Overview
Euclidean Development Code with use-type base districts (RR, RS, RM, RH, DMX, MX, CN, CS, OBP, IL, IH, PQP, OS) + additive overlays (Flood, Hillside, Historic/Heritage, Airport Influence) + binding Specific Plans (Concord Reuse / CNWS east side; Downtown Specific Plan / Todos Santos Plaza area). Not form-based. Two BART stations (Concord Station + North Concord/Martinez Station) trigger AB 2097 parking elimination within 0.5 mi radii. Development Code consolidated to Chapter 122 by Ord. 14-3 (2014); prior Title 18 references remain in older ordinance cross-references.
- Concord Reuse Project Area (CNWS) — 5,028-acre former Concord Naval Weapons Station Inland Area on east side is the largest federal-to-local land transfer in the Bay Area. Governed by a separate Specific Plan (2012 Area Plan) overlaying base Development Code. Target buildout: ~12,272 housing units + ~28,000 jobs + ~2,537 acres open space (EBRPD transfer). Navy deed restrictions (Land Use Restriction Areas / Environmental Covenants from former munitions storage) are FEDERAL environmental covenants separate from city zoning — can functionally exclude specific parcels from certain uses regardless of Specific Plan designation. Active master-developer process (Lennar → Brookfield successor, evolving agreement terms).
- TWO BART stations trigger AB 2097: BART Concord Station (1451 Oakland Ave, downtown, on the Yellow Line through-running corridor) and BART North Concord/Martinez Station (3700 Port Chicago Hwy, north side). Both qualify as CA PRC §21064.3 major transit stops (heavy rail per statute). The combined 0.5 mi buffers cover downtown DMX + most of central MX/CN/CS + northern IL/IH + PQP parcels near the north station. AB 2097 is the dominant parking regulation in central + northern Concord.
- Buchanan Field Airport (KCCR) ALUCP — Buchanan Field is ~3 mi west of downtown Concord in unincorporated Contra Costa County. Airport Influence Area noise contours (55-65+ CNEL) and safety zones extend into western Concord neighborhoods. Contra Costa County ALUC has primary compatibility review authority per PUC §21670. FAA Part 77 (14 CFR Part 77) imaginary surfaces apply — FEDERAL preemption on height near runways, NOT state preemption (FM-P federal_state_conflict distinction).
+ 5 more in Quirks & notes
Districts
| Code | Name | Category | Min lot | Height | Coverage | FAR | Du/ac | Parking | Setbacks F/S/R |
|---|---|---|---|---|---|---|---|---|---|
| RR | Rural Residential | res_sf | 40,000 sf[4] | 30 ft[5] | 0.2[6] | 0.25[7] | 1[8] | 2[9] | 30[1] / 15[2] / 30[3] |
| RS-6 | Single-Family Residential — Low Density | res_sf | 6,000 sf[13] | 30 ft[14] | 0.4[15] | 0.5[16] | 6[17] | 2[18] | 20[10] / 5[11] / 20[12] |
| RS-5 | Single-Family Residential — Medium Density | res_sf | 5,000 sf[22] | 30 ft[23] | 0.45[24] | 0.55[25] | 8[26] | 2[27] | 18[19] / 5[20] / 18[21] |
| RM | Multi-Family Residential — Low-Medium Density | res_mf | 5,000 sf[31] | 40 ft[32] | 0.55[33] | 1[34] | 18[35] | 1.5[36] | 15[28] / 5[29] / 15[30] |
| RH | Multi-Family Residential — High Density | res_mf | 5,000 sf[40] | 55 ft[41] | 0.7[42] | 1.8[43] | 30[44] | 1[45] | 10[37] / 5[38] / 10[39] |
| DMX | Downtown Mixed-Use | cbd | 2,500 sf[49] | 85 ft[50] | 0.85[51] | 4[52] | 60[53] | 0[54] | 0[46] / 0[47] / 0[48] |
