Art Place Construction Notice 1/17/2022
Category Archives: Neighborhood Development
Chick-fil-A Signage is Up
A neighbor told me last night that the Chick-fil-A signage was installed so I took a quick picture today from the 3rd Street side. It is a little hard to tell from the picture, but there is bit of landscaping installed behind the construction fencing.
Art Place Construction Notice 1/10/2022-1/17/2022
January 2022 Development Roundup: Gym is Open
Here is a new year roundup with the status of a few neighborhood development projects to the best of my knowledge.
Onelife Fitness is open at 5198 South Dakota Avenue NE as of today January 10, 2022. I am excited both to have a pretty nice gym in walking distance and to finally have an anchor in place for the first phase of Art Place at Fort Totten (called the Modern at Art Place) that was completed in fall 2017 (hooray!).
Pictures of the gym below
As for the second phase (called the FEZ at Art Place), at a public hearing on December 13, 2021, the DC Zoning Commission voted (5-0-0) to approve the developer’s application for a modification of significance (this was filed after Meow Wolf dropped out of the project). Just waiting for the official order to come down and then we can expect to see construction activity begin for the second phase. The second phase will consist of a food hall, Aldi grocery store, Explore! Children’s Museum, immersive arts space and performance venue, additional retail, 294 residential units (with 30 reserved below market-rate for artists and 3 additional units reserved below market rate for other individuals), and 494 vehicle parking spaces. The developer is also extending 3rd Street NE in front of the Aventine apartment building.
2. Chick-fil-A
Construction continues for a Chick-fil-A on the corner of 3rd Street and Riggs Road NE. Last update we received on this was that the restaurant will open sometime in March 2022. There has been talk about having a job fair. Stay tuned.
Anyone passing by the corner of South Dakota Avenue and Riggs Road NE can see the townhomes at Riggs Park Place under construction. The 90 townhomes make up the first phase of the project. Just a few homes remain to be sold, and the first move-ins should be coming this spring. The second phase will consist of a multifamily building with approximately 90 rental units reserved as affordable housing for seniors and a few units of permanent supportive housing, along with about 10,000 square feet of ground floor retail. The second phase is not expected to get started until 2023. See this December 2021 update from EYA.
DC Public Library officials have been keeping us up to date with periodic construction reports on the rebuilding of the Lamond-Riggs Library. The new library should be opening sometime in spring 2022. The interim library is open at 395 Ingraham Street NE.
I have heard rumblings that some residents want to name the rebuilt library after a longtime resident who passed away in 2018. Interesting fact: The original library was designed by African-American architects who were brothers, Charles Bryant and Robert Bryant. Their firm Bryant and Bryant lives on in successor firm Bryant Mitchell. It is my understanding that Robert Bryant and his wife Shirley Bryant lived in Riggs Park on 4th Street NE (and Mrs. Bryant still lives there today).
From DC Public Library:
Local architects Bryant and Bryant designed the current Lamond-Riggs Library in 1979. The $2M library opened in 1983. Both Bryant brothers, Charles and Robert are now deceased and their legacy lives on through Charles Bryant II, also an architect.
If the library is going to be named after anyone (and I have my thoughts about naming buildings after people), how cool would it be to be named after these two historical figures who are responsible for the original library as well as a number of other buildings around the city (see Washington Post obituary and The American Institute of Architects obituary of Charles Bryant).
The extension of the MBT from Brookland to Fort Totten is almost complete. View the project website at https://www.metbranchtrail-forttotten.com. The last little (and most complicated) bit that will curve around the green line tunnel at Fort Totten Metro still needs to be done.
In late 2021, the District Department of Transportation (DDOT) presented on the full design for the next phase, the Fort Totten to Takoma extension. The project website for this phase is https://metbranchtrail.com/met-branch-trail-fort-totten-to-takoma. A traffic signal was installed at 1st Street and Riggs Road NE just before the end of the year, but it is not clear if it is actually operational, as it remains a blinking red. (Note: The light became active on January 14, 2022). This traffic signal was expedited ahead of the rest of the Fort Totten to Takoma extension. A bike signal will be added later.
DDOT has also started design of the final piece of the MBT from Blair Road to Piney Branch Road. View the project website at https://metbranchtrail.com/blair-rd-to-piney-branch.
6. 6101 Sligo Mill Road NE
We covered this project in these posts. The plan was for the developer to tear down the existing vacant building and construct a new one with 50 rental units. The developer started holding community meetings, and then DC’s Office of Planning (OP) said not so fast. Apparently, OP does not want the building torn down and has asked the developer to see about preserving at least some of the building (it is an attractive old building). The developer previously stated it has taken so long for this building to be developed into housing because its layout is not conducive to housing. In response to OP’s concerns though, the developer is reworking its plan to see if they can preserve some of the building. For right now, things are in a holding pattern.
Chick-fil-A anticipates March 2022 opening
The new Chick-fil-A under construction at the corner of 3rd Street and Riggs Road NE is anticipated to open in March 2022. Representatives shared an update with the leadership of the Lamond-Riggs Citizens Association in late November:
- Site Construction at 75% complete
- Building Construction at 25% complete
- Forecasted Opening March 2022
After the new year closer to the opening date, representatives will attend a meeting to provide more information about operations (such as operating hours and hiring) and to answer questions from residents.
