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CITY COUNCIL AGENDA ITEM NO. 16

Meeting Date: August 23, 2005

Subject/Title: A General Plan Amendment (GPA 05-02) to change the General Plan land use designation of approximately 20 acres from Mixed Use Business Park to Very High Density Residential, allow up to 30 dwelling units per acre within areas designated Very High Density Residential, and a related Rezone (RZ 05-05) request to amend the Planned Development (PD)-55, PD-38, and PD-53 zones to include development standards for the affected property.

Prepared by: Winston Rhodes, Senior Planner

Submitted by: Howard Sword, Community Development Director

RECOMMENDATION
Both the Planning Commission and staff recommend that the City Council pass a resolution approving the General Plan Amendment request and introduce and waive the first reading of an ordinance approving the Rezoning request.

PREVIOUS ACTION
The City Council adopted the updated Housing Element of the General Plan on May 10, 2005 requiring the designation of at least 20 acres of Very High Density Residential (VHDR) sites within Special Planning Area A, F, and P and the adoption of site-specific development standards for the same acreage within PD 55, 38, and 53.

BACKGROUND
The City is required to designate and zone adequate housing sites to meet housing needs for all income groups based on need determinations from the Association of Bay Area Governments (ABAG). ABAG determines housing needs for the Bay Area region and specifies the total number as well as the affordability level of housing units needed. The State requires cities to designate and zone sufficient sites to meet housing needs determined by ABAG. In addition, the State Department of Housing and Community Development (HCD) requires suburban communities, including Brentwood, to zone land at a density of 30 dwelling units/acre by right in order to demonstrate the ability to meet remaining very low- and low–income housing needs.

Action Program 1.1.3 of the City’s Housing Element requires that the City amend 20 acres within Special Planning Area (SPA) “A”, “F”, and “P” and establish development standards within the related PD 55, 38, and 53 Zones to allow multi-family housing at a density of 20 to 30 dwelling units per acre. The implementation of this action program is required to occur by September 2005. In addition, Action Program 1.1.4 requires the City to explore additional locations for very high density sites throughout the City. Implementation of this action program is ongoing. City staff identified 7 acres within SPA B to provide additional very high density housing opportunities within the City. However, the Planning Commission recommended approval of only the 20 acres mentioned in Action Program 1.1.3 at the present time.

It should be noted that the City is not required to ensure development occurs, but rather to ensure that sufficient sites are identified and zoned in the event a future development request is made. A future developer can elect to develop anywhere within the allowable density range (20.1 – 30 du/acre).

ANALYSIS
The General Plan Amendment would allow the maximum residential density within the VHDR designation (30 dwelling units per acre) by right without requiring separate Planning Commission and City Council action to exceed the mid-range density. All proposed projects on these sites would be required to undergo design review and environmental review.

The project also includes changing approximately 20 acres within three SPAs from Mixed Use Business Park to Very High Density Residential within planned Mixed Use Business Park areas (see Exhibit B of the attached resolution). The three sites are dispersed throughout the western and eastern portions of the City in close proximity to existing and planned commercial and civic services and employment opportunities. These locations were selected to help establish mixed use areas in which multi-family housing can be built in close proximity to jobs and services.

The acreage and maximum dwelling unit (DU) potential are provided in the table below. Any future development proposal on these sites will be required to undergo environmental review (e.g., traffic analysis) and would require design review by the Planning Commission.

Area
General Plan
Designation

Zoning District

Site Acreage

DU Potential
Range

1
SPA “A”
PD-55
7
141 to 210
2 SPA “F” PD-38 5 101 to 150
3 SP “P” PD-53 8 161 to 240
Total 403 to 600

Area 1 is located immediately northeast of the intersection of Sand Creek Road and Brentwood Boulevard. The planned land uses abutting the area are specified within the General Plan SPA “A” description (see the attached Resolution) and include a mix of commercial uses that can be designed to be compatible with multi-family housing. The site is in close proximity to existing commercial services and employment opportunities west of Brentwood Boulevard including the Los Medanos’ Community College site in Brentwood. This area is also in close proximity to the planned fire station and elementary school site under consideration east of SPA “A” on the proposed Barrington site.

