HomeMy WebLinkAboutItem 6.1 Legislation/Housing Element Implementation - Zoning Ordinance Amendment PLPA-004154-2025STAFF REPORT
Planning Commission
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Agenda Item 6.1
DATE:May 27, 2025
TO:Planning Commission
SUBJECT:Legislation/Housing Element Implementation – Zoning Ordinance
Amendments (PLPA-004154-2025)
Prepared by: Kristie Wheeler, Special Projects Manager
EXECUTIVE SUMMARY:
The Planning Commission will consider and make a recommendation to the City Council
regarding City-initiated amendments to the Zoning Ordinance to implement recent changes in
state law and certain programs of the General Plan Housing Element as well as minor
modifications to the Inclusionary Zoning Regulations. Amendments are proposed to Dublin
Municipal Code Chapter 8.08 (Definitions), Chapter 8.12 (Zoning Districts and Permitted Uses
of Land), Chapter 8.36 (Development Regulations), Chapter 8.38 (Reasonable
Accommodations for Persons with Disabilities), Chapter 8.64 (Home Occupations
Regulations), Chapter 8.68 (Inclusionary Zoning Regulations), Chapter 8.76 (Off-Street
Parking and Loading Regulations), Chapter 8.81 (SB 9 Unit Developments), Chapter 8.104
(Site Development Review), Chapter 8.116 (Zoning Clearance) and Chapter 8.132 (Notice and
Hearings). In addition, the proposed amendments include a new chapter, Chapter 8.49 (Low-
Barrier Navigation Centers). The Planning Commission will also consider and make a
recommendation to the City Council regarding an exemption from the requirements of the
California Environmental Quality Act.
STAFF RECOMMENDATION:
Conduct a public hearing, deliberate, and adopt the Resolution recommending City Council
approval of amendments to Dublin Municipal Code Chapter 8.08 (Definitions), Chapter 8.12
(Zoning Districts and Permitted Uses of Land), Chapter 8.36 (Development Regulations),
Chapter 8.38 (Reasonable Accommodations for Persons with Disabilities), Chapter 8.64
(Home Occupations Regulations), Chapter 8.68 (Inclusionary Zoning Regulations), Chapter
8.76 (Off-Street Parking and Loading Regulations), Chapter 8.81 (SB 9 Unit Developments),
Chapter 8.104 (Site Development Review), Chapter 8.116 (Zoning Clearance) and Chapter
8.132 (Notice and Hearings), and the addition of Chapter 8.49 (Low-Barrier Navigation
Centers).
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DESCRIPTION:
Background
Periodically, the City initiates amendments to the Zoning Ordinance to ensure that it complies
with changes in state law, implements the General Plan and remains internally consistent.
Recent legislation requires amendments to the Zoning Ordinance to address microenterprise
home kitchen operations (MEHKO), SB 9 unit development
1, community clinics that provide
reproductive health care, and Planning Commission public notices.
In addition, the City Council approved the General Plan Housing Element in November 2022,
and, subsequently, the State Department of Housing and Community Development (HCD)
certified the Housing Element in January 2024. The Housing Element includes a number of
programs that the City must implement, which require amendments to the Zoning Ordinance.
This includes amendments to the City’s inclusionary zoning regulations, reasonable
accommodation regulations, the addition of procedures and regulations to process low-barrier
navigation centers, and amendments to allow agricultural employee housing by-right.
Proposed Project
The City has initiated amendments to the Zoning Ordinance to ensure that it complies with
state law and provides timely and effective implementation of the General Plan Housing
Element. Amendments are proposed to Dublin Municipal Code Chapter 8.08 (Definitions),
Chapter 8.12 (Zoning Districts and Permitted Uses of Land), Chapter 8.36 (Development
Regulations), Chapter 8.38 (Reasonable Accommodations for Persons with Disabilities),
Chapter 8.64 (Home Occupations Regulations), Chapter 8.68 (Inclusionary Zoning
Regulations), Chapter 8.76 (Off-Street Parking and Loading Regulations), Chapter 8.81 (SB 9
Unit Developments), Chapter 8.104 (Site Development Review), Chapter 8.116 (Zoning
Clearance) and Chapter 8.132 (Notice and Hearings). The proposed amendments also include
the addition of a new chapter, Chapter 8.49 (Low-Barrier Navigation Centers). The proposed
amendments would implement the following legislative bills:
Assembly Bill (AB) 626: Microenterprise Home Kitchen Operations.AB 626
established “microenterprise home kitchen operations,” also referred to as MEHKO, as
a new type of retail food facility operated by the resident of a private home kitchen.
Senate Bill (SB) 450: Amendments to California HOME Act (SB 9). SB 450
stipulates that local agencies cannot impose objective zoning, subdivision and design
standards on SB 9 unit developments that do not apply uniformly to other development
within the same zoning district, unless the SB 9 standards are more permissive. In
addition, SB 450 permits an SB 9 unit development even if it would demolish more than
25 percent of the exterior walls of an existing single-family residence.
AB 2085: Community Clinics. AB 2085 requires local agencies to allow community
1 An SB 9 unit development is a housing development with no more two primary residences on a lot in a single-
family residential zoning district, the subdivision of a lot in a single-family residential zoning district into two lots, or
both. SB 9 unit development allows the creation of up to four housing units within the lot area typically used for
one single-family residence.
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clinics providing reproductive health services as a permitted use and provide ministerial
review of development applications that meet specified objective planning standards,
including, among other things, that they are on a parcel that is within a zone where
office, retail, health care, or parking are principally permitted uses.
AB 2904: Zoning Ordinance Notices.AB 2904 requires a planning commission public
hearing notice for a proposed zoning ordinance amendment that affects the permitted
uses of real property to be published, posted, mailed, and delivered, or advertised, as
applicable, at least 20 days before the hearing. Previously, the requirement was 10
days.
In addition to implementing the above legislation, the proposed amendments to the Zoning
Ordinance would implement the following Housing Element programs:
B.4: Inclusionary Zoning Regulations. Review the Inclusionary Zoning Regulations.
E.3: Reasonable Accommodations. Amend the Zoning Ordinance to remove potential
constraints for reasonable accommodation requests.
E.4: Low-Barrier Navigation Centers. Adopt and implement procedures and
regulations to process low-barrier navigation centers, including a ministerial approval
process.
E.6: Farm Worker and Employee Housing. Amend the Zoning Ordinance to allow
agricultural employee housing by-right in the Agricultural (A) and Single-Family
Residential (R-1) zoning districts in compliance with the Health and Safety Code.
Analysis
The following provides an overview of the proposed amendments to the Zoning Ordinance:
Chapter 8.08 (Definitions)
Amendments to Chapter 8.08 are proposed to add definitions for “Agricultural Employee” and
“Agricultural Operation,” and change the definitions of “Agricultural Housing” and “Caretaker
Residence.” In addition, “Farm Mobile Home” would be deleted and definitions for “Low-
Barrier Navigation Center,” “Microenterprise Home Kitchen Operations” and “Reproductive
Health Services” would be added.
Chapter 8.12 (Zoning Districts and Permitted Uses of Land)
Amendments are proposed to the permitted and conditionally permitted land uses matrix to
permit “Agricultural Employee Housing” in the A and R-1 zoning districts. In the A zoning
district, housing consisting of no more than 36 beds in a group quarters or 12 units or spaces
designed for use by a single family or household would be permitted. A Conditional Use Permit
approved by the Zoning Administrator would be required if it exceeds that amount. In the R-1
zoning district, housing accommodation for six or fewer employees would be permitted. “Farm
Mobile Home” would be deleted from the land use matrix as a mobile home is a type of
agricultural employee housing that is permitted in the A zoning district. “Low-Barrier Navigation
Centers” would be permitted in the Downtown Dublin zoning districts, and in the Planned
Development (PD) zoning district, if the approved PD allows mixed-use or is a commercial PD
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permitting multifamily uses. “Microenterprise Home Kitchen Enterprises” would be permitted in
the A, R-1, R-2 and R-M zoning districts. “Reproductive Health Services” would be permitted in
all commercial and industrial zoning districts.
Chapter 8.36 (Development Regulations)
Amendments are proposed to Chapter 8.36 to add objective design standards for new single-
family residential development and additions to existing single-family residences. The
proposed objective design standards would be consistent with the objective design standards
for SB 9 unit development as required by SB 450.
Chapter 8.38 (Reasonable Accommodations for Persons with Disabilities)
Amendments are proposed to remove subjective design compatibility requirements in Chapter
8.38 to eliminate constraints to requests for reasonable accommodations. In addition, the
amendments would clarify that if the project for which reasonable accommodations are being
requested also requires a discretionary approval (such as a Conditional Use Permit, General
Plan Amendment, Rezoning or subdivision map), the request for reasonable accommodations
must be submitted first before proceeding with the other applications.
