Photos Copyright
© 2003
Questions
and Answers
Concerning the
Hearst Ranch Project
Overview
People will understandably have many questions about a project as comprehensive as this one. In this section, we have answered a variety of questions in order to help clarify what is known about the project and the public process that leads to its completion.
If you have a question about the project please send us an e-mail with the question.
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- I visit Hearst Castle every year. Isn't the land around Hearst Castle already protected or owned by the State of California?
- How large is the Hearst Ranch?
- How exactly does the American Land Conservancy propose to protect the land?
- How does a conservation easement work?
- How much will it cost?
- Shouldn't we buy the entire 82,000-acre Hearst Ranch?
- Who makes the final decision on funding? Will the public be involved?
- I hear there are still details to be worked out. How can you support this project when you don't know all the details?
- How much would this project reduce the potential development of the Ranch?
- Can't the Coastal Commission use the Coastal Act and the California Environmental Quality Act (CEQA) to stop all development and preserve 100% of the Ranch?
- Will the public get a chance to review the project be fore it is funded?
- Will there be any private resorts, bed and breakfasts, motels etc. West of Highway 1 other than what is proposed at Old San Simeon?
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Can we negotiate additional conservation for the Ranch at a later time?
- What resources on the Ranch warrant all this money and effort?
- How will these resources be protected?
- How will the baseline inventory be determined?
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Can natural resources and habitat be protected on a ranch where cattle are grazing?
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Questions Concerning the Property East of Highway 1
- How many home sites will be allowed on the Ranch after the easement is complete?
- I'm worried that we'll see a bunch of miniature Hearst Castles all over the landscape. Where will they be located? Will the houses be visible from Highway 1? Can the public comment?
- Does Hearst have a plan for managing the Ranch? Will that include efforts to control invasive species, such as yellow star thistle?
- Will grazing continue on the Ranch?
- I have seen sprinklers on the Ranch what are they for?
- Will there be public access east of Highway 1?
- Will the exotic animals on the Ranch remain (i.e. Zebras, Butler Deer, and Elk)?
- Who will hold and monitor the easement on the remaining portion of the Hearst Ranch East of Highway 1?
- What type of development will occur in Old San Simeon?
- Will the public have a chance to comment on any proposed development?
- Why couldn't the Hearsts sneak in the large-scale development they had proposed years ago?
- Will there be any golf courses?
- Would it be possible to buy up these development rights later, before anything is built?
Q. I visit Hearst Castle every year. Isn't the land around Hearst Castle already protected or owned by the State of California?
A. No. In 1958, The Hearst Corporation donated the castle and some land around it to the State. At the same time they donated land that is now William Randolph Hearst State Beach and the Hearst Castle Visitors Center. This donation of 140 acres total amounted to less than 0.2% of their entire holdings. The spectacular views of the Pacific coastline and the Santa Lucia Mountains that we now enjoy are the result of the Hearst Corp. cattle ranching operation. The ALC conservation project seeks to permanently protect over 99% of the Ranch, assuring it remains in the open and undeveloped condition that many of us take for granted today.
A. Hearst Ranch covers more than 128 square miles or 82,000 acres, stretching 18 miles along the coast from Ragged Point in the north to below San Simeon Acres. On the east it adjoins the Los Padres National Forest, Fort Hunter Liggett, and Lake Nacimiento.
Hearst Ranch is over twice the size of the entire City and County of San Francisco.
Click Here for: < Map Showing the location of the Hearst Ranch >
Click Here for: : <Hearst Ranch Size Comparison Map>, (220KBytes)Q. How exactly does the American Land Conservancy propose to protect the land?
A. The ALC is negotiating with the Hearst Corp. to purchase a conservation easement that would limit development and create a management plan to protect natural resources. In addition, certain parcels west of Highway 1 may be purchased by the State of California. (See the Conservation Framework.)
For more about ALC and its mission <Click Here>.
Q. How does a conservation easement work?
A. Think of a conservation easement as a set of property rights that a land owner sells (or donates) to a land trust (such as ALC). The easement document spells out activities that are permitted on the land (such as cattle grazing) and those that are prohibited (such as development of a golf course). Some of the permitted activities might have conditions (a management plan for grazing and special siting requirements for houses). The easement holder has the legal right and responsibility to assure that all permitted activities are conducted according to the stated conditions and that no prohibited activities occur. In this project, the conservation easement will specifically allow only 27 new homes to be built, whereas now over 400 are allowed.
A. . On February 3, 2004, the American Land Conservancy has disclosed the price at $80 million with a $15 million tax credit. The final amount will be determined by a formal appraisal when negotiations are complete. The reported cost works out to approximately $1000 per acre. In comparison, the 2800-acre Ahmanson Ranch near Los Angeles was purchased for $150 million or about $50,000 per acre. In addition, the Hearst Corporation will make a substantial charitable donation equal to the difference of the appraisal and the disclosed purchase price.
The exact amount and structure of the transaction will be disclosed before public hearings are held to allocate funding. We expect that the deal will include a tax credit given by the state and a substantial donation of property value given by the Hearst Corporation.
Q. Shouldn't we buy the entire 82,000-acre Hearst Ranch?
A. It would certainly be a lovely piece of property for the public to own. If we look at the ranch realistically, however, a mix of public and private ownership is clearly the best option:
Complete purchase would be prohibitively expensive. The State spent $50,000 per acre ($150 million total) to buy the 2800-acre Ahmanson Ranch. Let's suppose the Hearst Ranch might appraise closer to $20,000 per acre -- that works out to over $1.6 billion! The ALC's approach should cost less than $1500 per acre, will accomplish the same conservation goals, and will save the taxpayers hundreds of millions of dollars.
While some shoreline land will be sold to public agencies, the Hearst Corp. has clearly stated that the balance of the ranch is not for sale. The Hearsts wish to continue their cattle operation over most of the ranch. Leaving the majority of the ranch in private ownership leaves it on the tax rolls, providing much needed funding for local schools and services like fire, police, and roads.
In those areas where public access is most important, the land will either be owned by a public agency or managed by a non-profit organization so that access is assured.
The ranch does not have to be purchased to be preserved. The ranch is currently in excellent condition because of over 100 years of careful stewardship by the Hearsts. A conservation easement will formalize those good management practices and ensure that the resources of the ranch are protected forever.
.Q. Who makes the final decision on funding? Will the public be involved?
A. Funding decisions will be made by the boards of the public agencies that administer conservation funding. The State Coastal Conservancy and the Wildlife Conservation Board (part of the Dept. of Fish and Game) have been involved in other recent large projects and will likely be involved with this one. These agencies must disclose the project proposal, hold public hearings, and take public testimony before they allocate funding.
Q. I hear there are still details to be worked out. How can you support this project when you don't know all the details?
A. We believe the Conservation Framework as published describes an extraordinary conservation project, providing significant development reduction, resource protection and public coastal access. We understand that ALC and Hearst have nearly completed their negotiations on the project details and that those details will be made public before public hearings begin. Given the outstanding reputation of the ALC, we expect that the easement and other provisions of the project will be of the highest quality. We look forward to reviewing the full project and having the opportunity to comment on it.
Q. Why should I support the Hearst Ranch Conservation Project?
A. Preservation of the Hearst Ranch is today the most important conservation project in all of California. We now have an historic opportunity to protect this jewel of the Central Coast and be done with the bitter arguments over the development of huge resort complexes and their unacceptable impacts. The proposed project provides significant public benefits and modest development opportunities for the Ranch owners.
Public support is needed right now. Public funding for conservation is still available, but the future is uncertain. Public agencies will soon be considering this proposal and they need to know that local residents -- and people from all over California and beyond -- want this project to happen. With the backing of the public, these agencies can get the details worked out soon and arrange for public hearings while funding is still available.
We're confident that a wide range of people and organizations endorse the ALC/Hearst proposal -- we're in contact with more of them every day (see our supporters list). Please join us and express your support to those who can make this project happen. Here's how:
To join the effort to preserve the Hearst Ranch
<Click Here>To ask questions or make comments
<Click Here>
Q. How much would this project reduce the potential development of the Ranch?
A. The project would reduce development to a small fraction of what is allowed now. The Ranch is actually composed of 271 separate legal parcels, and current zoning plans would allow over 400 homes, at least 375 hotel rooms, and a variety of other ag and visitor-serving structures.
