Concord | Permits and fees

Concord, California Permits and Fees: Who Decides, Pre-Application Steps, Hearings, Appeals, Time Limits, Planning Fees, Park Land, Sewer and Other Development Fees

Concord's Development Code names four permit levels and a body that decides each one. Most planning work is billed by the hour against a deposit, and the amounts are in one document, the City's Fees and Charges for Various Municipal Services, which the City Council last adopted on April 28, 2026 for a July 1, 2026 start. That schedule also holds the charges that add most to the cost of a new home: the park land fee, the sewer capacity fee and the housing in-lieu fee. This page covers who decides, the steps before and after filing, hearings and appeals, how long an approval lasts, and the fees. The Concord overview has the summary.

Who Decides Each Application

Sources: Concord Development Code Table 18.400.020, Section 18.25.030(B), Table 18.500.020 and Section 18.510.010.

• Zoning clearance. A zoning clearance is a staff check that a use is permitted and meets the standards. Section 18.25.030 calls it "a stamp, signature, or other official notation on approved plans, business license or similar." Staff may attach "generally applicable conditions of approval."
• The Zoning Administrator. Section 18.15.050 creates the position to "hear and decide applications for minor use permits, minor subdivisions, variances, appeals to minor exceptions, and appeals to administrative permits." The Zoning Administrator "may refer any application directly to the planning commission."
• Several permits at once. When a project needs more than one permit, "all applications shall be filed, processed, reviewed, and approved or disapproved concurrently by the highest level of authority required for any one application."
• Design and site review. This review of site layout and building design is decided with the main permit. Where no other permit is needed, it "may be approved administratively by the planning division, with recommendation from the design review board, as appropriate."
• Housing under objective standards. For housing that state law or the code sends to ministerial review, meaning a staff check against fixed rules, "the review authority for the project shall be the planning division."
• Use permit findings. Chapter 18.435 requires five findings, among them that "The site is physically suitable for the type, density, and intensity of the proposed use" and that the project "would not be detrimental to the public health, safety, or welfare of the persons residing or working in the subject neighborhood."

Before You File

• Initial meeting. Section 18.402.020: "prospective applicants are required to meet with staff prior to completing and filing a permit application," unless the Planning Division waives it or the project uses the state housing preliminary application. The meeting covers the permits needed, the checklist and "any necessary technical studies."
• City preliminary application. Section 18.402.030 requires one before a formal application for projects that need a general plan amendment or rezoning, projects that do "not appear to qualify for an exemption under the California Environmental Quality Act," new nonresidential buildings, and requests for a density bonus. It "does not grant a vested right to develop the project under the regulations and fees in effect at the time," so later changes to rules and fees still apply.
• State preliminary application for housing. Section 18.402.040 follows a state law known as SB 330. A housing project that files it "shall be subject only to the ordinances, policies, and standards adopted and in effect when the preliminary application was deemed submitted." The full application must follow "Within 180 calendar days," and a change of 20 percent or more in homes or floor area requires a new filing.
• Where to go. The Permit Center is at 1950 Parkside Drive, Wing D. The SB 9 handout gives its hours as "8am-12pm and 1pm-4pm, Monday - Friday (except City holidays)," and the Planning Division number as (925) 671-3152. The City's Planning Permits page lists the application form and a checklist for each permit type.
• Site violations. The Planning Division "may reject and not process an application" where a code violation exists on the site, "except for any permit application needed to correct the violation."

