Tuesday, December 28, 2010

Demolition and Build-Out

Earlier this week, demolition began at the Hogate's building, located along the Southwest Waterfront at 800 Water Street. At this month's ANC 6D meeting, David Roberts from the District government said permits would be pulled the week of December 14th to demolish the building and it would be gone by mid-January. Judging by the photo at the top of this post, they are on schedule. Demolition will pave the way for an event space at the site next Spring, including the possibility that the Washington Kastles World Team Tennis organization will have a temporary "stadium" and play there in July. The event space will be temporary, of course, since the section of the waterfront from 7th Street to 9th Street is slated for construction by the end of 2012. The first event scheduled for the new event space will be festivities surrounding the National Cherry Blossom Festival, which will take place from March 26 - April 10, 2011. In prior years, the Prelude to the Fireworks festival and fireworks show have taken place on the Southwest Waterfront.

Meanwhile, work continues at Waterfront Station to build out spaces for Station 4 and Z-Burger, which will open at the 1101 4th Street building in the first quarter of 2011. Station 4 will occupy the southeastern corner of the building and will be approximately 4,000 square feet. Six large glass doors have been installed to allow access to the outdoor seating planned for the restaurant. In total, there will be space for about 200 diners. Z-Burger will be located on the southwest corner of the building. Lots of glass has been put up at both restaurants, so it looks like there will be ample natural light in those spaces. After these two restaurants open, there will still be four retail spots available at the first phase of Waterfront Station - one of which will be for a bank.

Monday, December 20, 2010

Fire at Tiber Island

There was a fire this morning around 10AM on the second floor of the north tower of Tiber Island (430 M Street). DC EMS reported this morning via Twitter that one person was transported to the hospital for a check-up and a dog was taken to an animal hospital, presumably for smoke inhalation. Reader SS was on the scene this morning and took a photo of the aftermath from across the street at Waterfront Station. No additional details are available at this time about the extent of damage at Tiber Island. If any residents of Tiber Island have more details, please let me know. Thanks!

What Bloggers Are Saying About the Southwest Waterfront

- There was some passionate debate today on the legislation pending in the DC Council affecting the amount of affordable units along the Southwest Waterfront on Greater Greater Washington, based on the Washington Examiner article written over the weekend.

- Matthew Iglesias makes the case for allowing more market-rate housing on the waterfront, arguing that more market-rate housing will bring more tax payers (revenue) to the city, which will allow the city to decrease sales tax rates.

Sunday, December 19, 2010

Editor of The Southwester Resigns

On Friday, Glenn Favreau, editor of The Southwester, announced his resignation. Below is an email he sent making the announcement:

My dear friends,

It is with great sadness that I communicate to you all my official resignation as editor of The Southwester.

I would like you all to understand that this decision did not come easily to me, and is greatly due to two situations:

1. The lack of support by community leaders on the SWNA board and the ANC when recent statements were made against me personally. These leaders decided that they would absolve themselves out of fear I suppose. Subsequently, their option was not for me, but for some odd status quo of allowing such public attacks to take place. The person making the statements was Gene Solon. He made them in public at the ANC meeting where he was allowed to do so, and he subsequently made even more remarks by email to the SWNA board with no repercussions from them. My disappointment is not due to some misguided person making remarks about me, but the total lack of support from community leaders.

2. When I took over the editorship of the paper in April, 2009, I did so with the understanding that I was not going to manage the business end of the paper. To this day, the paper takes in and spends somewhere near $3,500 per month with no business manager (no one to handle ads), no business plan, and no budget, despite my constant requests to remedy the situation. It is part of an organization (SWNA) which has refused to be audited, again despite my repeated requests. This situation is no longer tolerable for me.

I did not work on the paper in order to receive words of appreciation. Although these words help, real support comes in the form of real actions by responsible leaders.

I thank you all for your collaboration for the good of the community. I have always been proud of the group of volunteers who worked on the paper for the good of others and not for personal gain.

