Author Archives: nextstoprp

Something needs to be done about sidewalks on Galloway Street near Fort Totten metro station

Posted by nextstoprp in Cafritz Art Place at Fort Totten and tagged with , ,
Feb 23 Galloway path 5

This is the ice covered path on Galloway Street pedestrians are supposed to use

Once again, we are writing about the sidewalk path on Galloway Street by the Art Place at Fort Totten construction site. The north sidewalk on Galloway Street between South Dakota Avenue and 4th Street NE was closed for construction and jersey barriers were placed in the road to create a sidewalk path for pedestrians because there is not another sidewalk on the opposite side (south side) of the street.

The problem is that after winter storms, this path is not cleared in a timely manner. Because there is not another sidewalk, pedestrians either have to traverse an icy path or walk in the street. Doing either is dangerous. We had this same problem after January’s wintry weather and wrote about it then. We took pictures of the ice covered path around 6:05 pm Monday evening.  Also notice in the pictures that several jersey barriers have been knocked down.

We submitted a 311 request yesterday to have the path cleared of ice, just as we did last month.

It strikes us that there might be a bigger problem requiring a better solution.

(1) On a broader level, perhaps the transportation management plan that developers are required to submit should also include plans for inclement weather if they are not already required to do so. DDOT has rules about closures of sidewalks for construction, which is why these jersey barriers were erected in the first place. Even in cases in which the sidewalk remains open during construction, there should still be something in the transportation management plan to ensure that developers clear the sidewalk in front of their projects.

With respect to this specific project, maybe a complete sidewalk structure needs to be constructed on the north side of Galloway rather than just having the jersey barriers in place since it appears they can be knocked down easily and the construction team has made no effort to upright them to form a complete path, nor has the construction team made efforts to diligently clear the path after winter storms. We emailed the construction team and developers both last month and yesterday evening regarding the condition of the path after submitting 311 requests.

If this is something that needs to be worked out between the developers and the District in terms of who is responsible for clearing the path and making sure the jersey barriers actually form a complete barrier, we hope that there is a mechanism to do so. We do not know the best solution; we are just thinking out loud about what might help.

(2) DDOT, WMATA, and the National Park Service should work together to implement the recommendations in the Fort Totten metro accessibility study (pdf) completed in 2011. One of the recommendations was constructing a sidewalk on the south side of Galloway Street between South Dakota Avenue and 4th Street. We know there have been conversations between DDOT and the Park Service to figure out how much land belongs to the District in order to construct a sidewalk. We do not know the status of that project or this study as a whole, as we understand funding is always an issue, but this should certainly be a priority for the District as Galloway is a primary access route to a metro station with three lines and several buses.

Construction is anticipated to last another three years. We really should not have to deal with this issue every winter.  We hope that the mayor’s office, DDOT, and the developers together can find a workable solution to this problem.

 

Comment on proposed metro path by February 19

Posted by nextstoprp in North Michigan PArk, Transportation and tagged with ,

There is one week left to comment on the National Park Service’s environmental assessment of construction of a formal path between Gallatin and Galloway Street NE to improve access to Fort Totten metro station. Currently, no funding plan exists to construct a path. However, it is an easier sell if 100 comments are received as opposed to 25.  Let neighbors who do not use computers know how they can comment or invite them over to use yours. Comments do not have to be elaborate. Just let the Park Service know where you stand on having a formal path to get to the metro station.

Ways to comment:

Rock Creek Park
Attn: Fort Totten-North Michigan Park Pedestrian Access Improvements EA
3545 Williamsburg Lane, NW
Washington, D.C. 20008

Comments must be submitted or postmarked by February 19, 2015.

Ward 4 Council Special Election

Posted by nextstoprp in Council, Ward 4 and tagged with ,

On April 28, 2015, Ward 4 residents will elect a new councilmember in a special election. As of February 6, slightly more than a dozen candidates are listed on the DC Board of Elections’ website. February 9 marked the end of the challenge period to petitions submitted by candidates to appear on the ballot. One challenge to candidate Brandon Todd’s petitions was submitted.  The DC Board of Elections has until March 2 to decide the validity of the challenge.

