HomeMy WebLinkAboutAGENDA REPORT 1992 0629 CC ADJ ITEM 08B /AC'/
AS MOORPARK
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oe 799 Moorpark Avenue Moorpark, California 93021. �0 i�6864
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MEMORANDUM
By G�(- �
TO: The Honorable City Council
FROM: William Phelps, Director of Community Development 1/1
DATE: June 26, 1992 (CC Meeting of 6-29-92)
SUBJECT: AGRICULTURAL LAND TRUST ADVISORY COMMITTEE
Background
The Agricultural Land Trust Advisory Committee (ALTAC) was
established by the County of Ventura in October 1990 for the
purpose of developing a program for the permanent conservation of
agricultural lands in Ventura County. Gene Kjellberg and Nancy
Settle, with the County Planning Division, made a presentation to
the City Council regarding the ALTAC's preliminary recommendations
at your meeting of February 12, 1992 . The ALTAC has completed its
final recommendations for a Ventura County Agricultural Lands
Conservation Program (attached) . The Board of Supervisors is
scheduled to consider the ALTAC's final recommendations on Tuesday,
June 30, 1992 .
Discussion
The final recommendations from the ALTAC to the Board of
Supervisors include the following:
1 . Approve in concept the recommendations and findings included
in the following reports from ALTAC:
a. Executive Summary
b. Background Report
c. Glossary of Terms
d. Proposed Ventura County Land Evaluation and Site
Assessment System
e. Summary of Questions/Comments and Responses based on
ALTAC's Presentations in March and April 1992
2 . Direct that ALTAC be retained as a temporary
advisory/oversight panel until a permanent agricultural land
conservation trust and/or district are established;
PAUL W.LAWRASON JR. JOHN E.WOZNIAK SCOTT MONTGOMERY BERNARDO M.PEREZ ROY E.TALLEY JR.
Mayor Mayor Pro Tem Councilmember Councilmember Councilmember
Printed On Recycled Paper
The Honorable City Council
June 26, 1992
Page 2
3 . Authorize that ALTAC and County staff work with interested
agricultural preservation advocates for purposes of
establishing a new Countywide, non-profit land conservation
trust;
4 . Investigate the possibility of utilizing appropriate technical
expertise from the Coastal Conservancy, American Farmland
Trust, and the Trust for Public Land to undertake various
Board approved follow-up actions at a later date, including,
but not limited to:
a. Preparing a preliminary land acquisition fiscal analysis
(cost/benefit study) ;
b. Surveying a representative sampling of the County's
electorate for purposes of gauging public support for
establishing a land conservation district and funding
source (the following actions would be considered only if
the survey indicated substantial support for establishing
a land conservation district and companion funding
source) ;
c. Preparing State enabling legislation that would authorize
the establishment of a land conservation district and
funding source; and
d. Preparing a ballot measure that would authorize the
establishment of a land conservation district and funding
source for the district.
5. Authorize the ALTAC and County staff to work with and
coordinate the follow-up actions outlined in item 4, above.
The attached report to the Board of Supervisors contains the full
recommendations from the ALTAC. Staff is recommending that the
City Council adopt the attached draft resolution, supporting the
final recommendations of the ALTAC.
Recommendation
Adopt the attached resolution supporting the recommendations of the
ALTAC.
Attachments: 1. Draft Resolution
2. Report and Final Recommendations from the ALTAC
WP/DST
MEMBERS OF THE BOARD
v OF
%( VFX_ JOHN K. FLYNN
• , r 4tTChair
t C
•
0 SUSAN K. LACEY
V Fl D MARIA E. VANDERKOLK
• 1 MAGGIE ERICKSON KILDEE
VICKY HOWARD
-CV O R1✓•1. r MAGGIE ERICKSON KILDEE
SUPERVISOR, THIRD DISTRICT
18051 654-2276
BOARD OF SUPERVISORS FAX: 18051654-2226
COUNTY O F VENTURA
TOLL FREE NUMBERS (EXT. 2276): CAMARILLO 385-8600;
GOVERNMENT CENTER, HALL OF ADMINISTRATION, L #1880 SANTA PAULA 933-8484; FILLMORE/PIRU 524-4922; NEWBURY
800 SOUTH VICTORIA AVENUE, VENTURA, CALIFORNIA 93009 PARK 529-2060; LOCKWOOD VALLEY 800-660-5474
June 30, 1992 (Agenda)
Board of Supervisors
County of Ventura
800 South Victoria Avenue
Ventura, California 93009
Subject: Report-back and Final Recommendations from the Agricultural Land
Trust Advisory Committee (ALTAC)
RECOMMENDED ACTION:
1. Receive final recommendations and findings from the Agricultural Land
Trust Advisory Committee (ALTAC) regarding the permanent conservation
of agricultural land in Ventura County (see Exhibits "A" through "E");
and
2. Take the following actions to implement ALTAC's recommendations:
a. Approve in concept the recommendations and findings included in
the following reports from ALTAC:
(1) Executive Summary;
(2) Background Report;
(3) Glossary of Terms;
(4) Proposed Ventura County Land Evaluation and Site Assessment
(LESA) System; and
(5) Summary of Questions/Comments and Responses based on ALTAC's
Presentations in March/April 1992.
b. Direct that ALTAC be retained as a temporary advisory/oversight
panel until a permanent agricultural land conservation trust
and/or district are established;
c. Authorize that ALTAC and County staff work with interested
agricultural preservation advocates (e.g. , Coastal Conservancy,
American Farmland Trust, Trust for Public Land) for purposes of
establishing a new Countywide, non-profit land conservation
trust;
— RECEIVED
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Board of Supervisors
June 30, 1992 (Agenda)
Page 2
d. Investigate the possibility of utilizing appropriate technical
expertise from the Coastal Conservancy, American Farmland Trust,
and the Trust for Public Land to undertake various Board approved
follow-up actions at a later date, including, but not limited to:
(1) Preparing a preliminary land acquisition fiscal analysis
(cost/benefit study);
(2) Surveying a representative sampling of the County's
electorate for purposes of gauging public support for
establishing a land conservation district and funding source
(the following actions [(3) and (4)] would be considered
only if the survey indicated substantial support for
establishing a land conservation district and companion
funding source);
(3) Preparing State enabling legislation that would authorize
the establishment of a land conservation district and
funding source; and
(4) Preparing a ballot measure that would authorize the
establishment of a land conservation district and funding
source for the district.
e. Authorizing that ALTAC and County staff work with and coordinate
the follow-up actions outlined in item d above.
STATEMENT OF MATTER FOR BOARD CONSIDERATION:
1. Background:
On July 24, 1990, this Board acted on the recommendations of the
Beyond the Year 2000 Committee that included a recommendation for the
formation of a County agricultural/open space land trust and/or open
space district. During that report-back, this Board directed staff to
explore the formation of an advisory committee to recommend to the
Board of Supervisors the feasibility of establishing a land trust/open
space district and to prepare a work program for the proposed
committee.
On September 25, 1990, I recommended, and this Board approved the
formation of an advisory committee to study existing land trusts and
open space districts which have been created in other counties for the
purpose of preserving agricultural lands. This Board also approved a
work program for the Committee and recommended that the Committee be
composed of members representing the agricultural community, elected
officials, and the general public.
AR
Board of Supervisors
June 30, 1992 (Agenda)
Page 3
On November 13, 1990 and January 8, 1991, this Board appointed me to
represent this Board on the Committee and also appointed ten other
members and six alternates representing the agricultural community and
the general public (see Exhibit "G").
On December 12, 1990, the Committee held its first meeting.
Subsequently, the Committee has held 20 additional meetings, with the
latest meeting taking place on May 28, 1992 (see Exhibit "H", which
includes the dates of the Committee's meetings). During this 17 month
period, the Committee was provided extensive background information on
Ventura County's agricultural industry during the information
gathering phase. Subsequent to the information gathering phase, the
Committee gave serious consideration to numerous policy and program
options during the decision-making phase (see Exhibit "B", Background
Report).
2. Discussion:
a. Committee Process: As noted above, ALTAC met 21 times over a 17
month period. I Chair the Committee and the Vice-Chair is Larry
Rose (Local Agency Formation Commission representative). All of
the Committee's meetings were open to the public and observers
were permitted to address the Committee. The decisions and
recommendations of the Committee were made by consensus.
During the Committee's information gathering phase (December 1990
through September 1991), numerous technical reports, documents,
and background papers were presented for the Committee's
information and review. These included, but were not limited to:
(1) Guidelines for Orderly Development;
(2) County and cities' general plans;
(3) County and cities' zoning ordinances;
(4) Greenbelt agreements;
(5) Land Conservation Act (LCA) Contracts;
(6) Right-to-Farm Ordinance;
(7) Ventura County crop production reports;
(8) Land conversion information;
(9) Taxation consequences of donations of "interests" in land;
(10) Comparison of private land trusts and public land
conservation districts; and
(11) Comparison of conservation easements, purchase (and
donation) of development rights (PDR), and transfer of
development rights (TDR) transactions.
In addition, the Committee was provided information by speakers
representing various jurisdictions and organizations, including,
but not limited to:
Board of Supervisors
June 30, 1992 (Agenda)
Page 4
(1) Ventura County Counsel;
(2) Ventura County Treasurer;
(3) Ventura County Assessor;
(4) Ventura County Auditor-Controller;
(5) State Coastal Conservancy;
(6) American Farmland Trust;
(7) Santa Barbara Land Conservancy;
(8) Sonoma County Agricultural Preservation and Open Space.
District;
(9) Ojai Valley Land Conservancy; and
(10) Ventura County Land Conservancy.
During the Committee's decision-making phase (September 1991
through March 1992), the Committee closely examined numerous
options related to the Program's purpose, objectives, and
implementation features. A summary of these actions is provided
below and in the attached Executive Summary (Exhibit "A). A
detailed description of the Committee's decision-making process
is included in the Background Report (Exhibit "B"). After the
Committee completed its preliminary recommendations in March
1992, a public input phase was initiated which provided.
jurisdictions, organizations, and individuals an opportunity to
provide comments (a summary of this phase is provided below).
b. Public Input Phase: During March and April 1992, ALTAC and
County staff provided overviews of the Committee's preliminary
recommendations to numerous jurisdictions and organizations
throughout Ventura County:
(1) The City Councils representing Ventura County's ten
incorporated cities;
(2) Local Agency Formation Commission (LAFCO);
(3) Agricultural Advisory Committee;
(4) Resource Conservation District;
(5) Farm Bureau;
(6) League of Women Voters;
(7) Ventura County Taxpayers Association;
(8) Countywide Planning Program;
(9) Ventura County Economic Development Association (VCEDA); and
(10) Service organizations (Rotary and Kiwanis Clubs).
A chronological summary of the questions, comments, and opinions
expressed during these presentations is included in Exhibit "F".
The questions and comments formed the basis for the Committee's.
"Summary of Questions/Comments and Responses based on ALTAC's
Presentations in March/April 1992" report (Exhibit "E"). The
input received was used to help finalize the Committee's;
recommendations to this Board.
4
Board of Supervisors
June 30, 1992 (Agenda)
Page 5
c. Summary of ALTAC's Final Recommendations: As stated above, the
Committee's final recommendations are included in the Executive
Summary (Exhibit "A"). The Committee's recommendations are
included in the following sections of that Report:
(i) Purpose of Program - When this Board established ALTAC, it
was with the understanding that the Committee's primary
focus would be an investigation of techniques for preserving
irrigated agricultural lands and not open space lands. This
directive was based on staff's suggestion that agricultural
lands are in closest proximity to existing urban areas and
are therefore more threatened by development pressures. It
was also pointed out that conservation programs for
agricultural and open space lands involve different
constituencies.
The Committee has recommended that acquisition efforts
should emphasize the conservation of irrigated agricultural
lands but not exclude open space lands (grazing, rangeland)
from future land conservation transactions.
(2) Acquisition Program - A major objective of the Committee's
Program involves developing a long-range voluntary
acquisition program which is compatible with existing
agricultural protection plans, documents, and agreements
(e.g. , LCA Contracts, greenbelt agreements, Guidelines for
Orderly Development, etc. ). Key features of this objective
include:
(a) Land acquisition transactions should be completely
voluntary (i.e. , no involuntary use of eminent domain);
(b) Emphasize the acquisition of development rights and the
application of conservation easements (i.e. , less than
fee simple ownership), thus allowing the landowner to
retain the underlying title to the property;
(c) Emphasize the acquisition of irrigated agricultural
lands in unincorporated areas of the County (outside
incorporated cities) and with a further emphasis on
acquiring lands outside the cities' spheres of
influence (S0I);
(d) Add an agricultural/open space lands "acquisition
section" to the County General Plan that would include
acquisition priority criteria; and
Board of Supervisors
June 30, 1992 (Agenda)
Page 6
(e) Design a land evaluation and prioritization process
which could consist of a "Land Evaluation and Site
Assessment" (LESA) system (Exhibit "D").
(3) Implementation Program - Another major objective of the
Committee's Program includes "follow-up" actions that
include:
(a) Establish a private, non-profit land conservation trust
immediately;
(b) Investigate the possibility of establishing a
complementary public land conservation district and a
funding source for the district assuming there is
significant initial support for the non-profit land
trust;
(c) Emphasize that oversight responsibilities over farmland
should be limited for a land trust/conservation
district (e.g. , ensuring that development restrictions,
associated with a conservation easement, are being
observed by the landowner);
(d) Establish alternative funding/acquisition mechanisms
for a non-profit land trust and a land conservation
district;
(e) Implement strategies that would define ALTAC's future
role and the future involvement of land preservation
organizations such as the Coastal Conservancy, American
Farmland Trust, etc. ; and
(f) Establish a recommended time frame for completing the
various follow-up actions.
(4) Agricultural Advocacy Program - Although the Committee's
primary purpose involved formulating agricultural
preservation policies and programs, ALTAC felt that a key
element in ensuring the survival of agriculture is to
promote its profitability and competitiveness. Therefore,
the Committee suggested that various "advocacy" programs
should be pursued, independently of its other implementation
programs, that would include, but not be limited to, the
following actions:
(a) Strengthen the Right-to-Farm Ordinance;
Board of Supervisors
June 30, 1992 (Agenda)
Page 7
(b) Support State legislation that would enhance
agriculture's standing in future land use decisions
(e.g. , mandatory inclusion of an "Agriculture Element"
in the County's General Plan);
(c) Future amendments to the County's General Plan, Zoning
Ordinance, Air Quality Management Plan, etc. should
encourage agriculture's viability and competitiveness;
(d) Encourage programs that ensure a long term water supply
for agriculture;
(e) Establish official "agriculture districts" within the
County's General Plan; and
(f) Establish "buffer zones" between agricultural uses and
incompatible urban land uses.
