Chapter 17.460 — PD-10 (PLANNED DEVELOPMENT TEN) ZONE (§ 17.460.001 – § 17.460.007)

The authority, purpose and intent for the adoption of the PD-10 (planned development ten) zone are as follows:

A.

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

B.

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. C.

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.

1.

Subarea A consists of approximately 12.2 net acres intended for the development of an approximate one hundred thirty thousand square foot commercial shopping center to serve the everyday shopping needs of the Brentwood community. The shopping center will provide for the development of a major retail food store, drugstore, convenience and service retail uses, restaurants, banks and other such uses typically provided for within a neighborhood or community shopping center;

2.

Subarea B consists of approximately ten net acres intended for the development of approximately one hundred thirty thousand square feet of light industrial uses, heavy commercial uses, service and convenience retail uses; and an approximate eighty thousand square foot self-storage facility and similar compatible uses to serve the needs of the Brentwood community;

3.

Subarea C consists of approximately 6.1 net acres intended for the development of a mixture of approximately thirty-five thousand to seventy-five thousand square feet of commercial, and/or up to one hundred twenty-three (or greater with density bonus in accordance with Government Code Section 65915 et seq.) high-density residential units generally consistent with the intent of the high density multifamily residential (R-3) and/or the commercial residential (CR) zone, Chapters 17.150 and/or 17.240. Prior to the issuance of building permits for those units to be constructed in Area C3 as shown on the development plan and related exhibits, the developer and the city shall enter into an agreement for the realignment, design, financing and reconstruction of Central Boulevard at the approximate intersection with Second Street. The purpose of this realignment is to increase existing radii and site distances thereby improving traffic and intersection characteristics and improving vehicular travel speeds;

4.

Subarea D consists of approximately 5.53 net acres intended for the development of up to one hundred ten high-density residential dwelling units generally consistent with the high-density, multifamily residential (R-3) zone, Chapter 17.150;

5.

Subarea E consists of approximately 5.7 net acres intended for the development of approximately eighty-five thousand square feet of administrative and professional offices and related uses to serve the office needs of the Brentwood community and/or for the expansion of existing contiguous office, commercial or auto sales facilities.

(Ord. 857 § 2, 2008)

The following uses are permitted within the PD-10 zone:

A.

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

1.

General retail sales (excluding uses without outdoor storage or display), financial institutions, professional offices uses; veterinarian or pet store (excluding kennels), supermarket and drugstores;

Service uses including, but not limited to, banks, addressing and mailing service, appliance, television and radio repair; barber or beauty shop; butcher, meat market, including frozen food locker; shoe repair, laundromat, dry cleaners and similar uses;

3.

Similar uses subject to the approval of the zoning administrator.

B.

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

1.

Commercial uses or retail sales including, but not limited to, auto rental, leasing or sales, auto service and repair facility, boat and recreational vehicle sales, service and repair facility, parts and accessory store, home improvement, garden supply or nursery, factory outlet retail facilities and similar retail uses requiring or best suited for operation within a warehouse-type facility, commercial uses which may or may not manufacture their primary product on the premises such as drapery shop, cabinet shop, upholstery shop, veterinary clinic, kennel and similar uses;

2.

Business services such as laundry, dry cleaning, automotive repair or service establishments such as electronic, clock or watch repair, small equipment rental or repair, health club, reducing studio, recreation club and similar facilities;

3.

Office uses which are supplementary to industrial, business or commercial uses, public and quasi-public offices such as government offices, employment office, or utility office;

4.

Similar uses subject to the approval of the zoning administrator. C.

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

1.

Commercial uses or services such as beauty shop, barber shop, shoe repair, laundromat, community or residential care facility, convenience retail uses such as bakery, pastry shop, bookstore, candy or ice cream store, apparel and accessory store, stationery store, drugstore or pharmacy, food store and similar establishments;

2.

Business and professional offices such as architects, attorneys, accountants, engineers, insurance agency, real estate and similar professional and general business offices;

3.

Financial institutions;

4.

Residential uses consisting of apartments, condominiums or townhomes at a density of twenty units per acre;

5.

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;

6.

Similar uses subject to the approval of the zoning administrator. D.

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

1.

Apartments, condominiums, townhouses and attached single-family homes not exceeding a density of sixteen dwelling units per gross acre;

2.

Rooming and boarding subject to Section 17.650.003;

3.

Accessory facilities or buildings related to the primary use subject to Chapter 17.660;

4.

Temporary uses related to the primary use subject to obtaining a temporary use permit pursuant to Section 17.850;

5.

Home occupations subject to obtaining a home occupation permit pursuant to Chapter 17.840;

6.

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;

7.

Residential care facilities, regardless of size and occupancy, shall be subject only to the same requirements as other residential uses within the same zone.

E.

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

1.

Business and professional offices such as architects, attorneys, accountants, engineers, insurance agencies, real estate, medical, dental, dental laboratory, optical and other professional and general business offices; 2.

