Brentwood City Zoning Code

Title. The provisions of this article shall be known as the "planned development zoning regulations" of this title.

Purpose. The purpose of planned development zones include the following:

To any property in the city at such time an application for rezoning for a planned development zone is made and to any property for which planned development zoning is approved;

To all or part of any area in the city for which a specific plan has been approved;

Rezoning to the planned development zone may be allowed through the approval by the city of a development plan showing the design of the project, the interrelationship of uses, their relation to the surrounding area and conformance of the plan to the community development plan and any applicable specific plan or following the adoption of an applicable specific plan.

Any and all compatible uses are permitted within the zoning regulations adopted for the specific planned development zone; provided, however, no use shall be authorized which does not conform to the community development plan of the city of Brentwood and to any applicable specific plan;

Pursuant to Chapter 17.715, ADUs are a permitted use in a PD zone that allow single-family or multifamily dwelling residential use. JADUs are a permitted use in a PD zone that is a single-family residential zone.

In addition to the rezoning procedure set forth in Chapter 17.870 the creation of a PD zone shall require the adoption of zoning ordinance text specifying the regulations applicable to the newly created zone.

In addition to the information required by Section 17.800.007, application for the creation of a PD zone shall require submittal of plans and supporting data as may be appropriate to the size, nature and specificity of the proposed development and the specificity of any applicable specific plan. Plans and data may include any of the following as may be required by the planning director.

In addition to the plans and data submitted pursuant to this section, application for the creation of a PD zone which is established to implement a specific plan adopted or proposed for adoption by the city shall require the submittal of a copy of the specific plan, or any amendment thereof, which has been adopted by the city, or a draft of a specific plan, or an amendment thereof, which has been submitted or is concurrently submitted to the city for its ultimate adoption.

That the proposed development will clearly result in a more desirable use of land, and a better physical environment than would be possible under any single or combination of zones;

That the PD zone proposed is on property which has a suitable relationship to one or more thoroughfares; and that such thoroughfares are adequate to carry any traffic generated by the development;

That the plan for the proposed development presents a unified and organized arrangement of buildings and service facilities which are appropriate in relation to adjacent or nearby properties and that adequate landscaping and/or screening is included if necessary to insure compatibility;

That the natural and scenic qualities of the site are protected, with adequate available public and private open spaces designated on the development plan;

That the development of the subject property, in the manner proposed by the applicant, will not be detrimental to the public welfare, will be in the best interests of the city and will be in keeping with the general intent and spirit of the zoning ordinance and with the city's community development plan, including all relevant elements thereof, and with any applicable specific plan adopted by the city.

If in the opinion of the city certain aspects of the planned development do not lend themselves to zoning regulations the city may require the applicant for rezoning to apply for a conditional use permit for consideration concurrent with the rezoning.

If provided for in the adopted PD zoning regulations, the conditional use permit procedure may be utilized for the approval of subsequent more detailed plans; provided, that such subsequent plans conform to the PD zoning regulations.

From time to time, the zoning administrator shall compare the actual development accomplished in any PD zone with the approved development plan and shall report his or her findings to the planning commission.

If, in the opinion of the planning commission the owner of the property in any PD zone is failing to conform to the approved development plan, the commission may initiate proceedings to remove the PD zone designation from the zoning map or may initiate proceedings for an amendment to the zoning regulations.

Authority. PD-1 (planned development one) zone is adopted pursuant to the authority set forth in Chapter 17.450.

Purpose. The purpose of PD-1 (planned development one) zone is to permit and regulate the development of that portion of specific plan area two, as designated by the city of Brentwood community development plan, which is encompassed by the Peterson Ranch specific plan.

Intent. It is intended that in order to achieve the purpose of the PD-1 (planned development one) zone, the coordinated development of the area encompassed by the zone will be undertaken in accordance with the Brentwood general plan and the Peterson Ranch specific plan. The boundary of the PD-1 zoning district is as shown on the map in Section 17.451.008.

Residential. All uses as set forth below:

(Reserved);

Public facilities including parks, playgrounds, public schools and other public buildings;

Churches and religious institutions and parochial or private schools;

Community buildings, clubs and activities of quasi-public, social, fraternal or recreational character intended to primarily serve the immediate neighborhood or residential project;

Riding academy or stables;

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;

A subsidized senior and handicap housing project at a density to be determined by the city based on location, design, availability of utilities and services and other criteria considered appropriate by the city;

Buildings in excess of two stories or thirty-five feet in height.

Single-family dwelling, detached—S-F(D);

Single-family dwelling, zero lot line—S-F(ZLL);

Single-family dwelling, townhouse—two to six dwelling units per building group—S-F(TH). Each single-family dwelling unit contained in a townhouse building shall be located on a legally separate parcel and shall have its own separate entrance located at ground level;

Multiple-family dwelling—two to six dwelling units per building—M-F.

