The authority, purpose and intent for the adoption of the PD-56 (planned development fifty-six) zone are as follows:
A. 
Authority. The PD-56 zone is adopted pursuant to the authority set forth in Chapter 17.450, Planned Development Zones—General Regulations, of the Brentwood Municipal Code.
B. 
Purpose. The purpose of the PD-56 zone is to establish, permit and regulate the development of industrial uses on approximately 32.5 acres currently designated as "industrial" by the city of Brentwood general plan. "Industrial" zoned areas are intended to reserve appropriately located areas for various and compatible types of industrial uses and related activities and to protect areas appropriate for industrial uses from intrusion by residential and other inharmonious uses.
C. 
Intent. In order to implement the development of "industrial" uses identified in the city of Brentwood general plan for the PD-56 zone, said zone shall be divided into three subareas as geographically designated in Section 17.506.009, and as further described below. The primary character of the area is intended to be a mix of light, medium and heavy industrial uses.
1. 
Subarea A. This area consists of 5.6± acres intended for light industrial uses, indoor recreational uses and a limited amount of retail and restaurant uses intended to serve on-site businesses, users of the adjacent sports park and nearby residents.
2. 
Subarea B. This area consists of 8.6± acres intended for light to medium industrial uses.
3. 
Subarea C. This area consists of 14.6± acres intended for light, medium and heavy industrial uses.
(Ord. 881 § 2, 2010)
The following uses are permitted within the designated subareas:
A. 
Subarea A. All uses shall be conducted indoors unless otherwise noted:
1. 
Light industrial uses including, but not limited to:
a. 
Commercial laundromat and commercial dry cleaning establishments,
b. 
Printer and copier establishments,
c. 
Automobile repair or service,
d. 
Auto body repair and service, including painting,
e. 
Welding shop,
f. 
Biotechnology research, development and production operations, including cosmetic, drug, medicinal and pharmaceutical products,
g. 
Appliance repair,
h. 
Cabinet, woodworking, drapery, or upholstery shops; furniture manufacturing or assembly uses,
i. 
Glass and window services,
j. 
Photographic equipment and supplies,
k. 
Special trades,
l. 
Small scale manufacturing and assembly plants,
m. 
Light fabricating services,
n. 
Laboratories, commercial testing, research and experimental,
o. 
Manufacturing of scientific, analytical, optical, medical, and dental goods, apparatus, measuring and controlling instruments,
p. 
Professional, scientific and precision equipment,
q. 
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 except for plant nursery supplies which require a conditional use permit,
vii. 
Engineering,
r. 
Warehouse, distribution, shipping and wholesale of materials and equipment of an industrial, automotive, fabrication, manufacturing and construction nature;
2. 
Outdoor storage, holding, display, manufacturing and distribution area(s) and construction yards not exceeding screen/fencing heights or with interior contents that cannot otherwise be seen from ground level to six feet above ground level shall be allowed for subarea A permitted uses;
3. 
A maximum of six thousand square feet for restaurant uses. A microbrewery is allowed in conjunction with a primary restaurant use;
4. 
Similar uses subject to the determination of the community development director.
B. 
Subarea B. All uses shall be conducted indoors unless otherwise noted:
1. 
Uses permitted in subarea A, except restaurants;
2. 
Medium industrial uses including related outdoor storage:
a. 
Public and private utility facilities and equipment or power distribution equipment,
b. 
Utility equipment buildings,
c. 
Commercial printing and publishing,
d. 
Building materials manufacture and assembly, excluding production of asphalt, cement,
e. 
Computer and electronic manufacturing,
f. 
Battery manufacture and assembly,
g. 
Manufacturing and assembly of boats or other equipment,
h. 
Microbreweries (no onsite retail consumer tasting rooms or retail sales),
i. 
Stone, porcelain, clay and glass product manufacturing, fabrication and assembly,
j. 
Non-meat/fish food processing and food product manufacturing, storage and distribution; commercial bakeries,
k. 
Recreational vehicle, boat, medium-and heavy-truck, and tractor-trailer engine and machinery repair,
l. 
Industrial and farm equipment repair and rental,
m. 