Because many of the terms the Committee uses in this report and
the attached exhibits are very technical, a Glossary of Terms
(Exhibit "C") has also been included.
This item has been reviewed by the Offices of the Chief Administrative
Officer, Auditor-Controller, and County Counsel. If you have any
questions, please contact Gene Kjellberg, Senior Planner, at ext. 2455, or
Nancy Settle, Manager, Regional Plans Section, at ext. 2465.
>2 ,5?0 '
MAGGIE KILDEE, Supervisor
Third District
KT:lca
BSF922-GK
Attachments
Exhibit "A" - Executive Summary
Exhibit "B" - Background Report
Exhibit "C" - Glossary of Terms
Exhibit "D" - Proposed Ventura County Land Evaluation and Site Assessment
(LESA) System
Exhibit "E" - Summary of Questions/Comments and Responses based on ALTAC's
Presentations in March/April 1992
Exhibit "F" - Chronological Summary of Comments/Questions from
Cities/Organizations on ALTAC's Draft Recommendations
Exhibit "G" - Agricultural Land Trust Advisory Committee (ALTAC) Members
Exhibit "H" - ALTAC's Meeting Dates from December 12, 1990 through May 28,
1992
(ALTAC's recommended program consists of Revised: 6/30/92
this document and the accompanying documents
entitled "Background Report," "Glossary of
Terms," "Proposed Ventura County LSSA System"
and the "Summary of Questions/Comments and
Responses based on ALTAC's Presentations in
March/April 1992")
VENTURA COUNTY AGRICULTURAL LANDS CONSERVATION PROGRAM
(Agricultural Land Trust Advisory Committee [ALTAC]
Final Recommendations)
EXECUTIVE SUMMARY
INTRODUCTION
Agriculture is an important part of Ventura County's economy. The total direct
and indirect value of the County's agricultural production was $3.7 billion in
1990. Ventura County's coastal plains and valleys provide an unmatched
combination of soils and climate for growing a variety of crops. Consequently,
the County ranks 110 in agricultural production among California counties and #14
in the nation.
The same features that make Ventura County a special place for agriculture also
attracts people. They come to enjoy a community which includes not only beaches
and mountains but green fields and orchards in close proximity to urban areas.
Because of these amenities and other opportunities, the County's population
increased from 529,000 in 1980 to over 669,000 in 1990 and is projected to exceed
787,000 by the year 2000. Due largely to urban growth pressures, the County's
farmlands diminished at an annual rite of 1,600 acres between 1984 and 1988. In
some other California counties, agricultural operations have succumbed to a
combination of pressures including the encroachment of urban activities.
Ventura County can maintain a viable agricultural/urban balance if the following
scenarios occur: 1) farming continues to be a profitable activity; 2) a
sufficient amount of acreage remains in farming (i.e., critical mass) in order
to support the necessary affiliated industries such as packing houses and
suppliers; and 3) there is a long term commitment from government and the
community to implement policies and programa that give appropriate priority to
agricultural land use. Although local governments' current support for
agriculture is strong, as expressed in the County General Plan, the Guidelines
for Orderly Development, greenbelt agreements, etc. , future land use decisions
can be subject to political forces that respond to short term needs. Additional
land conservation tools, such as a program for the purchase (or donation) of
development rights, have been adopted in other areas of California and the nation
but do not exist now in Ventura County.
The Agricultural Land Trust Advisory Committee (ALTAC), which includes 9 members
of the agricultural community, was asked by the Board of Supervisors to consider
whether the creation of a non-profit land trust and other conservation mechanisms
would support the continuation of viable agriculture in Ventura County. Atter
many months of study, the Committee has concluded that while no single croaram
or policy can enqure the survival of aariccyylture. a proaram to acquire
Development Rtchta and Conservation &asementd from farmers can contribute
sianificantly to the stability and lonaevity of lamina =orations.
1A79-1.92
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ALTAC Final Recommendations
. Page 3
PURPOSE OF PROGRAM
To establish a program for the voluntary acquisition of interests in, and for the
permanent conservation of, agricultural lands in Ventura County.
ACOUISITION PROGRAM
The Program will emphasize, but not be limited to, the voluntary acquisition of
interests in irrigated agricultural lands.
PROGRAM COMPONENTS
A long term voluntary acquisition program should be pursued which would
include the following elements:
1. The acquisition of conservation easements or development rights to
suitable properties (i.e., less than fee simple ownership), should be
emphasized, thus minimizing unnecessary administrative costs and
allowing the landowner to retain the underlying title to the property.
2. The acquisition of interests in agricultural/open space land should be
consistent with the County's and the cities' general plans and zoning
ordinances, the Guidelines for Orderly Development, greenbelt
agreements, and other policy documents.
3. Acquisition efforts should emphasize, but not be limited to, irrigated
agricultural lands within the unincorporated portions of Ventura County
and outside the boundaries of incorporated cities. However, in
recognition of the purpose for establishing the cities' spheres of
influence (i.e. , accommodating future urban growth) , the acquisition of
lands for conservation purposes within the spheres of influence (SOI)
should be compatible with city/County general plans and the Guidelines
for Orderly Development. For example, the acquisition of interests in
lands within the SOI should emphasize landowner initiated transactions
such as donations of land, gifts, below market sales, etc. rather than
fair market value purchases.
4. Ventura County's General Plan should be amended to include an
"Acquisition Program" in the Land Use and Resources sections. This
Program could represent the General Plan's long term acquisition
priorities for "resource" lands and should be reflected in policies and
maps based on the following general criteria:
High Priority
a. Irrigated agricultural lands in significant danger of being lost
to urban encroachment;
b. Irrigated agricultural lands located within designated greenbelt
areas;
c. Irrigated agricultural lands located within unincorporated County
territory and outside city spheres of influence (SOI);
d. Agricultural lands designated "Prime", "Statewide Importance", and
"Unique" in the Soil Conservation Service's Important Farmlands
Inventory (IFI) rating system;
e. Irrigated agricultural lands that have a reliable, low priced, high
quality, supply of water;
f. Irrigated agricultural lands designated "Agriculture" in the County
General Plan's Land Use Map.
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ALTAC Final Recommendations
Page 5
IMPLEMENTATION PROGRAM
Future voluntary land acquisition programs should be the responsibility of a new
private, non-profit land conservation trust (high priority), and a public land
conservation district, including a countywide funding authority, or district, if
needed (low priority) . Both the private trust/public district should be
countywide in scope (i.e. , administrative boundaries contiguous with Ventura
County) , and include both incorporated and unincorporated territory.
PROGRAM COMPONENTS
Private Non-Profit Land Conservation Trust
1. A private, countywide non-profit land conservation trust should be
established in Ventura County and should be organized, administered and
staffed as follows:
a. Should be organized as a non-profit, charitable corporation with
exemption from federal income taxes;
b. The land trust's board of directors should represent a broad cross
section of Ventura County's population and persons should be
recruited with expertise in agriculture (majority of members
because of agricultural conservation emphasis), law, real estate,
finance, taxation, economics, water supply/quality, housing, land
use planning, etc. ; and
c. Ultimately, the trust should be staffed by full time or part time
persons thus relieving the board of directors of many
administrative tasks. However, volunteers (including the board of
directors) , should be utilized to the maximum extent feasible,
particularly during the trust's start-up period, when the trust's
monetary assets are scarce and emphasis should be placed on land
acquisition, outreach efforte, etc.
2. If development rights have been acquired on a land parcel, the land
trust's usual oversight responsibilities should be limited to ensuring
that the development restrictions, associated with the conservation
easement contract, are being observed by the landowner (e.g. , the land
is retained as farmland) .
3. The long term management, operation and maintenance of interests in
agricultural properties acquired by a private non-profit land
conservation trust could eventually be transferred to a public land
conservation district.
4. The trust's purchase or acquisition of interests in land should be
funded or acquired by any or all of the following mechanisms:
a. Private charitable foundation and public agency grants and gifts;
b. Corporate grants and gifts;
c. Individual members' donations, gifts, etc;
d. Money raising events such as dinners, concerts, auctions, contests,
etc.;
e. Donations and below market sales from landowners;
f. Accepting the voluntary donation of full or partial interests in
agricultural land from developers.
1A79-1.92
.
ALTAC Final Recommendations
Page 6
Pubic Land Conservation District
1. If a public land conservation district is formed, the district should
be an independent, single-purpose government jurisdiction and should be
governed by an independent, appointed, board of directors, with funding
sources separate from the County's General Fund. The board of
directors should consist of 9 members who are residents of Ventura
County. The directors should serve 4-year staggered terms and should
be limited to 2 terms. Five members of the board of directors should
be appointed by the Board of Supervisors, 2 members should be appointed
by the City Selection Committee and 2 members should be appointed by
the new private agricultural land trust. A minimum of 5 members should
represent the agricultural community (at least 50% of their income
derived from agriculture) . An advisory committee may also be appointed
by the board of directors. The advisory committee may be comprised of
members from various interest groups and the cities and would advise
the district board on policy matters and make recommendations for
proposed land acquisitions.
2. If development rights have been acquired on a land parcel, the land
conservation district's usual oversight responsibilities should be
limited to ensuring that the development restrictions, associated with
the conservation easement contract, are being observed by the landowner
(e.g. , the land is retained as farmland) .
3. The long term management, operation and maintenance of interests in
agricultural properties acquired by a private non-profit land
conservation trust could eventually be transferred to a public land
conservation district and interests in properties acquired by a public
land conservation district should be retained by the district.
4. A public land conservation district's purchase or acquisition of
interests in land should be funded or augmented through the following
actions:
Short-Term Intermittent Funding/Acquisition Options
High Priority: o Donations and Bargain Sales
o State and Federal Grants
Medium Priority: o Landowner/Developer Donations
Low Priority: o County/Cities Mitigation Fees
o LAFCO Annexation Fee
Significant Lor}ci Term Funding/Acquisition Options
High Priority: o Countywide Special Assessment
District
Low Priority: a Sales Tax Increase
Delete From Consideration: o Land Transfer Fee
o Portion of Property Tax
o General Obligation Bonds
Follow-Up Actions
If the permanent conservation of agricultural lands is deemed an appropriate
objective by the Board of Supervisors, ALTAC recommends that follow-up
actions include, but not be limited to, the following options:
• 1A79-1.92
ALTAC Final Recommendations
Page 7
1. ALTAC be retained as a temporary advisory/oversight panel until a
permanent agricultural land conservation trust and/or district are
established;
2. The Board authorize that ALTAC, and County staff, work with interested
agricultural preservation advocates (e.g. , Coastal Conservancy,
American Farmland Trust, Trust for Public Land) , for purposes of
establishing a new private countywide, non-profit land trust;
3. The Board authorize the utilization of appropriate technical expertise
from the Coastal Conservancy, American Farmland Trust, Trust for Public
Land, etc. (including hiring a consultant) , to undertake various
follow-up actions such as sampling public opinion on ways of preserving
agricultural lands, assist in the preparation of State enabling
legislation and a ballot measure to establish a public district (if
this is acceptable to the Board and the public) , etc.; and
4. The Board authorize that ALTAC, and County staff, work with and
coordinate the actions of County Counsel staff, a consultant, etc.
noted in Option 3 (above) .
Recommended Time Frame for Comoletina Follow-DoActions - The following time
frame/milestones should guide the implementation of the various follow-up
actions recommended by ALTAC.
Time Frame Event/Milestone
May 1992 o Coastal Conservancy/U.C. Davis begin work
on Ventura County Agricultural Lands
Computer Mapping Demonstration Project.
July 1992 o ALTAC provides Board of Supervisors with
formal report-back on recommendations
(Objective: Conceptual approval of
recommendations) .
September 1992 o Coastal Conservancy/U.C. Davis completes
Computer Mapping Demonstration Project -
Deliverables provided to County and ALTAC.
o League of lumen Voters sponsored workshop
on establishing private non-profit land
trust.
October 1992 o Farm Bureau sponsored workshop on
conservation easements and other land
conservation tools (e.g. , taxation and
monetary benefits).
November 1992 o Establish now Ventura County Agricultural
Land Conservancy (private land trust) -
appoint board of directors, filo articles
of incorporation, etc.
o Complete preliminary land acquisition
fiscal analysis (cost/benefit study)
utilizing findings from Computer Mapping
Demonstration Project.
December 1992 o Coastal Conservancy gives approval to
funding major share of costs associated
with other follow-up studies.
1A79-1.92
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ALTAC Final Recommendations
. Page 9
C. Support State legislation that would require the preparation of an
environmental impact report when a threshold level of agricultural land is
proposed to be converted to non-agricultural uses;
D. Future amendments to the Ventura County General Plan, Zoning Ordinance, Air
Quality Management Plan (AQMP) , and other policy and regulatory documents,
should encourage the economic viability of agriculture through appropriate
advocacy statements, and land use/regulatory practices that are incompatible
with agricultural operations should be prohibited or restricted;
E. Encourage and support those programs and projects which ensure a long term
water supply for agricultural use which include, but are not limited to, the
acquisition of additional imported water supplies, support of water
conservation efforts, groundwater banking, implementation of feasible
wastewater reclamation projects, support of the GMA's policies, possible
utilization of desalination, etc. ;
F. Establish officially recognized "agricultural districts" by amending the
County's General Plan and Zoning Ordinance, amending LAFCO's regulations,
adopting new MOA's between the cities and the County, etc. ; and
G. Establish buffer zones between low intensity agricultural uses and urban
land uses which should consist of a 200 foot "setback". The burden for
providing this setback should be on the developer of the adjacent urban land
use and not on agricultural land.
GK:j
1A79-1.92
(ALTAC's recommended program consists of Revised: 6/30/92
this document and the accompanying documents
. entitled "Executive Summary, " "Glossary of
Terms, " "Proposed Ventura County LESA System"
and the "Summary of Questions/Comments and
Responses based on ALTAC's Presentations
in March/April 1992")
VENTURA COUNTY AGRICULTURAL LANDS CONSERVATION PROGRAM
(Agricultural Land Trust Advisory Committee (ALTAC)
Final Recommendations)
BACKGROUND REPORT
Introduction: It is the consensus of ALTAC that the long term conservation of
viable agricultural lands is a high priority. In order to focus the Committee's
future discussions for purposes of developing recommendations to the Ventura
County Board of Supervisors, the following purpose, objectives and components of
the Program are proposed:
PURPOSE OF PROGRAM
Alternative Purpose Statements:
Option 1 To develop (establish) a Program for the permanent
acquisition of full or partial rights (interests) to
lands in Ventura County; pi
Option 2 To develop (establish) a Program for the permanent
protection of lands in Ventura County;
Option 3 To develop (establish) a Program for the purchase, or
the acquisition of interests in, the maximum amount of
lands in Ventura County.
ALTAC Purpose Recommendation: To establish a program for the acquisition of
interests in, and for the permanent conservation of, agricultural land in Ventura
County.
