City of Manassas, Virginia. Planning Commission Meeting AGENDA. Planning Commission Meeting

Transcription

1 City of Manassas, Virginia Planning Commission Meeting AGENDA Call to Order and Pledge of Allegiance - 7:30 p.m. Planning Commission Meeting 9027 Center Street Manassas, VA City Hall Council Chambers - 1st Floor Wednesday, March 01, 2017 Roll Call and Determination of a Quorum 1. Approval of the Minutes 1.1 February 1, 2017 Planning Commission Meeting Minutes February 1, 2017 Draft Minutes 2. Committee Reports 3. Citizens Comments Other Than Agenda Items The citizens' comments portion of the agenda is set aside for those citizens who wish to address the Planning Commission for less than three minutes each on topics that are not scheduled for a public hearing. 4. Public Hearings 4.1 Special Use Permit # , Holtzman Oil Corp. (Staff: Kelly Davis, Senior Planner) Staff Report Attachment 2. Conditions dated February 20, 2017 Attachment 3. Generalized Development Plan Attachment 4. Emergency Response and Evacuation Plan Attachment 5. Public Comments Planning Commission Planning Commission Meeting March 01, 2017 Page 1 1

2 Attachment 6. Draft Planning Commission Resolution 4.2 Comprehensive Plan Amendment # , Community Facilities and # , Parks, Recreation, and Cultural Facilities (Staff: Kelly Davis, Senior Planner and Matt Arcieri, Planning & Zoning Manager) Staff Report Attachment 1. Draft Amendment to Chapter 9, Parks, Recreation, and Cultural Resources Attachment 2. Draft Amendments to Chapters 1 and 2 and Appendix D Attachment 3. Draft Amendment to Chapter 7, Community Facilities Attachment 4. Draft Planning Commission Resolution 5. Other Business 5.1 Monthly Update Pending Land Use Cases (Staff: Matt Arcieri, Planning & Zoning Manager) Pending Land Use Cases - March 2017 Adjournment Planning Commission Planning Commission Meeting March 01, 2017 Page 2 2

3 MINUTES City of Manassas Planning Commission Regular Meeting February 1, :30 p.m. Members Present: Members Absent: Staff: Harry Clark Chairman Bruce Wood Vice-Chairman Ken Johnson Robert Schilpp Martha Wilson Elaine Trautwein Russell Harrison Matthew Arcieri Planning & Zoning Manager Kelly Davis Senior Planner CALL TO ORDER The Chairman called the meeting to order at 7:30 p.m. DETERMINATION OF A QUORUM The Planning & Zoning Manager, acting on behalf of the Clerk took the roll, and a quorum was determined. ELECTION OF OFFICERS Mr. Johnson motioned to nominate Harry Clark as Chairman. Ms. Wilson seconded the motion. There were no other nominations. The MOTION CARRIED UNANIMOUSLY BY VOICE VOTE. Ms. Wilson motioned to nominate Bruce Wood as Vice-Chairman. Ms. Trautwein seconded the motion. There were no other nominations. The MOTION CARRIED UNANIMOUSLY BY VOICE VOTE. APPROVAL OF MINUTES OCTOBER 5, 2016 Mr. Wood motioned to approve the minutes. Mr. Johnson seconded the motion. The MOTION CARRIED UNANIMOUSLY BY VOICE VOTE. CITIZENS COMMENTS OTHER THAN AGENDA ITEMS Ms. Robyn Williams, Manassas City School Board Member and Liaison to the Planning Commission introduced herself to the Commission. Chair Clark welcomed Ms. Williams and stressed the importance of the relationship between the City government and School system. 3

4 Planning Commission Minutes February 1, 2017 OTHER BUSINESS FY Capital Improvement Program Mr. Arcieri presented the CIP to the Commission stating that the Planning Commission CIP Committee and staff had reviewed the new projects for conformance with the Comprehensive Plan and recommended approval as submitted. Mr. Arcieri noted that the Planning Commission and CIP Committee have made several recommendations regarding park maintenance and bike and trail construction that were included in the draft resolution. Mr. Schilpp moved to recommend approval of FY Capital Improvement Program as presented. Mr. Wood seconded the motion. Roll Call by Acting Clerk: Mr. Schilpp Mr. Wood Chairman Clark Mr. Johnson Ms. Trautwein Ms. Wilson Y Y Y Y Y Y The MOTION PASSED UNANIMOUSLY. Monthly Update Pending Land Use Cases Mr. Arcieri informed the Commission of the pending land use cases which will be coming before them in the future. He noted that the Tillett Square rezoning was recently presented to the City Council Land Use Committee, and that the Committee had expressed concern about the proposed density of the project. Chairman Clark directed that, prior to a public hearing on this case, the Planning Commission should hold a worksession to review the proposal. ADJOURNMENT Mr. Wood motioned to adjourn the meeting, and the meeting was adjourned at 7:48 p.m. Harry Clark, Chairman Donna Bellows, Planning Commission Clerk Date Date Page 2 of 2 4

5 CITY OF MANASASS PLANNING COMMISSION STAFF REPORT HOLTZMAN OIL CORPORATION SUP # Proposed Use: This is a request for a special use permit to allow a hazardous materials storage yard for the distribution and bulk storage of propane as part of a propane and ice distribution operation. The warehousing and distribution of ice is permitted by right. Location: The subject property is 9530 Prince William Street, located at the northeast corner of the intersection of Prince William Street and Wellington Road. Existing Zoning: Light Industrial (I-1) and Airport Impact Overlay District (AOD) Parcel Size: ±1.24 ac Comprehensive Plan Designation: Downtown Character Area Date Accepted for Review: October 19, 2016 Planning Commission Hearing: March 1,

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7 MEMORANDUM CITY OF MANASSAS Department of Community Development Holtzman Oil Corporation, SUP # Prince William Street Public Hearing Dates: Planning Commission: March 1, 2017 Recommendation: Staff: Approval OVERVIEW OF REQUEST Request: This request is for a special use permit to allow a hazardous materials storage yard for the distribution and bulk storage of propane as part of a propane and ice distribution operation. The warehousing and distribution of ice is permitted by right. Surrounding Land Uses: Norfolk Southern (Hazardous Materials Storage) Manassas Industrial School/Jennie Dean Memorial Jennie Dean Elementary School Warehouse/ Contractor/ Place of Assembly Single-Family Detached Residential SUP # , Holtzman Oil Corporation February 24, 2017 Page 2 7

8 Level of Service: Any level of service impacts related to this request would be mitigated by the conditions dated February 20, STAFF RECOMMENDATION Staff finds that šz o]vš[ Œ} } ouá]šzšz Œ} } u]š]pš]vp}v]š]}v Usufficiently mitigates negative land use impacts on the existing patterns of development within the corridor. Staff recommends of SUP # , Holtzman Oil Corporation as conditioned dated February 20, Staff: Kelly Davis, AICP Contact Information: , kdavis@manassasva.gov Attachments: 1. Staff Analysis 2. Conditions dated February 20, Generalized Development Plan (GDP) 4. Emergency Response and Evacuation Plan 5. Public Comments 6. Draft Planning Commission Resolution Agency comments have been incorporated into Attachment 1. Staff Analysis. Application and preliminary agency comments are available at the Department of Community Development office (9027 Center Street, Room 202, Manassas, VA 20110) and can be provided upon request. SUP # , Holtzman Oil Corporation February 24, 2017 Page 3 8

