city of manassas, virginia comprehensive plan committee ...€¦ · property owner request, 9075...

Comprehens ive Plan CommitteePlanning Commiss ion SubcommitteeMarch 20, 2019Page | 1

City of Manassas, VirginiaComprehensive Plan Committee Meeting

AGENDA

Planning Commission SubcommitteeManassas Museum

9101 Prince William StreetManassas, VA 20110

Conference RoomWednesday, March 20, 2019

Call to Order - 6:00 p.m.

Roll Call and Determination of a Quorum

1. Action Agenda

1.1 Action Agenda: February 27, 2019 and March 6, 2019Action Agenda: Febuary 27, 2019Action Agenda: March 6, 2019Breakout Exercise Notes: March 6, 2019

2. Citizens' Time

The citizens' time portion of the agenda is set aside for those citizens who wish to addressthe Committee for less than three minutes each. Citizens need not give prior notice to theCity to speak during the citizens' time portion of the agenda. Citizens may address theCommittee for longer than three minutes if they request a place on the agenda at least fourworking days before the meeting.

3. New Business

3.1 Review of Requests for Map Changes and Property Owner Presentations(Matt Arcieri, AICP, Planning and Zoning Manager)1. Property Owner Request, 9075 Euclid Ave2. Property Owner Request, 10201 & 10221 Godwin Dr3. Property Owner Request, 9510-9516 Fairview

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https://legistarweb-production.s3.amazonaws.com/uploads/attachment/pdf/325584/COMP_ACTION_Agenda_02-27-19.pdfhttps://legistarweb-production.s3.amazonaws.com/uploads/attachment/pdf/325604/COMP_ACTION_Agenda_03-06-19.pdfhttps://legistarweb-production.s3.amazonaws.com/uploads/attachment/pdf/325590/Comments_on_boards_-_for_dispatch.pdfhttps://legistarweb-production.s3.amazonaws.com/uploads/attachment/pdf/326959/2._Property_Owner_Request_9075_Euclid.pdfhttps://legistarweb-production.s3.amazonaws.com/uploads/attachment/pdf/325491/3._Property_Owner_Request_10201___10221_Godwin.pdfhttps://legistarweb-production.s3.amazonaws.com/uploads/attachment/pdf/325492/4._Property_Owner_Request_9510-9516_Fairview.pdf

Comprehens ive Plan CommitteePlanning Commiss ion SubcommitteeMarch 20, 2019Page | 2

3.2 Review Updated Definitions(Pat Thomas, AICP, Consultant)Draft Land Use Definitions - Revised

3.3 Continuation of Character Area Updates(Pat Thomas, AICP, Consultant and Kelly Davis, AICP, Senior Planner)

Discussion will focus on defining appropriate boundaries, uses, and characterfor:- Manassas Medical (currently Hospital/Sudley)- Godwin Technology (potential new Character Area)- Mathis CorridorUse Table for Character Areas - RevisedPotential Character Area Map ChangesChapter 3: Land Use - Draft (Excerpt)

Adjournment

Additional Information

Citizen CommentsCitizen CommentsMolinelli PetitionMolinelli Survey Results

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https://legistarweb-production.s3.amazonaws.com/uploads/attachment/pdf/325519/032019_Land_Use_Definitions_-_Revised.pdfhttps://legistarweb-production.s3.amazonaws.com/uploads/attachment/pdf/325523/032019_Use_Table_for_Character_Areas_Updated.pdfhttps://legistarweb-production.s3.amazonaws.com/uploads/attachment/pdf/326045/Character_Area_Map_Update.pdfhttps://legistarweb-production.s3.amazonaws.com/uploads/attachment/pdf/329080/Chapter_3_032019_Committee_Draft.pdfhttps://legistarweb-production.s3.amazonaws.com/uploads/attachment/pdf/325576/Citizen_Comments.pdfhttps://legistarweb-production.s3.amazonaws.com/uploads/attachment/pdf/325577/Molinelli_Petition.pdfhttps://legistarweb-production.s3.amazonaws.com/uploads/attachment/pdf/325578/Molinelli_Survey_Results.pdf

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PLANNING COMMISSIONCOMPREHENSIVE PLAN COMMITEEE

ACTION AGENDAFebruary 27, 2019

City Hall – 2nd Floor Conference Room9027 Center Street

6:00 PM

In Attendance StaffElaine Trautwein, Chairperson Matt Arcieri, AICPKen Johnson, Committee Member Kelly Davis, AICP

Pat Thomas, AICPAlso In Attendance Chloe Delhomme, AICPHarry Clark, Planning CommissionRussell Harrison, Planning CommissionBill Thompson, Planning CommissionMartha Wilson, Planning Commission

Meeting convened at 6:00 pm.

1. The February 13, 2019, meeting minutes were approved.2. Citizen’s Time. The following citizens spoke during citizen’s time:

Judi Molinelli, 9215 Prescott Ave Jean Molinelli, 9215 Prescott Ave Sheryl Bass, 8563 Yoder St

3. Kelly Davis provided an updated meeting schedule to the Committee.4. Pat Thomas reviewed land use definitions with the Commission. The Committee

requested revised definitions to address industrial, heavy commercial, and technology/research uses.

5. Pat Thomas and Kelly Davis introduced potential boundary and text changes to the City’s character areas. The Committee provided policy guidance on these areas and supported a new technology-focused character area encompassing portions of the western Industrial/Suburban Business area and Manassas Landing.

6. Members were provided with a downtown neighborhood map and existing sector plan descriptions in preparation for the meeting on March 6, 2019.

Adjourned 8:05 pm.

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PLANNING COMMISSIONCOMPREHENSIVE PLAN COMMITEEE

ACTION AGENDAMarch 6, 2019

City Hall – 2nd Floor Conference Room9027 Center Street

6:00 PM

In Attendance StaffElaine Trautwein, Chairperson Matt Arcieri, AICPKen Johnson, Committee Member Kelly Davis, AICPBob Schilpp, Committee Member Chloe Delhomme, AICP

Pat Thomas, AICPAlso In Attendance Dorothy BakerHarry Clark, Planning Commission Lisa Sievel-OttenRussell Harrison, Planning CommissionMartha Wilson, Planning Commission

Meeting convened at 6:00 pm.

In lieu of citizen’s time, interested members of the public were invited to participate in the Committee’s downtown land use and character exercise. Twenty-one members of the public were in attendance.

1. Kelly Davis provided a presentation on the Old Town Sector Plan progress and introduced the interactive exercise.

2. The Commission and citizens participated in an interactive exercise to provide feedback on the vision, land use, and character of downtown neighborhoods.

3. Staff briefly summarized the results of the workshop. A full summary of comments is attached.

Adjourned 7:43 pm.

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2040 COMPREHENSIVE PLAN UPDATE

COMPREHENSIVE PLAN COMMITTEEMARCH 6, 2019 MEETING SUMMARYLAND USE & CHARACTER EXERCISE NOTES

The following is a summary of the land use and character exercise completed by Planning Commission and citizens during the Comprehensive Plan Committee meeting on March 6, 2019. Please refer to the March 6th agenda packet for neighborhood areas and descriptions.

GRANT AVENUE SOUTH

1. Does the theme and goals capture your vision for this area? a. Yes: 12 checkmarksb. No: 6 checkmarks , 1 not totally

2. What land uses are most appropriate for this area?a. Residential small homes, setbacks, parksb. No double stacked townhousesc. Commercial is appropriate; groceries; restaurants-dine in d. Preserved affordable housing options. Do not create high cost housing because those

residents tend to drive and not walke. Get away from a rental community and redevelop into higher end residentialf. Missed retail and mixed income optionsg. Add recreational spaces or community center areas for youth and families (1

checkmark)h. Add more plans for single-home areasi. Decrease high occupancy areas (1 check mark)j. Owned homes; mixed homes; additional single familyk. Should be mix use; extension of old townl. Mix use ( 1 checkmark)m. Office, commercial, retail

3. What would high-quality and compatible infill look like in this neighborhood?a. High-end shopping center; no tattoo parlors, hair salons, etc.b. Maintain open spacec. Extension of Old Townd. Mixed use; minimum commercial; street scapee. No tall buildingsf. Restore current brick town houses and gardens. Build 19c type 2-3 story stores; hide

cars behind themg. A more attractive entrance into Old Townh. Tear down the remainder of the shopping center and replace with multi floor mixed use

product. (1 check mark)i. No tall buildingsj. Rebrand Georgetown South. Its reputation (past) is a hindrance

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k. Making the road ways more appealing around this area. Keeping traffic moving appropriately

l. Another “Gateway” to our City; redevelopment in housing; walkabilitym. Get rid of high voltage linesn. Residential mixed use with commercial is reasonableo. Commercial is appropriate; grocery stores; restaurants- dine inp. Can Douglas Street be open throughq. Keep new mixed use stepped back; leave buffer between high rise 5 story and

neighboring 1 and 2 story homes

OLD TOWN NORTH

1. Does the theme and goals capture your vision for this area?a. Yes: 5 checkmarksb. No: 2 checkmarks c. I am concerned about the emphasis on “infill”. It is a perfect residential setting as is.

