JUNCTION WATCH: Action Alert
Saturday, June 30, 2018
Dear TPSS Co-op Member-Owners,
The Takoma Park City Council will be making decisions about
Takoma Junction development that will have significant impacts
on Co-op operations, especially delivery of the products
that stock our shelves, and disposal of our compost, recycling,
and trash.
Please mark your calendars and plan to attend these City
Council meetings to show and voice your support for your
Co-op!
Monday July 9, 7:30 p.m.
Sign up to join the One-on-One Conversations with
Councilmembers.
Wednesday July 11, 7:30 p.m. Attend the planned
City Council Work Session on a draft Resolution regarding
the Takoma Junction Site Plan.
Wednesday July 18, 7:30 p.m. Let your voice
be heard during Public Comments on draft Resolution.
Wednesday July 25, 7:30 p.m. Attend the planned
City Council Vote on the Site Plan.
The Co-op has agreed to enter into mediation with the City’s
chosen developer (NDC). We thank the City for its participation
as observers, for its financial support, and for any additional
support it can lend to a successful outcome to these mediated
talks.
Taking the time needed now to achieve the best possible
results will serve the Takoma Park community now and in
the future. We believe that the City should wait until after
mediation has concluded, before crafting and voting on any
Resolution intended to provide guidance in the development
plans. Doing so ensures that the mediation can proceed fairly
and that the resulting Resolution takes full advantage of
the work done in mediation.
We remain committed to finding solutions to our operational
concerns, to answering any questions NDC may have about
those concerns, and to creative solutions that will allow
all parties to move forward constructively. It is our sincere
belief that, with the City’s full support, win-win solutions
can be achieved.
Please write or call the Mayor and your City Council representative
and ask them to:
Postpone drafting and voting on a Resolution on
the Junction development plan until mediation between
the Co-op and NDC is completed.
Carefully review our delivery survey which demonstrates
the significant shortcomings of the proposed lay-by
solution for our receiving needs.
Thank you for attending the Co-op’s outreach meeting
on June 5, when four Co-op representatives spoke
with residents of Essex House about the benefits
of Co-op membership, the Co-op’s involvement in
the community, and our concerns about the potentially
harmful effects of the proposed Junction development
on our operations. We appreciate the time you took
to attend and listen to the discussion. Thank you
also for your follow-up letter, which you recently
posted on your blog.
I write now to address three concerns you expressed
in your letter. First, the meeting at Essex House
was organized and presented by the Co-op, not the
community group “Community Vision for Takoma Junction.”
That community group appears to be involved in a
larger discussion about the entire Junction project;
the Co-op is focused on our needs to ensure that
we can continue to serve the community and offer
employment for our diverse workforce. Our outreach
to the community — through the meeting at Essex
House and other meetings we plan to hold in the
future — is purely our initiative and responsibility.
And this is indeed a particularly important time
to do outreach, to answer our shoppers’ concerns
and make sure they understand what is at stake for
our business at the Junction.
Second, as I noted above, the focus of our meeting
was not intended to be a broader discussion of the
Junction development; and in fact, most of our time
was spent discussing the benefits of Co-op membership,
describing the Co-op’s involvement in the community
through charitable activities, and answering questions.
One of the topics we discussed, for example, was
how the Co-op can continue to support the Lunch
and Learn program for Takoma Park children during
the summer, which was originated at Essex House.
The Co-op has provided food and conversation with
the children about healthy food for several years.
(See Attachment A for additional TPSS Co-op outreach
efforts.)
Finally, we would like to emphasize that we remain
strongly committed to the mediation, just as we
know the City and NDC are committed. We are hopeful
that an open and transparent mediation process will
best serve all stakeholders, but we also believe
that it is important to continue to communicate
with the public about our concerns regarding the
potential impacts of the development on our operations,
and to seek their support in the Council’s decision-making
process.
As you suggest, we would be happy to meet with you
to discuss our views and concerns.
Sincerely,
Rachel Hardwick
Attachment A
Our annual outreach events are:
National Night Out – An event to promote
police-community partnerships and camaraderie
to make our neighborhoods safer and more
caring places to live
Real Food for MoCo Kids – At the Real
Food Fest we teamed up with TPSS Community
Kitchen to sponsor one of their graduates,
Diva Fresh. We competed in a children’s
lunch menu cook-off with a team of children.
