Brentwood City Hall


Our home pageContact UsPrevious Page

Central Park Gazebo

CITY COUNCIL AGENDA ITEM NO. 4

Meeting Date: July 24, 2001

Subject/Title: Second Reading and adoption of Ordinance No. 677 amending Planned Development 26 to create development standards for Planning Areas 1 and 2 for the property generally located north of Minnesota Avenue, east of Fairview Avenue and west of the Union Pacific Railroad tracks.

Submitted by: Community Development Department (Oshinsky/Hill)

Approved by: Jon Elam, City Manager

______________________________________________________________________

RECOMMENDATION
Waive the second reading and adopt Ordinance No. 677.

PREVIOUS ACTION
At its meeting of July 10, 2001, the City Council introduced and waived the first reading of Ordinance No. 677, which amends Planned Development 26, as noted above.

BACKGROUND
Adoption of this ordinance will amend the existing Planned Development 26 to create development standards for Planning Areas 1 and 2.

Exhibit:

ORDINANCE NO. 677

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF BRENTWOOD AMENDING PLANNED DEVELOPMENT ZONE NO. 26 BY ADDING DEVELOPMENT STANDARDS FOR PLANNING AREAS 1 AND 2 LOCATED SOUTH OF LONE TREE WAY, NORTH OF MINNESOTA AVENUE, EAST OF FAIRVIEW AVENUE AND WEST OF THE UNION PACIFIC RAILROAD TRACKS.

WHEREAS, the applicant has filed for a zoning amendment to Planned Development Zone 26 to add development standards for Planning Areas 1 and 2 within this zone in order to accommodate future development; and

WHEREAS, the applicant has concurrently submitted and the Planning Commission approved Tentative Subdivision Map 8453 for 53 single family lots by passing Planning Commission Resolution 01-47 with conditions; and

WHEREAS, on June 5, 2001, the Planning Commission conducted a duly noticed public hearing, considered public comments and passed Resolution No. 01-47 which recommended the approval of the amendment to Planned Development No. 26 adding development standards for Planning Areas 1 and 2 for this property and allocating 17 of the available additional units to this project; and

WHEREAS, an Initial Study and Negative Declaration were prepared for this project in accordance with the California Environmental Quality Act and were considered as a part of the review and approval process; and

WHEREAS, the Negative Declaration identified potentially significant environment effects associated with the proposed project which can be feasibly mitigated or avoided, and these project measures are to be included in project conditions of approval for this area 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 June 29, 2001, 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 makes the following supporting findings for this application as required by Section 17.870.008 of the City Zoning Ordinance. The proposed zoning amendment will:
  1. Establish clear development standards for the uses permitted under the General Plan and the approved Tentative Subdivision Map No. 8453.
  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 a 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 thereof, 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 find no significant new information has arisen.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Brentwood does hereby ordain as follows:

Section 1. The subject project is hereby zoned as Planning Areas 1 and 2 within Planned Development 26 for single family residential units as shown on Exhibit A.

Section 2. Chapter 17.476 has hereby been amended for the purpose of regulating and establishing development standards for Planning Areas 1 and 2 for 53 single family residential units.

Section 3. The amendment to Chapter 17.476 is hereby added as shown highlighted (Section 17.476.061) in Exhibit B attached hereto and made a part of this Ordinance.

Section 4. The City Council of the City of Brentwood hereby approves the Negative Declaration approved for this project and authorizes the filing of the Notice of Determination.

Section 5.

  1. 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.
  1. 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 10th day of July, 2001, and adopted at a regular meeting of the Brentwood City Council on July 24, 2001, by the following vote:

AYES: 
NOES:
ABSENT:
ABSTAIN:

APPROVED:


_____________________________
Michael A. McPoland, Sr., Mayor


ATTEST:


_______________________________
Karen Diaz, CMC, City Clerk

Attachments:
Exhibit A -- PD-26 Subarea Map
Exhibit B -- Chapter 17.476 PD-26 Planning Areas 1 and 2 Development Standards

EXHIBIT B

Planned Development Twenty_Six (PD-26) Zone

17.476.010 Authority, purpose and intent.

The authority, purpose and intent for the adoption of the PD-26 (planned development twenty-six) zone are as follows:

  1. Authority. The PD-26 zone is adopted pursuant to the authority set forth in the Brentwood Municipal Code Chapter 17.450, entitled "Planned Development Zones--General Regulations."
  2. Purpose. The purpose of the PD-26 zone is to permit and regulate development of special planning area L as designated by the city of Brentwood general plan.
  3. Intent. In order to achieve the purpose of the PD-26 zone in implementing the development of single-family housing, the zone shall entail a spectrum of individual lot sizes distributed according to the allocation of units represented by Exhibit 1, sheet 4 which is attached hereto and made a part of the ordinance codified in this chapter. The primary uses of this area shall consist of single-family, park, and open space uses. (Ord. 602 1 (Exh. C (part)), 1998)

17.476.020 Permitted uses.

The following uses are permitted within the PD-26 zone.

  1. Those uses which are permitted within the R-1 (single-family residential) zone, Section 17.130.002;
  2. Low density single-family homes (one to five units per acre) with the average gross density for SPA-L not exceeding three units per acre;
  3. Parks;
  4. Bicycle and pedestrian trails;
  5. Other similar or compatible uses including park-and-ride lots, small family day care, home occupations, and model home sales facilities. (Ord. 602 1 (Exh. C (part)), 1998)

17.476.030 Conditionally permitted uses.

The following uses require special consideration and approval of a conditional use permit in accordance with Brentwood Municipal Code Section 17.130.003

  1. Public and private schools, libraries and churches;
  2. Those conditionally permitted uses within the R-1 (single-family residential) zone;
  3. Other uses similar in character to those uses listed above, as approved by the planning commission and zoning administrator. (Ord. 602 1 (Exh. C (part)), 1998)

17.476.040 Permitted accessory uses and structures.

The following uses are permitted accessory uses and structures in accordance with Brentwood Municipal Code Chapter 17.660:

