Heavy Industrial (HI) Zoning District in Concord
The Heavy Industrial (HI) zoning district in Concord is designated for manufacturing, refining, processing, and outdoor storage uses that may have high impacts on adjacent properties due to noise, vibration, or other characteristics. The district allows for warehousing, distribution, and port-related activities, with a maximum floor area ratio (FAR) of 0.6.
Purpose of the HI District
The Heavy Industrial (HI) district is intended to accommodate a mix of manufacturing, refining, processing, assembly, and outdoor storage uses, as well as trucking terminals and freight stations. These uses are permitted because they provide necessary industrial utility, though they may generate noise, vibration, or other operational characteristics that could impact surrounding areas [Section 18.50.010].
Land Use Permissions in the HI District
The Heavy Industrial (HI) district allows for a variety of industrial and heavy-use activities. Uses are categorized by the permit required, ranging from Permitted Uses with Zoning Clearance (ZC), Administrative Permits (AP), Minor Use Permits (MP), or full Use Permits (UP).
| Use Category | Use Type | Permit Required |
|---|---|---|
| Industrial | Auto Wrecking, Dismantling Yard | UP |
| Industrial, Heavy | UP | |
| Manufacturing/Processing (within a building) | ZC | |
| Warehouse, with Outdoor Storage | AP | |
| Wholesaling, Distribution | ZC | |
| Utility | Utility Facility, Transmission Towers | UP |
| Storage | Hazardous Materials | UP |
| Vehicle Storage | AP |
Note: This table represents a summary of permitted uses. Refer to the full land use tables in Chapter 18.50 for a complete list of all uses and their required permits [Section 18.50.020].
Development Standards for the HI District
The Heavy Industrial (HI) district is subject to specific development standards to ensure operational compatibility with the city and surrounding districts.
| Standard | Requirement |
|---|---|
| Maximum Floor Area Ratio (FAR) | 0.6 |
| Minimum Lot Area | 40,000 square feet |
| Minimum Lot Width (Interior Lot) | 100 feet |
| Minimum Lot Width (Corner Lot) | 100 feet |
| Minimum Lot Depth | 100 feet |
| Maximum Building Height | 50 feet |
Development standards for setbacks in the HI district are as follows:
| Setback Type | Minimum Requirement |
|---|---|
| Front | 30 feet |
| Interior Side | 10 feet |
| Corner Side | 20 feet |
| Rear | 10 feet |
Key Operational and Performance Restrictions
Development and activities within the Heavy Industrial (HI) district must adhere to several performance and maintenance requirements:
- Performance Standards: All activities, processes, and uses must not create dangerous, hazardous, or injurious levels of smoke, dust, odor, air pollution, glare, or other nuisances [Section 18.150.130].
- Outdoor Storage: In the HI district, outdoor storage is permitted in side and rear yards when enclosed by a solid eight-foot-high masonry wall with landscape screening. It is strictly prohibited in front yards or street-facing yards [Section 18.150.120].
- Maintenance: Property owners in the HI district are responsible for the ongoing maintenance and repair of all exterior improvements, including buildings, parking areas, landscaping, and fences [Section 18.150.130].
- Fire Hazards: Any activity involving the storage or use of flammable or explosive materials must comply with the requirements of the Contra Costa fire protection district [Section 18.150.130].
Sections Cited
- Section 18.50.010: Purpose (Business Park and Industrial Districts)
- Section 18.50.020: Table 18.50.020 – Business park and industrial districts – Allowed uses and permit requirements
- Section 18.50.030: Table 18.50.030 – Business park and industrial districts – Development standards
- Section 18.150.120: Outdoor storage
- Section 18.150.130: Performance standards