Commission approves street‑entry modification for Friendship Court Phase 3 with conditions to activate Second Street Southeast

The Planning Commission recommended approval of a special exception permit to alter street-facing entry spacing requirements for Building 12 of the Friendship Court (Kindlewood) Phase 3 development at 400–426 Garrett Street, subject to conditions requiring at least two street-facing entries with required entry features and additional streetscape activation measures.

Carrie Rainey, city planner with NDS, described the request: Building 12 fronts Second Street Southeast and an extended Hinton Avenue. Staff found the proposed entry spacing—while wider than some existing entries on the block—would still be harmonious with development patterns and would protect mature white oak streetscape trees by limiting root-zone impacts. Rainey said staff recommended approval with a condition requiring at least two street-facing entries meeting the requirements of the code section referenced in the packet.

An applicant representative (project team) noted the project is funded in part by Virginia Housing and that funding reviewers seek unit-type equity across a project’s affordable units. The applicant representative said that while Virginia Housing does fund walk-up units, “they want all the units of a certain type and income band to be equitable,” and that the building program and tree-protection constraints informed the design choice to limit some street-facing entries.

Commissioners debated trade-offs between strict application of the entry-spacing standard and alternative methods to activate the streetscape. Several commissioners asked for more detail about the activation strategy; the applicant team and staff said they had a “toolbox” of options (decorative grilles, foundation plantings, seating nooks, hardscape features) and that staff and the urban forester had met with the applicant to plan root-protection measures. Ultimately the commission approved the modification with two conditions: at least two street-facing entries on the Second Street Southeast facade meeting the entry-feature requirements, and a flexible streetscape-activation requirement that may include building-mounted decorative screening, hardscape features, specialized planting or other measures to promote visual interest, walkability and public safety.

The commission’s recommendation will be forwarded to City Council. Staff noted details of the streetscape activation and root-protection measures will be further developed through site-plan and review processes.