[From the U.S. Government Printing Office, www.gpo.gov]



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                                                                                 FY'91                Task 93
                       L                                                              Final Product
                                                                                   VA Coastal Resources Mgt. Program                                                                                                        
              Off                                                                           12/31/92





                                  Final Report and Work Products,

                                   Conservation Easement Program,
                                    Northampton County, Virgina                   
                                       Grant No. NA170Z0359-01
            


                                                   Submitted by:

                                                  L. Gregory Low
                                             The Nature Conservancy
                                                November 13, 1992







                       This work was funded, in part, by the Virginia Council on the Environment's
                       Coastal Resources Management Program through Grant #NA170ZO359-01 of
                       the National Ocean and Atmospheric Administration, Office of Ocean and
                       Coastal Resource Management, under the Coastal Zone Management Act of
                       1972, as amended.













                                                 Property of CSC Library
 






                                                     Final Report


                 The Nature Conservancy has completed all five tasks as outlined in the scope of work for
                 the Conservation Easement Program. A summary of accomplishments towards each of the
                 tasks, and a statement of final work products follows.

                 Implementation of the Conservation Easement Program has also secured several other
                 important results:

                                The Conservancy secured a grant commitment in October, 1992 from the
                                U.S. Environmental Protection Agency to develop a "model sub-watershed
                                project" in Northampton County, Virginia, which will bring additional applied
                                scientific research support to the conservation easement program.

                                The Conservancy has discussed the conservation easement program with
                                several local owners of priority tracts, and has received very positive
                                reactions from every landowner.

                                The Conservancy made a presentation in November, 1992 to the Southeastern
                                Council of Foundations, advancing the conservation easement concept to
                                approximately 40 foundation donors from across the Southeast.

                                The Conservancy is scheduled to present the program to a major potential
                                conservation-minded investor in late November, 1992.

                 Task #1


                        The Conservancy developed preliminary criteria to identify high priority tracts in the
                        project area, including location, water access, developability (e.g. soils, size), and
                        potential to secure a conservation easement. Using these criteria and maps of the
                        project area, the Conservancy selected two high priority waterfront tracts for action,
                        Mt. Pleasant Farm and the Standard Products tract. A third tract, Mill Creek Farm,
                        was selected for preliminary site planning work, because of its proximity to Mt.
                        Pleasant Farm.


                        Work Products (enclosed):

                        0       Priority Tracts -- Preliminary List

                 Task #2

                        Using aerial photos, topographic maps, and field inspection, the Conservancy's
                        professional land use planning consultant developed baseline and environmental
                        conditions maps for the selected tracts.










                          Work Products (enclosed):


                                 Mt. Pleasant Farm


                                         Base Map
                                         Environmental Conditions Map

                                 Standard Products Concept Plan Maps

                                         Base Map
                                         Environmental Conditions Map

                 Task #3


                          The Conservancy and its professional land planning consultant -- Sasaki Associates,
                          Inc. -- developed three potential land use plans for each of the two tracts. These
                          plans were based upon the Conservancy's tentative conservation easement standards,
                          each tract's opportunities and constraints, as well as potential market-based uses of
                          the properties.

                          Work Products (enclosed):

                                 Mt. Pleasant Farm Concept Plan Maps

                                         Alternative A
                                         Alternative B
                                         Alternative C


                          0      Standard Products Concept Plan Maps

                                         Alternative A
                                         Alternative B
                                         Alternative C


                  Task #4


                          The Conservancy developed financial spreadsheets on Lotus 1-2-3 (constructed with
                          the help of a professional developer) to demonstrate the economic viability of a
                          selected land use plan for each tract.

                          Work Products (enclosed):

                                 Preliminary Financial Estimates: Mt. Pleasant Farm -- Concept C

                                 Preliminary Financial Estimates: Standard Products Tract -- Concept C










                  Task #5

                         The Conservancy developed a plan and timetable for securing a conservation
                         easement on each tract, via resales of the properties with deed restrictions to
                         conservation-minded buyers.