9 ATTACHMENT 1: STAFF ANALYSIS Background and History: The subject property is located at the northeast corner of the intersection of Wellington Road and Prince William Street within the Downtown character area of the Comprehensive Plan. The property is zoned Light Industrial (I-1) and Airport Impact Overlay District (AOD), and is currently vacant. The property is bounded to the north by Norfolk Southern Railway and to the east by a legally non-conforming single-family detached residential structure (zoned I-1). The subject property is located approximately ±140 feet from the Manassas Industrial School/Jennie Dean Memorial and approximately ±540 feet from Jennie Dean Elementary School. The applicant requests a special use permit for the bulk storage of propane as part of a propane and ice distribution operation. The property's 1-1 zoning allows the warehousing and distribution of ice as a by-right use. The bulk storage of propane requires a special use permit. This special use permit application is, thus, limited to the propane storage aspect of the proposed ice and propane storage and distribution operation. The proposed propane storage use includes three 30,000 gallon liquid propane storage tanks and accessory storage of approximately three fleet vehicles for propane distribution. SUPs for hazardous materials storage and distribution are approved within the proximity of the subject property. Norfolk Southern holds an SUP for fuel oil (30,000 gallons) immediately adjacent to the subject property. This operation is located within the railroad right of way and within the Downtown character area of the Comprehensive Plan. Additional special use permits for hazardous materials storage and distribution have been approved within approximately 1/3-mile of the subject property. Airgas, LLC (9409 Wellington Road) holds an SUP for three exterior storage tanks (21,000 gallons) and one CO2 tank (18 tons). dz}u }v[ ' (9781 Center Street) holds an SUP for three propane gas tanks (60,000 gallons), one diesel fuel tank (10,000 gallons), and one liquefied propane gas tank (18,000 gallons). These operations are located within the Industrial/Suburban character area of the Comprehensive Plan, and, like the subject property, are located directly adjacent to the railroad right of way. Comprehensive Plan Analysis: The subject property is located within the ^Downtown_ v^'šáç v}œœ]}œ _ character areas of the Comprehensive Plan. It serves as a transition to the Industrial/Suburban Business Character Area across the Southern Railway tracks and to the Suburban Neighborhood Character Area across Wellington Road. Land Use Manassas will maintain its existing pattern of residential, commercial, and open space land uses, emphasize improved design principles, promote mixed uses compatible with existing neighborhoods, accommodate high quality infill and redevelopment where appropriate, and reinforce the unique and positive qualities of diverse neighborhoods. SUP # , Holtzman Oil Corporation February 24, 2017 Page 4 9

10 Development and land use within the Downtown character area is guided by the Old Town Sector Plan. Within the Old Town Sector Plan, the subject property is included within the ^:((Œ }vv^z}}o^šœš ve]pz}œz}}_ v] ]Pvš v^kod}áv'šáç_x The Sector Plan envisions that residential uses will be re-established in this area and designates the property as low density residential. While this proposal does not support that vision, it must be recognized that the north side of Prince William Street is currently zoned Light Industrial (I-1) and is generally characterized by commercial and industrial uses in addition to some remaining legally non-conforming residential structures. The applicant proposes to mitigate potential detrimental impacts to adjacent land through the generalized development plan and proposed conditions. The applicant has included enhanced landscape buffering and fencing, and has located the proposed tank area to meet or exceed National Fire Protection Association (NFPA) minimum required distance to adjacent properties and buildings (50 feet). The conditions also place limitations on signage, exterior lighting, and exterior loudspeakers/public address systems to limit impacts to adjacent properties. These mitigations improve the overall quality of development beyond that permitted by-right under the current industrial zoning. Goal/Objective/Strategy Staff Analysis Chapter 3: Land Use (Comprehensive Plan) Objective 3.2: Reinforce positive This project reinforces the industrial character of Prince characteristics of sub-districts and William Street as opposed to the residential vision neighborhoods of the City while presented in the Old Town Sector Plan. This is proposed setting and implementing policies for to be mitigated by enhanced landscaping, screening, long-term improvement of negative and signage controls as recommended in the characteristics. Comprehensive Plan design standards for Gateways and Corridors. Goal/Objective/Strategy Staff Analysis Old Town Manassas Sector Plan Goal 3: Z(]v^dŒv }Œšš]}v_]v šz}ávš}áv ^]Œµoš]}vv provide more emphasis on pedestrian needs, parking, and accessibility to transit options. Goal 7: Preserve, protect, and enhance the residential neighborhoods within and around the commercial core of the Downtown. The Sector Plan specifies that sidewalks will be provided adjacent to new development; however, the CitÇ[ current plan for Prince William Street includes sidewalk only on the south side of Prince William Street and not adjacent to the subject property. As mitigation, the conditions require future dedication of right-of-way for public sidewalk upon request by the City. This project does not preserve or enhance the residential nature of Prince William Street, as envisioned in the Old Town Sector Plan for this neighborhood. This is proposed to be mitigated by enhanced landscaping, screening, and signage controls as recommended in the Comprehensive Plan design standards for Gateways and Corridors. SUP # , Holtzman Oil Corporation February 24, 2017 Page 5 10

11 Economic Development Manassas will have a strong and diverse economy that provides quality jobs, meets the retail needs of the community, attracts new residents, and creates tourism opportunities, while generating revenues that provide for superior public services and facilities. The Department of Economic Development has no comments on the proposed use. Mobility Manassas will have a safe, efficient, multi-modal transportation system with streets sufficient to support businesses and residents, providing public transportation and pedestrian- and bicyclefriendly facilities, while being sensitive to the design context of the City and its neighborhoods. The Department of Public Works has no concerns relating to transportation. Traffic generation will include commercial and personal vehicles. Trucks will deliver bulk propane for storage in the three tanks on site. Approximately three local delivery trucks will be parked on the property each night and will distribute propane to residential customers during the day. Approximately three drivers will park their personal vehicles on the property in the morning before picking up their respective delivery trucks for the day. Site access will be provided from Prince William Street, and the existing site driveway will be relocated further from the intersection of Wellington Road in coordination with the Prince William Street road improvement project. The conditions specify that such coordination will continue through site plan. Pedestrian improvements were not requested by Public Works, as sidewalks are currently proposed only on the south side of Prince William Street between Wellington Road and Jefferson Street. However, the proposed conditions require future dedication of right-of-way for a public sidewalk on Prince William Street if requested by the City. Public Safety Public Safety: Manassas City provides premier police, fire and rescue services and facilities, protecting the lives and property of our citizens with well-trained and equipped personnel closely engaged with the community. The City is prepared to respond to and protect against natural and man-made disasters and threats. The Police Department and Fire Marshal expressed no issues or concerns with the proposed use. Any potential impacts to public safety are addressed under the proposed conditions and šz o]vš[ uœpvçœ }v v൚]}v ov~ššzuvšðx In addition, the bulk propane facility will be installed according to National Fire Prevention Association (NFPA) guidelines and meets or exceeds setback distances from adjacent properties and structures as SUP # , Holtzman Oil Corporation February 24, 2017 Page 6 11

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13 Utilities Public Utilities: City of Manassas utilities are well-maintained to provide quality, dependable service to our citizens and are carefully planned to support economic development with sufficient system capacity to meet anticipated long-term growth in an environmentally sensitive manner. The Departments of Engineering and Utilities expressed no issues or concerns regarding utilities for the proposed use. Environment Manassas will manage the impact of growth and development to protect and preserve the natural environment in such a way as to ensure long range environmental health and sustainability. The Department of Public Works, the City Arborist, and Fire Marshal reviewed and approved of the project as submitted. To mitigate potential environmental impacts, the GDP incorporates tree preservation and tree canopy requirements. The proposed conditions address hazardous materials and stormwater. CONDITION ANALYSIS The complete set of conditions is provided in Attachment 2. Staff recommends several conditions to mitigate potential impacts on surrounding properties, including: - Condition #1 limits the site to the storage of three (3) exterior liquid propane tanks not to exceed 30,000 gallons each. - Conditions #7 through #12 mitigate impacts on surrounding property owners through enhanced landscaping and screening and limitations on signage, lighting, and exterior sound systems. - Conditions #12 through #14 limit the area permitted for fleet vehicle parking and prohibit exterior vehicle maintenance and storage of non-hazardous materials (e.g., inoperable vehicles, parts, or materials). - Conditions #15 through #19 mitigate impacts associated with hazardous materials. - Condition #20 requires the removal of the propane tanks use should cease for a period of more than one (1) year. SUP # , Holtzman Oil Corporation February 24, 2017 Page 8 13

