22 09 06 Draft Mira Mesa Community Plan

MIRA
MESA
Community Plan
& Local Coastal Program
NOV. 14, 2022

PUBLIC REVIEW DRAFT
This page is intentionally left blank.
DRAFT -- LAST UPDATED 11/14/2022 --
Approvals and Adoptions

Date Approved by Planning Commission & Date Adopted by City Council &
Description
Report Number Resolution Number
Adoption of Mira Mesa Community Plan November 3, 2022 XX XX, 2022
PC-22-050 R-XXXXXX
MIRA MESA COMMUNITY PLAN / 3

Acknowledgments
Bernie Turgeon, Senior Planner Consultant Teams
Mayor Elena Pascual, Senior Planner Dudek
Todd Gloria Dan Monroe, Senior Planner Spurlock Landscape Architects
Kristy Forburger, Development Project Manager III Kimley-Horn and Associates
City Attorney
Alfonso Gatelum, Senior Planner MIG, Inc.
Mara W. Elliott
Nate Causman, Senior Planner
City Council Marlon Pangilinan, Senior Planner
Joe LaCava, District 1 Selena Sanchez, Junior Planner
Jennifer Campbell, District 2 Mike Klein, Information System Analyst IV
Stephen Whitburn, District 3 Robin Gilson, Information System Analyst II
Monica Montgomery Steppe, District 4
Marni von Wilpert, District 5
Mobility Department
Alyssa Muto, Director
Chris Cate, District 6
Kristy Reeser, Deputy Director
Raul Campillo, District 7
Claudia Brizuela, Senior Traffic Engineer
Vivian Moreno, District 8
Sean Elo-Rivera, District 9 Mira Mesa Community Planning Group
Jeffry L. Stevens, Chair
Planning Commission
Craig Jackson, Vice Chair
William Hofman, Chair
Tiffany English, Secretary
Carmen Vann
Kent Lee
Matthew Boomhower
Andrew Miklusicak
Ted Miyahara
Lil Nover
Ken Malbrough
Ian Kerman
Dennis Otsuji
Ralph Carolin
Kelly Moden
Jon Labaw
Planning Department Joe Frichtel
Heidi Vonblum, Director Bari Vaz
Tait Galloway, Deputy Director Dorothy Lorenz
Kelley Stanco, Deputy Director Craig Radke
Becky Malone, Program Manager Julia Schriber
Sameera Rao, Program Manager Harkishan Parekh
Alex Frost, Project Manager/Senior Planner Marvin Miles
Scott Sandel, Park Designer Justin Mandelbaum
Lesley Henegar, Senior Planner Mike Linton
4 / MIRA MESA COMMUNITY PLAN

Table of Contents
1: Introduction 5 6: Parks, Recreation, and Open Space 91
A. Plan Purpose and Organization 6 A. Introduction 92
B. Planning Area 6 B. Vision and Goals 92
C. Relationship to Other Planning Efforts 11 C. Park Development, Preservation, and Access 94
D. Open Space, Trails, and Resource Protection 110
2: Land Use & Economic Prosperity 17
A. Introduction 18 7: Urban Design 117
B. Vision and Goals 18 A. Introduction 118
C. Planned Land Uses 21 B. Vision and Goals 118
D. Planning Horizon 29 C. Urban Design Framework 120
E. Land Use and Economic Prosperity Policies 30 D. Urban Forestry 122
E. Additional Land Use Compatibility Considerations 33 E. Urban Greening 132
F. Urban Design Policies 132
3: Mobility 35
A. Introduction 36 8: Urban Villages and Community Plan Implementation
B. Vision and Goals 36 Overlay Zone (CPIOZ) 139
C. Complete Streets 38 A. Urban Villages 140
D. Active Transportation 38 B. Community Plan Implementation Overlay Zone (CPIOZ) 146
E. Transit 48
F. Streets 55 Appendix161
G. Curbside and Parking Management 67 A. Planned Public Facilities A-1
H. Intelligent Transportation Systems 68
I. Transportation Demand Management 69
4: Public Services, Facilities, and Safety 71

A. Introduction 72
B. Vision and Goals 72
C. Public Facilities and Services 74
D. Safety 77
5: Historic Preservation 79
A. Introduction 80
B. Vision and Goals 80
C. Pre-Historic and Historic Context 80
D. Resource Preservation 86
E. Historic and Resource Preservation Policies 89

List of Figures
Figure 1-1. Regional Map 7 SDR.1. Urban Village Parks 147
Figure 2-1. Prime Industrial Lands 20 SDR.2. Urban Pathways 148
Figure 2-2. Planned Land Uses 22 SDR.3. Ancillary Pathways 149
Figure 2-3. Mira Mesa Potential Development 29 SDR.4. Linear Parks 150
Figure 2-4. Coastal Issue Area and Community Plan Element 34 SDR.5. Trails and Trail Amenities 151
Figure 3-1. Pedestrian Facility Classifications 40 SDR.6. Private Street Connections 152
Figure 3-2. Existing and Planned Bicycle Network 45 SDR.7. Pedestrian Bridge at Mira Mesa Gateway 153
Figure 3-3. Existing and Planned Transit Network 51 SDR.8. Widening of Barnes Canyon Rd 153
Figure 3-4. Planned Street Classifications 56 SDR.9. Uses in Mira Mesa Town Center 153
Figure 3-5. Reconfigured Cross-Sections for Camino Ruiz 57 SDR.10. Uses in Miramar Gateway 153
Figure 3-6. Reconfigured Cross-Sections for Westview Pkwy 58 SDR.11. Uses in Mira Mesa Gateway 153
Figure 3-7. Reconfigured Cross-Sections for Mira Mesa Blvd 59 Figure 8-8. Sorrento Mesa Rim Trail CPIOZ 154
Figure 3-7. Reconfigured Cross-Sections for Mira Mesa Blvd (continued) 60 Figure 8-9. Mira Mesa Town Center CPIOZ 155
Figure 3-8. Reconfigured Cross-Sections for Miramar Rd 61 Figure 8-10. Mira Mesa Gateway CPIOZ 156
Figure 3-9. Reconfigured Cross-Sections for Black Mountain Rd 62 Figure 8-11. Plaza Sorrento CPIOZ 157
Figure 3-10. Reconfigured Cross-Sections for Camino Santa Fe 63 Figure 8-12. Barnes Canyon Rd CPIOZ 158
Figure 3-11. Reconfigured Cross-Sections for Barnes Canyon Rd 64 Figure 8-13. Pacific Heights Blvd CPIOZ 159
Figure 3-12. Reconfigured Cross-Sections for Carroll Canyon Rd 65 Figure 8-14. Miramar Gateway CPIOZ 160
Figure 4-1. Existing and Planned Public Services and Facilities 75
Figure 5-1. Demographic Comparison between CPA and City, 2020 SANDAG Estimates 86
Figure 6-1. Existing and Planned Parks, Recreation, and Open Space 96
Figure 6-2. Existing and Planned Parks and Recreation Facilities Matrix 97
Figure 6-3. Coastal Zone and Sensitive Biological Resources 116
Figure 7-1. Urban Design Framework 121
Figure 7-2. Urban Forestry Plan 124
Figure 7-3. Urban Forestry Tree Palette (Matrix) 125
Figure 7-3. Urban Forestry Tree Palette (Image ID) 130
Figure 7-4. Sidewalk Zones 133
Figure 8-1. Concept for Mira Mesa Town Center 140
Figure 8-2. Urban Villages and CPIOZ Areas 141
Figure 8-3. Concept for Mira Mesa Gateway 142
Figure 8-4. Concept for Plaza Sorrento 143
Figure 8-5. Concept for Barnes Canyon Rd. 143
Figure 8-6. Concept for Pacific Heights Blvd. 144
Figure 8-7. Concept for Miramar Gateway 145

1
1: Introduction
A. Plan Purpose and Organization
B. Planning Area
C. Relationship to Other Planning
Efforts
7
CHAPTER 1: INTRODUCTION
A. Plan Purpose to provide direction on what types of

future uses and public improvements
policies, regulations, and planned
infrastructure improvements are taken
and Organization should be developed in the Mira Mesa into consideration.
1. What is the Mira Mesa community. A Program Environmental
Community Plan? Impact Report (PEIR) has also been B. Planning Area
prepared to disclose the Community 1. Regional Location
The Mira Mesa Community Plan
Plan’s potential effects on the
(Community Plan) establishes the vision The Mira Mesa Community Plan Area
environment.
and strategy to guide the future growth (CPA) is approximately 10,700 acres
and development within the community When a property owner chooses to in area, as shown in Figure 1-1. It is
of Mira Mesa in the City of San Diego develop their property, they should located in the north central portion of
(City), consistent with the City’s General first consult the Community Plan to the City of San Diego, 16 miles north
Plan. The Community Plan is organized understand the greater context of Mira of downtown San Diego, between the
into eight Elements. Each Community Mesa and how the development of a Interstate 805 (I-805) and Interstate
Plan Element contains an introduction given property can contribute to the 15 (I-15) corridors. It is bounded on
section that describes its contents future vision. Chapter 8: Urban Villages the north by Los Peñasquitos Canyon,
and relationship to the Community and Community Plan Implementation and the surrounding communities of
Plan as a whole. Many of the Elements Overlay Zone (CPIOZ), provides site- Torrey Hills, Carmel Valley and Rancho
are divided into sections that discuss specific policies and supplemental Peñasquitos; on the east by Miramar
specific topics. Each Element contains development regulations (SDRs). Each Ranch North and Scripps Miramar
one or more goals that express a policy should be reviewed against a Ranch; on the south by Marine Corps
broad intent and policies that reflect potential development project for Air Station (MCAS) Miramar; and on the
specific direction, practice, guidance, conformance. west by the University and Torrey Pines
or directives that may need to be communities.
developed further and/or carried out When designing new development
through implementing plans by the City and/or infrastructure projects or 2. Community Context and
or another governmental agency. researching what uses are appropriate Character
for a site, this Community Plan, the
Before Mira Mesa was annexed to the
2. How to Use this Document City’s General Plan, the applicable base
City in 1958, the community was a
The Community Plan provides a long- and overlay zones, and development
predominately rocky, brush-covered
range physical development guide regulations found in the City’s Land
mesa with finger canyons leading to
for Mira Mesa. The Community Plan Development Code should be
Lopez and Peñasquitos Canyons to the
contains specific goals and policies consulted to ensure that all relevant
north, Rattlesnake and Carroll Canyons

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to the south, and Sorrento Valley to Canyon, Sorrento, and Miramar, which technology and life science
the west. Since its first residential are described in further detail below. employment hub with research,
construction in 1969, the community office, light manufacturing, and
• Mira Mesa is a mix of single- and
has evolved into several subareas with residential areas; and
multi-family housing with large
different architectural, landscape, and
commercial centers along Mira • Miramar is one of the largest
demographic characteristics. While
Mesa Blvd, such as the Mira Mesa industrial and manufacturing areas
subarea boundaries are not officially
Town Center, and associated public in the City of San Diego, just north of
defined, they are recognized in the
and recreational facilities; MCAS Miramar.
Community Plan and are based on
factors such as historical documents, • Carroll Canyon contains El Camino With 78,000 residents (2020) and
County Assessor’s parcel maps, Memorial Cemetery, Fenton 85,000 jobs (2018), Mira Mesa is one
property deeds, subdivision maps, Technology Park, and two transit- of the largest and most populous of
police beat maps, the existence of oriented master plan communities the City’s 52 Community Plan Areas.
active neighborhood organizations, - 3Roots and Stone Creek; Because of its location, access to
and residents’ perceptions about nature, and diversity of people, places,
where they live. Subareas within the • Sorrento, which is also referred
and jobs, Mira Mesa has become a
community include Mira Mesa, Carroll to as Sorrento Valley or Sorrento
desirable place for both living and
Mesa, is a nationally-recognized
working.
Lopez Canyon

Because of its location, access to nature, and diversity of people, places, and jobs, Mira Mesa has become a
desirable place for both living and working.

3. Overall Vision and Guiding Principles

Mira Mesa is at a stable juncture to transition, where appropriate, into vibrant, walkable,
amenity-rich villages and employment clusters that continue to facilitate an overall clean,
safe, and healthy community for residents, workers, and visitors of all ages and abilities.
The following guiding principles support this overall vision.
Land Use & Economic • Comfortable neighborhoods for • Parks, trails, and open spaces
Prosperity Principles people walking and biking with are easily accessible to residents
safe access to schools, parks, jobs, throughout the community.
• Compact, mixed-use Urban Villages services, and amenities.
of different scales within a 15-minute • Restoration of creeks and protection
walk, ride, or roll for people living Urban Design Principles of sensitive habitats, canyons, and
and working in Mira Mesa. open space network.
• Public plazas, pathways, and
• Diverse housing types for a variety walkable streetscape that enhance Climate Action and
of incomes and ages located near neighborhood identity. Sustainability Principles
transit, jobs, and amenities. • Places and experiences that attract • A resilient carbon-neutral community
• Land use and infrastructure and retain employees at Mira Mesa’s powered by 100 percent renewable
investments that promote more long-standing employment centers. energy and a zero-emission
start-ups, creative businesses, transportation system.
• Comfortable streets and public
and knowledge-based jobs, while spaces with trees and amenities for • A clean, green, circular economy
preserving industrial land for pedestrians, bicyclists, and other with businesses minimizing the use
manufacturing, logistics, and users of all ages and abilities. of fossil fuels, toxic chemicals, and
warehousing. hazardous materials.
Public Facilities, Parks,
Mobility Principles Recreation, and Open Space
• A transportation network that Principles
ensures safe, accessible, and efficient • Investment in new public facilities to
travel with a convenient, frequent, meet community needs.
and user-friendly public transit
network.

C. Relationship to
Other Planning
Efforts
1. General Plan
The General Plan provides a policy
framework for how the City of San
Diego will grow and develop. The
Mira Mesa Community Plan further
expresses General Plan policies in
the context of Mira Mesa with policies
that complement both citywide goals
and address community needs. All
applicable General Plan policies
may be cited in conjunction with Sorrento Mesa
the Community Plan policies during
design or review of development greenhouse gas emissions reduction pertaining to land use density and
proposals. The Community Plan is goals. Convenient and more direct intensity, building massing, landscape,
consistent with the General Plan, and access to transit, biking, and walking streetscape, and other development
the two documents work together to for commuters, residents, and visitors characteristics. The Land Development
establish the framework for growth and will meet the changing transportation Code in the San Diego Municipal Code
development in Mira Mesa. needs of the community and support contains the City’s zoning, subdivision,
reductions in transportation-related and building regulations that regulate
2. Climate Action Plan greenhouse gas emissions. how land is to be developed within
The Climate Action Plan (CAP) provides the City. The Land Development
strategies for reducing greenhouse gas 3. San Diego Municipal Code Code contains citywide base zones
emissions through local action. The and Land Development Code that specify permitted land uses,
Community Plan was designed to help The San Diego Municipal Code residential density, floor area, and other
facilitate implementation of the CAP, implements the Community Plan development standards, as well as
addressing community-specific actions policies through zoning, development overlay zones.
that, together with citywide policies, regulations, and other controls
put the City on a trajectory to meet

MCAS Miramar ALUCP is implemented

through the City’s Airport Land Use
Compatibility Overlay Zone. For AIAs
within Mira Mesa, MCAS Miramar
ALUCP compliance is required. Local
agencies use the compatibility criteria:
safety, noise, airspace protection,
and overflight, during the preparation
or amendment of community plans
and their corresponding land use
plans. Such criteria guide land use
designations in community plans,
for example land use in the Accident
Potential Zones (APZs) is primarily
limited to industrial type uses.
Los Peñasquitos Canyon
5. Environmental Review
4. Airport Land Use Miramar is a master jet station that The Program Environmental Impact
Compatibility provides the Marine Corps and other Report (PEIR) provides a programmatic
The Airport Influence Areas (AIAs) military services with a platform for assessment of potential impacts that
for Marine Corps Air Station (MCAS) aviation operations on the West Coast. could occur with the implementation of
Miramar serve as the planning MCAS Miramar is centrally located the Community Plan, in accordance with
boundary for Airport Land Use between inland air-to-ground ranges the California Environmental Quality
Compatibility Plan (ALUCP) and are and littoral air-to-air ranges and Act (CEQA). Projects consistent with the
composed of noise contours, safety maximizes the Marine Corps’ ability to Community Plan, zoning, development
zones, airspace protection surfaces, train. MCAS Miramar is authorized to regulations, and PEIR may not require
and overflight areas. The Airport Land operate 24-hours a day, seven days further environmental review.
Use Commission for San Diego County per week. MCAS Miramar provides
aviation operation and maintenance 6. Multiple Species
adopted the ALUCP for MCAS Miramar
facilities, as well as a wide range of Conservation Program
to establish land use compatibility
policies and development criteria for support functions needed for service The Multiple Species Conservation
development within the AIAs. MCAS members and their families. The Program Subarea Plan (MSCP) was

developed to preserve a network of of additional lands with vernal pool Space Element contains policies to
habitat and open space and enhance resources. Projects are reviewed for protect and enhance coastal resources
the region’s quality of life. The MSCP consistency with the conservation and addresses public access and
covers core biological resource areas goals outlined in the VPHCP and the recreation, and view preservation within
identified as the City’s Multi-Habitat permitting process for impacts to the Coastal Zone. Additional policies
Planning Areas (MHPA). The MHPA is threatened and endangered species in Chapter 2: Land Use and Economic
the area within the City from which associated with vernal pools. Mira Prosperity, Chapter 3: Mobility, Chapter
the permanent MSCP preserve is Mesa is predominately developed, but 4: Public Services, Facilities, and Safety,
assembled and managed for its some vernal pools remain on isolated and Chapter 7: Urban Design support
biological resources. For areas within parcels throughout the mesa. Policies the goals of the Coastal Act.
Mira Mesa designated and protected as related to the protection, preservation,
9. Parks Master Plan
part of the citywide MHPA or adjacent and permanent management of vernal
to the MHPA, MSCP compliance is pool resources in community plans The PMP identifies policies, actions,
required. Furthermore, the Mira Mesa and long-term plans are compliant in and partnerships for planning parks,
Community Plan supports the MSCP’s maintaining the persistence of vernal recreation facilities, and programs
northern portion through its open pool resources. that reflect the vision of a world-class
space and sensitive resource policies Citywide network of recreational
for protection of open space and 8. California Coastal experiences to engage, inspire, and
habitat areas. Resources and Local Coastal connect all San Diegans. A park
Program
standard, Recreational-Value Based
7. Vernal Pool Habitat Portions of the Mira Mesa community Park Standard, is also established in the
Conservation Plan are within the Coastal Zone and subject PMP and it evaluates and assigns scores
The City’s Vernal Pool Habitat to the California Coastal Act. The to regional assets during community
Conservation Plan (VPHCP) includes Coastal Act requires all jurisdictions plan updates.
an effective framework to protect, within the Coastal Zone to prepare a
enhance, and restore vernal pool Local Coastal Program (LCP), which 10. Climate Resilient San
resources (i.e., seasonal pools of water includes issue identification, a land Diego
that provide habitat for distinctive use plan, and implementation (zoning) Climate Resilient SD serves as the City’s
plants and animals). The VPHCP’s ordinances. The Local Coastal Program comprehensive plan to prepare for and
conservation areas expand upon for the Coastal Zone areas in Mira respond to climate change hazards that
the City’s existing MHPA preserve Mesa is integrated into this Community threaten our communities, including
area to enable future conservation Plan. The Parks, Recreation, and Open wildfires, drought, extreme heat, and

flooding. Long range plans such as and proposes: the restoration of

Community Plans support and integrate open space areas, Carroll Creek, and
climate adaptation, resilience, and floodplain features; a multi-modal
hazard mitigation, and ensure minimal circulation system to maximize the use
disruption to all critical City services in of future transit along the new east-
the face of climate change hazards. west connection provided by Carroll
Canyon Rd; over 250 acres of parks,
11. Other Plans open space, and trails, inclusive of a
The 1992 Mira Mesa Community 25-acre community park; a 1.5-acre
Plan designated approximately 1,100 Mobility Hub; and a total of 1,800
acres in Carroll Canyon for future housing units and 160,000 square feet
development under a master plan of retail and office uses.
process. Since adoption of the former
Carroll Canyon Master Plan
community plan, planned development
Parks Master Plan
permits serving as master plans A master plan was approved for the
have been approved for the Carroll H.G. Fenton Materials portion of the
Canyon Business Park, the Fenton Carroll Canyon Master Plan Area by the
Carroll Canyon Technology Center and City Council in 1994 as an amendment
3Roots San Diego (the former Hansen to the Mira Mesa Community Plan. The
Aggregates mining site). A planned Carroll Canyon Master Plan provided
development permit is in process for a development strategy and required
Stone Creek, the Vulcan Materials Co. approval of Planned Development
mining site. 3Roots San Diego and Permits consistent with the master
Stone Creek are mixed-use master plan’s development criteria for
plans on large sites described below. redevelopment within the site. Phase 1
of the Carroll Canyon Master Plan, also
3Roots San Diego Master Plan known as the Fenton Carroll Canyon
3Roots San Diego was approved by the Technology Center, was approved by
City Council in October of 2020 as a the San Diego City Council in December
Master Planned Development Permit. of 2001 and has been constructed.
The 3Roots Master Plan provides a
detailed strategy for a 413-acre site
Climate Resilient San Diego

Stone Creek Master Plan

The Stone Creek Master Plan is being
processed as a Master Planned Development
Permit as the end use after reclamation
of the 293-acre mining site. The project
proposes a mixed-use Transit-Oriented
Development with a series of interconnected
neighborhoods and parks. A broad range
of uses is proposed including multi-family
residential, retail, office, hotel, business park,
technology park, light industrial, and parks,
open space and trails.
MCAS Miramar Master Plan

The Marine Corps Air Station (MCAS) Miramar
Airport Master Plan area encompasses
23,065 acres, with over 15,000 service
members and their families serving this
location. The Master Plan identifies new
facility development to support the Marine 3Roots Master Plan
Stone Creek Master Plan Area

1966. Little development occurred

in the planning area until mid-1969,
when demand for moderate priced
housing brought several major
developers into eastern Mira Mesa.
• From early 1971 to the third

quarter of 1972, Mira Mesa led
construction activity within the City.
In 1973, the City Council initiated
a comprehensive update of the
community plan in collaboration
with the community planning group,
which was adopted in June 1977.
• In 1981, the Mira Mesa Community

Plan was updated to include both
Mira Mesa Library the eastern and western areas
and to serve as the Local Coastal
Corps mission. MCAS Miramar is not The Preserve is jointly owned and Program Land Use Plan for the
a part of the Mira Mesa Community administered by the City and County of community, in accordance with
Plan Area; however, it plays an San Diego. While not a part of the Mira California Coastal Act of 1976.
important role given its adjacency to the Mesa Community Plan Area, it provides
community. opportunities for passive recreation • In 1992, the Mira Mesa Community
with trails that connect Mira Mesa to Plan was updated to identify future
Los Peñasquitos Canyon Preserve parkland and school needs, open
the Los Peñasquitos Canyon.
Master Plan space preservation, and housing,
The Los Peñasquitos (meaning little 12. Prior Community Plan population, and traffic projections.
cliffs) Canyon and Lopez Canyon Mira Mesa was annexed to the City in
encompass some 4,000 acres. The • In 1994, Carroll Canyon Master
1958 as part of a larger annexation that Plan – an amendment to the
Los Peñasquitos Canyon Preserve included Del Mar Heights and Naval Air
Master Plan outlines recreational Community Plan – was adopted,
Station Miramar. which emphasized the importance
and educational opportunities and
preservation and management of • The first community plan was of transit-oriented development
unique natural and cultural resources. adopted by City Council in January within a 573-acre site.

2
2: Land Use &

Economic Prosperity
A. Introduction
B. Vision and Goals
C. Planned Land Uses
D. Planning Horizon
E. Land Use and Economic Prosperity
Policies
E. Additional Land Use Compatibility
Considerations
19
CHAPTER 2: LAND USE & ECONOMIC PROSPERITY
A. Introduction content provided in this chapter in

order to obtain approval.
oriented mixed-use villages to
encourage the expansion of knowledge-
The Land Use Element guides the based jobs and the innovation
future growth and development of Because this chapter sets the overall
economy. The provision of housing in
Mira Mesa through the distribution framework of allowable land uses
an employment-rich area helps improve
of land uses and the application of across the community, it works in
the jobs-housing balance and provides
a range of land use designations. concert with all other chapters to
opportunities for walking, biking, and
The community’s land uses are a provide a cohesive vision for Mira
taking transit to work - contributing to
function of long-standing development Mesa’s built- and natural-environments.
reductions in automobile dependency,
patterns, previous planning efforts, For specific guidance on Urban Villages,
traffic, and household transportation
and geographic conditions. As such, refer to Chapter 8: Urban Villages and
costs.
the community has an established land CPIOZ, which provides Supplemental
use pattern that is expected to remain Development Regulations (SDRs) for Within these areas, the Community
generally intact, except for the Urban new developments and parks in the Plan supports the growth of diverse
Villages. A key focus of the Community Urban Villages. industries and businesses to increase
the economic base, generate jobs, and
Plan is to further the General Plan’s
“City of Villages” Strategy by connecting B. Vision and Goals provide a variety of goods and services.
Urban Villages with high-quality transit, The Community Plan envisions the Sorrento Mesa is best known for its life
bicycle, and pedestrian networks to ongoing success of Mira Mesa as a sciences, defense, and communications
foster a livable and resilient community. clean, safe, and healthy community and information technology uses,
comprised of thriving employment while Miramar is known as one of
This chapter is intended to assist centers and distinct residential the largest industrial areas in the
planning staff and decision- neighborhoods, as well as new mixed- region for manufacturing, logistics,
makers in the planning, design, and use Urban Villages. warehousing, and craft businesses.
implementation of public and private Across both areas, the land use strategy
developments. It is also intended to The Community Plan supports the promotes adaptability and flexibility to
assist project applicants in the design of ongoing success of prime industrial accommodate changing employment
private developments with the purpose lands in Sorrento Mesa and Miramar trends, innovation, growth, and
of ensuring that new development as primary centers of jobs, goods, and expansion, as well as the collocation of
contributes to the community vision for services, as shown in Figure 2-1. Areas housing.
Mira Mesa. Project applications should identified as Prime Industrial Land -
achieve general consistency with the Flex support the creation of vibrant, Future development is concentrated
walkable, and connected employment- into vibrant Urban Villages near transit

LAND USE & ECONOMIC

PROSPERITY GOALS:
To support the community’s vision, this chapter
sets forth the following goals:
• Walkable, compact, and connected Urban

Villages of different scales and contexts
within a 15-minute walk, ride, or roll for
people living and working in Mira Mesa;
• Diverse housing types for a variety of

income and age groups located near
transit, jobs, and amenities;
• High-quality transit, bike, and pedestrian

facilities that provide local and regional
connections to people and places;
• High-quality public spaces for residents,

employees, and visitors;
• Transit-rich innovation hubs that attract

talent, support base sector employment
growth, and a mix of uses and activities;
• Land use and infrastructure investments

that promote more start-ups, craft
businesses, creative industries, and
knowledge-based jobs, while preserving
industrial land for manufacturing, logistics,
and warehousing; and
• Fiscally responsible, resource- efficient, and

climate-resilient development patterns.

CHAPTER 2: LAND USE &Ch2:
ECONOMIC PROSPERITY
Land Use Element
Land use
Figure 2-1. Prime Industrial Lands
Prime Industrial Land Mira Mesa Community Planning Area

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with walkable, compact land use patterns

that include housing, public parks and JOBS-HOUSING BALANCE
plazas, jobs, services, and amenities to
reduce environmental impacts, enhance The Community Plan retains key employment lands while creating flexibility
community identity, encourage active in other areas for a compatible live/work/play village. The integration of
transportation, support local businesses, employment and residential uses in a job-rich community like Mira Mesa
and promote healthy lifestyles. These Urban can benefit the community and City as a whole. The infusion of mixed-use
Villages are located along major transit development with housing in walkable villages will benefit the current and
corridors such as Mira Mesa Blvd, Carroll future San Diegans who call Mira Mesa home.
Canyon Rd, Black Mountain Rd, and Miramar The Community Plan’s Land Use Plan is taking effect alongside investments in
Rd, and are described in further detail in efficient transit routes and multi-modal connections to and within the City’s
Chapter 8: Urban Villages and CPIOZ. job centers. Along with the new land use pattern is a paradigm shift in the way
C. Planned Land Uses people live and work. Adding housing closer to jobs, coupled with mobility
improvements, has the potential to shift more trips to active transportation and
The Community Plan balances land reduce vehicle miles traveled for commutes to work.
use needs for residential, commercial
and employment areas to support the
growth of San Diego’s population and
economy. Planned land uses within Mira
Mesa concentrate future residential and
employment growth within one-quarter mile
of existing and future transit and support
the development of mixed-use urban,
community, neighborhood, and employment
villages.
Figure 2-2 illustrates planned land uses

for Mira Mesa based on the General Plan’s
land use designations and highlights them
for their importance in guiding the mix and
types of uses and development densities
and intensities to achieve the Community
Plan’s vision. Office buildings in Sorrento Mesa

Figure 2-2. Planned Land Uses
Very Low Res (0-4) Neighborhood Village (0-44) Business Park - Res (0-54)
Low Res (5-9) Urban Employment Village (0-54) Business Park - Res (0-73) RANCHO
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Med High Res (30-44) Urban Village (0-73) Parks
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Community Commercial Light Industrial Open Space
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Community Commercial (0-73) Business Park - Res (0-29) Stone Creek Master Plan L
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1. Employment
Technology Park Light Industrial Business Parks Business Parks-

Residential Permitted
Technology Park allows high Light Industrial allows a wider Allows office, research and The business park
technology uses related to variety of industrial uses development, and light designation provides for
applied sciences, including by permitting a full range manufacturing uses. This employment uses such
research and development, of light manufacturing and designation does not permit as business/professional
corporate headquarters, research and development storage and distribution office and research and
light manufacturing, and uses and adding other uses except as accessory development, with limited
storage and distribution uses. industrial uses such as to the primary use. It is commercial service, flex-
This designation also allows storage and distribution and appropriate for uses primarily space, and retail uses, as well
office uses which provide transportation terminals. characterized by single- as residential uses. Mixed
functions directly related to Multi-tenant industrial uses and multi-tenant office business park/residential
these high technology uses. and corporate headquarters development with some light developments can create
Sites with shared amenities, office uses are permitted. industrial uses. unique housing opportunities
business incubators, and Otherwise, only limited to support office, business,
flexible innovation spaces are office or commercial uses and other employment uses.
encouraged. should be permitted
which are accessory to
the primary industrial use.
Heavy industrial uses that
have significant nuisance
or hazardous effects are
excluded.

