HomeMy WebLinkAboutItem 6.1 Intro Ordinance Amending Zoning Ordinance Housing Element Implementation PLPA-004326-2026
STAFF REPORT
CITY COUNCIL
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Agenda Item 6.1
DATE: March 24, 2026
TO: Honorable Mayor and City Councilmembers
FROM: Colleen Tribby, City Manager
SUBJECT:
Introduction of an Ordinance Amending the Zoning Ordinance for Housing
Element Implementation (PLPA-004326-2026)
Prepared by: Kristie Wheeler, Special Projects Manager
EXECUTIVE SUMMARY:
The City Council will consider City-initiated amendments to the Zoning Ordinance to implement
General Plan Housing Element Program B.15 (Replacement Housing) and Program D.1
(Remove Development Constraints). Amendments are proposed to add Dublin Municipal Code
Chapter 8.51 (Replacement Housing Requirements) and modify the multi -family residential
parking requirements in Dublin Municipal Code Chapter 8.76 (Off -Street Parking and Loading
Regulations). In addition, an amendment to Dublin Municipal Code Chapter 8.08 (Definitions)
and minor clean up items in Dublin Municipal Code Chapter 8.12 (Zoning Dis tricts and
Permitted Uses of Land) and Chapter 8.116 (Zoning Clearance) are proposed. The City
Council will also consider an exemption from the requirements of the California Environmental
Quality Act.
STAFF RECOMMENDATION:
Conduct a public hearing, deliberate, waive the reading and introduce an Ordinance
Approving Amendments to Dublin Municipal Code Chapter 8.08 (Definitions), Chapter 8.12
(Zoning Districts and Permitted Uses of Land), Chapter 8.76 (Off-Street Parking and Loading
Regulations), and Chapter 8.116 (Zoning Clearance), and the addition of Chapter 8.51
(Replacement Housing Requirements).
FINANCIAL IMPACT:
None.
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DESCRIPTION:
Background
In November 2022, the City Council approved the draft General Plan 2023 -2031 Housing
Element and associated General Plan and Specific Plan amendments and rezonings. The draft
Housing Element was then submitted for review and certification to the State Department of
Housing and Community Development (HCD). The Housing Element was certified by HCD on
January 19, 2024, and includes a number of programs that are required to be implemented by
the City. The City has initiated amendments to the Zoning Ordinance to provide timely and
effective implementation of the Housing Element.
Proposed Amendments
Amendments are proposed to add Dublin Municipal Code (DMC) Chapter 8.51 (Replacement
Housing Requirements) and modify Chapter 8.76 (Off-Street Parking and Loading
Regulations). The proposed amendments would implement the following Housing Element
programs and specific objectives:
B.15 (Replacement Housing). The City may have existing non-vacant sites included
within the Sites Inventory that may contain vacant or demolished residential units that
were occupied by lower-income households or households subject to affordability
requirements within the last five years.
Objective: Adopt a formal replacement housing program to ensure any units currently
occupied by lower-income households, or households subject to affordability
requirements within the last five years, that are lost to new housing development are
replaced in compliance with the California Government Code.
D.1 (Remove Development Constraints). Review the Zoning Ordinance to identify
standards and requirements that may constrain the development of affordable housing.
Specifically, review requirements such as minimum unit size, setbacks, parking
requirements, and height restrictions, to ensure the standards do not impede
reasonable development.
Objective: Amend parking requirements for multi-family developments to remove
distinctions between for-sale and for-rent residential developments and to remove guest
parking requirements.
In addition, an amendment to DMC Chapter 8.08 (Definitions) and minor clean up items in
DMC Chapter 8.12 (Zoning Districts and Permitted Uses of Land) and Chapter 8.116 (Zoning
Clearance) are proposed and explained in more detail in the analysis section below.
Analysis
The following is an analysis of the proposed Zoning Ordinance Amendments by topic –
Replacement Housing, Remove Development Constraints, and Clean Up Items.
