Local zoning · Brentwood

Brentwood — Design Review

Design Review under the Brentwood local zoning and planning code, with the controlling citations.

Last reviewed: July 1, 2026

Overview

Brentwood’s design review is codified as the city’s formal “design and site development review” procedure in Title 17 Zoning. It exists to evaluate architecture, site planning, and functional relationships so development fits Brentwood’s character and complies with adopted standards and plans. In practice, design review is required where Title 17 says it is, including most new residential construction and many planned development districts; it is administered primarily by the Planning Commission, with limited delegation to staff in defined cases .

What triggers design review in Brentwood

The city’s design and site development review procedure applies to “all developments, signs, buildings, structures and other facilities” in any zone where this review is required by Title 17, with the purpose of achieving good design character and compatibility .
Citywide residential trigger: design review is required “for each new housing unit,” including a single‑family dwelling, duplex, triplex, townhouse, multifamily dwelling, or mobile home, subject to limited delegation procedures described below .
Exemptions:
- Minor additions/remodels that do not change site design may be exempt if the Zoning Administrator issues a certificate of compatibility under the criteria in Section 17.820.007 .
- Two‑unit housing developments and urban lot splits are excluded; instead they follow the specific provisions in Chapters 16.169 and 17.797 (SB 9 implementation) .
Conditional use permit (CUP) integration: if a project needs a CUP, and the design review criteria are considered and explicitly conditioned in the CUP, that CUP approval can satisfy the design review requirement for the project .
Many specific zones (especially planned developments) and some employment/industrial districts explicitly require design review in their own chapters (see District-by-District below) .

Who reviews, and what standards apply

Decisionmakers and delegation
- The Planning Commission has authority to review, conditionally approve, or deny architectural plans; it may delegate specific project types to the Community Development Director, and the City Council hears appeals .
- For residential projects, the Council has adopted Objective Design Standards for Residential and Mixed‑Use Projects (including interim standards via Ordinance 1060). Commercial and industrial projects are reviewed under the City’s Commercial and Industrial Design Guidelines; both are applied in design review by staff, the Planning Commission, and on appeal, the City Council .
- In some residential cases, the Community Development Department may be the approving authority with notice to the Planning Commission and the possibility for the Commission to call the item up if requested within five days .
Approval criteria
- Compliance with applicable objective design standards and adopted design guidelines; conformance with any adopted specific plan or planned development applicable to the site; compliance with requirements for landscaping and screening, parking, usable open space, and off‑street loading; and overall consistency with the zoning ordinance and other city ordinances, policies, or resolutions .
- Where necessary to address potential emissions, noise, odor, light, dust, smoke, or vibration, the reviewing body may require expert consultant studies at the applicant’s cost .
Permit duration and appeals
- Design review approvals expire one year after the effective date unless construction begins under valid permits; extensions may be granted if requested before expiration. Actions are appealable under Chapter 17.880 .

How to apply and how the process runs

Application package: Design review applications are filed under Chapter 17.800, and the supporting information specified in Section 17.800.007 includes a complete site and architectural package (parcel dimensions; existing/proposed buildings, setbacks, heights, and uses; yard/open space dimensions; fences/walls; [parking] layout and circulation; access; street dedications; [signage] details; lighting; loading; screened storage; perspective renderings; and [landscaping and screening] plans with irrigation). Additional items may be required by Planning Commission resolution .
Processing timeline: Within 30 days of submittal, the city determines completeness. After an application is deemed complete, staff prepares any required environmental review and schedules hearings where applicable. In the absence of an appeal, entitlements generally become effective 14 days after the decision .
Concurrent review: The Planning Commission reviews architectural plans concurrently with other entitlements (e.g., CUPs, tentative maps) where applicable .

District-by-District: how Brentwood applies design review

Below are the districts and areas where Title 17 explicitly ties development to the design and site development review procedure or to adopted design guidelines/standards that are enforced through design review. Where dimensional standards are not shown in the retrieved materials, this is noted.