A Petworth resident has set up a “Ward 4 Candidates Information” website that is not affiliated with any particular campaign. There you can find information submitted by the candidates as well as a calendar of events related to the election, such as meet and greets and forums.  You can also submit questions that you would like the candidates to answer.

Save the Date for March 2:  The Lamond-Riggs Citizens Association plans to hold a candidate forum with all of the candidates at the LaSalle-Backus Education Campus.

 

February 7: Invitation to Sustainability Green Home Tour & Beer Tasting Celebration

Posted by nextstoprp in Neighborhood Development and tagged with , ,

In our last post, we shared an interview with True Turtle, the developer of the newly constructed green homes located at 5516 and 5520 4th Street NE. To celebrate their first ground-up project, they are hosting a celebration event with new neighborhood brewery Hellbender Brewing Company.

The Hellbent on Sustainability: GREEN HOME TOUR & BEER TASTING

 WHEN:                 Saturday, February 7th  1-4pm

WHERE:               5516 and 5520 4th St NE DC 20011

METRO:                10 min stroll from Ft. Totten Metro (Red/Green)

 IT’S A CELEBRATION OF SUSTAINABILITY!

 True Turtle is celebrating the completion of their latest project with a sustainability learning opportunity two-fer:  Learning tours of the green homes and a free beer tasting from DC’s newest brewer Hellbender brewery!

True Turtle www.trueturtle.com is a DC focused sustainable real estate developer focusing on bringing LEED Platinum, net zero energy homes to the District.  Our latest project is near and dear to our hearts:  two new construction LEED Platinum row homes.  Come check them out!

Hellbender http://www.hellbenderbrewingcompany.com is DC’s newest brewery.  This sustainable brewer opened its doors just last year here in Ward 4.  Come show them some DC love and learn about their brewing techniques …you might find your new favorite beer!

 LEARNING EVENTS

2pm  Green building guided tour  Tanya Topolewski  LEED H, ASLA, CPHC/CPHB  Owner, True Turtle

3pm  Sustainable craft beer presentation  Patrick Mullane, Co-Founder Hellbender Brewing Co

1-4pm  Self Guided tours  Through extensive signage and displays, learn what it took to create higher quality homes that provide better air quality, ultra energy and water efficiency, sustainable landscapes and better for the planet finishes.

TRY OUT A FEW SELECT BREWS, COMPLIMENTS OF HELLBENDER and VISIT THE BREWERY!

Free beer tasting!  Plus, if you like what you sampled the brewery’s tasting room is open from 1-6pm!

5788 2nd Street, NE DC 20011 (Just a two minute drive or 10 minute walk)

 MORE INFO ON THE HOMES and SUSTAINABLE BUILDING

 www.trueturtle.com

http://www.mrishomes.com/homes-for-sale/5520-4TH-NE-WASHINGTON-DC-20011-138988483

Interview with green homes developer True Turtle

Posted by nextstoprp in Neighborhood Development and tagged with ,

From South Dakota Avenue, it is hard to miss the banners announcing two new green homes in the neighborhood, located at 5516 and 5520 4th Street NE.  We got in touch with the developer, Tanya Topolewski of True Turtle, who was kind enough to answer a few questions for us.

Photos courtesy True Turtle
Photos courtesy True Turtle
Photos courtesy True Turtle
Photos courtesy of True Turtle
  1. Can you tell our readers a little about your development company and what makes it unique?

True Turtle is a sustainable real estate developer. We build exclusively high performance “green” homes. To True Turtle, a sustainable home is a higher quality home designed and built to provide better air quality, better ventilation, and ultra high energy and water efficiency. Our homes use low environmental impact materials and have landscapes that bring back birds and bees. In summary, we provide a “green done for you” home that is more comfortable and healthier to live in while being less costly to operate and maintain.

Our offices are located in Ward 4 (Takoma DC) and we have done multiple highly sustainable LEED Platinum gut renovations in Petworth.

  1. What made you choose Riggs Park for your first new construction project?

It was a combination of factors. As a developer, I was familiar with the area as I look at a lot of property. I knew it to be full of solid mostly smaller attached homes in stable neighborhoods. These are things that are attractive to buyers. At the time, the South Dakota/Riggs intersection was under reconstruction and the JBG development was only just beginning. However, knowing more development was on its way was compelling to my choosing to develop here. Of course, the proximity of the property to the Metro was crucial. Putting these factors together, it looked to me like Riggs Park was going to finally start to turn the corner from being off the beaten path to becoming a new “place”.

