TAKOMA JUNCTION Update to City Council January 11, 2017 TAKOMA - - PowerPoint PPT Presentation

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TAKOMA JUNCTION Update to City Council January 11, 2017 TAKOMA - - PowerPoint PPT Presentation

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TAKOMA JUNCTION Update to City Council January 11, 2017 TAKOMA JUNCTION Update to City Council January 11, 2017 AGENDA Review of negotiations with TPSS Co-op Whats happened since the December 7 th Council meeting Where are

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SLIDE 1

TAKOMA JUNCTION Update to City Council

January 11, 2017

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SLIDE 2

TAKOMA JUNCTION Update to City Council

January 11, 2017

AGENDA

  • Review of negotiations with TPSS Co-op
  • What’s happened since the December 7th Council meeting
  • Where are we now?
  • Where are we going?
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SLIDE 3

CO CO-OP OP OFFICE ICE EVENT 2-STOR ORY LOAD ADIN ING/ G/SERVICE VICE RETAI AIL

TAKOMA A JUNCTIO TION CONC NCEPT T PLANS 11 NOVEMBER 2016

PREFERRED FERRED PLAN AN (of

  • ffer

ered ed to to TPSS on

  • n Decem

ember ber 1st

st)

“A brand new, custom built home for the Co-op”

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SLIDE 4

RAMP TO PARK RKIN ING 2K 2K 2K 4K 4K TRUCK UCK LAY-BY BY LOADIN ING/DEL ELIV IVERY ERY/TR TR ASH 8K SERVICE ICE CORRIDO RIDOR

TAKOMA A JUNCTIO TION CONC NCEPT T PLANS 22 NOVEMBER 2016

2K

GROUND ND LEV EVEL EL COMBINED BINED SITES

Maximum site efficiency New Co-op building 8,000 GSF (+ 2,200 GSF office above) 10,200 GSF co-op space total New Tenant Space 12,000 GSF in-line Outdoor/Public Space 5,000 GSF Efficient Deliveries from 8-10’ wide curbside lay-by Service corridor along back No/ Minimal Co-op business interruption Streetscape improvement along Carroll and Sycamore Market Canopy

PREFER FERRED RED PLAN AN

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SLIDE 5

UPPER R LEV EVEL EL COMBINED BINED SITES

Office (co-op and other) 7 ,700 GSF Event Space 6,000 GSF - with pavilion Terrace Space 3,750 GSF Upper Story Retail 3,600 GSF Outdoor space at corner

EVENT ENT 3.7K 3.6K UPPER ER LEVEL EL RETAIL IL TERRACE RACE 5.5K OFFIC ICE E 2 2.2K

TAKOMA A JUNCTIO TION CONC NCEPT T PLANS 22 NOVEMBER 2016

OFFIC ICE E 1 6K

PREFERRED FERRED PLAN AN

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SLIDE 6

PARKING ING STRUC UCTURE URE COMBINED BINED SITES

1 level underground Access from Carroll Avenue ramp for passenger vehicles only Yields +/- 100 stalls Built to all property edges Phase 1 – build new Co-op space Phase 2 – demolish co-op, extend structure to Sycamore Avenue

TAKOMA A JUNCTIO TION CONC NCEPT T PLANS 11 NOVEMBER 2016

VERTIC TICAL CIRCUL RCULATIO TION

PREFER FERRED RED PLAN AN

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SLIDE 7

RAMP TO PARK RKIN ING 2K 2K 4K 4K TRUCK UCK LAY-BY BY LOADIN ING/DEL ELIV IVERY ERY/TR TR ASH 8K SERVICE ICE CORRIDO RIDOR

TAKOMA A JUNCTIO TION CONC NCEPT T PLANS 22 NOVEMBER 2016

ALTE TERN RNATE TE PREFERRED FERRED PLAN

GROUND ND LEV EVEL EL COMBINED BINED SITES

Maximum site efficiency New Co-op building 8,000 GSF (+ 2,200 GSF office above) 10,200 GSF co-op space total New Tenant Space 4,000 GSF in-line 4,000 GSF Repurposed Co-op Space Outdoor/Public Space Efficient Deliveries from 8-10’ wide curbside lay-by Service corridor along back No/ Minimal Co-op business interruption Streetscape improvement along Carroll and Sycamore Market Canopy

“Almost as good”

