The Urban Land Institute (ULI) has released a Technical Advisory Panel (TAP) report that offers strategies for the redevelopment of the Sudley Road corridor in Prince William County. The report, sponsored by the county, provides both short- and long-term recommendations to transform the area into a mixed-use and connected district.
The TAP event was co-sponsored by the Prince William County Planning Office and the Department of Economic Development and Tourism. It was held over two days in March 2025 and focused on enhancing and revitalizing the 2.7-mile, 1,362-acre corridor, which spans the Brentsville, Coles, and Gainesville districts. The Sudley Road corridor has been recognized in the county’s 2040 Comprehensive Plan as a key connector and commercial hub.
A group of public and private sector professionals, including experts in transportation, land use planning, landscape architecture, and development, participated in the TAP. They evaluated redevelopment opportunities and proposed strategies for improvement.
Stakeholder engagement was central to the process. Participants included healthcare professionals, nonprofit organizations, property and business owners, developers, county staff, and residents from Prince William County and the City of Manassas. Local officials such as Brentsville District Supervisor Tom Gordy, Gainesville District Supervisor Bob Weir, Coles District Supervisor Yesli Vega, and the superintendent of Manassas National Battlefield Park also contributed.
The TAP report suggests a phased redevelopment approach. Early actions focus on community services and pedestrian safety improvements, such as new sidewalks, trails, and lighting. Resident engagement is also highlighted as a priority. Over the longer term, the report recommends updating zoning regulations and providing incentives for redevelopment while ensuring current residents’ priorities are maintained. These strategies will inform the upcoming Sudley Road Corridor Small Area Plan developed by the Planning Office.
Small Area Plans serve as neighborhood-specific guides for land use, infrastructure, design, and transportation. They help identify opportunities for redevelopment and set out actionable steps to address community needs.
“Prince William County recognizes the Sudley Road corridor for its significant role as a transportation connector, a hub for shopping and services, and the spine of the surrounding community, with multiple opportunities for revitalization and excitement,” said Prince William Planning Office Director Tanya Washington. “The ULI TAP report is a critical first step in ideating what those opportunities could be in the future and that we explore further with the community through a robust small area plan.”
Washington added that the TAP findings will help shape the Small Area Plan and that the Planning Office will seek state and federal funding as well as partnerships and grants to support reinvestment efforts.
The full TAP report can be accessed online. Additional information about the initiative and updates can be found at Sudley Road Redevelopment Corridor: A ULI Technical Assistance Panel Project.