Residential (citywide) — all R-districts

Purpose and uses: New housing units citywide—single-family, duplex, triplex, townhouse, multifamily, mobile home—are subject to design review unless exempted as noted above .
Key dimensional standards: Not found in retrieved materials (standards vary by base district and any applicable planned development).
Where it applies: All residential zoning districts when constructing a new housing unit. Review authority may be delegated to staff with Planning Commission notice and potential call-up .
Design review notes: Must meet objective design standards for residential/mixed‑use projects and all applicable development standards and guidance for parking, landscaping and screening, and related chapters .

IC (Industrial Center) Zone — Chapter 17.300

Purpose and uses: Industrial and employment uses; the IC zone must be at least five acres in size. Uses must meet IC development and performance standards in Sections 17.300.003 and 17.300.004 .
Key dimensional standards: Not found in retrieved materials (see 17.300.003/.004).
Where it applies: Any property zoned IC (minimum 5 acres) .
Design review notes: “All industrial facilities shall comply with Chapter 17.820,” so design review is mandatory for industrial development in IC .

PEC (Planned Employment Center) Zone — Chapter 17.320

Purpose and uses: Mixed employment centers—integrated industrial/business/research parks, corporate offices, professional/administrative offices, selected commercial—with potential higher‑density residential as a support use. A specific plan is required before development proceeds .
Key dimensional standards: Established by the required specific plan; not in the base zoning text retrieved. Not found in retrieved materials.
Where it applies: Lands designated PEC where a specific plan is adopted; the specific plan “shall serve as, and include all zoning regulations, performance standards, development and design standards” .
Design review notes: Design standards are embedded in the specific plan and evaluated through the design review process referenced by Title 17 and the specific plan itself .

PD-1 (Peterson Ranch) — Chapter 17.451

Purpose and uses: Residential planned development with defined housing types: single‑family detached, zero‑lot‑line, townhouse, and limited multifamily; multifamily capped at 10% of total family residence units .
Key dimensional/architectural standards: Garage size and orientation; minimum unit width/depth; eave overhangs and roof pitch; material standards; parking ratios; yard landscaping timelines; see Section 17.451.008 and related subsections for specifics .
Where it applies: Parcels zoned PD‑1 per the Peterson Ranch specific plan.
Design review notes:
- The PD-1 specific plan’s design guidelines replace the general design review criteria in Sections 17.820.006–.008; the Planning Commission or Zoning Administrator applies those PD‑1 guidelines instead .
- Design review is required for subdivisions of five or more lots; duplex/triplex/townhouse/multifamily projects; single‑family homes that do not meet PD‑1 design criteria; and on appeal from a certificate of compatibility decision .

PD-4 — Chapter 17.454

Purpose and uses: Single‑family residential estate neighborhood (R‑1‑E analog) with lots of 10,000 square feet minimum and associated open space .
Key dimensional standards: Minimum lot area 10,000 sq ft; minimum lot width 85 ft; minimum front yard 20 ft; minimum side yard 10 ft (sum 25 ft); minimum rear yard 30 ft; max building height two stories/30 ft (accessory: one story/15 ft) .
Where it applies: Parcels within the PD‑4 boundary in Section 17.454.006 .
Design review notes: “Design and site development review shall be required for all housing units” pursuant to Section 17.100.003, and all housing must meet the city’s single‑family residential design criteria except as noted for eave overhangs (which may be modified through design review) .

PD-22 — Chapter 17.472

Purpose and uses: Planned residential development per its adopted plan.
Key dimensional standards: Not found in retrieved materials.
Where it applies: Parcels in PD‑22 per its development plan.
Design review notes: “Design and site development review shall be required for all housing developments” pursuant to Sections 17.100.003, 17.100.004(H) and Chapter 17.820 .

