Earlier editions: 2026-09
Title 18 — DEVELOPMENT CODE›Division II — Zoning Districts – Uses and Standards
Concord Municipal Code § 18.50.020 Table 18.50.020 – Business park and industrial districts – Allowed uses and permit requirements
Concord Municipal Code · 2026-10 edition · updated 2026-10-05 · Concord
Cite as: Concord Municipal Code § 18.50.020 · Text as of 2026-10-05
18.50.010 Purpose.¶
This chapter lists the uses that may be permitted within the business park and industrial 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. OBP – Office Business Park. The OBP district is applied to areas of the city appropriate for campus-like office complexes and business parks at an intensity of 0.8 FAR. This district allows ancillary restaurant, retail, and service activities that serve employees and provide business-support services. Commercial recreation and similar uses that require large warehouse-style buildings may be allowed. The OBP district does not allow uses that require outdoor facilities, storage, or activities. The OBP district is found in North Concord including North Point, Concord north industrial, and Willow Pass Business Parks, along Arnold Industrial Way and Bates Avenue bounded by Port Chicago Highway and Solano Way; Stanwell Business Park; and the northern portion of the Detroit Avenue/Shary Circle Business Park. The OPB district is consistent with and implements the business park (BP) land use designation of the general plan.
B. IBP – Industrial Business Park. The IBP district is applied to areas of the city appropriate for a mix of light industrial uses, warehouse and flex spaces, research and development, wholesale, and offices with limited customer access at an intensity of 0.8 FAR. The IBP district allows uses that require outdoor storage or activities when the outdoor facilities are not visible from a public street and are screened by a building or solid eight-foot wall. Commercial recreation and similar uses that require large warehouse-style buildings may be allowed. The IBP district is found in North Concord on Forni Drive, Bates Avenue, west of Port Chicago Highway and north of Bates Avenue, Industrial Way, Folsom Lane, Nelson Avenue; and the North Hillcrest area south of State Route 4, on Arnold Industrial Place and Solano Way; Franquette Avenue; and the northern portion of Detroit Avenue/Shary Circle Business Park. The IBP district is consistent with and implements the business park (BP) land use designation of the general plan.
C. IMX – Industrial Mixed-Use. The IMX district is applied to areas of the city appropriate for a mix of light industrial, offices, and live/work facilities at an intensity of 1.0 FAR. Light industrial uses include warehouse, research and development, and artists’ studios. The IMX district allows ancillary restaurant, retail, and service activities that serve employees and provide business-support services. The IMX district allows ancillary restaurant, retail, and service activities that serve employees and provide business-support services. Uses that require outdoor facilities, storage, or activities may only be allowed if a use permit (UP) is reviewed and approved pursuant to Chapter 18.435 CDC (Minor Use Permits and Use Permits). The IMX district is found in the North Hillcrest area south of State Route 4, properties on Arnold Industrial Place, and the southern portion of the Detroit Avenue/Shary Circle Business Park. The IMX district is consistent with and implements the industrial mixed-use (IMU) land use designation of the general plan.
D. HI – Heavy Industrial. The HI district is applied to areas of the city appropriate for a mix of manufacturing, refining, processing, assembly, outdoor storage uses, trucking terminals, railroad and freight stations, and similar activities that may impact adjacent properties due to noise, vibration, or other characteristics. The HI district also provides for warehousing, distribution, and port-related uses. Building intensity may be up to 0.6 FAR. The HI district is found in the North Concord unincorporated area bounded by State Route 4, Mallard Reservoir, and the Walnut Creek Channel. The HI district is consistent with and implements the heavy industrial land use designation of the general plan. [Ord. 17-425.1 § 1 (Exh. A); Ord. 15-5 § 1; Ord. 12-4. DC 2012 § 122-176].
