Dec 13, 2007 10:32 AM
Here's your dreary Thursday morning reading material:
* The Post writes
about the labor disputes at the ballpark: "Labor leaders are defending the hiring practices at the construction site of the new Washington Nationals ballpark, saying that efforts to give jobs to D.C. residents have been an 'unequivocal success.' [...] [T]he leader of the Metropolitan Washington Council of the AFL-CIO said the project has been successful in hiring District workers. The letter disputed criticism from some local activists that the ballpark had not come through with jobs for city residents."
* The Examiner, NBC4
, and the Post
write about the presentations last night of the four finalists' plans for redeveloping Poplar Point
. Channel 4 also includes a slideshow of the designs
and links to information on each plan's community benefits. Apparently one of the propsals includes "an aerial tram
that would carry passengers across the river to the new baseball stadium." And Now, Anacostia
has some bullet points on the various presentations as well.
I should also add this opinion piece in the Examiner
by Phil Wood on his impressions of the new ballpark
. "If you asked me to describe the place in a single word, I'm ready to answer. Compelling."
Council Passes Alley Closing and Capper PILOT
Dec 11, 2007 3:33 PM
Two bills of Near Southeast interest passed their first readings at today's city council meeting, on the consent agenda, no less. (Consent agenda = no discussion or bickering! Yay!) First was Bill 17-0448
, which authorizes the closing of the public alley on Square 696
(bounded by Half, First, I, and K), and which had been interesting mainly for the affordable housing trust fund contribution discrepancy that came up during the bill's hearing
a few weeks ago, when the developers noted that they expected their contribution to be in the neighborhood of $900,000 and the Office of Planning determined the required sum be closer to $8 million. Apparently the final bill calls for a $1.1 million contribution, which council chairman Vincent Gray said is the largest trust fund contribution ever as the result of an alley closing. The developers also have agreed to create a 20-foot-wide pedestrian right-of-way through the middle of the block to allow for easy access from I Street to the planned public plaza on K Street, though apparently DDOT requested that this right-of-way be upgradable for "motorized access" in the future if necessary. This alley closing will allow DRI Development to move forward with their plans for 800,000 square feet of office space in three buildings with 37,000 square feet of ground-floor retail. There've been noises that the first construction on the site could begin in the summer of 2008, but nothing official has been announced. (The last tenants on the block, in the cab garage at First and K, are expected to move out in February when their lease expires.)
Also passed today was Bill 17-0292
, the Capper PILOT funding bill that I just wrote about in detail a couple days ago
. This authorizes a bond issuance of up to $55 million that will yield close to $37 million to pay for infrastructure improvements at Capper/Carrollsburg
. The bonds will then be repaid by landowners making payments in lieu of property taxes. I should mention that these PILOT funds won't only be repaid by residents of Capitol Quarter--there are two planned office developments totaling 750,000 square feet that are within the Capper PILOT area (600 M Street at the old Capper Seniors site
and 250 M Street
) that will generate PILOT payments.
Each bill will come before the council again in January for their final votes.
Quick Photo Update - Capper Seniors, 55 M
Dec 8, 2007 12:19 PM
Foggy air with low-in-the-sky not-very-bright December sun is not conducive to snappy photos, so this is just a brief update to capture the most pressing changes to the skyline. Demolition started back up this week at Old Capper Seniors
: the southeast wing is now gone, and the east wing is getting smacked with the wrecking ball this morning. You can see the demolition from all angles in the old Capper Senior Expanded Archive
. I also took a few shots of 55 M
's progress (look for the
icon in its Expanded Archive
Reading the Tea Leaves on Upcoming Projects - Updated with More 1111 New Jersey News
Dec 7, 2007 1:02 PM
Because I'm not always so successful in getting people to tell me the current status of various projects, I spend a lot of time pouring through documents hoping to get hints here or there, and within the past few days I've uncovered a few new ones. I sent out some e-mails asking for additional information, but those have gone unanswered (waaaaah!), so I'll just post what I've seen, and wait for the various bureaucratic processes to move along to get more information.