All housing units shall have a minimum overall width and depth of twenty feet.

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.

The architectural style of the structure shall be complimentary to the area and compatible with the architectural style of the existing homes in the immediate neighborhood.

All siding material shall be extended to a minimum of ten inches from the finish grade of the lot.

All roofing material shall be of a type customarily used on conventional housing and shall be compatible with the existing homes in the immediate neighborhood.

All roofs shall have a minimum twelve-inch eave overhang and shall have a pitch of not less than two-inch vertical rise for each twelve-inch horizontal run.

All dwelling units, other than multiple-family dwelling 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 a setback not less than twenty feet measured from the property line to the center of the garage door.

Parking shall be provided for each multiple-family dwelling unit in an apartment complex as follows: one private space which shall be covered plus one public space which may be uncovered for each dwelling unit.

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.

All housing units shall comply with the applicable development standards set forth in Section 17.451.008.

Front yards and unfenced side yards adjacent to a street shall be landscaped in conformance with the standards set forth in Section 17.630.008(H) through (N) of the Brentwood Municipal Code. Landscaping shall be installed within eighteen months of occupancy of that housing unit.

Encroachments into required yards shall be in conformance with Chapter 17.660 of the Brentwood Municipal Code.

Vehicle storage shall be in conformance with Section 17.620.016 of the Brentwood Municipal Code.

Usable open space shall be in conformance with Section 17.140.007(F) of the Brentwood Municipal Code and shall apply to multiple-family dwellings.

Any development containing four or more single-family dwellings on contiguous lots shall provide a minimum of twenty-five percent of either:

Any garage exceeding thirty-two feet in width shall be located on a lot with a minimum width of ninety feet, as measured at the garage face. Garage width is defined as the door to door dimension.

Applicability of Design Guidelines in Peterson Ranch Specific Plan. In lieu of the application of the general criteria and standards contained in Sections 17.820.006 through 17.820.008, inclusive, of the Brentwood Municipal Code, the planning commission or the zoning administrator, as appropriate, shall apply the design guidelines set forth in Chapters 4 and 5 of the Peterson Ranch specific plan in evaluating development proposed for the PD-1 zone. Since these design guidelines respond to the goals, objectives and policies contained in the specific plan, as applied to site-specific conditions, they define the scope of the review by the planning commission and zoning administrator. The design guidelines shall specify an optimum level of performance in order to provide a direction for the future planning and design of the development of the Peterson Ranch. The design guidelines are intended to encourage creative, innovative design solutions which may not strictly conform to the guidelines in every detail, provided such solutions achieve the overall design objective of creating an extroverted and inviting community reminiscent of a rural character. The scope of the design guidelines does not include density or intensity of use, interior building design and layout and building type.

Application of Design and Site Review Procedure to Residential Development. In order to insure housing compatibility and to allow for alternative methods of construction, all new housing units constructed, moved or relocated within the PD-1 zone shall require design and site development review as follows:

Authority. PD-2 (planned development two) zone is adopted pursuant to the authority set forth in Chapter 17.450, Planned Development Zones—General Regulations.

Purpose. The purpose of the PD-2 (planned development two) zone is to permit and regulate the development of Edgewood in accordance with the Brentwood general plan.

Intent. It is intended that in order to achieve the purpose of the PD-2 (planned development two) zone of implementing the development of Edgewood in accordance with the Brentwood general plan, said zone shall be divided into four villages (subareas). Villages I, II, III and IV are designated on the development plan and related exhibits, and are further described below. The boundaries of the PD-2 zoning district and its subareas are as shown on the map in Section 17.452.006. Each village contains a unique architectural flavor and is separate and distinct from adjacent villages.

Forty percent of the corner lots shall be single story.

Twenty percent of the homes shall have the second story stepped back four and one-half feet from the first floor façade.

Twenty percent of the homes shall have the second story stepped forward two and one-half feet from the first floor façade.

All housing units shall have a minimum overall width and depth of twenty feet.

All roofing material shall be of a type customarily used on conventional housing and shall be compatible with the existing homes in the immediate neighborhood.

All roofs shall have a minimum twelve-inch eave overhang and shall have a pitch of not less than four-inch vertical rise for each twelve-inch horizontal run.

All dwelling 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 fifteen feet except where two doors are provided, in which case the doors shall have a minimum width of eight feet.

Encroachments into required yards shall be in conformance with Chapter 17.660.

Vehicle storage shall be in conformance with Section 17.620.016.

One and two-story unit mix for those units abutting the existing four residences on Fairview Avenue shall be as specified on the development plan and related exhibits.

No more than fifty percent of the residences backing onto Dainty and Minnesota Avenues shall be two story with the remaining fifty percent to be one story.

All homes within this development area shall require design and site development review as contained in Chapter 17.820.

