Local zoning · Brentwood

Brentwood — Development Standards

Development Standards under the Brentwood local zoning and planning code, with the controlling citations.

Last reviewed: July 1, 2026

Overview

Brentwood’s development standards live in Title 17 (Zoning) of the Brentwood Municipal Code and, in many places, in parcel‑specific Planned Development (PD) chapters. At a high level, standards set maximum building height, minimum yard setbacks, lot coverage, and residential density; PDs and specific plans frequently refine or supersede the base rules. Citywide cross‑cutting requirements—like parking, design review, landscaping, signage, and rules for projections—also apply, often by cross‑reference inside each district chapter (examples appear throughout the citations below).

Before applying any numbers, verify your parcel’s zoning designation on Brentwood’s current map and whether it lies in a PD or specific plan area. Many Brentwood neighborhoods are under PD zoning with their own numeric standards.

Citywide elements you’ll see referenced in district chapters

Parking: Most districts require compliance with Chapter 17.620; many PD chapters say “Off‑street parking shall be provided pursuant to Chapter 17.620” and may add ratios or exceptions for a subarea (example references appear in PD sections below). See parking for how spaces, aisles, and loading are counted and designed .
Design review: New homes and most site work in PDs state “Design and site development review shall be required” under the city’s process; see design review for triggers and steps .
Landscaping and screening: Chapters commonly direct applicants to follow Chapter 17.630; PD text often reiterates this baseline .
Architectural projections and accessory structures: Many chapters allow certain features (eaves, bay windows, porches) to project into yards per Chapter 17.660, and allow accessory buildings per that same chapter (the PD text cites it explicitly) .
ADUs: Brentwood’s ADU chapter requires approval of an 800‑sf ADU with 4‑ft side/rear setbacks if other development standards (lot coverage, FAR, open space, or front setback) would otherwise block it, and sets general ADU heights (detached typically 16 ft, with limited increases near transit) and access rules; see ADUs for the full local overlay and state‑law interplay (Chapter 17.715) .

District-by-district development standards

Below are the controlling numbers where the retrieved ordinance provides them. If an item is not addressed in the retrieved text, it’s noted.

R-2 (Medium Density Residential)

Purpose and uses: Medium‑density housing, including attached and detached dwellings; the R‑2 chapter also sets private/shared open‑space minimums for multifamily projects .
Key dimensional standards:
- Minimum lot area: 3,750 sf; minimum lot width: 37.5 ft .
- Yards: Front 20 ft; side 0 ft on one side with a total of 12 ft for both sides; rear 20 ft; corner street side 12 ft .
- Height: Main buildings two stories not to exceed 30 ft; accessory buildings one story not to exceed 15 ft .
- Lot coverage: For apartments/attached single‑family, main plus accessory buildings may cover up to 40% of the lot; R‑2 also requires at least 600 sf of usable open space per dwelling, with at least 75% of units having private open space (dimensional minimums apply) .
Where it applies: Wherever the zoning map shows R‑2. Many PDs also cross‑reference Chapter 17.140 for “general development standards” when they assign R‑2‑type subareas, so check if your lot is in a PD first .

C-3 (Central/General Commercial)

Purpose and uses: General commercial intensity in core or arterial settings. The retrieved C‑3 standards address height and setbacks and send you to development/performance standards for details.
Key dimensional standards:
- Setbacks: None in general; where C‑3 abuts a residential zone, the setback is 10 ft for structures up to 2 stories/30 ft; 15 ft for 3 stories/40 ft; taller buildings may require more setback as a CUP condition .
- Height: Three stories, not to exceed 40 ft by right; taller with CUP .
- Development and performance standards: Must comply with Section 17.200.003 (development standards) and 17.200.004 (performance standards) and with Chapter 17.620 for parking; details are enforced through project review; see parking for ratios/design .
Where it applies: Mapped C‑3 properties, with special yard/height transitions at residential edges.

