A Sonoma County developer plans to build a commercial strip mall along Alameda del Prado at the entrance to Pacheco Valle in Novato.

Developer Bill Carle, an associate with Hugh Futrell Corp. in Santa Rosa, said plans for the development, including commercial and office space, have not been formally submitted to city officials but were discussed with a group of residents last week.

The three-parcel, 15-acre strip of land - adjacent to the offices of the Marin Independent Journal - has been the subject of debate over the years by developers and representatives of the American Indian community because a Miwok midden site graces the property.

The largest portion of the property, about 7.8 acres, is zoned by the city of Novato as neighborhood commercial retail on one side and light industrial/office on the other, Carle said. Another two parcels - a one-acre section to the west of the Independent Journal building and another six acres to the south of the building - are zoned residential, Carle said, although "less than an acre of the six-acre property is developable," he added.

"Our intent is not to make any zoning changes," Carle said. "We don't want to make it complicated."

Angry Pacheco Valle residents put the Novato City Council on notice Wednesday that they oppose any development along Alameda del Prado. There are about 600 households in condominiums and single-family units in Pacheco Valle.

Carle said the deal is in escrow. He declined to disclose the purchase price of the land owned by Gannett Co. Inc.

Carle said representatives of the development company met with about 75 residents last year and a group last week, and was surprised by the objections raised at the council meeting.

Novato Community Development Director Dave Wallace said the city has not received an application on any plan for the Pacheco Valle property.

"What's surprising to me is that there's a group of neighbors opposed to the development when it hasn't even been designed," Carle said. "We've asked whether we need to conform with the city's general or specific plans as guidelines. We think all issues will be clearly addressed to the satisfaction of city officials."

The land, which features a meandering creek and oak trees, was purchased by Gannett as part of a 25-acre deal that included the Independent Journal newspaper operations and facilities. IJ operations and facilities were acquired by MediaNews Group of Denver in October 2000, but Gannett retained its interest in the 15-acre strip now in escrow and eyed for development.

"We're angry that someone would come into such a pristine setting for the sake of turning a few bucks and ruining it," said Pacheco Valle resident John Garrett, a retired aerospace engineer who moved to Pacheco Valle two years ago.

"I don't think the residents of this valley can support a strip mall down there. I really don't know what our chances are of stopping this, but it won't be for lack of effort."

"With all the new developments nearby, to add another 150 to 200 cars daily would be a significant traffic impact," said resident Daniel Edelstein. "There's huge opposition in the community."

Novato Mayor Pat Eklund noted the Pacheco Valle land is a sensitive site.

A Miwok midden was discovered on one portion of the property in 1980. A Mill Valley archaeologist - who participated in a dig in 1974 - reported that nine burial sites and grave-associated artifacts were found.

Carle said the development will take concerns into consideration.

"We understand the concerns of neighbors. We're taking it all into consideration," Carle said. "We're sensitive to those types of concerns. We believe there are ways to resolve the traffic problems."