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Board OKs Manassas Mall mixed-use rezoning to jump-start Sudley Road redevelopment
Summary
The Board unanimously approved a rezoning plan on June 3 that allows dense, mixed-use redevelopment of the Manassas Mall site, clearing the way for a multi-phase project of apartments, townhomes, street-level retail and pedestrian promenades intended to create a transit-oriented village and spur redevelopment across the corridor.
The Prince William County Board of Supervisors voted to approve a multi-parcel rezoning of the Manassas Mall property on June 3, authorizing a mixed-use urban (T6) zoning framework for a phased plan that mixes retail, multi-story rental housing and structured parking.
The application, led by Lionheart Capital and presented by legal counsel Michael Vanderpool and a multi-disciplinary design team, will convert roughly 60.6 acres now zoned B-1 into a transect-style mixed-use district. The first phase, called Verdant Village, will include pedestrian promenades, ground-floor retail designed to serve new residents and customers, and multi-family units above structured parking. The project team has committed to a series of design and public-access elements to improve walkability and connect the new development to the existing mall.
Why it matters
The vote crystallizes a long-discussed redevelopment strategy for the Sudley Road/Manassas Mall corridor. County planners have identified the site as a redevelopment catalyst in the comprehensive plan, and the project aims to convert an auto-oriented mall parking field into a walkable, mixed-use center that could support enhanced transit service.
Key elements
- Project scope: Approximately 1,041 multifamily units (combination of townhomes, mid-rise apartments and podium buildings), about 47,000 square feet of commercial space, and pedestrian-focused promenades that break up large parking fields into small, walkable quadrants. - Parking and circulation: Structured parking (at-grade podium decks rather than fully subterranean parking because of site constraints) and a planned reduction of surface parking with landscaping, promenades and pathways to link retail and residential areas. - Transit and access: The team proposed an additional bus stop and said the site is already served by existing OmniRide routes; the developer and Omniride staff discussed micro-transit and enhanced bus frequency. - Phasing: The first build-out is the Verdant Village; subsequent phases will redevelop adjacent mall parking, with commitments to return to the board with specifics for each later phase.
Public response and board discussion
Public testimony was mostly supportive at the public hearing: residents and civic advocates praised the creation of a walkable center and a new sense of place. Several speakers — including local residents and representatives of civic groups — urged the developer and county to ensure pedestrian and bike connectivity, prioritize native landscaping, and encourage local and minority-owned businesses to occupy retail spaces.
Board members and staff emphasized design quality, long-range transportation planning for the corridor and the need to integrate the new development with the mall. Planning staff recommended approval and said the project aligned with the comprehensive plan's Sudley Road redevelopment policies.
Votes and next steps
- Rezoning approved by the board (vote recorded as unanimous in the meeting transcript; Supervisor Vega was recorded absent from the final tally). - The applicant must return for site plans and additional approvals for future phases; staff and the applicant said they will coordinate further on a corridor-level transportation management plan and transit coordination.
Speakers quoted in this article are limited to participants identified in the public transcript and county staff records: Mike Vanderpool (applicant's attorney), James Mallor (architect), Alex Venegas (planning), Tanya Washington (planning director), Rachel Ellis (public support), and Elena Schlossberg (community advocate).
Ending
The county's approval clears the way for a multi-year, multi-phase redevelopment intended to convert an auto-oriented mall site into a denser, pedestrian-oriented mixed-use village. Supervisors and staff said they will watch later phases and return to the board for approvals of detailed site plans, transportation mitigation and retail-tenancy plans.