We won.
Monster Bash – The annual seasonal event
that starts in our parking lot with over
a hundred attendees in costumes. We provide
free face painting.
Shephard’s Table Fall Event – We were
sponsors by providing food and were a member
of their planning committee.
Alternative Gift Fair – A Takoma Park
holiday tradition where gifts are purchased
to pay forward for those in need. We donated
a basket of local vendor items and another
one with fair trade products from Haiti
Projects.
Earth Day Festival – This gathering
is in our parking lot with various participants
joining us to promote a sustainable environment
for Takoma Park and the world.
Members and other shoppers contributed to
the wellbeing of others through participating
in the following programs:
The Round-Up program whereby funds were
raised for hurricane relief for Texas ($4,139)
and Puerto Rico ($960), and for feeding
those in daily need through Spring Spring’s
Shephard’s Table ($261). The Texas Round-Up
was the first one and TPSS contributed $2,000
out of the $4,139.
Box Tops-Goodness Gives Back
Pay it Forward – Customers purchase
products from a list; TPSS takes donated
product(s) to Manna’s Choice Pantry
Poker Chips – TPSS donates $0.05 to
charity for every shopping bag a customer
brings in
Crossroads Farmers Market Re-Useable
Bag Drive
Future Organic Farmers Fund
May 16, 2018
To TPSS Co-op Members:
The Co-op strives to be a welcoming place where anyone
can join, and everyone can shop for organic, wholesome
foods. We serve our shoppers and contribute to the local
economy. We are proud that money spent in the Co-op
doesn’t go to a far-away corporation but stays in the
community.
The Co-op has about 10,000 member-owner households plus
many shoppers who are not members. We understand and
respect that there are different views amongst our members
about the proposed development of the Junction.
The Co-op has consistently supported and urged development
of the Junction in a way that will allow the Co-op to
thrive in this community we care so much about. After
studying NDC’s most recently-submitted design drawings,
with the help of our management and expert consultants,
the Co-op Board finds that the current NDC proposal
presents serious operational concerns.
Our concerns include lack of adequate space for the
many delivery trucks to unload at the store in a way
that keeps the drivers, shoppers, and employees safe
while also minimizing the drivers’ time. Drivers have
told us that if they cannot get goods to the store in
an efficient way, they will stop delivering to us. Without
goods on the shelves shoppers expect, we won’t have
shoppers. If we don’t have shoppers, we won’t have revenue
to pay wages, rent, buy inventory, etc., and that’s
not sustainable.
We are also concerned about waste storage and collection.
NDC’s proposal requires that we find a way to store
our trash/recycling on the Sycamore Avenue side of our
building. The problems with that include: (1) we want
to be good neighbors to nearby residents and storing
trash in the Sycamore lot will create noise and trash,
and (2) it will reduce and interfere with the free parking
for shoppers (the new underground lot will be paid parking).
We remain committed to working with the City and NDC
to address concerns that are real and serious. The City
offered mediation and we have agreed to participate.
We have asked the City that the mediation be between
the City, NDC, and the Co-op and that the mediator come
from outside of Takoma Park.
Thank you to everyone who has contacted City Council
members, City staff, and us. Thank you to the independent
community groups on all sides of the issue that continue
to be actively engaged in this important challenge to
our City. We appreciate your attention to the Junction
and your enthusiasm.
Let’s keep talking about the issues. Please continue
to contact the Council and City Manager to share what
is on your mind. You may speak at Council meetings on
Wednesday nights during the public comment period or
you may email or call your Councilmember, the Mayor,
or the City Manager:
Earlier this year, TPSS Co-op and the union that represents our bargaining
unit members, began bargaining in good faith over wages, hours and working
conditions.
Today the Co-op is pleased to report that Co-op Management offered,
and the union tentatively agreed to accept, wage increases that will
bring every TPSS employee, fulltime or part-time, up to $15 an hour
or more. The raises will be effective on July 1, once a final contract
is agreed to and ratified. Employees who already earn $15 or more per
hour will also receive increases ranging upward to $18. This is consistent,
we think, with the progressive spirit of both the cooperative movement
in this country and the community we serve.
