Posted on Sun, Apr. 20, 2008

When Stanislaus County finally signs an agreement to turn an old airfield into a modern, transportation-based business park, one thing must be clearly marked: The exit signs.

Without clear, concise language about what must be accomplished and when, about who will pay for it and who won't, about who the partners are and their depth of commitment, the county cannot agree to allow developer Gerry Kamilos to begin the transformation of the World War II-vintage airstrip into a 21st century business and transportation park. In other words, any deal the county signs must contain language that protects taxpayers by providing the county an out.

Fortunately, it appears the county staff has included just such stipulations and requirements in the memorandum of understanding it has prepared for the Board of Supervisors to consider and act upon Tuesday.

In the past year,

we have seen unprecedented scrutiny of the West Park plan for Crows Landing by county staff and others, intense negotiations and overt politicking. Now it is time for the board to move forward by approving a memorandum of understanding that will make Kamilos the master developer and endorse his vision of the facility. That will allow work to begin in earnest on a far-reaching and dynamic plan. If fully realized, it will connect Stanislaus County to the Port of Oakland through short-haul rail, provide a hub for the trucking industry and provide air service for corporations who want to be near the Bay Area. The scale of the project is similar to that of creating a university in the middle of Merced County, and the benefits could be comparable.

The Bee did not support the West Park plan when it was presented last year, preferring the smaller Hillwood vision. But county supervisors went a different direction and the state has endorsed the West Park plan by tentatively promising $22 million to help finance the rail component.

Given all that, it is time to move forward -- and that's what the board should do.

Numbers tell part of the story. West Park will cost about $725 million to complete in four phases. When done, Kamilos insists the project will create 36,000 jobs. His studies predict the park will be worth $5.5 billion and pump $2.8 billion into the county's economy each year. Kamilos says the county will get all this for a pittance -- an initial outlay of $200,000, which will be recovered within a few years.

Still, some of the numbers are hard to believe. For instance, the financial feasibility study suggests that West Park will account for 10 percent of the county's total economic activity when finished. Really? Does that mean it will supersede the county's wineries in value? Will the farmers who generated $2 billion in income last year move away? What about all those food processing, service sector and construction jobs? We'll be happy if its value even comes close.

Kamilos has provided a host of studies; buried within them are figures that give rise to concern. The prospect of 12 trains a day in their downtown bothers many in Patterson. But train traffic is far less troublesome than having 141,000 vehicles every day on what now are country roads. Massive roadway improvements will be required to avoid congestion -- and not just around Patterson. Improvements will have to reach back to Modesto and Turlock. And while this project and its signature short-haul rail line likely will improve traffic and air quality over the Altamont by taking some trucks off the highway, it just as likely will worsen the air around Crows Landing, Newman and Patterson.

The environmental impact report will address many such issues in more detail than has been provided thus far and point out where additional mitigation is needed.

Suffice to say, we don't like or trust all the numbers we've seen. But we have come to trust the process with which this was handled. Kamilos was open in putting together and sharing his plan. The county brought in consultants when needed and relied on five of its departments to draft and craft this agreement.

Supervisors will get a document that lays out four stages of development with specific goals and criteria. Beginning each stage is contingent upon completing aspects of the previous stage. And in each phase, county property must be developed either ahead of or concurrently with property Kamilos controls. There are deadlines, as well as specific requirements that Kamilos remain responsible for the project through the buildout. For 20 years, Kamilos will not be able to develop much of the off-base property he controls. The agreement requires mitigation for loss of 3,300 acres of prime ag land and insists on improved conditions for nearby residents. Most important, the memorandum of understanding contains a strong, no-cost exit plan for the county if Kamilos gets off track or does not live up to his end of the bargain.

The county does not appear to have cut Kamilos much slack. The staff has been diligent in asking the hard questions and building stringent requirements into the agreement. They are not relying solely on short-haul in determining whether this plan is feasible.

There are many who do not share Kamilos' vision. But the majority of the board appears to. It likely will vote in favor of the memorandum of understanding by at least the same 3-2 margin that allowed Kamilos to proceed more than a year ago.

Just as good fences make good neighbors, good contracts make good partners. It appears the county staff has crafted a good, strong contract that assures Stanislaus County taxpayers that they will not be paying for anyone's flawed vision, half-completed projects or empty promises.

With such assurances, supervisors should proceed.