Brentwood City Council
May 26, 2026

INTRODUCTION
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 21

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22 SITE

PLANNING

2.1 PROJECT

2.2 EDGE CONDITIONS

2.3 BLOCK SIZE & STRUCTURE

2.4 USABLE OPEN SPACE

2.5 PUBLIC OPEN SPACE

2.6 SINGLE FAMILY SUBDIVISION

2.7 TWO UNIT HOUSING DEVELOPMENT & URBAN LOT SPLITS

CITY OF BRENTWOOD

OBJECTIVE DESIGN STANDARDS
- DRAFT
23 2

24 BRENTWOOD ODS

PURPOSE
• To provide standards for the public realm, including sidewalks, streets, and Public Open Space. These spaces may be public or privately owned. • To ensure walkability, connectivity, and appropriately scaled buildings by creating pedestrian-scaled blocks with streets, paths, and open spaces for people to gather and connect throughout the City.
2 SITE PLANNING

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 25

2.1 Project
INTENT
• This chapter outlines the project’s boundaries and parameters. Establish the project limits for the development, as all subsequent site planning concepts will be specifically applicable within the defined boundary area.

2.2 Edge Conditions
INTENT
• Support a “complete streets” approach to designing new streets and retrofitting existing streets by encouraging streets to provide stimulating settings; improve safe walkability, bicycling, and transit integration; strengthen connectivity; and enhance community identity through improvements to the public right-of-way including sidewalks, street trees, parkways, curbs, human-scaled street lighting, and street furniture.
• Design sidewalks to create a safe, comfortable pedestrian experience by making sidewalks sufficiently wide to support circulation and outdoor activities related to adjacent land uses, planting a continuous trees canopy, and placing sidewalk furniture on regular, frequent intervals that do not impede travel or accessibility.

26 BRENTWOOD ODS

2.2.1 Public Realm

1. For projects fronting a public street right-of-way, the R.O.W. public realm (buffer zone + pedestrian clear zone) shall meet the following standards:
a. Single-family projects shall have a minimum public realm of 10 ft. consistent with City Standard ST-4 or ST-5.
b. Multi-family and mixed-use projects shall have a minimum public realm width of 12 ft., consisting of a 6 ft. wide unobstructed sidewalk/pedestrian clear zone and a 6 ft. wide buffer zone, ensuring that the space is fully usable, safe, and accessible. c. Mixed-use projects with ground floor commercial. A minimum effective public realm width of 15 ft. with a minimum 9 ft. wide clear pedestrian zone and 6 ft. wide buffer zone. d. Public Service Utilities Easement (PSUE). Where a PSUE exists on a property, the developer must adhere to established utility regulation. Developer to provide plan drawing to indicate PSUE is in coordination with the City to ensure compliance with the Objective Design Standards.

2. If the existing public sidewalk does not meet this minimum standard, a public access easement in the setback area shall be granted to extend the sidewalk width to the required minimum dimensions. 8' 7' 6' 6' 12' s a b c
C
A
B
TABLE 2.1 EFFECTIVE ROW PUBLIC REALM
Back of walk
Pedestrian throughway minimum
Public Realm Width minimum
Required building setback (varies per
zoning district)
Pedestrian clear zone
Buffer zone
Vehicular through lane(s)
A
C
B
a
b
c
s

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 27

2.3 Block Size & Structure
INTENT
• Integrate new large-scale development projects into the fabric of the existing community. • Reduced block size in new developments to develop a grid or modified grid network to enhance walkability.
• Provide pedestrian and vehicular connections with cross-access easements within and between the existing developments to encourage walking.
• Support a complete streets approach to designing new streets and retrofitting existing streets by encouraging streets to provide stimulating settings; improve safe walkability, bicycling, and transit integration; strengthen connectivity; and enhance community identity through improvements to the public right-of-way including sidewalks, street trees, parkways, curbs, human-scaled street lighting, and street furniture.
• Design private streets to appear and function like public streets. Include street trees and sidewalks and connect sidewalks to those located within the adjacent public rights-of-way. • Within private developments that include multiple streets, encourage the construction of multi-use paths to provide direct pedestrian and bicycle linkages between streets and beyond the project.

2.3.1 Maximum Block Size

1. All projects shall meet a maximum Block
Length and a maximum Perimeter Length
per the following table:

2. Existing, new, or assembled parcels or blocks
with a Block Length greater than 700 ft. shall
provide at least one Mid-Block Connection
that connects from one public right-of-way to
another public right-of-way or public access
easement.

BLOCK SIZE
MAX. (FT.)
BLOCK LENGTH 700
PERIMETER LENGTH 2,450
A
B
TABLE 2.1: BLOCK SIZE

28 BRENTWOOD ODS

3. Mid-Block Connections may be one of the following:
a. Paseo/Pedestrian Path (See section: 2.3.4)
b. Mid-Block Street A (See section: 2.3.5)
c. Mid-Block Street B (See section: 2.3.6)

4. Mid-Block Connections shall include Public Access Easements for all pedestrian pathways and vehicle lanes when located on private property.

2.3.2 Mid-Block Connections

1. Mid-block Connections shall be either a Paseo/Pedestrian Path, Mid-Block Street A or Mid-Block Street B and shall meet the standards below.

2. Mid-block Connections shall include public
access easements and shall be privately
maintained.

3. Public access easements shall cover all
property between back-of-walk and all drive
aisles.

4. Mid-block Connections shall meet all stormwater
standards found in the Brentwood Municipal
Code Title 14 Water

2.3.3 Minimum Building Setbacks From Publicly Accessible Pedestrian Pathways
Primary building frontages for residential buildings shall be set back a minimum of 5 ft. from a public access easement or back of pedestrian pathway, whichever is closer to the building frontage.

Maximum block length.

Mid-block connection between
public rights-of-way
Maximum block perimeter length.

Adjacent Curb Edge
Public Right-of-Way
Developable
Area
Developable
Area
TABLE 2.2 MID-BLOCK CONNECTION
A
A
C
B
B
C

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT

SITE PLANNING
29 2.3.4 Paseo/Pedestrian Path
The following table illustrates the minimum standards to be met for the Paseo/Pedestrian Path Midblock Connection.

PASEO/PEDESTRIAN PATH
MIN. WIDTH (FT.)

BLDG TO BLDG

DISTANCE
20 ft.

BLDG TO BLDG
DISTANCE1
(>35ft IN HEIGHT)

PASEO/PEDESTRIAN PATH

WIDTH SHALL EXCEED AN

AVERAGE BUILDING HEIGHT
TO WIDTH RATIO OF 1.5 TO 1

PUBLIC ACCESS

EASEMENT WIDTH
8 ft. OR 1/3 BUILDING-TOBUILDING DISTANCE, WHICHEVER

IS GREATER

PEDESTRIAN

PATHWAY WIDTH
8 ft.

TABLE 2.3 PASEO/PEDESTRIAN PATH
D
B
TABLE 2.5 PASEO/PEDESTRIAN PATH
1 Minimum required building-to-building distance shall not exceed 50ft regardless of adjacent building heights.

TABLE 2.4 PASEO/PEDESTRIAN PATH SECTION
B
D
C
B
B
C
D
Building Height = Average (A1, A2)
Minimum Building-to-Building width
Public Access Easement
Minimum Pedestrian Pathway width
C
B
A
D
A1 A2

30 BRENTWOOD ODS
Minimum building to building distance
Public Access Easement
Pedestrian Clear Walkway Only Zone
Buffer Zone
Vehicle Travel Lane
Parking or Bike Lane
Building Setback

2.3.5 Mid-Block Street A
The following table illustrates the minimum standards to be met for the Mid-Block Street A Connection.

Diagrammatic section (below) shows option for compliance:
10' 5' 5' 8' 24' 8' 5' 5' 10'

VEHICLE THROUGHWAY

MID-BLOCK STREET A
MIN. WIDTH (FT.)

BLDG TO BLDG
DISTANCE 80 ft. (ALL CONDITIONS)
R.O.W.

PEDESTRIAN
REALM1
6ft PEDESTRIAN CLEAR
ZONE SIDEWALK WIDTH.
5ft PEDESTRIAN CLEAR
ZONE SIDEWALK WIDTH.
4ft BUFFER ZONE AREA
5ft BUFFER ZONE AREA

VEHICLE TRAVEL
LANE2 24 ft. (12ft. LANES)

PARKING/BIKE
LANE
8 ft.

PUBLIC ACCESS

EASEMENT
60 ft.

Street section shall match Residential Collector Street ST-4 per City of Brentwood Engineering Department.

TABLE 2.2: MID-BLOCK STREET A
1 Shall be located on both sides of the street.
2 Vehicle throughway shall include min. two through lanes or greater.

Refer to latest width and quantity of lane requirements per City’s current fire services provider.
a1
a2
b1
b2
c
d
A
B
TABLE 2.6 MID-BLOCK STREET ‘A’ SECTION
e b1 a1 b2 a2 e
a
b
c
d
e
d c d
A
A
B
B

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT

SITE PLANNING
31 6' 8' 24' 8' 6'
10' 5' 5' 8' 20' 8' 5' 5' 10'
Minimum building to building distance
Public Access Easement
Pedestrian Clear Zone
Buffer zone
Vehicle Travel Lane
Parking Lane
Building Setback
1 Shall be located on both sides of the street.
2 Vehicle throughway shall include min. two through lanes or greater.

Refer to latest width and quantity of lane requirements per City’s current fire services provider.

2.3.6 Mid-Block Street B
The following table illustrates the minimum standards
to be met for the Mid-Block Street B connection.

Diagrammatic sections (below) show options for
compliance:

VEHICLE THROUGHWAY

MID-BLOCK STREET B
MIN. WIDTH (FT.)

BLDG TO BLDG
DISTANCE 76 ft. (ALL CONDITIONS)
R.O.W.

PEDESTRIAN
REALM1
6ft PEDESTRIAN CLEAR
ZONE SIDEWALK WIDTH.
5ft PEDESTRIAN CLEAR
ZONE SIDEWALK WIDTH.
4ft BUFFER ZONE AREA
5ft BUFFER ZONE AREA

VEHICLE TRAVEL
LANE2 20 ft. (10ft. LANES)
PARKING LANE 8 ft.

PUBLIC ACCESS

EASEMENT
56 ft.

TABLE 2.3: MID-BLOCK STREET B
Street section shall match Residential Local Street ST-5 per City of Brentwood Engineering Department.
a1
b1
b2
a2
c
d
A
B
e e
TABLE 2.7 MID-BLOCK STREET ‘B’ SECTION
a
b
c
d
e
b1 a1 d c d b2 a2
A
B
B
A

32 BRENTWOOD ODS

2.4 Usable Open Space
INTENT
• Provide active and passive open spaces where people can recreate, participate in social activities or connect with nature. This is composed of public, common, and private open space typologies.

2.4.1 Usable open space minimum requirements
• Usable open space shall be provided per the requirements of Title 17 of the Brentwood Municipal Code.

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT

SITE PLANNING
33 2.5 Public Open Space
INTENT
• Promote vibrant, Public Open Space that encourage gathering, social interaction and other active uses. Place a variety of supportive uses, including amenities and services, adjacent to public spaces at sufficient concentrations to ensure safe and appropriate use of the spaces primarily during the day and early evening.
• Encourage the incorporation of public open space, including plazas, courtyards, seating areas, parklets, play areas, recreational facilities or equipment, dog parks, and usable green space, into new and existing multi-family, and mixed-use developments. The spaces should be appropriately scaled and programmed and compliment the characteristics of the district and/or neighborhood and the surrounding development.
• Configure buildings to provide “outdoor rooms”, including, but not limited to courtyards, paseos, and promenades.
• Maximize public exposure and views of park lands for scenic and security purposes.

2.5.1 Applicability
Public Open Space shall be required for all projects greater than or equal to 2 acres in area. These requirements are in addition to the minimum requirements in the Zoning Ordinance.

34 BRENTWOOD ODS

2.5.2 Required Quantity
The required public open space quantity may include the City of Brentwood’s park dedication requirements pursuant to Chapter 16.150 of the Brentwood Municipal Code. These requirements are intended to ensure that new residential development contributes proportionately to the City’s system of parks and recreational facilities in a manner that supports community health, recreation, and quality of life. The minimum on-site Public Open Space requirement for any project shall be as follows for each residential zoning district :

Diagram below shows option for compliance:

Remaining 2/3 of Public Open Space
Adjacent Road
Project Site
Building Setback
TABLE 2.8 MINIMUM REQUIRED OPEN SPACE
Contiguous Open Space area
minimum 1/3 of total required
Public Open Space

REQUIRED PUBLIC OPEN SPACE

SFR MDR HDR VHDR

OPEN SPACE AREA
(% OF SITE) 5% 5% 8% 20%
TABLE 2.4: REQUIRED PUBLIC OPEN SPACE

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT

SITE PLANNING
35 2.5.3 Minimum Design Standards

1. Public Open Space shall include one Contiguous Open Space that is equal to or greater than 1/3 of the required Public Open Space area. This shall have a minimum dimension in any direction per residential planned development:
a. MDR: 18ft.
b. HDR: 25ft.
c. VHDR: 35ft.

2. Public Open Spaces shall be located adjacent to a public right-of-way.

3. A public access easement shall be provided for the entire Public Open Space.

2.5.4 Additional Public Open Space Standards
Off-street parking and loading areas, driveways, service areas, utility equipment, air conditioner pads, and storage structures shall not be counted as Public Open Space.

The following standards shall be met for all Public Open Space:

1. A public access easement shall be provided for the entire Public Open Space.

2. Shall be publicly accessible from dawn to dusk for a minimum 12 consecutive hours per day during summer from 7 am - 7 pm and shall be open for a minimum 9 consecutive hours from 7 am - 5 pm during winter.

3. Shall be accessible from a public right-of-way or a publicly accessible lobby, with clear signage visible from the public right-of-way indicating the type of open space, hours of access, and amenities.

4. Any fences or gates around the open space shall allow for unobstructed access during open hours and be designed to maintain visibility and promote safety. Gates shall have a minimum height of 6 feet to prevent climbing and unauthorized access. Additionally, gates shall be designed without horizontal bars or footholds that can assist climbing, ensuring they remain secure.

5. Property owners have the authority to establish rules of conduct to ensure appropriate use and safety of the open space. They retain the right to remove individuals who violate these rules or engage in inappropriate behavior, in compliance with public open space regulations.

36 BRENTWOOD ODS

6. Shall have permanent seating (e.g., seat walls, planter ledges, benches, picnic tables, and seating steps) at a minimum rate of one bench or equivalent seating per 1,000 square feet of area, ensuring sufficient seating throughout the space.

7. A minimum of 60% of the area shall be open to the sky and free of permanent weather protection or enclosed structures. Trellises and similar open-air features are permitted, provided that they have overhead louvers with opacity of no more than 50% across the surface of the trellis, ensuring that they do not significantly block natural light.

8. A minimum of 30% of the Public Open Space shall be landscaped. Landscaping shall primarily consist of trees and other plantings that do not obstruct visibility, avoiding dense shrubs or vegetation where people or animals could hide.

9. A minimum of 20% of the open space area shall be planted with ground cover and/or shrubs.

10. A minimum of one tree shall be planted per 900 ft2
of the open space area.

11. Hardscape surfaces shall not exceed a gradient of 1:12.

12. Open space on a roof or deck shall include safety railings or other protective devices that meet but do not exceed the minimum height required by the State Building Code.

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT

SITE PLANNING
37 Single Family Subdivisions Layout
Number of Access Roads
≤ 25 lots 1
26 - 75 LOTS 2
76 - 175 LOTS 3
≥ 176 LOTS 4

2.6 Single Family Subdivisions

2.6.1 Subdivision Layout
• The maximum length of cul-de-sacs shall be 600 ft. and no more than twenty five (25) single-family residential units shall have access off any individual cul-de-sac. • Provide a minimum setback of 30 ft. between sound walls and bordering arterial streets.

2.6.2 Subdivisions Architectural Diversity
• Residential projects must provide a minimum of one distinct plan with four distinctive elevations for every 25 units, or portion thereof.
• Within single family developments, at least 50% of corner lots must be single story units. • Within single family developments, at least 50% of lots backing up to a Major Arterial street, as identified in the General Plan, must be single story.
• Within single family developments, at least 25% of all units must be single story. • Within single-family developments, at least 10% of all units must have side loaded or an alternative to a front facing garage configuration.
• Within single family developments, no more than 50% of the front elevation of a house may consist of garage area.

2.6.3 Access Road
Requirements
Single-family subdivisions, including their phases,
streets, and blocks, must be designed to ensure
safe and adequate access for all lots. The access
requirements vary based on the total number of lots
within a subdivision as shown in the adjacent table:

TABLE 2.5: SINGLE FAMILY SUBDIVISIONS ACCESS POINTS TABLE

38 BRENTWOOD ODS

2.7 Two Unit Housing Development & Urban Lot
Splits

2.7.1 Development Standards
Pursuant to Senate Bill 9 (SB 9) and Government Code Sections 65852.21 and 66411.7, the following objective development standards shall apply to eligible two-unit housing developments and urban lot splits within the City of Brentwood:
• If all applicable development standards contained in the single family residential zone in which the primary dwelling unit is located cannot be met, then the maximum size of a primary dwelling unit shall be 800 square feet.
• If all applicable development standards contained in the single family residential zone in which the primary dwelling unit is located cannot be met, then the maximum height permitted of a primary dwelling unit shall be one story and shall not exceed 15 feet to the highest ridge or top of the structure, including any parapet.
• No setback shall be required for an existing primary dwelling unit, or for a primary dwelling unit constructed in the same location and to the same dimensions as an existing primary dwelling unit.

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT

SITE PLANNING
39 THIS PAGE LEFT INTENTIONALLY BLANK

40 SITE
DESIGN

3.1 SHARED & PRIVATE OPEN SPACE

3.2 VEHICULAR ACCESS & PARKING

3.3 BICYCLE CIRCULATION & PARKING

3.4 PEDESTRIAN ACCESS & CIRCULATION

3.5 SITE LIGHTING

CITY OF BRENTWOOD

OBJECTIVE DESIGN STANDARDS
- DRAFT
41 3

PURPOSE
• To set standards for building orientation, site access and utilities. • To ensure quality design and site layouts that increase pedestrian comfort and safety.
• To define special conditions and set unique standards for these locations. • To define location and uses for active frontages.
42 BRENTWOOD ODS
3 SITE DESIGN

3.1 SHARED & PRIVATE OPEN SPACE
INTENT
• Create well designed shared and private open spaces that serve multiple purposes, encourage gathering, improve the health and wellness of residents and embraces nature in the built environment.

3.1.1 SHARED OPEN SPACE
This section applies to shared open space that is private to multi-family residential projects and residential mixed-use projects. Shared open spaces are outdoor open spaces that are available and accessible only to building residents and their visitors. Shared open spaces may include courtyards, gardens, play areas, outdoor dining areas, recreational amenities, and rooftop open spaces.

1. Public Open Space may be counted toward the required Shared Open Space, provided that it is designed according to Public Open Space requirements.

2. Shared Open Space shall meet the following standards:
a. Shall not be located within 15 ft. next to arterial streets, service areas, or adjacent commercial development to ensure they are sheltered from the noise and traffic of adjacent streets or other incompatible uses.
b. Shall be designed to enhance the overall layout of the development and directly accessible from shared areas such as lobbies or hallways. When located adjacent to residential units, it shall provide clear benefits as a shared amenity while ensuring the privacy and comfort of residents are preserved.
c. Shall be accessible to all residents of the development, including residential tenants, and, in the case of mixed-use developments, any commercial tenants as well.

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 43 Page 300 of 1460 d. Courtyards located between two parallel buildings or enclosed by three sides of a building, shall have a minimum width of at least 80% of the height of the tallest adjacent building façade, but not less than 20 feet.
e. “Courtyards fully surrounded by building walls shall have one dimension that is at least equal to or greater than the tallest height of any adjacent building (up to a maximum of 80 feet).

The second dimension must be at least 80% of that height. Adjacent building façade height is measured from ground level to the top of the wall, regardless of any upper-floor stepbacks. f. A minimum of 60% of the area must be open to the sky and free of permanent structures or obstructions. Trellises and similar open-air features are permitted but must not exceed 50% opacity and should not cover more than 40% of the total open space area.

Highest height of adjoining faces
Minimum width ≥
Minimum width ≥ 80% of
Completely enclosed courtyard
FIGURE 3.2 SHARED OPEN SPACE DIAGRAM
A
B
A
A
A
B
C
C
FIGURE 3.1 SHARED OPEN SPACE ENCLOSED BY THREE SIDES
Highest height of adjoining faces
Minimum width ≥ 80% of
Courtyard Shared Open Space
A
B A
B
A
44 BRENTWOOD ODS Page 301 of 1460
g. A minimum of 20% of the shared open space area shall be planted with trees, ground cover, and/or shrubs.
h. All Shared Open Spaces shall include a minimum of one seat for every 200 square feet of shared open space, such as benches, chairs, or seat walls. Site furniture shall be constructed with durable, graffiti-resistant materials and incorporate skateboard deterrents to maintain attractiveness and prevent damage.
i. No more than 20% of the total area counted as Shared Open Space may be provided on a roof. j. Buildings and roofed structures with recreational functions (e.g., pool houses, recreation centers, gazebos) may occupy up to 20% of the area counted as shared open space. k. All recreational areas or facilities required by this section shall be maintained by the property owners.
l. Shared open spaces shall be constructed concurrently with the development. If the development is phased, the developer shall submit a phasing plan for review and approval by the city, detailing the timing and proportional completion of open spaces for each phase.

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 45 Page 302 of 1460

3. All new development shall include on-site recreational facilities in the amounts specified in the following table. Developments under 10 units do not require the following:

TABLE 3.1 SHARED OPEN SPACE AMENITY STANDARD

SHARED OPEN SPACE AMENITY TABLE
MINIMUM 1 OUT OF 3.

MINIMUM 3 OUT OF 4.

MINIMUM 1 OUT OF 6.

REQUIRED

DEVELOPMENT SIZE (UNITS)
10-49 50 - 79 80-200 201+

BARBECUE FACILITY EQUIPPED WITH GRILL, PICNIC
BENCHES, ETC (MIN. OF TWO (2) AREAS)
PLAYGROUND WITH MULTIPLE PLAY EQUIPMENT1`
INDOOR GYM/FITNESS FACILITY (MINIMUM 500 S.F.)
SPA AND POOL AREA (MIN. 75 ft X 45 ft)
LARGE OPEN LAWN AREA, MIN. DIMENSIONS SHALL BE
100 ft x 50 ft
MULTIPLE PLAYGROUNDS WITH PLAY EQUIPMENT1
LAP POOL AND SPA AREA (MIN. 75 ft X 25 ft)

COMMUNITY MULTI-PURPOSE ROOM EQUIPPED WITH
KITCHEN, DEFINED AREAS FOR GAMES, EXERCISES, ETC.
(MIN. 500 SF)

BARBECUE FACILITIES EQUIPPED WITH MULTIPLE
GRILLS, PICNIC BENCHES AND SHADE STRUCTURES2
(MIN. 12 ft x 15 ft)
COURT FACILITIES (E.G. TENNIS, VOLLEYBALL,
BASKETBALL, ETC.) (MIN. 96 ft x 50 ft)
1 Playgrounds shall be sized to accommodate adequate equipment to meet all Consumer Products Safety Commission guidelines and ADA Standards. All equipment must be submitted to the city for review. One large playground is preferred over smaller, less equipped functioning play areas. Minimum size for playground(s) is 75 S.F. per school-aged child using the playground at one time. (per NAHB tabulations of 2022 American Community Survey microdata, updated 11/2023, the average number of school-aged children is approx.

20.8 per 100 apartment households.)
2 May be considered subject to the City’s review and approval process. 46 BRENTWOOD ODS Page 303 of 1460

3.1.2 PRIVATE OPEN SPACE
Private open space areas are intended for private use for each dwelling unit and may include balconies (covered or uncovered), private gardens, private yards, terraces, decks and porches, among others.

1. Private Open Spaces shall meet the following standards:
a. Ground-level private open space shall be screened from adjacent private or shared open spaces and dwellings using a stucco-covered masonry wall or wooden fence, with a height of up to six feet.
b. Above ground-level space shall have at least one exterior side open and unobstructed for at least 8 ft. above floor level, except for incidental railings and balustrades. c. Ground-level private open space that faces abutting lots, streets, alleys, private driveways, or other areas on the same lot shall be screened by a building wall, landscaping at a maximum height of 6 feet and a minimum width of 3 feet, or by a solid or grille masonry fence or wall, with a maximum height of 6 feet.

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 47

SITE DESIGN

3.2 VEHICULAR ACCESS & PARKING
Refer to Chapter 17.620 of the Brentwood Municipal Code for off-street parking regulations.

INTENT
• Locate vehicular entries, parking areas, storage bays, and service areas of buildings to minimize conflicts with adjacent properties, especially residential neighborhoods. Also, parking, storage and service areas should be sited to minimize their visibility from public rights-of-way. • To minimize the visual impact of parking, loading and service areas, support pedestrian interest along public rights-of-way and other pedestrian ways, and minimize conflicts between pedestrians and vehicles along key streets.

3.2.1 VEHICULAR ACCESS HIERARCHY

1. Parking and service area access shall be provided in the following order, based on site characteristics:
a. From an alley.
b. In the absence of an existing or proposed alley, access shall be from a driveway shared with a property abutting the development site.
c. In the absence of an alley or shared driveway, access shall be from the side/lesser street abutting the development site.
d. In the absence of a side street, from a curb cut/driveway along the primary street frontage.

3.2.2 DRIVEWAYS AND CURB CUTS
These standards shall apply to driveways and associated curb cuts providing vehicular access to parcels improved with mixed-use and/or multi-family residential development projects. Alley frontages are exempt from these standards.
48 BRENTWOOD ODS Page 305 of 1460

1. Exceptions to these requirements may be granted upon review and approval by the City’s traffic engineer if it is determined that the proposed location would not compromise traffic safety.

2. Each development project site shall be limited to one curb cut, including driveways and private/ service streets, per 250 ft. of public street frontage, or two curb cuts per street frontage, whichever is less (unless otherwise required for emergency vehicle access). When a mid-block connection is required per Section 2.3.2, the mid-block connection is exempted from this requirement.

3. Driveways shall be a minimum of 5 ft. from a property line or include a shared driveway access with adjoining parcel.

3.2.3 LIMITATION ON PARKING AND LOADING FRONTAGE

1. Off-street parking, off-street vehicle loading, and vehicular circulation areas (other than direct driveway access perpendicular to the street)are prohibited between the building and primary street frontage.

2. No more than 30% of the primary street frontage shall be devoted to garage openings, carports, surface parking, or service/loading entries. For narrow lots where this limitation is not feasible, an exception shall be granted based on site-specific design review. This limitation does not apply to frontages along alleys.

3. Entries to structure parking when combined with loading, and utility/service areas shall at minimum be 30 ft. in width to allow service vehicle maneuverability. All other Vehicular entries shall at minimum be 25 ft. in width.

3.2.4 SCREENING FOR STRUCTURED PARKING

1. Above-grade structured parking levels facing a public right-of-way or Public Open Space or pedestrian pathway, excluding vehicular alleys, shall surround the structure with commercial or habitable uses. Commercial uses must have a minimum depth of 20 feet, and residential units must have a minimum depth of 16 feet.

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 49

SITE DESIGN

2. All portions of partially subgrade parking visible above grade:
a. Shall not exceed 5 ft. in height,
b. Shall be architecturally treated no differently than that primary structure and; c. Shall utilize the same level of detail, articulation, and materials as the primary façade, and; d. Shall be screened with landscape screening (e.g., shrubs) a minimum of 3 ft. in height and/ or crafted ornamental metal screens.

3.2.5 INTERNAL ACCESS

3.2.5.1 MULTI-FAMILY COMPLEX INTERNAL CIRCULATION
In residential rental apartment and condominium developments with multiple buildings, parking areas shall be accessed through a network of internal streets.

3.2.5.2 TOWNHOUSE INTERNAL CIRCULATION
In townhouse developments, internal circulation shall be via one or more internal streets connecting to alleys where garages are located;
For clusters of detached garages, the internal streets or alleys must provide direct access to the rear parking lots, ensuring safe and efficient vehicular movement.

3.2.5.3 STRUCTURED PARKING ACCESS

1. Any vehicular entry gate to a parking structure that faces the sidewalk shall be located to provide a minimum of 25 feet between the gate and the back of the sidewalk, ensuring sufficient space for larger vehicles to queue without encroaching on the pedestrian walkway. This distance minimizes conflicts between pedestrians and vehicles waiting for gate access. Additionally, for surface parking or visitor parking, driveway gates must also meet this setback requirement to ensure safe pedestrian circulation.

2. A parking structure shall not occupy more than 50 percent of the building width of any street-facing façade, and it shall be recessed a minimum of 5 ft. from the street-facing façade of the building.

3. One pedestrian gate shall be provided for each vehicular access gate to the parking structure. 50 BRENTWOOD ODS Page 307 of 1460

3.3 BICYCLE CIRCULATION & PARKING
INTENT
• Ensure that bicycle parking facilities are secure, accessible, and conveniently located to encourage cycling, minimize conflicts with pedestrians and vehicles, and enhance the overall functionality of the development.
• Integrate bicycle parking into site design to minimize visual impact, maintain architectural consistency, and provide protection from the elements, supporting both short-term and long-term bicycle parking needs.

3.3.1 BICYCLE PARKING

3.3.1.1 SHORT-TERM BICYCLE PARKING

1. Short-term bicycle parking shall consist of racks that support the bicycle frame at two points and allow for the bicycle frame and one wheel to be locked to the rack with a U-lock. The racks shall be permanently secured to the ground

2. Short-term bicycle parking spaces shall be located within 50 ft. of the primary pedestrian building entrance.

3. Short-term bicycle parking shall be provided at a rate of one space per 20 dwelling units and one space per 2,000 sf of non-residential floor area.

4. If more than 20 short-term bicycle spaces are provided, at least 50 percent must be covered by a solid-roofed structure with a minimum height of 10 feet or a 1.5-foot overhang beyond the spaces.

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 51

SITE DESIGN

3.3.1.2 LONG-TERM BICYCLE PARKING
Long-term bicycle parking facilities consists of bicycle lockers or bicycle rooms with key access for use by residents.

1. Long-term bicycle parking facilities shall be located on the ground floor or accessible from the street. These facilities shall be covered and lockable, either inside bike lockers, or in lockable bike rooms.

2. Multi-family residential and mixed-use buildings shall provide at least one long-term bicycle storage space per dwelling unit. This space may be located within the unit, in individual lockable containers outside the unit, or within a secure long-term bicycle parking area. However, dwelling units with individual garages shall not be required to provide long-term bicycle parking.

