ITEM 11.2 - PUBLIC HEARING
AMENDMENT TO TITLE 18 (ZONING) OF THE
NATIONAL CITY MUNICIPAL CODE AMENDING
TABLE 18.24.040A AND TABLE 18.24.040D
RELATED TO HEIGHT AND NUMBER OF
STORIES IN THE MXC-1 AND MXD-1 ZONES.
2025-25 A
Background
• NCMC Tables 18.24.040A and 18.24.040D regulate “Development Standards” for the MXC-1 and MXD-1 zones
• Includes minimum and maximum standards
• Setbacks, height, floor area, density, etc.
• The maximum height listed in the tables is 50 feet and 3 stories • All zones measure max height in feet and number of stories • MXC-1 and MXD-1 zones inconsistent with other zones in the City • Ex. Mixed Use Transition (MXT) zone has a height limit of 45 feet and 4 stories • Added in 2024 as part of Focused General Plan Update
Background
• Maximum story height in the California Building Code is 14 feet (ceiling to ceiling)
• Three-story building cannot be higher than 42 feet
• Not including roof pitches and/or projections
• Minimum ceiling height in the CBC is seven feet and six inches • A building under 50 feet in height could include six stories • Depending on how the structure was designed
Background
• Development standards that already limit size and bulk of buildings in MXC-1 and MXD-1 zones
• Maximum height of a building is 50 feet
• Maximum floor area ratio is 1.0 for single-use projects and 2.0 for mixed-use projects
• Maximum density is 48 dwelling units per acre
• Minimum stepbacks
• Eight feet at 3rd story
• Additional stepbacks for properties adjacent to residential Proposal
• Applicant proposes to increase the maximum number of stories permitted in the MXC-1 zone from three stories to four stories
• Request based on 120-unit 4-story multifamily development in the MXC-1 zone • Meeting the maximum height (in feet) and FAR with 4-story design • Staff recommended an increase of the maximum number of stories permitted in the MXD-1 zone to four stories
• Same development standards as MXC-1 zone
• No proposed changes to maximum height (in feet), floor area, or density • Initiated by Planning Commission at the July 21, 2025, meeting Proposal
• The pertinent portions of Tables 18.24.040A and 18.24.040D currently read as follows:
Development Standard Minimum Maximum
Height None 50’ and 3 stories
Development Standard Minimum Maximum
Height None 50’ and 4 stories
• Staff is suggesting the following changes:
Max Height and Stories
50 ft
height
limit
Current rule for maximum height and stories Proposed change 50 ft
height
limit
3 Stories 4 Stories
Analysis
• Intent of the MXC-1 and MXD-1 zones
• Ensure excellence in site planning and building design to create vibrant and welldefined public realm that is pedestrian-friendly and supportive of a sustainable way-of-life
• Increasing the number of permitted stories from three to four is in line with the intent of the zones by providing greater site design flexibility
• It gives projects the opportunity to build up, instead of out, creating new space that can be utilized for the benefit of the residents like green space, common open space, and parking
Analysis
• Current height requirement in the MXC-1 and MXD-1 zones provide for a maximum height that would never be achieved by conventional building designs
• The large gap between height (in feet) and number of stories is an unnecessary burden to new developments
• Conflicts with the General Plan policies related to infill development • Doesn’t allow for flexible site design and deters projects on smaller or sloped lots Analysis
• Improve consistency with other zones throughout the City • The Mixed-Use Transition (MXT) zone
• Intended to be a transition to lower density residential zones • Allows for up to four stories even though it has a lesser maximum height of 45 feet • The MXC-1 and MXD-1 zones allows 50 feet in height
• Increasing the number of stories to four-stories is not expected to be any more impactful • No proposed changes to max height (in feet), floor area, or density • No increase to amount of building area
• All projects meet required development standards
General Plan Consistency
• The proposal is consistent with General Plan Policies H-2.1 and LU-5.4 • Increases the likelihood of in-fill development and promotes development of underutilized land by providing greater design flexibility for small lots and lots with topographic challenges
• Policy H 2.1: Promote residential development on underutilized land and remove barriers to infill development.
• Policy LU-5.4: Encourage and incentivize strategic adaptive reuse and infill development of vacant land in commercial and mixed-use areas.
CEQA
• Compliance with the California Environmental Quality Act (CEQA) • The ordinance being proposed is considered exempt from CEQA because it is not a project as defined in Section 15378
• No increase in density, height (in feet), or additional permissions granted • No potential to result in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment Options
1. Introduce Ordinance Amending Tables 18.24.040A and 18.24.040D; or
2. File the report (not amend Tables 18.24.040A and 18.24.040D); or,
3. Continue the item to a specific date and provide direction. ▪ Planning Commission recommended approval
▪ Staff recommending approval