Ability Project - Response to Clarifying Questions
City of Takoma Park, Maryland Takoma Junction Site Proposal
Response to Clarifying Questions In Response to:
City of Takoma Park, Maryland Request for Proposals – Takoma Junction Site Submitted by:
Submitted to:
The Ability Project, LLC
City of Takoma Park
641 Kent Oaks Way Gaithersburg, MD 20878 October 27, 2014
Housing and Community Development Attn: Sara Anne Daines, Director 7500 Maple Avenue Takoma Park, MD 20912
www.abilityprojectmaryland.com
City of Takoma Park, Maryland Takoma Junction Site Proposal
General Note: The Ability Project is preparing a material change to the solicitation response dated May 28, 2014. The changes are planned in response to feed‐back received following the initial presentation of the proposal on September 23, 2014. Changes to the proposal will include: 1. Elimination of the use of the R‐60 lot by the Takoma Children’s School (TCS). Following the presentation on September 23, which is the first time TCS became aware of the proposal, we were informed by TCS that they did not want to proceed with a plan to utilize the R‐60 lot. 2. Elimination of the residential use. During and following the presentation on September 23rd, we became aware of the concerns of the Coop and the larger community with traffic congestion in the Junction. Because the residential use does not contribute to the feasibility of the proposal, we have elected to move forward in this process without the residential component. Leadership of The Ability Project is convinced that the most favorable outcome of the process undertaken by the City will be one in which the TPSS Coop is assured a stable, long‐term home at the Junction. For this reason, we have established a dialogue with the Coop that we hope will lead to amended proposal that will accommodate the needs of the Coop and The Ability Project while contributing to the success of the all the commercial neighbors at the Junction. City questions in italics, followed by The Ability Project’s response 1. How does your proposal address the following elements of the Takoma Junction Task Force Report: 1) support of independent businesses; 2) expansion of community use of public space; 3) improved mobility and enhanced streetscape; 4) expansion of parking options for area businesses; and 5) provision of pedestrian access from Columbia Avenue? The amended proposal under consideration by the Ability Project includes two users ‐ The Lodge at Takoma Junction (sponsored by The Ability Project) and the TPSS Co‐op. The Ability Project proposal addresses the Takoma Junction Task Force as follows: 1) Support of Independent Businesses: Our amended proposal supports the long‐term needs of the Co‐op with a new building. This approach best allows Co‐op to continue operations during construction before moving to expanded space in the new building. Our amended proposal offers the maximum possible parking to support other independent businesses located in Takoma Junction. Proposed parking exceeds the parking available on the site today, accommodating the Co‐op’s expanded parking
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City of Takoma Park, Maryland Takoma Junction Site Proposal
needs and the Ability Project’s limited parking needs while continuing to provide parking for area businesses. 2) Expansion of Community Use of Public Space: Involves the community in the lives of the developmentally disabled both within the Lodge at Takoma and throughout the community, while at the same time adding new event spaces for the community including Lodge members. Enables the Co‐op expansion as strongly desired by the community. Preserves R‐60 lot as community space and environmental preservation, with uses to be determined during design process. 3) Improved Mobility and Enhanced Streetscape: Enhances both mobility and streetscape by completing the missing street‐front in a completely harmonious 1‐2 story pedestrian scale while preserving parking that is relegated to the back of the site. Activates street with a new Co‐op entrance, a coffee shop, and the Ability project entrance into the renovated old Co‐op space. Preservation of Capital Bikeshare facility. 4) Expansion of Parking Options for Area Businesses: Increases the available parking well beyond the very modest new parking needs for the Lodge, assuring that the expanded parking will largely be available to the Co‐op and other local businesses. 5) Provision of Pedestrian Access from Columbia Avenue The lot on Columbia Avenue is reserved for community use and environmental preservation with details to be determined with the direction of the neighborhood and community during the design process. 2. To what extent can the project be scaled back in terms of building height, square footage or number of residential units and still be financially viable? Is the project feasible with the elimination of proposed development on the R‐60 lot? If the project were scaled back, how would this impact other elements of your proposal?
