Author Archives: nextstoprp

September 20: WABA Walking Tour of Northern Phase of MBT

Posted by nextstoprp in Transportation and tagged with , ,

The Washington Area Bicyclist Association is hosting a 2.2 mile walking tour of the planned northern phase of the Metropolitan Branch Trail (MBT) on Saturday, September 20, 2014.  The tour starts at Fort Totten metro station at 1:00pm and will end at Takoma metro station around 3:30 pm. Click here for more information and to register.

Detours: Northbound South Dakota Avenue closed between Hamilton & Ingraham next 5 weeks

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

For the next 5 weeks, South Dakota Avenue northbound lanes will be closed between Hamilton Street and Ingraham Street. On weekdays, the northbound lanes will be closed from 7:00 am to 5:00 pm and on the weekend from 7:00 am to 7:00 pm. The righthand southbound lane will remain open.

Drivers traveling northbound South Dakota will detour east onto Hamilton one block to come down Ingraham and back north onto South Dakota. Drivers traveling west on Hamilton cannot turn north onto South Dakota. Drivers traveling west on Ingraham cannot turn south onto South Dakota. And drivers traveling south on South Dakota cannot turn east onto Ingraham.

Construction workers for Art Place at Fort Totten are installing a junction box on Ingraham so that the street can be extended west of South Dakota. Utility lines under Hamilton will be moved to Ingraham.

Unfortunately, this means people living in the 500 and 600 blocks of Hamilton and Ingraham will see a lot more vehicle traffic. Pedestrians should also be aware that drivers are also using the alleys to get around the detour, so exercise caution. Construction trucks are also currently detouring onto Hamilton and using neighborhood streets.

Fort Totten Square: Wing Stop & 2nd Phase Rendering

Posted by nextstoprp in Fort Totten Square, Uncategorized and tagged with

JBGR, the retail arm of developer JBG, has updated the marketing brochure for Fort Totten Square showing the addition of Wing Stop to the development on the corner of Chillum Place and Riggs Road NE. That leaves one more retail slot available for that corner and one slot still available on the corner of 3rd Street and Riggs Road. Usual caveat: This is just a marketing brochure, not any declaration of binding leases.

The brochure also includes a site plan and rendering for the second phase of the development. Recall that the developers own property south of Phase I on South Dakota Avenue and Riggs Road. They are in negotiation with the District to purchase an adjacent District-owned parcel to build a second phase (see our post on that process here). The site plan depicts retail fronting Riggs Road and a portion of South Dakota Avenue with residences above the retail. A separate entirely residential building sits on South Dakota Avenue. The buildings surround an above-grade parking structure.

A bit of commentary: The retail offerings for Phase I are a big disappointment. I suppose we should not be too surprised once a 120,000 square foot Walmart was signed on as the ground floor anchor. And once Carolina Kitchen pulled out, it was just a matter of time for the developers to line up other retail tenants for a 2015 opening. The developers have said they already have more (and presumably better) interest in the second phase from retailers, as that location offers better visibility. We’ll see what that means.

September 11: Community hearing on leasing of Mamie D. Lee school building

Posted by nextstoprp in Uncategorized

On September 11, 2014, DC government officials will hold a public hearing before officially making the Mamie D. Lee school building, located at 100 Gallatin Street NE, available for lease by public charter schools through a request for offers (RFO). The purpose of the hearing is to better align community needs with requests of the charter schools. Currently, the school serves students with developmental and intellectual disabilities. The District plans to consolidate Mamie D. Lee and Sharpe Health School in one building at River Terrace Elementary School in Ward 7 by fall 2015. The hearing takes place at 6:30 pm at Lamond Riggs Library (5401 South Dakota Avenue NE)

Comment on Changes to the Visitor Parking Permit Program

Posted by nextstoprp in Uncategorized

The District Department of Transportation is soliciting comments on changes it is proposing to the way it administers the visitor parking program.  Currently, a visitor parking permit is mailed to every residence located on a residential permit parking (RPP) block in the neighborhood.  Under the proposal, residents living on RPP blocks will have to apply online or over the phone for an annual visitor parking permit.

To view the proposal and comment, click here.  The agency prefers online comments, but written comments may be addressed to  Samuel D. Zimbabwe, Associate Director, District Department of Transportation, 55 M Street, S.E., 5th Floor, Washington, D.C. 20003

The comment period is open until September 20, 2014.  The current permits will expire December 31, 2014 (disregard the September 2014 expiration date printed on the permits).

