The authority, purpose and intent for the adoption of the PD-22 (planned development twenty-two) zone is as follows:
A. 
Authority. PD-22 zone is adopted pursuant to the authority set forth in Chapter 17.450.
B. 
Purpose. The purpose of the PD-22 zone is to permit and regulate development of the special planning area for the project (as designated by the city of Brentwood general plan).
C. 
Intent. It is intended that in order to achieve the purpose of the PD-22 zone of implementing the development of single-family housing, the zone shall be divided into several uses as designated on the development plan and related exhibits, and as further described below. The primary uses intended for this area shall consist of single-family residential, park and open space uses. The boundaries of the PD-22 zoning district and its subareas are as shown on the map in Section 17.472.016.
(Ord. 857 § 2, 2008)
The following uses are permitted within the PD-22 zone:
A. 
Those uses which are permitted within the R-1 (single-family residential) and R-2 zoning districts in Title 17;
B. 
Parks and playgrounds (public and private);
C. 
Bicycle and pedestrian trails;
D. 
Open space;
E. 
Family day care—small;
F. 
Private recreational facilities owned and maintained by an individual homeowner, a homeowners' association or other form of community association or maintenance district;
G. 
Similar use subject to the approval of the zoning administrator.
(Ord. 857 § 2, 2008)
The following uses require special consideration and approval of a conditional use permit in accordance with Chapter 17.830:
A. 
Those conditionally permitted uses within the R-1 (single-family residential) zone;
B. 
Other uses similar in character to those uses listed above, as approved by the planning commission.
(Ord. 857 § 2, 2008)
In no case shall the total number of permitted units exceed the number shown on the development plan and related exhibits. All other permitted uses shall approximately be in locations as identified on the development plan and related exhibits.
(Ord. 857 § 2, 2008)
A. 
Single-Family Residential.
1. 
Minimum Lot Area. The minimum lot area shall be four thousand five hundred square feet.
2. 
Minimum Lot Width. The minimum lot width, as measured from the front yard setback line, shall be forty-five feet. Cul-de-sac lots shall have a minimum average lot width of thirty feet measured at the right-of-way.
3. 
Minimum Front Yard Setback. The front yard setback shall be not less than five feet nor no greater than eighteen feet as measured from the property line to the face of the garage and fifteen feet to any building façade or side entry garage.
4. 
Minimum Side Yard Setbacks. Side yard setbacks shall be fifteen feet aggregate, with five being the minimum as measured from the building foundation. Corner lots shall maintain a minimum side yard on the street side of fifteen feet. Minimum distance between houses shall be fifteen feet with a five-foot minimum and fifteen-foot aggregate.
5. 
Minimum Rear Yard Setback. The rear yard setback for lots shall be a minimum of fifteen feet.
6. 
Projections into Setback Areas. Architectural features such as cornices, eaves, bay windows, fireplaces and canopies may not project more than two feet into any required front, side or rear yard setback.
7. 
Setbacks from Sidewalks. Where public sidewalks are located within the confines of a development lot, minimum setbacks shall be measured from the inside line of the sidewalk irrespective of the property line location.
8. 
Maximum Building Height. The maximum building height for all structures shall not exceed thirty feet in height.
(Ord. 857 § 2, 2008)
A. 
Single-Family Residential.
1. 
Minimum Lot Area. The minimum lot area shall be six thousand square feet.
2. 
Minimum Lot Width. The minimum lot width shall be sixty feet at the front yard setback. Cul-de-sac lots shall have a minimum lot width of forty-five feet measured at the right-of-way.
3. 
Minimum Front Yard Setback. The front yard setback shall be not less than five feet nor no greater than eighteen feet as measured from the property line to the face of the garage and twenty feet to any building façade or side entry garage.
4. 
Minimum Side Yard Setbacks. Side yard setbacks shall be fifteen feet aggregate, with five being the minimum as measured from the building foundation. Corner lots shall have a minimum side yard on the street side of fifteen feet.
5. 
Minimum Rear Yard Setback. The rear yard setback for adjacent lots shall be a minimum of twenty feet.
6. 
