Design model at the Capitol Quarter Sales Center.
Capper/Carrollsburg Housing Redevelopment

In 2001, DC received a $34.9 million Hope VI grant to redevelop the 23-acre Capper/Carrollsburg public housing project as a mixed-income community, with the 700 public housing units are being replaced one-for-one, along with 1,000-plus market-rate and workforce-rate rental and ownership units and 50 Section 8 ownership units. There will also be 700,000 sq ft of office space at 250 M Street and 600 M Street and 50,000 sq ft of retail space. Construction started on the first phase of townhouses in June 2008 and was completed in the summer of 2010, and the second phase got underway later that year, was completed in 2012.

Links:
Capitol Quarter by EYA
Developers: Forest City Enterprises / Mid-City Urban LLC; Architect: Torti Gallas
Zoning PUD Approval ('04) | Hope VI Grant Awarded ('01; Fact Sheet) | DCHA Capper Info
Friends & Residents of Capper/Carrollsburg | Applying For Housing (DCHA)
Community Support Services Program for Capper/Carrollsburg
JD's Capper/Carrollsburg News Items & Additional Links


            Overview            Capitol Quarter/JD's Photos            Capper Apartments/Photos            Capper News Items            

JDLand Blog Posts on this Project
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Presentation Slides, Responses from Community Center Meeting
Apr 22, 2014 11:47 AM
On Monday night the first public meeting was held to begin gauging neighborhood expectations and desires for the programming at the Capper Community Center, which is expected to begin construction Any Minute Now and open in late 2015.
I wasn't there, but the Housing Authority was nice enough to pass along both the presentation slides that were shown by the consultants running the meeting and the entire community "engagement process." These slides also include the breakout of the responses to various questions asked during the meeting. (I'm not going to call it Visioning. I'm just not.)
Attendees were given keypads to register their answers, and so the demographics of the 60ish folks who participated were immediately available: 62 percent of attendees were aged 60 and older, 61 percent were female, 69 percent have lived in the neighborhood for four years or more, etc. Then a series of questions about what the focus of the building's offerings should be and how the building should be operated were asked, followed by breakout small group discussions.
The next step in gathering input will be a survey that will go out in the next few weeks, which will focus on feedback about specific potential programs and activities. Another community meeting is expected in early June, with a final report issued not long afterward.

Public Meeting on Capper Community Center Set for April 21
Apr 10, 2014 4:19 PM
The "engagement process" between DCHA (and its consultants) and interested parties about the planned Capper Community Center now has its first public meeting scheduled, for Monday, April 21, at 7 pm, at 200 I St. SE.
The announcement flyer includes an FAQ with information similar to what I wrote about not too long ago when the agency announced that it would be working with the community to determine the "inside uses" for the 30,000-square-foot building at 5th and K streets, SE, which DCHA expects to be "a support for the community building process in this new mixed-income community" as well as a "multifaceted enrichment center" and a "hub for activities and positive civic interaction."
It also explains again that DCHA will not be running and funding the center's operations--though will remain "vitally interested" --so it needs to come up with ways to create the necessary revenue to support both staff and programs.
This meeting is planned to be an information session and also hear ideas about programs for the building, then a second meeting later this spring will present preliminary programming recommendations.
Check the flyer for additional information, including the reminder that government ID is needed in order to get into 200 I St.

DCHA Starting 'Engagement Process' for Community Center
Mar 29, 2014 8:58 AM
With the construction of the long-delayed Capper Community Center at 5th and K getting ready to start, and with residents having recently made clear their desire to be consulted on the center's programming, the DC Housing Authority has announced that it will be reaching out "to the Capper HOPE VI community (homeowners and renters/former residents/current residents) and the broader Near Southeast neighborhood to solicit input into the future programs that will be offered."
Additionally, because the agency says that they have been unable to find funds for the staffing and programming of the center once it opens, it will be looking to contract with some organization or entity to operate and develop programs at the center "that will be responsive to the community's needs and the long-term vision for the center."
Brailsford & Dunlavey and Justice and Sustainability Associates have been hired to (I'll just quote the consultant mumbo jumbo): " 1) develop a process with the purpose of defining impacting programs that will foster personal and community enrichment, and civic participation; 2) create an asset map that will allow the future operator to understand the programs that are offered in the neighborhood; 3) develop financial models and pro forma to guide DCHA in approving future programming; and 4) [work] with our architects to define square footage within the building’s walls so that each space can have the potential of multiple uses."
There will be a series of meetings with the community over the next three months (including all-important charettes) and will also be developing a survey and "other forms of communicating the community's vision and desires for the building."
With the construction funds expiring by November 2015, DCHA has a goal of finding an operator for the center by this September, which would give the new operator one year to prepare for the center's opening.
You can read the entire release from DCHA about the process for more information.
The new community center has had a long, long path to fruition, since even before the original one closed and then was demolished in 2007.
There should also be a construction trailer and a sign announcing the project going up at the site (if not there already), as DCHA gets ready to prepare the site for construction.
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More posts: Capper, Community Center

Shovel-Wielding VIPs Break Ground for Lofts at Capitol Quarter
Mar 5, 2014 1:10 PM
A clearly happy and relieved group of city officials, developers, and residents gathered this morning on the parking lot at 7th and L, SE, to ceremonially break ground on the Lofts at Capitol Quarter, the 195-unit mixed-income apartment building that marks the latest phase in the redevelopment of the Capper/Carrollsburg public housing project.
Mayor Vince Gray, DC Housing Authority director Adrianne Todman, Ward 6 council member Tommy Wells, and other speakers all discussed the importance of making sure that residents are not priced out of the District, focusing on the 39 units of public housing that will be included in this project. When this building is completed, DCHA will have replaced 61 percent of Capper's original 707 units of public housing.
A lot of cooks were in the Lofts's $42 million financial kitchen, since DCHA did not use any of the Capper Hope VI funds to get the project underway. Instead, DCHA is acting as a first-time co-developer alongside Urban Atlantic and Forest City Washington, apparently crafting a "unique and complex legal and financial structure" that involves low income tax credits, DC Housing Finance Agency debt purchased by Citi Community Capital, and a short-term loan made by Industrial Bank.
The building is expected to be completed by 2015. You can read more about it here, and on my project page.
And because I'm a sucker for photos of dirt being flung into the air, here's a gallery of images from the event, which included not only the usual lineup of officials but also former and current Capper residents.
As for when "real" groundbreaking will begin, let's just say Any Minute Now. (And Nats fans and commuters should be prepared that Lot W will be cut pretty much in half by this development.)