Discussion: ALTAC recommended that the broader based term "acquisition of
interests" be used to reflect their desire to acquire both "full and
partial interests" in real property such as either conservation easements
(i.e., development rights) or fee title ownership. It was also decided
that the words "interests", "full interest" and "partial interest" be
defined in a glossary section. The Coastal Conservancy's suggested
wording "permanent conservation of agricultural land in Ventura County"
was selected as best expressing ALTAC's intention for the permanent
preservation of agriculture and that the terms "conservation" and
"agricultural land" should be defined in the glossary.
PROGRAM OBJECTIV$
Alternative "Proaram Acquisition" obiectives:
Option 1 The Program will emphasize, 4fl not pg limited 1,Q, the
acquisition of prime, irrigated agricultural lands; gm
Option 2 The Program will focus on, bgt, not bm limited to, the
long term preservation of prime, irrigated agricultural
lands (grazing and other open space lands are a lower
priority); 9E
Option 3 The Program will be limited. = the long term acquisition
(preservation) of prime, irrigated agricultural lands;
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ALTAC Final Recommendations
Page 3
Option 4 Land acquisition efforts should emphasize, but not be
limited to, irrigated agricultural lands within Ventura
County including lands in the unincorporated County and
within the ten incorporated cities;
Option 5 Land acquisition efforts should emphasize, but not be
limited to, irrigated agricultural lands within the
unincorporated portions of Ventura County (i.e, outside
the boundaries of incorporated cities) ;
Option 6 Land acquisition efforts should emphasize, but not be
limited to, irrigated agricultural lands within the
unincorporated portions of Ventura County and outside
city spheres of influence (SOI) lines;
Option 7 Land acquisition efforts should be limited to only
irrigated agricultural lands within the unincorporated
portions of Ventura County and outside city spheres of
influence (SOI) lines.
Option 8 Ventura County's General Plan should be amended to
include an "Acquisition Program" in the Land Use and
Resources sections. This Program could represent the
General Plan's long term acquisition priorities for
"resource" lands and should be reflected in policies and
maps based on the following general criteria:
Rich Priority Acauisitioa
a. Irrigated agricultural lands in significant
danger of being lost to urban encroachment;
b. Irrigated agricultural lands located within
designated greenbelt area;
c. Irrigated agricultural lands located within
unincorporated County territory and outside city
spheres of influence (SOI);
d. Agricultural lands designated "Prime", "Statewide
Importance" and "Unique" in the Soil Conservation
Service's Important Farmlands Inventory (IFI)
rating system;
e. Irrigated agricultural lands that have a
reliable, low priced, high quality, supply of
water;
f. Irrigated agricultural lands designated
"Agriculture" in the County General Plan's Land
Use Map.
Medium Priority Acauisitiop
a. Irrigated agricultural lands with minimal danger
of being lost to urban encroachment;
b. Irrigated agricultural lands located outside
designated greenbelt areas;
c. Non-irrigated agricultural lands in significant
danger of being lost to urban encroachment and
located within designated greenbelt areas;
d. Irrigated agricultural lands located within
unincorporated County territory and within city
SOI;
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ienuuv ut oy pe;Twin eq pinoge e;t1oyoete s,Ayunoo
aq3 Aq pazTsogyne seance buTpun; yueoT;TubTs Auy ZT uotydo
!eexnseew uoTyvyuawaTdwT put enue a ;o eaosnoe
sag3o pus 'syuewsseesv teToads 'syuvs6 'suoTyeuop
'ry;Tb Aq payuewbnt pus peouvuT; eq .taw ' (MoTaq
uoTyoas ,uoTnTsTnboy/6uTpung doueby oTngnd, acs) epueT
solids uado pus TesnyinoTsbe ;o uoTlTsTnboa /oozes oTTgnd it uoT4d0
!spur( seamy ;o TTe
ansaeasd youueo spun; e;eaTsd pus oTTgnd ;o eanyTpuedxa
yueoT;Tu6Te t vena yeq; pebpeTMouwov sT 3t •vend
iesaua0 s,/t;unoo eq; uT „eoeds uado, Put „esnytno1sby„
paneubTsep spurt pays6TssT-uou put peov5TssT ;o
sane 000'6EE ynoge sepniouT seas pueT s,Ayuno0 asn3uaA 0T uoTydO
1putTwsv; irsnyinoTsbe
pe;v6T3sT s,.t3uno0 ego ;o % ;o wnwTuTw a ansaeasd 6 uoT3d0
• Sso3Tssay Ayuno0 pe;eiodsoouiun uT payeooT
spun „aoede uado„ sag3o pus asnystd 'buTzvlo •;
nevem
;o ATddns 'd3Ttvnb Moi 'paoTsd Op( 'eigeTiesun
us aneq 31243 spurt trin3TnoTsbr pe;v6Tasi •e
le3TwTT synodsoo s,.t3To r uTg3TM P03ro01
spurt tssn;inoTsbv pagebTlnT-uou put peyt6Tul •p
idiot eon put./ s,urid TesauaO dyuno0 ego uT ,aoede
uado„ pe;eubneep spurt TesnytnaT162 pa4s6TssT-uoN •3
lseasa 3Tequeex5 peyeubieap
epts;no pe3taoT spurt TesnyinoTsbe poye6TlsT-uoN •q
l;uemgorosove vegan o3 ;sot buTeq ;o sabuep
tvmTuTm g3TM spurt TesnytnoTsbe peyvbTasT-uoN .t
boTlTsTnuoy A;TsoTsd Mol
*dew son Purl s,uvid Teseua0 d3uno0 egg uT ,eoedg
uedo, PeytubTsep spurt Trsn3TnoTsba Pa2r6TIII •6
:seism ;o
Aiddns 'A3TTenb pooh 'paoTsd dte3esapow 'e grTTes
t eevg 3Tg3 WWI Trsn3TnoTsbe pe3r6TssI •;
lweysds 6uT3rs III ago uT
,eour3sodml Teoo'I.. pa3aubtsep spurt tesnytnoTsby •e
q e6rd
suoT3apuemmoofl TsuTd minty
ALTAC Final Recommendations
Page 5
2. The acquisition of agricultural/open space lands should be consistent with
the County's and the cities' general plans and zoning ordinances, the
Guidelines for Orderly Development, greenbelt agreements, and other policy
documents;
3. Land acquisition efforts should emphasize, but not be limited to,
irrigated agricultural lands within the unincorporated portions of Ventura
county and outside the boundaries of incorporated cities. However, in
recognition of the purpose for establishing the cities' spheres of
influence (i.e. , accommodating future urban growth) , the acquisition of
lands for conservation purposes within the SOI should be compatible with
city/County general plans and the Guidelines for Orderly Development. For
example, the acquisition of interests in lands within the SOT, should
emphasize landowner initiated transactions such as donations of land,
gifts, below market sales, etc. rather than fair market value purchases.
4. Ventura County's General Plan should be amended to include an "Acquisition
Program" in the Land Use and Resources sections. This Program could
represent the General Plan's long term acquisition priorities for
"resource" lands and should be reflected in policies and maps based on the
following general criteria:
High Priority Acquisition
a. Irrigated agricultural lands in significant danger of being lost to
urban encroachment;
b. Irrigated agricultural lands located within designated greenbelt
areae;
c. Irrigated agricultural lands located within unincorporated County
territory and outside city spheres of influence (SOI);
d. Agricultural lands designated "Prime", "Statewide Importance" and
"Unique" in the Soil Conservation Service's Important Farmlands
Inventory (IFI) rating system;
e. Irrigated agricultural lands that have a reliable, low priced, high
quality, supply of water;
f. Irrigated agricultural lands designated "Agriculture" in the County
General Plan's Land Use Map.
Medium Priority Acquisition
a. Irrigated agricultural lands with minimal danger of being lost to
urban encroachment;
b. Irrigated agricultural lands located outside designated greenbelt
areas;
c. Non-irrigated agricultural lands in significant danger of being lost
to urban encroachment and located within designated greenbelt areas;
d. Irrigated agricultural lands located within unincorporated County
territory and within city SOI;
e. Agricultural lands designated "Local Importance" in the IFI rating
system;
f. Irrigated agricultural lands that have a reliable, moderately
priced, good quality, supply of water;
1J114-1.91
T6'T-9TTtT
d3sadosd se4/etg uT e3eese3ut ;o esegasnd ag3 uT peen eq (utewop 3ueutwe)
etutpeeoosd uoTzeuwepuo3 ;vg; peesbv seunopuvT v 917979W •o30 '3otsletp
UoT;TetnbOU puri ein;n; g dq peen eq 3ou pinoge Utrwop 3ueuTwe 3143
pepuewwooes ee33iwwOo eqy •ATuo dsv3unToe eq 3enw wrsbosd uoT3eeseeesd
pug( v uT uonvdtonzed Aug ;vg; peesbv ATenowtuvun 09=9 :uotsen3etd
•UotlPAsOBUOO puri ;o esodsnd 143 so; eeeoosd utewop insult= eg3
gbnosq3 set3sedosd UT a;seze;uT ;o 6uTXr3 .Csv3unToeut eg3 spwryis 3eg3 senTTOd
asn3ve; Titm wvzbosd UoT3EAseeuoo puri ems :Uotlepuewwooeg 3ueuoawo3 ovriV
•wvz6osd UOt3Tstnbot puri
eq; 03 TeslueO ase/eT uot3eenb uT (s)tsosed 043 Pull Tit;
euoTnPT3obeu dsv3unTos 3g e3dwe33g eTgeuostez TTv 0204M
SOOUv3eUT aso43 uT ATuo peen eq rum uigwop 3ueuTwe ;o
ieaod eqy •uoT3veseeuoo purr ;o esodsnd eq; so; eeeoosd
uTewop 3uautwe eg3 gbnosq3 set3sedosd o3 (ezeeie UT)
e;g6iz Tet3srd so Tin; 30 .bUTXv3. pe3Tw?T eq3 MOflt
3v143 eentTod ean4v0; (TTM wesboid uoTzenzeeuoo putt agy 9T Uotldo
39 luot;ennesuoo puvT ;o °sodsnd eq; so; eeeoosd
Utuwop 3ueutwe eq3 gbnosq3 eeT3sedosd o3 (e3eese3ut)
e3g611 Tensed so Tin; ;o .6unXv3, ag3 epnToxe
3143 eetoTTod ean;vs; (TTM wvsbosd UOt3vezesuoo purl e4 ST u0T3d0
:b;uewe;e;g 3UeuOawoo .UTewoa ;magma. eetivuse3Tg
'ti Pug ET 'ET euOT3d0
pe;vuTwt(e eso;eseg3 pm/ peeTepv ITT eq pins MOU ,esegwnu, esn3tpuedxe
6uneinwzo; 3143 peuosvez e033Twwoo eqy •peetsep asea elegwnu OT;Toede
Moq ;nope seTaTnbuT o3 puodees o3 pezedesd ;au flea deg3 eenvoeq arc; sT43
3v snooze; butpun; 6uT4eTTgv;se ;nage useOuoO peseeadxe osis ee33twwo3
egy •uoT3esepTeuoo woe; pe3eTep eso;eseg3 OVA puv ',3e6sv3. Pexi;
TvTeseeos3voo r 03n;i3eaoo pinna 'pessimism! eq 03 putTwzv; s,d*unoo 143
;o eba;ueased v gsTigv;se pylon 4oTgm '6 UoT3do •eeuTTePTno eq3 put said
Tezeueb dlunoo put d3To uT peTpogwe setoTTod gvaosb uegsn o3 eaT3teuee
Ora uoT3epuewwooe1 s,oV51V 3t43 6UT3VOTPUT PePPU eq pinna 3uewefg3e
Ituot3TPP1 Ue 3143 peesbv ova 31 •aurid ivzeueb d3unoo put Ail* 143 puv
'3uewdoTeeea ATsepso s0; seuTTePT06 043 437" 301731103 3ou puv '3ueweTdwoo
pino4e euonor e,3YyTY 3143 pUV Ing 043 ;0 epte3no spun o3 pe3T07i
eq pTnoge uoT3vazesuoo Tesn3Tnots6v 3143 ;To; esegwew ee33Twwo0 °wog
'TT Pug 1. '9 't euondo P030T0p PUv S Uot3do ;0 WOTO2OA POT;TPOW r o3
peesbv oeiv ¢eqy •seT;TzoTzd UoT3TsTnboe puri so; eeuTTepTub eburs bunt
pooh butpTaosd 9 uotndo 43ta uodn peezbe pvg ee33Tww03 ag3 3143 s3doOuoO
Tvsaueb peseesdxe OT put 'g 'E suoT3do 3143 peesbv oyyly :UOTeenoeTd
•dzo;tsse3 d3Unoo pe3tzodzoOutun
uT pegvooT spurt ,porde undo. 10430 pulp esn3sed 'buTzvzo .;
lso39a ;o d(ddne 'd3TTenb mot
'peoTzd g6Tg 'eTgelTezun uv grey 3143 spur( Tean3Tnotz6e p0316TazI •e
ls3iwTT e;ezodzoa 0,A;n
e UT431M pezepoT spur( Tesn3tnOTsbr pe;e6TsnT-uou put pe3161111
ldfN esq purl s,ueig iesoue6 Agunoo
143 UT .eotdg uedo. pf3vu6Tsep spur( Tezn3Tnatsbv pfle6Ts2T-uoN •o
Eaten 3Tequeez6
pe;eu6Tsep epte3no pezeooT opueT Tesn3TnoTsbv pfne612nT-uo19 q
13u0w4ovos3Ue uegsn 03
300T 6uToq ;o sebuep tvw uTw g3TM spur( nezn3tnots6e pe;e6TzaT_uog •v
UOT3T0Tnw3y A3T20T14 mo/
•dew ego pulp/ s,uvid Teaeue°
d;unoo 043 uT salads uedo. pfneu6Tsep spur( Tesn3Tnaiabe pe;e6Tzzi •6
9 0614
suoT3tpuewmooey TlUTd 3YSTY
ALTAC Final Recommendations
Page 7
• which could provide the landowner with more favorable taxation treatment
(e.g. , lower Federal capital gains taxes, etc. )
Alternative "Land Evaluation" Component Statements:
Option 17 A land evaluation and prioritization system (e.g. , Land
Evaluation and Site Assesoment (LSSA) ) should favor the
preservation of a "critical mass' of farmland (critical
mass defined as the maximum quantity of lands) ,
consisting of low and moderately priced parcels; er
Option 18 A land evaluation and prioritization system (e.g. , LESA)
should favor the preservation of a "critical mass" of
farmland (critical mass defined as a smaller quantity of
strategically located parcels) , which are under the
greatest development pressure, and which consist of high
priced parcels; ex
Option 19 Select a land evaluation and prioritization system
(e.g. , LESA) and design its criteria, consisting of land
factors, weighting of scores etc. , that best carries out
the intent of the "Long Term Acquisition/Expenditure
Component" and options 17 gr 18 (from above) .
