Prince William County Zoning Decisions: July 2026

In July 2026, Prince William County held 5 public meetings covering zoning matters. 16 zoning decisions had a recorded outcome this month: 15 approved (94% approval rate), 1 denied. Activity was up 237% compared to June (254 activity items across 4 meetings).

Zoning Decisions This Month

Initiation of Comprehensive Plan Amendment at 4030 Prince William Parkway

Approved.

Board initiated a Comprehensive Plan Amendment to change long-range land use for approximately 6.8 acres at 4030 Prince William Parkway (Occoquan District) from office mixed-use low-rise and mid-rise (OMU2/OMU3) to RN4. Accompanied by concurrent rezoning from A1 Agriculture and R4 Suburban Residential to PMR Plan Mixed Residential for up to 70 biplex units and 55 townhouse units. Staff recommended initiation. Vote unanimous.

See the vote tally and conditions for this decision →

Denial of initiation of CPA 2026-00012 Dulles South Innovation Center

Denied.

Supervisor Stewart moved that the Board declines to initiate Comprehensive Plan Amendment CPA 2026-00012, Dulles South Innovation Center — a request to amend the comp plan long-range land use for approximately 252 parcels totaling 1,940 acres in Gainesville District from Agriculture and Forestry / Mixed Use Hamlet to Industrial I-3, enabling up to 43 million square feet of data centers. Proposed build-out would generate an estimated 43,570 daily vehicle trips versus existing 2,535. Staff recommended NOT initiating due to infrastructure, environmental, rural character, and land use compatibility concerns. Motion to decline initiation carried unanimously.

See the vote tally and conditions for this decision →

CPA Initiation - Manassas Preserve

Approved.

Board voted to initiate Comprehensive Plan Amendment CPA 2026-00016 Manassas Preserve, a request to change long-range land use for 12 parcels totaling ~256 acres in the Gainesville District from agriculture and forestry / parks and open space to allow a 55+ residential community at proposed density of 6 dwelling units per acre (~1,530 units). Staff recommended against initiation due to proximity to Manassas National Battlefield Park, incompatibility with surrounding AF land, inadequate infrastructure/access via Featherbed Lane, and density concerns. Motion passed five to three, with Supervisors Stewart, Gordy and Chair Jefferson voting nay.

See the vote tally and conditions for this decision →

CPA Initiation - Cat Harpen Valley Estates

Approved.

Board voted to initiate Comprehensive Plan Amendment CPA 2026-0003 Cat Harpen Valley Estates, a request for ~292 acres in the Gainesville District accessed from Cat Harpen Road, revised from RN3 to RN2 (1 to 4 dwelling units per acre, roughly 238-956 units). Staff recommended against initiation, citing incompatibility with surrounding agriculture/forestry land, transportation and environmental impacts (Lick Branch), and smart growth concerns; staff suggested C-RES 1C as an alternative. Motion passed five to three, with Supervisors Gordy, Stewart and Chair Jefferson voting nay.

See the vote tally and conditions for this decision →

Rezoning at River Ridge Boulevard (Etainat at River Oaks)

Approved.

Board approved rezoning of 17.28 acres from B-1 general business to PMR (planned mixed residential) for a 300-unit multifamily for-rent development by Bonaventure, located on River Ridge Boulevard near Route 1. Includes 10% affordable units (5% up to 80% AMI, 5% up to 120% AMI), over 40% open space, a 50-foot undisturbed buffer plus supplemental plantings adjacent to single-family homes, and a 6% parking reduction (493 spaces). Proposed density ~17.36 du/acre exceeds MU-3 max of 12 du/acre; multiple waivers requested. Planning Commission recommended denial on May 20, 2026; staff recommended approval. Vote unanimous.

See the vote tally and conditions for this decision →

Public Hearings Package 8A through 8I (including Brisa and Stadler Place)

Approved.

Board approved a bundle of public hearing items 8A through 8I on a single motion. Items include the Route 234 photo monitoring / speed enforcement systems (8B), towing service agreements, the Brisa rezoning/redevelopment in North Woodbridge (373 residential units on ~6 acres with buffer waivers), the Triangle Baptist Church rezoning and cell tower special use permit (8E, 8F), and Stadler Place CPA/rezoning in the Brentsville/Bristow area (8H, 8I). Items 8E, 8F and 8I carried proffer conditions dated July 21, 2026. Vote unanimous.

See the vote tally and conditions for this decision →

Zoning Text Amendment DPA 2026-00006 - Data Center Opportunity Zone Overlay District

Approved.

Planning Commission recommended Board approval of ZTA amending county code section 32-509 governing the Data Center Opportunity Zone Overlay District, plus corresponding overlay district map amendments initiated by the Board on June 9, 2026 (Resolution 26-374). The ZTA reduces the overlay by 64% to approximately 3,504 acres, retains only parcels meeting one of five criteria (approved proffers, preliminary development, final development plan, final zoning determination, or pending application), makes qualifying by-right development possible only for existing overlay parcels, and routes future data center development through an SUP framework in eligible industrial/office zones. A friendly amendment extending the Criteria Five window from 90 to 180 days passed first; the main motion (as amended) then passed. Dissenters on final motion: Commissioner Carroll and Commissioner Ross. Motion also directed planning staff to conduct additional public outreach before the Board hearing. Board public hearing expected September (likely Sept 22, 2026).

See the vote tally and conditions for this decision →

Comprehensive Plan Amendment CPA 2026-00002 - Prologis 66 Logistics Park

Approved.

Planning Commission recommended approval of comprehensive plan map amendment CPA 2026-00002 for Prologis 66 Logistics Park, changing the long range land use map to allow light industrial uses on the ~23-acre site in Gainesville. Motion by Commissioner Ross, seconded by Vice Chair Justice. Vote with Commissioner Landrum voting no.

See the vote tally and conditions for this decision →

Showing the 8 most significant of 16 recorded zoning decisions. See all Prince William County meetings →

Zoning Changes

• B-1 → PMR, 17.28 acres at River Ridge Boulevard, Woodbridge
• Zoning change, 256 acres at General Trimble's Lane / Featherbed Lane area, Gainesville District
• Zoning change, 292 acres at Cat Harpen Road, Gainesville District
• Zoning change, reduced to approximately 3,504 acres (64% reduction) at Prince William County (Data Center Opportunity Zone Overlay District, county code section 32-509) (Prince William County Board of County Supervisors)
• Zoning change at Woodbridge Magisterial District (Griffin Heights)
• M-2 at Brentsville District, 11 parcels (E-Commerce Overlay District)
• A-1 → PMR, 6.8 acres at 4030 Prince William Parkway, Occoquan District
• A-1 → I-3, 1,940 acres (252 parcels) at Gainesville District (Dulles South Innovation Center); bounded north by Loudoun County, east by Aldie Road, west by Lockman Road, south by Sudley Road

Top Keywords This Month

• comprehensive plan: 131 instances
• zoning: 116 instances
• land use: 84 instances
• residential: 71 instances
• rezoning: 65 instances

What to Watch

• Comprehensive plan mentions were up 628% from June.
• Zoning came up 183% more often than June.
• Land use saw 250% more mentions month-over-month.
• Residential increased 255% compared to June.
• Rezoning mentions were up 103% from June.

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