Prince William County Partners with ULI and COG to Explore Improvements for the Sudley Road Corridor

Prince William County has partnered with the Urban Land Institute, or ULI, Washington and the Metropolitan Washington Council of Governments, or COG, to explore strategic improvements for the Sudley Road Redevelopment Corridor. The recommendations developed through this effort will lay the groundwork for a future Small Area Plan, guiding long-term redevelopment and investment in the corridor.

A panel of public and private sector professionals from across the region—including transportation and land use planning experts, landscape architects, and developers —collaborated through ULI’s Technical Advisory Panel, or TAP, to assess redevelopment opportunities and propose strategic enhancements. The TAP’s recommendations focus on a phased approach to development, pedestrian safety improvements and initiatives to better connect existing community resources while incentivizing future redevelopment.

“The TAP process has provided us with valuable insights and strategic recommendations to transform the Sudley Road corridor into a more connected, vibrant and accessible area,” said Prince William County Planning Director Tanya Washington. “These recommendations will inform potential short-term strategies as well as longer-term efforts through a future Sudley Road small area plan to guide thoughtful redevelopment that strengthens economic potential and enhances quality of life for this community.” 

The two-day TAP process engaged a broad range of stakeholders from the Sudley Road area, including healthcare professionals, residents, nonprofit organizations, property and business owners, developers, County staff and residents from the City of Manassas. The panel also welcomed insight from the County’s Brentsville, Gainesville, and Coles Magisterial District Supervisors, as the focus area for the TAP crossed the three districts. Manassas National Battlefield Park's superintendent also participated in recognition of the corridor's significance as a regional visitor destination.

Brentsville District Supervisor Tom Gordy emphasized the importance of public engagement as redevelopment efforts take shape. 

“Community engagement is going to be very important in getting this right as we move forward,” Gordy said. “Working through our Planning department, working through Economic Development, speaking to the residents, the business owners, other stakeholders that live within the Sudley Road Corridor, is going to be important. It’s going to be hard work. We’re going to have to be very intentional about this, and we’re absolutely committed to doing that.” 

Identified as a redevelopment area in the county’s 2040 Comprehensive Plan, the Sudley Road corridor serves as a major regional and local transportation route and connection between residential communities, businesses, hospitals and educational institutions, while also welcoming approximately 700,000 visitors annually to Manassas National Battlefield Park. 

Prince William County Executive Chris Shorter expressed appreciation to the experts who participated in the panel from surrounding jurisdictions and to ULI and Metropolitan Washington COG for the regional collaboration. Shorter described the corridor as a key economic driver and opportunity for community development in the county. 

“The Sudley Road Corridor represents a critically important economic development thruway,” said Shorter. “The types of retail we want to see...the types of amenities...and I would even say the types of community development projects, such as libraries, recreation centers and all of the things that you would expect of a growing community. All that is possible right here on this corridor.” 

Prince William County Department of Economic Development and Tourism Executive Director Christina Winn highlighted the TAP’s findings as a promising opportunity to strengthen the corridor’s economic potential. 

“It's really the opportunity to reimagine what this corridor can be; and then how do you drive more jobs and investment into the corridor to provide that entire quality of life,” said Winn. “This corridor has so many amenities and really great bones about it. I think if we can continue to cultivate and curate the right types of businesses, it will just really be rebirthed into a fantastic commercial corridor again.”

In approximately two months, ULI will produce a detailed report of the TAP’s recommendations presented on March 6 to county staff, members of the Board of County Supervisors and the public. The ULI TAP report, when available, will be posted on the Planning Office website at www.pwcva.org/planning.  

For more information about the TAP visit: ULI Technical Assistance Panel-Sudley Road Redevelopment Corridor. 

Watch the Buzz video and also view a recording of the TAP’s presentation.