The development plan and related exhibits include development on approximately five hundred seventy acres of land bounded by Balfour and Briones Valley Roads, the city limit line and ECCID lateral No. 7. Before development can occur on approximately one hundred thirty-six acres bounded by the Delta Expressway, Balfour Road and ECCID lateral No. 7, this zone district shall be amended to include a development plan and accompanying regulations. This area is illustrated on the development plan and related exhibits. The development plan shall be approved by the planning commission and the city council. The plan shall establish standards for lot area, density, yards, height and parking, and may also contain provisions governing design and site review, landscaping plans, and related matters. Except as otherwise specified in the regulations so adopted, development of the PD-20 zone shall be in accordance with existing city standards as contained in Chapters
17.200 and
17.300.
A. SF-4000 and SF-4500.
1. Minimum lot area: Four thousand and four thousand five hundred square feet;
2. Minimum lot width: Forty feet (SF-4000) and forty-five feet (SF-4500);
3. Minimum lot frontage: One-half of the required lot width;
4. Minimum front yard setback: Twenty feet as measured from the back of sidewalk to the face of the garage. Setback shall be fifteen feet to any porch or architectural projection;
5. Minimum side yard setbacks: Twelve feet aggregate, with five as a minimum, as measured from the building foundation. Corner lots shall maintain a minimum side yard on the street side of ten feet;
6. Minimum rear yard setback: Fifteen feet with an average overall setback of twenty feet as measured from the building foundation;
7. Maximum building height: Thirty feet.
B. SF-5000 and SF-6000.
1. Minimum lot area: Five thousand and six thousand square feet;
2. Minimum lot width: Fifty feet (SF-5000) and sixty feet (SF-6000);
3. Minimum lot frontage: One-half of the required lot width for each particular subarea;
4. Minimum front yard setback: Twenty feet as measured from the back of sidewalk to the garage face and fifteen feet to any porch or projection;
5. Minimum side yard setbacks: Fifteen feet aggregate, with a minimum setback of five feet. Corner lots shall maintain a minimum side yard on the street side of ten feet;
6. Minimum rear yard setback: Fifteen feet with an average setback of twenty feet as measured from the building foundation;
7. Maximum building height: Thirty-five feet.
C. SF-7500 and SF-10000.
1. Minimum lot area: Seven thousand five hundred and ten thousand square feet;
2. Minimum lot width: Seventy feet (SF-7500) and eighty feet (SF-10000);
3. Minimum lot frontage: One-half of the minimum lot width;
4. Minimum front yard setback: Twenty feet;
5. Minimum side yard setbacks: Fifteen feet aggregate for single story, with five feet being minimum and twenty feet aggregate for two-story structures, with ten feet being minimum;
6. Minimum rear yard setback: Twenty feet as measured from the house foundation;
7. Maximum building height: Thirty-five feet. Split-level lots and natural grade lots shall have a maximum of three stories.
D. Landscaping. The landscape standards for this development shall comply with the regulations contained in Chapter
17.630, Landscaping and Screening, except as provided below:
1. Street Trees. Street trees are required to be planed on all streets within the development area, as indicated on the development plan and related exhibits. Tree spacing shall be thirty feet on center on every street, including Balfour Road and Concord Avenue, except those areas having frontage along the golf course, park, or open space areas. Specific landscape plans shall be prepared by a registered landscape architect for those areas. A street tree master plan shall be approved for each tract map by the community development director;
2. Graded Slope Landscaping.
a. All graded slopes shall require re-vegetation with native plant species, which are indigenous to the Brentwood area. Native species shall match those existing on adjacent undisturbed land in both species and mix so as to appear natural once established,
b. To ensure safe fire protection, fuel modification zones which utilize plant materials that provide a gradual transition to natural vegetation to avoid hard planted edges shall be used,
c. Landscape and irrigation plans for all graded slope areas shall be reviewed by the fire chief and planning commission prior to implementation;
3. Transition Plantings. New landscape materials introduced as transition planting shall be used to integrate the manmade and natural environments, to screen and soften the visual impact of development. Plant materials shall be chosen from "Water Conserving Plants and Landscapes for the Bay Area," published by the East Bay Municipal Utility District. Temporary irrigation systems will be required only where necessary to establish plant materials.
