitigating Industrial Land Use Impacts Mitigate the adverse impacts created by industrial uses through a variety of measures, including buffering, site planning and design, strict environmental controls, performance standards, and use of a range of industrial zones that reflect the varying impacts of different kinds of industrial uses. Industrial uses shall meet all environmental and operational requirements to reduce or eliminate impacts such as pollution to the surrounding neighborhoods and to the environment. Uses shall provide buffers, screening, operational strategies, and other measures to reduce or abate nuisances, including noise, light, odor, vibration, and trash, to adjacent residential communities. As appropriate, create amenities for adjacent residents through art, creative uses, retail, and other services. Encourage continuing outreach to adjoining neighborhoods to identify and reduce impacts.316.9 Policy LU-3.2.8: Siting of Industrial-Type Public Works Facilities Use performance standards (such as noise, odor, and other environmental controls), minimum distance requirements, and other regulatory and design measures to ensure the compatibility of industrial-type public works facilities, such as trash transfer stations with surrounding land uses. Improve the physical appearance and screening of such uses and strictly regulate operations to reduce the incidence of land use conflicts, especially with residential uses.316.10 Policy LU-3.2.9: Promote Efficient and High-Performing PDR Uses Promote new, and transform existing, PDR uses to achieve high environmental performance and be efficient, sustainable, and resilient in design and operations. Encourage pro-active facility management and continuous improvements to reduce impacts on adjacent residential neighborhoods.316.11 Policy LU-3.2.10: Cottage Industries and Makers Support low-impact cottage industries and makers in neighborhood commercial districts and on appropriate industrial lands. Maintain zoning regulations that regulate such uses in residential areas to avoid land use conflicts and negative business-related impacts while allowing residents to explore low-impact entrepreneurship in or near their homes.316.12 Policy LU-3.2.11: Optimizing Municipal Public Works Functions

Strategically manage District-owned land in industrial areas to improve operational capacity, use land effectively, incorporate principles of environmental stewardship, resilience, and sustainability, and create community amenities and job opportunities. Demonstrate leadership in effective, exemplary measures to address impacts to adjacent neighborhoods. This approach may include the consolidation of public works activities on a smaller number of sites, enabling vacated sites to be repurposed for other PDR uses, or high-priority, but hard to site, public uses. Use the Ward 5 Industrial Land Transformation Study recommendations to guide current and future uses and redevelopment in that area.

See also the Infrastructure Element, for additional information.

316.13 Policy LU-3.2.12: Land Use Efficiency Through Technology Encourage the more efficient use of PDR land through the application of technologies that reduce acreage requirements for public works. Examples of such applications include the use of diesel-electric hybrid or electric buses (that can be accommodated in multilevel garages), using distributed power generation rather than large, centralized facilities, and emphasizing green building technologies to reduce infrastructure needs.

316.14 Policy LU-3.2.13: Infrastructure Adequacy The District and utility providers shall seek to provide adequate, equitable levels of infrastructure District-wide currently, and appropriately plan and develop infrastructure to address existing service deficiencies and meet the future needs of growing and existing neighborhoods. As needed, upgrades to ensure infrastructure adequacy and reliability should occur in tandem with proposed development. Infrastructure upgrades should be developed to achieve multiple objectives, such as sustainable development, green buildings, or undergrounding.

316.15 Action LU-3.2.A: Industrial Zoning Use Changes Provide a new zoning framework for industrial land, including:

1. Prohibiting high-impact heavy industries in low intensity PDR zones to reduce the possibility of land use conflicts;
2. Prohibiting certain civic uses that detract from the industrial character of exclusively PDR areas and that could ultimately interfere with business operations;
3. Requiring special exceptions for potentially incompatible large retail uses in the PDR zones to provide more control over such uses without reducing height and bulk standards. Avoid displacing existing PDR uses or foreclosing opportunities for future PDR uses. Where appropriate, encourage retail or commercial uses that are accessory to PDR uses as a way to activate ground

floors;

1. Limiting non-industrial uses in high-intensity PDR areas to avoid encroachment by uses that could impair existing industrial and public works activities (such as trash transfer); and
2. Creating a mixed-use district where residential, commercial, and lesser-impact PDR uses are permitted, thereby accommodating live-work space, artisans and studios, and more intensive commercial uses.

Once these changes have been made, update zoning as appropriate. The zoning changes should continue to provide the flexibility to shift the mix of uses within historically industrial areas and should not diminish the economic viability of existing industrial activities or the other compatible activities that now occur in PDR areas.