Glenn Favreau

A Few Quick Items

- The Washington Examiner reports that the DC Council is taking up legislation on Tuesday that will reduce the amount of affordable housing required at the redeveloped Southwest Waterfront. Under current law, 30% of all residential units built at the District-owned Southwest Waterfront parcels will be set aside as affordable housing - half of the affordable units will be for those earning up to 30% of AMI and the other half for those earning up to 60% of AMI. So out of the 560 units planned by the Hoffman-Madison Marquette Waterfront team, 168 of those units will be affordable. Under the new Council legislation under consideration, the 30% affordable requirement will only apply to the first 500 units. That means only 150 affordable units will be available on the waterfront if the legislation passes - a reduction of just 16 units. I have a suspicion the development team wants to build less office space and more residential units than the 560 units originally planned, which would allow all those extra units to be strictly market-rate.

- Back in August, the Securities and Exchange Commission signed a lease for 900,000 SF of space at Constitution Center, but according to the Washington Business Journal, the SEC only needs 300,000 SF and will most likely give the excess space back to the landlord to re-lease. This probably means Constitution Center is now back in the running to land the new headquarters for NASA, which according to the WBJ is looking to move from their current location at 300 E Street by July 2012.

- The Wall Street Journal recently did an article about the design of Arena Stage by Bing Thom, but in the article, described much of the housing in Southwest as "dilapidated and dispiriting" and the waterfront with "piers chockablock with nondescript boathouses."

- The Architect's Newspaper shows an initial massing from another Thom project - the redevelopment of Randall School. The design of the project is still in its initial stages, so the massing just shows the density of the site, not what the buildings will actually look like once completed. The Randall School project will include a museum, boutique hotel, restaurant, some retail, and residential. (rendering courtesy of Bing Thom Architects)

Wednesday, December 15, 2010

L'Enfant Promenade Food Court Nears Completion

Last week, the 9th & D Street entrance to the L'Enfant Plaza Metro station reopened after closing for a couple weeks to allow construction crews to make upgrades to sections of La Promenade - the retail area of L'Enfant Plaza that has been under renovation since last November. After the first phase opens in the first quarter of 2011, a new food court will be in operation (March?) with confirmed tenants including Au Bon Pain (which was at the old Promenade), Potbelly Sandwich Works, Roti Mediterranean Grill, Mamma Ilardo's, Frozen Yogurt Indulgence, and Gourmet Too (also in the old promenade). Hours of operation have not been set for all the restaurants yet, but some of them most likely will remain open in the evenings and weekends. Contrary to popular belief, the promenade is not located underground. The retail area under renovation now has windows facing the courtyard next to HUD headquarters to bring in more natural light as well as a modern design. Once phase one is complete, phase two will begin, which includes the remainder of the promenade and the installation of a large glass atrium to replace the pyramid currently used as a skylight. The second phase won't open until fall/winter 2012. To me, the new promenade looks a bit like an airport terminal. The old design, though definitely looked dated. See below.

Tuesday, December 14, 2010

AppleTree Exploring Bid to Buy Southeastern U. Building

A couple agenda items at last night's ANC 6D meeting dealt with Southeastern University, which closed its doors in August 2009. The first item was a resolution by Commissioner Sobelsohn to remove -SEU from the name of the Waterfront-SEU Metro station. The SEU campus and name was purchased by the GS Graduate School earlier this year. GS Graduate School has been mum on their plans for the building at 6th & I Street, but it appears that the school building may now be on the market. As a result, the ANC voted 3-0-1 to remove SEU from the Metro station name.

The second SEU-related item was that Jack McCarthy from AppleTree Early Learning Public Charter School mentioned that the school is exploring the option of expanding its presence in Southwest by bidding on the SEU building. Currently, AppleTree does activities at Amidon-Bowen Elementary and Riverside Baptist Church locally, but does not have sufficient space to do all its programming. AppleTree also has a campus in Columbia Heights and Hill East. Cost estimates for renovating the SEU building for use by AppleTree is approximately $150/SF with about a third of the cost needed to upgrade building systems. Under the proposal offered by McCarthy, no floors would be added to the building, but some of the parking lot would be covered with playground equipment. AppleTree hopes to formally place their bid by mid-December and depending on the selection process, if the school is selected by GS Graduate School, McCarthy hopes to have some classrooms available by August 2011 when the new school year begins. After some discussion by the Commissioners and positive audience comments about the SEU building remaining a school under this proposal, the ANC voted 5-0-1 to support AppleTree's bid.

