Chapter 17.476 — PD-26 (PLANNED DEVELOPMENT TWENTY-SIX) ZONE (§ 17.476.010 – § 17.476.150) — Brentwood Zoning Code

The authority, purpose and intent for the adoption of the PD-26 (planned development twenty-six) zone are as follows:

A.

Authority. The PD-26 (planned development twenty-six) zone is adopted pursuant to the authority set forth in Chapter 17.450 of this code, entitled "Planned Development Zones—General Regulations."

B.

Purpose. The purpose of the PD-26 (planned development twenty-six) zone is to permit and regulate development of special planning area L as designated by the city of Brentwood general plan.

C.

Intent. In order to achieve the purpose of the PD-26 (planned development twenty-six) zone in implementing the development of single-family housing, the zone shall entail a spectrum of individual lot sizes distributed according to the allocation of units represented on the development plan and related exhibits. The primary uses of this area shall consist of single-family, park, and open space uses. The planning areas shall be as shown in Section 14.476.150 of this chapter and made a part of this chapter, and as further described below. The boundaries of the PD-26 zoning district and its subareas are as shown on the map in Section

17.476.150. (Ord. 857 § 2, 2008)

The following uses are permitted within the PD-26 (planned development twenty-six) zone:

Those uses which are permitted within the R-1 (single-family residential) zoning district in Title 17;

B.

Low density single-family homes (one to five units per acre) with the average gross density for SPA-L not exceeding three units per acre;

C.

Parks;

D.

Bicycle and pedestrian trails;

E.

Other similar or compatible uses including park-and-ride lots, small family day care, home occupations, and model home sales facilities.

(Ord. 857 § 2, 2008)

The following uses require special consideration and approval of a conditional use permit in accordance with Brentwood Municipal Code Section 17.130.003:

A.

Public and private schools, libraries and churches;

B.

Those conditionally permitted uses within the R-1 (single-family residential) zoning district in Title 17; C.

Other uses similar in character to those uses listed above, as approved by the planning commission and zoning administrator.

(Ord. 857 § 2, 2008)

The following uses are permitted accessory uses and structures in accordance with Brentwood Municipal Code Chapter 17.660:

A.

Arbors, trellises, gazebos and similar structures of open construction;

B.

Fences and walls;

C.

Garages;

D.

Patio covers;

E.

Swimming pools and spas;

F.

Additional accessory uses and structures necessary or incidental to a principal use as approved by the community development department.

(Ord. 857 § 2, 2008)

A.

The overall density for the entire SPA-L shall be three units per acre as stipulated by the general plan and as shown on the development plan and related exhibits. To assure that the character of each parcel within SPAL is articulated successfully, each development plan will demonstrate how the combination of integrated common open space, lot layout, building siting, walls, fences, landscape, lighting and architectural solutions will result in a positive, enjoyable and visually pleasing development.

B.

SPA-L is divided into planning areas (see the development plan and related exhibits). The quantity of units allowed by individual planning area are listed below, followed by the zoning regulations and other conditions or comments applicable to the specific planning area. All residential planning areas are zoned low density residential (LDR).

Planning areas 8, 11, 12 and 15 have been assigned minimum lot sizes (SF-4,500 to SF20,000). Each minimum lot size designation has a corresponding set of development standards and applicable design guideline regulations.

B. SPA-L is divided into planning areas (see the development plan and related exhibits). The quantity of units allowed by individual planning area are listed below, followed by the zoning regulations and other conditions or comments applicable to the specifc planning area. All residential planning areas are zoned low density residential(LDR).	B. SPA-L is divided into planning areas (see the development plan and related exhibits). The quantity of units allowed by individual planning area are listed below, followed by the zoning regulations and other conditions or comments applicable to the specifc planning area. All residential planning areas are zoned low density residential(LDR).	B. SPA-L is divided into planning areas (see the development plan and related exhibits). The quantity of units allowed by individual planning area are listed below, followed by the zoning regulations and other conditions or comments applicable to the specifc planning area. All residential planning areas are zoned low density residential(LDR).
1. Planning areas 8, 11, 12 and 15 have been assigned minimum lot sizes (SF-4,500 to SF- 20,000). Each minimum lot size designation has a corresponding set of development standards and applicable design guideline regulations.
2. Planning area 1:	35 units-LDR:	Future application.
3. Planning area 2:	1 unit	Church, PG&E, EBMUD.
4. Planning area 3:	116 units-LDR:	Future application with required bufer areas of SF-10,000 fronting Fairview and school land uses.
5. Planning area 5:		Park, fve acres.
6. Planning area 6:	20 units-LDR:	Future application.
7. Planning area 7:	183 units-LDR:	SF less than 8,000, 8,000—9,000, and greater than 10,000.
---	---	---
8. Planning area 8:	71 units-LDR:	SF-5,000 with required bufer areas of SF- 10,000 fronting Fairview north of Apricot and SF-20,000 fronting Fairview south of Apricot.
9. Planning area 9:	74 units-LDR:	Future application with required bufer areas of SF-20,000 fronting Fairview.
10. Planning area 10:		Park, fve acres.
11. Planning area 11:	95 units-LDR:	SF-4,500.
12. Planning area 12:	179 units-LDR:	SF-4,500.
13. Planning area 13:	58 units-LDR:	Future application.
14. Planning area 14:	64 units-LDR:	Future application with required bufer areas of SF-10,000 fronting Minnesota Avenue and along the south boundary.
15. Planning area 15:	138 units-LDR:	SF-4,500 with required bufer areas of SF- 10,000 fronting Minnesota and adjacent to properties in NW corner.
16. Planning area 16:	134 units-LDR:	Future application with required bufer areas of SF-10,000 fronting Minnesota and SF-20,000 at the southern property line adjacent to Randy Way properties.

