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Pre-Hearing Summary

Post-Hearing Debrief

Master Planned Developments in SR-169 Corridor

by Peter Rimbos, Corresponding Secretary

The Greater Maple Valley Unincorporated Area Council (GMVAC) has deep reservations regarding the adverse impacts that two massive Master Planned Developments (MPDs) proposed by Yarrow Bay in and around the City of Black Diamond. These include: (1) The Villages: 3,600 single-family and 1,200 multi-family units for a total of 4,800 dwelling units on 535 acres, and 775,000 square feet of commercial and office space and (2) Lawson Hills: 930 single-family and 320 multi-family units, for a total of 1,250 dwelling units on 156 acres, and 390,000 square feet of commercial and office space. These two proposed outsized developments total 4,530 single-family and 1,520 multi-family units for a total of 6,050 dwelling units on 691 acres, and 1,165,000 sq ft of commercial and office space.

These MPDs are proposed on the rural/suburban fringe of the Urban Growth Boundary along the Black Diamond-Maple Valley-Renton corridor where existing transportation infrastructure already is severely strained. The GMVAC has monitored traffic patterns and volumes in and around the greater Maple Valley area for decades. We remain concerned with the inadequate options associated with our existing transportation infrastructure, as our major roadways and minor arterials throughout the area already are used near capacity for a good part of each weekday.

We have specific concerns regarding the adverse transportation impacts on SR-169 (Maple Valley Highway) and SR-516 (Kent-Kangley Road), as well as KIng County roads, major intersections, and local arterials throughout the greater Maple Valley area. Estimates of impacts on traffic flow on SR-169 show a near doubling of vehicles when the proposed developments are complete. In addition, major intersections throughout the area will be unduly clogged--even more than they already are. Clearly, these proposed MPDs will adversely impact the movement of people, goods, and services.

There are an inordinately large number (1,000‘s) of Transfer of Development Rights (TDRs) involved. TDRs are normally used for shifting higher densities into the areas which can best handle that growth. Unfortunately, relatively remote Black Diamond, is a poor choice to be a receiver of such a number of TDRs. We also are concerned with proposed improper siting of schools and storm water facilities in the Rural Area. Urban developments cannot rely on Rural Area citizens to shoulder the adverse impacts of siting their needed facilities.

Another issue of concern to all residents along the SR-169 corridor is unsustainable growth. The King County Growth Management Planning Council (Oct. 09) provides household growth targets. For the City of Black Diamond the 2006-2031 growth target is 1900 households. Black Diamond is categorized as one of 19 "small cities" which together a growth targets allocation of 10,922 new housing units (Black Diamond's 1,900 is 17% of the total small city allocation). The two Yarrow Bay proposals, by themselves, represent more than three times the Black Diamond allocation, and thus, by themselves, take up 55% of the allocation for all 19 of the small cities.

Greater Maple Valley area citizens have consistently recognized transportation as a key issue. In addition, the Area Council believes the proposed Yarrow Bay MPDs do not meet the Transportation Concurrency requirements of both the King County Comprehensive Plan and the State Growth Management Act. Consequently, we are asking King County and the State to hold Yarrow Bay and the City of Black Diamond to those requirements, respectively. We cannot allow the associated adverse impacts that greatly increased traffic will do to paralyze our existing clogged major transportation infrastructure.