                         Work Product (enclosed):

                         0      Plan for Securing Conservation Easements


                  Project Finances

                  All budgeted funds ($16,685) were fully obligated for contractual expenses during the quarter
                  ending September 30, 1992. The Conservancy provided in-kind support as well as
                  supplemental funding for the contractual services.

                  Separate Enclosures:

                  Copies of Invoices for Contractual Services from Sasaki Associates, Inc.

                  ï¿½ Project No. 02893.05 - Mt. Pleasant/Mill Creek Site Planning

                         Invoice #7490 -- for period ending July 18, 1992            $ 4,538.42
                         Invoice #7999 -- for period ending August 15, 1992          $ 3,148.36

                  ï¿½ Project No. 02893.06 - Standard Products Concept Plan

                         Invoice #8384 -- for period ending September 30, 1992       $ 10,000.00

                         TOTAL CONTRACTUAL SERVICES INCURRED                         $ 17,686.78

                         TOTAL BUDGETED CONTRACTUAL SERVICES                         $ 16,685.00








                                                  Priority Tracts
                                        Conservation Easement Program
                                         Northampton County, Virginia
                                                  Preliminary List


                 All of the following properties meet the following criteria for preliminary selection as a
                 priority tract: (1) waterfront location; (2) water access; (3) developability (adequate size;
                 good soils; no major development constraints); and potential to secure a conservation
                 easement.



                            1.    Mt. Pleasant Farm


                            2.    Boxtree Farm


                            3.    Mill Creek Farm


                            4.    Goshen Farm


                            5.    Gladden Farm


                            6.    Brickhouse Neck Farm


                            7.    Standard Products tract


                            8.    Lewis Farm


                            9.    Custis Farm


                            10.   Terry Farm

                            11.   American Originals tract

                            12.   Terry brothers tract

                            13.   Hamlin tract


                            14.   Grapeland





























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                                                             PRELIMINARY FINANCIAL ESTIMATES
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                                                                                   Year 0         year I         Year2          Year 3         Year 4         Year 5           Totals


                Sales
                                                                    Price
                  Waterview site                             1   $375,000                       $375,000                                                                   $375,000
                  Historic house site                        1   $300,000                                      $300,000                                                    $300,000
                  Farm house site                            1   $250,000                                                     $250,000                                     $250,000
                    Total Revenues                           3                                  $375,000       $300,000       $250,000             $0             $0       $925,000


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                    Improved Roads                           0                                                                                                                      $0
                    Clamshell Driveways                  4500                                   $45,000                                                                     $45,000
                    Farm Road                            3500                                                  $17,500                                                      $17,500
                    Trails                               2500                                                    $7,500                                                        $7,500
                  Landscaping                                                                                    $7,500                                                        $7,500
                  Electricity                            3000                                                    $9,000                                                        $9,000
                  Stabilization Assessment                                                        $3,000                                                                       $3,000
                  Dock                                                                                         $35,000                                                      $35,000
                  Survey/Engineering                                                            $15,000                                                                     $15,000
                  Site planning                                                                   $8,500                                                                       $8,500
                    Subtotal Improvements                                                       $71,500        $76,500               $0            $0             $0       $148,000
                    Contingency                                                                   $3,575         $3,825              $0            $0             $0           $7,400
                    Total Expenses (excluding land)                                             $75,075        $80,325               $0            $0             $0       $155,400

                Land Cost                                                        $750,000               $0             $0            $0            $0             $0       $750,000
                Interest Expense (income)                                                $0       $9,069         $5,279         $1,810           ($52)          ($53)       $16,053
                TNC Cash Row (during period)                                    ($750,000)      $290,856       $214,396       $248,190             $52            $53          $3,547
                TNC Cash Impairment (cumulative)                                ($750,000)    ($459,144) ($244,748)             $3,442         $3,494         $3,547           -
                SURPLUS/(DEFICIT)                                                                                                                                              $3,547



