On November 19, the Concord Planning Commission will receive an update on Concord’s Affirmatively Furthering Fair Housing (AFFH) Overlay Zoning Project, including the status, next steps, and site selection discussion.
The AFFH Overlay Zoning Project identifies properties in higher-resource neighborhoods to be included in a new zoning overlay district, making them eligible for multi-family housing development.
Sites recommended for Overlay District:
- Kmart – allows 24 units per ace, 188 units currently allowed, increases to 471 units with rezoning.
- Clayton Faire – current zoning allows 24 units per acre, 99 units currently allowed, increases to 247 units with rezoning.
- Palm Lake Apartments – current zoning allows 32 units per acre, 300 units existing, 396 units currently allowed. Increases to 600 units with rezoning.
Sites not recommended:
- Staples/CVS, Auto Repair, Burger King
- Dental Offices at Oak Grove and Treat
- Vacant site at Kirker Pass and Myrtle
- 1539 Kirker Pass
According to the city, the Three sites used as case studies for analyzing impact of residential development (Kmart, 2975 Treat, Clayton Faire):
- Conversion to residential use would likely increase demand for City services, especially Police and Public Works
- Additional property tax and revenue gains are not expected to fully offset the higher service costs.
- Actual fiscal outcomes cannot be predicted with certainty
The city now works to comply with AB 686 which modified housing element laws.
To fulfill the City’s AFFH obligations under state law and ensure compliance with AB 686 due to the identified disparities in access and the concentration of lower-income housing sites in low resource areas, Housing Element Objective 8.6 was included in the Housing Element, as follows
“Rezone sites to increase multifamily residential options in moderate- and high-resource areas (as shown in the most recent CTCAC [California Tax Credit Allocation Committee]/HCD Opportunity Maps) with a majority white population.
Rezoned sites must meet the following criteria:
- located in Racially Concentrated Areas of Affluence or other moderate- or high-resource areas (as shown in the most recent CTCAC/HCD Opportunity Maps) with a majority white population;
- combined area of at least 20 acres;
- maximum density of at least 60 dwelling units per acre;
- accommodate at least 1,000 total dwelling units;
- adequate access to infrastructure;
- strong development potential; and
- low potential for displacement of lower-income households
AB 686 expanded jurisdictional requirements by mandating that communities conduct a comprehensive assessment of fair housing issues, identify contributing factors, and develop specific policies and actions to actively promote housing integration, address disparities in access to opportunity, and transform racially and ethnically concentrated areas of poverty into areas of opportunity.
If You Go
Concord Planning Commission Meeting
November 19, 2025
6:30 pm
Council Chamber, 1950 Parkside Drive, Concord, CA.
Full Agenda – click here
Staff Report – click here
Presentation Slides – click here
Website: Affirmatively Furthering Fair Housing Rezoning Project — click here