Area 2 is located in the northern half of SPA “F”, west of the Union Pacific Railroad tracks, north of existing and planned commercial services along Lone Tree Way, and east of the existing and planned commercial services located west and east of Empire Avenue. This area is also located in close proximity to the proposed Oakley eBART station that is currently under consideration.

Area 3 is located southwest of the intersection of Amber Lane and Shady Willow Lane near Pioneer Elementary School and the planned northeast fire station. Access to the site is provided from Amber Lane and the extension of Grant Street. This area is located in close proximity to planned job-generating land uses and will provide a convenient location for workforce housing east of the Highway 4 Bypass near the Grant Street trail corridor and several existing religious institutions. The owner of this site has approached the City and indicated his interest in developing such a project on the site.

The General Plan Amendment includes modified language within the Land Use Element for the SPA “A”, “F”, and “P” as well as changes to the Land Use Element Map to reflect the change from Mixed Use Business Park to Very High Density Residential within all four areas. The modified language is included within the attached resolution.

The proposed General Plan Amendment is necessary to stay in compliance with State Housing Element law by providing sufficient Very High Density sites to help meet remaining housing needs. In addition this General Plan Amendment is necessary to provide the required internal consistency between the City’s Housing and Land Use Element of the General Plan.

The rezone request includes amending three existing Planned Development Zones (PD 55, 42, 38, and 53) and establishing specific development standards to allow for future very high density multi-family development without the need for a future PD zoning amendment. The locations of the very high density residential areas are provided in Exhibit “A” of the attached ordinance. The proposed new development standards are included as Exhibit “B“ of the attached ordinance. The Planning Commission did have concerns about the proposed parking standard of 3 parking spaces per unit and how it might be made more flexible. Staff has included language in the development standards to allow consideration of a possible reduction in the required parking below 3 parking spaces per unit for age-restricted senior housing projects, for mixed use projects, and after consideration of the proposed unit sizes (number of bedrooms) within a project in order to allow for greater parking flexibility. The standards reflect input from property owners affected by the new standards, reflect lessons learned from similar developments in other Bay Area communities, and are intended to foster high quality design in a more intensive residential development product.

A Negative Declaration has been prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA). The project involves no direct physical changes to the environment and results in no new impacts that were not anticipated with the previously prepared General Plan EIR. No further environmental review is required for this General Plan amendment and Zone Change.

FISCAL IMPACT
No fiscal impacts would occur at this time. Once development of any of the project areas occurs, the areas would generate an increased demand for the urban services that the City provides, which in turn would result in ongoing service delivery costs associated with the increased number of potential residential units. Any future developer(s) of these areas will be required to pay all applicable fees in effect at the time that development occurs.

Attachments:
General Plan Amendment 05-02 Resolution
Rezone 05-05 Ordinance
Project Area Location Map
Negative Declaration (available for review within the Community Development Department office at 104 Oak St.)

CITY COUNCIL RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BRENTWOOD APPROVING A GENERAL PLAN AMENDMENT (GPA 05-02) TO ALLOW 30 DWELLING UNITS PER ACRE BY RIGHT FOR AREAS DESIGNATED VERY HIGH DENSITY RESIDENTIAL AND CHANGE APPROXIMATELY 20 ACRES AFFECTING THRE PROJECT AREAS WITHIN SPECIAL PLANNING AREAS “A”, “F”, AND “P” FROM MIXED USE BUSINESS PARK TO VERY HIGH DENSITY WITH ACCOMPANYING GENERAL PLAN TEXT CHANGES, INCLUDING WITHOUT LIMITATION THE ADOPTION OF A NEGATIVE DECLARATION, FOR THE PROPERTY LOCATED GENERALLY EAST OF THE INTERSECTION OF SAND CREEK ROAD AND BRENTWOOD BOULEVARD (PORTION OF APN 016-170-010), SOUTH OF THE ININTERSECTION OF EMPIRE AVENUE AND NEROLY ROAD (PORTION OF 019-130-003), AND SOUTHWEST OF THE INTERSECTION OF SHADY WILLOW LANE AND AMBER LANE (PORTIONS OF APN 019-031-002 AND 019-031-005).

