LA MESA CITY COUNCIL
AGENDA
A Regular Meeting of the City Council
Date: Tuesday, September 8, 2026, 6:00 p.m.
Location: City Council Chambers, 8130 Allison Avenue
La Mesa, California
Elected
Officials:
Mayor Mark Arapostathis
Vice Mayor Lauren Cazares
Councilmember Patricia N. Dillard
Councilmember Laura Lothian
Councilmember Genevieve Suzuki
Staff: City Manager Greg Humora
City Attorney Glenn Sabine
City Clerk Megan Wiegelman
The City Council meeting may be viewed in-person or live on Cox Cable Channel 24 (within La Mesa City limits), AT&T U-Verse Channel 99 (in the San Diego Region), the City’s website (www.cityoflamesa.gov), the City's YouTube channel (www.youtube.com/cityoflamesa) or using the following Zoom Webinar options:
The public may view the meeting live using the following remote options:
Teleconference Meeting Webinar
https://www.zoomgov.com/j/1606535921
Telephone (Audio only)
(669) 216-1590 or (669) 254-5252 Webinar ID: 160 653 5921 Copy and paste the webinar link into your internet browser if the webinar link does not work directly from the agenda.
PUBLIC COMMENTS
Each member of the public will have three (3) minutes to address the Council. The Mayor or presiding officer may adjust the allotted speaking time based on the number of speakers or other meeting considerations. The timer begins when the participant begins speaking. Time cannot be combined or yielded to another speaker. No further comments will be entertained after the Mayor or presiding officer closes public comment.
In-Person comments during the meeting: Join us for the City Council meeting at the time and location specified on this agenda to make your comments. Please complete a “Request to Speak” card and submit it to the Council Hostess. When the Mayor identifies you, you may step to the podium and state your name for the record. •
Remote Public Comments: To provide remote oral public comments during the meeting, join the Zoom meeting by computer, mobile phone, or dial in number. On Zoom video conference by computer or mobile phone, use the "Raise Hand" feature. This will notify the moderator that you wish to speak during a specific item on the agenda or during nonagenda Public Comment. Members of the public will not be shown on video but will be able to speak when called upon. If joining the meeting using the Zoom dial-in number, you may raise your hand by pressing *9.
•
How to submit eComments: eComments are available once an agenda is published.
Locate the meeting in "upcoming meetings" and click the comment bubble icon. Click on the item you wish to comment on. eComments can be submitted when the agenda is published and until 24 hours prior to the meeting. eComments are limited to 3700 characters (approximately 500 words). eComments may be viewed by the City Council and members of the public following the close of the eComment submission period (24 hours prior to the meeting). Email your comment to [email protected] if you have difficulty submitting an eComment. eComments will not be read aloud as a regular meeting item; however, any member of the Council or member of the public may do so during their respective comment time.
•
Citizens who wish to make an audio/visual presentation pertaining to an item on the agenda, or during Public Comments, should contact the City Clerk’s office at 619.667.1120, no later than 12:00 p.m., the Monday prior to the meeting day. Advance notification will ensure compatibility with City equipment and allow Council meeting presentations to progress smoothly and in a consistent and equitable manner. Please note that all presentations/digital materials are considered part of the maximum time limit provided to speakers.
Agenda reports for items on this agenda are available for public review at the City Clerk's Office, 8130 Allison Avenue, during normal business hours.
Materials related to an item on this agenda submitted to the Council after distribution of the agenda packet are available for public inspection in the City Clerk’s Office, 8130 Allison Avenue, during normal business hours.
ACCESSIBILITY: The City of La Mesa encourages the participation of disabled individuals in the services, activities and programs provided by the City. Individuals with disabilities, who require reasonable accommodation in order to participate in the City Council meetings, should contact the Human Resources Department 48 business hours prior to the meeting at 619.667.1175, fax 619.667.1163, or [email protected].
Hearing assisted devices are available for the hearing impaired. A City staff member is available to provide these devices upon entry to City Council meetings, commission meetings or public hearings held in the City Council Chambers. A photo ID or signature will be required to secure a device for the meeting.
Pages
1. CALL TO ORDER
1.1 INVOCATION - COUNCILMEMBER SUZUKI
1.2 PLEDGE OF ALLEGIANCE
2. ANNUAL ROTATION OF THE VICE MAYOR 1
3. CITY MANAGER COMMENTS
4. COMMUNITY BULLETIN REPORTS
5. ADDITIONS AND/OR DELETIONS TO THE AGENDA
6. PRESENTATIONS
6.1 PROCLAIMING SEPTEMBER AS NATIONAL PREPAREDNESS
MONTH
7. PUBLIC COMMENTS – (TOTAL TIME – 15 MINUTES)
NOTE: In accordance with state law, an item not scheduled on the agenda may be brought forward by the general public for comment; however, the City Council will not be able to discuss or take any action on the item at this meeting.
If appropriate, the item will be referred to Staff or placed on a future agenda.
8. CONFLICT DISCLOSURES
9. HEARINGS
9.1 INTERVIEW OF APPLICANTS FOR INTERIM CITY TREASURER AND
CONSIDERATION OF POSSIBLE APPOINTMENT
2 Staff Reference: Ms. Wiegelman
Recommended Motion:
Conduct the public hearing and interview the applicants for the City Treasurer vacancy; and either: A) appoint an interim City Treasurer and adopt Resolution confirming the appointment; or B) defer the appointment to the September 22, 2026, Council meeting.
10. BOARD AND COMMISSION APPOINTMENTS
10.1 RESOLUTION APPOINTING MEMBERS TO THE ARTS AND
CULTURE COMMISSION, ENVIRONMENTAL SUSTAINABILITY
COMMISSION, MOBILITY COMMISSION, AND PARKS AND
RECREATION COMMISSION
14 Staff Reference: Ms. Wiegelman
Recommended Motion:
(1) Appoint or reappoint members to fill openings on the Arts and Culture Commission, Environmental Sustainability Commission, and Mobility Commission; (2) appoint Eric Nunez as the La Mesa-Spring Valley School District representative on the Parks and Recreation Commission; and (3) adopt Resolution confirming the appointments and reappointments.
11. PUBLIC COMMENTS ON CONSENT CALENDAR
This is the time in which members of the Council or audience may pull items from the CONSENT CALENDAR for discussion. Public Comments are also invited on Consent Calendar items.
12. CONSENT CALENDAR
(Items 12.1 through 12.13)
The Consent Calendar includes items considered to be routine. Unless discussion is requested by members of the Council or audience, all Consent Calendar items may be approved by one motion.
*If a public hearing item is part of the Consent Calendar, the public hearing shall be deemed held if the item is not removed from the Consent Calendar for discussion and possible action (Item 12.9).
Recommended Motion:
Approve Consent Calendar Items 12.1 through 12.13.
12.1 APPROVAL OF MOTION TO WAIVE THE READING OF THE TEXT
OF ALL ORDINANCES AND RESOLUTIONS AT THIS MEETING
Recommended Motion:
Approve.
12.2 APPROVAL OF THE MINUTES FOR THE CITY COUNCIL REGULAR MEETING HELD TUESDAY, JULY 28, 2026
20 Recommended Motion:
Approve.
12.3 APPROVAL OF THE MINUTES FOR THE CITY COUNCIL SPECIAL MEETING HELD MONDAY, AUGUST 10, 2026
33 Recommended Motion:
Approve.
12.4 CITY TREASURER'S QUARTERLY REPORT (APRIL 2026 - JUNE 2026)
35 Staff Reference: Mr. Strabone
Recommended Motion:
Receive and file.
12.5 ACCEPTANCE OF THE CITY OF LA MESA INVESTMENT POLICY FOR FISCAL YEAR 2027
45 Staff Reference: Ms. Esenwein
Recommended Motion:
Approve.
12.6 PERMIT AND DEVELOPMENT QUARTERLY UPDATE (APRIL 2026 – JUNE 2026)
72 Staff Reference: Ms. Santos
Recommended Motion:
Receive and file.
12.7 RATIFICATION OF THE DESIGN REVIEW BOARD APPROVAL OF PROJECT 2026-0092
79 RESOLUTION RATIFYING THE DESIGN REVIEW BOARD
APPROVAL FOR PROJECT 2026-0092, A MAJOR REMODEL AND
FAÇADE IMPROVEMENTS TO AN EXISTING COMMERCIAL
BUILDING LOCATED AT 8370 LA MESA BOULEVARD, IN THE CD-D (DOWNTOWN COMMERCIAL / URBAN DESIGN OVERLAY) ZONE
AND DOWNTOWN VILLAGE SPECIFIC PLAN AREA (APN 470-561-
17-00)
Staff Reference: Ms. Santos
Recommended Motion:
Adopt Resolution.
12.8 RATIFICATION OF THE PLANNING COMMISSION APPROVAL OF PROJECT 2026-0560
99 RESOLUTION RATIFYING THE PLANNING COMMISSION
APPROVAL OF PROJECT 2026-0560 - A ONE-LOT TENTATIVE
TRACT MAP TO CONVERT AN EXISTING MULTI-TENANT OFFICE
BUILDING TO A COMMERCIAL CONDOMINIUM AT 5575 LAKE PARK
WAY IN THE CN-D (NEIGHBORHOOD COMMERCIAL / URBAN
DESIGN OVERLAY) ZONE
Staff Reference: Ms. Santos
Recommended Motion:
Adopt Resolution.
12.9 *FISCAL YEAR 2025-2026 CONSOLIDATED ANNUAL
PERFORMANCE AND EVALUATION REPORT (CAPER) FOR
COMMUNITY DEVELOPMENT BLOCK GRANT FUNDING
114
RESOLUTION APPROVING THE FISCAL YEAR 2026 DRAFT CAPER
AND AUTHORIZING STAFF TO MAKE ANY NECESSARY
CORRECTIONS AND SUBMIT TO THE U.S. DEPARTMENT OF
HOUSING AND URBAN DEVELOPMENT BY SEPTEMBER 28, 2026
Staff Reference: Ms. Santos
Recommended Motion:
Adopt Resolution.
12.10 POLICE CHIEF'S QUARTERLY OPERATIONS REPORT (APRIL 2026 - JUNE 2026)
309
Staff Reference: Chief Sweeney
Recommended Motion:
Receive and file.
12.11 RESOLUTION AWARDING CONSTRUCTION CONTRACT TO LM
RASMUSSEN CONSTRUCTION, INC. FOR BID 27.09, POLICE
DEPARTMENT TENANT IMPROVEMENT PROJECT - INFORMATION
TECHNOLOGY OFFICE EXPANSION (CAPITAL IMPROVEMENT
PROJECT 8615)
324
Staff Reference: Mr. Throne
Recommended Motion:
Adopt Resolution.
12.12 RESOLUTION APPROVING AN AMENDMENT TO THE AGREEMENT
WITH PUBLIC HEALTH INSTITUTE FOR CLIMATE ACTION PLAN
IMPLEMENTATION SERVICES FOR THE CIVICSPARK PROGRAM
2026-2027 SERVICE YEAR
330
Staff Reference: Mr. Throne
Recommended Motion:
Adopt Resolution.
12.13 RESOLUTION APPROVING MODIFICATIONS TO THE SECOND
AMENDED AND RESTATED WASTEWATER DISPOSAL
AGREEMENT AND AUTHORIZING THE MAYOR TO SIGN THE
AGREEMENT
339
Staff Reference: Mr. Throne
Recommended Motion:
Adopt Resolution.
13. ORDINANCES: FIRST READING
13.1 CONSIDERATION OF AN ORDINANCE OF THE CITY COUNCIL OF
THE CITY OF LA MESA DELEGATING AUTHORITY TO THE CITY OF
SAN DIEGO TO ENFORCE REGULATIONS FOR THE DISCHARGE
OF INDUSTRIAL WASTEWATER TO SEWERAGE FACILITIES,
PRETREATMENT, AND SOURCE CONTROL PROGRAM
408
Staff Reference: Mr. Throne
Recommended Motion:
Approve the introduction and first reading of the Ordinance.
14. ORDINANCES: SECOND READING
14.1 CONSIDERATION OF AN ORDINANCE AMENDING THE ZONING
MAP FOR PROPERTIES LOCATED ON LA PERLA WAY
432
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA MESA AMENDING THE ZONING MAP OF TITLE 24 OF THE LA MESA
MUNICIPAL CODE TO DESIGNATE PROPERTIES ADDRESSED AS
4821, 4831, AND 4841 LA PERLA WAY (APNs 495-423-10, 495-423- 13, AND 495-423-14) SEMI-RURAL ESTATE / SCENIC
PRESERVATION OVERLAY (R1E-P)
Staff Reference: Ms. Santos
Recommended Motion:
Approve the second reading and adoption of the Ordinance.
15. COUNCIL SUBCOMMITTEE REPORTS
15.1 CONSIDERATION OF RESOLUTION APPOINTING THE CITY
ATTORNEY AND AUTHORIZING THE MAYOR TO EXECUTE THE
EMPLOYMENT AGREEMENT WITH CITY ATTORNEY TARA
MAZZANTI
436
Council Ad Hoc Subcommittee: Mayor Arapostathis and Councilmember Suzuki
Recommended Motion:
Adopt Resolution.
16. STAFF REPORTS
16.1 CONSIDERATION OF AN AGREEMENT WITH GLENN SABINE FOR INTERIM CITY ATTORNEY SERVICES; AND
450
ADOPTION OF RESOLUTION APPROVING AN EXCEPTION TO THE
180-DAY WAITING PERIOD TO HIRE A CALPERS RETIRED
ANNUITANT IN ACCORDANCE WITH GOVERNMENT CODE
SECTIONS 7522.56, 2122(H), AND 21224
Staff Reference: Ms. Spaniol
Recommended Motion:
Approve the Agreement and adopt Resolution.
16.2 CONSIDERATION AND POSSIBLE APPROVAL OF THE LA MESA
COMMUNITY PARKING COMMISSION RECOMMENDATION FOR
THE LA MESA VILLAGE ENHANCEMENT FUND PROGRAM, AND
ADOPTION OF RESOLUTION APPROPRIATING FUNDS
465
Staff Reference: Mr. Dedmon
Recommended Motion:
(1) Approve the allocation of La Mesa Village Enhancement Fund Program funding, as recommended by the La Mesa Community Parking Commission, in the amount of $35,000, with the following allocations:
$20,000 for the La Mesa Village Association/Acru Health 2027 Annual Wellness Fair and $15,000 for the Diversionary Theater La Mesa Pride event; and (2) adopt Resolution appropriating $35,000 from the Downtown Parking Fund to the Fiscal Year 2027 Downtown Village Enhancement Fund budget.
17. COUNCIL INITIATED
17.1 CONSIDERATION OF DIRECTING STAFF TO REVIEW TRAFFIC AND
PEDESTRIAN SAFETY CONDITIONS IN THE AREA OF LEE
AVENUE, SUNSET STREET, AND MAPLE AVENUE - VICE MAYOR
CAZARES
497
18. COUNCIL COMMITTEE REPORTS (3 MINUTE LIMIT)
19. AB 1234 REPORTS (GC 53232.3(d))
20. CITY ATTORNEY REMARKS
21. ADJOURNMENT
DATE: September 8, 2026
TO: Mayor and Members of the City Council
FROM: Megan Wiegelman, City Clerk
VIA: Greg Humora, City Manager
SUBJECT: ANNUAL ROTATION OF THE VICE MAYOR
Section 2.12.080 of the La Mesa Municipal Code reads as follows:
The office of the vice mayor will be rotated among all the members of the city council. The term of each member shall be one year beginning the second Tuesday of August one year and ending on the Monday before the second Tuesday the next August. The vice mayor will be the council member with the most seniority who has not been vice mayor in the last three consecutive years. In the event two or more council members have equal seniority and have not been vice mayor in the last three consecutive years, the council member with the most votes in their last regular election shall serve as vice mayor.
Vice Mayors for the past three consecutive years have been:
Councilmember Lothian August 2023 – August 2024
Councilmember Dillard August 2024 – August 2025
Councilmember Cazares August 2025 – August 2026
Therefore, in accordance with the code section cited above, Councilmember Suzuki will be the next Vice Mayor.
In addition, at its meeting on August 14, 2007, the Council approved a formalized policy for the rotation of Council seats at the dais based on the order of when each Councilmember would be Vice Mayor. According to this policy, the incoming Vice Mayor will sit next to the Mayor, the outgoing Vice Mayor will occupy the last chair and the other Councilmembers will move up one seat.
The change in seating will occur prior to the start of the September 8th meeting.
DATE: September 8, 2026
TO: Mayor and Members of the City Council
FROM: Megan Wiegelman, City Clerk
VIA: Greg Humora, City Manager
Glenn Sabine, City Attorney
SUBJECT: INTERVIEW OF APPLICANTS FOR INTERIM CITY TREASURER AND
CONSIDERATION OF POSSIBLE APPOINTMENT
BACKGROUND
The City Treasurer submitted a notice of resignation effective August 12, 2026, creating a vacancy on that same date. Pursuant to Government Code Section 36512, the Council shall, within 60 days of the commencement of the vacancy, either fill the vacancy by appointment or call a special election for that purpose. Based on the August 12, 2026 vacancy date, the 60-day deadline is October 10, 2026.
At its July 28, 2026, meeting, the City Council directed staff to implement the appointment process to fill the vacancy in the office of City Treasurer.
DISCUSSION
The Notice of Vacancy for the City Treasurer position was published in the Daily Transcript on August 12, 2026. Pursuant to La Mesa Municipal Code (LMMC) Chapter
2.13, applications were due seven days following publication of the notice, or August 19, 2026.
Applicants were required to submit the following materials:
An application for appointment;
A statement of qualifications of no more than 100 words, written in the applicant’s own words, explaining why the applicant believes they are qualified to serve as City Treasurer;
A petition containing the signatures of at least 20 and no more than 30 registered voters; and
A statement under penalty of perjury affirming that the applicant is a resident and elector of the City, as required by California Elections Code Section 75.
Two applicants submitted complete applications and nomination petitions and were determined to have the required number of qualified signatures:
William Exeter
Emmett Stewart
Pursuant to LMMC Section 2.13.050, before an appointment to fill the vacancy is made, the City Council shall hold a public hearing for the purpose of considering the applications for appointment.
Both applicants have been invited to attend the September 8, 2026, Council meeting to participate in the public hearing and interview process. Each applicant will be provided three minutes to make a presentation to the City Council in support of their candidacy.
Following the presentations and public comment, the Council may ask questions of the applicants.
At the conclusion of the public hearing, the Council may make an appointment at the September 8, 2026, meeting or defer the appointment to the September 22, 2026, Council meeting.
RECOMMENDATION
That the Council conduct the public hearing and interview the applicants for the City Treasurer vacancy; and either: A) appoint an interim City Treasurer and adopt the resolution confirming the appointment; or B) defer the appointment to the September 22, 2026, Council meeting.
Attachment: A. Candidate Applications in the Order Received B. Draft Resolution
RESOLUTION NO. 2026-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA MESA
CONFIRMING APPOINTMENT OF ________ AS CITY TREASURER OF
THE CITY OF LA MESA TO FILL THE UNEXPIRED TERM OF CITY
TREASURER STRABONE
WHEREAS, on July 14, 2026, City Treasurer Strabone submitted his resignation effective August 12, 2026, thereby creating a vacancy in the office of City Treasurer; WHEREAS, at its July 28, 2026, meeting, the City Council unanimously determined to fill the vacancy by appointment;
WHEREAS, the Notice of Vacancy for the office of City Treasurer was published in the Daily Transcript on August 12, 2026. Pursuant to Chapter 2.13 of the La Mesa Municipal Code (LMMC), applications were due seven days following publication of the notice, on August 19, 2026;
WHEREAS, two applicants, William Exeter and Emmett Stewart, submitted complete applications and nomination petitions and were determined to have obtained the required number of qualified signatures;
WHEREAS, pursuant to Chapter 2.13 of LMMC, at its September 8, 2026, meeting the City Council held a public hearing to consider the qualifications of William Exeter and Emmett Stewart and the appointment of a person to fill the unexpired term of former City Treasurer Strabone; and
WHEREAS, following consideration of the applicants, the City Council appointed _______ to serve as City Treasurer and fill the unexpired term of City Treasurer Strabone.
NOW, THEREFORE, BE IT AND IT IS HEREBY RESOLVED by the City Council of the City of La Mesa, California, that the appointment of ________ as City Treasurer of the City of La Mesa to fill the unexpired term of City Treasurer Strabone is hereby confirmed.
BE IT FURTHER RESOLVED that the term of _____ shall commence upon execution of the oath or affirmation of allegiance required for public officers or employees pursuant to Article XX, Section 3 of the Constitution of the State of California, and shall continue until the person elected to the office of City Treasurer at the November 3, 2026, General Municipal Election takes the required oath or allegiance of office at the City Council meeting on December 8, 2026.
PASSED AND ADOPTED at a Regular meeting of the city Council of the City of La Mesa, California, held the 8th day of September 2026, by the following vote, to wit:
AYES:
NOES:
ABSENT:
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 exact copy of Resolution No. 2026- , duly passed and adopted by the City Council of said City on the date and by the vote therein recited.
MEGAN WIEGELMAN, CMC, City Clerk
(SEAL OF CITY)
DATE: September 8, 2026
TO: Mayor and Members of the City Council
FROM: Megan Wiegelman, City Clerk
VIA: Greg Humora, City Manager
SUBJECT: RESOLUTION APPOINTING MEMBERS TO THE ARTS AND CULTURE
COMMISSION, ENVIRONMENTAL SUSTAINABILITY COMMISSION,
MOBILITY COMMISSION, AND PARKS AND RECREATION
COMMISSION
Annual interviews for City boards and commissions were conducted at the July 14, 2026, City Council meeting, and appointments were made at the July 28, 2026, City Council meeting. Following those appointments, three seats remained vacant.
This item is being presented to fill the three remaining vacancies on the following boards and commissions:
Arts and Culture Commission – Performing Arts Representative Mobility Commission – At-Large Representative
Environmental Sustainability Commission – Professional Representative These three seats were inadvertently not included among the appointments made at the July 28 meeting. The purpose of this item is to provide the Council with the opportunity to make the remaining appointments and fill the vacancies.
In addition, the La Mesa-Spring Valley School District representative on the Parks and Recreation Commission has submitted their resignation. The La Mesa-Spring Valley School District has nominated Eric Nunez to serve as the replacement. This item also provides the Council with the opportunity to ratify the School District’s nomination and appoint Mr. Nunez to the Parks and Recreation Commission.
RESOLUTION NO. 2026-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA MESA
APPOINTING AND/OR REAPPOINTING MEMBERS TO CITY OF LA MESA
BOARDS AND COMMISSIONS
WHEREAS, terms on the following City of La Mesa Boards and Commissions have either expired or been vacated;
WHEREAS, the list of persons below has been either recommended to or by the City Council for appointment or reappointment to said City of La Mesa Board and Commission;
NOW, THEREFORE, BE IT AND IT IS HEREBY RESOLVED by the City Council of the City of La Mesa, California, that the following are hereby appointed and/or reappointed as members of the City of La Mesa Boards and Commissions, with their terms to commence after the oath or affirmation of allegiance for public officers or employees is executed as required by Article XX, Section 3 of the Constitution of the State of California, and to expire on the dates stated below, or until their successors are appointed and qualified:
Arts and Culture Commission: 1 appointment1
(Name) is appointed/reappointed as the performing arts representative for term ending June 30, 2030, or until their successor is appointed.
Environmental Sustainability Commission: 1 appointment
(Name) is appointed to fill the vacant professional representative seat, with term ending June 30, 2029, or until their successor is appointed.
Mobility Commission: 1 appointment
(Name) is appointed/reappointed as a general population representative for term ending June 30, 2030, or until their successor is appointed.
Parks and Recreation Commission: 1 appointment
(Name) is appointed as the La Mesa-Spring Valley School District representative for term ending June 30, 2027, or until their successor is appointed.
PASSED AND ADOPTED at a Regular meeting of the City Council of the City of La Mesa, California, held the 8
th day of September 2026, by the following vote, to wit:
AYES:
NOES:
ABSENT:
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 exact copy of Resolution No. 2026- , duly passed and adopted by the City Council of said City on the date and by the vote therein recited.
MEGAN WIEGELMAN, CMC, City Clerk
(SEAL OF CITY)
Arts and Culture Commission: One (1) position – four-year terms One position represents the performing arts (PA).
*Pursuant to La Mesa Municipal Code Chapter 2.87, Arts and Culture Commission: “If these particular appointments cannot be made and consequently vacancies occur, the remaining vacancies may be appointed at large.”
The Commission shall consist of seven appointed members as follows:
Two members to be art educators (one kindergarten through 8th grade, one 9th grade through college)
One member to represent the visual arts; one member to represent the performing arts One member to represent the musical arts
Two members to be at large.
Members shall be either a La Mesa resident, employed at a place of business in La Mesa with a direct relationship to the Arts and Culture Commission membership categories, OR serve in a volunteer capacity at a non-profit organization in La Mesa with a direct relationship to the arts and Culture Commission membership categories
First Appointed Number of Terms
Rodney Elliot – incumbent (PA) 01-25-22 1
Mickey Mounarath – incumbent (PA) 01-25-22 1
Environmental Sustainability Commission: One (1) position – four-year terms One position will fill the vacant professional representative seat, with term expiring June 30, 2029 (P).
Seven of the members shall be residents of the City of La Mesa and be comprised as follows:
two members from the general populous; three members with professional experience related to environmental sustainability; one member representing the senior adult population (at time of appointment shall be not less than fifty-five years of age); and one member representing the youth population (at the time of appointment shall be not more than 21 years of age).
First Appointed Number of Terms
Emily Fisher (P)
Mobility Commission: One position – four-year terms
One position is at-large (A).
Members must be resident electors of the City of La Mesa and are subject to the Conflict of Interest Code.
First Appointed Number of Terms
Dinah Justice - incumbent (A) 07-11-17 2
Kathleen Brand (A)
Hollis Voinov (A)
Parks and Recreation Commission: One (1) position – four-year terms One position will fill the vacant La Mesa-Spring Valley School District (LMSV) representative seat, with term expiring June 30, 2027.
Members must be resident electors of City of La Mesa and are subject to the Conflict of Interest Code. Two of the seven members are selected from nominees recommended by the local school districts (one from La Mesa-Spring Valley School District and one from Grossmont Union High School District).
First Appointed Number of Terms
Eric Nunez (LMSV)
APPLICATIONS ARE AVAILABLE FOR REVIEW IN THE CITY CLERK’S OFFICE
1 La Mesa City Council
Meeting Minutes
Date:
Location:
July 28, 2026, 6:00 p.m.
City Council Chambers, 8130 Allison Avenue
La Mesa, California
Present: Mayor Mark Arapostathis
Vice Mayor Lauren Cazares
Councilmember Patricia N. Dillard
Councilmember Laura Lothian
Councilmember Genevieve Suzuki
Staff: City Manager Greg Humora
Assistant City Manager Amanda Lee
City Attorney Glenn Sabine
City Clerk Megan Wiegelman
_____________________________________________________________________
1. CALL TO ORDER
The City Council minutes are prepared and ordered to correspond to the City Council Agenda. Agenda Items may be taken out of order during the meeting.
The Agenda Items were considered in the order presented.
Mayor Arapostathis called the meeting to order at 6:00 p.m.
1.1 INVOCATION - COUNCILMEMBER LOTHIAN
1.2 PLEDGE OF ALLEGIANCE
2. CITY MANAGER COMMENTS
There were no comments.
3. COMMUNITY BULLETIN REPORTS
The Mayor, Council, and staff made announcements and reported on various events taking place in the City. No action was taken.
4. ADDITIONS AND/OR DELETIONS TO THE AGENDA
2 There were no additions or deletions to the agenda.
5. PRESENTATIONS
5.1 PROCLAMATION IN RECOGNITION AND HONOR OF DOLORES
BULLER'S MORE THAN FOUR DECADES OF COMMUNITY IMPACT
Councilmember Dillard read and presented a proclamation honoring Dolores Buller in recognition of her significant contributions and lasting impact on the community.
5.2 PRESENTATION OF FINDINGS FROM THE DOWNTOWN LA MESA
TROLLEY PRIORITIZATION STUDY
Engineering Project Manager Cubberley introduced Cecily Taylor, Senior Regional Planner with SANDAG, who presented the findings of the Downtown La Mesa Trolley Prioritization Study, including the alternatives evaluated, community feedback, and project costs. The presentation concluded with the recommended next steps, including pursuing funding opportunities, refining project designs, and conducting environmental studies.
Following Council questions and comments, no action was taken.
6. PUBLIC COMMENTS – (TOTAL TIME – 15 MINUTES)
Peggy Walker spoke about the negative impacts of cannabis use.
Madison spoke about the negative impacts of youth nicotine use.
Eric Skraby spoke about speeding concerns on Laird Street.
Alan Sands spoke about speeding concerns on Laird Street.
William Exeter expressed interest in the upcoming City Treasurer vacancy.
Aaron Artiaga submitted a comment regarding parking congestion in the Downtown Village and concerns about speeding on Fourth Street.
David Davies submitted a comment regarding parking congestion and speeding on Fourth Street.
7. CONFLICT DISCLOSURES
There were no conflicts of interest disclosed.
8. BOARD AND COMMISSION APPOINTMENTS
3 8.1 RESOLUTION APPOINTING AND/OR REAPPOINTING MEMBERS TO
CITY OF LA MESA BOARDS AND COMMISSIONS
Mayor Arapostathis nominated the following individuals for appointment or reappointment to the various City Boards and Commissions:
Arts and Culture Commission
Brett Wagner as the musical arts representative;
Heidi Frampton as a general population representative; and Jo Ann Bray as the visual arts representative.
Community Relations and Veterans Commission
Glenna Bloemen as the older adult population representative; Andrea Britland as the disabled community representative; and Ana Gonzalez Seda as the general population representative.
Design Review Board
Christopher Langdon.
Environmental Sustainability Commission
Jeanne Stronach as the older adult population representative.
Historic Preservation Commission
David Cline as the La Mesa Historical Society representative; and Curt Sherman as a design professional representative.
La Mesa Community Parking Commission
Scott Favero as a CD/D Downtown Commercial Zone representative; and Ryan Umbenhaur as a CD/D Downtown Commercial Zone representative.
Mission Trails Regional Park Citizens' Advisory Committee Nancy Clement Hillman as the primary representative;
Kevin Kitchen as the alternate representative; and
David Harris as the second alternate representative.
Mobility Commission
Ryan Kelley as a general population representative.
4 Personnel Appeals Board
Prerna Slattery; and
Cesar Tornel.
City Clerk Wiegelman explained the nomination process for the Parks and Recreation Commission.
The Council began the open nomination process for two positions on the Parks and Recreation Commission.
City Clerk Wiegelman announced the nominations as follows:
Round 1:
Mayor Arapostathis nominated Alysia Spivey and Jessie Brown; Vice Mayor Cazares nominated Alysia Spivey and Dallin Young; Councilmember Suzuki nominated Alysia Spivey and Dallin Young; Councilmember Lothian nominated Alysia Spivey and Jessie Brown; and Councilmember Dillard nominated Alysia Spivey and Dallin Young.
City Clerk Wiegelman announced that Alysia Spivey and Dallin Young had received a majority nomination.