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Replacement Housing
The Housing Element is required to identify sites by income category to meet the City’s
Regional Housing Needs Allocation (RHNA). The sites identified in the Housing Element
include non-vacant sites that contain existing residential units that could be demolished as a
result of future housing development.
The California Legislature adopted three laws – Density Bonus law, Housing Element law, and
the Housing Crisis Act of 2019 (also known as SB 330) – to ensure that new housing
developments do not reduce the total number of existing residential units and do not reduce
the number of units that provide housing to lower income households. In accordance with
these laws, a housing development must create at least as many residential units as would be
demolished. Projects must also replace units rented to lower income households with units
affordable to lower income households and, in some cases, provide relocation and other
benefits to lower income households who are displaced by the new construction.
Replacement housing requirements have applied to projects requesting a density bonus since
2015, and those requirements also apply to any site listed in the Housing Element. The
Housing Crisis Act of 2019 and amendments effective January 1, 2022, expanded that
requirement to any proposed housing development that proposes to demolish existing units.
The purpose of replacement housing requirements is to prevent the loss of housing units and
displacement of lower income households. State law does not allow local agencies to approve
new housing development that includes demolition of existing housing units unless the
proposed development complies with the applicable replacement housing requirements. Below
is an overview of the proposed amendment to the Zoning Ordinance that would implement
Housing Element Program B.15 and ensure compliance with state law.
DMC Chapter 8.51 (Replacement Housing Requirements). An amendment is proposed
to add a new chapter to the Zoning Ordinance that specifies that housing demolition and new
housing development projects must comply with the requirements of state law governing
replacement housing units.
Remove Development Constraints
Pursuant to Housing Element Program D.1, Staff reviewed the Zoning Ordinance to identify
standards and requirements that may constrain affordable housing development. With the
exception of minimum parking requirements, Staff concluded that the development standards
provide sufficient flexibility such that they do not present a constraint to the development of
affordable housing. The City’s Planned Development (PD) zoning district allows a developer to
propose development standards, such as setbacks, lot coverage and building height, tailored
to the site and proposed project. In addition, state Density Bonus law allows a developer to
request waivers and reductions in development standards for an affordable housing project
even if a density bonus is not requested.
To identify an appropriate minimum parking requirement for multi-family developments, the
City hired W -Trans to prepare a Multi-Family Residential Parking Requirement Study
(Attachment 3). Based on a comparison of the City’s minimum parking requirements for multi -
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family development with nearby cities and the Institute of Transportation Engineers (ITE)
Parking Generation Manual, W -Trans concluded that the City’s parking requirements are
comparable to some nearby cities but the requirements for condominiums and smaller units
are generally higher. W -Trans also found that the City’s parking requirements exceeded ITE’s
peak parking demand. To better align the City’s multi-family parking requirements with peak
parking demand associated with the number of bedrooms per unit as well as the presence of
senior and affordable housing, W -Trans recommended the parking ratios found below.
DMC Chapter 8.76 (Off-Street Parking and Loading Regulations). Amendments are
proposed to DMC Chapter 8.76 to combine for-sale and for-rent residential development in a
new multi-family residential use type that includes both apartments and condominiums; add
affordable housing as a new residential use type; and modify the minimum parking
requirements for multi-family development, consistent with the recommendations contained in
the Multi-Family Residential Parking Requirement Study prepared by W -Trans. The following
table shows the City’s current parking requirements and proposed modifications where
underlined text is proposed to be added and text with a strikethrough is proposed to be
deleted:
RESIDENTIAL USE TYPES NUMBER OF PARKING SPACES REQUIRED
Multi-family
Apartments/Condominiums
Studio/1 Bedroom 1 space covered or garaged per dwelling plus 1 parking
space for unreserved and guest parking.
1 Bedroom 1 covered or garaged per dwelling plus 1 parking space for
unreserved and guest parking.