The Ability Project’s proposal has always been a more modest scale than the other finalists, proposing just 1‐2 stories along Carroll Avenue. The children's school and residential elements included in the original proposal were never needed for financial viability. We proposed those uses to provide a richer set of new uses
www.abilityprojectmaryland.com
City of Takoma Park, Maryland Takoma Junction Site Proposal
at the site while remaining compliant with the allowed uses under the site’s Neighborhood Retail (NR) and R‐60 zoning. Having become aware that the community is far more concerned with the viability of the Co‐op, parking and traffic, than with the details of the zoning ordinance, we have elected to tailor the proposal to community concerns. At no time has the The Lodge at Takoma Junction been dependent on a subsidy from TCS, the residences or any other use. In fact, by focusing solely on the needs of the Co‐op with the Lodge in a subordinate role, the project will be simplified in many respects, including zoning, permitting and financing. 3. What environmentally sustainable features have you incorporated in previous projects? What specific green features are proposed for this project? The project’s developer, Northern Real Estate Urban Ventures (NREUV) has incorporated the following sustainability features in previous projects: a) Water Conservation using low‐flow fixtures b) Planting indigenous tree and plant species c) Energy efficient Energy Star Appliances and Lighting, 15 SEER heat pump or higher. d) Exceeding ASHRAE Standards by 15%, with individual or submeters for electricity. e) Reductions in energy use by: Systematic recycling of construction waste Systematic utilization of recycled materials during construction Water permeable walkways and parking areas Green Roof Energy Efficient Roof with reflectivity of higher than .65 f) Provide for a healthy living environment by: Utilizing LOW VOC paint and adhesives Common areas and corridors have 100% outside air ventilation Use formaldehyde free composite wood The following sustainability features will be employed in the proposed development: a) Storm Water Management. The contamination of Sligo Creek and the Anacostia River by uncontrolled storm water runoff has been a critical issue for many years and has been the subject of MDE’s Nonpoint Source Program since 1989 (attached). Redevelopment provides a unique opportunity to make the very material environmental improvement at Takoma Junction – the comprehensive management of storm water run‐off from multiple properties. None of the commercial properties
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City of Takoma Park, Maryland Takoma Junction Site Proposal
east of the fire station on the south side of Carroll Avenue – including the existing City‐owned parking lot – make any effort to manage storm water runoff. The properties thereby allow storm water containing petroleum and other contaminants to enter local waterways, ultimately contributing to pollution of Sligo Creek and the Anacostia River. Redevelopment proposed by The Ability Project will include Environmental Site Design (ESD) engineering with capacity to manage the storm water run‐off generated by the entire Junction commercial center south of Carroll, from the Turner property to and including the Healy Surgeon property at 7211 Carroll Avenue. The ESD facility(s) will be located on the R‐60 lot in a thoughtfully landscaped setting that will also serve as a community park. Improvements to the lot will include signage and displays that will serve to educate and enlighten the public with respect to ‘best practices’ in environmental stewardship. b) Other sustainability features to be included in the proposal:
Water conserving low‐flow plumbing fixtures Energy efficient appliances and lighting Recycling of construction waste and utilization of recycled material in construction. Utilization of LOW VOC paint and adhesives and formaldehyde‐free composite wood elements.
4. Describe how your vision for the site encourages the use of alternative modes of transportation (i.e. biking, car share, live/work space, etc.).
Co‐op users will travel to the site largely as they do today. The Co‐op expects that an expanded store will increase the number of customers visiting the site. The Lodge at Takoma Junction will be used by adults with developmental disabilities for whom walking and mass transit are a necessity, not a lifestyle choice, as most do not drive. Among the important factors in our selection of this location is the fact that our members can live fulfilled and enriched lives without a car. Location on major bus routes and a reasonable walk to Metro are critical for access to employment for Lodge members. 5. Explain how you will solicit public input and engage the community during the design process and finalization of your proposal. How have you managed this in other projects? Can the façade design be modified during the process?
The façade design, along with other design elements, may be modified during the charrette process.
www.abilityprojectmaryland.com
City of Takoma Park, Maryland Takoma Junction Site Proposal
The Ability Project proposes a charrette process to solicit public input and engage the community during the design process. A charrette is an intensive planning session where citizens, designers and others collaborate on a vision for development. It provides a forum for ideas and offers the unique advantage of giving immediate feedback to the designers. More importantly, it allows everyone who participates to be a mutual author of the plan. More information regarding the charrette process may be located at http://en.wikipedia.org/wiki/Charrette The Ability Project will seek to locate the charrette near the project site, potentially in the Takoma Park Community Center. Our team of design experts and consultants sets up a full working environment capable of revising designs collaboratively. Formal and informal meetings are held throughout the charrette and updates to the plan are presented periodically. Through brainstorming and design activity, many goals are accomplished during the charrette. First, all stakeholders in the project develop a vested interest in the ultimate vision. Second, the design team works together to produce a set of finished documents that address all aspects of design. Third, since the input of all the players is gathered at one event, it is possible to avoid the prolonged discussions that typically delay conventional planning projects. Finally, the finished result is produced more efficiently and cost‐ effectively because the process is collaborative. The charrette will be organized to encourage participation from all stakeholders including the Ability Project, the Co‐op, area businesses, government officials, interested residents, and activists. 