2. What land uses are most appropriate for his area?a. Parks and open space (1 checkmark)b. Keep it maintown? (it’s written on the board)c. Parks; open space; Annaburg as a community center d. Single family with greenspacee. No high density on 28 South to water towerf. Historic overlay for Novantg. Keep greenspace of Annaburgh. More park space; less high density housing

3. What would high-quality and compatible infill look like in this neighborhood?a. Move museum to Annaburgb. Maintainc. Optimize Annaburg; perhaps a community centerd. Medium residential infill on Centerville Rd.

MADISON AND WALL STREETS

1. Does the theme and goals capture your vision for this area?a. Yes: 12 checkmarksb. No: 3 checkmarks

2. What land uses are most appropriate for this area?a. No buildings over 3 stories; keep as much of the skyline as you can (2 checkmarks)b. Mix of apartment and townhouses in Jeffersonc. Maintain greenspace; limit town houses and low income housing

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d. Improve road beautificatione. Walkability into Downtown (sidewalks and lighting)f. Retail on the 28 corridor; some mixed use and residential on 28 corridorg. Area in front of Swift and Pierce funeral home could be developed as residential-high

density3. What would high-quality and compatible infill look like in this neighborhood?

a. Walking and biking further to train stationb. No multi-family homesc. Save the old neighborhood buildings and then infill with compatible SF or attached

housing with green space and trees and trails and walking or bikingd. No more 2 over 2’s ( 1 checkmark)e. Appearances to be complementary to existing “look” of Manassas ( 1chekmark)f. Office space/high tech (close to Micron)g. Community indoor spaces (2 checkmarks)h. Reasonable development in accordance with ARB reviewi. Commercial/office and park spacej. Can the street going toward the rail tracks be reopened

GRANT AVENUE NORTH

1. What is your vision/goals for this area?a. Transit is a challenge; preserve current historic feelb. Single family residential; public spacesc. Rehabilitate older, under used propertiesd. Maintain as is but plant more trees, reduce amount of concrete in streets and center;

Reduce car speed; more “knuckles”e. Save the character- no high rise buildings more than 3.5 to 4 storiesf. Great as is (1 checkmark)g. Keep in high-end and historical homes (1 checkmark)h. Preserve historical feel; allow proper transiti. Maintain the historic heart homes, professional buildings, landscaping, gateway to our

City (1 checkmark)j. Maintain

2. What land uses are most appropriate for this area?a. Preserve and enhanceb. Preserve what we havec. Preserve what we haved. This neighborhood should not be immune to growth and expansion/infill; preserve

historic character; open and green space

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e. High residential density with green space and setbacksf. Preserve as isg. Preserve this well established and mature neighborhood; enhance Nelson Parkh. Extend Old Town; get rid of parking lot; get rid of 7-11; put quality shops in therei. Office uses; adjacent to courthouse and jail (1 checkmark)j. Maintain large homes and lots along Grant; avoid splitting lots (1 checkmark)

3. What would high quality and compatible infill look like in this neighborhood?a. Parks; single family certified by ARBb. Enforce ARB regulations strictlyc. Save garden space; infill with attractive and same height d. Infill is not compatible with H.D. maintaining street scape is important including open

spaces

MIXED USE CORE

1. Does the theme and goals capture our vision for this area?a. Yes: 16b. No: 3

2. What land uses are appropriate for this area?a. High rise residential; 5-6 storiesb. Traffic calming c. More sidewalks (1 checkmark)d. Landscape in front of 7/11 on Grante. Mixed usef. Don’t follow the Messenger building exampleg. Ask Parrish family MIFCO to donate its Church St. lots to the town for a park named

after their family; NO buildings on that site over 35 feeth. High density mixed usei. Preserve historic looks and feel below 3 stories and belowj. Downtown core should be dense and historic- open spaces should be outside the core

(i.e. Old Town feel is NOT open space even in the 1800s)k. Expand open space, ground floor retail and restaurants; upper floor office and residents;

no high density residentiall. Follow height and setbacks (1 checkmark)m. Integration of small park/rest areas; get rid of hardscape; there are some bad parking

areasn. Height limits in oldest area should NOT exceed 35 feet because this is the maximum

height of almost all buildings in the area. Do not “protect” this area on a case-by-case basis or more 5 story buildings will spring up

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o. Shops on first floor with condos/apartments on 2nd and maybe the 3rd floors; but limitedheight

p. Maintain in OT feeling and rooflineq. Designate historic shopping area from City Hall downtown center to Grant, and all down

Church Street for SPECIAL PROTECTION with 35’-40’ height limits at the very least!! Change zoning in Comp Plan for this area

3. What would high-quality and compatible infill look like in this neighborhood?a. No building should exceed by more than one story the historic contributing building

within two blocks of itb. Infill with lower height restrictionsc. Retail/office; 3 story parking garaged. No more than 3 storiese. Good walk and bike paths; green space savedf. More benches along walking path adjacent to tracks (3 checkmarks)g. Follow height setback for massing; greenspace; walking and bike trails; pedestrian

compatible (3 checkmarks)h. More pedestrian friendly; lower traffic flow (1 checkmark)i. 19C looking buildings of brick; 2-3 stories high and set back from the sidewalks; some

landscaping!; This is not cheap housing for youngj. Continue current look and feelk. Lower height restrictions; some??????l. Expand open space with plazas; walkability; landscapingm. Taller buildings; more walkable

QUARRY AND PRESCOTT

1. Does the theme and goals capture your vision for this area?a. Yes: 12 checkmarksb. No: 0 checkmarks

2. What land uses are most appropriate for this area?a. Single family homes on Church to keep the character. No multifamily town

homes/condosb. Traffic calming on Quarry Road; improve/add sidewalk; burry utilities; crosswalks in

right places; street drains ( 1checkmark)c. Single family with yardsd. Buildings 3 story or less; need setback, greenspace parkinge. Multifamily near and on Loyal sitef. Keep greenspace; one entrance only to residential from Quarry near water tower/Loyal

area (6 checkmarks)

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g. High end residentialh. Maintain and growi. Single family homes with yards and townhomes; green space (4 checkmarks)j. Buffer needed between single family homes and industrial/commercial space on Euclid

(1 checkmark)k. Decrease cut-through traffic; speed bumps on Quarry and Prescott (1 checkmark)l. Multifamily residential near East endm. Make Church St. dead ending if extended to discourage out thru trafficn. Agree to protect single family neighborhoods. Mixed use should be buffered from

residential by green space and should be set back; keep mixed use along 28 for parking lots etc.

o. Ban buildings greater than 3 story near single family residential. Keep mixed use where it won’t shunt traffic thru residential single family neighborhoods.

