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Chapter 17.01 — GENERAL PROVISIONS OF PLANNING CODE AND GENERAL PLAN CONFORMITY

§ 17.17

Oakland Zoning Code · 2026-06 edition · updated 2026-07-25 · Oakland

17.17.050 - Property development standards.

A.

Zone Specific Standards. Table 17.17.03 below prescribes development standards specific to individual zones. The number designations in the "Additional Regulations" column refer to the regulations listed at the end of the Table. "N/A" designates the standard is not applicable to the specified zone.

Table 17.17.03: Property Development Standards

Development Standards Zones Additional
RM-1 RM-2 RM-3 RM-4 Regulations
Minimum Lot Dimensions
Lot Width mean 20 ft. 20 ft. 20 ft. 20 ft. 1
Frontage 20 ft. 20 ft. 20 ft. 20 ft. 1
Lot area 2,000 sf. 2,000 sf. 2,000 sf. 2,000 sf. 1
Maximum Residential Density
Permitted density 1-2 units on any
legal lot;
3 units on
minimum 3,000		 1-2 units on any
legal lot;
3 units on
minimum 3,000		 1-2 units on any
legal lot;
3 units on
minimum 3,000		 1-2 units on any
legal lot;
3 units on
minimum 3,000		 2
sf. lots;
4 units on
minimum 4,000
sf. lots;
For 5 or more
units - 1 unit per
1,750 sf. of lot
area		 sf. lots;
4 units on
minimum 4,000
sf. lots;
For 5 or more
units - 1 unit per
1,500 sf. of lot
area		 sf. lots;
4 units on
minimum 4,000
sf. lots;
For 5 or more
units - 1 unit per
1,250 sf. of lot
area		 sf. lots;
4 units on
minimum 4,000
sf. lots;
For 5 or more
units - 1 unit per
1,000 sf. of lot
area
Minimum Setbacks for Lots Equal to or Greater than 3,000 Square Feet
Minimum front (≤20% street-
to-setback gradient)		 15 ft. 15 ft. 15 ft. 15 ft. 4, 5, 7, 18
Minimum front (>20% street-
to-setback gradient)		 5 ft. 5 ft. 5 ft. 5 ft. 4, 5, 6, 7, 18
Minimum interior side 4 ft. 4 ft. 4 ft. 4 ft. 1, 7, 8, 9, 18,
21
Minimum street side 4 ft. 4 ft. 4 ft. 4 ft. 1, 4, 7, 8, 10,
18
Rear 10 ft. 10 ft. 10 ft. 10 ft. 1, 11, 18
Reduced Setbacks for Smaller
Lots		 See Table 17.17.04 for reduced setbacks for lots less than 3,000 square feet
in size		 1, 20
Maximum Floor Area Ratio
(FAR) and Lot Coverage for 1
and 2 Units		 See Table 17.17.05 for maximum FAR and lot coverage for one and two
dwelling units, excluding any permitted Accessory Dwelling Units		 1, 17, 19
Maximum Lot Coverage for 3
or More Units		 N/A N/A N/A N/A 17, 19
Height Regulations for All Lots with a Footprint Slope of <20%
Maximum wall height
primary building		 30 ft. 30 ft. 35 ft. 35 ft. 12, 13
Maximum pitched roof
height primary building		 35 ft. 35 ft. 35 ft. 35 ft. 12, 13
Maximum height for
accessory structures		 15 ft. 15 ft. 15 ft. 15 ft. 12
Minimum height of ground
foor Nonresidential Facilities		 15 ft. 15 ft. 15 ft. 15 ft. 20
Height Regulations for all Lots
with a Footprint Slope of
>20%		 See Table 17.17.06 for Height regulations for all lots with a footprint slope of
<20%
Minimum Parking See
Chapter 17.116 for automobile parking and
Chapter 17.117 for bicycle
parking requirements		 14, 15
Minimum Open Space
Group open space per
Regular Unit or Rooming Unit		 75 sf. 75 sf. 75 sf. 75 sf. 16
Group open space per
Regular Unit or Rooming Unit
when private open space
substituted		 25 sf. 25 sf. 25 sf. 25 sf. 16
Courtyard Regulations See Section
17.108.120

Additional Regulations for Table 17.17.03:

  1. See Sections 17.106.010 and 17.106.020 for exceptions to lot development standard regulations.

  2. See Chapter 17.107 for affordable and senior housing incentives; and Section 17.103.080 and Chapter 17.88 for regulations regarding permitted Accessory Dwelling Units. Also applicable are the provisions of Section 17.102.270 with respect to additional kitchens for a primary dwelling unit, and the provisions of Section 17.102.300 with respect to dwelling units with five (5) or more bedrooms.

