City of Manassas, Virginia  Pipning Commission - Comprehensive Plan Committee Meeting  AGENDA  1873  Planning Commission Subcommittee Manassas Museum Family History & Education Center 9101 Prince William Street Manassas, VA 20110 Thursday, May 09, 2024  1. 2. 3.  Call to Order - 5:30 p.m.  Roll Call and Determination of a Quorum  New Business  3.1 CPA #2024-0001, Comprehensive Plan Update  (Staff: Christian Samples, AICP, Planning Manager & Zoning Administrator) Attachment 1. Comprehensive Plan Land Use Chapter Red Line Attachment 2. Town of Leesburg Transition Area Language Attachment 3. Olde Towne Inn Community Conversations  Memorandum  4.  Adjournment  Planning Commission- Comprehensive Plan Committee Planning Commission Subcommittee  May09,2024 Page I1 1  1    MEMORANDUM  CITY OF MANASSAS Department of Community Development Phone: 703-257-8223 Fax: 703-257-5117  Richinl Historic/, Interest 1873  TO: FROM: DATE: RE:  Comprehensive Plan Committee Christian Samples, AICP, Planning Manager  May 9, 2024  CPA #2024-0001-C Comprehensive Plan Update - Overview and Land Use Chapter  Background  The City's Comprehensive Plan provides direction for long-range planning and development of property within the City. The 2040 Comprehensive Plan was adopted on February 20, 2020. The Code of Virginia requires the Plant tol be reviewed everyf five years. Review was initiated byt the City Council on March 11, 2024 andi ise expected  to be completed by June 30, 2025. Update Overview  The update is not intended to be a comprehensive rewrite oft the plan. Iti isaf focused review designed to update  Plan data andi to identify necessary changes. The overall goals of this update are to:  Update chapter strategies andi implementation Enhance Housing and Sustainability chapters Complete al limited review of the Land Use chapter The anticipated Committee meeting schedule is as follows:  Complete technical updates concerning demographics, community facilities, and parks, culture, and Update the Mobility chapter to account for new projects in the Transportation Master Plan 5-year  recreation update  Thursday, May 9, 2024 Introduction/Owervew Land Use Thursday, May 23, 2024 Land Use (Continued; Mathis Character Area) Thursday,June 13, 2024 Housing and Neighborhoods Thursday, June 27, 2024 Sustainability Economic Development Thursday, ,July18,2024  Comprehensive Plan Committee  May9, 2024  2    Community Facilities Thursday, August 8, 2024 Parks, Culture and Recreation Thursday, October 10, 2024 Mobility Appendices Thursday, November 14, 2024 Final Review  Land Use Chapter Review  The Land Use chapter is the chapter most commonly referenced for land use decisions such as rezoning and special use permit applications. The chapter's Goals and Strategies provide overall guidance while each Character Area offers recommended direction for specific areas within the City. The review of this chapter is divided into two meetings to allow for adequate discussion. This meeting will cover proposed amendments to the chapter's strategies, to the Downtown Character Area, and discuss minor changes. The May 23, 2024 meeting will review previously requested changes from the May 9, 2024 meeting and will discuss amendments  to the Mathis Character. Area.  Proposed Amendments to Land Use Strategies  Two amendments are proposed to the chapter's strategies. The first proposed amendment is to delete Land Use Strategy LU 3.3.2. This strategy recommended reviewing the Architectural Review and Historic Overlay regulations and update them as necessary. The Historic District Design Guidelines were adopted on April 19, 2022, completing the recommendation's intent. Additional language regarding historic structure and the The second proposed amendment is to consider amending LU 3.3.4 to clarify transitional areas between Character Areas. This strategy recommends a gradual change in development patterns between transitional areas, focused on building orientation, height step-downs, and landscaping all while maintaining use limitations. Previous land use cases have shown some difficulty in consistently implementing this recommendation. Fore example, Rezoning application! REZ: #2022-0003, located: at9207-9213 Prescott. Avenue, was recommended for denial as the Commission found the design transitions proposed were not adequate to mitigate visual impacts fromi the adjacent homes. The Committee should consider recommending more: specific language concerning transition areas to provide applicants clear guidance. For example, the Town of Leesburg provides detailed and focused transition language in their Comprehensive Plan (Attachment 2). Other cases have revealed instances where the transition between uses can be taken into consideration. Rezoning application REZ# #2020-0007, also known as the King's Landing townhome development, relied ont the physical changes recommended by the strategy to gain an approval recommendation. However, the applicant also noted that townhomes are at transition in use intensity between single family detached homes found to the south andi the more industrial: activities locatedi north oft the development. Amending this strategytoi include use intensity in transition areas would take land use into account without recommending changes to use  historic district will ber reviewed with the Parks, Culture and Recreation chapter.  limitations.  Proposed Amendments to Downtown Character Area  Two amendments are proposed to the Downtown Character. Area: one requesting clarification to applying the Traditional Neighborhood Character Area Design Principles to the Downtown Neighborhoods Character Area and onet to amend the Downtown Opportunity Areas to account for both ongoing and completed projects. The Design Principles of the Downtown Neighborhoods Character Area recommend following the design principles of the Traditional Neighborhoods Character Area. While most of Traditional Neighborhoods Character Area  Comprehensive Plan Committee  3  May9,2024    Design Principles align with the priorities of the Downtown Neighborhoods Character Area, the density limitation for the redevelopment of existing single family attached and multifamily developments conflict. Under the Design Principles, density is limited to 12 units per acre for single family attached and 15 units per The limitation has hampered potential residential projects and those that have been developed in the Downtown Neighborhood Character Area were either developed just prior to the Comprehensive Plan's adoptions (e.g. Jefferson Square) or were located in a Comprehensive Plan Opportunity Area (Van Metre at Grant Avenue) which made this limitation moot. This limitation interferes with the development of new "missing middle housing", as the limitation excludes new attached housing when applied to the Downtown Neighborhoods Character Area. This also limits new affordable housing opportunities and especially those within walking distance of the VRE station. Excluding density limitations from the Downtown Neighborhood Character Area maintains thei intended traditional look of the Downtown Neighborhoods Character Area while Downtown Opportunity. Areas identified in Map 3.2 are proposed to be amended to remove location #11 and to consider amending location #1 to refine the language. Location #11 is the site of the Van Metre at Grant Avenue project, a 247-unitr residential development. The development was approvedi ini two phases in 2022 and 2023 and is currently going through site plan approval. This location should be removed as it is effectively Location #1 is the former Olde Towne Inn site, which was purchased by the City in 2023 and demolished. The City held Community Conversations to gauge public opinion on the site's future. Feedback from that meeting favored a multistory hotel development. The Opportunity Area's language for Location #1 supports either a new hotel or "a mix of retail, restaurant, residential, and lodging uses, with an attached parking structure and interior drop off/pickup area". Amending this language to focus on a hotel use would be in line with feedback  acre for multifamily developments.  opening up new residential housing opportunities.  completed.  gained from the Community Conversations.  Proposed Amendment to Godwin Technology Character Area  One minor amendment is proposed to add Institutional uses to the Appropriate Land Uses in the Godwin Technology Character Area. Institutional uses include places of worship such as churches within their scope. Churches are classified ini the Zoning Ordinance as Places of Assembly, which can require a special use permit. Excluding Institutional uses in this Character Area conflicts with the Religious Land Use and Institutionalized Persons Act of 2000, which prohibits jurisdictions from placing substantial burdens on the religious exercise of persons or religiousi institutions. This includes the outright exclusion of churches. Including Institutional usesto  the list of Appropriate Land Uses remedies this issue.  Attachments:  1. Comprehensive Plan Land Use Chapter- - Redline 2. Town of Leesburg Transition Area Language 3. Olde Towne Inn Community Conversations Summary  Comprehensive Plan Committee  May9, 2024  4    CHAPTER 3: LandUse  "Manassasi must: strikeabalancer to preservet the character and charm ofthe City whileofferingasafei inviting environment fora all lages..folswhow will lageint the cityaswellasa attractingyounger millennials whov workt the hight techjobs andt the  amenities that all groups would need."  -Community Conversations Participant areas present design principles that serve asl land use strategies fort the Plan. developmentandredevelopmentshould bed designedindifferent: contextswithin Manassas. Thecesgnpmicpesdscise the keyf features of development in each area that, when combined, create This chapteris intendedtos serveas al blueprint for preservation, new will help to enhance the City's physical to serve as a guide to decision making  The Land Use Chapter focuses on the appropriate form and character of the importance ofform, connectivity, and standards of development rather than looking solely at the separation of one use from another. In fact, this approachencouragesmixingusesthat ar more sustainable, healthy, and livable community. Plan's overall goal, objectives, and planning. The balance of the chapter  development inc different areas ofthe City. These land use strategies are the core Manassas' pocholmdluemtoics components of this Plan, guiding how  are compatible with one another inaf form particular urban forms or development thati is pedestrianfriendly, andf facilitates patterns consistent witht thel LandUse goal. This chapter begins by describing the development, and redevelopment that implementation: strategies for land use characterandfunctionaliny.tisdesgned identifies and describes the designated regarding zoningi issues, reviewof character: areas ofthe City. Thecharacter development proposals, and infrastructure  mD0D  MANASSAS 2040 Land Use/ 25  5    Goalstatement  MS  Manassas will be avibrant, 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.  planning, as well as a guide for creating int the foreground as land development implementationtools,s suchasthoseinthe decisions are made and guide the broad Ca,0bediesandstratge theseobjectives, anspedicamendmens  Zoning Ordinance.  categories of actions to be initiated. The associated strategies call for actions to coordinate resources, plans to address tol land use regulations thata address these  obaeeacingan landuse objectives. inthe Citysetsthe general contexti forland development. The objectives that follow antclatespedificoneps: thats shouldbe  26/ MANASSAS 2040 Land Use  6    Objectives and Strategies  Balanced Land Use  LU3.1 Promote: a balanced mix ofl land uses, including residential, commercial, manufacturing, and open space, designed to create economic and living opportunities that create a vibrant and thriving City.  LU3.1.1 Preserve opportunities for  LU 3.1.4 Promote increased residential  commercial and manufacturing growth densities in the Downtown and Mathis that providel high-qualityjobs: anddonot arasthoughtheuseormixeduse,transit: negatively impact established residential oriented development. LU3.1.2Maximizet the City'sopens space in enhance partnerships with Prince William ani increasingly dense urban environment Countya and! Manassas Park bye exploringt the by protecting existing open spaces and shared border areas for land use planning identifying opportunities for new open and zoning that address joint land use spacewheninfill," new,orredevelopmentis goals, promoteconnectivtyofamutimodal  areas.  LU 3.1.5 Continue to build upon and  approved.  transportation network, and address overlapping envronmentalimpacts.  LU3.1.3Preservea ande enhanceexisting residential: areas while promotingi infill development that is consistent with, and contributes to, that neignbornood's character.  MANASSAS 2040 Land Use/ 27  7    Redevelopment negatively impact an area's character.  