14 Special Use Permit Conditions SUP # , Holtzman Oil Company 9530 Prince William Street February 20, 2017 In addition to compliance with all applicable zoning, subdivision, and Design & Construction Standards Manual (DCSM) requirements, the development and use of the designated property shall be subject to the following conditions: 1. This special use permit is for a Storage Yard/Facility/Chemical Storage/Tank Farm (Hazardous Materials) for the bulk storage of liquid propane. This permit specifically allows a maximum of three (3) exterior liquid propane storage tanks not to exceed 30,000 gallons each. 2. The site, subject to final engineering, shall be developed and operated in substantial conformance with the Special Use Permit Plan ( SUP Plan ) entitled Holtzman Manassas Bulk Storage Facility prepared by Bowman Consulting, dated September 29, 2016 and revised through February 20, Site engineering and development shall be coordinated with the Prince William Street road improvement project. Prior to site plan approval, the Applicant shall cooperate with the City by agreeing to minor revisions to existing road improvement easements as necessary to coordinate the final road improvement plans and the final site plan; provided, however, that in no event shall Applicant be required to agree to easement revisions that would result in easements within the boundaries of opaque screening (fencing) referenced in Condition 8 or require any removal or relocation of that screening. 4. Prior to site plan approval, the Applicant shall submit a Stormwater Pollution Prevention Plan to the City Stormwater Manager for approval and shall demonstrate compliance with Virginia Pollutant Discharge Elimination System Permit Program requirements. 5. At such time as requested by the City, the Applicant shall dedicate property adjacent to the City s right-of-way on Prince William Street for the installation and use of a public sidewalk; provided, however, Applicant shall not be required to dedicate any right-of-way that would result in a dedication within the boundaries of the opaque screening (fencing) referred to in Condition Site access shall be limited to Prince William Street. SUP # , Holtzman Oil Corporation, 9530 Prince William Street February 20, 2017 Page 1 of 3 14

15 7. Enhanced landscape buffers shall be provided and maintained along Prince William Street and Wellington Road in general conformance with the SUP Plan. Installation of landscaping may be phased and guaranteed in accordance with the requirements of Sec (b) to allow planting of landscaping after construction of Prince William Street is completed and temporary construction easements are no longer needed. 8. Opaque screening along Wellington Road and Prince William Street shall consist of board on board or higher quality materials as may be approved by the City. The remaining perimeter fencing may consist of chain link fencing coated with black or dark green vinyl with coordinating black or dark green opaque slats. The maximum separation between the bottom of the fence or gate and the ground shall not be greater than two inches. A tension wire must be included along the base of the fence. No barbwire fencing shall be used along Wellington Road or Prince William Street. 9. One freestanding sign not to exceed (10) ten feet in height shall be permitted on this property. The monument sign base shall be landscaped with shrubs and/or perennials. 10. All exterior lighting fixtures shall be directed and shielded downward and inward to prevent illumination of adjacent properties. 11. There shall be no use of exterior loudspeakers or public address systems. 12. Parking of fleet vehicles shall be limited to the Prop. Parking Area as designated on the SUP Plan. 13. There shall be no exterior maintenance or washing of vehicles. 14. There shall be no exterior storage of non-hazardous materials, including inoperable vehicles, parts, or materials. 15. Prior to site plan approval, the owner/operator shall submit an Emergency Response and Evacuation Plan for review and approval. This plan shall be reviewed annually and any subsequent changes shall be approved by the City. 16. All hazardous materials shall be recycled or disposed of according to federal, state, and local laws. 17. A spill kit shall be maintained on site per the Virginia Department of Environmental Quality requirements. Hazardous fluid spills shall be cleaned up SUP # , Holtzman Oil Corporation, 9530 Prince William Street February 20, 2017 Page 2 of 3 15

16 immediately with the proper absorbent materials and disposed of in accordance with federal, state and local regulations. 18. Material Safety Data Sheets for any hazardous materials stored or used shall be available on site for review by public safety personnel. 19. The Applicant shall be responsible for obtaining Fire Prevention Code Permits as required by the Virginia Statewide Fire Prevention Code for hazardous materials storage or operations. 20. Cessation of use - If the use should cease for a period of more than one (1) year, the Applicant or any subsequent property owner shall notify the City of the cessation of use and shall be required to submit a demolition plan to the City for the removal of structures associated with hazardous material storage. 21. A copy of the conditions for this special use permit shall be included with any lease agreements and with any permit application submitted to the City of Manassas. 22. The use of this property shall be in compliance with all federal, state, and local ordinances. Matthew D. Arcieri, Zoning Administrator Date This signature certifies that these conditions were approved by the Manassas City Council as part of the above referenced special use permit. SUP # , Holtzman Oil Corporation, 9530 Prince William Street February 20, 2017 Page 3 of 3 16

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26 Attachment #5 Public Comments From: Eihab Dasougi Date: February 21, 2017 at 7:37:55 AM EST To: Cc: Eihab Hilmi Dasougi Subject: Zoning city's zoning department. City Zoning Contact: Matthew Arcieri, AICP Planning & Zoning Services Manager Center St. Room 202 Manassas, VA Ph: Fx: "I am writing in reference to the above-referenced property and the posted zoning application to allow for the storage of hazardous waste related to propane and ice. Upon reading the application, the site's proposed use to store and use three (3) tanks for propane distribution is the applicant's purpose. As a resident of the Wellington Community and the parent of a child who attended Jennie Dean Elementary School, which is located directly across the street from the proposed site, I strenuously object to this variance. A propane storage and distribution site is not "consistent with the Comprehensive Plan's vision for future low-density residential": a facility that has three (3) storage tanks and associated heavy trucks has no place in a neighborhood occupied by over a 1,000 homes and across the street from an elementary school that houses over 500 children a day. No amount of landscaping can mitigate the definitive negative impacts on the entryway to the Wellington community. This plan does not "protect present and future development": once this property is allowed to serve as a propane depot, the laws of inertia say it will remain a depot or similar facility. A propane facility has no place being this close to a residential neighborhood. The railroad crossing is the natural boundary for industrial activities, and it should be maintained. The existing industrial activities on Prince William Street that the applicant cites do not include the storage of a large volume of hazardous materials. Not addressed by the applicant is the added traffic on Prince William Street. There are numerous bus stops on the street, which would be active at the same time as the trucks, along with numerous commuters heading to Center Street and Route 28. The addition of heavy trucks will stress an already overused road. SUP # , Holtzman Oil Corporation February 24, 2017 Page 1 26

27 Attachment #5 Public Comments Finally, the city relies on real estate tax revenue from the Wellington Community. Our home values, and the city's real estate tax base, are likely to suffer if this facility is placed less than a quarter mile from the Wellington boundary. I urge the planning and zoning commission to reject this request." I use this street daily over five times a day to get to 28 just school traffic in morning and afternoon is over loading that street The city work on Prince William street for over a year we suffered and till now the city will not do the street over they keep patching it Our cars are suffering and now more traffic Sent from my iphone SUP # , Holtzman Oil Corporation February 24, 2017 Page 2 27

28 Attachment #5 Public Comments From: Kimberly Howard Date: February 20, 2017 at 9:17:23 AM EST To: Subject: Against the Zoning Proposal - Wellington & Prince William Street Mr. Marcieri, I am writing in reference to the above-referenced property and the posted zoning application to allow for the storage of hazardous waste related to propane and ice. Upon reading the application, the site's proposed use to store and use three (3) tanks for propane distribution is the applicant's purpose. As a resident of the Wellington Community and the parent of a child who attended Jennie Dean Elementary School, which is located directly across the street from the proposed site, I strenuously object to this variance. A propane storage and distribution site is not "consistent with the Comprehensive Plan's vision for future low-density residential": a facility that has three (3) storage tanks and associated heavy trucks has no place in a neighborhood occupied by over a 1,000 homes and across the street from an elementary school that houses over 500 children a day. No amount of landscaping can mitigate the definitive negative impacts on the entryway to the Wellington community. This plan does not "protect present and future development": once this property is allowed to serve as a propane depot, the laws of inertia say it will remain a depot or similar facility. A propane facility has no place being this close to a residential neighborhood. The railroad crossing is the natural boundary for industrial activities, and it should be maintained. The existing industrial activities on Prince William Street that the applicant cites do not include the storage of a large volume of hazardous materials. Not addressed by the applicant is the added traffic on Prince William Street. There are numerous bus stops on the street, which would be active at the same time as the trucks, along with numerous commuters heading to Center Street and Route 28. The addition of heavy trucks will stress an already overused road. Finally, the city relies on real estate tax revenue from the Wellington Community. Our home values and the city's real estate tax base are likely to suffer if this facility is placed less than a quarter mile from the Wellington boundary. And, if you lived in Wellington or on Prince William Street, would you want this zoning application approved? I urge the planning and zoning commission to reject this request Kim Howard, CAE "Never confuse activity with results." Lou Gerstner, former IBM CEO SUP # , Holtzman Oil Corporation February 24, 2017 Page 3 28