I did not do an extensive amount of research before I made my decision. Had I done so, I would have uncovered a lot of background information on Art Place, and Ft. Totten Square Phase II (which is potentially going to be built directly behind my properties). Now that I know of these developments, I’m very excited for the residents of Riggs Park. I think the addition of walkable retail and real public civic places will be another milestone in bringing newcomers together with long standing residents. Many times people think of development in negative terms, in my opinion, I think that for Riggs Park it will be transformative in a very good way.

  1. Can you tell us a bit about the homes? What particular features make these homes sustainable? Did you incorporate features like reclaimed wood, solar panels, recycled products?

For True Turtle, a sustainable or “green” house means high quality construction creating a healthier, more comfortable home. I’ve highlighted a few specific features of the homes below. However, I think it’s important to note that many of the ‘features’ of our homes are now hidden behind drywall. Fortunately, through the LEED process everything behind the drywall has been inspected, tested and/or verified by an independent 3rd party. This additional level of quality control is the value of having a green building certification such as LEED.

Some highlights:

Exceptional air quality…special HVAC equipment (an ERV) delivers fresh air throughout the home 24/7. This air is highly filtered through MERV11 filters that remove up to 100% of particulates depending upon size. Our mechanical equipment is tested by third party inspectors to ensure that things like bath fans and kitchen exhausts actually work to remove excess moisture, not just make noise.

 Exceptionally energy efficient…our super insulated skin provides up to twice the amount of insulation required by code. 5516 and 5520 4th St have R78 roofs (R38 is required) and fully insulated basement walls and floors (no sub slab insulation is required by code at all). Needless to say, these homes are easy to heat and cool, with minimal hot and cold areas, even with the large windows!

Virtually draft free…our homes are designed and built with a special air tight layer that wraps the home and focuses on air tight connections at doors and windows. A virtually draft free home is comfy and snug…no matter how cold or hot outside.

Highly water efficient…we’ve already installed low flow toilets, faucets and showerheads. Our clothes washer and dishwasher are the highest performing Energy Star models we can afford. This all adds up to lower water bills.

We use no or low toxicity finishes…We seek out and use special finishes for our paints, floor finishes and special wood finishes that have either no or low levels of harsh or toxic chemicals. This limits offgassing to protect your family’s health.

We use low environmental impact finishes…our palette of finishes include: Richlite countertops which are exceptionally durable compressed paper with a non-toxic binder, rapidly renewable pressed bamboo flooring and FSC bamboo backsplashes and kitchen details. All these products can be reused and/or recycled.

Provide habitat for birds, bees and butterflies…our landscape is exclusively native plants that will provide drought tolerant exterior beauty for native flora and fauna.

Near net zero energy if solar panels are installed…no, there are no solar panels on the home. Why? Because we as a developer do not qualify for many of the incentives that homeowners do and they do not fit into our budget. We’ve made it easy to install them however, we’ve pre-installed conduit for them, pushed all roof penetrations to the edges to leave space for them and left space in the electrical panel. If solar is installed, these homes are modeled to be near net zero energy.

This is only a partial list of what we do to make our sustainable home higher quality, more comfortable homes to live in. Our website (www.trueturtle.com) has many more details about this project and our past projects.

  1. When will you know what level of LEED certification you have achieved for the homes?

LEED Platinum is the highest level of LEED certification attainable. 5516 and 5520 4th St. are on track to achieve LEED Platinum. All of our projects have been LEED Platinum (or higher). We have never missed achieving Platinum and I don’t forsee any problems arising with 4th St. either.

If you are wondering what “higher than LEED Platinum” is, we built DC’s first gut rehab net zero energy home in Petworth. Net zero meaning that the home produced as much energy as it captures from the solar PV system. This is a goal we have for all of our homes, but the cost of solar is prohibitive as we do not qualify for many of the incentives. Irrespective, for any home we build, if solar is added they are usually what is called “near net zero”…which is pretty darn good.

  1. What were some of the challenges of building these sustainable homes from the ground up as compared to the renovation projects you have done in the past? Did you learn anything new about sustainability doing this project?

