Category Archives: Neighborhood Development

More townhomes planned near Fort Totten

Posted by nextstoprp in Neighborhood Development

DC Urbanturf has the story on Totten Mews, new townhomes proposed for North Michigan Park near Fort Totten metro station. Comstock Homes filed a planned unit development (PUD) application earlier this week for 40 new townhomes, each with three bedrooms and one garage. An additional 17 surface parking spaces and a playground area are planned for the development, which will sit next to the Emerson Park development and the Capital Area Food Bank. Part of the site is zoned for industrial use and was previously used for long-term outdoor storage. Comstock is seeking approval for the PUD as well as a zoning map amendment to R-4 for residential use.

We took a look at the PUD application (case # 15-04) for a few more details. The land was purchased from the previous owner who had received PUD approval to build in 2007. That approval lapsed in 2009. Comstock’s plans are similar, but the developer says this proposed development has a better layout and better treatments.

Comstock plans to set aside four homes as inclusionary homes, two for low-income households (up to 50% of the AMI) and two for moderate-income households (up to 80% of the AMI). They are proffering an additional home for eligible moderate income household.

All PUDs must contain a community benefits component. According to the PUD application, the major benefit of this development is turning historically unused land into attractive residential use near a major metro station. The developer plans to use masonry and cementitious siding treatment for the homes, sustainable features, and carriage style garage doors. Extensive landscaping is planned for the site as well as certain improvements to aid walkability. The PUD application states the developer is  also working with ANC 5A and property owners on a package of “in-kind and financial contributions to benefit the immediate neighborhood and surrounding residents of ward 5.”

Comstock is not new to building near Fort Totten. The company developed The Hampshires, an attractive subdivision of detached single family homes and townhomes, located near 3rd Street and New Hampshire Avenue NE.

Something needs to be done about sidewalks on Galloway Street near Fort Totten metro station

Posted by nextstoprp in Cafritz Art Place at Fort Totten and tagged with , ,
Feb 23 Galloway path 5

This is the ice covered path on Galloway Street pedestrians are supposed to use

Once again, we are writing about the sidewalk path on Galloway Street by the Art Place at Fort Totten construction site. The north sidewalk on Galloway Street between South Dakota Avenue and 4th Street NE was closed for construction and jersey barriers were placed in the road to create a sidewalk path for pedestrians because there is not another sidewalk on the opposite side (south side) of the street.

The problem is that after winter storms, this path is not cleared in a timely manner. Because there is not another sidewalk, pedestrians either have to traverse an icy path or walk in the street. Doing either is dangerous. We had this same problem after January’s wintry weather and wrote about it then. We took pictures of the ice covered path around 6:05 pm Monday evening.  Also notice in the pictures that several jersey barriers have been knocked down.

We submitted a 311 request yesterday to have the path cleared of ice, just as we did last month.

It strikes us that there might be a bigger problem requiring a better solution.

(1) On a broader level, perhaps the transportation management plan that developers are required to submit should also include plans for inclement weather if they are not already required to do so. DDOT has rules about closures of sidewalks for construction, which is why these jersey barriers were erected in the first place. Even in cases in which the sidewalk remains open during construction, there should still be something in the transportation management plan to ensure that developers clear the sidewalk in front of their projects.

With respect to this specific project, maybe a complete sidewalk structure needs to be constructed on the north side of Galloway rather than just having the jersey barriers in place since it appears they can be knocked down easily and the construction team has made no effort to upright them to form a complete path, nor has the construction team made efforts to diligently clear the path after winter storms. We emailed the construction team and developers both last month and yesterday evening regarding the condition of the path after submitting 311 requests.

If this is something that needs to be worked out between the developers and the District in terms of who is responsible for clearing the path and making sure the jersey barriers actually form a complete barrier, we hope that there is a mechanism to do so. We do not know the best solution; we are just thinking out loud about what might help.

