Local zoning · Brentwood

Brentwood — Zoning

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

Last reviewed: July 1, 2026

Overview

Brentwood’s zoning rules live in Title 17 of the municipal code and organize all land into mapped zoning districts, specific-plan districts, and numerous parcel-specific Planned Development (PD) districts. The official zoning map and the list of districts are adopted in Chapter 17.060, with boundary-interpretation rules and the map kept with the City Clerk. See the city’s adopted Brentwood zoning & planning overview for context.

Brentwood also includes base “special plan” zones for the Downtown (DT) and Brentwood Boulevard (BB) corridors that point to adopted specific plans as the controlling regulations. Many neighborhoods or corridors are regulated by their own PD chapters; in PD areas, the PD chapter sets the uses and dimensional standards for that site.

How to read Brentwood’s zoning map and districts

Chapter 17.060 establishes the city’s zones and adopts the official zoning map(s) as part of Title 17; the map is on file with the City Clerk. Where map lines are unclear, Chapter 17.060 provides interpretation rules (e.g., follow street centerlines when boundaries approximate them).
Brentwood’s zone “families” include: Residential (RE, R‑1‑E, R‑1, R‑2, R‑3); Office/Commercial (CO, COB, COR, CR, C‑1, C‑2, C‑3); Industrial/Employment (IC, PEC); Agriculture/Open Space (A‑10, A‑20, AP, OS); and Public/Semi‑Public (PF, SPF).

Base Residential Districts (Title 17)

The following residential districts are established by Chapter 17.060. Where detailed standards are not shown below, consult the applicable chapter of Title 17 or a parcel’s PD chapter if the parcel is zoned PD.

RE (Ranchette Estate)

Purpose: Not found in retrieved materials.
Typical permitted uses: Not found in retrieved materials.
Key dimensional standards: Not found in retrieved materials.
Where it applies: Citywide as mapped in Chapter 17.060.

R‑1‑E (Single‑Family Residential Estate)

Purpose: Not found in retrieved materials.
Typical permitted uses: Not found in retrieved materials.
Key dimensional standards: Not found in retrieved materials.
Where it applies: Citywide as mapped in Chapter 17.060.

R‑1 (Single‑Family Residential)

Purpose: Base single‑family residential zone referenced throughout PD chapters as the benchmark for allowed uses.
Typical permitted uses: Single‑family dwellings where R‑1 is referenced as the base allowance in PDs (e.g., PD‑60, PD‑25). Specific R‑1 list Not found in retrieved materials.
Key dimensional standards: Not found in retrieved materials.
Where it applies: Citywide as mapped in Chapter 17.060; also used as the baseline in several PDs.

R‑2 (Moderate Density Multifamily Residential)

Purpose, permitted uses, dimensional standards: Not found in retrieved materials.
Where it applies: Citywide as mapped in Chapter 17.060.

R‑3 (High Density Multifamily Residential)

Purpose, permitted uses, dimensional standards: Not found in retrieved materials.
Where it applies: Citywide as mapped in Chapter 17.060.

Office and Commercial Districts (Title 17)

These districts are established by Chapter 17.060. Many performance/development standards cross‑reference citywide Brentwood Development Standards.

CO (Administration/Professional/Commercial Office)

Purpose, permitted uses, dimensional standards: Not found in retrieved materials.
Where it applies: Citywide per the zoning map.

COB (Commercial Office/Business)

Purpose, permitted uses, dimensional standards: Not found in retrieved materials.
Where it applies: Citywide per the zoning map.

COR (Commercial Office/Residential)

Purpose, permitted uses, dimensional standards: Not found in retrieved materials.
Where it applies: Citywide per the zoning map.

CR (Commercial/Residential)

Purpose, permitted uses, dimensional standards: Not found in retrieved materials.
Where it applies: Citywide per the zoning map.

C‑1 (Neighborhood Commercial)

Purpose, permitted uses, dimensional standards: Not found in retrieved materials.
Where it applies: Citywide per the zoning map.

C‑2 (General Commercial)

Purpose, permitted uses, dimensional standards: Not found in retrieved materials.
Where it applies: Citywide per the zoning map.

