September 12, 2007
Maple Valley Donut Hole
And we're not talking about Krispy Kreme.
Maple Valley City Manager Anthony Hemstad writes that "A little "donut hole" creating a big problem for Maple Valley":
The donut hole is a 160-acre rural unincorporated island in the geographic heart of Maple Valley. It is unique in Washington as the only unincorporated rural island entirely surrounded by a single city. The donut hole's significance is that the land use and zoning of this large area is controlled by another government [King County] and can be modified in ways that the city surrounding it does not approve.
It sounds like Ron Sims is trying to use the donut hole to
create wealth more efficiently, or something.
Posted by Stefan Sharkansky at September 12, 2007
09:40 AM | Email This
1. "You need people and brains to create an economy," he [Sims] says. "You need transportation to move an economy. And you need an environmental policy to create clean air and clean water."
You also need two hands to properly tie a cravat, and carbon dioxide to feed a rain forest.
One of the reasons I have never felt entirely comfortable with Costco is that I instinctlively distrsut their strategy of global impulse buying, animated by the tactic of passive miscellany. Gallon jars of gherkins coexisting with snow tires and pastries, flanked by talking-book versions of the Oxford English Dictionary, read by Arianna Huffington?
It makes me queasy just to think about it.
2. It is unique in Washington as the only unincorporated rural island entirely surrounded by a single city.
I don't think that's true. There are a couple of unincorporated King County parcels surrounded by the City of Bellevue. These are in the Eastgate/Cougar Mountain and Somerset neighborhoods.
3. It isn't the only "island" of unincorporated land surrounded by a single city's boundaries. In Kitsap County, the West Hills neighborhood is 171 acres of land surrounded entirely by the city of Bremerton. Annexation was attempted this year, but the residents voted it down in the August election.
4. What makes the "donut" unique is that is both:
1) "Rural", i.e., on the rural side of the urban-rural boundary established by the Growth Management Act; and,
2) Unincorporated.
This map shows it pretty well:
http://dnr.metrokc.gov/wlr/pi/grant-exchange/pdf/RDPmap.pdf
The boundary is the heavy red line; unincorporated land is white.
I don't see any other parcels like the "donut" on the above map. There is some odd folding of the boundary in the Issaquah area, but at maximum magnification it can be seen that the adjacent areas are contiguous.
5. Maple Valley residents and adjacent homeowners have e-mailed, called, petitioned, and begged for an opportunity to have input into this issue, to no avail. Ron Sims continues to disregard the homeowner and taxpayer to further his agenda. At the least, an impact study should be undertaken before any steps are taken, but that request has also been ignored.
6. The details behind this "transaction" are an example of KIng County saying "Do as I say not as I do". They violated every principle of GMA and cooperative planning in the CWPP (County Wide Planning Policy). Apparently Rural is only Rural when it isn't owned by the County. Ron declaired a "unique circumstance" to allow him to negotiate with a single developer (Yarrow Bay development) for the entire parcel, without public scrutiny and no competitive bidding. How much would this property have brought had it been opened to public bid? We will never know. The County wanted a piece of land that Yarrow had under contract and cut a private deal that the citizens of Maple Valley will be paying for from this day forward. If the County had ANY integrity, they would have allowed for this parcel to be annexed years ago so that the development and infrastructure could have been properly planned for. Instead the County has agreed to sell the property to Yarrow Bay while still under a Rural designation (to keep the price down) and to change the zoning to Urban High Density Residential after the sale to allow for intense development. The County will also profit by selling TDR's (Transfer of Development Right Credits) from the County's TDR Bank ( At a rate they determine is Market) to had even more density to the project, up to 800 units for a total of over 2,000 homes on 160 acres. Ron and company are profiteering developers coming to a city near you soon.
7. This is the logical conclusion of the GMA. The creation and expansion of fake cities which sprawl across the entire region with no particular reason except for the need to gobble up more territory.
8. Why is there always someone ready to blame the GMA for the corruption within King County government? GMA specifically prohibits the creation of "fake cities" unless the property is already surrounded by urban density or is already characterized by urban growth. At that point it's already urban, or clearly appropriate to become urban with its existing infrastructure, as opposed to "insta-cities" built in the rural area leaving the taxpayers on the hook for all the infrastructure to support it.
The fact that King County has regularly ignored laws at will and defined laws like the GMA to mean whatever Ron Sims needs it to mean to make some deal with a developer, is not the fault of the GMA, but a flaw in the character of the people we elect to enforce the law. I wish people understood that the law is simply a hurdle that politicians like Sims will not allow to get in the way of their plans. As Executive, the whole bureaucracy works for him and that pro-development machine has demonstrated repeatedly that they will do ANYTHING to give Sims what he wants, as well as preserve their funding source.
