The authority, purpose and intent for the adoption of the PD-47 (planned development forty-seven) zone are as follows:
A. 
Authority. PD-47 zone is adopted pursuant to the authority set forth in Chapter 17.450, Planned Development Zones – General Regulations.
B. 
Purpose. The purpose of the PD-47 zone is to permit and regulate the development of that portion of the planned employment center identified as parcels D, E and F of subdivision 8199 and that portion of the planned employment center identified as Parcels A, B, and C of subdivision 8200 and designated as office/business (OB) in the city's general plan land use element
C. 
Intent. It is intended that in order to achieve the purpose of the PD-47 zone of implementing the development of a planned employment center and associated residential project in conformance with the Brentwood community development plan and redevelopment plan and in accordance with the Walnut commercial master plan, said zone shall be divided into four subareas as geographically designated on the development plan and related exhibits and as further described below. The boundaries of the PD-47 zoning district and its subareas are as shown on the map in Section 17.497.007. The primary character of the area is intended to be a mix of residential, commercial, office, and industrial uses. Light industrial and service uses may be allowed, provided that they are found compatible with the primary uses. Small scale support commercial uses shall be allowed to serve the surrounding community of major office complexes.
1. 
Subarea A consists of approximately four and two tenths net acres (Parcels A, B, and C), intended for the development of approximately forty-five thousand square feet of commercial, office, and light industrial uses, including supporting retail services compatible with an office/business center.
2. 
Subarea B consists of approximately three net acres, (Parcels E and D), adjacent and south of subarea A, intended for the development of approximately forty thousand square feet of lease space to serve the office, research and development, commercial and service commercial needs of the Brentwood community, including supporting retail services compatible with an office, business, and technology center.
3. 
Subarea C consists of approximately 24.8 acres adjacent and west of subarea's B and D, intended for low density residential uses in accordance with the Brentwood general plan and this PD.
4. 
Subarea D consists of approximately 5.79 acres adjacent and east of subarea C, intended for the development of approximately sixty-four thousand square feet of office, research and development, commercial, service commercial and light industrial uses, including supporting retail services compatible with an office, business, technology and light industrial center.
(Ord. 857 § 2, 2008; Ord. 958 § 2, 2015; Ord. 1019 § 1, 2020)
The following uses are permitted within the PD-47 zone:
A. 
Subarea A. The following uses shall be permitted within this subarea:
1. 
Business and professional offices, such as software developers, architects, attorneys, accountants and office uses which are supplementary to industrial, business or commercial uses;
2. 
General office uses;
3. 
Service uses supportive of light industrial/office uses, such as coffee and sandwich shops, dry cleaners, laundry, health club, recreation club, and similar services. Secondary uses could occupy up to ten percent of the total building square footage with no more than two thousand five hundred square feet per use;
4. 
Research and development space which includes both office, support, and warehouse/research areas;
5. 
Similar uses subject to the approval of the zoning administrator.
B. 
Subarea B. The following shall be permitted within this subarea:
1. 
General office uses;
2. 
Business and professional offices, such as software developers, architects, attorneys, accountants and office uses which are supplementary to industrial, business or commercial uses;
3. 
Research and development space which includes both office, support, and warehouse/research areas (flex-tech);
4. 
Service uses supportive of office/flex-tech uses, such as coffee and sandwich shops, dry cleaners, laundry, health club, recreation club, and similar services. Secondary uses can occupy up to ten percent of the total building square footage with no more than two thousand square feet per use;
5. 
Medical or dental laboratories, medical or dental office or clinic;
6. 
Commercial uses including, but not limited to, uses which may or may not manufacture their primary product on the premises such as a drapery shop, cabinet shop, or upholstery shop;
7. 
Services uses including, but not limited to, appliance, television and radio repair, small equipment repair or service;
8. 
Light metal fabrication, machine shops, small welding shops, small assembly, and printing shop;
9. 
Similar uses subject to the approval of the zoning administrator.
C. 
Subarea C. The following shall be permitted in Subarea C:
1. 
Those uses permitted under the R-1 zone, Section 17.130.002;
2. 
Parks, recreational trails, and water quality basins.
D. 
Subarea D. The following shall be permitted with this subarea. All uses shall be conducted indoors unless otherwise noted.
1. 
General office uses;
2. 
Business and professional offices, such as software developers, architects, attorneys, accountants and office uses which are supplementary to industrial, business or commercial uses;
3. 
Research and development space that includes both office, support, and warehouse/research areas (flex-tech);
4. 
Services uses supportive of office/flex-tech uses, such as coffee and sandwich shops, dry cleaners, laundry, health club, recreation club, and similar services. Secondary uses can occupy up to ten percent of the total building square footage with no more than two thousand square feet per use;
5. 