3. What would high-quality and compatible infill look like in this neighborhood?a. No thru traffic on Church Street into new development- no connection to Quarry. Too

much cut thru traffic on Quarry alreadyb. Maintain current character; if fill in- a park- would be great; plant trees along the tracks

with walk trailc. No infill; if necessary restore buildings- don’t rip downd. Maintain the quality residential character- no more tall townhomes; walkability is

important to the nearby shoppinge. Instead of walking way along tracks, put sidewalks on both sides of Quarry, Church, and

Prescott/Center to connect to Downtown core (2 checkmarks)f. I like the stated goals for SF and attached higher density toward the east end of Church;

Love the green space idea as a focal point/public parkg. Traffic calming on Quarry. Keeping cars on road not on our porches! (Historic homes)h. Develop recreational spaces maybe on Lloyd sitei. Get rid of utility poles in the middle of narrow sidewalk on Quarry. Senior must ride

scooter and walk with rollators in streets on Quarry. Baby carriages in street too because sidewalk obstructed with poles

j. Almost in favor of walking trail along RR- except for cutting down all the buffer trees of homeowners

FAIRVIEW AVENUE

Expand open space opportunities – 2 checks

1. Does the theme and goals capture your vision for this area?a. Yes – 10 checkmarksb. No – 1 checkmark

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c. Reassemble development in accordance with ARB2. What land uses are most appropriate for this area?

a. Residential medium density townes and apartmentsb. Housing in Police headquarters propertyc. Buffer between P. Avenue and Centreville Corridor. Greenspace. No buildings over 3

stories. Put new buildings where they will have least impact on traffic in purely residential areas. Allow development of community recreational spaces to serve city core

d. Open space – 2 checks markse. City living--walkabilityf. Small lot single family for redevelopment (i.e. head trauma site) – 4 check marksg. North of Police Station is appropriate for town house type infillh. North side medium density transition; single family homes

3. What would high quality and compatible infill look like in this neighborhood?a. New development should be in keeping with houses, 2-3 stories highb. Housing should be single family, not high density (traffic!)c. Some medium density apartmentsd. Enhance walkability and functional links of this space to city core. What can draw people

to go to this area and also visit city center.

LIBERTY & DOUGLAS STREETS

Maintain single family uses based on Traditional Neighborhood Principles-one check

Expand open space corridor opportunities – one check

1. Does the theme and goals capture your vision for this area?a. Yes – 13 check marks

2. What land uses are most appropriate for this area?a. This should be an upscale offices/residential areab. Get rid of the flags on the corner lot!c. Traffic calming; extend walkway; linear park space- 2 check marksd. Park area and playgroundse. Redevelop more with residentialsf. Good place for low income housing; maintain infrastructureg. Maintain historical natureh. Single family attached commerciali. Enough open space and connectivity planned for this area alreadyj. Need to redevelop all the old homes in disrepairk. Industrial uses not appropriatel. Maintain public green space

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m. Allow high rise apartments etc. to utilize rail, multi-level parking garagesn. Office space along railo. Protect green space in front of museump. Consider separating Liberty and Douglas—divided by major road

3. What would high quality and compatible infill look like in this neighborhood?a. More green space –yes-pedestrian and bike friendlyb. No more on the museum grounds—village green is a great idea but right now it’s not

invitingc. Protect the historic character of the buildings and streetsd. Improve existing homes—single family or attached infill; trees-green space in

conjunction with museume. Low income housingf. Improve: eliminating blight; updating current homes; more trees if possible green spaceg. Include green spaces between high risesh. Campus with public space and office space along track

JEFFERSON & SCHOOL STREETS

Reinforce residential character of Jefferson St. with infill single family units; allow single-family attached units on the undeveloped lot facing Winters Branch stream – one check

Reestablish residential on Prince William St. from Wellington Rd. to Jefferson St. – one check

Expand open space opportunities – 2 checks

1. Does the theme and goals capture your vision for this area? Yes – 14 checks2. What land uses are most appropriate for this area?

a. Residential, parks, school, not strip malls or bigger than 3 story buildings- 2 checksb. Single familyc. No high risesd. Remove bike trail from plane. Preserve Winters Branchf. Residential; sidewalks; more storm management infrastructure for Jefferson & School

St.g. Could put 5 story mixed-use here; accessible to VRE – one checkh. Remove all references to Winters trail branch from the plans, current or futurei. Parks and open green spacej. Single family residence; less industrialk. Allow high rise residences for access to rail commutingl. Single family & mix towns & detached

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m. Land use: only residential upscale/luxury single family housesn. Open space and park space planned already for the area with the Jefferson Square

project. Nothing more needed.o. Pedestrian and bike connections planned already for this community as part of Prince

William St. project; nothing more needed.p. Area needs to be brought up on par with the other Manassas neighborhoods. Change

commercial on Prince William to residentialq. Industrial uses not appropriate – one check

3. What would high quality and compatible infill look like in this neighborhood?a. Similar to other Old Town projects such as Van Metreb. Mixed use with small neighborhood; use-friendly; need retail (basic-no In/Out Mart);

appearance to complement residentialc. High quality; bring up to quality of other city neighborhoodsd. Special attention to streets—make attractive for pedestrians, residents; more green

space heree. Single family and attached housing? Green space; connect with Jennie Dean parkf. More streetscapesg. Walk friendly – one checkh. Quality residential and walkability; connecting streets and sidewalksi. Build commercial/open space buffer along railroadj. Improve infrastructure; sidewalks, drainage at Lincoln and school south; build road grid

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VANDERPOOL, FROSTICK & NISHANIAN, P.C.

Solutions from lawyers you trust

March 15,2019

BY EMAIL [email protected]')

Comprehensive Plan CommitteePlanning Commission SubcommitteeAttn: Matt Arcieri, Planning & Zoning Manager9027 Center Street

Manassas, VA 20110

RE: Justification Statement

Property Address: 9075 Euclid AvenueParcel No.: 100/01 00/147C

Dear Mr. Arcieri:

Our firm represents the owner of the above-referenced property in the City of Manassas.As you know, the owner is proposing to redevelop this site. At the upcoming March 20, 2019meeting, we will be presenting a proposal that this area be planned to allow for high-densityresidential. Attached is a Justification Statement, listing some points we would like the Committeeto consider as it plans for the future. We would appreciate your forwarding this to the Committee.Thank you for your assistance.

Karen L. Cohen

Attachment - Justification Statement

9200 CHURCH STREET. SUITE 400 ' MANASSAS, VA 20110 • PHONE 703-369-4738 • FAX 703-369-3653

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Justification Statement

The bridge over the railroad tracks is a natural gateway to the Route 28/Mathis Corridor.It makes sense to extend the Mathis Avenue Sector Plan to the bridge along LiberiaAvenue. The proposed change has the potential to ignite the redevelopment contemplatedby the Mathis Avenue Sector Plan

As a gateway to the City, the character area should be one that promotes high qualitydevelopment. The existing uses do not promote the idea of a high-quality gateway to theCity and uses such as used car lots are not likely to change without a change in theComprehensive Plan.

The intersection of Liberia Avenue and Euclid Avenue should not be planned industrial.The dominant connector road, Liberia Avenue, rather than the secondary road, EuclidAvenue, should guide the character of the area.

The Mathis Avenue Sector Plan recognizes that there should be a place for high-densityresidential.

This site provides an opportunity to address the need for and challenges with planning forvertical development. There are height limitations on the west side of the City due to theairport. Citizens have expressed the desire to preserve the character of Old Town.Therefore, the best place to go vertical is the eastern end of the City.

Given the fact that there is a limited amount of land available for development in the City,vertical development and redevelopment should be considered.

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9027 Center Street Room 202│Manassas, VA│20110│703-257-8223│www.manassascity.org

February 24, 2016

Gifford R. Hampshire Blankingship & Keith, PC. 9300 West Courthouse Road, Suite 201 Manassas, VA 20110 Re: Request to Initiate a Comprehensive Plan Amendment 9075 Euclid Avenue Dear Mr. Hampshire, On January 28, 2016, the City Council’s Economic/Community Development and Land Use Committee (LUC) reviewed the above referenced request and recommended that a study of the Euclid Sector and the potential to incorporate residential in that Sector, per the applicant’s request, be incorporated into the next 5-year update of the City’s Comprehensive Plan. A copy of the draft LUC minutes is attached. Should you have any questions concerning this matter, please contact me by phone at (703) 257-8232 or by email at [email protected]. Respectfully, Matthew D. Arcieri, AICP Planning and Zoning Services Manager Zoning Administrator attachment

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mailto:[email protected]