You get the technical answer to this question…so hold on for some geek!

Since we typically do gut renovations. Building new construction meant we had to use a new type of building envelope. Meaning we built different kinds of exterior walls, roofs and floors than we normally do. We ended up with continuous, connected, super insulated walls, roofs and subslab insulation. This is technically challenging to do and something we cannot do on our gut renovations. It was a change for us and we learned a lot doing it.

Of course, the largest challenge had nothing to do with sustainability…it had to do with building on a large slope! Once we found the right contractor to deal with the site work, things went swimmingly.

  1. Are more new construction projects in your future?

Of course! Our next project will be a ground up four unit building in Edgewood/Brookland. In addition to LEED Platinum, it is planned to be built to the Passive House standard. Passive House is a green building standard whose main focus is energy use. A Passive House uses just 10% of the energy of a code built home. They are so energy efficient that people joke they can be heated with a hair dryer…and depending on the climate that’s actually true!

  1. How can people find out more about the homes?

OUR NEW WEBSITE: www.trueturtle.com

We have a brand new website that we’ve just brought on line (full disclosure: it’s not 100% done). It includes large amounts of information about how we build our homes sustainably, how sustainably built homes are higher quality homes, our past projects and a little about us.

OPEN HOUSES: We’re open about every other Sunday…people are welcome to just drop in. We love neighbors!

LISTINGS: Some people are interested in

http://www.mrishomes.com/homes-for-sale/5520-4TH-NE-WASHINGTON-DC-20011-138988483

SPECIAL TOURS BY REQUEST We are often asked to give special tours of our homes to local green organizations and other interested groups. We’d be happy to give special tours while we still own them…because once they are sold, we can’t! People should just reach out and ask.

ANC 4B08 Vacancy

Posted by nextstoprp in ANC 4B and tagged with

From the office of ANC 4B:

Due to the resignation of the newly-elected commissioner for ANC 4B08 (due to taking on a new job), this seat on the Commission is vacant.  On Friday, 1/16, the Board of Elections and Ethics officially declared the seat vacant.  The official notice is embedded below.  Persons interested in serving as ANC 4B08 have until Monday, February 9, 2015 to obtain a minimum of 25 signatures on a nominating petition and submit it to the BOEE.  The date of the special election to fill this vacancy will be announced after the BOEE has certified the candidates.  If only one candidate submits a valid petition, there will be no election and that one candidate will be certified as ANC 4B08 commissioner.

BOARD OF ELECTIONS

  CERTIFICATION OF ANC/SMD VACANCIES

 The District of Columbia Board of Elections hereby gives notice that there are vacancies in two (2) Advisory Neighborhood Commission offices, certified pursuant to D.C. Official Code § 1-309.06(d)(2); 2001 Ed; 2006 Repl. Vol.            

VACANT:    4B08 and 7E01

Petition Circulation Period: Tuesday, January 20, 2015 thru Monday, February 9, 2015

Petition Challenge Period: Thursday, February 12, 2015 thru Thursday, February 19, 2015

Candidates seeking the Office of Advisory Neighborhood Commissioner, or their representatives, may pick up nominating petitions at the following location: 

D.C. Board of Elections

441 – 4th Street, NW, Room 250N

Washington, DC  20001 

For more information, the public may call 727-2525.

4b08

Fort Totten Square signs & construction update

Posted by nextstoprp in Fort Totten Square and tagged with

The Washington Business Journal notes permits issued for Fort Totten Square signage:

300 Riggs Road NE: Roughly 17 signs will be installed on the JBG Cos.’ soon-to-deliver Fort Totten Square project, including signs announcing the Wal-Mart, a restaurant and parking. Fort Totten Square will feature 350 apartments and an urban format Wal-Mart.

We are a bit delinquent in posting the January 15 construction update from JBG:

The Fort Totten Square project is 85% complete. Interior finishes continue in all 345 apartment units along with the associated balconies with railings, wall and ceiling finishes.  The turnover process of apartment units from the contractor has commenced and the final first floor occupancy inspection is scheduled for early spring. The north retail area at the corner of Riggs Road and Chillum Place will be completed in the next few months and interior retail construction of these spaces will commence.

