Earlier editions: 2026-09
Title 18 — DEVELOPMENT CODE›Division II — Zoning Districts – Uses and Standards
Concord Municipal Code § 18.45.030 Table 18.45.030 – Downtown districts – Development standards
Concord Municipal Code · 2026-10 edition · updated 2026-10-05 · Concord
Cite as: Concord Municipal Code § 18.45.030 · Text as of 2026-10-05
18.45.010 Purpose.¶
This chapter lists the uses that may be permitted within the downtown zoning districts, the type of permit or approval required for each use, and basic development standards for the site and building. The purpose of each district is as follows:
A. DP – Downtown Pedestrian. The DP district is applied to the 10-block downtown area surrounding Todos Santos Plaza and the blocks connecting the plaza and the Concord BART station for pedestrian-oriented commercial uses, residential and mid-rise vertical mixed-use development with a minimum FAR of 1.0 up to 4.0 FAR, and residential densities of 33 to 100 units per net area. The DP district requires pedestrian-oriented uses at ground level with retail and related personal services, and restaurant uses permitted at storefronts facing the plaza. Office, commercial services, multifamily residential, and other service-oriented uses are also permitted on upper floors. Development should reflect high quality architectural design and amenities that promote and support active pedestrian use. The DP district is consistent with and implements the downtown pedestrian (DTPD) land use designation of the general plan.
B. DMX – Downtown Mixed-Use. The DMX district is applied to downtown areas appropriate for a cohesive mix of high density residential, commercial and office, and mixed uses, including hotels with a minimum FAR of 1.0 up to 6.0 FAR, and residential densities of 33 to 100 units per net acre. Well-designed vertical mixed-use within a single building is encouraged with retail at ground level and office and multifamily residential on upper floors. Single uses and horizontal mixed-use with retail, office, and residential uses located in separate buildings but within a single development may also occur. The DMX district is consistent with and implements the downtown mixed-use (DTMU) land use designation of the general plan.
C. WMX – West Concord Mixed-Use. The WMX district is applied to the area west of downtown, along Concord Avenue and the Walnut Creek Channel, and adjoining areas of the city appropriate for a mix of schools, commercial, office, retail, multi-tenant office/warehouses, and institutional development at up to 4.0 FAR. The WMX district allows new automobile dealers, shopping centers, hotels, restaurants, office buildings and multi-tenant commercial spaces, including contractor showrooms and storage uses when located entirely within a building and public/quasi-public uses. The WMX district does not allow residential uses. The WMX district is consistent with and implements the West Concord mixed-use (WCMU) land use designation of the general plan. [Ord. 21-3 § 8 (Exh. A); Ord. 17-11 § 3 (Exh. 6); Ord. 16-5 § 1 (Exh. B); Ord. 16-425.2 § 1 (Exh. B); Ord. 14-3 § 1; Ord. 12-4. DC 2012 § 122-153].
18.45.020 Table 18.45.020 – Downtown districts – Allowed uses and permit requirements.¶
A. Applicability. Table 18.45.020 identifies the uses allowed by the development code in each downtown zoning district and the type of permit required to establish each use. See CDC 18.25.030(B) or Division VII of this title (Permits and Permit Procedures). Additional requirements may apply pursuant to Division IV (Development Standards) and Division V (Standards for Specific Uses) of this title.