6. What is your proposed tenant mix? Please describe the extent to which you have solidified agreements with any proposed tenants or adjacent property owners. Our amended proposal includes two proposed users, The Ability Project and the TPSS Co‐ op. The Ability Project has established a dialogue with the Co‐op and their Board is considering options to interact with all of the Takoma Junction finalists. 7. What are the predicted peak times for traffic and parking given your anticipated tenant mix? How will you manage that? Co‐op peak times for parking and traffic will be as they are today. The Co‐op is best positioned to answer this question for their customers who will be the primary users of parking on the site. The Lodge at Takoma Junction has a reduced need for parking as the members of the organization generally do not drive. We expect members access to employment and activity programs will utilize, in part, passenger vans that will provide passenger pick up and drop
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City of Takoma Park, Maryland Takoma Junction Site Proposal
off at varying times of day and days of week. In general members will be arriving via passenger van in the evening rush hour on weekdays and departing for programs mid‐ morning on weekends. Use of passenger vans in lieu of single passenger vehicles will result in a material reduction in traffic impacts when compared to virtually any other use. 8. How much of the existing slope / wooded area would be required to accommodate your proposal? Provide a depiction of the project as viewed from Columbia and Sycamore Avenues. Preliminary plans anticipate extension of the paved parking to accommodate increased parking needs of the Coop as well as maintenance of parking for local businesses. The extension of the parking area would be accomplished with either a retaining wall or a structurally supported deck contiguous to the existing at‐grade parking. We expect no material change evident from Sycamore. On Columbia, we envision a community use, likely terraced to accommodate the declining elevation to the south. The amended proposal of The Ability Project is under review. Schematic plans and elevations will be released at the earliest opportunity. 9. Describe what you have done to ensure business continuity, manage traffic flow, and address the parking needs of neighboring businesses impacted during the construction of other projects you have developed. Provide a specific example. Beacon Center at 6100 Georgia Avenue, Washington DC . For the Beacon Center which fronts Georgia Avenue we have created a traffic control plan that will manage the traffic flow during construction. A traffic lane will be closed temporarily, a bus stop will be relocated and two construction entrances will be established. Traffic cones and flaggers will be utilized to direct traffic into the construction site and out on to main roadway. Clear and highly visible signage will promote existing businesses are open during construction and to direct potential patrons to the local businesses 10. Describe how conflicting traffic patterns and parking demands of your tenants in other developments were addressed once the project was completed? Provide a specific example. The project’s developer, Northern Real Estate Urban Ventures (NREUV) has managed conflicting traffic and parking requirements in the following projects: The Nannie Helen at 4800, Washington DC. At the Nannie Helen there was more demand for parking than there are parking spaces. We provided 35 spaces for 70 units. The neighborhood had ample parking and therefore allows for residents and retail patrons to park directly in front of and across the street reducing congestion in the parking lot. There is no onsite parking for retail visitors. The bus stop was also relocated away from the building and provided the residents with additional parking in front of the building.
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City of Takoma Park, Maryland Takoma Junction Site Proposal
Beacon Center at 6100 Georgia Avenue, Washington DC. The District Department of Transportation (DDOT) is concerned with the project containing two curb cuts on one street. DC DDOT maintains certain site visibility requirements that the project will meet that will minimize vehicle and pedestrian conflicts. In this case we created a two level parking garage with two separate entrances to minimize tenant conflict – the first level is for commercial/retail and office use. The top level is for residential use only. This innovative separation of traffic led to resolution of conflicting needs. 11. How would you accommodate the Co‐op's long term need for the delivery of goods?
The plan for development would assure continuous and uninterrupted operating of the Co‐ op, including loading, parking and operation of utilities. Questions for Specific Proposal Ability Project: Describe how your decision to eliminate the residential component of your original proposal impacts the design and height of the proposed development. What impact would this have on your proposed tenant mix? Elimination of the residential would reduce the density (floor area) of the project from .75FAR (appx. 28,000SF) to .5FAR (appx. 19,000SF). The height originally proposed was 2 stories, with the Lodge and the residential sharing the second level. The design drawing presented at the community presentation showed just 1‐2 stories along Carroll Avenue. Having eliminated the residential, the maximum height of the building may remain at two levels, with the upper level being less floor area, especially for the portion fronting Carroll Avenue. The Lodge was never proposed with a 'tenant mix', rather it was proposed with 4 uses ‐ Lodge, Co‐op, TCS and residential. Under the current proposal, the Lodge and Co‐op are the sole components.
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Stormwater runoff and extensive habitat destruction contributed to eliminating all but four of the most pollution-tolerant fish species in Maryland’s Sligo Creek, a tributary to the Anacostia River. The Maryland Department of the Environment (MDE) added the Anacostia River (including the Sligo Creek subwatershed) to the state’s Clean Water Act (CWA) section 303(d) list of impaired waters in 2002 for biological impairment, as measured by combined fish/benthic bioassessment. As a result of restoration efforts in the Sligo Creek subwatershed, in-stream conditions improved, as measured by a shift in the fish Index of Biotic Integrity (IBI) from a “poor” to a “fair” rating. Water quality improvements have contributed to progress in meeting the Anacostia River’s total maximum daily load (TMDL) limits for phosphorus, nitrogen and sediment.