Ten percent of the lots shall be side entry.

Authority. The PD-3 zone is adopted pursuant to the authority set forth in Chapter 17.450, Planned Development Zones—General Regulations, of the Brentwood Municipal Code.

Purpose. The purpose of the PD-3 zone is to permit and regulate the orderly development of the single family detached homes and public uses as well as approximately 10.13 acres located at the southeast corner of Balfour Road and Fairview Avenue with general commercial uses, including a supermarket, in accordance with the Brentwood general plan.

Intent. The intent of creating the PD-3 zone is to ensure the coordinated development of the entire zone in order to ensure the integration of residential and non-residential uses within the zone and minimize impacts on adjacent residential areas, while providing for the flexibility to maximize the potential for job creation and serve the needs of surrounding residential and commercial neighborhoods. The boundaries of the PD-3 zoning district and its subareas are as shown on the map in Section 17.453.006.

The following uses are permitted within subarea "A":

The following uses are permitted within subarea "B":

The following uses are conditionally permitted within subarea "A":

The following uses are conditionally permitted within subarea "B":

All permitted and conditionally permitted uses developed within the PD-3 residential subarea "A" zone shall comply with the following regulations:

All permitted and conditionally permitted uses developed within the PD-3 commercial subarea "B" zone shall comply with the following regulations:

The following regulations shall pertain to PD-3 residential subarea "A":

The following regulations shall pertain to PD-3 commercial subarea "B":

Authority. PD-4 zone is adopted pursuant to the authority set forth in Chapter 17.450, Planned Development Zones—General Regulations of the Brentwood Municipal Code.

Purpose. The purpose of the PD-4 zone is to permit and regulate the orderly development of the area in accordance with the Brentwood general plan.

Intent. The zone district is intended to provide a neighborhood of single family homes on minimum ten thousand square foot lots and open space in conformance with the adopted general plan. The boundary of the PD-4 zoning district is as shown on the map in Section 17.454.006.

Minimum lot area: Ten thousand square feet.

Minimum lot width: Eighty-five feet.

Minimum front yard: Twenty feet.

Minimum side yard: Ten feet; the sum of both side yards, twenty five feet except as provided for in subsection (F)(2).

Minimum rear yard: Thirty feet.

Exceptions:

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.

Design and site development review shall be required for all housing units pursuant to Section 17.100.003.

All housing units shall comply with the single-family residential design criteria identified in Section 17.100.004 except subsection (F) relative to eave overhang. The city may eliminate the eave overhang through the design and site development review process.

Off street parking shall be provided pursuant to Chapter 17.620 and Section 17.100.004(H).

The parking and storage of boats, trailers and similar vehicles and equipment shall be subject to the provisions of Section 17.620.016.

Accessory buildings and structures shall be permitted pursuant to the provisions of Chapter 17.660.

Architectural features may project into any required yard pursuant to the provisions of Chapter 17.660.

Development shall be substantially in accordance with the development plan and related exhibits.

Maximum number of dwelling units shall be one hundred ten.

Any variations in the development plan, including, but not limited to, streets and lots, shall be in compliance with the Subdivision Map Act.

Authority. PD-5 (planned development five) zone is adopted pursuant to the authority set forth in Chapter 17.450, Planned Development Zones—General Regulations of this code.

Purpose. The purpose of the PD-5 (planned development five) zone is to permit and regulate the orderly development of thirty-three acres of single-family homes and public uses, and ten acres of commercial uses in accordance with the Brentwood general plan.

Intent. The intent of creating the PD-5 (planned development five) zone is to ensure the coordinated development of the entire property in order to minimize impacts on residential areas, while providing for the flexibility to maximize the potential for job creation and serve the needs of surrounding residential and commercial neighborhoods. The boundaries of the PD-5 zoning district and its subareas are as shown on the map in Section 17.455.006.

Residential Subarea A. The following uses are permitted in the PD-5 (planned development five), subarea "A" zone:

Commercial Subarea B. The following uses are permitted in the PD-5 (planned development five), subarea "B" zone:

Residential Subarea A. The following uses are conditionally permitted in the PD-5 (planned development five), subarea A, zone and require the granting of a conditional use permit pursuant to Chapter 17.830 of this code:

Commercial Subarea B. The following uses are conditionally permitted in the PD-5 (planned development five), subarea B, zone and require the granting of a conditional use permit pursuant to Chapter 17.830 of this code:

Detached Single-Family Units.

Attached Duet Units.

Attached Fourplex Airspace Unit.

Commercial.

Design and site development review shall be required for all housing units pursuant to Sections 17.100.003 and 17.100.004(H) of this code;

Off-street parking shall be provided pursuant to Chapter 17.620 and Section 17.100.004(H) of this code;

The parking and storage of boats, trailers and similar vehicles and equipment shall be subject to the provisions of Section 17.620.016 of this code;

Accessory buildings and structures shall be permitted pursuant to the provisions of Chapter 17.660 of this code;

Architectural features may project into any required yard pursuant to the provisions of Chapter 17.660 of this code.

Authority. The PD-6 zone is adopted pursuant to the authority set forth in Brentwood Municipal Code 17.450, Planned Development Zones—General Regulations of the Brentwood Municipal Code.

Applicable Law. "Brentwood Municipal Code" shall mean the Brentwood Municipal Code in effect at the time of adoption of the ordinance codified in this article.

Purpose. The purpose of the PD-6 zone is to permit and regulate the development of three hundred twenty-six and one-half acres to allow a mixture of uses, building Intensity and design characteristics, and variations in density that would not normally be permitted in a single use zone. Lands designated in the Sand Creek Development (SPA D) Plan include single-family and multifamily residential, regional commercial, office/commercial, parks and public facilities.

Intent. It is intended that, in order to achieve the purpose of the PD-6 zone of implementing a master planned development with commercial, office, residential, parks and public facilities in conformance with the Sand Creek Development (SPA D) Plan, development within the PD-6 zone shall be in such accordance by inclusion of land uses generally conforming to the locations and allocations shown in Section 17.456.006. The boundaries of the PD-6 zoning district and its subareas are as shown on the map in Section 17.456.006.

Except as otherwise specified in regulations with this document, development of the PD-6 zone shall be in accordance with existing city standards as contained in Brentwood Municipal Code Chapters 17.200 through 17.300.

Lot sizes may vary with each planning area so long as minimum requirements contained in the zoning and development standards of this title are satisfied and the total number of units per planning area is not exceeded.

Development applications within all planning areas shall comply with the Brentwood Municipal Code in respect to development and performance standards, landscaping and screening, parking, signage, lighting and design and site development review.

Residential development adjacent to planning area four, Neighborhood Park and Sand Creek Regional Trail, must include a solid masonry wall and/or a view fence of consistent design treatment where backyard or side yard conditions abut the open space area. As an alternative, streets may also front on the open space area.

Where the Sand Creek Regional Trail crosses any streets, at grade crossings may occur provided signage, striping and other appropriate traffic control devices are installed.

Improvements and conveyance of land for the purposes of implementing the Sand Creek Regional Trail shall be in accordance with the city's adopted trails master plan.

Minor modifications to planning area boundaries may be approved by the director of community development.

Development applications, such as subdivision maps, which incorporate common areas shall be accompanied by landscape plans for the common area.

Prior to final map approval of the first implementing subdivision map, a concept plan shall be prepared and submitted to the city showing designs, location, size, materials, colors and appearance for all entry monumentation and landscaping, including city entry signage.

The development area shall include a total of ten usable acres of neighborhood park area, the payment of in lieu fees, or a combination thereof, as required by the city's park master plan. Park sizes, locations and configurations in the land use plan are deemed acceptable. Facilities to be included in each park shall be in conformance with the city's parks master plan.

Should an offer of dedication of land for park purposes be not accepted by the city, the applicant shall establish a permanent master maintenance organization, acceptable to the city, to assume ownership and maintenance responsibility for all common areas. The organization may be public or private, or a combination of both.

Planning areas seven and eleven are designated as a candidate site for an affordable housing project, in accordance with the city's housing element of the general plan. A minimum five-acre site within one of these two areas will be reserved for city acquisition to insure the provision of housing to meet the city's needs for elderly, disabled, and lower income households.

Potential park and ride sites are designated for planning areas one, two, three and eighteen. The community park could also satisfy the need for a park and ride site. A park and ride lot will vary between one half to one acre in size and typically include twenty to thirty spaces that are clearly set aside for that purpose, although they may also be shared with office, commercial, worship center and/or other institutional or park uses. When shared, park and ride lots should be located so as to not interfere with normal business operations of adjacent uses. As SPA "D" is subdivided and/or projects are developed, a more precise location for park and ride lots will be determined.

Bus turnouts shall be provided at major intersection locations to accommodate future bus service in the area. As development is proposed, project plans will be reviewed by Tri-Delta Transit to insure appropriate design and location of bus turnouts and bus shelters.

In accordance with the city's community design policy of minimizing the use of soundwalls along thoroughfares, developments within SPA "D" should be designed with a combination of earth berms, extensive landscaping, decorative wall features, stepped wall patterns, and other design features aimed at minimizing the visual impact of the soundwall.

Where lots back up to major thoroughfares, rear yard architectural elevations should be designed with enhanced window trim and other features such as balconies and trellises to provide greater articulation and variety. If possible, mixing hip and gable roof forms and one and two story elevations is encouraged.

Authority. PD-7 zone is adopted pursuant to the authority set forth in Chapter 17.450, Planned Development Zones—General Regulations of the Brentwood Municipal Code.

