Some Serious Pop Up Drama in Lanier Heights – “Ugly Pop-Ups: Destroying Family Housing on Lanier Place.”


“Dear PoPville,

Someone is incensed by what is, in my opinion, a relatively tastefully done Pop-Up. There is no historic designation in this area and the developer could have used much cheaper materials and been more aggressive on the massing had they wanted to go as cheap as possible. The signs wouldn’t cause me to be worried about buying in this building but they would definitely make me think twice about what kind of neighbors I’d have.”

I have to agree with the OP – I don’t think this one looks too bad at all, maybe a little funky in the back, but overall looks pretty good to me. What do you guys think of this pop up?


You can see how the pop up looks after the jump.



122 Comment

  • Looks nice in the front, kinda cheap in the back. The neighbor should be happy it turned out that well!

  • In my opinion, that one is not that bad. Doesn’t look much taller than the surrounding houses when you look at it from the front. Though, that note would definitely deter me from buying there. Probably not for the reason the writer intended, but because I wouldn’t want to have such pain in the a$$ neighbors!

  • certainly seen much, much worse

  • I’m no big fan of NIMBYs, but this one is particularly ignorant. Blockbusting was a very specific practice that used racism to make money for real estate agents on the backs of the middle class. That is not what’s happening here, at all.
    Also, if that’s what counts for an ugly pop-up among NIMBYs, let’s just agree now that there’s no appeasing them. This is a battle between people who want more housing in DC and people who want to hoard DC’s resources for themselves, and only one of us can win.

  • who wrote the passive aggressive sign?! That is SO immature… the pop up looks way better than the ones I see on a normal basis… That note is just the rudest thing I’ve ever seen and I’m not usually a pop up kind of girl. I respect the fact that the owner tried to incorporate it as best they could.. trying to flush it with the neighboring buildings. If someone put that sign on my house, I’d really welcome a one on one face to face. That sign is obnoxious. I wouldn’t want to live on that street SIMPLY because of the entitled jerks who wrote all that nonsense.

  • In other words: A real apartment should be unaffordable to most people.

    • If you think these condos are going to be “affordable,” you’re kidding yourself.

      • Jesus, let the man have his point. Clearly the smaller units cost less than the house as a whole. Which makes them more affordable to more people.

        • Not per sq foot. by a long shot

          • Not per square foot, you say!? Well, I’m convinced. Let me go take out an additional 500k in loans to buy a 800k house instead of a 300k condo.

          • +1, JTS

            If it’s out of your price range, it doesn’t matter the price/sf. Hence the need for smaller units.

            Families need to be able to afford to buy houses in order to stay in the city. Artificially restricting housing supply is a guaranteed way to drive up prices for everyone, especially families. See San Francisco for details.

    • And:
      “A real apartment should not be on my block.”

      • There are plenty of apartments on that block, with normal sized interiors where family’s can afford to live both by space and income. This pop-up is not that.

  • neighborhood degradation? most of the row houses where I live (pethworht) and generally north of 14th and U look identically ugly. what’s the beef with trying to change it up from the ordinarily soviet looking grey brick exterior?

  • Looks like somebody superglued a couple of double wides onto a row house. Fugly.

  • Looks good to me! I don’t mind the vinyl siding in the back since it’s out of view.

  • I guess no one actually read the signs, as the neighbor is not complaining about the look of the pop-up

  • lovefifteen

    I have a genuine question. Hopefully I won’t get snarky responses, but doesn’t the picture of the back show that this place does have a few parking spaces and room for trash cans. I am confused. What am I missing?

    • I’m having trouble figuring this out too. Or is the part on the right in the photo an addition to the house next door, not to the pop-up house.

      • Its the house next door and the rear of this building is ugly. Imagine if that was now the new view from the backyard of your recently purchased AM rowhouse. Yuck!

        • lovefifteen

          I can’t exactly tell where one house ends, and the other begins, but it looks like no matter what, this place has a few parking spaces and/or room for some trash cans. I really don’t understand the complaint about this issue.

        • I take it that you haven’t seen too many alleys? There’s a mishmash of materials used for the various additions.

          • lovefifteen

            I am talking about parking. The letter says this popup has left no parking in the alley. I see parking spaces. Stop being an asshole.