  3. See Chapter 17.136 for the applicable design review procedure.

  4. If adjacent lots abutting the side lot lines of the subject lot both contain principal Residential Facilities that have front setbacks with a depth of less than the minimum required in this Chapter, the minimum front setback shall be reduced for buildings and other structures on the subject lot up to a line parallel to the front lot line and extended from the most forward projection of the principal Residential Facility on the adjacent lots having the deeper front setback depth. In the case of a corner lot, or lot that has one or more vacant parcels next to it, this same principal shall apply if the nearest non-vacant lot to each side of a corner lots, or to each side of a lot that has one or more vacant parcels next to it, have less than the minimum front setback required in this Chapter (see Illustration for Table 17.17.03 [Additional Regulation 4], below). Also, see Section 17.108.130 for allowed projections into setbacks.

Illustration for Table 17.17.03 [Additional Regulation 4] *For illustration purposes only

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  1. On lots with only Residential Facilities, paved surfaces within required street-fronting yards, and any unimproved rights-of-way of adjacent streets, shall be limited to fifty percent (50%) on interior lots and thirty percent (30%) on corner lots. Exceptions: The maximum percentages of paved surfaces specified in

this additional regulation may be exceeded within unimproved rights-of-way in the following cases upon issuance of a private construction of public improvements (P-job) permit or if undertaken directly by the City or by a private contractor under contract to the City:

a. Roadway construction or widening;

b. Sidewalk construction or widening; and

c. Any work pursuant to an approved final map, parcel map or final development plan pursuant to a Planned Unit Development (PUD) permit.

For purposes of this additional regulation, an unimproved right-of-way is the portion of a street or alley right-of-way that is not paved.

  1. In all RM Zones, the minimum front setback depth otherwise required by the applicable individual zone regulations shall be reduced to five (5) feet on any lot with a street-to-setback gradient that exceeds twenty percent (20%), provided, however, that the distance from a garage or carport elevation containing one or more vehicular entries to the edge of the street or sidewalk pavement, whichever is closer, shall be at least eighteen (18) feet (see Illustration for Table 17.17.03 [Additional Regulation 6], below). See Section 17.108.130 for allowed projections into setbacks.

Illustration for Table 17.17.03 [Additional Regulation 6] *for illustration purposes only

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  1. Except as stated below in this limitation, no front or side setbacks are required for the following facilities in the C Combining Zone:

  • a. Existing Commercial Facilities;

  • b. New principal buildings that include ground floor Commercial Facilities; and

c. New Commercial Facilities located to the front of a Potential Designated Historic Property (PDHP) or Designated Historic Property (DHP), but only if the height of the new Commercial Facility in the area between the front property line and the front building elevation of the existing historic structure does not exceed fifteen (15) feet.

A side yard of the normally required minimum width in Table 17.17.03 shall be required for new construction or addition along any side lot line abutting an interior side lot line of any lot that is not located in a C Combining Zone or Commercial Zone. (Where it abuts a rear lot line, no side yard is required). Section 17.108.080 still applies. Also, see Section 17.108.130 for allowed projections into setbacks.

  1. Table 17.17.04 for general reduced setbacks for smaller lots, and Section 17.108.130 for allowed projections into setbacks.

  2. See Section 17.108.080 for the required interior side and rear setbacks on a lot containing two (2) or more living units and opposite a legally-required living room window.

  3. In all RM Zones, on every corner lot which abuts to the rear a key lot which is in a Residential Zone, there shall be provided on the street side of such corner lot a side setback with a minimum width equal to one-half (½) of the minimum front setback depth required on the key lot and no less than the minimum side setback width required along an interior side lot line of the corner lot. However, such side setback shall only apply to the rear ten (10) feet of the corner lot, and not be required to exceed four (4) feet in width if it would reduce to less than twenty-five (25) feet the buildable width of any corner lot. Such setback shall be

provided unobstructed except for the accessory structures or the other facilities allowed therein by Section 17.108.130. This regulation does not apply to lots within the C Combining Zone (see Illustration for Table 17.17.03 [Additional Regulation 10], below). See also Subsection 17.110.040.C for special controls on location of detached accessory buildings on such corner lots.