In this project, the maximum number of new owner homes would be limited to 27, with some support structures as necessary. The houses would be sited in building envelopes of about 5 acres each with a 20 acre buffer zone. The visitor-serving development would be limited to the Julia Morgan-styled 100-room inn within Old San Simeon Village. The other historic buildings there might also be modified as part of that project.
For more detailed information on development reductions
<Click Here>Q. Can't the Coastal Commission use the Coastal Act and the California Environmental Quality Act (CEQA) to stop all development and preserve 100% of the Ranch?
A. No.
The California Coastal Act only sets guidelines for development along the coast. These guidelines cover location, public access, resource protection, and environmental impacts such as traffic and noise.
Since these are only guidelines, they are subject to interpretation by a variety of boards and individuals, most importantly the SLO County Board of Supervisors and Planning Commission, the Coastal Commission, and the staff members of those bodies. Depending on the decisions of these officials and individuals, the outcome of a particular development project can vary greatly.
The California Environmental Quality Act (CEQA) describes the legal process for assessing the environmental impacts of a project, and how those impacts should be mitigated. The provisions of CEQA may require changes be made in proposed projects, but cannot simply stop all development.
The Hearst Corporation already has the zoning required for major development, and if they were to pursue the standard planning process under their current zoning, their development proposals would likely be approved.
There are many examples where shifts in political power can greatly influence development. Aggressive attempts to use CEQA and the Coastal Act may stall some development for a short time, but are not a reliable strategy for long term conservation. We believe it's far better to settle the Hearst Ranch conservation issues now, using the proven techniques of conservation easements and public fee purchases.
Q. Will the public get a chance to review the project be fore it is funded?
A. Yes, as with all publicly funded projects a public hearing is held prior to funding. The public can make comments on a staff report, or comments in general about the project itself. A press release by the California Resources Agency on June 5, 2003 confirms this. This is the same process that was used when the City of San Luis Obispo acquired a portion of Bishop Peak many years ago.
Q. Will there be any private resorts, bed and breakfasts, motels etc. West of Highway 1 other than what is proposed at Old San Simeon?
A. No. The only development west of Highway 1 will be at Old San Simeon Village. A conservation easement placed on the property held on West Side of Highway 1 will preclude any additional development.
For more detailed information on development reductions
<Click Here>
Q. Can we negotiate additional conservation for the Ranch at a later time?
A. Yes, in cooperation with a willing land owner, a land trust could negotiate to add or modify an easement so that certain uses or development rights are further restricted. This approach was used recently in San Luis Obispo on the Guidetti Ranch. The City of SLO first acquired a conservation easement on the ranch reducing development and controlling the agricultural operations. Later, The Nature Conservancy (TNC) purchased the remaining development rights, preserving the ranch in its entirety.
Questions about Resource Protection
Q. What resources on the Ranch warrant all this money and effort?
A. The 128 largely undeveloped square miles (82,000 acres) of the Hearst Ranch are a fundamentally important scenic landscape on the Central Coast. By its size, the ranch also provides crucial uninterrupted habitat for wildlife such as mountain lions, black bears, and condors. In addition, there are few ranches this size where the natural resources have such variety and quality -- Hearst Ranch is home to unique plants such as the Santa Lucia fir, the Hearst manzanita, and the Hearst ceonothus. On top of all these scenic and natural resources, consider the 18 miles of nearly undeveloped coastline at the southern gateway to Big Sur, which would be opened to public access.
As the population of California grows toward 50 million, these resources could be damaged by development that grows more lucrative every day. Today we have an historic opportunity to protect this remarkable land.
Q. How will these resources be protected?
A. The location and condition of important resources will be specifically identified and recorded in a document called the Baseline Inventory (BI). Conservation easements are then written to prohibit activities that would damage those resources. The easement holder is required to conduct regular monitoring (at least yearly) to confirm that the resources have not been damaged. The easement provides legal means for the easement holder to force the land owner to correct problems or cease damaging activities.