2. Commercial
Neighborhood Commercial Commercial Recreation Visitor Commercial Community Commercial
Neighborhood Commercial Provides for private Provides for the Community Commercial
provides local convenience recreational areas or accommodation, dining, provides for shopping
shopping, civic uses, commercial recreation and recreational uses for areas with retail, office, and
and services serving an areas that do not meet the both tourists and the local services for the community
approximate three-mile definition of population- population. This designation at large. Community
radius. based or resource-based is intended for land located Commercial includes
parks, but that still provide near employment centers community-serving uses
recreational opportunities. and areas with recreational while also including office,
resources or other visitor hotel, automobile sales, as
attractions. Residential uses well as limited industrial
may occur only as part of uses of moderate intensity,
a mixed-use (commercial/ that serve residents and
residential) project. workers in the community
and adjacent communities.
Areas designated as
Community Commercial
may range from pedestrian-
friendly commercial streets
to shopping centers and
corridors.

2. Commercial (Continued)
Community Commercial Heavy Commercial

- Residential Permitted
Community Commercial- Provides for retail sales,
Residential Permitted commercial services,
provides for a variety of office uses, and heavier
commercial uses, such as commercial uses such as
retail, personal services, wholesale, distribution,
office, and hotel, that serve storage, and vehicular
residents and workers in the sales and service. This
community and adjacent designation is appropriate for
communities. Residential transportation corridors.
uses are allowed as part
of mixed-use development
that features ground floor
commercial uses. Pedestrian-
oriented development is
encouraged, with active
storefronts in additional to
outdoor seating and social
gathering spaces.

3. Mixed Use
Urban Employment Urban Village Community Village Neighborhood Village

Village
Urban Employment Serves the region with many Provides housing in a mixed- Provides housing in a mixed-
Village allows mixed- types of uses, including use setting and serves use setting and convenience
use development where housing, in a high-intensity, the commercial needs of shopping, civic uses as an
employment and commercial mixed-use setting. Integration the community-at-large, important component,
uses are balanced with of commercial and residential including the industrial and and services serving an
potential residential uses. use is emphasized; larger, business areas. Integration of approximate three-mile
Employment uses would civic uses and facilities are commercial and residential radius.
be the primary use, and a significant component. use is emphasized; civic uses
residential uses are allowed Uses include housing, are an important component.
in areas designated Prime business/professional office, Retail, professional/
Industrial Land - Flex. commercial service, and administrative offices,
Active street frontages retail. commercial recreation
and pedestrian-oriented facilities, service businesses,
design are encouraged. and similar types of uses are
Developments can create allowed.
unique housing opportunities
that support creative office,
business incubators, and
high-tech research and
development uses.

4. Residential
Residential-Very Low Residential-Low Medium Residential-Medium Residential-Medium High
Residential - Very Low is Residential - Low Medium Residential - Medium Residential - Medium-High
intended for single-family allows for a mix of single- is typically townhomes provides for multi-family
residential development on family, townhome, and multi- and garden apartments/ housing within a medium-
large lots with front, rear, and family units. This combination condominiums, and can high density range. This
side yards. Parking is typically of residential types supports occur on small lots. Buildings category supports compact
integrated into the ground- a pedestrian scale. Town can be organized around condominium/apartment
floor of the units in an homes or row homes are a central courtyard with buildings. Private and
individually secured garage. typically clustered in groups individual or shared open shared open space is a key
(1 – 4 du/ac) of 4 to 6 units. Parking is space. Parking is typically a component of the design,
integrated into the ground- mix of garages and surface along with community
floor of the units. (10 – 15 spaces. (16 – 29 du/ac) amenities. Clear pedestrian
du/ac) connections should be made
throughout the site and
to other areas within the
community. (30 – 44 du/ac)

4. Residential (Cont’d) 5. Parks and Institutional
Residential-High Parks Institutional Cemetery
Residential - High allows This designation allows Institutional uses provide Provides a designation for a
condominium/apartment for passive and active either public or private cemetery uses, which offer
buildings within a high- recreational uses, such as facilities that serve a public semi-public services to the
density range. Development linear parks, community benefit that may serve the community.
typically consists of a large parks, and neighborhood community or a broader
block of residential units. parks with facilities to meet area. Institutional land uses
Pedestrian connections and the recreational needs of the within the community consist
usable common outdoor community and the City. mainly of Fire Stations;
space and amenities Branch Libraries; and public,
would allow these areas charter, and private schools;
to contribute to the and places of worship.
neighborhood character. (45
– 74 du/ac)

D. Planning Horizon
The community plan policies provide
a land use direction that covers a
30-year planning horizon. Figure 2-3
presents the potential development
capacity resulting from the application
of the Community Plan land
uses. These projections provide a
reasonable assessment of Mira Mesa’s
development potential. However,
designation of site for a certain use
does not mean that all of these sites
will undergo change within the 30-year
horizon of the community plan, or that
other sites not included in this acreage
will not undergo change.
For the purposes of calculating the

future household population, it has
been assumed that 2.55 persons reside
in each household and vacancy rates of The provision of housing in an employment-rich
3.6 percent for single-family homes and area helps improve the jobs-housing balance.
5 percent for multi-family homes. The

persons per household and vacancy
Figure 2-3. Mira Mesa Potential Development
rates are assumptions derived from the
San Diego Association of Government Existing (2018) Future Change Horizon Total
(SANDAG) Series 14 forecast for Mira Population 76,300 67,100 143,400
Mesa Community Plan Area in 2050.
Employment (Jobs) 84,500 32,800 117,300
Residential (Dwelling Units) 26,800 31,900 58,700
Non-Residential (Square Feet) 45,559,800 14,754,400 60,314,200

Data Source – Horizon Total: City of San Diego Planning Department

E. Land Use
and Economic
Prosperity Policies
1. Mixed-Use Urban Villages
2.1 Horizontal and Vertical
Mixed-Use. Encourage
horizontal and vertical mixed
use in Community Commercial,
Urban Village, Community Village,
Neighborhood Village, and Urban
Employment Village areas to
support the economic viability
and growth of the community’s
commercial and employment
areas.
Future development is concentrated into vibrant Urban Villages
near transit with walkable, compact land use patterns
2.2 Locate Homes Near Jobs.
Locate residential uses near job 2.4 Buffer Incompatible Uses. functional separation and
centers and pedestrian, bicycle, Locate commercial uses to screening.
and transit networks to reduce provide additional separation
dependence on the automobile, 2.6 Live/Work. Allow for live/work
between residential areas and
vehicle miles traveled, and building types that incorporate
permitted industrial uses.
parking demand. ground-floor shopkeeper units
2.5 Buffer Residential Uses. along the primary street frontage
2.3 Employment-Residential Incorporate non-residential in commercial areas.
Mixed-Use. Provide mixed components, open areas,
employment-residential 2.7 Work Space Flexibility.
landscaping, or other buffers
developments within Urban Incorporate flexible spaces that
between residential development
Villages with high employment support alternative working
and industrial and utility uses
use to support a stable options, i.e., telecommuting,
as part of site design to provide
employment base in the co-working, live/work units, and
community. shopkeeper units.

2. Housing
2.8 Employee Housing. Encourage
the development of housing that
is affordable to and meets the
diverse needs of the employees
in Mira Mesa to attract
employees, support reduced
commute times, increase active
transportation, and minimize
transportation costs.
2.9 Variety of Housing Types.

Encourage the development of
High density housing in Mira Mesa
a variety of building types, unit
types, and densities to support a to own and operate office, in order to provide adequate
diversity of housing options. professional, and retail uses. land to accommodate existing,
new, and relocation of industrial
2.10 Affordability. Encourage a 3. Employment
operations for the City’s
variety of housing types that are
2.13 Space Flexibility. Design economic base.
affordable to a range of job and
building types that can
household income levels. 2.16 Prime Industrial Lands. Utilize
accommodate or be adapted to
a variety of industrial, technology, Prime Industrial Lands for base
2.11 Transit-Oriented
and business uses and activities. sector employment and provide
Development. Encourage
flexibility to serve operational
the development of workforce,
2.14 Supply of Industrial Land. and expansion needs of existing
affordable, senior, and military
Maintain a sufficient supply of industrial employers within Prime
housing in close proximity to
industrial lands for employment Industrial Lands.
transit stations.
uses.
2.17 Security. Employ appropriate
2.12 Live/Work. Incorporate live-
2.15 Preserve Industrial Land. Limit buffers, screening, landscaping,
work/work-live and shopkeeper
the re-designation of existing and other site design measures
units that allow for residential
industrial sites to other land uses to protect the security of
for creative industries, arts, and
in the Miramar industrial area employment areas and Prime
innovation and allow residents
Industrial Lands.
2.18 Accessibility. Access commercial 2.23 Best Practices. Support

and retail development by all environmentally sound operations,
modes of travel, with primary infrastructure, and facility
entrance doors connected upgrades that contribute to
by a primary pedestrian path energy use reduction and regional
with limited conflict points with sustainability goals.
automobiles.
5. Airport Land Use Compatibility
2.19 Connectivity. Promote connected 2.24 Compatibility. Ensure that future
employment facilities with development, land uses, building
recreation, active transportation, heights and intensities/densities,
and other commercial amenities. are consistent with airport
2.20 Shared-Parking. Encourage the policies identified in the Airport
use of shared parking facilities to Land Use Compatibility Overlay
benefit employers, employees, and Zone of the San Diego Municipal
Drought-tolerant landscaping commercial business districts. Code for MCAS Miramar, such as
safety zones, noise contours, and
4. Sustainability airspace protection surfaces.
2.21 Air Quality. Mitigate against air
2.25 Real Estate Disclosure.
pollution sources in the siting,
Residential real estate transactions
design, and construction of
must disclose that property for
residential units and other uses
sale or lease is located within a
with sensitive receptors.
designated airport influence area
2.22 Freeway Adjacency. Design and may be subject to some of
any residential development the annoyances or inconveniences
built adjacent to a freeway to associated with proximity to an
minimize the exposure to freeway airport and aircraft operations.
impacts, including siting buildings
and balconies perpendicular to
the freeway, and using parking
structures to shield units from
Ancillary pathway noise.

E. Additional Land criteria that will allow for the orderly Rattlesnake Canyon and Carroll
Use Compatibility growth of Airport Influence Area. Canyon Creek.
Considerations The policies and criteria contained in • Identification and provision of public
the Airport Land Use Compatibility Plan use easements for recreational
Airport Influence Area
are addressed in the General Plan (Land trails within the least disturbed area
The Airport Influence Area for Marine Use and Community Planning and Noise of Rattlesnake Canyon open space
Corps Air Station (MCAS) Miramar covers Elements) and implemented by the corridor to connect employment,
nearly the entire area of the Mira Mesa supplemental development regulations residential, and commercial areas.
community. Areas which are compatible in the Airport Land Use Compatibility
for residential development within the Local Coastal Program (LCP)
Overlay Zone of the San Diego Municipal
Airport Influence Area will nonetheless Code. California Coastal Act of 1976 established
experience aircraft noise and overflight. a coastal zone boundary within which
The Airport Influence Area serves as the El Camino Memorial Park certain planning and development
planning boundary for the Airport Land Use Development plans for additional requirements must be met. These
Compatibility Plan and is divided into two cemetery use in disturbed areas of El requirements have been designed to
review areas: Camino Memorial Park may be processed protect and enhance California’s coastal
as a CUP amendment (without the need resources. The North City Local Coastal
• Review Area 1 is composed of the
for a Community Plan Amendment) Program Land Use Plan (LCP) was
airport’s noise contours, safety zones,
provided that the design of the creek and adopted by the City Council in March
airspace protection surfaces and
open space systems, proposed recreation 1981, revised in May 1985 and revised
overflight areas.
trail, the alignment of Carroll Canyon again in March 1987. The North City
• Review Area 2 is composed of the Road, and plans for development that LCP provides development criteria for
airspace protection surfaces and would support a future transit line are approximately 2,300 acres in western Mira
overflight areas. consistent with community plan goals and Mesa that are within the watershed of
policies. The expansion of cemetery uses Los Peñasquitos Lagoon. The 1992 Mira
The Airport Land Use Commission for San within El Camino Memorial Park is subject Mesa Community Plan implemented the
Diego County adopted the Airport Land Use to: LCP by incorporating its recommendations
Compatibility Plan for MCAS Miramar to and development criteria into the policies
establish land use compatibility policies and • Restoration and preservation of the
and proposals of the Plan. Consequently,
development criteria for new development Rattlesnake Canyon floodplain as
the Mira Mesa Community Plan Update
within the Airport Influence Area to protect open space.
incorporates the North City LCP by
the airport from incompatible land uses integrating its issues and proposals into
• Preservation of non-building area to
and provide the City with development the Update’s Elements and policies.
permit wildlife movement between

Figure 2-4. Coastal Issue Area and Community Plan Element
Coastal Issue Community Plan Element Section/Policy Reference
3.2, 3.3, 3.8, 3.11, 3.40, 6.6, 6.9 Improving Access;

6.3, 6.20 Land Acquisition and Easements;
Mobility;
Recreation 6.4, 6.5 Facilities and Parks;
Parks, Recreation, and Open Space
6.7, 6.8, 6.23, 6.24 Open Space Conservation and Education;
6.10, 6.16 Erosion and Flood Controls
6.7, 6.22, 6.23 Open Space Conservation;
6.10, 6.15, 6.16 Erosion and Flood control;
Coastal Resources Parks, Recreation, and Open Space
6.21 Applicable Regulations;
6.26, 6.27 Floodplain and Riparian Areas
2.4, 2.17, 2.23 Buffers, Security, and Best Practices;
Land Use and Economic Prosperity; 3.1, 3.8 Public Access;
Mobility; 4.3, 4.9, 4.10, 4.11 Safety;
Hazards
Public Services, Facilities, and Safety; 6.7, 6.22 Open Space Conservation;
Parks, Recreation, and Open Space 6.11, 6.12, 6.20, 6.25 Grading, Steep Slopes, and Easements;
2.4, 6.7, 6.22, 6.24 Buffers and Open Space Conservation;
Land Use and Economic Prosperity; 4.6 Underground Utilities;
Public Services, Facilities, and Safety; 6.10, 6.17, 6.20, 6.23 Vegetation, Viewshed, and Easements;
Visual Resources
Parks, Recreation, and Open Space; 6.26, 6.27 Floodplain and Riparian Areas;
Urban Design 6.9, 7.2 Accessways;
7.5, 7.10, 7.15 Design
2.4, 6.7, 6.11, 6.12, 6.18, 6.22, 6.24 Preservation;
Land Use and Economic Prosperity; 2.21, 4.7, 4.8, 7.5 Pollutants;
Environmental
Public Services, Facilities, and Safety; 6.13 Vernal Pools;
Sensitive Habitat
Parks, Recreation, and Open Space; 6.10, 6.17, 6.19, 6.23 Vegetation, Viewshed, Wildlife Corridors;
Areas
Urban Design 6.21 Applicable Regulations;
Mobility; 3.1, 3.2, 3.10, 3.18, 3.27, 3.43 Transportation Facilities;

Public Works Public Services, Facilities, and Safety; 4.2, 4.3, 4.4, 4.5, 4.6 Public Facilities and Services;
Parks, Recreation, and Open Space 6.4, 6.17, 6.20 Existing Facilities, Viewshed, and Easements

3
3: Mobility
A. Introduction
B. Vision and Goals
C. Complete Streets
D. Active Transportation
E. Transit
F. Streets
G. Curbside and Parking Management
H. Intelligent Transportation Systems
I. Transportation Demand Management
37
CHAPTER 3: MOBILITY
A. Introduction that meets the needs of people of all

ages and abilities. The Community
includes re-purposing existing roadway
space for transit and improvements
The Mobility Element provides the Plan builds upon the General Plan’s to active transportation infrastructure,
vision, goals, and policies to improve goal for a balanced, multi-modal such as separated bicycle facilities
multi-modal mobility across Mira Mesa. transportation system and identifies and improved walkways, all of which
It supports the implementation of the multi-modal connections that promote improve roadway efficiency and move
General Plan by providing strategies sustainable travel via walking, rolling, more people in the same amount of
for improvements that promote a biking, and riding transit. Incorporating space.
safe, accessible, and sustainable infrastructure like well-connected,
transportation system that meets the separated bicycle facilities, landscape-
needs of people of all ages and abilities. buffered sidewalks and ancillary
This chapter is intended to assist pathways, as well as transit priority
planning staff and decision- lanes and enhancements to first/last
makers in the planning, design, mile connections to transit, are all part
and implementation of mobility of the overall strategy to make Mira
improvements. It is also intended to Mesa cleaner, safer, and healthier.
assist project applicants in the design When paired with smart land use, these
of projects that require certain mobility improvements will help transition Mira
improvements, such as the provision Mesa into a more active, equitable, and
of new sidewalks, with the purpose sustainable community.
of ensuring that improvements are Existing topography constraints
aligned with the community’s vision. and development patterns limit
Refer to Chapter 8: Urban Villages and opportunities for expanding roadways
CPIOZ, which provide SDRs for new and/or constructing new streets. Given
developments in the Urban Villages. these constraints, it will be necessary to
B. Vision and Goals rethink the way in which people move

around. The Community Plan pairs land
The Community Plan envisions use and mobility strategies to provide
expanding personal mobility options a holistic approach to incentivizing
for Mira Mesa residents, employees, more sustainable modes of travel
and visitors alike and promoting a safe that are equitable and accessible for
and sustainable transportation system people of all ages and abilities. This Bus Transit along Mira Mesa Blvd

CHAPTER 3: MOBILITY
MOBILITY GOALS:
To support the community’s vision, this
chapter sets forth the following goals:
• An accessible, balanced, layered, and

multi-modal transportation network that
expands personal mobility by providing
safe, convenient, comfortable, reliable,
efficient, sustainable, and attractive
options for modes of travel for all users
regardless of age or abilities;
• An inter-connected street network

that provides multiple connections to
schools, residences, commercial centers,
employment hubs, and community
amenities across all modes of travel;
• First- and last-mile connections that close

the gap and provide seamless transitions
between transit stations and other modes
of travel, such as walking and bicycling;
• Mobility hubs that converge various modes

of travel at one location with an integrated
suite of mobility services, amenities, and
technologies to increase transit ridership;
and
• Smart infrastructure that facilitates

mobility efficiency and options through the
deployment of emerging technologies and
Intelligent Transportation Systems (ITS).

CHAPTER 3: MOBILITY
C. Complete Streets exercise. Therefore, walkability and

pedestrian-friendly environments are
addition, the National Association of
City Transportation Officials (NACTO)
Complete Streets are streets designed critical to the livability of Mira Mesa. The Urban Street Design Guide, a nationally-
and operated to enable mobility Community Plan focuses pedestrian recognized guidebook of best practices,
for all users regardless of age or improvements in concert with land offers guidance on the implementation
ability. Whether they are on foot, use and mobility strategies to promote of enhanced features to further
bicycle, transit, or in a vehicle, every more walkable, pedestrian-friendly improve safety, comfort, visibility, and
person should be able to get to their environments and encourage walking accessibility. Examples of enhanced
destination in a safe, convenient, and as an attractive, comfortable, and safe features include, but are not limited
comfortable manner. Taking the land means of transportation and recreation. to, Leading Pedestrian Intervals (LPIs),
use context into consideration, the curb extensions, raised crosswalks,
Community Plan identifies specific To ensure that pedestrian facilities
and other signal and pavement
improvements for each mode in a provide adequate safety and
marking treatments at crossings and
layered transportation system. Although accessibility, pedestrian facilities
intersections.
not all modes of travel may be able should be built to City standards. In
to be accommodated along every
street, certain modes are prioritized
along specific corridors that allow for
a cohesive transportation system that
provides safe, comfortable connections
to various destinations within the
community and to the region.
D. Active
Transportation
1. Pedestrians
Everyone is a pedestrian. Regardless of
age, ability, or ultimate choice for mode
of travel, all people must walk (or roll)
for at least the beginning and end of a
trip, whether to a parked car, a transit
Walkability and pedestrian-friendly environments
stop, a building entrance, or even for are critical to the livability of Mira Mesa.

CHAPTER 3: MOBILITY
PEDESTRIAN FACILITY
CLASSIFICATIONS
The City’s Pedestrian Master Plan classifies pedestrian
facilities across seven types, as listed below, based on
context, pedestrian needs, and design treatments to
best facilitate walking. The classifications for pedestrian
facilities across Mira Mesa are shown in Figure 3-1.
• DISTRICT SIDEWALKS along streets that support

heavy pedestrian levels in high-density, mixed-use
concentrated urban areas.
• CORRIDOR SIDEWALKS along streets that

support moderate pedestrian activity levels in
moderate density business and shopping uses.
Paths are paved and exclusive rights-of-
way for pedestrians and/or bicyclists.
• CONNECTOR SIDEWALKS along streets that
support low pedestrian levels in institutional,
industrial, or business uses.
• NEIGHBORHOOD SIDEWALKS along streets that

support low to moderate pedestrian levels in low
to moderate density residential uses.
• ANCILLARY PEDESTRIAN FACILITIES include

facilities not associated with streets, such as
pedestrian bridges, plazas, paseos, and courtyards.
• PATHS are paved and exclusive rights-of-way

for pedestrians and/or bicyclists and are not
associated with streets, such as paths in parks.
• TRAILS are unpaved walkways used for
recreational use or open space maintenance.
District sidewalks support heavy pedestrian

levels and pedestrian-oriented uses.

CHAPTER 3: MOBILITY
Figure 3-1. Pedestrian Facility Classifications

District Sidewalks Proposed
-
Pedestrian/Bicycle
──
Corridor Sidewalks Bridge RANCHO
RD
PENASQUITOS R CY
Connector ME
Sidewalks DEL MAR MESA
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CHAPTER 3: MOBILITY
Ancillary Pedestrian Facilities

(Ancillary Pathways)
While a variety of pedestrian facilities
are necessary in establishing an
interconnected and cohesive network
of pedestrian mobility throughout Mira
Mesa, the Community Plan focuses
especially on ancillary pedestrian
facilities (or ancillary pathways). A
network of ancillary pathways in the
Urban Villages, for example, will help
break down “superblocks,” consisting
of large parcels and expansive
parking lots, into more comfortable,
convenient, and human-scaled blocks
with direct connections to shopping,
dining, neighborhood services, schools,
recreation, and transit. Ancillary Ancillary pathways provide connectivity in between
buildings or alongside parks and other public open spaces.
pathways will be well lit, landscaped,
and be exclusively for pedestrian and
non-motorized mobility. Working in
concert with mixed-use developments, ANCILLARY PATHWAYS
ancillary pathways will aid in creating a
Ancillary pathways are paved spaces dedicated for walking. Ancillary pathways
more cohesive bicycle and pedestrian
stretch in between buildings or along parks or other public open spaces. While
network by improving connectivity
their main function is to provide non-motorized connectivity across destinations,
between origins and destinations,
they can also be destinations themselves, with opportunities for sitting, gathering,
shortening travel distances, and linking
social interaction, arts and culture, shopping, dining, and recreation. In addition,
to major roadways.
ancillary pathways offer opportunities for urban greening (see Chapter 7: Urban
Design) by providing shade trees, landscaping, and other green infrastructure.
Overall, ancillary pathways are part of the mobility system’s overall network of
pedestrian and bicycle connections.

CHAPTER 3: MOBILITY
Pedestrian Bridges connection could provide an ranging from improving public health
In addition to ancillary pathways, additional east-west connection to improving the environment. As such,
pedestrian bridges will provide to link schools, transit centers, the Community Plan identifies new
safer crossings across some of and recreational facilities between and enhanced bicycle connections
Mira Mesa’s more heavily traveled communities. across Mira Mesa with a key focus on
roadways. Pedestrian bridges are only physically-separated facilities, such as
2. Bicyclists Cycle Tracks, to improve safety and first-
recommended where there is sufficient
pedestrian attraction and demand The Community Plan envisions a robust and last-mile connections to improve
on both sides of the roadway being network of various types of bicycle connectivity to community destinations,
crossed. Pedestrian bridges should be facilities to encourage and support safe such as transit, parks, and schools.
integrated with the adjacent land uses, and comfortable bicycling for people Figure 3-2 illustrates the existing and
rather than be standalone features. The of all ages and abilities. In addition to planned bicycle network for Mira Mesa.
following pedestrian bridges are part of functioning as a sustainable means
To ensure that bicycle facilities provide
the Community Plan: of transportation, bicycling is also
adequate safety and accessibility, they
a form of recreation, with benefits
• A bridge across Mira Mesa should be built to City standards. In
Boulevard, between Westview Pkwy
and I-15 ramps. This connection
will provide access between
redevelopment areas with many
residential and commercial options,
while allowing pedestrians to avoid
the congested interchange area.
Refer to Chapter 8: Urban Villages
and CPIOZ for more information.
• A bridge traversing from Hillery Dr

east across I-15, providing access to
the Miramar College Transit Station
area with the Scripps Miramar
Ranch community east of I-15. With
potential future redevelopment
Pedestrian bridges can provide safer crossings across
in Scripps Miramar Ranch, this some of Mira Mesa’s more heavily traveled roadways.

CHAPTER 3: MOBILITY
addition, the NACTO Urban Bikeway

Design Guide offers guidance on the
implementation of enhanced features
to further improve safety, comfort,
visibility, accessibility, and function
based on land use and roadway context Mira Mesa Blvd
as well as bicycle user profile. Examples
of enhanced features include, but are
not limited to, bicycle signal phasing,
curb islands, intersection bicycle
boxes, queue boxes, and other signal
and pavement marking treatments at
turning conflict locations.
3. Active Transportation
Policies
3.1 Pedestrian Network. Provide
and support a network of safe,
comfortable, and accessible The Community Plan identifies new and enhanced bicycle connections
pedestrian facilities throughout across Mira Mesa with a key focus on physically-separated facilities.
Mira Mesa. Prioritize enhanced

improvements such as high facilities throughout Mira Mesa 3.3 Bicycle Facility Classifications.
visibility crosswalks, pedestrian that provide connections to Provide new or improved
countdown signals, leading other communities and to the bicycle facilities according to the
pedestrian intervals (LPI), regional bicycle network per classifications shown in Figure
pedestrian hybrid beacons, the City Bicycle Master Plan and 3-2, as roadways are resurfaced,
pedestrian-scaled lighting, SANDAG Regional Bike Plan, with improved, or right-of-way
wayfinding, etc. an emphasis on interconnectivity becomes available. Prioritize
3.2 Bicycle Network. Provide and between schools, parks, physically separated bicycle
support a continuous network transit stations, mobility hubs, facilities where feasible.
of safe, comfortable, convenient, commercial centers, and
accessible, and attractive bicycle employment hubs.

CHAPTER 3: MOBILITY
BICYCLE FACILITY CLASSIFICATIONS

Refer to the California Highway Design Manual for more
information on Bicycle Facility Classifications. For Class IV facilities,
refer to the California Streets and Highway Code Section 890.4
and the Caltrans Design Information Bulletin Number 89.
• Class I – Bicycle Path. Also termed Shared-Use or Multi- Class I

Use Paths, Bicycle Paths are off-street, paved rights-of-way
that are physically separated from vehicular traffic for the
exclusive use of bicyclists, pedestrians, and those using
non-motorized modes of travel. Bicycle Paths provide critical
connections where roadways are absent or not conducive to
bicycle travel.
• Class II – Bicycle Lane. Bicycle Lanes are in-street rights-

Class II
of-way for the exclusive or preferential use of bicycles. They
are defined by pavement markings and signage within the
roadway. Bicycle Lanes are allocated within a portion of the
roadway typically alongside on-street parking or along the
curb in between on-street parking and a travel lane.
• Class III – Bicycle Route. Bicycle Routes are in-street

facilities that provide shared-use between bicycles and motor
vehicles within the same travel lane and are designated by Class III
shared-lane pavement markings (e.g., “sharrow”) and signage.
• Class IV – Cycle Track. Also termed Protected or Separated

Bikeways, Cycle Tracks provide either an in- or off-street right-
of-way designated exclusive for bicycle travel that is physically
separated from pedestrians and vehicular traffic. Typical
separation treatments include raised islands, planters, flexible
posts, grade separation, or on-street parking.
Class IV

CHAPTER 3: MOBILITY
Figure 3-2. Existing and Planned Bicycle Network
-
Existing Bicycle Facilities to Remain Proposed Bicycle Facilities Proposed Pedestrian/Bicycle Bridges
──
Class I - Bicycle Trail/Multi-Use Path Class I - Bicycle Trail/Multi-Use Path RANCHO
RD
PENASQUITOS R CY
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Class II - Buffered Bicycle Lane
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Class III - Bicycle Route with Sharrows Class II - Shared Bus-Bike Lane
Class III - Standard Bicycle Route Class III - Bicycle Boulevard*
Class IV - Cycle Track (one-way)
Class IV - Cycle Track (two-way) MIRAMAR
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CR
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CHAPTER 3: MOBILITY
3.4 Bicycle Separation. Increase 3.5 Sidewalk Expansion. Where of enhanced signage, lighting,
the level of comfort for feasible and appropriate, expand crosswalks, urban greening, and
bicycling along bikeways and the pedestrian network by other appropriate traffic calming
at intersections via enhanced seeking additional right-of-way for measures.
features that improve visibility wider, non-contiguous sidewalks
3.7 Freeway Crossings. Coordinate
and the physical separation from and pathways and by providing
SANDAG and Caltrans to
motor vehicles, such as loop exclusive pedestrian walkways
evaluate and implement safe and
detection, bicycle signals, bike separate from automobile,
accessible pedestrian and bicycle
boxes, protected intersections, especially near transit, parks,
crossings across the I-15 and
no turn on red restrictions, community centers, and schools.
I-805.
bicycle rails, slip ramps, lighting,
3.6 Traffic Calming. Improve
wayfinding, signage, pavement a. Construct new pedestrian and
pedestrian and bicycle safety
markings, and buffered and bicycle bridges or tunnels across
and comfort adjacent to transit
separated bicycle facilities. the I-15 connecting Mira Mesa to
stations and schools through
the Scripps Miramar Ranch.
the installation and maintenance
b. Retrofit/reconstruction of
freeway on- and off-ramps to
improve pedestrian and bicycle
connections with enhanced signs,
signals, lighting, and pedestrian-
activated crossings, and reduced
turning radii to minimize conflicts
with motor vehicles.
3.8 Trails and Open Space.

Enhance pedestrian and bicycle
access to open space lands,
natural recreational areas, and
parks by improving access,
connectivity, and increasing
awareness of trails and other
Increase the level of comfort for bicycling at intersections pathways associated with Mira
with enhanced features such as bike boxes (NACTO).