ALTAC Component Recommendation: Design a land evaluation and prioritization
system (e.g. , LESA), and structure its criteria, consisting of land factors,
weighting of scores, etc. , that best carries out the purpose of ALTAC's
recommended agricultural land conservation program as expressed in the Long Term
Acquisition/Expenditure Component.
Discussion: ALTAC acknowledged that the land evaluation and
prioritization goals expressed in the Long Term Acquisition/Expenditure
Component and Options 17 and 18 were all important. Some Committee
members suggested that equal weight should be given to all options so as
to leave future acquisition opportunities open. Other Committee members
suggested that specific evaluation and prioritization issues will be
addressed when a system (e.g. , LESA) is developed. The Committee
recommended that a modified version of Option 19 be approved and that a
subcommittee of ALTAC members work with staff to develop a draft LSSA
system that could be applicable to Ventura County.
Alternative "Acquisition Priorities" Component Statements:
Option 20 Land acquisition prioritization decisions should be
based primarily on an agricultural parcel's numerical
score derived from a LESA system (see Land Evaluation
section above) .
Option 21 Land acquisition prioritization decisions should be
based primarily on an "opportunity basis' whereby an
agricultural property's availability is influenced by
such factoro as a willing seller, below market price for
property, strategically located parcel, etc.
ALTAC Component Recommendation: Land acquisition prioritization decisions should
be based on both an agricultural parcel's numerical score derived from a LESA
system and on an "opportunity basis" whereby an agricultural parcel's
availability is influenced by such factors as a willing seller, below market
price for property, strategically located parcel, etc.
Discussion: ALTAC members indicated that land acquisition decisions
should be based on both objective, quantitative factors such as decision-
making information incorporated in a LSSA system and on more subjective,
qualitative factors such as willing sellers, below market price for
development rights, property (or development rights) offered as a gift,
etc.
1J114-1.91
T6•T-4TTfT
s3eT aT
/Caua6y aTTgnd eee) 3a • (3ueuodmo0 uoTlTeTnboy/6uTpund
im boor pulpa T P Tgnd exp. so; enueeei ;o easnos
moue
TgtTTea v eptAoad ptnaa 3eg3 pe veto eq pInogs ;311081p 20
A3T30g3nv 6uTpun; epTnd;unoo v 3vg3 pepuemmooes asp? ae33Tmmo0 eta •epuvT
Tvin3TnoTs6v buTamesuoa ;o eeodind dxrwTxd egg 2o; daunA2esuo pulp/ A3uno0
rsn;uGA 6uT3erxe sq3 .buT3;T;o23am. ;o uoT3do aq3 pe4aece2 0vy/y 'envy
•epuvT Tasn3TnoT26v ;o voT4VA2asuo0 eg3 ezTeegdme Know 3vg3 peoveso
eq pInoms ;ens; purr 3T;oid-uou epTIA3unoa MU v ;aq3 3Te; ae33TO0
eqy •Aguno0 VInoueA uT mviboid uoT3te1esuo0 puvT Tvsn3Tnors6v eAT3ae;;e
e.ou v eonposd pTnom euoT3azTuvbso clog ;o a ao;;e eq3 3v43 pue 2eq;o wove
3uemetdmoa ptnow 3aT20sTp aTTgnd v pulp 3ens3 e;VAT2d v ;o suasboad pulp
uoT3oun; 'esodand eq3 3e43 sns11e81103 Teseueb saw easily • (00TsnaTP oTTgnd
epTiA3unoa aflit lens; e;lpeT2d epTwd;unoa v ' "e-T) mv26omd uoT3veiesemd
pUVT T11203Tn3Ts6v eersuegesduoo a 6uT0uemetdmT so; .T;TTTQTxeT; ;tom
exp. pepTeold OT u=Tod° per;TPom t 3vg3 Peeibv ee33Tmmo0 eqy :UOTsenaaTd
' (Lzo3T2se3 peuaiod.00irT pulp pe;asodloauTun g3oq
sepnTatT gaTRm A3uno0 a/nough 43Tw snonbT3uoa seTsvpunoq eaT3rs;eTuTmpv ' •e•T)
edoae uT epTw.C3unoo eq pTnoge 3oTs;arp oTTgnd/3enm3 e;raTmd ego %nos • (pepeeu ;T
'3oT23BTp so A;Taog;na buTpun; epTtA3unoo t burpnTouT) 3OTs;BTp uoT0vAseauoo puvT
oTTgnd v put osns3 UoT3vAzesuo0 putt 3T;omd-uou eUvAT2d weu v ;o A3TTIgTsuodee2
eq; eq PTnogs emrsbomd uoTwTBTnbov purr esn;nd :uoT3epuemmoae8 °AT3ae1-g0 OVX/V
• (dso3T22e3
pelasodso3uT pue peovsodsoouTun g3oq sepntoUT goTgw
d;uno0 vsnoueA g3Tw enonbT3uoo seTsvpunoq eAT3esleTuTuPe
' •s•T) edoos uT epTwdlunoo eq pTnoge 3°TslsTP
oTTgnd/osna; a;VATsd eq3 Roos ' (pepeeu ;T '3OTslBTP
20 d34so1;;ne buTpun; epTwdlunoo v 6uTPnTouT) 3oTsnerp
uoT3aelaeuoo putt oTTgnd a 3UV ;ensu uoloeesesuoo putt
oT;oad-uou e;versd buT;OTxe so ROU v ;o AOTTTgTeuodaea
aq3 eq pTnoge smesbosd uoTlTaTnboe purr esn;nd OT uoT3d0
73 ! (mg) 3aT23sra uor0VAsesuo0
easnoseg A0uno0 rsnWueA eg3 ;o A;TTTQTsuodses
eq3 eq ptnogs euvsbosd uoT;TsTnbov poet esn3ng 6 uoT3do
36 :senUeees burpTeosd ;o sesodsnd 2o; (3oTa0sTp
20) A3Tsotfny coeds uedo put Tezn3TnoTa tdluno0 vsn3ueA
v qur qw;se '(L uorodo ave) 3oT23sTa 'NO so; (Bezel
sates '•b•e) butpun; e;rnbepe 6uTsnesv ;o sesodsnd soil 8 uoy;do
36 : (Aso3Tsse3 pe;esodsoouT put peovsodsooutun g3oq
sepnTOUT R3TR1 d;uno0 v.znous% g3Tw snon6T3uoa Azepunoq
SAT3psosTUTmpw '•e•T) edoos uT epTwd;unoo CT 3v143
30Ts4sTp aot3vAsesuoo Purr aTTgnd a ;o d3TTTgtauodeas
eq3 eq pings emvaboad UoToTBTnbav purr esn3nd L u0T3d0
15 : ( •ole 'AouvAsevuo0
put/ douno0 vsn3ueA "6-0) towns; not;essesuoo
purl 3T;osd-uou •leered 84T511146 ;o AlTITgTsuodses
ego eq ptnogs smvsbozd uoT;Trinbov putt can;nd 9 uorodo
15 t(dsooisse3
peovsodsoauT put pelvlodsoaurun g3oq sepnTouT R3Tgm
d;uno0 vsn3ue4 g3Tw snon5Touoo Lsvpunoq esT3eslsrurmpv
'•e•T) edoos uT epTwd;unoo GT cog; lens; uoTcessesuoo
puvT ;T;oad-uou a;eerad 718U v ;o A3TTTq-suodses
ego eq ptnogo smvsbosd uoT3TwTnbov Putt esnond s uorodo
:aesT0oejgo .UoT3vluemeTamI mvseosd. eATovuzeoty
2AISOBf6O WWOOgd
s abed
suoI3apuemmoasg TvuTd 0yy/y
ALTAC Final Recommendations
Page 9
PROGRAM COMPONENTS
Alternative "Land Trust Administration" Component Statements:
Option 1 A land conservation trust should be organized as a
nonprofit, charitable corporation, with exemption from
federal income taxes, as provided for in the Internal
Revenue Code (IRC) ;
option 2 A majority of a land trust's board of directors should
be members of the agricultural community so as to
reflect the trust's agricultural conservation emphasis;
Option 3 Recognizing that diversity of membership is a strength,
a land trust's board of directors should represent a
broad cross section of Ventura County's population with
an emphasis on recruiting dedicated persons with
expertise in agriculture, law, real estate, finance,
taxation, economics, water supply/quality, housing, land
use planning, etc. ;
Option 4 A private nonprofit trust should be staffed by
volunteers such as members of its board of directors,
etc. Under this scenario, all of the trust's monetary
assets are used for land acquisition, outreach efforts,
etc. ;
Option 5 A private nonprofit trust should be staffed by full time
or part time persons thus relieving the board of
directors and volunteers of many administrative tasks
and which may also provide more continuity in
fundraising efforts etc.
ALTAC Component Recommendatioq: A private non-profit land conservation trust
should be organized, administered and staffed as follows:
1. Should be organized as a non-profit, charitable corporation with exemption
from federal income taxes;
2. The land trust's board of directors should represent a broad cross section
of Ventura County's population and persons should be recruited with
expertise in agriculture (majority of members because of agricultural
conservation emphasis) , law, real estate, finance, taxation, economics,
water supply/quality, housing, land use planning, etc. ; and
3. Ultimately, the trust should be staffed by full time or part time persons
thus relieving the board of directors of many administrative tasks.
However, volunteers (including the board of directors), should be utilized
to the maximum extent (particularly during the trust's "start-up" period) ,
when the trust's monetary assets are scarce and emphasis should be placed
on land acquisition, outreach efforts, etc.
Discussiopz The Committee unanimously supported all options and
recommended combining Options 2 and 3 (administration) and Options 4 and
5 (staffing) . The Committee felt it was essential for the new trust to
obtain a "non-profit, charitable" statue and that the board of directors
should include persons representing many disciplines but with an emphasis
on agriculture. The Committee also felt that the trust should be staffed
by full/part time persons because they could provide more continuity in
fundraising and outreach efforts. However, the Committee acknowledged
that volunteer efforts, particularly during the trust's initial period,
was important.
Alternative "Land Manaaement" Component Statements:
Option 6 The long term management, operation and maintenance of
interests in agricultural properties acquired by a
1J114-1.91
T6•T-4TifT
e;eese;uT ;o uoT;euop Ase;untoa eq; gbnosq; pe;uem6ne eq
ptnote 'pueT uT s;sese;uT TtT;sed so Tin; ;o uoT;TBTnboe
e,;ens; uoT;gasaauoa pueT ;T;osd-uou 'e;enTsdST uo ;d0
T
is;T;eueq me; h;sedosd pue a;T;eueq tax ;;TO Pur
e;e;eg 's;T;eueq xl3 emoouI a;e;g pue Tesepeg buTuTe;go
uT pe;ease;uT eseunopueT mos; sales (uTebseq) ;eKstm
noTeq pue euoT;euop y6nosy; puri uT a;sere;uT extnboe
pTnoye ;ens; uoT;easeeuoo puri ;T;osd-uou 'e;enTsd y VT uof;dO
: •D;e 'e;se;uoo
'euoT;Onr 'e;aeOuoO 'esevuTp epnTouT pTnoo ;ty; a;ueae
SUTrTrs deuom Aq pepun; eq pTnoye 'pueT uT s;ease;uT ;o
enegasnd e,;ens; uoT;Pasasuoo puri ;T;osd-uou 'e;enTsd y ET uoT;dO
:P;;Tb etgTbur; set;o
so deuom a;euop hem oyn ;ens; eq; ;o ssegmem TenpTATpuT
mos; ;soddne Aq pepun; eq pTnoye 'puri uT s;sere;uT ;o
eeeyosnd e,;ens; uoT;easeeuoo puri ;T;osd-uou 'e;aaTsd y ZT uoT;do
1990TAsae pepeeu set;o
PUP ;uemdTnbe eo1;;o 'esT;sedxe pue smT; ,seedotdme
euoT;tsod/op P ;o 8;;76 epnTouT oste ptno° yfTyn a;uPsb
e;esodsoo Aq pepun; eq pTnoye 'puri uT 849ese4UT ;o
esegosnd s,;ens; uoT;easesuoo puri ;T;osd-uou a;enTsd y TT uoT;do
:suoT;epuno; TrooT sent= pug suot;Ppuno;
TeuoT;ru ebnnT t;oq mos; a;uesb uoT;epuno; a gn;Tnnqo
a;gaTsd Aq pepun; eq PTnoys 'putt uT s;eese;uT ;o
a9Py3snd s,;sns; uoT;easesuoo putt ;T;osd-uou 'e;enTsd y OT uoT;do
:i;uema;t;s ;Ueuoamoo ,UoT;TeTnDOy/Duipung so;3e$ a;Pais,„ enT;VUse;Ty
•9;900
;urpue;;P s;T put uoT;ts;sTuTmpe mss; buoT UPq; sey;es s;so;;e uoT;TsTnbae
uo esom peenoo; eq ptnoys seosnoses pe;TwTT 1Tey; ' ( •O;e '8;;T6 'euoT;loop
's;ugsb) buipun; ;o seosnos ;ue;;Tmae;uT uo ;Utiles esow est e,;ens;
eantoeg •mae; 6uoT eq; saAO s0Osnoses TeTOutuT; ;UPOT;TubTe put OTgPTTes
esow eery ptnon ATTPT;ue;od goTgm ;OTs;sip UoT4lAsaeuo3 putt OTTgnd
t .Sq passes se;;eq sq pTnow ' (s;sesa;uT etdWTS 00; UPy; eseT uses) 9pUtT
Tgsn;TnOTsbt uT s;seso;vT buTbeuem put buTse;sTuTwpp ;eq; peuo9Pes degS
•g pug L euoT;dO t;oq pessopue ATenomTuvun ee;;Tmmoo aqL :uoTssnooTQ
•;OTsiscp eq; Aq peUTe4es eq 'vinous ;OTs;sip UoT;PaleSUoo
Purl oTTgnd a Aq posTnboe seT;sadosd UT s;sese;uT put ;OTs;sTp uoT;tasesUOO
puri OTTgnd t o; pane;sots; sq Atten;ueas ptnoye ;ens; uoT;Pasoeuoo puri ;T;osd
-uou a;enTsd a Aq pssTnboe soTisedosd tern;TnoTsbe UT s;aria;uT ;o sOUPue;uTem
put uoT;esedo ';usmebeuem mse; buoT sty :UoT4epuesmooeg ;uauoamop DVS'I'/
•;ens; uoT;easesuoo putt ;T;osd-uou a;triad a o;
passe;sues; eq pTnoye 401n4oTp UOT;PAasSUOD puri oTTgnd
e
Aq pesTnb3P est edoad TesnitnOTsbe uT s;sese;uT
;0 5Dueve;uTPm pug uoTiesedo ';usms6eugm axe; buoT •'a 6 uoTdo
35 t°Ts;sTp oq; ;o 'S;TTTgTsuodess
e q; uTtmes PTnoys ;OTsneTp uoi;emzeguoo PUP OTTgnd
e
Aq pesinbot soTissdosd ttsn;tnoTsbe uT s;sere;uT
;o °autus;/Tem put uoT;gssdo ';uemsbtutm mss; buoT eqx 9 uoT;do
35 t40134eTP
uoT;tasoeuoo put( OTTgnd a o; pease;sura; eq Allen;casae
pinoys ;sns; uoT;saseeuoo putt ;T;osd-uou a;eATsd
e Aq pesTnbQt soT;sedosd tam;tn°Tsbe UT o;ssse;uT
;o eOugue;uTem put uoT;esedo '4ueme6euem mss; buoT e4S L uoT;do
315 t;sns; ay; ;0 d;TTTgisuodsos ay;
uTgmez pings ;ens; uoT;rasesuoD putt ;T;osd-uou a;PATsd
OT ebt,
suoTsepUemmooet TeuTi OYS'IV
ALTAC Final Recommendations
Page 11
in agricultural lands by a landowner/developer as a
condition of project approval under CEQA (e.g. , cluster
• development on a portion of agricultural property and
donate a conservation easement on the remainder of the
parcel thus retaining most of the property in
agricultural use) .