  1. Arbors, trellises, gazebos and similar structures of open construction;
  2. Fences and walls;
  3. Garages;
  4. Patio covers;
  5. Swimming pools and spas;
  6. Additional accessory uses and structures necessary or incidental to a principal use as approved by the community development department. (Ord. 602 1 (Exh. C (part)), 1998)

17.476.050 Residential densities and planning area unit allocations.

A. The overall density for the entire SPA-L shall be three units per acre as stipulated by the general plan and as shown in Exhibit 1, sheet 4 attached to the ordinance codified in this chapter as part of these regulations. To assure that the character of each parcel within SPA-L is articulated successfully, each development plan will demonstrate how the combination of integrated common open space, lot layout, building siting, walls, fences, landscape, lighting and architectural solutions will result in a positive, enjoyable and visually pleasing development.
B. SPA-L is divided into planning areas (see Exhibit 1, sheet 4). The quantity of units allowed by individual planning area are listed below, followed by the zoning regulations and other conditions or comments applicable to the specific planning area. All residential planning areas are zoned low density residential (LDR).
1. Planning areas 8, 11, 12 and 15 have been assigned minimum lot sizes (SF four thousand five hundred to SF twenty thousand). Each minimum lot size designation has a corresponding set of development standards and applicable design guideline regulations. 
2. Planning area 1: 35 units-LDR: Future application.
3. Planning area 2: 1 unit Church, PG&E, EBMUD.
4. Planning area 3: 78 units-LDR: Future application with required buffer areas of SF 10,000 fronting Fairview and school land uses.
5. Planning area 4: School, ten acres.
6. Planning area 5: Park, five acres.
7. Planning area 6: 20 units-LDR: Future application.
8. Planning area 7: 183 units-LDR: SF less than 8,000, 8,000-9,000, and greater than 10,000.
9. Planning area 8: 71 units-LDR: SF 5,000 with required buffer areas of SF 10,000 fronting Fairview north of Apricot and SF 20,000 fronting Fairview south of Apricot.
10. Planning area 9: 74 units-LDR: Future application with required buffer areas of SF 20,000 fronting Fairview.
11. Planning area 10: Park, five acres. 
12. Planning area 11: 95 units-LDR: SF 4,500.
13. Planning area 12: 179 units-LDR: SF 4,500.
14. Planning area 13: 58 units-LDR: Future application.
15. Planning area 14: 64 units-LDR: Future application with required buffer areas of SF 10,000 fronting Minnesota Avenue and along the south boundary.
16. Planning area 15: 138 units-LDR: SF 4,500 with required buffer areas of SF 10,000 fronting Minnesota and adjacent to properties in NW corner.
17. Planning area 16: 134 units-LDR: Future application with required buffer areas of SF 10,000 fronting Minnesota and SF 20,000 at the southern property line adjacent to Randy Way properties.
(Ord. 602 1 (Exh. C (part)), 1998)

17.476.060 Prevailing minimum lot size.

A. Within the PD-26 zone, prevailing minimum lot sizes are to be established for each planning area.
1. The minimum lot size shall constitute no more than fifty percent of the total number of lots proposed in each planning area.
2. The balance of the proposed lots shall increase by five hundred square foot increments, or thirty percent at plus five hundred square feet, and twenty percent at plus one thousand square feet, or greater.
3. Deviation from the above regulation shall be reviewed on a case by case basis by the planning commission as a part of the subdivision map review process.
B. The general plan requires a transition buffer where smaller lots would be proposed adjacent to existing larger properties.
1. The transition buffer shall also be implemented where a significant lot size differential results between or within the proposed planning areas.
2. Transition buffering shall consider lot size, number of resultant homes and general privacy issues with a preference for having no more than two lots abutting an existing lot.
3. Such transition buffering shall be reviewed on a case by case basis as a part of the tentative map process.
C. Planning Areas 1, 2, 3, 6, 9,13, 14, and 16. Before development plan processing may occur in these planning areas, the zoning district shall be amended to include development plan standards and accompanying regulations.
1. Except as otherwise specified in the regulations so adopted, development of the PD-26 zone shall be in accordance with existing city standards as contained in Brentwood Municipal Code Chapters 17.130 and 17.140.
2. To assure that the character of each parcel within SPA-L is articulated successfully, each development plan will demonstrate how the combination of integrated common open space, lot layout, building siting, walls, fences, landscape, lighting and architectural solutions will result in a positive, enjoyable and visually pleasing development.
3. The plan shall establish standards for lot area, setbacks, yards, height and parking, and may also contain provisions governing design and site review, landscape plans and related matters.
4. The development plan shall be approved by the planning commission and city council. (Ord. 602 1 (Exh. C (part)), 1998)

17.476.061 Regulations for Planning Areas 1 and 2--Lot area, yards, height and other regulations for development

A. Single-Family Residential. Greater than 14,000 square feet (14,000 SF)

1. Minimum Lot Area. 
The minimum lot area shall be 14,000 square feet.
2. Minimum Lot Width. 
The minimum lot width shall be eighty-five (85) feet as measured from the front building line.
3. Minimum Street Frontage. 
The minimum street frontage shall be eighty-five (85) feet, except that the minimum street frontage on culdesacs shall be fifty (50) feet.
4. Minimum Front Yard Setback. 
The standards building setback shall be a minimum of twenty (20) feet. Thirty (30) percent or more of the setbacks must randomly deviate from the average overall setback.
5. Minimum Side Yard Setbacks. 
Side yard setbacks shall be a minimum of twenty-five (25) feet aggregate, with ten (10) feet as a minimum (as measured from the property line to the building foundation at the front and rear setback lines). Corner lots shall maintain a minimum side yard setback on the street side of fifteen (15) feet.
6. Minimum Rear Yard Setback. 
The rear yard setback for lots shall be a minimum of thirty (30) feet with the exception of Lots 1, 2 and 3 of Tentative Subdivision Map 8453, which shall be a minimum of twenty (20) feet, (as measured from the property line to the building foundation).
7. Building Height. 
The maximum building height for all structures shall not exceed thirty (30) feet.
8. Driveways. 
Homes shall have a concrete driveway that provides access to the garage for a minimum distance of twenty (20) feet behind sidewalk. 
9. Design. Five (5) floor plans with three (3) elevations per plan shall be developed for the fifty-three (53) lots within these Planning Areas, with no one plan being utilized more than twenty-five (25) percent of the time. 