The brick work is complete on the façade of the residential garage on Chillum Place and fence infills and lighting is all that remains on the garage structure. The two story lobby entrance glass enclosure to the apartment building is underway at the arrival court as are the canopies. Work continues in the amenity areas of the building and the club room and fitness area located between the two courtyards is in the final finish stages with millwork, trims and final painting. The façade treatments on the courtyard elevations are complete and most all of the trees are planted in the courtyards. Streetscape site work activity will continue through the winter, weather permitting, as new street light pole bases will be installed along Riggs Road along with new engineered tree pits and finally new sidewalks.

WaPo article on children’s museum

Posted by nextstoprp in Cafritz Art Place at Fort Totten and tagged with ,

When news broke a few months ago that the National Children’s Museum was seeking to return to DC from the National Harbor as early as 2015, we were immediately curious about what its potential return would mean for the anticipated children’s museum at Art Place at Fort Totten. Reporting on the National Children’s Museum challenge in returning to DC, the Washington Post provides this nugget:

One potential problem for the museum may be competition for money and philanthropic or business partners. This spring, lawyer and former board member Jane Cafritz plans to launch a mobile educational lab to serve schools, libraries and community centers in the District. She also wants to open the Washington D.C. Children’s Museum near the Fort Totten Metro in Northeast, on property owned by the family foundation of her developer husband Calvin Cafritz. This D.C. museum, she said, “will inspire children to discover and learn through hands-on activities so they may develop and acquire the 21st-century learning skills needed to succeed as citizens, workers and leaders.” And might she collaborate with the National Children’s Museum? “I would never say no.”

The timeline the Art Place team provided in its July 2014 update to the Zoning Commission indicated the children’s museum would be part of Building B, which would be constructed in 2019 at the earliest. As the Art Place team continues to revise and refine its PUD, it seems that the team is still very much committed to keeping the children’s museum in play no matter where the National Children’s Museum eventually decides to locate.

 

 

February 2: NPS community meeting on shortcut between Gallatin & Galloway

Posted by nextstoprp in North Michigan PArk and tagged with ,

On February 2, 2015, the National Park Service will hold a public meeting on the Environmental Assessment for improvements to pedestrian access to Fort Totten metro station. Specifically, the NPS proposes to construct a formal direct path between Gallatin and Galloway Street to replace the shortcuts pedestrians currently use (discussed in this post).

The meeting will take place at 6:30 pm at Lamond Riggs Library (5401 South Dakota Avenue NE).

The NPS indicates comments will be accepted at the meeting. Comments can also be submitted online on the project website or mailed to:

Rock Creek Park
Attn: Fort Totten-North Michigan Park Pedestrian Access Improvements EA
3545 Williamsburg Lane, NW
Washington, D.C. 20008

Comments must be submitted or postmarked by February 19.

Metrorail service changes for Tuesday morning

Posted by nextstoprp in Transportation

Metro alert

Metrorail service information for Tuesday, January 13

Updated: 4:55 a.m. / January 13, 2015

Metro is advising rail customers of the following service changes for Tuesday, January 13, following today’s incident at L’Enfant Plaza:

All Yellow Line service will be replaced with additional Blue Line trains operating between Huntington and Largo Town Center, via Rosslyn. Trains on this route will depart every 12 minutes. Use Green Line trains for service between Greenbelt and Downtown DC.

Blue Line trains between Franconia-Springfield and Largo Town Center will operate every 12 minutes.

Orange Line trains will run every 8 minutes between Vienna and New Carrollton.

Silver Line trains will run every 12 minutes between Wiehle-Reston East and Largo Town Center, with many trains expanded to 8-cars long to provide additional capacity.

Green Line trains will run normal service every 6 minutes between Branch Avenue and Greenbelt.

Red Line service is unaffected and will operate on a regular weekday schedule.

A limited shuttle bus option is available between Pentagon and L’Enfant Plaza, running every 20 minutes. Board shuttle buses from Pentagon on the lower level of the Pentagon bus bays; from L’Enfant Plaza at 7th & Maryland St SW.

FOR UPDATED SERVICE INFORMATION, PLEASE CHECK OUR ALERTS PAGE.

Regular Metrobus and Circulator bus service may provide a good alternate travel option for some riders. To check, use the Trip Planner at wmata.com and select the “bus only” option.