ALTAC Component Recommendation: A private, countywide non-profit land
conservation trust should be established in Ventura County and the trust's
purchase or acquisition of interests in land should be funded or acquired by any
or all of the following mechanisms:
1. Private charitable foundation grants and gifts;
2. Corporate grants and gifts;
3. Individual members' donations, gifts, etc;
4. Money raising events such as dinners, concerts, auctions, contests, etc.;
5. Donations and below market sales from landowners;
6. Accepting the voluntary donation of full or partial interests in
agricultural land from developers.
Discussion: ALTAC emphasized that a private, countywide non-profit land
trust should be established in Ventura County and that any or all of the
six funding/acquisition options noted could be used to complement each
other. The Committee rejected the wording in Option 15 (interests in land
acquired as a condition of project approval) , because they felt this
language was coercive. Substitute wording was approved emphasizing the
voluntary donation of interests in land from developers.
Alternative "Public Aaencv Governance" Component Statements:
Option 16 If a land conservation district is formed, the district
should be a branch of County government and should be
governed by the Board of Supervisors with funding
derived from the General Fund; Qr
Option 17 If a land conservation district is formed, the district
should be an independent, single-purpose government
jurisdiction and should be governed by the Board of
Supervisors (but sitting as the district's "board"),
with funding sources separate from the County's General
Fund; QE
Option 18 If a land conservation district is formed, the district
should be an independent, single-purpose government
jurisdiction and should be governed by an independent,
directly elected, board of directors, with funding
sources separate from the County's General Fund; Q;
Option 19 If a land conservation district is formed, the district
should be an independent, single-purpose government
jurisdiction and should be governed by an independent,
appointed, board of directors (appointments could be
made by the Board of Supervisors and city councils based
on population), with funding sources separate from the
County's General Fund.
ALTAC Component Recommendation: If a land conservation district is formed, the
district should be an independent, single-purpose government jurisdiction and
should be governed by an independent, appointed, board of directors, with funding
1J114-1.91
T6'T-9ttfT
e;gbTs oueedo(enep ;0 se;euvs; 043 6uTaToauT a;;oepvsy
•q t1vaosdds 3oecosd ;o uoTlTpvoo v •e :se emeiuvgoam
gone g6nosg3 sedoieeep/seunopuvi v Aq epuvi iesn3Tn3Tsbv
uT s4eese2uT ;o uoS3vuop Asroun!oA 044 g6no2q3
peouembns eq pinoge 'puri uT e;eese3uT Tvinsvd so Tin;
;o u0T4TsTnbov e,3°T23eTp uoT3vasesuoo puri olignd v tZ u0T3do
!seen puri uvgsn
o3 pe;senuoo esr epuvi iesngInoTsbv seaeuegm peonage
eq pinoM goTgM 'seMod eoTTod ,eeTlTo pulp s,A3unoo
ego Aq pezTsogone 'se; u0l4e5T2Tm eine sed S
e Aq pepun; eq pinoge 'puri uT e3eese4uT tvinsed so
'iin; 3o eeegosnd s,40Tale1P uoT3SAseeu03 puvT OTignd V EZ 4013d0
IA;To peovsodsoouT
uv o3 puvT TesnotnoTsbe ;o voT3exauve ego uodn
peeseeee eq pinon g°Tgn pus '03fl'I A3uno0 vsnouaA ego Aq
pegeTigvose ' (alas sed $ "6•e) ee; uol;axeuus
us Aq pepun; eq pinoge 'puri uT e4ee2e3uT irinsvd so
TT n; ;o eeegasnd ■,;OTI;eTp uoloraseeu03 puri 3TTgnd V ZZ u013do
t (A3unoo 1p2n3veA so; pedoiesep
volovteTbet evils "Ere) suoTlSTsdosddv 3ebpnq ieToede
pus pun,' solid eaueoTZ a;vog eq3 's;ussb Tesepea pus
e3v3S Aq pepun; eq pinoge 'puri UT elseseouT !STI-Ted so
Si n; 3o esegosnd s,00Ts;sTP v0T;Sasesuoa Puri olignd V it uoT3do
assures)! esT3sisT0e'I/eel4vs;eTuTepQ
's3T;eveq vs; Aosedosd pus soT;sueq xvy
3310 Pav e3s;e2 'ewl;eueq xey emoovl e;s38 pus TSseped
buTUTvogo uT peoseseWvT esewiopueT mos; tsetse (u'sbseq)
oeesea woieq pus auoT3suop gbnosgo pus! uT e3se2e3UT
esTnbos Pinogs 3OT2nSTP voT3sasesuoo puri olTgnd v OZ u0T3d0
sesnevew AsvluntoA
:e;uame;v;g 3veuoamo0 „v013IeTnmovl/auTpvng Aoueov 3Tignd„ eAT3euseoivy
•A3unoo esnoueA 3o eovopTees eq pinoge esooaerTp
;o psvoq 043 ;0 its ivy; uoloso66ne eq3 peosoddne Aienomlusun seo;Tmmoo
egy •esno!noTs6v mos; eeoouT 21044 30 %OS ;net ow eaTsep pinoge
eealov;useesdes tesnotnoTsbe eseg3 3vg3 3Te; Pus A;Tunmmoo !rsn3TnaTsbs
eq3 mos; seAllrlueeeSdel ;0 A;Tsocem v epniouT Pings pssoq pe;ulodds
us 3vg3 pepuemeooes flew= 6o131ee00 3eop •o;e 'rose; '3uem3uTodde
;o poq;ee 'voT;Tsodwoo '6210 s,pseoq bulu2eao6 eq3 uo uoTsTaep v epee cage
ee33Temo0 'My 'bulonsuoo moll pug ealsuedxe sq pylon psvoq ouepuedepuT
uv ;o uolloe!e 3oe1Tp eqo pus 3ssss;ul ;0 03611;voo ivinue;od goTM pope;
eq Are esosTAsedng ;o piece eq3 3Te; Amp eenvoeq '(es000esTp ;o psvoq
peloete At000sip v so esoslasedng ;o payoff ego Aq peuseaob voT3oTpeTsnc
3uepuedepul) ST pug Lt SuoTodO p0000ces °sig min -pun,' Tvseuea
Aounoo eq3 mos; f;esedes sq ;ewe ■eaznou buipun; e.3°TIUeTP Aug lie;
Argo ssneoeq (3ueeuseao6 Aounoo ;o gouesq) 9T uoTodo p000eces e6331emoo
eqy •6t uolndo ;o uolovo1;1pom sores s pemosdde maw :UoTsenaeld
•eu0131eTeboS
pus! Posodosd so; vuoTIvpuesmooes awe pug sss33vm AoT!od vo pavoq 3oTs4eTP eq3
eslape pima Pug 0eTMTo ego pus sdnosb 3esssoul anoisea mos; eSegMOm ;o poeTsd000
eq Arm oo331emoa Asoslapv eqy •sso3oesip 30 pssoq eq3 Aq pe;ulodde eq ogee
hew e033Tme00 AsoeTape int •(esn;lnaTsbe 0033 ps*Tsep eeoauT 21eg3 3o !OS gavel
3v) A;Tunmmoo lesnotnolsbv ego oueeesdes ptnogs sssgeem S 30 eneluTm Y •3en23
uoT3easesuoo purl tssnotnaTsbe soealsd Rev eV; Aq powvlodde sq ptnogs eSegoeo Z
pus so33TewoO voT3a0Teg A310 oq3 Aq Pe4uT0dde og PTnogs esogmom Z 'esoslasedng ;o
pseog oq3 Aq ps;uTodde sq Pings esoWa•ITP Io psvoq aq3 3o escg000 sold •some;
03 Po31e1t eq pinoge SZOOoITP sqo pus 'moss; poso66e4s g31a 'esseA t oases
pinoge sssgmem eqy •A3uno0 esnoueA ;o s3uepTes2 eat oqi esegmem 6 ;0 3sTeuoo
PTnoyo 02o4ossip ;o psvoq eqy .Fund Disuse a,A3uno0 sq3 mos; elesgdee seasnoe
Zi ebed
suollepueeooase TvuTd 3Yy'IK
ALTAC Final Recommendations
Page 13
(TDR) ; c. Clustering a limited number of single-family
homes (e.g. , family members) on a small portion of a
large agricultural parcel and donating a conservation
easement on the remainder of the parcel thus creating an
undivided interest among family members in most of the
property's agriculture use;
Administrative/Legislative or Ballot Measures
Option 25 A public land conservation district's purchase of full,
or partial interests in land, should be funded by a
countywide Special Assessment District (an annual
assessment of $ would be applied to each land
parcel in the County) ;
Option 26 A public land conservation district's purchase of full,
or partial interests in land, should be funded by a
transfer fee of $ applied upon the sale or
transfer of real property;
Option 27 A public land conservation district's purchase of full
or partial interests in land should be funded by a
portion of Ventura County's property tax (e.g. ,
per $100 assessed valuation within the district) ;
Ballot Measures
Option 28 A public land conservation district's purchase of full,
or partial interests in land, should be funded by an
increase in the County's sales tax rate of t
(implementation of this option may necessitate aq
a funding "authority" so as to permit the electorate's
approval of a tax measure by a simple majority) ;
Option 29 A public land conservation district's purchase of full,
or partial interests in land, should be funded by a
State or County general obligation bond;
ALTAC Component Recommendation: A public land conservation district's purchase,
or acquisition of interests in land, should be funded or augmented through the
following actions:
Short-Term Intermittent Funding/Acquisition Options
High Priority: o Donations and Bargain Sales
o State and Federal Grants
Medium Priority: o Landowner/Developer Donations
low Priority: o County/Cities Mitigation Fees
o LAFCO Annexation Fee
Significant Long Term Funding/Acquisition Options
Bich Priority: o Countywide Special Assessment
District
Low Priority: o Sales Tax Increase
Delete from Consideration: o Land Transfer Fee
o Portion of Property Tax
o General Obligation Bonds
piscussiop: The Committee members unanimously agreed that Options 20 and
21 should be utilized although they acknowledged that donations, bargain
sales, grants, etc. would likely produce only limited, intermittent
1J114-1.91
I6•T-4TTrT
:yens; puet ;T;osd-uou 'epTMA;unoo
a;enTsd Mau v buTmeTTgr;se ;o easodsnd so; 'B0;enonpe
uoT;ansesesd Tvsn;tnoTsbt say3o put 'eauetTTy 3ensy
purl aq; ' (1Am) 3ensy pUYTmava Ut3Txewy eq; 'Rouensesuoo
Twyevoo ay3 W3TM wsot 'ways R3unoo put 'oyyly yew;
ezTsoy;nv pxrog exp. ley; epuewmo0es Oyyly 'esoeTnsedng
;o psvog ey3 Aq enT;oecgo a;tTsdosddr uv peweep
BT Peet tesnwtnoTs6v ;o uoT3vnseeuoo ;ueutwsed ay3 ;i TE uoTydo
IPegBTTgtyee eT ;oTs3BTp
uoTytnsesuoo pueT oTTgnd w so/put yens; UOT3tsseauoa
pueT a;enTsd v at gone uoT3ezzutbso uoT;rnseauoo
Tasn3TnoTs6r yueuvmxed v tTyun 'AwTnuT3uoo ;o seeodsnd
so; psvog exp. Rq Teuvd ;gbteseno/AsosTnpv Rstsodwey a at
pauTt;es eq 0yyly yvg3 epuewwooes (Dyyle) eel;Twwoo
RsoelApy yens/ purl Tesny'noTsby ay3 'esoeTnsedng
;o psvog ay3 Aq enT3oecgo a;tladosdde uv peweep
sT purr Twan3TnoTsbv ;o uoT3ensaeuoo ;ueuvwsed ey; ;i OE uoT;do
:93uewe3v3g yuetoamon „euoTyoy oft-MoTTO,/„ anT3eusa3Ty
•yoTs3eTp uoT3ansesuoo
purr t ;o BuoT;oun; euoT;tsedo put eATyvs3eTuTwpr eq; pun; ay peen eq
you ptnoo spuoq put '(e;y5Ts 3uemdoTenep •6•e) eeT3sedosd uT „e3easa3uT,
Rtuo estyosnd o; peon eq prnoo epuoq sew3eym o3 et suoi;senb saes eseyy
'oeTy •eenuenes pun,/ tvxeue0 ;o ;no pTtdes eq pinna ;eq3 eoinses ygep
OTT; eq; ;o esnaoeq ATTstmTsd (6Z uoTldo) esnsvew puoq uoTyr6TTgo tvseueb
843 peloeces ee33Tmwoo eel 'RTituTA •R4T3ue buTpTnosd 83Tnsee 6uT;BTxe
uv mos; pe;senTp eq 03 envy ptnom eeTuom 3vy3 mom prnom yoT4M uoT3e3TmTt
%t (NY 03 enp peeTvs eq 3ouuro sexy; R3=edosd eentoeq (tr uoT;do) esneeew
re; R;sedosd eq; pe;oeces core put uoT3otxe ;o moo; eTy3 eepntoesd ET
uoT3Tsodoad eeneoeq (9Z uoT3do) cc; 2e;euv23 purr t pe;oeces 0033T 00 eyy
•a6vesed
so; .Csreseoeu eq prnom TBAOxddt R3Tl0cow O132Ttf-0143 a 3ty3 d3TTT4Tesod eq;
pay xt3 ey3 ;o esn;eu eaTesesoes ay3 ;o esnvoeq ATTatWTad ee;3Tme00 043 Rq
buTxuvs R;TsoTsd Mot v penTeoes (et uoT3do) esnevew xt; seats TtT3u030d y
•eon;n; ay3 uT epuoq ;UemsseBev bUTneeT so; A;TTTgTesod aw3
Ata;etdwoo ;no erns you PTP Ashy; 'senenog •e;uewe q3 mos; atgtrTtnv
eq ptnom yawl mesa emoouT Tritium ey3 uo Ates prnoya sey3es ;nq ' (epuoq
yueweeeeer ' •e•T) ;qep eneeT you ptnowe 3oTsleTp yuewssesst Rua ;rq;
pe;ee66ne owls ee;;Tm 3 eqy •tveodosd ;ueweeeeet ein;n; t euT;ep sewn;
pinom ;ey3 seTpn;e ammo put Resins uoTutdo oTrgnd esn3n; t ;o e;Tnees 043
6uTpued awry eTy3 30 „so3at; ;uewasesse Teased„ v uo uoT3apueueuooes Rua
passe;ep newly •esoeTnsedng ;o psvog ey3 eso;eq buTsteq ;eelosd a 4bnosy3
um/4 sey3es e3txo33eta ay; ;o own A3Ts0cew etdwTe t Aq penosddt eq pangs
esnetow Rut ivy; pepusmmooes cera Rayl Put uoT3tTet6eT 6uTtgtue eya;g
;o ebtsstd eg3 esTnbes pylon uoTldo eT43 ;o uoT;t;uemeTdwT 3vy3 pezTubooes
uoTytsod s,ee;;Temop sly • (9Z uoT3do) 4daouoo buTpun; lorsletp 3uemeeesst
Teloeds epTeAluno 043 03 bup urs R;Taolad ybTy r ena6 ee;;Tmmoo
Ow; 'Assam o ,6ujpun; was; buoT yuroT;Tu6Ts, ;o Asobe3vo ew3 sepun
•B;T;eueq uoT3ensaeuoo puvT
Rum 146ieeyno Rtexct Asan PtnoM yoTym ,eysoo„ RBxenos;uoo oTtgnd ;o eentoeq
yotosdde eT143 PexTIeTP esegmem Isom put ' (se; UOT3axeuUv oojy'x) pepeeu
eq ptnom uoT3ttwT6et 6uTTgvue 03v3s eenvaeq 6uTxurs R;Tsotsd Mor y ueerb
exam '(EZ Pee ZZ suoT3do) see; uoT;txeuuv put uoT3tfT;TN •3uemdotenep
TtuoT3Tppe Rut 6urpntoesd snip Rlsedosd eq; sono ;tremens uoT3tnseeuoo a
w3Te exegmam RTTme; ey3 buomv yeesenuT pePTATpun uv at pe;tu6Teep eq ptnom
R3sedoxd 043 ;o sepuTtmes 043 put '(uesptlyo put seueopuet) pale;snro
eq pin= Rysodosd ttsn3tnoTabt abort v uo sowow ttsenes 3r43 pe3sabbne stm
3T 'etdmtxa 20,/ •uOT3tn2esu00 purr o3 Beyoeosddt enT3vnouuT put eTgTxeT;
so; R;Tunysoddo ey3 eptnosd pin= (Pe e01440) ,suoT3euop, sedotesep
/seumoputt ;tw3 lie; eellTmmoo ayy •ser;Tunyaoddo uoT;TeTnbov pulp buTpun;
4r ebvd
BuoT3rpuewwooeu Trull 0vy'IK
ALTAC Final Recommendations
Page 15
Option 32 If the permanent conservation of agricultural land is
deemed an appropriate objective by the Board of
Supervisors, ALTAC recommends that the Board authorize
the utilization of appropriate County and 'outside"
technical expertise (including hiring a consultant, if
necessary), to undertake various follow up actions such
as: sampling public opinion on ways of preserving
agricultural land, land acquisition funding options,
etc. ; assist in the preparation of State enabling
legislation to establish a public district; assist in
the preparation of a ballot measure to establish a
public district if this was acceptable to the Board,
public, etc. ;
Option 33 If the permanent conservation of agricultural land is
deemed an appropriate objective by the Board of
Supervisors, ALTAC recommends that the Board authorize
that ALTAC, and County staff, work with and coordinate
the follow-up actions of County Counsel staff, a
consultant, etc. noted in Option 32 (above) .
