Local zoning · Concord

Concord — Parking

Parking under the Concord local zoning and planning code, with the controlling citations.

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Last reviewed: July 1, 2026

Overview

This page summarizes how the City of Concord regulates parking, loading, and bicycle parking in its Development Code (commonly called Title 18). It distills the practical rules you must follow for parking counts, design, reductions/adjustments, bicycle parking, loading docks, residential garage sizing, and special rules near transit or in specific districts. The primary rules sit in Chapter 18.160 (Parking, Loading, and Access) and related development-standards chapters. See the city's zoning pages for related review/permit paths such as design review and development standards.

Chapter highlights are in § 18.160.010–§ 18.160.160 (Parking, Loading and Access), with district development standards (e.g., RL/RM/RH) in tables such as § 18.30.040. All requirements below are grounded in those Code sections.

Key rules and where to find them (at-a-glance)

Decision item Rule summary Code reference
How many spaces to provide Use the land‑use parking matrix in Table 18.160.040; parking counts are minimums except where the Code caps nonresidential maximums. § 18.160.040
Calculation rules (fractions, floor area, employees) Fractions round up at 0.5; “floor area” is gross floor area for ratios; employees use largest shift. § 18.160.040(B)
Adjustments / reductions (shared, transit, BART) Reductions allowed via § 18.160.050 (shared parking, off‑site parking up to 300 ft, transit/BART proximity reductions). § 18.160.050
Off‑site parking distance Allowed up to 300 feet from the primary use (pedestrian route measurement) with city approval and recorded agreement. § 18.160.050(D)
Bicycle parking (short and long term) Short‑term = 5% of required vehicle spaces (min 2). Long‑term: residential 1 per 4 units unless garage provided; employee/other rules at 10% of required spaces in some cases. Location, anchoring, coverage and dimensions are specified. § 18.160.120
Accessible parking Must comply with federal/State/Title 24 standards and count toward required spaces. § 18.160.070
Residential garage dimensions One‑car 10' × 22', two‑car 20' × 22', carport sizes and tandem allowances specified (tandem allowed for up to 50% of single‑family units or 25% other residential). § 18.160.080
Loading space dimensions and siting Typical loading minimum 12' × 45' (smaller for <10,000 sf). Loading must be on-site, generally ≥50 ft from residential zoning edges; surfacing, screening and noise controls required. § 18.160.150; § 18.160.150(B)(1–3)
Parking lot design & landscaping Parking lots require landscaping, pedestrian/vehicular circulation standards, stormwater controls and maintenance per § 18.160.090–100 and Chapters 18.165 / 18.170. § 18.160.090–100; Chapter 18.165/18.170
EV charging and replacement parking Existing parking that is converted for electric/hydrogen stations may be reduced and not required to be replaced unless an adverse public‑safety impact is found. § 18.160.050(G)

District-by-district breakdown (where parking rules or standards differ)

Note: The Development Code applies the numeric parking requirements by land use (Table 18.160.040) across districts, but several districts or overlay settings add or change how those counts are applied (reductions, caps, or location rules). Below are the Concord districts with locally relevant parking/parking‑design differences. For district development standards (setbacks, lot coverage) see development standards.

RL (Low‑density Residential)

  • Purpose & typical uses: single‑family homes, accessory uses. See Table 18.30.040 for dimensional standards. Parking for residential is intended to be on‑site and not in front yards unless in a compliant garage.
  • Parking rules: Residential parking must be located on the same site as the dwelling; parking is not allowed within required front/street‑facing side yards except inside enclosed garages that meet the setbacks in § 18.150.140. Garage sizes and tandem rules apply.
  • Key standards: Two covered parking spaces required per dwelling in many residential provisions; two additional spaces for residents/guests must be available (driveway, tandem, alley, or on‑street in front) subject to local rules.

RM (Medium‑density Residential)

  • Purpose & typical uses: Multifamily (duplex, townhomes, small apartment) governed by Table 18.30.040; higher allowed densities than RL.
  • Parking rules: Same baseline vehicle counts from § 18.160.040 apply; multifamily projects must meet parking lot design standards (separation, pedestrian walkways) if 10+ units. Bicycle parking long‑term requirements apply (1 bikestand/4 units unless garage provided). Tandem parking limits (max 25% for non‑single‑family) are allowed.