Financial institutions;

3.

Addressing and mailing service, blueprinting and photostating service (other than a printer or lithographer), drafting service, messenger service, stenographic service, telegraph office, answering service, private postal box service, travel agency and similar services typically associated with administrative and professional offices;

4.

Public and quasi-public offices such as government offices, library, employment office, utility offices and similar uses;

5.

Similar uses subject to the approval of the zoning administrator.

(Ord. 857 § 2, 2008; Ord. 1084, 3/11/2025)

Upon obtaining a conditional use permit pursuant to Chapter 17.830, the following uses are permitted in the PD-10 zone:

A.

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

1.

On- or off-sale liquor establishments, recreation services such as bowling alley, skating rink and similar uses; 2.

All drive-in, drive-through establishments (subject to Chapter 17.655), building materials, garden supply, outdoor sales or display;

3.

Restaurants;

4.

Other uses that the zoning administrator determines, because of type of operation, material stored or sold, or other special circumstances require special consideration and regulations through the conditional use permit procedure.

B.

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

1.

Manufacture of food products, pharmaceuticals and similar products excluding the production of fish or meat products or similar products that create excessive sewage or odor problems;

2.

Light metal fabrication, machine shops, small welding shop, small assembly, printing shop, contractor storage yard, lumber yard and similar light industrial uses which generate minimal noise, smoke, waste material, etc.;

3.

Self-storage facilities subject to Chapter 17.755 (mini-storage or mini-warehouses) with or without resident manager dwelling unit, outdoor storage uses;

4.

All drive-in, drive-through establishments (subject to Chapter 17.655) and all on- and off-sale liquor facilities;

5.

Churches;

6.

Other uses that the zoning administrator determines because of the type of operation, material stored or sold or other special circumstances requiring special consideration and conditioning through the conditional use permit procedure.

C.

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

1.

Medical or dental laboratories, medical or dental office or clinic, funeral services and crematorium;

2.

Liquor establishments, restaurants, health club, reducing studio, recreational club, drive-in or drive-through establishments related to a permitted use (subject to Chapter 17.655);

3.

Residential projects requesting a density bonus in accordance with city and state guidelines and regulations;

4.

Community or large residential care and day care facilities subject to locational criteria adopted by the planning commission of the city.

D.

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

1.

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;

Residential projects requesting a density bonus in accordance with city and state guidelines and regulations;

3.

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

4.

Churches and religious institutions and parochial or private schools;

5.

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;

6.

Community or large residential care and day care facilities subject to locational criteria adopted by the planning commission of the city;

7.

Duplexes and triplexes.

E.

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

1.

Public and quasi-public uses appropriate to and compatible with the area such as hospitals, medical laboratory, outpatient care facility, convalescent hospitals, business and technical schools;

2.

Health club, reducing studio, recreational club, restaurant/lounge, and similar uses;

3.

Funeral services, mortuary, crematorium, drug store or pharmacy associated with medical uses, drive-in or drive-through use related to a permitted use in the zone, excluding drive-in or drive-through restaurants. F.

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

(Ord. 857 § 2, 2008; Ord. 1087, 8/12/2025; Ord. 1089, 10/14/2025)

A.

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:

1.

Refuse Disposal Enclosure. All facilities shall provide masonry refuse disposal enclosures to city standards and specifications;

2.

Illumination of Parking Facilities and Structures. All facilities shall provide adequate lighting or illumination of parking facilities and structures pursuant to Chapter 17.620;

3.

Parking Lot Design and Development Standards. All facilities shall comply with the design and development standards of Chapter 17.620;

4.

Open Storage or Display. Open storage and/or outdoor display of merchandise is prohibited in the

commercial zones unless expressly provided for in an individual zone by a conditional use permit;

5.

Open Storage or Display: Area E1. Open storage or display of new or used vehicles shall be allowed within area E1. The expansion of auto-related uses into the E1 area shall give the appearance of a parking lot rather than an auto repair/body shop area;

6.

Advertising Signs. All signs shall be subject to Chapter 17.640 and the Brentwood TownCentre master sign program;

7.

Landscaping and Screening—Areas A, B, C and D. All facilities constructed before September 10, 1991 or constructed pursuant to city approval granted before September 10, 1991 shall provide landscaping and screening in accordance with Chapter 17.630. All facilities approved after September 10, 1991 shall provide landscaping and screening in accordance with Chapter 17.630, except as follows: the minimum width of landscaping along a public street shall be twenty feet; the average width of landscaping for each parcel shall be twenty-five feet. The width shall be measured from face of curb to the edge of a building or parking lot. A public sidewalk shall be included within the required width;

8.

Landscaping and Screening: Areas E and E1. A ten-foot wide landscape buffer shall be incorporated along the boundary line separating the E and E1 areas. Plantings within this buffer shall consist of those items

which will create an opaque screen so as to visually separate the uses on the area E and E1 properties. This ten-foot area may be totally on one property or the other or it may straddle the line created between the areas. A block wall a minimum of six feet in height shall be constructed within this ten-foot landscaped area to assist in the screening process;

9.