Waterbody Improved
3UREOHP The Sligo Creek subwatershed is home to 82,000 people. It encompasses 11.1 square miles of highly developed land in Montgomery County, Maryland, a northern suburb of Washington, DC (Figure 1). Sligo Creek is one of 14 tributaries to the Anacostia River, which flows into the Potomac River, which in turn empties into the Chesapeake Bay. Maryland has a narrative water quality standard for freshwater benthic community health that guides how the state assesses the designated use for aquatic life. MDE evaluates fish and benthic IBI data reported in the Maryland Biological Stream Survey to assess CWA section 303(d) listings of impaired waters. In 2000 only four fish species (all extremely pollution-tolerant) were found in Sligo Creek. Consequently, Sligo Creek received a rating of “poor” on EPA’s IBI for fish. MDE therefore added the Anacostia River watershed assessment unit (which includes Sligo Creek) to the state’s 2002 CWA section 303(d) list for biological impairment. The source of impairment was unknown. In addition, MDE has listed the Anacostia watershed for the following impairments (with listing years): nutrients (1996), sediments (1996), fecal coliform bacteria–non-tidal waters (2002), toxics–polychlorinated biphenyls (PCBs) (2002), toxics–heptachlor epoxide (2002), fecal coliform bacteria–tidal waters (2004), and debris/floatables/ trash (2006). TMDLs have been approved for biological oxygen demand/dissolved oxygen, phosphorus, nitrogen, sediments, fecal coliform, PCBs and trash.
Figure 1. Maryland’s Sligo Creek subwatershed drains a densely populated area near Washington, DC.
Efforts to address water quality and habitat problems in Sligo Creek began more than 20 years ago. Since the enactment of the Anacostia Watershed Restoration Agreement in 1987, an evolving interjurisdictional blueprint has guided restoration efforts across the Anacostia watershed, including Sligo Creek. In 1989 Montgomery County embarked on an ambitious effort to restore water quality and habitat conditions in the creek. In Phase I (1989), the county transformed a dry stormwater pond that collects runoff from 805 acres into a three-celled, extended-detention wet pond with wetland plantings. The detention wet pond improved appearance, provided fish and wildlife habitat, and captured sediment and trash. Below the pond, the county restored 1,000 linear feet of downstream aquatic habitat by creating two vernal pools for amphibian breeding habitat and repairing 1,200 feet of riparian stream corridor.
In Phase IV (1999), the county created two stormwater wetlands and conducted restoration work in middle Sligo Creek to help return stream segments to more natural conditions that support aquatic life habitat needs (e.g., replacing straightline concrete channels and pipes with meandering channels with varied stable bottom).
Figure 2. LID project installed during Phase V of the Sligo Creek restoration effort.
In Phase V (2005–2007), the county installed low impact development (LID) stormwater management bioretention systems (Figure 2). The county also established a new goal to improve the fish IBI from “poor” to “fair” through targeted reintroduction of native fish.
U.S. Environmental Protection Agency Office of Water Washington, DC EPA 841-F-12-001J May 2012
Phases I–V implemented stormwater management practices on 1,425 acres (48 percent) of the upper Sligo Creek subwatershed, resulting in a 41 percent reduction in peak flow discharge. This has led to improvements in water quality, streambed and bank stability, and in-stream habitat. MDE indicates that benthic macroinvertebrate populations have become more abundant and diverse, helping to support increased fish populations. Between 2000 and 2009, IBI scores for fish throughout most of upper Sligo Creek improved from “poor” to “fair” (Figure 3). Monitoring data confirmed the presence of 14 naturally sustaining fish species, including habitat specialists (species that prefer specific types of habitat).
Fish IBI Scores
5 4 3
Poor
In Phase III (1996), the county constructed a oneacre detention wet pond at a Sligo Creek golf course to capture stormwater runoff from 70 acres, including a one-mile portion of Interstate 495.
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Good Fair
In Phase II (1992–1994), another stormwater pond serving 434 acres was rebuilt as a two-celled, extended-detention wet pond/marsh. Other projects included restoring 2.5 miles of aquatic habitat, creating a quarter-acre marsh, replanting five acres of forest, implementing 19 small physical aquatic habitat improvement projects and reintroducing native fish species.
Phase VI (2010–present) involves implementing numerous small restoration projects in a 45-acre subwatershed, including integrating upland watershed source control measures, such as LID, with stream/wetland restoration and vegetated control practices (e.g., replacing mowed grass areas with vegetation that has greater potential for stormwater retention, infiltration and evapotranspiration).
Score Ranges
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2 1
2000
2005
2006
Years
2007
2008
2009
Figure 3. Fish Index of Biotic Integrity scores for Sligo Creek (2000–2009).
3DUWQHUVDQG)XQGLQJ The Sligo Creek restoration effort is the result of a cooperative partnership with Montgomery County, MDE, Maryland National Park and Planning Commission, Washington Metropolitan Council of Governments, Interstate Commission on the Potomac River Basin, U.S. Army Corps of Engineers and U.S. Environmental Protection Agency. Approximately $3 million (excluding monitoring costs) has been invested in the upper Sligo Creek restoration effort, including $1.8 million from the Montgomery County capital budget, $1 million from the MDE’s Small Creeks and Estuaries Reserve cost share program, and $256,000 from the U.S. Army Corps of Engineers.
For additional information contact:
James George, PhD Manager, Water Quality Protection and Restoration Program Maryland Department of Environment 410-537-3579 • [email protected]
Response to Clarifying Questions In Response to:
City of Takoma Park, Maryland Request for Proposals – Takoma Junction Site Submitted by:
Submitted to:
The Ability Project, LLC
City of Takoma Park
641 Kent Oaks Way Gaithersburg, MD 20878 October 27, 2014
Housing and Community Development Attn: Sara Anne Daines, Director 7500 Maple Avenue Takoma Park, MD 20912
www.abilityprojectmaryland.com
City of Takoma Park, Maryland Takoma Junction Site Proposal
General Note: The Ability Project is preparing a material change to the solicitation response dated May 28, 2014. The changes are planned in response to feed‐back received following the initial presentation of the proposal on September 23, 2014. Changes to the proposal will include: 1. Elimination of the use of the R‐60 lot by the Takoma Children’s School (TCS). Following the presentation on September 23, which is the first time TCS became aware of the proposal, we were informed by TCS that they did not want to proceed with a plan to utilize the R‐60 lot. 2. Elimination of the residential use. During and following the presentation on September 23rd, we became aware of the concerns of the Coop and the larger community with traffic congestion in the Junction. Because the residential use does not contribute to the feasibility of the proposal, we have elected to move forward in this process without the residential component. Leadership of The Ability Project is convinced that the most favorable outcome of the process undertaken by the City will be one in which the TPSS Coop is assured a stable, long‐term home at the Junction. For this reason, we have established a dialogue with the Coop that we hope will lead to amended proposal that will accommodate the needs of the Coop and The Ability Project while contributing to the success of the all the commercial neighbors at the Junction. City questions in italics, followed by The Ability Project’s response 1. How does your proposal address the following elements of the Takoma Junction Task Force Report: 1) support of independent businesses; 2) expansion of community use of public space; 3) improved mobility and enhanced streetscape; 4) expansion of parking options for area businesses; and 5) provision of pedestrian access from Columbia Avenue? The amended proposal under consideration by the Ability Project includes two users ‐ The Lodge at Takoma Junction (sponsored by The Ability Project) and the TPSS Co‐op. The Ability Project proposal addresses the Takoma Junction Task Force as follows: 1) Support of Independent Businesses: Our amended proposal supports the long‐term needs of the Co‐op with a new building. This approach best allows Co‐op to continue operations during construction before moving to expanded space in the new building. Our amended proposal offers the maximum possible parking to support other independent businesses located in Takoma Junction. Proposed parking exceeds the parking available on the site today, accommodating the Co‐op’s expanded parking
www.abilityprojectmaryland.com
City of Takoma Park, Maryland Takoma Junction Site Proposal
needs and the Ability Project’s limited parking needs while continuing to provide parking for area businesses. 2) Expansion of Community Use of Public Space: Involves the community in the lives of the developmentally disabled both within the Lodge at Takoma and throughout the community, while at the same time adding new event spaces for the community including Lodge members. Enables the Co‐op expansion as strongly desired by the community. Preserves R‐60 lot as community space and environmental preservation, with uses to be determined during design process. 3) Improved Mobility and Enhanced Streetscape: Enhances both mobility and streetscape by completing the missing street‐front in a completely harmonious 1‐2 story pedestrian scale while preserving parking that is relegated to the back of the site. Activates street with a new Co‐op entrance, a coffee shop, and the Ability project entrance into the renovated old Co‐op space. Preservation of Capital Bikeshare facility. 4) Expansion of Parking Options for Area Businesses: Increases the available parking well beyond the very modest new parking needs for the Lodge, assuring that the expanded parking will largely be available to the Co‐op and other local businesses. 5) Provision of Pedestrian Access from Columbia Avenue The lot on Columbia Avenue is reserved for community use and environmental preservation with details to be determined with the direction of the neighborhood and community during the design process. 2. To what extent can the project be scaled back in terms of building height, square footage or number of residential units and still be financially viable? Is the project feasible with the elimination of proposed development on the R‐60 lot? If the project were scaled back, how would this impact other elements of your proposal?