LU3.2Promote redevelopment whenexisting WbarCoNomcVayeN  LU3.2.1 Encourage the relocation of LU3.2.4Eliminatei industrialz zoningf from commercialandmanufacturingusesthat residential and Downtown character areinconsstentwtntne. character: area. areasandremoveheavyindustiazoning MgASONAONSA Limit negative impacts (e.g. height) of character by encouraging investments eAstngimdustazoningintneDowntown inolderneighborhoodsandalongaging character area through a zoning text  thioughouttnectybyworkingproactivey wtproperyownestontaterezonnys.  LU3.2.2 Elevate the community's commercial corridors. LU 3.2.3 Utilize redevelopment opportunitiestoe enhanceopenspace andpedestrian, bicycle, andvehicular connectivity andr mobility.  amendment.  28/ MANASSAS 2040 Land Use  8    Design Quality & Character  ITIT  LU3.3Increase emphasis on the designquality and character of new growthand development in the City'sland use regulations and review processes.  LU3.3.1 Review the Zoning Ordinance applicable City regulations, and provide andDessgnandConstructonstandars guidancetothe. development communityto Manual, and update as necessary,toensure improve compliance. that new development, infill development, and redevelopment occur according to LU3.3.34_The edges of character areas standards and guidelines that implement should be considered transitional so that the character area design principles and any change to the development pattern protect the integrity of surrounding uses, betweenthe: areasi isgradual. Thetransition while providing appropriate buffers and should be accomplished through building LU-3.3.2 Review thez ArchitecturatReview: each character areas should be maintained. update as necessary, to ensurethat-new: LU: 3.3.45 All non-residential sites eveopment, infi development,and should bec designedtoaddress: potential edevelopmentoccuraccording: standards negative impacts to surrounding ndguselinesthatmpeementhechasracte: residential uses. Required parking and area-design principles-and protectthe landscaped open space, consistent with  Commented [CS2): Transitional language needs to be further clarified to deal with land use conflicts. This can include adding more detail about the transition and/or specifying uses that need transitions.  transitions.  orientation, height step- downs and landscaping; however, the usel limitationsof  and-Historict Overiay-reguiations and  ntegrityotsurroundinguses LU 3.3.23 Evaluate all land use applications againsttheapplicable design principlesand  adjacent residential uses, should be accommodated: on-site. Lightinga and signage should bel limitedi in quantity, scale, andi intensity to reduce suroundingresoentarcnaratterareas.  Commented [CS1): Completed  charactera areaintent, focus priorities, and owerightingandotmernegativempactson  MANASSAS 2040 Land Use/ 29  9    Adequate Infrastructure  LU3.4Utilize the land use application and the Capital Improvement Program (CIP) processes to ensure that appropriate infrastructure, toi include, but not be limited to, transportation, schools, utilities, and open space, is in place to support the  desired mix of land uses. LU 3.4.1 Generally, utility extensions requiredwithin: any character: areas should be designed to serve the same capacity levels as the rest oft the charactera area. Whenland use decisions require upgrades to handle increased density, efforts to reduce demand should be explored and incorporated inredevelopment.  Gateways & Corridors that are appropriate foreach.  LU3.5Develops guidelines toi implement the Gateways: and Corridors character area. Guidelines: shouldi identify the typology oft the elements and the design(s) LU3.5.1 Apply the Gateways and Corridors LU 3.5.2 Apply the guidelines to land use guidelines to critical public rights-of-way applications located at the recognized andi incorporatet thesei improvementsi int the gatewaysandalongtnespeciedcoridors.  CIPin order tot take advantage of available public grants.  30/ MANASSAS 2040 Land Use  10    Character Areas  This Plan! buldsuponananayaisofestsigcrepmepitenstostablshelven The character area approach places greater emphasis ont the qualityo of development: andits formt thand ont the separation ofi individual uses. Each character areac considers mixeduses and: supports Poaanfedyuantom, The content dfaschdhncraramrane  character areas throughoutManassas.  identifies thet following: Context, density, andcharacter;  Appropriate land uses with restrictions as identified int the design principles; Focus priorities as the primary land use and character issues tol be addressed; and Common design principles (strategies) criticalf for new or infill development. Additional details for each character area are provided in the sections that follow.  Suburban Neighborhoods and Traditional Neighborhoods are areaswheret thee existingcharacterisa be protected and preserved through sensitive infill, moderate redevelopment, with evolving, modernized commerce. In and retrofitting of amenities. While redevelopment or improvements in these improvet ecaterhoghiedayn areas are not prohibited, the intent of this principles. plani is tor make clear sucho changes shall be done in accordance with, and sensitive to, Downtown, Mathis, Sudley Medical, the existing form and context of the area. Godwin TrchnologyandArpont areareas The design principles emphasize that the where the development pattern is unique exstingcharacteristnedesireacharacteror and where the mix ofu uses is specifictot that  Neighborhood Business, General Business, and Heavy Commercial/ Suburban Business are established these areas, the intent is to change and  GatewaysandCoridors includeentryways and main thoroughfares in Manassas that require special attention to support the  desirable and functional form that should commercial areas that offer infill and overall community character, tying all the  redevelopment opportunities in keeping individual character areas together.  future development.  area.  MANASSAS 2040 Land Use/ 31  11    Map 3.1- Character. Areas  @  Map 3.1 provides the character area land use mapf for Manssas. Todetermine the appropriate use and development form for a specific parcel, refer to this map and the land uses and design princpleststrateyleslortneappropnate character area. Ifap parcelf fronts on one of the identified corridors or gateways, additional, principlesr mayapply particularly to the frontage of the lot bongtepublicrgnduay, Ultimately, thes specificused ofa ani individual parcelwill be determined byt the City usingt the Plan asaguide and applying botht the citywide and character areastrategies. 32/ MANASSAS 2040 Land Use  B  Legend Gateways Downtown Corridors GodwinT Technology Airport Sudley Medical GeneralE Business Heavy  Mathis Neighborhood Business Suburban Neighborhood Business Taditionalheghborhods  12    Land Use Definitions  The following definitions apply to the land uses identified for the individual character areas:  Attached Residential- Primarystructures Manuactunng/wnoesale/Dstrouton Research and Development: one family with units separated from one ordistributionorgoods andr materials using design of electrical, electronic, magnetic, anotnerbycommonwals withoutopenings, processes that ordinarily do not create optical, mechanical, orr medical components including duplexes, townhouses, and fumes,glare,odors, ,noise,s smoke,orhealth nadvanceofproductmanufacturingthats  intended for occupancy! by more than triplexes, but not multifamily. Detached! Residential- Primarystructures elements with any other structure. Heavy Commercial Uses that include  The fabrication, warehousing, processing, Investigation, study, experimentation, or orsafetyhazards outside ofthe! buildingin motassocatedwthon.semanufacurng.  which the process takes place.  andincludes, butisnot!i limitedto,scientific, medical, or technological research and development. mdPengaeMEhpR.Nee small-scale uses such as beauty salons, convenience  intended for occupancy by a single family Multifamily Residential Primary and not sharing any common structural structures intended for occupancy by  morethanone: familywiths shared principal Retail/Service Commercial retail uses  entryways, such asapartments.  any of the following on-site attributes: Office- Primarystructures used too conduct stores, gas stations, drug stores, outdoor materials storage ors sales; outdoor a business or profession, where no retail/ restaurants, colingstoresgocyaores equipments storage, sales,orrental; outdoor service, manuracturing, or warenousing ands specialtysnops, andrestaurants, ,asv well motor vehicle storage, sales, or rental; occurs. Typical offices include attorneys, as larger uses such as department stores, indoor or outdoor heavy equipment or doctors, realestate, and telemarketing. grocery superstores, discount stores, large Institutional- -Civicp purposes.suchasCiy passive or active recreation. Open space does not include any uses defined as heavy Hall, policeandftirestations, publiclibraries, mayinclude, butisnot! limitedto, ballfields, commercial. cemeteres.plaesolwormp,educational Mlkangtralis.pars.poos,maturepreserves, facilities (public and private primary and and playgrounds. secondary schools and universities), communtycenter,daycare.nospials,and similar uses.  motor vehicle repair.  specialty retailers, manufacturers' outlet  Open Space Land intended for either stores, andwarehouseclubs. Retail/service  VerticalMixed- -Use-I Multi-levelbuildings that contain atl least two oft thef following land uses: residential, retail/service, or office, typically separated into different floors of thestructure.  MANASSAS: 2040 Land Use/ 33  13    APPROPRIATE LAND USE Attached Residential Detached Residential Institutional Multifamily Residential Office OpenSpace Retail/Service FOCUS PRIORITIES Preservationofresidentialscale architecture. and neighborhood character Maintenance and upkeepof existing property Compatibility ofi infill development and redevelopment connectivityrorpedestriansand cyclists  Suburban Neighborhoods DESCRIPTION Suburban Neighborhoods are the and represent the majority of residential development built since 1950.  de-sacs. This formcreates pods rathert than Existing attached residential neighborhoods consist of two tot three story homes of vptalyprovdedwthtroneloadedgarage style apartments withs surface parkinga and on-site amenities. Commercial development located in  dominant form ofc development int the City rectilinear and regular blocks.  Low density residential, institutional, and brickandsiding: anda larchitecturalfeatures public uses are the predominant uses. reflective of a colonial theme. Parking is subdvisiontoanother. However, withina parkingors shareds surface lots. Multifamily given subdivision, lots sizes, building styles, development typically consists of garden  Development patterns vary from one and setbacks are all very consistent. Residential areas, including detached, attached, and multifamily residential parxingandwice.curingstretswtncu 34/ MANASSAS 20401 Land Use  developments, share characteristics of Suburbanneghbornoodsissmaliscale, moderate- to low-density neighborhoods consisting of uses that support the with substantial private yards, off-street surrounding residentialareas.  14    Legend Suburban Neighborhood  OBJECTIVE  Suburban Neighborhoods should continue tos servet the citizens of Manassas with quality and safe environments inv which tol live and play. Thexistingresidentalneghbomogdchanacterisadesirable and functional form that willl be protected. and preservedi through sensitivei mladluptdretohge, amenities. Office, retail, and service uses shouldremains smalls scale ands should bel limitedto those that support surrounding residential.  DESIGN PRINCIPLES Sites  Future development, infill, and use ofcul-de-sacs.  While the parking areas and garages in APKecPIPNCINSENee may be utilized when compatible with collector/connector streets. Fences are common around rear yards improve pedestrian connectivity, but not typicallyusedinf fronty yards. This accessibility, and safety. Traffic With the exception of required parking, necessary. sites are usually! keptasal lawnv with some trees and foundation plantings. The and established tree cover should be maintained.  redevelopment: should! be designedto many Suburban Neignbornoods arei front detached single-ramily development improve connectivity and reduce the loading, side and rear loading garages should not have curb cuts along Individual sites or parcels should be the existing neighborhood or when no Sidewalks and intersection crosswalks  generally uniform in size but mayvary defining style currentlye exists. shapedp parcelswithr narrowerf frontage isap pattern that should ber maintained.  should be included in all designs to calming should be implemented where  in shape from rectangular with the shorter side as frontage, to wedge at the ends of cul-de-sacs. Residential buildings should be placedont the lot slightly forwardo of moderate front yard, and narrower side yards thata arer roughlye equalt to one another.  