We have made this offer because the Co-op’s leadership believes that
any worker who does his or her job deserves a “living wage,” the ability
to live at a decent standard and help support a family.
We recognize that the stores with whom we compete — big global supermarket
giants like Whole Foods, Giant and Safeway — do not guarantee all their
workers $15/hour and rely heavily on part-time workers to keep costs
low at their workers’ expense. We hope to set an example in the Greater
Washington community and we challenge other employers to join us in
promoting a $15 minimum wage for all their workers.
Under terms of the tentative agreement on economic issues, employees
will get additional increases of 1% in both 2019 and 2020, receive annual
bonuses of 2 to 4% contingent on whether the Co-op’s fiscal year net
income increases, and employee gift card rewards for longevity on the
anniversaries of their hire. Employees will also be able to share in
a Paid Time Off (PTO) Pool to cover employee emergency leaves. We intend
to extend wage increases to Co-op managers, as well, and they will participate
in the net income bonuses and PTO Pool. All full-time Co-op employees
will continue to receive fully-paid health and dental insurance and
reimbursement for deductibles and co-pays and generous paid time off
policies.
This economic package remains subject to resolving outstanding non-wage
issues. Negotiations with the union resume on May 23.
We hope you agree with us that TPSS employees at all levels are an important
component of the Co-op’s success over the past 37 years. When you are
next in the store, we encourage you to congratulate our workers for
the role they play in serving our community.
Rachel Hardwick, President, Board of Representatives
Hussein Choteka, Acting General Manager
Irene Cox, Human Resources Manager
URGENT MESSAGE TO CO-OP CUSTOMERS Please attend May 16
Takoma Park City Council Meeting
Tell the Council:
Take the Time to Do It Right
POSTPONE VOTE on
Junction Development
• Don’t vote until City takes concrete action to assure:
o Reasonable space for Co-op truck deliveries, waste storage and pick-up
o Reasonable parking for Co-op patrons
o Continuity of Co-op operation during construction
• Don’t vote until City provides important information including:
o Traffic analyses and data underlying proposed changes to roads affecting Co-op customers and deliveries
o The racial equity analysis the City relied on in reaching its conclusion the development would not disproportionately impact any particular group
PLEASE SUPPORT YOUR COMMUNITY FOOD STORE –
• Attend the City Council meeting on May 16. Speak up for the Co-op during the public comment period at 7:30 p.m.
• Write or call the Mayor and your City Council representative. Ask them to postpone the May 23rd vote on the Junction development until these concerns are resolved – take the time to
do it right.
• See letters to City Council summarizing Co-op concerns here
May 2, 2018
Dear Mayor Stewart and Council Members:
We are writing to follow up on our letter to you of April 25, 2018.
We have not received responses from you to specific requests we made
in our letter, and thus we raise them again here and ask for a written
response. We would be happy to meet with you to discuss our concerns.
In our April 25 letter, we informed you of the results of our attempted
negotiations with Neighborhood Development Co. (NDC) and described some
of our most significant concerns with respect to the Junction development.
We also asked you to take some important procedural steps to ensure
that the process for reviewing the proposed development (a) is fair
and even-handed; (b) adheres to the legally binding commitments the
City made in the Development Agreement with NDC and the Council’s resolution
of October 25, 2017; (c) allows for adequate public disclosure of relevant
information before a decision is made by the Council and (d) follows
a sequence, with respect to the Junction development and traffic changes
to the Junction area, that avoids adversely affecting the Co-op, by
first having in place the necessary and adequately funded roadway changes.
As you know, the Co-op’s principal goals throughout the Junction development
process have been to ensure that our basic operational needs are met,
to wit:
the need for safe and efficient delivery of the Co-op’s merchandise;
the need for replacement of the customer parking that will be
lost when the site is redeveloped;
the need for safe and efficient trash and recyclable materials
storage and removal; and
the need to ensure business continuity during construction.
In relation to these
needs, we asked you to respond to the following specific requests:
First, we asked you to take a more active role to ensure that our concerns
are resolved before making a decision on the proposed development. As
we explained in detail, NDC remains unwilling to offer us reasonable
accommodation of these four basic operational needs. For instance, NDC
would exclude small trucks from the proposed lay-by, and makes no provision
for trash storage or pick-up – all essential Co-op operations. Thus,
intervention by the City is necessary to ensure that the proposed development
allows the continued operation of the Co-op as a recognized, highly
valuable public amenity.
Second, we requested the establishment of a schedule and procedures
that will allow for meaningful review and comment on information that
has yet to be provided to the Co-op and other members of the public.
This information includes (a) the data and analyses underlying the two
summary traffic studies that were presented at last Monday night’s Council
meeting, and (b) the data and analysis underlying the City’s Racial
Equity Impact statement that the proposed development will not “disproportionately
impact any particular group.”
We hereby renew our request for the following procedural measures, and
ask for a written commitment and schedule for their implementation:
Post the data, methodology and analysis for the Racial Equity
Impact analysis for the Junction on the City’s website. Only a single
conclusory sentence has been provided so far. This issue concerns
the Co-op, in part because a significant percentage of our workforce
includes people of color.
Post the complete data and analyses for both traffic studies
on the City’s website.
Once the racial and traffic data and analyses are posted, set
a schedule that postpones any vote on the proposed development until
the following steps have been taken:
A three-week period for review by the public and City staff
(three weeks is the minimum amount of time, in our experience,
that is needed for professional review of these documents and
is what the SHA expects).
Following the three-week period for review, the Council
should hold at least two more work sessions and an open house
on the traffic issue. Topics of discussion should include the
effects of the proposed modifications on the Co-op and other
businesses and residences in the Junction.
The City should also make its own analysis of the traffic issues
available for public review and comment (in addition to the consultants’
analyses).
If the City decides to make any changes to local roads/seek
State approval for changes to State highways, the City should make
approval of the development contingent upon those road and/or highway
approvals.
The City should postpone commencement of construction on any
new development until any needed changes to local roads or State
highways have been completed.
Finally, before voting
on the proposed development, the City should provide the public with
a written assessment comparing the proposed development against the
series of pre-conditions in the Development Agreement and its October
2017 resolution.
We are extremely concerned that the City has now scheduled a tentative
vote on the proposed development for May 23, before publishing – or
itself considering — the significant amount of relevant information
described above. Nor has the City conducted a systematic assessment
of the proposed development against the set of sensible pre-conditions
in the Development Agreement and the October 2017 resolution, which
have not been met by NDC. Under the circumstances, it would be unwise
and unfair to all parties for the City to proceed with approval of the
development as currently proposed.
Kindly respond to us by May 9, 2018. The Co-op and its thousands of
members await your response with great interest and concern.
Sincerely,
Rachel Hardwick
President, Board of Representatives
cc: S. Ludlow
April 25, 2018
Mayor Kate Stewart
Takoma Park City Council Members
7500 Maple Avenue
Takoma Park, MD 20912
RE: Takoma Junction Redevelopment Proposal
Dear Mayor Stewart
and Council Members:
Thank you for this opportunity to submit testimony on behalf of the
Takoma Park-Silver Spring Co-op, a grocery store with nearly 10,000
household member-owners, regarding redevelopment of the City’s parking
lot in the Takoma Junction proposed by the Neighborhood Development
Company (“NDC”). As you know, we have testified before the Council on
many occasions over the past several years regarding our concerns about
the proposed development. Throughout this process, the Co-op has consistently
raised the following issues in connection with the proposed NDC development
at Takoma Junction:
(1) the need for safe and efficient delivery of the Co-op’s products;
(2) the need for replacement of the customer parking that will be lost
when this site is redeveloped;
(3) the need for safe and efficient trash and recyclable materials storage
and removal; and
(4) the need to ensure business continuity during construction.
The Board has been
clear that “reasonable accommodation” of the Co-op, as set forth in
the City’s Development Agreement with NDC, must address these needs.
Takoma Park City Council Members
7500 Maple Avenue
Takoma Park, MD 20912
RE: Takoma Junction Redevelopment
Takoma Park Silver Spring Food Co-op Testimony
Responding To NDC Presentation On April 11, 2018
Dear Mayor Stewart
and Council Members:
On behalf of the TP-SS Food Co-op, I want to thank you for the opportunity
to present the Coop’s comments in response to the site plan (“Plan”)
presented to the Mayor and Council on April 4, 2018.