ALTAC Component Recommendation: If the permanent conservation of agricultural
lands is deemed an appropriate objective by the Board of Supervisors, the
Agricultural Land Trust Advisory Committee (ALTAC) recommends that follow-up
actions include, but not be limited to, the following options:
1. That ALTAC be retained as a temporary advisory/oversight panel until a
permanent agricultural conservation trust or district is established;
2. The Board authorize that ALTAC, and County staff, work with interested
agricultural preservation advocates for purposes of establishing a new
private countywide, non-profit land trust;
3. The Board authorize the utilization of appropriate technical expertise
(including hiring a consultant), to undertake various follow up actions
such as: sampling public opinion on ways of preserving agricultural
lands; assist in the preparation of State enabling legislation to
establish a public district; assist in the preparation of a ballot measure
to establish a public district, etc.; and
4. The Board authorize that ALTAC, and County staff, work with and coordinate
the actions of County Counsel staff, a consultant, etc. noted in option 3
(above).
piscussion: The Committee unanimously supported all options and
recommended adding a fourth option (ALTAC should be retained as a
temporary oversight panel for purposes of continuity) . Although some
ALTAC members felt that oversight of follow-up efforts should be under the
auspices of a non-government entity, most Committee members supported a
strong interim County role in coordinating the various implementation
actions. The Committee also strongly endorsed working with various non-
profit and governmental land conservation entities (e.g. , American
Farmland Trust and the Coastal Conservancy), for purposes of technical and
grant assistance.
Alternative "Acricultural Advocacy" Component Statements:
Option 34 Strengthen the Ventura County Right-to-Farm Ordinance by
enhancing its status as an education tool in addition to
its value as a non-nuisance statement;
Option 35 Support State legislation that would mandate the
inclusion of an Agriculture Element in each County's
General Plan. The Agriculture Element should designate
the location of agricultural uses, including the
location of agricultural/open space "greenbelts", and
should include policies and implementation programs for
1J114-1.91
T6'T-ttttt
.putt Tv=n3Tn3Tsbv
eqa uo 3ou put eon putt uvgsn gueavCpt eqa ;o sedoteeep
eqa uo eq pinogs sotglee STga 6uzpteosd so; uepsng eqy
'„xovg;es, 300; OOZ v ;o 3etevoa pinogs Been punt uvgsn
put seen ttsnatn3Ts6v A;Teue3u1 Mot ueemzeq seuoz se;;ng 04 u0T3d0
'33e
'eseaosd mason eqa 6ursnp squabs. e;v;se Tees Aq en3t3e
pen ttsn;tnoTabt eATentoxe eqa ;o pet3T3ou eq ptnob
3°TsleTp egg uTg3TM putt tesn3tnoT.be ;o eseeegosnd
eATgoedeosd 'subte uol3eoT;T3uepT epTepvos gbnosgg
'eeTOTTod put °dem een putt uT PeT;T3uepT eq pump 'uvtd
tvseueo aqg ;o euot;oes tvsn;tnoTsba uT pepnt3uT eq
Pinna 43T4M '61O123BTP Tesn3TnoTabt eqy •a4e 'sl3Ts3sTp
uolgvasesuoa putt aTTgnd peeodosd Aq pedoteeep
emvsboad uoT3TsTnbot putt buT3af3TuT 'A3uno0 eqa
put eeT3Ta ueen;eq (s,yop) 3ue01eesbt ;0 sow 6uT3dopt
'euoT3ttnbes e,00l'I 6UTpuemv '(SE 0of4d0 ese) s3uvuTPs0
6uTuoZ put geld Taseue0 e,A3unoo eg3 buTpuemt Aq
.a;oTs;eTP Ttsn3inOTsbe, peazuboaes Attviai;;o 4eTTgv3B2 6E uoT3d0
•etgteee; put e;tTsdosddv ese4M uoT;euftvsep
;o uoT3v;uewetdmT 043 put ozuT uolgtbT3eeAuT uy •;
put tsmvsbosd put eeToftod (imp)
e,Aaueby guewebeutw sefaMpunosp eqa ;0 3soddng •e
teen ttanitnai/6v so; elaecosd uoflvmetoes
se4tMe3BtM etgTsve; TT, ;o uongvnuemetdeI 'P
tse;en pe3zodwT ;o buTKutq se;enpunosb 3soddng •o
ls3so;;e uoT3tasesuoa swam 3soddns Puy 3usmbn0 •g
teen tesn;tnoTsbt so;
ae3eM peustdir ;o estge sigT3dnsse;ujun ut put
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•een Tvsn3TnoTs6t so; Atddns =gem was; buot v esneue
43TgM 5330(osd put emvsbosd seem; 3soddne putt ebtsnooug BE uoT3do
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'buTusnq Tvsn3tnoTsbt uo suoT30Ts3ses eigtuosyssun
'buiuim teevsb pus puts '•b•e) suof>ssedo tysn3TnOT=bt
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seen putt put 'saueme3tas Aatooepv e3tTadosddv gbnosg3
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;o A;TTTgvim esoa 6uoT eqa :menus put 33e4osd
'3soddns AtausasTsuoo pinogs 'B3uewnoop Aso;vtnbes
put AaTTod segao put '(dl108) usid 3uemebtusp A;TTeno
2TV 'eauvuTpao butuog 'utid Tvseuee A3unoo vsnaueA eqy LE uoT3d0
I;uemdoiseep pesodosd Aq pe3otdwy
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ALTAC Final Recommendations
• Page 17
ALTAC Commonent Recommendation: Agricultural advocacy programs should be pursued
which could include any or all of the following options:
1. Strengthen the Ventura County Right-to-Farm Ordinance;
2. Support State legislation that would mandate the inclusion of an
Agriculture Element in each County's general plan (e.g., changes to
Ventura County's General Plan would consist of amendments to the various
agriculture related Sections) ;
3. Support State legislation that would require the preparation of an
environmental impact report when a threshold level of agricultural land is
proposed to be converted to non-agricultural uses;
4. The Ventura County General Plan, Zoning Ordinance, Air Quality Management
Plan (AQMP) , and other policy and regulatory documents, should
consistently support, protect and enhance the long term viability of
agriculture. Future amendments to these documents should encourage the
economic viability of agriculture through appropriate advocacy statements,
and land uses/regulatory practices that are incompatible with agricultural
operations should be prohibited or restricted;
5. Encourage and support those programs and projects which ensure a long term
water supply for agricultural use. This could include the acquisition of
additional imported water supplies, the support of water conservation
efforts, groundwater banking, the implementation of feasible wastewater
reclamation projects, the support of the GMA's policies, and the possible
utilization of desalination if appropriate;
6. Establish officially recognized "agricultural districts" by amending the
County's General Plan and Zoning Ordinance, amending LAPCO's regulations,
adopting new MOA's between the cities and the County, etc. ; and
7. Buffer zones between low intensity agricultural uses and urban land uses
should consist of a 200 foot "setback". The burden for providing this
setback should be on the developer of the adjacent urban land use and not
on the agricultural land.
Discussion: The Committee members felt that all seven of these programs
and actions were important to ensuring a commercially viable agricultural
industry in Ventura County.
GR:ka
1J114-1.91
• (ALTAC's recommended program consists of Revised: 6/30/92
this document and the accompanying documents
entitled "Executive Summary," "Background
Report," "Proposed Ventura County LESA System"
and the "Summary of Questions/Comments and
Responses based on ALTAC's Presentations in
March/April 1992")
VENTURA COUNTY AGRICULTURAL LANDS CONSERVATION PROGRAM
(Agricultural Land Trust Advisory Committee [ALTAC]
Final Recommendations)
GLOSSARY OF TERMS
Acauisition - The act of gaining possession of real property, etc. through such
means as a purchase, gift, exchange, operation of law, will, etc.
Agriculture - The use of the land for the purpose of producing an agricultural
commodity (any and all plant and animal products produced in California) for
commercial purposes.
Aaricultural Lands - Lands which are designated "Prime", "Statewide", "Unique",
and "Local" in the Important Farmland Inventory (IFI) developed by the Soil
Conservation Service (SCS) . This category also includes grazing lands.
Aaricultural Lands (Grazinal - Non-irrigated lands on which the existing
vegetation is primarily suited to the grazing of livestock.
Aaricultural Lands (Irriaated) - A designation that primarily applies to lands
designated as "Prime", "Statewide" and Unique" in the important Farmlands
Inventory (IFI) developed by the Soil Conservation Service (SCS) .
Aaricultural Lands (Local Importance) - A category of the Important Farmlands
inventory (IFI) . Generally includes non-irrigated lands of importance to the
local agricultural economy as determined by a county.
Aaricultural Lands (Prime) - A category of the Important Farmlands Inventory
(IFI) . Generally includes irrigated lands with the best combination of physical
and chemical characteristics for the production of crops.
Aaricultural Lands (Statewide Imuortancel - A category of the Important Farmlands
Inventory (IFI) . Generally includes irrigated lands with a good combination of
physical and chemical features for the production of crops.
Aaricultural Lands (Uniauel - A category of the Important Farmlands Inventory
(IFI) . Generally includes irrigated lands of lesser aualitv soils used for the
production of the State's leading cash crops.
Avvraisal - An evaluation of the worth of a property. A "qualified appraisal",
as defined by the Internal Revenue Service, is prepared by a "qualified
appraiser" and includes the following: a description of the property, a
statement of the fair market value and the basis of that valuation, a statement
of the qualifications of the "qualified appraiser" and the signature and tax
identification number of the appraiser.
14333-1.91
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GLOSSARY OF TERMS
Page 3
Farmland - A tract of land cultivated for the purpose of agricultural production
and/or devoted to the raising and breeding of domestic animals.
Fees. - A monetary exaction, other than a tax or special assessment, which is
charged by a local agency to the applicant in connection with the approval of a
development project (e.g. , zoning clearance fee, etc. ) .
Fee Simple Estate - The maximum possible estate or right of ownership of real
property, sometimes called fee or fee simple absolute.
Full Interest - The maximum extent or highest degree of a right, claim or legal
share in real property, etc.
General Obligation Bond (GOB) - A bond secured by the pledge of the issuer's full
faith, credit, and usually, taxing power. GOB's may be sold by the State of
California or by a local public entity. Local GOB's must be authorized by a 2/3
majority approval of those voting in a local election.
General Plan - A long term plan for the physical development of a county or city
and of any land outside its boundaries which in the planning agency's judgment
bears relation to its planning. The California Government Code requires that
each planning agency prepare, and its legislative body adopt, seven mandatory
elements of the general plan (including open space and conservation elements) .