Groundbreaking on March 5 for Lofts at Capitol Quarter
Feb 26, 2014 6:45 PM
It's getting hard to keep track of all of the projects in the ground around the neighborhood, and now another one is about to be added to the list: the 195-unit mixed-income apartment building christened the Lofts at Capitol Quarter is having a ceremonial groundbreaking on March 5 at 10 am, with the mayor, Tommy Wells, and other luminaries expected to be in attendance.
This project, on the south side of L Street SE between 5th and 7th, is on the site of the old Capper Seniors building, and will displace the northern half of Nats Economy Lot W. It faces the Marine Bachelor Enlisted Quarters building that opened at 7th and L in 2004.
Of course, since this is a ceremonial event, we'll have to see when actual moving of dirt--other than by shovel-wielding VIPs--begins. But financing is in place, permits are approved, and the DC Housing Authority appears raring to go to get this project underway.
When completed, the building will be run by Forest City's residential management arm, and will have a fitness room, roof decks, interior courtyards, and meeting space. It's expected to take about 20 months to complete once construction begins.
This is the third apartment building to rise up as part of the Hope VI redevelopment of the Capper/Carrollsburg housing project, and the first to be mixed income, with at least 38 affordable units to be included.
The "Capitol Quarter" moniker comes from the rows of new townhouses built a few blocks away as part of the Capper redevelopment. In the original plans for Capper's re-do, this site (known as Square 882) was going to be townhouses as well, but was switched to an apartment building in 2009. The south half of the block, facing M Street and the Navy Yard, may someday be the 600 M Street office development, but that does not appear to be happening anytime soon.

Zoning News: Yes to Vet, and Capper Hearing to Come
Feb 14, 2014 12:16 PM
Now that I've come out of my snow bunker (being a weather geek is a terrible disease), I'll pass along these notes from the past week or so in Zoning Land:
* VET: The commission on Feb. 6 approved 5-0-0 Forest City's request for a wording change to allow a veterinary hospital to operate in the Southeast Federal Center Overlay area (basically, the Yards).
As I wrote a week or so ago, a vet is a potential tenant in Twelve12's retail space on Tingey Street, but before a lease can be signed, "veterinary boarding hospital and veterinary hospital uses" needed to be added to the SFC overlay's allowed uses, subject to a number of conditions (no more than 50 percent of the tenant space can be for boarding, that any animal legally sold in the District can be boarded, incidental boarding of animals for convalesence is allowed, order and waste handling requirements, and that grooming and supplies can only be "accessory" uses). There was some back-and-forth about the word "incidental," and it was agreed that that wording be better phrased before the final vote.
Forest City does not announce tenants until a lease is executed, so the name of the potential vet has not been released.
* CAPPER: On Feb. 10, the commission voted to "set down" for a full hearing the Housing Authority's request to modify the Capper PUD to allow 30 of the affordable housing units planned for squares 739, 767 and 768 to be transferred outside the Capper boundaries to the block where the Park Chelsea is currently under construction. (See the this map culled from the Office of Planning Report to help you visualize.)
The planning folks have a number of issues they want DCHA to address before the hearing on this modification, but not among them is the biggest issue that ANC 6D has with Square 767: that the Housing Authority is thinking about a plan that would change the original plans for a single 147-unit mixed-income building to two buildings, one a market rate-only condo building and the other an affordable housing-only building. (This plan is not mentioned in the housing authority's filings with the zoning commission.)
During the discussion, commission chair Anthony Hood noted that ANC 6D is "one of the ANCs that this commission knows is very engaged," which was in reference to the strongly worded letter the commission received with 6D's concerns that they and the community still need to be "appropriately briefed" about DCHA's plans, and that the commission be able to "fully vet our concerns with them regarding the request for modification." Hood also said, "Let's make sure the next vote we see shows that everyone is working together."
Concurrently, the commission's vote also deferred action on DCHA's parallel request for a five-year extension to the PUD covering these same three squares, saying that the extension request decision hinges on the modification case's decision. The Office of Planning is recommending just a two-year extension, and zoning commissioner Marcie Cohen said that DCHA needs to provide much more detailed information on the steps taken up to this point to secure financing, since it is her opinion that the initial filing doesn't seem show a "compelling need" for an exemption.
The hearing date isn't yet set, and DCHA will have to go to ANC 6D (and probably 6B as well) in order to request support before its zoning commission appearance. The Housing Authority and 6D have had a pretty contentious relationship over the years in regards to the Capper redevelopment, and it's unlikely that the deliberations over this zoning request will change that.

To-Do Tidbits: Capper, Schools, 6D, Aldean, Jazz
Feb 6, 2014 10:14 AM
* CAPPER DISCUSSION: I have a dream of writing a deeper post about this tomorrow, but just in case, I'll mention again that the DC Housing Authority is having a community meeting on Feb. 8 at 10 am at 200 I St. SE "regarding the opportunities and resources for the continued development of the neighborhood." Look for the "programming" for the long-planned community center and the possible condo building at 3rd and K to be a big part of the discussion. Tommy Wells is expected to attend.
* SCHOOL BOUNDARIES: Three Ward 6 community meetings have been scheduled on the hot topic of DCPS's review of public school boundaries and feeder patterns. Topics open for discussion, in addition to the aforementioned boundaries and feeder patterns, include experiences with the current assignment policies (including lotteries) and bridging the assignment and choice policies across DCPS and charter schools. The meetings all start at 6:30 pm and are scheduled at: Eliot-Hine (Feb. 13), Stuart-Hobson (Feb. 18), and Jefferson (Feb. 20).
* ANC 6D: The commission's monthly meeting is on Feb. 10 at 7 pm at 1100 4th St. SW. The agenda includes some curb cut requests, and updates on the Wharf, the National Cherry Blossom Festival, and an upcoming mayoral forum at Arena Stage.
* ALDEAN: The Nationals finally announced a date for the Jason Aldean concert at the ballpark this summer: July 25, the day before Billy Joel's show. Tickets for the Aldean gig go on sale tomorrow, Feb. 7.
* ALL THAT JAZZ: This is a ways off, but it's been announced that a three-day Jazz at the Riverfront music festival will be held at the Yards Park from June 27-29, as part of the DC Jazz Festival. More about it all from City Paper.
Have an announcement for a future event? Send it here.

