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 theseposts. 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
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.
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.
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.
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 (seetheseposts 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.
Vacant building at 6101 Sligo Mill Rd. NE in Lamond slated for apartments. Photo taken July 28, 2021.
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.
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.
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.
Flexiposts installed 400 block Galloway Street NE near the Modern
After years of 311 service requests, email exchanges, pictures, and letters to the Council during performance oversight season, the District Department of Transportation (DDOT) informed me on March 25, 2021, that they approved installation of flexiposts behind the crosswalk in the 400 block of Galloway Street NE near the Modern at Art Place. DDOT installed the flexiposts earlier this week. This is great news for those of us who have been nagging DDOT about the crosswalk near The Modern and the fact that drivers continuously parked in a way that blocked the sightline of pedestrians and drivers (see this post, for example).
The story of this particular crosswalk is a 3.5 year saga. Before the Modern was built in 2017, 4th Street NE used to be a through street between Galloway and Kennedy. There were marked crosswalks at the intersection of 4th and Galloway. This is important because there is not a sidewalk on the south side of Galloway Street across from the Modern. Some residents choose to walk up the inclined, wooded path on the south side of the street, but many also choose to use the sidewalk on the north side and cross at 4th Street to walk to Fort Totten Metro station.
View of dirt path on south side of Galloway Street NE
During construction of the Modern, the crosswalk that was at 4th and Galloway was removed. After the Modern was built, 4th Street was permanently closed between Galloway and Ingraham, basically becoming the apartment community’s private driveway. Immediately after the building opened in fall 2017, we asked that the crosswalk in the 400 block of Galloway be reinstalled because again there is not a sidewalk on the other side of the street, and just because 4th Street was now closed, that did not mean that the crosswalk had to be removed.
At first, DDOT wanted us to submit a service request for a new crosswalk. We all know how long it takes the agency to install a new crosswalk though. We argued that it was not a new crosswalk, and we had already submitted a service request to restripe the crosswalk. The developer should have been required to reinstall the crosswalk that had previously been there. In the interim, we were also told that DDOT in fact instructed the developer not to reinstall the crosswalk for reasons, but who knows. Anyhow, thanks to Google street view and intervention by Ward 5 Councilmember Kenyan McDuffie’s office, we were able to send DDOT photographic evidence showing that we were not making it up that a crosswalk existed there for many years. So DDOT ordered the developer to install a crosswalk. But then no curb cut was installed because remember neither the developer nor DDOT intended for there to be a crosswalk. So drivers would literally park in the crosswalk all the time because I guess they thought it was an option to do so.
Car parked in crosswalk 400 block of Galloway Street
So we took pictures of cars parked in the crosswalk and asked that a curb cut be installed so that drivers would not park in the crosswalk. That took some time. Even then, some drivers still parked in or partially in the crosswalk (very strange behavior).
In any case, the result ended up being that there was then a crosswalk between two parked cars because there was just enough space for one car behind the crosswalk. So sometimes drivers would still park partially in the crosswalk.
The bigger issue though was that drivers could not see a pedestrian waiting to cross in the crosswalk between two parked cars and a pedestrian would have to walk out into the street to see around the car parked behind the crosswalk. None of this made any sense. We requested “no parking” signage, which DDOT put in front of the crosswalk after many months of requests, but it was placed right in front of a tree so no one could see it unless people knew to look for it.
DDOT installed high visibility pedestrian crossing signs pointing to the crosswalk so that motorists would know the crosswalk was there. For a while, DDOT told us there was only one signmaker or something so that is why it took a while to get the signs done apparently. DDOT refused to install signage indicating that no parking was allowed behind the crosswalk though because according to them the existing signage was adequate. According to them, the space behind the crosswalk was not a legal parking space because it was so close to the crosswalk and the driveway to the Modern. I suppose people were supposed to know that, but every day people would park behind the crosswalk. DDOT said it was a parking enforcement issue. And to be fair, some days DPW would ticket a car parked behind the crosswalk. I told DDOT it did not make sense to keep issuing tickets when it was clear that people thought they were allowed to legally park behind the crosswalk.
In December 2019, following multiple email exchanges among myself, the ANC, DDOT, and CM McDuffie’s office, DDOT installed a micromobility corral in front of the crosswalk to provide a buffer. Interestingly enough, that corral is actually not as big as it should be because there was a car parked behind the “no parking” sign when DDOT went to install the corral.