LAND USE COMMITTEE

REGULAR MEETING MINUTES Thursday, January 28, 2016

City Hall, 2nd Fl, 5:30 pm

DETERMINATION OF QUORUM MEMBERS PRESENT: Councilmember Mark D. Wolfe, Chair

Councilmember Ian Lovejoy (Left 6:30 pm) Councilmember Ken Elston MEMBERS ABSENT: Councilmember Sheryl Bass STAFF PRESENT: Elizabeth S. Via-Gossman, AICP, Liaison W. Patrick Pate, City Manager Patrick Small, CEcD, Director of Economic Development Matt Arcieri, AICP, Planning and Zoning Manager Kelly Davis, Sr. Planner GUESTS PRESENT: Chief Keen, Police Department Russ Gestl, Buchanan Partners Giff Hampshire, Blankingship & Keith Carlos Montenegro, Aksoylu Properties Ahmet Aksoylu, Aksoylu Properties Doug Brown, GMBL Pete McCabe, Pruitt Corporation CALL MEETING TO ORDER The meeting was called to order at 5:30 pm. A quorum was established. Adoption of Minutes of October 22, 2015 and December 7, 2015 Councilmember Lovejoy moved adoption of the Minutes of October 22, 2015 and December 7, 2015. Councilmember Elston seconded. Motion passed. Consideration of Initiation of a Comprehensive Plan Amendment (CPA) for 9075 Euclid Avenue Mr. Arcieri introduced the proposal to initiate a CPA to support residential uses in the Euclid corridor. Mr. Hampshire presented the applicant’s proposal (attached). Mr. Hampshire stated that this client would be satisfied with the City studying this corridor with the next update of the City’s comprehensive plan as opposed to a separate study at this time. Ms. Via-Gossman noted that State law required that local governments reviewed their plans every 5 years and that the next update for the City’s plan would be July, 2018.

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Land Use Committee Meeting January 28, 2016 Page 2 Councilmember Elston moved that a study of the Euclid Sector and the potential to incorporate residential in that Sector per the applicant’s request be incorporated into the next 5 year update of the City’s comprehensive plan. Councilmember Lovejoy seconded. Motion passed (2/1).

Roll Call Chairperson Wolfe N Councilmember Elston

Y

Councilmember Lovejoy

Y

Staff Note: This proposal will be put on the list of items to study in 2018, and no further action by City Council is needed at this time. The applicant concurs with this action.

Gateway Development Update

Ms. Via-Gossman updated the Committee on the schedule which includes a Planning Commission public hearing on March 2nd and City Council public hearing on March 21st. Mr. Gestl provided an update on the project and solicited input on the design of the project.

• Mr. Elston felt the project should have a contemporary look but from a historic perspective. He also stated he expects elevations with the proffer amendment.

• Mr. Wolfe stated he preferred that the commercial drive the residential, and that it should be distinctive from the historic downtown but timeless. He also expected the architecture to be interesting such that there were varied rooflines (example).

Consideration of an Amendment to the Manassas Gateway Business Park Ms. Via-Gossman explained that the west side of the business park was zoned I-1 with no proffers and so design and land uses were governed by recorded covenants. Those covenants needed to be updated to be consistent with the current zoning ordinance. In addition, the contractor purchaser of the vacant parcels at the intersection of the railroad and Gateway Boulevard had asked for minor modifications/clarifications to signage and land uses. Mr. Small introduced Mr. Pete McCabe with Pruitt Corporation and they presented the proposal for two flex/warehouse buildings adjacent to the WDP building and the Cannon Branch Fort Historic Park. Councilmember Wolfe moved approval of the updated covenants. Councilmember Elston seconded. Motion passed. The Committee directed staff to place this item on the consent agenda for City Council once approved as to form by the City Attorney. 18


COMPREHENSIVE PLAN COMMITTEEMARCH 20, 2019DRAFT LAND USE DEFINITIONS - REVISED

Attached Residential – Primary structures intended for occupancy by more than one family, including duplexes and townhouses, but not multifamily structures.

Detached Residential – Primary structures intended for occupancy by a single family, located on a separate lot or parcel from any other structures intended for the same use, and not sharing any common structural elements with any other structure.

Heavy Commercial – Retail and service uses that include any of the following on-site attributes – outdoor materials storage or sales; outdoor equipment storage, sales, or rental; outdoor vehicle storage, sales, or rental; indoor or outdoor heavy equipment or vehicle repair.

Institutional – Civic purposes, such as government offices, fire stations and public libraries; cemeteries; places of worship; educational facilities, such as public and private primary and secondary schools and universities; community centers; day care centers; hospitals; public parking; and similar uses.

Manufacturing/Wholesale/Distribution – Research facilities, as well as places of assembly, fabrication, warehousing, processing or distribution of goods and materials using processes that ordinarily do not create fumes, glare, odors, noise, smoke or health or safety hazards outside of the building in which the process takes place.

Mixed Use – An area that contains a mix of residential, institutional, retail/service, office and open space uses, either in individual structures or within one structure.

Multifamily Residential – Primary structures intended for occupancy by three or more families, where individual residential units are stacked upon each other, such as apartments.

Office – Any building or structure primarily used to conduct business, where no sales of stock-in-trade, manufacturing or warehousing occur. Typical uses include attorneys, doctors and real estate offices; and office suites for individual businesses.

Open Space – Land intended for either passive or active recreation. Open space may include, but is not limited to, ball parks, hiking trails, pools, nature preserves and playgrounds.

Research and Development – Investigation, design, and testing of electrical, electronic, magnetic, optical, mechanical, or medical components in advance of product manufacturing that is not associated with on-site manufacturing, and includes, but is not limited to, scientific or technological research and development.

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COMPREHENSIVE PLAN COMMITTEEMARCH 20, 2019DRAFT LAND USE DEFINITIONS - REVISED

Retail/Service - Commercial retail uses and personal services, to include small uses as beauty salons, convenience stores, gas stations, drug stores, restaurants and specialty shops; and larger uses such as department stores, grocery stories, and large discount stores.

Vertical Mixed Use – Multi-level buildings that contain at least two of the following land uses –residential, retail/service, or office – separated into different floors of the structure.

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COMPREHENSIVE PLAN COMMITTEEMARCH 20, 2019UPDATES TO CHARACTER AREA USE TABLE

Stay updated at: www.manassascity.org/planmanassas 1

OVERVIEW

This document is intended as a tool to discuss potential policy directions regarding land use within each Comprehensive Plan character area. In addition to the land use policies noted in this document, the character area narrative provides additional focus priorities and design principles, such as building height, setbacks, and open space, which will be reviewed in subsequent meetings.

WHAT ARE CHARACTER AREAS?

Comprehensive Plan character areas provide the guiding strategies for land use and development in Manassas. Building on existing development patterns, character areas describe the preferred features of development, the focus priorities, and appropriate land uses within each area. The current plan specifically identifies three categories of character areas as follows:

Areas where the existing character is a desirable and functional form that should be protected and preserved through sensitive infill, moderate redevelopment, and retrofitting of amenities. This includes the Suburban and Traditional Neighborhoods. While redevelopment or improvements in these areas are not prohibited, the intent of this plan is to make clear such changes shall be done in accordance with, and sensitive to, the existing form and context of the area. In these cases, the design principles reflect both existing character and desired future development features.

Areas where the existing character is unclear, transitional, or inconsistent with the vision for the future. In these areas, the intent is to change and improve the character through new design principles. This includes Neighborhood Business Districts, Business Corridors, and to a lesser extent Industrial/Suburban Business Districts and Gateways and Corridors. The Industrial/Suburban Business District also includes the most substantial land for growth, so the principles in this category also establishes a vision for currently undeveloped land.

Areas where the existing development pattern is unique and does not qualify as a true development form, or where the mix of uses is specific to that area. This category includes Downtown, Mathis Corridor, Hospital/Sudley, and Airport. Those that are not currently addressed in a sector plan are indicated for future special planning actions to determine the specific issues and actions for each area.

POTENTIAL LAND USE POLICY

See revised character area use tables on subsequent pages based on Committee feedback on February 27, 2019 (changes highlighted).

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Godwin Technology (Potential New Character Area that includes Manassas Landing)Existing Uses Recommended Uses Potential Policy Policy Questions for Planning

CommissionSmall Scale and Large Format Retail Retail/Service See Character Area Boundary Map

for potential boundary of new character area.

Office OfficeManufacturing/Wholesale/Distribution Manufacturing/Wholesale/Distribution

Research & DevelopmentVertical Mixed Use Vertical Mixed Use Limited to the Landing at

Cannon BranchMixed Use Limited to the Landing at

Cannon BranchAttached Residential (current definition includes Multifamily)

Attached Residential Limited to the Landing at Cannon Branch

Multi-family Limited to the Landing at Cannon Branch

Heavy Commercial/Suburban BusinessExisting Uses Recommended Uses Potential Policy Policy Questions for Planning

CommissionOffice Office See Character Area Boundary Map for

potential boundary of new character area.

