Debate over proposed Knolls development turns to density
By Kyle Jorrey kjorrey@theacorn.com

Two density studies using two different methodologies are the latest bones of contention related to a proposed residential development in the Santa Susana Knolls.

In 2004, the Ventura County Board of Supervisors gave prescreening approval to a project by developer Colton Lee Communities to build on a 23-acre site along Katherine Road with two conditions: 1) 20 percent of the units had to be set aside as affordable, and 2) the density of the number of units on the property could not exceed eight units per acre or the existing average density of the Knolls, whichever is less.

But according to county planner Daniel Klemann, unclear wording by the board at that time has left the door open for some dispute over just how that density is to be determined in a unique community like the Knolls that has lots of many different sizes.

"You've got everything from a 500-square-foot lot to a 13-acre size lot," Klemann said.

It's a critical point because whichever study the Board of Supervisors ultimately does select as the valid one will determine the number of units Colton Lee will be allowed to build on the property- a matter of great concern to current Knolls residents.

The first study, completed by county staff in March, sets the number of most allowable units at 72, while the most recent study done by the county using Colton Lee's methodology puts that number at 95- a difference of 23 units.

The number of manufactured homes called for in the developer's most recent application: 100.

"We did the original calculations and came up with a density that would result in 72 units being allowed on the property, following a literal translation of what's in the clerk of the board's minutes for the general plan amendment screening meeting (in 2004)," Klemann said. "But the problem was, it appears that the Colton Lee folks were misinformed. They were assuming a higher density, so what we're trying to do is come to some sort of resolution."

According to Klemann, the issue at hand is not one study being right and one being wrong, but which one most closely represents the direction of the board.

The difference between study No. 1 and 2, the county planner said, is that the first study takes into account all existing lots, while the second study looks at the total number of lots if the current lots were subdivided down to the minimum lot size required by the zoning district.

"There are reasonable arguments either way, but we still feel that our study was done pursuant to the board's direction," Klemann said.

Gary Gorian, president of Colton Lee, thinks it's the second density study that most truly represents the board's intent.

"At our original prescreening hearing, staff recommended the density not to exceed eight units per acre, and at this point, we are far below that," Gorian told the Acorn during an interview in May.

"What we're using is the staff numbers that we have been given for the last two years," he added. "The 72 units, where that came from is a puzzle to me."

Klemann said Colton Lee has decided to proceed with its application process with two different density studies rather than taking the time to go back to county staff to see if a compromised methodology could be reached- running the risk that the board of supervisors could deny the project simply on