Group works on town center plan update
Ramona Village Design Group is updating the custom-tailored town center zoning plan that it helped to create, now that it has had a chance to see what works and what doesn’t since the plan went into effect in fall 2014.
Some of the tune-ups addressed in the Ramona Village Center Plan of form-based codes, adopted by the county Board of Supervisors on July 30, 2014, are density, parking and signage.
The village design group spent about 10 years creating the plan with assistance from county staff and a county-funded consultant in an effort to promote village character in the town center area that covers about two to three blocks on each side of Main Street, from Etcheverry Street to Third Street.
In early 2015, village design members were surprised when developers for an apartment project on 16th Street said their property is just inside the form-based code area and is now allowed 24 units per acre — more than the 7.3 units per acre allowed in the Ramona Community Plan. The members then learned that with the adoption of the form-based code, density reverted to the county’s general plan designation of VR-24.
Increased density was not the intention of the village design group, so chair Rob Lewallen said proposed changes will include language on the form-based code superseding standard county policies/regulations.
For mixed use of commercial/residential, desired by the group for Main Street and side streets, Lewallen said they plan to suggest density be changed from 0 to 7.3 dwelling units per acre. Also, he said, they want to require 50 percent minimum commercial and 50 percent maximum residential.
They also want to include that there will be no residential density on the proposed Ramona Intergenerational Community Campus (RICC), anchored by Ramona Library at Main and 13th streets, he said.
The group wants to expand the form-based code area to include Jim Hagey’s 20 acres behind 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.
Before the plan was adopted by the county, Hagey asked to have his property included, as he was interested in building a town square and selling a portion of his land to a developer for a medium or big box store on the H Street side of the property. The supervisors suggested that request be considered when the plan was updated.
The form-based code requires only one parking space per dwelling unit. Lewallen said they are proposing two spaces per unit, and half a space per unit for guest parking.
A number of adjustments have been proposed for types of allowed signage and sign dimensions.
Lewallen was scheduled to present the update to the Ramona Community Planning Group at its April 7 meeting, but planning group chair Jim Piva said the county told Lewallen it was not ready to be submitted yet.
On March 28, the village design group met and compiled the list that was presented to the Ramona Design Review Board March 31. Lewallen, who chairs both groups, said design review members added more sign regulations and unanimously supported the list.
The changes will need to be approved by the planning group, then the county Planning Commission and then the Board of Supervisors for implementation.