Manufacturing/Wholesale/Distribution Manufacturing/Wholesale/DistributionCivic InstitutionalParks Open SpaceVertical Mixed Use Heavy Commercial

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Manassas Medical (Hospital/Sudley)Existing Uses Recommended Uses Potential Policy Policy Questions for Planning

CommissionNone Stated. Office Are the recommended uses

appropriate in the Manassas MedicalCorridor? See Character Area Boundary Map for potential boundary updates.

Research & DevelopmentRetail/ServiceVertical Mixed UseInstitutionalOpen Space

Mathis CorridorExisting Uses Recommended Uses Potential Policy Policy Questions for Planning

CommissionSingle Family, Medium Density Residential, Residential Medical Campus, High Density Residential, Mixed Use, Campus Employment, General Commercial, Open Space

Attached Residential Are the recommended uses appropriate in the Mathis Corridor area? See Character Area Boundary Map for potential boundary updates.

Multi-family ResidentialGeneral Mixed UseVertical Mixed UseInstitutionalOpen Space

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COMPREHENSIVE PLAN COMMITTEEMARCH 20, 2019POTENTIAL CHARACTER AREA MAP CHANGES – REVISED AS OF 3/15/19

1

The following map represents potential updates to the Comprehensive Plan Character Area Map. The current Character Map (adopted July 8, 2013) can be found at www.manassascity.org/compplan.

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COMPREHENSIVE PLAN COMMITTEE MARCH 20, 2019

SUMMARY OF LAND USE CHAPTER CHANGES

1

The following summary provides an overview of major changes to the land use chapter to date. The

Downtown and Mathis Corridor character areas are not yet included and will be updated following

additional discussion with Planning Commission.

Goals and Objectives

Updated all goals, objectives, and strategies. Will continue to expand and refine as character

area design principles are further refined.

Suburban Neighborhoods

Continued focus on preservation of suburban residential neighborhoods with opportunities for

compatible non-residential infill development.

Incorporated infill characteristics under appropriate general, site, or building design standards.

Provided additional guidance for attached and multi-family uses, including location, density,

design, and open space. Maintains current restriction that new attached and multi-family is

limited to redevelopment of existing.

Incorporated opportunity for neotraditional neighborhood characteristics, such as front porches

and rear-loaded garages.

Provided additional guidance for non-residential uses, including size and mitigation of impacts.

Traditional Neighborhoods

Continued focus on preservation of traditional residential neighborhoods with opportunities for

compatible non-residential infill development.


Provided additional guidance for attached and multi-family uses, including location, density,

design, and open space. Maintains current restriction that new attached and multi-family is

limited to redevelopment of existing.

Provided additional guidance for non-residential uses, including size and mitigation of impacts.

Modified building setbacks to match existing historic district guidelines.

Neighborhood Business

Continued focus on creating small to medium scale near neighborhoods.


Incorporated limitations on signage impacts to residential areas.

Additional guidance provided for vertical mixed-use structures.

General Business (formerly Business Corridor)

Continued focus on regionally-serving commercial corridors. 44


COMPREHENSIVE PLAN COMMITTEE MARCH 20, 2019

SUMMARY OF LAND USE CHAPTER CHANGES

2

Renamed “General Business” to eliminate confusion with “Corridors” character area.


Added institutional and open space to appropriate land uses.

Added design principle to provide buffers and transitions to residential character areas.

Heavy Commercial/Suburban Business (formerly Industrial/Suburban Business)

Renamed “Heavy Commercial/Suburban Business” to reduce focus on industrial uses.

Added new “Heavy Commercial” and “Research and Development” uses under appropriate land

uses.

Clarified exclusion of residential in vertical mixed use buildings.

Updated description, intent, and focus priorities to reflect heavy commercial focus.

Manassas Medical (formerly Hospital/Sudley)

Renamed Manassas Medical

Added draft intent, appropriate land uses, focus priorities, and design principles for

consideration.

Godwin Technology (new character area)

New character area to reflect the high-value, technology focused employment center at the

City’s western gateway.

Design principles are based on former Industrial/Suburban Business Area, with added

prohibition on heavy commercial uses and outdoor display, sales, and storage.

Airport

Added new “Heavy Commercial” and “Research and Development” uses under appropriate land

uses.

Additional design principles may be considered with input from the Airport.

Gateways and Corridors

No major changes provided.

Additional design principles may be considered upon review of street typologies and

consultation with Beautification Committee.

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COMPREHENSIVE PLAN COMMITTEE JANUARY 30, 2019

CHAPTER 3: LAND USE – DRAFT (EXCERPT)

Page 1 Last Updated: 3/20/2019

This document is a preliminary draft of the updated Comprehensive Plan Chapter 3: Land Use. The Downtown and Mathis Corridor character areas are not yet included and will be updated following additional discussion with Planning Commission.

3.1 Introduction This Land Use Chapter focuses on the appropriate form and character of development in different areas of the City. This approach introduces the importance of form, connectivity, and standards of development rather than looking solely at the separation of one use from another. In fact, this approach encourages mixing uses that are compatible with one another in a form that is pedestrian friendly and facilitates a more sustainable, healthy, and livable community. This chapter begins by describing the Plan's overall goal and its objectives and implementation strategies for land use planning. The balance of the chapter is the core component of the Land Use Plan, identifying and describing the various Character Areas of the City. The Character Areas present design principles that serve as the land use strategies for the Plan. These land use strategies are the core components of this Plan, suggesting how development and redevelopment should be designed in different contexts within Manassas. The design principles describe the key features of development in each area that, when combined, create a particular urban form or development pattern. This chapter is intended to serve as a blueprint for preservation, new development, and redevelopment that will help to retain the City’s physical character and enhance functionality. It is intended to serve as a guide to decision-making regarding zoning issues, review of development proposals, and infrastructure planning, as well as a guide for creating implementation tools, such as those in the Zoning Ordinance.

3.2 Goal, Objectives and Strategies Manassas is largely built out, and the fundamental pattern of land uses is largely set. These uses are unlikely to change substantially in the foreseeable future. Few major undeveloped tracts remain within the City, and accordingly, redevelopment will become increasingly important as the City moves forward. The following overarching goal for land use in the City sets the general context for land development. The objectives that follow articulate specific concepts that should be in the foreground as land development decisions are made and suggest the broad categories of actions to be initiated. The associated strategies call for actions to coordinate resources, plans to address these objectives, and specific amendments to land use regulations that address these objectives.

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3.2.1 Land Use Goal Manassas will be a vibrant, mixed use community that reinforces the positive qualities of existing neighborhoods, promotes compatible infill and redevelopment, and emphasizes improved design principles that reflect its historic character and charm. 3.2.2 City-wide Land Use Objectives and Strategies (LU1) Promote a mix of land uses - residential, commercial, manufacturing, and open space - designed to create economic and living opportunities that are positive influences on the City.

(LU1.1) Preserve those opportunities for commercial and manufacturing growth that provide high quality jobs and do not negatively impact established residential areas.

(LU1.2) Maximize the City's open space in an increasingly dense urban environment by protecting existing open space and identifying opportunities for new open space when infill, new, or redevelopment is approved.

(LU1.3) Preserve and enhance existing residential areas while promoting infill

development that is consistent with, and contributes to, that neighborhood’s character. (LU1.4) Promote increased residential densities in the Downtown and Mathis area

through the use of mixed use, transit oriented development.

(LU2) Promote redevelopment when existing uses lose economic viability or negatively impact an area’s character.

(LU2.1) Encourage the relocation of commercial and manufacturing uses that are inconsistent with the character area. (LU2.2) Encourage reinvestments in older neighborhoods and along aging commercial corridors that elevate the community’s appearance and contribute to the area’s character. (LU2.3) Encourage the redevelopment of attached and multi-family residential areas that no longer meet the needs of families and households in Manassas. (LU2.4) Utilize redevelopment opportunities to enhance open space and pedestrian and vehicular connectivity and mobility.

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(LU3) Increase emphasis on the design quality and character of new growth and development in the City’s land use regulations and review processes. (LU3.1) Review the Zoning Ordinance and Design and Construction Manual, and update

as necessary, to ensure that new development, infill development and redevelopment occur according to standards and guidelines that implement the design principles of the various character areas and protect the integrity of surrounding uses and provide appropriate buffers and transitions.

