takoma junction development roadmap
TAKOMA JUNCTION DEVELOPMENT ROADMAP Each of the four short-listed proposals identified a separate public design process that supplements the official development review process required by Montgomery County. The required process includes: 1.
Mandatory Referral Review
All properties, buildings, and/or facilities owned by governments and public utilities that propose changes in use, character, location, extent or ownership are subject to Mandatory Referral Review by the Montgomery County Planning Board. The sale/conveyance of the City’s Takoma Junction Lot, or its redevelopment under public ownership, is subject to a full Planning Board Review under the Mandatory Referral process. The Planning Board must conduct its review within 60 days of the submission of a complete application. Montgomery County Planning staff advises on the specific submission requirements depending on the nature and scope of the proposed project, which can include: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15.
Written Narrative General Location Map Site Plan Utilities and Right-of-Way map Pedestrian and vehicular circulation plan Natural Resource Inventory/Forest Stand Delineation (NRI/FSD) plan Special Protection Area Map, Water Quality Plan or Letter from Department of Permitting Services Preliminary Forest Conservation Plan Topographic map Preliminary Stormwater Management Concept plan Landscape and lighting plan Overall concept development plan Statement of compliance with Montgomery County’s Noise Ordinance Architectural schematics Traffic impact statement
A project may need to be reviewed at more than one stage of Mandatory Referral (e.g. at concept development and final site plan development). During each review, a public hearing is held, for which notification to community associations is provided when a complete application is received and the 60day clock starts. The review and decision to approve, approve with conditions, or disapprove a proposal by the Planning Board is advisory. The agency or government can overrule the decision. 2.
Development Review
If the City sells or conveys the Takoma Junction Lot, the new owner can proceed with the typical development review procedure involving a Preliminary Plan and Site Plan, which are public processes.
For Preliminary and Site Plan approval, Planning Board decision is final. The Preliminary Plan and Site Plan process is as follows: Preliminary Plan Approval Developer provides notification of their intent to submit a plan to neighboring properties and community associations and holds a public ‘pre-submission meeting’ to provide information on the proposal and hear from the community. Stormwater Management Concept must be submitted to the City Engineer. Complete application is forwarded to City within two weeks of submission to M-NCPPC. City staff prepares comments and written preliminary recommendations for presentation to the Development Review Committee (DRC) meeting with other county/state agencies. When the item is scheduled for Planning Board action, the City will provide written recommendations and Council resolutions for inclusion in the public record at least ten days prior to the scheduled Planning Board public hearing. The City Council develops a resolution out of one or more work sessions held during regular council meetings, which are open to public comment. Planning Board reviews the proposal at a public hearing. The City and community groups can attend and provide written or oral testimony. Site Plan Approval Developer provides notification of their intent to submit a plan to neighboring properties and community associations and holds a public ‘pre-submission meeting’ to provide information on the proposal and hear from the community. Stormwater Management Concept must be approved by the City Engineer. Complete application is forwarded to City within two weeks of submission to M-NCPPC. City staff prepares comments and written preliminary recommendations for presentation to the Development Review Committee (DRC) meeting with other county/state agencies. When the item is scheduled for Planning Board action, the City will provide written recommendations and Council resolutions for inclusion in the public record at least ten days prior to the scheduled Planning Board public hearing. The City Council develops a resolution out of one or more work sessions held during regular council meetings, which are open to public comment. Planning Board reviews the proposal at a public hearing. The City and community groups can attend and provide written or oral testimony. 3.
Permitting
The Takoma Junction Lot is within the Takoma Park Historic District, requiring a Historic Area Work Permit administered by the Montgomery County Historic Preservation Commission (HPC). As a commercial property, the City’s Façade Advisory Board would first require review by the City’s Façade Advisory Board. A meeting with the Historic Preservation Commission early in the process (before site plan approval) is recommended to ensure more significant project components are in keeping with the review criteria of the HPC. Additional building permits are issued by the Montgomery County Department of Permitting Services. Takoma Park’s Department of Public Works issues permits for impacts or changes to trees on the property and City right-of-way.