Machine shop;
3. 
Similar uses, subject to the determination of the community development director.
C. 
Subarea C. All uses shall be conducted indoors unless otherwise noted:
1. 
Uses permitted in subareas A and B, except restaurants;
2. 
Heavy industrial uses including related outdoor storage:
a. 
Uses which by the nature of their operation can generate noise, dust, fumes, heat, glare, vibrational activities and frequent heavy truck traffic,
b. 
Machine shops, not including drop hammers, automatic screw machines or punch presses with a rated capacity of over twenty tons,
c. 
Metal container manufacture and assembly and metal finishing and plating,
d. 
Motor and generator manufacture and assembly,
e. 
Paper product manufacture and assembly,
f. 
Distilleries and wineries (no on-site retail consumer tasting rooms or retail sales),
g. 
Freight forwarding terminals, transit yards and trucking terminals,
h. 
Plastics manufacture, fiberglass molding and assembly,
i. 
Rubber products manufacture and assembly,
j. 
Linoleum or oil cloth manufacture and assembly,
k. 
Graphite and graphite process manufacture and assembly,
l. 
Agriculture and industrial organic or inorganic chemicals and fertilizer,
m. 
Indoor and outdoor towing and temporary storage of inoperable or abandoned vehicles on twenty-four hour on-call basis,
n. 
Above-ground diesel, gas or petroleum storage tank, compliance with EPA regulations and standards, to service on-site fleet only;
3. 
Similar uses, subject to the determination of the community development director.
(Ord. 881 § 2, 2010)
The following uses are conditionally permitted subject to securing a conditional use permit pursuant to Chapter 17.830:
A. 
Subarea A.
1. 
Light industrial uses partially or fully conducted outside a building for permitted uses allowed in enclosed buildings in subarea A;
2. 
Outdoor storage, holding, display, manufacturing, construction and distribution area(s) exceeding screen heights or with interior contents that can otherwise be seen from ground level of public right-of-way;
3. 
Indoor recreational facilities such as, a dance studio, gymnastics facility, karate or fitness facility including ancillary daycare facilities;
4. 
Other uses as provided in Section 17.450.004, except those uses prohibited in Section 17.506.004.
B. 
Subarea B.
1. 
Uses conditionally permitted in subarea A, except indoor recreational uses;
2. 
Medium industrial uses partially or fully conducted outside a building for permitted uses allowed in enclosed buildings;
3. 
Other uses as provided in Section 17.450.004, except those uses prohibited in Section 17.506.004.
C. 
Subarea C.
1. 
Uses conditionally permitted in subareas A and B, except indoor recreational uses;
2. 
Heavy industrial uses partially or fully conducted outside a building for permitted uses allowed in enclosed buildings;
3. 
Heavy industrial uses including related outdoor storage:
a. 
Gravel, rock and cement yards,
b. 
Asphalt and asphalt product manufacture and assembly,
c. 
Concrete batching facility, cement product manufacturing,
d. 
Dismantlers of motor vehicles,
e. 
Meat or fish product processing and packaging, excluding slaughtering and glue manufacture,
f. 
Steel and structural steel product manufacture,
g. 
Metal container manufacture and assembly and metal finishing and plating, sheet metal,
h. 
Lumber milling operation, truss and beam manufacturing,
i. 
Painting, enameling and lacquering shops and manufacturing,
j. 
Chemicals and allied products,
k. 
Detergents and cleaning preparations,
l. 
Textile and fabric manufacturing, bleaching, or processing,
m. 
Metal casting and foundries,
n. 
Motor testing of internal combustion engines,
o. 
Building materials manufacture and assembly pipe, tile and concrete block manufacturing,
p. 
Heavy construction and equipment,
q. 
Recycling plants: storage, sorting, collecting or baling of iron, junk, paper, rags, or scrap metal within a completely enclosed structure,
r. 
Rental storage of recreational vehicles, boats, trailers and any other vehicle storage facility or mini-storage of personal property (subject to Chapter 17.755);
4. 
Other uses as provided in Section 17.450.004, except those uses prohibited in Section 17.506.004.
