Takoma Junction Redevelopment
About the Takoma Junction Redevelopment
The Takoma Junction City-owned parking lot is slated for redevelopment to revitalize the commercial area. The Takoma Park City Council selected the team of Neighborhood Development Company (NDC) for the project. NDC and Council have negotiated a Development Agreement, establishing a framework for the overall project, identifying the actions that will be required to proceed with the planned development, and reaffirming Council’s expectations regarding the nature of the development.
Current Project Status
The City and NDC solicited community input in February and March 2017 on specific design elements for the Takoma Junction redevelopment project through public meetings and an on-line survey. The surveys were designed to mirror the community meetings on form, character and retail as well as public realm, access and mobility. NDC and Streetsense reviewed the feedback received, summarized the input, and presented to Council on May 10. 2017. The presentation slides for the public meetings and the Council meeting are available in the column on the right, under 2017 Updates.
Community Consultation Process Advisory Committee
The City Council appointed the Community Consultation Process Advisory Committee to help facilitate community input and feedback at critical stages of the Takoma Junction development project. The Committee’s work has been completed, now that the community meetings and survey are finished.
NDC – TPSS Co-op Letter of Intent Negotiations
The Development Agreement (Section 4) included a list of actions that must be undertaken within a specified timeframe. One action was the submission of a Letter of Intent (LOI), executed by NDC and the TPSS Co-op. An LOI is a non-binding agreement that establishes the terms and conditions of a future lease arrangement between a landlord (NDC) and a tenant (Co-op). The LOI was not signed by the deadline and Council authorized NDC to seek a new anchor tenant on January 11, 2017.
The reports submitted by NDC detailing the status of their negotiations with the Co-op regarding the required LOI are posted below. The City is not a party to these negotiations.
- May 8, 2017 Letter from NDC to TPSS Co-op
- January 6, 2017 Negotiation Update Letter with Draft LOI and Additional Exhibits
- December 31, 2016 Negotiation Update Letter
- December 16, 2016 Negotiation Update Letter
- December 2, 2016 Negotiation Update Letter with Draft LOI and Additional Exhibits
- November 18, 2016 Negotiation Update Letter
- November 11, 2016 Negotiation Update Letter
- November 4, 2016 Negotiation Update Letter
- October 26, 2016 Negotiation Update Letter with NDC Concept Design
- October 19, 2016 Negotiation Update Letter
- October 12, 2016 Negotiation Update Letter with Co-op Floor Plan
- October 5, 2016 Negotiation Update Letter
- October 3, 2016 Negotiation Update Letter
- September 23, 2016 Negotiation Update Letter
- September 15, 2016 Neogtiation Update Letter
- September 8, 2016 Negotiation Update Letter
- August 31, 2016 Negotiation Update Letter
Project Lead & Contact Info
Project Info & Timeline
- Current target completion date: 2020
- Project initiation date: 2014 — January
- Original target completion date: 2019 – April
- Takoma Park’s role in project: Lead
- Departments involved: Housing & Community Development
Budget & Funding Source
Budget: $80,000 for legal fees
Funding source: General funds
Links & Notes
Updates about the City Council process are presented below in reverse chronological order, from the release of the request for proposals in January 2014 to the present.
March 9 and 12 – Community Meetings
Two identical meetings looked at the topics of the public realm and access and mobility. View the Takoma Junction meeting presentation slides. The meetings were well attended by over 85 people representing all wards of the City.
February 23 and 26 – Community Meetings
Two identical meetings looked at the topics of form and character with market and retail ideas. View the Takoma Junction meeting presentation slides. The meetings were well attended by almost 100 people representing all wards of the City.
January 11 – Council Meeting
Council held a work session and voting session related to Section 4 “Co-op” of the Development Agreement between NDC and the City of Takoma Park. Council passed a resolution authorizing NDC to seek a Letter of Intent with another anchor tenant for the Takoma Junction project. Agenda, Video, Resolution and slides.
December 7 – Council Meeting
Council held a work session to discuss the issue of a signed LOI between NDC and the Co-op. Council passed a resolution granting a 30-day extension period for the LOI. Agenda, Video, and Resolution. The presentation by NDC starts at the 1:14 mark in the video, with slides.
September 29 – NDC Project Schedule approved
The City approved the project schedule submitted by NDC.
July 27 – Council Meeting
Council passed a resolution authorizing execution of the Development Agreement and a resolution establishing a Community Consultation Process Advisory Committee with appointments. Council Agenda and Video. Development Agreement.
July 20 – Council Meeting
NDC presented a Status Update to City Council on the redevelopment concepts and negotiations with the TPSS Co-op. City Council continued discussions on the draft Development Agreement and Ground Lease. Council Agenda and Video.
July 18 – Open House
City staff and NDC provided information and answered questions on the draft Development Agreement and Ground Lease at the Takoma Park Fire Department.