IC (Industrial Commercial)

Purpose and uses: Light industrial/commercial mix with buffering to neighborhoods.
Key dimensional standards:
- Minimum lot area/width: 20,000 sf and 100 ft width; district minimum size 5 acres when newly formed .
- Yards: Street‑front yard 10 ft minimum (or 75% of the residential minimum if near residential, but not less than 10 ft); non‑street yard none, except 10 ft if abutting residential .
- Height: If abutting residential, 1 story/20 ft max by right; up to 2 stories/30 ft with CUP; if not abutting residential, 2 stories/30 ft by right; taller with CUP .
- Other: Must comply with industrial development/performance standards (Sections 17.300.003 and .004), design review Chapter 17.820, and parking Chapter 17.620 .
Where it applies: IC‑mapped employment/industrial areas.

DT (Downtown)

Purpose and uses: The DT zone exists to implement the Downtown Specific Plan.
Governing standards: The Downtown Specific Plan replaces standard zoning development regulations within its boundary; the plan, not the general zoning tables, controls uses, height, setbacks, and design in DT. Applicants must show conformance with the specific plan; conflicting regulations in other planning documents yield to the plan .
Where it applies: The Downtown Specific Plan area; the plan is on file with the city clerk .
Note: Specific numeric downtown standards were not in the retrieved materials. Not found in retrieved materials.

BB (Brentwood Boulevard Specific Plan)

Purpose and uses: Transforms former State Route 4 into a more traditional, front‑facing boulevard; the BB Specific Plan regulates land use and development form along Brentwood Boulevard.
Governing standards: The specific plan text sets development standards; the zoning chapter frames its purpose. Numeric standards were not in the retrieved materials. Not found in retrieved materials .
Where it applies: The Brentwood Boulevard Specific Plan area mapped as BB.

PD-25 (Planned Development Twenty‑Five) — single-family neighborhood

Purpose and uses: Single‑family detached and public uses; permitted/conditional uses mirror the R‑1 list in Title 17 (verify current R‑1 allowances) .
Key dimensional standards: Minimum lot area 5,520 sf, width 60 ft; front 20 ft to front‑entry garage, 15 ft to living space or side‑entry garage, 12 ft to porch; sides 5 ft with aggregate average 15 ft; rear 15 ft average 20 ft; height 30 ft; density 3.7 du/ac max .
Where it applies: Only within the PD‑25 boundary shown in §17.475.006 (verify parcel zoning with the city).

PD-29 (Planned Development Twenty‑Nine) — single-family with detached garage options

Purpose and uses: Single‑family detached; R‑1 uses by reference .
Key dimensional standards: Minimum lot area 7,000 sf; average lot area 9,000 sf; width 70 ft (may be 40 ft at the front line on cul‑de‑sacs/curvilinear); front 20 ft to garage (12 ft for swing‑drive), 15 ft to living space, 12 ft to porch; sides 5 ft with total 15 ft; corner street side 10 ft; rear 20 ft; lot coverage 40%; height two stories/30 ft; detached garages have specific setbacks and height limits as listed in the chapter text .
Where it applies: Mapped PD‑29 subareas in §17.479.008.

PD-39 (Planned Development Thirty‑Nine) — very‑low/low‑density subareas

Purpose and uses: About 112 acres between Lone Tree Way and Grant Street, east of O’Hara Ave; very‑low to low‑density single‑family neighborhoods plus parks/trails; subareas have distinct standards (Executives, Estates, Density Transition) .
Example key dimensional standards:
- Subarea A (Executives): Min lot 10,000 sf; front 25 ft (20 ft for porches); side 10 ft (5 ft for detached/semi‑detached garages/porte‑cochères); rear 20 ft; height two stories/30 ft; coverage 40% .
- Subarea B (Estates): Min lot 14,000 sf; similar yards; height up to 35 ft; coverage 40% .
Where it applies: The PD‑39 boundary in §17.489.006.

PD-41 (Planned Development Forty‑One) — commercial center

Purpose and uses: Commercial PD with an adopted site plan and parking program.
Key dimensional standards: Minimum street‑frontage yards 10 ft and landscaped; minimum non‑street yards 50 ft (screening per landscaping chapter if required); max building height two stories/30 ft; parking per Chapter 17.620 with site‑specific totals; also must comply with §17.200.003 and §17.200.004 development/performance standards and master sign program .
Where it applies: The PD‑41 site as adopted by ordinance and the associated PD map section.

