SECTION 2
OBJECTIVE DESIGN STANDARDS – SITE DESIGN
STANDARDS
6 A.2 Street Orientation
A.2.1 New development shall locate and orient buildings towards the street frontage as follows:
a. In the CD zone*, at least 90% of the street frontage shall have the buildings at the property line streetwall edge or set back no more than 2 feet from the common edge, with no on-site parking in front of the building; or
b. For larger buildings (above 50,000 square feet) located outside the CD zone, at least 50% of the building area shall be placed along the street frontage, without any on-site parking in front of the building; or
c. For all other projects, at least 75% of the building area shall be placed along the street frontage, without any off-street parking in front of the building.
A.3 Open Space
A.3.1 Common outdoor recreation areas (courtyard, patio, gathering space, or outdoor room) shall provide the following:
a. Mixed-use residential shall include at least one shared recreational area with a minimum width and depth of at least 15 feet per every 20 units.
b. Multi-family residential shall include at least one shared recreational area per every 20 units that includes a minimum of 2 of the following recreation amenities: barbecue, picnic area, covered seating area, pool, spa, basketball, playground equipment, community garden, outside ping pong, sand
volleyball, exercise area or dog park/dog run. Projects with more than 50 units shall provide one table per 10 units and these tables shall have some form of weather protection as well as lighting. Projects with less than 50 units shall provide 1 table per 5 units.
A.3.2 Private recreation shall be directly accessible from the residential unit and shall have a minimum of 60 square feet and a minimum dimension of 6 feet.
Housing that creates or recognizes a shopping district are possible if the design of the architecture, streetwall and streetscape are considered.
Larger housing developments include larger active recreation spaces. * These standards apply to all eligible projects. However, if there is any difference between the Citywide Objective Design Standards and the Downtown Village Specific Plan Objective Design Standards (DVSP ODS), the DVSP ODS will take precedence.
SECTION 2
OBJECTIVE DESIGN STANDARDS – SITE DESIGN
STANDARDS
7 A.4 Vehicular and Pedestrian Circulation
This section addresses the interface between project
access points, driveways, paths, and sidewalks.
Safe and convenient circulation requires a clear
definition of access, distinctive areas for different
traveling modes, and clear directions to access facilities by foot, bicycle or car.
The pedestrian or vehicular nature of a street sets the tone for how buildings are sited and oriented. On streets of high pedestrian use, curb openings must be minimized to ensure safe and continuous walking and biking. For
project driveways, alleys are the preferred point of
access, where available. On corner sites where no alley is available, access is taken from the secondary street.
User-friendly circulation for all modes of travel around and through a project leads to higher rates of walking
and biking. Pedestrian amenities that promote
walkability include shade, vertical or horizontal
separation from high vehicular use areas, lighting, and wayfinding signage when the site has multiple locations as destinations. Other positive design elements that
increase visual interest and comfort include landscaping and enhanced pavements in a mixture of textures and
colors such as pebble, rock, decomposed granite, and
pavers.
The interface to the street is most important for retail and restaurants, but all projects need to relate the adjacent street in a positive way.
A positive walking environment can occur despite parking and driveway access needs. This project focuses on the clarity of the building entrance and a positive public realm for walkers.
Pavement changes can be used to delineate pedestrian walkways from driveways.
SECTION 2
OBJECTIVE DESIGN STANDARDS – SITE DESIGN
8 A.4 Vehicular and Pedestrian Circulation
A.4.1 Vehicular Access
a. Where a project site is adjacent to an available alley, on-site parking including parking structures and surface parking shall take its primary access from that alley.
b. Where a project site has a secondary street frontage and no alley access, on-site parking including parking structures and surface parking shall take its primary access from the secondary street instead of the primary street.
c. Where garage parking is proposed, private driveways used to access the garage shall be located along the sides of the property and/or at the rear of the property, avoiding the center of the property or crossing in front of the primary elevations of the project.
d. For development sites over one acre or sites without secondary or alley frontage, a maximum of one vehicle access point from the primary street frontage is permitted per 200 linear feet of street frontage.
e. To provide adequate site distance, vegetation planted within 15 feet of a driveway near the intersection of the public road with its driveway apron shall be a maximum of 36 inches high at
maturity.
A.4.2 Pedestrian Circulation
a. All on-site buildings, entries, facilities, amenities, and vehicular and bicycle parking areas shall be internally connected with a minimum 4-foot-wide pedestrian pathway or pathway network that may include use of the public sidewalk. The pedestrian pathway network shall connect to the public sidewalk along each street.
b. Pedestrian pathways within internal parking areas shall be separated from vehicular circulation by a physical barrier, such as a grade separation, landscape planting strip, or rock filled raised median at least 2 feet in width, except where crossing a vehicular drive aisle.
c. Pedestrian-scaled lighting shall be provided along walkways and shall comply with the lighting requirements in section C.3 of these standards.
d. Crosswalks delineated through pavement patterning, using material different from the street, or striping shall be provided within the project site at all vehicular crossing points. e. All pedestrian pathways with public access shall be paved, with at least 10% of the pavement material to be enhanced through the use of enhanced concrete, brick, grasscrate, pavers, or small rock-seeded concrete.
7 Parking garage entrances can be recessed and the access way made to feel like a plaza.
Well-planned pedestrian pathways provide shade cover
and are separated from driveways and parking areas.
Sidewalks are safer and more user-friendly when not
interrupted by curb openings.
SECTION 2
OBJECTIVE DESIGN STANDARDS – SITE DESIGN
9 A.5 Vehicular and Bicycle Parking
On collector and arterial streets—especially where there is no on-street parking—entry areas for parking must be easily identifiable, but should not dominate the street view. Visible parking along the street is limited to no more than 25% of the frontage. Once inside a project
site, parking areas should be easy to locate. On smaller sites with buildings building set at the edge of the street right of way and underground parking accessed directly
from the street, signage and clearly marked and
designed entrances should be provided for easy
wayfinding.
Bicycle and microbility parking should be easy to find, durable and secure, and located close to building
entrances or major activity areas of a site. Consider the need for high visibility of the parking to minimize theft as well as the convenience of the location compared to the entry points of the buildings as the final destination To encourage and support alternative transportation, fully enclosed and locked long-term bicycle and micromobility parking is required at a rate of 1 per 10 residential units.
Surface parking lots can be positive if the edges are partially screened from the street driving lanes.
Parking garages and exterior parking can be done within a project where the buildings screen the parking uses.
SECTION 2
OBJECTIVE DESIGN STANDARDS – SITE DESIGN
10 A.5 Vehicular and Bicycle Parking
A.5.1 Surface Parking
a. Uncovered parking areas shall be located in the rear 50% of the site (as seen from the street with the highest street classification in the Circulation Element if located on a corner). Parking visible from the street shall not exceed 25% of the primary frontage. b. Parking areas shall be separated from a building with a 5-foot wide minimum planted and irrigated landscape planter, or a 10- foot-wide combination of landscaping and walkways.
c. A minimum 10-foot-wide buffer shall be provided between surface parking areas and any public rights-of-way. Within the buffer, provide a combination of shrubs, mounded berms, and fences/walls to screen the parking area from public view that meet requirements in section C.1.5.b of these standards. d. To prevent vehicle headlight/taillight intrusion into habitable residential spaces, surface parking areas that are within 15 feet of a residential unit shall be screened by fencing or dense landscape shrubs at least 36 inches in height.
