Local zoning · Dublin

Dublin — Design Review

Q: What findings does Dublin require for a Site Development Review approval?

Approvals must meet the findings in § 8.104.090 : consistency with the Zoning Title and General Plan/Specific Plans, site suitability, slope/topography impacts, architectural compatibility, landscape treatment, circulation, and, for multifamily projects, compliance with the Citywide Multifamily Objective Design Standards (or equivalency) .

Design Review under the Dublin local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

In Dublin the local design- and architectural-review function is implemented through the City’s Site Development Review process (Title 8, Chapter 8.104) rather than a separate “Architectural Board” permit; the Chapter frames purpose, exemptions, required findings, decision-makers and links to area-specific design rules. Site Development Review is mandatory in several special districts (for example Downtown Dublin, Dublin Crossing, the Commercial Corridor Overlay, and the Historic Overlay) and may be required elsewhere at the Community Development Director’s discretion. See the City’s Site Development Review purpose and findings at § 8.104.010 and § 8.104.090 .

(First internal link: Dublin’s zoning page discusses the City’s discretionary review rules and is the natural home for “design review” context.) design review

How Dublin organizes "Design Review" (what the code actually calls it)

The City calls the process Site Development Review; its purpose is to preserve neighborhood character, ensure compatibility with surrounding development, and verify consistency with zoning and applicable Specific Plans or design guidelines — see § 8.104.010 .
Site Development Review approvals must meet the stated findings in § 8.104.090 (consistency with the Zoning Title, General Plan, applicable design guidelines, site suitability, slope/topographic impacts, architectural and landscape considerations, and circulation) .
The decision-maker can be the Community Development Director, the Zoning Administrator, or the Planning Commission, depending on the application; this is set out in § 8.104.060 .
Building and grading permits are not to be issued until Site Development Review conditions have been satisfied — § 8.104.100 .
Approved area- or project-specific design guidelines apply to Site Development Review applications for that site — § 8.104.120 .

(Additional internal links used below for secondary topics: development standards, parking, overlay districts, Historic Preservation, Landscaping and Screening, ADUs, California Building Standards Code.)

District-by-district breakdown — where Site Development Review is required and what to expect

Note: the summaries below synthesize the ordinance; always verify parcel-specific requirements with the City.

Downtown Dublin Zoning District (Downtown Dublin)

Purpose / applicability: Implements the Downtown Dublin Specific Plan and requires that new development comply with the Specific Plan’s design guidance and standards. See § 8.30.010–.030 .
Design review trigger: Site Development Review is required for all development in the Downtown Dublin district — § 8.30.040 .
Typical permitted uses: The Downtown Specific Plan lists permitted and conditionally permitted uses (see Specific Plan, referenced by § 8.30.050); where the Specific Plan is silent the Director determines permissibility — § 8.30.050 .
Key dimensional guidance: Downtown development standards are contained in the Downtown Specific Plan (Sections 4.1–4.3) and control over generic Title 8 rules where they conflict — § 8.30.060–.070 .
Practical note: Expect design guideline submittals that match the Downtown Specific Plan; the Specific Plan rules control over general zoning where inconsistent.

Dublin Crossing Zoning District (Dublin Crossing Specific Plan)

Purpose / applicability: All properties in the Dublin Crossing Specific Plan area are governed by the Specific Plan; Site Development Review is mandatory — § 8.31.020–.040 .
Design review trigger: Site Development Review is required for all development in this district — § 8.31.040.A .
Typical permitted uses & standards: Uses and development standards are enumerated in the Dublin Crossing Specific Plan (see § 8.31.050–.060); Site Development Review findings are replaced by the Specific Plan’s findings (see § 8.31.040.B). All plans must be consistent with the Dublin Crossing Infrastructure Master Plan where applicable .
Practical note: Because the Specific Plan includes both permitted uses and detailed design rules, the Site Development Review submittal must address Specific Plan compliance as well as the standard findings.

Commercial Corridor Overlay Zoning District (Commercial Corridor Overlay)

Purpose / applicability: Overlay applied in addition to base zoning to enforce the Commercial Corridor Design Guidelines — § 8.33.010–.030 .
Design review trigger: The Overlay requires Site Development Review for exterior changes, site layout changes, signage and new construction within the corridor — § 8.33.040 .
Typical permitted uses: Base district uses remain; the Overlay adds a design compliance layer (see § 8.33.050) .
Practical note: If your property is in the Overlay, expect standards and plan requirements drawn from the Commercial Corridor Design Guidelines and a Site Development Review even for façade or site changes.

