FAQs
Click here for rough sketches of a safer 4 way intersection - the State is considering it thanks to this project!
Click here for the site plan and click here for all the information from the City.
Why develop the parking lot?
Presently, the Junction site is an under-used parking lot that is an eyesore, creating lots of stormwater runoff and a heat island, that serves no community purpose. Because it is located at a major intersection of state highways, it is not appropriate for a park. Instead, the lot should become a LEED-certified, transit-oriented, small business friendly, new mixed-use, commercial space. Development will bring a new vitality to a sleepy corner and a broader commercial tax base to our city, potentially allowing the city to expand social services and/or limit residential property tax increases. The current plan also keeps 48% of the land parcel as a wooded area, and will fund landscaping to prevent the slope from eroding more, allowing better public access. The City staff recently published an important document outlining the public benefits of the project.
Who is NDC?
The Neighborhood Development Company is a local, minority-owned small business based in the District with ties to Takoma Park. The manager for the Junction project grew up on Maple Avenue. NDC specializes in adding small, beautiful developments to urban neighborhoods that typically involve partnerships with local retail and non-profit organizations. Check out their website
for examples and testimonials. You will recognize locations around metro DC.
But, aren’t developers (and density) bad?
Let’s not forget that our lovely downtown that we all love was developed by a developer, as was our whole city. Thanks B.F. Gilbert! All development is not “evil” and there has been very close City Council and community oversight of this project.
There are hours of City Council oversight and decisional meetings about this particular developer, NDC, that you can watch if you don’t believe us. (Literally, hundreds of hours of discussion and community input. For your own sanity though, we honestly don’t recommend you watch it :-) but we’re happy to direct you to the archives if you can’t help yourself.)
Density is also good. We don’t want to keep pushing people to the margins of the region. That hurts all of us and the planet too. Adding a modest degree of density to our city keeps us on track as leaders of a movement of resilient, sustainable and inclusive communities.
Is the Co-op being forced out?
No. The Co-op has its own 20 year private lease with a friendly landlord at below-market, favorable rents. This new development does not affect the Co-op property, which is immediately next to the Co-op. The Co-op still maintains full control over 3 sides of its building. Further, the City has taken several steps to make sure this development doesn’t hurt the Co-op:
Many of us are Co-op shoppers who want the Co-op to continue to be a successful business. We think this development will bring them more customers, especially foot traffic, and will be good for their business. The Co-op has been provided with as many protections as is reasonable for the City to provide to a private business, but some associated with the Co-op don’t think it goes far enough. Some opponents seem to be attempting to shut down this project, or delay it until the City and the Developer cannot afford to continue negotiations.
Why can’t the TPSS Co-op develop the lot?
The TPSS Co-op requested a no-bid, exclusive right to develop the City-owned lot but the City could not legally do so. Instead, the City announced a Request For Proposals (RFP) that was open to any entity to offer a proposal for the City Council's consideration. At that time, the Co-op did not submit a formal response to the RFP.
They the Co-op requested a special dispensation and were given a second chance to submit a proposal after the deadline. In their submission, the Co-op offered zero dollars to lease the City lot and conceded that it lacked financial backing and developmental experience. By contrast, NDC, a small, minority-managed developer with a noteworthy track record in urban revitalization, agreed to pay for a long-term lease of the lot and to construct a green, sustainable building. NDC also attempted to negotiate an arrangement whereby the Co-op would have been the lead tenant. While these negotiations failed, NDC's arrangement with the City will keep out any business that might compete with the Co-op.
The Co-op's submission can be found here
.
Are the proposed rents excessive?
No. They are completely in line with the going cost of space, especially brand-new class A space. See the recent report (PDF) produced by the local business group Main Street Takoma and decide for yourself. Our information suggests that almost every other business in Takoma Park (that includes at New Hampshire and University Blvd. and Downtown Takoma) is paying 3x in rent what the Co-op is paying. And there is a waiting list for space because Takoma Park is so desirable.
What about truck delivery to the Co-op?
The developer has proposed -- and the State Highway Administration has reviewed favorably -- a “lay-by” where a semi-tractor trailer pulls off the state highway into a designated unloading zone. This permits the free flow of traffic and limits the tractor trailer from turning around on State Road 410.
Trucks in cities all around the world unload their cargo in urban areas and use a pallet jack to roll goods into their store. Ace Hardware does this in downtown Takoma Park. If you’ve ever lived in Baltimore or New York or Chicago etc. you would know that Co-ops have continued to thrive with streetside delivery. In fact, this type of arrangement generally leads to smaller more environmentally friendly vehicles, which can also be electric.