(2) DDOT, WMATA, and the National Park Service should work together to implement the recommendations in the Fort Totten metro accessibility study (pdf) completed in 2011. One of the recommendations was constructing a sidewalk on the south side of Galloway Street between South Dakota Avenue and 4th Street. We know there have been conversations between DDOT and the Park Service to figure out how much land belongs to the District in order to construct a sidewalk. We do not know the status of that project or this study as a whole, as we understand funding is always an issue, but this should certainly be a priority for the District as Galloway is a primary access route to a metro station with three lines and several buses.

Construction is anticipated to last another three years. We really should not have to deal with this issue every winter.  We hope that the mayor’s office, DDOT, and the developers together can find a workable solution to this problem.

 

February 7: Invitation to Sustainability Green Home Tour & Beer Tasting Celebration

Posted by nextstoprp in Neighborhood Development and tagged with , ,

In our last post, we shared an interview with True Turtle, the developer of the newly constructed green homes located at 5516 and 5520 4th Street NE. To celebrate their first ground-up project, they are hosting a celebration event with new neighborhood brewery Hellbender Brewing Company.

The Hellbent on Sustainability: GREEN HOME TOUR & BEER TASTING

 WHEN:                 Saturday, February 7th  1-4pm

WHERE:               5516 and 5520 4th St NE DC 20011

METRO:                10 min stroll from Ft. Totten Metro (Red/Green)

 IT’S A CELEBRATION OF SUSTAINABILITY!

 True Turtle is celebrating the completion of their latest project with a sustainability learning opportunity two-fer:  Learning tours of the green homes and a free beer tasting from DC’s newest brewer Hellbender brewery!

True Turtle www.trueturtle.com is a DC focused sustainable real estate developer focusing on bringing LEED Platinum, net zero energy homes to the District.  Our latest project is near and dear to our hearts:  two new construction LEED Platinum row homes.  Come check them out!

Hellbender http://www.hellbenderbrewingcompany.com is DC’s newest brewery.  This sustainable brewer opened its doors just last year here in Ward 4.  Come show them some DC love and learn about their brewing techniques …you might find your new favorite beer!

 LEARNING EVENTS

2pm  Green building guided tour  Tanya Topolewski  LEED H, ASLA, CPHC/CPHB  Owner, True Turtle

3pm  Sustainable craft beer presentation  Patrick Mullane, Co-Founder Hellbender Brewing Co

1-4pm  Self Guided tours  Through extensive signage and displays, learn what it took to create higher quality homes that provide better air quality, ultra energy and water efficiency, sustainable landscapes and better for the planet finishes.

TRY OUT A FEW SELECT BREWS, COMPLIMENTS OF HELLBENDER and VISIT THE BREWERY!

Free beer tasting!  Plus, if you like what you sampled the brewery’s tasting room is open from 1-6pm!

5788 2nd Street, NE DC 20011 (Just a two minute drive or 10 minute walk)

 MORE INFO ON THE HOMES and SUSTAINABLE BUILDING

 www.trueturtle.com

http://www.mrishomes.com/homes-for-sale/5520-4TH-NE-WASHINGTON-DC-20011-138988483

Interview with green homes developer True Turtle

Posted by nextstoprp in Neighborhood Development and tagged with ,

From South Dakota Avenue, it is hard to miss the banners announcing two new green homes in the neighborhood, located at 5516 and 5520 4th Street NE.  We got in touch with the developer, Tanya Topolewski of True Turtle, who was kind enough to answer a few questions for us.

Photos courtesy True Turtle
Photos courtesy True Turtle
Photos courtesy True Turtle
Photos courtesy of True Turtle
  1. Can you tell our readers a little about your development company and what makes it unique?

True Turtle is a sustainable real estate developer. We build exclusively high performance “green” homes. To True Turtle, a sustainable home is a higher quality home designed and built to provide better air quality, better ventilation, and ultra high energy and water efficiency. Our homes use low environmental impact materials and have landscapes that bring back birds and bees. In summary, we provide a “green done for you” home that is more comfortable and healthier to live in while being less costly to operate and maintain.