| Table 18.45.020 Downtown Districts Allowed Uses and Permit Requirements | Table 18.45.020 Downtown Districts Allowed Uses and Permit Requirements | Table 18.45.020 Downtown Districts Allowed Uses and Permit Requirements | Table 18.45.020 Downtown Districts Allowed Uses and Permit Requirements | ZC = Permitted Use , Zoning Clearance AP = Administrative Permit Required MP = Minor Use Permit Required UP = Use Permit Required 6409 = Section 6409 Application – = Use Not Allowed |
|---|---|---|---|---|
| Land Use Classifications | Permit Required by District | Permit Required by District | Permit Required by District | Additional Requirements |
| Land Use Classifications | DP | DMX | WMX | Additional Requirements |
| Office, Commercial, and Retail Uses | Office, Commercial, and Retail Uses | Office, Commercial, and Retail Uses | Office, Commercial, and Retail Uses | Office, Commercial, and Retail Uses |
| Adult Day Care Center | – | AP (6) | – | |
| Adult-Oriented Business | – | – | – | Chapter 18.210 CDC, Adult-Oriented Businesses |
| Animal Services | Animal Services | Animal Services | Animal Services | Animal Services |
| Boarding, Kennel | – | AP | UP | |
| Dog Day Care, Training | – | AP | ZC | |
| Grooming | ZC | ZC | ZC | |
| Hospital, Veterinary Clinic | – | ZC | ZC | |
| Antique, Collectible Store | ZC | ZC | ZC | |
| Automobile Sales and Rental/ |
Automobile Sales and Rental/ |
Automobile Sales and Rental/ |
Automobile Sales and Rental/ |
Automobile Sales and Rental/ |
| Auction | – | – | – | |
| Brokers, Office Only | ZC (1) | ZC (1) | ZC | |
| Brokers, Office with Vehicle Display | – | – | ZC | |
| Dealership, New | – | – | ZC | |
| Dealership, Used | – | – | – | |
| Dealership, Motorcycles | – | – | ZC | |
| Rental | – | – | AP | |
| Automobile Services and Repair | Automobile Services and Repair | Automobile Services and Repair | Automobile Services and Repair | Automobile Services and Repair |
| Car Wash, Attended | – | – | UP | CDC 18.200.090 , Gas stations and car washes |
| Car Wash, Unattended | – | – | – | CDC 18.200.090 , Gas stations and car washes |
| Gas Station | – | – | UP | CDC 18.200.090 , Gas stations and car washes |
| Maintenance Services | – | – | ZC | |
| Major Repair/ |
– | – | – | |
| Minor Repair | – | – | ZC | |
| Banks and Financial Services | Banks and Financial Services | Banks and Financial Services | Banks and Financial Services | Banks and Financial Services |
| Bank, Credit Union | AP (3) | ZC | ZC | |
| Bank with Drive-Through Service | – | – | UP | CDC 18.200.060 , Drive-through facilities |
| Check Cashing Business | – | – | – | |
| Building Materials Sales and Services | Building Materials Sales and Services | Building Materials Sales and Services | Building Materials Sales and Services | Building Materials Sales and Services |
| No Outdoor Storage | – | – | ZC | |
| With Outdoor Storage | – | – | UP | CDC 18.200.160 , Outdoor sales and displays |
| Business Support Services | ZC (1) | ZC | ZC | |
| Catering Service | ZC (1) | ZC | ZC | |
| Eating and Drinking Establishments | Eating and Drinking Establishments | Eating and Drinking Establishments | Eating and Drinking Establishments | Eating and Drinking Establishments |
| Bar , Night Club, Lounge | AP | AP | AP | CDC 18.200.080 , Entertainment uses |
| Food Vendor Group Site | – | MP | MP | CDC 18.200.210 , Food vendor group sites |
| Micro-Brewery/ |
MP | MP | MP | CDC 18.200.040 , Alcoholic beverage sales |
| Micro-Brewery/ |
UP | UP | UP | CDC 18.200.040 , Alcoholic beverage sales |
| Restaurant, Full Service | ZC | ZC | ZC | |
| Restaurant, Limited Service | ZC | ZC | ZC | |
| Restaurant, with Drive-Through | – | – | UP | CDC 18.200.060 , Drive-through facilities |