center allowing for adeepb back yard, planting of shade trees is encouraged  MANASSAS 2040 Land Use/ 35  15    EBB BRE  E HBBBT  DESIGN PRINCIPLES  New attached or multifamily residential uses in Suburban Neighbornoods should generally ofe existing townhouse/Aparment sites. When such redevelopment should not exceed 12 units per acre these uses ina as safe manner. andmutramlyresidentalsnouldnot exceed 15 units per acre. Attached and multifamily residential two acres. redevelopment should incorporate modernamenites,usableopenspace, and improved landscaping to offset Buildings densiyandcompliment the character Detached houses are, and should ofeastngmegmborods. Opportunities for incorporating neo-traditional neighborhood  charactenstic.suchastrontporcnes and rear-loaded garages, should be considered with new development. retail/service uses should be located Sites for retail/service and office development: should be nomore than  Convertingordwidingdetacnedhouses intomutfamlyorattachedresidential structuresiss strongly discouraged. commonscale," height, architectural redevelopment. Generalbuildingt formsandera-speciic features from the period in which the subdivision was developed should be maintained ini infill projects. Retail/service and office development should be limited to no more than 5,000 squarei feet per structure.  occur in the form of redevelopment Larger lots for institutional, office, or dpMpaAaNsNe occurs, demsiyolatachdrsdema accommodatetnetratietaficassocatedwitn patterns shouldcontinuer withi infillor  along collector/connector roads that can style and building materials; this  continue to be, the primary use.  36/ MANASSAS: 2040 Land Use  16    APPROPRIATE LAND USE Attached Residential Detached Residential Institutional Muitifamily Residential Office Openspace Retail/Service FOCUS PRIORITIES Preservation of urban form, historic structures, and landmarks Preservations oftraditional: scale Maintenance ofal balanced mix of housing types Maintenance and upkeepof existing property and redevelopment Wotasly-matomsdwiyen pedestrians andcyclists  Traditional Neighborhoods DESCRIPTION  Traditionall Neignbornoods representthe streets. Street widths are narrow, commonly and architectural styles  oldest neighborhoods in the City. Most with sidewalks on one or both sides of were developedbefore 1950a anda abutt the thes street. The blocks aresubdividedi into Dospomcharacteraratn, the north, lotsofseml-regular. dimensions withl lot  south, and eastboundaries. intensity and are primarily residential wtnlimtedinsttutionalandcommerca Existing attached residential neighborhoods developmentoccuringalongmaorroads consist of two story homes of brick and and at key intersections. Non-residential siding and architectural features reflective development is modest in scale and ompatDewtnvesoentaloeveopment provided with front- loaded garage The Traditional Neignbornoods are charactenzedbysemiregularblockswtn eopmetypalycomass ofgarden varyinglotsizes, mousingtypesandsytes, styleapartmentsv withsufaceparkingand often with a mix of housing types ont the on-site amenities. same block. Streets are narrow andf forma semi-regular gridy pattern.  consolidation common to create wider building sites. Individual building lots and  These neighborhoods are of moderate properties within a block vary in dimension. Comprcyeacsnen  ofa colonial theme. Parking is typically arangorshardjufacios Multifamily  Commercial development located in Traditional Neighborhoods is small  The street network is typically rectilinear scale,consistingofusesthatsupporthe andalwayscreatesagndofimercomnected surrounding residentialareas.  MANASSAS 2040 Land Use/ /37  17    Legend raditiomaiNeghbofhood  OBJECTIVE  e  TraditonalNegmborhoorostouctontnuetosenvetnedtizensot Manasaswinnghqulyisysalremwtomments inwhichtoliveand play. The existing mixed-residential. and small-scale commercial neighborhood characterisa desirable: andlunctionalomehatwir be protected: and preservedt throughs sensitive infilla and moderate  redevelopment.  DESIGN PRINCIPLES Sites  Garages are often detached and set tot the side or rear oft the main house. Ifa attached garages are used, they should be setback fromi the primary façade of the building. Rear-loaded garages accessible from a rear alley svpealyoTeeseteE  Maintaining and preserving mature shade trees are encouraged, particularly in redevelopment or infillprojects. Redevelopmentwilbe consistentv wthormakeimprowements to,t the generallandscapinge designand avalabilityofopenspaceinthedistrict. residential uses in Traditional Neighborhoods should generally occur in the form of redevelopment ofe existing townhouse/apartment occursdensityofatachedresidential andmutramiyresicentalsnouldnot exceed 15 units per acre.  Infill development should utilize lot sizes, shapes andaccessthati mimic the surrounding pattern. Building setbacks throughout Traditional Neignbornoods vary according to building and lot sizes. maya also be appropriate fori infilland closert to1 the streeta and have relatively Oncomerosvenclaraces shallow side yard setbacks. Larger buildings are typically on larger lots continuation oft this pattern Is and mays sIt back considerablyt further recommended. yards. On some streets, homes ares set Lower picket or wrought iron type sidewalks edge, however this is not yards. consistent throughoutthe Traditional Neignbornoods. Setbacks for infill properties.  Smaller buildings on smaller lots sit redevelopmentofattachedresidential. Any new attached or multifamily  on the lot with deeper front and side Fences are common: around reary yards. sites. When such redevelopment sot that the front porch steps are att the fences may be used ini front and side should not exceed 12 units per acre  Atreed lawn or garden is typically should be continued.  buildings should be consistent with maintained betweenthe: sidewalk and the average setback for the abutting the front of the house; this pattern  38/ MANASSAS: 2040 Land Use  18    DESIGN PRINCIPLES  Attached and multifamily residential should be placedon! larger sites. Cues modernamenities, usableopenspace surrounding properties and nearby and improved landscaping to offset blocks ont the same street.  Infill should respect the context of the existing homes through traditional architectural treatments and proportions common to styles materials, and landscaping are Existing detached residential should not Deconvertedtor multifamily use. more elaborate in designr reflecting a landmark structure. However, theyoftenrepresent: ani institutional variation ons styles common int the residentialbuildingsi int thev vicinityand should be continued. Retail/service and office development should be limited to no more than 5,000 squarei feet per structure, of the surrounding neignbornood.  redevelopment should incorporate ofe existingr neighborhoods. streets that can accommodate the safe manner. Sites for retail/service and office collector/collector roads. Buildings The size, scale, and placement ofa building ont the lots should be relative styles. to the size of the lot, with smaller structures sited on smaller lots,  for this ratio should be taken from  densityandcomplimenplimenthecharacter Buildings range between one and two represented in the neighborhood. agetbstolmstruonalses should Infilla andi redevelopment ofn multifamily be appropriate. if scale, proportions, traffic associated with these uses ina appropratetransitions or stepbacksto Neighborhood context.  stories; this pattern should continue. epawErN stories in height may bea acceptablewith consistent with the Traditional  bel SACAcgI/emceN and attached residential upt to three  adjacent residential. Most buildings are ofat traditional include Cape Cod, Victorian Era, Georgian, and Colonial. Infill and redevelopment: shouldo continuet these  development should be no more than style, with erasa andsiylesmixedwithin Institutional uses are often larger and  two acres and should be located on a block. Styles strongly represented  Housestradtonalyhavetront porches. represents styles commont tot the era Although styles without porches may iny whichtheyv were! built. This pattern  usually closer to the sidewalk, while be appropriate, front porches are larger buildings are setback further preferred. New buildings should have froma alll lotl lines and located onl larger design features that relate to the  parcels.  human-scale and the street, and the tanstonconsistolsreet. sidewalk, fronty yard, and front porch.  Infillbuildings: shouldbeproportional Popresondfpubictopmate spaces and should complement the scale,  tot their lot Sizes. Large buildings  oneachl lots shouldber maintained. This massing, architecture, and materials  MANASSAS 2040 Land Use/ 39  19    APPROPRIATE LAND USE Institutional Office OpenSpace Retail/Service Vertical Mixed-Use FOCUS PRIORITIES Quality site design, including parking, access management, and neighborhood- servingamenities Usec of hgnqualiybualdingdeisn and materials Compatibility of moderate-scale business in close proximity to residential uses Compatibility of redevelopment and infill development Promotion of pedestrianand bicycle access  Neighborhood Business  DESCRIPTION  Neighborhood Bsinessarasaresmalconcenvatonsofsmal tomedium-scale businesses sorganizedaroundr majorcorridors orati intersections mdpepoaimiyoTaditon, or Suburban Neighborhoods. These locations accommodate locally-serving retail, office, and service uses and provide convenient access to services  for local residents. OBJECTIVE  Neighborhood Businessareas: shouldp provide convenient locations forr moderate-scaler onreseemtuiandmieduse developmentand redevelopmentinclose: proximiylonegnborhoods,.withminima impact on suroundingresidences.  40/ MANASSAS: 2040 Land Use  20    Legend  DESIGN PRINCIPLES Sites  out-lot development, but should not Buildings  Currently, individual parcel access is occupy significant frontage along the oftenp provided directlyf fromt the major major roadway. access points or access between parcels should be provided where cuts and improve traffic flow. Buildings should be sett tot the edge oft the sidewalk or toa designated set-to line toencouraget the locationof this district. buildings closer to the street. side or rear of the structure. appropratelyscreenedwithcompact out-lot development along the frontage of the main road. Parking for these buildings may be located between the larger building and the  Avariety of architectural styles are permssibDentneselocatons.nowever, bye employing similar materials, building scale.Duldingmasing. androorrorms. square feet. Larger buildings may be appropriate whens set! back from thes street and buffered by out-lot scale structures. Vertical mixed-use structures are encouraged, with office and retail/ service uses ont the groundf floor, and office and/or residential uses ont the upper stories. Thei first storys should includes storefronty windows, witht the primary access openingt tot the street frontage.  road; this is not desirable. Improved Landscaping should be provided within the architecture should be compatible access management, such as shared the parking! loti itselfa andl betweenp parking witht thes surrounding residential: styles feasiblet tor reduce the number of curb Significant landscaping and screening Buildings should generally have a  lots, buildings, and the street. adjacent residential character areas. Outdoor storagei is not appropriatei in  are to be employed1 to reducei impacts on modest footprint of5 5,000 to 10,000  Consolidation: ofp parcelsi ise encouraged. development or wrapped by smaller-  Parking lots should bel located tot the Redevelopment of residential lots Where lots are deep enough, larger streetsandcommerclalcorridorsto buildings may bes suitablei iftheyare commercial use is encouraged.  rontingmajorcolector/connector  MANASSAS 2040 Land Use/ 41  21    CVS/pharmacy  drbys-  Arhys  a  General Business  APPROPRIATE LAND USE Institutional Office OpenSpace Retail/Service Vertical Mixed-Use FOCUS PRIORITIES Qualiyligcesignintuang parkingandimprovedaccess management Use of high-quality building design and materials Appropriatebufering between uses Compatibility of redevelopment and infilldevelopment  DESCRIPTION  General Business areas are concentrations These locations are appropriate for the ofretallsenvice.oficeandinstutionaluses largestfommatcommerclalandinstitutional ofendesignedtoacommodateauromoble buildings. traffic and serve a larger regional population.  Hghquality,uniquebutdingsarelocated Inwelidesgnedandlandlandscapedsiteswith  Development is lineara andi follows major intermapedestrianacesandcomnections roadways. Due tot the need to serve a tos surourdingoevecpment  regional population, site design must atcommodatevencuartraficandmass transit access.  42/ MANASSAS 2040 Land Use  22    Legend  OBJECTIVE  General Business areas should serve the citizens of the Greater Manassas Regiony with qualityand: safe environments inv whichto conductcommerce. TheexstngcharaderonmeceneralBusness areas should be enhanced through improved architecture, site design, and access management applied to development and  redevelopment. DESIGN PRINCIPLES Sites  decduoustrees.sIoudbencorporated management principles, such as to provide a green buffer for parking providing interparcel connections and areas and add green spacet to the sites. parallel access routes to allow travel  Sites are often divided into blocks of parking surrounded by out-lot buldingsandlargetomat attached retailo or big box stores. The larger main roado ori interior parking drives. Smaller detached structures may sit on out-lots along the frontage andt typicallyoccupyt the centerc of the lot with parking surrounding them. Entrances onc out-I -lots varyin orientation. Site design should accommodate The visual impacto ofs surface parking areas should be minimized by  Landscaped interior parking islands should be used to break up surface Sidewalks, crosswalks, and bike paths should connect throughout the site and tot the local network tot facilitate multimodal: access. Lighting should be consistent throughout Buildings a site and coordinate with the style and Franchise architecture with some architecture of thebuilding.  