Historic Overlay Zoning District (Dublin Village Historic Area)

Purpose / applicability: The Historic Overlay is an additive district that requires compliance with the Dublin Village Historic Area Specific Plan for exterior work — § 8.62.030 .
Design review trigger: New construction, exterior modifications, signage, and site layout modifications within the Historic Overlay require Historic Overlay Site Development Review — § 8.62.040 .
Decision-maker & approvals: The Director of Community Development is the primary decision-maker for Historic Overlay Site Development Review but may route concurrent items to other bodies; waivers for minor changes are available under limited criteria (see § 8.62.090–.120) .
Practical note: Standards and compatibility with the Dublin Village Historic Area Specific Plan are central; the overlay also interacts with the City’s Historic Preservation procedures. Historic Preservation

Planned Development Zoning Districts (PD)

Purpose / applicability: PD zones are custom districts with Stage 1 / Stage 2 Development Plans that set project-specific architectural and site standards — § 8.32.010–.040 .
Design review trigger: Projects within PD districts are governed by their adopted Development Plan; ministerial and discretionary permits are allowed only where Stage 2 plans exist; architectural standards must be satisfied and are often reviewed via Site Development Review/Conditional Use Permit — § 8.32.040–.070 .
Practical note: For PDs the Development Plan is the controlling document; Site Development Review must be consistent with that plan.

Base residential and commercial zoning districts (R-1, R-2, R-M, C-O, C-1, C-2, etc.)

Applicability: Outside the named Specific Plans and overlays, Site Development Review applies according to Chapter 8.104; many routine residential modifications are exempt (see § 8.104.020 for exemptions) .
Key dimensional standards (decision-relevant snapshot): The zoning tables in Title 8 lay out setbacks, lot coverage and heights by district — see the residential quick table below (excerpted from Title 8 tables) and Chapters 8.36 and 8.40 for detail .

Residential quick-reference (selected rows from the Zoning Table)

Standard	A	R-1	R-2	R-M	Code Reference
Front setback (typical)	50 ft	20 ft avg (18 ft min garage)	20 ft avg (18 ft min garage)	20 ft	§ 8.36 / zoning table
Side setback	30 ft	(min 5–10 ft formula)	10 ft	10 ft	§ 8.36 / zoning table
Maximum lot coverage	NA	40% (1 story), 35% (2 stories)	40% / 35%	40% / 35%	§ 8.36 / zoning table
Height (general)	varied	West of Dougherty Rd: 25 ft / 2 stories; East: 35 ft / 2 stories (may be increased via SDR)	similar per table	35 ft if ≤4 du; 45 ft if ≥5 du; 75 ft if ≥5 du & lot coverage ≤35%	Zoning table / § 8.36 excerpts

(These numeric standards are drawn directly from the Title 8 zoning tables and the Development Regulations chapter; see § 8.36 and the zoning district tables for parcel-specific computations and exceptions.)

How the process works — key procedural points

Application and materials: Submit a complete Site Development Review application per § 8.104.050 and Chapter 8.124 (Applications, Fees and Deposits) — the Director specifies required materials and fees .
Notice and hearings: The Director may decide some SDRs without hearing; Zoning Administrator / Planning Commission decisions require a public hearing and notice consistent with Chapter 8.132 (notice timing, mailed notice radius, etc.) — see § 8.104.080 and § 8.132.050 for notice rules .
Findings: Any approval must be supported by the required findings in § 8.104.090 (consistency, architecture, landscape, circulation, etc.) .
Design guidelines and Specific Plans: Where design guidelines or Specific Plans exist for a site, they are required and control the SDR review for that site — § 8.104.120 and the district-specific chapters (e.g., § 8.30–8.33, § 8.31, § 8.62) .
Building permits withheld: Building and grading permits will not be issued until SDR approvals and their conditions are satisfied — § 8.104.100 .
Objective design standards for multifamily: New multifamily projects must comply with Citywide Multifamily Objective Design Standards, adopted by reference; deviations require showing consistency with the standards’ intent or pursuing SDR — see § 8.104.090.B (reference to § 8.36.020(B) and the incorporated multifamily standards) .