A.5.2 Micromobility and Bicycle Parking
a. Secure (fully enclosed and locked) long-term parking for bicycles, scooters, and micromobility shall be provided at a rate of one space per 2 units.
b. Micromobility parking shall be located to be accessible from a public sidewalk or shared interior driveway.
c. Micromobility parking shall be located on the ground floor of the building or have elevator access if provided on an upper level. d. Where bicycle parking is enclosed, the enclosure shall be consistent with the building architecture, and the same materials shall be used on the enclosure as the surrounding building.
e. All access corridors and areas used to access the bicycle parking shall be illuminated. In these access areas, automatic motion sensor lighting is permitted.
f. On sites of over one acre in size, the project shall provide not less than two locations for bicycle parking.
Lighting and landscaping transforms parking areas into
appealing spaces.
Off-street bicycle racks can be important
urban design elements.
Shaded and highly visible bicycle parking facilities contribute to good site design. Page 218 of 253
SECTION 2
OBJECTIVE DESIGN STANDARDS – BUILDING DESIGN
STANDARDS
11 Building Design considers the architectural elements that make buildings both attractive and functional, while also shaping the public spaces around them. Good building design helps create welcoming, active environments for people. The process begins by shaping the overall building form (the “envelope”), then using massing features to highlight key parts of the structure. Finally, the building façade is organized to create visual rhythm, variety, and interest.
Building Design Topic Areas
1. Building Form, Massing, and Scale
2. Roof Design
3. Façade Design and Articulation
4. Parking Structure Design
5. Utilitarian Elements and Screening
SECTION 2
OBJECTIVE DESIGN STANDARDS – BUILDING DESIGN
STANDARDS
12 B.1 Building Form, Massing, and Scale
A properly scaled building is compatible with its
existing (or planned) surroundings. Where a taller
building is proposed near lower intensity
development, stepping building walls back
provides an important visual and functional
transition.
Vertical and horizontal variations in form and
appropriate proportions prevent buildings from
being unnecessarily bulky and boring. Long
expanses of unbroken walls or other surfaces
lack human scale.
From the pedestrian realm, structures higher than
two stories tend to change the human scale of the
area. Maximum height and stepping the third story
and above back from the wall plane of the floors
below helps to mitigate this effect. Note: Projects
that do not meet these standards do not qualify for
Administrative Exceptions. A reduction in
apparent height can also be achieved by placing
window lines, belt courses, or other horizontal
elements in a manner similar to adjacent
buildings.
Human scaling of architecture requires the entry
areas and street interface of the first floor to
highlight access and provide an inviting space.
B.2 Roof Design
Variations in roofing forms provide a break in the
top of the building mass. The shape of a building’s
roofline is often the most noticeable part of its
form for people passing by. Even a flat roofline
can feel more interesting and balanced when it
includes slight projections, recesses, or other
design details that break up the mass and add
character.
Although most of this building is a flat roof, simple geometric forms can change the impression and visual interest dramatically.
Colors, forms, materials, and scaling can provide for uniqueness while at the same time, provide for cohesion within the overall project.
Simple forms, proportions, visual interest, human scale and the proper building materials can combine to produce great architecture.
SECTION 2
OBJECTIVE DESIGN STANDARDS – BUILDING DESIGN
13 B.1 Building Form, Massing, and Scale
B.1.1 Upper stories in multi-story buildings shall be set back from the ground-floor street-front façade as follows:
a. In the CD zone*, upper floors above 2 stories shall be set back by a minimum of 10 feet from the street-front façade.
b. In other areas, upper floors above 3 stories shall be set back by a minimum of 10 feet from the street-front façade.
B.1.2 The length of any building shall be limited to 100 feet unless the building wall turns a corner to a wall that is at least 20 feet in length.
B.1.3 A minimum 2-foot-deep variation in wall plane shall be provided at a minimum of every 20 linear feet on all stories above the first floor.
A change in depth using appliques, trim, color, or other surface material change, while desired, shall not be considered as a measure to meet this requirement:
B.1.4 Residential Mixed-Use buildings with a street-facing façade exceeding 40 feet in length shall provide at least one of the following treatments:
a. Façade plane offset a minimum of 5 feet from the façade plane for a length of at least 10 feet; or
b. Pilasters or columns, each with a minimum width of 2 feet and projection of 12 inches, spaced no more than 20 feet apart.
B.1.5 New development shall provide transitions to fit within neighborhood context as follows:
a. Where adjacent to a single-family residential zone, those portions of a building located within 20 feet of the shared property line shall be reduced by one story from maximum allowable height under zoning, unless the adjacent single-family zone sits more than 20 feet higher than the project site. b. For buildings abutting a single-family zone, no part of a rooftop or upper floor terrace or deck shall be closer than 10 feet from the facade plane of the lower floor to prevent views into adjacent residential uses unless projecting pergolas, overhead
structures, or other structures or closely spaced trees and vines are provided
B.2 Roof Design
B.2.1 At intervals of no more than 40 feet along the building façade, horizontal eaves shall be broken using at least one of the following:
a. Gables with a total width not exceeding 40 % of the roof length; b. Building projections with a horizontal depth of a minimum of 2 feet;
c. Change in façade or roof height of a minimum of 2 feet in vertical height;
d. Change in roof pitch or form; or
e. Inclusion of dormers, parapets, glass or semi-transparent roofing areas, lean-tos, pergolas, overhead decks, and/or varying cornices.
Large mass
buildings can be
made to look more
in scale with the
neighborhood if
attention to
horizontal massing
and detailing are
included.
Varying building
forms, heights, and
rooflines breaks a
larger structure into a
series of more human
scaled elements,
makes a project look
more interesting, and
is better integrated
into its surroundings.
* Where there is any difference between the Downtown Village Specific Plan Objective Design Standards (DVSP ODS) and these Citywide Objective Design Standards, the DVSP ODS will take precedence.
SECTION 2
OBJECTIVE DESIGN STANDARDS – BUILDING DESIGN
STANDARDS
14 B.3 Façade Design and Articulation
The building façade is the most visible part of a project since it faces the street and usually includes the main entrances. A well-designed façade not only creates visual interest and balance but also reflects the character of the surrounding neighborhood while allowing for unique
architectural expression. The standards in this section ensure that building elevations avoid flat, blank walls by incorporating horizontal and vertical changes. Even a
small offset of just a few feet can create noticeable depth and variety.
Building materials, textures, and colors can accentuate recessed and projected areas to create a sense of depth and dimension. When paired with appropriately scaled
forms and massing, the resulting effect can provide a
cost-effective design that provides human scale and
visual interest without sacrificing significant interior building area.
Other treatments such as balcony projections and
overhead shade structures also help to break down the
massiveness of a building into human scaled elements.
While it is not necessary for all building elevations to look identical, maintaining an overall sense of architectural continuity is important. Good architectural design
considers how a building is experienced from all
viewpoints.
The façade design standards include a menu of
architectural solutions to enhance the street-facing
façade plane. Within the list of features, multiple design options are available using a point system that
maximizes design flexibility and opportunities for
architectural variety. Each project must achieve a
minimum of 16 points from the available design solutions.
Although there
are some
elevational plane
articulations, most
of the interest in
this form comes
from projections,
materials
changes and roof
line variations.
well as
provide for
outdoor
activation and
consistency of
street walls.
Combinations of
materials on
different
elevation planes,
is very effective
in breaking
down the mass
of the building
and providing
visual interest.
SECTION 2
OBJECTIVE DESIGN STANDARDS – BUILDING DESIGN
15 B.3 Façade Design and Articulation
B.3.1 All building elevations facing public streets shall be treated equal to front elevations and shall receive an equal level of architectural detail and design treatment. For design consistency, façade materials, treatments, and details used on street-facing elevations shall also be present on non-street fronting elevations.