The Ability Project’s proposal has always been a more modest scale than the other finalists, proposing just 1‐2 stories along Carroll Avenue. The children's school and residential elements included in the original proposal were never needed for financial viability. We proposed those uses to provide a richer set of new uses
www.abilityprojectmaryland.com
City of Takoma Park, Maryland Takoma Junction Site Proposal
at the site while remaining compliant with the allowed uses under the site’s Neighborhood Retail (NR) and R‐60 zoning. Having become aware that the community is far more concerned with the viability of the Co‐op, parking and traffic, than with the details of the zoning ordinance, we have elected to tailor the proposal to community concerns. At no time has the The Lodge at Takoma Junction been dependent on a subsidy from TCS, the residences or any other use. In fact, by focusing solely on the needs of the Co‐op with the Lodge in a subordinate role, the project will be simplified in many respects, including zoning, permitting and financing. 3. What environmentally sustainable features have you incorporated in previous projects? What specific green features are proposed for this project? The project’s developer, Northern Real Estate Urban Ventures (NREUV) has incorporated the following sustainability features in previous projects: a) Water Conservation using low‐flow fixtures b) Planting indigenous tree and plant species c) Energy efficient Energy Star Appliances and Lighting, 15 SEER heat pump or higher. d) Exceeding ASHRAE Standards by 15%, with individual or submeters for electricity. e) Reductions in energy use by: Systematic recycling of construction waste Systematic utilization of recycled materials during construction Water permeable walkways and parking areas Green Roof Energy Efficient Roof with reflectivity of higher than .65 f) Provide for a healthy living environment by: Utilizing LOW VOC paint and adhesives Common areas and corridors have 100% outside air ventilation Use formaldehyde free composite wood The following sustainability features will be employed in the proposed development: a) Storm Water Management. The contamination of Sligo Creek and the Anacostia River by uncontrolled storm water runoff has been a critical issue for many years and has been the subject of MDE’s Nonpoint Source Program since 1989 (attached). Redevelopment provides a unique opportunity to make the very material environmental improvement at Takoma Junction – the comprehensive management of storm water run‐off from multiple properties. None of the commercial properties
www.abilityprojectmaryland.com
City of Takoma Park, Maryland Takoma Junction Site Proposal
east of the fire station on the south side of Carroll Avenue – including the existing City‐owned parking lot – make any effort to manage storm water runoff. The properties thereby allow storm water containing petroleum and other contaminants to enter local waterways, ultimately contributing to pollution of Sligo Creek and the Anacostia River. Redevelopment proposed by The Ability Project will include Environmental Site Design (ESD) engineering with capacity to manage the storm water run‐off generated by the entire Junction commercial center south of Carroll, from the Turner property to and including the Healy Surgeon property at 7211 Carroll Avenue. The ESD facility(s) will be located on the R‐60 lot in a thoughtfully landscaped setting that will also serve as a community park. Improvements to the lot will include signage and displays that will serve to educate and enlighten the public with respect to ‘best practices’ in environmental stewardship. b) Other sustainability features to be included in the proposal:
Water conserving low‐flow plumbing fixtures Energy efficient appliances and lighting Recycling of construction waste and utilization of recycled material in construction. Utilization of LOW VOC paint and adhesives and formaldehyde‐free composite wood elements.
4. Describe how your vision for the site encourages the use of alternative modes of transportation (i.e. biking, car share, live/work space, etc.).
Co‐op users will travel to the site largely as they do today. The Co‐op expects that an expanded store will increase the number of customers visiting the site. The Lodge at Takoma Junction will be used by adults with developmental disabilities for whom walking and mass transit are a necessity, not a lifestyle choice, as most do not drive. Among the important factors in our selection of this location is the fact that our members can live fulfilled and enriched lives without a car. Location on major bus routes and a reasonable walk to Metro are critical for access to employment for Lodge members. 5. Explain how you will solicit public input and engage the community during the design process and finalization of your proposal. How have you managed this in other projects? Can the façade design be modified during the process?
The façade design, along with other design elements, may be modified during the charrette process.
www.abilityprojectmaryland.com
City of Takoma Park, Maryland Takoma Junction Site Proposal
The Ability Project proposes a charrette process to solicit public input and engage the community during the design process. A charrette is an intensive planning session where citizens, designers and others collaborate on a vision for development. It provides a forum for ideas and offers the unique advantage of giving immediate feedback to the designers. More importantly, it allows everyone who participates to be a mutual author of the plan. More information regarding the charrette process may be located at http://en.wikipedia.org/wiki/Charrette The Ability Project will seek to locate the charrette near the project site, potentially in the Takoma Park Community Center. Our team of design experts and consultants sets up a full working environment capable of revising designs collaboratively. Formal and informal meetings are held throughout the charrette and updates to the plan are presented periodically. Through brainstorming and design activity, many goals are accomplished during the charrette. First, all stakeholders in the project develop a vested interest in the ultimate vision. Second, the design team works together to produce a set of finished documents that address all aspects of design. Third, since the input of all the players is gathered at one event, it is possible to avoid the prolonged discussions that typically delay conventional planning projects. Finally, the finished result is produced more efficiently and cost‐ effectively because the process is collaborative. The charrette will be organized to encourage participation from all stakeholders including the Ability Project, the Co‐op, area businesses, government officials, interested residents, and activists. 