Social Justice School Charter Fully Approved

On June 29, 2020, the DC Public Charter School Board (DCPCSB) voted to fully approve a 15-year charter for the Social Justice School, effective July 1, 2020. School officials have attended several ANC 5A meetings over the past year to inform residents about plans. The school will be located at 5450 3rd Street NE. The school has a three year lease agreement with Rocketship Public Charter School to co-locate at the site, with a one-year option to extend. Construction to renovate the old warehouses at this location to house school facilities is ongoing.

According to documents on file, Social Justice School will operate a middle school serving grades 5 through 8. For its first year of operation in school year 2020-2021, the school has a target enrollment of 65 students–maximum 75 students–in grades 5 and 6. Its goal is to grow the student population to a total of 300 students in grades 5 through 8 by school year 2023-2024. On June 16, 2020, the day after the school enrollment deadline, the school had 41 enrolled students. Because enrollment lags target, the DCPCSB required the school to develop a contingency budget. See the contingency budget here and the contingency budget narrative here. The DCPCSB determined that the school will be financially viable with an enrollment of 41 students and that the school will have sufficient resources to deliver its programs:

Based on the review of the contingency budget, DC PCSB staff concludes that, at an enrollment of 41 students:
The school will be financially viable. The budget shows a positive net income of $59,558 and 112 days of cash on hand. To help offset decreased revenue, Social Justice PCS has secured a $500,000 credit enhancement from the Office of the State Superintendent of Education (OSSE) and a $250,000 loan from CityBridge for facilities-related costs if required. Also, NewSchools Venture Fund has promised an additional $160,000-grant pending its full charter approval (see Attachment B).
The school will have sufficient resources to deliver its program. The budget maintains appropriate levels of staffing, including one English language arts teacher, one math teacher, one science/wellness teacher, and one liberatory design thinking teacher. Some key personnel positions have been reimagined. For example, the executive director will assume the responsibilities of the principal, while the previously identified principal will serve as the founding math teacher. Also, the director of student supports with [sic] oversee both case management and service delivery for the projected four English learners and nine students with disabilities.

It is still too early to know what school will look like for DC students in the fall. If in-person classes are scheduled, with Rocketship, AppleTree, and Social Justice School at the campus at 3rd Street and Kennedy Street NE, we will have quite a few new students in this corner of the neighborhood.

Ramdass Pharmacy & Health Equity in Washington Post

Dr. Anthony Ramdass, owner of neighborhood pharmacy Ramdass Pharmacy, discusses his work assisting vulnerable residents during the COVID-19 pandemic in this column by Courtland Milloy in the Washington Post. Dr. Ramdass visits homes of seniors to deliver prescriptions and vaccinations. This is one column by Mr. Milloy that I am happy to promote. Learn a bit about our neighborhood pharmacist and why health equity is so important.

24 Hour Fitness out at Art Place (UPDATED)

Update 7/2/2020: The developer contacted me to let me know that 24 Hour Fitness has not rejected the lease and still might be coming to the Modern.

Original Post

At last night’s ANC 5A public meeting, ANC Commissioner Gordon Fletcher (5A08) announced that 24 Hour Fitness has backed out of its contract to anchor the first phase of Art Place at Fort Totten due to the financial impact of COVID-19. The first phase, called the Modern at Art Place, was completed in fall 2017. As noted in this post, the company has filed for Chapter 11 bankruptcy so this result is not too surprising, though disappointing. Notably HR Retail, the leasing agent for the development, has an updated brochure and site plan for Art Place that do not list 24 Hour Fitness (though 24 Hour Fitness is still listed as a confirmed tenant on HR Retail’s website). It looks like those marketing materials were updated on June 23, 2020.

With DC’s move into Phase Two of reopening on June 22, 2020, gyms are now permitted to reopen at reduced capacity. But this comes after months of being closed. Other gyms and fitness companies have also filed for bankruptcy or permanently closed locations.

I for one was really looking forward to having a decent gym in the neighborhood and I still am. I thought perhaps one benefit of not having the gym built out at Art Place at this point would be that by the time the gym finished building out the space, we would be further along in managing COVID-19, so we would have the benefit of time. It is unclear if the developer is now negotiating with another gym.

24 Hour Fitness Files Chapter 11 Bankruptcy

24 Hour Fitness has filed for Chapter 11 bankruptcy, seeking restructuring with plans to close approximately 130 locations. This move was not unexpected. The CEO released a statement to members in April acknowledging the financial impact of COVID-19 on operations, in response to media reports that the company was considering seeking bankruptcy relief. At that time, I reached out to the developer of Art Place at Fort Totten to find out if they expected any impact on the opening of 24 Hour Fitness at Art Place. The developer stated that to their knowledge, plans for the 24 Hour Fitness at Art Place had not changed. The thinking was that the gym would seek reorganization and close some gyms, but newer facilities under construction would not be impacted.