Developers Reveal Interim Uses for Southwest Waterfront

At tonight’s ANC 6D meeting, representatives from the Hoffman-Madison Marquette Waterfront team and the District government gave the Commissioners an update on their plans to activate the Southwest Waterfront as they go through the approvals process. What occurred at 7th Street Landing this fall will be taken to a different level at what I’m calling “9th Street Park”. While Near Southeast has Nationals Park, Southwest will have (at least for two years) a tennis stadium. Elinor Bacon from ER Bacon Development mentioned they are in negotiations with the Washington Kastles World Team Tennis organization to move their stadium to the Hogate’s site at 9th & Water Street after demolition of the restaurant is complete this winter. The Washington Kastles currently play their matches at a temporary stadium in the large parking lot downtown where the old convention center used to be located. Since that site is supposed to start construction next spring and become CityCenterDC, the Kastles need a new home. Under the pending agreement with Hoffman-Madison Marquette Waterfront, the Kastles will move to the Hogate’s site for two seasons until construction begins on the Southwest Waterfront redevelopment. Some potential community benefits the Kastles may provide include fixing the tennis courts at Jefferson Middle School and offer tennis lessons to students.

David Roberts from the DC government was also present at the meeting and said the District is willing to pay for infrastructure to build the temporary stadium, including bleachers and the court. Roberts mentioned that permits for the demolition of Hogate’s should be pulled this week and the building should be gone and the site cleared by mid-January. Interior demolition is already underway. In addition, an RFP will be released later this week for the stadium construction so it can be ready by March 2011.

Matthew Steenhoek from PN Hoffman and a representative from Struever Brothers described the layout of the Hogate’s site post-demolition. The stadium is just one of the uses planned for the site, since the Kastles’ season only lasts about one month during the summer. Besides bleachers and a court, a tent will be set up closer to Zanzibar for use by the Kastles during their season in July, but can be removed to allow space for programming, as well as a stage near 9th Street for concerts. Some of the interim uses mentioned for the site outside of tennis matches include a seafood festival, events with the Capitol Yacht Club, a sock monkey day for kids, and A-Cappella concerts, but the first event planned for the space will revolve around the National Cherry Blossom Festival in March. Hoffman-Madison Marquette Waterfront will seek the ability to serve wine and beer at both 7th Street Landing and “9th Street Park”, since the Kastles already sell beer & wine at their downtown stadium and the development team heard from the community that 7th Street Landing would be a more enjoyable experience if beer and wine were available. The ANC did not vote on any proposals tonight – the presentation was just informational, although their approval will be needed at least to allow beer & wine sales.

I'll write about other items from the ANC meeting later this week.

Tuesday, December 7, 2010

The Freshman Class of ANC 6D

In last month's general election, three new ANC 6D commissioners were elected - two of them will represent areas of Southwest. Below is an interview I did with Bob Craycraft, who will represent single member district 6D 01 and Cara Lea Shockley, who will represent single member district 6D 02. These individuals will replace Jane Jorgensen and David Sobelsohn, respectively - both of whom did not run for re-election. Portions of this interview also appears in this month's South by West article in the Hill Rag, along with questions posed to David Garber, who will represent single member district 6D 07 in Near Southeast.

SWTLQTC: How long have you lived in Southwest?

Bob: It will be 12 years in March, the entire time I've lived in the Washington area.

Cara: Three years in February.

SWTLQTC: Why did you decide to run for office?

Bob: I felt at the time that the District, and Southwest in particular, was entering an exciting period of continual improvement and growth that I wanted to be a part of, and try to influence in a positive way.

Cara: Commissioner Sobelsohn asked me to consider it. I’d been on the ABC Committee as his representative, so he knew I was willing to contribute. But more than that, I love this neighborhood. We lived in Arlington when I was a little girl, and we used to come to the Flagship restaurant for brunch on Sundays. I remember telling my mother when I was about 10 that I wanted to live here. I’ve been lucky enough to do it.

SWTLQTC: What neighborhood issues would you like to tackle during your first term?

