Since it's such a rotten day, I'll go back to when the sun was shining (Tuesday), and give you my first-ever photos from the roof of 20 M Street. (I've taken a few photos from inside the 10th floor going back to April of last year, but from the roof I don't have deal with the pesky glass reflections.) Here are these new photos matched with the oldest ones from the same angle, so you can compare 13 months' worth of changes easily; you can also look at all the photos if you want to watch the progression of changes. There's views to the north (above), showing the digging now underway at 1015 Half Street along with the construction progress at 70/100 I, 909 New Jersey, and Velocity (plus the site-clearing at 23 I). To the south is the increasingly-shiny 55 M, as well as the ballpark, of course. I also tossed in some photos toward the west, showing the skyline of Southwest.

* 20 M - Completed in March of 2007, its 11,000 sq-ft of ground-floor retail space would seem to be an enticing location (just across the street from the Navy Yard subway station's ballpark exit), but so far there's been no takers. "Coming soon" signs that were in the windows last year for Wachovia and Kinko's are now gone.

* Capitol Hill Tower - A 7,000-sq-ft restaurant space in the ground floor of this co-op building has been advertised ever since the building opened in 2006, but no takers so far.

* 100 M - The 240,000-square-foot office building at First and M is scheduled to be completed later this year, and they're offering 8,500 sq ft of "corner restaurant/retail space" with "great ceiling heights, storefront and outdoor seating." (There's no ground-floor retail planned for Onyx on First in the same block.)

* 55 M - The first part of Monument's Half Street project is this 275,000-sq-ft office building now under construction at Half and M (it's the building on top of the subway station entrance). It has over 10,000 sq ft of retail spaces on Half, M, and Cushing, and should be completed by mid-2009. (See retail spaces 1 through 4 on this page at the official web site.)

* 909 New Jersey - For the folks who choose to walk from the Capitol South Metro station, the under-construction residential building at New Jersey and K is going to have 6,000 sq ft of ground-floor retail space when it's completed in summer 2009.

* Velocity - The ground floor of this 200-unit condo building at First and L will have retail (I can't find how much), and will be finished by late 2009.

* The Yards - By the end of 2009, the renovation of the old Boilermaker Shop at Third and Tingey into a 46,000-sq-ft retail space should be completed, and there is also 10,000 square feet of ground-floor retail space planned for the Pattern Shop Lofts building on the south side of Tingey, which should have its conversion into a rental building completed by the end of next year as well. Both of these are situated on the route that most Nats Express users walk along to get from the shuttle stop at 300 M to the ballpark. (But will the Nats Express run after this year?)

* Half Street Part 2 - The southern part of the east side of Half Street north of the ballpark is going to be a combination of a 200-room hotel and two residential buildings totaling 340 units, with about 40,000-sq-ft of ground floor retail to entice the throngs that walk along Half Street before and after games. (See retail spaces 5 through 8 on this page at the official web site.)

* 1015 Half - Opus East hasn't yet committed to whether there will be ground-floor retail in this 410,000-sq-ft office building at Half and L, though about 10,000 sq ft of space will be there.

* 23 I - If this 420-unit apartment building does indeed begin construction in September of this year, there could be 15,000 sq ft of retail available at Half and I by the end of 2010.

That's about 200,000 square feet of space to be filled within the next few years--and this doesn't include the retail spaces in the ground floor of the baseball stadium along First Street (who knows when those will be occupied). It's possible other buildings slated to have ground-floor retail could pop up between now and the end of 2010--1111 New Jersey and 250 M are the main candidates.

And there will also could be more offerings at the Yards by 2011 (including that grocery store planned for 401 M as well as the Lumber Storage Shed and other to-be-built pavilions at the Waterfront Park). And maybe the first building at Florida Rock, across from the ballpark's grand staircase, could be done by the end of 2011. But this is getting a little too far down the road....

