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What is the Conservancy's position on news reports of private sales of large tracts of hillside property?
Recent news stories of a pending sale of hillside land owned by Lloyd Properties LLC have raised interest in the status of the hillside lands above Ventura, and the Conservancy’s position on such a transaction. The points below address these questions and clarifies the position of the Conservancy.
- The Ventura Hillsides Conservancy has not endorsed any development or subdivision proposal of the hillside lands. Our mission and focus is land conservation. As such, we willingly present our plans for conservation and access to all parties, and will continue to do so as we advocate for conservation, restoration, and public access to the Ventura Hillsides.
- Over the past six months, our staff and trustees have met with numerous land owners, public officials, and conservation partners to share our plans for the Ventura Hillside Preserve. These plans include Environmental Technical Studies of Ventura Hillsides, a Stewardship Plan - a guideline for resource management of land to be acquired; and the Conceptual Recreation Plan - a program of trails and access points we envision to enable people to walk and ride in lands we plan to acquire. All of these plans were funded through a State Coastal Conservancy grant.
- Earlier this year, the Lloyd Properties LLC offered some 3800 acres of their land holdings for sale, generally divided into two large groupings. One includes unincorporated county hillside land combined with a 215-acre hillside parcel in the city (above Hobson Heights), and the second includes unincorporated county hillside land combined with the in-city Triangle Property (near San Jon Road).
- The 215-acre hillside property is not voter protected. The city’s Housing Element, adopted a few years ago, allows for residential development. Any development is constrained by the city's Hillside Management Program, which adjusts the number of units allowed in accordance with technical slope-density formula calculations. Ultimately, city of Ventura officials would determine what number of housing units would be allowed on this acreage. State environmental laws and city land use regulations would govern and inform their decision.
- The unincorporated (county) hillside lands offered for sale are protected by voter-approved Measure P. These lands include the Two Trees, the hillside areas north and west of Arroyo Verde Park, and the hillside lands north and east of Grant Park. Measure P restricts the city from extending urban infrastructure (water, sewer, and roads) into these lands without a public vote. We understand that one of the prospective buyer groups proposes the development of “ranchettes” at a density of one per 160 acres, without the need for urban infrastructure. This density would be possible under county zoning, would not require annexation to the city, and would not require voter approval. However, the approval of county land-use officials would be required to enable a subdivision and grant building permits in this land area.
- If a local government agency (city or county) were to entertain the processing of a development or subdivision application, we will aggressively advocate for the maximum land conservation set-aside and resulting public benefit.
- We will also continue to share our conservation goals and plans with willing landowners. We hope you will support our objectives by informing your local government officials that you believe it is a high priority to preserve land, restore resources, and provide public access to open lands surrounding Ventura.
Where will the Ventura Hillsides Conservancy obtain the money to purchase the land?
We have launched a long term fundraising campaign to gather the capital necessary to achieve our goals. Our money will be donated from citizens and government agencies through:
- Enlisting a broad membership base
- Sponsoring fundraising events
- Soliciting direct monetary donations
- Receiving endowments and gifts
- Pursuing grants from foundations and government agencies
- Partnering with other organizations to obtain grant monies in conjunction with a project of mutual interest
The Ventura Hillsides Conservancy is a 501(c)(3) non-profit public benefit corporation. All gifts to the Conservancy are tax deductible to the fullest extent of the law. The Ventura Hillsides Conservancy is a 501(c)(3) non-profit public benefit corporation. All gifts to the Conservancy are tax deductible to the fullest extent of the law.
Do the landowners want to sell? What is their price?
The hillsides and open space surrounding Ventura are in the hands of many different owners. Some have stated publicly their interest in selling. The creation of the Ventura Hillsides Conservancy has created a new option for the landowners. It is an option that allows a fair return on the land while preserving it for the community.
The value of any given piece of land depends on a number of factors, including: location; access; topography; geology; availability of city services; whether the land is presently designated for development and whether the development of the land is subject to ballot approval under SOAR or Measure P. We are unaware of any specific price being sought for hillside lands at this time.
It is important to note that preservation and public access need not come solely from outright purchase of land. Other preservation options include:
- Purchase of conservation easements
- Donation of the land or conservation easements by the landowner
- Sale of the land or conservation easements at less than market value whereby the landowner obtains cash from the sale and a tax credit for the balance of the land's value
- Placing the land in a mitigation bank where development of critical habitat elsewhere is compensated for by preservation of land in the hillsides
- Trading the land or conservation easements for land or development rights elsewhere
A conservation easement is a legal instrument that prevents the development of a property while keeping the land in private hands. The landowner is restricted in the activities he can perform on the property, but also realizes property tax and estate tax benefits in addition to the payment for the easement.
What will the Conservancy do with the land?
Our land stewardship strategy will be developed to balance public recreation, preservation of scenic views and enhancement of ecosystem values.
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Two Trees
(Eucalyptus globulus)
from Arroyo Verde Park.
Photo: Angela Kirwin |
