Local zoning · Concord

Concord — Zoning

Zoning 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 defines and applies zoning districts, the official zoning map, and the most-used district standards from the Concord Development Code (Title 18). It is a plain-English, Concord-specific synthesis of the code — with district-by-district highlights, the most decision‑relevant numeric standards, what triggers special permits, and where to verify parcel‑specific answers. The city formally adopts the zoning map and district list in § 18.15.020 (zoning map and districts) .

Important related resources you will probably need: the city’s Concord Development Standards, parking, design review, overlay districts, ADUs, historic preservation, signage, and the California Building Standards Code (Title 24). These topics are referenced inside the code and are linked where first mentioned below.

Key rules that govern Concord zoning (what the code actually says)

  • The city “adopts the city of Concord zoning map” and the list of districts to implement the General Plan; the map is incorporated by reference in § 18.15.020 .
  • District symbols are letter codes (land‑use indicator) sometimes with a numeric suffix that denotes subdistrict/minimum lot size (for example RS‑10). Overlay indicators may be appended (e.g., RS‑12‑A for an RS‑12 lot in the Airport overlay) — see § 18.15.020 .
  • The Development Code organizes district rules by chapter: Residential districts are in Chapter 18.30 (e.g., RR, RS, RL, RM, RH) and include tables listing allowed uses and development standards (see § 18.30.010 and Tables 18.30.030 / 18.30.040) .
  • Downtown districts (for the central area) are codified in Chapter 18.45 with distinct FAR, height, and zero‑setback patterns (see § 18.45.030, Table 18.45.030) .
  • Office/commercial districts are in Chapter 18.40 (CO, CMX, NC, RC, SC) with their own FAR, setback and use rules — see § 18.40.030 and Table 18.40.030 .
  • Business park and industrial districts (OBP, IBP, IMX, HI) are in Chapter 18.50, Table 18.50.030 (standards like FAR, minimum lot area, front/rear setbacks, and max heights) .
  • Small‑lot/medium‑density single‑family standards (lots <6,000 sf) are in Chapter 18.155 (lot size tiers, setbacks, coverage limits, planned development use permit requirement) — see § 18.155.040 and § 18.155.030 .
  • Planned District (PD) zoning is essentially inactive for new projects: no new PDs are allowed; existing PD designations survive until redevelopment — see § 18.25.040 .
  • Overlays (airport, hillside, affordable housing, creek protection, historic preservation) are applied in addition to base districts and modify standards or add permit requirements — see multiple overlay chapters (examples discussed below). Where overlays conflict with other code provisions, state law or higher‑priority code provisions prevail; the Affordable Housing overlay notes explicit conflict rules and a sunset timeline for some AH provisions — see § 18.115.080 – .100 .
  • General development standards (setbacks, projections, how to measure yards, transitional standards where zones meet) are in Division IV (e.g., setback rules and allowed projections in § 18.150.140 and transitional requirements in § 18.150.180) .
  • Accessory structure and accessory dwelling unit (ADU) rules are in the development code’s Division V (accessory structures summarized in the code; see accessory structure height, separation, and rear‑yard coverage limits) — see accessory structure rules and Table 18.200.030 . For ADU‑specific statewide rules, consult the city ADU page and California ADU law links above.

District-by-district breakdown (purpose, typical allowed uses, key dimensional standards, where it applies)

Note: each district name below is the exact symbol used in the code; bold districts and numeric standards are emphasized. Code citations appear for each summary (look up the full table in the cited § for parcel‑level questions).

Residential districts (Chapter 18.30)

  • RR‑40, RR‑20, RR‑15 — Rural Residential

    • Purpose: low‑density or clustered lots (up to 2.5 du/net acre) appropriate for rural settings. See § 18.30.010 and Table 18.30.030 .
    • Typical permitted uses: single‑family homes, limited accessory uses; accessory structures may be allowed per general accessory rules (see Table 18.30.030).
    • Key standards: minimum lot sizes shown in the suffix (e.g., 40,000 sf, 20,000 sf, 15,000 sf); building‑to‑street minimum distances and lot coverage rules in Table 18.30.030; measured setbacks apply per Table 18.30.030 and § 18.150.140 .
    • Applies: hillside/rural fringes and parts of the city mapped RR.

