Last weekend I attended the Sierra Nevada Alliance conference in Kings Beach. A couple of the sessions addressed an exciting trend -- community-based planning.
Instead of waiting to react to what a developer brings them, some towns are looking at land planned for annexation or redevelopment and coming up with a master plan for that land themselves. The processes are often hands-on, with lots of citizen involvement.
People decide what kind of development will take place, where, and how fast. They plan the parks and schools and fire stations. They plan the housing. They plan the business locations. They make sure that what they value most is protected -- special views, natural and historic features, and so forth. Most of all, they make sure the plan is consistent with their vision for their town.
And when the plan is done, the message to developers is clear: "This is what we need in our town. This is what we want. Join with us to make it happen."
The good news is that developers seem happy to bring in projects that fit the plans. That's probably because a community-developed plan gives the developer and landowner more certainty. It can also spare them all of the time and money they normally spend trying to market a project.
Amador County's small towns could take this approach to planning. Just think about how different the results might be from what developers are bringing us now.
Look at Martell. Some of us pushed for just such an approach to Martell redevelopment years ago, but the developers weren't interested. If local residents had developed a plan for Martell, it could have included a passive park in the woodland at the lower end, walking and bike trails to connect to the towns, mixed-use development with workforce housing, and more. But instead, we got a same-old, same-old sales-tax sacrifice zone that pulls revenue from our towns and gives us traffic jams in exchange.
It doesn't have to be that way. We don't have to wait for developers to "save" us with their ideas of what our towns should be.
We should define our future, ourselves.
Sunday, August 12, 2007
Saturday, August 11, 2007
Beware the Big Lie
In the 20th Century, propagandists perfected the practice of the "Big Lie" -- saying something outrageous and repeating it over and over again until people came to believe it.
21st Century Amador County developers have embraced this propaganda technique to push their projects on us.
21st Century Amador County developers have embraced this propaganda technique to push their projects on us.
"Our project is good for YourTown."
"Our project is the solution to YourProblems."
"Our project is smart growth."
The current noteworthy example is Jackson Hills. I've never seen a project get this far along with so many harmful environmental impacts and so many questions remaining about its details. And a couple of smart growth-resembling details do not a smart-growth project make.
But the developers and their minions are simply repeating their big lie mantras: "Jackson needs Jackson Hills. Jackson Hills will solve Jackson's wastewater problems. Jackson Hills is smart growth."
Because Jackson does have some real problems, mostly caused by poor development decisions made in the past and difficult infrastructure challenges, these messages are appealing.
But as I've said before, Jackson Hills is a bad project in the wrong place at the wrong time. The golf course can't dispose of wastewater in winter. There's no place for regular working Jacksonians to live. It would create gridlock in South Jackson. It would obliterate oak woodland and threaten the operation of local ranches. And there are just too many unanswered questions.
Jackson's Planning Commission saw through the Big Lie and recommended rejection of the project. So did the Amador County Transportation Commission.
They relied on fact, not faith, in making their decisions. Faith is a good thing, but putting faith in developers is a very risky business.
Let's hope the city mothers and fathers are also smart enough to see through the manipulation, look hard at the facts (and the missing facts), and do the right thing for their town and our county.
Be sure to attend the public hearing on Monday evening, August 13 if you'd like to weigh in.
Monday, August 6, 2007
ACTC gets it at last
We all know there is a connection between growth and traffic, at least in a county like this where everyone must drive for nearly everything.
Years ago, that connection seemed to be lost on the Amador County Transportation Commission. But now ACTC is emerging as a strong force for better planning in the county.
On Wednesday, the ACTC board voted to recommend to the Jackson City Council that it deny the Jackson Hills golf course subdivision project because of traffic concerns.
The next night, ACTC planner Sean Rabe gave a presentation to the Amador County General Plan Advisory Committee on traffic and land use.
"Traffic is a symptom," Rabe said. "Land use is the cause."
No joke. If we continue to develop in ways that require people to use their cars to get everywhere -- and everyone else to use their cars to get to them -- we will have gridlock at most major county intersections. There is simply not enough money and not enough buildable terrain to build our way out of this with bigger roads or new routes.
It's way past time to manage traffic on the demand side of the equation by paying more attention to where, how, when, and how fast we grow. ACTC deserves our thanks for stepping up on this critical local issue.
For more, read Editor Raheem Hosseini's editorial on the ACTC decision.
Years ago, that connection seemed to be lost on the Amador County Transportation Commission. But now ACTC is emerging as a strong force for better planning in the county.
On Wednesday, the ACTC board voted to recommend to the Jackson City Council that it deny the Jackson Hills golf course subdivision project because of traffic concerns.
The next night, ACTC planner Sean Rabe gave a presentation to the Amador County General Plan Advisory Committee on traffic and land use.
"Traffic is a symptom," Rabe said. "Land use is the cause."
No joke. If we continue to develop in ways that require people to use their cars to get everywhere -- and everyone else to use their cars to get to them -- we will have gridlock at most major county intersections. There is simply not enough money and not enough buildable terrain to build our way out of this with bigger roads or new routes.
