Chapter 18.35 — Concord Zoning Code

NORTH TODOS SANTOS DISTRICT (NTS)

Sections:

18.35.010 Purpose.

18.35.020 Table 18.35.020 – North Todos Santos district – Allowed uses and permit requirements.

18.35.030 Tables 18.35.030(A) and (B) – North Todos Santos district – Floor area ratio and development standards.

18.35.040 Building conversions.

18.35.050 Repealed.

18.35.060 North Todos Santos design guidelines.

18.35.070 Parking and drive aisle standards.

18.35.080 Findings.

18.35.010 Purpose. ¶

The NTS district provides for flexible, reuse, and building expansions that blend with the scale of the existing neighborhood buildings to encourage retention and preservation of buildings, many of which have special architectural and historical significance. [Ord. 12-5; Ord. 12-4. DC 2012 § 122-102].

18.35.020 Table 18.35.020 – North Todos Santos district – Allowed uses and permit requirements. ¶

A. Applicability. Table 18.35.020 identifies the uses allowed in the NTS zoning district and the type of permit required to establish each use. See CDC 18.25.030(B) or Division VII of this title (Permits and Permit Procedures). Additional requirements may apply pursuant to Division IV (Development Standards) and Division V (Standards for Specific Uses) of this title.

Table 18.35.020 North Todos Santos District Allowed Uses and Permit Requirements	ZC = Permitted Use, Zoning Clearance Required AP = Administrative Permit Required MP = Minor Use Permit Required UP = Use Permit Required 6409 = Section 6409 Application – = Use Not Allowed	ZC = Permitted Use, Zoning Clearance Required AP = Administrative Permit Required MP = Minor Use Permit Required UP = Use Permit Required 6409 = Section 6409 Application – = Use Not Allowed
Land Use Classifcations	Permit Required by District	Additional Requirements
Residential Uses
Bed and Breakfast Inn	UP
Dwelling, Dwelling Unit, Housing Unit
Single-Family, Detached	ZC
Single-Family, Detached – Small Lot Subdivision	UP
Single-Family, Attached	ZC	Chapter 18.152 CDC, Objective Design Standards
Duplex	ZC, MP	Chapter 18.152 CDC, Objective Design Standards

Multifamily	ZC(4), MP, UP	Chapter 18.152 CDC, Objective Design Standards
Family Day Care Home	ZC
Group Housing	UP
Home-Based Business	ZC, AP	CDC 18.200.100, Home-based businesses
Live/Work Unit	AP	CDC 18.200.110,Live/work or work/live units
Mixed-Use Projects	ZC(5), MP	Chapter 18.152 CDC, Objective Design Standards CDC 18.200.140, Mixed-use projects
Mobile Home Park	–
Residential Care Facility, Small	ZC
Residential Care Facility, Large	MP
Residential Facility for Seniors, Assisted Living	UP
Supportive Housing	ZC, UP(3)	California Government Code Section 65650 et seq.
Transitional Housing, Multifamily	MP, UP

Transitional Housing, Single-Family	ZC
Work/Live Unit	AP	CDC 18.200.110,Live/work or work/live units

Ofce, Commercial, and Retail Services
Adult Day Care Center	UP
Adult-Oriented Business	–	Chapter 18.210 CDC, Adult- Oriented Businesses
Animal Services
Boarding, Kennel	–
Dog Day Care, Training	–
Grooming	–
Hospital, Veterinary Clinic	MP
Antique, Collectible Store	–
Automobile Sales and Rental/Leasing
Auction	–
Brokers Ofce Only	–

Brokers Ofce with Vehicle Display	–
Dealership, New	–
Dealership, Used	–
Dealership, Motorcycles	–
Rental	–
Automobile Services and Repair
Car Wash, Attended	–	CDC 18.200.090,Gas stations and car washes
Car Wash, Unattended	–	CDC 18.200.090,Gas stations and car washes
Gas Station	–	CDC 18.200.090,Gas stations and car washes
Maintenance Services	–
Major Repair/Body Work	–
Minor Repair	–
Banks and Financial Services
Bank, Credit Union	–
Bank with Drive-Through Service	–	CDC 18.200.060,Drive-through facilities