17.476.063 Regulations for planning areas 3 and 4--Lot areas, yards, height and other regulations for development.

A. Authority, Purpose, and Intent. The authority, purpose and intent for the adoption of development standards for PA-3 and PA-4 are as follows:
1. Authority. PA-3 and PA-4 were created through the implementation of the PD-26 (planned development twenty-six) zone pursuant to the authority set forth in the Brentwood Municipal Code Chapter 17.450, entitled Planning Development Zones--General Regulations.
2. Purpose. The purpose of PA-3 and PA-4 is to permit and regulate development standards within the PA-3 and PA-4 area in special planning area (SPA) L.
3. Intent. In order to achieve the purpose of the PD-26 zone in implementing the development of single-family housing, development standards shall consist of single family detached housing and open space uses.
B. Permitted Uses. The entirety of uses as defined within Section 17.476.020 of the Brentwood Municipal Code shall be permitted within PA-3 and PA-4.
C. Conditionally Permitted Uses. The entirety of uses as defined within Section 17.476.030 of the Brentwood Municipal Code shall be permitted within PA-3 and PA-4.
D. Permitted Accessory Uses and Structures. The entirety of uses as defined within Section 17.476.040 of the Brentwood Municipal Code shall be permitted within PA-3 and PA-4.
E. Residential Densities. In no case shall residential densities or total permitted units exceed the numbers shown in Final Maps 8055 and 8176.
F. Regulations for Lot Area, Yards, Structure Height, and Other Regulations for Development.
1. SF-7000 and SF-10000.
a. Minimum Lot Area. The minimum lot area shall be seven thousand square feet. On Fairview Avenue, the minimum lot size shall be ten thousand square feet.
b. Minimum Lot Width. The minimum lot width shall be sixty-five feet as measured at the front building line.
c. Minimum Street Frontage. The minimum street frontage shall be sixty-five feet, except that the minimum street frontage on knuckles shall be forty feet.
d. Minimum Front Yard Setback. The standard building setback shall be a minimum of twelve feet with an average overall setback of fifteen feet. Homes. Front-facing garages shall be set back a minimum of twenty feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback.
e. Fairview Avenue Front Yard Setback. The Fairview Avenue standard front yard setbacks shall be a minimum of twenty feet. Front-facing garages shall be set back a minimum of twenty-five feet.
f. Driveways. Homes shall have a concrete driveway which provides access to the garage for a minimum distance of twenty feet behind the sidewalk. Lots fronting Fairview Avenue shall be designed with driveways that do not require backing onto Fairview Avenue.
g. Minimum Side Yard Setback. Side yard setbacks shall be a minimum of fifteen feet aggregate, with five feet as a minimum (as measured from the property line to the building foundation at the front and rear setback lines). Corner lots stall maintain a minimum side yard on the street side of ten feet.
h. Minimum Side Yard Setback for Fairview Avenue. For lots on Fairview, the side yard setback shall be twenty-five feet aggregate, with nine feet as a minimum. Rear yard garages may be located within the side yard up to a five foot setback. Corner lots shall maintain a minimum side yard on the street side of fifteen feet.
i. Minimum Rear Yard Setback. The rear yard setback for lots shall be a minimum of fifteen feet with an average overall setback of at least twenty feet as measured from the property line to the building foundation. For lots on Fairview Avenue, the rear yard setback shall be a minimum of twenty feet. Rear yard garages may be located with at least a five foot setback.
j. Projections Into Setback Areas. Architectural features such as cornices, eaves, bay windows, fireplaces, porches, and fences/gates (as an architectural extension of the house) may project into any required setback, as per Brentwood Municipal Code 17.660, except that in no circumstance shall any portion of the house be less than ten feet from the front property line.
k. Building Height. The maximum building height for all structures shall not exceed thirty feet.
l. Side Loading Garages. A minimum of ten percent of the lots shall have side-entry garages.
m. Single-Story Houses. Fifty percent of the corner lots and fifty percent of the lots backing up to or siding onto city arterial streets shall have single-story houses on them. Two-thirds of the lots on Fairview Avenue shall have single-story houses on them. Four-way intersections shall have a minimum of two single-story houses.
n. Design. Five floor plans with three elevations per plan shall be developed for the one hundred fifteen lots within this subdivision, with no one plan being utilized more than twenty-five percent of the time. All homes shall be constructed with post tension slaps or structural slabs. If there is no porch, a seven-inch transition step up onto a landing with a minimum horizontal distance of three feet from the front door is to be provided. The express purpose is to create a raised entry area to the home and to visually "finish" any exposed foundation. All second-story windows visible from arterial streets shall have mullions or grids. 
2. Landscaping and Lighting Standards. 
a. Lighting and landscaping for PA-3 and PA-4 shall conform to the standards of 17.476.100(C) and 17.476.110, or as modified through the design review process.
b. Homes shall have a back-lighted illuminated house number.
c. One street tree shall be provided for each lot within this subdivision. Each lot abutting Fairview Avenue shall be developed with a minimum of two twenty-four inch boxed trees along the Fairview Avenue frontage. On corner lots, street trees shall be provided on thirty foot intervals within the side street mow strip or parkway. Street trees shall be: (a) a species selected from the Brentwood master tree list, (b) a minimum fifteen-gallon in size, and (c) planted with branches above the average human eye level. The trees selected shall be deep-rooted and drought-resistant. Location and species shall be approved by the city's landscape architect. 
d. Any proposed monument sign at the entrance shall have obtained building permits to the satisfaction of the city's community development department and traffic engineer with regards to sight-distance issues.
e. CC and R's, if any, shall preclude the parking of boats, trailers and recreational vehicles on public rights-of-way or between a building and a street in the front setback area or in the street-side side yard setback on corner lots.
3. Other Regulations.
a. Off-street parking shall be provided in accordance with Chapter 17.620.
b. The parking and storage of boats, trailers and similar vehicles and equipment shall be subject to the provisions of Section 17.620.016.
c. Accessory buildings and structures will be permitted pursuant to the provisions of Chapter 17.660.
d. All residential units shall be provided with sectional garage doors with automatic openers.
e. Residential densities and planning area unit allocations shall be subject to the provisions of Section 17.476.050. (Ord. 640 2 (part), 4 (part), 2000)