It's way past time to manage traffic on the demand side of the equation by paying more attention to where, how, when, and how fast we grow. ACTC deserves our thanks for stepping up on this critical local issue.
For more, read Editor Raheem Hosseini's editorial on the ACTC decision.
Saturday, July 14, 2007
Gridlock doesn't care about class
There's an advertisement lurking as an op-ed in Friday's Amador Ledger Dispatch. A local person employed by New Faze Development to promote its environmentally destructive Jackson Hills subdivision argues for the project because it's "classy."
And she says that if Jackson Hills isn't built, some other development -- something far worse, in her opinion -- could be built on the site.
That's interesting logic: If the city doesn't approve this bad project, a worse one might come along? Wow.
Of course, the land could also stay a cattle pasture. Maybe even an irrigated one.
One of the biggest problems with Jackson Hills is that it will create gridlock in south Jackson (the word traffic doesn't appear in the "advertorial"). I don't know about you, but the last time I was stuck in traffic, it really made no difference to me whether the cars were shiny, late-model Beemers or beat-up older cars and trucks. And if ambulances can't get through a traffic jam on their way to the Sutter Amador ER, is that OK provided the cars in the way are nice and expensive?
Gridlock is an equal-opportunity impact that pays no attention to so-called class.
Who says traffic will be a problem? None other than Charles Field, Executive Director of the Amador County Transportation Commission, the county's resident traffic experts. As reported earlier this week in the Ledger article about Monday's council meeting, "Field repeated concerns that if Jackson Hills is built as planned, serious traffic congestion may aggravate already overburdened streets and roads."
The New Faze author also argues that Jackson Hills will "pay millions in developer fees that will benefit Jackson, Amador County, the school district and the Amador Water Agency."
What she fails to note is that under state law, developer fees can only cover the cost of a development's impacts on local government. They don't "benefit" government or taxpayers, they just cover the cost of providing capital improvements to the project. And often they don't even do that. Impact fees definitely don't cover school construction costs.
In closing, the author calls Jackson Hills "innovative." If Jackson Hills is innovative, I'm a right-wing Republican. Jackson Hills is a formulaic, suburban golf-course subdivision designed to attract affluent people in a certain demographic who are fleeing urban areas with equity from their homes for the comfort of gates and golf.
The odds of it becoming the social, economic and fiscal salvation of Jackson are slim to none.
Shame on the Ledger for allowing a developer to run an ad like this for free.
And she says that if Jackson Hills isn't built, some other development -- something far worse, in her opinion -- could be built on the site.
That's interesting logic: If the city doesn't approve this bad project, a worse one might come along? Wow.
Of course, the land could also stay a cattle pasture. Maybe even an irrigated one.
One of the biggest problems with Jackson Hills is that it will create gridlock in south Jackson (the word traffic doesn't appear in the "advertorial"). I don't know about you, but the last time I was stuck in traffic, it really made no difference to me whether the cars were shiny, late-model Beemers or beat-up older cars and trucks. And if ambulances can't get through a traffic jam on their way to the Sutter Amador ER, is that OK provided the cars in the way are nice and expensive?
Gridlock is an equal-opportunity impact that pays no attention to so-called class.
Who says traffic will be a problem? None other than Charles Field, Executive Director of the Amador County Transportation Commission, the county's resident traffic experts. As reported earlier this week in the Ledger article about Monday's council meeting, "Field repeated concerns that if Jackson Hills is built as planned, serious traffic congestion may aggravate already overburdened streets and roads."
The New Faze author also argues that Jackson Hills will "pay millions in developer fees that will benefit Jackson, Amador County, the school district and the Amador Water Agency."
What she fails to note is that under state law, developer fees can only cover the cost of a development's impacts on local government. They don't "benefit" government or taxpayers, they just cover the cost of providing capital improvements to the project. And often they don't even do that. Impact fees definitely don't cover school construction costs.
In closing, the author calls Jackson Hills "innovative." If Jackson Hills is innovative, I'm a right-wing Republican. Jackson Hills is a formulaic, suburban golf-course subdivision designed to attract affluent people in a certain demographic who are fleeing urban areas with equity from their homes for the comfort of gates and golf.
The odds of it becoming the social, economic and fiscal salvation of Jackson are slim to none.
Shame on the Ledger for allowing a developer to run an ad like this for free.
Friday, July 13, 2007
McCutcheon tix available in advance
While tickets for the McCutcheon concert/Wilensky fundraiser were originally announced as being available only at the door, you can buy them in advance online or at
Aeolian Harp, Angels Camp
Jackson Family Sports, Jackson
Sam Snead Real Estate, West Point
Don't miss the show!
Aeolian Harp, Angels Camp
Jackson Family Sports, Jackson
Sam Snead Real Estate, West Point
Don't miss the show!
