All posts by Ryan Kelly

News Alert, Public Notices

Multifamily Development Basics

 

Multifamily development is a costly and complex endeavor. Developers must demonstrate that their project can be financially self-sustaining while offering a return on investment to both equity investors (individuals or entities providing upfront capital for ownership stakes) and lenders (banks or financial institutions providing loans with a set annual return). These projects often compete for funding against other housing developments and various investment opportunities.

The Terner Center of UC Berkeley provides a helpful policy memo and interactive guide on how developers look at potential projects. As the report notes:

  • “Return requirements have increased and financial underwriting has tightened.”  Since all developers must get loans and investments, rising interest rates and demands for higher returns from potential lenders make it more difficult to get a project built.
  • A typical development project can cost anywhere between $450,000 – $600,000 per unit for an apartment. This would mean a new 100-home housing project could cost between $45 million and $65 million if there were no complications.
Redevelopment of Existing Housing

In addition to these challenges, demolishing a building to build new housing would face several hurdles.

  1. Lenders would look at the potential return against the cost of simply keeping the building in operation and implementing repairs.
    • The cost of demolition will add to the cost of development as the builder will have to safely take down the older building, remove the materials, and prepare the site for the new building.
    • Some nationwide estimates have the cost of a 100-unit building being torn down at roughly $2.25 million.
    • This cost can be significantly higher if the building has toxic materials (such as asbestos) or the site is close to environmental resources like waterways.

  2. There are local barriers to tearing down a building:
    •  Several renter protection policies provide renters with rights and the ability to get payouts if they are displaced by construction, raising the cost of any redevelopment.
    • Many multifamily properties in the City also have deed restrictions which limit their use to affordable housing and are owned by non-profit housing providers .
      • These policies and costs do not preclude a building from being torn down, but create strong incentives to instead choose to rehabilitate a building rather than tear it down.
The Development Process

Any housing project would have to get permitted and approved through the appropriate County permitting process. A helpful guide on the process can be found on the City of Takoma Park Website.

New construction and substantial renovation typically require the development to provide:

  • a payment of impact fees for roads and schools and
  •  the provision of public benefits

Large housing projects (Typically 10,000 square feet of building or more) would have to go through a public benefits process known as option method development.

  • You can read more about this from the Montgomery County Planning Board.
  • Public benefits vary based on the project but include the requirement to build/upgrade sidewalks, provide open space, public art, or other benefits based on the area plan.
  • New development also must be built to the current building code standards, which include more stringent requirements for stormwater management and energy efficiency.
Helpful Links
News Alert, Takoma Park Newsletter

Register for Takoma Park’s Upcoming Elections

Election season is just around the corner, and that means there’s just a few short months left to register to vote. In Takoma Park, every resident above the age of 16 on Election Day—and regardless of citizenship—may vote in local elections for mayor and city council.

This year, elections for mayor and city council are being held by mail. Every registered voter will receive a ballot in the mail. For those that don’t receive a ballot, need assistance, or still need to register, the Community Center will be open for voting on Tuesday, November 5, from 7 am to 8 pm The election is held separately from the presidential general election, which happens on the same day.

The nomination caucus for city elections will be held at 7:30 p.m. on Tuesday, September 10, at the Takoma Park Community Center Auditorium.

To register to vote in Takoma Park local elections, visit the voter registration webpage.

Those looking to register need to provide a photo i.d. issued by a federal, state, or local government entity of the United States or any foreign country or school, provided that the identification document contains a photograph and/or identifying information such as name, date of birth, gender, height, and eye color. Examples of acceptable documentation include a U.S. or foreign passport, visa, alien registration card, driver’s license, MVA identification card, military identification, or school i.d. with photo.

Applicants also must provide documentation verifying residency in Takoma Park. Examples include a copy of a deed, house or apartment lease, utility bill, paycheck, bank statement, school record, or other official or government document that shows your name and current address in Takoma Park.

Those who are already registered to vote in the state of Maryland and live in Takoma Park are eligible to vote in city elections.

The landmark initiative to allow noncitizens to vote was passed by the Takoma Park City Council in 1992. Takoma Park was also the first jurisdiction to allow those 16 and older to vote in local elections, which the city passed in May of 2013. According to recent data, registered 16- and 17-year-old voters have outperformed all registered voters in each municipal election from November 2013 onward, with 63% of them voting in 2022, compared to 49% of all registered voters.