RH (High‑density Residential)

  • Purpose & typical uses: Larger multi‑unit developments; eligible for FAR/density bonuses tied to design standards. Parking caps and location rules may be applied per mixed‑use and transit‑oriented provisions. Off‑street parking layout and structured parking standards apply for larger projects.

DP (Downtown Precise Plan) — transit‑proximate with special parking rules

  • Purpose & typical uses: Downtown/mixed‑use core (detailed in the Development Plan). The Code contains a dedicated parking rule for DP in § 18.160.060, recognizing reduced parking needs, structured parking, and pedestrian‑oriented siting. Off‑street parking location rules (e.g., not between building and pedestrian route to BART) also apply.
  • Key practical impacts: Projects near transit/BART can qualify for reduced vehicle counts under § 18.160.050; nonresidential parking is capped when required by district rules.

DMX (Downtown Mixed Use or similar)

  • Purpose & typical uses: Mixed commercial/residential; encourages active ground floor, pedestrian orientation. § 18.160.060 contains specific standards for parking in DMX to support reduced car dependence. Parking location, structured parking, and bicycle amenities are emphasized.

Commercial districts (general summary — C‑districts)

  • Purpose & typical uses: Retail, services, offices. Vehicle counts for each commercial use are in Table 18.160.040; loading-space table is Table 18.160.150. Nonresidential projects must comply with parking‑lot landscaping, pedestrian connectivity, ground‑floor transparency (for street‑facing walls), and parking maximums. Off‑street parking location rules (rear or structured parking; not between building and BART pedestrian route) apply to certain areas.

Overlay districts and special areas

  • Overlays (e.g., transit overlay, cannabis overlay) may modify parking or locate uses where additional loading/screening or distance rules apply (see Chapter 18.110 for Commercial Cannabis overlay; check overlay rules for parking interactions). If overlay-specific parking rules exist, they will be called out in the overlay chapter or in § 18.160.060 for downtown districts.

Decision‑relevant standards (table)

Item Rule (practical) Primary code citation
Primary parking matrix Provide spaces per Table 18.160.040; see use‑specific rows (retail, office, residential, etc.). § 18.160.040
Fractions and area bases Round fractions ≥0.5 up; “floor area” = gross floor area for ratio calculations. § 18.160.040(B)
Off‑site parking Allowed up to 300 ft measured via shortest pedestrian route; requires recorded agreement and city approval. § 18.160.050(D)
Shared parking / adjustments Shared parking, valet, and reductions allowed through § 18.160.050; minor exception up to 10% for increases. § 18.160.050; § 18.425 (Minor exceptions)
Bicycle short‑term Short‑term = 5% of required vehicle spaces; min 2 per site; within 50 ft of main entrance. § 18.160.120(A)
Bicycle long‑term (residential) Long‑term = 1 bike space per 4 units unless each unit has an enclosed garage. § 18.160.120(B)(1)(a)
Accessible parking Follow ADA/Title 24 and state regs; these count toward required total. § 18.160.070
Loading dimensions Standard 12' × 45' with 14' clearance; smaller sizes for uses <10,000 sf. § 18.160.150(B)(2)
Garage minimums One‑car 10' × 22'; two‑car 20' × 22'; tandem allowed up to 50% of SF developments. § 18.160.080(A)–(C)
Parking lot surfacing Paved; pervious surfacing acceptable with approval; drainage per Contra Costa C.3. § 18.160.100(C–E)
EV charging conversion May remove parking to install EV/hydrogen equipment without replacing unless a public‑safety adverse impact is found. § 18.160.050(G)

