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ULI Technical Assistance Panel-Sudley Road Redevelopment Corridor
Background:
The Prince William County Comprehensive Plan, adopted on December 13, 2022, designated a portion of the Sudley Road area as a Redevelopment Corridor consisting of 1,326 acres and is approximately 2.87 miles long. The corridor, located directly off I-66, is a major county gateway and connects the study area to the region. The subject area is generally bounded by Manassas Battlefield Park (North); Ashton Avenue (West); Godwin Drive (South) and a portion of Williamson Boulevard (East). According to the County's Comprehensive Plan, Redevelopment Corridors are geographic areas consisting of older commercial neighborhoods that lack full economic potential and are identified as a priority of the elected District Supervisor. This TAP grant will lay the groundwork for developing a future Small Area Plan for the Sudley Road Redevelopment Corridor.
About The Urban Land Institute
The Urban Land Institute Washington (ULI) is a non-profit organization and is the oldest and largest global network of cross-disciplinary real estate and land use experts in the world, from private enterprise to public service. The mission of ULI is to "shape the future of the built environment worldwide". The organization is committed to connect active, passionate, diverse members through the foremost global network of interdisciplinary professions; Inspire best practices for equitable and sustainable land use through content, education, convening, mentoring and knowledge sharing; and, to lead in solving community and real estate challenges through applied collective global experience and philanthropic engagement.
About the Metropolitan Washington Council of Governments
Metropolitan Washington is home to nearly 6 million people and is considered one of the nation's largest economies. The region is forecast to add 1.5 million people and 1 million jobs between 2020 and 2050. Managing this growth—and enhancing the region's quality of life—requires partnership. The Metropolitan Washington Council of Governments (MWCOG) regularly brings regional leaders together to develop solutions to the area's major challenges. MWCOG prepares plans enabling the region to receive federal funding, provides members with research and data to inform decision-making, and offers a wide range of programs, including commuter services, cooperative purchasing, technical assistance and grants, and public outreach campaigns.
About the Technical Assistance Panel (TAP) grant program
Urban Land Institute Washington (ULI Washington) and the Metropolitan Washington Council of Government (COG) partnered to offer a technical assistance program in the Metropolitan Washington region through the ULI-COG Technical Assistance Program. Eight to ten (8-10) experts work over a concentrated timeline to evaluate and provide market-based feedback on a local development or land use challenge. Panelists are selected from the over 2,300 ULI members in the Washington District Council based on the specific nature of each assignment. Panel member expertise typically includes developers, property owners/managers, investors, designers, planners, engineers, market and financial analysts, as well as members of the public sector. The panel takes place over 2 days, with a report of recommendations completed thereafter. With this partnership, Urban Land Institute Washington (ULI Washington) and the Metropolitan Washington Council of Government (COG) will deliver three TAPS in 2025 focused on identifying impetus strategies to magnify the impacts of investments in COG-Designated Equity Emphasis Areas, High-Capacity Transit Station Areas and Activity Centers.
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The Sudley Road ULI-TAP grant application
Expand all- The ULI Technical Assistance Grant
Five Questions
The Sudley Road application, proposed by the Prince William County Planning Office, identified five questions to be answered by the panelists. These questions are:
1. How can the County and property owners, best capitalize on public and private redevelopment to increase both community equity and economic viability for residents and businesses and further community pride and placemaking?
2. What are strategies to make this auto-centric corridor more pedestrian and transit friendly and to improve connectivity between the corridor and adjacent neighborhoods?
3. What should the County and community prioritize first in order to promote equity?
4. What is the market potential for development of the corridor and what mix?
5. What are prime redevelopment projects/initiatives in Metro Washington that would serve as good examples for the Sudley Corridor in Prince William County?
To accurately paint a picture, the application focused on equity, economic development and land planning.Equity Emphasis Area
A 2017 report by The Center on Society and Health identified the Sudley Road area as an "Island of Disadvantage" with high poverty rates, low education levels, low income, and other social needs. The report concluded health and life span are determined by a broad set of domains, based on economic resources, housing and transportation. In a 2018 follow up report, the authors connected these domains to expected lifespans by establishing the "Metropolitan Washington Healthy Places Index" (HPI). The HPI is a snapshot of census tract conditions associated with life expectancy. In November 2023, the report was updated and found that the geographic footprint of the Sudley Road-Bull Run "island of disadvantage" expanded, suggesting immediate action is needed. In response, the County Comprehensive Plan targets this corridor for redevelopment and the County is adopting a new Affordable Housing ordinance to support these corridors.Image
Figure 4. Numbers of indicators in bottom decile in Manassas, 2009-2013 vs 2017-2021.
Regional Activity Center
Although currently under-performing, the Sudley Road area remains one of the County's largest retail corridors offering over 2.8 million square feet of leasable retail space. In 2002 and 2007, the corridor was identified by MWCOG as a Regional Activity Center and was expected to accommodate the majority of the region's future growth. However, WashCog removed the "Bull Run-Sudley Area" Regional Activity Center designation in the January 13, 2013 update. A 2021 economic development study indicated this area suffers from retail oversupply for areas within the 1-3 and 5-mile radius. Further, five shopping centers, such as Manassas Mall, containing 1.7 million square feet of space, are in need of major reinvestment.In its 2002 report, MWCOG identified the Manassas Battlefield, Manassas Mall and Northern Virginia Community College as a Regional Special Attractors due to high trip levels related to economic activity. The owners of Manassas Mall recently submitted a rezoning request to redevelop the site, including 1,041 new housing unites and 43,800 additional square feet of retail. The County Comprehensive Plan identifies this site as a catalysis to future corridor redevelopment and both the Planning Office and Economic Development Department are partnering with the mall owners to support successful redevelopment.
High Capacity Transit
Compared to other EEAs, Sudley Road public transportation commuter use is almost non-existent. While an average of 18.37% of EEAs residents commute by public transportation, only 1.4% of Sudley Road corridor commuters rely on the current system. Significant commuter bus service travel along Sudley Road connecting residents to other multimodal and commuter bus services found within the corridor. Although the MWCOG Regional Activity Centers Map does not identify Sudley Road as High Capacity Transit Area, the County Comprehensive Plan designated Sudley Road for future High Capacity Transit. This designation is supported by three county and city transportation projects. The county is managing a fully funded, $20 million SMARTSCALE project to improve operational safety and accessibility on Sudley Road between Battleview Parkway and Godwin Drive. The City is managing a project to add 1.2 miles third northbound lane and sidewalk and, lastly, a new roundabout at the intersection of Sudley Road and Centreville Road (Route 28) is currently under design.
Questions or Comments?
- Email: [email protected]
- Submit the Planning Comment Form
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