Art Place Construction Notice 3/21/2022

Art Place Construction Notice 3/7/2022

Art Place Construction Notice 2/28/2022

Art Place Construction Notice 2/21/2022

Art Place Construction Notice 2/14/2022

THE MORRIS AND GWENDOLYN CAFRITZ FOUNDATION ANNOUNCE GROUNDBREAKING OF PHASE 2 OF ART PLACE AT FORT TOTTEN 

Mayor Bowser Joins Foundation Leaders and Community Stakeholders For Official Ceremony at the Mixed-Use Development

WASHINGTON, D.C. – FEBRUARY 12, 2022 – The Morris and Gwendolyn Cafritz Foundation today celebrated the official groundbreaking for Phase 2 of its two million-square-foot mixed-use development, Art Place at Fort Totten. Joined by Mayor Muriel Bowser, D.C. Councilmembers Janeese Lewis George and Kenyan McDuffie and members of the community, the Morris and Gwendolyn Cafritz Foundation shared its vision for the future of Art Place which is estimated to generate over $1.7 billion in economic impact and over 7,000 total jobs across both phases.

“We are on a mission in DC to make sure neighborhoods in every part of our city are filled with opportunity and that Washingtonians have access to those opportunities,” said Washington, DC Mayor Muriel Bowser. “We are grateful for this investment from the Cafritz Foundation, and there is so much to look forward to – from a new children’s museum, to a new grocery store, to more child care. This is a transformative investment in DC families and we look forward to coming back to cut some ribbons.”  

The anticipated delivery of Phase 2 in early 2025 will continue Fort Totten’s transformation into a creative and walkable destination with the addition of a 24,000-square-foot Aldi, 27,000 square feet of retail space, additional indoor and outdoor spaces for the community to enjoy and more. 

“ALDI currently operates more than 45 stores in the greater D.C. area and is excited to be a part of this new development in the Fort Totten neighborhood. We are thrilled to bring area shoppers high-quality, fresh foods that they love, at low prices every day,” said Jeff Baehr, ALDI FRE Division Vice President. 

Phase 2 will also deliver three residential buildings, including 294 apartments, as an extension to The Modern’s 520 units, and multiple cultural, culinary and community venues. The Foundation’s plans also include a 35,000-square-foot food collective curated with local artisanal food and beverage vendors, a 32,000-square-foot interactive art experience, including a 27,000-square-foot Explore! Children’s Museum, and over 40,000 square feet of community event space. Once complete, Phase 2’s offerings will combine to create an experiential hub of activity. 

“As we mark the beginning of construction for Phase 2, I am inspired by the role Art Place has and will continue to play in the Fort Totten community,” said Jane Cafritz of the Morris and Gwendolyn Cafritz Foundation. “This new space will be an experiential world rooted in art, creativity, and participation of all residents and visitors and we look forward to bringing the community together in these new and exciting spaces.”

At full build out, Art Place will include nearly two million square feet of multifamily, retail, cultural, art, public and entertainment spaces. Art Place’s Phase 1 currently includes The Modern apartments, Love and Care Development Center, Ramdass Pharmacy, ShiningStars Pediatric Dentistry, T-Mobile, DMV Urgent Care, and Rocketship Public Schools. The groundbreaking comes on the heels of the official opening of Onelife Fitness Sports Club at Art Place in January 2022, which brings an additional 40,000 square feet of cutting-edge health and fitness space to the Fort Totten community. 

For more information on Art Place, please visit www.artsplace-dc.com.

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About The Morris and Gwendolyn Cafritz Foundation

The Morris and Gwendolyn Cafritz Foundation is the largest private, independent, local foundation dedicated exclusively to the Washington, D.C. metropolitan area. The Foundation is the legacy of Morris Cafritz–one of Washington’s leading commercial and residential builders from the early 1920’s to the mid-60’s–and is committed to improve the quality of life for residents of the area. Since 1970, the foundation has granted awards totaling more than $447 million. In just the last ten years, $185 million has been awarded to more than 961 organizations in Community Services, Arts & Humanities, Education, Health and the Environment.

Renderings courtesy of the Cafritz Foundation

Art Place Construction Notice 2/7/2022

Art Place Construction Notice 1/31/2022

Art Place Construction Notice 1/24/2022

Art Place Construction Notice 1/17/2022

Art Place Construction Notice 1/10/2022

Onelife Fitness, the new gym located at 5198 South Dakota Avenue NE, anticipates opening in January 2022. The gym is preselling memberships as interior construction continues. Check out rates and amenities at https://www.onelifefitness.com/gyms/fort-totten. Monthly payments do not begin until the gym opens. Individuals can also go to the preview center located on the corner of South Dakota Avenue and Ingraham Street NE by appointment to check out the offerings. Email forttotten@onelifefitness.com or call (202) 459-4664.

