July 14, 2005
Brian Glenn, Director
Washington DC Metropolitan Office
Federal Transit Administration
U.S. Department of Transportation
1990 K Street, NW
Suite 510
Washington, D.C. 20006
Re: WMATA Joint Development Project at Takoma Metrorail Station, District of Columbia
Dear Mr. Glenn:
In accordance with FTA Circular 5010.1C, Chapter II, Section 2.b. and 2.c.,
WMATA is requesting ETA approval of the joint development property transfer
and project described in this letter and the attached FTA "Transit
Joint Development Worksheet." This joint development project does not
involve Federal assistance for new improvements.
WMATA's approximately 6.8-acre Takoma Joint Development site is
located at the Takoma Metrorail station in the District of Columbia
along
the District's northeast boundary with Takoma Park, Maryland as
shown
on the attached map. The site is bounded by Eastern Avenue, NW on the
Washington northeast, Cedar Avenue, NW on southeast, Carroll Street, NW on
the
south, the WMATA station on the southwest, and an adjoining
residential
development on the northwest. The property is improved with
two
Metrorail station entrances, related station facilities, metered
parking,
Kiss & Ride facilities, and bus
bays.
The proposed development will be constructed on approximately
four
acres of the site. It will contain up to ninety-five townhouses; six
of
them will be "live/work" units. Each of the
townhouses will have a one car garage. Ten additional parking spaces will be
available to residents
Brian Glenn
Page Two
of the development. The development program includes a 0.8-acre
"Village Green" as well as landscaped areas within the developed
part of the site. The WMATA facilities plan calls for the construction of a
77- space surface parking lot adjacent to the station entrance and 29 on-
street parking spaces on the internal street closest to the station
entrance. The total of 107 parking spaces is a 39-space reduction from the
current parking capacity. All of the current and proposed parking spaces
are metered spaces unavailable to commuters. The District of Columbia
Office of Planning supports the parking reduction.
Other proposed WMATA facilities include ten bus bays and two bus layover
spaces. Current capacity is nine bus bays, one of which is unassigned and
represents excess capacity, and no layover spaces. (A bus turning loop is
currently used as an ad hoc layover facility.) WMATA's Office of
Operations Planning and Administrative Support (OPAS) reports that the
number of proposed bus bays and layover spaces will be adequate for
WMATA's projected needs. OPAS also confirmed with Montgomery County,
Maryland that the proposed facilities are adequate for Ride-On's
projected needs for the foreseeable future. At the present time, Kiss &
Ride facilities and taxi stands operate within the confines of the existing
WMATA surface parking lot; under the proposed plan, they will be relocated
to curb spaces on Carroll Street, NW and Cedar Avenue, NW.
WMATA advertised the Takoma Joint Development site in its July 1 999 Joint Development Solicitation. As a result of a response to that solicitation, WMATA selected Eakin-Youngentob Associates (EYA) to develop this Joint Development site as described below. EYA has an extensive track record as a developer of urban inf ill housing.
The Takoma community was founded in the 1 880s as a commuter suburb straddling the District Line, and is an early example of Transit Oriented Development. The economic life of the area was based on the B&O Railroad station located south of the current Metrorail station. Recognizing the importance of the Takoma community's heritage, historic districts were created in Takoma Park, Maryland in the 1 970s and in Takoma, DC in the 1980s.
Brian Glenn
Page Three
The District of Columbia Office of Planning initiated a planning study, the Takoma Central District Plan, in August 2000 (the "Plan"). The Plan, published in January 2002, was the result of a collaboration among governmental agencies in the District and Maryland, citizens' organizations (ANC 4B01, ANC 4B02, Historic Takoma, the Gateway Coalition, Plan Takoma, and Takoma United), individual citizens, and a consultant team. A "Citizens Working Group" facilitated citizen involvement, and a numerous public meetings were held to solicit additional public input.
The Plan cited the developable land surrounding the Metrorail station as an example of an asset that could be used to accomplish near-term revitalization goals. The section of the Plan dealing with the market economics of the area points out that increasing the number of people living within proximity to the Metrorail station will "strengthen and support" the neighborhood-oriented retail development that is at the heart of the revitalization of the Takoma Central District and promote increased transit use. Furthermore, the Plan encourages new housing in the Takoma Central District as a means of helping to achieve the District of Columbia's goal of accommodating new residents and enhancing the residential character of the Takoma community.
The Plan endorses the proposed development program of the WMATA parcel. Specifically, the Plan concludes, "...new mixed use projects such as those supported by the retail and residential market demand should be encouraged to locate on key opportunity sites," citing the WMATA property as an example of such a site. In particular, the Plan recommends that the District, "Use the relatively large, available and publicly owned parcel at the Metro station site as a key location to accommodate substantial new near-term investment in the Takoma Central District. A public/private partnership to redevelop this site for transit, mixed use and public space can be implemented relatively quickly and can provide a significant incentive for attracting other new investment into the area." The Plan generally recommends three- to four story garden apartments or townhouses along with green space and supporting amenities on the properties adjacent to the Metrorail station.
