Takoma Junction History and Timeline
The Takoma Junction City-owned parking lot is to be redeveloped in order to revitalize the commercial area. The project began in January 2014, when the City released a Request for Proposals for Junction parcel. Following is a chronology of the process leading up to the current year, including Council meetings, presentations, and public input.
Information about the current project status can be found on the Takoma Junction Redevelopment Page.
Takoma Junction Redevelopment Documents
- Takoma Junction Community Consultation Process Advisory Committee, 2016-2017
- Takoma Junction Task Force Report, Feb 2012
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 are posted on the Montgomery County Development Activity Information Center:
- Preliminary Plan # 120190150
- Site Plan #820190090
- Natural Resources Inventory/Forest Stand Delineation #420181690
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
NDC had a Preliminary Consultation with the Montgomery County Historic Preservation Commission on October 23, 2019. HPC agenda item documents are posted on the County site. UPDATED with Staff Report.
August 14, 2019
NDC had a preliminary consultation with the Montgomery County Historic Preservation Commission meeting on August 14, 2019. HPC agenda item documents are posted on the County site.
May 21, 2019
NDC had a preliminary consultation with the Montgomery County Historic Preservation Commission meeting on May 21, 2019. HPC agenda item documents are posted on the County Development site.
March 20, 2019 – Council Meeting
March 19, 2019
The Montgomery County Development Review Committee (DRC) met with Neighborhood Development Company (NDC) representatives to discuss County and other agency staff comments on the proposed site plan and preliminary plan for the Takoma Junction development project.
The County’s Department of Transportation and the Maryland State Highway Administration (SHA) stated that review of the transportation elements of the project will be delayed until after the SHA’s Vision project of the Junction intersection is completed this fall, thus delaying the project.
March 1, 2019
Takoma Park City Council members, City staff, and NDC representatives began a regular conference call on March 1, 2019, to share updates and ask questions. Notes from the calls are available on the Takoma Junction Development Review webpage.
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 transferable 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 review the plan and how it complies with City requirements regarding planning, stormwater management and tree protection.
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 #820190090.
January 31, 2019:
The submission by Neighborhood Development Company (NDC) of the plans for the Takoma Junction project is completed 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.
As part of the Takoma Junction redevelopment, Neighborhood Development Company, the partner for the City’s project, submitted a combined preliminary plan/site plan application to Montgomery County in January 2019. The application and the documents have been posted on the Development Activity Information Center for Application # 120190150 and #820190090.
- Alternative Resolution Regarding the Takoma Junction Site Plan, Motion to Approve Failed, Vote 1-6
- Resolution Regarding the Takoma Junction Site Plan, Motion to Approve Passed, Vote 5-2
July 9, 2018 – One-on-One Conversations with Council members
June 20, 2018 – Council Meeting
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
May 23, 2018 – Council Meeting
The City Council continued its May 16 discussion on “Non-traffic Issues” during this work session. Video of Council Meeting
May 16, 2018 – Council Meeting
Council held a work session to discuss”Non-traffic Issues”, with a focus on key areas of concern and trade-offs related to the site plan. Video of Council Meeting; Council Handouts
April 25, 2018 – Council Meeting
Council held a work session to discuss “Traffic and Circulation.” The discussion focused on vehicular and pedestrian circulation patterns and the potential impact of the project on existing traffic conditions. 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
April 23, 2018 – Council Meeting
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 22, 2018 – Takoma Junction Pop-Up on site
April 18, 2018 – Council Meeting
Council held a work session to discuss “Public Space and Sustainability Features,” about the public realm and the public gathering opportunities which would be created as a result of the development. Sustainability features including design elements and options promoting walking and biking were discussed. “Public Space and Sustainability Features” – Presentation Slides; Video of Presentation and Discussion
April 11, 2018 – Council Meeting
Council held a work session to discuss the exterior design of the building, its “massing” or shape and the space it occupies, and its placement on the property. “Building Design and Placement” – Presentation Slides; Video of Presentation and Discussion
April 7 – Takoma Junction Open House
April 4, 2018 – Council Meeting
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
November 29, 2017 — Council Meeting
Council discussed and voted on a Single Reading Ordinance Authorizing a Contract to Augment the Traffic Study for the Takoma Junction Redevelopment. Council agenda, video, slides, ordinance
March 9 and 12, 2017 – 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, 2017 – 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, 2017 – 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, 2016 – 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, 2016 – NDC Project Schedule approved
The City approved the project schedule submitted by NDC.
July 27, 2016 – Council Meeting
Council passed a Resolution authorizing execution of the Development Agreement and a Resolution establishing a Community Consultation Process Advisory Committee. Council Agenda and Video. Development Agreement.
July 20, 2016 – 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, 2016 – 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, 2016 – Council Meeting
Staff presentation outlining elements of the draft Development Agreement and Ground Lease with NDC. Council Agenda and Video.
July 7, 2016 — 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, 2016 — Council discussion of NDC negotiations with the TPSS Co-op on a Letter of Intent. Council Agenda and Video.
May 25, 2016 — Project update posted to the City Blog.
April 27, 2016 — Council held a work session discussion of Takoma Junction Redevelopment Process Committee and Appointment Process. Council Agenda and Video.
March 23, 2016 — 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, 2016 — 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, 2015 – Neighborhood Development Company presented an update on their plans to Council.
July 6, 2015 – 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, 2015 – City Council narrowed the finalist list to the team consisting of Neighborhood Development Company (NDC) and SORG Architects in a work session.
March 2, 2015 – City Council held a closed session discussion with the TPSS Co-op.
March 2, 2015 – Two remaining redevelopment finalists are announced in a statement from Mayor Bruce Williams.
February 17, 2015 – City Council held a closed session discussion with the three redevelopment finalists.
February 13, 2015 – Community Three Development withdrew their application for the Takoma Junction Redevelopment project.
February 3, 2015 – City Council held Listening Session #2 on the Takoma Junction Redevelopment.
January 21, 2015 – City Council held Listening Session #1 on the Takoma Junction Redevelopment.
November 24, 2014 – City Council discussed community benefits and trade-offs associated with Junction redevelopment in a work session. Watch Part 1, and Part 2. City Manager’s powerpoint presentation on Community Benefits and Tradeoffs.
November 18, 2014 – Four finalists presented their proposals and interacted with community members at an Open House.
November 3, 2014 – City Council discussed Responses to Clarifying Questions provided by developers in a work session.
October 10, 2014 – The City transmitted Clarifying Questions (PDF) to the finalist developers.
October 6, 2014 – City Council discussed clarifying questions for finalist developers for the Takoma Junction Redevelopment in a work session.
September 23, 2014 – 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, 2014 – 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, 2014 – The City Attorney issued a memo to the City Council providing ethics advice related to the Takoma Junction redevelopment proposals.
May 28, 2014 – Request for Proposals closed at 4:00 PM.
March 28, 2014 – 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, 2014 – 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, 2014 – Responses to questions posed to City staff since the release of the RFP, and at the February 12 Information Meeting are provided.
February 12, 2014 – An information meeting hosted by City staff in the auditorium of the Takoma Park Community Center.
January 22, 2014 – 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, 2014 – 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.