The developers of the planned office building at 1111 New Jersey Avenue
are having a Capitol Gateway Overlay Review
in front of the Zoning Commission on Jan. 31
. This review is now required because Donohoe is buying the land on top of the Navy Yard Metro station east entrance, which means that the project's property now "fronts" M Street
and must get a review by the Zoning Commission to make sure it follows the design and usage requirements laid out by the CG Overlay
. I haven't seen any new renderings yet
to know whether the building has grown from its original 146,000-sq-ft design
(note: see UPDATE
below). No mentions yet of when construction might start. Presumably this design will be presented to ANC 6D, at perhaps its January meeting.
* 250 M Street
, the 200,000-sq-ft office building by William C. Smith, "will commence construction on or about May 2008";
* 600 M Street, the 500,000-sq-ft office building by Forest City on the old Capper Seniors
site, "is expected to commence construction in late 2009 or early 2010 -- Stage II PUD process with the District Zoning Commission has already commenced"; and
* 800 New Jersey/120 Canal, the planned 1.1-million-sq-ft mixed use project by William C. Smith on the land north of I between Second and New Jersey (known as Square 737), "will commence Stage II PUD upon transfer of District land in early 2008."1111 NJ UPDATE:
Amazingly, just a few hours later, another document popped up with additional information on 1111 New Jersey
: it's for the Dec. 13 WMATA board meeting, a request to execute the sale
announced back in June
of the 5,612-sq-ft WMATA land at New Jersey and M
to "NJA Associates" (aka Donohoe). And it describes the "new" 1111 NJ thusly (emphases mine):
"The Developer proposes to combine the WMATA property with an adjacent 16,406 sf developer-owned site and develop an office building with ground floor retail. Its current proposal to the District of Columbia Zoning Commission is for an approximately 211,000 sf building, a portion of which cantilevers over the WMATA property. At ground level, the proposal includes a wide plaza surrounding the Metro entrance, consistent with the Anacostia Waterfront Initiative Framework Plan. The Developer will make modifications to Metro facilities at its own cost and subject to WMATA approval. At present the modifications are expected to be limited to adjustments to the vent shaft and new paving in the plaza area. The existing entrance canopy will remain. The entrance will be protected during construction. The Developer has stated that it does not currently anticipate any need to close the entrance during construction."
WMATA is selling the land for $2.3 million plus an unnamed additional payment if the approved project is larger 206,000 square feet.
WTDW: Capitol Quarter? PILOT Moving Forward
Dec 6, 2007 12:06 PM
Reader M. gets in the What's the Deal With
spirit by asking "WTDW Capitol Quarter
?", noting that the first deposits for houses in the development were accepted in October 2006, and that move-ins still have not begun. A few weeks ago
I reported that residents-in-waiting were being told that construction on the houses themselves might not start until the second quarter of 2008; while I'm not privvy to what I'm sure is all sorts of behind the scenes stuff about why the project has taken so long to get underway (believe it or not, large commercial companies and city government officials are not all that excited about keeping me in the loop on stuff like that!), there is some news today that indicates that the project is continuing to move forward.
The city council's Committee on Finance and Revenue will be having a mark-up session this afternoon at 3:45 that includes Bill 17-0292
, the "Arthur Capper/Carrollsburg
Public Improvements Revenue Bonds Approval Amendment Act of 2007", which, in amending the original Capper PILOT bill
from 2006, makes some "technical clarifications" and also authorizes a $55 million bond issuance. This bond, now $11 million larger what was originally anticipated because of increased borrowing costs, will provide $36.7 million for public infrastructure improvements like environmental remediation, building of two new streets (Second Place and Third Place), and water and sewer upgrades and replacements. Once this bill is passed by the council, the Housing Authority will be able to move forward with issuing the bonds, probably in Q2 2008; in fact, they have already sent out a Request for Proposals
for underwriters for these bonds, which closes on Friday (Dec. 7). This bond will then be repaid by the payments in lieu of property taxes that landowners within the Capper PILOT area will be responsible for. (The draft council bill
and the underwriting RFP
give much more detail about the PILOT plan, if you're interested.)
The construction that's currently tearing up the streets at Capitol Quarter
is a separate first-phase contract, allowing EYA to complete the initial work on public infrastructure that needs to be done before they can start work on the "private" infrastructure (the utilities and other work under the house lots themselves). Once that is done, then "vertical construction" can begin on the houses themselves, which is the work that is now scheduled to begin in the spring.
And, the DC Building Permit feed
shows that six-month extensions for Capitol Quarter permits have recently been approved.
So, while none of this answers what was probably the meat of the WTDW question--I know everyone really wants all sorts of skinny on the "whys" of the delays--it does give some semblance of an update on where things are.