| Restaurant, with Live Entertainment | AP | AP | UP | CDC 18.200.080 , Entertainment uses |
| Tasting Room | AP | AP | AP | CDC 18.200.040 , Alcoholic beverage sales |
| Fitness Facility, Health Club | ZC (8) | ZC | ZC | |
| Food, Beverage Sales | Food, Beverage Sales | Food, Beverage Sales | Food, Beverage Sales | Food, Beverage Sales |
| Convenience Store, no Alcohol Sales | ZC (8) | AP | ZC | CDC 18.200.220 , Convenience stores |
| Convenience Store, with Alcohol Sales | – | – | UP | CDC 18.200.040 , Alcoholic beverage sales CDC 18.200.220 , Convenience stores |
| Grocery Store | AP | AP | AP | |
| Liquor Store | – | – | – | CDC 18.200.040 , Alcoholic beverage sales |
| Hotel, Motel | UP | UP | UP | |
| Maintenance Services | Maintenance Services | Maintenance Services | Maintenance Services | Maintenance Services |
| Office with No Outdoor Storage or Activities | – | – | ZC | |
| Office with Outdoor Storage or Activities | – | – | – | |
| Nursery, Preschool, Childcare | UP (1) | MP | AP | CDC 18.200.050 , Child day care facilities |
| Offices | Offices | Offices | Offices | Offices |
| Administrative, Information Processing | ZC (8) | ZC | ZC | |
| Professional | ZC (8) | ZC | ZC | |
| Personal Services | Personal Services | Personal Services | Personal Services | Personal Services |
| General | AP (3) | ZC | ZC | |
| Improvement, Instructional | ZC (8) | ZC | ZC | |
| Restricted | – | – | UP | |
| Repair Service, Appliance and Small Equipment | – | – | UP | |
| Retail Sales | Retail Sales | Retail Sales | Retail Sales | Retail Sales |
| Big Box | – | UP | UP | |
| General | ZC | ZC | ZC | |
| Nursery, Garden Center | – | – | ZC | CDC 18.200.160 , Outdoor sales and displays |
| Restricted | – | – | UP | |
| With Drive-Through | – | – | UP | CDC 18.200.060 , Drive-through facilities |
| Secondhand Sales | – | AP | AP | |
| Business Park and Industrial Uses | Business Park and Industrial Uses | Business Park and Industrial Uses | Business Park and Industrial Uses | Business Park and Industrial Uses |
| Auto Wrecking, Dismantling Yards | – | – | – | |
| Contractors, Special Trade | Contractors, Special Trade | Contractors, Special Trade | Contractors, Special Trade | Contractors, Special Trade |
| Cabinet Shop | – | – | ZC | |
| Contractor Office, No Outdoor Storage | – | – | ZC | |
| Contractor Yard, Outdoor Storage | – | – | – | |
| Fleet-Based Service | – | – | UP | |
| Freight and Truck Terminal | – | – | – | |
| Heavy Vehicle and Large Equipment, Sales/ |
||||
| Commercial Vehicles and Equipment | – | – | – | |
| Recreational Vehicle | – | – | – | |
| Laboratory, Research, and Development | AP (1) | AP (1) | AP (1) | |
| Manufacturing, Processing | Manufacturing, Processing | Manufacturing, Processing | Manufacturing, Processing | Manufacturing, Processing |
| Artisan/ |
– | – | ZC | |
| Industry, Heavy | – | – | – | |
| Within a Building | – | – | – | |
| With Outdoor Storage or Activities | – | – | – | |
| Warehouse Show Room with Assembly and Sales | – | – | ZC | |
| Media Production Facility | ZC | ZC | ZC | |
| Storage | Storage | Storage | Storage | Storage |
| Hazardous Materials | – | – | – | |
| Self-Storage Facility, Mini-Storage | – | – | – | |
| Vehicle | – | – | – | |
| Towing Service | – | – | – | |
| Warehouse, with No Outdoor Storage | – | – | ZC | |
| Warehouse, with Outdoor Storage | – | – | – | |
| Wholesaling, Distribution | – | – | ZC | |
| Residential Uses | Residential Uses | Residential Uses | Residential Uses | Residential Uses |
| Bed and Breakfast Inn | AP | AP | – | |
