CPAMs: Comprehensive Plan Amendments

In September 2004, developers targeting eastern Loudoun for massive new development submitted twenty applications, called CPAMs, to the county for review.  Fourteen of these applications remain active and if approved would add more than 33,000 new houses to the county.  This new growth would be in addition to the 36,000 new houses approved but not yet built.

List of CPAMs
Impacts of growth at this scale

Where
Most of the new development would occur in the county's Transition Area west of Belmont Ridge Road/Gum Springs Road and east of Route 15.  This are is designed to be a separation of, or a transition between, the suburban and rural areas of Loudoun.  The county plans calls for the area to be developed at a low density.  See a map of the CPAMs (opens as a PDF file).

If approved
More than 33,000 new houses could be built in eastern Loudoun County and unfairly strain our schools, overcongested roads, and county budget for infrastructure such as fire and rescue service.  It would also translate into higher taxes or fewer county services for all residents of Loudoun County.

Why it's important
It is unfair to make wholesale changes to the county's growth plan through this process.  Our current growth plan, or Comprehensive Plan, was created in 2003 after a three-year process with citizen input. It allows reasonable growth at a rate we can afford. Certainly, such a plan should not be changed piecemeal to allow tens of thousands of new houses.

Also, while some developers are offering to pay for specific road improvements and for some new schools, it is not enough to offset the costs of all the new infrastructure plus the operating and maintenance costs.

We are already behind in providing vital services to our growing population — we must take care of these needs first.

Who decides
The Board of Supervisors.

Latest action
In late 2004, the Planning Commission met to decide which of the original 20 CPAMs would move forward. Despite Planning Department staff recommendations to reject most of the applications, 14 CPAMs were moved forward for review.

Two CPAMs, Potomac Farm and Diamond Lakes, were withdrawn.  Four CPAMs, Assaad Property, Loudoun Parkway Center, Dulles Parkway Center, and Fern Cliff, were denied.

In 2005, the Board of Supervisors consolidated six applications into one county-initiated CPAM, called the Transition Area or Dulles South CPAM, and made the review process a priority.

Next step
The county is actively considering the Transition Area and Creekside CPAMs. 

Summary of the developer requests:

*Note: The six starred projects were consolidated and are being considered by the county as one CPAM, the Transition Area/Dulles South CPAM.