The gym is supposed to anchor the first phase of Art Place in Building A. Residents know it has been a long slog to get the first phase of retail off the ground. X-Sport Fitness was originally slated to anchor the first phase, but that company had its own problems and could not make adequate progress towards opening, so the developer struck a deal with 24 Hour Fitness. Just when it looked like interior buildout for 24 Hour Fitness was finally making progress, the COVID-19 public health emergency hit.

I have reached out again now that the company has officially filed for bankruptcy relief to find out if there will be any impact to Art Place.

Explore! Children’s Museum Sandbox Activities

Check out Explore! Children’s Museum new Sandbox portal. The site contains free hands-on activities and resources for children nine years old and younger.

Welcome to the Explore! Sandbox, our curated list of online, at-home, and hands-on activities and resources. Find “your” inner artist, performer, scientist, musician, chef, and storyteller in this exciting collection of hands-on art activities, science experiments, cooking lessons, storytelling, creative movement, theatrical, and musical performances. Travel around the globe for virtual tours of museums, aquariums, botanical gardens, zoos, concert halls, theaters, and cultural centers that highlight special experiences for children, ages 0-9, and their families.

Zoning Commission votes to approve Art Place Block B modification

At its public meeting on June 8, 2020, the DC Zoning Commission voted 5-0-0 to approve slight changes requested for Block B of Art Place at Fort Totten (case number 06-10E). We described that Modification of Consequence application in this post.

ANC 5A supported the request; the Lamond-Riggs Citizens Association offered no objection; and ANC 4B did not participate (as they did not in the underlying case). Zoning Commission member Peter May noted that this project is a complicated one that always felt unsettled so it was not surprising that the developer was returning with changes. At least there is agreement that these are changes for the better.

Slight changes to Art Place Block B plan

The Cafritz Foundation has filed a Modification of Consequence for Block B of Art Place at Fort Totten seeking approval for modifications to the residential, family entertainment zone, and landscaping components of the plan approved by the Zoning Commission. ANC Commissioner Gordon Fletcher (5A08) will be having a single member district meeting at some point to discuss the proposed changes.

Proposed residential component changes:

  • Modifications to the façade and fenestration treatment of the residential structure along the former 4th Street and Ingraham Street;
  • Raising the proposed pedestrian bridge across the closed 4th Street one level – to the third floor;
  • Creation of a central lobby for the residential building;
  • Grouping of the 30 artist affordable units in the northern tower to create more of an actual artist community rather than having the units dispersed throughout two towers; and
  • Creation of separate loading areas for each portion of the residential building rather than having one large loading area.

Proposed Family Entertainment Zone (FEZ) component changes:

  • Increase in height of the drum and fins by eighteen inches to better screen the roof structure;
  • Reduction in the massing of the structure above the Aldi grocery store along South Dakota Avenue; and
  • Internal modifications that result in slightly modified square footage for the various uses.

Proposed landscape component changes:

  • Redesign of the Kennedy Street Plaza – removing the previously approved circular drive and vehicular drop-off area;
  • Relocation of the dog park to property adjacent to Block B on the west side of former 4th Street; and
  • Enlarged 4th Street central plaza for additional restaurant seating

The plan previously included one remaining Riggs Plaza apartment building on the west side of 4th and Kennedy Street NE to accommodate remaining Riggs Plaza tenants. The filing states, “The building that was previously shown in this location is now vacant and is no longer necessary for tenant relocation purposes, as the remaining Riggs Plaza Apartments tenant has been provided relocation opportunities.” So it looks like that space can now accommodate the dog park. Eventually Kennedy Street will be realigned during a future phase.

The case number is 06-10E.

Images of proposed modifications

Zoning Commission Order Issued for Art Place Phase 2

The DC Zoning Commission has finally issued a written order approving the second phase (Block B) of Art Place at Fort Totten. The conditions of the approval are outlined in the order beginning on page 28. The order will become effective upon publication in the DC Register on March 20, 2020. (Disclosure: I served as president of the Lamond-Riggs Citizens Association (LRCA) during the Zoning Commission’s review of Block B and represented the LRCA before the commission. I no longer serve on the board of the LRCA).