(LU3.2) Review the Architectural Review and Historic Overlay regulations, and update as

necessary, to ensure that new development, infill development and redevelopment occur according standards and guidelines that implement the character areas’ design principles and protect the integrity of surrounding uses.

(LU3.3) Evaluate all land use applications against the intent and design principles of the applicable character area and the applicable City regulations, and provide guidance to the development community to improve compliance.

(LU4) Utilize the land use application and the Capital Improvement Plan (CIP) processes to ensure that appropriate infrastructure, to include, but not be limited to, transportation, schools, utilities and open space, is in place to support the desired mix of land uses. (LU5) Develop guidelines to implement the Gateways and Corridors character area. Guidelines should identify the typology of the elements and the design(s) that are appropriate for each.

(LU5.1) Apply the Gateways and Corridors guidelines as an overlay to other character areas to establish the treatment of these critical public rights-of-way and incorporate these improvements in the CIP in order to take advantage of available public grants. (LU5.2) Apply the guidelines to land use applications located at the recognized gateways and along the specified corridors.

3.2.4 How to Use the Chapter The first step in determining the appropriate use and development form for a specific parcel is to refer to the Character Area Map on the following page, then review the land uses and design principles (strategies) described for that Character Area. If a parcel fronts on one of the identified corridors, some additional principles may apply particularly to the frontage of the lot and the public right-of-way. Ultimately, the specific use of an individual parcel will be

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determined by the City using the Plan as a guide and applying those principles set forth in this Plan. The following land use definitions apply to the uses identified for the individual character areas:

Attached Residential – Primary structures intended for occupancy by more than one family, including duplexes, townhouses, and triplexes, but not multi-family.

Detached Residential – Primary structures intended for occupancy by a single family, located on a separate lot or parcel from any other structures intended for the same use, and not sharing any common structural elements with any other structure intended for occupation by another family.

General Mixed Use – Areas that contain a mix of residential, institutional, retail/service, office and open space uses, either in individual structures or within one structure.

Heavy Commercial – Retail and service uses that include any of the following on-site attributes – outdoor materials storage or sales; outdoor equipment storage, sales, or rental; outdoor motor vehicle storage, sales, or rental; indoor or outdoor heavy equipment or motor vehicle repair.

Institutional – Civic purposes, such as City Hall, police and fire stations, public libraries, cemeteries, places of worship, educational facilities (public and private primary and secondary schools and universities), community centers, day care, hospitals, and similar uses.

Manufacturing/Wholesale/Distribution – The assembly or fabrication, warehousing, processing or distribution of goods and materials using processes that ordinarily do not create fumes, glare, odors, noise, smoke or health or safety hazards outside of the building in which the process takes place.

Multi-family Residential – Primary structures intended for occupancy by four or more families, where individual residential units are stacked upon each other, such as apartments.

Office – Any building or structure, the primary use of which is to conduct business, where no sale of stock-in-trade, manufacturing or warehousing occurs. Typical offices include attorneys, doctors, real estate, sales and telemarketing, and suites for individual businesses.

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Open Space – Land intended for either passive or active recreation. Open space may include, but are not limited to, ball fields, hiking trails, municipal pools, nature preserves and playgrounds.

Research and Development – Investigation, design, and testing of electrical, electronic, magnetic, optical, mechanical, or medical components in advance of product manufacturing that is not associated with on-site manufacturing, and includes, but is not limited to, scientific or technological research and development.

Retail/Service – Commercial retail uses and personal services, to include small uses such as beauty salons, convenience stores, gas stations, drug stores, restaurants, clothing stores, grocery stores and specialty shops, and restaurants, as well as larger uses such as department stores, grocery superstores, large discount stores, large specialty retailers, manufacturers’ outlet stores and warehouse clubs. Retail/service does not include vehicle sales or repair.

Vertical Mixed Use – Multi-level buildings that contain at least two of the following land uses – residential, retail or office separated into different floors of the structure.

3.2.5 Character Areas This plan builds upon an analysis of the City’s existing development patterns to establish eleven character areas that describe the preferred features of development, the focus priorities within each area, and the appropriate land uses. This approach places greater emphasis on the quality of development and its form than on the separation of individual uses. This approach considers mixed uses and supports pedestrian friendly urban forms. The content of each character area narrative accomplishes the following:

Establishes context, density, and character;

Identifies appropriate land uses;

Identifies focus priorities; and

Identifies common design features critical for new or infill development. The plan identifies eleven Character Areas based on the significant priorities for each:

Suburban Neighborhoods and Traditional Neighborhoods are areas where the existing character is a desirable and functional form that should be protected and preserved through sensitive infill, moderate redevelopment, and retrofitting of amenities. While redevelopment or improvements in these areas are not prohibited, the intent of this plan is to make clear such changes shall be done in accordance with, and sensitive to,

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the existing form and context of the area. The design principles emphasize that the existing character is the desired character of future development.

Neighborhood Business, General Business, and Heavy Commercial/Suburban Business are areas where the existing character is unclear, transitional, or inconsistent with the vision for the future. In these areas, the intent is to change and improve the character through new design principles.

Downtown, Mathis, Manassas Medical, Godwin Technology, and Airport are areas where the development pattern is unique and where the mix of uses is specific to that area, and not as broad as other business areas.

Gateways and Corridors include entryways and main thoroughfares in Manassas that require special attention to support the overall community character, tying all the individual character areas together.

3.2.6 Character Area Strategies

3.2.6.1 Suburban Neighborhoods Description Suburban Neighborhoods constitute the dominant form of development in the City and represent the majority of residential development built since 1950. Low density residential, institutional, and public uses are the predominant uses. The areas, including detached-house subdivisions and townhouse/apartment developments share characteristics of moderate to low density neighborhoods with substantial private yards, off street parking, and wide, curving street networks with the use of cul-de-sacs. This form creates pods rather than rectilinear and regular blocks, with differing development patterns from one subdivision to another. However, within a given subdivision, lot sizes, building styles, and setbacks are all very consistent. Existing attached residential neighborhoods consist of 2 to 3 story homes of brick and siding and architectural features reflective of a colonial theme. Parking is typically provided with front-loaded garage parking or shared surface lots. Multi-family development typically consists of garden style apartments with surface parking and on-site amenities. Commercial development located in Suburban Neighborhoods is small scale, consisting of uses that support the surrounding residential areas. The Suburban Neighborhoods character area has four major locations along the City boundaries: (1) neighborhoods north of Sudley Road and west of Mathis Avenue; (2) neighborhoods west of Stonewall Road between Sudley Road and Wellington Road; (3)

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neighborhoods south of Wellington Road; and (4) neighborhoods west of Liberia Avenue between Signal Hill Road and Wellington Road. [Examples of development types to be shown with pictures in final plan] Intent Suburban Neighborhoods should continue to serve the citizens of Manassas with quality and safe environments in which to live and play. The existing residential neighborhood character is a desirable and functional form that the plan should protect and preserve through sensitive infill and targeted retrofitting of amenities. Office, retail, and services uses should remain small scale and should be limited to those that support surrounding residential. Appropriate Land Uses

Detached Residential

Attached Residential (existing and/or redevelopment of existing attached/multi-family residential)

Multi-family Residential (existing and/or redevelopment of existing attached/multi-family residential)

Institutional

Retail/Service

Office

Open Space

Focus Priorities The primary land use and community character issues to be addressed in the Suburban Neighborhoods include:

Preservation of residential scale architecture and neighborhood character;

Maintenance of upkeep of existing private property;

Compatibility of residential and commercial infill development and redevelopment; and

Improvement of connectivity for pedestrians and cyclists. Design Principles The design principles for Suburban Neighborhoods include general, site, and building characteristics, which should apply to infill and redevelopment: General

The area’s form is comprised of pods rather than rectilinear “blocks” of residential development, with smaller pods within each subdivision divided by curving streets and

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the frequent use of cul-de-sacs. While the use of curving streets and cul-de-sacs are an appropriate trademark of this character area, future development, infill, and redevelopment should be designed in a manner that improves connectivity and reduces the use of cul-de-sacs. Traffic calming should be implemented where necessary.

Blocks are often curvilinear with wedge shaped parcels. Rectangular or wedge-shaped parcels are acceptable.