3. Secure, long-term bicycle parking areas shall be enclosed and designed within a parking structure or building, or within a lockable storage enclosure
a. Lockable storage enclosures shall not be visible from the right-of-way. b. Enclosures must be constructed with solid walls and designed using materials and colors that match those of the primary building. Alternatively, enclosures may be screened from view by dense evergreen shrubs and trees, provided the screening fully obscures the enclosure from sight.
52 BRENTWOOD ODS Page 309 of 1460

4. Bicycle locker minimum requirements:
a. Dimensions of 42 in. wide, 75 in. deep, and 54 in. high. b. The top of the bicycle locker shall withstand a load of 200 pounds per square foot to ensure durability and safety.
c. Opened door must be able to withstand a 500-pound vertical load without damage to the door or locker.

5. Bicycle rooms with key access minimum requirements:
a. Bicycle rooms shall have a minimum ceiling height of 10 ft. b. Bicycle rooms shall contain permanently anchored racks that support the bicycle frame at two points and allow for the bicycle frame and one wheel to be locked to the rack with a U-lock. c. Long-term bicycle parking spaces shall be served by an aisle with a minimum width of 6 ft. d. All bike racks shall be large enough to accommodate a 4 in. “fat tire” width. e. There shall be at least 2 feet of clear space between the aisle and the long-term bicycle parking spaces to allow adequate room for users to easily access and move their bicycles in and out of the racks.

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 53

SITE DESIGN

3.4 PEDESTRIAN ACCESS & CIRCULATION
INTENT
• Create safe paths of travel for pedestrians to/from access buildings’ ingress/egress points. • Minimize pedestrian interaction with vehicular paths of travel.

3.4.1 PEDESTRIAN PATHWAYS

1. All on-site buildings, entries, facilities, amenities, and vehicular and bicycle parking areas shall be internally connected with a minimum 4 ft. wide pedestrian pathway or pathway network that may include use of the public sidewalk. The pedestrian pathway network shall connect to the public sidewalk along each street.

2. Pedestrian pathways within internal parking areas shall be separated from vehicular circulation by a physical barrier, such as a grade separation or a raised planting strip, of at least 6 in. in height and at least 6 ft. in width. A pedestrian pathway is exempt from this standard where it crosses a parking vehicular drive aisle.

3. Pedestrian pathways shall be clearly paved using natural gray concrete or other durable materials to ensure visibility and consistency.

4. Pedestrian pathways shall maintain a minimum of 4 feet of clear zone from buildings, private open space areas, and parking lots, except where the pathway provides direct access to these spaces.

5. Pedestrian pathways shall meet Americans with Disability Act (ADA) accessibility standards.

6. For every 200 feet of pedestrian path, a minimum of two amenities that include trellises, benches, and/or trees shall be provided for rest or shade.
54 BRENTWOOD ODS Page 311 of 1460

3.5 SITE LIGHTING
INTENT
• Create safe, welcoming, well-lighted areas, including building entries, pedestrian pathways and plazas, parking lots and vehicle maneuvering areas; and minimize excessive illumination on adjoining properties.

3.5.1 NUISANCE PREVENTION
All lights shall be directed, oriented, and shielded to prevent light trespass or glare onto adjacent properties. The light level at property lines shall not exceed 0.3 foot-candles.

3.5.2 FIXTURE TYPES
All luminaries shall meet the most recently adopted criteria of the Illuminating Engineering Society of North America (IESNA) for “Cut Off” or “Full Cut Off” luminaries.

3.5.3 MINIMUM LIGHTING REQUIREMENTS

3.5.3.1 PARKING AREAS

1. Lighting in parking, garage, and carport areas shall be maintained with a minimum of one footcandle of illumination at the ground-level during hours of darkness, with a maximum of seven foot-candles.

2. All lighting shall be controlled by a timeclock or photo-sensor system. Parking lot lighting shall be designed and installed with fixtures that direct light downward and away from surrounding buildings and properties, using full cut-off fixtures to minimize light trespass and glare.

3. Illumination color temperature shall be within the range between 3,000K - 5,000K.

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 55

SITE DESIGN

3.5.3.2 MULTI-UNIT RESIDENTIAL DEVELOPMENTS
Aisles, passageways, and entryways/recesses within the building complex shall be illuminated with an intensity of at least 1 foot-candle at ground level during the hours of darkness, with a maximum intensity of 5 foot-candles to avoid excessive brightness and glare.

3.5.3.3 NON-RESIDENTIAL DEVELOPMENTS (OR PORTIONS OF A DEVELOPMENT) All exterior doors, including utility doors, shall be illuminated with a minimum of 1 foot-candle of light during the hours of darkness, ensuring sufficient visibility for safety and security.

3.8.4.4 PEDESTRIAN SAFETY
Areas used by pedestrians shall be illuminated whenever natural light levels fall below 10 foot-candles to ensure safety. This applies during nighttime or in interior spaces, where natural lighting may be insufficient to maintain visibility. Such areas include:
a. Surface parking lots and parking structures (entrances, elevators, and stairwells) b. Sidewalks, walkways, and plazas
c. Building entrances (including rear and service entrances) d. Garbage disposal areas
e. Alleys
f. Automated Teller Machines (ATMs)
g. Along property lines where there is an abutting public sidewalk 56 BRENTWOOD ODS Page 313 of 1460

3.5.4 DESIGN OF FIXTURES

3.5.4.1 BUILDING FIXTURES
Fixtures on buildings shall be attached only to walls or eaves, and the top of the fixture shall not exceed the height of the parapet, roof, or eave that it is attached to.

3.5.4.2 ACCENT LIGHTING

1. Architectural features may be illuminated by up-lighting, provided that the lamps are fully shielded to prevent light spill or upward light trespass, and the lighting intensity is appropriate to the scale of the building. Up-lighting should be directed to highlight features without causing glare or illuminating beyond the intended area.

2. All accent lighting plans shall be submitted to the City for review and approval during the building plan review process, ensuring that the fixture scale aligns with the massing and design of the building façade.

3.5.5 ENERGY EFFICIENCY
Outdoor lighting shall utilize energy-efficient fixtures and lamps, such as metal halide, LED or other lighting technology with a minimum luminous efficacy of 100 lumens per watt. All new outdoor lighting fixtures shall have a rated average bulb life of at least 30,000 hours, with at least 70% lumen maintenance level.

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 57

SITE DESIGN

58 BUILDING
DESIGN

4.1 MASSING

4.2 BUILDING ORIENTATION

4.3 STEP-BACKS

4.4 ARTICULATION

4.5 FAÇADE DESIGN

4.6 GROUND FLOOR USES

4.7 END UNITS

4.8 WINDOW ALIGNMENT

4.9 STREET FACING TRANSPARENCY

4.10 NOISE AND ODOR ATTENUATION

4.11 ENTRY TYPOLOGIES

4.12 UTILITIES, SERVICE AREAS & BUILDING EQUIPMENT

CITY OF BRENTWOOD

OBJECTIVE DESIGN STANDARDS
- DRAFT
59 4

PURPOSE
• To ensure that building scale, massing, and bulk are designed to support a human scale, enhance the pedestrian experience, and respond to surrounding context through appropriate massing and façade articulation. • To set standards for transitions to lower scale development • To incorporate passive green design elements, and promote unique placemaking.
60 BRENTWOOD ODS
4 BUILDING DESIGN

4.1 MASSING
INTENT
• Encourage the use of building modulation, architectural roof forms, and strategic architectural projections to create visually appealing, cohesive, and well-articulated four-sided architecture. • Ensure that the tops of buildings are designed with architectural interest, and to reduce the bulk of buildings as they meet the sky.
• Ensure that buildings are consistent in scale, mass, and character with adjacent buildings on lower density land uses and designated land use types
• Provide rooflines and massing that emphasize and accentuate significant elements of the building including entries, bays, and balconies, and shading elements where appropriate. • Provide harmonious transitions between adjacent properties where composition of building height, setbacks, and length of building reduces towards the existing scale and sizing of adjacent single family homes. • Reinforce the definition and importance of the street

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT

BUILDING DESIGN
61 Page 318 of 1460

4.1.1 BUILDING TYPE STANDARDS
Specific Building Design standards are provided by the type and size of buildings in the Massing section (Section:

4.1 Massing) of the Objective Design Standards. The name and definition of building types are as follows:
• (S) Small - Single-family or single-family attached

1. Up to 3 stories

2. Maximum height of 35 ft.

3. Maximum length of 100 ft.

4. Building types include single-family detached homes, detached residential clusters or two unit single-family attached homes.
• (M) Medium – Multiplex and Mixed-Use Buildings

1. 2 stories or greater (may require conditional use permit or be located in Specific Plan Area)

2. Maximum height of 60 ft.

3. Maximum length of 100 ft.

4. Building types include triplexes, fourplexes, unit(s) above commercial, or combinations of these types. • (L) Large – Multiplex and Mixed-Use Buildings

1. Greater than 2 stories (may require conditional use permit or be located in Specific Plan Area)

2. Maximum height of 60 ft.

3. Length exceeding 100 ft.

4. Building types include townhouses/rowhouses, walk-up multi-plex buildings, garden style apartments, or units above commercial
62 BRENTWOOD ODS Page 319 of 1460

4.1.2 MASSING STRATEGIES
Buildings shall follow the minimum quantity of the massing strategies

1. Modulation,

2. Roof form, or

3. Projections, per the table below:

REQUIRED

OPTIONAL

STRATEGIES BUILDING TYPE
(S)
SMALL
(M)
MEDIUM
(L)
LARGE

MODULATION

ROOF FORM

PROJECTIONS
TABLE 4.1: MASSING STRATEGIES TABLE

MASSING STRATEGIES

BUILDING TYPE

MINIMUM

REQUIRED

STRATEGIES
(S) SMALL 2
(M) MEDIUM 3
(L) LARGE 3

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT

BUILDING DESIGN
63 Page 320 of 1460

4.1.3 BUILDING MODULATION
Building elevations that are longer than 30 ft. wide shall be articulated in one of the following three ways which may consist of larger elevation plane changes, insets, bays, notches or protrusions.

4.1.3.1 SMALL BUILDING TYPE

1. Elevation plane change: Provide a minimum one (1) horizontal change in plane for every 30 ft. of building elevation. The change in plane must be minimum 3 ft. deep and 6 ft. wide, and must be open to the sky.

2. Inset or bay with material change: Material change shall be a minimum of 3/4 of the façade’s height.

Provide a minimum one (1) horizontal change in plane for every 30 ft. of building elevation. The change in plane must be min. 2 ft. deep and 6 ft. wide, and be combined with a change in material.

Option 1: (S) Building Type
= min. 3 ft.
= min. 6 ft.
= 30 ft. max.

B
C
A
A
B
C
PLANE 1
PLANE 2
FIGURE 4.1: BUILDING MODULATION OPTION 1: (S) BUILDING TYPE DIAGRAM Option 2: (S) Building Type
= min. 2 ft.
= min. 6 ft.
= 30 ft. max.

Material A
B Material B
C
A
A
C
B
PLANE 1
PLANE 2
FIGURE 4.2: BUILDING MODULATION OPTION 2: (S) BUILDING TYPE DIAGRAM 64 BRENTWOOD ODS Page 321 of 1460

3. Inset or bay with material change: Material change shall be a minimum of 3/4 of the building’s height.

Provide a minimum one (1) horizontal change in plane for every 30 ft. of building elevation. The change in plane must be min. 2 ft. deep and 6 ft. wide, and be combined with a change in material.

4.1.3.2 MEDIUM AND LARGE BUILDING TYPE

1. Elevation plane change: Provide a minimum one (1) horizontal change in plane for every 30 ft. of building elevation. The change in plane must be minimum 4 ft. deep and 6 ft. wide, and must be open to the sky.

A continuous wall plane up to 100 ft. on the first 2 stories is allowed provided that architectural treatments (i.e. columns, collonnade, arcade, etc.) are applied at a maximum of 20 ft. intervals and at least 4 ft. deep.

All materials used for these architectural treatments shall adhere to the standards outlined in Chapter 5.

Option 1: (M) (L) Building Types
= min. 4 ft.
= min. 6 ft.
= 30 ft. max.

B
C
A
A
B
C
C
FIGURE 4.4: BUILDING MODULATION OPTION 1: (M)+(L) BUILDING TYPES DIAGRAM PLANE 1
PLANE 2
PLANE 3

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT

BUILDING DESIGN
65 Option 3: (S) Building Type
= min. 5 ft.
= min. 8 ft.
= 30 ft. max.

Material A
Material B
FIGURE 4.3: BUILDING MODULATION OPTION 3: (S) BUILDING TYPE DIAGRAM A
B
C
C
PLANE 1
PLANE 2
PLANE 3
B
C
A

BALCONY

Buildings over 400 ft. in length, apart from applying the minimum required massing strategies, shall apply a horizontal plane change (open to the sky) of at least 50 ft. in depth when it reaches the 400 ft. maximum building facade plane length. For this plane change, the total linear horizontal length (A+B+C) shall not be less than 200 ft., shown in figure 4.6 below.

2. Inset or bay with material change: Material change shall be a minimum of 3/4 of the building’s height.

Provide a minimum one (1) horizontal change in plane for every 30 ft. of building elevation. The change in plane must be min. 4 ft. deep and 8 ft. wide, and be combined with a change in material.

FIGURE 4.5: BUILDING MODULATION OPTION 1: (M)+(L) BUILDING TYPES -UILDING BUILDING FACADE PLANE OVER 400’ DIAGRAM X = MAXIMUM 400 ft. BUILDING FACADE PLANE
LENGTH
Y = HORIZONTAL PLANE CHANGE
Z = TOTAL BUILDING LENGTH
A B
C
X
Y
Z
Option 2: > 2 Stories
= min. 4 ft.
= min. 8 ft.
= 30 ft. max.

Material A
Material B
A
B
B
C
A
C
PLANE 1
PLANE 2
PLANE 3
FIGURE 4.6: BUILDING MODULATION OPTION 2: (M)+(L) BUILDING TYPES DIAGRAM 66 BRENTWOOD ODS Page 323 of 1460

4.1.3.3 NOTES

1. Building elevations that are less than 30 ft. wide are not required to have a change in plane incorporated into their design.

2. Projections from the building face including balconies, awnings, signs, and decorative elements are not considered to be changes in plane.

3. Notch or protrusion with material change: Provide a minimum one (1) horizontal change in plane at an interval of 30 ft. or less. The change in plane must be min. 8 ft. deep and 12 ft. wide, and be combined with a change in material. When implemented as building notches, such notches may contain balconies, as long as the railing is at least 70% see-through or transparent.

Option 3: (M)+(L) Building Type
= min. 8 ft.
= min. 12 ft.
= 30 ft. max.

Material A
Material B

BALCONY
A
B
C
PLANE 1
PLANE 2
PLANE 3
B
C
A
FIGURE 4.7: BUILDING MODULATION OPTION 3: (M)+(L) BUILDING TYPE DIAGRAM

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT

BUILDING DESIGN
67 Page 324 of 1460

4.1.4 ROOF FORM
Roof forms shall complement underlying architectural style in addition to the roof form strategies.

1. Buildings shall be designed with variation in roof form. The number of required roof forms shall be calculated at a ratio of at least one roof form for every 30 ft. of frontage and shall be located within 15 ft. of the predominant building face on all building frontages. Standards for variation in roof form will apply to all frontages.
a. Roof form is defined as a geometric plane or set of planes which form the top enclosure of a volumetric area below it/them. Common types of roof forms are gabled, hipped, sloped, flat, and flat with a decorative parapet, among others. See below for acceptable roof forms for residential and mixeduse architecture in the City.

Box Gable Combination Dormer
Flat*
Conical
Dropped Eaves Gable
Clerestory Cross-hipped
Dutch Gable Gambrel
FIGURE 4.9: BUILDING ROOF FORM OPTIONS
=max. 15 ft.

FIGURE 4.8: BUILDING ROOF FORM DIAGRAM

PREDOMINANT

BUILDING FACE

AREA SUBJECT TO

ROOF STANDARDS
A
A
68 BRENTWOOD ODS Page 325 of 1460
Hexagonal Hip & Valley Hip Jerkinhead M-Shaped Monitor
Pyramid Hip Saltbox Sawtooth Shed*
* Applicable only to multifamily buildings or buildings over 3 stories Skillion
b. A change in roof form must be combined with a change in height of at least 3 ft., a horizontal change in plane of at least 4 ft., or a change in roof pitch. Changes in roof form shall not exceed allowable building heights, as defined in the Brentwood Zoning Ordinance. c. Smaller roof forms that cover enclosed space (including dormers and bay windows) count as individual roof forms if they are at least 36 s.f. in horizontal surface area. Bay windows located on a wall below another roof form will not count as individual roof forms regardless of size. d. Unenclosed space (examples include balconies, terraces, porticos, and belfries) count as individual roof forms if they are at least 48 s.f. in horizontal area. e. For the purposes of calculating the number of required roof forms on a building, each increment of 30 ft. of building frontage requires an additional roof form, counted by rounding up to the next whole number. For example, a frontage of 31 ft. would be required to provide two roof forms. However, there is no maximum dimension for any one roof form, nor are roofs required to be designed in 30 ft. increments.

2. Combining Roof Forms
a. The required number of roof forms may intersect to create more complex roof forms or may be organized in a hierarchy.

FIGURE 4.10: BUILDING ROOF FORM OPTIONS

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT

BUILDING DESIGN
69 Page 326 of 1460
b. Where two or more forms intersect or combine to create more complex forms, each is counted as an individual roof form. For example, two hipped forms may intersect to create a hip and valley form, which would count as two roof forms.
c. Where two or more roof forms are organized in a hierarchy, each is counted as an individual roof form. For example, the dominant roof form may be a hipped roof, which has two dormers with open gable roofs, which would count as three roof forms. Another example is a flat roof on a building that has two bay windows with flat roofs. The minimum area requirement for roof forms over an enclosed space is shown in table :

THREE INTERSECTING ROOF FORMS:
1 2
3 FIGURE 4.11: ROOF FORMS COMBINATIONS & QUANTITIES DIAGRAM 1

THREE HIERARCHICAL

ROOF FORMS
FIGURE 4.12: ROOF FORMS COMBINATIONS & QUANTITIES DIAGRAM 2 MIN. AREA FOR

ROOF FORMS OVER

ENCLOSED SPACE
1 2
3 ROOF FORMS OVER AN ENCLOSED SPACE
AREA MIN. (FT.)
BUILDINGS ≤ 2 STORIES 20
BUILDINGS > 2 STORIES 36
TABLE 4.2: ROOF FORMS OVER AN ENCLOSED SPACE MIN. AREA TABLE 70 BRENTWOOD ODS Page 327 of 1460
d. For flat roofs and flat roofs with decorative parapets, changes in roof line must be accompanied by a minimum 2 ft. change in height relative to the adjacent roof form. For buildings that are three stories or taller, the minimum change in height shall be 3 ft. This change in height shall be measured to the top of the parapet, where present.
e. Roof forms may be repeated, including a series of gables/hip on a pitched roof or a flat roof that steps up or down, or a “sawtooth.”
FOUR REPEATED ROOF FORMS:

FLAT ROOF “SAWTOOTH”
Variation in Façade Composition B
Distinc
Variation in Roof/Building Height

FOUR HIERARCHICAL

ROOF FORMS
FIGURE 4.13: ROOF FORMS COMBINATIONS & QUANTITIES DIAGRAM 3 1 3
4 AT LEAST 36 FT2

FOR ROOF FORMS

OVER ENCLOSED
SPACE
AT LEAST 46 FT2

FOR ROOF FORMS

OVER UNENCLOSED
SPACE
3’ MIN.
2 FOUR REPEATED ROOF FORMS: GABLES/HIP
1 2
4 FIGURE 4.14: ROOF FORMS COMBINATIONS & QUANTITIES DIAGRAM 4 3 CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT

BUILDING DESIGN
71 Page 328 of 1460

4.1.5 BUILDING PROJECTIONS
Buildings shall use one (1) or more of the following projections:

1. Porches (See Building Entry Types)

2. Balconies and decks shall not project more than 6 feet from the façade on elevations facing a street or public right-of-way.
a. The distance between supporting columns, piers, or posts on trellises or balconies shall not exceed their height.

3. Awnings or Canopies
a. For buildings with ground floor commercial uses, awnings shall be provided over each storefront, located within the individual structural bays.
b. Awnings and canopies shall not project more than 6 ft. from the façade. c. The height of all awnings above the sidewalk shall be consistent, with a minimum clearance of 8 ft. provided between the bottom of the valance and the sidewalk. Valances shall not exceed 18 in. in height.
d. If used, lighting for awnings shall be from fixtures located above the awnings. Backlighting of transparent or translucent awnings are not allowed.
72 BRENTWOOD ODS Page 329 of 1460

4.2 BUILDING ORIENTATION
INTENT
• Promote consistent development patterns along streets, particularly by how buildings relate to the street, to promote a sense of visual order, and provide attractive streetscapes. • Configure buildings to provide “outdoor rooms,” including, but not limited to courtyards, paseos, and promenades.
• Locate building access points along sidewalks, pedestrian areas, and bicycle routes, and include amenities that encourage pedestrian activity.

4.2.1 BUILD-TO-ZONE
Buildings shall occupy a minimum percentage of the Build-to-Zone. The Build-to-Zone is defined as a specific distance beyond the building setback from the front property line, excluding areas for Mid-block Connections, Primary Connections, Secondary Connections, or Public Open Space.

BUILD-TO-ZONE

SFR MDR HDR VHDR

BUILD-TO-ZONE

DEPTH N/A N/A
10 ft.,
as measured from the front
setback line
10 ft.,
as measured from the front
setback line

MINIMUM

REQUIRED

BUILDING

WIDTH IN

BUILD-TO-ZONE
N/A N/A 50% of building frontage 50% of building frontage FIGURE 4.15: BUILD-TO ZONE DIAGRAM
Build-to-zone
Front setback
Minimum % of building frontage within the
build-to zone
Building frontage outside of the build-to
zone RIGHT-OF-WAY PUBLIC REALM

SETBACK
TABLE 4.3: BUILD-TO ZONE TABLE

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT

BUILDING DESIGN
73 Page 330 of 1460

4.2.2 PEDESTRIAN CONNECTION

1. Primary building or unit entries shall be connected to a public sidewalk or publicly accessible pathway. The connection shall be a pedestrian pathway with a minimum width as specified in the table:

2. For multi-family and mixed-use developments, the main building entry and common exterior spaces shall provide a minimum of one (1) pedestrian pathways/connections to any and all of the following areas:
a. The public sidewalk in the right-of-way on each street frontage. b. The parking area serving the units.
c. Any on-site common usable open space, recreational facilities, or public park facilities located on an adjacent lot.
d. Any public multi-use pathways or trails abutting the project. e. Adjoining residential or commercial projects.

PEDESTRIAN CONNECTIONS

MINIMUM
WIDTH
ENTRANCES SERVING 1-2 UNITS 4 ft.

ENTRANCES SERVING 3-8 UNITS 5 ft.

ENTRANCES SERVING 9-20 UNITS 6 ft.

ENTRANCES SERVING >20 UNITS 8 ft.

TABLE 4.4: MINIMUM WIDTH REQUIREMENTS FOR PEDESTRIAN CONNECTIONS 74 BRENTWOOD ODS Page 331 of 1460

4.3 STEP-BACKS
INTENT
• To create a transition between new development and existing neighborhoods, provide privacy for current and future residents, and minimize potential shading on neighboring residents.

Step-backs shall be incorporated on medium, large buildings and mixed-use buildings, which are greater than 2 floors, to reduce the scale of the building while exposing and emphasizing the ground-level elements of the structure.

4.3.1 STEP-BACK REQUIREMENTS

STEP-BACKS

MINIMUM
REQUIRED STEPBACK DEPTH6 ft.

HEIGHT ABOVE

WHICH REQUIRES

FIRST STEPBACK
Above 2 stories or 35 ft.,
Whichever is less

MINIMUM
REQUIRED STEPBACK WIDTH50% of building frontage
A
B
TABLE 4.5: STEPBACKS TABLE
Required minimum stepback
Height above which requires stepback
Property line
FIGURE 4.16: STEPBACKS SECTION
A
B
B
A
P/ L

SETBACK
LINE

ADJACENT
PARCEL

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT

BUILDING DESIGN
75 Page 332 of 1460

4.4 ARTICULATION
INTENT
• Provide clear and distinct architectural features on elevations that provide consistent design style and interest.

1. Façades facing a street or a pedestrian oriented space (e.g., a park, shared open space, or pedestrian pathway) shall incorporate at least three (3) of the following features.

2. Other façades shall incorporate at least two (2) of the following features.

3. Required façade features may include:
a. Texture or material. All exterior walls shall incorporate at least two different materials, with each material covering a minimum of 20% of the elevation surface. All chosen materials and textures must be consistent with and complement the overall architectural style of the building. b. Building base. Material change shall extend beyond building base to minimum 3/4 of overall building height. Shall occur a minimum of 33% across building elevation. c. Railings. Railings with a design pattern and materials including wood, metal, or stone which reinforces the architectural style of the building.
d. Trim. Decorative trim elements that add detail and articulation, including door surrounds with at least a 2 in. depth, decorative eave detailing, belt courses, etc. e. Decorative windows. Decorative window elements including, lintels, shutters, window boxes, etc. f. Roof Overhangs. Roof overhangs at least 18 in. deep. 76 BRENTWOOD ODS Page 333 of 1460

4.5 FAÇADE DESIGN
INTENT
• To create cohesive and well-crafted building façades with human-scaled details that provide visual interest to pedestrians, incorporate passive green design elements, and promote high-quality design. • Encourage architectural elements that contribute to a building’s character, aid in climate control, and enhance pedestrian scale.
• Encourage complementary architectural detailing that differentiates uses within a mixed-use building.

4.5.1 FAÇADE COMPOSITION

1. Each building façade greater than 100 ft. in length shall include a minimum of two (2) distinct façade compositions. For every additional 100 ft. of building façade, an additional 1 (one) distinct façade composition is required.

2. Each distinct façade composition shall have a total combined façade area greater than 10% of the overall façade area.
100 ft. < < 200 ft.

Façade Composition 1
Façade Composition 2
200 ft. < < 300 ft.

Façade Composition 1
Façade Composition 2
FIGURE 4.17: FAÇADE COMPOSITION DIAGRAM 1 Façade Composition 3 A
A
FIGURE 4.18: FAÇADE COMPOSITION DIAGRAM 2
B
B

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4.5.2 BASE/MIDDLE/TOP

1. Buildings three stories or taller with a building length greater than 50 ft. shall be designed as specified in this subsection to differentiate a defined base or ground floor, a middle or body, and a top, cornice, or parapet cap. This standard applies to all exterior facing facades.

2. A building’s base shall be defined or differentiated from the middle/body by using one (1) of the following techniques:
a. Have a distinct façade composition between the base floor(s) and middle/body floors b. Have a datum line or cornice between the base floor(s) and middle/body floors that:
• Is a different material from the middle/body floors
• Has a minimum height of 4 in. and a minimum depth of 4 in. c. Floor-to-floor ground floor height that is a minimum two (2) ft. greater than middle/body floor-to-floor heights.

FIGURE 4.19: DATUM LINE DIAGRAM 1
f Base/Middle/Top Standards
Datum Lines
Upper Floor Step Backs
nct Roof Form

DATUM LINES ALONG THE ENTIRE LENGTH OF

A BUILDING WITH CHANGE IN MATERIAL
78 BRENTWOOD ODS Page 335 of 1460

3. A building’s top floor(s) shall be defined or differentiated from the middle/body by using two (2) or more of the following techniques:
a. Have a distinct façade composition from the middle/body floors to the top floor(s) b. Datum line or cornice between the middle and top floor(s) that include:
• A change in material from the façade
• A minimum height of 4 in. and a minimum depth of four 4 in. c. Distinct roof form or roof line. (Apply one)
• Cornice or parapet cap that includes a change in material from the façade and a minimum height of 8 in. and a minimum depth of four 4 in.
• Eave/roof overhang with a minimum depth of 6 in.
• A variation in roof/building height through building modulation: (examples: Bays that extend above Primary Façade height)

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4.6 GROUND FLOOR USES
As intended for use in projects within the residential zones of MDR, HDR or mixed-use zones of Commercial/ Office/Residential or Commercial Residential.

INTENT
• To create a coherent and active interface between private development and the public realm, which contributes to the sense of place and structure of the neighborhood, and enhances the public’s experience. • Promote consistent development patterns along streets, particularly in how buildings relate to the street, to promote a sense of visual order, and provide attractive streetscapes. • Locate building access points along sidewalks, pedestrian areas, and bicycle routes, and include amenities that encourage pedestrian activity.

4.6.1 ACTIVE FRONTAGES
Active frontages are building frontages with active uses that visually engage between the street and the ground floor and generate significant pedestrian activity over extended periods of the day. Active Frontage may be shops, cafes, restaurants, and other social spaces and may share accessory spaces including lobbies, lounges and shared amenity areas.

1. Active frontage types shall consist of one or more of the following ground-floor uses:
a. Storefront Commercial
b. Ground Floor Office
c. Live/Work
d. Ground Floor Residential Units with individual unit entries(permitted only along local streets in residential zones)
e. Ground Floor Residential Accessory Spaces (e.g., indoor community spaces, permitted only in residential zones)
80 BRENTWOOD ODS Page 337 of 1460
Corner space minimum 40 ft depth on all frontage
Commercial or office minimum use depth
Residential minimum use depth
Storefront commercial or office
Ground-floor residential
Non-active area
FIGURE 4.20: ACTIVE FRONTAGE DIAGRAM
FIGURE 4.21: ACTIVE FRONTAGE MIN. DEPTH DIAGRAM
TABLE 4.6: ACTIVE FRONTAGE MINIMUM USE DEPTH STANDARD

2. Active Frontages are required for a minimum of 80%
of each building façade facing an arterial, a local or
collector public street or publicly accessible pathway
with adjacent Primary Building Frontages.

3. To qualify as Active Frontage, uses shall meet the minimum depth requirements based on the use type as follows:

Building façade length facing public street
or primary connection
Active frontage along building façade
Non-active frontage of building façade
A
A A
ACTIVE FRONTAGES MIN. USE DEPTH
MIN. DEPTH MIN. CORNER

SPACE DEPTH
STOREFRONT COMMERCIAL 40 ft., >50% of the use frontage
20 ft., the remaining use frontage
40 ft. on all sides
GROUND FLOOR OFFICE 30 ft.

LIVE/WORK 15 ft./
50% of the width of the use frontage(>15 ft.)
GROUND FLOOR RESIDENTIAL 16 ft.

GROUND FLOOR RESIDENTIAL
ACCESSORY SPACES 20 ft.

B
A1
A1
B
A1
A2
AB2
A2

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4.6.1.1 FINISHED FLOOR HEIGHTS OF ACTIVE USES
Active frontage spaces shall have a finished floor height within the following ranges (measured from grade at the back edge of the adjacent sidewalk):

All other uses see Standard 4.6.1.2 Variable Finished Floor Height Standard.