from one use to another without accessing the major roadway. should be limited to sites located betweenthe intersectionorquary Road and Liberia Avenue and the westernmost property line of the Home Depots site.  buildingstypically: sittowardtherear parkingareas, provide shade, andassist Vertical mixed-use development  of the lot with entrances facing the in stormwater management.  modiricationstomeetnelocalcontext is common andacceptable. Buildings witninadevelopment should be designed to have ac coordinated lighting coordinated to complement the style. Buildingss shouldbeconstructedor u.cemameaRetwr that contribute to ani intended architectural style.  appropriatebuffersandtransitonsto Signage, lighting, and landscaping should AeNCwcaeN be consistent along a corridor. placingp paringbewenbulaimgsor impervious area through stormwater developing interior blocks and: setting management best practices, and buildingst toastreet! linewithint thes site, increase landscapedareas.  Redevelopmentandinfilshouldimprove style or theme, with, signage and  pedestrian access and safety, reduce Redevelopment and infill should implement enhanced access  creating pedestrian-friendly centers. Perimeter landscaping, including evergreentrees,: shrubs, and  MANASSAS: 2040Land Use/ 43  23    APPROPRIATE LAND USE Heavy/Commercial Institutional Manufacturing/ Wholesale/ Distribution Office Open Space Research andDevelopment Vertical MixedUselexcluding residential) FOCUS PRIORITIES Support business and economic development forl local landnational companies Encourage high-quality ApctedCsCENSTN Promote energy, efficient design, sustainable development practices, and ervronmentalysound processes Allow for heavier intensity uses thatareweir-mitigatedandvisualy bufferedfromn majorcorridorsand residential areas Provide appropriatebufering between uses Powdeaccestoregona anporatonnewoso erriciently movegoods  Heavy Commercia/SuburbanBusiness  DESCRIPTION  Heavy Commerca/uburban Business areas represent a mix of small and large format business subdivisions with loralinfrastructuretoaccommoatelagetormatstructures, heavy peak time traffic, and truck traffic. The diversity in architecture and site layout is balanced with consistent heavy landscaping to soften the appearance of structures and parking. The districts include multiple small business campuses and are designed1 to createa" "park-like" setting. Good transportation access is provided with streets desgnedtoaccommodateheaytuctralic, withadequate foundation and turning radii. Through roads connect developments, allowingf MDAANAMrCNON and out oft the districts. 44/ MANASSAS 2040 Land Use  24    Legend E Heavy Commarcwisewbanaines  HEAVY COMMERCAL/SUBUREAN BUSINESS Heaw/Commercla/5uburbanusiness: areas should provide! highly- accessible: and qualitye environments tos support office, wholesale, manufacturing, distribution, heavy commercial, and accessory retail businesses compatible with a mixed-use, urban community. The areas should offer flexible options fort the demands ofav varietyo of business modelsi ins scale ofo operations, and ofindividual: site and building needs. Openspace: shouldk knitthei individualusesi together and offset the impact ofthel large areas ofi impervious surfaces.  e  DESIGN PRINCIPLES Sites  Outdoor display/sales and parking planting islands. throughoutasitea andcoordinatewith the building: style andarchitecture. to unify sites within the district and Buildings promote a qualityappearance.  enhanceda access managementand high! levels ofs service and! business activity. Subdivisions should have flexible designt to accommodatearange: of Architectural styles may be unique totheir use. Buildings mayvaryf from multi-story office buildingst to very large footprint buildings designed for manuracturing operations. Building materials should be the maintenance, demands complementing manufacturing, oflarge-format wholesale, distribution, and office construction. Buildings shouldber designedwith sustainable and energy efficient components.  Sites shouldinclude centralbuilding locations, witho customer parkingto fleet vehicle parkingi int the rear. Parking should be well-landscaped consistent with City policies. Naturalized or manicured open  areas should bel brokenu upl byinternal provide road capacity to maintain  the front ands sides, ands storage and Lighting should be consistent  withon-site: stormwaterr management gnincantandscapingshoudDeused scale and types ofb businessuses.  spaces should be included to offset Sites oudmonppnatesasanase the impervious surfaces needed to development practices, including atcommodatelargetormatbuldings stormwater management, energy and signiticant surface parking areas. management,andaiternativeenergy. Consolidation: of parcels for largerl lot Proactive management of emissions  development is desirable. With the exception of outdoor displays/sales, outdoor storage andactivtiesshould: beconducted withins solidt fences, walls, or dense landscaping tos screeny views from residentalcharacter. areas and major corridors.  and pollutants should bea ahigh priority high-quality.durable,a andlow  ini facility and site design. Recevelopmenycevetpment should addressther relationshiptoa adjacent areas and provide buffering from residential characterareas. Redevelopment shouldimplement  MANASSAS: 2040 Land Use/ 45  25    FOCUSPRIORITIES Increase activities and services for residents and visitors. Support galleries, unique retail, hotels, restaurants, and enterammentoralwely, distinctive,arts oriented Downtown. Create new residential opportunities within a half- mile of the train station. Define and strengthen the retail/ entertainment: core toa attracta ands serve residents andvisitors. Encouragemutistonyoficcandmixed: use buildings that create daytime employment opportunities. Redefine transportation" as' circulation'", emphasizing pedestrian and bicycling facilities, parking, and transit. Encourage historic patternsof development to retain historic charm. Maintain harmony and compatibility, by evaluating the appropriateness of architectural features, materials, scale, size, height, and placement of new structures in relationship to existing structures and tot the setting. Support the existing historic district and explore the expansionor creation of new historic districts with additional structures. Maximize urban amenities, including plazas, green space, and recreational opportunities; provide for year- round Visualinterestwitientancedstrecticapes, street furniture, and publicart. Preserve, protect,andenhanceresidential neighborhoods within and around the commercial core. Work with Prince William County to implementthe. JudicialCenter master plan and enhance pedestrian connections to thel historic core of Downtown.  Downtown DESCRIPTION Downtown is the traditional and historic core of the City. This civic and business hubs serves asau unique destination within ther region. The mix ofhistoric andi modern buildings set in a compact walkable environment contributes strongly to the identityofN Manassas as acommunity. The areai includesamix ofuses, buildings styles, and eras of development centered ont the railroada and Grant Avenue. The entire area designatedi as Downtown ont the Character Areal Mapi is designated: as a revitalization area and meets the requirements of the Code ofVirginia $15.2-2303.4E0. 46/ MANASSAS: 2040 Land Use  APPROPRIATE LAND USE Attached Residential Detached Residential Institutional Multifamily Residential Office OpenSpace Retail/Service Vertical Mixed-Use  26    Legend  OBJECTIVE  The Downtown area should encourage business development andnewurbanresidentalcotesmananspecalyretal,and preserveisnistoncicennuyoypotactingisnistonicstructures andcreatingavibrant, robusto downtown. Existingr residential neighborhoods should be preserved: and protected, whilea allowing newresidentiali linfillands supportiveretalsemicesercestharennancethe character and quality oft the district. DESIGN PRINCIPLES  Downtown Core General The Downtown Core (Map 3.2)is the historic heart of Manassas that includes charming buildings and aneclecticr mix ofu uses and urban amenities that create avibrant sense calming. of place, bustling with activity. Development is subject to the requirements oft the Manassas_ Historic District Handbook, 1990, as amended. fore entertainment and dining. connected with local and regional transit.  The Downtown environment: should be pedestrian friendly, consisting ofag grid pattern layout with wide and amenities, streettrees, andtraffic New development should maintain a parks, plazas, and public art. Ample urban amenities will create open spaces, and passive and active  amenities. Newdevelopment: may incorporatea mix of modern and historic components with context- Development Guidelines. 2006, as amended. Additionalstructuredparkingshould tracks.recognizingthe. imbalanceof public parking withint the Downtown located southo oft the railroadtracks. Theexpansione ofheavycommercial uses is strongly discouraged. Ultimately, all heavy commercial appropriate uses.  sidewalks, pedestrian-oriented lighting sensitive review, per the Infill  cwicpresencetnrougnrougntneincusionor be provided north of the railroad pANSIREAdONaNA active Core. Most public parkingis iscurrently  New development should foster an living though the inclusion of green active retailenvironment: withvenues centers, gathering spaces, new civic Increased residential opportunities recreational amenities.  shouldofernewhousing: alternatives New development should respect the uses should be relocated. and  Downtown's historic context through the properties redeveloped for  the use of historic Manassas materials and architectural styles, consistent treetscapetreatments,andpedestnan  MANASSAS 2040 Land Use/ 47  27    DESIGN PRINCIPLES  Downtown CoreSites should be incorporated to offset community interactions. activities are encouraged. street walls of adjacent buildings activities such as dining.  Redevelopment ofai full blockface streetscape design standards to experience.  parkinglotswnenstructuredparking is not feasible. Whensurface parkingisr required, its should be located tot the rear of structures, and delivery areas should be siteds soa as nott to disrupt pedestrian circulation. Detached residential within the Downtown Core shall be limited to the preservations anda adaptive reuse of historics structures.  Urbanamenities, includingi interior shalla allowi forar minimum of1 12-foot yACAcrStspAESN sidewalks: and utilizethel Downtown increased densities and encourage provide the desired pedestrian Outdoor dining and other outside In situations where a street diet is Inflldevelopment: shouldmatchthe sidewalks should be expanded to a unless providing space for outdoor Shared use parnershpswitnexsting  imposed on ane existing right-of-way, minimum of 12 feet. parking facilities should be usedt to discouraget the creationofnewurface  :  48/ MANASSAS 2040 Land Use  28    DESIGN PRINCIPLES  Downtown Core Buildings Infill and redevelopment review should include appropriate height shadowing of existing buildings. There should be noi increase to the height or stories of contributing structures.' New buildings that are taller than 130 percent oft the prevailing height along al block face should bes stepped to provide transparency, and doors back along that blockface sot that the additional height is not visible from the street adjacent to that blockface. This stepback may provide pedestrian protections should opportunities for rooftop open spaces. New buildings that are significantly architecture. wider than the prevailing building width: should ber modulatedtoreflect Residential units on the first thes malterwdmdnscbalne loorarediscouraged, however, Acontributing: structureisc anys structure residential units may be allowed. more than 50 years old that represents the Lobby space to access upper  Nonewsingles storybulidingsshould Downtown Neighborhoods  be constructed. All buildings along the retail/ entertainment uses ont thet first floor; are encouraged to accommodate retailuses. Inadditiont togreater first floor ceiling! heights, the street level should ber ecesedwtrnacoves.to enhance the pedestrian experience. Awnings and other overhead be placed to provide sufficient clearance (minimum 8feet)and should complement the building's  pevelopment and redevelopment within the Downtown Neighborhoods should follow the design principlesofthel Traditional Neighborhood character area, New neighborhood development, should be connectedtoand Core integratedwith in accordance the Downtown with the chapter. New development should respect the Downtown's historic context throught the use ofhistoric Manassas materials and architectural styles, consistent streetscape treatments, and pedestrian amenities. New development mayi incorporate: a mix ofr modern and! historic components PCMCC-CTN nDevelopmentcuidelnes.200s, cpmod-acomae uses is strongly discouraged; ultimately, all heavy commercial uses should be relocated. and the properties redeveloped for appropniate uses.  and massingt to preservel lighta anda air entertainment edge (Map 3.2) penetrationt tothe street anda address should have retail, restaurant, or  firstf floor ceiling! heightsof/-15feet except for any density limitations.  