Businesses that were at one time encouraged to develop in the northwest quadrant
of the 4 Corners area of the City of Maple Valley have increasingly over the last
few years found themselves at odds with those in the local governing body that at
one time encouraged them.
The business owners, who at one time were huge contributors back to the community
they were serving, have increasingly withdrawn their support not knowing whether
the rug would be pulled out from under their future or whether they could continue
to do business. While searching for solutions that would work for both the City
as well as NW Quadrant business owners, the owners came together to find a solution
that was then presented to Council and Planning Commission members during a special
joint meeting on Monday, November 14.
Making a presentation to the members, Jeff McCann stated that somewhere in between
is a compromise. He brought out that the goal of the City was to “Support existing
local businesses as a means to promote and grow the local economy.” He also reminded
Council that they had said that “existing businesses are vital to our economic future
and supporting existing businesses is a primary strategic objective.”
With those thoughts in mind, McCann presented a map of the NW Quadrant area in question
that included many elements from past studies along with respecting the existing
businesses right to continue to operate. Originally, the City had proposed to cut
a new road right down the center of existing buildings and did not connect to the
Kite site by the Do It Center.
Other concerns voiced by the business owners is that there would be no real demand
for at least 10 years to develop in the area with the new proposed zoning. Further,
outside developers looking at the proposed zoning have said the Festival Retail
zoning does not fit and needs to be eliminated. Owners questioned why rush into
this and hurt the existing businesses, which are still bringing revenue to the City.
Another concern was the use of outdated information that did not consider such potential
developments down the line such as the Summit Pit (Donut Hole), the Castagna property
at the north end of the City, and Black Diamond’s pending Master Planned Developments.
Owners are stating that there is a new study needed before rezoning of properties
takes place.
Suggested solutions to the NW Quadrant business area by the owners include:
- Keep new roads within the existing right-of-way that the city already has
- Property remain BP (Business Park) zoning with Commercial Overlay
- Existing businesses remain conforming with a right to expand on current property
or sell
- Market driven trigger Commercial overlay when a developer buys a portion like
1/3 of the property
- Having the commercial overlay already approved will give a future developer the
certainty that the proper zoning is in place when the market is ready for it
McCann reminded the Council that in their NW Quad study that had been adopted on
June 23, 2008, there was a statement about taking care of the businesses. According
to McCann, the Council had agreed that the already operating existing businesses
in Maple Valley “must be nurtured and supported….it is a priority of the City Council
to do so.”
Winding up his comments, McCann, along with the backing of the businesses from the
NW Quadrant, asked that the Council “take this concept map under consideration.
We ask that you have the Planning Commission and Staff include it as part of the
discussion and extend an invitation to the business owners to join them at the table.”
At the end of the special joint meeting between City Council and Planning Commission
members, direction by Councilmembers to the Commission for study and consideration
in this matter seemed a bit fuzzy. Council left it fairly wide open for them to
reconsider and come back with their own recommendations. Ranges to be considered
went from leaving the existing Business Park zoning in place to adopting the “Interim
Regulations” into permanent regulations to coming up with something in between –
including what the business property owners had proposed.
