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![\"Multi-Family](\"https:\/\/www.newsbeep.com\/us-ca\/wp-content\/uploads\/2026\/04\/ods-multi-family-building-2024.jpg\")
<\/p>\nFaster Approval for Housing & Mixed-Use Projects!
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Getting approval for your housing or mixed-use project is now much faster. Oakland needs more homes \u2014 and a lot of them \u2014 to reach our city\u2019s goals and make living here more affordable. To review projects quickly and fairly, we have a new Ministerial Design Review process. This process looks at projects based on Objective Design Standards.\u00a0<\/p>\n
We are cutting approval times and making the application process easier. This \u201cministerial\u201d review applies to market-rate single-family homes, multifamily buildings, and many types of affordable or mixed-income housing projects. Check your project type below to get started today!\u00a0<\/p>\n
APPLY TODAY!<\/p>\n
Ready to apply?\u00a0 First, register and activate your account through our\u00a0Online Permit Center<\/a>. For help, watch the instructions on our\u00a0Planning & Building Video Tutorials webpage<\/a>\u00a0webpage. Then look at the project types below to get started.<\/p>\n Design Review Types for New Housing Projects<\/p>\n
\u00a0<\/p>\n Projects Subject to Objective Design Standards<\/p>\n Objective design standards make it easier and faster to get approval for most housing and mixed-use projects. Check below to see which projects can apply and how to apply.\u00a0Click here to see all of the checklists for the various types of Objective Design Standards.<\/a><\/p>\n Apply for 1 to 4 Family Housing or Mixed-Use Project<\/p>\n
Single-family homes, duplexes, triplexes, and fourplexes\u00a0<\/p>\n
Additions or changes to an existing building that change the outside to make new units. If new units are created entirely inside the building, the project will go through Small Project Design Review instead (see Planning Code Section 17.136.030 Document(,\u00a00B)<\/a>).\u00a0<\/p>\n
Additional Requirements:<\/p>\n
For 1-4 unit projects, you do not need to notify nearby properties before applying for Ministerial Design Review (See\u00a0Title 17 – Oakland Planning Code<\/a>\u00a0Section17.136.038.)<\/p>\n
IMPORTANT NOTE:\u00a0<\/p>\n
Your project cannot need a Conditional Use Permit (CUP), Variance, Planned Unit Development (PUD), or Development Agreement (DA) to qualify for faster Ministerial Design Review.\u00a0<\/p>\n
For details, see the Applicability section in the 1 to 4 Family or Mixed-Use Project Objective Design Standards Guide and Checklist(PDF,\u00a04MB)<\/a>. For guidance on applying for eligible projects, click on any of the links below.<\/p>\n Apply for 1 to 3-Story Multifamily Housing or Mixed-Use Project<\/p>\n
Projects required by state law, including SB 35, SB 330, SB 684, AB 2162, SB 9, and AB 2011\u00a0<\/p>\n
Additional Requirements:<\/p>\n
If your project adds more than 10 new units outside an existing building, or adds units on a slope over 20%, you must use a licensed California architect.\u00a0<\/p>\n
For projects with 1-30 units, you do not need to notify nearby properties before applying for Ministerial Design Review (See\u00a0Title 17 – Oakland Planning Code<\/a> Section 17.136.038.)\u00a0<\/p>\n
IMPORTANT\u00a0NOTE:\u00a0<\/p>\n
Your project cannot need a Conditional Use Permit (CUP), Variance, Planned Unit Development (PUD), or Development Agreement (DA) to qualify.\u00a0<\/p>\n
If your project has 31 or more units and is not one of the types listed above (like 100% affordable, S-13, S-14, or state-required), and it does not need a CUP, Variance, PUD, or DA, it may go through Regular Design Review using Objective Design Standards. This process still reduces subjective decisions by the Planning Bureau.\u00a0<\/p>\n
For details, see the Applicability section in the 1- to 3-Story Multifamily or Mixed-Use Objective Design Standards Guide and Checklist(PDF,\u00a03MB)<\/a>. For guidance on applying for eligible projects, click on any of the links below.<\/p>\n Apply for 4 to 8-Story Multifamily Housing or Mixed-Use Project<\/p>\n The following 4 to 8-story multifamily housing projects (5 or more units) and mixed-use projects can now get faster “Ministerial” Design Review using Objective Design Standards:\u00a0<\/p>\n
Projects required by state law, including SB 35, SB 330, SB 684, AB 2162, SB 9, and AB 2011\u00a0<\/p>\n
Additional Requirements:<\/p>\n
If your project adds more than 10 new units outside an existing building, or adds units on a slope over 20%, you must use a licensed California architect.\u00a0<\/p>\n