CHAPTER 3: MOBILITY
Mesa’s open space lands as

complementary components
of the community’s circulation
network via signage, wayfinding
programs, and educational
kiosks. Black Mountain Rd
3.9 Pedestrian Walkshed. Focus

enhanced streetscape and
pedestrian improvements within
a half-mile walkshed of transit
stations and mobility hubs,
within a quarter-mile walkshed
from mixed-use developments
in Urban Villages, and at all
intersections.
3.10 Bicycle Amenities. Facilitate

bicycle use as a safe,
comfortable, and viable mode Where feasible and appropriate, expand the pedestrian network by
seeking additional right-of-way for wider sidewalks.
of transportation by providing
bicycle amenities at transit
stations, mobility hubs, mixed- that guide pedestrians and pathways to break up the scale of
use developments, commercial bicyclists, as well as motorists, large development “superblocks”
centers, employment hubs, to major activity centers and increase connectivity through
schools, and parks, such as and destinations within the developments and in between
bicycle parking, bike-share, community. destinations.
bike rentals, bike repair (e.g.,
3.12 Superblocks. Coordinate with 3.13 ADA Accessibility. Implement
Bike Kitchens), signage, and
new commercial and residential universal-design features that
wayfinding.
developments to provide new remove accessibility barriers
3.11 Signage and Wayfinding. private street connections, public along pedestrian paths of travel
Implement community-wide right-of-way dedications, or an in the public right-of-way, such
wayfinding and signage programs internal network of ancillary as the under-grounding of public

CHAPTER 3: MOBILITY
utilities, relocation of transit distances, and reduce speeds

shelters to widen the ancillary and conflicts with motorists.
pathways, and installation of
missing sidewalks and ADA- E. Transit
compliant pedestrian ramps. Transit is the most efficient way of
moving the greatest amount of people
3.14 Utility Easements. Coordinate
in a minimal amount of space. For
with San Diego Gas & Electric
this reason, regional and Citywide
(SDG&E) and other stakeholders
planning efforts promote transit as the
to identify and utilize utility
ideal choice of travel for many trips.
easements for potential shared-
Regionally, light rail (San Diego Trolley)
use paths that can become an
and bus transit is planned by SANDAG
integral part of the community’s
and operated by the Metropolitan
walking and biking network and
Transit System (MTS), while commuter
serve as recreational facilities.
rail (Coaster) is operated by the North Implement universal-design features
that remove accessibility barriers.
3.15 Public Education. Promote
public education campaigns
and alternative transportation
programs that encourage
physical activity and healthier
lifestyles via walking and bicycling
for everyone.
3.16 Vision Zero. Implement

physical and operational street
improvements to support the
City’s Vision Zero program, such
as curb, mid-block crossings,
enhanced signage and pavement
markings, and other traffic
calming techniques, where
appropriate, to improve safety Implement physical and operational street improvements that support the City’s Vision
and visibility, reduce crossing Zero program, such as mid-block crossings, enhanced signage and pavement markings.

CHAPTER 3: MOBILITY
County Transit District (NCTD). Locally,

these modes of transit are supported
by roadway infrastructure that is
maintained and operated by the City.
Currently, ten bus lines connect Mira
Mesa to surrounding communities,
inclusive of two Rapid Bus routes and
two limited-service shuttles, in addition
to the Sorrento Valley Coaster Station
located just outside of the community’s
boundaries near the I-5- and I-805
junction.
The Community Plan supports the

development of a safe, convenient,
comfortable, reliable, and flexible
transit system that connects community
Transit and land use are inextricably linked, with transit stations
destinations, such as housing, and lines integrated into transit-oriented developments
commercial centers, and employment
hubs, as well as surrounding transit improvements, the Community (NEV) Plan had not been adopted in order
communities. In doing so, transit and Plan proposes dedicated travel lanes to allow NEV’s to operate on or across
land use are inextricably linked, with for transit along select roadways, as well roadways that exceed 35 mph. Therefore,
transit stations and lines integrated as the development of mobility hubs this Community Plan supports the study
into transit-oriented developments that and the possibility of a skyway. Figure of an NEV Plan to serve the outskirts of the
further improve transit accessibility and 3-3 illustrates existing and proposed community that is underserved by transit
increase transit ridership. SANDAG’s transit improvements across Mira Mesa. to connect them to urban centers.
2050 Regional Transportation Plan Note: There is community-based desire 1. Flexible Lanes and SMART
identifies planned transit system for transit or micro-transit service for the Corridors
improvements, such as Bus Rapid residences along the Sorrento Valley Blvd/
Transit (BRT) running along the center The Community Plan identifies the
Calle Cristobal corridor. At the time that
median of the proposed Carroll Canyon reconfiguration of select roadways
this Community Plan Update was written,
Rd extension through the 3Roots to reallocate existing roadway space
a City-wide Neighborhood Electric Vehicle
Master Plan area. In addition to regional for bicycling and transit use, while

CHAPTER 3: MOBILITY
maintaining vehicular access. In

some locations, flexible lanes are
accommodated along existing roadways
to provide dedicated travel lanes
for any combination of non-single
occupancy vehicles, such as bus transit,
autonomous/connected vehicles, or
other emerging mobility concepts. In
other locations, existing roadways are
converted into Sustainable Mobility for
Adaptable and Reliable Transportation
(SMART) corridors. SMART corridors
maximize the capacity and efficiency of
existing roadways, provide dedicated
space for transit and other pooled
services, manage travel demand in
real-time, and increase the safety for
Flexible lanes and SMART corridors can provide
dedicated space for transit along existing roadways. all modes of travel. Alongside other
improvements, such as transit priority
signals and queue jump lanes, which
SMART CORRIDORS allow buses to advance on a green light
before general purpose lanes, flexible
Sustainable Mobility for Adaptable and Reliable Transportation (SMART) corridors
lanes and SMART corridors help to
utilize both flexible lanes and emerging technology, such as transit signals
improve transit reliability and reduce
and adaptable turning movement designations, to be able to increase person
transit delays.
throughput along existing roadways that provide access to or between at least two
freeways. By reallocating existing roadway space to flexible lanes for non-single
occupancy vehicles, such as transit bus and autonomous/connected vehicles,
SMART corridors maximize the efficiency and capacity of existing roadways allowing
the movement of more people along the same amount of space. The use of
emerging technology, such as signal timing that adapts to changes in congestion
and traffic demand in real-time, also enable SMART corridors to reduce congestion.

CHAPTER 3: MOBILITY
Figure 3-3. Existing and Planned Transit Network
Planned Improvements Recommended Improvements Future Development

New Rapid Transit New Transit Line / RANCHO
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considered for micromobility improvements.
Commuter Rail Flexible Lanes/Queue

Jump Lane
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Modified Aerial Skyway
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CHAPTER 3: MOBILITY
2. Mobility Hubs
Mobility hubs are locations where
multiple modes of travel converge and
provide an integrated suite of mobility
services, amenities, and supporting
technologies for a more seamless
commuting experience. Mobility hubs
help address the “first- and- last-mile”
connection of a trip, by providing a
variety of amenities, such as passenger
waiting areas; curbside pick-up areas
for carpool or ride-share; real-time
travel information and directional
signage; enhanced walkways, bikeways,
and crossings; bicycle parking; micro-
mobility stations; and electric vehicle
charging stations. As shown in Figure
3-3, the Community Plan identifies
six mobility hub locations across Mira Mobility Hub Concept (SANDAG)
Mesa, some of which are integrated into
proposed Urban Villages.
MICRO-MOBILITY
Micro-mobility refers to small, low-speed, human- or- electric-powered mobility
devices, such as shared-use bicycles, electric-assist bicycles, scooters, electric
scooters (e-scooters), electric skateboards, neighborhood electric vehicles (NEV),
and other small, lightweight, wheeled vehicles. While micro-mobility devices are
available for individual purchase, they are more commonly rented/shared through
on-demand or subscription-based services. Early micro-mobility services operated
from specified locations, or docks/stations, where vehicles needed to be picked
up and dropped off. Newer services, however, employ a dock-less model in which
devices can be left anywhere or within a geo-fenced area.
Neighborhood Electric Vehicles (SANDAG)

CHAPTER 3: MOBILITY
3. Skyways
The steep terrain characteristics of the
canyons and valleys of Mira Mesa limit
the feasibility of additional roadways in
and out of Mira Mesa. Skyways, which
are also referred to as aerial cableways,
trams, or gondolas, offer a potential
solution that can traverse natural and
topographic obstacles within a limited
Skyways offer a potential mobility solution that can
right-of-way. Future mobility planning traverse Mira Mesa’s canyons and valleys (SANDAG).
should consider the feasibility of
providing skyway connections between developments that support facilities, and community
the Mid-Coast trolley extension in the transit ridership. These could destinations; and
University City area and the Sorrento include but are not limited to the
Valley/Sorrento Mesa employment g. Passenger areas with adequate
following:
areas, as shown in the two potential shelter, seating, artwork,
alignments in Figure 3-3. a. Bicycle share station and other lighting, and shade trees, and
micro-mobility options; surveillance, where appropriate.
4. Transit Policies
b. Car share, ride-share, and vehicle 3.19 Flexible Lanes and SMART
3.17 Transit-Oriented loading/drop-off and pick-up Corridors. Reconfigure the
Development. Promote the areas; streets identified in Figures 3-5
integration of land use and through 3-12 to accommodate
transit planning to strategically c. Dedicated parking for electric
flexible lanes and SMART
integrate transit within mixed-use vehicles and bicycles;
corridors that maximize roadway
developments and use transit to capacity and travel efficiency.
d. Dynamic parking management;
connect community destinations, The lane configuration and type
such as housing, commercial e. Real-time transit traveler of use is contingent upon needs.
centers, and employment hubs. information; Integrate transit priority features,
such as queue jumps and
3.18 Transit Amenities. Coordinate f. Signage and wayfinding that
transit priority signals, to further
with SANDAG, MTS, and property provides information and
improve roadway capacity and
owners to provide amenities direction to guide users between
efficiency.
within public spaces and private stations, bicycle and pedestrian

CHAPTER 3: MOBILITY
3.20 Mobility Hubs. Coordinate with connect them to major activity

SANDAG and MTS to develop hubs.
mobility hubs at the identified
3.24 Skyways. Coordinate with
locations illustrated in Figure
SANDAG and MTS to implement
3-3. Where feasible, consider the
a skyway system or comparable
development of mobility hubs at
transit option as identified in
all transit stations and key bus
Figure 3-3 to provide connections
stops to further facilitate transit
between the Sorrento Valley
ridership.
Coaster Station, the Sorrento
3.21 First- and Last-Mile Valley/Sorrento Mesa
Connections. Provide first- and employment center, mobility
last-mile connections to and from hubs, and new mixed-use
all transit stations with amenities developments.
that support safety, comfort,
Support the implementation of 3.25 Inter-Agency Coordination.
micro-transit services (SANDAG). connectivity, and accessibility
Coordinate with SANDAG and
for all modes of travel, such as
MTS to implement planned
walkways, bikeways, and vehicle
transit improvements identified
drop-off areas.
in the Regional Plan and other
3.22 Micro-Transit. Evaluate and ongoing transit infrastructure and
support the implementation of service enhancement within Mira
micro-transit services, such as Mesa.
local or closed-loop circulator,
3.26 Education. Promote public
to provide connections between
education campaigns and
under-served transit areas,
alternative transportation
mobility hubs, and the Sorrento
programs to further encourage
Valley Coaster Station.
transit use among students,
3.23 Neighborhood Electric employees, older adults, and
Vehicle. Support the study persons with disabilities.
of an NEV plan to serve the
Provide first- and last-mile amenities
outskirts of the community and
at all transit stations (SANDAG). those underserved by transit to

CHAPTER 3: MOBILITY
F. Streets approach that allows for the multi-

modal use of streets by reallocating
Streets and freeways comprise the existing roadway space for other
primary framework of Mira Mesa’s modes, such as bicycling or transit.
transportation network and play a Figures 3-5 through 3-12 illustrate
major role in shaping the form and planned street reconfigurations along
function of the community. Figure 3-4 the following roadways:
illustrates the overall roadway network
in Mira Mesa and the planned roadway • Camino Ruiz
classifications. • Westview Pkwy
• Mira Mesa Blvd
1. Street Reconfigurations • Miramar Rd
Mira Mesa’s canyons and existing • Black Mountain Rd
development patterns limit • Camino Santa Fe
opportunities for new or widened public • Barnes Canyon Rd
rights-of-way to provide additional • Carroll Canyon Rd
Bus transit along Mira Mesa Blvd
capacity for vehicles (Carroll Canyon
Rd through the 3Roots Master Plan
area is the only new public right-of-
way identified in the Community Plan
as shown in Figure 3-4). Instead, the
Community Plan identifies the provision
of new private street connections
within “superblocks” (see Chapter 7:
Urban Design and Chapter 8: Urban
Villages and CPIOZ) and focuses on
improvements that maximize the
efficiency of movement and capacity
across existing roadways while
improving safety and connectivity
for all modes of travel. This includes
embracing a Complete Streets
Traffic along Mira Mesa Blvd

CHAPTER 3: MOBILITY
Figure 3-4. Planned Street Classifications
Planned Roadway Classifications 4 Lane Collector (with TWLT)

RANCHO
RD
2 Lane Collector (without TWLT*) 4 Lane Major Arterial PENASQUITOS R CY
ME
2 Lane Collector (with TWLT) DEL MAR MESA
5 Lane Major Arterial
2 Lane Major Arterial 6 Lane Major Arterial
3 Lane Collector (without TWLT) 6 Lane Prime Arterial
3 Lane Collector (with TWLT) 8 Lane Prime Arterial
MIRAMAR
4 Lane Collector (without TWLT)
CARMEL VALLEY
AL RANCH
*TWLT = Two-Way Left Turn OB
I ST NORTH
R
EC
WESTVIEW PKWY
LL
CA
VE
WESTONHILL DR
ER
CAMINO RUIZ
R ES
P
N
YO
AN
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S QU Y BL
NA VA
L LE
S PE TO
EN
LO SO
RR
BLACK MOUNTAIN RD
MIRA MESA BLVD
1
I
Miramar
College
SCRIPPS
CAMINO SANTA FE
TORREY PINES
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CHAPTER 3: MOBILITY
Camino Ruiz
Figure 3-5. Reconfigured Cross-Sections for Camino Ruiz New Salem St to Reagan Rd
(South of New Salem St Intersection)
Note: Cross-section shown is taken at most constrained or
complex location within the segment limits. Cross-sections Proposed
for remainder of segment will vary. Dimensions shown are
conceptual and used for feasibility assessment only. Landscaping
depicted may require the formation of a Maintenance Assessment
District (MAD). Lane colors are for illustrative purposes only and
do not necessarily indicate pavement marking color or pattern. C c
For a complete list of studied corridors and cross-sections, refer
to the Mobility Technical Report.
Sidewalk
Separated
Bikeway
Buffer
Flexible
Lane
Travel
Lane
Travel
Lane
Median
Turn
Lane
Travel
Lane
Flexible
Lane
Turn
Lane
Buffer
Separated
Bikeway
Sidewalk
Key Map
Existing
al
ob
ist
Cr
Zapata Ave
lle
Ca
New Salem St
C c South of Carroll Canyon Rd to Miramar Rd
Mira Mesa Blvd

Mira Mesa
Town Center
CPIOZ
Rd Proposed
an
Reag
rs Dr
Flande
Gold Coast Dr F f
Jade Coast Dr
Travel
Lane
Travel
Lane
Travel
Lane
Travel
Lane
Sidewalk
Separated
Bikeway
Buffer
Buffer
Separated
Bikeway
Median
Sidewalk
Stone Creek
nyon Rd
3-Roots Carroll Ca Miramar Existing
f
Gateway
CPIOZ
F
Miramar Rd

CHAPTER 3: MOBILITY
Westview Pkwy
Figure 3-6. Reconfigured Cross-Sections for Westview Pkwy Galvin Ave to Mira Mesa Blvd
(South of Galvin Ave Intersection)
do not necessarily indicate pavement marking color or pattern. B b
Flexible
Lane
Travel
Lane
Sidewalk
Travel
Lane
Flexible
Lane
Parking
Lane
Sidewalk
Buffer
Two-Way
Separated
Bikeway
Turn Lane
Key Map
Existing
We
¨
§
¦
st
vie
15
w
Black M
Pk
w y
ountain
Rd
Mira Mesa Blvd to Hillery Dr

Capricorn Way (South of Mira Mesa Blvd Intersection)
Proposed
B b
Galvin Ave
C c
Mira Mesa Blvd
C c
Turn
Lane
Flexible
Lane
Sidewalk
Buffer
Buffer
Buffer
Mira Mesa
Travel
Lane
Median
Turn
Lane
Flexible
Lane
Turn
Lane
Travel
Lane
Sidewalk
Two-Way
Separated
Bikeway
Gateway
CPIOZ
Hillery Dr
Existing
1Miramar College
I
Transit Sta�on

CHAPTER 3: MOBILITY
Mira Mesa Blvd

Figure 3-7. Reconfigured Cross-Sections for Mira Mesa Blvd
Note: Cross-section shown is taken at most constrained Key Map

or complex location within the segment limits. Cross- Mira Mesa
Reagan Rd
Town Center H I
sections for remainder of segment will vary. Dimensions yB
lvd
CPIOZ
alle
shown are conceptual and used for feasibility assessment to V
Camin
re n Sorrento h i Mira Mesa
Sor
Schilling
only. Landscaping depicted may require the formation Mesa Rim
Trail CPIOZ
E
Gateway
o San
of a Maintenance Assessment District (MAD). Lane colors CPIOZ
Marauder Way
e
Black Mountain Rd
Westview Pkwy
are for illustrative purposes only and do not necessarily
Ave
ta Fe
Greenford Dr
Westonhill Dr
d
esa Blv
indicate pavement marking color or pattern. For a Mira M
Parkdale
Barnes Plaza
Aderman
complete list of studied corridors and cross-sections, refer A
Cam
Canyon Sorrento
to the Mobility Technical Report. CPIOZ CPIOZ
ino
a
Ave
Pacific Heights
Ru
Ave
iz
CPIOZ
Scr
ant
on
Rd
Scranton Rd to Schilling Ave Reagan Rd to New Salem St/Marauder Way
Proposed Proposed
A a E Separated
Bikeway
e
Separated
Bikeway
Sidewalk
Buffer
Travel
Lane
Travel
Lane
Buffer
Flexible
Lane
Flexible
Lane
Travel
Lane
Travel
Lane
Median
Separated
Bikeway
Buffer
Sidewalk
Sidewalk
Flexible
Lane
Travel
Lane
Travel
Lane
Median
Travel
Lane
Buffer
Travel
Lane
Flexible
Lane
Separated
Bikeway
Sidewalk
Existing Existing

CHAPTER 3: MOBILITY
Mira Mesa Blvd

Figure 3-7. Reconfigured Cross-Sections for Mira Mesa Blvd (continued)

or complex location within the segment limits. Cross- Mira Mesa
Reagan Rd
Town Center H I
sections for remainder of segment will vary. Dimensions yB
lvd
CPIOZ
alle
shown are conceptual and used for feasibility assessment to V
Camin
re n Sorrento h i Mira Mesa
Sor
Schilling
only. Landscaping depicted may require the formation Mesa Rim
Trail CPIOZ
E
Gateway
o San
of a Maintenance Assessment District (MAD). Lane colors CPIOZ
Marauder Way
e
Black Mountain Rd
Westview Pkwy
are for illustrative purposes only and do not necessarily
Ave
ta Fe
Greenford Dr
Westonhill Dr
d
esa Blv
indicate pavement marking color or pattern. For a Mira M
Parkdale
Barnes Plaza
Aderman
complete list of studied corridors and cross-sections, refer A
Cam
Canyon Sorrento
to the Mobility Technical Report. CPIOZ CPIOZ
ino
a
Ave
Pacific Heights
Ru
Ave
iz
CPIOZ
Scr
ant
on
Rd
Greenford Dr to Black Mountain Rd Black Mountain Rd to Westview Pkwy
Proposed Proposed
H h I i
Sidewalk
Turn
Lane
Sidewalk
Raised
Bikeway
Buffer
Travel
Lane
Buffer
Flexible
Lane
Flexible
Lane
Sidewalk
Raised
Bikeway
Buffer
Travel
Lane
Travel
Lane
Median
Travel
Lane
Travel
Lane
Travel
Lane
Median
Travel
Lane
Buffer
Travel
Lane
Flexible
Lane
Separated
Bikeway
Sidewalk
Travel
Lane
Flexible
Lane
Separated
Bikeway
Existing Existing

CHAPTER 3: MOBILITY
Miramar Rd
Figure 3-8. Reconfigured Cross-Sections for Miramar Rd

or complex location within the segment limits. Cross-
Black Mountain Rd
sections for remainder of segment will vary. Dimensions
shown are conceptual and used for feasibility assessment
Padge� St
only. Landscaping depicted may require the formation Stone Creek Ca
mi
no
of a Maintenance Assessment District (MAD). Lane colors Miramar Ru
iz
Gateway
are for illustrative purposes only and do not necessarily CPIOZ E G
indicate pavement marking color or pattern. For a
e g
complete list of studied corridors and cross-sections, refer
¨
§
¦
Mitscher Way
Rd 15
mar
Camino Santa
ira
Commerce Av
Ca
M
rro
ll
Rd
Fe
e
Camino Ruiz to Mitscher Way Padgett St to Kearny Villa Rd
(West of Mitscher Way Intersection)
Proposed Proposed
E e G Sidewalk g
Buffer
Flexible
Lane
Buffer
Sidewalk
Buffer
Travel
Lane
Travel
Lane
Travel
Lane
Median
Travel
Lane
Travel
Lane
Median
Travel
Lane
Buffer
Flexible
Lane
Travel
Lane
Travel
Lane
Flexible
Lane
Two-Way
Raised
Bikeway
Dynamic
Flexible Lane
Two-Way
Raised
Bikeway
Turn
Lane
Existing Existing

CHAPTER 3: MOBILITY
Black Mountain Rd
Figure 3-9. Reconfigured Cross-Sections for Black Mountain Rd Galvin Ave to Mira Mesa Blvd
(South of Gemini Ave Intersection)
do not necessarily indicate pavement marking color or pattern. B b
Sidewalk
Buffer
Travel
Lane
Travel
Lane
Turn
Lane
Travel
Lane
Travel
Lane
Turn
Lane
Separated
Bikeway
Median
Buffer
Separated
Bikeway
Sidewalk
Key Map
Rd Existing
cy
er
M
¨
§
¦
15
We
st vie
w
Pkw
y
Mira Mesa B b Activity Rd to Miramar Rd

Gateway Galvin Ave
CPIOZ Mira Mesa Blvd
Proposed
Hillery Dr
Black Mountain Rd
E e
Gold Coast Dr
Separated
Bikeway
Buffer
Buffer
Separated
Bikeway
Sidewalk
Travel
Lane
Travel
Lane
Travel
Lane
Travel
Lane
Two-Way
Left-Turn
Lane
Sidewalk
Stone Creek
E e
Ac�vity Rd Existing
Kearny
Miramar Miramar Rd
Gateway
V
illa Rd
CPIOZ

CHAPTER 3: MOBILITY
Camino Santa Fe
Figure 3-10. Reconfigured Cross-Sections for Camino Santa Fe
Calle Cristobal to Mira Mesa Blvd
Proposed
complex location within the segment limits. Cross-sections
do not necessarily indicate pavement marking color or pattern. A a
Sidewalk
Buffer
Travel
Lane
Travel
Lane
Travel
Lane
Travel
Lane
Sidewalk
Separated
Bikeway
Median
Buffer
Separated
Bikeway
Key Map
Existing
ley B l vd
o Val
nt
rre
So
Sorrento
Mesa Rim a
Trail CPIOZ A
d
esa Blv
Mira M
Camino Sa
Plaza
Sorrento Mira Mesa Blvd to Proposed Carroll Canyon Rd
nta Fe
CPIOZ
Pacific Heights b Proposed
Barnes CPIOZ B
Canyon
CPIOZ 3-Roots Rd
on
any
roll C
Car
ed
pos
Pro
B b
Sidewalk
Buffer
Travel
Lane
Travel
Lane
Travel
Lane
Travel
Lane
Travel
Lane
Travel
Lane
Separated
Bikeway
Median
Buffer
Separated
Bikeway
Sidewalk
Ras
ha
St
Rd Existing
Miramar

CHAPTER 3: MOBILITY
Barnes Canyon Rd
Figure 3-11. Reconfigured Cross-Sections for Barnes Canyon Rd Barnes Canyon Road
Mira Sorrento Pl to Lusk Blvd
do not necessarily indicate pavement marking color or pattern. A a
Bike Lane
Buffer
Travel
Lane
Buffer
Flexible
Lane
Travel
Lane
Flexible
Lane
Bike Lane
Buffer
Sidewalk
Buffer
Sidewalk
Key Map
Existing
Lu
s
kB
lvd
Travel
Lane
Travel
Lane
Sidewalk
Parking
Lane
Parking
Lane
Sidewalk
A
Rd
Canyon
Barnes a Note: Cross-section shown is taken at most constrained or complex location within the
segment limits. Cross-sections for remainder of segment are subject to vary. Dimensions
shown are conceptual and used for feasibility assessment only. Landscaping depicted
may require the formation of a Maintenance Assessment Dristrict (MAD).
Barnes
Scranton Rd
Canyon Scranton Rd
CPIOZ South of Mira Mesa Blvd
Proposed
ento Pl
Sorr
ira
Dr
e
ous
More h
M
d
B b
Mira Mesa Blv
b
Lane
Flexible
Lane
Sidewalk
Buffer
Travel
Lane
Travel
Lane
Bike Lane
Median
Bike Lane
Travel
Lane
Travel
Lane
Flexible
Lane
Sidewalk
Buffer
Travel
B
Rd
ll Ca nyon
Caro Existing
¨
§
¦805
Travel
Lane
Median
Travel
Lane
Sidewalk
Travel
Lane
Travel
Lane
Sidewalk
Travel
Lane
66 / MIRA MESA COMMUNITY PLAN Note: Cross-section shown is taken at most constrained or complex location within the
segment limits. Cross-sections for remainder of segment are subject to vary. Dimensions
shown are conceptual and used for feasibility assessment only. Landscaping depicted
may require the formation of a Maintenance Assessment Dristrict (MAD).
CHAPTER 3: MOBILITY
Carroll Canyon Rd
Figure 3-12. Reconfigured Cross-Sections for Carroll Canyon Rd
Black Mountain Rd
or complex location within the segment limits. Cross-
sections for remainder of segment will vary. Dimensions
Westonhill Dr
shown are conceptual and used for feasibility assessment
only. Landscaping depicted may require the formation E
Cam
D
Pacifi
of a Maintenance Assessment District (MAD). Lane colors
ino
c e
Camino Sa
d
Heigh lvd
Ru
are for illustrative purposes only and do not necessarily Stone Creek
iz
Maya Linda Rd
indicate pavement marking color or pattern. For a
ts B
Miramar
3-Roots
nt
Gateway
complete list of studied corridors and cross-sections, refer
a Fe
CPIOZ
Carr
to the Mobility Technical Report. oll Canyon Rd
Car
roll
Rd
Maya Linda Rd to Black Mountain Rd Black Mountain Rd to I-15

Proposed Proposed
D d E e
Sidewalk
Travel
Lane
Travel
Lane
Median
BRT
Guideway
BRT
Guideway
Median
Travel
Lane
Travel
Lane
Sidewalk
Parkway
Parkway
Separated
Bikeway
Travel
Lane
Separated
Bikeway
Travel
Lane
Travel
Lane
Buffer
Travel
Lane
Median
Sidewalk
Sidewalk
Buffer
Existing
Planned*
* Planned roadway cross-section per Stone Creek Master Plan Area. Note: Class IV
Bikeways will be rerouted to Maya Linda Rd where available right-of-way is wider.

CHAPTER 3: MOBILITY
2. Streets Policies roadway capacity and travel to construct the Carroll Canyon
efficiency. The lane configuration Road extension through the
3.27 Complete Streets. Provide
and type of use is contingent 3Roots and Stone Creek Master
an inter-connected network of
upon needs. Plan areas with an integrated BRT
complete streets throughout
line.
the community that safely 3.31 Primary Streets. Prioritize
accommodates all travel modes vehicular connectivity and a. Make enhanced physical and
and users of all ages and abilities, operations on primary roadways, operational improvements to
while providing adequate travel such as Miramar Rd, Mira Mesa ensure efficient movement for all
capacity. Blvd, and Carroll Canyon Rd, that modes of travel.
connect to the regional freeway
3.28 Street Classifications. b. Consider the formation of a
network.
Construct and improve the street Maintenance Assessment District
network to the classifications 3.32 Roundabouts. Where feasible (MAD) along Carroll Canyon Rd to
identified in Figure 3-4 as and appropriate, consider the fund the landscape maintenance
roadways are resurfaced, installation of roundabouts at along the right-of-way.
improved, or right-of-way intersections to improve safety
becomes available. 3.35 Miramar Rd. Coordinate with
for all modes of travel, improve
property owners prior to buildout
traffic flow, promote traffic
3.29 Superblocks. Introduce new of the 6-lane major classification
calming, reduce turning conflicts,
private street connections or along Miramar Road. Truck
reduce vehicle idling and fuel
public right-of-way dedications access should be studied prior
consumption.
as part of future redevelopments to implementation of proposed
to break up the scale of large 3.33 Intersections. Implement medians in consideration of
development “superblocks,” to focused intersection Prime Industrial uses along the
increase connectivity, to improve improvements (e.g., geometric roadway.
multi-modal mobility, and to design, signs, signals, pavement
alleviate congestion. 3.36 Inter-Agency Coordination.
marking enhancements) to
Coordinate with SANDAG,
improve safety and operations
3.30 Street Reconfigurations. MTS, and Caltrans on ongoing
for all modes of travel.
Reconfigure the streets identified transportation planning and
in Figures 3-5 through 3-12 to 3.34 Carroll Canyon Rd. Coordinate infrastructure implementation
accommodate flexible lanes and with SANDAG, MTS, and Caltrans, efforts.
SMART corridors that maximize and adjacent property owners

CHAPTER 3: MOBILITY
G. Curbside 1. Curbside and Parking

Management Policies
demand-based pricing, and
and Parking time limit parking, among others

strategies.
Management 3.37 Parking Management. Support
parking management strategies 3.38 Loading and Delivery. Ensure
Ride-share services and micro-mobility
that maximize the efficiency of efficient movement and delivery
devices, as well as a growing trend in
the curbside for on-street parking of goods to retail, commercial,
e-commerce that requires frequent
use to increase turnover and and industrial uses while
delivery of goods, have all increased
parking availability and reduce minimizing congestion impacts
the demand for curb space. To safely
overnight parking of oversized to roadways, especially along
and efficiently accommodate these
vehicles in high-demand areas Miramar Rd, Mira Mesa Blvd, and
growing and competing needs for curb
such as mixed-use, multi-family Camino Ruiz, by encouraging
space, the Community Plan proposes
residential, commercial, and curbside loading and delivery
broad policies that are intended to form
employment centers. This during non-peak hours and/
the basis for a more detailed curbside
could include the creation of or within adequately-sized
management plan that can be tailored
a community parking district, designated off-street loading and
to meet the specific needs of the
shared parking solutions, delivery areas.
community.
Elements of curbside management (NACTO).

