Affordable Housing Overlay District Requirements and Development Standards in Concord
The Affordable Housing Overlay District in Concord provides an alternative review process for housing developments on sites identified in the 2023-2031 housing element, requiring that at least 20 percent of units be affordable to lower-income households. This overlay allows for modifications to base zoning district standards, including increased density and floor area ratios, reduced setbacks, and adjusted parking requirements, to facilitate the development of affordable and mixed-income housing.
Applicability and Purpose
The Affordable Housing Overlay District (AH) is intended to facilitate the development of housing affordable to a broad range of households with varying income levels [Section 18.115.010]. The AH district applies to residential development projects located on sites identified for lower-income households in the city's 2023-2031 housing element, provided that at least 20 percent of the units in the project are designated for lower-income households [Section 18.115.010].
Development Standard Modifications
Qualifying affordable and mixed-income housing developments may utilize specific modifications to the standards established in the underlying base zoning district, as outlined in the following tables.
Density and Floor Area Ratio (FAR) Adjustments
Qualifying projects may utilize the following increased density and FAR standards in lieu of those found in the base zoning district [Section 18.185.060(D)]:
| Zone | Base Density (Specified in Division II) | Modified Density for Qualifying Projects | Base FAR (Specified in Division II) | Modified FAR for Qualifying Projects |
|---|---|---|---|---|
| RM | 32 DU/AC | 40% bonus | N/A | N/A |
| RH | 100 DU/AC | 45% bonus | N/A | N/A |
| NC | 24 DU/AC | 40% bonus | 0.35 | 1.0 |
| CO | 32 DU/AC | 40% bonus | 1.0 | 1.4 |
| CMX | 40 DU/AC | 45% bonus | 1.0 | 1.5 |
| DMX | 100 DU/AC | 45% bonus | 6.0 | 6.0 |
| DP | 100 DU/AC | 45% bonus | 4.0 | 4.0 |
Note: The Transit Station (TS) overlay may provide additional density and FAR percentage bonuses [Section 18.185.060(D)].
Lot Area and Dimension Standards
Qualifying projects may utilize the following modified standards for lot area and dimensions in lieu of base district requirements [Section 18.185.060(E)]:
| Zone | Base Min. Lot Size | Modified Min. Lot Size | Base Min. Width | Modified Min. Width | Base Min. Depth | Modified Min. Depth |
|---|---|---|---|---|---|---|
| RM | 1,920/1,440 | 1,800/1,200 | 24/18 ft | 22/16 ft | 80/60 ft | 70/50 ft |
| RH | 5,000 | 4,000 | 50 ft | 40 ft | 100 ft | 80 ft |
| NC | 10,000 | 10,000 | 100 ft | 100 ft | 100 ft | 100 ft |
| CO | 10,000 | 5,000 | 100 ft | 50 ft | 100 ft | 80 ft |
| CMX | 10,000 | 5,000 | 100 ft | 50 ft | 100 ft | 80 ft |
| DMX | 10,000 | 5,000 | 100/110 ft | 50/60 ft | 100 ft | 80 ft |
| DP | 5,000 | 4,000 | 50/60 ft | 40/50 ft | 100 ft | 80 ft |
Parking Requirement Reductions
Qualified affordable and mixed-income housing developments may utilize the following parking standards in lieu of standard code requirements [Section 18.185.060(K)]:
| Bedroom Count | Base Parking Standard | Modified Standard (Qualifying) | Modified Standard (Within 0.5 mile of BART) |
|---|---|---|---|
| Studio | 1 | 0.67 | 0.5 |
| 1 Bedroom | 1.5 | 1 | 0.75 |
| 2 Bedroom | 2 | 1.5 | 1 |
| 3+ Bedroom | 2.5 + 0.5 per addl. bed | 1.75 + 0.25 per addl. bed | 1.25 + 0.25 per addl. bed |
Additional Provisions
- Setbacks: Qualifying projects are eligible for a 20 percent reduction in base zone setback standards, except for the DMX zone, which permits a 50 percent reduction in front setbacks [Section 18.185.060(H)].
- Lot Coverage: In RM and RH zones, lot coverage may be increased to 70 percent (detached) or 85 percent (attached) for RM, and 85 percent for RH [Section 18.185.060(F)].
- Permit Processing: Projects within the Affordable Housing Overlay District that meet eligibility criteria may be eligible for adjustments to allowed uses and permit requirements (e.g., converting "Major Use Permit" requirements to "Minor Use Permit" or "Zoning Clearance Only" status) as defined in Table 18.185.060(G) [Section 18.185.060(L)].
Sections Cited
- Section 18.115.010 (Purpose)
- Section 18.150.180 (Transitional requirements)
- Section 18.185.040 (Inclusionary housing requirements)
- Section 18.185.050 (Density bonus program)
- Section 18.185.060 (Affordable housing incentive program)
- Section 18.185.070 (Affordable housing agreements)