Planners grapple with new code
Twice, Ramona’s new form-based code put planning group members in a bit of a dilemma at their March 5 meeting.
In one case, it involved whether to vote on Kahoots’ new store project since it was designed before adoption of the form-code in July 2014, and the other case regarded information given to the planning group as a possible conflict of interest.
As a public speaker, resident Woody Kirkman asked the planning group to request that county staff investigate and identify the owners of a vacant parcel on 16th Street where a 62-unit apartment complex is proposed to be built.
Kirkman said Main Street is already operating on Level of Service F, “and it is of great concern to me that the smart growth form-based code zoning density increases adopted last July will be detrimental to the traffic circulation on Main Street.”
Lansing Companies, developer of the proposed Valley Park Apartments, was told by the Ramona Design Review Board in 2013 that the Ramona Community Plan’s 7.3 units per acre overrode the county’s general plan designation of 24 units per acre for that location. But, since adoption of the form-based code, both the developer and county staff have said the density reverts back to the general plan allowance.
That appeared to surprise members of the Ramona Village Design Group, who said density was never discussed during creation of the code. They are calling for reduced density in the town center.
Kirkman said he was concerned that members of the village design and design review groups were not required to file conflict of interest statements or abstain from voting on items that would result in recommending zoning density changes that could affect the value of properties they own.
Research indicated that 16th and Main Partners LLC and Lansing Strategic Management LLC own the property, Kirkman said. He requested an investigation into those groups and their association with the partnership known as the Ramona Community Partners. Kirkman provided a copy of an Oct. 9, 2002, document from the county recorder’s office stating the Ramona community partnership consisted of Hartjen Investment Properties, Gary J. Monetta and Susan A. Monetta, Bryan Woods, Daniel C. Mahan, and Luan and Marcelo Rivera of the Rivera Family Trust.
Woods, a former Ramona resident and former planning group member who was chair of the Ramona Village Design Group when it completed an initial village plan study report in 2006, told the Sentinel he has never owned property on 16th Street. Woods said he was part of Ramona Community Partners but sold his ownership in 2008.
“I divested myself completely of everything so I’m not a part of that anymore,” he said.
Woods, who serves as chair of the San Diego County Planning Commission, also said he was not familiar with 16th and Main Partners LLC.
At the meeting, Torry Brean, a member of the planning and village design groups, said the two groups he sits on as well as design review never approved increased density.
“I don’t think it would be supported by any of these bodies,” he said.
Piva said he would submit Kirkman’s information to county counsel for review.
Kahoots owners Mike Bittinger and Ethan Tunnell sought overall approval for their new feed and pet supply store proposed for Letton, Kelly and Main streets — a project that has been in the works for about six years and was approved by the design review board in 2012. Since then they have had several issues to work on with the county, including drainage. The architect for the project said the county has approved everything.
Piva, however, questioned whether any elements needed to be tweaked for compliance with the form-based code standards. He asked if the project was grandfathered in, but some members said they didn’t think it was.
“I don’t want you to hit any roadblocks,” Piva said.
“I’m concerned if it doesn’t go through the right channels,” said Paul Stykel, chair of the planning group’s Current Urban Development Area Subcommittee that is now comprised of many village design group members.
Brean, however, disagreed about delaying a vote.”I think they’ve done their due diligence,” he said.
Planner Donna Myers also supported a vote and said Ramona needs to be business friendly.
She made a motion to approve the project, which passed 12-3 with Stykel, and planning group members Scotty Ensign and Jim Cooper opposing.