* The Examiner looks at Southwest residents just across from the ballpark who are selling the parking spaces that came with their homes to Nats fans for as much as $3,000 a season. But if you park near these houses and don't have a visitors pass (or aren't one of the chosen few who fork over the dough for these private spaces), expect the residents to call DPW to have you ticketed and towed.

* The Post's newly reconstituted DC Wire blog catches up with Ken Wyban, the only resident homeowner on the ballpark footprint to lose his house when the city invoked eminent domain to take over the land. (City Paper talked to him a few weeks ago in their big ballpark Winners and Losers cover story.)

* Reader Sean alerts us that the Express has a special section on the ballpark today too. Looks like a bunch of the pieces are available here.

* Even the Annapolis Capitol newspaper gets in on the fun with its own overview of the ballpark, though they get a demerit for misspelling South Capitol Street and for mentioning the "Southeast neighborhoods west of the ballpark." (Uh.....)

* WTOP talks about the plans for security around the ballpark, at an estimated cost to taxpayers of $1.2 million.

* And, just as I'm finishing this up, I see that MLB.com has a new article about the preparations and plans for this weekend's festivities.

Apparently the beautifying of the neighborhood is underway, too--the black fence along Half Street at the Monument hole in the ground now has art on it (see 55 M web cam) as well as banners on the upper floors of 55 M facing the ballpark, and the Stadium web cam shows a "Welcome Home Nats" sign on the side of 100 M. The recent jet-black paint job on the old Domino's at 1200 South Capitol is part of this, too, and look for more Monument Realty "art" around all of its holdings.

* A building permit has been approved to build a surface parking lot along First Street between M and N, where Normandie Liquors and its brethren were demolished last month. And the Archdiocese of Washington has applied for a public space permit for the 1300 block of First Street, SE--does the Popemobile need special parking permits?

* As plans at The Yards continue to move forward, there's now official names for the first-phase projects. Say hello to The Boilermaker Shop, The Pattern Shop Lofts, and Factory 202. (And 401 M and 400 Tingey, but those aren't anywhere near as catchy.)

* The 55 M web cam is no longer available to the public. Perhaps they want the Opening Day vista to be a big surprise. Or they don't want people watching the last-minute work on the Navy Yard Metro station. (I wonder if the gas main hit on Thursday was caught by this camera.)

* Some commenters are discussing the idea that's been floated of someday demolishing the Southeast-Southwest Freeway. Getting rid of this Berlin Wall that separates Capitol Hill and Near Southeast (and splits Southwest) was brought up in the National Capital Planning Commission's 1997 Extending the Legacy framework plan, if you want to see it actually on paper. (Apparently an updated NCPC framework plan is scheduled to come out this spring, which looks like it continues to have Virginia Avenue marked where the freeway currently is.) As to whether I'll see this done in my lifetime, well, it would be a nice surprise.

If you really want to go high-concept, you can read DDOT's 2003 South Capitol Street Gateway and Improvement Study to see their ideas for a tunnel that would link I-295 and the SE/SW Freeway for through traffic, leaving South Capitol Street to become the grand urban gateway boulevard planners envision. At Wednesday's public meeting on the South Capitol Street Draft Environmental Impact Statement, DDOT said that the tunnel isn't totally off the table, but they decided that a new Douglass Bridge and other South Capitol Street improvements could move forward separately. But could a tunnel still work if the dream of dismantling the SE/SW Freeway were realized?

* I've tried to remain (mostly) unopinionated on various projects during the five years I've run this site. But sometimes, it's necessary to take a stand, to come out from behind the cloak of neutrality and crusade for what you believe in. So I'm going to take advantage of this bully pulpit and fight for one thing: Arched Bascule!

Yesterday I posted a whole batch of updated photos of the ballpark's exterior; today you can check out the project pages for the residential projects 70/100 I Street, Onyx (both opening later this year) and Velocity (2009) along with the office projects 100 M (2008) and 55 M (2009) for lots of new shots of those projects, or you can look at alllllll the photos from yesterday on a single page (ballpark shots, too). Don't forget the icon if you want to look at how an intersection has changed over the past few years.

