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Council approves Overlook rezoning and waivers after debate over parking and a VDOT taper
Summary
The governing body approved a comprehensive-plan amendment and rezoning for the Overlook project (RZ 2025-02 / CPA 2025-02) and granted related public-facility waivers; staff said the applicant reduced units from 213 to 198, increased open space and committed to 5% attainable for-sale units, while an HOA opposed a right-turn taper that would remove roughly two parking spaces.
The Manassas Park governing body on Nov. 18 approved a comprehensive-plan amendment (CPA 2025-02) and rezoning (RZ 2025-02) for the Overlook development and granted requested public-facilities waivers after staff and the applicant described revisions and councilors debated a proposed right-turn taper on West Connelly Drive.
Michelle Berry, the city’s planning and zoning administrator, told the council staff recommended approval of the comprehensive-plan amendment changing the subject properties’ land-use designation to multifamily residential, approval of six public-facility manual waivers for private streets and adding a VDOT-style right-turn taper on West Connelly Drive as a recommended transportation improvement though it was not in the applicant’s formal submission.
Samantha Steckety, senior land-use planner with Ballard Spar, said the applicant reduced the total number of proposed units from 213 to 198, increased open space to about 4.7 acres (36% of the site) and reported 38 fewer AM peak-hour trips compared with the earlier proposal. She said the project would provide parking above the zoning requirement and reserve 5% of units as attainable for-sale housing across stacked condos and townhome product types.
Council discussion centered on the taper: several councilors and the Boones Crossing HOA expressed concern about losing roughly two on-street parking spaces if the bus stop is relocated for the taper; transportation consultant Kayla Ord said the taper would remove about two spaces, meets VDOT warrants and would not produce a large operational change at the intersection.
Council approved CPA 2025-02 by voice vote; the transcript records two members voting in opposition, identified as Mister Herrera and Mister Chavez. The council then approved RZ 2025-02 (subject to the fourth submission of the general-development plan and proffers dated Oct. 8, 2025) and the public-facilities waivers; the waivers passed with one abstention recorded for the waiver vote.
The council chair thanked applicants and staff for the responsiveness to feedback and moved on to other business.