2+ Bedrooms 2 spaces 1 covered or garaged per dwelling plus 1 parking
space for unreserved and guest parking.
Condominiums
Studio and 1 Bedroom 1 covered or garaged per dwelling plus 1 guest parking
space per dwelling which shall be marked as a guest
parking space
2 or more Bedrooms 2 covered or garaged per dwelling plus 1 guest parking
space per dwelling which shall be marked as a guest
parking space
Senior Citizen Apartments
Housing
0.75 spaces 1 covered or garaged per dwelling plus one
guest parking space for every three dwelling units.
Affordable Housing
Studio/1 Bedroom 0.5 spaces per dwelling
2+ Bedrooms 1.5 spaces per dwelling
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DMC Chapter 8.08 (Definitions). An amendment to DMC Chapter 8.08 is also proposed
to change “Senior Citizen Apartments” to “Senior Housing” and update the definition to reflec t
that senior housing can include rental or condominium units.
Clean Up Items
In February 2025, the City Council approved amendments to the Zoning Ordinance to
implement several programs in the Housing Element. Included was Program B.12 (Single
Room Occupancy Units), which required Staff to review the permitting procedures for single-
room occupancy units (SROs) and remove potential constraints. As such, Staff recommended
and the City Council approved a Zoning Ordinance Amendment to permit SROs in the C -2
(General Commercial) zoning district with a Zoning Clearance rather than a Conditional Use
Permit. However, when preparing the amendment to the land use table in DMC Chapter 8.12,
Staff inadvertently used the notation P (Permitted) instead of ZC (Zoning Cl earance).
Similarly, in July 2025, the City Council approved amendments to the Zoning Ordinance to
implement additional programs in the Housing Element. Included in those amendments was
Program E.4 (Low-Barrier Navigation Centers), which required the City to adopt procedures
and regulations for Low-Barrier Navigation Centers, including a ministerial approval process.
As such, Staff recommended and the City Council approved a Zoning Ordinance Amendment
to permit Low-Barrier Navigation Centers in the Downtown Dublin zoning districts and Planned
Development (PD) zoning district, if the approved PD allows mixed-use or is a commercial PD
permitting multifamily uses with a Zoning Clearance. However, Staff inadvertently neglected to
include a notation that the land use is permitted with a Zoning Clearance.
As part of the Zoning Ordinance Amendments noted above for SROs and Low-Barrier
Navigation Centers, amendments to DMC Chapter 8.116 (Zoning Clearance) were included to
add the two use types to the list of uses requiring ministerial review and approval of a Zoning
Clearance. However, when preparing the amendments to DMC Chapter 8.116, Staff added
SROs and Low-Barrier Navigations Centers to DMC Section 8.116.020 (Applications Requiring
a Zoning Clearance) but neglected to add the two use types to DMC Section 8.116.030
(Application), Section 8.116.040 (Approval) and Section 8.116.050 (Expi ration of Zoning
Clearance).
Amendments are proposed in DMC Chapter 8.12 (Zoning Districts and Permitted Uses of
Land) and DMC Chapter 8.116 (Zoning Clearance) to correct these omissions.
Attachment 1 is draft Ordinance approving the proposed Zoning Ordinance Amendments. A
redlined version of the proposed Zoning Ordinance Amendments is included as Attachment 2,
where underlined text is proposed to be added and text with a strikethrough is proposed to be
deleted.
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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 implement programs identified in the Housing Element.
Specifically, the proposed Zoning Ordinance Amendments would implement Housing Element
Programs B.15 (Replacement Housing) and D.1 (Remove Development Constraints). In
addition, the proposed Zoning Ordinance Amendments would correct previous errors and
omissions.
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.
PLANNING COMMISSION REVIEW:
The Planning Commission held a public hearing on February 24, 2026, to consider the
proposed Zoning Ordinance Amendments and unanimously recommended approval to the City
Council. Planning Commission Resolution No. 26-02 is included as Attachment 4.
