TOC Compliance Standards
1. Land Use Density and Intensity
◦ Average weighted minimum and maximum density and FAR for new housing and office development
◦ Can exclude parcels with existing dwelling units in calculations
2. Affordable Housing and Commercial Stabilization
◦ Selection of policies from menu of options
◦ 2 Production
◦ 2 Preservation
◦ 2 Protection
◦ 1 Commercial
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TOC Compliance Standards
3. Parking Management
◦ Parking maximums for residential and commercial development ◦ Standards for bicycle, shared, and unbundled parking
◦ One complementary policy from menu of options
4. Station Access and Circulation
◦ Comply with Complete Streets Policy and prioritize active transportation
◦ Complete access gap analysis
◦ Identify opportunities for Mobility Hubs
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Concord’s Current
Compliance
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1. Density/Intensity
10 TOC Policy Standard Requirement Downtown TOC
Area
North Concord
TOC Area
Average Maximum
Residential Density
At least 75 units/
acre
112 units/acre 81 units/acre
1. Density/Intensity
11 TOC Policy Standard Requirement Downtown TOC
Area
North Concord
TOC Area
Average Minimum
Residential Density
At least 50 units/
acre
29 units/acre 28 units/acre
Average Minimum
Commercial Office FAR
At least 2.0 FAR 2.15 FAR 1.8 FAR
Average Maximum
Commercial Office FAR
At least 4.0 FAR 4.8 FAR 2.5 FAR
A Note on Density
12 Project Name and Address Zoning District Total Units Approved Density The Ashbury
1650 Ashbury Dr.
DMX 183 102 units/acre
Concord Village
2400 Salvio St.
DMX 230 100 units/acre
Blue Oak Square (formerly The Argent)
2400 Willow Pass Rd.
DMX 181 110 units/acre
Rick Judd Commons
1313-21 Galindo St.
DMX 62 117 units/acre
RMG Affordable Housing
1335 Galindo St.
DMX 75 136 units/acre
The Grant
1776 Grant St.
DMX 139 101 units/acre
Density/Intensity Direction Needed
• Average minimum residential density
• Pursue full compliance? (50 units/acre)
• Pursue greater compliance?
• Pursue in which TOC Areas?
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Density/Intensity Direction Needed
•Average minimum commercial office intensity in North
Concord TOC
• Pursue full compliance? (2.0 FAR)
• Pursue greater compliance?
•Average maximum commercial office intensity in North
Concord TOC
• Pursue full compliance? (2.5 FAR)
• Pursue greater compliance?
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2. Affordable Housing & Commercial Stabilization
15 Policy Area Policy Name Compliance Status
Housing Production Affordable Housing Overlay Zone Fully Compliant Housing Preservation Preventing Displacement from
Substandard Conditions
Fully Compliant
Tenant Protection
Just Cause Eviction Fully Compliant
Rent Stabilization Fully Compliant
Tenant Relocation Assistance Fully Compliant
Commercial Stabilization Small Business Advocate Office Fully Compliant
2. Affordable Housing Production
16 Gap Policy Name Compliance Status
One more
policy needed
Public Land for
Affordable Housing
Partially Compliant through Housing
Element. Requires 25% affordability on
public site development:
• City-owned Town Center II
• City-owned Oak/Laguna site
• BART-owned Monument site (requires
City monetary support)
2. Affordable Housing Preservation
17 Gap Policy Name Compliance Status
One more
policy needed
Condo Conversion
Restrictions
Mostly Compliant through CMC 17.35.
Requires establishing conversion fee and
modifying tenant assistance payments
Mobile Home
Preservation
Mostly Compliant through CMC 15.105.
Requires making tenant relocation
mandatory
Affordable Housing Direction Needed
• Production – one more policy needed for full compliance • Pursue full compliance with Public Land for Affordable Housing policy?
• Explore compliance with a different Production policy? • Preservation – one more policy needed for full compliance • Pursue compliance with Condo Conversion Restrictions or Mobile Home Preservation policy?