WHEREAS, the City is required by State Law to identify adequate sites with appropriate zoning and development standards to meet identified housing needs;

WHEREAS, the City Council of the City of Brentwood passed Resolution 2005-110 on May 10, 2005 to update the City’s Housing Element of the General Plan; and

WHEREAS, Goal 1 of the City’s Housing Element is to provide a diversity of housing opportunities to enhance the City’s living environment and to satisfy the shelter needs of Brentwood residents.

WHEREAS, Policy 1.1 of the City’s Housing Element calls for the provision of adequate residential sites for the production of new for-sale and rental residential units for existing and future residents; and

WHEREAS, Action Program 1.1.3 of the City’s Housing Element specifies that the City shall amend Special Planning Area “A”, “F”, and “P” of the Land Use Element to designate 20 additional acres Very High Density Residential within the Planned Development (PD) 55, 38, and 53 zones and specifically identify where multi-family development shall be allowed and provide accompanying development standards; and

WHEREAS, Action Program 1.1.3 further specifies that there will be no mid-range density in the Very High Density Residential Land Use Designation; and

WHEREAS, the City is required to maintain consistency between different elements of the General Plan and consistency between the General Plan and City zoning regulations; and

WHEREAS, this General Plan Amendment (GPA 05-02) will provide consistency between the Housing Element and Land Use Element of the General Plan;

WHEREAS, the City of Brentwood has initiated this General Plan Amendment and an accompanying Rezoning request to satisfy Action Program 1.1.3; and

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

WHEREAS, the Negative Declaration identified no potentially significant environmental effects associated with the proposed project and therefore a De Minimus Impact Finding has been prepared for the Department of Fish and Game; and

WHEREAS, the availability of said environmental document for the minimum 20-day public review and comment period was begun on June 23, 2005, and ended on July 12, 2005, and no comments were received during the review period; and

WHEREAS, a Notice of Public Hearing was published in the Brentwood Press on August 12, 2005, in accordance with City policies and Government Code Section 65090; and

WHEREAS, the City Council of the City of Brentwood held a public hearing on this project at its regular meeting of August 23, 2005; and

WHEREAS, the City Council has considered the staff report, Negative Declaration, supporting documents, public testimony, and all appropriate information that has been submitted with the proposed project and finds that:

1. The proposed General Plan Amendment request has been processed in accordance with the applicable provisions of the California Government Code and the California Environmental Quality Act; and

2. The areas included within this General Plan Amendment are physically suitable for the land use designation proposed; and

3. The proposed General Plan Amendment is not likely to cause serious public health problems; and

4. The proposed General Plan Amendment request will establish development increase the City’s ability to 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); and

5. The proposed General Plan Amendment will clearly result in a more efficient use of land; and

6. The proposed General Plan Amendment is for property that has a suitable relationship to one or more thoroughfares, and said thoroughfares with required improvements will be able to carry traffic resulting from this request; and

7. The proposed General Plan Amendment does not inhibit the City’s ability to plan a unified and organized arrangement of buildings and service facilities which are appropriate in relation to adjacent or nearby properties; and

8. The natural and scenic qualities of the areas affected by the proposed General Plan Amendment are protected, with City requirements in place to ensure adequate available public and private open spaces for the affected property in the event that a specific development proposal is received; and

9. The proposed General Plan Amendment will not be detrimental to the public welfare, will be in the best interests of the City, and will further the objectives of the Zoning Ordinance and goals of the City's General Plan, including all relevant Elements thereof.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Brentwood hereby further finds and determines as follows:

1. That the Negative Declaration for the project has been prepared and circulated in accordance with all applicable provisions of the California Environmental Quality Act and represents the independent judgment of the City of Brentwood; and

2. Pursuant to Sections 15162 and 15168(c) 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 City of Brentwood General Plan. The Initial Study has further evaluated potential project-specific impacts to the environment. Based on this evidence and the Negative Declaration, this City Council finds that the project will not have any significant environmental impacts that were not studied in the Program EIR. Therefore, since the Program EIR mitigation measures are incorporated as conditions to the approval of the project, the Program EIR for the General Plan are adequate for all approvals relating to the project; and

3. The City Council further finds that no significant new information within the meaning of Public Resources Code Section 21092.1 and CEQA Guidelines Section 15088.5 has been presented to the City that would necessitate re-circulation of the Negative Declaration for public review. The City Council has considered all verbal and written comments relating to the Negative Declaration and finds no significant new information has arisen.

NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Brentwood does hereby take the following actions:

1. Adopts the Negative Declaration prepared for this project; and

2. Directs staff to file the Notice of Determination with the Contra Costa County Clerk; and

3. Approves General Plan Amendment No. 05-02 modifying the General Plan Text to allow up to 30 dwelling units per acre by right for land designated Very High Density Residential within the General Plan and modifying the text of SPA A, F, and P affecting three project areas totaling approximately 20 gross acres as described in Exhibit “A”; and

4. Directs staff to modify the Land Use Map of the General Plan to reflect this General Plan Amendment and the related Rezoning (RZ 05-05).

PASSED by the City Council of the City of Brentwood at its regular meeting of August 23, 2005, by the following vote:

Exhibits:
“A” – General Plan Amendment Text Changes

EXHIBIT “A” TO
CITY COUNCIL RESOLUTION NO.
GENERAL PLAN AMENDMENT 05-02

EXHIBIT “A” TO
CITY COUNCIL RESOLUTION NO.
GENERAL PLAN AMENDMENT 05-02

EXHIBIT “A” TO
CITY COUNCIL RESOLUTION NO.
GENERAL PLAN AMENDMENT 05-02

EXHIBIT “A” TO
CITY COUNCIL RESOLUTION NO.
GENERAL PLAN AMENDMENT 05-02

EXHIBIT “A” TO
CITY COUNCIL RESOLUTION NO.
GENERAL PLAN AMENDMENT 05-02

ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF BRENTWOOD APPROVING A REZONE (RZ 05-05) OF 20+/- ACRES WITHIN PLANNED DEVELOPMENT ZONES 55, 38, AND 53 TO ALLOW VERY HIGH DENSITY RESIDENTIAL DEVELOPMENT AND ADOPT SPECIFIC DEVELOPMENT STANDARDS, INCLUDING WITHOUT LIMITATION THE ADOPTION OF A NEGATIVE DECLARATION, FOR THREE SEPARATE PROPERTIES GENERALLY LOCATED EAST OF THE INTERSECTION OF SAND CREEK ROAD AND BRENTWOOD BOULEVARD (APN 016-170-010), SOUTH OF THE INTERSECTION EMPIRE AVENUE AND NEROLY ROAD (APN 019-010-003), AND SOUTHWEST OF THE INTERSECTION OF SHADY WILLOW LANE AND AMBER LANE (APN 019-031-002 AND 019-031-005).

WHEREAS, the City is required by State Law to identify adequate sites with appropriate zoning and development standards to meet identified housing needs;

WHEREAS, the City Council of the City of Brentwood passed Resolution 2005-110 on May 10, 2005 to update the City’s Housing Element of the General Plan; and

WHEREAS, Goal 1 of the City’s Housing Element is to provide a diversity of housing opportunities to enhance the City’s living environment and to satisfy the shelter needs of Brentwood residents.

WHEREAS, Policy 1.1 of the City’s Housing Element calls for the provision of adequate residential sites for the production of new for-sale and rental residential units for existing and future residents; and

WHEREAS, Action Program 1.1.3 of the City’s Housing Element specifies that the City shall amend Special Planning Area “A”, “F”, and “P” of the Land Use Element to designate 20 additional acres Very High Density Residential within the Planned Development (PD) 55, 38, and 53 zones and specifically identify where multi-family development shall be allowed and provide accompanying development standards; and

WHEREAS, the City is required to maintain consistency between different elements of the General Plan and consistency between the General Plan and City zoning regulations; and

WHEREAS, the City has initiated a related General Plan Amendment (GPA 05-02) to provide consistency between the Housing Element and Land Use Element of the General Plan; and

WHEREAS, the City has initiated this proposed Rezone (RZ 05-05) involving the amendment of the PD 55, 38, and 53 zones affecting 20 acres to provide consistency between the City’s General Plan and zoning regulations; and

