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The Record & Open Work

What is established, what is open, and who holds each item.

Research dashboard and bibliography · record current as of 2026-07-11

Every claim this project makes carries a citation, and every open question has a named next step. This page is the working spine of that discipline: the status board, the established record with sources, the open pulls, the research log, and the bibliography.

Status board
Thread 1: the property record
CONFIRMED and documented. The ground's development rights were deeded to King County in 1986 (grantor Zylstra, instrument index pulled); the 2020 deed carries both funding covenants inside its own Exhibit A; the 2009 instrument was a temporary drainage easement, expired 2015. All portal-reachable documents pulled 2026-07-11. Remaining: the 1986 easement text (copy order), the program-file request, and the neighbor conversations.
Thread 2: shoreline ecological work
Two documented plantings ON the property (2009 county drainage-channel rows, willow on the species list; 2023-24 demolition-site planting, inspector-verified 11/2024) and a 2020 willow staking at the adjacent creek mouth. The riverbank itself: a clean negative across every open public source. Decisive remaining pull: the river-facility maintenance files. Decisive observation: the site walk.
Fallow sub-question (was the ground farmed before 2020?)
Records say working pasture/hay under private owners (2008-2020) and idle grass under county tenure (2021-). A 2007 state acquisition grant calls the ADJACENT creek-mouth tract 'fallow pasture,' so an account of fallow ground may attach to the neighbor tract or blend the two. The question is sharpened and still open.
The two kill switches (standing, visible in every artifact)Water and septic feasibility (no commercial water/septic means no kitchen or market, the revenue engine). A recorded water-company easement in the title record is now a named diligence item.
The county compatible-use determination, which must thread TWO recorded instruments: the 1986 farmland-preservation easement (text ordered, unread) and the 2020 Conservation Futures / Parks Levy covenant (read in full 2026-07-11).
The established record (claims with citations)
ThreadEstablished claimSources
1 · recordFee chain private 1986-2020: Biderbost > Zylstra (1986) > Breard/Laughton (2002, $400k) > Breard Rhonda Trust (2005) > Pearce (2006, $850k) > King County (12/22/2020, $1,058,600, SWD #20201223002074).[1] [2] [22]
1 · recordA government interest has encumbered the full tract since 1986: FPP farm ASQ_368, agricultural conservation easement (development rights) recorded 11/07/1986, #198611070673, 75.8 ac, full parcel. Grantor of record: Zylstra (index pulled 2026-07-11), 11 days after taking title, in the county's late-1986 FPP wave. No document image online; the text is on order. Sibling ASQ_368A (parcel 9027) carries the same recording number; the 2020 segregation split the original farm easement.[3] [23] [22]
1 · recordThe 2020 deed carries BOTH funding covenants inside its own Exhibit A: Conservation Futures (open-space use restrictions and restrictions on alienation, RCW 84.34.200 et seq., KCC 26.12.005 et seq.) and the 2013 Parks Levy (Ord 17568: no conversion without equivalent-property exchange). The deed does not name the 1986 easement (generic subject-to only; the easement survives by law). Price $1,058,600 confirmed by excise affidavit E3090634; the farm's current-use tax classification was removed at the sale, no back tax (RCW 84.34.108(6)(f)).[23] [2] [22]
1 · recordThe title record (segregation EMSC20-0010 Schedule B, per the 2020 title commitment): a 25-ft county PUBLIC right of way along the riverbank plus the north 30 ft (Cause No. 810531); three 1960s stream alteration/relocation consents; a water-company easement; the 1986 easement listed as exception 16. Lot 1 = 75.80 ac in two pieces split by the highway (72.45 + 3.35 ac east); the legal boundary is the ordinary high water line.[23] [22]
1 · recordThe 2009 instrument (#20090819000905) was a TEMPORARY construction easement to the county's water and land division for an agricultural drainage restoration; it terminated by March 2015 and is not a live encumbrance. The candidate government interests are fully enumerated: 1977 corridor fee, 1986 development rights, 2009 temporary easement, 2020 fee, 2021 strip.[23] [22]
1 · recordThe 1986 FPP wave: neighboring farms ASQ_334, ASQ_340, ASQ_350, ASQ_351 all recorded easements Nov-Dec 1986 in the North Snoqualmie APD.[3]
