Chapter 17.474 — PD-24 (PLANNED DEVELOPMENT TWENTY-FOUR) ZONE (§ 17.474.001 – §… — Brentwood Zoning Code

The authority, purpose and intent for the adoption of the PD-24 (planned development twenty-four) zone are as follows:

Authority. The PD-24 (planned development twenty-four) zone is adopted pursuant to the authority set forth in Chapter 17.450, Planned Development Zones—General Regulations of this code.

B.

Purpose. The purpose of the PD-24 zone is to permit and regulate the development of Subarea A as 4.34 acres (APN 010-150-034) designated as BP (mixed use business park) by the general plan, Subarea B as 0.67 acres (APN 010-480-056) designated as BP (mixed use business park), Subarea C to permit and regulate the development of single-family detached homes in the fourteen-lot Paradise Cove neighborhood in accordance with the general plan, Subarea D as 13.8 acres, Subarea E as 2.81 acres, and Subarea F as 18.5 acres.

C.

Intent. It is intended that in order to achieve the purpose of the PD-24 zone of implementing the development of Subareas A and B, as mixed use business park in conformance with the general plan, the primary character of the area is intended to be a mix of commercial, office, service and light industrial uses, Subarea C as a development of single-family detached homes in the fourteen-lot Paradise Cove neighborhood, in accordance with the general plan, Subarea D as a development of single-family detached homes in the eighty-four lot Sellers Pointe neighborhood, in accordance with the general plan, Subarea E as a development of one single-family residence (Stonebarger property), in accordance with the general plan, and Subarea F as a development of single-family detached homes in a ninety-six lot development.

The regulations contained within the PD-24 zone replace land use and development regulations previously contained within the city of Brentwood's Zoning Ordinance for this district. In the event of a conflict between other provisions of Title 17 and this chapter, this chapter shall prevail.

(Ord. 857 § 2, 2008; Ord. 876 § 2, 2009; Ord. 967 § 2, 2016; Ord. 968 § 2, 2016) The following uses are permitted within this subarea of the PD-24 (planned development twenty-four) zone: A.

The following uses shall be permitted within Subarea A:

General office uses;

2.

Business and professional offices, such as software developers, architects, attorneys, accountants and office uses that are supplementary to industrial, business or commercial uses;

3.

Research and development space that includes office, support, and warehouse/research areas (i.e., flextech);

4.

Service uses, such as coffee and sandwich shops, dry cleaners, laundry facilities, and similar services;

Medical or dental laboratories;

6.

Medical or dental offices or clinics;

7.

Service uses including, but not limited to, appliance, television and radio repair, and small equipment repair or service;

8.

Similar uses subject to the approval of the community development director.

(Ord. 857 § 2, 2008; Ord. 967 § 2, 2016; Ord. 968 § 2, 2016)

The following uses are permitted upon obtaining a conditional use permit pursuant to Chapter 17.830 within this subarea of the PD-24 (planned development twenty-four) zone:

A.

The following uses shall be conditionally permitted within Subarea A:

1.

Public and quasi-public uses appropriate to and compatible with the area such as hospitals, outpatient care facilities, business and technical schools, and full service financial institutions;

2.

Restaurants;

3.

Commercial uses including, but not limited to, uses that may or may not manufacture their primary product on the premises such as a drapery shop, cabinet shop, or upholstery shop;

4.

Health clubs and recreation clubs;

5.

Churches;

6.

Light metal fabrication, machine shops, small welding shops, small assembly, and printing shop;

7.

Similar uses subject to the approval of the community development director. (Ord. 857 § 2, 2008; Ord. 967 § 2, 2016; Ord. 968 § 2, 2016)

A.

All nonresidential permitted and conditionally permitted uses developed within Subarea A shall conform to the development standards set forth as follows:

1.

Minimum lot area: twenty thousand square feet;

2.

Minimum lot width: one hundred feet, street frontage not required with access easement;

Minimum street frontage yard: ten feet;

4.

Minimum non-street frontage yard: zero feet;

5.

Maximum building height: thirty feet.

B.

Other Regulations.

1.

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

a.

Refuse pick-up shall be prohibited between the hours of six p.m. and seven a.m.