PD-45 (Planned Development Forty‑Five) — single-family with group home provision

Purpose and uses: Single‑family at up to 3.3 du/ac (max 181 homes), parks/trails, and a specific group home on Parcel “C” of TSM 8534; R‑1 uses by reference .
Key dimensional standards: Min lot area 7,000 sf; width 65 ft; depth 85 ft; frontage 24 ft; front 20 ft to front‑loading garage (5‑ft architectural encroachment); 15 ft to side‑loading garage (5‑ft encroachment); sides 5 ft with 15 ft aggregate; corner street side 10 ft; rear 20 ft; height two stories/30 ft; lot coverage 40% (two‑story)/45% (one‑story) .
Where it applies: The PD‑45 boundary in §17.495.006.

PD-37 (Planned Development Thirty‑Seven) — large‑lot single-family

Purpose and uses: Single‑family on 9.84 acres east of O’Hara Ave/west of Adams Lane; R‑1 uses by reference .
Key dimensional standards: Min lot area 8,000 sf; width 65 ft; depth 110 ft; frontage 45 ft; front 20 ft to street‑facing garage; 15 ft to living space or turned garage; side 5 ft with 15 ft aggregate; corner street side 10 ft; rear 20 ft; height 30 ft/2 stories; lot coverage 45% one‑story; 40% two‑story; fencing and single‑story distribution requirements are also specified .
Where it applies: The mapped PD‑37 district in §17.487.005.

Selected standards at a glance

District	Height	Typical minimum setbacks (front/side/rear)	Lot coverage	Density (if stated)	Code Reference
R-2	2 stories, 30 ft; accessory 1 story, 15 ft	20 ft / 0 ft and total 12 ft / 20 ft; corner side 12 ft	40% (apartments/attached)	Not stated	R‑2 standards and open space requirements
C-3	3 stories, 40 ft (CUP possible >3)	None; if abutting residential: 10–15 ft depending on height	Not found in retrieved materials	Not found in retrieved materials	C‑3 height/setback and cross‑refs to 17.200/17.620
IC	Up to 2 stories, 30 ft (transitional limits near residential)	10 ft street yard; 0 ft non‑street yard (10 ft if abutting residential)	Not found in retrieved materials	Not found in retrieved materials	IC dimensional and standards cross‑refs
PD-25	2 stories, 30 ft	20 ft garage; 15 ft living/side‑entry; 12 ft porch / 5 ft (avg 15 ft) / 15 ft avg 20 ft	Not stated	3.7 du/ac	PD‑25 standards
PD-29	2 stories, 30 ft	20 ft garage (12 ft swing); 15 ft living; 12 ft porch / 5 ft (total 15 ft) / 20 ft	40%	Not stated	PD‑29 standards incl. detached garage rules
PD-39 (A)	2 stories, 30 ft	25 ft (20 ft porch) / 10 ft (5 ft for detached/semi‑detached garage) / 20 ft	40%	Not stated	PD‑39 Subarea A standards
PD-41 (commercial)	2 stories, 30 ft	10 ft landscaped street yard / 50 ft non‑street yard	Not found in retrieved materials	Not stated	PD‑41 yards/height; parking/sign/standards cross‑refs

Practical notes:

Many PDs specify averages (e.g., “rear yard 15 ft with a 20‑ft average”), corner‑lot street‑side minimums, or different porch vs. living‑space depths. Always use the PD’s exact language for your parcel.
If your lot is in a specific plan area like Downtown (DT) or Brentwood Boulevard (BB), the specific plan controls the numeric standards rather than the base zoning chapter text for the city as a whole .
ADUs may be approved even when lot coverage or front yard rules would otherwise stop them, per Chapter 17.715; this can override a PD or base‑district standard for an 800‑sf ADU with four‑foot side/rear setbacks if all other applicable standards are met. See ADUs for details .