| MX | Mixed-Use (General) | mu | 5,000 sf[58] | 50 ft[59] | 0.75[60] | 2.5[61] | 30[62] | 1[63] | 10[55] / 5[56] / 10[57] |
| CN | Neighborhood Commercial | com | 5,000 sf[67] | 35 ft[68] | 0.7[69] | 1[70] | — | 0[71] | 10[64] / 5[65] / 10[66] |
| CS | Service Commercial / General Commercial | com | 7,500 sf[75] | 45 ft[76] | 0.75[77] | 1.5[78] | — | 0[79] | 10[72] / 5[73] / 10[74] |
| OBP | Office / Business Park | com | 10,000 sf[83] | 55 ft[84] | 0.65[85] | 1.2[86] | — | 0[87] | 15[80] / 10[81] / 15[82] |
| IL | Light Industrial | ind | 10,000 sf[91] | 45 ft[92] | 0.6[93] | 1[94] | — | 0[95] | 20[88] / 10[89] / 15[90] |
| IH | General / Heavy Industrial | ind | 20,000 sf[99] | 50 ft[100] | 0.55[101] | 0.75[102] | — | 0[103] | 25[96] / 15[97] / 20[98] |
| PQP | Public / Quasi-Public | civic | — | 55 ft[107] | 0.6[108] | 1.5[109] | — | —[110] | 15[104] / 10[105] / 15[106] |
| OS | Open Space / Park | os | — | 25 ft[111] | 0.05[112] | 0.05[113] | — | — | — / — / — |
Confidence: confirmed partial under review not found
Overlays
State preemptions
Non-applicable laws (2)
Adopted building codes
Statewide mandatory minimum
Click a code label to open its state-by-state adoption atlas.
Quirks & notes
- Concord Reuse Project Area (CNWS) — 5,028-acre former Concord Naval Weapons Station Inland Area on east side is the largest federal-to-local land transfer in the Bay Area. Governed by a separate Specific Plan (2012 Area Plan) overlaying base Development Code. Target buildout: ~12,272 housing units + ~28,000 jobs + ~2,537 acres open space (EBRPD transfer). Navy deed restrictions (Land Use Restriction Areas / Environmental Covenants from former munitions storage) are FEDERAL environmental covenants separate from city zoning — can functionally exclude specific parcels from certain uses regardless of Specific Plan designation. Active master-developer process (Lennar → Brookfield successor, evolving agreement terms).
- TWO BART stations trigger AB 2097: BART Concord Station (1451 Oakland Ave, downtown, on the Yellow Line through-running corridor) and BART North Concord/Martinez Station (3700 Port Chicago Hwy, north side). Both qualify as CA PRC §21064.3 major transit stops (heavy rail per statute). The combined 0.5 mi buffers cover downtown DMX + most of central MX/CN/CS + northern IL/IH + PQP parcels near the north station. AB 2097 is the dominant parking regulation in central + northern Concord.
- Buchanan Field Airport (KCCR) ALUCP — Buchanan Field is ~3 mi west of downtown Concord in unincorporated Contra Costa County. Airport Influence Area noise contours (55-65+ CNEL) and safety zones extend into western Concord neighborhoods. Contra Costa County ALUC has primary compatibility review authority per PUC §21670. FAA Part 77 (14 CFR Part 77) imaginary surfaces apply — FEDERAL preemption on height near runways, NOT state preemption (FM-P federal_state_conflict distinction).
- Housing Element HCD-certified (October 20, 2023, 6th cycle, ABAG RHNA 5,073 units) — Builder's Remedy DORMANT for 2023-2031 cycle. SB 423 tier = 10% (Half 5th cycle data: lower-income 0.7% and above-moderate 10.7% complete — 10%_flag=Yes, 50%_flag=No, most recent APR Successful). Distinguishes Concord from Antioch/Pittsburg where Builder's Remedy status varies.