The commission voted to approve the project at a commission meeting way back in June 2019. The DC Council and mayor have approved the closure of 4th Street NE between Ingraham Street and Kennedy Street for the project. As noted in this pre-pandemic post, residents should expect to see a uptick in activity around the site in the next several weeks. Fencing has already gone up around some of the legacy Riggs Plaza Apartment buildings. ANC Commissioner Gordon Fletcher (5A08) will be the point of contact responsible for distributing construction information to the community.

Coming Back from the House Of Eternal Return

By David Kosub (Contributor)

On a recent swing through New Mexico to see some friends, we stopped in to visit the House of Eternal Return. This is Meow Wolf’s interactive, immersive art experience that started it all in Santa Fe.  What better way to get our heads wrapped around what’s coming to Riggs Park as part of Block B of the Cafritz Foundation’s Art Place at Fort Totten development, than to experience their first installation up close and personal. We had a blast. Here’s a sampling of what you may experience too…and don’t forget your 3-D glasses…

Meow Wolf, Santa Fe, NM

You start, as you would any time you come home, by getting the mail, but this is no ordinary mailbox…there are clues!

David Kosub at Meow Wolf’s House of Eternal Return

….upon entering the house, you see a scene, probably one pretty familiar to us all…

…while exploring the house, looking for more insights on what this family is up to, you find yourself being sucked into a portal…in the bathroom when nature calls nonetheless …

…going through the portal, you naturally find dinosaur bones, but not just any normal bones, these make music when you tap them. Yabba Dabba Doo!

…coming out the other side, you’re under water….

….traveling further, you begin to enter a magical forest world

…complete with a treehouse to play in.

…You stumble upon a bus…a tad askew, that probably has seen better days….

….and then, of course, you dance like you’ve never danced before to some deep electronic beats in the strobe light room ….

… portaling back from whence you came, you reanimate inside a cake, because, why not…

…other worlds exist to explore here with Meow Wolf, but you will need to go and experience it yourself. Before you leave though, don’t forget to stop and smell the roses

WBJ on Art Place at Fort Totten Phase 2

We reported on ramp-up of activity on the second phase of Art Place at Fort Totten in this post on ANC Commissioner Gordon Fletcher’s (5A08) February 2020 SMD meeting. Since then, the Washington Business Journal has run a couple of reports on the second phase. The first article (subscription required) is a feature on Sean Cahill, the development manager hired for the second phase. Mr. Cahill attended Commissioner Fletcher’s SMD meeting.

The second report (subscription required) notes that construction on the second phase is gearing up while the developer continues to lease up the first phase.

Phase one retailers include T-Mobile, ShiningStars Pediatric Dentistry and Ramdass Pharmacy, all of which opened in 2018. Still to open are a Love & Care Daycare, which is expected to open in the fall of 2020, and Rocketship Public School charter school, which will open in August for the 2020-2021 school year.

Another anchor, a 40,000-square-foot 24 Hour Fitness gym, is projected to open in The Modern by the end of the year. 24 Hour Fitness replaces the previously announced XSport Fitness, which fell through for the development.

While Cafritz declined to comment on why retail leasing has been such slow-going for phase one, the spokesperson said that the retail in phase two is already 40% pre-leased, mostly with entertainment tenants. That number doesn’t include a planned 25,000-square-foot Aldi grocer store at the development.

Phase two will consist of three multi-story, mixed-use residential buildings with 272 units, 30 of which will be accessory dwelling units, and the FEZ (family entertainment zone), which will house a food hall, the 30,000 square foot Explore! Children’s Museum and the 80,000-square-foot Meow Wolf multimedia museum. Phase two is projected to deliver by late 2021 or early 2022.

The Foundation says it intentionally sought to incorporate more experiential retail in phase two, which will also include flexible event space, studio space and maker spaces intended for community rental and to support local arts and culture programming.

January 2020 Development Roundup

Here is a new year roundup with the status of a few neighborhood development projects to the best of my knowledge.

1. Art Place at Fort Totten

I have received a lot of questions about Art Place at Fort Totten, particularly regarding the first phase, which was completed in late 2017 at South Dakota Avenue NE between Galloway and Ingraham. Ramdass Pharmacy and Shining Stars Pediatric Dentistry have been open for a while now. Here is what we know or have been told so far about the rest of the retail spaces. The gym (24 Hour Fitness) and daycare (Love & Care Child Development Center) are under construction with completion anticipated the end of June this year. No word on when the urgent care center might open. A number of other retail spaces are under negotiation, but the developer is not prepared to share information at this stage about what those retailers might be. If you have specific retailers that you either have a connection to or want the developer to reach out to, please let the developer know (seriously).

