Page 1

CONSERVATION FUTURES TAX LEVY (CFT)

APPLICATION FOR 2020 FUNDS

Project Name: Misty Isle Farms

Applicant Jurisdiction: King County DNRP, Water and Land Resources Division

If applicable, Open Space System Name: King County Parks (Only if applicable, the name of a larger connected system, such as Cedar River Greenway, Mountains to Sound, a Regional Trail, etc.)

CFT Funding Request: $1,500,000 Proposed Project Acreage: ~93 acres(Identify the acreage targeted under this year’s funding request) (Dollar amount of CFT award requested)

Total Project Acreage: 228 acres KC PL Funding Request: $1,112,500 (Estimate total acreage at project completion for multi-year projects) (King County Projects Only: Dollar amount of KC Parks Levy requested)

Type of Acquisition(s): ☒Fee Title ☐Conservation Easement ☐Other:

King County Council District in which project is located1: 8

CONTACT INFORMATION

Contact Name: Greg Rabourn Phone: 206-477-4805

Title: King County Vashon Watershed Steward Email: greg.rabourn@kingcounty.gov

Address: 201 S. Jackson Suite 600, Seattle, Date: March 6, 2019

SECTION 1. PROJECT SUMMARY

Misty Isle Farms is located in the south-central portion of Vashon Island, and is an expansive estate

comprised of 525 acres. It is actively being marketed and threatened with subdivision. This acquisition project

targets the western 228 acres for permanent protection and would preserve farmland, increase recreational

opportunities and protect ecological values. Conservation Futures funding would be used along with Transfer of

Development Rights Program and other funding to protect the project area. King County will likely pursue a buy

and hold arrangement with a land conservation organization while additional funding is secured.

This property currently has 137 acres enrolled in the Farmland Preservation Program and historically has

been grazed with Black Angus cattle. For the acreage enrolled in the Farmland Preservation Program (FPP), the

owners retained development rights for 4 to 6 dwelling units. King County is exploring opportunities to partner

with interested farmers to farm these FPP enrolled lands.

Recreational opportunities abound for this property. The Vashon Sheepdog Classic is held annually on the

northeast corner of the property. Its central location makes it a natural hub for reestablishing historical trail

connections between Frog Holler Forest to the south and Judd Creek and Island Center Forest to the north. The

existing trail network is currently only open to equestrians.

Habitats found on this property include pasture, streams and wetlands, as well as 75 acres of deciduous,

coniferous and mixed forest. The forests have been actively managed with conifer replanting and thinning, and

provide a substantial buffer for upper Fisher creek. The equestrian trail winds near a 1.3 acre human made pond.

Downstream of the pond, Fisher Creek supports cutthroat trout, coho and chum salmon.

The four residences on the property may be retained or repurposed to support future farming endeavors.

1 King County Council District information here: https://www.kingcounty.gov/council/councilmembers/find_district.aspx

Updated 4/29/2019

Page 2

SECTION 2. OPEN SPACE RESOURCES

Before answering Sections 2 & 3, please review “King County Conservation Futures (CFT) Application

Evaluation Criteria.” Please mark the checkbox for each criterion that applies to the parcels that are current

funding targets. Then briefly describe in the space below how the proposed acquisition satisfies each marked

criterion. Consider, if applicable, both the landscape and individual parcel level.

☒ A. Wildlife habitat or rare plant reserve ☐ F. Urban passive-use natural area/greenbelt

☒ B. Salmon habitat and aquatic resources ☒ G. Park/open space or natural corridor addition

☒ C. Scenic resources ☒ H. Passive recreation opportunity/unmet needs

☐ D. Community separator ☐ I. Equity/opportunity area projects that seek to redress

☐ E. Historic/cultural resources historic disparities in access to open space

Wildlife habitat or rare plant reserve

Of the 75 acres of the site that are forested, approximately 25 acres are predominantly deciduous or mixed forest

and about 50 acres are mature Douglas-fir dominated forest. Large predators such as coyote, cougar and bear,

may reside in these large blocks of forest, and provide a variety of food and shelter opportunities for many species

of birds. The farmland and rolling meadow provide excellent hunting opportunities for raptors such as bald eagles

and barn owls. Northern harrier and American kestrel frequent the fields, and rarities such as the rough legged

hawk have been observed. The forests near the pond attract a wide variety of passerine birds during spring and fall

migration.

Salmon habitat and aquatic resources

Misty Isle Farms lies at the headwaters of Fisher Creek and

includes about one mile of the creek. Coho and Chum salmon

spawn in the creek and these upper reaches are expected to

provide important habitat for cutthroat as well. One of the

stream segments is above a 1.3 acre pond that is a fish passage

barrier potentially providing a future restoration opportunity.

