Tag: racial equity

Rent Stabilization: Why We Care (Community Vision for Takoma)


A Rent Stabilization Policy Review: Why should we care?

(Public Comment Delivered to City Council on Nov 5 2025)

  • Do tenants know that Takoma Park’s ordinance limits rent increases for half the City’s renters to the rate of inflation (2.4% this year)?
  • Do they know that allowable rent increases in most of the rest of Montgomery County this year is 5.7% and no caps in Rockville and Gaithersburg?
  • Do home-owners know that half our neighbors are renters and that they and many of their children wouldn’t be in our neighborhoods and schools if not for our progressive Rent Stabilization ordinance?
  • Isn’t this law what makes us the progressive and an inclusive community that we claim to be?

The City plans to pay a consultant at least $85,000 to help Council and Staff begin reviewing this important ordinance. Unfortunately, the timing is problematic and potentially dangerous for the participation by our immigrant population. 83% of renter households are non-white. The Federal government’s proposed cutbacks to affordable housing make the timing even worse. Community Vision for Takoma (CVT) recommends delay, but we will continue to monitor the study whenever it proceeds. We care about and are proud of our City’s leadership on progressive Rent Stabilization. Due in large part to this law our community is socio-economically and racially diverse. All of us are stakeholders in this review.

Consistent with the City’s 2019-30 Housing and Economic Development Strategic Plan, CVT supports a rent stabilization review that focuses on protecting the most vulnerable from displacement. CVT will consult and advocate with tenants to protect them from displacement as a result of possible rent increases or other proposed changes. We will also support changes that help small landlords address any unnecessary administrative burden to receiving Fair Return. We will also support ways to enhance both the quality and number of low to moderate income housing. Building on the RFP’s scope, I include with this testimony specific review recommendations for consideration by the consultant, Council and Staff. We care.

Frankly, we are concerned that some City leaders may ascribe to a one-dimensional development agenda at the expense of robust tenant protections. The suggestion that Rent Stabilization is preventing development in Takoma Park has not been backed up by actual evidence. It also ignores other factors, including the fact that the City is “already densely developed”, (per a City authorized assessment)1, and has the highest property tax rate in the County. To adequately analyze any barriers to additional multi-family housing, a much broader and deeper study would be required of relevant policies, economic trends and landuse research and involving a wider set of stakeholders.

It is clear nationally that moneyed interests have successfully lobbied to reduce the role of government in truly affordable housing. We are asking our City to buck this trend, protect our social contract and maintain the City’s robust and progressive role in preserving our economic, racial and social diversity.

As noted, I have included separately a list of study recommendations. It includes:
1) Clarify that the City’s 2019-2030 Housing and Economic Development Strategic Plan and its three main objectives (Preserving, Producing, and Protecting) will provide the foundational definitions for the three “pillars” of our housing policy.
2) Review contextual changes in the overall policy landscape and their bearing on the program at least since 2010.
3) Research and report back on the following data sets: a) Racial equity impacts of policies tracked over time, b) Rent-stabilized units converted to ownership by tenants, c) Quality and safety of units in rent-stabilized buildings, and
4) Plan secure meetings with tenants on the premises of stabilized housing buildings.

As Takoma Park residents and advocates for good government, CVT welcomes the opportunity ahead to share input and discuss this important review with the Council, Staff and consultant. Thank you for your openness to broad community engagement. In that spirit, we urge the Council to define and clarify
“effectiveness,” the stated goal in the proposed ordinance. Lastly, I trust that the Council and staff will consider and forward our recommendations to the consultant selected. Thank you.


Randy Gibson, on behalf of Community Vision for Takoma

  1. City of Takoma Park Housing and Economic Data Analysis, The Cloudburst Group, Oct., 2017. One of the “Key Findings”, p. 13: “Because Takoma Park is largely built out, there is little new residential construction.”

Protect Takoma Park Neighborhoods: Keep Rent Stabilization Strong

The Issue: The City of Takoma Park, at the Mayor and Council’s request, is reviewing our historic rent stabilization law. Unfortunately, the review process seems skewed towards weakening the law to appear more attractive to developers. That’s not housing justice!


The Law: Almost half of all households in our City rent their homes. Nearly half of all rental units are rent-stabilized, with annual rent increases now limited to the rate of inflation: 2.4% in 2025 compared to 5.7% in the County. Property owners can apply for “fair return” increases, above that level, and several exemptions exist, including for government-subsidized buildings and single-family houses.

Its Impact: Local data indicates our law has helped preserve our economic and racial diversity and provided stable housing. Many low-income families, including many immigrants, have been able to afford their homes for decades, planting roots and raising their children in a community with strong schools and good local services. We all benefit from the resulting community-wide sense of security and well-being.

What to Do? –  Community Vision for Takoma (CVT) invites you to work with us in the months ahead to urge the Council to make sure any changes in the law:

  • Strengthen tenant protections.
  • Preserve affordable housing, especially for residents with low incomes.
  • Help landlords better maintain and repair buildings.
  • Prevent higher rents or teardowns that would displace current residents.
  • Honor our community values: Diversity, inclusivity, protecting the most vulnerable.

If you’d like to receive CVT Alerts or join our working group on housing, email: tjcommunityvision@gmail.com.

Without Full Council Debate, City Issues RFP for Major Policy Review of Rent Stabilization Law

On July 8, the City of Takoma Park issued a Request for Proposals (RFP) for a consultant to conduct a policy review of our vital Rent Stabilization Law.  

Before this staff-written RFP was released, Community Vision for Takoma sent the Council and staff a critique with recommendations [see a copy below] on an earlier draft staff wrote, proposing what the goals and scope of the review should be. The final version of the RFP was issued without a full Council deliberation or vote on those critical points, despite support from at least two Council members for such a public decision-making process.

This issue affects us all, whether renters, landlords, homeowners, or businesses. Please read the RFP, and CVT’s suggestions, and consider for yourself the importance of the issues that CVT raises. Have they been adequately addressed? 

We invite you to work with us in the coming months focusing on such critical issues as: 1) protecting current residents and small landlords from displacement, 2) preserving Takoma Park’s rare stock of affordable housing, and 3) the urgency of reviewing all past and proposed policies with a racial-equity lens.

Comments and Suggestions on Rent Stabilization RFP

Community Vision for Takoma

July 1, 2025


As presented at the June 11th Council meeting, the goals for the RFP do not accurately reflect the City’s current Housing and Economic Development Strategic Plan, approved in 2019.

The Plan’s three main objectives were clearly articulated as:

  • PRESERVE existing businesses and affordable housing in Takoma Park, including in revitalizing areas.
  • PRODUCE more housing and opportunities for businesses to start and grow across the income spectrum and in neighborhoods across the City to meet the diverse housing and economic needs.
  • PROTECT renters, homeowners and local businesses from discrimination and displacement, and protect our environment from destruction.

The Strategic Plan’s only mention of a review of rent stabilization is to serve the first objective – to preserve existing affordable housing – not to question its impact on the pace of development in the City. The Plan also, under each of those three main objectives, includes this specific strategy: “Consider all advocacy and action through a race equity lens.” Given that 83% of householders who rent in our City are households of color, the third goal – protection from displacement – as well as the first goal, which is closely related (preserving existing affordable housing) should be at the core of any evaluation of both existing policy and potential changes to ensure that racial equity concerns are prioritized.


In contrast, the draft RFP calls for a consultant to recommend revisions to our rent stabilization law based on analyzing the impacts of the existing law and any proposed changes on housing “affordability, quality, and choice.” By themselves, those three words are not clearly aligned with the three officially designated goals of the City’s Strategic Plan, and are nowhere actually defined. None of the three terms specifically addresses protection from displacement or preserving the City’s unusual stock of deeply affordable housing. Nor do those words, or anything else in the RFP, indicate to the potential consultants that their entire project should evaluate existing policy and make recommendations “through a race equity lens.”

In fact, the Council’s June 11th Agenda Item suggested that the study should focus on “balancing tenant protection, incentivizing high-quality housing, addressing affordability, and creating housing choice” – as if those goals may be in conflict with each other, or that each is as important as the other. That does not seem to take Takoma Park’s community values into account. Is increasing “choice” in housing – which apparently means developing new housing for current or future residents who can afford more expensive options — really as much of a priority as protecting tenants, especially the City’s many very low and extremely low-income residents?

Choice and more options for whom are key questions for Council to clarify, especially given limited developable land, tight City budgets and uncertain economic trends. Robust data is needed to prioritize and target housing efforts to serve the most vulnerable residents.

In light of the above, we advise the following changes to the draft document. These are needed to realign the entire RFP with Takoma Park’s unique identity, based on a set of core, shared values that do not yet shine through the RFP document:

  1. Clearly emphasize throughout the document that the promotion of racial equity and socio-economic and racial diversity are core community-wide values and are to be top priorities in reviewing the law and proposing revisions. It is important that there be a thorough review of the impact on equity and diversity of our rentstabilization policies over time. Any proposed change should also be carefully evaluated as to its potential for positive and/or negative impacts on improving measures of equity and diversity.

The City has not yet developed its own process for conducting a racial-equity analysis, to use in such an evaluation. However, the RFP could direct the consultant to commit to conducting its review through a racial equity lens, with an option to either adapt the OLO RESJ Project Methodology Tool, used by the Montgomery County Council’s Office of Legislative Oversight, or, if approved by staff after consultation with the Council, an alternative expert tool proposed by the consultant.

2. Revise the language of the RFP to specify that Protection from Displacement is to be a major focus of the review and a major goal of any recommendations for changes in the law or other City policies. That would include protecting tenants potentially priced out of affordable housing options or who could lose their homes if their buildings are torn down to make room for new construction, as well as protecting local businesses, especially small landlords in the City who are struggling financially to maintain older buildings.

The consultant should attempt to identify revisions that would increase such protection, as well as examining how potential changes might increase the threat of displacement. The study should include a close look at measures of housing stability through the years and how any potential changes could affect the likelihood of tenants being able to stay in their homes. Evaluating impacts on stability should include a fine-grained look at historic trends in tenant tenure, eviction rates, and how the law has impacted those, as well as analysis of how proposed changes might affect that important marker of community well-being.

Preserving the City’s unique stock of deeply affordable housing should also be clearly addressed as key to protecting current residents from displacement. This would require a building-by-building inventory of code violations and needed repairs or upgrades. In that context, the RFP should call for the consultant to review not only this law but other City policies, to evaluate what changes would be helpful to encourage and support landlords whose older buildings are most urgently in need of repairs and renovation, including energy-efficiency upgrades.

It’s also essential for the consultant to clearly evaluate both historical and potential impacts on the supply of rental units affordable at particular income levels — not just to make general statements about “affordability,” without defining that term. For example, City staff report that, as of 2022, 93% of our rent-stabilized units are affordable for very low income households (with incomes of no more than 50% of area median income(AMI)), and about 14% are affordable for extremely low income households (no more than 30% AMI). The analysis must focus on this degree of detail, to capture what proposed changes might mean for our most affordable housing.

3. Strengthen Community-Wide Engagement requirements, to ensure the
results are authentic and really provide robust, meaningful opportunities for the consultant, City Staff, and the Council to interact deeply and effectively with the full range of stakeholders.

Strong representation of tenants is urgent, as are the voices of landlords, especially small landlords who are also residents. But representatives of the broader resident community – including homeowners – is also appropriate, given the impact that progress toward racial equity and socio-economic and racial diversity has on the stability and well-being of our entire community. Consider directing the consultant to work throughout its project with a Council-appointed taskforce that represents the full range of stakeholders.

Q&A: Rent Stabilization in Takoma Park

Q&A on Rent Stabilization in Takoma Park by Community Vision for Takoma (CVT)

(A working document, comments welcome).

Do you care about housing justice in Takoma Park? Then consider following the City Council’s new review of what may be the single most impactful law our small city has ever passed: Our Rent Stabilization ordinance. To help residents prepare to take part in this process, the 15 Questions & Answers below offer an overview of the current law – and what’s at stake in its review and potential revision.

Question 1: What is Takoma Park’s Rent Stabilization Law all about?

Answer: Takoma Park’s ordinance is apparently the oldest continuously in-effect law in the State of Maryland that stabilizes rent. The first version of our law was passed in 1980.1 (More than 200 other local governments as well as two states – Oregon and California – and the District of Columbia2 now have such a law as well.) Our law requires most landlords who rent out multifamily buildings or individual condominium units to limit their annual rent increases to the percentage increase in the Consumer Price Index from the year before. (For 2025, the maximum increase allowed is 2.4%.)

However, there are several landlord exemptions available even for those types of housing – including for units that are federally subsidized. Also, for entire buildings, if they operate under a contract with a government agency that requires at least half the units to be affordable for residents with low or moderate incomes. Owners of newly constructed multi-family rental facilities can also apply for a five year exemption. And the law does not apply to single-family rental housing or accessory dwelling units. In fact, just 1,636 of the 3,217 rental units in the City – about half — were rent-stabilized, as of 2023.3

For more details, you can read the law here.

Q2: How has Rent Stabilization impacted our community?

A: Rent stabilization has contributed significantly to the stability and resilience of our Takoma Park community. It has succeeded in preserving an unusually dense supply of affordable housing in high-priced Montgomery County. (Median rent was $1,318 in Takoma Park, compared to $1,957 in the County, as of 2022.)4

By preserving such reliable affordable housing, the law has played a major role in preserving our economic and racial diversity.5 (That’s not surprising, given the evidence that rent stabilization is a powerful tool for racial justice.) It has enabled Takoma Park to provide housing access to residents from near and far who can plant new roots and raise their children in a community with strong schools and good local services.