4.6.1.2 VARIABLE FINISHED FLOOR HEIGHTS
To create a positive transition between the public and private realm, ensure the privacy of residential units, and maintain ‘eyes on the street’, see the standards as follow:

1. The finished floor of ground-floor residential units adjacent to a public right-of-way shall be within the minimum and maximum heights specified based on the setback distance from the back of the sidewalk.

2. For sites with a cross slope greater than 2% along the building façade, the average height between the finished floor and the back of the sidewalk shall be used. In flood zones, the minimum floor height shall comply with the City’s Floodplain Management Ordinance.

ACTIVE USES FINISHED FLOOR HEIGHT
MIN. HEIGHT
(FT.)
MAX. HEIGHT
(FT.)

PRIMARY

BUILDING

ENTRIES
0 ft. 3 ft.

STOREFRONT
COMMERCIAL;
LIVE/WORK;
OFFICE
0 ft. 1 ft.

BUILDINGS WITH

CROSS SLOPE
At no point shall the finished floor
height be greater than 2 feet above
or below grade, with a minimum
cross slope of 1%
TABLE 4.7: ACTIVE USES FINISHED FLOOR HEIGHT STANDARD
82 BRENTWOOD ODS Page 339 of 1460

4.6.1.3 FLOOR TO FLOOR HEIGHTS OF ACTIVE USES
Active Frontage uses shall have a minimum floor-to-floor height by use type as follows:

ACTIVE USES FLOOR TO FLOOR
HEIGHT
MIN. HEIGHT
(FT.)
STOREFRONT COMMERCIAL 15 ft.

GROUND FLOOR OFFICE
12 ft. LIVE/WORK

GROUND FLOOR RESIDENTIAL
UNITS

GROUND FLOOR RESIDENTIAL

ACCESSORY SPACE
TABLE 4.8: ACTIVE USES FLOOR TO FLOOR HEIGHT STANDARD

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4.7 END UNITS

4.7.1 END UNITS STANDARDS
Medium and large-sized buildings with the Primary Façade and building entry facing a street or pathway perpendicular to a public street right-of-way, private street, or publicly accessible pathway shall meet the following standards:

1. The end unit building façade shall have a fenestration area greater than 10% of the façade area.

2. The end unit building façade shall have at least one architectural projection that projects a minimum of eighteen 18 in. from the street facing façade (example: bay windows, a chimney shown on the exterior of the house) with a minimum width of 2 ft.

3. The location of an assigned surface parking stall may not exceed 50 ft. of an end unit’s ground floor façade. 84 BRENTWOOD ODS Page 341 of 1460

4.8 WINDOW ALIGNMENT

4.8.1 WINDOW ALIGNMENT
Within single-family and multi-family buildings, windows facing each other and located within 40 ft. of each other shall not directly align with one another.

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REQUIRED TRANSPARENCY BY FRONTAGE TYPE

FRONTAGE TYPE
TRANSPARENCY (MIN.)

GROUND LEVEL UPPER LEVELS

STOREFRONT
COMMERCIAL 60% 30%

SINGLE-FAMILY
RESIDENTIAL 20% 10%

MULTIFAMILY
RESIDENTIAL 30% 20%

GENERAL
FRONTAGES1 40% 30%
1 General frontages include offices, restaurants, markets, and any other uses that do not fall under the categories storefront commercial, single-family residential or multifamily residential.

4.9 STREET FACING TRANSPARENCY
INTENT
• To provide visual interest along the public realm and promote natural surveillance by encouraging visual connections between the public realm and the interior of a building. • Promote using transparent materials, including glass, for artistic and decorative expression in buildings that promote health, well-being and comfort.

4.9.1 TRANSPARENCY
Transparency is measured as a percentage, calculated as the sum of single story transparent area divided by the total single story facade area.

Each applicable façade shall provide no less than the minimum transparency listed by use.

TABLE 4.9: REQUIRED TRANSPARENCY BY FRONTAGE TYPE
86 BRENTWOOD ODS Page 343 of 1460

4.9.1.1 COMMERCIAL STREET FRONTAGE TRANSPARENCY
Commercial use facades shall be comprised of windows and/or doorlites with clear unobscured glass as measured from 2.5 ft. to 8 ft. above finished grade where no minimum blank walls occur.

FIGURE 4.22: COMMERCIAL STREET FRONTAGE TRANSPARENCY

4.9.1.2 BLANK WALLS

1. Along any street-facing elevations, windowless expanses of walls shall not exceed 25 ft. in linear length for each habitable story of the structure.

2. The area of blank building wall fronting a public street may not exceed a square area where the height and width are both 12 ft.

3. A break in a blank building wall shall be provided by any of the following:
• Doors, windows, or other building openings.
• Varying wall planes, where the wall projects or is recessed at least six inches.

4. The following do not qualify as a break in blank wall:
• Variation in exterior building wall color.
• Stand-alone planted vegetation or landscaping not attached to a building wall. • Commercial, residential or directional signs.
• Mechanical appurtenances including water heaters, vents, or utility meters.

Figure .056 Commercial Street Frontage Transparency
15 PUBLIC REVIEW DRAFT, OCTOBER 26, 2022

COMMERCIAL STREET FRONTAGE

BLANK WALLS DO NOT
EXCEED 25’ IN LENGTH

8.0’

2.5’

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87 Page 344 of 1460

4.10 NOISE AND ODOR ATTENUATION

4.10.1 NOISE ATTENUATION
Walls, partitions, and floor-ceiling assemblies separating dwelling units from each other and from public or service areas shall comply with the minimum Sound Transmission Class (STC) requirements of the California Building Code, Title 24, Part 2, Volume 1, Section 1206, as may be amended from time to time. At a minimum, such assemblies shall achieve an STC rating of not less than 50 when tested in accordance with the American Society for Testing and Materials (ASTM) E90 test method, or an equivalent noise attenuation classification approved by the Building Official.

This standard is intended to implement and reinforce existing state building code requirements to ensure reasonable interior noise control, protect residential livability, and support the City’s General Plan noise compatibility goals. Nothing in this section is intended to supersede or conflict with the California Building Code.

To achieve the minimum STC 50 rating, any combination of the following methods and materials may be used, subject to Building Code compliance and Building Official approval:
• Fiberglass insulation
• Mineral wool insulation
• Acoustic underlayment or resilient floor underlayment • Resilient channels or sound isolation clips
• Double-stud or staggered-stud wall assemblies
• Concrete floor-ceiling assemblies
• Metal floor-ceiling assemblies
• Carpet or padded flooring in upper-level units (where applicable) 88 BRENTWOOD ODS Page 345 of 1460

4.11 ENTRY TYPOLOGIES
INTENT
• To set standards to create visual interest and placemaking through a building’s relationship to the public realm.

4.11.1 BUILDING ENTRY TYPES

1. Primary building frontages for all residential buildings or mixed-use buildings shall face a public sidewalk or common area.

2. A minimum of of one (1) of the following building entrance typologies shall be applied to any building. • Porch
• Dooryard
• Stoop
• Forecourt
• Shopfront
• Residential ground floor patio
• Residential accessory use

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4.11.1.1 PORCH (S,M)
In the Porch Frontage Type, the main façade of the building has a small-to-medium setback from the frontage line. The resulting front yard is typically small and can be defined by a wall or fence to spatially maintain the edge of the street. The engaged porch has two adjacent sides of the porch that are attached to the building while the other two sides are open. Porches must be open on three sides and have a roof. Porches shall be spaced at least 6 feet apart. All porches must have a flat, hipped or gabled roof or canopy.

C
D
R.O.W.

PUBLIC FRONTAGE
LOT

PRIVATE FRONTAGE
FIGURE 4.23: PORCH FRONTAGE SECTION
A
B

ADJACENT
PARCEL
FIGURE 4.24: DOORYARD FRONTAGE PLAN VIEW DIAGRAM
FRONTAGES: PORCH SIZE
MIN. (FT)
WIDTH 8
DEPTH 6
HEIGHT 8

FINISH LEVEL
ABOVE SIDEWALK 18 in.

PATH OF TRAVEL 3’ WIDE
A
B
C
D
TABLE 4.10: FRONTAGES: PORCH SIZE
90 BRENTWOOD ODS Page 347 of 1460

4.11.1.2 DOORYARD (S,M,L)
In the Dooryard Frontage Type, the main façade of the building is set back a small distance and the frontage line is defined by a low wall or hedge, creating a small dooryard. The dooryard shall not provide public circulation along a ROW. The dooryard may be raised, sunken, or at grade and is intended for ground-floor residential.

For live/work, retail and service uses, these standards are to be used in conjunction with those for the Shopfront Frontage Type. In case of conflict between them, the Dooryard Frontage Type standards shall prevail. Shall not be used for circulation for more than one ground floor entry.

A
B
FIGURE 4.25: DOORYARD FRONTAGE SECTION
C
R.O.W.

PUBLIC FRONTAGE
LOT

PRIVATE FRONTAGE
FIGURE 4.26: DOORYARD FRONTAGE PLAN VIEW DIAGRAM
FRONTAGES: DOORYARD SIZE
(FT)
WIDTH 8 MIN.

DEPTH 10-20

FINISH LEVEL
ABOVE SIDEWALK 3.5 MAX.

FINISH LEVEL
BELOW SIDEWALK 6’ MAX.

PATH OF TRAVEL 4’ WIDE MIN.

A
B
C
TABLE 4.11: FRONTAGES: DOORYARD SIZE

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BUILDING DESIGN
91 Page 348 of 1460
FIGURE 4.27: STOOP FRONTAGE SECTION FIGURE 4.28: STOOP FRONTAGE PLAN VIEW DIAGRAM

4.11.1.3 STOOP (S,M,L)
In the Stoop Frontage Type, the main façade of the building is near the frontage line and the elevated stoop engages the sidewalk. The stoop shall be elevated above the sidewalk to ensure privacy within the building.

Stairs or ramps from the stoop may lead directly to the sidewalk or may be side-loaded. This Type is appropriate for residential uses with small setbacks.Stairs may be perpendicular or parallel to the building façade. Ramps shall be parallel to façade or along the side of the building. The entry doors are encouraged to be covered or recessed to provide shelter from the elements. If stair access is parallel to sidewalk, the landscaping shall be provided between the stoop and the sidewalk.

A
B
C
R.O.W.

PUBLIC FRONTAGE
LOT

PRIVATE FRONTAGE
FRONTAGES: STOOP SIZE
(FT)
WIDTH 6 MIN. / 10 MAX.

DEPTH 5 MIN. / 8 MAX.

FINISH LEVEL
ABOVE SIDEWALK 1.5 MIN.

A
B
C
TABLE 4.12: FRONTAGES: STOOP SIZE
92 BRENTWOOD ODS Page 349 of 1460

4.11.1.4 FORECOURT (M,L)
In the Forecourt Frontage Type, the main façade of the building is at or near the frontage line and a small percentage is set back, creating a small court space. The space could be used as an entry court or shared garden space for apartment buildings, or as an additional shopping or restaurant seating area within retail and service areas. The proportions and orientation of these spaces should be carefully considered for solar orientation and user comfort.

FIGURE 4.30: FORECOURT FRONTAGE PLAN VIEW DIAGRAM
A
B
FIGURE 4.29: FORECOURT FRONTAGE SECTION
B
R.O.W.

PUBLIC FRONTAGE
LOT

PRIVATE FRONTAGE
A
B
FRONTAGES: FORECOURT SIZE
(FT)
WIDTH 12 MIN.

DEPTH 12 MIN.

RATIO, HEIGHT TO
WIDTH 2:1 MAX.

TABLE 4.13: FRONTAGES: FORECOURT SIZE

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93 Page 350 of 1460

4.11.1.5 SHOPFRONT (MIXED USE)
In the Shopfront Frontage Type, the main façade of the building is at or near the frontage line with an at-grade entrance along the public right-of-way. This type is intended for retail and other commercial uses. It has substantial glazing at the sidewalk level and may include an awning that may overlap the sidewalk. It may be used in conjunction with other frontage types.

Shopfront glass shall be clear without reflective glass frosting or dark tinting. Shopfront windows may be clerestory windows (horizontal panels) between the shopfront and second floor/top of single-story parapet. Glass clerestory may be of a character to allow light, while moderating it including stained glass, glass block, painted glass, or frosted glass. Shopfronts with accordion-style doors/windows or other operable windows that allow the space to open to the street are encouraged. If awnings are used, models that retract are encouraged.

FIGURE 4.31: SHOPFRONT FRONTAGE SECTION
A
FIGURE 4.32: SHOPCOURT FRONTAGE PLAN VIEW DIAGRAM
A
B
R.O.W.

PUBLIC FRONTAGE
LOT

PRIVATE FRONTAGE
FRONTAGES: SHOPFRONT SIZE
(FT)
DEPTH 4 MIN.

HEIGHT, CLEAR 8 MIN.

A
B
TABLE 4.14: FRONTAGES: SHOPFRONT SIZE
FRONTAGES: SHOPFRONT FRONTAGE
MIN. (FT)

GLASS FLOOR
TRANSPARENCY 80%

SHOP FRONT
RECESSED FROM PL 10
TABLE 4.15: FRONTAGES: SHOPFRONT FRONTAGE
94 BRENTWOOD ODS Page 351 of 1460
A B
R.O.W.

PUBLIC FRONTAGE
LOT

PRIVATE FRONTAGE
FIGURE 4.33: COMMERCIAL LOBBY FRONTAGE SECTION
B
C

RECESSED

ENTRYWAY

RECESSED

ENTRYWAY
FIGURE 4.34: COMMERCIAL LOBBY FRONTAGE PLAN VIEW DIAGRAM

4.11.1.6 COMMERCIAL LOBBY (MIXED USE)
In the Commercial Lobby Frontage Type, the entryway, which includes an ingress/egress door and any adjacent sidelight, transom windows or side wall is recessed from the facade face. This type is intended for retail and other commercial uses. An awning or solid roof may be added to provide shade or it will be covered from a second floor unit’s balcony/deck.

Lobby entryway glass shall be clear without reflective glass frosting or dark tinting. Lobby windows may include sidelights to the left of right of the door or clerestory or transom windows (horizontal panels) between the shopfront and second floor/top of single-story parapet. The glass shall be of a character to allow light, while moderating it including stained glass, glass block, painted glass, or frosted glass. Entryways with accordion-style doors/ windows or other operable windows that allow the space to open to the street are encouraged. If awnings are used, models that retract are encouraged.

FRONTAGES: COMMERCIAL LOBBY
MIN. (FT)

INTERIOR CEILING
HEIGHT (FROM FLOOR) 10

DEPTH OF ENTRYWAY
(DOOR RECESS, CLEAR) 3

WIDTH OF ENTRYWAY
(BETWEEN WALLS) 4
A
B
C
TABLE 4.16: FRONTAGES: COMMERCIAL LOBBY

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4.11.1.7 RESIDENTIAL GROUND FLOOR PATIO (S,M,L)
In the Residential Ground Floor Patio Frontage Type, a residential private patio extends from the ground floor residential unit. This type will be found only adjacent to a ground floor residential unit. A door to access the patio will be found linking the patio to the interior space of the unit and it may include an awning or to provide shade or be covered from a second floor unit’s balcony/deck. There may be access into the patio via a gate from adjacent sidewalk or garden space.

Ground floor patio shall adhere to private open space standards found in Section 3.1.2. Walls or fencing separating the ground floor patio private open space from adjacent public open space shall adhere to standards found in Section 6.5 Walls & Fencing.

A
A
B
R.O.W.

PUBLIC FRONTAGE
LOT

PRIVATE FRONTAGE
FIGURE 4.35: RESIDENTIAL GROUND FLOOR PATIO FRONTAGE SECTION FIGURE 4.36: RESIDENTIAL GROUND FLOOR PATIO PLAN VIEW DIAGRAM FRONTAGES: RESIDENTIAL GROUND

FLOOR PATIO
MIN. (FT)
DEPTH
8 OR

GREATER

SETBACK
HEIGHT, CLEAR 8.5
A
B
TABLE 4.17: FRONTAGES: RES. GROUND FLOOR PATIO
96 BRENTWOOD ODS Page 353 of 1460
FIGURE 4.38: RESIDENTIAL ACCESSORY USE FRONTAGE PLAN VIEW DIAGRAM A
FIGURE 4.37: RESIDENTIAL ACCESSORY USE FRONTAGE SECTION A
B
R.O.W.

PUBLIC FRONTAGE
LOT

PRIVATE FRONTAGE

4.11.1.8 RESIDENTIAL ACCESSORY USE
Uses at the ground floor adjacent to a residential frontage type will vary per development but may include a common-use gym, meeting space/conference room, administrative office, leasing center, indoor playroom, or other community-related uses. This frontage type is intended for residential use only. The amount of glazing at the sidewalk level will be dependent on the use within. It may include an awning to provide shade or be covered from a second floor unit’s balcony/deck.

Residential accessory uses shall allow reflective glass frosting or dark tinting due to the private nature of the accessory use. Glass shall be of a character to allow light, while moderating it including stained glass, glass block, painted glass, or frosted glass. Accordion-style doors/windows or other operable windows that allow the space to open to the street are allowed for uses including a gym where maximum airflow is preferred.

FRONTAGES: RESIDENTIAL

ACCESSORY UNIT
MIN. (FT)

DEPTH PER

SETBACK
HEIGHT, CLEAR 8
A
B
TABLE 4.18: FRONTAGES: RES. ACCESSORY UNIT

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4.11.2 ENTRIES
For multifamily residential buildings with up to 8 units and not exceeding 40’ in width, the Primary Building Entry may be located on the side of the building not facing the public right-of-way if a publicly accessible pedestrian pathway connects directly to a forecourt or front porch with a minimum dimension of 6’ in width.

4.11.3 PARKING & ACCESS
Front-loaded parking for (S) and Rowhouse Building Types:

1. Garage door shall be located a minimum 5’ behind Primary Façade

2. Shall have a unit entry that fronts a publicly accessible sidewalk or pedestrian pathway 98 BRENTWOOD ODS Page 355 of 1460

4.12 UTILITIES, SERVICE AREAS & BUILDING

EQUIPMENT
INTENT
• Locate and integrate utilities and service areas into building and landscape designs, in order to minimize impacts, on the pedestrian experience.

4.12.1 SERVICE AREAS, STORAGE, UTILITIES, AND EQUIPMENT

4.12.1.1 UTILITIES
In new developments, utilities including water, sewer, gas, electricity and telecom shall be placed in underground or subsurface conduits unless otherwise prohibited by the City of Brentwood.

4.12.1.2 LOCATION OF SERVICE AREAS, STORAGE, UTILITIES, AND EQUIPMENT.

1. All above-ground utilities and equipment (e.g., electric and gas meters, fire sprinkler valves, backflow prevention devices, etc.), service areas (e .g. garbage collection areas, loading docks, etc.), and storage areas shall be integrated into the building and landscape design, and located to minimize impact on the pedestrian experience and neighboring properties, by following the standards below:
a. Utilities, equipment, service areas, storage, and non-passenger loading zones shall be located inside buildings or away from the primary building frontage, preferably along alleys, parking areas, or at the rear or side of the building, if not part of the primary frontage. b. Utilities and equipment, service, storage, and non-passenger loading areas shall be consolidated within a single area. They shall not be located within minimum setback areas, along mid-block pedestrian connections, within 25 ft. of open space areas, within the public right-of-way, and/or within 25 ft. of a street corner.
c. Backflow preventers shall be located within landscaped areas and covered with freeze protection, typically in a green color (e.g., Hex #013220). Cages should only be installed if backflow preventers are located near areas with vehicle overhangs for additional protection. d. Utilities, above-ground-mounted transformers/meters, mechanical equipment, service areas, storage, and non-passenger loading zones shall be fully screened from public rights-of-way and adjacent properties. Screening shall consist of solid enclosures, lush landscaping, or architectural elements that are consistent with the building design.

2. All above-ground utilities and equipment (e.g., electric and gas meters, fire sprinkler valves, irrigation backflow prevention devices, etc.), service areas and storage areas shall be plotted and identified on project plans submitted for conceptual review.

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4.12.1.3 SERVICE, STORAGE, UTILIT Y, AND EQUIPMENT SCREENING.

1. All service and storage areas, utilities, and equipment not housed inside buildings shall meet the following screening standards:
a. Screening shall be a minimum 3 in. higher than the height of the equipment to be screened. b. Screening shall follow the same design, colors, and materials as the building walls to maintain visual consistency and complement the overall architectural style. c. Landscape screening shall be used to mitigate the enclosed structure. The plantable space around the enclosure must be a minimum of 36 inches wide and include dense, evergreen shrubs or small trees that reach a minimum height of 4 feet within four years of planting. A minimum spread of two feet shall be required at time of planting.

4.12.1.4 LOCATION AND SCREENING OF ROOFTOP EQUIPMENT.

1. Rooftop elements including roof access, mechanical equipment, and other features needed for the function of the building, shall be located to minimize visual impact by meeting the following requirements. Mechanical equipment less than 2 ft. in height, solar panels, or wind generators are exempt from these requirements. a. Roof-mounted equipment and screening of roof-mounted equipment shall be stepped back from top of parapet a minimum of 10 ft. from the parapet or roof edge. b. Roof-mounted equipment that extends higher than the parapet wall shall be fully screened by an architectural screen element similar in design and color to the underlying building. Wood lattice is not permitted as a screening device. A pre-manufactured screening device that aligns with the building’s architecture may be used as an alternative
c. Screening must effectively block views of rooftop equipment from any adjacent property or public rights-of-way. The equipment must not be visible from a point six feet above ground level at the property line or the sidewalk on the opposite side of the street.

4.12.1.5 VENTS/HVAC
Wall vents shall either be centered on the window or designed to be of equal width as the window. Alternatively, wall vents shall be constructed from materials that match the surrounding façade to maintain visual consistency. 100 BRENTWOOD ODS Page 357 of 1460

4.12.2 WASTE REMOVAL
This section applies to solid waste removal areas, which include refuse, organic waste, and recycling areas not accessible to the public and used exclusively by the tenants/owners of the development site. In addition to these standards, all developments shall comply with the City of Brentwood Municipal Code Chapter 8.16 Solid Waste.

However, in multi-family residential development projects where no dedicated trash structure is provided, all trash and recycling containers must be stored out of public view, including within an enclosure, behind an owner’s wall or within a garage. Containers may only be placed in public view for collection purposes.

4.12.2.1 LOCATION

1. Refuse, organic waste, and recycling collection areas shall be located inside buildings or within enclosures placed along alleys, at the rear, or on the side of buildings. Collection areas are prohibited within any required front yard or street side yard, any required parking spaces, and required landscape and open space areas. Refuse, organic waste, and recycling containers shall not be visible from a public street, private street, or pedestrian pathway that has Primary Building Frontages.

2. In multi-building residential developments, refuse, organic waste, and recycling containers that serve only one building must be located within that building to ensure residents do not need to travel to another building to dispose of waste. In mixed-use developments, commercial refuse and recycling containers should be integrated within the commercial building or placed in designated areas that are easily accessible from the commercial spaces, without requiring tenants or customers to cross to another building.

3. The location of enclosures shall not conflict with circulation or parking conditions on site. A clear pathway with a minimum width of 3 ft. shall be provided for tenant access to the enclosure.

4. Refuse collection areas shall be located within the building and positioned within 250 feet of any residential units on each floor in mixed-use developments. This placement ensures convenient access for residents while minimizing the impact on open spaces and living areas.

4.12.2.2 EXTERIOR TRASH AND RECYCLING ENCLOSURES

1. Exterior collection areas must be within an enclosure that meets the following standards:
a. When trash enclosures, loading docks, utility equipment, and similar uses are visible from a side street, adjacent commercial development, or neighboring property, they shall be screened with a 36 in. minimum landscape zone around the enclosure with a minimum 3 ft. high hedge to hide the enclosure.
b. Enclosures shall be designed to include a concrete slab base that extends to the limits of the exterior on the sides and rear and extends beyond the service gates equal to the enclosure depth. c. A pedestrian access and separate access for primary collection shall be provided. d. Enclosures shall be constructed of materials that match the primary materials used in the principal building, ensuring consistency in design and appearance. Refer to Chapter 5: Architectural Styles.

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT

BUILDING DESIGN
101 Page 358 of 1460
e. Gates shall be solid metal painted to match the enclosure. Any openings should be no more than 4 in. apart.
f. Concrete curbs, bollards or wheel stops shall be installed or constructed inside the enclosure to prevent bins from damaging the enclosure.
g. The proposed trash enclosure shall be sized to accommodate an organics recycling bin, as required by State Assembly Bill 1826.
h. At a minimum, shall accommodate one three-yard trash dumpster and one three-yard recycling dumpster (each with approximate dimensions of 40 in. wide x 82 in. long), and one 96-gallon organics recycling cart (approximate dimensions of 30 in. wide x 34 in. deep) plus 2 ft by 4 ft clear zone for personnel to access the trash bins and cart.

4.12.3 MAIL DELIVERY

1. All projects shall meet current U.S.P.S. mailbox and delivery standards.

2. Mailbox(es) within a multifamily or mixed-use building shall be located within shared lobbies or designated mail rooms.
102 BRENTWOOD ODS Page 359 of 1460

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CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT

BUILDING DESIGN
103 Page 360 of 1460
104

ARCHITECTURAL
STYLES

5.1 OVERVIEW AND APPLICATIONS

5.2 SPANISH

5.3 MEDITERRANEAN

5.4 RANCH

5.5 CRAFTSMAN

5.6 QUEEN ANNE

5.7 ITALIANATE

5.8 COLONIAL

105

ARCHITECTURAL STYLES
5 CITY OF BRENTWOOD

OBJECTIVE DESIGN STANDARDS
- DRAFT

PURPOSE
• To draw from regional vernacular and established styles, the architectural styles included herein are intended to establish a strong, consistent design image and direction for the City of Brentwood. All styles reflect the desires, aspirations, and vision of the City.
• To respond to local design precedents, regional climate conditions, and local building practices and materials.
• To communicate the essential features of each style. Within each style, required design elements relating to form and massing, roofs, walls and windows, materials and colors and architectural features are outlined. • To establish contemporary response to specific plans and current trends in each specified architectural style.
106 BRENTWOOD ODS
5 ARCHITECTURAL STYLES

5.1 OVERVIEW AND APPLICATIONS
Identify existing architectural styles of distinction within the city.

5.1.1 EXISTING ARCHITECTURAL STYLES MAP
The following map highlights three existing architectural styles and one transitional style that combines two of the three prevailing styles. The architectural styles shall build upon these distinct styles. 4 BALFOUR RD JOHN MARSH HERITAGE HWY

SAND CREEK RD

LONE TREE WAY

BRENTWOOD BLVD MARSH CREEK RDSELLERS AVE
LEGEND

CONTEMPORARY

SPANISH

MEDITERRANEAN

MINIMAL TRANSITIONAL
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 107

ARCHITECTURAL STYLES

5.1.2 ARCHITECTURAL STYLES MAP
For the purposes of the ODS, the City of Brentwood is divided into three architectural style zones, as illustrated in this map. The allowable architectural styles in each zone are listed in the legend below.

LEGEND
PA1 DOWNTOWN CITYWIDE

SPANISH

MEDITERRANEAN

CRAFTSMAN
RANCH

ITALIANATE

SPANISH

CRAFTSMAN

QUEEN ANNE

COLONIAL

ITALIANATE

SPANISH

MEDITERRANEAN

CRAFTSMAN
RANCH

COLONIAL
108 BRENTWOOD ODS Page 365 of 1460

BALFOUR RD

JOHN MARSH HERITAGE HWY

SAND CREEK RD

FAIRVIEW AVE

LONE TREE WAY

BRENTWOOD BLVD
O’HARA AVE

BRENTWOOD BLVD

SELLERS AVE
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 109

ARCHITECTURAL STYLES

5.2 SPANISH

STYLE DESCRIPTION
The Spanish architectural style is prominent in Brentwood. Spanish revival (also referred to as Spanish eclectic) was inspired by the architecture of Spain and Latin America, emphasizing their rich stylistic details. Due to the early influence of New Spain in the Southwest and Southeast, the style is rare outside the Southwest, Texas and Florida.

It is a simple yet delicately ornate architectural style that features decorative elements like hand-painted tiles, wrought iron railings and window treatments and clay tile vents. Recognizable massing characteristics for this style include multi-leveled low-pitched roofs (with little or no eave overhang) which creates a beautiful overall building asymmetry, the incorporation of open air internal courtyards which act as outdoor living space and building face modulation with tower elements.

Two notable exterior elements of Spanish style architecture are colored clay tile roofs and clean white stucco.

The clay roofing tiles give the house a rustic feeling and a bit of warmth. The stucco exterior surface, usually monotone in white, ivory or beige is a hand-applied mix of cement, water and sand that is later covered with paint. It results in a beautiful, aged-looking Old-World surface.

5.2.1 ARCHITECTURAL FEATURES

RED CLAY TILE ROOFS TOWER MASSING

ELEMENT

WROUGHT IRON RAILING

CLAY TILE VENTS

LOW PITCHED GABLE ROOF

FABRIC AWNING

STUCCO CHIMNEY

RECESSED ENTRANCES ARCHED ENTRIES

LITTLE OR NO

OVERHANGING
EAVES
110 BRENTWOOD ODS Page 367 of 1460

SPANISH STYLE
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 111

ARCHITECTURAL STYLES

5.2.2 ROOFS

REQUIRED ELEMENTS
• Low pitched roof at 4:12 to 5:12 slope
• Red clay tile, concrete-tile, or tile-profiled metal
roofing. The appearance of these roof types shall
emulate the traditional Spanish red clay tile roof.

Common shapes include both Spanish (S-shaped)
and Mission (half cylinder/ barrel tile) types
• Overhanging eaves (minimum 24” on elevation
that face a public street) with exposed rafter tails
or beams
• Small 1’-0” or less decorative exposed rafter tails
• Simple hip or gable roof with one intersecting
gable roof
OPTIONAL ELEMENTS (CHOOSE AT LEAST 2)
• Shed roof over porch
• Gabled and shed roofs, gabled roofs are on the
side and front facing
• Shaped parapet with coping
• Brackets or knee braces at gabled ends
• Hipped-roof towers or belvederes (square, rectangle
or circular in plan)

ALLOWED ROOF TYPES
• As primary: Hip, Pyramid Hip, Gable, Cross-hipped,
Dormer, Flat, Hip & Valley
• As secondary/ accent: Clerestory, Combination,
Conical, Hexagonal, Jerkinhead, Monitor, Sawtooth,
Shed, and Skillion
112 BRENTWOOD ODS Page 369 of 1460

5.2.3 WALLS & WINDOWS

REQUIRED ELEMENTS
• Smooth stucco walls or plaster siding
• Arched openings at windows, entries and arcades
• Multi-paned windows
• Simple divisions of window mullions
• 2” min. Deep recessed windows
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 113

ARCHITECTURAL STYLES

5.2.4 MATERIALS & COLORS

REQUIRED ELEMENTS
• Light, natural, neutral color for the exterior stucco.