Checklist

Confirm your parcel’s zoning designation and whether it lies in a PD or specific plan overlay. If in DT or BB, use the specific plan standards.
Identify the controlling chapter text for your exact district/subarea (e.g., PD‑25 vs. PD‑29) and extract front/side/rear setbacks, height, lot coverage, and any averaging or corner‑lot rules from that PD chapter.
Verify any cross‑references to citywide standards for parking (Chapter 17.620), design review (Chapter 17.820), landscaping (Chapter 17.630), signage (Chapter 17.640), and projections/accessory structures (Chapter 17.660) in your district text .
If proposing an ADU, confirm Chapter 17.715 allowances and any PD conflict‑resolution (e.g., the 800‑sf/4‑ft‑setback rule) .
For projects on corners or cul‑de‑sacs, apply the specific measuring rules included in many PD chapters (e.g., cul‑de‑sac width measured 30 ft back from the front property line) .
If near creeks or major roads in a PD with special buffers (e.g., Sand Creek), apply the PD‑stated setbacks from top of bank or right‑of‑way .

Risks & Ambiguities

Issue	Why it matters	What to verify
PD vs. base district	PD chapters often replace base R‑1/R‑2 numbers with parcel‑specific standards	Confirm PD chapter and subarea map section that actually governs your lot (e.g., §17.489.006 for PD‑39)
Specific plan control (DT/BB)	Downtown and Brentwood Boulevard areas use their specific plans rather than generic Title 17 tables	If in DT or BB, use the specific plan; the DT chapter expressly says the plan controls
Averaging/setback measurement quirks	Many PDs require averaged yards or measure cul‑de‑sac widths/depths at specific points	Apply the PD’s measurement rules (e.g., minimum plus average rear yards, or width measured 30 ft back)
Transitions next to residential	Commercial/industrial districts impose added setbacks/height limits abutting neighborhoods	If C‑3 or IC abuts residential, apply the stepped setbacks/height caps stated in the zone chapter
ADU preemption of local limits	An 800‑sf ADU with 4‑ft side/rear setbacks can’t be blocked by lot coverage/FAR/open space/front setback limits	Use Chapter 17.715 when ADUs are proposed, even in PDs; coordinate with planning early
FAR not shown	FAR was not listed in the retrieved base or PD sections shown	Not found in retrieved materials

Plain-English Summary

Brentwood doesn’t have a single, one‑size‑fits‑all setback or height table. Instead, your numbers come from your mapped zoning—and, for many neighborhoods, a Planned Development chapter that replaces the base rules. Look up your PD or base district, then use its exact front/side/rear setbacks, height, lot coverage, and any averaging or corner rules. Apply citywide rules for things like parking, design review, landscaping, projections, and signs, and remember ADUs follow their own chapter that can override some local limits.

Source References

R‑2 standards and open space requirements (Chapter 17.140), including lot area/width, setbacks, height, coverage, and private/shared open space — see retrieved ordinance text for R‑2
C‑3 zone standards: setbacks, height, and references to 17.200 development/performance standards and Chapter 17.620 parking
IC (Industrial Commercial) zone: minimums, yards, transitional height limits at residential edges; references to Sections 17.300.003 and .004, Chapter 17.620, and Chapter 17.820
DT (Downtown) zone: Downtown Specific Plan governs within the DT boundary; plan controls over conflicting regulations
PD‑25: single‑family standards (lot area/width, setbacks, height, density) and R‑1 use references
PD‑29: single‑family standards, detached garage parameters, coverage, height
PD‑39: subarea standards (Executives/Estates/Density Transition): lot sizes, setbacks, height, coverage; boundary reference §17.489.006
PD‑41: commercial PD yards, height, parking count/site‑plan linkage; references to 17.200.003 and .004 and signage program
PD‑45: single‑family standards, coverage by story, and group‑home provision; R‑1 use references; boundary §17.495.006
PD‑37: single‑family standards and location context; coverage by story; fence and single‑story distribution requirements
Citywide cross‑references commonly embedded in PDs: landscaping (Ch. 17.630), projections/accessory structures (Ch. 17.660), parking (Ch. 17.620), design review (Ch. 17.820) — examples throughout PD chapters
ADUs: Chapter 17.715 (minimum 4‑ft side/rear setbacks and 800‑sf allowance where local standards would preclude; height and access rules) — see ADUs

Information Gaps

Base R‑1 numeric development standards (lot area, setbacks, etc.): Not found in retrieved materials. Several PDs reference R‑1 uses but supply their own PD‑specific dimensions.
FAR values for base commercial/industrial or residential districts: Not found in retrieved materials.
Detailed numeric standards from the Downtown Specific Plan and Brentwood Boulevard Specific Plan: Not found in retrieved materials.