The City of Takoma Park uses ranked-choice voting. When there are multiple candidates, voters may rank candidates in order of preference (1, 2, 3, etc.). Follow the instructions on your ballot. A candidate must receive a majority of first choice votes
to win. If no candidate receives enough votes, the candidate with the fewest votes is eliminated and those ballots are redistributed to their second choice. This continues until one candidate receives a majority.

State elections

To register to vote in Maryland statewide elections, you must be a citizen of the United States, do not claim the right to vote as a resident elsewhere, are not incarcerated due to a felony conviction, and have not been convicted of buying or selling votes. The state allows 16-year-olds to register but they must wait until they are 18 years old to cast a vote.

For registered voters in the state of Maryland, you can check your registration status here.

For additional information on registering to vote, contact the City Clerk’s Office at 301-891-7267 or visit the Cit Clerk Webpage.

This article appeared in the August Edition of the Takoma Park Newsletter. Check out this article and more on the City webpage.

News, Takoma Park Newsletter

Takoma Park Newsletter: Help with Small Home Repair for Seniors

The City of Takoma Park was awarded $26,000 from the Maryland Department of Aging’s Aging in Place grant program to support the Village of Takoma’s Small Home Repair Program. The City of
Takoma Park also matches the grant with some of its own funds, bringing the total to $30,000.

Takoma Park’s Code Enforcement division will use the funds to work with the volunteers of the Village of Takoma Park to underwrite the cost of materials for repairs and accessibility modifications for senior homeowners in Takoma Park and Village membership dues for those for whom that expense is a hardship.

The Village has a team of volunteers who perform repairs and modifications for Village members, with members responsible for the cost of materials. Underwriting the cost of construction materials and accessibility aids removes the barrier of members needing to cover those sometimes-costly expenses themselves. Expanding the reach of this program helps ensure that older residents live in homes that are safe and meet their changing needs.
Call the Village of Takoma Park at 301- 646-2109 to request help.

Aging in Place Grants

The Aging in Place grants are part of the Maryland Department of Aging’s strategy to increase the resources and capacity for local agencies on aging, senior villages, and nonprofit organizations serving older Marylanders and their caregivers. The funds go to providing high-quality services and support, developing social connection and community engagement, and fostering the cultivation of social capital, enabling older Marylanders to thrive in their communities.

This article appeared in the August Edition of the Takoma Park Newsletter. Check out this article and more on the City webpage.

News Alert, Public Notices

Crossroads Farmers Market Celebrates One Millionth Fresh Check Milestone on September 25, 2024

From Crossroads Community Food Network 

Crossroads Farmers Market is thrilled to announce a monumental milestone: $1 MILLION in SNAP-matching Fresh Checks incentives distributed to over 26,000 families in the Takoma/Langley Crossroads since 2007! That’s $2 MILLION invested in our community and local farmers.

State and county elected officials, USDA representatives, and community members will help mark this extraordinary accomplishment on Wednesday, September 25, at 12:00 pm. The market is located at Anne St. and University Blvd. in Takoma Park, and the event will feature live music, children’s activities, and a raffle. Attendees will also have the opportunity to learn more
about Crossroads’ commitment to making fresh, healthy food accessible to everyone in the community.

Crossroads’ innovative Fresh Checks program is rooted in a simple truth: affordable fresh food makes a difference. Crossroads was the first Maryland market to accept SNAP, WIC and other federal nutrition benefits, and the first nationwide to launch a “double dollar” program that matches the value of those benefits spent at the market.

“This isn’t just about numbers; it’s about advancing food equity,” said Lauren Goldberg, Executive Director of Crossroads Community Food Network. “One million dollars in Fresh Checks matching dollars means countless stories of families accessing fresh, nutritious food.”

Learn more about the Crossroads’ Fresh Checks program on the Crossroads Community Food Network webpage.