Filing, Completeness and Review

• Fees first. "No application shall be deemed complete and processing shall not commence on any application until all required fees and deposits have been paid." The fees are those "in effect as of July 1st of any given year."
• Staff committee. The Development Advisory Committee, made up of City staff, reviews applications "for completeness, consistency with city requirements, and accuracy."
• Thirty days. Section 18.405.040: "within 30 calendar days of application filing, the applicant shall be informed, in writing, that the application is complete and has been accepted for processing, or that the application is incomplete." Government Code 65943 sets the same period and requires "an exhaustive list of items that were not complete."
• Each resubmittal. "the date of any new submittal shall begin another 30-day review period."
• Six months to respond. If the applicant does not supply the missing items "within six months after the date of the first filing of the application, the application shall expire and shall be deemed withdrawn." Staff may grant "an additional six months."
• Neighborhood meeting. Section 18.405.050 requires one for "All residential projects or mixed-use projects with at least two-thirds residential floor area that are located within 300 feet of an existing residential use" that need a discretionary approval, one where the City may say no or add conditions. The City's Public Notification Process handout says "City staff will prepare and send out the neighborhood meeting notice," and that notices "are generally sent out 14 days before the meeting."
• Revised plans. Revised materials "shall be submitted at least 15 days before any scheduled public meeting or hearing."
• Typical timing. The City's Planning Commission process chart shows a hearing "Typically scheduled within 6-10 weeks from the date the application is deemed complete," with environmental review "Typically 4 + weeks depending on need for special studies." The chart is marked as based on a typical application.

State Deadlines for a Decision

State law sets outer limits on how long the City may take once an application is complete. The limits for housing approved by staff are short:

• ADUs. The City section says an ADU building permit "shall be ministerially processed within 60 days of receipt of a complete application." Government Code 66317 adds that after 60 days with no decision "the application shall be deemed approved," meaning it is treated as approved.
• SB 9 lot splits. Government Code 66411.7: "An application for an urban lot split shall be considered and approved or denied within 60 days from the date the local agency receives a completed application."
• Small-lot maps. Government Code 66499.41 gives 60 days for a qualifying map of 10 or fewer parcels.
• Other projects. Government Code 65950 requires a decision within "Sixty days from the determination by the lead agency that the project is exempt from the California Environmental Quality Act." Limits of 180, 90 or 60 days apply after an environmental impact report is certified, by project type. The California Environmental Quality Act is the state law that requires study of a project's effects on the environment.
• Lot consolidation sites. The City's own incentive gives projects reviewed by staff with no hearing on listed sites a decision "within 90 days" for 150 homes or fewer and "within 180 days" for larger projects.
• Subdivision maps. Title 17 says the City acts on a tentative map "within the time frames specified in Government Code Section 65950."

Hearings and Notice

• Mailed notice. Section 18.500.020: "Notice shall be mailed or delivered at least 10 calendar days before the scheduled hearing" to the owner and applicant, affected local agencies, and "All property owners and renters" within the radius in the table above.
• Larger radius wins. The City handout says "If more than one application is being processed at one time, the larger notification area (radius) applies," and that "Applicants are responsible for postage exceeding 100 mailed notices."
• Site poster. The handout makes the applicant responsible for a hearing poster on the site. "The poster(s) must be picked up from the City offices at least 12 days prior to the hearing."
• Notice of the decision. "Within 10 calendar days of a decision on an application for a planning permit or other approval, the city shall provide notice to the applicant and to any person who specifically requested notice."
• Minor exceptions and variances. For these two, the notice names a decision date, and "a public hearing will be held only if requested in writing by any interested person."
• Hearing limit for housing. Chapter 18.152 notes that state law may limit "the total number of public hearings that may be held on a project, including appeals." In that case the Zoning Administrator may send an appeal straight to the City Council.

Appeals and Calls for Review

• The chain. Section 18.510.010: a decision of the "Planning division may be appealed to the zoning administrator," one of the "Zoning administrator may be appealed to the planning commission," and one of the "Planning commission may be appealed to the city council."
• Who may appeal. "An appeal may be initiated by the applicant, property owner, or any interested person."
• Ten days. Section 18.510.030: "An appeal of a decision by an applicant or other interested person shall be initiated within 10 calendar days of the date of the decision."
• Call for review. A member of the Planning Commission or City Council may call a lower decision up for review "before the effective date of the decision."
• Effect. A timely appeal "shall cause a stay" in the effective date of the decision until the appeal is decided.
• Hearing date. The appeal is heard "no less than 12 and no more than 45 days of the city's receipt of an appeal," and the appeal body hears the matter anew and "may consider new materials and testimony."
• Decision. "Decisions on appeals or calls for review shall be rendered within 30 calendar days of the close of the hearing," and failure to act in time "shall be deemed affirmation of the original decision."
• Fee. The schedule lists an appeal of a staff interpretation or permit decision at $138 plus public notification, and adds that "appeals by project applicant also subject to actual hours." An appeal to the City Council is also $138 plus the public notification fee.
• SB 9. The City handout says an SB 9 decision "may be appealed pursuant to CDC 18.510.010(A)(1) within ten calendar days."
• ADUs. The ADU section says "No appeals are permitted." State law now requires an appeal process for an applicant whose ADU application is denied or found incomplete, as the ADUs and SB 9 page explains.

