Chapter 17.505 — PD-55 (PLANNED DEVELOPMENT FIFTY-FIVE) ZONE

The authority, purpose and intent for the adoption of the PD-55 zone are as follows:

• A. Authority. PD-55 is adopted pursuant to the authority set forth in Chapter 17.450, Planned Development Zones—General Regulations.

• B. Purpose. The purpose of the PD-55 zone is to permit and regulate the phased development of a mix of uses consistent with the general plan on the approximately sixty-one gross acres encompassed by the zone. The general plan identifies the PD-55 zone within planned development. PD-55 is bounded by a single-family home subdivision on the north, a singlefamily home subdivision on the east, mixed-use commercial and medium density residential on the south, and Brentwood Boulevard on the west. Planned development policies are intended to mirror policies and the mixed land uses described in the PD-55 zone for a range of uses including retail commercial businesses, professional office uses, limited light industrial uses, and single-family residential uses. Land use flexibility for this large in-fill parcel is warranted due to its strategic location adjacent to two arterial roadways including Brentwood Boulevard and Sand Creek Road.

• C. Intent. To achieve the foregoing purpose, the PD-55 zone is divided into six subareas; the subareas as shown on the map in Section 17.505.009. Several subareas include internal land use flexibility per the Zoning Matrix in Section 17.505.008 and shall be developed as generally described below:

  1. Subarea 1 consists of the southwestern approximately 5.94 acres and is intended for the development of commercial uses that meet the needs of Brentwood and the region.

  2. Subarea 2 consists of the central western approximately 2.63 acres north of Sand Creek Road, and is intended for the development of commercial uses that meet the needs of Brentwood and the region.

  3. Subarea 3 consists of approximately 31.13 acres, north of Sand Creek Road, and is intended for the development of single-family detached residential uses that are generally compatible with adjacent residential development. Residential lots adjacent to the northern boundary of Subarea 3 are intended to meet a minimum four thousand square foot lot size, which is typical of the adjacent development to the north. The balance of Subarea 3 consists of small-lot single-family detached residential development.

  4. Subarea 4 consists of the eastern approximately 3.81 acres located on the north side of Sand Creek Road. Subarea 4 is established to serve primarily as a usable park, with a portion comprised of landscape and water quality basin, and as a buffer to existing residential subdivisions to the north and east. Development within Subarea 4 is intended to provide a north-south pedestrian link.

  5. Subarea 5 consists of the eastern approximately 2.23 acres located on the south side of Sand Creek Road. Subarea 5 is established to serve primarily as a usable park, with a portion comprised of landscape and water quality basin, and as a buffer to existing residential subdivisions to the south and east. Development within Subarea 5 is intended to provide a north-south pedestrian link.

  6. Subarea 6 consists of the central approximately 14.79 acres south of Sand Creek Road and is intended for single-family detached residential uses. Residential lots adjacent to the southern boundary of Subarea 6 are intended to meet a minimum four thousand square foot lot size, which is typical of the adjacent development to the south. The balance of Subarea 6 consists of small-lot single-family detached residential development.

7. Each of Subareas 1 through 6 may be developed in phases.

(Ord. 871 § 2, 2009; Ord. 962 § 2, 2016; Ord. 1013 § 2, 2020)

See Section 17.505.008, which identifies permitted land uses acceptable per individual subareas. Permitted uses must comply with the Sciortino Ranch Design Guidelines. (Ord. 871 § 2, 2009; Ord. 962 § 2, 2016; Ord. 1013 § 2, 2020)

See Section 17.505.008, which identifies conditionally permitted land uses acceptable per individual subareas. Upon obtaining a conditional use permit pursuant to Chapter 17.830, said uses shall be allowed in the PD-55 zone. Conditionally permitted uses must comply with design standards established in the Sciortino Ranch Design Guidelines.

