From Davis Construction

Mid December ‘24 Update

Dec 12

CONSTRUCTION UPDATE

Recently Completed Construction

Framing / Facade / Roof

• Balcony Installation
• Exterior Facade Caulking
• Solar Panel Installation
• Terrace Railing and Paver Installation
• Rough Grading
• DDOT Structural Planting Soil at Tree Pits
• Metal bay window roofs
• 2nd Floor Terrace Siding + Coping
• Bulk Siding Complete!

Interior Work (Rough-Ins and Finishes)

• Level 1 Amenity
  • Millwork and countertops
  • Wall Tile
  • 1st Coat of Paint
  • Plumbing fixtures
  • mailboxes
  • Aluminum Storefront Doors and Glazing
  • Interior Door Glass / Glazing
  • Decorative light installation
  • Lighting Controls
  • Specialty Plank Ceilings
• Level 1-2 Residential Spaces
  • Installed Doors + Trim, Tile, Cabinets, Countertops, HVAC Start-ups, Water Heater Installation, MEP Trim, Flooring, Carpet, Shelving, Bath Accessories, Final Paint
  • Corridor carpet complete
• Level 3 Residential Floors
  • Installed Doors + Trim, Tile, Cabinets, Countertops, HVAC Start-ups, Water Heater Installation, MEP Trim, Flooring, Shelving, Bath Accessories, Final Paint
  • Corridor MEP Trim Out
• Level 4 Units
  • Installed Doors + Trim, Tile, Cabinets, Countertops, HVAC Start-ups, Water Heater Installation, MEP Trim, Flooring, Shelving, Bath Accessories, Final Paint
• Elevator Installation Substantially Complete
• Garage + Base Building
  • Heat Trace Start-up
  • Garage Fan and Lighting Start-ups
  • HVAC Equipment Start-ups
  • Stairwell Security Gate Installation
  • PERMANENT POWER ESTABLISHED

Ongoing and Upcoming Work

Work is taking place in many facets of the building at once and is broken down as follows:

Overall Progress

We’re preparing for our final inspections. Over the next few months, we will be conducting trade and building final inspections for each and every unit, room, garage space in the building. Once all of these are completed, we’ll work closely with DC to process our Certificate of Occupancy Paperwork. We’ll also go through ADA inspections/certifications to ensure that everything we built to the proper accessible standards. We’re right near the finish line and trying to push our way across!

Exterior Work

As you can see, we have started our site concrete including replacement of nearly the entire Riggs Road sidewalk frontage. This also includes the amenity entrance ramp, paver base, and concrete seat walls. On the east side (towards the townhomes), we have excavated for our bioretention facilities and will pour the walls and backfill the walls shortly. From there, we’ll install our underdrain systems and bioretention specialty media. We’ll also install patio pavers and a perimeter fence / guardrail around the patio.

On the north side of the building (facing Riggs Park Place NE), we have commenced with structural demolition and repairs of a concrete beam. Once complete, we will finish the weather barrier on the building as well as the brick facade, overhead doors, metal panels, and signage. On the west, we will be installing railings at the ramp and entry stairs. Once signage is fabricated, it will be installed above the main entry canopy and then the canopy glass will be completed. On the South (near South Dakote Ave NE), we’ll be replacing the last section of DDOT sidewalk and completed our site entry walkway. Once our Comcast telecom conduits are installed, this concrete will be poured in the next few weeks.

Our site concrete should be largely completed except for the north side by the end of the year and the plantings will commence in early 2025, signaling the completion of the sitework! Our perimeter fence will be removed from the full site in early January 2025 and has already begun to be taken down incrementally in conjunction with our work.

In the coming weeks, please expect periodic soil trucks with large hoses and cranes to blow in the bioretention soil in the narrow area between our building and the adjacent townhomes. This will likely consist of 8-12” diameter hoses to install stone and speciatly media. We’ll also have a few more upcoming crane picks with a crane staged on our half of Riggs Park Place NE to install the Green Roof Sedum Mats.