On the other hand, the Co-op has stated a preference to continue prioritizing tractor trailer delivery and wants to keep the City-owned lot to turn around the semis. This is an unsustainable, environmentally dirty practice to keep a large asphalt lot for this limited purpose. Quite simply, heavy trucks are energy hogs. They make up around 7 percent of the vehicles on the road in the U.S., but they consume about 25 percent of all fuel. It is time to foster innovation just as co-ops around the world are doing. In addition, in the meantime, it is unfair to demand that the City preserve a parking lot when the lay-by is a perfectly viable alternative. The Co-op received $500,000 from the State to improve its building and can afford to accommodate a lay-by delivery system. The Co-op also controls 3 sides of its building and could choose to rehabilitate the loading dock fronting on Sycamore Avenue should it choose.
What about the architectural elements of the proposed NDC site plan?
Eric Saul, a local architect, submitted a letter (PDF) to City Council that provides a detailed analysis of the proposed NDC design and in which he states that "the building is broken up by varying heights, textures, planes and colors that also provide visual stimulation. The street elevation is interesting and harmonious with the neighborhood. The overall style is in line with the historic character of adjacent buildings. The glass tower punctuates the public space and welcomes people up to the proposed roof garden. The large windows bring a great sense of street presence and will invite a night scene that has been missing from the Junction." In addition, David Cronroth, a professor at the University of Maryland’s School of Architecture, Planning, and Preservation, wrote a thoughtful guest blog on the city’s website that addresses some of the design, logistical, and commercial issues around the proposed development. Certainly reasonable minds can disagree on the subjective appearance, but we believe the aesthestic of the proposed project is attractive. We believe the architecture is evocative of the varied Takoma Park downtown building architectures without feeling like it is mindlessly copying any particular building.
What kind of stores will be there?
This will in part depend on who wants to rent the space when it’s finished. We believe tenants will include a mix of restaurants and other independent commercial shops. These are not large spaces that would attract large, national businesses. The development agreement prioritizes local and regional businesses over national chains. The local business group Main Street Takoma has produced a 2017 update to its Retail Market Analysis in the City that is a must-read.
One Takoma Park resident also wants to open an Ethiopian coffee shop, which we think would be a great fit.
Will there be any green space?
Half of the lot is undeveloped forest fronting on Columbia Avenue. The developer is proposing to improve the overgrown trees and weeds behind the parking lot in the new development, increasing access to and through the green space.
Some neighbors have proposed a park there. We don’t think that’s a great fit. There is already a public pavilion Gazebo-thingee at the Junction (B.Y. Morrison Park) that is underutilized due to the traffic flowing past it. There are also a number of parks a few blocks away in many directions.
What about the parking deck?
The developer is proposing one level of below grade parking. This seems very reasonable as some people need to drive to pick up their groceries and access other stores in the Junction. The number of spots should be adequate to meet the need. Further, the Co-op will have the opportunity to rent some of the spots for its customers.
On the one hand, opponents have said there is not enough parking spots and neighborhood streets will be clogged with parking. On the other hand, opponents have criticized the parking deck as “too big”.
What about traffic?
Traffic at the Junction sucks. We agree. So we believe that taking local cars off the road and building more needed amenities within walking distance at the Junction for local residents is the right approach. And a traffic study is underway. We think that the City and the developer should be guided by the data and we look forward to the outcome of the study.
There are long-term proposals to reroute traffic at the Junction and we support creative solutions to this issue. We pledge to work with the City, the State Highway Authority, and our local representatives to make it happen over the long term. Suggesting that the project be held up until then is not viable and pressure will only grow over time for an even larger development.
Check out some of the cool ideas, such as either a small roundabout or redesigning the Carroll Ave/MD 410 intersection. With local architect Eric Saul’s design, we could reroute Carroll Avenue into a traditional four-way stop at the Junction, reducing the time cars are held up at the intersection, allowing safer flow for pedestrians and bicyclists, and reducing traffic build-up. Find more good stuff here.
Will this development make us like Bethesda?
We are not Bethesda. We pride ourselves on our community’s focus on being a progressive community focused on bringing people forward and providing opportunity (and getting rid of parking lots not preserving them!)
I’m a progressive, is this development progressive?