(Ord. 881 § 2, 2010; Ord. 1087, 8/12/2025)
The following uses shall be prohibited in subareas A, B and C unless otherwise noted:
1. 
Financial institutions such as:
a. 
Banks,
b. 
Savings and loan institutions,
c. 
Check cashing companies,
d. 
Mortgage companies, and
e. 
Credit unions;
2. 
Business services such as:
a. 
Law firms,
b. 
Accountants,
c. 
Employment agencies,
d. 
Insurance companies,
e. 
Real estate brokerages, and
f. 
Medical and dental offices;
3. 
Vehicle and boat sales;
4. 
Restaurants and establishments serving and selling drinks and/or food are prohibited in subareas B and C;
5. 
Indoor and outdoor animal kennels, animal shelters and veterinary services;
6. 
Outdoor recreational and sports facilities and uses, unless otherwise required by the state of California for an ancillary daycare facility;
7. 
Indoor recreational and sports facilities such as a dance studio, gymnastics facility, batting cages, and karate or fitness facilities are prohibited in subareas B and C;
8. 
Personal services including, but not limited to, the following:
a. 
Beauty salons,
b. 
Barber shops,
c. 
Nail salons,
d. 
Food markets, and
e. 
Health and day spas;
9. 
Assemblage of religious, nonsecular and secular organizations and associations, and educational facilities including center-based child or daycare facilities;
10. 
Petroleum refining and related businesses including gasoline and diesel service stations;
11. 
Explosives and pyroxyline or related materials;
12. 
Slaughtering, glue and stockyard operations.
(Ord. 881 § 2, 2010)
The following regulations shall apply to all sub-areas as described below:
A. 
Subarea A.
1. 
Minimum lot area: One-half acre;
2. 
Minimum lot width: One hundred feet;
3. 
Minimum building or storage front yard setback: Twenty feet;
4. 
Minimum building or storage side yard setback: On the street side of a corner site, the side yard shall be not less than twenty feet. Interior side yards shall be five feet for buildings and one foot for outdoor storage;
5. 
Minimum building and storage rear yard setback: Five feet for buildings and one foot for outdoor storage;
6. 
Maximum building height: Twenty-four feet.
B. 
Subarea B.
1. 
Minimum lot area: One-half acre;
2. 
Minimum lot width: One hundred feet;
3. 
Minimum building and storage front yard setback: Twenty feet;
4. 
Minimum building and storage side yard setback: Five feet for buildings and one foot for storage;
5. 
Minimum building and storage rear yard setback: Ten feet for buildings and one foot for storage;
6. 
Maximum building height: Two stories, not to exceed thirty-five feet.
C. 
Subarea C.
1. 
Minimum lot area: One acre (gross acreage);
2. 
Minimum lot width: One hundred feet;
3. 
Minimum building and storage front yard setback: Twenty feet;
4. 
Minimum building and storage side yard setback: Five feet for buildings and one foot for storage;
5. 
Minimum building and storage rear yard: Five feet for buildings and one foot for storage;
6. 
Maximum building height: Two stories, not to exceed thirty-five feet. Equipment, towers and nonbuilding structures shall have a maximum height of seventy-two feet.
(Ord. 881 § 2, 2010)
The following standards shall be applicable to all uses, except expressly provided for otherwise within the regulations of each individual zone:
A. 
Except where modified in Section 17.506.006, all uses within proposed subareas A, B and C shall comply with Chapters 17.200 and 17.300.
B. 
Off-street parking shall be in accordance with Chapter 17.620.
C. 
Landscaping for parking lots and yard setbacks shall be provided in accordance with Chapter 17.630.
D. 
Screening of parking areas accessible to the public is required. Screening of interior storage and private vehicle and truck parking shall be provided in accordance with Chapter 17.630.
E. 
Design and site development review of all new structures within each subarea shall comply with Chapter 17.820. Architectural and site plan review shall confirm conformance with these PD standards. Standards suitable for industrial buildings and uses will be used in determining the acceptability of proposed building types and architecture.
F. 