September 9: Final Community Hearing on PEPCO Undergrounding Plan

Posted by nextstoprp in Uncategorized

From the hearing notice:

The Commission will convene a final community hearing at the following location on the specified date to receive comments from the public:

September 9, 2014 – 6 p.m.

D.C. Public Service Commission

Hearing Room

1333 H Street, NW, 7th Floor East Tower

Washington, DC 20005

Those who wish to testify at the community hearing should contact the Commission Secretary by the close of business on September 4, 2014, by calling (202) 626-5150. Representatives of organizations shall be permitted a maximum of five minutes for oral presentations. Individuals shall be permitted a maximum of three minutes for oral presentations. If an organization or an individual is unable to offer comments at the community hearings, written statements may be submitted by September 15, 2014 to the Public Service Commission of the District of Columbia, 1333 H Street, NW, Suite 200, West Tower, Washington, DC 20005.

Ward 5 Industrial Land Transformation Report “Ward 5 Works” Released

Posted by nextstoprp in Uncategorized and tagged with ,

Ward 5 Industrial Land Transformation Study

We are back from summer break to take a look at “Ward 5 Works” (pdf), the long-awaited report from the Ward 5 Industrial Land Transformation Task Force, released to the public on August 27, 2014. The report sets forth policy recommendations concerning the industrial land in Ward 5 for the next 5 years:

  • Create an Industrial Advocate to serve as a liaison to Ward 5 residents and spearhead marketing, business attraction, technical assistance and coordination among businesses
  • Revise the zoning code to preserve industrial land, buffer residential uses from industrial impacts, encourage inclusion of retail space in production, distribution, and repair (PDR) businesses, and reduce the amount time to obtain a building or occupancy permit
  • Improve waste management activities and limit future ones and launch a pilot Good Neighbor program
  • Coordinate workforce development program with the Industrial Advocate to ensure a pipeline of PDR jobs for District residents
  • Help Ward 5 business access financial resources and technical assistance
  • Build support for industrial uses and change perception of Ward 5
  • Explore potential for a “creative hub” and partner with private sector to support development of affordable space for PDR
  • Enhance access to Ward 5 with investment in bicycle infrastructure, pedestrian connections, bus service, streetcar and other premium transit options
  • Invest in new and upgraded community amenities, such as parks, retail, restaurants, streetscapes and family-friendly destinations

The area around Fort Totten metro station, where most of the industrial land in the neighborhood is concentrated, seems to be more of a footnote in the report.  There are probably a few reasons for this. The report focuses primarily on the Ivy City neighborhood and the New York Avenue and Rhode Island Avenue corridors because most of the industrial land in the ward is concentrated in those areas. It also highlights Brookland as a potential creative hub, building off of the energy created by Dance Place, the artist housing, and the Monroe Street Market Arts Walk.  There is not much vacant or underleased land around Fort Totten on the Ward 5 side. Some of the land has already been developed for residential use. For example, the Aventine Fort Totten Apartments sit on WMATA-owned land. Also in the neighborhood are the Capital Area Food Bank, salt domes, a privately-owned plumbing business, and the trash transfer station. The report notes the municipal facilities have a natural buffer in Fort Totten Park, so the nuisance factor is limited. (Though we cannot forget about the recent fire at the trash transfer station and the fact that the hilly road portion of the MBT between Fort Totten and Brookland does not offer a pleasant biking experience). And finally, the Riggs Road/South Dakota Avenue small area plan, which went into effect in 2009, offers plenty of recommendations for the neighborhood, many of which we are seeing come to fruition.

The report, then, has limited value in terms of official action for the neighborhood. The few specific recommendations have either already been done or are in the planning process. For example, it recommends a bikeshare station at the metro station (check) and improved pedestrian/cycling connections along South Dakota Avenue (on DDOT’s planning list). However, that is not to say some of the ideas advocated for other areas, such as culinary incubators, small-scale local production, media and creative arts spaces, urban agriculture, and tool libraries, cannot be done in this neighborhood. Probably the most important recommendation in the report is to consolidate the municipal facilities along West Virginia Avenue NE and create a PDR hub. The report notes that DC’s government will continue to need an industrial land base for municipal functions. Some municipal functions and industrial uses are more of a burden than others. We have already seen the neighborhood jockeying taking place over WMATA’s desire to either renovate or build a bus barn to serve the upper Northeast and Northwest areas of the city. To the extent government officials can actually follow through on the report’s recommendation to develop a master facilities plan to protect land for municipal functions, while reducing the nuisance factor on neighboring residences, this neighborhood will be well served by the report. 