Mandatory Referral Review
All properties, buildings, and/or facilities owned by governments and public utilities that propose changes in use, character, location, extent or ownership are subject to Mandatory Referral Review by the Montgomery County Planning Board. The sale/conveyance of the City’s Takoma Junction Lot, or its redevelopment under public ownership, is subject to a full Planning Board Review under the Mandatory Referral process. The Planning Board must conduct its review within 60 days of the submission of a complete application. Montgomery County Planning staff advises on the specific submission requirements depending on the nature and scope of the proposed project, which can include: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15.
Written Narrative General Location Map Site Plan Utilities and Right-of-Way map Pedestrian and vehicular circulation plan Natural Resource Inventory/Forest Stand Delineation (NRI/FSD) plan Special Protection Area Map, Water Quality Plan or Letter from Department of Permitting Services Preliminary Forest Conservation Plan Topographic map Preliminary Stormwater Management Concept plan Landscape and lighting plan Overall concept development plan Statement of compliance with Montgomery County’s Noise Ordinance Architectural schematics Traffic impact statement
A project may need to be reviewed at more than one stage of Mandatory Referral (e.g. at concept development and final site plan development). During each review, a public hearing is held, for which notification to community associations is provided when a complete application is received and the 60day clock starts. The review and decision to approve, approve with conditions, or disapprove a proposal by the Planning Board is advisory. The agency or government can overrule the decision. 2.
Development Review
If the City sells or conveys the Takoma Junction Lot, the new owner can proceed with the typical development review procedure involving a Preliminary Plan and Site Plan, which are public processes.
For Preliminary and Site Plan approval, Planning Board decision is final. The Preliminary Plan and Site Plan process is as follows: Preliminary Plan Approval Developer provides notification of their intent to submit a plan to neighboring properties and community associations and holds a public ‘pre-submission meeting’ to provide information on the proposal and hear from the community. Stormwater Management Concept must be submitted to the City Engineer. Complete application is forwarded to City within two weeks of submission to M-NCPPC. City staff prepares comments and written preliminary recommendations for presentation to the Development Review Committee (DRC) meeting with other county/state agencies. When the item is scheduled for Planning Board action, the City will provide written recommendations and Council resolutions for inclusion in the public record at least ten days prior to the scheduled Planning Board public hearing. The City Council develops a resolution out of one or more work sessions held during regular council meetings, which are open to public comment. Planning Board reviews the proposal at a public hearing. The City and community groups can attend and provide written or oral testimony. Site Plan Approval Developer provides notification of their intent to submit a plan to neighboring properties and community associations and holds a public ‘pre-submission meeting’ to provide information on the proposal and hear from the community. Stormwater Management Concept must be approved by the City Engineer. Complete application is forwarded to City within two weeks of submission to M-NCPPC. City staff prepares comments and written preliminary recommendations for presentation to the Development Review Committee (DRC) meeting with other county/state agencies. When the item is scheduled for Planning Board action, the City will provide written recommendations and Council resolutions for inclusion in the public record at least ten days prior to the scheduled Planning Board public hearing. The City Council develops a resolution out of one or more work sessions held during regular council meetings, which are open to public comment. Planning Board reviews the proposal at a public hearing. The City and community groups can attend and provide written or oral testimony. 3.
Permitting
The Takoma Junction Lot is within the Takoma Park Historic District, requiring a Historic Area Work Permit administered by the Montgomery County Historic Preservation Commission (HPC). As a commercial property, the City’s Façade Advisory Board would first require review by the City’s Façade Advisory Board. A meeting with the Historic Preservation Commission early in the process (before site plan approval) is recommended to ensure more significant project components are in keeping with the review criteria of the HPC. Additional building permits are issued by the Montgomery County Department of Permitting Services. Takoma Park’s Department of Public Works issues permits for impacts or changes to trees on the property and City right-of-way.