29 Attachment #5 Public Comments From: Date: February 19, 2017 at 10:25:06 AM EST To: Subject: Property at the corner of Prince William St and Wellington Rd Mr. Arcieri: I am writing in reference to the above-referenced property and the posted zoning application to allow for the storage of hazardous waste related to propane and ice. Upon reading the application, the site's proposed use to store and use three (3) tanks for propane distribution is the applicant's purpose. As a resident of the Wellington Community and the parent of a child who attended Jennie Dean Elementary School, which is located directly across the street from the proposed site, I strenuously object to this variance. A propane storage and distribution site is not "consistent with the Comprehensive Plan's vision for future low density residential": a facility that has three (3) storage tanks and associated heavy trucks has no place in a neighborhood occupied by over a 1,000 homes and across the street from an elementary school that houses over 500 children a day. No amount of landscaping can mitigate the definitive negative impacts on the entryway to the Wellington community. This plan does not "protect present and future development": once this property is allowed to serve as a propane depot, the laws of inertia say it will remain a depot or similar facility. A propane facility has no place being this close to a residential neighborhood. The railroad crossing is the natural boundary for industrial activities, and it should be maintained. The existing industrial activities on Prince William Street that the applicant cites do not include the storage of a large volume of hazardous materials. Not addressed by the applicant is the added traffic on Prince William Street. There are numerous bus stops on the street, which would be active at the same time as the trucks, along with numerous commuters heading to Center Street and Route 28. The addition of heavy trucks will stress an already overused road. Finally, the city relies on real estate tax revenue from the Wellington Community. Our home values, and the city's real estate tax base, are likely to suffer if this facility is placed less than a quarter mile from the Wellington boundary. I urge the planning and zoning commission to reject this request. Sincerely, Dianne Lane 9327 Camphor Court SUP # , Holtzman Oil Corporation February 24, 2017 Page 4 29

30 Attachment #5 Public Comments From: Howard Pond Sent: Thursday, February 23, :32 PM To: Matthew Arcieri Cc: Elizabeth Via-Gossman; WP - Mayor; Ian T. Lovejoy; Marc T. Aveni; Pamela J. Sebesky; Sheryl Bass; board; Donnie; Ken D. Elston Subject: SUP # , Holtzman Oil Corporation to allow chemical storage (propane) Matt, Good afternoon. Please note that on behalf of the Wellington Community Association Board we oppose this application for a fuel Depot on the doorstep of our community elementary school and on the heels of our community. We will oppose this in any way available to us as an organization. It will diminish the value of our area and we can't sit idle and simply allow this. The city already has an apparently difficult time maintaining its common areas as evident by the flaws I've witnessed and we don't need further blight. I appreciate your time and consideration. I'm sure you get bombarded with all sorts of opinions. Feel free to call me and discuss if you have questions. Thanks, Howard Pond Wellington Community President Sent from my iphone Begin forwarded message: From: Elizabeth Via-Gossman <evia-gossman@ci.manassas.va.us> Date: February 21, 2017 at 3:54:18 PM EST To: Mayor and Council <MayorandCouncil@ci.manassas.va.us>, "hpond@wellingtonca.org" <hpond@wellingtonca.org> Cc: Pat Pate <ppate@ci.manassas.va.us>, Andrea Madden <amadden@ci.manassas.va.us>, "board@wellingtonca.org" <board@wellingtonca.org>, "'lmulloy@wellingtonca.org'" <lmulloy@wellingtonca.org>, "hollardonnie@aol.com" <hollardonnie@aol.com>, "'khoward@wellingtonca.org'" <khoward@wellingtonca.org>, "'msweetland@wellingonca.org'" <msweetland@wellingonca.org>, "'kwalker@wellingtonca.org'" <kwalker@wellingtonca.org>, Bryan Foster <bfoster@ci.manassas.va.us>, Kelly Davis <kdavis@ci.manassas.va.us>, "Matthew Arcieri" <marcieri@ci.manassas.va.us> Subject: FW: Zoning Question Mayor and Council SUP # , Holtzman Oil Corporation February 24, 2017 Page 5 30

31 Attachment #5 Public Comments Per Howard s question below. The public hearing signs are for the Planning Commission meeting of March 1, The case is SUP # , Holtzman Oil Corporation to allow chemical storage (propane) in conjunction with their allowed use which is warehouse and distribution for propane and ice. The property is zoned I-1, Light Industrial. Development applications are the subject of at least two public hearings, one before the Planning Commission and one before the City Council. The City Council is not transmitted the package for review until the case is scheduled before them, in this case, that will be April 10 th. So the Council has not heard this case yet nor gotten a staff report for background. The Planning Commission will hear public comment on March 1 st at 7:30 pm at City Hall or comments can be provided in writing or to the case planner, Ms. Kelly Davis at kdavis@manassasva.gov and we will be sure to provide those to the Planning Commission and subsequently to the City Council. The staff report will be available on the City s website by the close of business, Friday, February 24 th. Please let me know if there are any further questions. Liz ************************************************ Elizabeth S. Via-Gossman, AICP, Director, Community Development City of Manassas, 9027 Center Street, Room 202, Manassas, VA (703) v (571) c Please "like" us at the City's Facebook page to hear the latest news and events! City of Manassas Facebook From: Howard Pond <hpond@wellingtonca.org> Date: February 18, 2017 at 9:57:12 PM EST To: "sbass@ci.manassas.va.us" <sbass@ci.manassas.va.us>, Marc City COUNCIL <maveni@ci.manassas.va.us>, Mark Wolfe <mwolfe@ci.manassas.va.us>, "Ian Lovejoy Council" <ilovejoy@ci.manassas.va.us>, Manassas Mayor <Mayor@ci.manassas.va.us>, "kelston@ci.manassas.va.us" <kelston@ci.manassas.va.us> Cc: Howard Pond <hpond@wellingtonca.org>, Lisa Mulloy <lmulloy@wellingtonca.org>, Donnie <hollardonnie@aol.com>, Kim Howard <khoward@wellingtonca.org>, Melissa Sweetland <msweetland@wellingtonca.org>, Kristina Walker <kwalker@wellingtonca.org> SUP # , Holtzman Oil Corporation February 24, 2017 Page 6 31

32 Attachment #5 Public Comments Subject: Zoning Question Council Members Mayor, Hi all. A Wellington Community owner asked the following question on our community facebook page and we would like feedback from each of you: "Heads Up: There is a zoning sign on the vacant property at the corner of Prince William St and Wellington Rd, across from Jennie Dean, looking to allow the property to be used for propane distribution and ice. I know that 1. I don want something dealing with propane that close to an elementary school. 2. While we already have propane storage tanks adjacent to the train tracks, I'd rather not further tempt fate. 3. I don't believe that having a commercial endeavor at the entrance to our community adds to our property values. The meeting notice said the hearing was March 1 (I believe -- I do want to double check) but I know that I plan on speaking against it. Q: Howard Pond is this something the board would consider taking a position on?" Looking forward to your follow up. Thanks Howard Pond Wellington Community President (P) Sent from my iphone SUP # , Holtzman Oil Corporation February 24, 2017 Page 7 32

33 PLANNING COMMISION RESOLUTION Re: SUP # , Holtzman Oil Corporation 9530 Prince William Street WHEREAS, the City of Manassas Planning Commission held a public hearing for Special Use Permit # to allow a Storage Yard/Facility/Chemical Storage/Tank Farm (Hazardous Materials) on March 1, 2017; and WHEREAS, the Commission has heard from the City staff, the applicant, and the public with regard to this land use matter; and WHEREAS, approval of the special use permit is not projected to have an adverse impact on the community, provided the reasonable recommended conditions and generalized development plan is followed; and WHEREAS, the application is found to be compatible with existing, adjacent land uses and patterns of development. NOW THEREFORE BE IT RESOLVED, that the Planning Commission hereby RECOMMENDS APPROVAL of SUP # , as conditioned. Harry J. Clark Chairperson Date 33