Resolution No. 2026-087
Moved By Mayor Arapostathis
Seconded By Councilmember Suzuki
(1) Approve the appointments of Heidi Frampton as a general population representative, Brett Wagner as the musical arts representative and Jo Ann Bray as the visual arts representative on the Arts and Culture Commission; (2) approve the reappointments of Glenna Bloemen as the older adult population representative and Andrea Britland as the disabled community representative, and the appointment of Ana Gonzalez Seda as a general population representative on the Community Relations and Veterans Commission; (3) approve the reappointment of Christopher Langdon to the Design Review Board; (4) approve the appointment of Jeanne Stronach as the older adult population representative on the Environmental Sustainability Commission; (5) approve the reappointments of David Cline as a La Mesa Historical Society representative and Curt Sherman as a design professional representative on the Historic Preservation Commission; (6) approve the reappointment of Scott Favero
5 as a CD/D Downtown Commercial Zone representative and appointment of Ryan Umbenhaur as a CD/D Downtown Commercial Zone
representative on the La Mesa Community Parking Commission; (7) approve the appointments of Nancy Clement Hillman as the primary representative, Kevin Kitchen as the first alternate representative, and David Harris as the second alternate representative on the Mission Trails Regional Park Citizens' Advisory Committee; (8) approve the appointment of Ryan Kelley as a general population representative on the Mobility Commission; (9) approve the appointments of Prerna Slattery and Cesar Tornel to the Personnel Appeals Board; and (10) adopt the Resolution confirming the reappointments and appointments.
For (5): Mayor Arapostathis, Vice Mayor Cazares, Councilmember Dillard, Councilmember Lothian, and Councilmember Suzuki
Approved (5 to 0)
Resolution No. 2026-087
Moved By Mayor Arapostathis
Seconded By Vice Mayor Cazares
Approve the appointments of Alysia Spivey as the Grossmont Union High School District representative and Dallin Young as a general population representative on the Parks and Recreation Commission and adopt the Resolution confirming the appointments.
For (5): Mayor Arapostathis, Vice Mayor Cazares, Councilmember Dillard, Councilmember Lothian, and Councilmember Suzuki
Approved (5 to 0)
9. PUBLIC COMMENTS ON CONSENT CALENDAR
There were no public comments on Consent Calendar items.
10. CONSENT CALENDAR
(Items 10.1 through 10.9)
*If a public hearing item is part of the Consent Calendar, the public hearing shall be deemed held if the item is not removed from the Consent Calendar for discussion and possible action (Item 10.9)
Councilmember Lothian spoke on Items 10.4 and 10.7.
6 Councilmember Lothian requested that Item 10.6 be pulled for separate consideration.
Moved By Mayor Arapostathis
Seconded By Vice Mayor Cazares
Approve Consent Calendar Items 10.1 through 10.9, except for Item 10.6.
For (5): Mayor Arapostathis, Vice Mayor Cazares, Councilmember Dillard, Councilmember Lothian, and Councilmember Suzuki
Approved (5 to 0)
10.1 APPROVAL OF MOTION TO WAIVE THE READING OF THE TEXT OF
ALL ORDINANCES AND RESOLUTIONS AT THIS MEETING
Approve.
10.2 APPROVAL OF THE MINUTES FOR THE CITY COUNCIL REGULAR MEETING HELD TUESDAY, JULY 14, 2026
Approve.
10.3 RESOLUTION ESTABLISHING THE PROPERTY TAX RATE FOR
BONDED INDEBTEDNESS FOR FISCAL YEAR 2027
Resolution No. 2026-088
Adopt Resolution.
10.4 RATIFICATION OF THE DESIGN REVIEW BOARD APPROVAL OF PROJECT 2025-0404
RESOLUTION RATIFYING THE DESIGN REVIEW BOARD APPROVAL
OF PROJECT 2026-0404; A NEW 114 UNIT MIXED-USE BUILDING ON
A VACANT LOT AT THE SOUTHWEST CORNER OF PALM AVENUE
AND ALLISON AVENUE IN THE CD-D (DOWNTOWN
COMMERCIAL/URBAN DESIGN OVERLAY) ZONE AND DOWNTOWN
VILLAGE SPECIFIC PLAN AREA (APN 494-402-23-00)
Resolution No. 2026-089
Adopt Resolution.
10.5 HOMELESS OUTREACH AND MOBILE ENGAGEMENT (“HOME”)
PROGRAM QUARTERLY REPORT (APRIL 2026 – JUNE 2026)
Receive and file.
7 10.6 RESOLUTION ADOPTING THE CITY OF LA MESA ELECTRIC
VEHICLE CHARGING STATION MASTER PLAN
Councilmember Lothian explained why postponing adoption of the City of La Mesa Electric Vehicle Charging Station Master Plan may be in the City’s best interest.
Moved By Councilmember Lothian
Postpone consideration of the Resolution adopting the City of La Mesa Electric Vehicle Charging Station Master Plan until the two transit-oriented apartment developments are completed and occupied, and staff has had an opportunity to evaluate the impact of the additional residents on parking demand.
Failed
The motion failed due to a lack of a second.
Resolution No. 2026-092
Moved By Vice Mayor Cazares
Seconded By Councilmember Suzuki
Adopt Resolution.
For (5): Mayor Arapostathis, Vice Mayor Cazares, Councilmember Dillard, Councilmember Lothian, and Councilmember Suzuki
Approved (5 to 0)
10.7 2025 CLIMATE ACTION PLAN ANNUAL REPORT
Receive and file.
10.8 RESOLUTION AUTHORIZING CONTRACT CHANGE ORDER NO. 1 TO MIRAMAR GENERAL ENGINEERING FOR THE 2026 SIDEWALK
INFILL PROJECT BID NO. 26-04 (CAPITAL IMPROVEMENT PROJECT NO. 8323)
Resolution No. 2026-090
Adopt Resolution.
10.9 *RESOLUTION CONFIRMING THE SEWER SERVICE CHARGES FOR FISCAL YEAR 2027
8 RESOLUTION CONFIRMING THE REPORT WITH THE FINAL
DETERMINATION OF SEWER SERVICE CHARGES FOR FISCAL
YEAR 2027 TO BE COLLECTED ON THE COUNTY PROPERTY TAX
ROLL AND DIRECTING THE CITY CLERK TO FORWARD A
CERTIFIED COPY OF THIS RESOLUTION, TOGETHER WITH A COPY
OF THE REPORT TO THE OFFICE OF THE SAN DIEGO COUNTY
AUDITOR
Resolution No. 2026-091
Adopt Resolution.
11. STAFF REPORTS
11.1 CONSIDERATION OF A GRANT APPLICATION FOR THE SAN DIEGO
ASSOCIATION OF GOVERNMENTS (SANDAG) FLEXIBLE FLEETS
PILOT GRANT PROGRAM
RESOLUTION AUTHORIZING SUBMISSION OF A GRANT
APPLICATION TO THE SANDAG FLEXIBLE FLEETS PILOT GRANT
PROGRAM, COMMITTING A LOCAL MATCH OF $111,343, AND
AUTHORIZING THE CITY MANAGER TO EXECUTE ALL DOCUMENTS
NECESSARY TO APPLY FOR THE GRANT
Assistant City Manager Lee presented a proposed application for the SANDAG Flexible Fleets Pilot Grant Program to fund a two-year pilot providing flexible, on-demand transportation services using three electric vehicles, including one ADA-accessible vehicle. She explained that the program would improve access to essential destinations and strengthen first- and last-mile transit connections, with approximately 88 percent of the project funded through a regional grant.
Council questions and comments ensued.
Resolution No. 2026-093
Moved By Councilmember Dillard
Seconded By Councilmember Suzuki
Adopt Resolution.
For (5): Mayor Arapostathis, Vice Mayor Cazares, Councilmember Dillard, Councilmember Lothian, and Councilmember Suzuki
Approved (5 to 0)
9 11.2 DISCUSSION AND DIRECTION TO: A.) DETERMINE THE PROCESS
OF FILLING A VACANCY THAT WILL EXIST IN THE OFFICE OF CITY TREASURER; AND B.) AUTHORIZATION FOR THE CITY MANAGER
TO EXECUTE DOCUMENTS ON BEHALF OF THE CITY TREASURER
DURING THE VACANCY PERIOD
City Clerk Wiegelman presented options for filling the upcoming City Treasurer vacancy following the Treasurer's resignation effective August 12, 2026. She outlined the procedures and timeline for filling the vacancy by appointment or special election and recommended authorizing the City Manager to execute documents on behalf of the City Treasurer during the vacancy period.
Council questions and comments ensued.
Moved By Councilmember Dillard
Seconded By Councilmember Lothian
Direct staff to implement the appointment process to fill the City Treasurer vacancy and authorize the City Manager to execute documents on behalf of the City Treasurer during the vacancy period.
For (5): Mayor Arapostathis, Vice Mayor Cazares, Councilmember Dillard, Councilmember Lothian, and Councilmember Suzuki
Approved (5 to 0)
12. HEARINGS
12.1 CONSIDERATION OF RESOLUTIONS AND AN ORDINANCE TO
ANNEX THE PROPERTIES LOCATED AT 4821, 4831, AND 4841 LA
PERLA WAY, INTO THE CITY OF LA MESA, SUBJECT TO LOCAL
AGENCY FORMATION COMMISSION (LAFCO) APPROVAL OF THE
ANNEXATION
Notice of the hearing was given in accordance with legal requirements, and the hearing was held on the date and at the time specified in the notice.
Mayor Arapostathis opened the hearing for Item 12.1.
Director of Community Development Santos presented a request to annex the properties at 4821, 4831, and 4841 La Perla Way into the City of La Mesa, including the associated General Plan Amendment, zoning
10 designation, and LAFCO approval process. She noted that the Planning Commission recommended approval of the proposed actions.
Guy Halgren and Matthew Halgren thanked staff for their assistance throughout the annexation process and the Council for its consideration of the proposed annexation.
Moved By Mayor Arapostathis
Seconded By Vice Mayor Cazares
Close the hearing.
For (5): Mayor Arapostathis, Vice Mayor Cazares, Councilmember Dillard, Councilmember Lothian, and Councilmember Suzuki
Approved (5 to 0)
Resolution Nos. 2026-094 and 2026-095
Moved By Mayor Arapostathis
Seconded By Vice Mayor Cazares
Adopt Resolutions.
For (5): Mayor Arapostathis, Vice Mayor Cazares, Councilmember Dillard, Councilmember Lothian, and Councilmember Suzuki
Approved (5 to 0)
a. RESOLUTION REQUESTING THE LOCAL AGENCY
FORMATION COMMISSION (LAFCO) FOR THE COUNTY OF
SAN DIEGO INITIATE PROCEEDINGS FOR REORGANIZATION
OF TERRITORY ADDRESSED AS 4821, 4831, AND 4841 LA
PERLA WAY (APNs 495-423-10, 495-423-13, AND 495-423-14) Resolution No. 2026-094
Adopt Resolution.
b. RESOLUTION APPROVING A GENERAL PLAN AMENDMENT
FOR PROJECT 2025-0497 ASSIGNING THE PROPERTIES
ADDRESSED AS 4821, 4831, AND 4841 LA PERLA WAY (APNs
495-423-10, 495-423-13, AND 495-423-14) A LAND USE
DESIGNATION OF RURAL RESIDENTIAL
Resolution No. 2026-095
11 Adopt Resolution.
c. ORDINANCE AMENDING THE ZONING MAP FOR PROPERTIES
ON LA PERLA WAY
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA
MESA AMENDING THE ZONING MAP OF TITLE 24 OF THE LA
MESA MUNICIPAL CODE TO DESIGNATE PROPERTIES
ADDRESSED AS 4821, 4831, AND 4841 LA PERLA WAY (APNs
495-423-10, 495-423-13, AND 495-423-14) SEMI-RURAL
ESTATE/SCENIC PRESERVATION OVERLAY (R1E-P)
City Attorney Sabine read the title of the Ordinance.
Moved By Mayor Arapostathis
Seconded By Vice Mayor Cazares
Approve the introduction and first reading of the Ordinance.
For (5): Mayor Arapostathis, Vice Mayor Cazares, Councilmember Dillard, Councilmember Lothian, and Councilmember Suzuki Approved (5 to 0)
13. COUNCIL INITIATED
13.1 CONSIDERATION OF A REQUEST TO DIRECT STAFF TO PREPARE AN ORDINANCE TO MODIFY THE CITY’S CANNABIS BUSINESS TAX
RATE - MAYOR ARAPOSTATHIS AND VICE MAYOR CAZARES
Vice Mayor Cazares explained that the request to direct staff to prepare an ordinance modifying the City's cannabis business tax rate would increase the rate by 1%, from 4% to 5%. Vice Mayor Cazares noted that, even with the proposed increase, the City's cannabis business tax rate would remain among the lowest and most competitive rates in the county.
Council questions and comments ensued.
Becky Rapp spoke in support of increasing the City's cannabis business tax rate.
Moved By Vice Mayor Cazares
Seconded By Mayor Arapostathis
Direct staff to prepare an ordinance to modify the City's cannabis business tax rate and bring the ordinance back to the Council for consideration.
12 For (5): Mayor Arapostathis, Vice Mayor Cazares, Councilmember Dillard, Councilmember Lothian, and Councilmember Suzuki
Approved (5 to 0)
13.2 CONSIDERATION OF A REQUEST TO DIRECT STAFF TO EVALUATE
THE INSTALLATION OF A NO RIGHT TURN ON RED RESTRICTION
AT THE SOUTHWEST CORNER OF THE INTERSECTION OF LAKE
MURRAY BOULEVARD AND EL PASO STREET - VICE MAYOR
CAZARES
Vice Mayor Cazares explained the traffic concerns at the intersection of Lake Murray Boulevard and El Paso Street and provided background on efforts to have the City address the concerns.
Moved By Vice Mayor Cazares
Seconded By Councilmember Lothian
Direct staff to evaluate the installation of a no right turn on red restriction at the southwest corner of the intersection of Lake Murray Boulevard and El Paso Street.
For (5): Mayor Arapostathis, Vice Mayor Cazares, Councilmember Dillard, Councilmember Lothian, and Councilmember Suzuki
Approved (5 to 0)
14. COUNCIL COMMITTEE REPORTS (3 MINUTE LIMIT)
The Mayor and Council reported on various outside boards, commissions, and committee meetings they attended. No action was taken.
15. AB 1234 REPORTS (GC 53232.3(d))
There were no reports.
16. CITY ATTORNEY REMARKS
There were no remarks.
17. ADJOURNMENT
Mayor Arapostathis adjourned the meeting at 7:54 p.m.
13 _________________________
City Clerk
1 La Mesa City Council
Minutes of a Special Meeting (Closed Session)
Date:
Location:
August 10, 2026, 9:00 a.m.
La Mesa Community Center Conference Room, 4975 Memorial Drive
La Mesa, California
Present: Mayor Mark Arapostathis
Vice Mayor Lauren Cazares
Councilmember Patricia N. Dillard
Councilmember Laura Lothian
Councilmember Genevieve Suzuki
Staff: City Manager Greg Humora
City Attorney Glenn Sabine
_____________________________________________________________________
1. CALL TO ORDER
Mayor Arapostathis called the meeting to order at 9:12 a.m.
2. PUBLIC COMMENTS
There were no public comments.
Mayor Arapostathis adjourned the meeting to Closed Session at 9:12 a.m.
3. CLOSED SESSION
3.1 PUBLIC EMPLOYEE APPOINTMENT PURSUANT TO GOVERNMENT
CODE SECTION 54957
Title: City Attorney
The meeting reconvened at 1:18 p.m. with all members present.
4. REPORT FROM CLOSED SESSION
City Attorney Sabine reported that there were no reportable actions.
5. ADJOURNMENT
2 Mayor Arapostathis adjourned the meeting at 1:18 p.m. _________________________
City Clerk
REPORT to the MAYOR and MEMBERS of the CITY COUNCIL
From the CITY MANAGER
DATE: September 8, 2026
SUBJECT: Treasurer’s Report for the Quarter Ending
June 30, 2026
ISSUING DEPARTMENT: Finance Department – City Treasurer
SUMMARY
PORTFOLIO VALUE:
The City’s portfolio ended the quarter with a market value of $86,844,943. This represents a discount of $330,680 from par value, or purchase price. As the City maintains an Investment Policy that follows a strict “buy and hold” strategy, there is no economic gain or loss upon call or maturity. The City’s securities continue to earn interest at the stated rates through the dates of redemption.
LIQUIDITY:
Liquidity meets the statutory requirements with $37,295,623 in LAIF for immediate availability. “LAIF” stands for Local Agency Investment Fund, and is operated by the California State Treasurer to act as an immediate-access account for local governments and special districts in California.
EARNINGS:
Investment earnings from the invested portfolio of government agency bonds, corporate securities, and certificates of deposit, but excluding LAIF, for the current quarter collected from April 1, 2026, through June 30, 2026, total $185,963, which represents an annualized rate of 1.49%. Investment earnings from LAIF for the current quarter total $420,547, which represents an annualized rate of 4.51%. Combined, investment earnings were $606,510, representing a total annualized rate of return of 2.78% for this quarter. Please note that this represents interest payments and dividends actually earned by the City during the quarter, and may not necessarily reflect all interest payments and dividends payable to the City for the current quarter, nor be representative of future quarterly performance, due to differing payment schedules and variable interest rates.
Report to Mayor and Councilmembers
Date: September 8, 2026
Page: 2 of 6
City’s Strategic Goal
To maintain a financially sound and affordable
city government
SAFETY
Federal Agencies
Carry the implied guarantee of the United States government Corporate Securities
The City’s Investment Policy requires ratings of Double A (AA) or better Certificates of Deposit
Guaranteed by the FDIC to $250,000
Local Agency Investment Fund (LAIF)
Managed by the California State Treasurer; consists primarily of U.S. Treasuries, government agency bonds, and other short-term investments.
LIQUIDITY
The City’s LAIF balance of $37,295,623 represents the City’s immediate cash and is 42.8% of the portfolio. Additionally, as investments mature, they can be reinvested at then-current rates or redeemed to provide additional operating cash. The invested portfolio of government agency bonds, corporate securities, and certificates of deposit has an average maturity of 2 years with $20,464,000 maturing within one year for added liquidity.
EARNINGS
As noted above, the City’s portfolio earned $606,510 this quarter, representing an annualized yield of 2.78%.
Report to Mayor and Councilmembers
Date: September 8, 2026
Page: 3 of 6
PORTFOLIO PROFILE
To achieve the City’s strategic goal, the City’s primary investment objectives, in order of priority, are: Safety, Liquidity, and Earnings. Key to each of these objectives is a well-diversified portfolio that minimizes credit and interest rate risk and provides necessary liquidity. The City’s portfolio is designed to meet these objectives as summarized in the following table which is presented at par values. This table represents the City’s holdings as of June 30, 2026:
Years to
Maturity
Government
Agencies
Corporate
Securities
Certificates
of Deposit LAIF Totals %of Portfolio
Interest
Rate
0 – 1 16,000,000 0 4,464,000 37,295,623 57,759,623 66.26% 2.11%*
1 – 2 0 0 2,968,000 - 2,968,000 3.40% 3.99%
2 – 3 4,000,000 0 1,491,000 - 5,491,000 6.30% 4.58%
3 – 4 2,250,000 0 249,000 - 2,499,000 2.87% 4.31%
4 – 5 17,975,000 0 483,000 - 18,458,000 21.17% 4.41%
Totals 40,225,000 0 9,655,000 37,295,623 87,175,623 100.00%
Portfolio
%
46.14% 0.00% 11.08% 42.78% 100.00%
Interest
Rate 3.39% 0.00% 3.72% 3.92% 3.65%
*Interest rate for assets with 0-1 years to maturity excludes LAIF
Report to Mayor and Councilmembers
Date: September 8, 2026
Page: 4 of 6
PORTFOLIO ACTIVITY
During the quarter, one certificate of deposit was purchased, six federal agency bonds were purchased, two corporate bonds matured, three federal agency bonds matured, and three federal agency bonds were called. No other holdings in the City’s portfolio matured, were called, or were purchased.
CDs Purchased: Maturity Rate Par Value
Burke Herbert 2 year 4.40% 249,000
Lighthouse Federal 3 year 4.50% 249,000
Texas Exchange 4 year 4.30% 249,000
JPMorgan Chase 5 year 4.70% 238,000
Fed Agency Bonds Purchased: Maturity Rate Par Value
FHLB 2 year 4.50% $1,000,000
FHLB 3 year 4.50% $1,000,000
FHLB 3 year 4.50% $1,000,000
FHLB 3 year 4.63% $1,000,000
FHLB 3.5 year 4.50% $1,000,000
FNMA 5 year 4.02% $1,000,000
FNMA 5 year 4.40% $1,000,000
FHLB 5 year 4.22% $1,000,000
FHLB 5 year 4.55% $1,000,000
FNMA 5 year 4.33% $1,000,000
FNMA 5 year 4.50% $1,000,000
FMNA 5 year 4.50% $1,000,000
FHLB 5 year 4.75% $1,000,000
FHLB 5 year 4.75% $2,000,000
FHLB 5 year 4.75% $1,000,000
FHLB 5 year 4.80% $1,000,000
Fed Agency Bonds Matured: Maturity Rate Par Value
FHLB 5 year 1.00% $1,000,000
FFCB 5 year 0.90% $1,000,000 Page 38 of 497
Report to Mayor and Councilmembers
Date: September 8, 2026
Page: 5 of 6
FHLB 5 year 1.03% $1,000,000
FHLB 5 year 1.02% $1,000,000
CDs Matured: Maturity Rate Par Value
Toyota Financial 5 year 0.90% 248,000
Ally Bank 4 year 2.85% 246,000
Report to Mayor and Councilmembers
Date: September 8, 2026
Page: 6 of 6
PORTFOLIO COMPLIANCE
The portfolio complies with California code sections concerning safety and liquidity in the investment of public funds. Investment strategies are based on liquidity requirements and interest rate projections and have been collaboratively determined by the City Treasurer, City Manager, and Director of Finance. The City Treasurer executes trades in accordance with these strategies.
Required Contents of Investment Reports
California Government Code Section 53646(b) suggests that the quarterly investment report of a local agency contain certain items. These items include the type of investment, the issuer’s name, the date of maturity of the security, the par amount of the instrument, the market value, and the dollar amount invested in each security. The source of the market value also should be included in the report. The report also must reference all funds that are under the management of external investment providers, such as investment advisors and investment managers. A local government’s quarterly report, if submitted, must state the portfolio’s compliance with the agency’s investment policy or manner in which the portfolio is not in compliance. Finally, the investment report must include a statement regarding the local agency’s ability to meet its cash flow needs for the next six months.
Accordingly, I advise you of the following facts in compliance with Government Code Section 53646(b):
1. The source of the valuations included herein is U.S. Bank, Saint Paul, MN 55107.
2. No funds are under the management of external providers or managers. Investment decisions are made by a consensus of the City Treasurer, City Manager, and Director of Finance.
3. The City’s portfolio remains in strict compliance with the Investment Policy of the City of La Mesa for FY 2025-2026.
4. The City of La Mesa’s investment portfolio more than adequately assures the City’s ability to meet its cash flow needs during the ensuing six months.
Reviewed by Respectfully submitted by
___________________________ ___________________________ Greg Humora Matt Strabone
City Manager City Treasurer
Attachments:
A - Schedule of Investments – Summary
B - Schedule of Investments – Detail
City of La Mesa
Schedule of Investments (Summary)
As of June 30, 2026
Issuer Type of Investment Maturity Date Par Value Book Value Market Value State of California LAIF 98-37-421 Demand 37,295,623 37,295,623 37,253,568 Federal Agencies U.S. Agency Obligations 08/2026 - 06/2031 40,225,000 40,223,500 39,953,691 Financial/Banking Institutions Certificates of Deposit 07/2026 - 06/2031 9,655,000 9,655,000 9,637,684 Corporate Obligations Medium Term Notes n/a - - -
Total 87,175,623 87,174,123 86,844,943
I certify that the investment of funds is in conformance with California Government Code section 53600. Those investments valued at below market cost will be held until maturity or until they can be sold without a loss. I also certify that the investment of funds provides the cash flow liquidity to meet the next six month's estimated expenditure requirements.
Matt Strabone, City Treasurer
City of La Mesa
Schedule of Investments, June 30, 2026
Type of Investment CUSIP Id Asset Short Name Issue Date Maturity Date Interest Rate Par Value Book Value Market Value CERTIFICATES OF DEPOSIT 90348JQ29 UBS BK USA SALT C D 07/14/2021 07/14/2026 0.90% 249,000.00 249,000.00 248,701.20 CERTIFICATES OF DEPOSIT 30960QAS6 FARMERS INS C D 5.100% 07/26/2023 07/27/2026 5.10% 248,000.00 248,000.00 248,203.36 CERTIFICATES OF DEPOSIT 16141BAH4 CHARTWAY FED C D 07/28/2023 07/28/2026 5.25% 248,000.00 248,000.00 248,240.56 CERTIFICATES OF DEPOSIT 68584JAG4 OREGON CMNTY CR C D 07/28/2023 07/28/2026 5.10% 248,000.00 248,000.00 248,210.80 CERTIFICATES OF DEPOSIT 37424PAH7 GESA CR UN C D 5.250% 07/31/2023 07/31/2026 5.25% 248,000.00 248,000.00 248,257.92 CERTIFICATES OF DEPOSIT 67054NBL6 NUMERICA CR UN C D 07/31/2023 07/31/2026 5.20% 248,000.00 248,000.00 248,248.00 CERTIFICATES OF DEPOSIT 32022RSC2 FIRST FINL BK C D 3.250% 08/01/2022 08/03/2026 3.25% 249,000.00 249,000.00 248,853.09 CERTIFICATES OF DEPOSIT 70962LAE2 PENTAGON C D 0.850% 09/01/2021 09/01/2026 0.85% 249,000.00 249,000.00 247,677.81 CERTIFICATES OF DEPOSIT 14042RQB0 CAPITAL ONE NATL C D 11/17/2021 11/17/2026 1.10% 248,000.00 248,000.00 245,219.92 CERTIFICATES OF DEPOSIT 14042TDW4 CAPITAL ONE BANK C D 11/17/2021 11/17/2026 1.10% 248,000.00 248,000.00 245,219.92 CERTIFICATES OF DEPOSIT 07371CE88 BEAL BK USA C D 1.900% 02/23/2022 02/17/2027 1.90% 247,000.00 247,000.00 243,791.47 CERTIFICATES OF DEPOSIT 02589ABQ4 AMERICAN EXPRESS C D 03/09/2022 03/09/2027 2.00% 247,000.00 247,000.00 243,537.06 CERTIFICATES OF DEPOSIT 06740KPK7 BARCLAYS BK DEL C D 04/13/2022 04/13/2027 2.65% 246,000.00 246,000.00 243,284.16 CERTIFICATES OF DEPOSIT 58404DPC9 MEDALLION BK C D 3.200% 05/24/2022 05/24/2027 3.20% 249,000.00 249,000.00 247,042.86 CERTIFICATES OF DEPOSIT 20825WAX8 CONNEXUS CR UN C D 05/26/2022 05/26/2027 3.10% 249,000.00 249,000.00 246,828.72 CERTIFICATES OF DEPOSIT 90352RCN3 USALLIANCE FCU C D 05/31/2022 05/28/2027 3.30% 249,000.00 249,000.00 247,257.00 CERTIFICATES OF DEPOSIT 50625LBN2 LAFAYETTE FED C D 3.250% 06/15/2022 06/15/2027 3.25% 249,000.00 249,000.00 246,980.61 CERTIFICATES OF DEPOSIT 88413QDL9 THIRD FED SVGS C D 3.500% 06/28/2022 06/28/2027 3.50% 245,000.00 245,000.00 243,432.00 CERTIFICATES OF DEPOSIT 254673L38 DISCOVER BK C D 3.400% 07/06/2022 07/06/2027 3.40% 245,000.00 245,000.00 243,209.05 CERTIFICATES OF DEPOSIT 32026UU20 FIRST FNDTN BK C D 4.600% 07/19/2023 07/19/2027 4.60% 244,000.00 244,000.00 245,119.96 CERTIFICATES OF DEPOSIT 307811EM7 FARMERS C D 3.200% 08/05/2022 08/05/2027 3.20% 249,000.00 249,000.00 246,495.06 CERTIFICATES OF DEPOSIT 08016PEH8 BELMONT BK TR C D 08/24/2022 08/24/2027 3.15% 249,000.00 249,000.00 246,221.16 CERTIFICATES OF DEPOSIT 19075JAB4 COBALT FED CR C D 3.600% 09/15/2022 09/15/2027 3.60% 249,000.00 249,000.00 247,386.48 CERTIFICATES OF DEPOSIT 052392BT3 AUSTIN TELCO C D 3.800% 09/21/2022 09/21/2027 3.80% 249,000.00 249,000.00 247,954.20 CERTIFICATES OF DEPOSIT 87164YT95 SYNCHRONY C D 4.600% 10/28/2022 10/28/2027 4.60% 244,000.00 244,000.00 245,263.92 CERTIFICATES OF DEPOSIT 25460FDW3 DIRECT FED CR C D 4.800% 11/07/2022 11/08/2027 4.80% 248,000.00 248,000.00 250,100.56 CERTIFICATES OF DEPOSIT 61690U5K2 MORGAN STANLEY C D 05/03/2023 05/03/2028 4.45% 244,000.00 244,000.00 244,880.84 CERTIFICATES OF DEPOSIT 804767AB7 SAVANNAH BK C D 4.100% 05/03/2023 05/03/2028 4.10% 249,000.00 249,000.00 248,497.02 CERTIFICATES OF DEPOSIT 91527PBW6 UNIVEST NATL BK C D 05/05/2023 05/05/2028 4.10% 249,000.00 249,000.00 248,492.04 CERTIFICATES OF DEPOSIT 92834ABT2 VISIONBANK ST C D 4.050% 05/12/2023 05/12/2028 4.05% 249,000.00 249,000.00 248,255.49 CERTIFICATES OF DEPOSIT 121331BA9 BURKE HERBERT C D 06/30/2026 06/30/2028 4.40% 249,000.00 249,000.00 249,037.35 CERTIFICATES OF DEPOSIT 05765LBU0 BALBOA THRIFT C D 4.400% 07/19/2023 07/19/2028 4.40% 249,000.00 249,000.00 253,897.83 CERTIFICATES OF DEPOSIT 89854LAD5 TTCU FED CR UN C D 5.000% 07/26/2023 07/26/2028 5.00% 248,000.00 248,000.00 251,764.64 CERTIFICATES OF DEPOSIT 898812AC6 TUCSON FED CR C D 09/08/2023 09/08/2028 5.00% 248,000.00 248,000.00 251,935.76 CERTIFICATES OF DEPOSIT 39573LEM6 GREENSTATE CR UN C D 09/26/2023 09/26/2028 5.00% 248,000.00 248,000.00 252,007.68 CERTIFICATES OF DEPOSIT 53229WAH6 LIGHTHOUSE FED C D 06/30/2026 06/29/2029 4.50% 249,000.00 249,000.00 249,074.70 CERTIFICATES OF DEPOSIT 88241TXW5 TEXAS EXCHANGE C D 06/12/2026 06/12/2030 4.30% 249,000.00 249,000.00 248,579.19 CERTIFICATES OF DEPOSIT 856288EF8 STATE BK INDIA C D 4.000% 02/12/2026 02/12/2031 4.00% 245,000.00 245,000.00 241,410.75 CERTIFICATES OF DEPOSIT 46659CK74 JPMORGAN CHASE C D 06/30/2026 06/27/2031 4.70% 238,000.00 238,000.00 239,113.84 Subtotal: 9,655,000.00 9,655,000.00 9,637,683.98
City of La Mesa
Schedule of Investments, June 30, 2026
Type of Investment CUSIP Id Asset Short Name Issue Date Maturity Date Interest Rate Par Value Book Value Market Value US AGENCIES 3130ANHW3 F H L B DEB 0.930% 07/29/2021 08/25/2026 0.93% 1,000,000.00 1,000,000.00 995,560.00 US AGENCIES 3130ANSB7 F H L B DEB 1.000% 09/17/2021 09/17/2026 1.00% 1,000,000.00 1,000,000.00 993,860.00 US AGENCIES 3130ANYR5 F H L B DEB 0.950% 09/30/2021 09/30/2026 0.95% 1,000,000.00 1,000,000.00 992,720.00 US AGENCIES 3130AP6M2 F H L B DEB 1.020% 09/30/2021 09/30/2026 1.02% 1,000,000.00 1,000,000.00 993,000.00 US AGENCIES 3130APB87 F H L B DEB 1.100% 10/13/2021 10/13/2026 1.10% 1,000,000.00 1,000,000.00 992,080.00 US AGENCIES 3130AP6U4 F H L B DEB 1.000% 10/14/2021 10/14/2026 1.00% 1,000,000.00 1,000,000.00 991,800.00 US AGENCIES 3130APDQ5 F H L B DEB 1.250% 10/28/2021 10/28/2026 1.25% 1,000,000.00 1,000,000.00 991,520.00 US AGENCIES 3130APL78 F H L B DEB 1.375% 10/28/2021 10/28/2026 1.38% 1,000,000.00 1,000,000.00 991,770.00 US AGENCIES 3130APQA6 F H L B DEB 1.400% 11/24/2021 11/24/2026 1.40% 1,000,000.00 1,000,000.00 989,860.00 US AGENCIES 3130AQUD3 F H L B DEB 2.010% 02/25/2022 02/25/2027 2.01% 1,000,000.00 1,000,000.00 986,530.00 US AGENCIES 3130AQZ55 F H L B DEB 2.500% 03/10/2022 03/10/2027 2.50% 1,000,000.00 1,000,000.00 989,250.00 US AGENCIES 3130ARAH4 F H L B DEB 2.350% 03/04/2022 03/29/2027 2.35% 1,000,000.00 998,500.00 987,230.00 US AGENCIES 3130ARDY4 F H L B DEB 2.500% 03/29/2022 03/29/2027 2.50% 1,000,000.00 1,000,000.00 988,480.00 US AGENCIES 3130ARGE5 F H L B DEB 3.000% 04/21/2022 04/21/2027 3.00% 1,000,000.00 1,000,000.00 991,430.00 US AGENCIES 3130ARW56 F H L B DEB 3.650% 05/12/2022 05/12/2027 3.65% 1,000,000.00 1,000,000.00 994,900.00 US AGENCIES 3130AS7J2 F H L B DEB 3.200% 06/10/2022 06/10/2027 3.20% 1,000,000.00 1,000,000.00 991,930.00 US AGENCIES 3130BBC37 F H L B DEB 4.500% 06/30/2026 12/28/2028 4.50% 1,000,000.00 1,000,000.00 998,610.00 US AGENCIES 3130BAY50 F H L B DEB 4.500% 06/15/2026 06/15/2029 4.50% 1,000,000.00 1,000,000.00 999,230.00 US AGENCIES 3130BBAP0 F H L B DEB 4.500% 06/29/2026 06/29/2029 4.50% 1,000,000.00 1,000,000.00 998,590.00 US AGENCIES 3130BBAU9 F H L B DEB 4.625% 06/29/2026 06/29/2029 4.63% 1,000,000.00 1,000,000.00 998,960.00 US AGENCIES 3135GAU25 F N M A DEB 4.375% 08/06/2024 08/06/2029 4.38% 250,000.00 250,000.00 249,680.00 US AGENCIES 3130B2K95 F H L B DEB 4.100% 08/30/2024 08/28/2029 4.10% 1,000,000.00 1,000,000.00 993,510.00 US AGENCIES 3130BAXT9 F H L B DEB 4.500% 06/08/2026 12/03/2029 4.50% 1,000,000.00 1,000,000.00 997,470.00 US AGENCIES 3130B9DE7 F H L B DEB 4.020% 02/11/2026 02/11/2031 4.02% 975,000.00 975,000.00 960,930.75 US AGENCIES 3134HCUD9 F H L M C M T N 4.000% 02/26/2026 02/26/2031 4.00% 1,000,000.00 1,000,000.00 977,490.00 US AGENCIES 3130B9WS5 F H L B DEB 4.000% 03/17/2026 03/17/2031 4.00% 1,000,000.00 1,000,000.00 991,280.00 US AGENCIES 3130B9ZK9 F H L B DEB 4.400% 03/26/2026 03/18/2031 4.40% 1,000,000.00 1,000,000.00 995,980.00 US AGENCIES 3130B9ZM5 F H L B DEB 4.500% 03/30/2026 03/25/2031 4.50% 1,000,000.00 1,000,000.00 996,480.00 US AGENCIES 3136GCWV3 F N M A 4.200% 03/27/2026 03/27/2031 4.20% 1,000,000.00 1,000,000.00 992,870.00 US AGENCIES 3136GCUJ2 F N M A M T N 4.020% 04/03/2026 04/03/2031 4.02% 1,000,000.00 1,000,000.00 987,720.00 US AGENCIES 3136GDA60 F N M A M T N 4.400% 05/05/2026 05/05/2031 4.40% 1,000,000.00 1,000,000.00 997,860.00 US AGENCIES 3130BAK22 F H L B DEB 4.220% 05/08/2026 05/08/2031 4.22% 1,000,000.00 1,000,000.00 989,890.00 US AGENCIES 3130BAN29 F H L B DEB 4.550% 05/12/2026 05/12/2031 4.55% 1,000,000.00 1,000,000.00 990,440.00 US AGENCIES 3136GDAZ6 F N M A M T N 4.325% 05/12/2026 05/12/2031 4.33% 1,000,000.00 1,000,000.00 994,570.00 US AGENCIES 3136GDG49 F N M A 4.500% 06/16/2026 06/16/2031 4.50% 1,000,000.00 1,000,000.00 997,060.00 US AGENCIES 3136GDHL0 F N M A M T N 4.500% 06/24/2026 06/16/2031 4.50% 1,000,000.00 1,000,000.00 997,580.00 US AGENCIES 3130BAY43 F H L B DEB 4.750% 06/18/2026 06/18/2031 4.75% 1,000,000.00 1,000,000.00 998,800.00 US AGENCIES 3130BBAM7 F H L B DEB 4.750% 06/30/2026 06/30/2031 4.75% 2,000,000.00 2,000,000.00 1,993,380.00 US AGENCIES 3130BBAT2 F H L B DEB 4.750% 06/30/2026 06/30/2031 4.75% 1,000,000.00 1,000,000.00 996,690.00 US AGENCIES 3130BBBT1 F H L B DEB 4.800% 06/30/2026 06/30/2031 4.80% 1,000,000.00 1,000,000.00 996,700.00 Subtotal: 40,225,000.00 40,223,500.00 39,953,690.75
City of La Mesa
Schedule of Investments, June 30, 2026
Type of Investment CUSIP Id Asset Short Name Issue Date Maturity Date Interest Rate Par Value Book Value Market Value Demand 98-37-421 LAIF State of California 3.92% 37,295,623.35 37,295,623.35 37,253,568.13 Grand Total: 87,175,623.35 87,174,123.35 86,844,942.86
DATE: September 8, 2026
TO: Mayor and Members of the City Council
FROM: Shannon Esenwein, CPA, Director of Finance
VIA: Greg Humora, City Manager
SUBJECT: ACCEPTANCE OF THE CITY OF LA MESA INVESTMENT POLICY FOR FISCAL YEAR 2027
Please see the attached Investment Policy for Fiscal Year 2027.