Items of note from my wanderings:

* The south side of I Street is now paved between New Jersey Avenue and Half Street, and I've been told that I Street will be "driveable" by Opening Day;

* First Street is now paved south of K, and paving up to I doesn't look far off;

* The Merritt Cab garage at First and K now has a "Moving March 31, 2008" sign on it; and

* JPI's 909 New Jersey Avenue residential building (between I and K) is not far from reaching ground level, so be prepared for the arrival of another skeleton in the skyline before long.

If *I'm* finding it all hard to comprehend and harder to keep up with, I can only imagine how non-obsessive observers must feel. I'm kind of looking forward to the pace slowing back down a bit come May....

(For those just joining us, a little background: Monument owns the entire east side of Half Street between M and N, just to the north of the ballpark, and is currently building the 55 M Street office building on the north end of the site, on top of the west entrance of the Navy Yard Metro station, which was expanded as part of the office construction. The south end of the block is slated to be a 200-room hotel and a 340-unit residential building, and is current a half-block-long excavated hole.)

Monument executive vice president Russell Hines has told me that construction drawings for the the hotel and residential part of Half Street are being finalized, and construction will begin in late spring or early summer, with completion in late 2009 or early 2010. The entire block was excavated early in 2007 because it made economic sense to do it all at once, but that because of the need to complete the subway station improvements by Opening Day, the 55 M construction was "accelerated" and the hotel/residential part of the project is just now "catching up." In fact, Hines says, work on the office building is continuing, with the building "topping out" in the next week or so. (You can check the web cam for up-to-the-quarterhour progress.)

Hines also wanted to make clear that what Boswell called a "legal battle between two developers" over the Southeastern Bus Garage site is in fact litigation between Monument and WMATA, not Monument and Akridge.

While hopefully you've already wandered through the pile of new stadium exterior photos I posted over the weekend, those aren't the only new pictures I grabbed during my camera time on Saturday and Sunday. Get your clicking finger going:

* The Velocity condo phase 1 building on L Street west of First is now one floor out of the ground, so that will now be added to my regular rotation of photo updates. For those who haven't been following along, this is a 200-unit condo building that will eventually be joined by a twin on the north side of the block (running along K Street). However, they decided to dig the entire parking garage and below-ground structures for both buildings at once, which is why only half the block is now rising above ground level. The other portion will be landscaped over until Phase 2 begins. (Phase 3, which will run along Half Street where the sales center is now located, could be either an office building or a hotel--I haven't heard of any decision being announced.)

* The Normandie-less corner at First and M has now been immortalized in digital imagery, and goodness gracious, has that spot changed. (Ditto for the other end of the block, at First and N.) This stretch is on its way to becoming temporary surface parking until Willco Construction moves forward with its reported office/residential/retail project on that site (no timeline).

* The road work on First Street continues, and on Saturday they put down the first asphalt between L and M (in front of Onyx and 100 M). Looking south and north you can see how much wider the street has now become. You can also see the windows starting to be hung at Onyx and at 100 M. Meanwhile, First north of L continues to be a war zone. They *say* it'll all be done (I Street, too) by Opening Day. First Street and Potomac Avenue appear to be pretty much done except for the striping.

* 55 M is almost topped out. As we heard a few days ago, they say the Metro entrance in 55 M's ground floor will be ready by Opening Day, too.

* How much has M Street changed in five years? Take a look. (This should be one of those list-the-differences-in-the-pictures contests.)

* Or you can just look at all the photos from Saturday and Sunday on one page (including the ballpark shots), though I cannot be held responsible for any sensory overload you may experience. Imagine how I feel, especially considering that what I've posted is probably only about a third of the photos I actually took....

