End of 2023 and Holiday Update
A SPECIAL NOTE FROM APAH
With 2024 just around the corner, we would like to take a moment to acknowledge APAH’s valued partnerships. We are projected to welcome residents to Riggs Crossing Senior Residences in early 2025 and the team is excited to continue our efforts through next year to reach the finish line.
It’s been an eventful several months as we progressed through the development process since breaking ground in July 2023. In addition to site work and construction, APAH has been proactively listening to our neighbors in the surrounding area to garner project feedback, find creative solutions to minimize project disturbance, and get to know the Riggs Park community. We thank our partners and D.C. officials including Mayor Bowser for their support of Riggs Crossing and the future residents who will call this development home.
APAH Wishes everyone safe and happy holidays.
CONSTRUCTION UPDATE
Recently Completed Construction
With 2023 coming to a close, our project site has transformed! Since our last update, we have completed our concrete foundations, underground MEP, and our slab-on-grade. We’ve poured most of our level 1 deck where the main amenity space and future retail will be. We’ve formed the last portion of this level 1 deck and will begin forming the garage ramp before the end of the year. We will also be close to 2/3 topped out with our concrete portion of the building where only the north slab should remain. We plan to top out our concrete structure within the first two weeks of January. Thank you to all of our trade partners, design partners, and our client for helping us reach this critical juncture on the project.
Upcoming Work
Starting early 2024, we will begin building our CMU (cinderblock) towers for our stairwells, elevators, and trash chute. This kicks off a new phase of construction as we transition from concrete structures to wood framing. When wood framers arrive, you can expect to see a new mobile tower crane on-site, staged in a similar location to our current mobile crane along Riggs Road NE. This is to facilitate the lifting of wood trusses and lumber to the elevated decks. Further, our large dewatering system will be demobilizing shortly as we’re no longer in the deeper portions of our foundation that encountered groundwater. While the wood framing is occurring, you’ll see several other activities including:
Steel angle installation around the 2nd floor. This angle will support the brick over large spans and above the concrete portion of the building.
Excavations, steel pile removal, and waterproofing the tops of our foundation walls. These are smaller, roughly 4’ deep excavations that will be backfilled.
The start of metal stud framing and exterior sheathing
Our goal is to top out framing, install windows, and have the building substantially dried in come spring time. This will kick off our brick, siding, and balcony work on the exterior while we complete mechanical, electrical, and plumbing rough-ins on the interior before moving into interior finishes.
Please note that we will be shifting our site perimeter fence on the east elevation near the townhomes. The fence will move further east (towards the townhomes) into the permissible construction easement. This additional space will be required in order to allow the proper equipment to access this elevation safely and efficiently in order to best maintain our schedule. Plan to see small excavation equipment, forklifts, aerial lifts, and scaffolding within this area.
In the Event of Inclement Weather:
In the event of snow or other wintery weather, DAVIS has snow/ice melt on hand to ensure the sidewalks around our site and the walkway on our site have minimal tripping hazards.
Snow will be cleared from wood decks over the edge of the building with controlled access zones below.
If a large snow storm occurs, DAVIS will hire the necessary personnel to remove snow from site or consolidate on/near site to provide access pathways for our project.
Community Involvement
We’ve tried to mesh into the Fort Totten and Riggs communities. Thus far, DAVIS, KCM, and APAH have:
Taken the safety of the Riggs Park Place NE entrance to heart. We have removed portions of our fence mesh and adjusted the barricades and fencing angles to improve visibility between the private entrance and Riggs Road NE.
We have also ordered and installed a custom, photo-reflective sign in the median notifying passing drivers of the entrance upcoming.
We have worked with the local ANC and LRCA (Lamond-Riggs Citizen Association) to obtain TCP approval for the necessary site staging along Riggs Road. We have devised and implemented a plan to minimize rush hour congestion and noise as mush as possible.
Mowed the tall grass around the trailer and on DDOT’s land.
Periodically cleaned up the area around our site. This includes trying to maintain a clean area from both construction debris and any windblown debris from the neighborhood or pedestrians.
Conducted preconstruction surveys of adjacent townhomes to document any changes that may be caused by the project.
Connected with Food & Friends for volunteering opportunities. DAVIS personnel helped deliver Thanksgiving meals!
Registered 22+ District residents into a paid job training program that will commence in the new year. We will make every effort to provide these individual with job opportunities.
Attended Art All Night and supported local businesses.
We want to thank you all for monitoring our progress and working with us this year. Happy Holidays to all!
