CLICK HERE to read the article in pdf format (includes a table of trends in land conservation ballots)

Governments across the nation have long recognized the need to preserve open space. What
may have been underestimated, however, is the commercial value of open space and its potential
to create value.

Despite the lingering effects of the Great Recession and big cuts to government funding, U.S. voters continue to support public funds for land conservation. The most recent evidence of this is found in Travis County, Texas, where on November 8 voters approved $82.1 million to buy land for parks and open space. The most expensive project supported by the voters would set aside $22.2 million to buy nearly 800 acres (324 ha) for recreational use along the Pedernales River in the Texas Hill Country.

It may come as a surprise to some, but the outcome of the Travis County vote was hardly unusual. Since the start of the recession in 2008, voters have approved 171 public finance measures for parks and green space totaling more than $15 billion. Public support for green space has remained remarkably popular in both good times and bad. Since 1988, when the Trust for Public Land started to track conservation ballot box measures, voters have approved 1,756 referendums totaling over $126 billon.

Land conservation is not limited to the public sector, however. In recent years, private land conservation has become big business in America. A recent report issued by the Land Trust Alliance-the umbrella group for land trusts-found that despite the weak economy, a total of 10 million acres (4.05 million ha) of land has been voluntarily conserved since 2005 as urban parks, family farms, forests, and natural areas.

Land saved from development jumped 27 percent from about 37 million acres (15 million ha) in 2005 to 47 million acres (19 million ha) in 2010, according to a five-year census of the nation’s roughly 1,700 private land trusts.A land trust is a nonprofit organization that works to conserve land by buying land outright, acquiring conservation easements, or otherwise assisting in the protection and stewardship of land. Today, there are 1,699 state and local land trusts and 24 national land trusts such as the Nature Conservancy and the Conservation Fund. California has the most land trusts with 197, followed by Massachusetts (159), Connecticut (137), Pennsylvania (103), and New York (97). The states with the fewest land trusts are North Dakota, South Dakota, Oklahoma, Arkansas, and Louisiana.

Other key findings of the 2010 National Land Trust Census Report include the following:
• The number of land trust volunteers increased by 70 percent since 2005, while the number of paid staff and contractors increased by 19 percent;
• The number of members and financial supporters grew to almost 5 million people (4,986,093) in 2010; and
• From 2005 to 2010, state and local land trusts more than doubled the amount of funding that they have dedicated to easement monitoring, stewardship, and legal defense. They also tripled their operating endowments.

Some land trusts have managed to buy more acreage because of falling real estate prices. The Wall Street Journal (WSJ) recently reported that “raw land destined for residential development has fallen so far in value that thousands of acres across the country are being used again for agriculture.” During the housing boom, real estate investors paid top dollar to buy land from farmers and convert it into subdivisions. Now, according to the WSJ, “with crop prices soaring and housing in a deep slump the economics of land investment have turned upside down.” Today, farmers and conservation organizations are buying land that had been slated for development and using it for agriculture or preserving it as natural areas.

Experts say that another factor in the upswing in land conservation has been increased federal tax incentives. In 2006, Congress approved the Pension Reform Act, which allows larger tax deductions over a longer period of time for taxpayers who donate a conservation easement to a qualifying land trust.

Rand Wentworth, president of the Land Trust Alliance, says that donated conservation easements grew from about 1 million acres (404,858 ha) per year to over 1.3 million acres (526,315 ha) per year after the law took effect. He predicts that the tax incentives slated to expire at the end of 2011 will be extended because of bipartisan congressional support.

Governments throughout the United States and around the world have long recognized the need to preserve open space because of its critical role as a provider of food, recreational opportunities, and natural-hazard mitigation or because it possesses rare geological or biological features. What may have been underestimated, however, is the commercial value of open space and its potential to create value.

There are, of course, dozens of studies that document the positive relationship between real estate values and proximity to green space. A 2011 study by Gensler and ULI Europe found that 95 percent of respondents believe that open space adds value to commercial property and would be prepared to pay at least 3 percent more to be in proximity to open space. Similar factors drive the market for open space in residential developments. Buyers are willing to pay extra for access to trails and protected green space (whether a golf course or greenway). They value views of fields and forests, and these community amenities contribute to increased home values, even if providing the amenities results in smaller lots or more compact layout of houses, or both.

A final factor in the growth of land conservation in the United States has been the entry of private capital investment funds into the conservation arena. In recent years, a number of funds have been established to provide market-rate eturns for investors while providing a new solution to land conservation priorities. For example, Maryland-based Ecosystem Investment Partners delivers competitive risk-adjusted returns to investors through the use of marketbased “payments for cosystem services” (PES) that reward landowners for the restoration and protection of critical natural resources. The most established and active PES markets in the United States are wetland, stream, and endangered-species habitat mitigation banking. Carbon sequestration projects are another area of growing interest. At present, almost $4 billion is spent each year to mitigate the unavoidable impacts of highway and other construction projects on federally protected natural resources. There are currently more than 1,000 mitigation and conservation banks encompassing over 1 million acres (404,858 ha) across the United States.