Purpose. The purpose of the PD-7 zone is to permit and regulate the orderly development of single-family detached homes in accordance with the Brentwood general plan. The boundary of the PD-7 zoning district is as shown on the map in Section 17.457.006.

Minimum lot area: Seven thousand five hundred square feet

Minimum front yard: Twenty feet.

Minimum lot width: Sixty-five feet.

Minimum lot frontage: Thirty-five feet.

Minimum side yard: Five feet; sum of both sides, fifteen feet.

Minimum rear yard: Twenty feet.

Maximum building height limit: No main building shall exceed the height of two stories and thirty feet.

Exceptions:

Design and site development review shall be required for all housing units pursuant to Sections 17.100.003 and 17.100.004(H).

Off street parking shall be provided pursuant to Chapter 17.620 and Section 17.100.004(H).

The parking and storage of boats, trailers and similar vehicles and equipment shall be subject to the provisions of Section 17.620.016.

Accessory buildings and structures shall be permitted pursuant to the provisions of Chapter 17.660.

Architectural features may project into any required yard pursuant to the provisions of Chapter 17.660.

The development of the zone district shall be substantially in accord with the development plan and related exhibits.

Maximum number of dwelling units shall be seventy-two.

The parking and storage of boats, trailers, and similar vehicles and equipment shall be subject to the provisions of Section 17.620.016.

Accessory buildings and structures shall be permitted pursuant to the provisions of Chapter 17.660.

Architectural features may project into any required yard pursuant to the provisions of Chapter 17.660.

The development of the zone district shall be substantially in accord with the development plan and related exhibits.

Variations in the development plan including street and lot pattern may be approved through the subdivision map process.

Lots 3, 4, 10, 11, 23, 24 and 30 shall be single story. A minimum of fifty percent of the homes abutting Fairview Avenue and Balfour Road shall be single story.

Authority. PD-8 (planned development eight) zone is adopted pursuant to the authority set forth in Chapter 17.450.

Purpose. The purpose of the PD-8 (planned development eight) zone is to permit and regulate the development of single-family detached homes and public uses in accordance with the Brentwood general plan. The boundary of the PD-8 zoning district is as shown on the map in Section 17.458.006.

Minimum lot area: Five thousand square feet;

Minimum lot width: Fifty-five feet;

Minimum front yard: Twenty feet. At the time of design review, alternate front yard set back may be approved as follows:

Minimum lot frontage: One-half the required lot width;

Minimum side yard: Minimum five feet, sum of both sides - fifteen feet;

Minimum rear yard: The minimum back yard setback shall be twenty feet with the exception to lots abutting Balfour Road, which shall be a minimum of eighteen;

Maximum building height limit: No main building shall exceed thirty feet in height;

Exceptions:

Design and site development review shall be required for all housing units pursuant to Sections 17.100.003 and 17.100.004(H).

Off-street parking shall be provided pursuant to Chapter 17.620 and Section 17.100.004(H).

The parking and storage of boats, trailers, and similar vehicles and equipment shall be subject to the provisions of Section 17.620.016.

Accessory buildings and structures shall be permitted pursuant to the provisions of Chapter 17.660.

Architectural features may project into any required yard pursuant to the provisions of Chapter 17.660.

The development of the PD-8 zone district shall be substantially in accord with the development plan and related exhibits.

The maximum number of dwelling units shall be one hundred ninety-seven.

Variations in the development plan (including street and lot pattern) may be approved through the subdivision map process.

Authority. PD-9 zone is adopted pursuant to the authority set forth in Chapter 17.450, Planned Development Zones—General Regulations, of the Brentwood Municipal Code.

Purpose. The purpose of the PD-9 zone is to permit and regulate the orderly development of the area shown on the development plan and related exhibits, in accordance with the Brentwood general plan.

Intent. The zoning district is intended to provide a neighborhood of single-family houses on minimum thirteen thousand square foot lots in conformance with the Brentwood general plan. The boundary of the PD-9 zoning district is as shown on the map in Section 17.459.006.

Minimum lot area: thirteen thousand square feet;

Minimum lot width: ninety feet;

Minimum front yard: twenty feet;

Minimum side yard: ten feet; the sum of both side yards, twenty-five feet except as provided for in subsection (F)(2) of this section;

Minimum rear yard: thirty feet;

Exceptions:

Maximum building height: no main building shall exceed the height of two stories and thirty-five feet and accessory buildings shall not exceed one story and fifteen feet.

Design and site development review shall be required for all housing units pursuant to Section 17.100.003.

Off-street parking shall be provided pursuant to Chapter 17.620 and Section 17.100.004(H).

The parking and storage of boats, trailers and similar vehicles and equipment shall be subject to the provisions of Section 17.620.016.