Check Cashing Business	–
Building Materials Sales and Services
No Outdoor Storage	–
With Outdoor Storage	–	CDC 18.200.160,Outdoor sales and displays
Business Support Services	MP
Catering Service	–
Eating and Drinking Establishments
Bar,Night Club, Lounge	–	CDC 18.200.080,Entertainment uses
Food Vendor Group Site	–	CDC 18.200.210,Food vendor group sites
Micro-Brewery/Distillery	–	CDC 18.200.040, Alcoholic beverage sales
Micro-Brewery/Distillery, Large	–	CDC 18.200.040, Alcoholic beverage sales
Restaurant, Full Service	–
Restaurant, Limited Service	–
Restaurant, with Drive-Through	–	CDC 18.200.060,Drive-through facilities

Restaurant, with Live Entertainment	–	CDC 18.200.080,Entertainment uses
Tasting Room	–	CDC 18.200.040, Alcoholic beverage sales
Fitness Facility, Health Club	–
Food, Beverage Sales
Convenience Store, no Alcohol Sales	–
Convenience Store, with Alcohol Sales	–	CDC 18.200.040, Alcoholic beverage sales
Grocery Store	–
Liquor Store	–	CDC 18.200.040, Alcoholic beverage sales
Hotel, Motel	–
Maintenance Services
Ofce with No Outdoor Storage/or Activities	–
Ofce with Outdoor Storage/or Activities	–
Nursery, Preschool, Childcare	UP	CDC 18.200.050,Child day care facilities
Ofces

Administrative, Information Processing	AP, MP(2)
Professional	AP, MP(2)
Personal Services
General	UP
Improvement, Instructional	–
Restricted	–
Repair Service, Appliance and Small Equipment	–
Retail Sales
Big Box	–
General	–
Nursery, Garden Center	–	CDC 18.200.160,Outdoor sales and displays
Restricted	–
With Drive-Through	–	CDC 18.200.060,Drive-through facilities
Secondhand Sales	–

Public/Quasi-Public and Recreational Uses
Airport	–
Ambulance Service	–
Cannabis Uses
Commercial Cultivation	–
Distribution (Type 11)	–
Distribution Transport Only (Type 13)	–
Indoor Personal Cannabis Cultivation	ZC	Up to six plants per residence, pursuant to state law
Industrial Hemp Cultivation	–
Manufacturing	–
Microbusiness	–
Non-Storefront Retail	–
Storefront Retail	–
Testing Laboratory	–
Cemetery, Columbarium, Mausoleum	–
Conference, Convention Facility	–

Cultural Institution	UP
Emergency and Homeless Shelter	–	CDC 18.200.070, Emergency shelter and homeless shelters
Low Barrier Navigation Center	ZC, UP(3)	California Government Code Section 65660 et seq.
Farmers’ Market	–
Funeral Parlor, Mortuary	–
Government Ofce	MP
Heliport	–
Library	–
Medical
Hospital, Medical Center	–
Medical Services Facility	AP, MP(2)
Nursing Facility/Extended Care	UP
Urgent Care Facility	–
Meeting Facility, Public/Private	–
Military	–

Parking Facility	–

Table 18.35.020 North Todos Santos District Allowed Uses and Permit Requirements	ZC = Permitted Use, Zoning Clearance Required AP = Administrative Permit Required MP = Minor Use Permit Required UP = Use Permit Required 6409 = Section 6409 Application – = Use Not Allowed	ZC = Permitted Use, Zoning Clearance Required AP = Administrative Permit Required MP = Minor Use Permit Required UP = Use Permit Required 6409 = Section 6409 Application – = Use Not Allowed
Public Maintenance and Service Facility	–
Recreational Facilities
Bingo Hall	–
Commercial Recreation, Indoor	–
Golf Course, Country Club	–	CDC 18.200.130,Mechanical and electronic games
Park and Recreation Facility	ZC
Residential Recreation Facility	UP
Sports and Entertainment, Assembly	–	CDC 18.200.080,Entertainment uses
Sports and Recreation Facility	–	CDC 18.200.130,Mechanical and electronic games
Recycling Facilities
Small Collection Facility	–	CDC 18.200.170,Recycling facilities
Large Collection Facility	–	CDC 18.200.170,Recycling facilities
Processing Facility	–	CDC 18.200.170,Recycling facilities