  • RS‑12, RS‑10, RS‑8, RS‑7.5, RS‑7, RS‑6 — Single‑Family Residential

    • Purpose: typical single‑family neighborhoods (low density 2.5–10 du/net acre). See § 18.30.010 and Table 18.30.030 .
    • Typical uses: single‑family dwellings, accessory dwellings (subject to ADU rules), accessory structures.
    • Key numeric rules: numeric suffix = minimum lot area in thousands of sq ft (e.g., RS‑10 = 10,000 sf minimum lot size). Setbacks, heights, and lot coverage are given in Table 18.30.030 and supplemental small‑lot tables for lots <6,000 sf in Chapter 18.155 where applicable .
    • Where it applies: most single‑family neighborhoods in Concord mapped as RS on the zoning map.

  • RL — Low Density Residential

    • Purpose: slightly higher flexibility in lot sizes while remaining low density (2.5–10 du/net acre).
    • Key standards (Table 18.30.040): minimum residential lot area 1,920 sf for small‑lot provisions, residential lot coverage up to 50%, max height 30 ft (residential) — see § 18.30.040 .

  • RM — Medium Density Residential

    • Purpose: multifamily and duplex/townhome zones (11–32 du/net acre).
    • Key standards: minimum residential lot area 1,440 sf (for attached/multifamily), lot coverage up to 80% attached or 60% detached, heights up to 40 ft for residential uses — see § 18.30.040 .

  • RH — High Density Residential

    • Purpose: higher‑density multifamily (33–100 du/net acre).
    • Key standards: minimum lot area 5,000 sf for residential lots, lot coverage up to 75%, building height up to 67 ft (additional height may require a use permit) — see § 18.30.040 .

Office and commercial districts (Chapter 18.40)

  • CO (Office), CMX (Commercial Mixed Use), NC (Neighborhood Commercial), RC, SC
    • Purpose: range from office to mixed‑use and neighborhood retail. See Table 18.40.030 § 18.40.030 .
    • Typical uses: professional offices, retail, restaurants (subject to use‑type rules).
    • Key numeric standards: FAR maximum commonly 1.0 (CO/CMX), lot area minima typically 10,000 sf, building heights vary (residential/mixed‑use up to 37 ft; nonresidential up to 40 ft in some districts) — see § 18.40.030 .
    • Special notes: CMX allows compact, higher‑intensity mixed‑use; transitions to adjacent residential are governed by the transitional rules in § 18.150.180 .

Downtown districts (Chapter 18.45)

  • DP, DMX, WMX
    • Purpose: urban downtown with high FAR and built form controls (see Table 18.45.030, § 18.45.030) .
    • Key numbers: FAR minimums (0.75–1.00), FAR maximums (4.0–6.0 depending on district), heights routinely up to 70–200 ft in DMX (some heights require use permits), front setbacks can be 0 ft in DP to encourage pedestrian frontage .

Business park / industrial (Chapter 18.50)

  • OBP, IBP, IMX, HI
    • Purpose: accommodate research campuses, light industrial, heavy industrial.
    • Key standards: FAR ranges (e.g., 0.8–1.0), minimum lot area often 10,000–40,000 sf, building heights up to 50 ft (varies by subdistrict) — see § 18.50.030 and Table 18.50.030 .

Planned District (PD) and special districts

  • PD — Planned District
    • Status: "no development shall be approved using the planned district (PD) zoning district" for new projects; existing PDs stay in place until redevelopment. Where prior PD standards are not recorded, the code directs use of comparable RL/RS/RM tables to determine standards — see § 18.25.040 .

Overlays and special areas (examples)

  • Airport Overlay (A) — references airport land use rules and height restrictions (see notes in § 18.30.040(11)) .
  • Hillside, Creek Protection, Historic Preservation, Affordable Housing (AH) overlays — each overlay chapter contains applicability and conflicts with other regulations; consult the overlay chapter for detailed standards and any sunset clauses (for AH overlays see § 18.115.080–.100) .

