Overlay Zoning Districts in the City of Concord
The City of Concord designates four specific overlay districts that impose additional regulations or standards on properties, supplementing the requirements of the underlying base zoning districts. These overlay districts include the Airport Overlay District, Transit Station Overlay District, Commercial Cannabis Overlay District, and the Affordable Housing Overlay District.
Overview of Overlay Zoning Districts
Overlay districts are used by the City of Concord to implement specialized land use and development standards that address specific geographic or regulatory needs. When an overlay district is applied to a property, the regulations of that overlay district function alongside the regulations of the base zoning district [Section 18.15.020].
The City of Concord maintains the following four overlay zoning districts:
- Airport Overlay District (A): Implemented to protect Buchanan Field Airport from the encroachment of incompatible land uses and to protect people and property on the ground [Section 18.100.010].
- Transit Station Overlay District (TS): Intended to encourage a concentrated mixture of increased residential density and commercial uses in pedestrian-oriented environments around Bay Area Rapid Transit (BART) stations [Section 18.105.010].
- Commercial Cannabis Overlay District: Established to allow the City of Concord to retain regulatory control over the location and number of specific cannabis businesses, minimizing adverse impacts on surrounding areas [Section 18.110.010].
- Affordable Housing Overlay District (AH): Provides an alternative review process for housing development projects on sites identified in the city’s 2023-2031 housing element, requiring at least 20 percent of units to be affordable to lower-income households [Section 18.115.010].
Summary of Regulatory Applicability
| Overlay District | Primary Regulatory Focus | Key Reference |
|---|---|---|
| Airport Overlay (A) | Airport safety and noise compatibility | Chapter 18.100 |
| Transit Station Overlay (TS) | Transit support and walkability | Chapter 18.105 |
| Commercial Cannabis | Regulatory control of cannabis operations | Chapter 18.110 |
| Affordable Housing (AH) | Inclusionary housing production | Chapter 18.115 |
Administrative Considerations
If a conflict occurs between the requirements of an overlay district and the underlying base zoning district, the more restrictive provision generally applies [Section 18.10.030]. Property owners and developers should consult the specific chapter for each overlay district to determine precise land use permissions, density bonuses, or design standards applicable to their site.
Sections Cited
- Section 18.10.030 (Applicability)
- Section 18.15.020 (Zoning map and districts)
- Chapter 18.100 (Airport Overlay District (A))
- Chapter 18.105 (Transit Station Overlay District (TS))
- Chapter 18.110 (Commercial Cannabis Overlay District)
- Chapter 18.115 (Affordable Housing Overlay District)