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SLIDE 8

UPPER R LEV EVEL EL CO COMBINED BINED SITES

Office (co-op and other) 7 ,700 GSF Event Space

  • with pavilion

Terrace Space

EVENT ENT EXISTIN TING TURN RNER ER BUIL ILDIN ING TERRACE RACE 5.5K OFFIC ICE E 2 2.2K

TAKOMA A JUNCTIO TION CONC NCEPT T PLANS 22 NOVEMBER 2016

ALTE TERN RNATE TE PREFERRED FERRED PLAN

CO CO-OP OFFICE FICE

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SLIDE 9

PARKING ING STRUC UCTURE URE COMBINED BINED SITES

1 level underground Yields +/- 56 stalls Built to City property edge/ co-op wall

ALTE TERN RNATE TE PREFERRED FERRED PLAN

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SLIDE 10

ADVANTAGES OF PREFERED PLANS

  • For the Co-op:
  • Brand new, contiguous store for the Co-op
  • Operational layout efficiencies
  • Energy savings
  • Urban farm opportunity
  • Enhanced customer experience
  • Allows for continuity of operations
  • Loading operation similar or better than current
  • For the Community:
  • 70% more retail square footage (customer fun, jobs, tax revenue)
  • Almost twice as much parking
  • Significantly better street frontage / pedestrian experience
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SLIDE 11

TPSS S Co-op

  • p Plan

an

Proposed ed to to NDC on

  • n 9/30/16

/16 and again on

  • n 12/29/

9/16 16

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SLIDE 12

TPSS S Co-op

  • p Plan

an

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SLIDE 13

TPSS S Co-op

  • p Plan

an

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SLIDE 14

DISADVANTAGES OF TPSS PLAN

  • For the Co-op:
  • Does not provide brand new, contiguous store
  • Operational layout efficiencies
  • Energy savings
  • Urban farm opportunity
  • Enhanced customer experience
  • Does not allow for continuity of operations
  • Significantly more expensive to build
  • For the Community:
  • Much less retail square footage (customer fun, jobs, tax revenue)
  • Much less parking
  • Unattractive street frontage / pedestrian experience
  • More traffic problems
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SLIDE 15

GROUND ND FLOOR OR

New Lease Space 13,650 GSF Co-op Expansion of 6,000 GSF Additional Tenant Space 7 ,650 GSF Public Market Space 2,100 GSF Overhead doors allow expansion to sidewalk Deliveries from 8-10’ wide curbside lay-by Service corridor along back Back of truck 45-50’ from co-op loading area Existing parking lot on Sycamore remains (18 stalls)

TRASH/SMALL TRUCK UCK LOADIN ING TRUCK UCK LAY-BY BY PUBLIC BLIC/MARKET RKET SPACE CE 6,000 Co Co-op p Expan ansion ion SERVICE ICE CORRIDO RIDOR 18 18 Space ces to remain ain Existin isting Store re

TAKOMA A JUNCTIO TION CONC NCEPT T PLANS 6 JANUARY 2017

7,650 SF Tenan ant space ace (+/- 2K space aces)

“CO-OP EXPANDS WEST” PLAN

Propo posed ed to to TPSS S on

  • n Januar

anuary 6, 2017 17

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SLIDE 16

UPPER R FLOOR OR

Office/Event Space 18,000 GSF Additional Terrace Space 2,000 SF shown

TERRACE RACE SPACE CE 6,000 Office ice Existin isting Store re

TAKOMA A JUNCTIO TION CONC NCEPT T PLANS 6 JANUARY 2017

SCH CHEME EME 5

5,50 500 SF Office ice 6,500 SF Office ice

“CO-OP EXPANDS WEST” PLAN

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SLIDE 17

PARKING ING STRUC UCTURE URE

1 level underground Access from Carroll Avenue ramp for passenger vehicles only Yields +/- 60 stalls (Additional18 surface spaces to remain at Co-

  • p lot)

Built to all property edges Existing Co-op building and parking to remain

TAKOMA A JUNCTIO TION CONC NCEPT T PLANS 6 JANUARY 2017

SCH CHEME EME 5

VERTIC ICAL CIRCUL RCULATIO TION

“CO-OPEXPANDS WEST” PLAN

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SLIDE 18

WHERE ARE WE NOW?

  • Site plan, while a significant compromise, is acceptable to NDC
  • TPSS responded to NDC on 1/10/17
  • TPSS accepted most aspects of site plan
  • TPSS rejected NDC proposal on several fundamental issues:
  • Who does the work
  • Who pays for the work
  • Who pays for parking
  • Other uses (e.g. no restaurant within 50’ of Co-op)
  • Many, many other smaller items of disagreement (length of

document makes it difficult to determine all)

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SLIDE 19

Click to edit title style

EXISTING SITE

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SLIDE 20

PROJECT PRINCIPLES

  • Support independent businesses / prioritize local operators
  • Improve the aesthetic appeal of the commercial district
  • Promote additional quality redevelopment in area
  • Provide amenities to adjoining residential neighborhoods
  • Expand community space
  • Promote environmental sustainability
  • Provide public parking options for area businesses
  • Put a key public property back on the tax rolls
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SLIDE 21

WHERE ARE WE GOING?

  • NDC would still like TPSS to be the ground floor anchor tenant

and remains willing to negotiate in good faith to achieve this.

  • NDC & TPSS have worked hard to reach an agreement within

the negotiating and extension periods of the LDA, but there’s still a large gap between the parties.

  • We are ready to move forward with developing the project in

accordance with the project principles.

  • The Council must vote tonight to either cancel the LDA or

allow us to move forward.