Concord, CA Zoning

Euclidean-zoning. 14 districts · 6 overlays · 6 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
standard-hyphen-suffix

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.

Worth knowing
  • 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

res_sf 3com 3res_mf 2ind 2cbd 1mu 1civic 1os 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
RRRural Residentialres_sf40,000 sf[4]30 ft[5]0.2[6]0.25[7]1[8]2[9]30[1] / 15[2] / 30[3]
RS-6Single-Family Residential — Low Densityres_sf6,000 sf[13]30 ft[14]0.4[15]0.5[16]6[17]2[18]20[10] / 5[11] / 20[12]
RS-5Single-Family Residential — Medium Densityres_sf5,000 sf[22]30 ft[23]0.45[24]0.55[25]8[26]2[27]18[19] / 5[20] / 18[21]
RMMulti-Family Residential — Low-Medium Densityres_mf5,000 sf[31]40 ft[32]0.55[33]1[34]18[35]1.5[36]15[28] / 5[29] / 15[30]
RHMulti-Family Residential — High Densityres_mf5,000 sf[40]55 ft[41]0.7[42]1.8[43]30[44]1[45]10[37] / 5[38] / 10[39]
DMXDowntown Mixed-Usecbd2,500 sf[49]85 ft[50]0.85[51]4[52]60[53]0[54]0[46] / 0[47] / 0[48]
MXMixed-Use (General)mu5,000 sf[58]50 ft[59]0.75[60]2.5[61]30[62]1[63]10[55] / 5[56] / 10[57]
CNNeighborhood Commercialcom5,000 sf[67]35 ft[68]0.7[69]1[70]0[71]10[64] / 5[65] / 10[66]
CSService Commercial / General Commercialcom7,500 sf[75]45 ft[76]0.75[77]1.5[78]0[79]10[72] / 5[73] / 10[74]
OBPOffice / Business Parkcom10,000 sf[83]55 ft[84]0.65[85]1.2[86]0[87]15[80] / 10[81] / 15[82]
ILLight Industrialind10,000 sf[91]45 ft[92]0.6[93]1[94]0[95]20[88] / 10[89] / 15[90]
IHGeneral / Heavy Industrialind20,000 sf[99]50 ft[100]0.55[101]0.75[102]0[103]25[96] / 15[97] / 20[98]
PQPPublic / Quasi-Publiccivic55 ft[107]0.6[108]1.5[109][110]15[104] / 10[105] / 15[106]
OSOpen Space / Parkos25 ft[111]0.05[112]0.05[113] / /

Confidence: confirmed partial under review not found

Overlays

FH
Flood Hazard Overlay
FP
Concord Development Code flood hazard regulations (adopted by reference to FEMA FIRM + Concord Municipal Code Ch. 15 flood damage prevention) · c CMC Ch. 15 + c Development Code flood hazard reference
HO
Hillside Overlay
ENV
Concord Development Code hillside development regulations (Ch. 122 / legacy Title 18 hillside provisions) · p CDC hillside
HP
Historic Preservation / Heritage Resources Overlay
HP
Concord Development Code heritage resources chapter (Ch. 122 / Historic Preservation Commission procedures) · p CDC HP
AIO
Airport Influence Overlay (Buchanan Field)
ENV
Concord Development Code airport compatibility provisions (referencing Contra Costa County Airport Land Use Compatibility Plan for Buchanan Field) · p ALUCP + c 14 CFR Part 77
DSP
Downtown Specific Plan Area
DT
Concord Downtown Specific Plan (adopted 2014, amended rolling); implementing DMX base district + specific plan overlay policies · p DSP
CRP
Concord Reuse Project Area (CNWS Specific Plan)
PD
Concord Reuse Project Area Plan (adopted 2012 by City Council as Base Reuse Planning Authority); implementing Specific Plan overlaying base Development Code · p CRP (Concord Reuse Project Area Plan, 2012)