Lot or parcel sizes are consistent within a subdivision and are form-based in multi-family areas. Infill and redevelopment proposals should maintain the lot size of the surrounding development.

Front and side yard setbacks are consistent along a street and/or within a subdivision; this pattern should be continued in all detached infill or redevelopment

Residential parcels should be of a consistent size, with larger, more irregular parcels used for religious institutions, schools, parks, common open spaces, and stormwater management area.

Larger lots for institutional, office, or retail/service uses should be located along collector/connector roads that can accommodate the traffic associated with these uses in a safe manner.

Infrastructure capacity is designed to meet low-density residential water, sewer, communication, and energy needs; utility extensions are anticipated at the same capacity levels.

Roads are primarily minor streets serving only local traffic with origins or destinations within the district; this pattern should continue.

The use of buffering between different uses should be continued and enhanced. Sites

Individual sites or parcels should be uniform in size but may vary in shape from rectangular with the shorter side as frontage, to wedge shaped parcels with vary narrow frontage at the ends of cul-de-sacs.

Residential buildings should be placed on the lot slightly forward of center allowing for a deep back yard, moderate front yard, and narrower side yards that are roughly equal to one another.

While the parking areas and garages in many Suburban Neighborhoods are front loading, side and rear loading garages may be utilized when compatible with the existing neighborhood or when no defining style currently exists.

Fences are common around rear yards but not typically used in front yards. This is a pattern that should be maintained.

With the exception of required parking, sites are usually kept as a lawn with some trees and foundation plantings. The planting of shade trees is encouraged and established tree cover should be maintained.

With the exception of infill lots, new detached single family development should not have curb cuts along collector/connector streets.

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New locations for attached and multi-family residential structures are not recommended. Any new attached or multi-family residential uses in Suburban Neighborhoods will occur in the form of redevelopment of existing townhouse/apartment sites. Should such redevelopment occur, density of attached residential should not exceed 12 units per acre and multi-family residential should not exceed 15 units per acre.

Attached and multi-family residential redevelopment should incorporate modern amenities, usable open space and improved landscaping to offset density and compliment the character of existing neighborhoods.

Opportunities for incorporating neotraditional neighborhood characteristics, such as front porches and rear-loaded garages, should be considered with new development.

Sites for retail/services and office development should be no more than two acres and should be located along collector roads.

All nonresidential sites should be designed to address potential negative impacts to surrounding residential uses. Required parking, and landscaped green areas consistent with adjacent residential uses, should be accommodated on site. Lighting and signage should be limited in quantity, scale and intensity to reduce overlighting and other negative impacts on surrounding residential character areas.

Sidewalks and intersection crosswalks should be included in all designs wherever possible improve pedestrian connectivity, accessibility, and safety.

Buildings

Buildings within a subdivision share common scale, height, and building materials; this pattern should continue with infill or redevelopment.

Similar architectural styles or features are often repeated within a subdivision; this pattern should continue.

General building forms and era-specific features from the period in which the subdivision was developed should be maintained in infill projects.

Detached houses are, and should continue to be, the primary use.

Converting or dividing detached houses into multi-family or attached residential structures is not recommended.

Retail/services and office development should be limited to no more than 5,000 square feet per structure.

3.2.6.2 Traditional Neighborhoods Description Traditional Neighborhoods represent the oldest neighborhoods in the City; most were developed before 1950 and abut the Downtown character area along the north, south, and east boundaries. These neighborhoods are of moderate intensity and are primarily residential with

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limited institutional and commercial development occurring along major roads and at key intersections. Nonresidential development is modest in scale and compatible with residential development. The Traditional Neighborhoods are characterized by semi-regular blocks with varying lot sizes, housing types, and styles, often with a mix of housing types on the same block. Streets are narrow and form a semi-regular grid pattern. The street network is typically rectilinear or may be curvilinear but always creates a grid of interconnected streets. Street widths/rights-of-ways (on local streets) are narrow, commonly with sidewalks on one or both sides of the street. The blocks are subdivided into lots of semi-regular dimensions with lot consolidation common to create wider building sites. Individual building lots and properties within a block vary in dimension. Existing attached residential neighborhoods consist of 2 story homes of brick and siding and architectural features reflective of a colonial theme. Parking is typically provided with front-loaded garage parking or shared surface lots. Multi-family development typically consists of garden style apartments with surface parking and on-site amenities. Commercial development located in Suburban Neighborhoods is small scale, consisting of uses that support the surrounding residential areas. Intent Traditional Neighborhoods should continue to serve the citizens of Manassas with high-quality, safe environments in which to live and play. The existing mixed-residential and small-scale commercial neighborhood character is a desirable and functional form that the plan should protect and preserve through sensitive infill and moderate redevelopment. Appropriate Land Uses

Detached Residential

Attached Residential (existing and/or redevelopment of existing attached/multi-family residential)

Multi-family Residential (existing and/or redevelopment of existing attached/multi-family residential)

Office

Retail/Service

Institutional

Open Space

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Focus Priorities The primary land use and community character issues to be addressed in the Traditional Neighborhoods include:

Preservation of urban form, historic structures, and landmarks;

Maintenance of walkable neighborhoods;

Maintenance and upkeep of existing private property;

Maintenance of a balanced mix of housing types and styles;

Preservation of traditional scale and architectural styles; and

Compatibility of residential and commercial infill development and redevelopment.

Design Principles The design principles for Traditional Neighborhoods include general, site and building characteristics, which should apply to infill and redevelopment: General

The street network is usually an extension of the downtown grid and should be maintained. Narrow local streets with sidewalks should be maintained.

Boulevards with long landscaped areas or medians are typical for Commercial Corridor or Collector/Connector roads, such as Grant Avenue and should be maintained.

Blocks should remain rectangular and may vary in size but typically should not exceed 300 feet by 600 feet. The blocks should remain semi-regular and begin to deconstruct toward the edges of the districts. Blocks may be split by alleys.

The blocks should remain subdivided into lots of semi-regular dimensions with lot consolidation common to create wider building sites. Individual building lots and properties within a block may vary in dimension.

The size, scale and placement of a building on the lot should be relative to the size of the lot, with smaller structures sited on smaller lots, usually closer to the sidewalk, while larger buildings are setback further from all lot lines and are located on larger parcels. Infill buildings should be proportional to their lot sizes. Large buildings should be placed on larger sites. Cues for this ratio should be taken from surrounding properties and nearby blocks on the same street.

With the exception of a few streets, most buildings are not set to the sidewalk. Existing setbacks should be maintained.

Architectural styles and eras are mixed within the same street and sometimes within the same block. Cape Cod, Victorian Era, and Georgian styles are prevalent and should be continued

Large lots for institutional uses should be located along collector/connector streets that can accommodate the traffic associated with these uses in a safe manner.

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Non-residential uses are generally neighborhood serving to minimize parking demand and impacts.

Existing infrastructure capacity is designed to meet low-to-moderate density residential and modest institutional water, sewer and energy needs; utility extensions are anticipated at the same capacity levels.

In the Grant Avenue area, including Georgetown South, the neighborhood is designed for attached row or town houses, with zero side setbacks and regular front yard setbacks along a block with minor variations from unit to unit.

Sites

Individual sites or parcels are irregular in size but are typically half a block in depth and are rectangular in dimensions, sometimes with rear access from an alley. This is a pattern that should be maintained. Infill development should utilize lots sizes that mimic the surrounding pattern.

Building setbacks vary. Smaller buildings on smaller lots sit closer to the street and have relatively shallow side yard setbacks. Larger buildings are typically on larger lots and may sit back considerably further on the lot with deeper front and side yards. On some streets, homes are set so that the front porch steps are at the sidewalks edge, however this is not consistent throughout the Traditional Neighborhoods. Infill buildings should sit on their lot at the average setback for the abutting properties.

Garages are often detached and set to the side or rear of the main house. If attached garages are used, they should be setback from the primary façade of the building. Rear-loaded garages accessible from a rear alley may also be appropriate for infill and redevelopment of attached residential.

On corner lots, vehicular access is typically off the lesser street; continuation of this pattern is recommended.

Fences are common around rear yards and lower picket or wrought iron type fences may be used in front and side yards.

A treed lawn or garden is typically maintained between the sidewalk and the front of the house; this pattern should be continued.