For media coverage of the report, see the Washington City Paper, Washington Post, and the Washington Times.

Five Guys to Fort Totten Square

Posted by nextstoprp in Fort Totten Square, Uncategorized and tagged with ,

Editor’s note 7/24/2014: We should have added the usual caveat that the brochure does not mean a lease has been signed. We’ve been told the developers have a letter of intent with Five Guys, not a signed lease just yet.

According to an updated brochure from JBGR (the retail arm of developer JBG), Five Guys will be joining Subway at Fort Totten Square on the corner of Riggs Road & Chillum Place NE. That space was to be occupied by Carolina Kitchen/TKO Burger before they pulled out. This addition leaves one vacant retail space between the Subway and the Five Guys, as well as the vacant space on the corner of 3rd Street & Riggs Road, to which the developers have been hoping to lure a coffee shop.

Fort Totten Square Site Plan

Timeline for additional phases at Art Place at Fort Totten

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

 

At the request of the Zoning Commission, the Cafritz team provided a timeline for the remainder of the Art Place at Fort Totten development.  Recall the development will be constructed in multiple phases.  Construction recently started on Building A (1st phase), a mixed use building slated to have 510-550 residential units and over 100,000 square feet of retail.  Building A is expected to be complete in late 2016/early 2017.

Anticipated construction start dates and uses for remaining buildings

Early 2019:  Building B – Children’s museum, additional retail, community recreational uses

Late 2023:  Building C – Residential building with approximately 400 units

Mid-2024:  Building D – Arts and community uses

These anticipated construction dates and uses are subject to change as the Cafritz team assesses the viability of potential uses.

View the full letter, which provides some background information about getting Building A off the ground: Art Place Status – Phasing Plan

 

 

Nearby Farmers Markets + Potomac Pastry

Posted by nextstoprp in Uncategorized

Check out nearby farmers markets this summer.

Brookland Farmers Market #1

  • Tuesdays, 3:30 pm – 7:00 pm
  • Location:  Near 10th & Otis Street NE, under the Michigan Avenue bridge (next to Brookland metro station)

At the Tuesday market, in addition to traditional market fare like fresh fruit and veggies, you will find Potomac Pastry, a new dessert and pastry business founded by a Brookland resident.  Potomac Pastry serves super delicious, fresh treats like croissants, macarons, kouign ammans, and more.  If you have not tried a kouign amman, believe me you will want to try one.  Check out Potomac Pastry at the Tuesday market and support local.

Brookland Farmers Market #2

  • Saturdays, 9:00 am – 1:00 pm
  • Location: Arts Walk, Monroe Street Market (716 Monroe Street NE)

Petworth Community Market

  • Saturdays, 9:00 am – 1:00 pm
  • Location: Upshur & 9th Street NW (at Georgia Avenue)

Takoma Park Farmers Market

  • Sundays, 10:00 am – 2:00 pm, all year round
  • Location: Laurel Avenue, historic Old Takoma (just a short walk from Takoma metro station)

 

ANC 5A Meeting Wrapup

Posted by nextstoprp in Lamond Riggs Library and tagged with , , ,

The June 25 ANC 5A meeting was the last meeting before the summer break. Meetings resume in September.

Crime

A report from Commander Kim Missouri: There has been an increase in thefts from autos, burglaries, robberies (mostly phones), and stolen autos. The police have determined that recent gun incidents involve a back and forth between juveniles from North Michigan Park and Riggs Park. They have identified one person of interest and they are continuing to focus on juvenile curfew enforcement, particularly around the metro station. Common tips to prevent crime:  lock doors/windows, do not leave valuables in cars, be aware of surroundings when walking, and call 911 if you see anything suspicious or out of place. You can anonymously text crime tips to 50411.

Lamond Riggs Library

A committee chaired by Commissioner Angel Alston has been formed to ensure that Lamond Riggs Library remains and is renovated at its current location. Recall that the Cafritz Art Place at Fort Totten project is a multiphase development and one of the later phases contemplates the construction of a new neighborhood library. Also recall there was supposed to be funding in the budget for renovating the library. It turns out that money would actually come from selling the library to the developer so that the developer can then build a new one. The sale would have to be approved through the surplus process. Assurances have been made by a couple of elected officials that the library will not be sold, but the commission and residents want to make sure they stay on top of things. The committee will meet again in September. Contact Commissioner Alston for more information.

School Boundary Redrawing Proposal

With respect to the redrawing of the school boundaries, the commission voted to adopt a resolution stating the focus should really be on ensuring a quality, matter of right K-12 education for every student.