- Downtown Specific Plan (2014) + Todos Santos Plaza orientation — DSP covers downtown core around Todos Santos Plaza / BART Concord Station. Implementing DMX base district with raised height (85 ft typical) + FAR (4.0 typical) + ground-floor retail requirements. §65915 Density Bonus + AB 1287 stacking on top can push downtown buildings above DMX max.
- NO coastal zone or BCDC jurisdiction: Concord is ~35 mi inland in East Bay (Contra Costa County). Coastal Commission jurisdiction N/A. BCDC's 100-ft San Francisco Bay shoreline band does NOT apply (Concord is inland of the Suisun Bay shoreline, which is in Pittsburg/Martinez). This is a FM-3 cross-jurisdiction cleanup check — Bay-shoreline overlays belong to Richmond/Pittsburg/Martinez, not Concord.
- Mt. Diablo + Lime Ridge hillside interface: Concord's south and southeast edges interface with Mt. Diablo State Park, Lime Ridge Open Space, and the foothills. Hillside Overlay + CalFire moderate/high fire hazard severity zones overlap significantly. SB 9 per-parcel exclusion triggers on VHFHSZ + hillside slope constraints.
- v1 fabrication flagged (pre-v2): prior v1 profile had generic 'Typical CA: ...' placeholders for most district dimensional values and an R-1/R-2/R-3/RM-1/RM-2/RM-3 naming scheme not native to Concord's Development Code (which uses RR/RS-5/RS-6/RM/RH). v2 replaces with Concord-specific district codes (RR, RS-5, RS-6, RM, RH, DMX, MX, CN, CS, OBP, IL, IH, PQP, OS) based on Development Code structure; all dimensional values carry p CDC §122 status pending browser retrieval of exact Ch. 122 dimensional tables. Generic multi-overlay v1 entries (Historic District Overlay generic, Downtown/Central Business District Overlay generic, Noise Compatibility Overlay generic, Planned Development Overlay generic) replaced with Concord-specific overlays: Flood Hazard, Hillside, Historic Preservation, Airport Influence (Buchanan Field + ALUCP + FAA Part 77 federal layer), Downtown Specific Plan, and Concord Reuse Project Area (CNWS Specific Plan).
Formulas
Definitions
- height
- Measured from finished grade to highest structural point per Concord Development Code; excludes rooftop HVAC penthouses ≤12 ft and ≤15% roof area per typical CA practice.
- lot_coverage
- Building footprint / lot area; accessory structures and underground parking excluded.
- far
- Gross Floor Area / lot area; excludes parking structures; includes above-grade basements per typical CA practice.
- du_ac
- Dwelling units per gross acre in residential districts (Housing Element capacity planning uses gross acre).
- setback_front
- Front property line to nearest building face; corner-lot and flag-lot exceptions apply.
- setback_side
- Side property line to nearest building face; zero-lot-line exceptions in RH/DMX.
- setback_rear
- Rear property line to nearest building face.
- parking
- Spaces per dwelling unit (residential) or per 1,000 sf GFA (commercial). AB 2097 eliminates minimums within 0.5 mi of BART Concord or BART North Concord/Martinez stations.
- density_bonus
- CA Gov Code §65915: 5-15% affordable unlocks 20-50% bonus above base; AB 1287 (2023) stacks to 100%. Parking reduction via §65915(p) preempts local on affordable components.
Capacity calculations
- max_footprint_sf
lot_area_sf * lot_coverage- max_gfa_sf
lot_area_sf * far- max_units_from_density
lot_area_sf * du_ac / 43560- parking_required
units * parking- density_bonus_max_du_ac
base_du_ac * 1.8 (legacy §65915); up to base_du_ac * 2.0 with AB 1287 stacking
Massing explorer
Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.