B.3.2 Buildings greater than 2 stories shall be designed to differentiate between a defined base, a middle, and a top. Two story buildings shall include a defined base and top. The base and top each shall not exceed 2 stories in height. This effect shall be achieved through at least 2 of the following:
a. Wall plane variations, projections, or reveals with a minimum depth of 2 feet, for a minimum of 50% of the length of each building wall.
b. Balconies with a minimum depth of 6 feet for a minimum of 50% length of each building wall.
c. Variation in façade articulation, using shade and weather protection components such as awnings, projecting a minimum of 2 feet for a minimum of 50% length of each building wall. d. Pilasters or columns (minimum of 2) that protrude a minimum of one foot from the façade and extend the full height of the building base or ground floor, whichever is greater, each with a minimum width of 2 feet and projection of 12 inches, spaced no more than 20 feet apart.
e. Variations in fenestration size or pattern.
f. Color, texture, or material changes.
B.3.3 Continuous blank walls on any floor level shall not exceed 10% of the entire façade length along any building wall and the maximum length of blank walls without windows, doors, or materials changes shall be 20 feet in any direction.
B.3.4 Buildings shall incorporate the use of at least 2, but not more than 4 different façade materials, each covering a minimum of 25% of each building elevation, including sides and rear.
B.3.5 Variation in street-facing façade planes shall be provided by incorporating any combination of the following architectural solutions to achieve a minimum of 16 points:
a. Architectural features such as:
- Arcade or gallery that provides a gateway entrance into the project on the ground floor (8 points)
- Awnings, entry area roof extensions, or canopies on all ground floor windows of commercial space (6 points)
- Building cornice (5 points)
- Façade sconce lighting at a minimum of one light fixture per 15 linear feet (3 points)
b. Bay or box windows projecting a minimum of 18 inches from the façade plane and comprising a minimum of 25% of the windows on the upper floors of the façade (6 points)
c. Balconies or Juliet balconies provided on a minimum of 50% of the upper floors of the façade (5 points)
d. Trellises or lattices extending across a minimum of 50% of any level of the façade (3 points)
e. At least 3 color or material changes applied in roughly equal proportion (3 points)
f. Eaves that overhang a minimum of 2 feet from the facade with supporting brackets (3 points)
g. Window boxes, plant shelves, or trellises on at least 50% of the upper floor windows (3 points)
h. Decorative elements on at least 25% of the façade, such as molding, brackets, or corbels (3 points)
i. Consistent application of design elements (massing, scale, proportions, roof forms, materials, and architectural details)from one of the following architectural styles: Mission, Traditional, Craftsman and Mid Century Modern (5 points)
SECTION 2
OBJECTIVE DESIGN STANDARDS – BUILDING DESIGN
16 B.3 Façade Design and Articulation continued
B.3.6 Buildings 3 or more stories in height that are situated at street corners shall provide 2 or more of the following no further than 20 feet from the building corner:
a. A primary building entrance located at the corner.
b. A different material application, color, or window and door patterns and forms from the rest of the façade.
c. A change in height of at least 5 feet (taller or shorter) compared to the height of the abutting buildings’ façade.
B.3.7 Garage doors to garages serving individual units shall be recessed a minimum of 12 inches from the façade plane.
B.3.8 Color and material changes on building facades shall comply with all of the following:
a. Color and material transitions shall occur on the inside corner of the plane change.
b. When color and material changes occur on the same plane, the changes shall be separated by architectural trims such as moldings, belt courses, and cornices.
c. Material and color changes are not permitted at outside (external) building corners..
B.3.9 At least one primary building entrance shall be provided and shall include the following:
a. Residential entry areas to individual units shall be no less than 8 feet in width.
b. Residential entry areas to individual units that are oriented towards a public sidewalk shall be situated between 2 and 3 feet above sidewalk level and shall be accompanied by at least 2 of the following: recessed windows, recessed doorways, partially enclosed patios, and paved of ground floor porches.
c. Entries to multiple residential unit buildings and residential mixed-use buildings including commercial entry ways, shall be no less than 10 feet in width.
d. Pedestrian entries to ground-floor and upper-floor nonresidential uses shall be at least 6 feet in width and provide at least one of the following:
- The entrance shall be recessed in the façade plane at least 3 feet in depth; or
- The entrance shall be covered by an awning, portico, or other architectural element projecting from the façade a minimum of 3 feet.
e. For ground-floor commercial uses in the CD zone, facades facing a street shall include windows, doors, or openings for at least 75% of the building façade measured between zero and 10 feet above the ground.
f. For ground-floor commercial uses outside the CD zone, facades facing a street shall include windows, doors, or openings for at least 50% of the building façade measured between zero and 10 feet above the ground.
B.3.10 Where a daylit basement with an exposed wall is proposed along a street-facing facade, 2 or more of the following shall be provided:
a. Entries with porches or stoops at least 8 feet in width. b. Wall colors and materials matching the floors above. c. A 5-foot-wide landscaped area planted with plant types that at maturity reach the finished floor height.
B.3.11 Mirrored, heavily tinted, or colored glazing of windows that do not allow for sight into the window from the sidewalk or pedestrian realm are not permitted.
B.3.12 Awnings shall be subject to the following:
a. A minimum vertical clearance of 8 feet measured from the pedestrian pathway; and
b. Awnings shall not extend into an adjacent storefront bay.
SECTION 2
OBJECTIVE DESIGN STANDARDS – BUILDING DESIGN
17 B.4 Parking Structure Design
Parking structures often have a utilitarian, boxlike form, so careful design is needed to help them blend with the
surrounding architecture. Using integrated design
elements and screening materials can significantly
improve their appearance. Key goals include minimizing
the visibility of parked cars, reducing the prominence of ramps that run against the building’s architectural lines, and shielding interior lighting and mechanical equipment so the exterior design remains the focus.
B.5 Utilitarian Elements and Screening
Utilitarian elements include mechanical equipment, utility cabinets, trash enclosures, and similar fixtures. Each
element must be strategically located and screened to
minimize visual impacts and reduce noise levels on
adjacent streets and nearby sites. When equipment or
features cannot be located inside the building, they should be screened using the same materials and architectural
details as the building. Where necessary, simple
materials, opaque or partially transparent, can provide a practical solution as long as they are compatible with the project design.
Parking structures can be architectural assets and need to go beyond functional aspects of parking vehicles. .
Screening materials can be simple and effective for screening industrial / utility related project elements.
SECTION 2
OBJECTIVE DESIGN STANDARDS – DESIGN
18 B.4 Parking Structure Design
B.4.1 The ground-floor façade of a parking structure facing a street or pedestrian walkway shall have windows or other openings on a minimum of 50% of the façade.
B4.2 Façade openings on upper levels of a parking structure shall be screened using architectural elements found in the rest of the project for a minimum 10% and maximum of 30% of the opening to prevent full transparency into the structure.
B.4.3 In no case shall the bottom of a ceiling that is used for utilities and lighting be seen from a ground level location. Semi-transparent screens, or walls from below or walls extending from above, shall be used to prevent the direct viewing of lighting and utilities.
B.4.4 Parking structures facing a street and greater than 40 feet in length shall include landscaping between the building façade and the sidewalk (or street if no sidewalk is present), or façade articulation of at least 25% of the façade length using one of the following solutions:
a. An offset of the façade plane with a depth of at least 18 inches for a minimum of 8 feet in horizontal length; or
b. The use of at least 2 finish materials each covering at least 25% of the façade.
