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Meeting Date: January 9, 2001

Subject/Title: Amendment to Planned Development (PD) 23 to create development standards for the DeNova Homes’ project located on the 25.74 acre Laird Property. 

Submitted by: Oshinsky/Zilm 

Approved by: Jon Elam, City Manager

Introduce and waive the first reading of Ordinance No. ___ approving an amendment to Planned Development No. 23 by adding development standards for the DeNova Homes’ project (TSM 8416). 

The City Council approved Planned Development No. 23 on March 3, 1993 allowing for a density of 6 units per acre. 

The Planning Commission at their November 8, 2000 meeting considered and on a 5 – 0 vote, recommended that the City Council amend the existing “shell” Planned Development 23 to create development standards for TSM 8395. The original PD was created as a shell PD and as development occurred any developer would be responsible for creating development standards for their development. 

When this property was annexed it was given a shell Planned Development designation with no development standards. That was left to the first developer to develop this area. DeNova Homes is the proposed developer of this property and submitted the following development standards with their application for review and approval:

1. Minimum Lot Area: 4,675 square feet.
2. Minimum Lot Width: 55 feet.
3. Minimum Lot Depth: 85 feet.
4. Minimum Lot Frontage: 30 feet for all lots on cul-de-sacs, knuckles or curvilinear streets. 
5. Minimum Front Yard Setback: 20 feet for a street facing garage; 12 feet for a turned garage; 15 feet for any living space and 12 feet for front porches.
6. Minimum Side Yard Setback: 5 feet and a total of 13 feet for both sides. Corner lots, on the street side, shall maintain a minimum side yard setback of 10 feet.
7. Minimum Rear Yard Setback: 15 feet.
8. Maximum Building Height: 30 feet and two stories.
9. Side Loading Garages: 10% of the total lots shall have side loading garages.
10. Corner Lots: 50% of the corner lots shall be single story plans.
11. Single Story Units: 25% of the total lots shall be single story plans.
12. A 40% maximum lot coverage.
13. Maximum Number of Units: 133 dwelling units.
14. Design and Site Development shall be required for all housing units pursuant to Sections 17.100.003 and 17.100.004H.
15. Off-street parking shall be provided pursuant to Chapter 17.620 and Section 17.100.004 H.
16. The parking and storage of boats, trailers and similar vehicles and equipment shall be subject to the provisions of Section 17.620.016.
17. Accessory buildings and structures shall be permitted pursuant to the provisions of Chapter 17.660.
18. Architectural features may project into any required yard pursuant to the provisions of Chapter 17.660.
19. The development of this zoning district shall be substantially in accordance with the Development Plan. Variations in the Development Plan including street and lot pattern may be approved through the subdivision map process.

These development standards are consistent with the Zoning Ordinance and the General Plan and are consistent with development standards for previously approved subdivisions of this size within the City. 


A. City Council Ordinance No. ____.
B. Amended Planned Development No. 23 development standards for DeNova Homes.
C. Minutes from the Planning Commission meetings of November 8, 2000.
D. Project site map and Tentative Map 8416.
E. Mitigated Negative Declaration for Tentative Subdivision Map 8416. 




WHEREAS, the applicant has filed for an amendment of the development standards of his property to accommodate the subdivision; and

WHEREAS, on November 8, 2000 the Planning Commission conducted a duly noticed public hearing, considered public comments and passed Resolution No. 00-75 which recommended the approval of the amendment to Planned Development No. 23 development standards by adding development standards for the DeNova Homes project; and

WHEREAS, an Initial Study and Negative Declaration was prepared for Tentative Subdivision Map 8416 in accordance with the California Environmental Quality Act and was considered as a part of the review and approval process; and

WHEREAS, the Negative Declaration identified potentially significant environmental effects associated with the proposed project which can be feasibly mitigated or avoided and these project measures are included in the project conditions of approval and will reduce the impacts identified to a less than significant level; and

WHEREAS, a Notice of Public Hearing was legally advertised in the Ledger-Dispatch on November 20, 2000, and mailed to all property owners of record within 300 feet of the subject property according to City policies and Government Code Section 65091; and

WHEREAS, the City Council of the City of Brentwood hereby finds, as follows, that the proposed amendment will:

1. Establish clear development standards for the uses permitted under the General Plan and the approved Tentative Subdivision Map No. 8416.

