San Juan County Land Bank 2019 Expenditure and Acquisition Plan Table of Contents I. Summary of Proposed 2019 Conservation Area Fund Budget A. Revenue & Expenditures, 2016 2018 with Preliminary 2019 budget... 2 B. Detail of Acquisition Projects 3 C. Summary of Land Bank Revenue and Administrative Expenditures...4 II. Project Descriptions for Acquisition Proposals.... 5 A. Cady Mountain Preserve Addition B. Cady Mountain Preserve Addition phase 2 C. RR Bar Ranch Conservation Easement III. List of Acquisitions to Date.13 IV. Summary of Proposed 2019 Stewardship & Management Fund Budget A. Revenue & Expenditures, 2016 2018 with Preliminary 2019 budget...14 V. Management Plans included in this Expenditure and Acquisition Plan..15 A. Mt. Grant Preserve Stewardship and Management Plan 1
1.A Conservation Area Fund 1021 Approved Revenue & Expenditure 2016-2018 and Amended Adopted Proposed 2019 Budget 2018 2019 2016 Actual 2017 Actual Budget Budget Revenue Beginning Operating Cash 4,217,261 4,798,442 3,826,636 4,891,803 Property Tax Revenue 303,471 311,823 332,510 327,410 1% RE Excise Tax (gross) 3,008,125 3,560,355 3,000,000 3,200,000 Land Bank 1% REET to General Fund (30,081) (35,604) (30,000) (32,000) Federal Grants 0 985,000 State Grants 778,900-2,100,000 Payment In-Lieu of Property Tax (DNR) 178 262 200 200 Investment Interest 18,857 50,174 30,000 50,000 Donations from Private Sources 12,805 41,080 2,500 2,500 Miscellaneous revenue & refunds 0 1 Sale of Land 0 250,000 1,100,000 Transfers in Lodging Tax 120,164 76,000 Total Revenue 8,309,516 9,711,534 9,632,010 9,615,913 Revenue net of Reserves 4,092,255 4,913,091 5,685,210 4,724,110 Expenditures Restricted Acquisition Reserves 4,798,442 3,826,636 4,883,932 3,985,001 Administrative Expenses 257,599 306,127 334,112 319,069 IT Services 6,566 7,820 9,080 15,145 GIS Services - 4,128 6,813 Acquisition Costs 1,594,692 3,927,910 2,282,759 2,972,124 Bond Repayment 674,016 624,433 633,408 633,193 Transfers to Stewardship 978,201 1,018,609 1,484,591 1,684,568 Total Expenditures 8,309,516 9,711,534 9,632,010 9,615,913 Expenditures net of Reserves 3,511,074 5,884,899 4,748,078 5,630,912 Admin percentage of net revenue 6.46% 6.39% 6.11% 7.22% (after admin 1% collection fee has been deducted) Revenue notes: Expenditure Notes: Admin expenses lower after Visitor Study is complete. 2018 Restricted Acquisition Reserves is a budgeted amount Admin percentage includes IT & GIS services 2
I. B. Conservation Area Fund Detail of Acquisition Projects Proposed Acquisitions Approved in prior Budgets Adopted 2019 Budget District One Cady Mountain Preserve Addition Purchase Price & Closing Costs over 5 years 1,800,000 45,000 385,000 (approved 2018 amended Budget) Cady Mountain Preserve Addition phase 2 Purchase Price & Closing Costs over 4 years) 1,611,000 465,000 (approved 2018 budget) Beaverton Marsh Uplands Purchase Price & Closing Costs 1,850,000 550,000 1,850,000 (approved 2nd amended 2018 budget) District Two - District Three - RR Bar Ranch Conservation Easement Purchase Price & Closing Costs over 3 years 600,000 600,000 200,000 (approved 2016 Budget) Sub-total Acquisition Costs 5,861,000 2,900,000 Other Acquisition Costs 72,124 Total Acquisition Costs 5,861,000-2,972,124 3