34 MEMORANDUM CITY OF MANASSAS Department of Community Development Phone: Fax: TO: FROM: Planning Commission Kelly E. Davis, AICP, Senior Planner Matthew D. Arcieri, AICP, Planning & Zoning Manager DATE: February 24, 2017 SUBJECT: CPA # : Ch. 7, Community Facilities, and CPA # : Ch. 9, Parks, Recreation, and Cultural Resources In accordance with the recommendations of the Manassas Next: The 2032 Comprehensive Plan, comprehensive plan amendments have been prepared for Chapters 7 and 9 to incorporate level of service standards and findings of the 2016 Parks, Recreation, and Culture Needs Assessment and Facilities Plan. Attachment 1 provides the final draft amendment for Chapter 9, Parks, Recreation, and Cultural Resources, including revised goals, objectives, and strategies as well as level of service standards. Updates to this chapter are described in detail below. Attachment 2 provides draft amendments to Chapters 1 and 2 and Appendix D, which have been updated as a result of changes to Chapter 9. Attachment 3 provides a draft amendment for Chapter 7, Community Facilities, which has been revised to incorporate level of service standards in response to the new conditional zoning proffer law. The amendment specifically includes level of service standards for education and public safety. The amendment also removes goals, objectives, and strategies associated with parks and recreation, which have been consolidated into Chapter 9 and updates the Community Facilities map. The Planning Commission s Comprehensive Plan Committee met four times to review the proposed updates and recommended approval of CPAs # and # on February 1, CPA # and CPA # February 24, 2017 Page 1 34

35 Chapter 9 Updates: Parks, Recreation, and Culture In 2016, Manassas completed a system-wide needs assessment for parks, recreation, and cultural facilities. Through extensive public outreach and facility and level of service analysis, this assessment identified key strengths, deficiencies, and opportunities for improving the current system. Specifically, the needs assessment and citizen surveys highlighted the need to: 1) Increase quality of services to citizens by improving and expanding our inventory of available resources, 2) Protect our investment in existing facilities through enhanced maintenance, and 3) Plan for the impacts on parks, recreation, and cultural resources that result from development and redevelopment. These findings serve as the basis for the reorganization of Chapter 9 and for the goals, objectives, and level of service standards included therein. Specifically, the chapter identifies the following objectives for parks, recreation, and culture and provides additional actionable strategies in order to achieve them: Objective 9.1: Preserve, improve, and expand parks, recreation, and cultural opportunities that reinforce the economic and quality of life goals of the City. Objective 9.2: Protect the City s investment in existing facilities by ensuring City parks, recreation, and cultural facilities are routinely and continuously maintained. Objective 9.3: Ensure that parks, recreation, and cultural resources are appropriately addressed during development, redevelopment, and preservation. Level of Service Standards In addition to updating the City s goals, objectives, and strategies for parks, recreation, and culture, the Chapter 9 updates identify level of service standards for parks and recreation. According to the 2016 Needs Assessment, Manassas is underserved in terms of park acreage and recreation facilities. In addition, recent citizen satisfaction surveys have shown that Manassas citizens have low levels of satisfaction with the number of parks and open spaces in the City 1. By incorporating level of service into the Comprehensive Plan, the City can better address these deficiencies and ensure that current and future residents have access to adequate parks and recreation services. The level of service standards will serve as the basis for developing the City s Capital Improvement Program and for analyzing the impacts of new development on parks and recreation in the City. The proposed level of service standards, provided in Table 1, were developed based on a review of Virginia Outdoors Plan standards and City of Manassas Community Survey. Available at: Satisfaction-Survey CPA # and CPA # February 24, 2017 Page 2 35

36 benchmarking data from the National Recreation and Park Association (NRPA) and other Northern Virginia localities. Staff believes that the proposed standards represent aggressive but achievable goals based on existing undeveloped land in the City and opportunity areas to formalize partnerships with privately-held and School Board-owned recreation areas. FUNCTION/ ACTIVITY Park Acreage Table 1. Proposed Level of Service Standards for Parks and Recreation LOS STANDARD 8 ac. / 1,000 EXISTING FACILITIES IN MANASSAS 5.5 ac. / 1,000 EXISTING DEFICIT BASED ON LOS (2015) PROJECTED DEFICIT BASED ON LOS (2025) 104 ac. 186 ac. Basketball 1 / 5, Diamond Field: Adult 1 / 20, Diamond Field: General/Softball/T-Ball 1 / 3, Dog Park 1 / 30, Playgrounds 1 / 3, Rectangle: Football 1 / 15, Rectangle: Multipurpose 1/ 4, Swimming (Indoor/Outdoor)* 1 / 20,000 2* 0 1 Skate Parks 1/ 25, Tennis 1 / 3, Trails 1 mi / 4, mi 5 mi 8 mi Volleyball (Indoor/Outdoor) 1 / 20, * Includes George Mason Freedom Aquatic and Fitness Center Chapter 7 Updates: Community Facilities Updates to Chapter 7, Community Facilities, focus on addressing level of service standards for education and public safety. In addition, the Community Facilities map was updated to reflect current conditions and capital projects. Level of Service Standards The proposed Chapter 7 updates include level of service standards to ensure that current and future residents have access to adequate education facilities and public safety services. These CPA # and CPA # February 24, 2017 Page 3 36

37 standards are primarily intended to be used to help guide future development proposals prepare fiscal impact analysis and offer reasonable mitigation, as required by the new zoning ordinance and in response to the new conditional zoning proffer law. The proposed standards for schools are based on existing conditions and the Manassas City Public Schools, School Facility Plan Proposed standards for libraries are based on the Library of Virginia recommended standard. Proposed standards for public safety are based on recommendations from the Manassas City Police and Fire Departments. The recommendation for fire and rescue is also consistent with the National Fire Protection Association recommended standard. The following standards are proposed: Schools Level of Service for schools shall not exceed 100% utilization on a citywide-basis and 100% utilization per school type (e.g. Elementary, Intermediate, Middle, and High School). Libraries Police Maintain 0.6 gross square feet of library facilities per capita. Maintain a ratio of 2.5 sworn officers per 1,000 residents. Maintain a ratio of 300 square feet per sworn officer. Fire and Rescue Attachments: Maintain a 4.0 minute fire and rescue first unit travel time for 90% of all incidents. 1. Draft Amendment to Chapter 9, Parks, Recreation, and Cultural Resources 2. Draft Amendments to Chapters 1 and 2 and Appendix D 3. Draft Amendment to Chapter 7, Community Facilities 4. Draft Planning Commission Resolution CPA # and CPA # February 24, 2017 Page 4 37

38 Chapter 9: Parks, Recreation, and Cultural Resources Chapter 9: Parks, Recreation, and Cultural Resources 9.1 Introduction The quality of life enjoyed by Manassas residents is inextricably tied to the condition and accessibility of parks and recreation and the vitality of arts and culture. With more than 233 acres of parkland, 7 historic and cultural sites, and numerous partnerships with area recreation and arts providers, Manassas provides a robust system of such resources. Through thoughtful planning and investment, Manassas has an incredible opportunity to capitalize on the many benefits that parks, recreation, and cultural resources can provide. The availability of parks, recreation, and cultural opportunities is vital to the physical, social, and environmental health of communities. Parks and open space provide active and passive recreation opportunities that support the health and happiness of residents by increasing the frequency of exercise, improving mental health, and strengthening the social and cognitive abilities of children. These amenities also provide opportunities for community involvement that can help create strong communities, stabilize neighborhoods, and reduce crime. Moreover, parkland conserves environmentally sensitive land and habitat Benefits of Parks Parks provide intrinsic environmental, aesthetic, and recreation benefits to our cities. They are also a source of positive economic benefits. They enhance property values, increase municipal revenue, bring in homebuyers and workers, and attract retirees. Source: American Planning Association (2002) City Parks Forum Briefing Papers: Economic Development and provides numerous ecological services, such as pollution abatement, cooling, and stormwater management, all of which help make the City a safer place to live and can also reduce the cost of providing infrastructure. 38 MANASSAS NEXT 2032 COMPREHENSIVE PLAN 9-1