window to wall ratio should be high recommendations of the Mobility  clarified Commented exclude [CS3): This language limitations should be attached to and multifamily density units found int for the Traditional Neighborhood Character Area, limitations on conversion ofs single family detached into multifamily,  amenities: assoctatedwithuperieve asamended. floors should bel limiteds soasnot tor minimize ground floor retail opportunities.  period in which ity was built by material, design, or other physical features, oris a place of significance that preserves, protects, ore enhances the character oft the Historic Overlay District.  MANASSAS 2040 Land Use/ 49  29    Map 3.2- Downtown Opportunity. Areas  12  10  Downtown Core: Primary Retail/ Entertainment Edge:  50/ MANASSAS: 2040 Land Use  30    OPPORTUNITY AREAS  The sites and areas shown in Map 3.2 have been identified as providing unique opportunities forr redevelopment. andi infillt thatwoulde enhancet the surrounding: area and supportt thec overall vision of Downtown. These opportunity sites are as follows:  1) This site provides an opportunity for a 6) This parking lot could be redeveloped 10Redevelopment potential ont this new, full-service hotel, or mix of retail, as vertical mixed-use, with office and ECAYVCRRCTAStON restaurant, residential, and lodginguses, residential uses in close proximity to Neignbornood principles, inthatamixof with an attached parking structure and thel VRE/Amtrak: station. Removalofthis detached and attached residential and 2) This site provides an opportunity for withthe addition ofs structured parking. dependent upon design ando densitythat  interior drop off/pickup area. to expand the Center Street retail/ bounded by' West Street and Grant Avenue, anda along Grant Avenuei from Center Street to ChurchStreet. multifamily or attached residential, providing a transition from the Downtown Core tot ther residential neighborhoods tot the north. 4)  surface parking shouldbec coordinated public open space could be acceptable, William and Liberty Street represents RedevelepmentpeteRa-RERS sitetothe: adjacenth historiclibertyStreet: eFresicentiarusesdetached; attached  retai/service and vertical mixed-use 7) The vacant lot att the corner of Prince entertainment experiencetothe! block an opportunity for residential infill 3) This site could be redeveloped as 8) The relocation of the Police  is compatible with adjacent uses. ptoisteN Neghborhoodprineipli,inthatamis andmuftfemiyreidentialaiongwith retalfserrice,ofice,institutiomatand, openspacetusescanbeacommodated: with structured parking. The portion along Main Street couid be-smalH lot singie-ramy,with densities inereasing you movetowardGrantAvenue eservatiomormaturetreyancnature: encouraged to provide-usabie and connections between Grant Avenue, Main Street, and the along Centreville Roado could vary rear-loaded, principles,with attached residential developmentfrontinge Centreville! Road, is compatible with adjacent uses.  developmentt thattransitionsi fromthe residential neighborhood. Headquarters, the existence of underutilized parcels along Fairview Avenue, andidevetopmempoenta oft the Head Trauma site provide an opportunityt to undertakeas small master  Healycommerclalandr manufacturing/ plan oft this area, preserving the wnolesale/distribution uses should be historic structures, andi incorporating existing relocatedtomoreappropriatecharacter a range of residential densities  areas to allow for the development of to partner with private developers to  vericalmixeduseandseandstructuredpublic atatonocumomang negnbornodsandprowdehghqualiny Manassas Museum openspace parking. This parkingcanalsobeused amenities andopenspace. Theviewshed +2711) Redevelopmentofthis enhance the criticaimassofresidental and historic site features surrounding suburbanstrip commercial area sacriticing land for surface parking. 9) Opportunities existi inthis areatoextend fromthe Traditional Neighborhood ber redeveloped. as office or multifamily Downtown, from Grant Avenue tot the dependent upond designandc densitythat  Commented [CS4): This has been completed through the Van Metre development and should be removed.  and office uses in Downtown without Tillett Hall should be protected. 5) Prince William Street from Main Street the Downtown Core development to Manassas Station Apartments could pattern and western entrance to because of the proximity to the train Cemetery and. JudicialCenter.  station. RemoaltotsuraePiamg shouldbec coordinatedwitht thea addition of structured parking on site.  MANASSAS 2040 Land Use/ 51  31    APPROPRIATE LAND USE Attached Residential Detached Residential Institutional Multifamily Residential Office OpenSpace Retail/Service Vertical Mixed-Use FOCUS PRIORITIES Redevelopment tocreateatractive residentaineignsornoodsolvaned densities with supporting retail/ service and officeuses Creationofhigher-edhousingwath high-tech, eco-friendly amenities andhign-qualnty Duldingmaterals and design Appropriate buffers between uses improedcomneciwiylo Downtown with infrastructure and activities Improved accessibility and safety for pedestrians and bicyclists intotheexistinge CCICS communityfabric as redevelopmente occurs Incorporation of public usest to anchor private reinvestment Relocation of heavy commercial Usestomoreappropratecharacter areas  Mathis DESCRIPTION  Thel Mathis arear representsarevtalizatioopportuniytnat. builds vpontestegmaDomow andt the northeast: access provided The entire area designatedi as Mathis on the Character Area Mapi is designated as a revitalization area and meets the requirements of the Coded ofVirginia, Section15223034E0. Aportionofthisareais: alsodesignatedan OpportunityZoner undert the! FederalTaxCutsand  by Route28.  Jobs Act of2017.  52/ MANASSAS 2040 Land Use  32    OBJECTIVE  Legend Mathis  The vision for the Mathis area is a mixed-residential. area with supportive commercial uses. While adjacent to Downtown, Mathis is a distinct areathats should complement, but not mirror, thel historiccharacterof Downtown. The Mathis area provides an opportunity fora a variety of high-quality residential neighbornoods - small lot single-ramily homes, lomahoiseuntis,amdmarsemutamy.ns-wtinwalhangdsane of Downtown and the VRE: station. Commercial and institutional uses should be ofas scale comparable to the proposed residential uses if freestanding or located on the ground floor of mixed-use buildings to create ani inviting, interesting streetscape that leads tol Downtown. With thee exception of Centreville Road frontage northofLiberia Avenue, auto- centric uses and designs should be discouraged. DESIGN PRINCIPLES General Densities and building heights otSndymcatonee Downtown character area north towardt thel Liberial House property toward Centreville Road. Detached and attached residential and small- and commercial uses, with ai focus  car lots provides redevelopment paleceargicNe. massofr resdentalandcommercal usest that cans strengthenthe City's historic Downtown. community open space that can offsetincreased: densityint thel Mathis William County and points northeast;  The Centreville Roadi frontage northo of Liberia Avenue currently consists of, andv willl likelyretain, auto-centricuses due tot thet traffic volume. Community assistance with façade and signage improvements, so long as the use is deemed appropriate, wille enhancet the area andy provide at transition fromthis hightrafficsectionorCentrevletothe morepedestrian-friendlysectionsouth ofLiberia. The current development pattern is focused on automobile traffic with numerous curb cuts. This pattern is detrimentaltopedestrianactiwtyand should be replaced with improved access management.suchass shared access points and side street entry points.  andf fromt the Suburban! Neighborhood The Liberia House Historic Site character area along Portner Avenue presents an opportunity for scale commercial usestransitioni into area. The property can also act as a mid-rise (four tos six story.multifamily gateway into Manassas from Prince on a mix of uses that create vibrant enhanced connections between pedestrian paths along the length of the site and the Mathis area are Mathis Avenue and Centreville Road encouraged. Special attention should soutnorubenaAvenue. Theexisting be taken to buffer the property suDurpancommercallcharacterortne from adjacent land uses, honor Mathiscore- agngsnoppingcentes, the viewshedf from the House, and  assorted commerciall buildings and  namompeenar.Nens heights.  MANASSAS 2040 Land Use/ 53  33    DESIGN PRINCIPLES  Enhanced streetscapes along! Mathis Expansion of existing heavy and Centreville (southofliberia)that commercialusesi is discouraged. encourage: activity- wider sidewalks, Relocation to more appropriate  AAPAMeAgaNS multifamily uses; parking lots should be located tot the: side or rear oft the structure. Landscaping: shouldbep providedwithin the parking lot itself and between parking lots, buildings and the street. CoMcAcEgeeRNSeN connections, are encouraged to minimize impacts on pedestrian activity Consolidation of parcels is encouraged to facilitate redevelopment. Site design should incorporate usable opens space, such as plazas andp parklets, aswellass streetscape Site densities: shall bes sensitivet to adjacent character areas and the Liberia House.  street trees and street furniture are paramount to encouraging thevariety ofr residential usesthat canr revitalizet the area and provide increasing: supporttothel Downtown core. Pedestrian paths should be predominantly, straight and direct, and include safe, comfortable road crossings. New street connections, public or private, between Portner andI Mathis, efforts. and Mathis and Centerville, willl break up long blocks anda allowi fora ar more Sites walkable environment. Amenities such as car sharing and to take advantage oft the area's Agatewayshouldbee established: lat the Liberia House Historic Site on Mathis Avenue. Aj joint gatewayf for Mathis and Downtown should be established at the intersection of Sudley and Centreville Roads.  characterareas, with: subsequent redevelopment Isencouraged. Detached residential may be appropriate. as transitional uses where Mathis abuts Downtown and Suburban Neignbornoods, but is area.  discouragedint the core ofthe Mathis as shared access and interparcel MCPAcNSCANENN and improve traffic flow.  encouraged to spur redevelopment Sites should include sidewalks, shade pedestrian connections, and lighting, trees, streetscapes oft the sidewalk or to a designated set-toline toencouraget the location of buildings closer to the street. Larger setbacks may be used to accommodatestrettlevelactivities, such as outdoorseating.  shuttles rvceshoudbemounged designedw witht the pedestrianinmind. amenities. PoMmIyOIReVREAmAK station. Buildings should be sett tot the edge  54/ MANASSAS 2040 Land Use  34    DESIGN PRINCIPLES  Buildings  Vertical mixed-use structures are floor, and office, service, and/or residential usesont the uppers stories.  Attached residential uses should incorporate rear loading garages to maintain pedestrianf flowa along street frontage. Development within the Liberia Houseviewshed: should bes subjectto ArchitecturalReview: Boarda approval Buldingconstructionsnouidadnere to sound environmental principles ARPNcCyN and echnologicalamentes, LEED constructions standards are encouraged. Façade: and signi improvements should are consistent with the Mathis area.  Building form along any block face encouraged,wthinstitutional,office should create an interesting, inviting, MCaAPANSeee back from the building line and the Buildingdesign: shouldnota attempt use of street level windows should tor mirror the historic buildings in createinterest. Articulatedmassing, Downtown; design should complement to limit conflict. fenestration,textureandcolorshould Downtown while reflecting a more and discourage blank facades along contemporary atmosphere. pedestrian paths. Awning, canopies, Buildingh heights shouldp peak! between  and safe pedestrian experience. Building openings should be set  bei incorporated to create interest trellises and cornice treatments should be added for interest and pedestrian protection. Midblock passages between buildings  Mathis Avenue and Centerville Road and transition down toward Portner Avenue, Sudley! Road, andt the Liberia House HistoricSite.  should be incorporated to facilitate Multifamily residential buildings should bee encouraged for existing uses that  pedestrian movement to and from incorporate modern amenities and rear parking. Ifs fsingle buildings ona usable open spaces, to include, when block are appropriate, they should practical, rooftopgardens.  