Colors can include white, ivory, cream, or beige.
• Wood elements including rafter tails shall be
painted darker and/or contrasting color that also
compliments the reddish-orange of the clay tiles,
including brown, dark brown, or a natural dark stain
with protective finish.
114 BRENTWOOD ODS Page 371 of 1460

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CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 115

ARCHITECTURAL STYLES

5.2.5 DECORATIVE ACCENTS
& DETAILS (CHOOSE AT
LEAST 6)

RECESSED NICHES

SPANISH CLAY TILE VENTS

WINDOW GRILLES

COURTYARD

SPANISH DECORATIVE TILES

WROUGHT IRON LIGHT FIXTURES
116 BRENTWOOD ODS
Wrought iron light fixtures shall occur at building entrances at a minimum or 1 per 200 linear feet of building perimeter.

Courtyards shall occur at building entrances and have a minimum depth of 15 feet.

Decorative tiles shall occur at building entries. They shall be ceramic, clay, or hand-glazed tile, with a gloss or semi-gloss glazed finish, utilizing blues, greens, yellows, or whites.

Window grilles shall be placed on clerestory windows. Recessed niches shall occur at a frequency of 1 per 200 linear feet of building perimeter.

Clay tile vents shall occur at gable ends.

WOOD FINISH DOORS STUCCO FINISH CHIMNEY

MARQUESINA AWNING STACKED BRICKS WALL ACCENTS

WROUGHT IRON RAILING SMALL PORCH
Small porches shall occur at building entries or outside ground level units, and shall have a minimum depth of 6 feet.

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 117

ARCHITECTURAL STYLES
Wrought iron railings with decorative patterns shall occur at balconies.

Wood finish doors shall occur at pedestrian and vehicular entry doors.

Stucco finish chimneys shall occur at a frequency of 1 per 200’ linear feet of building perimeter.

Awnings shall occur at ground floor openings. Decorative Stacked brick wall accents shall occur at balconies. metal supports visible is acceptable.

5.3 MEDITERRANEAN

STYLE DESCRIPTION
Largely drawing inspiration from a number of countries and cultures along the Mediterranean Sea, four distinct architectural styles are most prominent in the features that make up this blend of form and eclectic decoration, Italian Renaissance, Spanish Revival, Tuscan and Modern Mediterranean.

This architectural style is prominent in Brentwood and can be found throughout mild climate areas of America’s Southwest.

Arches and columns draw extensive inspiration from the Italian Renaissance of the 16th century. Rustic stone facades and earth-toned exterior surface materials evoke a Tuscan look and feel. Brighter, multi-colored stucco is also common as seen in the French Riviera and Coastal Italy.

Design features most commonly present are symmetrical facades, clay tiles, ornate archways, intricate cornices, decorative window frames and wrought iron balconies, window grilles, and decorations.

5.3.1 ARCHITECTURAL FEATURES

DECORATIVE WINDOW FRAMES

MULTI-COLORED

STUCCO EXTERIOR

RECESSED OPENING

WROUGHT IRON RAILING/

FRENCH BALCONY

ARCHED ENTRYWAYS

TOWER MASSING ELEMENTS OR ARCADE

STONE FACADE

LOW PITCHED RED TILE ROOF

FABRIC AWNINGS EXPOSED RAFTER TAILS

FLAT ROOF

VERTICALLY ORIENTED

WINDOWS

INTRICATE CORNICES
118 BRENTWOOD ODS Page 375 of 1460

MEDITERRANEAN STYLE
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 119

ARCHITECTURAL STYLES

5.3.2 ROOFS

REQUIRED ELEMENTS
• Flat or low to moderate-pitched roof (maximum
6:12 slope)
• Low-profile or barrel-profile clay tile, concrete-tile, or tile-profiled metal roofing. The appearance
of these roof types shall emulate the traditional
Mediterranean-style clay tile roof.
• Overhanging eaves (minimum 24” on elevation that
face a public street or pedestrian oriented space, ie.
public park, plaza, trails, etc.) with exposed rafter
tails or beams
• Small 1’-0” or less decorative exposed rafter tails
• Simple hip or gable roof with one intersecting gable
roof or projected wing(s)
OPTIONAL ELEMENTS (CHOOSE AT LEAST 2)
• Shed roof over porch
• Gabled and shed roofs, gabled roofs are on the
side and front facing elevations
• Intricate corniced parapet (flat roof behind)
• Brackets or knee braces at gabled ends
• Square Tower Hip Roof or Octagonal Turret

ALLOWED ROOF TYPES
• As primary: Hip, Pyramid Hip, Gable, Cross-hipped,
Dormer, Flat, Hip & Valley
• As secondary/ accent: Clerestory, Combination,
Conical, Hexagonal, Jerkinhead, Mmonitor, Sawtooth,
Shed, and Skillion
120 BRENTWOOD ODS Page 377 of 1460

5.3.3 WALLS & WINDOWS

REQUIRED ELEMENTS
• Vertically oriented rectangular or arched windows
arranged in asymmetrical patterns
• Casement or double-hung sash with flat or
arched lintels
• Windows shall be recessed 3 to 12 inches from
outer wall
• Divided lite windows
OPTIONAL ELEMENTS (CHOOSE AT LEAST 1)
• Pedimented or framed windows
• Paired decorative wood shutters
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 121

ARCHITECTURAL STYLES

5.3.4 MATERIALS & COLORS

REQUIRED ELEMENTS
• Earth tones, inspired by natural elements including
soil, rocks, clay, sand, and vegetation, typically
muted, warm, and neutral in appearance.
• Neutral color scheme including white, ivory, cream,
or beige, min. 1 base color and 1 accent color
including terracotta, burnt sienna, clay red, rust,
ochre, golden yellow, umber, sand, or camel
• Rustic materials, ie. Non-smooth stucco, and stonelike or wood accent materials • Stucco

OPTIONAL ELEMENTS
• Stone/ faux-stone as main elevation base material
• Brick
122 BRENTWOOD ODS Page 379 of 1460

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CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 123

ARCHITECTURAL STYLES

5.3.5 DECORATIVE ACCENTS
& DETAILS (CHOOSE AT
LEAST 6)

RECESSED DOORWAYS

SHALLOW JULIET BALCONIES

WINDOW GRILLES

COURTYARD

RAFTER EXTENSIONS

WROUGHT IRON LIGHT FIXTURES
124 BRENTWOOD ODS
Wrought iron light fixtures shall occur at building entrances at a minimum of 1 per 200 linear feet of building perimeter.

Courtyards shall occur at building entrances and have a minimum depth of 15 feet.

Rafter extensions shall occur at a minimum 30% of second floor and above window openings.

Window grilles shall be placed on clerestory windows. Doorways shall occur at building entrances and shall be recessed a minimum of 24 inches
Shallow balconies, 4 ft max depth, shall occur at a minimum of 30% unit living space openings of second floor and above.

WOOD FINISH DOORS STUCCO/STONE FINISH CHIMNEY

AWNINGS DEEP OVERHANGS

WROUGHT IRON RAILING ARCADE AT ENTRY
Arcades at entries shall occur at building entrances.

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 125

ARCHITECTURAL STYLES
Wrought iron railings with simple geometric or linear patterns, sometimes with curves or scrolls, shall occur at balconies.

Wood finish doors shall occur at pedestrian and vehicular entry doors.

Stucco or stone finish chimneys shall occur at a frequency of 1 per 200’ linear feet of building perimeter.

Overhangs shall occur along linear frontage of building roof and shall project a minimum of 24 inches.

Awnings with hidden support hardware shall occur at ground floor openings, and project a minimum of 36 inches.

5.4 RANCH

STYLE DESCRIPTION
The Ranch architectural style is an interpretation of traditional rural residential forms and materials. This style reflects the ranch context that exists in the southern half of Brentwood where low density residential is prominent.

As indicated in the accompanying precedent images and illustrative diagram, the style utilizes elements like vertical or horizontal wood siding, monochrome colors with contrasting accents and sparse or simple ornamentation.

Roofs are typically medium to high-pitched. Minimal detailing often includes awnings, porches and wall-mounted gooseneck lights. Facades shall emphasize verticality and architectural forms like barns, silos, sheds, tank houses and granary towers shall inform form and massing of the building’s structure.

5.4.1 ARCHITECTURAL FEATURES

IRON INSPIRED

BARN LIGHTING

DEVOTED PATIO/

DECK SPACE

MONOCHROME COLOR WITH CONTRASTING

WOOD FINISHES ACCENTS

MULTIPLE ROOF

PLANES SINGLE PITCH ROOF

COVERED PORCH

CASEMENT WINDOWS WITH MUNTINS

FIXED AWNING

WITHOUT SIDES
126 BRENTWOOD ODS Page 383 of 1460

RANCH STYLE
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 127

ARCHITECTURAL STYLES

5.4.2 ROOFS

REQUIRED ELEMENTS
• Medium to high-pitched (minimum 6:12 slope)
• Front and/or side facing gables
• Variation in heights and/or planes
• Masonry roofs emulating traditional wood shingles,
wood shakes, or slate roofs. Metal roofs can be
standing seam, corrugated, metal-shingle, metaltile, and low-profile ribbed panels.

ALLOWED ROOF TYPES
• As primary: Gable, Hip, Hip & Valley, Cross-hipped,
Combination, Shed, Skillion
• As secondary/ accent: Dormer, Dutch Gable,
Clerestory, Hexagonal, Jerkinhead, Monitor, Sawtooth,
M-shaped, Pyramid Hip, Saltbox
•
128 BRENTWOOD ODS Page 385 of 1460

5.4.3 WALLS & WINDOWS

REQUIRED ELEMENTS
• Utilize board and batten siding, corrugated
panels to give texture and variation to exterior
walls
• Siding materials shall be wood, engineered
wood, vinyl, steel, or fiber-cement
• Maximum 4” molding around window and door
openings
• Double hung or casement windows with muntins
OPTIONAL ELEMENTS (CHOOSE AT LEAST 1)
• Horizontal or vertical siding
• Contrast color of window sash with color of the
body of the building
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 129

ARCHITECTURAL STYLES

5.4.4 MATERIALS & COLORS

REQUIRED ELEMENTS
• Unadorned materials: metal, wood, masonry
• Neutral or muted colors which include, but are
not limited to white, gray, black, beige, tan, taupe,
brown, muted greens, muted blues, muted reds,
muted oranges, muted yellows, muted purples and
muted lavenders
• Monochrome accents of doors, windows or
architectural features
• Stucco prohibited
130 BRENTWOOD ODS Page 387 of 1460

5.4.5 DECORATIVE ACCENTS
& DETAILS (CHOOSE AT
LEAST 4)

METAL AWNING WITHOUT SIDES WIDE PORCH WITH SIMPLE COLUMNS

DARK SHUTTERS AND WINDOW SASHES IRON-INSPIRED BARN STYLE LIGHTING

CARRIAGE-STYLE GARAGE DOORS SHED DORMERS
Shed dormers shall occur at a minimum of 50% of upper
story openings.

CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 131

ARCHITECTURAL STYLES
Carriage-style garage doors shall occur at vehicular entry doors.

Metal awning without sides shall occur at ground floor
openings and shall project a minimum of 4 feet.

Wide porch(es) with simple columns shall occur at building entrances. 8 ft deep by 20 ft wide
Iron Inspired barn style lighting shall occur at building entrances at a minimum of 1 per 200 linear feet of building perimeter.

Dark shutters and window sashes shall occur at window
openings.

5.5 CRAFTSMAN

STYLE DESCRIPTION
The Craftsman style originated in Southern California and was most commonly applied to bungalow-scale residential homes, emphasizing hand craftsmanship, natural materials, and human-scaled proportions. The contemporary Craftsman architectural style interprets traditional Craftsman forms and materials while accommodating modern construction methods and uses. Identifiable features include low-pitched gabled roofs, sometimes with exposed rafters, and partial or full balconies supported by tapered square columns. Additional character-defining elements include deep roof overhangs with decorative brackets, prominent front porches, horizontal massing, and the use of wood siding, shingles, stone, or brick to articulate building bases and entries, creating a warm and grounded architectural expression.

5.5.1 ARCHITECTURAL FEATURES

EXPOSED WOOD BRACES

NATURAL MATERIALS

LOW PITCHED GABLE ROOF

EMPHASIZED HORIZONTAL OR VERTICAL LINES

EARTH TONES TRELLISED BALCONY

EXPOSED

RAFTERS

GEOMETRIC ROOF

WOOD PILLARS DORMER WINDOWS
132 BRENTWOOD ODS Page 389 of 1460

CRAFTSMAN STYLE
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 133

ARCHITECTURAL STYLES

5.5.2 ROOFS

REQUIRED ELEMENTS
• Low to medium-pitched (between 4:12 and 6:12
slope)
• Front and/or side facing gables
• Variation in heights and/or planes
• Masonry roofs emulating traditional wood shingles,
wood shakes, or slate roofs. Metal roofs can be
standing seam, corrugated, metal-shingle, metaltile, and low-profile ribbed panels. • Multiple roof planes
• Overhanging eaves (minimum 24 inches along
primary elevation) with exposed rafter tails or beams
• Brackets or knee braces at gabled ends

ALLOWED ROOF TYPES
• As primary: Gable, Hip, Hip & Valley, Cross-hipped,
Combination
• As secondary/ accent: Dormer, Box Gable, Shed,
Skillion, Pyramid Hip, Jerkinhead, Dutch Gable,
Clerestory, Dropped Eaves
134 BRENTWOOD ODS Page 391 of 1460

5.5.3 WALLS & WINDOWS

REQUIRED ELEMENTS
• Utilize board and batten siding, shingles or
corrugated panels to give texture and variation to
exterior walls
• Siding materials shall be wood, engineered
wood, vinyl, steel, or fiber cement
• Maximum 4” molding around window and door
openings
• Double hung or casement windows with muntins
• Windows shall have mullion and divided lites
• Window and door trim color shall contrast with
color of walls
OPTIONAL ELEMENTS (CHOOSE AT LEAST 1)
• Horizontal or vertical siding
• Contrast color of window sash with color of the
body of the building
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 135

ARCHITECTURAL STYLES

5.5.4 MATERIALS & COLORS

REQUIRED ELEMENTS
• Autumn palette which includes warm, muted hues
inspired by fall foliage, harvest, and natural seasonal elements. Hues can range in oranges, rich reds,
golden yellows, warm browns, olive greens, soft rusts.
• Earth tones, inspired by natural elements including
soil, rocks, clay, sand, and vegetation, typically
muted, warm, and neutral in appearance.

OPTIONAL ELEMENTS
• Smooth river stone- looking veneer at base min.
3’ from ground
• Brick or stone cladding at columns
136 BRENTWOOD ODS Page 393 of 1460

5.5.5 DECORATIVE ACCENTS
& DETAILS (CHOOSE AT
LEAST 4)

FRONT PORCH

CRAFTSMAN TAPERED PILLARS DEEP OVERHANGS

MULTI-PANE WINDOWS EXPOSED BEAMS/RAFTER TAILS
Exposed beams/ rafter tails shall occur at a minimum 30% of second floor and above window openings.

Multi-pane windows shall occur around facades
Front porch(es) with pillars shall occur at building entrances or outside ground level units, covering a minimum of 40% of the facade length.

Overhangs shall occur along linear frontage of building roof and shall have a minimum projection of 24 inches.

Tapered pillars shall occur at building entrances.

DECORATIVE VENEER ACCENTS
Min. symmetrical decorative stone or brick at base of columns flanking any building entrance
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 137

ARCHITECTURAL STYLES

5.6 QUEEN ANNE

STYLE DESCRIPTION
The Queen Anne architectural style is a confluence of multiple design influences. There is a small collection of Queen Anne style homes within the Downtown area of Brentwood. Identifiable features include steeply pitched roof with a dominant front-facing gable roof. Ornamentation is important for this style. Typically covered in decoration, wood siding, or patterned shingles to avoid a smooth-walled appearance. Asymmetrical porches or bay windows extend to create interest at the ground level.

5.6.1 ARCHITECTURAL FEATURES

ROUNDED CORNER TOWER

COLORFUL FACADE

BALUSTRADED STAIRWAY

BEVELED GLASS AND WOOD

PANEL DOOR RECTANGULAR SASH WINDOWS

IRON RAILING

MULTI-GABLE
ROOF

VICTORIAN DETAILS

WOOD/STONE EXTERIOR
FINIAL
138 BRENTWOOD ODS Page 395 of 1460

QUEEN ANNE STYLE
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 139

ARCHITECTURAL STYLES

5.6.2 ROOFS

REQUIRED ELEMENTS
• Medium to high-pitched (minimum 6:12 slope)
• Front and/or side facing gables
• Variation in heights and/or planes
• Masonry roofs emulating traditional wood shingles,
wood shakes, or slate roofs.

OPTIONAL ELEMENTS
• Round or three-angled towers

ALLOWED ROOF TYPES
• As primary: Gable, Hip & Valley, Hip, Cross-hipped,
Combination
• As secondary/ accent: Dormer, Hip, Dutch Gable,
Pyramid Hip, Gambrel, Jerkinhead, M-shaped, Box
Gable, Shed
•
140 BRENTWOOD ODS Page 397 of 1460

5.6.3 WALLS & WINDOWS

REQUIRED ELEMENTS
• Utilize board and batten siding, corrugated
panels to give texture and variation to exterior
walls
• Siding materials include wood, engineered wood,
vinyl, steel, fiber-cement
• Minimal molding around window and door
openings
• Double hung or casement windows with muntins
OPTIONAL ELEMENTS (CHOOSE AT LEAST 1)
• Horizontal or vertical siding
• Contrast color of window sash with color of the
body of the building
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 141

ARCHITECTURAL STYLES

5.6.4 MATERIALS & COLORS

REQUIRED ELEMENTS
• Unadorned materials: metal, wood, masonry
• Neutral or muted colors which include, but are
not limited to white, gray, black, beige, tan, taupe,
brown, muted greens, muted blues, muted reds,
muted oranges, muted yellows, muted purples and
muted lavenders shall be predominant
• Monochrome accents of doors, windows or
architectural features
• Stucco prohibited

OPTIONAL ELEMENTS
• Ornamental metal patterns at gable roof
142 BRENTWOOD ODS Page 399 of 1460

5.6.5 DECORATIVE ACCENTS
& DETAILS (CHOOSE AT
LEAST 4)

QUEEN ANNE STYLE ORNAMENTATION FRONT PORCH

ORNATE IRON RAILING IRON LIGHTING

DECORATIVE TRIM BAY WINDOWS
Ornamentation shall occur on street fronting building facades Front porch(es) with simple pillars shall occur at building entrances or outside ground level units, covering a minimum of 50% of the facade length.

Iron lighting shall occur at building entrances at a minimum of 1 per 200 linear feet of building perimeter.

Min. 1 set of bay windows shall occur at street or pedestrian frontage
Iron railings shall occur at balconies.

Decorative trim shall occur on building facades and around openings
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 143

ARCHITECTURAL STYLES

5.7 ITALIANATE

STYLE DESCRIPTION
The Italianate style also draws from the history of Tuscan hilltown and villas in the Italian countryside. It is a reflection of formal classical ideals in art and fashion of the medieval European time period. It is an architectural style that embraces elements with an ornate flair, it includes additive forms or rustic exterior elements, rough cut stone, barrel tile roofs and elements of wrought iron railings and wall accents that are common in informal rural homes or renaissance era town homes.

5.7.1 ARCHITECTURAL FEATURES

STONE/BRICK WALLS

OVERHANGING EAVES

LOW PITCHED OR FLAT ROOF

RECESSED ENTRY

DOOR WITH LARGE

PLANES OF GLASS ARCHED OPENINGS

VERTICALLY OPENED

WINDOWS RECTANGULAR SHAPE

BUILDING

STONE/BRICK

STAIRCASE

RECESSED WINDOWS

DARK ACCENTS

CLAY TILES
144 BRENTWOOD ODS Page 401 of 1460

ITALIANATE STYLE
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 145

ARCHITECTURAL STYLES

5.7.2 ROOFS

REQUIRED ELEMENTS
• Flat or low to moderate-pitched roof (maximum
6:12 slope)
• Reddish orange to deep terracotta colored clay
tiles, concrete-tile, or tile-profiled metal roofing. The appearance of these roof types shall emulate the
traditional clay-tile Italianate roofs. Common shapes
include both Spanish (S-shaped) and Mission (half
cylinder/ barrel tile) types.
• Variation of roof planes
• Wide overhanging eaves (minimum 24 inches along
primary elevation)

ALLOWED ROOF TYPES
• As primary: Hip, Gable, Flat, Pyramid Hip, Combination • As secondary/ accent: Dormer, Cross-Hipped, Box
Gable, Conical, Hexagonal, Jerkinhead
146 BRENTWOOD ODS Page 403 of 1460

5.7.3 WALLS & WINDOWS

REQUIRED ELEMENTS
• Vertically oriented rectangular or arched windows
arranged in asymmetrical patterns
• Casement or double-hung sash with flat or arched
lintels
• Walls shall be composed of predominantly flat
surfaces
• Windows shall be recessed 3 to 12 inches from
outer wall
• Divided lite windows

OPTIONAL ELEMENTS
• Pedimented or framed windows
• Paired decorative wood shutters
• False quoins at exterior wall corners
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 147

ARCHITECTURAL STYLES

5.7.4 MATERIALS & COLORS

REQUIRED ELEMENTS
• Stucco and plaster walls
• Earth tones, inspired by natural elements including
soil, rocks, clay, sand, and vegetation, typically
muted, warm, and neutral in appearance.
• Rough-hewn stone accent features
• Honed stone feature walls in running style pattern
148 BRENTWOOD ODS Page 405 of 1460

STONE ACCENT WALL WROUGHT IRON WINDOW GRILLES

SHALLOW BALCONIES RAFTER EXTENSIONS

BRICK,STONE OR WOOD COLUMNS ARCADE OR PORCH ENTRY/ OPENINGS Stone wall accents shall occur along building facade, covering no less than 15% of the primary facade
Wrought iron window grilles shall be placed on clerestory windows.

Rafter extensions shall occur at a minimum 30% of second floor and above window openings.

Arcades or porch at entries shall occur at building entrances.

Shallow balconies shall occur at a minimum of 30% unit living space openings of second floor and above.

Brick, stone or wood columns shall occur along building entries or openings with a minimum diameter of 12 inches.

5.7.5 DECORATIVE ACCENTS
& DETAILS (CHOOSE AT
LEAST 4)
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 149

ARCHITECTURAL STYLES

5.8 COLONIAL

STYLE DESCRIPTION
Colonial style of building originated from the European colonialism in regions around the world. It is a simple and traditional style that is a combination between Gothic, Renaissance, Baroque and Neoclassical architectural styles based on regional stylistic choices or design character based on the country colonists settled in.

Colonial architecture is less ornate than other styles. It emerged in the United States between the 17th and 18th centuries, the primary style was called “Georgian” which was popular during the reigns of kings George II and III of England. Style as described for the City of Brentwood is inspired by Early American or New England Colonial and Neoclassical styles.

5.8.1 ARCHITECTURAL FEATURES

DORMER WINDOWS

WINDOW SHUTTERS CASEMENT WINDOWS WITH MUNTINS

DECORATIVE ENTRYWAY

WOODEN ACCENT DOOR FRONT PORCH WITH

SIMPLE COLUMNS

SIMPLE PITCHED ROOF

RECTANGULAR SHAPE COVERED PORCH

HORIZONTAL WOOD SIDING
150 BRENTWOOD ODS Page 407 of 1460

COLONIAL STYLE
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 151

ARCHITECTURAL STYLES

5.8.2 ROOFS

REQUIRED ELEMENTS
• Simple Pitched Roof, Hipped Roof or Gabled Roof
• Pitched roof at 3:12 to 5:12 slope
• Masonry roofs emulating traditional wood shingles,
wood shakes, or slate roofs. Metal roofs can be
standing seam, corrugated, metal-shingle, metaltile, and low-profile ribbed panels. • Overhanging eaves (minimum 18” on elevation
that face a public street) with exposed rafter tails
or beams
• Zero overhanging eaves on side elevations
• Small 1’-0” or less decorative exposed rafter tails

OPTIONAL ELEMENTS
• Mansard roof forms and center-gable forms (at steep
roof pitches) are acceptable as accents
• One intersecting gable roof
• Standing seam roof

ALLOWED ROOF TYPES
• As primary: Gable, Box Gable, Hip, Gable, Gambrel,
Cross-Hipped, Hip & Valley
• As secondary/ accent: Dormer, Dutch Gable,
Combination, Pyramid Hip, Jerkinhead, Saltbox
152 BRENTWOOD ODS Page 409 of 1460

5.8.3 WALLS & WINDOWS

REQUIRED ELEMENTS
• Windows shall be tall, narrow and double-hung
• Symmetrical windows placements shall be paired
together or grouped in threes
• Horizontal wood siding visible from street frontage

OPTIONAL ELEMENTS
• Windows shall be paired together or grouped in
threes
• Window adornments, of one or more of the following
types: 1. The hooded version (curved windows);

2. The bracketed with entablature (rectangular
windows); 3. Framed with trim molding (either
curved or rectangular)
• Casement window forms (especially in rowhouse
types)
• Wood Siding all building elevations
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 153

ARCHITECTURAL STYLES

5.8.4 MATERIALS & COLORS

REQUIRED ELEMENTS
• Wood, Brick or Stone wainscotting or accent wall
• White or muted color tones
• Exposed Wood or wood-like materials and tones

OPTIONAL ELEMENTS
• Full Brick Facade
154 BRENTWOOD ODS Page 411 of 1460

5.8.5 DECORATIVE ACCENTS
& DETAILS (CHOOSE AT
LEAST 4)

ACCENT WINDOW SHUTTERS

ACCENT DORMER PROJECTS

FRONT PORCH ACCENT FRONT DOOR

EXPOSED BRICK CHIMNEY
At least one chimney profile visible from any street frontage At minimum located symmetrically placed along all street fronting windows
Minimum 2 in equivalent distance across horizontal roof from street frontage
Wooden batten door or brightly colored front door, typically red or complimentary to facade material colors
Wrap around or along a minimum of 50% of the street frontage CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 155

ARCHITECTURAL STYLES

156

LANDSCAPE

6.1 LANDSCAPE MATERIALS & VEGETATION (S,M,L)

6.2 IRRIGATION (S,M,L)

6.3 FIRE HAZARD (S,M,L)

6.4 HARDSCAPE (S,M,L)

6.5 WALLS & FENCING

6.6 LANDSCAPE LIGHTING

6.7 SITE FURNISHINGS

157
6 CITY OF BRENTWOOD

OBJECTIVE DESIGN STANDARDS
- DRAFT

PURPOSE
• Emphasize landscaping as a fundamental design component, retaining mature landscaping to the extent appropriate, to reinforce a sense of the natural environment and to maintain an established appearance. • Establish landscape clearances and other design elements to buffer residential units to the extent possible from the impacts of abutting roadway or different intensities of land uses.
• Utilize landscape design to create character and identity, enhance the appearance and function of outdoor spaces, encourage pedestrian activity, promote social interaction, enhance or integrate new natural systems, add shade to the urban environment and provide stormwater management. • Promote sustainability goals and incorporate solutions appropriate to the climate, region and local conditions.
• Foster city wide goals for enhancing development, and public realm • Landscape types are also distinguished based on the sizing definitions of Specific Building Design standards in Chapter 4, ie. S, M, or L. • Preserve and enhance existing trees and arborist-defined tree characteristics, including canopy coverage, species diversity, health, and long-term viability, to support neighborhood character, environmental quality, and urban forestry goals. 158 BRENTWOOD ODS
6 LANDSCAPE

6.1 LANDSCAPE MATERIALS & VEGETATION (S,M,L)
INTENT
• Provide aesthetically pleasing, low-maintenance landscapes and plantings that enhance residential buildings and outdoor private and public spaces.
• Use landscaping to frame and or enhance public spaces and create unique areas positioned for active or passive activities.

Refer to Brentwood Municipal Code Title 8: Chapter 8.36 and Title 17: Chapter 17.630, for all new or rehabilitated development to adhere to the latest requirements for the landscaping and screening standards.

6.1.1 LANDSCAPED AREA

1. All open space, public and private, shall be landscaped (excludes paved road drive aisles).

2. All portions of required front yards, except those areas occupied by pedestrian or vehicular access ways, shall be landscaped.

6.1.2 SOIL DEPTH
Planting in above grade planters or podium landscaped areas shall have a minimum topsoil depth of 12” for ground cover, 24” for shrubs, and 36” for trees.

6.1.3 GROUNDCOVER

6.1.3.1 TURF AND ARTIFICIAL TURF

1. Natural turf areas shall be limited to active uses or recreation areas, includes but not limited to sports requiring turf (soccer, football, baseball, golfing, etc.), children’s play area, dog park, or dedicated event lawn.

2. Natural turf areas shall be a minimum 10’ diameter, or 10’ width.

3. Natural turf is prohibited in parking lots.

4. Artificial turf may be used as a substitute for natural turf for the purposes of water conservation, or in high-activity or foot-traffic areas including the sports fields listed above. Includes, but not limited to dog park, mixed-use/active frontage adjacent plaza event lawns, children’s playground surfacing, etc.

5. Artificial turf is prohibited in the front and side setback(s) of the development areas visible to facing arterial and collector roads.

LANDSCAPE
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 159 Page 416 of 1460

6.1.3.2 NON-PLANT MATERIALS, SOIL, AND MULCH

1. Crushed rock, mulch, pebbles, stones, and similar non-plant materials, where no plant material is present, shall be allowed up to 10% of the total required landscaping area.

2. Landscaped areas where plant material is present shall be top-dressed with 3” shredded mulch or 2” crushed rock, mulch, pebbles or stones to avoid exposed bare soil.

3. 3” minimum depth bark mulch must be confined to areas underneath shrubs and trees and is not a substitute for groundcover plants.

4. All non-plant materials used for xeriscaping shall be stabilized, dust-controlled, and edged or otherwise contained to prevent migration into planted areas, sidewalks, or stormwater facilities.

6.1.3.3 GROUNDCOVER PLANTING
One-gallon (1-gal.) containerized plant material size shall be the minimum groundcover size at installation.

6.1.4 TREES

6.1.4.1 GENERAL LANDSCAPE AREA TREE PLANTING

1. All tree planting shall be installed at a minimum of 24” box size.

2. Minimum planter area for trees shall be 5’ by 5’.

3. Trees where excessive flower and fruit drop are considered a nuisance and damage/harm both the surface they fall upon or walkway users must be avoided within 6’ of pedestrian walkways.

4. Evergreen trees must be used to soften the appearance of blank walls and provide visual screening but shall not be a replacement for enhanced architecture.

5. Street trees shall be required and must be an approved street tree from the City of Brentwood’s Urban Forest Guidelines.

