Local zoning · Concord

Concord — Design Review

Design Review under the Concord local zoning and planning code, with the controlling citations.

Last reviewed: July 1, 2026

Overview

Concord’s design and site review rules live in the development code’s Design and Site Review chapter and related district standards. Design review (the local process that checks architecture, site layout, landscaping, signs, and related aesthetics) is administered through the planning division, the Design Review Board (DRB), or other review authorities depending on the project type and state law. Key triggers, scope, criteria, and findings are in Chapter 18.415 of the Concord Development Code. § 18.415.010

The rest of this page summarizes what the code requires, how design review interacts with district rules (downtown, office/commercial, residential, overlays), and the practical steps applicants must follow. When the code points to city-approved design guidelines, those documents and the city’s application checklists are held by the planning division (verify with the jurisdiction).

What the code requires (short map)

Design and site review is required for many project types including most new construction, substantial exterior alterations, parking lot changes, sign plans, projects adjacent to creeks, and some single‑family additions — see § 18.415.020 for the applicability list. § 18.415.020
Projects that meet state-defined objective design standards may be handled ministerially by staff under the objective standards chapter; projects that deviate go through the discretionary DRB/commission process (see § 18.152.050 and § 18.415.075). § 18.152.050 § 18.415.075
Discretionary design review recommendations are evaluated against the criteria in § 18.415.080; final discretionary approvals require the findings listed in § 18.415.100. § 18.415.080 § 18.415.100

(First mentions: this page links to related topics the code commonly cross-references — see parking, development standards, overlays, landscaping, historic preservation, ADUs, and the California building code for where other rules live.)

District-by-district breakdown (how design review works in each zoning district)

Below are the Concord district categories most relevant to design-review outcomes. For each district I list purpose, common permitted uses, important dimensional standards that design review checks against, and where the district rules are found in the code.

Note: design-review approval always requires conformance with the applicable zoning district’s development standards and any other chapters the code references (e.g., landscaping, parking, signage).

DP — Downtown Pedestrian (applies to Todos Santos Plaza area)

Purpose: Pedestrian‑oriented downtown core with retail at street level and vertical mixed‑use above; promotes active pedestrian frontage and high-quality urban design. § 18.45.010
Typical permitted uses: ground-floor retail and restaurants, upper-floor offices and multifamily. See downtown allowed uses table. § 18.45.020
Key dimensional/design standards (decision-relevant):
- Density: 33–100 du/net acre. § 18.45.030
- FAR: minimum 0.75, maximum 4.0. § 18.45.030
- Building height: 30 ft min / 70 ft max (uses and site specifics may adjust). § 18.45.030
- Setbacks: often 0 ft or minimal to encourage pedestrian frontage; front/street-side maximum build-to rules apply (see table). § 18.45.030
Where design review reviews focus: ground-floor activation, façade articulation, glazing, signage compatibility with downtown rules, pedestrian lighting and street furniture, and streetscape integration. § 18.415.070

DMX — Downtown Mixed‑Use

Purpose: Higher-density mixed-use; allows more intensive residential/commercial combinations (including hotels). § 18.45.010
Typical permitted uses: vertical mixed-use, higher-density multifamily, office, retail at ground floor. § 18.45.020
Key dimensional/design standards:
- Density: 33–100 du/net acre. § 18.45.030
- FAR: minimum 1.0, maximum 6.0 (use permits may allow variations). § 18.45.030
- Building height: 30 ft min / up to 200 ft max (additional height often requires a use permit). § 18.45.030
Design-review focus: massing transitions to adjacent lower-scale areas, pedestrian access, active storefront design, and consistency with downtown design guidelines. § 18.415.080

WMX — West Concord Mixed‑Use

Purpose: Mixed commercial/office/institutional area west of downtown; residential NOT allowed in WMX. § 18.45.010
Typical permitted uses: auto dealers (indoor/display), shopping centers, hotels, multi‑tenant commercial buildings. § 18.45.010
Key dimensional/design standards:
- FAR up to 4.0; lot size minimums tend to be higher (e.g., 25,000 SF). § 18.45.030
- Height limits and setbacks listed in the downtown standards table apply; design review examines vehicle circulation, screening of service areas, and façade treatment. § 18.45.030

Office & Commercial districts (CO, CMX, NC, SC, RC)

Purpose: Range from campus office and business park (CO, OBP) to neighborhood commercial (NC) and shopping center (SC/RC). § 18.40.010
Uses: offices, retail, mixed commercial services; residential sometimes allowed above ground floor in CMX/CO with limitations. § 18.40.020
Key standards (decision-relevant excerpts from Table 18.40.030):
- FAR: typical maxima are 0.35–1.0 depending on district (e.g., CMX 1.0, NC 0.35). § 18.40.030
- Height: residential and mixed-use often ~37 ft max; nonresidential varies (30–50 ft typical). § 18.40.030
- Front setbacks often 5–15 ft depending on district; transitional requirements apply when adjoining residential zones. § 18.40.030
Design-review emphasis: entries and customer circulation, parking layout and screening, loading/service areas, signage (see sign chapter), and landscape buffering per Landscaping and Screening. § 18.165.050