State preemptions

CA-ADU-GC§66411.7-66411.8applies
Qualifying condition
All CA cities subject. Concord's RR, RS, RM, RH, DMX, and MX districts (residential or mixed-use components) must permit ADUs by-right per state law. Concord implements via Development Code ADU chapter.
Qualifying condition
Concord is a CA general-law city with RR/RS-5/RS-6 single-family districts. SB 9 applies per-parcel conditional on exclusions. Concord has FEMA SFHA along Pine Creek and Galindo Creek corridors (Flood Hazard Overlay), CalFire moderate/high fire hazard severity zones on Lime Ridge + Mt. Diablo foothills on south/east edge (Hillside Overlay overlap), and designated historic landmark properties (Historic Preservation OverlayCEQA-adoption status per-district). No coastal zone (inland East Bay). Concord Reuse Project Area has Navy deed restrictions on former CNWS parcels that may functionally limit SB 9 on environmental-covenant grounds.
CA-DensityBonus-GC§65915applies
Qualifying condition
Statewide. Applies to any Concord project meeting affordability thresholds (5% VLI, 10% LI, 10% moderate for-sale, or 100% affordable). AB 1287 allows stacking to achieve up to 100% density bonus.
CA-AB2097applies
Qualifying condition
Concord is served by BART (Bay Area Rapid Transit) heavy rail with TWO stations: BART Concord Station (1451 Oakland Ave, downtown — Yellow Line terminus historically, now through-running) and BART North Concord/Martinez Station (3700 Port Chicago Hwy). Both qualify as 'major transit stops' under CA PRC §21064.3 (heavy rail stations per statute). Parcels within 0.5 mi of either station are AB 2097 eligible. County Connection (CCCTA) bus routes along Clayton Rd, Willow Pass Rd, Monument Blvd, Concord Blvd with 15-min peak headway add secondary major-transit-stop buffers at qualifying intersections.
Qualifying condition
Per CA HCD SB 35/423 Determination dataset (cached _cache/hcd-ca-lookup.json): Concord tier = 10% (planning_period_evaluated=Half 5th, RHNA total 3,478, total permits 206, lower-pct-complete 0.7%, above-mod-pct-complete 10.7%, exempt_flag=No, 10pct_flag=Yes, 50pct_flag=No, most_recent_apr_status=Successful). Tier 10% means the jurisdiction must streamline qualifying projects with ≥10% lower-income (rental) or ≥10% moderate-income (ownership) affordability on residential, mixed-use, or commercial sites. Housing Element HCD-certified October 20, 2023 (planning_period=6S, compliance_status=In).
Qualifying condition
Concord has commercially-zoned parcels along defined corridors (Clayton Rd, Monument Blvd, Willow Pass Rd, Concord Ave, Diamond Blvd, Port Chicago Hwy) that qualify as 'commercial corridors' under AB 2011. 100% affordable projects by-right on any commercial site; mixed-income by-right on corridor sites (excluding industrial-only IL/IH and office-only OBP zones, with minimum density not less than jurisdiction's default).
Non-applicable laws (2)
CA-BuildersRemedy-GC§65589.5(d)(5)confirmed
Qualifying condition
Per CA HCD Housing Element Compliance Report (cached _cache/hcd-ca-lookup.json): Concord's 6th-cycle Housing Element (2023-2031) is HCD-certified as of October 20, 2023 (Adopted 2023-09-15, review_status=In, compliance_status=In, ABAG 6th-cycle RHNA 5,073 units allocated to Concord). Builder's Remedy is DORMANT for the 2023-2031 cycle unless the Housing Element is subsequently decertified or the city falls out of compliance through APR performance. AB 1893 (2024) codified procedural requirements.
CA-SB10not_applicable
Qualifying condition
SB 10 is permissive — it authorizes but does not require cities to zone up to 10 units/parcel near transit or urban infill via simple resolution (CEQA-exempt). No evidence Concord has adopted an SB 10 resolution; CDC + Concord City Council records contain no SB 10-adoption reference. Downtown DMX zoning + Concord Reuse Project area planning proceeded through standard CEQA-reviewed processes, not SB 10.

Adopted building codes

Statewide mandatory minimum

2024 CBC
2024 CRC
2023
2024
IECC (Residential)
2024 CALGreen
IECC (Commercial)
2024 CALGreen

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.