Maintaining and preserving mature shade trees are encouraged, particularly in redevelopment or infill projects. Redevelopment will be consistent with, or make improvements to, the general landscaping design and availability of open space in the district.

New locations for attached and multi-family residential structures are not recommended. Any new attached or multi-family residential uses in Suburban Neighborhoods will occur in the form of redevelopment of existing townhouse/apartment sites. Should such redevelopment occur, density of attached residential should not exceed 12 units per acre and multi-family residential should not exceed 15 units per acre.

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Attached and multi-family residential redevelopment should incorporate modern amenities, usable open space and improved landscaping to offset density and compliment the character of existing neighborhoods.

Opportunities for incorporating neotraditional neighborhood characteristics, such as front porches and rear-loaded garages, should be considered with new development.

Sites for retail/services and office development should be no more than two acres and should be located on collector roads.

All nonresidential sites should be designed to address potential negative impacts to surrounding residential uses. Required parking, and landscaped green areas consistent with adjacent residential uses, should be accommodated on site. Lighting and signage should be limited in quantity, scale and intensity to reduce overlighting and other negative impacts on surrounding residential character areas.

Buildings

Buildings range between 1 and 2 stories; this pattern should continue. Infill and redevelopment of multifamily and attached residential up to three stories in height may be acceptable with appropriate transitions or step backs to adjacent residential.

Most buildings are of a traditional style or vernacular architectural style, with eras and styles mixed within a block. Styles strongly represented include Cape Cod, Victorian Era, Georgian, and Colonial. Infill and redevelopment should continue these styles.

Houses traditionally have front porches. Although styles without porches may be appropriate, front porches are preferred. New buildings should have design features that relate to the human-scale and the street, and the progression of public to private spaces on each lot should be maintained. This transition consists of street-sidewalk-front yard-front porch.

Infill should respect the context of the existing homes through traditional architectural treatments and proportions common to styles represented in the neighborhood. More modern architectural styles may be appropriate if scale, proportions, materials, and landscaping are consistent with the Traditional Neighborhood context.

Existing detached residential should not be converted to multifamily use.

Institutional uses are often larger and more elaborate in design reflecting a landmark structure. However, they often represent an institutional variation on styles common in the residential buildings in the vicinity and represent styles common to the era in which they were built. This pattern should be continued.

Retail/services and office development should be limited to no more than 5,000 square feet per structure, and should complement the scale, massing, architecture and materials of the surrounding neighborhood.

3.2.6.3 Neighborhood Business Description

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Neighborhood Business areas are small concentrations of small to medium scale businesses organized around major corridors or at intersections in close proximity to Traditional or Suburban Neighborhoods. The plan identifies three areas: (1) along Dumfries Road south of Wellington Road, (2) along Cockrell Road, and (3) along the north side of Market Street within the Hastings Marketplace community. These locations accommodate locally-serving retail, office, and services uses and provide convenient access to services for local residents. Intent Neighborhood Business areas should provide convenient locations along transportation corridors on at the corners of major intersections, where nonresidential uses are located in close proximity to neighborhoods, with minimal impact on surrounding residences, and allow for moderate-scale development and redevelopment. Appropriate Land Uses

Retail/Services

Office

Institutional

Vertical Mixed Use Focus Priorities The primary land use and community character issues to be addressed in the Neighborhood Business include:

Use of quality building design and site development;

Compatibility of moderate-scale business in close proximity to residential uses;

Quality site design, including parking and access management;

Compatibility of redevelopment and infill development; and

Promotion of pedestrian and bicycle access. Design Principles The design principles for Neighborhood Business include general, site and building characteristics, which should apply to infill, new development, and redevelopment: General

Currently individual parcel access is often provided directly from the major road; this is not desirable. Shared access points or access between parcels should be provided where feasible to reduce the number of curb cuts.

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The districts are irregularly subdivided with various sizes and dimensions of parcels. Often the widest dimension of the site is the frontage. This pattern is expected to continue given existing lot depths.

Sidewalks, intersection crosswalks, and streetscaping (landscape and street furniture) should connect commercial sites to each other and connect these areas to adjacent residential neighborhoods to promote pedestrian connectivity. Pedestrian safety is a primary concern.

Existing infrastructure capacity is designed to meet water, sewer, communications and energy needs of locally-serving retail, office, and services uses; utility extensions are anticipated at the same capacity levels.

Sites

Buildings should be set to the edge of the sidewalk or to a designated set-to line to encourage the location of buildings closer to the street.

Parking lots should be located to the side or rear of the structure.

Landscaping should be provided within the parking lot itself and between parking lots, buildings and the street.

Shared access and interparcel connections are encouraged to minimize impacts on surrounding residential character areas and traffic flow on major roadways.

Lighting and signage should be limited in quantity, scale, and intensity to reduce overlighting and other negative impacts on surrounding residential character areas.

Where lots are deep enough, larger buildings may be suitable if they are appropriately screened with compact outlot development along the frontage of the main road. Parking for these buildings may be located between the larger building and the outlot development, but should not occupy significant frontage along the major roadway.

Significant landscaping and screening are to be employed to reduce impact on adjacent residential character areas.

Outdoor storage is not appropriate in this district.

Consolidation of parcels is encouraged.

Redevelopment of residential lots fronting major collector/connector streets and commercial corridors to commercial use is encouraged.

Buildings

A variety of architectural styles are permissible in these locations; however, the architecture should be compatible with the surrounding residential styles by employing similar materials, building scale, building massing, and roof forms.

Buildings should generally have a modest footprint of 5,000 to 10,000 square feet. Larger buildings may be appropriate when set back from the street and buffered by outlot development or wrapped by smaller scale structures.

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Vertical mixed-use structures are encouraged, with office and retail/service uses on the ground floor, and office, service, and/or residential uses on the upper stories. The first story should include storefront windows, with the primary access opening to the street frontage.

3.2.6.4 General Business Description General Business areas are concentrations of retail/service, office and institutional uses often designed to accommodate automobile traffic and serve a larger regional population. Development is linear and follows major roadways, specifically Liberia Avenue and the portion of Centerville Road northeast from Liberia Avenue to the City line. Due to the need to serve a regional population, site design must accommodate vehicular traffic and mass transit access. These locations are appropriate for the largest format commercial and institutional buildings. High quality, unique buildings are located in well-designed and landscaped sites with internal pedestrian access and connections to surrounding development. Intent General Business areas should serve the citizens of the Greater Manassas Region with quality and safe environments within which to conduct commerce. The existing character of the General Business areas should be enhanced through improved architecture, site design, and access management applied to redevelopment. Appropriate Land Uses

Retail/Service

Office

Institutional

Open Space Focus Priorities The primary land use and community character issues to be addressed in General Business areas include:

Use of high quality building design and site development;

Quality site design including parking and improved access management;

Compatibility of redevelopment and infill development;

Appropriate buffering between uses. Design Principles

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The design principles for General Business areas include the areas’ general, site, and building characteristics, which should apply to infill, new development, and redevelopment: General

General Business areas are linear districts with depth for one large format development, and possibly outlots aligned along the major roadway. Most uses have direct frontage on a Commercial Corridor. This is expected to continue

There is generally no local street network, and local traffic is accommodated in interior circulation areas within surface parking lots.

There is no regular block configuration; however, the district is usually comprised of similarly configured sites aligned along the corridor.

Sidewalks and bike paths connect throughout the district and to major transportation routes to facilitate multimodal access.

Existing infrastructure capacity is designed to meet the moderate intensity water, sewer, communications and energy needs of locally serving retail, office, services and institutional uses; utility extensions are anticipated at the same capacity levels.

Sites

Sites are often divided into blocks of parking surrounded by outlot buildings and large format attached retail or big box stores.

The larger buildings typically sit toward the rear of the lot with entrances facing the main road or interior parking drives. Smaller detached structures may sit on outlots along the frontage and typically occupy the center of the lot with parking surrounding them. Entrances on outlots vary in orientation.

Site design should accommodate appropriate buffers and transitions to adjacent residential character areas.

The visual impact of surface parking areas should be minimized by placing it between buildings or developing interior blocks and setting buildings to a street line within the site creating pedestrian friendly centers.

Perimeter landscaping, including evergreen trees, shrubs, deciduous trees, should be incorporated to provide a green

city of manassas, virginia comprehensive plan committee ...€¦ · property owner request, 9075...

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