View of micromobility corral in 400 block of Galloway Street NE
Still DDOT did nothing about cars parked directly behind the crosswalk. So I asked the ANC to draft a resolution requesting signage and flexiposts so that cars could not be parked behind the crosswalk. DDOT dragged its feet for many more months and told me they could not put flexiposts behind the crosswalk because it was too close to the driveway or something. So I took pictures of flexiposts installed near intersections and also sent them pictures every day of cars parked behind the crosswalk blocking the sightline of pedestrians and drivers. Finally, on March 25, 2021, DDOT informed me that installation of flexiposts was approved.
I recount all of this just because there has been a renewed focus on Vision Zero, given the completely reckless driving taking place during the pandemic. To me, it seems that DDOT would want to take care of low-hanging fruit like this situation fairly quickly while the big fights about the big projects go on. There is also this sense of urgency from the mayor’s office in getting people to return to school and office buildings, meaning soon enough there will be more pedestrians traveling along this street to get to work and school. We noted to DDOT that this crosswalk is right next to a daycare center that would be opening at some point. But it took them almost four years to adequately resolve the issue of a crosswalk that should have been reinstalled after construction of a new building. The transportation plan for this new building should have included provision for replacement of the crosswalk. Residents should not have to take pictures every day and take time out of their day to send repeated communications to DDOT, the mayor’s office, or the councilmember’s office for something that should already be in a construction plan and monitored by DDOT. There is a sort of dismissiveness from the agency that becomes really grating after a while that sometimes results in residents saying “forget it,” and that is not a good result for anyone.
I will say the one bright spot in this saga was the support of DDOT’s Ward 5 liaison Kelly Jeong-Olson, who is always awesome, and Ty’on Jones before her. They deserve kudos for actually listening to residents.
We can now finally stop talking about this crosswalk and move on to other things, like that missing sidewalk on the other side of the street.
Effective May 13, 2021, the 5200 block of 4th Street NE (between Ingraham and Kennedy Street NE) will be closed to vehicles and pedestrians. Vehicles parked on 4th Street NE on May 13 will be towed at the vehicle owner’s expense.
ONELIFE FITNESS AND PHENIX SALON SUITES JOIN ART PLACE’SGROWING LIST OF RETAILERS
National Fitness and Beauty Retailers to Open in Fort Totten in Q1 2022
WASHINGTON, D.C — MAY 4, 2021 — The Morris and Gwendolyn Cafritz Foundation (Cafritz Foundation) today announced Onelife Fitness and Phenix Salon Suites are joining its growing list of retailers at their mixed-use development, Art Place at Fort Totten, with 16- and 10-year leases respectively.
“As we continue with the second phase of construction at Art Place, Onelife Fitness and Phenix Salon Suites will bring valuable amenities to the growing Fort Totten community,” said Jane Cafritz of the Morris and Gwendolyn Cafritz Foundation. “Onelife and Phenix will add to the character of Art Place and further enrich the lives of our residents and neighbors.”
Onelife Fitness will open its first location in the District, joining 16 nearby locations in Maryland and Virginia, in the retail area below The Modern apartments at Art Place. This opening will bring 40,000 square feet of cutting-edge equipment and facilities to the neighborhood. The premium fitness center will be a unique, modern design, with two spacious, open levels and floor to ceiling natural lighting, and will feature three boutique studios, an indoor saltwater pool, cutting edge cardio and strength equipment, functional turf training, and more.
“We are incredibly excited to open a new Onelife Fitness Sports Club in Fort Totten, and to provide this active and growing community with health and wellness solutions to live a healthy and happy life. As we have been reminded during this challenging time that our personal health, both mental and physical, has never been more important,” said Ori Gorfine, Chief Operating Officer. “We need to keep moving and stay active, and we need to maintain bonds and connectivity to one another.”
After finishing an invigorating workout at Onelife Fitness, Art Place visitors can experience the luxury suites at Phenix Salon, a boutique concept that offers beauty and wellness professionals the opportunity to own and operate their own business. Phenix’s 10,000-square-foot Art Place location is anticipated to open in early 2022 in the retail area below The Modern.
At full build out, Art Place will include nearly two million square feet of mixed-use space, including multi-family residential, retail, cultural, art, public, educational and entertainment spaces. The Modern, which is the first phase of the Art Place development, includes 520 apartments and almost 100,000 square feet of retail space. Retailers at the Modern, in addition to Onelife and Phenix Salon Suites, include Love and Care Development Center, Ramdass Pharmacy, ShiningStars Pediatric Dentistry and T-Mobile. Art Place’s second phase, anticipated to open in 2024, will include hundreds of new apartment homes as well as more than 300,000 square feet of retail, arts and cultural spaces occupied by D.C’s largest Aldi Grocery store, a food hall, a performance venue, interactive art exhibitions, community spaces, and Explore! Children’s Museum. Infinity Prep, a Rocketship Public School, also opened at Art Place in September 2020.
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.
Next Stop...Riggs Park 