And there is evidence that rental communities in our City really are more stable: As of 2022, the median number of years Takoma Park renters have lived in their home is 7 years, compared to just 4 years in the County, which is just starting its own rent stabilization program.6 Rent stabilization has not only directly benefited many Takoma Park residents who rent, of whom a high proportion are residents of color. It has also promoted a broad sense of stability and community-wide security that contributes to the health of our whole city.7


Q3: Overall, what percentage of Takoma Park household are renters?

A: Takoma Park is a densely populated municipality of about 2.1 square miles with an ethnically and economically diverse population of about 17,500 people. About 48% of all households rent their homes. By comparison, about 35% of all households in Montgomery County rent their homes.8


Q4: What about the buildings that are fully exempted from our Rent Stabilization Law because the owners have signed a government contract to limit the rent for at least half of their units? How high are the rents for units that are not included in that protected proportion that must be affordable? And what’s the total number of units in each of those buildings that are not protected at all from hefty rent increases, either by our law or by those government contracts?

A: We urge the Council to ask staff to provide the data to fully answer this question – and to evaluate how total rents and the pattern of annual increases in rents in those uncovered units compare to buildings that are under our law. Note, though, that most renters in the City are either covered by the law or live in units subsidized or rent-regulated in some way by a government agency.


Q5: But is rent stabilization fair to landlords, who are trying to make a living, or does it force them to basically subsidize their own rentals?

A: The law specifically recognizes the value of allowing landlords to get a fair return on their investments. They are able to petition for special increases, beyond the year’s approved percentage increase. They can do so if they find themselves in any particular year in circumstances that require a higher rent to pay the costs of maintaining the safe, quality housing that residents deserve, while making a fair return for their own businesses. More details about such “Fair Return” rent increases are here. (Staff have stated that landlords have made limited use of Fair Return applications. A review to verify if that reflects satisfaction with increases allowed or some issue with the process – such as ease in navigating it or being informed about it – could be part of the rent-stabilization review.)


Q6: CVT alerted residents earlier this year about political pressures for a new Maryland State law to prohibit any local government from including something called “Vacancy Control” in its rent-stabilization law. What’s that all about, and how would it affect Takoma Park?

A: A major goal of rent stabilization is to protect stability and affordability for current and future tenants. After a tenant moves out can the landlord raise the amount of rent to market rate, or is the current rent for the year offered to new tenants? Keeping the rent level for the next tenant after the prior tenant vacates an apartment unit is called “vacancy control.” Allowing the rent to float up to market rates between tenants – often to levels which prospective new tenants can no longer afford – is called “vacancy decontrol.”

Affordable housing advocates stress the importance of vacancy control because it helps protect tenants from displacement and prevents a loss of reasonably priced rental housing. They fear that vacancy decontrol creates an incentive for landlords to displace long-term tenants and to select tenants who are more mobile and have higher incomes. The laws for both Takoma Park and the County include vacancy control. The effort to ban such provisions failed this year (2025) in the Maryland legislature, so our policies are still in effect. Locally, high-level support for vacancy control among both City and County elected officials was reaffirmed in March 2025. 9


Q7: Has rent stabilization stifled development of new multifamily rental buildings in the City?

A: Opponents of the City’s rent stabilization law often make this claim. However, they haven’t been able to offer persuasive evidence that a lack of new development is caused by rent stabilization. There’s good reason to doubt that assertion. A 2017 report to the City Council from a housing consultant, for example, concluded otherwise. One of its “key findings”: There has been little new development in Takoma Park for years because the City – which is just over 2 square miles in size – was already densely developed.10

More recently, a major new opportunity for considerable new housing has opened up at Hospital Hill, the site of the former Washington Adventist Hospital. And another site, owned by a church on New Hampshire Avenue, is already being planned for development, which will include 78 new affordable units for seniors.

Moreover, the results of a number of studies across the nation show that, in general, rent stabilization does not appear to stifle new housing development. For example, a 2021 national review of research on rent stabilization, in a report from the University of Minnesota, concluded: “Little empirical evidence shows that rent control policies negatively impact new construction. [highlighting in original] Construction rates are highly dependent on localized economic cycles and credit markets. Additionally, most jurisdictions with rent stabilization specifically exclude new construction from controls, either in perpetuity or for a set period of time.”11

In fact, Michael Bodaken, Adjunct Professor at the University of Maryland’s School of Public Policy and former head of the National Housing Trust, testified to the Montgomery County Council in 2023 on just this point: “The evidence shows that overall market conditions, interest rates, costs of materials, and zoning have much more influence over new housing supply than rent regulations,” he wrote. “This is particularly the case in prosperous locations like Montgomery County.”

And nearly three dozen economists in 2023 published a letter making a strong case for expanding rent regulations – pointing to “substantial empirical evidence that rent regulation policies do not limit new construction, nor the overall supply of housing.”


Q8: Does rent stabilization make it hard for landlords to afford proper maintenance and so lead to the deterioration of the City’s rental housing stock?

A: We aren’t aware of any local study on this question, which we agree is an important one to evaluate. One goal of such an evaluation should be how to use and preserve our law while making sure the overall impact of local City and County regulations, code enforcement, and financial incentives support landlords’ efforts to keep their properties in good condition.

It is notable that the same 2021 national review of rent stabilization found: “There is little evidence that rent regulations cause a reduction in housing quality. Some evidence shows that major capital improvements keep pace with need but that more aesthetic upkeep may suffer. Most programs allow for the pass-through of capital improvement costs.”


Q9: In Takoma Park, given the age of many of our rent-stabilized buildings, wouldn’t it help if City policies strongly encouraged landlords to maintain the quality of our affordable housing stock so we don’t lose it?

A: Yes. In fact, a 2018 study12 funded by a national group representing multifamily apartment landlords concluded that even under actual rent control (vs. our more flexible form of rent stabilization): “There is no clear association documented in the empirical research between rent control and building quality, particularly if other ordinances, requirements, or incentives are present to have landlords maintain buildings.”

So, any City review of our Ordinance should carefully evaluate whether we and the County have the right mix of such requirements. For example, this could include a review of how thorough and timely inspections and enforcement of housing codes are, as well as evaluating incentives, such as sharing costs of improvements or extending tax breaks related to repairs when appropriate.

Also, the review should pay special attention to an emerging maintenance challenge: New County energy standards. The County Council recently passed mandatory new Building Energy Performance Standards. These may require a review of cost-sharing options to help the owners of multi-family rental buildings that are rent stabilized comply. Each building in the County that is 25,000 sq. ft. in size or more has its own “site energy use intensity” (site EUI) standard that it must reach by a certain deadline. (A list that includes all the multi-family buildings in our City that must meet such standards and their deadlines is available here.) Site EUI is a measure of the energy use per gross square foot of building area each year. Each building’s final performance standard is based on what the building is used for.

Q10: Does rent stabilization tend to promote a decline in the total amount of rental housing units? Does it create an incentive for owners to either convert their properties to condominiums or tear them down and totally rebuild, or to sell to other developers who will do so?

A: This question, to our knowledge, has not been carefully evaluated locally. We urge the City Housing staff to compile and share data on condo conversions of rent-stabilized units in Takoma Park. The 2021 nationwide review did find that research shows, in general, that rent regulation “is related to an overall reduction in units.” However, other research demonstrates that’s not always the case, and that carefully written laws can avoid loopholes that encourage condo conversions.13 Depending on what a local analysis would show, if necessary, the City could follow other cities’ lead and add focused regulations to encourage landlords to stay in the rental housing market and continue providing affordable housing.

And consider this: When affordable rental units are converted to affordable condominiums or affordable cooperatives – which has happened in Takoma Park with the aid of the City and County – the change can provide affordable options for home ownership to residents with modest incomes who otherwise would not be able to afford buying a home. Given the importance of home ownership to building generational wealth, the equity impact of such conversions is also of value.

Q11: Why is the City Council reviewing our Rent Stabilization Ordinance now?

A: One reason: During the review of the Minor Master Plan Amendment (MMPA), a re-zoning plan, the City was pressured by the County Planning Board and the County Council to review the City’s rent stabilization law.

Separately, the Mayor and some Councilmembers seem supportive of a major review as well. The new City Council has included a review of the City’s ordinance as part of its official “Council Priorities” over this Council’s two-year term (which runs through October 2026). To date, it seems fair to say that the Mayor, some Councilmembers, and staff have expressed more interest in identifying revisions that might increase developers’ incentives to build more housing units – whether affordable or not – than on changes that could strengthen tenant protections or overall housing resilience.

Q12: What role do our Rent Stabilization Law and other tenant protections play in meeting the City’s major housing goals and challenges?

A12: This is a good question, deserving a full evaluation in any major review of the law. But we can make some preliminary observations. The Council, in its 2019 Housing and Economic Development Strategic Plan, prioritized three main housing objectives: Preserve, Produce, and Protect. The objective to protect was defined as: “Protect renters, homeowners, and local businesses from discrimination and displacement; and protect our environment from destruction.”

Notice the inclusion of language about protecting residents from displacement. City staff later reframed those objectives in 2024 as “stability, choice, and quality,” in a way that arguably de-emphasizes protecting residents from displacement.

     Stability was defined by staff as “the ability of residents to remain in their community.” Stability for residents renting in multi-family buildings is significantly advanced by the City’s Rent Stabilization policies. And stability among residents – whether they rent or own – is arguably threatened by high property taxes and rents.

     Choice was defined as residents’ ability “to choose and find housing that fits their life situations.” Choice is limited among certain housing types, notably duplexes, triplexes and townhomes and, for homebuyers, within certain price brackets, especially low to moderately priced single-family homes. A factor that impacts all housing choices is the limited availability of developable land. We note again this key finding of the 2017 City-funded study: “Because Takoma Park is mostly built out, there is little new residential construction.”

     Quality was defined as “safe, healthy and contains all amenities for comfort.” While various enforcement mechanisms attempt to address quality, how well the City’s many aging multi-family rental buildings are being maintained is a particular concern. A full analysis, including building-by-building evaluations of the need for repairs, would be a good first step to begin prioritizing this major issue. 

Clearly, rent stabilization and other tenant protections play a key role in achieving the City’s overall housing goals – serving current residents but also new residents.  Any policy that might lead to displacement is directly at odds with the City’s goals.

Q13: What other City policies significantly impact our housing?

A: Takoma Park’s suite of housing policies and programs work across the Stability-Choice-Quality framework, some clearly prioritizing housing justice in terms of promoting safe, affordable, well-maintained, stable shelter.

These programs include, for example, grant assistance with down payments for first-time home buyers who are income eligible and the Tenant Opportunity to Purchase Law, which since 1986 has given tenants a right of first refusal when a landlord decides to sell. Together, these policies have supported numerous residents, on their own or organizing with other tenants, to transition from renting to home ownership without moving. This can help residents of more modest means, who are disproportionately families of color, begin to build the kind of generational wealth and stability that has historically been disproportionately available to white families. (A success story that, on paper, is a “loss” of rental housing units, but is also a gain for the individuals involved and, at least in some ways, for our community.)

Another set of City policies offer other protection for renters, including Rental Assistance and Tenant Protection from Displacement programs.

There are also significant new City and County policies, whose impacts on housing it’s too soon to evaluate fully. The City’s new Housing Property Tax Credits passed in late 2024. But they will not be available until the Council has approved regulations to implement them. (As of mid-May, 2025, staff have not yet presented such regulations.) The credit for new, multifamily rental buildings would provide 10 years of full exemption from City property taxes, and five more years of partial exemption. Other, less generous tax credits would apply to  the rehabilitation of multi-family rental buildings (Council has instructed staff to flesh this idea out), and affordable housing preservation.

The Minor-Master Plan Amendment, approved in 2024 by the County Council, significantly changed zoning in the 132 acres along Maple Avenue and Flower Avenue, from Philadelphia Avenue to the west, and the Washington Adventist campus, to the east.14 The changes expand the allowable heights, floor-area-ratio (FAR) and commercial-development potential in the plan area, which includes the site of the former Adventist Hospital.

Both the new tax credit for newly constructed rental buildings and the MMPA zoning changes likely increase development potential – but also the potential for some resident displacement. 

Q14: How does the City’s Rent Stabilization Law compare with Montgomery County’s?

A: Broadly speaking, Takoma Park’s ordinance offers much stronger renter protections compared with the County’s new law. Three significant differences are:

• The exemption period from rent stabilization regulations for brand new multifamily rental buildings is 5 years in Takoma Park, vs. 23 years under the County’s law.

• After a building’s “substantial” renovation, the County allows a new, 23-year period of exemption from its law. The City has no similar provision.  (Renovations that cost at least 40% of the building’s assessed value are considered substantial, under the County law.)

• The maximum annual rent increase allowed under rent stabilization under Takoma Park’s law is the annual increase in the Consumer Price Index in our area (2.4% increase allowed for 2025). Under the County law, the maximum allowed annually is either 6% or the annual increase in the Consumer Price Index plus 3% — whichever is less. (5.7% allowed for 2025).

You can compare the two sets of regulations to see all the differences here. (Link here)

Q15: What can residents do to learn more and/or advocate for the City’s Rent Stabilization and Housing policies?

A: Residents can learn more about individual policies from the Housing pages on the City Website and from our document “Selected Rent Stabilization and Housing Policy Documents”.  You can  also attend a City Council Meeting – which are most Wednesday nights at the City Community Center – when housing issues are on the agenda. You can make a 3-minute public comment in person or over Zoom at the meetings. Please also share your questions and concerns with your City Councilmember, the Mayor and the entire City Council.  Lastly, talk with your friends and neighbors to help them stay informed and engaged too.

And a special invitation: If you would like to actively work on these issues with CVT’s Housing Working Group, send an email to:  Community Vision for Takoma at tjcommunityvision@gmail.com. Feel free to also email us, at the same address, any further questions, comments, or information you have about these issues.

