Brentwood City Zoning Code
ARTICLE III
Residential Zoning Regulations
§ 17.100.001 Title and purpose of provisions.
A.
Title. The provisions of this article shall be known as the "residential zoning regulations" of this title.
B.
Purpose. The purposes of the residential zones and the regulations applying to these zones are as follows:
1.
To provide appropriately located areas for a variety of residential neighborhoods to meet the housing needs of the Brentwood community;
2.
To provide for a range of housing types and housing alternatives for all economic segments of the community;
3.
To encourage the provision of attractive and stimulating surroundings that will make Brentwood's residential areas enjoyable places to live;
4.
To protect residential areas from the intrusion of incompatible uses or activities which may impair the livability of a neighborhood.
(Ord. 408, 1987)
§ 17.100.002 Applicability of provisions.
The provisions of this chapter shall apply to the RE, R-1-E, R-1, R-2 and R-3 zones unless expressly provided otherwise, and are supplementary to the residential zoning regulations of this title.
(Ord. 408, 1987)
§ 17.100.003 Design and site development review required.
A.
Design and site development review shall be required pursuant to Chapter 17.820 for each new housing unit, including a single-family dwelling, duplex, triplex, townhouse, multiple residential dwelling or mobile home.
B.
The city council may, through resolution, delegate to the planning department, design and site development review for certain types or categories of residential projects.
C.
Prior to the granting of design and site development review by the planning department, written notification of the pending application shall be given to the planning commission. If any member of the planning commission requests, within five days of receipt of the notification, that a pending application be considered by the commission, such application shall be scheduled at the next regularly scheduled meeting.
(Ord. 408, 1987; Ord. 469 § 2, 1990)
§ 17.100.004 Design criteria-Single-family residence.
A.
All housing units shall have a minimum overall width and depth of twenty feet.
B.
Exterior building material shall be of the type customarily used on conventional housing and shall be compatible with the existing homes in the immediate neighborhood. Recommended siding material includes all types of board; plywood a minimum of one-half inch thick class 303 or 303-6 only with approved stain or paint application, and the use of hot dipped galvanized nails only; stucco; brick, stone, cultured stone; shake or shingle which has been pressure treated at the mill.
C.
The architectural style of the structure shall be complimentary to and compatible with the architectural style of the existing homes in the immediate neighborhood.
D.
All siding material shall extend to a maximum of ten inches from the finish grade of the lot.
E.
All roofing material shall be of the type customarily used on conventional housing and shall be compatible with the existing homes in the immediate neighborhood. Recommended roofing material includes all types of tile; composition which is a thick butt architectural; and cedar shake or shingle which has been pressure treated at the mill.
F.
All roofs shall have a minimum twelve-inch eave overhang and shall have a pitch of not less than a four-inch vertical rise for each twelve-inch horizontal run.
G.
All materials shall be installed in accordance with the Uniform Building Code (UBC) and manufacturer's specifications.
H.
All housing units shall have an enclosed two-car garage having an inside clear width of eighteen feet and depth of twenty feet. Garages shall be constructed with material identical to or compatible with the external material of the housing unit. Garage doors shall have a minimum width of sixteen feet except where two doors are provided, in which case the doors shall have a minimum width of eight feet. A garage facing a street shall be set back not less than twenty feet measured from the property line to the center of the garage door.
I.
The floor elevation of the housing unit shall be a maximum of twenty-four inches above the finish grade of the lot or be compatible with the immediate neighborhood.
J.
All housing units shall comply with the minimum setback standards established for the single-family residential zone in which the unit is located.
K.
Front yards and unfenced side yards adjacent to a street shall be landscaped in conformance with the standards set forth in Sections 17.630.008(H) through (N). Landscaping shall be installed within eighteen months of occupancy of that housing unit.
(Ord. 408, 1987)
§ 17.100.005 (Reserved)
Editor's Note: Section 17.100.005, Accessory dwelling units, consisting of Ord. 769, Ord. 991, Ord. 1021, Ord. 1030, Ord. 1033, and Ord. 1052, was repealed by Ord. 1083, 2/25/2025. See now Chapter 17.715.
§ 17.100.006 Minimum zoning size.
§ 17.100.007 Nonconforming lots.
See Section 17.610.014.
(Ord. 408, 1987)
§ 17.100.008 Density bonuses and other incentives.
Density bonuses or other incentives for housing shall be permitted in any R zone district pursuant to Chapter 17.720.