Accessory structures and ADUs

  • Accessory structures must be subordinate, cannot be primary uses, have separation and height limits (e.g., accessory structures generally limited to 16 ft height if they meet primary setbacks; side/rear setbacks ≥ 5 ft for typical small structures), and contribute to lot coverage limits in a district — see accessory structure standards and Table 18.200.030 .
  • ADU-specific rules are handled in the ADU chapter and also by state law (see the city ADU page and California ADU law).

Transitional, measurement, and projection rules

  • Yards and setbacks are measured from property lines to the face of building; allowed projections into setbacks (eaves, chimneys, porches) are enumerated in Table 18.150.140 and general rules for averaging/irregular lots and front-setback averaging are in § 18.150.140 and § 18.150.180 .

Special development standards

  • Small‑lot subdivisions (RL and RS areas) have an aggregate subdivision lot coverage cap (e.g., 40% aggregate for subdivisions) and specific minimum/maximum lot sizes per Table 18.155.040(A) and (B) — see § 18.155.040 and § 18.155.050 .
  • Hillside development is subject to the Hillside Development Use Permit process and findings in § 18.300.090; grading/lots near ridgelines and special topography criteria are in Chapter 18.300 and 18.445 .

Quick reference table — most decision‑relevant district standards (compressed)

District (code) Typical max height Typical max lot coverage Typical minimum lot area Where to read it (code ref)
RH 67 ft (res) 75% 5,000 sf § 18.30.040
RM 40 ft (res) 80% attached / 60% detached 1,440 sf § 18.30.040
RL 30 ft (res) 50% 1,920 sf § 18.30.040
RS‑10 (example RS) Varies by suffix; RS‑10 = min lot 10,000 sf District table 10,000 sf § 18.30.010 / Table 18.30.030
DP / DMX (Downtown) min 30 ft; max to 70–200 ft (DMX height can be elevated by use permit) FAR up to 4.0–6.0 lot minima vary § 18.45.030
OBP / IBP / IMX (Industrial) Up to 50 ft typical FAR generally 0.6–1.0 10,000–40,000 sf § 18.50.030

(For full tables, see the cited code tables listed above; transitional, frontage, and measurement rules are in § 18.150.140 and § 18.150.180) .

Checklist — what an applicant must verify / satisfy before filing

  • Confirm the parcel’s official zoning symbol on the adopted zoning map (the zoning map is adopted by reference in § 18.15.020) — § 18.15.020 . Verify parcel-specific interpretation with the city planning division.
  • Determine base‑district allowed uses and required permit type (use permit, minor use permit, zoning clearance) in the district tables (Chapter 18.30, 18.40, 18.45, 18.50) — e.g., see § 18.30.020 and § 18.40.030 .
  • Confirm dimensional standards (min lot area or lot width, setbacks, max height, lot coverage) in the applicable table for the district (e.g., § 18.30.040, § 18.45.030, § 18.50.030) .
  • Check for overlays that modify allowed uses or standards (Airport, Hillside, AH, Creek Protection, Historic). If an overlay applies, consult that overlay chapter for additional findings and conflicts (see § 18.115.080 for AH conflict note) .
  • Review small‑lot standards if the lot is <6,000 sf (Chapter 18.155) — this may impose aggregate coverage limits and require a PDUP or other review — § 18.155.030–.040 .
  • Confirm whether design review or site review is required (see referenced design review chapter and the district tables that call out design review) — see design review references inside the development code (Chapter 18.415 referenced in the code) .
  • Calculate required parking per the parking chapter and confirm if reduced or shared parking options are allowed — see parking rules in the development code and the city parking guidance pages (see parking) .
  • Confirm landscape, screening, and open‑space minimums (Division IV and Chapter 18.165/small‑lot open space references) and any public‑improvement frontage requirements — see § 18.150.100 and related tables (referenced in district tables) .
  • If proposing changes on a hillside lot, secure a Hillside Development Use Permit and meet hillside findings in § 18.300.090 and Chapter 18.445 — § 18.300.090 .
  • For accessory structures and ADUs, confirm compliance with accessory structure rules and ADU chapter and verify building permit and state ADU law requirements — accessory rules in Table 18.200.030 and Chapter 18.200 (accessory structures) .