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3. Parking Management
19 TOC Standard Requirement Compliance
Minimum
Residential Parking
No parking minimum Fully compliant through State
law
Minimum
Commercial Parking
No parking minimum Fully compliant through State
law
Unbundled Parking Allow unbundled parking Likely compliant Shared Parking Allow shared parking Fully compliant
3. Vehicle Parking
20 TOC Standard Requirement City of Concord Standard
Maximum
Residential
1.0 space per unit Based on number of bedrooms:
• 1 space per studio
• 1.5 spaces per 1-bedroom unit
• 2 spaces per 2- and 3-bedroom unit
• 1 guest space for every 3 units
Maximum
Commercial
2.5 spaces per 1,000 sq
ft
Standard Requirement
• Admin Office: 2.9 spaces
per 1,000 sq ft
• Professional Offices: 3.3
spaces per 1,000 sq ft
• General retail: 4 spaces per
1,000 sq ft
25% TS Overlay Reduction
• Admin Office: 2.2 spaces
per 1,000 sq ft
• Professional Offices: 2.5
spaces per 1,000 sq ft
• General retail: 3 spaces
per 1,000 sq ft
3. Other Parking
21 TOC Standard Requirement City of Concord Standard
Residential Bicycle
Parking
1 space per unit 1 space for every 4 units
Commercial
Bicycle Parking
1 space per 5,000 occupied
square feet
If more than 25 employees: bicycle
parking at 10% of the amount required
for automobiles
Transportation
Demand
Management for
New
Development
Provide and enforce
transportation demand
management (TDM)
TDM required for parking reduction
requests but is not a condition of
approval for all new development
Parking Management Direction Needed
• Maximum residential parking
• Pursue full compliance (1 space/unit max)?
• Pursue greater compliance?
• Pursue in both TOC Areas?
•Maximum commercial parking
• Pursue full compliance (2.5 spaces per 5,000 sq ft)?
• Pursue greater compliance?
• Pursue in both TOC Areas?
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Parking Management Direction Needed
• Residential bicycle parking
• Pursue full compliance (1 space/unit)?
• Pursue greater compliance?
• Pursue in both TOC Areas?
• Commercial bicycle parking – out of compliance if vehicle parking requirements change
• Pursue full compliance (2 space per 5,000 sq ft)?
• Pursue greater compliance?
• Pursue in both TOC Areas?
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Parking Management Direction Needed
• Transportation Demand Management
• Pursue full compliance if directed by MTC?
• Pursue greater compliance?
• Pursue in both TOC Areas?
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4. Station Access/Circulation
25 TOC Standard Requirement Compliance Status
Complete Streets Adopt a Complete Streets Policy Fully Compliant Project Prioritization/
Implementation
Prioritize active transportation projects Fully Compliant Access Gap Analysis Plan to improve access to and from the TOC area
Fully Compliant
Mobility Hubs Identify Mobility Hub planning
opportunities
Likely Compliant
Council Direction
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Policy Direction
If and where to pursue greater TOC compliance in terms of:
1. Minimum residential density in Downtown TOC Area
2. North Concord density/intensity regulations
3. Affordable housing production and preservation
4. Vehicle parking maximums
5. Bicycle parking requirements
6. Transportation Demand Management
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Next Steps
• Council direction
• Resolution of local support for grant award acceptance • Staff work on policy changes 2025-2026, including
community engagement
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Timeline
29 2025 2026
TIME
PERIOD TODAY March
2025
Spring
2025
All of
2025
Q1 2026
tentative
Q2-Q4 2026
tentative
2026-
2030
MILESTONE
Council
direction on
TOC Policy
Resolution
of local
support to
accept
grant(s)
Begin
work on
policy
updates
OBAG
guidelines
developed
Projected
date for TOC
compliance
Projected
OBAG funding
round
TOC
compliance
period
Questions
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31
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Staff’s Proposed Work Plan
1. Density/Intensity
◦ Perform scope of work in the grant, including identification of approaches and community engagement, to increase the average minimum residential density and achieve full compliance in the Downtown TOC Area
◦ No action in North Concord TOC Area; achieve partial compliance in North Concord TOC Area with existing regulations
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Staff’s Proposed Work Plan
2. Affordable Housing and Commercial Stabilization
◦ Achieve full compliance for both TOC Areas
◦ Production: Pursue compliance with the Public Lands Policy (requires 25% affordability on a publicly owned site)
◦ Preservation: Make small adjustments to the condo conversion and/or mobile home preservation regulations
◦ Protection: Retain compliance with at least two policies. Requires local rent stabilization or Just Cause Ordinance to remain more protective than state law
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Staff’s Proposed Work Plan
3. Parking Management
◦ Achieve full compliance for both TOC Areas
◦ Perform scope of work in the grant to study on-street parking supply and demand, conduct stakeholder engagement, and
identify approaches
◦ Adopt relevant TOC policies based on what emerges from the work 35
Staff’s Proposed Work Plan
4. Station Access and Circulation
◦ Achieve full compliance for both TOC Areas
◦ Work with MTC to provide necessary data
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Staff Report
Date: February 25, 2025
To: City Council
From: Valerie J. Barone, City Manager
Prepared by: Joelle Fockler, MMC, City Clerk
[email protected]
(925) 671-3390
Subject: Considering the interview and selection process for making appointments to the Planning Commission, which has three open seats.
