Local zoning · Brentwood

Brentwood — Land Use

Land Use under the Brentwood local zoning and planning code, with the controlling citations.

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Last reviewed: July 1, 2026

Overview

Brentwood’s land use rules live in Title 17 of the Brentwood Municipal Code and are implemented through a mix of citywide base zones and numerous site-specific Planned Development (PD) districts adopted by ordinance. What you can build, and where, is determined by whether your parcel lies in a base zone (such as the mixed-use COR district) or in a PD with subareas that tailor use lists, densities, and setbacks to a particular plan or project. Many PDs also cross-reference base residential zones (R-1, R-2, R-3) for permitted or conditional uses and then add site-specific standards.

Use this page together with the high-level Brentwood Zoning and Brentwood Development Standards pages, plus project-specific PD chapters noted below.

How Brentwood organizes “Land Use” in Title 17

  • Planned Development framework. The city’s PD regulations allow mixing uses and adjusting intensity/density within the General Plan envelope; PDs control permitted/conditional uses and their own development standards, and any non-listed use requires a conditional use permit unless prohibited. ADUs are permitted in PDs that allow single-family or multifamily residential; JADUs are permitted in PDs that are single-family residential.
  • Cross-cutting rules that often apply across districts include parking (Chapter 17.620), performance standards (e.g., noise) and development standards referenced by some commercial districts, and design review where required by the applicable chapter.
  • PDs may function like tailored overlay districts with subarea-specific use tables, densities, and setbacks, and they frequently reference base residential zones (R‑1, R‑2, R‑3) for additional permitted and conditional uses.

Selected Land Use Standards at a Glance

District Purpose / Where it applies Typical permitted uses Key dimensional/density standards Code Reference
COR (Commercial Office Residential) Mixed-use zone allowing admin/professional offices with residential; used where office and residential are planned together CO-zone office uses; similar uses; ADUs; supportive and low‑barrier navigation housing; CUPs for churches/care facilities and for residential up to 49% of site if master planned Min lot area 7,500 sf; lot width 50 ft; street-front yard 10 ft or 75% of neighboring res setback (min 10 ft) Chapter 17.230; see permitted/CUP lists and standards
PD‑39 (Subarea A “The Executives”) Large-lot single‑family neighborhood between Lone Tree Way and Grant St., east of O’Hara Ave. Single‑family dwellings; parks and trails Min lot 10,000 sf; front 25 ft (20 ft porches); side 10 ft (5 ft for certain garages); rear 20 ft; max 2 stories/30 ft Chapter 17.489 (PD‑39)
PD‑54 Low‑density single‑family east of O’Hara Ave. R‑1 permitted/CUP uses Min lot 8,000 sf; front 20 ft to street‑facing garage (15 ft to living/turned garage); side 5 ft (10 ft street side); rear 20 ft; max 31 ft/2 stories Chapter 17.504 (PD‑54)
PD‑23 (Subarea B) Multifamily near Brentwood Blvd, transition from single‑family R‑3 high‑density residential uses Max density 20 du/acre Chapter 17.473 (PD‑23)
PD‑5 (Subarea B) Neighborhood commercial node Convenience retail, supermarkets, professional offices, restaurants/cafés; drive‑throughs only with CUP Use‑specific; conforms to city noise ordinance PD‑5 provisions (Ord. 857/991)
COB zone Office/Business commercial district Not found in retrieved materials Max height 3 stories/40 ft (taller by CUP); non‑street frontage yard: none; parking per Ch. 17.620; performance standards per 17.200.004 COB zone excerpt; dev/performance references
PD‑30 (Subarea B) Senior apartments near downtown Senior apartments/condos/townhomes; related amenities Density not to exceed mid‑range of High‑Density Residential unless by CUP Chapter 17.480 (PD‑30)

Note: Where a PD chapter references base zones (e.g., “uses permitted in R‑1/R‑2/R‑3”), consult that base zone chapter directly. If not available, Verify with the jurisdiction.