Chapter 8.49 (Low-Barrier Navigation Centers)
Amendments are proposed to add Chapter 8.49 to establish development standards for low-
barrier navigation centers and to ensure this use is constructed and operated in a manner that
is consistent with the requirements and allowances of state law. A low-barrier navigation center
is a temporary, service-oriented shelter that helps homeless individuals and families quickly
find permanent housing.
Chapter 8.64 (Home Occupations Regulations)
An amendment is proposed to exclude Microenterprise Home Kitchen Operations (MEHKO)
from the regulations in Chapter 8.64. The Alameda County Environmental Health Department
is the local enforcement agency for MEHKO and issues permits to ensure they comply with
state law. Therefore, no other permit is required from the City beyond a Business License.
Chapter 8.68 (Inclusionary Zoning Regulations)
Amendments are proposed to the selection criteria for affordable housing units. Eligible
occupants are qualified on the basis of household income and selection is based on a point
system set forth in Chapter 8.68. Amendments are proposed to the points awarded for
individuals employed within the boundaries of Dublin and/or Dublin residents from three points
maximum, one per household member, to three points per household to ensure fairness
between smaller households and multimember households. In addition, the amendments
would add veterans to the point system with one point per household as provided in the City’s
Guidelines to the Inclusionary Zoning Regulations Ordinance.
Chapter 8.76 (Off-Street Parking and Loading Regulations)
Amendments are proposed to Chapter 8.76 to remove Farm Mobile Home from the parking
table and update Agricultural Employee Housing consistent with the new land use type name.
Chapter 8.81 (SB 9 Unit Developments)
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Amendments are proposed to Chapter 8.81 to allow an SB 9 unit development that involves
the demolition of more than 25 percent of the exterior walls of an existing single-family
residence. In addition, amendments are proposed to the objective design standards for SB 9
unit development to provide consistency with the objective design standards proposed in
Chapter 8.36 for new single-family development and additions to existing single-family
residences as required by SB 450.
Chapter 8.104 (Site Development Review)
An amendment is proposed to Chapter 8.104 to add development of a community clinic
providing reproductive health services as a type of project that is exempt from Site
Development Review.
Chapter 8.116 (Zoning Clearance)
An amendment is proposed to Chapter 8.76 to add low-barrier navigation centers as a type of
use requiring ministerial review and approval of a Zoning Clearance.
Chapter 8.132 (Notice and Hearings)
An amendment is proposed to Chapter 8.132 to require a 20-day public notice of a Planning
Commission hearing for a Zoning Ordinance Amendment or Rezoning affecting the permitted
uses of real property as required by AB 2904.
A draft Planning Commission Resolution recommending City Council approval of the proposed
amendments is included as Attachment 1 with the draft Ordinance included as Attachment 2. A
redlined version of the proposed Zoning Ordinance Amendments is included as Attachment 3,
where underlined text is proposed to be added and text with a strikethrough is proposed to be
deleted.
Consistency with the General Plan, Specific Plans, and Zoning Ordinance
The proposed Zoning Ordinance Amendments are consistent with the Dublin General Plan in
that the amendments are necessary to comply with state law and implement programs
identified in the Housing Element. Specifically, the proposed Zoning Ordinance Amendments
would implement AB 626, SB 450, AB 2085 and AB2904 and Housing Element Programs B.4:
Inclusionary Zoning Regulations, E.3: Reasonable Accommodations, E.4: Low-Barrier
Navigation Centers and E.6: Farmworker and Employee Housing.
ENVIRONMENTAL DETERMINATION:
The California Environmental Quality Act (CEQA), together with State Guidelines and City of
Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. The proposed Zoning
Ordinance Amendments are exempt from the requirements of CEQA pursuant to CEQA
Guidelines Section 15061(b)(3) because it can be seen with certainty that there is no
possibility that the amendments will have a significant effect on the environment and are not
subject to CEQA review.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
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In accordance with State law, a public notice was published in the East Bay Times and posted
at several locations throughout the City. Additionally, the Planning Commission Agenda was
posted.
ATTACHMENTS:
1) Planning Commission Resolution Recommending City Council Approval of Amendments to
Dublin Municipal Code
2) Exhibit A to Resolution – City Council Ordinance Approving Amendments to Dublin
Municipal Code
3) Redlined Zoning Ordinance Amendments
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Attachment 1
Reso. No. XX-25, Item X.X, Adopted XX/XX/2025 Page 1 of 2
RESOLUTION NO. XX – 25
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL APPROVAL OF AMENDMENTS TO DUBLIN MUNICIPAL
CODE CHAPTER 8.08 (DEFINITIONS), CHAPTER 8.12 (ZONING DISTRICTS AND
PERMITTED USES OF LAND), CHAPTER 8.36 (DEVELOPMENT REGULATIONS),
CHAPTER 8.38 (REASONABLE ACCOMMODATIONS FOR PERSONS WITH
DISABILITIES), CHAPTER 8.64 (HOME OCCUPATIONS REGULATIONS), CHAPTER 8.68
(INCLUSIONARY ZONING REGULATIONS), CHAPTER 8.76 (OFF-STREET PARKING AND
LOADING), CHAPTER 8.81 (SB 9 UNIT DEVELOPMENTS), CHAPTER 8.104 (SITE
DEVELOPMENT REVIEW), CHAPTER 8.116 (ZONING CLEARANCE) AND CHAPTER 8.132
(NOTICE AND HEARINGS), AND THE ADDITION OF CHAPTER 8.49 (LOW-BARRIER
NAVIGATION CENTERS)
(PLPA-004154-2025)
WHEREAS,the City occasionally initiates amendments to the Dublin Municipal Code to
clarify, add, or amend certain provisions to ensure that it remains current with federal and state
law, internally consistent, simple to understand and implement, and relevant to changes occurring
in the community; and
WHEREAS,Staff has initiated amendments to Dublin Municipal Code Chapter 8.08
(Definitions), Chapter 8.12 (Zoning Districts and Permitted Uses of Land), Chapter 8.36
(Development Regulations), Chapter 8.38 (Reasonable Accommodations for Persons with
Disabilities), Chapter 8.64 (Home Occupations Regulations), Chapter 8.68 (Inclusionary Zoning
Regulations), Chapter 8.76 (Off-Street Parking and Loading), Chapter 8.81 (SB 9 Unit
Developments), Chapter 8.104 (Site Development Review), Chapter 8.116 (Zoning Clearance)
and Chapter 8.132 (Notice and Hearings). In addition, the proposed amendments include a new
chapter, Chapter 8.49 (Low-Barrier Navigation Centers). The proposed amendments (the
“Project”) would implement recent changes in state law and certain programs contained in the
General Plan Housing Element; and
WHEREAS,the Project would implement Assembly Bill (AB) 626, Senate Bill (SB) 450, AB
2085 and AB 2904. In addition, the Project would implement General Plan Housing Element
Programs B.4: Inclusionary Zoning Regulations, E.3: Reasonable Accommodations, E.4: Low-
Barrier Navigation Centers, and E.6: Farmworker and Employee Housing; and
WHEREAS,the California Environmental Quality Act (“CEQA”), together with the State
Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS,the Planning Commission recommends that the City Council find the Project
exempt from the requirements of CEQA pursuant to CEQA Guidelines Section 15061(b)(3) as the
Project would not result in any physical changes and it can be seen with certainty that there is no
possibility that the Project would have a significant effect on the environment and is not subject to
CEQA review; and
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Reso. No. XX-25, Item X.X, Adopted XX/XX/2025 Page 2 of 2
WHEREAS,the Planning Commission held a duly noticed public hearing on May 27, 2025,
during which all interested persons were heard; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS,a Staff Report dated May 27, 2025, was submitted to the Dublin Planning
Commission recommending approval of the proposed amendments to Dublin Municipal Code
Chapter 8.08 (Definitions), Chapter 8.12 (Zoning Districts and Permitted Uses of Land), Chapter
8.36 (Development Regulations), Chapter 8.38 (Reasonable Accommodations for Persons with
Disabilities), Chapter 8.64 (Home Occupations Regulations), Chapter 8.68 (Inclusionary Zoning
Regulations), Chapter 8.76 (Off-Street Parking and Loading), Chapter 8.81 (SB 9 Unit
Developments), Chapter 8.104 (Site Development Review), Chapter 8.116 (Zoning Clearance)
and Chapter 8.132 (Notice and Hearings), and the addition of a new chapter, Chapter 8.49 (Low-
Barrier Navigation Centers); and
WHEREAS,the Planning Commission did hear and consider all said reports,
recommendations and testimony herein above set forth and used its independent judgment to
evaluate the recommendations.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this Resolution.
BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby
recommend that the City Council adopt the Ordinance attached hereto as Exhibit A and
incorporated herein by reference.
PASSED, APPROVED AND ADOPTED this 27th day of May 2025, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Planning Commission Chair
ATTEST:
______________________________________
Assistant Community Development Director
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Attachment 2
Exhibit A to Resolution
Ord. No. XX-25, Item X.X, Adopted XX/XX/2025 Page 1 of 12
ORDINANCE NO. XX - 25
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING AMENDMENTS TO DUBLIN MUNICIPAL CODE CHAPTER 8.08 (DEFINITIONS),
CHAPTER 8.12 (ZONING DISTRICTS AND PERMITTED USES OF LAND), CHAPTER 8.36
(DEVELOPMENT REGULATIONS), CHAPTER 8.38 (REASONABLE ACCOMMODATIONS FOR
PERSONS WITH DISABILITIES), CHAPTER 8.64 (HOME OCCUPATIONS REGULATIONS),
CHAPTER 8.68 (INCLUSIONARY ZONING REGULATIONS), CHAPTER 8.76 (OFF-STREET
PARKING AND LOADING REGULATIONS, CHAPTER 8.81 (SB 9 UNIT DEVELOPMENTS),
CHAPTER 8.104 (SITE DEVELOPMENT REVIEW), CHAPTER 8.116 (ZONING CLEARANCE) AND
CHAPTER 8.132 (NOTICE AND HEARINGS), AND THE ADDITION OF CHAPTER 8.49 (LOW-
BARRIER NAVIGATION CENTERS)
(PLPA-004154-2025)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. The City occasionally initiates amendments to the Dublin Municipal Code to clarify, add, or amend
certain provisions to ensure that it remains current with federal and state law, internally consistent,
simple to understand and implement, and relevant to changes occurring in the community.
B. Staff has initiated amendments to Dublin Municipal Code Chapter 8.08 (Definitions), Chapter 8.12
(Zoning Districts and Permitted Uses of Land), Chapter 8.36 (Development Regulations), Chapter
8.38 (Reasonable Accommodations for Persons with Disabilities), Chapter 8.64 (Home
Occupations Regulations), Chapter 8.68 (Inclusionary Zoning Regulations), Chapter 8.76 (Off-
Street Parking and Loading Regulations), Chapter 8.81 (SB 9 Unit Developments), Chapter 8.104
(Site Development Review), Chapter 8.116 (Zoning Clearance) and Chapter 8.132 (Notice and
Hearings). In addition, the proposed amendments include a new chapter, Chapter 8.49 (Low-
Barrier Navigation Centers). The proposed amendments (the “Project”) would implement recent
changes in state law and certain programs contained in the General Plan Housing Element.
C. The Project would implement Assembly Bill (AB) 626, Senate Bill (SB) 450, AB 2085 and AB 2904.
In addition, the Project would implement General Plan Housing Element Programs B.4:
Inclusionary Zoning Regulations, E.3: Reasonable Accommodations, E.4: Low-Barrier Navigation
Centers, and E.6: Farmworker and Employee Housing.
D. The Planning Commission held a duly noticed public hearing on May 27, 2025, during which all
interested persons were heard, and adopted Resolution No. _____ recommending that the City
Council approve the Project.
E. A Staff Report was submitted to the Dublin City Council recommending approval of the Project.
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Ord. No. XX-25, Item X.X, Adopted XX/XX/2025 Page 2 of 12
F. The City Council held a public hearing on ______, at which time all interested persons had an
opportunity to be heard.
G. Proper notice of said hearing was given in all respects as required by law.
H. The City Council did hear and consider all said reports, recommendation s, and testimony set forth
above and used its independent judgement to evaluate the Project.
SECTION 2: FINDINGS
A. Pursuant to Dublin Municipal Code Section 8.120.050.B., the City Council hereby finds that the
Project is consistent with the General Plan in that the proposed Zoning Ordinance Amendments
are necessary to comply with state law and implement programs identified in the Housing Element.
Specifically, the proposed Zoning Ordinance Amendments would implement AB 626, SB 450, AB
2085 and AB2904 and Housing Element Programs B.4: Inclusionary Zoning Regulations, E.3:
Reasonable Accommodations, E.4: Low-Barrier Navigation Centers and E.6: Farmworker and
Employee Housing.
B. The California Environmental Quality Act (“CEQA”), together with the State Guidelines and City of
Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. The City Council finds
that the Project is exempt from the requirements of CEQA pursuant to CEQA Guidelines Section
15061(b)(3) as the Project would not result in any physical changes and it can be seen with
certainty that there is no possibility that the Project would have a significant effect on the
environment and is not subject to CEQA review.
SECTION 3: AMENDMENT TO CHAPTER 8.08
Dublin Municipal Code Section 8.08.020 is amended to delete the definition of Farm Mobile Home (use
type).
Dublin Municipal Code Section 8.08.020 is amended to add the following definitions:
Agricultural Employee. The term Agricultural Employee shall mean an individual, operator, or owner
who is primarily engaged in agricultural operations and derives a substantial portion of their income
from such operations.
Agricultural Operation. The term Agricultural Operation shall mean farming and ranching in all its
forms.
Low-Barrier Navigation Center (use type). The term Low-Barrier Navigation Center shall mean a
housing-first, low-barrier, service-enriched shelter focused on moving people into permanent housing
that provides temporary living facilities while case managers connect individuals experiencing
homelessness to income, public benefits, health services, shelter, and housing. A Low-Barrier
Navigation Center may be non-congregate and relocatable. “Low barrier” means best practices to
reduce barriers to entry, and may include, but is not limited to, the fol lowing:
a. The presence of partners if it is not a population -specific site, such as for survivors of
domestic violence or sexual assault, women, or youth.
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b. Pets.
c. The storage of possessions.
d. Privacy, such as partitions around beds in a dormitory setting or in larger rooms containing
more than two beds, or private rooms.
Microenterprise Home Kitchen Operations (use type). The term Microenterprise Home Kitchen
Operations (MEHKO) shall mean a retail food facility that is operated by a resident in a private home
where food is stored, handled, and prepared for service or delivery to customers, and that meets all
the requirements of Health and Safety Code Section 113825, as may be amended.
Reproductive Health Services (use type). The term Reproductive Health Services shall mean
services provided in a hospital, clinic, physician’s office, or other facility and include medical, surgical,
counseling, or referral services relating to the human reproductive system, including services relating
to pregnancy or the termination of a pregnancy.
Dublin Municipal Code Section 8.08.020 is amended to amend the following definitions:
Agricultural Employee Housing (use type). The term Agricultural Employee Housing shall mean
housing accommodation that is available to agricultural employees who are employed on a full-time
or seasonal/temporary basis, and their families. Agricultural Employee Housing may consist of
individual or group living quarters, and may include dwellings, mobile homes, manufactured homes,
or other housing accommodations. Agricultural Employee Housing provides individual or shared
living, sleeping, eating, cooking, and sanitation facilities, including a full kitchen and bathroom and is
maintained in connection with any work or place where work is being performed whether or not rent is
involved. Agricultural Employee Housing shall not be in addition to a Caretaker Residence.
Caretaker Residence (use type). The term Caretaker Residence shall mean permanent or
temporary housing that is secondary or accessory to the primary use of the property. Such dwellings
are used for housing a caretaker employed full-time on the site of a non-residential use where a
caretaker is needed for security purposes or to provide 24 -hour care or monitoring of facilities,
equipment, or other conditions on the site. A Caretaker Residence shall not be in addition to
Agricultural Employee Housing.
SECTION 4. AMENDMENT TO CHAPTER 8.12
Dublin Municipal Code Section 8.12.050 is amended to delete Farm Mobile Home (use type) from the
land use matrix and amend portions of the land use matrix as follows:
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Ord. No. XX-25, Item X.X, Adopted XX/XX/2025 Page 4 of 12
8.12.050 Permitted and Conditionally Permitted Land Uses.
COMMERCIAL USE
TYPE A R-1 R-2 R-M C-O C-N C-1 C-2 M-P M-1 M-2
Agricultural
Employee Housing
P5
C/ZA
5
P6
Low-Barrier
Navigation Center7
- - - - - - - - - - -
Microenterprise
Home Kitchen
Operation
P P P P - - - - - - -
Reproductive Health
Services
- - - - P P P P P P P
5Housing consisting of up to 36 beds in a group quarters or 12 units or spaces designed for use by a single family
or household is permitted as an agricultural land use. A conditional use permit by the Zoning Administrator is
required for housing consisting of more than 36 beds in a group quarters or m ore than 12 units or spaces
designed for use by a single family or household.