As for the second phase, which will be located on South Dakota Avenue between Ingraham and Kennedy, as we know, it will be anchored by Meow Wolf, and will have an Aldi grocery store, Explore! Children’s Museum, food hall, maker spaces, around 270 rental units, and ground floor retail. Meow Wolf held community meetings last year and will continue its community outreach this year. The DC Council held a first vote on the closure of 4th Street NE between Ingraham and Kennedy on January 7, 2020, for this phase of the project. Construction is anticipated to begin first quarter of this year, but considering the DC Zoning Commission has not yet entered an order for this phase, it is unclear when we will start to see construction on the site.

2. Fort Totten South

What we have known as the Fort Totten South project, or the second phase of Fort Totten Square planned for the southeast corner of South Dakota Avenue and Riggs Road NE, should finally be breaking ground this year. The “Coming Soon” sign and webpage for what they are now calling “Riggs Park Place” are up. This is the project that started out as mixed use rental apartments above retail that changed to a back-to-back townhome project with ground level retail that then changed to traditional townhome units with retail. As of June 2019, the project changed again to traditional townhomes with rental apartment units for seniors above ground floor retail. Look for activity likely around spring of this year.

3. Rocketship Charter School

Interior renovation of the warehouses at 5450 Kennedy Street NE is ongoing for Rocketship Charter School. In addition to elementary instruction provided by Rocketship, AppleTree Learning Center will provide pre-kindergarten instruction, and the Social Justice School will provide middle school instruction. The campus is scheduled to open in fall 2020

4. Chick-fil-A

Stay tuned for more details about the Chick-fil-A planned to replace the KFC/Taco Bell on the corner of 3rd Street and Riggs Road NE. We have it on good authority that Chick-fil-A now plans to have interior seating. They are working on revised plans and hopefully will have those ready along with their traffic study in time for ANC 4B’s February meeting.

5. Lamond-Riggs Library

The design team is finalizing the design for the new Lamond-Riggs Library. An interim library will be housed at the Modern at Art Place on Ingraham Street NE. Given the regulatory and permitting processes required, DC Public Library officials cannot say exactly when the existing library will close, but they anticipate closing the existing library mid-year 2020 with the interim library opening a few weeks afterwards. View the planned design on the project website at https://www.dclibrary.org/newlamondriggs.

6. Metropolitan Branch Trail (MBT)

Projected completion of the MBT extension to Fort Totten has been pushed back to September 2020 due to project delays.

Residents will likely get updates on these projects from ANC 4B and ANC 5A as the year progresses, so be sure you are signed up for email notification for your ANC.

Next Stop Neighbors: Jamal Gray with Meow Wolf

By David Kosub (Contributor)

Weird. Yes. Sci-Fi novel come to life. Check. DIY. Thumps up. Space and time traveling. Naturally. Coming to Riggs Park. Woot woot. That’s right, the immersive art collective Meow Wolf is revving up and getting ready to meet us. In this edition of Next Stop Neighbors, we’ll get to know the man who is tasked with the job.

Jamal Gray is Meow Wolf’s liaison with the artists in DC and the community here. Our conversation weaves in and out from his Aquatic Gardening Roots in the District, the history of Meow Wolf, his philosophy to be “neighborhoodly,” social impacts, his artistic flare, and a full body slam for good measure. LET’S GET READY TO RUMBLE!!!

Click here to listen to the conversation (running time: 19 minutes – we just kept going and going)

Jamal Gray with David Kosub

Background on Next Stop Neighbors:

Welcome to Next Stop Neighbors where we get an opportunity to hear the voices behind the faces and places in Lamond-Riggs and the surrounding communities. Through this podcast series, you will meet some friendly neighbors and hear their perspectives on the community through civil, casual conversations. From the small business owner who just opened up, to the non-profit organization trying to make a difference, to the community leader describing their vision for the neighborhood, and the resident around the corner who has lived here for 50 years, we all have a story to tell. We welcome recommendations and, better yet, your own 10-minute interviews too!

Can’t get enough Next Stop Neighbors? Check out these past conversations for more:

Robert “The Library Guy” Oliver (October 2019)
Soon-to-Be Moms and Soon-to-Be Dads (September 2019)
Explore! Children’s Museum (August 2019)
Troka Insurance (July 2019)
Ms. V and Culture Coffee Too (July 2019)
Bertie Backus Urban Food Hub (June 2019)
LRCA Forward Team (April 2019)
Ramdass Pharmacy (March 2019

Meow Wolf Community Meeting Recap

On October 24, 2019, Meow Wolf, a Santa Fe-based arts and entertainment group, held a community meeting about its plans to open a new location here in the neighborhood in Riggs Park. Meow Wolf is planning locations in Denver and Las Vegas as well.