  1. In the early 1970s, there were both federal price controls and a statewide rent-control law in effect. After those limits were lifted and rents began rising dramatically, Montgomery County declared a public emergency and passed first a rent freeze and then a rent-control law. That law was in effect from 1973 to 1977, followed by a transitional period during which another law temporarily gave the County the authority to disapprove rent increases of more than 10% if landlords could not provide “adequate justification.” That authority expired in 1981.  Takoma Park voted in their rent stabilization in 1980. Prince George’s and Howard Counties and Rockville also had rent-control programs from 1973 to 1976.  Read about this history here (pp. 6-10, 63-64, as numbered in the pdf). More recently, Montgomery and Prince George’s Counties adopted new rent-stabilization laws that took effect in 2024. The City of Mount Ranier’s new law took effect In 2023. In addition, many jurisdictions in Maryland limited rent increases early on during the COVID-19 pandemic but later lifted those limits.
    ↩︎
  2. Minneapolis Rent Stabilization Study, published by the Center for Regional and Urban Affairs at the University of Minnesota, 2021, p. 1, 4. ↩︎
  3. Housing Annual Report, City of Takoma Park Housing and Community Development Department, Oct. 18, 2023. ↩︎
  4. Housing in Takoma Park, City of Takoma Park Housing and Community Development Department, July 1, 2024. ↩︎
  5. No racial group in Takoma Park is in the majority. Source: U.S. Census Bureau Quick Facts for the City. ↩︎
  6. Housing in Takoma Park, City of Takoma Park Housing and Community Development Department, July 1, 2024.p. 14. ↩︎
  7. Minnesota Rent Stabilization Study, p. 22, in terms of the national evidence that housing stability – which our rent stabilization supports – yield strong social benefits:  “. . .  housing research overwhelmingly stresses the importance of housing stability for economic well-being and physical, emotional, and mental health (Harkness and Newman, 2005; Smith et al., 2003; Welch and Lewis, 1998; Guzman et al., 2005; Bartlett, 1997). Housing stability has been associated with greater educational achievement among children (Scanlon and Devine, 2001; Kerbow, 1996; Brennan, 2011; Newman and Holupka, 2014).
    Also, for evidence of the relationship between housing instability and significant negative physical and mental health outcomes for both adults and children, see the summary and references in “Rent Regulations and the Montgomery County Rental Housing Market,” from the County Council’s Office of Legislative Oversight, OLO Report 2023-5, p. 14. ↩︎
  8. The population density of Takoma Park is about 8,382 people per square mile. That compares, for example to about 5,276 per square mile in Bethesda, 4,961 per square mile in Rockville, and 6,741 per square mile in Gaithersburg. (Source:  U.S. Census Reporter.) Sources for proportion of households who rent their homes in Takoma Park and Montgomery County: U.S. Census Bureau Quick Facts for the County and the City. Source for number of residents (individuals) who live in rented homes Is: “Facts and Figures: Summary of Census Information Through 2022,” City of Takoma Park Website. ↩︎
  9. “Good Cause/Vacancy Control Local Legislators Sign-On Letter (updated 3/14/25).” County Councilmember Kristin Mink played a leading role in organizing this effort. In addition to Mayor Searcy, Takoma Park Councilmembers Jessica Landman, Cindy Dyballa, Roger Schlegel, and Cara Honzak signed the letter. County Executive Marc Elrich, Mink, and five other County Councilmembers signed it as well. ↩︎
  10. City of Takoma Park Housing and Economic Data Analysis, The Cloudburst Group, Oct., 2017. One of the “Key Findings”, p.  13: “Because Takoma Park is largely built out, there is little new residential construction.” ↩︎
  11. Minneapolis Rent Stabilization Study, published by the Center for Regional and Urban Affairs at the University of Minnesota, 2021, p. A1. ↩︎
  12. Lisa Sturtevant, Ph.D., “The Impacts of Rent Control: A Research Review and Synthesis,” published by the National Multifamily Housing Council Research Foundation, May, 2018. ↩︎
  13. Mark Paul (an economist himself), “Economists Hate Rent Control. Here’s Why They’re Wrong,” The American Prospect, May 16, 2023. ↩︎
  14. For extensive commentary on, and the history of, the Takoma Park Minor Master Plan Amendment (MMPA), click on the link to “Affordable Housing,” on CVT’s website. ↩︎

Takoma Park City Candidate Questionnaire 2024

Candidates not listed below either declined to participate, or did not submit responses. We encourage you to ask the candidates in your ward any unanswered questions.

Questions 3-10 on the questionnaire were Yes/No questions (with the option of skipping any of those questions). Because very few candidates participated, we opted not to include the Yes/No section. The full questionnaire can be found here.

1. Please List Your Name, Ward, and the Position For Which You are Running. (Campaign websites linked to names).

Jessica Landman, Ward 1 City Council

Roger Schlegel, Ward 3 City Council

Tony Kyere, Ward 4 City Council

Ambroise Agosse, Ward 6 City Council

2. Please provide the names of any City of Takoma Park committees, commissions, or task forces on which you have served, including City Council. Also list any neighborhood, community, or tenant associations for which you have held office.

Jesssica Landman, Ward 1:

Takoma Park Complete Safe Streets Committee; Montgomery County Vision Zero Equity Task Force; Takoma Junction Vision Study Stakeholder Advisory Group; Takoma Central District Citizens Working Group (Takoma Park MD representative)

Roger Schlegel, Ward 3:

Pinecrest Community Association, President; Executive Committee Member. Takoma Junction Task Force. City Manager Search Committee. Parking Management Task Force.

Tony Kyere, Ward 4:

President of Park View Towers Tenants Association.

Ambroise Agosse, Ward 6:

I am the current vice president and the traffic committee member of the New Hampshire Garden Citizens Association, Board member of the Takoma/Langley crossroads Development Authority, Member of the Climate Action Coffee group

11. What are your ideas for making real progress toward racial equity in our City?

Jessica Landman, Ward 1: Implement policies to prevent displacement, using City’s (limited) planning/zoning powers; use data on tree cover & sidewalks/traffic calming plus demographic info to prioritize pedestrian and other infrastructure improvements, using an equity lens; explore how to retain library services at current temporary location once the library re-opens by budget priority-setting; keep NH Av Rec Center in prime working order while advancing its upgrading/replacement, as a City priority.

Roger Schlegel, Ward 3: Seek 95%+ voter participation by all ages 16 and older. Remove barriers to access of residents of color to information, meetings, assistance, and legal recourse. Schedule meetings at venues and times, with advertisement and translation, that don’t reproduce inequitable participation patterns. Use existing social networks to proactively grow BIPOC residents’ influence. Build the institutional muscle to recalibrate white residents’ claims of urgency so as to allocate time and resources equitably.

Tony Kyere, Ward 4: Protect our rent stabilization law.  Require 50% of new units on Hospital Hill to be affordable housing.

Ambroise Agosse, Ward 6: This requires an approach that includes advocacy and community engagement. Support local and minority-owned businesses, school programs that aim to help people of color succeed. Participate in community events focused on racial equity topics. Partner with or volunteer for local organizations working on racial justice issues like CVT and provide them with financial support. Encourage diverse representation on city boards for leadership positions like I am doing by running for Ward 6 city council.

12. What additional steps should the City Council take to address the climate emergency?

Landman, Ward 1: Coordinate stormwater management on watershed basis, across (public/private/ jurisdictional basis) holistically, coordinating with other jurisdictions affecting TkPk; clearly define native trees using best eco-practical definitions; plant/approve planting of suitable food trees (nuts/fruits) and support food forests; ramp up program to encourage mulching & not raking leaves where practicable (also lowering city DPW costs); explore solar roof @ Junction lot via outside funding; maintain City EV chargers and fix the broken ones ASAP.

Schlegel, Ward 3: Use media and convene groups to help residents shift to new appliances, HVAC, vehicles, or landscaping, go solar, use alternative transport, garden, tend to trees, rainscape, or grow food forests. Partner with MC, UMD for green careers and businesses. Reward mature trees with a stormwater fee credit. Develop a twelve-year plan for alternative transportation dominant locally. Support new, green infill development with housing for all income levels to reduce regional trips. Set and track targets.

Kyere, Ward 4: Get outside experts to review if Maple Ave and all areas draining into Brashears Run could withstand 24” inches of rain in 18 hours.  Develop a real climate impact strategy based on the results of that study.

Agosse, Ward 6: The city can take several additional steps on top of the current one to address the climate emergency and maintain its leadership. Update the Climate Action Plan to set more ambitious targets to incorporate new goals for carbon sequestration, energy resilience, biodiversity protection, comprehensive infrastructures for best flood management. Assist businesses and residents, including those in multi-family housing, to access renewable energy, and to install solar panels.

13. As with other City projects, the cost of the library renovation has increased dramatically. If elected, how would you work to address City project cost overruns?

Landman, Ward 1: I would oppose launching any additional capital projects until the Library and Community Center/police station building project is fully completed; seek to address any additional space needs for City staff through rental of space rather than construction of additional buildings; consider creating a task force of local volunteers who are experts to brainstorm innovative ways to obtain an updated/improved recreation center that would not involve the City directly in providing construction oversight and is budgetarily neutral.

Schlegel, Ward 3: Project proposals and components should emerge from and align with long-term strategic objectives identified by the City. Fiscal and environmental sustainability and equity commitments should constrain and shape designs. Prioritize functionality over ornamentation. Factor in operating and staffing costs. Understand and respect site and situational constraints (e.g. groundwater, access) at the start of the design process. Do not backtrack once committed so as to limit delay-induced cost overruns.

Kyere, Ward 4: First, balance the budget and require city council to live within its means.  Second, begin the budget review process earlier so residents can get involved earlier and demand accountability from council members. 

Agosse, Ward 6: It sounds too late for me to take strong and serious action to address this matter. To serve as an example for the futures decision makers, we will take responsible those who approved the projects without appropriate and strong studies especially environmental study. However, I will do the projects re-evaluation for cost effectiveness, eliminate needless activities and support finding grants programs and other resources to cover the gap.

14. The City in recent years has had to use reserve funds to pay for expenses. At the same time, property taxes have risen to levels that make it difficult for some residents to stay in their homes. If elected, how would you address these challenges?

Landman, Ward 1: Work with the City Manager to mandate a ‘constant yield’ budget as annual starting point; support CM on management/task metrics to evaluate staffing needs, and efficiency options; re-assess vehicle buying by exploring leasing to reduce costs & expedite fleet electrification; explore equipment-sharing with other cities (like Rockville does) to save on costs of infrequently-used equipment; revisit street maintenance schedules for options to adjust re-paving schedules when road conditions warrant.

Schlegel, Ward 3: Integrate strategic planning with the budget cycle. Use performance metrics; seek greater efficiency, perhaps by merging functions. Explore whether any services once provided by a bi-county City can now, since unification, be County-provided without losing quality or compromising values. Calculate how growth may affect revenue and costs. To close an urgent gap, resurface only as needed; extend replacement schedules; postpone hiring consultants. Don’t compromise equity; compensate workers fairly.

Kyere, Ward 4: We have to cut back on expenditures already!!! Particularly on police cars.  We can’t raise property taxes any more. Homeowners in Ward 4 can’t afford to pay taxes now!!!

Agosse, Ward 6: I think a strong action is needed to stop increasing the city property tax as we are way over all other incorporated cities in the State. If elected, I will work with the city to first review the city budget process by giving more time to the city councils for amendment. Second, we will work to reduce city expenditures whereas is needed. And finally, I will support identifying other sources of income than keep putting pressure on the city property tax.

15. What is your vision for the equitable and inclusive use of the public land at Takoma Junction, given what we have learned about the constraints of that space in terms of traffic, open space needs, safety, and support of existing and planned local businesses?

Landman, Ward 1: Day to day the Junction provides vital delivery and parking resources for all of the Junction businesses (including 2 restaurants, the pre-school, the bike shop, the barber shop, the bakery, the butchery, the music school, the dress shop, the business center, etc). The space should (once renovations at the Co-op are complete) receive a makeover. Then the City should affirmatively encourage regular use of the site for City events that benefit residents and businesses with a welcoming locale for e.g. Earth Day, Xmas Market, break dancing contest, etc.

Schlegel, Ward 3: The site now hosts forest, stormwater protection, and a packed parking lot serving local businesses. The parking supply, in relation to the district, seems comparable to that in Old Town. In the short term, a solar cover, tree plantings, and a removable stage/dance floor could be added. In the mid term, efforts to reduce car trips could open up space onsite for a circulator shuttle hub. Longer term, the airspace above the lot could accommodate affordable housing because the City owns the land.

Kyere, Ward 4: People who park in the Junction should pay for parking.  A portion of the parking lot should be used for new small businesses, mainly local businesses.

Agosse, Ward 6: I think and believe we can come up with a very modern commercial property that benefits both the city and residents by working together with all parties to design a new project for that land. I mean an inclusive planning process is needed to properly address this matter.

16. What do you think the City should be doing to improve the safety of our communities?

Landman, Ward 1: For traffic, we should prioritize addressing the highest risk routes to schools using an equity lens. For crime prevention, we should continue to build police/business relationships (like with Walgreen’s) and prioritize enforcement of city ordinances at sites that are trash-strewn or vacant and unlit, thus attracting crime, and we should explore tax policies that discourage leaving lots or buildings vacant or in disrepair.

Schlegel, Ward 3: Incentivize more active neighborhood/tenant associations. Ease processes for block/ tenant parties and regularly scheduled play-street closures; build relationships to promote safety. Improve traffic safety with intersection tweaks, speed limit reductions and “5 MPH when people are present” zones. If needed to break patterns of persistent localized crime, position mobile surveillance cameras. Pursue safety objectives across jurisdictions through memoranda of understanding and celebratory events.

Kyere, Ward 4: Create a summer jobs program for teens, especially teens living along Maple Ave.  Make police walk their beats and ride bikes instead of zooming around in their cruisers.  Make police come to our Tenant Association meetings so they can see what our safety problems are.

Agosse, Ward 6: We should strengthen relationships between law enforcement and the community through regular assessment, meetings, joint community initiatives by running educational campaigns on topics like personal safety, reporting suspicious activity, crimes prevention tips and adapt strategies based on residents’ feedback. Install fixed and more mobile security cameras in strategic areas to deter crimes. Partner with community organizations to address specific safety concerns and leverage their expertise.

17. What do you think the City should be doing to prepare for the arrival of the Purple Line?

Landman, Ward 1: Code enforcement & tax incentives should target vacant/unmaintained sites to fix/rebuild them; work w/ Purple Line Coalition to address/minimize impacts, help neighborhoods & businesses; work w/ MoCo on innovative housing/development projects that protect our small businesses and create new housing/retail in appropriate spots, with ample community outreach; explore redevelopment of the McLaughlin School as, e.g., senior housing + daycare, creating local jobs & housing.

Schlegel, Ward 3: Engage residents, businesses, and property owners in visioning for New Hampshire Avenue, which will link Purple Line and Red Line via BRT. Plan to integrate new development with existing neighborhoods, respecting buffers and using Open Space funds to acquire connecting parks and paths. Pilot a public-private circulator shuttle to link key nodes and stations. Use benches, water fountains, shade tree planting, and optimized hill-climb routes to encourage walking and biking to/from the Purple Line.

Kyere, Ward 4: The city needs to better protect walkers and bikers all along the Purple Line.  It is too dangerous even if you’re in a car.  The city needs to have meetings to explain tenants rights to people who live there. 

Agosse, Ward 6: To prepare, the city should consider a multi-faceted approach that addresses transit access, economic development, community needs, and environmental impacts. Assess and upgrade existing infrastructure such as roads and public facilities to handle increased usage. Develop strategies to manage increased traffic including potential parking zones. By addressing these areas proactively, we can leverage the benefits of the Purple Line while minimizing negative impacts on residents and businesses.

City Council Candidate Questionnaire Responses

In preparation for the City of Takoma Park’s election on November 8th 2022, Community Vision for Takoma (CVT) sent questions to each of the 15 candidates for City Council. All but two candidates returned the questionnaires, below. (A few responses were edited to fit the limit on length.)

Topics included the climate emergency, the City budget, racial equity, the future of Takoma Junction, and affordable housing. We appreciate the time the candidates put into replying to these questionnaires.

The questionnaire responses below should help residents to make decisions on voting in the Council races. Not all candidates have websites (yet), but we encourage you to visit those websites linked to the names in the questionnaire responses, and to seek out the candidates at local events including the Takoma Park Street Festival on October 8th. You can also listen to speeches made about the candidates at the Nominating Caucus.

Also, tune in to the upcoming City Candidate Forums moderated by Eric Bond of Talk of Takoma (WOWD), streaming on Takoma Park City TV:

  • Oct 6, Candidates for Mayor 6pm
  • Oct 10, Ward 1 (6pm) and Ward 5 (7:30pm)
  • Oct 17, Ward 3 (6pm) and Ward 6 (7:30pm)

City ballots (separate from State/County ballots) should arrive by mail in October. Residents age 16 and up can register to vote in the City election, and do not need to be US citizens. City residents can vote:

  • by mail,
  • by drop-box,
  • or in person on November 8th.

WHO WE ARE: CVT is an informal network of neighbors who first came together around the use of public land at Takoma Junction, and continue to work on community issues. We do not have a formal organization. We work by consensus. At our center is a varying group of about 20 residents who meet regularly to discuss what’s happening in Takoma Park and to plan communications and advocacy. Our work includes attending City Council meetings, alerting residents to issues before the City, and encouraging participation in the City’s democratic processes.

CVT does not collect or donate funds to support candidates, and is not a Political Action Committee. 

City Council Candidate Questionnaire Responses

Ward 1

Shana Fulcher (Ward 1)

Q1 What is your position on how the City should proceed to end the impasse at Takoma Junction? Do you agree that the City must promptly end the current agreement to let NDC rent the lot? Why or why not?

Pedestrian safety, bicyclist safety, and traffic safety should be improved at the Junction before moving forward with the development. The intersection causes unease to everyone who passes through it. The parking lots on either side of the Co-op are awkward. The parking lot under consideration for development can be impossible to exit in order to get back into traffic.

I’m concerned about the legal and financial obligations the City might have with ending the current agreement with NDC as well as the City’s reputation. I would not want the City to lose money to NDC as a result of terminating the agreement. I worry about how other developers would feel about entering into an agreement with the City after ending its contract with NDC. NDC should present a plan that fits the City’s parameters including more greenspace and significantly reduced development. 

Q2 What is your vision for the equitable and inclusive use of the public land at Takoma Junction now, given what we have learned about the constraints of that space in terms of traffic, open space needs, safety, and support of existing and planned local businesses?

I would like to see a plan with more public use space that has protection from the elements with either a green roof or solar paneling. The Junction is at a major throughway for Takoma Park, so I want it to include architecture that is unique. I support finding a way to change the angle of the intersection at the Junction to increase visibility for pedestrians, bicyclists, and drivers. Our city should reflect that pedestrians not only have the right-of-way but also the priority. The second that someone parks their car at the lot to the right of the Co-op, they become a pedestrian. If we want them to frequent the businesses across East-West Highway, we have to ensure that they feel comfortable crossing at that intersection.

Q3 Do you agree that the City should survey residents to determine our needs for government services, and which services should be provided by the City, versus which services could be best provided by the County? Why or why not?

Yes. The services that the Takoma Park community values have likely changed since the inception of those services. We should reevaluate which services we want to spend our city taxes on. With Takoma Park incorporating in 1997, we don’t necessarily need to provide the same services we have historically provided. At the same time, the City has historically experienced difficulty negotiating with the County for reimbursement of duplicated taxes for services. At some point we have to accept that it makes more sense to get more services from the County.

Q4 Do you think that the City has responded adequately to the climate emergency, or do you think we should take stronger action on issues including stormwater, city vehicles, preservation and expansion of the tree canopy and green space, and green construction of city buildings? What changes would you propose and what targets would you set?

I do think that the City is doing a good job with some actions. I appreciate our efforts to protect the tree canopy and to create programs to plant more trees, even on private property. It is hard to address climate change locally when so many regulations are weakened nationally. I’ve seen many rain gardens going in on city property in the last few years and we should continue to address runoff. In order to support green construction of city buildings, we may need to slow down and put city goals further into the future. Developing in our city is a privilege and we should expect developers to treat it as such. We can expect developers to meet our higher expectations for environmental practices in order to build here. 

Q5 What is your view of the current budget process? Do you agree that the budget process needs to become more transparent? Do you feel that the City Council should do more to curb the continuous growth of staff and spending, given that the City population is not growing? Why or why not?

The City begins the budget process in November and does not solicit public input until April. I don’t think the current process places enough value on public input. The City Clerk and Employees should be more transparent earlier in the process. Stopping the growth in staff numbers will be hinged on reevaluating services that we want to provide.  My experience with the City staff is that they are working hard all the time so we would have to adjust our expectations of what our City staff’s output would be in order to reduce numbers. My family’s property taxes nearly doubled between 2018 to 2019. We had to seriously consider moving out of Takoma Park.

Q6 Do you agree that the current “racial equity considerations” process on Council agenda items is ineffectual? What would you propose to create a more participatory and inclusive process to involve residents in City governance? What new steps should the City take to address structural racism?

I’m not sure that I would agree that the process has been ineffectual because there are currently no metrics to measure success or failure. I would like to see metrics associated with our “racial equity considerations” process so that we are better able to recognize accomplishments and areas for growth. The City’s committees and task forces are meant to make recommendations to the City Council, but I would also like for them to be involved in advising the City Manager. In order to have a more inclusive process, I would like to see some committees and task forces assigned through invitation that is randomized and for us to publicize the honorarium that members receive.

Q7 Takoma Park has the greatest density of truly affordable housing in the county, and the only rent stabilization program. Would you work to do everything you can to protect this rent stabilization, prevent the displacement of low-income communities, and ensure that housing for home renters is safe and up to code? Would you advocate for creating more truly affordable housing at the Washington Adventist Hospital site, and the Washington-McLaughlin School site? Why or why not?

We should ensure that developers invest in greener measures now so that vulnerable families have protection against rising utility prices. These developments do need a variety of types of housing. We must be careful not to segregate our low income families from the rest of the community any more than they already are. We should not solely depend on new construction to make affordable housing for people.  The percentage of affordable housing should be heavily weighted when reviewing developer’s proposals. 

Mark Sherman (Ward 1)

Q1 What is your position on how the City should proceed to end the impasse at Takoma Junction? Do you agree that the City must promptly end the current agreement to let NDC rent the lot? Why or why not?

The city should never have leased the lot to NDC in the first place — the entire idea was wrong. The lease should be canceled immediately, and the council should quit being intimidated. In addition, the city attorney should stop trying to gag city council members on this issue — council members are not staff — they answer to us, not the city manager

Q2 What is your vision for the equitable and inclusive use of the public land at Takoma Junction now, given what we have learned about the constraints of that space in terms of traffic, open space needs, safety, and support of existing and planned local businesses?

The highest and best use of that land is for a parking lot that doubles as a delivery space for the adjacent grocery store. However, that doesn’t mean it has to look bad — it should be treated as green space with parking, and the corner at the back, near the fire station, should not be given away to a private business.

Q3 Do you agree that the City should survey residents to determine our needs for government services, and which services should be provided by the City, versus which services could be best provided by the County? Why or why not?

No, I don’t — somehow, these surveys never amount to much, they’re just giveaways to the survey company, and every bad thing that has happened seems to have been preceded by a survey, so I place little faith in them.

Q4 Do you think that the City has responded adequately to the climate emergency, or do you think we should take stronger action on issues including stormwater, city vehicles, preservation and expansion of the tree canopy and green space, and green construction of city buildings? What changes would you propose and what targets would you set?

The tree ordinance was weakened by the current council — I would seek to strengthen it, creating a right to shade, especially for renters. We should also be trying to get people out of their cars — I propose giving free bus passes to all residents and taking additional action on transit.

Q5 What is your view of the current budget process? Do you agree that the budget process needs to become more transparent? Do you feel that the City Council should do more to curb the continuous growth of staff and spending, given that the City population is not growing? Why or why not?

Staff should revert to the number of FTEs 20 or 30 years ago — we have become an overstaffed, over-consultanted, overengineered city — witness the library project. I am not well enough versed in the budget process to comment on that in particular. What’s really missing is a local press, to highlight what’s going on in the budget.

Q6 Do you agree that the current “racial equity considerations” process on Council agenda items is ineffectual? What would you propose to create a more participatory and inclusive process to involve residents in City governance? What new steps should the City take to address structural racism?

Those questions don’t belong together — racial equity is not the same as making city governance more inclusive. My biggest recommendation is to make the city manager an elected position — i.e., the actual mayor. The person we call mayor now is actually the council chairperson.

Q7 Takoma Park has the greatest density of truly affordable housing in the county, and the only rent stabilization program. Would you work to do everything you can to protect this rent stabilization, prevent the displacement of low-income communities, and ensure that housing for home renters is safe and up to code? Would you advocate for creating more truly affordable housing at the Washington Adventist Hospital site, and the Washington-McLaughlin School site? Why or why not?

The rent stabilization allowance should be based on a wage index, not a price index. Just-cause legislation should be enacted by the state legislature to prevent landlords from arbitrarily terminating tenant leases. I am also concerned about the loss of rent-stabilized units under various conversion scenarios. And the buildings themselves should be protected under historic preservation rules whenever feasible.

Elizabeth Wallace (Ward 1)

Q1 What is your position on how the City should proceed to end the impasse at Takoma Junction? Do you agree that the City must promptly end the current agreement to let NDC rent the lot? Why or why not?

I encourage the City to find a way to end the current rent agreement of the lot to NDC. I agree that public land should be for the public good and the community should decide how the property would best serve the needs of the city at large. Having familiarized myself with the history of the Takoma Junction project, it seems several breaches of trust have ruined the foundation of what we hoped would be a positive relationship, and anyone in construction knows, you can’t build on that especially if it’s to last 99 years.

Q2 What is your vision for the equitable and inclusive use of the public land at Takoma Junction now, given what we have learned about the constraints of that space in terms of traffic, open space needs, safety, and support of existing and planned local businesses?

Any new plan for the Junction should complement the other upcoming projects and amenities in Takoma. First focus on traffic flow, pedestrian safety, parking for existing businesses and food security. Perhaps move the Junction bldg to the Coop parking lot; design a circle to facilitate traffic; create a different parking pattern on Carroll; add city owned, refrigerated and dry storage for food security and a covered packing/picnic area; permeable parking; tiny house cafes/shops until we see what generates engagement before brick and mortar. 

Q3 Do you agree that the City should survey residents to determine our needs for government services, and which services should be provided by the City, versus which services could be best provided by the County? Why or why not?

Yes, a survey would be helpful, but one that is not based on opinion alone. It’s important that those answering the questionnaire know which services the city and the county already handle, if they’ve had experience with them and their satisfaction level, the reason why they’d like the city or county to handle it, and whether or not they see using those services themselves in the next 5, 10, 15, 20 years. 

Q4 Do you think that the City has responded adequately to the climate emergency, or do you think we should take stronger action on issues including stormwater, city vehicles, preservation and expansion of the tree canopy and green space, and green construction of city buildings? What changes would you propose and what targets would you set?

Right about the time the climate resolution was passed, climactic change was already a driver for the emergence of COVID. It was the city’s first test. In all climate issued, we need transparency projects management metrics. However, everyone was affected by COVID, suppliers and their workforces were undergoing massive change. It’s time not to point fingers, can’t redo, but pledge forward march! Since many construction projects are envisioned, green building and green space are first priority. 