CHAPTER 3: MOBILITY
A current example deployed across

Mira Mesa is the use of adaptive signal
control technology that adjusts the
timing of signals to accommodate
changing traffic patterns. Other
emerging technologies include vehicle
sensors, high-speed communication
networks, and advanced analytics,
especially with the increase in use
of both electric and autonomous/
connected vehicles.
The City is committed to developing

a comprehensive City wide ITS Plan
Parklet in lieu of on-street parking (NACTO) as a necessary step towards effective
implementation and operation of the
3.39 Curb-Cuts and Driveways. the use of technology to optimize existing and future ITS in the City. The
Where feasible, encourage the efficiency of on- and off-street plan will identify the City’s existing and
shared and consolidated parking supply to adequately future ITS infrastructure operations and
driveways to reduce curb cuts meet parking demands. maintenance needs, and facilitate the
along the roadway and reduce City’s future connections to the region’s
conflicts between motor vehicles H. Intelligent developing ITS network. This will
and bicyclists and pedestrians. Transportation enable the City to coordinate further
3.40 On-Street Parking. Where

Systems with SANDAG, other local cities, and
state agencies to manage the overall
appropriate, encourage the Intelligent Transportation Systems
performance of both the local and
repurposing of on-street (ITS) refers to the use of technology to
regional transportation systems. The
parking for alternative uses (e.g., improve transportation safety, capacity,
ITS network will help to better manage
pedestrian and bicycle facilities, travel times, and service quality across
the region’s freeways, roads, transit,
urban greening, placemaking, the street and transit network enabling
incidents and emergency response,
micro-mobility corrals). people to make informed decisions
special events, commercial vehicle
when traveling. Available technologies
3.41 Shared-Parking. Encourage operations, and traveler information.
vary widely and continue to evolve.
shared parking agreements and

CHAPTER 3: MOBILITY
1. Intelligent Transportation
Systems Policies
3.42 Inter-Agency Coordination.
Coordinate with SANDAG in
developing a Regional Intermodal
Transportation Management
Systems Network that connects
the region’s local transportation
management centers (TMCs)
and enables local agencies to
cooperatively manage the overall
performance of both the local
and regional transportation
systems.
3.43 Implementation. Facilitate

the implementation of ITS and
emerging technologies to help
improve safety, reduce collisions, ITS refers to the use of technology to improve
transportation safety, capacity, travel times, and service
minimize traffic congestion, quality across the street and transit network (SANDAG).
maximize parking efficiency,
and manage transportation and
parking demand, such as traffic
I. Transportation services. TDM seeks to promote a
signal coordination, pedestrian Demand more efficient use of the transportation

network whereby more people travel
and bicycle detection, traffic and Management in the same amount of space, i.e.,
transit information display, and Transportation Demand Management reduction in SOV trips on roadways and
electric vehicle charging stations. (TDM) refers to strategies and programs an increase in transit use. TDM also
aimed at reducing single-occupant seeks to spread total travel demand
vehicle (SOV) trips by providing across more hours of the day to take
incentives and commuter benefit better advantage of the transportation
resources, such as travel assistance, network’s capacity during off-peak
transit and parking subsidies, and other times. The Community Plan encourages

CHAPTER 3: MOBILITY
TDM as part of a comprehensive focus on the Miramar College 3.46 Private Parking. Encourage
strategy that offers residents, Transit Center, Sorrento Valley developers and property owners
employees, and visitors multiple options Station, and other mobility hubs to “unbundle” parking from
for getting around, with a focus on within the community. developments (i.e., separating
more sustainable modes of transport, the cost of buying/leasing a
3.45 Development Amenities.
such as walking, biking, and transit. By parking space from the cost of
Encourage developers, property
reducing the total number of auto trips, buying/leasing a commercial or
owners, and employers to
especially SOV trips, and the associated residential unit), which aids in
provide and encourage the use
vehicle miles traveled, TDM help achieve reducing development costs,
of TDM amenities in residential,
local, regional, and state goals for the and preventing the oversupply
commercial, office, and mixed-
reduction in greenhouse gas emissions of parking and encouraging
use developments, such as
to promote a cleaner San Diego. The the use of alternative modes of
ride-share, car/vanpool, and
City of San Diego currently partners transportation.
shuttle services, as well as flexible
with SANDAG to implement and
scheduling/ telecommuting
encourage participation in a variety of
opportunities for employees.
TDM measures. For example, employers
are encouraged to participate in
SANDAG’s iCommute program which
provides TDM incentives for employees
and residents within Mira Mesa.
1. Transportation Demand
Management Policies
3.44 Shared- and Micro-Mobility.
Work with public and private
entities, such as employers,
institutions, and public agencies
to encourage the expansion
of shared- and micro-mobility
programs and stations, such as
bike share, car share, and scooter
Encourage the expansion of shared-mobility programs
share program(s), with an initial to manage transportation demand (SANDAG).

4
4: Public Services,
Facilities, and Safety
A. Introduction
B. Vision and Goals
C. Public Facilities and Services
D. Safety
73
CHAPTER 4: PUBLIC SERVICES, FACILITIES AND SAFETY
A. Introduction providing and improving public facilities

are Development Impact Fees (DIF) and
The Public Facilities, Services, and Safety the General Fund.
Element addresses the provision of
public services and facilities within the B. Vision and Goals
Mira Mesa Community and addresses The Community Plan envisions an
health and safety issues affecting the adequate network of public facilities,
community. This chapter is intended such as libraries and schools, as well
to assist planning staff and decision- as public services, such as police and
makers in the planning, design, and fire-rescue, to sustainably support a
implementation of improvements to growing population and maintain public
public services and facilities. It is also safety within Mira Mesa.
intended to assist project applicants San Diego Fire Station #44 in Mira Mesa
in the design of projects that may
encounter safety issues as outlined in
this chapter. Refer to Chapter 8: Urban
Villages and CPIOZ, which provides
SDRs for new developments in the
Urban Villages.
Generally, the City does not have

land use jurisdiction over land with
institutional uses owned by other
government agencies. However, the
Community Plan provides guidance
for public agencies when considering
new and enhanced facilities. When a
government agency decides to close
or relocate a facility, alternative land
uses and proposed non-institutional
uses are subject to the City’s land
use jurisdiction. For reference, two
of the City’s main funding sources for
San Diego Miramar College in Mira Mesa

CHAPTER 4: PUBLIC SERVICES, FACILITIES, AND SAFETY
PUBLIC SAFETY, FACILITIES, AND

SAFETY GOALS:
To support the community’s vision, this
chapter sets forth the following goals:
• Provision of public facilities to serve

the existing and future residents and
employees;
• Community facilities that are centrally

located and easily accessible to all
members of the community;
• Community use of school facilities

during non-school hours for educational,
recreational, and cultural purposes;
• Improved energy and water conservation

in the operation and design of existing and
new public facilities;
• Provision of solar or other renewable

energy generation, electric vehicle
charging, and storage capabilities for
public facilities, when feasible; and
• A healthy, safe, and livable community that

reduces the risk posed by fire, flooding,
hazardous materials, geologic and seismic
hazards, and extreme temperature.

Fire Station 38 serves Central Mira

Mesa, Fire Station 41 serves Sorrento
Valley, and Fire Station 44 serves
Eastern Mira Mesa. These facilities
provide sufficient fire and rescue
services to serve Mira Mesa, particularly
in areas adjacent to open space
canyons and hillsides.
3. Libraries
The Mira Mesa branch of the San Diego
Public Library is located at 8403 New
Salem Street. The 20,000-square-foot
Mira Mesa Library opened in 1994 and
has one of the largest collections in the
San Diego Public Library Mira Mesa Branch City Public Library system.
4. Schools
C. Public Facilities names and boundaries of the police
and Services department neighborhoods are subject

to change at the discretion of the police
Schools that serve Mira Mesa are
dispersed throughout the community
Existing and planned public services department. The front portion of the and within walking distance of most
and facilities are shown in Figure 4-1. old community library located near homes. The San Diego Unified School
Mira Mesa Community Park has been District (SDUSD) operates seven
1. Police converted to a Police Storefront. Its elementary schools, two middle schools,
The City provides police services existence supports a close relationship one high school, and two charter
through geographic service areas and between community groups such as schools. The San Diego Community
the police department has defined Neighborhood Watch and the law College District operates the Miramar
neighborhood names corresponding enforcement establishment. Community College. A possible future
to each police beat. Beats 242, school site has been identified within
243, and 931 are called the Mira 2. Fire and Rescue the Westside Neighborhood of the
Mesa, Miramar, and Sorrento Valley City of San Diego Fire Stations 38, 41, Stone Creek Master Plan Area.
neighborhoods, respectively. The and 44 provide fire and rescue services.

Figure 4-1. Existing and Planned Public Services and Facilities
?t
E
Library Locations School Waste Water Facilities
City of San Diego Existing Existing Facility
² RANCHO
Branches Proposed PENASQUITOS CY
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BLACK MOUNTAIN RD
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Ericson
B AL Sandburg Elementary
TO MIRAMAR
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EC
WESTVIEW PKWY
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VE NORTH
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Torrey NY
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Scripps Ranch Storefront
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Jonas Salk Wangenheim
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5. Water, Sewer, & Storm 4.3 Fire stations. Support the b. Continue to pursue additional
Water Infrastructure construction of a fire station near opportunities for potential school
The Public Utilities and Engineering and Camino Santa Fe and Miramar sites within the Carroll Canyon
Capital Projects Departments’ Capital Road or at another location area, including but not limited
Improvement Program Guidelines determined by the San Diego Fire to land designated for non-
and Standards provide the framework and Rescue Department. residential uses.
for the design and construction of 4.4 Libraries. Support the library c. Support the siting of a school
new water and sewer facilities and expansion and/or development within the Stone Creek Master
address sewer conveyance and of a new library to accommodate Plan Area, should SDUSD choose
treatment capacity, and water efficiency, the growing community to build one, based on the
conservation, recycle and reclaimed population. SDUSD enrollment needs (refer
water, cost-effectiveness, and timely to the Stone Creek Master Plan
construction. 4.5 Schools. Coordinate with the San
Area).
Diego Unified School District to
6. Utilities explore options for the provision d. Encourage the collaboration of
The City has a long-term City wide of pre-kindergarten to 12th grade San Diego Unified School District
program for utility providers to educational facilities to serve and other educational centers,
underground overhead power and Mira Mesa students as needed. such as Miramar College, for
communication lines. Work with the school district to siting school facilities.
transform school facilities in Mira
7. Public Facilities and Mesa into neighborhood focal
Services Policies points with a strong image and
4.1 Community Engagement. identity.
Maintain a close relationship a. Coordinate school facility
between community alert groups, planning with residential
Neighborhood Watch Programs, development to assure that
and the Police Department. permanent core facilities will be
4.2 Police. Support the operation available to accommodate the
of a police storefront within Mira increased student population
Mesa. without overcrowding.
Mira Mesa Police Station

e. Pursue joint use agreements for j. Encourage the establishment of

community use of school facilities public schools in the community’s
during non-school hours for mixed-use villages.
educational, recreational, and
4.6 Under-grounding Utilities.
cultural purposes.
Work with utility providers to
f. Partner with local institutions accelerate the under-grounding
and businesses to provide career of overhead communication lines
technical education work-based and electrical distribution lines
opportunities for students. within residential neighborhoods.
Work with San Diego Gas
g. New development should be
& Electric to underground
adequately buffered from
San Diego Fire Station #38 in Mira Mesa
transmission lines where
existing school sites, such as with
technically and economically
landscaping, grade separation,
feasible.
or streets. School access to open
space canyons should be provided, D. Safety
where feasible.
1. Air Quality
h. Design of residential development
I-805 and I-15 are the primary sources
in the vicinity of elementary
of air pollution that affects Mira
schools should incorporate safe
Mesa. Air pollution diminishes as the
and direct multi-modal access for
distance from freeways increases. For
students (Safe Routes to School
residential and other sensitive-receptor
Programs) and avoid the crossing
land uses within 500 feet of a freeway,
of major streets wherever possible.
building design features can minimize
i. Encourage the construction of the effect of air pollution. Building
multi-story school facilities where features that can attenuate air pollution
aligned with California Department include individual dwelling ventilation
of Education school facility systems with HEPA filters, careful
requirements. location of HVAC intake vents away from
pollution sources, and/or fixed windows
facing the freeway.
Mira Mesa Community Park

2. Hazardous Materials compatibility is referenced in Chapter 2: b. Acquire, modernize, and/or replace

Land Use. firefighting equipment to meet
New development could encounter
the needs of the community for
isolated soil and/or water contamination
6. Safety Policies canyon and open space firefighting
on properties with past uses that
4.7 Air Pollution. Incorporate building capabilities.
include, but are not limited to industrial,
manufacturing, or related commercial features into new residential
c. Promote wildland fire
uses, gas stations, dry cleaners, auto buildings located within 500 feet of
preparedness education for
repair facilities, or fuel tanks. the outside freeway travel lane to
residential households.
reduce the effects of air pollution.
3. Geological & Seismic 4.11 Fire-Resistant Design.
4.8 Caltrans Rights-of-Ways. Work
Risk associated with potential geologic Incorporate fire safe design into
with Caltrans to plant trees in
hazards within the community are development within very high fire
the landscaped areas in Caltrans
primarily due to the presence of hazard severity zones to have fire-
right-of-way adjacent to I-805 and
steep, non-conforming slopes and the resistant building and site design,
I-15, where feasible to assist in
community’s location within a seismically materials, and landscaping as part
air pollution mitigation and noise
active region. of the development review process.
mitigation.
a. Locate, design, and construct
4. Fire 4.9 Fault Lines. Consider the
future development to provide
Canyon adjacent neighborhoods and incorporation of passive public
adequate defensibility and
employment areas are identified as being space and landscaped areas as
minimize the risk of structural loss
within a Very High Fire Hazard Severity part of development projects
from wildland fires.
Zone due to hazard from wildland fires. where active faults preclude the
Residents and employees in these areas construction of new buildings. b. Design development on hillsides
should take additional measures to be and canyons to reduce the
4.10 Fire Zones. Protect neighborhoods
prepared for threat of wildland fire. increased risk of fires from
from unreasonable risk of wildfire
topography features (i.e., steep
within very high fire hazard severity
5. Aircraft slopes, ridge addles).
zones.
New development within the MCAS c. Minimize flammable vegetation and
Miramar Airport Influence Area must a. Maintain ongoing brush
implement brush management
be compatible with the requirements in management within the City-owned
best practices in accordance with
the City’s Airport Land Use Compatibility open space to minimize the risk of
the Land Development Code.
Overlay Zone. The airport land use structural damage or loss due to
wildfires.

5
5: Historic
Preservation
A. Introduction
B. Vision and Goals
C. Pre-Historic and Historic Context
D. Resource Preservation
E. Historic and Resource Preservation
Policies
81
CHAPTER 5: HISTORIC PRESERVATION
A. Introduction Resources and Sensitivity Analysis,

which are included as appendices
contribute to the City’s economic vitality
through historic preservation.
Historic Preservation is guided by the to the PEIR, and were prepared to
General Plan for the preservation, assist property owners, developers, C. Pre-Historic and
protection, restoration, and consultants, community members, Historic Context
rehabilitation of historical and cultural and City staff in the identification Mira Mesa’s formative development
resources throughout the City. This and preservation of historical, history is encapsulated by a series of
chapter is based upon review of issues archaeological, and tribal cultural themes including ranching, military, and
and trends facing Mira Mesa and resources within the Mira Mesa a suburban residential and business
provides corresponding strategies Community Plan Area. expansion boom.
to implement community historic
preservation goals. By tracing and B. Vision and Goals 1. Tribal Cultural History
preserving its past, the community The Community Plan envisions a quality
can gain a clear sense of the process Mira Mesa is located within the
built and natural environment enriched traditional and unceded territory of
by which it achieved its present by the identification and preservation
form and substance, and develop the Kumeyaay, also known as Ipai,
of significant historical resources Tipai, or Diegueño. The Yuman-
strategies to appreciate local history within Mira Mesa. It is also the intent
and culture, enhance the quality of speaking Kumeyaay bands lived in
of this chapter to improve the quality semi-sedentary, politically autonomous
the built environment, and contribute of the built environment, encourage
to economic vitality through historic villages or rancherias near river valleys
the appreciation for the City’s history and along the shoreline of coastal
preservation. and culture, maintain the character estuaries in southern San Diego and
This chapter provides a summary of and identity of the communities, and southwestern Imperial counties, and
the prehistory and history of the Mira
Mesa community and establishes
policies to support the identification HISTORIC PRESERVATION GOALS:
and preservation of the historical,
To support the community’s vision, this chapter sets forth the following goals:
archaeological, and tribal cultural
resources of the community. More • Identification and preservation of significant historical resources in Mira
detailed historical narratives are Mesa; and
provided within a Historic Context
• Educational opportunities and incentives related to historical resources in
Statement, Historical Resource
Mira Mesa.
Reconnaissance Survey and a Cultural

2. Early Development Period

(1823-1968)
Mira Mesa has an early agriculture
and ranching history as part of San
Diego’s first rancho, Rancho Santa
Maria de Los Peñasquitos, awarded as
a Mexican land grant in 1823 to Captain
Francisco Maria Ruiz, Commandant of
the Presidio of San Diego. The Mexican
government began issuing private land
grants in the early 1820s, creating the
rancho system of large agricultural
estates. Much of the land came from
the missions of the former Spanish
colony, which the Mexican government
secularized in 1833. The rancho’s name
translates to “Saint Mary of the Little
General View of “Los Peñasquitos” Residence of J.S. Taylor, San Diego, CA, published
1883 (Historic American Buildings Survey, HABS CA-2072, Library of Congress) Cliffs” and encompassed the present-
day communities of Mira Mesa, Carmel
northern Baja California, Mexico. was located in the area during the Valley, and Rancho Peñasquitos. The
Prior to Spanish Colonization in the prehistoric and ethnohistoric periods rancho underwent a building expansion
1700s, Native American aboriginal (part of the village is a designated in 1862 and can be viewed as part of
lifeways continued to exist, and historic resource located near the the Johnson-Taylor Adobe of Rancho
archaeological records show that community’s western boundary in de los Peñasquitos designated historic
Mira Mesa was heavily used not only Sorrento Valley). The village was home resource (HRB# 75). The rancho
for procurement of natural plant of the Captain (Kwaaypaay) band and remained a working ranch until 1962
and animal resources, but also for was an important center for trade and and Mira Mesa remained largely open
the numerous small canyons and interaction throughout the region. land during the early 60s until a major
drainages which provided sources The Kumeyaay are the Most Likely developer, Irvin Kahn, planned to
of fresh water and provided travel Descendants of all Native American make Los Peñasquitos Canyon into a
routes between inland and coastal human remains found in the City of San golf course with fairway homes and
settlements. The Village of Ystagua Diego. purchased all 14,000 acres.

Military development occurring permanently throughout the state, center, 2 branch libraries, 2 fire stations,
adjacent to the community’s southern including San Diego. Government and 160-acres of land for commercial
boundary had a significant influence on programs were established to assist development. The lack of housing
the development of Mira Mesa, as well working class families and veterans available in nearby neighborhoods
as surrounding suburban communities. to purchase a house and to expand of Clairemont and Kearny Mesa
After the conclusion of World War I, regional highways. Developers started encouraged private sector investment
San Diego established itself as a major to hire architects not to design a single and construction on the first homesites
military hub with a strategic location home, but rather a set of stock plans, began in 1969. Multiple developers
for the Navy and Marine Corps armed resulting in new communities of 300- emerged, such as Pardee Construction
forces service branches. Beginning in 400 nearly identical homes. San Diego’s Company and the Larwin Company, to
1917 as Camp Kearney, the military development rapidly spread outward create a competitive and accelerated
base at today’s MCAS Miramar served during this period. building program resulting in a large
varying operational functions for suburban residential boom. Throughout
Through a large annexation in
both the Navy and Marine Corps at 1971 and toward the end of 1972, Mira
November of 1958, Mira Mesa, Del
various times over its history. In 1943, Mesa led construction activity within
Mar Heights, and Miramar Naval Air
construction of the Camp Kearney’s
Station (today’s MCAS Miramar) became
training facilities was nearly complete
incorporated into the City of San Diego.
and a year later work ended on two
A group of Los Angeles developers had
new concrete runways and taxiways,
filed a subdivision map named Mira
beginning military aviation use of the
Mesa with lotting identified for 2,800
base. The Vietnam War solidified
home sites as well as schools, parks,
the base’s importance, particularly in
offices, churches, and a neighborhood
the field of aviation, and by 1968 the
shopping center. Development was
Miramar base had become the busiest
delayed until the completion of the
military airfield in the United States.
Second Colorado River Aqueduct to
3. Development Boom Period the nearby Miramar Dam and essential
(1958-1979) public infrastructure assured so that
the City Council would approve the
California experienced a period of
Mira Mesa Community Plan in January
population growth following World War
of 1966. In addition to housing, the
II with millions of returning veterans
plan included locations for a junior
and defense workers looking to settle Aerial showing Camp Kearney (Miramar) and
college, public schools, a branch civic Hourglass Field, 1956 (militarymuseum.org 2020)

the City. The population increased

from 1,180 in 1970 to 34,600 people by
January 1978.
In 1959, the city approved the first

industrial park in Sorrento Mesa.
One of the first occupants was Sharp
Laboratories in 1962, known for their
research, development, and production
of radioactivity measuring systems.
Sorrento Valley (known as Cañada de la
Soledad in the 1800s until a later name
change to evoke Sorrento, Italy) also
became home to San Diego’s emerging
life science industry.
In the 1970s, Mira Mesa, along with

other similarly situated suburban
communities, was faced with a
large residential population without
commensurate public and private
facilities and services to adequately
serve education, recreation,
commercial, and religious needs.
Lack of schools was a large concern
as school age children would travel
to Clairemont to attend school. The
first school in the community was the
(temporary) Mira Mesa Elementary
School opened in December 1969
inside two tract houses leased from
a developer. There was no secondary
Aerial showing Mira Mesa’s 1970s development, 1974 (UCSB 2020)
school until Mira Mesa High School

opened as a junior/senior high school in homes, duplexes, educational facilities,

1976. Other schools were constructed libraries, churches, parks, recreation
and opened in the 1970s as a result centers, shopping centers, strip malls,
of voter approval of a school bond bowling alleys, movie theaters, and ice-
in 1974. San Diego Miramar College skating rinks. This theme also includes
was founded in 1969 and located industrial and warehouse buildings.
in Hourglass Field Park, which had
previously been an auxiliary U.S. Navy 4. Community Expansion
landing field after World War II. and Continued Development
(1980-1990)
In addition to civic and institutional
Between 1980 and 1990, Mira Mesa’s
development, recreational and
population increased by 66 percent
commercial properties were built to
and the community experienced more
facilitate residential and educational
diverse and higher density residential
buildings. In January 1977, both the
development as large single-family tract
Mira Mesa Community Park and Mira
projects transitioned to development
Mesa Recreation Center opened, Pardee advertisement for Mira Mesa residential
of condominium and apartment developments, 1971 (SDU August 15, 1971)
located centrally to most residential
projects. In 1980, the conservation of
neighborhoods. The first grocery store,
open space became solidified as Los
Bradshaw’s Market, opened in 1971 and
Peñasquitos Canyon Preserve was
the first gas station, Jack’s Arco, opened
established as a large regional park. The
in 1976.
1992 Community Plan also focused on
The significant historical theme open space preservation and natural
identified with this period is the resource conservation within Mira
development of residential, civic Mesa’s canyon systems and vernal pool
and institutional, and recreational complexes. Hourglass Community Park
and commercial, and industrial and Field House was dedicated in 1989
uses. Numerous property types are as Mira Mesa’s second community park
associated with this theme and include through a long-term lease between
types commonly associated with early the City and the San Diego Community
suburban residential communities College District.
Aerial view of Mira Mesa High School circa 1975
including single-family and multi-family (Classreport.org 2020)

transform into a technology, life science,

and pharmaceutical business hub.
The 1979 General Plan provided a

growth management strategy, including
provisions that public facilities would
generally be provided concurrent with
need. Mira Mesa’s Facilities Benefit
Assessment (FBA) was established in
1986 to collect Development Impact
Fees to fund public facilities identified
in the community plan, including parks,
roads, fire stations, and libraries. The
FBA helped to advance the construction
of public facilities as the community’s
population grew.
The significant historical theme

identified with this period is
development that is higher density,
more diversified, and more conscious of
its impact on sensitive areas. Property
types associated with this theme
include single-family homes, multiple-
Miramar College, 1976 (Miramar College Pinterest 2020)
family buildings, townhomes, stacked
flats, duplexes, primary educational
As the eastern portion of Mira Mesa at MCAS Miramar, developed with facilities, parks, nature preserve
developed with residential, civic, light industry, warehousing, and later structures, low-rise industrial buildings,
institutional, and recreational uses, business park uses. In 1985, Qualcomm, business parks/complexes, hotel/
the southern and western portions of a multinational semiconductor and motels, shopping centers, shopping
the community in the Miramar area, telecommunications equipment malls, strip malls, and big-box retail
Sorrento Mesa, and Sorrento Valley company, signed its first five-year format commercial buildings.
most affected by aviation operations lease and Sorrento Mesa continued to

5. Shifting Demographics the Community Plan. The Cultural Figure 5-1. Demographic Comparison
(1990-2010) Resources Constraints Analysis between CPA and City, 2020 SANDAG
Estimates
During this period, Mira Mesa became describes the tribal cultural history
(pre-contact/protohistoric and pre- 303 (<1%) 5,211 (<1%)
a community with greater ethnic and
racial diversity with a notable growth of history) in the Mira Mesa area, identifies
its Filipino community, present since the known significant archaeological 213,858
(15%)
1970s. By the 1990 census, Mira Mesa’s resources, guides the identification
29,992
total population was approximately of possible new resources, and (40%)
83,222 (6%)
62,500 and White, non-Hispanic was includes recommendations for proper
the largest population group at 60 treatment. The Historic Context
percent, then Asian-Pacific Islander at Statement provides information
27 percent, Hispanic at 9 percent and regarding the significant historical
themes in the development of 630,962
Black at 4 percent. By 2010, Asian- (44%)
Pacific Islander had become the largest Mira Mesa and the property types 3,157 (4%)
population group at 50 percent, then associated with those themes. The
White, non-Hispanic at 32 percent, Historic Resource Reconnaissance
Hispanic at 13 percent and Black at 5 Survey evaluated the master planned
residential communities within the 24,308
percent. In comparison to the rest of (32%)
the city, as shown in Figure 5-1, Mira planning area to determine which ones
Mesa has a higher percentage of Asian- merited further historical evaluation
Pacific Islanders as of the 2020 census. and which ones appear ineligible for
The community’s Asian-Pacific Islander historic designation. These documents 441,621
heritage is particularly reflected in the have been used to inform the (31%)
13,325
area’s commercial properties including policies and recommendations of the (18%)
grocery stores and restaurants. Community Plan and the associated
environmental analysis.
D. Resource Cultural resources documented
4,020 (5%) 55,609 (4%)
Preservation as part of the Cultural Resources
Mira Mesa CPA City of San Diego
A Cultural Resources and Sensitivity Constraints Analysis consist of 159 American Indian
Analysis and a Historic Context previously recorded cultural resources. Asian, & Pacific Islander
Black
Statement and Reconnaissance Survey Of these, 110 are located within the White
Hispanic
were prepared in conjunction with Mira Mesa Community Plan Area and All Other

the remainder are within the quarter

mile radius studied. The 159 cultural
resources consist of 121 prehistoric,
29 historic and 5 multicomponent (four
resources were unable to be classified
due to incomplete site forms). Seven
historic addresses have also been
documented. Cultural resources range
from lithic scatter and isolate, habitation
debris, bedrock milling information,
adobe buildings/structures, privies/
dumps/refuse to railroads, a farm/
ranch, a bridge, and more. Mira Mesa
is now highly developed and most
of the remaining sensitive sources
lie within the five major open space
canyon systems: Los Peñasquitos,
Lopez, Carroll, Rattlesnake, and Soledad
Canyons.
Cultural sensitivity levels and Advertisement for Mira Mesa Homes from 1970 (SDU Jan. 4, 1970)
the likelihood of encountering
archaeological or tribal cultural
sensitivity. The center portion of the recent development. However, there
resources within Mira Mesa are rated as
community between Camino Santa Fe are designated historical resources
either low, moderate, or high based on
and Camino Ruiz and north of Carroll associated with the community’s early
the results of archival research, Native
Canyon has been identified as having history located within adjacent areas
American Heritage Commission Sacred
moderate sensitivity and the remaining including the Mohnike Adobe, the
Lands File record search, regional
portion as low sensitivity. Johnson-Taylor Adobe of Rancho de los
environmental factors, and historic
Peñasquitos, and the Village of Ystagua,
and modern development. The portion At the time of its adoption, there were
Area #1.
of the community west of Camino no designated historic resources
Santa Fe, as well as the five canyons located within the Community Plan due Additionally, of the 110 previously
have been identified as having high in part to the community’s relatively recorded resources within the

Community Plan Area, three of them

have been previously evaluated by
the National Register of Historic
Places (NRHP) for listing, California
Register of Historic Resources
(CRHR), or City Register and were
recommended eligible and significant
under CEQA: additional areas within
the Ethnographic Village of Ystagua,
the Atchison Topeka and Santa Fe
Railroad, and the Bovet Adobe site
appear eligible for National Register as
an individual property through survey
evaluation.
The Mira Mesa Historic Context

Statement, which identifies the
historical themes and property types
significant to the development of
Mira Mesa, will aid City staff, property
owners, developers, and community
members in the future identification,
evaluation, and preservation of
significant historical resources in the
community. The Historic Resource
Reconnaissance Survey has identified
three residential master planned
communities that warrant further
evaluation to determine whether they
are eligible for historic designation. The
Larwin Plan Book showing the Monterey plan options (The Larwin Group 1973) remaining residential master planned

communities were found ineligible for

historic designation.
E. Historic
and Resource
Preservation
Policies
5.1 Native American
Consultation. Conduct project-
specific Native American
consultation early in the
discretionary development
review process to ensure
culturally appropriate and
adequate treatment and
mitigation for significant
archaeological sites with cultural
or religious significance to the
Native American community in
accordance with all applicable
local, state, and federal Cover of the Los Peñasquitos Canyon Preserve Master Plan, 1998 (City of San Diego 1998)
regulations and guidelines.
5.2 Cultural Investigations. 5.3 Mitigation. Ensure adequate archaeologist and a Native
Conduct project-specific data recovery and mitigation for American Kumeyaay monitor.
investigations in accordance adverse impacts to archaeological
5.4 Significant Sites. Consider
with all applicable laws and and Native American sites as
eligible for listing on the City’s
regulations to identify potentially part of development, including
Historical Resources Register
significant tribal cultural and measures to monitor and
any significant archaeological or
archaeological resources. recover buried deposits from
Native American cultural sites
the tribal cultural, archaeological
that may be identified as part
and historic periods, under
the supervision of a qualified

of future development within Statement to assist in the theme in the development of

Mira Mesa, and refer sites to identification of potential historic Mira Mesa or the City as a whole,
the Historical Resources Board resources, including districts and and whether any potential
for designation as appropriate. individually eligible resources. resources may be eligible for
Consideration should be given designation as individual sites,
5.7 Tier 1 Communities. Complete
to sites identified by the Cultural a Multiple Property Listing, or a
an intensive-level survey and
Resources Constraints and Historic District.
evaluation for potential historical
Sensitivity Analysis as having
significance of the Tier 1 5.10 Life Science. Evaluate the
been previously evaluated as
Communities identified by the possibility of a multi-community
eligible for listing.
Mira Mesa Community Plan Area or Citywide historic context
5.5 Significant Properties Focused Reconnaissance Survey. statement and Multiple Property
(Historic Period). Identify Listing related to the life science
5.8 Tier 2 & 3 Communities.
and evaluate properties within industry in San Diego.
Due to their low sensitivity,
Mira Mesa for potential historic
implement an exemption for 5.11 Education. Promote
significance, and refer properties
the residential Tier 2 and 3 opportunities for education and
found to be potentially eligible to
Communities identified by the interpretation of Mira Mesa’s
the Historical Resources Board
Focused Reconnaissance Survey unique history and historic
for designation, as appropriate.
from the requirement for a site- resources through mobile
Consideration should be given to
specific survey for identification technology (such as phone
the properties identified in the
of a potential historical building applications); printed brochures;
Study List contained in the Mira
or historical structure under San walking tours; interpretative
Mesa Community Planning Area
Diego Municipal Code Section signs, markers, displays, and
Historic Context Statement and
143.0212. exhibits; and art. Encourage the
Survey.
inclusion of both extant and non-
5.9 Pan-Asian. Evaluate the
5.6 Reconnaissance Survey. extant resources.
possibility of a focused Historic
Complete a Reconnaissance
Context Statement and
Survey of the un-surveyed
Reconnaissance Survey regarding
portions of the community based
the Pan-Asian presence in Mira
upon the Mira Mesa Community
Mesa once sufficient time has
Planning Area Historic Context
passed to determine whether or
not this represents a significant

6
6: Parks, Recreation,
and Open Space
A. Introduction
B. Vision and Goals
C. Park Development, Preservation, and
Access
D. Open Space, Trails, and Resource
Protection
93
CHAPTER 6: PARKS, RECREATION, AND OPEN SPACE
A. Introduction provides SDRs for new developments in

the Urban Villages.
recreational facilities, and open
space that provide opportunities for
The Parks, Recreation, and Open passive and active recreation, social
Space Element provides the vision, B. Vision and Goals interaction and community gathering,
goals, and policies for the provision of San Diegans take pride and pleasure the enhancement of the public realm,
parks, recreation facilities, and open in the active lifestyles afforded by the and the protection of sensitive natural
space in Mira Mesa. It supports the City’s vast system of parks, recreation, resources. In particular, the Community
implementation of the General Plan and open space, which plays an Plan encourages, via incentives and
by providing a strategy to meet the important role in the physical, mental, supplemental development regulations,
community’s park needs. Its goals and social, and environmental health and new opportunities for parks and
policies guide the development of well-being of the residents of Mira recreation in new and redeveloped
parks and recreation facilities, identify Mesa. The Community Plan envisions residential projects.
new opportunities, and provide for the a well-connected system of parks,
expansion of the recreational value of
existing parks and facilities.
This chapter is intended to assist

planning staff and decision-makers
in the planning of new parks and the
improvement of existing parks and
recreational facilities, whether publicly
dedicated or privately owned and
maintained. It is also intended to assist
project applicants in the design of
projects that require the provision of
new parks, with the purpose of ensuring
that new parks and recreational
facilities contribute to the community’s
vision. Project applicants should achieve
general consistency with the content
provided in this chapter in order to
obtain approval. Refer to Chapter
8: Urban Villages and CPIOZ, which The City’s system of parks plays an important role in the physical, mental,
social, and environmental health and well-being of the residents of Mira Mesa.