To-Do Tidbits: Speed Dating, School Days, Nats Dates
Jan 30, 2014 2:53 PM
Here's what's come across the transom events-wise this week. And remember to keep an eye on my Events Calendar down the right side of the JDLand home page to be sure you're not missing anything coming up.
* VALENTINE'S LOOMING: On Saturday, Feb. 1, there's a Speed Dating at the Yards shindig being held at the Boilermaker Shops from 7 to 9 pm. Tickets are $30, and can be purchased here, though the site notes that they have more men than women women than men currently signed up, so dudes, get moving. (But points are deducted for the location being listed as "Washington Navy Yards," which is off-base in so many ways.) It's being run by Professionals in the City.
* VAN NESS ES: A reminder that the new Van Ness Parent Group is holding a community meeting on Feb. 1 to get supporters together to talk about the elementary school's scheduled reopening for the 2015-16 school year. The meeting is at 11 am at Capitol Hill Tower, 1000 New Jersey Ave SE.
* CAPPER COMMUNITY: I'll be writing more about this next week, but the DC Housing Authority is having a community meeting on Feb. 8 at 10 am at 200 I St. SE "regarding the opportunities and resources for the continued development of the neighborhood." Look for the "programming" for the long-planned community center and the possible condo building at 3rd and K to be a big part of the discussion. Tommy Wells is expected to attend.
* NATS TICKETS AND PROMOS: The team has announced that single-game tickets go on sale on Feb. 27 at 10 am. The lineup of promotional events has also been released, with the three NatsLive post-game concerts scheduled for June 5, July 19, and Aug. 16 (acts to be announced). There's also four Pups in the Park dates. (Charlie and George are once again not amused about the lack of a Felines at the Field day.)
Have an announcement? Send it here. Or you could always take out an ad to be sure your event gets noticed. I wouldn't mind.

Financing Lined Up for Mixed-Income Rental Building at 7th and L
Jan 7, 2014 8:45 AM
The neighborhood appears to have (yet) another residential project likely to get underway in 2014, as the DC Housing Authority has finally gotten the financing together for the long-planned 195-unit mixed-income residential building at 7th and L SE, on the site of the old Capper Seniors building.
The building permit for the project was approved a few months ago, and with money now in place, it's expected that dirt should begin to move within a few months ("expected" as always being the key word). This building, which will face the Marine Bachelor Enlisted Quarters across L, will be all rentals, and will have 39 affordable housing units alongside the market-rate offerings.
Documents filed with the Recorder of Deeds refer to the project as "The Lofts at Capitol Quarter." The building will be run by Forest City's residential management arm, and will have a fitness room, roof decks, interior courtyards, and meeting space. It's expected to take about 20 months to complete once construction begins.
Nats fans may be a bit chagrined by this news, though, since the new building will take out a chunk of Economy Lot W, cutting the number of spaces down to 186 once the lot is reconfigured (hopefully by Opening Day).
Note that this building is only on the north side of the block, which is why Lot W isn't disappearing completely--yet. The south side is slated to someday be a sizeable office building, though no start date appears to be anywhere on the boards for that.
This will be the first mixed-income apartment building to come out of the Capper Hope VI redevelopment; the first two apartment buildings completed--Capper Seniors and 400 M--are both all affordable-housing units. Four (or maybe five) additional residential buildings, with another 900-plus mixed-income units including about 285 affordable units, are still to be built before Capper reaches full build-out of its residential component.
This project is now on the 2014 docket along with Forest City's Yards/Parcel N, WC Smith's 800 New Jersey (aka The Whole Foods Building), and Donohoe's 1111 New Jersey, if these developers can make it past my jaded skepticism about announced start dates (well earned during the Lean Years of 2008-2012) and start building.
Already under construction and expected to open in the next year or so are rental projects Twelve12, River Parc, and the Park Chelsea.
And, when the Lofts at Capitol Quarter are completed, the south side of L Street between 5th and 7th will look a little different from what was there before:

DCHA Looking at Splitting Incomes in Buildings on Square 767
Jan 5, 2014 9:01 PM
City Paper's Housing Complex blog reported last week that the DC Housing Authority is investigating the possible sale of 10,000 square feet of Capper/Carrollsburg land on the Square 767, the block bounded by 3rd, 2nd, I, and K, "to a private developer to construct market-rate condominiums, and then to use that money to help build an all-affordable apartment building, with 48 units, on an adjacent parcel."
CP: "The plan would speed up the construction of the delayed replacement units, for which funding has been a sticking point. But it would also mean separating the affordable and market-rate units into separate buildings, which some neighbors see as a violation of the spirit of the Hope VI redevelopment, which has seen low-income and market-rate units blended together throughout the neighborhood."
While no developer has officially been named, I would note that an observant blogger noted back in March that a soil boring permit on the block now in question had been issued to EYA, developer of the Capitol Quarter townhomes that make up the bulk of the reconstructed Capper footprint.
ANC commissioner David Garber has made clear his displeasure with the Housing Authority's lack of pursuit of community input on this plan, and is also quoted by City Paper saying that the proposal is "a pretty big change from people's expectations." At its December meeting, ANC 6D voted to "express our disapproval of the planned sale."
In response to the article, DCHA emphasized that this move would not change the overall mixed-income approach for Capper's redevelopment, and added, "we believe additional homeownership options will be good for the community."
This is not as yet a done deal, with DCHA saying that at this point they have just asked their board for permission to explore the possibility.
In the Hope VI plans for Capper as approved by the Zoning Commission back in 2004, this block and the two blocks to the south, which run along the eastern edge of Canal Park, are to house for apartment buildings totaling 613ish mixed-income units. Two additional buildings--on the former site of the trash transfer station at New Jersey and K and on the old Capper Seniors site at 7th and L on Square 882--would add another 510ish mixed-income units.