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

WHEREAS, the Negative Declaration identified no potentially significant environmental effects associated with the proposed project and therefore a De Minimus Impact Finding has been prepared for the Department of Fish and Game; and

WHEREAS, the availability of said environmental document for the minimum 20-day public review and comment period was begun on June 23, 2005, and ended on July 12, 2005, and no comments were received during the review period; and

WHEREAS, on July 19, 2005 the Planning Commission of the City of Brentwood conducted a duly noticed public hearing, considered public comments, and passed Resolution No. 05-33, which recommended approval of the related General Plan Amendment (GPA 05-01) and this Rezone (RZ 05-02) request; and

WHEREAS, a Notice of Public Hearing was published in the Brentwood Press on August 12, 2005, in accordance with City policies and Government Code Section 65090; and

WHEREAS, the City Council held a public hearing on the proposed zoning amendments on August 23, 2005, for the purpose of reviewing the project, considering the Planning Commission’s action, and considering all comments made by the public with respect to the request; and

WHEREAS, after the close of the public hearing, the City Council considered all public comments received both before and during the public hearing, the Planning Commission recommendation, the presentation by City staff, the staff report, and all other pertinent goals, polices, regulations, and documents regarding the proposed rezone and specific development standards; and

WHEREAS, the City Council of the City of Brentwood hereby makes the following supporting findings for this zoning amendment request:

1. The proposed General Plan Amendment and rezone request have been processed in accordance with the applicable provisions of the California Government Code and the California Environmental Quality Act; and

2. The sites are physically suitable for the proposed rezone request; and

3. The proposed rezone request proposed is not likely to cause serious public health problems; and

4. The proposed rezone request includes clear development standards for the uses permitted under the General Plan and Zoning Ordinance; and

5. The proposed rezone request will provide standards to ensure future development that is consistent and compatible with surrounding uses; and

6. The proposed rezone request will establish development standards that increase the City’s ability to 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); and

7. The proposed rezone request will clearly result in a more efficient use of land; and

8. The proposed rezone request is for property that has a suitable relationship to one or more thoroughfares, and said thoroughfares with required improvements will be able to carry traffic resulting from this request; and

9. The rezoning request does not inhibit the City’s ability to plan a unified and organized arrangement of buildings and service facilities which are appropriate in relation to adjacent or nearby properties; and

10. The natural and scenic qualities of the areas affected by this rezone request are protected, with City requirements in place to ensure adequate available public and private open spaces for the affected property in the event that a specific development proposal is received; and

11. The proposed rezoning will not be detrimental to the public welfare, will be in the best interests of the City, and will further the objectives of the Zoning Ordinance and goals of the City's General Plan, including all relevant Elements thereof.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Brentwood hereby finds and determines as follows:

1. That the Negative Declaration for the project has been prepared and circulated in accordance with all applicable provisions of the California Environmental Quality Act and represents the independent judgment of the City of Brentwood; and

2. Pursuant to Sections 15162 and 15168(c) 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 City of Brentwood General Plan. The Initial Study has further evaluated potential project-specific impacts to the environment. Based on this evidence and the 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 Negative Declaration as well as the Program EIR for the General Plan are adequate for all approvals relating to the project; and

3. The City Council further finds that no significant new information within the meaning of Public Resources Code Section 21092.1 and CEQA Guidelines Section 15088.5 has been presented to the City that would necessitate re-circulation of the Negative Declaration for public review. The Planning Commission has considered all verbal and written comments relating to the Negative Declaration and finds no significant new information has arisen.

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

Section 1.

Adopts the Negative Declaration prepared for this project and directs staff to file the Notice of Determination with the Contra Costa County Clerk.

Section 2.

The three sites totaling approximately 20 acres within the PD-55, PD-38, and PD-53 zoning districts described in Exhibit “A” to this Ordinance, are hereby amended to add the very high density residential development standards in Exhibit “B” as Subarea A of PD-55, Subarea D of PD-38, and Subarea B of PD-53.

Section 3.

Directs staff to make necessary changes to the City Municipal Code.

Section 4.

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 Brentwood Press, a newspaper of general circulation published in the County of Contra Costa and circulated in the City of Brentwood, within fifteen (15) days after this passage and adoption; or

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

B. This Ordinance shall go into effect thirty (30) days after the date of its passage and adoption.

Section 5.

