MULTIPLE PARCEL
Is the parcel you entered above entirely within the nomination area? :
Yes
Does the nomination area include more than one parcel, either in whole or in part?
:
Yes
INITIAL INFORMATION
Is the Nominator also the Property Owner:
No
GENERAL INFORMATION
Current Comprehensive Plan Recommendation:
The area bounded by the Arlington County line, Powhatan Street, the eastern boundary of the Nantucket and Marlborough subdivisions, the northern boundary of the Marlborough subdivision, Kirby Road, and Dolley Madison Boulevard is planned for residential use at 1-2 dwelling units per acre.
Because of the character of existing development in the northern portion of this area, which is bounded on the south by Dumbarton Street and the Chesterbrook Shopping Center, new development at or near the high end of the 1-2 dwelling units per acre range may be appropriate, except in those subareas where steep slopes and stormwater runoff into the streams feeding Little Pimmit Run require less density to maintain adequate environmental protection.
The Franklin Park area to the south of the Chesterbrook Shopping Center, which is located between Powhatan and Dumbarton Streets and the Arlington County line and Kirby Road, has predominantly steep slopes and sensitive stream valleys and heavily treed areas. Because of these environmental constraints, infill development is appropriate only at the lower end of the 1-2 dwelling units per acre density range.
Other specific recommendations include:
• The creation of nonconforming pipestem lots should only be encouraged where the result is the protection of EQCs and where the environmental impact of a multi-lot infill development will be minimized by their use.
• Consolidation of narrow and grandfathered nonconforming lots should be encouraged through strict adherence to setback requirements for the areas planned for 1-2 dwelling units per acre.
• New multi-lot infill development, which might ordinarily call for a full street, should be accomplished with pipestem drives, where safe access permits, to preserve the character of the neighborhood. Where a standard street is necessary for safe access, adherence to Virginia Department of Transportation standards in such a way so as to conform with the existing character of the roadway network in the area is recommended.
• To preserve open space and the character of the existing neighborhood, the abandonment and preservation of rights-of-way for segments of eight unbuilt streets in the area is recommended. The abandoned rights-of-way, termed 'natureways' or 'greenways', should be left in their natural wooded state supplemented by a trail, if appropriate, to promote pedestrian circulation, safety and park access. Recommended for preservation as greenways are segments of Rhode Island Avenue, Birch Road, Maryland Avenue, North Harrison Street, MacArthur Drive, North Kensington Street, John Place and Amherst Avenue.
Proposed Comprehensive Plan Designation:
Institutional
Summary of Proposed Comprehensive Plan Change:
Modify the Comprehensive Plan text to allow for the optional redevelopment of the site as a modernized continuing care retirement community, with the following key parameters:
• Maximum FAR: 1.3
• Minimum Open Space: 48%
• Development Phases: Development will occur in two phases, preserving environmental quality and ensuring compatibility with adjacent residential neighborhoods.
Add the following language under the Kirby Community Planning Sector (M3) in the McLean Planning District:
"As an option, the approximately 18.1-acre property located at 1733 Kirby Road, 1735 Kirby Road, and 6258 Park Road may be redeveloped as a modernized continuing care retirement community with a maximum FAR of 1.3. The redevelopment should emphasize open space preservation, environmental sustainability, compatibility with adjacent neighborhoods, and public benefits, including publicly accessible park spaces and pedestrian connectivity."
ACKNOWLEDGEMENTS
By checking this box, I acknowledge that if the nomination is added to the Work Program, the nominator may be required to provide additional items and studies:
Yes
Incomplete forms will not be accepted for review. Staff reserves the right to correct errors in street address, tax map parcel number, or current Plan designation, and may contact the nominator for clarification before acceptance:
Yes