Our offices are located in Ward 4 (Takoma DC) and we have done multiple highly sustainable LEED Platinum gut renovations in Petworth.

  1. What made you choose Riggs Park for your first new construction project?

It was a combination of factors. As a developer, I was familiar with the area as I look at a lot of property. I knew it to be full of solid mostly smaller attached homes in stable neighborhoods. These are things that are attractive to buyers. At the time, the South Dakota/Riggs intersection was under reconstruction and the JBG development was only just beginning. However, knowing more development was on its way was compelling to my choosing to develop here. Of course, the proximity of the property to the Metro was crucial. Putting these factors together, it looked to me like Riggs Park was going to finally start to turn the corner from being off the beaten path to becoming a new “place”.

I did not do an extensive amount of research before I made my decision. Had I done so, I would have uncovered a lot of background information on Art Place, and Ft. Totten Square Phase II (which is potentially going to be built directly behind my properties). Now that I know of these developments, I’m very excited for the residents of Riggs Park. I think the addition of walkable retail and real public civic places will be another milestone in bringing newcomers together with long standing residents. Many times people think of development in negative terms, in my opinion, I think that for Riggs Park it will be transformative in a very good way.

  1. Can you tell us a bit about the homes? What particular features make these homes sustainable? Did you incorporate features like reclaimed wood, solar panels, recycled products?

For True Turtle, a sustainable or “green” house means high quality construction creating a healthier, more comfortable home. I’ve highlighted a few specific features of the homes below. However, I think it’s important to note that many of the ‘features’ of our homes are now hidden behind drywall. Fortunately, through the LEED process everything behind the drywall has been inspected, tested and/or verified by an independent 3rd party. This additional level of quality control is the value of having a green building certification such as LEED.

Some highlights:

Exceptional air quality…special HVAC equipment (an ERV) delivers fresh air throughout the home 24/7. This air is highly filtered through MERV11 filters that remove up to 100% of particulates depending upon size. Our mechanical equipment is tested by third party inspectors to ensure that things like bath fans and kitchen exhausts actually work to remove excess moisture, not just make noise.

 Exceptionally energy efficient…our super insulated skin provides up to twice the amount of insulation required by code. 5516 and 5520 4th St have R78 roofs (R38 is required) and fully insulated basement walls and floors (no sub slab insulation is required by code at all). Needless to say, these homes are easy to heat and cool, with minimal hot and cold areas, even with the large windows!

Virtually draft free…our homes are designed and built with a special air tight layer that wraps the home and focuses on air tight connections at doors and windows. A virtually draft free home is comfy and snug…no matter how cold or hot outside.

Highly water efficient…we’ve already installed low flow toilets, faucets and showerheads. Our clothes washer and dishwasher are the highest performing Energy Star models we can afford. This all adds up to lower water bills.

We use no or low toxicity finishes…We seek out and use special finishes for our paints, floor finishes and special wood finishes that have either no or low levels of harsh or toxic chemicals. This limits offgassing to protect your family’s health.

We use low environmental impact finishes…our palette of finishes include: Richlite countertops which are exceptionally durable compressed paper with a non-toxic binder, rapidly renewable pressed bamboo flooring and FSC bamboo backsplashes and kitchen details. All these products can be reused and/or recycled.

Provide habitat for birds, bees and butterflies…our landscape is exclusively native plants that will provide drought tolerant exterior beauty for native flora and fauna.

Near net zero energy if solar panels are installed…no, there are no solar panels on the home. Why? Because we as a developer do not qualify for many of the incentives that homeowners do and they do not fit into our budget. We’ve made it easy to install them however, we’ve pre-installed conduit for them, pushed all roof penetrations to the edges to leave space for them and left space in the electrical panel. If solar is installed, these homes are modeled to be near net zero energy.