Risks & Ambiguities

Issue Why it matters What to verify
Parcel‑level zoning symbol vs. General Plan land use The zoning map sets the legal district; General Plan is policy — conflicts affect allowable uses and permits Confirm the exact zoning symbol on the adopted zoning map in § 18.15.020 and ask planning staff for any recent map amendments — § 18.15.020
Overlay applicability Overlays can change allowable uses, heights, or require additional findings (airport, hillside, creek protection) Check the parcel for overlays on the zoning map and read the overlay chapter (e.g., AH, airport notes) — verify which overlay chapter applies — § 18.115.080 (AH conflict)
Which table governs a redevelopment site with mixed zoning history (e.g., old PD) Old PDs may lack a clear recorded standard; code directs use of equivalent tables if no PD record exists If a PD lacks recorded standards, the code instructs use of RL/RS/RM tables as substitutes — confirm via § 18.25.040 and planning records
Small‑lot math vs. subdivision aggregate limits Individual lot measurements might meet a small‑lot table, but subdivision aggregate coverage caps still control For small‑lot subdivisions in RL/RS, verify aggregate lot coverage limits and density caps in § 18.155.050(A) and § 18.155.040
Design review vs. objective design standards Some projects are ministerial under objective standards; others must go through discretionary design review Determine which path applies: the objective design standards vs. Chapter 18.415 discretionary review. The code references both paths; verify with planning staff — design review chapter referenced in the code (Chapter 18.415)
Code text vs. unposted administrative practices Interpretation and application (setback averaging, projections) can vary in practice Ask planning staff to confirm the city’s interpretation and any local administrative rules (the code gives the methodology in § 18.150.140 and § 18.150.180)

If you need parcel‑specific answers: verify with the planning division. Some items (e.g., precise recorded PD conditions or GIS‑mapped overlays) are only available from the city clerk / planning department records. Verify with the jurisdiction.

Plain‑English summary

Concord uses a code (Title 18) that names distinct base zoning districts (e.g., RR, RS, RL, RM, RH, CO, CMX, DP, OBP) and an adopted zoning map to place each parcel in one of those districts; each district’s allowed uses, setbacks, heights, lot coverage and minimum lot sizes are listed in the district tables (see § 18.15.020 and the district table chapters like § 18.30.040 and § 18.45.030) — check the exact zoning symbol on the city’s zoning map and then read that district’s table for the numeric rules before you design a project .

Source References

  • Zoning districts and zoning map: § 18.15.020 (Zoning map and districts)
  • Residential districts (RR, RS, RL, RM, RH) and their development standards: § 18.30.010, Tables 18.30.030 and 18.30.040
  • Office/Commercial district standards (CO, CMX, NC, RC, SC): § 18.40.030 / Table 18.40.030
  • Downtown district standards (DP, DMX, WMX): § 18.45.030 / Table 18.45.030
  • Business park and industrial standards: § 18.50.030 / Table 18.50.030
  • Small‑lot and medium density residential standards: § 18.155.030–.050 / Tables 18.155.040(A)/(B) (lot sizes, aggregate coverage and PDUP requirement)
  • Accessory structures summary and Table 18.200.030 (Accessory structures in residential districts) — accessory standards (height, separation, rear yard coverage) — see accessory provisions (Chapter 18.200 referenced)
  • Setback measurement, projections, and averaging rules: § 18.150.140 and transitional rules: § 18.150.180
  • Planned District (PD) – status and guidance when PD standards are not recorded: § 18.25.040
  • Hillside development permit findings: § 18.300.090 and Hillside chapters (18.300 / 18.445)
  • Affordable Housing overlay conflict and temporary applicability: § 18.115.080–.100

Additional internal pages referred/linked in this guide (first‑use links appear earlier):

  • Concord zoning & planning overview: /us/california/concord
  • Concord Land Use: /us/california/concord/land-use
  • Concord Development Standards: /us/california/concord/development-standards
  • Concord Parking: /us/california/concord/parking
  • Concord Design Review: /us/california/concord/design-review
  • Concord Overlay Districts: /us/california/concord/overlay-districts
  • Concord Historic Preservation: /us/california/concord/historic-preservation
  • Concord Signage: /us/california/concord/signage
  • Concord Nonconforming Uses: /us/california/concord/nonconforming-uses
  • Concord Variances and Exceptions: /us/california/concord/variances-and-exceptions
  • Concord Landscaping and Screening: /us/california/concord/landscaping-and-screening
  • Concord ADUs: /us/california/concord/adu
  • California Building Standards Code: /us/california/building-codes
  • California ADU law: /us/california/california-adu-laws

If you want, I can: (a) look up a specific parcel’s zoning symbol on the adopted zoning map (you’ll need to supply an APN or address), (b) extract the full numeric table for a specific district (e.g., full RL/RM table), or (c) prepare a short checklist tailored to a proposed scope (ADU, second unit, small‑lot subdivision). Verify all parcel‑level interpretations with Concord planning staff.