18.50.020 Table 18.50.020 – Business park and industrial districts – Allowed uses and permit requirements.¶
A. Applicability. Table 18.50.020 identifies the uses allowed by the development code in each business park and industrial 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 18.50.020 – Business Park and Industrial Districts (7) Allowed Uses and Permit Requirements | Table 18.50.020 – Business Park and Industrial Districts (7) Allowed Uses and Permit Requirements | Table 18.50.020 – Business Park and Industrial Districts (7) Allowed Uses and Permit Requirements | Table 18.50.020 – Business Park and Industrial Districts (7) Allowed Uses and Permit Requirements | Table 18.50.020 – Business Park and Industrial Districts (7) Allowed Uses and Permit Requirements | ZC = Permitted Use , Zoning Clearance Required 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 | Permit Required by District | Additional Requirements |
| Land Use Classifications | OBP | IBP | IMX (7) | HI | Additional Requirements |
| 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 | Business Park and Industrial Uses |
| Auto Wrecking, Dismantling Yards | – | – | – | UP | |
| Contractors, Special Trade | Contractors, Special Trade | Contractors, Special Trade | Contractors, Special Trade | Contractors, Special Trade | Contractors, Special Trade |
| Cabinet Shop | ZC (3) | ZC | ZC (3) | ZC | |
| Contractor Office, within a Building | ZC | ZC | ZC | ZC | |
| Contractor Yard, with Outdoor Storage | – | ZC | – | ZC | |
| Fleet-Based Service | – | ZC | AP (2) | ZC | |
| Freight and Truck Terminal | – | – | – | UP | |
| Heavy Vehicle and Large Equipment, Sales/ |
|||||
| Commercial Vehicle and Equipment | – | AP | – | ZC | |
| Recreational Vehicle | – | AP | – | ZC | |
| Laboratory, Research, and Development | ZC (3) | ZC | ZC (3) | ZC | |
| Manufacturing, Processing | Manufacturing, Processing | Manufacturing, Processing | Manufacturing, Processing | Manufacturing, Processing | Manufacturing, Processing |
| Artisan/ |
ZC (3) | ZC (2) | ZC (2) | ZC (2) | |
| Industry, Heavy | – | – | – | UP | |
| Within a Building | ZC (3) | ZC | ZC | ZC | |
| With Outdoor Storage or Activities | – | ZC (2) | – | MP | |
| Warehouse Show Room with Assembly and Sales | ZC | ZC | ZC | ZC | |
| Media Production Facility | ZC | ZC | ZC | – | |
| Storage | Storage | Storage | Storage | Storage | Storage |
| Hazardous Materials | – | – | – | UP | |
| Self-Storage Facility, Mini-Storage | UP | UP | UP | UP | |
| Vehicle | – | – | – | AP | |
| Towing Services | – | – | – | AP | |
| Warehouse with No Outdoor Storage | ZC (3) | ZC | ZC (3) | ZC | |
| Warehouse, with Outdoor Storage | – | AP | – | AP | |
| Wholesaling and Distribution | ZC | ZC (2, 6) | ZC (2, 6) | ZC (2) | |
| 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 | Office, Commercial, and Retail Uses |
| Adult Day Care Center | UP | – | UP | – | |
| Adult-Oriented Business | – | UP | UP | – | Chapter 18.210 CDC, Adult-Oriented Businesses |
| Animal Services | Animal Services | Animal Services | Animal Services | Animal Services | Animal Services |
| Boarding, Kennel | AP | AP | AP | – | |
| Dog Day Care, Training | AP | AP | AP | – | |
| Grooming | AP | AP | AP | – | |
| Hospital, Veterinary Clinic | AP | AP | AP | – | |
| Antique, Collectible Store | – | – | – | – | |
| Automobile Sales and Rental/ |
Automobile Sales and Rental/ |
Automobile Sales and Rental/ |
Automobile Sales and Rental/ |
Automobile Sales and Rental/ |
Automobile Sales and Rental/ |
| Auction | – | – | – | ZC | |
| Brokers, Office Only | ZC | ZC | ZC | – | |
| Brokers, Office with Vehicle Display | AP | ZC | AP | – | |
| Dealership, New | UP | UP | – | – | |
| Dealership, Used | – | – | – | – | |
| Dealership, Motorcycle | – | UP | – | – | |
| Rental | – | – | – | – | |
| Automobile Services and Repair | Automobile Services and Repair | Automobile Services and Repair | Automobile Services and Repair | Automobile Services and Repair | Automobile Services and Repair |
| Car Wash, Attended | – | – | – | – | CDC 18.200.090 , Gas stations and car washes |
| Car Wash, Unattended | – | – | – | – | CDC 18.200.090 , Gas stations and car washes |
| Gas Station | – | – | – | – | CDC 18.200.090 , Gas stations and car washes |
| Auto Maintenance Services | – | – | – | – | |
| Major Repair/ |
– | – | – | – | |
| Minor Repair | – | – | – | – | |
| Banks and Financial Services | Banks and Financial Services | Banks and Financial Services | Banks and Financial Services | Banks and Financial Services | Banks and Financial Services |