This is only a partial list of what we do to make our sustainable home higher quality, more comfortable homes to live in. Our website (www.trueturtle.com) has many more details about this project and our past projects.

  1. When will you know what level of LEED certification you have achieved for the homes?

LEED Platinum is the highest level of LEED certification attainable. 5516 and 5520 4th St. are on track to achieve LEED Platinum. All of our projects have been LEED Platinum (or higher). We have never missed achieving Platinum and I don’t forsee any problems arising with 4th St. either.

If you are wondering what “higher than LEED Platinum” is, we built DC’s first gut rehab net zero energy home in Petworth. Net zero meaning that the home produced as much energy as it captures from the solar PV system. This is a goal we have for all of our homes, but the cost of solar is prohibitive as we do not qualify for many of the incentives. Irrespective, for any home we build, if solar is added they are usually what is called “near net zero”…which is pretty darn good.

  1. What were some of the challenges of building these sustainable homes from the ground up as compared to the renovation projects you have done in the past? Did you learn anything new about sustainability doing this project?

You get the technical answer to this question…so hold on for some geek!

Since we typically do gut renovations. Building new construction meant we had to use a new type of building envelope. Meaning we built different kinds of exterior walls, roofs and floors than we normally do. We ended up with continuous, connected, super insulated walls, roofs and subslab insulation. This is technically challenging to do and something we cannot do on our gut renovations. It was a change for us and we learned a lot doing it.

Of course, the largest challenge had nothing to do with sustainability…it had to do with building on a large slope! Once we found the right contractor to deal with the site work, things went swimmingly.

  1. Are more new construction projects in your future?

Of course! Our next project will be a ground up four unit building in Edgewood/Brookland. In addition to LEED Platinum, it is planned to be built to the Passive House standard. Passive House is a green building standard whose main focus is energy use. A Passive House uses just 10% of the energy of a code built home. They are so energy efficient that people joke they can be heated with a hair dryer…and depending on the climate that’s actually true!

  1. How can people find out more about the homes?

OUR NEW WEBSITE: www.trueturtle.com

We have a brand new website that we’ve just brought on line (full disclosure: it’s not 100% done). It includes large amounts of information about how we build our homes sustainably, how sustainably built homes are higher quality homes, our past projects and a little about us.

OPEN HOUSES: We’re open about every other Sunday…people are welcome to just drop in. We love neighbors!

LISTINGS: Some people are interested in

http://www.mrishomes.com/homes-for-sale/5520-4TH-NE-WASHINGTON-DC-20011-138988483

SPECIAL TOURS BY REQUEST We are often asked to give special tours of our homes to local green organizations and other interested groups. We’d be happy to give special tours while we still own them…because once they are sold, we can’t! People should just reach out and ask.

Fort Totten Square signs & construction update

Posted by nextstoprp in Fort Totten Square and tagged with

The Washington Business Journal notes permits issued for Fort Totten Square signage:

300 Riggs Road NE: Roughly 17 signs will be installed on the JBG Cos.’ soon-to-deliver Fort Totten Square project, including signs announcing the Wal-Mart, a restaurant and parking. Fort Totten Square will feature 350 apartments and an urban format Wal-Mart.

We are a bit delinquent in posting the January 15 construction update from JBG:

The Fort Totten Square project is 85% complete. Interior finishes continue in all 345 apartment units along with the associated balconies with railings, wall and ceiling finishes.  The turnover process of apartment units from the contractor has commenced and the final first floor occupancy inspection is scheduled for early spring. The north retail area at the corner of Riggs Road and Chillum Place will be completed in the next few months and interior retail construction of these spaces will commence.