District-by-District details

COR (Commercial Office Residential) — Chapter 17.230

  • Purpose. Mixed-use zone for administrative/professional offices with residential; residential may be in separate buildings or above/behind offices. Offices must remain the primary use.
  • Permitted uses. CO‑zone office uses; similar uses as approved; ADUs; supportive housing and low‑barrier navigation housing per state law. See also California housing laws and California ADU law for context, though local standards control here.
  • Conditional uses. CO‑zone CUP uses; churches/temples/synagogues and care facilities; residential up to 49% of land or building area if master planned.
  • Key standards. 7,500 sf min lot; 50 ft min width; 10 ft min street-front yard (or 75% of nearby residential setback, but not <10 ft).
  • Cross-refs. Signs subject to Brentwood Signage rules, and projects may trigger Brentwood Design Review depending on scope.

COB zone

  • Purpose. Office/business commercial district with its own dimensional and performance references.
  • Permitted uses. Not found in retrieved materials.
  • Key standards. Non‑street frontage yard: none; max height 3 stories/40 ft (taller by CUP); must meet development standards in Section 17.200.003 and performance standards in Section 17.200.004; parking per Chapter 17.620.
  • Approvals. May require design review depending on the project scale and chapter triggers.

OS (Open Space) zone

  • Purpose and process. All uses in OS require design and site development review under Section 17.820; setbacks, height, parking and other criteria are set at the time of proposal and per any standards adopted by resolution for the use type.

PD‑5 (Subareas A and B)

  • Purpose/where. Mixed residential and neighborhood commercial planned district with subareas.
  • Permitted uses. Subarea A: R‑1 permitted uses; single‑family up to 3.5 du/acre; qualifying affordable housing. Subarea B: convenience retail, supermarkets/drugstores, service shops, professional offices, restaurants/cafés (no drive‑through), financial institutions, general retail; must meet city noise ordinance.
  • Conditional uses. Subarea A: R‑1 CUP uses. Subarea B: on/off‑sale liquor not tied to a supermarket/restaurant, convenience stores, community meeting rooms, seasonal outdoor display/storage, all drive‑through/drive‑up uses (subject to Chapter 17.655), and similar uses requiring special consideration.

PD‑20 (Planned Employment Center)

  • Purpose/where. Roughly 720 acres for a planned employment center with residential, commercial/office, public facility, park/recreation, school, and streets; no construction until a Development Plan is approved per Section 17.470.005; boundaries per 17.470.008.
  • Permitted uses. Attached single‑family (with model sales), common recreation; general commercial (retail, offices, service uses, similar as approved); planned employment center uses (business/professional offices; related services; data processing). Automotive/boat/RV sales or service are expressly prohibited in the employment center.

PD‑22

  • Purpose/where. Special planning area for single‑family neighborhoods with parks/open space and trails; boundaries shown in Section 17.472.016.
  • Permitted uses. R‑1 and R‑2 permitted uses; public/private parks and playgrounds; bicycle/pedestrian trails; open space; small family day care; private recreational facilities; similar uses as approved.
  • Conditional uses. R‑1 CUP uses and similar uses approved by the Planning Commission. Accessory items include arbors/trellises, fences/walls, garages, patio covers.

PD‑23 (Subareas A and B)

  • Purpose/where. Two‑subarea PD providing single‑family near multifamily close to Brentwood Blvd; boundaries in Section 17.473.006.
  • Permitted uses. Subarea A: R‑1 uses plus parks/playgrounds. Subarea B: R‑3 uses up to 20 du/acre.
  • Conditional uses. R‑1 and R‑3 CUP uses (respectively), with Subarea B capped at 20 du/acre.
  • Key standards (Subarea A). Min lot 4,675 sf; min width 55 ft; min depth 85 ft; front yard 20 ft to street‑facing garage/12–15 ft elsewhere; side 5 ft with total 13 ft; street side 10 ft; rear 15 ft; max 30 ft/2 stories.

PD‑26 (SPA‑L)

  • Purpose/where. Special Planning Area L for low‑density single‑family neighborhoods with parks and trails.
  • Permitted uses. R‑1 permitted uses; low‑density single‑family (1–5 du/acre; SPA‑L average not to exceed 3 du/acre); parks; bicycle/pedestrian trails; model homes; home occupations; small family day care.
  • Conditional uses. Schools, libraries, churches; R‑1 CUP uses; similar as approved. Accessory uses include garages, fences/walls, patio covers, pools/spas.

