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Developer outlines scaled‑back Mayfield Crossing plan, pledges trail connection and affordable units
Summary
Developer representatives told Manassas Park leaders that the Mayfield Crossing rezoning in Prince William County has been revised from 288 units to 180 townhomes, retaining a 10% affordable dwelling unit commitment and proposing a 700‑foot trail connection to Signal Hill Park; questions focused on sidewalks, traffic mitigation and a water‑line easement through park land.
Noah Klein, a land‑use attorney with Venable, and developer representatives presented the Mayfield Crossing rezoning application to the Manassas Park governing body on April 15, noting the site abuts Manassas Park and fronts on Manassas Drive. The project covers roughly 20 acres and the developer said this second submission reduces density from 288 units to 180 townhomes — a 37.5% reduction — while retaining a 10% affordable dwelling unit (ADU) commitment.
Klein said the 10% ADU set‑aside will be split so half of the affordable units are for households at or below 80% of area median income and the other half are workforce units available up to 120% AMI, with sales prices structured to keep housing costs near 30% of household income. He described the project as consistent with Prince William County’s 2040 plan and positioned close to the VRE station; the proposal uses PMR (planned mixed residential) zoning to allow mixed townhome products and flexibility in development standards.
Council members and public speakers pressed the team on pedestrian connections and streetscape details. Multiple commenters said proposed sidewalks along Manassas Drive and Signal View Drive were too narrow (speakers asked for 10‑foot shared‑use paths rather than the 5‑foot sidewalks and the developer’s proposed 8‑foot path). Klein said the project team has increased centralized amenity/open space (6.17 acres, roughly 39% open space, exceeding the 30% benchmark), added a 30‑foot tree save area along Signal View Drive, undergrounded utilities along Manassas Drive and Signal View, and planned streetscape lighting to mirror the adjacent Belmont development.
The developer also proposed a trail connection into Signal Hill Park so pedestrians and bicyclists would not need to cross Signal View Drive; staff and the team estimated that connection would be about 700 feet and said requisite approvals from Prince William utilities and permitting authorities would be required. Klein raised a separate issue that a 12‑inch water line along Signal View Drive is currently insufficient for fire suppression; the project team said it will seek an easement to connect to the Prince William water line near Richmond Station and may need small additional easement widths (2–5 feet in some places) along an existing 30‑foot sanitary sewer easement.
Klein and the developer framed the changes in the second submission as responsive to public comments and county review, emphasizing a decrease in multifamily density (the multifamily portion was removed) and increased amenity space. They said traffic mitigation measures and any need for turn lanes or signals would be evaluated through the county traffic study currently under review. No formal action on the rezoning is within Manassas Park’s authority because it is a Prince William County application; council members asked for continued coordination and committed to further discussion on local impacts such as emergency services response and sidewalks.
The council did not take a vote on the rezoning (the county will hold hearings and make the final decision), but members asked staff to keep the governing body informed as the application advances.