Interior Work (Rough-Ins and Finishes)

• Garage level MEP rough-ins are nearly complete. DAVIS is performing quality control checks and punchlist items to prepare for final inspections.
• Elevator final inspections are tentatively scheduled for the end of 2024.
• Permanent access control and security systems will be online
• Amenity Spaces
  • We’re installing our final flooring, base, MEP trim, and preparing for final inspections imminently.
• Level 1 Residential Corridor
  • Our specialty wall panels are being installed and then we’ll final paint to complete this corridor.
  • After paint, we’ll proceed with final inspections.
  • Units are in the midst of final inspections
• Level 2
  • Units are complete and undergoing final inspections.
  • DAVIS is completing our punchlist ahead of owner acceptance walks and final inspections.
  • Corridor amenity room ceiling coordination and layout is being finalized
  • Back of house fire alarm and life safety system testing and trim out.
• Level 3
  • Installing unit and corridor carpet
  • Laying out and roughing in specialty amenity ceilings
  • Finalizing back of house MEP trim out and Fire Alarm trim out
• Level 4
  • Final painting units
  • Installing shelving and bath accessories
  • Finalizing amenity HVAC unit start-ups.
  • Installing MEP trim and prepping for fire alarm finals

Community + Safety

• The perimeter fence will be removed shortly after New Year’s Day
• The east side bioretention concrete will finish within the next 2-3 weeks depending on weather. Installation of specialty soil and media via large hoses alongside our building will be visible.
• A crane or two will arrive near the end of the year to complete our green roofing systems. This will be from Riggs Park Place NE so we do not damage any newly poured sidewalk.
• Please DO NOT utilize the sidewalks that are roped off. This is still an active construction site and overhead hazards, while minimized, still exist.
• Thank YOU VERY MUCH for permitted access through the neighborhood to better facilitate bioretention excavation and installation. This was one of the most difficult portions of work to complete and your cooperation has greatly helped us expedite this process and minimize the disturbance. We greatly appreciate your cooperation in this matter.

Riggs Crossing Senior Residences is a new income-restricted, affordable senior housing community currently under construction at 307 Riggs Road NE on the southeast corner of Riggs Road & South Dakota Avenue NE. The developer is True Ground Housing Partners (previously known as Arlington Partnership for Affordable Housing or APAH). The development will consist of roughly 93 apartments above ground-floor retail. True Ground recently lowered the age of eligibility to 55 years old.

Individuals 55 years old and older may fill out an interest form at https://riggscrossing.com to determine if they meet the income restrictions and eligibility guidelines. Please do not go to the location on Riggs Road as it is still an active construction zone. There is not a leasing office on site.

The residential portion of the project is expected to be completed in first quarter 2025.

True Ground is also still soliciting interest from potential retail tenants for below market rate lease opportunities. Contact Joanna Shin at jshin@truegroundhousing.org for retail inquiries.

From Davis Construction

Fourth of July Update

Construction Update

Recently Completed Construction

Framing / Facade

• Balcony Door INstallation
• Facade Mock-Up Demolition
• NE Corner Brick Installation
• West Side Central Brick Installation
• Bulk roofing and roof penetrations

Interior Work (Rough-Ins and Finishes)

• Level 1 Unit MEP Inspections
• Level 2 MEP + Framing Inspections
• Level 3 MEP Inspections
• Unit Electrical Rough-ins Level 4
• Unit Stick-Pinned Insulation

Ongoing and Upcoming Work

Work is taking place in many facets of the building at once and is broken down as follows:

Exterior Work and Power

Wet Utility installation has started at the SW corner of Riggs Road NE and South Dakota Ave NE. Our deep sanitary and storm piping is complete and being backfilled. The fire service line has been installed, inspected, flushed, and backfilled. We’ll have a crane in about 1 week to set the water meter vault and the wet utilities should be completed in the next 2-3 weeks or so.

