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The City of Oakland is updating its zoning regulations, the legal standards which govern the development of land in the City.  Zoning regulations affect many people living and working in Oakland.   We urge you to become familiar with the zoning update process and get involved!

The City has completed updating the zoning regulations for some areas, including the city’s industrial and open space areas, as well as areas at the edges of the city’s industrial areas, in which a mix of housing and businesses are allowed. The City Council adopted new zoning regulations for the Central Business District that became effective on August 21, 2009. The process to update Residential Zoning and Commercial /Corridor Zoning began in fall 2008 and is ongoing.  For information about past and upcoming meetings related to the Zoning Update process, please see the Schedule + Meetings section.

Brochure (September 2008)
Newsletter (July 2009)

Why is the City updating its zoning regulations now?
Oakland adopted a new General Plan Land Use and Transportation Element in 1998. The General Plan is a comprehensive and “future-oriented” document that sets the City’s long-term goals and policies for a range of topics (e.g. land use, housing, transportation, etc). The Plan included changes to the city’s land use map, and new policies about how and where development should occur. Adoption of the Plan established a new vision for Oakland, but also created inconsistencies between the General Plan and the Zoning Code. Although piecemeal changes to the Zoning Code have been made over time, it has not been comprehensively amended since 1965. Oakland has not comprehensively revised its zoning regulations since 1965.

The purpose of the citywide zoning update is to make the city’s zoning consistent with the vision established by the City’s General Plan (adopted in 1998). Bringing the zoning into alignment with long-range plans is a top priority of the Mayor and City Council. It is an important step toward revitalizing our economy, protecting our neighborhoods, and creating job and housing opportunities for Oakland residents.

What will be covered as part of the zoning update?
The City has already completed updating the open space, industrial, ”Housing and Business Mix”, and Central Business District zones. There are three components to the remaining work to complete the Citywide Zoning Update:

•Residential zoning.  Different zoning regulations will be developed for areas with different types of housing such as single-family flatland neighborhoods, hillside residential neighborhoods, and multi-family areas. 

•Commercial zoning.  Different zoning regulations will be developed for different types of commercial uses located along or near the City’s major thoroughfares.  These uses range from small stores to large shopping centers and may include offices, hotels, services, autodealers, restaurants, and may other kinds of commercial activities.

•Institutional zoning.  Zoning will be developed for areas that primarily have public or quasi-public uses such as large educational and cultural facilities, health services and medical facilities.

The focus of the update is on uses and development standards (e.g. height, setback, gross bulk/building envelope). Other standards that cover both residential and commercial/corridor zones (such as parking, landscaping, buffering, and design guidelines) will be addressed after the base residential and commercial zones are updated.

How can I get access to Zoning and General Plan information?
Zoning and General Plan information is available on-line at http://www.oaklandnet.com/government/ceda/revised/planning.html. Click on “Zoning Information and Zoning Permits” for links to a searchable zoning and General Plan map, the Oakland Planning Code (planning and zoning regulations), the General Plan Map, and other zoning permit information.

For general information requests about the zoning or General Plan information for a particular property, you can also call the Planning and Zoning phone line at (510) 238-3911 during regular business hours.   

The City has already completed updating the open space, industrial, ”Housing and Business Mix”, and Central Business District zones.  The zoning update efforts currently underway include updating the residential and the commercial/corridor areas.  All meetings associated with these zoning update efforts are shown below.

UPCOMING MEETINGS
Topic	Date(s)	Meeting Materials
Residential TAG Outstanding Issues and Draft Zoning Chapters	Monday, December 7, 2009 City Hall, Hearing Room 2 6 to 8 p.m.	Meeting materials will be posted prior to meeting date.

