Tag Archives: Cafritz Art Place at Fort Totten

Updates from SMD 5A08 Meeting: Art Place and Metro shortcuts

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

Art Place at Fort Totten

At last night’s SMD 5A08 meeting, we heard a few updates regarding Building A at Art Place at Fort Totten.  The construction team is waiting for final approval of the traffic control plan to start construction.  The entire site will need to be fenced off before they begin relocating the utilities underneath Hamilton Street NE, which will be permanently closed.  Once construction starts, there will be jersey barriers along the north side of Galloway Street NE so that pedestrians can access the metro station.  That means there will no longer be a parking lane for cars on the north side of Galloway.  The bus stops on both sides of Galloway should remain accessible during construction. 

The architect mentioned one change that they are proposing to the residential parking.  As approved, the residential building is to have around 344 residential parking spaces in a structured garage.  The team proposes to reduce that amount by 80 spaces, dropping 1.5 floors of parking, to reduce costs.  That leaves around 264 spaces for 520 units.  The building will have 141 affordable units (of which 98 will be reserved for seniors), enough to relocate the residents of the Riggs Plaza apartments.  The residential apartment building is slated to have a senior work room/quiet area for seniors, rooftop pool and barbecue area, and fitness room.  In adidtion to retail tenants, Building A will have space for an ANC 5A office, and possibly a daycare center.  They are still working on executing leases with retailers.   

National Park Service Environment Study on Improvements to Paths between Gallatin and Galloway Street NE

The deadline to comment on the National Park Service options for improvements to the paths between Gallatin and Galloway is May 2, 2014.  Visit the project website by clicking here.  In addition to commenting on the specific options, individuals can share anything they wish about the paths.  The official from the NPS emphasized that this is an environmental study, so when they evaluate the comments, they will do so with an eye towards the impact any proposed action would have on the native plants and trees and experience of the park.  He also noted that the NPS does not yet have funding to implement any particular plan, but this environmental study is the first step in determining what they want to do and how much to budget for it.  Commissioner Angel Alston noted that there might be an opportunity for partnership to fund implementation and maintenance of any proposed plan.  The commissioner asks that people print out their comment so that the ANC has a record of the comments (a “print this page” tab will appear once a comment is submitted).  The ANC will vote on a recommendation at the next ANC 5A meeting.

Another neighborhood feature in WaPo

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

UPDATE at bottom of post

“Will this ugly, spottily developed yet transit-accessible District neighborhood ever be improved?”

That’s the thought posed in the latest Washington Post article about the neighborhood called “Fort Totten site in for major makeover that has community, city support.”  The piece, written by practicing architect and University of Maryland architecture professor emeritus Roger K. Lewis, focuses on the current look of the neighborhood.  The author appears to write from the position of most people who zip through the neighborhood along the major corridors of Riggs Road NE, South Dakota Avenue NE, New Hampshire Avenue NE, or Eastern Avenue NE, or who get a glimpse of the neighborhood from the metro.  From that perspective, the neighborhood appears to be a sea of low-slung red brick dotted with industrial warehouses.

Red brick semi-detached homes dominate the homes closest to Fort Totten metro.  Older detached single family ramblers dot the edges around Eastern Avenue and Kennedy Street.  Split level semi-detached homes occupy a few side streets.  A few recently built four-story detached single family homes can be found off Kennedy Street behind the gas station.  A little farther away from the metro are more semi-detached homes giving way to a greater concentration of older detached red brick single family homes. At the furthest edge of the neighborhood are the new Comstock homes, consisting of detached single family homes and townhomes of various shades of brick that complement the older neighborhood homes.

New Comstock Homes

Several older flat roof, boxy red brick apartment buildings dot the neighborhood. The newest apartment build in the neighborhood, Aventine at Fort Totten, received a makeoever last year, going from a muted pale yellow to a brightly colored melange of oranges, greens, and blues, with a bit of brick and stone treatment, and lots of new landscaping.

That brings us to the heart of the Washington Post article, the planned Art Place at Fort Totten project.  Across the street from the Aventine sits what is left of the Riggs Plaza Apartments, described in the article as “architecturally undistinguished, cookie-cutter apartment buildings.”  Five Riggs Plaza apartment buildings were razed last year to make way for the beginning phase of Art Place at Fort Totten, a planned unit development (PUD) being developed by the Cafritz Foundation. The author’s question at the top of the post serves as a launching point from which he can then describe Art Place as a transformative project for the neighborhood that is supported by the community (according to Cafritz representatives).