| Dwelling , Dwelling Unit, Housing Unit | Dwelling , Dwelling Unit, Housing Unit | Dwelling , Dwelling Unit, Housing Unit | Dwelling , Dwelling Unit, Housing Unit | Dwelling , Dwelling Unit, Housing Unit |
| Single-Family, Detached | – | – | – | |
| Single-Family, Detached – Small Lot Subdivision | – | – | – | |
| Single-Family, Attached | – | – | – | Chapter 18.152 CDC, Objective Design Standards |
| Duplex | – | – | – | Chapter 18.152 CDC, Objective Design Standards |
| Multifamily | ZC (11) , UP (13) | ZC (11) , UP | – | Chapter 18.152 CDC, Objective Design Standards |
| Family Day Care Home (14 or fewer children) | ZC | ZC | – | |
| Group Housing | – | UP | – | |
| Home-Based Business | ZC (6) , AP | ZC (6) , AP | – | CDC 18.200.100 , Home-based business es |
| Live/Work Unit | UP (1) | UP | – | CDC 18.200.110 , Live/ |
| Mixed-Use Projects | ZC (12),(13) ,UP | ZC (12) , UP | – | Chapter 18.152 CDC, Objective Design Standards CDC 18.200.140 , Mixed-use projects |
| Mobile Home Park | – | – | – | |
| Residential Care Facility, Small | – | ZC | – | Allowed within a legally existing single-family residence. |
| Residential Care Facility, Large | – | UP | – | Allowed within a legally existing single-family residence. |
| Residential Facility for Seniors, Assisted Living | UP (6) | UP | – | |
| Supportive Housing | ZC, UP (10) | ZC, UP (10) | ZC, UP (10) | California Government Code Section 65650 et seq. |
| Transitional Housing, Multifamily | UP | UP | – | |
| Transitional Housing, Single-Family | – | – | – | |
| Work/Live Unit | UP (1) | UP | – | CDC 18.200.110 , Live/ |
| Public/ |
||||
| Airport | – | – | – | |
| Ambulance Service | – | – | – | |
| Cannabis Uses | Cannabis Uses | Cannabis Uses | Cannabis Uses | Cannabis Uses |
| Commercial Cultivation | – | – | – | |
| Distribution (Type 11) | – | – | – | |
| Distribution Transport Only (Type 13) | – | AP | AP | Only allowed if a city cannabis distributor transport only (Type 13) license has been approved by the chief of police, pursuant to Chapter 5.80 CMC in conjunction with a city cannabis storefront retailer license. |
| Indoor Personal Cannabis Cultivation | ZC | ZC | ZC | Up to six plants per residence, pursuant to state law |
| Industrial Hemp Cultivation | ||||
| Manufacturing | – | – | – | |
| Microbusiness | – | – | – | |
| Non-Storefront Retail | – | – | – | |
| Storefront Retail | – | AP | AP | Only allowed if a city cannabis storefront retailer license has been issued by the city , pursuant to Chapter 5.80 CMC . |
| Testing Laboratory | – | – | – | |
| Cemetery, Columbarium, Mausoleum | – | – | – | |
| Conference, Convention Facility | – | UP | UP | |
| Cultural Institution | ZC | ZC | MP | |
| Emergency and Homeless Shelter | – | – | – | CDC 18.200.070 , Emergency shelter and homeless shelters |
| Low Barrier Navigation Center | ZC, UP (10) | ZC, UP (10) | ZC, UP (10) | California Government Code Section 65660 et seq. |
| Government Office | ZC (8) | ZC | ZC | |
| Farmers’ Market | UP | UP | UP | |
| Funeral Parlor, Mortuary | – | – | UP | |
| Heliport | – | – | – | |
| Library | ZC (1) | ZC | ZC | |
| Medical | Medical | Medical | Medical | Medical |
| Hospital, Medical Center | – | – | – | |
| Medical Services Facility | – | UP | AP | |
| Nursing Facility/ |
– | UP | – | |
| Urgent Care Facility | – | – | AP | |
| Meeting Facility, Public/ |
AP (1) | AP | AP | |
| Military | – | – | – | |
| Parking Facility | – | AP | AP | |
| Public Maintenance and Service Facility | – | – | – | |
| Recreational Facilities | Recreational Facilities | Recreational Facilities | Recreational Facilities | Recreational Facilities |
| Bingo Hall | – | – | UP | |
| Commercial Recreation, Indoor | AP | AP | AP | |
| Golf Course, Country Club | – | – | – | CDC 18.200.130 , Mechanical and electronic games |