      • lovefifteen

        Yeah, I am not sure. It also looks like this place does have a small back patio made of wood so I am confused as to why the letter says this place has no outdoor patio area. Maybe I am looking at it wrong.

        • The stairs/deck are for the other house. There is a grey wall you can make out on the other side of the SUV, THAT is whatever is on the rear of the pop-up. I’d be surprised if it is part of the actual building as I do not think that would fly with zoning but people with connections at DCRA are able to get some weird stuff done.

    • The photo is taken from behind a different house at the end of the row, which has parking more than enough for two cars

  • Developers have sent letters to every single-family household on Lanier seeking to purchase their homes. The house on the alley at the other end of this block, sold that way and now there is a big sign in the front about it being developed. It’s a large lot on the alley, so I suspect it will be pretty big.

    No, this particular pop-up is not a good example of how ugly pop-ups can be, but it’s a larger issue on Lanier.

    And as for this particular pop-up, the neighbors next door (with the sign) are particularly pissed because they have solar panels and are part of the solar co-op and the back portion of the pop-up largely blocks their panels.

    • Thanks for the post. The context is important here.

      • +1, now I understand a bit better.. and I can’t STAND when someone rolls up on my property declaring they want to buy my house. Yeah, well I want to marry Leo DiCaprio, some things just aren’t available to me (right now). Until you see a FOR SALE sign in front of my house, don’t bother knocking. SO entitled.

        • lovefifteen

          It must be so painful and difficult to have someone approach you and offer to buy your house for $100,000 more than the market value! My heart is breaking for you.

          • I guarantee that NONE of these outfits is offering anyone $100,000 over the market value of their home. If they were offering anything close to that, there would be a lot more pop-ups going up. These outfits are looking for someone eager to get out of their home quickly, who will take an all cash offer that nets them a bit more money quicker than they would get if they worked through a real estate agent.

          • “I am talking about parking. The letter says this popup has left no parking in the alley. I see parking spaces. Stop being an asshole.”

            Stop being an asshole?

    • Thanks for the context. This pop-up is fairly innocuous-looking, at least from the front, but I can see how people would be worried about pop-ups yet to come, given the ones just around the corner on Ontario Place.

      • If you look at the top of the pop up (not shown, but I can see it from my window), it appears that the developer relocated at least a portion of the neighbor’s solar panels to the top of the pop up to fix this problem.

    • Tough luck about their solar panels, but they should have considered that possibility when they installed them. If they had made any effort to look up the applicable zoning laws, they could have seen that their neighbors had the right to build up and out.

      These neighbors need to suck it up — this is part of what happens when you buy in a developing neighborhood. Take the good with the not-so-good.

    • Thanks for the context. I sort of felt there had to be more because from the front that isn’t so bad.

      I get “letters” quite frequently about selling my home. I am sure they have looked at the property tax database and have concluded that they think they can make a lot of money if they buy it cheap, do some reno, and sell it high. Unfortunately for them they have likely never driven by it or they would know that this isn’t one of those houses.

    • This seems like a remarkably disproportionate response to a relatively minor problem.

  • Unless there’s something I can’t see from this distance, this one very nearby matches the neighbors in the front. The back is pretty hideous looking though! I might harbor some angry feelings if I saw that in my back yard everyday.

  • Are they serious with that letter lol

    thats insane imo
    who are to say what is and isnt good living in a condo

    that letter is beyond wild
    id be turned off simply by the neighbors

    less air in the alley? Seriously? lol

    and im with yaul, while the back isnt the best looking thing out there i think the front was done very well
    while new it does not look way out of place at all

  • lovefifteen

    This person is basically saying that if you’re single, you need to live in a large apartment building, and that if you want to live in a rowhouse that has been converted into a one-bedroom condo, you’re destroying family housing. That’s just absurd.

    • Family housing is only disappearing, not growing in the city.

      • lovefifteen

        What makes something family housing? Two or more bedrooms? Or is there something more to it?

        • If by family you mean 1 or 2 adults and 1 or more kids, then at a minimum you need 2 bedrooms. So 3 or more bedrooms would be ideal for this concept of a family.

      • Yeah, and families are shrinking throughout the the U.S. Why shouldn’t the housing stock be adapting?