News, Takoma Park Newsletter

Takoma Park Newsletter: Keep Our School Children Safe

 

As summer draws to a close, the City of Takoma Park is gearing up for another school year filled with learning, growth, and, of course, safety. Montgomery County Public Schools are back in session on Monday, August 26. Whether your child walks, bikes, or takes the bus to school, it’s essential to be aware of the best practices for navigating our streets safely. Here are some valuable tips and resources to help ensure a smooth and secure transition back to school:

Safe Walking Routes:

Takoma Park is committed to providing safe walking routes to all our schools. We encourage parents and students to visit our Safe Routes to School page bit.ly/SRTSRoute to access detailed maps outlining the safest paths to each school in our Safe Route to School program. These maps highlight

designated crosswalks, crossing guards, where sidewalks are missing, and suggested routes that minimize exposure to vehicular traffic.

Biking Safely:

For students who ride their bikes to school, it’s crucial to follow all traffic laws and wear appropriate safety gear, including helmets. Ensure bikes are equipped with reflectors and lights to enhance visibility, especially during early morning or late afternoon hours when daylight may be limited. Parents, be sure to reinforce good biking habits with your children.

Crossing Procedures:

Teach children to use designated crosswalks and always wait for the crossing signal or for traffic to come to a complete stop before proceeding. Encourage younger children to cross streets with a trusted adult or older sibling whenever possible.

Visibility Matters:

As the days grow shorter heading into fall, visibility becomes increasingly important. Consider adding reflective gear or clothing to your child’s attire, especially if they walk or bike during dawn or dusk hours. Bright backpacks and jackets can also help drivers spot pedestrians more easily.

Walk to School Day Wednesday, October 9:

Join schools across Takoma Park in celebrating this national event promoting the benefits of walking and biking to school. It’s a fantastic opportunity for students and families to experience firsthand the joy of active transportation while reinforcing safe practices.

Volunteer Opportunities:

We’re seeking volunteers to start and support walking and biking buses throughout the school year. These volunteer-led groups will help ensure safe travels to and from school by organizing supervised walking and biking routes. If you’re interested in contributing your time and making a positive impact on our community’s safety efforts, please contact Kaysi-Ann Webley, special projects coordinator at kaysiw@takomaparkmd.gov.

As we prepare for the new school year, let’s work together to prioritize safety on our streets. By following these tips and participating in community events, we can ensure a safe and enjoyable school year for all Takoma Park students. For more information and resources, visit bit.ly/TKPKSRTS.

This article appeared in the August Edition of the Takoma Park Newsletter. Check out this article and more on the City webpage.

News Alert, Public Notices

TKPK Partners with WABA for Three Youth Learn-to-Ride Bicycle Classes in September: Ages 6-13

Washington Area Bicyclist Association (WABA)  and the City of Takoma Park will host three Learn to Ride: Bicycle Classes for children aged 6-11 who have never ridden a bike before or have tried to learn and have not been successful at the Takoma Park Recreation Center, 7315 New Hampshire Avenue:

About the Class

The League Cycling Instructors (LCIs) take students through a progressive curriculum, with the goal of riding with two pedals by the end of the session. WABA’s Youth Learn to Ride class breaks learning how to ride a bike down into 3 steps:

    1. Gliding
    2. Pedaling
    3. Riding

This class is right for your child if your child has never tried to learn how to ride a bike or if they have tried to learn and have not been successful.

Please bring water, closed-toed shoes, athletic clothing, appropriate outerwear, snacks, and sunscreen!

News Alert, Public Notices

Housing & Strategic Plan

 

The guiding document for Housing Policy in the City of Takoma Park is the City’s Housing and Economic Strategic Plan, adopted in October 2019. The Strategic Plan is designed to cover the period from 2019 through 2030 and help guide the City Council when setting policies and adopting budgets. It also assists City staff in developing annual implementation plans.

The plan underwent a multi-year development process. This included hiring an outside firm to evaluate the existing conditions, conduct a SWOT analysis, and develop the strategic plan alongside City Staff.

The Plan sets 3 goals:

  • Preserve existing affordable housing and  businesses  in Takoma Park, including in revitalizing areas;
  • Produce more housing and opportunities for businesses to start and grow across the income spectrum and in neighborhoods across the City to meet the diverse housing and economic needs; and,
  • Protect renters, homeowners, and local businesses from discrimination and displacement, and protect our environment from destruction.

As part of the development of the plan, community members were invited to provide input on the draft Strategic Plan.