(Ord. 857 § 2, 2008)

A.

Within the PD-26 zone, prevailing minimum lot sizes are to be established for each planning area.

1.

The minimum lot size shall constitute no more than fifty percent of the total number of lots proposed in each planning area.

2.

The balance of the proposed lots shall increase by five hundred square foot increments, or thirty percent at plus five hundred square feet, and twenty percent at plus one thousand square feet, or greater. 3.

Deviation from the above regulation shall be reviewed on a case by case basis by the planning commission as a part of the subdivision map review process.

B.

The general plan requires a transition buffer where smaller lots would be proposed adjacent to existing larger properties.

1.

The transition buffer shall also be implemented where a significant lot size differential results between or within the proposed planning areas.

2.

Transition buffering shall consider lot size, number of resultant homes and general privacy issues with a preference for having no more than two lots abutting an existing lot.

3.

Such transition buffering shall be reviewed on a case by case basis as a part of the tentative map process. C.

Planning Areas 1, 2, 3, 6, 9, 13, 14, and 16. Before development plan processing may occur in these planning areas, the zoning district shall be amended to include development plan standards and accompanying regulations.

1.

Except as otherwise specified in the regulations so adopted, development of the PD-26 zone shall be in accordance with existing city standards as contained in Brentwood Municipal Code Chapters 17.130 and 17.140.

2.

To assure that the character of each parcel within SPA-L is articulated successfully, each development plan will demonstrate how the combination of integrated common open space, lot layout, building siting, walls, fences, landscape, lighting and architectural solutions will result in a positive, enjoyable and visually pleasing development.

3.

The plan shall establish standards for lot area, setbacks, yards, height and parking, and may also contain provisions governing design and site review, landscape plans and related matters. 4.

The development plan shall be approved by the planning commission and city council. (Ord. 857 § 2, 2008)

A.

Single-Family Residential. Greater Than Fourteen Thousand Square Feet.

1.

Minimum lot area: The minimum lot area shall be fourteen thousand square feet.

2.

Minimum lot width: The minimum lot width shall be eighty-five feet as measured from the front building line.

3.

Minimum street frontage: The minimum street frontage shall be eighty-five feet, except that the minimum street frontage on culs-de-sac shall be fifty feet.

4.

Minimum front yard setback: The standard building setback shall be a minimum of twenty feet. Thirty percent or more of the setbacks must randomly deviate from the average overall setback.

5.

Minimum side yard setbacks: Side yard setbacks shall be a minimum of twenty-five feet aggregate, with ten feet as a minimum (as measured from the property line to the building foundation at the front and rear setback lines). Corner lots shall maintain a minimum side yard setback on the street side of fifteen feet. 6.

Minimum rear yard setback: The rear yard setback for lots shall be a minimum of thirty feet with the exception of Lots 1, 2 and 3 of tentative subdivision map 8453, which shall be a minimum of twenty feet, (as measured

from the property line to the building foundation).

7.

Building height The maximum building height for all structures shall not exceed thirty feet.

8.

Driveways: Homes shall have a concrete driveway that provides access to the garage for a minimum distance of twenty feet behind sidewalk.

9.

Design: Five floor plans with three elevations per plan shall be developed for the fifty-three lots within these planning areas, with no one plan being utilized more than twenty-five percent of the time. (Ord. 857 § 2, 2008)

A.

Authority, Purpose, and Intent. The authority, purpose and intent for the adoption of development standards for PA-3 are as follows:

1.

Authority. PA-3 was created through the implementation of the PD-26 (planned development twenty-six) zone pursuant to the authority set forth in Chapter 17.450 of this code, entitled Planning Development Zones— General Regulations;

2.

Purpose. The purpose of PA-3 is to permit and regulate development standards within the PA-3 area in special planning area SPA-L;

3.

Intent. In order to achieve the purpose of the PD-26 (planned development twenty-six) zone in implementing the development of single-family housing, development standards shall consist of single-family detached housing and open space uses.

B.

Permitted Uses. The entirety of uses as defined within Section 17.476.020 of this code shall be permitted within PA-3.

C.

Conditionally Permitted Uses. The entirety of uses as defined within Section 17.476.030 of this code shall be permitted within PA-3.

D.

Permitted Accessory Uses and Structures. The entirety of uses as defined within Section 17.476.040 of this code shall be permitted within PA-3.

E.

Residential Densities. In no case shall residential densities or total permitted units exceed the numbers shown in Final Maps 8055 and 8176.

F.

Regulations for Lot area, Yards, Structure Height, and Other Regulations for Development.

1.

SF-7000 and SF-10000.

a.

Minimum lot area: The minimum lot area shall be seven thousand square feet. On Fairview Avenue, the minimum lot size shall be ten thousand square feet.

b.

Minimum lot width: The minimum lot width shall be sixty-five feet as measured at the front building line.

Minimum street frontage: The minimum street frontage shall be sixty-five feet, except that the minimum street frontage on knuckles shall be forty feet.

d.

Minimum front yard setback: The standard building setback shall be a minimum of twelve feet with an average overall setback of fifteen feet. Homes. Front-facing garages shall be set back a minimum of twenty feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback.

e.

Fairview Avenue front yard setback: The Fairview Avenue standard front yard setbacks shall be a minimum of twenty feet. Front-facing garages shall be set back a minimum of twenty-five feet.

f.

Driveways: Homes shall have a concrete driveway which provides access to the garage for a minimum distance of twenty feet behind the sidewalk. Lots fronting Fairview Avenue shall be designed with driveways that do not require backing onto Fairview Avenue.

g.