Checklist

Confirm whether the property lies in Downtown, Dublin Crossing, Commercial Corridor Overlay, or Historic Overlay (these trigger mandatory SDR) — see § 8.30.040, § 8.31.040, § 8.33.040, § 8.62.040 .
Prepare complete Site Development Review application packages per § 8.104.050 and Chapter 8.124 (plans, elevations, landscape, circulation, materials/color samples) .
Demonstrate compliance with the SDR required findings in § 8.104.090 (consistency with Title 8, General Plan/Specific Plan, architectural compatibility, landscaping and circulation) .
If multifamily, verify consistency with the Citywide Multifamily Objective Design Standards (or document rationale for deviations) — see § 8.104.090.B and the adopted standards on file with the Planning Division .
Address parking per the City’s off-street parking chapter and include parking layout in plans — Chapter 8.76 referenced within SDR standards; see also parking .
Include landscape plans that satisfy the landscape requirements and screening expectations cited in the SDR findings (see § 8.104.090.G) and Chapter 8.72 Landscaping and Screening .
If the project is in an overlay or Specific Plan area, include a conformity table showing how the proposal meets each Specific Plan/design-guideline requirement (these design documents govern per § 8.104.120 and district chapters) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether a small alteration is exempt from SDR	Title 8 lists specific exemptions (decks, small fences, some landscaping, interior-only work) that can avoid discretionary review, but exemptions have limits — § 8.104.020	Confirm exemption criteria against § 8.104.020 and ask the Community Development Director for a determination
Applicability of Specific Plan vs Title 8 rules	Specific Plans (Downtown, Dublin Crossing) can control over general zoning where they conflict — failure to follow Specific Plan provisions will cause denial — see § 8.30.070 and § 8.31.070	Verify which rules control for your parcel: Specific Plan text vs Title 8; ask the Director for interpretation
Objective vs. Discretionary standards for multifamily/ADUs	Multifamily projects must meet objective multifamily standards; departures shift review to discretionary SDR and increase uncertainty — § 8.104.090.B and reference to Citywide Multifamily Objective Standards	Verify which objective standards apply to your project and whether a ministerial path remains; document deviations and supporting findings
Height increases via SDR	Some height increases (e.g., R districts west of Dougherty Rd) may be allowed by SDR or Zoning Administrator action — the code gives latitude but requires findings — see height notes in the zoning table and Site Development Review findings § 8.104.090 and the zoning table excerpts	Confirm allowable height on your lot, and whether SDR can be used for a specific increase; get Director/Zoning Administrator guidance
Interaction with Building Code (Title 24)	SDR controls land-use/design approvals only; compliance with Title 24 is required for building permits but is administered separately — building-permit issuance is withheld until SDR is satisfied (§ 8.104.100)	Ensure plans satisfy both SDR conditions and the California Building Standards Code; coordinate early with Building Division
Parcel-specific exceptions (SB 9, ADUs)	Special provisions (SB 9 Unit Developments, ADUs) have their own objective standards and exemptions but still intersect with SDR in limited ways — see Chapters 8.81 and 8.80	For SB9 or ADU projects, verify the interplay between the ADU/SB9 chapters and SDR; ask the Director whether objective ministerial approval applies

Plain-English Summary

Dublin does not use a separate “architectural review board” label — design control is handled through the City’s Site Development Review process (Title 8). If your property is in Downtown, Dublin Crossing, the Commercial Corridor Overlay, or the Historic Overlay, a Site Development Review is required for most exterior changes; the City checks consistency with the General Plan, any Specific Plan or design guidelines, basic zoning standards (setbacks, heights, parking), and landscape/circulation items before issuing building permits (see § 8.104.010, § 8.104.090, § 8.104.100) .

Source References

Dublin Municipal Code — Chapter 8.104, Site Development Review (purpose, exemptions, application, findings, construction permit restriction, guidelines): § 8.104.010; § 8.104.020; § 8.104.050; § 8.104.060; § 8.104.070; § 8.104.080; § 8.104.090; § 8.104.100; § 8.104.110; § 8.104.120 .
Downtown Dublin Zoning District — Site Development Review required: § 8.30.010–.040 (Downtown Specific Plan controls design) .
Dublin Crossing Zoning District — Site Development Review required; Specific Plan findings: § 8.31.010–.040; § 8.31.050–.070 .
Historic Overlay (Dublin Village Historic Area) — Historic Overlay Site Development Review: § 8.62.010–.040; § 8.62.050–.120 .
Commercial Corridor Overlay — Applicability and SDR triggers for corridor: § 8.33.010–.040 .
Zoning tables and Development Regulations (setbacks, heights, lot coverage by district, SB 9/ADU notes): Title 8 zoning/development regs (excerpted tables and Section 8.36): zoning tables and § 8.36 (setbacks, projections, spacing) — see zoning table excerpt and § 8.36.040–.060 for measurements and exceptions .
Notice and hearing procedures affecting SDR (Chapter 8.132 — notice content and timing): § 8.132.040–.070; § 8.132.050 .
Citywide Multifamily Objective Design Standards reference & objective standards for single-family/multifamily: cited within SDR findings and development rules (see references in § 8.104.090 and the objective standards on file with the Planning Division) .

Sources

Retrieved passages

Dublin Zoning Code (Section 8.36.020) High relevance
Dublin Zoning Code (Chapter 8.31) High relevance
Dublin Zoning Code (Chapter 8.132) High relevance
Dublin Zoning Code (Chapter 8.104) High relevance
Dublin Zoning Code (Chapter 8.124) High relevance
Dublin Zoning Code (Section 65000) High relevance
Dublin Zoning Code (Chapter 8.140) High relevance
Dublin Zoning Code (Chapter is) High relevance
CBC § 111 (Chapter 8.76.) Medium relevance
Dublin Zoning Code (Chapter 8.08) Medium relevance
Dublin Zoning Code (Chapter 8.80) Medium relevance
Dublin Zoning Code (Chapter 8.80) Medium relevance
Dublin Zoning Code (section may) Medium relevance
Dublin Zoning Code (Chapter 8.140) Medium relevance
Dublin Zoning Code (Chapter 8.104) Medium relevance

Cited sections

Official Dublin code library

Frequently asked questions

Do I need design review in Dublin?

If “design review” means the City’s discretionary architectural/site review, yes — Dublin’s process is Site Development Review and it is required for most new development or exterior changes in the Downtown, Dublin Crossing, Commercial Corridor Overlay, and Historic Overlay districts and for other improvements as determined by the Community Development Director; see § 8.30.040, § 8.31.040, § 8.33.040, and § 8.62.040 .

What findings does Dublin require for a Site Development Review approval?

Approvals must meet the findings in § 8.104.090: consistency with the Zoning Title and General Plan/Specific Plans, site suitability, slope/topography impacts, architectural compatibility, landscape treatment, circulation, and, for multifamily projects, compliance with the Citywide Multifamily Objective Design Standards (or equivalency) .

If I’m in Downtown will the Downtown Specific Plan rules override the zoning table?

Yes. The Downtown Specific Plan’s development standards and design guidelines govern new development in the Downtown district; where there is a conflict the Specific Plan provisions control over general zoning rules per § 8.30.070 .

Are small decks or fences exempt from Site Development Review?

Some small features are exempt: for example, decks/platforms under 30 inches above walking surface in R-1/R-2 and certain fences that comply with height rules do not require SDR; consult § 8.104.020 for the listed exemptions and verify with the Director for borderline cases .

What happens to my building permit if I don’t have SDR approval?

Building and grading permits will not be issued until the Site Development Review approval’s terms and conditions are satisfied — the Code expressly prohibits issuance before SDR finalization (see § 8.104.100) .

Do multifamily projects have additional objective standards?

Yes. New multifamily development must comply with the Citywide Multifamily Objective Design Standards incorporated by reference; if a project deviates from those objective standards it must still demonstrate consistency with the intent of the applicable standard under the SDR findings in § 8.104.090.B .

If my property is in the Historic Overlay, who decides the SDR?

Historic Overlay Site Development Reviews are primarily decided administratively by the Director of Community Development (or designee), unless considered concurrently with another action requiring a public hearing; see § 8.62.090–.100 .

Can the Director waive minor changes after an approved Historic Overlay SDR?

Yes. The Community Development Director or designee can grant a Waiver to an approved Historic Overlay SDR for minor changes that are in substantial conformance with the approved SDR, are minor in scope, are CEQA-categorically exempt, and consistent with conditions of approval — see § 8.62.110 .

How much notice will neighbors get for an SDR decision?

Notice requirements depend on who is deciding the SDR. Director-level actions may be decided without a public hearing but require Notice of Decision timing per Chapter 8.132; Zoning Administrator or Planning Commission decisions require public hearings with mailed notices (owners within 300 feet as typical) — see § 8.104.080 and § 8.132.050 .

Where are the setback, height and lot-coverage numbers I must meet for an R-1 or R-M lot?

Setbacks, height limits and lot-coverage rules are in the Title 8 development regulations and zoning tables (see the residential table and Chapter 8.36 excerpts — for example front-setback, side-setback formulas and the Dougherty Road height split are shown in the zoning table) — see the zoning table and § 8.36 excerpts .

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