Q5 What is your view of the current budget process? Do you agree that the budget process needs to become more transparent? Do you feel that the City Council should do more to curb the continuous growth of staff and spending, given that the City population is not growing? Why or why not?

The budget process seems to be a dreaded event by all. That must change in order that it be one that stimulates good and creative thought, not drudgery. Both the city 1 council and the residents need to see numbers on a quarterly, if not monthly basis so that patterns, trends, anomalies and other data are seen sooner rather than later. Also, it’s important to track whether or not project goals were accomplished on time and the man hours spent, including the TPPD. It’s impossible for me to say if we need to curb staff growth without those metrics. 

Q6 Do you agree that the current “racial equity considerations” process on Council agenda items is ineffectual? What would you propose to create a more participatory and inclusive process to involve residents in City governance? What new steps should the City take to address structural racism?

I’d like transparency on the rubric/s used, but need to add the climate change lens as well, as CC already majorly effects all marginalized people. 2/ There are a few equity projects on the city website (bus shelters, park quality) but they are all ongoing. The reports don’t reflect how close they are to achieving their goals, if time was lost due to COVID or change of personnel etc. Again project management timelines! 3/ Perhaps use Targeted Universalism approach. 4 / Start with honoring them for their successes, naturalizations, etc. at council meetings. 5/ no room left. 

Q7 Takoma Park has the greatest density of truly affordable housing in the county, and the only rent stabilization program. Would you work to do everything you can to protect this rent stabilization, prevent the displacement of low-income communities, and ensure that housing for home renters is safe and up to code? Would you advocate for creating more truly affordable housing at the Washington Adventist Hospital site, and the Washington-McLaughlin School site? Why or why not?

Rent stabilization stays in place! I’d encourage the county to create other areas as well. TP can be a long commute to some jobs. 2/ As an Airbnb host, I have insisted on having my home inspected so safe housing is a core value. 3/ I would advocate for affordable housing but suggest also mini city hall office, police substation?, community center, and shops. 1st renters could be TP residents from homes that were sub par. Landlords who get property tax allowances must be inspected regularly or may have to forfeit the subsidy.

Ward 2

Cindy Dyballa (Ward 2)

Q1 What is your position on how the City should proceed to end the impasse at Takoma Junction? Do you agree that the City must promptly end the current agreement to let NDC rent the lot? Why or why not?

The city’s 2016 development agreement with NDC and the previous council includes the lease. The city has been in discussions about this agreement, and it’s not appropriate for a current council member to publicly address topics such as status of confidential contract negotiations. I think a mutual resolution is important; a unilateral decision could bring costly and time-consuming legal action. As a 30-plus year Coop member I believe I’ve been taking into account their needs.

Q2 What is your vision for the equitable and inclusive use of the public land at Takoma Junction now, given what we have learned about the constraints of that space in terms of traffic, open space needs, safety, and support of existing and planned local businesses?

The city’s original project goals still seem relevant: be a stimulus to the commercial district and its local independent businesses; improve its aesthetic appeal; and be environmentally sustainable and sensitive to context. The bigger question is how we arrive at an updated shared vision for the site’s use. I would look for options that generate city revenue (not impose large city costs) if possible, as well as support healthy local businesses and respect safety and site constraints.

Q3 Do you agree that the City should survey residents to determine our needs for government services, and which services should be provided by the City, versus which services could be best provided by the County? Why or why not?

This, along with past city resident surveys, is a useful tool to help us balance city services, budget and revenues. I’m open to shifting some services. There’s challenges: targeting outreach to draw in new or infrequent participants; addressing city unions since services are delivered by staff; and working with the county on service transition, code changes needed, and likely costs. Example: we now pay a lower county waste fee than others, since the city provides most residential pickup.

Q4 Do you think that the City has responded adequately to the climate emergency, or do you think we should take stronger action on issues including stormwater, city vehicles, preservation and expansion of the tree canopy and green space, and green construction of city buildings? What changes would you propose and what targets would you set?

As sponsor of the city climate emergency and action framework, and a strong promoter of city and county climate, tree canopy, and stormwater action, of course I want the City to do more—in a way that supports our equity and other goals. Let’s build on current efforts such as our GHG targets, building energy efficiency programs, tree canopy goal and expanded planting effort, city EV policy, and green features in the library renovation, as well as expand public-private stormwater management

Q5 What is your view of the current budget process? Do you agree that the budget process needs to become more transparent? Do you feel that the City Council should do more to curb the continuous growth of staff and spending, given that the City population is not growing? Why or why not?

Our budget process has more public detail each year, because we asked for it. I still want more focus and clarity on the key information, decisions and necessary choices. City services need staff to deliver and manage them; wage increases for staff facing the same economy we do, and increases for their tools and equipment, means more spending. I’ve voted to keep a level residential tax rate, and I’m very cautious about adding staff; and we must also expand other city revenue sources.

Q6 Do you agree that the current “racial equity considerations” process on Council agenda items is ineffectual? What would you propose to create a more participatory and inclusive process to involve residents in City governance? What new steps should the City take to address structural racism?

More tools and training can help city staff and council better use this tool. I’ve worked hard to recruit and appoint a more diverse group of residents to city committees, with stipends to cover their costs. To be more inclusive and address structural issues, let’s take practical steps like our recent ones, such as more targeted and varied outreach, neighborhood workshops with translators, assistance programs for our most vulnerable, and community navigators to connect residents with services.

Q7 Takoma Park has the greatest density of truly affordable housing in the county, and the only rent stabilization program. Would you work to do everything you can to protect this rent stabilization, prevent the displacement of low-income communities, and ensure that housing for home renters is safe and up to code? Would you advocate for creating more truly affordable housing at the Washington Adventist Hospital site, and the Washington-McLaughlin School site? Why or why not?

Half our residents are renters, so I’ve been focused on these issues, and strongly support rent stabilization; our housing strategic plan and housing fund; and affordable housing with needed zoning changes as part of the WAH and McLaughlin sites. I’ve stressed that we need stronger county rental housing inspections. I want solutions that serve more than one goal, such as bundling multifamily rehabilitation and energy efficiency improvements.

Ward 3

Mimi Diez (Ward 3)

Q1 What is your position on how the City should proceed to end the impasse at Takoma Junction? Do you agree that the City must promptly end the current agreement to let NDC rent the lot? Why or why not?

As there are no current discussions with this, and all the information I currently have is from the https://takomaparkmd.gov/initiatives/takoma-junction-redevelopment/ website, I don’t have enough information to answer. If and when any discussions do come up about the Takoma Junction and NDC, I plan to address these topics objectively and with the best interests of Ward 3 and the city in mind.

Q2 What is your vision for the equitable and inclusive use of the public land at Takoma Junction now, given what we have learned about the constraints of that space in terms of traffic, open space needs, safety, and support of existing and planned local businesses?

My vision for a thriving junction is not an above ground parking lot that polarizes a city.I envision a place that is safe for people of all ages to gather, shop, & celebrate. A place where our home-grown entrepreneurs have ample space & where infrastructure can support their deliveries. There is more to Takoma Park than the Junction & we need to support safe transportation infrastructure, recruit/retain businesses & create safe & beautiful places in all Wards, not just the Junction.

Q3 Do you agree that the City should survey residents to determine our needs for government services, and which services should be provided by the City, versus which services could be best provided by the County? Why or why not?

A survey conducted by the city is a great idea, however communication is already a challenge point in our community. Not everyone follows city announcements, has social media, or adequate access to wifi; flyers are lost or ignored. Surveys can assist this city in many ways, however we need to ensure that all voices are heard and not just the loudest.

Q4 Do you think that the City has responded adequately to the climate emergency, or do you think we should take stronger action on issues including stormwater, city vehicles, preservation and expansion of the tree canopy and green space, and green construction of city buildings? What changes would you propose and what targets would you set?

The city’s sustainability strategic action plan has recommendations to create a more resilient, equitable and sustainable community.I support the city’s plan to mitigate & adapt to climate related extreme weather events; in setting a realistic canopy goal; in replacing city fleet with electric at the end of its life-cycle; & I support LEED Certified buildings.All this comes with a cost, & I would dedicate my time in finding innovative ways to meet our sustainability goals.

Q5 What is your view of the current budget process? Do you agree that the budget process needs to become more transparent? Do you feel that the City Council should do more to curb the continuous growth of staff and spending, given that the City population is not growing? Why or why not?

I don’t have enough information about this question to answer. However there are opportunities for improvement with how information flows in our community and if elected, I will work on improving city service delivery and finding innovative and sustainable program funding and budget management.

Q6 Do you agree that the current “racial equity considerations” process on Council agenda items is ineffectual? What would you propose to create a more participatory and inclusive process to involve residents in City governance? What new steps should the City take to address structural racism?

I don’t have enough information about this question, but one area where the Ward 3 can address structural racism is electing a Spanish speaking Latina candidate. Just as sustainability is “baked” into how the city does business, so to should we embed equity into city projects, initiatives and governance.

Q7 Takoma Park has the greatest density of truly affordable housing in the county, and the only rent stabilization program. Would you work to do everything you can to protect this rent stabilization, prevent the displacement of low-income communities, and ensure that housing for home renters is safe and up to code? Would you advocate for creating more truly affordable housing at the Washington Adventist Hospital site, and the Washington-McLaughlin School site? Why or why not?

Yes

Randy Gibson (Ward 3)

Q1 What is your position on how the City should proceed to end the impasse at Takoma Junction? Do you agree that the City must promptly end the current agreement to let NDC rent the lot? Why or why not? 

 I am not privy to the legal case between NDC and the City, so I don’t know what the City’s options are. However, it is my belief that NDC has acted in bad faith on the principles agreed to with the City. They have also demonstrated reprehensible corporate bullying with regard to the Co-op. These actions should render NDC unacceptable and ineligible for continuance of a lease contract with the City.

Q2 What is your vision for the equitable and inclusive use of the public land at Takoma Junction now, given what we have learned about the constraints of that space in terms of traffic, open space needs, safety, and support of existing and planned local businesses? 

I start with 4 non-negotiables. 1) Business viability of the Co-op, and other local businesses, should not be compromised. 2) Environmental services, e.g. stormwater mitigation, provided by the woods must not be compromised. 3) Adequate public gathering space must be provided, and 4) Safe traffic conditions must be maintained. Beyond these, there are several good options for some sort of enhancement or development. And the City must do a much better job to study and compare different visions in a transparent way before contracts are signed.

Q3 Do you agree that the City should survey residents to determine our needs for government services, and which services should be provided by the City, versus which services could be best provided by the County? Why or why not? 

Yes, we should ask our residents about their priorities as regards programs and services. Our City taxes are high and some wonder if we are getting our money’s worth. Tough choices may need to be made to prioritize city services and determine if the County could do better. One example is the County’s Rainscapes program which is much more generous in terms of incentivizing conservation efforts on private property. Policing, a very large part of our budget, is an area that deserves careful review.

Q4  Do you think that the City has responded adequately to the climate emergency, or do you think we should take stronger action on issues including stormwater, city vehicles, preservation and expansion of the tree canopy and green space, and green construction of city buildings? What changes would you propose and what targets would you set? 

Climate proclamations have not been matched with visible actions. There is an urgent need for a strategic analysis of stormwater risks and resiliency planning. Educating residents about how to help mitigate climate impacts is nearly absent.  Demonstration gardens to model green infrastructure best practices are needed.  An assessment of parks and green spaces is needed to account for the ecosystem services. Partnering with community groups could help educate the public. Home & habitat certification could incentivize energy and environmental best practices.

Q5  What is your view of the current budget process? Do you agree that the budget process needs to become more transparent? Do you feel that the City Council should do more to curb the continuous growth of staff and spending, given that the City population is not growing? Why or why not? 

The current budget process is not clear nor transparent. I understand that even the Council has difficulty interpreting it.  Our growing budget is also not sustainable given the fact that population growth is not taking place. So, we must face some hard questions about what should be prioritized. Project based budgeting should be considered as a way to make the budget clearer and more transparent to residents and better account for expenditures.

Q6  Do you agree that the current “racial equity considerations” process on Council agenda items is ineffectual? What would you propose to create a more participatory and inclusive process to involve residents in City governance? What new steps should the City take to address structural racism? 

The degree that racial equity considerations are meaningful is not clear to me and many other residents. To be effective the process must be forceful and sustained and may involve a change of culture for City staff.  Community, business and tenant organizations may offer viable partnerships for more effective outreach. Making those partnerships a business norm is one of my goals.

Q7  Takoma Park has the greatest density of truly affordable housing in the county, and the only rent stabilization program. Would you work to do everything you can to protect this rent stabilization, prevent the displacement of low-income communities, and ensure that housing for home renters is safe and up to code? Would you advocate for creating more truly affordable housing at the Washington Adventist Hospital site, and the Washington-McLaughlin School site? Why or why not? 

Yes, I would fully support our rent stabilization programs and the need to ensure that housing is completely safe and up to code.  I believe our economic and ethnic/racial diversity is a strength that is worth protecting. I seek to learn more about our housing programs and any threats facing them. I would support in concept the suggestion of converting the two sites mentioned for affordable housing but need to learn more the viability of such a proposal.

Alex Hadden (Ward 3)

Q1 What is your position on how the City should proceed to end the impasse at Takoma Junction? Do you agree that the City must promptly end the current agreement to let NDC rent the lot? Why or why not?

After years of consultation and planning, the failure to advance community benefit with the Takoma Junction Redevelopment has left Ward 3 voters dispirited. Ending the agreement with NDC would necessitate a financial, contractual, legal and commercial analysis that ensures the City preserves its reputation as a credible stakeholder able to attract future partners to stimulate our small business community, improve our City’s charm and livability, and advance our environmental and social values.