C‑3 (Thoroughfare Commercial)

Purpose: Automobile‑oriented commercial along major corridors. Noted standards below.
Typical permitted uses: Commercial and service uses per C‑3 chapter; specific list Not found in retrieved materials. Development and performance standards reference Sections 17.200.003 and 17.200.004.
Key dimensional standards: The C‑3 zone sets a side/rear setback of none unless abutting a residential zone; then 10 ft for buildings up to two stories/30 ft, and 15 ft for three‑story/40‑ft buildings. The maximum building height is 3 stories/40 ft; taller may be allowed with a conditional use permit.
Where it applies: Thoroughfare commercial areas citywide as mapped in Chapter 17.060.

Industrial and Employment Districts (Title 17)

IC (Industrial/Commercial)

Purpose: Industrial/commercial mix with minimum district size.
Typical permitted uses: Governed by the IC chapter; development/performance standards reference Sections 17.300.003 and 17.300.004.
Key dimensional standards: The IC zone must be at least 5 acres in size; other standards are per the IC chapter.
Where it applies: As mapped in Chapter 17.060.

PEC (Planned Employment Center)

Purpose: A mixed employment category (industrial parks, business/research parks, offices) with optional residential up to a capped share, implemented by a required area‑wide specific plan.
Typical permitted uses: Employment‑generating uses predominate; up to a maximum of 49% of gross area for residential in larger PECs, subject to city approval and a specific plan adoption.
Key dimensional standards: Set in the required PEC specific plan; the zoning code provides a sliding cap on the percentage of residential by total gross acres (0% for ≤74 acres up to 49% for 200+ acres).
Where it applies: PEC‑designated areas per the zoning map and specific plan.

Agriculture and Open Space Districts (Title 17)

A‑10 (Agricultural Conservation); A‑20 (Intensive Agricultural); AP (Agricultural Preserve)

Purpose, permitted uses, dimensional standards: Not found in retrieved materials.
Where they apply: As mapped in Chapter 17.060.

OS (Open Space)

Purpose: Open‑space preservation and public recreation; standards set during project approval.
Typical permitted uses: Per OS chapter; design/site development review required.
Key dimensional standards: Setbacks, height, parking and other criteria are established at time of development approval.
Where it applies: OS‑mapped areas citywide.

Public and Semi‑Public Districts (Title 17)

PF (Public Facility) and SPF (Semi‑Public Facility)

Purpose, permitted uses, dimensional standards: Not found in retrieved materials.
Where they apply: Public and semi‑public sites per the zoning map.

Special Plan Base Zones

DT (Downtown) Zone

Purpose: Encourage coordinated downtown infill and storefront vitality.
Controlling document: The adopted Downtown Specific Plan is the primary land use and development regulation within the DT zone; where conflicts exist with other planning documents, the Downtown Specific Plan controls.
Process: New construction, major modifications, and use changes are reviewed for conformance with the Downtown Specific Plan, alongside any required design review.

BB (Brentwood Boulevard) Zone

Purpose: Transform the former State Route 4 corridor into a traditional boulevard consistent with the Brentwood Boulevard Specific Plan (BBSP).
Controlling document: The BBSP guides land use and form within the BB zone.

Planned Development (PD) Districts — General Rules

Authority and purpose: Chapter 17.450 creates the PD framework to allow tailored use mixes, intensity, and development standards that implement specific plans and the General Plan. Each PD has its own chapter with its map/standards.
Uses: Any compatible uses listed in the adopting PD chapter are permitted; deviations require a text amendment or variance.
ADUs/JADUs: Pursuant to Chapter 17.715, ADUs are permitted in PDs that allow single‑family or multifamily use, and JADUs are permitted in PDs that are single‑family residential zones. See Brentwood ADUs.
Process tools often referenced in PD chapters: design review (e.g., Chapter 17.820), parking (Chapter 17.620), landscaping and screening (Chapter 17.630), signage (Chapter 17.640).

Selected PD Districts (examples)

Below are representative PDs to illustrate how site‑specific Brentwood zoning works (each PD chapter includes its own map/standards).

PD‑1 (Peterson Ranch) — Chapter 17.451

Purpose/area: Implements a portion of Specific Plan Area 2 (Peterson Ranch). Boundaries shown in § 17.451.008.
Permitted uses: Detached/attached single‑family homes; related accessory uses; temporary uses; home occupations; residential care; limited agriculture and animal keeping; signs; and similar uses as determined by the zoning administrator.
Conditional uses: Public facilities, churches/schools, community buildings, riding academies/stables, and higher‑density residential projects up to 20 du/ac.
Key standards: Set within the PD‑1 chapter (dimensional table Not found in retrieved materials).

