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Takoma Junction Redevelopment

Following a solicitation and evaluation process, the City Council selected Neighborhood Development Company (NDC) to redevelop the Takoma Junction City-owned parking lot. The Development Agreement (2016) establishes the framework for the project. On July 25, 2018, the City Council endorsed NDC’s Draft Combined Plan, adopting Resolution 2018-41 authorizing the firm to proceed to the next phase of the development process.

The City’s goals are for the project to act as a stimulus to the commercial district and locally-owned,  independent businesses; improve the aesthetic appeal of the district; and be contextually sensitive and environmentally sustainable.

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Current Status

Takoma Junction Development Review

As part of the Takoma Junction redevelopment, Neighborhood Development Company, the partner for the City’s project, submitted a combined preliminary plan/site plan application to Montgomery County in January 2019. The application and the documents have been posted on the Development Activity Information Center  for Application # 120190150 and #820190090.

Takoma Park City Council members, City staff, and NDC representatives began a weekly conference call on March 1, 2019, to share updates and ask questions. Notes from the calls are available on the Takoma Junction Development Review webpage.

August 14, 2019

NDC had a preliminary consultation with the Montgomery County Historic Preservation Commission meeting on August 14, 2019.  HPC agenda item documents are posted on the County Development site.

May 21, 2019

NDC had a preliminary consultation with the Montgomery County Historic Preservation Commission meeting on May 21, 2019.  HPC agenda item documents are posted on the County Development site.

March 20, 2019 – Council Meeting

Council held a work session with NDC to discuss the changes in the plan and the Montgomery County Development Review Committee meeting on March 19, 2019. AgendaVideo of Council Meeting.

March 19, 2019

The Montgomery County Development Review Committee (DRC) met with Neighborhood Development Company (NDC) representatives to discuss County and other agency staff comments on the proposed site plan and preliminary plan for the Takoma Junction development project. The meeting allowed NDC to follow up on DRC staff comments and technical clarifications.

Two major points from the meeting:

The County’s Department of Transportation and the Maryland State Highway Administration (SHA) stated that review of the transportation elements of the project will be delayed until after the SHA’s Vision project of the Junction intersection is completed this fall, thus delaying the project and the consideration of the project by the Planning Board. NDC will follow up with SHA about this. Questions remain about the position of the Historic Preservation Commission regarding the plans. The staff person for the HPC provided written comments that seemed to conflict with Master Plan provisions and traditional historic preservation principles. Few existing commercial properties in the Takoma Park Historic District would meet the criteria identified by the staff person, so clarification is needed. NDC has been meeting with the HPC staff person and then will be meeting with the Commission to learn the position of the Commission concerning the proposal.

NDC will present a project update at the Takoma Park City Council meeting on Wednesday, March 20.  The application and the documents have been posted on the Development Activity Information Center  for Application # 120190150 and #820190090.

February 19, 2019

NDC has submitted a corrected letter to the City Council providing updated information on the status of their project. Because efforts to obtain transferrable development rights (TDRs) to allow for the originally-proposed size of the building did not materialize, NDC is now proposing a building with a smaller footprint. This smaller plan maintains the important front building line but removes square footage from the rear of the building.

At this time, the combined preliminary plan/site plan is being reviewed by the staff of the member agencies and departments of the Development Review Committee (DRC). The DRC is scheduled to discuss the plan at its March 19th meeting. The comments/questions that arise from this meeting will provide important information to the City Council as it considers the revised plan.

Takoma Park staff will be reviewing the plan and how it complies with best practices and applicable laws in planning, stormwater, and tree protection. Staff will share these comments at the DRC meeting. When the plan comes back before the City Council, these and other DRC comments will be considered by the Council, along with a review of the plan in light of past City Council resolutions on the project and the Development Agreement.

The City Council is likely to get a presentation on the plan and the initial comments from the DRC meeting in late March. The City Council will then consider a resolution on the modified plan after the final DRC report is prepared but before the Montgomery County Planning Board considers the application. It is not yet known when the application will come before the Planning Board.

February 14, 2019

NDC submitted plans for the Montgomery County Development Review. On February 14, 2019,  the County accepted the application and the documents have been posted on the Development Activity Information Center on their website for Application # 120190150 and #820190090.

January 31, 2019:

The submission by Neighborhood Development Company (NDC) of the plans for the Takoma Junction project is nearly complete and will likely become public in early February. As part of the expected back-and-forth between NDC and the Montgomery County plan reviewers, additional detailed plan information has been requested and provided. Because the submission does not include the sources of planned transferable development rights (TDRs) to allow the building to be the size proposed in the plans, the County requested information on how the building would be designed if transferable development rights (TDRs) were not able to be obtained. Part of the submission, therefore, is an additional plan showing a building of a smaller size, with the reduction in square footage taken from the rear of the building. Both the plan approved by the City Council and the smaller building design will be reviewed by the County Development Review Committee. The City Manager’s full statement.

Project Timeline
  • Summer 2020
    Montgomery County permits issued
  • Fall 2019
    Montgomery County development review approval of site plan
  • December 2018
    Site Plan submitted to Montgomery County for development review
  • July 25, 2018
    Approval of Site Plan
  • October 25, 2017
    Approval of Concept Plan
  • July 27, 2016
    Approval of Development Agreement
  • April 13, 2015
    Selection of development partner
  • January 2014
    Release of Request for Proposals
Conceptual rendering April 2018
Contact Info

Housing and Community Development
Phone: 301-891-7119
Email: planning@takomaparkmd.gov

Project  Costs

$89,630 (Legal fees – July 2015 to present)
$42,500 (Traffic Study – 2018)
$  5,000 (Mediation between NDC and TPSS Co-op – 2018)

Project Schedule

Development Calendar: Updated August 6, 2018

Detailed Project Schedule: Updated July 13, 2018

Council Decisions

July 25, 2018
Council discussed and voted on a Resolution authorizing NDC to submit the Takoma Junction Site Plan to the Montgomery County Planning. Agenda; Video of Council Meeting; Resolution.

November 29, 2017
Council discussed and voted on a Single Reading Ordinance Authorizing a Contract to Augment the Traffic Study for the Takoma Junction Redevelopment. The City study includes traffic generated by the Hospital, the Community Center, and cut-through traffic, among other things. Agenda; Video of Council Meeting; Presentation Slides; Ordinance

October 25, 2017
Council passed a Resolution regarding the Neighborhood Development Concept Plan. Agenda; Video of Council Meeting; Resolution

January 11, 2017
Council passed a Resolution authorizing NDC to seek a Letter of Intent with a new anchor tenant for the Takoma Junction  project.  Agenda; Video of Council Meeting;  Presentation Slides; Resolution.

December 7, 2016
Council passed a Resolution granting a 30-day extension period for the Letter of Intent between NDC and the TPSS Co-op.  Agenda; Video of Council Meeting; Resolution.

July 27, 2016
Council passed a Resolution authorizing execution of the  Development Agreement and a Resolution establishing the Community Consultation Process Advisory Committee.  Agenda; Video of Council Meeting; Development Agreement.

April 13, 2015
Council passed a resolution authorizing the initiation of negotiations with Neighborhood Development Company, LLC for the redevelopment of the City lot at the Takoma Junction. Resolution.

Takoma Junction Redevelopment Sections