Yes! This development is progressive for so many social, economic, and environmental reasons:
Sadly, opponents of the project are acting in a regressive, conservative way, seeking to preserve the status quo and keep outsiders away from their neighborhood. Many opponents merely seek to preserve their own gains and proclaim, “Not In My Back Yard!” (NIMBY!) Luckily, we think Takoma Park is “bigger” than that and that all City residents will see the greater good of this plan for the City as a whole.
What’s up with my neighbors opposing the project?
Change is hard. And harder for some than others. But we are working to make this space work well for our children and future residents. There will always be naysayers. But, we are undeterred by some of the fear, misinformation, and misdirection that is being put forth to oppose the project.
We think it is now time to look toward sustainable development to outline how we would like to live here for the next 30 years. It is undeniable that the increased vitality of downtown Takoma Park has been good for those of us who live close enough to enjoy it. Takoma Park’s values and Takoma Park’s walkability are two of its most beloved characteristics. We think that every part of Takoma Park should feel that same sense of vitality and growth to meet the demands of our residents. It’s good for the City, good for its residents, and good for the environment.
I am worried that the Co-op is threatened by this. Could this development push them out?
We know this is a controversial issue, but we think that improving the Junction will help bring foot traffic to the Co-op and help their business. We note that while they lose a parking lot for deliveries, they will be accommodated with a lay-by, similar to how Ace Hardware receives deliveries on the street. Ace is thriving. With forward-thinking decisions, the Co-op will also thrive.
Besides their impressive balance sheet and $500,000 state grant, the Co-op has also received an exclusive non-compete agreement from the city (aka, monopoly) for the duration of the duration of the 99-year City lease to the developer that prohibits any other grocery from moving in, which means they can’t get driven out by competition.
Presently, the Junction site is an under-used parking lot that is an eyesore, creating lots of stormwater runoff and a heat island, that serves no community purpose. Because it is located at a major intersection of state highways, it is not appropriate for a park. Instead, the lot should become a LEED-certified, transit-oriented, small business friendly, new mixed-use, commercial space. Development will bring a new vitality to a sleepy corner and a broader commercial tax base to our city, potentially allowing the city to expand social services and/or limit residential property tax increases. The current plan also keeps 48% of the land parcel as a wooded area, and will fund landscaping to prevent the slope from eroding more, allowing better public access. The City staff recently published an important document outlining the public benefits of the project.
Who is NDC?
The Neighborhood Development Company is a local, minority-owned small business based in the District with ties to Takoma Park. The manager for the Junction project grew up on Maple Avenue. NDC specializes in adding small, beautiful developments to urban neighborhoods that typically involve partnerships with local retail and non-profit organizations. Check out their website
for examples and testimonials. You will recognize locations around metro DC.
But, aren’t developers (and density) bad?
Let’s not forget that our lovely downtown that we all love was developed by a developer, as was our whole city. Thanks B.F. Gilbert! All development is not “evil” and there has been very close City Council and community oversight of this project.
There are hours of City Council oversight and decisional meetings about this particular developer, NDC, that you can watch if you don’t believe us. (Literally, hundreds of hours of discussion and community input. For your own sanity though, we honestly don’t recommend you watch it :-) but we’re happy to direct you to the archives if you can’t help yourself.)
Density is also good. We don’t want to keep pushing people to the margins of the region. That hurts all of us and the planet too. Adding a modest degree of density to our city keeps us on track as leaders of a movement of resilient, sustainable and inclusive communities.
Is the Co-op being forced out?
No. The Co-op has its own 20 year private lease with a friendly landlord at below-market, favorable rents. This new development does not affect the Co-op property, which is immediately next to the Co-op. The Co-op still maintains full control over 3 sides of its building. Further, the City has taken several steps to make sure this development doesn’t hurt the Co-op:
- They made sure the rental agreement with NDC says that no business competing with the Co-op can ever be a tenant. The Co-op will have a Council-sanctioned monopoly over groceries at the Junction in the future.
- They are requiring NDC to provide reasonable accommodations to the Co-op throughout construction and have promised oversight of those accommodations.
- The Co-op had the right of first refusal to become the anchor tenant at the development with an expansion, but passed on the opportunity.
Many of us are Co-op shoppers who want the Co-op to continue to be a successful business. We think this development will bring them more customers, especially foot traffic, and will be good for their business. The Co-op has been provided with as many protections as is reasonable for the City to provide to a private business, but some associated with the Co-op don’t think it goes far enough. Some opponents seem to be attempting to shut down this project, or delay it until the City and the Developer cannot afford to continue negotiations.