Yards. All required yards shall be utilized for landscaping only, except for access drives to the property. Architectural features may project in to any required yard pursuant to the provisions of Chapter 17.660;

10.

Accessory structures and buildings shall be permitted pursuant to the provisions of Chapter 17.660; 11.

Security Measures. All facilities shall provide security measures in accordance with city standards and subject to design review;

12.

Energy Conservation. All facilities shall, to the greatest extent possible, incorporate energy conservation measures in conformance with city standards and subject to design review;

13.

Manufacturing and Storage Areas. All manufacturing processes shall be within a structure and all open storage areas shall be screened with a minimum six-foot high view-obscuring fence. No storage shall exceed the height of the fence. Masonry walls shall be utilized for screening areas visible from a public street while chain link with view-obscuring slats or other fencing materials, other than wood, may be used for screening areas not visible from a public street.

B.

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:

1.

Minimum lot area: one acre except that a master planned project, approved by the city with a conditional use permit, may be subdivided into parcels having a minimum lot area of ten thousand square feet; 2.

Minimum lot width: seventy-five feet;

3.

Minimum front yard: ten feet;

4.

Minimum side yards: five feet; sum of both sides: fifteen feet;

5.

Minimum rear yard: twenty feet. Corner lots shall maintain a side yard on the street side of ten feet;

6.

Maximum allowable density: The maximum density shall be twenty dwelling units per gross acre; 7.

Maximum building height limit: three stories, not to exceed thirty-six feet;

8.

Parking: parking shall be provided in accordance with Chapter 17.620.007;

9.

Usable open space: residential projects shall provide and maintain private and shared open space equivalent to forty-five percent of the net lot area excluding all parking and access driveways;

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

11.

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

12.

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

(Ord. 857 § 2, 2008)

All permitted and conditionally permitted uses developed within subareas, A, B, C and E shall conform to the performance standards set forth below:

A.

Noise.

1.

At the property line, the maximum sound pressure level radiated by listed uses or facilities shall not exceed the following values:

Industrial and warehouse—75 dBA

Retail, commercial, office, schools—65 dBA;

2.

The sound pressure level shall be measured with a sound level meter and associated octave band analyzer conforming to the standards prescribed by the American Standards Association;

3.

American Standards Sound Level Meters for Measurement of Noise and Other Sounds, Z224. 3-1994, American Standards Association, Inc., New York, NY, and American Standard Specification for an OctaveBank Filter Set for the Analysis of Noise and Other Sounds, Z224.10-1953, or latest approved revision thereof, American Standards Association, Inc., New York, NY, shall be used.

B.

Heat, Glare and Humidity.

1.

Any operation producing intense heat shall be performed within a completely enclosed building in such a manner as not to create a public nuisance or hazard along lot lines;

2.

Any operation or activity producing glare shall be performed within a completely enclosed building and be conducted so that direct and indirect illumination from the source of light on the lot shall not cause illumination in excess of one foot candle when measured at the lot line. Exposed sources of light shall be shielded and flickering or intense sources of light shall be controlled so as not to cause a nuisance across lot lines;

3.

Any use producing humidity in the form of steam or moist air, or producing heat, shall be carried on in such a manner that steam, humidity or heat is not perceptible at any lot line.

C.

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. D.

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.

E.

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 Leq 55 dBA.

F.

Solid and Liquid Waste.

1.

No discharge at any point into public sewer, stream or bay or into the ground shall be permitted, except in accord with the standards approved by the state department of health, or standards specified in applicable local ordinances for similar uses of any materials of such nature or temperature as can contaminate any water

supply, interfere with bacterial processes in sewage treatment, or otherwise cause the emission of dangerous or offensive elements;

2.

No materials or wastes shall be deposited on any property in such form or manner that they may be transferred off the property by natural causes or forces;

3.

Any wastes which might be attractive to rodents or insects shall be stored outdoors only in closed containers.

G.

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.

H.

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

1.

Smoke. For the purpose of determining the density or equivalent opacity of smoke, the Ringlemann Chart as published by the U.S. Bureau of Mines in Circular No. 7718 (August, 1955) shall be employed. The emission of smoke from any chimney, stack, vent, opening or combustion process shall not exceed Ringlemann No. 1;

2.

Odors. No emission shall be permitted of odorous gases or other odorous matter in such quantities as to be readily detectable at the property line of the subject use;

3.

Toxic and Noxious Matter. No use shall be permitted which creates any emission which endangers human health, can cause damage to animals, vegetation or other property or which can cause soiling at any point beyond the boundaries of the site.

(Ord. 857 § 2, 2008)

The design and site development review procedure contained in Chapter 17.820 shall apply to the development of the Brentwood TownCentre.

(Ord. 857 § 2, 2008)

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(Ord. 857 § 2, 2008)