The gym is offering hard hat tours to new members. I took at look at the progress of the interior buildout over the weekend. The gym looks to be quite spacious with high ceilings and great light. There are zones for cardio, strength training, group fitness classes, spin, and boxing. There will be a saltwater pool, sauna, whirlpool tub, and hydromassage (kinda cool to see what a pool looks like as it is being built). During the tour, they did mention that certain things like the sauna might not be available immediately when the gym opens (COVID and all). The general manager, Chris Barrett, also mentioned that the gym will have a hospital-grade air filtration system that will run 24/7.

Probably not an issue for neighborhood residents, but the gym will offer three hour validated parking. The gym will open at 5:00 am on weekdays for the early birds and later on the weekends. One thing people have asked about is onsite childcare. Right now there are no plans to offer childcare onsite, but keep asking.

The gym is hiring for a number of positions. Fitness and non-fitness related positions are open. Check them out at https://www.usfitnesscareers.com. Let your neighbors know. It would be great to have local residents fill these positions.

Art Place Construction Notice 11/29/2021

On October 14, 2021, the DC Zoning Commission (ZC) held a meeting on the Modification of Consequence application submitted for the second phase of Art Place at Fort Totten (Block B) (Zoning case number 06-10F). The proposed changes were discussed in these posts. The upshot is that the Zoning Commission determined that there were too many changes being made and that the proposed modifications should be addressed through the Modification of Significance process rather than the more minor Modification of Consequence process.

The Commission also requested that the developer address points raised by the DC Office of Planning (OP) and the Lamond-Riggs Citizens Association (LRCA). Neither OP nor LRCA objected to the proposed modifications in the Modification of Consequence application, but both OP and LRCA requested additional information. (ANC 5A supported the modifications with the condition that protected bike lanes be installed on 3rd Street NE between Ingraham and Kennedy).

As approved, 30 of the 271 residential units in Block B will be below market rate units reserved for artists. The developer is proposing to add 23 more residential units to Block B for a total of 294 units. In its report, OP strongly encouraged the developer to make some of the additional 23 units below market rate units as well, though it appears the developer is within their legal right not to do so. OP also requested additional renderings to show the color palette change proposed for Block B in relationship to Building A. In written comments, the LRCA largely raised issues around pedestrian safety and mobility, particularly regarding the developer’s planned extension of 3rd Street NE between Ingraham and Kennedy.

On October 19, 2021, the developer submitted the application for a Modification of Significance. It largely mirrors their previous Modification of Consequence application, and notes that the developer will address OP’s and LRCA’s comments in advance of a hearing.

A hearing date has not been set for this case yet. The case number is 06-10G

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Art Place Construction Notice 10/18/2021

We have received more information about the second application for a modification of consequence for the second phase of Art Place at Fort Totten (also known as Block B or the FEZ at Art Place), originally covered in this post. The development team for the Cafritz Foundation presented at the single member district meeting of ANC Commissioner Gordon Fletcher (5A08) on September 21, 2021, and at the regularly scheduled meeting of ANC 5A on September 22, 2021.

A few clarifications provided from the development team based on questions/feedback from residents

• All of the buildings for Block B will have green roofs.
• There will be 147 vehicle parking spaces for the residents (1 for every 2 units) and 347 vehicle parking spaces for commercial uses.
• The team proposes a raised crosswalk on Ingraham Street.
• The team proposes a “striped curb extension” on the corner of 4th Street and Kennedy Street NE. This was in response to questions about the team’s proposal to add an additional loading berth near 4th and Kennedy to accommodate the need for more loading capacity due to the more varied uses that will now be part of the second phase.
• The team is hopeful that with the gym One Life Fitness coming to Building A (scheduled to open in January 2022) and the increased use of vaccines, that leasing activity will pick up for Building A. The team believes that the “Food Hall concept in Block B will allow for significant opportunities for quality dining options. The Food Hall concept allows ‘up and coming’ chefs/restauranteurs opportunities that may not be available in established restaurant spaces.”
• As required by the Zoning Commission order, the team continues to engage in conversations with DC Public Library about the potential to accommodate parking for the Lamond-Riggs Library in the development.