PAST MEETINGS
Topic	Date(s)	Meeting Materials
Community Meeting (Round 3) Draft Preliminary Proposals for Commercial and Residential Areas	11/7/2009 and   11/12/2009	Agenda (172kb),Presentation (3.2MB) Open House Posters: Guide to Commercial Posters (34kb), Commercial Corridor(3.17MB), Hillside Residential and Detached Unit (3.67MB), Mixed Housing Type (3.5MB), Urban Residential (Non-Corridor) (1.81MB),Test Mapping High & Seminary (5.42MB),Test Mapping Rockridge & Laurel (5.32MB),Test Mapping North & West Oakland (5.14MB),Existing General Plan and Zoning Map (1.45MB) Handouts: Existing Residential Uses (88kb), Proposed Permitted Activities in Commercial/Corridor Zones (22kb), Proposed Development Standards in Commercial/Corridor Zones (8kb), Detached and Mixed Housing Existing and Proposed Regulations (153kb), Urban Residential Existing and Proposed Regulations (273kb), Hillside Development Standards – Existing and Proposed Regulations (323kb)
Historic Preservation Meeting Landmarks Preservation Advisory Board (LPAB)	11/9/2009	Staff Report (48kb), Attachment A (see Director’s Report from 9/2/2009 Planning Commission meeting), Attachment B (48kb)
Report on Zoning Update Process                   Landmarks Preservation Advisory Board (LPAB)	10/19/2009	See Director’s Report from 9/2/2009 Planning Commission meeting
Commercial TAG Conceptual Zoning Map and Methodology for Height Areas	10/05/2009	Memo (16 kb), Attachment A – Zoning Framework (28 kb), Attachment B – Draft Permitted Activities (24 kb), Attachment C – Draft Development Standards (16 kb), Attachment D – Proposed Conceptual Zoning Map (5 Mb)
City Council Citywide General Plan Map Corrections	10/06/2009	See materials submitted for Community and Economic Development Committee of the City Council. For a summary of the General Plan map correction process, click here.
Residential TAG Continuation of Proposed Development Standards and Proposed Activity Regulations in Residential Zones	10/07/2009	Agenda Proposed development standards for Urban Residential Permitted Use Table for all Residential Zones Summary Comparison of Existing and Proposed Permitted Activities Use classifications (OMC Chapter 17.10) Map - Residential Areas Within Urban Residential General Plan Designation Map - Urban Residential General Plan Designation and Existing Zones
Community and Economic Development Committee of the City Council Citywide General Plan Map Corrections	9/29/2009	Agenda Report (190kb), Attachment A – Planning Commission Report (935kb), Attachment B – Table of Corrections (116kb), Resolution (25kb), Exhibit A – Map of Corrections (12.3MB) For a summary of the General Plan map correction process, click here.
Director’s Report on Zoning Update Process                   Planning Commission	9/2/2009	Director’s Report on Zoning Update Process
Planning Commission: Citywide General Plan Map Corrections	9/2/2009	Click Here
Commercial TAG Commercial + Corridor Zoning: Land Use Tables and Design Standards	9/1/2009	Memorandum (234kb) Attachment A – Memo from May 14 TAG Meeting (see below) Attachment B – Land Use Classifications (494kb) Attachment C – Draft List of Permitted Activities (24kb) Attachment D – Draft Development Standards (9kb)
Residential TAG Residential Zoning: Proposed Development Standards	8/31/2009	Meeting Summary Notes Agenda Table 1-Zoning within GP Categories/ new zones Table 2- REVISED Existing/Proposed Regs. for Hillside Res. Table 3-Existing/Proposed Regs for Mixed & Detached Res Map 1-Hillside Des + Zoning Map 2-Detached Des + Zoning Map 3-Mixed Des + Zoning
Small Business Owners Workshop Commercial/Corridor Rezoning	07/22/2009	Meeting Flyer (330kb) Presentation (3.58MB)
City Council Central Business District	07/21/2009	07-21-09 Supplemental Agenda Report (240 kb)
City Council Central Business District	7/07/2009	06-23-09 City Council Staff Report (7,704 KB) Attachments: A. Proposed CBD Zoning Chapter (181 KB) B. Proposed Zoning Map (366 KB) C. Proposed Height Map (506 KB) D. 04-15-2009 Planning Commission Staff Report (665 KB) E. Post Planning Commission Changes 1 (28 KB) & 2 (266 KB) F. Maps of Historic Resources (726 KB) G. Comparison of Existing and Proposed Density and Bulk Regulations (29 KB) H. Summary of Proposed Height/Intensity/Bulk Regulations (27 KB) I. Issue Area Map (743 KB) J. Environmental Determination (54 KB)
Community Meeting Hillside Issues Residential Rezoning	6/17/2009	Meeting Flyer(77kb) Agenda (109 KB) Presentation (677 KB) Meeting Summary(1.15 MB)
Commercial TAG Commercial + Corridor Zoning Framework	5/14/2009	Agenda (61 kb) Memo (509 kb) Presentation (1633 kb)
Residential TAG Residential ZoningFramework	4/29/2009	Agenda (21kb) Table 1 (18kb) Table 2 (13kb) Zoning Structure Options Meeting Summary Notes Map 1 (1MB) Map 2 (936kb) Map 3 (1MB) Map 4 (889kb) , Map 5 (861kb) , Map 6 (602kb) R-TAG comments
Planning Commission Proposed Zoning Regulations for Central Business District	4/15/2009	4-15-09 Staff Report and Attachments
Community Meetings (Round 2) Issues and Scenarios	2/26/09 and 2/28/09	Summary of Round 2 Community Meetings (51 Kb) Appendix A Handouts (3.97 mb) Appendix B Group Discussion Notes (171 kb) Appendix C Comment Cards (377 kb)
ZUC Meeting Central Business District	1/28/08	1-28-09 Staff Report and Attachments
Commercial TAG Commercial + Corridor Zoning: Issues Identification	12/10/08	Commercial/Corridor Issue Paper (270 KB), Attachment A (675 KB), Attachment B (15 KB) and Attachment C (109 KB)
Residential TAG Residential Zoning: Issues Identification	12/4/08	Agenda (15KB) Residential Issue Paper (106 KB), Table 1 (19 KB) Table 2 (25 KB) Figure 1 (598 KB) R-TAG comments
Planning Commission Citywide General Plan Map Corrections	11/19/08	11/19/08 Staff Report and Attachments
ZUC Workshop Central Business District	10/29/08	CBD ZUC Workshop 10-29-08_Meeting Notes (52 KB)
Community Meetings (Round 1) Introduction to the Citywide Zoning Update	9/25/08 and 10/4/08	PowerPoint Presentation (6MB PDF file – 4 slides to a page) Meeting Notes 9/25/08 and 10/4/08 (29 KB)
Acronyms: ZUC = Zoning Update Committee of the Planning Commission PC = Planning Commission TAG = Technical Advisory Group