      • Family hosuing is not disappearing across the city. Look to just about any area outside of the very core of the DIstriact and you’ll find plenty of neighborhoods that are essentially suburban in lookand feel. Hillcrest, Michigan Park, Crestwood, etc. There’s a great big city out there, outside of the Petworth – Columbia Heights – Parkview area; check it out.

    • Kinda, but it isn’t really absurd (though their presentation is), it is actually good advice.

      For what people pay for row-house condo conversions you can live in a bigger building with all kinds of amenities. Many of these conversions have: no amenities, high HOAs, shoddy workmanship, and inflated prices which have made these types of condos a pretty bad deal if you ask me (hell I bought a fixer upper for less than half of what a condo across the street sold for two years after I bought).

      I’m saying this as a DC native, property manager, current condo conversion developer (I’ve become what I hate!), and I grew up near and work on Lanier.

      The condo conversion I’m doing is going to be two huge units, I could have maxed profit and gone for 3-4 but my conscience got the best of me.

      The larger issue here is when DC real estate bubble busts again large amounts of cheaply done aging condo conversions will be an albatross around a lot of necks, their value is high now because the market is on fire, when things cool off or bust those condos will be the hardest inventory to move and the neighborhoods will suffer.

      I don’t think that letter has anything to do with looks, it is from someone who has been in the neighborhood a long time and does’t like where things are going; I can’t blame them, but I think they are in for some disappointment.

      • At least when I bought (in ’04 and ’11), this isn’t true. Condo fees in row house conversions are at least half what they are in large buildings. And the units themselves were for the most part the same or cheaper. And add $250-300 on for a condo fee and that is basically an extra $50K in house (not counting the tax benefit you lose because condo fees aren’t tax deductible). So at least in my case I ended up with a much larger unit (1500 square feet vs the second largest I looked at was 1200 ish) with a lower condo fee (at least 300 lower than any in a large building and 500 lower than my second choice unit) for a slightly lower price. And since I’d never use the party rooms or roof decks or gyms, I don’t care about the amenities. Sure, who knows what will happen to property prices, but then that applies to both types of property.

  • a) changing a house to an apartment doesn’t have any obvious effect on diversity–it depends if the folks who move in are demographically similar or different from the folks who live in the area already.

    b) as described above, it’s not blockbusting.

    c) families can live in condos too. Also, family =/= “2 parents and some kids.” My wife and I are a family. A single parent and a child is a family. An elderly person and her niece could be a family.

    d) the person writing this letter doesn’t get to define what a “real” apartment is. It doesn’t have to include a lot of square footage, parking, compost, an exercise room, whatever. With that said, I agree it’s risky to buy in a condo with so few units since one delinquency or crazy neighbor has a much larger influence in a 4-unit than a 400-unit.

    e) whoever wrote it isn’t advancing the cause that Mt. P is a “basically friendly” neighborhood!

    • Is this Mt P? I would consider this AM. Not sure where the technical boundary is though.

    • This is Lanier Heights, not Mt Pleasant

    • Living in a historic district comes with some hassles, but pop-ups are not among them. Glad I’m in MtP. Plenty of developers converting houses to condos here, too, but they cannot change the facades or other portions visible from the street.

  • I get where they are coming from. I do worry quite a bit about developers buying one of the houses next to mine and popping it up/extending it back. This happened a few doors down and one of the neighbors lost ALL of the light she used to enjoy in the back of the house, and now her once lovely back yard is completely clad on one side by a vinyl wall. It’s horrendous.

  • Is anyone else concerned that if everything get converted into a series of 2 bedroom condos (or smaller), there won’t be any families left in the city? Regardless of how you feel about kids, a city of single millennials can’t be sustainable. If there is a property bubble in DC it will hit all the new 1 and 2 bedroom condos the hardest. Where are the 3 and 4 bedroom condos and apartments for less than a million? How about some diversity in housing choices?

    • Emmaleigh504

      You can always buy 2 and put them together.

      • So over a million to purchase two units and then 25, 50, 100 grand? to connect them. Seems affordable to me.

        • Emmaleigh504

          My not rich parents bought a duplex in another city and turned two, 1 bedrooms into a 3 bedroom house for the family. It can be done. They took their time with remodeling, started by just cutting a hole in the wall to connect the 2 sides, and went on from there.