Q2 What is your vision for the equitable and inclusive use of the public land at Takoma Junction now, given what we have learned about the constraints of that space in terms of traffic, open space needs, safety, and support of existing and planned local businesses?

After so many years of work and community feedback, there is a wealth of understanding of the exciting potential opportunities for the site. However, it’s likely to require reimagination or resolution of the City’s commitment with NDC to advance a new era at the site. In the near-term, the City should refocus and prepare for the reality of near-sourced growth in its planning and capital investment: nearly 1,000 condo units are being built within walking distance of every Ward 3 resident.

Q3 Do you agree that the City should survey residents to determine our needs for government services, and which services should be provided by the City, versus which services could be best provided by the County? Why or why not?

Broad consultation should be a primary focus when the City Council considers planning and use issues of material municipal resources. A survey is one tool in soliciting feedback and engaging the community. However, a truly consultative process requires multiple strategies to equitably and holistically solicit community input. As Councilmember, I will provide multiple channels through which Ward 3 residents can communicate their concerns, starting during my campaign at http://www.alexforward3.com.

Q4 Do you think that the City has responded adequately to the climate emergency, or do you think we should take stronger action on issues including stormwater, city vehicles, preservation and expansion of the tree canopy and green space, and green construction of city buildings? What changes would you propose and what targets would you set?

Takoma Park has been a national leader on sustainability issues for generations. However, with limited resources and budget–and a desire to minimize residents’ tax burdens–the City should leverage existing and actionable household-friendly practices, incentives and investments that support residents’ ability to make clean energy transitions, become pedestrian-first, and combat direct environmental risks. We will not be a sustainable City until there is a sidewalk on both sides of every street.

Q5 What is your view of the current budget process? Do you agree that the budget process needs to become more transparent? Do you feel that the City Council should do more to curb the continuous growth of staff and spending, given that the City population is not growing? Why or why not?

Most Ward 3 residents express concern of ‘value for money’ for their rising tax burden. Ward 3 faces unique challenges compared to other wards, due to historic underinvestment in communities along Eastern Ave and New Hampshire Ave. Important quality of life issues feel overlooked. Near-term improvements to the City’s information collection and response should be paired with long-term focus on service excellence, factoring in data- and risk-weighted resource allocation to affected areas.

Q6 Do you agree that the current “racial equity considerations” process on Council agenda items is ineffectual? What would you propose to create a more participatory and inclusive process to involve residents in City governance? What new steps should the City take to address structural racism?

I think Mayor Stewart and the City Council have made a concerted effort to improve racial equity considerations in City governance. I will wholly support the advancement of the racial equity framework on the City Council. In my community outreach, I hear underrepresented groups expressing fundamental concerns about livability: rising cost of living, underinvestment in Ward 3, City responsives, etc. Long-term, we need to increase voter participation among disaffected groups to amplify voices.

Q7 Takoma Park has the greatest density of truly affordable housing in the county, and the only rent stabilization program. Would you work to do everything you can to protect this rent stabilization, prevent the displacement of low-income communities, and ensure that housing for home renters is safe and up to code? Would you advocate for creating more truly affordable housing at the Washington Adventist Hospital site, and the Washington-McLaughlin School site? Why or why not?

Living in Takoma Park is aspirational for many and meeting a portion of that need will have to come from new housing stock. Rent stabilization measures should remain, so long as they do not create an environment that is unconducive to attracting more housing opportunities. Every City resident deserves a safe and code compliant home. Future uses of WHU and W-MS will require a rigorous evaluative and consultative process, drawing on lessons of the Takoma Junction Redevelopment process.

Ward 4

Terry Seamens (Ward 4)

Q1 What is your position on how the City should proceed to end the impasse at Takoma Junction? Do you agree that the City must promptly end the current agreement to let NDC rent the lot? Why or why not?

The Council and NDC are still in ongoing discussions about the project, its status and next steps. Although I would like to go into more detail, I cannot as a sitting Councilmember act unilaterally. The Council will have to decide when it is best to provide more information to the community. I believe that we (the Council) are currently acting in a manner that is in the best interests of Takoma Park taxpayers.

Q2 What is your vision for the equitable and inclusive use of the public land at Takoma Junction now, given what we have learned about the constraints of that space in terms of traffic, open space needs, safety, and support of existing and planned local businesses?

I want the Co-op to be a healthy, viable and thriving business. The Co-op is an important part of TP’s character. I also believe that more storefronts in TJ would be good for the community. We learned much during the current process that should benefit the new council as they continue on this issue. I hope to continue to hear from community members about their desires, thoughts and opinions regarding this project so that we end up with the property fulfilling its best potential for a better TP.

Q3 Do you agree that the City should survey residents to determine our needs for government services, and which services should be provided by the City, versus which services could be best provided by the County? Why or why not?

Surveys are a valuable tool in gathering opinions, but surveys can be a poor way to make community decisions. They may be unintentionally written or distributed in a biased manner or not provide sufficient background information to get informed answers. We operate in a representative democracy rather than a direct democracy. Community opinions are vital for knowing the direction residents want to take TP. Surveys, community meetings, & direct conversations are some of the tools I find helpful.

Q4 Do you think that the City has responded adequately to the climate emergency, or do you think we should take stronger action on issues including stormwater, city vehicles, preservation and expansion of the tree canopy and green space, and green construction of city buildings? What changes would you propose and what targets would you set?

Yes, I think we have been aggressive in addressing the climate emergency. It would certainly be nice to do more, but we are constrained by costs and staff time.

Q5 What is your view of the current budget process? Do you agree that the budget process needs to become more transparent? Do you feel that the City Council should do more to curb the continuous growth of staff and spending, given that the City population is not growing? Why or why not?

Since joining the council over 20 years ago I have advocated for more transparency in the budget process and with few exceptions I’ve been pleased with the continued progress we made. I’ve been surprised there is little community push-back on budget increases. The council hears more advocacy for adding projects than cutting taxes. We get many complaints when we talk about cutting projects. Staff costs are a significant part of the budget and directly relate to what we can accomplish.

Q6 Do you agree that the current “racial equity considerations” process on Council agenda items is ineffectual? What would you propose to create a more participatory and inclusive process to involve residents in City governance? What new steps should the City take to address structural racism?

I think the current racial equity considerations we added to the agenda items are good in the sense it was a first step. Obviously, much more needs to be done. A more participatory process would be good, but would not in and of itself ensure that it is not racially or economically biased.

Q7 Takoma Park has the greatest density of truly affordable housing in the county, and the only rent stabilization program. Would you work to do everything you can to protect this rent stabilization, prevent the displacement of low-income communities, and ensure that housing for home renters is safe and up to code? Would you advocate for creating more truly affordable housing at the Washington Adventist Hospital site, and the Washington-McLaughlin School site? Why or why not?

Rent stabilization is why TP has much of the affordable housing in MoCo, therefore it should continue until there’s a better alternative. Unfortunately, maintenance is often inadequate to keep housing in good repair. Efforts to improve inspections have not kept many properties from degrading. Residents’ economic diversity is part of our community character that must be safeguarded. Remaining open-minded I can say the WAU and W-M sites present opportunities that could include affordable housing.

Ward 5

A.J. Campbell (Ward 5)

Q1 What is your position on how the City should proceed to end the impasse at Takoma Junction? Do you agree that the City must promptly end the current agreement to let NDC rent the lot? Why or why not?

For many years, the city has paid an obsessive level of attention to the Junction while ignoring other viable development projects. It is unclear if NDC will relinquish its lease without some considerations or even a lawsuit. I don’t think we would get another developer to take on the site. We are in a holding pattern for now.

Q2 What is your vision for the equitable and inclusive use of the public land at Takoma Junction now, given what we have learned about the constraints of that space in terms of traffic, open space needs, safety, and support of existing and planned local businesses?

I would like to offer the Coop a chance to expand into the grassy area to the right and move its storefront to the property line in front. I would like to see a new seating space with a cafe or kitchen for cooking classes or demonstrations. For the parking lot surface, I would prefer to leave it open and add solar panels overhead. I would like to include a stage or bandstand in the back center for community use.

Q3 Do you agree that the City should survey residents to determine our needs for government services, and which services should be provided by the City, versus which services could be best provided by the County? Why or why not?

The city surveys residents for each new plan and project, but do they listen? I am not sure the consultants we hire do a great job when they conduct surveys. Regardless, we don’t seem to listen to feedback when we get feedback. I think the city should invest in a real-time collection system and not keep paying the consultants.

Q4 Do you think that the City has responded adequately to the climate emergency, or do you think we should take stronger action on issues including stormwater, city vehicles, preservation and expansion of the tree canopy and green space, and green construction of city buildings? What changes would you propose and what targets would you set?

The city has a mixed record; there have been many infrastructure improvements like EV charging stations at select locations. The new tree giveaway is wonderful. The City wanted to buy an EV trash truck, but it was considered too expensive. Most of our vehicle fleet is still gas-powered. I don’t see any long-term movement towards an all-electric fleet.

Q5 What is your view of the current budget process? Do you agree that the budget process needs to become more transparent? Do you feel that the City Council should do more to curb the continuous growth of staff and spending, given that the City population is not growing? Why or why not?

I recently held a budget zoom call with the community, and not one resident could tell me how much of our budget comes from property taxes vs. intergovernmental transfers. I could not tell you for sure because the city doesn’t seem to provide information on the net costs of each city service. The city does publish a budget breakdown but does not seem to go out of its way to educate the residents. We should change that.

Q6 Do you agree that the current “racial equity considerations” process on Council agenda items is ineffectual? What would you propose to create a more participatory and inclusive process to involve residents in City governance? What new steps should the City take to address structural racism?

I could not summarize the city’s racial equity agenda except for a vague notion of talking and examining. I get the lofty goals, but I rarely see anything that translates to direct tactical goals. We need to expand access to city and county services through a massive expansion of library services into every ward. While on the council, I will push to transform our library into a center of information and connection.

Q7 Takoma Park has the greatest density of truly affordable housing in the county, and the only rent stabilization program. Would you work to do everything you can to protect this rent stabilization, prevent the displacement of low-income communities, and ensure that housing for home renters is safe and up to code? Would you advocate for creating more truly affordable housing at the Washington Adventist Hospital site, and the Washington-McLaughlin School site? Why or why not?

Yes, I would protect rent stabilization. My first push would be offering tenants a one, two, or three-year lease. Creating stability in housing over three years allows for long-term planning with a stable rent. My second is to limit our annual rent increases. Our current system of rental increases is tied to the CPI. We have seen with high inflation how much that can impact rent costs under stabilization. I would like to see the city limit the increases to a maximum yearly amount.

Cara Honzak (Ward 5) Submitted late, on October 15 2022

Q1 What is your position on how the City should proceed to end the impasse at Takoma Junction? Do you agree that the City must promptly end the current agreement to let NDC rent the lot? Why or why not?

As I consider the idea of severing the NDC agreement, it is a high priority for me that we give strong consideration to our City’s financial situation and potential liability, and the degree to which severing the agreement may discourage any new developers to engage with the City on the Junction. Yet, there is also a clear loss of trust in NDC and the process used by our City government and City Council on Takoma Junction development efforts. My focus will be to identify a middle pathway.

Q4 What is your vision for the equitable and inclusive use of the public land at Takoma Junction now, given what we have learned about the constraints of that space in terms of traffic, open space needs, safety, and support of existing and planned local businesses?

Although the public land belongs to the City, I think it is reasonable to view the Coop, the adjoining business, and the public land as being interdependent, and the Coop as a legacy business that is vital to sustain. Yet the public land belongs to all of Takoma’s residents, and sits at a major City junction. We must give voice to how the space can be optimized for maximum public good for the whole City, while doing our best to meet local needs in the immediate vicinity and sustain the Coop.

Q3 Do you agree that the City should survey residents to determine our needs for government services, and which services should be provided by the City, versus which services could be best provided by the County? Why or why not?

Yes, I think this is important. If the City cuts some services altogether or in any significant form, then the City must have a mandate from its residents and an understanding of shared values across the City. However any survey would need to be done carefully so as to maximize participation, and ensure that our collective preferences are indeed accurately measured.

Q4 Do you think that the City has responded adequately to the climate emergency, or do you think we should take stronger action on issues including stormwater, city vehicles, preservation and expansion of the tree canopy and green space, and green construction of city buildings? What changes would you propose and what targets would you set?

I think the City has not yet responded adequately to the climate emergency. While I am pleased that we already have an ambitious 2035 target for mitigation, I believe resilience efforts should be a higher priority. I would begin with win-win goals for resilience, equity and mitigation, that are best buys, such as native tree plantings near pedestrian areas, green recreational space near high density housing, and emergency cooling and heating plans for residents.

Q5 What is your view of the current budget process? Do you agree that the budget process needs to become more transparent? Do you feel that the City Council should do more to curb the continuous growth of staff and spending, given that the City population is not growing? Why or why not?

I would like to see the budget process become more transparent. At the same time, I am keenly aware that this will require substantial resources from the City, including significant additional staff time. I feel certain that if the City Council is collaborative with staff in exploring how this can be achieved, there are modifications that can be made to help residents feel more informed yet remain cognizant of this essential consideration.

Q6 Do you agree that the current “racial equity considerations” process on Council agenda items is ineffectual? What would you propose to create a more participatory and inclusive process to involve residents in City governance? What new steps should the City take to address structural racism?

I think that having a “racial equity consideration” process on Council agenda items is not entirely without merit. It has been my experience in institutions and government agencies that are seeking to address structural racism that taking the first steps towards compulsory reflection is absolutely essential, as is collating basic data. But to achieve greater participation and inclusion, and address structural racism will require us to engage in in depth, extensive dialogue on how to proceed.