Residential districts (RR, RS, RL, RM, RH)

Purpose: Range from rural/large-lot (RR) to high-density RH. § 18.30.010
Uses: single‑family, small-lot subdivisions, townhomes, multifamily depending on district (see Table 18.30.020). § 18.30.020
Key standards:
- Lot-specific tables in Tables 18.30.030 and 18.30.040 control setbacks, coverage, and heights; where PD standards exist they supersede these tables. § 18.30.030/ 18.25.040
Design-review triggers/notes:
- Many typical single-family repairs are exempt, but new single-family dwellings in a subdivision and sizable additions (FAR or second-story thresholds) do trigger design review — see § 18.415.020(A)(8) for single-family triggers. § 18.415.020
- Objective design standards for certain residential projects may be reviewed ministerially; deviations require Chapter 18.415 (discretionary) review. § 18.152.040

Quick decision-relevant table (standards & common code references)

Topic / District	Most decision-relevant standard / permitted use	Code Reference
DP — FAR range	FAR 0.75 – 4.0, density 33–100 du/net acre	§ 18.45.030
DMX — height & FAR	FAR 1.0 – 6.0, heights up to 200 ft (use permit may be required)	§ 18.45.030
WMX — residential allowed?	Residential not allowed in WMX; commercial, hotels, offices allowed	§ 18.45.010
Design review applicability	Design review required for most new construction, substantial alterations, parking changes, signs, creek‑adjacent work, and certain SF additions	§ 18.415.020
Ministerial objective review	Projects meeting objective design standards are ministerial; deviations go to discretionary design review	§ 18.152.050
Design review criteria	Building orientation, massing, streetscape surveillance, material/color, landscaping, utility screening, lighting, signage	§ 18.415.080

Checklist

Confirm whether the project is listed in the applicability list for design and site review (§ 18.415.020)
Determine whether the project qualifies for objective/ministerial review (Chapter 18.152) or requires discretionary review (§ 18.152.050 / § 18.415.075)
Prepare application packet per the design & site review checklist on file with the planning division — include plans, elevations, materials/finish samples, landscape plans, parking/circulation diagrams, sign plans, and stormwater/creek statements as applicable (§ 18.415.050)
Show conformance with the applicable zoning district development standards (e.g., FAR, height, setbacks in Tables 18.45.030 / 18.40.030 / Tables 18.30.030–18.30.040)
Address discretionary criteria if applicable (safety/surveillance, neighbor compatibility, vistas, screening, lighting, materials) (§ 18.415.080)
If historic property, prepare materials for a Certificate of Appropriateness per Historic Preservation chapter (§ 18.450.080)
Verify parking requirements and parking-lot landscaping compliance with parking and Chapter 18.160/18.165 as referenced by design scope (§ 18.415.070, § 18.165.050)
Pay applicable fees and be prepared for DRB study session(s) or review hearing(s) as described in § 18.415.060

Risks & Ambiguities

Issue	Why it matters	What to verify
Objective design standards vs discretionary review	Objective (ministerial) review is faster but only applies where projects meet the adopted objective standards; otherwise discretionary review applies and requires findings and often public hearings	Check whether the project qualifies under Chapter 18.152; if the applicant seeks any deviation the project must proceed through Chapter 18.415 (§ 18.152.050, § 18.415.075)
Which review authority decides the project	Different authorities (planning division, DRB, zoning administrator, planning commission) can act depending on project scope; appeals follow Division VIII	Confirm final review authority for the parcel and permit type; see § 18.415.040/18.415.060 (referral language) and § 18.415.110 for post‑decision procedures — Verify with planning division. § 18.415.060 § 18.415.110
Historic resources and design review overlap	Projects affecting designated landmarks require a certificate of appropriateness in addition to design review; conflicts between preservation standards and other design guidelines may arise	If site is designated or listed, confirm requirements under Chapter 18.450 and whether building-code exemptions or special plan-review steps apply (§ 18.450.080–.110)
Exact content of checklists & fees	The code references application checklists “on file with the planning division”; these contain required exhibits and fee amounts not reproduced in the code	Obtain the current Design & Site Review checklist and fee schedule from the planning division before submitting (§ 18.415.050)
How district tables apply to subdivided parcels	Some district table items exclude small independent parcels within larger multifamily developments (note exceptions in footnotes)	Confirm whether the site is subject to the standard table or the footnote exception (see Table 18.45.030 notes and Table 18.40.030 notes) § 18.45.030

Plain‑English Summary

If you’re building or making significant exterior changes in Concord you will almost certainly need design review: the city checks how your building looks, how it fits on the site, landscaping, parking, signs, and lighting. Small projects that meet the city’s objective design standards can be approved administratively, but bigger or non‑standard designs go to the Design Review Board or planning commission and must meet the discretionary criteria and findings in Chapter 18.415. § 18.415.020, § 18.415.080, § 18.415.100

Information Gaps (what the code references but the retrieved materials didn't include)

