New code allows more apartments
A 62-unit apartment complex proposed for 16th Street is benefiting from the adoption last summer of the Ramona Village Center Plan.
With the new zoning code, project proponents say they can incorporate the density they originally proposed.
Just over a year ago Casey Malone of Lansing Companies and his architect presented plans for a 60-unit apartment complex on about 2.8 acres to the Ramona Design Review Board and the Ramona Community Planning Group. The land is next to Ramona Lutheran Church.
They were told the density was too high for that location because the Ramona Community Plan overrides the county’s general plan that would allow 24 units per acre. The community plan allows 7.3 units per acre in the town center unless the project is affordable or senior housing, or a project is developed after adoption of the Ramona village plan. With that plan in place, density in the town center reverts back to general plan designation, according to the county.
The 16th Street site is within the Ramona plan’s form-based code area, Architect Phillip Pekarek of Pekarek Crandell Inc. told the planning group Jan. 15. That gives the property RM-V5 center district zoning and a VR-24 general plan designation, allowing them 24 units to the acre, he said. They plan to build 22 units per acre, he added.
Malone told the Sentinel they resubmitted their plans to the county in December 2014, “taking the form-based code into account, designing to their standards.”
Market research shows there is a need for more apartments in the county, he said.
“We’re bringing something that’s maybe a step up. Very aesthetically-pleasing...quite spacious,” Malone said.
Plans are for eight two-story buildings with front porches, housing a total of 38 two-bedroom and 24 one-bedroom apartments. One of the buildings will contain 12 units and front 16th Street, he said. In addition, the complex will have a pool and a barbecue area.
According to Pekarek, the architecture will reflect a Monterey-style theme to represent what they believe is the look of Ramona.
Parking will total 96 spaces, 1.5 per unit, which exceeds the code of one per unit, said Pekarek. In addition, there will be about 20 guest spots, he said.
Planners were concerned about storm water drainage, and traffic impacts. Malone said a traffic analysis was being completed.
The planning group made a motion to send the county the following comments on the project:
• Increase in average daily trips and impact to 16th and Main streets are a concern, request review of the traffic analysis for the project.
• Property is subject to significant storm water runoff when it rains and streets and properties flood in that area and downstream.
• Number of parking spaces on site and guest parking may not be adequate. Parking at apartments in Ramona historically has not been adequate.
• When built, the project representatives participate in the sheriff’s Crime Free Multi-Housing program.
Malone told the Sentinel that they hope to start building in 1-1/2 to 2 years, depending on the site plan process.