Planning commission backs Manassas Mall mixed‑use rezoning, negotiates smaller parking cut

The Prince William County Planning Commission voted to recommend approval of a rezoning that would remake Manassas Mall into a multi‑phase, mixed‑use town center, the commission decided after a detailed presentation from the applicant and a lengthy public Q&A.

The applicant, represented by attorney Mike Vanderpool and Lionheart Capital’s director of development Colin Carby, described a phased project intended to implement the county’s comprehensive plan transect T6 for an urban, walkable town center. Vanderpool said the proposal will convert large areas of parking into “Verdon Village” promenades, add residential buildings with ground‑floor retail and create a transfer center for bus service. “This case is about the future of Prince William County,” he said during his presentation.

Staff planner Alex Venegas told commissioners the request would rezone roughly 60.56 acres from B‑1 to an urban mixed‑use MXD district and, under the applicant’s proffers dated Feb. 11, 2025, would include multi‑story residential buildings, roughly 400–500 residential units in initial land bays, and about 47,000 square feet of commercial space. Venegas said the proposal aligns with the Sudley Road redevelopment corridor policies and recommended approval.

Public sentiment was mixed. Supporters said the mall needs revitalization. Rachel Ellis, who called Manassas Mall a former community fixture, told commissioners she favored the proposal and asked them to “please vote yes.” Other speakers and several commissioners pressed the applicant on parking, transit and school impacts.

The debate centered on the percentage reduction in required parking. County transportation staff recommended a cautious approach — a target of about 15% reduction for residential parking and a larger reduction for on‑site commercial parking — citing current bus service frequency and the difficulty of relying on transit until ridership and schedules improve. Applicant representatives argued a greater reduction was essential to make the mixed‑use, urban model financially viable and said they have experience operating similar urban parking management regimes elsewhere.

Commissioners pressed the developer to nail down enforceable parking‑management commitments and to coordinate with OmniRide and the county on transit improvements. The final motion recommended approval subject to the applicant’s proffers, requested that a housing trust fund contribution and transportation management contribution be incorporated in proffers, asked staff and the applicant to continue refining the parking‑reduction waiver to align with DOT’s recommended 15% residential reduction, and required continued work on a parking management plan and off‑site enforcement mechanisms. The commission adopted the motion by roll call vote.

Next step: the commission’s recommendation will go to the Board of County Supervisors for final action and any additional conditions or amendments.