Leslie Ludtke lives in Concord.
Concord is in the process of adopting a new zoning ordinance. The new ordinance substantially changes the existing ordinance and has the potential to irreparably damage the city’s established residential neighborhoods.
As proposed the new zoning ordinance abolishes single-family residential neighborhoods and substitutes a multiple unit approach that allows the conversion of existing single-family homes to duplexes, triplexes, and other types of residences. In both single-family districts and districts that presently allow multi-party housing units, the ordinance also reduces frontage requirements. The zoning ordinance says that reducing the frontage requirements and eliminating single-family residential neighborhoods will allow “for greater diversity and affordability of housing types without changing the character of existing neighborhoods.”
While this statement may reflect the aspirations of the drafters, as a practical matter the changes proposed will substantially impact the character and appearance of Concord’s residential neighborhoods.
The most obvious impact of the proposed changes will be to significantly increase neighborhood density and parking needs. As proposed, the new zoning ordinance both reduces the amount of frontage required for each residential unit and allows an additional unit on the site with no increase to the frontage. For example, in the R-10 district, the proposed ordinance reduces the frontage from 100 feet to 80 feet and allows an additional housing unit on the site.
As a result, each housing unit in the R-10 district reduces the frontage and doubles the permitted housing units. The combined impact of decreasing the frontage required and increasing the allowable housing units allowed in both single-family and multi-family zoning districts, will undermine what the ordinance says is the first purpose of zoning: “To protect and promote the public safety, aesthetics, health, general welfare and quality of life of the inhabitants of the community.”
Concord does not have an infrastructure in and around its residential neighborhoods to support the increased parking needs and traffic that would result from increased density. Many residential areas lack sidewalks on both sides of the road and have narrow streets that cannot accommodate on-street parking without causing traffic congestion and unsafe conditions for residents in the area.
While the new zoning ordinances allow for off-site parking within 600 feet of the residential unit, this is not a feasible option to alleviate congestion and address the public safety concerns raised by the increased density and parking needs. No one is going to carry groceries and other heavy items 600 feet to their house, particularly with a baby or young child in tow. The logistics of increased density and remote parking have clearly not been thought through.
Over the past several years, Concord has become one of the most desirable housing markets in the country. Why? Because it is affordable and offers established and attractive neighborhoods that are safe, not overcrowded, and not densely populated. The downside is that Concord has a housing shortage. Changing the character of existing neighborhoods by increasing density and eliminating single-family housing is not the answer to the housing shortage.
The goal of the new zoning ordinances should be to conserve property values, protect the character of existing residential neighborhoods, and promote the construction of new housing in Concord that is compatible with existing land use and supported by good transportation infrastructure.