| Park and Recreation Facility | ZC | ZC | ZC | |
| Residential Recreation Facility | – | – | – | |
| Sports and Entertainment, Assembly | – | – | – | CDC 18.200.080 , Entertainment uses |
| Sports and Recreation Facility | – | – | UP | CDC 18.200.130 , Mechanical and electronic games |
| Recycling Facilities | Recycling Facilities | Recycling Facilities | Recycling Facilities | Recycling Facilities |
| Small Collection Facility | – | – | AP | CDC 18.200.170 , Recycling facilities |
| Large Collection Facility | – | – | – | CDC 18.200.170 , Recycling facilities |
| Processing Facility | – | – | – | CDC 18.200.170 , Recycling facilities |
| Religious Facility | – | – | UP | |
| Schools | Schools | Schools | Schools | Schools |
| Elementary, Middle, Secondary | UP (1, 9) | UP | UP | |
| College, University | AP (1, 9) | AP | AP | |
| Trade School , Vocational Training | AP (1, 9) | AP | AP | |
| Social Services Facility | UP (1, 2) | MP/AP (4, 5) | AP | |
| Theater, Auditorium | UP | UP | UP | CDC 18.200.130 , Mechanical and electronic games |
| Utility Facility, Transmission Towers | – | – | – | |
| Wireless Communications Facility | AP, MP or 6409 | AP, MP or 6409 | AP, MP or 6409 | Chapters 18.205 and 18.207 CDC |
| Open Space and Agricultural Uses | Open Space and Agricultural Uses | Open Space and Agricultural Uses | Open Space and Agricultural Uses | Open Space and Agricultural Uses |
| Companion Animal , Horses, Fowl | – | – | – | |
| Community Gardens | UP | UP | UP | |
| Crop Production, Orchard, Vineyard | – | – | – | |
| Livestock , Grazing | – | – | – | |
| Mining and Quarrying | – | – | – |
(1) Not allowed on ground floor.
(2) Allowed on upper floors subject to use permit approval.
(3) “Personal Services, General” and “Bank, Credit Union” uses located on the ground floor shall not cumulatively occupy more than 20 percent of any street frontage properties directly facing Todos Santos Plaza.
(4) Allowed on ground floor subject to a minor use permit approval.
(5) Allowed on upper floors subject to an administrative permit approval.
(6) Allowed with residential use only.
(7) A facility which exceeds 3,000 square feet.
(8) Not allowed on ground floor locations directly facing Todos Santos Plaza.
(9) Not allowed on properties directly facing Todos Santos Plaza.
(10) Use permit required for any facility that does not meet the requirements set forth in the referenced article of the California Government Code.
(11) Zoning clearance required for multifamily projects when a project is located entirely on a parcel or parcels listed in the current housing element sites inventory that conform to objective development standards and Chapter 18.152 CDC (Objective Design Standards).
(12) Zoning clearance required for mixed-use projects when a project is located entirely on a parcel or parcels listed in the current housing element sites inventory, with at least two-thirds of the total square footage designed for residential use, and that conform to objective development standards and Chapter 18.152 CDC (Objective Design Standards).
(13) Residential uses shall be located above the ground floor of the building for properties directly facing Todos Santos Plaza, and the ground floor shall be occupied by a retail or restaurant use.
[Ord. 24-7 §7 (Exh. E); Ord. 24-6 § 8 (Exh. E); Ord. 24-5 § 7 (Exh. E); Ord. 21-5 (Exh. C); Ord. 21-3 § 8 (Exh. A); Ord. 21-2 § 5 (Exh. F); Ord. 20-4 (Exh. B); Ord. 19-5 § 1 (Exh. E); Ord. 18-3 § 7 (Exh. A); Ord. 17-13 § 3 (Exh. A); Ord. 17-11 § 3 (Exh. 6); Ord. 17-5 § 2 (Exh. I); Ord. 17-2 § 2 (Exh. G); Ord. 14-6 §§ 5, 6; Ord. 14-3 § 2; Ord. 12-5; Ord. 12-4. DC 2012 § 122-154].