Minimum side yard setback: Side yard setbacks shall be a minimum of fifteen feet aggregate, with five feet as a minimum (as measured from the property line to the building foundation at the front and rear setback lines). Corner lots stall maintain a minimum side yard on the street side of ten feet.

h.

Minimum side yard setback for Fairview Avenue: For lots on Fairview, the side yard setback shall be twentyfive feet aggregate, with nine feet as a minimum. Rear yard garages may be located within the side yard up to a five-foot setback. Corner lots shall maintain a minimum side yard on the street side of fifteen feet.

i.

Minimum rear yard setback: The rear yard setback for lots shall be a minimum of fifteen feet with an average overall setback of at least twenty feet as measured from the property line to the building foundation. For lots on Fairview Avenue, the rear yard setback shall be a minimum of twenty feet. Rear yard garages may be located with at least a five-foot setback.

j.

Projections into setback areas: Architectural features such as cornices, eaves, bay windows, fireplaces,

porches, and fences/gates (as an architectural extension of the house) may project into any required setback, as per Chapter 17.660 of this code, except that in no circumstance shall any portion of the house be less than ten feet from the front property line.

k.

Building height: The maximum building height for all structures shall not exceed thirty feet.

l.

Side loading garages: A minimum of ten percent of the lots shall have side-entry garages.

m.

Single-story houses: Fifty percent of the corner lots and fifty percent of the lots backing up to or siding onto city arterial streets shall have single-story houses on them. Two-thirds of the lots on Fairview Avenue shall have single-story houses on them. Four-way intersections shall have a minimum of two single-story houses.

n.

Design: Five floor plans with three elevations per plan shall be developed for the one hundred fifteen lots within this subdivision, with no one plan being utilized more than twenty-five percent of the time. All homes shall be constructed with post tension slaps or structural slabs. If there is no porch, a seven-inch transition step up onto a landing with a minimum horizontal distance of three feet from the front door is to be provided.

The express purpose is to create a raised entry area to the home and to visually "finish" any exposed foundation. All second-story windows visible from arterial streets shall have mullions or grids.

2.

Landscaping and Lighting Standards.

a.

Lighting and landscaping for PA-3 shall conform to the standards of 17.476.100(C) and 17.476.110, or as modified through the design review process.

b.

Homes shall have a back-lighted illuminated house number.

c.

One street tree shall be provided for each lot within this subdivision. Each lot abutting Fairview Avenue shall be developed with a minimum of two twenty-four-inch boxed trees along the Fairview Avenue frontage. On corner lots, street trees shall be provided on thirty-foot intervals within the side street mow strip or parkway. Street trees shall be: (i) a species selected from the Brentwood master tree list, (ii) a minimum fifteen-gallon in size, and (iii) planted with branches above the average human eye level. The trees selected shall be deeprooted and drought-resistant. Location and species shall be approved by the city's landscape architect.

d.

Any proposed monument sign at the entrance shall have obtained building permits to the satisfaction of the city's community development department and traffic engineer with regards to sight-distance issues.

e.

CCRs, if any, shall preclude the parking of boats, trailers and recreational vehicles on public rights-of-way or between a building and a street in the front setback area or in the street-side side yard setback on corner lots.

3.

Other Regulations.

a.

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

b.

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.

c.

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

d.

All residential units shall be provided with sectional garage doors with automatic openers.

e.

Residential densities and planning area unit allocations shall be subject to the provisions of Section 17.476.050 of this code.

(Ord. 857 § 2, 2008)

A.

Minimum lot area: The minimum lot area shall be twelve thousand square feet. B.

Minimum lot width: The minimum lot width shall be seventy feet as measured from the front building line. C.

Minimum front yard setback: The standard building setback shall be a minimum of twenty-five feet.

D.

Minimum side yard setbacks: Side yard setbacks shall be a minimum of ten feet.

E.

Minimum rear yard setback: The rear yard setback for lots shall be a minimum of thirty feet (as measured from the property line to the building foundation).

F.

Building height: The maximum building height for all structures shall not exceed thirty-five feet and/or two stories.

G.

Design: All homes shall be designed with a minimum square footage of two thousand five hundred square feet. None of the homes shall have the same floor plan and/or exterior elevation. (Ord. 857 § 2, 2008)

A.

Single-Family Residential. Less Than Eight Thousand Square Feet.

1.

Minimum lot area: Five thousand five hundred square feet.

2.

Minimum lot width: Fifty feet, as measured at the front building line.

3.

Minimum street frontage: Thirty feet, with the exception of flag lots, which shall maintain a minimum of eighteen feet at the point of access, and difficult cul-de-sac lots, which may be allowed slight variation with the approval of the community development department.

4.

Minimum front yard setback: Twelve feet, with an average overall setback of fifteen feet. The standard for lots facing "landscape medians" or open space areas shall be a minimum of ten feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front facing garages shall be set back a minimum of twenty feet as measured from the back of the sidewalk.

5.

Minimum side yard setback: Five feet, with a fifteen feet aggregate, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard on the street side of ten feet. Rear yard garages: the proposed garage structure may be located within the side yard up to a three-foot setback.

6.

Minimum rear yard setback: Fifteen feet, with an average overall setback of at least twenty feet as measured from the property line to the building foundation. Rear yard garages: the proposed garage structure may be located within the rear yard up to a three-foot setback.

7.

Projections into setback areas: Architectural features such as cornices, eaves, bay windows, fireplaces, porches and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setbacks as per Chapter 17.660, except that in no circumstances shall any portion of the house be less than ten feet from the front property line.

8.

Setbacks from sidewalks: Where public sidewalks are located within the confines of a development lot, minimum setbacks shall be measured from the inside of the sidewalk irrespective of the property line location.