STRATEGIC PLAN INITIATIVE:
Strategy 3: Housing Inclusivity and Affordability.
Objective A: Implement the goals, policies, and programs in the 2023 -2031 Housing Element.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
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 City Council Agenda was posted.
ATTACHMENTS:
1) Ordinance Approving Amendments to Dublin Municipal Code Chapter 8.08 (Definitions),
Chapter 8.12 (Zoning Districts and Permitted Uses of Land), Chapter 8.76 (Off-Street
Parking and Loading Regulations), and Chapter 8.116 (Zoning Clearance), and the addition
of Chapter 8.51 (Replacement Housing Requirements)
2) Redlined Zoning Ordinance Amendments
3) Multi-Family Residential Parking Requirement Study, W -Trans, October 22, 2025
4) Planning Commission Resolution No. 26-02 (without attachments)
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Attachment 1
Ord. No. XX-26, Item X.X, Adopted XX/XX/2026 Page 1 of 5
ORDINANCE NO. XX - 26
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 8.76 (OFF-
STREET PARKING AND LOADING REGULATIONS), AND CHAPTER 8.116 (ZONING
CLEARANCE), AND THE ADDITION OF CHAPTER 8.51 (REPLACEMENT HOUSING
REQUIREMENTS)
(PLPA-004326-2026)
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 8.76 (Off-Street Parking and Loading
Regulations) and Chapter 8.116 (Zoning Clearance). The proposed amendments also include a
new chapter, Dublin Municipal Code Chapter 8.51 (Replacement Housing Requirements). The
proposed amendments (the “Project”) would implement certain programs contained in the General
Plan Housing Element and provide minor clean up.
C. The Project would implement General Plan Housing Element Program B.15 (Replacement
Housing) and Program D.1 (Remove Development Constraints).
D. The Planning Commission held a duly noticed public hearing on February 24, 2026, during which
all interested persons were heard, and adopted Resolution No. 26-02 recommending that the City
Council approve the Project.
E. A Staff Report was submitted to the Dublin City Council recommending approval of the Project.
F. The City Council held a public hearing on March 24, 2026, 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.
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Ord. No. XX-26, Item X.X, Adopted XX/XX/2026 Page 2 of 5
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 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 Housing Element Program B.15 (Replacement
Housing) and Program D.1 (Remove Development Constraints). In addition, the proposed Zoning
Ordinance Amendments would correct previous errors and omissions.
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 as follows:
Senior Housing. The term Senior Housing shall mean a multifamily building of three or more residential
units where all units are restricted to occupants aged 62 and above.
SECTION 4. AMENDMENT TO CHAPTER 8.12
Dublin Municipal Code Section 8.12.050 is amended as follows:
8.12.050 Permitted and Conditionally Permitted Land Uses.
RESIDENTIAL USE
TYPE A R-1 R-2 R-M C-O C-N C-1 C-2 M-P M-1 M-2
Low-Barrier
Navigation Center7
- - - - - - - - - - -
Single Room
Occupancy Units
- - - - - - - ZC - - -
7Permitted with a Zoning Clearance 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. ADDITION OF CHAPTER 8.51
Dublin Municipal Code Chapter 8.51 is added to read as follows:
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Ord. No. XX-26, Item X.X, Adopted XX/XX/2026 Page 3 of 5
Chapter 8.51
HOUSING REPLACEMENT REQUIREMENTS
8.51.010 Purpose.
The purpose of this Chapter is to prevent the loss of housing units and displacement of lower income
households. State law does not allow local agencies to approve new housing developments that include
demolition of existing housing units unless the propos ed development complies with the applicable
replacement housing requirements. Housing demolition and housing development projects must
comply with the requirements of state law governing replacement housing units, including but not limited
to Government Code Sections 66300.5 et seq., 65583.2 and 65915(c)(3), as may be amended.