39 Chapter 9: Parks, Recreation, and Cultural Resources VEDP s Economic Development Triangle Parks, recreation, and cultural resources are also critical to the economic vitality of communities. Not only do they bring positive impacts on home values and associated municipal tax revenues, the attraction and retention of businesses and qualified workers is increasingly linked to placemaking and quality of life. As demonstrated by VEDP s Economic Development Triangle, these factors form the foundation for local economic development, without which other business recruitment and development efforts are likely to fall short. Furthermore, cultural and historic resources are key to the City s unique regional and national identity and important for generating tourism in the historic downtown and beyond. Source: Virginia Economic Development Partnership Recognizing these benefits, the City has recommitted to parks, recreation, and culture, and has recently undertaken several planning efforts to guide both maintenance and capital investments in this area. Most notably, a system-wide Parks, Recreation, and Cultural Facilities Needs Assessment was completed in This assessment, through extensive public outreach and facility and level of service analysis, identified key strengths, deficiencies, and opportunities for improvement. Specifically, the needs assessment and citizen surveys highlighted the need to: 1) Increase quality of services to citizens by improving and expanding our inventory of available resources, 2) Protect our investment in existing facilities through enhanced maintenance, and 3) Plan for the impacts on parks, recreation, and cultural resources that result from development and redevelopment. These findings serve as the basis for the goals, objectives, and level of service standards presented in this chapter. 9.2 Goals and Objectives Manassas offers many parks, recreation, and cultural resources that support the quality of life of residents. The following goals, objectives, and strategies offer a road map for ensuring existing resources are preserved and maintained while adding new amenities in accordance with projected needs and available resources. 39 MANASSAS NEXT 2032 COMPREHENSIVE PLAN 9-2

40 Chapter 9: Parks, Recreation, and Cultural Resources Goal The City of Manassas offers family-oriented recreational and cultural opportunities for residents of all ages and abilities and provides access to safe, well-maintained parks, open space, trail facilities, and cultural and historical resources. Objectives and Strategies (Objective 9.1) Preserve, improve, and expand parks, recreation, and cultural opportunities that reinforce the economic and quality of life goals of the City. (Strategy 9.1.1) Initiate strategic investments in facilities and amenities that extend the service life of existing assets and/or correct level of service deficiencies, while ensuring no net loss or decline in current levels of service. (Strategy 9.1.2) Develop and implement master plans for City park sites, prioritizing implementation of the Dean Park and Stonewall Park Master Plans. (Strategy 9.1.3) Address deficiencies at the E.G. Smith ballfield complex by providing new or renovated facilities. (Strategy 9.1.4) Expand the City s greenway and trail network to encourage pedestrian and bicycle access to parks, cultural resources, and regional trails. Develop five miles of new trails in the next five years in accordance with the Bike and Pedestrian Master Plan. Review, and update as necessary, the Bike and Pedestrian Trails Master Plan. (Strategy 9.1.5) Enhance the City s historically significant sites and structures for the cultural, educational, and economic benefits they provide to residents and visitors. (Strategy 9.1.6) Promote partnerships with local agencies and volunteer citizen organizations to provide new and unique cultural events and venues that promote the City, draw tourists and visitors, and promote a sense of community among our residents. (Strategy 9.1.7) Prioritize reinvestment in library facilities based on the results of the City s joint service agreement and needs assessment. (Strategy 9.1.8) Formalize agreements with the City School Board ensuring public access to facilities for compatible recreation activities, maximizing their use and cost efficiency and supporting level of service goals. 40 MANASSAS NEXT 2032 COMPREHENSIVE PLAN 9-3

41 Chapter 9: Parks, Recreation, and Cultural Resources (Strategy 9.1.9) Evaluate underutilized City-owned properties, flood plains, and easements for recreation potential that can be developed in accordance with citizen needs and level of service standards. (Strategy ) Evaluate and incorporate trails and passive recreation into all stormwater management upgrades and stream restoration projects, encouraging the use of innovative and aesthetic solutions such as vegetated bioswales and constructed wetlands in City parks. (Strategy ) Develop the means to acquire additional property such as vacant schools, churches, historic resources, land, and/or buildings that meet recreational and cultural objectives, or preserve the City s historic identity. (Strategy ) Integrate accessibility and safety into park and facility design to ensure that parks are safe and inclusive for all users and that playgrounds are ADA accessible and multigenerational. (Strategy ) Provide for unstructured play in natural areas through planning and accommodation of unregulated green spaces and natural playscapes within City parks and historic sites. (Strategy ) Emphasize placemaking through the artistic design of public spaces and right of ways by incorporating public art, landscaping, and street furnishings. (Strategy ) Incorporate consistent signage and wayfinding throughout City parks and historic sites to help connect residents and visitors to available amenities. (Strategy ) Support research into and preservation of the City s archaeological resources. (Strategy ) Reevaluate the parks, recreation, and cultural needs assessment on a ten-year basis. (Objective 9.2) Protect the City s investment in existing facilities by ensuring City parks, recreation, and cultural facilities are routinely and continuously maintained. (Strategy 9.2.1) Develop and implement an inspection and maintenance plan to ensure that parks and facilities are inspected on a routine schedule and maintained according to industry standards. (Strategy 9.2.2) Improve safety in existing park, recreation, and cultural facilities by correcting deficiencies identified in the 2016 Needs Assessment and prioritizing safety issues identified during routine inspections. 41 MANASSAS NEXT 2032 COMPREHENSIVE PLAN 9-4

42 Chapter 9: Parks, Recreation, and Cultural Resources (Strategy 9.2.3) Promote the citizen ownership of parks by engaging public-private partnerships and community volunteers in maintenance and litter cleanup activities and programs, such as Adopt-A-Park. (Objective 9.3) Ensure that parks, recreation, and cultural resources are appropriately addressed during development, redevelopment, and preservation. (Strategy 9.3.1) Ensure that public and private development does not reduce the areas already designated for parks, recreation, trails, and cultural resources within the City. (Strategy 9.3.2) Ensure that planning for all new development and redevelopment provides for trails, open space, parks, and recreational land that meet or exceed adopted level of service standards. (Strategy 9.3.3) Ensure that adequate public park space and recreation facilities are available within a 15-minute walking radius of all residential development. (Strategy 9.3.4) Provide strong incentives that encourage developers to include dedicated lands and connected greenways in all new development projects. (Strategy 9.3.5) Ensure that every new school provides recreation facilities that are available to the public outside of normal school hours. (Strategy 9.3.6) Ensure that new development integrates public art and civic spaces that enhance the visual environment and commemorate the City s rich history. (Strategy 9.3.7) Ensure that new development within historic districts is sensitive to the character and context of these areas. (Strategy 9.3.8) Continue to work with, support, and provide incentives for private sector investment in the preservation and restoration of landmark and historic structures. (Strategy 9.3.9) Continue educating property owners about the legal requirements for renovating or demolishing historic structures, and discourage demolition of historic structures. (Strategy ) Review historic preservation policies at least every five years to ensure that goals for preservation and compatible new construction are being addressed. 42 MANASSAS NEXT 2032 COMPREHENSIVE PLAN 9-5