(Ord. 408, 1987; Ord. 448 § 3, 1989)
§ 17.110.001 Purpose of provisions.
The purpose of the RE (ranchette estate) zone is to provide semirural residential areas to serve as a buffer or transition between higher density urban residential development and productive agricultural uses or adjacent urban communities. The RE zone provides areas where single-family residences and facilities for limited numbers of livestock and small farming operations may be located.
(Ord. 408, 1987)
§ 17.110.002 Permitted uses.
The following uses are permitted within the RE zone:
A.
One single-family dwelling per parcel including manufactured homes;
B.
Rooming and boarding subject to Section 17.650.003;
D.
Temporary uses related to the primary use and subject to obtaining a temporary use permit pursuant to Chapter 17.850;
F.
Residential care facilities, regardless of size and occupancy, shall be subject only to the same requirements as other residential uses within the same zone;
L.
Agricultural employee housing for six or fewer persons, in compliance with California Health and Safety Code Section 17021.5, shall be subject only to the same requirements as other residential uses within the same zone.
§ 17.110.003 Conditionally permitted uses.
The following uses require special consideration and approval of a conditional use permit in accordance with Chapter 17.830:
A.
(Reserved);
B.
Public facilities including parks, playgrounds, public schools and other public buildings;
C.
Churches and religious institutions and parochial or private schools;
D.
Community buildings, clubs and activities of quasi-public, social, fraternal or recreational character such as golf, tennis and swimming clubs intended to primarily serve the immediate neighborhood or residential project;
E.
Mobile home parks provided density does not exceed that specified in the general plan for the property on which the mobile home park is proposed and subject to the provisions of Chapter 17.710;
F.
Dog fancier's license in accordance with the provisions of Section 17.670.009.
§ 17.110.004 Regulations for lot area, density, yards, height and related matters.
§ 17.110.005 Other regulations.
A.
Design and site development review shall be required for all housing units pursuant to Sections 17.100.003 and 17.100.004.
B.
Off-street parking shall be provided pursuant to Chapter 17.620 and Section 17.100.004H.
C.
The parking and storage of boats, trailers and similar vehicles and equipment shall be subject to the provisions of Section 17.620.016.
(Ord. 408, 1987)
§ 17.120.001 Purpose of provisions.
The purpose of the R-1-E (single-family residential estate) zone is to provide for large single-family residential parcels in an identifiable, suburban residential neighborhood. The R-1-E zone provides areas where single-family residences and common facilities for large livestock may be located if planned and provided for within the design of the subdivision and approved by the city.
(Ord. 408, 1987)
§ 17.120.002 Permitted uses.
The following uses are permitted in the R-1-E zone:
A.
Those uses which are permitted uses within the RE (ranchette estate) zone except animal husbandry and limited animal husbandry;
B.
Single-family dwelling units not exceeding a density of two dwelling units per gross acre;
(Ord. 408, 1987; Ord. 1083, 2/25/2025)
§ 17.120.003 Conditionally permitted uses.
The following uses require special consideration and approval of a conditional use permit in accordance with Chapter 17.830:
A.
Those conditionally permitted uses within the RE (ranchette estate) zone;
B.
Residential projects with a density exceeding two dwelling units per gross acre, however, no project shall exceed the maximum density of three dwelling units per gross acre;
C.
Limited animal husbandry, if planned and provided for within the design of the subdivision. If parcels are less than one acre in size the livestock shall be housed in a common area.
(Ord. 408, 1987)
§ 17.120.004 Regulations for lot area, density, yards, height and related matters.
The following regulations shall apply to the R-1-E zone:
A.
Minimum lot area for permitted uses: fourteen thousand five hundred square feet; minimum lot area for conditionally permitted uses: ten thousand square feet;
C.
Minimum front yard: twenty feet;
D.
Minimum side yards: ten feet, the sum of both sides: 25 feet, except as provided in subsection F3 of this section;
E.
Minimum rear yard: thirty feet;
F.
Exceptions.
1.
Any subdivision approved after the effective date of the ordinance codified in this title shall have a one acre maximum lot size and shall have an average lot size of one-half acre,
2.
Cul-de-sac lots shall have a width of not less than one hundred feet measured thirty feet from the front property line and no less than forty-foot width at the front property line,
3.
Corner lots shall maintain a side yard on the street side of fifteen feet;
G.
Maximum Building Height. No main building shall exceed the height of two stories and thirty feet and accessory buildings shall not exceed one story and fifteen feet except that barns, utilized within those subdivisions designed for large livestock may be constructed to a height of thirty-five feet if approved in accordance with the conditional use permit procedures.