Wednesday, July 4, 2007
Don't miss John McCutcheon in Mokelumne Hill
Storytelling musician-activist John McCutcheon will perform in the wonderful little town of Mokelumne Hill on Saturday, July 21.
The show, a benefit for Citizens for (Steve) Wilensky, will be at the Mokelumne Hill Community Hall at 7:30. Tickets are $25 at the door.
John's an amazing musician, and Steve -- the Calaveras County District 2 Supervisor -- is a remarkable politician. They're two of the finest people I know: smart, caring, compassionate, talented, and hard-working.
This promises to be an incredibly special evening. Be there!
The show, a benefit for Citizens for (Steve) Wilensky, will be at the Mokelumne Hill Community Hall at 7:30. Tickets are $25 at the door.
John's an amazing musician, and Steve -- the Calaveras County District 2 Supervisor -- is a remarkable politician. They're two of the finest people I know: smart, caring, compassionate, talented, and hard-working.
This promises to be an incredibly special evening. Be there!
Sunday, July 1, 2007
Sitting at home is not a good option
For years, some of us tried to explain what is patently obvious in Amador County now: left to its own devices, growth can destroy the things we love most about this special place.
Without good planning, we said, our home county could turn into all of those places we point to for their terrible traffic, bad air quality, ugly strip development, and land-consuming rural sprawl -- places where scenic vistas, working ranches, farms, and historic sites are written about in past tense.
We were often written off as alarmist socialist tree-huggers.
But with the "anywhere USA," traffic-jamming, suck-the sales-tax-from-the-cities commercial development of Martell and same-old, same-old sprawling, water-wasting golf course subdivisions proposed around our historic towns, most people "get it" now. As a result, more people than ever are getting involved in local planning issues and promoting smart growth.
At the same time, a certain amount of fatalism remains. Some believe that nothing can be done. It's a self-fulfilling prophecy: If you think nothing can be done and don't act, guess what? The powers of growth and development will prevail, just as they have in all of those other places where money talks and people are "too busy" to get involved.
But if we join together and claim this county as our own -- not the province of developers -- we can shape its future. Right now, residents of Jackson who want to avoid sprawl and would like to see ranching continue around the town would do well to contact their city council members about the Jackson Hills golf course subdivision and show up when the council discusses the proposal on Monday, July 9.
Jackson Hills is the wrong project, in the wrong place, at the wrong time. The EIR details more significant environmental impacts than any project I've ever seen proposed in Amador.
Jackson Hills will threaten the operation of the Plasse and Busi ranches, destroy oak woodlands, waste an incredible amount of water, and create gridlock in south Jackson. It will provide homes for affluent equity-amenity refugees, not people who live and work in Jackson.
The Jackson Planning Commission did the right thing when it voted against Jackson Hills.
Those who will profit from this development -- realtors, business owners, golfers, builders -- have joined together to support it. They are letting Jackson officials know what they think.
Those of us who will suffer, not profit from the project need to do the same. If you care about Jackson, traffic, ranching, oaks, smart use of water, and housing working people can afford, be sure to let Jackson officials know.
It's your town and your county. So take it back -- before we lose it for good.
Without good planning, we said, our home county could turn into all of those places we point to for their terrible traffic, bad air quality, ugly strip development, and land-consuming rural sprawl -- places where scenic vistas, working ranches, farms, and historic sites are written about in past tense.
We were often written off as alarmist socialist tree-huggers.
But with the "anywhere USA," traffic-jamming, suck-the sales-tax-from-the-cities commercial development of Martell and same-old, same-old sprawling, water-wasting golf course subdivisions proposed around our historic towns, most people "get it" now. As a result, more people than ever are getting involved in local planning issues and promoting smart growth.
At the same time, a certain amount of fatalism remains. Some believe that nothing can be done. It's a self-fulfilling prophecy: If you think nothing can be done and don't act, guess what? The powers of growth and development will prevail, just as they have in all of those other places where money talks and people are "too busy" to get involved.
But if we join together and claim this county as our own -- not the province of developers -- we can shape its future. Right now, residents of Jackson who want to avoid sprawl and would like to see ranching continue around the town would do well to contact their city council members about the Jackson Hills golf course subdivision and show up when the council discusses the proposal on Monday, July 9.
Jackson Hills is the wrong project, in the wrong place, at the wrong time. The EIR details more significant environmental impacts than any project I've ever seen proposed in Amador.
Jackson Hills will threaten the operation of the Plasse and Busi ranches, destroy oak woodlands, waste an incredible amount of water, and create gridlock in south Jackson. It will provide homes for affluent equity-amenity refugees, not people who live and work in Jackson.
The Jackson Planning Commission did the right thing when it voted against Jackson Hills.
Those who will profit from this development -- realtors, business owners, golfers, builders -- have joined together to support it. They are letting Jackson officials know what they think.
Those of us who will suffer, not profit from the project need to do the same. If you care about Jackson, traffic, ranching, oaks, smart use of water, and housing working people can afford, be sure to let Jackson officials know.
It's your town and your county. So take it back -- before we lose it for good.
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