316.16

Action LU-3.2.B: Joint Facility Development

Actively pursue intergovernmental agreements to develop joint facilities for District and federal agencies (such as the Department of Parks and Recreation (DPR) and National Park Service (NPS)), District and transit agencies (DPW and WMATA), multiple public utilities, and multiple District agencies performing different public works functions.

316.17

Action LU-3.2.C: Inventory of Housing in Industrial Areas

Compile an inventory of existing housing units within industrially zoned areas to identify pockets of residential development that should be rezoned (to mixed-use or residential) to preserve the housing stock.

316.18

Action LU-3.2.D: DPW Co-location and Campus

Actively pursue funding resources or allocation for the implementation of the West Virginia Avenue DPW Campus Master Plan study that was conducted by District agencies in 2015.

316.19

Action LU-3.2.E: Ward 5 Works Industrial Land Transformation Study

Implement the recommendations provided in the Ward 5 Works Industrial Land Transformation Study released in 2014.

316.20

Action: LU-3.2.F: PDR Land Use Retention Study

Prepare a study for submittal to the Council on the following: (1) identification of the amount, location, and characteristics of land sufficient to meet the District's current and future needs for PDR land; (2) quantifiable targets for PDR land retention; and (3) identification of strategies to retain existing and accommodate future PDR uses, particularly for high impact uses. Any strategies to expand PDR land designations or accommodate future PDR uses shall prioritize areas that do not currently have a disproportionate amount of PDR-designated land. Strategies

should consider technological advances or efficiency measures to utilize PDR land more effectively. The study shall incorporate racial equity analyses. Further, the study will address the Council’s concern that mixing other uses, particularly residential, with PDR uses will create economic conditions and land use conflicts that will reduce areas available for PDR uses. Any industrial zoning use changes as identified in Action LU-3.2.A must be informed by this study.

Please see the Economic Development, Environment, and Urban Design Elements for additional policies and actions related to industrial uses. Please see the Infrastructure Element for additional policies and actions related to infrastructure adequacy.

SOURCE: District of Columbia Comprehensive Plan Act of 1984, effective April 10, 1984 (D.C. Law 5-76; 31 DCR 1049 (March 9, 1984)); as amended by District of Columbia Comprehensive Plan Act of 1984 Land Use Element Amendment Act of 1984, effective March 16, 1985 (D.C. Law 5-187; 32 DCR 873 (February 15, 1985)); as amended by District of Columbia Comprehensive Plan Amendments Act of 1989, effective May 23, 1990 (D.C. Law 8-129; 37 DCR 55 (January 5, 1990)); as amended by District of Columbia Comprehensive Plan Amendments Act of 1989 NCPC-Recommended Amendments, and Closing of Public Alleys in Square 669, S.O. 88-452, Act of 1990, effective May 23, 1990 (D.C. Law 8-132; 37 DCR 2213 (April 6, 1990)); as amended by District Government Land Use Temporary Amendment Act of 1994, effective October 1, 1994 (D.C. Law 10-190; 41 DCR 5360 (August 12, 1994)); as amended by Comprehensive Plan Amendments Act of 1994, effective October 6, 1994 (D.C. Law 10-193; 41 DCR 5536 (August 19, 1994)); as amended by District of Columbia Comprehensive Plan Act of 1984 Land Use Amendment Act of 1994, effective March 21, 1995 (D.C. Law 10-235; 42 DCR 30 (January 6, 1995)); as amended by Technical Amendments Act of 1996 effective April 18, 1996 (D.C. Law 11-110; 43 DCR 530 (February 9, 1996)); as amended by Second Technical Amendments Act of 1996 effective April 9, 1997 (D.C. Law 11-255; 44 DCR 1271 (March 7, 1997)); as amended by Comprehensive Plan Amendment Act of 1998, effective April 27, 1999 (D.C. Law 12-275; 46 DCR 1441 (February 19, 1999)); as amended by Technical Amendments Act of 1999, effective April 12, 2000 (D.C. Law 13-91; 47 DCR 520 (January 28, 2000)); as amended by Comprehensive Plan Amendment Act of 2006, effective March 8, 2007 (D.C. Law 16-300; 54 DCR 924 (February 2, 2007)); as amended by Technical Amendments Act of 2008, effective March 25, 2009 (D.C. Law 17-353; 56 DCR 1117 (February 6, 2009)); as amended by Comprehensive Plan Amendment Act of 2010, effective April 8, 2011 (D.C. Law 18-361; 58 DCR 908 (February 4, 2011)); as amended by Comprehensive Plan Amendment Act of 2021, effective August 21, 2021 (D.C. Law 24-20; 68 DCR 006918 (July 16, 2021)).