(Ord. 408, 1987; Ord. 500 § 2, 1991)
§ 17.120.005 Other regulations.
A.
Design and site development review shall be required for all housing units pursuant to Sections 17.100.003 and 17.100.004.
B.
Off-street parking shall be provided pursuant to Chapter 17.620 and Section 17.100.004H.
C.
The parking and storage of boats, trailers and similar vehicles and equipment shall be subject to the provisions of Section 17.620.016.
(Ord. 408, 1987)
§ 17.130.001 Purpose of provisions.
The purpose of the R-1 (single-family residential) zone is to provide areas for three-and-one-half dwelling units per gross acre and areas of different lot sizes through the use of the R-1-6, R-1-8, R-1-10 and R-1-12 subzones and the specific regulations for each subzone as specified in this chapter.
(Ord. 408, 1987)
§ 17.130.002 Permitted uses.
§ 17.130.003 Conditionally permitted uses.
The following uses require special consideration and approval of a conditional use permit in accordance with Chapter 17.830:
A.
Those conditionally permitted uses within the R-1-E (ranchette estate) zone;
B.
Residential projects with a density exceeding three-and-one-half dwelling units per gross acre, however, no project shall exceed the maximum density of six dwelling units per gross acre;
C.
Subdivisions having a reduced lot size, patio houses, row houses, apartments and similar housing developments provided as follows:
1.
The entire parcel or a group of parcels are master planned,
2.
Any increases in density are offset by lessor densities or greater lot sizes within the development or through the provision of permanent open space so that the overall density is within the range of 1.1 to six dwelling units per gross acre.
(Ord. 408, 1987)
§ 17.130.004 Regulations for lot area, density, yards, height and related matters.
The following regulations shall apply to the R-1 zone and subzones:
C.
Maximum lot depth: one hundred fifty feet;
D.
Minimum front yard: twenty feet;
E.
Minimum lot frontage: one-half the required lot width;
F.
Minimum side yards: for each subzone as follows except as provided for in H-2 and H-3:
G.
Minimum rear yard: twenty feet;
H.
Exceptions.
1.
The lot width for lots on culs-de-sac, curvilinear streets, etc. shall be measured thirty feet from the front property line,
2.
Lots having no direct vehicular access to the rear yard from a public street or alley shall provide such by maintaining a side yard having a width with unobstructed vertical and horizontal clearance of ten feet,
3.
Corner lots shall maintain a minimum side yard on the street side of ten feet;
I.
Maximum Building Height Limit. No main building shall exceed the height of two stories and thirty feet.
(Ord. 408, 1987)
§ 17.130.005 Other regulations.
A.
Design and site development review shall be required for all housing units pursuant to Sections 17.100.003 and 17.100.004.
B.
Off-street parking shall be provided pursuant to Chapter 17.620 and Section 17.100.004H.
C.
The parking and storage of boats, trailers and similar vehicles and equipment shall be subject to the provisions of Section 17.620.016.
(Ord. 408, 1987)
§ 17.140.001 Purpose of provisions.
The purpose of the R-2 (moderate density multifamily residential) zone is to encourage the development of more affordable and innovative housing primarily for duplexes, triplexes, townhouses and single-family attached or detached homes on smaller lots.
(Ord. 408, 1987)
§ 17.140.002 Permitted uses.
The following uses are permitted within the R-2 zone:
A.
Single-family dwellings including manufactured homes;
B.
Rooming and boarding subject to Section 17.650.003;
C.
Duplex, triplex, apartments and other small multifamily structures; townhouses and single-family attached homes; all not exceeding a density of nine dwellings per gross acre;
E.
Temporary uses related to the primary use subject to obtaining a temporary use permit pursuant to Section 17.850;
G.
Residential care facilities, regardless of size and occupancy. Residential care facilities shall be subject only to the same requirements as other residential uses within the same zone;
L.
Supportive housing pursuant to Government Code Section 65651. Subject only to the same standards as other multifamily uses within the same zone;
M.
Agricultural employee housing for six or fewer persons, in compliance with California Health and Safety Code Section 17021.5, shall be subject only to the same requirements as other residential uses within the same zone.
§ 17.140.003 Conditionally permitted uses.
The following uses require special consideration and approval of a conditional use permit in accordance with Chapter 17.830:
A.
Public facilities including parks, playgrounds, public schools and other public buildings;
B.
Churches and religious institutions and parochial or private schools;
C.
