Site description

Two-parcel, approximately 1.63-acre corner assemblage at the signalized Minnieville Road / Delaney Road intersection in Woodbridge, Prince William County, Virginia. The reported 0.5505-acre A-1 parcel includes a 2,255-SF former mini-mart; the 1.0792-acre parcel is reported B-1. The parcel-address/district association requires County verification.

Approximately 160 feet of Minnieville frontage is reported. Utilities are reported at the site; capacity and connection rights remain unverified. The existing building may offer a reuse option, but its lawful use, occupancy status, condition and any nonconforming rights must be confirmed. The former mini-mart is not counted as active competition.

Total gross area: 1.6297 acres. Net developable area has not been established.

Land pricing: $1,700,000 for the assemblage. Indicative quoted price; 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

B-1 store without fuel: potential by-right use. Fuel: SUP. A-1 redevelopment: commercial rezoning path.

B-1 lists quick-service food store by right (§32-401.11) and retail fuel as a special use (§32-401.13), subject to existing proffers and applicable standards. The A-1 lists (§§32-301.02–32-301.04) do not establish a conventional standalone C-store or retail-fuel right. Rezoning the A-1 portion is the screening path when the redevelopment uses that land.

A B-1 fuel SUP does not automatically authorize fuel/store development on A-1 land. A prior mini-mart does not establish transferable or continuing nonconforming rights; request a written determination before relying on reuse, expansion or a change of operator.

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. Verify which parcel contains each district, all recorded proffers/SUPs and the former store’s legal occupancy history.
2. Obtain a written nonconforming-use determination if retaining or reopening the former mini-mart.
3. Test the entire site plan: pumps, canopy, tanker path, store, parking, drainage, buffers and circulation on 1.63 gross acres.
4. Resolve rezoning of the A-1 portion before depending on the full assemblage for a commercial layout.
5. Confirm signal access, permitted entrances, turn restrictions, easements and utility capacity.

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

Demographics

2024 planning snapshot · dated figures; not a 2026 demographic update. Methodology and current estimates have not been independently verified.