I wandered around on Sunday for a photo session, wishing that spring would hurry up and get here so that the sun will rise higher during the day and set farther west so that I can stop dealing with the damn glare whenever I face southward.

* I have new images along N Street just north of the ballpark between Half and First, which show the work at the entrance plaza at Half Street, including glass now being installed on the ground floor of the western parking garage, as well as the structures that will make up the entrance gates.

* In fact, I updated all 12 angles of the Half and N intersection, which now that it has its new wide sidewalks, curbs, streetlights, and an initial paving job, is really a stunning testament to 24 months of change, not only on the four corners of Half and N but the blocks to the north as well. It's definitely worth a look.

* I took a lot of photos of the now-demolished Willco stretch along First Street (and gave the project its own page as well), and of course I got all the usual angles of 55 M Street.

* On Half Street between I and K, where JPI's 23 I Street residential project is expected to start this year, a pile of red-and-black advertising banners have been hung on every available surface, and a "JPI Permit Parking only" sign has appeared on the entrance to the former towing company's parking lot on that block. I'm guessing JPI's purchase of the property just closed. I haven't heard anything about potential start dates for this project, or when the Wendy's might close.

* If you browse all the photos I took yesterday, you'll also see a smattering of 70/100 I and 100 M shots as well as images of the two blocks along Third Street where temporary surface parking lots are going in (so now my pictures of those blocks have changed from post-demolition views of nothing to pre-blacktop views of nothing). And the always popular shots from the SE Freeway at South Capitol are updated, too.

And don't forget to click on the icon wherever you see it to see all photos in the archive of a certain location.

I braved the chilly temps and gusty winds on Sunday morning for what turned out to be an abbreviated venture to get some updated photos. (I didn't post them yesterday because I thought I might go out this afternoon to get more, but it's a holiday, it's still cold, I'm pretty warm and cozy here on the sofa, and, and, and....) You'll see some shots of the demolition along First Street on the Willco site (which is about 50 percent completed), as well as a few updated shots of the ballpark, some of which show that the steps are now being poured on the grand staircase. There's also a smattering of shots of 55 M, 100 M, 70/100 I, and the at-ground-level Velocity construction, and some other vantage points that I got before high-tailing back indoors.

You can see the complete batch of photos, remembering to click on the icon if you want to see all archived photos of a certain view.

This is a good time to mention that I recently made a few changes to the Photo Archive. First, you'll now see links that allow you to toggle between seeing all photos of an angle and just the oldest and newest, which comes in handy as the number of photos continue to escalate. And, because the archive is getting pretty big, I've changed the default for when you choose to look at all angles of an intersection to show just the oldest and newest of each angle--you can then choose to see all photos for a specific angle.

If you look at the Half Street web cam, you can see that the station entrance at lower center does look like it's getting cleaned up somewhat. Monument's initial Half Street project--office, hotel, residential, retail--is not scheduled to be completed until the end of 2009, but the Metro station is expected to be reopened in time for the beginning of baseball. The 55 M Street office building is currently being built on top of the Metro entrance; the southern half of the block, which is currently a big hole but where a hotel and residential units will be offered, should see construction begin soon. Retail will line the ground floor (and some second-floor spaces) all along Half. No tenants have been announced yet for the retail spaces, and, as I mentioned this morning, Monument appears to be looking for a new chain to operate the 200-room hotel.

As for what Half Street will look like during the inaugural season of the ballpark while construction continues, the Office of Planning report on Monument's request for some minor modifications to their Half Street designs has a description: "As part of the original proposal, the applicant showed a covered walkway on the east side of Half Street as a temporary condition during construction. Present plans call for pedestrian traffic to be directed to the other side of Half Street on non-game days, and for the entire street to be opened to pedestrian traffic on game days. Therefore there is no need for a covered walkway. The applicant has committed, however, to maintain a decorative fence at the edge of their construction zone as generally shown in the original plans."