The Co-op has consistently raised the following issues in connection
with this project:
(1) the need for safe and efficient delivery of its products;
(2) the need for replacement of the customer parking that will be lost
when this site is redeveloped;
(3) as the project has evolved without it, the need for safe and efficient
trash and recyclable materials removal; and
(4) the need to ensure business continuity during construction.
The plan that was
presented on April 4 does not solve any of these issues, and in fact
exacerbates some of them in ways not reflected in prior concepts…
Synopsis:
Thanks for coming out to Council meetings on April 4 and April
11 to show support for responsible development at the Junction.
Redevelopment at the Junction is a 99-year decision.
There are still issues (trash/recycling, deliveries, and others)
to be addressed.
Working together, we can get it right for everyone: the Co-op,
the Junction, the entire community.
Please come out to Council meetings and events (see below) to
make your thoughts known.
Dear Members and Shoppers,
Thank you very much for your continued support. We appreciate
the testimony offered by Co-op members and shoppers at the
April 11 City Council meeting. As we testified to the Council
(beginning at 48:30 minutes into the meeting), the Co-op has
serious concerns about the adequacy of the lay-by for Co-op
deliveries, the trash/garbage/recycling process, parking, traffic
flow and safety, and other issues that may hinder our continued
operation at the Junction. We are also concerned that the traffic
safety studies – by the developer, the City, and the State Highway
Administration – have not been released yet, even though the
development’s impact on traffic congestion and safety is an
all-important question.
The Council will be addressing these issues and others during
weekly meetings through at least mid-May. Please continue to
support us in these ways:
Discuss your concerns about
this project with your friends and neighbors and elected
representatives. (Scroll down for Council contact information).
Come to weekly Council meetings:
every Wednesday night at 7:30 p.m. at the Community Center
(except for April 25 meeting that starts at 6:30). Voice
your concerns during the public comment period at the start
of each meeting. Listen to Council members discuss specific
aspects of the development during the work-session part
of the meeting. (Scroll down for more information about
focus of each weekly work-session in April and May.)
Attend the “pop-up” demonstration
of the proposed development from 11 a.m. to 2 p.m. on Sunday
April 22 at the Junction. Ask questions and express your
concerns.
Email the Mayor and your
Council representative regarding your concerns and suggestions.
(If you testify in person, follow up with an e-mail too.)
Come to the Co-op Membership
Meeting April 29 from 2 to 4 p.m. at Historic Takoma for
more discussion of our concerns and next steps.
Through the work of our committed members and community supporters,
we can work together to make any development at the Junction
function for the Co-op, the Junction, and our entire Takoma
Park community.
Sincerely,
TPSS Co-op Board of Representatives
Current Takoma Junction events from the City of Takoma Park
e-News: Week of April 12 – 19, 2018
Takoma Junction – Public Space and Sustainability, Wednesday,
April 18, at 7:30 p.m., Takoma Park Community Center Auditorium:
This Council Work Session discussion will focus on the exterior
design of the building, its “massing” or shape and the space
it occupies, and its placement on the property. Specific discussion
points include architectural features such as the roofline,
windows and entrances, decorative elements, and building materials.
The set-back of the building from Carroll Avenue will also be
considered.
Takoma Junction – “Pop-Up,” Sunday, April 22, at 11:00 a.m.
– 2:00 p.m., between Healy Surgeons (7211 Carroll Avenue) and
Takoma Park Silver Spring Co-op (201 Ethan Allen Avenue):
Walk the site and get a sense of where the building may be located;
see where you might be able to sit outdoors and enjoy a cup
of coffee or a conversation with your neighbor; check out the
location of the proposed lay-by; and find out how you could
get to the underground parking area.
Takoma Junction – Traffic & Circulation, Wednesday, April
25, at 7:30 p.m., Takoma Park Community Center Auditorium:
This Council Work Session discussion will focus on vehicular
and pedestrian circulation patterns and the potential impact
of the project on existing traffic conditions. Specific discussion
points include vehicular access to/from the site, pedestrian
pathways, on-site parking facilities, and operational issues
such as the delivery of goods and trash removal. Options for
the mitigation of current traffic and pedestrian safety concerns
identified during the City’s traffic study will be discussed.