6. What is your proposed tenant mix? Please describe the extent to which you have solidified agreements with any proposed tenants or adjacent property owners. Our amended proposal includes two proposed users, The Ability Project and the TPSS Co‐ op. The Ability Project has established a dialogue with the Co‐op and their Board is considering options to interact with all of the Takoma Junction finalists. 7. What are the predicted peak times for traffic and parking given your anticipated tenant mix? How will you manage that? Co‐op peak times for parking and traffic will be as they are today. The Co‐op is best positioned to answer this question for their customers who will be the primary users of parking on the site. The Lodge at Takoma Junction has a reduced need for parking as the members of the organization generally do not drive. We expect members access to employment and activity programs will utilize, in part, passenger vans that will provide passenger pick up and drop
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City of Takoma Park, Maryland Takoma Junction Site Proposal
off at varying times of day and days of week. In general members will be arriving via passenger van in the evening rush hour on weekdays and departing for programs mid‐ morning on weekends. Use of passenger vans in lieu of single passenger vehicles will result in a material reduction in traffic impacts when compared to virtually any other use. 8. How much of the existing slope / wooded area would be required to accommodate your proposal? Provide a depiction of the project as viewed from Columbia and Sycamore Avenues. Preliminary plans anticipate extension of the paved parking to accommodate increased parking needs of the Coop as well as maintenance of parking for local businesses. The extension of the parking area would be accomplished with either a retaining wall or a structurally supported deck contiguous to the existing at‐grade parking. We expect no material change evident from Sycamore. On Columbia, we envision a community use, likely terraced to accommodate the declining elevation to the south. The amended proposal of The Ability Project is under review. Schematic plans and elevations will be released at the earliest opportunity. 9. Describe what you have done to ensure business continuity, manage traffic flow, and address the parking needs of neighboring businesses impacted during the construction of other projects you have developed. Provide a specific example. Beacon Center at 6100 Georgia Avenue, Washington DC . For the Beacon Center which fronts Georgia Avenue we have created a traffic control plan that will manage the traffic flow during construction. A traffic lane will be closed temporarily, a bus stop will be relocated and two construction entrances will be established. Traffic cones and flaggers will be utilized to direct traffic into the construction site and out on to main roadway. Clear and highly visible signage will promote existing businesses are open during construction and to direct potential patrons to the local businesses 10. Describe how conflicting traffic patterns and parking demands of your tenants in other developments were addressed once the project was completed? Provide a specific example. The project’s developer, Northern Real Estate Urban Ventures (NREUV) has managed conflicting traffic and parking requirements in the following projects: The Nannie Helen at 4800, Washington DC. At the Nannie Helen there was more demand for parking than there are parking spaces. We provided 35 spaces for 70 units. The neighborhood had ample parking and therefore allows for residents and retail patrons to park directly in front of and across the street reducing congestion in the parking lot. There is no onsite parking for retail visitors. The bus stop was also relocated away from the building and provided the residents with additional parking in front of the building.
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City of Takoma Park, Maryland Takoma Junction Site Proposal
Beacon Center at 6100 Georgia Avenue, Washington DC. The District Department of Transportation (DDOT) is concerned with the project containing two curb cuts on one street. DC DDOT maintains certain site visibility requirements that the project will meet that will minimize vehicle and pedestrian conflicts. In this case we created a two level parking garage with two separate entrances to minimize tenant conflict – the first level is for commercial/retail and office use. The top level is for residential use only. This innovative separation of traffic led to resolution of conflicting needs. 11. How would you accommodate the Co‐op's long term need for the delivery of goods?
The plan for development would assure continuous and uninterrupted operating of the Co‐ op, including loading, parking and operation of utilities. Questions for Specific Proposal Ability Project: Describe how your decision to eliminate the residential component of your original proposal impacts the design and height of the proposed development. What impact would this have on your proposed tenant mix? Elimination of the residential would reduce the density (floor area) of the project from .75FAR (appx. 28,000SF) to .5FAR (appx. 19,000SF). The height originally proposed was 2 stories, with the Lodge and the residential sharing the second level. The design drawing presented at the community presentation showed just 1‐2 stories along Carroll Avenue. Having eliminated the residential, the maximum height of the building may remain at two levels, with the upper level being less floor area, especially for the portion fronting Carroll Avenue. The Lodge was never proposed with a 'tenant mix', rather it was proposed with 4 uses ‐ Lodge, Co‐op, TCS and residential. Under the current proposal, the Lodge and Co‐op are the sole components.
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Stormwater runoff and extensive habitat destruction contributed to eliminating all but four of the most pollution-tolerant fish species in Maryland’s Sligo Creek, a tributary to the Anacostia River. The Maryland Department of the Environment (MDE) added the Anacostia River (including the Sligo Creek subwatershed) to the state’s Clean Water Act (CWA) section 303(d) list of impaired waters in 2002 for biological impairment, as measured by combined fish/benthic bioassessment. As a result of restoration efforts in the Sligo Creek subwatershed, in-stream conditions improved, as measured by a shift in the fish Index of Biotic Integrity (IBI) from a “poor” to a “fair” rating. Water quality improvements have contributed to progress in meeting the Anacostia River’s total maximum daily load (TMDL) limits for phosphorus, nitrogen and sediment.
