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Planning commission initiates zoning amendment to allow four stories in MXC‑1 and MXD‑1 zones
Summary
The commission voted to initiate an amendment to Title 18 (zoning) to change Table 18.24.040A, allowing four stories (while retaining the 50-foot maximum) in the MXC‑1 and MXD‑1 zones; staff will draft an ordinance and return to the commission and city council for formal adoption.
The National City Planning Commission voted on July 21 to initiate a zoning code amendment to change how the number of allowed stories is expressed in two mixed‑use zones.
Assistant Planner Sophia Depew told the commission the existing table (Table 18.24.040A) sets the maximum height at 50 feet and three stories in the MXC‑1 zone. Depew summarized why staff and the applicant sought initiation: the California Building Code permits variable story heights, and limiting buildings to three stories within a 50-foot envelope reduces design flexibility on sloped lots and small infill parcels. "By increasing the number of permitted stories from 3 to 4, we'd be providing greater site design flexibility," Depew said, while noting no change to the 50-foot height limit, FAR or density was proposed.
Applicant representatives Andrew Reigenberg (Gafcon) and property owner Chris Dallow described a proposed 120‑unit, four‑story project behind Manolo’s Market and said a three‑story cap would force loss of units (staff/representatives said the project could lose around 29 units if restricted to three stories). Reigenberg said the project would be approximately 45 feet tall and meet the 50-foot height limit; the requested initiation is meant to allow an additional story within the same 50-foot envelope to avoid losing units or interior space to mechanical and roof articulation.
Commission discussion clarified that the initiation is only the first step: if initiated, staff will prepare an ordinance and public hearing materials, and any code change would thereafter require city council adoption. Commissioners asked about where the MXC‑1 and MXD‑1 zones occur in the city, whether density or parking would change (staff said they would not), and how the change would affect future projects. Several commissioners supported initiation as a step toward enabling more infill housing on constrained lots.
Commissioner Vice Chair Castle moved to initiate; Commissioner Sanchez seconded. The motion passed unanimously. Staff will draft a public‑review ordinance for the two zones (MXC‑1 and MXD‑1) and return to the planning commission and city council for formal consideration and adoption.