The brick work is complete on the façade of the residential garage on Chillum Place and fence infills and lighting is all that remains on the garage structure. The two story lobby entrance glass enclosure to the apartment building is underway at the arrival court as are the canopies. Work continues in the amenity areas of the building and the club room and fitness area located between the two courtyards is in the final finish stages with millwork, trims and final painting. The façade treatments on the courtyard elevations are complete and most all of the trees are planted in the courtyards. Streetscape site work activity will continue through the winter, weather permitting, as new street light pole bases will be installed along Riggs Road along with new engineered tree pits and finally new sidewalks.

WaPo article on children’s museum

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

When news broke a few months ago that the National Children’s Museum was seeking to return to DC from the National Harbor as early as 2015, we were immediately curious about what its potential return would mean for the anticipated children’s museum at Art Place at Fort Totten. Reporting on the National Children’s Museum challenge in returning to DC, the Washington Post provides this nugget:

One potential problem for the museum may be competition for money and philanthropic or business partners. This spring, lawyer and former board member Jane Cafritz plans to launch a mobile educational lab to serve schools, libraries and community centers in the District. She also wants to open the Washington D.C. Children’s Museum near the Fort Totten Metro in Northeast, on property owned by the family foundation of her developer husband Calvin Cafritz. This D.C. museum, she said, “will inspire children to discover and learn through hands-on activities so they may develop and acquire the 21st-century learning skills needed to succeed as citizens, workers and leaders.” And might she collaborate with the National Children’s Museum? “I would never say no.”

The timeline the Art Place team provided in its July 2014 update to the Zoning Commission indicated the children’s museum would be part of Building B, which would be constructed in 2019 at the earliest. As the Art Place team continues to revise and refine its PUD, it seems that the team is still very much committed to keeping the children’s museum in play no matter where the National Children’s Museum eventually decides to locate.

 

 

Icy sidewalks around Art Place construction site

Posted by nextstoprp in Cafritz Art Place at Fort Totten

We were surprised to find the sidewalks around the Art Place at Fort Totten construction site still covered in snow and ice last night. This is the first significant winter weather event since construction began in earnest summer 2014. We hope this is not what we can look forward to during the winter for the next few years of construction. If the sidewalks are still icy, consider submitting a 311 request for snow/ice removal.

Note January 8:  We received a 311 update at 2:30 pm stating that the area has been plowed and salted.

Fort Totten Square Walmart opening pushed back

Posted by nextstoprp in Fort Totten Square and tagged with ,

We have an update on the Fort Totten Square Walmart from community representatives. The Walmart will not open in spring 2015 as anticipated due to changes in the construction schedule, but is expected to open in either summer or fall 2015. The opening of the hiring center will be pushed back as well.

From January 19 to January 30, 2015, the Walmart Foundation is accepting applications from qualified non-profit organizations for grants in the $25,000-$250,000 range.  Visit the Foundation website for more information. Organizations interested in smaller grants should contact Kimberly Lockett.

Walmart representatives also shared the following Q & As:

1. What additional retailers at Fort Totten Square, other than Walmart?

JBG and Lowe are still in lease negotiations with restaurants and neighborhood serving retail.

2. Will there be any retailers inside the Walmart store?

No, there will not be other retailers located inside of the Walmart store.

3. What is the character of the Fort Totten Walmart going to be?

There will not be any other retailers inside the store, but there will be grocery, financial services, and health & wellness services. Financial services include GoBank accounts, Walmart-to-Walmart wire transfer and Blue Bird pre-paid check cards.

4. Where is the Walmart customer parking entrance and is there zoned parking in the DDOT plan for the neighborhood?

Customers will enter Walmart from two parking entrances, one on Riggs Rd. NE the other on 3rd [St.] NE, per the plan approved by DDOT. Community stakeholder meetings after the store opening will be used to receive feedback on issues including parking, transportation, etc. If there are any specific issues noted by the community, Walmart will work with [the]community to address any outstanding issues. There is no zoned parking directly surrounding the store due to garage parking availability.

5. What will traffic patterns be for delivery trucks to Walmart and Fort Totten Square?

All truck loading/unloading for Walmart will be conducted inside the underground parking garage. Trucks will use Riggs Rd. NE and not travel on Chillum Rd. or other local roads.