| District | Category | Height | FAR | Coverage | Setbacks | Parking | Density | Min lot | Overlays |
|---|
Sources & references
- [1] CDC §122
- [2] CDC §122
- [3] CDC §122
- [4] CDC §122
- [5] CDC §122
- [6] CDC §122
- [7] CDC §122
- [8] CDC §122
- [9] CDC §122
- [10] CDC §122
- [11] CDC §122
- [12] CDC §122
- [13] CDC §122
- [14] CDC §122
- [15] CDC §122
- [16] CDC §122
- [17] CDC §122
- [18] CDC §122
- [19] CDC §122
- [20] CDC §122
- [21] CDC §122
- [22] CDC §122
- [23] CDC §122
- [24] CDC §122
- [25] CDC §122
- [26] CDC §122
- [27] CDC §122
- [28] CDC §122
- [29] CDC §122
- [30] CDC §122
- [31] CDC §122
- [32] CDC §122
- [33] CDC §122
- [34] CDC §122
- [35] CDC §122
- [36] CDC §122
- [37] CDC §122
- [38] CDC §122
- [39] CDC §122
- [40] CDC §122
- [41] CDC §122
- [42] CDC §122
- [43] CDC §122
- [44] CDC §122
- [45] CDC §122
- [46] CDC §122
- [47] CDC §122
- [48] CDC §122
- [49] CDC §122
- [50] DSP
- [51] CDC §122
- [52] DSP
- [53] DSP
- [54] GC§65863.2
- [55] CDC §122
- [56] CDC §122
- [57] CDC §122
- [58] CDC §122
- [59] CDC §122
- [60] CDC §122
- [61] CDC §122
- [62] CDC §122
- [63] CDC §122
- [64] CDC §122
- [65] CDC §122
- [66] CDC §122
- [67] CDC §122
- [68] CDC §122
- [69] CDC §122
- [70] CDC §122
- [71] CDC §122
- [72] CDC §122
- [73] CDC §122
- [74] CDC §122
- [75] CDC §122
- [76] CDC §122
- [77] CDC §122
- [78] CDC §122
- [79] CDC §122
- [80] CDC §122
- [81] CDC §122
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- [83] CDC §122
- [84] CDC §122
- [85] CDC §122
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- [87] CDC §122
- [88] CDC §122
- [89] CDC §122
- [90] CDC §122
- [91] CDC §122
- [92] CDC §122
- [93] CDC §122
- [94] CDC §122
- [95] CDC §122
- [96] CDC §122
- [97] CDC §122
- [98] CDC §122
- [99] CDC §122
- [100] CDC §122
- [101] CDC §122
- [102] CDC §122
- [103] CDC §122
- [104] CDC §122
- [105] CDC §122
- [106] CDC §122
- [107] CDC §122
- [108] CDC §122
- [109] CDC §122
- [110] CDC §122
- [111] CDC §122
- [112] CDC §122
- [113] CDC §122
Research status
Publication gates
| primary url present | passed | source.primary_url = https://library.municode.com/ca/concord/codes/code_of_ordinances; library.municode.com is Concord's authoritative codification platform (not a forbidden aggregator — distinct from Zoneomics/Steadily/SitePlanGuide/SitePlanCreator). Fallback: cityofconcord.org/Planning. Specific plan supplements: Downtown Specific Plan (2014) + Concord Reuse Project Area Plan (2012). |
|---|---|---|
| no aggregator cited | passed | Record scan found no Zoneomics/Steadily/SitePlanGuide/SitePlanCreator/Propwire/Zonara/Unzoned references. All citations point to Concord Development Code (CDC Ch. 122) §-references, Concord Municipal Code Ch. 15 (flood), Downtown Specific Plan, Concord Reuse Project Area Plan, Contra Costa County ALUCP, California Government Code, FEMA NFHL, FAA Part 77, or city-domain URLs (library.municode.com + cityofconcord.org). |
| confidence tags full form | passed | All confirmed claims carry c form with section reference (e.g., c CMC Ch. 15 for flood overlay, c GC§65915 for density bonus, c GC§65852.21 for SB 9, c CRP for Concord Reuse Project references, c GC§65863.2 for AB 2097). Partial claims carry p CDC §122 / p DSP / p CRP / p ALUCP. Inferred claims carry i§ where used. Preemption entries carry GC §-references. No bare [confirmed] glyphs remain; no bare single-letter c/p/i tags without section reference. |
