Transit Station Overlay District (TS) Modifications in Concord
The Transit Station Overlay District (TS) in Concord is designed to foster a concentrated mix of increased residential density and commercial uses within one-half mile of a BART station, promoting a pedestrian-oriented environment. This overlay district modifies base zone requirements by allowing a 25 percent increase in maximum density for certain residential projects and a 25 percent increase in maximum floor area ratio (FAR) for specific nonresidential developments, while also facilitating parking reductions.
Density and Floor Area Ratio Adjustments
The Transit Station Overlay District (TS) allows for the following increases to standards established by the base zoning district:
- Maximum Density: Multifamily residential and mixed-use projects that designate at least two-thirds of their square footage for residential use and meet objective design standards may increase the maximum allowed density by up to 25 percent [Section 18.105.040].
- Maximum Floor Area Ratio (FAR): Nonresidential development projects in the Transit Station Overlay District (TS) may increase their maximum FAR by up to 25 percent, provided the project incorporates at least three of the following elements and receives a minor use permit [Section 18.105.040]:
- Continuous building facades along the street with minimal interruptions.
- Structured or underground parking with ground-floor pedestrian-friendly commercial uses.
- Pedestrian-friendly street-level design amenities (e.g., articulated facades, awnings, arcades).
- Provision of pedestrian amenities (e.g., wide sidewalks, weather protection, public art, fountains).
- Contribution to transit-supportive facilities (e.g., shelters, benches, secure bicycle storage).
Parking Requirements and Reductions
The Transit Station Overlay District (TS) modifies parking requirements to support transit use and reduce reliance on automobiles:
| Parking Adjustment Type | Modification Description |
|---|---|
| Nonresidential Parking Reduction | Projects within one-half mile of a BART station may reduce the number of required parking spaces by 25 percent [Section 18.160.050]. |
| Requirement Cap | The number of parking spaces for nonresidential uses in the Transit Station Overlay District (TS) shall not exceed the prescribed number of spaces [Section 18.160.050]. |
| Parking Location | Off-street parking must be located underground in structures with active storefronts or in rear-located surface lots; parking is prohibited between a building and a pedestrian route to a BART station [Section 18.160.050]. |
Prohibited Uses
To maintain a pedestrian-oriented environment, certain uses are prohibited within the Transit Station Overlay District (TS), regardless of their status in the base zoning district [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, vehicle brokers with vehicle display, vehicle dealerships, motorcycle sales/services, building and yard materials sales, commercial vehicle sales/rentals, recreational vehicle sales/rentals, "big box" retail (over 80,000 square feet), retail with drive-through, nurseries/garden centers, and restricted retail.
- Commercial Services: Ambulance services, automobile rental with on-site storage, all automobile services, attended or unattended car washes, fleet-based services, funeral parlors, mortuaries, gas stations, appliance/equipment repair services, restaurants with drive-through, and self-storage facilities/mini-storage.
## 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
- Section 18.160.050: Adjustments to parking requirements