Land Use Approvals and Permit Requirements in the Heavy Industrial (HI) District
In the Heavy Industrial (HI) zoning district of the City of Concord, land uses are permitted, conditionally permitted, or prohibited based on the classifications defined in the Concord Development Code. Uses designated as "UP" in the relevant land use tables require a Use Permit (a form of conditional use permit) approved by the Planning Commission, while uses marked as "MP" require a Minor Use Permit approved by the Zoning Administrator.
Understanding Permit Requirements for the HI District
In the City of Concord, "conditionally permitted" uses are those that require approval of either a Minor Use Permit (MP) or a full Use Permit (UP) [Section 18.20.030]. Within the Heavy Industrial (HI) zoning district, specific land uses must obtain one of these discretionary approvals before they can be established, constructed, or altered [Section 18.25.020].
Uses Requiring Discretionary Permits in the HI District
Based on the allowed land use tables provided in the Concord Development Code, the following uses require either a Use Permit (UP) or a Minor Use Permit (MP) within the Heavy Industrial (HI) district.
Industrial and Commercial Uses Requiring Permits in the HI District
| Land Use Classification | Permit Type in HI District |
|---|---|
| Auto Wrecking, Dismantling Yard | UP |
| Industry, Heavy | UP |
| Hazardous Materials Storage | UP |
| Self-Storage Facility, Mini-Storage | UP |
| Vehicle Storage | UP |
| Towing Services | AP* |
*Note: While listed as "AP" (Administrative Permit) in Table 18.50.020, various sections indicate that specific discretionary processes may apply based on the operational nature of the site.
Community, Recreational, and Other Uses Requiring Permits in the HI District
| Land Use Classification | Permit Type in HI District |
|---|---|
| Cultural Institution | UP |
| Nursing Facility/Extended Care | MP |
| Parking Facility | MP |
| Small Collection Facility | AP* |
| Large Collection Facility | UP |
| Processing Facility | UP |
| Wireless Communications Facility | AP, MP, or 6409 |
| Mining and Quarrying | UP |
Determination of Permit Type
The Planning Division maintains the authority to determine if an unlisted use is "similar and compatible" to a listed use, which may then be allowed in the HI district subject to the same permit requirements as the listed use [Section 18.25.030]. If two or more uses are proposed on a single parcel in the HI district, the overall project is subject to the highest permit level required for any individual use [Section 18.25.030].
Procedures for Discretionary Approvals
Projects in the HI district requiring a Use Permit or Minor Use Permit must undergo the following review processes:
- Minor Use Permits (MP): These applications are typically reviewed and approved or disapproved by the Zoning Administrator at a public hearing [Section 18.435.030]. The Zoning Administrator has the discretion to refer any Minor Use Permit application directly to the Planning Commission for a decision [Section 18.435.030].
- Use Permits (UP): These applications are reviewed and approved or disapproved by the Planning Commission at a public hearing [Section 18.435.030].
- Findings: For the Planning Commission or Zoning Administrator to approve a Use Permit or Minor Use Permit in the HI district, they must make specific findings, including that the proposed use is consistent with the City of Concord General Plan, is compatible with existing and future land uses in the vicinity, and is physically suitable for the site [Section 18.435.060].
Sections Cited
- Section 18.20.030: Definitions
- Section 18.25.020: General requirements for development and land use
- Section 18.25.030: Allowable land uses and permit requirements
- Section 18.435.030: Review authority
- Section 18.435.060: Findings and decision