Checklist

  • Provide the number of off‑street parking spaces required by Table 18.160.040 and document calculation method (fractions, floor area, employees). (§ 18.160.040)
  • Provide required bicycle parking (short‑ and long‑term) with anchoring, dimensions, and lighting/location shown. (§ 18.160.120)
  • If nonresidential, provide off‑street loading per Table 18.160.150 and meet loading‑area design standards. (§ 18.160.150)
  • Show accessible parking stalls and signage consistent with ADA/Title 24 (count toward totals). (§ 18.160.070)
  • Show parking‑lot landscaping, pedestrian pathways, stormwater controls, surfacing, lighting, striping, and maintenance plan. (§ 18.160.090–100; Chapters 18.165/18.170)
  • If requesting reductions (shared parking, transit/BART proximity, off‑site), provide peak‑demand studies, recorded agreements, and justify reductions per § 18.160.050. (§ 18.160.050)
  • For residential projects, show garage dimensions and any tandem stall layout compliance. (§ 18.160.080)

Risks & Ambiguities

Issue Why it matters What to verify
BART/transit reductions (near transit) Reductions require strict eligibility and documentation; inconsistent application can lead to re‑requirement of parking. Confirm whether the site qualifies under § 18.160.050 and provide a parking study; verify any transit overlay rules. (§ 18.160.050)
Off‑site parking agreements Off‑site parking is allowed only with a recorded, enforceable agreement; loss of that agreement can force capacity reductions. Record agreement, show distance ≤ 300 ft (pedestrian route), and include contingency plan if lease ends. (§ 18.160.050(D))
ADUs and required parking State ADU law may override local standards, but the Development Code requires additional parking when new units are added. Concord requires additional parking when dwelling counts increase (see § 18.160.030); verify ADU‑specific exemptions in § 18.200.180 and state ADU law. (Verify with the jurisdiction.) (§ 18.160.030; § 18.200.180)
Tandem parking in multifamily Tandem allowed only up to 25% (other residential) or 50% (single‑family) — oversized reliance on tandem can leave units noncompliant. Confirm proportion of tandem stalls and demonstrate access/management plan. (§ 18.160.080(C))
EV/hydrogen station reductions City allows reduction for fueling/charging installations but may require replacement if an adverse impact is found. Provide design/impact analysis and coordinate with chief building official or planning staff. (§ 18.160.050(G))
Loading area siting near residences Loading must generally be ≥50 ft from residential zoning; insufficient setbacks trigger noise/screening requirements. If site near an R district, propose screening and noise mitigation and request exception if needed. (§ 18.160.150(B)(1))

Plain‑English summary

Concord’s Development Code requires you to provide a specific number of off‑street parking spaces based on the type and size of your use (see Table 18.160.040) and to design parking areas to meet standards for access, landscaping, bicycle parking, loading, surfacing, and accessibility; there are formal ways to reduce or share parking (near BART, shared agreements, valet) but they require documentation and, in some cases, recorded agreements. (§ 18.160.040; § 18.160.050; § 18.160.120)

Source References

  • Chapter 18.160 (Parking, Loading, and Access): § 18.160.010–§ 18.160.160 — purpose, applicability, parking requirements, adjustments, DP/DMX rules, accessible parking, garage rules, parking design, bike parking, loading, RV storage.
  • Parking requirements and calculation rules: § 18.160.040.
  • Adjustments, off‑site/shared parking, EV/hydrogen reductions: § 18.160.050.
  • Parking for DP and DMX districts (transit/downtown special rules): § 18.160.060.
  • Accessible parking and garage design (residential): § 18.160.070; § 18.160.080.
  • Parking design standards, circulation, landscaping: § 18.160.090–100; Chapters 18.165 and 18.170 for landscaping/water efficiency.
  • Bicycle parking: § 18.160.120.
  • Off‑street loading: § 18.160.150 and Table 18.160.150.
  • Residential district development standards (RL, RM, RH): § 18.30.040 (Table 18.30.040).
  • Accessory dwelling units (general local ADU section): § 18.200.180 (see ADU rules and definitions).
  • Note: The Concord Municipal Code in these files is current through Ordinance 26‑1 (Feb 10, 2026).