A maximum of five thousand square feet for restaurant uses. A microbrewery is allowed in conjunction with a primary restaurant use;
6. 
Indoor recreational facilities such as a dance studio, gymnastics facility, karate or fitness facility including ancillary daycare facilities;
7. 
Medical or dental laboratories, medical or dental office or clinic;
8. 
Commercial uses including, but not limited to, uses which may or may not manufacture their primary product on the premises such as a drapery shop, cabinet shop, or upholstery shop;
9. 
Service uses including, but not limited to appliance, television and radio repair; barber or beauty shop; butcher, meat market, including frozen food locker; shoe repair; small equipment repair or service; clock or watch repair;
10. 
Light metal fabrication, machine shops, small welding shops, small assembly, and printing shop;
11. 
Light industrial uses including, but not limited to:
a. 
Commercial laundromat and commercial dry cleaning establishments;
b. 
Printer and copier establishments;
c. 
Welding shop;
d. 
Biotechnology research, development and production operations, including cosmetic, drug, medicinal and pharmaceutical products;
e. 
Appliance repair;
f. 
Cabinet, woodworking, draper, or upholstery shops, furniture manufacturing or assembly uses;
g. 
Glass and window services;
h. 
Photographic equipment and supplies;
i. 
Special trades;
j. 
Small scale manufacturing and assembly plants;
k. 
Light fabricating services;
l. 
Laboratories, commercial testing, research and experimental;
m. 
Manufacturing of scientific, analytical, optical, medical, and dental goods, apparatus, measuring and controlling instruments;
n. 
Professional, scientific and precision equipment;
o. 
Construction-related sales, contractors, suppliers, services and industries, except heavy construction and equipment:
i. 
Building and carpentry,
ii. 
Irrigation,
iii. 
Plumbing,
iv. 
Electrical,
v. 
HVAC,
vi. 
Landscaping and plant nursery supplies,
vii. 
Engineering;
p. 
Warehouse, distribution, shipping and wholesale of materials and equipment of an industrial, automotive, fabrication, manufacturing and construction nature;
12. 
Similar uses subject to the approval of the zoning administrator.
(Ord. 857 § 2, 2008; Ord. 958 § 2, 2015; Ord. 1019 § 1, 2020)
Upon obtaining a conditional use permit pursuant to Chapter 17.830, the following uses are permitted in the PD-47 zone
A. 
Subarea A. 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, business and technical schools, and full service financial institutions;
2. 
Restaurants;
3. 
Secondary uses could occupy up to 15% of the total building square footage with no more than 3,000 square feet per use. Drive-through access to supportive services allowed with a conditional use permit only (subject to Chapter 17.655).
B. 
Subarea B. The following uses shall be conditionally permitted within this area:
1. 
Public and quasi-public uses appropriate to and compatible with the area such as hospitals, outpatient care facility, business and technical schools, and full service financial institutions;
2. 
Restaurants;
3. 
Drive-through access to supportive services allowed with a conditional use permit only (subject to Chapter 17.655);
4. 
Similar uses subject to the approval of the zoning administrator.
C. 
Subarea C. Upon obtaining a conditional use permit pursuant to Chapter 17.830, those uses permitted under the R-1 zone, section 17.130.003.
D. 
Subarea D. The following uses shall be conditionally permitted within this area. All uses shall be conducted indoors unless otherwise noted.
1. 
Public and quasi-public uses appropriate to and compatible with the area such as hospitals, outpatient care facility, business and technical schools, and full service financial institutions;
2. 
Automobile repair or service;
3. 
Auto body repair and service, including painting;
4. 
Drive-through access to supportive services (subject to Chapter 17.655);
5. 
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.
(Ord. 857 § 2, 2008; Ord. 958 § 2, 2015; Ord. 1019 § 1, 2020; Ord. 1089, 10/14/2025)
All nonresidential permitted and conditionally permitted uses shall conform to the development standards set forth as follows:
A. 
Subarea A.
1. 
Minimum lot area: Twenty thousand square feet;
2. 
Minimum lot width: One hundred feet;
3. 
Minimum street frontage yard: Ten feet;
4. 
Minimum non-street frontage yard: Zero feet;
5. 
Minimum building height: One story not to exceed twenty-four feet, two story not to exceed forty feet. Structures greater than two stories or forty feet may be permitted, subject to variance approval.
B. 
Subarea B.
1. 
Minimum lot area: Twenty thousand square feet;
2. 
Minimum lot width: One hundred feet;
3. 
Minimum street frontage yard: Ten feet;
4. 