Maximum building height: Thirty feet.

B.

Single-Family Residential. Eight Thousand to Nine Thousand Nine Hundred Ninety-Nine Square Feet. 1.

Minimum lot area: Eight thousand square feet.

2.

Minimum lot width: Seventy feet, as measured at the front building line.

3.

Minimum street frontage Thirty feet.

4.

Minimum front yard setback: Twelve feet, with an average overall setback of fifteen feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front facing garages shall be set back a minimum of twenty feet.

5.

Minimum side yard setback: Seven feet, with a twenty feet aggregate, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard on the street side of ten feet. Rear yard garages: the proposed garage structure may be located within the side yard up to a five-foot setback.

6.

Minimum rear yard setback: Fifteen feet, with an average overall setback of at least twenty feet, as measured from the property line to the building foundation. Rear yard garages: the proposed garage structure may be located within the rear yard up to a three-foot setback.

7.

8.

9.

Maximum building height: Thirty feet.

C.

Single-family residential: Ten Thousand Square Feet or Greater.

1.

Minimum lot area: Ten thousand square feet.

2.

Minimum lot width: Ninety feet, as measured at the front building line.

3.

Minimum street frontage: Forty-five feet.

4.

Minimum front yard setback: Fifteen feet, with an average overall setback of twenty feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front facing garages shall be set back a minimum of twenty feet.

5.

Minimum side yard setback: Twelve feet, with a thirty feet aggregate, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard on the street side of fifteen feet. Rear yard garages: the proposed garage structure may be located within the side yard up to a ten-foot setback. 6.

Minimum rear yard setback: Twenty feet, with an average overall setback of at least twenty feet, as measured from the property line to the building foundation. Rear yard garages: the proposed garage structure may be located within the rear yard up to a three-foot setback.

7.

8.

9.

Maximum building height: Thirty feet.

(Ord. 857 § 2, 2008)

A.

Single-Family Residential. Four thousand five hundred (SF-4,500).

1.

Minimum lot area: Four thousand five hundred square feet.

2.

Minimum lot width: Forty-five feet, as measured at the front building line.

3.

4.

5.

Minimum side yard setback: Five feet, with a fifteen feet aggregate, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard on the street side of ten feet. Minimum distance between houses shall be twelve feet. Rear yard garages: the proposed garage structure may be located within the side yard up to a "zero" setback (three feet, per Uniform Building Code).

6.

Minimum rear yard setback: Fifteen feet, with an average overall setback of at least twenty feet as measured from the property line to the building foundation, except for rear yards adjacent to the Southern Pacific Railroad in which case the minimum setback shall be one hundred feet from the RR right-of-way. Rear yard garages: the proposed garage structure may be located within the rear yard up to a "zero" setback (three feet, per Uniform Building Code).

Projections into setback areas: Architectural features such as cornices, eaves, bay windows, fireplaces, porches, and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setbacks as per Chapter 17.660, except that in no circumstances shall any portion of the house be less than ten feet from the front property line.

8.

9.

Maximum building height: Thirty feet.

B.

Single-Family Residential. Five Thousand (SF-5,000).

1.

Minimum lot area: Five thousand square feet.

2.

Minimum lot width: Fifty feet, as measured at the front building line.

3.

4.

5.

6.

Minimum rear yard setback: Fifteen feet, with an average overall setback of at least twenty feet, as measured from the property line to the building foundation, except for rear yards adjacent to the Southern Pacific Railroad, in which case the minimum setback shall be one hundred feet from the RR right-of-way. Rear yard garages: the proposed garage structure may be located within the rear yard up to a "zero" setback (three feet, per Uniform Building Code).

7.

8.

location.

9.

Maximum building height: Thirty feet.

C.

Single-Family Residential. Five Thousand Five Hundred/Six Thousand (SF-5,500/SF-6,000).

1.

Minimum lot area: Five thousand five hundred square feet and six thousand square feet, respectively.

2.

Minimum lot width: Fifty-five feet and sixty feet, respectively, as measured at the front building line.

3.

4.

5.

Minimum side yard setback: Fifteen feet aggregate, with five feet as a minimum, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard on the street side of ten feet. Rear yard garages: the proposed garage structure may be located within the side yard up to a "zero" setback (three feet, per Uniform Building Code).

6.

Minimum rear yard setback: The rear yard setback for lots shall be a minimum of fifteen feet, with an average overall setback of at least twenty feet as measured from the property line to the building foundation, except for rear yards adjacent to the Southern Pacific Railroad, in which case the minimum setback shall be one hundred feet from the RR right-of-way. Rear yard garages: the proposed garage structure may be located within the rear yard up to a "zero" setback (three feet, per Uniform Building Code).

7.

8.

9.

Maximum building height: Thirty feet.

D.

Single-Family Residential. Ten Thousand (SF-10,000).

1.

Minimum lot area: Ten thousand square feet.

Minimum lot width: Eighty feet, as measured at the front building line.

3.

Minimum street frontage: Thirty feet.

4.

5.

Minimum side yard setback: Nine feet, with a twenty-five feet aggregate, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard on the street side of ten feet. Rear yard garages: the proposed garage structure may be located within the side yard up to a five-foot setback. 6.

Minimum rear yard setback: Twenty feet, as measured from the property line to the building foundation, except for rear yards adjacent to the Southern Pacific Railroad, in which case the minimum setback shall be one hundred feet from the RR right-of-way line. Rear yard garages: the proposed garage structure may be located within the rear yard up to a "zero" setback (three feet, per Uniform Building Code).

7.

8.

9.

Maximum building height: Thirty feet.

E.

Single-Family Residential. Twenty Thousand (SF-20,000).

1.