Example of a pocket park Example of an ancillary pathway
PARKS, RECREATION, AND OPEN SPACE GOALS:

To support the community’s vision, this and the under-served teenage and pedestrian paths, bikeways, and
chapter sets forth the following goals: senior populations; transit;
• Increase park space by keeping • Maximize park access by • Promote sustainability by utilizing
pace with population growth strategically developing new parks “green technology” and other
through the timely acquisition of and recreational facilities in/near sustainable practices, such as
available land and the development employment areas and Urban “green streets” that double
of facilities in collaboration with Villages that are more widely as pedestrian amenities and
private development; accessible by transit and bicycle and stormwater infrastructure; and
pedestrian facilities;
• Expand park equity by meeting the • Protect and preserve natural areas
needs of a broad range of users • Improve overall park connectivity and sensitive biological resources.
of all ages and abilities, such as by linking population-based parks
employees as well as residents, with resource-based parks and
children, persons with disabilities, open space lands with a system of

C. Park
Development,
Preservation, and
Access
Mira Mesa’s system of parks and
recreational facilities is vast, ranging
from community and neighborhood
parks to mini parks, sports fields, and
aquatic centers, some of which are
shared with neighboring communities.
There are three use categories of
parks and recreation for residents and
visitors, including:
• Population-based parks
(commonly known as Mini Parks are small, highly accessible parks near residential areas with
features, such as picnic areas, play areas, and multi-purpose turf areas.
Neighborhood, Community, and
Mini Parks), facilities, and services agency or school (such as the San cultural facilities) and are intended
are located in close proximity Diego Unified School District or Mira to serve the City wide population, as
to residential development and mar College). Other park typologies, well as visitors.
are intended to serve the daily such as linear parks, plazas,
needs of the neighborhood and • Open space lands are generally
trailhead pocket parks, trails, or
community. Joint use parks/facilities City-owned lands located
privately-owned public open spaces
are intended to provide active and throughout the City, consisting
(POPOS), may be appropriate for
passive recreational opportunities of canyons, mesas, and other
satisfying some of the community’s
for school children when school is landforms. This open space is
population-based park needs.
in session and the general public intended to preserve and protect
when school is not in session. Each • Resource-based parks are located native plants and animals, while
joint use site is governed by a joint at, or centered on, notable natural providing public access and
use agreement between the City or manufactured features (beaches, enjoyment by the use of hiking,
of San Diego and the participating canyons, river parks, habitat biking, and equestrian trails.
systems, lakes, historic sites, and

1. Planned Parks and A system of proposed parks is planned

Recreational Facilities within the existing network of parks
As Mira Mesa continues to grow, there and recreational facilities, as shown in
will be a greater demand for more Figure 6-1. Additional park amenities,
parks, recreational facilities, and usable such as plazas, linear parks, urban
outdoor spaces of various kinds and pathways, and other public spaces are
sizes. The Community Plan provides planned for the Urban Villages and
for the enhancement of existing parks described in more detail in Chapter 7:
to increase their recreational value, Urban Design and Chapter 8: Urban
as well as the addition of new parks, Villages and CPIOZ. To increase value
either through the acquisition of public and use, the community’s network of
parkland, the redevelopment of City- parks and recreational facilities should
owned sites, or development in concert be well-connected by a variety of
with new residential developments and pathways (such as sidewalks, trails, and
improvements to the public realm, such ancillary pathways, etc.), bikeways, and
as urban greening. Collectively, these transit. In addition, parks should vary in
improvements will help support a more programming and design, from dog off-
inviting pedestrian-friendly environment leash areas to community gardens and
that offers people more places to walk, exercise stations, for example, to cater Linear parks may be appropriate for
to the diverse needs of Mira Mesa’s satisfying some of the community’s
bike, play, recreate, and socialize. population-based park needs.
users.
PARKS MASTER PLAN RECREATION VALUE-BASED PARK STANDARDS

In the past, the City relied on a standard of 2.8 acres per 1,000 residents for parks. The Parks Master Plan (adopted in 2021)
transitions the City from a land-based standard to a recreational value-based standard. The Recreational Value-Based Park Standard
determines the value of parks in points based on features related to park size, recreational opportunities, access, amenities,
activations, and overall value delivered. As an outcome-based measure, the standard recognizes the value of parks appropriate for
diverse communities, from ball fields to pocket parks to trails. Refer to the Parks Master Plan for further information on recreational
value scoring. For Mira Mesa, points have been calculated for existing parks, estimated for planned facilities, and then compared to
the Citywide standard of 100 points per 1,000 residents.

Figure 6-1. Existing and Planned Parks, Recreation, and Open Space
Proposed Privately- % Scenic Overlooks CPIOZ - Type A

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Figure 6-2. Existing and Planned Parks and Recreation Facilities Matrix
Existing Park Planned Park Existing Planned

Site Project Title Project Description Recommendations Value Value Size Size
Recreation Centers
Gil Johnson (Mira Volleyball and basketball court, kitchen, Approved General Development Plan
1 Mesa Recreation 10,810 SF 17,000 SF
rooms for meetings and crafts. (GDP).
Center)
Approved General Development
Mira Mesa Location adjacent to existing Gil Plan (GDP). Per Parks & Recreation
Community Johnson rec center and the proposed Unfunded Park Improvements List,
2 Park Recreation Mira Mesa Community Park Aquatics improvements to further community
Center Complex. use of the facility include expansion by
5,000 square feet.
Design and uses are per joint-use
Hourglass Field House (50,000 SF) agreement. Per Parks & Recreation
located at Miramar Community College. Unfunded Park Improvements List,
Of the 50,000 SF, only 20,000 SF is
Hourglass Field design and construction of a shade
3 assigned to the city. Game room, table 20,000 SF
House structure over the play area and
tennis, board games, arts & crafts; 3 installing doors at gymnasium are
meeting rooms; gym with 2 full courts; desired to further community use of
dance classroom with mirrors. the facility.
Lopez Ridge Lopez Ridge Recreation Center has
4 Recreation meeting rooms available for rent, and Small, yet valued recreation building. 2,590 SF
Center there are restrooms.
Approximately 3,672 square feet senior
center, located at 8460 Mira Mesa Facility repairs and renovations are
Blvd. in Mira Mesa Community Park
Verne Goodwin planned, including a new roof, skylights,
and is owned by the City of San Diego
5 Mira Mesa heating, ventilating, and air conditioning 3,672 SF
and operated by Special Use Permit
Senior Center (HVAC), plumbing, electrical, paint, and
to a non-profit. Programs include plaster.
recreational, educational, cultural, and
social services programs and activities.
A 5,600 square foot building at
Mira Mesa 8450 Mira Mesa Blvd, in Mira Mesa Currently closed, there are plans for re-
6 Epicentre Community Park, has provided teen- investment, including building repairs 5,600 SF
Building focused services and programming in and renovations.
Mira Mesa.
Future A new Recreation Center (17,000sf) is Approved General Development Plan
Recreation proposed to be built on land deeded (GDP) for 3Roots Community Park
7 17.000 SF
Center at 3Roots to the City within 3Roots Community shows location set aside for future rec
(Name TBD) park (17,000sf). center.
Location is to be determined, based on
Future available lands and could potentially
Approximately 17,000 SF new
8a Recreation be located in existing neighborhood 17.000 SF
recreation center.
Center park(s), on a park acquisition site, or in
a CPIOZ site.

Figure 6-2. Existing and Planned Parks and Recreation Facilities Matrix (Continued)

Location is to be determined, based on
Future available lands and could potentially
Approximately 17,000 SF new field
8b Recreation be located in existing neighborhood 17.000 SF
house or recreation center.
Center park(s), on a park acquisition site, or in
a CPIOZ site.
Aquatic Centers
A joint use facility with the Miramar
Ned Baumer Community College, consists of 3
9 Per joint-use agreement. 0.64
Aquatic Complex pools, and is shared with Scripps
Ranch (36%).
Mira Mesa Per approved General Development
10 Community Park Plan (GDP) for Mira Mesa Community Single pool and aquatic center building. 1.0
Aquatic Complex Park.
Locations to be determined for Strategies for sites: develop a pool

use by the Mira Mesa Community, co-located with adjacent communities;
Future Aquatic
11 or in conjunction with adjoining co-locate in cooperation with a joint- 1.84
Complexes communities, such as University or use agency partner; and build on a
Clairemont. potential acquisition site.
Community Parks (13+ Acres)

Active recreation with (4) ballfields, (3)
overlapping soccer fields, (3) restroom
buildings/(2) with concessions, (2)
3Roots playgrounds, off-leash dog areas, hard Approved General Development Plan
12 909 25.83
Community Park courts/basketball, (5) picnic structures, (GDP).
(5) shade structures, amphitheater,
parking, and maintenance yard. Pad
for future rec center.
North of new Salem (4) soccer/ Approved General Development
ballfields, concessions building, Plan (GDP). Per Parks & Recreation
play area, multi-purpose turf, picnic Unfunded Park Improvements List,
facilities, parking lot. South of New improvements to further community
Mira Mesa Salem: (3) multipurpose/soccer
13 use of the facility include upgrades to 847 52.5 29.2
Community Park fields, new rec center with restroom / field lighting. The addition of Musco-
concessions, (2) playgrounds, lighted style sports lighting is proposed for the
basketball, skate plaza, picnic facilities, 4 northerly ballfields, to allow greater
and parking. Future rec center and use of the facility.
aquatics complex.
Planned park based on Stone Creek
Master Plan Area. Facilities and
program to be determined though No General Development Plan (GDP);
Stone Creek
14 General Development Plan (GDP) process would follow initiation of Stone 486 22.41
Central Park public process. Active and passive Creek development.
recreation facilities, potentially
including a restroom building.


Neighborhood Parks (3 to 13 Acres)
Neighborhood park within the 3Roots Illustrative plan with uses is shown in
neighborhood, a Privately Owned approved - 3Roots San Diego MPDP
3Roots Routes Public Open Space (POPOS). Site- – dated 7-16-2018; Figure 10-3. Park
District
15 specific arts, “Hammockland,” play will be shared with the public per 88.9 3.33
Neighborhood swings, and terraced seating – along a Recreation Easement. (*By City
Park with multipurpose turf field and standards, mini park would be the
children’s playground. designation.)
Per Parks & Recreation Unfunded
Park is named in honor of Ellen R. park Improvements List, design and
Breen, “The Dean of Princi-pals”. construction of a shade structure
Features include restroom, Plaza of over the play area is desired. Consider
16 Breen Flags, basketball, par fitness course, 308 73.5 9.90
new trees to shade parking. Potential
play areas, multi-use sport field, DG features could include fitness stations,
walking path, gazebos/picnic facilities, bocce court(s), and features that
and parking lot. provide additional capacity.
Per Parks & Recreation Unfunded
Features include restroom & park Improvements List, security
concession building, multi-use sport improvements, a shade structure over
field, play areas, Pétanque court, the play area, and enhancements to the
walk-in Sun Dial, basketball, gazebos/
17 Camino Ruiz shade structure are desired. Additional 322 77 10.27
picnic facilities, canyon-edge walking features that could add recreation
path with scenic overlooks. Hiking Trail capacity include fitness stations, small
entrance to Los Peñasquitos Ranch off-leash dog area, added play area,
House Museum and parking. pickleball, and community garden plots.
On the edge of Lopez Canyon, this
Lopez Ridge has a large covered park functions a bit like a small
patio, SDP&R manager’s office, lighted community park in that the park does
basketball courts, multi-use sport programming and has a meeting
18 Lopez Ridge fields, par fitness course, shaded play 270 87.5 8.38
center. Potential added features could
areas, walking path with scenic canyon include play areas, picnic facilities,
overlook, and parking. Trail entrance to gazebo, splash pad, Pétanque/bocce
Lopez Canyon. court, and pickleball court.
According to Parks & Recreation
Unfunded Park Improvements List,
Park is adjacent to Challenger Middle improvements to further community
Christa McAuliffe School joint-use park (see below). use of the facility include security
Neighborhood Amenities include play area, picnic lighting and design/construction of
19 Park (formerly facilities, a multi-use turf area for 48 56 3.05
shade structure over the play area.
Winterwood lane programming/permitting, and paths Future additions could include small
park) to the adjacent neighborhood and the off-leash dog area, expanded picnic
joint-use field. facilities with gazebo, pickleball, and
fitness stations.


Approved General Development Plan
Neighborhood park with large shaded (GDP) calls for dog park improvements
play area, picnic facilities, a multi- with shade sails, agility equipment,
use turf area for programming and community bulletin board and new
20 Maddox 224 59.5 4.50
permitting, and an off-leash dog area. shade trees. Potential features to
Potential future joint-use park at Jonas increase park capacity could include
Salk Elementary. play areas, picnic areas/gazebos, a ball
court, and interactive play elements.
Design and construct a picnic shelter
at the picnic area near the playground.
Park is adjacent to Mason Elementary Per Parks & Recreation Unfunded Park
School joint-use park (see below). Improvements List, improvements to
Amenities include play area, picnic
21 Mesa Verde further community use of the facility 201 49 4.70
facilities, two basketball courts, and include design/construction of a
a multi-use turf area for sports and restroom building, a shade structure at
events. picnic /play area, a shade structure on
the play area, and security lighting.
According to Parks & Recreation
Unfunded Park Improvements List,
improvements to further community
Amenities include a central play area, use of the facility include design/
picnic facilities, and a multi-use turf construction of shade structure. While
22 Mesa Viking area for sports and events. Park is 256 56 6.60
keeping some multi-use, passive-
adjacent to Ericson Elementary School use turf, consideration could be the
joint-use park (see below). inclusion of additional amenities/
features, i-use passive turf, such as half-
court basketball or playground area.
General Development Plan (GDP) (GDP), done in concert with Salk joint-
shows restroom, play area, shade sails, use park, calls for elliptical multi-use
23 Salk native garden, parking, multi-purpose turf area, 2 play areas with shade sails, 42 256 4.1
turf area and access to adjacent Salk human sundial, amphitheater, native
joint-use area. garden, butterfly garden and parking
lot.
A low water-use design solution that
Park is adjacent to Sandburg would activate the central area would
Elementary School. Amenities at bring more recreation to the park, and
Sandburg include two play areas, per Parks & Recreation Unfunded Park
picnic tables, and sloping multi-use turf Improvements List, improvements to
areas at its periphery. Due to water
24 Sandburg further community use of the facility 140 42 4.84
conservation measures, the central include picnic shelters, shade structure
lawn irrigation was turned off; in future, and developments to the unfinished
this 1.3-acre central area could have portions of the park. Potentially could
future recreation facilities to serve the have basketball, small hardcourt, and
community. fitness circuit.


Planned park based on Stone Creek
Master Plan Area. Facilities and
Stone Creek A future General Development Plan
program to be determined though
25 Westside (GDP) public process would follow 325 4.78
General Development Plan (GDP)
Gardens initiation of Stone Creek development.
public process. Active and passive
recreation facilities.
Per Parks & Recreation Unfunded Park
Improvements List, improvements to
Neighborhood park adjacent to Hage further community use of the facility
Elementary with two turf and skinned include completion of the undeveloped
26 Westview infield ballfields, large play area with 252 21 7.25
portion of the site, including a shade
shade sails, gazebo, restroom building, cover, nature exploration playground,
picnic facilities, and parking lot. and other active or passive play
features.
Mini Parks (1 to 3 acres)
Illustrative plan with uses is shown in
Neighborhood park within the
3Roots Canopy approved - 3Roots San Diego MPDP –
2Roots neighborhood, a Privately
District dated 7-16-2018; Figure 10-4. Park (not
27 Owned Public Open Space (POPOS). 85.6 1.73
Neighborhood including private-use aquatics) will be
Multipurpose turf field, picnic area with
Park shared with the public per a Recreation
shelter, and “Pipedream Park.” Easement.
Passive-use park on City-owned Passive-use recreation facilities could
land. Currently designated as MHPA, include a looping 4-ft. wide d.g. path,
this section of the parcel is mostly
Calle Cristobal seating/overlooks, environmental
28 disturbed vegetation, and passive 77.5 1.58
Natural Park education displays, native plant
recreation facilities that are compatible restoration, butterfly/wildlife garden,
with City of San Diego Subarea Plan and pedestrian/service entrance.
guidelines.
Pocket Parks and Trailhead Pocket Parks (<1 acre)
Expanded and new facilities that
would be associated with the Planned
Improved picnic facilities, walking path, Calle Cristobal Trail could increase
Calle Cristobal interpretive and educational signs, use; a future General Development
29 Trailhead Pocket 70.9 0.25 0.12
lookout points, seating and potentially Plan (GDP) could identify new facilities
Park public art. include exercise equipment, seating,
stormwater capture/treatment, nature
interpretive displays and/or public art.
Miramar Acreage is approximate. Grading to get
Walking path, interpretive and
Gateway up to the Stone Creek Rim Trail could
30 educational signs, seating at small 12.3 0.25
Trailhead Pocket be accomplished in different ways;
gathering area.
Park thus, acreage could be more.
Being built by 3Roots development,
Parkdale Overlook and trail head marker/ with trail improvements to Rattlesnake
31 Trailhead Pocket 42.9 0.03
information panel. Canyon. Public recreation access by a
Park Public Easement.


Built by 3Roots development with trail
3Roots North Dispersed multiple pocket parks in improvements to Rattlesnake Canyon
32 of Creek Pocket 3Root north of the creek. and creek. Public rec access by a Public 68.9 2.34
Parks Easement.
Built by 3Roots development, along
3Roots South Dispersed multiple pocket parks in with trail improvements to creek and to
33 of Creek Pocket 93.5 2.35
3Roots south of the creek. Carroll Canyon Rd. Public rec access by
Parks a Public Easement.
Areas outside of sensitive vegetation Install improvements such as seating,
Sorrento zones could be upgraded to allow for native plantings, and other passive
Peñasquitos
34 more cyclist use and encourage hiking park features. Consider native plant 15
Overlook Pocket to the viewpoint. Weave in education/ restoration in disturbed landscape
Park interpretive panels in the site work. areas (outside of built features areas).
Develop part of the street that has no
homes on the north side with views
Facilities such as dog walking path, north to Los Peñasquitos Regional
Los Peñasquitos viewpoints, street stormwater Park. A future General Development
35 View Linear Park vegetated swale, interpretive and Plan (GDP) could identify facilities 21.9 0.25
@Menkar educational signs, seating at small such as exercise equipment, seating,
gathering areas. stormwater capture/treatment, nature-
based adventure play, and/or nature
interpretive displays.
A future General Development
Small corner pocket park south of Plan (GDP) could identify potential
Sandburg Neighborhood Park – on improvements such as play area,
Zapata Street City-owned land with canyon views.
36 community gardens, off-leash dog area, 58 0.20
Pocket Park Park development would be on a picnic areas with shade element, picnic
portion of a larger parcel that includes facilities, and seating areas. (Site is
a canyon and MHPA lands. small, with no restroom or parking).
Plazas
Plazas within the 3Roots Illustrative plan vignette with uses is
neighborhood; Privately Owned Public shown in approved - 3Roots San Diego
3Roots "Routes Open Space (POPOS); kinetic art, art MPDP – dated 7-16-2018; Figure 10-2.
37 67.9 1.20
Collective Plazas" mural gallery, central water feature, Plaza will be shared with the public
catenary lighting, mobility station, per a Public Use Easement per 3Roots
community tables and heritage hub. permit approvals.
Joint Use Parks
Challenger Existing joint-use agreement with
38 Middle School 165 7.09
SDUSD.
(M.S.)
Ericson Existing joint-use agreement with
39 Elementary 140 5.44
SDUSD.
School (E.S.)


Existing joint-use agreement with
40 Hage E.S. SDUSD. (SDUSD portion 0.25 acres; 0.33 0.25
Westview park portion 3.15 acres).
Future joint-use agreement with
41 Hickman E.S. 97.3 2.7
SDUSD.
Hourglass Field Community Park
and Field House is a joint-use facility
Hourglass Field with the City of San Diego Park and Existing joint-use agreement with
42 581 31.00
Community Park Recreation Department and the San Miramar Community College.
Diego Community College District, at
Miramar Community College.
43 Mason E.S. 42 1.12
SDUSD.
Joint-use agreement with SDUSD.
44 Salk E.S. Points included in Salk neighborhood 0 0 4.1
Park.
Future joint-use agreement with
45 Sandburg E.S. 49.4 3.05
SDUSD.
46 Walker E.S. 42 1.88
SDUSD.
Wangenheim Existing joint-use agreement with
47 217 6.60
M.S. SDUSD.
Trails
Citywide Trails Master Plan will comprehensively plan trail(s) and open space park(s) planning in compliance with MSCP consistency findings, Environmentally
Sensitive Land regulations, and Natural Resource Management Plans before being formally proposed for City evaluation and funding. See Parks Master Plan
policies PP10, CSR25 and RP5. See Note #6.
Approximately 1.5-mile trail segment Pocket park trail improvements by
that would connect Maddox Park and
3Roots/ Parkdale 3Roots, including signage, trail, railing Approx.
48 Salk Elementary with the canyon and 7
Trail and connection to Rattlesnake Canyon 1.5-miles
connect to the Parkdale Trailhead trail.
Pocket Park – creating a loop path.
Coordination to occur between Park
and Recreation, who proposes the trail
Approximately 0.65-mile of existing building, and MSCP /MHPA reviewers
official trail. Approx. 1.23 miles of trails
Calle Cristobal with appropriate monitoring/permitting. Approx.
49 that are proposed (0.5 mile of existing 14
Trail No major structural facilities are 1.23 miles
unofficial trails and 0.47 mile of trails to proposed, just trail building, possible
be constructed). puncheon bridge, and sensitive
vegetation pruning.
Canyon Hills 2.25 miles of trail in this resource- Approx.
50 Regional Park 28 7
based park. 2.25 miles
Trail


Approximately 1.5-mile trail along Only trail improvements per City MHPA
restored Carroll Canyon Creek that trail standards in this sensitive MHPA
Carroll Creek is part of the 3Roots development. Approx.
51 segment. Trail connects with the 21
Trail Creek/trail maintenance is private, but 1.5 miles
community park and to points east at
trail will be publicly accessible through Stone Creek.
access agreement.
Approximately 1.30 miles of proposed Public access would need to be granted
Flanders Canyon Approx.
52 trails; some of the trail areas have to cross private properties on both 14
Loop Trail 1.30 miles
existing unofficial use. sides of Mesa Rim Rd.
Miramar Small but important 0.18-mile trail
Gateway Trail segment connecting the community A trailhead pocket park on Black Approx.
53 0
(Black Mountain to the Rim Trail at Stone Creek with an Mountain is identified above. 0.18-mile
to Rim Trail) access path from Black Mountain Rd.
A 0.82-mile trail segment that connect Only trail improvements per City MHPA
Rattlesnake Approx.
54 to the 3Roots/ Parkdale Trail as part of trail standards in this sensitive MHPA 7
Canyon Trail 0.82 mile
a loop path. segment.
At western entry of Los Peñasquitos West of parking lot entry, develop
Sorrento Los Regional park, the trail leaves the pocket park facilities, such as
Peñasquitos regional park and is in Mira Mesa.
55 nature adventure play, seating, and 42 5.25 0.81 acre
West Goat Trail Provide new trailhead pocket park interpretive elements (both historic and
and Pocket Park facilities, such as wayfinding and Kumeyaay).
interpretive sign/kiosk and seating.
Approx. 0.62 mile gap in central Obtain public access easements from
portion of Sorrento Rim Trail, up- property owners. Trail elements could
Sorrento Rim Approx. Approx.
56 slope for Barnes Canyon Rd; trail include trailhead kiosk, seating, drinking 35 7
Trail 2.5 miles 0.62 miles
segments may be privately owned and fountain, and other trail/passive park
maintained with public access. features like native plant restoration.
Considered a respite for active joggers
Triangular City-owned parcels on each and cyclists, this park has passive park
Carroll Canyon side of new roadway alignment. Along features, but could also a group of Approx.
57 Nature 61.3
planned cycle track, these respites will exercise/stretching equipment and 0.75 acres
Promenade have a native tree theme. either public art or local geography
interpretive features.
Obtain public access easements from
Trail loop within the Stone Creek Stone Creek for public use of the loop
neighborhood; Privately Owned Public
Stone Creek Rim and access to public. The future Stone Approx.
58 Open Space (POPOS). Goal is to 28
Trail Creek Neighborhood Park would 4 miles
connect down the slope to Miramar have improved access with this trail
Gateway Trail. connection.
5892 Sorrento Valley Blvd. Areas
Sorrento Install improvements such as seating,
outside of sensitive vegetation zones
Peñasquitos native plantings, and other passive park
59 could be upgraded to allow for more 28 0.75 mile
Overlook Pocket features. Consider conversion to native
park use and encourage hiking on the
Park plantings.
loop.


Redevelopment or enhancements of Add fitness circuit, picnic facilities,
Lopez Canyon the existing trailhead and parking area trailhead kiosk, seating, drinking
60 Trailhead Pocket at the northern terminus of Pacific fountain and improve DG paths and 4.38 49 0.67 acres
Park Mesa Blvd. planting.
Portions of Resource-Based Parks – areas that serve the community of Mira Mesa
(GDP) calls for improvements that serve
Canyon Hills
61 the community of Mira Mesa, including 7 16.2
Regional Park parking, walking paths and picnic
facilities.
Los Peñasquitos
62 42
Canyon Preserve
Village Area Recreation Facilities Park/recreation features required by CPIOZ Recreation Value points for CPIOZ areas is based on projected potential residential
populations. Per CPIOZ Supplemental Development Regulations, all new residential or residential mixed-use development on a premises equal to or greater
than 2 acres, or with a gross floor area equal to or greater than 75,000 square feet, shall satisfy Recreation Value Points on-site by providing a publicly-accessible
park(s) and amenities.
Mira Mesa
63 Build-out population 13,600 13.6 x 100 = 1360 x 50% 680
Gateway parks
Mira Mesa Town
Center parks
Miramar
Gateway parks
Sorrento Mesa
parks
Overlooks at Mira Mesa Open Space Parks – areas that serve the community of Mira Mesa (*Denotes a series of sites)
Scenic overlooks from public Consider system of community
viewpoints, such as street rights-of- wayfinding/markers. Markers could
Overlooks onto way. (Key new locations are shown on
67* include a system of QR codes that 189 28
open space parks Map that could have features provide geolocation, biology, and/or
such as markers, seating, educational geographical education points.
signs, or other features.)
Potential Parkland Acquisition Sites (*Denotes a series of sites; see Note #5)
Sites throughout the community that
could offer new lands for future parks,
Various private Evaluate the 7 sites for possible
with uses/amenities such as sport
sites that have acquisition. Sites are identified on City
fields, playgrounds, picnic facilities,
68* been analyzed Park Planning GIS map and in the Plan 690 17.24
community gardens, off-leash dog
for park Appendix. Estimated Recreation Value
areas, trails/walking paths, and other
planning. points have been approximated.
facilities to be determined at such time
that park lands are acquired.

