HomeMy WebLinkAboutItem 6.2 Zoning Ordinance Amendments to Chapter 8.84 Sign Regulations
STAFF REPORT
Planning Commission
Page 1 of 4
Agenda Item 6.2
DATE: November 19, 2025
TO: Planning Commission
SUBJECT:
Zoning Ordinance Amendment to Chapter 8.84 (Sign Regulations) (PLPA-
004290-2025)
Prepared by: Amy Million, Assistant Community Development Director
EXECUTIVE SUMMARY:
The Planning Commission will consider and make a recommendation to the City Council
regarding City-initiated amendments to the Zoning Ordinance to bring greater clarity and
consistency to existing regulations. Amendments are proposed to Dublin Municipal Code
Chapter 8.84 (Sign Regulations) to address the direction from City Council to amend the
regulation of Temporary Non-Commercial Signs and staff-initiated amendments for minor
cleanups. 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 8.84 (Sign Regulations).
DESCRIPTION:
Background
The Dublin Municipal Code (DMC) classifies temporary political campaign signs as “Temporary
Non-Commercial Signs”. Temporary Non-Commercial Signs are signs for short-term display
that do not include a “Commercial Message,” such as signs that reference activities conducted
by nonprofit organizations, clubs, groups, or associations, including political campaigns.
These signs are regulated by DMC Section 8.84 (Exempt Signs) and they are exempt from a
sign permit provided they comply with the following (DMC Section 8.84.140.K):
1. Be displayed for no more than 60 consecutive calendar days
2. Be placed on private property.
3. Be no more than 16 square feet per side in area per individual sign and up to 80 square
feet of maximum aggregate area per lot.
4. Not be placed within the public right-of-way or within 660 feet of and visible from the
right-of-way of Interstate 580 or Interstate 680.
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On September 2, 2025, the City Council discussed the regulation and enforcement of
temporary political campaign signs (Attachment 3). In response to that discussion, the City
Council directed Staff to prepare the following amendments to the regulation of Temporary
Non-Commercial Signs: 1) require such signs to be removed within 7 days following the
conclusion of the event; 2) require a completion of a property owner consent form for
placement of signs on private property; and 3) implement a sign retrieval fee.
In addition, Staff is proposing other minor amendments to the Sign Regulations to clarify
certain provisions to ensure that the Sign Regulations remain internally consistent, simple to
understand and implement, and relevant to changes occurring in the community.
Analysis
City Council Initiated Amendments
The following is an overview of the proposed amendments to the regulation of Temporary Non-
Commercial Signs as directed by the City Council:
8.84.140 Exempt Signs
Section 8.84.140.K would be amended to limit the display of Temporary Non-Commercial
Signs to a maximum period of 60 consecutive calendar days and to remove the sign within
seven days following the conclusion of the event, whichever occurs first. This section would
also be amended to clarify that the property owner’s written permission is required to place a
sign on private property.
8.84.270 Illegal Signs - Summary Removal
The process for removal and the associated cost of removal is provided in Section 8.84.270.
The modification clarifies that illegal signs which are removed will be stored f or 15 days and
clarifies the party responsible for the costs associated with the removal.
Staff Initiated Amendments
The following provides an overview of the proposed amendments to the Sign Regulations
initiated by Staff:
Section 8.84.050 Signs Subject to Permits
As part of the 2021 amendments to the Sign Ordinance, Section 8.84.050.O.2 related to
banner signs was updated; however, an important phrase clarifying that one sign is allowed in
the frontage landscaping was removed leaving some ambiguity. The DMC allows up to two
temporary banner signs per business; one sign may be on the building, and one may be in the
landscape along the street frontage. The proposed amendment adds the omitted language
regarding allowing the sign in the frontage landscape.
8.84.120 Freestanding Sign General Regulations
The regulation of Freestanding Signs is included in Section 8.84.120 of the Sign Regulations.
Section 8.84.040 (Matrix B) provides a quick guide to the development regulations for signs
within the Chapter. In 2021, the City Council adopted a comprehensive update to the Sign
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Regulations which inadvertently resulted in an inconsistency between Matrix B and Section
8.84.120.D related to freestanding signs. The proposed amendment is to align the two code
sections and clarify that one freestanding sign per parcel is allowed and that two or more
freestanding signs requires a master sign program.
8.84.140 Exempt Signs
No text changes to Subsections H (Real Estate Signs) and I (Real Estate Directional Signs)
are proposed but they would be reordered to be in alphabetical order consistent with the
remaining subsections. Real Estate Signs would become Subsection I and Real Estate
Directional Signs Subsection H.
Section 8.84.170 Application-Contents
The amendment to this section is reflective of the City’s transition to the permitting system,
EnerGov, that removed the requirement for property owner’s signature on most sign
applications.
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 changes to the Sign Regulations is included as Attachment 4
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 Zoning Ordinance Amendments are consistent with the Dublin General Plan and all
applicable Specific Plans in that the amendments are consistent with applicable land use
regulations and development policies. The amendments also include minor revisions for
internal consistency within the Zoning Ordinance.
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:
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.
