The Mountain View Farmlands Group came to Blach Intermediate School in Los Altos last Sunday to present a study they hope will end all doubts that preserving a third of the Grant Road farm isn’t just a pipe dream, but something potentially very profitable.
“The study I think really confirms what we believed all along,” said Farmlands Group member Vicki Moore. “We’re trying to convince the City Council that without a doubt this is fair financially.”
The study — an economic feasibility study done by Bay Area Economics, a giant in the field — estimates the total site value at $49 million if SummerHill Homes carries out its current plan for 55 homes at an estimated $1.4 million each. Instead, the Farmlands Group is proposing 48 larger homes be built on smaller lots to make room for a five-acre farm. Those homes would sell for $1.8 million each, for a total site value of $43 million.
On top of that, an $8 million tax deduction would be added if the remaining five acres were put into an easement. That makes for a total of $51 million — $2 million more than in SummerHill’s plans, according to the “conservative” report.
The farm was recently vacated and the sisters who own it, Pauline King and Betty Moore, have expressed no interest in preserving any part of it. But according to the study, there is much to be gained for the sisters if they do decide to preserve a third of the farm.
Moore also said that President George W. Bush’s 2006 tax cuts for the wealthy could mean a better profit now compared to before if the sisters sign off on a tax deductible easement. The easement would restrict the land to farming by a nonprofit, such as Full Circle Farms in Sunnyvale, and would become a permanent addition to the deed for the property.
The Farmlands Group recently received a letter from the sisters’ attorney saying there would not be enough benefit for the owners to follow the plan to preserve five acres. Moore said she is not convinced the attorney, who lives in Atlanta, knows all the facts.
The study cost more to commission than Moore was willing to admit, and she said the group is still trying to raise funds to pay for it. Bay Area Economics has provided studies for monumental projects in the region, such as San Jose’s gargantuan Coyote Valley project and the conversion of the Presidio military base in San Francisco.
Mountain View’s general plan, written in 1992 after several years of work, calls the Grant Road farm and the Francia orchard on Whisman Road valuable assets to be preserved if possible.
“Where possible the city should support efforts by other agencies, private organizations or nonprofits to preserve agricultural lands if they become available,” the general plan states. “Some possible methods of preservation are long-term conservation easements, donations by property owners, partnerships with private or public agencies, formation of a nonprofit association, and partial acquisitions.”
City attorney Michael Martello said the City Council could initiate zoning of the site to include five acres of agricultural land. Residents could even do it through a referendum to voters, like Home Depot did with the old Emporium site years ago.
But no one can force the sisters to sign an easement or allow the land to be farmed, Martello said — it could simply sit unused indefinitely. Even so, the council could make the use and the easement a condition of approving the project.
The Farmlands Group’s vision is to have a fruit stand, year-round farming and educational programs. Several nonprofit organizations have expressed interest in participating, and 1,200 people have signed a petition for preservation. Several companies, agencies and the city of Los Altos also have endorsed the group’s plan.
Mayor Laura Macias is one of four council members who say they are at least open to the idea. The others are Jac Siegel, Margaret Abe-Koga and Ronit Bryant.
Council member Tom Means has said he doesn’t think a farm is the best use of the land. If it was, there would be more farms in the area, he said.
Macias told the Voice she was surprised at how organized the group was.
“We have a lot of data,” Macias said. “This decision is something we should dive into and not be afraid of.”
On May 8, the City Council will hold a study session on the annexation process, as the land is still part of the county and would have to be annexed for the city to change its zoning to residential.
Council member Matt Pear made a motion at the end of Tuesday night’s council meeting to restrict city staff from considering the Farmlands Group’s proposal for May 8. Means withdrew a second for the motion after Elaine Costello, community development director, made it clear that staff wasn’t going to be studying outside proposals for the meeting, only the annexation process and the existing pre-zoning for complete residential use.
Siegel said the community would have the opportunity to make its case for zoning alternatives during public comment on May 8.
E-mail Daniel DeBolt at ddebolt@mv-voice.com