Notes:
Site Project Title
1. Park sizes that are indicated in acreage are
Privately-Owned Parks and Recreation Sites presented for reference only. Per the Parks
Not mapped, not an all-inclusive list, and not counting toward Recreational Value. HOA parks, Master Plan, Recreational Value Points are the
tennis, pools, and other PRIVATE facilities NOT accessible to the general public: no points awarded.
measure for park planning. As development
- 3Roots private recreation center/ pool, plazas and parks pursuant to the Community Plan progresses,
- Allen Jones Park existing and planned parks and recreation
facilities will be scored.
- Canyon Colony
- Creekside Condominiums 2. For recreation centers, the size is indicated in
square feet. For aquatic complexes, the measure
- Hourglass Park Apartments
is per each complex or a fraction thereof –
- IMT Sorrento Valley consisting of a pool office/changing room
- Legacy Apartment Homes building, the pool(s) and associated standard
facilities inside the pool safety enclosure.
- Mesa View Pool
- Mesa Village Recreation Center, Pools and multi-use parks 3. For further explanation of the City of San Diego
- Mirabella
park standards, including for recreation centers
and aquatics complexes, see the Parks Master
- Stone Creek private rec areas Plan Chapter 4, pages 57-61.
- Verne Goodwin Mira Mesa Sr Center
4. Recreational Value Points in CPIOZ areas
- Village Green are subject to change in accordance with
- Wateridge HOA Walking Trails amendments to Supplemental Development
Regulations, as projects are processed over time.
2020 Population Statistics
5. Potential park land acquisition sites throughout
Total population: 77,935 the community that could offer new lands for
Population / 1,000: 77 future parks (Feature #68, above) are illustrated
in the Appendix. Further study of these and/
Recreation Value Points Goal, 100 points per thousand: 7,793 or other future sites is required to ascertain
Current/existing Recreation Value Points: 6,880.71 suitability and viability.
Current Recreation Value Points deficit: (-912.29)
6. Future passive recreational uses and trails will be
Potential Buildout Population Statistics, Planned Potential Facilities reviewed for compliance with the MSCP Subarea
Plan and City’s Environmentally Sensitive
Total potential 2050 population: 143,414 Lands (ESL) regulations, including the Biology
Guidelines.
Population / 1,000: 143
Recreation Value Points Goal at 2050, at 100 points per thousand: 14,300
Plan Build-out Recreation Value Points (existing plus proposed): 11,196
Plan Build-out Recreation Value Points deficit: (-3,104)

New Parks at 3Roots and Stone Creek inclusive of a Rim Trail with connections parkland. Refer to Chapter 8: Urban
The two largest master planned areas to the northerly, southerly, and westerly Villages and CPIOZ.
in Mira Mesa, 3Roots and Stone Creek, upper mesas.
2. Existing and Projected
are anticipated to provide a variety of New Parks in Urban Villages Population–Based Parks and
new parks. The sports-focused 25-acre
As new housing is developed across Recreational Facilities
community park at 3Roots plans for
Mira Mesa’s Urban Villages, new parks At full community development, the
a new recreation center sited in the
and park amenities will be required of projected population for Mira Mesa is
middle of a community park, in addition
new developments for public use either estimated to be 143,000 people. The
to small, privately-owned and privately-
on private property or along rights- community should have access to enjoy
maintained parks that will be open to
of-ways. These spaces may remain as parks, recreational centers, and aquatic
the public through access easements.
privately-owned public open spaces complexes per the following.
At Stone Creek, parks of various
(POPOS) or may be dedicated as public
sizes and character are also planned,
New parks and park amenities will be required of new developments in Urban
Villages for public use either on private property or along rights-of-ways.

Parks
To meet the guidelines for a minimum
of 100 Recreation Value-Base points per
1,000 residents, Mira Mesa’s potential
buildout population of 143,000 results
in a need for 14,300 Recreational
Value Points to meet General Plan
park standards. For reference, the
total recreation value points of existing
facilities in 2020 is 6,880.
Recreation Centers
Ned Baumer Aquatic Center is a joint-use
To meet the guidelines for a minimum facility with Miramar Community College.
of 17,000 square feet per 25,000
residents, Mira Mesa’s potential
buildout population results in the need
for 97,240 square feet of recreation
center building space to meet General
Plan standards (1 recreation center
per 25,000 residents.) The need is the
equivalent of 5.7 recreation centers
sized at 17,000 square feet each.
Aquatic Complexes
An aquatic complex serves a population
of 50,000. To meet the aquatic center
guidelines, Mira Mesa’s potential
buildout population results in the
need for approximately 2.86 aquatic
complexes to meet the General Plan
standard.
Hourglass Field Community Park Westview Park

3. Parks Policies span, meet current and future

recreation needs, or expand their
6.1 Future Park Sites. Pursue
uses and sustainability.
future park sites identified
in Figures 6-1 and 6-2. Seek 6.5 Special Activity Parks.
other sites through private land Consider special activity parks on
acquisitions and on public lands. a case-by-case basis including,
but not limited to, trailhead
6.2 Lease Agreements. Pursue
pocket parks, urban watershed
lease agreements with private
parks, skateboard parks, off-leash
property owners and public
dog parks, community gardens,
agencies (e.g., San Diego Gas &
and other unique uses.
Electric, San Diego Unified School
District, Caltrans, and San Diego 6.6 Wayfinding and Signage.
Community College District) to Provide wayfinding and signage
incorporate active or passive that identifies all parks, recreation
recreation into existing buildings centers, and aquatic facilities that
or surrounding grounds, where serve Mira Mesa by providing
non-programmed space is information on how to access
available and appropriate for each by walking, bicycling, or
public use. public transit. Consider special activity parks.
6.3 Land Acquisition. Increase park
and recreational opportunities by
acquiring and repurposing rights-
of-way and right-of-way vacations,
where appropriate, to provide for
park and recreational uses and
for open space preservation.
6.4 Existing Facilities. Preserve,

expand, and enhance existing
recreational centers and aquatics
facilities to increase their life Pursue lease agreements with private property owners to
incorporate active or passive recreation on surrounding grounds.

D. Open Space,
Trails, and
Resource
Protection
While most development in Mira Mesa
has taken shape on the flat mesa area,
the community is part of San Diego’s
larger system of scenic canyons. Various
canyons, such as Los Peñasquitos
Canyon and Lopez Canyons for
example, define the community’s
boundaries and extend into and around
neighborhoods and employment
areas. The majority of the community’s
open space areas, inclusive of natural
canyons and natural slopes, is located
Various canyons, such as Lopez Canyons for example, define the community’s
in the Multi-Habitat Planning Area boundaries and extend into and around neighborhoods and employment areas.
(MHPA), the City’s planned habitat
preserve within the Multiple Species at Wateridge and the wide multi-use from southern riparian scrub to Diegan
Conservation Program (MSCP) Subarea. paths in Sorrento Mesa overlooking the coastal sage scrub and southern mixed
Within the MHPA, development is southerly edge of Lopez Canyon. chaparral, occur in open space areas
limited to protect and ensure the of Mira Mesa, as shown in Figure 6-3.
viability of covered species, as well as to 1. Open Space and Resource Most of this open space is subject to
preserve a network of open space and Protection compliance with the MHPA, where
habitat in San Diego. In some cases, Open space lands in Mira Mesa consist preservation balances the protection
private homeowner associations are of canyons, mesas, and other natural of natural resources with the allowance
responsible for maintaining portions landforms and serve as a reminder of compatible public recreation.
of Mira Mesa’s various open spaces. of a time when Mira Mesa consisted Although public access points to open
For example, 3Roots provides partial of grassland and coastal sage scrub space lands are currently limited,
maintenance of Carroll Creek riparian on the mesa with riparian vegetation where connections do exist, such
areas, while other associations maintain in the low-lying canyons. Several as the westerly entrance to the Los
private open spaces and trails, such as sensitive vegetation types, ranging Peñasquitos Canyon Preserve, there

are opportunities for hiking and biking species remain on isolated parcels the appeal of walking and biking as
along a network of existing trails. New throughout the mesa (refer to Figure preferred modes of travel. Mira Mesa’s
opportunities for trails, trailheads, 2-2 in the VPHCP). Areas identified for network of trails for walking and
viewpoints, and trailhead pocket parks vernal pool conservation in the VPHCP biking offers connections to its open
are described in more detail in the are designated as open space. The space lands and other recreational
following subsection. VPHCP proposes to add additional opportunities. The following trail
public and private lands to the City’s improvements are planned throughout
Mira Mesa is also host to numerous
existing MHPA to meet the goals and Mira Mesa, as listed below and shown in
vernal pools, which are depressions
objectives for the covered species. Figure 6-1.
in the soil that fill with water during
the winter rainy season and support 2. Trails and Trailhead Pocket • New trailhead pocket park and
threatened and endangered species. Parks connections to Los Peñasquitos
Vernal pool sites remain and may be Canyon Preserve at Calle Cristobal,
The Community Plan encourages
conserved or planned for conservation planned in concert with MSCP and
everyone, especially youth and seniors,
under the City’s VPHCP. Within Mira MHPA conservation guidelines
to engage in their surroundings
Mesa, hardpan vernal pools with San
and provides strategies to increase • New amenities/facilities at the
Diego fairy shrimp and sensitive plant
The Community Plan encourages everyone, especially

youth as well as seniors, to engage in their surroundings.

trailhead pocket park adjacent to Mesa’s open spaces. In general, trails

the Lopez Canyon Trailhead should facilitate safe, comfortable,
and accessible pedestrian travel
• Expansion of the Sorrento Mesa Rim
and should incorporate a variety of
Trail to provide a complete network
enhancements, such as stamped
on the northern ridge overlooking
pavement or vehicular-rated unit
Lopez Canyon
paved in crosswalks, consistently
• A potential parklet site with a shaded sidewalks, benches for rest,
sweeping canyon-side view of Los interpretive and wayfinding features,
Peñasquitos Canyon Preserve on artistic sidewalk etchings, hopscotch,
Menkar Rd and signage to mark distances and
destination.
• Conversion of existing trails to
official trails at Canyon Hills Note that trails and recreation on Overlook at Los Peñasquitos Canyon
lands subject to the MHPA should
• New trailhead pocket park at the comply with the MSCP for compatibility.
end of Parkdale with connections to For adjacent areas not deemed
3Roots and Rattlesnake Canyon sensitive, there are opportunities to
improve existing trail systems and
• New trailhead pocket park at
pedestrian connections for public use
Miramar Gateway with connections
to better promote active and passive
to the Stone Creek Rim Trail
recreation. However, development not
Trails offer a myriad of benefits. They in compliance with MHPA policies is
allow people to enjoy scenic views not allowed within the MHPA (refer to
and learn about the region’s diverse the Parks Master Plan “Conservation,
natural resources, while serving as Sustainability, and Resilience Policies”
active links between recreational for more information).
spaces. Where feasible, interpretive
signage and wayfinding elements 3. Open Space Policies
should be incorporated along trails 6.7 Open Space Conservation.
and at trailhead pocket parks to Promote open space
educate the public on the unique conservation of natural lands
natural history and scenic value of Mira and provide open space linkages Trailhead at Lopez Canyon

(where appropriate), trailheads

and bike/pedestrian access with
appropriate, visible, and clearly-
marked entrances.
6.8 Education. Enhance City-owned

open space canyons and hillsides
by providing kiosks, interpretive
signage, and wayfinding elements
to educate users on the sensitive
natural and cultural habitats
and unique biologic and scenic
qualities of these areas and
explain the biologic and scenic
value of the open space systems.
Preserve the scenic qualities of the surrounding coastal
Note: Features shall be in and canyon viewshed areas within public view corridors.
conformance with existing MSCP
and MHPA guidelines. canyons with native, drought 6.12 Steep Slopes. Prevent
tolerant, and fire-resistive species development, grading, or
6.9 Connections. Connect adjacent
to improve drainage conditions, alterations of steep slopes or in
communities to trails and trail-
reduce slope erosion and open space canyons. Instead,
adjacent parks by extending
instability, and restore biological concentrate development in
existing trails or providing new
diversity. those areas where the natural
ones, such as the planned
landforms are less than 15
Rim Trail in Stone Creek, the 6.11 Grading. Minimize grading and
percent slope.
Rattlesnake Canyon Trail at alterations of steep hillsides and
3Roots, Sorrento Rim Trail, Lopez other significant natural features 6.13 Vernal Pools. Work
Canyon Trailhead, and Pocket within the community and cooperatively with property
Park at Parkdale. require construction to conform owners to preserve and manage
as closely as possible to existing vernal pools in accordance
6.10 Native Vegetation. Retain
terrains. with the Vernal Pool Habitat
native vegetation where possible,
Conservation Plan.
and re-vegetate graded slopes
adjacent to natural hillsides and

6.14 Carroll Canyon Creek. Restore conformance with the MSCP

Carroll Canyon Ecosystems and guidelines such as buffers,
creek habitats. landscaping, and barriers.
6.15 Storm Drains. Maintain storm 6.20 Easements and Dedications.

drain discharge systems to Preserve designated open space
prevent erosion and improve areas through easements, open
water quality by adequately space dedication and/or fee title
controlling flow and providing ownership by the City of San
filtration. Diego.
6.16 Sediment and Flooding. 6.21 Applicable Regulations.

Address sediment buildup in Implement applicable
the Los Peñasquitos Lagoon requirements of the
and flooding in Sorrento Valley Environmentally Sensitive
Repair flood damaged areas in through structural and/or Lands regulations, Biology
trails and construct erosion control.
nonstructural practices. Guidelines, and MSCP Subarea
Plan for preservation, mitigation,
6.17 Viewshed Areas. Preserve
acquisition, restoration, and
the scenic qualities of the
management and monitoring of
surrounding coastal and canyon
biological resources.
viewshed areas within scenic
overlooks. 6.22 Wetlands and Sensitive
Resources. Ensure that all new
6.18 Buffer Zones. Ensure buffer
private development adjacent
zones sufficient to protect
to wetlands, floodplains, vernal
environmentally sensitive habitat
pools, and other sensitive
areas for new development are
resources, is designed to
determined by Environmentally
minimize adverse effects to the
Sensitive Lands regulations.
resources.
6.19 Wildlife Corridors. Preserve
6.23 Invasive Species. Ensure exotic
identified wildlife corridors
or invasive plant species are not
Restore canyon ecosystems between canyons by requiring
and creek habitats. planted within or adjacent to

existing sensitive habitats and

ensure the removal of non-native
species to protect biological
resources.
6.24 Lighting. Minimize and evaluate

the use of night lighting along
the canyons and adjacent to
sensitive habitat areas consistent
with MHPA Adjacency Guidelines,
ESL regulations, and Outdoor
Lighting regulations. Ensure
reduced disturbance to natural
landscapes and biological
systems.
Ensure the removal of non-native
species to protect biological resources.
6.25 Slopes and Hazards. Implement
remedial measures to protect
systems and prevent the runoff
future development in steep
of fertilizers, pesticides, and other
slopes from geologic-seismic
urban pollution into riparian
hazards by conducting a
and floodplain areas through
soils engineering report and
pollution control measures.
engineering geology report.
Remedial mitigation measures 6.27 New Construction. Consider
include but are not limited to: new construction within
Clustering development and site floodplain areas only in
structures sensitively by following accordance with adopted
the natural topography and slope development regulations and
of the existing, undeveloped proper setbacks and buffer areas
hillsides and providing slope from wetland areas as applicable.
stabilization techniques.
6.26 Floodplains. Preserve the

floodplain of the major canyon Los Peñasquitos Canyon

Figure 6-3. Coastal Zone and Sensitive Biological Resources
Mira Mesa Community Planning Area Sensitive Vegetation Coastal Sage Scrub
Coastal Zone Native Grassland Chamise Chaparral RANCHO
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7
7: Urban Design
A. Introduction
B. Vision and Goals
C. Urban Design Framework
D. Urban Forestry
E. Urban Greening
F. Urban Design Policies
119
CHAPTER 7: URBAN DESIGN
A. Introduction and residential uses within vibrant

Urban Villages. The Community Plan
The Urban Design Element provides envisions the infill redevelopment of
the goals and policies for the urban areas near transit into Urban Villages
design of Mira Mesa, inclusive of the that are pedestrian-friendly, mixed-
community’s built-form and the public use, and amenity-rich. Supported
realm. Its goals and policies further by a well-designed public realm that
refine the General Plan, promote fosters walkability, connectivity, and
economic revitalization, address climate sustainability, as well as complementary
change, and improve the quality of life amenities for living and working, Mira
in San Diego. Mesa’s Urban Villages will bring new
This chapter is intended to assist vitality to the overall community.
project applicants in the design of
projects, as well as planning staff The Community Plan encourages
a well-designed public realm.
and decision-makers in the review
and approval process of a project,
with the purpose of ensuring that
new development contributes to the
WHAT IS URBAN DESIGN?
community’s vision for Mira Mesa. Urban design describes the physical features that define the character of a
Project applications should achieve street, neighborhood, community, or the City as a whole. Urban design addresses
general consistency with the content the physical, visual, and sensory relationship between people and the built and
provided in this chapter in order to natural environments. The built environment includes buildings, streets, and
obtain approval. Refer to Chapter manufactured parks and open spaces; and the natural environment includes
8: Urban Villages and CPIOZ, which features such as resource-based parks and open spaces as they shape and are
provides SDRs for new developments in incorporated into the urban framework. The built environment is composed of two
the Urban Villages. distinct, yet inter-related elements: the public realm and the built form. The built
form consists of buildings, while the public realm consists of the spaces in between
B. Vision and Goals buildings that are publicly accessible, including publicly-owned spaces like public
Mira Mesa is at a stable juncture rights-of-ways, streets, sidewalks, parks, and open spaces, and privately-owned but
to transition into a community that publicly-accessible spaces like plazas, squares, courtyards, ancillary pathways, and
balances its employment, commercial, building frontages.

Orient windows, building entrances and social spaces to face and Create a sense of definition along commercial streets by
further activate publicly accessible spaces, such as plazas. incorporating a consistent building setback (“street wall”).
URBAN DESIGN GOALS:

To support the community’s vision, this whether privately- or publicly- shade, reduce the urban heat island
chapter sets forth the following goals: owned, that act as community effect, reduce air pollution, expand
hubs of activity, social interaction habitat, manage stormwater, and
• Vibrant Urban Villages located and gathering, and areas of natural improve the overall quality of the
near transit that are host to a mix repose; environment; and
of uses, including employment,
commercial, and residential uses; • Buildings that relate sensitively in • A variety of pedestrian connections
scale and mass to the context and across neighborhoods and
• An interconnected network of character of the community and employment areas to Mira Mesa’s
streets and blocks that promote whose frontages contribute to a stunning natural features, including
pedestrian-oriented uses and pedestrian-oriented and active canyons, creeks, trails, parks, and
activities, as well as connectivity and public realm; other open spaces.
accessibility for all modes of travel;
• “Green” streets and developments
• A safe, comfortable, and universally- that incorporate sustainable designs
inviting public realm with attractive and practices that strengthen the
streetscapes and public spaces, urban tree canopy (UTC), maximize

C. Urban Design • Mixed-use activity gateway

locations within Urban Villages that
• Public transit corridors and
stations, inclusive of the Coaster
Framework are located at significant junctures commuter rail line and its Sorrento
As shown in Figure 7-1, the Urban along primary corridors that warrant Valley Station, and the Miramar
Design Framework illustrates the special attention in design; College Transit Station; and
various defining physical elements of
the community and the focal points • Primary corridors, such as Mira • Parks and open spaces, such
for the urban design policies provided Mesa Blvd and Miramar Rd, which as the various canyons, creeks,
in this chapter. The defining physical provide primary circulation in, out, and parks that set the edges of
elements of Mira Mesa include: and through the community and and interstitial spaces within the
within the Urban Villages; community.
• Mixed-use Urban Villages located
near transit, which correspond to • Master planned areas, inclusive of
the CPIOZ areas in Chapter 8; 3Roots and Stone Creek;
Create an interconnected network of pathways, parks, plazas, Elevate the design of buildings located on corner lots and gateway locations
and other connections to foster accessibility and connectivity. to enhance the public realm and create a significant visual presence.

Figure 7-1. Urban Design Framework
LEGEND
COMMUNITY PLAN AREA
URBAN VILLAGE - CPIOZ TYPE A
3 ROOTS MASTER PLAN - CPIOZ TYPE B
STONE CREEK MASTER PLAN AREA
PRIMARY CORRIDORS
MIXED-USE ACTIVITY GATEWAYS 15
COASTER RAIL STATION W

BUS TRANSIT STATION E
STVIEW
CAPRICOR
N WAY
CAMINO RUIZ
PKW Y
WESTONHILL DR
D
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VA
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BLACK MOUNTAIN RD
SOR
MIRAMAR COLLEGE
BLVD
TRANSIT STATION
MESA
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M I R A DI U
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EXISTING SORRENTO FLANDERS DR GOLD COAST DR

VALLEY STATION
1/ 2 - M I R A D I U S
VD
LUSK BL
STONECREEK
MASTR PLAN
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AM
AREA
PAC
BAR S CANYO
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IFIC HE
5
AK
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O
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T S B LVD
MASTER PLAN
SANTA F E
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CA NYO
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PROPOSED SORRENTO VALLEY LL
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1/ 2 - M I R A D I U S
805
0 0.25 0.5 1
MILES

D. Urban Forestry
The Community Plan provides policies
and recommendations that support
the City’s Climate Action Plan (CAP)
in the preservation, improvement,
and maintenance of the City’s urban
forest. Urban forestry is defined as
the planting, maintenance, care, and
protection of trees in urban settings. In
Mira Mesa, the urban forest consists of
the variety of trees found throughout
the community - along streets, in parks,
and in open spaces, as well on both
public and private property. Trees
are a part of the City’s larger urban
ecosystem that work alongside other The urban forest consists of the variety of trees found throughout
the community, including those on public and private property.
natural elements, such as natural areas,
waterways, and other vegetation, to
the quality of life of residents, and increase spaces of natural
provide a myriad of benefits to both
businesses, and visitors alike. habitat for urban wildlife.
people and the environment. In Mira
Mesa, a healthy and abundant urban • Contribute to the spatial definition The community’s urban forest plan
forest can: of streets and other outdoor spaces is shown in Figure 7-2, and its street
by providing a comfortable scale tree palette is provided in Figure 7-3,
• Provide shade, comfort, and shelter,
and enclosure of the public realm, which identifies recommended tree
to people along sidewalks or within
while also adding visual interest in species for select corridors across Mira
open spaces, while supporting
texture, color, and pattern. Mesa. The palette is based on guidance
a more pedestrian-friendly
from the City of San Diego Street Tree
environment. • Improve the environment by
Selection Guide to complement the
helping to improve air quality,
• Beautify neighborhoods, contribute existing tree canopy in Mira Mesa
sequester carbon dioxide, manage
to the attractive character and while enhancing the unique identity of
stormwater, conserve energy,
identity of places, and improve key corridors and Urban Villages. For
reduce the urban heat island effect,

example, the stately, tall Canary Island

pines, Pinus canariensis, in the medians URBAN TREE CANOPY (UTC)
on Mira Mesa Blvd establish a sense of
place unique to Mira Mesa. The palette The Urban Tree Canopy (UTC) refers to the layer of tree leaves, branches, and
identifies primary, secondary, and stems that provide tree coverage of the ground when viewed from above. Mira
accent species: Mesa’s existing tree canopy currently measures at 15 percent coverage, while the
Climate Action Plan Goal sets a 35 percent coverage goal by the year 2035.
• Primary species are larger trees
that should be used along identified Opportunities to achieve the CAP goal:
corridors wherever possible. • Add street trees in roadway medians and parkways
• Secondary species are smaller • Add trees in parks and open spaces and at institutional facilities
complimentary species that can
• Add trees within new developments, such as 3Roots and Stone Creek Master
be used in the event that there is a Plan Areas
conflict that would prevent the use
of the primary species (i.e., over- • Promote “Free Tree SD,” a City-program that allows residents to request a new
head electric line, utilities, or limited street tree for their neighborhood.
parkway width).
• Special/accent species are planned

in commercial districts at gateway
locations and significant corridor
entries into employment areas.
All other areas of the community should

utilize the City of San Diego Street Tree
Selection Guide to provide tree species
based on available planting areas that
provide an adequate shade canopy to
meet the goals of the CAP.
Trees are a part of the City’s larger urban ecosystem that work alongside
other natural elements, such as waterways and other vegetation.

Figure 7-2. Urban Forestry Plan
LEGEND
COMMUNITY PLAN AREA
DISTRICT STREET SEGMENTS
CORRIDOR STREET SEGMENTS
CONNECTOR STREET SEGMENTS
NEIGHBORHOOD STREET SEGMENTS
0 0.25 0.5 1
©
MILES

Figure 7-3. Urban Forestry Tree Palette (Matrix)

Street Botanical Name Common Name (Image ID) Mature Size (H X W) Spacing Water Use Characteristics
District Street Segments
Black Mountain Rd (From Activity Rd to Miramar Rd)
Primary Platanus racemosa California Sycamore (I) 40’ X 30’ 30’ Medium Native
Secondary Geijera parviflora Australian Willow (M) 30' X 20' 25' Low Evergreen
Koelreuteria bipinnata Chinese Flame Tree (F) 30’ X 20’ 25’ Medium Flowering Foliage
Color
Westview Pkwy (From Mira Mesa Blvd to Hillery Dr)
Primary Geijera parviflora Australian Willow (M) 30’ X 20’ 25’ Low Evergreen
Secondary Arbutus marina Strawberry Tree (K) 30' X 25' 25' Low Flowering
Corridor Street Segments

Black Mountain Rd (From Kearny Villa Rd to Activity Rd)
Primary Platanus racemosa California Sycamore (I) 40' X 30' 30' Medium Native
Lagerstroemia fauriei ‘Tuscarora’ Crape Myrtle (X) 25’ X 25’ 25’ Medium Flowering
Special (Slopes) Eucalyptus leucoxlyon White Ironbark (E) 90’ X 60’ 30’ Low Evergreen
Westview Pkwy (From Mira Lee Way to Mira Mesa Blvd)
Secondary Geijera parviflora Australian Willow (M) 30’ X 20’ 25’ Low Evergreen
Mira Mesa Blvd (From Greenford Dr to I-15)
Special (Median) Pinus canariensis Canary Island Pine (G) 80’ X 30’ 30’ Medium Evergreen
Mira Mesa Blvd (From Reagan Rd to Marauder Way)
Primary Tipuana tipu Tipu Tree (C) 50’ X 55’ 30’ Medium Flowering
Secondary Rhus lancea African Sumac (T) 30' X 30' 30' Low Evergreen
Arbutus marina Strawberry Tree (K) 30' X 25' 25' Low Flowering
Camino Ruiz (From Zapata Ave to Capricorn Way)
Primary Koelreuteria bipinnata Chinese Flame Tree (F) 30’ X 20’ 25’ Medium Flowering
Foliage Color
Lophostemon confertus Brisbane Box (O) 40' X 20' 25' Medium Evergreen

Figure 7-3. Urban Forestry Tree Palette (Matrix Continued)

Camino Ruiz (From New Salem St to Maurader Way)
Primary Pinus canariensis Canary Island Pine (G) 80’ X 35’ 30’ Medium Evergreen
Secondary Lagerstroemia fauriei ‘Natchez’ Crape Myrtle (W) 25’ X 25’ 25’ Medium Flowering
Rhus lancea African Sumac (T) 30' X 30' 30' Low Evergreen
Carroll Canyon Rd (From Camino Santa Fe to East End of 3Roots Development)
Primary Ulmus parvifolia ‘Drake’ Chinese Elm (J) 50' X 40' 30' Medium Evergreen
New Salem St (From Reagan Rd to Camino Ruiz)
Secondary Lophostemon confertus Brisbane Box (O) 40' X 20' 25' Medium Evergreen
Tabebuia impetiginosus Pink Trumpet Tree (U) 25’ X 25’ 25’ Medium Flowering
Reagan Rd (From New Salem St to Camino Ruiz)
Primary Rhus lancea African Sumac (T) 30' X 30' 30' Low Evergreen
Scranton Rd / Barnes Canyon Rd (From Mira Sorrento Place to Pacific Heights Blvd)
Primary Metrosderos excelsa New Zealand Christmas 35’ X 35’ 30’ Medium Flowering
Tree (P)
Feature Tree at CPOIZ Pinus torreyana or Torrey Pine (A) 65’ X 50’ 30’ Medium Evergreen
Pinus canariensis
CONNECTOR STREET SEGMENTS

Westview Pkwy (From Black Mountain Rd to Mira Lee Way)
Black Mountain Rd (From Mercy Rd to Carroll Centre Rd)
Primary Platanus racemosa California Sycamore (I) 40’ X 30’ 30' Medium Native
Secondary Ulmus parvifolia ‘Drake’ Chinese Elm (J) 50' X 40' 30' Medium Evergreen
Kearny Villa Rd
Primary Eucalyptus leucoxlyon White Ironbark (E) 90’ X 60’ 30’ Low Evergreen
Secondary Pinus eldarica Afghan Pine (H) 65’ X 25’ 25’ Low Evergreen
Hillery Dr (From Black Mountain Rd to I-15)
Primary Podocarpus macrophyllus Yew Pine (R) 40’ X 20’ 30’ Low Evergreen
Secondary Pistacia chinensis Chinese Pistache (Q) 65’ X 40’ 30’ Medium Evergreen

Mercy Rd (From Black Mountain Rd to I-15)
Primary Lophostemon confertus Brisbane Box (O) 40' X 20' 25' Medium Evergreen
Secondary Ulmus parvifolia ‘Drake’ Chinese Elm (J) 50' X 40' 30' Medium Evergreen
Miramar Rd (From Eastgate Mall to I-15)
Secondary Platanus racemosa California Sycamore (I) 40’ X 30’ 30' Medium Native
Mira Mesa Blvd (From Marauder Way to Greenford Dr)
Secondary Tabebuia impetiginosus Pink Trumpet Tree (U) 25’ X 25’ 25’ Medium Flowering
Camino Ruiz (From I-5 to Reagan Rd)
Primary Quercus ilex Holly Oak (S) 65’ X 65’ 30’ Low Evergreen
Camino Ruiz (From Calle Cristobal to Zapata Dr)
Primary Jacaranda mimosifolia Jacaranda (N) 50’ X 60’ 30’ Medium Flowering
Camino Ruiz (From Capricorn Way to New Salem St)
Activity Rd (From Black Mountain Rd to Camino Ruiz)
Primary Cupaniopsis anacardioides Carrotwood (D) 40’ X 30’ 30’ Medium Evergreen
Secondary Lophostemon confertus Brisbane Box (O) 40' X 20' 25' Medium Evergreen
Carroll Canyon Rd (From Camino Ruiz to East End of 3Roots Development)
Primary Arbutus marina Strawberry Tree (K) 30' X 25' 25' Low Flowering
Secondary Platanus racemosa California Sycamore (I) 40’ X 30’ 30' Medium Native
Fenton Rd (From Carroll Canyon Rd to Camino Santa Fe)
Carroll Canyon Rd (From I-805 to Fenton Rd)
Primary Eucalyptus leucoxlyon White Ironbark (E) 90’ X 60’ 30’ Low Evergreen


Camino Santa Fe (From Sorrento Valley Blvd to Miramar Rd)
Primary Pinus eldarica Afghan Pine (H) 65’ X 25’ 25’ Low Evergreen
Calle Cristobal (From Camino Santa FE to Camino Ruiz)
Primary Quercus ilex Holly Oak (S) 65’ X 65’ 30’ Low Evergreen
Sorrento Valley Blvd (From Vista Sorrento Pkwy to Camino Santa Fe)
Primary Pinus torreyana or Torrey Pine (A) 65’ XX 50’ 30’ Medium Evergreen
Pinus canariensis
Carroll Rd (From Fenton Rd to Miramar Rd)
Flanders Dr (From Mira Mesa Blvd to Camino Santa Fe)
Pacific Heights Blvd (From Pacific Center Blvd to Carroll Canyon Rd)
Lusk Blvd (From Vista Sorrento Pkwy to Mira Mesa Blvd)
Special (Median) Cupaniopsis anacardioides Carrotwood (D) 40’ X 30’ 30’ Medium Evergreen
Pacific Center Blvd (From Lusk Blvd to Pacific Center Court)
Special (Median) Cupaniopsis anacardioides Carrotwood (D) 40’ X 30’ 30’ Medium Evergreen
Pacific Mesa Blvd (From Pacific Center Blvd to Pacific Heights Blvd)
Primary Quercus agrifolia Coast Live Oak (B) 65’ X 65’ 30' Low Evergreen
Secondary Cercidium x ‘Desert Museum’ Desert Museum Palo Verde 20’ X 20’ 25' Low Flowering
(L)