Willie's Gets a Building Permit; Other Permits of Note
Mar 26, 2013 12:07 PM
Now that the Park Tavern looks just about ready to open (and the grapevine tells me it got its liquor license on Monday morning), it looks like Xavier Cervera is turning his attention to the project we have known as Willie's Brew and Que at the Boilermaker Shops at the Yards.
According the latest batch of approved building permits, a building permit has been issued (to Williams Willies Sports, technically), for a restaurant with 109 seats and 156 occupancy load.
So now everyone can start keeping an eye out for any work in the space on the Boilermaker Shops' western end, on Tingey at 3rd Street. (The photo above is from a visit I made to the Willie's spot back in September.)
Other items worth noting in the latest permitting blitz:
* The Park Tavern has gotten its permit for a 75-seat summer garden.
* Gordon Biersch's outdoor seating has been reduced from a 94-seat area to a 60-seat summer garden.
Then there's this additional tidbit, which needs to have a glaring "CONJECTURE!" label attached to it. But a few weeks ago EYA got a soil boring permit for 908 2nd Street, SE, which is the empty parking lot owned by the Housing Authority between I and K and between Canal Park and EYA's now-completed Capitol Quarter townhouse project. I have heard rumors for a while now that there's been talk of another deal between EYA and DCHA, though not for townhouses this time around. The empty lot where the soil borings took place is part of the Capper Hope VI footprint, and the plans have always been for a six-story, 147-unit mixed-income building on that site. Is something in the works? All together now: We shall see!

Wrapping Up at Capitol Quarter: Construction Completed, Nearly a Decade of Photo Treks Now Finished
Nov 12, 2012 11:16 AM
For close to 10 years, there has almost always been something going on to photograph between 5th, 3rd, L, and Virginia. Between 2003 and 2007 there was the boarding up and demolishing of the old Capper/Carrollsburg dwellings and the construction of the two new Capper apartment buildings. Then, in 2008, work finally began on Capitol Quarter's mixed-income townhouses, starting at 5th and L and working northward then back southward.
And now, as 2012 comes to a close, the final batch of homes, on the south side of L between 3rd and 4th, have been completed, and with the photos I took Sunday, my work in the Capitol Quarter blocks is done.
There will be more to come at Capper--apartment buildings are still to be built on the empty lots between 2nd and 3rd, and on the trash transfer site, and at the old Capper Seniors site at 7th and L, plus office buildings at 250 M and 600 M--but until those get underway (timelines all currently unannounced), my days of traipsing around the old Capper footprint with camera in hand are at an end.
I've taken more than 5,000 photos of just this portion of Near Southeast, and while not all of them are on the web site, if you go to the Photo Archive map and click on a star or use the search form, you can follow the progression I've witnessed at the 14 Capitol Quarter intersections (such as the one above, showing the southwest corner of 4th and L from 2006 to 2012, and the one below, showing the northeast corner of 4th and K from 2004 to 2009).
The photos, of course, mostly just track the physical change, and don't really reflect how these blocks now have so much more foot traffic, so many more strollers, and so many more bikes (and so many more shades of pastels on the buildings!). The photos probably do hint at the, ahem, shift in demographics from a nearly 100 percent public housing community to a mixed-income area that includes some of those previous public housing residents alongside newcomers who've paid close to $1 million for their new homes, which probably still elicits a grumble here or there, though that's also an on-going discussion across the city, not specific just to Near Southeast.
But for those of us who saw what this area south of the freeway had looked like for so many years, there can still be moments of wonder that this redevelopment actually happened. It's been amazing to watch, and I'm so glad I got to see it up close from start to finish.
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The Smokestack, Getting De-Smoked
Sep 13, 2012 3:56 PM
A moment many people have been looking forward to (but which at least one person might be lamenting):
Yes, demolition has started on the smokestack at the DPW/Trash Transfer station at New Jersey and K. It'll take a few days, I was told, so you have a little more time to say goodbye.
Check back in a few, when I'll have some additional photos in the main photo archive (UPDATE: here's a few, from New Jersey and K). But here's a couple more showing the first bite taken out of the top of Ye Olde Smokestack:

New Glimpses into the Getting-a-Bit-Distant M Street Past
Aug 23, 2012 9:29 AM
A most interesting and welcome present arrived in my inbox recently: a reader passed along four photos taken in 1990 or 1991 shot from what clearly is the old Defense Mapping Agency/National Geospatial Intelligence Agency building at 1st and M, looking out over the streetscape of a veeery different neighborhood than what exists today. It was during the construction of the Navy Yard Metro station, and you'll see what a war zone M Street was for drivers and pedestrians.
There's familiar sites from the early days of my photo archive--Normandie Liquors, the On Luck Cafeteria, Capper/Carrollsburg, the school buses at Canal Park, and more, but there's also landmarks I either never got to photograph (like the old Tracks nightclub at 80 M) or only barely caught (like the Aamco station at New Jersey and M). The Ellen Wilson apartment blocks just north of the freeway on 6th Street are even visible.
So, check out the photos! Now!
But don't stop with the color photos at the top of the page. The rest of the page has a series of overhead images from the Library of Congress archive, taken in 1992, showing many of the same locations as the "new" color shots, along with some other spots, matched where possible with my images of the not-yet demolished buildings. I posted them almost two years ago, but I'm sure they're new to plenty of people.
If you happen to have taken any photos of the neighborhood from pre-2003 that you'd like to share, I'd love to see them. Feel free to pass them along via whatever venue you might prefer--Facebook, e-mail (dc at jdland dot com), Flickr link, etc.

Trash Transfer Building Slowly Heading to the Trash Heap
Jul 30, 2012 1:57 PM
Sending the old trash transfer station building on New Jersey Avenue to the big trash transfer station in the sky that's been almost as anticipated among residents as the departure of the school buses from the Canal Park site a few years back, and action over the past few days seems to indicate that the end is almost upon us.
The glass blocks came out of the large window areas last week, and some big chunks came out of the building's north side this morning, though then the work came to a halt. But even if it's not gone within the next 24 hours, clearly the clock is finally ticking, as you can see in the photo at right (see enlarged version).
If you're already feeling nostalgic for the structure, my photos of the building's interior and exterior taken a few weeks ago could ease your pain.

