New Guidelines Could Trim Size of Somis Project

Proposed guidelines aimed at protecting county farmland from urban sprawl could force a British-based developer to cut in half a housing project planned in Somis, officials said Monday.

A 12-member task force of local leaders has recommended that the county redefine urban development to include any residential project with lots smaller than two acres or any project requiring a new or expanded sewer system.

If endorsed by the county and city leaders, the guidelines could force Knightsbridge Holdings to reduce the size of its project from 159 houses to 97 and install septic tanks, rather than build a new sewer system, said Steve Wood, a senior county planner. Knightsbridge officials declined comment Monday.

Knightsbridge last year sought county approval to change the zoning of 195 acres of land from agricultural to rural, which currently allows one house per acre.

The project has riled neighbors, who say it not only threatens their semi-rural lifestyle but the future of all county farmland. Furor over the proposal prompted a review of the county’s Guidelines for Orderly Development.

The Board of Supervisors is scheduled to consider the new development guidelines at its meeting this morning. If approved in concept, the policies would be forwarded to cities for their endorsement before formal adoption.

Supervisor Maggie Kildee, co-chairwoman of the task force, said the new guidelines are not specifically directed at the Knightsbridge project. Instead, she said, they are intended to address growing concerns about future development on county agricultural land in unincorporated areas.

“This is just an attempt to tighten the guidelines,” Kildee said. “Basically, we’re saying if a project requires urban services, it’s urban. This has never been spelled out.”

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Camarillo Mayor David Smith, the other co-chairman, said he believes that cities will support the changes. But Smith noted that there was some disagreement among task force members over what should be considered urban development and that this could pose a problem.

“If we can’t come to some sort of agreement, then we’re going to go back to the old standard and there will be no change,” he said. Currently, the county considers any development on less than one acre as urban.

Moorpark Councilman John Wozniak preferred that the urban designation be changed to any development that occurs on less than 10 acres, while Thousand Oaks Councilwoman Jaime Zukowski and Fillmore Mayor Linda Brewster preferred a five-acre threshold.

Instead of reducing the size of its project to comply with the guidelines for rural development, Knightsbridge would have the option of keeping the urban zoning designation, said Wood, the county planner.

But he said the developer would have to put together a detailed plan outlining the creation of an “unincorporated urban center,” similar to what the communities of Piru and Oak Park have now. The plan would address traffic, open space and other urban concerns.

To do this, however, would be costly and take as long as two years to complete, officials said. It also would require approval or at least some input from existing property owners through public hearings and meetings.

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Meanwhile, Barbara Kerkhoff, a member of Save Our Somis, said she is concerned that allowing the construction of a sewer plant and dozens of homes--whether its 159 or 97--on agricultural land would set a dangerous precedent. She said it would only encourage other developers to come forward with similar projects.

“The implications are humongous,” Kerkhoff said. “This really scares me.”