E. Parks and Open Space. The development area, as indicated on the development plan and related exhibits shall include a minimum of sixteen plus or minus acres of park area, the payment of in-lieu fees, or a combination thereof, as required by the city's general plan. All park areas and any relevant open space areas shall require design review by the planning commission prior to final tract map approval, for each park in that tract. Facilities to be included in each park are as follows:
1. Mini-Park (Zero to Two Acres).
c. Benches and low seat walls,
d. Picnic tables with barbecue,
e. Other facilities required at the time of park plan submittal;
2. Neighborhood Park (Two Plus Acres).
a. Play equipment such as swings, slides, jungle gyms, and climbing apparatus,
b. Softball and Little League field, including bleachers, dugouts, skinned infield, etc.,
c. Volleyball pit, par course, basketball,
d. Picnic tables, barbecue, drinking fountains, etc.,
f. Other facilities required at the time of park plan submittal;
3. Open Space.
a. Areas to remain open space, as indicated on the development plan and related exhibits, may be required to be offered for dedication as part of a public open space or park system. Where such offer of dedication is not accepted, the development shall provide legal arrangements, acceptable to the council, sufficient to assure the maintenance and preservation of such open space for whatever purpose it is intended. Covenants or other legal arrangements shall specify the ownership of the open space; method of maintenance; responsibility for maintenance, maintenance, taxes and insurance; compulsory membership and assessment provisions; guarantees that any association formed to own and maintain common open space will not be dissolved without the consent of the city council; and any specification deemed necessary to the city,
b. All ungraded open space areas should remain in their natural state, with no additional plantings,
c. All property described on the development plan and related exhibits as a golf course shall remain as open space, until such time as a golf course is deemed necessary for implementation. At no such time shall any residential development occur within that area designated as a golf course.
F. Hillside Development and Grading. This subsection pertains to the design and development of prominent hilltop and ridgeline areas as shown on the development plan and related exhibits. All requirements for development, as outlined in PD-20, shall be complied with in addition to this subsection.
1. Ridgeline Views. Off-site views of distant ridgelines on-site and beyond as seen from the intersection of Balfour Road and Fairview Avenue (looking southwest) shall not be impaired and shall be protected as shown on the development plan and related exhibits. The following guidelines shall be incorporated into design development submittals as outlined in the development plan and related exhibits;
2. Erosion Control. Slope and pads graded and left longer than ninety days shall be hydroseeded or planted with nonirrigated materials and allowed to naturalize. During the rainy season (October 15th through April 15th), slopes and pads graded and left longer than thirty days shall be hydroseeded or planted with nonirrigated materials and allowed to naturalize;
3. Hillside Development Objectives. In reviewing the preliminary development plans for hillside areas, the attainment of the following objectives will be paramount:
a. The preservation of natural topographic features and appearances by means of land sculpturing so as to blend any manmade or manufactured slope into the natural topography,
b. The preservation of natural topographic features and appearances through restrictions on successive padding and terracing of building sites in hillside areas,
c. The retention of natural skyline profiles so as to avoid abrupt changes in grades,
d. The retention of major natural topographic features such as canyons, drainage swales, steep slopes, watershed areas, flood plains, view corridors and scenic vistas,
e. The preservation and enhancement of prominent landmark features, such as natural rock outcroppings, prominent trees and plant materials and other special natural features,
f. The design and arrangement of building sites utilizing increased lot sizes, greater setbacks and setback variations and reduced residential densities on steeper terrain so as to limit the extent of grading alterations,
g. Utilization of clustered sites and buildings and increased densities on more gently sloping terrain so as to reduce gradient alterations on steeper, more pronounced terrain,
h. The utilization of varying setbacks, building heights, innovative building techniques and compatible building forms, materials and colors which serve to blend all buildings into the terrain,
i. The utilization of building designs, locations and arrangements which serve to avoid a continuous intrusive skyline effect and which afford view privacy and protection,
j. The preservation and introduction of plant materials so as to protect slopes from soil erosion and slippage and minimize the visual effects of grading and construction on hillside areas,
k. The introduction and utilization of permanent full coverage irrigation systems adequate to sustain existing and developed slope plantings and to protect against potential hazards due to fire,
l. The utilization of street designs and improvements which serve to minimize grading alterations and harmonize with the natural contours and character of the hillside, and
m. Mitigating measures in accordance with the approved soils report that will reduce underground water seepage problems which may occur because of increased irrigation or alteration of the natural contours to acceptable safety levels.