There are many ways to stay informed and participate in the zoning update. 

•Zoning Update webpage.  Look for notices of upcoming public meetings and related information at the City of Oakland Planning and Zoning website Zoning Update webpage at: http://www.oaklandnet.com/zoningupdate/  

•Get on the zoning update email distribution list.  To be notified of all public meetings and decisions, Make sure we have your contact information.  You can email us your contact information, or any questions or comments to zoningupdate@oaklandnet.com

•Join us at scheduled community meetings.  Three rounds of community meetings are planned as the residential and commercial zoning regulations.  Information about the dates/time/location of these meetings is provided in the Schedule + Meetings section of this website.

•Attend Planning Commission Zoning Update Committee meetings. Information about meetings related to the Zoning Update is provided in the Schedule + Meetings section of this website.

In addition to soliciting feedback from the public at-large, two Technical Advisory Groups (TAGs) have been formed to provide input to City staff in the update of the Oakland residential and commercial zoning regulations.  The Residential zoning TAG will address regulations for single-family flatland neighborhoods, hillside residential neighborhoods, mixed density neighborhoods, and multi-family areas (not located along the city’s main corridors).  The Commercial zoning TAG will address development regulations for the major corridors of the City (i.e., San Pablo Avenue, International Boulevard, Macarthur Boulevard, etc) and commercial areas outside the corridors.  The TAGs will meet on an ad-hoc, temporary basis to act as a sounding board for technical zoning issues throughout the zoning update process.  The groups are comprised of volunteer community members representing balanced and varied interests (i.e., developers, advocates, property owners and renters) and different geographic areas.  The public is welcome to attend TAG meetings as observers.

Beginning in January of 2008, the City and Zoning Update Committee, along with downtown neighborhood groups, the development and business community, local non-profits and interested residents have been comprehensively updating the downtown, or Central Business District (CBD), zoning regulations to reflect current development trends. The CBD is bounded by Interstate 980 to the west, 880 to the south, Lake Merritt and Fallon Street to the east, and 23rd Street to the north.

The intent of the updated zoning regulations, as explained in the City’s General Plan, is to maintain the downtown as a regional transportation hub, the East Bay’s high rise office center and ideal location for dense residential buildings, while respecting the diversity of existing neighborhoods and preserving historic resources, cultural institutions and open space recreational opportunities.

After a year and a half of community meetings, Zoning Update Committee meetings, Landmarks Preservation Advisory Board meetings, a walking tour and stakeholder workshop, the Oakland City Council adopted new CBD regulations that became effective on August 21, 2009. The regulations replaced the network of 12 zones including the downtown’s main commercial zones: C-51 Central Business Service and C-55 Central Core Commercial Zones, and two high density residential zones: R-80 High-Rise Apartment and R-90 Downtown Apartment Residential Zones. The new zoning districts regulate activities and uses, generally encouraging pedestrian oriented uses on the ground floor of major commercial streets. Design components are included to facilitate an active and attractive pedestrian environment. Height, bulk and intensity regulations will regulate the form and bulk of buildings to create an interesting skyline and to preserve views.