The bill was moved out of mark-up ("reported favorably") with no discussion, and next goes to Committee of the Whole (presumably at next Tuesday's meeting). Note that the online version of the bill
is the original draft, and may not reflect the current wording. Jack Evans mentioned at mark-up that there will be an amendment offered at the Committee of the Whole, but didn't elaborate. And here's the draft committee report
on the bill, which gives a less technical description of the changes being made to the original 2006 PILOT legislation.
Permits for First Temporary Surface Lots Approved
Nov 29, 2007 9:25 AM
The city's Approved Building Permits Feed
tells us that yesterday three permits were approved for the construction of temporary parking lots on three blocks within the Capper/Carrollsburg footprint
: Squares 767 and 768, which are cleared lots between Second and Third and I and L
(just to the east of what-may-someday-become-Canal Park
), and Square 882 between L and M and west of Seventh, where the old Capper Seniors
building is in the midst of coming down. This doesn't necessarily mean that construction will start tomorrow (I don't know if the contracts that were advertised
a few months back have been awarded yet), but it does mean that what is sometimes the biggest hurdle to construction in the city has already been passed.
As part of the rules governing their creation
, the lots will be open for general paid parking during non-game times, and can also be used for "a seasonal or occasional market for produce, arts or crafts." These lots should yield somewhere between 670 and 720 spaces. Eventually these locations will be home to new apartment buildings along Third Street and both a new office building and townhouses on the Capper Seniors site; the parking lots themselves are only allowed until 2013.
You can find out more background about parking plans for baseball on my Stadium Parking and Transportation page
, though no specifics have been announced yet as to which lots the Nationals are planning to use for season-ticket holders.
UPDATE: I'm hearing that work on the Third Street lots should get underway in December, and on the Seventh and M lot in January.
Capper Building 2 (Now 400 M Street) Move-Ins Underway
Nov 25, 2007 10:19 PM
[bump] Residents are now starting to move into 400 M Street
, the building long known around these parts as Capper Building #2
. They've launched a web site, 400mdc.com
, and the sales office at the building is now open. There's a one-bedroom furnished model, of which one measley photo is posted on my Capper #2 page
along with other photos from the building's interior.
The 139-unit building was originally designed for low-income seniors, but its profile has been expanded to also include renters who earn a moderate income of between 50 and 60 percent of the area's median income (AMI). This translates to a household income between $33,000 and $38,000 for one person and $38,000 to $45,000 for two people, and up to $54,000 for a family of four. The rental price is then set at 30% of the household income, which makes the rent for a one-bedroom unit range from $877 to $993 per month. But even with the change to allow renters with higher incomes, the building continues to rent to fixed-income seniors and other residents with lower incomes, placed through the D.C. Housing Authority, in order to maintain an overall income level of 45 percent AMI.
Fifty of the building's units have already been rented, including the four two-bedroom corner units facing the intersection at Fourth and M, which have some nice views of The Yards and the U.S. Department of Transportation headquarters. Twenty of the one-bedrooms and one of the two-bedrooms are for the mobility-impaired. As I mentioned in a post a few weeks ago
, the building's first floor has a community room with kitchenette, and laundry, computer, fitness, and conference rooms. Outside there's a landscaped interior courtyard that also serves as a stormwater management system, and is also available for use by the residents of the Carroll Apartments low-income senior-citizens building next door.
New Photos, and a Moratorium on Ballpark Pictures
Nov 25, 2007 12:06 PM
Thanksgiving weekend is a good time to take photos of the neighborhood, given that traffic is close to nonexistent. (Great weather helped, too.) The showy construction work has now slowed down at 70/100 I
, Onyx on First
, and 100 M
, so after this update I'm now going to scale back the updates to those project pages (and their expanded photo archives
). Demolition continues at old Capper Seniors
, though not much happened to the building itself in the past week as work appeared to focus on clearing the ground of the debris from the initial work. And 55 M
continues along, though it's hard right now to get a feel for the progress from ground level (beyond the festive steel beams along M Street), which is why having the webcam
is so handy.
You can see all of the weekend's photos on this page
, and of course feel free to click on the
icons to see all photos of a certain location to watch the buildings go up (or down, in the case of Capper Seniors).
[Long pause. Sigh.]