43 Chapter 9: Parks, Recreation, and Cultural Resources 9.3 Level of Service Standards To ensure that current and future residents have access to adequate parks and recreation services, the City has adopted the Level of Service (LOS) standards provided in Table 9-1. These standards are based upon existing conditions in the City and upon recognized and accepted national, state, and regional standards and benchmarks. They also reflect resident demand for these facilities as identified in the 2016 Parks, Recreation, and Cultural Facilities Needs Assessment. The standards will be regularly updated through the 5-year Comprehensive Plan update process to reflect changes in population and the availability of facilities. The LOS standards serve as the basis for developing the City s Capital Improvement Program and for analyzing the impacts of new development on parks and recreation in the City. To ensure that LOS is addressed, all new development shall assess impacts specifically attributable to the development and in excess of existing parks, recreational, and cultural facilities. Sufficient mitigation shall be provided to offset such impacts. Table 9-1: Level of Service Standards EXISTING FACILITIES IN MANASSAS EXISTING DEFICIT BASED ON LOS (2015) PROJECTED DEFICIT BASED ON LOS (2025) FUNCTION/ ACTIVITY LOS STANDARD Park Acreage 8 ac. / 1, ac. / 1, ac. 186 ac. Basketball 1 / 5, Diamond Field: Adult 1 / 20, Diamond Field: General/Softball/ 1 / 3, T-Ball Dog Park 1 / 30, Playgrounds 1 / 3, Rectangle: Football 1 / 15, Rectangle: Multipurpose 1/ 4, Swimming (Indoor/Outdoor)* 1 / 20,000 2* 0 1 Skate Parks 1/ 25, Tennis 1 / 3, Trails 1 mi / 4, mi 5 mi 8 mi Volleyball (Indoor/Outdoor) 1 / 20, * Includes George Mason Freedom Aquatic and Fitness Center 43 MANASSAS NEXT 2032 COMPREHENSIVE PLAN 9-6

44 Chapter 1: Introduction forms and future land uses within the City, and introduces a new Character Areas concept as an approach to land use planning. Chapter 4: Housing and Neighborhoods describes the importance of neighborhoods as the building blocks for the Manassas community, along with strategies for conserving the character and integrity of existing neighborhoods. Chapter 5: Economic Development focuses on the need for job creation and business development in the City and identifies goals and strategies for achieving these objectives. Chapter 6: Mobility describes transportation planning in Manassas and future goals and strategies for coordinating transportation improvements, including non-motorized transportation and transit. Chapter 7: Community Facilities details the community goals, strategies, and level of service standards for providing public services to the City s residents into the future. Chapter 8: Environment addresses the need to protect important natural resources in the community and provides strategies to achieve these goals. Chapter 9: Parks, Recreation, and Cultural Resources provides strategies and level of service standards to meet the parks, recreation, and cultural needs of Manassas citizens. Chapter 10: Administration and Implementation provides information on how the Plan is to be implemented, priorities for action, and timetable for monitoring implementation activity. Appendix A: Sector Plans highlights detailed, specific area plans for Downtown and the Mathis Corridor. Appendix B: Bike and Pedestrian Plan provides standards and guidelines for promoting increased use and safety of bicycling and walking. Appendix C: Glossary of Terms defines terminology that is used throughout the Plan. Appendix D: Historical Data, Current Data and Trends provides information and statistics that are important in drafting goals and objectives, and in the implementation of action strategies included in the Plan. What are the key elements of the Plan? The key elements of the Plan are the goals, objectives, and strategies that provide the framework for future decision-making and action in Manassas. The Plan s Elements: Goals are statements about the City s desired future direction. Goals Goals are statements about what the City aims to achieve over the next 20 years. Goals give decisionmakers and citizens a clear idea about the City s intended direction. Objectives provide specific guidance for decision-makers. Objectives Objectives provide more specific guidance for elected Strategies identify actions to and appointed officials, community leaders, staff, and achieve the objectives. 44 MANASSAS NEXT 2032 COMPREHENSIVE PLAN 1-3

45 Chapter 2: Community Overview, Vision and Plan Framework Land fragmentation Current land ownership patterns are dominated by small parcels in individual ownership, hampering redevelopment. Incentives for commercial redevelopment should be created. Mobility Key Issues Although the City has experienced continued growth, especially over the last few decades, it is now reaching a buildout condition, which presents both challenges and opportunities in planning for transportation improvements. Clearly, there are immediate, short-term needs that require attention. Equally important is defining a vision for transportation in Manassas and creating policies and mechanisms for getting there. In order to be sustainable in the long term, policies and mechanisms will need to be implemented to build an integrated transportation system that improves system efficiency and safety, diminishes reliance on single occupant vehicles, and create opportunities for alternative modes of transportation. Community Facilities Key Issues Quality, timing and accessibility are key components to planning for adequate community facilities, recreation, utilities and services for the City. With the growth of Manassas over the past several decades, a significant amount of infrastructure has been put into place. While substantial investment has been made, there is still a need to maintain and upgrade facilities, particularly our schools, to account for future growth. In order to plan for future improvements, the development of level of service (LOS) standards will be an essential task. Environment Key Issues Environmental issues of key concern in Manassas include impacts and initiatives related to water quality, air quality, and noise. The City sits in the center of a major drainage divide, and accordingly, is bisected by ten drainage areas. Since all of these watersheds drain into the Occoquan River which is the major water supply source for Northern Virginia, surface drainage and stormwater management are important issues. Air quality is monitored on a regional level, and the City is a member of the Metropolitan Washington Council of Governments. Tree and open space preservation are key issues. As the City s remaining vacant parcels are targeted for development, many of the remaining woodlands and open spaces may be lost. In 2001, a tree preservation ordinance was passed by the City Council which allows the City to regulate the preservation and removal of heritage, specimen, memorial, and street trees. 45 MANASSAS NEXT 2032 COMPREHENSIVE PLAN 2-11

46 Chapter 2: Community Overview, Vision and Plan Framework Parks, Recreation, and Cultural Resources Key Issues Manassas has a rich array of cultural and historicparks, recreation, and cultural resources that enrich and improve the quality of life for residents and play an important role in the economic development of Manassas. Key challenges include maintenance of existing facilities, increasing quality of service through expanded and improved facilities, and planning for impacts on these resources The challenges are to preserve heritage and history as a result of development and redevelopment. occur, and to actively promote expanding cultural opportunities to a growing population. These opportunities are factors By ensuring adequate levels of service are maintained as the City s population grows, parks, recreation, and cultural resources will continue to that contribute to keeping Manassas a great place to raise a family and establish reaffirm the City's identity.. Cultural resources not only enrich and improve the quality of life for existing residents, they also play an important role in the economic development of Manassas. 2.4 Community Design Attention should be given to the design of sites and buildings as land use patterns continue to evolve. The benefits of community design are not only revealed through increased economic benefits for the community, but in the vibrancy of its downtown, and likewise, in its people and their relationship to one another. There are several basic reasons for promoting high-quality community design. They are as follows: Citizens ultimately reinvest in a community that evokes a sense of place and contributes to their own personal sense of identity. An attractive, well-designed community enhances the City s image and allows for better competition with other Northern Virginia markets in attracting and retaining residents and businesses. Quality design allows the City to continue to be a destination for visitors throughout the country and a place that residents are proud to call home. Quality design enables the City to maximize the efficient use of land and to create outdoor open spaces that promote social interaction. Elements of a Healthy Community A clean, safe physical environment of high quality By preserving and enhancing the City s natural resources and historic architectural legacy, the unique character of the City is maintained and is continued through new and future development. An ecosystem that is stable and sustainable A strong, mutually supportive, and non-exploitative community A high degree of participation and control by the public over the decisions affecting their lives, health, and well-being Meeting the basic needs (food, water, shelter, work, income, safety) for the community s entire population. Access to a wide variety of experiences and resources, with the chance for a wide variety of contact A diverse, vital and innovative local economy The encouragement of connectedness with the past An optimum level of public health and sick care services High health levels and low levels of disease Source: Hancock, T. and Duhl, L. (1986), Healthy Cities: Promoting Health in the Urban Context 46 MANASSAS NEXT 2032 COMPREHENSIVE PLAN 2-12