Extension of 3rd Street NE between Ingraham & Kennedy

The biggest takeaway to me, and one not reflected in any of the developer’s submissions to the Zoning Commission or in the biweekly Phase 2 construction updates from the developer, was that the development team will be “extending 3rd Street between Ingraham and Kennedy Street NE” to provide access to vehicles. For those unfamiliar with this location, west of South Dakota Avenue, there is a bend in the road to go from Kennedy onto 3rd Street and then vehicles can go no further. There is a short, worn asphalt path that pedestrians use to get to and from the Fort Totten Metro station and other nearby locations. There used to be bollards there, but the bollards have been removed, and a makeshift ramp has been put in place. Rocketship, Social Justice School, and AppleTree opened up for in-person instruction this fall and I have seen many families walking along this path to get to the schools, which occupy the renovated warehouses at 5450 3rd Street NE. The road picks up again on the other side of that short path near the entrance to the parking lots for the Aventine apartment buildings.

Below is google map bird’s eye view of the location of the proposed 3rd Street extension

Below is the view of the path from the Kennedy Street side.

Below is the view of the path from the Aventine side.

The Zoning Commission order in this matter requires the developer to provide sidewalks and a bike path here. Specifically, the order states, “The Applicant will improve pedestrian infrastructure of 3rd Street, N.E. by providing a new concrete 6-foot wide standard sidewalk, as well as an 8-foot-wide asphalt bicycle lane, as shown on Exhibit 44E of the record.” (See that exhibit here). Residents in that area had been asking for an ADA-compliant path for a while. Apparently, as the developer was going through the public space permit process to do this work, the District Department of Transportation (DDOT) requested that they actually build a whole road instead, not just extend the water lines, and to also pay for that road construction.

It was definitely news to me that DDOT had been talking to the developer about extending the road for vehicle access for a whole year without informing the ANC. We just happened to find out because resident Gavin Baker asked about the status of the bike/pedestrian path. Only at the ANC meeting on September 22, did we learn that there was this whole plan to extend the road with two travel lanes (one in each direction), sidewalks on both sides, and no bike lanes. The developer said they agreed to do the work because they were asked to do it, and they said that they believe it abides by “the spirit” of the relevant condition in the zoning order.

To be clear, I do not think the development team was trying to do something underhanded; it sounds like they were doing what a District agency asked them to do. For whatever reason, no one thought to inform residents that this was the plan. And it is just another reminder that this continues to happen. Just like when DDOT apparently instructed the developer to remove the crosswalk in the 400 block of Galloway Street NE, and just kind of made things up for a few years, resulting in a lot of confusion and a lot of work by residents to get the crosswalk restored safely. Just like DDOT permitted a whole new road on Ingraham Street to be constructed without a full traffic signal and then just kinda made things up for a couple of years about why they were delaying installation of a HAWK signal before finally relenting after a lot of work by residents. And the countless of other pedestrian safety requests that remain unaddressed, with residents being told to “go through the ANC” even if the ANC is not responsive to residents at all, and DDOT just kinda making things up, resulting in a lot of work by residents to get even the most basic things done.

It looks like DDOT approved the permit for the work on 3rd Street on September 15, 2021. At the full ANC meeting on September 22, Commissioner Fletcher moved to support the developer’s second application for a modification of consequence on the condition that protected bike lanes be installed where 3rd Street will be extended. The commissioners present voted unanimously to support the motion.

A little background and does this make sense

Just based on my previous perusal of a bunch of zoning documents and talking to people over the years, I know there is a whole, long history behind wanting to connect some of the disconnected streets around Fort Totten Metro station to attempt to straighten out the grid. Property for the Greystar-owned Aventine apartments (formerly known as Fort Totten Station apartments, which were originally built in the late aughts as a joint development project between Clark Realty Capital and Metro via a 99 year ground lease) abuts the public space where 3rd Street would be extended. Apparently at some point, more apartment buildings for the Aventine were supposed to have been built there, but the recession hit back in the day and they never got built, and that is partially why that area looks the way it does (don’t quote me on any of this, this is just my recollection of history and events).

I have my own opinion about opening up 3rd Street to cars here, but without benefit of a discussion with DDOT, it is hard to say if this whole plan apparently being considered in isolation of anything else happening in that area makes sense, if protected bike lanes make sense (just from what the development team stated, there is just enough space to build a road with two lanes, and a standard sidewalk on either side), or what actually makes the most sense if something other than what is required by the zoning order is going to be done.