8.51.020 Requirements for Replacement Housing.
A. Unless replacement housing is proposed, a housing development project that includes the
demolition of existing housing units shall not be approved on any property that:
1. Includes rental housing units or, if the housing units have been vacated or demolis hed in the five
(5) year period preceding the development application, have been subject to a recorded covenant,
ordinance, or law that restricts rents to levels affordable to low- or very low-income households;
2. Is subject to any other form of rent or price control through a public entity’s valid exercise of its
police power; or
3. Is occupied by low- or very low-income households.
B. A housing development project that includes demolition of existing housing units on any property
described above shall replace those units in compliance with the provisions of Government Code
Section 65915(c)(3).
SECTION 6. AMENDMENT TO CHAPTER 8.76
Dublin Municipal Code Section 8.76.080.B is amended as follows:
RESIDENTIAL USE TYPES NUMBER OF PARKING SPACES REQUIRED
Multifamily
Apartments/Condominiums
Studio/1 Bedroom 1 space per dwelling
2+ Bedrooms 2 spaces per dwelling
Senior Housing 0.75 spaces per dwelling
Affordable Housing
Studio/1 Bedroom 0.5 spaces per dwelling
2+ Bedrooms 1.5 spaces per dwelling
SECTION 7. AMENDMENT TO CHAPTER 8.116
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Ord. No. XX-26, Item X.X, Adopted XX/XX/2026 Page 4 of 5
Dublin Municipal Code Section 8.116.030 is amended as follows:
8.116.030 Application.
L. Single Room Occupancy Units. If the Zoning Clearance is for Single Room Occupancy Units, the
Applicant shall submit a “Zoning Clearance for Single Room Occupancy Units” application form
provided by the Community Development Department with such informat ion requested on said form.
M. Low-Barrier Navigation Centers. If the Zoning Clearance is for a Low-Barrier Navigation Center,
the Applicant shall submit a “Zoning Clearance for Low-Barrier Navigation Centers” application form
provided by the Community Development Department with such information requested on said form.
N. Outdoor Live Entertainment. If the Zoning Clearance is for Outdoor Live Entertainment, the
Applicant shall submit a “Zoning Clearance for Outdoor Live Entertainment” form along with s uch
information requested on said form.
Dublin Municipal Code Section 8.116.040 is amended as follows:
8.116.040 Approval.
L. Single Room Occupancy Units. All Single Room Occupancy Units shall be reviewed for
compliance with Chapter 8.46 (Single Room Occupancy Units). The Zoning Clearance approval for
Single Room Occupancy Units shall be a completed “Zoning Clearance for Single Room Occupancy
Units” application form and any pertinent attachments as required on the form with the date and
signature of the Community Development Director or his/her designee.
M. Low -Barrier Navigation Centers. All Low-Barrier Navigation Centers shall be reviewed for
compliance with Chapter 8.49 (Low-Barrier Navigation Centers). The Zoning Clearance approval for
Low-Barrier Navigation Centers shall be a completed “Zoning Clearance for Low-Barrier Navigation
Centers” application form and any pertinent attachments as required on the form with the date and
signature of the Community Development Director or his/her designee.
N. Outdoor Live Entertainment. All requests for Outdoor Live Entertainment shall be reviewed for
compliance with Chapter 8.41 (Outdoor Live Entertainment). The zoning clearance approval for
Outdoor Live Entertainment shall be a completed “Zoning Clearance fo r Outdoor Live Entertainment”
application form and any pertinent attachments as required on the form with the date and signature of
the Community Development Director or his/her designee.
Dublin Municipal Code Section 8.116.050 is amended as follows:
8.116.050 Expiration of Zoning Clearance.
L. Single Room Occupancy Units. A Zoning Clearance issued in conjunction with Single Room
Occupancy Units shall expire when the use is no longer operational.