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 23rd day of August 2005, by the following vote:

Exhibits:
Exhibit “A” -- Rezone 05-05 Area Maps
Exhibit “B” – Proposed Very High Density Development Standards

EXHIBIT “A” TO
CITY COUNCIL ORDINANCE NO.
REZONE 05-05 AREA MAPS
EXHIBIT “A” TO
CITY COUNCIL ORDINANCE NO.
REZONE 05-05 AREA MAPS
EXHIBIT “A” TO
CITY COUNCIL ORDINANCE NO.
REZONE 05-05 AREA MAPS

EXHIBIT “B” TO
CITY COUNCIL ORDINANCE NO.
VERY HIGH DENSITY DEVELOPMENT STANDARDS

The Very High Density Residential Development Standards below to be added as Subarea A of PD 55, Subarea D of PD 38, and Subarea B of PD 53.

17.___.____ Permitted uses

A. Apartments, condominiums, townhouses.

B. Multi-family structures not exceeding thirty (30) dwelling units per gross acre.

C. Keeping of domestic animals or pets subject to Chapter 17.670.

D. Signs subject to Chapter 17.640.

E. Accessory facilities or buildings related to the primary use including a community center, leasing or sales offices, recreation buildings and fitness facilities for use by residents and their guests, on-site manager’s quarters, equipment maintenance areas, and similar uses subject to the approval of the Community Development Director.

F. Home Occupation Uses subject to Chapter 17.840.

17._ __.___ Conditionally permitted uses

A. Large residential care and day care facilities.

B. Ground floor commercial services within buildings over 2 stories in height and serving the daily needs of residents including convenience banking center, automatic teller machines, newsstand, stationary/gift shop, flower stands, and café or food service uses, and similar uses subject to the approval of the Community Development Director.

C. Other uses that the Community Development Director determines because of the type of operation, material stored or sold, or other special circumstances that require special consideration and conditioning through the conditional use permit procedure.

17.____.___ General Development Standards

A. Minimum Lot Area: 2.0 acres.

B. Minimum Lot Width: 100 feet

C. Minimum private open space: 100 square feet per unit

D. Minimum Principal Structure Setbacks: Fifteen (15) feet from nearest property line for first and second story, Twenty (20) feet from nearest property line for third floor, and Thirty (30) feet from nearest property line for all portions over three stories.

E. Carports/ Detached Garages/ Ancillary Structures: Five (5) feet from the front, side, and rear property lines.

F. Maximum Building Height Limit: 55 feet

17.____.___ Other Regulations

A. Design and Site Development Review shall be required for all residential or mixed use developments pursuant to Section 17.100.003 and 17.100.04.

B. Off-street parking: a minimum of three (3) parking spaces per unit. This requirement may be reduced for age-restricted senior housing projects, for mixed use projects, and after consideration of the proposed unit sizes (number of bedrooms) within a project at the time of Design Review. Ten (10) percent of off-street parking spaces shall be vegetated turf block or equivalent permeable surface acceptable to the Community Development Director and City Engineer.

C. Bicycle and parking for the physically disabled pursuant to Chapter 17.620


D. All development shall provide landscaping and screening in accordance with Chapter 17.630 and is subject to design review.

E. All development shall provide adequate lighting or illumination of parking areas pursuant to Chapter 17.620 and is subject to design review. All lighting fixtures shall be a cut-off or full cut-off classification to minimize light spillover onto adjacent properties.

F. All development shall, to the greatest extent possible, incorporate energy conservation measures in accordance with city standards and are subject to design review approval.

G. Awnings and other shading devices may encroach two (2) feet into the required yards.

A NEGATIVE DECLARATION HAS BEEN PREPARED FOR THIS PROJECT. IT IS AVAILABLE FOR YOUR REVIEW AT:

CITY OF BRENTWOOD
COMMUNITY DEVELOPMENT DEPARTMENT
104 OAK STREET
BRENTWOOD, CA 94513

City Administration
City of Brentwood City Council
150 City Park Way
Brentwood, CA 94513
(925) 516-5440
Fax (925) 516-5441
E-mail allcouncil@brentwoodca.gov