Extensive community outreach included:

  • An online survey was conducted, and stakeholder interviews were conducted.
  • A Listening Session was held on June 28, 2017, to provide residents with an additional opportunity to weigh in on local housing and economic development conditions.
  • Two open houses were held in early November 2017.
  • An online comment form was developed.
  • In February 2018, community members were invited to attend a presentation by representatives from Mullin & Lonergan Associates and provide comments on the housing recommendations included in the draft.
  • The City Council held 7 public hearings on the Plan between October 2018 and October 2019 as part of its adoption.
  • For City Council Meetings, Agendas, and presentations, as well as other outreach materials, visit the Hosuing and Economic Development Strategic Plan webpage.

These goals have 48 objectives, of which 34 relate to Housing. You can learn more about the plan and find materials below:

City’s Housing and Economic Strategic Plan

News Alert, Takoma Park Newsletter

Don’t Trash It—Fix It!

In the second half of the 20th Century, with the acceleration of consumer culture, it became more commonplace for Americans to throw away broken household and personal items rather than repairing them. Not only is this an issue of cutting into the household budget, but it also wastes resources and results in appliances, electronics, and clothing taking up space in a landfill.

And yet, many of us do not know how to repair basic items—or we lack the confidence. Walter Mulbry from the Friends of the Takoma Park Maryland Library is trying to fix that problem here in Takoma Park through Fix-It clinics, which have been held at the city library throughout the spring and summer. Bolstered by an army of handy volunteers, Mulbry has been staging these free clinics about once a month, based on the availability of his cohort.

“The idea is [people] not just bringing in stuff and dropping it off,” says Mulbry. “They could take it to repair shop. The idea is actually to show them how to do things—so they become fixers themselves. You show ‘em how to repair a lamp so they can repair the next lamp. Once you’ve replaced cords or switches or plugs, you’re like, ‘okay, yeah, no big deal.’”

“Now, indeed, it’s a continuum.” Says Mulbry.

The assembled volunteers walk in with a variety of fi xing expertise, including the ability to work on electronics like stereo systems and computers, small appliances, lamps, bicycles, and furniture. The library has a phalanx of sewing machines and skilled tailors who can help repair clothing and other cloth items, while showing the owner how to make such repairs themselves. Even knives and lawn mower blades can be sharpened.

Martha Peterson came to the July Fix-It Clinic with a lamp and two transistor radios. She is pleased that within an hour, all three were back in service.

“And the quality of the sound is good,” says Peterson. “You can’t beat it—better than a lot of these little radios you get now.”

Tanya DeKona brought in a fan to be repaired. Known as the Green Elf of Takoma Park, Tanya is adept at repairing mechanical things, generally, but was stymied by the fan, which she and volunteer Lars Leonard repaired on the spot. The speed settings on the fan did not work, so the two of them took the speed mechanism apart and cleaned it and it then worked fine.

“Sometimes something just needs to be cleaned,” remarked Leonard as he hit a little service bell, which indicates that a repair has been completed and the appliance has earned its wings.

As the Takoma Park Green Elf, DeKona volunteers as a reuse coordinator, Montgomery County recycling educator, and trash team member of several organizations, including Friends of Sligo Creek.

“So many things are simple to repair.” Says DeKona. Recycling, in my opinion, should be your last resort. Reuse something ‘til it’s dead.

“That was something my father and I did habitually. It was very exciting that I was able to observe and then he would always instruct and explain what he was doing and then give me a chance to then engage by turning the screws or whatever it was.”

“I don’t know if I call myself a great fixer,” says Leonard, who is 17. “I think it’s mostly just the compilation of years of random projects, finding free things and taking them apart, seeing if I can get them back together. Just fixing stuff that I need to work but don’t want to pay someone else to fix. So, yeah, just years of experience, no specific training.”

Anne LeVeque, the Computer Center instructional associate at the library, helps patrons with sewing issues. She says that the library is a natural place for the Fix-It Clinic.

“A library is a community center, a third place, which means a place that’s not work, that’s not home,” says LeVeque. “And it’s also a place where you don’t have to pay for things. And so all of this is provided absolutely free, and we are also trying to help people learn how to do the repairs themselves.”

“It’s part of this whole ethos of making things, mending things, et cetera. It’s a type of frugality that’s not stinginess, but not being wasteful. And the folks who know how to fix things and know how to build things are going to do better [during an emergency]. It’s good to have these sorts of skills.”