4. Contour Grading. Cut and fill slopes shall be designed without long uninterrupted flat surfaces, and without sharp angles of intersection at the top and bottom, and wherever constructed slopes blend with existing topography;
5. Pad Grading.
a. All interior lot slopes shall not exceed thirty feet in height between pads unless that slope is graded at a ratio of 3:1 or flatter. All slopes steeper than 3:1 shall not be visually prominent from the adjacent street. All plot plans shall give final pad elevations, toe of slope elevations and define slope gradient, i.e., 2:1, 3:1, etc., where necessary for each lot,
b. Consideration shall be given to provide split level lot pads, (vertical and horizontal) which correspond to the natural contour,
c. All lot pad grade elevation differences occurring within the front of street side yard areas shall be designed to fan or radiate over the affected yard space beginning at the front yard building set back line,
d. All graded flat building pads shall drain to the front of the lot and away from the building foundation,
e. All site grading shall be in substantial conformance with the preliminary grading plan which is a part of the vesting tentative map,
f. All building foundations shall be constructed as recommended by the soils engineering report.
6. Architectural Design. This subsection is to provide direction for the design and construction of homes.
a. A variety of roof orientations and types which emphasize roof pitches reflecting the overall slope of the hillside and street are encouraged,
b. Large wall expanses which face public view shall be avoided, such wall expanses shall be enhanced through varied architectural elements,
c. Lots that have side splits shall locate the garage on the downhill (lower elevation) split,
d. Exterior finishes of dwelling units and structures shall blend in with natural surroundings of the area and shall not dominate the natural environment.
G. Streets, Lighting Standards.
1. Street Standards. All public streets within the development area shall conform to those standards as shown on the development plan and related exhibits. All road standards shall be shown on a vesting tentative map;
2. Light Standards. Street lights for the entire project shall be staggered on each side of the street, and the standards for public streets shall be approved by the department of public works. Lighting shall be shielded so as to not intrude onto adjacent properties of a residential nature.
H. General Commercial.
1. Minimum lot area: twenty-five thousand square feet, except that a master-planned shopping center may be subdivided into parcels having a minimum lot area of ten thousand square feet and a minimum lot width of one hundred feet;
2. Minimum street frontage: one hundred feet, except in the event of a subdivision pursuant to subsection (H)(1) of this section where frontage is not required provided perpetual access is provided by easements;
3. Minimum street frontage yards: twenty feet along Balfour Road and ten feet along John Muir Parkway, except for driveway approaches, shall be landscaped pursuant to Section 17.630;
4. Minimum interior side yards: none required;
5. Minimum rear yards: ten feet;
6. Maximum building height: the maximum height of all structures shall be two stories not to exceed thirty feet.
I. Planned Employment Center.
1. Minimum lot area: one acre, except that a master planned development may be subdivided into smaller parcels with the approval of the planning commission.
2. Minimum street frontage: one hundred feet, except in the event of a subdivision pursuant to the subsection above, no minimum frontage is required provided a reciprocal access easement is recorded between or among adjacent parcels within a master plan.
3. Minimum building setback requirements: fifteen feet on all sides unless more is required to mitigate any potential noise impacts.
4. Minimum building height: two stories, not to exceed thirty-five feet.
J. Development Standards for Subarea C.
1. Minimum lot area: one acre, except that a master planned development may be subdivided into smaller parcels with the approval of the planning commission.
2. Minimum street frontage: one hundred feet, except in the event of a subdivision pursuant to the subsection above, no minimum frontage is required provided a reciprocal access easement is recorded between or among adjacent parcels within a master plan.
3. Minimum building setback requirements: fifteen feet on all sides unless more is required to mitigate any potential noise impacts.
4. Minimum building height: two stories, not to exceed thirty-five feet; architectural elements may project to forty feet.
(Ord. 789 § 3, 2004; Ord. 857 § 2, 2008)
