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Small Area Plan: Route 29


This small area plan is an update to a portion of the existing I-66/Route 29 Sector Plan, which is a plan to address the specific land use needs and opportunities near the I-66 and U.S. Route 29 interchange. A small area plan offers an opportunity to revisit the existing plan for this area and establish a small area plan with a single vision and implementation plan with actionable steps toward attracting development and improvements to this gateway to the County.

Project Methodology

The Small Area Plan process consists of the following tasks:

Task 1: Conduct Background Research

  • Review existing documents, studies/reports, Comprehensive Plan elements, and the Zoning Ordinance
  • Conduct site analysis including site visits and constraints identification and mapping

Task 2: Hold Preliminary Stakeholder Meetings

  • Meet with County agencies, external agencies, and other stakeholders to collect additional background information

Task 3: Hold a Public Town Hall Meeting

  • Introduce the small area plan project
  • Execute a SWOT (Strengths, Weaknesses, Opportunities, and Threats) exercise, for the development of the vision, goals, objectives, and design guidelines
  • Conduct a Visual Preference Survey, (VPS), in order to help establish design objectives/guidelines. Potential VPS topics may include:
    • Architecture/Density
    • Streetscapes
    • Sidewalks and Trails including bicycles
    • Public/Open Spaces
    • Parking

Task 4: Hold a Visioning and Design Charrette

  • Introduce the project and charrette process
  • Conduct an exercise exploring the site analysis of existing conditions including assets and liabilities in the study area
  • Conduct a visioning exercise: vision statement, goals, objectives
  • Draft plan alternatives (ideally 2-3 alternatives)
  • Draft preferred illustrative plan
  • Create an implementation plan with specific action strategies and timeframe

Task 5: Draft Document

  • Staff will draft the plan based on the findings of the background research, stakeholder meetings, town hall meetings, and charrette with particular emphasis on:
    • Strategic plan implementation
    • Design guidelines
    • Economic development analysis
    • Implementation and phasing plan

Task 6: Hold a PC Work Session

  • Present project draft and provide opportunity for review/comments from the public and the Planning Commission

Task 7: Hearing Process

  • Planning Commission Hearing
  • Board of County Supervisors Hearing

Benefit to Prince William County

This project will have the opportunity to address Prince William County's Strategic Plan goals and identify necessary improvements to the multi-modal transportation network, as well as provide economic development analysis. The small area plan will contain recommendations on how to improve the strategies, land use regulations, and incentives for development, increased private sector investment, and improved transportation infrastructure.

Questions or Comments

This page will be updated when meeting dates are scheduled. Questions, comments, or concerns may be submitted to the Planning Office at 703-792-7615, through the comment form, or email to David McGettigan, Long-Range Development Manager, at


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