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                 Assumptions:
                 Paved roads (16' asphalt) per foot:                                 $25
                 Driveways (9' clamshell) per foot:                                  $10
                 Farm roads (9' graded) per foot                                       $5
                 Trails cost (4' clamshell) per foot:                                  $3
                 Landscaping per unit:                                            $2,500
                 Electricity cost per foot:                                            $3
                 Survey/engineering per unit:                                     $5,000
                 Contingency (% of total improvements)                               5.0%
                 Ave. interest rate on internal borrowed funds:                      1.5%





















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                            S T AND A R.D                  PRODUCTS -DRAFT                                    C O,N C ET T               PLAN








                                                                                  PRELIMINARY FINANCIAL ESTIMATES
                                                                            STANDARD PRODUCTS TRACT -- CONCEPT C


                                                                                                                Year 0             Year I              Year 2             Year 3              Year 4        ...   Year 5                 Totals
                      Xh:  V                                                                                                   X......
                                                                                                                                                                                                                .. ........
                                                                                                                                                          .............. X,
                                                                   . ..........
                                                                                                                                                ........           .....
                      Sales
                                                                                           Price
                         Waterview site                                            2   $300,000                                $300,000                               $300,000                                                     $600,000


                             Total Revenues                                        2                                           $300,000                       $0      $300,000                      $0                  $0         $600,000


                                             . ..........                                                                                                          ....... ..
                                                                                                                                                                                . .. .........
                      EXPENS M@@.                                                                                                                                                                                                             ........
                      ............
                             ..........
                             ..............
                      Improvements
                         Roads & Trails                                     Feet)
                           Improved Roads                                                                                                                                                                                                     $0
                           Clamshell Driveways                              1800                                                 $18,000                                                                                            $18,000
                           Farm Road                                                                                                                                                                                                          $0
                           Trails                                              500                                                                     $1,500                                                                          $1,500
                         Landscaping                                                                                                                $20,000             $20,000                                                     $40,000
                         Electricity                                        5000                                                                    $15,000                                                                         $15,000
                         Causeway Improvement                                                                                    $75,000                                                                                            $75,000
                         Dock                                                                                                                       $25,000                                                                         $25,000
                         Survey/Engineering                                                                                      $10,000                                                                                            $10,000
                         Site planning                                                                                             $8,500                                                                                              $8,500
                           Subtotal Improvements                                                                               $111,500             $61,500             $20,000                     $0                  $0         $193,000
                           Contingency                                                                                             $5,575              $3,075             $1,000                    $0                  $0             $9,650
                             Total Expenses (excluding land)                                                                   $117,075             $64,575             $21,000                     $0                  $0         $202,650

                      Land Cost                                                                             $275,000                      $0                 $0                  $0                 $0                  $0         $275,000
                      interest Expense (income)                                                                       $0         $13,314              $9,987              $2,908             ($7,026)           ($7,564)            $11,619
                      TNC Cash Flow (during period)                                                        ($275,000)          $169,611            ($74,562)          $276,092                $7,026             $7,564            $110,731
                      TNC Cash Impairment (cumulative)                                                     ($275,000)          ($105,389)         ($179,950)            $96,141           $103,167           $110,731                  -
                      SURPLUS/(DEFICIT)                                                                                                                                                                                            $110,731



                  0                                                                          0                                                                          0




                 Assumptions:
                 Paved roads (16' asphalt) per foot:                                 $25
                 Driveways (9' clamshell) per foot:                                  $10
                 Farm roads (9' graded) per foot                                        $5
                 Trails cost (4' clamshell) per foot:                                   $3
                 Landscaping per unit:                                           $20,000
                 Electricity cost per foot:                                             $3
                 Survey/engineering per unit:                                      $5,000
                 Contingency (% of total improvements)                               5.0%
                 Ave. interest rate on internal borrowed funds:                      7.0%








                                      Plan for Securing Conservation Easements
                                            Conservation Easement Program
                                             Northampton County, Virginia



               Mt. Pleasant Farm


               Mt. Pleasant Farm, a 416 acre seaside farm, was acquired by The Nature Conservancy -in 1992
               for a price of $750,000. The property contains approximately 340 acres of upland and 76 acres
               of wetlands. Access to the property is from Route 600, the Seaside Road, at the intersection
               with Route 628. The property provides water access via Holt Creek to Ramshorn Bay.