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 of this code.

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

4.

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

5.

Landscaping and Screening. Landscaping and screening shall be provided in accordance with Chapter 17.630 of this code, except as follows:

a.

The minimum width of landscaping (including sidewalk) along Guthrie Lane shall be twenty feet. The minimum width of landscaping along adjacent parcels shall be five feet when separating parking and ten feet when separating a building. All other secondary streets/drives shall have a minimum landscaping width of five feet except where parking is directly off-street (this is only allowed at one hundred feet minimum distance to major intersections and twenty feet minimum from secondary intersections). Widths shall be measured from the face of curb to the edge of a building or parking lot. A public sidewalk is typically included within this required width, with the following exception: when widths are less than ten feet, no sidewalk shall be allowed.

b.

At the time of development, landscaping shall be installed along any property line abutting a residentially zoned area. The required landscaping shall consist of the following:

i.

Minimum width of the landscaped area shall be five feet;

ii.

Landscape fingers or tree wells perpendicular to the perimeter landscaping shall be provided no more than ten parking spaces apart;

iii.

Evergreen trees shall be planted in areas identified in subsections (i) and (ii) such that a visual screen is created.

6.

Advertising Signs. All signs shall be subject to an approved master sign program.

7.

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

8.

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

9.

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

10.

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

11.

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. Solid walls shall be utilized for screening areas visible from a public street.

(Ord. 857 § 2, 2008; Ord. 967 § 2, 2016; Ord. 968 § 2, 2016)

All permitted and conditionally permitted uses shall conform to the performance standards set forth below: A.

Noise. All uses shall comply with Chapter 9.32 of this code.

B.

Heat, Glare and Humidity.

1.

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

2.

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 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 that shall cause, at any point along the property line of the subject use, earth-borne vibrations that are discernable 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 of 55 dBA. F.

Solid and Liquid Waste.

1.

No discharge at any point into public sewer, system or bay into the ground shall be permitted, except in accord with 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 natural causes or forces may transfer them off the property.

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, or electrical disturbances adversely affecting the operation at any point of any equipment other

than that of the creator of such disturbances.

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, 1995) 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; Ord. 967 § 2, 2016; Ord. 968 § 2, 2016) The design and site development of all new structures shall comply with Chapter 17.820 of this code.

(Ord. 857 § 2, 2008; Ord. 967 § 2, 2016; Ord. 968 § 2, 2016)

The following uses are permitted within this subarea of the PD-24 (planned development twenty-four) zone: A.

The following uses shall be permitted within Subarea B:

1.

General office uses;

2.

Business and professional offices, such as software developers, architects, attorneys, accountants and office or similar uses;

3.

Research and development space that includes office and support areas only with no warehousing;

4.

Similar uses subject to the approval of the community development director. (Ord. 857 § 2, 2008; Ord. 967 § 2, 2016; Ord. 968 § 2, 2016)

The following uses are permitted upon obtaining a conditional use permit pursuant to Chapter 17.830 of this

code within this subarea of the PD-24 (planned development twenty-four) zone:

A.

The following uses shall be conditionally permitted within Subarea B:

1.

Public and quasi-public uses appropriate to and compatible with the permitted uses;

2.

Medical and dental office uses;

3.

Similar uses subject to the approval of the community development director. (Ord. 857 § 2, 2008; Ord. 967 § 2, 2016; Ord. 968 § 2, 2016)

A.

All nonresidential permitted and conditionally permitted uses developed within Subarea B shall conform to the development standards set forth as follows:

Minimum lot area: twenty thousand square feet;

2.

Minimum lot width: one hundred feet, street frontage not required with access easement;

3.

Minimum street frontage yard: ten feet;

4.

Minimum nonstreet frontage yard: zero feet;

5.

Maximum building height: one story not to exceed thirty feet.

B.

Other Regulations.

1.

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

2.

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

3.

Open Storage or Display. Open storage and/or outdoor display of merchandise are prohibited;

4.

Landscaping and Screening. Landscaping and screening shall be provided in accordance with Chapter 17.630 of this code;

5.

Advertising Signs. All signs shall be subject to the city of Brentwood sign ordinance;

6.

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

7.