        • lovefifteen

          DC is getting expensive. It’s really hard to afford the rent on a one-bedroom when you’re single. It’s difficult to afford a two-bedroom when you’re married. These neighborhoods are all getting very expensive. It makes sense for families to move out into the suburbs in order to get their 4 bedroom house with a yard. The couples with children who can afford the $1.5+ million dollar four-bedroom houses usually don’t want to live in neighborhoods like Mt. Pleasant. You’re just bitching about economic realities, but you don’t have any workable solutions. What do you want them to do? Have the government start controlling the price of houses and keeping the price artificially low so that families can afford to buy 4 bedroom houses in Mt. Pleasant?

          • This is not Mt Pleasant. That’s a whole other neighborhood that has historic designation, so the housing issues are very different there. But you’re right this shed light on a whole other issue of economics. How many people (making decent incomes) can afford reasonable housing in a neighborhood that suits their needs without living pay check to paycheck? the rent/mortgage is too high.

    • Or kids can share a bedroom (just need to make sure you have same sex sibs!_

      • Emmaleigh504

        And everyone doesn’t need a bathroom of their own. My family had 1 bathroom for most of my childhood.

      • How many kids do you think will fit in a 9’x10′ “bedroom” which doesn’t technically meet DC’s legal definition of a bedroom?

        • How many kids do you think will fit in a 9′x10′ “bedroom”?
          Depends. You talking vertically or horizontally? Either way, I think you could get at least 40-50 in, depending on the size of the kids.

        • How many kids will fit? How much space does one person need?

          • In VA there’s a law that opposite-sex children have to have separate rooms (not sure if DC has that law too).

    • Absolutely, this is why when I was tasked with doing a condo conversion we went with two 3br/3ba units instead of four 1br/1ba units.

    • There are lots of those in DC. Many are even affordable. That’s pretty much all there is north of Petworth.

    • There are plenty of 3 or 4 bedroom rowhouses or houses in DC if you’re willing to live outside of the hyper desirable, hyper-expensive close-in neighborhoods. Those areas will be much less affordable and tailored to younger, wealthier, career-focused folks, just as in any major city. I’m not sure that having $1 million + 3-4 bedroom units would really contribute much to the fabric of those neighborhoods. When I bought in 16th Street Heights two years ago, you could get a very nice 3-4 bedroom bungalow for $550,000, and beat-up one for cheaper. If you’re willing to cross into Northeast — and no, not on H Street — you can get nice houses for even cheaper. People can still choose to raise their families downtown or close to downtown, but it’s reasonable to expect that they are willing to sacrifice the spacious interiors and family-oriented community in exchange for the urban benefits.

    • yeah, and where are the diamonds that are supposed to be falling form the sky?

  • Interesting. Many Lanier neighbors fought historic designation a few years back. I wonder if a coming pop-up boom (if people actually sell to the developer) will make them reconsider. Same thing is happening to my old street in Columbia Heights but it’s much further along in the process. IMO, the street has lost a good bit of its soul as a result, but has gained more density and more DC tax dollars as a trade off. It’s useless to try to persuade people or developers with signs. If the neighborhood wants to preserve its “character” then it needs historic designation.

    • Ha, they fought historic designation? That would have prevented something like this from happening. Just goes to show nothing will make them happy. They sound like a bunch of whiners.

      • The only whiner is that one neighbor. I’m pretty sure the owners who are getting $225,000 above asking price are happy that someone wants their property!

        DC has plenty of family housing – almost all of NE, SE, and NW-of-the-park are homes big enough for a family of 4. If you’re rich enough to buy in Lanier Heights, you can probably buy in Shepherd Park, Brookland, or maybe Tenleytown. On the other hand, there’s clearly a shortage of small, nice apartments – plenty of young people are awkwardly splitting big houses and would rather rent their own place.

        The market, without government intrusion, will do a pretty good job of balancing everyone’s demand with the very limited supply of space in DC.

        • lovefifteen

          Exactly! These people keep complaining that family housing “isn’t available”, but the truth about Lanier Heights, Mt. Pleasant, and Columbia Heights is that there are loads and loads of big four-bedroom houses being shared by four single millenials, not families with children. This clearly shows there’s actually a demand for affordable single-person apartments in these areas, but since there aren’t enough affordable single units, young single people share rowhouses instead.