Capper Community Center's Second Time Extension Approved
Jul 12, 2012 11:06 AM
On Monday night, the Zoning Commission voted 4-0-1 to approve DCHA's request for a second two-year time extension on the PUD deadlines to build the Capper Community Center on the now-empty lot on 5th Street SE between K and L. With this vote, building permits would need to be filed by July 1, 2014, with construction needing to be underway by July 1, 2015, provided another extension isn't someday requested and granted.
The extension received votes of support from both ANC 6B and ANC 6D, and a letter from a steering committee of Capper public housing residents also expressed support. Commissioner Peter May, referencing the "contentious" discussions in the past regarding this project and his own unhappiness about seeing it delayed, said it was "reassuring to know that key members of the community are supportive," otherwise he would be "similiarly unhappy." But he did vote in favor of the extension, as did Chairman Anthony Hood and commissioners Marcie Cohen and Michael Turnbull. (The commission's fifth seat is currently empty, with vice chair Konrad Schlater's recent decampment for a new job in Chicago.)
Included the paperwork provided to the Zoning Commission is a letter from DC Housing Authority executive director Adrianne Todman detailing the various high-finance moves over the past few years that have helped the overall Capper redevelopment move forward but that haven't trickled down to fund the community center. The letter says that the Housing Authority anticipates a $55 million bond issuance within the next year that will pay off the previous $29 million Bond Anticipation Notes and provide enough proceeds to continue the infrastructure work around Capper "and to construct the community center, which we estimate will cost $7.6 million." These moves require legislation, so we'll be able to cast an eye toward the DC council this fall to see if things are progressing as anticipated.
Also in that letter is this tidbit: "Lastly, DCHA is working with and soliciting a potential anchor tenant that will operate the community center and also contribute funding for the construction of the community center." Very interesting....
If you want to know still more about the history of plans for a new community center on this site (the old one was demolished in 2007), I point you to this pile of posts.
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Thursday Tidbits: Low Weight But High Volume Edition
Jul 12, 2012 2:01 AM
It's summer, and I'm trying to be on a Word Diet, so lots of links, but short and sweet:
* This week's Front Flick, O Brother, Where Art Thou?, tonight at Tingey Plaza.
* Another installment of Truckeroo on Friday.
* One potential candidate for Near Southeast's two ANC single member districts has already picked up nominating petitions: Ed Kaminski, who lives in 6D02.
* Washington Examiner is hot on the Hood. Times two. Shorter version: more people coming (like Nats fans). More stuff coming. But you knew this already.
* Miniature golfing in Canal Park, in a manner of speaking.
* Reunion of Arthur Capper residents last week at Garfield Park.
* There's now lane restrictions on M Street SE between 7th and 11th for the next, oh, 27 months or so, thanks to the DC Water Clean Rivers Project. (This is also why Water Street east of 12th Street is closed.) The work along M got off to a bit of a rough start last month when contractors took over the pocket park at 8th and Potomac without using a particularly light touch.
* Nats Park in the mix for the 2015 MLB All-Star game, but lots of other cities want it, too.
* Across the way: new DC United investors "should boost quest for stadium" at Buzzard Point.
* At least SOME major media organizations know how to credit scoops. {Said while glaring at WashBizJ, though not PhilBizJ}
* Folks at 909 New Jersey, and also 1980s DC nightclubbers, might like this WaPo photo. Especially when compared to this. (The railroad tracks are probably not missed.)

Getting Inside the Trash Transfer Station, Before It's Gone
Jun 27, 2012 9:55 AM
It's not exactly a palace, but it would have killed me had the old trash transfer station/DPW site at 900 New Jersey Ave., SE, been razed without my ever having gotten inside the fences with my camera.
Since the demolition countdown clock is now ticking (though no one wants to commit to an actual *when*, other than "near-term"), I finally got to traipse around the 1920s-era building on Tuesday.
I took far more photos than the building probably warrants, but the historical record must be served.
Out of the torrent of images, I bring you two galleries, one of shots from inside the building's two levels (including into quite a few spots that were pitch black until my flash went off. {shiver}), and one from the walk around the exterior, since I had never gotten fence-free access to it before.
I even got to peek down into the first of the five 60-foot shafts being dug along New Jersey Avenue and then beneath the eventual I Street footprint in order to move a very big and very deep pipe. That work has to be completed before construction can begin on the Park Chelsea apartment building just to the north of the trash transfer station.
As for the station's lot once razing is complete, it could be a temporary parking lot until the eventual construction of a mixed-income apartment building that's part of the Capper-Carrollsburg redevelopment. All of this presuming that no one decides to lay in front of the bulldozers to prevent the building from being torn down.

Beating the Heat at Lincoln Capper Children's Pool (and Yards Park)
Jun 21, 2012 5:17 PM
(This should definitely be filed under Information That Would Have Been More Useful Two Days Ago, but it's not like it's not still hot and won't get hot again.)
I figure that most parents of small children in the Near Southeast/Capitol Hill/Southwest metroplex are already aware of this, but it's still worth mentioning that DC Parks and Rec's Lincoln Capper Children's Pool at 555 L St., SE, is open again this summer, offering splashing opportunities from 10 am to 6 pm Wednesday through Friday (with a half-hour break from 2:30-3 pm), and on Saturdays and Sundays from noon to 6 pm.
The fountains and wading pool at the Yards Park are now probably a bigger draw, but this additional offering brought to you by your tax dollars shouldn't be neglected, especially if it's too hot to walk down to 3rd and Water or if it's during the times each week when the fountains are off.
(There's also the pool scene at the Capitol Skyline Hotel, but that's slightly less kid-friendly than when I was a kid.)
Has anyone been to Lincoln this season?
Comments (1)
More posts: Capper, pools, recreation

Canal Park Progress: Peeking Through the Fences (and the Trees)
Jun 10, 2012 5:25 PM
Although the temperature was a bit high for my liking, it still felt good to take a walk with camera in hand for the first time since April around Canal Park and Capitol Quarter to get a new batch of photos. And, thanks to the planting of numerous trees along with other visible improvements, my months and months of complaining about not really having much to photograph during the park's construction have come to an end.
With the arrival of the trees and some initial streetscaping now in place on the portion of L Street that runs through the park, you can now see how narrow the street is going to be in order to work to slow vehicular traffic as it crosses the park. (The completed streetscape will also give a visual cue to Slow The Hell Down.) K Street will get a similar treatment.
So check out the slew of progress shots on my Canal Park project page. And I do also recommend a run through my Expanded Canal Park photo archive, to make a time-traveling virtual visit to the park's three blocks, which will get you comparison shots like these:
(Southeast corner of 2nd and K. I love the first shot, from nearly nine years ago, with lots of school buses and without USDOT.)
The official Canal Park web site can also give you more information, along with these slides from a presentation at last month's ANC 6D meeting. Though, judging from the people who chatted me up while I was poking my camera through the fences, we're long past the "what" stage and deep into the "when" ("WHEN!?!") stage. An opening in November is still the target.
Meanwhile, on Capitol Quarter's last block, framing has now gotten underway on 4th Street, with bricking and painting finished on the houses on the 3rd Street side. My suggestion is to scroll through the Capitol Quarter Phase 2 Expanded Photo Archive, because I can't imagine at this point the before-and-afters need much narration.
(Southeast corner of Third and L, in December 2004 [through the windshield!] and today.)

ANC 6D Agenda: Parking Update, Capper PUD (and the Wharf)
Jun 8, 2012 10:10 AM
The agenda for the June 11 ANC 6D meeting has been sent out (and hopefully posted soon). The big-ticket item is a vote on the Stage 2 PUD for the Southwest Waterfront plans, which I doubt will be a lightning-quick discussion--when the agenda has it budgeted for 90 minutes, you know it's gonna be long.
But there are also two Near Southeast items of interest listed: an update on baseball game-day parking from DDOT (first discussed at the May meeting) and the Capper Community Center PUD extension request (also discussed in May).
I'm not yet up to sitting through a meeting of that length (though I'm coming along), so if these items are of interest, get thee to 1100 4th St. SW at 7 pm on Monday.

ANC 6D Recap 2: Canal Park, Community Center, CSX Letter
May 15, 2012 1:35 PM
Moving from the "P" portion of Monday's ANC 6D meeting (pylons and parking) to the "C"s:
* Canal Park: Chris Vanarsdale of the Canal Park Development Association gave an update on construction, the bottom line of which has not changed from what's been mentioned the past few months, that because of unexpected issues, the park's opening has been delayed until November. Unmapped utilities that required a redesign of the stormwater management system have been a big stumbling block, but Vanarsdale also mentioned the soil-related difficulties when building on the site of an old canal. Construction is now 60 percent complete, and the work on the pavilion is almost done. Here are the presentation slides, and you can also check out the official web site for more details (along with my project page). Oh, and they're thinking about offering Zamboni driving lessons!
* Community Center: The DC Housing Authority has filed a request with the Zoning Commission for an extension for construction of the planned Capper Community Center, which already received one extension back in 2010 that 6D supported. DCHA has apparently requested that the Zoning Commission act within 30 days on the request, news of which the ANC received on Monday. So the commissioners voted unanimously to send a letter urging postponement of the zoning case so that the ANC can address the request and form a response with a vote at next month's meeting. Commissioners Litsky and McBee also both commented that the project shouldn't be getting another extension.
UPDATE: Here is the letter sent on behalf of DCHA to the Zoning Commission asking for the extension: it would be for two years, requiring building permits by July 1, 2014 and construction underway by July 1, 2015.
* CSX/Virginia Avenue Tunnel: The commissioners voted 6-0-1 to send this letter to the appropriate parties laying out the ANC's opinion on the plans to reconfigure the Virginia Avenue Tunnel. After listing the various ways that the proposed construction "would put people, homes, businesses, and fragile historic resources at risk," the letter states: "[W]e strongly believe that the best options for our community are for CSX to either leave the Virginia Avenue Tunnel in its current state (Concept 1) -- with the suggestion that if this option were chosen that the tunnel would be fully maintained for the safety of both the trains below and the communities above, or to reroute additional train traffic outside the District of Columbia [...] instead of in an expanded Virginia Avenue Tunnel." But, if the construction does occur, "it is absolutely imperative that the health and safety of our many residents, the economic and physical well-being of our businesses, parks, religious institutions, homes, and historic buildings, and the north-south access for all existing modes of transportation be preserved and enhanced." A number of Capitol Quarter residents in attendance also spoke in support of the ANC's support. The next public meeting on the plans for the tunnel will be May 21 at 6:30 pm at Nats Park.
One more recap post to go, probably tomorrow.

Updated Photos from the Usual Spots (Holiday Edition)
Apr 8, 2012 6:35 PM
Because of a need to burn off some calories before digging into my "Reeseter's Bunny" (milk chocolate-coated peanut butter bunny, which the label says is four servings [ha!] at 180 calories per), I did my usual wanderings this morning to grab updated photos around, Capper, 200 I, Canal Park, and the Boilermaker Shops. Alas, I did not hide any Easter eggs in any of these shots, nor did I find any.
The framing and Tyvek-ing is underway on 3rd Street south of L, in the shadow of the 300 M Street office building, as Capitol Quarter continues its march toward completion. I also took a lot of photos of other CQ Phase II blocks, so spend some time in the Capitol Quarter Phase 2 Expanded Photo Archive (and scroll down a bit) to hop through the many (many!) before-and-afters.
Then there's the Boilermaker Shops at the Yards, where some work was being done even on Easter Sunday. The walling off the interior space for the different tenants has begun, with the studs visible--and some drywall has even gone in on the mezzanine level, as seen at right, in a view from 4th Street, through what will be the Bluejacket space.
The work is on-going at Canal Park, but continues to not be terribly exciting from a photographic standpoint, unless you're wowed by images of new curbs. But the Canal Park Expanded Photo Archive can take you for a walk around the park's perimeter to see the current views, if you don't see it every day. (I also like my barbed wire shot [above right], the result of desperation after being without photos from the east side of 2nd and L for a very long time now. But, no, I didn't jump the fence.)
I also enjoyed being watched very closely by a USDOT security guard with a clipboard as I took photos of the park's progress from the south side of M Street. "What are you taking photos of?" she finally asked, trying to sound stern. "Stuff," I replied, as I smiled and kept walking.
There's also updated shots from 225 Virginia/200 I (seen at right), with the landscaping now starting to go in.
If you want to see today's entire batch (213 of 'em), here they are, remembering to click the fun little Click to see all available photos of this location. icon if you want to see the entire range of photos for a certain location. If you want even more new-ish pictures, here's photos I took around 1st and Half Streets on Tuesday, to get the Fairgrounds exterior into the official archive.
Now I need to go find that peanut butter bunny. I think I earned it.

