National City council introduces ordinance to rezone five East 16th Street parcels to minor mixed use after narrow vote

The National City City Council on Wednesday approved staff’s recommendation to certify a negative declaration and introduced an ordinance to change the general‑plan land use and zoning of five properties on East 16th Street and South Harbison Avenue from RS2 (single‑family residential) to MXC1 (minor mixed use corridor).

Planning staff described a constrained, roughly 0.45‑acre vacant parcel proposed for a five‑unit, two‑story apartment development. Staff said the project was reduced in size through the review process (from an earlier seven‑unit concept to five units) to accommodate fire‑access and design constraints. The planning commission recommended approval. The staff report noted the site sits near existing multi‑unit and nonconforming commercial uses and that rezoning would regularize those adjacent uses.

Residents who live adjacent to the site and other opponents urged the council to preserve the 2011 general‑plan designation and argued the change would amount to “spot zoning” that alters neighborhood character, creates parking and traffic pressure, and favors recent purchasers who were aware of RS2 zoning. Supporters and the applicant emphasized infill housing, multigenerational living, added local units and alignment with the city’s housing goals. Several speakers said the rezoning would allow owners to make a long‑vacant lot productive and provide housing options for immigrant and multigenerational families.

Councilmembers split on the policy balance. Councilmember Yamani and Councilmember Rodriguez voted no, while three members voted to certify the negative declaration and introduce the ordinance for rezoning. The motions to certify the negative declaration and introduce the ordinance passed by identical 3–2 margins. The ordinance’s adoption and the final variance would return to a later meeting for final action per the municipal ordinance process.

The planning director noted required findings and a separate variance granted by the planning commission to address a 75% street‑wall standard in MXC1; adoption of the ordinance would require subsequent adoption votes and possible noticing for the variance notice of decision.

Next steps: introduction of the ordinance was completed. If council moves forward with the ordinance adoption at a subsequent meeting, the applicant would then complete the variance notice of decision and building permit steps.

Quote: “This is an area that is appropriate for small‑scale infill adjacent to transit,” Planning staff said. An opposing resident said the change would bring density “that is just too much for that part of our community.”