Allowed Land Uses and Development Standards in the Downtown Pedestrian (DP) District
The Downtown Pedestrian (DP) district in the City of Concord is primarily intended for a 10-block area surrounding Todos Santos Plaza and connecting to the Concord BART station to support pedestrian-oriented commercial, mid-rise mixed-use, and high-density residential development. Development within the DP district requires a minimum floor area ratio (FAR) of 1.0 up to 4.0, with permitted residential densities ranging from 33 to 100 units per net acre.
Purpose of the Downtown Pedestrian (DP) District
The Downtown Pedestrian (DP) district is applied to the 10-block downtown area surrounding Todos Santos Plaza and the blocks connecting the plaza to the Concord BART station. The district encourages pedestrian-oriented commercial uses, residential development, and mid-rise vertical mixed-use development. The DP district requires active, pedestrian-oriented uses at the ground level, particularly retail, personal services, and restaurants facing the plaza [Section 18.45.010].
Allowed Land Uses and Permit Requirements in the DP District
The following table outlines the planning permits required for various land uses within the Downtown Pedestrian (DP) district.
| Land Use Classification | Permit Required in DP District |
|---|---|
| Residential Uses | |
| Bed and Breakfast Inn | UP |
| Single-Family, Detached | ZC |
| Single-Family, Detached – Small Lot Subdivision | UP |
| Single-Family, Attached | ZC |
| Duplex | ZC, MP |
| Multifamily | ZC(4), MP, UP |
| Family Day Care Home | ZC |
| Group Housing | UP |
| Home-Based Business | ZC, AP |
| Live/Work Unit | AP |
| Mixed-Use Projects | ZC(5), MP |
| Mobile Home Park | – |
| Residential Care Facility, Small | ZC |
| Residential Care Facility, Large | MP |
| Residential Facility for Seniors, Assisted Living | UP |
| Supportive Housing | ZC, UP(3) |
| Transitional Housing, Multifamily | MP, UP |
| Transitional Housing, Single-Family | ZC |
| Work/Live Unit | AP |
| Office, Commercial, and Retail Uses | |
| Adult Day Care Center | AP(6) |
| Adult-Oriented Business | – |
| Animal Services (Grooming) | ZC |
| Animal Services (Antique, Collectible Store) | ZC |
| Automobile Sales (Brokers, Office Only) | ZC(1) |
| Automobile Sales (Brokers, Office w/ Display) | ZC |
| Automobile Sales (Dealership, New) | ZC |
| Automobile Sales (Dealership, Motorcycles) | ZC |
| Automobile Services (Minor Repair) | ZC |
| Banks and Financial (Bank, Credit Union) | ZC |
| Banks and Financial (Bank w/ Drive-Through) | UP |
| Banks and Financial (Check Cashing) | – |
| Building Materials (No Outdoor Storage) | ZC |
| Building Materials (With Outdoor Storage) | UP |
| Business Support Services | ZC(1) |
| Catering Service | ZC(1) |
| Eating and Drinking (Bar, Night Club, Lounge) | AP |
| Eating and Drinking (Food Vendor Group Site) | MP |
| Eating and Drinking (Micro-Brewery/Distillery) | MP |
| Eating and Drinking (Restaurant, Full Service) | ZC |
| Eating and Drinking (Restaurant, Limited Service) | ZC |
| Eating and Drinking (Restaurant, with Drive-Through) | UP |
| Eating and Drinking (Restaurant, Live Entertainment) | AP |
| Eating and Drinking (Tasting Room) | AP |
| Fitness Facility, Health Club | ZC(8) |
| Food, Beverage Sales (Convenience, no Alcohol) | ZC(8) |
| Food, Beverage Sales (Convenience, w/ Alcohol) | UP |
| Food, Beverage Sales (Grocery Store) | ZC(1) |
| Food, Beverage Sales (Liquor Store) | UP |
| Hotel, Motel | UP |
| Maintenance Services (Office w/ No Outdoor) | ZC |
| Nursery, Preschool, Childcare | AP |
| Offices (Admin, Info Processing, Professional) | ZC |
| Personal Services (General) | ZC |
| Personal Services (Improvement, Instructional) | ZC |
| Personal Services (Restricted, Repair) | UP |
| Retail Sales (Big Box, General, Restricted) | UP / ZC |
| Retail Sales (With Drive-Through) | UP |
| Secondhand Sales | AP |
(Note: "ZC" = Permitted Use/Zoning Clearance, "AP" = Administrative Permit, "MP" = Minor Use Permit, "UP" = Use Permit, "–" = Not Allowed)
Development Standards for the DP District
The following standards apply to development within the Downtown Pedestrian (DP) district.
| Development Standard | Requirement for DP District |
|---|---|
| Density (minimum/maximum) | 33 – 100 du/net acre |
| Floor Area Ratio (FAR) minimum | 0.75 |
| Floor Area Ratio (FAR) maximum | 4.0 |
| Lot Area minimum (square feet) | 5,000 |
| Lot Width minimum (Interior/Corner) | 50 ft / 60 ft |
| Lot Depth minimum | 100 ft |
| Building Height (Minimum/Maximum) | 30 ft / 70 ft |
| Building Height (First floor minimum) | 15 ft |
Additional Requirements for DP District
- Residential Locations: Residential uses must be located above the ground floor for properties directly facing Todos Santos Plaza; the ground floor must be occupied by a retail or restaurant use [Section 18.45.030].
- Residential Entries: Entries to individual residences are prohibited on the ground floor for properties directly facing Todos Santos Plaza [Section 18.45.030].
- Facades: Building facades that exceed 80 feet in length must include at least one vertical break created through projecting or recessing wall surfaces or changes in the roofline [Section 18.45.030].
Sections Cited
- Section 18.45.010 (Purpose)
- Section 18.45.020 (Table 18.45.020 – Downtown districts – Allowed uses and permit requirements)
- Section 18.45.030 (Table 18.45.030 – Downtown districts – Development standards)