Waterbody Improved
3UREOHP The Sligo Creek subwatershed is home to 82,000 people. It encompasses 11.1 square miles of highly developed land in Montgomery County, Maryland, a northern suburb of Washington, DC (Figure 1). Sligo Creek is one of 14 tributaries to the Anacostia River, which flows into the Potomac River, which in turn empties into the Chesapeake Bay. Maryland has a narrative water quality standard for freshwater benthic community health that guides how the state assesses the designated use for aquatic life. MDE evaluates fish and benthic IBI data reported in the Maryland Biological Stream Survey to assess CWA section 303(d) listings of impaired waters. In 2000 only four fish species (all extremely pollution-tolerant) were found in Sligo Creek. Consequently, Sligo Creek received a rating of “poor” on EPA’s IBI for fish. MDE therefore added the Anacostia River watershed assessment unit (which includes Sligo Creek) to the state’s 2002 CWA section 303(d) list for biological impairment. The source of impairment was unknown. In addition, MDE has listed the Anacostia watershed for the following impairments (with listing years): nutrients (1996), sediments (1996), fecal coliform bacteria–non-tidal waters (2002), toxics–polychlorinated biphenyls (PCBs) (2002), toxics–heptachlor epoxide (2002), fecal coliform bacteria–tidal waters (2004), and debris/floatables/ trash (2006). TMDLs have been approved for biological oxygen demand/dissolved oxygen, phosphorus, nitrogen, sediments, fecal coliform, PCBs and trash.
Figure 1. Maryland’s Sligo Creek subwatershed drains a densely populated area near Washington, DC.
Efforts to address water quality and habitat problems in Sligo Creek began more than 20 years ago. Since the enactment of the Anacostia Watershed Restoration Agreement in 1987, an evolving interjurisdictional blueprint has guided restoration efforts across the Anacostia watershed, including Sligo Creek. In 1989 Montgomery County embarked on an ambitious effort to restore water quality and habitat conditions in the creek. In Phase I (1989), the county transformed a dry stormwater pond that collects runoff from 805 acres into a three-celled, extended-detention wet pond with wetland plantings. The detention wet pond improved appearance, provided fish and wildlife habitat, and captured sediment and trash. Below the pond, the county restored 1,000 linear feet of downstream aquatic habitat by creating two vernal pools for amphibian breeding habitat and repairing 1,200 feet of riparian stream corridor.
In Phase IV (1999), the county created two stormwater wetlands and conducted restoration work in middle Sligo Creek to help return stream segments to more natural conditions that support aquatic life habitat needs (e.g., replacing straightline concrete channels and pipes with meandering channels with varied stable bottom).
Figure 2. LID project installed during Phase V of the Sligo Creek restoration effort.
In Phase V (2005–2007), the county installed low impact development (LID) stormwater management bioretention systems (Figure 2). The county also established a new goal to improve the fish IBI from “poor” to “fair” through targeted reintroduction of native fish.
U.S. Environmental Protection Agency Office of Water Washington, DC EPA 841-F-12-001J May 2012
Phases I–V implemented stormwater management practices on 1,425 acres (48 percent) of the upper Sligo Creek subwatershed, resulting in a 41 percent reduction in peak flow discharge. This has led to improvements in water quality, streambed and bank stability, and in-stream habitat. MDE indicates that benthic macroinvertebrate populations have become more abundant and diverse, helping to support increased fish populations. Between 2000 and 2009, IBI scores for fish throughout most of upper Sligo Creek improved from “poor” to “fair” (Figure 3). Monitoring data confirmed the presence of 14 naturally sustaining fish species, including habitat specialists (species that prefer specific types of habitat).
Fish IBI Scores
5 4 3
Poor
In Phase III (1996), the county constructed a oneacre detention wet pond at a Sligo Creek golf course to capture stormwater runoff from 70 acres, including a one-mile portion of Interstate 495.
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Good Fair
In Phase II (1992–1994), another stormwater pond serving 434 acres was rebuilt as a two-celled, extended-detention wet pond/marsh. Other projects included restoring 2.5 miles of aquatic habitat, creating a quarter-acre marsh, replanting five acres of forest, implementing 19 small physical aquatic habitat improvement projects and reintroducing native fish species.
Phase VI (2010–present) involves implementing numerous small restoration projects in a 45-acre subwatershed, including integrating upland watershed source control measures, such as LID, with stream/wetland restoration and vegetated control practices (e.g., replacing mowed grass areas with vegetation that has greater potential for stormwater retention, infiltration and evapotranspiration).
Score Ranges
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2 1
2000
2005
2006
Years
2007
2008
2009
Figure 3. Fish Index of Biotic Integrity scores for Sligo Creek (2000–2009).
3DUWQHUVDQG)XQGLQJ The Sligo Creek restoration effort is the result of a cooperative partnership with Montgomery County, MDE, Maryland National Park and Planning Commission, Washington Metropolitan Council of Governments, Interstate Commission on the Potomac River Basin, U.S. Army Corps of Engineers and U.S. Environmental Protection Agency. Approximately $3 million (excluding monitoring costs) has been invested in the upper Sligo Creek restoration effort, including $1.8 million from the Montgomery County capital budget, $1 million from the MDE’s Small Creeks and Estuaries Reserve cost share program, and $256,000 from the U.S. Army Corps of Engineers.
For additional information contact:
James George, PhD Manager, Water Quality Protection and Restoration Program Maryland Department of Environment 410-537-3579 • [email protected]