INVESTMENT POLICY
of the
City of La Mesa, California
FY 2026-2027
INVESTMENT POLICY
of the
City of La Mesa, California
Sections Title Page (s)
1. Policy Statement 1
2. Investment Policy Objectives 1-3
3. Investments 3-5
4. Safekeeping of Securities 6
5. Structure and Responsibilities 6-7
6. Reporting 7-8
7. Performance Standards 8
8. Review of Investment Policy 8
9. Definitions 8
10. Adoption of Policy 8
1 City of La Mesa, California
Investment Policy
1. POLICY STATEMENT
La Mesa is a “general law” city that derives its power from California State Law. Founded in 1869, the City was incorporated on February 16, 1912. La Mesa employs a “Council – Manager” form of government under which the Council determines policy and the City Manager assures that the policy is implemented.
All funds of the City of La Mesa shall be invested in accordance with principles of sound treasury management and in accordance with the provisions of the California Government Code Sections 53600 et seq. and this Investment Policy (“Policy”). These funds are defined and detailed in the City’s Basic Financial Statements and Independent Auditor’s Report and includes any new funds created unless specifically excluded by the City Council.
Specifically excluded funds are:
• Funds deposited with the State Public Employees’ Retirement System and; • Bond proceeds that are subject to covenants and restrictions as defined in the Bond’s indenture or are administered under the direct control of the Bond Trustee.
2. INVESTMENT POLICY OBJECTIVES
A. Overall Risk Profile
The objectives of the City of La Mesa’s Investment Program are, in order of priority:
1. Safety of principal of invested funds;
2. Maintenance of sufficient liquidity to meet cash flow needs; and
3. Attainment of the maximum yield possible consistent with the first two objectives.
To achieve these objectives, The City shall consider the following when making an investment:
1. Safety of Principal of Invested Funds
The City shall mitigate the risk to the principal of invested funds by limiting credit and interest rate risks. Credit Risk is the risk of loss due to the failure of a security’s issuer or backer. Interest Rate Risk is the risk that the market value of the City’s portfolio will fall due to an increase in general interest rates. a) Credit risk will be mitigated by:
(i) Limiting investments to only the most creditworthy types of securities as evaluated “investment grade” by one of the four Nationally Recognized Statistical Rating Organizations (NRSRO) as determined by the Securities and Exchange Commission (SEC), including (1) Standard &
2 Poor’s Rating Service, (2) Moody’s Investors Service, (3) Fitch Ratings and (4) Dominion Bond Rating Service.
(ii) Pre-qualifying the financial institutions with which it will do business; and (iii) Diversifying the investment portfolio so that the potential failure of any one issue or issuer will not place an undue financial burden on the City. b) Interest rate risk will be mitigated by:
(i) Structuring the City’s portfolio so that securities mature to meet the City’s cash requirements for ongoing obligations, thereby avoiding the possible need to sell securities on the open market at a loss prior to their maturity to meet those requirements;
(ii) Investing primarily in shorter term securities; and (iii) Not paying a premium for any security which includes a “call feature”, thereby obviating the possibility that the interest realized will be less than anticipated, and/or that the call price will be substantially less than book value, resulting in a potential loss of principal.
2. Liquidity
The City’s investment portfolio shall be structured in a manner which emphasizes that securities mature at the same time the cash is needed to meet anticipated demands (Static Liquidity). Additionally, since all possible cash demands cannot be anticipated, the portfolio should consist of securities with active secondary markets (Dynamic Liquidity). The maximum percentage of different investment instruments and maturities is described in Section 3 of this Policy.
3. Yield
Yield on the City’s investment portfolio is of secondary importance compared to the safety and liquidity objectives described above. Investments are limited to relatively low risk securities in anticipation of earning a fair return relative to the risk being assumed. While it may occasionally be necessary or strategically prudent for the City to sell a security prior to maturity to either meet unanticipated cash needs or to restructure the portfolio, this policy specifically prohibits trading securities for the sole purpose of speculating on the future direction of interest rates.
B. Basic Investment Strategy
The City shall pursue a “passive” strategy of investment under which investments shall be of “laddered” maturities, facilitating a “buy and hold” process where financial instruments are held until maturity rather than actively bought and sold at various times. An “active” strategy of market timing, sector rotation, indexing to a benchmark and similar strategies are considered inappropriate for the size of the City’s portfolio. It is understood that it may be appropriate to sell a particular security prior to maturity to meet unanticipated cash needs with the approval of the City Treasurer.
3 The City’s investment portfolio shall be structured to provide that sufficient funds from investments are available each month to meet the City’s anticipated cash needs. Subject to the objectives stated above, the choice in investment instruments and maturities shall be based upon an analysis of future anticipated cash needs, existing and anticipated revenues, interest rate trends and specific market opportunities. No investment may have a maturity of more than five (5) years from its date of purchase without receiving prior City Council approval. After approval by City Council, reserve funds associated with bond issues may have a maturity of more than five (5) years, up to the earliest date the bonds may be redeemed or mature.
3. INVESTMENTS
This section of the Investment Policy identifies the types of investments in which the City will invest its idle or surplus funds.
A. Standard of Prudence
The City operates its investment portfolio under the Prudent Investor Standard (California Government Code Section 53600.3) which states in essence that:
“When investing, reinvesting, purchasing, acquiring, exchanging, selling, or managing public funds, a trustee shall act with care, skill, prudence, and diligence under the circumstances then prevailing, including, but not limited to, the general economic conditions and the anticipated needs of the Agency, that a prudent person acting in a like capacity and familiarity with those matters would use in the conduct of funds of a like character and with like aims, to safeguard the principal and maintain the liquidity needs of the Agency”.
This standard shall be applied in the context of managing the overall portfolio.
Investment officers, acting in accordance with written procedures and this investment policy and exercising the above standard of diligence shall be relieved of personal responsibility for an individual security’s credit risk or market price changes, provided deviations from expectations are reported in a timely fashion and appropriate action is taken to control adverse developments.
B. Eligible Securities
The City is provided a broad spectrum of eligible investments under California Government Code Section 53600 et seq. The City may choose to restrict its permitted investments to a smaller list of securities that more closely fits the City’s cash flow needs and requirements for liquidity. If a type of investment is added to California State Code 53600, it will not be added to the City’s Authorized Investment List until this policy is amended and approved by the City Council. If a type of investment permitted by the City should be removed from California State Code 53600, it will be deemed concurrently removed from the City’s Authorized Investment List, but existing holdings may be held until they mature.
State Government Authorized Investment List
Allowable investment instruments per State Government Code Section 53600 et seq., as applicable to all local agencies is detailed in the most recent version of the Local Agency Investment Guidelines as published by the California Debt and
4 Investment Advisory Commission, located at
https://www.treasurer.ca.gov/cdiac/laig/guideline.pdf
Appendix A, “Description of Authorized Investments” is a more detailed description of the authorized investments.
A thorough investigation of any pool or fund is required prior to investing and on a continual basis. The investigation will, at a minimum, obtain the following information:
• A description of eligible investment securities, and a written statement of investment policies and objectives.
• A description of interest calculations and how it is distributed, and how gains and losses are distributed.
• A description of how securities are safeguarded (including the settlement process) and how often the securities are marked to market and how often an audit is conducted.
• A description of who may invest in the program, how often, what size deposits and withdrawals are permitted.
• A schedule for receiving statements and portfolio listings. • Does the pool/fund maintain a reserve or retain earnings or is all income after expenses distributed to participants?
• A fee schedule which also discloses when and how fees are assessed. • Is the pool or fund eligible for bond proceeds and/or will it accept such proceeds?
The purpose of this investigation is to determine the suitability of a pool or fund and evaluate the risk of placing funds with that pool or fund.
One of the purposes of this Investment Policy is to define what investments are permitted. If a type of security is not specifically authorized by this policy, it is not a permitted investment.
C. Qualification of Brokers, Dealers and Financial Institutions The City Treasurer or his/her designee will establish and maintain a list of the financial institutions and broker/dealers authorized to provide investment and depository services to the City, will perform an annual review of the financial condition and registrations of the authorized financial institutions and broker/dealers, and require annual audited financial statements to be on file for each approved entity. The Investment Committee may limit the number of broker/dealers as deemed appropriate. The City shall annually provide its current Investment Policy to all interested parties, including all financial institutions and broker/dealers approved to do business with the City, by posting the Investment Policy on the City’s official website. Upon annual notification of the approved
5 Investment Policy, receipt of the Policy, including confirmation that it has been reviewed by the person(s) handling the City’s account, shall be acknowledged in writing within thirty (30) days of such notification. Audited financial statements as required herein shall be submitted annually within 90 days of such notification.
All broker-dealers and financial institutions that desire to become qualified bidders for investment transactions must submit a “Broker-Dealer Application” and related documents relative to eligibility. This includes a current audited financial statement, proof of state registration, proof of FINRA registration and a certification that all persons handling the City’s account have received and reviewed the City’s Investment Policy and agree to comply with the provisions outlined in the Investment Policy. The City Treasurer or his/her designee may establish any additional criteria deemed appropriate to evaluate and approve any financial services provider. The selection process for broker-dealers shall be open to both “primary dealers” and “secondary/regional dealers” that qualify under Securities and Exchange Commission Rule 15c3-1 (Uniform Net Capital Rule). The provider must have an office in California and the provider’s representative must be experienced in institutional trading practices and familiar with the California Government Code as it relates to investments by a City. The current form of the Broker Dealer Questionnaire appears as Appendix B of this policy.
D. Collateralization Requirements
Uninsured Time Deposits with banks and savings and loans shall be collateralized in the manner prescribed by state law for depositories accepting municipal investment funds.
Repurchase Agreements shall be collateralized in accordance with terms specified in the Master Repurchase Agreement. The valuation of collateral securing a Repurchase Agreement will be verified weekly to ensure a minimum of 102% of the value of the transaction being held by the City’s depository agent.
E. Diversification
The City will diversify its investments by security type and investment. With the exception of bond reserve funds, bond escrow funds, and any other specific funds approved by the City Council, the City Treasurer or his/her designee and the City’s Investment Committee will adopt a strategy that combines current market conditions with the City’s cash needs to maintain the maximum degree of safety of principal and liquidity throughout market and budgetary cycles. This strategy will include diversification by investment type and maturity allocations and will be included in the regular quarterly reports to Council. This strategy will be reviewed quarterly and can be changed accordingly.
F. Confirmations
Receipts for confirmation of purchases or sales of authorized securities shall include at a minimum the following information: trade date, settlement date, description of the security, par value, interest rate, price, yield to maturity, City’s name, net amount due and third party custodial information.
6 4. SAFEKEEPING OF SECURITIES
The City shall contract with a bank or banks for the safekeeping of securities that are owned by the City as a part of its investment portfolio or transferred to the City under the terms of a Repurchase Agreement.
All securities owned by the City shall be held in safekeeping by a third party bank trust department acting as agent for the City under the terms of a custody agreement executed by the bank and the City. All securities will be received and delivered using standard delivery versus payment (DVP) procedures. The third party bank trustee agreement must comply with Section 53608 of the California Government Code. No outside broker/dealer or advisor may have access to City funds, accounts or investments and any transfer of funds must be approved by the City Treasurer.
The City’s current custodian is:
U.S. Bank
Institutional Trust and Custody
60 Livingston Ave
Saint Paul, MN 55107
ATTN: Katherine G Artishon
Telephone 651.466.6312.
5. STRUCTURE AND RESPONSIBILITIES
This section of the policy defines the overall structure and areas of responsibility within the investment management program.
A. Responsibilities of the City Treasurer
The City Treasurer is charged with responsibility for maintaining custody of all public funds and securities belonging to or under the control of the City, and for the deposit and investment of those funds in accordance with principles of sound treasury management, applicable laws, ordinances and this Investment Policy.
This includes establishing written procedures for the operation of the investment program consistent with this policy. The procedures should include reference to safekeeping, master repurchase agreements, wire transfer agreements, banking services contracts and depository agreements. Such procedures shall also include explicit delegation of authority to persons responsible for investment transactions.
No person may engage in an investment transaction except as provided under the terms of this policy and the procedures established by the Treasurer and approved by the Investment Committee.
The current delegation of authority, Appendix C hereof, will be provided to all approved financial institutions. They will be notified of any changes to this delegation in a timely fashion and acknowledge receipt.
B. Responsibilities of the Director of Finance
The Director of Finance is responsible for keeping the City Council fully advised as to the financial condition of the City.
7 C. Responsibilities of the City Council
The City Council shall consider and adopt a written Investment Policy. As provided in that policy, the Council shall receive, review and accept quarterly investment reports.
D. Responsibilities of the Investment Committee
There shall be an Investment Committee consisting of the Director of Finance, the City Manager, the City Treasurer and their designees. The Committee shall meet quarterly to discuss cash flow requirements, the quarterly investment reports, investment strategies, investment and banking procedures and significant investment related work projects being undertaken in each department that will affect the cash flow management of the City Treasurer. This will require timely reports from the department heads to the Director of Finance concerning significant future cash flow requirements. The Investment Committee, with the approval of the City Council, may retain an external investment manager on behalf of the City. The investment manager will be required to act in accordance with this investment policy.
E. Ethics and Conflicts of Interest
All City officers and employees involved in the investment process shall refrain from personal business activity that could conflict with the proper execution of the investment program, or that could impair their ability to make impartial investment decisions. Those employees and investment officials shall disclose to the appropriate City executive (City Manager, City Attorney, or the Director of Finance) any material financial interests in financial institutions that conduct business within the City, and they shall further disclose any large personal financial/investment positions that could be related to the performance of the City’s investments.
6. REPORTING
The City Treasurer shall prepare a quarterly investment report, including a succinct management summary that provides a clear picture of the status of the current investment portfolio and transactions made. This management summary shall be prepared in a manner that will allow the Director of Finance and the City Council to ascertain whether investment activities during the reporting period have complied with the City’s Investment Policy.
The quarterly report shall include the following:
A. A list of individual securities held at the end of the reporting period.
B. Unrealized gains or losses resulting from amortization or accretion of principal versus market value changes by listing the cost and market value of securities owned by the City.
C. Dollar weighted yield of the City’s investments.
D. Maturity schedule by type, of each of the City’s investments.
8 E. Statement of compliance of the City’s Investment Policy with California Government Code Section 53601 et seq.
F. Statement as to ability to meet all scheduled expenditure requirements for the next six months.
G. Market value, book value, par value and cost basis of all investments.
7. PERFORMANCE STANDARDS
The investment portfolio will be managed in accordance with the standards established within this Investment Policy and should obtain a market rate of return throughout budgetary and economic cycles. The Investment Committee will establish and periodically review the City’s portfolio benchmarks and performance. A benchmark will be selected that compares with the portfolio composition, structure and investment strategy at that time.
8. REVIEW OF INVESTMENT POLICY
A. Policy Review
This Investment Policy shall be reviewed annually by the City Council to ensure its consistency with respect to the overall objectives of safety, liquidity and yield.
Proposed amendments to the policy shall be prepared by the Treasurer and reviewed and approved by the Investment Committee and then be forwarded to the City Council for consideration. The Investment Committee shall annually review the Investment Policy and any proposed amendments and forward to the City Council for its consideration and adoption at a public meeting.
B. Internal Control and Review
The external auditors shall annually review the investments and general activities associated with the investment program to ensure compliance with this Investment Policy. This review will provide internal control by assuring compliance with policies and procedures established by this Investment Policy.
9. DEFINITIONS
The City has adopted the glossary of terms as published by the State of California Debt and Investment Advisory Commission (Appendix A).
10. ADOPTION OF POLICY
This Policy was duly adopted by the City Council of the City of La Mesa on the 8th day of September 2026.
APPENDICES
A. Description of Authorized Investments and Glossary
B. Broker/Dealer Questionnaire
C. Delegation of Authority
APPENDIX A
DESCRIPTION OF AUTHORIZED INVESTMENTS
The City of La Mesa’s investments may be placed in those securities as outlined below; the allocation between the various investment instruments may change in order to give the City the best combination of safety, liquidity and higher yield. Surplus funds of local agencies may only be invested in certain eligible securities. The City limits its investments to allowable securities under the State of California statutes (Government Code Section 53601, et seq. and Section 53635, et seq.) and is further limited to those listed below.
Certificates of Deposit
Certificates of deposit allow the City to select the exact amount and day of maturity as well as the exact depository. Certificates of deposit are issued in any amount for periods of time as short as fourteen days and as long as several years. At any given time, the City may have certificates of deposit in numerous financial institutions.
Collateral is not required for that portion of a deposit, which is insured pursuant to federal law.
Currently, the first $250,000 of a deposit is federally insured by FDIC. Non-negotiable CD’s for amounts in excess of federal insurance are not permitted.
Local Agency Investment Fund
The Local Agency Investment Fund (LAIF) of the State of California offers high liquidity because deposits can be wired to the City checking account within twenty-four hours. Interest is computed on a daily basis.
This is a special fund within the State Treasury, which local agencies may use to deposit funds for investment. There is no minimum investment period and the minimum transaction is $5,000 in multiples of $1,000 above that, with a maximum of $75,000,000 for any city. It offers high liquidity because deposits can be converted to cash within twenty-four hours and no interest is lost. All interest is distributed to those agencies participating on a proportionate share determined by the amounts deposited and the length of time they are deposited. Interest is paid quarterly by adding it to the principal.
The State charges participants a small fee to cover reasonable costs associated with operating the investment pool, not to exceed one-quarter of one percent of the earnings.
The interest rates received are fairly stable because of the pooling of the State’s surplus cash with the surplus cash deposited by local governments. This creates a well- diversified multi-billion dollar money pool.
U.S. Treasury Securities
U.S. Treasury securities are highly liquid and considered the safest of all investments because they are backed by the full faith and credit of the United States Government. • U.S. Treasury Bills are direct obligations of the United States Government. They are issued weekly with maturity dates up to six months. They are issued and traded on a discount basis and the interest is figured on a 360-day basis using the actual number of days to maturity.
They are issued in the minimum amount of $10,000 and in multiples of $5,000 thereafter.
• U.S. Treasury Notes are direct obligations of the United States Government. They are issued throughout the year with maturities up to 30 years. Notes are coupon securities paying a fixed amount every six months. The City will not invest in notes having maturities longer than five years.
Federal Agency Securities and Government Sponsored Enterprises Federal Agency securities are highly liquid and considered to be virtually without credit risk.
Federal Agency issues have a partial guarantee directly by the United States Government and are considered “moral” obligations of the U.S. Government (implied guarantee). All Agency obligations that are fixed-rate and meet the maturity restrictions of the State Code and this policy qualify as legal investments and are acceptable as security for public deposits. They usually provide higher yields than regular Treasury issues with all of the same advantages. Examples are:
• FNMA's (Federal National Mortgage Association) are used to assist the home mortgage market by purchasing mortgages insured by the Federal Housing Administration and the Farmers Home Administration, as well as those guaranteed by the Veterans Administration. • FHLB's (Federal Home Loan Bank Notes and Bonds) are issued by the Federal Home Loan Bank System to help finance the housing industry. The notes and bonds provide liquidity and home mortgage credit to savings and loan associations, mutual savings banks, cooperative banks, insurance companies and mortgage-lending institutions. • Other Federal Agency issues are Federal Home Loan Mortgage Corporation (FHLMC), Federal Farm Credit Bank (FFCB), Small Business Administration Notes (SBA), Tennessee Valley Authority (TVA) and the Student Loan Marketing Association (SLMA).
Negotiable Certificates of Deposit
Negotiable certificates of deposit are high-grade instruments, generally paying a higher interest rate than regular certificates of deposit. They are liquid because they can be traded in the secondary market.
Local agencies may invest up to 30% of their surplus money in negotiable certificates of deposit.
Negotiable certificates of deposit shall at no time exceed the FDIC insurance limit of $250,000.
Medium-Term Corporate Notes
A City may invest in medium term corporate notes with a maximum maturity of five years issued by a corporation organized and operating within the United States, a depository institution licensed by the United States government or any state government and operating within the United States. The California State Code (53601 et seq.) permits cities to invest in corporations with a rating category of “A” or better, but the City will limit its investments in corporate medium term notes to those issued by corporations that have been rated “AA” or its equivalent by two nationally recognized ratings agencies.
Passbook Savings or Money Market Account
Passbook savings account allows us to transfer money from checking to savings and earn interest on smaller amounts of money, which are not available for a longer-term investment.
The passbook savings account is similar to a CD, except not for a fixed term. The interest rate is much lower than CD's, but the savings account provides daily liquidity and funds can be deposited and withdrawn according to our daily needs.
GLOSSARY
A
ACCRUED INTEREST
Coupon interest accumulated on a
bond or note since the last interest
payment or, for a new issue, from the
dated date to the date of delivery.
ARBITRAGE
Transactions by which securities are
bought and sold in different markets
at the same time for the sake of the
profit arising from a yield difference
in the two markets. The 1986 Tax
Reform Act made this practice by
municipalities illegal solely as a borrowing
tactic, except under certain
safe-harbor conditions.
ASSET-BACKED SECURITIES
Securities that are supported by
pools of assets, such as installment
loans or leases, or by pools of revolving
lines of credits. Asset-backed
securities are structured as trusts in
order to perfect a security interest in
the underlying assets.
AVERAGE
An arithmetic mean of selected stocks
intended to represent the behavior of
the market or some component of it.
B
BANK DEPOSITS
To deposit collateral in the form of
currency that may be in the form of
demand accounts (checking) or investments
in accounts that have a fixed
term and negotiated rate of interest.
BANK NOTES
A senior, unsecured, direct obligation
of a bank or U. S. branch of a
foreign bank.
BANKERS’ ACCEPTANCE
A draft or bill or exchange accepted
by a bank or trust company. The
accepting institution, as well as the
issuer, guarantees payment of the bill.
BASIS POINTS
Refers to the yield on bonds. Each
percentage point of yield in bonds
equals 100 basis points (1/100% or
0.01%). If a bond yield changes from
7.25% to 7.39%, that is a rate of 14
basis points.
BENCHMARK
A passive index used to compare the
performance, relative to risk and
return, of an investor’s portfolio.
BOND PROCEEDS
The money paid to the issuer by the
purchaser or underwriter of a new
issue of municipal securities. These
moneys are used to finance the project
or purpose for which the securities
were issued and to pay certain costs
of issuance as may be provided in the
bond contract.
BONDS
A debt obligation of a firm or public
entity. A bond represents the agreement
to repay the debt in principal
and, typically, in interest on the
principal.
BOOK VALUE
The value at which an asset is carried
on a balance sheet.
BROKER
A person or firm that acts as an
intermediary
by purchasing and selling
securities for others rather than for its
own account.
C
CALLABLE SECURITIES
An investment security that contains
an option allowing the issuer to
retire the security prior to its final
maturity date.
CASH FLOW
A comparison of cash receipts (revenues)
to required payments (debt
service, operating expenses, etc.).
CERTIFICATE OF DEPOSIT
A short-term, secured deposit in a financial
institution that usually returns
principal and interest to the lender at
the end of the loan period. Certificates
of Deposit (CDs) differ in terms
of collateralization and marketability.
Those appropriate to public agency
investing include:
Negotiable Certificates of Deposit
Generally, short-term debt instrument
that usually pays interest and is
issued by a bank, savings or federal
association, state or federal credit
union, or state-licensed branch of a
foreign bank. The majority of negotiable
CDs mature within six months
while the average maturity is two
weeks. Negotiable CDs are traded in
a secondary market and are payable
upon order to the bearer or initial
depositor (investor).
Non-Negotiable Certificates of Deposit
CDs that carry a penalty if redeemed
prior to maturity. A secondary market
does exist for these non-negotiable
CDs, but include a transaction cost
that reduces returns to the investor.
Non-negotiable CDs issued by banks
and savings and loans are insured by
the Federal Deposit Insurance Corporation
up to the amount of $250,000,
including principal and interest.
Amounts deposited above this amount
may be secured with other forms
of collateral through an agreement
between the investor and the issuer.
Collateral may include other securities
including Treasuries or agency securities
such as those issued by the Federal
National Mortgage Association.
