High Density Residential (RH) District Overview
The High Density Residential (RH) district in the City of Concord provides for compact, high-density multifamily developments, including apartments, townhomes, and condominiums at densities ranging from 33 to 100 dwelling units per net acre. Developments in the RH district must comply with specific development standards, including a minimum lot area of 5,000 square feet, a maximum building height of 60 feet (or 6 stories), and objective design standards to ensure compatibility with the surrounding community.
Permitted Uses and Permit Requirements
Land uses in the RH district are subject to specific permitting processes, which may range from ministerial approval to a full use permit, depending on the nature of the use and its intensity.
| Land Use Classification | Permit Required in RH District |
|---|---|
| Bed and Breakfast Inn | UP |
| Group Housing | UP |
| Residential Care Facility, Large | MP |
| Residential Facility for Seniors, Assisted Living | MP |
| Supportive Housing | ZC, UP(1) |
| Transitional Housing, Multifamily | ZC |
| Cultural Institution | UP |
| Religious Facility | UP |
| Elementary, Middle, Secondary Schools | UP |
| Utility Facility, Transmission Towers | UP |
| Wireless Communications Facility | AP, MP or 6409 |
Key: ZC = Zoning Clearance; AP = Administrative Permit; MP = Minor Use Permit; UP = Use Permit.
Development Standards
The RH district maintains density, lot size, and height regulations to guide the physical form of high-density residential projects.
| Standard | RH District Requirement |
|---|---|
| Density (du/net acre) | 33 – 100 units per net acre |
| Minimum Lot Area | 5,000 square feet |
| Minimum Lot Width | 50 feet |
| Minimum Lot Depth | 100 feet |
| Maximum Lot Coverage | 75 percent |
| Maximum Building Height | 60 feet (6 stories) |
Key Restrictions and Additional Standards
- Affordable Housing: For residential projects containing 5 or more units, the RH district is subject to inclusionary housing requirements to provide units affordable to very low-, low-, or moderate-income households [Section 18.185.040].
- Objective Design Standards: New residential and mixed-use projects must conform to the 2023 City of Concord Objective Design Standards to streamline review and ensure high-quality, compatible development [Section 18.152.010].
- Open Space: Residential projects in the RH district must comply with open space and recreational facility requirements, including a minimum of 200 square feet of private or common open space per dwelling unit, to support the needs of residents in high-density environments [Section 18.150.100].
- Hillside Protection: For developments on parcels with an average slope of 15 percent or greater, additional hillside protection regulations apply to minimize visual impacts and protect water quality [Section 18.300.020].
- Tree Preservation: Removal or relocation of protected trees associated with development in the RH district requires a tree permit and adherence to tree protection zone procedures [Section 18.310.020].
Sections Cited
- Section 18.15.020: Zoning map and districts
- Section 18.30.010: Purpose (Residential Districts)
- Section 18.30.020: Table – Residential districts – Allowed uses and permit requirements
- Section 18.30.040: Table – RL, RM, and RH districts – Development standards
- Section 18.150.100: Open space and recreational facilities for residential development
- Section 18.152.010: Purpose and intent (Objective Design Standards)
- Section 18.185.040: Inclusionary housing requirements
- Section 18.300.020: Applicability (Hillside Protection)
- Section 18.310.020: Applicability (Tree Preservation and Protection)