Why can’t the TPSS Co-op develop the lot?
The TPSS Co-op requested a no-bid, exclusive right to develop the City-owned lot but the City could not legally do so. Instead, the City announced a Request For Proposals (RFP) that was open to any entity to offer a proposal for the City Council's consideration. At that time, the Co-op did not submit a formal response to the RFP.
They the Co-op requested a special dispensation and were given a second chance to submit a proposal after the deadline. In their submission, the Co-op offered zero dollars to lease the City lot and conceded that it lacked financial backing and developmental experience. By contrast, NDC, a small, minority-managed developer with a noteworthy track record in urban revitalization, agreed to pay for a long-term lease of the lot and to construct a green, sustainable building. NDC also attempted to negotiate an arrangement whereby the Co-op would have been the lead tenant. While these negotiations failed, NDC's arrangement with the City will keep out any business that might compete with the Co-op.
The Co-op's submission can be found here
.
Are the proposed rents excessive?
No. They are completely in line with the going cost of space, especially brand-new class A space. See the recent report (PDF) produced by the local business group Main Street Takoma and decide for yourself. Our information suggests that almost every other business in Takoma Park (that includes at New Hampshire and University Blvd. and Downtown Takoma) is paying 3x in rent what the Co-op is paying. And there is a waiting list for space because Takoma Park is so desirable.
What about truck delivery to the Co-op?
The developer has proposed -- and the State Highway Administration has reviewed favorably -- a “lay-by” where a semi-tractor trailer pulls off the state highway into a designated unloading zone. This permits the free flow of traffic and limits the tractor trailer from turning around on State Road 410.
Trucks in cities all around the world unload their cargo in urban areas and use a pallet jack to roll goods into their store. Ace Hardware does this in downtown Takoma Park. If you’ve ever lived in Baltimore or New York or Chicago etc. you would know that Co-ops have continued to thrive with streetside delivery. In fact, this type of arrangement generally leads to smaller more environmentally friendly vehicles, which can also be electric.
On the other hand, the Co-op has stated a preference to continue prioritizing tractor trailer delivery and wants to keep the City-owned lot to turn around the semis. This is an unsustainable, environmentally dirty practice to keep a large asphalt lot for this limited purpose. Quite simply, heavy trucks are energy hogs. They make up around 7 percent of the vehicles on the road in the U.S., but they consume about 25 percent of all fuel. It is time to foster innovation just as co-ops around the world are doing. In addition, in the meantime, it is unfair to demand that the City preserve a parking lot when the lay-by is a perfectly viable alternative. The Co-op received $500,000 from the State to improve its building and can afford to accommodate a lay-by delivery system. The Co-op also controls 3 sides of its building and could choose to rehabilitate the loading dock fronting on Sycamore Avenue should it choose.
What about the architectural elements of the proposed NDC site plan?
Eric Saul, a local architect, submitted a letter (PDF) to City Council that provides a detailed analysis of the proposed NDC design and in which he states that "the building is broken up by varying heights, textures, planes and colors that also provide visual stimulation. The street elevation is interesting and harmonious with the neighborhood. The overall style is in line with the historic character of adjacent buildings. The glass tower punctuates the public space and welcomes people up to the proposed roof garden. The large windows bring a great sense of street presence and will invite a night scene that has been missing from the Junction." In addition, David Cronroth, a professor at the University of Maryland’s School of Architecture, Planning, and Preservation, wrote a thoughtful guest blog on the city’s website that addresses some of the design, logistical, and commercial issues around the proposed development. Certainly reasonable minds can disagree on the subjective appearance, but we believe the aesthestic of the proposed project is attractive. We believe the architecture is evocative of the varied Takoma Park downtown building architectures without feeling like it is mindlessly copying any particular building.
What kind of stores will be there?
This will in part depend on who wants to rent the space when it’s finished. We believe tenants will include a mix of restaurants and other independent commercial shops. These are not large spaces that would attract large, national businesses. The development agreement prioritizes local and regional businesses over national chains. The local business group Main Street Takoma has produced a 2017 update to its Retail Market Analysis in the City that is a must-read.
One Takoma Park resident also wants to open an Ethiopian coffee shop, which we think would be a great fit.
Will there be any green space?
Half of the lot is undeveloped forest fronting on Columbia Avenue. The developer is proposing to improve the overgrown trees and weeds behind the parking lot in the new development, increasing access to and through the green space.