18.45.030 Table 18.45.030 – Downtown districts – Development standards.¶
Subdivisions, new uses and structures, and alterations to existing uses and structures shall be designed, constructed, and established in compliance with the requirements specified in Table 18.45.030. Additional requirements may apply pursuant to Division IV (Development Standards) and Division V (Standards for Specific Uses) of this title.
Table 18.45.030 Downtown Districts Development Standards (1)
| Standards | DP (4) | DMX (4) | WMX | Additional Standards |
|---|---|---|---|---|
| Density (du/ |
33 – 100 du/ |
33 – 100 du/ |
NA | |
| Floor Area Ratio (FAR) minimum | 0.75 | 1.00 | – | |
| Floor Area Ratio (FAR) maximum (4, 5) | 4.0 | 6.0 | 4.0 | |
| Lot Area (square feet) minimum | 5,000 | 10,000 | 25,000 | Development on sites with less than the minimum lot size requires a use permit. |
| Lot Width (feet) minimum | Lot Width (feet) minimum | Lot Width (feet) minimum | Lot Width (feet) minimum | Lot Width (feet) minimum |
| Interior Lot | 50 | 100 | 100 | |
| Corner Lot | 60 | 110 | 110 | |
| Lot Depth (feet) minimum | 100 | 100 | 100 | |
| Building Height (feet) | Building Height (feet) | Building Height (feet) | Building Height (feet) | Building Height (feet) |
| Minimum | 30 | 30 | – | |
| Maximum | 70 | 200 | 140 (8) | In DMX, increased height may be allowed with a use permit. |
| Building Height – First floor minimum (feet, floor to floor height) (2) | 15 | 15 | – | |
| Setbacks (feet) required minimum (3) | Setbacks (feet) required minimum (3) | Setbacks (feet) required minimum (3) | Setbacks (feet) required minimum (3) | Setbacks (feet) required minimum (3) |
| Front | 0 | 10 | 10 | |
| Interior Side | 0 (7, 9) | 0 | 10 | CDC 18.150.180 , Transitional requirements |
| Corner Side | 0 (9) | 10 | 10 | |
| Rear | 0 (7, 9) | 0 | 0 | |
| Front and Street Side Yard required maximum | 10 | – | – | |
| Open Space/ |
200 | 175 | – | See CDC 18.150.100 , Open space and recreational facilities for residential developments |
(1) See Division IV (General Development Standards) and Division V (Standards for Specific Uses) of this title for additional requirements. Lot area, width, depth and setback limits listed here may not apply if a site in DP or DMX is subdivided into individual multifamily fee simple/condominium units.
(2) Nonresidential building height and setbacks shall be established specified by the permit, except when permit does not regulate a standard regulated by an abutting district, or if permit is not required, the regulations of abutting district shall apply to adjacent portion of the property.
(3) Measured from property line to face of building or structure.
(4) Standard does not apply to small, independent parcels corresponding to individual dwellings within a larger multifamily residential, mixed-use, or townhome development.
(5) Parking structures are included within the FAR calculation, unless located below grade. For structures only partially above grade, the portion above ground level will be calculated towards the floor area ratio. Refer to the parking ordinance.
(6) Projects outside of minimum and maximum FAR range may be allowed subject to use permit approval.
(7) For residential uses five to 10 feet, with at least 50 percent of facade at 10 feet.
(8) For residential uses, minimum of 10 feet.
(9) Setback area shall be paved for public use if needed for a wider public sidewalk. Two of the five feet may be landscaped.
(10) Corner lots adjacent to an R or NTS district, corner side yard shall be minimum 10 feet. Where side or rear lot line abuts a lot in an R or NTS district, the minimum side or rear yard shall be the same as required in abutting R or NTS district.
(11) Height shall comply with Contra Costa County airport land use plan. See Chapter 18.100 CDC, Airport Overlay District (A).
[Ord. 13-5; Ord. 12-5; Ord. 12-4. DC 2012 § 122-155].
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