1 · recordThe parcel is inside the Snoqualmie Valley Agricultural Production District. With the FPP easement and A-35 zoning, the ground is triple-designated for agriculture.[3] [7]
1 · recordThe county's Parks inventory dates its corridor fee in 9023 (Milwaukee Road right-of-way) to 1977-02-14; trail histories record a 1978 purchase at $388,000; Pearce quitclaimed the 15.29-ac remainder for $0 on 8/12/2021 (#20210920002065; LCI Acq 20210046). The site is a five-instrument, 49-year assembly: 1977 corridor, 1986 development rights, 2009 temporary easement (expired), 2020 fee, 2021 strip.[8] [19] [1] [4] [23]
1 · record9039 acquisition of record: Acq 20200060, 2020, fee, LCI category Regional Trail, project Snoqualmie Valley Trail Site. Deed covenant funded by Conservation Futures and the 2013 Parks Levy (Ord 17568), with open-space use restriction, restriction on alienation, and anti-conversion clause.[4] [2]
1 · recordThe trail the parcel was bought for is SNO-1, Snoqualmie Valley Trail Phase 4 (North Extension), listing #31, $17.0-35.2M, flagged 'may require update to plan': unfunded four-plus years after purchase.[17]
1 · recordLand use record: the county's 2017 field survey mapped ~85% of the parcel 'Farmed Livestock Cattle'; CDL reads pasture 2008-2014, hay and a ~2018 silage-corn episode 2016-2020, grass with no cropping signal under county tenure 2021-2023.[7] [9] [22]
2 · shorelineThe parcel's bank is armored, named county flood infrastructure: Zylstra Revetment (436, RM 5.86-5.96), Cherry Creek Revetment (286, RM 6.01-6.07), Cherry Creek Mouth DS (287, RM 6.14-6.19), all current.[5]
2 · shorelineTwo plantings ON the property are documented in public records: (a) 2009, county crews planted two rows of native trees and shrubs (candidate list including Pacific, Hooker's, and Scouler's willow) along the interior drainage channels, with county-run survivorship monitoring, behind a landowner-built livestock exclusion fence; (b) 2023-24, the demolition site was stabilized and planted under permit conditions, inspector-verified 11/07/2024.[23] [20] [22]
2 · shorelineThe 2023 demolition ran OUTSIDE the shoreline and floodplain processes: the shoreline exemption (SHOR23-0012) was canceled 6/14/2023 and the floodplain record (FLOD23-0016) closed 'no impact to the floodplain' (existing contours maintained). So the 2023-24 planting was upland, and the riverbank itself still has no documented planting record in any open public source.[20] [22]
2 · shorelineNo public dataset places planting or capital repair on 9039's bank: Reveg Tracker 0, county revegetation layer 0, SHRP 0 across the reach, mitigation monitoring 0, no FCD capital project on facilities 436/286/287, and no state-grant worksite on the parcel.[6] [10] [11] [21] [22]
2 · shorelineThe restoration cluster sits at the Cherry Creek mouth, at and south of the parcel's south line: a completed 2020 phase widened the mouth, removed 630 ft of riprap, and installed several hundred willow and dogwood stakes under two county grant programs; a second phase is ACTIVE on the neighboring private property through 2026. A 2007 state acquisition grant treats farmland-preservation easements as the constraint on riparian planting width.[21] [12] [22]
2 · shorelineCounty revetment practice on the lower Snoqualmie ships with bioengineering and live-staking (Sinnema Quaale, Dutchman Road pattern); small bioengineered repairs are maintenance-funded and do not appear in capital lists.[10] [11] [22]
legal spineThe legal path: KCC 26.12.010.K exempts joint-use agreements and operations compatible with the use of a project from the conversion rule (26.12.010.I); agriculture is an eligible open-space use under RCW 84.34; farm store and agricultural processing are conditioned A-zone uses under KCC 21A.08.090.[14] [15] [16]
What is NOT establishedThe 1986 easement's verbatim terms and purchase price (text on order); whether anything was ever planted on the riverbank itself (three documented plantings exist: interior channels 2009, upland demolition site 2023-24, adjacent creek mouth 2020, none on the bank); which of the three that report refers to; the fallow question's private-era nuance (records say farmed; an adjacent tract was called fallow in 2007). Nothing in this column is asserted anywhere in the stack.
Open work (the pulls, and who holds them)
ItemHolder / channelWhat it feedsStatus
Order the 1986 easement TEXT (#198611070673): no document image online; Recorder copy order by number. Want: standard-form terms, structure/impervious clauses, dwelling rights, stated considerationProject lead (Recorder copy order, no records request needed)The two-instrument legal analysis; required reading before the county conversationopen