Takoma Junction – Discussion of Draft Resolution, Wednesday,
May 2, at 7:30 p.m., Takoma Park Community Center Auditorium:
During this final Work Session discussion, the City Council
will focus on the site plan in general and develop proposed
language to be included in the resolution scheduled for the
following week.
Takoma Junction – (Tentative) Adoption of Resolution, Wednesday,
May 9, at 7:30 p.m., Takoma Park Community Center Auditorium:
The Council is tentatively scheduled to vote on a resolution
regarding the site plan.
If you would like to express your views to the Mayor and Council
members, their emails are below.
NEW JUNCTION
DEVELOPMENT PLAN
RAISES QUESTIONS ABOUT CO-OP SURVIVAL
You can see the slide presentation for the Site Plan for development
of Takoma Junction
here on the Takoma Park website. The video of the presentation
to the City Council is
posted here. The Mayor’s comments on the plan start at 1:37:30
into the meeting, and the developer’s presentation begins at
about 1:46.
This new plan continues to raise concerns about these key issues:
Accommodation of delivery trucks
Traffic congestion and safety
Access to parking
Trash storage and pickup
Business continuity during construction
WE NEED YOUR
HELP! PLEASE SHOW YOUR SUPPORT BY ATTENDING:
Open House at City Hall Saturday, April 7, 2 to 5
p.m.
Azalea Room, Community Center, 7500 Maple Ave
Ask questions about NDC’s development proposal
Site Plan Demonstration “Pop-up” at the Junction
April 22,
11 a.m. to 2 p.m. See the proposed development layout.
City Council meetings on the development proposal
–
April 11 – Building design and placement on property
April 18 – Public space and sustainability features
April 25 – Traffic and circulation (start time 6:30
p.m.)
May 2 – Discussion of draft resolution
May 9 – TENTATIVE FINAL VOTE
Co-op membership meeting April 29, 2 to 4 p.m.
at Historic Takoma, 7328 Carroll Avenue
WATCH YOUR
E-MAIL AND CO-OP WEBSITE FOR UPDATES.
TO SIGN UP FOR CO-OP ACTION ALERTS, VISIT OUR
CONTACT PAGE.
In 2016, the City of Takoma Park contracted with a private developer,
Neighborhood Development Co. (NDC), to plan a new commercial
development on the City-owned lot next to the Co-op. The proposed
development could have a significant effect on the Co-op, because
we now rent a portion of the lot from the City for several key
parts of our operation: trash and recycling storage and pick-up,
deliveries of Co-op merchandise, and overflow customer parking.
NDC’s “Concept Plan,” presented to the
City Council in September 2017, shows that NDC intends to
build structures on almost the entire commercially usable area
of the City lot, thereby substantially reducing and changing
the Co-op’s use of the lot.
On April 4, NDC is scheduled to present to the City Council
a revised and more detailed plan for the City-owned lot.
The City Council plans to take several weeks to review the plan,
culminating in a vote — now scheduled for May 9 — on whether
the proposed development should go forward. This will be
a key decision – after the May vote, the City Council is not
scheduled to take any additional action to modify the proposal,
and it will go into a final review process by county and state
agencies.
The Co-op Board and staff will be reviewing NDC’s revised
plan and sharing our evaluation and concerns with our members
and the Mayor and Council. We urge our members and customers
to monitor this site, as well as the City Takoma Junction site,
and stay informed about the plan and the Co-op’s evaluation.
We appreciate the support we have received from our members
during the development process so far, and look forward to your
continued support as we take these next steps.
More information about the history of the Takoma Junction redevelopment
process, our concerns, and the review process, is below.
The Proposed Takoma Junction Development. In 2016, the
City contracted with NDC to have NDC plan a new commercial development
on the City-owned lot next to the Co-op. The proposed development
poses a major concern to the Co-op because we now rent the paved,
flat portion of the lot from the City for several key parts
of our operation: trash and recycling storage and pick-up, deliveries
of Co-op merchandise, and overflow customer parking.