incorporate undulating facades, stepbacks, anda a mix of materials alongtheblockfacetominimizebulk.  MANASSAS 2040 Land Use/ 55  35    APPROPRIATE LAND USE Institutional Office OpenSpace Research andDevelopment Retail/Service VerticalMixed-Use FOCUS PRIORITIES Creation of a critical mass of medical facilities and associated businesses cptencruse interdependent and compatible healthcare, residential, and retail/ service uses Redevelopment create to an attractive destination, witha mixofoffice, residential, and supporting retail/serviceuses Promotion of community-wide healthandv welnessthroughuse, design, andfunction Improved accessibility and safety for pedestrians and bicyclists Integration of opens space and public amenities  Medical  Sudley DESCRIPTION  The Sudley Medicala areai ist the northern gateway tol Manassas and is anchored byar majore economic drivera and community asset, the The tendency for medical offices and services to Co-locate near hospitals creates a unique economic development opportunityand land use dynamict that requires specialf focus ond connectivitys andthe interactionof uses. Currently, arppATNcNAA of institutional, office, andretal/sericeuses: ands surface parkingwith significant opportunities fori infill, redevelopment, and revitalization.  Prince William MedicalCenter.  56/ MANASSAS: 2040 Land Use  36    Legend  OBJECTIVE  The Sudley Medical area will be a strong and vibrant community centerf focusedonmedical," heatr,andweliness. Redevelopmentof this area provides and opporuniytoceateamiedusecenter.nat caplalizesontmehospiasteorewtimprovedarchrecture, usable open space, and well-connected bicycle and pedestrian infrastructure. Ultimately, thea area should! be ana attractive gateway and distinct, identifiable magnet for medical facilities, distinguished protessionals, health and wellness services, and amenities that  e  enhance quality oflife. DESIGN PRINCIPLES  Sites  Shadedpedestrianandbikecomnections Site design should incorporate should be provided to promote safety, usable opens space, suchas plazas Sidewalks, intersection crosswalks, and amenities.  Sites should be designed and distinct destination.  integratedt tos supportt the creationo ofa access, and walkability PASPeNeSe streetscaping (landscape and street andcampus setingstosmalerscale furniture): should connect sites to office condominiums. Consolidation each other and connect these areas to  and parklets,aswellas: streetscape Signage and lighting should be consistent throughout the district. Parking should be to the side or rear of buildings to provide easy customera ACEstODuSnesESwne Shared structured parking is encouraged. as shared access, is encouraged roadways: andi minimizei impacts on areas.  of lots is encouraged to promote redevelopment. Redevelopment and infill should improve pedestrian access and sarety,reduce imperviousareaby and increase opportunities for usable open space.  adjacent residential character areas. Sites should include sidewalks, trees, and streetscapes designed to create a comfortable pedestrian  pedestrian connections, lighting, shade maintaininganengagingstreetwal.  incorporating stormwater management envronmentandtnatemphasizessalely  practices, increase landscaped areas, ande ease ofa access for medical patients. Improved access management,such  Trees and colorful landscaping should to improve traffic flow on major streets, andwithina and between parking surrounding residential character  give visual interest along buildings,  lots.  MANASSAS 2040 Land Use/ 57  37    DESIGN PRINCIPLES  Buildings New buildings should be oriented toward the street to createa comfortable pedestrian environment. AC cohesive image for the area should be created using a consistent "visual texture" for the street wall with complementaryarrangementsoffioor lines, windowa anddoorsopenings.and other features. Buldingsshouldprovideavisualyrich and detailed architectural façade and be constructed of quality, enduring materials. Vertical mixed-use structures are encouraged, with ground-floor uses and designsthat createacontinuous, permeable relationship between the buildings ands sidewalk. Buldingconstructionshouldadhereto sound environmental principles that include energy-efficient design and technological amenities. Sustainable constructions standards are encouraged. Façadeand: signi improvements: should be encouragedi for existing uses that are consistent witht the Sudley Medical area.  58/ MANASSAS: 2040 Land Use  38    APPROPRIATE LAND USE Attached Residential Institutional Manufacurmg/Mroesale Distribution Multifamily Residential Office Openspace Research andDevelopment Retail/Service Vertical Mixed-Use FOCUS PRIORITIES Support a concentration of technology-related industries atoterqualyempleynent opportunities Encourage high-quality development and redevelopment Promote energy efficient design, sustainable development practices, sound processes andenvronmentaly Improve the definition of the characteroftheCity swestern gateway Provide appropriate buffers and transitions between uses Provide access toregional Tenporaronnewerso efficiently movegoods  Commented [CS5): Included Institutional as an appropriate land use. Places of worship are included as institutional and should not be excluded from a character area.  Godwin Technology DESCRIPTION  TheGodwin Techooyaraemompases thewesternentrypoints into Manassas at Godwin, Prince William Parkway, and' Wellington and abuts the Innovation Park in Prince William County. The area alsoi includes thel Landing at Cannon Branch, ap planned mixed-use development on the south side of Route 28. Thec districtincludesan mix of veryl large and: smalll lots with good regonalaccesvaralioas. highway, andorarpor.locaisrees arewidea and designedto: accommodate heavytrucktraffic, with adequate foundation and turning radii.  MANASSAS 2040 Land Use/ 59  39    OBJECTIVE  Legend - GodwinT Technology  TheGodwinT emocgyararelecsueclysmocenbar andprovidesal high-quality,' gonalempomemctran opportunities for residents tol live, work, and play. The area accommodatesaranges ofhigh-tech, high-wage land uses, oftenin acampus setting. Supportingresidences andretail/service. usesare centeredatthelandiny: at Cannon Branchmixed-user development and are connected to employment, opens space, andt transit opportunities byar network of shared use paths and greenways. The districtis: anticipatedto be designedina" "park-like" settinga andmay includer multiples small business campuses. Consol.dationorlot5is encouraged to accommodate various sized operations.  DESIGN PRINCIPLES Sites  format buildings and significant gAsANecbNeEN Manufacturing/wholesale/distribution operations should be well screened with walls or dense landscaping and located out of view from residential areas or majorc corridors. Outdoordisplay,; sales,orstorageis not appropriate int this district. Surface parking areas should be brokenupbyinternalplantingislands.  management, energy management, and alternative energy sources. Proactivemanagementofemissions and pollutants should be of priority in facility design and site design. Pedestrian and bicycling trails or facilities should be providedy withinthe districttocomnectotnel localnetwork, and within business areas offer amenitestoemployeesduringbreaks. Redevelopment/development int these to adjacent areas and provide buffering to internal residential and institutional uses and adjacent residential character areas.  Residential uses arel limited tot the LandingatCannon! Branch: subject to the Manassas Landing Design Standards. Thep Placementofbuldings onl lots varies, but central locations are common. Variation ins setbacksis permissible. On-site stormwater management should be utilized with large landscaped surface parking areas RCOMCPAIOIMACHyPAL for should be included to offset the needed toa accommodate the large  high  SignifitcantlandscaPingshouldbeused areas oldadrestereltonanp  stormwater management in the area. to unify sites within the district and AASMASARTSNSA promote a qualityappearance. intensity of the impervious surfaces incorporate sustainable development  Sites should be designed to practices, includingstormwater  60/ MANASSAS: 2040 Land Use  40    DESIGN PRINCIPLES  Redevelopment should implement enhanced access management principles: and provider roadcapacity capable ofmaimaininghghevelsot service and business activity. Subdivisions should have flexible designt to accommodatearange: of scalea andt types oft business uses. Buildings Architectural styles are anticipated to be unique to their use and ap.eptomputseN office buildings of brick to very largef lotpmintbulingsdeigned to accommodate manufacturing operations. Building materials should be hign-quality, durable and low maintenance, complementing the demands ofl large format manufacturing, wholesale, distribution, and office construction. Buildings should be designed with energy efficient components.  MANASSAS 2040 Land Use/ 61  41    APPROPRIATE LAND USE Any of the following land uses should beofa aeronauticaluses and supportoperatonsattse. Airport: Heavy Commercial Institutional Manufacunmg/Mrolesale Distribution Office OpenSpace Research and! Development Retail/Service FOCUS PRIORITIES Create al high-quality, safe, and sustainable Airport consistent with thegoalsa and strategies identified inthel latests Strategic Plana adopted byt the Airport Commission Maintain land for expansion of airport facilities and identitying overlayareasf for protectiont from incompatible development Prevent encroachment of incompatible land uses by coordinating the development of this area with nearby County plans  Airport DESCRIPTION  The Airport isl located att the western edge of Manassas and offersa unique andi importante economic development opportunity. Aviation- relateduses dominatet the district, and! buildings are strictlyregulated to maximize the efficient use ofthe airport and limit encroachment  into the airspace.  62/ MANASSAS: 2040 Land Use  42    Legend Airport  OBJECTIVE  TheAiporofersaccesslyolhergenandmanybusinessuses cantake advantage oft the proximityt tos support business growth. This area offerstremendous: opportunityt fore economic development. However, itv willl bei important tof foster development thati is the best businessusei fort the area and compatible inc design witht the airport.  DESIGN PRINCIPLES Sites and Buildings This area shall be designed in accordance with all applicable orgdyDercn Aviation Administration and be MAACPSANETeNA updated. Siteandb building standards shall bei in accordancewiththe City'sDesignand Construction Standards Manual as it pertains to Airport facilities.  MANASSAS 2040 Land Use/ 63  43    NEL  Gateways and Corridors  FOCUS PRIORITIES Cratcivonmpicstntor overall community character Provide orientingframework Improve community aesthetic Establish corridor connectivity Encourage multiplet travelo loptions Create symbolic entrances suppotavaylimdngionase system  DESCRIPTION  The Land Use Chapter has focused on creating and preserving well-designed and distinct neighborhoods and non-residential areas. Theseareasa aret tiedt togetheri intoa ani integratedcommunity character through a series of gateways and corridors that overlay the Gateways are entrancef features, sucha as signs, public art, ors special andscaping. Theset features mayi indicatet thee entrance into the City orintoas specialarea. Corridors: are the linear paths leading into and through an area that help establish identity. The appearance and functionality of the City's gateways and coridorscreateastrong impressionf fort the overallcommunityand arei important components tot the overalicommunitys character.  othercharacterareas.  64/ MANASSAS 2040 Land Use  44    OBJECTIVE  Legend  This network ofcorridors and gateways will The corridor network should connect a e Gateways serve as the orienting framework in which system ofgatewayst that servesa ass symbolic Corridors ther neighborhoodandr non-residentialareas entrances into and between the areas ofthe are located. The primary gateways and City. Through such as system, the City will corridors are illustrated on the Character reinforce: ands strengthenas sense ofc quality Area map. The specific qualities of the communitycharacter, identity, and pride. the unique qualities of the character area Aconsistents setofdesigns standards should in which itis located, the scale or type of be puti inj placef for gateways and associated corridor,andthet functionalande engineering corridors. The standards should apply to requirements ofe eachcorridor. The goali isto the treatment oft the public realm and the havea aseries ofconnected corridors thata are prvaterealmincludings standardst fors street designed for functional efficiency, encourage types and cross sections, tree plantings,  corridors and gateways will depend on  multiple travel options, and improve community aesthetics. DESIGN PRINCIPLES  lighting, street furniture, sidewalks, pedestrian paths, and signage.  