17.476.065 Regulations for Planning Area 7--Lot area, yards, height and other regulations for development.

A. Single-Family Residential. Less than 8,000 (SF 8,000)
1. Minimum Lot Area. Five thousand five hundred square feet.
2. Minimum Lot Width. Fifty feet, as measured at the front building line.
3. Minimum Street Frontage. Thirty feet, with the exception of flag lots, which shall maintain a minimum of eighteen feet at the point of access, and difficult cul-de-sac lots, which may be allowed slight variation with the approval of the community development department.
4. Minimum Front Yard Setback. Twelve feet, with an average overall setback of fifteen feet. The standard for lots facing "landscape medians" or open space areas shall be a minimum of ten feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front facing garages shall be set back a minimum of twenty feet as measured from the back of the sidewalk.
5. Minimum Side Yard Setback. Five feet, with a fifteen feet aggregate, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard on the street side of ten feet. Rear yard garages: the proposed garage structure may be located within the side yard up to a three foot setback.
6. Minimum Rear Yard Setback. Fifteen feet, with an average overall setback of at least twenty feet as measured from the property line to the building foundation. Rear yard garages: the proposed garage structure may be located within the rear yard up to a three foot setback.
7. Projections Into Setback Areas. Architectural features such as cornices, eaves, bay windows, fireplaces, porches and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setbacks as per Chapter 17.660, except that in no circumstances shall any portion of the house be less than ten feet from the front property line.
8. Setbacks from Sidewalks. Where public sidewalks are located within the confines of a development lot, minimum setbacks shall be measured from the inside of the sidewalk irrespective of the property line location.
9. Maximum Building Height. Thirty feet.
B. Single-Family Residential. Eight thousand to nine thousand nine hundred ninety-nine square feet.
1. Minimum Lot Area. Eight thousand square feet.
2. Minimum Lot Width. Seventy feet, as measured at the front building line.
3. Minimum Street Frontage. Thirty feet.
4. Minimum Front Yard Setback. Twelve feet, with an average overall setback of fifteen feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front facing garages shall be set back a minimum of twenty feet.
5. Minimum Side Yard Setback. Seven feet, with a twenty feet aggregate, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard on the street side of ten feet. Rear yard garages: the proposed garage structure may be located within the side yard up to a five foot setback.
6. Minimum Rear Yard Setback. Fifteen feet, with an average overall setback of at least twenty feet, as measured from the property line to the building foundation. Rear yard garages: the proposed garage structure may be located within the rear yard up to a three foot setback.
7. Projections Into Setback Areas. Architectural features such as cornices, eaves, bay windows, fireplaces, porches and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setbacks as per Chapter 17.660, except that in no circumstances shall any portion of the house be less than ten feet from the front property line.
8. Setbacks From Sidewalks. Where public sidewalks are located within the confines of a development lot, minimum setbacks shall be measured from the inside of the sidewalk irrespective of the property line location.
9. Maximum Building Height. Thirty feet.
C. Single-Family Residential. Ten thousand square feet or greater.
1. Minimum Lot Area. Ten thousand square feet.
2. Minimum Lot Width. Ninety feet, as measured at the front building line.
3. Minimum Street Frontage. Forty-five feet.
4. Minimum Front Yard Setback. Fifteen feet, with an average overall setback of twenty feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front facing garages shall be set back a minimum of twenty feet.
5. Minimum Side Yard Setback. Twelve feet, with a thirty feet aggregate, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard on the street side of fifteen feet. Rear yard garages: the proposed garage structure may be located within the side yard up to a ten foot setback.
6. Minimum Rear Yard Setback. Twenty feet, with an average overall setback of at least twenty feet, as measured from the property line to the building foundation. Rear yard garages: the proposed garage structure may be located within the rear yard up to a three foot setback.
7. Projections Into Setback Areas. Architectural features such as cornices, eaves, bay windows, fireplaces, porches and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setbacks as per Chapter 17.660, except that in no circumstances shall any portion of the house be less than ten feet from the property line.
8. Setbacks From Sidewalks. Where public sidewalks are located within the confines of a development lot, minimum setbacks shall be measured from the inside of the sidewalk irrespective of the property line location.
9. Maximum Building Height. Thirty feet. (Ord. 602 1 (Exh. C (part)), 1998)

17.476.070 Regulations for Planning Areas 8, 11, 12 and 15--Lot area, yards, height and other regulations for development.