Scranton Rd (From Mira Sorrento Place to Carroll Canyon Rd)
Primary Arbutus marina Strawberry Tree (K) 30' X 25' 25' Low Flowering
Mira Sorrento Place (From Vista Sorrento Pkwy to Scranton Rd)
Primary Quercus agrifolia Coast Live Oak (B) 65’ X 65’ 30' Low Evergreen
Vista Sorrento Pkwy (From Sorrento Valley Blvd to Mira Mesa Blvd)
Primary Pistacia chinensis Chinese Pistache (Q) 65’ X 40’ 30’ Medium Evergreen
Secondary Tipuana tipu Tipu Tree (C) 50’ X 55’ 30’ Medium Flowering
Neighborhood Street Segments

Capricorn Way (From Westonhill Dr to Westview Pkwy)
Primary Lagerstroemia fauriei ‘Natchez’ Crape Myrtle (W) 25’ X 25’ 25’ Medium Flowering
Galvin Ave (From Black Mountain Rd to Westview Pkwy)
Primary Lagerstroemia fauriei ‘Natchez’ Crape Myrtle (W) 25’ X 25’ 25’ Medium Flowering
Westonhill Dr (From Menkar Rd to Jade Coast Dr)
Primary Bauhinia blakeana Hong Kong Orchid Tree (V) 20’ X 20’ 25' Medium Flowering
Westmore Rd (From Camino Ruiz to Westonhill Dr)
Primary Tabebuia impetiginosus Pink Trumpet Tree (U) 25’ X 25’ 25’ Medium Flowering
New Salem St (From Camino Ruiz to Mira Mesa Blvd)
Secondary Handroanthus impetiginosus Pink Trumpet Tree (U) 25’ X 25’ 25’ Medium Flowering
Maurader Way (From Camino Ruiz to Mira Mesa Blvd)
Primary Bauhinia blakeana Hong Kong Orchid Tree (V) 20’ X 20’ 25' Medium Flowering
Flanders Dr (From Camino Santa Fe to Greenford Dr)
Secondary Bauhinia blakeana Hong Kong Orchid Tree (V) 20’ X 20’ 25' Medium Flowering
Flanders Dr (From Camino Santa Fe to Greenford Dr)
Secondary Bauhinia blakeana Hong Kong Orchid Tree 20’ X 20’ 25' Medium Flowering

Figure 7-3. Urban Forestry Tree Palette (Image ID)

Trees for Parkways 10 ft. wide or larger
A B C
Pinus torreyana Quercus agrifolia Tipuana tipu

Torrey Pine Coast Live Oak Tipu
Trees for Parkways 6 ft. to 10 ft. wide:
D E F G H
Cupaniopsis anacardioides Eucalyptus leuxylon Koereuteria bipinnata Pinus canariensis Pinus elderica
Carrotwood White Ironbark Chinese Flame Tree Canary Island Pine Afghan Pine
I J
Platanus racemosa Ulmas parvifolia ‘Drake’

California Sycamore Chinese Elm

Figure 7-3. Urban Forestry Tree Palette (Image ID Continued)

Trees for Parkways between 4 ft. to 6 ft. wide:
K L M N O
Arbutus marina Cercidium x “Desert Museum’ Geijera parviflora Jacaranda mimosifolia Lophostemon confertus
Strawberry Tree Desert Museum Palo Verde Australian Willow Jacaranda Bisbane Box
P Q R S T
Metrosideros excelsa Pistacia chinensis Podocarpus macrophyllus Quercus ilex Rhus lancea
New Zealand Christmas Tree Chinese Pistache Yew Pine Holly Oak African Sumac
Trees for Parkways between 2 ft. to 4 ft. wide:
U V W X
Tabebuia impetiginosus Bauhinia blakeana Lagerstroemia faurieri ‘Natchez’ Lagerstroemia faurieri ‘Tuscarora’
Pink Trumpet Tree Hong Kong Orchid Crape Myrtle Crape Myrtle

E. Urban Greening more environmentally-sustainable

method of managing stormwater that
Urban Greening refers to the improves water quality, replenishes
integration of stormwater management groundwater, minimizes the risk of
and the planting of trees and other flooding during major storm events,
vegetation along mobility corridors and reduces the burden on local sewer
with the purpose of creating a greener, systems. Moreover, and similar to the
more environmentally-sustainable benefits afforded by an abundant urban
and livable community. Although forest, green street improvements also
sustainability is woven into every aspect help to beautify the neighborhood, calm
of the Community Plan to support the traffic, and promote walkability and
CAP’s various sustainability goals, urban bikeability, as well.
greening allows for double the benefits
when considering the community’s Green streets incorporate vegetation,
trees, soil, and engineered systems to
mobility network as an additional manage stormwater runoff.
opportunity to expand open space.
The various corridors that move and
connect people around the community,
from roadways to bikeways and
ancillary pathways, are all opportunities
for “green streets.”
Whereas traditional streets direct

stormwater into storm sewer systems
(such as gutters and drains) that
discharge directly into rivers and
oceans, green streets incorporate
vegetation, trees, soil, and engineered
systems (such as permeable pavement,
bioswales, etc.) to slow, filter, and
cleanse stormwater runoff from
impervious surfaces (such as concrete Stormwater management improves water quality,
replenishes groundwater, minimizes flooding, and reduces
and asphalt). The primary result is a the burden on local sewer systems

F. Urban Design 1. Public Realm Policies

Policies 7.1 Sidewalk zones. Provide SIDEWALK ZONES
adequate sidewalk width within • The Frontage Zone is the
The following policies apply to either the
the Frontage, Throughway, and area between the Throughway
design of the public realm or to that of Zone and the building facade
Furnishing zones as shown in
buildings for developments. that is available for outdoor
Figure 7-4 to create a pedestrian-
dining, street furniture, a
friendly environment.
second row of trees, and/
or landscaping that invite
Figure 7-4. Sidewalk Zones pedestrians to slow down,
“window shop,” and enter/
exit buildings. Architectural
elements, such as awnings,
stairs, planters, and signage,
can occupy this zone.
• The Throughway Zone is the

area dedicated for pedestrian
travel that is continuous,
unobstructed, and accessible.
Wider Throughway Zones are
necessary in areas with high
pedestrian volumes.
• The Furnishing Zone is

the area between the curb
and the Throughway Zone
available for street trees,
lighting, benches, bicycle racks,
and landscaping. This zone
provides a buffer between the
Throughway Zone and traffic
along the roadway.

7.5 Lighting. Provide appropriately

scaled street lighting to increase
pedestrian and traffic safety.
Street lighting placement,
distribution, size, style, and
Mira Mesa Town Center illumination should be adapted to
street types and use a consistent
style along the length of a block
or at a district level to create a
unifying scheme.
7.6 Seating. Provide fixed and/or

movable seating in the Frontage
and/or Furnishing zones, such as
benches or planter edges.
7.7 Shade. Provide shade primarily

using broad canopy trees, in
addition to other elements such
Site and orient infill development into a walkable network as umbrellas, awnings, canopies,
of pedestrian-oriented paths and spaces
and/or other structures.
7.8 Visibility and safety. Increase

7.2 Connectivity. Create an public spaces by incorporating the visibility of publicly accessible
interconnected network of a consistent building setback spaces by incorporating
sidewalks, pathways, trails, (“street wall”) within the Frontage Crime Prevention through
ancillary pathways, sidewalks, Zone. Environmental Design (CPTED)
parks, plazas, and other concepts. Orient windows,
7.4 Building entries. Demarcate
connections to foster accessibility building entrances, and social
building entries from the
and connectivity. spaces to face and further
public realm through the use
activate publicly accessible
7.3 Street wall. Create a sense of architectural treatments,
spaces, such as plazas, squares,
of definition and enclosure landscape, and/or pavement
courtyards, parks, and ancillary
along commercial streets and design.
pathways.

7.9 Public art. Incorporate public art

into street furniture, wayfinding,
signage, murals, sculptures, and
other art elements to reflect and
enhance community character
and identity. Mira Mesa Town Center
7.10 Recreation. Incorporate publicly

accessible recreation at parks,
plazas, pathways, linear parks,
pocket parks, etc. with visual and
physical access from one or more
public right-of-way frontages.
7.11 Identity. Install wayfinding,

signage, and other interpretive
signage and markers at parks
and open spaces to foster
a welcoming and inviting
environment, as well as to Create a sense of definition and enclosure by incorporating a
consistent building setback (“street wall”) within the Frontage Zone.
promote the community’s
culture, character, and identity.
into smaller, more human-scaled 7.15 Parking. Conceal off-street
7.12 Arts and Culture. Incorporate blocks that are pedestrian- parking from the public right-of-
publicly accessible space for oriented. way by locating it below grade or
cultural use to enhance activation to the side or rear of buildings
and connection. 7.14 Walkability. Site and orient infill
with access to parking areas
development into a walkable
from the rear or side streets with
2. Built-Form Policies network of pedestrian-oriented
adequate landscaped buffers.
paths and spaces, such as
7.13 Superblocks. Retrofit existing Avoid locating surface parking
sidewalks, plazas, squares,
large-scale developments, between the building frontage
ancillary pathways, and parks
known as “superblocks” that are and the public right-of-way.
that connect building entries and
predominately auto-oriented, Consolidate off-street parking
destinations.

ground-floor building setback

(or “street wall”) for building
frontages along commercial
streets and ancillary pathways.
7.19 Building facades. Design

Mira Mesa Gateway
building frontages with
articulated façade elements that
include and clearly demarcate
windows and doors, such as
storefronts, porches, patios,
stoops, balconies, arcades,
colonnades, galleries, awnings,
and/or canopies.
7.20 Blank facades. Avoid long

stretches of uninterrupted blank
facades. Articulation of building
Retrofit existing “superblocks” that are predominately auto-oriented,
facades may include punched
into smaller, more human-scaled blocks that are pedestrian-oriented. windows, enhanced primary
entrances, or the use of multiple
facade finishes.
so that it can be shared across 7.17 Building entrances. Orient
multiple buildings and uses. building frontages and primary 7.21 Active ground floors. Design
pedestrian entrances to primary active ground floor uses with
7.16 Service areas. Locate service transparency in facades, doors,
streets and publicly-accessible
areas, such as loading areas, and windows.
spaces such as plazas, squares,
refuse areas, and mechanical
courtyards, parks, and ancillary
equipment to the rear or side of 7.22 Massing. Design building
pathways to enhance visibility
the building to minimize visual heights, masses, and volumes
and activation of publicly-
and traffic impacts, such as that complement in scale and
accessible spaces.
disruptions to pedestrian and proportion to adjacent buildings.
vehicle travel. 7.18 Street wall. Maintain a
continuous and consistent

7.23 Materials and styles. Utilize

durable architectural treatments
on all publicly visible areas of
buildings. Building materials,
finishes, colors, and architectural
styles should be compatible
with the surrounding character
of existing buildings and
neighborhood.
7.24 Significant gateway lots.

Elevate the quality of architectural
treatments on buildings located
on corner lots and gateway
locations to enhance the public
realm and create a significant Orient windows, building entrances, and social spaces
to face and further activate publicly accessible spaces.
visual presence. Taller buildings
at key intersections can provide
visual orientation within the
community, and in particular,
along Mira Mesa Blvd.
7.25 Sustainability. Incorporate

sustainable design practice, such
as appropriate site orientation for
solar and wind gains, etc.
Design active ground floor uses with

transparency in facades, doors, and windows.

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8
8: Urban Villages
and Community Plan
Implementation
Overlay Zone (CPIOZ)
A. Urban Villages
B. Community Plan Implementation
Overlay Zone (CPIOZ)
141
CHAPTER 8: URBAN VILLAGES AND CPIOZ
A. Urban Villages Figure 8-1. Concept for Mira Mesa Town Center
1. Introduction
The General Plan calls for a “City of
Villages” strategy that focuses growth
Existing Conditions
into mixed-use activity centers that
are pedestrian-friendly, centers of
community life, and linked to the
regional transit system. It supports
“village-like” development with
medium-high to very-high residential
densities along major commercial
transit corridors and nodes. The
Community Plan implements this
strategy by focusing growth into
pedestrian-oriented, residential and
commercial mixed-use areas that are
served by transit – referred to here Potential future build-out of the Mira Mesa Town
Center Urban Village. Conceptual illustration only.
as Urban Villages, which are listed
below and shown in Figure 8-2. These
• Pacific Heights retail amenities, goods, and services to
areas have been the focus of recent
• Miramar Gateway residents, employees, and visitors. The
new development, revitalization, and
majority of these areas are defined by
activity in the community and are
The Urban Villages are currently auto-oriented development patterns,
expected to continue seeing growth,
characterized by either employment such as single-use “superblocks” that
redevelopment, and improvements in
or commercial uses. Sorrento Mesa can impede walkability and connectivity
the coming years.
and Miramar Gateway, for example, and exacerbate traffic.
• Sorrento Mesa Rim are major employment areas in
the technology, life science, and The Community Plan proposes
• Mira Mesa Town Center
manufacturing/industrial sectors. The retrofitting these areas into more
• Mira Mesa Gateway human-scaled and pedestrian-oriented
commercial developments at Mira
• Plaza Sorrento Mesa Town Center and Mira Mesa developments with new amenities
• Barnes Canyon Gateway, on the other hand, provide for a growing Mira Mesa community.

Figure 8-2. Urban Villages and CPIOZ Areas
LEGEND
COMMUNITY PLAN AREA
URBAN VILLAGE - CPIOZ TYPE A
3 ROOTS MASTER PLAN - CPIOZ TYPE B
STONE CREEK MASTER PLAN AREA
15
W
E
STVIEW
CAPRICOR
N WAY
CAMINO RUIZ
PKW Y
WESTONHILL DR
MIRA MESA MIRA MESA
TOWN CENTER GATEWAY
D
Y BLV CPIOZ CPIOZ
LLE
VA
TO PLAZA
REN
BLACK MOUNTAIN RD
SOR SORRENTO MESA SORRENTO
RIM TRAIL CPIOZ CPIOZ
BLVD
MESA
5
MIRA
FLANDERS DR GOLD COAST DR
VD
LUSK BL
STONECREEK
BARNES CANYON MASTR PLAN
CA M I
AM
AREA
PAC
CPIOZ PACIFIC HEIGHTS

TR
IFIC HE
5
AK
CPIOZ
CO
AS
N
IGH
TE
O
R
3ROOTS
S B LVD T
MASTER PLAN
SANTA F E
RD
CA NYO
N MIRAMAR GATEWAY
RROLL
CA CA
RRO CPIOZ 15
LL
R D
RR
D
MA
IRA
M
©
805
AR RD
MIRAM 0 0.25 0.5 1
MILES

Figure 8-3. Concept for Mira Mesa Gateway Developed alongside commercial
centers and offices, new mixed-use
developments will allow Mira Mesa
employees and residents to live
near their jobs and be within walking
Existing Conditions distance of desired amenities, such
as dining, shopping, entertainment,
services, and public space. The Urban
Villages will be characterized by a
network of interconnected streets,
private street connections, and multi-
use pedestrian and bicycle pathways
that break up superblocks to foster
walkability, social activity, and “eyes
on the street.” Urban Villages will also
include a variety of public spaces, such
as parks, plazas, and pathways, that
Potential future build-out of the Mira Mesa Gateway can act as focal points for community
Urban Village. Conceptual illustration only.
gatherings, activities, or events, such
as farmers markets and festivals.
To leverage their adjacency and
relationship to nearby natural open
spaces and recreational amenities,
Urban Villages will also provide new
and accessible connections to creeks,
canyons, and trails, and integrate them
into developments.
Example illustrative concepts for the

future potential build-out of each of the
Urban Villages are shown in Figure 8-1
and Figures 8-3 through 8-7.
The Community Plan supports “village-like” development with medium- to very-
high residential densities along major commercial transit corridors and nodes.

Figure 8-4. Concept for Plaza Sorrento

2. Urban Villages Policies
The following policies are specific to
the needs in the Urban Villages. In
addition to what is provided in this
Existing Conditions
chapter, refer to the additional design
guidance provided in Chapter 7: Urban
Design, as well as the following Section
B. of this chapter, Community Plan
Implementation Overlay Zone, which
provides Supplemental Development
Regulations for new developments and
parks in the Urban Villages.
8.1 Compact mix of uses. Provide

a mix of residential, commercial, Potential future build-out of the Plaza Sorrento
Urban Village. Conceptual illustration only.
and employment uses within
mixed-use developments to
enable vibrancy and activity on Figure 8-5. Concept for Barnes Canyon Rd.
site and minimize the distance
between jobs and homes.
8.2 Residential diversity. Provide

Existing Conditions
a range of residential building
typologies, unit types, and
densities to diversify housing
choices.
8.3 Infill development with

existing retail. Retain or
incorporate commercial uses and
public spaces to enable an active
mix of uses.
Potential future build-out of the Barnes Canyon
Rd. Urban Village. Conceptual illustration only.

8.4 Employment centers.

Encourage new residential and
retail mix-used and public spaces
within employment centers.
8.5 Employment amenities.

Enhance office and industrial
centers with restaurants,
cafes, retail, public space, and
recreational uses that are
walkable, bikeable, and transit-
accessible to enable employers
Provide a variety of public spaces of different sizes and types within villages that are publicly accessible to attract and retain skilled
and located adjacent to pedestrian-oriented active uses, such as dining, shopping, and entertainment.
employees.
8.6 Superblocks. Redevelop

Figure 8-6. Concept for Pacific Heights Blvd.
superblocks, into smaller,
more human-scaled blocks
that are pedestrian-oriented
through an inter-connected
Existing Conditions
network of streets and blocks to
promote walkability, and reduce
automobile dependence, and
vehicle miles traveled
8.7 New streets. Provide a variety

of street typologies that serve
a diversity of mobility needs.
Align new streets with existing
intersections and curb-cuts/
driveways along major corridors
to minimize interruptions in the
street wall and conflicts with
Potential future build-out of the Pacific Heights pedestrian circulation.
Blvd. Urban Village. Conceptual illustration only.

8.8 Public spaces. Provide a variety Figure 8-7. Concept for Miramar Gateway
of public spaces of different sizes
and types within villages that are
publicly accessible and located
adjacent to pedestrian-oriented
active uses, such as dining, Existing Conditions
shopping, and entertainment.
8.9 Connections to creeks,

canyons, and trails. Provide
new and improved connections
to existing creeks, canyons, and
trails where feasible to improve
accessibility to the wide range
of open space and recreational
areas. For example, new mixed-
use developments should orient
views to adjacent canyons and
Potential future build-out of the Miramar Gateway
creeks and/or provide publicly- Urban Village. Conceptual illustration only.
accessible pathways to nearby
canyon or creek trailheads.
Provide new and improved connections to existing creeks, canyons, and trails where feasible
to improve accessibility to the wide range of open space and recreational areas.

B. Community Plan • Any development within the The 3Roots Master Plan areas lies
within the CPIOZ – Type B boundary.
Implementation boundaries of CPIOZ Type A
where the proposed development Refer to the respective Master Plan and
Overlay Zone complies with the SDR and all Planned Development Permits for more
(CPIOZ) applicable regulations in the information.
Land Development Code can be
1. Introduction 2. Supplemental Development
processed ministerially.
The CPIOZ Type A and Type B are Regulations (SDRs)
applied within the boundaries of • Any development within the The following SDRs apply to all Urban
this Community Plan per Chapter boundaries of CPIOZ Type A that Villages and CPIOZ areas as shown in
13, Article 2, Division 14 of the City does not comply with the SDR in Figure 8-1.
of San Diego Municipal Code to this chapter requires a Process Two
provide Supplemental Development Neighborhood Development Permit. CP 600-33 Note: Developments have
Regulations (SDRs) that are tailored to the ability to obtain Recreation Value
implement the vision and policies of this • Any development within the Points for the construction of on-site
Community Plan. boundaries of CPIOZ Type parks and amenities by following the
B requires a Process Three guidelines established in City Council
The development regulations outlined Site Development Permit or Policy 600-33 prior to receiving a
in the applicable underlying base an amendment to a Planned certificate of occupancy for the final
zone cover items such as allowed Development Permit. phase of the development to assure
use and maximum building heights, the public has adequate advance
for example. The SDRs outlined in • Interior building improvements notification and opportunity to
this chapter provide supplementary that do not involve a change of use participate in the design of the parks.
and complementary development or provide additional floor area or Projects that follow CP 600-33 and yield
regulations specific to the conditions improvements that do not require a a General Plan Development (GDP) will
unique in the Urban Villages. construction permit are not subject accrue Recreational Value Points.
to CPIOZ.
Where there is a conflict between
the CPIOZ SDRs in this chapter and • Exceptions to CPIOZ may be granted
the development regulations of the for proposed development that is
applicable underlying base zone, the minor, temporary, or incidental,
CPIOZ SDRs applies. As stated in the and is consistent with the intent of
Municipal Code: CPIOZ.

LEGEND:
SDR.1. Urban Village Parks
Active Programming, e.g.,
All new residential or residential mixed-use • Tot-lots, Community
development on a premises equal to or greater than Gardens, Splash Pads,
2 acres, or with a gross floor area equal to or greater Fitness, Play, etc.
than 75,000 square feet, shall satisfy Recreation
Value Points on-site by providing a publicly- Flexible Community Space, e.g.,
accessible park(s) and amenities within each Urban • Mira Mesa Street Fair
Village as shown in Figures 8-9 through 8-14 that • Events, Stage, Market Stalls,
Movie Night
complies with all of the following:
Commercial
1. A recreational easement shall be provided for the
park(s) that allows for public access and use, at Pedestrian Connections
minimum, during the daytime.
Private Building Entrance
2. The location of the park(s) shall be designed to
connect to the pedestrian circulation system for Bike/Scooter Parking
Example programming of
an Urban Village Park
the development.
3. A minimum of 20 percent of a park(s) perimeter

shall front a public right-of-way or privately
maintained street open to the public and shall not
be obstructed by a structure.
4. Wayfinding signage shall be installed to direct

the public to the park(s) at the entrance of the
development and/or along ancillary pathways and
private streets.
5. Signage shall be provided at the entrance of the

park(s) to advise the public of the hours of public
access.
Development that designs and constructs an on-site

park that satisfies the development’s park standard
identified in the Parks Master Plan and seeks to
be eligible for any exemption of the City-wide DIF
shall meet the requirements of Municipal Code
§142.0640.
Example view of an Urban Village Park

PL
SDR.2. Urban Pathways

Development fronting the proposed urban pathways in each Urban Village
as shown in Figures 8-8 through 8-14 shall provide urban pathways that
include the following:
1. A total minimum width of 18 feet from the face of curb inward,
2. A furnishing zone with a minimum width of 8 feet from the face of curb
inward that incorporates tree wells and planting areas no smaller than
80 square feet,
3. A pedestrian throughway zone with a minimum width of 10 feet, and
4. Development shall observe a minimum setback of 10 feet to provide a

row of street trees within the frontage zone to complement the row of
street trees within the furnishing zone.
Frontage Throughway Furnishing

10 ft. 10 ft. 10 ft.
Example view of an Urban Pathway Example cross-section and plan of an Urban Pathway

SDR.3. Ancillary Pathways

Development fronting or containing the proposed ancillary pathways in
each Urban Village as shown in Figures 8-8 through 8-14 shall provide
sidewalks per the following:
1. Built to City standards per the Street Design Manual,
2. Provide a minimum paved width of 8-feet,
3. Provide connections to the public rights-of-way, and
4. Provide accessibility to the public.
Example programming
for an Ancillary Pathway
LEGEND:
Active Programming, e.g.,
• Cafe Tables
• Game Tables
• Public Art
• Fitness Equipment
• Informal Seating
Passive Open Space, e.g.,

• Landscape Planting
Private Building Entrance
Example view of a Ancillary Pathway Commercial

LEGEND:
SDR.4. Linear Parks Active Programming, e.g.,

• Fitness
Development fronting the linear
• Multi-age Play
parks as shown in Figures 8-9
and 8-10 shall provide linear • Outdoor Dining
parks that include the following: • Public Art
• Game Tables
1. An average width of 30-feet
measured from the face of Streetscapes/Stormwater
Bike/Scooter Parking
curb,
Example programming Commercial
of a Linear Park
2. Publicly accessible, and
3. Elements for passive or

active recreation, such as
plaza area, seating, shade,
on-leash dog areas, play
equipment, exercise stations,
public art, and landscaping.
Example of a Linear Park Example view of a Linear Park

SDR.5. Trails and Trail Amenities

Development fronting the proposed trail
amenities as shown in Figure 8-8 and Figure
8-14 shall provide the following trails and/or trail
amenities:
1. For the Rim Trail in Sorrento Mesa, as shown

in Figure 8-8:
a. Provide a minimum 8-feet wide ancillary

pedestrian facility, built to City standards
per the Street Design Manual, that
connects the public right-of-way to the
trail,
b. Reconstruct the trail at a minimum of 15-

feet wide for segments located outside of Example of trail amenities, e.g., lighting
the MHPA, and
c. Improve the existing Trailhead Pocket Park

with a new trailhead and park amenities,
as described in Figure 6-2.
2. For the Trail at Stone Creek in Miramar

Gateway, as shown in Figure 8-14:
a. Provide a minimum 8-feet wide ancillary

pedestrian facilities, built to City standards
per the Street Design Manual, and
trailhead, that connects the public right-of-
way to the trail.
3. For the creek along Candida Street in Miramar

Gateway, as shown in Figure 8-14:
a. Provide a minimum 10-feet wide trail

adjacent to the creek.
Example of trail amenities, e.g., bike racks

SDR.6. Private Street Connections

Development shall provide a new private street connection(s) as shown
in Figures 8-9 through 8-13 per the following:
1. A homeowners association or property owner shall provide an

agreement to maintain the private streets.
2. The entrance to the private streets shall advise the public of the
non-dedicated status of the streets.
3. The private street shall be designed consistent with urban parkway

configurations for a non-contiguous sidewalk with street trees and
pedestrian scale lightings consistent with the Street Design Manual.
4. Private streets shall be designed and constructed to the same Example view of an existing drive aisle
structural, geometric, lighting, and drainage standards as dedicated
local commercial street to the satisfaction of the City Engineer.
5. Private streets shall be aligned with existing signalized

intersections.
6. General utility easements shall be provided over the width of the

private street right-of-way.
7. The private street name sign shall be in accordance with the City of
San Diego Standard Drawings.
8. Prior to the construction of the private streets, no new

development, inclusive of structures, shall be constructed or
permitted within the area identified for the private streets, except
for landscaping, parking facilities, or driveways.
9. In phased developments, locations for future private roadway

connections shall be identified, and within the areas identified for
future roadway extensions, no new structures shall be constructed
or permitted, unless a satisfactory alternative location for the
roadway extension has been identified.
Example view of a new private street
connection aligned with existing drive aisle

SDR.7. Pedestrian Bridge at Mira Mesa SDR.8. Widening of Barnes Canyon Rd

Gateway To accommodate additional capacity for transit and bicycle
Development fronting or containing the proposed facilities, developments fronting both sides of Barnes Canyon
pedestrian bridge alignment crossing Mira Mesa Road/Scranton Road shall provide 10 feet of public right-of-
Boulevard as shown in Figure 8-10 shall do the following: way from existing curb to building face along the length of
Barnes Canyon Road/Scranton Road as shown on Figure 8-12.
1. The proposed pedestrian bridge shall be identified on
the pedestrian circulation and public access plan for
the development.
2. A pedestrian path system shall be designed to

connect to the proposed pedestrian bridge at grade SDR.9. Uses in Mira Mesa Town Center
or on an upper level of a building. New retail sales and commercial services uses with a drive-in or
drive-through component shall only be permitted where access
3. A dedication or irrevocable offer of dedication shall
is taken from a private street or internal driveway aisle.
be provided for an easement for the area needed for
the proposed pedestrian bridge support column to
the satisfaction of the City Engineer.
4. A dedication or irrevocable offer of dedication shall

be provided for a pedestrian right-of-way easement SDR.10. Uses in Miramar Gateway
for the area needed for the proposed pedestrian
bridge ramp to the satisfaction of the City Engineer; Distribution and storage uses shall be permitted. Truck parking
or and loading areas shall be screened with landscaping, wrapped
buildings, or an architectural screen so they are not visible from
5. In lieu of providing an area for a pedestrian ramp, the the public right-of-way.
development has the option to design a connection
that would allow for the proposed pedestrian bridge
to provide public access at an upper level of a
building to the satisfaction of the City Engineer.
SDR.11. Uses in Mira Mesa Gateway
6. Prior to the construction of the proposed pedestrian
Sites zoned RMX shall maintain a minimum of 10 percent of
bridge, no new development, inclusive of structures,
the gross floor area for commercial uses. The calculation of
shall be constructed or permitted within the area
gross floor area shall include all buildings within the premises,
identified for the pedestrian bridge support column
including any existing buildings that will remain.
and ramp, except for landscaping.

Figure 8-8. Sorrento Mesa Rim Trail CPIOZ
CA
MIN
O
SAN
TA
FE
AY
RAW
COB
.
ST
N
GU
P
SE
QU TO
EN
CE
DR
FLAND
.
BLVD.
MESA
MIRA
ERS D
LOPEZ CANYON
PACIFIC CENTER CT.

TRAILHEAD
R.
M
BLVD.
CK
EL
LA PACIFIC CENTER LVD.
R B
CT
.
PACIFIC MESA
.
VD
BL
A
ES
M
I RA
LVD. M
LUSK B
RD.
NYON
ES CA
BARN
LEGEND
CPIOZ Boundary
[SDR-2] New Urban Pathways
[SDR-3] New Ancillary Pathways
[SDR-5] New Trail
[SDR-5] New Trailhead Pocket Park
Existing Streets
Existing Trails
Existing Trailhead
New park locations are conceptual. Refer to CPIOZ text
for implementation criteria.