PD‑30 (Subareas A–D; downtown adjacency)

  • Purpose/where. Four‑subarea PD near downtown to support single‑family on smaller lots and senior housing. Boundaries in Section 17.480.009.
  • Permitted uses. Subareas A, C, D: R‑1 uses; parks/playgrounds. Subarea B: senior apartments/condos/townhomes (55+) not exceeding the mid‑range of the High‑Density Residential category; amenities, temporary uses, domestic animals, signs.
  • Conditional uses. Subarea A/C/D: RE CUP uses; Subarea B: senior housing above mid‑range HDR; community buildings/clubs; senior group homes. Some residential components require design review.

PD‑32 (Small‑lot single‑family attached/detached)

  • Purpose/where. Coordinated small‑lot neighborhood; boundaries in Section 17.482.007.
  • Permitted uses. Subarea A: single‑family attached; Subarea B: single‑family detached; rooming/boarding (per 17.650.003); home occupations; accessory structures per small‑lot standards; residential care facilities and agricultural employee housing treated the same as other residential uses.
  • Conditional uses. Uses listed in Section 17.140.003 (R‑2 Zone).
  • Key standards. Min lot area 2,000 sf (additional standards not shown in retrieved excerpt).

PD‑38 (selected subareas)

  • Subarea C (employment/office mix). CUP required for hospitals, kennels, mortuaries/crematoriums, health clubs, certain restaurants/bars, certain light/medium industrial, outdoor storage, and similar uses due to potential impacts.
  • Subarea D (residential). Permitted: attached/detached single‑family, duplex/triplex/apartments and other small multifamily; parks/trails; other R‑2 permitted uses. CUP: R‑2 CUP uses.
  • Subarea G (residential). Same residential permissions/CUP framework as Subarea D.
  • Prohibited uses (selected). Certain subareas prohibit uses such as self‑storage, hospitals/medical labs, health clubs, drive‑through restaurants, motels, various auto‑related services/sales, and specified alcohol‑oriented bars/nightclubs. Always check the subarea list.

PD‑39 (“The Executives” and “The Estates”)

  • Purpose/where. About 112 acres between Lone Tree Way and Grant St., east of O’Hara Ave., combining very low and low‑density single‑family plus parks/trails.
  • Permitted uses. Single‑family at up to 2.14 du/acre (max 240 units); parks/trails; R‑1 permitted uses. CUPs: R‑1 CUP uses.
  • Key standards (Subarea A “The Executives”). See table above. Subarea B “The Estates” establishes larger lot and setback standards (full matrix in code).

PD‑47 (office/flex tech with supporting commercial + low‑density residential)

  • Purpose/where. Mixed area with subareas: A/B/D for general office, R&D/flex‑tech, light industrial with small support retail; Subarea C for low‑density residential; acreage and intent described in code.
  • Permitted uses. Offices; R&D/flex‑tech; supportive services (coffee/sandwich shops, dry cleaning, health clubs) capped at 10% of floor area and 2,000–2,500 sf per use; medical/dental labs in some subareas. Subarea C is low‑density residential per the PD.

PD‑54 (single‑family)

  • Purpose/where. About 9.10 acres east of O’Hara Ave. with low‑density single‑family.
  • Permitted/CUP uses. R‑1 permitted and conditional uses.
  • Key standards. Min lot 8,000 sf; width 70 ft; depth 110 ft; frontage 45 ft; front 20 ft to street‑facing garage (15 ft living/turned); side 5 ft (10 ft street side) with 15 ft aggregate; rear 20 ft; max 31 ft/2 stories.

PD‑55 (Sciortino Ranch)

  • Purpose/where. Multi‑subarea planned area along Sand Creek Road; includes commercial/office/light industrial with support services and small‑lot single‑family. See permitted/CUP lists by subarea in Section 17.505.008; development must comply with the Sciortino Ranch Design Guidelines.
  • Residential densities. Up to 8 du/acre in Subareas 3 and 6. Landscaping/screening must follow Chapter 17.630 and the Urban Forest Guidelines.

PD‑27 (Brentwood Country Club; age‑restricted)

  • Purpose/where. About 432 acres; age‑restricted single‑story detached/attached homes with golf course and HOA facilities.
  • Permitted uses. Age‑restricted single‑family, model homes, golf and recreation facilities; residential care facilities and small agricultural employee housing treated like other residential uses; similar uses as approved. Max 1,126 units. Min lot 4,000 sf (or 2,500 sf for duets).