A. Single-Family Residential. 4,500 (SF 4,500)
1. Minimum Lot Area. Four thousand five hundred square feet.
2. Minimum Lot Width. Forty-five feet, as measured at the front building line.
3. Minimum Street Frontage. Thirty feet, with the exception of flag lots, which shall maintain a minimum of eighteen feet at the point of access, and difficult cul-de-sac lots, which may be allowed slight variation with the approval of the community development department.
4. Minimum Front Yard Setback. Twelve feet, with an average overall setback of fifteen feet. The standard for lots facing "landscape medians" or open space areas shall be a minimum of ten feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front facing garages shall be set back a minimum of twenty feet.
5. Minimum Side Yard Setback. Five feet, with a fifteen feet aggregate, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard on the street side of ten feet. Minimum distance between houses shall be twelve feet. Rear yard garages: the proposed garage structure may be located within the side yard up to a "zero" setback (three feet, per Uniform Building Code)
6. Minimum Rear Yard Setback. Fifteen feet, with an average overall setback of at least twenty feet as measured from the property line to the building foundation, except for rear yards adjacent to the Southern Pacific Railroad in which case the minimum setback shall be one hundred feet from the RR right-of-way. Rear yard garages: the proposed garage structure may be located within the rear yard up to a "zero" setback (three feet, per Uniform Building Code)
7. Projections Into Setback Areas. Architectural features such as cornices, eaves, bay windows, fireplaces, porches, and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setbacks as per Chapter 17.660, except that in no circumstances shall any portion of the house be less than ten feet from the front property line.
8. Setbacks From Sidewalks. Where public sidewalks are located within the confines of a development lot, minimum setbacks shall be measured from the inside of the sidewalk irrespective of the property line location.
9. Maximum Building Height. Thirty feet.
B. Single-Family Residential. 5,000 (SF 5,000)
1. Minimum Lot Area. Five thousand square feet.
2. Minimum Lot Width. Fifty feet, as measured at the front building line.
3. Minimum Street Frontage. Thirty feet, with the exception of flag lots, which shall maintain a minimum of eighteen feet at the point of access, and difficult cul-de-sac lots, which may be allowed slight variation with the approval of the community development department.
4. Minimum Front Yard Setback. Twelve feet, with an average overall setback of fifteen feet. The standard for lots facing "landscape medians" or open space areas shall be a minimum of ten feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front facing garages shall be set back a minimum of twenty feet.
5. Minimum Side Yard Setback. Five feet, with a fifteen feet aggregate, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard on the street side of ten feet. Rear yard garages: the proposed garage structure may be located within the side yard up to a "zero" setback (three feet, per Uniform Building Code)
6. Minimum Rear Yard Setback. Fifteen feet, with an average overall setback of at least twenty feet, as measured from the property line to the building foundation, except for rear yards adjacent to the Southern Pacific Railroad, in which case the minimum setback shall be one hundred feet from the RR right-of-way. Rear yard garages: the proposed garage structure may be located within the rear yard up to a "zero" setback (three feet, per Uniform Building Code)
7. Projections Into Setback Areas. Architectural features such as cornices, eaves, bay windows, fireplaces, porches and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setbacks as per Chapter 17.660, except that in no circumstances shall any portion of the house be less than ten feet from the front property line.
8. Setbacks From Sidewalks. Where public sidewalks are located within the confines of a development lot, minimum setbacks shall be measured from the inside of the sidewalk irrespective of the property line location.
9. Maximum Building Height. Thirty feet.
C. Single-Family Residential. 5,500/6,000 (SF 5,500/SF 6,000)
1. Minimum Lot Area. Five thousand five hundred square feet and six thousand square feet, respectively.
2. Minimum Lot Width. Fifty-five feet and sixty feet, respectively, as measured at the front building line.
3. Minimum Street Frontage. Thirty feet, with the exception of flag lots, which shall maintain a minimum of eighteen feet at the point of access, and difficult cul-de-sac lots, which may be allowed slight variation with the approval of the community development department.
4. Minimum Front Yard Setback. Twelve feet, with an average overall setback of fifteen feet. The standard for lots facing "landscape medians" or open space areas shall be a minimum of ten feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front facing garages shall be set back a minimum of twenty feet.
5. Minimum Side Yard Setback. Fifteen feet aggregate, with five feet as a minimum, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard on the street side of ten feet. Rear yard garages: the proposed garage structure may be located within the side yard up to a "zero" setback (three feet, per Uniform Building Code)
6. Minimum Rear Yard Setback. The rear yard setback for lots shall be a minimum of fifteen feet, with an average overall setback of at least twenty feet as measured from the property line to the building foundation, except for rear yards adjacent to the Southern Pacific Railroad, in which case the minimum setback shall be one hundred feet from the RR right-of-way. Rear yard garages: the proposed garage structure may be located within the rear yard up to a "zero" setback (three feet, per Uniform Building Code)
7. Projections Into Setback Areas. Architectural features such as cornices, eaves, bay windows, fireplaces, porches and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setbacks as per Chapter 17.660, except that in no circumstances shall any portion of the house be less than ten feet from the front property line.
8. Setbacks From Sidewalks. Where public sidewalks are located within the confines of a development lot, minimum setbacks shall be measured from the inside of the sidewalk irrespective of the property line location.
9. Maximum Building Height. Thirty feet.
D. Single-Family Residential. 10,000 (SF 10,000)
1. Minimum Lot Area. Ten thousand square feet.
2. Minimum Lot Width. Eighty feet, as measured at the front building line.
3. Minimum Street Frontage. Thirty feet.
4. Minimum Front Yard Setback. Fifteen feet, with an average overall setback of twenty feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front facing garages shall be set back a minimum of twenty feet.
5. Minimum Side Yard Setback. Nine feet, with a twenty-five feet aggregate, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard on the street side of ten feet. Rear yard garages: the proposed garage structure may be located within the side yard up to a five foot setback.
6. Minimum Rear Yard Setback. Twenty feet, as measured from the property line to the building foundation, except for rear yards adjacent to the Southern Pacific Railroad, in which case the minimum setback shall be one hundred feet from the RR right-of-way line. Rear yard garages: the proposed garage structure may be located within the rear yard up to a "zero" setback (three feet, per Uniform Building Code)
7. Projections Into Setback Areas. Architectural features such as cornices, eaves, bay windows, fireplaces, porches and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setbacks as per Chapter 17.660, except that in no circumstances shall any portion of the house be less than ten feet from the front property line.
8. Setbacks From Sidewalks. Where public sidewalks are located within the confines of a development lot, minimum setbacks shall be measured from the inside of the sidewalk irrespective of the property line location.
9. Maximum Building Height. Thirty feet.
E. Single-Family Residential. 20,000 (SF 20,000)
1. Minimum Lot Area. Twenty thousand square feet.
2. Minimum Lot Width. One hundred feet, as measured at the front building line.
3. Minimum Street Frontage. One-half of the minimum lot width.
4. Minimum Front Yard Setback. Twenty feet, with an average overall setback of twenty-five feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front facing garages shall be set back a minimum of twenty feet.
5. Minimum Side Yard Setback. Ten feet, with a twenty-five feet aggregate, as measured from the property line to building foundation. Rear yard garages: the proposed garage structure may be located within five feet of the property line.
6. Minimum Rear Yard Setback. Thirty feet, as measured from the property line to the building foundation. Rear yard garages: the proposed garage structure may be located within five feet of the property line.
7. Projections Into Setback Areas. Architectural features such as cornices, eaves, bay windows, fireplaces, porches and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setbacks as per Chapter 17.660, except that in no circumstances shall any portion of the house be less than ten feet from the front property line.
8. Setbacks From Sidewalks. Where public sidewalks are located within the confines of a development lot, minimum setbacks shall be measured from the inside of the sidewalk irrespective of the property line location.
9. Maximum Building Height. Thirty feet. (Ord. 602 1 (Exh. C (part)), 1998)