Minimum lot area: Twenty thousand square feet.

2.

Minimum lot width: One hundred feet, as measured at the front building line.

3.

Minimum street frontage: One-half of the minimum lot width.

4.

Minimum front yard setback: Twenty feet, with an average overall setback of twenty-five feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front facing garages shall be set back a minimum of twenty feet.

5.

Minimum side yard setback: Ten feet, with a twenty-five feet aggregate, as measured from the property line to building foundation. Rear yard garages: the proposed garage structure may be located within five feet of the property line.

6.

Minimum rear yard setback: Thirty feet, as measured from the property line to the building foundation. Rear yard garages: the proposed garage structure may be located within five feet of the property line. 7.

8.

9.

Maximum building height: Thirty feet.

(Ord. 857 § 2, 2008)

A.

Single-Family Residential. Six Thousand Five Hundred/Seven Thousand Nine Hundred Ninety-Nine (SF6,500/7,999).

1.

Minimum lot area: The minimum lot area shall be six thousand five hundred square feet respectively.

Minimum lot width: The minimum lot width, as measured at the building line, shall be fifty-five feet/sixty feet respectively.

3.

Minimum street frontage: The minimum street frontage shall be thirty feet with the exception of difficult culde-sac lots, which may be allowed slight variation with the approval of the community development department.

4.

Minimum front yard setback: The standard building setback shall be a minimum of twelve feet with an average overall setback of fifteen feet. The standard for lots facing "landscape medians" or open space areas

shall be a minimum of ten feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front-facing garages shall be set back a minimum of twenty feet from front property line.

5.

Minimum side yard setback: Side yard setbacks shall be fifteen feet aggregate, with five feet as a minimum, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard setback, on the street side, of ten feet.

6.

Minimum rear yard setback: The rear yard setback for lots shall be a minimum of fifteen feet with an average overall setback of twenty feet as measured from the property line to the building foundation. 7.

Projections into setback areas: Architectural features such as cornices, eaves, bay windows, fireplace, porches, and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setback as per Brentwood Municipal Code Chapter 17.660, except that in no circumstances shall any portion of the house be less than ten feet from the property line.

9.

Maximum building height: The maximum building height for all structures shall not exceed thirty feet. B.

Single-Family Residential. Eight Thousand/Thirteen Thousand (SF-8,000/13,000).

1.

Minimum lot size: The minimum lot size shall be eight thousand square feet.

2.

Minimum lot width: The minimum lot width, as measured at the front building line, shall be seventy feet. 3.

Minimum street frontage: The minimum street frontage shall be thirty feet.

4.

Minimum front yard setback: The standard building setback shall be a minimum of fifteen feet with an average overall setback of twenty feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front-facing garages shall be set back a minimum of twenty feet.

5.

Minimum side yard setback: Side yard setbacks shall be twenty feet aggregate, with seven feet as a minimum, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard setback, on the street side, of ten feet.

6.

Minimum rear yard setback: The rear yard setback for lots shall be a minimum of twenty feet, as measured from the property line to the building foundation.

7.

Projections into setback areas: Architectural features such as cornices, eaves, bay windows, fireplace, porches, and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setbacks as per Brentwood Municipal Code Chapter 17.660, except that in no

circumstances shall any portion of the house be less than ten feet from the property line.

8.

9.

Maximum building height: The maximum building height for all structures shall not exceed thirty feet. C.

Single-Family Residential. Twenty Thousand and Over (SF-20,000).

1.

Minimum lot area: The minimum lot area shall be twenty thousand square feet.

2.

Minimum lot width: The minimum lot width, as measured at the front building line, shall be one hundred feet. 3.

Minimum street frontage: The minimum street frontage shall be one-half of the minimum lot width. 4.

Minimum front yard setback: The standard building setback shall be a minimum of twenty feet with an average overall setback of twenty-five feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front facing garages shall be set back a minimum of twenty-five feet.

5.

Minimum side yard setback: Side yard setbacks shall be twenty-five feet aggregate, with ten feet as a minimum, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard setback, on the street side, of ten feet.

6.

Minimum rear yard setback: The rear yard setback for lots shall be a minimum of thirty feet, as measured from the property line to the building foundation.

7.

Projections into setback areas: Architectural features such as cornices, eaves, bay windows, fireplace, porches and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setback as per Brentwood Municipal Code Chapter 17.660, except that in no circumstance shall any portion of the house be less than ten feet from the property line.

8.

Setbacks from sidewalk: Where public sidewalks are located within the confines of a development lot, minimum setbacks shall be measured from the inside of the sidewalk irrespective of the property line location.

9.

Maximum building height: The maximum building height for all structures shall not exceed thirty feet. D.

Other Regulations.

1.

All other development standards for PD-26 will apply to this proposed project within planning area 9 including Section 17.476.050 pertaining to residential densities and planning area unit allocations. (Ord. 857 § 2, 2008)

A.

Single-Family Residential. Seven Thousand Square Feet.

1.

Minimum lot area: The minimum lot area shall be seven thousand square feet.

2.

Minimum lot width: The minimum lot width shall be seventy feet.

3.

Minimum lot depth: The minimum lot depth shall be one hundred five feet.

4.

Minimum street frontage: One-half the required lot width. The lot width for cul-de-sac lots shall be measured thirty feet from the property line.

5.

Minimum front yard setback: Front facing garages shall be set back a minimum of twenty feet from front property line. Side entry garages/primary building walls shall be set back a minimum of fifteen feet. 6.

Minimum rear yard setback: The rear yard shall be a minimum of twenty feet as measured from the property line to the building foundation.

8.