Next steps in the process include completing a view corridor study to develop permanent regulations for the area near 14th Street between Madison and Harrison Streets.   

CBD Documents

Zoning Ordinance 08/21/09 (2 MB)
Zoning Districts Map 08/21/09 (167 KB)
Height/Bulk/Intensity Map 08/21/09 (352 KB)

The framework for the zoning update are the vision and policies set forth by the General Plan and the Land Use Diagram in the Land Use and Transportation Element (one of the chapters of the General Plan), and the city’s existing zoning regulations, as summarized below:

General Plan Residential Land Use Classifications. In the General Plan, four different categories are used for residential areas, corresponding to different density ranges (in order of least to most dense): Hillside Residential, Detached Unit Residential, Mixed Housing Type Residential and Urban Residential.

General Plan Policies on Residential Areas. The General Plan includes policies to strengthen and expand the framework of healthy, cohesive and identifiable neighborhoods in Oakland. Policies support the maintenance and enhancement of existing neighborhoods by encouraging the compatibility of new development with existing or desired neighborhood character.

General Plan Vision – Strategy Diagram. The General Plan also includes a “Strategy Diagram” that depicts a graphic representation of the level of change anticipated in various areas of the city in order to achieve the vision of the General Plan. Some areas are envisioned to change a great deal and are shown as “grow and change areas”; the majority of the city, particularly in established residential neighborhoods, is shown as “maintain and enhance areas”.

Existing Zoning. There are currently 12 residential base zones. Each zone has an associated set of development standards, and a list of facilities and activities that are permitted or conditionally permitted. Residential densities range from R-1, which allows one home per acre (one unit per 43,560 square feet of land area) to R-80, which allows 145 homes per acre (one unit per 300 square feet of land area). Overlay zones also apply to many residential properties. The overlays provide additional standards for parking, design review, historic preservation and protection of public views.

Issues that have preliminarily been identified to be addressed as part of the residential zoning update include: buildings whose bulk, massing and scale of buildings are out of context with the surrounding context, regulations that do not match the existing development pattern, the need for additional design guidance for medium and higher density development, and how to nonconforming uses (e.g. non-residential uses) in residential areas. City staff will be soliciting feedback regarding issues that need to be addressed through the community meetings and Technical Advisory Group meetings.

More information about upcoming and previous community meetings is provided in the Schedule + Meetings section above).

The framework for the zoning update are the vision and policies set forth by the General Plan and the Land Use Diagram in the Land Use and Transportation Element (one of the chapters of the General Plan), and the city’s existing zoning regulations, as summarized below:

General Plan Commercial/Corridor Land Use Classifications. In the General Plan, four different categories are used for the City’s commercial areas and along the City’s main corridors, corresponding to different development characters and mixes of use: Neighborhood Center Mixed Use, Community Commercial, Regional Commercial and Urban Residential.

General Plan Policies on Commercial/Corridor Areas. The General Plan contains long-term development goals, objectives, and policies to strengthen and expand the framework of healthy, cohesive and identifiable neighborhoods in Oakland. The General Plan directs much of the future growth of the city to the transportation corridors—particularly those that are close to BART and AC Transit service, such as San Pablo Avenue, International Boulevard and Bancroft Avenue, while maintaining compatibility of new development with existing residential neighborhoods. The General Plan also states that areas along the corridors should have a vital mix of housing, services, jobs and retail opportunities.

General Plan Vision – Strategy Diagram. The General Plan also includes a “Strategy Diagram” that depicts a graphic representation of the level of growth and change anticipated in various areas of the city in order to achieve the vision of the General Plan. Areas along the city’s corridors are envisioned to “grow and change” a great deal, in order to “maintain and enhance” established residential neighborhoods.

Existing Zoning. There are 20 different commercial zoning districts in Oakland and three high-density residential zones on the corridors. Many of the commercial zones are redundant, outdated, overly complex, and do not address design issues for many types of development.

Issues that have preliminarily been identified to be addressed as part of the commercial/corridor zoning update include: compatibility of new higher-intensity development with existing development and adjacent lower-intensity residential development, regulations that do not match existing development patterns, design guidance for commercial, mixed use and residential development, activity regulations that are too flexible or not flexible enough.

City staff will be soliciting feedback regarding issues that need to be addressed through the community meetings and Technical Advisory Group meetings. More information about these meetings can be found in the Schedule + Meetings section above).