CDARS (CERTIFICATE
OF DEPOSIT ACCOUNT
REGISTRY SYSTEM)
A private CD placement service that
allows local agencies to purchase
more than $250,000 in CDs from a
single financial institution (must be a
participating institution of CDARS)
while still maintaining FDIC insurance
coverage. CDARS is currently
the only entity providing this service.
CDARS facilitates the trading
of deposits between the California
institution and other participating
institutions in amounts that are less
than $250,000 each, so that FDIC
coverage is maintained.
CD PLACEMENT SERVICE
A service that allows local agencies to
purchase more than $250,000 in CDs
from a single financial institution
while still maintaining FDIC insurance
coverage. See “CDARS”.
COLLATERALIZATION
Process by which a borrower pledges
securities, property, or other deposits
for the purpose of securing the repayment
of a loan and/or security.
COMMERCIAL PAPER
An unsecured short-term promissory
note issued by corporations, with maturities
ranging from 2 to 397 days.
CORPORATE NOTES AND BONDS
Debt instruments, typically unsecured,
issued by corporations, with
original maturities in most cases
greater than one year and less than
ten years.
COUNTY POOLED
INVESTMENT FUNDS
The aggregate of all funds from public
agencies placed in the custody of the
county treasurer or chief finance officer
for investment and reinvestment.
COUPON
The annual rate of interest that a
bond’s issuer promises to pay the
bondholder on the bond’s face value; a
certificate attached to a bond evidencing
interest due on a payment date.
CREDIT RATING
Various alphabetical and numerical
designations used by institutional
investors, Wall Street underwriters,
and commercial rating companies
to give relative indications of bond
and note creditworthiness. Standard
& Poor’s and Fitch Ratings use the
same system, starting with their highest
rating, of AAA, AA, A, BBB, BB,
B, CCC, CC, C, and D for default.
Moody’s Investors Service uses AAA,
AA, A, BAA, BA, B, CAA, CA, and
D. Each of the services use pluses (+),
minuses (-), or numerical modifiers
to indicate steps within each category.
The top four letter categories are
considered investment grade ratings.
CREDIT RISK
The chance that an issuer will be unable
to make scheduled payments of
interest and principal on an outstanding
obligation. Another concern for
investors is that the market’s perception
of a corporation’s credit will cause
the market value of a security to fall,
even if default is not expected.
CUSIP NUMBER
The Committee on Uniform Security
Information Procedures (CUSIP)
Number refers to a security’s identification
number assigned to each
publicly traded security by the CUSIP
Service Bureau operated by Standard
& Poor’s for the American Bankers
Association. The CUSIP Number is
a nine-character identifier unique to
the issuer, the specific issue and the
maturity, if applicable (the first six
characters identifying the issuer, the
next two identifying the security and
the last digit providing a check digit
to validate the accuracy of the preceding
CUSIP number).
CUSTODIAN
A bank or other financial institution
that keeps custody of stock certificates
and other assets.
D
DEALER
Someone who acts as a principal in all
transactions, including underwriting,
buying, and selling securities, including
from his/her own account.
DEFEASED BOND ISSUES
Issues that have sufficient money to
retire outstanding debt when due so
that the agency is released from the
contracts and covenants in the bond
document.
DERIVATIVE
Securities that are based on, or derived
from, some underlying asset, reference
date, or index.
DISCOUNT
Discount means the difference between
the par value of a security and
the cost of the security, when the
cost is below par. Investors purchase
securities at a discount when return
to the investor (yield) is higher than
the stated coupon (interest rate) on
the investment.
DURATION
A measure of the timing of the cash
flows to be received from a security
that provides the foundation for a
measure of the interest rate sensitivity
of a bond. Duration is an elasticity
measure and represents the percentage
change in price divided by the
percentage change in interest rates.
A high duration measure indicates
that for a given level of movement in
interest rates, prices of securities will
vary considerably.
E
EFFECTIVE DURATION
Duration measures the weighted
average of the present value of the
cash flows of a fixed-income investment.
Effective duration measures
the price sensitivity of fixed-income
investments, especially for those with
embedded option features such as call
options. As yields rise, the effective
duration of a callable investment rises
to reflect the fact that it has become
less likely to be called. The more rates
rise, the longer the effective duration
will become, approaching the duration
to maturity. The converse is true
in a declining interest rate environment
(that is, the more rates fall, the
shorter the effective duration will
become, approaching the duration to
call). For securities without an embedded
option, the duration to call,
maturity, and effective duration are all
the same. The calculation for effective
duration is complicated and involves
averaging the duration under a simulation
of many possible interest rate
scenarios in the future.
EXTENDABLE NOTES
Securities with maturity dates that
can be extended by mutual agreement
between the issuer and investor.
When investing in these types
of securities, the maturity date plus
the stated extendable option must
not exceed the time frames that are
allowed in California Government
Code or the investment policy for
the investment type.
F
FIDUCIARY
An individual who holds something
in trust for another and bears liability
for its safekeeping.
FIRST TIER SECURITIES
Securities that have received short-term
debt ratings in the highest category
from the requisite nationally
recognized statistical-rating organizations
(NRSROs), or are comparable
unrated securities, or are issued by
money market funds, or government
securities. [See SEC Rules: Paragraph
(A)(12) of rule 2A-7.]
G
GOVERNMENT ACCOUNTING
STANDARDS BOARD (GASB)
A standard-setting body, associated
with the Financial Accounting
Foundation, which prescribes standard
accounting practices for governmental
units.
GUARANTEED INVESTMENT
CONTRACTS (GICS)
An agreement acknowledging receipt
of funds for deposit, specifying terms
for withdrawal, and guaranteeing a
rate of interest to be paid.
I
INTEREST
The amount a borrower pays to a
lender for the use of his or her money.
INVESTMENT AGREEMENTS
Investment agreements are contracts
with respect to funds deposited by an
investor. Investment agreements are
often separated into those offered by
banks and those offered by insurance
companies. In the former case, they
are sometimes referred to as “bank
investment contracts.”
INVESTMENT OVERSIGHT
COMMITTEE
A committee of three to eleven members
formed under Section 27131 to
monitor and review a county’s investment
policy by causing an annual
audit and discussing its finding at an
open meeting. Although cities and
other local agencies are not required
to compose an investment oversight
committee, the State Legislature
has declared that all local agencies
“should participate in reviewing the
policies that guide the investment of
those funds.”
L
LIQUIDITY
The measure of the ability to convert
an instrument to cash on a given date
at full face or par value.
LIQUIDITY RISK
The chance that a security, sold prior to
maturity, will be sold at a loss of value.
For a local agency, the liquidity risk of
an individual investment may not be as
critical as how the overall liquidity of
the portfolio allows the agency to meet
its cash needs.
LOCAL AGENCY
INVESTMENT FUND
A voluntary investment fund open
to government entities and certain
non-profit organizations in California
that is managed by the State
Treasurer’s Office.
LOCAL GOVERNMENT
INVESTMENT POOL (LGIP)
Investment pools that range from the
State Treasurer’s Office Local Agency
Investment Fund (LAIF) to county
pools, to Joint Powers Authorities
(JPAs). These funds are not subject
to the same SEC rules applicable to
money market mutual funds.
M
MARKET RISK
The chance that the value of a security
will decline as interest rates rise. In
general, as interest rates fall, prices of
fixed income securities rise. Similarly,
as interest rates rise, prices fall. Market
risk also is referred to as systematic
risk or risk that affects all securities
within an asset class similarly.
MARKET VALUE
The price at which a security is trading
and presumably could be purchased
or sold at a particular point
in time.
MATURITY
The date on which the principal or
stated value of an investment becomes
due and payable.
MEDIUM-TERM NOTE
Corporate or depository institution
debt securities meeting certain minimum
quality standards (as specified
in the California Government Code)
with a remaining maturity of five
years or less.
MONEY MARKET
MUTUAL FUNDS
MMF’s are mutual funds that invest
exclusively in short-term money
market instruments. MMF’s seek the
preservation of capital as a primary
goal while maintaining a high degree
of liquidity and providing income
representative of the market for short
term investments.
MORTGAGE BACKED SECURITIES
Mortgage-backed securities (MBS) are
created when a mortgagee or a purchaser
of residential real estate mortgages
creates a pool of mortgages and
markets undivided interests or participations
in the pool. MBS owners
receive a prorata share of the interest
and principal cash flows (net of fees)
that are “passed through” from the
pool of mortgages. MBS are complex
securities whose cash flow is determined
by the characteristics of the
mortgages that are pooled together.
Investors in MBS face prepayment
risk associated with the option of the
underlying mortgagors to pre-pay or
payoff their mortgage. Most MBS are
issued and/or guaranteed by federal
agencies and instrumentalities (e.g.,
Government National Mortgage Association
(GNMA), Federal National
Mortgage Association (FNMA), and
Federal Home Loan Mortgage Corporation
(FHLMC)).
MORTGAGE PASS-THROUGH
OBLIGATIONS
Securities that are created when
residential mortgages (or other mortgages)
are pooled together and undivided
interests or participations in the
stream of revenues associated with the
mortgages are sold.
MUNICIPAL NOTES, BONDS, AND
OTHER OBLIGATIONS
Obligations issued by state and local
governments to finance capital and
operating expenses.
MUTUAL FUNDS
An investment company that pools
money and can invest in a variety of
securities, including fixed-income securities
and money market instruments.
N
NET ASSET VALUE
Net asset value (NAV) is a term used
in the mutual fund industry to determine
the average price per share of a
pool or mutual fund. How this measure
varies over time provides information
on whether the pool is stable
or variable. NAV is the market value
of all securities in a mutual fund,
less the value of the fund’s liabilities,
divided by the number of shares in
the fund outstanding. Shares of mutual
funds are purchased at the fund’s
offered NAV.
NET PRESENT VALUE
An amount that equates future cash
flows with their value in present terms.
NOTE
A written promise to pay a specified
amount to a certain entity on demand
or on a specified date. Usually bearing
a short-term maturity of a year or less
(though longer maturities are issued—
see “Medium-Term Note”).
O
OPTIONS
An option is a contract that gives
the buyer the right to buy or sell an
obligation at a specified price for
a specified time. Exchange Traded
Options are standardized option
contracts that are actively traded on
the Chicago Board of Exchange on a
daily basis whereas Over-the-Counter
Options are traded directly between
the buyer and seller at agreed upon
prices and conditions (the former
type of option is therefore more
liquid than the latter).
P
PAR AMOUNT OR PAR VALUE
The principal amount of a note or
bond which must be paid at maturity.
Par, also referred to as the “face
amount” of a security, is the principal
value stated on the face of the security.
A par bond is one sold at a price of
100 percent of its principal amount.
PORTFOLIO
Combined holding of more than one
stock, bond, commodity, real estate
investment, cash equivalent, or other
asset. The purpose of a portfolio is to
reduce risk by diversification.
PREMIUM
Premium means the difference between
the par value of a security and
the cost of the security, when the cost
is above par. Investors pay a premium
to purchase a security when the return
to the investor (yield) is lower than
the stated coupon (interest rate) on
the investment.
PRICE
Price is the amount of monetary
consideration
required by a willing seller
and a willing buyer to sell an investment
on a particular date.
PRINCIPAL
The face value or par value of a debt
instrument, or the amount of capital
invested in a given security. PROSPECTUS
A legal document that must be provided
to any prospective purchaser
of a new securities offering registered
with the SEC that typically includes
information on the issuer, the issuer’s
business, the proposed use of proceeds,
the experience of the issuer’s
management, and certain certified
financial statements (also known as an
“official statement”).
PRUDENT INVESTOR STANDARD
A standard of conduct where a person
acts with care, skill, prudence,
and diligence when investing, reinvesting,
purchasing, acquiring,
exchanging, selling, and managing
funds. The test of whether the standard
is being met is if a prudent person
acting in such a situation would
engage in similar conduct to ensure
that investments safeguard principal
and maintain liquidity.
R
REPURCHASE AGREEMENTS
An agreement of one party (for example,
a financial institution) to sell
securities to a second party (such as a
local agency) and simultaneous agreement
by the first party to repurchase
the securities at a specified price from
the second party on demand or at a
specified date.
REVERSE REPURCHASE
AGREEMENTS
An agreement of one party (for example,
a financial institution) to
purchase securities at a specified price
from a second party (such as a public
agency) and a simultaneous agreement
by the first party to resell the securities
at a specified price to the second party
on demand or at a specified date.
RISK
The uncertainty of maintaining the
principal or interest associated with an
investment due to a variety of factors.
RULE G-37 OF THE
MUNICIPAL SECURITIES
RULEMAKING BOARD
Federal regulations to sever any connection
between the making of political
contributions and the awarding of
municipal securities business.
S
SAFEKEEPING SERVICE
Offers storage and protection of
assets provided by an institution serving
as an agent.
SAFETY
In the context of investing public
funds, safety relates to preserving
the principal of an investment in an
investment portfolio; local agencies
address the concerns of safety by
controlling
exposure to risks.
SECURITIES AND EXCHANGE
COMMISSION (SEC)
The federal agency responsible for
supervising and regulating the securities
industry.
SECURITIES LENDING
AGREEMENT
An agreement of one party (for
example, a local agency) to borrow
securities at a specified price from a
second party (for example, another
local agency) with a simultaneous
agreement by the first party to return
the security at a specified price to the
second party on demand or at a specified
date. These agreements generally
are collateralized and involve a third
CALIFORNIA DEBT AND INVESTMENT
ADVISORY COMMISSION
party custodian to hold the securities
and collateral. Economically similar to
reverse repurchase agreement.
T
TAX AND REVENUE ANTICIPATION
NOTES (TRANS)
Notes issued in anticipation of receiving
tax proceeds or other revenues at a
future date.
TIME DEPOSITS
Time deposits are issued by depository
institutions against funds deposited for
a specified length of time. Time deposits
include instruments such as deposit
notes. They are distinct from certificates
of deposit (CDs) in that interest
payments on time deposits are calculated
in a manner similar to that of
corporate bonds whereas interest payments
on CDs are calculated similar to
that of money market instruments.
TRUSTEE, TRUST COMPANY OR
TRUST DEPARTMENT OF A BANK
A financial institution with powers
to act in a fiduciary capacity for the
benefit of the bondholders in enforcing
the terms of the bond contract.
U
UNDERWRITER
A dealer that purchases a new issue of
municipal securities for resale.
U.S. TREASURY OBLIGATIONS
Debt obligations of the U.S. Government
sold by the Treasury Department
in the forms of bills, notes, and
bonds. Bills are short-term obligations
that mature in one year or less and are
sold at a discount. Notes are obligations
that mature between one year
and ten years. Bonds are long-term
obligations that generally mature in
ten years or more.
W
WEIGHTED AVERAGE
MATURITY (WAM)
The average maturity of all the securities
that comprise a portfolio, typically
expressed in days or years.
Y
YIELD
The current rate of return on an
investment security generally expressed
as a percentage of the securities
current price.
YIELD CURVE
A graphic representation that shows
the relationship at a given point in
time between yields and maturity for
bonds that are identical in every way
except maturity.
Z
ZERO-INTEREST BOND
A bond on which interest is not payable
until maturity (or earlier redemption),
but compounds periodically
to accumulate to a stated maturity
amount. Zero-interest bonds are typically
issued at a discount and repaid at
par upon maturity.
APPENDIX B
Investment Policy
Broker/Dealer Questionnaire
1. Name of Firm:
2. Address:
3. Telephone:
4. Principal(s)/Manager(s)/Partner(s):
Name: Title:
Name: Title:
5. Is Your Firm:
Broker? Yes No (a firm that does not own the securities being offered) Dealer? Yes No (a firm that owns a position in the securities being offered)
6. Year Founded:
7. Firm’s Total Volume of U.S. Government Securities Traded in Most Recent Fiscal Year:
$
Broker/Dealer Questionnaire
8. Financial Instruments Most Regularly Offered:
9. References: (Public sector clients in the local geographical area are preferred):
Name: Title: Telephone:
Address:
Name: Title: Telephone:
Address:
Name: Title: Telephone:
Address:
10. Local Office and Representative assigned to the City of La Mesa account:
NOTE: Your firm must have an office in California (See 3.c of the Policy) Address:
Name: Title: Telephone:
11. Has any client sustained a loss on a securities transaction engendered from a misunderstanding or misrepresentation of the risk characteristic of the financial instrument?
Yes No
If Yes, please explain:
Broker/Dealer Questionnaire
12. Has your firm, its employees, or local office been the subject of a state or federal investigation for alleged unfair, illegal, or fraudulent activities? Yes No
If Yes, please explain:
13. Please explain your usual custody or delivery process. Who audits these fiduciary systems?
14. Describe the capital line and trading limits imposed on the office that would service the account and conduct business with the City of La Mesa:
15. Please enclose recent audited financial statements and/or other indications of your firm’s capitalization.
16. Please describe the limits of insurance (Securities Investor Protection Corporation, excess SIPC, etc.) available:
17. Please provide proof of Financial Industry Regulatory Authority (FINRA) certification.
18. Please provide proof of registration with the State of California.
19. Please provide proof that your firm is qualified under SEC Rule 15C3-1 (Uniform Net Capital Rule).
Broker/Dealer Questionnaire
20. What information do you require of the City of La Mesa?
21. What transaction documents can the City of La Mesa expect to receive from you?
22. Please confirm that you and your representatives have read and understand the City of La Mesa’s Investment Policy and are familiar with Government Code Sections 53600 et seq by signing below:
Name: Signature:
Title: Date:
Attach resumes of all persons receiving a copy of our investment policy.
Broker/Dealer Questionnaire
DATE: September 8, 2026
TO: Mayor and Members of the City Council
FROM: Lynnette Santos, Director of Community Development LS Kristen Flores, Management Analyst KF
VIA: Greg Humora, City Manager
SUBJECT: PERMIT AND DEVELOPMENT QUARTERLY UPDATE (APRIL 2026 – JUNE 2026)
The City continues to fulfill its mission of providing high-quality public services by tracking and improving permit processes and turnaround times. Permit activity between the second quarter (Q2) 2025 and Q2 2026 remains consistent and indicates a steady pace of development activity. For comparison, Table 1 shows the total number of applications and permits processed from 2024 through Q2 2026. Although overall permit activity shows a slight decrease in Q2 2026 compared to Q2 2025, the Q2 2026 permit activity is in alignment with typical quarter activity since 2025, where permit activity increases during the second and third quarters and declines in the first and fourth quarters of each year.
Tables 2–4 present the average time for first review of various projects, along with the average staff processing time from application submittal to approval for Q2 2025 and Q 2 2026, with all quarterly permitting activity from Q1 2025 – Q2 2026 shown in Attachment A.
Table 1 - Total Applications and Permits
Year Quarter Applications Issued Permits
2026
2nd Quarter 470 427
2025
2nd Quarter 477 445
Review and Processing Times
Community Development continues to see success with the MaintStar Permitting Portal and the instant solar permitting platform, Symbium. The MaintStar portal’s permit tracking system allows staff to monitor the review timeframes for permit submittals and allows staff to track submittal dates, the number of reviews, and the length of each review.
Table 2 below shows the average review and processing times for additions/alterations and miscellaneous projects ( which includes mechanical, electrical, plumbing, and revisions to issued permits) in both the second quarters of 2025 and 2026.
Comparatively, average time for first review remains consistent with improvement in the average approval time for additions and alterations.
Table 2 - Review and Processing Times
Project Type Quarter -Year Average Time for
First Review
Average Processing Time
(Staff Time Application to
Approval)
Additions/Alterations
2nd Quarter - 2026 18 days 22 days
2nd Quarter - 2025 15 days 27 days
Miscellaneous
2nd Quarter - 2026 4 days 6 days
2nd Quarter - 2025 4 days 9 days
Solar
The use of instant solar permitting remains consistent this quarter with previous quarters, with approximately 75% of solar permits issued instantly. Of the 82 solar permits issued, 59 were processed issued instantly through the Symbium platform. Use of the instant permitting portal continues to be encouraged on the solar permit webpage.
Table 3 shows that there was an improvement in the average approval time in Q2 2026 compared to Q2 2025. Based on data of quarterly trends, staff anticipates a similar number of Symbium submittals moving into the third quarter of 2026.
Table 3 – Review and Processing Times for Solar
Year Quarter Average Time for
First Review
Average Processing Time
(Staff Time Application to
Approval)
2026 2nd Quarter 5 days 6 days
2025 2nd Quarter 4 days 14 days
Accessory Dwelling Units
Table 4 shows the Review and Processing Times for ADU’s. The average first review time for Accessory Dwelling Unit (ADU) permits remained consistent with the third quarter. Average first review times in Q2 2026 are in alignment with Q2 2025 with a slight four-day difference. However, average overall approval times improved by 12 days compared to Q2 2025.
During Q2 2026, staff took proactive steps to ensure that applicants and staff have access to the most current State ADU regulations. This includes an update to the City’s ADU webpage to reflect the current State ADU and JADU laws, the development and implementation of an ADU/JADU Development Matrix that summarizes and hyperlinks to the relevant state law (Attachment B), and a link to the State ADU Handbook, which will ensure access to the most current ADU regulations. Staff will continue to monitor review timeframes and work to reduce average processing times through on-going training on ADU laws, ensuring application handouts remain updated, and promoting the use of the ADU resources by applicants.
Table 4 – Review and Processing Times for Accessory Dwelling Units Year Quarter Average Time for
Staff First Review
Average Processing Time
(Staff Time for Application to
Approval)
2026 2nd Quarter 22 days 52 days
2025 2nd Quarter 18 days 64 days
Active Development
The Community Development Department regularly updates the department webpage, including the Active Development Project Map. This map is updated monthly to provide key information about new projects and their status in the planning process. The map also includes project information like submittal date, review status, and key details for the proposed project. In addition, the MaintStar permitting map remains a valuable resource for those interested in viewing active or completed projects.
Conclusion
Processing times in Q2 2026 overall have improved compared to Q2 2025. Overall, the data suggests a stable pace of development. Based upon activity patterns since 2025, permit activity is expected to stay consistent in the third quarter of 2026.
Attachments:
A. Applications and Issued Permits By Quarter and Permit Type (2024- Q2 2026) B. ADU/JADU Development Matrix
ATTACHMENT A
An “Accessory dwelling unit (ADU)” means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. (66313.a) A “Junior accessory dwelling unit (JADU)” means a unit that is no more than 500 square feet of interior livable space in size and contained entirely within a single-family residence. A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure. (66313.d)
Accessory Dwelling Unit and Junior Accessory Dwelling Unit:
Development Matrix
ADU and JADU Development Standards
Minimum Size Maximum Size Maximum Number
of Units
Conversion (ADU) Detached (ADU) Attached (ADU) Junior ADU (JADU) Conversion (ADU) Detached (ADU) Review the three columns to the right to determine
the maximum size for
a conversion
1 up to 1,200 sf
&
1 up to 800 sf
3 ADU's per single-family residential zoned lot. *May be permitted with existing or proposed dwelling 150 sf The total floor area of an attached ADU shall
not exceed 50% of the
existing primary
dwelling
Up to 500 sf 150 sf Up to 1,200 sf 1 JADU
R1E / R1R / R1S / R1 / R1A R2 / R3 / RB
Single-Family / Two-Family Residence Multi-Family Residence (2 or More Attached Units)
1 per 66314
1 per 66323.a.1
1 per 66323.a.2 up to 800 sf
*JADU's are only
allowed on single-family
residential zoned lots
*JADU's must be within
the existing or proposed
footprint of the primary
dwelling unit
At least 1 ADU within an
existing multi-family
dwelling and up to 25%
of the existing
multi-family dwelling
units (66323.3.B)
On a lot with an existing
multi-family dwelling, not more
than eight detached ADU's.
However, the number of ADU's
allowable pursuant to this
clause shall not exceed the
number of units on the lot
(66323.4.A.ii)
On a lot with a proposed
multi-family dwelling, not more
than two detached ADU's
(66323.4.A.iii)
1 Two-Family Residential is only in R1A zone, see LMMC section 24.05.010 2 California Government Code Section 66314: https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV§ionNum=66314. 2 3 3 California Government Code Section 66323: https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV§ionNum=66323. 3 3 3
3 The ADU/JADU Development Matrix summarizes and hyperlinks to the relevant ADU law provisions and the most updated state ADU Handbook.
ATTACHMENT B
Conversion (ADU) Detached (ADU) Attached (ADU) Junior ADU (JADU) Conversion (ADU) Detached (ADU) R1E / R1R / R1S / R1 / R1A R2 / R3 / RB
Single-Family / Two-Family Residence Multi-Family Residence (2 or More Attached Units)
Setbacks Lot Coverage Kitchen Facility
Requirement
Addressing Fire Sprinkler
Requirement
Owner Occupancy Parking Existing setbacks of the
legally permitted
structure maintained
Required Permanent kitchen facilities separate from the SFR are required No occupancy requirement; rental terms must exceed 30 days Can not exceed 40% 20 ft Not required Existing setbacks of the legally permitted
structure maintained
Existing setbacks of the
legally permitted
structure maintained
No new, additional, or replacement parking spaces shall be required for the creation of ADU's N/A Required if the SFR or MFR has fire sprinklers. Required if the rear of the ADU to face of curb is 150 ft or greater. Required Zone R2: 20 ft Zones R3 / RB: 30 ft
Front Yard: 15 ft
Side & Rear: 4 ft
No occupancy requirement; rental terms must exceed 30 days Permanent kitchen facilities separate from the MFR are required Yes, if there is shared sanitation facilities: Either
the SFR or JADU must be
owner-occupied at all
times; rental terms must
exceed 30 days
Front Yard: Check requirements
for corresponding zone
Side & Rear: 4 ft minimum
*NOTE: Front yard encroachment
exception per 66321.b.3
JADU must contain efficiency
kitchen with appliances
Height Limit Page 2 of 2 1 Two-Family Residential is only in R1A zone, see LMMC section 24.05.010 2 California Government Code Section 66314: https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV§ionNum=66314. 3 California Government Code Section 66323: https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV§ionNum=66323. 1 6 4 Structure height is measured from the finished grade to top of plate line 4,5 5 For a sloped grade, see LMMC section 24.05.030.B.3 6 California Government Code Section 66321: https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV§ionNum=66321. 7 7 For the lot coverage definition, see LMMC section 24.01.100
ATTACHMENT B
REPORT to the MAYOR and MEMBERS of the CITY COUNCIL
From the CITY MANAGER
DATE: September 8, 2026
SUBJECT: RATIFICATION OF THE DESIGN REVIEW BOARD
(DRB) APPROVAL OF PROJECT 2026-0092 AT 8370 LA
MESA BOULEVARD (APN 470-561-17-00)
DESCRIPTION: RATIFICATION OF THE DESIGN REVIEW BOARD
APPROVAL OF A MAJOR REMODEL AND FAÇADE
IMPROVEMENTS OF AN EXISTING COMMERCIAL
BUILDING, LOCATED IN THE CD-D (DOWNTOWN
COMMERCIAL/URBAN DESIGN OVERLAY) ZONE AND
DOWNTOWN VILLAGE SPECIFIC PLAN AREA AT 8370
LA MESA BOULEVARD (APN 470-561-17-00).
ISSUING DEPARTMENT: Community Development
Recommendation:
That the City Council adopt the Resolution ratifying the DRB approval of Project 2026-0092 at 8370 La Mesa Boulevard, a major remodel and façade improvements of an existing commercial building. (Attachment “A”).
Fiscal Impact:
There is no fiscal impact to the General Fund related to this Project. City of La Mesa policy is to recover 100% of the cost of staff time through application and permit fees.
City’s Strategic Goals:
Promote a high quality of life that current and future generations can afford to call home.
Report to Mayor and Councilmembers
Date: September 8, 2026
Page: 2 of 5
Environmental Review:
This Project has been determined to be Categorically Exempt from environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15303 , New or Conversion of Small Structures.
BACKGROUND:
The Project is located at 8370 La Mesa
Boulevard, near the corner of 3
rd Street and La
Mesa Boulevard, as seen on the Vicinity Map.
The approximately 0.05-acre project site
contains a 1,826 square foot commercial
building.
The property is located within the CD-D
(Downtown Commercial/Urban Design
Overlay) zone and is within the Downtown
Village Specific Plan (DVSP) area, as seen in
the Zoning Map. Surrounding land uses include
residential and commercial uses to the north, a
storefront and restaurant to the east, mixed
commercial uses to the south, and retail uses
to the west.
Pursuant to Chapter 24.11 of the La Mesa Municipal Code (LMMC), the proposed 1,125 square foot renovation, requires review and approval by the DRB, with ratification by the City Council. The DRB evaluates projects for consistency with the City’s DVSP and Urban Design Program. The DRB considered and approved the project on June 8, 2026. The DRB Certification of Action is provided as Attachment B. The approved project plans and renderings are included in Attachment C and the color and materials board is provided in Attachment D.
DISCUSSION:
The Project includes an addition of approximately 1,125 square feet of building area and an improved rear entrance.
Report to Mayor and Councilmembers
Date: September 8, 2026
Page: 3 of 5
URBAN DESIGN PROGRAM AND DVSP GUIDELINES APPLICABILTY
The project is subject the Downtown Village Specific Plan design guidelines. and City’s Urban Design Program. The intent of these standards is to promote a well-designed, pedestrian-oriented downtown that supports community-serving businesses and visually cohesive development. The DRB reviewed and considered the proposed project and determined that it meets the design guidelines as outlined below Benefit to the Community
The project would support business diversity within the Downtown Village by improving an existing commercial building and supporting a neighborhood-serving business that encourages community gatherings and pedestrian activity. Improvements to the building façade, street frontage, and overall site appearance would enhance the visual quality of the corridor and contribute to a more vibrant and inviting Downtown environment.
Street Edge and Pedestrian Experience
The DVSP emphasizes pedestrian-oriented design, safe and functional circulation that minimizes conflicts between vehicles and pedestrians. Existing sidewalks will remain.
Pedestrian access will be provided by the existing front entrance and an improved rear entrance.
Architecture and Building Form
The DRB determined that the proposed design will maintain appropriate scale, rhythm, and visual interest.
The proposed rear façade improvements utilize stucco as the primary building surface material, which is compatible with surrounding buildings and is consistent with the Old La Mesa style that is prevalent in the area. Accent materials include metal fascia, burnished face concrete block, and plaster. The materials were chosen as durable and sustainable options, while also giving a sense of permanence.
Lighting would be pedestrian-scaled and down-directed as fixtures mounted at midbuilding height to focus illumination on entrances, and service areas, and over the secondary signage on the front and northwest facades. The varied placement and type of fixtures would enhance safety and comfort while minimizing glare and light spill onto neighboring properties.
Report to Mayor and Councilmembers
Date: September 8, 2026
Page: 4 of 5
Materials and Colors
The DRB determined that the proposed materials and color palette are consistent with the DVSP guidelines and that the improvements are compatible with the goals of the area.
While the black accent color is not consistent with the recommended color combinations in the DSVP, it has continuity with the newer accessory features associated with the fencing of the sidewalk cafes within the Village.
URBAN DESIGN PROGRAM
SITE DESIGN GUIDELINES
The DRB determined that the proposed project meets the site design guidelines. The Urban Design Program encourages safety through design such as creating defensible spaces that clearly define physical spaces into areas of public, semi-public, and private spaces. The large windows creates natural surveillance, and contributes to the safety design concept of “eyes on the street,” where people can naturally observe what is happening around them. The Project is proposed on an existing developed site which is flat and no grading will be required. The site sits at a similar elevation to the existing street frontage with direct access to street improvements.
ARCHITECTURAL DESIGN GUIDELINES
The DRB determined that the Project meets the Urban Design Program elements related to architectural design, orientation, entries, and creating pedestrian interest and supports the Urban Design Program objective of creating walkable streets and engaging public spaces. Ground-level façades have been designed to maintain a strong relationship to the sidewalk and alley through human-scaled detailing, and clearly defined entries.