The article discusses the changes afoot to create more of an urban form and add density to a neighborhood that some describe as a suburb in the city.  These changes include the city’s reconfiguration of the South Dakota Avenue and Riggs Road intersection and the city-financed razing of the strip mall that cleared the land on which mixed-use development Fort Totten Square is currently being constructed.

Art Place, which according to the author will see construction begin in the next few months,* is another piece in the creation of a better urban form.  The project will be a mixed-use, higher density project in an otherwise relatively low-density neighborhood.  The author praises the renderings of the first phase, which will consist of retail, community activity space, and apartments, with some reserved for seniors and residents displaced from the Riggs Plaza apartments, as “an uncompromisingly modern ensemble of street-facing edifices that will be functionally and aesthetically unlike anywhere else in the neighborhood or in nearby Prince George’s County.”  The author notes that one corner will feature a triangular shaped building, while the front of the buildings along South Dakota Avenue will avoid the appearance of a single block mass typical of many newer builds in the city.  Designs for subsequent phases of the project, which will potentially consist of additional housing and retail, new public library, children’s museum, and office space, are still on the drawing board.

One could quibble about the term revitalization used in reference to this project and an established neighborhood.  However, there is no question that if the project includes retail and amenities that the community desires (i.e. not on the level of a Walmart), then the project will indeed be greatly supported by the community.

*According to the article, Cafritz representatives stated construction will begin in a few months.  That statement leads me to an aside, which is that the choice to focus on the Cafritz project in particular is an interesting one.  Maybe that focus will drum up interest from an anchor so that the project gets financing.  We know a bid for a general contractor went out earlier this year in May, with Cafritz representatives stating that one would likely be selected by the end of July.

Updated 8/27/13 with the following aside:

My aside at the end of the post squares with one of the reasons I had a real hesitation about soliciting a Walmart for the Fort Totten Square site.  Of course the community will support mixed use development that brings quality retail.  One thing the author is correct in noting is that development in the neighborhood is spotty.  That is the precisely why I thought bringing in a retailer with Walmart’s reputation was a move that would make getting other development (and actually getting quality ancillary retail in FTS as well) an uphill climb.  That’s not to say we won’t eventually get retail and amenities that will meet the needs of many people, just that it’s a task.  As we see, the Art Place project right by the metro still features vacant lots, as construction of Fort Totten Square proceeds.  Eventually something will go there and undoubtedly there will be those who will say that Walmart was the catalyst for development coming to the neighborhood, forgetting the years the Art Place project was stalled because of Walmart’s pending arrival down the street.  I realize there will be plenty who will patronize the Walmart, even community residents, so this is not a point about whether DC residents shop at Walmart.  It is a point about the uncertainty of having a Walmart as the first major development in the area.  A related point that I might flesh out more in an actual post is that I think some of the issues we are having (and why we have a Walmart coming in the first place) relate to the demographics (real and perceived) of the neighborhood.

Tidbits from the Fort Totten walking tour

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

The Coalition for Smarter Growth hosted a walking tour around Fort Totten called “Fort Totten:  More than a Transfer Point,” on June 15, 2013.  Greater Greater Washington has a nice recap of the tour.  In addition, CSG has pictures posted on facebook and flickr.

Overview

Deborah Crain from the Office of Planning provided an overview of the process that created the Small Area Plan for the South Dakota Avenue/Riggs road NE corridor.

More Apartments On the Way

A resident of the apartments at Aventine Fort Totten recounted the history of the complex, which was originally constructed in 2007 as Fort Totten Station apartments on WMATA property next to Fort Totten metro station under a 99 year lease.  The project, which consists of three apartment buildings, was originally slated to be five buildings, including some condos.  Residents and advocates were successful in finally getting a walking path from 3rd Street NE opened to Riggs Road.  Now, residents are hoping to make the walkway ADA compliant.

Fort Totten metro station is one of the stations around which WMATA hopes to create new transit oriented development.  Stan Wall, WMATA Director of Real Estate & Station Planning,  spoke a bit about plans for rental apartments on the site of the commuter parking lot on 1st Place NE.  The project will still contain commuter parking, but likely will not contain any retail.  The RFP for that project will likely be out around September of this year.

Improved Pedestrian & MBT Connection

Anna Chamberlain, DDOT transportation planner and project manager, discussed the city’s desire to create a better pedestrian experience around the metro.  DDOT’s transportation/access plan for the Fort Totten metro area, including for Galloway Street and 1st Place NE, can be found here.  Part of the plan involves transforming 1st Place NE from a service road for WMATA to a city-owned street with the attendant streetscape improvements.  WMATA and DDOT are currently negotiating that deal.  Ms. Chamberlain and others also highlighted DDOT’s reconfiguration of the South Dakota Avenue & Riggs Road NE intersection, which eliminated the flyby, constructed a four corner intersection, and created high visibility crosswalks and streetscape improvements.