Onelife Fitness anticipates January 2022 opening, now hiring
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 11/29/2021-12/13/2021
Modification of Significance Submitted for Art Place Block B at Request of Zoning Commission
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 10/18/2021-11/1/2021
2021 WDCEP Riggs Park Neighborhood Profile
The Washington, DC Economic Partnership (WDCEP) recently released its 2021 Neighborhood Profiles. Find the profile sheet for Riggs Park here. Forthcoming projects Riggs Park Place and Art Place at Fort Totten Phase II are once again highlighted in the profile.
I always like to see if there is anything different from year to year. You can see the 2020 profile sheet here. I can’t say there’s much change in demographic data (expected). The neighborhood Main Street for Riggs Park (The Parks Main Street) gets prominent placement, having expanded in the last year or so to include the businesses on 2nd and 3rd streets NE. WDCEP also added Manor Park to the profile sheet this year because The Parks Main Street also covers one commercial block in the Manor Park neighborhood.
A couple of items included in the 2020 profile that did not make it into this year’s profile are the extension of the Metropolitan Branch Trail (MBT) from Brookland to Fort Totten and the full rebuild of the neighborhood library, the Lamond-Riggs Library. Both of those are big exciting projects, and both are on track to be completed in the next several months (the MBT extension in December 2021 and the library in spring 2022).
It’s a tall order to capture a neighborhood in one small snapshot, so I always appreciate WDCEP’s efforts to highlight DC’s many diverse commercial corridors in a simple, elegant manner. Shoutout to head of WDCEP Keith Sellars who is a fellow Riggs Park neighbor.
More Updates on Art Place at Fort Totten Block B Modification: Extension of 3rd Street NE
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.
September 2021 Construction Update on Riggs Park Place
As neighbors have noticed, vertical construction has started on the townhomes at Riggs Park Place, a new townhome community under development by EYA on the southeast corner of South Dakota Avenue and Riggs Road NE. EYA’s latest newsletter on Riggs Park Place states that only nine homes remain available for sale (out of 90 total homes). The newsletter also provides a brief construction update.
From EYA
Construction Update
Excitement is in the air with the start of vertical construction! The first building is in framing up to the second level. Concrete foundations are underway in the next building—the foundation walls are expected to be completed this week with plumbing groundworks installations beginning next week.
Land development also continues onsite with continued work on underground utilities including water and sewer. And the site is now ready to receive power to the community. A new street entrance has been cut and base paving is expected to begin the end of October.
Preview Center for One Life Fitness is Open
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.
Second Modification for Art Place at Fort Totten Phase 2 Submitted
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 8/23/2021-9/6/2021
Art Place Construction Notice 8/9/2021-8/23/2021
A little late in getting this one up. Pretty much the same as all the others
Art Place Construction Notice 8/9/2021
Apartments planned for Lamond
Super late in getting this post up. DC Urbanturf had the original report regarding apartments planned for a long vacant building at 6101 Sligo Mill Road NE in Lamond. The development team presented at ANC 4B’s meeting on June 28, 2021, and at a community meeting on June 11, 2021.
See the presentation here.
This building was originally slated to be condos as part of a planned unit development (PUD) called The Hampshires, a community of single family detached homes and townhomes, developed by Comstock several years ago (zoning case number 05-30). There is also an adult care facility operated by Metro Homes on the grounds. For many reasons, development of the larger multifamily building just never got off the ground. Now a new development team is proposing to tear down the building and construct a new building with 50 apartments.
During the ANC 4B meeting in June, the owner stated that one of the reasons development of this building has been so difficult is that the layout of the building is not conducive to housing, and now the building is in no condition to be efficiently renovated. The building will have brick facade to blend in with the homes at the Hampshires and the units will have projected balconies. The team plans to spread surface parking around the site with the goal of having vehicles enter and exit through four different entry points.
Development of this building will be quite a process. The building has changed ownership a couple of times and gone through foreclosure. David Zarnoch, representing the new ownership team (a pension fund), stated that the team is committed to the affordability provisions of the original PUD (11 below market rate units). But in response to a question from the ANC about the status of the original PUD, counsel for the development team stated he had to get clarification from the zoning administrator about whether they would need to modify the original PUD or whether this development would be considered a new PUD. Commissioner Evan Yeats (4B01) worried that if the ANC approved the project, then a precedent would be set to allow a developer to delay building affordable units until years after a project has been approved. Mr. Zarnoch noted that this particular development team is new to the project and that they are not the original owners who allowed the building to fall into disrepair. Also a homeowner in the Hampshires questioned how the development team proposed to provide access to the building from different entry points given that the roads at the Hampshires are private roads, so easements might be needed.
If you live in the area or care about this project, expect to receive notice of community meetings from ANC Commissioner Geoff Bromaghim (4B07) and the Lamond Community Action Group.
Art Place Construction Notice 7/26/2021-8/9/2021
Art Place Construction Notice 7/12/2021-7/26/2021
All construction notices for the second phase of Art Place at Fort Totten, called the Fez at Art Place, can be found at http://fezartplace.com under “Construction Updates.” The link to the latest construction notice, 7/12/2021-7/26/2021, is available here. A reader asked what these notices are saying because it appears that no work is being done. That is a largely correct observation. Some pre-construction work is ongoing. The development team committed to distributing biweekly construction notices, so to the extent the notices have been the same for a while now, it is just confirmation that the state of affairs remains the same.
Next Stop...Riggs Park 