6Permitted for six or fewer agricultural employees in a single-family residence.
7Permitted in the Downtown Dublin Zoning Districts, and in the Planned Development (PD) Zoning District, if the
approved PD allows mixed-use or is a commercial PD permitting multifamily uses.
SECTION 5. AMENDMENT TO CHAPTER 8.36
Dublin Municipal Code Section 8.36.020 is amended to add the following:
8.36.020 Agricultural and Residential Development Regulations.
C. All new single-family residential development shall comply with the objective design standards
below. Additions to single-family residences shall also comply with the objective design standards for
the portion of the residence that is the proposed addition. If there is a question about the applicability
of an objective design standard to a proposed addition, the Community Development Director shall
make a determination. Any deviation from these standards may be reviewed through the discretionary
Site Development Review process if it can be shown that the intent of the standard is met through
other means.
1. Balconies/Decks. Balconies and decks shall not be located on an elevation directly facing a
side lot line. Rooftop terraces/rooftop decks are not permitted.
2. Building Facades and Materials.
a. Front elevations shall provide volumetric elements with a minimum projection of two feet
beyond the plane of the facade with use of window bays, building recesses, or porches with
columns. A minimum of one projection shall be provided per story.
b. A minimum of four feet of landscaping shall be provided adjacent to the foundation of the
street facing facade or porch.
c. A minimum of three exterior building colors shall be used on the front facade.
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Ord. No. XX-25, Item X.X, Adopted XX/XX/2025 Page 5 of 12
d. Material and color changes shall occur at inside corners of walls or at architectural features
that break up the wall plane
e. Facades that use stucco as the primary material shall be combined with a secondary wall
material.
f. T-111 and similar plywood siding, corrugated and standing seam meta l, and vinyl and
plastic siding shall be prohibited, except for an addition to an existing single-family residence
that has these as existing materials.
g. Fire-resistant alternatives, such as fiber cement siding, are permitted as a substitution for
traditional materials such as wood shake, horizontal siding, or board and batten paneling.
3. Building Separation. A minimum separation of 15 feet shall be provided between a proposed
upper story and an existing single-story or multi-story structure on an adjacent property.
4. Fenestration. Windows and glazing areas shall comply with the following:
a. Tinted windows and colored glazing are prohibited.
b. Plastic glazing shall be prohibited for windows and skylights.
c. Functional and decorative shutters shall maintain the same dimensions as the associated
glazing. Functional and decorative shutters shall be half the width of the associated window
glazing (for paired shutters), or matching width for a single shutter.
d. Window materials, color, and style shall be consistent on all elevations.
e. Window trim, sills, and shutters shall be differentiated with accent materials or colors that
vary from the adjacent building wall surfaces.
f. Window reveals and design for additions shall match the existing windows. For new
construction, windows shall be recessed at least two inches from surrounding exterior wall to
the window glass surface or windows shall provide built-up sills and trim, at a minimum one-
half inch thick, to create surface relief and texture.
5. Garages.
a. Front- or side-entry attached garages are permitted and shall meet the dimensional
requirements specified in Chapter 8.76.
b. An attached, front-entry garage shall be set back at least four feet behind the front plane of
the structure to which it is attached.
c. Garage doors located in stucco walls shall be recessed a minimum of three inches from
the surrounding building wall.
d. Garage doors located in masonry, wood clad, or similar siding shall provide surrounding
trim with a minimum width of three inches.
6. Impervious Area. Front and street side yard setbacks shall be limited to a total of 40 percent
impervious coverage.
7. Lighting. Lighting shall comply with the following:
a. Light fixtures shall be mounted below the second story of two-story homes, unless
otherwise required by the Building Code.
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b. Light fixtures shall be designed to direct light downward and shielded from off -site view.
8. Mechanical Equipment. Mechanical and utility equipment shall be concealed from view from
the public right-of-way. With the objective of fully screening the equipment, ground-mounted
equipment shall be screened by a combination of walls or fencing and landscaped plant material
up to a maximum height of four feet.
9. Refuse Containers. Refuse containers or areas shall not be located within private driveways.
10. Roof.
a. Roofs that result from alteration or addition to an existing main structure shall match the
existing form and materials of the main structure.
b. Roof material and color shall be consistent throughout the entirety of the roof within each
new or modified building. Nondimensional three -tab asphalt shingles, wood shake, corrugated
metal, metal roll, and plastic roofing materials shall be prohibited, except for an addition to an
existing single-family residence that has an existing roof with one of these roof materials.
c. Fire-resistant alternatives, such as cement S-tile roofing, are permitted as a substitution for
traditional materials such as clay tile.
d. New structures that have a sloped roof shall provide a roof that has a minimum slope of
3:12. A sloped roof shall be defined as a gable, hip, cross gable roof, or any combination
thereof. Mansard roofs shall be prohibited. Flat roofs that reflect modern a rchitecture are
allowed.
e. A minimum of 25 percent of the roof area shall be articulated with any combination of hip,
gable, or shed dormers, except for a flat roof that is proposed with modern architecture.
f. Where there is a roof overhang, it shall be a minimum of 12 inches.
g. The roof styles and materials of detached garages and carports shall match the materials
and detailing of main and accessory structures.
11. Stairs. Notwithstanding provisions in Chapter 8.36, stairs leading to an upper story shall not
be allowed on a front or side building facade.
SECTION 6. AMENDMENT TO CHAPTER 8.38
Dublin Municipal Code Section 8.38.050 is amended to read as follows:
8.38.050 Development Standards and Regulations.
C. Design Compatibility. Any exterior modification to the dwelling shall use the same colors
materials and textures as the existing dwelling.
D. Uncovered Access Ramp. An uncovered access ramp may be located within a front, side or
rear yard setback so long as the height of the ramp does not exceed the grade level finish floor of the
dwelling.
Dublin Municipal Code Section 8.38.060 is amended to read as follows:
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Ord. No. XX-25, Item X.X, Adopted XX/XX/2025 Page 7 of 12
8.38.060 Other Discretionary Permits.
No other discretionary permit shall be required for requests for reasonable accommodations. If the
project for which the reasonable accommodation s is being requested also requires a discretionary
approval (such as a Conditional Use Permit, General Plan Amendment, Rezoning, or subdivision map),
the applicant shall submit the request for reasonable accommodations application first for a
determination by the Community Development Director, before proceeding with the other applications.
Dublin Municipal Code Section 8.38.070 is amended to read as follows:
8.38.070 Zoning Clearance.
In deciding whether to approve a Zoning Clearance for a request for reasonable accommodations,
the Community Development Director shall base the decision on the following criteria:
SECTION 7. ADDITION OF CHAPTER 8.49
Dublin Municipal Code Chapter 8.49 is added to read as follows:
Chapter 8.49
LOW-BARRIER NAVIGATION CENTERS
8.49.010 Purpose and Intent.
The purpose of this Chapter is to establish development standards for Low-Barrier Navigation
Centers and to ensure this use is constructed and operated in a manner that is consistent with the
requirements and allowances of state law.
8.49.020 Permitting Procedure.
A Low-Barrier Navigation Center that meets the Development Standards and Regulations contained
within this Chapter shall be approved ministerially with a Zoning Clearance and without discretionary
review or a public hearing.
8.49.030 Development Standards and Regulations.
A Low-Barrier Navigation Center development is permitted in the Downtown Dublin Zoning Districts,
and in the Planned Development (PD) Zoning District, if the approved PD allows mixed -use or is a
commercial PD permitting multifamily uses. Any PD regulations that might be interpreted to require a
Conditional Use Permit for a Low-Barrier Navigation Center shall be superseded by this Chapter.
Low-Barrier Navigation Centers must meet the following requirements:
A. Connected Services. The Low-Barrier Navigation Center offers services to connect people to
permanent housing through a services plan that identifies services staffing.
B. Coordinated Entry System. The Low-Barrier Navigation Center is linked to a coordinated entry
system, so that staff in the interim facility or staff who co-locate in the facility may conduct
assessments and provide services to connect people to permanent housing. “Coordinated entry
system” means a centralized or coordinated assessment system developed pursuant to Section
576.400(d) or Section 578.7(a)(8), as applicable, of Title 24 of the Code of Federal Regulations, as
those sections read on January 1, 2020, and any related requirements, designed to coordinate
program participant intake, assessment, and referrals.
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Ord. No. XX-25, Item X.X, Adopted XX/XX/2025 Page 8 of 12
C. Code Compliant. The Low-Barrier Navigation Center complies with Chapter 6.5 (commencing
with Section 8255) of Division 8 of the Welfare and Institutions Code.
D. Homeless Management Information System. The Low-Barrier Navigation Center has a system
for entering information regarding client stays, client demographics, client income, and exit
destination through the local Homeless Management Information System, as defined by Section
578.3 of Title 24 of the Code of Federal Regulations.
8.49.040 Zoning Clearance.
A Zoning Clearance shall document compliance of the Low-Barrier Navigation Center with the above
requirements and shall be kept on file in the Community Development Department for the duration of
the operation of the Low-Barrier Navigation Center.
SECTION 8. AMENDMENT TO CHAPTER 8.64
Dublin Municipal Code Section 8.64.050 is amended to add the following:
8.64.050 Exclusions.
B. Microenterprise Home Kitchen Operations. Microenterprise Home Kitchen Operations
(MEHKO) are subject to the requirements of Health and Safety Code Section 113825, as may be
amended, and must obtain a permit from the Alameda County Department of Environmental Health
prior to operating.
SECTION 9. AMENDMENT TO CHAPTER 8.68
Dublin Municipal Code Section 8.68.050.D. is amended to read as follows:
8.68.050 General Procedures for Implementing Inclusionary Zoning Requirements.
D. Selection Criteria. No household shall be permitted to occupy a unit that is required under this
Chapter to be affordable unless the City or its designee has approved the household’s eligibility.
Eligible potential occupants of affordable units will be qualified on the basis of household income as
defined by this Chapter. The selection criteria for a qualified household may not distinguish between
adults and children. Selection of qualified person should be based on priorities established using the
point system described below:
Employed within the boundaries of the City of Dublin (3 points per household)
Public Service employee working in the City of Dublin (1 point, one per household)
Dublin resident (3 points per household)
Seniors (1 point, one per household)
Permanently disabled (1 point, one per household)
Immediate family member of Dublin resident (1 point, one per household)
Required to relocate from current Dublin residence due to demolition of dwelling or conversion
of dwelling from rental to for-sale unit (1 point, one per household)
Veterans (1 point, one per household)
To qualify as a “Public Service Employee,” the person shall be employed by a Public Agency.
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Ord. No. XX-25, Item X.X, Adopted XX/XX/2025 Page 9 of 12
To qualify as “Employed within the boundaries of the City of Dublin,” the person shall have been
employed within the City of Dublin for at least six months.
To qualify as a “Dublin resident,” the person shall have been a resident of the City of Dublin for at
least a one-year period prior to the eligibility determination.
To qualify as a “Senior,” the person shall be 62 years of age or older.
SECTION 10. AMENDMENT TO CHAPTER 8.76
Dublin Municipal Code Section 8.76.080.B is amended to delete Farm Mobile Home and further
amended as follows:
RESIDENTIAL USE TYPES NUMBER OF PARKING SPACES REQUIRED
Agricultural Employee Housing 2 per dwelling
SECTION 11. AMENDMENT TO CHAPTER 8.81
Dublin Municipal Code Section 8.81.030 is amended to delete subsection E.
Dublin Municipal Code Section 8.81.060 is amended to delete subsections G.7, H. and U. and further
amended to read as follows:
8.81.060 Standards.
B. Balconies/Decks. Balconies and decks shall not be located on an elevation directly facing a
side lot line. Rooftop terraces/rooftop decks are not permitted.
C. Building Facades and Materials.
1. Street-Facing Elevations.
a. Shall provide volumetric elements with a minimum projection of two feet beyond the plane
of the facade with use of window bays, building recesses, or porches with columns. A
minimum of one projection shall be provided per story.
b. Shall be designed with a minimum four-foot landscaping zone adjacent to their foundation
or porch.
4. Material and color changes shall occur at inside corners of walls or at architectural features
that break up the wall plane.
6. T-111 and similar plywood siding, corrugated and standing seam metal, and vinyl and plastic
siding shall be prohibited, except for an addition to an existing single-family residence that has
these as existing materials.
E. Building Separation. A minimum separation of 15 feet shall be provided between a proposed
upper story and an existing single-story or multi-story structure on an adjacent property.
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Ord. No. XX-25, Item X.X, Adopted XX/XX/2025 Page 10 of 12
H. Garages.
1. Front- or side-entry attached garages are permitted and shall meet the dimensional
requirements specified in Chapter 8.76.
2. An attached, front-entry garage shall be set back at least four feet behind the front plane of
the structure to which it is attached.
3. Garage doors located in stucco walls shall be recessed a minimum of three inches from the
surrounding building wall.
4. Garage doors located in masonry, wood clad, or similar siding shall provide surrounding trim
with a minimum width of three inches.
I. Impervious Area. Front and side yard setbacks shall be limited to a total of 40 percent impervious
coverage.
J. Lighting. Lighting shall comply with the following:
1. Light fixtures shall be mounted below the second story of two-story homes, unless otherwise
required by the Building Code.
2. Light fixtures shall be designed to direct light downward and shielded from off -site view.
K. Lot Coverage. The Lot Coverage for any combination of SB 9 Units and Primary Dwelling Unit
shall be cumulatively limited to the maximum lot coverage allowed by the residential zoning district
where the lot is located, except as required to meet the By Right Provisions of this Chapter.
L. Mechanical Equipment. Mechanical and utility equipment shall be concealed from view from the
public right-of-way. With the objective of fully screening the equipment, ground -mounted equipment
shall be screened by a combination of walls or fencing and landscaped plant material up to a
maximum height of four feet.
M. Parking. Parking shall conform to the Off-Street Parking and Loading Regulations (Chapter 8.76)
except as modified by this Chapter.
1. A minimum of one off-street parking space shall be provided per unit, except if the parcel is
located within:
a. One-half mile walking distance of either a high-quality transit corridor, as defined in Public
Resources Code Section 21155 or a major transit stop, as defined in the Public Resources
Code Section 21064.3. The transit frequency shall be based on the schedule posted by the
transit agency when the City issues the first “completeness” letter for the respective application
for an SB 9 Unit Development; or
b. One block of a car share vehicle.
2. Parking spaces shall not be located within the minimum side and rear yard setbacks. Parking
spaces within an enclosed structure are encouraged.
N. Refuse Containers. Refuse containers or areas shall not be located within private.
O. Rental Restrictions. Rental of any SB 9 Units or Primary Dwelling Unit shall not be less than for
30 consecutive days. Prior to the construction of an SB 9 Unit, a deed restriction, in a form approved
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Ord. No. XX-25, Item X.X, Adopted XX/XX/2025 Page 11 of 12
by the City Attorney, shall be recorded setting forth this limitation, and that the deed restriction may
be enforced against future purchasers.
P. Roof.
1. Roofs that result from alteration or addition to an existing main structure shall match the
existing form and materials of the main structure.
2. Roof material and color shall be consistent throughout the entirety of the roof within ea ch new
or modified building. Nondimensional three-tab asphalt shingles, wood shake, and corrugated
metal, metal roll, and plastic roofing materials shall be prohibited, except for an addition to an
existing main structure that has an existing roof with one of these roof types.
3. Fire-resistant alternatives, such as cement S-tile roofing, are permitted as a substitution for
traditional materials such as clay tile.
4. New structures that have a sloped roof shall provide a roof that has a minimum slope of 3:12.
A sloped roof shall be defined as a gable, hip, cross gable roof, or any combination thereof.
Mansard roofs shall be prohibited. Flat roofs that reflect modern architecture are allowed.
5. A minimum of 25 percent of the roof area shall be articulated with any combination of hip,
gable, or shed dormers, except for a flat roof that is proposed with modern architecture.
6. Where there is a roof overhang, it shall be a minimum of 12 inches.
7. The roof styles and materials of detached garages and carports shall match the materials and
detailing of main and accessory structures.
Q. Separate Connections.
1. All attached or detached SB 9 Units shall have separate utility connections and meters.
2. Any attached or detached Accessory Dwelling Unit that becomes reclassified to a Primary
Dwelling Unit as a result of an SB 9 Unit Development shall have separate utility connections and
meters.
R. Separate Conveyance. SB 9 Units shall be designed for separate conveyance, as defined in
this Chapter, in accordance with applicable building and fire code requirements.
S. Stairs. Notwithstanding provisions in Chapter 8.36, stairs leading to an upper story shall not be
allowed on a front or side building facade.
SECTION 12. AMENDMENT TO CHAPTER 8.104
Dublin Municipal Code Section 8.104.020 is amended to add the following:
8.104.020 Exemptions from Site Development Review.
L. Reproductive Health Services. Development of a community clinic providing reproductive health
services provided that the development complies with all applicable objective design standards,
would not require demolition of a historic structure, would not be located on a site described i n
Government Code Section 65913.4(a)(6), would not likely result in adverse impacts to tribal cultural
resources, and would not require demolition of housing.
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Ord. No. XX-25, Item X.X, Adopted XX/XX/2025 Page 12 of 12
SECTION 13. AMENDMENT TO CHAPTER 8.116
Dublin Municipal Code Section 8.116.020 is amended to add the following:
8.116.020 Applications Requiring a Zoning Clearance.
M. Low-Barrier Navigation Centers. Requests to establish and operate a Low-Barrier Navigation
Center that meet the standards specified in Chapter 8.49 (Low-Barrier Navigation Center).
SECTION 14. AMENDMENT TO CHAPTER 8.132
Dublin Municipal Code Section 8.132.030.A. is amended to read as follows:
8.132.030 Notice of Public Hearing.
A. Timing. Notice shall be given not less than 10 days before the date of a scheduled public hearing,
except notice of a Zoning Ordinance Amendment affecting the permitted uses of real property or a
Rezoning shall be given not less than 20 days before the date of a scheduled Planning Commission
public hearing.
SECTION 15. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three public
spaces in the City of Dublin in accordance with Section 36933 of the Government Code of the State of
California.
SECTION 16. EFFECTIVE DATE
This Ordinance shall take effect 30 days following its adoption.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this ___ day of
__________ 2025, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________
Mayor
ATTEST:
___________________________
City Clerk
27
Attachment 3
Chapter 8.08
DEFINITIONS
8.08.020 Definitions (A-Z).
Agricultural Employee. The term Agricultural Employee shall mean an individual,
operator, or owner who is primarily engaged in agricultural operations and derives a
substantial portion of their income from such operations.
Agricultural Employee Housing (use type). The term Agricultural Employee Housing
shall mean housing accommodation that is available to agricultural employees who are
employed on a full-time or seasonal/temporary basis, and their families. Agricultural
Employee Housing may consist of individual or group living quarters, and may include
dwellings, mobile homes, manufactured homes, or other housing accommodations.
Agricultural Employee Housing provides individual or shared living, sleeping, eating,
cooking, and sanitation facilities, including a full kitchen and bathroom and is maintained
in connection with any work or place where work is being performed whether or not rent
is involved. dwellings and/or living quarters for farm laborers, or other types of dwellings
determined to be substantially similar to the above by the Director of Community
Development. Agricultural Employee Housing shall not be in addition to a Caretaker
Residence or a Farm Mobile Home.
Agricultural Operation. The term Agricultural Operation shall mean farming and
ranching in all its forms.
Caretaker Residence (use type). The term Caretaker Residence shall mean
permanent or temporary housing that is secondary or accessory to the primary use of
the property. Such dwellings are used for housing a caretaker employed full -time on the
site of a non-residential use where a caretaker is needed for security purposes or to
provide 24-hour care or monitoring of facilities, equipment, or other conditions on the
site. A Caretaker Residence shall not be in addition to Agricultural Employee Housing or
a Farm Mobile Home.
Farm Mobile Home (use type). The term Farm Mobile Home shall mean a mobile
home as defined in this Title which is used for the housing of a full-time employee (and
family) of the farm on which it is located where that farm has a minimum size of 50
acres and where it can be demonstrated that security cannot be obtained by existing
single family dwelling occupancy.
Low-Barrier Navigation Center (use type). The term Low-Barrier Navigation Center
shall mean a housing-first, low-barrier, service-enriched shelter focused on moving
people into permanent housing that provides temporary living facilities while case
managers connect individuals experiencing homelessness to income, public benefits,
health services, shelter, and housing. A Low-Barrier Navigation Center may be non-
congregate and relocatable. “Low barrier” means best practices to reduce barriers to
entry, and may include, but is not limited to, the following:
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2
a. The presence of partners if it is not a popula tion-specific site, such as for
survivors of domestic violence or sexual assault, women, or youth.
b. Pets.
c. The storage of possessions.
d. Privacy, such as partitions around beds in a dormitory setting or in larger
rooms containing more than two beds, or private rooms.
Microenterprise Home Kitchen Operations (use type). The term Microenterprise
Home Kitchen Operations (MEHKO) shall mean a retail food facility that is operated by
a resident in a private home where food is stored, handled, and prepared for service or
delivery to customers, and that meets all the requirements of Health and Safety Code
Section 113825, as may be amended.
Reproductive Health Services (use type). The term Reproductive Health Services
shall mean services provided in a hospital, clinic, physician’s office, or other facility and
include medical, surgical, counseling, or referral services relating to the human
reproductive system, including services relating to pregnancy or the termination of a
pregnancy.
Chapter 8.12
ZONING DISTRICTS AND PERMITTED USES OF LAND
8.12.050 Permitted and Conditionally Permitted Land Uses.
COMMERCIAL
USE TYPE A R-1 R-2 R-
M
C-
O
C-
N C-1 C-2 M-P M-1 M-2
Agricultural
Employee Housing
P5
C/ZA5
P6
Farm Mobile Home C/ZA - - - - - - - - - -
Low-Barrier
Navigation Center7
- - - - - - - - - - -
Microenterprise
Home Kitchen
Operation
P P P P - - - - - - -
Reproductive
Health Services
- - - - P P P P P P P
5Housing consisting of up to 36 beds in a group quarters or 12 units or spaces designed
for use by a single family or household is permitted as an agricultural land use. A
conditional use permit by the Zoning Administrator is required for housing consisting of
more than 36 beds in a group quarters or more than 12 units or spaces designed for
use by a single family or household.
6Permitted for six or fewer agricultural employees in a single-family residence.
29
3
7Permitted in the Downtown Dublin Zoning Districts, and in the Planned Development
(PD) Zoning District, if the approved PD allows mixed-use or is a commercial PD
permitting multifamily uses.
Chapter 8.36
DEVELOPMENT REGULATIONS
8.36.020 Agricultural and Residential Development Regulations.
It is required that every building shall be built upon a site which conforms to the General
Plan, applicable Specific Plans, and the following development regulations:
C. All new single-family residential development shall comply with the objective design
standards below. Additions to single-family residences shall also comply with the
objective design standards for the portion of the residence that is the proposed addition.
If there is a question about the applicability of an objective design standard to a
proposed addition, the Community Development Director shall make a determination.
Any deviation from these standards may be reviewed through the discretionary Site
Development Review process if it can be shown that the intent of the standard is met
through other means.
1. Balconies/Decks. Balconies and decks shall not be located on an elevation
directly facing a side lot line. Rooftop terraces/rooftop decks are not permitted.
2. Building Facades and Materials.
a. Front elevations shall provide volumetric elements with a minimum projection
of two feet beyond the plane of the facade with use of window bays, building
recesses, or porches with columns. A minimum of one projection shall be
provided per story.
b. A minimum of four feet of landscaping shall be provided adjacent to the
foundation of the street facing facade or porch.
c. A minimum of three exterior building colors shall be used on the front facade.
d. Material and color changes shall occur at inside corners of walls or at
architectural features that break up the wall plane.
e. Facades that use stucco as the primary material shall be combined with a
secondary wall material.
f. T-111 and similar plywood siding, corrugated and standing seam metal, and
vinyl and plastic siding shall be prohibited, except for an addition to an existing
single-family residence that has these as existing materials.
g. Fire-resistant alternatives, such as fiber cement siding, are permitted as a
substitution for traditional materials such as wood shake, horizontal siding, or
board and batten paneling.
30
4
3. Building Separation. A minimum separation of 15 feet shall be provided
between a proposed upper story and an existing single-story or multi-story structure
on an adjacent property.
4. Fenestration. Windows and glazing areas shall comply with the following:
a. Tinted windows and colored glazing are prohibited.
b. Plastic glazing shall be prohibited for windows and skylights.
c. Functional and decorative shutters shall maintain the same dimensions as
the associated glazing. Functional and decorative shutters shall be half the width
of the associated window glazing (for paired shutters), or matching width for a
single shutter.
d. Window materials, color, and style shall be consistent on all elevations.
e. Window trim, sills, and shutters shall be differentiated with accent materials
or colors that vary from the adjacent building wall surfaces.
f. Window reveals and design for additions shall match the existing windows.
For new construction, windows shall be recessed at least two inches from
surrounding exterior wall to the window glass surface or windows shall provide
built-up sills and trim, at a minimum one-half inch thick, to create surface relief
and texture.
5. Garages.
a. Front- or side-entry attached garages are permitted and shall meet the
dimensional requirements specified in Chapter 8.76.
b. An attached, front-entry garage shall be set back at least four feet behind the
front plane of the structure to which it is attached.
c. Garage doors located in stucco walls shall be recessed a minimum of three
inches from the surrounding building wall.
d. Garage doors located in masonry, wood clad, or similar siding shall provide
surrounding trim with a minimum width of three inches.
6. Impervious Area. Front and street side yard setbacks shall be limited to a total
of 40 percent impervious coverage.
7. Lighting. Lighting shall comply with the following:
a. Light fixtures shall be mounted below the second story of two-story homes,
unless otherwise required by the Building Code.
b. Light fixtures shall be designed to direct light downward and shielded from
off-site view.
8. Mechanical Equipment. Mechanical and utility equipment shall be concealed
from view from the public right-of-way. With the objective of fully screening the
31
5
equipment, ground-mounted equipment shall be screened by a combination of walls
or fencing and landscaped plant material up to a maximum height of four feet.
9. Refuse Containers. Refuse containers or areas shall not be located within
private driveways.
10. Roof.
a. Roofs that result from alteration or addition to an existing main structure shall
match the existing form and materials of the main structure.
b. Roof material and color shall be consistent throughout the entirety of the roof
within each new or modified building. Nondimensional three-tab asphalt shingles,
wood shake, corrugated metal, metal roll, and plastic roofing materials shall be
prohibited, except for an addition to an existing single-family residence that has
an existing roof with one of these roof materials.
c. Fire-resistant alternatives, such as cement S-tile roofing, are permitted as a
substitution for traditional materials such as clay tile.
d. New structures that have a sloped roof shall provide a roof that has a
minimum slope of 3:12. A sloped roof shall be defined as a gable, hip, cross
gable roof, or any combination thereof. Mansard roofs shall be prohibited. Flat
roofs that reflect modern architecture are allowed.
e. A minimum of 25 percent of the roof area shall be articulated with any
combination of hip, gable, or shed dormers, except for a flat roof that is proposed
with modern architecture.
f. Where there is a roof overhang, it shall be a minimum of 12 inches.
g. The roof styles and materials of detached garages and carports shall match
the materials and detailing of main and accessory structures.
11. Stairs. Notwithstanding provisions in Chapter 8.36, stairs leading to an upper
story shall not be allowed on a front or side building facade.
Chapter 8.38
REASONABLE ACCOMMODATIONS FOR PERSONS WITH DISABILITIES
8.38.050 Development Standards and Regulations.
A Zoning Clearance shall be issued if the request for reasonable accommodations
complies with the following development standards and regulations:
C. Design Compatibility. Any exterior modification to the dwelling shall use the same
colors materials and textures as is designed to be compatible with the architectural
character, colors and texture of the existing dwelling and surrounding neighborhood.
D. Side Yard Setbacks. For additions to a dwelling, a minimum side yard setback of
5 feet is maintained.
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6
E. Rear Yard Setbacks. For additions to a dwelling, a minimum rear yard setback of
10 feet is maintained.
F. Lot Coverage. The maximum lot coverage does not exceed 50% for a one-story
dwelling or 45% for a two-story dwelling.
G.D. Uncovered Access Ramp. An uncovered access ramp may be located within a
front, side or rear yard setback so long as the height of the ramp does not exceed the
grade level finish floor of the dwelling.
8.38.060 Other Discretionary Permits.
No other discretionary permit shall be required for requests for reasonable
accommodations if the above development standards and regulations can be met. If the
above development standards and regulations cannot be met, an application for Site
Development Review may be applied for and processed in accordance with the
provisions of the Zoning Ordinance. If the project for which the reasonable
accommodations is being requested also requires a discretionary approval (such as a
Conditional Use Permit, General Plan Amendment, Rezoning, or subdivision map), the
applicant shall submit the request for reasonable accommodations application first for a
determination by the Community Development Director, before proceeding with the
other applications.
8.38.070 Site Development Review Zoning Clearance.
Where Site Development Review is requested for reasonable accommodations, all
required findings contained in Chapter 8.104 (Site Development Review) shall apply
and In deciding whether to approve a Zoning Clearance for a request for reasonable
accommodations, the Community Development Director shall base the decision on the
following criteria additional findings shall be made in approving the request:
A. The parcel and/or housing, which are the subject of the reasonable
accommodation request, will be occupied as the primary residence by an individual
protected under the Fair Housing Laws.
B. The request for reasonable accommodations is necessary to make specific
housing available to one or more individuals protected under the Fair Housing L aws.
C. The requested reasonable accommodation will not impose an undue financial or
administrative burden on the City.
D. The requested reasonable accommodation will not require a fundamental alteration
of the zoning laws of the City.
E. The requested reasonable accommodation will not adversely affect the health or
safety of persons residing or working in the vicinity or be detrimental to the public
health, safety and welfare.
F. The requested reasonable accommodation will not be injurious to property or
improvements in the neighborhood.
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7
Chapter 8.49
LOW-BARRIER NAVIGATION CENTERS
8.49.010 Purpose and Intent.
The purpose of this Chapter is to establish development standards for Low-Barrier
Navigation Centers and to ensure this use is constructed and operated in a manner that
is consistent with the requirements and allowances of state law.
8.49.020 Permitting Procedure.
A Low-Barrier Navigation Center that meets the Development Standards and
Regulations contained within this Chapter shall be approved ministerially with a Zoning
Clearance and without discretionary review or a public hearing.
8.49.030 Development Standards and Regulations.
A Low-Barrier Navigation Center development is permitted in the Downtown Dublin
Zoning Districts, and in the Planned Development (PD) Zoning District, if the approved
PD allows mixed-use or is a commercial PD permitting multifamily uses. Any PD
regulations that might be interpreted to require a Conditional Use Permit for a Low-
Barrier Navigation Center shall be superseded by this Chapter. Low-Barrier Navigation
Centers must meet the following requirements:
A. Connected Services. The Low-Barrier Navigation Center offers services to connect
people to permanent housing through a services plan that identifies services staffing.
B. Coordinated Entry System. The Low-Barrier Navigation Center is linked to a
coordinated entry system, so that staff in the interim facility or staff who co -locate in the
facility may conduct assessments and provide services to connect people to permanent
housing. “Coordinated entry system” means a centralized or coo rdinated assessment
system developed pursuant to Section 576.400(d) or Section 578.7(a)(8), as applicable,
of Title 24 of the Code of Federal Regulations, as those sections read on January 1,
2020, and any related requirements, designed to coordinate progr am participant intake,
assessment, and referrals.
C. Code Compliant. The Low-Barrier Navigation Center complies with Chapter 6.5
(commencing with Section 8255) of Division 8 of the Welfare and Institutions Code.
D. Homeless Management Information System. The Low-Barrier Navigation Center
has a system for entering information regarding client stays, client demographics, client
income, and exit destination through the local Homeless Management Information
System, as defined by Section 578.3 of Title 24 of the Code of Federal Regulations.
8.49.040 Zoning Clearance.
A Zoning Clearance shall document compliance of the Low-Barrier Navigation Center
with the above requirements and shall be kept on file in the Community Development
Department for the duration of the operation of the Low-Barrier Navigation Center.
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Chapter 8.64
HOME OCCUPATIONS REGULATIONS
8.64.050 Exclusions.
The following uses are excluded from regulation under this Chapter:
B. Microenterprise Home Kitchen Operations. Microenterprise Home Kitchen
Operations (MEHKO) are subject to the requirements of Health and Safety Code
Section 113825, as may be amended, and must obtain a permit from the Alameda
County Department of Environmental Health prior to operating.
Chapter 8.68
INCLUSIONARY ZONING REGULATIONS
8.68.050 General Procedures for Implementing Inclusionary Zoning
Requirements.
D. Selection Criteria. No household shall be permitted to occupy a unit that is
required under this Chapter to be affordable unless the City or its designee has
approved the household’s eligibility. Eligible potential occupants of affordable units will
be qualified on the basis of household income as defined by this Chapter. The selection
criteria for a qualified household may not distinguish between adults and children.
Selection of qualified person should be based on priorities established using the point
system described below:
Employed within the boundaries of the City of Dublin (3 points maximum, one per
household member)
Dublin resident (3 points maximum, one per household member)
Public Service employee working in the City of Dublin (1 point, one per
household)
Veterans (1 point, one per household)
To qualify as a “Senior,” the person shall be 62 years of age or older.
Chapter 8.76
OFF-STREET PARKING AND LOADING
B. Residential Use Types. Residential Use Types shall provide off-street parking
spaces as follows:
RESIDENTIAL USE TYPES NUMBER OF PARKING SPACES REQUIRED
Agricultural Employee Housing 2 per dwelling
Farm Mobile Home 2 per dwelling
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Chapter 8.81
SB 9 UNIT DEVELOPMENTS
8.81.030 Applicability.
The provisions of this Chapter are applicable to SB 9 Unit Developments on lots within
the R-1 (Single-Family Residential) zoning district or any Planned Development District
where Single-Family Residential uses are allowed. This Chapter shall not apply in the
following situations:
E. Projects involving the demolition of more than 25 percent of the existing exterior
structural walls, unless the site has not been occupied by a rental tenant within any time
in the last three years.
