Golf course decision delayed

Brian Wilkinson

(Updated: Thursday, March 04, 2010, 12:00 AM)

After three hours of discussion Monday, the Madera County Board of Supervisors continued the hearing for the 315-lot Sierra Meadows Estates Subdivision to Monday, April 5.

The Madera County Planning Commission voted unanimously to recommend the project at a Nov. 17 public hearing in Coarsegold.

District I Supervisor Frank Bigelow wanted the county planning staff to clarify questions and concerns that were brought up during the hearing, primarily concerning water and roads.

"There were a number of questions asked today and they need to be answered," Bigelow said.

Dan Francoeur, representing the Ahwahnee Community Council, said the group does not oppose the project but wants to make sure it is done right. He said the developers, county and the council all agreed to make improvements to the intersection of Road 621 and Highway 49 including turning lanes, prior to phase three of the project but now that has been changed to phase six.

"California Department of Transportation initially wanted it done by the time the project stated, but after discussions with the developer, the county and our council agreed to wait till the first 20 lots are developed during phase 1 and 2," Francoeur said. "Recently it's been changed to hold off on the road improvements till phase 6 begins, which is after 162 lots are developed."

Francoeur said the changes are a little frustrating. "My biggest concern is they keep changing timelines and eventually some of these requirements will never get done," Francoeur said.

Road 621 will be paved to county standards by the start of the first house in phase 3.

A new access road for the development was also an issue at Monday's meeting.

John Reed, representing the developer, Robert Bard, told the supervisors that a third access road to the project via Road 620 may not be possible due to property right issues. "There may be a better alternative," Reed said.

Bigelow said without the third access road, people would be put in a canyon and would be trapped if a fire went through the area.

"Mr. Reed stated the county is asking them to do something that may not be possible to accomplish and that if they are required to provide the third access road, it would kill the project -- If they can't get a third access route, then the project should be killed," Francoeur said.

The original Environmental Impact Report projected more than seven vehicle trips per day, per household. At build-out that would be about 2,300 trips per day.

Government watchdog Dale Drozen said not having the third access road would put people "in a very hazardous situation."

Drozen also said the $78 per year, per lot to be used for fire protection staffing, would be a spit in the ocean. "$25,000 a year doesn't do much to fund the fire department," Drozen said. "$78 for every house in Madera county would be more realistic."

The project has water rights to Miami Creek and will provide diversions for water required for the development. Warren Felger, attorney for Bard, told the planning commission they have a permit for 62-acre-feet, or 20 million gallons of water per year from Miami Creek and have a pending permit to increase to 309-acre-feet, or 100 million gallons per year.

During the hearing before the planning commission, Ron Pisel of Nolte Engineering, said during an average year, 6,400 acre feet, or 2.08 billion gallons of water flows down Miami Creek. About 80% of the flow occurs during the winter.

The developer, according to Pisel, has an agreement with the Department of Fish and Game to maintain a minimum flow of Miami Creek during the diversion period so as not to negatively affect fish downstream.

Bard, owner of Sierra Meadows Golf Course, told supervisors they have permits to divert the water from the creek but are seeking approval for a 200 acre-foot storage dam. Bard said the decision from the State Water Resources Control Board might adjust how much water can be stored, but will not affect how much can be diverted.

At total build-out, it is estimated the subdivision would use about 778,000 gallons of water per day, not including the water used for the 18 hole golf course.

For the project to move forward, the supervisors must approve the Environmental Impact Report, Madera County General Plan amendments, rezoning and the Tentative Subdivision Map.

According to Bard's plans, build out of the entire subdivision could take 13 years.