PD‑25 — Chapter 17.475

Purpose/area: Single‑family detached homes and public uses; boundary map in § 17.475.006.
Uses: Permitted and conditional uses follow those in the R‑1 district.
Key standards: Min lot area 5,520 sf; min lot width 60 ft; front yard 20 ft to front‑entry garage/15 ft to living space; side yard 5 ft (aggregate avg 15 ft); height and other metrics continue in chapter.

PD‑30 — Chapter 17.480

Purpose/area: Four subareas near downtown, with single‑family homes on smaller lots and a senior apartment project to bolster downtown vitality; boundaries in § 17.480.009.
Uses: Subareas A/C/D allow R‑1 uses plus parks; Subarea B allows senior apartments/condos/townhomes with related amenities, with additional conditional uses for senior‑serving facilities.

PD‑39 — Chapter 17.489

Purpose/area: ~112 acres between Lone Tree Way and Grant Street, east of O’Hara Ave; up to 240 lots plus parks/trails.
Uses: Single‑family dwellings (≤2.14 du/ga), parks, plus R‑1 uses; conditional uses follow R‑1.
Key standards (Subarea A — “The Executives”): Min lot 10,000 sf; width 85 ft; depth 110 ft; front setback 25 ft (20 ft porches); side 10 ft (5 ft for detached/semi‑detached garages/porte cocheres); rear 20 ft; max height 2 stories/30 ft; max lot coverage 40%.

PD‑50 — Chapter 17.500

Purpose/area: Residential subdivision; boundary map in § 17.500.006.
Uses: Mirrors uses in § 17.150.002 (permitted) with conditional uses per § 17.150.003. Specific base‑section text Not found in retrieved materials.
Key standards: Front setback 20 ft; side zero‑lot‑line with 10‑ft aggregate (10 ft street side on corners); rear 15 ft; min lot 3,000 sf; min width 36 ft; max lot coverage 40%; max height 2 stories/30 ft.

PD‑53 — Chapter 17.503

Purpose/area: Job‑generating uses with complementary medium/high/very‑high density residential (up to 475 units), with district map in § 17.503.015.
Uses/standards: Chapter provides site‑specific standards; where Subareas include residential, regulations often reference or adapt R‑1 standards.

PD‑54 — Chapter 17.504

Purpose/area: ~9.10 acres near O’Hara Ave/Adams Lane for low‑density residential; adopted under PD general rules in Chapter 17.450.
Key standards (illustrative from PD text): Front 20 ft to garage/10 ft to primary wall; side 5 ft (10 ft on street side corners); rear 15 ft; max height 2 stories/32 ft; max lot coverage 50%.

PD‑60 — Chapter 17.510

Purpose/area: ~46.64 acres at SW corner of Lone Tree Way and the future O’Hara Ave extension; very low and low density residential; PD subareas mapped in § 17.510.005.
Uses: Follow R‑1 for permitted and conditional uses.

PD‑65 — Chapter 17.515

Purpose/area: Six subareas intended for a neighborhood mix of single‑family homes, recreation, and open space for up to 511 lots; map in § 17.515.011.
Uses/standards: By subarea; see chapter for specific lot sizes, setbacks, heights.

PD‑17 (Garin Ranch) — Chapter 17.467

Purpose/area: Implements the Garin Ranch Specific Plan; PD subareas mapped in § 17.467.003. The Garin Ranch Specific Plan provides the primary regulations; in conflicts, the city zoning ordinance prevails outside the plan’s coverage.

Quick‑reference: selected Brentwood standards

Topic	Key standard	Where it applies	Code reference
C‑3 setbacks and height	No setback unless abutting residential; then 10 ft (≤2 stories/30 ft) or 15 ft (3 stories/40 ft). Max height 3 stories/40 ft; taller by CUP.	Thoroughfare Commercial areas	C‑3 chapter; development/performance standards reference § 17.200.003 and § 17.200.004.
IC minimum district size	5 acres minimum for any IC zone.	Industrial/Commercial districts	IC chapter.
PEC residential share	Residential area capped by gross acres (0% for ≤74 ac up to 49% for ≥200 ac) via specific plan.	Planned Employment Center districts	Ch. 17.320; ratio table.
OS standards	Set at project approval; design review required.	Open Space lands	OS chapter.
PD‑39 Subarea A	Min lot 10,000 sf; front 25 ft (20 ft porches); side 10 ft; rear 20 ft; max 2 stories/30 ft; 40% coverage.	PD‑39 “The Executives”	Ch. 17.489.
PD‑25 residential	Min lot 5,520 sf; width 60 ft; front 20 ft to front garage/15 ft to living; side 5 ft (avg aggregate 15 ft)	PD‑25	Ch. 17.475.

Note: Many PD chapters also incorporate citywide parking, landscaping and screening, and signage requirements by reference.

Checklist

Confirm your parcel’s zoning on the official map adopted by Chapter 17.060; if lines look ambiguous, apply the interpretation rules in Chapter 17.060 or ask staff.
Determine whether the site is in a base zone (e.g., R‑1, C‑3, IC) or a parcel‑specific PD chapter; if PD, use that PD’s standards first.
If in DT or BB, use the applicable specific plan as the primary regulatory document.
Identify applicable citywide development standards and performance standards referenced by your zone or PD (e.g., Sections 17.200.003 and 17.200.004 for commercial).
Check parking ratios and layout; many PDs and commercial districts require conformance with Chapter 17.620.
Confirm if design review is required; many PDs require it for housing and nonresidential projects.
For IC or PEC, verify minimum area requirements and whether a specific plan is required (PEC).
For OS parcels, expect project‑specific setbacks/heights set at entitlement.
If proposing an ADU/JADU in a PD residential area, confirm it’s permitted per Chapter 17.715 via PD general rules.
If standards are silent or a unique feature is proposed, consider variances and exceptions where allowed; PD chapters sometimes allow minor administrative exceptions.

Risks & Ambiguities

Issue	Why it matters	What to verify
PD vs. base‑zone rules	PD chapters often replace or modify base‑zone rules.	Whether your parcel is inside a PD boundary; then follow that PD’s chapter.
Specific plan primacy (DT/BB)	DT and BB zones point to specific plans that govern development form and uses.	Which plan applies and whether any conflicting Title 17 standards are superseded.
C‑3 setbacks	Zero setback is allowed except near residential—then setbacks apply by building height.	Whether abutting zoning is residential and building height, to set the correct 10–15 ft buffer.
IC minimum size	IC must be at least 5 acres.	Whether any proposed rezoning/site split would create a sub‑5‑acre IC area.
PEC residential share	Residential area is capped by gross acres.	The specific plan’s acreage and the resulting maximum residential percentage.
OS standards at entitlement	OS standards aren’t fixed in the code.	What the approving action set for height, setbacks, and parking.
Map boundary interpretation	Parcel lines/ROW shifts can make boundaries unclear.	Apply Chapter 17.060 interpretation rules or obtain staff confirmation.
ADUs in PDs	ADUs/JADUs are allowed in PDs that allow residential; details matter by lot/PD.	That your PD allows single‑family or multifamily and any PD‑specific ADU limits.

Plain-English Summary

Brentwood zoning starts with the official map in Chapter 17.060 and the base zones you expect (R‑1, C‑3, IC, etc.), but many properties sit in a PD chapter that sets its own lot sizes, setbacks, and uses. Downtown and Brentwood Boulevard projects are controlled by their specific plans. Before designing, confirm your exact zone/PD, then layer in citywide items like parking, design review, and landscaping and screening.

Source References

Title 17, Chapter 17.060 (Zones and Zoning Map[s]); list of all base districts; map adoption and boundary interpretation rules.
Title 17, Chapter 17.280 (DT — Downtown Zone); Downtown Specific Plan is primary regulation.
Title 17, Chapter 17.290 (BB — Brentwood Boulevard Zone); Brentwood Boulevard Specific Plan guidance.
Title 17, C‑3 (Thoroughfare Commercial) standards; references to § 17.200.003 and § 17.200.004; setbacks and height.
Title 17, IC (Industrial/Commercial) standards; minimum zone size 5 acres; references to § 17.300.003 and § 17.300.004.
Title 17, Chapter 17.320 (PEC — Planned Employment Center); specific plan requirement and residential share table.
Title 17, OS (Open Space) standards set at time of approval; design review required.
Title 17, Chapter 17.450 (Planned Development Zones — General Regulations); ADU/JADU allowances in PDs that allow residential.
Title 17, Chapter 17.451 (PD‑1 — Peterson Ranch); uses and intent; boundary in § 17.451.008.
Title 17, Chapter 17.475 (PD‑25); purpose, R‑1‑based uses, and lot/yard standards.
Title 17, Chapter 17.480 (PD‑30); subareas and senior housing provisions; boundary in § 17.480.009.
Title 17, Chapter 17.489 (PD‑39); subareas and standards.
Title 17, Chapter 17.500 (PD‑50); standards and cross‑references to §§ 17.150.002–.003; boundary in § 17.500.006.
Title 17, Chapter 17.503 (PD‑53); purpose and subareas; map in § 17.503.015.
Title 17, Chapter 17.504 (PD‑54); low‑density residential area and standards.
Title 17, Chapter 17.510 (PD‑60); purpose and R‑1‑based uses; subarea map in § 17.510.005.
Title 17, Chapter 17.515 (PD‑65); purpose and subareas; map in § 17.515.011.
Title 17, Chapter 17.467 (PD‑17 — Garin Ranch); specific plan governance; map in § 17.467.003.