Refuse Container Enclosure. All industrial facilities shall provide refuse disposal enclosures. The applicant shall submit to the solid waste division for review and approval, detailed copies of their solid waste enclosure plans, along with a completed and signed solid waste plan guide and enclosure standards. This can be located in the city of Brentwood standard plans and specifications. Any changes must be re-approved by the solid waste division. The enclosure location and design must be accessible to the automated trash service the city provides and the exterior materials of the enclosure shall be consistent with the exterior materials of the adjacent and/or surrounding buildings.
G. 
Storage Areas. All open storage areas shall be screened and surrounded with a minimum six-foot to a maximum eight-foot high view-obscuring fence. No storage shall exceed the height of the fence in subarea A without a conditional use permit. Masonry walls shall be utilized for screening uses within subarea A while chain link with view-obscuring slats or fencing materials other than wood, and landscaping may be used for screening uses in subareas B and C.
H. 
All signs are subject to the regulations of Chapter 17.640 and shall be subject to administration review. No off site signage is allowed.
I. 
All industrial facilities shall provide security measures in accordance with city standards and shall be subject to design review.
J. 
All industrial facilities shall, to the greatest extent possible, incorporate energy conservation measures in conformance with city standards and subject to design review.
K. 
All industrial facilities shall, to the greatest extent possible, utilize recycled water for landscape irrigation or other controlled use in conformance with standards set forth by the city and per Title 22 of the California Code of Regulations.
L. 
Standard commercial and industrial building materials, prefabricated metal buildings or concrete tiltup buildings having concrete tile, metal tile or asphalt shingle roofing material shall be allowed in subareas A, B, and C. Exterior metal sided buildings are not allowed in subarea A.
(Ord. 881 § 2, 2010)
A. 
Noise. All uses shall comply with current noise limits in Chapter 9.32 of city of Brentwood Municipal Code and with requirements contained in the Sunset Industrial Complex Environmental Impact Report.
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 property lines;
2. 
Any operation or activity in subareas A and B producing glare shall be performed within a completely enclosed building and be conducted so that direct and indirect illumination from the source of light shall not result in illumination in excess of one-half foot candle when measured at the property line. Exposed sources of light shall be shielded and flickering or intense sources of light shall be controlled so as not to cause a nuisance across property lines. 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 property line. This does not prohibit the use of cooling towers that do not alter humidity at ground level at the property line.
C. 
Vibration. Any industrial operation or activity, which shall cause at any time and at any point along the property line of the subject use, earth-borne vibrations that are discernible 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. Minimum soundproofing shall be required in onsite and off site buildings affected by noise from the industrial park. Permanent and/or temporary soundproofing shall also be required to reduce noise levels of any use to specified limits.
F. 
Solid and Liquid Waste.
1. 
Discharge at any point into public sewer, storm drain system, stream or into the ground shall be done only in accordance with the standards approved by the State Department of Health, and standards specified in applicable local ordinances. This applies to discharge of any materials of such nature or temperature, which 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;
4. 
Any use which generates liquid waste including sewage or storm water with greater quantities, levels of pollutants, temperatures, or biological loadings than for a typical commercial building of similar size shall have such discharges subject to approval by the city engineer.
G. 
Electrical and Radioactive Radiation. No activities shall be permitted which emit dangerous radioactivity at any point, or electrical disturbance adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance.
H. 
Air Pollution. All uses shall comply with regulations of the San Francisco 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, 1955) 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, unless permitted by a conditional use permit.
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. 881 § 2, 2010)
The purpose of this section is to regulate and limit the continued existence of uses established prior to the enactment of this chapter, or any amendments that do not conform to the provisions of this chapter.
A. 
Following the adoption date of the amendment to this chapter:
1. 
All nonconforming uses shall have a maximum of eighteen months to apply for and receive approval of a conditional use permit in order to continue operating within the Sunset Industrial Complex.
2. 
All prohibited uses shall have a maximum of thirty-six months to relocate out of the Sunset Industrial Complex.
B. 
A nonconforming use shall not be significantly expanded or enlarged, or be changed to any other use unless the new use conforms to the provisions of this chapter.
(Ord. 881 § 2, 2010)