          • I don’t disagree with you, but the number of group houses in those neighborhoods is shrinking at a rapid clip. The street I used to live on went from 80% families and group houses to maybe 40% in 6 years. The finances associated with row houses in non historic districts means selling well worn properties to a developer at slightly inflated prices, who will then bump the properties out and carve it into 6-8 high end condos. A win-win in some ways, unless you’re in the market for family or group housing or a stickler for historic preservation.

          • Btw, I totally eyeballed those percentages (ie: picked them out of thin air) but the point is the pace of condo conversion in certain neighborhoods has been pretty incredible. I can at least understand why it upsets some folks even if I don’t share their frustration.

    • It would be funny if “…a coming pop-up boom (if people actually sell to the developer) will make them reconsider” an historic district, since once a bunch of houses have been popped-up, it will probably be too late to get the historic district approved.

    • There was a small group that opposed historic designation in Lanier Heights; unfortunately, that was enough to derail an effort supported by a significant majority. Irony is, those who opposed now recognize the folly of their earlier position.

      • I think the “small group that opposed” historic designation was bigger than the smaller group that wanted it in the first place.

        “Supported by a significant majority” is just flat out delusional, imho.

  • I’m sympathetic. Probably not enough to picket new condo conversions, but definitely see where they’re coming from. Family homes are good. Most people looking to raise kids are not looking at “one bedroom + den” as their family home. Fewer family homes means fewer children means less interest in the schools and other public goods which can only improve the city as a whole. Loss of family homes starts a cycle.

    • The number of children in this city is increasing:

      “New figures released by the US Census Bureau suggested the number of infants and toddlers under the age of five has grown in the district by five per cent up to 39,000.”

      • Yes, I know. And it’s because of that growth that the schools have begun to improve and that we have parks and playgrounds without condoms and needles behind every bench.
        So what I’m saying is, family homes are good. Fewer family homes means fewer children… Oh, just go ahead and read what I wrote originally. I get the feeling you think you’re contradicting me or proving me wrong or something, but actually, you’re supporting my position. An increase in families with children has been a good thing. Let’s have more, not less, of it.

        • Let’s see:

          Single Family Home with Three or Four Bedrooms = 2 Adults 2 Children
          Two, two-bedroom condos with 2 Adults + 1 Child = 4 Adults 2 Children

          Bigger homes do not equate bigger to bigger families.

        • Yes, I am contradicting you. The fact that we have more children seems to suggest that the lack of family homes is not impeding children. Unless you think this increase is due to all of the single family home construction taking place in this city, in which case I’d like you to provide some evidence.

  • Interesting about the neighbor’s comments about a real appartment. I didn’t want to buy in a big building for a lot of reasons, but many are exactly because of the ideas s/he lists:
    -Parking a car – I have better access to my car in a small building – it is right outside my door instead of in a garage that is too tight to drive in. I also don’t want to pay the condo fee for the upkeep of a garage.
    – Garbage cans are also right outside my door instead of down the hall and around the corner
    – I don’t want to pay a big condo fee for a roof deck I won’t use. I have a big balcony on my unit, but outdoor space isn’t important to me and I don’t care if I have it or not.
    – I don’t want to pay a big condo fee for a fitness center I won’t use. I have a great gym at work that is cheap. (also add that I don’t want to pay a big condo fee for the other common areas I won’t use)
    – Enough units to spread responsibility – in my last condo we had a lot of units and I found that everyone thought someone else should be responsible. Now, in my 4 unit building, we all work together and manage the building well. I think it works better.

    So, my point is, to each his own. I purposely looked for a small building because I didn’t want the hassle of a large building and didn’t want to pay for a bunch of stuff I don’t use that comes with a large building. I’m sorry this neighbor is irked, but its not like s/he lives next to the Ella!

  • While a large coalition of neighbors successfully fought Historic Designation a few years ago, the folks posting the protest signs now were leading the charge in favor of HD back then.

    They lost.

    They are not happy.

    • With respect, to rdbaker, it was not a “large coalition of neighbors” who fought historic designation. Many more supported it than oppoised it, but a neighborhood has to be close to consensus to get that designation. The irony is, the leaders of the “Lanier Citizens Association,” as the opponents named themselves, agree with the benefit of hindsight that they made a mistake in opposition. Forty neighbors met earlier this month, under the auspices of the LCA, to plan action against the new popup developments.

      • The consensus concept is false. KCA would have passed the designation if LCA hadn’t stepped in.