The detailed city‑approved design guidelines and graphics that the code references are “on file with the planning division” — the full guideline documents themselves are not included in the retrieved file. Verify with planning staff. § 18.415.080
The current Design & Site Review checklist and precise fee schedule (referenced in § 18.415.050) were not reproduced in the retrieved documents — obtain from the planning division. § 18.415.050
Any administrative policies, DRB meeting cadence, subcommittee practices, or adopted objective standard graphics (2023 Objective Design Standards referenced in Chapter 18.152) beyond the code text — verify with the planning division. § 18.152.050

Source References

Concord Municipal Code, Chapter 18.415 (Design and Site Review): § 18.415.010–.110 — (see applicability, scope, ministerial/discretionary criteria, findings)
Concord Municipal Code, Chapter 18.152 (Objective Design Standards): § 18.152.040–.060 (ministerial objective standards and relationship to design review)
Downtown districts (DP, DMX, WMX) — § 18.45.010 / § 18.45.030 (allowed uses and Table 18.45.030 development standards)
Office & commercial district standards — Table 18.40.030 (development standards; CO/CMX/NC/SC/RC) § 18.40.030
Residential district overview and development tables — Chapter 18.30 (RR, RS, RL, RM, RH) § 18.30.010
Landscaping requirements referenced in design review scope — § 18.165.050 (landscape area minima)
Historic Preservation and Certificates of Appropriateness — Chapter 18.450, including § 18.450.080 (criteria) and § 18.450.110 (plan review)
Concord municipal code file used for this summary (compilation of the development code, current through Ordinance 26‑1, Feb. 10, 2026) — Concord Zoning Code excerpt (source file used for all cited sections)

Sources

Retrieved passages

Concord Zoning Code (§ 9) High relevance
Concord Zoning Code (§ 9) High relevance
Concord Zoning Code (Chapter 18.415) High relevance
Concord Zoning Code (§ 9) High relevance
CMC § 122 (§ 122-1019) High relevance
Concord Zoning Code (§ 9) High relevance
Concord Zoning Code (§ 9) High relevance
Concord Zoning Code (§ 122-775) High relevance
Concord Zoning Code (title for) Medium relevance
CMC § 9 (chapter to) Medium relevance
Concord Zoning Code (§ 122-802) Medium relevance
Concord Zoning Code (§ 122-1051) Medium relevance
Concord Zoning Code (Chapter 18.155) Medium relevance
CMC § 15.75.050 (§ 122-777) Medium relevance
Concord Zoning Code (§ 122-443) Medium relevance

Cited sections

Official Concord code library

Frequently asked questions

Do I always need design review to build a new house in Concord?

Not always. New single‑family homes in a major subdivision or small routine repairs may be exempt, but many new single‑family dwellings (outside those exemptions) and sizable additions do trigger design and site review — see the triggers listed in § 18.415.020(A)(8). If the new single‑family design meets the city’s objective design standards it may be handled ministerially; deviations require discretionary review. § 18.415.020 § 18.152.050

What does the Design Review Board (DRB) actually review?

The DRB evaluates building form, massing, materials, colors, landscaping, parking layout, grading, signs, and screening of utilities — essentially the items listed in the scope of review. They may hold conceptual, preliminary, and final review sessions and can recommend approval with conditions to the review authority. See § 18.415.070–.060 for scope and procedures. § 18.415.070 § 18.415.060

How do objective design standards affect the review?

If a residential project qualifies under Concord’s objective design standards it is evaluated ministerially against objective criteria by the planning division; projects seeking deviations from those objective standards must submit to discretionary design review under Chapter 18.415. § 18.152.050 § 18.415.075

What standards will the city check against in downtown zones (DP/DMX)?

Downtown standards include minimum/maximum densities (typically 33–100 du/net acre), FAR minimums and maximums (e.g., DP FAR 0.75–4.0, DMX FAR 1.0–6.0), and height and setback tables in Table 18.45.030. Design review in downtown focuses strongly on pedestrian frontage, active ground-floor uses and façade design. § 18.45.030 § 18.45.010

Are signs and parking part of design review?

Yes. Signage falls within the scope of design and site review (size, location, materials, lighting) and parking lot layout and landscaping are part of the scope; the code references the sign chapter and parking chapter as part of the standards to meet. See § 18.415.070(H) (signs in scope) and the parking/landscaping chapters referenced by code. § 18.415.070

What if my property is historic?

Properties designated as landmarks or contributing properties in a historic district require a Certificate of Appropriateness for exterior changes; review procedures and Secretary of the Interior standards are applied in Chapter 18.450 in addition to design review. § 18.450.080–.110

Where do I get the design review application checklist and fee amounts?

The code requires applications to follow the design and site review checklist and the city fee schedule; the code text instructs applicants to obtain those materials from the planning division (the checklist and specific fees are "on file with the planning division"). § 18.415.050

Will a design review approval let me get a building permit?

A design and site review decision is a prerequisite for many building permits; the code also ties post‑decision procedures (appeals, issuance of building permits, lapsing of approvals) to Division VIII. Approved plans must reflect conditions of design approval before a permit is issued. § 18.415.110

Ask about any Concord property

Get a cited, plain-English answer on Concord zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial