Important notice: This publication has moved to General Code's eCode360 platform and this site is no longer being updated. View the current version on eCode360.

17.468.005 Other regulations.

     A.    Landscaping. The landscaping standards for this development area shall comply with the regulations contained in Chapter 17.630, Landscaping and Screening, except as provided below:

     1.     Street Trees. Street trees are required to be planted on all streets within the development area. Tree spacing shall be staggered thirty feet on center on the parkway, and an average of thirty feet on center on other, residential streets. This also includes the Balfour Road frontage adjacent to soundwalls. Trees along the golf course frontage on Balfour Road should be clustered to allow views into the golf course.

     2.     Entryway Design and Balfour Road Landscaping. The design of the entryways shall consist of signage, landscaping, hardscape and other materials in the development area shall be reviewed by the planning commission. Landscaping and soundwall design shall be consistent along Balfour Road.

     3.     Graded Slope Landscaping.

     a.     All graded slopes shall require revegetation with native plant species, which are indigenous to the Brentwood area, whenever possible, to retain natural character, maintain views and contribute towards slope stabilization.

     b.     To ensure safe fire protection, fuel modification zones utilize plant materials that provide a gradual transition to natural vegetation to avoid hard planted edges.

     c.     Landscape plans for all graded slope areas shall be reviewed by the fire chief, planning commission, and other interested parties prior to implementation.

     B.     Parks and Open Space. All park areas and any relevant open space areas or alterations thereto shall require design review by the parks commission prior to final tract map approval, for each park in that particular tract. Facilities to be included in each park are as follows:

     1.     Mini-parks (0 to 2 acres).

     a.     Free play lawn area,

     b.     Shade landscaping,

     c.     Benches and low seat walls,

     d.     Picnic table with barbeque,

     e.     Other facilities required at the time of park plan submittal;

     2.     Neighborhood Parks (2.1+ acres).

     a.     Play equipment such as swings, slides, jungle gyms and climbing apparatus,

     b.     Softball and Little League field, including, but not limited to, bleachers, dugouts, skinned infield,

     c.     Volleyball pit, par course, full-court basketball,

     d.     Picnic tables, barbecue pits, drinking fountains,

     e.     Restrooms,

     f.      Other facilities required at the time of park plan submittal;

     3.     Open Space.

     a.     Areas to remain as open space, as indicated on the approved subarea map as subarea D may be required to be offered for dedication as part of a public open space or park system. Where such offer of dedication is not accepted, the development shall provide legal arrangements, acceptable to the council, sufficient to assure the maintenance and preservation of such open 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; 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 council; and any specification deemed necessary to the city,

     b.     All ungraded open space areas shall remain in their natural state, with no additional plantings,

     c.     All property approved as a golf course shall remain as open space, until such time as a golf course is deemed necessary for implementation. At no time shall any residential development occupy that area designated as a golf course except as that area described as a 1.64 acre Parcel “D,” created by MS 10-002, located east of West Country Club Drive and south of Lakeview Drive,

     d.     Public play shall be provided to the golf course. The exact terms and agreements between the developer and the city shall be negotiated prior to opening of the course.

     C.     Hillside Development and Grading. This subsection pertains to the design and development of prominent hilltop and ridgeline areas. This section is required due to the physical nature of the property. All requirements for development, as outlined in PD-18, shall be complied with in addition to this subsection.

     1.     Ridge Views. Off-site views of distant ridgelines as seen off-site (looking west, and northwest) should not be impaired and shall be protected;

     2.     Pad Grading.

     a.     All 2:1 slopes shall not exceed twenty feet between pads, shall be located in rear or side yards, and shall be hidden from public view. All plot plans shall give final pad elevations and top of slope elevations for each lot,

     b.     Every means shall be undertaken to provide split-level lots (vertical and horizontal) which correspond to the natural contour,

     c.     All building pads that do not drain to the street shall have drains installed in the rear portion of the lot for horizontal rear yard split-level lots. All other lots shall drain to the front of the lot and away from the house foundation. Individual lot drains shall be installed, where necessary;

     3.     Contour Grading. Cut and fill slopes shall be designed without long uninterrupted flat surfaces, meaning that the slopes shall be sculptured with existing contour and without sharp angles of intersection at top and bottom of slopes. Slopes shall be rounded at top and bottom, and wherever constructed slopes shall blend with existing topography;

     4.     Erosion Control. Slope and pads graded and left longer than ninety days should be hydroseeded or planted with nonirrigated materials and allowed to naturalize. During the rainy season (October fifteenth through April fifteenth), slopes and pads graded and left longer than thirty days should be hydroseeded or planted with nonirrigated materials and allowed to naturalize;

     5.     Wall and Fence Location. All masonry soundwalls, park, golf course and “good neighbor” fences shall be set back a minimum of one foot at the top of slope. All lots which abut the golf course shall have a six-foot high wrought iron fence with brick columns or similar materials planned for project consistency set at thirty-foot intervals;

     6.     Architectural Design. This subsection is to provide direction for the design and construction of homes within this subarea, due to the physical nature of this subarea.

     a.     A variety of roof orientations and types which emphasize roof pitches reflecting the overall slope of the hillside are required,

     b.     Large, two-story unbroken wall expanses which face public view shall be avoided, such wall expanses shall be enhanced through varied architectural elements,

     c.     Exterior finishes of dwelling units and structures shall blend in with natural surroundings of the area and shall not dominate the natural environment,

     d.     The need for building skirting shall be kept at a minimum by stepping the foundation and using appropriate hillside architectural designs,

     e.     Building height and scale shall respond to the existing terrain,

     f.      All side split-level lots shall be limited to a two-car garage. However, through the design review process, a third car garage may be allowed if the garage is side entry and offset from the main plane of the house.

     D.    Streets.

     1.     Street Standards.

     a.     All public and private street standards within the development area shall conform with those standards adopted by the department of public works for residential collector and cul-de-sac streets. However, East Country Club Drive and West Country Club Drive which provides access to the project shall have a ROW of ninety-six feet. Single loaded parkway areas next to the golf course shall have a reduced street width, eliminating the parking lane. The road standard shall be shown on an approved vesting tentative map,

     b.     Private streets within gated areas shall be allowed to have a sidewalk on one side of the street only,

     c.     All on-street parking and sidewalks shall be eliminated on streets which abut the golf course;

     2.     Light Standards. Street lights for the parkway and local residential streets, pedestrians and lights for walkways shall be staggered on each side of the street, and the standards for the public streets shall be approved by the department of public works. In no case shall lighting spill over into private lots from neighborhood commercial, park and driving range facilities.

     E.     Off-street parking shall be provided pursuant to Chapter 17.620 and Section 17.100.004(H).

     F.     The parking and storage of boats, trailers and similar vehicles and equipment shall be subject to the provisions of Section 17.620.016.

     G.    Accessory buildings and structures shall be permitted pursuant to the provisions of Chapter 17.660.

     H.    Architectural features may project into any required yard pursuant to the provisions of Chapter 17.660.

     I.      Uses within the neighborhood commercial and office areas shall comply with those development standards as defined in Section 17.200.003.

     J.      Uses within the neighborhood commercial area and office areas shall comply with those performance standards as defined in Section 17.200.004.

     K.    Design review applications for the homes shall be limited to the first one hundred lots, in one hundred-lot increments.

     L.     Fifty percent of the homes along the Delta Expressway and Balfour Road shall be single-story.

     M.    Design and site development review shall be required for all housing units pursuant to Sections 17.100.003, 17.100.004(H) and Chapter 17.820.

     N.    A master plotting plan, illustrating the placement of the house plans, shall be submitted for each phase or tract of development.

     O.    The use of model home complexes shall be allowed within a recorded tract and subsequent tracts throughout the development plan are subject to the issuance of a temporary use permit as required by Chapter 17.850.

     P.     All development shall comply with Chapter 17.805, Phased Development Plan, and that all adequate agreements between the developer(s) and the city are in place (financing mechanisms, phasing, etc.) prior to approval of any tract map(s). (Ord. 890 § 2, 2011; Ord. 857 § 2, 2008)