Minimum non-street frontage yard: Zero feet;
5. 
Minimum building height: One story not to exceed twenty-four feet, two story not to exceed forty feet. Structures greater than two stories or forty feet may be permitted, subject to variance approval.
C. 
Subarea C.
1. 
Minimum lot size: Eight thousand square feet (four thousand square feet for two affordable housing duet units);
2. 
Minimum lot width: Eighty-five feet as measured from the rear property line (forty feet for two affordable housing duet units);
3. 
Minimum lot depth: Eighty-five feet except at curved streets, culs-de-sac, and knuckles;
4. 
Minimum lot frontage: Eighty-five feet except at curved streets, culs-de-sac, and knuckles (forty feet for two affordable housing duet units);
5. 
Minimum front yard setback: Twenty feet to front loading garages, fifteen feet to side-loading garages and building walls;
6. 
Minimum side yard setback: Seven feet with an aggregate of twenty feet (ten feet on the street side of corner lots), with zero feet and an aggregate of fifteen feet for two affordable housing duet units;
7. 
Minimum rear yard setback: Fifteen feet;
8. 
Architectural features may project into any required setback pursuant to the provisions of Chapter 17.660;
9. 
Maximum building height: Thirty feet or two stories;
10. 
A minimum of twenty-five percent of the lots shall have single-story units;
11. 
Maximum number of units: One hundred fifty;
12. 
Side-loading garage: Ten percent of the lots shall have side-loading garages;
13. 
Fifty percent of the corner lots shall have single-story units;
14. 
Maximum lot coverage: Forty percent for two-story homes and forty-five percent for single-story homes;
15. 
Maximum fence height: The maximum fence height may exceed the six-foot standard if approved by the community development director to address land use compatibility issues between the existing single-family homes and the existing and proposed non-residential.
D. 
Subarea D.
1. 
Minimum lot area: Ten thousand square feet;
2. 
Minimum lot width: One hundred feet;
3. 
Minimum street frontage yard: Ten feet;
4. 
Minimum non-street frontage yard: Zero feet;
5. 
Minimum building height: One story not to exceed twenty-four feet, two story not to exceed forty feet. Structures greater than two stories or forty feet may be permitted, subject to variance approval.
E. 
Architectural Design.
1. 
Subarea A. All buildings within subarea A shall be constructed with the same architectural theme, design and materials.
2. 
Subarea B. All buildings within subarea B shall be constructed with the same architectural design, theme and material.
3. 
Subarea C. Architectural and landscape design shall be approved through City of Brentwood's design review process.
4. 
Subarea D. All new buildings within subarea D shall be constructed with the same architectural design, theme and material
F. 
Other Regulations.
1. 
Refuse Disposal Enclosure. All facilities shall provide masonry refuse disposal enclosures to city standards and specifications. Refuse pick-up shall be prohibited between the hours of six p.m. and seven a.m.
2. 
Illumination of Parking Facilities and Structures. All facilities shall provide adequate lighting or illumination of parking facilities and structures pursuant to Chapter 17.620.
3. 
Parking Lot Design and Development Standards. All facilities shall comply with the design and development standards of Chapter 17.620, except as follows:
Off-Street Parking Spaces Required, PD-47 Zone. Except as specified in Section 17.620.012 there shall be required for permitted uses in all PD-47 zones, business, professional and financial office parking at a rate of one space for each two hundred fifty feet of gross floor area.
4. 
Open Storage or Display. Open storage and/or outdoor display of merchandise is prohibited.
5. 
Landscaping and Screening. Subareas A, B and D. Landscaping and screening shall be provided in accordance with Chapter 17.630 except as follows:
a. 
The minimum width of landscaping along Walnut Boulevard shall be twenty feet. The minimum width of landscaping along Continente shall be five feet when separating parking and ten feet when separating buildings. All other secondary streets/drives shall be minimum of five feet except where parking is directly off-street, this is only allowed at one hundred feet minimum distance to major intersections and twenty feet minimum from secondary intersections. Widths shall be measured from the face of curb to the edge of a building or parking lot. A public sidewalk is typically included within this required width, with the following exception: when widths are less than ten feet, no sidewalk shall be allowed.
b. 
At the time of development, landscaping shall be installed along any property line abutting a residential zone district. The required landscaping shall consist of the following:
i. 
Minimum width of the landscaped area shall be five feet;
ii. 
Landscape fingers or tree wells perpendicular to the perimeter landscaping shall be provided no more than ten parking spaces apart;
iii. 
Evergreen trees shall be planted in areas in subdivisions (i) and (ii) of this subsection such that a visual screen is created.
6. 
Advertising Signs. All signs shall be subject to Chapter 17.640.