Bob: Residents of SMD 6D01, the so-called Near Southwest, are in a Bermuda Triangle of development defined by Fourth Street, L'Enfant Promenade/10th Street, and the Southwest waterfront. Our only boundary not under development, in fact, is an 8-lane freeway. Trying to represent the needs of residents in this rapidly-changing environment are critical, whether it's traffic, parking, or a host of other issues. The rumors and media reports about moving Southwest into Ward 8 need to be addressed head-on, and residents' viewpoints considered. There are chronic problems facing Jefferson and Amidon-Bowen Schools that I'm not certain can be turned around -but I will do my best to be an active part of the process that is at least trying. We have a rare grouping of mid-century religious architecture that I also feel is endangered, and Town Center West Park, the duck pond as many people know it, is literally crumbling in front of our eyes. In the longer term, I'm also concerned with the threat of overhead streetcar wires appearing on Seventh Street one of these days, and have yet to be convinced on the economics of a streetcar system.

Cara: My SMD has many elderly people and many people with disabilities. I’d really like to see our sidewalks made safer. So much of the street lighting concentrates just on the areas where the cars are driving. We need better lighting, and I’d prefer something tightly focused on the sidewalks so that it doesn’t become an issue for the homeowners, more even sidewalks so that people on canes or in wheelchairs feel safe, and I’d love to see some beat or bicycle cops patrol in the evenings.

SWTLQTC: What role do you think ANC Commissioners play in the development of neighborhoods?

Bob: We should try to be the reasoned voice of the majority of residents, and not just a mouthpiece for our most strident neighbors. I also want to strike a balance between homeowners and renters, who can often have very different views on a subject.

Cara: We’re supposed to fight for the residents – all the residents – we currently have. I don’t want to see my neighbors priced out because the area is suddenly chic. A neighborhood without businesses won’t thrive either. It’s a balancing act. We also need to be able to get things done, like the traffic study the current commissioners have spent years pushing for. They’ve finally, just this past meeting, gotten DDOT to promise one. Traffic patterns at all times of day and all the various layers – pedestrian, bicycle, car, public transportation, major streets, neighborhood streets, major events – need to be understood. Businesses can’t succeed without easy access, but we also can’t have accidents like the ones at 4th Street, SW and M Street, SW become part of the fabric of the neighborhood.

SWTLQTC: What are your thoughts about the redevelopment plans for the Southwest Waterfront, which mostly falls in your single-member district?

Bob: Overall, I think we have a home run with some of the most talented developers in the country involved. I'm not certain it's the right place to put public housing - the lack of a walkable supermarket, drug store, or Metro station seemed to make it uniquely ill-suited for a lower-income resident.

SWTLQTC: What are your thoughts about the redevelopment plans for Randall School, which falls in your single-member district?

Cara: If Bing Thom really is going to be the main architect, I think it’s terrific. His work for Arena Stage was striking, and I like the idea of continuity of design throughout the neighborhood. There’s a clinic in my SMD, right next to Randall School. I want it to stay, if not there, then nearby. That clinic has been a godsend for so many of my constituents – including me. Beyond that, I really need to see all the plans and ideas from the new owners. I think the public art aspect is wonderful, and I respect Commissioner Sobelsohn for getting it.

SWTLQTC: Your single-member district also includes L’Enfant Plaza, which is north of the Southwest Freeway. How do you think the north and south areas of Southwest can be more connected short of removing the freeway?

Bob: I appreciate that question, as many people are surprised to learn that for those of us along Seventh Street, L'Enfant Promenade is just as convenient as Fourth Street. Or could be. Yet we are virtually blockaded from the Metro and the Promenade with pedestrian-hostile architecture that has included the closing of the southern walkway around the HUD building and the enclosure of what is now called Constitution Square in just the past two years. We have the incredible Mandarin Oriental hotel right beside us but "you can't get there from here" due to the tangle of streets and walkways. The only thing I can see in the short term to make it better would be some sort of wind-breaking enclosure along the freeway overpass, it can be a miserable walk in bad weather. It would be fantastic if a redeveloped L'Enfant Promenade could include a greenhouse-style entrance way out onto Seventh Street to entice and welcome shoppers into that complex, but I don't see the Feds ever allowing such an amenity.

SWTLQTC: Much of your single-member district is on the north side of the Southwest Freeway, which is primarily an office district. How do you think the north and south areas of Southwest can be more connected short of removing the freeway?

Cara: There’s a foot tunnel commuters use to get to Federal Center SW and its environs which is junky and scary; it and the pathway leading to it need to be cleaned up and made more appealing – widened would be nice, policed would be even better. The sandwich shops and other businesses should be encouraged to stay open later, many of them close mid-afternoon, for the residents to pick up something on their way home from the office or just to have a place to go in the evening occasionally. We need some of the smaller amenities. I already use the dry cleaner near NASA because they do great work and are open on Saturdays. So many of the little shops aren’t open on the weekend at all – even the Starbucks at the Federal Center SW metro stop isn’t open on Sundays.