| Bank, Credit Union | ZC | ZC | ZC | – | |
| Bank with Drive-Through Service | UP | – | – | – | CDC 18.200.060 , Drive-through facilities |
| Check Cashing Business | – | UP | – | – | |
| 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 | Building Materials Sales and Services |
| No Outdoor Storage | ZC | ZC | ZC | – | |
| With Outdoor Storage | – | ZC (2) | – | – | CDC 18.200.160 , Outdoor sales and displays |
| Business Support Services | ZC | ZC | ZC | – | |
| Catering Services | ZC | ZC | ZC | – | |
| Eating and Drinking Establishments | Eating and Drinking Establishments | Eating and Drinking Establishments | Eating and Drinking Establishments | Eating and Drinking Establishments | Eating and Drinking Establishments |
| Bar , Night Club, Lounge | – | – | – | – | CDC 18.200.080 , Entertainment uses |
| Food Vendor Group Site | AP | AP | AP | – | 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 | AP (1) | AP (1) | AP (1) | – | |
| Restaurant, Limited Service | ZC (1) | ZC (1) | ZC (1) | – | |
| Restaurant, with Drive-Through | – | – | – | – | CDC 18.200.060 , Drive-through facilities |
| Restaurant, with Live Entertainment | – | – | – | – | CDC 18.200.080 , Entertainment uses |
| Tasting Room | AP | AP | AP | – | CDC 18.200.040 , Alcoholic beverage sales |
| Fitness Facility, Health Club | AP | AP | AP | – | |
| Food, Beverage Sales | Food, Beverage Sales | Food, Beverage Sales | Food, Beverage Sales | Food, Beverage Sales | Food, Beverage Sales |
| Convenience Store, No Alcohol Sales | ZC (1) | ZC (1) | ZC (1) | – | |
| Convenience Store, with Alcohol Sales | – | – | – | – | CDC 18.200.040 , Alcoholic beverage sales |
| Grocery Store | ZC (1) | ZC (1) | – | – | |
| Liquor Store | – | – | – | – | CDC 18.200.040 , Alcoholic beverage sales |
| Hotel, Motel | – | – | – | – | |
| Maintenance Services | Maintenance Services | Maintenance Services | Maintenance Services | Maintenance Services | Maintenance Services |
| Office with No Outdoor Storage/ |
ZC | ZC | ZC | ZC | |
| Office with Outdoor Storage/ |
– | AP | – | ZC | |
| Nursery, Preschool, Childcare | AP | AP | MP (5) | – | CDC 18.200.050 , Child day care facilities |
| Offices | Offices | Offices | Offices | Offices | Offices |
| Administrative, Information Processing | ZC | ZC | ZC | – | |
| Professional | ZC | ZC (6) | ZC | ||
| Personal Services | Personal Services | Personal Services | Personal Services | Personal Services | Personal Services |
| General | AP (1) | AP (1) | AP (1) | – | |
| Improvement, Instructional | AP | AP | AP | – | |
| Restricted | – | – | – | – | |
| Repair Service, Appliance and Small Equipment | ZC (3) | ZC (2) | ZC (3) | ZC | |
| Retail Sales | Retail Sales | Retail Sales | Retail Sales | Retail Sales | Retail Sales |
| Big Box | UP | UP | – | – | |
| General | ZC (1) | ZC (1) | – | – | |
| Nursery, Garden Center | – | ZC | – | – | CDC 18.200.160 , Outdoor sales and displays |
| Restricted | – | – | – | – | |
| With Drive-Through | – | – | – | – | CDC 18.200.060 , Drive-through facilities |
| Secondhand Sales | – | – | – | – | |
| Residential Uses | Residential Uses | Residential Uses | Residential Uses | Residential Uses | Residential Uses |
| Bed and Breakfast Inn | – | – | – | – | |
| 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 | 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 | – | – | – | – | Chapter 18.152 CDC, Objective Design Standards |
| Family Day Care Home | – | – | ZC (5) | – | |
| Group Housing | – | ZC | ZC | – | |
| Home-Based Business | – | – | ZC (5) , AP (5) | – | CDC 18.200.100 , Home-based business es |
| Live/Work Unit | – | – | MP | – | CDC 18.200.110 , Live/ |
| Mixed-Use Projects | – | – | UP | – | Chapter 18.152 CDC, Objective Design Standards CDC 18.200.140 , Mixed-use projects |
| Mobile Home Park | – | – | – | – | |
| Residential Care Facility, Small | – | – | – | – | |
| Residential Care Facility, Large | – | – | – | – | |
| Residential Facility for Seniors, Assisted Living | – | – | – | – | |
| Supportive Housing | – | – | – | – | California Government Code Section 65650 et seq. |
| Transitional Housing, Multifamily | – | – | – | – | |
| Transitional Housing, Single-Family | – | – | – | – | |
| Work/Live Unit | – | – | MP | – | CDC 18.200.110 , Live/ |
| Public/ |
|||||
| Airport | – | – | – | – | |
| Ambulance Service | AP | ZC | ZC | – | |
| Cannabis Uses | Cannabis Uses | Cannabis Uses | Cannabis Uses | Cannabis Uses | Cannabis Uses |
| Commercial Cultivation | – | – | – | – | |