6. Street Trees shall be planted at 25’ on-center (O.C.) maximum, or for larger trees, at a distance on-center appropriate for healthy growth based on it’s expected mature width.

7. Street trees shall be installed using root barriers per City tree planting details.

8. Trees shall be planted between right-of-way street trees and the façade of the building to compliment or soften the impact of the architecture. They shall be planted at 30’ O.C. maximum. 160 BRENTWOOD ODS Page 417 of 1460

6.1.4.2 SURFACE PARKING AREA TREE PLANTING

1. A minimum 5’ planting width is required where tree planter islands occur between parking stalls.

2. For residential parking, a row of side-by-side (contiguous) parking spaces shall not exceed 6 stalls without a parking lot tree planter or planter island.

3. For mixed-use parking, a row of side-by-side (contiguous) parking spaces shall not exceed 7 stalls without a tree well.

6.1.4.3 TREE PROTECTION

1. Newly planted trees shall be supported with double stakes and/or guy wires or approved equivalent City standard.

2. Root barriers shall be required for any tree placed within 10’ of pavement, or above-grade utilities.

3. Based on the recommendations of a qualified arborist’s report, existing trees to be preserved on site shall be appropriately protected during construction and incorporated into the overall landscape design of the development.

6.1.5 PRIVACY AND SCREENING
Landscape screening shall obscure direct sight lines into dwelling units and restricted open space areas from communal areas including parking areas, common mailboxes, and pedestrian walkways.

Landscape screening may be combined with walls, fencing, and/or trellises to screen views.

1. Landscape screening shall fit within associated
planting areas and canopy sizes must not
overlap with a building, walls, foundations
or eaves.

2. Landscape screening shall use non-invasive
evergreen trees, shrubs, and/or vines located
and sized to buffer views. Deciduous species,
perennials and grasses or grass-like plants
are not permitted for privacy screening.

3. Landscape screening and vegetation shall
use the following minimum container sizes
at the time of planting (table right):

SCREENING LANDSCAPE PLANT SIZES
SIZE
(MIN.)
TREES 24” box.

SHRUBS 5 gal.

VINES 5 gal.

TABLE 6.1: MINIMUM CONTAINER SIZES FOR SCREENING LANDSCAPE PLANT SIZE

LANDSCAPE
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 161 Page 418 of 1460

6.1.6 RESIDENTIAL BUFFERING

1. Buildings with residential ground-floor uses shall
have a minimum of one (1) tree per building frontage
width divided by 20’. Trees located in the adjacent
right-of-way may count toward this minimum. Private
entrance drive/street frontages are excluded. Trees
may be staggered or in an aligned on-center spacing
to comply with standard.

2. A minimum 10’ wide landscape buffer shall be
provided along the entire length of the shared property line between multi-family or residential mixed-use
development and abutting residential properties.

The buffer shall include a solid masonry wall with a
6’ height, except within a street-facing setback where
walls are not permitted.

3. For subdivisions, a minimum 5’ wide landscape
buffer shall be provided along the entire length of the shared property line between driveways or access
aisles and abutting properties with screening trees planted at 25’ on-center (O.C.) maximum.

6.1.7 DROUGHT TOLERANT PLANT SPECIES
A minimum of 50% of non-turf landscaped areas shall be planted with drought-tolerant planting to bring interest and beauty to the landscape, support biodiversity, and reduce the need for pesticides and excessive irrigation.

Plant materials shall be appropriate as identified by Water Use Classification of Landscape Species (WUCOLS) for Region 2. Refer to latest WUCOLS recommendations from California Center for Urban Horticulture WUCOLS website <https://ccuh.ucdavis.edu/wucols>.

6.1.8 PROTECTION FROM ENCROACHMENT
Landscaping shall be protected from vehicular and pedestrian encroachment by raised planting surfaces, providing appropriately planned walkways, the use of curbs, and installing hedges to direct the flow of pedestrian traffic.

At parking stall, one (1) wheel stop per stall must be provided if a raised planter curb is not present to prevent car from damaging adjacent tree trunks or vegetation adjacent to car parks.

Min. 10’ wide landscape buffer
Trees planted at a rate of at least one tree per
35 linear feet along the shared property line
Solid masonry 6’ privacy wall except in front
setback, where 48” walls are permitted.

Street-facing setback
FIGURE 6.1 RESIDENTIAL BUFFERING DIAGRAM
STREET

RIGHT-OF-WAY

MULTI-FAMILY/MIXED USE

RESIDENTIAL BUILDING
A
B
C
A
B
C
162 BRENTWOOD ODS Page 419 of 1460

6.1.9 INTERFERENCE WITH UTILITIES

1. All service areas, storage areas and utility and equipment locations shall be coordinated between landscape architect and civil engineer. Utility locations shall not interfere with required landscape.

2. Plant materials shall be placed so that they do not interfere with the lighting of the premises or restrict access to emergency apparatus including fire hydrants or fire alarm boxes.

3. Trees or large shrubs shall not be planted under overhead lines or over underground utilities if their growth might interfere with such public utilities.

4. Plant material setbacks from utilities shall conform to utility company requirements.

6.1.10 SAFETY
Landscape planting must be designed to contribute to crime prevention. Shrubs that have the potential of creating hiding places shall not be placed in areas of pedestrian movement, including along walkways and building entrances.

1. All shrubs or bushes should be no higher than two (2) feet and thinned out at maturity. All trees should be cut so that no branches or leaves hang lower than ten feet from the finish surface/ ground plane.

6.1.11 SITE OBSTRUCTIONS
Trees planted in a parkway, between curbs and sidewalk, shall have a clear vision triangle utilizing 30 foot tangents at the outside line at intersection or driveway condition.

LANDSCAPE
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 163 Page 420 of 1460

6.2 IRRIGATION (S,M,L)
INTENT
• To incorporate an efficient automated irrigation system that delivers uniform coverage of the appropriate amount of water to the site’s plant material.

6.2.1 COMPLIANCE WITH CITY STANDARD

1. All irrigation systems shall be designed and installed using City approved landscape irrigation standards.

2. All projects must also comply with the state water audit requirements.

6.2.2 AUTOMATIC IRRIGATION CONTROLLERS

1. Irrigation systems shall include a ‘smart’ (ET) irrigation controller, which automatically adjusts application of water frequency and/or duration of irrigation events in response to weather conditions.

2. Backflow preventers and anti-siphon valves shall be provided in accordance with current codes.

6.2.3 SPRINKLER HEADS

1. Sprinkler heads and risers placement shall not conflict with vehicular overhang.

2. “Pop-up” heads with low precipitation rate heads/nozzles shall be used near curbs and sidewalks where no vehicular overhang occurs.

3. The landscape irrigation system shall be designed to prevent run-off and over-spray.

4. No overhead irrigation is allowed within 24” of a non-permeable surface. 164 BRENTWOOD ODS Page 421 of 1460

6.2.4 DRIP IRRIGATION SYSTEMS

1. Drip irrigation systems shall be implemented within shrub and groundcover areas wherever possible to reduce runoff and achieve highest possible irrigation efficiency.

2. Low-flow bubbler emitters, products that target the tree’s root system, shall be implemented at all tree locations.

6.2.5 ENCLOSURES
All irrigation systems shall be designed to reduce vandalism by placing controls in appropriate enclosures.

6.2.6 EFFICIENCY

1. Plants shall be grouped in high and low maintenance zones per the water requirements of the plant species. Plant maintenance zones shall coordinate with irrigation plans to minimize water use and the placement of irrigation tubing.

2. Irrigation water demands shall also be in compliance with the Model Water Efficient Landscape Ordinance of the State of California. Refer to City of Brentwood Municipal Code Title 17: Section

17.630.010.

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CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 165 Page 422 of 1460

6.3 FIRE HAZARD (S,M,L)
INTENT
• For tailored advice on fire-resistant plants appropriate for project site, check with local nurseries, landscape contractors, or Contra Costa County Fire Protection District (CCCFPD) landscape standards. • Provide for the proper use of plant or hardscape materials on the ground plane to reduce the spreading of fires or wildfires in areas designated fire prone community. • This code and ordinance below are referenced to ensure that the city’s fuel modification efforts are in compliance with current Contra Costa County fire prevention standards.

6.3.1 FIRE PREVENTION AUTHORITY
The Contra Costa County Fire Protection District (Con Fire)is responsible for the fire prevention in the county of Contra Costa. Any development identified in the City of Brentwood’s fire hazardous zone, shall submit plans to Con Fire for review.

6.3.2 FUEL MODIFICATION
Refer to Brentwood Municipal Code Title 17: Section 17.472 and The County of Contra Costa Ordinance of Fuel Mitigation and Exterior Hazard Abatement NO. 2023-07,for any new or rehabilitated development to adhere to the latest requirements for fire hazard prevention, landscape material selection and spacing irrigation demands, and fire barriers.

Ember‑resistant zones, defined per California Public Resources Code Section 4291 and related defensible space regulations promulgated by the Board of Forestry and Fire Protection, shall be required around all structures.
166 BRENTWOOD ODS Page 423 of 1460

6.4 HARDSCAPE (S,M,L)
INTENT
• Provide proper use of materials on the ground plane to manage the flow of people, vehicles, things, information, or water and create usable outdoor spaces.

6.4.1 LOCATION

1. Primary entries to buildings shall provide decorative paving that contrasts in color and texture with the adjacent walkway paving to accentuate the entrances.

2. Asphalt and standard concrete should be used only in areas of high traffic volume and service areas unseen by the average resident or visitor.

3. All pedestrian-use pavement shall be ADA compliant.

6.4.2 APPEARANCE & MATERIALS

1. Hardscape materials shall be constructed of
firm and slip-resistant materials, see table.

2. Pervious surfaces shall be a minimum of 30%
of the total hardscape area. Where hardscape
is necessary, permeable pavers should be
considered whenever possible.

3. No stained or stamped concrete shall be used
in any area as non-integral colored concrete
quickly fades and stamped patterns become
unsightly and unrecognizable over time.

4. Integral color concrete shall be non-fading
pigment thoroughly mixed into the full concrete
depth; no top-layer surfacing color mixture
is allowed.

6.4.3 WATER MANAGEMENT AND DIVERSION

1. Hardscape surfaces shall be sloped to drain water adequately per latest California Building Code Title 24 standards.

2. Paved surfaces where water accumulates is not allowed.

3. Grates and drains shall be placed within the hardscape infrastructure to remove water from the surface and channel it to the local stormwater catchment system including bio-retention, swales, etc.

ORDER OF PREFERRED PAVING

OPTIONS

VEHICULAR PEDESTRIAN

1. CONCRETE
PAVERS1

1. CLAY OR CONCRETE
PAVERS1

2. INTEGRAL

COLORED
CONCRETE2

2. CONCRETE WITH

AGGREGATE

3. ASPHALT 3. INTEGRAL COLORED
CONCRETE2

4. STANDARD CONCRETE
(NATURAL GRAY) 1
Permeable is preferred where applicable.
2 Using Scofield, Davis Color or City Approved Equivalent.

TABLE 6.2: ORDER OF PREFERRED PAVING OPTIONS

LANDSCAPE
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 167 Page 424 of 1460

6.5 WALLS & FENCING
INTENT
• Design walls and fences to include durable materials, be aesthetically appealing, and not create a monolithic barrier along street frontages. The design of walls and fences, and the materials used shall be consistent with the overall development’s design.

6.5.1 OWNERSHIP AND RESPONSIBILITY
All walls shall be placed on privately owned property and construction and maintenance will be the sole responsibility of the landowner.

6.5.2 APPEARANCE AND INTEGRATION
Walls and fences style shall be integrated with adjacent structures and terrain and utilize landscaping and vegetation materials to soften their appearance.

6.5.2.1 MATERIALS & COLOR

1. Walls and fencing shall be complementary of the architecture in the plot/development area by incorporating building colors and materials, which shall adhere to the design standard outlined in Chapter 5: Architecture Styles.”

2. Walls and fencing shall match or complement the overall landscape materiality palette and design theme, which shall adhere to the design standard in Chapter 6.

6.5.2.2 MATERIAL DURABILITY

1. Wall design and selection of materials shall consider maintenance feasibility, especially graffiti removal and long-term maintenance.

2. Decorative capstones on stucco walls shall be implemented to prevent water damage from rainfall and moisture.

6.5.2.3 VISUAL INTERESTS

1. Perimeter walls shall incorporate at least two different textures, staggered setbacks, and design articulation in conjunction with landscaping to provide visual interest and soften the appearance of the walls.

2. Perimeter walls shall incorporate decorative columns or pilasters covered in stone or brick veneer to provide visual relief. The maximum unbroken length of a perimeter wall shall be 50 feet. 168 BRENTWOOD ODS Page 425 of 1460

6.5.2.4 VIEW FENCING
A fence, where the surface area is above a maximum of 36 inches, shall be a transparent or semitransparent material including glass or ornamental iron.

1. Patio Walls: View fencing shall be used along the patio frontage of any ground floor residential building where an unobstructed significant distant view is seen from ≥ 50% of the length of building face.

2. Perimeter Wall: View fencing shall be used along any perimeter wall to allow an unobstructed significant distant view to be seen from nearby residential units and/or from adjacent walkways.

6.5.3 WALL CAPS
Wall caps shall be incorporated as a horizontal design element at the top of walls and shall not exceed 4” vertical thickness.

6.5.4 SCREENING AND NOISE MITIGATION

1. Screen walls, sound walls, and retaining walls shall be used to mitigate noise generators and provide privacy for residents.

2. Walls required for noise mitigation may exceed maximum height limit, as determined by an acoustical analysis and approved by director.

6.5.5 SAFETY
Fences, walls, and other screening and landscaping, whether provided in compliance with the provisions of this Subsection or provided in addition to those provisions, are subject to review by the Traffic Engineer when in the clear vision zone.

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CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 169 Page 426 of 1460

6.6 LANDSCAPE LIGHTING
INTENT
• Enhance the visual and exterior interest of planted areas. • Provide an appropriate level of illumination along pathways and stairs for residents and guests to increase safety and security along paths of travel.
• To illuminate recreation and communal spaces allowing nighttime use.

6.6.1 TYPES OF LIGHTING
Landscape architects and electrical engineers shall implement a variety of lighting types shown in the table below to illuminate the development’s landscape appropriately.

LANDSCAPE LIGHTING: TYPES

DEFINITION

SPOTLIGHT
Known as uplights, downlights,
directional lights or bullets most
commonly used to illuminate trees
in the landscape.

PATH &
AREA
Path lights illuminate paths and
walkways. Area lights increase
visibility to the area around the
fixture and can be used to light
landscape beds.

FLOOD
LIGHTS
Flood lights add security and light
up property at night. Flood lights
commonly have a much higher
wattage and wider angle than
spotlights.

WALL
WASH
LIGHTS
This type of flood light is used to
provide even illumination across a
wide surface.

WELL
LIGHTS
Well and in-grade lights are installed
below ground (grade) level. The
fixture may sit in a turf area or
hardscape where foot or vehicular
traffic will pass over.

DECK
LIGHTS
Deck lights are designed to attach
to fence posts and can be mounted
on the sides of nearby structures
and stairs.

STEP
LIGHTS
Step lights illuminate treads and or
risers of stairs.

HARDSCAPE
LIGHTS
Hardscape lights attach to the
underside of capstones and overhangs
most commonly floodlight surfaces
including patios, walkways, driveways,
stairs, walls and outdoor kitchens
or fireplaces.

TABLE 6.3: LANDSCAPE LIGHTING TYPE DEFINITION
170 BRENTWOOD ODS Page 427 of 1460

6.6.2 LOCATION

1. Accent lighting shall be used to illuminate walkways, parking areas, entries, seating areas, and/or specimen plants and trees.

2. Spotlighting or glare from any site lighting shall be shielded from adjacent properties and directed at a specific on-site object or target area.

3. Landscape lighting fixtures shall be incorporated in water features.

4. Path lights, if used, shall be placed min. 12”-18” away from edge of paving and be incorporated with landscape rock/boulders or similar objects for protection.

6.6.3 LIGHT COLOR
The color of landscape lighting is essential as it provides appropriate warmth to outdoor spaces, enhancing the atmosphere and overall aesthetic of the project. Thoughtful selection of light color creates a welcoming environment that complements the natural landscape and architectural features. the standard of light color is as follows:

LIGHT COLOR
MIN. MAX.

COLOR

TEMPERATURE
(KELVIN)
3000 5000
TABLE 6.4: LIGHT COLOR TEMPERATURE STANDARD

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6.6.4 ILLUMINATION LEVEL
The level of lumens required to light an outdoor space effectively varies from fixture to fixture. Although lighting design shouldn’t follow rigid templates, there are general guides to help create an excellent landscape lighting scheme. The table below identifies recommended lumens per lighting fixture:

6.6.5 CONCEALMENTS
Light sources for wall washing and tree lighting shall be hidden.

6.6.6 FIXTURE DESIGN
Lighting fixtures shall complement and be compatible with the overall landscape material palette and design theme, as well as the building’s design and architectural style.

FIXTURE LUMENS
MIN.

LUMENS
MAX.

LUMENS
PATH LIGHTS 100 200
STEP LIGHTS 12 100
FLOOD LIGHTS 700 1300

UNDERWATER
LIGHTS 200 400
HARDSCAPE LIGHTS 50 185

GENERAL
LANDSCAPE LIGHTS 50 300

MOTION SENSOR
LIGHTS 400 700
TABLE 6.5: ILLUMINATION FIXTURE LUMEN LEVEL REQUIREMENTS 172 BRENTWOOD ODS Page 429 of 1460

6.6.7 DARK SKY/LIGHT POLLUTION
The goal of creating a “Dark Sky” lighting system is to reduce light pollution from artificial light and promote responsible outdoor lighting that is beautiful, healthy, and functional. The following standards shall be implemented to help achieve this goal in order to preserve the natural night sky:

1. Exposed bulbs shall not be used.

2. Cut-off lighting approach shall be implemented on all downlighting fixtures.

3. Fixtures shall minimize glare while reducing light trespass and skyglow.

4. Blue light emitting fixtures or devices shall be avoided.

5. Minimize brightness of fixtures thus conserving energy and reducing harmful effects on plants and animals.

6. Uplighting shall be limited to specimen trees and accent walls.

LANDSCAPE
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 173 Page 430 of 1460

6.7 SITE FURNISHINGS
INTENT
• To require site furnishings in all multifamily and mixed-use commercial/residential developments to support the needs of residents and visitors.
• To ensure site furnishings adequately serve the population of guests and residents in the developments mentioned above.
• Proper selection of furnishings will help to integrate the development and further advance the sense of place.

Deep seating site furniture, waste receptacles, drinking fountains, tables, chairs, pottery, planters and umbrellas should compose the majority of site furnishings.

6.7.1 LOCATION

1. Site furnishings shall be strategically placed to offer pedestrians the amenity that would best suit the location, i.e., benches under shade trees, tables, chairs and umbrellas in plazas and waste receptacles in plazas and at intersections.

2. When placed in a recreation-centric setting, in multi-family projects with single family homes and a common open space area is provided for entire community, site furnishings shall be clustered to maximize effective use and minimize the negative visual impact within landscape.

3. The use of benches in the public right-of-way shall be limited; groupings of individual chairs for seating options are preferred.

6.7.2 APPEARANCE & MATERIALS

1. These elements shall be of a consistent ‘family’ that incorporates the same forms and materials in its design.

2. All site furnishings shall be constructed of durable materials and designed for minimum maintenance, heavy public use and with local climate conditions in mind.

3. Simple designs, instead of ornate decorations, shall be specified for their timeless appeal and ability to be incorporated within each architectural style district.

4. Local materials and products shall be selected for site furnishings whenever possible, considering the location for the raw materials, the manufacturing location and the use of a local company for installation/sourcing.
174 BRENTWOOD ODS Page 431 of 1460

5. When wood is used as a furnishing material, the wood products must comply with the Forest Stewardship Council’s (FSC’s) approved list of products and manufacturers, which regulates environmentally responsible forest management.

6. The site furniture shall combine deep seated chairs, coffee tables, trash receptacles, dining tables and chairs.

6.7.3 PLAN SUBMISSION
Applicant shall submit product cut sheets of each typical piece of furniture for City approval.

6.7.4 POTS

1. Applicant shall implement pottery as site amenities, where an at-grade or raised planting area is not appropriate.

2. Pottery shall be used at building entries to direct flow of pedestrian traffic or provide an elevation and height design aesthetic in relationship to the adjacent architecture.

3. Selection of plant material placed in pottery shall be appropriate for growing and irrigation conditions of the pot(s).

4. Pottery shall be a minimum 36” high and 36” wide and or equal 42” height/width.

5. Pottery design, massing, materiality and color and shall be complementary of development architectural style while maintaining minimum dimensions identified above.

LANDSCAPE
CITY OF BRENTWOOD OBJECTIVE DESIGN STANDARDS - DRAFT 175 Page 432 of 1460 Attachment 8 – Linked Table of Contents
1 INTRODUCTION

1.1 Purpose 2

1.1.1 Overview

1.1.2 Goals

1.2 Organization 5

1.3 Applicability 6

1.3.1 Applicable Project Types

1.3.2 Exceptions & Exemptions

1.4 User Guide 7

1.5 Relationship with General Plan & Zoning Code 10

1.6 Terminology 11
2 SITE PLANNING

2.1 Project 25

2.2 Edge Conditions 25

2.2.1 Public Realm

2.3 Block Size & Structure 27

2.3.1 Maximum Block Size

2.3.2 Mid-Block Connections

2.3.3 Minimum Building Setbacks from Publicly Accessible Pedestrian Pathways

2.3.4 Paseo/Pedestrian Path

2.3.5 Mid-Block Street A

2.3.6 Mid-Block Street B

2.4 Usable Open Space 32

2.4.1 Usable Open Space Minimum Requirements

2.5 Public Open Space 33

2.5.1 Applicability

2.5.2 Required Quantity

2.5.3 Minimum Design Requirements

2.5.4 Additional Public Open Space Standards

2.6 Single Family Subdivisions 37

Attachment 8 – Linked Table of Contents

2.6.1 Subdivision Layout

2.6.2 Subdivisions Architectural Diversity

2.6.3 Access Road Requirements

2.7 Two Unit Housing Development & Urban Lot Splits 38

2.7.1 Development Standards
3 SITE DESIGN

3.1 Shared & Private Open Space 43

3.1.1 Shared Open Space

3.1.2 Private Open Space

3.2 Vehicular Access & Parking 48

3.2.1 Vehicular Access Hierarchy

3.2.2 Driveways and Curb Cuts

3.2.3 Limitation on Parking and Loading Frontage

3.2.4 Screening for Structured Parking

3.2.5 Internal Access

3.3 Bicycle Circulation & Parking 51

3.3.1 Bicycle Parking

3.4 Pedestrian Access & Circulation 54

3.4.1 Pedestrian Pathways

3.5 Site Lighting 55

3.5.1 Nuisance Prevention

3.5.2 Fixture Types

3.5.3 Minimum Lighting Requirements

3.5.4 Design of Fixtures

3.5.5 Energy Efficiency
4 BUILDING DESIGN

4.1 Massing 61

4.1.1 Building Type Standards

4.1.2 Massing Strategies

4.1.3 Building Modulation

4.1.4 Roof Form

Attachment 8 – Linked Table of Contents

4.1.5 Building Projections

4.2 Building Orientation 73

4.2.1 Build-To-Zone

4.2.2 Pedestrian Connection

4.3 Step-backs 75

4.3.1 Step-back Requirements

4.4 Articulation 76

4.5 Façade Design 77

4.5.1 Façade Composition

4.5.2 Base/Middle/Top

4.6 Ground Floor Uses 80

4.6.1 Active Frontages

4.7 End Units 84

4.7.1 End Units Standards

4.8 Window Alignment 85

4.8.1 Window Alignment

4.9 Street Facing Transparency 86

4.9.1 Transparency

4.10 Noise and Odor Attenuation 88

4.10.1 Noise Attenuation

4.11 Entry Typologies 89

4.11.1 Building Entry Types

4.11.2 Entries

4.11.3 Parking & Access

4.12 Utilities, Service Areas & Building Equipment 99

4.12.1 Service Areas, Storage, Utilities, and Equipment

4.12.2 Waste Removal

4.12.3 Mail Delivery
5 ARCHITECTURAL STYLES
Spanish Ranch Queen Anne Colonial
Mediterranean Craftsman Italianate

5.1 Overview and Applications 107

Attachment 8 – Linked Table of Contents

5.1.1 Existing Architectural Styles Map

5.1.2 Architectural Styles Map

5.2 Spanish 110

5.2.1 Architectural Features

5.2.2 Roofs

5.2.3 Walls & Windows

5.2.4 Materials & Colors

5.2.5 Decorative Accents & Details (Choose at least 6)

5.3 Mediterranean 118

5.3.1 Architectural Features

5.3.2 Roofs

5.3.3 Walls & Windows

5.3.4 Materials & Colors

5.3.5 Decorative Accents & Details (Choose at least 6)

5.4 Ranch 126

5.4.1 Architectural Features

5.4.2 Roofs

5.4.3 Walls & Windows

5.4.4 Materials & Colors

5.4.5 Decorative Accents & Details (Choose at least 4)

5.5 Craftsman 132

5.5.1 Architectural Features

5.5.2 Roofs

5.5.3 Walls & Windows

5.5.4 Materials & Colors

5.5.5 Decorative Accents & Details (Choose at least 4)

5.6 Queen Anne 138

5.6.1 Architectural Features

5.6.2 Roofs

5.6.3 Walls & Windows

5.6.4 Materials & Colors

Attachment 8 – Linked Table of Contents

5.6.5 Decorative Accents & Details (Choose at least 4)

5.7 Italianate 144

5.7.1 Architectural Features

5.7.2 Roofs

5.7.3 Walls & Windows

5.7.4 Materials & Colors

5.7.5 Decorative Accents & Details (Choose at least 4)

5.8 Colonial 150

5.8.1 Architectural Features

5.8.2 Roofs

5.8.3 Walls & Windows

5.8.4 Materials & Colors

5.8.5 Decorative Accents & Details (Choose at least 4)
6 LANDSCAPE

6.1 Landscape Materials & Vegetation 159

6.1.1 Landscaped Area

6.1.2 Soil Depth

6.1.3 Groundcover

6.1.4 Trees

6.1.5 Privacy and Screening

6.1.6 Residential Buff ering

6.1.7 Drought Tolerant Plant Species

6.1.8 Protection from Encroachment

6.1.9 Interference with Utilities

6.1.10 Safety

6.1.11 Site Obstructions

6.2 Irrigation 164

6.2.1 Compliance with City Standard

6.2.2 Automatic Irrigation Controllers

6.2.3 Sprinkler Heads

6.2.4 Drip Irrigation Systems

Attachment 8 – Linked Table of Contents

6.2.5 Enclosures

6.2.6 Efficiency

6.3 Fire Hazard 166

6.3.1 Fire Prevention Authority

6.3.2 Fuel Modification

6.4 Hardscape 167

6.4.1 Location

6.4.2 Appearance & Materials

6.4.3 Water Management and Diversion

6.5 Walls & Fencing 168

6.5.1 Ownership and Responsibility

6.5.2 Appearance and Integration

6.5.3 Wall Caps

6.5.4 Screening and Noise Mitigation

6.5.5 Safety

6.6 Landscape Lighting 170

6.6.1 Types of Lighting

6.6.2 Location

6.6.3 Light Color

6.6.4 Illumination Level

6.6.5 Concealments

6.6.6 Fixture Design

6.6.7 Dark Sky/Light Pollution

6.7 Site Furnishings 174

6.7.1 Location

6.7.2 Appearance & Materiality

6.7.3 Plan Submission

6.7.4 Pots

CITY COUNCIL AGENDA ITEM NO. G.3
05/26/2026
SUBJECT: Approve text amendments to the Brentwood Municipal Code related to restaurants including those with the sale of alcohol for on-premise consumption
DEPARTMENT: Community Development
STAFF: Alexis Morris, Director of Community Development Erik Nolthenius, Planning Manager
Jennifer Hagen, Principal Planner

TITLE/RECOMMENDATION
Introduce by title only and waive first reading of an Ordinance amending Title 17 of the Brentwood Municipal Code (RZ 26-002) by adding Chapter 17.695 (Restaurants with On-Premise Alcohol Sales), establish development standards for on-premise alcohol sales, and amend land use classifications for restaurants (with or without the sale of alcohol) citywide, except within the Downtown Specific Plan, the PA-1 Specific Plan Area (Innovation Center), and PD-6.

The proposed text amendments are exempt from the California Environmental Quality Act (CEQA), pursuant to Section 15061(b)(3) of the CEQA Guidelines, as it can be seen with certainty that the proposed ordinance would not authorize or facilitate new construction or other groundbreaking activities. There is no potential to result in either a direct physical change to the environment or a reasonably foreseeable indirect physical change to the environment. Any future project subject to updated zoning provisions would undergo appropriate CEQA review prior to approval.

FISCAL IMPACT
Adoption of the proposed ordinances and resolution will not result in a fiscal impact, as staff will continue to process appropriate planning applications through designated review processes, which include the collection of fees for the cost of these processes, in accordance with the City’s Cost Allocation Plan.

CITY COUNCIL AGENDA ITEM NO. G.3
05/26/2026

BACKGROUND
On January 24, 2023, the City Council provided direction to staff to reinitiate the City’s Zoning Code Update, including a focused and phased approach, rather than the comprehensive update that was initiated in the summer of 2020. On May 23, 2023, the project scope and budget were finalized when the City Council approved a Professional Services Agreement with De Novo Planning Group to prepare and complete the Focused Zoning Code Update and Objective Design Standards. The work plan approved by the City Council includes three main tasks to complete:

Task 1: Objective Design Standards;
Task 2: Zoning Code Updates required by State Law and the Housing Element; Task 3: Focused Zoning Code updates.

This agenda item is related to Task 3: Focused Zoning Code updates. This task includes amendments to various sections of the Zoning Code to better reflect the community's values based on feedback from the community and City Council, including changes to some permitted and conditionally permitted uses throughout the city.

On November 14, 2023, the City Council directed staff to address the following uses in the Focused Zoning Code Update efforts and present an initial framework for zoning amendments related to such uses:

1. Automobile service stations/gas stations;

2. Carwashes;

3. Alcohol sales;

4. Self-storage facilities;

5. Short-term rentals; and

6. Drive-through uses.

On June 17, 2024 and July 15, 2024, the City Council’s Land Use and Development Committee (LUD) was presented with information on the six topics and provided direction on each. LUD recommended that staff return to the full City Council for further direction related to alcohol sales, self-storage facilities, and drive-through uses before drafting amendments for review and approval. On September 24, 2024 the City Council was presented with information and provided further direction related to restaurants and alcohol sales.

Although the Focused Zoning Code Updates were originally envisioned to move forward as one group, the specific uses became separated based on initial LUD and City Council recommended changes, differing staff time needed to amend each

CITY COUNCIL AGENDA ITEM NO. G.3
05/26/2026
section of the Municipal Code based on each use, and the complexity of each topic.