If you want, I can extract the specific rows from Table 18.160.040 for particular uses (office by square footage, restaurant, retail, multifamily units) and lay them out as a printable worksheet for a single parcel. Verify parcel- or overlay‑specific exceptions with the City of Concord planning staff. Verify with the jurisdiction for site‑specific interpretations.

Sources

Retrieved passages

  • CBC § 160.040 (chapter are) High relevance
  • Concord Zoning Code (Section 65863.1.) High relevance
  • CBC § 122 (chapter shall) High relevance
  • Concord Zoning Code (§ 3) High relevance
  • Concord Zoning Code (Chapter 18.160) High relevance
  • Concord Zoning Code (Chapter 18.160) High relevance
  • Concord Zoning Code (§ 122-338) High relevance
  • CBC § 122388 (Title 24) High relevance

Cited sections

Frequently asked questions

What vehicle parking count applies to a new retail store in Concord?

Use the land‑use parking matrix in Table 18.160.040 to determine spaces for retail by gross floor area; apply calculation rules for fractions and floor area in § 18.160.040(B). If near BART or proposing shared parking, see § 18.160.050 for reductions and off‑site rules. (§ 18.160.040; § 18.160.050)

Do I have to provide bicycle parking for my Concord office or apartment project?

Yes. Short‑term bicycle parking must equal 5% of required vehicle spaces (minimum two short‑term spaces) and long‑term bicycle parking is required per use (residential: 1 bike per 4 units unless enclosed garage provided). Location, anchoring, coverage, and dimensions are specified in § 18.160.120. (§ 18.160.120)

Can parking be off‑site or shared with a nearby lot?

Yes — Concord allows off‑site parking up to 300 feet from the use (measured along the shortest pedestrian route) with a recorded agreement and city approval; shared‑parking reductions are allowed under § 18.160.050, subject to findings and recorded restrictions. (§ 18.160.050(D))

Are there special parking rules for downtown or properties near BART?

Yes. The Code provides for reductions and special location/cap rules near transit and BART (see § 18.160.050 for reductions and § 18.160.060 for DP/DMX district rules). Off‑street parking location and maximums for nonresidential uses are addressed to support transit‑oriented design. (§ 18.160.050; § 18.160.060)

What are the minimum garage dimensions required for a single‑family home?

Residential enclosed garages must meet minimum clear interior dimensions: one‑car 10' × 22', two‑car 20' × 22' (with door opening size requirements). Tandem stall minimums and limits are in § 18.160.080. (§ 18.160.080)

Where are loading spaces required and how big must they be?

Nonresidential uses must provide loading spaces per Table 18.160.150 — typical minimum loading dimension is 12' wide × 45' long with 14' vertical clearance, with smaller dimensions permitted for smaller uses. Loading areas must be on‑site, generally located 50 ft or more from residential zoning edges unless an exception is approved. (§ 18.160.150)

If I convert a parking space to an EV charger, do I have to replace it?

Concord allows existing parking to be reduced to accommodate electric vehicle charging or hydrogen fueling and generally does not require like‑for‑like replacement unless the chief building official finds a specific adverse public‑safety impact; replacement may then be required through a use permit. (§ 18.160.050(G))

Does the City cap the number of nonresidential parking spaces I can provide?

Yes. For nonresidential uses, the Code sets both minimums and maximums (the number of spaces shall not exceed the prescribed number for nonresidential uses), and some districts (e.g., downtown) explicitly limit or require structured/rear parking layouts. See § 18.160.040 and related district rules in § 18.160.060. (§ 18.160.040; § 18.160.060)

If my project increases dwelling units, do I need to add parking?

Yes. Additions that increase the number of dwelling units require additional parking per the Chapter; single‑family additions increasing bedrooms also trigger additional parking requirements. See § 18.160.030 for rules on additions/major alterations. (§ 18.160.030)

Are parking lots required to meet landscaping and stormwater rules?

Yes. Parking lot landscaping, screening, and stormwater controls are mandatory (see § 18.160.100 and Chapters 18.165 / 18.170 for landscape/water‑efficiency standards and C.3 stormwater compliance). (§ 18.160.100; Chapters 18.165/18.170)

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