The meeting served as the company’s introduction to the community. It is challenging to articulate what exactly Meow Wolf is. Danika Padilla, Senior Director of Social Impact, started off by sharing the company’s origin story. It was started by a group of friends in 2008 as an artist collective who just wanted to make weird, interesting, immersive art, and that is what they offer. For example, for one exhibit, an artist who uses a wheelchair designed a space with low ceilings so that people could engage with the space from the perspective of someone in a wheelchair.

Since 2017, it has been a certified B-corporation, a certification for businesses that want to do social good. It is not a nonprofit organization. They describe their business as one with a triple bottom line focused on financial, social, and environmental well-being. Their website has a lot of information about their philanthropy, artist engagement, DIY Fund, and community support.

Han Sayles, Director of Artist Collaboration, spoke a bit about the artist engagement piece and how the company wants to know how it can serve the DC area artist landscape. They are very interested in providing a space for local artists to share their work and be paid fair compensation for their work.

They were also there to listen and find out how they can be a good neighbor. They have hired a local DC artist and resident, Jamal Gray, to serve as a community outreach liaison. They posed several questions to get the conversation started, listed below in no particular order:

  1. In what ways can Meow Wolf support artists?
  2. What inspires you about your community?
  3. What is important to know about the community?
  4. What do you enjoy doing for fun in your community?
  5. How can Meow Wolf be a good neighbor?
  6. What advice would you give to foster inclusivity and accessibility for local residents?
  7. Are there local resources or groups that Meow Wolf should be aware of?
  8. What are the challenges for new businesses coming into the area?
  9. What else would you like Meow Wolf to know?

There were actually two sessions in the same evening; information presented at each was the same. I only attended the second session, so I am only sharing observations from that session. Besides providing feedback on these questions, audience members raised questions about a variety of topics. It was apparent that some people did not realize that Meow Wolf will be part of a much larger development, Art Place at Fort Totten. People asked what other retailers will be part of the development, stating their desire not to have chains. Meow Wolf has no control over that, but did state they have asked the Cafritz Foundation, which is developing the project, to prioritize local retailers. One resident raised a point about making the space environmentally green, considering the number of trees that will be cut down for the development itself. Meow Wolf talked about wanting to have a compost system. They also noted that in Santa Fe, 70% of the visitors are tourists, so for DC they really want to think about ways to incentivize using public transit to access the site.

There was a protracted discussion about gentrification and how some believe this project will be a gentrifying force in the community (gentrification being undefined). Meow Wolf noted that they prize community engagement, showing up and listenting to the unique needs of the community. To that end, they plan to have a community advisory group for the DC location just as they do for their other locations.

They are really interested in finding out how they can be helpful in the local DC area artist landscape. For example in Denver, with the community advisory group, Meow Wolf set a goal that 40% of the artists involved in that location be local artists, and they said they have reached that goal. The artists in the room asked about the boundaries of what is considered a local artist, to which Meow Wolf responded they are definitely looking at Baltimore and Richmond area artists for the DC location. The artist engagement page has a link for people to submit their portfolios if they are interested in being part of a launch event or showing in the space. Some had very specific questions about whether there would be space for music performances or live fire shows. Likely yes to the first question, not sure about the second.

On a personal note, as Art Place starts to build out arts-focused programming in the next phase, I think it would be really awesome for these organizations to provide an opportunity for young people to really explore. While I do believe everything is not for everybody and one thing cannot be all things to everyone, I do not think we should automatically discount certain spaces as off-limits or “not for us” for any particular group of people, whether that be seniors, youth, or people of color, especially if there is an opportunity to engage early on with the creators of the space. Building out a junior staff program for young people or even a work-study program for people of all ages would be really great for the neighborhood. The idea is to expose youth not just to the arts in terms of creating art, but also the many possible careers supporting the arts, such as teaching, fundraising, marketing, and program development. Meow Wolf noted in response to a question that the DC location will provide about 100 jobs, not just for artists but for positions that will support the building and maintenance of exhibits and programming. I also think arts programming provides a really great opportunity of fostering intergenerational interaction. The notion that all artists are young and that the space will only appeal to millenials is not accurate to me. Just my view.

I think the bottom line is that with opening still a few years away in 2022, Meow Wolf is really interested in hearing how immediate community members see this space being part of the community. At 75,000 square feet, it is going to be a big space. If you are interested in providing feedback to the questions listed above or about anything else, email DC@MeowWolf.com.