PD-23 — Chapter 17.473

Purpose and uses: Two subareas—A (R‑1 uses) and B (R‑3 uses up to 20 du/ac)—to create a housing gradient toward Brentwood Boulevard .
Key dimensional standards: Not found in retrieved materials (density cap for Subarea B is 20 du/ac).
Where it applies: PD‑23 boundary and subareas shown in Section 17.473.006 .
Design review notes: No special DR procedure found in the retrieved PD‑23 text; default Chapter 17.820 applies where Title 17 requires it. Not found in retrieved materials.

PD-32 — Chapter 17.482

Purpose and uses: 4.05 acres of medium‑density residential with two subareas (attached in A; detached in B) per subarea map; includes small‑lot accessory standards and residential care/home occupation references .
Key dimensional standards: Not comprehensively stated in the retrieved excerpt; some project‑level architectural requirements (e.g., roof forms, siding materials, window proportions, fence setbacks) are enumerated in the PD’s standards .
Where it applies: PD‑32 boundary per Section 17.482.007 .
Design review notes: The “design and site development review procedure” of Chapter 17.820 applies to this PD. Several items are explicitly deferred “to be addressed at the design review stage” (e.g., fencing treatments, two‑story privacy solutions) .

PD-36 (selected subareas) — Chapter 17.485

Purpose and uses: Mixed subareas with commercial/medical/retail/open space. Subarea E text (open space/commercial‐related) calls for case‑by‑case standards .
Key dimensional standards: Setbacks, height, parking and other criteria for Subarea E are established at time of proposed development via design review and any adopted resolutions for the use type .
Where it applies: PD‑36 per adopted plans; master sign programs apply in some subareas .
Design review notes: “All uses are subject to the design and site development review procedures” in Subarea E; signage must follow an approved master sign program where applicable .

PD-53 — Chapter 17.503

Purpose and uses: Job‑generating uses with complementary medium/high/very‑high density residential (up to 475 units) and single‑family neighborhoods in some subareas, with detailed subdivision‑scale standards .
Key dimensional standards for single‑family areas: Minimum lot area 4,000 sq ft; minimum lot width 50 ft; minimum depth 80 ft; minimum frontage one‑half of required width; front yard 20 ft to garage and 10 ft to primary building wall; side yard 5 ft (corner street side 10 ft); rear yard 15 ft; max height two stories/32 ft; max lot coverage 50% .
Where it applies: PD‑53 boundary and subareas in Section 17.503.015 .
Design review notes: “Design and site development review shall be required for all housing units” pursuant to Sections 17.100.003 and 17.100.004(H) .

Cox Property (within a PD subarea)

Purpose and uses: A commercial/medical subarea (C) with curated Tuscan‑derived architectural vocabulary per adopted guidelines for that property .
Key dimensional standards: Minimum lot area 1 acre (can subdivide to 10,000 sq ft in a master plan); min width/depth 100 ft; max height two stories/35 ft; setbacks to Balfour and SR‑4 Bypass defined; interior setbacks 10 ft each property side .
Where it applies: PD subarea C of the Cox Property plan.
Design review notes: Development “shall be subject to design and site development review” under Chapter 17.820 and the property’s architectural design guidelines adopted by the city for that site .

Design review requirements at a glance

Topic	Brentwood requirement (plain English)	Code Reference
Core procedure and purpose	Design and site development review applies where required by Title 17 to ensure good design character and functional compatibility	Ch. 17.820 purpose and scope
Citywide residential trigger	Each new housing unit (SFD, duplex, triplex, townhouse, multifamily, mobile home) requires design review, subject to limited delegation	§ 17.100.003; delegation/notice process
Exemptions	Minor additions/remodels with a certificate of compatibility; SB 9 two‑unit/urban lot split projects	§ 17.820.007 certificate; Chs. 16.169, 17.797
CUP integration	If DR criteria are considered and conditioned in a CUP, that CUP can satisfy DR	Ch. 17.820 integration with CUPs
Standards used	Objective Design Standards (residential/mixed‑use) and Commercial/Industrial Design Guidelines	Ch. 17.820 administration of standards/guidelines
Industrial development	All industrial facilities in IC must go through DR	IC § 17.300; DR mandate
PD‑specific overrides	Some PDs substitute their own design guidelines (e.g., Peterson Ranch/PD‑1) or mandate DR for all housing	PD‑1, PD‑4, PD‑22, PD‑32, PD‑53 references
Submittal contents	Full site/architectural set incl. parking, signage, lighting, landscaping and screening	§ 17.800.007 list
Processing & timeline	30‑day completeness; hearing where required; effective 14 days after decision unless appealed	Ch. 17.800 process; § 17.800.012 effective date
Expiration & extensions	DR approvals expire after 1 year if work doesn’t start; extensions possible; appeals per Ch. 17.880	Ch. 17.820 expiration/appeals

