Earlier editions: 2026-09
Title 18 — DEVELOPMENT CODE›Division II — Zoning Districts – Uses and Standards
Concord Municipal Code Ch. 18.35 North Todos Santos District (nts)
Concord Municipal Code · 2026-10 edition · updated 2026-10-05 · Concord
Cite as: Concord Municipal Code Chapter 18.35 · Text as of 2026-10-05
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 Classifications | Permit Required by District | Additional Requirements |
| Residential Uses | Residential Uses | Residential Uses |
| Bed and Breakfast Inn | UP | |
| Dwelling , Dwelling Unit, Housing Unit | Dwelling , Dwelling Unit, Housing Unit | 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 business es |
| Live/Work Unit | AP | CDC 18.200.110 , Live/ |
| 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/ |
| Office, Commercial, and Retail Services | Office, Commercial, and Retail Services | Office, Commercial, and Retail Services |
| Adult Day Care Center | UP | |
| Adult-Oriented Business | – | Chapter 18.210 CDC, Adult-Oriented Businesses |
| Animal Services | Animal Services | Animal Services |
| Boarding, Kennel | – | |
| Dog Day Care, Training | – | |
| Grooming | – | |
| Hospital, Veterinary Clinic | MP | |
| Antique, Collectible Store | – | |
| Automobile Sales and Rental/ |
Automobile Sales and Rental/ |
Automobile Sales and Rental/ |
| Auction | – | |
| Brokers Office Only | – | |
| Brokers Office with Vehicle Display | – | |
| Dealership, New | – | |
| Dealership, Used | – | |
| Dealership, Motorcycles | – | |
| Rental | – | |
| Automobile Services and Repair | Automobile Services and Repair | 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/ |
– | |
| Minor Repair | – | |
| Banks and Financial Services | Banks and Financial Services | 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 | Building Materials Sales and Services | 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 | Eating and Drinking Establishments | 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/ |
– | CDC 18.200.040 , Alcoholic beverage sales |
| Micro-Brewery/ |
– | 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 | Food, Beverage Sales | 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 | Maintenance Services | Maintenance Services |
| Office with No Outdoor Storage/ |
– | |
| Office with Outdoor Storage/ |
– | |
| Nursery, Preschool, Childcare | UP | CDC 18.200.050 , Child day care facilities |
| Offices | Offices | Offices |
| Administrative, Information Processing | AP, MP (2) | |
| Professional | AP, MP (2) | |
| Personal Services | Personal Services | Personal Services |
| General | UP | |
| Improvement, Instructional | – | |
| Restricted | – | |
| Repair Service, Appliance and Small Equipment | – | |
| Retail Sales | Retail Sales | 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/ |
||
| Airport | – | |
| Ambulance Service | – | |
| Cannabis Uses | Cannabis Uses | 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 Office | MP | |
| Heliport | – | |
| Library | – | |
| Medical | Medical | Medical |
| Hospital, Medical Center | – | |
| Medical Services Facility | AP, MP (2) | |
| Nursing Facility/ |
UP | |
| Urgent Care Facility | – | |
| Meeting Facility, Public/ |
– | |
| Military | – | |
| Parking Facility | – | |
| Public Maintenance and Service Facility | – | |
| Recreational Facilities | Recreational Facilities | 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 | Recycling Facilities | 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 | Schools | 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 | Open Space and Agricultural Uses | 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 | Business Park and Industrial Uses | Business Park and Industrial Uses |
| Auto Wrecking, Dismantling Yard | – | |
| Contractors, Special Trade | Contractors, Special Trade | Contractors, Special Trade |
| Cabinet Shop | – | |
| Contractor Office, No Outdoor Storage | – | |
| Contractor Yard, with Outdoor Storage | – | |
| Fleet-Based Service | – | |
| Freight and Truck Terminal | – | |
| Heavy Vehicle and Large Equipment, Sales/ |
||
| Commercial Vehicles and Equipment | – | |
| Recreational Vehicles | – | |
| Laboratory, Research, and Development | – | |
| Manufacturing and Processing | Manufacturing and Processing | Manufacturing and Processing |
| Artisan/ |
– | |
| Industry, Heavy | – | |
| Within a Building | – | |
| With Outdoor Storage or Activities | – | |
| Warehouse Show Room with Assembly and Sales | – | |
| Media Production Facility | – | |
| Storage | Storage | 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 | |
| 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 | |
| Nonresidential | 5,000 | |
| Lot Width (feet) minimum | Lot Width (feet) minimum | Lot Width (feet) minimum |
| Residential | 50 | |
| Nonresidential | 50 | |
| Lot Depth (feet) minimum | Lot Depth (feet) minimum | Lot Depth (feet) minimum |
| Residential | 80 | |
| Nonresidential | 80 | |
| Density (dwelling unit per net acre) | Density (dwelling unit per net acre) | Density (dwelling unit per net acre) |
| Residential | 2.5 (minimum) – 32 (maximum) | |
| Lot Coverage (percent) maximum | Lot Coverage (percent) maximum | Lot Coverage (percent) maximum |
| Residential | 50 percent | |
| Nonresidential | 50 percent | |
| Building Height (feet) maximum | Building Height (feet) maximum | Building Height (feet) maximum |
| Residential | 30 ft. or three stories, whichever is less | |
| Nonresidential | 30 ft. or three stories, whichever is less | |
| Setbacks (feet) minimum | Setbacks (feet) minimum | Setbacks (feet) minimum |
| Residential | Residential | Residential |
| Front | 15 | |
| Interior Side | 5 | |
| Corner Side | 15 (2) | |
| Rear | 15 (2) | |
| Porch es | 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. | 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/ |
See CDC 18.150.100 , Open space and recreational facilities for residential developments | 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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