I.C. Summary of Land Bank Conservation Area Fund Revenue and Administrative Expenditures 1991-2017 $ Revenue* Administrative Expenses % $ to reach 10% 1991 868,367 32,313 3.72% 54,524 1992 1,042,077 60,976 5.85% 43,232 1993 1,451,032 92,072 6.35% 53,031 1994 1,313,274 93,922 7.15% 37,405 1995 1,473,940 101,281 6.87% 46,113 1996 1,660,141 109,720 6.61% 56,294 1997 2,697,201 133,947 4.97% 135,773 1998 2,474,510 134,798 5.45% 112,653 1999 2,824,596 136,064 4.82% 146,396 2000 2,780,572 147,755 5.31% 130,302 2001 2,064,420 161,483 7.82% 44,959 2002 2,412,005 166,664 6.91% 74,537 2003 2,695,603 180,983 6.71% 88,577 2004 3,425,514 184,929 5.40% 157,622 2005 4,609,189 190,992 4.14% 269,927 2006 6,467,091 210,719 3.26% 435,990 2007 4,097,588 240,822 5.88% 168,937 2008 3,620,283 272,393 7.52% 89,635 2009 2,261,987 279,586 12.36% -53,387 2010 2,311,079 291,468 12.61% -60,360 2011 2,120,138 204,831 9.66% 7,183 2012 2,633,727 172,122 6.54% 91,250 2013 2,231,599 191,848 8.60% 31,312 2014 2,534,065 218,469 8.62% 34,937 2015 3,041,384 222,213 7.31% 81,925 2016 4,092,255 264,165 6.46% 145,061 2017 4,913,091 313,947 6.39% 177,362 Total 1991-2017: 74,116,727 4,810,483 6.49% 2,601,189 2018 Projected 5,685,210 347,320 6.11% 221,201 Total 1991-2018: 79,801,937 5,157,803 6.46% 2,822,390 2019 Budgeted 4,724,110 341,027 7.22% 131,384 Total 1991-2019: 84,526,047 5,498,830 6.51% 2,953,774 * Revenue includes all revenue collected in the Conservation Area Fund except any loans and bond monies. Maximum administrative expenses cannot exceed 10% under SJCC 2.120.090.3 4
PROJECT SUMMARY PROJECT TITLE: PROPOSED ACQUISITION: OWNER: CADY MOUNTAIN PRESERVE ADDITION (LESTER PROPERTY) ACQUISITION OF FEE TITLE INTEREST RFM LLC PROPERTY DESCRIPTION: Location: Three Corner Lake Road, San Juan Island General Description: This roughly 160-acre property is immediately adjacent to Cady Mountain Preserve and would provide an opportunity to protect important ecological features and create public access to the Preserve. CONSERVATION VALUES OF THE PROPERTY The Lester property is one of the larger remaining tracts of undeveloped land on San Juan Island. Its acquisition will aid in conserving a larger contiguously forested area on northern San Juan totaling over 3,000 acres. Of this, a little over 1,000 acres are protected as part of English Camp (880 acres) and Cady Mountain Preserve (135 acres). Other large holdings include the area around Briggs Lake which serves as the reservoir for Roche Harbor (1,350 acres), and several other large holdings comprising nearly 400 acres. The property hosts examples of old growth Douglas-fir and Western red cedar and diverse communities ranging from an extensive wetland/riparian complex to high diversity herbaceous balds to the higher elevation forest abutting a large old growth Douglas-fir stand on Cady Mountain Preserve. Almost as important, Three Corner Lake Road (a county road) runs through the property, allowing the Land Bank to pursue opening Cady Mountain Preserve to public access after nearly 15 years of ownership. In combination the new acquisition and the Preserve would offer nearly 300 acres for potential trails and facilities. COSTS A. Acquisition Costs: The purchase price for this acquisition will be $1,855,000 as supported by appraisal. This project will likely require owner or third party financing over a 4 year period. The initial down payment in 2018 amended budget was $465,000. B. Ownership Costs: Roughly $50,000 for site enhancement to allow public access and annual maintenance and forest management costs of $15,000-20,000. 5
