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A new Panera restaurant is one step closer to becoming a reality in the Sudley Manor Square Shopping Center, thanks to the efforts of Vanderpool, Frostick & Nishanian (VF&N) land use attorney Olaun Simmons. On behalf of his client, Simmons successfully secured approval from the Prince William Board of County Supervisors for a Special Use Permit (SUP) allowing the development of a drive-through restaurant on a portion of the shopping center site.
The SUP pertains to approximately 1.16 acres located within the larger ±18.5-acre parcel at 7809 Sudley Road in Manassas (GPIN 7697-41-6415). The targeted area lies in the northwest corner of the shopping center, about 300 feet southeast of the intersection of Sudley Road and Sudley Manor Drive—a high-traffic commercial corridor.
The approved plan includes the construction of a new commercial building designed to accommodate two separate restaurant spaces divided by a common wall. The east-side tenant space, approximately 2,600 square feet, will be home to the Panera restaurant and include a drive-through feature. The west-side space, approximately 2,375 square feet, is also designated for a restaurant use but will operate without a drive-through.
Simmons guided the application through the County’s detailed land use review process, which involved coordinating with planning staff, traffic engineers, and community stakeholders. He ensured compliance with zoning and development regulations, addressed staff comments, and helped the applicant navigate key issues such as site access, vehicle circulation, queuing, and compatibility with surrounding uses.
At the Board of Supervisors hearing, Simmons presented a thorough case that demonstrated the project’s alignment with the County’s Comprehensive Plan and development goals for the area. He emphasized the economic and community benefits of bringing a high-quality restaurant brand like Panera to the site, including job creation and enhanced dining options for nearby residents and visitors.
The Board voted to approve the SUP, allowing the project to move forward to site plan and building permit stages.
With deep experience in land use law and a track record of successful entitlements across Prince William County and Northern Virginia, Simmons continues to be a trusted advocate for commercial development clients navigating complex regulatory processes.
We are thrilled with the exceptional service provided by Olaun Simmons and his team, particularly Shruti, throughout our Rezoning process. Their professionalism, courtesy, and expertise have been outstanding. Olaun Simmons and Shruti have handled our case with dedication and skill, making a complex process much smoother. We highly recommend Olaun Simmons for any real estate, land development, or Rezoning needs – he’s a trusted expert who delivers results.
“Bradley Marshall represented me for my DUI charge in 2020. I was unfamiliar with the process and he provided exceptional guidance throughout. He was both knowledgeable and understanding of my particular situation and I felt completely comfortable with him handling my case. Not only did he negotiate a favorable outcome for me, he has remained responsive and has continued to provide assistance even after the conclusion of the court case. I would recommend his counsel to anyone.”
“By understanding the situation, asking the right questions and listening to the answers Brad was able to achieve a tremendous result. He did a great job of dispassionately summarizing the situation and giving color on the potential results and issues. He then used his experience and situational awareness to achieve a tremendous result, which we were grateful for.”
“Working with Kate Beurmann-O’Neill and team was an incredible experience. She guided me through one of the most difficult and emotional times of my life with professionalism, compassion, and unwavering dedication. From the very beginning, Kate took the time to understand every detail of my case and always made me feel heard and supported.
Her preparation for trial was outstanding, she was strategic, organized, and completely on top of every fact and document. During court, she was calm but powerful, articulating my position with confidence and clarity. The outcome was better than I could have hoped for, and it’s because of her expertise and hard work.
Beyond her legal skill, Kate genuinely cared about me and my daughter’s well-being. She was patient when things got stressful and always explained the process in a way I could understand. I can’t recommend her enough to anyone going through a family law matter, she’s not only an exceptional attorney but also a kind and steady advocate when you need one most.”
“On behalf of the Ebenezer Baptist Church, I am writing to say “thank you” for the legal services and representation you have provided the church over the many years. We deeply appreciate your unfailing attention to detail in servicing our account and, as important, for working with us on payment terms that were fair and reasonable. We are fortunate to have you as our legal team. Your staff is very professional and always provides legal advice that is in the best interest of the church. Please know that your high standard of quality service has not gone unnoticed.”
“I reached out to Brad to represent me in a legal matter that could have resulted in unfavorable circumstances for my professional career. He immediately guided me through the legal process along with my options and possible outcomes. He was organized, professional and knowledgeable. I couldn’t be happier with the results made possible by his legal services.”
10/10 highly recommended Mr.Marshall. He and his assistant were very quick to respond and offer help with any questions I had. Mr. Marshall was incredibly professional and made this process very quick and pain-free. I was able to get my ticket dismissed thanks to the advice given and the work done. Although, I hope to not ever get another speeding ticket. I highly recommend and will work with this law office again.
“Bob (Robert) has practiced these many years following what he observed from Judge Sinclair; he is always respectful of the attorneys and parties in a case; well versed in his subject matter; and always the consummate professional.”
“It’s interesting how I ended up hiring Brad as my defense attorney. I met him when he was a CA, but as soon as I found out he became a defense attorney, I knew I wanted no one but him to represent me for my case. He was great at communicating every step in the process, letting me know exactly what to expect, and got the job done quickly.
After hiring Brad as my defense attorney, I felt the anxiety go away, as knew I was in good hands. My response every time when friends and coworkers asked how I could be so calm about my case was this: “If there ever was an attorney to have in my corner for what I’m dealing with, he is it.” Everyone’s case is different, but even though mine was pretty odd and a bit difficult, Brad was able to sort out the mess and make sense of it all.
I highly recommend Brad if you’re looking for a professional, experienced, and dedicated defense attorney!”
“The lawyers at VFN have been helping our construction company succeed and grow since 2010. We have worked with Randy Frostick to prepare all kinds of contracts, negotiate disputes and protect our rights in lawsuits as he has helped us with our business and employment legal issues and construction disputes. …We highly recommend Randy Frostick and Mike Vanderpool to other business owners who want the best attorneys who really care about their clients”
“I appreciate all the help from the attorney Olaun Simmons. Thanks to his help that he gave us during our judicial process where we could resolve our case in a satisfactory way. We were facing a zoning violation with Fauquier County due to not having a site plan for the property. In the process of creating the site plan for county approval there were multiple easements and deeds with other parties that had to be made and multiple court hearings to deal with since the county did not give us much of an opportunity to finish the site plan. Olaun did not put us to the side or lower our prioritization. He took our case with great care and always advised us on all possibilities. ”