(Ord. 871 § 2, 2009; Ord. 962 § 2, 2016; Ord. 1013 § 2, 2020)

All permitted and conditionally permitted uses developed within the subareas shall conform to the following standards as applicable:

• A. Basic Standards Are Included in the Sciortino Ranch Design Guidelines.

  1. General commercial, office, and light industrial/R&D development standards are included in the Sciortino Ranch Design Guidelines.

  2. Single-family residential standards are included in the Sciortino Ranch Design Guidelines. All residential development in the PD-55 zone is exempt from the city of Brentwood Residential Growth Management Program for a period of five years from the effective date of the ordinance codified in this chapter.

• B. Residential density—Densities are defined as follows:

  1. In Subarea 3, development shall not exceed a density of eight dwelling units per gross acre.

  2. In Subarea 6, development shall not exceed a density of eight dwelling units per gross acre.

• C. Landscaping and Screening. Landscaping and screening requirements for each phase of development within PD-55 shall be specified in a master landscaping and screening program for PD-55 approved by the planning commission or in the design and site development review approval for each phase. All landscaping and screening shall adhere to Chapter 17.630 and the city's adopted Urban Forest Guidelines. All establishments in PD-55 with drive-through windows or counters for the purpose of selling food or merchandise to the general public shall screen those windows and counters from view from the public right-of-way by extensive shrub and tree landscaping, landscaped berms, walls, trellises, or combination thereof. Such screening will be reviewed and approved by the city through the design review or conditional use permit process specified in Chapter 17.820 or 17.830.

• D. Advertising Signs. The design and site development review approval for each phase of nonresidential development within the PD-55 zone shall require an application for, and approval of, a master sign program. All signs within the PD-55 zone shall conform to the planned sign program as the same may be amended from time to time pursuant to Chapter 17.640, Sign Ordinance.

• E. Other Development Standards.

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

  2. Illumination of Parking Facilities and Structures. All facilities shall provide adequate lighting or illumination of parking facilities and structures pursuant to Chapter 17.620 with IESNA-classified cut-off or full cut-off fixtures with a maximum height of twenty-five feet to the light source for pedestrian oriented lighting and thirty feet to the light source for parking lot lighting.

  3. Parking Lot Design and Development Standards. All facilities shall comply with Chapter 17.620.

4. Open Storage or Display. Open storage and/or outdoor display of merchandise is permitted only if conducted within an area designated and in accordance with standards specified in a design and site development review approval pursuant to Chapter 17.820, or as expressly provided for by a conditional use permit.

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

   6. Security Measures. All facilities shall provide security measures in accordance with city standards and subject to design review in accordance with Chapter 17.820. No barbed or razor wire shall be utilized in conjunction with any said facilities.

   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.

   8. Manufacturing and Storage Areas. All manufacturing processes shall be within a structure and all open storage areas except those for display of farm vehicles and implements shall be screened with a minimum six-foot high masonry wall. No storage shall exceed the height of the wall.

   9. There shall be no overnight parking of mobile homes, recreational vehicles, buses or campers in the public parking or common areas of PD-55, nor any display of vehicles for sale by owners at any time. There shall also be no permanent or long term storage of merchandise or equipment in the parking areas or sidewalks at any time, with the exception of those areas specifically approved for such uses pursuant to the conditional use permit provisions in Chapter 17.830.

   10. Development may occur in phases.

   11. Any other applicable city standards and regulations.

   12. Reserved.

   13. All development applications within the PD-55 zone shall be reviewed for compliance with the final environmental impact report for the Sciortino Ranch project, including all mitigation measures. All development applications shall also be reviewed for compliance with Vesting Tentative Subdivision Map No. 9356, including all conditions of approval.

• (Ord. 871 § 2, 2009; Ord. 962 § 2, 2016; Ord. 1013 § 2, 2020; Ord. 1067, 2/27/2024)

All permitted and conditionally permitted uses developed within the subareas shall conform to the performance standards set forth below:

• A. Noise. All noise generated by development within the PD-55 zone shall be consistent with the requirements set forth in the Noise Element of the general plan and in Chapter 9.32 (Noise Regulations) of the Brentwood Municipal Code.