And it's the same story with land use process and public involvement in general in King County. In King County the process is a facade and public participation is worthless if counter to the schemes dreamed up by Sims and his friends. Sims and his bureaucracy like nothing better than people working within the system they've created. Sims knows that it only applies to the county until they need to ignore it or change it, which they do without hesitation.
9. This is the definiton of HYPOCRISY. Ron Sims says landowners in the rural area must leave 65% of their land as undeveloped, yet he now wants to develop at high density a large swath of rural land that KingCo happens to own - and laugh all the way to the bank. Fine for KingCo to make a killing on their land, just not for private property owners to do the same. Is that the nice "fair-broker" that government is supposed to be? Something stinks here. Big Time.
10. I have to agree with MJC on this one, I was in attendance at the Maple Valley Rural Roundtable Meeting a couple months ago. 400 people showing up in the morning of a work week day was impressive. Everyone espressed their concern over the "Donut Hole" in a calm rational manor, a petition with over a thousand residence signatures was presented to the council opposing this sale. Unfortunately the Council considered it a joke, the fix was in and there was NOTHING that was going to stop the process. I was listening to Gossett chat with his KC staffers on the way out to the parking lot laughing about how they took seperate vehicles incase the locals came after them with "pitchforks and torches" over the "Donut Hole" issue, they could escape. The Sim's/Gossett folks know they are screwing the people of Maple Valley and they couldn't care less, Please keep that in mind in November and from now on. Oh and apparently "Nice and Civil behavior" is viewed as a sign of weakness by certain members of the County Council and the Executive. Perhaps taking every public opportunity to point out the abuse at televised meetings, the Executives public appearances, speechs will help to raise the awarness and force some movement in favor of Maple Valley.
11. King County government continues to bully anyone they can. Ron Sims continues to care only about Seattle and a majority of the KC Council coninue ignore the needs of the outlying areas with a Seattle imposed view of what should take place. Talk about rule by a foreign power. Sims would love take credit for "affordable housing" (as if such a thing exists in this county) while dumping the infrastructure problem on Maple Valley.
In this case King County cannot claim that it is a lack of central planning control that motivates them since Maple Valley is asking to do exactly that from a more locally and area specific position.
Should the County pull off this over reach of jurisdiction, I wonder if Maple Valley could simply close off or severly restrict the surrounding streets?
12. ...wonder if Maple Valley could simply close off or severly restrict the surrounding streets?
Steve, I love that idea! A plethora of speed bumps, a few roundabouts a bit on the narrow side. And perhaps make the routing of water a permit bog.
Hey, when it Rome....
13. I hate to say it, but.....IT'S LAWSUIT TIME!
King Co, and Ron Sims personally, must be hit with a lawsuit for the handling of the "donut hole", and I would be delighted to contribute funds toward such an effort.
The suit wouldn't even need to win to be successful. By delaying the deal from going forward, it would put financial pressure on the developer, and it would shed much-needed light on the shady dealings of Sims and his minions, and send them scuttling for cover like the cockroaches they are.
14. The infrastructure around Maple Valley has NOT kept up with the growth even without this additional development. Try going towards 4 corners during any weekday evening drive and you'll agree. I frequent Covington retail businesses even though Maple Valley's are closer to me, because it's easier to access them.
#1 - I like Costco for that reason. That, and their lawsuit fighting Washington's antiquated liquor/wine distribution that artifically inflates prices. Now if they would only get that one open in Covington, all would be well.
15. Palouse, you deal with Covington's mess because MV is WORSE? Whoa. Well, Covington has more escape routes, granted, but you still have to deal with the planter boxes the landscape committee/city council has mandated.
Can I get the person who invented the term "Clowncil" to merge landscapers and city council for a Covington original??
16. The very sad accident that took place on Witte Road 2 days ago that took the life of a young Maple Valley resident brought yet another reason why 2000 more homes simply CAN NOT be planted right in the middle of an already overly crowded Rock Creek/Elk Run area. The poor kids do not have anywhere to go to hang out and play in our area without going up major roads such as Witte or Kent-Kangley.
Now, if the county was saying "okay folks, let's put in a huge park ( skate park, fields) with open space and some homes it probably would not be as apalling to all of us. What do you think about hitting the council with this idea of open space along with the annexation? I am just thinking that as sad as the accident is ( and I write this with a very heavy heart as my daughter is friends with the boys sister) that this might be a time to point it out. I also think that even Ron Simms would agree that a Park never hurts. Gosh the county could even name it after the young man who died. Just my 2 cents...again. Please forgive me if this idea seems to come up at an inappropriate time but the Donut Hole is a sad mess and the county has got to think of the impact on life in Maple Valley.
I also agree about the comment that the County can develop as they please but private landowners can not...what a joke.
Sure wish that the Council was REALLY listening. Shame on those council members. I also want to note that after 2-3 emails to Reagan Dunn (our Rep)...I give up. He has never even responded to me. Hmm!
