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Takoma Junction Redevelopment

The Takoma Junction City-owned parking lot is slated for redevelopment. Following a lengthy solicitation and evaluation process, the City Council selected Neighborhood Development Company (NDC) for the project. The Development Agreement, executed by the City and NDC in August 2016, establishes the framework for the project and identifies the actions required to proceed with the planned development. 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.

Information on the process for completing the project is included in the Development Calendar.

Council Schedule for Takoma Junction

The City Council is currently on summer recess.

Opportunity to Comment on Project

Community members are encouraged to provide comment on the project. Written comments for the record may be submitted online for distribution to the City Council and posting on the website.  There is also an opportunity for public comment during the City Council meetings.

Mediation between NDC and TPSS Co-op

On May 24, 2018, the City Council, having acknowledged the complexity of matters relating to the operation of the TPSS Co-op, offered to provide funding in an amount not to exceed $5,000 to allow for a facilitated discussion between NDC and the TPSS Co-op. The Council views this as an opportunity for the parties to identify solutions for the TPSS Co-op’s operational concerns and to reach agreement on how to ensure continuity of its operations during construction. Both NDC and TPSS Co-op have agreed to mediate in good faith and to reach agreement on how to equitably address these matters in a timely manner. Members of the Council and City staff will serve, at the request of the TPSS Co-op, as observers during the mediation. Mediation sessions are private and confidential.

Mediation discussions began in late June and are being facilitated by Dan Dozier, a dispute resolution attorney with the firm of Press, Dizier & Hamelburg, LLC. The City Council’s expectations regarding the mediation process are detailed in Mayor Kate Stewart’s May 24, 2018 letter to NDC and the TPSS Co-op Board.

Council has requested that the mediation be concluded by early September 2018.

Site Plan Discussions – 2018

April 4 – Public Presentation of the Takoma Junction Site Plan

The Neighborhood Development Company (NDC) and members of its team presented the COMBINED SITE PLAN to the public and the City Council. Video of Presentation and Discussion

April 11 –Work Session “Building Design and Placement on the Property”

This Council Work Session focused on the exterior design of the building, its “massing” or shape and the space it occupies, and its placement on the property, including architectural features such as the roof line, windows and entrances, materials and set-back. “Building Design and Placement” – Presentation Slides; Video of Presentation and Discussion

April 18 – Work Session “Public Space and Sustainability Features”

This Council Work Session discussion focused on the public realm and the public gathering opportunities which would be created as a result of the development. Sustainability features including design elements such as the proposed green roof, planned landscaping and other site features, and options promoting walking and biking were discussed. “Public Space and Sustainability Features” – Presentation Slides; Video of Presentation and Discussion

April 23 – Presentation of Takoma Junction Traffic Studies

On April 23, the Council heard a presentation on the preliminary findings and recommendations of the traffic studies commissioned by the City and the Neighborhood Development Company (NDC). City of Takoma Park Traffic Study Presentation Slides (AMT); NDC Traffic Study Presentation Slides (The Traffic Group); Video of Presentations and Discussion

April 25 – Work Session “Traffic and Circulation”

This Council Work Session discussion focused on vehicular and pedestrian circulation patterns and the potential impact of the project on existing traffic conditions. Specific discussion points included vehicular access to/from the site, pedestrian pathways, on-site parking facilities, and operational issues such as the delivery of goods and trash removal. Options for the mitigation of current traffic and pedestrian safety concerns identified during the City’s traffic study were discussed. City of Takoma Park Traffic Study Presentation Slides (AMT – updated April 25, 2018); NDC Traffic Study Presentation Slides (The Traffic Group – Supplemental April 25, 2018); NDC Service Corridor Presentation Slides;  Video of Presentations and Discussion

May 16 – Work Session “Non-traffic Issues”

During this Work Session discussion, the City Council focused on key areas of concern and trade-offs related to the site plan. Video of Council Meeting; Council Handouts

May 23 – Work Session  “Non-traffic Issues”

The City Council continued its May 16 discussion during this worksession. Video of Council Meeting

 June 20 – Report on Takoma Junction Traffic Studies

The City Council heard presentations about the two traffic studies completed for the Junction. Agenda;  Video of Council Meeting;  AMT presentation slides; The Traffic Group presentation slides

June 27 – Work Session Continued Discussion of Takoma Junction Project and Proposed Site Plan Adjustments

The City Council held a work session to continue discussions on the Takoma Junction project. Agenda.  Video of Council Meeting.

July 11 – Work Session Discussion of Resolution Regarding the Takoma Junction Site Plan

Agenda item and draft resolution;  Video of Council Meeting.

July 25 – Voting Session Consideration of approval of Resolution regarding the Takoma Junction Combined Site Plan

The City Council convened to consider two draft Resolutions. Agenda; Video of Council Meeting.

Recent Correspondence

The City Manager notified NDC on July 26, 2018 that their request to update the development schedule had been conditionally approved.

NDC submitted a letter to the City Council on July 25, 2018, thanking them for their efforts to refine and improve the  Draft Site Plan.

The TPSS Board submitted a letter to the City Council on June 26, 2018 requesting a delay in consideration of the Draft Site Plan until mediation between TPSS and NDC was completed.

NDC submitted a letter to the City Council on June 20, 2018, outlining the changes they’ve made in the project in response to feedback from Council and the community.

The City Manager sent a letter to the TPSS Co-op on June 8, 2018 notifying them of the termination of their Land License Agreement effective August 31, 2018.

NDC submitted a letter to the City Council on June 5, 2018 in support of the Council’s focus on addressing racial equity.

The City Manager submitted a request on May 7, 2018 for additional time for the City Council to review the Draft Site Plan.

The City Manager notified NDC on March 2, 2018 that their request to update the development schedule and clarifying the roles of staff and City Council had been conditionally approved.

NDC submitted a letter to the City Council on October 17, 2017 in response to public comments regarding the concept plan.

The City Manager sent a letter to the TPSS Co-op on October 18, 2017 requesting information about how the Co-op will be addressing the issues it has raised during the discussion of the planned development.

Co-op General Manager sent a letter on October 25, 2017 in response to some of the questions raised by the City Manager.

Frequently Asked Questions

In response to community discussion and questions, the following documents have been prepared. The information will be updated periodically as needed.

Council and City Manager Blog
Guest Blog
Project and Process Information
Project Schedule

Development Calendar: Updated August 6, 2018

Detailed Project Schedule: Updated July 13, 2018

Project  Costs

$89,630 (Legal fees – July 2015 to present)
$42,500 (Traffic Study – 2018)

Redevelopment Documents
Site Plan Information
Traffic Studies

A. Morton Thomas and Associates, Inc. – Commissioned by City

The Traffic Group, Inc. – Commissioned by NDC

Commissioned by Maryland SHA

Environmental Assessments
Schedule, 2018
Community Consultation Process Advisory Committee

The City Council appointed the Takoma Junction Community Consultation Process Advisory Committee to help facilitate community input and feedback at critical stages of the project. The Committee served from July 2016 to April 2017.

Council Decisions

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.

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.

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.

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.

October 25, 2017
Council passed a Resolution regarding the Neighborhood Development Concept Plan. 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

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.

Chronology of Council and Community Meetings

A chronology of the Takoma Junction Redevelopment process,  including Council meetings, presentations, public events and community input, from the release of the Request for Proposals in January 2014 to the current year,  is available at the webpage:  Takoma Junction — History and Timeline. 

Project Lead & Contact Info

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

Takoma Junction Redevelopment Sections