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Catlett Farm LLC Comprehensive Plan Change and Rezoning Proposal
Catlett Farm Proposal West of Catlett described as containing 950 Dwelling Units, click on the map for a full page view
The Catlett Farms LLC property consists of approximately 800 acres of land in the Village of Catlett. The developer has reconciled their previously inconsistent Comprehensive Plan Amendment and Rezoning application and will present a proposal to the Planning Commission on April 29, 2010 which includes: 950 residential units 95,000 square feet of commercial uses 307 acre wastewater treatment system with drip irrigation dispersal 15 acre school site located between two pipelines
CFFC's initial analysis of this proposal is as follows.
The number of dwellings is excessive: Currently Catlett has 121 dwellings based on 2009 tax assessment records Current Comprehensive plan and update proposals show 527 to 593 dwellings This proposal would double the contemplated build out of the Village of Catlett
The Fiscal impact is excessive: 950 units with up to $28,613 each for infrastructure, a $23+ Million tax bill Applicants financial analysis shows annual negative tax revenue of $2+ Million The one proffer listed is the 15 acre school site, current assessment of $743,000 It looks like we tax payers would be stuck with another giant tax bill! (see our Fiscal Matters and Cost of Growth pages for proffers explanation).
The traffic impact is excessive: 950 units would generate 9,500 additional vehicle trips, most traveling on Rt. 28 Applicant's traffic impact analysis states Rt. 28 "needs to be four-lane roadway" Current Comprehensive Plan proposals call for Rt. 28 as two-lane roadway Developer proposes no road improvements other than at intersections with Rt. 28 Our current proffer guidelines do not include transportation costs Any transportation improvements should NOT be counted toward $ 23+ Million All Rt. 28 users will be significantly impacted Does the developer expect the tax payers to pay for solving this problem also?
Sewer drip irrigation dispersal area untested: Area for dispersal (red in graphic) rated unsuited, poor, marginal for drainfields Specific proposed area has not been tested to validate moisture absorption Proposal based on regional study in Prince William County Area proposed for development (yellow and brown) rated unsuited for drainfields Sewer system required for this development Sewer is not supported by County General Fund but is a WSA responsibility Contributions for sewer capacity is not a proffers guideline item Any sewer made available to WSA should NOT be counted toward $ 23+ Million No funds provided to pay for access to excess sewer for other properties
We will update this page as more information on this proposal is made available.
You can see the Comprehensive Plan Change Request documents filed by the applicant in June of 2009 at the County web site by following this link
