ULI Releases Sudley Road Corridor Technical Advisory Panel Findings

The Urban Land Institute, or ULI, recently released a Technical Advisory Panel, or TAP, report sponsored by Prince William County with short- and longer-term strategies to support the reimagining of the Sudley Road corridor as a mixed-use, connected “Sudley District.” 

The Prince William County Planning Office and Department of Economic Development and Tourism co-sponsored the ULI TAP, which took place over a two-day period in March 2025, to explore strategies to enhance and revitalize the Sudley Road 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 TAP to assess redevelopment opportunities and propose strategic enhancements.  

The focus area for the TAP spanned 2.7 miles and 1,362 acres across the Brentsville, Coles and Gainesville districts. Identified as a redevelopment area in the county’s 2040 Comprehensive Plan, the corridor has long been recognized for its role as a major connector and hub for commerce and services.  

The TAP process engaged a broad range of stakeholders from the Sudley Road area, including healthcare professionals, nonprofit organizations, property and business owners, developers, county staff and residents from both Prince William County and the City of Manassas. The panel also welcomed insight from Brentsville District Supervisor Tom Gordy, Gainesville District Supervisor Bob Weir and Coles District Supervisor Yesli Vega. Manassas National Battlefield Park's superintendent also participated in recognition of the corridor's significance as a regional visitor destination.  

The TAP report recommends a phased approach to redevelopment that balances immediate needs with long-term goals. Early priorities include addressing community services, enhancing pedestrian safety through new sidewalks, trails and lighting, and engaging residents directly. Longer-term efforts would focus on zoning updates and redevelopment incentives while maintaining the priorities of current residents. The TAP provides a jumpstart on strategies that will be explored further as part of a future Sudley Road Corridor Small Area Plan by the county’s Planning Office.  

Small Area Plans provide detailed and targeted neighborhood-specific guidelines, offering vision and strategies for land use, infrastructure, design and transportation. They help identify redevelopment opportunities and establish specific steps to meet 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 said that in addition to using the TAP findings to shape the future Small Area Plan, the Planning Office and other county agencies will explore state and federal funding sources, along with partnerships and grants to support reinvestment in the corridor. 

Read the full TAP report here. To learn more about the initiative and follow future updates, visit:  Sudley Road Redevelopment Corridor: A ULI Technical Assistance Panel Project.