Site description

Three land parcels at the signalized Prince William Parkway / Elm Farm Road intersection in Woodbridge, Prince William County, Virginia. A2 and A4 form a 3.651-acre grouping on one side of Parkway; A3 is a separate 0.892-acre parcel across Parkway. The 4.543-acre total is not one contiguous C-store pad. Evaluate the grouping and A3 as separate physical development options.

Nearby apartment development and the planned Quartz District support the location context, but future occupants and planned retailers are not active C-store competition. Existing road frontage and a signal do not establish approval for new curb cuts or unrestricted turning movements.

Total gross area: 4.543 acres. Net developable area has not been established.

Land pricing: A2 and A4: $25/SF; A3: $20/SF. Indicative quoted land pricing; current availability and price not independently confirmed.

Traffic

VDOT traffic · site-matched segments

Official 2025 bidirectional traffic-volume dataset, retrieved October 9, 2026. DATA_DATE is January 1, 2025 (annual record, not the field-count date). VPD means annual average daily vehicles on the road, both directions combined. Do not add the duplicate E/W route records or add intersecting-road counts as unique customers. F = factored short-term count; G = factored count with growth adjustment. Parkway, Elm Farm and Minnieville records are F; Delaney is G.

C-store zoning

Standalone C-store: rezoning path. Fuel: rezoning plus retail-fuel SUP path.

Reported O(M) zoning does not list a conventional freestanding quick-service food store or retail fuel station as an allowed principal use. Section 32-402.32 permits a nonfreestanding quick-service food store only as a secondary use serving a permitted principal use that exists or is built concurrently. That provision does not establish entitlement for a standalone fuel/convenience development.

For a conventional standalone proposal, screen rezoning to an appropriate commercial district such as B-1. B-1 lists quick-service food store by right (§32-401.11); retail fuel requires SUP (§32-401.13). An O(M) SUP alone is not the identified route for this concept.

B-1 baseline dimensional screen: §32-401.14 provides 85% maximum lot coverage, 15% minimum open space, FAR 0.40 and 45-foot maximum height. §32-401.15 requires a 20-foot street setback and 25-foot side/rear setback where adjoining residential or agricultural zoning. Buffers, overlays, access and SUP conditions can further reduce usable area.

Entitlement verification boundary

Districts below are reported parcel classifications. The current County GIS parcel query could not be retrieved; parcel-specific written zoning confirmation, proffers and existing use-permit conditions have not been obtained. Use conclusions are a screening interpretation of the cited district use lists, not a County determination or an approved C-store site plan.

SUP requirements

Special exception / Special Use Permit requirements

Prince William County calls the discretionary fuel approval a Special Use Permit (SUP). A retail-fuel SUP requires Planning Commission and Board of County Supervisors public hearings; the Board makes the decision. A SUP does not replace rezoning where the underlying district does not allow the use.

1. Verify entitlement: obtain parcel-specific zoning, proffers, existing SUP conditions, overlays and legal access records; confirm the store is classified as a quick-service food store.
2. Pre-application review: present store area, pumps, fuel type, canopy, hours, delivery/tanker path, drive-through and car wash, if proposed. Discuss rezoning and SUP sequencing with County Planning.
3. Submit: application, parcel/acreage schedule, owner authorization, disclosure affidavit, adjacent-owner list dated within 30 days, narrative and SUP plan. Include traffic/access analysis when required, buffers, lighting, signage, parking, circulation and stormwater design.
4. Agency review and hearings: address County, transportation and utility comments before public hearings. Conditions may govern hours, pump count, site layout and screening; none have been approved for the proposed C-store concept.
5. Implementation: approved site plan, entrance/access authorization, construction/building and fuel-system permits, and zoning/occupancy approvals must precede opening.

FY2027 application fee: retail fuel is Category H, $19,790.40, effective July 1, 2026. This is an application fee, not the total development cost; additional review fees can apply. Drive-through and car-wash uses require separate use review and may require SUP approval in B-1.

Development checks

1. Select A2/A4 grouping or A3; do not size a store using the combined cross-road acreage.
2. Confirm rezoning support against current long-range land use and any proffers.
3. Survey boundaries, easements, existing access, right-of-way and frontage; obtain a tanker/turning-path concept.
4. Verify wetlands, Resource Protection Areas, floodplain and net buildable acreage. No wetland permit or mitigation credit has been verified.
5. Confirm utility capacity and stormwater footprint before allocating pumps, canopy, store, parking and buffers.

No pump count, building area, fuel sales, projected store sales or opening date is established by this screening.

Demographics

2023 planning snapshot · dated figures; not a 2026 demographic update. Methodology and current estimates have not been independently verified.