Chase Gardens Nodal Development Plan Page 16 <br />Final Report - June 29, 2001 <br />Initial Alternatives <br />From the analysis described above, the consultant team generated three plan alternatives for <br />feedback from the TAC, and the public. <br />Alternative 1 <br />Alternative 1, the Base Case scenario, preserves the configuration of existing land use designations <br />and current proposals for improvements to Garden Way. The type of development that could be <br />built under existing land use regulations was graphically depicted on a map overlaid on an aerial <br />photo of the study area. East of Garden Way, where the land is designated Commercial, are office <br />buildings with parking areas located behind the buildings adjacent to I-5. <br />At the south end of Garden Way, the intersection with Centennial Boulevard is improved by <br />spacing out the two 90-degree curves. Additional commercial space is located east of Garden Way <br />at Centennial Boulevard, most likely a mix of retail and office space. The main portion of Garden <br />Way is improved with bike lanes, sidewalks, a planted median, and a roundabout at the intersection <br />with Commons Drive. <br />Marche Chase is continued through to Kinsrow Avenue as local street. The large, vacant area east <br />of Chase Village apartments is built with high density housing similar in scale and design to the <br />existing apartment complexes. North of the Q Street Channel are the 6,300 square foot <br />commercial building and the four-acre City park. North of Commons Drive is the assisted living <br />facility (approved but not yet under construction). <br />Alternative 2 <br />The second alternative preserves the transportation design described in Alternative 1 but shifts the <br />commercial land use designation away from I-5 and toward Centennial Boulevard. Under this plan, <br />the land east of Garden Way is developed with medium-high density courtyard residential units <br />similar to Quail Run, a recent development adjacent to the freeway in the nearby Chevy Chase <br />neighborhood. <br />The commercial uses are concentrated around the Centennial Boulevard/Garden Way intersection. <br />The commercial node would likely include a grocery store as the main anchor, with smaller <br />commercial buildings housing space for neighborhood retail and office uses. The amount of <br />commercially designated land would increase slightly under this scenario and feature high visibility <br />from Centennial Boulevard and better access from the existing apartments. <br />Land uses north of the commercial node remain the same as Alternative 1: high density housing <br />east of the Kinsrow/Commons intersection, and the city park and commercial building north of the <br />Q Street Channel. The new housing would feature buildings oriented to the street and common <br />open space areas. Parking would be tucked behind the buildings and pedestrian paths would <br />provide strong connections to nearby land uses. <br />Alternative 3 <br />The third alternative changes both the configuration of land uses and the alignment of Garden Way. <br />The land use designations are similar to that of Alternative 2, but the alignment of Garden Way is <br />shifted to the west side of the existing historic homes. The current Garden Way would become a <br />local street. <br />This change has a large impact on the configuration of development within the node. The street <br />network becomes more regular, with smaller blocks for both commercial and residential