The Zoning Commission is scheduled to address the application for a modification of consequence at a meeting on October 14, 2021.

I am sure by now neighbors have seen the banners for One Life Fitness near the corner of South Dakota Avenue and Ingraham Street NE. The trailer there is a preview center for the new gym. Make an appointment to visit the preview center to get information on amenities and new member rates by calling (202) 459-4664 or emailing forttotten@onelifefitness.com. The gym will have an indoor salt water pool, whirlpool, boutique studio classes, cycle studio, strike boxing studio and classes, hydromassage, and more.

Follow One Life Fitness on facebook for up-to-date announcements about the gym, like the outdoor dance rhythm vibez class they posted about recently. The class will take place outdoors on September 7, 2021, (weather permitting) at 6:00 pm on the corner of South Dakota Avenue and Galloway Street NE. Call (202) 459-4664 to register.

The new gym, scheduled to open on South Dakota Avenue NE between Galloway Street and Ingraham Street in January 2022, is a long time coming and will serve as an anchor for the first phase of Art Place at Fort Totten. I for one am looking forward to having a gym in the neighborhood.

As expected, the Cafritz Foundation has submitted a second application for a modification of consequence for the second phase of Art Place at Fort Totten (also known as “Block B” or “The FEZ at Art Place“) with the DC Zoning Commission (zoning case number 06-10F). After a multi-year journey that is too much to capture in this post, the Zoning Commission approved the second phase of this planned unit development (PUD) with Meow Wolf, effective March 20, 2020 (see these posts for that discussion). On April 21, 2020, the developer filed an application for a modification of consequence with a few changes that was approved by the Zoning Commission, effective September 4, 2020. Now that Meow Wolf is no longer part of the second phase, the developer is back with another application for a modification of consequence due to the change in tenant mix.

The submission dated August 26, 2021, states,

As a result of the unprecedented impacts of the COVID pandemic, Meow Wolf determined that it was no longer able to move forward with the ratified lease for space at the Art Place at Fort Totten Phase B. While no longer pursuing the original plans, Meow Wolf and the Applicant remain excited about the vibrant creative community of Washington DC and the vision for the Arts Place at Fort Totten. Both parties agreed to keep open the option to work together in the coming years in order to find ways to honor each other’s social impact mission for the benefit of the metropolitan area.

Proposed modifications from the submission

• Modification of Commercial Use
  • Meow Wolf being replaced with similar immersive arts experience
  • Previously approved uses remain (children’s museum, food hall, grocery store, arts uses, theater/entertainment space) – (Note: submission notes developer is in talks with the Venue Group to manage the theater/entertainment space and is in talks with Illuminarium, Super Blue, and Artechouse about being part of the family entertainment zone (FEZ)
  • Overall commercial use area reduced by 33,500 square feet
• Modification of residential use
  • Extend north residential tower & eliminate amenity terrace to add residential units all the way to Kennedy Street (Note: all of the additional units would be market-rate)
  • Last remaining Riggs Plaza garden apartment no longer needed
  • Dog Park relocated to new corner of 4th & Kennedy
• Architectural Modifications
  • “Fort” on corner of Ingraham & 4th removed to improve indoor/outdoor dining experience
  • Height of drum reduced by 2 stories based on replacing Meow Wolf
  • Terrace added above retail on South Dakota Avenue
  • Area of excavation for parking & parking count reduced based on revised program
  • Electrical transformers & switchgear relocated based on new garage footprint
  • Traffic study updated to show no adverse impact to new program with parking reduction (Note: parking reduced from 717 vehicle spaces to 494 spaces, believes fits more of the demand due to fewer peak hour trips, same access points into the site, removed one garage entrance)
  • Loading berth off 4th Street added to enhance flexibility for commercial tenants
  • Palette on residential towers revised based on more neutral colors
• The Cafritz Foundation states they will abide by proposed mitigations in the original PUD–full traffic signal at South Dakota Avenue & Ingraham Street NE, pedestrian improvements on Ingraham Street, improvements on South Dakota Avenue NE and on Kennedy Street NE

The developer believes that the changes are not so significant as to require a hearing and anticipates that the Zoning Commission will be able to consider the modification on the record at a public meeting on September 30, 2021.

The project sits in ANC 5A08. ANC Commissioner Gordon Fletcher (5A08) will likely hold a single member district (SMD) meeting sometime in September about the proposed changes, so stay tuned for that.

Some images of the proposed changes below:

Art Place Construction Notice 8/23/2021