B.4.5 Carports shall utilize the same architectural design and materials as the primary building(s) including projections of wood or steel.
B.5 Utilitarian Elements and Screening
B.5.1 Rooftop mechanical equipment shall be placed outside of rooftop recreation areas and shall be completely screened from view of adjacent properties and the public view through use of one or more of the following:
a. Sloped roofs and/or tower elements to create an equipment well within which all equipment is clustered.
b. Parapet walls not exceeding 4 feet in height.
c. Placement of the equipment in the center of roof and screened behind wing walls or parapets consistent with the materials and styles of the building.
d. Placement of the equipment in utilitarian building spaces or similar architectural forms that look like the architecture, provided that if perforated materials are used, at least 75% of the wall material is solid.
B.5.2 Ground mounted mechanical equipment shall be placed outside of building setbacks and open space areas and completely screened from view of adjacent properties and the street through use of one or more of the following:
a. Where adjacent to a building wall, a screen wall consistent with the materials and styles of the building.
b. Solid fencing constructed of closed boards or similar opaque material.
c. Landscaping, such as vines or hedges, that provides year-round complete screening coverage.
B.5.3 Ground-level utility cabinets and service areas shall be fully screened from public view with landscape planting, fencing, or a wall. The screening shall be at least the same height as the items being screened.
B5.4 Trash, recycling, and organics waste enclosures shall be constructed of solid masonry walls with solid metal gates, covered and finished in the same style, materials and colors used on the principal buildings, and designed in compliance with applicable requirements and recommendations from EDCO Waste and
Recycling Services.
SECTION 2
OBJECTIVE DESIGN STANDARDS – LANDSCAPE DESIGN
19 Landscape Design enhances recreational spaces, screens parking and utility areas, and beautifies streetscapes. Fencing and lighting are also important components of landscape design and preservation of existing mature trees and plantings is a key element. This section includes objective design standards related to the non-building design aspects of a project site.
Landscape Design Topic Areas
1. Landscape Planting
2. Fencing
3. Lighting
SECTION 2
OBJECTIVE DESIGN STANDARDS – LANDSCAPE DESIGN
20 C.1 Landscape Planting
Landscape design covers all exterior treatments,
including surface finishes, creation of outdoor spaces, enhanced hardscape, lighting, and other amenities. A
landscape plan focuses on integrating the building or
structure with the site and surrounding environment. The ODS supplement the landscape design standards found
in the City’s adopted Landscape Standards and portions
of the Parking Standards.
La Mesa has been proudly recognized as a Tree City
since 1980 and is committed to maintaining a beautiful
and sustainable urban forest. Good landscape design
balances preserving existing trees with planting
abundant new trees, supporting the City’s urban forestry vision. Trees can be used individually or in groups as a canopy to form landscape ceilings, provide privacy, help with climate control, prevent erosion, and organize
outdoor spaces.
A good landscape plan uses a combination of trees,
shrubs, and groundcover to cover all unpaved or unbuilt areas. Mulches such as rock, decomposed granite, bark,
and sand should be applied only in conjunction with plant material.
For continuity, landscaping adjacent to the freeway right is to be similar in nature to the existing and adjacent freeway landscaping. Trees and groundcover are
appropriate in all visible locations. In sloping areas, care must be taken to integrate the project into the freeway topography.
Street trees can help visually buffer roadways as seen from buildings as well as provide much needed shade and scale.
When plantings are integrated with architecture and building materials, both the architecture and landscape architecture benefit.
Plant material can provide functional screening as well creating micro-climates and assisting in lower urban heat island gain.
SECTION 2
OBJECTIVE DESIGN STANDARDS – LANDSCAPE DESIGN
21 C.1 Landscape Planting
C.1.1 Existing trees and mature landscaping shall be protected in place, including root systems.
C.1.2 Street trees shall be provided using varieties listed on the City's approved Street Tree List as follows:
a. In the Downtown Commercial (CD) zone and Mixed-Use (MU) Overlay zone, one 36-inch box tree per 30 feet of street frontage along public streets within decorative tree grates of a standard design approved by the Public Works Department.
b. In all other areas, one 24-inch box tree per 40 feet of street frontage along public streets.
C.1.3 At least 75% of new plant material shall be native species found in San Diego County or Southern California.
C.1.4 A minimum 3-foot-wide landscape area for foundation plantings shall be provided along the base of buildings where not adjacent to a sidewalk or walkway.
C.1.5 Surface parking areas shall provide the following:
a. At least one 36-inch box tree for every 10 parking spaces; and b. Surface parking next to a street shall be screened from view with a 10-foot-wide landscape strip. This can include plants alone or plants combined with berms, decorative walls, or fencing, reaching a height of at least 36 inches. To maintain safe visibility, the height must be reduced to 36 inches within 15 feet of any driveway entrance or exit.
C.1.6 Projects adjacent to Caltrans or MTS right-of-way shall provide landscape enhancements as follows:
a. Landscape buffer consisting of trees and shrubs, utilizing plant materials to match existing right-of-way plantings if those plantings are water-conserving and non-invasive.
b. Landscaping or solid fencing constructed of closed boards or similar opaque material to screen at least 50 % of all service functions, delivery, storage, or ancillary uses from view. 7 Street trees adjacent to development help improve the site conditions, define its edges and help as windbreaks.
Landscape plantings can reduce runoff and help clean the water coming from street surfaces.
Low maintenance and low water use plants address
sustainability issues and also provide a natural look.
SECTION 2
OBJECTIVE DESIGN STANDARDS – LANDSCAPE DESIGN
22 C.2 Fencing
Fencing is used for controlling access as well as to
provide screening or to prevent animals from getting out of an area. If designed well, fencing can produce a
unique project design feature. Solid fencing that
provides privacy is acceptable for single family housing but is not appropriate for public spaces. For projects
open to the general public—or multi-family projects with shared semi-private spaces—fences should allow
visibility on both sides to ensure public safety.
Preferred lighting type in the Civic
and Commercial centers of town.
C.3 Lighting
Safety, comfort, and the accommodation of outdoor
uses and activation of public spaces are dependent
upon well-lit areas. Spaces used for evening activities necessitate safe and effective lighting.
Over lighting can create glare, making it difficult for people to see clearly and increasing the risk of unsafe conditions. Distributed lighting that increases the
ambient level of lighting, balances security and visual interest.
Area lighting must be down directed and designed so
that there is no glare or adverse spillover light off the site. For projects abutting residential neighborhoods or multifamily developments, all lighting is to be shielded to reduce light from shining into neighbor’s windows or across streets.
When designing lighting for a project, it’s important to use a hierarchy of lighting distribution and intensity. This means adjusting the brightness and placement of lights
based on the type of space—brighter lighting for
building entrances, walkways, parking areas, and
secure spaces, and softer, more ambient lighting for
recreation or gathering areas. This approach ensures
safety and visibility, while avoiding over-illumination and glare.
Lighting of streets and landscaping improves safety and aesthetics.
SECTION 2
OBJECTIVE DESIGN STANDARDS – LANDSCAPE DESIGN
23 C.2 Fencing
C.2.1 Fences, walls and gates within required setbacks along street frontages are prohibited unless enclosing an outdoor patio or seating area or screening on-site parking spaces from view of the street.
C.2.2 Chain link, barbed wire, and razor wire fencing are prohibited.
C.2.3 Perimeter barrier gates for vehicles and pedestrian entry shall have a minimum height of 6 feet.
C.2.4 Solid vehicular and pedestrian entry gates are prohibited. Vehicular and pedestrian entry gates shall have a minimum 40% open view.