Renaming of Gym at North Michigan Park Recreation Center

The Mayor’s Office will likely forego renaming the gym at the North Michigan Park Recreation Center after Medric Mills, the gentleman who tragically passed away across the street from a firehouse on Rhode Island Avenue NE. Mr. Mills was a 46-year employee of the DC Department of Parks and Recreation and DPR thought it would be a fitting honor to name the gym after him. NMP residents and commissioners were not alerted of DPR’s proposal ahead of time and expressed their belief that Mr. Mills, a resident of Riggs Park, should be honored in a different manner.

New Brookland Restaurants

Posted by nextstoprp in Uncategorized

Neighboring Brookland is enjoying a restaurant blitz.

Brookland’s Finest Bar & Kitchen (from the owners of The Pug and Solly’s) officially opened June 9. Location: 3126 12th St. NE. Facebook page

Smith Public Trust (from the owners of Smith Commons) is in soft open mode until after the World Cup. Location: 3514 12th St NE. View the menu here.

Steel Plate (from the owners of Rustik) opened June 25 and will offer a 20% discount to diners until June 29. Location: 3523 12th St. NE. View the menu here.

Brookland Pint (from the owners of Meridian Pint) anticipates a late July opening in Monroe Street Market.

Comment by June 24 on surplus designation of Riggs Road/South Dakota parcel to be sold to Fort Totten Square developers

Posted by nextstoprp in Fort Totten Square
South Dakota and Riggs Rd Parcel

City-owned parcel on SE corner of Riggs & South Dakota being negotiated for sale to FTS developers

South Dakota and Riggs Rd Project Background (background document on the parcel; we also discussed this topic in this post)

On June 10, the Mayor’s Office held a public hearing on designating the city-owned parcel at the southeast corner of Riggs Road and South Dakota Avenue NE surplus property so that it may be sold to the developers of Fort Totten Square to develop a second phase to the project.  (Full disclosure:  I gave conditional support for the surplus designation at the hearing and participated in the process for preparing comments by the Lamond Riggs Citizens Association, which also provided conditional support for the surplus designation.)  The mayor’s office will accept written comments submitted to Project Manager Marc Bleyer by June 24, 2014 (email here).

The council has the final say on declaring the property surplus (to say there is no public need for the property) and approving its sale.  It approved a sale in 2006 to Lowe Enterprise, at that time the sole developer of Fort Totten Square.  In 2008, the developer and the mayor’s office entered into a land disposition agreement that eventually expired in 2011 before closing.  Now the sale is being renegotiated with the current Fort Totten Square developers (JBG and Lowe).

The hearing appeared destined to be short with the initial commenters commenting in favor of the surplus designation.  In my own comments, I stated that I support the surplus designation, but that any development should incorporate some public benefits.  I figure I have little reason to believe the city will actually do anything with this land that is bookend by the sidewalk and the land that is already owned by the developers (see photo at top of post).  The LRCA submitted comments requesting that certain public benefits be incorporated into the land disposition agreement addressing affordable housing, business development, workforce development, and neighborhood support and improvement.  One person commented that some residents use the land to walk their dogs and also expressed concern about having amenities for low-income residents in the community.  A few commented on the need for affordable housing.

Eventually, a few ANC 4B commissioners got around to questioning the process.  The mayor’s office is not putting the land out for bid because the council already approved the sale at one point and the mayor’s office has the right to renegotiate the 2008 agreement.  One commissioner questioned why the mayor’s office did not bring any visual aids so that people would know exactly what parcel was the subject of the hearing.   The commissioners also questioned why the developers, who were present at the hearing, did not present on their plans for the property beforehand so that people could decide whether they liked those plans before saying yes or no to disposing of the land.  ANC 4B plans to address the surplus designation at its monthly public meeting on June 23, 2014.

After the hearing concluded, the developers presented a concept plan for the property if they are successful in obtaining the city-owned portion.  Just as with Fort Totten Square under construction on the north side of Riggs Road, they plan to construct a mixed-use development.  Two of the buildings would have retail on the ground floor with apartments (rental or condo) above.  The third building, which would face South Dakota Avenue, would be all residential.  There would be a structured garage behind the buildings.  The idea is to have 8-10 retailers to create a shopping destination for the neighborhood.  Preliminarily, they have agreed to the same conditions as the 2008 agreement (see link to background document above).  Again, the council has to declare the property surplus and approve the sale in order for them to proceed.

If you have any thoughts you would like to share with the mayor’s office, do so before June 24.