Illustration Table 17.17.03 [Additional Regulation 10]

*for illustration purposes only

==> picture [261 x 264] intentionally omitted <==

  1. Wherever a rear lot line abuts an alley, one-half (½) of the right-of-way width of the alley may be counted toward the required minimum rear setback; provided, however, that the portion of the minimum rear setback depth actually on the lot itself shall not be reduced to less than ten (10) feet. Also, see Section 17.108.130 for allowed projections into setbacks.

  2. See Section 17.108.030 for allowed projections above height limits and Section 17.108.020 for increased height limits in certain situations.

  3. In the RM-2 Zone, the maximum pitched roof height shall only be permitted in conjunction with a project with a pitched roof having a vertical to horizontal ratio of a minimum of four in twelve (4:12) slope.

  4. Off-street parking and loading shall be provided as prescribed in the off-street parking and loading requirements in Chapter 17.116. Bicycle parking shall be provided as prescribed in the bicycle parking regulations in Chapter 17.117. Also, additional parking standards apply within the S-11 and S-12 Zones, as prescribed in Chapters 17.92 and 17.94.

  5. See Section 17.103.080 for additional parking regulations that apply to Accessory Dwelling Units.

  6. Usable open space is only required on lots with two (2) or more dwelling units, excluding any permitted Accessory Dwelling Units. Each one (1) square foot of private usable open space equals two (2) square feet towards the total usable open space requirement, except that actual group space shall be provided in the minimum amount specified in the table per dwelling unit, excluding any permitted Accessory Dwelling Units. All usable open space shall meet the standards contained in Chapter 17.126.

  7. This regulation does not apply in the C Combining Zone.

  8. See Section 17.103.085 for setback and separation requirements for Vehicular Residential Facilities.

  9. Maximum Lot Coverage and maximum Floor Area Ratio (FAR) only apply to lots with one to two dwelling units, excluding any permitted Accessory Dwelling Units. See Table 17.17.05 for applicable regulations.

  10. This height is only required for new principal buildings that include ground floor Nonresidential Facilities, and is measured from the sidewalk grade to the second story floor. If the Nonresidential Facility is to be located to the front of a Potentially Designated Historic Property (PDHP) or Designated Historic Property (DHP), this height shall also be the maximum allowed for a Nonresidential Facility in the area between the front property line and the front building elevation of the existing historic structure.

  11. For developments involving the creation of new units on two or more adjoining parcels under the same ownership, there is no minimum interior side setback required between those new units.

B.

Reduced Setbacks for Smaller Lots. Table 17.17.04 below prescribes reduced setback standards for lots less than three thousand (3,000) square feet. The number designations in the "Additional Regulations" column refer to the regulations listed at the end of the Table.

Table 17.17.04 Reduced Setbacks for Lots Less than Three Thousand (3,000) Square Feet

Regulation Lot Size Additional
Regulations
< 3,000 sf.
Minimum Setbacks
Minimum front (≤20% street-to-
setback gradient)		 15 ft. 1, 2
Minimum front (>20% street-to-
setback gradient)		 5 ft. 1, 2
Minimum interior side 3 ft. 1, 2, 3, 4
Minimum street side 3 ft. 1, 2
Rear 10 ft. 1, 2, 3

Additional Regulations for Table 17.17.04:

  1. Except as stated below in this limitation, no front or side setbacks are required for the following facilities in the C Combining Zone:

a. New principal buildings that include ground floor Nonresidential Facilities; and

b. New Nonresidential Commercial Facilities associated with a Potential Designated Historic Property (PDHP) or Designated Historic Property (DHP), but only if there is an existing context within the adjoining block face of no front and/or side yard setback. For the purposes of this limitation, an "existing context" of no front or side yard setback means that at least sixty percent (60%) of the existing buildings from street corner to street corner on the same side of the street have no front or side yard setback. If the Commercial Facility is to be located to the front of a PDHP or DHP, the maximum height allowed for the portion of the Commercial Facility between the sidewalk and the existing structure shall be fifteen (15) feet.

A side yard of the normally required minimum width in Table 17.17.04 shall be required for new construction or addition along any side lot line abutting an interior side lot line of any lot that is not located in a C Combining Zone or Commercial Zone. (Where it abuts a rear lot line, no yard is required). Section 17.108.080 still applies. Also, see Section 17.106.010 for exceptions to lot development standard regulations and Section 17.108.130 for allowed projections into setbacks.

