Parking Requirements for Mixed-Use Projects in Concord
Mixed-use projects in Concord must provide off-street parking based on an aggregate of the requirements for each individual use within the development, unless the project qualifies for shared parking or is located within a designated downtown parking district. For vertical mixed-use projects in the DP, DMX, and CMX districts, specific parking standards or in-lieu fee options may apply depending on the project’s proximity to BART stations or compliance with specified design criteria.
General Parking Requirements for Mixed-Use Developments
For sites with multiple tenants or uses, such as a mixed-use project, the developer must provide the aggregate number of parking spaces required for each separate use on the site [Section 18.160.030]. However, there are specific exceptions and adjustment procedures:
- Shopping Centers: If a site was developed comprehensively as a shopping center, the parking ratio is calculated for the shopping center as a whole, rather than by individual uses [Section 18.160.030].
- Shared Parking: If two or more adjacent nonresidential uses have distinct and different peak hours of parking demand, the developer may apply for a minor use permit to reduce the required number of parking spaces [Section 18.160.050].
- Proximity to Transit: For nonresidential uses located within one-half mile of a BART station, the required number of parking spaces may be reduced by 25 percent [Section 18.160.050].
Calculating Parking Spaces
The number of required parking spaces is calculated based on several factors, including floor area (gross floor area), number of employees (during the largest shift), and, where applicable, the number of bedrooms or capacity [Section 18.160.040]. If calculations result in a fraction, one space is required for a fraction of one-half or more; no additional space is required for a fraction of less than one-half [Section 18.160.040].
Downtown (DP and DMX) Parking Standards
For projects within the Downtown Pedestrian (DP) and Downtown Mixed-Use (DMX) districts, applicants may utilize one of two options to meet parking requirements [Section 18.160.060]:
- Off-Street Parking: Required spaces must be located on the same site as the use served, or within 700 feet walking distance of a principal entrance (1,000 feet for employee parking).
- In-Lieu Fees: The planning commission may, subject to a use permit, allow a project to pay an in-lieu fee instead of providing the required parking. This option is not available for low-density single-family residences in these districts.
Affordable and Mixed-Income Housing Adjustments
Qualifying affordable and mixed-income housing developments may utilize reduced parking standards, particularly for projects located within 0.5 miles of a BART station, as shown in the following table [Section 18.185.060].
| Bedroom Count | Base Parking Standard | Modified Parking Standard (Affordable Housing) | Modified Parking 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. bedroom | 1.75 + 0.25 per addl. bedroom | 1.25 + 0.25 per addl. bedroom |
| Guest spaces | 1 per 4 units | None required | None required |
Sections Cited
- Section 18.160.030 (General)
- Section 18.160.040 (Parking requirements)
- Section 18.160.050 (Adjustments to parking requirements)
- Section 18.160.060 (Parking requirements for the DP and DMX districts)
- Section 18.185.060 (Affordable housing incentive program)