The private sector is clearly willing to invest in green space if the right vehicle for investment is made available. Given the current state of the economy, public/private partnerships to preserve green space are certain to grow in popularity.

This holiday season, we encourage you and your family to give generously to Hill Country Conservancy to keep the HCC mission moving effectively forward. Here is a quick look at just a few of our 2011 highlights…

2011 – HCC co-hosted the Barton Creek Trail Corps with the American Youthworks Environmental Corps and the Austin Parks Foundation. The five person crew worked five days a week for the entirety of 2011 on the Barton Creek Greenbelt on trail repair projects as well as ecological restoration of 300 acres throughout the Barton Creek Greenbelt.

2011 – Hill Country Conservancy added regular nature hikes at the Nalle Bunny Run Preserve to their calendar, allowing families an educational opportunity to see a variety of bird species in their natural habitat!

In 2011, thanks to generous funding from the Still Water Foundation, HCC engaged in strategic conservation planning to determine where to focus its work in the future.  This strategic approach to conservation will ensure that HCC’s work has a lasting and meaningful impact on precious resources such as drinking water, wildlife, scenic views, and working farms and ranches.

In 2011, through land, outreach, and volunteer events, HCC engaged approximately 4,800 people in its mission to conserve the precious lands and waters of the Barton Springs Edwards Aquifer!

We celebrated the 4th Anniversary of the EPIC program with a well attended happy hour at House + Earth, which brought in more new members than any other EPIC happy hour to date!

HCC participated in the 26 Miles for 26 Charities Livestrong Austin Marathon hosting a water stop for 20,000 runners. The HCC marathon team victoriously finished the race AND raised over $7,000 for local conservation efforts.

HCC hosted an Earth Day Concert at the ACL Live Studio at the Moody Theatre featuring Robert F. Kennedy, Jr. and Bruce Hornsby and the Noisemakers raising $25,000. In addition to spearheading the Give 5% to Mother Earth Campaign with 6 local environmental organizations and almost 100 local businesses raising nearly $25,000.

Hill Country Conservancy partnered with the Austin Parks Foundation and American Youthworks Environmental Corps to put over 300 volunteers to work on the Barton Creek Greenbelt for National Trails Day.

HCC purchased conservation easements on both the Brockenbrough Ranch in North Eastern Travis County, and the third phase of the Storm Ranch in Hays County, totaling an additional 638 acres of land preserved in Central Texas in 2011.

Hill Country Conservancy partnered with the Austin Parks Foundation and American Youthworks Environmental Corps to put over 350 volunteers to work on the Barton Creek Greenbelt for National Public Lands Day.

HCC hosted Hill Country Nights, the largest party for conservation in Central Texas! 700 friends joined HCC at the Texas Disposal Systems Exotic Game Ranch and raised over $170,000 for land and water conservation.

Hill Country Conservancy staff worked with many key partners to help ensure the passage of Travis County Bond Proposition 2, which secured $82 million for parks, trails and open space.

WE NEED YOU! HCC must raise $35,000 for Land Management expenses in 2012 and we need your help to start off 2012 with a bang!

What is in store for 2012…

Next year, Hill Country Conservancy hopes to purchase a conservation easement on the first phase of a historic 1,200-acre ranch in Driftwood, TX with two miles of highway frontage on FM 150. In addition to protecting water and air quality, conserving this ranch will also preserve scenic vistas and critically important wildlife habitat.

We need your support to continue conserving land and water in the Texas Hill Country.

2011- The Year of the Drought.

Farmers, ranchers, landowners, and citizens all across Texas have felt the impacts of the drought this year.

“And according to the federal government’s National Climatic Data Center, there was apparently only one other year during the last 461 years when Texas had a drought so severe.”

“In the past 12 months, Texas has seen 11.1 inches of rainfall on average, according to Nielsen-Gammon, and it broke a heat record for the country that was previously set during the Dust Bowl of the 1930s. Texas AgriLife Extension Service estimates the cost of the drought to be about $5.2 billion, and that estimate “already out of date because it was compiled two months ago” doesn’t include the impact to several kinds of crops and the forestry industry.”

Many in urban and suburban areas are subject to the "hydro-illogical cycle"

What measures are you taking to protect the long-term viability and health of your land during this drought? How has this drought impacted your long-term planning?

Paul Kaden, Bleakley Ranch (PK): I know that my yard and flower bed are as dry as my fields. We have absolutely no water. I have a good well and have tried to preserve the water. I sold some of my cows last spring, and I’m looking to sell more, as having to supplement with way is expensive and my ultimate goal is to give the land a rest. I’m still looking for land to lease for grazing, which would give my land more of a rest.