Ms. Chamberlain also discussed the Fort Totten connection to the Metropolitan Branch Trail.  DDOT plans to create a cycle staircase, which will require bikers to dismount, next to the the trail at a 5% grade.  The city has allocated money for this fiscal year and next to design the Fort Totten connection, with money allocated for FY2016 for construction of the Fort Totten portion of the trail.

Art Place at Fort Totten

With respect to the two major developments underway in the neighborhood, the tour highlighted the difference in engagement between the team for Art Place at Fort Totten and the team behind Fort Totten Square.  No one from the Art Place team was on hand to provide updates on the project.  Residents and representatives from the Lamond Riggs Development Task Force filled in the gaps.  We know that a bid is out for general contractors, with a selection expected to be made in July.

Fort Totten Square

Although the Art Place project is a planned unit development (PUD) and one would expect more engagement since there is more approval required for the project, the team behind Fort Totten Square has been much more forthcoming about the realities of the Fort Totten Square project, which is a matter of right project.  That is not to suggest that residents always get what they want with Fort Totten Square.  Residents were quite vocal about not wanting Walmart as an anchor for the project for a variety of reasons.  The reality also is that certain businesses can afford to pay rent and do not mind co-locating with a Walmart, so while the developers have promised that they will not solicit businesses like liquor stores and check cashing stores, they have not ruled out cell phone stores, for example.  The challenges of having a Walmart-anchored project were acknowledged on the tour.  However, the strong points about the project, including its mixed use design and “urban format” grocery component were highlighted.

During the tour, Jamie Weinbaum, JBG project manager for Fort Totten Square, described the amount of programming and amenities the residential component will have (yoga, outdoor movies in the courtyard, two-tiered pool, transit screens, bikeshare, car2go parking in the garage).

One other tidbit from the tour was Mr. Weinbaum’s response when asked whether his team would work with existing small businesses to improve storefront facades to contribute to the overall improvement of the South Dakota/Riggs corridor.  He said his team has had talks about development opportunities and various discussions with local businesses.  However, nothing concrete was provided.  He also discussed what is known as the south site, the grassy area in front of the mural on Riggs Road.  He said his team has resumed talks with the city about a land transfer for that site.  However, given that his team is interested in making sure Fort Totten Square is fully leased for both residential and retail purposes, it does not seem as if there is any urgency into getting control of that site if it will not be developed right away.

Overall, the tour provided a nice opportunity to meet folks from Riggs Park, North Michigan Park, Petworth, and South Manor who are all interested in seeing a great, established neighborhood have improved connectivity and more neighborhood amenities.

 

Development news roundup: Children’s museum & anchor for Art Place at Fort Totten, a brewery in the neighborhood, and a rehabilitation facility for 6000 New Hampshire

Posted by nextstoprp in 6000 New Hamphsire Ave PUD, Cafritz Art Place at Fort Totten, Lamond Riggs Citizens Association, Neighborhood Development and tagged with , , ,

Lots of development news to report:

  • First up, community representatives held an initial meeting with consultants from the Cafritz team on the children’s museum component of Art Place at Fort Totten.  You may be wondering why we’re talking about the children’s museum component since we reported recently that Cafritz was still looking for an anchor to secure financing for the project.  Well, unofficially there may be an anchor in place (a possible anchor we listed in this post).  We haven’t gotten official word, but it makes more sense that they would schedule a meeting at this point for museum consultants to introduce themselves and solicit community input if there is an anchor on the horizon.  Look for more information in the future from the ANCs and the leadership of the Lamond Riggs Citizens Association and the North Michigan Park Civic Association.
  • The Totten Life blog brings us news of a brewery headed for Riggs Park with a link to a news release from DC Beer.  Hellbender Brewery is building out the space at 5788 2nd St. NE (not too far from Fort Totten Square and 3 Stars Brewing Company).  Just in case you’re curious, according to this release from DC Beer, the brewery is named for the hellbender, the largest salamander in North America.  The Hellbender team plans to use the salamander as a symbol of the team’s “‘environmentally safe brewery practices and waste disposal.'”  The team wants to work with local businesses and residents to make the neighborhood “a better place for everyone.”
  • The Office of Planning recently recommended approval of a modification to the PUD for 6000 New Hampshire Ave NE.  Recall this is the site of the new Comstock detached single family homes and townhomes.  The original developer sold his interest in the 2 other buildings on the property.  These buildings are zoned for residential use and the original PUD called for residential apartment buildings.  The current develper would like to modify the PUD to accommodate a rehabilitation center for mentally disabled adults in one of the buildings and reduce the number of apartments in the other building.  The ANC and LRCA (and other community groups) officially opposed the modification, outlining areas of concern.  The Office of Zoning held a hearing on the modification request on February 21, 2013.  The neighborhood groups and the ANC presented testimony on their areas of concern.  While it is almost certain Zoning will approve the modification, Zoning would like the developer and neighborhood groups to come to a consensus on the outstanding concerns and it appears that such a consensus can be reached.

