The largest subdivision proposed in Amador County since Gold Creek was recently the subject of an Amador County Planning Commission preliminary review ("scoping") session. The White Horse Development proposes to build 1,300 homes, a golf course, an office-industrial park, a cultural center, a park, and youth recreation facilities on the former Noble Ranch. The property is on lower Ridge Road, across from the mill entrance, just above the intersection with Highway 88. The project would create a community the size of our small cities.

Project would tax emergency services and affect local cattle operation

Emergency services emerged as an issue of great concern at the scoping session. The area is currently served under mutual-aid agreements by the Sutter Creek Fire District. The District does not have sufficient volunteer staff to respond to the anticipated increase in fire and medical aid calls, according to representative Dominic Moreno. Moreno stated that this project would double the district's current service demand and might bring with it the need for a 24-hour staffed fire station in the area.

Moreno's concerns were echoed by Amador Fire Protection District Chief Jim McCart and Jackson City Manager Michael Daly. McCart also stated that White Horse would not generate sufficient revenue to cover impacts on local emergency providers. Funds for fire protection in the Amador Fire Protection District, in which the project is located, come from an annual benefit assessment rather than taxes based on property values.

Aside from a strip of land along lower Ridge Road, which is approved for industrial development, the White Horse project lands are currently designated for agricultural-residential use, with 40-acre minimum parcel size. Approval of the project for denser development would require general plan and zoning changes.

Foothill Conservancy commented that the development of the project seemed premature and requested that the county first establish a community plan for the Martell area. Such a plan could define Martell's development boundaries, specify what types of development are appropriate for the area, and determine how services would be provided for that development. We had earlier advised the developer of our strong opinion regarding the need for better planning for Martell.

In addition, we provided the county with Santa Clara County's environmental and design guidelines for golf courses, which addresses issues from stream damage to oak preservation to pesticide, herbicide, and fertilizer use. We suggested that the county adopt the guidelines, which were developed in a collaborative process involving environmental interests in Santa Clara County.

The White Horse developers have, at their request, met twice with members of the FC board. We loaned them a copy of the Sierra Business Council publication Planning for Prosperity, which contains useful development and planning process principles. We've expressed concerns about the timing of the project, emergency services questions, and effects on nearby ranch lands.

The project proponents say they intend to build a quality project. Only time will tell whether the project meets UC Berkeley planner Tim Duane's advice that projects must be not only well-designed, but built in the right place, at the right time. Stay tuned.