Q7 Takoma Park has the greatest density of truly affordable housing in the county, and the only rent stabilization program. Would you work to do everything you can to protect this rent stabilization, prevent the displacement of low-income communities, and ensure that housing for home renters is safe and up to code? Would you advocate for creating more truly affordable housing at the Washington Adventist Hospital site, and the Washington-McLaughlin School site? Why or why not?

I believe strongly in rent stabilization in Takoma Park. It is vital for nourishing the greater equity that the City and surrounding areas need. As the Purple Line is finalized, it is essential to reap equity benefits. But Takoma Park needs to do better at ensuring that the County helps us keep buildings up to code and livable. I would also advocate for more mixed housing that motivates developers to modernize and provides middle income spaces that bring everyone up, including on the WAH site.

Yared Tebabu (Ward 5)

Did not submit responses.

Ward 6

Ambroise Agosse (Ward 6)

Q1 What is your position on how the City should proceed to end the impasse at Takoma Junction? Do you agree that the City must promptly end the current agreement to let NDC rent the lot? Why or why not?

Yes, I agree that the city promptly ends the agreement to let Neighborhood Development Company (NDC ) rent the lot because: first, the city density sounds already too high to handle that NDC project. Second, the  NDC project Transferable Development Rights (TDR) sounds not clear and also the environment impacts study. To rapidly end this, the city must take strong action to communicate and explain to residents the negative actions of that project on residents especially on traffic. We should have residents file petitions, multiply the protests, and if needed get expects to present to Montgomery county how this project could negatively affect residents of Takoma Park.

Q2 What is your vision for the equitable and inclusive use of the public land at Takoma Junction now, given what we have learned about the constraints of that space in terms of traffic, open space needs, safety, and support of existing and planned local businesses?

At this moment, I do not have a clear vision. I will prefer to support the existing for future local business or open space.

Q3 Do you agree that the City should survey residents to determine our needs for government services, and which services should be provided by the City, versus which services could be best provided by the County? Why or why not?

Definitely yes. The city should conduct semi-annual survey to determine residents’ needs for government services because everyone or most residents do not have access to the right information. Nowadays, information is the key of life. The city should conduct regular surveys to find out at least each household residents’ needs as they pay extra taxes. Montgomery county versus other counties, I think Montgomery county does its part and only our city Takoma Park needs to do something additional as they collect extra housing taxes.

Q4 Do you think that the City has responded adequately to the climate emergency, or do you think we should take stronger action on issues including stormwater, city vehicles, preservation and expansion of the tree canopy and green space, and green construction of city buildings? What changes would you propose and what targets would you set?

For the city that collect extra taxes on housing, I do not think they have responded adequately to the climate emergency.  Stronger action is needed.  For instance, the city can offer free or reduced price permeable driveways to residents as well as to build or renew existing sidewalks with the water retention best management practices.  There are so many best management practices that we can develop–protect existing trees, then plant new trees everywhere.

Q5 What is your view of the current budget process? Do you agree that the budget process needs to become more transparent? Do you feel that the City Council should do more to curb the continuous growth of staff and spending, given that the City population is not growing? Why or why not?

The current budget process needs to be more transparent. Compared to other cities’ budgets, our city budget is not transparent.  To me, the city council should do more or have the office staff do more to offer extra services to residents as they collect extra housing taxes.  They are so many small things that we can do to significantly impact our residents making people happy to come live in our city.  We cannot continuously collect extra taxes from residents while we are not offering significant services that impact their life. The police services, library, and … are not enough to justify the extra housing taxes that we pay. 

Q6 Do you agree that the current “racial equity considerations” process on Council agenda items is ineffectual? What would you propose to create a more participatory and inclusive process to involve residents in City governance? What new steps should the City take to address structural racism?

At this point and to me, information is the key. We need to have stronger action on communication.  Website and newspaper letter are not enough to have people informed. We need to reinforce communication on target group. Information is the key.

Q7 Takoma Park has the greatest density of truly affordable housing in the county, and the only rent stabilization program. Would you work to do everything you can to protect this rent stabilization, prevent the displacement of low-income communities, and ensure that housing for home renters is safe and up to code? Would you advocate for creating more truly affordable housing at the Washington Adventist Hospital site, and the Washington-McLaughlin School site? Why or why not?

Yes, I will do as our population is not growing.  We need to work to make sure everyone has place to live in our city even low-income since everyone is needed for sustainable development.  Only rich people can not develop the  city. Everyone is needed so, rent stabilization program protection is important.  We need to offer more service to residents than try to displace low-income.

Raju Charles (Ward 6)

Did not submit responses

Mike Moore (Ward 6)

Q1 What is your position on how the City should proceed to end the impasse at Takoma Junction? Do you agree that the City must promptly end the current agreement to let NDC rent the lot? Why or why not?

I’m not opposed to modest commercial development at the Junction, possibly incorporating a residential component. However, the divisive debate surrounding the NDC project has so poisoned the well that I suspect nothing less than going back to square one has any chance of achieving a measure of consensus. As one of the mayoral candidates has persuasively argued, the city should strongly consider putting the entire situation on the back burner while we focus on a new rec center on NH Ave.

Q2 What is your vision for the equitable and inclusive use of the public land at Takoma Junction now, given what we have learned about the constraints of that space in terms of traffic, open space needs, safety, and support of existing and planned local businesses?

I don’t personally have a vision as to the ultimate fate of the Junction, but I have an open mind with regard to creative solutions that achieve significant consensus.

Q3 Do you agree that the City should survey residents to determine our needs for government services, and which services should be provided by the City, versus which services could be best provided by the County? Why or why not?

Absolutely. I’ve long felt that such a survey would be invaluable. Unless we find some way to substantially raise city revenues via creative development, sooner or later were going to be compelled to engage in a wholesale reevaluation of what we can continue to provide residents as opposed to turning to the county.

Q4 Do you think that the City has responded adequately to the climate emergency, or do you think we should take stronger action on issues including stormwater, city vehicles, preservation and expansion of the tree canopy and green space, and green construction of city buildings? What changes would you propose and what targets would you set?

Climate change is the overarching existential threat to the future of humanity, so we–and every other governmental and business entity–should be doing everything possible reduce our carbon footprint. I’m no expert, so I won’t presume to make macro suggestions without becoming much more familiar with the city’s current measures. I will say, however, that on a small scale I plan to push for vastly improved bicycle infrastructure, with a particular focus on the NH Ave. corridor.

Q5 What is your view of the current budget process? Do you agree that the budget process needs to become more transparent? Do you feel that the City Council should do more to curb the continuous growth of staff and spending, given that the City population is not growing? Why or why not?

Yes, I definitely believe the municipal budget process needs to be far more transparent to residents. And as some residents have suggested, any new program that calls for increases in staffing and/or funding should trigger a hard look at cost-cutting—and potentially cuts in existing services—in other areas. We cannot continue to be what we consider ourselves—a paragon of economic and ethnic diversity—if we cannot sufficiently discipline ourselves to remain affordable for residents.

Q6 Do you agree that the current “racial equity considerations” process on Council agenda items is ineffectual? What would you propose to create a more participatory and inclusive process to involve residents in City governance? What new steps should the City take to address structural racism?

I don’t feel qualified at this time to comment on the specific equity considerations that are presumably baked into council initiatives. However, we certainly need to do everything feasible to ensure equity and inclusion of marginalized groups. Furthermore, as the parent of an autistic adult who has experienced the many challenges that face the neuroatypical population among us, I know we need to ensure that this extends to everyone who too often faces barriers to self-advocacy.

Q7 Takoma Park has the greatest density of truly affordable housing in the county, and the only rent stabilization program. Would you work to do everything you can to protect this rent stabilization, prevent the displacement of low-income communities, and ensure that housing for home renters is safe and up to code? Would you advocate for creating more truly affordable housing at the Washington Adventist Hospital site, and the Washington-McLaughlin School site? Why or why not?

I fully support rent stabilization and strongly support the city’s efforts to avert displacement of low-income residents and to ensure safe and healthful living for renters. I admit I’m not yet up to speed on the particular push for affordable housing on the hospital and school sites, but I’m open to the prospect of pushing for such projects.

Jason Small (Ward 6)

Q1 What is your position on how the City should proceed to end the impasse at Takoma Junction? Do you agree that the City must promptly end the current agreement to let NDC rent the lot? Why or why not?

If there are no contracts in breach it will require a court action to stay a legitmate process.

Q2 What is your vision for the equitable and inclusive use of the public land at Takoma Junction now, given what we have learned about the constraints of that space in terms of traffic, open space needs, safety, and support of existing and planned local businesses?

If there is an open RFP (Request for Proposals) process that includes the public and private interests then my Professional opinion is that this can be done. I have successfully worked on these issues.

Q3 Do you agree that the City should survey residents to determine our needs for government services, and which services should be provided by the City, versus which services could be best provided by the County? Why or why not?

I think community surveys are a active part of good government. The home rule statute and its adjudication make so many of them crystal clear. I think duplication of services does not occur in practice, and that makes for bad government. This should be a regular normalized process. It is not the same thing to live in a municipality as it is the county. Home rule should mean cooperation.

Q4 Do you think that the City has responded adequately to the climate emergency, or do you think we should take stronger action on issues including stormwater, city vehicles, preservation and expansion of the tree canopy and green space, and green construction of city buildings? What changes would you propose and what targets would you set?

I think that resilience and sustainability go hand in hand, and that best practivces should be encouraged. The increasing rate of weather instability increases the need for real consistent priorization of these issues.

Q5 What is your view of the current budget process? Do you agree that the budget process needs to become more transparent? Do you feel that the City Council should do more to curb the continuous growth of staff and spending, given that the City population is not growing? Why or why not?

I think we should do everthing to adehere to the constant yield rate during a recession. If you want a a level of engagement on issue based policy then you havew to have staff. I do think the lack of real communication with town staff makes unreasonable tension on both sides. I have seen the opposite of this in Price George’s county. I would rather have an engaged staff rather than a large one.

Q6 Do you agree that the current “racial equity considerations” process on Council agenda items is ineffectual? What would you propose to create a more participatory and inclusive process to involve residents in City governance? What new steps should the City take to address structural racism?

I think that most of the activities of this town are alienating on the basis of race and economics. I apppreciate the articulated need for it. I think there is not enough room to answer why. I think there are voices that do not particpate, and there is an obliviousness to the lives of pluralistic communities.

Q7 Takoma Park has the greatest density of truly affordable housing in the county, and the only rent stabilization program. Would you work to do everything you can to protect this rent stabilization, prevent the displacement of low-income communities, and ensure that housing for home renters is safe and up to code? Would you advocate for creating more truly affordable housing at the Washington Adventist Hospital site, and the Washington-McLaughlin School site? Why or why not?

Yes. Its classist and racist to do otherwise. I believe in the unarticulated values that non partisan public policy shows to the world. I do not think these values should be a distant memory. Best practices are discoverable about anything.

CVT Endorses Jarrett Smith for Mayor

Community Vision for Takoma (CVT) is endorsing longtime City Councilman Jarrett Smith to be the next Mayor of Takoma Park. The City election will be Tuesday, November 8th.

After considering the public records of all three candidates, including our observations over many years attending City Council meetings, and the responses on the CVT candidate questionnaires (see below), Jarrett Smith is our clear choice for Mayor.

If you wish to learn more about Jarrett, or support his candidacy, go to smithfortakomapark.com.

Jarrett has been the moral compass of the Council for the past ten years, often bravely voting in the minority to stand up for what’s right. Notably, he was one of only two Councilmembers, with Peter Kovar, to vote in 2018 against sending the unsafe and deeply-flawed Junction plan on to the County for approval. And he was the only Councilmember to join over 100 residents in a letter pointing out the racial equity implications of the proposed Junction plan.

Jarrett has pushed back against increasing taxes and the expanding budget, and against doubling the pandemic relief funds used to pay for library project cost overruns, and he has taken a righteous stance on many other issues. He has worked with quiet dignity for many years for the residents of his ward, while also engaging deeply with issues affecting all wards of the city. His many accomplishments include helping to found Lunch and Learn (a program supporting disadvantaged students with food and tutoring), and spearheading the successful Flower Avenue Green Street project. He also introduced the first City resolution on racial equity.

Jarrett has the most extensive leadership experience. He has served on the Council the longest (10 years) of any of the three candidates, having been elected for five consecutive terms by his constituents. He has also served as a leader in the county and state Municipal Leagues with elected officials from other cities. He is currently completing a Masters in Public Administration from UPenn.

Like half of all City residents, Jarrett Smith is a renter, and knows firsthand the challenges renters face. He served two terms as Chair of the Takoma Park Commission on Landlord Tenant Affairs (COLTA) before running for Council. He is a staunch advocate for protecting our rent-stabilized apartment stock, and for expanding affordable housing.

We encourage you to listen to all the speeches at the City’s Nominating Caucus last week. Residents stood up (starting at 1:45:00 on the video) to extol Jarrett Smith’s breadth and depth of knowledge, his nationwide network, his support for low-income residents and children and renters, his commitment to fiscal responsibility, his dedication to listening, and his many achievements.

We also encourage you to read the questionnaire responses below. Keep in mind that the two sitting Councilmembers are prohibited (we presume by the City Attorney) from saying anything about the on-going lease of our public land at Takoma Junction. It appears that Seth Grimes would keep the door open to a new plan from the same developer (NDC). And a reminder that even after the City Council voted unanimously to disapprove the Junction plan, Seth Grimes went to the Planning Board and urged them to approve it (at minute 2:31:30). 

 

 

Jarrett Smith, Questionnaire Responses

Q1 What is your position on how the City should proceed to the the impasse at Takoma Junction? Do you agree that the City must promptly end the current agreement to let NDC rent the lot? Why or why not?

As a sitting councilmember, I am limited in what I can say about NDC due to legal concerns.  I can say that the Council is evaluating all of its options. 