| Distribution (Type 11) | AP | AP | – | – | Only allowed in the commercial cannabis overlay district (see Chapter 18.110 CDC) and if a city cannabis distributor (Type 11) license has been approved by the chief of police, pursuant to Chapter 5.80 CMC . |
| Distribution Transport Only (Type 13) | AP | AP | – | – | Only allowed in the commercial cannabis overlay district (see Chapter 18.110 CDC) and if a city cannabis distributor transport only (Type 13) license has been approved by the chief of police in conjunction with a primary license, pursuant to Chapter 5.80 CMC . |
| Indoor Personal Cannabis Cultivation | ZC | ZC | ZC | ZC | Up to six plants per residence, pursuant to state law |
| Industrial Hemp Cultivation | – | – | – | – | |
| Manufacturing | AP | AP | – | – | Only allowed in the commercial cannabis overlay district (see Chapter 18.110 CDC) and if a city cannabis manufacturer license has been approved by the chief of police, pursuant to Chapter 5.80 CMC . |
| Microbusiness | AP | AP | – | – | Only allowed in the commercial cannabis overlay district (see Chapter 18.110 CDC) and if a city cannabis microbusiness license has been approved by the chief of police or city , pursuant to Chapter 5.80 CMC . |
| Non-Storefront Retail | AP | AP | – | – | Only allowed if a city cannabis non-storefront retailer license has been approved by the city , pursuant to Chapter 5.80 CMC . |
| Storefront retail | – | – | – | – | |
| Testing Laboratory | AP | AP | – | – | Only allowed in the commercial cannabis overlay district (see Chapter 18.110 CDC) and if a city cannabis testing laboratory license has been approved by the chief of police, pursuant to Chapter 5.80 CMC . |
| Cemetery, Columbarium, Mausoleum | – | – | – | – | |
| Conference, Convention Facility | UP | UP | – | – | |
| Cultural Institution | – | – | – | – | |
| Emergency and Homeless Shelter | ZC, UP (8) | ZC, UP (8) | ZC, UP (8) | – | CDC 18.200.070 , Emergency shelter and homeless shelters |
| Low Barrier Navigation Center | – | – | ZC, UP (9) | – | California Government Code Section 65660 et seq. |
| Farmers’ Market | – | – | – | – | |
| Funeral Parlor, Mortuary | – | – | – | – | |
| Government Office | ZC | ZC | ZC | ZC | |
| Heliport | – | – | – | UP | |
| Library | ZC | ZC | ZC | – | |
| Medical | Medical | Medical | Medical | Medical | Medical |
| Hospital, Medical Center | – | – | – | – | |
| Medical Services Facility | AP | AP | – | – | |
| Nursing Facility/ |
– | – | – | – | |
| Urgent Care Facility | MP (1) | MP (1) | – | – | |
| Meeting Facility, Public/ |
UP | UP | – | – | |
| Military | – | – | – | – | |
| Parking Facility | AP | AP | AP | – | |
| Public Maintenance and Service Facility | – | AP (4) | – | ZC (4) | |
| Recreational Facilities | Recreational Facilities | Recreational Facilities | Recreational Facilities | Recreational Facilities | Recreational Facilities |
| Bingo Hall | UP | 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 | – | – | UP | – | |
| Sports and Entertainment, Assembly | – | – | – | UP | CDC 18.200.080 , Entertainment uses |
| Sports and Recreation Facility | UP | UP | UP | – | CDC 18.200.130 , Mechanical and electronic games |
| Recycling Facilities | Recycling Facilities | Recycling Facilities | Recycling Facilities | Recycling Facilities | Recycling Facilities |
| Small Collection Facility | AP | AP | AP | AP | CDC 18.200.170 , Recycling facilities |
| Large Collection Facility | – | UP | – | UP | CDC 18.200.170 , Recycling facilities |
| Processing Facility | – | UP | – | UP | CDC 18.200.170 , Recycling facilities |
| Religious Facility | – | – | – | – | |
| Schools | Schools | Schools | Schools | Schools | Schools |
| Elementary, Middle, Secondary | – | – | – | – | |
| College, University | AP | AP | – | – | |
| Trade Schools , Vocational Training | AP | AP | AP | – | |
| Social Services Facility | MP | – | – | – | |
| Theater, Auditorium | UP | UP | UP | – | CDC 18.200.130 , Mechanical and electronic games |
| Utility Facility, Transmission Towers | ZC | ZC | ZC | ZC | |
| Wireless Communications Facility | AP, MP or 6409 | 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 | Open Space and Agricultural Uses |
| Companion Animal , Horses, Fowl | – | – | – | – | |
| Community Gardens | MP | MP | AP | –- | |
| Crop Production, Orchard, Vineyard | ZC | ZC | ZC | ZC | |
| Livestock , Grazing | – | – | – | – | |
| Mining and Quarrying | – | – | – | UP |
(1) Allowed to occupy up to 20 percent of: gross area of shopping center, multi-tenant building, or 20 percent street frontage of one building.