        Many home owners on Lanier Place put up signs protesting historic designation.

        There was also a big neighborhood meeting with the Historic Preservation Board that had plenty of people who were not in favor of HD.

        LCA submitted a petition with over fifty signatures that helped convince the city not to move forward with the designation, too.

  • Developers! Please offer me $225K over my value so you can reverse blockbust my blockl!

    • jim_ed

      Seriosuly. Is there a hotline I can call to find out who wants to offer me $225k over value or something? Block Bust me into a bigger house and popup the hell outta my house.

  • They make the good, and accurate point, that apts/condos in new multifamily buildings are an alternative (they do not make, might infer, that building more such new buildings, and making them larger, would relieve some of the pressure to pop- up.

    I wonder if they have gotten involved in trying to support higher density in new buildings, by supporting the relaxed parking rules in the new zoning code, by supporting relaxing the height limit, etc.

    This nice illustrates that pressing down growth of one kind or in one area, tends to force it elsewhere.

  • I’m curious about the original above-grade square footage of pre-converted row house vs. the square footage of one of the new condos. No one had finished basements in this city until quite recently. I suspect that the size of these condos is about the size of a row house sans basement, though I could be wrong. I understand the general dislike for this type of conversion on a block of row houses, and I’d have mixed emotions if it happened on my block, but I think the family vs. no family distinction is bunk.

  • I live in a two bedroom one bath condo with my wife and daughter. Three of my neighbors are in the exact same situation (one set of neighbors actually has two kids). The definition of what exactly constitutes family housing is subjective. You don’t need a house to “house” a family.

    • how old is your kid? how many more kids do you think your space can your space support? I don’t think two adolescents could make it in there together.

    • Yep. I live in a 2-bed, 1.5 bath condo with husband and 2 young kids. You are putting it kindly to say that this person’s definition of what constitutes “family housing” is subjective. I find it offensive. What a privileged life this person must lead in which only single people live in apartments. Oh sorry, “real” apartments. Geez.

      To anon3’s point, we will have to move before they reach adolescence, maybe by then we will be able to afford “family housing” in Lanier Heights. But more realistically, we will probably move to the burbs.

  • So I live in a 3 bedroom, 3 bathroom row house with my partner but we don’t have kids and aren’t planning to. Are we also destroying family homes by living in a house that’s arguably bigger than we need?

    • Apparently we are screwing up family homes. We are in the same spot. Once the reno is finished, we will be 3 BRs, 3.5 BA.

      We do rent our house on AIRBNB too, so perhaps in addition to ruining family homes, we are ruining hotels as well?

    • Probably. What do you use the space for? Cats?

  • That neighbor needs to get a life. Tell him to go blow himself. People can live where they want.

  • JTS
    December 17, 2013 at 2:23 pm

    Not per square foot, you say!? Well, I’m convinced. Let me go take out an additional 500k in loans to buy a 800k house instead of a 300k condo.


    • I’m having trouble hearing you – could you please speak up?

    • I think you missed the point of the poster — high price aside, it simply costs more money to buy an entire house than a condo. Thus, the buyer would have to borrow more money to do so, making the entire house unaffordable.
      The reason condo conversions sell in this city is that they are taking large, expensive properties and breaking them up into more manageable, bite-sized condos.

      • This is not always true. 3642 New Hampshire Ave NW bought a rowhouse for $300,000 and split it into 2 units costing $799,000 and $899,000 each. Very few renovated (entire) rowhouses are priced as high. The renovation is top notch though – in my opinion the lux finishes, comparably spacious sq footage (to other condos) and carefully thought out design are what people are paying for. And I think the development is a fabulous addition to the neighborhood, providing a really unique alternative to an entire row home. This is just an example but it’s not all that rare.

  • What a whiner…that’s easily the nicest looking popup I’ve seen in DC. Come over to Hill East and check out some of the homemade monstrosities that resemble a trailer parked on the roof.

  • If you want to be cynical, you might say that artificially low zoning raises prices and prevents development of more multifamily housing and condos in the area which would reduce the demand for condoizing houses….

  • The note from the neighbor is clearly insane. But $530+ per square foot, not to mention the monthly fees, and the “master bedroom” is 11′ x 12′? I don’t even think you could cram a queen bed into that. No thanks.

  • The pop-up is hideous, like most of them in this city. Get a clue.

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