17.476.075 Regulations for planning area 9--Lot area, yards, height and other regulations.

A. Single-Family Residential - Six Thousand Five Hundred/Seven Thousand Nine Hundred Ninety-Nine (SF 6,500/7,999).
1. Minimum Lot Area. The minimum lot area shall be six thousand five hundred square feet respectively.
2. Minimum Lot Width. The minimum lot width, as measured at the building line, shall be fifty-five feet/sixty feet respectively.
3. Minimum Street Frontage. The minimum street frontage shall be thirty feet with the exception of difficult cul-de-sac lots, which may be allowed slight variation with the approval of the community development department.
4. Minimum Front Yard Setback. The standard building setback shall be a minimum of twelve feet with an average overall setback of fifteen feet. The standard for lots facing "landscape medians" or open space areas shall be a minimum of ten feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front-facing garages shall be set back a minimum of twenty feet from front property line.
5. Minimum Side Yard Setback. Side yard setbacks shall be fifteen feet aggregate, with five feet as a minimum, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard setback, on the street side, of ten feet.
6. Minimum Rear Yard Setback. The rear yard setback for lots shall be a minimum of fifteen feet with an average overall setback of twenty feet as measured from the property line to the building foundation.
7. Projections into Setback Areas. Architectural features such as cornices, eaves, bay windows, fireplace, porches, and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setback as per Brentwood Municipal Code Chapter 17.660, except that in no circumstances shall any portion of the house be less than ten feet from the property line.
8. Setbacks From Sidewalks. Where public sidewalks are located within the confines of a development lot, minimum setbacks shall be measured from the inside of the sidewalk irrespective of the property line location.
9. Maximum Building Height. The maximum building height for all structures shall not exceed thirty feet.
B. Single-Family Residential--Eight Thousand/Thirteen Thousand (SF 8,000/13,000).
1. Minimum Lot Size. The minimum lot size shall be eight thousand square feet.
2. Minimum Lot Width. The minimum lot width, as measured at the front building line, shall be seventy feet.
3. Minimum Street Frontage. The minimum street frontage shall be thirty feet.
4. Minimum Front Yard Setback. The standard building setback shall be a minimum of fifteen feet with an average overall setback of twenty feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front-facing garages shall be set back a minimum of twenty feet.
5. Minimum Side Yard Setback.
Side yard setbacks shall be twenty feet aggregate, with seven feet as a minimum, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard setback, on the street side, of ten feet.
6. Minimum Rear Yard Setback. The rear yard setback for lots shall be a minimum of twenty feet, as measured from the property line to the building foundation.
7. Projections Into Setback Areas. Architectural features such as cornices, eaves, bay windows, fireplace, porches, and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setbacks as per Brentwood Municipal Code Chapter 17.660, except that in no circumstances shall any portion of the house be less than ten feet from the property line.
8. Setbacks From Sidewalks. Where public sidewalks are located within the confines of a development lot, minimum setbacks shall be measured from the inside of the sidewalk irrespective of the property line location.
9. Maximum Building Height. The maximum building height for all structures shall not exceed thirty feet.
C. Single-Family Residential--Twenty Thousand and over (SF 20,000).
1. Minimum Lot Area. The minimum lot area shall be twenty thousand square feet.
2. Minimum Lot Width. The minimum lot width, as measured at the front building line, shall be one hundred feet.
3. Minimum Street Frontage. The minimum street frontage shall be one-half of the minimum lot width.
4. Minimum Front Yard Setback. The standard building setback shall be a minimum of twenty feet with an average overall setback of twenty-five feet. Thirty percent or more of setbacks must randomly deviate from the average overall setback. Front facing garages shall be set back a minimum of twenty-five feet.
5. Minimum Side Yard Setback. Side yard setbacks shall be twenty-five feet aggregate, with ten feet as a minimum, as measured from the property line to the building foundation. Corner lots shall maintain a minimum side yard setback, on the street side, of ten feet.
6. Minimum Rear Yard Setback. The rear yard setback for lots shall be a minimum of thirty feet, as measured from the property line to the building foundation.
7. Projections Into Setback Areas. Architectural features such as cornices, eaves, bay windows, fireplace, porches and fences/gates (as an architectural extension of the house) may project into any required front, side or rear yard setback as per Brentwood Municipal Code Chapter 17.660, except that in no circumstance shall any portion of the house be less than ten feet from the property line.
8. Setbacks From Sidewalk. Where public sidewalks are located within the confines of a development lot, minimum setbacks shall be measured from the inside of the sidewalk irrespective of the property line location.
9. Maximum Building Height. The maximum building height for all structures shall not exceed thirty feet.
D. Other Regulations.
1. All other development standards for PD-26 will apply to this proposed project within planning area 9 including Section 17.476.050 pertaining to residential densities and planning area unit allocations. (Ord. 640 2 (part), 4 (part), 2000)

17.476.080 Grading standards.

A. Engineering Guidance.
1. Grading designs shall conform with the city of Brentwood grading ordinance.
2. Grades shall be designed in accordance with the recommendations of a licensed civil engineer or soils engineer. (Ord. 602 1 (Exh. C (part)), 1998)

17.476.090 Street standards.

All public and private streets within the development area shall conform to those standards in the adopted city's roadway infrastructure master plan and/or proposed as a part of PD-26 and approved by the public works department. (Ord. 602 1 (Exh. C (part)), 1998)