Capper Milestone: Capitol Quarter Townhouses Now Sold Out
Mar 29, 2012 9:40 AM
It's a real milestone in the redevelopment of Near Southeast to report that the entire stock of townhouses for sale at Capitol Quarter has now sold out.
The first reservations for units were taken in October 2006 (remember the people camping out?), construction began in summer 2008, Phase 1 finished construction and Phase 2 reservations began in 2010, and now, with construction underway on the last group of houses on L between 3rd and 4th, the finish line for the project is not far away.
The development has been the third phase of the Hope VI redevelopment of the old Capper/Carrollsburg public housing project, replacing the old housing with nearly seven blocks of brightly painted rowhouses, containing not only 130ish market-rate townhouses (a few of which have broken the $1 million barrier) but also 90ish special workforce-rate houses for smaller incomes, in addition to nearly 90 subsidized rental units.
Those units, combined with the 300 built at Capper Seniors #1 and 400 M Street, mean that more than half of the 700 units in the old Capper have now been replaced. The rest are slated to come in five mixed-income apartment buildings, located on the west side of 3rd Street, on L Street south of the Marine Bachelor Enlisted Quarters, and on the DPW/trash transfer station site at New Jersey and K. No timelines have been announced for any of the remaining buildings, but you can see on my main Capper page a map with estimated unit counts for each.
I've taken a lot (a LOT) of photos of the Capper footprint since 2003: my Capitol Quarter Phase 2 and Phase 1 pages give a good overview, or you can just pick a spot along 3rd, 4th, or 5th Streets in my Photo Archive and take a look.

Thursday Tidbits: Minutiae from Wandering the Streets (and Twitter)
Mar 22, 2012 3:38 PM
With Pictures:
* Shipping containers have been arriving at the Fairgrounds (Bullpen) site. (They say there's going to be a "preview" event on March 30--looks like a lot of work to do in eight days. But the real opening is supposed to be in time for the Nats' season opener on April 12.)
* Greenery is arriving at 200 I/225 Virginia, and the sidewalks are done. Apparently the fences will be moved back sometime next week to keep the building perimeter secure but to allow the sidewalks to be used. (In other words, the "street sidewalk" will finally disappear.) There should also be repaving and crosswalk striping around the site coming in early April.
Without Pictures:
* Framing is racing along on the stretch of Capitol Quarter townhomes on 3rd south of L.
* Curbs are going in on 2nd Place next to Canal Park and the pavilion.
* The cherry trees in the Center Field Plaza at Nats Park are budding, but don't look on the verge of popping yet. Perhaps they can hold on until April 3.
Elsewhere:
* Mark Batterson says the demolition of the Miles Glass building and the garage next door on Virginia Avenue will happen next week.
* Yesterday we were talking about the possibility of a little BOOM, but here's what might happen 'round these parts if there's a really BIG BOOM.
* The Post writes about the neighborhood as part of the big Mega RealEstate focus on walkable communities, and keys in on the fact that the area has a number of different names. (For the record, it's not like I made up "Near Southeast"--I was just following the city's lead.) Within a few hours, though, Greater Greater Washington may have solved the problem by pointing us to the area's late-19th-century moniker: "Bloodfield." Wouldn't that work great for ballpark headlines? ("Phillies Dismembered at Bloodfield.")
Anything else folks are seeing?

Tuesday Tidbits: Best Evaluated by Volume, Not Weight
Mar 13, 2012 9:19 AM
So many Tweets recently, such small items. Let's see how short I can keep them:
* Justin's Cafe is looking to have a block party on Saturday, April 14 (when the Nats and the Reds play at 4:05 pm), and ANC 6D has supported the request to close 1st Street between K and L. (Thanks to SWill for, once again, picking up my slack.) Still probably some bureaucratic hoops to jump through before all is confirmed. This was moved from Opening Day so it would be on a weekend, Will says,
* Looks like DPW's trucks have departed a couple weeks earlier than expected from the agency's longtime home at New Jersey and K, although all the lights may not be turned out just yet. Demolition is in the cards, though some environmental abatement has to happen first.
* New striping and bike lanes were installed Monday on I Street SE between South Capitol and New Jersey.
* Start starving yourself now to prepare for the Red Porch's eight-pound "StrasBurger."
* Photographic evidence of fences down at the old Bullpen, clearing the way for Fairgrounds.
* Only four houses left for sale at Capitol Quarter.
* Bank of America is now building out its new space in the ground floor of 55 M south of the Metro entrance, informed sources say. (They're closing their Southwest location in June.)
* Could DC United be setting up shop just a few blocks up Potomac Avenue from Nationals Park?
* Near Southeast gets off relatively easy in this Sunday's National Marathon Street Closure Sweepstakes (just South Capitol south of L, and the Douglass Bridge).
Anything else going on these days? Besides that sandwich shop opening?
UPDATE: Let's add the elephant parade! Starting tonight at 8 pm, on the southern edge of Garfield Park at the train tracks where Virginia crosses under New Jersey, says WTOP.
UPDATE II: And, from the Hill is Home, a Q&A with ANC commissioner David Garber.
UPDATE III: I sent a lackey down to Potbelly to get a few opening-day shots. Hope he's not expecting to get reimbursed for his lunch.

Photos from All Over, Feb. 2012 Edition
Feb 27, 2012 11:34 AM
Take a gorgeous Sunday, add an obsessive-compulsive need to document all the change underway, and what do you get? Nearly eight miles of walking and a shameful number of new photos.
The Foundry Lofts building is all but done, with only the retail spaces left to be built out, so I took a bunch of "after" photos that will probably last for a while. But that new Potbelly sign sure stands out! I also pressed my nose against the glass to peek inside the sandwich shop's space--it sure doesn't look far from opening.
Embarrassingly, I haven't had a camera in hand on the Navy Yard's portion of the Anacostia Riverwalk since 2004. (I'm always worried they're going to toss me in the brig as a security threat, especially after a run-in a few years back where I was chased down by both a gate sentry and the DC police after taking photos of the Hull Street gate from across M Street.) But I pushed forward yesterday and got a bunch of new shots that I've added to my Navy Yard page, taking care to demonstrate to the many security cameras that I was photographing the river and not the installation. (Don't miss the especially cool before-and-after of the gate to the Yards Park.)
I will probably be creating a separate Riverwalk page before too long, but not today.
Along 11th Street at N and M, photos are more notable for what's not there anymore, as the demolition of the embankment for the old outbound RFK ramp is done, and the path of the new ramp from M Street for traffic headed to the outbound 11th Street Bridges freeway traffic becomes more obvious. Also see this picture of the work on the 11th Street Local bridge, showing the demolition of part of the old outbound bridge approach, which has to be done before the new local bridge can hook up with 11th Street. (You can see it as well in my O Street before-and-afters, if you figure out what to look for.) Check my 11th Street Bridges photo page for more images.
Then there's Canal Park, where I mainly took some new photos of the pavilion under construction near M Street, since photos of digging and ground work don't quite rise to the level of "interesting." I also hit most of the angles for the Boilermaker Shops, as well as for Capitol Quarter Phase II, where the security guard expressed concern about my actions (I need a laminated Photography Approved card or something). And I wandered the 225 Virginia/200 I perimeter.
If you're a glutton for punishment, you can browse the 267 pictures from this trek that are now in my Photo Archive, using the links to see before-and-afters.

