Commission recommends comprehensive plan amendment and rezoning for second development, votes split 2‑1

MANASSAS PARK, Va. — After a lengthy presentation and questions from commissioners, the Manassas Park Planning Commission on Sept. 10 recommended approval of a comprehensive plan amendment (CPA‑2025‑02) and rezoning (RZ‑2025‑02) that would convert property designated as private institution and recreation to multifamily residential. The recommendations passed by 2‑1 votes.

Samantha Steckety, a senior land‑use planner with Ballard Spar, presented the applicant’s closing remarks. Steckety said the project provides 499 parking spaces as calculated under the zoning ordinance (which counts garage spaces as half spaces), exceeding the ordinance requirement of 432 spaces by 67. Traffic consultant testimony and staff materials said weekday AM and PM peak analyses show little net degradation in level of service for studied intersections; signal warrants per the Manual on Uniform Traffic Control Devices (METCD/MUTCD) were not met.

Staff noted one unresolved operational question: a staff‑proposed right‑turn lane taper on West Carondelet Drive might warrant removal of some on‑street parking and relocation of a bus stop. OmniRide staff told the city they would accept a reduced bus‑stop length (50 feet) and would accommodate an ADA‑compliant relocated stop; applicant deferred installing the taper pending further direction from the commission given community resistance to removing curbside parking.

Commissioners voiced significant concern about density and the conversion of recreational land. Commissioner Kevin Ptak said the comprehensive plan is silent on how recreational land should be reused when rezoned residential and indicated that silence affected his vote. Commissioner Michael Becketts and Chair Lester Finkel disagreed and voted to recommend approval.

The commission first voted 2‑1 to recommend approval of CPA‑2025‑02 (motion by Chair Finkel, second by Commissioner Becketts) and then voted 2‑1 to recommend approval of RZ‑2025‑02 with the staff‑recommended modification to construct a right‑lane taper in general conformance with the staff concept plan, including an ADA‑compliant relocated bus stop and roughly 100 feet of on‑street parking; the motion excluded a waiver to reduce private‑street width from 30 to 26 feet. Commissioner Ptak voted nay on both measures.

Staff also reported that the city is preparing to begin a comprehensive plan update and expects to award a consultant contract to lead the update on Oct. 7; staff said the commission and the public will have opportunities to shape the revised plan toward a 2050 horizon.

Action taken: The commission’s recommendations will be forwarded to the governing body for final action. The transcript shows the commission closed the public hearing and then took separate votes on the comprehensive plan amendment and rezoning, each passing 2‑1.

What’s next: The governing body will consider the commission’s recommendations; staff intends to bring a comprehensive plan consultant to the commission at the next meeting after award.