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

(Ord. 857 § 2, 2008; Ord. 967 § 2, 2016; Ord. 968 § 2, 2016)

All permitted and conditionally permitted uses shall conform to the performance standards set forth in this section:

A.

Noise. All uses shall comply with Chapter 9.32 of this code.

B.

Heat, Glare and Humidity.

1.

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

2.

Any operation of 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 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 that shall cause at any point along the property line of the subject use, earth-borne vibrations that are discernable without the use of instruments is prohibited.

D.

E. Solid and Liquid Waste.

1.

2.

No materials or wastes shall be deposited on any property in such form or manner that natural causes or forces may transfer them off the property.

3.

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

G.

H.

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

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.

(Ord. 857 § 2, 2008; Ord. 967 § 2, 2016; Ord. 968 § 2, 2016) The design and site development of all new structures shall comply with Chapter 17.820 of this code. (Ord. 857 § 2, 2008; Ord. 967 § 2, 2016; Ord. 968 § 2, 2016)

The following uses are permitted within Subarea C of the PD-24 (planned development twenty-four) zone: A.

One single-family dwelling unit 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.

Small family residential care facilities;

G.

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

H.

(Reserved);

I.

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

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. 967 § 2, 2016; Ord. 968 § 2, 2016; Ord. 991 § 4, 2017; Ord. 1083, 2/25/2025; Ord. 1084, 3/11/2025)

The following uses are permitted upon obtaining a conditional use permit pursuant to Chapter 17.830 of this code within this subarea of the PD-24 (planned development twenty-four) zone:

A.

The following uses shall be conditionally permitted within Subarea C:

(Reserved).

(Ord. 857 § 2, 2008; Ord. 967 § 2, 2016; Ord. 968 § 2, 2016; Ord. 1084, 3/11/2025)

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;

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 or 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 a minimum ten feet on street side;

I.

Garage: maximum forty-five percent of the lot width; J. Parking: two covered spaces in garage;

K.

Coverage: not more than forty percent lot coverage. (Ord. 857 § 2, 2008; Ord. 967 § 2, 2016; Ord. 968 § 2, 2016) A.

Design and site development review shall be required for all housing units pursuant to Chapter 17.100; B.

The parking and storage of boats, trailers, and similar vehicles and equipment shall be subject to the provisions of Chapter 17.620;

Accessory buildings and structures shall be permitted pursuant to the provisions of Chapter 17.620; D.

Architectural features may project into any required yard pursuant to the provisions of Chapter 17.660. (Ord. 857 § 2, 2008; Ord. 967 § 2, 2016; Ord. 968 § 2, 2016) The following uses are permitted within Subarea D of the PD-24 zone:

A.

One single-family dwelling unit 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.

Small family residential care facilities;

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

H.

(Reserved);

I.

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

J.

(Ord. 857 § 2, 2008; Ord. 967 § 2, 2016; Ord. 968 § 2, 2016; Ord. 991 § 4, 2017; Ord. 1083, 2/25/2025; Ord. 1084, 3/11/2025)

The following uses are permitted upon obtaining a conditional use permit pursuant to Chapter 17.830 within Subarea D of the PD-24 zone:

A.

The following uses shall be conditionally permitted within Subarea D:

1. (Reserved).

(Ord. 857 § 2, 2008; Ord. 967 § 2, 2016; Ord. 968 § 2, 2016; Ord. 1084, 3/11/2025) A.

Unit density: overall project density shall not be greater than 6.09 dwelling units per acre;

B.

Lot area: minimum four thousand square feet;

C.

Lot width: minimum fifty feet;

D.

Lot depth: minimum eighty feet;

E.

Building height: maximum two stories or thirty feet;

F.

Front yard setback: minimum eighteen feet for front loading garage, twelve feet for side loading garage, twelve feet for living space, ten feet for porch;

G.

Side yard setback: minimum four feet. Corner lots shall have a minimum ten feet on street side;

H.

Rear yard setback: minimum ten feet with an overall average of twelve and one-half feet;

I.

Coverage: not more than fifty percent lot coverage. (Ord. 857 § 2, 2008; Ord. 967 § 2, 2016; Ord. 968 § 2, 2016)

A.