Accessory buildings and structures shall be permitted pursuant to the provisions of Chapter 17.660.

Architectural features may project into any required yard pursuant to the provisions of Chapter 17.660.

All housing units shall comply with the single-family residential design criteria identified in Section 17.100.004.

Development shall be substantially in accordance with the development plan and related exhibits.

Maximum number of dwelling units shall be one hundred twenty-seven.

Minor variations in the development plan may be approved through the subdivision map process.

Authority. PD-10 zone is adopted pursuant to the authority set forth in Chapter 17.450, Planned Development Zones—General Regulations.

Purpose. The purpose of the PD-10 zone is to permit and regulate the development of that portion of the Planned Employment Center/Specific Plan Area No. One as designated by the city community development plan and area designated as commercial/manufacturing/residential by the redevelopment plan for the Brentwood redevelopment project, which is encompassed by the Brentwood TownCentre master plan.

Intent. It is intended that in order to achieve the purpose of the PD-10 zone of implementing the development of a planned employment center in conformance with the Brentwood community development plan and redevelopment plan and in accordance with the Brentwood TownCentre master plan, said zone shall be divided into five subareas as geographically designated on the development plan and related exhibits and as further described below. The primary character of the area is intended to be a mix of commercial, office and residential uses. Light industrial and service uses may be allowed, provided that they are found compatible with the primary uses. The boundaries of the PD-10 zoning district and its subareas are as shown on the map in Section 17.460.007.

Subarea A. The following uses shall be permitted within this subarea:

Subarea B. The following uses shall be permitted within this subarea:

Subarea C. The following uses shall be permitted within this subarea:

Subarea D. The following uses shall be permitted within this subarea:

Subarea E. The following uses shall be permitted within this subarea:

Subarea A. The following uses shall be conditionally permitted within this subarea:

Subarea B. The following uses shall be conditionally permitted within this subarea:

Subarea C. The following uses shall be conditionally permitted within this subarea:

Subarea D. The following uses shall be conditionally permitted within this subarea:

Subarea E. The following uses shall be conditionally permitted within this subarea:

Subarea E-1. The expansion of existing contiguous commercial or auto sales facilities shall be conditionally permitted within this subarea.

All nonresidential permitted and conditionally permitted uses developed within subareas A, B, C and E shall conform to the development standard set forth as follows:

Other development standards:

All permitted and conditionally permitted uses developed within subarea D and residential uses developed within subarea C shall conform to the development standards set forth below:

Noise.

Heat, Glare and Humidity.

Vibration. Any industrial operation or activity which shall cause at any point along the property line of the subject use, earth-borne vibrations which are discernible without the use of instruments is prohibited.

Fire, Safety and Explosion. All uses shall provide adequate safety devices against fire, explosion and other hazards and adequate firefighting and fire-suppression equipment in compliance with applicable fire prevention and building codes.

Soundproofing. Offices, retail activities and other acoustically-sensitive activities shall be designed so that interior noise levels due to exterior noise sources do not exceed the peak hour L_eq 55 dBA.

Solid and Liquid Waste.

Electrical and Radioactive Radiation. No activities shall be permitted which emit dangerous radioactivity at any point, electrical disturbances adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance.

Air Pollution. All uses shall comply with regulations of the San Francisco Bay Area Air Pollution Control District.

Authority. The PD-11 zone is adopted pursuant to the authority set forth in Chapter 17.450, Planned Development Zones—General Regulations, of the Brentwood Municipal Code.

Purpose. The purpose of the PD-11 zone is to permit and regulate the orderly development of 5.18 acres located generally between Sycamore Avenue and Spruce Street, east of Brentwood Boulevard, with high-density residential uses in accordance with the Brentwood general plan, for a maximum of sixty-six lots.

Intent. The intent of creating the PD-11 zone is to ensure the coordinated development of the entire property in order to minimize impacts on adjacent areas, while providing for needed housing. The boundary of the PD-11 zoning district is as shown on the map in Section 17.461.006.

Single-family dwelling units not exceeding a density of 12.7 units per gross acre for a maximum of sixty-six units;

Parks, playgrounds, and recreational trails; and

Those uses permitted under the R-1 zone, Section 17.130.002 of the zoning ordinance.

Those uses conditionally permitted under the R-1 zone, Section 17.130.003 of the zoning ordinance.

Minimum lot area: One thousand eight hundred eighty-five square feet.

Minimum lot width: Twenty-eight feet.

Minimum lot depth: Sixty-seven feet.

Minimum front yard setback: Nine feet for living space and three feet for porches.

Minimum side yard setback: Three feet; except that corner lots on the street side shall maintain a minimum side yard setback of five feet to living space and porches.

Minimum rear yard setback: Five feet for garages.

Maximum building height: Two stories and thirty-five feet.

Maximum lot coverage: Sixty percent.

