Concord Transit Station Overlay District (TS) Regulations
The Transit Station Overlay District (TS) in Concord is designed to foster a concentrated mixture of high-density residential and commercial uses within one-half mile of a BART station. This overlay encourages pedestrian-oriented development through increased density and floor area ratio (FAR) allowances while mandating high-quality design standards and pedestrian-friendly amenities.
Purpose and Applicability
The Transit Station Overlay District (TS) is intended to create, preserve, and enhance areas around Bay Area Rapid Transit (BART) stations. By encouraging a concentrated mix of residential and commercial uses, the TS district supports transit ridership and creates a safe, pleasant pedestrian environment [Section 18.105.010].
The Transit Station Overlay District (TS) may be combined with any base zoning district located within one-half mile of the perimeter of a BART station, excluding the reuse area (study district) adjacent to the North Concord BART Station [Section 18.105.020].
Land Use Regulations
Permitted uses in the Transit Station Overlay District (TS) are those permitted by the underlying base zoning district, except for specific prohibited uses [Section 18.105.030].
Prohibited Uses
The following uses are prohibited within the Transit Station Overlay District (TS) [Section 18.105.030]:
- Public/Quasi-Public Uses: Cemeteries, columbariums, mausoleums, public maintenance and service facilities, surface parking facilities, recycling facilities, and utility facilities.
- Retail Uses: Automobile auctions, brokers with vehicle display, and dealerships; motorcycle dealerships; building/yard material sales; commercial vehicle sales/rentals; recreational vehicle sales/rentals; big box retail; retail with drive-through; retail nurseries/garden centers; and restricted retail.
- Commercial Services: Ambulance services; automobile rental with on-site storage; all automobile services; attended and unattended car washes; fleet-based services; funeral parlors and mortuaries; gas stations; repair services for appliances or equipment; restaurants with drive-through; and self-storage/mini-storage facilities.
Development Standards
Development projects in the Transit Station Overlay District (TS) must satisfy the following increased density and FAR standards, subject to compliance with Objective Design Standards [Section 18.105.040].
Density and FAR Increases
| Standard | Increase Allowed |
|---|---|
| Maximum Density (Multifamily/Mixed-Use) | Up to 25% increase over base district |
| Maximum Floor Area Ratio (Nonresidential) | Up to 25% increase over base district |
Note: For nonresidential FAR increases, the project must incorporate a minimum of three specific pedestrian-oriented elements and obtain a minor use permit [Section 18.105.040].
Required Design and Operational Standards
To utilize the increased density or FAR, the Concord Transit Station Overlay District (TS) mandates the following:
- Ground-Floor Transparency: Exterior building walls facing any street frontage must include windows, doors, or openings for at least 50% of the building wall area between two and one-half and seven feet above the sidewalk [Section 18.105.040].
- Parking Location: Off-street parking must be located underground in a structure with active storefronts or in surface lots at the rear of buildings. Parking is prohibited between a building and a pedestrian route to the BART station [Section 18.105.040].
- Improvements Between Buildings and Street: Areas between a building and a street must be landscaped or hardscaped. If hardscaped, at least two pedestrian amenities (e.g., benches, drinking fountains) are required, unless the project includes ground-floor residential uses [Section 18.105.040].
## Sections Cited
- Section 18.105.010: Purpose
- Section 18.105.020: Applicability
- Section 18.105.030: Land use regulations
- Section 18.105.040: Development standards