How Long an Approval Lasts

• Twenty-four months. Section 18.505.020: a planning permit "that is not exercised within 24 months of its approval shall expire and become void," unless extended or unless the applicant shows a delay "due to circumstances beyond their control."
• Exercised. A permit is exercised when "A building or grading permit has been issued and actual construction diligently commenced thereon and has not expired," when "A certificate of occupancy has been issued," or when "The use is established (in operation) at the site." A certificate of occupancy is the City document that allows a building to be occupied.
• Extension. The request is filed "at least 10 days before the expiration of the permit," the review authority "shall hold a public hearing on any proposed extension," and it "may grant a time extension for up to a total of 24 months from the date of the decision to extend the permit."
• Phases. In a phased project, each later phase "shall be exercised within 12 months from the date that the previous phase was exercised," until half the site is developed.
• With a map. Where a project includes a tentative map, the first drawing of a land division, "all planning permit approvals shall be valid for the life of the tentative map." A tentative map lasts 24 months and may be extended for up to six years.
• After a denial. "For a period of 12 months following the disapproval" of a discretionary permit, the same or a similar application may not be filed for the site, unless the denial was made without prejudice, which leaves the applicant able to file again.
• New owner. A permit "shall continue to be valid upon a change of ownership." If the use stops "for six months or more, then the use permit shall no longer be valid."

Planning Fees From July 1, 2026

Source: City of Concord, Fees and Charges for Various Municipal Services, Resolution No. 26-6042.1, date of last adoption 4-28-2026, Section D.

• Deposits. A note to the schedule says "Fees billed on an hourly basis require an upfront deposit of estimated fees," and that the listed amount is "the required minimum deposit." Staff may adjust it "based on the project parameters."
• Consultants. "all outside consultant costs required for the project are billed at actual cost plus 20% administrative costs."
• Refunds. "Refunds of unused trust account balances will be provided upon request." An account with no activity for four years is forfeited.
• Withdrawals. A fixed filing fee is refunded in full if the application is withdrawn in writing "within three (3) workdays of filing," and at 40 percent within seven workdays.
• Estimates. The City's Fee Schedules page points to its Permit Pal tool "To estimate total fees for your development project." That tool was not opened for this guide.

Fees on New Homes

Source: City of Concord, Fees and Charges for Various Municipal Services, Resolution No. 26-6042.1, Section D, items 14, 28, 31, 32 and 37, and Table 3a, item S.

• Park land. Chapter 19.15 requires a developer to "dedicate park land, pay a fee in lieu thereof, or both, at the option of the city," as a condition of a map or of a permit "to construct any residential structure." The standard is "five acres of property for each 1,000 persons residing within the city." A project of 50 lots or fewer pays the fee.
• When park fees are paid. "Said fee shall be paid at the time of the issuance of the building permit, except that, for subdivisions of five or more lots, such fee shall be paid at the time of final map approval."
• Park fee credits. "The City shall grant a 50 percent credit of the applicable in-lieu Park Land fee for each newly constructed, remodeled, or converted affordable housing unit held affordable under a regulatory agreement." Park land requirements "shall not be imposed on any units" added through a density bonus, the extra homes state law grants to projects with affordable homes. A home rebuilt within a year after damage of more than 50 percent of its value pays no park fee.
• Small lot projects. Common open space in a small lot subdivision may count toward the park requirement, up to 25 percent of it.
• The rows numbered 28. The schedule prints rows 28.1 to 28.6 with no heading. Their amounts are in the column headed "Tran," and the rows cover homes, commercial, office, industrial and mini-storage space. Chapter 19.25 establishes an off-site street improvement program "citywide, except for the Concord Reuse Project site," and says its fees "shall be set forth in the Resolution Establishing Fees and Charges for Various Municipal Services." Ask the Engineering Division to confirm what the row covers before you budget it.
• Sewer. The capacity fee is a one-time charge for a share of the sewer system. Chapter 13.05 allows a credit after a demolition "where the original building was connected to the sewer system and paid the appropriate connection fees."
• Drainage. The schedule lists per-acre fees for six City drainage areas and per-square-foot fees for five County drainage areas. Which area a parcel is in was not read.
• Child care fee. Section 19.10.030 charges "0.5 percent of the development cost of a project," and the chapter's definition of a project leaves out "multifamily residential projects and residential developments."
• Affordable housing. The in-lieu fee, paid in place of building affordable homes, and the on-site requirement are explained on the three or more homes page.
• ADUs. The ADU lines of the schedule are on the ADUs and SB 9 page.
• State timing rule. Government Code 66007 says a city that charges fees on a residential development for public improvements or facilities "shall not require the payment of those fees or charges, notwithstanding any other provision of law, until the date of the final inspection, or the date the certificate of occupancy is issued, whichever occurs first," with listed exceptions. Ask the City when each fee on your project is collected.