Projections into setback areas: Architectural features such as cornices, eaves, bay windows, fireplace, porches, and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setback as per Brentwood Municipal Code Section 17.660, except that in no circumstances shall any portion of the house be less than ten feet from the property line.

9.

10.

Maximum building height: The maximum building height for all structures shall not exceed thirty feet. (Ord. 857 § 2, 2008)

A.

Single-Family Residential. Seven Thousand Square Feet (Lots 22—64).

1.

Minimum lot area: The minimum lot area shall be seven thousand square feet respectively; 2.

Minimum lot width: The minimum lot width shall be sixty-five feet;

3.

Minimum lot depth: The minimum lot depth shall be ninety-eight feet;

4.

Minimum street frontage: One-half the required lot width. The lot width for cul-de-sac lots shall be measured thirty feet from the property line;

5.

Minimum front yard setback: Front-facing garages shall be set back a minimum of twenty feet from front property line. Side entry garages/primary building walls shall be set back a minimum of fifteen feet;

7.

8.

Projections into setback areas: Architectural features such as cornices, eaves, bay windows, fireplace, porches, and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setback as per Chapter 17.660, except that in no circumstances shall any portion of the house be less than ten feet from the property line;

9.

Maximum building height: The maximum building height for all structures shall not exceed thirty feet.

B.

Single-Family Residential. Ten Thousand Square Feet (Lots 1—21).

1.

Minimum lot size: The minimum lot size shall be ten thousand square feet;

2.

Minimum lot width: The minimum lot width shall be sixty-five feet;

3.

Minimum street frontage: One-half the required lot width. The lot width for cul-de-sac lots shall be measured thirty feet from the property line;

4.

Minimum front yard setback: Front-facing garages shall be set back a minimum of twenty feet. Side-entry garages/primary building walls shall be set back a minimum of fifteen feet;

5.

Minimum side yard setback: Side yard setbacks shall be twenty feet aggregate, with ten feet as a minimum, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard setback, on the street side, of ten feet;

6.

Minimum rear yard setback: The rear yard setback for lots shall be a minimum of twenty feet, as measured from the property line to the building foundation;

7.

Projections into setback areas: Architectural features such as cornices, eaves, bay windows, fireplace, porches, and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setbacks as per Chapter 17.660, except that in no circumstances shall any portion of the house be less than ten feet from the property line;

8.

9.

Maximum building height: The maximum building height for all structures shall not exceed thirty feet. (Ord. 857 § 2, 2008)

A.

Seven Thousand to Ten Thousand Square Foot Lot Size.

1.

Minimum lot area: Seven thousand square feet;

2.

Minimum lot width: Sixty-five feet as measured at the front setback line;

3.

Minimum lot depth: Ninety feet as measured at the side setback line;

Minimum lot frontage: Thirty-five feet;

5.

Minimum front yard setback: Twenty feet for street facing garages, fifteen feet to any primary building wall or side-entry garage;

6.

Minimum side yard setback: Five feet and a total of fifteen feet for both sides. For corner lots the street side yard shall be a minimum of ten feet;

7.

Minimum rear yard setback: Twenty feet;

8.

Maximum building height: Thirty feet.

B.

Ten Thousand to Twenty Thousand Square Foot Lot Size.

1.

Minimum lot area: Ten thousand square feet;

2.

Minimum lot width: Sixty feet as measured at the front setback line;

3.

Minimum lot depth: Ninety feet as measured at the side setback line;

4.

Minimum lot frontage: Thirty-five feet;

5.

Minimum front yard setback: Twenty feet for street facing garages, fifteen feet to any primary building wall or side-entry garage;

6.

Minimum side yard setback: Five feet and a total of fifteen feet for both sides. For corner lots the street side yard shall be a minimum of ten feet;

7.

Minimum rear yard setback: Twenty feet;

8.

Maximum building height: Thirty feet.

C.

Twenty Thousand Square Foot Plus Product.

1.

Minimum lot area: Twenty thousand square feet;

2.

Minimum lot width: Sixty-five feet as measured at the front setback line;

3.

Minimum lot depth: One hundred feet as measured at the side setback line;

4.

Minimum lot frontage: Fifty feet;

5.

Minimum front yard setback: Twenty feet for street facing garages, fifteen feet for living space and side-entry garage, and ten feet for front porches;

6.

Minimum side yard setback: Ten feet and a total of twenty feet for both sides. For corner lots the street side yard shall be a minimum of ten feet;

Minimum rear yard setback: Twenty-five feet;

8.

Maximum building height: Thirty feet and two stories for main residence.

D. Duet Units.

1.

Minimum lot area: Four thousand square feet;

Minimum lot width: Thirty-five feet;
Minimum lot depth: Fifty-five feet;

4.

Minimum lot frontage: Thirty feet;

5.

Minimum front yard setback: Twenty feet for front facing garages, fifteen feet for living space;

6.

Minimum side yard setback: Zero feet and a total of seven and one-half feet for both sides. Five feet and a total of fifteen feet for both sides on corner lots. For corner lots the street side shall be a minimum of ten feet; 7.

Maximum building height: Thirty feet.

E.

Other Regulations.

1.

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

2.

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

3.

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

4.

Accessory buildings and structures shall be permitted pursuant to the provisions of Chapter 17.660 provided lot coverage does not exceed fifty percent.

5.

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

6.

Fencing on Corner Lots. All fencing shall be set back a minimum of five feet from the street side yard property line; all other fencing shall adhere to the requirements of Chapter 17.660 of the Municipal Code

7.

No building permit for a primary dwelling unit shall be issued until a residential growth management program (RGMP) allocation is received for the unit.

(Ord. 857 § 2, 2008)

A.

Engineering Guidance.

Grading designs shall conform with the city of Brentwood grading ordinance.