  1. See Section 17.103.085 for setback and separation requirements for Vehicular Residential Facilities.

  2. See Section 17.106.010 for exceptions to lot development standard regulations.

  3. For developments involving the creation of new units on two or more adjoining parcels under the same ownership, there is no minimum interior side setback required between those new units.

C.

Maximum Floor Area Ratio (FAR) and Lot Coverage for One and Two Dwelling Units Only. Table 17.17.05 below prescribes FAR and lot coverage standards for one and two dwelling units associated with the lot sizes listed, excluding any permitted Accessory Dwelling Units. The numbers in the "Additional Regulations" column refer to the regulations listed at the end of the Table.

Table 17.17.05 Maximum Floor Area Ratio (FAR) and Lot Coverage Regulations for One and Two Dwelling Units Only

Regulation Lot Size in Square Feet Lot Size in Square Feet Additional
<6,000 ≥6,000 and
<12,000		 ≥12,000 and
<25,000		 ≥25,000 and
<43,560		 ≥43,560 Regulations
Maximum FAR
for Lots with a
Footprint Slope
>20%		 0.55 0.50 0.45 0.30 0.20 1, 2, 4
Maximum Lot
Coverage (%)		 55% 45% 30% 20% 15% 2, 3

Additional Regulations for Table 17.17.05:

  1. Maximum Floor Area Ratio (FAR) only applies to lots that have a footprint slope of greater than twenty percent (20%). Lots less than four thousand (4,000) square feet may have a minimum of two thousand (2,000) square feet of floor area, regardless of FAR listed.

  2. Regulation does not apply in the C Combining Zone.

  3. Lots less than four thousand (4,000) square feet may have a lot coverage of up to two thousand (2,000) square feet regardless of lot coverage percentage (%) listed.

  4. See Section 17.106.010 for exceptions to lot development standard regulations.

D.

Height. Table 17.17.06 below prescribes height standards associated with different sloped lots. The numbers in the "Additional Regulations" column refer to the regulations listed at the end of the Table. "N/A" designates the regulation is not applicable to the specified footprint slope category.

Table 17.17.06 Height Regulations for all Lots With a Footprint Slope of >20%

Regulation Downslope Lot Height Regulations With a
Footprint Slope of:		 Downslope Lot Height Regulations With a
Footprint Slope of:		 Downslope Lot Height Regulations With a
Footprint Slope of:		 Upslope Lot Height
Regulations With a
Footprint Slope of:		 Additional
Regulations
> 20% and
< 40%		 > 40% and
< 60%		 > 60% > 20%
Maximum Height for Detached Accessory
Structures		 15 ft. 15 ft. 15 ft. 15 ft. 1
Maximum Wall Height Primary Building 32 ft. 34 ft. 36 ft. 32 ft. 1, 2
Maximum Wall Height Primary Building
with a CUP		 36 ft. 38 ft. 40 ft. 35 ft. 1
Maximum Pitched Roof Height Primary
Building		 36 ft. 38 ft. 40 ft. 35 ft. 1, 2
Maximum Height Above Edge of Payment 18 ft. 18 ft. 18 ft. N/A 1
Maximum Height Above the Ground
Elevation at the Rear Setback Line		 N/A N/A N/A 24 ft. 1
Maximum Height from Finished or Existing
Grade (whichever is lower) Within 20' of
the Front Property Line		 N/A N/A N/A 24 ft. 1, 3

Additional Regulations for Table 17.17.06:

  1. See Section 17.108.030 for allowed projections above height limits and Section 17.108.020 for increased height limits in certain situations.

  2. On a downslope lot greater than forty percent (40%) footprint slope, the rear wall of an attached garage or carport may exceed the wall height and roof height by five (5) feet, but may not exceed eighteen (18) feet above ground elevation at edge of pavement, if the garage or carport conforms with all of the following criteria:

a. Maximum width is twenty-two (22) feet and maximum depth is twenty (20) feet; and

b. Garage or carport floor is at the same level as the edge of the street pavement resulting from the project at the center point of the driveway entrance or is at a lower level; and

c. Maximum height above the garage or carport floor is ten (10) feet for walls to the top of the plate or flat roof, and twelve (12) feet for pitched roofs (see Illustration for Table 17.17.06 [Additional Regulation 2], below).