In the
Takoma Junction Development Agreement, the City and NDC
made a commitment that NDC’s proposed development will reasonably
accommodate the Co-op’s need for deliveries, parking, and continued
operation during construction. But NDC’s “Concept Plan shows
that NDC intends to build structures on almost the entire flat
area of the City lot, thereby substantially reducing and changing
the Co-op’s use of the lot. (NDC has said that they were not
going to develop the rest of the lot, a steep wooded hillside.)
Our Concerns. We are not opposed to appropriately scaled
development of Takoma Junction. However, as we
testified to the City Council on December 13, 2017 (minute
23:05), NDC’s most recent proposal raises serious questions
about whether the proposed development adequately accommodates
our deliveries and trash pick-up, protects public safety, and
allows access to the Co-op during construction.
We are
concerned that the proposed development will impede the
regular deliveries and trash and recycling pick-up that
are essential to our operation. As a substitute for the
current loading area, NDC proposes a “lay-by” (a shallow
cut-out driveway along State Route 410 in front of the new
building) for all truck deliveries and pick-ups — including
large 18-wheeler semi tractor-trailers, smaller box trucks,
and trash and recycling trucks. The proposed lay-by, which
would serve not only the Co-op but all businesses in the
development, can accommodate only one large truck at a time;
this is not sufficient to accommodate even the Co-op’s multiple
deliveries and trash pick-ups that occur each day between
5:30 a.m. and 2 p.m., Monday through Saturday, and that
may take as much as an hour per truck.
We are
also concerned about the development’s impact on public
safety for our shoppers and neighbors. Semi drivers have
told us that if the lay-by is occupied, they would be forced
to park on State Route 410 if they have the time to wait
for the first truck to leave.
Takoma Park Fire Chief Tom Musgrove said at a July 2016
City Council meeting (minute 55:25) that “he is concerned
with pedestrian safety at the sidewalk if the trucks load
and unload from a pull-in at the front of the building.
The firehouse is constantly blocked while trying to exit.
With tractor trailers, the fire trucks will not be able
to exit.”
Some have suggested that we relocate deliveries onto our
parking lot along Sycamore Avenue. However, the early delivery
hours, diesel fumes and noise make this suggestion a poor
choice for the quality of life of the people who live in
those homes.
The Co-op
needs parking spaces to supplement its relatively small
Sycamore Avenue parking lot. But we are concerned that the
large underground parking garage proposed by NDC will be
expensive for our employees and members. And a large volume
of traffic in and out of the garage will add to the traffic
congestion that already is a problem at the Junction.
Finally,
we are concerned that construction on the City-owned lot
– which is scheduled to take over a year — will severely
impact our operations. During that period, it is unclear
where trucks can make deliveries or pick up trash and recycling.
Additionally, with construction on the city lot, shoppers
will have limited street options for parking when the Sycamore
Avenue lot is full. The Co-op risks losing a significant
number of customers during that period.
Concerns Raised by Co-op Members and City Council. In
the fall of 2017, many Co-op members
testified before the City Council about the proposed development’s
potential adverse impacts on the Co-op. City Council members
also raised concerns about the “workability” of the proposal
for Co-op deliveries and trash pick-up. The Council adopted
a
resolution instructing NDC to address those and other issues
in their more detailed Site Plan.
Next Steps by NDC and the City. NDC plans to submit a
Draft Site Plan/Preliminary Site Plan to the City Council in
April. Beginning April 4, the City Council is scheduled to discuss
the Site Plans at its meetings, and will take public comments.
(The City’s schedule for reviewing the NDC development is posted
on its
rolling agenda. Note that City residents can subscribe and
be notified of any changes to the City Council’s review schedule.)
The City also maintains a
Takoma Junction Redevelopment webpage.
The City Council currently plans to vote on whether to
accept the Site Plan and approve the proposed development on
May 9, 2018. This will be a key decision – after the May
vote, the City Council will not take any additional action to
modify the proposal, and it will go into a final review process
by county and state agencies.
Next Steps by the Co-op. The Co-op will carefully review
the Site Plan and share our evaluation and concerns through
this website and messages to our members. We appreciate the
support we have received from our members and the community
for our concerns about the proposed development, and we hope
we can count on you for further support if and when it is needed.
Resources.
In 2013, TPSS Co-op proposed to expand its operation on the
City-owned lot. That proposal, and subsequent correspondence
with the City,
can be found here.