Staff moved forward with each use based on its complexity – completing the simplest tasks first before moving forward with the more complex tasks. To date, amendments related to carwashes, short-term rentals, self-storage facilities, drive-throughs, and automobile service stations and gas stations are complete with this item as the only remaining item left as part of Task 3.

PLANNING COMMISSION ACTION
The Planning Commission considered this item at a public hearing at its regular meeting of April 21, 2026, and was supportive of the requested text amendments.

The Planning Commission unanimously adopted Resolution No. 26-009 recommending that the City Council approve the amendments as presented in the agenda report with additional changes related to the establishment of future schools as well as additional separation requirements for new uses adjacent to residential properties that are not separated by masonry walls, which are reflected in Attachment

2. PROJECT DESCRIPTION AND ANALYSIS
While many of the Focused Zoning Code updates have limited or prohibited certain uses within the City, this amendment was created to allow for consistency across the City and spur economic development while encouraging a wide variety of restaurants with new Code updates that will be easily understood. The overall goal of these amendments is to reduce hurdles for new restaurants and only require Conditional Use Permit review where appropriate. Based on the City Council direction, the goal of the amendments was to leave the zoning regulations for the Downtown, the Innovation Center, and PD-6 (The Streets of Brentwood/Sand Creek Crossings Center) intact.

Staff drafted code amendments that provide the following regulations for all properties outside of those located in the Downtown Specific Plan, the PA-1 Specific Plan (Innovation Center), and PD-6. As proposed, the amendments will create regulations only for those serving alcohol within 500 feet of K-12 schools and with a sliding scale for those located near residential properties. The initial draft of the new code section is included in Attachment 2 for reference. The proposed standards include:

1. Permitted and Conditionally Permitted Uses: Restaurants without the sale of alcohol will be permitted in all zones where they are currently allowed.

Restaurants with the sale of alcohol will be Permitted or Conditionally Permitted based on new separation requirements as outlined in the new Chapter 17.695

CITY COUNCIL AGENDA ITEM NO. G.3
05/26/2026
(Restaurants with On-Premise Alcohol Sales). New separation requirements include the following:

A. Proximity to Schools. No establishment that sells alcohol for on-premise consumption shall be located within a five hundred (500) foot radius from any existing private educational or public school facility, except within the areas defined as the Downtown Specific Plan, the PA-1 Specific Plan (Innovation Center), and PD-6. A 500-foot radius map is included in Attachment 3 for reference. Staff has reviewed the list of existing schools for accuracy and has determined that facilities such as Goddard School and Montessori School of Brentwood are not currently licensed pursuant to the California Education Code and are instead licensed as Childcare facilities and therefore do not qualify for separation as currently defined. If a new school is established after the adoption of this ordinance and is located within 500-feet of an existing restaurant, said restaurant may continue to operate and expand through the application of a Conditional Use Permit.

Schools will be defined as follows:
a. “Private educational facilities” means any privately owned and operated elementary school, middle school, secondary school, high school, or other institution providing academic instruction for students from kindergarten through twelfth (12th) grade pursuant to the California Education Code.
b. “Public school facilities” means any publicly owned and operated elementary school, middle school, secondary school, high school, or other institution providing academic instruction for students from kindergarten through twelfth (12th) grade pursuant to the California Education Code.

B. Proximity to Residential Uses. If an establishment that sells alcohol for on-premise consumption is within one hundred (100) feet of any existing residential zoning district or use, then a conditional use permit shall be required.

C. Hours of Operation in addition to Proximity to Residential Uses. If an establishment that proposes to sell alcohol for on-premise consumption is within three hundred (300) feet of any existing residential zoning district or use and open after 10:00 P.M., then a conditional use permit shall be required. This would effectively require those between 100- and 300-feet,

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open past 10:00 P.M., to acquire a CUP since those less than 100-feet automatically require a CUP.

D. Perimeter Wall Requirement in addition to Proximity to Residential Uses. If an establishment that proposes to sell alcohol for on-premise consumption is proposed within three hundred (300) feet of any existing residential zoning district or use without an existing masonry wall between the restaurant and residential use, then a conditional use permit shall be required. This would effectively require those between 100- and 300-feet, without an existing masonry wall between the restaurant and residential use, to acquire a CUP since those less than 100-feet automatically require a CUP.

If a property does not meet any of the above four criteria, then the sale of alcohol for on-premise consumption in combination with an approved restaurant use would be allowed by right. Below is a summary of the changes that would apply:

Proximity Standards Regulations
Restaurants within 500 feet of a School On-Premise alcohol sales would not be permitted
Restaurants within 100 feet of a
residential property
On-Premise alcohol sales would require
a CUP
Restaurants within 100-300 feet of a
residential property
On-Premise alcohol sales would require
a CUP if open later than 10:00 p.m., or
if without an existing masonry wall
between the restaurant and residential
use
Restaurants greater than 300 feet from
a residential property
On-Premise alcohol sales would be
permitted in conjunction with a
restaurant.

CITY COUNCIL STRATEGIC INITIATIVE
Not applicable.

PREVIOUS ACTION
Previous action by the City Council is included in Attachment 1.

CITY COUNCIL AGENDA ITEM NO. G.3
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DATE OF NOTICE
The City of Brentwood published a public hearing notice in the Brentwood Press on May 15, 2026.

ENVIRONMENTAL DETERMINATION
The proposed text amendments are exempt from the California Environmental Quality Act (CEQA), pursuant to Section 15061(b)(3) of the CEQA Guidelines, as it can be seen with certainty that the proposed would not authorize or facilitate new construction or other groundbreaking activities. There is no potential to result in either a direct physical change to the environment or a reasonably foreseeable indirect physical change to the environment. Any future project subject to updated zoning provisions would undergo appropriate CEQA review prior to approval.

ALTERNATIVE OPTION(S)
The following are alternative options that the City Council may consider:

1. Direct staff to make additional changes to the proposed amendments and return with revised ordinances.

2. Decline to adopt the proposed amendments to the Zoning Code related to various proposed amendments at this time.

ATTACHMENT(S)

1. Previous Action

2. Draft Ordinance

3. Draft Ordinance Exhibits A and B

4. School 500 Foot Radius Map

PREVIOUS ACTION
Previous City Council actions related to this agenda item are listed below. To view prior actions and materials, and Brentwood Municipal Code references in the staff report, as applicable:
 Visit www.brentwoodca.gov/meetings, and select the meeting date(s) desired to see the reference materials and videos.
 Visit www.brentwoodca.gov/municipalcode to research references to the Brentwood Municipal Code and search by the code section(s) cited.

On November 16 and 17, 2017, the City Council held workshops to discuss, deliberate, and direct staff on priorities and the allocation of financial resources for the development of a Strategic Plan initiative. The City Council directed staff to initiate a comprehensive zoning ordinance update.

On February 27, 2018, the City Council adopted Resolution No. 2018-21, to approve the FY 2018/19 and FY 2019/20 City of Brentwood Strategic Plan, including Strategic Initiative 4.1.c, preparation of a comprehensive zoning ordinance update which has been continued over the past few years into the current Strategic Plan FY 2022/23 – FY 2023/24 (Focus Area 4: Land Use Planning, Goal 1: Implement Zoning Ordinance update).

On June 9, 2020, by Resolution No. 2020-73, the City Council adopted the City’s 2020/21 – 2024/25 Capital Improvement Program (“CIP”), which included the Zoning Ordinance Update, CIP Project No. 337-37228.

On January 24, 2023, the City Council provided direction to staff on reinitiating the City’s Zoning Code Update, including a new focused and phased approach scaled down in size and focused into specific tasks.

On May 23, 2023, the City Council approved a Professional Services Agreement with De Novo Planning Group to prepare and complete the Focused Zoning Ordinance Update and Objective Design Standards.

On November 14, 2023, the City Council provided direction to staff on including updated regulations pertaining to automobile service stations/gas stations, carwashes, alcohol sales, self-storage facilities, short-term rentals, and drive-through uses as part of the Focused Zoning Code Update efforts and directed staff to present the Land Use and Development Committee with an initial framework for each of the topics prior to moving forward with comprehensive and formal amendments.

On September 24 and November 12, 2024, the City Council was presented with information on and provided further direction related to alcohol sales, self-storage facilities, and drive-through uses.

On November 12, 2024, the City Council held a duly-noticed public hearing to consider the first reading of the Ordinance approving a Zoning Text Amendment (RZ 24-005) to the Brentwood Municipal Code to update regulations related to automobile

service stations/gas stations, carwashes, and short-term rentals. Following the public hearing, the City Council voted to approve the provisions of Ordinance related to carwashes, and short-term rentals and continue the amendments related to automobile service stations/gas stations to move forward separately at a later time.

On July 22, 2025, the City Council held a duly-noticed public hearing to consider the first reading of the Ordinance approving a Zoning Text Amendment (RZ 24-006) to the Brentwood Municipal Code to update regulations related to self-storage and drivethrough facilities. Following the public hearing, the City Council voted to approve the provisions of Ordinance related to self-storage facilities and continue the amendments related to drive-through facilities to move forward separately at a later time.

On September 23, 2025, the City Council held a duly-noticed public hearing to consider the first reading of the Ordinance approving a Zoning Text Amendment (RZ 24-006) to the Brentwood Municipal Code to update regulations related to drivethrough facilities. Following the public hearing, the City Council voted to approve the provisions of Ordinance related to drive-through facilities.

ORDINANCE NO. XXXX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

BRENTWOOD APPROVING A ZONING TEXT AMENDMENT TO THE
BRENTWOOD MUNICIPAL CODE (RZ 26-002) TO ADD CHAPTER

17.695 (RESTAURANTS WITH ON-PREMISES ALCOHOL SALES),

ESTABLISH DEVELOPMENT STANDARDS FOR RESTAURANTS

WITH ON-PREMISES ALCOHOL SALES, AND AMEND LAND USE

CLASSIFICATIONS FOR RESTAURANTS (WITH OR WITHOUT THE

SALE OF ALCOHOL) CITYWIDE
WHEREAS, City staff prepared a zoning text amendment that would provide consistent regulations and development standards for restaurants in the City that sell alcohol for consumption on the premises as an accessory use to food service (the “Ordinance”); and
WHEREAS, bars, lounges, tasting rooms, taprooms, breweries, wineries, nightclubs, and similar alcohol-primary uses are separately classified and regulated under the Brentwood Municipal Code, and this Ordinance is not intended to alter the City’s existing conditional use permit requirements for those uses; WHEREAS, the Ordinance would amend Title 17 (Zoning) of the Brentwood Municipal Code; and
WHEREAS, the Brentwood Municipal Code allows on- and off-sale alcohol sales but does not contain citywide standards regulating restaurants with on-premises alcohol sales. Instead, the regulations applicable to restaurants with on-premises alcohol sales vary by location and applications are often considered on a case-bycase basis through the conditional use permit process; and WHEREAS, the introduction of citywide standards for restaurants with onpremises alcohol sales will help reduce applicant uncertainty and foster a businessfriendly environment in Brentwood while also protecting the health and safety of the community; and
WHEREAS, the Planning Commission has reviewed the proposed amendment to the Brentwood Municipal Code, has found that the proposed Ordinance is consistent with the goals and policies of the General Plan, and recommends that the City Council adopt the Ordinance; and
WHEREAS, on March 27, 2026, the City gave public notice of a Planning Commission public hearing to consider this Ordinance by advertisement in the Brentwood Press, a newspaper of general circulation; and WHEREAS, on April 21, 2026, the Planning Commission held a duly-noticed public hearing to consider the Ordinance, the staff report, the recommendation by staff, and public testimony concerning this Ordinance. Following the public hearing,

the Planning Commission adopted Resolution No. 26-009 by a vote of 5-0, recommending that the City Council adopt the proposed Ordinance; and WHEREAS, the City published a notice of public hearing in the Brentwood Press, a newspaper of general circulation, on May 15, 2026, in accordance with City policies and Government Code Section 65090; and
WHEREAS, on May 26, 2026, the City Council held a duly-noticed public hearing to consider the Ordinance, including: (1) the public testimony and agenda reports prepared in connection with the Ordinance, (2) the policy considerations discussed therein, and (3) the recommendation of the City’s Planning Commission; and
WHEREAS, all legal prerequisites to the adoption of the Ordinance have occurred.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BRENTWOOD DOES ORDAIN AS FOLLOWS:

SECTION 1. Recitals. The above recitals are true and correct and are incorporated into this Ordinance as though fully set forth herein.

SECTION 2. CEQA. Pursuant to California Environmental Quality Act (“CEQA”) Section 15061(b)(3) of the CEQA Guidelines, this project is exempt in that it can be seen with certainty that there is no possibility that the Ordinance may have a significant effect on the environment, as the proposed Ordinance would not authorize or facilitate construction or groundbreaking activities, and any future project subject to the Ordinance would undergo appropriate CEQA review prior to approval.

SECTION 3. Rezoning. Brentwood Municipal Code Section 17.870.008 provides:

No rezoning of property or text amendment shall occur which is inconsistent with the city’s community development plan. In making a decision, the Planning Commission and Council shall consider the consistency of the proposed action to the community development plan and other applicable city plans, and shall consider whether the proposed action is inappropriate or otherwise contrary to the public interest.

The zoning text amendments set forth in Exhibits A and B are consistent with the General Plan, as amended from time to time, insofar as they are responsive to the changing needs of the residents and community. Specifically, as it applies to restaurants with on-premises alcohol sales, the Ordinance is consistent with Brentwood General Plan Economic Development Policy ED 1-3, which is intended to strengthen the reputation of City government as serviceoriented and business-friendly. The Ordinance also meets Land Use Policy LU 2-2 by requiring restaurants with on-premises alcohol sales at the interface of

residential land use designations to be designed to ensure compatibility between the uses and to reduce any potential negative impacts associated with aesthetics, noise, and safety. The City Council finds that the Ordinance is appropriate and is not contrary to the public interest in that it will encourage investment in Brentwood while protecting both the City’s residents and residential neighborhoods.

SECTION 4. Amendment. Specified sections, or portions of sections, of Title 17 of the Brentwood Municipal Code are hereby amended, as shown in Exhibit A and B, attached hereto and incorporated herein, as follows:
 Exhibit A: Title 17 of the Brentwood Municipal Code (Zoning) is hereby amended to add Chapter 17.695 (Restaurants with OnPremises Alcohol Sales), which would add development standards related to restaurants with on-premises alcohol sales citywide except within the areas defined as the Downtown Specific Plan, the PA-1 Specific Plan (Innovation Center), and PD-6, as provided in Exhibit A, attached hereto and incorporated herein.
 Exhibit B: Title 17 of the Brentwood Municipal Code (Zoning) is hereby amended to change the land use classifications related to restaurants (with or without the sale of alcohol) citywide except within the areas defined as the Downtown Specific Plan, the PA-1 Specific Plan (Innovation Center), and PD-6, as provided in Exhibit B, attached hereto and incorporated herein. Revisions to existing sections are reflected in strikethrough for deletions and underline for additions.

SECTION 5. Effective Date; Publication Date. This ordinance shall be published in accordance with Government Code Section 36933. This ordinance shall take effect 30 days after its adoption. The City Clerk is directed to cause the Municipal Code text to be entered in the Brentwood Municipal Code of the City of Brentwood to be modified accordingly.

THE FOREGOING ORDINANCE was introduced with the first reading waived at a regular meeting by the City Council of the City of Brentwood at a regular meeting held on the 26th day of May 2026 by the following vote:

EXHIBIT “A”
Section 1. Chapter 17.695 of the Brentwood Municipal Code is hereby added to read as follows:

Chapter 17.695 RESTAURANTS WITH ON-PREMISES ALCOHOL SALES

17.695.010 Intent and purpose of chapter.

A. Intent. This chapter is intended to provide special provisions and development standards to regulate restaurants with on-premises alcohol sales in order to minimize the negative secondary effects associated with alcohol sales and consumption that can result from a concentration of restaurants with onpremises alcohol sales in proximity to each other or to incompatible uses, including public school facilities, private educational facilities, and residentially zoned districts or uses. This chapter shall be applicable to all properties in the City except for properties within the Downtown Specific Plan, the PA-1 Specific Plan Area (Innovation Center), and PD-6. Regulations for properties located within the Downtown Specific Plan, the PA-1 Specific Plan Area (Innovation Center), and PD-6 shall be found in the applicable specific plan or Brentwood Municipal Code provisions. This chapter is not intended to apply to bars, lounges, tasting rooms, taprooms, breweries, wineries, nightclubs, or similar alcohol-primary uses, which are separately classified and regulated under this title.

B. Purpose. The purpose of this chapter is to:

1. Establish reasonable and uniform regulations to prevent a concentration of restaurants with on-premises alcohol sales or their proximity to incompatible uses, while allowing the location of restaurants with onpremises alcohol sales in appropriate areas; and

2. Regulate restaurants with on-premises alcohol sales in order to promote the health, safety, and general welfare of the citizens of the City.

17.695.020 Definitions.

The following terms and phrases are defined for the purposes of this chapter:
“Restaurant with on-premises alcohol sales” means a bona fide eating establishment whose primary business is the preparation and service of meals to patrons for onsite consumption and that also sells beer, wine, or distilled spirits for consumption on the premises as an accessory or incidental use to food service. This term does not include bars, lounges, tasting rooms, taprooms, breweries, wineries, nightclubs, or similar alcohol-primary uses, which are separately classified and regulated under this title.

“Private educational facilities” means any privately owned and operated elementary school, middle school, secondary school, high school, or other institution providing academic instruction for students from kindergarten through twelfth (12th) grade pursuant to the California Education Code.
“Public school facilities” means any publicly owned and operated elementary school, middle school, secondary school, high school, or other institution providing academic instruction for students from kindergarten through twelfth (12th) grade pursuant to the California Education Code.

17.695.030 Minimum proximity to schools.

No restaurant with on-premises alcohol sales shall be located within a five hundred (500) foot radius from any licensed private educational facility or public school facility, except within the Downtown Specific Plan, the PA-1 Specific Plan Area (Innovation Center), and PD-6, for which no minimum separation distance from schools shall be required. If a new school is established after the effective date of this ordinance and is located within five hundred (500) feet of an existing restaurant with on-premises alcohol sales, the restaurant may continue to operate as a legal nonconforming use, and any expansion of the restaurant with on-premises alcohol sales shall require approval of a conditional use permit. The distance between a proposed restaurant with on-premises alcohol sales and an existing school shall be measured from the nearest exterior wall or outdoor seating area of the facility housing the proposed restaurant with on-premises alcohol sales to the nearest property line of the parcel on which the school is located, along a straight line extended between the two points.

17.695.040 Conditional use permit and proximity to residential uses.

A conditional use permit shall be required for a restaurant with on-premises alcohol sales under the following circumstances:

A. Within 100 feet of a residential zoning district or use. If a restaurant with onpremises alcohol sales is proposed within one hundred (100) feet of any existing residential zoning district or use, then a conditional use permit shall be required. The distance between the proposed restaurant with on-premises alcohol sales and a residential zoning district or use shall be measured from the nearest exterior wall or outdoor seating area of the facility housing the proposed restaurant with on-premises alcohol sales to the nearest property line included within a residential zoning district or property in current residential use, along a straight line extended between the two points; or B. Within 300 feet of a residential zoning district or use, and proposed to operate after 10:00 P.M. If a restaurant with on-premises alcohol sales is proposed within three hundred (300) feet of any existing residential zoning district or

use and proposed to operate after 10:00 P.M., then a conditional use permit shall be required. The distance between the proposed restaurant with onpremises alcohol sales and a residential zoning district or use shall be measured from the nearest exterior wall or outdoor seating area of the facility housing the proposed restaurant with on-premises alcohol sales to the nearest property line included within a residential zoning district or property in current residential use, along a straight line extended between the two points; or C. Within 300 feet of a residential zoning district or use, without an existing masonry wall between the restaurant and residential use. If a restaurant with on-premises alcohol sales is proposed within three hundred (300) feet of any existing residential zoning district or use without an existing masonry wall, at least(six) 6-feet in height, between the restaurant and residential use, then a conditional use permit shall be required. The distance between the proposed restaurant with on-premises alcohol sales and a residential zoning district or use shall be measured from the nearest exterior wall or outdoor seating area of the facility housing the proposed restaurant with on-premises alcohol sales to the nearest property line included within a residential zoning district or property in current residential use, along a straight line extended between the two points.

EXHIBIT “B”
Section 1. Sections 17.220.002 and 17.220.003 of the Brentwood Municipal Code are hereby amended to read as follows:

17.220.002. Permitted users.

The following office and commercial uses are permitted in the COB zone:

A. Those permitted uses within the CO zone (Section 17.210.002); B. Commercial uses or services such as beauty shop, barber shop, photo studio, convenience retail uses or services such as a bakery, pastry shop, book store, candy or ice cream store, stationery store, drug store or pharmacy, shoe store and shoe repair, apparel and accessory store, and similar small shops or boutiques;
B.C. Restaurants without the sale of alcohol and restaurants with onpremises alcohol sales, subject to Chapter 17.695.

C.D. Similar uses subject to the approval of the zoning administrator.

17.220.003. Conditionally permitted uses.

The following uses are permitted only on the granting of a conditional use permit pursuant to Chapter 17.830:

A. Funeral services, mortuary, crematorium, medical or dental laboratory, outpatient care facility, health club, reducing studio, recreational club or similar uses;
B. Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695, on-sale or off-sale liquor establishments, laundromat, laundry or dry cleaning facility, drive-in or drivethrough establishment associated with a permitted use in the zone (subject to Chapter 17.655);
C. Churches as temporary uses to be located in existing buildings; D. Other uses that the zoning administrator determines, because of type of operation, material stored or sold, or other special circumstances require special consideration and regulations through the conditional use permit procedure.

Section 2. Sections 17.250.002 and 17.250.003 of the Brentwood Municipal Code are hereby amended to read as follows:

17.250.002. Permitted uses.

The following convenience commercial uses are permitted in the C-1 zone:

A. Convenience retail uses such as a bakery, pastry shop, bookstore, candy store, florist, newsstand, stationery/gift shop, ice cream parlor, supermarket, drugstore and similar uses;
B. Service uses such as laundromat, laundry or dry cleaning pickup station, shoe repair, beauty and barber shop;
C. Financial institutions;
D. Restaurants without the sale of alcohol, restaurants with on-premises alcohol sales, subject to Chapter 17.695.

C.

D.E. Similar uses subject to the approval of the zoning administrator.

17.250.003. Conditionally permitted uses.

The following uses are permitted only on the granting of a conditional use permit pursuant to Chapter 17.830:

A. Auto service station, alternative fuel station, restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter

17.695),or café restricted to sit-down facility only, on-sale or and off-sale liquor establishments;
B. Convenience banking center, automatic teller machine, excluding a full service bank, drive-in or drive-through establishments relating to permitted uses in the zone, excluding a drive-in or drive-through restaurant (subject to Chapter

17.655);
C. Nursery, child care, day care center, meeting hall or a fraternal hall, community center, health club facilities;
D. Other uses that the zoning administrator determines, because of type of operation, material stored or sold, or other special circumstances require special consideration and regulations through the conditional use permit procedure.

Section 3. Sections 17.260.002 and 17.260.003 of the Brentwood Municipal Code are hereby amended to read as follows:

17.260.002. Permitted uses.

The following general retail and service uses are permitted in the C-2 zone:

A. General retail sales excluding uses with outdoor storage or display, professional office uses; veterinarian or pet store, excluding kennels;

B. Service uses including, but not limited to, addressing and mailing service; appliance, television and radio repair; barber or beauty shop; butcher, meat market, including frozen food locker; shoe repair, laundromat, dry cleaners and similar uses;
C. Restaurants without the sale of alcohol, restaurants with on-premises alcohol sales, subject to Chapter 17.695.

B.

C.D. Similar uses subject to the approval of the zoning administrator; D.E. Financial institutions.

17.260.003. Conditionally permitted uses.

The following uses are permitted only on the granting of a conditional use permit pursuant to Chapter 17.830:

A. Auto service station, alternative fuel station, tire shop, repair shop, machine shop, auto seat and upholstery shop; billiard hall; bowling alleys; cardroom gaming; dancehall; laboratory—medical, dental, optical; meeting room— lodge, fraternal hall, community facility; medical or dental office; hospital; restaurant or café, on or off-sale liquor establishments; recreation services such as bowling alley, skating rink and similar uses;
B. Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695;
A.

B.C. All drive-in, drive-through establishments (subject to Chapter 17.655), building materials, garden supply, outdoor sales or display; C.D. Other uses that the zoning administrator determines, because of type of operation, material stored or sold, or other special circumstances that require special consideration and regulations through the conditional use permit procedure.

Section 4. Section 17.270.003 of the Brentwood Municipal Code are hereby amended to read as follows:

17.270.003. Conditionally permitted uses.

The following uses are permitted only on the granting of a conditional use permit pursuant to Chapter 17.830:

A. Auto service station, alternative fuel station, auto tire shop, auto repair including engine, transmission, brakes, etc., auto body repair and painting, laundry or dry cleaning plant, bakery—wholesale; all on-sale and off-sale liquor facilities; billiard hall; card or gaming room, adult entertainment; dancehall; new and used equipment rental; meeting room—lodge, fraternal hall, community facility; hospital; truck and trailer rental, campground or recreation vehicle park, vocational or trade school;
B. Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695.

B.C. All drive-in, drive-through establishments (subject to Chapter 17.655); C.D. Other uses that the zoning administrator determines, because of the type of operation, material stored or sold, or other special circumstances that require special consideration and conditioning through the conditional use permit procedure.

Section 5. Sections 17.453.002 and 17.453.003 of the Brentwood Municipal Code are hereby amended to read as follows:

17.453.002. Permitted uses.

A. The following uses are permitted within subarea "A":

1. Those uses permitted in the R-1 (Single Family Residential) zoning district in Title 17.

B. The following uses are permitted within subarea "B":

1. Convenience retail uses with up to twenty seats such as bakeries, pastry shops, coffee shops, bookstores, candy stores, florists, newsstands, stationery/gift shops, ice cream parlors, and similar uses;

2. Supermarkets, drugstores, and similar uses;

3. On-sale orO off-sale liquor sales relating to a supermarket, drugstore, restaurant or similar use;

4. Service uses such as barber or beauty shops, shoe repair stores, laundromats, dry cleaners, mailing/mailbox centers, and similar uses;

5. Professional office uses such as dentist offices, real estate offices, chiropractic offices, optometrist offices, and veterinary clinics or pet stores (excluding boarding facilities);

6. Restaurants without the sale of alcohol, restaurants with on-premises alcohol sales, subject to Chapter 17.695)and cafés with up to twenty seats providing take-out service or having quick-serve capability (as

determined by the community development director) with no restriction on the number or area of such uses within the center;

7. Restaurants and cafés with sit-down facilities, limited to a total of eleven thousand five hundred square feet within the entire shopping center;

8.7. Financial institutions; and

9.8. Convenience retail, service, and other permitted uses that conform with the city's noise ordinance pursuant to the definition set forth in Chapter 17.200.004 and Chapter 9.32 as amended February 12, 2002.

17.453.003. Conditionally permitted uses.

A. The following uses are conditionally permitted within subarea "A":

1. Those uses conditionally permitted in the R-1 (singe-family residential) zoning district in Title 17.

B. The following uses are conditionally permitted within subarea "B":

1. On-sale or oOff-sale liquor establishments not relating to a supermarket, drugstore, restaurant or similar use;

2. Convenience stores;

3. Meeting rooms/fraternal halls and neighborhood community centers;

4. Freestanding restaurants and cafés, excluding a drive-in or drive-thru establishment;

5. Open storage or outdoor display of seasonal merchandise;

6. Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695)and cafés with sit-down facilities, when the total square footage exceeds eleven thousand five hundred square feet within the entire center;

7. Child care nurseries, child care centers, day care centers, and similar uses; and

8. Other uses that the community development director determines, because of the type of operation, material stored or sold, or other special circumstances that require special consideration and regulations through the conditional use permit procedure.

Section 6. Sections 17.455.002 and 17.455.003 of the Brentwood Municipal Code are hereby amended to read as follows:

17.455.002. Permitted uses.

A. Residential Subarea A. The following uses are permitted in the PD-5 (planned development five), subarea "A" zone:

1. Those uses which are permitted uses within the R-1 (single-family residential) zoning district of Title 17;

2. Single-family dwelling units not exceeding a density of three and onehalf dwelling units per gross acre excluding any affordable housing units;

3. Attached or detached affordable housing units proposed in conformance with the city's adopted affordable housing ordinance.

B. Commercial Subarea B. The following uses are permitted in the PD-5 (planned development five), subarea "B" zone:

1. Convenience retail uses such as bakeries, pastry shops, coffee shops, book stores, candy stores, florists, newsstands, stationery/gift shops, ice cream parlors and similar uses;

2. Supermarkets, drugstores and similar uses;

3. On-sale or oOff-sale liquor sales relating to a supermarket, drugstore, restaurant or similar use;

4. Service uses such as barber or beauty shops, shoe repair stores, laundromats, dry cleaners, mailing/mailbox centers, copy centers and similar uses;

5. Professional office uses such as dentist offices, real estate offices, title company offices, chiropractic offices, optometrist offices and veterinary clinics or pet stores (excluding boarding facilities);

6. Restaurants and cafés (excluding drive-thrus) without the sale of alcohol and restaurants with on-premises alcohol sales, subject to Chapter 17.695;

7. Financial institutions including banks, savings and loans, and similar uses which offer a wide range of services pursuant to the definition set forth in Section 17.030.030 of this code;

8. General retail uses including appliance stores, hobby shops, sporting goods, clothing, auto parts stores and similar uses;

9. Retail, service, and other permitted uses that conform to the city's noise ordinance pursuant to the definition set forth in Section 17.200.004 and Chapter 9.32 of this code as amended February 12, 2002.

17.455.003. Conditionally permitted uses.

A. Residential Subarea A. The following uses are conditionally permitted in the PD-5 (planned development five), subarea A, zone and require the granting of a conditional use permit pursuant to Chapter 17.830 of this code:

1. Those uses which are conditionally permitted uses within the R-1 (single-family residential) zoning district in Title 17.

B. Commercial Subarea B. The following uses are conditionally permitted in the PD-5 (planned development five), subarea B, zone and require the granting of a conditional use permit pursuant to Chapter 17.830 of this code:

1. On-sale or oOff-sale liquor establishments not relating to a supermarket, drugstore, restaurant or similar use;

1.2. Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695;

2.3. Convenience stores;

3.4. Meeting rooms/fraternal halls and neighborhood community centers;

4.5. Open storage or outdoor display of seasonal merchandise;

5.6. All drive-through or drive-up establishments (subject to Chapter

17.655);

6.7. Other uses that the community development director determines, because of the type of operation, material stored or sold or other special circumstances require special consideration and regulations through the conditional use permit procedure.