Maximum number of units: Sixty-six.

Design and site development review shall be required for all housing units pursuant to Sections 17.100.003 and 17.100.004(H).

Off-street parking shall be provided pursuant to Chapter 17.620 and Section 17.100.004(H).

The parking and storage of boats, trailers and similar vehicles and equipment shall be subject to the provisions of Section 17.620.016.

Accessory buildings and structures shall be permitted pursuant to the provisions of Chapter 17.660.

Architectural features may project into any required yard pursuant to the provisions of Chapter 17.660, with the exception that no feature may project into the minimum front yard setback.

The development of the PD-11 zone shall be substantially in accordance with the approved development plan. Variations in the development plan, including street and lot pattern, may be approved through the subdivision map process.

Authority. PD-12 zone is adopted pursuant to the authority set forth in Chapter 17.450, Planned Development Zones—General Regulations of the Brentwood Municipal Code.

Purpose. The purpose of the PD-12 zone is to permit and regulate development of a portion of the planned development/specific plan area No. 3 as designated by the city of Brentwood general plan and planned employment as designated by the Brentwood redevelopment plan.

Intent. In order to achieve the purpose of the PD-12 zone in implementing the development of a planned employment center in accordance with the city's general and redevelopment plan, such zone district shall be divided into three subareas as designated on the development plan and related exhibits and as further described in this chapter. The primary uses intended for this area shall consist of thoroughfare commercial, commercial office and industrial commercial land uses. The boundaries of the PD-12 zoning district and its subareas are as shown on the map in Section 17.462.006.

Subarea A. The following uses shall be permitted within this subarea:

Subarea B. The following uses shall be permitted within this subarea:

Subarea C. The following uses shall be permitted within this subarea:

Subarea A. The following uses shall be conditionally permitted within this subarea:

Subarea B. The following uses shall be conditionally permitted within this subarea:

Subarea C. The following uses shall be conditionally permitted within this subarea:

Subarea A.

Subarea B.

Subarea C.

All development and performance standards within subareas A and B shall comply with Chapter 17.200.

All development and performance standards within subarea C shall comply with Chapter 17.300.

Off-street parking shall be provided in accordance with Chapter 17.620.

Landscaping and screening shall be provided in accordance with Chapter 17.630 except as follows:

Design and site development review of all new structures within each subarea shall comply with Chapter 17.820.

Within subareas A, B, and C, the minimum lot area shall not apply under the following circumstances:

Authority. PD-13 zone is adopted pursuant to the authority set forth in Chapter 17.450, Planned Development Zones—General Regulations of this code.

Purpose and Intent. The purpose of the PD-13 zone is to permit and regulate the orderly development of the Balfour South and Gerry properties. Opportunities include providing a landscape/open space buffer along Sellers Avenue to Mount Diablo, providing a pedestrian oriented environment within the proximity of the downtown area, and providing a distinctive edge for the city. Constraints include the need to provide major infrastructure improvements such as drainage and sewer and ensuring that the residential development is compatible with the industrial park to the west and the agricultural uses to the east and south. The boundary of the PD-13 zoning district is as shown on the map in Section 17.463.006.

Subareas. PD-13 has been divided into separate areas based on land use. These include residential, parks, detention basin/open space, and street rights-of-way. The areas are indicated in the chart below. Street rights-of-way only includes Guthrie Lane, Balfour Road and Sellers Avenue. Local streets would be included in the residential acreage.

Master Plan. Through the use permit process, a master land use plan shall be approved by the planning commission prior to submittal for a tentative map or design review. The master plan shall include, but not be limited to, identifying the various land uses, the location and approximate dimensions of the park areas, the dimension and design of the open space areas, and the lot sizes. Staff and the planning commission may ask for additional information that will help in determining the approximate development of the property.

Density. The maximum unit count and overall density of six units per acre may not be exceeded for each property within the planned development. The density of any one product may go up to ten units per acre, provided that the average density for the property is not exceeded. The maximum unit for the entire planned development shall not exceed one hundred fifty-one units. There shall be no transfer of density between properties.

Unit Count. Through approval of a master plan, tentative map or other discretionary action, the city may approve residential projects at less than the maximum allowable density due to such reasons as:

CC&Rs. CC&Rs shall be provided for all properties located within planned development thirteen. CC&Rs are subject to city review and approval.

Utilities. All utilities shall be built per the requirements in effect at time of tentative map submittal. These improvements are subject to the requirements of the city engineer.

Other Requirements. All requirements not specifically regulated in this ordinance will be regulated by the city of Brentwood Municipal Code.

Design and Site Plan Review. The design of the homes and improvements shall have the following characteristics:

Streets and Traffic. A limited traffic study shall be submitted concurrently with each tentative subdivision map. The study shall identify specific roadway improvements needed to accommodate the traffic expected by that subdivision. These on or off-site improvements shall be a condition of approval of the subdivision. Fairview Parkway shall be developed as a two-lane collector, unless a traffic study (as required by subsection I of this section) indicates that a wider street is necessary.