47 Appendix D: Existing Conditions Parks, Recreation, and Culture History In 1994, the City, recognizing a need to improve the City s park infrastructure and increase facilities and programming, hired its first full time Parks and Recreation Director and completed a parks and recreation needs assessment. It was made clear by the public that there was a need for a variety of programs and bike trails, and the City responded by setting aside funding to improve and increase park facilities. Similarly, the Manassas Museum experienced investment during this time with the completion of the Manassas Museum in 1991, the restoration of the Hopkins Candy Factory in 2002, and planning and stabilization of the historic Liberia Plantation beginning in This progress slowed in the late 2000s as the City, feeling the impacts of the Great Recession, curtailed maintenance of parks and historic sites and eliminated the Parks and Recreation Department and Manassas Museum Department in 2008 and 2009, respectively. Since 2008, the City has continued to provide only limited operations and improvements for park, recreation, and culture. Current Condition The City currently offers 19 public amenity areas to meet the parks, recreation, and cultural needs of citizens. Along with parks and open space, the City operates walking trails, a public swimming pool, and six historic sites and maintains partnerships to provide recreational and cultural opportunities for residents at the Hylton Performing Arts Center, Freedom Center, Boys and Girls Club, and at eight (8) City schools. Table B-18 and Figure B-9: Manassas City Parks, Recreation, and Cultural Facilities, show these facilities. Liberia Plantation is one of six historic and cultural sites maintained by the City of Manassas. 47 MANASSAS NEXT 2032 COMPREHENSIVE PLAN D-36

48 Appendix D: Existing Conditions In 2016, the City completed a Parks, Recreation, and Culture Needs Assessment and Facilities Plan to provide a guiding vision for expansion and enhancement of parks and historic resources. The plan included numerous public meetings, a statistically-significant survey, a detailed facility-level park assessment, and a system-wide level of service analysis. Major findings of the plan include: - Parks and cultural facilities are well distributed. The majority of Manassas residents live within a 15-minute walk of at least one publicly available park or recreation facility, including playgrounds and other amenities at City school sites. - Proximity to public aquatics facilities, community centers, and rectangular playing fields is more limited than other amenities, including playgrounds and basketball courts. - Historical sites and other cultural facility needs are being met at a high level, while pathways and trails, passive open space, community/recreation centers, and certain niche facilities (i.e., dog parks and skate parks) are not being met. - Community and cultural programming needs are being met, while wellness and fitness programming and youth and adult enrichment programs need improvement. The plan s findings emphasize the need for centralized organization, increased maintenance and investment in facilities, expanded programming alternatives, and increased financial support. The plan also details specific maintenance and improvements required at each park and facility, specifically recommending major investments in Jennie Dean Park, E.G. Smith Baseball Complex, and Stonewall Park and Pool. The 2016 Needs Assessment identified a strong need for additional trail facilities in Manassas. Winters Branch Trail is shown here. 48 MANASSAS NEXT 2032 COMPREHENSIVE PLAN D-37

49 Appendix D: Existing Conditions Table B-18. Manassas City Parks, Recreation, and Cultural Facilities Park/Cultural Site Acres Amenities Specialty Parks E.G. Smith Baseball Complex 9651 Godwin Drive Harris Pavilion 9201 Center Street Regional Parks Jennie Dean Park 9501 Dean Park Lane Stonewall Park/Pool 8300 Stonewall Road Community Parks Baldwin Park 9101 Prince William Street Byrd Park 8528 Cavalry Lane Cannon Branch Fort Gateway Boulevard Jennie Dean Memorial/Manassas Industrial School 9601 Wellington Road Liberia Plantation 8601 Portner Avenue Mayfield Fort 8401 Quarry Road Oakenshaw Park 9556 Oakenshaw Drive Neighborhood Parks Cavalry Run Park 9201 Ashton Avenue Kinsley Mill Park Hastings Drive Lee Manor Park 9560 Shannon Lane Nelson Park 8915 Grant Avenue Winterset Park 8252 Winterset Drive ballfields, restrooms/concessions building Event pavilion and ice skating rink (winter), restrooms/concessions building 2 ballfields fields, 4 tennis courts, skate park, walking trail, Boys and Girls Club, restrooms, picnic pavilion Outdoor pool, picnic pavilion, playgrounds, 2 basketball courts, 3 tennis courts (lighted), 1 racquetball, 1 soccer field, walking trail 9.50 Playground, garden, Museum Lawn basketball courts, bankshot basketball, roller hockey court, 3 ballfields, adult exercise equipment, playgrounds, picnic pavilion, restrooms/concessions building Interpretive site and trails 5.00 Interpretive site, memorial Historic Liberia House, open space, trails, restrooms Interpretive site t-ball field, 1 basketball court, playground tennis/pickleball courts, basketball court, playground basketball court, roller hockey court, 1 t-ball field, playground tennis courts (lighted) 2.10 Gazebo and seating basketball court, playground 49 MANASSAS NEXT 2032 COMPREHENSIVE PLAN D-38

50 Appendix D: Existing Conditions Park/Cultural Site Acres Amenities Mini Parks Walter Delisle Park 9027 West Street 0.20 Playground Undeveloped Parks Cedar Crest Park Sarajevo Court 2.23 Undeveloped land New Britain Park 8438 Kirby Street 6.29 Undeveloped land Lee Square Park 9501 Center Street 0.25 Undeveloped land Other Cultural Facilities Hopkins Candy Factory 9491 Battle Street N/A Center for the Arts Harry J. Parrish Old Town Hall 9025 Center Street N/A Government services Manassas Museum N/A Museum 9101 Prince William Street Train Station 9421 West Street N/A Total 229 Visitor s Center and The James & Marion Payne Memorial Railroad Gallery 50 MANASSAS NEXT 2032 COMPREHENSIVE PLAN D-39

51 Appendix D: Existing Conditions In addition to parks, recreation, and cultural facilities provided by the City of Manassas, some outdoor amenities on school property may be used by residents after school hours. These facilities are listed in Table B-19. Per Comprehensive Plan Strategy 9.1.8, these facilities may support the City s level of service goals upon completion of a formalized agreement with the City School Board. Table B-19. School Outdoor Recreation Areas School Outdoor Recreation Areas Acres Amenities Baldwin Elementary/Intermediate 0.9 Playgrounds, 4 basketball courts Haydon Elementary basketball courts, playgrounds, 1 t-ball field Jennie Dean Elementary ballfields, 1 football field, track, playgrounds, basketball court Mayfield Intermediate School basketball courts Metz Middle School tennis courts, 2 basketball courts, 1 softball field, 1 baseball field Osbourn High School tennis courts (lighted) Round Elementary School basketball court, playgrounds, adult exercise equipment, trails Weems Elementary School basketball courts, 2 ballfields, playgrounds Total 41.3 Playground at Round Elementary School 51 MANASSAS NEXT 2032 COMPREHENSIVE PLAN D-40

52 Appendix D: Existing Conditions Figure B-9: Map of Manassas City Parks, Recreation, and Cultural Facilities 52 MANASSAS NEXT 2032 COMPREHENSIVE PLAN D-41

53 Chapter 7: Community Facilities Chapter 7: Community Facilities 7.1 Introduction Providing accessible, efficient public services and facilities are principle functions of the City's government, which affects the quality of life for each of our citizens. These services educate our children, provide for our safety, provide services necessary for daily living, and administer all of these functions to ensure they meet the City's needs effectively and efficiently. They also form the foundation for the continued economic well-being and future development of the City. Beyond providing a high level of service to meet current demands, the City must also consider future development and plan accordingly so that these facilities and services grow at a pace that consistently meets the City's needs. This Plan provides a road map for establishing the relationship between the demands for, and the capabilities of, these public services and guides planning for the growth of these demands in balance with the City s fiscal ability to meet them. To mitigate the service effects of new development in the City, the Virginia Code provides for conditional zoning ( proffers ) voluntarily made by rezoning applicants. While the City is still responsible for funding service operations, such proffers provide a valuable source of capital funding that relates service demands to service costs. This chapter includes levels of service (LOS) standards for community facilities. These standards are derived based on government requirements, professional or industry standards, and from citizen surveys and expectations. These standards shall be regularly updated as circumstances and new data warrant so they can serve as objective measures the City should meet in delivering its services and as justification for future investments. This chapter addresses facilities and services provided by the City to its residents and businesses. The following areas are addressed in this section: Education Public Safety (Police, Fire and Rescue) Public Utilities (Water, Sewer, Stormwater, and Electric) Government Administrative Services Parks, Recreation, and Cultural Facilities: See Chapter 9 53 MANASSAS NEXT 2032 COMPREHENSIVE PLAN 7-1

54 Chapter 7: Community Facilities Figure 6: Community Facilities 54 MANASSAS NEXT 2032 COMPREHENSIVE PLAN 7-2