Section 7. Sections 17.460.002 and 17.460.003 of the Brentwood Municipal Code are hereby amended to read as follows:

17.460.002. Permitted uses.

The following uses are permitted within the PD-10 zone:

A. Subarea A. The following uses shall be permitted within this subarea:

1. General retail sales (excluding uses without outdoor storage or display), financial institutions, professional offices uses; veterinarian or pet store (excluding kennels), supermarket and drugstores; restaurants without the sale of alcohol and restaurants with on-premises alcohol sales, subject to Chapter 17.695;

2. Service uses including, but not limited to, banks, addressing and mailing service, appliance, television and radio repair; barber or beauty

shop; butcher, meat market, including frozen food locker; shoe repair, laundromat, dry cleaners and similar uses;

3. Similar uses subject to the approval of the zoning administrator.

B. Subarea B. The following uses shall be permitted within this subarea:

1. Commercial uses or retail sales including, but not limited to, auto rental, leasing or sales, auto service and repair facility, boat and recreational vehicle sales, service and repair facility, parts and accessory store, home improvement, garden supply or nursery, factory outlet retail facilities and similar retail uses requiring or best suited for operation within a warehouse-type facility, commercial uses which may or may not manufacture their primary product on the premises such as drapery shop, cabinet shop, upholstery shop, veterinary clinic, kennel and similar uses;

2. Business services such as laundry, dry cleaning, automotive repair or service establishments such as electronic, clock or watch repair, small equipment rental or repair, health club, reducing studio, recreation club and similar facilities;

3. Office uses which are supplementary to industrial, business or commercial uses, public and quasi-public offices such as government offices, employment office, or utility office;

4. Similar uses subject to the approval of the zoning administrator.

C. Subarea C. The following uses shall be permitted within this subarea:

1. Commercial uses or services such as beauty shop, barber shop, shoe repair, laundromat, community or residential care facility, convenience retail uses such as bakery, pastry shop, bookstore, candy or ice cream store, apparel and accessory store, stationery store, drugstore or pharmacy, food store, restaurants without the sale of alcohol, and restaurants with on-premises alcohol sales, subject to Chapter 17.695, and similar establishments;

2. Business and professional offices such as architects, attorneys, accountants, engineers, insurance agency, real estate and similar professional and general business offices;

3. Financial institutions;

4. Residential uses consisting of apartments, condominiums or townhomes at a density of twenty units per acre;

5. Agricultural employee housing for six or fewer persons, in compliance with California Health and Safety Code Section 17021.5, shall be

subject only to the same requirements as other residential uses within the same zone;

6. Similar uses subject to the approval of the zoning administrator.

D. Subarea D. The following uses shall be permitted within this subarea:

1. Apartments, condominiums, townhouses and attached single-family homes not exceeding a density of sixteen dwelling units per gross acre;

2. Rooming and boarding subject to Section 17.650.003;

3. Accessory facilities or buildings related to the primary use subject to Chapter 17.660;

4. Temporary uses related to the primary use subject to obtaining a temporary use permit pursuant to Section 17.850;

5. Home occupations subject to obtaining a home occupation permit pursuant to Chapter 17.840;

6. Agricultural employee housing for six or fewer persons, in compliance with California Health and Safety Code Section 17021.5, shall be subject only to the same requirements as other residential uses within the same zone;

7. Residential care facilities, regardless of size and occupancy, shall be subject only to the same requirements as other residential uses within the same zone.

E. Subarea E. The following uses shall be permitted within this subarea:

1. Business and professional offices such as architects, attorneys, accountants, engineers, insurance agencies, real estate, medical, dental, dental laboratory, optical and other professional and general business offices;

2. Financial institutions;

3. Addressing and mailing service, blueprinting and photostating service (other than a printer or lithographer), drafting service, messenger service, stenographic service, telegraph office, answering service, private postal box service, travel agency and similar services typically associated with administrative and professional offices;

3.4. Restaurants without the sale of alcohol and restaurants with onpremises alcohol sales, subject to Chapter 17.695;

4.5. Public and quasi-public offices such as government offices, library, employment office, utility offices and similar uses;

5.6. Similar uses subject to the approval of the zoning administrator.

17.460.003. Conditionally permitted uses.

Upon obtaining a conditional use permit pursuant to Chapter 17.830, the following uses are permitted in the PD-10 zone:

A. Subarea A. The following uses shall be conditionally permitted within this subarea:

1. On- or off-sale liquor establishments, recreation services such as bowling alley, skating rink and similar uses;

2. All drive-in, drive-through establishments (subject to Chapter 17.655), building materials, garden supply, outdoor sales or display;

3. Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695;

4. Other uses that the zoning administrator determines, because of type of operation, material stored or sold, or other special circumstances require special consideration and regulations through the conditional use permit procedure.

B. Subarea B. The following uses shall be conditionally permitted within this subarea:

1. Manufacture of food products, pharmaceuticals and similar products excluding the production of fish or meat products or similar products that create excessive sewage or odor problems;

2. Light metal fabrication, machine shops, small welding shop, small assembly, printing shop, contractor storage yard, lumber yard and similar light industrial uses which generate minimal noise, smoke, waste material, etc.;

3. Self-storage facilities subject to Chapter 17.755 (mini-storage or miniwarehouses) with or without resident manager dwelling unit, outdoor storage uses;

4. All drive-in, drive-through establishments (subject to Chapter 17.655) and all on- and off-sale liquor facilities;

5. Churches;

6. Other uses that the zoning administrator determines because of the type of operation, material stored or sold or other special circumstances requiring special consideration and conditioning through the conditional use permit procedure.

C. Subarea C. The following uses shall be conditionally permitted within this subarea:

1. Medical or dental laboratories, medical or dental office or clinic, funeral services and crematorium;

2. Liquor establishments, restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695, health club, reducing studio, recreational club, drive-in or drive-through establishments related to a permitted use (subject to Chapter 17.655);

3. Residential projects requesting a density bonus in accordance with city and state guidelines and regulations;

4. Community or large residential care and day care facilities subject to locational criteria adopted by the planning commission of the city.

D. Subarea D. The following uses shall be conditionally permitted within this subarea:

1. Residential projects with a density exceeding sixteen dwelling units per gross acre; however, no project shall exceed the maximum density of twenty dwelling units per gross acre;

2. Residential projects requesting a density bonus in accordance with city and state guidelines and regulations;

3. Public facilities including parks, playgrounds, public schools and other public buildings;

4. Churches and religious institutions and parochial or private schools;

5. Community buildings, clubs and activities of quasi-public, social, fraternal or recreational character such as golf, tennis and swimming clubs intended to primarily serve the immediate neighborhood or residential project;

6. Community or large residential care and day care facilities subject to locational criteria adopted by the planning commission of the city;

7. Duplexes and triplexes.

E. Subarea E. The following uses shall be conditionally permitted within this subarea:

1. Public and quasi-public uses appropriate to and compatible with the area such as hospitals, medical laboratory, outpatient care facility, convalescent hospitals, business and technical schools;

2. Health club, reducing studio, recreational club, restaurant/lounge with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695, and similar uses;

3. Funeral services, mortuary, crematorium, drug store or pharmacy associated with medical uses, drive-in or drive-through use related to

a permitted use in the zone, excluding drive-in or drive-through restaurants.

F. Subarea E-1. The expansion of existing contiguous commercial or auto sales facilities shall be conditionally permitted within this subarea.

Section 8. Sections 17.462.002 and 17.462.003 of the Brentwood Municipal Code are hereby amended to read as follows:

17.462.002. Permitted uses.

The following uses are permitted within the PD-12 zone:

A. Subarea A. The following uses shall be permitted within this subarea:

1. General retail sales, professional office uses; veterinarian or pet store, excluding kennels;

2. Service uses, including, but not limited to, addressing and mailing service; appliance, television and radio repair; barber or beauty shop; butcher, meat market, including frozen food locker; shoe repair, laundromat, dry cleaners and similar uses;

2.3. Restaurants without the sale of alcohol, and restaurants with onpremises alcohol sales, subject to Chapter 17.695;

3.4. Hotel, auto sales, boat sales, parts and accessory store, camper or recreational vehicle sales, mobile or manufactured housing sales, home improvement center with or without lumber sales, garden supply store or nursery and similar uses involving outdoor sales subject to design controls;

4.5. Similar uses subject to the approval of the zoning administrator.

B. Subarea B. The following uses shall be permitted within this subarea:

1. Business and professional offices such as architects, attorneys, accountants, engineers, insurance agencies, real estate, medical, dental, optical and other professional and general business offices;

2. Financial offices, including banks, savings and loans and mortgage companies but excluding drive-in and drive-through facilities;

3. Business services such as laundry, dry cleaning or service establishments such as electronic, clock, watch repair, health club, reducing studio, recreational club and similar uses;

4. Similar uses subject to the approval of the zoning administrator.

C. Subarea C. The following uses shall be permitted within this subarea:

1. Light industrial uses which generate minimal noise, odor, smoke, waste material, and similar items which may negatively impact the environment are permitted. Such uses include small assembly plants, printing establishments, contractor storage yards and similar uses;

2. Business services such as laundry, dry cleaning, automotive repair or service establishments such as electronic, clock or watch repair, small equipment repair, small welding shop and similar facilities;

3. Commercial uses which may or may not manufacture their product on the premises such as drapery shop, cabinet shop, upholstery shop and similar uses;

4. Business and professional office uses;

5. Warehouse, distribution and wholesale;

6. Research and development space which includes office, support, light industrial and warehouse/research areas (flex tech);

7. Similar uses subject to the approval of the zoning administrator.

17.462.003. Conditionally permitted uses.

The following uses are conditionally permitted only on the granting of a conditional use permit pursuant to Chapter 17.830:

A. Subarea A. The following uses shall be conditionally permitted within this subarea:

1. Auto service station, alternative fuel station, auto repair (tires, brakes, etc., but excluding auto body), auto rental and leasing agency, all on and off-sale liquor facilities, card and gaming room, dance hall, bowling alleys and similar commercial recreational uses, restaurants with onpremises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695, new and used equipment rental, hospital, truck and trailer rental, vocational or trade school;

2. All drive-in, drive-through establishments (subject to Chapter 17.655);

3. Public and quasi-public uses;

4. Other uses that the zoning administrator determines, because of the type of operation, material stored or sold, or other special circumstances, requires special consideration and conditioning through the conditional use permit process.

B. Subarea B. The following uses shall be conditionally permitted within this subarea:

1. Retail-commercial uses which may or may not manufacture their primary product on the premises and are supplementary to the main use on the property such as a drapery shop, carpet shop, upholstery shop, and similar uses;

2. Office uses which are supplementary to an industrial, business, or commercial use permitted within subarea B;

3. Financial institutions when less than three such uses are located in the CB district, at the time of application for a discretionary approval by the city or, if no discretionary approval is needed, at the time of initial nondiscretionary approval, e.g., building permit or certificate of occupancy;

4. Self-storage facilities subject to Chapter 17.755 (mini-storage or miniwarehouse);

5. Light industrial and warehouse uses which have no outdoor storage or activities;

6. Public and quasi-public uses;

7. Churches as temporary uses to be located in existing buildings.

C. Subarea C. The following uses shall be conditionally permitted within this subarea:

1. Manufacture of food products, pharmaceutical, and similar products, excluding the production of fish or meat products or similar products that create excessive sewage or odor problems;

2. Retail-sales which are accessory to a permitted or conditionally permitted use within this subarea;

3. Light metal fabrication, machine shops, and similar uses;

4. Self-storage facilities subject to Chapter 17.755 (mini-storage or miniwarehouses);

5. Home improvement center with or without lumber sales, garden supply store, nursery or lumberyard;

6. Public and quasi-public uses;

7. Other uses that the zoning administrator determines because of the type of operation, material stored or sold or other special circumstance requiring special consideration and conditioning through the conditional use permit procedure.

Section 9. Sections 17.466.002 and 17.466.003 of the Brentwood Municipal Code are hereby amended to read as follows:

17.466.002. Permitted uses.

The following uses are permitted within the PD-16 zone:

A. Village I. The following uses shall be permitted within the village:

1. One single-family dwelling per parcel and a secondary dwelling unit over the garage per the approved PD architectural review documents;

2. Accessory uses subject to Section 17.650.003, excluding rooming and boarding, transient housing and nonresidential accessory uses (i.e., Christmas tree lot, fruit stand, etc.);

3. Accessory buildings subject to Section 17.660.006 and accessory structures subject to Section 17.660.007. Temporary uses defined in Section 17.850.003 shall also be excluded;

4. Home occupations subject to obtaining a home occupation permit pursuant to Chapter 17.840;

5. Community and neighborhood parks as shown on approved tentative map;

6. The keeping of domestic animals or pets subject to Chapter 17.670;

7. Small-family day care facilities limited to a maximum of six children;

8. Residential care facilities, regardless of size and occupancy, shall be subject only to the same requirements as other residential uses within the same zone;

9. Agricultural employee housing for six or fewer persons, in compliance with California Health and Safety Code Section 17021.5, shall be subject only to the same requirements as other residential uses within the same zone.

B. Village II. The following uses shall be permitted within the village:

1. One single-family dwelling per parcel;

2. Accessory uses subject to Section 17.650.003, excluding rooming and boarding, transient housing and nonresidential accessory uses (i.e., Christmas tree lot, fruit stand, etc.). Temporary uses defined in Section

17.850.003 shall also be excluded;

3. Accessory buildings subject to Section 17.660.006 and accessory structures subject to Section 17.660.007;

4. Home occupations subject to obtaining a home occupation permit pursuant to Chapter 17.840;

5. Community and neighborhood parks as shown on approved tentative map;

6. The keeping of domestic animals or pets subject to Chapter 17.670;

7. Small-family day care facilities limited to a maximum of six children; Residential care facilities, regardless of size and occupancy, shall be subject only to the same requirements as other residential uses within the same zone;

8. Agricultural employee housing for six or fewer persons, in compliance with California Health and Safety Code Section 17021.5, shall be subject only to the same requirements as other residential uses within the same zone.

C.Subarea A. The following uses shall be permitted within this subarea:

1. General retail sales (excluding uses with outdoor storage or display); financial institutions; professional offices uses; pet stores (excluding kennels); markets and food stores; appliance, radio and television sales; drug and general convenience stores;

2. Existing nonconforming uses within subarea A shall include two existing single-family residences which will be allowed to continue indefinitely until a time when the structure is modified or converted to another use wherein it may no longer maintain its nonconforming status and will be held to the planned development standards applicable to subarea A;

3. Service uses including, but not limited to, banks; cafés and bakeries; addressing and mailing service; barber or beauty shop; butcher shop; delicatessen; shoe repair and sales; laundromat; dry cleaners; and similar uses;

4. Commercial uses and convenience retail uses such as bakery, pastry shop, book store, candy or ice cream store, apparel and accessory store, stationery store and similar retail establishments;

4.5. Restaurants without the sale of alcohol, restaurants with on-premises alcohol sales, subject to Chapter 17.695;

5.6. Business and professional offices such as architects, financial institutions, attorneys, accountants, engineers, travel agency, insurance agency, title companies, real estate and similar professional and general business offices;

6.7. Parks, playgrounds and open space uses identified on the approved tentative map;

7.8. Similar uses subject to the approval of the zoning administrator.

D. Subarea B. The following uses shall be permitted within this subarea:

1. Single-family detached dwelling units;

2. Rooming and boarding subject to Section 17.650.003;

3. Accessory structures shall be permitted subject to specific small-lot accessory structure development standards that may be prepared by the developer and submitted for the review and approval of the community development director prior to recordation of the final map. All future accessory structures shall adhere to these development standards;

4. Temporary uses related to the primary use and subject to obtaining a temporary use permit subject to Chapter 17.850;

5. Home occupation subject to obtaining a home occupation permit pursuant to Chapter 17.840;

6. The keeping of animals or pets subject to Chapter 17.670;

7. Recreational trails, parks and open space;

8. (Reserved);

9. Residential care facilities, regardless of size and occupancy. Residential care facilities shall be subject only to the same requirements as other residential uses within the same zone;

10.Agricultural employee housing for six or fewer persons, in compliance with California Health and Safety Code Section 17021.5, shall be subject only to the same requirements as other residential uses within the same zone;

11.Similar uses as determined by the community development director.

17.466.003. Conditionally permitted uses.

Upon obtaining a conditional use permit pursuant to Chapter 17.830, the following uses are permitted in the PD-16 zone:

A. Village I. The following uses shall be conditionally permitted within this village:

1. Commercial day care facilities contiguous to subarea A or immediately adjacent to Walnut Boulevard. In-home, large-family day care facilities subject to the location criteria adopted by resolution of the planning commission of the city;

2. Secondary dwelling units not originally approved under PD architectural design approvals, subject to Section 17.100.005;

3. Churches and other religious institutions immediately adjacent to Walnut Boulevard or contiguous to subarea A.

B. Village II. The following uses shall be conditionally permitted within this village:

1. Commercial day care facilities contiguous to subarea A or immediately adjacent to Walnut Boulevard. In-home, large-family day care facilities subject to the location criteria adopted by resolution of the planning commission of the city;

2. Secondary dwelling units not originally approved under PD architectural design approvals, subject to Section 17.100.005;

3. Churches and other religious institutions immediately adjacent to Walnut Boulevard.

C. Subarea A. The following uses shall be conditionallyed permitted within this subarea:

1. On- or Ooff-sale liquor establishments;

2. Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695,)Sit-down restaurants and pizza parlors that are not associated with a drive-through facility. Outdoor dining areas are highly encouraged;

3. Day care facilities;

4. Cinemas and/or theaters;

5. Gas station, alternative fuel station/mini-mart, without service bays: this use must integrate with other site circulation and design. Additional access points on Walnut Boulevard and Balfour Road are not allowed (see the development plan and related exhibits). Automotive, boat, recreational vehicle or similar sales and/or service are specifically prohibited;

6. Veterinarians;

7. Public and quasi-public offices such as government offices, library, employment office, utility offices and similar uses, including day care facilities;

8. Other uses that the zoning administrator determines, because of type of operation, material stored or sold, or other special circumstances require special consideration and regulations through the conditional use permit procedure.

D. Subarea B. The following uses shall be conditionally permitted within this subarea:

1. Those identified in Section 17.140.003 (R-2 zone) of the zoning ordinance, which are subject to the granting of a conditional use permit by the city.

Section 10. Section 17.467.002 of the Brentwood Municipal Code isare hereby amended to read as follows:

17.467.002. Garin Ranch specific plan.

I. Commercial Development Regulations. The commercial zone is intended to serve the general shopping needs of the Garin Ranch community as well as the city of Brentwood and the surrounding area.

Development, including subdividing parcels, will not be allowed within the commercial zone unless a comprehensive site development plan is approved by the planning commission. This plan must include a major tenant, a day care facility, a Park-and-Ride lot and pedestrian access to the school site.

1. Permitted Uses: General retail sales excluding uses with outdoor storage or display; professional office uses, veterinarian or pet stores excluding kennels. Such uses include:
a. Apparel stores, bakery, banks and financial institutions, beauty or barber shops, book store, candy stores, cleaning and laundry agencies, delicatessen, floral shops, food stores, gift shop, meat markets, offices, pharmacy, photography studios, photo processing, sporting goods, video machine and tape rental/sales.
b. Service uses including, but not limited to, addressing and mailing service, appliance, television and radio repair, barber or beauty shop, butcher, meat market, including frozen food locker, shoe repair, laundromat, dry cleaners and similar uses.
c. Office uses.
d. Restaurants without the sale of alcohol, restaurants with onpremises alcohol sales, subject to Chapter 17.695)Restaurant or café without liquor sales.
e. Day care facilities.

2. Conditionally Permitted Uses:
a. Billiard hall; dance hall; laboratory-medical, dental, optical; meeting room lodge, fraternal hall, community facility, medical or dental office, hospital, restaurant or café with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter

17.695)with liquor sales, on- or off-sale liquor establishments, and recreation services.

b. All drive-in, drive-through establishments (subject to Chapter

17.655), garden supply, outdoor sales or display.

Section 11. Sections 17.470.002 and 17.470.003 of the Brentwood Municipal Code are hereby amended to read as follows:

17.470.002. Permitted uses.

The following uses are permitted within the PD-20 zone.

A. Single-Family (SF). Permitted uses shall be attached single-family homes, including model homes sales facilities; common-use recreation facilities; and other uses, including home occupations, determined similar or compatible by the zoning administrator.

1. Residential care facilities, regardless of size and occupancy, shall be subject only to the same requirements as other residential uses within the same zone;

2. Agricultural employee housing for six or fewer persons, in compliance with California Health and Safety Code Section 17021.5, shall be subject only to the same requirements as other residential uses within the same zone.

B. General Commercial. The following uses shall be permitted:

1. General retail sales, excluding uses with outdoor storage or display, professional office uses; veterinarian or pet store, excluding kennels;

2. Service uses, including, but not limited to, addressing and mailing service; appliance, television and radio repair; barber or beauty shop; butcher, meat market, including frozen food locker; shoe repair, laundromat, dry cleaners and similar uses.

3. Similar uses subject to the approval of the zoning administrator.

C. Planned Employment Center. The following uses shall be permitted:

1. Business and professional offices such as architects, attorneys, accountants, engineers, insurance agency, travel agency, real estate, medical, dental, dental laboratory, optical clinics, title companies, financial institutions, other professional and general business offices and data processing facilities. Both single and multi-tenant office uses are permitted;

2. Service uses, including addressing and mailing service, blueprinting and photostating service (other than a printer or lithographer); drafting

service; messenger service; television, computer, radio and appliance repair; stenographic service; telegraph office; answering service; private postal box service and similar services typically associated with administrative and professional offices. Automotive, boat, recreational vehicle or similar sales and/or service are specifically prohibited;

3. Information data processing facilities;

4. Storage, warehousing and warehousing uses which include a small percentage of office uses, such as general contractors, plumbing contractors, electrical contractors, etc., provided that there is no outdoor storage;

5. Finished product assembly such as computer assembly, bookbinding and garment manufacture;

6. Commercial uses or retail sales, including, but not limited to, commercial uses which may or may not manufacture their primary product on the premises such as drapery shop, cabinet shop, upholstery shop, carpet sales, spa sales, sales of building supplies, satellite dish sales, and furniture sales;.

6.7. Restaurants without the sale of alcohol, restaurants with on-premises alcohol sales, subject to Chapter 17.695.

17.470.003. Conditionally permitted uses.

The following uses are permitted only on the granting of a conditional use permit pursuant to Chapter 17.830.

A. Single-Family (SF).

The following uses shall be conditionally permitted:

1. Those uses which are conditionally permitted in the R-1 zone district with the exception of attached housing, which shall be a permitted use as governed by Section 17.130.003(C).

B. General Commercial.

The following uses shall be conditionally permitted:

1. Auto service station, alternative fuel station, tire shop, repair shop, machine shop, auto seat and upholstery shop; billiard hall; bowling alleys; card room gaming; dance hall; laboratory-medical, dental, optical; meeting room-lodge fraternal hall, community facility; medical or dental office; hospital; restaurant or café, on or off-sale liquor establishments; recreation services such as bowling alley, skating rink and similar uses;

2. All drive-in, drive-through establishments (subject to Chapter 17.655), building materials, garden supply, outdoor sales or display;

3. Other uses that the zoning administrator determines, because of type of operation, material stored or sold, or other special circumstances require special consideration and regulations through the conditional use permit procedure.

C. Planned Employment Center.

The following uses shall be conditionally permitted:

1. Hospitals; medical facilities; facilities for care of the elderly, including residential, congregate residential and convalescent care;

2. Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695;

3. Health club or recreational club;

4. Veterinary clinic;

5. Public and quasi-public use such as government office, library, employment office, utility offices, and similar uses, including day care facilities;

6. Similar uses subject to the approval of the zoning administrator.

D. Open Space/Golf Course.

The following uses shall be conditionally permitted:

1. Golf course and associated uses, including clubhouse, driving range, swimming and tennis facilities, and related uses.

Section 12. Section 17.471.003 of the Brentwood Municipal Code isare hereby amended to read as follows:

17.471.003. Area B general commercial uses.

Area B of the development plan and related exhibits shall be subject to the following:

A. Permitted Uses. The following uses are permitted within Area B:

1. Commercial retail including sales or rentals of new merchandise or services, or personal or financial services such as:
a. Convenience retail uses such as a bakery, pastry shop, coffee shop, candy store, newsstand, ice cream parlor;
b. Clothing stores;
c. Pharmacies/drug stores;
d. Small grocery stores (twenty thousand square feet maximum

floor area), delicatessens, bakeries or pastry shop;
e. Hardware stores;
f. Restaurants, without the sale of alcohol, and restaurants with onpremises alcohol sales, subject to Chapter 17.695including those which provide outdoor use of designated seating areas;
g. Bookstores and video stores;
h. Florist;
i. Stationary store/gift shop;
j. Printing or copying stores;
k. Office supply store;
l. Barber shops and beauty parlors;
m. Banks and savings and loans with ATM;
n. Clothes cleaning, laundry pickup stations, launderettes, pressing shops and shoe repair;
o. New auto retail with secondary service and repair uses; p. Studios and instructional facilities, such as dance studios, music studios or similar establishments;
q. Public and quasi-public uses, such as government office, library, employment office, utility offices and similar uses; r. Professional and business offices including medical offices; s. Health/fitness center;
t. Veterinary clinic with indoor medical boarding facilities; u. Drapery shop, upholstery shop, carpet sales, spa sales, satellite dish sales and furniture sales provided that they do not manufacture their primary product on the premises, and there is no outdoor storage;
v. Incidental and accessory buildings and uses on the same lot with and necessary for the operation of any permitted uses; such uses may include a parking lot.

2. A one-hundred-twenty-room hotel;

3. Senior apartments at thirty dwelling units per acre only if associated with a residential care facility campus located within the entirety of subareas B and D of this zone;

4. Convalescent hospitals; large residential care facilities, including

residential, congregate residential, convalescent care, and assisted care; facilities for the care of the sick or elderly, health club or recreational club, dining room, entertainment area, library, art and craft room and private dining room, full service main kitchen and laundry areas reflecting industry standards of density and design.

B. Conditionally Permitted Uses. The following uses may be permitted within Area B pursuant to approval of a conditional use permit:

1. Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695;

1.2.Selling of alcoholic beverages associated with any other a permitted use;

2.3.Operation of a drive-through associated with a permitted use;

3.4.Outdoor sales or display;

4.5.Tasting rooms or boutique wineries;

5.6.Temporary and interim uses including a nursery, produce market, auction gallery, flea market, or craft and art fairs;

6.7.Churches and religious institutions;

7.8.Other similar uses as determined by the community development director.

Section 13. Sections 17.484.002 and 17.484.003 of the Brentwood Municipal Code are hereby amended to read as follows:

17.484.002. Permitted uses.

The following uses are permitted within the PD-34 zone:

A. Convenience retail uses such as bakeries, pastry shops, bookstores, candy stores, florists, newsstands, stationery/gift shop, ice-cream parlor and similar uses;
B. General retail sales with limited outdoor storage and display; professional offices uses; veterinarian or pet store (excluding kennels), supermarket and drugstores;
C. Service uses including, but not limited, to addressing and mailing service, appliance, television and radio repair; barber or beauty shop; butcher, meat market including frozen food locker; shoe repair, laundromat, dry cleaners and similar uses;
D. Financial institutions;

E. Restaurants without the sale of alcohol, restaurants with on-premises alcohol sales, subject to Chapter 17.695. with take-out service only, with no restriction on the number or area of such uses within the center; F. Restaurants and cafés, with sit-down facilities only, limited to a total of five thousand square feet within the entire shopping center.

17.484.003. Conditionally permitted uses.

Upon obtaining a conditional use permit pursuant to Chapter 17.830, the following uses are permitted in the PD-34 zone:

A. Liquor stores, recreation services such as a billiard hall, bowling alley, skating rink and similar uses;
B. Auto service station, alternative fuel station, tire shop, auto seat and upholstery shops; laboratories for medical, dental, optical uses; meeting room/fraternal hall, neighborhood community center; B.

C. Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695;).Restaurants and cafés with sit-down facilities only, when the total square footage of such uses within the shopping center exceeds five thousand square feet;
D. Nursery, child care, day care centers;
E. Other uses that the zoning administrator determines, because of type of operation, material stored or sold, or other special circumstances require special consideration and regulations through the conditional use permit procedure.

Section 14. Sections 17.485.002 and 17.485.003 of the Brentwood Municipal Code are hereby amended to read as follows:

17.485.002. Permitted uses.

C. The following uses are permitted in sub-area B:

1. Convenience retail uses such as bakeries, pastry shops, book stores, candy stores, florists, news-stands, stationery/gift shops, ice-cream parlors, and similar uses.

2. Supermarkets, drug stores, and similar uses.

3. Barber or beauty shops, shoe repair, laundromats, dry cleaners, and similar uses.

3.4. Restaurants without the sale of alcohol, restaurants with onpremises alcohol sales, subject to Chapter 17.695.

17.485.003. Conditionally permitted uses.

The following uses are conditionally permitted in the PD-35 zone:

A. The following uses are conditionally permitted in subareas A, C, D, E, F, G, H, I, and K:

1. Upon obtaining a use permit, those uses permitted under the R-1 zone, Section 17.130.003.

B. The following uses are conditionally permitted in subarea J:

1. Upon obtaining a use permit, those uses permitted under the RE zone, Section 17.110.003.

C. The following uses are conditionally permitted in subarea B:

1. On-sale or oOff-sale liquor establishments;

2. Fuel sale facilities, alternative fuel stations, convenience stores, meeting rooms/fraternal halls, and neighborhood community centers;

3. Restaurants and cafés with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695;

4. Nurseries, child care centers, day care centers, and similar uses;

5. Other uses that the community development director determines, because of the type of operation, material stored or sold, or other special circumstances require special consideration and regulations through the conditional use permit procedure.

Section 15. Sections 17.486.002 and 17.486.003 of the Brentwood Municipal Code are hereby amended to read as follows:

17.486.002. Permitted and conditionally permitted uses and general development standards for subarea A (mixed-use business park area).

