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Council approves Overlook rezoning after narrow votes; debate centers on right‑turn taper and parking
Summary
The council approved CPA 2025‑02 and rezoning RZ 2025‑02 (reduced from 213 to 198 units), granted six public‑facility waivers and accepted proffers; council discussed a staff‑recommended right‑turn taper that would remove about two parking spaces and heard HOA concerns, but the governing body approved the motions with recorded opposition on the comprehensive plan vote and an abstention on the waivers.
The Manassas Park City Council voted on Nov. 18 to approve a comprehensive plan amendment and rezoning for the "Overlook" development, and to grant public‑facility manual waivers for private streets.
Planning & zoning administrator Michelle Berry told the council staff recommends approval of CPA 2025‑02 to change the subject properties’ land‑use designation to multifamily residential and to approve the fourth submission of the general development plan and proffers dated Oct. 8, 2025. She also said staff supports adding a right‑turn taper on West Connelly Drive as a recommended traffic improvement.
Applicant representative Samantha Steckety of Ballard Spar said the applicant revised the proposal since the Sept. 16 hearing, reducing units from 213 to 198, increasing open space to 4.7 acres (about 36% of the site) and projecting 38 fewer AM peak‑hour vehicle trips. "The most significant change made to the application before you tonight is the reduction in the total number of units proposed from 213 to 198," Steckety said.
Council members discussed two motion options: one that avoids the taper to preserve on‑street parking and another that adopts the staff‑recommended taper, which would relocate a bus stop and remove roughly two parking spaces. Transportation consultant Kayla Ord said the taper meets VDOT warrants but would not make a significant operational difference at the intersection; the primary tradeoff is losing about two spaces near the bus stop.
The council approved the comprehensive plan amendment (CPA 2025‑02). The record shows two members — identified in the meeting as Mr. Herrera and Mr. Chavez — voted "opposed." Council then approved rezoning RZ 2025‑02 to PUD residential subject to the submitted general development plan and proffers and approved public‑facility manual waivers PFW 2025‑02a–f; the record notes one abstention on the waivers and that the motions carried.
The applicant committed to providing parking above zoning requirements and to offering 5% of units as attainable for‑sale housing. Council members asked staff to ensure ADA compliance for the relocated bus stop, and staff confirmed that ADA compliance is part of the proposal.
Next steps: the approved rezoning and proffers take effect according to the city’s standard processing; no additional council action on this item was recorded at the Nov. 18 meeting.