Uniquelandmarks, lanascapes, and minimizet the removalofexistingi mature Awaylindingsignagesystemshould  signage should be present at key trees along the frontage of sites. Streetscapes (landscape and street as to avoid conflicts with overhead furniture)inthep Publicrights-ofway andundergroundutilisandlignting should be configured inr response fixtures. tot the primary function of the development onv which theyf front, streetscaping should be provided the sidewalks to promote a safe pedestrian environment. Development. at gateways and along and shapes. corridors should be designed to  be provided. Signage at gateways and along corridors should be regulated with strict control of lighting, color and designtocomplement thecharacter  entries into theCity.  Trees should be sited and spaceds so  Utilities ouchelboatrdimceyroand area. Coordination of commercial by coordinating improvements to the signage with the architecture ofthe Offstreetparkinglotsl locatedadjacentto Adequateeasementsofrightsofway screenedf fromoff-siter views throughthe through development reviewa and: site useofar mixture ofp plant types, heights, plan approval.  andthe type ofstreet.. Ataminimum, areawthredevelopmentopportunites. buildings should ber required. between the curb of the street and the rights- -of way of corridors should be for streetscaping: should be provided  MANASSAS 2040 Land Use 65  45    PRINCIPLE2: DOLLARS& SENSE  DEVELOPMENT COMPATIBILITY & SITE TRANSITIONS  The Town ofl Leesburg will have isi important new buildings, open space, parking lots, landscaping, or outdoor intensities and patterns to avoid incompatible adjacencies. Areas to prioritize newr rules, requirements, or procedures that address development compatibility ont the General Growth Framework Map document).  convenient pedestrian and bicycle access and intensity around existing or new street intersections on or adjacent tot the site, existing development. New development across the street from existing development should be identified Areas to Transform or Evolve approach, where buildings facing each other are similar in scale and massing. Changes in scale or massing may take place along the  opportunities to support infill development forr nearby residents. Future developmenti in and redevelopment int the future. And,it larger activity centers should focus density facilities inr new neighborhoods or activity and provide appropriate transitions tol less centers complement existing development intense edges oft the site compatible with  ors site transition issues should include the complementary in lot size, building mass, "Areas to Transform or Evolve" presented and placement. Development in the Town's for the Town Plan (see pages 70-71i int the should specifically followa a "like vs. like"  AMHATT  Ons smaller infill or redevelopment sites where existing development patterns are face ofa street. established and expected tor remain in  thei future, the massing and scale ofr new Fore example, taller, more dense buildings buildings should be compatible with nearby may occur at one end oft the street (ike surrounding buildings. On larger infill or in an activity center), with medium, less redevelopment sites, new lots or buildings dense buildings in between, and smaller, scale from adjacent development should be activity center (as at transition to adjacent located toward the center oft the site, with neighborhoods). Transitions may alsot take lots and building sizes near the perimeter place at the rear lot line (especially inas site graduating to transition tot the massing or with alleyways), where one side ofal block scale ofe existing surrounding development. may have a different character and intensity development should not be permitted in Architectural elements should also serve as areas adjacent to new and/or existing light important transitional features forr new infill Int those cases where this is not possible, aclearly established building character is space developments in close proximity to new buildings and site design elements residential areas should work tor mitigate should be similar ins size and architectural potential negative impacts, tot the extent detail, including roof types, windows, doors, possible on nearby neighborhoods. The awnings, arcades, cornices, façade materials, design ofr new activity centers should also outdoor furniture, or other building and site  Ani interior parking lot provides separation between lighti industrial orf flex space usesi in nearby townhomes interior to the site. Rear-f -facing garages serving the townhomes provide a physical and visual barrier between private home space and the parking lot. Ad community green with an abundance of trees (potentially a trees save area from the site's original condition) provides separation between single-family detached homes and ap parking lot and adjacent low-profile office buildings. Bicycle and pedestrian access between buildings provides safe and efficient connections between destinations int the activity center and nearby homes.  Public space is integrated into the overall design oft the activity center, providing residents, and visitors. Architecture for non-residential buildings in the development (int this case flex space/makers space)i is interesting and complements more historic elements from older building periods. Stormwater features ont the site are designed to be community amenities and include green space or walking trails adjacent to activate the Building! heights in ther new activity center reflect the condition of existing development across the street.  that are significantly different in mass or  low-density buildings further away from the  A thel buildings along the primary street and E connected "outdoor rooms" for employees,  than the opposite side of the! block.  Where possible, new residential industrial and flex space developments. new commercial, lighti industrial, or flex  development or redevelopment sites. Where expected tor remain ina an area of Leesburg,  space.  transition effectively between residential and details. non-residential uses, and include safe and 114 Town of Leesburg, Virginia  Legacy! Leesburg 115 46    OLDE TOWNE INN  Community Conversation Summary  July 14,2023  Manassas VIRGTNIA    Table of Contents  Project Overview  2 3 4 5 6 7 8 9 10  Breakout Group Discussions  Question 1 Question 2 Question 3 Question 4 Question 5 Question 6  Appendix  48    Olde Towne Inn Community Conversations  Project Overview  The City of Manassas in collaboration with the urban design/planning firm of Rhodeside Harwell facilitated a public workshop on Thursday, June 9th, 2023, and Tuesday, June 13th, 2023. These community engagement sessions focused on sharing information about the City's recent acquisition of the Olde Towne Inn site, and gaining insight from community members, including: property owners, business owners and residents in order toi inform the site'sfuture use The two workshops were heldino an openhouse format where participants' were encouragedi to browse project background displays that included information regarding the overall planning process, the site's history and existing physical conditions, overarching I regulating factors (such asZ Zoning, Comprehensive onrecommendations, and Downtown Historic District Guidelines), as well as conceptual site opportunities. Each workshop included a formal presentation that reviewed materials shown on the graphics displayed around the room. Following the presentation,particponisgatneredintosmalerbrerbredkourgroupstodscussinervservsionforthesite. Approximately 71 people participated in the two-day workshop (approximately 37 on June 9th and 34 on. June 13th). The following summary provides an overview of feedback garnered  and development character.  from these sessions.  Mon-Thur: Kands  Report-out from the. June 9th Community Conversations workshop  2 49    Olde Towne Inn Community Conversations  Breakout Group Discussions The consultant team (Rhodeside Harwell) and City staff facilitated four breakout group discussions during each of the two workshops. The following six questions were used to initiate conversations with participants. The questions served to gather feedback around critical issues regarding the site's future land use, function, scale, and overall aesthetic qualities. 1. When you heard that the Olde Towne Inn was closing, what were your thoughts about  what may be an appropriate replacement?  2. 3.  What are your thoughts about the proposed concept you see on display this evening? There has been some discussion about the possibility of having a mix of land uses on this site -- perhaps a hotel and some residential units, or street level retail and restaurants with a hotel or apartments above. What is your opinion about the land uses that you Several of the buildings within view of the OldeTowne Inn site are: substantially taller than that building. What do you think would be an appropriate maximum number of stories What are your thoughts on: (a) the treelscape/torm of the structure, (b) having any floors over 3 stories that are stepped back, (c) keeping the main building orientation towards Center Street and Main Street, and (d) other key design considerations? 6. Ist there anything else you want to say about this site and its future design and use? A summary of feedback from meeting participants for each question is highlighted on the  What do you like about it, and what would you like to see changed?  think would be appropriate for this site?  4.  for a building on this site?  5.  following pages.  3  50    Olde Towne Inn Community Conversations  Question 1  When you heard that the Olde Towne Inn was closing, what were your thoughts about what may be an appropriate replacement?  SUMMARY OF FEEDBACK  1. 2. 3. 4.  The site should provide amenities for residents and tourists, serving as an economic Uses on the site should attract a diverse demographic and provide accessibility for The site'sstreetscape and ground floor should be active andi integral to the surrounding The site could be a mixed-use hotel or conference center/communily meeting space with ground floor and rooftop amenities like retail, restaurants/Dars, and open spaces/ Inc addition to a hotel, consider mixed-use residential development or other downtown- Development should fit the context of Old Town Manassas but should emphasize green design standards to invite pedestrian engagement (wider sidewalks and integral active  development generator and a destination amenity.  pedestrians and cyclists. Downtown fabric.  gardens.  5. 6.  supporting uses of varying scales that fit the context of Old Town.  public spaces). encouraged.  7. Surface parking should be limited and structured or underground parking should be  entertainment business destination commercial  oner street  development dining  garden reyenue pedestrian  rogitop want. hall main market use restaurants  residential town  around center community generate  tourlsm  office wider barget boutique city front ground hotel parking full green draw conference  people space gathering mconomic retail level small  pld  underground tourists  restaurant greenery  activity potential  businesses sidewalks  Word cloud of Question 1' feedback.  51    Olde Towne Inn Community Conversations Question 2  Whatare yourthoughtsabout: tthe proposed conceplyouseeondspey this evening? What do you like about it, and what would you like to  see changed?  SUMMARY OF FEEDBACK  1.  Height: Feedback was mixed regarding height. However, most groups opined that a six- oybuidingsiootalepecaywtmouiade.ateyetback.OchNeclualmodudlion: Architecture: Build on Old Town area architectura details to ensure the development Parking: Too much surface parking is shown in the concept. On-site surface parking should be eliminated for structured or underground parking options. Off-site parking Ground oor/streetscape: Participants preferred the concept of outdoor dining and Public space: Integrate open spaces such as gardens, plazas, and rooftop public Graphic Content: Participants would like to view the concept in a 3D context with Development Procurement: Consider a design competition to determine a developer  and stepbacks.  2. 3.  fits within the district's historic character.  options should also be considered.  4. 5. 6. 7.  enhanced streetscape amenities such as street trees.  spaces.  surrounding buildings.  for the site.  Definitions 1. 2.  Setbacks: Limit how much one can build to the property boundary line. Setback Stepbacks: A step-like form of a building wall or building frontage that is recessed back  standards are controlled by Zoning regulations.  from lower floors.  5  52    Olde Towne Inn Community Conversations  Question 3  There has been some discussion about the possibility of having a mix of land uses on this site -- perhaps a hotel and some residential units, on-street level retail and restaurants with a hotel or apartments above, etc. What is your opinion about the land uses that you think would be  appropriate for this site?  