17.476.100 Utility standards.

A. General. The location and construction of all utilities within the development area shall conform to those standards adopted by the public works department, or proposed as a part of PD-26 and approved by the public works department. All infrastructure shall be improved incrementally and concurrently with development of all parcels within SPA "L".
B. Underground. All utility service lines, transformers, control points and other utility housings shall be underground with the exception of portions of the ECCID Lateral Line No. 6, which may remain open as approved by ECCID and the city.
C. Lighting Standards. All light standards for public streets within the development area shall conform to those standards adopted and approved by the public works department and/or proposed as a part of PD-26 as follows:
1. Sand Creek Road, and on Minnesota and Fairview Avenues south of Sand Creek Road. Cobra heads.
2. Residential Collector. Decorative fixtures with a pole height of eighteen feet to twenty feet.
3. Residential. Decorative fixtures with a pole height of sixteen feet to eighteen feet.
4. Residential Cul-de-sac. Decorative fixtures with a height of fourteen feet will be used on the residential side of the street.
5. Residential Streets With Landscaped Medians. Decorative fixtures with a height of fourteen feet shall alternate between the residential frontage and the "landscaped medians."
6. Park/Open Space Entrances. Decorative lighting, on pedestrian scale of ten to twelve feet in height.
All decorative light fixtures shall be consistent with city standards for the type, model and make. Consideration will be given to complimentary smaller scale fixtures at residential streets with landscaped medians/cul-de-sacs and at park/open space entrances. Lighting shall be shielded so as not to intrude onto adjacent residential properties. (Ord. 602 1 (Exh. C (part)), 1998)

17.476.110 Landscaping standards.

A. General. The landscaping for SPA "L" shall comply with the regulations contained in Chapter 17.630 entitled "Landscaping and Screening" and/or as approved as a part of PD 26. Required landscape plans shall be prepared and submitted by a registered landscape architect. The design and landscape plans shall be submitted with each tract map application within the zone, and must be approved by the community development department.
B. Street Trees. Street trees are required to be planted on all streets within the development area. Tree spacing on Fairview Avenue and Minnesota Avenue shall be uniformly spaced at thirty feet on center, and double lined where the frontage width will allow it. Tree spacing on all other residential streets shall average thirty-five feet on center with at least one tree provided per lot. A street tree master plan shall be prepared and submitted with each tract map application. The SPA "L" master street tree list is presented in Table 1 attached to the ordinance codified in this chapter.
C. Entryway Design. The design of individual development entryways shall consist of a combination of signage, landscaping, lighting, monumentation, hardscape and other materials. Entryway design shall be reviewed by the planning commission.
D. Front Yard Landscaping. All developer-provided front yard landscaping shall be installed with water conserving materials, as per applicable water conservation ordinances. Landscape and irrigation plans for each typical lot shall be submitted with each tract map application.
E. Neighborhood Open Space/Commons. All development plans shall include neighborhood open space evenly dispersed within the individual planning area. Commons shall be landscaped with a combination of large scale canopy trees and neutral walk-on ground cover, of a design to fulfill the intent of the commons theme. Lighting and landscaping districts, homeowner associations, or other financing mechanisms acceptable to the city shall be set up to maintain the landscaping in these areas. (Ord. 602 1 (Exh. C (part)), 1998)

17.476.120 Parks and open space.

A. Compliance With Park and Recreation Master Plan. PD-26 shall contain park areas within its boundaries as designated by the park and recreation master plan.
B. Open Space Areas. Open space areas may be required to be offered for dedication as part of the 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 a 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; 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 other specification deemed necessary by the city.
Open space consistent with the commons theme, shall be provided as an integrated part of the developed plan. Open space shall be eight to ten percent of the acreage for each planning area and shall include: landscaped medians, expanded frontage and parkway landscape, trails/pathways and the linear open space/commons connecting the neighborhood parks.
C. Permitted Uses. Permitted uses in park and open space areas include:
1. Public parks, facilities, rest rooms, play fields, parking and playgrounds;
2. Drainage channels;
3. Greenbelt areas which are formed by land development;
4. Pedestrian and/or bicycle trails;
5. Access for maintenance and emergency vehicles;
6. Neighborhood open space/commons.
D. Park Requirements. The properties included in PD-26 shall provide for ten acres of neighborhood park area, the payment of "in-lieu" fees, or a combination thereof, as required by the city's general plan. The park area shall consist of two five-acre neighborhood parks as required by the city of Brentwood park and recreation master plan (Exhibit "1"). (Ord. 602 1 (Exh. C (part)), 1998)

17.476.130 Off-street parking standards.

A. Parking Requirements. Off-street parking shall be provided pursuant to Chapter 17.620 and/or as approved as a part of PD-26 and as approved by the public works department.
B. Corner Lots. Where it is possible, garages on corner lots may have their entries oriented to the side street.
C. Boats, Trailers and Similar Vehicles. The parking and storage of boats, trailers and other similar vehicles and equipment shall be subject to the provisions of Section 17.620.016. (Ord. 602 1 (Exh. C (part)), 1998)