The existing pond provides habitat for amphibians and

waterfowl. Southwest of this property are the shallow wells

that provide the water to Burton Water Company. With the

significant amount of agricultural potential, the proper

management of the water resources is important to protect water quality and quantity.

Scenic resources

Misty Isle Farms is a well-loved scenic landmark of Vashon Island. The pastoral views of the rolling agricultural

fields are aesthetic. The long rows of non-native trees provide beautiful fall color. Views of Mt Rainier are found

at various locations on the property.

Park/open space or natural corridor addition

Due to the 228 acre size of this property, it would stand alone as a valuable open space addition. And its location

makes it an important part of the island’s open space and wildlife corridors. This property is near the protected

forest at King County Park’s Fisher Creek Forest and Frog Holler Community Forest to the south and close to

Vashon Park’s Paradise Ridge Equestrian Park, Island Center Forest and protected land along Judd Creek to the

north and west.

Passive recreation opportunity/unmet needs

The property’s location provides existing and future trail opportunities. The current trails on the property are

restricted to equestrians, and purchase would open them to other users. Island trail planning participants have

identified Misty Isle Farms properties as essential for connecting the southern forest trails (Frog Holler Forest and

Fisher Creek Forest) to the centrally located parks (Paradise Ridge, Judd Creek and Island Center Forest).

Page 3

SECTION 3. ADDITIONAL FACTORS

Please mark the checkbox for each criterion that applies to the parcels that are the current funding targets. Then

briefly describe in the space below how the proposed acquisition satisfies each marked criterion.

☒ A. Educational/interpretive opportunity

☒ B. Threat of loss of open space resources

☒ C. Feasibility: Ownership complexity/willing seller(s)/community support

☒ D. Describe any public or private partnerships that will enhance this project

☒ E. Is the property identified in an adopted park, open space, comprehensive, or community plan?

☒ F. Transferable Development Rights (TDR) participation

Educational/interpretive opportunity

This property has extensive educational opportunities. Sheepdog herding classes, wildlife education,

birding fieldtrips, sustainable agriculture, and horseback riding are several of the endless possibilities

well suited for this property.

Threat of loss of open space resources

The Seattle area is experiencing tremendous growth. This development pressure has reached Vashon as

well. Misty Isle Farms has been actively listed on the real estate market for several years. Current or

future owners could easily divide the property into multiple separate ownerships. The owners have sold

the southern-most 44 acres and are selling the northern-most ten acres separately. The remaining

western 228 acres is the highest priority portion for the county due to ecological, agricultural and

recreational public benefits. The target properties have an additional 13-15 unused development rights

(the FPP parcels still have four to six development rights available, while the unrestricted parcels have 9

development rights). Preserving this property as a unit is the only way to ensure this large contiguous

site remains intact.

Ownership complexity/willing seller(s)/ownership interest proposed

The property has been on the market for many years and was initially listed for sale for $145 million for

the entire 525 acres. The owners have since split the property into smaller properties that are for sale.

The landowner is involved in negotiations with King County staff regarding sale of the western portion.

Describe any public or private partnerships that will enhance this project

Vashon Land Trust is an important partner in this project. They will likely be partners in both the

scoping of potential uses of the property as well as community engagement and fundraising. Vashon

Nature Center has been involved with coyote monitoring and education at the farm. PCC Farmland Trust

and other farmland preservation organizations may potentially be involved also.

Is the property identified in an adopted park, open space, comprehensive, or community plan?

Vashon Greenprint identifies the Fisher Creek watershed as a focus area.

Vashon-Maury Island Strategic Conservation Plan 2017-2021.

1996 Farm and Forest Report outlines Misty Isle Farms and its surrounding properties as a Rural

Farm District

Transferable Development Rights (TDR) participation

This property is a likely candidate for TDR participation with 13-15 development rights available.

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SECTION 4. PARCEL DETAILS

A. Please provide information about the parcels that are current and future funding targets.

i. Parcels that are Current Funding Targets - i.e., those parcels which would be acquired with requested

funding, shown in red on your maps. Find this information on Assessor’s Report/Property Details accessed

through King County iMAP (https://gismaps.kingcounty.gov/iMap/). Add more rows if needed.