Update on Art Place at Fort Totten

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

Yesterday, a few representatives from the neighborhoods surrounding the Cafritz development “Art Place at Fort Totten” met with the Cafritz team to get updates and have a conversation.  Specifically, a tenant from the Riggs Plaza apartments, leadership of the Lamond Riggs Citizens Association and the North Michigan Park Civic Association, Commissioner Sandi Washington, and Commissioner-elect Frank Wilds met with Jane Cafritz, Calvin Cafritz, Dennis Hughes (lawyer for the project), and Jim Volsky (architect for a portion of the project) in a meeting facilitated by Councilmember McDuffie.  The Cafritz team stated that their focus is on getting Building A up in order to relocate the tenants from the Riggs Plaza apartments.  They submitted an application to modify their PUD with respect to Building B earlier this year and a hearing on the modification was held in July, but they said that application was submitted more for timing purposes.  In other words, Building B (with plans for hockey/ice skating rink, other recreational uses, etc.) and any discussion about Building B are on the backburner.

Recall that initially Building A was to be anchored by a grocery store.  With the big box store coming up the street, Cafritz requested a modification to move the grocery component to Building B.  That modification was approved.  Everything else for Building A is the same, including the design.  Building A will still have ground floor retail with around 515 rental apartments on top.  Recall that Building A looks like 3 buildings because the residential components, which sit atop the 2 story retail base, are separated by a courtyard and a driveway.  The architect said to think of the building as having 3 zones.  Each zone is designed to be able to site a restaurant fronting South Dakota Ave as well as Ingraham St.  That does not mean each zone will get a restaurant, but rather that the team is prepping the site to be able to attract restaurants to Building A.

The Cafritz team is still trying to secure an anchor retailer for Building A.  They stated they have spoken with a specialty grocer, a national health club, and a big box store. In the interim, they are prepping the site for utility work and street changes.  Recall that Hamilton Street will be closed off and a new public street on Ingraham will be created.  They are hoping for “movement” on Building A in first quarter 2013, but they still need to secure financing.

Some color commentary:  There are rumors about a high end grocer going to Brookland.  And recently there’s been scuttlebutt about a popular local restaurant going to Takoma.  This restaurant has served an anchor role in that it attracts commitment from a certain caliber of retailers to development projects.  It’d be awesome to have that kind of anchor go into Art Place at Fort Totten, but with the big box store going in up the street and a foundation that is not really in the development business, the team certainly has its work cut out.  At any rate, these points underscore the upside and downside of being located between two very nice neighborhoods that are also seeing development.  But we have a really great community as well.  All the more reason for residents to be engaged and discuss the types of retail and amenities that the community would love to see and support.       

Art Place at Fort Totten: What Should Go Here?

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

Now that Fort Totten Square is getting underway, let’s turn attention to Art Place at Fort Totten.  A new series called “What Should Go Here?” asks for input and discussion on various uses of the site once occupied by the Riggs Plaza apartments, now surrounded by fencing.  The Cafritz development, currently called Art Place at Fort Totten (and I say currently for a reason), is envisioned as the site of nearly 1,000 rental apartments (including senior and affordable housing), retail, and a children’s museum.  Formerly, the site was also to include a grocery store, but with the big box coming to Fort Totten Square, that plan has been nixed.  The site was also slated to include space for arts nonprofit organizations.  The current PUD modification application envisions hockey/ice skating rinks and other recreation uses.  The Office of Zoning expressed some hesitation about the new plans at the latest hearing.  I’ll post updates later on the PUD modification application, but in the interim, since it looks like the Cafritz team has run into some trouble pitching a vision that will attract dollars and community support, let’s help them out by suggesting what should go here.

Art Place at Fort Totten

Fort Totten in the Washington Post: More than just a metro stop

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

The Washington Post recently featured an article on the Fort Totten neighborhood in the real estate section called “Fort Totten is more than just a metro stop.”  A few residents provide their impressions of the neighborhood, described as including Michigan Park, Lamond-Riggs, and Manor Park.  The article discusses the two developments that are coming to Riggs Park, Art Place at Fort Totten and Fort Totten Square (mistakenly called “Fort Totten Place” in the article) that will certainly bring changes to the neighborhood.