MANAGEMENT PLAN The property will be incorporated into the Cady Mountain Preserve Management Plan. MAP OF THE LESTER PROPERTY 6
PROJECT SUMMARY PROJECT TITLE: PROPOSED ACQUISITION: OWNER: CADY MOUNTAIN PRESERVE ADDITION II ACQUISITION OF FEE TITLE INTEREST CADY MOUNTAIN DEVELOPMENT LLC PROPERTY DESCRIPTION: Location: Three Corner Lake Road, San Juan Island General Description: This roughly 140-acre property is immediately adjacent to Cady Mountain Preserve and would provide an opportunity to protect important ecological features and create public access from Cady Mountain to Mitchell Hill (San Juan Island Historical Park, English Camp) CONSERVATION VALUES OF THE PROPERTY The Cady Mountain Development (SMD) property is one of the larger remaining tracts of undeveloped land on San Juan Island. Its acquisition will aid in conserving a larger contiguously forested area on northern San Juan totaling over 3,000 acres. Of this, a little over 1,000 acres are protected as part of English Camp (880 acres) and Cady Mountain Preserve (190 acres). Other large holdings include the area around Briggs Lake which serves as the reservoir for Roche Harbor (1,350 acres), another large holding comprising roughly 240 acres. The property is a series of plateaus with second growth Douglas-fir/Western red cedar forest and high diversity herbaceous balds ranging from 400 750 feet. There are also several intermittent streams. It abuts Cady Mountain Preserve on both its eastern and southeastern boundaries. The property also includes an access easement through the Roche Harbor Investment properties which could likely be utilized to provide trail access to English Camp (as well as maintenance access from Roche Harbor Road). This would allow a continuous trail from Three Corner Lake Road all the way to Bell Point on Garrison Bay (roughly 4 miles as the crow flies) and to Roche Harbor via the existing trail network on the Roche Harbor Investments and New RH LLC properties, roughly 5 miles to the north. COSTS A. Acquisition Costs: The purchase price for this acquisition will be $1,600,000 as supported by appraisal. This project will likely require owner or third party financing over a 4 year period. The initial down payment for 2019 would be $465,000. B. Ownership Costs: Roughly $10,000 for site enhancement to allow public access and annual maintenance and forest management costs of $15,000-20,000. 7
MANAGEMENT PLAN The property will be incorporated into the Cady Mountain Preserve Management Plan. CONTEXT MAP OF THE CADY MOUNTAIN DEVELOPMENT PROPERTY 8
MAP OF CADY MOUNTAIN DEVELOPMENT LLC 9