Religious Facility	UP
Schools
Elementary, Middle, Secondary	UP
College, University	–
Trade School,Vocational Training	–
Social Services Facility	–
Theater, Auditorium	–	CDC 18.200.130,Mechanical and electronic games
Utility Facility, Transmission Towers	–
Wireless Communications Facility	AP, MP or 6409	Chapters 18.205 and 18.207 CDC

Open Space and Agricultural Uses
Companion Animal,Horses, Fowl	–
Community Garden	AP
Crop Production, Orchard, Vineyard	ZC
Livestock,Grazing	–
Mining and Quarrying	–

Business Park and Industrial Uses
Auto Wrecking, Dismantling Yard	–
Contractors, Special Trade
Cabinet Shop	–
Contractor Ofce, No Outdoor Storage	–
Contractor Yard, with Outdoor Storage	–
Fleet-Based Service	–
Freight and Truck Terminal	–
Heavy Vehicle and Large Equipment, Sales/Rental, Service, and Repair
Commercial Vehicles and Equipment	–
Recreational Vehicles	–
Laboratory, Research, and Development	–
Manufacturing and Processing
Artisan/Custom Product	–
Industry, Heavy	–

Within a Building	–
With Outdoor Storage or Activities	–
Warehouse Show Room with Assembly and Sales	–
Media Production Facility	–
Storage
Hazardous Materials	–
Self-Storage Facility, Mini-Storage	–
Vehicle	–
Towing Service	–
Warehouse, with No Outdoor Storage	–
Warehouse, with Outdoor Storage	–
Wholesaling, Distribution	–

(1) Repealed by Ord. 21-2.

(2) Minor use permit required for the conversion of an existing residence to office space.

(3) Use permit required for any facility that does not meet the requirements set forth in the referenced article of the California Government Code.

(4) Zoning clearance required for multifamily projects when a project is located entirely on a parcel or parcels listed in the current housing element sites inventory that conform to objective development standards and Chapter 18.152 CDC (Objective Design Standards).

(5) Zoning clearance required for mixed-use projects when a project is located entirely on a parcel or parcels listed in the current housing element sites inventory, with at least two-thirds of the total square footage designated for residential use, and that conform to objective development standards and Chapter 18.152 CDC (Objective Design Standards).

[Ord. 24-7 § 7 (Exh. C); Ord. 24-6 § 8 (Exh. C); Ord. 24-5 § 7 (Exh. C); Ord. 21-2 § 5 (Exh. D); Ord. 20-4 (Exh. B); Ord. 19-5 § 1 (Exh. C); Ord. 18-3 § 7 (Exh. A); Ord. 17-13 § 3 (Exh. A); Ord. 17-11 § 3 (Exh. 4); Ord. 17-5 § 2 (Exh. I); Ord. 17-2 § 2 (Exh. E); Ord. 14-6 § 2; Ord. 12-4. DC 2012 § 122-103].

18.35.030 Tables 18.35.030(A) and (B) – North Todos Santos district – Floor area ratio… ¶

Subdivisions, new uses and structures, and alterations to existing uses and structures shall be designed, constructed, and established in compliance with the requirements specified in Tables 18.35.030(A) and (B). Additional requirements may apply pursuant to Division IV (Development Standards) and Division V (Standards for Specific Uses) of this title.

Table 18.35.030(A)

North Todos Santos District (NTS)

Floor Area Ratio(1)

Maximum FAR	Parcel Size (square feet)	Additional Standards
0.30	< or = 5,000
0.32	5,001 – 6,000
0.34	6,001 – 7,000
0.36	7,001 – 8,000
0.38	8,001 – 9,000
0.40	9,001 – 10,000
0.41	10,001 – 11,000

Maximum FAR	Parcel Size (square feet)	Additional Standards
0.42	11,001 – 12,000
0.43	12,001 – 13,000
0.44	13,001 – 14,000
0.45	14,001 – 15,000
0.46	15,001 – 16,000
0.47	16,001 – 17,000
0.48	17,001 – 18,000
0.49	18,001 – 19,000
0.50	19,001 – 20,000
(1) Floor area ratio shall not apply to residential uses.

