Chapter 17.463 — PD-13 (PLANNED DEVELOPMENT THIRTEEN) ZONE (§ 17.463.001 – § 17.463.006)

The authority, purpose and intent for the adoption of the PD-13 (planned development thirteen) zone are as follows:

A.

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

B.

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.

(Ord. 857 § 2, 2008)

The following general standards apply to PD-13:

A.

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.

B.

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. C.

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.

D.

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: 1.

Avoid or reduce significant environmental effects as identified in an environmental impact report;

Achieve compliance with objectives and policies of the general plan;

Certain characteristics of a property such as topography, utility easements, shape or other items which restrict the amount of development;

4.

Aesthetic or site planning considerations which will improve the quality of the development or increase its compatibility with adjacent land uses; or

5.

Compliance with the development regulations, or standards.

E.

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

F.

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. G.

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

H.

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

1.

The park or parks shall be located to serve as a focal point for the residents living in the area.

2.

The developments shall be designed to accommodate and encourage pedestrian circulation throughout the area, to the park, to the open space buffer and to the existing business park.

3.

The streets shall be designed to mimic the old-town concept and include formal street trees placed twentyfive feet on center and old-style street lights. The sidewalk shall be detached by five feet to allow for the placement of the trees.

4.

The residential units shall include elements which copy old-style architectural features. Examples include large front porches, rear set garages, steep pitched roofs and courtyards.

5.

Consideration shall be given to providing an adequate transition between the residential uses and the business park to the west. This transition may include landscape screening, larger landscape setbacks, mounding, masonry walls or similar. The exact type of transition will depend on the type of product and be determined through the tentative map process.

I.

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.

(Ord. 857 § 2, 2008)

The following residential uses may be allowed, provided that a master land use plan has already been approved for the property:

A.

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:

Medium lot permitted uses:

a.

One single-family dwelling per parcel;

b.

Rooming and boarding subject to Section 17.650.003 of this title;

c.

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

d.

Temporary uses related to the primary use and subject to obtaining a temporary use permit pursuant to Chapter 17.850 of this title;

e.

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

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;

g.

The keeping of domestic animals or pets subject to Chapter 17.670 of this title;

h.

Signs subject to Chapter 17.640 of this title;

i.

(Reserved);

j.

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.

(Ord. 857 § 2, 2008; Ord. 1083, 2/25/2025; Ord. 1084, 3/11/2025) Medium Lot Conditionally Permitted Uses.

A.

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

B.

Churches, religious institutions and 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.

Large day care centers. (Ord. 857 § 2, 2008; Ord. 1084, 3/11/2025) Medium Lot Site Development Standards.

A.

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

B.

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

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;

D.

Lot Depth. Minimum ninety-four feet;

E.

Height. No main building shall exceed the height of two stories and thirty feet; F. Rear Yard. Minimum fifteen feet; G. Front Yard. Minimum twelve feet for house and twenty feet to garage door; H. Side Yard. Minimum five feet, sum of both yards twelve feet. Corner lots shall have minimum ten feet on street side;

I.

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

J.

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

Coverage. Not more than forty percent lot coverage. (Ord. 857 § 2, 2008)

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(Ord. 857 § 2, 2008)