Parapets
The building is proposed to remain one story in height, with architectural elements to divide the wall plane into human-scale portions and varied parapets intended to reduce apparent massing. The front parapet will remain unchanged and the new rear parapet will have a height of three feet.
THE VILLAGE SUB-AREA GUIDELINES
The DRB determined that the Project meets the Village Sub-Area Guidelines. While the site is constrained by existing development, the project has been designed to achieve these objectives where feasible. Improvements include enhanced building facades, a clearly defined rear entrance, and weather protection elements. Street‑ edge conditions are proposed to be maintained.
Report to Mayor and Councilmembers
Date: September 8, 2026
Page: 5 of 5
CONCLUSION:
Staff recommends that the City Council adopt the resolution ratifying the DRB approval for Project 2026-0092.
Reviewed by: Respectfully submitted by:
____________________ ____________________________
Greg Humora Lynnette Santos
City Manager Director of Community Development
Attachments:
A. Draft City Council Resolution
B. Design Review Board Certificate of Action
C. Project Plans
D. Color and Materials Board
ATTACHMENT A
RESOLUTION NO. 2026-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA MESA
RATIFYING THE DESIGN REVIEW BOARD APPROVAL FOR PROJECT
2026-0092, A MAJOR REMODEL AND FAÇADE IMPROVEMENTS TO AN EXISTING COMMERCIAL BUILDING LOCATED AT 8370 LA MESA
BOULEVARD, IN THE CD-D (DOWNTOWN COMMERCIAL/URBAN
DESIGN OVERLAY) ZONE AND DOWNTOWN VILLAGE SPECIFIC PLAN AREA (APN 470-561-17-00).
WHEREAS, project applicant, First Church of Christian Science, submitted an application for Design Review for façade improvements and major remodel of an existing commercial building at 8370 La Mesa Boulevard (APN 494-402-23-00) (“Project”); WHEREAS, the Design Review Board of the City of La Mesa received and considered a staff report on the Project;
WHEREAS, the Design Review Board of the City of La Mesa did hold a duly noticed public meeting on June 8, 2026, and accepted public testimony in considering the Project; WHEREAS, on June 8, 2026, the Design Review Board of the City of La Mesa issued a Certificate of Action recommending approval of the Project; WHEREAS, the proposed project is exempt from the California Environmental Quality Act Guidelines pursuant to Section 15303, “New Construction or Conversion of Small Structures”, construction of new small structures or conversion of existing structures from one use to another;
WHEREAS, the City Council of the City of La Mesa did receive and consider a staff report on the Project; and
WHEREAS, the City Council of the City of La Mesa held a duly noticed public meeting on September 8, 2026, and accepted public testimony in considering of the Project.
NOW, THEREFORE, BE IT AND IT IS HEREBY RESOLVED by the City Council of the City of La Mesa, California, that:
1. The proposed design meets the intent of the Urban Design Program and Downtown Village Specific Plan policies as approved by the Design Review Board.
BE IT FURTHER RESOLVED by the City Council of the City of La Mesa, California, as follows:
1. The foregoing findings of fact and determinations are true and hereby made a part hereof.
2. The foregoing findings of fact and determinations are supported by the staff report, minutes, plans, and exhibits, all of which are herein incorporated by reference.
3. The City Council of the City of La Mesa ratifies the Design Review Board Certificate of Action (Exhibit A).
PASSED AND ADOPTED at a Regular meeting of the City Council of the City of La Mesa, California, held the 8
th day of September 2026, by the following vote, to wit:
AYES:
NOES:
ABSENT:
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 exact copy of Resolution No. 2026- , duly passed and adopted by the City Council of said City on the date and by the vote therein recited.
MEGAN WIEGELMAN, CMC, City Clerk
(SEAL OF CITY)
Exhibit A
Existing Addition
N 25° 18" W 99.97'
N 64° 18" E 25.11'
(E) 1,354 SF
Building to be
remodeled
(N) 1,125 SF
Building addition
La Mesa Blvd
Alison
Ave.
3rd Street
N 64° 18" E 25.11'
N 25° 18" W 99.97'
Entrance
Entrance
(E) 114 SF to be
demolished
75' - 0"
37' - 6" 37' - 6"
Center Line
Alley
Proposed 0' Setback, typical all sides
Existing 0' Setback, typical all sides
20' - 0"
10' - 0" 10' - 0"
Center Line
FF: +/- 559.22'
FF: +/- 558.43'
(E) Sewer Manhole
Elev: +/-558.88'
Sewer lateral cleanout shall be installed at the property line (Bookstore, Reading
Room, Auditorium, Office)
(Sunday School
Classrooms, restrooms,
work room)
(E) Transformers
(E) Electrical and Phone Service
(E) Electrical and Phone
service to be removed
(N) Electrical and Phone Service
(E) Telephone pedestal
(N) Roof drain/overflow outlet to alley (surface)
A
B
C
D
E
F
G
A
Photograph Key See Sheet 8
+558.72'
+558.37'
SED
ARC
No. C23885 NH
S
E AT T LO NEIC
A
OR
F
C
O
ALIF
I N I H
PYJ
TCET
REN 11.30.27 S
J
AR JR
Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture. © COPYRIGHT SPR/DR Sub. #1
Drawing Set Issue Schedule
Description Issue Date2800 Third Avenue San Diego, CA 92103 619.692.9393 Applicant Contact: John Pyjar
domusstudio architecture
[email protected]
SPR/DR Sub. #2 2/26/2026
\\dominy.local\main\9.0 User Folders\john.pyjar\My Documents\FCCS_La Mesa(2024)[email protected] 2/26/2026 1:50:30 PM Project No.: 2502 First Church of Christ Scientist Remodel and Addition8370 La Mesa Blvd, La Mesa,Site Plan 1 1/13/2026
1" = 10'-0"
1 Site
N
- Color Board 1 Site Plan 2 Floor Plan 3 Roof Plan 4 Elevations 5 Elevations 6 Sections 7 Renderings 8 Photographs 9 Lighting Plan/Photometrics 10 Survey
Project Team
Owner: First Church of Christ Scientist
8370 La Mesa Blvd
La Mesa, CA 91942
Elena Maring
[email protected]
Architect: domusstudio architecture
2800 Third Avenue
San Diego, CA 92103
619.692.9393 x14
Contact: John Pyjar
[email protected]
Surveyor: Aguirre and Associates
8363 Center Dr. Suite 5A
La Mesa, CA
619.464.69787
Contact: Mickey Aguirre
[email protected]
Electrical Engineer: Kruse and Associates
12255 Parkway Center Dr.
San Diego, CA 92064
858.676.9776
[email protected]
Sheet Index
__ Total Sheets
Project Description: The scope includes an interior remodel of the existing building to reconfigure existing uses plus a +/- 1,140 SF addition along the alley to provide Sunday School classrooms, accessible restrooms and administration space. No work is to be done to the exterior front of the building along Spring Street.
Owner: First Church of Christ Scientist
Project Address: 8370 La Mesa Blvd
La Mesa, CA 91942
Historic: No
Assessor's Parcel No.: 494-410-21-00
Legal Description: TR 1089 Lot 18
Existing Use: Church/Bookstore/Reading Room
Existing and Proposed Use: Church/Bookstore/Reading Room (no change) Approvals: Conditional Use Permit #
Lot Area (Gross and Net): 2,500 SF (25'x100')
Sanitation District: La Mesa
Water District: Helix
Utilities: SDG&E
Construction Type: Type V- B (non-sprinklered)
Occupancy Load: +/- 127 People
Zoning:
Zone: CD-D
Downtown Commercial/Urban Design Overlay/Downtown Village Floor Area Ratio: 2,479/2,500 = 99%
Lot Coverage: 2,460/2,500 = 99%
Setbacks: 0 ft. Front
(Required 0 ft. Side
and Proposed) 0 ft. Street Side
0 ft. Rear
Height: 46 ft. Allowable / 22'-1 1/2" Actual
Maximum Building Height: 22'-1 1/2"
Parking:
Existing: 2 spaces Required: 0 spaces Provided: 0 Spaces Building Area/Gross Leasable Area Summary:
Existing: 1,468 SF
To be Demolished: ( 114 SF)
To be Added: 1,125 SF __
Total Provided: 2,479 SF
Attic Storage (less than 5 ft. ceiling): 340 SF
Energy Conservation Measures:
1. Low water use plumbing fixtures will be utilized.
2. The project will upgrade existing mechanical systems to be higher efficiency.
3. New mechanical and lighting systems will be high efficiency.
4. Natural ventilation through clerestory windows will be utilized.
5. Solar panels will be provided on the roof.
N
Vicinity Map
8 Spring St.
University Ave
. La
Mesa
Blvd
Allison Ave
3rd
4th
SITE
Project Data
0 2.5' 5' 10' 20'
Scale: 1" = 10'-0"
Revision Schedule
No. Revision Issue Date
C
D
12 G
BA
17' - 9 1/2"
5 253 SF
01 Book Store
78 546 SF
02 Auditorium
1 59 SF
04 Readers Room 1
61 SF
05 Readers Room 1
45 SF
09 Accessible Restroom 1
29 SF
10 Restroom
1 143 SF
08 Work Room
1 106 SF
07 Office
1 117 SF
06 Hall
16 302 SF
14 Flex Space
6 102 SF
12 Sunday School
1 22 SF
15 Reception
2 78 SF
03 Reading Area1
23 SF
16 Janitor/RR
7 SF
17 Elect./Stor.
Existing Addition
6 102 SF
13 Nursery
Ramp
Green Wall
6 103 SF
11 Sunday School
EFH
AV closet
99' - 11"
10' - 2 1/2" 20' - 8 1/2" 14' - 8" 13' - 10" 11' - 1 1/2" 16' - 2" 13' - 2 1/2" 25' - 0"
11' - 7" 5' - 1 1/2" 8' - 3"
11' - 3" 10' - 4" 10' - 4" 13' - 8" 10' - 0" 31' - 1 1/2" 13' - 2 1/2" 99' - 11"
Line of attic storage
above (hatched)
Clerestory opening
Cletestory windows above
Pop-up for clerestory
windows above
Attic Storage access
13' - 5" 4' - 10 1/2" 6' - 7"
CD
12 GBAEFH
99' - 11"
25' - 0"
13' - 2 1/2"
99' - 11"
18' - 0" 13' - 10" 11' - 1 1/2" 29' - 4 1/2"
15' - 6" 2' - 6" 33' - 0 1/2" 21' - 3 1/2"
4' - 4 1/2" 20' - 7 1/2"
Existing Auditorium
Existing Book Store
Existing Office
Existing
Restroom
Storage
Courtyard
(E) glass wall
and door to be
removed
Existing interior walls and
finishes to be removed, typ.
(E) site walls and gate to be removed
(E) storage closedt
to be removed
(E) tree to be
removed
(E) (2) parking spaces and concrete walk to be removed
SED
ARC
No. C23885 NH
S
E AT T LO NEIC
A
OR
F
C
O
ALIF
I N I H
PYJ
TCET
REN 11.30.27 S
J
AR JR
Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture. © COPYRIGHT SPR/DR Sub. #1
Drawing Set Issue Schedule
Description Issue Date2800 Third Avenue San Diego, CA 92103 619.692.9393 Applicant Contact: John Pyjar
domusstudio architecture
[email protected]
SPR/DR Sub. #2 2/26/2026
\\dominy.local\main\9.0 User Folders\john.pyjar\My Documents\FCCS_La Mesa(2024)[email protected] 2/26/2026 1:50:34 PM Project No.: 2502 First Church of Christ Scientist Remodel and Addition8370 La Mesa Blvd, La Mesa,Floor Plan 2 1/13/2026
1/4" = 1'-0"
1 Floor plan
N
1/4" = 1'-0"
2 Floor plan - Demolition
N
0 1' 2' 4' 8'
Scale: 1/4" = 1'-0"
Revision Schedule
No. Revision Issue Date
C
C
DD
1122
GG
BB
AA
EE
FF
HH
Slope
1/4"/ft., typ.
Slope
1/4"/ft., typ.
Slope
1/4"/ft., typ.
Slope1/4"/ft., typ.
Slope
1/4"/ft., typ.
Slope
1/4"/ft., typ.
Slope
1/4"/ft., typ.
(N) membrane roof, typical
(N) membrane roof, typical
(N) Mechanical Equipment
(N) Mechanical Equipment to
replace existing
(N) Mechanical Equipment to
replace existing
(E) adjacent building
(E) adjacent building
(E) Solar Panels
(N) Solar Panels
(E) Canopy to remain
(E) roof drain/overflow
(N) Roof drain/overflow
Existing Addition
SED
ARC
No. C23885 NH
S
E AT T LO NEIC
A
OR
F
C
O
ALIF
I N I H
PYJ
TCET
REN 11.30.27 S
J
AR JR
Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture. © COPYRIGHT SPR/DR Sub. #1
Drawing Set Issue Schedule
Description Issue Date2800 Third Avenue San Diego, CA 92103 619.692.9393 Applicant Contact: John Pyjar
domusstudio architecture
[email protected]
SPR/DR Sub. #2 2/26/2026
\\dominy.local\main\9.0 User Folders\john.pyjar\My Documents\FCCS_La Mesa(2024)[email protected] 2/26/2026 1:50:35 PM Project No.: 2502 First Church of Christ Scientist Remodel and Addition8370 La Mesa Blvd, La Mesa,Roof Plan 3 1/13/2026
1/4" = 1'-0"
1 Roof Plan
N
0 1' 2' 4' 8'
Scale: 1/4" = 1'-0"
Revision Schedule
No. Revision Issue Date
Level 1
559.22
Top of Parapet
577.55
ABCDEFGH
(E) adjacent building
(E) canopy to remain
Alley
La Mesa Blvd
Level 1 Addition
558.43
Top of High Parapet
580.55
22' - 1 1/2"
22' - 1 1/2"
+/- Adjacent Building Height
20' - 10"
Proposed building beyond
18' - 10"
4' - 7 1/2" 3' - 9" 10' - 5 1/2"
Proposed high parapet beyond Parapet of (E) building
Proposed low parapet beyond, not visible
(N) sign- to be 6" to 8" high individual brushed
aluminum letters attached to wall/canopy -no lighting proposed (E) canopy to remain
(E) storefront and door to remain
(E) wall to remain
Adjacent Building
Adjacent Building
(N) parapet wall beyond
+/- overall length
18' - 0"
Level 1
559.22
Top of Parapet
577.55
12 3' - 9" 9' - 11 1/2" 2' - 0" 2' - 7 1/2"
18' - 10"
21' - 10"
(N) sign
(E) canopy to remain
(E) storefront and door to remain
(E) wall to remain
Adjacent Building
Adjacent Building
(N) parapet wall beyond
Top of High Parapet
580.55
+/- overall length
18' - 0"
21' - 10"
6"6"
SED
ARC
No. C23885 NH
S
E AT T LO NEIC
A
OR
F
C
O
ALIF
I N I H
PYJ
TCET
REN 11.30.27 S
J
AR JR
Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture. © COPYRIGHT SPR/DR Sub. #1
Drawing Set Issue Schedule
Description Issue Date2800 Third Avenue San Diego, CA 92103 619.692.9393 Applicant Contact: John Pyjar
domusstudio architecture
[email protected]
SPR/DR Sub. #2 2/26/2026
\\dominy.local\main\9.0 User Folders\john.pyjar\My Documents\FCCS_La Mesa(2024)[email protected] 2/26/2026 1:50:37 PM Project No.: 2502 First Church of Christ Scientist Remodel and Addition8370 La Mesa Blvd, La Mesa,Elevations 4 1/13/2026
1/4" = 1'-0"
2 West
0 1' 2' 4' 8'
Scale: 1/4" = 1'-0"
1/4" = 1'-0"
1 South (Color)
1/4" = 1'-0"
3 South (Black and White)
Revision Schedule
No. Revision Issue Date
Concrete Block: RCP; Natural Gray; Burnished face
Exterior Plaster: Omega Products; Milky Quartz
Aluminum Storefront: Anodized Black
Glass: Solarban 70; Clear
Paint:
Fascia: Sherwin Williams SW 6991- Black Magic
Soffit/Trim: Sherwin Williams SW 7551- Greek Villa
Exterior Material/Color Schedule:
(E) adjacent building (E) adjacent building
(N) concrete masonry units
(N) exterior plaster finish
(N) storefront glass and door
(N) break metal fascia and intermediate beam
(N) window
(N) storefront glass and door
(N) sign- to be 6" to 8" high individual brushed
aluminum letters attached to wall/canopy -no lighting proposed Level 1
559.22
Top of Parapet
577.55
HGFEDCBA
(E) adjacent building
(E) canopy to remain
(N) Concrete masonry wall (on property line)
Alley
La Mesa Blvd
Level 1 Addition
558.43
Top of High Parapet
580.55
22' - 1 1/2"
21' - 10"
(E) Adjacent building beyond
4' - 7 1/2" 3' - 9" 10' - 5 1/2"
Top of Parapet
577.55
21 22' - 1 1/2"
19' - 1 1/2"
(E) adjacent building
(E) adjacent building
(N) concrete masonry units
(N) exterior plaster finish
(N) storefront glass and door
(N) break metal fascia and intermediate beam
(N) window
(N) storefront glass and door
Level 1 Addition
558.43
Top of High Parapet
580.55
19' - 1 1/2"
height of parapet
3' - 0"
+/- height of adjacent building
17' - 10"
+/- height of adjacent building
20' - 10"
(N) sign- to be 6" to 8" high individual brushed
aluminum letters attached to wall/canopy -no lighting proposed 10' - 5"
1' - 1 1/2"
Height of parapet to screen equipment
6' - 4"
Line of roof beyond
SED
ARC
No. C23885 NH
S
E AT T LO NEIC
A
OR
F
C
O
ALIF
I N I H
PYJ
TCET
REN 11.30.27 S
J
AR JR
Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture. © COPYRIGHT SPR/DR Sub. #1
Drawing Set Issue Schedule
Description Issue Date2800 Third Avenue San Diego, CA 92103 619.692.9393 Applicant Contact: John Pyjar
domusstudio architecture
[email protected]
SPR/DR Sub. #2 2/26/2026
\\dominy.local\main\9.0 User Folders\john.pyjar\My Documents\FCCS_La Mesa(2024)[email protected] 2/26/2026 1:50:39 PM Project No.: 2502 First Church of Christ Scientist Remodel and Addition8370 La Mesa Blvd, La Mesa,Elevations 5 1/13/2026
1/4" = 1'-0"
1 North (Color)
1/4" = 1'-0"
2 East
0 1' 2' 4' 8'
Scale: 1/4" = 1'-0"
1/4" = 1'-0"
3 North (Black and White)
Revision Schedule
No. Revision Issue Date
Concrete Block: RCP; Natural Gray; Burnished face
Exterior Plaster: Omega Products; Milky Quartz
Aluminum Storefront: Anodized Black
Glass: Solarban 70; Clear
Paint:
Fascia: Sherwin Williams SW 6991- Black Magic
Soffit/Trim: Sherwin Williams SW 7551- Greek Villa
Exterior Material/Color Schedule:
Level 1
559.22
21 Clerestory Windows
Attic Storage
Hall
Duct Space
Operable partition
Duct Space
14' - 0 1/2" 10' - 11 1/2"
Parapet Wall beyond
(N) Roof over attic storage and clerestory
(N) Roof Framing
(N) Clerestory pop-up
(N) CMU Wall at property line
PL PL
(N) parapet and mechanical screen
(N) mechanical equipment
(N) CMU wall at property line
302 SF (N) slab on grade
Flex Space
103 SF
Sunday School
Adjacent existing building to west
Level 1 Addition
558.43
9 1/2"
22' - 1 1/2"
Top of High Parapet
580.55
height of parapet
3' - 0" 6' - 4"
height of parpaet
6' - 4"
12' - 0"
Level 1
559.22
HGFEDCBA
18' - 4"
(E) adjacent building beyond
+/- 21' - 0"
(N) pop-up for
clerestroy windows
Existing Addition (E) mechanical equipment to be replaced Ramp to make up grade change from front to back
253 SF
Book Store
546 SF
Auditorium
117 SF
Hall
302 SF
Flex Space
(E) canopy to remain
(N) acoustic baffles
Clerestory windows
PL PL
9 1/2"
Adjacent existing building to the west beyond (+/-)
(E) roof to remain
(E) slab on grade (N) slab on grade
Alley
Sidewalk Level 1 Addition
558.43
Top of High Parapet
580.55
(E) mechanical equipment
to be replaced
(E) parapet height
7' - 8" 10' - 8"
19' - 1 1/2"
22' - 1 1/2"
9 1/2"
22' - 1 1/2"
Level 1
559.22
12 10' - 8"
4' - 4" 9' - 2" 11' - 6"
(E) height of parapet
3' - 4"
Clerestory Window
Parapet Wall beyond
(N) Roof over attic storage and clerestory
(E) parapet
(E) Roof Framing
(N) Clerestory pop-up
(E) CMU Wall at property line
PL PL
546 SF
Auditorium
61 SF
Readers Room
Adjacent existing building to the east
Adjacent existing building to the west
(E) slab on grade
(E) CMU wall on property line
Level 1 Addition
558.43
Top of High Parapet
580.55
7' - 8"
height of parapet beyond
3' - 0"
22' - 1 1/2"
22' - 1 1/2"
SED
ARC
No. C23885 NH
S
E AT T LO NEIC
A
OR
F
C
O
ALIF
I N I H
PYJ
TCET
REN 11.30.27 S
J
AR JR
Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture. © COPYRIGHT SPR/DR Sub. #1
Drawing Set Issue Schedule
Description Issue Date2800 Third Avenue San Diego, CA 92103 619.692.9393 Applicant Contact: John Pyjar
domusstudio architecture
[email protected]
SPR/DR Sub. #2 2/26/2026
\\dominy.local\main\9.0 User Folders\john.pyjar\My Documents\FCCS_La Mesa(2024)[email protected] 2/26/2026 1:50:41 PM Project No.: 2502 First Church of Christ Scientist Remodel and Addition8370 La Mesa Blvd, La Mesa,Sections 6 1/13/2026
1/4" = 1'-0"
1 Section 4
1/4" = 1'-0"
3 Section - East / West
1/4" = 1'-0"
2 Section - North / South
0 1' 2' 4' 8'
Scale: 1/4" = 1'-0"
Revision Schedule
No. Revision Issue Date
SED
ARC
No. C23885 NH
S
E AT T LO NEIC
A
OR
F
C
O
ALIF
I N I H
PYJ
TCET
REN 11.30.27 S
J
AR JR
Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture. © COPYRIGHT SPR/DR Sub. #1
Drawing Set Issue Schedule
Description Issue Date2800 Third Avenue San Diego, CA 92103 619.692.9393 Applicant Contact: John Pyjar
domusstudio architecture
[email protected]
SPR/DR Sub. #2 2/26/2026
\\dominy.local\main\9.0 User Folders\john.pyjar\My Documents\FCCS_La Mesa(2024)[email protected] 2/26/2026 1:50:43 PM Project No.: 2502 First Church of Christ Scientist Remodel and Addition8370 La Mesa Blvd, La Mesa,Renderings 7 1/13/2026
View from North (Alley) View from Sourth (La Mesa Blvd) Bookstore Auditorium
Auditorium Flex Space/Sunday School
Revision Schedule
No. Revision Issue Date
SED
ARC
No. C23885 NH
S
E AT T LO NEIC
A
OR
F
C
O
ALIF
I N I H
PYJ
TCET
REN 11.30.27 S
J
AR JR
Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture. © COPYRIGHT SPR/DR Sub. #1
Drawing Set Issue Schedule
Description Issue Date2800 Third Avenue San Diego, CA 92103 619.692.9393 Applicant Contact: John Pyjar
domusstudio architecture
[email protected]
SPR/DR Sub. #2 2/26/2026
\\dominy.local\main\9.0 User Folders\john.pyjar\My Documents\FCCS_La Mesa(2024)[email protected] 2/26/2026 1:50:45 PM Project No.: 2502 First Church of Christ Scientist Remodel and Addition8370 La Mesa Blvd, La Mesa,Photographs 8 1/13/2026
Photograph A Photograph B Photograph C
Photograph D Photograph E
Photograph F Photograph G
Revision Schedule
No. Revision Issue Date
C
D
1 2
G
B
A
E
F
H
DN
FIXTURE TYPE "B"
FIXTURE TYPE "A"
TYPICAL OF 2
FIXTURE TYPE "C"
FIXTURE TYPE "D"
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.4 0.4 0.3 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.5 0.7 0.8 0.9 0.9 0.9 0.9 0.8 0.7 0.6 0.5 0.3 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.1 0.1 0.2 0.3 0.4 0.6 0.7 0.9 1.1 1.3 1.4 1.4 1.3 1.2 1.0 0.8 0.6 0.5 0.3 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.1 0.2 0.3 0.5 0.7 0.9 1.2 1.7 2.5 3.1 3.2 2.8 2.0 1.4 1.0 0.7 0.5 0.4 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.1 0.3 0.4 0.5 0.7 1.0 1.8 3.2 4.2 5.1 5.3 4.5 3.6 2.3 1.2 0.8 0.6 0.4 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.1 0.2 0.4 0.5 0.8 1.0 2.6 4.3 7.1 11.0 11.9 8.5 5.0 3.3 1.2 0.9 0.6 0.4 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.2 0.0 0.0 1.7 11.9 19.8 20.8 15.4 1.8 1.6 0.0 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 21.8 23.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 20.3 20.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.4 0.5 0.6 0.7 0.8 0.7 0.7 0.7 0.8 1.0 1.2 1.1 1.0 11.1 18.9 19.0 1.0 0.8 0.7 0.6 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.1 0.10.4 0.5 0.7 0.8 0.9 0.9 0.9 0.9 1.0 1.3 1.4 1.4 1.6 5.0 10.0 10.1 5.1 1.4 0.8 0.6 0.5 0.4 0.4 0.3 0.3 0.3 0.2 0.2 0.2 0.10.5 0.5 0.7 0.8 0.9 0.9 1.0 1.1 1.1 1.4 1.5 1.5 1.5 1.6 2.4 2.4 1.4 1.0 0.8 0.6 0.5 0.5 0.4 0.4 0.3 0.3 0.3 0.2 0.2 0.20.5 0.5 0.6 0.7 0.8 0.9 1.0 1.1 1.2 1.3 1.4 1.5 1.4 1.3 1.3 1.2 1.0 0.9 0.8 0.6 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.3 0.2 0.20.5 0.5 0.6 0.7 0.8 0.9 1.0 1.1 1.2 1.2 1.3 1.4 1.3 1.3 1.2 1.1 1.0 0.8 0.7 0.6 0.6 0.5 0.5 0.4 0.4 0.3 0.3 0.3 0.2 0.20.5 0.6 0.6 0.7 0.8 0.9 1.0 1.1 1.1 1.2 1.2 1.2 1.2 1.2 1.1 1.0 0.9 0.8 0.7 0.6 0.6 0.5 0.5 0.4 0.4 0.3 0.3 0.3 0.2 0.20.5 0.6 0.6 0.7 0.8 0.8 0.9 1.0 1.0 1.1 1.2 1.2 1.1 1.1 1.0 1.0 0.9 0.8 0.7 0.7 0.6 0.5 0.5 0.5 0.4 0.3 0.3 0.3 0.2 0.20.5 0.6 0.6 0.7 0.7 0.8 0.9 0.9 1.0 1.1 1.1 1.1 1.0 1.0 0.9 0.9 0.8 0.7 0.7 0.6 0.6 0.5 0.5 0.4 0.4 0.3 0.3 0.3 0.2 0.20.5 0.5 0.6 0.6 0.7 0.7 0.7 0.8 0.8 0.9 1.0 1.0 0.9 0.8 0.8 0.7 0.7 0.7 0.6 0.6 0.5 0.5 0.5 0.4 0.4 0.3 0.3 0.3 0.2 0.20.5 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.7 0.7 0.8 0.8 0.7 0.7 0.6 0.6 0.6 0.6 0.6 0.5 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.2 0.2 0.20.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.7 0.7 0.6 0.6 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.20.3 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.6 0.6 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.10.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.10.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture. © COPYRIGHT First Church of Christ Scientist Remodel and Addition
Issue Date
Drawing Set Issue For
Description
Construction
Documents
11/7/2025
No. Revision Issue Date
8370 La Mesa Blvd, La Mesa,
Exterior Photometric Plan
E101
3/16" = 1'-0"
Exterior Photometric Plan
N
0 1.5' 3' 6' 12'
Scale: 3/16" = 1'-0"
FIXTURE TYPE "A" FIXTURE TYPE "B"FIXTURE TYPE "C" FIXTURE TYPE "D"
REPORT to the MAYOR and MEMBERS of the CITY COUNCIL
From the CITY MANAGER
DATE: September 8, 2026
SUBJECT: RESOLUTION RATIFYING THE APPROVAL OF A ONELOT TENTATIVE TRACT MAP AT 5575 LAKE PARK WAY
DESCRIPTION: RESOLUTION RATIFYING THE PLANNING
COMMISSION APPROVAL OF PROJECT 2026-0560 - A
ONE-LOT TENTATIVE TRACT MAP TO CONVERT AN
EXISTING MULTI-TENANT OFFICE BUILDING TO A
COMMERCIAL CONDOMINIUM AT 5575 LAKE PARK
WAY IN THE CN-D (NEIGHBORHOOD COMMERCIAL/
URBAN DESIGN OVERLAY) ZONE
ISSUING DEPARTMENT: Community Development
Recommendation:
That the City Council adopt the Resolution ratifying the Planning Commission approval of the Tentative Tract Map (Attachment A).
Fiscal Impact:
There is no impact to the General Fund. City of La Mesa policy is to recover 100% of the cost of staff time through discretionary application fees.
City’s Strategic Goals:
Promote a high quality of life that current and future generations can afford to call home.
Report to Mayor and Councilmembers
Date: September 8, 2026
Page: 2 of 4
Environmental Review:
The project is exempt from environmental review in accordance with California Environmental Quality Act (CEQA) Guidelines Section 15301, Existing Facilities.
Section 15301 applies to the subdivision of existing commercial buildings where no physical changes occur which are not otherwise exempt. The project meets all of the conditions necessary to qualify for the exemption.
BACKGROUND:
The 0.87-acre property at 5575 Lake Park Way is located between Baltimore Drive and Pawnee Drive and is developed with a 21,412 square foot, two-story office building constructed in 1989. The existing multi-tenant office building sits adjacent to the public sidewalk and has a square footprint that includes a landscaped central courtyard. A parking area with 66 parking spaces and mature landscaping extends along the north and east sides of the building. A commercial wireless communications facility (monopole) sits at the northeast corner of the property. Surrounding uses include a childcare center to the south, restaurant to the east, small retail center to the north, and single and multi-family residential to the west. A vicinity map is provided below and site photos are provided as Attachment B.
The subject property is zoned CN-D
(Neighborhood Commercial/Urban
Design Overlay), which allows
professional and corporate office
uses by right. The General Plan land
use is Local Serving Commercial,
which is assigned to commercial and
service activities that respond to the
needs of nearby residential
neighborhoods. A site development
plan for the existing office building
and related site improvements was
approved in 1987.
As provided for under La Mesa
Municipal Code Chapter 22.02, the
property owner has submitted a
tentative tract map application for a
one-lot condominium map to convert
the existing tenant space within the building to owner-occupied space. No new construction or alterations are proposed at this time.