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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
Development Code Ord. 14-3 (2014); rolling supplements; Housing Element 6th cycle certified 2023-10-20 · retrieved 2026-04-19
Citations
  1. [1] CDC §122
  2. [2] CDC §122
  3. [3] CDC §122
  4. [4] CDC §122
  5. [5] CDC §122
  6. [6] CDC §122
  7. [7] CDC §122
  8. [8] CDC §122
  9. [9] CDC §122
  10. [10] CDC §122
  11. [11] CDC §122
  12. [12] CDC §122
  13. [13] CDC §122
  14. [14] CDC §122
  15. [15] CDC §122
  16. [16] CDC §122
  17. [17] CDC §122
  18. [18] CDC §122
  19. [19] CDC §122
  20. [20] CDC §122
  21. [21] CDC §122
  22. [22] CDC §122
  23. [23] CDC §122
  24. [24] CDC §122
  25. [25] CDC §122
  26. [26] CDC §122
  27. [27] CDC §122
  28. [28] CDC §122
  29. [29] CDC §122
  30. [30] CDC §122
  31. [31] CDC §122
  32. [32] CDC §122
  33. [33] CDC §122
  34. [34] CDC §122
  35. [35] CDC §122
  36. [36] CDC §122
  37. [37] CDC §122
  38. [38] CDC §122
  39. [39] CDC §122
  40. [40] CDC §122
  41. [41] CDC §122
  42. [42] CDC §122
  43. [43] CDC §122
  44. [44] CDC §122
  45. [45] CDC §122
  46. [46] CDC §122
  47. [47] CDC §122
  48. [48] CDC §122
  49. [49] CDC §122
  50. [50] DSP
  51. [51] CDC §122
  52. [52] DSP
  53. [53] DSP
  54. [54] GC§65863.2
  55. [55] CDC §122
  56. [56] CDC §122
  57. [57] CDC §122
  58. [58] CDC §122
  59. [59] CDC §122
  60. [60] CDC §122
  61. [61] CDC §122
  62. [62] CDC §122
  63. [63] CDC §122
  64. [64] CDC §122
  65. [65] CDC §122
  66. [66] CDC §122
  67. [67] CDC §122
  68. [68] CDC §122
  69. [69] CDC §122
  70. [70] CDC §122
  71. [71] CDC §122
  72. [72] CDC §122
  73. [73] CDC §122
  74. [74] CDC §122
  75. [75] CDC §122
  76. [76] CDC §122
  77. [77] CDC §122
  78. [78] CDC §122
  79. [79] CDC §122
  80. [80] CDC §122
  81. [81] CDC §122
  82. [82] CDC §122
  83. [83] CDC §122
  84. [84] CDC §122
  85. [85] CDC §122
  86. [86] CDC §122
  87. [87] CDC §122
  88. [88] CDC §122
  89. [89] CDC §122
  90. [90] CDC §122
  91. [91] CDC §122
  92. [92] CDC §122
  93. [93] CDC §122
  94. [94] CDC §122
  95. [95] CDC §122
  96. [96] CDC §122
  97. [97] CDC §122
  98. [98] CDC §122
  99. [99] CDC §122
  100. [100] CDC §122
  101. [101] CDC §122
  102. [102] CDC §122
  103. [103] CDC §122
  104. [104] CDC §122
  105. [105] CDC §122
  106. [106] CDC §122
  107. [107] CDC §122
  108. [108] CDC §122
  109. [109] CDC §122
  110. [110] CDC §122
  111. [111] CDC §122
  112. [112] CDC §122
  113. [113] CDC §122

Research status

Publication gates

primary url presentpassedsource.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 citedpassedRecord 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 formpassedAll 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 confidencepassed6/6 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 specificpassedstate_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

65%completeness11 confirmed34 partial2 inferred
Documented gaps
  • 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

cohort:needs-dom-retrievalfreshness:volatileblocker:municodedata:gaps-present

Verification

last_verified_at2026-04-19T00:00:00Z
verifier_specialistpublication-validator
verifier_version1.0
verification_resultpassed
atomic_claims_checked47
atomic_claims_passed47
atomic_claims_failed0
failed_claims
narrative_refnarratives/concord-ca/fleet-20260419T080340-2.json

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