M. Low -Barrier Navigation Centers. A Zoning Clearance issued in conjunction with Low-Barrier
Navigation Centers shall expire when the use is no longer operational.
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Ord. No. XX-26, Item X.X, Adopted XX/XX/2026 Page 5 of 5
N. Outdoor Live Entertainment. A Zoning Clearance issued for Outdoor Live Entertainment shall
expire when the use is no longer operational.
SECTION 8. 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 9. 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 ______
2026, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________
Mayor
ATTEST:
___________________________
City Clerk
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Attachment 2
Chapter 8.08
Definitions
8.08.020 Definitions (A-Z)
Senior Housing Citizen Apartment. The term Senior Housing Citizen Apartment shall
mean a multifamily building of three or more residential units that is under single
ownership where all units are restricted to occupants aged 62 and above.
Chapter 8.12
Zoning Districts and Permitted Land Uses
8.12.050 Permitted and Conditionally Permitted Land Uses
RESIDENTIAL USE TYPE A R-1 R-2 R-M C-O C-N C-1 C-2 M-P M-1 M-2
Low-Barrier Navigation
Center7
- - - - - - - - - - -
Single Room Occupancy
Units
- - - - - - - PZC - - -
7Permitted with a Zoning Clearance 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 8.51
REPLACEMENT HOUSING REQUIREMENTS
8.51.010 Purpose.
The purpose of this Chapter is to prevent the loss of housing units and displacement of
lower income households. State law does not allow local agencies to approve new
housing developments that include demolition of existing housing units unless the
proposed development complies with the applicable replacement housing requirements.
Housing demolition and housing development projects must comply with the
requirements of state law governing replacement housing units, including but not limited
to Government Code Sections 66300.5 et seq., 65583.2 and 65915(c)(3), as may be
amended.
8.51.020 Requirements for Replacement Housing.
A. Unless replacement housing is proposed, a housing development project that
includes the demolition of existing housing units shall not be approved on any property
that:
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2
1. Includes rental housing units or, if the housing units have been vacated or
demolished in the five (5) year period preceding the development application, have
been subject to a recorded covenant, ordinance, or law that restricts rents to levels
affordable to low- or very low-income households;
2. Is subject to any other form of rent or price control through a public entity’s valid
exercise of its police power; or
3. Is occupied by low- or very low-income households.
B. A housing development project that includes demolition of existing housing units on
any property described above shall replace those units in compliance with the
provisions of Government Code Section 65915(c)(3).
Chapter 8.76
Off-Street Parking and Loading Regulations
8.76.080 Parking Requirements by Use Type.
B. Residential Use Types. Residential Use Types shall provide off-street parking
spaces as follows:
RESIDENTIAL USE TYPES NUMBER OF PARKING SPACES REQUIRED
Multifamily
Apartments/Condominiums
Studio/1 Bedroom 1 space covered or garaged per dwelling plus 1 parking
space for unreserved and guest parking.
1 Bedroom 1 covered or garaged per dwelling plus 1 parking space for
unreserved and guest parking.
2+ Bedrooms 2 spaces 1 covered or garaged per dwelling plus 1 parking
space for unreserved and guest parking.
Condominiums
Studio and 1 Bedroom 1 covered or garaged per dwelling plus 1 guest parking
space per dwelling which shall be marked as a guest
parking space
2 or more Bedrooms 2 covered or garaged per dwelling plus 1 guest parking
space per dwelling which shall be marked as a guest
parking space
Senior Citizen Apartments
Housing
0.75 spaces 1 covered or garaged per dwelling plus one
guest parking space for every three dwelling units.
