Takoma Junction Development Review

The Takoma Junction City-owned parking lot is the site for planned redevelopment. The City has partnered with Neighborhood Development Company (NDC) for the project.

Montgomery County Development Review

In the City of Takoma Park, development review and zoning authority lie with the Montgomery County Planning Department. For general information about development review in Takoma Park, please see Development Review.

Current Status

Takoma Junction Development Review

As part of the ongoing development review process, Neighborhood Development Company has resubmitted materials to Montgomery Planning in response to comments received from reviewing agencies and with additional detail regarding the rear elevation and materials. The resubmission documents are posted on the Montgomery County Development Activity Information Center:

UPCOMING

September 15, 2021

The Montgomery Planning Board will review an application to extend the project review period:

https://montgomeryplanningboard.org/wp-content/uploads/2021/09/Takoma-Junction-Regulatory-Plan-Extension-Request-No.-5-w-attachments.pdf

If the extension is denied, the Planning Board will review the project:

https://montgomeryplanningboard.org/wp-content/uploads/2021/09/Takoma-Junction-Staff-Report-MR-Preliminary-Plan-Site-Plan-FINAL.pdf

August 17, 2020
Takoma Junction Project Next Steps - Blog

July 24, 2020
City Manager's response to inquiry about recent staff communications with SHA regarding the draft Vision Study:

"Kandese Holford gave a repeat, though virtual, presentation of the Draft Vision Study to several City staff on May 28. It was the identical presentation that was given to the Stakeholders. I believe she took down notes about our comments as was done in the previous presentation. We expressed our dismay that it recommended little more than some lane striping and signs. At one point after that I inquired with Greg Slater about the status of the draft Vision Plan and he said he had not yet seen it. I have heard nothing since.

We have not weighed in about mitigation measures. We remain unsure what SHA meant by its cryptic submission to the Development Review Committee regarding the Takoma Junction project other than SHA acknowledges responsibility for the problems with the intersection. How the County will interpret it is not known."

July 20, 2020

As part of the ongoing development review process, Neighborhood Development Company has resubmitted materials to Montgomery Planning in response to comments received from reviewing agencies and with additional detail regarding the rear elevation and materials. The resubmission documents will be posted on the Montgomery County Development Activity Information Center for Application # 120190150 and #820190090.

Montgomery Planning Development Review process:
When an applicant resubmits materials to the Montgomery Planning department, staff generally complete their reviews in about two weeks. If issues raised at the Development Review Committee have not been satisfactorily addressed, or if a new issue comes to light, there may need to be additional rounds of review in an iterative process.

The Montgomery County Historic Preservation Commission will review the plans again after the Planning Board hearing when the Neighborhood Development Company submits for the Historic Area Work Permit.

October 23, 2019 -- Historic Preservation Commission Preliminary Consultation

NDC had a Preliminary Consultation with the Historic Preservation Commission on October 23, 2019. HPC submission materials - UPDATED with Staff Report.

August 14, 2019 -- Historic Preservation Commission Preliminary Consultation

On July 24, 2019, NDC submitted materials for a Historic Preservation Commission Preliminary Consultation on August 14, 2019. The consultation will focus on height, massing and setback issues. The plans are preliminary and NDC anticipates having ongoing discussions with the HPC and County Planning staff following this submission that may likely result in further revisions. HPC Submission materials. Letter from the City Manager to HPC.

May 21, 2019 -- Historic Preservation Commission Preliminary Consultation

On May 21, the HPC provided preliminary comments to NDC regarding the submitted plan. Staff Report. Video

March 1, 2019 -- Council-NDC-Staff weekly calls

On March 1, 2019, Takoma Park City Council members, City staff, and NDC representatives began a weekly conference call to share updates and ask questions.

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 Application #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.

NDC Updates

Links and Correspondence

Montgomery Planning website: www.montgomeryplanning.org

Letter from SHA to NDC as part of development review agency comments, November 2, 2020

Letter from SHA to NDC as part of development review agency comments, August 28, 2020

Correspondence between Takoma Park Mayor, Kate Stewart and Historic Preservation Commission Chair, Sandra Heiler

August 26, 2019: Letter from Mayor Stewart to HPC Chair Heiler
September 4, 2019: Letter from HPC Chair Heiler to Mayor Stewart

Pre-submission public meeting, Tuesday, November 27, 2018: Presentation slides.

Montgomery County Development Review procedures: http://www.montgomeryplanning.org/info/documents/DevReviewProcedures.pdf)

Takoma Junction Redevelopment Sections

NDC – TPSS Co-op

Takoma Junction Articles and Blog Posts

Takoma Junction Development Review

Takoma Junction Documents, FAQs & Correspondence

Takoma Junction History and Timeline

Takoma Junction Intersection and Traffic Studies

City Offices and Facilities Closed on Thursday, November 28, through Sunday, December 1 for Thanksgiving Holiday

Library Renovations Update 10/17: Changes to the Community Center/Recreation and Maple Avenue Trench Work Continues

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Takoma Junction Development Review

Montgomery County Development Review

Current Status

NDC Updates

Links and Correspondence

Takoma Junction Redevelopment Sections