Skip to Content.
Sympa Menu

permaculture - [permaculture] [Fwd: [SANET-MG] Landpooling to stop sprawl and enable large-scale land conservation]

permaculture@lists.ibiblio.org

Subject: permaculture

List archive

Chronological Thread  
  • From: "Lawrence F. London, Jr." <lfl@intrex.net>
  • To: permaculture <permaculture@lists.ibiblio.org>
  • Subject: [permaculture] [Fwd: [SANET-MG] Landpooling to stop sprawl and enable large-scale land conservation]
  • Date: Thu, 10 Aug 2006 23:30:01 -0400

-------- Original Message --------
Subject: [SANET-MG] Landpooling to stop sprawl and enable large-scale land
conservation
Date: Thu, 10 Aug 2006 23:09:54 -0400
From: David Renkert <drenkert@LANDPOOLING.COM>
To: SANET-MG@LISTS.IFAS.UFL.EDU

Despite the best efforts of people from all different walks of life, the
pattern of sprawling development will continue until property owners
recognize their responsiblity and role in the creation and implemention of
regional plans. Landpool Partners was recently launched to help property
owners to stop sprawl, sustain critical natural resources, and build better
communities. Described below is a brief outline of a model for rural
landpooling:

Farmers and ranchers have long understood the need to protect shared
resources, whether in the form of water districts, common grazing lands, or
agricultural cooperatives. Land and real estate is no different. As
landowners, you must create strategies that meet your needs and start
managing land-use together; otherwise, unplanned development will erode your
control and spoil your quality of life. Landpooling is a strategy you can
use to prevent that from happening.

A landpool is...
A real estate business, typically a Limited Liability Company (LLC), which
landowners can use to resolve landscape-scale issues, in particular,
conservation and development planning. Landpooling is similar to
conservation easements, in that development rights are severed from the land
and each landowner retains title to their individual parcel(s). In a
landpool, however, landowners will determine a plan for their landscape as a
group. After agreeing upon a course of action, landowners consolidate their
development rights to the ‘corporate umbrella’ and implement their plans
over the most beneficial period.

Landowners become shareholders in the landpool LLC, which diversifies risk
and eliminates many of landowners’ competing interests. Piecemeal
development is stopped, landowners have more influence over regional change,
and the financial and environmental benefits of tools, like conservation
easements, transfer or purchase of development rights, and development, can
be optimized. As a securitized business, a landpool can also ease estate tax
and inheritance issues, build value as new opportunities arise, and provide
liquidity to members without reducing the asset value.

Landpooling in rural areas...
With little development pressure, you may still find several reasons to
consider landpooling. Conservation organizations seek to protect larger
areas at lower cost. Governments need to improve long-range infrastructure
planning. Investors want to diversify risk. Recognizing that parcel and
political lines fragment these kinds of opportunities, and the value they
create, is the first step to protecting and then maximizing the value of
your region.

A simple landpooling strategy...
• Create a vision for your region and consolidate development rights from
participating properties to a LLC. Use options, acquisitions, or right of
first refusals to fill any gaps.
• Capitalize the business through a contract sale of all, or a portion of,
the development rights to a qualified land trust, conservation organization,
or agency
• Use sale proceeds to acquire and fund other outlying conservation or
development opportunities that buffer the landpool and perpetuate the
revenue cycle

Benefits for landowners and conservation organizations...
• Large-scale conservation lowers the total cost to the sponsoring
organization; savings that could be passed on as added revenue to the LLC
members
• Structuring the sale over time eases funding issues for the sponsoring
organization
• Acquiring and funding outlying conservation and/or development buffers the
landpool project area, creates additional income and tax benefits for the
LLC members, and offers the financial benefits of development without
waiting for traditional market forces to arrive
• The operating agreement of an LLC can allocate income and tax benefits
according to the unique needs of each individual member
• Incorporation eases estate tax and inheritance planning issues for
families with multiple heirs





  • [permaculture] [Fwd: [SANET-MG] Landpooling to stop sprawl and enable large-scale land conservation], Lawrence F. London, Jr., 08/10/2006

Archive powered by MHonArc 2.6.24.

Top of Page