Report in Brief
The City Council will discuss the process for selection of Planning Commissioners and provide direction to staff. Specifically, staff is asking Council to determine the place for interviews and if supplemental questions will be asked of incumbents for three seats on the Planning Commission. Interviews and appointments will occur on Tuesday, March 4, 2025.
Recommended Action
Respond to staff’s information requests and provide direction to staff on the interview and selection process for the three vacant seats on the Planning Commission.
Background
Terms for Planning Commissioners Raymond Barbour, Ajit Kaushal, and Craig Mizutani expire on February 28, 2025, however, Policy and Procedure No. 89 states that incumbents serve until appointments are made by the Council.
In accordance with Policy and Procedure No. 89, a recruitment was announced on December 3, 2024, seeking three (3) individuals to serve a four-year term ending February 28, 2029, and setting January 10, 2025, at 5 p.m. as the deadline for receipt of applications by the City Clerk.
Applications were received from 15 individuals and include:
Ajit Kaushal - incumbent
5.c5.c
City Council Agenda Report
Agenda Item No. 5.c
February 25, 2025
Angela Salinas
Carlos Montalvo
Craig Mizutani - incumbent
Darcy Kremin
Darren Kelly
Dena Acosta-Beere
Don Serta
Hope Johnson
Jan Newbegin
Joseph Piasecki
Lance Goree
May Patel
Ray Barbour – incumbent
Suresh Kamath
Analysis
Planning Commission interviews are scheduled for the March 4 City Council meeting. In addition to the interviews, the meeting agenda includes a consent calendar and one consideration item. The meeting will begin at 6 p.m. and the regular business on the agenda will occur prior to the interviews. Interviews are 10 minutes each, and the interview process will take approximately 3 hours.
It has been past practice to hold Planning Commission interviews in either the Council Chamber or the Garden Conference Room by first considering the interview questions and then holding interviews. Applicants are requested to not participate in the interview process prior to their scheduled interview; however, they are welcome to listen or watch the process after they interview. City Council is requested to provide direction on where they would like to hold the Planning Commission interviews, in the Council Chamber or in the Garden Conference Room. If held in the Council Chamber, the interviews are both recorded and broadcast, if held in the Garden Conference room, the interviews are neither recorded nor broadcast.
When interviews were held in April 2023, the Council requested that incumbents answer written supplemental questions to be considered along with their interview and application. The questions were:
1. If you were in the minority on any vote on an issue before the Planning Commission, please describe the point of disagreement in the case.
City Council Agenda Report
Agenda Item No. 5.c
February 25, 2025
2. If you were in the majority on any vote on an issue before the Planning Commission, please describe the point that the other side disagreed with.
Staff is requesting that the City Council provide direction on requiring incumbents submit written responses to these (or other) supplemental written questions.
Appointment Process: Following interviews on March 4th, the City Council will vote to appoint three applicants to the Planning Commission by ballot vote, consistent with past practice.
Public Contact
The City Council Agenda was posted.
Supplemental Written Questions -
Incumbents
1. If you were in the minority on any vote on an issue before the Planning Commission, please describe the point of
disagreement in the case.
2. If you were in the majority on any vote on an issue before the Planning Commission, please describe the point that the other side disagreed with.
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