• B. Heat, Glare and Humidity.

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

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

  3. Any use producing humidity in the form of steam or moist air, or producing heat, shall be carried on in such a manner that the source of steam, humidity or heat is not perceptible from the public property line.

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

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

• E. Soundproofing. Residential and other acoustically-sensitive activities shall be designed so that interior noise levels due to exterior noise sources do not exceed the requirements of the noise element of the general plan or Chapter 9.32, Noise Regulations, of the Brentwood

Municipal Code.

• F. Solid and Liquid Waste.

  1. No discharge at any point into public sewer, stream or bay or into the ground shall be permitted, except in accord with the standards approved by the State Department of Health, or standards specified in applicable local ordinances for similar uses of any materials of such nature or temperature as can contaminate any water supply, interfere with bacterial processes in sewage treatment, or otherwise cause the emission of dangerous or offensive elements;

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

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

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

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

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

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

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

(Ord. 871 § 2, 2009; Ord. 962 § 2, 2016; Ord. 1013 § 2, 2020)

The design and site development of each phase within the PD-55 zone shall comply with Chapter 17.820 (Design and Site Development Review) of the Brentwood Municipal Code. (Ord. 871 § 2, 2009; Ord. 962 § 2, 2016; Ord. 1013 § 2, 2020)

Development in the subareas shall be subject to being in substantial conformance with the Sciortino Ranch Design Guidelines, unless otherwise approved by the city council through an amendment to this chapter. Any modification to the subarea boundaries depicted in Section 17.505.009 shall require an amendment to the subarea map, which shall be reviewed and approved by the community development director.

(Ord. 871 § 2, 2009; Ord. 962 § 2, 2016; Ord. 1013 § 2, 2020)

Symbol Legend

P = Permitted Use1

C = Conditional Use Permit Required2

Text read from an image; its layout may differ:
Commercial Residential Park and Water Quality
LAND USES3 Subarea 1 Subarea 2 Subarea 3 Subarea 6 Subarea 4 Subarea 5
Commercial Uses
Self-storage facilities4 C C
(subject to Ch. 17.755)
Light industrial uses which C C
generate minimal noise,
odor, smoke, and waste
material5
Sports bar, lounge, C C
nightclub and similar
establishments6
Liquor stores7 C C
Motor vehicle sales8 C C
Construction contractor's C C
and contractor related
services with outdoor
storage9
Video arcades, indoor C C
movie theatre, bowling
alley, skating rink, and
similar entertainment
establishments
Hotel C C
Tobacco and cigar lounges C C
that allow smoking on-site
Health clubs (indoor and C C
outdoor recreational
facilities)
Merchandise and/or P P
general retail sales less
than 75,000 sq. ft. (applies
to any single-user or multi-
tenant building)

Text read from an image; its layout may differ:
Commercial Residential Park and Water Quality
LAND USES3 Subarea 1 Subarea 2 Subarea 3 Subarea 6 Subarea 4 Subarea 5
Merchandise and/or C
general retail sales greater
than or equal to 75,000 sq.
ft. (applies to any single-
user or multi-tenant
building)
Supermarkets or grocery P P
(with beer, wine, and
distilled spirits sales)
Convenience store with or P P
without beer and wine sales
(no distilled spirits).
Limited to one store as a
permitted use in each of the
following subareas: 1 and
2. Any additional
convenience store must
apply for a conditional use
permit.10, 11
Pharmacy establishments P P
with or without drive-
through (subject to Ch.
17.655). Limited to one
such use in each of the
following subareas: 1 and
2. Any additional drive-
through must apply for a
conditional use permit
Gas stations, with or P P
without car wash and/or
convenience store. Limited
to one such use in one of
the following subareas: 1
or 2. Any additional gas
station must apply for a
conditional use permit
Pet and pet supply stores12 P P
Restaurants13 (with or P P
without beer and wine
sales)14