Taking photos of the stadium's exterior
started to be constrained in late summer by the infrastructure work being done along First Street and Potomac Avenue; and by October access to N Street had pretty well been cut off too, again because of the infrastructure work. While I grumbled about the loss of access to those locations, I respect the perimeters of construction sites, and totally understand the need for security to keep people out of the ballpark, and so I stayed north of N. But yesterday, while standing on the northeast corner of First and N streets, on an open public sidewalk outside of the stadium footprint, I was approached by a security guard telling me repeatedly that I was "not allowed" to take photos of the ballpark. (At least I wasn't screamed at through a megaphone, as happened to a correspondent of mine at the same location recently.) This is, of course, ridiculous--there are no laws
against taking photographs of anything while standing on public property, and it deserves its own separate rant about stupid attempts to clamp down on civil liberties in public spaces.
But the cumulative effect of the run-ins I've had over the past few months when I am absolutely positively 100% in no way trying to set foot inside the ballpark (my favorite
being the time I was shadowed by a guard all the way down South Capitol from N to Potomac and back despite never coming any closer to the ballpark than South Capitol's median) have left me drained and uninterested in continuing the battle. At the same time, I'm dealing with the fallout from a recent memo sent out by the DC Sports and Entertainment Commission reminding ballpark contractors and subcontractors that they are not allowed to talk to "the media" without prior approval by the DCSEC, leaving workers who have been nice enough to answer such probing questions as "how many panels make up each row of the HD scoreboard?" feeling that they can no longer be helpful.
I imagine something could be worked out, though right now I'm worn out from all the drama and not quite ready to fight the fight. In the meantime, I'm not going to update any ballpark photos or post news of the stadium other than links to accounts in the ("real") media. (Of course, the vast majority of the exterior work of the ballpark is already completed, so this isn't exactly a breathtakingly brave stand!) Once the roads are reopened, and the ballpark is close to opening, I'll of course get back in gear, but until then I'm taking a breather.
Short Takes on Teague Park, Poplar Point, Yards
Nov 19, 2007 11:36 AM
Three quick items:
* I've received word that the Commission on Fine Arts
approved the revised design
for Diamond Teague Park
at its meeting last week. This follows on the heels of a favorable response from the National Capital Planning Commission back on Nov. 1
. Next steps are continuing through the permitting process with first the Army Corps of Engineers (because of the piers and water access) and then eventually local permits. Hopefully I can get a copy of the revised site plan for the park in the near future.
* There's a Zoning Commission hearing now scheduled for Jan. 10, 2008 on a series of changes to the zoning rules
that govern the redevelopment of The Yards. These changes are spelled out in the hearing notice
, and are described as text amendments that "clarify requirements of the SEFC Overlay District
and correct technical errors." There's also a request to readjust the SFC's property line between it and the Navy Yard
and also change a few of the zone district boundaries as part of the realignment of Water Street within the Federal Center.
Quick Demolition Photo Updates
Nov 18, 2007 12:55 PM
I've added some quick photos this morning showing the demolition progress at both old Capper Seniors
and 1345 South Capitol Street
, which you can see all at once here
(though they really benefit from being paired with their before-and-afters, as seen on the project pages and in the expanded Capper Seniors photo archive
). The South Capitol Street photos were hurried and ended up being incomplete after yet another run-in with the ballpark
's Hired Badge Harry, who screamed at me incessantly for daring to even stand on the curb on the east side of South Capitol Street at O Street while trying to take pictures of the 1345 site, and with my having no interest in getting any closer to the ballpark site behind me. Once I moved a half-inch forward into the gutter, at the mercy of three lanes of high-speed traffic, I was then no longer Public Enemy #1.
Updated Capper Senior Demolition Photos
Nov 15, 2007 6:03 PM
During the five minutes it was sunny this afternoon, I managed to get some updated photos of the demolition at old Capper Seniors,
where the work is still concentrated on the western side of the building. Within the past day or two the wrecking ball has sliced a hole in the main portion of the building, leaving the old southwest wing standing alone and temporarily making the tower into two buildings. Soon they'll be starting on the still-bricked elevator shaft in the center of the building on the north side. (I wouldn't park my car too close to there for the next few days.) Check the Expanded Project Archive
if you want more angles of the progress, though they didn't all get updated today. And remember to click on the
icon to see all
the photos in the archive from a vantage point--the progression of shots looking south at the building
from across L Street are pretty intriguing. They've gotten a lot done in eight days....
Ridiculous Number of New Photos
Nov 12, 2007 10:11 AM
It started innocently enough. On Sunday morning, when I woke up to find such a brilliant sunny day, I decided to go take a new batch of photos of the demolition at old Capper Seniors
to replace the dreary ones from Saturday. Then I started moving away a few blocks, to catch more distant views of the building. Then I decided that there were a bunch of locations where 70/100 I
and Onyx on First
were changing the skyline that I hadn't captured. Then I realized that it had been a long time since I had taken a complete set of photos of the western side of South Capitol Street at O
streets, to show the changes since the demolition of the viaduct and all the streetscape improvements. And then of course, while I was there, I had to take a set of shots of the ballpark's western facade
. Then there were more shots needed of the changes along M Street thanks to 55 M
and 100 M
. By the time I was done, I had a ridiculous number of new images up on the site, which you can see all on one page
; you can also see most of them paired with past shots by clicking on the "Photo Archive Before-and-Afters" links at the top of that page, like the "South Capitol Street Makeover
", which shows the new photos from both sides of the street (along with some older angles I didn't update). After a while they all run together, I know. But they make for some spiffy before-and-afters!
, 600 M/Square 882/Old Capper Seniors
, 70/100 I
, Capper, Capper Senior Apt Bldgs
, Monument/Half St.
, South Capitol St.
, Square 743N
, Nationals Park
Wrecking Ball Starts at Old Capper Seniors
Nov 10, 2007 11:08 AM
After a few days of knocking out the exterior brick walls and windows from the inside by driving Bobcats into them over and over, the showy demolition began at old Capper Seniors this morning, as the wrecking ball started bringing down the western wing of the building. Not the prettiest morning for pictures, but maybe the glum light is apropos. You can look at my main old Capper Seniors page
for the basics, or the Expanded Project Archive
for photos of the demolition from considerably more angles. (And don't forget to click on the
on any of these pages if you want to see the images in between the first and last ones.) It's going to be a slow process, and the demolition is not expected to be finished until the end of December.
The 238-unit building originally opened in 1958 as one of the multiple new high-rises at the Arthur Capper public housing project; but by the early 1970s, crime and drug use and government neglect had already turned the building into such a wasteland that even the then-director of public housing for the city later described it as a "fearsome place" where "there was danger to life and limb to any ordinary citizen who wanted to live there." In 1973, it was finally boarded up, and plans were announced to renovate it into a 292-unit building for elderly tenants, with reopening planned for 1976.
But the renovation plans went awry as well, thanks to battles between the city and the Department of Housing and Urban Development over plans for a health clinic within the new building, along with escalating cost estimates, and fights over the bids on the project. Construction finally began in November 1978, scheduled to take 14 months but eventually stretching to three years as incomplete construction documents and a lack of project oversight by the housing authority brought delays, firings, and lawsuits. In late 1981, it finally reopened, but crime was never eradicated, especially as non-seniors began living in the building. The last of the tenants were moved out early this year, with some choosing to move to the new Capper Seniors #1
a few blocks away at Fifth and Virginia.
While this seniors building at 601 L Street was a home to many people for many years, I'm not sure it's a building to be mourned. It's also now the last remnant of what were once the sprawling Arthur Capper/Carrollsburg projects
that stretched from 2nd Street to 7th and from Virginia to L. It's taken seven years, but with this demolition, all Capper/Carrollsburg buildings will be gone.
(As for the other impending demolition, I took a quick spin past 1345 South Capitol
this morning and didn't see any action, though some construction equipment has been put in place.)
Old Capper Seniors Demolition Underway; First Photos
Nov 8, 2007 11:14 AM
On Wednesday morning at 11 am, demolition began at the old Capper Seniors building
at 601 L Street, SE. And, 24 hours later, a lot of progress has already been made on getting rid of the exterior windows and walls. I was amazed to see that, instead of swinging the wrecking ball, workers are actually working inside the building, driving Bobcats into the brick exterior walls over and over to punch them out, turning the building into a skeleton before the actual bringing down of the skeleton begins. (Don't hit the gas instead of the brake, boys!) I've created an Extended Project Archive
for this building, to see the before-and-afters from lots of different angles beyond the basics on the main old Capper Seniors page
(which also has some photos taken from the interior of the building last week) so take a look at today's photos
to see how the work is progressing.
(And speaking of demolition, fences have now gone up at 1345 South Capitol
, and workers there are telling neighbors that demolition could begin tomorrow [Nov. 9]. We'll see!)
Old Capper Seniors Demolition
Nov 5, 2007 12:23 PM
You can't tell from the street, but there is some demolition-like work underway today on the roof of the old Capper Seniors
building at 7th and M. However, the showy stuff with a wrecking ball will probably start later in the week, perhaps on Wednesday. It would be fab if folks who have a birds-eye view of the building could drop me a line
if you see the wrecking-ball-crane getting into place, since the building is out of range of any handy web cams.
Capitol Quarter: Another Nine Released, Phase I Finished
Nov 3, 2007 4:34 PM
I received word earlier today that immediately on the heels of the nine home sites that EYA released at Capitol Quarter
as scheduled at 11 this morning, they decided on the spot to release an addtional nine units
, which have probably been snapped up by now and which complete the market-rate homes that make up Phase I of the project. (Phase 2, with no announced timetable, will be the townhomes on the blocks south of I Street between Second and Third.) There will still be additional workforce-level income houses to be offered, but those will be filled through a different process (last time it was a lottery) and no dates have been announced. (And low-income rental units are sprinkled throughout the development as well.) Bet it was a wild scene at the sales center when word of the additional units hit the people standing in line....
Forest City One of Seven Poplar Point Bidders
Nov 3, 2007 1:23 AM
The deadline for submittals for the redevelopment of Poplar Point passed on Friday, with seven proposals coming into the Office of the Deputy Mayor for Economic Development. (I'm using the hook that one of the proposals is from Forest City, developers of The Yards
and the Capper/Carrollsburg
revitalization, as an excuse to go outside my boundaries.) The Washington Business Journal has the story
, including that only two of the seven proposals include a soccer stadium.
Nine New Homesites Released for Capitol Quarter
Nov 2, 2007 10:44 AM
Word has just gone out that tomorrow morning (Nov. 3) at 11 am
reservations will be accepted for the next nine market-rate houses
at Capitol Quarter
. Prices range from $610k to $745k, and the offered sites now include lots on the block bounded by Virginia, I, Third, and Fourth. (Contact the sales office
if you need more details.) Let the stampede begin!
UPDATE: The line hit the "nine" mark pretty quickly this afternoon, as I understand it. On the downside, word is now getting to some who have reserved homes in previous stampedes that the expected construction start date may be slipping again, perhaps toward the second quarter of 2008, though dates are not in stone. (I'm hearing conflicting things. Will try to sort out.)
The Last Days of Old Capper Seniors (With Views from the Roof)
Nov 1, 2007 3:46 PM
As I posted a few days back
, the old Capper Seniors building
across from the Navy Yard is in its last days, and with hazmat abatement having been completed, the Housing Authority is on schedule to start demolition on Monday. And while I'm sure they had far better things to do, the powers that be were nice enough to escort me up to the roof for a few minutes of camera time to document the skyline
from that vantage point. I also took a walk around the block for some last shots of the building, which has stood in this location since the 1950s.
You can see all of the day's photos here
, with the overhead shots starting about a third of the way down the page. Remember as always that I use a somewhat wide-angle lens (a Canon Digital Rebel XT with an 18-55 lens for you shutterbugs), so you get to see more in the images at the expense of everything looking smaller and farther away than it really is.
After the demolition is done--it's expected to take two months--there will be a temporary surface parking lot installed. Eventually a 500,000-sq-ft office building by Forest City will rise on the southern half of the site, and hopefully they'll be nice enough to let me go up on that roof when it's done.
(And I must say that all these roof sojourns are wonderfully ironic, given that my legs go gooey if I even try to walk down stairs that don't have a handrail. So be assured I'm never as close to the roof's edge as it might look in some of these shots. I'm a total chicken.)
The Return of Capitol Quarter Camping
Oct 24, 2007 11:47 AM
It has been observed that a camper has set up shop within the past week or so outside the Capitol Quarter
sales center at 4th and L, even though no date has been announced for the next release of market-rate homes. Too bad the weeks of dry weather just gave out! Campers were of course a fixture at the site over the summer, when five house sites were sold each month. It will be interesting to see how long this intrepid soul (and presumably the cadre of friends helping save the camper's place "in line") will have to wait....