SWTLQTC: What is your stance on the proposal by Ward 6 Council member Wells to implement a “Complete Streets” concept for M Street SE/SW (i.e. remove a lane of traffic, add cycle tracks, widen sidewalks, etc.)?

Bob: I think the proposal is little more than quaint as long as we have pedestrians being killed at Fourth and M Streets and the MPD unwilling to ticket speeders and red light-runners blatantly running through our streets and intersections. The intersection of G and Seventh Street is another bad one, with G Street changing from one-way eastbound to two-way "just because" and so many Maryland commuters using it as an I-395 bypass. I just don't have the confidence in DDOT or MPD's moving violations enforcement to feel the Complete Streets concept will work for us.

SWTLQTC: What kinds of businesses would you like to attract to SMD 6D 02?

Cara: Local ones. I love the idea of both the Randall School development and the renovation of the Southwest Waterfront. But if all we end up with is a bunch of national chain stores or hotels, I think we lose something crucial. I was on the bus in Ward 8 a week or two ago and saw a restaurant that had “Black owned and Family run” on its sign. I want businesses like that in my neighborhood, ones with ties to DC. If there’s going to be an ice cream parlor (I bring this up because the PN Hoffman representative kept using “getting an ice cream cone” as his example of someone coming to the Southwest Waterfront), I want to see Gifford’s rather than Baskin Robbins. We don’t need another Starbucks – there are five within half a mile of me - but bringing in Sidamo Coffee and Tea, for instance, would be something unique and local.

SWTLQTC: Which DC political figure (past or present) do you most admire and why?

Bob: David Catania. Anyone who can be white, gay, and a closet Republican in a city that is majority African-American, straight, and Democratic and win at-large elections has earned my respect.

Cara: Sharon Pratt Kelly. She saw problems with the city and ran for Mayor to combat them. I also think Tommy Wells does a good job of listening to the people he serves.

Monday, December 6, 2010

Patriots Plaza Almost Fully Leased

According to Real Estate Bisnow, Phases II & III of Patriots Plaza will most likely be fully leased by the end of the year (they are currently 95% leased to government tenants). Recent tenants include the Department of Health and Human Services' Office of the Inspector General and Office of the National Coordinator for Information Technology. There was an event at Arena Stage in late November hosted by Bisnow where real estate developers came together to talk about Southwest. In another article in Bisnow, a lawyer from Arent Fox that specializes in real estate development made some comments about the future of Southwest stemming from one of the panel discussions she moderated:
There really seem to be two “Southwests” (the GSA-dominated area at the edge of the Mall and the residential neighborhoods closer to the water). JBG's L’Enfant Plaza, PN Hoffman and Madison Marquette's Southwest Waterfront, and Forest City, Vornado/Charles E. Smith, and Bresler & Reiner's Waterfront Station will bring the quadrant together. “In five to 10 years, District residents will start to see Southwest as a live/work/play environment unlike any other in the city.
I would argue that Southwest is already unlike any other place in DC.

Southwest Construction Projects Win Awards

Mid-Atlantic Construction magazine honored 29 construction projects throughout the Mid-Atlantic region in its "Best of 2010" awards program - three of those projects are located in Southwest. The winner of Project of the Year - Overall and Cultural is Arena Stage, designed by Bing Thom Architects. In describing the project, the magazine talks about some of the challenges that had to be overcome, including cost overruns:

The obstacles began in the design phase. Funds for the project came primarily through donations, and the original budget exceeded Arena Stage’s estimates. After contracting with Clark in December 2006, the team had to value engineer the original $120-million budget to $100 million without sacrificing aesthetics.

Revisions included eliminating project phasing, which saved $3 million; modifying the roof and eliminating planned rooftop apartments, at a combined savings of $8.5 million; reducing onsite parking; and changing the mechanical and electrical systems to save $2.5 million.

The winner of Project of the Year - Office Buildings is Waterfront Station, designed by Shalom Baranes Associates. Noteworthy attributes about the buildings include the terracotta fa├žade and LEED-Certification:

Both buildings’ north and east elevations feature a terracotta rain screen cladding system that is the largest such system installed to date in the Washington, D.C., area.