Text read from an image; its layout may differ:
Commercial Residential Park and Water Quality
LAND USES3 Subarea 1 Subarea 2 Subarea 3 Subarea 6 Subarea 4 Subarea 5
Restaurants with full P P
kitchen and bar as
secondary use16 (limited to
one restaurant as a
permitted use in each of the
following subareas: 1 and
2. Any additional
restaurants with secondary
bar use must apply for a
conditional use permit)
Convenience restaurants P P
with or without drive-
through service.16 Limited
to one such use in each of
the following subareas: 1
and 2. Any additional
drive-through must apply
for a conditional use permit
(subject to Ch. 17.655)
Specialty merchandise, P P
convenience sales and
commercial services17
Temporary parking lot P P
display and/or sale areas18
Outdoor display, dining, P P
and/or sale of
merchandise19
Commercial uses which P P
may or may not
manufacture their primary
product on the premises20
Business, institutional, P P
administrative, financial,
and professional offices21
Research and development P P
facilities22
Wholesale showrooms and P P
distribution centers
Alternative fuel stations P P

Text read from an image; its layout may differ:
Commercial Residential Park and Water Quality
LAND USES3 Subarea 1 Subarea 2 Subarea 3 Subarea 6 Subarea 4 Subarea 5
Residential Uses23
Small lot single-family P P
homes (min. lot size: 3,375
sq. ft.24)
Park Uses
Parks25 P P P P

Notes:

• 1 All proposed developments are to be consistent with the adopted Sciortino Ranch design guidelines, as applicable, for each permitted land use. Land uses that are similar in nature and operation to those uses identified within the land use matrix are acceptable subject to approval by the community development director. The decision of the community development director is subject to appeal in accordance with Brentwood Municipal Code (BMC) Chapter 17.880.

• 2 "C" notes uses that are required to undergo a conditional use permit process (per BMC Chapter 17.830).

• 3 Physical design is to adhere to this chapter and the adopted Sciortino Ranch design guidelines, subareas are specifically designed to respond to any existing adjacent development by incorporating like densities, uses, or park buffers.

• 4 Mini-storage or warehouse with or without a resident manager's dwelling unit.

• 5 Including by way of example, but not limited to, warehouses, controlled manufacturing and assembly, printing or lithography production establishments, plastic fabrication, electronic and electrical product and instrument manufacturing, garment manufacturing, furniture making, upholstering, food processing and similar uses.

• 6 With on-site sale of beer, wine, or distilled spirits, including establishments which offer food as a secondary use, entertainment and/or dancing.

• 7 Liquor stores including by way of example, but not limited to, establishments that sell primarily beer, wine, or distilled spirits.

• 8 Including automobile, motorcycle, recreational vehicle and boat sales, agricultural vehicle, equipment and farm implements sales, and similar establishments.

• 9 Including, but not limited to, cabinetry, countertop, and sheet metal fabrication shops.

• 10 Convenience store alcoholic beverage sales shall not exceed forty percent of total beverages offered and no individual containers of beer may be sold greater than twenty-four ounces.

• 11 Sale of newspapers, periodicals, magazines, or other print, analog, or digitally reproduced materials that includes pornographic images is expressly prohibited.

• 12 Including on-site veterinary clinics, excluding boarding of pets.

• 13 Including by way of example, but not limited to, full-service sit-down restaurant establishments.

Notes:

• 14 Prior to the issuance of a tenant improvement permit, a copy of the floor plan shall be provided for the review and approval of the Brentwood police department specifically identifying where all alcoholic beverages will be stored or displayed and how distribution will be controlled. A sign stating that open alcohol containers shall not be removed from designated areas shall be conspicuously displayed within the restaurant to the satisfaction of the Brentwood police department. Tables shall be bussed immediately following vacancy in order to ensure that all open alcoholic containers are removed from the seating area.

