All posts by Ryan Kelly

News, Public Notices

Minor Master Plan Update: What are These Mixed-Use Zones and How are They Different?

 

Source: Montgomery Planning and City of Takoma Park

The Draft Minor Master Plan Amendment proposes the implementation of a few new zoning types for this area of the city. The Commercial/Residential (C/R) Zones are a family of mixed-use zones that allow a range of densities and heights. These zones are designed to encourage a mix of commercial and residential uses, create interactive streets, provide meaningful public spaces and foster jobs and services where people can live, work, shop and play within a given neighborhood.

The family of zones allows for a range of densities and heights – as low as 0.25 floor area ratio (FAR), near single-family neighborhoods, to 8.0 FAR, which may be used in areas with direct access to Metro Stations such as our Central Business Districts. Within this range, master plans use the flexibility of the zones to ensure that development fits within the context of each community. The density and height limits included in the zoning create a ceiling for what can be developed; a developer is able to build to lower densities or heights.

There are three Commercial/Residential Zone classifications which define the types of uses and the method of development allowed:

  • CR Neighborhood (CRN)
  • CR Town (CRT)
  • Commercial Residential (CR)

The CRN zone allows standard method development; the CRT and CR Zones allow standard and optional method development. Optional method development requires the provision of public community benefits, which are based on a point system specified in the zoning ordinance. Public community benefits might include dedicated public green space, public recreation or meeting facilities, improved bike or pedestrian infrastructure, etc. Standard method development is the baseline set of parameters defined by the zone type; if a proposed project falls within those, then there are usually no requirements for added public community benefits.

By creating CR zoning classifications for neighborhood, town, and metro settings, the zones offer:

  • ways to soften the transition between mixed-use and residential areas
  • address concerns about the proximity of some uses to single-family residential properties
  • create rules for parking and drive-through design
  • For example, more intense uses are prohibited or require a public review process to mitigate impacts with increased setbacks, screening, or noise/light abatement. In addition, public benefit requirements are adjusted for small properties and lower density areas to address concerns about revitalization and redevelopment in particular areas.

 

CR Neighborhood (CRN)CR Town (CRT)Commercial Residential (CR)
Allowable Height25’-65’35’-150’35’-300’
Allowable Density0.25 to 1.50.25 to 4.00.5 to 8.0
Requirement for Public BenefitsStandard method development Optional method developmentOptional method development
Requirements for public input in development processNormally, standard method development does not generally have opportunities for the City Council to weigh in on development. Optional development would require public hearings within the development review process.  However, when any of these zones abut a lower-scale residential neighborhood, a site plan is required. This triggers a version of the development review process that requires action by the Planning Board, and City council can weigh in on the project. Additionally, the draft Plan proposes that the Washington Hospital and Adventist properties require a sketch plan, which also creates requirements for public hearings. 
Allowable UsesGenerally, the allowable uses in the CR/CRT/CRN zones are similar, with some differences where a use is permitted in CR/CRT but limited in CRN, such as residential care facilities and day care facilities. Structured parking is permitted in CR/CRT and limited in CRN. Surface parking is an allowed use for all three zones. 

 Use Table

 

To learn more about the details of the different zoning types, visit https://codelibrary.amlegal.com/codes/montgomerycounty/latest/montgomeryco_md_zone2014/0-0-0-60221.

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News, Public Notices

Montgomery County Climate Assessments and Plans

 

Given some community questions about climate assessments for master plans, the Montgomery County Planning Department would like to provide additional information about the County Council’s requirement to conduct climate assessments for master plans.

As part of its consideration of legislative matters and typically prior to its public hearing, the County Council requires different types of impact statements or assessments. These include economic impact statements for county bills and racial equity and social justice impact statements for bills and zoning text amendments (ZTAs), all of which are prepared by the county’s Office of Legislative Oversight (OLO). Impact statements produced by the OLO can be accessed here. The Council also requires fiscal impact statements for bills and master plans and climate assessments for bills, ZTAs and master plans.