Tidbits, Capper Edition: Trailers Leaving, New Curbs, More
Feb 22, 2012 8:05 PM
It's not often I have enough content for a location-specific tidbits post, but there's a few items of note from the Capper/Capitol Quarter neck of the woods worth passing along:
* Capitol Hill Day School has moved back into its digs at the Dent School north of the freeway after spending the fall and early part of 2012 in "modular classrooms" on the Capper Community Center site at 5th and K, SE.
The trailers are scheduled to be hauled away sometime next week; I hear that the Housing Authority folks are looking into keeping the fence that CHDS put up and laying down some additional sod in order to create a small playing field for kids.
There's still no word on when the community center itself may get built, though DCHA is (still) working on getting the financing.
* If you've seen new granite curbs and gutters going in along 3rd, K, and L in front of Cornercopia and the "legacy" houses around which Capitol Quarter has been built, those are being installed by the Housing Authority as a small community benefit for those homeowners who have been surrounded by a whole lot of construction over the past few years. New brick sidewalks will be coming as well; new street lights are also a possibility, though that's not confirmed.
* Foundations are being poured for the townhouses along 3rd Street south of L that are part of the last block of Capitol Quarter construction. Didn't see framing underway when I rode by on Saturday, but perhaps that's started since?
* There's also apparently some kerfuffling these days within the CQ homeowners association, sparked by working on the community's response to the plans for the Virginia Avenue Tunnel reconstruction (the project that continues to put a smile on everyone's faces!). I mention it here because I wouldn't want to be accused of sweeping such important news under the rug, but I'd really prefer that my comments section not become a place for the battle to be litigated.

A Slew of Shots Snapped on a Sunny Saturday Sojourn
Dec 4, 2011 5:24 PM
Yes, it's time for another batch of updated construction photos. This is a tough stretch of year to take these--the sun never gets very high in the sky, so anything facing due south is about impossible to get without glare. And, for places like Canal Park, it's hard to even get some locations out of the shadows long enough to get a photo that you can decipher. But you can see (below left, and on the project page) a couple of shots of the progress on the park's pavilion where the Park Tavern restaurant will be housed, along with plenty of shots vaguely showing the other ongoing ground-level work. Meanwhile, at Capitol Quarter (below right), they continue to just zip right along, with framing now well underway on the north side of L and around up 4th, and prep work for foundations continuing in the project's final block, on the south side of L.
In the Renovation/Rehabilitation portion of the tour, we have a few updated images of the Boilermaker Shops (above left), another building that's tough to shoot in winter, even more so when there's not much of it other than steel beams at the moment (though they have recently been painted white). Meanwhile, 225 Virginia/200 I is coming pretty close to the end of its exterior renovations, though work inside will continue in preparation for the arrival of three DC agencies later this year.
There isn't much new to see of Lot 38 Espresso (aka the Little Red Building 2.0, above left), which the grapevine says is now shooting for a mid-December opening. (But, really, at this point, it opens when it opens--the last batch of permits and approvals is always slow going, and I bet the owner wants it open even more than you do.) I also took a bunch of shots of the former National Geospatial Intelligence Agency building at 1st and M (above right), not because there's been any changes to it, but because I really enjoyed finally being able to aim a camera at it without having guards reaching for their guns. (Nyaah! Nyaah! Click! Click! Click!)
I came home with 438 new photos (yikes), and you can browse the 180-plus I decided to upload to the online archive here. (Yes, it's true, you don't actually get to see every photo I've ever taken. Which is probably for the best.)
Remember to click the icon to see the entire range of photos for any location, while the project pages linked to above are your best bet if you're looking for paired before-and-afters and/or narrated tours.
And, in case you didn't see my tweet or my late-night update, the residential/Teeter project at 4th and M got all the dotted i's and crossed t's I mentioned in my initial post, and is officially now considered by Forest Ctiy as "commenced." (I just can't call it 1212 4th Street yet. Doesn't really make the location pop as well as "4th and M.")

Updated Photos: Capitol Quarter Phase II and 225 Virginia/200 I
Oct 23, 2011 2:43 PM
October may be my favorite month for taking photos of Near Southeast--if you can get a bright clear day, the just-starting-to-change trees give a nice additional color pallette, plus the sun still gets high enough in the sky to (mostly) allow for southward-facing photos. It was eight years ago I first found this out, as you can see in this October 2003 gallery--there's still a lot of shots where clearly I hadn't found my routine yet (and you can see my dirty windshield here and there!), but there is still something special about the light in them. And looking at how different things look is kind of cool, too.
There isn't really all that much to take photos of in the neighborhood right now, especially since I did a full set back in September, but I did take a quick walk through Capitol Quarter and over to 225 Virginia/200 I to get updated images:
The old Post Plant monolith ain't quite so monolith-y anymore, is it?
You can browse the expanded photo archives for 225 Virginia and Capitol Quarter Phase 2 for lots and lots of images (with today's shots marked by the icon, as always), or visit the Capitol Quarter and 225 Virginia/200 I project pages for a more "narrated" tour.
There's apparently been some concern by Capitol Quarter residents about the 200 I construction, but representatives of Stonebridge gave an update to them saying that "base building work" (i.e., outside stuff) will be completed in the next four months, which seems pretty much on the schedule announced when work began back in February. Interior work will begin in December, with DC agencies expected to begin moving in around June 2012. But 3rd and I streets will probably be a bit of a mess as utility work and the construction of the single-deck parking garage continue. My post from March on the parking garage configuration may also be of interest, if you haven't been following along, as might all of my 225 Virginia/200 I posts, going back many years....
And, once you're finished wandering through these shots, how about filling out my Reader Survey? (I PROMISE that this link actually works!) It's only going to be up for a few more days....


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