2.

Grades shall be designed in accordance with the recommendations of a licensed civil engineer or soils engineer.

(Ord. 857 § 2, 2008)

All public and private streets within the development area shall conform to those standards in the adopted city's roadway infrastructure master plan and/or proposed as a part of PD-26 and approved by the public works department.

(Ord. 857 § 2, 2008)

A.

General. The location and construction of all utilities within the development area shall conform to those standards adopted by the public works department, or proposed as a part of PD-26 and approved by the public works department. All infrastructure shall be improved incrementally and concurrently with development of all parcels within SPA "L."

B.

Underground. All utility service lines, transformers, control points and other utility housings shall be underground with the exception of portions of the ECCID Lateral Line No. 6, which may remain open as approved by ECCID and the city.

C.

Lighting Standards. All light standards for public streets within the development area shall conform to those standards adopted and approved by the public works department and/or proposed as a part of PD-26 as follows:

1.

Sand Creek Road, and on Minnesota and Fairview Avenues south of Sand Creek Road. Cobra heads.

2.

Residential Collector. Decorative fixtures with a pole height of eighteen feet to twenty feet.

3.

Residential. Decorative fixtures with a pole height of sixteen feet to eighteen feet.

4.

Residential Cul-de-sac. Decorative fixtures with a height of fourteen feet will be used on the residential side of the street.

5.

Residential Streets With Landscaped Medians. Decorative fixtures with a height of fourteen feet shall alternate between the residential frontage and the "landscaped medians."

6.

Park/Open Space Entrances. Decorative lighting, on pedestrian scale of ten to twelve feet in height. All decorative light fixtures shall be consistent with city standards for the type, model and make. Consideration will be given to complimentary smaller scale fixtures at residential streets with landscaped medians/culs-desac and at park/open space entrances. Lighting shall be shielded so as not to intrude onto adjacent residential properties.

(Ord. 857 § 2, 2008)

A.

General. The landscaping for SPA "L" shall comply with the regulations contained in Chapter 17.630 entitled "Landscaping and Screening" and/or as approved as a part of PD 26. Required landscape plans shall be

prepared and submitted by a registered landscape architect. The design and landscape plans shall be submitted with each tract map application within the zone, and must be approved by the community development department.

B.

Street Trees. Street trees are required to be planted on all streets within the development area. Tree spacing on Fairview Avenue and Minnesota Avenue shall be uniformly spaced at thirty feet on center, and double lined where the frontage width will allow it. Tree spacing on all other residential streets shall average thirty-five feet on center with at least one tree provided per lot. A street tree master plan shall be prepared and submitted with each tract map application. The SPA "L" master street tree list is presented in the development plan and related exhibits.

C.

Entryway Design. The design of individual development entryways shall consist of a combination of signage, landscaping, lighting, monumentation, hardscape and other materials. Entryway design shall be reviewed by the planning commission.

D.

Front yard Landscaping. All developer-provided front yard landscaping shall be installed with water conserving materials, as per applicable water conservation ordinances. Landscape and irrigation plans for each typical lot shall be submitted with each tract map application.

E.

Neighborhood Open Space/Commons. All development plans shall include neighborhood open space evenly dispersed within the individual planning area. Commons shall be landscaped with a combination of large scale canopy trees and neutral walk-on ground cover, of a design to fulfill the intent of the commons theme. Lighting and landscaping districts, homeowner associations, or other financing mechanisms acceptable to the city shall be set up to maintain the landscaping in these areas.

(Ord. 857 § 2, 2008)

A.

Compliance with Park and Recreation Master Plan. PD-26 shall contain park areas within its boundaries as designated by the park and recreation master plan.

B.

Open Space Areas. Open space areas may be required to be offered for dedication as part of the public open space or park system. Where such offer of dedication is not accepted, the development shall provide legal arrangements, approved by the city, sufficient to assure the maintenance and preservation of such a space for whatever purpose it is intended. Covenants or other legal arrangements shall specify: the ownership of the open space; method of maintenance; responsibility for maintenance; taxes and insurance; compulsory membership and assessment provisions; guarantees that any association formed to own and maintain common open space will not be dissolved without the consent of the city council; and any other specification deemed necessary by the city.

Open space consistent with the commons theme, shall be provided as an integrated part of the developed plan. Open space shall be eight to ten percent of the acreage for each planning area and shall include: landscaped medians, expanded frontage and parkway landscape, trails/pathways and the linear open space/commons connecting the neighborhood parks.

Permitted Uses. Permitted uses in park and open space areas include: 1.

Public parks, facilities, rest rooms, play fields, parking and playgrounds;

Drainage channels;

3.

Greenbelt areas which are formed by land development;

4.

Pedestrian and/or bicycle trails;

5.

Access for maintenance and emergency vehicles;

6.

Neighborhood open space/commons.

D.

Park Requirements. The properties included in PD-26 shall provide for ten acres of neighborhood park area, the payment of "in-lieu" fees, or a combination thereof, as required by the city's general plan. The park area shall consist of two five-acre neighborhood parks as required by the city of Brentwood park and recreation master plan.

(Ord. 857 § 2, 2008)

A.

Parking Requirements. Off-street parking shall be provided pursuant to Chapter 17.620 and/or as approved as a part of PD-26 and as approved by the public works department.

B.

Corner Lots. Where it is possible, garages on corner lots may have their entries oriented to the side street. C.

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

(Ord. 857 § 2, 2008)

A.

The development of PD-26 shall be substantially in accordance with the SPA "L" plan and the "commons" theme. Variations may be allowed in subsequent development plans, including street sections, ingress/egress, and the open space boundary configuration, with approval of the zoning administrator.

B.