17.476.140 Other standards and regulations.

A. The development of PD-26 shall be substantially in accordance with the SPA "L" plan and the "commons" theme. Variations may be allowed in subsequent development plans, including street sections, ingress/egress, and the open space boundary configuration, with approval of the zoning administrator.
B. Design and site development review shall be required for all housing development pursuant to Chapters 17.100 and 17.800.
C. To achieve the desired lot layout, including flag lots, lot sizes may vary within each planning area provided that minimum requirements contained in the zoning and development standards of this document are satisfied, and the total number of units per planning area is not exceeded.
D. A master plotting plan, illustrating the placement of the house plans, shall be submitted for each phase or tract of development.
E. Except as otherwise specified in regulations with in this document, development of the PD-26 zone shall be in accordance with existing city standards as contained in Chapters 17.130 through 17.140.
F. Development applications within all planning areas shall comply with the Brentwood Municipal Code with respect to development and performance standards, landscaping and screening, parking, signage and lighting.
G. Minor modifications to the planning area boundaries may be approved by the zoning administrator.
H. The use of model home complexes shall be allowed within a recorded tract and subsequent tracts throughout SPA "L," subject to the issuance of a temporary use permit as required by Chapter 17.850.
I. Prior to the final map approval of the first implementing subdivision map, a concept plan shall be prepared and submitted to the city showing designs, location, size, materials, colors and appearance for all entry monumentation and landscaping, including city signage.
J. Where the Sand Creek Regional Trail crosses streets, at-grade trail crossings may occur provided signage, striping and other appropriate traffic control devices are installed.
K. Improvements and conveyance of land for the purposes of implementing the Sand Creek Regional Trail shall be in accordance with the city's adopted trails master plan, and shall include a channel crossing at Marsh Creek near the railroad.
L. Bus turnouts shall be provided at major intersections to accommodate future bus service in the area. As development is proposed, project plans will be reviewed by Tri-Delta Transit to insure appropriate design and location of bus turnouts and bus shelters.
M. In accordance with the city's community design policy of minimizing the use of soundwalls along the thoroughfares, developments within SPA "L" should be designed with a combination of earth berms, extensive landscaping, decorative wall features, stepped wall patterns, and other design features aimed at minimizing the visual impact of any required soundwalls.
N. If the construction of Sand Creek Road includes a sound attenuating wall, it shall be consistent with the SPA "L" design and "commons" theme.
O. Where possible, the architecture shall mix hip and gable roof forms. Where lots back up to major thoroughfares, rear yard architectural elevations should be designed with enhanced window trim and other features such as balconies and trellises to provide greater articulation and variety. The city would prefer to see one-story structures developed immediately adjacent to arterial thoroughfares. Structures taller than one story should be designed on wider and/or deeper lots with greater setbacks, developed facing the thoroughfare off of a frontage road, or designed in such a manner as to resemble a one-story profile. Deviations from these suggested alternatives will require special consideration.
P. Each development plan shall go through formal design review and, to assure that the character of each parcel within SPA "L" is articulated successfully, shall demonstrate how the combination of integrated common open space, lot density, lot layout, building situation, walls, fences, landscape, lighting and architectural solutions will result in a positive, enjoyable, and visually pleasing development.
Q. ECCID Canals.
1. Where ECCID canal and pipeline operating and maintenance points are adjacent to city streets and require operator attendance, vehicle turnouts may be required at such points to provide temporary district parking out of the regular traffic lanes.
2. Along the ECCID canal, barriers or fencing as approved by ECCID and the city may be required to prevent human and animal access to the canal waterway.
3. Along the ECCID pipelines, no trees or shrubbery that would impair the operation or maintenance of the pipeline are to be planted.
4. The design of the ECCID canal as a "meandering waterway" within the linear park shall include features to minimize safety hazards, water losses and other adverse impacts on the district's use of the facility for delivery of irrigation water.
R. All half-street sections shall include (at a minimum) one travel lane, shoulder and bike lane.
S. In order to encourage the development of affordable multifamily residential housing within SPA "L", a density bonus in excess of the state mandated standard (twenty-five percent) shall be entertained on a maximum of two sites within SPA "L."
T. The rights-of-way for those portions of Fairview and Minnesota Avenues north of Sand Creek Road are established at sixty-four feet and sixty feet, respectively.
U. If either the school, park or linear trail sites are relocated within the SPA "L" area, there can be a transfer of units from the new school, park and trail sites to the planning areas that lost these amenities, as long as the maximum unit count of one thousand one hundred thirty-four units is maintained for the SPA.
V. If either the school, park or trail sites are relocated outside the SPA "L" area, the city would entertain a general plan amendment on the affected planning areas that reflects residential densities comparable to those on abutting properties.
W. If the school, park or trail sites are relocated, the general plan's density transition policy would still apply.
X. Planning areas not developed to their maximum density shall create a "pool" of units that could be allocated to the remaining planning areas as long as the maximum unit count of one thousand one hundred thirty-four units is maintained for the SPA. (Ord. 602 1 (Exh. C (part)), 1998)

Table 2
PLANNING AREA RESIDENTIAL DENSITIES AND TOTAL ALLOWED UNITS
The average density of SPA "L" is not to exceed three units/acre (the mid-point for low density residential zoning of one to five units/acre). Total units permitted by planning area shall be as follows:
AREA OWNER ACREAGE UNITS DENSITYin du/ac MIN. LOTSIZE
RES. OTHER 
PA 1 Shaffer/Sanchez Detention Basin 22.24 10.70 350 1.57 --
PA 2 Episcopal Church, PG&E,EBMUD 5.00 8.924.20 100 0.20 N/A
PA 3 Giannini/Hoffman 21.88 78 3.56 --
PA 4 School/Hoffman 10.00 0 N/A
PA 5 Park/HoffmanPark/Cox 4.001.00 00 
PA 6 Tittle/Frisbey/Bonnano/Hanberg/Newmann 15.33 20 1.32 --
PA 7 Cox 45.26 183 4.13 --
PA 8 Perkins/Continente 20.00 71 3.55 5,000 sq. ft.
PA 9 Sciortino 21.52 74 3.44 --
PA 10 Park/Carlisle 5.00 0 N/A
PA 11 Continente 20.64 95 4.60 4,500 sq. ft.
PA 12 Continente/Kruse 39.31 179 4.55 4,500 sq. ft.
PA 13 Carlisle 15.30 58 3.79 --
PA 14 Tachella 19.36 64 3.31 --
PA 15 Venoble/Sanders/Kruse/Gasner 32.19 138 4.29 4,500 sq. ft.
PA 16 Neff/Biederman 42.98 134 3.12 --
Sand Creek Rd R-O-W 13.56 N/A
Subtotals 320.81 1,134 3.53 
All Other Properties 57.38 
TOTAL SPA "L" 378.19 1,134 3.00 
(Ord. 602 1 (Exh. C (part)), 1998)

Top of Page

[City Council]  [City Departments]  [City Forms]  [Boards/Commissions] [Passports] [Search] [FAQ]
[Municipal Code] [What's New]  [Employment]  [Links]  [General Information] [Table of Contents]