Parcel

Number

Acre Zoning2

Assessor’s

“Land

Value”3

Assessor’s

“Improvement

s Value”

Estimated Cost

to Purchase

Property

Interest

Sought

1222029034 22.4 A10SO 441,000 0 Fee

1222029086 20.0 RA10SO 2,740 0 Fee

1322029072 12.5 RA5 336,000 0 Fee

1322029080 16.0 A10 378,000 0 Fee

1322029085 2.4 A10SO 169,000 0 Fee

1222029035 18.4 RA10SO 402,000 0 Fee

1322029049 9.9 RA10SO 303,000 0 Fee

1322029073 40.1 A10SO 538,000 0 Fee

1322029082 10.2 A10SO 216,000 0 Fee

1322029089 2.3 RA5 162,000 0 Fee

1222029051 4.8 RA10SO 200,000 0 Fee

1322029005 9.7 RA10SO 227,000 0 Fee

1322029055 5.4 RA5P 211,500 128,800 Fee

1322029075 6.4 RA5SO 242,000 510,000 Fee

1322029083 16.5 RA5 382,000 0 Fee

1222029032 4.9 RA5SO 223,000 0 Fee

1222029072 4.8 RA10SO 223,000 0 Fee

1322029006 5.1 RA5P 229,000 390,000 Fee

1322029062 1.8 RA5P 150,000 239,000 Fee

1322029084 14.5 A10 360,000 0 Fee

20 parcels 228.1 5,395,240 1,267,800 $7,500,000

ii. Future Funding Targets - i.e., those parcels shown in yellow on your maps. Please list the parcel

numbers here (no additional information needed): None identified, although other project scopes will

connect to Misty Isle.

B. How did you estimate the cost to purchase parcels? (e.g., appraisal, estimate from assessor’s values,

etc).

An appraisal was completed and valued the project at $7.5 million. However, this included an additional 60 acre

parcel. An updated appraisal is required. The current listing price is $8.6 million.

C. Are any parcels are enrolled in the Current Use Taxation program (a voluntary conservation

program)? 4

Yes, -9051 is enrolled in Forestry,-9032,-9072 and -9051 and the four residences are not enrolled. The remaining

twelve parcels are all enrolled in Farm and Agriculture.

2 Please explain what the zoning designation means if you don’t think it would be evident to the committee. 3 Parcels enrolled in Current Use Taxation for “Forestry” may not have a valid “appraised land value” or acreage. 4 Visit www.kingcounty.gov/incentives, and use the “Interactive Map” to check enrollment for your target parcel(s).

Page 5

SECTION 5. PROPERTY USE, STEWARDSHIP, AND MAINTENANCE

A. What is the intended future use of the property (e.g., passive recreation, habitat restoration, timber

management, agricultural production)? Will this land be available for public use?

Misty Isle Farms will provide a diverse mix of recreation, agriculture and habitat preservation. The trails will be

available for public use and public events will be held on site. The Vashon Sheep Dog Classic is held on the

island and attracts over 10,000 people annually.

B. How will the property be stewarded and maintained, and using what funding? Does the property lend

itself to volunteer stewardship opportunities or community participation?

Farmers will be sought to actively farm the Farmland parcels. King County Parks would manage the passive

recreation and forest management. Vashon Parks will be an important partner for coordinating with the equestrian

trails at Paradise Ridge. The Vashon Land Trust is a supportive partner with significant stewardship experience

including at the nearby Judd Creek trail. The Vashon Land Trust also manages stewardship activities on Matsuda

farm and has habitat restoration experience. Agricultural partners will be sought out as well.

C. What are the biggest challenges you anticipate in managing this site?

Leasing and operating the farmed portions of the site could be a challenge.

D. Will you be purchasing and demolishing any structures on the target parcel(s)? Explain why this is

necessary.

We anticipate needing the residences for farm worker housing. while others may be surplused or demolished.

E. Do you intend to reserve any part of the site for non-CFT-eligible activities, such as more intensive

recreation or retaining a structure on a fee purchase? (Funds used for that purchase can’t count as

CFT match.)

Some structures will be retained to support future farming purposes. This may include the four residences. If not,

the structures may be surplused. Some of the buildings may be repurposed for community meeting spaces or

agricultural uses.

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SECTION 6. PROJECT BUDGET Please provide budget information for the parcels that are the current funding targets.

FUNDING REQUEST

REQUESTED AMOUNT

CFT Funding Request $1,500,000

KC Parks Levy (PL) Request (for county projects only) $1,112,500

Total Funding Request $2,612,500

TOTAL CFT PROJECT COSTS

PROJECT COSTS ESTIMATED DOLLAR AMOUNT OR RANGE

Total property interest value 7,500,000

Title and appraisal work 25000

Closing, fees, taxes 20000

Relocation costs 150000

Hazardous waste reports 10000

Directly related staff, administration and legal costs 40000

Only if applicable: Value of land used as match5

Total Estimated Project Costs 7,747,000

FUNDING/MATCH TABLE

Please document the sources of match that you have secured, or intend to seek, towards the parcels that are the

current funding targets. If you don’t yet have match secured, please note how you plan to obtain it.

If you seek a match waiver (based on equity/opportunity area determination), please write “Match Waiver

Requested” in table below and complete Supplemental Form #1: Equity/Opportunity Area Determination.