Figure 8-9. Mira Mesa Town Center CPIOZ
NEW
NEW SALEM ST. SA
LEM
ST
.
MIRA MESA
*
COMMUNITY
REAGAN RD.
PARK
CAMINO RUIZ
MIRA MESA BLVD.
* MIRA MESA
HIGH SCHOOL
RE
AG
LEGEND
N A
RD
*
CPIOZ Boundary
.
[SDR-1] New Urban Village Park

[SDR-4] New Linear Park
[SDR-6] New Private Street Connections
Existing Streets

Figure 8-10. Mira Mesa Gateway CPIOZ
GEMINI AVE.
MIRA MESA BLVD.
* *
WESTVIEW PKWY.
.
RICKERT RD.
VD
BLACK MOU
BL
A NORTHWOOD CIR. TANGLEWOOD LN
ES
M
A
IR
NTAIN RD.
15
M
WESTWOOD CIR.
PARKWOOD CIR.
HEDGEROW
BRAMBLE WA
*
LN.
Y
SOUTHWOOD CIR. WILD ROSE LN
HILLERY DR.
LEGEND
CPIOZ Boundary
*
MIRAMAR COLLEGE
TRANSIT STATION [SDR-1] New Urban Village Park
[SDR-4] New Linear Park
SAN DIEGO [SDR-7] New Pedestrian Bridge
MIRAMAR COLLEGE Existing Streets

Figure 8-11. Plaza Sorrento CPIOZ
HE
AT
E
VI
R
PE
CT
R
.
W
AY
TOP GUN ST.
*
FLAN
CAMINO
DERS
LVD.
MESA B
DR. MIRA
SAN
TA FE
S CT.
FLANDER
FLANDERS DR
.
MESA RIM RD.
LEGEND
CPIOZ Boundary
* [SDR-1] New Urban Village Park

Existing Streets
New Park Locations are conceptual. Refer to CPIOZ text

Figure 8-12. Barnes Canyon Rd CPIOZ
.
BLVD
TER
CEN
FIC
CI
PA
LUSK BLVD.
.
ON RD
S CANY
*
BARNE
WATE
RR
IDGE ISTA DR.
V
SCRANTON RD.
SCRANTON RD.
.
DR
SE
OU
EH
OR
MIRA SORRENTO PL.
M
LEGEND
805
CPIOZ Boundary

[SDR-8] Widened Street
Existing Streets
Existing Trails

Figure 8-13. Pacific Heights Blvd CPIOZ
PACIFIC CENTER CT.

PACIFIC CENTER BLVD.
BLVD.
PACIFIC MESA
.
VD
BL
A
ES
PACIFIC M
MES A CT. A
IR
M
*
PAC
IFI CH
EIG
HT
SB
LV
D.
LEGEND
CPIOZ Boundary
Existing Streets

Figure 8-14. Miramar Gateway CPIOZ
KEARNY VILLA RD
RD.
CANYON
CARROLL
D.
DA R
A LIN
MAY
STONECREEK
STONECREEK
CARROLL CENTRE RD.
VI
A
PA
SA
VIA EXCELENCIA
R
CA
MI
BLACK MOUNTAIN RD.

*
NO
RU ACTIVITY RD.
IZ
ON RD.
CARROLL CANY
PADGETT ST.
CANDIDA ST.
DR.
LANI
CLAYTON ST.
MIRA
TIERRA GRANDE ST
ARJONS DR.
MIRAMAR RD.
.
RD
AR
AM
IR
M
LEGEND
*
CPIOZ Boundary
[SDR-1] New Urban Village Park
[SDR-5] New Trail
[SDR-5] New Trailhead Pocket Park
Existing Streets

A
Appendix
A. Planned Public Facilities
163
APPENDIX A: PLANNED PUBLIC FACILITIES
A.Mira
Planned Public
Mesa Community Facilities
Plan Appendix A: Planned Public Facilities
Community plans work together with the General Plan to provide policies and recommendations for community facilities and
infrastructure in the City's community planning areas. Policies in both the General Plan and Community Plan address public
safety and health and the facilities needed for the Community Plan’s projected population. To serve Mira Mesa’s existing
needs and accommodate growth, public facilities and services need to be prioritized, financed, and developed within the
community. This appendix has been prepared for the Mira Mesa Community Plan and Mobility Technical Report available at
this link: https://www.sandiego.gov/planning/community-plans/updates/mira-mesa. The Mobility Technical Report prepared
for the Mira Mesa Community Plan Update provides concepts and additional explanation of the planned network and related
projects.
The table below summarizes the planned projects that are needed to implement the goals of the Mira Mesa Community Plan
and support the community as growth occurs. The list has been compiled from the Mobility, Parks, Recreation, and Open
Space, and Public Services, Facilities, and Safety sections of the Community Plan. Projects may be those that serve the needs of
the community while others may be shared or citywide facilities benefitting the public and include but are not limited to
mobility, parks and recreation, and fire-rescue. To remain responsive to community and City needs, and in line with best
practices related to sustainability, public services, and healthy communities, the projects in this appendix may be prioritized,
updated, and revised when necessary.
Projects and public improvements described in the Community Plan include new and upgraded facilities and therefore vary in
their scope and cost. The projects also vary in regards to implementation, with some to be scheduled as street maintenance or
as development occurs and/or through the collection of appropriate fees, and others to be implemented incrementally
through programs, such as the City’s Capital Improvement Program (CIP) or upon capital funding from city, state, regional, and
federal agencies. Still, some projects will require cooperation and collaboration of City departments in conjunction with private
sector developers and partnerships with public agencies.
It should be noted that additional projects may be proposed for Mira Mesa and implemented as part of development projects,
capital improvements, or as part of Citywide efforts and as required by state and federal mandates. Additional projects not
individually listed in this appendix can also include projects related to climate resiliency planning, storm water improvements,
freeway access improvements, and active transportation facilities, including but not limited to those required by the City of
San Diego Street Design Manual (e.g., curb ramps, sidewalks with landscaped parkways, pavement markings, crossings) and
1
Mira Mesa Community Plan Appendix A: Planned Public Facilities
A-1 / MIRA MESA COMMUNITY PLAN
those required for compliance with Americans with Disabilities Act (ADA) accessibility guidelines (e.g., audible pedestrian
signals). The City of San Diego Street Design Manual establishes guidelines to carry out the City’s street design functions and
provides an explanation of roadway designs and applicable components. The Street Design Manual can be accessed at this
link: https://www.sandiego.gov/planning/programs/transportation/library/stdesign. Also, at project-level implementation of
proposed facilities and infrastructure would have to be designed to meet City standards and to the satisfaction of the City of
San Diego City Engineer. Additionally, dedication of additional right‐of‐way for noncontiguous sidewalks and wider parkway
area in accordance with the City’s Street Design Manual would occur at the project‐level.
Name or Category1 Description

S-1: Future School Site Future school site within the Westside Neighborhood of the Stone Creek Master Plan
Area.
F-1: SD Future Mira Mesa Fire Fire Station near Camino Santa Fe and Miramar Road.
Station
P-1: Gil Johnson (Mira Development of amenities such as Volleyball and basketball court, kitchen, rooms for
Mesa Recreation meetings and crafts per General Development Plan (GDP).
Center)
P-2: Future Recreation Center at Recreation Center (17,000sf) on land deeded to the City within 3Roots Community Park
3Roots (Name TBD) General Development Plan (GDP).
P-3: Future Recreation Center Recreation Center (approx. 17,000 sf), location tbd.
P-4: Future Recreation Center Field house or recreation center (approx. 17,000 sf), location tbd. (Assumes continued
Hourglass Park joint-use agreement with Miramar College).
P-5: Mira Mesa Community Park Per approved General Development Plan (GDP) for Mira Mesa Community Park.
Aquatic Complex
P-6: Future Aquatic Complexes (2) Aquatic complexes – one at Mira Mesa Rec Center per approved GDP, and another at a
location tbd. (Assumes continued Ned Baumer Aquatic Center joint-use agreement with
Miramar College).
2
MIRA MESA COMMUNITY PLAN / A-2
P-7: 3Roots Community Park Sports-park Community Park per approved General Development Plan (GDP); built by
developer and deeded to City.
P-8: Mira Mesa Community Park Additions and renovations per General Development Plan (GDP).
P-9: Stone Creek Central Park Planned park with active and passive recreation facilities in conjunction with Stone Creek
development with GDP process.
P-10: 3Roots Routes District Privately-owned public park with public access agreement with City.
Neighborhood Park
P-11: Breen Shade structure over the play area, new trees to shade parking, and fitness stations,
bocce court(s), and others.
P-12: Camino Ruiz Expansion of security improvements, a shade structure over the play area, and
enhancements to the shade structure, and other recreational features.
P-13: Lopez Ridge Play areas, picnic facilities, gazebo, splash pad, Pétanque/bocce court, and pickleball
court.
P-14: Christa McAuliffe Security lighting, shade structure over the play area, and small off-leash dog area,
Neighborhood Park (formerly expanded picnic facilities with gazebo, pickleball, and fitness stations.
Winterwood lane park)
P-15: Maddox Dog park improvements with shade sails, agility equipment, community bulletin board
and new shade trees per approved GDP.
P-16: Mesa Verde Picnic shelter at the picnic area near the playground, a restroom building, a shade
structure at picnic /play area, a shade structure on the play area, and security lighting.
P-17: Mesa Viking Design/ construction of shade structure, keep some multi-use, passive use turf,
consideration could be the inclusion of additional amenities/ features, i-use passive turf,
such as half-court basketball or playground area.
3
P-18: Salk Restroom, play area, shade sails, native garden, parking, multi-purpose turf area and
access to adjacent Salk joint-use area per approved GDP.
P-19: Sandburg Low water-use design solution, picnic shelters, shade structure and developments to the
unfinished portions of the park, and basketball, small hardcourt, and fitness circuit.
P-20: Stone Creek Westside Planned Park with active and passive recreation facilities in conjunction with Stone Creek
Gardens development in a GDG process.
P-21: Westview Completion of the undeveloped portion of the site, including a shade cover, nature
exploration playground, and other active or passive play features.
P-22: 3Roots Canopy District Privately-owned public park with public access agreement with City.
Neighborhood Park
P-23: Calle Cristobal Natural Passive-use Park on City-owned land.

Park
P-24: Calle Cristobal Trailhead Trail and staging area park.

Pocket Park
P-25: Miramar Gateway Trail and staging area park.

Trailhead Pocket Park
P-26: Parkdale Trailhead Pocket Privately-owned overlook and trailhead marker with public access agreement.
Park
P-27: 3Roots North of Creek Privately-owned public park with public access agreement.
Pocket Parks
P-28: 3Roots South of Creek Privately-owned public park with public access agreement.
Pocket Parks
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P-29: Sorrento Peñasquitos Passive use park with scenic overlook features.
Overlook Pocket Park
P-30: Los Peñasquitos View Linear park on public right-of-way.

Linear Park @Menkar
P-31: Zapata Street Pocket Park Public Park on city-owned land with canyon views.
P-32: 3Roots "Routes Collective Public plazas on private property with public access agreement.
Plazas"
P-33: Hickman E.S. Future joint-use agreement with SDUSD.
P-34: Salk E.S. Joint-use agreement with SDUSD. Points included in Salk neighborhood Park.
P-35: Sandburg E.S. Future joint-use agreement with SDUSD.
P-36: 3Roots/ Parkdale Trail Approximately 1.5-mile trail/ trail loop.
P-37: Calle Cristobal Trail Approximately 1.23 miles of trails.
P-38: Canyon Hills Regional Park 2.25 miles of trail.

Trail
P-39: Carroll Creek Trail Privately maintained 1.5-mile trail along restored Carroll Canyon Creek.
5
P-40: Flanders Canyon Loop Approximately 1.30-mile trail.

Trail
P-41: Miramar Gateway Trail 0.18-mile trail segment connecting the community to the Rim Trail at Stone Creek with
(Black Mountain to Rim Trail) public access agreement.
P-42: Rattlesnake Canyon Trail A 0.82-mile trail/ trail loop.
P-43: Sorrento Los Peñasquitos Trail and Trailhead Pocket Park features.
West Goat Trail and Pocket Park
P-44: Sorrento Rim Trail Privately-owned public trail with public access agreement.
P-45: Carroll Canyon Nature (2) public right-of-way areas with “respite” features similar to Trailhead Pocket Park
Promenade features.
P-46: Stone Creek Rim Trail Trail loop on private property with public access agreement.
P-47: Sorrento Peñasquitos Passive Park with Trailhead Pocket Park features.
Overlook Pocket Park
P-48: Lopez Canyon Trailhead Enhancement of trailhead and parking area for Trailhead Pocket Park features.
Pocket Park
P-49: Canyon Hills Regional Park Parking, walking paths and picnic facilities per approved GDP.
P-50: Mira Mesa Gateway parks Publicly accessible parks and recreation amenities, typically privately owned and
maintained with public access agreements.
6
P-51: Mira Mesa Town Center Publicly accessible parks and recreation amenities, typically privately owned and
parks maintained with public access agreements.
P-52: Miramar Gateway parks Publicly accessible parks and recreation amenities, typically privately owned and
maintained with public access agreements.
P-53: Sorrento Mesa parks Publicly accessible parks and recreation amenities built within development projects,
typically privately owned and maintained with public access agreements.
P-54: Overlooks onto open Scenic overlooks from public viewpoints, some are suitable to have Trailhead Pocket Park
space features.
P-55: Potential Park Site Potential Park Acquisition, Design & Construction at 7636-46 Acama Street.
P-56: Potential Park Site Potential Park Acquisition, Design & Construction at 7011 Westleigh Place.
P-57: Potential Park Site Potential Park Acquisition, Design & Construction at 9600 Kearny Mesa Road.
P-58: Potential Park Site Potential Park Acquisition, Design & Construction at 11469 Black Mountain Road.
P-59: Potential Park Site Potential Park Acquisition, Design & Construction at 82612 Gold Coast Drive.
P-60: Potential Park Site Potential Park Acquisition, Design & Construction at 9800 Summers Ridge Road.
P-61: Potential Park Site Potential Park Acquisition, Design & Construction at 6650 Lusk Boulevard.
7
P-62: Mira Mesa Town Center Linear Parks built within/alongside development projects; publicly accessible parks and
CPIOZ Linear Park recreation amenities, typically privately owned and maintained with public access
agreements.
P-63: Mira Mesa Gateway Linear Parks built within/alongside development projects; publicly accessible parks and
CPIOZ Linear Park recreation amenities, typically privately owned and maintained with public access
agreements.
M-1: Bicycle Network Class I Bicycle Trials/ Multi Use-Paths
Improvements2 • Along the old train tracks North of Miramar Road
• S Campus Drive, from Gold Coast to the Miramar College Transit Station near S Cam
• Rickert Road, from Hillery Drive to Mira Mesa Boulevard
• Vista Sorrento Parkway, from Sorrento Valley Boulevard and Mira Sorrento Place
• Miramar Road, from Miramar Place to Commerce Avenue
• Mira Mesa Boulevard, Shared Use Path (one-way) from New Salem Street to I-15
Class II Bike Lanes

• Galvin Avenue, from Black Mountain Road to Westview Parkway
• Carroll Road, from Camino Santa Fe to Miramar Road
• Flanders Drive, from Mira Mesa Boulevard to Keoki Street
• Pacific Center Boulevard, from Pacific Center Court to Lusk Boulevard
• Barnes Canyon Road / Scranton Road, from Pacific Heights Boulevard and Mira
Sorrento Place
• Oberlin Drive, from Scranton Road to Mira Mesa Boulevard
• Westonhill Drive, from Gold Coast Drive to Mira Mesa Boulevard
• Parkdale Avenue, from Dancy Road to Alcamo Road
• Capricorn Way, from Black Mountain Road to Westview Parkway
• Miramar Road, from Carroll Road to Camino Ruiz
• Mira Mesa Boulevard, shared bus/bike lane from Dabney Drive to Raegan Road
• Camino Ruiz, along SB Camino Ruiz between Calle Cristobal and New Salem Street
• Pacific Heights Boulevard, from Pacific Center Boulevard to Carroll Canyon Road
• Black Mountain Road, from Kearny Villa Road to Hillery Drive
• Carroll Canyon Road, from I-15 to Scripps Ranch Boulevard
8
Class III Bike Routes

• Westonhill Drive, from Mira Mesa Boulevard to Aquarius Drive
• Parkdale Avenue, from Flanders Drive to Dancy Road
• Capricorn Way, from Zapata Drive to Black Mountain Road
• Carroll Park Drive, from Carroll Park Drive Loop, starting and ending at Carroll
Road
• Wateridge Circle, between Lusk Boulevard East of Telesis Court and Lusk
Boulevard West of Telesis Court
• Zapata Drive, from Avenida Del Gato to Capricorn Way
• Santa Arminta Avenue / Aquarius Drive, from Calle Cristobal to Westonhill Drive
• San Ramon Drive, from Marauder Way to Gold Coast Drive
• Marbury Road, from Hillery Drive to Mira Mesa Boulevard
• Sequence Drive, from Mira Mesa Boulevard to Camino Santa Fe
• Westmore Road, from Montongo Steet to Mira Mesa Boulevard
• Pacific Center Court, from Pacific Center Boulevard to the end of the cul de sac
• Flanders Drive, from Parkdale Avenue to Black Mountain Water
• Alcamo Road, from Parkdale Avenue to Montongo Street
• Avenida Del Gato, from Santa Arminta Avenue to Zapata Avenue
• New Salem Street, from the end of the street to Mira Mesa Boulevard
• Hillery Drive, from Marauder Way to Black Mountain Road
• Miramar Road, from I-15 SB Ramps to I-15 NB Ramps
Class IV Cycle Tracks (One-way)

• Camino Santa Fe, from Sorrento Valley Boulevard to Miramar Road
• Miralani Drive, from Arjons Drive to Camino Ruiz
• Kearny Villa Road, from Black Mountain Road to Miramar Road
• Activity Road, from Camino Ruiz to Black Mountain Road
• Calle Cristobal, from Camino Santa Fe and Camino Ruiz
• Trade Street, from Camino Santa Fe to Trade Place
• Maya Lina Road, from Carroll Canyon Road to Gold Coast Drive
9
• Scranton Road, from Mira Mesa Boulevard and Carroll Canyon Road
• Arjons Drive, from Trade Place to Miralani Drive
• Trade Place, from Trade Place to Arjons Drive
• Sorrento Valley Boulevard, from Vista Sorrento Parkway and Camino Santa Fe
• Mira Sorrento Place, from Vista Sorrento Parkway and Scranton Road
• Westview Parkway, from Galvin Avenue to Black Mountain Road
• Hillery Drive, from Black Mountain Road to Westview Parkway
• Mira Mesa Boulevard, from Scranton Road to Dabney Drive
• Mira Mesa Boulevard, from Reagan Road and Westonhill Drive
• Mira Mesa Boulevard, Greenford Drive to Westview Parkway
• Camino Ruiz, along NB Camino Ruiz between Calle Cristobal and Miramar Road
• Pacific Heights Boulevard, from Carroll Canyon Road and Mira Mesa Boulevard
(NB)
• Black Mountain Road, from Miramar Road to Mercy Road
• Carroll Canyon Road, from Nancy Ridge Drive to Camino Santa Fe
• Carroll Canyon Road, from Black Mountain Road to the I-15
Class IV Cycle Tracks (Two-way)

• Along Reagan Road looping down to Marauder Way and stopping at Mira Mesa
Boulevard
• Montongo Street, from Alcamo Road to Acama Street
• Westview Parkway, from Hillery Drive to Galvin Avenue
• Miramar Road, from Commerce Ave to I-15 SB Ramps
• Carroll Canyon Road, from Camino Santa Fe to Black Mountain Road
M-2: Pedestrian Improvements Enhanced features to further improve safety, comfort, visibility, and accessibility for
pedestrians include, but are not limited to, curb extensions, signal phasing and pavement
marking treatments, upgraded traffic signals, and lane modifications at crossings and
intersections. Pedestrian Improvements at the following segments:
• Gold Coast Drive
• Hillery Drive
10
• New Salem Street

• Capricorn Way
• Flanders Drive
• Westmore Road
• Aquarius Drive
• Santa Arminta Avenue
• Parkdale Avenue
• San Ramon Drive
• Mira Mesa Boulevard & Westmore Road/Marbury Avenue
• Mira Mesa Boulevard & Reagan Road
• Camino Ruiz & Teresa Drive/Capricorn Way
• Black Mountain Road & Gemini Avenue
• Camino Ruiz & Capricorn Way
• Mira Mesa Boulevard & Westmore Road/Marbury Avenue
Lead pedestrian intervals (LPI) provide pedestrians a head start when entering an
intersection and reinforce their right-of-way overturning vehicles. It is assumed that
pedestrian countdown signal upgrades would occur in conjunction with LPI
implementation. Facilities may include, but are not limited to, the following locations:
• Mira Mesa Boulevard & Black Mountain Road
• Activity Road & Black Mountain Road
• Carroll Canyon Road & Black Mountain Road / Kearny Villa Road
• Mira Mesa Boulevard & Camino Ruiz
• Camino Ruiz & Capricorn Way
• Mira Mesa Boulevard & Mira Mesa Mall Driveway
• Mira Mesa Boulevard & Greenford Drive
• Mira Mesa Boulevard & I-15 SB Ramp
• Lusk Boulevard & Mira Mesa Boulevard
• Barnes Canyon Road & Lusk Boulevard
11
• Mira Mesa Boulevard & New Salem Street

• Mira Mesa Boulevard & Reagan Road
• Mira Sorrento Place & Scranton Road
• Mira Mesa Boulevard & Sequence Drive / Huennekens Street
• Mira Mesa Boulevard & Westmore Road/Marbury Ave
• Mira Mesa Boulevard & Westview Parkway
• Westview Parkway & Mira Lee Way
• Westview Parkway & Galvin Avenue
• Carroll Canyon Road & Camino Santa Fe
• Reagan Road / Marauder Way & Camino Ruiz
• Target / Hobby Lobby Driveway & Camino Ruiz
• New Salem Street & Camino Ruiz
• H Mart Driveway & Camino Ruiz
• Black Mountain Road & Gold Coast Drive
• Black Mountain Road & Hillery Drive
• Black Mountain Road & Miramar College Driveway
• Vista Sorrento Parkway & Mira Mesa Boulevard
• Black Mountain Road & Miramar College
• Westview Parkway & H Mart Driveway
Protected intersections for at-grade physical separations to promote yielding to

pedestrians, offer comfort for pedestrians and bicyclists traversing through the
intersection, and slow down vehicle travel speeds include, but are not limited to, the
following locations:
• Black Mountain Road & Activity Road
• Black Mountain Road & Kearny Villa Road/Carroll Centre Road
• Black Mountain Road & Maya Linda Road
• Black Mountain Road & Carroll Canyon Road
• Camino Ruiz & Carroll Canyon Road
• Camino Santa Fe & Calle Cristobal/Sorrento Valley Boulevard
• Camino Santa Fe & Mira Mesa Boulevard
12
• Camino Santa Fe & Carroll Canyon Road

• Mira Mesa Boulevard & Pacific Heights Boulevard
Pedestrian bridges provide safer crossings across heavily traveled roadways, along the
following locations:
• I-15 near Hillery Drive DAR Bridge, connecting the Mira Mesa and Scripps Miramar
Ranch communities
• Mira Mesa Boulevard & Westview Parkway, on the east side of the intersection
M-3: Transit Improvements Measures to give transit priority at intersections (e.g., flex lanes or transit signal priority,)
along the following roadway segments:
• Pacific Mesa Boulevard, on East side between Pacific Heights Boulevard and Pacific
Center Boulevard
• Pacific Center Boulevard, on North side between Lusk and Pacific Heights
Boulevard
• Westview Parkway, between Black Mountain Road and Hillery Drive
• Camino Ruiz, between Calle Cristobal and Miramar Road
• Mira Mesa Boulevard, between I-5 Interchange and I-15 Interchange
• Carroll Canyon Road, between Mira Mesa Boulevard and Pacific Heights Boulevard
• Pacific Heights Boulevard, from Pacific Center Boulevard to Carroll Canyon Road
• Barnes Canyon Road / Scranton Road, from Pacific Heights Boulevard to Carroll
Canyon Road
• Lusk Boulevard, from Vista Sorrento Parkway to Morehouse Drive
• Miramar Road, from Western Community Boundary to Eastern Community
Boundary
• Sorrento Valley Boulevard & Vista Sorrento Parkway
• Lusk Boulevard & Vista Sorrento Parkway
• Mira Mesa Boulevard & Scranton Road
• Mira Mesa Boulevard & Lusk Boulevard
• Barnes Canyon Road & Lusk Boulevard
• Pacific Heights Boulevard & Pacific Mesa Boulevard
13
• Carroll Canyon Road & Youngstown Way

• Pacific Heights Boulevard & Carroll Canyon Road
• Camino Santa Fe & Carroll Canyon Road
• Camino Santa Fe & Mira Mesa Boulevard
• Mira Mesa Boulevard & Camino Ruiz
• Camino Ruiz & Gold Coast Drive
• Camino Ruiz & Carroll Canyon Road
• Camino Ruiz & Miramar Road
• Miramar Road & Black Mountain Road
• Gold Coast Drive & Black Mountain Drive
• Mira Mesa Boulevard & Black Mountain Road
• Mira Mesa Boulevard & Westview Parkway
Mobility hubs converge various modes of travel at one location with an integrated suite of
mobility services, amenities, and technologies to increase transit ridership. Mobility hubs
identification along the following roadway segments:
• Sorrento Valley Road & Carroll Canyon Road, at proposed Sorrento Valley Station
relocation
• Westview Parkway & Hillery Drive, at the Miramar College Transit Station
• Mira Mesa Boulevard & Camino Ruiz, in the center of the Mira Mesa Town Center
CPIOZ area
• Mira Mesa Boulevard & Pacific Heights Boulevard, near intersection
• Mira Mesa Boulevard & Genetic Center Drive, from near intersection
• Camino Santa Fe & Carroll Canyon Road, near intersection
Skyways offer a potential solution that can traverse natural and topographic obstacles
within a limited right-of-way. Modified aerial skyway alignment and suggested stops along
the following roadway segments:
• UCSD Health La Jolla Station to Mira Mesa Town Center CPIOZ area (alignment)
• along Lusk Boulevard
• along Morehouse Drive
14
• Sorrento Valley Road & Carroll Canyon Road, at proposed Sorrento Valley Station
relocation
• Mira Mesa Boulevard & Camino Ruiz, in the center of the Mira Mesa Town Center
CIPOZ area
• Mira Mesa Boulevard & Pacific Heights Boulevard, near intersection
• Mira Mesa Boulevard & Genetic Center Drive, near intersection
Micro-mobility modifications to include shared bike/ NEV lanes at the following segments:
• Camino Santa Fe, from Calle Cristobal to Carroll Canyon Road
• Calle Cristobal, from Camino Santa Fe to Camino Ruiz
• Sorrento Valley Boulevard, from the entrance to Los Peñasquitos Canyon Preserve
to Camino Santa Fe
M-4: Roadway Improvements Intersection modifications to include geometry modification, signal modification, and/or
new traffic control at the following locations:
• Black Mountain Road & Activity Road
• Black Mountain Road & Carroll Canyon Road
• Camino Santa Fe & Miratech Drive
• Black Mountain Road & Miramar Road
• Black Mountain Road & Gold Coast Drive
• Miramar Road & Kearny Mesa Road
New Roadway Segments:

• Carroll Canyon Road – Western Fenton Boundary to Carroll Road
• Carroll Canyon Road – Camino Santa Fe to Western Fenton boundary
• Carroll Canyon Road – Camino Ruiz to Black Mountain Road
• Carroll Canyon Road – Scranton Road to El Camino Memorial Park Western
Entrance
• Maya Linda Road – Carroll Canyon Road to Black Mountain Road
15
Notes:
1. “S” refers to planned schools; ”F” refers to existing and planned police and fire facilities. Mira Mesa is served by the
Mira Mesa Branch Library. No future library facilities are included at the time of the Community Plan preparation. If
added over time, “L” would refer to projects involving planned library facilities; “P” refers to existing and planned park
and recreational facilities; and “M” refers to planned mobility facilities.
2. Class I Multi-Use Paths are designed for the exclusive use of bicycles and pedestrians and completely separated from
the right-of-way; Class II Bike Lanes are striped and buffered lanes in the right-of-way designated for the exclusive or
semi-exclusive use of bicycles; Class III Bike Routes provide shared use of traffic lanes with cyclists and motor vehicles,
sometimes identified as sharrows; and Class IV Cycle Tracks are lanes designated exclusively for one-way or two-way
bicycle travel that are physically protected from vehicular traffic.
16

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MIRA

NOV. 14, 2022

Approvals and Adoptions

MIRA MESA COMMUNITY PLAN / 3

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4: Public Services, Facilities, and Safety 71

MIRA MESA COMMUNITY PLAN / 5

6 / MIRA MESA COMMUNITY PLAN

A. Plan Purpose to provide direction on what types of

8 / MIRA MESA COMMUNITY PLAN

PACIFIC- OLD TOWN

The City of OCEAN

MIRA MESA COMMUNITY PLAN / 9

10 / MIRA MESA COMMUNITY PLAN

MIRA MESA COMMUNITY PLAN / 11

3. Overall Vision and Guiding Principles

12 / MIRA MESA COMMUNITY PLAN

MIRA MESA COMMUNITY PLAN / 13

MCAS Miramar ALUCP is implemented

14 / MIRA MESA COMMUNITY PLAN

MIRA MESA COMMUNITY PLAN / 15

flooding. Long range plans such as and proposes: the restoration of

16 / MIRA MESA COMMUNITY PLAN

Stone Creek Master Plan

MCAS Miramar Master Plan

Stone Creek Master Plan Area

MIRA MESA COMMUNITY PLAN / 17

1966. Little development occurred

• From early 1971 to the third

• In 1981, the Mira Mesa Community

18 / MIRA MESA COMMUNITY PLAN

2: Land Use &

A. Introduction content provided in this chapter in

20 / MIRA MESA COMMUNITY PLAN

LAND USE & ECONOMIC

• Walkable, compact, and connected Urban

• Diverse housing types for a variety of

• High-quality transit, bike, and pedestrian

• High-quality public spaces for residents,

• Transit-rich innovation hubs that attract

• Land use and infrastructure investments

• Fiscally responsible, resource- efficient, and

MIRA MESA COMMUNITY PLAN / 21

Figure 2-1. Prime Industrial Lands

Prime Industrial Land Mira Mesa Community Planning Area

DEL MAR MESA

22 / MIRA MESA COMMUNITY PLAN

with walkable, compact land use patterns

Figure 2-2 illustrates planned land uses

MIRA MESA COMMUNITY PLAN / 23

Figure 2-2. Planned Land Uses

Medium Res (16-29) Urban Village (0-54) Visitor Commercial

MIRA MESA BLVD

Document Path: L:\GIS\PGIS\Community Planning\Mira_Mesa\Plan_Update\MXDs\Draft Plan Maps\Mira_Mesa_Proposed5_LU.mxd

24 / MIRA MESA COMMUNITY PLAN

Technology Park Light Industrial Business Parks Business Parks-

MIRA MESA COMMUNITY PLAN / 25

Neighborhood Commercial Commercial Recreation Visitor Commercial Community Commercial

26 / MIRA MESA COMMUNITY PLAN

Community Commercial Heavy Commercial

MIRA MESA COMMUNITY PLAN / 27

Urban Employment Urban Village Community Village Neighborhood Village

28 / MIRA MESA COMMUNITY PLAN

Residential-Very Low Residential-Low Medium Residential-Medium Residential-Medium High

4: Public Services, Facilities, and Safety 71