17. City officials have been working so hard to make MV a great place to live, all while dealing with a remarkable growth rate and thousands of gravel trucks that tear up its roads. MV is improving its parks, developing a town center, and planning for the needs of its residents long-term. It's such a shame that KC has control over the Donut, and that it can set back all the progress MV has made over the past 10 years -- and negatively impact the next 20!
We really have to be careful with the people we elect. I agree with CM Hemstad, "At stake is the principle of local self-determination and any notion of planning for smart growth." I hope the suburban cities and the citizenry can effect a change with the KC Council before its too late!
18. There are lots of small unincorporated "urban" islands inside existing cities, most of which have already been developed. The "rural" nature of the donut hole is very different than these "urban" islands in that being rural it wasn't anticipated (nor allowed) that this land would develop to urban standards as it could if it were designated urban. One home per 20 acres vs. 12.5 homes per acre is a fundamental difference. The very existence of a big rural island wasn't even contemplated in the Growth Management Act when it was put into effect in the early '90s -- several years before MV incorporated in '97.
19. PC, how far is it from the intersection of Hwy 18/169 to the 4 Corners? 3 or 4 miles? That stretch has taken me a half an hour sometimes. Whereas, I can hop on Hwy 18 and get to Covington in just minutes. I'll deal with the planters every time ;)
20. Note Ron Sims' spin in the 'SE Living' section of the September 16 Seattle Times. In paragraph 3, he alludes to noise from the existing shop and gravel pit being a problem but I have lived adjacent to the Donut Hole since 1999 and the shop/gravel pit: noise is not problematic.
The tax burden, traffic congestion, and school strain and decline will be only the beginning of the problems that this ill-conceived project will spawn. Note also that an impact assessment and immediate turnover of jurisdiction to the City of Maple Valley are not mentioned.
His contention that he wants to provide affordable housing that is close to employment centers is illogical: Maple Valley cannot be considered an employment center, nor is it close to an employment center.
Moreover, I work in Renton and it takes me more than 30 minutes to traverse the last 5 miles to my home, no matter which route I take. Ron Sims is sprinking sugar on a steaming pile and trying to convince us that it's not B.S.
21. #20. I'm also a Maple Valley resident and I agree that this op-ed is a huge pile of BS. My BS detector was maxxed as I read this. King County has done this to the City of Maple Valley in the recent past with the Maplewoods area. King County sucked up the impact fees and then dumped it on the City of Maple Valley to deal with providing for the hundreds of new homes.
The problem with hauling trucks was when King County ignored the permit conditions and renewed the gravel pit license of a mine east of Maple Valley. Only a lawsuit threat forced King County to comply with the permit conditions regarding truck hauling operations.
There is no reason for King County to buy the property with the proceeds of the donut hole sale, under the CAO King County controls and dictates was is allowed to occur on property in unincorporated King County.
Also, the City of Maple Valley is spending many $$ to catch up on the maintenance and repair back log incurred at the Lake Wilderness park while under King County control.
King County talks a good story, which many people believe. But, us Maple Valley residents, know a far different truth.
22. The saddest thing of all is that the MSM RUNS away from any story that might put their precious Ronnie in a bad light. If it was happening in Seattle there would be protests in the streets, arrests and probably some "compromise"...like doing the right thing and allowing annexation before any developement so the community could recover some the costs they will realize as a result of this fiasco. Instead Ronnie will use taxpayer dollars against taxpayers in Maple Valley to force his will upon them. Please make it as painfull politically as possible for both King County and Yarrow Bay development to move forward with this project. SEPA, EIS, anyone have a few spare Indian artifacts they can "find" on site. Get create Maple Valley, but most important GET EVEN.
23. Sorry that should read "Get Creative Maple Valley" Mind quicker than fingers once again.
24. It is obvious that Ron Sims is not an honest man.In one breath he says he won't meet with the city and in the next he says he has met 10 times.
I think there is money changing hands somewhere benifitng Sims.Why can't the state attorney general investigate this mess to see what he is up to.
25. It is obvious that Ron Sims is not an honest man.In one breath he says he won't meet with the city and in the next he says he has met 10 times.
I think there is money changing hands somewhere benifitng Sims.Why can't the state attorney general investigate this mess to see what he is up to.
26. It is obvious that Ron Sims is not an honest man.In one breath he says he won't meet with the city and in the next he says he has met 10 times.
I think there is money changing hands somewhere benifitng Sims.Why can't the state attorney general investigate this mess to see what he is up to.
27. It is obvious that Ron Sims is not an honest man.In one breath he says he won't meet with the city and in the next he says he has met 10 times.
I think there is money changing hands somewhere benifitng Sims.Why can't the state attorney general investigate this mess to see what he is up to.
28. It is obvious that Ron Sims is not an honest man.In one breath he says he won't meet with the city and in the next he says he has met 10 times.
I think there is money changing hands somewhere benifitng Sims.Why can't the state attorney general investigate this mess to see what he is up to.