From the second floor up, Waterfront Station features over 11,000 11-in. terracotta panels in three separate colors and a ribbed panel profile of a fourth color. In addition, more than 1,500 11-in. glazed terracotta panels are installed below the second floor.

Tight logistics onsite required that workers set the curtain-wall system’s 1,650, 12.5-ft by 5-ft glass units from inside the building.

Waterfront Station was designed and constructed to achieve two LEED Gold certifications, one for each building.

It was mentioned a couple weeks ago at a development forum by Forest City Washington that the next phase of Waterfront Station, which includes the reskinning of the former EPA towers and adaptive reuse as residential units, will get underway within the next two years.

Finally, the winner of Project of the Year - Renovation/Restoration is Constitution Center, designed by SmithGroup. Constitution Center is the 1.4 million SF reincarnation of the former Department of Transportation headquarters and is seeking LEED-Gold certification. Earlier this year, 900,000 SF of the building was leased to the Securities and Exchange Commission.

Sunday, December 5, 2010

What Bloggers Are Saying About Southwest

- UrbanTurf DC does a neighborhood profile called Southwest Waterfront: A Neighborhood Where A Change Is Gonna Come, which includes a few quotes from me. The article gives a brief history of the neighborhood and talks about the upcoming redevelopment of the Southwest Waterfront.

- There is an interesting blog post on Secondat about photographer Louise Rosskam who took some photos of old Southwest during an autumn day in the early 1940s while working for the Farm Security Administration. The photographs highlighted the rich and poor areas of Southwest at the time.

Wanted: Iconic Signage for Maine Avenue Fish Market

The Washington Examiner reports that the Hoffman-Madison Marquette Waterfront team is looking to create an iconic sign to beckon people to the Maine Avenue Fish Market on the Southwest Waterfront. This proposed sign would be akin to the Domino Sugars sign that's a part of the Baltimore skyline. From the article:
"We want the fish market to stay how it is -- the same messiness, the same crazy parking scheme," said Stan Eckstut, a consultant and principal of Ehrenkrantz Eckstut & Kuhn Architects. "[But it's missing] an icon really to announce to people about this place, that we are welcoming people to D.C."..."We want the place to feel authentic and alive and real, and it's a jolt from the federal Mall experience," he said. "I hate to say this in a federal context, but we're trying to create a place that doesn't work."
The design of Market Square on the Southwest Waterfront is intended to be a bit chaotic, similar to Pike Place Market in Seattle, where pedestrians mix with limited vehicle traffic. In addition, a new farmer's market will be built north of the fish market to replace the head house market that once existed in the area back in the 1930s. A seasonal market, brewery, cafes, picnic tables, and restaurants will be located in this informal space and a couple of barges will be added to the area.

Update: DCMud also has an article about the plans for Market Square and other areas of the Southwest Waterfront. The DCMud piece also describes the intended feel of the Market Square to be similar to Pike Place Market, but also throws in other West Coast city markets, like the Ferry Terminal in San Francisco and Granville Island Public Market in Vancouver. I happened to visit all three of these markets while I was away on a 3-week vacation out West in August. I had some excellent food truck pork porchetta at the Ferry Terminal, watched workers toss fish at Pike Place Market, and took a water taxi to Granville Island Public Market. Each market had a different vibe, but all of them worked well. Pike Place was the most "chaotic" while the other two markets seemed to be more orderly in nature.

Friday, December 3, 2010

Parade of Lighted Boats

On Saturday, the holiday season gets underway in the neighborhood at 7th Street Landing with the tree lighting ceremony and Parade of Lighted Boats along the Washington Channel. The festivities get underway at 4pm and last until 7pm. Music will be provided by Strykers Pose, refreshments by District Doghouse (owned by the proprietors of Cantina Marina) and there will be complementary photos with Santa, so bring the kids!

Update: Included are a couple of photos from the event. The photo at the top of the post is the Christmas tree that was lit up in the middle of 7th Street Landing. One of the lighted boats in the parade passes by in the background. There was a large fire pit installed to help keep people warm as they enjoyed the festivities. Free smores were provided as well. In case you didn't get a chance to see the parade, throughout the holiday season, some boat owners will keep their lights on in the evenings.