C.3 Lighting
C.3.1 All structures, entries, parking areas, refuse enclosures, active outdoor areas, and pedestrian pathways shall include lighting for safety and security, as follows:
a. Lighting shall be fully shielded and located to illuminate only the intended area. It shall not spill beyond the intended area and shall not extend across a property line.
b. Timers and sensors shall be incorporated to avoid unnecessary lighting and unne
7 Partial screening is effective for providing a small amount of privacy while keeping public safety in mind. In some cases, more intense screening is warranted.
Open fencing does not allow a person to hide from others. Page 231 of 253 Short fencing with spaces between slats are preferred.
CITY OF LA MESA OBJECTIVE DESIGN STANDARDS CHECKLIST
A.1 Natural Topography and Grading
YES NO N/A SHEET
A.1.1
a. At least of 50% of natural rock outcroppings greater than 24-inches in diameter; b. At least 50% of healthy mature trees with circumference of 12 inches or more (trees are presumed healthy unless deemed unhealthy by a certified arborist); and c. All water courses.
A.1.2
a. At least 50% of the sloped area outside of the building footprint shall remain in its current condition; or
b. All graded areas shall utilize contour grading and/or landform grading to re-create variable natural slopes.
A.1.3
a. At least 50% of the current ridgeline seen from other locations shall be preserved; or b. All graded slopes shall be situated at least 20 feet below or the hillside edge and shall utilize landform grading and/or contour grading.
A.1.4
a. Utilize existing building pad areas or incorporate stem wall construction to create a split-level appearance of structures; and
b. Screen foundations and undersides of structures using 2 or more of the following methods:
1. Integrate porches, stoops, terraces, or patios into the design of the ground-floor facing the public right-of-way or a common open space.
2. Provide an attached garage as a transitional element between the elevated first floor and the more prevalent existing ground plane.
3. Provide wall materials matching the materials of the floors above and a minimum 5- foot wide landscaped area immediately adjacent to the building face planted with native plant types.
A.1.5
A.1.6
a. Retaining walls shall be limited to a height limit as allowed by the LMMC. Where an additional retained portion is necessary, terraced walls shall be used. Terraced walls shall be set back at least 3 feet from the lower segment with a maximum 2:1 slope that is landscaped and irrigated between walls.
A. SITE DESIGN
Applicants are responsible for accurately responding to each objective design standard listed below by indicating whether each standard has been met or does not apply. Applicants shall indicate the sheet(s) within the project plans that show compliance with each objective design standard.These standards apply to all eligible projects. However, for eligible project within the Downtown Village Specific Plan Overlay if there are differences between the Citywide Objective Design Standards and the Downtown Village Specific Plan Objective Design Standards (DVSP ODS), the DVSP ODS will take precedence.
Projects on sites located along a ridgeline with average slopes above 10% shall comply with one of the following:
New development shall preserve natural features of a site (except within a building footprint), including all of the following:
Projects on sites with an average slope, as defined in the LMMC, above 10% shall comply with one of the following:
Objective Design Standard
New buildings and building additions shall be integrated into the topography of the project site through the following:
All graded slopes shall be planted and irrigated consistent with the requirements of section C.3 of these standards.
Retaining walls shall be designed to integrate into the natural surroundings and topography of a site as follows:
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b. Retaining walls and planters shall be designed so that all visible faces are finished with stone, jute, bamboo, wood, terracotta, rice hulls, and grasses. If block wall systems are proposed, irrigated landscaping shall be installed to obscure at least 50% of all exposed faces.
c. Retaining wall finish materials shall use earth tones such as whites, browns, tans, beiges, taupes, khaki, green, olive, moss and rust that blend into the natural terrain.
Highly contrasting colors, such as bright white walls, are not permitted.
A.1.7
a. A break, offset, or landscape pocket in the wall plane of at least 3 feet in length and 2 feet in depth;
b. Landscaping at a minimum height of 3 feet at the time of installation along a minimum of 50% of the total length of the retaining wall; and
c. Varying the wall height and layout (horizontal plane) so as to break up at least 50% of the flat appearance of the wall.
A.2
YES NO N/A SHEET
A.2.1
a. In the CD zone, at least 90% of the street frontage shall have the buildings at the property line streetwall edge or set back no more than 2 feet from the common edge, with no on-site parking in front of the building; or
b. For larger buildings (above 50,000 square feet) located outside the CD zone, at least 50% of the building area shall be placed along the street frontage, without any on-site parking in front of the building; or
c. For all other projects, at least 75% of the building area shall be placed along the street frontage, without any off-street parking in front of the building.
A.3
YES NO N/A SHEET
A.3.1
a. Mixed-use residential shall include at least one shared recreational area with a minimum width and depth of at least 15 feet per every 20 units. b. Multi-family residential shall include at least one shared recreational area per every 20 units that includes a minimum of 2 of the following recreation amenities: a barbeque, picnic area, covered seating area, fire pit area, pool, spa, basketball, playground equipment, community garden, outside ping pong, sand volleyball, exercise area or dog park/dog run.
Projects with more than 50 units shall provide 1 table per 10 units and these tables shall have some form of weather protection or sun protection as well as lighting.
Projects with less than 50 units shall provide 1 table per 5 units.
A.3.2 Private recreation space shall be directly accessible from the residential unit and shall have a minimum area of 60 square feet and a minimum dimension of 6 feet in width.
Retaining walls shall not run in a straight continuous direction for more than 40 feet without including two of the following every 40 feet:
Street Orientation
Note: In addition to the design standards provided below, all development shall conform to the setback requirements and other development standards in LMMC Title 24, Zoning, applicable to the zone in which the project site is located.
New development shall locate and orient buildings towards the street frontage as follows:
Open Space
Note: In addition to the design standards below, open space shall be designed to meet or exceed the standards in LMMC Chapter 24, Zoning, applicable to the zone in which the project site is located.
Common outdoor recreation areas (courtyard, patio, gathering space, or outdoor room) shall provide the following:
Objective Design Standard
Objective Design Standard
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A.4
YES NO N/A SHEET
A.4.1
a. Where a project site is adjacent to an available alley, on-site parking including parking structures and surface parking shall take its primary access from that alley. b. Where a project site has a secondary street frontage and no alley access, on-site parking including parking structures and surface parking shall take its primary access from the secondary street instead of the primary street. c. Where garage parking is proposed, private driveways used to access the garage shall be located along the sides of the property and/or at the rear of the property, avoiding the center of the property or crossing in front of the primary elevations of the project. d. For development sites over one acre or sites without secondary or alley frontage, a maximum of one vehicle access point from the primary street frontage is permitted per 200 linear feet of street frontage.
e. To provide adequate site distance, vegetation planted within 15 feet of a driveway near the intersection of the public road with its driveway apron shall be a maximum of 36 inches high at maturity.
A.4.2
a. All on-site buildings, entries, facilities, amenities, and vehicular and bicycle parking areas shall be internally connected with a minimum 4-foot-wide pedestrian pathway or pathway network that may include use of the public sidewalk. The pedestrian pathway network shall connect to the public sidewalk along each street. b. Pedestrian pathways within internal parking areas shall be separated from vehicular circulation by a physical barrier, such as a grade separation, landscape planting strip, or rock filled raised median at least 2 feet in width, except where crossing a vehicular drive aisle.
c. Pedestrian-scaled lighting shall be provided along walkways and shall comply with the lighting requirements in Section C.3 of these standards. d. Crosswalks delineated through pavement patterning, using material different from the street, or striping shall be provided within the project site at all vehicular crossing points.
e. All pedestrian pathways with public access shall be paved, with at least 10 % of the pavement material to be enhanced through the use of enhanced concrete, brick, grasscrete, pavers, or small rock-seeded concrete.