The following uses are permitted within Subarea E:

1.

Single-family dwellings including manufactured homes; 2.

Rooming and boarding subject to Section 17.650.003;

Duplex, triplex, apartments and other small multifamily structures; townhouses and single-family attached homes; all not exceeding a density of 5.1 to 11, with a mid-range of 8, dwelling units per acre;

4.

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

5.

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

6.

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

7.

Small family residential care facilities are permitted by right. Family home day care, large subject to the conditions stated in Ordinance No. 560, are permitted by right in all single-family residential zones subject to the following conditions:

a.

That a use permit be issued administratively by the zoning administrator, subject to compliance with the zoning standards of the city, and

b.

A fee to be collected, and

c.

The three hundred-foot radius notification process shall apply to all new large family home day care processed after the effective date of Ordinance No. 560. The notification shall be not less than ten days prior to the date of the zoning administrator's decision. The notice shall inform the owners of their rights to an administrative hearing, and

d.

Actions of the zoning administrator may be appealed pursuant to the appeal process in Chapter 17.880 of the zoning ordinance;

8.

Agriculture, animal husbandry and limited animal husbandry subject to Chapter 17.670;

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

Signs subject to Chapter 17.640;

11.

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

12.

(Ord. 967 § 2, 2016; Ord. 968 § 2, 2016; Ord. 1084, 3/11/2025)

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.

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;

E.

Dog fancier's license in accordance with the provisions of Section 17.670.009. (Ord. 967 § 2, 2016; Ord. 968 § 2, 2016; Ord. 1084, 3/11/2025) The following regulations shall apply to Subarea E:

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 building height: two stories or thirty feet. (Ord. 967 § 2, 2016; Ord. 968 § 2, 2016) The following uses are permitted within Subarea F:

A.

Single-family dwellings including manufactured homes;

B.

Rooming and boarding subject to Section 17.650.003;

C.

D.

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

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

F.

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

Small family residential care facilities are permitted by right. Family home daycare, large subject to the conditions stated in Ordinance No. 560, are permitted by right in all single-family residential zones subject to the following conditions:

1.

That a use permit be issued administratively by the zoning administrator, subject to compliance with the zoning standards of the city, and

2.

A fee be collected, and

3.

The three hundred-foot radius notification process shall apply to all new large family home day cares processed after the effective date of Ordinance No. 560. The notification shall be not less than ten days prior to the date of the Zoning Administrator's decision. The notice shall inform the owners of their rights to an administrative hearing, and

4.

Actions of the Zoning Administrator may be appealed pursuant to the appeal process in Chapter 17.880 of the zoning ordinance;

H.

Agriculture, animal husbandry and limited animal husbandry subject to Chapter 17.670;

I.

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

Signs subject to Chapter 17.640;

K.

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.

(Ord. 967 § 2, 2016; Ord. 968 § 2, 2016; Ord. 1084, 3/11/2025)

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.

D.

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;

E.

Dog fancier's license in accordance with the provisions of Section 17.670.009.

(Ord. 967 § 2, 2016; Ord. 968 § 2, 2016; Ord. 1084, 3/11/2025) A. Minimum lot area: four thousand square feet; B. Minimum lot width: forty feet; C. Minimum front yard setback: 1. Twenty feet for street-facing garages, 2. Fifteen feet for turned garages, 3. Fifteen feet for living space; D. Minimum side yard setbacks: 1.

Four feet, 2.

Ten feet on the street side of a corner lot; E. Minimum rear yard setback: fifteen feet; F.

Maximum building height: two stories not to exceed thirty feet. (Ord. 967 § 2, 2016; Ord. 968 § 2, 2016) A.

Design and site development review shall be required for all housing units pursuant to Chapter 17.100; B.

The parking and storage of boats, trailers, and similar vehicles and equipment shall be subject to the provisions of Chapter 17.620;

C.

Accessory buildings and structures shall be permitted pursuant to the provisions of Chapter 17.620; D.

Architectural features may project into any required yard pursuant to the provisions of Chapter 17.660. (Ord. 967 § 2, 2016; Ord. 968 § 2, 2016)

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(Ord. 967 § 2, 2016; Ord. 968 § 2, 2016)