(2) Outdoor sales, activities, or storage allowed in side or rear yards when enclosed by an eight-foot-tall masonry wall and materials do not exceed wall height.
(3) No outdoor facilities, storage, or activities are allowed.
(4) Allowed if occupying less than 80,000 square feet of gross floor area.
(5) Allowed with residential use only.
(6) A facility which exceeds 3,000 square feet.
(7) Notwithstanding anything in this table to the contrary (including ZC, AP, or MP notations), outdoor facilities, storage, or activities may only be allowed in the IMX district if a use permit (UP) is reviewed and approved pursuant to Chapter 18.435 CDC (Minor Use Permits and Use Permits).
(8) Use permit required for any facility that does not meet the requirements set forth in CDC 18.200.070, Emergency shelter and homeless shelters.
(9) Use permit required for any facility that does not meet the requirements set forth in the referenced article of the California Government Code.
[Ord. 24-7 § 7 (Exh. F); Ord. 24-6 § 8 (Exh. F); Ord. 24-5 § 7 (Exh. F); Ord. 21-2 § 5 (Exh. G); Ord. 20-4 (Exh. B); Ord. 19-5 § 1 (Exh. F); Ord. 18-3 § 7 (Exh. A); Ord. 17-13 § 3 (Exh. A); Ord. 17-11 § 3 (Exh. 5); Ord. 17-5 § 2 (Exh. I); Ord. 17-2 § 2 (Exh. H); Ord. 15-5 § 1; amended during 2014 recodification; Ord. 14-6 § 7; Ord. 13-5; Ord. 12-5; Ord. 12-4. DC 2012 § 122-177].
18.50.030 Table 18.50.030 – Business park and industrial 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 18.50.030. Additional requirements may apply pursuant to Division IV (Development Standards) and Division V (Standards for Specific Uses) of this title.
Table 18.50.030 Business Park and Industrial Districts Development Standards (1)
| Standards | OBP | IBP | IMX | HI | Additional Standards |
|---|---|---|---|---|---|
| Floor Area Ratio (FAR) maximum | 0.80 | 0.80 | 1.00 | 0.60 | |
| Lot Area (square feet) minimum | 40,000 | 20,000 | 10,000 | 40,000 | |
| Lot Width (feet) minimum | Lot Width (feet) minimum | Lot Width (feet) minimum | Lot Width (feet) minimum | Lot Width (feet) minimum | Lot Width (feet) minimum |
| Interior Lot | 100 | 100 | 100 | 100 | |
| Corner Lot | 100 | 100 | 110 | 100 | |
| Lot Depth (feet) minimum | 100 | 100 | 100 | 100 | |
| Building Height (feet) maximum | 50 | 35 | 50 | 50 | |
| Setbacks (feet) minimum (3) | Setbacks (feet) minimum (3) | Setbacks (feet) minimum (3) | Setbacks (feet) minimum (3) | Setbacks (feet) minimum (3) | Setbacks (feet) minimum (3) |
| Front | 20 | 20 | 20 | 30 | |
| Interior Side | 10 | 10 | 10 | 10 | CDC 18.150.180 , Transitional requirements |
| Corner Side | 20 | 20 | 20 | 20 | |
| Rear | 10 | 10 | 10 | 10 | CDC 18.150.180 , Transitional requirements |
| R District Boundary (feet) maximum | 40 | 40 | 20 | 50 | |
| C District Boundary (feet) minimum | 15 | 15 | 15 | 15 |
(1) Additional requirements may apply pursuant to Division IV (Development Standards) and Division V (Standards for Specific Uses) of this title.
(2) Unless otherwise approved through a planned unit development (PUD).
(3) Measured from property line or back of sidewalk (whichever is less) to the face of building or structure.
[Ord. 13-5; Ord. 12-4. DC 2012 § 122-178].
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