Design and Site Review Requirements in the Concord Development Code

Design and Site Review is a mandatory discretionary planning permit required by the City of Concord for most new construction, building alterations, parking lot improvements, and substantial landscaping or site topography changes. While residential projects that comply with objective design standards may be exempt, most projects must undergo review by the Planning Division or the Design Review Board to ensure architectural compatibility and site design quality.

Applicability of Design and Site Review

Design and site review in the City of Concord is required for a wide range of activities to ensure that development maintains the aesthetic quality and character of the community [Section 18.415.020]. Projects requiring review include:

New construction, use, or alteration of any building, structure, or sign [Section 18.415.020(A)(1)].
Substantial alteration of any landscaping or site topography [Section 18.415.020(A)(2)].
New parking lot improvements or alterations to existing parking lots, including circulation and layout changes [Section 18.415.020(A)(4)].
Improvements on property adjacent to or including a creek [Section 18.415.020(A)(6)].
Specific types of single-family dwelling additions, such as those with an FAR greater than 30 percent or second-story additions that are set back less than 10 feet from a side property line [Section 18.415.020(A)(8)].
Residential projects that do not meet objective design standards [Section 18.415.020(A)(11)].

Exemptions

Certain improvements are exempt from design and site review, provided they are not otherwise subject to specific requirements in other chapters [Section 18.415.030]. Common exemptions include:

Continuation of a previously approved or permitted use and structure.
Individual tenants in existing multi-tenant commercial buildings that have not been more than 50 percent vacant for over one year.
Projects that do not require a building permit, such as accessory buildings less than 120 square feet in area.
Certain small-scale residential additions (additions not increasing floor area or footprint by more than 50 percent over three years, provided they are not in a Hillside Protection area).
Residential development projects that conform to objective design standards [Section 18.415.030(M)].

Discretionary Review Authority and Process

The Planning Division serves as the initial review authority for design and site review applications [Section 18.415.040(A)]. The process generally involves the following:

Conceptual Review: A part of the preliminary application process, where the Design Review Board provides initial comments on design concepts, massing, and site layout before a formal application is filed [Section 18.415.060(A)].
Preliminary Design and Site Review: Conducted after formal application submittal; the board provides a recommendation based on detailed project plans [Section 18.415.060(B)].
Final Design and Site Review: A final review of plans submitted in response to preliminary comments; the Design Review Board may "recommend approval" to the Planning Division or other final decision-making body [Section 18.415.060(D)].

Ministerial Design Review

For residential projects subject to ministerial review as required by state law or the Concord Municipal Code, the Planning Division is the review authority. Approval or denial in these instances is based solely on a project's conformance with the applicable objective development and design standards [Section 18.415.075].

Discretionary Design Review Criteria

When reviewing applications, the City of Concord uses the following criteria to ensure projects enhance the surrounding environment:

Category	Design Criteria Focus
Public Safety	Building design and landscaping must support street-level surveillance [Section 18.415.080(A)].
Character	Projects must be compatible with recognized historical or visual characters [Section 18.415.080(B)].
Views	Preservation of major views, vistas, and open space amenities [Section 18.415.080(C)].
Lighting	Lighting must complement buildings and maintain safety while minimizing glare [Section 18.415.080(D)].
Equipment	Mechanical, electrical, and utility equipment must be screened or integrated into building design [Section 18.415.080(E)].
Consistency	Internal consistency of materials, colors, and architectural details [Section 18.415.080(H)].
Compatibility	Harmonious transition between the project and existing neighboring development [Section 18.415.080(I)].

Sections Cited