• 15 The following regulations apply to any restaurant: Prior to the issuance of a tenant improvement permit, a copy of the floor plan shall be provided for the review and approval of the Brentwood police department specifically identifying where all alcoholic beverages will be stored or displayed and how distribution will be controlled. A sign stating that open alcohol containers shall not be removed from the premises shall be conspicuously displayed within the restaurant to the satisfaction of the Brentwood police department. Tables shall be bussed immediately following vacancy in order to ensure that all open alcoholic containers are removed from the seating area. Expressly excludes dancing type uses. Secondary bar uses have limited hours of operation eleven a.m. to midnight. Bar area not to exceed thirty percent of restaurant floor area (excluding office or kitchen area). Restaurant with secondary bar use shall not be permitted within two hundred feet of a residential use or residential zone.

• 16 Including by way of example, but not limited to, sandwich shops or fast-food establishments.

• 17 Including by way of example, but not limited to, specialty foods, delicatessen, bakery, pastry, candy, ice cream, butcher, meat market, wine, tobacco, apparel, jewelry, cosmetics, stationery, shoes and shoe repair, kitchenware, motor vehicle parts, agricultural equipment and farm implements, hobby, specialty interest stores, barbershop, beauty shop, hair salon, laundry, dry cleaning, laundromat, electronic, appliance sales and repair, watch and clock repair, tanning studio, small equipment rental and repair, real estate sales and rental, title and escrow services, architectural, engineering, legal and accounting services, insurance agency, employment agency, outpatient medical, dental and optical services, technology access center, telecommuting center, addressing, post box and mailing service, blueprinting, photostating and desktop publishing and printing services, drafting service, messenger service, stenographic service, answering service, private postal box service, travel agency, bank branch, ATM facility, and similar establishments.

• 18 Requires approval of a temporary use permit per BMC Chapter 17.850.

• 19 If outdoor display, dining, and/or sales areas are proposed post formal design review and/or development of a subject building then either: (a) BMC Section 17.900.009 shall apply for uses proposed on private property, or (b) BMC Section 17.900.005 shall apply for uses proposed in the public right-of-way (excluding any downtown zone specific regulations).

• 20 Including, but not limited to, drapery or upholstery shop and similar establishments.

• 21 Including, but not limited to, large-scale single and/or multi-tenant office uses, such as medical offices, trade schools, colleges, public and quasipublic offices, library, post office and utility office.

• 22 Including by way of example, but not limited to, research, office, support and associated warehouse areas.

• 23 Keeping of domestic animals or pets subject to BMC Chapter 17.670.

• 24 Single-family lots along the northern and southern project boundaries shall be a minimum of four thousand square feet.

Notes:

• 25 Parkland areas are subject to park size minimums described within the adopted Sciortino Ranch design guidelines. Park credits are also described in the design guidelines. Parks are allowed in all subareas per the guidelines with specified park areas located in Subareas 3, 4, 5 and 6. Park subarea borders are flexible to accommodate future development designs that better integrate park land use edges.

(Ord. 871 § 2, 2009; Ord. 899 § 8, 2012; Ord. 962 § 2, 2016; Ord. 991 § 4, 2017; Ord. 1013 § 2, 2020; Ord. 1078, 12/10/2024; Ord. 1083, 2/25/2025; Ord. 1087, 8/12/2025; Ord. 1089, 10/ 14/2025)

(Image not reproduced in this text.)

(Ord. 871 § 2, 2009; Ord. 962 § 2, 2016; Ord. 1013 § 2, 2020)

The Sciortino Ranch design guidelines, as adopted by the city council, are herein incorporated by reference as Exhibit "A" to the ordinance codified in this chapter and are intended to be used in the review of all development projects within the PD-55 zone.

(Ord. 871 § 2, 2009; Ord. 962 § 2, 2016; Ord. 1013 § 2, 2020)