Innovation Park Small Area Plan Draft: July 22, 2020 Draft Revision Date: November 23, 2020 Page intentionally left blank. INTRODUCTION AND BACKGROUND .............................................................................. 1 PURPOSE AND USE OF SMALL AREA PLAN ..................................................................... 4 Areas of Transformational Change .................................................................................... 4 Organization of the Small Area Plan .................................................................................. 7 EXISTING CONDITIONS AND DATA ANALYSIS ................................................................ 9 Site Location ......................................................................................................................... 9 Historic Context ................................................................................................................. 11 Pre-Contact Period ......................................................................................................... 11 Historic Period ................................................................................................................ 12 Water Powered Grist Milling.......................................................................................... 20 Overview of Study Area Today .......................................................................................... 21 Existing Land Use ............................................................................................................... 23 Existing Zoning ................................................................................................................... 28 Existing Mobility ................................................................................................................. 37 Road and Highway Network .......................................................................................... 37 Transit and Commuter Parking Network ..................................................................... 40 Bicycle and Pedestrian Network ................................................................................... 43 Manassas Regional Airport ............................................................................................... 45 Manassas Regional Airport Strategic Plan ................................................................... 45 Marketing Plan................................................................................................................ 46 Existing Utility Infrastructure ............................................................................................ 47 Existing Environmental Conditions .................................................................................. 52 Existing Green Infrastructure Conditions ........................................................................ 58 Existing Cultural Resources ............................................................................................... 61 Existing Schools .................................................................................................................. 63 Commercial Community Indicators ................................................................................. 64 Residential Community Indicators ................................................................................... 66 Prior Planning Efforts ........................................................................................................ 68 Public Participation Process .............................................................................................. 68 VISION AND THEMATIC PRINCIPLES .............................................................................. 70 Vision Statement ................................................................................................................ 70 i Innovation Park Small Area Plan Small Area Plan Goals and Action Strategies ................................................................... 70 PLACETYPES ..................................................................................................................... 72 Goal ..................................................................................................................................... 72 Framework of Districts ...................................................................................................... 72 Transect and Activity Density Framework ....................................................................... 73 Future Land Use ................................................................................................................. 78 Illustrative Plan ................................................................................................................... 95 DESIGN GUIDELINES ........................................................................................................ 98 Purpose ............................................................................................................................... 98 Goal ................................................................................................................................. 98 Buildings ............................................................................................................................. 99 Character ........................................................................................................................ 99 Form .............................................................................................................................. 103 Façade ........................................................................................................................... 105 Rooftop Design................................................................................................................. 109 Transparency-applicable in Town Center, OMU and CMU Districts ........................ 111 Entry .............................................................................................................................. 113 Parking Structures ........................................................................................................ 115 Lighting .......................................................................................................................... 117 Site Design and Access .................................................................................................... 119 Building Orientation ..................................................................................................... 119 Vehicular Access ........................................................................................................... 121 Parking .......................................................................................................................... 123 Landscape, Streetscape, Public Space ........................................................................... 126 Plazas, Parks, and Open Space ................................................................................... 126 Hardscape ..................................................................................................................... 128 Trees and Other Plant Materials ................................................................................. 128 Street Furniture and Sidewalk Amenities ................................................................... 131 Lighting .......................................................................................................................... 131 Public Art ....................................................................................................................... 134 Signage.............................................................................................................................. 136 ii Innovation Park Small Area Plan Design Guidelines for Franchise Developments ........................................................... 138 Buildings........................................................................................................................ 138 Access and Entries ........................................................................................................ 140 Public Space .................................................................................................................. 142 Glossary of Terms ........................................................................................................ 144 Active Ground Floors & Street Wall Conditions ............................................................. 148 University Center .......................................................................................................... 148 MOBILITY ........................................................................................................................ 151 Goal ................................................................................................................................... 151 Proposed Road and Highway Network .......................................................................... 151 Transit and Commuter Parking Network ....................................................................... 153 Proposed Bicycle and Pedestrian Network ................................................................... 154 Proposed Trail Network .................................................................................................