Brian Glenn
Page Four
Please advise this Office as to whether the above-referenced joint
development project meets with your approval, and if there are any
additional Federal requirements which apply. If you have any questions or
require additional information, you may contact Ms. Elisa L. Hill at
(202) 962-1593.
Thank you for your cooperation.
Sincerely,
Gary Malasky
Managing Director
Office of Property Development
and Management
Attachment
Transit Joint Development Worksheet
ci
Sponsoring Agency:
WMATA
July
.2005
Project Title:
Joint Development Project at Takoma Metrorail Station
i-IA Project Number (if known):
|
Project Location (include City and Street Address): |
|
Takoma Metrorail Station, District of Columbia |
|
Project Contact: Name Elisa L. Hill |
Phone |
E-mail Address (if
available) |
|
11 |
MATERIALS SUBMITTED |
|
|
Joint Development agreement |
|
|
Market and financial assessment of the project and its impact on the transit system |
|
Statement of the outcome of planning and coordination between the project and the transit facility |
|
|
Documentation of project's benefit to transit |
|
|
Appraisal / Review Appraisal (if selling property) |
|
|
III. APPLICATION OF POLICY CRITERIA |
|
|
FTA Joint Development Policy Requirements |
Description |
|
Transit Link |
See Attachment. |
|
Economic Link |
See Attachment. |
|
Transportation Benefit |
The project is physically and
functionally related to the Takoma Metrorail station. The project
meets WMATA's joint development goals and |
Financial Benefit
L1 Generates in excess of the property's current market value / appraised
value, taking into account "highest and best transit use", a
revenue system, or
Note property value, method for
determining highest and best transit use, and cumulative impact on TOD
portfolio.
See Attachment.
Continuing Control
LJ Incorporates legal
agreements to ensure unimpeded access between the development and the
transit facility;
Crosscutting Requirements
L1
Complies with other Federal requirements
including;
NEPA
Uniform Relocation
Davis-Bacon
Buy America
§4f(Parkland...), 106 (Historic
Prop.),
404 (Wetlands)
U Executive Orders (Floodplains,
Env. Justice)
Clean Air Act
Endangered Species Act
State and Local Requirements; Local Supportive Actions (Optional)
ESJ Builds on local policies
and strategies promoting:
0
Mixed use / higher density
development
0 Urban design enhancements
()
Transportation management
actions.
WMATA will reserve the requisite areas needed for WMATA
facilities and retain continuing
control for transit purposes of all areas needed for its operations.
The WMATA facilities displaced by the joint development project will be
replaced as described in the cover letter at no cost to WMATA and with no
interference with WMATA operations. These facilities will be constructed in
compliance with Davis-Bacon.
The project accomplishes the following WMATA
and District of Columbia objectives:
o Increase ridership;
o Primarily residential development to promote the redevelopment of the
Takoma area;
o Promote compatibility of the development of the station with established
neighborhood
character;
o Create housing; and
o Create new sources of taxes.
ATTACHMENT TO FTA "TRANSIT JOIN I
DEVELOPMENT WORKSHEET" FOR THE WMATA JOINT DEVELOPMENT PROJECT
TAKOMA METRORAIL STATION
TRANSIT LINK:
The Takoma Metrorail station is an above-ground station with two entrances on the northeast side of the tracks. One entrance leads to escalators to the platform, and the other entrance incorporates an elevator for handicapped access.
At the present time, pedestrians access the station from the north by walking through the existing surface parking lot or by walking along the sidewalk that parallels the existing bus bays. Pedestrians coming from the east can walk a short distance along Eastern Avenue, NW to the bus bay sidewalk, walk across a grassy area and then across the road serving the bus bays, or walk along Cedar Avenue, NW to Carroll Street, NW. Access from the south is achieved by crossing Carroll Street, NW. Pedestrians approaching the station from the west must walk east on Carroll Street, NW under the tracks.
The planned joint development project will improve pedestrian access from the north - a tree-lined sidewalk will connect Eastern Avenue, NW to the station entrance. Pedestrians approaching the station from the east will be encouraged to walk along the Cedar Avenue, NW sidewalk to the "Village Green" or to Carroll Street, NW. Pedestrian access from the south and west will be unchanged.
The bus bays will be moved closer to the station entrance, thus improving
intermodal access.
Private automobile access will be virtually unchanged with an entrance off
Eastern Avenue, NW.
Kiss & Ride and taxi linkages will be relocated from the existing
surface parking lot to Carroll Street, NW and Cedar Avenue, NW,
respectively.
ECONOMIC LINK:
Washington DC's Takoma neighborhood and the adjacent city of Takoma Park, Maryland are well known for the diversity of their population, commitment to historic preservation, and unique mix of retail establishments. The planned joint development project is part of the continued revitalization of the Takoma neighborhood which is an important priority for the District of Columbia. The District of Columbia Strategic Neighborhood Action Plan (SNAP) for the area including the Takoma neighborhood cites Transit-Oriented Development as a neighborhood initiative "playing a major role in improving the quality of life in our neighborhoods."
The development at the Takoma Metrorail site will further the District's goal of increasing its population. The homes to be built here will generate property tax revenue, the new residents will pay income taxes in the District, and purchase goods and services in both the District and Maryland.