Land Use and Development Standards in the HI (Heavy Industrial) District of Concord
The HI (Heavy Industrial) district in Concord is designated for a mix of manufacturing, refining, processing, assembly, and outdoor storage activities that are often characterized by higher impacts such as noise or vibration. Development within the HI district is limited to an intensity of 0.6 FAR and must comply with specific performance standards to mitigate impacts on adjacent properties.
Land Use Permissions in the HI District
The HI (Heavy Industrial) district is primarily intended for manufacturing and heavy industrial operations. According to the Concord Development Code, uses within the HI district are subject to specific permitting requirements as established in the Business Park and Industrial Districts use tables.
Allowed Uses and Permit Requirements
While the HI (Heavy Industrial) district supports a variety of industrial activities, specific uses may be restricted or subject to the following permit types:
- ZC (Zoning Clearance): A permitted use subject to standard compliance [Section 18.25.030].
- AP (Administrative Permit): Subject to staff-level approval [Section 18.25.030].
- MP (Minor Use Permit): Subject to approval by the zoning administrator [Section 18.25.030].
- UP (Use Permit): Subject to approval by the planning commission [Section 18.25.030].
Many industrial uses, such as "Heavy Industry," are allowed with a Use Permit (UP) or Zoning Clearance (ZC) depending on the specific activity. Refer to the Business Park and Industrial Districts use tables (Sections 18.50.020) for the specific permit requirements for a given land use.
Development Standards for the HI District
Development within the HI (Heavy Industrial) district must adhere to the following dimensional and site standards:
| Standard | Requirement for HI District |
|---|---|
| Floor Area Ratio (FAR) Maximum | 0.60 |
| 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 |
| Minimum Front Setback | 30 feet |
| Minimum Interior Side Setback | 10 feet |
| Minimum Corner Side Setback | 20 feet |
| Minimum Rear Setback | 10 feet |
Note: Additional standards, such as those related to transitional requirements, may apply when the HI district abuts a residential district [Section 18.150.180].
Performance and Operational Standards
Due to the nature of activities allowed in the HI (Heavy Industrial) district, operations must minimize off-site impacts:
- Noise and Vibration: All activities must comply with the city’s noise standards. Ground vibrations perceptible without instruments at the property line are prohibited, excluding temporary activities like construction or trucking [Section 18.150.130].
- Hazardous Materials: All handling, storage, and disposal of hazardous materials must comply with California Hazardous Materials Regulations (Title 22) and other applicable requirements [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 masonry wall with landscape screening. Storage is not permitted in front yards or street-facing yards [Section 18.150.120].
Sections Cited
- Section 18.25.030: Allowable land uses and permit requirements
- Section 18.50.010: Business park and industrial districts (Purpose)
- Section 18.50.020: Business park and industrial districts – Allowed uses and permit requirements
- Section 18.50.030: Business park and industrial districts – Development standards
- Section 18.150.120: Outdoor storage
- Section 18.150.130: Performance standards
- Section 18.150.180: Transitional requirements