Community buildings, clubs and activities of quasi-public, social, fraternal or recreational character such as golf, tennis and swimming clubs intended to primarily serve the immediate neighborhood or residential project;
D.
Residential projects with a density exceeding nine dwelling units per gross acre, however, no project shall exceed the minimum density of twelve dwelling units per gross acre;
E.
Mobile home parks provided the density does not exceed that specified in the general plan for the property on which the mobile home park is proposed and subject to the provisions of Chapter 17.710;
F.
Dog fancier's license in accordance with the provisions of Section 17.670.009.
§ 17.140.004 Regulations for lot area, density, yards, height and related matters-Apartments.
The following regulations shall apply to the building of apartments in the R-2 zone:
A.
Minimum lot area: six thousand square feet;
B.
Minimum lot width: fifty feet;
C.
Minimum front yard: fifteen feet;
D.
Minimum side yards: five feet, sum of both sides; fifteen feet;
E.
Minimum rear yard: twenty feet;
F.
Corner lots shall maintain a side yard on the street side of ten feet;
G.
Maximum Allowable Density.
1.
The minimum net lot area per dwelling unit shall be two thousand five hundred square feet for those lots having a net area of twelve thousand square feet or less,
2.
The minimum net lot area per dwelling unit shall be three thousand square feet for those lots having a net area of twelve thousand to thirty thousand square feet,
3.
The maximum density for lots greater than thirty thousand one square feet shall be nine dwellings per gross acre,
4.
Greater densities, not to exceed twelve dwellings per gross acre, may be approved subject to a conditional use permit and based upon how well the project conforms to the policies and standards of the city.
(Ord. 408, 1987)
§ 17.140.005 Regulations for lot area, density, yards and related matters- Single-family dwellings.
The following regulations shall apply to the building of attached or detached single-family dwellings in the R-2 zone:
A.
Minimum lot area: three thousand seven hundred fifty square feet;
B.
Average lot area per subdivision: four thousand square feet;
C.
Minimum lot width: thirty-seven-and-one-half feet;
D.
Average lot width per subdivision: forty feet;
E.
Minimum front yard: twenty feet;
F.
Minimum side yard: zero feet, total of the side yards must be twelve feet;
G.
Minimum rear yard: twenty feet;
H.
Minimum street frontage, cul-de-sac lots: twenty-five feet;
I.
Corner lots shall maintain a side yard on the street side of twelve feet.
(Ord. 408, 1987)
§ 17.140.006 Regulations for height, coverage and dwellings per building- Apartments and attached single-family dwellings.
The following regulations shall apply to the building of apartments and attached single-family dwellings in the R-2 zone;
A.
Allowable Dwellings Per Building. The maximum number of dwelling units within an individual building shall not exceed six.
B.
Maximum Lot Coverage. The main building and all accessory buildings shall not cover more than forty percent of the lot area.
(Ord. 408, 1987)
§ 17.140.007 Other regulations.
A.
Design and site development review shall be required for all housing units pursuant to Sections 17.100.003 and 17.100.004.
B.
Off-street parking shall be provided pursuant to Chapter 17.620 and Section 17.100.004H.
C.
The parking and storage of boats, trailers and similar vehicles and equipment shall be subject to the provisions of Section 17.620.016.
D.
Accessory buildings and structures shall be permitted pursuant to the provisions of Chapter 17.660.
E.
Architectural features may project into any required yard pursuant to the provisions of Chapter 17.660.
F.
Usable Open Space. Residential projects shall provide and maintain private and shared open space as follows:
1.
A minimum of six hundred square feet of usable open space shall be provided for each dwelling unit on a lot.
2.
A minimum of seventy-five percent of the dwelling units on a lot shall be provided with private usable open space as follows:
a.
Private usable open space shall be directly accessible from the unit served and available only to that unit.
b.
Ground level private usable open space shall have a minimum area of one hundred square feet and a minimum dimension of eight feet, furthermore, no more than fifty percent of that area may be covered by a roof or second story balcony or deck.
c.
Aboveground level private usable open space shall have a minimum area of sixty square feet and a minimum dimension of six feet. Furthermore, no more than fifty percent of that area may be covered by a roof, balcony or deck.
3.
Shared usable open space shall be available and accessible to all occupants of the residential project for purposes of active and/or passive outdoor recreation, exclusive of driveways, areas for off-street parking and services, and exclusive of the required front yard setback. All shared usable open space shall be at ground level and shall have a minimum dimension of twelve feet and shall not be covered by any roof, balcony or other such covering.