Table 18.35.030(B)

North Todos Santos District

Development Standards(1)

Standards	NTS(3)	Additional Standards
Lot Area (square feet) minimum
Residential	5,000

Standards	NTS(3)	Additional Standards
Nonresidential	5,000
Lot Width (feet) minimum
Residential	50
Nonresidential	50
Lot Depth (feet) minimum
Residential	80
Nonresidential	80
Density (dwelling unit per net	acre)
Residential	2.5 (minimum) – 32 (maximum)
Lot Coverage (percent) maximum
Residential	50 percent
Nonresidential	50 percent
Building Height (feet) maximum
Residential	30 ft. or three stories, whichever is less
Nonresidential

Standards	NTS(3)	Additional Standards
Setbacks (feet) minimum
Residential
Front	15
Interior Side	5
Corner Side	15(2)
Rear	15(2)
Porches	10
Garages	20
Second Story	20(2)
Third Story and Above	25(2)
Nonresidential	Nonresidential building height and setbacks,new uses and structures,and alterations to existing uses and structures shall be established in compliance with the permit; except that if the permit does not regulate a development feature regulated by an abutting district,or if a permit is not required, the regulations of the abutting district shall apply to each adjacent portion of the property.
Open Space/Unit (square feet) minimum	See CDC 18.150.100,Open space and recreational facilities for residential developments

(1) Additional requirements may apply pursuant to Division IV (Development Standards) and Division V (Standards for Specific Uses) of this title.

(2) Minimum for each side.

(3) Standard does not apply to small, independent parcels corresponding to individual dwellings within a larger multifamily residential, mixed-use, or townhome development.

[Ord. 24-7 § 7 (Exh. C); Ord. 24-6 § 8 (Exh. C); Ord. 18-1 § 1 (Exh. A); Ord. 12-4. DC 2012 § 122-104].

18.35.040 Building conversions. ¶

The conversion of an existing residence to office space requires a minor use permit and design review (Division VII of this title, Permits and Permit Procedures), if in compliance with development standards in Tables 18.35.030(A) and (B). [Ord. 24-7 § 7 (Exh. C); Ord. 12-4. DC 2012 § 122-105].

18.35.050 Building expansion. ¶

Repealed by Ord. 24-7. [Ord. 12-4. DC 2012 § 122-106].

18.35.060 North Todos Santos design guidelines. ¶

All projects requiring design and site review shall comply with the North Todos Santos design guidelines, unless the city has adopted new guidelines applicable to this district. [Ord. 24-7 § 7 (Exh. C); Ord. 12-4. DC 2012 § 122-107].

18.35.070 Parking and drive aisle standards. ¶

All conversions, expansions, and new construction shall meet the parking and drive aisle standards contained in Chapter 18.160 CDC (Parking, Loading and Access) except as follows:

A. If parking ratios are reduced to accommodate senior housing pursuant to Chapter 18.160 CDC (Parking, Loading, and Access), common areas such as congregate dining and recreation rooms may be exempt from the computation of the FAR.

B. Drive aisles may be reduced in width to 12 feet for the conversion of residential dwellings to office uses as approved by the city engineer. [Ord. 12-4. DC 2012 § 122-108].

18.35.080 Findings. ¶

Except for residential projects subject to Chapter 18.152 CDC (Objective Design Standards), the review authority shall make the following findings for all building conversions, expansions, and new construction:

A. The conversion, expansion or new construction will not be disruptive to the North Todos Santos neighborhood regarding traffic generation, parking availability, and the scale of the proposed buildings in relationship to neighboring buildings; and

B. Any exterior addition or changes maintain the dominant residential character of the original buildings and/or the surrounding area, consistent with the North Todos Santos design guidelines. [Ord. 24-6 § 8 (Exh. C); Ord. 12-4. DC 2012 § 122-109].

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The Concord Municipal Code is current through Ordinance 26-1, passed February 10, 2026.

Disclaimer: The city clerk’s office has the official version of the Concord