3. The building height is measured from finished or existing grade, whichever is lower.

Illustrations for Table 17.17.06 [Additional Regulation 2] *for illustration purposes only

==> picture [363 x 265] intentionally omitted <==

==> picture [332 x 180] intentionally omitted <==

(Ord. No. 13805, § 2(Exh. A), 7-16-2024; Ord. No. 13763, § 5, 10-3-2023; Ord. No. 13677, § 4(Exh. A), 1- 18-2022; Ord. No. 13666, § 3(Exh. A), 11-16-2021; Ord. No. 13596, § 2(Exh. A), 6-2-2020; Ord. No. 13518, § 4(Exh. A), 2-5-2019; Ord. No. 13357, § 3(Exh. A), 2-16-2016; Ord. No. 13251, § 5(Exh. A), 7-29-2014; Ord. No. 13172, § 3(Exh. A), 7-2-2013; Ord. No. 13090, § 4(Exh. A), 10-4-2011; Ord. No. 13064, § 2(Exh. A), 3- 15-2011)

6-2024; Ord. No. 13763, § 5, 10-3-2023; Ord. No. 13677, § 4(Exh. A), 1- 18-2022; Ord. No. 13666, § 3(Exh. A), 11-16-2021; Ord. No. 13596, § 2(Exh. A), 6-2-2020; Ord. No. 13518, § 4(Exh. A), 2-5-2019; Ord. No. 13357, § 3(Exh. A), 2-16-2016; Ord. No. 13251, § 5(Exh. A), 7-29-2014; Ord. No. 13172, § 3(Exh. A), 7-2-2013; Ord. No. 13090, § 4(Exh. A), 10-4-2011; Ord. No. 13064, § 2(Exh. A), 3- 15-2011)

17.17.060 - Special regulations for Planned Unit Developments.

A.

Planned Unit Developments. Large integrated developments shall be subject to the Planned Unit Development (PUD) regulations in Chapter 17.142 if they exceed the sizes specified therein. In developments which are approved pursuant to said regulations, certain uses may be permitted in addition to those otherwise allowed in the RM Zones, and certain of the other regulations applying in said zone may

be waived or modified. The normally required design review process may also be waived for developments at the time of initial granting of a Planned Unit Development (PUD) permit. Unless otherwise specified in the PUD permit, any future changes within the Planned Unit Development shall be subject to applicable design review regulations.

(Ord. No. 13779, § 2(Exh. A), 1-16-2024; Ord. No. 13763, § 5, 10-3-2023; Ord. No. 13357, § 3(Exh. A), 2- 16-2016; Ord. No. 13251, § 5(Exh. A), 7-29-2014; Ord. No. 13172, § 3(Exh. A), 7-2-2013; Ord. No. 13064, § 2(Exh. A), 3-15-2011; Ord. No. 13677, § 4(Exh. A), 1-18-2022)

Editor's note— Ord. No. 13677, § 4(Exh. A), adopted Jan. 18, 2022, amended the title of § 17.17.060 to read as herein set out. The former § 17.17.060 title pertained to special regulations for Mini-Lot and Planned Unit Developments.

17.17.070 - Other zoning provisions.

A.

Home Occupations. Home occupations shall be subject to the applicable provisions of the home occupation regulations in Chapter 17.112. See Section 17.112.060 for home occupation regulations specific to the West Oakland Specific Plan Area.

B.

Nonconforming Uses. Nonconforming uses and changes therein shall be subject to the nonconforming use regulations in Chapter 17.114.

C.

General Provisions. The general exceptions and other regulations set forth in Chapters 17.102, 17.104, 17.106, and 17.108 shall apply in the RM Zones.

D.

Recycling Space Allocation Requirements. The regulations set forth in Chapter 17.118 shall apply in RM Zones.

E.

Landscaping and Screening Standards. The landscaping and screening regulations set forth in Chapter 17.124 shall apply in the RM Zones.

F.

Buffering. All uses shall be subject to the applicable requirements of the buffering regulations in Chapter 17.110 with respect to screening or location of parking, loading, storage areas, control of artificial illumination, and other matters specified therein.

(Ord. No. 13357, § 3(Exh. A), 2-16-2016; Ord. No. 13251, § 5(Exh. A), 7-29-2014; Ord. No. 13172, § 3(Exh. A), 7-2-2013; Ord. No. 13064, § 2(Exh. A), 3-15-2011)

Chapter 17.19 - RU URBAN RESIDENTIAL ZONES REGULATIONS

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▸ Contents — Oakland Zoning Code
Oakland Zoning Code
  1. ