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400 M ('07)
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US DOT HQ ('07)
20 M ('07)
Capper Seniors 1 ('06)
Capitol Hill Tower ('06)
Courtyard/Marriott ('06)
Marine Barracks ('04)
 
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Don't Fret if You See a Big Balloon
This has just been passed my way from an unnamed source: "Be advised that, weather permitting, an approved aerial photography balloon will be flown at various altitudes in the vicinity of 3rd and D Streets, SE at times between sunrise and sunset on Tuesday, Wednesday and Thursday, July 14-16, 2009. This is in support of a commercial real estate development near the Nationals Stadium." I'm trying to find out which development they're talking about, but, in any event, don't panic.
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More posts: Nationals Park
 

Details on the Trapeze School at the Yards
I've gotten out of practice at this zoning stuff, so I didn't make clear that tonight's Zoning Commission hearing action with regards to moving the Trapeze School New York to the southeast corner of Fourth and Tingey at the Yards was going to merely be a vote for "set down," meaning that the commissioners would vote on whether the case can move forward to a full hearing. And, with no discussion or objection, the ZC did just that, 3-0-2 (commissioners May and Turnbull weren't present).
However, all is not lost, because as part of tonight's action, the Office of Planning prepared its set down report on the case, which has more detail for those who might be interested. Section IV is probably what most people want to know, so I'll just copy and paste (hey, it's summer, and I'm lazy):
"The applicant requests a text amendment that would allow the location of a trapeze school and aerial performing arts center, in the SEFC/R-5-E portion of the site, as a matter of right use for a period of five years. Additionally, the Zoning Commission would be able to extend the use beyond this time frame by special exception.
"The amendment would allow the relocation of an existing trapeze school, which currently operates on the site of the former D.C. Convention Center at 9th and H Streets, N.W, to Parcel O of the SEFC site. The trapeze school operates in this location on a temporary basis as well, and must vacate the premises by September 2009. The amendment is required to allow such a use within a residential district and would specifically limit the commercial use allowed to a trapeze school, to be permitted on a temporary basis.
"The proposed facility would be comprised of an indoor trapeze rig located within a tent structure as well as an outdoor flying trapeze rig. The tent is proposed to have a footprint of 50' by 80', which would be surrounded by walkways. The outdoor rig could be easily moved to different locations on the site and would be surrounded by a temporary fence. The proposed entrance to the trapeze facility would be on 4th Street, SE. The maximum height of the tent and outdoor rig would be 36' and 32' feet, respectively. The trapeze school would offer a variety of classes, for groups and individuals, as well as entertainment.
"Proposed activities include flying trapeze classes, trampoline classes, and team building corporate workshops. Performances and shows would also be held by participants of the intensive flying trapeze class as well as staff members. As parking for teachers, students, and participants is proposed to be provided adjacent to the site, OP recommends that the text amendment also include language to allow the required parking to be located off site (on Parcel N of the SEFC site), directly across 4th Street, SE."
 

Graffiti (or is it Street Art) in the Neighborhood
I am passing this message from a reader along without comment (though I may try to get some photos of the panels in question later today, which are on I Street between Half and First), to throw open the floor to the folks who live and work in Near Southeast (or who are thinking about it). What's your opinion of this reader's concerns? Leave your thoughts in the comments:
"Just wondering what is going on with the grafitti panels across from the Axiom/Jefferson building. I am trying to convince a couple of friends to move into the building, but this is making it difficult. Yesterday, one of these friends and I walked over to the Jefferson building. We immediately saw these panels since they are very prominent and look like grafitti on NYC subway cars back in the late 80s. My friend then said that she feels unconfortable moving to an area where there is grafitti all over the place. I am also noticing more and more grafitti in the neighborhood and this doesn't help with convincing people to move to this area."
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More posts: 70/100 I, jpi
 

Yards Requests Zoning Change for Trapeze School
On Monday (July 13) the Zoning Commission will be hearing a request from Forest City for a text amendment to the Southeast Federal Center Overlay that would "authorize a Trapeze School and Aerial Performing Arts Center in the SEFC/R-5-E Zone District at the Yards." This is the Trapeze School New York, which left Baltimore's Inner Harbor earlier this year and is currently flying through the air on the old DC Convention Center site at Ninth and H, NW. The school would take up residence on the lot on the southeast corner of Fourth and Tingey ("Parcel O"), which someday will be a residential building but is not expected to be developed anytime soon. It's also just north of the site of the Park at the Yards, which is scheduled to open next year.
 

Setting the Stage for Elton/Billy; Cornercopia Update
These aren't the most exciting photos I've ever posted (and goodness knows there are a lot of pictures at JDLand that already fall into this category), but I couldn't pass up the opportunity, so here are some shots from inside Nationals Park today showing the construction of the stage for Saturday's Elton John and Billy Joel concert. It's in dead centerfield, taller than the Red Loft but not quite as big as the scoreboard. (There will be seating on the field, it just hasn't been set up yet.) And, if you make to the bottom of the page, there's a couple non-stage shots that might be of interest, too.
In other news, I stopped in Cornercopia, and they tell me that they have all their city permits, and are now just waiting to get set up with their distributor, so they could be opening next week. They also told me that they will have tables with umbrellas, chairs, and benches, and the all important water dish for dogs. If you didn't chime in on the last thread on what goods you'd like to see for sale there, leave a comment below; you never know who might be reading!
 

Temporary 12th St. Ramp, Related Closures Coming
Just out from DDOT, an advisory that the M Street/Washington Navy Yard exit off of I-295 North, along with portions of M and 12th streets, will be closed over two upcoming weekends to continue work on the demolition of the ramps to RFK. The closure times are listed as being from 6:30 pm on Friday, July 17 through 6:30 am Monday, July 20 and from 6:30 pm on July 24 through 6:30 am July 27; access to the boathouses and ramps along Water Street will be open, and the 8th Street SE exit off of I-295 North can still be used. They've posted three maps showing the detours that will be in effect.
The ramp demolitions (bad pictures from last week here) are tied to preliminary work for the reconstruction of the 11th Street Bridges.
 

Live Transit Times (and Links) for Near Southeast
I'm not really sure how useful this will end up being, but I was in a proof-of-concept mood yesterday and created a Transit Options in Near Southeast page, taking advantage of the new and existing live status options for Metrorail, Circulator, and Metrobus. You'll see boxes displaying the next trains at the Navy Yard station, the next Circulator arriving at New Jersey and M (though I'm not sure how handy this one is--aren't there pretty much always buses sitting there?), and the upcoming Metrobuses arriving at New Jersey and M.
There's also links to the live status updates for all the Circulator stops in Near Southeast and all the Metrobuses that run through the neighborhood (including the ones that stop at South Capitol and M). I even added links to the timetables to the two Maryland Transit Authority commuter buses that stop near the Navy Yard.
There's also a lightweight mobile version, if you're so inclined. The link to the full page is now at the top of the JDLand home page ("Bus/Rail Info") and in the right margin on the interior pages.
UPDATE: Thanks to the idea from commenter JT, you can now also click on the little tiny "M"s (if your eyes are good enough to see them!) on the map at right to get to the transit page.
 

Billy and Elton on Saturday
A reminder that the first big concert at Nationals Park (well, other than the Pope) is this Saturday, with Billy Joel and Elton John. Metro has just sent out a press release with its plans: "In anticipation of large crowds, Metro will operate additional eight-car trains on the Green Line leading up to the start of the concert. Additional personnel will be on hand at the Navy Yard Metrorail station on the Green Line, which is just one block away from Nationals Park. Upon conclusion of the concert, Metro will deploy eight-car shuttle trains that will operate between the Navy Yard and Mt. Vernon Sq/7th St Convention Center Metrorail station."
UPDATE: As for parking, apparently ticketholders have received e-mails urging them to prepurchase parking in the official Nats lots, and cash parking lots will be available as well.
 

No News Is.... No News (Well, Barely Any News)
I haven't gone anywhere, I just have barely any news to pass along these days. This is the best I can do:
* As I tweeted last week, I heard from the owner of the Cornercopia Deli at Third and K, saying that the "wheels are turning a little more slowly" than they had hoped, thanks to red tape. No opening date, but that shouldn't stop you from leaving your thoughts in the comments about what you'd like to see sold in the store--and maybe we can get Mr. Oh himself to say hello...
* Here's a post from WBJ's Breaking Ground blog with Opus East's schedules and statement of financial affairs, as a result of its Chapter 7 liquidation filing late last week. (The documents are pretty much Greek to me, but maybe those with some experience in the area might find them interesting.) The city's recorder of deeds database also shows eight liens filed against Opus's 1015 Half project from late May through June 24, and construction does appear to have ground to a halt.
* In Friday's print Washington Business Journal, Missy Frederick writes that sports bar The Greene Turtle is looking to open five more locations by the end of 2009, with two of them in DC, "particularly near Capitol Hill or by one of the college campuses." Hmmm, what neighborhood with a fair amount of already available retail space (and a guaranteed influx of sports fans) is "near Capitol Hill"? (But I'd note that the biggest available retail spaces in Near Southeast, on the ground floors of 100 M and 55 M, are in buildings where the owners [Opus East and Monument Realty] are in rough patches; does that make signing a retail lease less enticing, or more? On the other hand, the ballpark has all that empty retail space along First Street....)
 

Opus East Files for Chapter 7 Liquidation
Opus East, the development company whose portfolio includes the already completed 100 M and under construction 1015 Half office buildings, filed on Wednesday for Chapter 7 liquidation, according to the Washington Business Journal. The article mentions the falling through of Opus's deal to sell 100 M to MayfieldGentry Realty Advisors earlier this year as part of the company's woes, and the building is part of the bankruptcy filing and liquidation. The 1015 Half Street project, expected to finish late this year or early next year, is presumably part of it as well. No tenants for the 440,000-sq-ft office building have been announced.
 

Jun 30, 2009 8:29 AM
A Few New Photos (900 M, RFK Ramps)
On Saturday I finally took some updated photos of the no-longer-beige building at 900 M, and confirmed that there is a "Domino's Coming Soon" sign in the window. I also moseyed a few blocks east to get my first photos of the demolition of the ramps between the 11th Street Bridges and RFK--the photos don't do a very good job of capturing the progress, though comparing them with their befores does help. I also added a few of the shots to my 11th Street Bridges photos page, or you can just browse the entire batch of photos from the day.
 

Jun 26, 2009 3:49 PM
DCHA Applying for $9.5M in HUD Stimulus Money for Capitol Quarter Phase II
The DC Housing Authority, which has been unable to find a corner of the financial markets unfrozen enough to buy bonds that in normal times would help pay for infrastructure and redevelopment, is applying for $9.5 million from a nearly $1 billion Housing and Urban Development "Capital Fund Recovery Act" fund that has been created to, among other things, provide "gap financing" for public housing projects, like Capper/Carrollsburg, that are stalled thanks to the problems in the municipal bond market.
According to this "narrative and schedule" that DCHA included with its application to HUD, the money would finance both public infrastructure and private site improvements needed to begin the construction of the second phase of the Capitol Quarter mixed-income townhouse development (the blocks between Third and Fourth south of I), which will have 163 units, 47 of which are public housing rental units (along with 60 market-rate, 39 workforce-rate, and 17 public housing home ownership units). The narrative indicates that the $55 million Capper PILOT bonds approved by the city council last year that were to fund the new community center and infrastructure improvements not only in the Phase II blocks but also on the north and east sides of Canal Park and over to the DPW site never made it into the bond market; attempts to secure loans from both Fannie Mae and Wachovia also were fruitless.
There's a lot of detail in the narrative that I'm not going to try to summarize (I start to glaze over once I get to Low Income Housing Tax Credits [LIHTC] and anything having to do with "leveraging"):, but it does say that if awarded the HUD CFRC grant money, DCHA would immediately have its engineers complete permit drawings, which can then be put into the city's permitting process (estimated to last 90 days), after which infrastructure work can begin--the schedule at the end of the document estimates a start date of Dec. 1. This work would include repair or replacement underground water, sewer, and "dry utilities" lines, new streets, curbs, and gutters, additional lighting, and public landscaping.
The HUD funds would also be used to pay for the land preparation costs and foundation construction of the 47 public housing units, covering a $1 million gap that occurred in the planned Phase II funding thanks to problems in the LIHTC market.
The housing authority says that, if this HUD money is not forthcoming, "over $41 million in economic activity in the District will not be realized," and that "approximately 150 construction and other related jobs will not be created." Plus, the delay in building these 47 public housing units "will continue to frustrate the hopes of former residents to return to their neighborhoods in order to reestablish the deep social roots that existed prior to the demolition of their apartments."
The grants will be awarded later this summer.
The AP Press wrote a few weeks ago about this HUD program, which was expanded in May beyond just the "high performing" housing authorities originally eligible to apply for funds; this $1 billion fund is money beyond the $3 billion in stimulus money that will be going to the nation's 3,100-plus housing authorities via formula-based distributions.
(Boy, I hate to post this at 4 pm on a summer Friday, when people aren't exactly attuned to grant applications. But news is news...)
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More posts: Capper
 

Jun 26, 2009 2:05 PM
New 'Where's My Bus?' App for Circulators; Q2 Residential Numbers; Square 701 Not Starting Soon
* Just out from DDOT (press release now online), a new "Where's My Bus" app for the Circulator buses. Go to circulator.dc.gov (it's formatted for cellphones and PDAs, but works in any browser), pick your line and stop, and find out how far away the next bus is. (Here's the information for the 4th and M stop, heading toward Union Station.) They say an iPhone app will be coming will be coming later this summer.
* From the BID's newsletter (which I'm not finding on their redesigned web site), the latest update on residential leasing and sales for the second quarter of 2009: The buildings known as Axiom and Jefferson (at 70 and 100 I) and Onyx on First are at a combined 60 percent leased for the 960 units in the three buildings; 909 New Jersey (which opened in early April) has 25 percent of its 237 units leased. The Capitol Quarter townhouses are listed at 88 of 113 units sold (though I'm not sure how the public housing rental and for-sale units figure into that number), and Capitol Hill Tower is reported as being 80 percent sold. No numbers are reported for Velocity Condos, which according to a presentation by Michael Stevens last week is supposed to open in late August or September. All told, the BID says there are an estimated 1,863 residents in the Capitol Riverfront.
* A WBJ piece from today's print edition on Willco Cos.'s new $100 million fund says that the company "does not plan to dip into the fund for development projects in the pipeline, such as its 700,000-square-foot mixed-use project adjacent to Nationals Park, at Square 701, the intersection of M and First streets SE. That project is in pre-development mode right now without a major tenant; Willco doesn't expect to kick off construction until it sees 'signs of life in that neighborhood,' Goldblatt said." This lot is probably better known as Nats Parking Lot F, and the former home of Normandie Liquors and other small businesses.
 

Jun 26, 2009 1:02 PM
Domino's Coming Soon to 900 M Street
With thanks to reader JW for the eagle eyes, I can pass along that there is now a "Domino's Coming Soon" sign in the window in one of the three retail slots at 900 M Street, the beige building that was recently a dialysis center but originally was a Hudson car dealership. (Out of date photos here; guess I'd better get over there this weekend.) The leasing company has said they are looking for national tenants for the spaces--I haven't heard if there are any leases signed for the other two units. (Though my mind always wanders back to this story from last August that mentioned a Dunkin Donuts franchisee scouting locations near the Navy Yard.)
Now, will people consider this "new" retail in Near Southeast, or just a restoration of the old order? After all, Domino's used to be one of the few food options in Near Southeast, at its original outpost at South Capitol and M, until it closed in early 2008. (That site is owned by Monument.)
 

Jun 25, 2009 4:44 PM
Updated Photos (Cap. Quarter, Canal Park, 1015 Half)
It's been a while since I've posted a big batch of new photos (and be assured that the guilt has been killing me), so I made a couple of quick runs today to rectify this. The showiest shots are to be had at Capitol Quarter, of course, with the houses on both sides of L between Fourth and Fifth now mostly occupied, and those up Fourth and on the south side of K now painted and landscaped. If you want an even fuller set of photos than what's on my CQ page, go to the CQ Phase I Expanded Archive to see all angles of the intersections where construction is either completed or still underway. (The multicolored houses up against the bright blue sky, lit by the summer-solstice-height-sun, show why I tend to wait for sunny days to update the photo archive. Well, that and I'm lazy and am always looking for an excuse to not go take pictures.)
Meanwhile, at Canal Park, I finally got some photos of the sod on the southern block, and the first hints of grass on the other two blocks as the seeding starts to grow in.
And, over at 1015 Half Street, the glass continues to be hung on the northern exterior, so I took some photos of that side of the building. (The southern side looks the same as it did in May, so I happily skipped those photos.) The block does now look a little different from when Nation was there.... (See the expanded archive for additional shots.)
Here's the complete batch of today's photos, but to see their "before"s, as well as the other photos along the way, click the icon. Or you can just browse the Photo Archive by street, direction, and/or date.
 

Jun 25, 2009 11:24 AM
Updates on Yards Park Funding Hearing and Third Street Gas Smell/Underpass Parking Restrictions
A few follow-ups from a recent entry:
* The Committee on Finance and Revenue held its hearing on Tuesday morning on B18-0299, the "Waterfront Park at the Yards Funding Act of 2009," which will create a fund to maintain and "program" the park from a special assessment on development at the Yards, plus sales tax revenues at the park's retail venues for five years, and proceeds from any "naming rights." The hearing wasn't exactly a barnburner--there were three three-minute statements by Jamison Weinbaum of the Office of the Deputy Mayor, Alex Nyhan of Forest City, and Michael Stevens of the Capitol Riverfront BID--Nyhan described the funding set-up as "taxing ourselves extra," and also mentioned that an $2 million for getting the park started has been secured from the USDOT PILOT funding.
Jack Evans really only had one question: how much will it cost the city? Weinbaum explained that the sales taxes from the retail pavilions that would normally go into the city's general fund will for five years go into this new maintenance fund, but since there is no income from the park's property now, there will be no net loss to the city, and then will be a gain after five years. Evans said that he likes this model of having the private sector taking care of the park (even though the park will be city-owned when it's completed).
If you want to see the testimonies and questions, watch the streaming video (you can skip ahead to the 1:09:00 mark, since it was a long hearing).
* The Twitter box at the top of my home page was out of commission on Tuesday, so those of you who don't suscribe to my Tweets either directly or on Facebook missed out on the flurry of updates about the natural gas smell at Third and Virginia. Reader MB (who had already called Washington Gas four times) talked to a cop who was parked at the intersection Tuesday morning, who called in the smell, and before long fire trucks had arrived, followed by Washington Gas. The southern part of the intersection was closed until nearly 9:30 that night, with two pretty deep holes dug and all sorts of work done. MB reports this morning that the smell appears to be gone (I didn't notice it when driving through this morning, unlike on Monday).
* Speaking of that stretch of Third Street, the new No Parking during rush hour signs have now been posted on both sides of Third Street beneath the SE Freeway. If you drive north out of Near Southeast during afternoon rush, let me know if traffic appears to be flowing better.
 

Jun 22, 2009 2:55 PM
Hearing Tuesday on Yards Park Maintenance Bill; Various Tidbits from Third Street
* Tuesday morning at 10 am the council's Committee on Finance and Revenue is conducting hearings on a bunch of bills, including B18-0299, the "Waterfront Park at the Yards Act of 2009," which would "authorize the Mayor to enter into an agreement to provide for the operation and maintenance of a public park on the Anacostia River Waterfront; to establish a Waterfront Park Maintenance Fund into which certain designated revenues, including certain sales tax revenue, shall be deposited; and to impose a special assessment on properties specially benefited by the park." I'm kind of bleary today, and so haven't yet the proposed act terribly closely, but I can report that one of the potential revenue streams mentioned in the bill is the "naming rights" for the park. (Alas, I don't think I have enough change under the sofa cushions to bid on this.) The hearing is at 10 am in room 412 (and should be on DC Cable 13 and live webcast, though tomorrow's schedule isn't posted yet).
* The latest on Cornercopia--reader DT (who is *gunning* for my free sandwich offer) reports speaking today with the man who will be running with the deli, who said that they are awaiting permits, and hope to open in July. Maybe even July 1.
* Reader MB reports having smelled natural gas a number of times recently in the intersection of Third and Virginia, right before you head north under the SE Freeway underpass. I just drove through there a little while ago and smelled it quite strongly inside my car, even with the windows rolled up. She says she's called Washington Gas a number of times, and it seems to get fixed temporarily, but then returns. She left a message with the mayor's office today. So, if you hear a big BOOM, you'll know what happened, and the Powers That Be can't say they weren't warned.
* Reader CA reported last week having seen a big gathering of people outside the Post plant at 225 Virginia--I saw them myself at around 1 pm today, and it appeared to maybe be a group of young folk involved in the DC summer jobs program, but I don't know for sure. I can say they didn't look like a swarm of developers desperate to sublease the property.
* Lastly, a nearby resident has heard from DDOT and Tommy Wells's office that, within the next couple weeks, the two lanes of parking on Third Street underneath the freeway will be marked as No Parking during rush hours. This should allow for a de-facto creation of left turn and thru lanes for the northbound lanes at the light on the north side of the freeway, perhaps allowing thru traffic to get through the light more quickly and to shorten the backup southward down Third.
 

Jun 22, 2009 2:32 PM
Red Sox at the Ballpark This Week; Be Prepared
From the Nats: "The Washington Nationals are expecting capacity crowds for their three games vs. the Boston Red Sox, Tuesday, June 23, Wednesday, June 24 and Thursday, June 25 at 7:05pm. Nationals fans attending the games are encouraged to arrive early to avoid rush hour delays and long lines. Nationals Park Center Field gates open at 4:30pm, and fans arriving early may view Nationals Batting Practice, beginning at 4:50pm."
"Fans planning on driving to Nationals Park may pre-purchase their parking at nationals.com/waytogo. Fans may also park for free at RFK Stadium, Lot 8, and take the free Nats Express to the ballpark. The Nats Express runs continuously from an hour and a half before first pitch through an hour and a half after the last out. Nationals Park is conveniently located on the Metrorail Green Line, at the Navy Yard Metro Station."
If you're not going to the game, be prepared for much heavier traffic, especially on South Capitol, M, and near the various cash parking lots (in the Yards, at Third and K, Seventh and M, and other spots here and there in the neighborhood.)
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More posts: Nationals Park
 

Jun 19, 2009 9:05 AM
Tough Times for Opus East and Monument Realty
Two pieces from today's Washington Business Journal, both for subscribers only, tell of difficulties for two of Near Southeast's developers:
* Opus East, which birthed 100 M and the under construction 1015 Half, is "teetering on the verge of bankruptcy" because the "U.S. General Services Administration has refused to pay the developer for 'even one penny' of the more than $35 million the company has invested in erecting a new federal building in College Park." Its parent company, Opus Corp., is exploring bankruptcy or restructuring for Opus East and Opus West--two other Opus companies went into Chapter 11 this spring. The article also says that Opus East's deal with MayfieldGentry Realty Advisors of Detroit to buy 100 M fell through in May; but 1015 Half is, for now, "continuing in full swing."
* And Monument Realty is having trouble, though not on Half Street--"At the end of May, at least three contractors filed suit in D.C. Superior Court to enforce more than $1.3 million in mechanic's liens the contractors filed against the last of three condominium buildings Monument is building at Potomac Place Tower near the Southwest waterfront. [...] At least one of the contractors is asking the court for a forced sale, if necessary, to collect amounts due."
 

Jun 19, 2009 1:04 AM
Front Page Post Story on E-Cruzers
Friday's Post has an adjective-filled front page article looking at the electric "E-Cruzers" that have been buzzing around Near Southeast and Barracks Row for the past year or so:
"They dart from the barren Anacostia riverfront to the fertile terrain of nearby Capitol Hill, where they scoop up drunk baseball fans from the Ugly Mug and Molly Malone's. They sneak down an alley to Seventh Street SE, under the thump-thumping overpass of I-295, onto the gentle slope of M Street. Toward the sunset these carts go, past the walled-off Navy Yard and into the back roads of the Yards, D.C.'s newest planned neighborhood, which is still weedy lots and hollow remnants of ship-building plants.
"The street-legal vehicles look like golf cart limousines. They seat six comfortably, run on a batch of eight-volt batteries and burn 2 cents of electricity per mile.
"On weekdays at lunchtime and for all home baseball games, the fleet glides past whiny street sweepers and belching motorcycles. They move suits during the day and jerseys at night. The ride is free; bars and restaurants subsidize the enterprise."
(However, the first-paragraph reference to the ballpark district as a "wasteland of arrested development" might rankle some folks a bit.)
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