Checklist

Confirm your project actually requires [design review] under Title 17 or within your PD/specific plan; check if a CUP will satisfy DR for your case .
If residential, verify applicability of the citywide trigger for each new housing unit and whether staff or the Commission will be the decisionmaker for your project type .
If you believe you qualify for the minor‑work exemption, obtain a certificate of compatibility from the Zoning Administrator; otherwise proceed with DR .
Assemble a complete submittal per § 17.800.007: site plan, elevations, sections, materials/colors, [parking] plan, [signage] details, photometrics, [landscaping and screening] plan/irrigation, access and circulation, storage/loading, and renderings .
Demonstrate conformance with applicable Objective Design Standards or adopted guidelines (residential, commercial, industrial), plus any PD/specific plan standards and Brentwood Development Standards .
Address cross‑chapter requirements: [parking] counts and layout, [landscaping and screening] quantities/species/irrigation, usable open space, and loading areas .
If in an industrial or employment district, confirm IC/PEC applicability and any specific plan‑level standards that govern design review .
Monitor completeness (30‑day check), environmental review, scheduled hearings (if any), and the 14‑day effective period post‑decision .
Start construction before the 1‑year expiration, or apply for an extension before it lapses; note appeal rights under Ch. 17.880 .

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether your project requires a public hearing	Hearing triggers affect timeline and noticing	The Chapter 17.800 process sets hearings “where required,” but DR hearing requirements are not explicit in the retrieved text; verify with the Planning Division .
“Minor addition/remodel” scope for certificate of compatibility	Determines if you can avoid full DR	Title 17 references a certificate and criteria (§ 17.820.007) but does not include numeric thresholds citywide in retrieved materials; PD‑specific thresholds (e.g., 500 sq ft) do not apply citywide; verify applicability .
Which standards control in PDs and specific plans	PD/specific plan guidelines may supersede general DR criteria	Some PDs replace the general criteria (e.g., PD‑1) or require PD‑specific guidelines; confirm the controlling document for your PD or overlay district .
Decision authority (staff vs. Commission)	Affects review time, appeal path, and conditions	Residential DR can be delegated to staff with Commission notice/call‑up; confirm whether your project will be heard by the Commission .
Objective vs. subjective criteria	Dictates the level of discretion and design iterations	Brentwood enforces Objective Design Standards for residential/mixed‑use and guidelines for commercial/industrial; ensure your submittal clearly demonstrates compliance .
Permit lifespan	Missing the start date can void approvals	DR approvals expire after one year without construction start; plan your schedule and request extensions before expiration .

Plain-English Summary

Brentwood uses design review to make sure your project’s look and site layout meet adopted standards and fit its surroundings. Most new homes need design review, and many planned development areas or industrial districts require it too. Submit a complete package showing site plans, elevations, [parking] and [landscaping and screening] solutions, and show how you meet the city’s objective standards or design guidelines. Some small remodels can skip full design review with a compatibility certificate, and a CUP can sometimes stand in for design review if it covers the same criteria. Approvals usually expire in a year if you don’t start building, so keep your schedule tight .