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ATTACHMENTS:
1) Planning Commission Resolution Recommending City Council Approval of Amendments to
Dublin Municipal Code Chapter 8.84 (Sign Regulations)
2) Exhibit A to Resolution – City Council Ordinance Approving Amendments to Dublin
Municipal Code Chapter 8.84 (Sign Regulations)
3) City Council Staff Report dated September 2, 2025
4) Redlined Zoning Ordinance Amendments
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Attachment 1
Reso. No. 25-XX, Item X.X, Adopted XX/XX/2025 Page 1 of 2
RESOLUTION NO. 25 – XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL APPROVAL OF AMENDMENTS TO DUBLIN MUNICIPAL
CODE CHAPTER 8.84 (SIGN REGULATIONS)
(PLPA-004290-2025)
WHEREAS, the City occasionally initiates amendments to the Dublin Municipal Code to
clarify, add, or amend certain provisions to ensure that it remains 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 8.84 (Sign
Regulations). The proposed amendments (the “Project”) would bring greater clarity and consistency to
existing regulations; and On September 2, 2025, the City Council discussed the regulation and
enforcement of temporary political campaign signs and directed Staff to prepare the following
amendments to the regulation of Temporary Non-Commercial Signs: 1) require such signs to be
removed within 7 days following the conclusion of the event; 2) require a property owner consent
form for placement of signs on private property; and 3) implement a sign retrieval fee. In addition,
Staff initiated amendments to Dublin Municipal Code Chapter 8.84 (Sign Regulations). The
proposed amendments (the “Project”) would bring greater clarity and consistency to existing
regulations; and
WHEREAS, the California Environmental Quality Act (“CEQA”), together with the State
Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain project s 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 November 19,
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 November 19, 2025, was submitted to the Dublin
Planning Commission recommending approval of the proposed amendments to Dublin Municipal
Code Chapter 8.84 (Sign Regulations); 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.
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Reso. No. 25-XX, Item X.X, Adopted XX/XX/2025 Page 2 of 2
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 19th day of November 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 3
ORDINANCE NO. XX - 25
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING AMENDMENTS TO DUBLIN MUNICIPAL CODE CHAPTER 8.84 (SIGN
REGULATIONS)
(PLPA-004290-2025)
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 internally consistent, simple to understand a nd
implement, and relevant to changes occurring in the community.
B. On September 2, 2025, the City Council discussed the regulation and enforcement of temporary
political campaign signs and directed Staff to prepare the following amendments to the regulation
of Temporary Non-Commercial Signs: 1) require such signs to be removed within 7 days following
the conclusion of the event; 2) require a property owner consent form for placement of signs on
private property; and 3) implement a sign retrieval fee. In addition, Staff initiated amendments to
Dublin Municipal Code Chapter 8.84 (Sign Regulations). The proposed amendments (the
“Project”) would bring greater clarity and consistency to existing regulations.
C. The Planning Commission held a duly noticed public hearing on November 19, 2025, during which
all interested persons were heard, and adopted Resolution No. _____ recommending that the City
Council approve the Project.
D. A Staff Report was submitted to the Dublin City Council recommending approval of the Project.
E. The City Council held a public hearing on ______, at which tim e all interested persons had an
opportunity to be heard.
F. Proper notice of said hearing was given in all respects as required by law.
G. 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 provide clarity to existing regulations and internal consistency of the Zoning
Ordinance.
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Ord. No. XX-25, Item X.X, Adopted XX/XX/2025 Page 2 of 3
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: AMENDMENTS TO CHAPTER 8.84
Dublin Municipal Code Section 8.84.050.O.2. is amended to read as follows:
O.2. Banner Signs. Up to two (2) Banner Signs are permitted pursuant to a Zoning Clearance
and may be placed on site for a maximum of twenty-one (21) consecutive calendar days per
permit. A minimum waiting period of forty-two (42) consecutive calendar days between displays is
required. A Banner Sign shall not be larger than sixty (60) square feet in size and shall not be
located so that it is higher than the eave of the structure in which the business is located. One (1)
Banner Sign may be displayed on a tenant’s building fr ontage and one (1) Banner Sign may be
displayed on the street frontage. If there is more than one street frontage, one (1) Banner Sign
may be displayed on each street frontage (in lieu of the building frontage), up to two (2) street
frontages, if the Banner Signs are at least two hundred (200) feet apart.
Dublin Municipal Code Section 8.84.120.D. is amended to read as follows:
(D) Main Entrance Proximity. Freestanding Signs shall be permitted at two (2) or more of the
main entrances pursuant to a Master Sign Program.
Dublin Municipal Code Section 8.84.140 Subsections H (Real Estate Signs) and I (Real Estate
Directional Signs) are reordered to be in alphabetical order.
Dublin Municipal Code Section 8.84.140.K is amended to read as follows:
K. Temporary Non-Commercial Signs. Temporary Non-Commercial Signs provided they
comply with all the following:
1. Be displayed for no more than sixty (60) consecutive calendar days.
2. Be removed within seven (7) days following the conclusion of the event that is the subject
of the sign.
3. Be placed on private property with the property owner’s written permission.
4. Be no more than sixteen (16) square feet per side in area per individual sign and up to
eighty (80) square feet of maximum aggregate area per lot.
5. Not be placed within the public right-of-way or within six hundred sixty (660) feet of and
visible from the right-of-way of Interstate 580 or Interstate 680.
Dublin Municipal Code Section 8.84.170 is amended to read as follows:
Application for a permit shall be filed on a form furnished by the Department of Community
Development and shall include other information determined by the Community Development
Director.
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Ord. No. XX-25, Item X.X, Adopted XX/XX/2025 Page 3 of 3
Dublin Municipal Code Section 8.84.270 subsection E is amended to read as follows:
E. Each person who erects a sign, which is subject to removal under this section, is jointly and
severally liable for the cost of removal. Temporary Non-Commercial signs removed from the
public right-of-way shall be stored for a minimum of fifteen (15) days. The person responsible
for the Temporary Non-Commercial sign is responsible for costs associated with the removal
and storage. For the purpose of this section, the person responsible means the person that is
the subject of the event or activity displayed on the Temporary Non -Commercial sign.
SECTION 4. 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 5. 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
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