Building and Engineering Charges

Source: City of Concord, Fees and Charges for Various Municipal Services, Resolution No. 26-6042.1, Section D, items 7, 13, 16, 19 and 48.

• Building permit fees. Plan review and inspection fees are in Table 3a of the schedule and rise with construction valuation, the estimated cost of the work. The schedule says the Building Official "may apply minimum valuations based upon the latest publication of International Code Council's Building Valuation Data." The plan review fee "shall be paid at time of application."
• Engineering fees. Chapter 19.05 says engineering and inspection fees for dividing land and inspecting construction are "as set forth in the Resolution Establishing Fees and Charges," and "shall be paid in full before commencement of work."
• Work in the street. An encroachment permit covers work in the public right-of-way, such as a new driveway approach or a sewer lateral, the pipe from a building to the public sewer. The schedule lists an application processing fee of $157 and an inspection fee of $704 per sewer lateral.
• Construction waste. The schedule lists a recycling program fee on covered projects in two places, at 0.30 percent of permit value in Section D and 0.33 percent in Table 3a, each with a residential cap.
• Fees of other agencies. School fees, water connection charges and fire district fees are set by other agencies and were not read for this guide.

Where the Code and City Documents Differ

• The unlabeled rows. Rows 28.1 to 28.6 of the schedule have no title, and the row numbers go from 26 to 28. The schedule does not say what the charge is for.
• Recycling fee. Section D, item 36.1 prints 0.30 percent with a $4,500 cap for residential projects. Table 3a, item R.1 prints 0.33 percent with a $4,950 maximum. Ask the Building Division which applies.
• SB 9 deposit. The SB 9 handout, updated 4/28/26, names a $2,000 deposit. The schedule effective July 1, 2026 lists $2,500 for an SB 9 preliminary application.
• ADU appeals. The ADU section allows no appeal. Government Code 66317 requires an appeal process, and state law controls.
• Map hearings. Title 17 holds a hearing on every tentative parcel map. State law requires approval with no hearing for SB 9 lot splits and qualifying small-lot maps.
• Park fee timing. Section 19.15.050 collects the park fee at the building permit. Government Code 66007 sets final inspection or the certificate of occupancy as the general rule for fees on homes, with exceptions.
• The process chart. The Planning Commission chart has a file mark of 6-30-06, which predates the 2012 Development Code. Its weeks are the City's own description of a typical case.

Limits of This Page

The code text is the publisher's copy, current through Ordinance 26-2 of September 8, 2026. The City's agenda system did not answer on October 10 or October 11, 2026, so City Council and Planning Commission agendas were not read, and this page cannot say whether a fee change is scheduled. The resolution that adopted the schedule, the studies behind the fees, Policy and Procedure No. 144 on traffic fees, the Permit Pal tool, the application checklists and the full building valuation tables were not read. The City's Agenda Center lists committee agendas, and it links to a separate system for City Council and Planning Commission agendas. Ask the Permit Center for a written fee estimate before you commit to a purchase.

Where to Go Next

Related on VanPlex: the Concord overview, the California impact fees page and the CEQA and permit streamlining page.

Frequently Asked Questions

Official sources (checked October 2026)