Information Gaps

Detailed permitted uses and dimensional standards for base districts RE, R‑1‑E, R‑1, R‑2, R‑3, CO, COB, COR, CR, C‑1, C‑2, PF, SPF, A‑10, A‑20, AP were Not found in retrieved materials.
Specific section numbers for the C‑3, IC, and OS chapters (beyond cross‑referenced standards) were Not found in retrieved materials.
Parcel‑specific PD subarea maps and some dimensional tables are referenced but not fully captured in the retrieved excerpts; Verify with the jurisdiction.

Sources

Retrieved passages

Brentwood Zoning Code (§ 2) High relevance
Brentwood Zoning Code (§ 2) High relevance
Brentwood Zoning Code (§ 2) High relevance
Brentwood Zoning Code (Chapter 17.630) High relevance
Brentwood Zoning Code (Section 17.300.003.) High relevance
Brentwood Zoning Code (Section 17.820.) High relevance
Brentwood Zoning Code (Chapter 17.450.) High relevance
Brentwood Zoning Code (§ 2) High relevance

Cited sections

Official Brentwood code library

Frequently asked questions

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

R‑1 is the city’s single‑family residential baseline often adopted or referenced in PDs, allowing single‑family homes and related residential uses. However, the retrieved materials don’t include the full R‑1 permitted‑use list or dimensional table; if your parcel is in a PD, its PD chapter controls. Verify with the City’s Title 17 and the parcel’s PD chapter.

How do I find my zoning and what if the map line is unclear?

Chapter 17.060 adopts the official zoning map and provides rules to interpret boundaries (e.g., follow street centerlines when lines approximate them). If uncertainty remains, ask staff to confirm.

Are ADUs allowed in Brentwood PD neighborhoods?

Yes—ADUs are permitted in PD districts that allow single‑family or multifamily housing, and JADUs are permitted in PDs that are single‑family zones, per the PD general chapter and Chapter 17.715. Check your PD chapter for any site‑specific standards.

What are the setbacks and height limits in the C-3 (Thoroughfare Commercial) zone?

C‑3 generally has no setbacks unless a site abuts a residential zone; then it requires a 10‑ft setback for buildings up to two stories/30 ft and 15 ft for three‑story/40‑ft buildings. Max height is three stories/40 ft, with taller buildings by conditional use permit.

Does the Downtown (DT) zone use the zoning ordinance or a specific plan?

The Downtown Specific Plan is the primary regulatory document for DT; new construction, substantial modifications, and use changes are reviewed for plan conformance.

What is required for a PEC (Planned Employment Center) area?

A specific plan is required before development. Residential acreage is capped by total gross area (ranging from 0% to 49% for the largest areas). The specific plan sets the detailed standards.

Are there minimum sizes for industrial zones?

Yes. The IC (Industrial/Commercial) zone must cover at least 5 acres. Other development and performance standards apply per the IC chapter.

Where do PD district standards come from?

Each PD has its own chapter that lists permitted/conditional uses and dimensional standards and often references citywide parking, landscaping, signs, and design review. For example, PD‑25 sets specific minimum lot areas and setbacks based on its plan.

What if my site is in Open Space (OS)?

OS projects undergo design/site development review; setbacks, height, parking, and other criteria are set at the time of project approval rather than fixed in the code text.

Is the Brentwood Boulevard corridor regulated differently?

Yes. The BB zone implements the Brentwood Boulevard Specific Plan; that plan guides uses, form, and frontage expectations along the corridor.

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