Medium Lot Single-Family Residential (Medium Lot). The medium lot single-family residential category allows primarily single-family detached homes. The following standards apply to this category:

Public facilities including parks, playgrounds, public schools and other public buildings;

Churches, religious institutions and private schools;

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;

Large day care centers.

Unit Density. Unit density shall not be greater than five dwelling units per acre;

Lot Area. Minimum six thousand six hundred fifty square feet;

Lot Width. Minimum fifty feet for interior lots and fifty-five feet for corner lots. Minimum of thirty-five feet at the street for cul-de-sac lots;

Lot Depth. Minimum ninety-four feet;

Height. No main building shall exceed the height of two stories and thirty feet;

Rear Yard. Minimum fifteen feet;

Front Yard. Minimum twelve feet for house and twenty feet to garage door;

Side Yard. Minimum five feet, sum of both yards twelve feet. Corner lots shall have minimum ten feet on street side;

Garage. Maximum forty-five percent of the lot width;

Parking. Minimum one space per lot on street plus two covered spaces in garage;

Coverage. Not more than forty percent lot coverage.

Authority. PD-14 (planned development fourteen) zone is adopted pursuant to the authority set forth in Chapter 17.450, Planned Development Zones—General Regulations.

Purpose. The purpose of the PD-14 (planned development fourteen) zone is to permit and regulate the development of single-family detached homes and public uses in accordance with the Brentwood general plan. The boundary of the PD-14 zoning district is as shown on the map in Section 17.457.006.

Minimum lot area: Eight thousand square feet.

Minimum lot width: Seventy feet.

Minimum front yard: Twenty feet.

Minimum lot frontage: One-half the required lot width.

Minimum side yard: Minimum seven feet, sum of both sides, twenty feet.

Minimum rear yard: Twenty feet.

Maximum building height limit: No main building shall exceed thirty feet in height.

Exceptions:

Maximum density: Three and one-half dwelling units/acre.

Design and site development review shall be required for all housing units pursuant to Sections 17.100.003 and 17.100.004(H).

Off-street parking shall be provided pursuant to Chapter 17.620 and Section 17.100.004(H).

The parking and storage of boats, trailers and similar vehicles and equipment shall be subject to the provisions of Section 17.620.016.

Accessory buildings and structures shall be permitted pursuant to the provisions of Chapter 17.660.

Architectural features may project into any required yard pursuant to the provisions of Chapter 17.660.

The development of the PD-14 zone district shall be substantially in accord with the development plan and related exhibits.

The maximum number of dwelling units shall be one hundred forty-nine.

Fifty percent of the housing along Balfour Road and Griffith Lane shall be single-story.

Authority. This zone is adopted pursuant to the authority set forth in Chapter 17.450, Planned Development Zones—General Regulations of the Brentwood Municipal Code.

Purpose. A purpose of the PD-15 zone is to permit and regulate the development of the 234.6 acres depicted on the development plan and related exhibits. Another purpose of the PD-15 zone is to supersede and replace all prior zoning regulations applicable to the property of the development plan and related exhibits, including those of Ordinance No. 512—Planned Development Zone 15 (PD 15), Chapter 17.465. Further, in recognition of the very large size of the Brentwood Country Club, its predominant age-restricted occupancy and its probable construction over a number of years, it is also the purpose of this zone to allow flexibility in the design and development standards to encourage construction of a high quality community and to facilitate ease of adapting the housing product to market demands which change over time, and to allow construction of streets and other improvements consistent with reduced demand levels of age-restricted occupancy.

Intent. In order to achieve the purpose of the PD-15 zone, it is intended that development be in accordance with the land uses described herein for the acreage depicted on the development plan and related exhibits. The boundaries of the PD-7 zoning district and its subareas are as shown on the map in Section 17.465.005.

Permitted Uses—Age-Restricted Areas A1 and A2. Single-family detached and attached homes for age-restricted occupancy are permitted uses within Areas A1 and A2.

Permitted Uses—Non-Age-Restricted Area A3. Single-family detached homes for non-age-restricted occupancy are permitted uses within Area A3.

Additional Permitted Uses—All Residential Areas A1, A2 and A3.

Conditionally Permitted Uses—All Residential Areas A1, A2 and A3. Land uses determined by the community development department to be similar to or ancillary to a permitted use may be permitted pursuant to approval of a conditional use permit.

Maximum Number of Units, Lot Area, Setbacks, Height and Parking—All Residential Areas A1, A2 and A3.

Construction Standards—All Residential Areas A1, A2 and A3.

Design Review—All Residential Areas A1, A2 and A3.