In a move that took conservationists by surprise, the owners of the Dos Pueblos Ranch, one of the largest properties on the Gaviota coast, have proposed placing 2,000 acres in an agricultural preserve forever, in return for the right to develop up to 19 lots for homes.

Henry Schulte, the Dos Pueblos manager, said that he and his three siblings have a double purpose. They may want to build homes when they inherit the property, he said, and they may have to sell off some of their land to pay inheritance taxes. Their father, Rudi, who bought the land in 1977, is now 71. Henry Schulte himself recently became a grandfather; and he said he had to start planning for future generations.

"Sadly, we have to think this way now," Henry Schulte said. "I'm running out of time myself and don't want to battle for 10 years with the county. Really, the long-term goal for me is to maintain a viable agricultural operation and make sure we can hang onto the property. As far as I'm concerned, this is where I'm going to die."

Dos Pueblos is one of the last remaining profitable ranches on the Gaviota coast. It encompasses 2,650 acres on both sides of Highway 101, just west of Naples, where 55 homes are proposed for construction. Much of the ranch is in avocado orchards.

Together, Dos Pueblos and Naples represent a gateway to the scenic coast, stretching west of the Bacara Resort & Spa to Point Conception. Now Mr. Schulte and Matt Osgood, the owner of 485 acres at Naples, have joined forces both to save the Schultes' ranch and to make their development plans more palatable to the county. Specifically, they are offering to transfer 16 of their lots farther inland, where they can't be seen from the freeway. They will submit a joint application for review in the spring, as an alternative to the Naples project.

"I really believe this is a historic opportunity," Mr. Osgood said. "It's very difficult to get to a spot where property owners are aligned in putting forth a vision. How are we going to plan this coast so that we can eliminate the threat of subdivision forever, and still recognize some value for landowners? Government check-writing can no longer save the day."

Earlier this year, the National Park Service released a study concluding that the scenic coast from Coal Oil Point to Point Sal was a national treasure worth preserving. But, citing landowner opposition, the Bush administration backed off from designating the region as a national park. Now the focus of attention has shifted to Naples, the largest development to be proposed on the coast since the Bacara Resort & Spa was built. The Surfrider Foundation, Gaviota Coast Conservancy and Sierra Club and other groups have long opposed any plans to build homes south of 101 here.

Up until this week, no landowners had stepped forward to propose a transfer of development rights to preserve the scenery of the coast. Members of Surfrider and the conservancy said they were encouraged by Mr. Schulte and Mr. Osgood's ideas, but baffled as to why they had not been consulted.

"We've made it as clear as we can that we're willing to compromise," said Bob Keats, the Surfrider vice chairman. "I respect people who say, 'I want a home for my family.' Nobody's going to argue with that.

"We've got to sit down and talk. I just don't understand why they didn't call us, if what they're really looking to do is avoid battling for another 10 years."

Mike Lunsford, the conservancy president, said he was impressed by Mr. Schulte's efforts to prevent the breakup of his ranch.

"It's stunning," Mr. Lunsford said. "It's the first time that Mr. Schulte has stepped up to the plate to prove that he's committed to it."

Under the proposal, Mr. Schulte would transfer six lots for homes from the coastal side of his property to the north side of 101, where they would be hidden from view. Access to these lots would be along a road through Naples, so as to avoid bulldozing a road through the avocado orchards.

Mr. Schulte also would merge some of his lots on the south side, reducing the total on both sides of the freeway to 19, or eight less than what he has now.

He would deed the development rights to 2,000 acres of the ranch to a land trust, guaranteeing that his agricultural operation could never be subdivided for homes.

Mr. Osgood, in turn, would buy 200 acres of Mr. Schulte's property directly to the north of Naples. He would then transfer 10 of his lots to that property so that they could not be seen from the freeway. Mr. Osgood's plans to build 16 homes on the south side of 101 would remain unchanged.

Mr. Schulte said he was nervous going public with his proposal, given the long-running community opposition to development on the coast. He said that he lives on the south side of 101, and that his three siblings may someday want to build homes there. Two additional lots on the south side are being used for employee housing. Mr. Schulte said the family would sell only the inland lots to save the ranch, and only if necessary.

"If this works, it should satisfy everybody," he said. "The other ranchers might say, 'Maybe we should think about doing something like this.'"

Mr. Schulte said he felt it was unfair for environmentalists to lump all the Gaviota landowners together as developers.

"We've been here 25 years and have done nothing but add trees and develop the ranch," he said. "We've proven our track record."

But there is frustration in the preservationist community, too.

"Everyone in his own corner feels so helpless," Mr. Lunsford said. "We don't have the resources to make anything happen: we have to do it through politics and negotiations. The landowners feel helpless because they're just one vote. They feel outnumbered. But this is a prime time for everybody to come together and say what they're willing to give up."