Sources

Retrieved passages

Brentwood Zoning Code (Section 17.500.006.) High relevance
Brentwood Zoning Code (§ 2) High relevance
Brentwood Zoning Code (§ 12) High relevance
Brentwood Zoning Code (§ 2) High relevance
Brentwood Zoning Code (§ 2) High relevance
Brentwood Zoning Code (§ 2) High relevance
Brentwood Zoning Code (Chapter 17.489) High relevance
Brentwood Zoning Code (Chapter 17.140) High relevance
Brentwood Zoning Code (§ 2) High relevance
Brentwood Zoning Code (Chapter 17.660) High relevance
Brentwood Zoning Code (§ 2) High relevance
Brentwood Zoning Code (Chapter 17.630) High relevance
Brentwood Zoning Code (Title 17.) High relevance
Brentwood Zoning Code (§ 2) High relevance
Brentwood Zoning Code (Chapter 17.660) High relevance
Brentwood Zoning Code (Chapter 17.620.) High relevance
Brentwood Zoning Code (§ 2) High relevance
Brentwood Zoning Code (§ 2) High relevance
Brentwood Zoning Code (Chapter 17.620.) High relevance
Brentwood Zoning Code (§ 2) High relevance
Brentwood Zoning Code (Chapter 17.830) High relevance

Cited sections

Official Brentwood code library

Frequently asked questions

What can I build on an R-2 lot in Brentwood?

R‑2 supports medium‑density housing including attached/ detached homes. Minimum lot size is 3,750 sf, typical front setback 20 ft, side yard can be 0 ft on one side with 12 ft total, rear 20 ft, and height up to two stories/30 ft. Apartments/attached homes are capped at 40% lot coverage and must provide usable open space per unit .

What are typical single-family setbacks in Brentwood PD neighborhoods?

They vary by PD chapter. For example, PD‑25 requires 20 ft to front‑entry garages (15 ft to living/side‑entry), 5‑ft sides with a 15‑ft aggregate, and a rear yard averaging 20 ft, with a 30‑ft max height; PD‑29 sets 20 ft to front‑on garages (12 ft swing), 15 ft to living, 12 ft to porches, sides 5 ft/total 15 ft, rear 20 ft, 40% lot coverage, 30‑ft height .

Do I need design review for new homes in a PD?

Yes—most PDs state “Design and site development review shall be required,” tying you to the city’s process in Chapter 17.820. Check your PD chapter and see design review for submittal steps and thresholds .

How tall can a commercial building be in C-3?

Up to three stories, not exceeding 40 ft, by right. Taller buildings may be allowed with a conditional use permit. Where C‑3 abuts residential, additional setbacks apply (10–15 ft depending on height) to transition massing .

I’m near a residential edge in an IC zone—do special limits apply?

Yes. In IC, height is limited to one story/20 ft when abutting residential (up to two stories/30 ft with a CUP). Street yards are 10 ft (or 75% of the nearby residential minimum, but not less than 10 ft), and non‑street yards are 0 ft unless abutting residential (10 ft) .

Do downtown projects follow these same tables?

No. In the DT zone the Downtown Specific Plan controls uses and development standards; it supersedes generic zoning tables inside the plan boundary. Conformance with the plan is required at application .

Can an ADU exceed my PD’s lot coverage or rear yard standards?

If those standards would preclude an 800‑sf ADU with 4‑ft side and rear setbacks, the city must waive the conflicting lot coverage/front setback/FAR/open‑space limits for that ADU, provided other ADU standards are met. See Chapter 17.715 and the ADU page .

Are there special buffers near creeks or major roads in PDs?

Some PDs add buffers—e.g., Sand Creek setbacks and top‑of‑bank clearances—beyond base zoning. Always check your PD text and exhibits for corridor‑specific yard and hardscape setbacks .

How are porches and eaves counted against setbacks?

Most chapters allow certain architectural features to project into required yards per Chapter 17.660; many PDs repeat this allowance. Confirm limits in your district text before encroaching .

Where do I find signage and landscaping rules for a commercial PD?

Commercial PDs typically point to Chapter 17.640 for signage and Chapter 17.630 for landscaping/screening, sometimes with a site‑specific master sign program or landscape widths in the PD chapter itself .

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