PROJECT PROPOSAL PROJECT TITLE: PROPOSED ACQUISITION: OWNER: RR BAR RANCH ACQUISITION OF CONSERVATION EASEMENT INTEREST REX AND DAWN RITCHIE PROJECT SUMMARY PROPERTY DESCRIPTION: Location: The RR Bar ranch is adjacent to Fisherman Bay Road, approximately one mile south of Lopez Village, Lopez Island. General Description: The property consists of approximately 145 acres of open farmland. CONSERVATION VALUE OF THE PROPERTY: RR Bar ranch, at 145 acres, is one of the larger farms in the Islands. According to the 2012 census of agriculture only 19 farms exceed the median size of 26 acres in the County. It features extensive pastureland which has been steadily declining; going from 9,965 acres in 2007 to 6,306 in 2012 also according to the census. The property is highly visible, both from Fisherman Bay and Davis Roads. It also rises to the south and sits adjacent to Center Church, one of the most iconic and striking buildings on the island. RR Bar ranch is in the Davis Bay watershed, the largest on Lopez. Several properties upstream from the ranch are already protected by conservation easements (Exhibit A). A large wetland in the center of the ranch is grazed seasonally, but hosts many species of waterfowl in the winter months. CONSERVATION EASEMENT DETAILS: The conservation easement would extinguish 10 of 12 possible residential units; allowing the existing farmhouse and appurtenant structures and one additional residence only. All structures would be located in designated building envelopes. COSTS: A. Acquisition Costs The purchase price for the property is anticipated to be $600,000, paid over a three year period with interest. 10
Miscellaneous costs, including appraisal, title insurance and closing costs are estimated to be $20,000. Total Land Bank REET contribution anticipated: $220,000 in year 1; $644,000 over 3 years. B. Ownership Costs The Ritchies will retain ownership of the property. Monitoring of the conservation easement annually is estimated to cost $250. 11
MAP OF RR BAR RANCH 12
III.List of Acquisitions to December 31, 2017 Summary of Fee Simple Acquisitions ACRES Summary of Conservation Easements ACRES SAN JUAN ISLAND & RESIDENCY DISTRICT #1 SAN JUAN ISLAND & RESIDENCY DISTRICT #1 Beaverton Marsh Preserve (2001, 2002, 2006,)* 140 Beaverton Valley Marsh (2010,2011)* 200 Cady Mountain Preserve (2003, 2005, 2007) 140 Cattle Point Road/Heritage Farm (2003, 2009) 39 Deadman Bay Preserve (1995) 19 Cattle Point Road/Howard Farm(2009) 27 False Bay Creek Preserve( 2008) 40 Cattle Point Road/Mulno Cove Farm (1999) 78 Frazer Homestead Preserve (2003, 2006)* 113 Cattle Point Road/Portland Fair (2004) 21 Historic Lower Argyle Lots (2002, 2003)* 2 Cattle Point Road Trail Easements (2009-2016) HENRY ISLAND Kellett Bluff Preserve (2016) 80 Edwards Point (1998) 8 King Sisters Preserve( 2005)* 60 HENRY ISLAND Mosquito Pass Preserve (2003) 21 Limekiln Preserve (1995, 1997, 2000) 189 Historic Roark House (2002) HPE 1 Mt. Ben Preserve (2005) 22 Mt. Ben/Walkinshaw & Wheeler (2004) 21 Mt. Grant on San Juan Island (2015,2017)* 211 North Neck Point Cove I & II (1995, 2002) 6 San Juan Valley (1998)* 10 Oak Knoll Farm (2004) 30 Third Lagoon Preserve (2000) 21 San Juan Historical Society (2010) HPE 1 Trout Lake Watershed (2000)* 39 San Juan Valley (1997) 155 Westside Scenic Preserve (1993, 1994, 2007, 2015) 52 Trout Lake Trail (2017) Zylstra Lake on San Juan Island (2015, 2017) 280 W. Sundstrom Farm (2008, 2009)* 120 ORCAS ISLAND & RESIDENCY DISTRICT #2 ORCAS ISLAND & RESIDENCY DISTRICT #2 Coffelt Farm (2008) 190 Buck Bay West (2003) 1 Coho Preserve (2016) 24 Cayou Key (1997) 5 Crescent Beach Preserve (1998,2000, 2002, 2005)* 130 Cayou Valley (1995) 109 Deer Harbor Waterfront Preserve (2006) 2 CRANE ISLAND Pole Pass (2005) 1 Diamond Hill Preserve (2005, 2012, 2014) 52 Crow Valley (1995, 2008) 9 Eastsound Waterfront Park (1993, 2003, 2004) 2 Crow Valley (1996) 134 Entrance Mountain Preserve (1996, 2008)* 128 Crow Valley (1997) 31 Fowler's Pond Preserve (1994, 2006) 51 Crow Valley (1998) 55 Judd Cove Preserve (2002, 2008, 2010) 12 Goliithon Preserve Buck Bay (2002) 0 Orcas Village Tidelands (2001) Hogback Mountain (1998) 50 President Channel Shoreline (2012) 50 North Shore (1996) 67 Stonebridge-Terrill Preserve (2005)* 60 Olga Community Park (2005) 0 Turtleback Mountain Preserve (2006) 1578 Orcas Artworks (2006) 1 SHAW ISLAND Tharald Historic Homestead (2002) 34 LOPEZ ISLAND & RESIDENCY DISTRICT #3 Stonebridge Farm (2006)* 78 Fisherman Bay Preserve: Weeks Wetland (1993) 24 Warm Valley Farm (1993) 159 Fisherman Bay Preserve:The Tombolo (2000, 2017) 7 West Sound (1999) 159 Fisherman Bay Preserve: The Spit (2002) 29 WALDRON ISLAND Pt. Disney (2000) 171 Hummel Lake Preserve (1996, 2000, 2002) 79 Waldron Community Land Trust (2004) 13 Lopez Channel Preserve (2017) 9 WALDRON Huntley (2016) 34 Upright Head Preserve (1998)* 26 Watmough Bay Preserve (1993, 2007, 2009) 12 LOPEZ ISLAND & RESIDENCY DISTRICT #3 Aleck Bay (1997) 245 TOTAL 3851 Aleck Bay (2003) 12 BLAKELY ISLAND Crowley (SJPT) donation (2011) 80 LOPEZ ISLAND Odlin South (Leased to 2061) 100 Central Valley (2000, 2001, 2005) 126 LOPEZ ISLAND Lopez Hill (Leased to 2059) 400 Iceberg Point (1998) 40 ORCAS ISLAND Guthrie Cove Reserved Life Estate (2004) 80 Kjargaard Farm (2012) 120 South End (1993, 2013) 11 CONSERVATION BUYER PROPERTY Strachan (2009) 44 SHAW ISLAND * sold in 2005 w/ CE held by SJPT 30 TOTAL 2515 *Acquired for full or partial inclusion in the Conservation Buyer Program 13
II.A. Stewardship & Management Fund 1031 Amended Preliminary Revenue and Expenditures 2016-2018 and 2018 2019 Proposed 2019 Budget 2016 Actual 2017 Actual Budget Budget Revenue Beginning Operating Cash 3,363,821 1,069,011 999,110 1,065,273 Beginning Endowment Funds 2,600,000 2,900,000 3,454,150 Grant Revenue 43,520 4,001 Sale of Plant Materials 2,005 7,756 15,000 5,000 Investment Interest 39,469 42,309 40,650 56,000 Discounts on Investments Lease Income 3,385 3,385 3,885 3,885 Refund Prior Year Expenditures 863 14 Private Gifts, Bequests 25,000 4,248 2,500 2,000 Sales Tax Remitances 616 1,245 250 Endowment transfers Conservation Area Fund 300,000 300,000 518,000 518,000 Operations transfers Conservation Area Fund 678,201 718,609 966,591 1,166,568 Total Revenue 4,456,264 4,745,948 5,446,981 6,275,127 Revenue net of reserves 1,092,443 1,076,937 1,547,871 1,755,704 Expenditures Ending Operating Cash 1,069,011 907,946 1,043,901 1,076,924 Ending Endowment Funds 2,600,000 2,991,163 3,418,000 4,008,150 Land Bank Stewardship & Management 516,880 632,273 722,705 910,918 Information Techonology Services 17,361 20,980 24,218 33,293 GIS Services 8,364 8,073 4,127 6,812 Management & Maintenance 139,061 166,989 134,030 139,030 Site Enhancement 105,588 18,524 100,000 100,000 Total Expenditures 4,456,265 4,745,948 5,446,981 6,275,127 Expenditures net of reserves 787,254 846,838 985,080 1,190,053 14