A.5
A.5.1
a. Uncovered parking areas shall be located in the rear 50% of the site (as seen from the street with the highest street classification in the Circulation Element if located on a corner). Parking visible from the street shall not exceed 25% of the primary frontage. b. Parking areas shall be separated from a building with a 5-foot wide minimum planted and irrigated landscape planter, or a 10-foot wide combination of landscaping and walkways.
c. A minimum 10-foot wide buffer shall be provided between surface parking areas and any public rights-of-way. Within the buffer, provide a combination of shrubs, mounded berms, and fences/walls to screen the parking area from public view that meet the requirements in Section C.1.5.b of these standards.
Vehicular and Pedestrian Circulation
Vehicular Access
Surface Parking
Pedestrian Circulation
Objective Design Standard
Vehicular and Bicycle Parking
Note: If parking is included in the project, it shall comply with the City's adopted Parking Standards and the requirements of the La Mesa Municipal Code, and the standards therein.
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d. To prevent vehicle headlight/taillight intrusion into habitable residential spaces, surface parking areas that are within 15 feet of a residential unit shall be screened by fencing or dense landscape shrubs at least 36 inches in height.
A.5.2
a. Secure (fully enclosed and locked) long-term parking for bicycles, scooters, and micromobility shall be provided at a rate of one space per 2 units. b. Micromobility parking shall be located so as to be accessible from a public sidewalk or shared interior driveway.
c. Micromobility parking shall be located on the ground floor of the building or have elevator access if provided on an upper level;
d. Where bicycle parking is enclosed, the enclosure shall be consistent with the building architecture, and the same materials shall be used on the enclosure as the surrounding building;
e. All access corridors and areas used to access the bicycle parking shall be illuminated. In these access areas, automatic motion sensor lighting is permitted. f. On sites of over one acre in size, the project shall provide not less than two locations for bicycle parking.
B.1
YES NO N/A SHEET
B.1.1
a. In the CD zone, upper floors above 2 stories shall be set back by a minimum of 10 feet from the street-front façade.*
b. In other areas, upper floors above 3 stories shall be set back by a minimum of 10 feet from the street-front façade.
B.1.2
B.1.3
B.1.4
a. Façade plane offset a minimum of 5 feet from the façade plane for a length of at least 10 feet; or
b. Pilasters or columns, each with a minimum width of 2 feet and projection of 12 inches, spaced no more than 20 feet apart
B.1.5
a. Where adjacent to a single-family residential zone, those portions of a building located within 20 feet of the shared property line shall be reduced by one story or 8 feet from maximum allowable height under zoning, unless the adjacent single-family zone sits more than 20 feet higher than the project site.
Upper stories in multi-story buildings shall be set back from the ground-floor street-front façade as follows:
Micromobility and Bicycle Parking
B. BUILDING DESIGN
Note: In addition to the design standards provided below, all development shall conform to the setback requirements and other development standards in LMMC Chapter 24, Zoning, applicable to the zone in which the project site is located. *For projects located on the Downtown Village Specific Plan area see ODS user guide.
Building Form, Massing, and Scale
Objective Design Standard
The length of any building shall be limited to 100 feet unless the building wall turns a corner to a wall that is at least 20 feet in length.
A minimum 2-foot deep variation in wall plane shall be provided at a minimum of every 20 linear feet on all stories above the first floor. A change in depth using appliques, trim, color, or other surface material change, while desired, shall not be considered as a measure to meet this requirement.
Residential Mixed-Use buildings with a street-facing façade exceeding 40 feet in length shall provide at least one of the following treatments:
New development shall provide transitions to fit within neighborhood context as follows:
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b. For buildings abutting a single-family zone, no part of a rooftop or upper floor terrace or deck shall be closer than 10 feet from the facade plane of the lower floor to prevent views into adjacent residential uses unless projecting pergolas, overhead structures, other structures or closely spaced trees and vines are provided.
B.2 Roof Design
YES NO N/A SHEET
B.2.1
a. Gables with a total width not exceeding 40 % of the roof length; b. Building projections with a horizontal depth of a minimum of 2 feet; c. Change in façade or roof height of a minimum of 2 feet in vertical height; d. Change in roof pitch or form; or
e. Inclusion of dormers, parapets, glass or semi-transparent roofing areas, lean-tos, pergolas, overhead decks, and/or varying cornices.
B.3 Façade Design and Articulation
YES NO N/A SHEET
B.3.1
B.3.2
a. Wall plane variations, projections, or reveals with a minimum depth of 2 feet, for a minimum of 50% length of each building wall.
b. Balconies with a minimum depth of 6 feet for a minimum of 50% length of each building wall.
c. Variation in façade articulation, using shade and weather protection components such as awnings, projecting a minimum of 2 feet for a minimum of 50% length of each building wall.
d. Pilasters or columns (minimum of 2) that protrude a minimum of one foot from the façade and extend the full height of the building base or ground floor, whichever is greater, each with a minimum width of 2 feet and projection of 12 inches, spaced no more than 20 feet apart.
e. Variations in fenestration size or pattern.
f. Color, texture, or material changes.
B.3.3
B.3.4
At intervals of no more than 40 feet along the building façade, horizontal eaves shall be broken using at least one of the following:
All building elevations facing public streets shall be treated equal to front elevations and shall receive an equal level of architectural detail and design treatment. For design consistency, façade materials, treatments, and details used on street-facing elevations shall also be present on non-street fronting elevations.
Buildings greater than 2 stories shall be designed to differentiate a defined base, a middle, and a top. Two story buildings shall include a defined base and top. The base and top, each shall not exceed 2 stories in height. This effect shall be achieved through at least 2 of the following:
Continuous blank walls on any floor level shall not exceed 10% of the entire façade length along any building wall and the maximum length of blank walls without windows, doors, or materials changes shall be 20 feet in any direction.
Buildings shall incorporate the use of at least 2, but not more than 4 different façade materials, each covering a minimum of 25% of each building elevation, including sides and rear.
Objective Design Standard
Objective Design Standard
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B.3.5
a. Architectural features such as:
- Arcade or gallery that provides a gateway entrance into the project on the ground floor (8 points)
- Awnings, entry area roof extensions, or canopies on all ground floor windows of commercial space (6 points)
- Building cornice (5 points)
- Façade sconce lighting at a minimum of one light fixture per 15 linear feet (3 points) b. Bay or box windows projecting a minimum of 18 inches from the façade plane and comprising a minimum of 25% of the windows on the upper floors of the façade (6 points)
c. Balconies or Juliet balconies provided on a minimum of 50% of the upper floors of the façade (5 points)
d. Trellises or lattices extending across a minimum of 50% of any level of the façade (3 points)
e. At least 3 color or material changes applied in roughly equal proportion (3 points) f. Eaves that overhang a minimum of 2 feet from the facade with supporting brackets (3 points)
g. Window boxes, plant shelves, or trellises on at least 50% of the upper floor windows (3 points)
h. Decorative elements on at least 25 % of the façade, such as molding, brackets, or corbels (3 points)
i. Consistent application of design elements (massing, scale, proportions, roof forms, materials, and architectural details) from one of the following architectural styles:
Mission, Traditional, Craftsman and Mid Century Modern (5 points) B.3.6
a. A primary building entrance located at a street corner. b. A different material application, color, or window and door patterns and forms from the rest of the façade.
c. A change in height of at least 5 feet (taller or shorter) compared to the height of the abutting buildings' façade.