LeVeque says that there are simple things, like hemming a pair of pants, that most people can do. And the sewing machines at the library make it possible for those who don’t own a machine.

“One of the things that does have to happen is that people do have to register for this,” says LeVeque. “You can’t just walk in with a broken appliance and say, ‘Oh, hey, can somebody fi x this, we do provide links and email addresses and stuff like that for people to communicate with the organizers and say what they need to have fixed and to pick out a time slot and that sort of thing. That way we’re not inundated with here in the sewing corner with 15 people who need those pants hemmed right away.”

Ahead of a Fix-It clinic, people can sign up online at SignUpGenius.com, with information about the item that they are bringing in. At times, another part is needed, so the Fix-It volunteer will help their client order a part and come back to the next clinic. Information about the Fix-It clinics is announced on the Friends of Takoma Park Maryland Library website: ftpml.org.

Community members can sign up for the Friends newsletter, which will announce the date and time ahead of the clinic. In addition, the monthly Takoma Park Newsletter will announce the dates on the library page.

Mulbry says that he and his volunteers plan to hold a clinic every month throughout the balance of the year. The third Saturday of October (October 19) is International Repair Day, and Mulbry does plan to hold a clinic on that date.

“Fixing things in general is terribly frustrating,” says Mulbry. “The first time you do it, you’re just like, ‘Oh my God, I have the wrong tool.’ Or ‘Oh, how do you do this?’ And then you’re like, ‘Oh, gee, I don’t want anybody else to go through that.’ Let’s share that knowledge.

The next Fix-It Clinic will be on Sunday, August 25, 2–4 p.m. To sign up for a slot, visit tinyurl.com/yvykumps. You can also email any questions to Fixittakoma@gmail.com.

News Alert, Public Notices

TKPK Nuclear-Free Zone: Calling for a Global Effort to Prevent Nuclear War

On December 12, 1983, the City of Takoma Park City Council voted unanimously to adopt an ordinance establishing our city as a Nuclear-Free Zone. In doing so, Takoma Park became one of the first municipalities in the country to prohibit municipal investments in industries and institutions that are knowingly and intentionally engaged in the production of nuclear weapons. Over 40 years later, Takoma Park is still Nuclear-Free and calling for a global effort to prevent nuclear war.

On July 31, 2024, City Council adopted Resolution 2024-32, calling on the United States to lead a global effort to prevent nuclear war by: 

  • actively pursuing a verifiable agreement among nuclear-armed states to eliminate their nuclear arsenals;
  • renouncing the option of using nuclear weapons first;
  • ending the sole, unchecked authority of any president to launch a nuclear attack;
  • taking U.S. nuclear weapons off hair-trigger alert; and
  • canceling the plan to replace its entire arsenal with enhanced weapons.

Learn more about the City of Takoma Park’s commitment to maintaining a Nuclear-Free City with some of the following resources:

News Alert, Public Notices

This Just In: TKPK Awarded $92,000 Community Health and Safety Works grant from Maryland Department of Housing and Community Development

 

The City of Takoma Park has been awarded a $92,000 Community Health and Safety Works grant from the Maryland Department of Housing and Community Development (DHCD)!

Grant Details

This grant funds a project on the 6500 block of Sligo Mill Road, a recurrent illegal dumping site, that addresses several health and environmental issues. The project will include:

  • Reclaiming excess roadway as an extension of the woodland area, with a focus on bioretention to naturally treat contaminants in stormwater runoff approaching the stream, as well as erosion mitigation;
  • Installing a camera to monitor traffic on the block;
  • Narrowing the road and changing it to a one-way exit to preserve the commercial uses of the road and eliminate the opportunity for illegal dumping.
  • When complete, the area will be publicly available greenspace, including interpretive signage explaining the bioretention and erosion strategies in place.

In their support of the City’s proposal, local residents Emily England and Alexander Morales said “The proposed structural changes will significantly reduce illegal dumping and improve community health and safety. The project will improve the health of our urban forest while improving community pride and our sense of ownership of public space.”

DHCD administers Community Health and Safety Works grant opportunities to improve the livability and economic potential of Maryland communities through targeted investments in the physical environment that impact health and safety.  Learn more about the Community Health and Safety Works grant award at the official DHCD Press Release.