(Ord. 408, 1987)
§ 17.150.001 Purpose of provisions.
The purpose of the R-3 (high density multifamily residential) zone is to provide appropriate areas for apartments or condominiums in close proximity to the central business district.
(Ord. 408, 1987)
§ 17.150.002 Permitted uses.
The following uses are permitted within the R-3 zone:
A.
Those uses which are permitted uses within the R-2 (moderate density multifamily residential) zone;
B.
Apartments, condominiums, townhouses and attached single-family homes;
C.
Duplex, triplex, townhouses, apartments and other multifamily structures not exceeding a density of sixteen dwelling units per gross acre;
(Ord. 408, 1987; Ord. 1083, 2/25/2025)
§ 17.150.003 Conditionally permitted uses.
The following uses require special consideration and approval of a conditional use permit in accordance with Chapter 17.830:
A.
Those conditionally permitted uses within the R-2 (moderate density multifamily residential) zone;
B.
Residential projects with a density exceeding sixteen dwelling units per gross acre, however, no project shall exceed the maximum density of twenty dwelling units per gross acre.
(Ord. 408, 1987)
§ 17.150.004 Regulations for lot area, density, yards, height and related matters.
The following regulations shall apply to the R-3 zone:
A.
Minimum lot area: six thousand square feet;
B.
Minimum lot width: seventy-five feet;
C.
Minimum front yard: ten feet;
D.
Minimum side yards: five feet, sum of both sides: fifteen feet;
E.
Minimum rear yard: twenty feet;
F.
Corner lots shall maintain a side yard on the street side of ten feet;
G.
Maximum Allowable Density.
1.
The minimum net lot area per dwelling unit shall be one thousand five hundred square feet for those lots having a net area of twelve thousand square feet or less,
2.
The minimum net lot area per dwelling unit shall be two thousand square feet for those lots having a net area of twelve thousand to thirty thousand square feet,
3.
The maximum density for lots greater than thirty thousand square feet shall be sixteen dwelling units per gross acre,
4.
Greater densities, not to exceed twenty dwelling units per gross acre, may be approved subject to a conditional use permit and based upon how well the project conforms to the policies and standards of the city;
H.
Maximum Lot Coverage. The main building and all accessory buildings shall not cover more than forty percent of the lot area;
I.
Maximum building height limit: three stories not to exceed thirty-six feet.
(Ord. 408, 1987)
§ 17.150.005 Other regulations.
A.
Design and site development review shall be required for all housing units pursuant to Sections 17.100.003 and 17.100.004.
B.
Off-street parking shall be provided pursuant to Chapter 17.620 and Section 17.100.004H.
C.
The parking and storage of boats, trailers and similar vehicles and equipment shall be subject to the provisions of Section 17.620.016.
D.
Accessory buildings and structures shall be permitted pursuant to the provisions of Chapter 17.660.
E.
Architectural features may project into any required yard pursuant to the provisions of Chapter 17.660.
F.
Usable Open Space. Residential projects shall provide and maintain private and shared open space as follows:
1.
A minimum of five hundred square feet of usable open space shall be provided for each dwelling unit on a lot.
2.
A minimum of seventy-five percent of the dwelling units on a lot shall be provided with private usable open space as follows:
a.
Private usable open space shall be directly accessible from the unit served and available only to that unit.
b.
Ground level private usable open space shall have a minimum area of one hundred square feet and a minimum dimension of eight feet, furthermore, no more than fifty percent of that area may be covered by a roof or second story balcony or deck.
c.
Aboveground level private usable open space shall have a minimum area of sixty square feet and a minimum dimension of six feet, furthermore, no more than fifty percent of that area may be covered by a roof, balcony or deck.
3.
Shared usable open space shall be available and accessible to all occupants of the residential project for purposes of active and/or passive outdoor recreation, exclusive of driveways, areas for off-street parking and services, and exclusive of the required front yard setback as follows:
a.
A minimum of seventy-five percent of the shared usable open space shall be at ground level, the remainder may be located above ground on a balcony or roof deck.
b.
Ground level shared usable open space shall have a minimum dimension of twelve feet and shall not be covered by any roof, balcony or other such covering.
c.
Aboveground level shared usable open space shall have a minimum dimension of ten feet and minimum area of two hundred square feet, which shall be unobstructed and shall not serve as access to any residential unit. A maximum of twenty-five percent of the aboveground level shared open space may be covered.
(Ord. 408, 1987)