Commission advances comprehensive plan change and rezoning for second site over dissent on recreational land use

The Manassas Park Planning Commission voted 2–1 on Sept. 10 to recommend that the governing body approve a comprehensive plan amendment (CPA‑2025‑02) changing two parcels from "private institution and recreation" to multifamily residential and to recommend approval of rezoning RZ‑2025‑02 with specified proffers and public‑facilities waivers.

Applicant representatives (including Samantha Steckety of Ballard Spahr and traffic consultant Kayla Ord) presented materials showing the project provides 499 parking spaces under the city’s counting methodology (432 required by the ordinance, 499 provided as calculated). The traffic analysis used counts from the site’s former private school and concluded the residential use would reduce AM peak trips relative to the former school peak, produce only a small PM increase, and would not meet MUTCD signal warrants. Staff flagged one open question: a right‑turn taper on West Carondelet Drive may be warranted but would require removing some on‑street parking and relocating the existing bus stop. Staff said OmniRide agreed to a compromise relocation and a 50‑foot bus stop clear zone if the commission supports the taper, which staff then included as a motion modification — showing about 100 feet of on‑street parking would remain under the plan.

Commissioner Kevin Ptak repeatedly objected to rezoning land that is currently designated recreation and said the comprehensive plan is silent on how recreational land should be handled when rezoned to residential. "Given my reservations about the recreation and land use for this, I think it’s clear where I stand," Petak said on the record and voted against both the CPA and rezoning recommendations. Staff and the city attorney responded that commissioners must apply the comprehensive plan and zoning ordinance as written and that public comments and identified issues can inform future comprehensive‑plan updates.

Chair Lester Finkel moved to recommend approval of CPA‑2025‑02; Commissioner Michael Becketts seconded and the commission voted 2–1 (Petak opposed). The subsequent motion to recommend RZ‑2025‑02 with the staff‑proposed modification (construct right‑lane taper in general conformance with the staff concept, provide an ADA‑compliant bus stop with about 50 linear feet of clearance and approximately 100 feet of on‑street parking) also passed 2–1. The recommendations will go to the governing body for final action.