Sources

Retrieved passages

  • Concord Zoning Code High relevance
  • Concord Zoning Code (§ 122-334) High relevance
  • Concord Zoning Code (§ 122-55) High relevance
  • Concord Zoning Code (§ 7) High relevance
  • Concord Zoning Code (§ 122-332) High relevance
  • Concord Zoning Code (§ 122-775) High relevance
  • Concord Zoning Code (title for) High relevance
  • Concord Zoning Code (Chapter 18.425) High relevance

Cited sections

Frequently asked questions

What is Concord's official zoning map and where is it adopted?

The official zoning map is the “city of Concord zoning map,” which the city council adopts by reference in the Development Code; the adoption and the list of zoning districts are codified in § 18.15.020 .

What can I build on an RS lot in Concord?

An RS (single‑family residential) lot allows single‑family dwellings and typical accessory uses; minimum lot area is set by the RS suffix (for example RS‑10 = 10,000 sf). Dimensional standards (setbacks, lot coverage, max height) are in the RS tables in Chapter 18.30 and the small‑lot rules in Chapter 18.155 if the lot is under 6,000 sf — see § 18.30.010 and § 18.155.040 .

What are Concord setback requirements?

Setbacks are measured and governed by the district tables and the general measurement/projection rules in § 18.150.140; transitional setbacks where districts meet are in § 18.150.180. Exact front, side, and rear setbacks depend on the district and lot size — see Table 18.30.030/18.30.040 for residential and Table 18.40.030/18.50.030 for commercial/industrial .

Do I need design review in Concord?

Design review requirements are triggered where the district tables or Division V call for site or design review, or when a discretionary permit (use permit, PDUP, HDP) is required. The development code references design and site review processes; projects subject to discretionary review will follow the design review chapter and its prescribed findings — see the code references to design review (Chapter 18.415) and district tables that call it out in the applicable district chapter .

Are there special rules for small lots or townhomes?

Yes. Chapter 18.155 provides specific standards for small lot single‑family detached and attached housing and townhome development (lot sizes, setback relaxations, aggregate lot coverage caps, and PDUP requirements) — see § 18.155.030–.050 and Tables 18.155.040(A)/(B) .

What height limits apply downtown?

Downtown districts (DP, DMX, WMX) have higher FAR and height ranges; for example DMX may allow up to 200 ft in some cases and DP up to 70 ft; exact heights and allowances (and use permits that can increase height) are in Table 18.45.030 and § 18.45.030 .

How do overlays (like Airport or Hillside) affect base zoning?

Overlays add standards or restrictions (e.g., airport height limits, hillside findings). The code instructs that overlay requirements and any conflicts with other code sections be resolved per the overlay chapters (see example Affordable Housing overlay conflict rules in § 18.115.080). Always check overlays on the zoning map for the parcel — see § 18.115.080 .

Can I rely on Table values if a parcel was historically in a Planned District (PD) with missing records?

If a residential PD lacks a clear recorded standard, the code directs use of the equivalent RL/RS/RM development tables to determine lot coverage, setbacks and height by comparing the lot area (see § 18.25.040) .

Where are parking requirements set?

Parking requirements are in the parking chapter referenced by the district tables and Division IV; consult the parking chapter and the district tables (which reference the parking rules). See the district tables that reference parking guidance and the city parking resource for application details — refer to the parking chapter and Concord Parking .

If my lot is irregularly shaped, how are setbacks determined?

The code provides rules to determine setbacks on irregular lots (illustrations and lines for presumed rear lot lines) in § 18.150.140; for complicated cases the planning division makes a case‑by‑case determination — see § 18.150.140 .

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