Grantee - The person who receives a conveyance of real property from another.
grantor - The person transferring title to or an interest in real property to
another.
Greenbelt - An area consisting of irrigated agricultural or other open space land
as defined in Sections 35046 and 65560 of the Government Code.
Greenbelt Agreement - A joint resolution between interested cities and/or the
County to protect open space and agricultural lands through a policy of non-
annexation, non-development and retention of open space uses.
Guidelines for Orderly Develotment - The Guidelines have been adopted by the
Ventura County Board of Supervisors, all city councils within Ventura County, and
the Loeal Agency Formation Commission (LAFCO). They maintain the consistent
theme that urban development should be located within incorporated cities
whenever and wherever practical.
gichest and Best Use - The most profitable and likely use of a property.
Interest - A right, claim or legal share in real property, etc. which could
include both full or partial ownership.
Land Trust - A private, non profit, tax-exempt organization that seeks to
preserve resources through the acquisition or acceptance of legal interests in
land.
Imasehold Bstatt - A leasehold estate (a lease) is the right to possess and use
a piece of property on a temporary basis. These rights are defined in a form of
contract known as a lease and are usually secured by the payment of rent to the
owner of the property. The length of the rights is dictated by the terms of the
lease.
1J333-1.91
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GLOSSARY OF TERMS
Page 5
T.34II - A monetary exaction, other than a fee or special nt, that is levied
for the support of government services, facilities and programs, from persons,
organizations or businesses within the domain of the government jurisdiction and
authorized by the jurisdiction's police power (e.g. , sales tax, property tax,
etc. ) .
Transfer of Development Riahts - A method for permanently restricting development
potential on property which involves the purchase of development rights to an
agricultural or open space parcel, but in this case the development rights are
not extinguished but are transferred to another parcel (in an urbanizing area),
allowing the latter property to be developed at a higher intensity.
Urban Service Area - An area within the sphere of influence, either incorporated
or unincorporated, where urban services have been built, or are to be built
within five years in accord with an adopted capital improvement plan of the city.
GK:ka
14333-1.91
(ALTAC's recommended program consists of this document Revised 6/30/92
and the accompanying documents entitled "Executive
Summary," "Background Report, " "Glossary of Terms"
and the "Summary of Questions/Comments and Responses
based on ALTAC's Presentations in March/April 1992")
VENTURA COUNTY AGRICULTURAL LANDS CONS RVATION PROGRAM
(Agricultural Land Trust Advisory Committee (ALTAC)
Final Recommendations)
PROPOSED VENTURA COUNTY LESA SYSTEM - FACTOR POINT VALUES
Likelihood of Conversion to Nonfarm Use point Value
A. Extent of nonagricultural development in area
(1 mile radius) - Weight = 10
o Intensive development adjacent or in immediate
vicinity (35 or more lots or units) 10
o Intensive or extensive scattered development
within h mile radius (35 or more lots or units) 8
o Intensive or extensive scattered development
within h mile radius (20 or more lots or units) 7
o Scattered nonagricultural development within
1 mile radius (20 lots or units, or less) 5
o No significant nonagricultural development in area 0
B. Relationship to sphere of influence and greenbelt
boundaries - Weight = 10
o Outside sphere of influence, and in greenbelt 10
o Outside sphere of influence, not in greenbelt 8
o Inside sphere of influence, outside city limits 5
O Inside city limits 0
C. Proximity to planned urban development (based on County and
city general plans and zoning district regulations) - Weight = 10
O Nonagricultural development planned and zoned within } mile 8
O Nonagricultural development planned and zoned within h mile 6
o Nonagricultural development planned and zoned within 1 mile 3
o Planned agriculture, or open space, within 1 mile 0
D. Proximity to public facilities, such as sewers (existing
and planned) - Weight = 8
o Existing service area within ig mile 8
O Planned service area within is mile 7
o Existing service area within h mile 6
o Planned service area within h mile 5
o Existing or planned service area within 1 mile radius 3
O No existing or planned service area within 1 mile radius 0
E. Site development capabilities and limitations - Weight = 8
o Extensive developable road frontage and suitability for
on-lot sewage disposal or within h mile of existing
sewer service area 10
O Moderately limited by road frontage, suitability for
on-lot sewage disposal or within floodplain 5
o Severely limited by any combination of above factors 0
F. Urgency (land sale or estate settlement pending) - Weight = 3
o Sale or estate settlement pending within 6 months 10
o Sale or estate settlement pending within 1 year 7
O sale or estate settlement more than 1 year away 0
1K166-2.91/1 Exhibit "D"
Z/t6'Z-991 (t
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-R0-0 _ _S • 71 U D _ • }_;_d
IN VENTURA COUNTY, CALIFORNIA
FACTORS mumgiti 41.istaz •
POINTS .. .'.:
FACTO.
Likelihood of Conversion to Non-Farm Use
1. Extent of non-agricultural
development in area 10 10 100
2. Relationship to sphere of
influence/Greenbelt 10 10 100
3. Proximity to planned
development 8 10 80
4. Proximity to utilities 8 8 64
5. Site development potential 10 8 80
6. Urgency 10 3 30
Total points accrued
Total points possible 454
Total points (adjusted by
.110 for 50 points max. )
Quality of Farmland
1. Proximity to a farm with
conservation easement 10 3 30
2. Size of farm 10 3 30
3. Soil Quality _ - 10 10 . 100
4. Water Availability 10 10 100
5. Water Cost 10 10 100
Total points accrued
Total points possible 360
Total points (adjusted by
.111 for 40 points max. ) _
Other Factors
1. Historic, scenic, 10 10 100
environmental qualities
2. Cost Factors 10 10 100
Total points accrued
Total points possible 200
Total points (adjusted by
.050 for 10 points max. ) •
TOTAL OVERALL POINTS
(100 points maximum)
GK:ka
1K166-2.91/3
(ALTAC'a recommended program consists of Revised: 6/30/92
this document and the accompanying documents
entitled "Executive Summary," "Background
Report," "Glossary of Terms" and the "Proposed
Ventura County LESA System")
VENTURA COUNTY AGRICULTURAL LANDS CONSERVATION PROGRAM
(Agricultural Land Trust Advisory Committee [ALTAC]
Final Recommendations)
SUMMARY OF OUESTIONS/COMMENTS AND RESPONSES
BASED ON ALTAC'S PRESENTATIONS IN MARCH/APRIL 1997,
RESPONSES TO OUESTIONS
DEFINITIONS/TERMINOLOGY
Question: Distinguish between a Conservation Easement and a Land
Conservation Act (LCA) contract.
Response: A Conservation Easement is a permanent restriction on property
which prevents or limits its future development potential. An
LCA contract also places limitations on the use of property
(e.g. , agricultural use only) , but for a period of 10 years.
Question: Distinguish between "development rights" and fee simple
ownership.
Response: Development rights represent a portion of the "bundle of
property rights" pat the future speculative value associated
with the ownership of real estate. Purchasing or acquiring
the development rights to real estate is also defined as
owning a "partial interest" in the property. Fee simple
ownership represents the maximum possible estate or right of
ownership in real estate.
Question: What "rights" is the landowner forfeiting if he/she sells or
donates the development rights to his/her property?
Response: The landowner agrees in perpetuity to a deed restriction which
will prevent or limit future urban development. In return,
the landowner receives income tax, estate tax, and possibly
property tax benefits (donation of development rights) , gK An
"equity payment" (sale of development rights), as
compensation.
Question: How are "development rights" evaluated?
Response: The development rights value equals the difference between the
value of the property after the imposition of a restriction
(e.g. , conservation easement) and the value of the property
before the imposition of the restriction, with both before and
after value conclusions being made on the same date.
Question: Who calculates the value of development rights?
Response: The before and after evaluation normally consists of a
"qualified appraisal", as defined by the Internal Revenue
Service (IRS), and is prepared by a "qualified appraiser".
Question: What are the development rights values in Ventura County?
Response: The value of development rights in Ventura County range from
$200 to $300 per acre on remote, marginal quality lands to
1E49-1.92/1 Exhibit "E"
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Response: ALTAC has not established a "success threshold" that would
• consist of acquiring a fixed percentage or an acreage figure
of farmland. ALTAC accepts the premise that a "critical mass"
of farmland should be preserved so that support industries can
survive (e.g. , packing plants, etc. ) . The Committee believes
that its recommendations can contribute significantly to the
stability and longevity of farming operations.
Question: would agricultural lands within the cities' spheres of
influence (SOI) be targeted for acquisition?
Response: ALTAC has recommended that all irrigated farmland in
unincorporated areas be targeted for voluntary acquisition.
However, the Committee also recommended that farmland within
the SOI should receive a lower priority designation because
these lands have been earmarked for urban expansion.
Question: Does ALTAC advocate acquiring lower priced (remotely located)
farmland or higher priced (strategically located) farmland?
Response: ALTAC has designed a proposed Land Evaluation and Site
Assessment (LESA) system that could be used to aid decisions
on prioritizing farmland acquisitions. The LESA was purposely
designed to give equal weight to acquiring remotely located or
strategically located parcels. Other factors could have a
greater influence on land acquisitions such as a willing
seller of a strategically located parcel, below market price
for a parcel, etc. These latter factors constitute an
"opportunity basis" for land acquisitions.
Question: Is the creation of defect() "urban growth limit lines• an
appropriate function of a farmland preservation program
(assuming lands adjacent to and outside of existing SOI are
targeted for acquisition)?
Response: ALTAC's farmland preservation recommendations are consistent
with the Guidelines for Orderly Development, the County
General Plan, greenbelt agreements, etc. which all stipulate
that future urban growth should occur within existing urban
areas (including the SOI) . Consequently, ALTAC's conservation
program represents an implementation tool for carrying out the
urban growth policies embodied in these existing documents/
agreements.
CONSERVATION EASEMENT FEATURES
Question: Under what circumstances could a conservation easement be
terminated?
Response: Although conservation easements place permanent restrictions
on the future use of land (e.g., farmland could not be
converted to urban uses), unforeseen circumstances such as
severe drought (and water restrictions) , long term
infestations, etc., that would severely curtail future farming
operations, could trigger a re-examination of the easement's
restrictions.
Question: What would an easement "termination process" involve?
Response: Normally, the burden would be on the grantor (landowner) to
convince a court of law that circumstances had changed
dramatically since the application of the easement, and that
because of a severe hardship, the easement should be
terminated or altered. If the easement was terminated by the
court, the landowner would likely be liable for payment of any
applicable back taxes (e.g., property, income, estate),
repaying any development rights "equity" compensation that
he/she had received, etc.
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approximately 510 million to acquire 1% of these lands (1,000
• acres) , 5100 million to acquire 10% of these lands (10,000
acres) , etc. ALTAC's recommendations assume that a voluntary
land acquisition program would also include numerous examples
• of landowners donating their development rights so as to
receive income, estate and property tax benefits (see below).
Question: What taxation benefits are available if a farmer donates his/
her development rights to a land trust/land conservation
district?
Response: The donation of development rights to a suitable organization
(land trust/land conservation district) , for conservation
purposes, potentially provides significant taxation benefits
including major reductions in estate taxes, income taxes and
property taxes.
OTHER CONSIDERATIONS
Question: What land conservation objectives will ALTAC's recommendations
achieve that are not possible with existing agricultural
protection policies/programa?
Response: Existing policy documents/agreements such as the County's and
cities' general plans, the Guidelines for Orderly Development,
greenbelt agreements, LCA contracts, etc. provide important
protection for irrigated farmlands but can be eliminated or
modified by a future Board of Supervisors, city councils, etc.
ALTAC's recommended program emphasizes permanent land
preservation through long-term implementation tools such as
conservation easements, PDR's, etc.
Question: Have conservation easements, PDR programs, etc. established
track records in other parts of the State and the United
States?
Response: Land trusts/land conservation districts have utilized
conservation easements, PDR's, and other land preservation
techniques for several years with most of the longest running
programs established in the Northeast, Mid-Atlantic states,
and the Pacific Northwest. Although California's involvement
with these programs is more recent, some private/public
organizations such as the Peninsula Open Space Trust (POST)
and the Mid-Peninsula Regional Open Space District (both in
the Bay Area), have been in existence for about 20 years.
These latter organizations have preserved over 32,000 acres of
open space/agricultural lands during this period.
Question: Does ALTAC's recommendations include provision for development
rights tradeoffs?
Response: ALTAC acknowledges that some transfer of development rights
(TDR's) programs could be used to provide more flexibility for
landowners wishing to retain their farmland in agricultural
use. Generally, the Committee felt that voluntary
participation in TDR type programs was a good idea but
rejected mandatory participation.
RESPONSES TO OPINIONS
STATEMENTS IN SUPPORT OF PROGRAM
9vinion: The city councils of all ten incorporated cities in Ventura
County and important organisations such as LAFCO, League of
Women Voters, Countywide Planning Program, etc. have all
indicated their general support for ALTAC's recommendations.
Response: ALTAC's land preservation recommendations will succeed only if
there is widespread support for the Program from the farming
1E49-1.92/5
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would not be explored any further if a survey of the County's
electorate failed to detect substantial support for
establishing a public district and a companion funding source.
ppinion: A private non-profit land trust should not be established
because it could open the door to government involvement.
)teeponse: By definition, a non-profit land trust is separate from and
not involved with any governmental functions. The primary
sources for funding a land trust's acquisition of land would
be donations, gifts, grants from private foundations and
corporate donors, etc. Although public agency grants may be
available to a land trust (e.g. , Proposition 70 funds) , the
expenditure of these funds would primarily be conditioned on
contractual obligations involving the land trust and the
landowner.
Opinion: Permanently conserving agricultural lands will limit future
land use planning options and will greatly reduce a
landowner's options.
Response: ALTAC has concluded that preserving the County's agricultural
resource industry is crucial because it contributes over $3.7
billion annually to the local economy. The preservation of
this resource/industry is contingent upon a continued
public/private commitment to preserving and maintaining
agriculture's basic resource - land. ALTAC recommends that
trade-offs should be made to achieve long-term certainty for
the farmer (i.e. , participating landowners must sacrifice some
long-term flexibility in making land use decisions in return
for up-front compensation such as tax reductions or cashing in
development rights "equity") . In addition, the County's and
the cities' general plans currently allow for a population
"holding capacity" of approximately 900,000 persons within the
existing SOI which will likely accommodate anticipated
population growth forecasted to the year 2010.
Opinioq: Although the land conservation program is called "voluntary',
government could potentially extort conservation easement
agreements.
Response: ALTAC's recommended program provides that any conservation
easement, PDR, TDR, etc. transaction would be completely
voluntary (i.e., the decision to participate in the program
would be solely the landowners) .
