This chapter establishes developmental standards and regulations for a unique area of the City, the American Avenue neighborhood and surrounding area. In the future this neighborhood will be impacted by the proposed Highway 94/125 interchange. This overlay zone allows development and subdivisions to proceed in accordance with the proposed route. This area includes all lots north of Highway 94, south of the San Diego Eastern Railway and west of Payson Road and east of Grove Place.

All uses and accessory uses of the underlying zone shall be permitted.

All subdivision of land shall be pursuant to the City of La Mesa Subdivision Ordinance, Title 22, and shall be consistent with the CalTrans Highway 94/125 interchange proposal for American Avenue, on file in the office of the City Clerk as Document No. 34511.

The following standards shall apply to all development in the Neighborhood Plan Overlay Zone:

A.

Private Streets: All private streets used for access from public streets to private lots shall be approved by the Director of Planning and shall meet the following minimum standards for a country lane:

1.

Easement width: 21 feet

2.

Paved width: 15 feet

3.

Curb and gutters 3 feet

Further, a covenant of conditions and restrictions, approved by the City Attorney, shall be recorded in the office of the County Recorder regarding the maintenance of private streets and access rights.

B.

Setbacks: The coverage and setback requirements of the underlying zone shall apply. The front setback shall be measured from property line, easement boundary or as determined by the Director of Planning.

C.

Fencing: Fences on lots which do not have more than 23 feet frontage on a dedicated street may be 6 feet high in the front setback without a special permit. All other regulations of the underlying zones regarding fences shall be observed.

D.

Public Sewer: All development shall be required to connect to the City of La Mesa public sewer system. No private septic system can be approved. The cost of extending the public sewer system shall be borne by the developer and the City shall execute a reimbursement agreement for future service connections to the extended system.

E.

Dedication and Improvement: The dedication of land for planned American Avenue (Document No. 34511) shall precede all future development and subdivision. Improvement of the public right-of-way for American Avenue shall conform to the requirements of the City Engineer who may require surfacing of public right-of-way outside the boundaries of a proposed subdivision when he finds it necessary to protect safe utilization of the street. Private streets created as a result of these provisions shall be dedicated as fire lane easements to the City of La Mesa.

F.

Limited Access: To minimize the number of driveways on American Avenue, those parcels which have frontage on both American Avenue, and a private street created as per these provisions, shall take vehicle access directly from the private street and not from American Avenue. Such lots created as per these provisions, at the time of their creation, shall have direct vehicle access from American Avenue waived.