Like all cities in California, the City of Oakland is required to maintain a General Plan Land Use Diagram (sometimes called the “General Plan Map”)showing the general pattern of land use and future development permitted in the City.   The Map uses 14 color-coded categories, each corresponding to a different land use (for instance, yellow- shaded areas are “Detached Residential” and red-shaded areas are “Community Commercial”).  

The Planning Commission and City Council use the General Plan Map when making decisions regarding land use and development.  The Map also provides the basis for Oakland’s Zoning Map, although the Zoning Map is much more detailed.

 The current General Plan Map was adopted in 1998, prior to the use of computerized mapping by the City Planning Department.  The Map was designed so that the entire city could fit on an 11 x 17 sheet of paper, resulting in a very “broad-brush” approach to the way land uses were shown. 

The City is now in the process of updating its Zoning Map to reflect the land uses shown on the General Plan Map.  Unlike the General Plan, the Zoning Map is very detailed and shows the permitted use on each parcel in the City.  It is important that the Zoning Map is drawn as precisely as possible, and that all designations are correct.  To ensure accuracy, he City is now clarifying and refining some of the designations on its General Plan Map.

There are 116 locations on the General Plan Map where refinements are being considered.  In almost all cases, the refinements will reinforce existing land uses and avoid the need to rezone property to a potentially incompatible designation.  The 116 refinements are not substantive changes and are intended to reduce uncertainty and protect private property as the City continues its Zoning Update.  The 116 map refinements affect about 530 acres and almost 2,000 properties – or just over one percent of Oakland’s land area.

If you are interested in viewing the proposed General Plan Map corrections for a particular area of the City, you can browse the accompanying maps.  If you are interested in the proposed Map refinement for a particular address or parcel number, see the accompanying list of addresses and parcel numbers.  If your address or parcel number is not listed, then your property is not among those affected by this action.

Maps of General Plan Map Corrections
Locate your property on the key map of the entire City, then scroll down to the appropriate sheet illustrating areas of the City with corrections.

List of General Plan Map Corrections (Listed by Address)
Locate your property by address to see the existing General Plan designation and the proposed correction to the General Plan designation.

List of General Plan Map Corrections (Listed by Assessor Parcel Number)
Locate your property by Assessor Parcel Number to see the existing General Plan designation and the proposed correction to the General Plan designation.

Description of General Plan Designations
See pages 143 to 160 of the “Policies in Action” section of the General Plan – Transportation and Land Use Element.

Questions? Please contact Christina Ferracane at (510) 238-3903 or cferracane@oaklandnet.com

Housing and Business Mix Commercial Zone Regulations (HBX-1, HBX-2, HBX-3), adopted in 2006.
The purposes of the Housing and Business Mix zones are to:

Allow for mixed use districts that recognize both residential and business activities.

Establish development standards that allow residential and business activities to compatibly co-exist.

Provide a transition between industrial areas and residential neighborhoods.

Encourage development that respects environmental quality and historic patterns of development.

Foster a variety of small, entrepreneurial, and flexible home-based businesses.

O.M.C. Chapter 17.65 Housing and Business Mix Commercial Zone Regulations
HBX Zones Design Guidelines

Industrial Zones (CIX-1, CIX-2, IG and IO), adopted in 2008.
The (CIX-1) Commercial Industrial Mix-1, (CIX-2) Commercial Industrial Mix-2, (IG) General Industrial, and (IO) Industrial Office. Zones are intended to create, preserve, and enhance areas for industrial uses, including manufacturing, scientific and product-related research and development, construction, transportation, warehousing/storage/distribution, recycling/waste-related activities, clean technology and similar uses. The primary purposes of these areas are to support Oakland’s economic base and to provide employment opportunities.
The specific purposes of these industrial districts are to:

Provide a diversified economic base and a wide range of employment opportunities;

Maximize Oakland’s regional role as a transportation. distribution, and communications hub;

Support port operations and expansion by providing land for port services such as trucking, warehousing, and distribution.

Preserve areas with good freeway, rail, seaport, and/or airport access for business and industrial uses;

Prohibit residential uses and limit commercial uses in General Industrial (IG) areas so that a maximum amount of the City’s land base is preserved for industrial uses, and so that industrial uses may operate without impacting those activities;

Locate high impact industrial uses away from residential areas: and

Allow heavy-impact or large scale commercial retail uses on sites with direct access to the regional transportation system.

O.M.C. Chapter 17.73 CIX-1, CIX-2, IG AND IO Industrial Zone Regulations