Developer seeks annexation of North UGA for 150-home project, promises 20% affordable units via land trust

A developer told the Duvall council on Feb. 17 that it wants the city to annex roughly 80 acres in the North Urban Growth Area and approve a subsequent housing project of about 150 homes, with at least 20% of the units designated as affordable.

Jeremy Barnett, a principal with Black and White Development, said his team has contracts on about 35 acres across five parcels and expects about 150 homes in total. "We would be committed to at least 20% of those homes being affordable, meaning they would be targeted at folks that are less than 80% of the area median income," Barnett said, and described a model that pairs development with a community land trust to hold the land in perpetuity.

Barnett said the company is working with Homestead Community Land Trust — a nonprofit with hundreds of homes under management in King County — and would donate roughly five acres to the trust to secure long-term affordability. He said the firm is not seeking density bonuses or other concessions from the city and intends to work within Duvall’s comprehensive plan and housing-action plan.

Council members and residents asked for more specificity about unit types and how the 20% target would translate into attached and detached units. One participant noted the proposal references 148–160 total units and asked whether a small number of attached units would produce only a handful of affordable homes; Barnett replied that the firm’s commitment equates to roughly 30 affordable homes without public subsidies and that the land trust might access public funding later to increase that number.

Environmental constraints and topography were a recurring concern. Residents and council members pointed to prior annexation work in the area that identified slopes, wetlands and significant trees; Barnett said his team has access to past environmental and geotechnical surveys conducted for an earlier proposal and plans to cluster development away from sensitive resources and use professional environmental studies and development agreements where needed.

On process, staff reminded council the annexation pathway typically begins with a 10% annexation petition that triggers further review and environmental assessment, and can proceed to a 50% petition that activates development agreements and additional studies. Barnett said the developer could meet the 50% threshold and that island‑annexation rules may simplify some parcels' path into the city. He added the firm is open to collaborating with the city on off‑site costs such as system development charges and roadway connections.

Next steps: Barnett said this was an introductory presentation and that his team intends to submit a full annexation application and coordinate with city staff to confirm the precise boundary, environmental studies and public outreach required. The transcript records questions and requests from councilors for more detailed unit breakdowns, SDC treatment for affordable units, HOA governance for mixed communities and clearer information on which parcels are under contract.