Projections into Setback Areas. Architectural features such as cornices, eaves, bay windows, fireplaces and canopies may not project more than two feet into any required front, side or rear yard setback.
7. 
Setback from Sidewalks. Where public sidewalks are located within the confines of a development lot, minimum setbacks shall be measured from the inside line of the sidewalk irrespective of the property line locations.
8. 
Maximum Building Height. The maximum building height for all structures shall not exceed thirty-five feet in height measured from the low side of the lot.
(Ord. 857 § 2, 2008)
A. 
General.
1. 
Engineering Guidance.
a. 
Grading designs shall conform to the city of Brentwood grading ordinance.
b. 
Slopes shall be designed and grades in accordance with the recommendations of an engineering geologist or soils engineer.
2. 
Graded Slopes.
a. 
Cut and fill slopes shall be designed using landform grading concepts without long uninterrupted flat surfaces, and without sharp angles of intersection at the top and bottom, and wherever constructed slopes blend with existing topography.
b. 
Wherever possible, stepped pads or terraces shall be used to reflect natural terrain slopes.
3. 
Landscaping on Graded Slopes.
a. 
Interim erosion control measures during construction, including temporary desilting basins, interceptor dikes and sandbagging shall be implemented to minimize siltation runoff.
b. 
All common areas shall be maintained by the developer until such time that the responsibility is shifted over to a homeowners' association or landscape maintenance district or similar entity.
4. 
Erosion Control. Slope graded and left longer than ninety days shall be hydroseeded or planted with nonirrigated landscape materials and allowed to naturalize. During the rainy season (October 15th through April 15th), slopes graded and left longer than thirty days shall be hydroseeded or planted with nonirrigated landscape materials and allowed to naturalize.
B. 
Custom Lots.
1. 
Graded Area. Grading shall be limited to roads and garage pads not to exceed a distance of forty feet from the front property line.
2. 
Foundations. Stepped and built-up foundations shall be used wherever possible to minimize changes to the natural topography.
3. 
Retaining Walls. Retaining and crib walls shall be limited to a maximum height of four feet wherever possible.
(Ord. 857 § 2, 2008)
A. 
General. Except as noted below, all public and private streets within the development area shall conform to those standards adopted by the public works department for residential streets.
B. 
Entry Collector Street. Entry collector street shall extend from the intersection with San Jose Avenue to the east side of the PG & E easement. The street shall conform to the public works department standards. In addition, there shall be a fifteen-foot parkway strip on one side of the street to provide an aggregate twenty-five-foot wide landscape strip measured from face of curb to lot line.
C. 
Collector Streets. Collector streets shall conform to the public works department standards.
D. 
Local Streets. Local streets shall conform to the public works department standards.
(Ord. 857 § 2, 2008)
A. 
General. The location and construction of all utilities within the development area shall conform to those standards adopted by the public works department for residential development.
B. 
Underground. All utility service lines shall be underground.
C. 
Above Grade Components. Transformers, control points and other utility housings shall be located so as to minimize their visual impact and shall be screened in a manner approved by the city.
D. 
Light Standards. Street lights for the parkways and local residential streets, pedestrians, and lights for walkways shall be staggered on each side of the street, and the light standards for the public streets shall be selected by the public works department.
(Ord. 857 § 2, 2008)
A. 
General. The landscaping for this development shall comply with the regulations contained in Chapter 17.630 "Landscaping and Screening," except as otherwise specified below.
B. 
Street Trees. Street trees are required to be planted on all streets within the development area. Tree spacing shall be an average of thirty feet on center on collector roads shown on the development plan and related exhibits and an average of twenty-five feet on center on other residential streets. A street tree master plan shall be prepared and approved for each tract map.
C. 
Entryway Design. The design of the entryways shall consist of signage, landscaping, monumentation, hardscape and other materials. The planning commission shall review entryway design.
D. 
Graded Slope Landscaping.
1. 
All graded slopes shall require revegetation with native plant species, which are indigenous to the region whenever possible, to retain natural character, maintain views and contribute towards slope stabilization.
2. 
To ensure safe fire protection, fuel modification zones shall utilize plant materials that provide a gradual transition to natural vegetation to avoid hard planted edges.
3. 