Some neighbors have proposed a park there. We don’t think that’s a great fit. There is already a public pavilion Gazebo-thingee at the Junction (B.Y. Morrison Park) that is underutilized due to the traffic flowing past it. There are also a number of parks a few blocks away in many directions.
What about the parking deck?
The developer is proposing one level of below grade parking. This seems very reasonable as some people need to drive to pick up their groceries and access other stores in the Junction. The number of spots should be adequate to meet the need. Further, the Co-op will have the opportunity to rent some of the spots for its customers.
On the one hand, opponents have said there is not enough parking spots and neighborhood streets will be clogged with parking. On the other hand, opponents have criticized the parking deck as “too big”.
What about traffic?
Traffic at the Junction sucks. We agree. So we believe that taking local cars off the road and building more needed amenities within walking distance at the Junction for local residents is the right approach. And a traffic study is underway. We think that the City and the developer should be guided by the data and we look forward to the outcome of the study.
There are long-term proposals to reroute traffic at the Junction and we support creative solutions to this issue. We pledge to work with the City, the State Highway Authority, and our local representatives to make it happen over the long term. Suggesting that the project be held up until then is not viable and pressure will only grow over time for an even larger development.
Check out some of the cool ideas, such as either a small roundabout or redesigning the Carroll Ave/MD 410 intersection. With local architect Eric Saul’s design, we could reroute Carroll Avenue into a traditional four-way stop at the Junction, reducing the time cars are held up at the intersection, allowing safer flow for pedestrians and bicyclists, and reducing traffic build-up. Find more good stuff here.
Will this development make us like Bethesda?
We are not Bethesda. We pride ourselves on our community’s focus on being a progressive community focused on bringing people forward and providing opportunity (and getting rid of parking lots not preserving them!)
I’m a progressive, is this development progressive?
Yes! This development is progressive for so many social, economic, and environmental reasons:
- It provides greater access, opportunity, and jobs to all residents of Takoma Park -- and not just those who live in the adjoining area with the highest property values.
- It reduces our community’s carbon footprint by reducing the need for many of us to drive to seek out additional services.
- It supports the RideOn and MetroBus routes and provides riders with more shopping opportunities on our commute home.
- Urban infill is progressive. Density is progressive. If we don’t build it here, it will be built farther out, increasing sprawl.
- The parking lot used to be a dump site. This project will remediate the lot itself and add a LEED-certified building on top of it.
- The project is being led by a local, minority-owned developer with an excellent track record and led by a local, Takoma Park Maple Avenue-raised project manager. This is not some international real estate development corporation.
- Successful development of the Junction precedes increased development and economic opportunity of the Takoma Crossroads near New Hampshire Avenue and University Blvd., where Takoma Park is less white and less affluent. This will eventually provide some of our residents of color and poorer residents with greater economic opportunity.
Sadly, opponents of the project are acting in a regressive, conservative way, seeking to preserve the status quo and keep outsiders away from their neighborhood. Many opponents merely seek to preserve their own gains and proclaim, “Not In My Back Yard!” (NIMBY!) Luckily, we think Takoma Park is “bigger” than that and that all City residents will see the greater good of this plan for the City as a whole.
What’s up with my neighbors opposing the project?
Change is hard. And harder for some than others. But we are working to make this space work well for our children and future residents. There will always be naysayers. But, we are undeterred by some of the fear, misinformation, and misdirection that is being put forth to oppose the project.
We think it is now time to look toward sustainable development to outline how we would like to live here for the next 30 years. It is undeniable that the increased vitality of downtown Takoma Park has been good for those of us who live close enough to enjoy it. Takoma Park’s values and Takoma Park’s walkability are two of its most beloved characteristics. We think that every part of Takoma Park should feel that same sense of vitality and growth to meet the demands of our residents. It’s good for the City, good for its residents, and good for the environment.
I am worried that the Co-op is threatened by this. Could this development push them out?
We know this is a controversial issue, but we think that improving the Junction will help bring foot traffic to the Co-op and help their business. We note that while they lose a parking lot for deliveries, they will be accommodated with a lay-by, similar to how Ace Hardware receives deliveries on the street. Ace is thriving. With forward-thinking decisions, the Co-op will also thrive.
Besides their impressive balance sheet and $500,000 state grant, the Co-op has also received an exclusive non-compete agreement from the city (aka, monopoly) for the duration of the duration of the 99-year City lease to the developer that prohibits any other grocery from moving in, which means they can’t get driven out by competition.