For projects with 1-30 units, you do not need to notify nearby properties before applying for Ministerial Design Review (See\u00a0Title 17 – Oakland Planning Code<\/a>\u00a0Section17.136.038.)\u00a0See pages 850-852 for additional information on Ministerial Design Review.<\/p>\n
IMPORTANT\u00a0NOTE:\u00a0<\/p>\n
Your project cannot need a Conditional Use Permit (CUP), Variance, Planned Unit Development (PUD), or Development Agreement (DA) to qualify.\u00a0<\/p>\n
If your project has 31 or more units and is not one of the types listed above (like 100% affordable, S-13, S-14, or state-required), and it does not need a CUP, Variance, PUD, or DA, it may go through Regular Design Review using Objective Design Standards. This process still reduces subjective decisions by the Planning Bureau.\u00a0<\/p>\n
For details, see the Applicability section in the\u00a04 to 8-Story Multifamily or Mixed-Use Project Objective Design Standards Guide and Checklist(PDF,\u00a02MB)<\/a>. For guidance on applying for eligible projects, click on any of the links below.<\/p>\n Affordable Housing, Locally Zoned, & State Law-Eligible Projects<\/p>\n New state laws and local rules make it faster and easier to apply for and get approval for different types of housing projects<\/p>\n 100% Affordable Housing Projects<\/p>\n Most affordable housing projects don\u2019t have to go through the regular review process. Instead, they can use the faster Ministerial Design Review. To qualify, all housing units (except manager\u2019s units) must be for very low-, low-, or moderate-income households. See Planning Code Section 17.136.038<\/a> for more details.\u00a0<\/p>\n Additional Requirements:\u00a0<\/p>\n
If any new units are on a slope steeper than 20%,\u00a0
S-13 Affordable Housing Combining Zone Projects<\/p>\n The S-13 zoning designation<\/a> helps developers build and keep affordable housing. It is an optional local program that can be used instead of the State Density Bonus and Incentive Procedure. The S-13 Zone lets eligible affordable housing projects build taller buildings, relaxes some rules in certain zones, and removes limits on the number of housing units.\u00a0<\/p>\n 100% affordable housing projects in the S-13 Zone use the faster Ministerial Design Review if they follow all rules in Chapter 17.95 (S-13). Mixed-income projects (at least 20% lower income and 20% moderate income) on lots smaller than 15,000 square feet can also use Ministerial Design Review. The S-13 Zone does not apply to parcels in the S-9 Fire Safety Zone or sites with historic landmarks. See\u00a0Oakland Planning Code Chapter 17.95<\/a>.\u00a0for more details.\u00a0<\/p>\n Additional Requirements:\u00a0<\/p>\n
If any new units are on a slope steeper than 20%,\u00a0
Project Application Submission\u00a0<\/p>\n S-14 Housing Sites Combining Zone Projects<\/p>\n Additional Requirements:\u00a0<\/p>\n
If any new units are on a slope steeper than 20%,\u00a0
AB 2011 Multifamily Mixed Income Housing Projects on Commercial Corridors<\/p>\n \u00a0Assembly Bill 2011 (2022)<\/a>\u00a0makes it faster to approve certain multifamily housing projects on sites currently zoned for commercial or retail uses. To qualify, projects must:\u00a0<\/p>\n The law gives two options:<\/p>\n
Project Application Submission\u00a0<\/p>\n AB 2162 Multifamily Supportive Housing Projects<\/p>\n California Assembly Bill 2162 (2018)<\/a> makes it faster to approve “supportive housing” projects, like transitional housing, in areas where multifamily housing is allowed. \u201cBy right\u201d means these projects do not need a Conditional Use Permit or Variance. They are reviewed only using Objective Design Standards\u00a0<\/p>\n Project Application Submission<\/p>\n
SB 4 Projects Pursuant to Affordable Housing on Faith Lands Act<\/p>\n Senate Bill 4 (2023)<\/a> makes it easier for religious groups and nonprofit colleges to build affordable housing on their property, even if local zoning rules usually don\u2019t allow it. Projects get \u201cby right\u201d approval if they follow all local objective design standards and environmental rules. For more details, see the Nonprofit Housing Association of Northern CA SB 4 Fact Sheet<\/a>.<\/p>\n Project Application Submission<\/p>\n SB 9 Two-Unit Residential Development and Parcel Subdivisions<\/p>\n
SB 35\/SB 423 Streamlined Housing Projects<\/p>\n STEP ONE: Pre-Application Submission\u00a0<\/p>\n STEP TWO: Tribal Consultation\u00a0<\/p>\n
STEP THREE: Project Application Submission\u00a0<\/p>\n
SB 684 Small Sites Residential Development and Parcel Subdivision<\/p>\n Senate Bill 684 (2023)<\/a> makes it faster to approve housing projects that divide a parcel into 10 or fewer lots and build up to 10 homes on that site. Projects must include a plan to subdivide an existing parcel and follow all site rules and objective design and development standards.\u00a0<\/p>\n Project Application Submission\u00a0<\/p>\n \u00a0<\/p>\n What’s Next?<\/p>\n Once we get your application and enter it into our system, we will review your plans. If corrections are needed or we need more information, we will contact you. If your plans are approved, we will contact you to about the next steps for your permit(s). For the current processing estimates, please see our\u00a0Average Permit Processing Turnaround Times webpage<\/a>.\u00a0<\/p>\n Questions?<\/p>\n
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\nDesign Review Types for New Housing
\nNew Ministerial Design Review Under ODS
\n(17.136.038)
\nNew Regular Design Review Under ODS
\n(17.136.050)
\nRegular (Discretionary) Design Review
\n(17.136.040)
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\n100% affordable housing
\n\u2714
\nN\/A
\nN\/A
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\nMinisterial projects under state law: SB35, SB 684, AB 2162, SB 9, AB 2011, and others
\n\u2714
\nN\/A
\nN\/A
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\nProjects within S-13 affordable housing combining zone (Code Chapter 17.95)
\n\u2714
\nN\/A
\nN\/A
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\nProjects within S-14 housing sites combining zone that meet affordability requirements (Code Chapter 17.96)
\n\u2714
\nN\/A
\nN\/A
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\nProjects of 30 or fewer market-rate or mixed income units that Do Not require a CUP, Variance, PUD, or Development Agreement
\n\u2714
\nN\/A
\nN\/A
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\nProjects that do not qualify for the above ministerial process and Do Not require a CUP, Variance, PUD, or Development Agreement
\nN\/A
\n\u2714
\nN\/A
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\nProjects that Require a CUP, Variance, PUD, or Development Agreement
\nN\/A
\nN\/A
\n\u2714
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\nan architect licensed in California must be used.\u00a0
\nFor projects with 1\u201330 units, you do not have to notify nearby property owners before applying.\u00a0<\/p>\n
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\nan architect licensed in California must be used.\u00a0
\nFor projects with 1\u201330 units, you do not have to notify nearby property owners before applying.\u00a0<\/p>\n
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\nan architect licensed in California must be used.\u00a0
\nFor projects with 1\u201330 units, you do not have to notify nearby property owners before applying.\u00a0<\/p>\n
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\nProjects that are 100% BMR, or\u00a0
\nMixed-income projects (usually 15% BMR) on designated \u201ccommercial corridors.\u201d\u00a0
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\nSubmit a Zoning Workshee<\/a>t through the Online Permit Center.*\u00a0
\nUpload your completed Basic Application for Development Review<\/a> and all required plans and documents.*\u00a0
\n*If your project uses Objective Design Standards (ODS)<\/a>, upload your completed ODS checklist. If your project is not eligible for ODS, fill out the Regular Design Review Findings.\u00a0
\nA planner will review your submission.\u00a0
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\nBuild two homes on a single-family lot, and\/or\u00a0
\nSplit a single-family lot into two separate lots so you can have a single home or two homes on each new lot.\u00a0
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\nThe Planning Bureau will notify local tribes within 30 days of your Notice of Intent.\u00a0
\nTribes have 30 days to decide if they want to consult on your project.\u00a0
\nIf they agree, consultation starts to reach development agreements. There\u2019s no set timeline.\u00a0
\nIf tribes don\u2019t respond in 30 days, a planner will tell you when to move to the next step.\u00a0
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\nSubmit a new Zoning Worksheet<\/a> through the Online Permit Center.*\u00a0
\nUpload your completed Basic Application for Development Review<\/a>. Check the “SB 35 Streamlining” box on page 1.\u00a0
\nUpload all required plans and documents.\u00a0
\nA planner will review your submission.\u00a0
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