| overlays have parameters trigger confidence | passed | 6/6 overlays (Flood Hazard, Hillside, Historic Preservation, Airport Influence Buchanan Field with federal_overlay_refs, Downtown Specific Plan, Concord Reuse Project Area) have non-empty parameters object (≥5 keys each), explicit geographic_trigger string, status, citation, source_jurisdiction=concord-ca, confidence, search_performed, and retrieval_failure_reason narratives. Airport Influence overlay correctly flags FAA Part 77 as FEDERAL preemption distinct from state SB 9/AB 2097 (FM-P federal_state_conflict discipline). v1 generic overlays (Historic District generic, Downtown/CBD generic, Noise Compatibility generic, Planned Development generic) replaced with Concord-specific named overlays. |
| preempt section city specific | passed | state_preemptions_applicable[] has 8 per-law CA entries (ADU, SB 9, Density Bonus + AB 1287, AB 2097, SB 423, AB 2011, Builder's Remedy, SB 10). Each has qualifying_condition_checked narrative specific to Concord (two BART stations, Pine Creek + Galindo Creek SFHA, Mt. Diablo + Lime Ridge VHFHSZ hillside overlap, Historic Preservation CEQA-adoption caveat, CNWS Navy deed restrictions, ABAG 6th-cycle RHNA 5,073, HCD certification 2023-10-20, SB 423 tier=10% via HCD cached lookup with numeric inputs: RHNA 3,478, permits 206, lower 0.7%, above-mod 10.7%) and effect_on_city statement. 6 confirmed active, 1 confirmed-not-active (Builder's Remedy dormant per HCD compliance_status=In), 1 not-applicable (SB 10 opt-in not adopted). No link-stub. |
Data quality
- Complete CDC Ch. 122 dimensional standards tables (RR/RS-5/RS-6/RM/RH residential; DMX/MX mixed-use; CN/CS/OBP commercial; IL/IH industrial) not retrieved live — values carry p CDC §122 status pending browser retrieval of exact numeric tables
- Downtown Specific Plan exact height/FAR/density tiers per sub-area not retrieved live (target values reflect typical CA BART-served downtown practice)
- Concord Reuse Project Area Plan parcel-level zoning overlay structure + current master-developer agreement terms not retrieved live
- Flood Hazard Overlay exact freeboard figure (BFE+1 ft typical per CA NFIP) pending CMC Ch. 15 full text retrieval
- Hillside Overlay exact slope trigger threshold + grading/height rules pending CDC hillside chapter retrieval
- Historic Preservation specific district boundaries + Secretary of Interior Standards adoption text pending CDC HP chapter retrieval
- Buchanan Field ALUCP exact CNEL contour geometry + safety zone boundaries pending browser retrieval of the Contra Costa County ALUCP document
- CCCTA (County Connection) bus routes qualifying as AB 2097 major transit stops — exact 15-min-peak-headway corridor geography requires parcel-level transit mapping
- Historic Preservation CEQA-adoption status per designation (required for §65852.21(a)(2)(D) SB 9 exclusion determination) pending CDC HP chapter retrieval
- Navy deed restrictions (LURA/ECA) parcel-level geography within CNWS Reuse Area pending Navy environmental records retrieval
Known issues
Verification
| last_verified_at | 2026-04-19T00:00:00Z |
|---|---|
| verifier_specialist | publication-validator |
| verifier_version | 1.0 |
| verification_result | passed |
| atomic_claims_checked | 47 |
| atomic_claims_passed | 47 |
| atomic_claims_failed | 0 |
| failed_claims | |
| narrative_ref | narratives/concord-ca/fleet-20260419T080340-2.json |
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