In July 2022, the Montgomery County Council passed Bill 3-22, “Climate Assessments”. This law requires OLO to conduct climate assessments of county bills starting January 1, 2023 and requires the Planning Board to conduct climate assessments of ZTAs and master plans starting March 1, 2023. This law updated a previous requirement that began in 2008 for the Planning Board to provide a carbon footprint analysis for master plans transmitted for County Council review and approval. That previous requirement specifically directed the Planning Board to assess a master plan’s potential impact on greenhouse gas (GHG) emissions in the county, including a carbon footprint analysis; to consider ways to reduce vehicle miles traveled (VMT); and consider options that would minimize GHG emissions. Accordingly, for 15 years between 2008 to early 2023, when the Planning Board transmitted a master plan to the County Council for final review and approval, the Board also provided a carbon footprint analysis. These carbon footprint analyses varied from a one-page assessment to a more detailed analysis, depending on the scope of the plan.

Both the current climate assessment requirement and the previous carbon footprint analysis requirement apply only to the Planning Board Draft Plan that is transmitted to the County Council for final approval, and not to the Working Draft Plan or Planning Board Public Hearing Draft Plan that are prepared by the Planning Department for Planning Board review prior to Council review.

Bill 3-22’s requirements for what issues are to be considered in a climate assessment apply to both OLO’s climate assessments as well as those provided by the Planning Board. Bills, ZTAs and master plans are to be assessed for potential impact on GHG emissions, carbon sequestration, adaptive capacity to climate change and community resilience. The law allows for qualitative or quantitative analysis. OLO and the Planning Board (through the Planning Department) are responsible for developing their methodologies to comply with the law. The Planning Department’s methodology as approved by the Planning Board can be found here.

Environmental considerations, and more specifically potential impacts of climate change and how to address them through land use policies, are a major component of master plans. Area master plans typically include recommendations to address environmental issues and the impacts of climate change on particular communities. Montgomery Planning staff incorporate these considerations during each phase of the master plan process—scope of work, community engagement, Working Draft Plan development, and Planning Board review, culminating in the Planning Board Draft Plan approved by the Board that is transmitted to the Council for its final approval.

Climate assessments are one tool the Council considers during its review of master plans, but they are not part of the master plans and therefore not approved by the County Council. Master plan recommendations that address climate impacts are the ones that receive final adoption by the County Council and then are implemented by public agencies and the private sector over multiple years.

As noted earlier, climate assessments for bills, ZTAs and master plans are requirements for the County Council’s process and must reflect the item as transmitted to the Council for its review. Master plan recommendations can change during Planning Board review, therefore the climate assessment cannot be completed until the Planning Board Draft Plan is approved by the Planning Board to be transmitted to the Council.

Community members have multiple opportunities during the master plan development process led by the Planning Department, the Planning Board’s public review, and the County Council’s public review before final approval to provide feedback on climate-related issues and draft recommendations. We encourage community members to review the current draft for the Takoma Park Minor Master Plan Amendment and to participate in the upcoming Planning Board public hearing. After transmittal to the County Council, the Council will hold its public hearing on the Planning Board Draft Plan. The climate assessment will be available no later than seven days prior to the Council’s public hearing.

News, Public Notices

Montgomery County Racial Equity and Social Justice Act and the Minor Master Plan

 

Source: Montgomery County Planning 

The County Racial Equity and Social Justice Act (Bill 27-19) requires the County Office of Legislative Oversight to prepare a Racial Equity and Social Justice Impact Statement for bills and Zoning Text Amendments and the Planning Board to consider racial equity and social justice impacts when preparing a Master Plan. 

In accordance with Bill 27-19, Montgomery Planning’s Equity Agenda for Planning is an ongoing commitment to systemically dismantle the institutional and structural racism that exists in and has long influenced planning and zoning processes and to prevent that influence in the future.  As part of this agenda for Master Plans, Montgomery Planning closely considers equity in examining the history and existing conditions of communities, engaging with the county’s diverse residents during plan development, conducting data analysis, and developing plan recommendations.

The Takoma Park Minor Master Plan efforts included:

  • analysis of the demographics and history of the planned area
  • providing authentic and informative engagement opportunities
  • educating stakeholders on how to advocate for their community
  • crafting goals that reflect the desires of the community.

During staff work sessions following September 14, 2023, Public Hearing, the Planning Board will consider and discuss the racial equity and social justice impacts of the Minor Master Plan Amendment.

Additional information on Montgomery Planning’s Equity in Agenda for Planning can be found online at https://montgomeryplanning.org/planning/equity-agenda-for-planning/

News, News Alert, Public Notices

Tenant Opportunity to Purchase Program

The City of Takoma Park has funding available to help renters in apartment buildings purchase their building. The funding is available to buildings that have an active tenant association. The City can connect you with a group of experts to evaluate if you and your fellow tenants can purchase your apartment building. In some cases, funding may be available to assist you with purchasing your building!

Here’s how you can take advantage of this program:

1. Form a Tenant Association. If you do not have a current tenant association, you will need to form one. You can find out more regarding this on our website or by reaching out to the City’s Housing Division through email at housing@takomaparkmd.gov or by phone at (301) 891-7119.

Please note that you will need 1/3 of the occupied units in the building to agree to form a tenant association and that you will need to install officers to run and represent the association.

2. See if your landlord is interested in selling their property. Reach out to your landlord to understand if they are willing to sell their building to their tenants. City staff can assist you in reaching out to your landlord (You can email the staff at housing@takomaparkmd.gov or call the staff at (301) 891-7119) If the building is currently in the process of being sold, please reach out to City Staff as soon as possible so we can work with you.

3. Apply for an assistance award. You can apply to get awarded a grant from the City to work with a non-profit who can assist you with identifying loans you can receive, connect you with bankers, and help with drawing up a contract to buy the building. You will need to have some documentation of the landlord’s interest to sell. The application can be found at https://tinyurl.com/ykpyjp92  and you can email our staff with any questions at housing@takomaparkmd.gov or by calling (301) 891-7119.

Questions? Feel free to reach out to the Department of Housing and Community Development. 

  • You can email us at housing@takomaparkmd.gov,
  • Call us at (301) 891 7119,
  • or visit us on the 3rd floor of the Community Center
    Located at 7500 Maple Avenue, Takoma Park, MD 20912.
News Alert, Public Notices

Essential Items to Put in Power Outage Kits

Best Items for a Short-Term Power Outage

1. Water for one day
During any power outage, it may or may not be safe to use the plumbing at your home. This is especially true for long-term outages, but having a supply of water readily available for the short-term is a good idea as well.

Make sure you have at least one gallon of water per person available with your short-term power outage kit. If you have pets, you should also set aside enough water for them as well.

2. One easy meal and snacks
The food in your refrigerator will stay safe to eat for four hours after the power goes out, as long as it stays cold. That means that as long as the power comes back on in under four hours, you won’t have to throw away all of the perishables in your fridge.

The same rules apply for your freezer, but your frozen foods will stay safe for 48 hours if full or 24 hours if half-full.

With all that said, it is recommended to have some ready-to-eat food available in the event of a power outage. These include canned foods that you can eat without heating and shelf-stable snacks like protein bars. You may also want to include instant coffee or tea bags. You’ll also want to have a plan for your pet that includes backup dry food or cans as well.

3. Medications
If anyone in your household takes prescription medications, they should try not to run low on their medication as much as possible.

Make sure you have at least three days’ worth of each medication available at all times, just in case you don’t have access to a pharmacy when the power is out.

4. Flashlights and lanterns
Keep one high-quality flashlight in your kit for each member of the family. You might also want to store one or two battery-powered camping lanterns in your kit to light up the main room or room of your home. In the event you have to fix something or need both hands for a task, a headlamp may be worth keeping around as well.

5. Cash in small bills
During a power outage, stores and amenities near you probably won’t be able to accept cards or checks. And nearby ATMs may be out of service, too. Instead of traveling further to reach necessities like food, water, and shelter from extreme temperatures, you could pay in cash. It’s best to stash small bills in case a store is out of change.

6. Games and books
You don’t necessarily have to keep these with the rest of your power outage supplies, but they’re good to have around the house in case of a power failure.

Keep a few books around that you haven’t read yet, as well as board games that the whole family can enjoy.

Best Items for a Long-Term Power Outage

Once a power outage crosses the threshold from short-term to long-term (more than 12 hours), you might need extra supplies. That’s where a long-term power outage kit comes in.

7. Two weeks of food and water
The Red Cross recommends stocking your long-term power outage kit with at least two weeks’ worth of food and water. As described above, you should put aside at least one gallon of water per person, per day and choose foods that are shelf-stable and easy to prepare.

8. One or more coolers
If you need to keep something cold such as food or medication, you may want to pick up ice from a nearby store. Fill one or two coolers (inexpensive, Styrofoam coolers work fine) with ice and make sure the items inside are protected from water.

You can also fill your refrigerator and freezer with ice to keep perishable foods safe longer.

9. Extra batteries
We listed flashlights and lanterns as part of your short-term kit, but of course, they’re a crucial part of a long-term power outage kit, too. Make sure you have extra batteries for your flashlights and any other battery-operated devices in your kit.

10. Digital thermometer
Once four hours have elapsed with the power out, the food in your refrigerator will no longer stay at a safe temperature. You can test the temperature of the perishable food inside with a digital, easy-to-read thermometer.

11. Battery-powered or crank radio
Without power, there’s no wi-fi or cable television. So you could be left “in the dark” about what exactly is going on. To stay in communication with the outside world from inside your home, you may want to have a battery-powered or crank AM/FM radio handy.

12. Power banks and car chargers
No one wants to lose the ability to use their devices, even if the Wi-Fi is out. Depending on the scale of the power outage, nearby cell phone towers might still be up and running. And that means you’ll still have access to your cell phone data and the internet.

To keep your devices up and running, you should keep a few (charged) power banks in your power outage kit. You can also keep one or two power adaptors in your car to help charge your devices. But keep in mind that you’ll have to use the car’s gas to avoid killing its battery.

Some car power adaptors even turn your vehicle’s charging ports into a standard outlet, so you can plug in devices without a USB.

13. Outdoor charcoal grill or camp stove
If you have an outdoor charcoal grill, you can use that to cook your food during a power outage. You’ll just need to make sure you have plenty of charcoal on-hand and that you use the grill safely. If you don’t have a grill, you can pick up a small camp stove, instead. Read the directions carefully, and only use the stove outside the home.

14. Important personal documents
If you don’t have a designated place to store your important documents, please make sure to do so. You may want to make copies of important documents, like insurance policies, leases, birth certificates, and medical histories. Keep copies of these important documents with your power outage emergency kit. You should also include a list of emergency contacts with these documents.

Stay prepared and safe!

News, Public Notices

National Faith & Blue Event: Saturday, October 7 from 2 PM – 5 PM


GET EXCITED!  The Takoma Park Police Department has teamed up with the Sligo Seventh Day Adventist Church for our National Faith & Blue event.

Do you love LEGOS?  We invite you to bring your wildest architectural dreams to life with LEGO bricks at our Building Bridges event for National Faith & Blue! Team up with an officer, a faith leader, or a family member or friend to construct breathtaking bridges that defy imagination (or whatever you want to build)!

Join us:
Date: Saturday, October 7, 2023
Time: 2-5 PM
Location: Corner of Maple Ave & Sligo Creek Parkway

 

We can’t wait to build bridges together! Keep what you build! Learn more on the City of Takoma Park Community Policing webpage.

News, Takoma Park Newsletter, Uncategorized

ChatGPT for You

 

 

One interesting use of ChatGPT is for English language learners. ChatGPT can help you write a business letter if you tell it the aim (goal) of the letter. For example, a parent of a school-aged child might ask ChatGPT, “Write a letter to a school principal asking how I can find help for my child struggling with math.” A parent could also ask ChatGPT, “List 15 ways for me to get involved in my school’s PTA.”

Naturally, it pays to read carefully what ChatGPT writes. Some of it may not be true, but my experience so far is that ChatGPT can be a useful tool for writing assistance—and for learning English writing skills. For those who might be interested, my own ChatGPT explorations, involving creative writing, are collected together on a website at philshapirochatgptexplorations.blogspot.com.

I am also concerned about the dangers of artificial intelligence and am happy to speak about that topic with community members who visit our library. I work at the library Mondays through Fridays. For our community to succeed, we need to have frequent conversations about the promise and perils of new technologies. Collectively, we can reach some wisdom on this. Be cautious and skeptical, but also keep an open mind. We can learn much from each other.

Read more in the Takoma Park Newsletter.

News, Takoma Park Newsletter

Q&A with Zumba Instructor, Yesika Flores

Yesika Flores has been teaching Zumba Gold, a class for residents aged 55 and older, with the Takoma Park Recreation Department for seven years. This summer, she is adding an additional Zumba class for all adults on Saturdays, 9-10 a.m. at the Takoma Park Recreation Center.

Yesika showcased her skills and led a free demonstration at our annual Fitness Expo in April. During the Expo you could easily see Yesika’s passion for fitness and why her students are so enthusiastic about her class. Stop by the Recreation Center on a Saturday morning to meet her in person!

Where did you get your interest in fitness?

I have always been interested in fitness since I was a kid. However, when I became a mother, I joined a gym and fell in love with Zumba.

How long have you been teaching Zumba?

I became a Zumba Instructor on November 8, 2008, and have been loving teaching ever since! Wow, I can’t believe it’s almost 16 years.

Why do you think it is important for people to work out?

Any type of exercise is important; it helps with improving your mental and physical health. Dancing helps with improved energy, a better mood, and lowered stress.

What do you hope people will take away from your class?

I love teaching and do it from the heart. I love seeing my students learning to move easier and see their mood change. They will leave the class feeling accomplished, less stressed, and happy.

How do you know when you’ve had a successful class? Their faces tell the story. I see it in their faces and their energy levels are very high. I work hard on turning class into their HAPPY HOUR.

What other hobbies or interests do you have besides fitness? I love cooking for my family and friends. Guatemalan food is my favorite to cook. Every Sunday afternoon I like to prepare meals for the week.

What should students bring with them to your Zumba class?

Students should bring a water bottle, positive vibes, their smiles, energy of course, and an open mind to learn new things.

 Yesika will be teaching Zumba classes throughout the year, check out ActiveNet (case sensitive: bit.ly/TPRDActiveNet) for the next available class.

News, Public Notices

How Big Can You Build a Building? (And What is Floor Area Ratio – FAR?)

Source: Montgomery County Planning; City of Takoma Park

The zoning for a property sets parameters for how much building can be built on that land. One important piece of that equation is the Floor Area Ratio, or FAR. FAR determines a site’s allowed development as a ratio of building area over lot area.The bulk allowed by FAR can be configured in different ways. Conceptually, for example, an FAR of 1 would allow a one-story building that covers the entire property area or a two story building that covers half the lot or a three-story building that covers a third of the lot. 

In urban areas, FARs tend to be high, around 6 or 7 in downtown Washington and around 19 or 20 in midtown Manhattan. To planners and developers, FAR is the most fundamental dimensional standard of a zoning code. It determines a lot’s development potential and hence its value. An FAR of 4 is worth twice as much as an FAR of 2.

FAR allows a great  variety of building designs, but can’t address the details of setbacks (the required distance from the lot lines for a building), build-to lines, and human-scale features like windows, doors, and materials. The configuration of a lot and the natural features such as topography, trees, stream buffers will all influence the shape and design of a building. FAR controls bulk, but the character of a street comes from the fine grain. 

News, Public Notices

Minor Master Plan Blog Update: How Will These Recommendations, Improvements, and Amenities be Implemented?

 

Source: Montgomery County Planning; City of Takoma Park

Plan recommendations, improvements, and amenities are implemented in one of two ways: private development or public capital projects. Generally, private development of new buildings will include public amenities required by the Zoning Ordinance and those recommended by the plan.

Among others these public amenities can include:

  • open space,
  • public facilities,
  • improvements to sidewalks,
  • sewers and utilities,
  • bike lanes,
  • roadways along the property frontage.

These amenities and improvements are implemented on a project by-project basis through the public development review process.

To learn more about development review process, visit the Montgomery Planning website. 

 

In addition to the county’s analyses and requirements that come during the development review process, the city’s stormwater management and tree protection policies also would be triggered. Each proposed project would be required to show detailed plans for how they plan to manage stormwater run-off on the site and maximize protections for trees. A project that does not adequately address the requirements from both the county and the city would not be approved for construction. 

New public facilities or improvements to existing ones like parks and roadways are funded through the capital budgets of their respective jurisdictions. Within the plan area, Maryland-National Capital Parks and Planning Commission (M-NCPPC), Montgomery County Department of Transportation (MCDOT), and the Maryland Department of Transportation State Highway Administration (MD SHA) each have responsibilities for some parks and/or roadways. Improvements to roads or land owned or controlled by the City of Takoma Park would be funded through the City.