B.3.7
B.3.8
a. Color and material changes on building facades shall occur on the inside corner of the plane change.
b. When color and material changes occur on the same plane, the changes shall be separated by architectural trims such as moldings, belt courses, or cornices. c. Material and color changes are not permitted at outside (external) building corners.
B.3.9
a. Residential entry areas to individual units shall be no less than 8 feet in width.
Garage doors to garages serving individual units shall be recessed a minimum of 12 inches from the façade plane.
Variation in street-facing façade planes shall be provided by incorporating any combination of the following architectural solutions to achieve a minimum of 16 points:
Buildings 3 or more stories in height that are situated at street corners shall provide 2 or more of the following no further than 20 feet from the building corner:
Color and material transitions shall comply with all of the following:
At least one primary building entrance shall be provided and shall include the following:
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b. Residential entry areas to individual units oriented towards a public sidewalk shall be situated between 2 and 3 feet above sidewalk level and shall be accompanied by at least 2 of the following: recessed windows, recessed doorways, partially enclosed patios, and paved ground floor porches.
c. Entries to multiple residential unit buildings and residential mixed use buildings including commercial entryways, shall be no less than 10 feet in width. d. Pedestrian entries to ground-floor and upper-floor non-residential uses shall be at least 6 feet in width and provide at least one of the following:
- The entrance shall be recessed in the façade plane at least 3 feet in depth; or - The entrance shall be covered by an awning, portico, or other architectural element projecting from the façade a minimum of 3 feet.
e. For ground-floor commercial uses in the CD zone, façades facing a street shall include windows, doors, or openings for at least 75% of the building façade measured between 2 and 10 feet above the ground.
f. For ground-floor commercial uses outside of the CD zone, façades facing a street shall include windows, doors, or openings for at least 50% of the building façade measured between zero and 10 feet above the ground.
B.3.10
a. Entries with porches or stoops at least 8 feet in width. b. Wall colors and materials matching the floors above. c. A 5-foot wide landscaped area planted with plant types that at maturity reach the finished floor height.
B.3.11
B.3.12
a. A minimum vertical clearance of 8 feet measured from the pedestrian pathway; and b. Awnings shall not extend into an adjacent storefront bay.
B.4 Parking Structure Design
YES NO N/A SHEET
B.4.1
B.4.2
B.4.3
B.4.4
a. An offset of the façade plane with a depth of at least 18 inches for a minimum of 8 feet in horizontal length; or
b. The use of at least 2 finish materials each covering at least 25% of the façade.
Where a daylit basement with an exposed wall is proposed along a street-facing facade, 2 or more of the following shall be provided:
Mirrored or colored glazing in windows that do not allow for sight into the window from the sidewalk or pedestrian realm are not permitted.
Awnings shall be subject to the following:
The ground-floor façade of a parking structure facing a street or pedestrian walkway shall have windows or other openings on a minimum of 50% of the façade.
Façade openings on upper levels of a parking structure shall be screened using architectural elements found in the rest of the project for a minimum 10% and maximum of 30% of the opening to prevent full transparency into the structure.
In no case shall the bottom of a ceiling that is used for utilities and lighting be seen from a ground level location. Semi-transparent screens, or walls from below or walls extending from above, shall be used to prevent the direct viewing of lighting and utilities.
Parking structures facing a street and greater than 40 feet in length shall include landscaping between the building façade and the sidewalk (or street if no sidewalk is present), or façade articulation of at least 25% of the façade length using one of the following solutions:
Objective Design Standard
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B.4.5
B.5 Utilitarian Elements and Screening
YES NO N/A SHEET
B.5.1
a. Sloped roofs and/or tower elements to create an equipment well within which all equipment is clustered.
b. Parapet walls not exceeding 4 feet in height.
c. Placement of the equipment in the center of roof and screened behind wing walls or parapets consistent with the materials and styles of the building. d. Placement of the equipment in utilitarian building spaces or similar architectural forms that look like the architecture, provided that if perforated materials are used, at least 75% of the wall material is solid.
B.5.2
a. Where adjacent to a building wall, a screen wall consistent with the materials and styles of the building.
b. Solid fencing constructed of closed boards or similar opaque material (property line or yard enclosure).
c. Landscaping, such as vines or hedges, that provides year-round complete screening coverage.
B.5.3
B.5.4
C.1
YES NO N/A SHEET
C.1.1
C.1.2
a. In the Downtown Commercial (CD) zone and Mixed-Use (MU) Overlay zone, one 36- inch box tree per 30 feet of street frontage along public streets within decoraƟve tree grates of a standard design approved by the Public Works Department. b. In all other areas, one 24-inch box tree per 40 feet of street frontage along public streets
C.1.3
C.1.4
C. LANDSCAPE DESIGN
Objective Design Standard
Ground mounted mechanical equipment shall be placed outside of building setbacks and open space areas and completely screened from view of adjacent properties and the street through use of one or more of the following:
Carports shall utilize the same architectural design and materials as the primary building(s) including projections of wood or steel.
Rooftop mechanical equipment shall be placed outside of rooftop recreation areas and shall be completely screened from view of adjacent properties and the street through use of one or more of the following:
Objective Design Standard
Existing trees and mature landscaping not in conflict with proposed improvements shall be protected in place, including root systems.
Street trees shall be provided using varieties listed on the City's approved Street Tree List as follows:
At least 75% of new plant material shall be native species found in San Diego County or Southern California.
A minimum 3-foot wide landscape area for foundation plantings shall be provided along the base of buildings where not adjacent to a sidewalk or walkway.
Ground-level utility cabinets and service areas shall be fully screened from public view with landscape planting, fencing, or a wall. The screening shall be at least the same height as the items being screened.
Trash, recycling, and organics waste enclosures shall be constructed of solid masonry walls with solid metal gates, covered and finished in the same style, materials and colors used on the principal buildings, and designed in compliance with applicable requirements and recommendations from EDCO Recycling Services.
Landscape
Note: In addition to the design standards below, all landscaping and irrigation shall be provided as required in the City's adopted Landscape Standards and Parking Standards.
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C.1.5
a. at least one 36-inch box tree for every 10 parking spaces b. Surfae parking next to a street shall be screened from view with a 10-foot-wide landscape strip. This can include plants alone or plants combined with berms, decorative walls, or fencing, reaching a height of at least 36 inches. To maintain safe visibility, the height must be reduced to 36 inches within 15 feet of any driveway entrance or exit.
C.1.6
a. Landscape buffer consisting of trees and shrubs, utilizing plant materials to match existing right-of-way plantings if those plantings are water-conserving and noninvasive. b. Landscaping or solid fencing constructed of closed boards or similar opaque material to screen at least 50 % of all service functions, delivery, storage, or ancillary uses from view.
C.2
YES NO N/A SHEET
C.2.1
C.2.2
C.2.3
C.2.4
C.3
YES NO N/A SHEET
C.3.1
a. Lighting shall be fully shielded and located to illuminate only the intended area. It shall not spill beyond the intended area and shall not extend across a property line. b. Timers and sensors shall be incorporated to avoid unnecessary lighting and unnecessary energy use.
Surface parking areas shall provide the following:
Solid vehicular and pedestrian entry gates are prohibited. Vehicular and pedestrian entry gates shall be a minimum 40% open view.
Lighting
All structures, entries, parking areas, refuse enclosures, active outdoor areas, and pedestrian pathways shall include lighting for safety and security, as follows:
Fencing
Note: In addition to the requirements below, all fencing shall comply with the requirements of LMMC Chapter 24, Zoning.