Affordable Housing
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3
RESIDENTIAL USE TYPES NUMBER OF PARKING SPACES REQUIRED
Studio/1 Bedroom 0.5 spaces per dwelling
2+ Bedrooms 1.5 spaces per dwelling
Chapter 8.116
Zoning Clearance
8.116.030 Application.
L. Single Room Occupancy Units. If the Zoning Clearance is for Single Room
Occupancy Units, the Applicant shall submit a “Zoning Clearance for Single Room
Occupancy Units” application form provided by the Community Development
Department with such information requested on said form.
M. Low -Barrier Navigation Centers. If the Zoning Clearance is for a Low-Barrier
Navigation Center, the Applicant shall submit a “Zoning Clearance for Low-Barrier
Navigation Centers” application form provided by the Community Development
Department with such information requested on said form.
N.L. Outdoor Live Entertainment. If the Zoning Clearance is for Outdoor Live
Entertainment, the Applicant shall submit a “Zoning Clearance for Outdoor Live
Entertainment” form along with such information requested on said form.
8.116.040 Approval.
L. Single Room Occupancy Units. All Single Room Occupancy Units shall be
reviewed for compliance with Chapter 8.46 (Single Room Occupancy Units). The Zoning
Clearance approval for Single Room Occupancy Units shall be a completed “Zoning
Clearance for Single Room Occupancy Units” application form and any pertinent
attachments as required on the form with the date and signature of the Community
Development Director or his/her designee.
M. Low -Barrier Navigation Centers. All Low-Barrier Navigation Centers shall be
reviewed for compliance with Chapter 8.49 (Low-Barrier Navigation Centers). The
Zoning Clearance approval for Low-Barrier Navigation Centers shall be a completed
“Zoning Clearance for Low-Barrier Navigation Centers” application form and any
pertinent attachments as required on the form with the date and signature of the
Community Development Director or his/her designee.
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4
N.L. Outdoor Live Entertainment. All requests for Outdoor Live Entertainment shall be
reviewed for compliance with Chapter 8.41 (Outdoor Live Entertainment). The zoning
clearance approval for Outdoor Live Entertainment shall be a completed “Zoning
Clearance for Outdoor Live Entertainment” application form and any pertinent
attachments as required on the form with the date and signature of the Community
Development Director or his/her designee.
8.116.050 Expiration of Zoning Clearance.
L. Single Room Occupancy Units. A Zoning Clearance issued in conjunction with
Single Room Occupancy Units shall expire when the use is no longer operational.
M. Low -Barrier Navigation Centers. A Zoning Clearance issued in conjunction with
Low-Barrier Navigation Centers shall expire when the use is no longer operational.
N.L. Outdoor Live Entertainment. A Zoning Clearance issued for Outdoor Live
Entertainment shall expire when the use is no longer operational.
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Attachment 3
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Reso. No. 26-02, Item 6.1, Adopted 02/24/2026 Page 1 of 2
RESOLUTION NO. 26 02
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 8.76 (OFF-STREET PARKING AND LOADING REGULATIONS) AND CHAPTER
8.116 (ZONING CLEARANCE), AND THE ADDITION OF CHAPTER 8.51 (REPLACEMENT HOUSING
REQUIREMENTS)
(PLPA-004326-2026)
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 8.76 (Off-Street
Parking and Loading Regulations) and Chapter 8.116 (Zoning Clearance). The proposed amendments
also include a new chapter, Dublin Municipal Code Chapter 8.51 (Replacement Housing
Requirements). The proposed amendments (would implement certain programs
contained in the General Plan Housing Element and provide minor clean up; and
WHEREAS, the Project would implement General Plan Housing Element Program B.15
(Replacement Housing) and Program D.1 (Remove Development Constraints); 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
WHEREAS, the Planning Commission held a duly noticed public hearing on February 24,
2026, 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 February 24, 2026, 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 8.76
Attachment 4
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Reso. No. 26-02, Item 6.1, Adopted 02/24/2026 Page 2 of 2