SUMMARY OF FEEDBACK  Desired Uses:  Hotel including resdent-accessible amenities such as a spa, indoor pool, and rooftop restaurant). A mixed-use hotel (with some commercial uses) is preferred. Residential (including affordable housing) and commercial mixed use  Conference center  Boutique market/grocery store Structured parking Restaurants/food hall  Retail  Movie theater/event venue Open space, parklets, splash pad Sustainable 'green' infrastructure  Undesired Uses  A few groups opined that residential, office, and stand-alone hotel uses might not be  appropriate for the site.  6 53    Olde Towne Inn Community Conversations Question 4  Several of the buildings within view of the Olde Towne Inn site are substantially taller than that building. What do you think would be an appropriate maximum number of stories for a building on this site?  SUMMARY OF FEEDBACK  Opinions regarding height are generally varied. Some participants were comfortable with three- to four-story development, while others were comfortable with five stories, and several mentioned sevenstories. Regardless, there is consensus that height should notl limit sunlight tand should not become an eyesore within the historic Old Town context. In addition, the proposed development should include adequate setbacks, architectura modulations, and stepbacks.  7  54    Olde Towne Inn Community Conversations  Question 5  What are your thoughts on the treelscape/form of the structure? Having any floors over 3 stories that are stepped back? Keeping the main building orientation towards Center Street and Main Street?  Other key design considerations?  SUMMARY OF FEEDBACK  1. 2. 3.  Include a consistent streetscape that is consistent with the rest of Old Town, including Provide an active setback for the building from the street. Provide wider sidewalks along busier corridors. Make the site as pedestian-fiendly as possible. Orient the building's most active edges to Center and Main Streets. Step the building height down toward Main Street and up toward East Street/  street trees and outdoor dining.  Messenger Place.  4. 5. 6. 7. 8. 9.  Provide vehicular access from East or Church Streets.  Explore creative right-of-way uses, including converting one-way streets to two-ways  and reducing travel lanes.  Include sustainable 'green' infrastructure.  On-site buildings should be comprised of ar mix of architectura building materials. Consider a series of smaller buildings on site instead of one monolithic structure.  Precedent developments (examples):  The Mossaic District, Merrifield, VA (active public realm) Old Town Winchester (Main Street pedestrignization)  8 55    Olde Towne Inn Community Conversations Question 6  Ist there anything else you want to say about this site and its future  design and use?  SUMMARY OF FEEDBACK Eliminate one-way streets.  1. 2. 3. 4. 5. 6.  Survey existing businesses to understand area needs. Consider construction impacts on area businesses. Consider deed restrictions to control site development.  Avoid creating another development like Messenger Place, which lacks streetscape  amenities and architectural detailing compatible with Old Town.  Foster small businesses on site.  9  56    Appendix  Workshop Presentation and Graphic Displays  FUSE  10 57    Olde Towne Inn Community Conversations Workshop Presentation  OLDE TOWNE INN Community Conversation  June 2023  Manassas  Welcome! City of Manassas  Patrick. J.S Small, Economic Development Director Maft Arcieri, Director Planning and Community Micah Kemp, Asst. Director, Economic Development Greg Bokan, Asst. Director, Planning and Development  Development  Ben Walker, Planner II Rhodeside Harwell Deana Rhodeside Ron Sessoms Eden Marek Dominic Ruiz  11  58    Olde Towne Inn Community Conversations  Workshop Presentation  Meeting Agenda  Purpose & Goals Site History Existing Conditions Regulating Framework Site Opportunities Breakout Session Report-Out & Next Steps  Communtly Convessation June2023 3  Purpose & Goals Manassas 2040 Comprehensive Plan Opportunity site Olde Towne Inn acquired in 2023 by the City of Manassas 1-acre city block Two community engagement sessions to discuss: Future site use Function Scale and height Building massing  Aain St.  City Hall  East St.  Comrounfiy Conve une2023  12 59    Olde Towne Inn Community Conversations Workshop Presentation  Site Context Within a 10-minute walk: 1. Olde Towne Inn 2. City Hall Complex 3. Centertuse 4. Manassas Station 5. Parking Garage 6. Harris Pavilion 7. Farmers Market 8. Manassas Museum/ Baldwin Park 9. Baldwin School Inn  ChurchSt.  Center St.  Communiy Convesotion Aune3023 5  Site Evolution  4. 1  du 1907  1912  1936 OldeTowne MOTOR LOC RESTAURANT OPE COmE ONE COMEA  Residential use Two-stories  Manassas Inn/ Stonewall Jackson Hotel Three-stories Pitt Theatre (1936) Additional retail along Main St.  1964  CoyCown mezg :  13  60    Olde Towne Inn Community Conversations  Workshop Presentation  Current Conditions  1. Hotel 2. Residentia/Retail 3. Vehicular Parking: 70 spaces 4. ingress/Egress  Church St.  BUIRUn Unitarian  Pooll (3 Hotel  Non-Contributing Buildings Contributing Buildings Pending Landmark Building Landmark Buildings Existing Trees Existing Green / Planted Areas Impervious Areas Roadways  Center St.  City Hall  C  y Convessation inez0z3 -  Current Conditions  Center St.  Main St.  Church St.  East St.  June2023 B  14 61    Olde Towne Inn Community Conversations Workshop Presentation  Contextual Building Heights  2-3 Stories  3Stories  3Stories  Hibbs and Gidding Building Bull Run Unitarian Church Freemason Building  TE Sitiu  3.5 Stories  4Stories  5Stories CommiyConeaie une:oz3 9  Hopkins Candy Factory  City Hall  Messenger Place  OlauTownein  Regulating Framework  Manassas 2040 Comprehensive Plan  Downtown Character Area Increase activities and services for residents and visitors. Ensure a lively, distinctive, arts- oriented Downtown Center & Main St, as the primary eral/entertainment edge Olde Towne Inn Opportunity Site New, full-service hotel Mix of retail and restaurants Residential uses Attached parking structure and interior drop off/pickup areas  Site  Manassas 2040 Land Use Character Areas  Gateways Corridors Airport General Bus.  Downtown Godwin' Tech. Sudley Medical Heavy Comm./ Suburban! Bus.  Mathis Neigh. Business Suburban Neigh. Traditional Neigh.. Comrunflg Convetotinn Dn303 1  nn  15  62    Olde Towne Inn Community Conversations  Workshop Presentation  Regulating Framework Loning  B3- City Center Commercial 55' max., approx. 4 stories Front: Less than 22' Sides/Rear: None Permitted Uses Retail Offo ce Institutional Open space Hotel  Height Setbacks  Site nter St  SouthetnRalwy Areaz Zoning Districts  B3  B3.5 I1 05  200  CommuyCnvetel Ainezors 1  Regulating Framework  Historic District Design Guidelines  Adopted in April 2022 Provides detailed urban design and architectural guidance Ensures compatibility with the historic context including: 1. Scale and massing 2. Facade modulations 3. Upper floor step-backs 4. Porches, porticoes, and decorative features  34)   - mE E A H   s D1  I  Harris Building I: 9414 Battle St. (Project Example)  mline rears 17  16 63    Olde Towne Inn Community Conversations Workshop Presentation  Key Site Opportunities Examples from other communities..  un u  1n    Hotel  Residential  Ground Floor Activation  Public Realm Enhancements  Oden Towrinn  ComyCoNsae pinpats 1  Site Opportunities  Initial Urban Design Concept  Not a development proposal Site "Test Fit" of potential redevelopment opportunities John E. Hetzel Architects Incorporates Manassas 2040, Zoning, and Historic District Guideline recommenddtions Hotel: 60 rooms Residential: 22 units Retall/restaurant: 6,500 sf. Parking: 73 on-site, 14 on-  Church St.  Parking Building 000660 Center St.  Uses  Site Test Fit (Plan)  D 0 Domroun  100" alinn Mieoz3 14  street  17  64    Olde Towne Inn Community Conversations  Workshop Presentation  Site Opportunities  Initial Urban Design Concept  1  2  Fostst  ChUCNSL  Moins SE  Note: The concept represents a site "Test Fit" of potential redevelopment opportunities and is NOT a development proposal. 1. Height: 6 stories 2. Step-backs: At second story 3. Setbacks: 10' OueTowneim  4. Balconies, porticoes, & architectural features  5. Open space  Communtly Convensotion June2023 15  Site Opportunities  Initial Urban Design Concept  IXI I a11, M1IB 4 m  EDE  Main St Canest  Churchst  Eosst   Note: The concept represents a site "Test Fit" of potential redevelopment opportunities andi is NOT a development proposal. 1. Surface parking lot 2. Parking lot screening  3. Additional on-street parking  vetalion ne2023 ja  18 65    Olde Towne Inn Community Conversations Workshop Presentation  What are your thoughts?  Break-Out Group Discussions: 45 Min. 1. When you heard that the Olde Towne Inn was closing, what were your thoughts 2. What are your thoughts about the proposed concept you see on display this evening? What do you like about it, and what would you like to see changed? 3. There has been some discussion about the possibilitfy of having a mix of land uses on this site : perhaps a hotel and some residential units, or street level retail and restaurants with a hotel or apartments above. What is your opinion about the land 4. Several of the buildings within view of the Olde Towne Inn site are substanfially taller than that building. What do you think that would be an appropriate 5. What are your thoughts oni the streetscape/form of the structure? Having any floors over 3 stories that are stepped back? Keeping the main building orientation towards Center Street and Main Street? Other key design considerations? 6. Ist there anything else you want to say about this site and its future design and use?  abouf what may be an appropriate replacement?  uses that you think would be appropriate for this site? maximum number of stories for a building on this site?  Corvamim n3 1B  19  66    Olde Towne Inn Community Conversations  Workshop Presentation  Ground Rules for Discussion  Listen actively  Each person is given opportunity to speak  Express opinions and disagreements withrespect  Donot interrupt someone else when they are speaking  Stay on point  Stay on time  331  Meeting Next Steps Break-ouf group report out Brief discussion and address questions  Post Meeting Next Steps  Summarize meeting findings Present meeting findings to City Council  Communfly Convesoltion Junez0n3 20  20 67    Olde Towne Inn Community Conversations Workshop Presentation  THANK YOU!  Manassas  21  68    Olde Towne Inn Community Conversations  Workshop Graphic Displays  Site Overview Site Context Withino al 10-minute walk:: 1 Oldel Towne Inn 2. City Hall Complex: 3. Centerfuse 4. Manassas Station 5.Parking Garage 6. Harris Pavilion 7. Farmers Market 8. Manassas Museum/ Baldwin Park 9. Baldwin School Site Evolution  Welcome!  MEETING AGENDA  7:00-7:20 Sign In and Browse Room 7:20-7:45 Introductions and Presentation 7:45-8:30 Break-Out Group Discussions 8:30-8:50 Report Back 8:50-9:00 Next Steps and Additional G&A  Manassas Inn/ Stonewall Jackson Hotel Three-stories PiftT Theatre (1936) mi Additional retail along MainSt.  Oldel MOTOR  Residential use Two-stories  OLDE TOWNE INN Community Conversation June2023  OLDE TOWNE INN Community Conversation June2023  Manassas  Manassas  22 69    Olde Towne Inn Community Conversations Workshop Graphic Displays  Site Overview Current Conditions 1.Hotel 2Residentid/Retolil 3.Vehicular Parking: 70s spaces 4.Ingress/Egress  Regulatory Framework  Zoning B3- City Center Commercial Height 55'r max., appox. 4 stories Setbacks Front: Lesst than 22 Sides/Rear None Permitted Uses Retail Office Institutional Open space Hotel  rocl  Hole!  Site  uilding  Contextual Building Heights  Center St.  Mai  Hibbs and Gidding Bullding Grace Methodist Church Freemason Building  Church5.  Eastst.  Hopkins Candy Factory Cily_Hdl! OLDE TOWNE INN Community Conversation June:2023  Messenger Place  OLDE TOWNE INN Community Conversation June2 2023  Manassas  Manassas  23  70    Olde Towne Inn Community Conversations  Workshop Graphic Displays  Regulatory Framework  Inifial Urban Design Concept Key Site Opportunities Examplesf from other communities..  Manassas 2040 Comprehensive Plan  Downtown Character Area Increase activities ands services for residents andv visitors. Ensure al lively, distinctive, arts- oriented Downtown Center & Mains St, as the primary retal/enterioinment edge Oldel Townel Inn Opportunity! Site New, full-seryice hotel Residential uses Attached parkings structure and Comidors interior drop off/pickup areas AdoptedinA April 2022: Provides detailed urban designo and architectural guidance Ensures compatibility: with! the historic contexti including: 1.5 Scale andr massing 2. Facade modulations 3. Upper foors step-backs decorativef features.  Site  Mix ofretail andr restauranis Manassas 2040 Land Use Character Areas  o Gelewoys  Historic District Design Guidelines  Site Concept Notac development proposal Site" "Test Fil" of potential redevelopment: opportunities John E. Hetzel Architects Incorporates Manassas 2040, Zoning, and Historic District Guideline recommendations Uses Hotel: 60r rooms. Residentia!: 22u units Retallrestquront: Parking: 730 on-s site. 140 on- street OLDE TOWNE INN Community Conversation June:2023  Churchs Parking Building Center  (3)(4) T m H m! m # HI! ud 1 117 I u  4. Porches, porticoes, and Horris Building!: 9414 Battle St. (ProjectE Example)  Test 6.500st. Sitel Fit( (Plan)  OLDE TOWNE INN Community Conversation June2023  Manassas  Manassas  24 71