               Mt. Pleasant Farm was identified as a high priority tract for the following reasons: the property
               is one of the largest intact seaside farms in Northampton County; it contains good water access
               potential on Holt Creek; it has extensive developable soils; it has extensive public road frontage
               on the Seaside Road; it has an historic house shell which adds value and appeal to the property;
               it was listed for sale on the open-market by out-of-state owners who had no interest in
               conserving the property; and the Conservancy assessed a high potential for re-selling the
               property with a permanent conservation easement, because several potential buyers had
               expressed interest to the Conservancy in the property.

               The property was purchased by the Conservancy using funds from two sources: (1) a $375,000
               donation by a Washington, DC couple to a Conservancy revolving fund, to be used initially to
               help acquire Mt. Pleasant Farm, and subsequently to acquire other priority properties on the
               Virginia Eastern Shore; and (2) a $375,000 interest-bearing loan from the Conservancy's Land
               Preservation Fund.


               The Conservancy intends to re-sell Mt. Pleasant Farm to conservation-minded buyers, subject
               to a permanent conservation easement that will protect the natural resource values of the
               property and the adjoining coastal waters.

               The farm may be resold under any of the following scenarios, depending upon the goals of
               potential buyers:

                       (1)     To a single buyer, who could use the property for a personal residence.

                       (2)     To three different buyers in three separate parcels, as illustrated in the Alternative
                               C concept plan and preliminary financial estimate. Each parcel would be allowed
                               one primary residence and one guest house. The owners would share a common
                               dock and screenhouse.

                       (3)     Up to 15 one acre cottage sites, as illustrated in the Alternative A concept plan,
                               which might be used as lodging in association with a Conservancy-designed
                               Eastern Shore nature tourism program, with the remainder of the farm (400 acres)
                               retained by The Nature Conservancy.








               All of these plans would dramatically reduce the development of the property as allowed under
               current county zoning ordinances, which would permit over 50 sub-divided residential lots on
               the property.

               The Conservancy plans to re-sell the property via direct contact with potential conservation-
               minded buyers, as it has re-sold eight other Eastern Shore properties. Since the property's
               acquisition cost is being partly financed by a grant, the Conservancy does not face a tight
               timeline for resale. It is anticipated that the property will be resold within one to three years.


               Standard Products Tract

               The Standard Products Tract, a deepwater seaside property of approximately 28 acres, was
               acquired by The Nature Conservancy in 1992 for a purchase price of $275,000. The property
               is an island located on the Machipongo River and Upshur Creek, connected to the Eastern Shore
               mainland by an improved causeway.

               Standard Products was identified as a high priority tract for the following reasons: The tract is
               one of the very few seaside farm properties in Northampton County capable of providing
               deepwater access to ocean-going vessels; the property has excellent developable soils; the
               property has good access via an improved causeway; the property is located directly across
               Upshur Creek from the Conservancy's mainland headquarters, and is prominently visible to
               hundreds of visitors using the Conservancy's dock at Brownsville; the property was being placed
  40           for sale by an out-of-town seafood processing corporation which owned the property for potential
               commercial uses, and had no interest in its protection; a strong interest in acquiring the property
               with a permanent conservation had been expressed by a conservation-minded investor.

               The property was purchased using an interest-bearing loan from the Conservancy's Land
               Preservation Fund. The Conservancy intends to re-sell the Standard Products tract to a
               conservation-minded buyer, subject to a permanent conservation easement that will protect the
               natural resource values of the property and the adjoining coastal waters.

               Three concept plans were developed for the property. Alternative A provides for the use of the
               property as a dock and support center for one or more of the adjoining waterfront farms.
               Alternative B provides for its use for a single residence. Alternative C provides for its use for
               two residences. A preliminary financial analysis indicated that Alternative C added substantial
               value to the property. The property may be re-sold under some variation of any of these three
               scenarios, depending upon the goals of the potential buyers.

               The Conservancy plans to re-sell the property via direct contact with an adjoining landowner and
               conservation-minded investor who has previously expressed interest in the property. It is
               anticipated that the property will be resold within one year.




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