Source References

Title and purpose of design and site development review; scope and intent: Chapter 17.820 (Design and Site Development Review)
Citywide residential trigger; staff delegation and Commission call‑up process: § 17.100.003 and related procedures
Exemptions (minor work certificate of compatibility; SB 9 two‑unit/urban lot split); CUP integration: Chapter 17.820, including references to Chapters 16.169 and 17.797
Decision authority; use of Objective Design Standards and design guidelines; concurrent review; appeals and expiration: Chapter 17.820 administration/criteria/expiration/appeals
Application content and process: § 17.800.007 (application contents) and Chapter 17.800 processing/effectiveness timelines
IC Zone design review requirement: § 17.300 (IC) including DR mandate and minimum 5‑acre zone size
PEC Zone reliance on specific plans for design standards: Chapter 17.320 (PEC)
PD‑specific design review provisions and standards:
- PD‑1 (Peterson Ranch): substitution of PD design guidelines; residential DR triggers and housing types/standards
- PD‑4: DR for all housing units; estate‑scale dimensional standards
- PD‑22: DR required for all housing developments
- PD‑23: subareas and uses; DR default to Chapter 17.820 (no special DR text found)
- PD‑32: DR applies; architectural/fencing/privacy items addressed at DR
- PD‑36 (Subarea E): all uses subject to DR; standards set through DR; master sign programs
- PD‑53: DR for all housing units; small‑lot dimensional standards

Sources

Retrieved passages

Brentwood Zoning Code (§ 1) High relevance
Brentwood Zoning Code (§ 2) High relevance
Brentwood Zoning Code (Chapter 17.820) High relevance
Brentwood Zoning Code (Chapter 17.820) High relevance
Brentwood Zoning Code (Chapter 17.820.) High relevance
Brentwood Zoning Code (Chapter 17.820) High relevance
Brentwood Zoning Code (§ 1) High relevance
Brentwood Zoning Code (§ 1) High relevance

Cited sections

Official Brentwood code library

Frequently asked questions

Do I need design review to build a new single-family home in Brentwood?

Yes. Brentwood requires design review for each new housing unit, including single‑family dwellings, unless you fall into a specific exemption or special program. Some residential reviews may be delegated to staff with Planning Commission notice and call‑up rights .

Can a Conditional Use Permit replace design review?

Sometimes. If the Planning Commission considers the design review criteria as part of your CUP, and the approval explicitly states that, the CUP can satisfy the design review requirement for your project .

What documents do I need to submit for design review?

A full plan set: site layout, building elevations/sections, setbacks and heights, [parking], access and circulation, lighting, [signage], screened storage/loading, renderings, and a [landscaping and screening] plan with irrigation, among other items identified in § 17.800.007 .

How long does design review take?

The city has 30 days to determine if your application is complete, then conducts studies and schedules any required hearings. Decisions generally become effective 14 days after the action date unless appealed .

Do industrial projects in IC need design review?

Yes. All industrial facilities in the IC zone must comply with the design and site development review requirements of Chapter 17.820 .

My project is in a planned development. Do different design rules apply?

Often. Many PDs either require design review for housing or substitute PD‑specific design guidelines in place of the general design criteria (e.g., PD‑1/Peterson Ranch uses its own guidelines). Check your PD chapter and any adopted specific plan .

Can small remodels skip design review?

Yes, in limited cases. Minor additions/remodels that don’t change site design may proceed with a Zoning Administrator–issued certificate of compatibility if they meet § 17.820.007 criteria; otherwise, full design review applies .

How long is my approval valid?

Design review approvals expire one year after the effective date if construction hasn’t started. You can request an extension before the approval lapses; appeals follow Chapter 17.880 .

What standards will my residential project be judged against?

Brentwood applies its Objective Design Standards for Residential and Mixed‑Use Projects. Commercial and industrial projects are reviewed under city design guidelines. Your project must also meet zoning rules and any PD/specific plan standards that apply .

Do SB 9 two-unit developments or urban lot splits go through design review?

No. Two‑unit housing developments and urban lot splits are processed under Chapters 16.169 and 17.797 instead of the city’s standard design review procedure .

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