Design and site development review shall be required for all housing development pursuant to Chapters 17.100 and 17.800.

C.

To achieve the desired lot layout, including flag lots, lot sizes may vary within each planning area provided that minimum requirements contained in the zoning and development standards of this document are satisfied, and the total number of units per planning area is not exceeded.

D.

A master plotting plan, illustrating the placement of the house plans, shall be submitted for each phase or tract of development.

E.

Except as otherwise specified in regulations with in this document, development of the PD-26 zone shall be in accordance with existing city standards as contained in Chapters 17.130 through 17.140.

F.

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

lighting.

G.

Minor modifications to the planning area boundaries may be approved by the zoning administrator. H.

The use of model home complexes shall be allowed within a recorded tract and subsequent tracts throughout SPA "L," subject to the issuance of a temporary use permit as required by Chapter 17.850.

I.

Prior to the 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 signage.

J.

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

K.

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, and shall include a channel crossing at Marsh Creek near the railroad.

L.

Bus turnouts shall be provided at major intersections 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.

M.

In accordance with the city's community design policy of minimizing the use of soundwalls along the thoroughfares, developments within SPA "L" 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 any required soundwalls.

N.

If the construction of Sand Creek Road includes a sound attenuating wall, it shall be consistent with the SPA "L" design and "commons" theme.

O.

Where possible, the architecture shall mix hip and gable roof forms. 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. The city would prefer to see one-story structures developed immediately adjacent to arterial thoroughfares. Structures taller than one story should be designed on wider and/or deeper lots with greater setbacks, developed facing the thoroughfare off of a frontage road, or designed in such a manner as to resemble a one-story profile. Deviations from these suggested alternatives will require special consideration.

P.

Each development plan shall go through formal design review and, to assure that the character of each parcel within SPA "L" is articulated successfully, shall demonstrate how the combination of integrated common open space, lot density, lot layout, building situation, walls, fences, landscape, lighting and architectural solutions will result in a positive, enjoyable, and visually pleasing development. Q.

ECCID Canals.

Where ECCID canal and pipeline operating and maintenance points are adjacent to city streets and require operator attendance, vehicle turnouts may be required at such points to provide temporary district parking out of the regular traffic lanes.

Along the ECCID canal, barriers or fencing as approved by ECCID and the city may be required to prevent human and animal access to the canal waterway.

Along the ECCID pipelines, no trees or shrubbery that would impair the operation or maintenance of the pipeline are to be planted.

The design of the ECCID canal as a "meandering waterway" within the linear park shall include features to minimize safety hazards, water losses and other adverse impacts on the district's use of the facility for delivery of irrigation water.

All half-street sections shall include (at a minimum) one travel lane, shoulder and bike lane. S.

In order to encourage the development of affordable multifamily residential housing within SPA "L," a density bonus in excess of the state mandated standard (twenty-five percent) shall be entertained on a maximum of two sites within SPA "L."

The rights-of-way for those portions of Fairview and Minnesota Avenues north of Sand Creek Road are established at sixty-four feet and sixty feet, respectively. U.

If either the school, park or linear trail sites are relocated within the SPA "L" area, there can be a transfer of units from the new school, park and trail sites to the planning areas that lost these amenities, as long as the maximum unit count of one thousand one hundred thirty-four units is maintained for the SPA. V.

If either the school, park or trail sites are relocated outside the SPA "L" area, the city would entertain a general plan amendment on the affected planning areas that reflects residential densities comparable to those on abutting properties.

If the school, park or trail sites are relocated, the general plan's density transition policy would still apply. X.

Planning areas not developed to their maximum density shall create a "pool" of units that could be allocated to the remaining planning areas as long as the maximum unit count of one thousand one hundred thirty-four units is maintained for the SPA.

Table 2 PLANNING AREA RESIDENTIAL DENSITIES AND TOTAL ALLOWED UNITS

The average density of SPA "L" is not to exceed three units/acre (the mid-point for low density residential zoning of one to five units/acre). Total units permitted by planning area shall be as follows:

Area	Owner	Residential Acreage	Other Acreage	Units	Density in du/ac	Min. Lot Size
PA 1	Shafer/Sanchez Detention Basin	22.24	10.70	35 0	1.57	—
PA 2	Episcopal Church, PG&E, EBMUD	5.00	8.92 4.20	1 0 0	0.20	N/A
PA 3	Giannini/Hofman	31.88		116	3.64	—
PA 5	Park/Hofman Park/Cox		4.00 1.00	0 0
PA 6	Tittle/Frisbey/Bonnano/Hanberg/Newmann	15.33		20	1.32	—
PA 7	Cox	45.26		183	4.13	—
PA 8	Perkins/Continente	20.00		71	3.55	5,000 sq. ft.
PA 9	Sciortino	21.52		74	3.44	—
PA 10	Park/Carlisle		5.00	0		N/A
PA 11	Continente	20.64		95	4.60	4,500 sq. ft.
PA 12	Continente/Kruse	39.31		179	4.55	4,500 sq. ft.
PA 13	Carlisle	15.30		58	3.79	—
PA 14	Tachella	19.36		64	3.31	—
PA 15	Venoble/Sanders/Kruse/Gasner	32.19		138	4.29	4,500 sq. ft.
PA 16	Nef/Biederman	42.98		134	3.12	—
	Sand Creek Road R-O-W		13.56			N/A
Area	Owner	Residential Acreage	Other Acreage	Units	Density in du/ac	Min. Lot Size
---	---	---	---	---	---	---
	Subtotals	320.81		1,134	3.53
	All Other Properties		57.38
	TOTAL SPA "L"		378.19	1,134	3.00

(Ord. 857 § 2, 2008)

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(Ord. 960 § 13, 2015)