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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.
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.
“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”
“Even in the midst of our current pandemic, Mr. Marshall not only talked me through the process honestly but walked with me the whole way through it in a very timely manner. I had looked around locally for an attorney that would fight for me as if it were themselves and I am very satisfied with the outcome. Mr. Marshall and his team are nothing but professional and I would recommend him to anyone who is seeking an attorney to fight for them wholeheartedly.”
“Kris, Thank you for the incredibly thorough and professional job you did conducting our investigation. We felt like our case was your priority …. The care you took to make our employees feel comfortable was appreciated. We feel confident in the decisions we made based on your findings and professional recommendations which you helped us discern through conversation.”
“Mr. Marshall got my case reduced dramatically. I was facing serious points and conviction on my DMV record and within 24 hours of hiring Mr. Marshall, he was able to get my case amended with no DMV conviction or points on my record and was able to keep me from having to appear in court. Mr. Marshall was very prompt in resolving this case and staying in communication with me constantly while resolving the issue. I would highly recommend Bradley and he will be the first call if the need ever arises again for a lawyer.”
“I have a consultation with Mr. Marshall after my DUI and hit & run. After that meeting, I knew he would be the perfect lawyer to help me maneuver my situation and get the best possible outcome, so I hired him. Brad was very meticulous from start to finish and provided me with very specific information on his approach and even offered me detailed information on things I could do myself to help with the outcome. We worked very well together and had constant communication during the four months it took to resolve my case. He went out of his way to make this difficult time as seamless as possible for myself and my family. The final outcome of a DUI (.19) and hit & run was a dismissal of the hit and run and the DUI was reduced to a reckless driving offense. I could not have hoped for a better outcome. Brad’s professionalism and tireless efforts made this possible, and I most certainly recommend hiring him!”
“Ms. Kris Spitler is unique in that she has an outstanding ability to summarize issues for senior management in a way that includes the significant elements of the matter and what should be done to remedy or bring to closure what is being considered.”
“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.”
“First off, Bradley was very kind, empathetic, and personable. He explained the process to me and gave his opinion of what should be done and how we would achieve that goal. I followed through with his suggestions and he was spot on with his knowledge by getting my case dismissed without ever even having to go to my court date! Very effective! We are now going for expungement. I would definitely recommend Bradley for his demeanor and know-how of the legal system. Five stars.”
“Bradley helped me with a terrible mistake that I had made and was terrified for the outcome. With his experience and professionalism he helped me get the best possible result for my situation. He was very knowledgeable about different avenues on how to approach my incident. He took the time to check in on me from our first meeting all the way through court and now follows up with me. I would highly recommend his service to anyone.”
I had a great experience working with Mr. Simmons and Anne. They were responsive, knowledgeable, and handled my case efficiently from start to finish. Mr. Simmons explained everything clearly and made the whole process feel much less stressful. The outcome was exactly what I was hoping for. I truly appreciate their professionalism and would definitely recommend their services.
If you’re looking for excellent legal representation and reliable advocacy in the areas of municipal law, building code, land use, zoning code, and civil litigation in the Commonwealth of Virginia, don’t look far. My experience with Attorney Olaun Simmons showed me a lawyer who is professional, knowledgeable, understandable, responsive, dedicated, and compassionate. I will recommend him any day, any time, anywhere. This man won the organization I lead one of the most difficult cases. Pastor Sadick Arthur, International Central Gospel Church