PD‑11 (small‑lot single‑family cluster)

  • Purpose/where. Small‑lot neighborhood with tailored setbacks and parking.
  • Key standards. Min lot 1,885 sf; width 28 ft; depth 67 ft; front 9 ft to living and 3 ft to porches; side 3–5 ft; rear 5 ft to garages; max 35 ft/2 stories; max 66 units. Design/site review required; parking per Chapter 17.620.

Cross-cutting notes you’ll likely need

Checklist

  • Confirm your parcel’s zoning and PD subarea using the city zoning map and the applicable PD chapter in Title 17.
  • Identify whether your intended use is “permitted,” requires a “conditional use permit,” or is prohibited in that district/subarea.
  • Check any district‑specific dimensional standards (lot size, setbacks, height, lot coverage) and maximum density where applicable.
  • Verify cross‑referenced base zone standards when a PD points to R‑1/R‑2/R‑3. If the base chapter isn’t in hand, Verify with the jurisdiction.
  • Determine whether your project needs design review and confirm parking compliance.
  • If proposing a drive‑through, alcohol sales, or intensive industrial/service uses, check subarea‑specific CUP and prohibition lists.
  • For residential projects, confirm whether ADUs are allowed by‑right in your PD and whether any age‑restriction or guideline documents apply.
  • Review applicable signage, landscaping/screening, and overlay/guideline documents (e.g., Sciortino Ranch).

Risks & Ambiguities

Issue Why it matters What to verify
PD subarea boundaries Standards and allowed uses often vary by subarea Confirm the exact subarea map section (e.g., PD‑20 §17.470.008; PD‑23 §17.473.006) with the city’s latest zoning layers
Base zone cross‑references Many PDs rely on R‑1/R‑2/R‑3 lists not shown here Obtain the current R‑1/R‑2/R‑3 chapters before finalizing a program of uses; otherwise, Verify with the jurisdiction
Drive‑throughs and alcohol Often require CUPs or are prohibited in select subareas Check your PD’s CUP/prohibited‑use lists (e.g., PD‑5 drive‑throughs need CUP; certain PD‑38 subareas prohibit drive‑throughs)
Performance/noise standards Some commercial districts require compliance with city performance/noise standards Confirm Section 17.200.004 and any noise chapter references in your zone
Design guidelines by reference Some PDs (e.g., Sciortino Ranch) defer to adopted guidelines Obtain the current guideline document; submittals must conform to it and design review approvals
Age‑restricted housing PD‑27 and parts of PD‑30 limit occupancy to seniors Ensure your project meets age‑restriction criteria and unit caps (e.g., PD‑27 max 1,126 units)
OS zone performance standards Set project‑by‑project at entitlement Confirm setbacks/height/parking during design review per §17.820

Plain-English Summary

Brentwood does land use two ways: standard zones (like COR) and many project‑specific PD districts that act like custom rulebooks. If your lot is in a PD, your allowed uses, density, and setbacks come from that PD chapter and sometimes from referenced base zones. Check if your idea is permitted or needs a CUP, meet the posted setbacks/height, and expect design review and parking checks. ADUs are broadly allowed where residential uses are allowed by the PD.

Information Gaps

  • Full, current permitted/conditional use tables for base residential zones R‑1, R‑2, R‑3. Not found in retrieved materials.
  • Full permitted use lists for the COB zone. Not found in retrieved materials.
  • Complete dimensional matrices for all PD subareas (only excerpts for some, such as PD‑39 Subarea B, PD‑32 standards beyond minimum lot area). Not found in retrieved materials.