Landscape plans for all graded slope areas shall be reviewed by the planning commission, fire chief and other interested parties prior to implementation.
4. 
Landscaping, other than street trees, shall be planted in random massings or groupings rather than in linear patterns in order to mimic native vegetation patterns.
E. 
Front yard Landscaping. All front yards shall be constructed with drought-tolerant "xeriscape" landscaping, with a maximum of twenty-five percent turf. Landscape and irrigation plans for each typical lot shall be submitted for each phase of development.
(Ord. 857 § 2, 2008)
A. 
Design Review. All park areas and any relevant open space areas shall require design review by the planning commission prior to final map approval.
B. 
Permitted Uses. Permitted uses in park and open space areas include:
1. 
Public parks and playgrounds;
2. 
Drainage channels;
3. 
Greenbelt areas which are formed by land development;
4. 
Pedestrian trails;
5. 
Access for maintenance and emergency vehicles;
6. 
Wetlands restoration;
7. 
Other permitted uses in park and open space areas, which do not detract from the basic intent, include:
a. 
Public streets, park drives, utility and emergency access roads and hiking/riding trails,
b. 
Structures/buildings within privately owned or public recreational areas, parks, playgrounds,
c. 
Utility facilities, such as pump stations, transmission towers, water reservoirs and similar structures,
d. 
Other uses, similar in character to those uses listed above, as approved by the planning commission.
C. 
Open Space Area Restrictions.
1. 
Areas to remain as open space 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, approved by the city, 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 council; and any specification deemed necessary to the city.
2. 
All ungraded open space areas, not part of the Highway 4 Bypass right-of-way, shall remain in their natural state, with no additional plantings.
D. 
Trails. A master trail plan shall be prepared with the tentative map to include trail along the southern boundary of the property connecting the valley open space to the PG & E easement.
E. 
Park and Open Space Requirements. The development plan area shall include two and one-half 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.
(Ord. 857 § 2, 2008)
A. 
Parking Requirements. Off-street parking shall be provided pursuant to Chapter 17.620.
B. 
Corner Lots. Where it is possible, garages on corner lots shall have their entries oriented to the side street.
C. 
Boats, Trailers and Similar Vehicles. Spaces will be provided in a designated RV storage area. There will be one space for every ten lots. Spaces will be allocated on a first come, first-served basis. Space will be one-third for large RVs at eight feet by twenty feet and two-thirds for boats and trailers seven feet by ten feet.
(Ord. 857 § 2, 2008)
A. 
One Story Units. Where four or more lots are contiguous along a street frontage, a minimum of twenty-five percent of the lots shall be one story in height, where possible. The use of side entry garages may be considered as an option in satisfying all or part of this requirement during the site development and design review.
B. 
Delta Expressway. Special attention shall be given to variations in orientation, height and façade treatment for structures on lots overlooking the future Delta Expressway to eliminate the appearance of a row of houses along this edge of the project.
C. 
Roof Orientation. A variety of roof orientations shall be utilized with emphasis placed on roof ridges parallel to the ground contours of the slope of hill forms.
D. 
Fences, Hedges and Walls. Prior to issuance of any building permits, an overall plan or plans for landscaping, fences and walls shall be submitted for approval. The overall plan(s) shall establish the materials, colors and appearance of walls and fences to be used throughout the project and plant materials and their spacing to be used adjacent to streets throughout the PD-22 zone. All developers of subareas or portions thereof shall construct fences, walls and landscaping adjacent to streets in accordance with the approved overall plans.
(Ord. 857 § 2, 2008)
A. 
The development of PD-22 shall be substantially in accordance with the development plan shown on the development plan and related exhibits. Variations in the development plan, including street and lot patterns, may be approved through the subdivision map process.
B. 
Design and site development review shall be required for all housing developments pursuant to Sections 17.100.003, 17.100.004(H) and Chapter 17.820.
C. 
The use of model home complexes shall be allowed within a recorded tract and subsequent tracts throughout the development plan area subject to the issuance of a temporary use permit as required by Chapter 17.850.
D. 
A master plotting plan, illustrating the placement of the house plans, shall be submitted for each phase or tract of development.
(Ord. 857 § 2, 2008)