A. Permitted Uses for Subarea A.

1. Business, professional, financial, and medical offices;

2. Light industrial uses, including by way of example, but not limited to, computer software and biotechnology companies, medical supply companies, medical, dental, and optical laboratories, and warehouses (distribution and wholesale);

3. Research and development facilities;

4. Light manufacturing uses, such as small assembly and printing

shops, which generate minimal noise, odor, smoke, waste material, and other similar impacts;

5. Uses that manufacture their primary product on the premises, such as a drapery shop, cabinet shop, or upholstery shop, including ancillary retail sale of these products;

6. General retail sales less than seventy-five thousand square feet in gross floor area, including food service, that do not exceed ten percent of the respective building area;

7. Financial institutions;

8. Commercial services, including by way of example, but not limited to, barber and beauty shops, laundry and dry cleaning facilities, copying and printing facilities, electronic repair facilities, small equipment rental and repair, technology access and telecommuting centers, messenger and stenographic services, and travel agencies;

8.9. Restaurants without the sale of alcohol, restaurants with onpremises alcohol sales, subject to Chapter 17.695.

9.10. Other similar uses as determined by the community development director.

B. Conditionally Permitted Uses for Subarea A.

1. Public and quasi-public uses such as hospitals, convalescent hospitals, and business and technical schools;

2. Health clubs;

3. Bars and lounges;

4. Industrial uses that would have a moderate to high impact on surrounding uses, including by way of example, but not limited to, metal fabrication, machine shops, and welding shops;

5. Conference facilities, meeting halls, and similar uses;

6. Outdoor storage yards or outdoor industrial yards;

7. Restaurants, excluding drive-throughs, with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695, subject to a parking analysis indicating current development and the availability of parking;

8. Manufacture of food products, pharmaceuticals, and similar products, excluding the production of fish or meat products, or similar products that create excessive sewage or odor problems, provided all manufacturing activities are performed completely within an enclosed building;

9. On-orO off-site alcohol sales;

10. Retail uses equal to or greater than seventy-five thousand square feet in gross floor area;

11. Other uses that the community development director determines because of the type of operation, material stored or sold, or other special circumstances that require special consideration and conditioning through the conditional use permit process.

17.486.003. Permitted and conditionally permitted uses and general development standards for subarea B (regional commercial area).

A. Permitted Uses for Subarea B.

1. Large-scale regional retail sales uses less than seventy-five thousand square feet in gross floor area, including by way of example, but not limited to, big-box stores, factory outlets, discount and similar retail uses requiring or best suited for operation within a warehouse-type facility; large department stores; large-scale general merchandise, sporting goods, home furnishings, home improvement and building materials (with or without lumber sales), home appliances, nursery, garden supply, hardware, electronics, office supply, and off-sale liquor sales stores; large-scale book, video, music, and toy stores; largescale pet and pet supply stores, including on-site veterinary clinics (excluding kennels); and large-scale automobile, motorcycle, recreational vehicle, and boat parts and accessory stores;

2. Temporary outdoor display and/or sale of merchandise on sidewalks that front buildings, subject to Chapter 17.850 of this title. Sales and display areas are to cover no more than fifty percent of the sidewalk area in front of a user's building or unit, and are to be maintained in an attractive, neat, and clean appearance;

3. General retail sales less than seventy-five thousand square feet in gross floor area, including by way of example, but not limited to, junior department stores; supermarkets; drugstores; general merchandise, sporting goods, home furnishings, home improvement, home appliance, nursery, garden supply, hardware, electronics, office supply and off-sale liquor sales stores; book, video, music, and toy stores; pet and pet supply stores, including on-site veterinary clinics (excluding kennels); and automobile, motorcycle, recreational vehicle, and boat parts and accessory stores;

4. Specialty merchandise and convenience sales, including by way of example, but not limited to, specialty foods, delicatessen, bakery, pastry, candy, ice cream, butcher, meat market, wine, tobacco, apparel and accessory, jewelry, cosmetics, gift, stationery, shoe, kitchenware, hobby and specialty interest stores;

5. Video arcades; bowling alleys; and skating rinks;

6. Commercial services, including by way of example, but not limited to, barber and beauty shops; electronic, appliance, watch and clock repair; small equipment rental and repair; technology and telecommuting centers; addressing and mailing service; blueprinting, photostatting, and desktop publishing service; drafting, messenger, answering, and stenographic service; telegraph office; private postal box service; and travel agency;

7. Financial institutions;

8. Business, professional, financial, and medical offices, including by way of example, but not limited to, large-scale single and/or multi-tenant office uses;

9. Studios and instructional facilities, such as dance studios, music studios, or similar establishments;

10. Health clubs, subject to a plan indicating current development and the availability of parking, to the satisfaction of the community development director;

11. Restaurants, excluding drive-throughs, without the sale of alcohol, and restaurants with on-premises alcohol sales, subject to Chapter 17.695;

12. Other similar uses as determined by the community development director.

B. Conditionally Permitted Uses for Subarea B.

1. Liquor stores, bars, lounges, and drive-through restaurants (subject to Chapter 17.655);

1.2. Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695;

2.3. New or used car, boat, or recreational vehicle sales;

3.4. Hotels and motels;

4.5. Conference facilities, meeting halls, and similar uses;

5.6.Veterinary facilities, including kennels;

6.7. Retail uses equal to or greater than seventy-five thousand square feet in gross floor area;

7.8. Other uses that the community development director determines, because of the type of operation, material stored or sold, or other special circumstances, that require special consideration and conditioning through the conditional use permit processed by the community development director.

Section 16. Sections 17.488.004, 17.488.005, 17.488.006, 17.488.007,

17.488.008, 17.488.009, 17.488.010, 17.488.011, 17.488.012, 17.488.013,

17.488.014, and 17.488.015 of the Brentwood Municipal Code are hereby amended to read as follows:

17.488.004. Permitted uses in subarea B.

The following uses are permitted within subarea B of PD-38:

A. General and regional retail uses;
B. Business, office, and service establishments under two thousand square feet, such as, but not limited to, laundromat, dry cleaning, travel agencies, insurance offices, electronic and television repair, small equipment rental or repair, optical or veterinary pet services (excluding kennels), and other similar business, office, and service establishments that are under two thousand square feet, excepting that the second story of an office over retail building is not limited to two thousand square feet and can be used for office uses up to one hundred percent;
C. Banks and financial institutions;
D. Restaurants (without drive-in or drive-through facilities) without the sale of alcohol, restaurants (without drive-in or drive-through facilities) with on-premises alcohol sales, subject to Chapter 17.695, café, and other food service uses, including outdoor dining, but without drive-in or drive-through facilities providing the size of the food service use is fifteen percent or less of the floor area of the building;
E. Similar uses subject to the approval of the community development director.

17.488.005. Conditionally permitted uses in subarea B.

The following uses are permitted in subarea B of PD-38 subject to securing a conditional use permit pursuant to Chapter 17.830:

A. Drive-in and drive-through establishments (subject to Chapter

17.655), excluding drive-through restaurants and all prohibited uses; B. Liquor sales for on-or off-site consumption that are ancillary to the primary retail use;
C. Businesses whose primary use is off-site liquor sales, other than as ancillary to a primary retail use;
D. Outdoor sales/display uses and outdoor storage facilities; E. Business, office, and service uses over two thousand square feet, plus

medical or dental offices, or clinics over two thousand square feet.

Business and trade schools;
F. Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695), café, and other food service uses, including outdoor dining, that are larger than fifteen percent of the floor area of the building in which the restaurant or food service use is located;
G. Day care facilities;
H. Other uses that the community development director determines because of the type of operation, material stored or sold, or other special circumstances requiring special consideration and conditioning through the conditional use permit procedure.

17.488.006. Permitted uses in subarea C.

The following uses are permitted within subarea C of PD-38:

A. Business, office, and service uses including medical, dental, and optical offices or clinics, and veterinary facilities (excluding kennels); B. Public and quasi-public offices, such as government offices, library, employment office, utility office, and similar uses;
C. Business park uses, including, but not limited to, research and development uses, warehouse, distribution and wholesale uses, medical or dental laboratories, and other similar uses;
D. Light industrial and manufacturing uses, such as small assembly, printing shop, and similar uses, which generate minimal noise, odor, smoke, waste material, or other similar impacts;
E. Uses that manufacture their primary product on the premises, such as a drapery shop, cabinet shop, upholstery shop, and similar uses. Ancillary retail sale of these products is allowed;
F. General retail uses, including cafés and food service uses that do not exceed fifteen percent of the building area of an office, business park or industrial building, and are intended to primarily serve users of subarea C; F.G. Restaurants without the sale of alcohol, restaurants with on-premises alcohol sales, subject to Chapter 17.695;
G.H. Day care facilities;
H.I.Other similar uses as determined by the community development director; I.J. Emergency shelters, as defined in Section 17.030.030 and developed per the R-1 zoning regulations in Chapter 17.130;

J.K. Multifamily housing units, senior apartments and living facilities, and institutional levels of congregate care at a density of 20.1 to 30.0 units per acre developed per the R-3 zoning regulations in Chapter 17.150.

17.488.007. Conditionally permitted uses in subarea C.

The following uses are permitted in the PD-38 subarea C subject to securing a conditional use permit pursuant to Chapter 17.830:

A. Public and quasi-public uses appropriate to and compatible with the area, such as hospitals, convalescent hospitals, and business and technical schools;
B. Animal boarding kennels;
C. Funeral services, mortuaries and crematoriums;
D. Health club, reducing studios, recreational services and similar facilities; E. Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695;
E.F.Restaurants, bBars, lounges and food service uses that exceed fifteen percent of the building area of an office, business park or industrial building, or are a freestanding building;
F.G.Light or medium industrial uses that will have a moderate to high impact on surrounding uses, including, but not limited to, metal fabrication, machine shops, and welding shop;
G.H. Outdoor storage yard or outdoor industrial uses;
H.I. Manufacture of food products, pharmaceuticals, and similar products, excluding the production of fish or meat products, or similar products that create excessive sewage or odor problems, provided all manufacturing activities are performed inside a building; I.J. Other uses that the community development director determines because of the type of operation, material stored or sold, or other special circumstances that require special consideration and conditioning through the conditional use permit procedure.

17.488.008. Permitted uses within subarea D.

The following uses are permitted in subarea D of PD-38:

A. Attached and detached single-family dwellings, condominiums and townhomes;
B. Duplex, triplex, apartments and other small multifamily structures;

C. Parks, playgrounds, and recreation trails;
D. Other permitted uses identified in Chapter 17.140 of the Brentwood Municipal Code (R-2 zone).

17.488.009. Conditionally permitted uses within subarea D.

The following uses are permitted in subarea D of PD-38 subject to securing a conditional use permit pursuant to Chapter 17.830:

A. (Reserved);
B. Those uses identified in Chapter 17.140 of the Brentwood Municipal Code as being conditionally permitted (R-2 zone).

17.488.010 Permitted uses within subarea E.

A. North of the extension of Fairview Avenue:

1. General and regional retail uses;

2. Business services, such as laundry, dry cleaning;

3. Automotive parts and sales without service or repairs;

4. Service establishments, such as electronics or television repair, and small equipment rental or repair;

5. Day care facilities;

6. Banks and financial institutions;

7. Health club, reducing studios, recreational services and similar facilities;

8. Restaurants, cafés, and other food service uses without the sale of alcohol, and restaurants with on-premises alcohol sales, subject to Chapter 17.695) , including outdoor dining, but without drive-in or drive-through facilities providing the size of the food service use is fifteen percent or less of the floor area of the building;

9. Business or technical schools;

10.Carpet and flooring stores;

11.Business, office (medical and professional), and service establishments such as, but not limited to, laundromat, dry cleaning, travel agencies, insurance offices, electronic and television repair, small equipment rental or repair, optical or veterinary pet services (excluding kennels), and other similar business, office, and service establishments;

12.Similar uses subject to the approval of the community development director.

B. South of the extension of Fairview Avenue:

1. General and regional retail uses;

2. Health club, reducing studios, recreational services and similar facilities;

3. Carpet and flooring stores;

4. Business, office (medical and professional), and service establishments such as, but not limited to, laundromat, dry cleaning, travel agencies, insurance offices, electronic and television repair, small equipment rental or repair, optical or veterinary pet services (excluding kennels), and other similar business, office, and service establishments;

5. Banks and financial institutions;

6. Restaurants, cafés, and other food service uses without the sale of alcohol, and restaurants with on-premises alcohol sales, subject to Chapter 17.695 but without drive-in or drive-through
facilitiesRestaurant, café, and other food service uses, including outdoor dining, but without drive-in or drive-through facilities providing the size of the food service use is fifteen percent or less of the floor area of the building;

7. Business and technical schools;

8. Automotive parts sales without auto service or repairs;

9. Similar uses subject to the approval of the community development director.

17.488.011. Conditionally permitted uses within subarea E.

A. North of the extension of Fairview Avenue:

1. Auto rental, leasing or sales, boat and recreational vehicle sales;

2. Drive-in and drive-through establishments, excluding drivethrough restaurants (subject to Chapter 17.655);

3. On-andO off-site sales of alcohol;

4. Outdoor sales/display uses and outdoor storage facilities;

5. Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695)Restaurant, café, and other food service uses, including outdoor dining, that are larger than fifteen percent of the floor area of the building in which the restaurant or food service use is located;

6. Automotive repair and service;

7. Other uses that the community development director determines

because of the type of operation, material stored or sold, or other special circumstances requiring special consideration and conditioning through the conditional use permit procedure.

B. South of the extension of Fairview Avenue:

1. Drive-in and drive-through establishments, excluding drivethrough restaurants (subject to Chapter 17.655);

2. Alcohol sales for on-or off-site consumption;

3. Outdoor sales/display uses and outdoor storage facilities;

4. Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695)Restaurant, café, and other food service uses, including outdoor dining, that are larger than fifteen percent of the floor area of the building in which the restaurant or food service use is located;

5. Day care facilities;

6. Other uses that the community development director determines because of the type of operation, material stored or sold, or other special circumstances requiring special consideration and conditioning through the conditional use permit procedure.

17.488.012. Permitted uses within subarea F.

A. General and regional retail uses;
B. One full-service supermarket/grocery store or similar use, including the ancillary sale of alcohol under a Type 20 or 21 (or equivalent) license issued by the California Department of Alcoholic Beverage Control; C. Business, professional, medical, dental, and veterinary offices (excluding kennels);
D. Personal services, including day spas;
E. Service uses including, but not limited to, laundromats and dry cleaners; F. Small equipment rental and/or repair, including electronics; G. Financial institutions;
H. Restaurants, without the sale of alcohol, and restaurants with on-premises alcohol sales, subject to Chapter 17.695)including those that sell alcohol, subject to all restrictions associated with Type 41 or 47 (or equivalent) licenses issued by the California Department of Alcoholic Beverage Control; I. Outdoor dining when it is ancillary to an existing permitted use within the center and all ADA accessibility requirements are continuously met;

J. Indoor recreational facilities, including ancillary child care facilities; K. Similar uses as determined by the community development director.

17.488.013. Conditionally permitted uses within subarea F.

A. Drive-through features (subject to Chapter 17.655);
B. Alcohol sales for off-premises consumption including any sale of alcohol requiring a Type 20 or 21 (or equivalent) license issued by the California Department of Alcoholic Beverage Control;
B.C. Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695;
C.D. Outdoor sales/display uses and outdoor storage facilities; D.E. Child care facilities;
E.F.Educational, instructional and/or training facilities or campuses including classrooms, administrative office space, and student and faculty services; F.G. Auto, boat, and recreational vehicle sales and repair of the same when ancillary to a sales use;
G.H. Gas stations and alternative fuel stations;
H.I.Retail uses equal to or greater than seventy-five thousand square feet in gross floor area;
I.J. Other uses that the community development director determines because of the type of operation, material stored or sold, or other special circumstances requiring special consideration and conditioning through the conditional use permit procedure.

17.488.014. Permitted uses within subarea G.

The following uses are permitted in subarea G of PD-38:

A. Attached and detached single-family dwellings, condominiums and townhomes;
B. Duplex, triplex, apartments and other small multifamily structures; C. Parks, playgrounds, and recreation trails;
D. Other permitted uses identified in Chapter 17.140 of the Brentwood Municipal Code (R-2 zone).

17.488.015. Conditionally permitted uses within subarea G.

A. (Reserved);

B. Those uses identified in Chapter 17.140 of the Brentwood Municipal Code as being conditionally permitted (R-2 zone).

Section 17. Sections 17.490.002 and 17.490.003 of the Brentwood Municipal Code are hereby amended to read as follows:

17.490.002. Permitted uses.

The following uses are permitted within the PD-40 zone.

A. The following uses shall be permitted within this subarea:

1. Manufacturing uses consistent with high technology, electronics, R and D assembly and flex-space users;

2. Manufacturing uses, including food products, pharmaceuticals and similar products that do not create excessive sewage or odor problems;

3. Light metal fabrication, machine shops, welding shops, small assembly, printing shops and similar light industrial uses which generate minimal noise, smoke, glare, waste material, etc.;

4. Financial institutions;

5. Medical and dental offices and/or laboratories;

6. Restaurants without the sale of alcohol, and restaurants with onpremises alcohol sales, subject to Chapter 17.695; cafés, delis, sports bars, health clubs and reducing studios to the extent that such uses do not occupy more than ten percent of the gross floor area of an individual building;

7. Day care and child care facilities and meeting rooms in conjunction with another permitted use;

8. Public and quasi-public uses appropriate and compatible with the area such as educational institutions, business, technical, vocational and trade schools;

9. Stock brokerages, mortgage and real estate companies, credit union offices, but not banks and savings and loan institutions;

10. Business and professional offices such as architects, attorneys, accountants, engineers, insurance agencies, and other professional and general business offices;

11. Commercial uses which manufacture their primary product on the premises such as drapery shops, cabinet shops, upholstery shops, and similar uses;

12. Similar uses subject to the approval of the zoning administrator,

provided they are not conditionally approved uses or prohibited by this chapter.

17.490.003. Conditionally permitted uses.

Upon obtaining a conditional use permit pursuant to Chapter 17.830, the following uses are permitted in the PD-40 zone.

A. The following uses shall be conditionally permitted within this subarea:

1. Hospitals;

2. Out-patient care facilities;

3. Community center facilities;

3.4. Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695;

4.5. Other uses that the zoning administrator determines, because of the type of operation, materials stored or sold, or other special circumstances require special consideration and regulations through the conditional use permit procedure, provided they are not prohibited by this chapter.

Section 18. Section 17.491.003 of the Brentwood Municipal Code isare hereby amended to read as follows:

17.491.003. Conditionally permitted uses.

A. Subarea A. The following uses shall be conditionally permitted within this subarea:

1. Those uses conditionally permitted in the C-1 zone and by CUP 01-24 (approved by the city council on October 22, 2002);

2. Auto service stations or gas stations and alternative fuel stations;

3. Off-sale liquor establishments;

4. Restaurants, limited to a maximum of 20 seats, with or without drivethrough facilities (subject to Chapter 17.655);

5.4. Nurseries, child care centers, or day care centers;

6.5. Meeting halls, fraternal halls, or community centers;

7.6. Similar uses subject to the approval of the planning commission.

B. Subarea B. The following uses shall be conditionally permitted within this

subarea:

1. Those uses conditionally permitted in the C-1 zone and by CUP 01-24 (approved by the city council on October 22, 2002);

2. Nurseries, child care centers, or day care centers;

3. Meeting halls, fraternal halls, or community centers;

4. Restaurants, limited to no more than seven thousand five hundred square feet when combined with those in subareas C and D;

5.4. On orO off-sale liquor establishments;

6.5. Similar uses subject to the approval of the planning commission.

C. Subarea C. The following uses shall be conditionally permitted within this subarea:

1. Those uses conditionally permitted in the C-1 zone and by CUP 01-24 (approved by the city council on October 22, 2002), except that car washes are permitted by right per Section 17.492.002(C);

2. Restaurants, limited to no more than seven thousand five hundred square feet when combined with those in subareas B and D;

3.2. Nurseries, child care centers, or day care centers;

4.3. Meeting halls, fraternal halls, or community centers;

5.4. On orO off-sale liquor establishments;

6.5. Similar uses subject to the approval of the planning commission.

D. Subarea D. The following uses shall be conditionally permitted within this subarea:

1. Those uses conditionally permitted in the C-1 zone and by CUP 01-24 (approved by the city council on October 22, 2002);

2. Nurseries, child care centers, or day care centers;

3. Meeting halls, fraternal halls, or community centers;

4. Restaurants, limited to no more than seven thousand five hundred square feet when combined with those in subareas B and C;

5.4. On-or oOff-sale liquor establishments;

6.5. Similar uses subject to the approval of the planning commission.

Section 19. Sections 17.492.002 and 17.492.003 of the Brentwood Municipal Code are hereby amended to read as follows:

17.492.002. Permitted uses.

The following uses are permitted within the PD-42 zone:

A. Subarea A. The following uses shall be permitted within this subarea:

1. Commercial uses for the rental or sale of packing and moving of related items;

2. Commercial uses for the operation of a postal box rental facility.

B. Subarea B. The following uses shall be permitted within this subarea:

1. Medical and dental offices and/or laboratories;

2. Nursery, child care and day care centers;

3. Public and quasi-public uses appropriate with to the area such as electronical educational institutions, business, technical, vocational, and trade schools;

4. Stock brokerages, mortgage and real estate companies, credit union offices, and financial institutions;

5. Business and professional offices such as architects, attorneys, accountants, engineers, insurance agencies, and other
professional and general business offices;

6. Commercial uses or services such as beauty shop, barbershop, photo studio, convenience retail uses or services such as a bakery, pastry shop, bookstore, candy or ice cream store and shoe repair, apparel and accessory store, and similar small shops or boutiques;

7. Addressing and mailing service, blueprinting, photostatting, and/or photocopying services (other than a printer or lithographer), drafting service, messenger service, telegraph office, answering service, private postal box service, travel agency and similar services typically associated with administrative and professional offices;

8. General retail sales, excluding uses with outdoor storage or display;

8.9. Restaurants without the sale of alcohol, and restaurants with onpremises alcohol sales, subject to Chapter 17.695;

9.10. Other retail uses subject to the approval of the community development director provided they are not conditionally approved uses or prohibited by this chapter.

C. Subarea C. The following uses shall be permitted within this subarea:

1. Commercial uses or services such as beauty shop, barbershop, photo studio, convenience retail uses or services such as a bakery, pastry shop, bookstore, candy or ice cream store and shoe repair, apparel and accessory store, and similar small shops or boutiques;

1.2. Restaurants without the sale of alcohol, and restaurants with onpremises alcohol sales, subject to Chapter 17.695;

2.3. General retail sales, excluding uses with outdoor storage or display;

3.4. Other retail uses subject to the approval of the community development director provided they are not conditionally approved uses or prohibited by this chapter.

D. Subarea D. The following uses shall be permitted within this subarea:

1. Duplex, triplex, apartments, and other small multifamily structures; townhouses and single-family, attached or detached homes; all not exceeding a density of twelve dwellings per gross acre;

2. Accessory facilities or buildings related to the primary use subject to Chapter 17.660;

3. Nursery, child care and day care centers;

4. Residential care facilities, regardless of size and occupancy, shall be subject only to the same requirements as other residential uses within the same zone;

5. Agricultural employee housing for six or fewer persons, in compliance with California Health and Safety Code Section 17021.5, shall be subject only to the same requirements as other residential uses within the same zone.

E. Subarea E. The following uses shall be permitted within this subarea:

1. Medical and dental offices and/or laboratories up to a maximum of thirty-three percent of the building's square footage;

2. Public and quasi-public uses appropriate with the area;

3. Business and professional offices such as architects, attorneys, accountants, engineers, insurance agencies, stock brokerages, mortgage and real estate sales and leasing companies, credit union offices, banks and savings and loan companies, and other professional and general business offices;

4. Commercial uses which manufacture their primary product on the premises, such as drapery shops, cabinet shops, upholstery shops, and similar uses;

5. Commercial uses or services such as beauty shop, barbershop, photo studio, convenience retail uses or services such as a bakery,

pastry shop, bookstore, candy or ice cream store and shoe repair, apparel and accessory store, and similar small shops or boutiques;

6. Addressing and mailing service, blueprinting, photostatting, and/or photocopying services (other than a printer or
lithographer), drafting service, messenger service, telegraph office, answering service, private postal box service, travel agency and similar services typically associated with administrative and professional offices;

7. General retail sales, excluding uses with outdoor storage or display;

8. Restaurants without the sale of alcohol, and restaurants with onpremises alcohol sales, subject to Chapter 17.695;

7. 8.9. Other retail uses subject to the approval of the community development director provided they are not conditionally approved uses or prohibited by this chapter.

F. Subarea F. The following uses shall be permitted within this subarea:

1. Medical and dental offices and/or laboratories. Within the project identified as Design Review 05-15, Gregory Ranch Office Condominiums, this use is restricted to Building A only;

2. Nursery, child care and day care centers;

3. Public and quasi-public uses appropriate with the area such as electronical educational institutions, business, technical, vocational, and trade schools;

4. Stock brokerages, mortgage and real estate companies, credit union offices, and financial institutions;

5. Business and professional offices such as architects, attorneys, accountants, engineers, insurance agencies, and other
professional and general business offices;

6. Commercial uses which may or may not manufacture their primary product on the premises, such as drapery shops, cabinet shops, upholstery shops, and similar uses;

7. Commercial uses or services such as beauty shop, barbershop, photo studio, convenience retail uses or services such as a bakery, pastry shop, bookstore, candy or ice cream store and shoe repair, apparel and accessory store, and similar small shops or boutiques;

8. Addressing and mailing service, blueprinting, photostatting, and/or photocopying services (other than a printer or
lithographer), drafting service, messenger service, telegraph office, answering service, private postal box service, travel

agency and similar services typically associated with
administrative and professional offices;

9. General retail sales, excluding uses with outdoor storage or display;

10.Restaurants without the sale of alcohol, and restaurants with onpremises alcohol sales, subject to Chapter 17.695;

9. 10.11. Office uses which are supplementary to any industrial, business, or commercial uses permitted in the zone;

11.12. Other retail uses subject to the approval of the community development director provided they are not conditionally approved uses or prohibited by this chapter.

G. Subarea G. Permitted uses for this subarea shall be determined by subsequent planned development amendment.

H. Subarea H. Permitted uses for this subarea shall be determined by subsequent planned development amendment.

I. Subarea I. Permitted uses for this subarea shall be determined by subsequent planned development amendment.
(Ord. 857 § 2, 2008; Ord. 1013 § 2, 2020; Ord. 1084, 3/11/2025)

17.492.003. Conditionally permitted uses.

Upon obtaining a conditional use permit pursuant to Chapter 17.830, the following uses are permitted in the PD-42 zone:

A. Subarea A. The following uses shall be conditionally permitted within this subarea:

1. Self-storage facilities which may or may not include an on-site resident unit (subject to Chapter 17.755);

2. Other uses that the community development director determines, because of the type of operation, materials stored or sold, or other special circumstances require special consideration and regulations through the conditional use permit procedure, provided they are not prohibited by this chapter.

B. Subarea B. The following uses shall be conditionally permitted within this subarea:

1. Sit-down Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695,) restaurants, cafés, delicatessens and sports bars;

2. On-site sale liquor establishments;

3.2. Billiard halls, skating rinks and similar recreational facilities;

4.3. Funeral service facilities and mortuaries;

5.4. Other uses that the community development director determines, because of the type of operation, materials stored or sold, or other special circumstances require special consideration and regulations through the conditional use permit procedure, provided they are not prohibited by this chapter.

C. Subarea C. The following uses shall be conditionally permitted within this subarea:

1. Health clubs, reducing studios, recreational clubs, and similar recreational uses;

2. Sit-down restaurants, cafés, delicatessens, Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695, and sports bars;

3. On-site sale liquor establishments;

4.3. Hotels;

5.4. Gasoline service stations and/or car washes and alternative fuel stations;

6.5. Drive-up or drive-through establishments of any type or use (subject to Chapter 17.655);

7.6. Other uses that the community development director determines, because of the type of operation, materials stored or sold, or other special circumstances require special consideration and regulations through the conditional use permit procedure, provided they are not prohibited by this chapter.

D. Subarea D. The following uses shall be conditionally permitted within this subarea: uses that the community development director determines, because of the type of operation, materials stored or sold, or other special circumstances require special consideration and regulations through the conditional use permit procedure, provided they are not prohibited by this chapter.

E. Subarea E. The following uses shall be conditionally permitted within this subarea:

1. Sit-down restaurants, cafés, delicatessens, Restaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695, and sports bars;

2. On-site sale liquor establishments;

3.2. Nursery, childcare or day care uses;

4.3. Business, technical, vocational, and trade schools;

5.4. Health clubs, reducing studios, swimming pools, tennis courts, bocce ball courts, gymnasiums, recreational clubs, and similar recreational uses and facilities;

6.5. Other uses that the community development director determines, because of the type of operation, materials stored or sold, or other special circumstances require special consideration and regulations through the conditional use permit procedure, provided they are not prohibited by this chapter.

F. Subarea F. The following uses shall be conditionally permitted within this subarea:

1. Public and quasi-public uses necessary and appropriate;

2. Manufacture of food products, pharmaceuticals, and similar products, excluding the production of fish or meat products or similar products that create excessive sewage or odor problems;

3. Churches as temporary uses in existing buildings;

4. Health clubs, reducing studios, recreational clubs, and similar recreational uses;

5. Sit-down restaurants, cafés, delicatessens, and sports barsRestaurants with on-premises alcohol sales when a conditional use permit is required pursuant to Chapter 17.695, and sports bars;

5. ;

6. On-site sale liquor establishments;

7.6. All uses that, as a necessity of their business, require outdoor sales and/or displays, including new and used car, boat, or other vehicles sales;

8.7. Light metal fabrication, machine shops, and similar uses;

9.8. Light industrial uses which generate minimal noise, odor, smoke, waste material, and similar items which may negatively impact the environment. Such uses include, but are not limited to, small assembly plants, printing establishments, contractors' storage yard, lumber yard, and similar uses;

10.9. Business services such as laundry, dry cleaning, automotive repair, or service establishments such as electronic, clock or watch repair, small equipment repair, small welding shop, lumberyard, or similar facilities;

11.10. Auto-related services uses (e.g., transmission shops, brake and tuneup shops, auto body repair, tire shops) that typically display or have merchandise outdoors;

12.11. Other uses that the community development director determines, because of the type of operation, materials stored or sold, or other special circumstances require special consideration and regulations through the conditional use permit procedure, provided they are not prohibited by this chapter.

G. Subarea G. Conditionally permitted uses for this subarea shall be determined by subsequent planned development amendment.

H. Subarea H. Conditionally permitted uses for this subarea shall be determined by subsequent planned development amendment.

I. Subarea I. Conditionally permitted uses for this subarea shall be determined by subsequent planned development amendment.

Section 20. Sections 17.517.002, 17.517.003, 17.517.004, 17.517.005, and

17.517.006 of the Brentwood Municipal Code are hereby amended to read as follows:

17.517.002. Permitted and conditionally permitted uses and general development standards for subarea A (general commercial area).

A. Permitted Uses for Subarea A.

1. Retail sales or rentals of new merchandise or service:
a. Convenience retail uses such as a bakery, pastry shop, coffee shop, candy store, newsstand, ice cream parlor, etc.,
b. Clothing stores and sporting goods stores,
c. Pharmacies and drug stores,
d. Grocery stores and delicatessens,
e. Hardware stores,
f. Stores that sell alcoholic beverages for off-premises consumption as an ancillary use,
g. Bookstores and video stores,
h. Florist,
i. Stationary stores and gift shops,
j. Printing and copying stores,
k. Office supply stores;