Source References

  • Title 17 Planned Development—General Regulations (PD framework; ADU/JADU permissions; applicability) — Chapter 17.450
  • COR (Commercial Office Residential) — Chapter 17.230: permitted/CUP uses; lot standards; housing allowances
  • COB zone excerpt — height/yard; references to §§17.200.003–.004 and Ch. 17.620
  • OS zone — design/site review under §17.820; standards set at entitlement
  • PD‑5 — residential/commercial subarea permitted/CUP uses; neighborhood center details
  • PD‑20 — purpose, employment center mix, permitted uses; map/ref sections 17.470.005, 17.470.008
  • PD‑22 — SPA single‑family/parks/trails; R‑1/R‑2 references; accessory uses
  • PD‑23 — two‑subarea (R‑1 and R‑3) with Subarea A standards and 20 du/ac cap in Subarea B; §17.473.006 map ref
  • PD‑26 — SPA‑L low‑density single‑family; permitted/CUP/accessory uses; SPA average density cap
  • PD‑30 — senior apartments (Subarea B) + R‑1 neighborhoods; related CUPs and design review notes
  • PD‑32 — small‑lot single‑family attached/detached; min lot area; R‑2 CUP cross‑ref; §17.482.007 map ref
  • PD‑38 — employment/residential subareas; CUP and prohibited‑use lists; selected residential permissions (R‑2 cross‑ref)
  • PD‑39 — “The Executives” / “The Estates”; location; standards for Subarea A; density cap; R‑1 references
  • PD‑54 — single‑family lot and setback standards; height cap; R‑1 references
  • PD‑55 — Sciortino Ranch subareas; use lists by §17.505.008; densities; landscaping/screening rules
  • PD‑11 — small‑lot neighborhood standards; parking and design review references

Sources

Retrieved passages

  • Brentwood Zoning Code (Title 17) High relevance
  • Brentwood Zoning Code (Section 17.470.005.) High relevance
  • Brentwood Zoning Code (Chapter 17.620.) High relevance
  • Brentwood Zoning Code (Chapter 17.489) High relevance
  • Brentwood Zoning Code (Chapter 17.830) High relevance
  • Brentwood Zoning Code (Chapter 17.476) High relevance
  • Brentwood Zoning Code (Section 17.620.016.) High relevance
  • Brentwood Zoning Code (Section 17.820.) High relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Brentwood?

Many PDs say “uses permitted in the R‑1 zone” without restating the list. Those base R‑1 lists were not in the retrieved excerpts; PDs like PD‑22 and PD‑26 rely on R‑1 plus add parks/trails and similar uses. Before planning, obtain the current R‑1 chapter or Verify with the jurisdiction.

Are drive-through restaurants allowed?

It depends on district/subarea. In PD‑5’s commercial subarea, drive‑throughs require a conditional use permit (and are expressly regulated under Chapter 17.655). Some PD‑38 subareas outright prohibit drive‑through restaurants. Always check the subarea use lists.

What are typical single-family setbacks in Brentwood PDs?

Examples: PD‑54 requires front setbacks of 20 ft to street‑facing garages (15 ft to living/turned garages), side yards of 5 ft (10 ft street side), and a 20 ft rear yard; PD‑23 Subarea A requires 20 ft to street‑facing garages, sides of 5 ft (13 ft total), and 15 ft rear. Check your specific PD chapter.

Can I add an ADU on a PD-zoned residential lot?

Yes—ADUs are a permitted use in any PD that allows single-family or multifamily residential, and JADUs are permitted in PDs that are single‑family residential. Confirm any PD‑specific placement/yard rules and see the city’s Brentwood ADUs page.

What’s allowed in the COR mixed-use zone?

Office uses allowed in the CO zone are permitted, along with similar uses, ADUs, supportive housing, and low‑barrier navigation housing. By CUP, churches and care facilities are allowed, and residential can occupy up to 49% of the site if master planned. Minimum lots are 7,500 sf with a 10 ft front setback (or 75% of adjacent residential, but not less than 10 ft).

Where can I put office/R&D or small light-industrial space?

PD‑47 Subareas A, B, and D allow general office, R&D/flex‑tech, and supportive services (e.g., coffee shop) with size limits on supportive uses. Some subareas allow medical/dental labs and certain light industrial. Subarea C is reserved for low‑density residential.

How are senior housing projects handled?

PD‑30 dedicates Subarea B to senior apartments/condos/townhomes (55+) at densities not to exceed the mid‑range of High‑Density Residential unless approved by CUP. PD‑27 (Brentwood Country Club) is a large age‑restricted single‑family community capped at 1,126 units.

What are the rules for Open Space (OS) sites?

OS development requires design/site development review, and setbacks/height/parking are set at entitlement per standards the city adopts by resolution for that use type. Plan on early coordination with staff.

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