Q. How will the baseline inventory be determined?
A. The ALC and Hearst will use consultants to prepare the Baseline Inventory. We expect the inventory to be reviewed by the state before the project is funded.
Q. Can natural resources and habitat be protected on a ranch where cattle are grazing?
A. Yes. Modern range management has shown that carefully controlled grazing can enhance the health of grasslands. For instance, proper levels and timing of grazing improves habitat for wildlife such as rodents and they in turn support larger species such as hawks and owls. Other important habitats in remote parts of the ranch are inaccessible to cattle.
“I have stressed that the Holistic Management® Grazing Planning procedure underpins all my work in grazing situations and all my claims for success. This procedure offers the simplest way we have found for managing the complexity of any ranch, farm, water catchment, forest, or any other area shared by livestock and other users. It will lead to the best possible plan in the most difficult and seemingly hopeless situations. Even when the rains have failed to come at all, and even through times of crisis, including war, this planning procedure has never failed me. Nor do I believe it will ever fail you.”--Allan Savory
Some sources for resources for balanced ranching are:
The Land Trust Alliance publication Working Ranchland Conservation Easements, designed to give land trusts and land conservationists sound ideas to incorporate into their efforts to protect ranchlands from inappropriate development.
The Savory Center an international not-for-profit organization established in 1984 to coordinate the development of Holistic Management worldwide. Holistic Management has helped people all over the world more effectively manage all their resources in a truly sustainable way.
Questions Concerning the Property West of Highway 1
Q. Will there be public access West of Highway 1? How about San Simeon Point?
A. Yes, easements on the land west of the highway will ensure public access to this 18-mile stretch of coast. How much land will be publicly owned, and how much retained by the Hearsts is still under negotiation. The public will have access to San Simeon Point.
Q. How about the California Coastal Trail?
A. A corridor for the California Coastal Trail will be provided over all parcels west of the highway. We expect the exact location will be determined in a management plan so that important resources can be protected. Any actual trail construction will require a public permitting process with public hearings and environmental review.
Q. Will there be development West of Highway 1?
A. The only development west of Highway 1 will be in Old San Simeon Village, where a 100-room, Julia Morgan-styled inn has been proposed. Existing historic buildings there might also be modified as part of that project. The conservation easement covering the land west of Highway 1 will prohibit any additional development, including a golf course.
For more detailed information on development reductions
<Click Here>Q. Will grazing still be allowed west of Highway 1?
A. This issue is still undecided. If allowed, we expect it would be permitted only under the provisions of a detailed management plan, so that natural resources are not damaged.
Q. Who will manage the property west of Highway 1?
A. Most likely, there will be joint management responsibilities involving the easement holder (a non-profit land trust) and the land owners (public agencies and the Hearst Corp.). Allowable activities will be defined by the conservation easement and the management plan.
Q. Shouldn't all the open land west of the highway be owned by the state, instead of using a conservation easement? Does it really matter?
A. We understand the intent of the conservation easement being negotiated on the west side land is to allow public access and prevent development, in perpetuity. The easement embodies the conservation vision of the Hearst family, the ALC, and the public, and will protect that vision, no matter what entity (public or private) owns the underlying fee title to the land. This approach has been applied to the Estero Bluffs Property north of Cayucos, where the State Parks systems owns the land and the Cayucos Land Conservancy holds a conservation easement.
This split arrangement (easement and fee separately held) is actually the strongest mechanism to prevent development. Without such a restriction, any land owned by the State could conceivably be developed (for instance, if it might provide income in tough economic times). Indeed, public agencies have sold "surplus" lands that they own in fee. There is no guarantee against judicial condemnation, but then in a world without guarantees, the conservation easement is the single strongest tool available to ensure the removal of development rights forever.
Questions Concerning the Property East of Highway 1
Q. How many homes will be allowed on the Ranch after the easement is complete?
A. The maximum number of new owner homes is limited to 27 with some support structures, as necessary. The building envelope for each home will be about 5 acres in size with a 20 acre buffer zone, or in total about 0.2% of the Ranch. Note that these 27 homes will be placed on a ranch that is more the twice the size of the City of San Francisco.
