Overview of the DP: Downtown Pedestrian Zoning District in Concord
The Downtown Pedestrian (DP) district in Concord is a 10-block area surrounding Todos Santos Plaza, designed to foster pedestrian-oriented commercial and mid-rise mixed-use development. The district allows for high-density residential development at 33 to 100 units per net acre and building intensity ranging from 1.0 to 4.0 FAR, requiring ground-level retail or restaurant storefronts facing the plaza.
Purpose and Character
The Downtown Pedestrian (DP) district is intended to serve as the heart of Concord, connecting the downtown area to the Concord BART station. Development within the Downtown Pedestrian (DP) district should reflect high-quality architectural design and amenities that actively promote and support pedestrian traffic [Section 18.45.010].
Allowed Uses and Permit Requirements
The Downtown Pedestrian (DP) district requires pedestrian-oriented uses, such as retail and personal services, at the ground level, particularly at storefronts facing Todos Santos Plaza. Office, commercial services, and multifamily residential uses are permitted on upper floors [Section 18.45.010].
| Land Use Classification | Permit Required in DP District |
|---|---|
| Bed and Breakfast Inn | Use Permit (UP) |
| Family Day Care Home | Zoning Clearance (ZC) |
| Group Housing | Use Permit (UP) |
| Home-Based Business | Zoning Clearance (ZC), Administrative Permit (AP) |
| Live/Work Unit | Administrative Permit (AP) |
| Residential Care Facility, Small | Zoning Clearance (ZC) |
| Residential Care Facility, Large | Minor Use Permit (MP) |
| Supportive Housing | Zoning Clearance (ZC), Use Permit (UP) |
| Transitional Housing, Multifamily | Minor Use Permit (MP), Use Permit (UP) |
| Transitional Housing, Single-Family | Zoning Clearance (ZC) |
| Cultural Institution | Use Permit (UP) |
| Government Office | Zoning Clearance (ZC) |
| Library | Zoning Clearance (ZC) |
| Park and Recreation Facility | Zoning Clearance (ZC) |
| Elementary, Middle, Secondary Schools | Use Permit (UP) |
| Wireless Communications Facility | Administrative Permit (AP), Minor Use Permit (MP), or Section 6409 Application |
| Community Garden | Administrative Permit (AP) |
| Crop Production, Orchard, Vineyard | Zoning Clearance (ZC) |
| Adult Day Care Center | Administrative Permit (AP) |
Development Standards
Development in the Downtown Pedestrian (DP) district is governed by specific density, floor area ratio (FAR), and building height requirements.
| Standard | Requirement |
|---|---|
| Density (minimum/maximum) | 33 – 100 units per net acre |
| Floor Area Ratio (FAR) (minimum) | 0.75 |
| Floor Area Ratio (FAR) (maximum) | 4.0 |
| Lot Area (minimum) | 5,000 square feet |
| Lot Width (Interior Lot) | 50 feet |
| Lot Width (Corner Lot) | 60 feet |
| Lot Depth (minimum) | 100 feet |
| Building Height (Minimum) | 30 feet |
| Building Height (Maximum) | 70 feet |
| Building Height – First floor minimum (floor to floor) | 15 feet |
| Front Setback (minimum) | 0 feet |
| Interior Side Setback (minimum) | 0 feet |
| Corner Side Setback (minimum) | 0 feet |
| Rear Setback (minimum) | 0 feet |
| Front and Street Side Yard (maximum) | 10 feet |
| Open Space/Unit (minimum) | 200 square feet |
Key Restrictions and Design Requirements
- Residential Uses: For properties directly facing Todos Santos Plaza, residential uses must be located above the ground floor, and 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].
- Facade Articulation: Building facades that exceed 80 feet in length must be designed to provide at least one vertical break created through projecting or recessing wall surfaces, changes in the roofline, or other elements that divide the facade’s mass [Section 18.45.030].
- Building Placement: The primary facade of a building in the Downtown Pedestrian (DP) district must be located as close to the sidewalk or front property line as possible, unless set back for a public or semi-public open space such as a plaza or courtyard [Section 18.45.030].
Sections Cited
- Section 18.45.010
- Section 18.45.030
- Section 18.150.180