2. Provide standards resulting in development that is consistent and compatible with surrounding uses.

3. Provide for adequate public uses and private open space.

4. Generate a level of traffic that can be accommodated by the public circulation system, existing or planned.

5. Serve the housing needs of the City and the region and will not create a detrimental imbalance between the public service needs of its residents and available fiscal and environmental resources (Government Code Section 65863.6).

6. That the proposed development will clearly result in a more desirable use of land and a better physical environment than would be possible under any single or combination of zones.

7. That the PD Zone proposed amendment is on property which has suitable relationship to one or more thoroughfares; and that said thoroughfares are adequate to carry any traffic generated by the development.

8. That the plan for the proposed development presents a unified and organized arrangement of buildings and service facilities which are appropriate in relation to adjacent or nearby properties and that adequate landscaping and/or screening is included if necessary to insure compatibility.

9. That the natural and scenic qualities of the site are protected with adequate available public and private open spaces designated on the development plan.

10. That the development of the subject property, in the manner proposed by the applicant, will not be detrimental to the public welfare, will be in the best interests of the City and will be in keeping with the general intent and spirit of the Zoning Ordinance and with the City’s Community Development Plan, including all relevant Elements therefore, and with any applicable Specific Plan adopted by the City.

11. The City Council has reviewed the Mitigated Negative Declaration prepared for this project and orders the filing of the Notice of Determination with the County Clerk.

12. Pursuant to Section 15168 of the CEQA Guidelines, the City Council finds that the project is within the scope of the development levels evaluated in the Program EIR prepared for the 1993 City of Brentwood General Plan. The Initial Study has further evaluated potential project specific impacts to the environment. Based upon this evidence and the Mitigated Negative Declaration, this City Council finds that the project will not have any significant environmental impacts that were not studied in the Program EIR. The Mitigated Negative Declaration applies all applicable mitigation measures specified in the Program EIR to the project and imposes additional mitigation measures to supplement and strengthen the Program EIR measures. Therefore, since the mitigation measures are incorporated as conditions of approval of the project, the Mitigated Negative Declaration as well as the Program EIR for the 1993 General Plan is adequate for all approvals relating to the project.

13. The City Council further finds that no significant new information within the meaning of the Public Resources Code Section 21092.1 and CEQA Guidelines Section 15088.5 has been presented to the City which would necessitate recirculation of the Mitigated Negative Declaration for further public review. The Mitigated Negative Declaration has not undergone any reorganization on this account. The City Council has considered all verbal and written comments relating to the Mitigated Negative Declaration and finds no significant new information has arisen.

NOW, THEREFORE, the City Council of the City of Brentwood does hereby ordain as follows:

Section 1. The subject projects are hereby zoned as amended Planned Development 23 for single family residential units.

Section 2. Chapter 17.47e has hereby been amended for the purpose of regulating certain real property and establishing development standards for DeNova Homes’ project for single family residential units.

Section 3. Chapter 17.473 is hereby known as Planned Development 23 (PD-23).

Section 4. Amendments to Chapter 17.473 are hereby added to read as shown in Exhibit “B” attached hereto and made a part of this Ordinance.

Section 5. 

A. This Ordinance shall be published in accordance with applicable law, by one or more of the following methods:

1. Posting the entire Ordinance in at least three (3) public places in the City of Brentwood, within fifteen (15) days after its passage and adoption; or

2. Publishing the entire Ordinance at least once in the Ledger-Dispatch, a newspaper of general circulation published in the County of Contra Costa and circulated in the City of Brentwood, within fifteen (15) days after its passage and adoption; or

3. Publishing in the Ledger-Dispatch a summary of the Ordinance prepared by the City Attorney and posting a certified copy of the Ordinance in the Office of the City Clerk at least five (5) days prior to passage and adoption and along with the names of those City Council members voting for and against the Ordinance.

B. This Ordinance shall become effective thirty (30) days after the date of its passage and adoption.

Section 6. In accordance with Government Code Section 65863.5, upon the effective date of this Ordinance, a copy shall be delivered to the County Assessor.

THE FOREGOING ORDINANCE was introduced with the first reading waived at a regular meeting of the Brentwood City Council on the 9th day of January 2001 and adopted at a regular meeting of Brentwood City Council on the _____day of ___________, 2001, by the following vote:


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