It may be hard to see the full arc of the proposed Takoma Junction development process, a process unfolding over many years now. So here, we provide a preliminary timeline of events with linked documents, over the past 30 years. This is a draft, so we welcome suggestions.
1992. Takoma Park Historic District, including the Junction, established to protect against “unsympathetic alteration and insensitive redevelopment.”
1998. Co-op moves to Junction. City begins renting a portion of lot to Co-op for parking, storage, and loading. Co-op begins sponsoring public use, eventually including Earth Day, movie screenings, weekly concerts, and in the pandemic, hands-free grocery pickup, Farmer’s Market, non-profit food distribution, and Black Lives Matter protest.
2009. Independent study commissioned by Old Town Business Association (OTBA) identifies Co-op as the Junction anchor, recommends “every effort be made to encourage” its further development, and recommends 10,000 sf expansion of Co-op and addition of Co-op cafe.
Feb 2012. Takoma Junction Task Force Report issued. Mentions community desire for small town charm, food trucks, expanded community use, pavilion, playground, support for local businesses.
2011. Co-op membership votes to authorize Co-op Board to pursue expansion.
Jan 2014. Under a short-lived City Manager who now works for Amazon, City puts out Request for Proposals, effectively pre-ordaining choice of a commercial developer and excluding Co-op’s expansion and open public space proposal. City Councilman Seth Grimes later laments, “The city made a mistake in not providing detailed, clear guidance on community preferences” and that “none of the proposals” meet City needs documented by Junction Task Force.
2015. City chooses Neighborhood Development Company (NDC), based on their concept showing residential and commercial, a loading zone behind the building (no lay-by) and presumed expansion of Co-op as the anchor tenant.
March 2015. City Councilman Tim Male opines that plan is too big, says, “I have a hard time imagining…a 33,000 sf building…on that spot.”
July 2016. City signs a Development Agreement with NDC, laying groundwork for choosing new anchor tenant if they cannot agree with Co-op on expansion.
2016. First of at least three petitions opposing the development. Over 1300 unique signatures gathered by 2018. Majority of public comments oppose plan at numerous City Council meetings over multiple years. City refuses to survey residents or hold referendum to document opposition.
2017. NDC and Co-op fail to reach agreement for Co-op expansion as anchor tenant. City authorizes NDC to seek a new anchor tenant.
2017. NDC makes deal to acquire adjoining auto clinic, increases plan to over 50,000 sq ft, does not use that “new” space to add any public use back in, releases a three-story glass design received as “Bethesda style.”
April 2018. Community Vision hosts a packed Town Hall with State Highway Administration. Residents and Fire Chief express concerns about safety and traffic issues created by plan.
April 2018. NDC submits revised plans with funkier facade but maintaining 50,000 sf size. Images portrayed from a high vantage point continue to minimize perceived size of development.
May 2018. NDC and Co-op, unable to reach a plan for Co-op accommodation during and after construction, agree to mediation funded by City.
July 2018. City Council votes on a resolution, 5-2, to let NDC submit site plan (over 50,000 sf) to County.
Sept 2018. Ground lease goes into effect. NDC begins paying rent to City. Co-op begins paying more to NDC to sublet the lot than NDC is paying the City. So NDC is now making money on the lot. City is now getting less per month from NDC than they got directly from Co-op to rent just part of the lot. Nevertheless, the Co-op begins providing free parking for the whole Junction on the lot they are paying for.
Oct 2018. Mediation between NDC and Co-op concludes. Co-op prohibited from any further protest in return for ability to rent lot from NDC until construction, other accommodations.
Feb 2019. After failing to convince surrounding businesses to sell them “transferrable development rights,” NDC reduces plan by more than 10,000 sq ft to attempt to comply with zoning. NDC submits plan to County.
March 2019. First review by County’s Development Review Committee (DRC) finds lay-by unacceptable, exit onto Carroll unsafe, inadequate emergency access, plan is bad for walkers and bikers and public transit, other issues.
2019. NDC has three Preliminary Consultations with County’s Historic Preservation Commission (HPC). In May and August, staff and Commissioners critique size, shape, lay-by, public space, public input. Mayor, City Manager push back. HPC backs off, but asks NDC to return with Columbia (“rear”) facade.
2019. All but one retail spaces in Junction currently rented, and public parking lot is frequently full now, undercutting City’s original stated intention to “revitalize the Junction” with a large development.
Nov 2019. NDC asks for a second 3-month extension to July 2020 for responding to the DRC’s comments, because they are waiting for the SHA’s Junction Vision Study on roadways and traffic.
May 8 2020, State Highway Administration releases a letter to the NDC’s traffic consultant, stating that four different SHA departments have reviewed the project and that the development would increase traffic, cannot be built without reconfiguration of Junction roadways, and there is no state money for reconfiguration through 2025. It also questions many other aspects of the plan.
July 1 2020 At a City Council meeting, residents request that the City re-evaluate the Junction plan in light of the pandemic, the recession, Black Lives Matter and the climate crisis.
Still to Come (Not Chronological):
- SHA Vision Study (on traffic, safety, and reconfiguration at Junction) was due out “in winter” 2020. The report is completed, but SHA is letting interested parties review it before it is released.
- Fourth preliminary consultation with HPC on the Columbia Ave facade? HPC requested one, but NDC is apparently ignoring the HPC and Poplar Avenue neighborhood requests to see details on that facade.
- NDC must return to DRC with revised plan responding to March 2019 DRC comments.
- NDC must respond to the comments in SHA’s May 2020 letter.
- City must consider changes to plan, whether Co-op is accommodated, and vote on a recommendation to Planning Board.
- Plan for funding road reconfiguration required to fit this plan into Junction?
- NDC must get financing for the development, and find tenants.
- Montgomery Planning Board vote.
- NDC will request a Historic Area Work Permit (HAWP) from HPC.