Fences, walls and gates within required setbacks along street frontages are prohibited unless enclosing an outdoor patio of seating area or screening on-site parking spaces from view of the street.
Chain link, barbed wire, and razor wire fencing are prohibited.
Perimeter barrier gates for vehicles and pedestrian entry shall have a maximum height of 6 feet.
Objective Design Standard
Objective Design Standard
Projects adjacent to Caltrans or MTS right-of-way shall provide landscape enhancements as follows:
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Community
Character
Visioning
Activity
Workshop Activity Results
Community Character Visioning Board
0 1 2 3 4 5 6 7 8 9 10
Consistent scale and storefronts
Unique shops in walking districts
Transit-oriented well-designed dense housing
Mid-century "googie" signs
Mid-century housing complexes
Mid-century City Hall
The broad valley setting and wide views
Well-scaled housing projects
Transit oriented housing
Unique public spaces
Commercial district outside orientation
Street oriented and comfortable outdoor seating
Downtown commercial streets
(Village) mixed retail and well-scaled housing
Mixed retail and well-scaled housing
Public spaces with art
Consistent & well designed social spaces and furnishings Character-based streetscapes
Unique historic elements in public spaces
Adaptive re-use of older buildings
Consistent and elegant civic buildings
Lake Murray open space and trails
Adaptive use of historic structures
Unique hills and topography
Vision Board Categories
Natural Areas / Landscapes
Civic Buildings / Spaces
Legacy Buildings
Commercial Outdoor Spaces
New Buildings / Details
0 2
4 6
8 10
12 14
16 18
20 Maintain
Hillside
Topography
Street
Orientation
Pedestrian
Circulation
Bicycles and
Micromobility
Terraced
Retaining
Walls
Vehicular
Circulation
Natural
Features
Open Space
and Recreation
Amenities
Landform
Grading
Natural Rock
Walls
Workshop Activity Results
Priority Site Design Elements
0 2
4 6
8 10
12 14
Offsets in
Plane
Adaptive
Reuse
Use of
Multiple
Materials
Upper Story
Setbacks
Street-Level
Windows
and
Canopies
Balconies
and Porches
Use of
Multiple
Colors
Varying
Rooflines
Prominent
Corner
Elements
Vertical
Hierarchy
(Base,
Middle Top)
Height
Transitions
Recessed
Garage
Entries
Abundant
Use of Glass
Enhanced
Window
Detailing
Workshop Activity Results
Priority Building Design Elements
0 2
4 6
8 10
12 14
16 Recreational
Open Space
Areas
Parking Area
Landscaping
Street Trees Drought
Tolerant
Plantings
Retention of
Existing
Landscaping
Traditional
Front Yard
Spaces
Walkway and
Courtyard
Landscaping
Wall Accents Slope
Plantings
Accent Trees Berms for
Screening
Fencing
Workshop Activity Results
Priority Landscape Design Elements
Workshop Comments
Minimum
of 3 colors
When a lot straddles two
zones clearly define the
building orientation e.g.
commercial use must be
oriented towards that side
and residential at
residential.
Trees – yes!
Palms &
Eucalyptus – No!
Enforce the intent of
guidelines, for example
putting in that designated
transparent windows can’t
have full-length screens on
them.
Site Design Building Design Landscape Design
Reuse of historic buildings
reflects environmental
priorities, importance of local
environment, maintaining the
history of La Mesa and is
more inclusive of areas of La
Mesa typically ignored e.g.
not hyperfocused on
downtown.
Reuse of historic
structures maintains
the character of the
community while being
environmentally
friendly.
More open
space, more
trees near
housing, add
“parklets.”
Visioning Board
Retain La Mesa Village character.
Contemporary urban design that
maximizes density.
Natural area landscaping. I am a huge
proponent of beautifying our streets &
neighborhoods! It makes us different
from Spring Valley, Lemon Grove, El
Cajon, etc.
I would love to see more places that
are “plaza” type where it’s closed off
to cars but has mixed-use features
with community moments like
benches and plantings and whatnot.
Unique hills & topo because of the
beauty but also the history & the
homes & design. Mt. Nebo & Mt. Helix
are my favorites, because they include
so many design elements that I love.
La Mesa is the Jewel of the hill. I love
all the hills you can walk up or drive
and see beauty all around.
If we do mixed-use then it should be
real, only commercial ground floor.
Need wider sidewalks & deeper set
backs with landscaping.
DATE: September 9, 2025
TO: Members of the City Council
FROM: Mayor Mark Arapostathis and Councilmember Patricia N. Dillard VIA: Greg Humora, City Manager
SUBJECT: CONSIDERATION AND POSSIBLE APPROVAL OF THE
INTRODUCTION AND FIRST READING OF AN ORDINANCE
ESTABLISHING THE FIRST REGULAR COUNCIL MEETING IN
AUGUST AND SECOND MEETING IN NOVEMBER (OF EACH YEAR)
AS SUMMER AND HOLIDAY RECESS RESPECTIVELY
Attached is a draft ordinance for your consideration and possible adoption establishing the first regular council meeting in August and second meeting in November (of each year) as summer and holiday recess respectively.
We believe these changes accommodate and provide flexibility for Councilmembers and staff to schedule vacations and holiday festivities with their families. Additionally, these changes provide certainty for the public to schedule participation at Council meetings and Council review of items, rather than be subject to Council meeting cancellations during these busy timeframes.
As such, we recommend the Council advance the draft ordinance for introduction and first reading and thereafter, adoption.
ORDINANCE NO. 2025-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA MESA AMENDING SECTION 2.08.010 OF THE LA MESA MUNICIPAL CODE TO
ESTABLISH THE FIRST REGULAR CITY COUNCIL MEETING IN AUGUST
AND SECOND MEETING IN NOVEMBER AS A SUMMER AND HOLIDAY
RECESS RESPECTIVELY
THE CITY COUNCIL OF THE CITY OF LA MESA DOES ORDAIN AS FOLLOWS:
SECTION 1: Section 2.08.010 of the La Mesa Municipal Code is hereby amended to read as follows:
“The City Council shall hold regular meetings on the second Tuesday and fourth Tuesday of each month at 6:00 P.M., except for both meetings in August and the second meeting in November which shall serve as a summer and holiday recess respectively; provided, however, that when the day fixed for any regular meeting of Council falls upon a day designated by law as a legal or national holiday, such meeting shall be held at the same hour on the next succeeding day not a holiday.”
SECTION 2: This Ordinance shall be effective 30 days after its adoption and the City Clerk shall certify to the adoption of this Ordinance. The City Clerk is hereby authorized to use summary publication procedures pursuant to Government Code Section 36933 utilizing a newspaper or general circulation of published in the City of La Mesa.
INTRODUCED AND READ at a Regular meeting of the City Council of the City of La Mesa, California, held the 9th day of September 2025, and thereafter PASSED AND ADOPTED at a Regular meeting of said City Council held the_____ day of _________ 2025, by the following vote, to wit:
AYES:
NOES:
ABSENT:
APPROVED:
______________________________
MARK ARAPOSTATHIS, Mayor
ATTEST:
________________________________
MEGAN WIEGELMAN, CMC, City Clerk
CERTIFICATE OF CITY CLERK
I, MEGAN WIEGELMAN, City Clerk of the City of La Mesa, California, do hereby certify the foregoing to be a true and correct copy of Ordinance No. 2025- , duly passed and adopted by the City Council of said City on the date and by the vote therein recited and that the same has been duly published according to law.
MEGAN WIEGELMAN, CMC, City Clerk
(SEAL OF CITY)