7. 
Yards. All required yards shall be utilized for landscaping only, except for access drives to the property. Architectural features may project into any required yard pursuant to the provisions of Chapter 17.660.
8. 
Accessory structures and buildings shall be permitted pursuant to the provisions of Chapter 17.660.
9. 
Security Measures. All facilities shall provide security measures in accordance with city standards and subject to design review.
10. 
Energy Conservation. All facilities shall, to the greatest extent possible, incorporate energy conservation measures in conformance with city standards and subject to design review.
11. 
Manufacturing and Storage Areas. All manufacturing processes shall be within a structure and all open storage areas shall be screened with a minimum six-foot high view-obscuring fence. No storage shall exceed the height of the fence. Solid walls shall be utilized for screening areas visible from a public street.
(Ord. 857 § 2, 2008; Ord. 958 § 2, 2015; Ord. 1019 § 1, 2020; Ord. 1022 § 1, 2022)
All permitted and conditionally permitted uses developed within subarea A shall conform to the performance standards set forth below
A. 
Noise.
1. 
At the property line, the maximum sound pressure level radiated by listed uses or facilities shall not exceed the following values:
a. 
Industrial and warehouse: 75 dBA;
b. 
Retail, commercial, office, schools, churches: 65 dBA.
2. 
The sound pressure level shall be measured with a sound level meter and associated octave band analyzer conforming to the standards prescribed by the American Standards Association.
3. 
American Standards Sound Level Meters for Measurement of Noise and Other Sounds, Z224.3-1944, American Standards Association, Inc. New York, NY, and American Standard Specification for Octave-Band Filter Set for Analysis of Noise and Other Sounds, Z224.10-1953, or latest approved revision thereof, American Standards Association, Inc. New York, NY shall be used.
B. 
Heat, Glare and Humidity.
1. 
Any operation producing intense heat shall be performed within a completely enclosed building in such a manner as not to create a public nuisance or hazard along lot lines.
2. 
Any operation or activity producing glare shall be performed within a completely enclosed building and be conducted so that direct and indirect illumination from the source of light on the lot shall not cause illumination in excess of one foot-candle when measured at the lot line. Exposed sources of light shall be shielded and flickering or intense sources of light shall be controlled so as not to cause nuisance across lot lines.
3. 
Any use producing humidity in the form of steam or moist air, or producing heat, shall be carried on in such a manner that steam, humidity or heat is not perceptible at any lot line
C. 
Vibration. Any industrial operation or activity which shall cause at any point along the property line of the subject use, earth-borne vibrations which are discernable without the use of instruments is prohibited.
D. 
Fire, Safety and Explosion. All uses shall provide adequate safety devices against fire, explosion and other hazards and adequate firefighting and fire suppression equipment in compliance with applicable fire prevention and building codes.
E. 
Soundproofing. Offices, retail activities and other acoustically-sensitive activities shall be designed so that interior noise levels due to exterior noise sources do not exceed the peak hour Leq of 55 dBA.
F. 
Solid and Liquid Waste.
1. 
No discharge at any point into public sewer, system or bay into the ground shall be permitted, except in accord with standards approved by the State Department of Health, or standards specified in applicable local ordinances for similar uses of any materials of such nature or temperature as can contaminate any water supply, interfere with bacterial processes in sewage treatment, or otherwise cause the emission of dangerous or offensive elements.
2. 
No materials or wastes shall be deposited on any property in such form or manner that they may be transferred off the property by natural causes or forces.
3. 
Any wastes which might be attractive to rodents or insects shall be stored outdoors only in closed containers.
G. 
Electrical and Radioactive Radiation. No activities shall be permitted which emit dangerous radioactivity at any point, or electrical disturbances adversely affecting the operation at any point of any equipment other than that of the creator of such disturbances.
H. 
Air Pollution. All uses shall comply with regulations of the Bay Area Air Quality Management District.
1. 
Smoke. For the purpose of determining the density or equivalent opacity of smoke, the Ringlemann Chart as published by the U.S. Bureau of Mines in Circular No. 7718 (August, 1995) shall be employed. The emission of smoke from any chimney, stack, vent, opening, or combustion process shall not exceed Ringlemann No. 1.
2. 
Odors. No emission shall be permitted of odorous gases or other odorous matter in such quantities as to be readily detectable at the property line of the subject use.
3. 
Toxic and Noxious Matter. No use shall be permitted which creates any emission which endangers human health, can cause damage to animals, vegetation or other property or which can cause soiling at any point beyond the boundaries of the site.
(Ord. 857 § 2, 2008; Ord. 958 § 2, 2015; Ord. 1019 § 1, 2020)