Scott Storm, Storm Ranch (SS): We have known for some time that we’re more often “in” drought than “out”, so this particular drought hasn’t dramatically changed our long-term planning for soil and water conservation.

Denton Ragland, Ragland Ranch (DR): Immediate measures include:
• Closely monitoring livestock pasture rotation to avoid or mitigate overgrazing
• Frequent inspections of livestock and wildlife water sources
• Removal of cedar around oak and other desirable shade trees
• Keeping the fire breaks along property lines cleared
• Daily inspections for possible fire sources
• Not watering landscaping in order to ease the burden on the well
This drought has caused us to realize that we should actually incorporate drought management into our long-term planning. We have become more aware of educational resources available to assist landowners in understanding and managing their natural resources.

Anne Brockenbrough, Brockenbrough Ranch (AB): I am destocking and trying to rest as many of my pastures as possible.

Do you think these actions have effects beyond the boundaries of your property (e.g., on the greater water supply, downstream properties, wildlife, etc.)? If so, please explain briefly.

PK: We are feeding deer as they are suffering and as they come on my property for water. I am not sure my actions are affecting others outside of my boundaries except maintaining the wildlife.

SS: There is no doubt that the improvements we are making will, over time, result in enhanced recharge to the aquifer, improved habitat for various species and improved ecological conditions on all downstream properties.

DR: Most certainly. How my land and water resources are managed impacts neighboring properties, as well as others many miles away. For example, pesticides and fertilizers improperly or inappropriately applied to my land may directly enter the underlying aquifer, or runoff onto downstream properties as water migrates over and through my land. In addition, pasture mismanagement can cause erosion that makes adversely impacts downstream water quality. Area wildlife is affected by water and pasture conditions on my land.

Has the conservation easement changed the way you are dealing with this drought, or how you will deal with droughts in the future? (In other words, if there weren’t a conservation easement on your land, how might you deal with this and future droughts differently?)

PK: No different. The only difference if I did not have an easement I would dam some of the creeks to preserve the water. I disagree with the no damming on the easement as the creeks are shallow and eventually evaporate as opposed to making a water resource for animals.

SS: As far as our easements are concerned, there is nothing that specifically addresses drought management. We have always adjusted our stocking rates and rotational grazing plans in response to short-term fluctuations in rainfall and will continue efforts to re-establish more efficient, native forage species and control water-hungry brush to improve our longer term drought management capabilities.

DR: If we didn’t have a conservation easement, I might not have the same degree of proprietary sense about responsibly managing the land. I think the process of establishing a conservation easement on a property results in a landowner being more knowledgeable and responsible about managing the land in prudent and sustainable ways. Having resource partners whose interests are in the protection of the land results is a positive benefit flowing to the participating landowner.

AB: If I had not gotten this conservation easement grant, I would not have been able to hang on to my ranch. I make my living off the land – and that has been impossible with this drought.

Do you think your land is affected by how others manage their land or water during drought? If so, how?

PK: No.

SS: Our land is definitely affected by inappropriate uses and management practices on other land in our area. Overgrazing, poor brush control and over-pumping of the aquifer on adjacent properties have a constant negative effect on our land, not just during times of drought. It is more obvious during a drought, however.

DR: Fire hazards; wildlife; water table levels; aquifer and water source contamination; hay supply; runoff following drought.

AB: My neighbors have been good stewards of their land, so I’ve been lucky.

How has experience with previous droughts or wisdom from others about previous droughts helped you cope with this drought?

PK: a) I did not buy drought insurance when I should have. b) I should have sold more cows.

SS: Previous experience with droughts in our area have mainly educated us to the fact that this is an ongoing condition. Our long-term planning in this location will anticipate more years in drought than out.

DR: From over 100 years of recorded weather history we know that droughts are an inevitable part of the climactic cycle. Prudent owners manage their lands and water with this in mind. From past experience we know there are drought specific strategies such as for feeding, grazing, and watering livestock, for weed and brush management, for fire mitigation, and for pasture management. We also know that this drought will end. How we manage the land and water in the drought and during recovery directly impacts the “health” of the land moving forward. How we manage during the green years before the next drought will then impact how the land fares then.

AB: During the drought of 2006, I started destocking and started cutting hay instead of grazing my pastures. I was one of the only people around with any hay, so it turned out to be a good business decision. I decided then that I would only run stocker calves when I had good grass so that I could liquidate in a hurry if I needed to. If we have good rain I can run some stockers and raise hay, but this year I haven’t cut any hay. I am trying to rest as many of my pastures as possible. This drought has been devastating. I am trucking in semi loads of hay from South Texas where they irrigate.