For more detailed information on development reductions
<Click Here>Q. I'm worried that we'll see a bunch of miniature Hearst Castles all over the landscape. Where will they be located? Will the houses be visible from Highway 1? Can the public comment?
A. Every effort is being made to cluster the home sites in order to minimize impacts on wildlife habitat and minimize the construction of new roads. All homes will be sited to meet strict criteria that protect the viewshed of Highway 1 and Hearst Castle. Not only will each home satisfy all easement restrictions, it will need to follow the full development application and public review process required by San Luis Obispo County and the Coastal Act.
Q. Does Hearst have a plan for managing the Ranch? Will that include efforts to control invasive species, such as yellow star thistle?
A. The Hearst Corp. has retained a range management consultant. During the past two years, he and others have mapped most of the resources of the Ranch, including ecosystems, creeks and water sources, wildlife, soil types, critical habitat, important plant communities, and the location of invasive species. This information along with the Baseline Inventory performed by ALC, the State of California, and Hearst will be used to complete a comprehensive report on the Ranch. This information will be the basis for a formal Management Plan under the conservation easement.
Hearsts are currently working to control invasive species on the Ranch. For instance, they currently limit their road grading to prevent the spread of yellow star thistle.
Q. Will grazing continue on the Ranch?
A. Yes. The Hearst grazing operation will continue under the Management Plan to be developed with American Land Conservancy and the California Rangeland Trust
Q. I have seen sprinklers on the Ranch what are they for?
A. The sprinklers were installed to irrigate several permanent pastures that will provide feed for different breeds of cattle. Hearst has buried the irrigation pipes to preserve views of the Ranch from Highway 1.
Q. Will there be public access East of Highway 1?
A. At present, there will not be open public access to the working cattle ranch east of Highway 1. In the future, there may be opportunities for organized groups to explore that part of the Ranch with the permission of the Hearst Ranch Manager.
Q. Will the exotic animals on the Ranch remain (i.e. Zebras, Butler Deer, and Elk)?
A. Most likely yes, as they are an historical feature of the Ranch.
Q. Who will hold and monitor the easement on remaining portion of the Hearst Ranch east of Highway 1?
A. The California Rangeland Trust will hold the easement on the east side of Highway and and continue to monitor it each year. A report on the monitoring activities will be presented to the Wildlife Conservation Board. A summary of this report will be made available to the general public for review.
Questions Concerning Old San Simeon (OSSV)
Q. What Type of Development will occur in Old San Simeon?
A. The framework proposes a Julia Morgan-styled 100-room inn. Other historic buildings in the Village may also be modified to enhance the visitor's experience
For more detailed information on development reductions
<Click Here>Q. Will the public have a chance to comment on any proposed development?
A. Yes. The project at Old San Simeon Village will need to follow the full development application and review process as required by San Luis Obispo County and the Coastal Act. This will include a complete development and environmental review, which should address water availability, traffic, public access, air pollution, lighting, scenic impact, resource protection and much more. This process allows agencies, organizations, and individuals to analyze and comment on the project in detail.
Q. Why couldn't the Hearsts sneak in the large-scale development they had proposed years ago?
A. The conservation easement will spell out exactly what is allowed in Old San Simeon Village. A less intensive development may occur as long as it does not violate the conservation easement agreement.
Q. Will there be any golf courses?
A. No. The conservation easement will prohibit such uses.
Q. Would it be possible to buy up these development rights later, before anything is built?
A. Yes. Further negotiations are always possible if the land owner is interested.
This happened in San Luis Obispo on the Guidetti Ranch. The City of SLO first put a conservation easement on the ranch restricting development and controlling the agricultural operations. Later, the Nature Conservancy (TNC) purchased the remaining development rights preserving the ranch in its entirety.
We urge you to gather information from this web site and other sources and decide for yourself whether preserving this extraordinary piece of California is important. If you decide it is, please join our effort to support this project and preserve the Hearst Ranch. If you have questions we will try to answer them if we can.
To join the effort to preserve the Hearst Ranch
<Click Here>To ask questions or make comments
<Click Here>