8.81.060 Standards.
B. Balconies/Decks. Balconies and decks shall not be located on an elevation
directly facing a side lot line. Allowed balconies shall be located a minimum of 10 feet
from the rear property lines. Rooftop terraces/rooftop decks are not permitted.
C. Building Facades and Materials.
1. Street-Facing Elevations.
a. Shall provide volumetric elements with a minimum projection of two feet
beyond the plane of the facade with use of window bays, building recesses, or
porches with columns. A minimum of one projection shall be provided per story.
b. Shall be designed with a minimum four-foot landscaping zone adjacent to
their foundation or porch face.
4. Transitions for both Material and color changes shall occur be located at interior
inside corners of walls or at architectural features that break up the wall plane.
6. T-111 and similar plywood siding, corrugated and standing seam metal, and vinyl
and plastic siding, and foam and stucco trim facade materials shall be prohibited,
except for an addition to an existing single-family residence that has these as
existing materials.
E. Building Separation. A minimum separation of 15 feet shall be provided between a
proposed upper story and an existing single-story or multi-story structure on an adjacent
property.
1. Single-Story Structures. A minimum separation of 15 feet shall be provided
between the upper story and a single-story structure on an adjacent property.
2. Multi-Story Structures. A minimum separation of 20 feet shall be provided
between the upper story and a multi-story structure on an adjacent property.
G. Fenestration. Windows and glazing areas shall comply with the following:
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7. Simulated mullions shall be allowed only when mullions are located on both the
inside and outside faces of the glazing.
H. Floor Area. The floor area of the upper stories shall be limited to 40 percent of the
floor area of the first floor.
I.H. Garages.
1. Front- or side-entry attached garages are permitted and shall meet the
dimensional requirements specified in Chapter 8.76.
2. An attached, front-entry garage shall be set back at least four feet behind the
front plane of the structure to which it is attached.
3. Garage doors located in stucco walls shall be recessed a minimum of three
inches from the surrounding building wall.
4. Garage doors located in masonry, wood clad, or similar siding shall provide
surrounding trim with a minimum width of three inches.
J.I. Impervious Area. Front and street side yard setbacks shall be limited to a total of
40 percent impervious coverage.
K.J. Lighting. The following information for proposed exterior lighting fixtures shall be
provided Lighting shall comply with the following:
1. Light fixtures shall be mounted below the second story of two-story homes,
unless otherwise required by the Building Code.
2. Light fixtures shall be designed to direct light downward and shielded from off -
site view.
1. Manufacturer cut sheets with Backlight/Uplight/Glare (B.U.G.) rating.
2. Lighting locations indicated on building and/or site plans.
3. Mounting heights.
4. Exterior light fixtures shall be shielded from view off the site.
L.K. Lot Coverage. The Lot Coverage for any combination of SB 9 Units and Primary
Dwelling Unit shall be cumulatively limited to the maximum lot coverage allowed by the
residential zoning district where the lot is located, except as required to meet the By
Right Provisions of this Chapter.
M.L. Mechanical Equipment. Mechanical and utility equipment shall be concealed
from view from the public right-of-way. With the objective of fully screening the
equipment, ground-mounted equipment shall be screened by a combination of walls or
fencing and landscaped plant material up to a maximum height of four feet.
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N.M. Parking. Parking shall conform to the Off-Street Parking and Loading Regulations
(Chapter 8.76) except as modified by this Chapter.
1. A minimum of one off-street parking space shall be provided per unit, except if
the parcel is located within:
a. One-half mile walking distance of either a high-quality transit corridor, as
defined in Public Resources Code Section 21155 or a major transit stop, as
defined in the Public Resources Code Section 21064.3. The transit frequency
shall be based on the schedule posted by the transit agency when the City
issues the first “completeness” letter for the respective application for an SB 9
Unit Development; or
b. One block of a car share vehicle.
2. Parking spaces shall not be located within the minimum side and rear yard
setbacks. Parking spaces within an enclosed structure are encouraged.
O.N. Refuse Containers. Refuse containers or areas shall not be located within private
driveways or be visible from the public right-of-way.
P.O. Rental Restrictions. Rental of any SB 9 Units or Primary Dwelling Unit shall not
be less than for 30 consecutive days. Prior to the construction of an SB 9 Unit, a deed
restriction, in a form approved by the City Attorney, shall be recorded setting forth this
limitation, and that the deed restriction may be enforced against future purchasers.
Q.P. Roof.
1. Roofs that result from alteration or addition to an existing main structure shall
match the existing slope, form, and materials of the main structure.
2. Roof material and color shall be consistent throughout the entirety of the roof
within each new or modified building. Except where its use is documented on
existing adjacent structures, n Nondimensional three-tab asphalt shingles, wood
shake roofing, and corrugated metal, metal roll and standing seam, and plastic
roofing materials shall be prohibited, except for an addition to an existing main
structure that has an existing roof with one of these roof types.
3. Fire-resistant alternatives, such as cement S-tile roofing, are permitted as a
substitution for traditional materials such as clay tile.
4. New structures that have a sloped roof shall provide a roof that has a minimum
slope of 3:12. A sloped roof shall be defined as a gable, hip, cross gable roof, or any
combination thereof. Mansard roofs shall be prohibited. Flat roofs that reflect modern
architecture are allowed.
5. A minimum of 25 percent of the roof area shall be articulated with any
combination of hip, gable, or shed dormers, except for a flat roof that is proposed
with modern architecture.
6. Where there is a roof overhang, it Roofs shall be have a minimum overhang of
12 inches.
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7. The roof styles and materials of detached garages and carports shall match the
materials and detailing of main and accessory structures.
R.Q. Separate Connections.
1. All attached or detached SB 9 Units shall have separate utility connections and
meters.
2. Any attached or detached Accessory Dwelling Unit that becomes reclassified to
a Primary Dwelling Unit as a result of an SB 9 Unit Development shall have separate
utility connections and meters.
S.R. Separate Conveyance. SB 9 Units shall be designed for separate conveyance,
as defined in this Chapter, in accordance with applicable building and fire code
requirements.
T.S. Stairs. Notwithstanding provisions in Chapter 8.36, stairs leading to an upper story
shall not be allowed on a front or side building facade. shall be fully enclosed within the
interior of a unit. A staircase on the exterior of a unit shall not be permitted.
U. Street Frontage.
1. Interior Lots. The front entry of at least one unit shall be oriented to the street.
2. Corner Lots. The front entry of each unit shall be oriented to face a street, and
the front entry of each unit shall not face the same street.
3. Connectivity. Street-facing entries shall be clearly identifiable and connected
to the street by a pedestrian path with a minimum width of five feet.
4. Porch/Stoop. Street-facing entries shall provide either a porch or stoop that is a
minimum of seven feet wide and five feet deep. Unroofed porches or stoops, with
three open sides and not greater than six feet above the ground level, may not
project more than three feet in the front yard setback and may not project more than
two feet into the side yard setback.
Chapter 8.104
SITE DEVELOPMENT REVIEW
8.104.020 Exemptions from Site Development Review.
The permit requirements of this Chapter do not apply to the following:
L. Reproductive Health Services. Development of a community clinic providing
reproductive health services provided that the development complies with all applicable
objective design standards, would not require demolition of a historic structure, would
not be located on a site described in Government Code Section 65913.4(a)(6), would
not likely result in adverse impacts to tribal cultural resources, and would not require
demolition of housing.
Chapter 8.116
ZONING CLEARANCE
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8.116.020 Applications Requiring a Zoning Clearance.
M. Low-Barrier Navigation Centers. Requests to establish and operate a Low-Barrier
Navigation Center that meet the standards specified in Chapter 8.49 (Low-Barrier
Navigation Center).
Chapter 8.132
NOTICE AND HEARINGS
8.132.030 Notice of Public Hearing.
When a public hearing is required by this Title, notice shall be given as follows:
A. Timing. Notice shall be given not less than 10 days before the date of a scheduled
public hearing, except notice of a Zoning Ordinance Amendment affecting the permitted
uses of real property or a Rezoning shall be given not less than 20 days before the date
of a scheduled Planning Commission public hearing.
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May 27, 2025
SB 343
Senate Bill 343 mandates supplemental materials that have
been received by the Community Development Department
that relate to an agenda item after the agenda packets have
been distributed to the Planning Commission be available to
the public.
The attached documents were received in the Community
Development Department’s Office after distribution of the
May 27, 2025, Planning Commission meeting agenda
packet.
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