Report to Mayor and Councilmembers
Date: September 8, 2026
Page: 3 of 4
Pursuant to Municipal Code Section 22.02.010D, tentative tract maps are reviewed and approved by the Planning Commission with ratification by the City Council. On August 19, 2026, the Planning Commission held a public hearing and adopted Resolution No. PC2026-13 approving the tentative map (Attachment C). Upon approval of the tentative map and completion of conditions of approval, a final map will be brought back to the City Council for review and approval, at a later date.
DISCUSSION:
The proposed one lot subdivision would provide for up to a maximum of 32 individually owned commercial condominium units (Attachment D). An office owner’s association that would function similarly to a homeowner’s association would be established to provide for joint use and maintenance of private common facilities on the property, with equitable share of responsibility by all property owners.
Under Government Code Section 66427.2, conversion of existing office buildings to forsale commercial condominiums are not subject to General Plan consistency findings or the grounds for denial in Section 66474 and in Municipal Code Title 22, Subdivisions.
However, the proposed map would fully comply as the map and improvements are consistent with the Local Serving Commercial land use designation of the General Plan.
The site is a developed site and not known to support any environmentally significant vegetation, fish, or wildlife habitat and was developed under land use and development standards similar to current zoning requirements. Existing public and private improvements are in place, and no additional improvements are required or proposed.
The existing office building is connected to all public utilities and has access to a public street and transit. There are no access easements on the site. All appropriate utility providers have been requested to comment, and no conflicts have been identified.
As a condition of approval, CC&Rs would be required to ensure an office owner’s association is established to provide ongoing maintenance of the property, including fire and life safety systems necessary for operation of the building. Building permits would be required for any interior tenant improvements and would be subject to accessibility requirements.
Public Notice of Project
Notice of the August 19, 2026 Planning Commission special hearing to consider the Tentative Tract Map was mailed to surrounding property owners within 300 feet of the subject property on August 4, 2026, and published in The Daily Transcript on August 6, 2026, in accordance with Municipal Code requirements and state law. No appeals were filed during the 10-day appeal period following the Planning Commission approval.
Report to Mayor and Councilmembers
Date: September 8, 2026
Page: 4 of 4
CONCLUSION:
The Planning Commission determined that the Tentative Tract Map is consistent with the Subdivision Map Act and with Title 22, Subdivisions, of the City of La Mesa Municipal Code. Staff recommends that the City Council adopt the resolution ratifying the Planning Commission approval (Attachment A).
Reviewed by: Respectfully submitted by:
____________________ ____________________________
Greg Humora Lynnette Santos
City Manager Director of Community Development
Attachments:
A. Draft City Council Resolution
B. Site Photos
C. Planning Commission Resolution No. PC-2026-13
D. Tentative Tract Map
RESOLUTION NO. 2026-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA MESA,
RATIFYING THE PLANNING COMMISSION APPROVAL OF PROJECT
2026-0560 - A ONE-LOT TENTATIVE TRACT MAP TO CONVERT AN
EXISTING MULTI-TENANT OFFICE BUILDING TO A COMMERCIAL
CONDOMINIUM AT 5575 LAKE PARK WAY IN THE CN-D
(NEIGHBORHOOD COMMERCIAL/URBAN DESIGN OVERLAY) ZONE
WHEREAS, the City of La Mesa has a strategic goal to promote a high quality of life that current and future generations can afford to call home; WHEREAS, project applicant Lake Park Suites LLC has submitted an application for a tentative tract map to convert an existing multi-tenant office building to a one lot commercial condominium at 5575 Lake Park Way (APN 464-090-26-00), Project 2026- 0560 (Project);
WHEREAS the one-lot subdivision would provide for up to a maximum of 32 individually owned commercial condominium units;
WHEREAS, tentative tract maps are subject to approval by the Planning Commission pursuant to Title 22 of the La Mesa Municipal Code with ratification by the City Council;
WHEREAS, under Government Code Section 66427.2, conversion of existing buildings to commercial condominiums are not subject to General Plan consistency findings or grounds for denial;
WHEREAS, on August 19, 2026, the Planning Commission of the City of La Mesa held a noticed public hearing, accepted public testimony, and adopted Resolution No.
PC-2026-13 approving the Project;
WHEREAS, the Planning Commission found that the Project is exempt from environmental review in accordance with California Environmental Quality Act (CEQA) Guidelines Section 15301; Existing Facilities; and
WHEREAS, the Council did receive and consider a staff report on the project.
NOW, THEREFORE, BE IT AND IT IS HEREBY RESOLVED by the City Council of the City of La Mesa, California, as follows:
1. That the foregoing findings of fact and determinations are true and hereby made a part hereof.
2. That the foregoing findings of fact and determinations are supported by the staff report, minutes, plans, and exhibits, all of which are herein incorporated by reference.
3. That the City Council ratifies the Planning Commission approval of Project 2026-0560, subject to the conditions set forth in Resolution No. PC-2026-13.
PASSED AND ADOPTED at a Regular meeting of the City Council of the City of La Mesa, California, held the 8
th day of September 2026, by the following vote, to wit:
AYES:
NOES:
ABSENT:
CERTIFICATE OF CITY CLERK
I, MEGAN WIEGELMAN, City Clerk of the City of La Mesa, California, do hereby certify the foregoing to be true and exact copy of Resolution No. 2026- , duly passed and adopted by the City Council of said City on the date and by the vote therein recited.
MEGAN WIEGELMAN, CMC, City Clerk
(SEAL OF CITY)
Current view of rear and north side elevaƟons, looking west.
Project 2026-0560 (5575 Lake Park Way)
ATTACHMENT B
Current view of street and north elevaƟons, looking south.
Current view of wireless communicaƟons facility, northeast corner of site.
Project 2026-0560 (5575 Lake Park Way)
REPORT to the MAYOR and MEMBERS of the CITY COUNCIL
From the CITY MANAGER
DATE: September 8, 2026
SUBJECT: FISCAL YEAR 2025-2026 CONSOLIDATED ANNUAL
PERFORMANCE AND EVALUATION REPORT
(CAPER) FOR COMMUNITY DEVELOPMENT BLOCK
GRANT FUNDING (CDBG)
DESCRIPTION: CONSIDERATION AND APPROVAL OF THE DRAFT
CAPER FOR THE PLANNING PERIOD JULY 1, 2025-
JUNE 30, 2026 (FY 2026), FOR CDBG FUNDING FOR
THE U.S. DEPARTMENT OF HOUSING AND URBAN
DEVELOPMENT (HUD) FUNDING PROGRAMS
ISSUING DEPARTMENT: Community Development
Recommendation:
That the City Council:
A. Conduct a public hearing on the draft FY 2026 CAPER (Attachment “A”); and B. Approve the FY 2026 draft CAPER and authorize staff to make any necessary corrections and submit to HUD by September 28, 2026.
Fiscal Impact:
There is no fiscal impact to the City’s General Fund. The City’s CDBG entitlement funding allocation for FY 2026 was $456,031.
City’s Strategic Goals:
Maintain a community where residents and visitors feel safe. Promote a high quality of life that current and future generations can afford to call home.
Invest in infrastructure to serve the needs of the community.
Report to Mayor and Councilmembers
Date: September 8, 2026
Page: 2 of 4
BACKGROUND:
The City of La Mesa is an entitlement jurisdiction that receives an annual allocation of CDBG funds from HUD to benefit low- and moderate-income residents. Each year, HUD requires entitlement jurisdictions to submit the CAPER, which is an annual progress report on the performance of CDBG funded programs toward the goals identified in the Consolidated Plan (Con Plan) and the Annual Action Plan (Attachment “B”) for the period of July 1st through June 30th of the following year (HUD Program Year). The CAPER is due to HUD ninety (90) days after the closing of the HUD Program Year, or June 30th. Approval and submittal of the CAPER, by September 28th, 2026 will ensure the City remains eligible to receive CDBG funds that support public services, community facilities, and fair housing activities for low- and moderate-income residents.
The FY2026 CAPER covers Fiscal Year 2026 (FY 2026) and is referred to as HUD Program Year 2025 (Program Year 25). In accordance with the City's Citizen Participation Plan, residents were notified and given the opportunity to submit comments. The draft FY 2026 CAPER was made available for public review for a 15-day comment period beginning on August 24, 2026. Notification of the availability of the FY 2026 CAPER was published in the Daily Transcript and posted with a summary of program year accomplishments on the City's website. Any comments received will be incorporated into the final FY 2026 CAPER prior to submission to HUD on or before September 28th.
DISCUSSION:
The City prepares the CAPER in accordance with HUD's prescribed format. The CAPER includes a description of the resources made available, the investment of available resources, the geographic distribution and location of investments, the families and persons assisted (including the racial and ethnic status of persons assisted), actions taken to affirmatively further fair housing, and other actions indicated in the City’s Con Plan.
Overview of FY 2026 CAPER
In Program Year 25, the City received a CDBG entitlement allocation of $456,031 and reprogrammed an additional $35,789.95 from prior-year funds. In total, $491,39.68 was allocated to CDBG programs during this program year. The Program Year 25 funding allocation is discussed further below with a breakdown of the funding allocation provided in Table 1.
Report to Mayor and Councilmembers
Date: September 8, 2026
Page: 3 of 4
TABLE 1
Project Name Needs Addressed Funding Total
Sidewalk Improvement Improve Facilities and
Infrastructure
CDBG:
$405,829.95
Fair Housing Fair Housing CDBG:
$30,000
Program Administration Planning and
Administration
CDBG:
$50,000
Housing Rehabilitation Program
Administration
Planning and
Administration
CDBG:
$6,000
Unassigned Other
CDBG:
$9.73
CDBG Total: $491,839.68
Improve Facilities and Infrastructure
Following the completion of the Collier Park project, the City shifted its focus to mobility‑ related improvements including sidewalks to enhance accessibility within eligible neighborhoods. Under the City's Sidewalk Master Plan Map, streets were categorized in three ways:
streets where sidewalk already existed;
streets where sidewalk did not exist but was planned for future installation; and streets where sidewalk did not exist and was not planned for future installation.
In Program Year 25, $186,315.40 was spent to improve facilities and infrastructure related to the City's Sidewalk Master Plan. In addition to the $405,829.95 sidewalk improvement allocation, the City also used $462,937 in previously CDBG funds from (Program Years 23 and 24) for sidewalk improvement activities, bringing the total investment in sidewalk enhancements to $868,766.95.
Fair Housing
Each year, the City must certify to HUD that it is affirmatively furthering fair housing. To support this commitment, the City contracts with a fair housing service provider to deliver outreach, education, investigation, and counseling services. The Center for Social Advocacy (CSA) of San Diego County currently administers the City's fair housing program. During the program year, CSA received $30,000 to provide one‑ on‑ one counseling to 94 clients, which was slightly fewer than the anticipated 100 but an increase from the prior year. This partnership enables the City to meet CDBG program
Report to Mayor and Councilmembers
Date: September 8, 2026
Page: 4 of 4
requirements without hiring specialized staff. The City will continue to assess fair housing needs within the community and provide services through CSA San Diego.
Planning and Administrative Services
For Planning and Administrative Services, CDBG program regulations allow up to 20 percent of the annual allocation to support program administration and planning activities.
This year, the City spent a total of $56,000 to assist with the administration of CDBG Programs and the Housing Rehabilitation Program.
CONCLUSION:
Staff recommends that City Council conduct a public hearing to receive feedback, approve and authorize staff to submit the FY 2026 CAPER to HUD, make any necessary corrections, and submit to HUD no later than September 28, 2026, ninety (90) days after the end of the fiscal year.
Reviewed by: Respectfully submitted by:
____________________ ____________________________
Greg Humora Lynnette Santos
City Manager Director of Community Development
Attachments: A. Draft 2025-2026 Consolidated Annual Performance and Evaluation Report (CAPER)
B. City of La Mesa 2025-2029 Consolidated Plan
C. Resolution
CITY OF
LAMESA
JEWEL ofth• HIU.S
FISCAL YEAR 2025-2026
CONSOLIDATED ANNUAL
PERFORMANCE AND
EVALUATION REPORT
(CAPER)
For U.S. Department of Housing and
Urban Development {HUD) Funding Programs
DRAFT
ATTACHMENT A
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 1
CONTENTS
Appendices ................................................................................................................................ 1 CR-05: Goals and Outcomes ..................................................................................................... 2 CR-10: Racial and Ethnic Composition of Families Assisted ...................................................... 7 CR-15: Resources and investments 91.520(a)........................................................................... 7 CR-20: Affordable Housing 91.520(b) ........................................................................................ 8 CR-25: Homeless and other special needs 91.220(d,e); 91.320(d,e); 91.520(c) .......................11 CR-30: Public Housing 91.220(h); 91.320(j)..............................................................................14 CR-35: Other Actions 91.220(j)-(k); 91.320(i)-(j)........................................................................14 CR-40: Monitoring 91.220 and 91.230 ......................................................................................18 CR-45: CDBG 91.520(c) ...........................................................................................................19 CR-58: Section 3.......................................................................................................................20
APPENDICES
Appendix A Form PR-03 CDBG Activity Summary Report (GPR) Appendix B Form PR-26 CDBG Financial Summary Reports
Appendix C Notice of Publication
Appendix D Eligible Area Map
DRAFT
ATTACHMENT A
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 2
CR-05: GOALS AND OUTCOMES
Progress the Jurisdiction has made in carrying out its strategic and action plans. 91.520(a) This could be an overview that includes major initiatives and highlights that were proposed and executed throughout the program year.
The Consolidated Annual Performance Evaluation (CAPER) for Fiscal Year 2025-2026 (FY 2026), HUD Program Year 2025 (PY 25), captures the expenditures, accomplishments, and progress made on the strategies and goals outlined in the approved FY 2025-2029 Consolidated Plan (Con Plan) Amendment for HUD Programs. This CAPER, the first year of the 5-Year Con Plan Cycle, covers the period from July 1, 2025, through June 30, 2026, and reports accomplishments during the program year.
The Con Plan includes the following high-priority goals, which serve as the basis for the activities previously approved in the 2025-2026 Action Plan. Action Plan goals that CDBG did not fund were carried out using the City's General Funds and state, federal, and local grants.
These four goals reflect the needs identified during the Consolidated Planning process. • Goal 1 – Improve public recreational spaces, other facilities, and infrastructure to promote a healthy, safe, accessible, and environmentally sustainable city. • Goal 2 – Expand equitable access to affordable housing through the preservation of existing units, assistance to homeowners, and fair housing services. • Goal 3 – Prevent and address homelessness by promoting access to reliable, highquality services, including mental health services and housing resources. • Goal 4 – Provide local community services to support vulnerable populations with low to moderate incomes, including seniors and children.
La Mesa participates in the Home Investment Partnerships (HOME) program through the San Diego County HOME Consortium, which is administered directly by the County of San Diego's Housing and Community Development Department. The Consortium's HOME-funded Down Payment and Closing Cost Assistance Program is available to current and future residents of La Mesa.
The primary goal of the City's CDBG program is to design and construct capital improvements in lower-income neighborhoods. Those neighborhoods generally correspond to the City's older, less well-developed areas. CDBG resources enable the City to invest in public facilities and infrastructure that serve low- and moderate-income residents. The City's CDBG entitlement funding allocation for this year was $456,031. The City also reprogrammed $35,789.95 from available prior-year funds, bringing the total CDBG funding available to $491,820.95.
Accordingly, CDBG funds have primarily supported multi-year capital improvement campaigns in eligible areas. An eligible areas map is provided in Appendix D. Infrastructure projects are typically complex, phased undertakings that often involve environmental review and mitigation, multiple funding sources, and collaboration with other government agencies. The PR 03 – CDBG Activity Summary Report in Appendix B outlines annual accomplishments and the funding allocated to each goal identified in the annual action plan.
Following the completion of the Collier Park project, the City shifted its focus to sidewalk and mobility-related improvements to enhance accessibility within eligible neighborhoods. Under the City's Sidewalk Master Plan Map, streets were categorized in three ways:
DRAFT
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 3
• streets where sidewalk already existed;
• streets where sidewalk did not exist but was planned for future installation; and • streets where sidewalk did not exist and was not planned for future installation.
During PY 25, an additional $405,829.95 in CDBG grant funds were used to fund sidewalk and mobility-related improvements.
The City's Fair Housing Service provider, the Center for Social Advocacy (CSA) in San Diego County, was granted $30,000 to provide one-on-one counseling to 94 clients during the program year, fewer than the anticipated 100 but an increase over the prior year. CSA San Diego provided outreach materials at several events in La Mesa.
All CDBG funds, except for planning and administration, were used to benefit low- and moderate-income individuals. During PY 25, CDBG funds totaling $56,000 were used toward planning and administration. All of the City's CDBG funds were used exclusively to meet the national objectives.
DRAFT
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 4
Comparison of the proposed versus actual outcomes for each measure submitted with the consolidated plan and explain, if applicable, why progress was not made toward meeting goals and objectives. 91.520(g) Categories, priority levels, funding sources and amounts, outcomes/objectives, goal outcomes indicators, units of measure, targets, actual outcomes/outputs, and percentage completed for each of the grantee's program year plan.
Table 1: Accomplishments – Program Year
Goal Category Source /
Amount Indicator Expected Actual Unit
Measure
Percentage
Complete
Improve Facilities
and Infrastructure
Non-Housing
Community
Development
CDBG:
$392,231
Public Facility or
Infrastructure Activities other
than Low / Moderate Housing
Benefits
5,500 5,500 Persons
Assisted 60.4%
Fair Housing
Affordable housing
Non-Homeless
Special Needs
CDBG:
$30,000
Public Service Activity other
than Low / Moderate housing
Benefits
100 94 Persons
Assisted 94%
Planning and
Administration Other CDBG:
$50,000 Other - - Other -
Conserve the
Housing Stock Other CDBG:
$6,000 Other - - Other -
DRAFT
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 5
Table 2: Accomplishments – Strategic Plan to Date
Goal Category Source /
Amount Indicator Expected Actual Unit
Measure
Percentage
Complete
Improve
Facilities and
Infrastructure
Non-Housing
Community
Development
CDBG:
$1,729,740
Public Facility or Infrastructure
Activities other than Low /
Moderate Housing Benefits
28,530 28,530 Persons
Assisted 100%
Fair Housing
Affordable housing
Non-Homeless
Special Needs
CDBG:
$150,000
Public Service Activity other than
Low / Moderate housing Benefits 500 94 Persons
Assisted 19%
Planning and
Administration Other CDBG:
$250,000 Other - - Other -
Homeless
Services Homeless CDBG:
$0.00
Public Service Activity other than
Low / Moderate Housing Benefits 100 - Persons
Assisted 0%
Public and
Community
Services
Other CDBG:
$0.00
Public Services Activity other than
Low / Moderate Housing Benefits 100 - Persons
Assisted 0%
Conserve the
Housing Stock Other CDBG:
$30,000 Other - - Other -
DRAFT
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 6
Assess how the Jurisdiction's use of funds, particularly CDBG funds, addresses the priorities and specific objectives identified in the plan, with special attention to the highestpriority activities.
The City's Strategic Plan outlines projects and activities to address the priorities set forth in the Consolidated Plan (Con Plan). It describes eligible programs, projects, and activities to be undertaken with anticipated funds available over the next five years, as well as their relationship to the identification of needs in infrastructure, housing, homelessness, and community and economic development. These activities estimate the number of individuals and types of families that will benefit from the proposed activities, including special local objectives and priority needs, as shown in Table 1 for the current program year. The projected use of funds is presented in Table 2, which identifies the proposed accomplishments.
The highest priority for CDBG funding is capital improvements. The City has consistently allocated approximately 80 percent of CDBG program funds to qualify for capital improvement projects and will meet the goals and expectations outlined in the Con Plan.
These projects are located in lower-income neighborhoods or benefit presumed low-income clients. Investing in capital projects yields long-lasting benefits for neighborhoods and communities.
Each year, the City must certify to HUD that it is "affirmatively furthering fair housing." To promote fair housing in the community, the City contracts with a fair housing service provider to deliver outreach, education, investigation, and counseling services. Currently, the Center for Social Advocacy (CSA) of San Diego County operates the City's fair housing program. The contract with CSA San Diego County helps the City meet the CDBG program implementation requirement without the need to hire specialized staff expertise. The City will continue to identify the need for fair housing amongst its residents and provide services through CSA San Diego.
For Planning and Administrative Services, CDBG program regulations allow up to 20 percent of the annual allocation to support program administration and planning activities. For the past four years, the City has committed 10-15 percent of the annual grant to fund staff administering the CDBG program.
During the development of the Con Plan, residents were asked to rank the relative importance of housing and community development needs in a survey. Additional needs were also identified at the Community Forum, including mental health and homelessness prevention services.
During the program year, HUD guidance discouraged the use of small CDBG allocations (less than $5,000) for social service activities, as the required monitoring and documentation made such expenditures inefficient and not cost-effective. Consistent with this guidance, the City did not allocate CDBG funds to homelessness services or public service activities for low-income or special-needs populations.
Instead, the City continued to support these services through non-CDBG funding sources, including the General Fund and various state and local grants. The City also maintained referrals to community-based organizations at both the local and county level. Throughout the year, staff actively pursued additional funding opportunities to expand and sustain public service resources for La Mesa residents.
DRAFT
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 7
The Housing Rehabilitation program was discontinued in 2011 at HUD's recommendation. A small amount of program income is set aside to cover staff costs for monitoring the loan portfolio and processing loan payoff paperwork. Program income resulting from rehabilitation loan payoffs in excess of the amount needed to fund portfolio management will be committed to other CDBG-eligible projects. The City continues to monitor the portfolio and process loan payoff paperwork, as noted in the Con Plan.
The PR 26 – CDBG Financial Summary Report shows a total of $954,776.68 in available CDBG funds. These funds have been allocated to the projects and activities outlined in the Annual Action Plan. City staff assess high needs in the City through outreach, taking into consideration available resources and the objectives outlined in the Consolidated Plan, and make recommendations to the City Council.
CR-10: RACIAL AND ETHNIC COMPOSITION OF FAMILIES ASSISTED Describe the families assisted (including the racial and ethnic status of families assisted). 91.520(a) Table 3: Table of Assistance to Racial and Ethnic Populations by Source of Funds CDBG
White 32
Black or African American 17
Asian 9
American Indian or Native American 1
Native Hawaiian or Pacific Islander 1
Other 34
Total 94
Hispanic 16
Not Hispanic 78
Narrative:
The City of La Mesa identifies needs, prioritizes them, and offers services and programs to eligible households regardless of race or ethnicity. The HUD CAPER template generates Table 3, and the reported information reflects the demographic information provided by participants.
The table did not provide a space for beneficiaries who identify as American Indian/Alaskan Native and White, Black/African American and White, American Indian or American Native and Black, or Multi-Racial.
CR-15: RESOURCES AND INVESTMENTS 91.520(a)
Identify the resources made available
Table 4: Resources Made Available
Source of Funds Source Resources Made
Available
Amount Expended
During Program Year
CDBG
DRAFT
Public – federal $954,776.68 $272,315.40
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 8
Narrative:
CDBG funds totaling $186,315.40 were used to advance an ongoing capital improvement project in a lower-income neighborhood, provide fair housing services, manage a low-income home loan program, and support program administration. Although only $272,315.40 was spent during the program year, the remaining funds have already been programmed and will be expended in the following year.
Table 5: Identify the Geographic Distributions and Locations of Investments Target Areas Planned Percentage
of Allocations
Actual Percentage of
Allocation Narrative Description
N/A N/A N/A N/A
Narrative:
The 2025-2026 Annual Action Plan did not identify geographic target areas for the distribution of investments. Given the limited number of eligible low- to moderate-income areas within the City and its compact size, the City has elected not to target specific areas for further investment.
With a total area of only 9 square miles, La Mesa is relatively small. All of the City's residential neighborhoods are within 4 miles of each other. CDBG-eligible areas comprise nearly one-third of the City's total area and are evenly distributed throughout the community.
Leveraging
Explain how federal funds leveraged additional resources (private, state, and local funds), including a description of how matching requirements were satisfied, as well as how any publicly owned land or property located within the Jurisdiction was used to address the needs identified in the plan.
While the CDBG program does not require matching funds, it offers excellent opportunities to leverage private, local, state, and other federal funds to support public service activities. For example, many State housing programs have scoring criteria that reward applicants who have matching funds. In the past, La Mesa has been extremely successful in securing matching infrastructure and transportation funds, and it will continue to seek such opportunities, especially through SANDAG's TransNet funds, Caltrans HSIP and ATP funds, and local funds from the La Mesa Park & Recreation Foundation.
Public services subrecipients used private and other funds to leverage the City's CDBG Program funds. CSA coordinates Fair Housing services across multiple local jurisdictions and pools resources for that use, allowing CSA to expand the scale of its work and respond more efficiently to the community.
CR-20: AFFORDABLE HOUSING 91.520(b)
Evaluation of the Jurisdiction's progress in providing affordable housing, including the number and types of families served, as well as the number of extremely low-income, low-income, moderate-income, and middle
DRAFT -income persons served.
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 9
Table 6: Number of Households
One–Year Goal Actual
Number of Homeless households to be provided with
affordable housing 0 0
Number of Non-homeless households to be provided
with affordable household units 0 99
Number of Special-Needs households to be provided
with affordable housing units 0 0
Total 0 99
Table 7: Number of Households Supported
One–Year Goal Actual
Number of households supported through Rental
Assistance 0 50
Number of households supported through the production
of New Units 0 254
Number of households supported through Rehab of
Existing Units 0 0
Number of households supported through the acquisition
of existing units 0 0
Total 0 304
Discuss the differences between goals and outcomes, as well as the problems encountered in meeting these goals.
The City's affordable housing objective is to provide homeownership opportunities through a Down Payment and Closing Cost Assistance (DCCA) Program, funded with HOME funds available through the County HOME Consortium. Before July 1, 2014, the City of La Mesa received an annual allocation of HOME funds for affordable housing activities. Under revised, more restrictive HUD regulations governing the use of HOME funds, the County now retains an entire HOME allocation awarded to the Consortium. It delivers funds directly to beneficiaries on a first-come, first-served basis, regardless of jurisdiction. There were no DCCA recipients in La Mesa assisted through the HOME Program in 2025-2026.
In the past, the San Diego Housing Commission administered a down payment and closing cost assistance program for La Mesa residents, and several loans to La Mesa households under both the former and current programs remain outstanding. The City also issued loans to lower-income homeowners through a CDBG Housing Rehabilitation Program, of which four (4) loans are outstanding. The remaining balance of the Housing Rehabilitation loans is $117,017.
Due to limited funding, the City no longer provides rehabilitation assistance through the CDBG program.
Discuss how these outcomes will impact future annual action plans.
The City remains committed to continuing the Consolidated Plan policy of using CDBG funding for affordable housing and public improvements that benefit lower DRAFT
-income neighborhoods or
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 10
special needs populations. At the current funding levels, this is the most efficient and effective strategy for leveraging multiple funding sources, as described in Section CR-15, and for completing activities.
Include the number of extremely low-income, low-income, and moderate-income persons served by each Activity, where information on income by family size is required to determine eligibility for the Activity.
Table 8: Number of Households Served
Number of Households Served CDBG Actual
Extremely Low-Income 43
Low-Income 47
Moderate–Income 4
Total 94
Narrative Information
HOME funding received through the County HOME Consortium is committed to this Activity, and in 2024, the City renewed participation in the San Diego HOME Consortium through 2026— the County contracts with the San Diego Housing Commission to provide the program in La Mesa.
The City's effort to conserve the existing supply of affordable housing includes several activities that are not funded through CDBG or HOME. The most important of these activities is the code enforcement program, which ensures the quality of the rental housing stock. This program operates on a complaint basis and through proactive efforts under the Crime-Free Multi-family Housing Program.
The State of California's Density Bonus regulations encourage the development of new affordable housing. In 2017, the City adopted an Affordable Homes Bonus Program to implement the Density Bonus regulations. This option has proven very popular with developers seeking to maximize residential density, particularly in urbanized areas and along transit corridors.
In 2023, the City adopted regulations to implement a State Law that allows for two-unit residential development and urban lot splits into single-family zones. The new rules supplement existing accessory dwelling unit (ADU) policies, which, when taken together, provide multiple options for adding density to single-family and multi-family residential sites. These policies are crucial to meeting the demand for affordable housing in densely populated areas like La Mesa.
In PY 25, the City issued 94 new ADU building permits. The City of La Mesa also continues to offer a waiver of up to $2,000 on permit fees, and in PY 25, issued a total of $245,441 in waivers.
Rental assistance is provided to low-income families through the Section 8 Housing Choice Voucher program, managed by the County of San Diego's Department of Housing and Community Development (HCD). Each year, the County reports the program's status to the City of La Mesa. HCD reports that reduced Section 8 funding from HUD and higher per-unit payment standards have affected the ability to meet demand. This year, 559 households are participating in the Housing Choice Voucher Program
DRAFT
as shown in Table 9.
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 11
Table 9: Housing Choice Voucher Program
CR-25: HOMELESS AND OTHER SPECIAL NEEDS 91.220(d,e);
91.320(d,e); 91.520(c)
Evaluate the Jurisdiction's progress in meeting its specific objectives for reducing and ending homelessness through:
Reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs
The City of La Mesa participates in the Regional Continuum of Care Council (RCCC), which comprises 18 cities, the County of San Diego, nonprofit service providers, and stakeholders.
The RCCC merged with the Regional Task Force on the Homeless (RTFH). RTFH is the regional Continuum of Care – designated Collaborative Applicant for HUD's CoC Program Find.
The RTFH coordinates and oversees the application process and develops and vets programs to address homelessness issues in the region. In delivering homeless services, the RTFH follows the continuum-of-care model, which includes the following components: Outreach, Intake Assessment, Emergency Shelter, Transitional Housing, Permanent Supportive Housing, Permanent Housing, and Employment Supportive Services.
The RTFH also oversees the collection of regional homeless data (through a contract with the Regional Task Force on the Homeless, which serves as a clearinghouse for regional homeless data and resources), identifies service gaps, and leads strategic planning initiatives to move people from homelessness to permanent housing. The City will continue to work with the RTFH as staffing and resources allow to provide support services and apply for funding to address (and end) homelessness in our region.
In recent years, the number of unhoused individuals present in public spaces has increased as a result of a lack of affordable housing and a lack of services to serve vulnerable populations.
DRAFT
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 12
Despite a relatively strong local economy, homelessness continues to be present in the community. The pandemic significantly affected vulnerable populations, such as people experiencing homelessness.
The annual unsheltered Point-In-Time count was conducted by the Regional Taskforce on the Homeless, the region's continuum of care, in January 2026. The number of homeless people in the community has remained fairly constant over the past two years, as shown in the 2025 Point-in-Time Count results table below.
Table 10: Point-in-Time Count
Emergency
Shelter Save Haven Transitional Housing Unsheltered Total 2022 1 0 17 35 53
2023 0 0 0 36 36
2024 8 0 6 53 67
2025 4 0 5 52 61
2026 36 0 3 39 78
The Homeless Outreach and Mobile Engagement (HOME) Team is an initiative of the City of La Mesa and the La Mesa Police Department (LMPD). The HOME Team provides a housingfirst and trauma-informed approach to addressing homelessness in La Mesa. The HOME Team uses progressive engagement and harm reduction to assist individuals who are unable to access homeless services independently. The HOME Team responds to non-emergency situations.
The City of La Mesa employs a housing-first, trauma-informed approach that uses progressive engagement and harm reduction to assist individuals who are unable to access homeless services independently. The HOME Team served a total of 657 clients during the program year and provided over 1,663 instances of Service. Additionally, the HOME Team received over 2,549 service calls.