Opinion: Farmland that is located adjacent to "conservation easement"
contracted farmland could experience a loss of property value
and the opportunity to participate in the program in the
future may be lost.
gesponee: There is no evidence that suggests that the value of farmland
that is not under a conservation easement contract would be
affected by adjacent "contracted" farmland. However, the rate
of increase in the land values of adjoining non-contracted
parcels (based on the potential speculative value) , may
decrease if the owners of many large contiguous parcels
participate in a conservation easement program. Also, there
is no evidence that suggests that a non-participating farmer
could not enter into a conservation easement contract in the
future.
RESPONSES TO SUGGESTIONS
PROGRAM CONTENT
Suggestion: Delete the proposed "agricultural districts" from the
agricultural advocacy recommendations.
1E49-1.92/7
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transaction" should be completely voluntary. The word
"acquisition" represents an action or objective that could
include acquiring an "interest in land" through a donation,
• purchase, gift, will, etc. As stated earlier in this report,
• a land conservation district (public agency), may be an
appropriate adjunct to a comprehensive land conservation
program if the County's electorate endorses this concept.
Suggestion: Add an overview statement at the beginning of the Executive
Summary that would better tie together ALTAC's
recommendations.
Response: This is an excellent suggestion and ALTAC has added an
"Introduction Statement" to the Executive Summary.
Suggestion: Due to the complexity of ALTAC's recommendations, the County
(and ALTAC) should convene several workshops intended to
further educate the County's residents.
Response: Again, this is an excellent suggestion and ALTAC intends to
work with the League of Women Voters and the Farm Bureau for
purposes of holding several follow-up information/education
workshops beginning in September 1992.
MISCaLLANEOUS COMMENTS •
Comment: Why should Ventura County residents unilaterally "subsidize"
the preservation of agricultural land in the County if these
lands are considered of "statewide" or "national"
significance?
Response: Although Ventura County's unique combination of soils and
climate contribute to the County's #10 rank among California
counties and #14 nationally in terms of agricultural
production, monetary assistance for agricultural preservation
will not be forthcoming from the State or the Federal
governments if there is no local interest in land
conservation. It is generally acknowledged that local "seed
money" must initially be available to jump start any
comprehensive program that would include subsequent State and
Federal assistance.
Comment: The County's support of agricultural conservation appears to
be inconsistent with locating a jail in the Ventura/Santa
Paula greenbelt.
Response: Locating large institutional land uses such as a new County
jail is very difficult because such land uses require
substantial amounts of land and therefore are not readily
adaptable to urban locations. Traditionally, one of the fears
in locating non-agricultural uses within farmland preserves is
the growth-inducing impacts of such land uses. However,
institutional uses (such as a jail) , are not considered
"growth inducing" by their very nature and consequently should
not negatively impact future agricultural operations.
Comment: Does the farming community support ALTAC's land conservation
recommendations?
Response: During recent meetings involving the farming community, it
appeared that about one-third of the farmers generally support
the Committee's objectives and program; about one-third are
opposed to any conservation program that limits their future
land use options; and about one-third are either indifferent
to or do not have enough information about the Program. ALTAC
anticipates that many more farmers will support land
conservation measures such as participating in conservation
easement contracts, etc. after the successful participation of
some "pioneer farmers".
1E49-1.92/9
Revised: 6/30/92
VENTURA COUNTY AGRICULTURAL LANDS CONSERVATION PROGRAM
(Agricultural Land Trust Advisory Committee [ALTAC]
Final Recommendations)
Summary of Comments/Questions from Cities/Organizations on
ALTAC's Draft Recommendations
City of Santa Paula (3/16/92)
o Are agricultural lands within the cities' spheres of influence (SOI) targeted
for acquisition?
o What are the differences between a conservation easement and the acquisition
of development rights?
o What "rights" does the landowner give up if he/she sells or donates their
development rights?
o Under what circumstances (if any) , can a landowner withdraw from or cancel
a conservation easement on his/her property?
o What specifically does the private trust/public district "acquire" or "own"
when a landowner sells or donates his/her development rights? Does this mean
that the private trust and/or public district, upon acquiring full or partial
interests in agricultural land, is considered the steward of these lands
which could include overseeing farming operations?
o Letter from the City Council indicating their position on ALTAC's
recommendations will be available after the Council's April 6th meeting.
Agricultural Advisory Committee (3/18/92)
o What can this proposed land conservation program accomplish that existing
plans, policies and agreements cannot accomplish?
o Distinguish between a conservation easement and the acquisition of
development rights. Are they synonymous terms?
o Explain the criteria that ALTAC used to prioritize future land acquisitions.
Were the general plans, Guidelines for Orderly Development, etc. , used in
this process?
o How is the value of development rights calculated? How does this value vary
throughout the County?
o If a farmer is unable to farm due to severe drought, or other natural
calamities, can a conservation easement be terminated? If it is terminated,
would penalties, back taxes, etc. , be imposed on the landowner?
o Distinguish between a conservation easement (or acquisition of development
rights) , and a Land Conservation Act (LCA) contract.
o If a private trust or public district "owns" the development rights, can the
landowner continue to farm without having unreasonable conditions placed on
his/her farm practices and operations by the trust/district?
o What percentage (or quantity) of agricultural lands do you anticipate the
trust/district would have to acquire in order for the land conservation
program to be termed successful?
IDi.n
Exhibit "F"
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Summary of Comments/Questions (continued)
Page 3
o If a landowner sells or donates his/her development rights, can the landowner
continue to farm his/her property without interference from the
trust/district? What stewardship "rights" does the trust/district have over
a property encumbered by a conservation easement? Do you anticipate that a
future trust/district would be in the "business of farming" if they acquire
development rights?
o Under what circumstances (if any) , can a conservation easement be terminated?
what factors would influence the decision to terminate the conservation
easement?
o ALTAC's prioritization of future agricultural land acquisition emphasizes
properties outside incorporated cities. Councilmember Craven supports the
Committee's "prioritization recommendation" (i.e. , agricultural/open space
lands within city limits (or the spheres of influence) should be developed
with urban uses instead of unincorporated lands located outside the SOI) .
o Has the concept of development rights acquisition been used in other parts
of the State/Country? What kind of track record has been established to
date?
o Under what circumstances (if any) , would a private trust or public district
want to acquire fee title to agricultural property? What would be the
advantages/disadvantages of acquiring a full interest in the land?
o All of the City Council members generally endorsed ALTAC's recommended Land
Conservation Program. The Council indicated they would be following the
progress of the Program with great interest.
Farm Bureau (3/26/92)
o What are the differences between development rights and conservation
easements?
o How is the value of development rights calculated? How does this value
differ in various parts of the County?
o Distinguish between a landowner's obligations under a Land Conservation Act
(LCA) contract and a conservation easement contract.
o Using the example in the American Farmland Trust's (AFT) film (i.e. , the
farmer who sold his development rights for $300,000.00) . In this
circumstance, who initiated this transaction? Why was this particular land
selected for participation in this purchase of development rights (FOR)
program? How was the $300,000 value calculated? What was the source for
funding the $300,000 development rights acquisition?
o why does farmland protection require another land conservation program?
Existing plans and policies like the greenbelt agreements, the Guidelines for
Orderly Development, Land Conservation Act (LCA) contracts, etc. , should be
sufficient to adequately protect farmland from urban encroachment.
o Selling or donating future development rights to a separate entity would
provide a real incentive for landowners to continue farming. Currently, it
is impossible to make a profit on agricultural lands that cost a new owner
over $25,000 an acre (including development rights) . If development rights
were not a factor, the "farm value" of lands (e.g. , $10,000 per acre) , would
permit the sale of farmland to new owners at a "non-speculative" value which
would encourage the continuation of farming endeavors.
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Summary of Comments/Questions (continued)
Page 5
City of Oxnard (4/7/92)
o What methodology did the Committee use to prioritize future land
acquisitions? Were the City's and County's General Plans used in the
process?
o Define a "conservation easement" and "development rights" - how are these
values calculated?
o Would agricultural lands within the City's sphere of influence be acquired?
Is there a provision in the program that would encourage a "development
rights" trade-off involving land development within the City (or sphere of
influence) in exchange for the preservation of agricultural lands outside the
sphere boundary?
o The City's Community Development Director pointed out that the City's
existing General Plan policies encourage the preservation of agriculture.
Preservation could be accomplished through conservation easements,
establishing a non-profit land conservation trust, transfer of development
rights, acquisition of development rights. etc.
o The City Council conceptually endorsed ALTAC's recommended Program and
remanded the Committee's recommendations to the Community Development
Department for further study and comment.
City of Thousand Oaks (4/7/92)
o Requested further explanation of the Committee's prioritization methodology
for future land acquisitions.
o Asked for clarification of a non-profit land trust and a public land
conservation district. Asked for more information on funding sources for the
land trust and the conservation district (e.g. , would taxes, assessments,
bonds, etc. be used for financing land acquisitions)?
o One Councilmember made the observation that the County's support for
agricultural preservation does not appear to be consistent with locating a
new jail in an agricultural greenbelt.
o The City Council conceptually endorsed the Committee's preliminary report and
remanded the recommendations to the Department of Planning and Community
Development for further study and comment.
Countywide Planning Program (4/8/921
o Suggested that an overview statement should be added to the beginning of the
Executive Summary/Background Reports that would tie together the various
recommendations.
o Requested clarification on the definition of conservation easements.
o Asked if the farmland conservation program was supported by the farming
community?
o The CPP Committee expressed general support for ALTAC's land conservation
program recommendations.
Resource Conservation District (4/9/921
o one member suggested that proposed "Agricultural Districts", that could be
1 D9.1.92
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Summary of Comments/Questions (continued)
Page 7
o what is the relationship between a conservation easement and a land
conservation act contract? Why not improve or add more "teeth" to the LCA
program if it currently is not adequate to preserve agricultural land? Why
add another layer of programs if it is not necessary?
o The Association initially indicated they were: 1) Opposed to forming a
public land conservation district (and funding mechanism) ; 2) Had no
objection to submitting the question of forming a land conservation district
to the voters for their consideration; and 3) Did not object to forming a
private non-profit land trust. However, later in the meeting, it was
reported the Association had expressed their opposition to submitting the
question of whether to form a public district to the electorate and also
indicated their opposition to forming a non-profit land trust.
City of Oiai (4/14/92)
o Suggested that Ojai Valley lands that are designated "Open Space" in the
County's General Plan should have a higher priority for future acquisition
than the Committee's recommendation currently indicates.
o The City Council expressed general support for the land conservation program.
The Council will consider submitting more formal written comments during a
future public hearing.
Local Agency Formation Commission (4/15/92)
o One member expressed concern that overlying land conservation easements on
large quantities of properties would foreclose on future land use planning
options because perpetual restrictions would limit development on lands that
may be appropriate for urban expansion.
o Concerned that permanent restrictions on farmlands (i.e. , conservation
easements) , would negatively impact future property tax receipts.
o One Commissioner suggested that no comprehensive plan seems to be guiding
decisions on applying conservation easements to appropriate properties.
o Suggested that use restrictions, such as conservation easements, should be
applied to lands within spheres of influence.
o Lands within the Ojai Valley should receive a higher priority for potential
acquisition. Although properties in the Ojai may be designated "Open Space"
instead of "Agriculture", the region nevertheless represents a significant
commitment to agricultural production on a long term basis.
City of Port Hueneme (4/16/92)
o Asked for clarification on the prioritization methodology used by the
Committee for targeting future land acquisitions.
o Councilman Wright restated concerns that he had expressed at the earlier
LAFCO hearing (i.e. , potential loss of property tax receipts, conservation
easements may preclude future land use planning options, a more comprehensive
plan is needed to determine future land acquisitions, consideration should
be given to acquiring lands within the spheres of influence) .
o The City Council expressed general support for ALTAC's land conservation
program. Mayor Carpenter remanded the study to the City Planning Department
for further analysis.
109-1.92
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'RESOURCE MANAGEMENT AGENCY / Ventura County VAFCO Acounty of
Countywide C
WfltLll� Planning Program T
COUNTY
C J
Countywide Planning Program
April 21 , 1992
Mr. Gene Kjellberg
County of Ventura
Planning Division
800 So. Victoria Avenue
Ventura, CA 93009
Dear Mr. Kjellberg:
Thank you for your presentation on the Agricultural Land Trust
Advisory Committee. The Countywide Planning Program voted
unanimously to accept and support the report as presented.
We look forward to working closely with you in the coming year.
Sincerely,
\-46 44-7\--
Carla Bard, Chair
Countywide Planning Program
CB:rr
800 South Victoria Avenue • Ventura, CA 93009 .805/654-3615
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AGRICULTURAL LAND TRUST
ADVISORY COMMITTEE (ALTAC) MEMBERS
Elected Officials Public Interest
Representatives
Supervisor Maggie Erickson Kildee Phyllis Dwire
Board of Supervisors League of Women Voters
Brown Mail 1880 P.O. Box 184
654-2276 Somis, CA 93066
386-4139
Councilmember Cathy Bean Ruth Gallagher
City of Ventura Countywide Planning Prog.
P.O. Box 99 6656 Sora Street
Ventura, CA 93002 Ventura, CA 93003
647-3819 642-8078
Larry Rose Pierre Tada
Local Agency Formation Comm. Rep. Taxpayers Association Rep
20356 South Mountain Road %Limoneira Associates
Santa Paula, CA 93060 1411 Cummings Road
Day: 647-2262 Santa Paula, CA 93060
Eve: 525-1684 Day: 525-5541
Eve: 933-2435
Elected Officials (Alternates) Public Interest
(Alternates)
Councilmember Roger Campbell Connie Lawrason
City of Fillmore CPP Alternate
P.O. Box 487 4291 Ambermeadow Street
Fillmore, CA 93015 Moorpark, CA 93021
524-3701 523-2144
Councilmember Nina Shelley
City of Ojai
P.O. Box 1570
Ojai, CA 93023
646-5581
Exhibit "G"
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VENTURA COUNTY AGRICULTURAL LANDS CONSERVATION PROGRAM
(Agricultural Land Trust Advisory Committee (ALTACI
Final Recommendations)
ALTA C ' S MEETING DATES
o December 12, 1990 o April 22, 1992
o February 13, 1991 o May 28, 1992
o March 21, 1991
o April 24, 1991
o June 5, 1991
o June 26, 1991
o July 24, 1991
o September 4, 1991
o September 25, 1991
o October 23, 1991
o November 6, 1991
o November 20, 1991
o December 18, 1991
o January 22, 1992
o February 12, 1992
o February 19, 1992
o March 5, 1992
o March 11, 1992
o April 8, 1992
ALTAC's meeting agendas, minutes and other materials are available from the Ventura
County Planning Division (Contact: Gene Kjellberg - 654-2455)
Exhibit "H"