Records request A: river-facility repair/maintenance/planting files (436, 286, 287) plus the 2009 agricultural drainage project file (planting as-built, survivorship reports, the farm plan)Project lead (request drafted, ready to send)Thread 2, decisive pull for the riverbank halfdrafted
Records request B: parks stewardship/site records for the Trail Site (post-2020)Project lead (request drafted, ready to send)Thread 2; any third-party agreements on the grounddrafted
Records request C: farmland-preservation program file for farm ASQ_368 (incl. the 1986 purchase price)Project lead (request drafted, ready to send)Thread 1; the 'bought twice' numberdrafted
Records request D: the 2023 demolition permit file ADDC23-0251 (approved civil plan, drainage report, critical-areas report with delineated buffers, planting plan, inspection records)Project lead (request drafted, ready to send)Thread 2; the shoreline-permit groundwork (buffers already delineated in the county's own file)drafted
New title-record pulls: the riverbank public right-of-way record (Cause No. 810531), the 1960s stream alteration consents, the water-company easementProject lead (superior court file / Recorder)Bank access and buffer posture; flood-works history; the water kill switchopen
Open question, three ways: was the reported planting (a) on the river bank itself, (b) at the Cherry Creek mouth (2020 willow staking, documented), or (c) along the field channels (2009 county rows, documented)? Plus: does 'fallow' attach to this tract or the neighbor tract?Project lead (in conversation)Threads 1-2; only answer (a) opens new record groundopen
Site walk: photograph the bank RM 5.86-6.19; GPS-tag against facility river miles; the 2009 channel rows should read as mature treesProject lead (next site visit)Thread 2, decisive observationopen
CFT/Parks-Levy allocation line for Acq 20200060 (legislative attachments; title-level index exhausted)Research desk or archives requestCorroboration (the deed already names the funding sources)open
This briefing stack, re-issued to the July 2026 record (v3): site, deck, dashboard, executive summaryResearch desk built; reviewed before publicationEverything above, carried honestlybuilt 2026-07-11
Research log
2026-06-27 · Session 1
Lead opened. Corridor narrowed to the Snoqualmie valley; FPP mechanics clarified; Fish-Farm-Flood frame; working hypotheses set; negligence framing doubted early.
2026-07-04 · Session 2
Parcels pinned (9039 focus, 9005 set aside). Deed covenant found (CFT + 2013 Parks Levy); KCC 26.12.010.K compatible-use path; governance-gap argument; briefs, budget, phasing, finance structure; briefing site built.
2026-07-09 · Session 3
Chain of title pulled via parent 9027; the 1977-78 corridor thread; three named flood facilities identified on the bank; the two investigation threads opened with task lists.
2026-07-09 · Session 4
FPP easement discovered (#198611070673, 1986, full parcel): thread 1 confirmed in substance. APD confirmed. 2017 survey + CDL land-use record (fallow hypothesis reframed). Thread 2 public datasets exhausted, all empty on-parcel. Records requests drafted; this dashboard built.
2026-07-11 · Session 5
All portal-reachable documents pulled and parsed: the 1986 easement index (grantor Zylstra; no image online, text ordered), the 2020 deed + excise affidavit (both funding covenants inside the deed; $1,058,600 confirmed), the 2009 temporary drainage easement (county channel planting documented, willow on the list), the segregation survey with the full title-exception schedule (25-ft riverbank public right of way), the 2023-24 permit trail (upland planting verified; shoreline exemption canceled; no floodplain impact), and the state-grants sweep (no worksite on-parcel; 2020 willow staking at the adjacent creek mouth; active restoration next door through 2026). A fourth records request drafted.
2026-07-11 · Session 6
The briefing stack re-issued as v3, first audience the neighbors: full site, slide deck, this dashboard, and the executive summary (print and PDF) updated to the July 2026 record, with the open work carried in plain sight.
Bibliography (all sources)

How this page stays honest

The record before the pitch, and the open questions in plain sight.

Full methods, query parameters, and dates are kept in the project's research records and are available on request. When a pull closes, this page is updated from the record, not from memory.

The legal pathThe parcelOverview