All clients receive services in accordance with local public health guidelines, including hygiene supplies and personal protective equipment such as face masks and hand sanitizer. All clients receive food, water, or other nutritional services. In some instances, accommodation is provided in short-term bridge housing, and direct financial assistance is provided for vehicle repair or the securement of new rental units. Clients receive transportation assistance for apartment viewings, shelter stays, program intake interviews, and other critical appointments via ridesharing service. The HOME Team also assists with acquiring and identifying documentation, which is critical for housing placement.
Addressing the emergency shelter and traditional housing needs of homeless people As mentioned above, numerous service providers and city staff provide outreach services to homeless individuals and families in La Mesa. These services include obtaining affordable housing, finding residential substance abuse treatment centers, providing supportive housing for individuals with special needs, and offering emergency shelter in surrounding cities.
The HOME program supported a substantial number of households in navigating housing instability and securing safer, more stable placements. In total, 147 households (238 DRAFT
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 13
individuals) exited to emergency shelter, temporary housing, or institutional placements.
Emergency and temporary housing resources remained essential, with 33 households (58 individuals) utilizing short-term options such as emergency shelter, transitional housing, or temporary housing without tenure. An additional 19 households (26 individuals) moved to temporary living situations with friends, family, or transitional housing programs. Exits to institutional settings remained low, with only 7 households (7 individuals) entering detox, treatment, jail/prison, or long-term care.
Permanent housing outcomes were strong across all periods. A combined 88 households (147 individuals) achieved permanent housing placements that meet HUD occupancy standards, with or without supportive services such as mental health counseling. The Coordinated Entry System continued to connect clients to housing opportunities, resulting in 71 housing matches across the four periods.
These outcomes reflect ongoing program success in stabilizing households, increasing permanent housing placements, and maintaining consistent access to emergency and short-term housing options.
Helping low-income individuals and families avoid becoming homeless, especially extremely low-income individuals and families and those who are likely to become homeless after being discharged from publicly funded institutions and systems of care (such as health care facilities, mental health facilities, foster care, and other youth facilities, and corrections programs and institutions); and, receiving assistance from public or private agencies that address housing, health, social services, employment, education, or youth needs.
In FY 2026, the City worked to expand and preserve its affordable housing inventory, especially affordable rental housing for extremely low- and low-income households, which are most at risk of homelessness.
The RTFH also works closely with hospitals in the region to improve discharge policies and prevent patients from being discharged into homelessness.
The City made referrals to service-providing partners for rental assistance, job placement, intensive case management, and supportive services during the program year.
The Center for Social Advocacy (CSA), the City's fair housing service provider, has been responding to a high volume of inquiries from residents regarding rental issues. CSA also assists in dispute resolution between tenants and housing providers.
In the East County region, Home Start, Inc., Crisis House, East County Transitional Living Center, Interfaith Shelter, People Assisting the Homeless, and CSA offer a variety of services to assist individuals and families at risk of homelessness. Other community partners include churches, mental health service providers, and schools. The City is also an active member of the Regional Task Force a
DRAFT
nd the East County Task Force on the Homeless.
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 14
Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again.
La Mesa adopts a housing-first approach to reducing homelessness in the community. The HOME team maintains frequent contact with homeless individuals and families.
Regionally, the Regional Task Force on the Homeless (RTFH) coordinates efforts to address homelessness in San Diego County as the HUD-designated Continuum of Care. The RTFH manages the application for, receipt, and distribution of federal and other grant funds, including the Homeless Super Notice of Funding Availability. The RTFH coordinates services and funding to help people experiencing homelessness move into permanent housing. Chronically homeless persons require rehabilitation services, employment training and placement, health services, and case management to move from homelessness to transitional housing and supportive/permanent housing. The City supports the RTFH's strategy for constructing housing facilities that help transition chronically homeless persons into stable housing and provide supportive services to improve their employment skills.
In East County, Crisis House, East County Transitional Living Center, and CSA provide a range of services to support individuals and families at risk of homelessness.
CR-30: PUBLIC HOUSING 91.220(h); 91.320(j)
Actions taken to address the needs of public housing
There are no public housing units located in the City of La Mesa.
Actions taken to encourage public housing residents to become more involved in management and participate in homeownership
There are no public housing units located in the City of La Mesa.
Actions taken to assist troubled PHAs
There are no public housing units located in the City of La Mesa.
CR-35: OTHER ACTIONS 91.220(j)-(k); 91.320(i)-(j)
Actions taken to remove or ameliorate the negative effects of public policies that serve as barriers to affordable housing, such as land use controls, tax policies affecting land, zoning ordinances, building codes, fees, growth limitations, and policies affecting the return on residential investment. 91.220 (j); 91.320 (i) The City has little influence over market constraints but can provide incentives or assistance to overcome those impacts. Significant potential governmental constraints DRAFT
on affordable housing
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 15
development may include land-use policies under the City's Land Use Element of the General Plan, zoning and development codes, development and planning fees imposed by the City, and growth management policies.
The State of California has been aggressive in adopting new legislation requiring local cities and counties to provide more affordable housing and to relax development standards for accessory dwelling units. The City has adopted a Housing Element that identifies sufficient capacity to accommodate a Regional Housing Needs Allocation (RHNA) of 3,797 units over an 8-year planning period. The Housing Element is a State-mandated policy component of each City's General Plan. It provides direction for implementing programs to meet existing and projected future housing needs for all income levels within the City. The Housing Element identifies actions the City will take to accommodate growth, encourage the development of new housing units, preserve existing housing stock, and provide assistance to support the existing population.
Accessory dwelling units are an underutilized form of affordable housing and are crucial to meeting demand in densely developed areas, such as La Mesa. In 2020, the City adopted new accessory dwelling unit (ADU) and junior accessory dwelling unit (JADU) ordinances that provide parking and building setback reductions, along with other incentives, to encourage the development of new ADUs. The City also waives sewer connection fees for all deed-restricted units and sewer connection and park impact fees for all units in 100% deed-restricted affordable projects. The City also subsidizes the first $2,000 in permit fees for ADUs and has developed an ADU Guidebook to aid homeowners interested in building on their property. Additionally, the City has published preapproved ADU plans and continues to accept preapproved plans from other cities to help La Mesa residents expedite the process.
In January 2022, the City adopted new regulations implementing CA Senate Bill No. 9, which provides for two-unit residential development in single-family zones. The additional density is allowed through a ministerial process and can also be accomplished by a lot split.
The State's Density Bonus regulations encourage the development of new affordable housing.
In 2017, the City adopted an Affordable Homes Bonus Program (AHBP) to implement those regulations. The AHBP streamlines development review and incentivizes projects that maximize residential density, particularly those located along transit corridors.
The City's Mixed Use Overlay Zone (MUOZ) facilitates the development of moderate-income housing by providing areas where higher-density housing is allowed, clustering pedestrianfriendly development along existing transit corridors.
The City of La Mesa works to remove barriers to affordable housing and to address the financial impact of efforts to protect public health and safety by reducing costs or providing offsetting financial incentives to help produce safe, high-quality, affordable housing.
In 2025, the City adopted Objective Design Standards (ODS) that establish clear, measurable, and verifiable requirements for the design of eligible (three-or-more-unit) housing projects subject to the City’s Design Review Program, including townhomes, apartments, and condominiums. The adoption of the ODS also implements a program identified in the City’s Housing Element to ensure compliance with State Housing Law and facilitate streamlined housing production. The ODS incorporates principles of site, building, and landscape design and seeks to provide applicants with clear requirements at the earliest stages of project conception.
DRAFT
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 16
Actions taken to address obstacles to meeting underserved needs. 91.220(k); 91.320(j) According to the US Census and the American Community Survey, approximately 17% of La Mesa residents are seniors. As a group, La Mesa's seniors are more likely to be low-income, have difficulty managing housing, and struggle to meet the demands of daily living. The City operates a successful Adult Enrichment Center that provides a broad range of individual and group services and activities, as well as access to other community resources and agencies serving older adults.
In 2019, the City adopted a Livable La Mesa project through AARP's Livable Communities Initiative, with support from the San Diego Foundation Age-Friendly Communities Program.
This initiative is an affiliate of the World Health Organization's Global Network of Age-Friendly States and Communities, an international effort launched in 2006 to help cities prepare for their own and the world's growing population of older adults. AARP's Network of Age-Friendly Communities targets improvements in eight domains that influence the health and quality of life of older adults. The project culminates in the development of an Action Plan to identify the steps needed to help make La Mesa a more livable community for all ages across Outdoor Spaces and Buildings, Social and Civic Participation, Community Information, Housing, Transportation, and Health & Wellness. Implementation is currently underway.
Each year, the City undertakes repairs and improvements to public buildings, sidewalks, and traffic signals to enhance accessibility for people with disabilities. The program is supported by CDBG funding and other city resources.
One of the most significant unmet needs in the San Diego region is affordable housing. A key barrier to meeting this need is the limited amount of land zoned for higher-density residential development. To address this challenge, the City has adopted mixed-use zoning along transit corridors, allowing for increased residential density on approximately 600 underutilized parcels.
This approach supports Transit-Oriented Development (TOD), which prioritizes housing within walking distance of transit stations and essential services, reducing reliance on personal vehicles and lowering greenhouse gas emissions. In 2025, the City advanced this strategy by completing a transit-oriented multifamily development at 8181 Allison Avenue, adding 147 affordable units and expanding sustainable housing opportunities.
Actions taken to reduce lead-based paint hazards. 91.220(k); 91.320(j) Lead-based paint information has been posted on the City's website, including the Environmental Protection Agency's Lead-Safe Certification Program rules for residential renovation and links to the San Diego County Health Department's Childhood Lead Poisoning Prevention Program. A countertop brochure provides lead-safe information at the Building/Planning/Engineering public counter at City Hall.
Actions taken to reduce the number of poverty-level families. 91.220(k); 91.320(j) La Mesa contributes to a broader regional reduction by working effectively with other cities and community-based organizations in San Diego County to reduce the number of poverty-level families. The effects of the policies of the County, state, and federal governments are significantly greater than the direct impact La Mesa could achieve alone. However, the City continues to support the production of new affordable housing. Currently, eight private DRAFT
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 17
developers are planning new projects that include affordable housing units utilizing the state's density bonus program.
In addition, the City sponsors programs for special needs populations, housing, and community development. The City is pursuing an economic development strategy to retain and expand local business opportunities. This long-term project aims to provide a full spectrum of jobs in the community. These activities could have a positive impact on low- and very low-income households.
Actions taken to develop institutional structure. 91.220(k); 91.320(j) The City of La Mesa strives to foster and maintain relationships with other agencies to establish an institutional structure that maximizes its resources. Many organizations play a crucial role in implementing the City's Consolidated Plan strategy and its component, the Annual Action Plan (public agencies, non-profit organizations, and private industry). These organizations include service providers for people experiencing homelessness, youth, the elderly, and veterans, as well as healthcare providers. La Mesa works with a variety of public agencies at all levels of government to further local and regional community development goals. These are summarized as follows:
• In 2023, the City renewed participation in the San Diego HOME Consortium through 2025-2026.
• The City of La Mesa and the Metropolitan Transit System (MTS) continue to collaborate to enhance La Mesa's transit system and infrastructure. In partnership with MTS, the City completed a feasibility study for housing development at two underutilized trolley stations. A 100-percent affordable housing development is currently in the planning stages on one of those sites.
• The City is collaborating with local school districts to develop joint-use agreements for school grounds and recreation resources. Construction was completed in 2018 on a new Boys and Girls Club in a joint-use park at the La Mesa Arts Academy (formerly La Mesa Middle School).
• The City continues to work with local school sites to improve the "Safe Routes to School" (SRS) infrastructure. State grant funding has paid for several SRS capital improvements.
• The City is working with the La Mesa Park & Recreation Foundation to fund ongoing maintenance and improvements in the City's park system. • The City continues to work with downtown businesses and property owners to reach a consensus on activities and improvements planned for the downtown area. • City staff assigned to CDBG Administration and the HOME Program meet quarterly with their counterparts in other jurisdictions. These meetings provide an opportunity to foster cooperation and learning between agency staff.
• The City participates with other local HUD-entitlement jurisdictions in preparing periodic fair housing documents (Regional Equity Plan, Analysis of Impediments to Fair Housing Choice, etc.).
Public agencies, for-profit organizations, and non-profit organizations all play a part in providing affordable housing, community development, and support services. No gaps in institutional structure have been identified. Collaborations among these groups have enhanced coordination and service delivery. The City participates in regional planning groups and forums to foster collaboration with other agencies and organizations. Through collaboration, the City DRAFT
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 18
identifies common goals and strategies to avoid service and program overlaps and to leverage resources. To help bridge the funding gap, the City proactively pursues funding at the local, state, and Federal levels to leverage CDBG funds. For example, efforts to achieve a Housing Element certification from the State Department of Housing and Community Development (HCD) were intended to maintain the City's eligibility for State housing funds. Public-private partnerships also represent an important strategy for bridging the funding gap and fostering collaboration.
Actions taken to enhance coordination between public and private housing and social service agencies. 91.220(k); 91.320(j)
The City's Fair Housing services provider, CSA, responds to concerns from landlords and tenants. City staff maintains close communication with CSA staff regarding individual cases, training opportunities, and community needs. Both City staff and CSA staff attend quarterly meetings of the San Diego Regional Alliance for Fair Housing.
Identify actions taken to overcome the effects of any impediments identified in the Jurisdiction's analysis of impediments to fair housing choice. 91.520(a) An Analysis of Impediments to Fair Housing Choice (AI) was completed for the San Diego County region in 2020. This collaborative effort reflects the shared commitment of the communities in San Diego County to providing equal housing opportunities for current and future residents. The Impediments to fair housing identified in the AI are addressed in the General Plan, with completion timeframes. Impediments will be addressed through the City's planning process.
• Due to geographic disparities in rent levels, concentrations of Housing Choice Voucher use have emerged.
• Housing choices for special needs groups, especially persons with disabilities, are limited.
• Enforcement activities are limited.
• Various land use policies, zoning provisions, and development regulations may affect the range of housing choices available.
The City has an established relationship with CSA to provide fair housing services on the City's behalf. This past year, the agency assisted 94 clients with one-on-one fair housing and landlord/tenant housing counseling.
CR-40: MONITORING 91.220 AND 91.230
Describe the standards and procedures used to monitor activities carried out in furtherance of the plan and used to ensure long-term compliance with requirements of the programs involved, including minority business outreach and the comprehensive planning requirements.
Project monitoring is an important component of the CDBG program's implementation. The City monitors all funded projects at least once each year. Monitoring of public service activities includes visits to the office administering the project and to the site where it is delivered. In alternate years, a desk audit is performed. For
DRAFT
PY 2025, City staff conducted virtual monitoring.
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 19
Capital improvement projects are managed by City staff and monitored internally. Financial auditing (single audit) of federally funded activities is performed annually by an independent accountant. During the program year, no businesses were engaged using CDBG funding. No minority outreach was conducted. Staff annually reviews comprehensive planning requirements and policies to ensure ongoing compliance with the CDBG funding program.
Citizen Participation Plan 91.105(d); 91.115(d)
Describe the efforts to provide citizens with reasonable notice and an opportunity to comment on performance reports.
The Citizen Participation Plan was updated as part of the development of the 2025-2029 Consolidated Plan. In following the adopted participation plan, the City provided the community with reasonable notice and an opportunity to comment on the performance report.
Per the adopted Citizen and Community Participation Plan, the City of La Mesa held two public hearings. Together, the meetings and public hearings addressed housing and community development needs, the development of proposed activities, strategies, and actions for affirmatively furthering fair housing, and a review of program performance.
The Consolidated Annual Performance and Evaluation Report (CAPER) had a 15-day review and comment period. The CAPER was noticed using the Citizen and Community Participation Plan. The Notice of the Public Review and Comment Period was published in the local newspaper, providing notice that the CAPER was available for public review and comment for 15 days. The notice also provided for disability-related modifications or accommodations, as well as translation services. The notice was also posted in city buildings, on public notice display boards, and on the City's website. The website is ADA-compliant and features a convenient translation tool for content in any language.
A summary of the program's accomplishments for FY 25 was posted on the City website, including the project name, expenditure, beneficiaries, and national objectives. The draft CAPER was made available for public review for a 15-day comment period beginning on August 24, 2026. Residents were provided with reasonable notice and an opportunity to submit comments. A Public Hearing was held on September 8, 2026. Notification of the availability of the PY 25 CAPER was published in the Daily Transcript and posted on the City's website.
Copies of the Notice of Public Hearing, Public Review and Comment Period are located in Appendix C.
CR-45: CDBG 91.520(c)
Specify the nature of and reasons for any changes in the Jurisdiction's program objectives, as well as indications of how the Jurisdiction would modify its programs in response to its experiences.
Infrastructure improvements in low- and moderate-income neighborhoods are the City's most important community development need and were identified in the FY 2025-2029 Consolidated Plan as the highest priority. Accordingly, CDBG funds have primarily supported multi-year capital improvement campaigns in eligible areas.
DRAFT
OMB Control No: 2506-0117 (exp. 09/30/2021) CAPER 20
Does this Jurisdiction have any open Brownfields Economic Development Initiative (BEDI) grants?
No
[BEDI grantees] Describe accomplishments and program outcomes during the last year.
N/A
CR-58: SECTION 3
Identify the number of individuals assisted and the types of assistance provided After reviewing all current construction activities funded through our CDBG allocation, we confirm that none of our projects meet the Section 3 monetary thresholds that would trigger compliance requirements. According to the Section 3 Project Threshold Update Notice (91 FR 6752), HUD raised the threshold on February 13, 2026, making Section 3 applicable only to Housing and Community Development projects receiving more than $300,000 in assistance, effective March 1, 2026.
None of our projects involve HUD-assisted construction or rehabilitation activities exceeding this funding threshold, nor do any contractor or subcontractor agreements meet the contract minimums required for Section 3 applicability. Therefore, Section 3 hiring, training, and contracting requirements do not apply to our current CDBG projects.
Table 11: Total Labor Hours
Total Labor Hours CDBG HOME ESG HOPWA HTF
Total Number of Activities 0 0 0 0 0
Total Labor Hours
Total Section 3 Worker Hours
Total Targeted Section 3 Worker Hours
Table 12: Qualitative Efforts – Number of Activities by Program Qualitative Efforts – Number of Activities by
Program CDBG HOME ESG HOPWA HTF
Outreach efforts to generate job applicants who
are Public Housing Targeted Workers -
Outreach efforts to generate job applicants who
are Other Funding Targeted Workers. -
Direct, on-the-job training (including
apprenticeships). -
Indirect training includes arranging for,
contracting for, or paying tuition for off-site
training.
-
Technical assistance to help Section 3 workers
compete for jobs (e.g., resume assistance,
coaching).
DRAFT
-
OMB Control No: 2506
-0117 (exp. 09/30/2021) CAPER 21
Outreach efforts to identify and secure bids from
Section 3 business concerns. -
Technical assistance to help Section 3 business
concerns understand and bid on contracts. -
Division of contracts into smaller jobs to
facilitate participation by Section 3 business
concerns.
-
Provided residents with assistance in seeking
employment, including drafting resumes,
preparing for interviews, finding job
opportunities, and connecting them to job
placement services.
-
Held one or more job fairs.-
Provided or connected residents with supportive
services that offer direct assistance or referrals. -
Provided or connected residents with supportive
services that provide one or more of the
following: work readiness, health screenings,
interview clothing, uniforms, test fees, and
transportation.
-
Assisted residents with finding child care.-
Assisted residents in applying for or attendinga
community college or a four-year educational
institution.
-
Assisted residents in applying for or attending
vocational/technical training. -
Assisted residents in obtaining financial literacy
training and/or coaching. -
Bonding assistance, guarantees, or other efforts
to support viable bids from Section 3 business
concerns.
-
Provided residents with training on computer
use and online technologies. -
Promoting the use of a business registry
designed to create opportunities for
disadvantaged and small businesses.
-
Outreach, engagement, or referrals with the
state one-stop system, as designed in Section
121(e)(2) of the Workforce Innovation and
Opportunity Act.
-
Other.-
DRAFT
U.S. Department of Housing and Urban Development Date: 26-Aug-2026 Office of Community Planning and Development Time: 11:17 Integrated Disbursement and Information System Page: 1
CDBG Activity Summary Report (GPR) for Program Year 2025
LA MESA
PGM Year: 2023
Project: 0003 - Sidewalk Improvements
IDIS Activity: 399 - Sidewalk Improvements (2023)
Status: Completed 6/30/2026 12:00:00 AM Objective: Create suitable living environments Location: 8130 Allison Ave La Mesa, CA 91942-5502 Outcome: Availability/accessibility Matrix Code: Sidewalks (03L) National Objective: LMA
Activity to prevent, prepare for, and respond to Coronavirus: No Initial Funding Date: 09/23/2024
Description:
The City's Sidewalk Master Plan Map identifies streets where pedestrian connectivity needs improvement.
Eligible areas with sidewalk gaps include portions of Quince Street, La Mesa; Ohio Place, La Mesa; La Mesita Place, La Mesa; Jefferson Avenue, La Mesa; and Garfield Street, La Mesa.
Financing
Fund Type Grant Year Grant Funded Amount Drawn In Program Year Drawn Thru Program Year CDBG EN 2023 B23MC060551 $75,000.00 $75,000.00 $75,000.00 Total Total $75,000.00 $75,000.00 $75,000.00
Proposed Accomplishments
Public Facilities : 1
Total Population in Service Area: 5,095
Census Tract Percent Low / Mod: 58.68
Annual Accomplishments
Years Accomplishment Narrative # Benefitting
2023 Project to be carried out during Program Year 2024-2025. 2025 For this PY, a Request for Proposals (RFP) was issued in early spring to procure the necessary services and advance the project. Upon selection, the PGM Year: j d i l d d i b d ill i i h 2024
Project: 0001 - Sidewalk Improvements
IDIS Activity: 400 - Sidewalk Improvements (2024)
Status: Open Objective: Create suitable living environments Location: 8130 Allison Ave La Mesa, CA 91942-5502 Outcome: Availability/accessibility Matrix Code: Sidewalks (03L) National Objective: LMA
Activity to prevent, prepare for, and respond to Coronavirus: No Initial Funding Date: 10/22/2024
Description:
The City's Sidewalk Master Plan Map identifies streets where pedestrian connectivity needs improvement.
Eligible areas where sidewalk gaps occur include portions of Aztec Drive, Gateside Road, and Amarillo Avenue.
Financing
Fund Type Grant Year Grant Funded Amount Drawn In Program Year Drawn Thru Program Year CDBG EN 2023 B23MC060551 $13,616.85 $13,616.85 $13,616.85 2024 B24MC060551 $224,320.15 $97,698.55 $97,698.55
Total Total $237,937.00 $111,315.40 $111,315.40
Proposed Accomplishments
Public Facilities : 1
Total Population in Service Area: 4,325
Census Tract Percent Low / Mod: 68.55
Annual Accomplishments
Years Accomplishment Narrative # Benefitting
2025 For this PY, a Request for Proposals (RFP) was issued in early spring to procure the necessary services and advance the project. Once selected, we PGM Year: 2024
Project: 0002 - Nancy Drive Street Improvements
IDIS Activity: 401 - Nancy Drive Street Improvements (2024) Status: Canceled 6/30/2026 12:00:00 AM Objective: Create suitable living environments Location: 6002 Nancy Dr La Mesa, CA 91942-3820 Outcome: Availability/accessibility Matrix Code: Street Improvements (03K) National Objective: LMA Activity to prevent, prepare for, and respond to Coronavirus: No Initial Funding Date: 10/24/2024
Description:
Nancy Drive is located in an eligible neighborhood.
Water runoff has caused the road surface to degrade.
To prevent further deterioration of the street surface, installation of concrete gutter extensions is proposed.
The gutter extensions will provide a greater drainage surface.
DRAFT
Financing
No data returned for this view. This might be because the applied filter excludes all data.
Proposed Accomplishments
People (General) : 1
Total Population in Service Area: 4,855
Census Tract Percent Low / Mod: 51.39
Annual Accomplishments
Years Accomplishment Narrative # Benefitting
2025 Staff has determined that the Nancy Drive project is not currently feasible due to factors that prevent the project from being carried out within the PGM Year: 2025
Project: 0004 - Housing Rehabilitation Loan Program Administration IDIS Activity: 406 - Housing Rehabilitation Loan Program Administration Status: Completed 6/30/2026 12:00:00 AM Objective:
Location: , Outcome:
Matrix Code: General Program Administration (21A) National Objective:
Activity to prevent, prepare for, and respond to Coronavirus: No Initial Funding Date: 03/11/2026
Description:
The Housing Rehabilitation program was discontinued in 2011 following the recommendation of HUD.
A small amount of program income funding is set aside to cover the staff cost for monitoring the loan portfolio and processing loan payoff paperwork.
Program income resulting from rehabilitation loan payoffs in excess of the amount needed to fund portfolio management will be committed to other CDBG-eligible projects.
Additionally, the City intends to implement programs that include the maintenance and preservation of our existing housing stock while preserving affordable housing units in the community to maintain adequate housing opportunities for residents.
Financing
Fund Type Grant Year Grant Funded Amount Drawn In Program Year Drawn Thru Program Year CDBG EN 2025 B25MC060551 $6,000.00 $6,000.00 $6,000.00
Total Total $6,000.00 $6,000.00 $6,000.00
Proposed Accomplishments
Actual Accomplishments
Owner Renter Total Person Number assisted: Total Hispanic Total Hispanic Total Hispanic Total Hispanic White: 0 0
Black/African American: 0 0
Asian: 0 0
American Indian/Alaskan Native: 0 0
Native Hawaiian/Other Pacific Islander: 0 0
American Indian/Alaskan Native & White: 0 0
Asian White: 0 0
Black/African American & White: 0 0
American Indian/Alaskan Native & Black/African American: 0 0 Other multi-racial: 0 0
Asian/Pacific Islander: 0 0
Hispanic: 0 0
Total: 0 0 0 0 0 0 0 0
Female-headed Households: 0
Income Category: Owner Renter Total Person
Extremely Low 0
Low Mod 0
Moderate 0
Non Low Moderate 0
Total 0 0 0 0
Percent Low/Mod
Annual Accomplishments
No data returned for this view. This might be because the applied filter excludes all data.
PGM Year: 2025
Project: 0003 - Program Administration
IDIS Activity: 407 - Program Administration
Status: Completed 6/30/2026 12:00:00 AM Objective:
Location: , Outcome:
DRAFT
Matrix Code: General Program Administration (21A) National Objective:
Activity to prevent, prepare for, and respond to Coronavirus: No Initial Funding Date: 03/11/2026
Description:
CDBG Administration is the responsibility of the Housing Division of the Community Development Department.
Administrative activities include preparing annual plans and reports, public outreach, environmental review of projects, labor compliance monitoring, contract administration, subrecipient monitoring, and fair housing testing.
Staff also maintains and updates the map of low- to moderate-eligible areas.
Financing
Fund Type Grant Year Grant Funded Amount Drawn In Program Year Drawn Thru Program Year CDBG EN 2024 B24MC060551 $5,808.68 $5,808.68 $5,808.68
2025 B25MC060551 $44,191.32 $44,191.32 $44,191.32
Total Total $50,000.00 $50,000.00 $50,000.00
Proposed Accomplishments
Actual Accomplishments
Owner Renter Total Person Number assisted: Total Hispanic Total Hispanic Total Hispanic Total Hispanic White: 0 0
Black/African American: 0 0
Asian: 0 0
American Indian/Alaskan Native: 0 0
Native Hawaiian/Other Pacific Islander: 0 0
American Indian/Alaskan Native & White: 0 0
Asian White: 0 0
Black/African American & White: 0 0
American Indian/Alaskan Native & Black/African American: 0 0 Other multi-racial: 0 0
Asian/Pacific Islander: 0 0
Hispanic: 0 0
Total: 0 0 0 0 0 0 0 0
Female-headed Households: 0
Income Category:
Owner Renter Total Person
Extremely Low 0
Low Mod 0
Moderate 0
Non Low Moderate 0
Total 0 0 0 0
Percent Low/Mod
Annual Accomplishments
No data returned for this view. This might be because the applied filter excludes all data.
PGM Year: 2025
Project: 0002 - Fair Housing (CSA San Diego County)
IDIS Activity: 408 - CSA Fair Housing
Status: Completed 6/30/2026 12:00:00 AM Objective:
Location: , Outcome:
Matrix Code: Fair Housing Activities (subject to 20%
Ad i C ) (21D)
National Objective:
Activity to prevent, prepare for, and respond to Coronavirus: No Initial Funding Date: 03/11/2026
Description:
The Center for Social Advocacy (CSA) of San Diego County provides fair housing services to the City.
Each year, the City must certify to HUD that the City is affirmatively furthering fair housing.
The contract with CSA San Diego County helps the City meet this CDBG implementation requirement.
The City's contribution to CSA, combined with that of several other jurisdictions, including the Cities of El Cajon, Santee, National City, and Chula Vista, supports this organization and furthers fair housing goals within La Mesa and the region.
Financing
Fund Type Grant Year Grant Funded Amount Drawn In Program Year Drawn Thru Program Year CDBG EN 2024 B24MC060551 $30,000.00 $30,000.00 $30,000.00 Total Total $30,000.00 $30,000.00 $30,000.00
Proposed Accomplishments
Actual Accomplishments
Owner Renter Total Person Number assisted: Total Hispanic Total Hispanic Total Hispanic Total Hispanic White: 0 0
Black/African American: 0 0
Asian: 0 0
American Indian/Alaskan Native: 0 0
Native Hawaiian/Other Pacific Islander: 0 0
American Indian/Alaskan Native & White:
DRAFT
0 0
Asian White: 0 0
Black/African American & White: 0 0
American Indian/Alaskan Native & Black/African American: 0 0 Other multi-racial: 0 0
Asian/Pacific Islander: 0 0
Hispanic: 0 0
Total: 0 0 0 0 0 0 0 0
Female-headed Households: 0
Income Category: Owner Renter Total Person
Extremely Low 0
Low Mod 0
Moderate 0
Non Low Moderate 0
Total 0 0 0 0
Percent Low/Mod
Annual Accomplishments
No data returned for this view. This might be because the applied filter excludes all data.
PGM Year: 2025
Project: 0001 - Tower Street Mobility Access Improvements Project IDIS Activity: 409 - Tower Street Mobility Access Improvement Project Status: Open Objective: Create suitable living environments Location: 8130 Allison Ave La Mesa La Mesa, CA 91942-5502 Outcome: Availability/accessibility Matrix Code: Sidewalks (03L) National Objective: LMA
Activity to prevent, prepare for, and respond to Coronavirus: No Initial Funding Date: 03/12/2026
Description:
The City's Sidewalk Master Plan Map categorizes streets in three ways: (1) streets where a sidewalk currently exists, (2) streets where a sidewalk does not currently exist but is planned for the future, and (3) streets where a sidewalk does not currently exist and is not planned for the future.
Tower Street between 70th Street and 68th Street is located within an eligible neighborhood.
It is identified on the Sidewalk Master Plan as a street where the sidewalk does not currently exist but is planned for the future.