6. Employment

a. How many people will be employed at the Walmart?

Approximately 300 associates will be employed at the Walmart

b. Are there requirements for local hiring?

While there are no local hiring mandates, our stores actively recruit, hire and retain associates from the local community. For example, over 65% of Walmart’s associates in Washington’s two existing stores are DC residents.

c. What will the job hiring center look like and what is the application process?

All of the applications are submitted online. Our HR department reviews all applications and interviews candidates at the job hiring center. Once a candidate has satisfied the conditions stated in the offer of employment, they begin training and employment shortly thereafter.

Metro news: Grocery pickup & bidders for development of long-term parking lot

Posted by nextstoprp in Fort Totten Metro Development and tagged with , ,

Catching up on news, starting with metro news

Grocery pickup at Fort Totten metro station

WMATA is negotiating an agreement with Giant’s online Peapod service to allow grocery pickup at three metro stations, including Fort Totten metro station. The six-month pilot project could start as early as spring 2015. There will be a minimum order of $60 and a $2.95 pickup fee. Customers will prepay online and choose a pick-up day of Monday, Wednesday, or Friday between 4:00 pm and 7:00 pm. The other two stations involved in the pilot project are Glenmont and Van Dorn Street. The project was initiated by Giant.

Initial bids received for development of long-term parking lot

In other metro news, after receiving an unsolicited offer to develop the long-term parking lot at Fort Totten metro station, WMATA re-released the RFP for joint development of the parking lot and received two “solid” initial proposals. Recall from this post that WMATA issued an RFP for joint development of the parking lot in November 2013 and received no proposals. At that time, WMATA stated it suspected the cost of replacing the parking lot was an obstacle and also that investors were probably waiting to see how planned development in the area would shape up. Accordingly, WMATA stated it planned to re-release the RFP in a year or two once Fort Totten Square and Art Place were further along. Now it appears that hunch was correct, as Art Place is well underway in construction and Fort Totten Square is expected to come online in spring 2015.

The RFP is largely the same with an emphasis on transit-oriented development. The development should promote safe, walkable, attractive communities with quality design and placemaking elements. As we stated in our post last year on the topic, let’s hope these initial proposals are more attractive than Aventine Fort Totten (and Rhode Island Row). WMATA plans to discuss the timeline and initial proposals in general terms at an ANC meeting, so stay tuned for that.

Art Place at Fort Totten gets financing

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

Good news for the Cafritz team. The developers of Art Place at Fort Totten secured a $115.8 million construction loan from Prudential Mortgage Capital Company for the project. The first phase will bring 520 rental units (of which 121 will be below market rate) along with a fitness center, restaurants, and retail to the neighborhood. From Prudential News:

“The scale and design of this property coupled with the longstanding commitment of the borrower to serving Washington, D.C., will make this a dynamic development for the Fort Totten community,” said Alex Viorst, a principal with Prudential Mortgage Capital Company’s affordable housing business. “When this property is completed, it will bring high quality market rate and affordable housing to the community, along with new commercial and retail opportunities for neighborhood residents.”

Added Lata Reddy, vice president of Corporate Social Responsibility at Prudential and president of The Prudential Foundation, “We are pleased to partner with Prudential Mortgage Capital Company on this important investment. For many households, transportation and housing are the two largest expenditures, and this project will lessen both burdens on its residents. Prudential is focused on helping working families provide for their basic needs, so projects like Art Place are a perfect fit.”

“The Foundation is committed to building a strong community for Washington area residents,” said Calvin Cafritz, Chairman of the Board of The Morris and Gwendolyn Cafritz Foundation. “Art Place will be an important catalyst to the Ft. Totten neighborhood creating a new vibrancy with the addition of residential apartments, shopping, restaurants and a new fitness center while providing 121 apartments as affordable with long-term income and rent restrictions.”