July 13 – Council Meeting
Staff presentation outlining elements of the draft Development Agreement and Ground Lease with NDC. Council Agenda and Video.
July 7 — The City’s draft Development Agreement and Ground Lease with NDC are made available for public comment. City staff prepared an accompanying Questions and Answers Sheet to provide introductory and clarifying information on the nature and intent of the documents.
July 6 — Council discussion of NDC negotiations with the TPSS Co-op on a Letter of Intent. Council Agenda and Video.
May 25 — Project update posted to the City Blog.
April 27 — Council discussion of Takoma Junction Redevelopment Process Committee and Appointment Process. Council Agenda and Video.
March 23 — Council heard public comments about the Junction redevelopment project. Written comments were submitted to Council the week prior to the meeting. Council passed a second reading ordinance authorizing an amended agreement with Bregman, Berbert, Schwartz and Gilday for legal services for the Junction Development.
March 16 — Neighborhood Development Company presented a progress update to Council. Council voted on a first reading ordinance authorizing an amended agreement with Bregman, Berbert, Schwartz and Gilday for legal services for the Junction Development. Council Agenda and Video.
September 28 – Neighborhood Development Company presented an update on their plans to Council.
July 6 – Council passed an ordinance selecting the law firm of Bregman, Berbert, Schwartz & Gilday, LLC to represent the City of Takoma Park for the Takoma Junction Redevelopment Project and other development projects as needed, and authorizing the City Manager to negotiate and enter into a retainer agreement with the law firm.
March 23 – City Council narrowed the finalist list to the team consisting of Neighborhood Development Company (NDC) and SORG Architects in a work session.
March 2 – City Council held a closed session discussion with the TPSS Co-op.
March 2 – Two remaining redevelopment finalists are announced in a statement from Mayor Bruce Williams.
February 17 – City Council held a closed session discussion with the three redevelopment finalists.
February 13 – Community Three Development withdrew their application for the Takoma Junction Redevelopment project.
February 3 – City Council held Listening Session #2 on the Takoma Junction Redevelopment.
January 21 – City Council held Listening Session #1 on the Takoma Junction Redevelopment.
January 12 – City Council discussed financial information related to the Takoma Junction redevelopment proposals in a work session.
November 18 – Four finalist developer groups presented their proposals and interacted wth community members at an Open House.
November 3 – City Council discussed Responses to Clarifying Questions provided by developers in a work session.
October 10 – The City transmitted Clarifying Questions (PDF) to the finalist developers.
October 6 – City Council discussed clarifying questions for finalist developers for the Takoma Junction Redevelopment in a work session.
September 29 – City Council heard public comment on the Takoma Junction Redevelopment and discussed the proposals in a work session.
September 23 – The four finalists made public presentations in the Takoma Park Community Center Auditorium at 7:00 PM. See the video and download the individual presentations:
- The Ability Project (PDF)
- Community Three Development (PDF)
- Keystar & Eco Housing (PDF)
- Neighborhood Development Company & SORG (PDF)
September 5 – Four redevelopment finalists were announced and invited to present their proposals to the community on September 23, 2014 at the Takoma Park Community Center auditorium.
- Press Release (PDF)
May 29 – The City Attorney issued a memo to the City Council providing ethics advice related to the Takoma Junction redevelopment proposals.
May 28 – Request for Proposals closed at 4:00 PM.
March 28 – Several groups have notified City staff that they are interested in locating at the Takoma Junction and shared their contact information for collaborating with prospective developers in one or more responses to the RFP.
March 5 – The Montgomery County Planning Department identified an error on the Interactive Zoning Map for the property, and has updated the proposed Commercial/Residential Town (CRT) with an FAR of 0.75 (C-0.5, R-0.25, Height 35′) for the zoning ordinance rewrite, expected to come into effect after October 30, 2014. The Commercial Revitalization Overlay Zone will continue to permit a height up to 42′ for commercial development and 50’ to accommodate residential development, at the discretion of the Planning Board. Inquiries regarding the existing and proposed zoning should be directed to Matt Johnson, Montgomery County Planning Department, at 301-495-1325.
February 25 – Responses to questions posed to City staff since the release of the RFP, and at the February 12 Information Meeting are provided.
February 12 – An information meeting hosted by City staff in the auditorium of the Takoma Park Community Center.
January 22 – The City released a Request for Proposals, encouraging submissions that: act as a stimulus to the commercial district and locally-owned, independent businesses; improve the aesthetic appeal of the district; and are contextually sensitive and environmentally sustainable.
January 6 – Takoma Park City Council approved a solicitation for proposals from experienced developers for the redevelopment of the City-owned property in Takoma Junction, presently serving as a surface parking lot. The 1.2-acre property at the intersection of two state highways is zoned for mixed-use and its redevelopment should contribute to the ongoing revitalization of Takoma Junction.