(Off-Street Parking and Loading Regulations) and Chapter 8.116 (Zoning Clearance), and the addition
of a new chapter, Chapter 8.51 (Housing Replacement Requirements); 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 24th day of February 2026, by the following vote:
AYES: Han, Prasath, Simuro, Rashid
NOES:
ABSENT: Badami
ABSTAIN:
______________________________
Planning Commission Chair
ATTEST:
______________________________________
Planning Manager
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Introduction of an Ordinance
Amending the Zoning Ordinance for
Housing Element Implementation
March 24, 2026
338
Housing Element Background
•One of seven mandatory elements of General Plan
•Updated every eight years to demonstrate how existing and
projected housing needs would be met
•November 15, 2022 -City Council approved the draft Housing
Element
•January 19, 2024 –CA Department of Housing and Community
Development certified Housing Element
•Includes numerous programs that must be implemented by City
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Proposed Project
•City-initiated amendments to Zoning Ordinance
•Implement the following Housing Element Programs:
B.15: Replacement Housing Requirements
D.1: Remove Development Constraints
•Minor clean up items
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Housing Element Programs
•Program B.15: Replacement Housing Requirements
Ensures that housing lost to new development is replaced
•Program D.1: Remove Development Constraints
Zoning Ordinance review for constraints to development of
affordable housing
Remove distinctions between for-sale and for-rent residential
parking requirements
Remove guest parking requirements
341
Proposed Amendments
•DMC Chapter 8.51 (Replacement Housing Requirements)
Add New Chapter 8.51
Demolition and new housing development projects must comply
with requirements of state law governing replacement housing
342
Proposed Amendments, 2
•DMC Chapter 8.76 (Off-Street Parking and Loading Regulations)
Combine for-sale and for-rent housing under new multi-family residential use category
Remove guest parking requirements
Add parking requirements for affordable housing
Modify minimum parking requirements for multi-family housing
•DMC Chapter 8.08 (Definitions)
Change Senior Citizen Apartments to Senior Housing
343
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Clean Up Items
•February 2025 -City Council adopted amendments to Zoning
Ordinance for Single Room Occupancy Units (SROs)
Allowed in C-2 zoning district with a Zoning Clearance
Staff inadvertently used P (Permitted) instead of ZC (Zoning Clearance) in
land use table
•July 2025 -City Council adopted amendments to Zoning Ordinance
for Low-Barrier Navigation Centers
Allowed in Downtown and PD zoning districts with a Zoning Clearance
Staff inadvertently neglected to include ZC notation in land use table
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Clean Up Items, 2
•SROs and Low-Barrier Navigation Centers amendments
•Included
•Section 8.116.020 (Applications Requiring a Zoning Clearance)
•Not Included
•Section 8.116.030 (Application)
•Section 8.116.040 (Approval)
•Section 8.116.050 (Expiration of Zoning Clearance)
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Clean Up Items -Proposed Amendments
•DMC Chapter 8.12 (Zoning Districts and Permitted Uses of
Land)
Correct land use table to include ZC notation for SROs and Low-
Barrier Navigation Centers
•DMC Chapter 8.116 (Zoning Clearance)
Add SROs and Low-Barrier Navigation Centers to DMC Section
8.116.030 (Application), Section 8.116.040 (Approval) and
Section 8.116.050 (Expiration of Zoning Clearance)
347
Planning Commission
•February 24,2026 Public Hearing
•Resolution No.26-02
•Unanimous recommendation of approval to City Council
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Recommendation
•Conduct a public hearing, deliberate, waive the reading and
introduce an Ordinance Approving Amendments to Dublin
Municipal Code Chapter 8.08 (Definitions), Chapter 8.12 (Zoning
Districts and Permitted Uses of Land), Chapter 8.76 (Off-Street
Parking and Loading Regulations) and Chapter 8.116 (Zoning
Clearance), and the addition of Chapter 8.51 (Replacement
Housing Requirements)
•Direct Staff to add clarifying language that parking requirement for
senior housing include both market rate and affordable units
349