Financing
Fund Type Grant Year Grant Funded Amount Drawn In Program Year Drawn Thru Program Year CDBG EN 2025 B25MC060551 $405,829.95 $0.00 $0.00
Total Total $405,829.95 $0.00 $0.00
Proposed Accomplishments
Public Facilities : 1
Total Population in Service Area: 3,325
Census Tract Percent Low / Mod: 66.32
Annual Accomplishments
Years Accomplishment Narrative # Benefitting
2025 In PY 25, Tower Street Mobility Access Improvement Project was still in the planning process. The Sidewalk Master Plan identifies Tower Street, Total Funded Amount: $5,155,406.44
Total Drawn Thru Program Year: $4,622,954.89
Total Drawn In Program Year: $272,315.40
PR03 - LA MESA Page: 1 of 1
DRAFT
PR26 - CDBG Financial Summary Report
U.S. Department of Housing and Urban Development
Office of Community Planning and Development
Integrated Disbursement and Information System
DATE:
TIME:
PAGE: 1
12:54
08-24-26
Program Year 2025
LA MESA , CA
Metrics
Grantee
Program Year
PART I: SUMMARY OF CDBG RESOURCES
01 UNEXPENDED CDBG FUNDS AT END OF PREVIOUS PROGRAM YEAR 02 ENTITLEMENT GRANT
03 SURPLUS URBAN RENEWAL
04 SECTION 108 GUARANTEED LOAN FUNDS
05 CURRENT YEAR PROGRAM INCOME
05a CURRENT YEAR SECTION 108 PROGRAM INCOME (FOR SI TYPE) 06 FUNDS RETURNED TO THE LINE-OF-CREDIT
06a FUNDS RETURNED TO THE LOCAL CDBG ACCOUNT
07 ADJUSTMENT TO COMPUTE TOTAL AVAILABLE
08 TOTAL AVAILABLE (SUM, LINES 01-07)
PART II: SUMMARY OF CDBG EXPENDITURES
09 DISBURSEMENTS OTHER THAN SECTION 108 REPAYMENTS AND PLANNING/ADMINISTRATION 10 ADJUSTMENT TO COMPUTE TOTAL AMOUNT SUBJECT TO LOW/MOD BENEFIT 11 AMOUNT SUBJECT TO LOW/MOD BENEFIT (LINE 09 + LINE 10) 12 DISBURSED IN IDIS FOR PLANNING/ADMINISTRATION
13 DISBURSED IN IDIS FOR SECTION 108 REPAYMENTS
14 ADJUSTMENT TO COMPUTE TOTAL EXPENDITURES
15 TOTAL EXPENDITURES (SUM, LINES 11-14)
16 UNEXPENDED BALANCE (LINE 08 - LINE 15)
PART III: LOWMOD BENEFIT THIS REPORTING PERIOD
17 EXPENDED FOR LOW/MOD HOUSING IN SPECIAL AREAS
18 EXPENDED FOR LOW/MOD MULTI-UNIT HOUSING
19 DISBURSED FOR OTHER LOW/MOD ACTIVITIES
20 ADJUSTMENT TO COMPUTE TOTAL LOW/MOD CREDIT
21 TOTAL LOW/MOD CREDIT (SUM, LINES 17-20)
22 PERCENT LOW/MOD CREDIT (LINE 21/LINE 11)
LOW/MOD BENEFIT FOR MULTI-YEAR CERTIFICATIONS
23 PROGRAM YEARS(PY) COVERED IN CERTIFICATION
24 CUMULATIVE NET EXPENDITURES SUBJECT TO LOW/MOD BENEFIT CALCULATION 25 CUMULATIVE EXPENDITURES BENEFITING LOW/MOD PERSONS
26 PERCENT BENEFIT TO LOW/MOD PERSONS (LINE 25/LINE 24) PART IV: PUBLIC SERVICE (PS) CAP CALCULATIONS
27 DISBURSED IN IDIS FOR PUBLIC SERVICES
28 PS UNLIQUIDATED OBLIGATIONS AT END OF CURRENT PROGRAM YEAR 29 PS UNLIQUIDATED OBLIGATIONS AT END OF PREVIOUS PROGRAM YEAR 30 ADJUSTMENT TO COMPUTE TOTAL PS OBLIGATIONS
31 TOTAL PS OBLIGATIONS (LINE 27 + LINE 28 - LINE 29 + LINE 30) 32 ENTITLEMENT GRANT
33 PRIOR YEAR PROGRAM INCOME
34 ADJUSTMENT TO COMPUTE TOTAL SUBJECT TO PS CAP
35 TOTAL SUBJECT TO PS CAP (SUM, LINES 32-34)
36 PERCENT FUNDS OBLIGATED FOR PS ACTIVITIES (LINE 31/LINE 35) PART V: PLANNING AND ADMINISTRATION (PA) CAP
37 DISBURSED IN IDIS FOR PLANNING/ADMINISTRATION
38 PA UNLIQUIDATED OBLIGATIONS AT END OF CURRENT PROGRAM YEAR 39 PA UNLIQUIDATED OBLIGATIONS AT END OF PREVIOUS PROGRAM YEAR 40 ADJUSTMENT TO COMPUTE TOTAL PA OBLIGATIONS
41 TOTAL PA OBLIGATIONS (LINE 37 + LINE 38 - LINE 39 +LINE 40) 42 ENTITLEMENT GRANT
43 CURRENT YEAR PROGRAM INCOME
44 ADJUSTMENT TO COMPUTE TOTAL SUBJECT TO PA CAP
45 TOTAL SUBJECT TO PA CAP (SUM, LINES 42-44)
46 PERCENT FUNDS OBLIGATED FOR PA ACTIVITIES (LINE 41/LINE 45)
LA MESA , CA
2,025.00
498,745.68
456,031.00
0.00 0.00
0.00 0.00
0.00 0.00
0.00 954,776.68
186,315.40
0.00 186,315.40
86,000.00
0.00 0.00
272,315.40
682,461.28
0.00 0.00
186,315.40
0.00 186,315.40
100.00%
PY: 2025 PY: 2026 PY: 2027
186,314.40
186,314.40
100.00%
0.00 0.00
0.00 0.00
0.00 456,031.00
0.00 0.00
456,031.00
0.00%
86,000.00
0.00 0.00
0.00 86,000.00
456,031.00
0.00 0.00
456,031.00
DRAFT
18.86%
PR26 - CDBG Financial Summary Report
U.S. Department of Housing and Urban Development
Office of Community Planning and Development
Integrated Disbursement and Information System
DATE:
TIME:
PAGE: 2
12:54
08-24-26
Program Year 2025
LA MESA , CA
LINE 17 DETAIL: ACTIVITIES TO CONSIDER IN DETERMINING THE AMOUNT TO ENTER ON LINE 17 No data returned for this view. This might be because the applied filter excludes all data.
LINE 18 DETAIL: ACTIVITIES TO CONSIDER IN DETERMINING THE AMOUNT TO ENTER ON LINE 18 No data returned for this view. This might be because the applied filter excludes all data.
LINE 19 DETAIL: ACTIVITIES INCLUDED IN THE COMPUTATION OF LINE 19 Plan
Year
IDIS
Project
IDIS
Activity
Voucher
Number Activity Name MatrixCode
National
Objective Drawn Amount
2023
2023
2024
2024
Total
3 3
1 1
399
399
400
400
7150125
7150133
7150133
7173633
Sidewalk Improvements (2023)
Sidewalk Improvements (2023)
Sidewalk Improvements (2024)
Sidewalk Improvements (2024)
03L
03L
03L
03L
03L
LMA
LMA
LMA
LMA
Matrix Code 03L
$65,460.00
$9,540.00
$25,815.40
$85,500.00
$186,315.40
$186,315.40
LINE 27 DETAIL: ACTIVITIES INCLUDED IN THE COMPUTATION OF LINE 27 No data returned for this view. This might be because the applied filter excludes all data.
LINE 37 DETAIL: ACTIVITIES INCLUDED IN THE COMPUTATION OF LINE 37 Plan
Year
IDIS
Project
IDIS
Activity
Voucher
Number Activity Name MatrixCode
National
Objective Drawn Amount
2025
2025
2025
2025
2025
2025
2025
2025
2025
2025
Total
3 3
3 3
3 4
2 2
2 2
407
407
407
407
407
406
408
408
408
408
7150094
7150125
7150133
7150138
7173633
7150138
7150094
7150125
7150133
7150138
Program Administration
Program Administration
Program Administration
Program Administration
Program Administration
Housing Rehabilitation Loan Program Administration
CSA Fair Housing
CSA Fair Housing
CSA Fair Housing
CSA Fair Housing
21A
21A
21A
21A
21A
21A
21A
21D
21D
21D
21D
21D
Matrix Code 21A
Matrix Code 21D
$11,910.77
$9,787.75
$10,432.08
$10,888.49
$6,980.91
$6,000.00
$56,000.00
$7,500.00
$7,500.00
$7,500.00
$7,500.00
$30,000.00
DRAFT
$86,000.00
This space for filing stamp only
OR#:
O R A N G E C O U N T Y R E P O R T E R
~ SINCE 1921 ~
600 W. Santa Ana Blvd., Suite 205, Santa Ana, California 92701-4542 Telephone (714) 543-2027 / Fax (714) 542-6841
PROOF OF PUBLICATION
(2015.5 C.C.P.)
State of California )
County of Orange ) ss
Notice Type:
Ad Description:
I am a citizen of the United States and a resident of the State of California; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am the principal clerk of the printer and publisher of the ORANGE COUNTY REPORTER, a newspaper published in the English language in the City of Santa Ana, and adjudged a newspaper of general circulation as defined by the laws of the State of California by the Superior Court of the County of Orange, State of California, under date of June 2, 1922, Case No. 13,421. That the notice, of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit:
Executed on: 10/10/2004
At Los Angeles, California
I certify (or declare) under penalty of perjury that the foregoing is true and correct.
Signature
T H E D A I L Y T R A N S C R I P T
2652 4TH AVE 2ND FL, SAN DIEGO, CA 92103
(619) 232-3486 (619) 232-1239
SD 4072382
KRISTEN FLORES
CITY OF LA MESA/COMMUNITY DEVELOPMENT
8130 ALLISON AVE
LA MESA, CA - 91942
HRG - NOTICE OF HEARING
CC Public Hearing Notice 2025-2026 CAPER
I am a citizen of the United States and a resident of the State of California; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am the principal clerk of the printer and publisher of THE DAILY TRANSCRIPT, a newspaper published in the English language in the City of SAN DIEGO, County of SAN DIEGO and adjudged a newspaper of general circulation as defined by the laws of the State of California by the Superior Court of the County of SAN DIEGO, State of California, under date of 05/13/2003, Case No. GIC808715. That the notice, of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit:
08/24/2026
08/24/2026
SAN DIEGO
!A000007495045!
Email
CITY OF LA MESA
COMMUNITY DEVELOPMENT
DEPARTMENT
LEGAL NOTICE OF PUBLIC HEARING
BY THE CITY COUNCIL
PLACE OF MEETING:
Council Chambers, City Hall
8130 Allison Avenue
La Mesa, CA 91942
NOTICE IS HEREBY GIVEN that on
Tuesday, September 8, 2026, the La
Mesa City Council will hold a public
hearing at 6:00 pm, or as soon as
possible thereafter, in the City Council
Chambers located in La Mesa City Hall,
8130 Allison Avenue, La Mesa, California
91942. The purpose of this public hearing
is to provide City of La Mesa residents
with the opportunity to submit comments
on the City's Consolidated Annual
Performance and Evaluation Report
(CAPER) for the 2025-2026 period.
The CAPER is a required document by
the United States Department of Housing
and Urban Development (HUD) that must
be submitted at the end of each fiscal
year as part of the Community
Development Block Grant (CDBG)
entitlement funds received on an annual
basis. This report provides an assessment
of the City's progress toward meeting its
goals and high priority needs during
program year 2025-2026.
In addition to the Public Hearing, the City
will accept comments on the draft CAPER
for fifteen (15) days, from August 24,
2026, to September 8, 2026, at 5:00 pm,
on the City's website at
http://www.cityoflamesa.gov/124/CDBGProgram. A hard copy is available at the Community Development Department
located at City Hall (8130 Allison Avenue,
La Mesa, CA 91942). City Hall is open
Monday–Thursday from 7:30 am to 5:30
pm and every other Friday from 7:30 am
to 4:30 pm. City Hall will be closed on
September 7, 2026.
Written comments can be submitted via email to [email protected] or by mail to La Mesa City Hall, Community
Development – Housing, 8130 Allison
Avenue, La Mesa, California 91942.
Comments relative to the CAPER must be
received by September 8, 2026, by 5:00
pm to be considered in the CAPER
document.
If you have any questions regarding this
notice or the described hearing, please
contact Kristen Flores, Management
Analyst, at 619.667.1138.
The City of La Mesa is an equal
opportunity public entity. It does not
discriminate on the basis of race, color,
ethnic origin, national origin, sex, religion,
veterans status, or physical or mental
disability in employment or the provision
of service.
ACCESSIBILITY: The City of La Mesa
encourages the participation of disabled
individuals in the services, activities and
programs provided by the City. Individuals
with disabilities, who require reasonable
accommodation in order to participate in
the Commission meetings, should contact
the Human Resources Department 48
business hours prior to the meeting at
619.667.1175, fax 619.667.1163, or
[email protected].
Hearing assisted devices are available for
the hearing impaired. A City staff member
is available to provide these devices upon
entry to public hearings and meetings
held in the City Council Chambers. A
photo ID or signature will be required to
secure a device for the meeting.
MEGAN WIEGELMAN, CMC
City Clerk
8/24/26
SD-4072382#
DRAFT
Collier Park
Aztec Park
Briercrest Park
Vista La Mesa Park
0 1,000 2,000 3,000 4,000
Feet I
CDBG Program
Eligible Areas
DATA SOURCES:
SanGIS, HUD,
City of La Mesa 2023
E:\CDBG\Eligibility\Eligible Area Maps\2024_Eligibility_Areas_BlockGroups.mxd 02/20/2025 LEGEND
Updated February 2025
Waite
Park
Lakes
Parks
2024 Low/Moderate
Census Block Groups
2023 Low/Moderate
Census Block Groups
DRAFT
For U.S. Department of Housing and Urban Development (HUD) Funding Programs
ADOPTED: JULY 2025
FISCAL YEAR 2025-2029
CONSOLIDATED PLAN
FISCAL YEAR 2025-2026
ACTION PLAN
ATTACHMENT B
Consolidated Plan LA MESA 2
OMB Control No: 2506-0117 (exp. 06/30/2018)
Contents
Executive Summary....................................................................................................................................... 4 ES-05 Executive Summary – 24 CFR 91.200(c), 91.220(b) ........................................................................ 4 The Process................................................................................................................................................... 9 PR-05 Lead & Responsible Agencies - 91.200(b) ...................................................................................... 9 PR-10 Consultation - 91.100, 91.110, 91.200(b), 91.300(b), 91.215(l) and 91.315(l).............................10 PR-15 Citizen Participation - 91.401, 91.105, 91.200(c) .........................................................................16 Needs Assessment......................................................................................................................................19 NA-05 Overview......................................................................................................................................19 NA-50 Non-Housing Community Development Needs - 91.415, 91.215 (f)...........................................42 Housing Market Analysis.............................................................................................................................44 MA-05 Overview.....................................................................................................................................44 MA-45 Non-Housing Community Development Assets - 91.410, 91.210(f)...........................................50 MA-50 Needs and Market Analysis Discussion.......................................................................................61 MA-60 Broadband Needs........................................................................................................................68 MA-65 Hazard Mitigation - 91.210(a)(5), 91.310(a)(3)...........................................................................72 Strategic Plan ..............................................................................................................................................73 SP-05 Overview.......................................................................................................................................73 SP-10 Geographic Priorities - 91.415, 91.215(a)(1) ................................................................................74 SP-25 Priority Needs - 91.415, 91.215(a)(2) ...........................................................................................75 SP-35 Anticipated Resources - 91.420(b), 91.215(a)(4), 91.220(c)(1,2)..................................................81 SP-40 Institutional Delivery Structure - 91.415, 91.215(k) .....................................................................83 SP-65 Lead-based Paint Hazards - 91.415, 91.215(i)...............................................................................90
Consolidated Plan LA MESA 3
OMB Control No: 2506-0117 (exp. 06/30/2018)
SP-70 Anti-Poverty Strategy - 91.415, 91.215(j) ..................................................................................... 92 SP-80 Monitoring - 91.230...................................................................................................................... 94 Expected Resources.................................................................................................................................... 95 AP-15 Expected Resources - 91.420(b), 91.220(c)(1,2) .......................................................................... 95 Annual Goals and Objectives...................................................................................................................... 97 AP-35 Projects - 91.420, 91.220(d)....................................................................................................... 100 AP-38 Project Summary........................................................................................................................ 101 AP-50 Geographic Distribution - 91.420, 91.220(f) .............................................................................. 106 AP-85 Other Actions - 91.420, 91.220(k).............................................................................................. 107 Program Specific Requirements................................................................................................................ 110
Consolidated Plan LA MESA 4
OMB Control No: 2506-0117 (exp. 06/30/2018)
Executive Summary
ES-05 Executive Summary – 24 CFR 91.200(c), 91.220(b)
1. Introduction
Incorporated in 1912, the City of La Mesa (City) is in the East County region of San Diego County and is bordered by the cities of San Diego to the west, El Cajon to the east, and Lemon Grove to the south. Often referred to as the "Jewel of the Hills," La Mesa has grown to an estimated population of 60,835 and boasts many vibrant community assets, including a historic downtown village, a robust transit hub that connects to the broader San Diego region, and over 15 parks and open spaces for recreation and community events.
As an entitlement jurisdiction under the U.S. Department of Housing and Urban Development (HUD), the City receives federal funds in proportion to its population size, concentration of poverty, and other socioeconomic and demographic data. To receive such funds, the City must submit a Consolidated Plan every five years to HUD. This document is the City’s Consolidated Plan for the 2025 to 2029 period.
The Consolidated Plan is a five‐year planning document that identifies needs within low-tomoderate-income (LMI) communities and outlines how the City will address those needs.
Ultimately, it guides investments and helps achieve HUD’s mission of providing decent housing, suitable living environments, and expanded economic opportunities for LMI populations.
Jurisdictions participating in any of the following HUD funding programs must submit a Consolidated Plan every five years:
• Community Development Block Grants (CDBG) – CDBG is a flexible funding source that can be used for both housing and non-housing activities, including neighborhood revitalization, workforce and economic development, community and nonprofit facilities, and infrastructure and public services in LMI communities. • HOME Investment Partnerships (HOME) – HOME is used for building, acquiring, and rehabilitating affordable housing for rent and homeownership. It may also be used to provide direct rental assistance to low-income residents. • Emergency Solutions Grants (ESG) – ESG funds programs and services supporting persons experiencing homelessness. This includes operating shelters, providing essential services to shelter residents, administering rapid rehousing programs, and homelessness prevention.
Consolidated Plan LA MESA 5
OMB Control No: 2506-0117 (exp. 06/30/2018)
• Housing Opportunities for Persons with AIDS (HOPWA) – HOPWA supports low-income people living with HIV/AIDS and their families by providing affordable housing opportunities.
Based on its population size, the City directly receives CDBG funding but does not receive HOME or ESG funding. The City does not have a public housing authority. However, the City utilizes HOME funding through the County of San Diego's HOME Consortium (HOME Consortium), which includes the Cities of Carlsbad, Encinitas, La Mesa, San Marcos, Santee, and Vista. The Housing Authority of the County of San Diego serves as the City's public housing authority. Forming a consortium is a way for local governments that would not otherwise qualify for funding to join with other contiguous units of local government to directly participate in the HOME Investment Partnerships Program (HOME) program.
In 2024, the HOME Consortium was one of the approved consortia Participating Jurisdictions (PJs). These PJs are interested in taking a more regional, collaborative approach to meeting their affordable housing needs, but whose individual formula allocations do not meet the minimum threshold for funding. The County of San Diego is the lead entity. Per, 24.CFR 92.101, the lead entity, assumes all responsibility for compliance with the HOME program requirements and is responsible for the long-term affordability requirements of all projects developed by the consortium. The HOME Consortium will look to review its approval status in 2026. The City anticipates receiving approximately $453,937 in CDBG funds annually over the next five program years, or $2,269,685 total.
2. Summary of the objectives and outcomes identified in the Plan Needs Assessment Overview
The priority needs and goals identified in the Plan are based on the analysis of information, including the results of the Community Needs Surveys and the housing and community development data elements required by HUD. The City determined its goals and priorities for the 2025-2029 Consolidated Plan based on community and stakeholder feedback, U.S. Census Bureau data, and data from 2-1-1 San Diego, the region’s Community Information Exchange (CIE).
Additionally, this Needs Assessment predominantly uses data drawn from CHAS’s most recent dataset (2017-2021).
In consideration of community input and available data, the priorities needs listed below are established as part of this Plan:
Consolidated Plan LA MESA 6
OMB Control No: 2506-0117 (exp. 06/30/2018)
• Improve public recreational spaces, other facilities, and infrastructure to promote a healthy, safe, accessible, and environmentally sustainable city. • Expand equitable access to affordable housing through the preservation of existing units, assistance to homeowners, and fair housing services.
• Prevent and address homelessness by promoting access to reliable, high-quality services, including mental health services and housing resources. • Provide local community services to support vulnerable populations with low to moderate incomes, including seniors and children.
These priorities represent the varied needs that emerged during the Consolidated Plan development process. Note that fair housing services also fall within the housing priorities.
Approximately 56 percent of renters and 29 percent of homeowners in La Mesa spend more than 30 percent of their monthly income on housing costs, indicating that many households struggle with the cost of living.
Consistent with HUD’s national goals for the CDBG programs to provide decent housing opportunities, maintain a suitable living environment, and expand economic opportunities for low- and moderate-income residents, the priority needs listed above will be addressed over the next five years through the implementation of activities aligned with the following measurable goals included in the Strategic Plan section of this Plan.
3. Evaluation of past performance
As part of the Consolidated Plan process, the City is required to submit an annual Consolidated Annual Performance and Evaluation Report (CAPER), which reports on how funds were spent, the households that benefited from the funds, and the progress toward meeting its annual goals for housing and community development activities. These reports are made available to the public and posted on the City’s website.
The City has successfully implemented housing and community development activities in the previous Consolidated Plan cycle, impacting residents with low to moderate incomes. It is anticipated that the City and its partners will continue to positively impact residents through collaborative efforts. Below is a summary of some of the outcomes achieved during the first four years of the previous five-year Consolidated Plan cycle. Outcome data for the previous Consolidated Plan cycle will be presented to HUD with the submittal of the Program Year 2024- 25 CAPER.
Consolidated Plan LA MESA 7
OMB Control No: 2506-0117 (exp. 06/30/2018)
• 28,530 persons assisted by public facilities and infrastructure improvements • 222 persons provided fair housing services
• 237 persons provided homeless services
• 112 persons provided public and community services
4. Summary of citizen participation process and consultation process The City’s community participation process was informed by the City’s Citizen Participation Plan, which outlines the framework for engaging the community and providing notifications for public meetings and hearings. To ensure broad community involvement, the City held a community meeting and distributed both a Community Needs Assessment Survey and a Stakeholder Survey to gather input.
Community members were also invited to provide input on the Consolidated Plan during a 30- day public comment period and at City Council meetings on June 10, 2025, and July 8, 2025. All community engagement efforts are detailed further in the Process section of this plan.
5. Summary of public comments
Feedback on community needs was collected through a variety of ways, including a community meeting and survey, a stakeholder survey, a public comment period, and formal public hearings.
These comments provided insight into community needs and informed the goals of the Consolidated Plan. The top priority needs identified were infrastructure, homeless services, and the development and preservation of affordable housing.
6. Summary of comments or views not accepted and the reasons for not accepting them All public comments were accepted and incorporated into Appendix F – Public Comments.
Consolidated Plan LA MESA 8
OMB Control No: 2506-0117 (exp. 06/30/2018)
7. Summary
The City’s Consolidated Plan sets forth the housing and community development strategies and objectives for Program Years 2025 to 2029 and satisfies the statutory requirements for receiving CDBG funds. More than merely meeting requirements, however, the City is committed to providing every opportunity for residents and stakeholders in La Mesa to participate in the Consolidated Plan process and expanding opportunities for its LMI populations to thrive. This Consolidated Plan and the associated community engagement process are indicative of that commitment.
The City of La Mesa shall administer its grant in accordance with all applicable immigration restrictions and requirements, including the eligibility and certification requirement that apply under title IV of the Personal Responsibility and Work Opportunity Reconciliation Act of 1996, as amended (8 U.S. C. 1601-1646) (PRWORA) and any applicable requirements that HUD, the Attorney General, or the U.S. Citizenship and Immigration Services may establish from time to time to comply with PRWORA, Executive Order 14218 or other Executive Orders or immigration laws. The city will not use funding under this grant in a manner that by design or effect facilitates the subsidization or promotion of illegal immigration or abets policies that seek to shield illegal aliens from deportation. Unless excepted by PRWORA, the city must use SAVE, or an equivalent verification system approved by the Federal government, to prevent any Federal public benefit from being provided to an ineligible alien who entered the United States illegally or is otherwise unlawfully present in the United States.
The City of La Mesa agrees that its compliance in all respects with all applicable Federal antidiscrimination laws is material to the U.S. Government’s payment decisions for purposes of section 3729(b)(4) of title 31, United States Code.
The City of La Mesa agrees that its compliance in all respects with all applicable Federal antidiscrimination laws is material to the U.S. Government’s payment decisions for purposes of section 3729(b)(4) of title 31, United States Code.
The City of La Mesa will not operate any programs that violate any applicable Federal antidiscrimination laws, including Title VI of the Civil Rights Act of 1964.
Consolidated Plan LA MESA 9
OMB Control No: 2506-0117 (exp. 06/30/2018)
The Process
PR-05 Lead & Responsible Agencies - 91.200(b)
1. Describe agency/entity responsible for preparing the Consolidated Plan and those responsible for administration of each grant program and funding source The following are the agencies/entities responsible for preparing the Consolidated Plan and those responsible for administration of each grant program and funding source.
Table PR-05.01: Responsible Agencies
Agency Role Name Department/Agency
CDBG Administration City of La Mesa Community Development Department
Narrative
The City’s Community Development Department is the lead agency responsible for the preparation and administration of the Consolidated Plan, corresponding Annual Action Plans, CAPERs, and the CDBG program. The County of San Diego is the lead agency for HOME funding, which the City utilizes as a member of the County’s HOME Consortium. The implementation of programs funded by CDBG and HOME may be done in conjunction with other City departments, such as Public Works or Community Services.
Consolidated Plan Public Contact Information
Myra M. Piña
Senior Management Analyst
8130 Allison Avenue, La Mesa, CA 91942
619.667.1159 | [email protected]
Consolidated Plan LA MESA 10
OMB Control No: 2506-0117 (exp. 06/30/2018)
PR-10 Consultation - 91.100, 91.110, 91.200(b), 91.300(b), 91.215(l) and 91.315(l)
1. Introduction
Provide a concise summary of the jurisdiction’s activities to enhance coordination between public and assisted housing providers and private and governmental health, mental health and service agencies (91.215(I)).
The City of La Mesa has a long history of communication and collaboration with many governmental and non-governmental agencies in the region to address the needs of the City’s LMI population. The City’s formalized collaborative efforts include membership in the County of San Diego’s HOME Consortium and participation in the County’s Housing Choice Voucher (Section 8) program. City staff also works closely with the County of San Diego Health and Human Services Agency, as well as nonprofit health and mental health providers, to ensure comprehensive support for the community.
The City encourages agencies to collaborate, leverage resources, and avoid duplication of services to serve residents better. During the community engagement process, the City consulted with these and other agencies, as well as businesses, through invitations to participate in the community meeting and online surveys. Agencies contacted in outreach efforts included:
• Nonprofit service providers catering to the needs of low- and moderate-income households and persons with special needs, including those with disabilities • Affordable housing providers
• Housing advocates and professionals
• Public agencies, such as school districts, health services, and public works • Economic development and employment organizations
• Community and neighborhood groups
Additionally, members of the City’s governing body work closely with other regional entities and committees throughout the County. These affiliations include:
• San Diego Association of Governments (SANDAG), San Diego County’s federally recognized metropolitan planning organization (MPO)
• Regional Task Force on Homelessness (RTFH), the region’s HUD Continuum of Care (CoC) • San Diego Regional Alliance for Fair Housing (SDRAFFH)
Consolidated Plan LA MESA 11
OMB Control No: 2506-0117 (exp. 06/30/2018)
• Quarterly convenings of local Community Development Block Grant (CDBG) program administrators
The City of La Mesa remains committed to maintaining partnerships with these and other agencies to achieve its long-term housing and community development goals. By working collaboratively with local and regional partners, the City ensures a coordinated and effective approach to serving its residents.
Describe coordination with the Continuum of Care and efforts to address the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans, and unaccompanied youth) and persons at risk of homelessness The City works closely with the Regional Task Force on Homelessness (RTFH), San Diego County’s Continuum of Care (CoC) entity. The RTFH organizes the annual Point-in-Time Count (PIT), in which the community engages and surveys those experiencing homelessness countywide to provide a count of the region’s sheltered and unsheltered homeless community. During the 2024 PIT, 53 unsheltered individuals and 14 sheltered individuals(67 individuals total) in La Mesa were counted. Of the 14 sheltered individuals, eight (8) were in emergency shelters, and six (6) were in transitional housing. Table PR-10.01 below provides demographic information on the unsheltered and sheltered individuals experiencing homelessness in La Mesa.
Table PR-10.01: La Mesa Homeless Profile
Homeless Profile % of Unsheltered
Persons
# of Unsheltered
Persons
% of
Sheltered Persons
# of
Sheltered Persons
Veteran 19% 10 0% 0
Female 18% 2 71% 10
Families 0% 0 0% 0
Youth 0% 0 100% 14
Source: RTFH 2024 Point-In-Time Count, 2024
The City of La Mesa has been proactive in addressing homelessness through various initiatives and partnerships. In February 2021, the La Mesa City Council unanimously adopted the 2021- 2026 Homeless Action Plan, which establishes programs designed to prevent homelessness and
Consolidated Plan LA MESA 12
OMB Control No: 2506-0117 (exp. 06/30/2018)
housing insecurity, provide comprehensive outreach and mental health services, and address future transitional and permanent supportive housing needs in East San Diego County.
A cornerstone of the City's efforts is the Homeless Outreach and Mobile Engagement Program, launched on November 1, 2020. This initiative, in collaboration with the La Mesa Police Department, provides a housing-first and trauma-informed approach to addressing homelessness in La Mesa. The program is structured so that trained specialists, including a fulltime outreach worker and mental health clinician, are dispatched to respond to non-emergency calls for service related to homelessness that come into the La Mesa Police Department. As appropriate and safe, the outreach team works directly with those experiencing homelessness and offers them an array of services and housing opportunities.
On May 10, 2022, The City Council adopted a Memorandum of Understanding (MOU) establishing a foundation for a working partnership between the County of San Diego and East County Cities to develop a regional network of housing options that benefits all parties. The MOU creates options for the parties to collectively evaluate potential transitional and permanent supportive housing sites and discuss shared bed space opportunities. Additionally, the City also collaborates with other local nonprofits and regional organizations to implement solutions and programs.
Through these coordinated efforts, the City aims to address homelessness comprehensively, ensuring the rights and dignity of those experiencing homelessness.
Describe consultation with the Continuum(s) of Care that serves the jurisdiction's area in determining how to allocate ESG funds, develop performance standards and evaluate outcomes, and develop funding, policies and procedures for the administration of HMIS The City does not receive or administer ESG funds. However, the City allocates a portion of its CDBG public services funds to assist agencies that provide services to individuals and families who are experiencing or at risk of experiencing homelessness.
2. Describe Agencies, groups, organizations and others who participated in the process and describe the jurisdictions consultations with housing, social service agencies and other entities
The City invited various community organizations, government entities, service providers, and stakeholders to participate in community meetings regarding the Consolidated Plan. In addition to attending the meetings, stakeholders were given the opportunity to complete a survey unique to them to provide further input. A total of eight (8) individuals responded to the Stakeholder