CFT FUNDING Date Funding Secured Dollar Amount

CFT Funding Request N/A 1,500,000

Past CFT Funding Available

(i.e., funds remaining from past awards,

to be spent on current target parcels)

0

MATCH FUNDING SECURED

Sources/Status: Date Funding Secured Dollar Amount

TDR 2019 3,000,000

PEL 2019 200,000

MATCH FUNDING STILL SOUGHT

Sources/ Plan to obtain match?: Date Funding Anticipated Dollar Amount

Parks Levy 2020 $250,000

Parks Levy 2021 $500,000

CFT 2021 $3,095,000

5 If you are providing cash match, ignore this instruction. If your match consists of a land trade or the cash value of recent

open space purchases, please reflect the match property’s estimated value in the “Value of land used as match” row. Your

“Total Estimated Project Costs” will include this match property’s estimated value.

Page 7

SECTION 7. BOND FUNDING POTENTIAL (SPECIAL SECTION FOR 2019)

Projects applying in 2019 may be able to qualify for bond-backed Conservation Futures funds, in addition to

annual awards. Criteria A through D below are factors that may make projects most competitive for bond

funding. Mark the checkbox for each criterion that applies to the parcels that are the current funding targets, and

briefly describe in the space below how the proposed acquisition satisfies each marked criterion. Please note, if

necessary, whether certain parcels in your scope meet the criteria, but other parcels in your scope do not.

☐ A. Acquisition can occur in late 2019 or soon thereafter

☐ B. Transaction is highly likely to be successful

☐ C. Match is secured

☐ D. Property acquired in fee will not be leased or sold for private benefit (i.e., leased to a private party

or surplused. Note that acquisition of conservation easements, TDR easements, farm covenants

where underlying fee remains in private ownership is generally acceptable.)

The farmland portions may be leased so we are not requesting bond funding this round. We may request bond

funding in the future for non-leased parcels.

122202908620ac (RA10SO) 1222029035

18ac (RA10SO)

132202908210ac (A10SO)

132202904910ac (RA10SO)

132202900510ac (RA10SO)

12220290325ac (RA5SO) 1222029051

5ac (RA10SO)1222029072

5ac (RA10SO)

IMAGE_Ortho2017KCNAT

[Misty Isle Farms Property on Vashon Island (April 2019)9 parcels, 93 acres

Misty Isle PropertyFPP EasementsParcel boundaries

0 1,000500Feet

2017 aerial photo

132202907310ac (A10SA)

Map Updated April 2019

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WSW Cemetery Rd

SW 232nd St

99th

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Rd S

WSW Point Robinson Rd

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SW 204th St

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Department of Natural Resources and ParksWater and Land Resources Division

The use of the information in this map is subject to the terms and conditions found at: www.kingcounty.gov/services/gis/Maps/terms-of-use.aspx.Your access and use is conditioned on your acceptance of these terms and conditions.

0 1 20.5

MilesÜ

Vicinity MapMisty Isle Farm

March 2019 TK \\dnrp1\projects\WLRD\19008\MistyIsleFarmVicinity_Feb2019.mxd

Misty Isle Parcels (20 parcels approx 228 ac)KC Conservation EasementsProtected FarmlandPublic Land

PIN 132202907340.1 ac

PIN 122202903422.4 ac

PIN 122202908620 ac

PIN 132202908316.5 ac

PIN 132202908016 ac

PIN 132202908414.5 ac

PIN 132202907212.5 ac

PIN 13220290499.9 ac

PIN 13220290059.7 ac

PIN 122202903518.4 ac

PIN 132202908210.2 ac

PIN 13220290756.4 ac

PIN 13220290555.4 ac

PIN 13220290065.1 ac

PIN 12220290324.9 ac

PIN 12220290514.8 ac

PIN 12220290724.8 ac

PIN 13220290852.4 ac

PIN 13220290892.3 ac

PIN 13220290621.8 ac

SW 232nd St

Wax O

rchard

Rd SW

SW 220th St Wests

ideHw

y SW

Fisher Creek Forest

Paradise Ridge Park

IMAGE_Ortho2017KCNAT

Department of Natural Resources and ParksWater and Land Resources Division

Misty Isle Farm Site Map

The use of the information in this map is subject to the terms and conditions found at: www.kingcounty.gov/services/gis/Maps/terms-of-use.aspx.Your access and use is conditioned on your acceptance of these terms and conditions.

TK \\dnrp1\projects\WLRD\19008\MistyIsleFarmSite_Feb2019.mxdFeb 25, 2019

0 1,000500

Feet

Photo Year: 2017Ü

Misty Isle Parcels - Feb 2019 (approx. 228 ac)Protected Farmland (some development rights remain)

March 2019

Public Land

Original Application Map March 2019