Our dry utilities for our incoming PEPCO power lines are being completed now. We’re going for PEPCO inspections on our ductbanks to kickoff PEPCO setting our transformers and pulling wire to get us permanent electrical power. This is the largest milestone needed to complete the project on time. At the same time, we should be receiving our main electrical equipment to power the building in the next few weeks. Once this is installed and inspected and the exterior work is complete, PEPCO can finalize our power on site.

The grey brick will be installed on the rest of the east (near the terrace / townhomes), west (Riggs Road Side), and North sides of the site in the coming month. Brick should largely be completed by the end of July. Storefront installation at our level 1 retail areas will commence in mid-July following the brick installation.

Siding should commence in August after brick and after we load the building with drywall and gypcrete to allow the wood to properly compress prior to siding installation. Once east side siding is competed, we’ll mobilize our site concrete and landscape contractors to excavate for the bioretention basin on the east side of the building before completing our pavers and sidewalks around the property.

We will have a crane likely on a Saturday in July (either the 13th or the 20th) to deliver and set all of our rooftop mechanical equipment. Once the is complete, worker will being tying in power for units and preparing refrigerant lines for HVAC start-ups once permanent power is established by PEPCO.

Interior Work (Rough-Ins and Finishes)

• Garage level MEP rough-ins are nearly complete. WE have some minor HVAC fans and equipment to install and we need to complete our Sanitary connection to the main sanitary line outside of the building. Once this is complete, we will begin installing our garage drywall ceilings and start painting our back of house rooms.
• Elevators will mobilize to site in the next few weeks and commence installation. We should have operable elevators by September roughly.
• Level 1 OH plumbing and HVAC is nearly complete. We’re framing our amenity space ceilings now to terminate light fixtures, sprinkler heads, and HVAC ducts to. Level 1 units are ready to hang drywall pending sprinkler hydro inspections which should be completed any day now.
• Level 2
  • MEP rough-ins and blocking inspections are complete. We’ve insulated our unit ceilings and have begun hanging one side of our drywall partitions. This will allow us to insulate and air seal our walls properly. Air sealing is done to minimize air transfer between units / outside of the unit which promotes HVAC and energy efficiency. It’s a unique process to one-side walls in wood framing, but a critical piece to pass our final Energy Star certifications.
  • Bulk drywall hanging and finishing shall commence in the next 2 weeks or so.
• Level 3
  • Final MEP adjustments are being made in preparation for blocking completion and ceiling insulation installation. We’ll start one-siding drywall and begin our finishes sequence accordingly.
• Level 4
  • Final MEP rough-ins are taking place, particularly for mechanical rough-ins and plumbing loose-ends. We’re going through our MEP inspections now in preparation for our framing and firestopping inspections.

Community + Safety

As we are in the midst of hot summer months, DAVIS has implemented worker safety measures to manage heat stress. This includes a designated break area on the lower floor with misting fans. We’re also occasionally providing electrolyte popsicles to our workers. We also have fans on site to promote airflow on each floor while we await permanent power and permanent conditioning start-ups.

We completed our ABC CORE program at the end of May. We graduated 10 / 18 candidates and had 13 /18 attend consistenly. Our trades/partners ahve hired or are in the process of hiring (8) of the (13) candidates. We’re working with our trade partners to help find them employment opportunities and grow meaningful careers.

The Fire Marshal’s office of DC held a meeting on site with DAVIS and the adjacent community. They expressed concern about vehicles from the neighborhood parking within Riggs Park Place NE, a fire lane. The main entry needs to be kept clear of parked vehicles save for temporary deliveries and with drivers in place to move vehicles immediately in the event of an emergency. DAVIS is working diligently within the confines of our permitted traffic control plan to keep traffic and neighbors from being impacted. We’ve even moved/relocated our perimeter fencing along Riggs Road to keep the eastbound bus stop open based on neighborhood requests, even though our permit allows us to utilize this space. Once our utility work is completed, we intend to further narrow our perimeter fence line to open up as much space as possible for bus stop access. We want to respect our neighbors and communities with as few disruptions as possible.