Q2 What is your vision for the equitable and inclusive use of the public land at Takoma Junction now, given what we have learned about the constraints of that space in terms of traffic, open space needs, safety, and support of existing and planned local businesses?

We have learned that use of this space must be a consensus. We need to host gatherings open to the entire community, and lead discussions to explore the endless possibilities at Takoma Junction, a prime location with so much potential. Together, I believe we could plan a destination for residents from all over our county, DC, and Prince Georges County. With a talented reputable nonprofit developer and a forward-thinking city like ours, we could build something unique. The process Public Works used for consensus on the Flower Avenue Green Street project should be used at Takoma Junction.

Q3 Do you agree that the City should survey residents to determine our needs for government services, and which services should be provided by the City, versus which services could be provided by the County? Why or why not?

Yes, I think residents should be surveyed on all the services that the city of Takoma Park currently provides. This will give everyone an opportunity to be heard.  This type of survey would serve to document what our residents want and allow us to measure every offering from a financial perspective.  On my watch, Takoma Park will operate in a fiscally responsible manner while delivering the services that have been prioritized by our very own city’s residents.

Q4 Do you think that the City has responded adequately to the climate emergency, or do you think we should take stronger action on issues including stormwater, city vehicles, preservation and expansion of the tree canopy and green space, and green construction of city buildings? What changes would you propose and what targets would you set?

The climate crisis is facing the entire globe. But we are a resilient city and forward-thinking when faced with challenges, and we must continue to lead and innovate in addressing climate change. We must continue our weatherize program and seek additional federal tax credits and grant programs for home energy efficiency. At every opportunity, the city must communicate ways to employ energy-efficient appliances, fuel-efficient or electric cars, solar panels, reduce wastewater, compost, recycle. And I have supported solutions to the stormwater threat, a byproduct of climate change, for years.

Q5 What is your view of the current budget process? Do you agree that the budget process needs to become more transparent? Do you feel the City Council should do more to curb the continuous growth of staff and spending, given that the City population is not growing. Why or why not?

Our new City Manager has made the budget process more transparent, and the budgeting process much more rigorous, to allow for more scrutiny for each budget line item. As Mayor, during our budget planning cycle I will convene a budget committee with representation from residents, councilmembers, and representatives of our unions to ensure there is adequate participation. This committee will be responsible for a cost-benefit analysis to justify every city expenditure. We will budget as necessary to continue to ensure the services provided are based on city priorities it can afford.

Q6 Do you agree that the current “racial equity considerations” process on Council agenda items is ineffectual? What would you propose to create a more participatory and inclusive process to involve residents in City governance. What new steps should the City take to address structural racism?

Racial equity is one of the most important policy issues for Takoma Park, as and for the rest of the world. I would like to see our council and residents start at the beginning in preparing a strategy towards racial equity. This strategy would incorporate nationwide data to ensure we are taking a bottom-up approach and using the most comprehensive data to make decisions. As Mayor, any steps we take together to address racial equity as a city will be based on real and true information. These steps will be transparent, and they will be measured, so that we can truly begin dismantling structural racism.

Q7 Takoma Park has the greatest density of truly affordable housing in the county and is the only rent stabilization program. Would you work to do everything you can to protect this rent stabilization, prevent the displacement of low-income communities, and ensure that housing for home renters is safe and up to code? Would you advocate for creating more truly affordable housing at the Washington Adventist Hospital site, and the Washington-McLaughlin School site? Why or why not?

Rent stabilization is part of our city’s character; we have maintained this city amenity for many years. But affordable housing is a Nationwide issue. I am committed to ensuring that this is a smart growth city, and will pursue additional senior and affordable multifamily housing. The former hospital and school properties are great locations to begin planning town homes, apartment buildings, electric car charging stations, restaurants, and shopping, green streets, etc. I would immediately put two site exploratory committees in place to begin a process for these opportunities.

 

 

Talisha Searcy, Questionnaire Responses

Q1 What is your position on how the City should proceed to end the impasse at Takoma Junction? Do you agree that the City must promptly end the current agreement to let NDC rent the lot? Why or why not?

Given that I am currently on Council, I am limited in what I can say regarding NDC due to legal concerns. However, I can say that we are reviewing all options.

Q2 What is your vision for the equitable and inclusive use of the public land at Takoma Junction now, given what we have learned about the constraints of that space in terms of traffic, open space needs, safety, and support of existing and planned local businesses?

Again, given that I am currently on Council, I am limited in what I can say due to legal concerns.

Q3 Do you agree that the City should survey residents to determine our needs for government services, and which services should be provided by the City, versus which services could be best provided by the County? Why or why not?

We’ve learned from a number of community engagement activities in the City that a survey is not the best approach to solicit feedback from our diverse resident population. The City could conduct surveys, focus groups, and canvas multi-family building to understand what residents’ needs are. Special attention should be given to engaging residents in our multi-family buildings and immigrant populations. This information can be used to determine who should provide the service.

Q4 Do you think that the City has responded adequately to the climate emergency, or do you think we should take stronger action on issues including stormwater, city vehicles, preservation and expansion of the tree canopy and green space, and green construction of city buildings? What changes would you propose and what targets would you set?

I think the City is addressing the climate emergency. The City has projects that address the 2020 Climate Emergency Response Framework Resolution. The City used ARPA funds to make building upgrades. ARPA funds supported an apartment complex renovation to meet Green Enterprise Community standards. The City’s Library renovation will be LEED Gold. More work is needed on transportation. The City should maintain its targets/goals but we need to implement approaches.

Q5 What is your view of the current budget process? Do you agree that the budget process needs to become more transparent? Do you feel that the City Council should do more to curb the continuous growth of staff and spending, given that the City population is not growing? Why or why not?

I think that the budget process can be more transparent. I am in favor of having a resident committee to provide feedback on budgeting process and ways to increase clarity in how the budget is presented and identify ways to increase resident engagement on the budget.

Q6 Do you agree that the current “racial equity considerations” process on Council agenda items is ineffectual? What would you propose to create a more participatory and inclusive process to involve residents in City governance? What new steps should the City take to address structural racism?

I don’t think our “racial equity considerations” statements are sufficient. We have to consider equity first and not an afterthought. That means continuing to modify our community engagement approach. While on Council, I worked to transform our committee process and offer incentives to participation. Regarding structural racism, I think the City must continue to address recommendations from its public safety task force.

Q7 Takoma Park has the greatest density of truly affordable housing in the county, and the only rent stabilization program. Would you work to do everything you can to protect this rent stabilization, prevent the displacement of low-income communities, and ensure that housing for home renters is safe and up to code? Would you advocate for creating more truly affordable housing at the Washington Adventist Hospital site, and the Washington-McLaughlin School site? Why or why not?

I believe in rent stabilization as a vital tool to help maintain affordability in the City. However, it is important that the City also have funds available to support and advance the quality of housing in the City. The City has a housing shortage across the income spectrum. As we learned from the our recent briefing on the Takoma Park minor master plan, all types of housing is needed and I would support housing at the Washington Adventist Hospital and Washington-McLaughlin School sites.

 

 

Seth Grimes, Questionnaire

Q1 What is your position on how the City should proceed to end the impasse at Takoma Junction? Do you agree that the City must promptly end the current agreement to let NDC rent the lot? Why or why not?

Takoma Park should negotiate termination of NDC’s lease, absent a new development proposal acceptable to the city, the Planning Board, and other authorities. However neither NDC nor the city has lived up to contractual commitments. The city may be legally vulnerable and precipitous action to terminate NDC’s ground lease could be counterproductive. An NDC lawsuit would be expensive for the city and could prompt NDC action that would harm the TPSS Co-op. Let’s proceed carefully.

Q2 What is your vision for the equitable and inclusive use of the public land at Takoma Junction now, given what we have learned about the constraints of that space in terms of traffic, open space needs, safety, and support of existing and planned local businesses?

My responsibility as mayor will be to marshall a process that reelicits the range of community views and visions and organizes and distills them into an action plan. It will also be to improve larger junction conditions — to boost pedestrian, bicyclist, and road safety; to see to health of junction businesses, to make the junction an attractive destination — regardless what happens on the city-owned lot, and to promote business district vitality.

Q3 Do you agree that the City should survey residents to determine our needs for government services, and which services should be provided by the City, versus which services could be best provided by the County? Why or why not?

My work on the Takoma Park-Montgomery County service-duplication issue dates back almost 20 years! I served on the leadership team of the city Tax and Services Duplication Issues (TASDI) Committee, which solicited residents’ views on services that the city could turn over to the county and evaluated options. It’s a complicated matter involving many trade-offs. I’m open to being convinced that a service-duplication survey should be a priority now.

Q4 Do you think that the City has responded adequately to the climate emergency, or do you think we should take stronger action on issues including stormwater, city vehicles, preservation and expansion of the tree canopy and green space, and green construction of city buildings? What changes would you propose and what targets would you set?

The city would — shockingly — rely on offsets, “which at current GHG emissions levels would cost at minimum about $757,000 per year,” to reach net zero by 2035. This is a total cop-out. We must do better and take strong action on stormwater, fleet conversion, tree-canopy expansion, and construction. Public space planning is work in progress. Community involvement is key, with strong equity, representation, and inclusion criteria and changes and targets based on community and expert input.

Q5 What is your view of the current budget process? Do you agree that the budget process needs to become more transparent? Do you feel that the City Council should do more to curb the continuous growth of staff and spending, given that the City population is not growing? Why or why not?

Takoma Park’s budget process is backward. As mayor, I will turn it around with extensive up-front public-council-staff discussion of programs and services that will guide the city manager’s budget drafting. We should curb staff and spending growth and seek cuts based on a data-informed strategy. See, for instance, my 2020 article that notes crime trends down over 10 years, from 739 crimes in 2008 to 483 in 2019, unaffected by police understaffing. Cuts should possible.

Q6 Do you agree that the current “racial equity considerations” process on Council agenda items is ineffectual? What would you propose to create a more participatory and inclusive process to involve residents in City governance? What new steps should the City take to address structural racism?

My impression is that the city’s racial-equity evaluations are pro-forma, shallow, and often incomplete. Certainly they require more effort and then serious consideration of their determinations. I worked on inclusive processes during my council services. For an analysis, with points that still ring true, see my 2012 Race and Representation in Takoma Park, https://bit.ly/3eLdCPF. Regarding structural racism: I will advance discussion of various forms of reparations.

Q7 Takoma Park has the greatest density of truly affordable housing in the county, and the only rent stabilization program. Would you work to do everything you can to protect this rent stabilization, prevent the displacement of low-income communities, and ensure that housing for home renters is safe and up to code? Would you advocate for creating more truly affordable housing at the Washington Adventist Hospital site, and the Washington-McLaughlin School site? Why or why not?

I value and support and will defend Takoma Park’s rent stabilization while working to ensure that our city’s rental housing is safe and up to code. We do risk displacement, nonetheless, in part because a broad housing shortfall most seriously affects lower-income individuals and families. I not only would — I HAVE advocated creation of housing including affordable housing at multiple city sites and invite readers to visit sethgrimes.org/devlinks.

 

Plan Analysis for Takoma Junction

Video presentation of Community Vision for Takoma’s analysis of the April 2021 proposed plans for Takoma Junction development.

CVT’s Takoma Junction Town Hall, April 9 2021


NEW: State Highway Rejects Layby

The State Highway Administration (SHA) released their finding this week that the proposed layby is not safe, and cannot be approved. This confirms concerns about a Junction layby going back to the beginning of the development process. The City review process is now on hold, while the City and developers figure out how and whether to continue pursuing this plan.

Traffic, Public Space, Stormwater, Trees, High Rents

But the layby is not the only outstanding issue with the current plans. Just before the SHA put out their finding, Community Vision for Takoma (CVT) shared this video of our plan analysis. It was recorded at our Takoma Junction Town Hall on April 9th. Our team of resident experts compared the current plans to the City commitments in the Development Agreement of 2016, and 2018 Resolution.

We found these plans meet almost none of the City Council’s own requirements for the project, nor did they respond to the County staff concerns.

This video presentation documents:

  1. The unsafe layby
  2. Traffic and parking pushed into back streets
  3. Inadequate public space
  4. Inadequate parking and effect of construction on local businesses
  5. A rear facade that looms over Columbia
  6. Inadequate stormwater treatment
  7. Reduction and destabilization of the forest in the back
  8. New stairs making it difficult and unsafe for wheelchairs and strollers
  9. High rents that will drive commercial gentrification
  10. Refusal to recognize the value of open space in the pandemic

What Takoma Junction Means to One Family

How does one family love the Co-op? And why are they weighing in on the proposed Junction development? Our City has repeatedly refused to hold a work session on racial equity at the Junction. We recently posted a letter signed by over 100 people urging the County to undertake a racial equity review of the Junction plan. But here, one voice, one story in all its rich detail, makes the point. With her permission, we are posting the letter Gimbiya Lim wrote to the County planning department this week.

The (seemingly endless) review process should come to an end one way or another this year, in 2020. So please weigh in now, this month, while the County staff is still reviewing the plan, with your own letter to Mr elza.hisel-mccoy@montgomeryplanning.org, and to City officials, to ask for a better Junction plan.

Racial Equity at the Junction

 A large group of neighbors and activists, Junction shoppers and business owners, along with City Councilmember Jarrett Smith,  sent this letter on racial equity this week to the County staff who are currently evaluating the proposed development at Takoma Junction. Community Vision for Takoma stands with this group of over 100 people who are urging the County to analyze the effect of the proposed development on racial equity at the Junction.

If you want to add your voice to these concerns, please send an email to Elza Hisel-McCoy, Montgomery Planning Board, at <elza.hisel-mccoy@montgomeryplanning.org> and simply say you join with others in the community of Takoma Park who are concerned about the racial equity and social justice impacts of the proposed development.