Supervisors adopt Ramona Village Design plan
By Karen Brainard
A new zoning plan for Ramona’s town center that has been in the works for 10 years takes effect 30 days from its approval by San Diego County Board of Supervisors on July 30.
“This is a big day for Ramona,” Carol Fowler, vice chair of the Ramona Village Design Group, told the supervisors.
The Ramona Village Center Plan of form based codes and a similar plan for Alpine, along with amendments to Fallbrook’s village zoning regulations were grouped together for adoption.
“This action today is going to help revitalize both the Alpine and Ramona communities,” said Supervisor Dianne Jacob, who represents Ramona in her District 2.
However, Supervisor Bill Horn, whose District 5 includes Fallbrook, voted against the form based code plans, saying he sees them “as an extension of more regulations.”
“I’m staunchly in favor of private property rights,” Horn said.
The Ramona Village Design Group with assistance from county staff and county-funded consultant Howard Blackson, developed Ramona’s village center plan of form based codes and design standards. The plan also includes feedback from community workshops.
Rob Lewallen, chair of the village design group, noted that he took the lead for the plan’s Phase 2, following Bryan Woods, former Ramona resident and business owner who chaired Phase 1 and is a county planning commissioner. Lewallen said most of the community supports the re-zoning project.
The plan focuses on Ramona’s town core — approximately two to three blocks on each side of Main Street, from Etcheverry Street on the west end to Third Street on the east side. That area is split into three sections: the Colonnade, from Etcheverry to Pala streets, known for it eucalyptus trees and newer freestanding buildings; the Paseo, from Pala to 10th streets, considered the commercial and civic core; and Old Town, from 10th to Third streets, considered the historic town center.
The form based codes will replace traditional zoning in the designated area and impact new construction and remodeling.
Within the plan, which promotes Ramona’s rural character, are requirements for such elements as building height and placement, landscaping, parking — open parking areas must be masked from view of public frontage, lighting, color palettes and architectural standards for buildings. The document is graphic-based with “do and don’t” examples of architectural standards such as window elements.
Jacob called form based codes an innovative tool for enhancing town centers with a focus on the physical design of the buildings.
“It will also increase the economic value of communities by improving building aesthetics, enhancing walkability and allowing a mix of uses that bolster businesses,” she said.
The designated area of the Ramona form based code consists of six zoning districts:
•RM-V5, Center District — mostly developed land that establishes a Main Street sense of place.
•RM-V4, General District — moderately developed land that is generally residential in character.
•RM-V3, Edge District — lightly developed land that is primarily rural residential, equestrian and agricultural in character (west end).
•RM-V2, Rural District — mostly underdeveloped or agricultural lands (near the creek bed).
•RM-V1, Natural District — land subject to the Santa Maria Creek Greenway Master Plan.
•RM-CD, Civic District — open spaces and public buildings dedicated to arts, culture, education, recreation, local government and/or municipal parking.
Each zoning district, other than the civic district, allows for a variety of uses, some by right and others with an administrative, minor or major use permit.
One spot in the civic district is the area designated for the future Ramona Intergenerational Community Campus (RICC) between 12th and 13th streets and anchored by the Ramona Library on Main Street. The plan originally targeted the entire area behind the library to the Santa Maria Creek bed for civic space, but county staff discovered some of the property is privately owned. Staff recommended other zoning classifications for those properties to allow the owners more flexibility, a change that was included in the board’s vote.
Although Lewallen said many involved in the RICC concept are concerned that the privately-owned property may not be available in the future, Jacob said it shouldn’t be zoned civic out of fairness for the owners.
Also in the board’s vote was directing staff to consider including Jim Hagey’s property in the form based code area for a periodic review or future zoning ordinance amendment. Hagey’s 20 acres is behind the Stater Bros. shopping center, bordered by Ramona, H and 16th streets. Inclusion in the form based code area would give him mixed use zoning that would allow commercial.
Hagey has indicated he would like to build a town square and sell a portion of his land to a developer for a medium or big box store. Lewallen said he supports adding Hagey’s property to avoid further elongation of the town’s commercial core.
To see the Ramona plan, visit www.sdcounty.ca.gov/pds/advance/Ramona_Draft_Form_Based_Code_September_2013.pdf.