Our Valley, Our Choice

In a few weeks a new book, "Our Valley, Our Choice", will be
released by Modesto's Great Valley Center. Carol Whiteside, who was
mayor of Modesto during the years that I served on the Board, has
headed up this private planning center for at least ten or fifteen
years. Occasionally I would receive information from their programs
and just didn't have time to become very much involved. But now, for
some reason, they have rushed to publish a documentary style report
on the future of the San Joaquin Valley. There are 3.3 million people
living in the valley from Lodi to Bakersfield and what was clear even
twenty years ago is even more evident today. The best farm land in
the world is being covered with asphalt.
Anyone who has been over on I-5 from Coalinga to Tracy knows the
number of housing developments that have sprung up for commuters from
the Livermore Valley and beyond. Housing costs in the bay area
started this trend in Modesto and Stockton about twenty years ago
when it was cheaper to commute than to try to live in the
deteriorating cities of the Bay Area. The trend has accelerated to
the point where speculative subdivisions of more than 1500 homes are
under construction east of Sacramento, Stockton and Modesto. The
facts are that these foothill subdivisions are not occupying prime
farm land and if we must have growth, I suppose the foothills which
will only support some tree crops and livestock grazing, will have to
be the place. The pressure will be on the western edge of these
counties to make land available for development.
Right now, due to the cyclical nature of real estate, the pressure
is not great. In fact, in El Dorado County, one of those 1500 home
subdivisions has stopped construction half way through and another is
approved but no development has taken place. The Great Valley
Center's purpose is to describe the conditions that we knew about and
were concerned about years ago when developing our first General
Plan. It was not that Mariposa County had any Class 1 farm land,
which we don't, but that Mariposa County is a county which struggles
to deliver basic services because half of the county is in Federal
ownership and the tax structure is such that land development,
regardless of the speed of growth, will never keep up with the
standards that are set for such things as solid waste management,
emergency services, transportation infrastructure, social welfare, or
a myriad of other activities expected from local government.
The challenging of the granting of Certificates of Compliance on
lands covered by Ag. Zoning and Williamson Act contracts are very
likely to mask the real problems that could be in Mariposa Counties
future. Committing county resources to fight frivolous challenges to
county decisions only focuses our interest on the legal aspects
instead of strengthening and supporting the over riding protections
that our General Plan can give to the economic health of our county.
Our staff has a hard enough time just dealing with the ordinary
challenges of the county General Plan and Zoning document to be able
to examine our future in light of the massive issues surrounding us.
Somebody needs to understand the issues and addressing challenges of
out of county pressure to eventually develop lands in Mariposa County
who's only value will be for residential use.
In the first instance, every project to be proposed must come with
complete infrastructure and operational plans. They must be built to
standards that can be efficiently operated and maintained. But more
importantly, the developments must be able to provide for most of the
ordinary services of a city or county, or at least participate in a
manner above and beyond the normal expected. The fundamental reason
is that only 25% of the property taxes generated by such developments
accrue to the county and this is not sufficient to provide the
expanded services required. Were it not for the BED TAX that the
county collects, we would not have the services that we have.
The Board of Supervisors has been discussing development fees.
These are needed but it does not end there. Once the development is
permitted and the fees paid, nothing more is structured to support
the ongoing needs. Development fee yes, but far more. We must, in
the updating of Title 17 and the Subdivision ordinance, provide for
the creation of developments that are self sufficient. In all
likelihood that will spell the end of the small parcel split, because
the developer, who is usually the land owner trying to sell a bit of
land for whatever needs they have, will find it difficult. For years
the Board of Supervisors have maintained the small parcel split
because the theory was that it was usually a land owner in need of
some cash, for retirement, for education, for health care. But the
facts are that all these small parcel subdivisions have made a large
collection of contiguous subdivisions with no or poor roads,
difficult and expensive to service, and, as they pass from the
original owner to subsequent owners create an unrealized demand that
the county provide services that it simply can not.
What is the answer? I have lived through and participated in all
levels of county growth. From land at $50 dollars an acre to 5 acres
for $250,000. Two times in our recent history we have had real
estate "booms", the last one ending in 2005. What will we do when
the next one arrives? How will be deal with the consequences of
growth? It is coming because our neighbors in the San Joaquin Valley
will push it here. Because I believe to some degree in property
rights, then I believe that along with property rights go
responsibilities to the community. First would be the encouragement
of higher density subdivision which comes with services provided by
the development on a long term basis.
We have had the experience of a subdivision where the developer
stayed with the project as long as he was alive. That is wonderful,
but people do pass away. The real answer is community service
districts formed with the subdivision which essentially manages the
services within the subdivision into perpetuity. It must be
structured in such a way that the development be of the highest
quality with maintainable roads, water, sewer systems, environmental
lighting, internal passageways for things like bike paths or bridle
paths; services such as fire and safety, all structured in the best
way to provide such services, and enforceable and enforced.
I hope you noticed that the Calif. Dept of Forestry has decided to
begin 12 month service at two of its main stations. It is only a
matter of time before the subject of volunteer fire departments vs.
contracts with CDF comes before the community. It is the history of
CDF that service expansion results in broader community
responsibility, far beyond the ability of the county departments to
compete. This is simply because once
the service is established, there is no turning back.
I recommend the purchase of this book by the Great Valley Center.
It puts into words many of the ideas that have been spoken of for
years, but now the issues are real.
This state is growing to 33 million souls and they have to live
somewhere.

To learn much more about Mariposa County along with
historical photos:
A signed copy of "Images of America" - Mariposa County,
By Leroy Radanovich can be purchased at his web site:
Radanovich Galleria & Books






This is a early day photo of the Mariposa Mine in
Mariposa County that is mentioned in the article to
the left by Mr. Radanovich.

This photo and others can be purchased in various sizes.
All prints are archivally printed on fiber based paper, given a selenium wash which renders the photographs permanent with a warm tone ready for framing
Radanovich Galleria & Books










Mariposa in 1920

This photo and others can be purchased in various sizes.
All prints are archivally printed on fiber based paper, given a selenium wash which renders the photographs permanent with a warm tone ready for framing
Radanovich Galleria & Books









Mariposa County Courthouse written by Leroy Radanovich and
Scott Pinkerton is a book about the only courthouse West of the Mississippi that is still in use today.
The book is signed by Leroy Radanovich.
To purchase the book:
Radanovich Galleria & Books








Mariposa in 1860


This photo and others can be purchased in various sizes.
All prints are archivally printed on fiber based paper, given a selenium wash which renders the photographs permanent with a warm tone ready for framing
Radanovich Galleria & Books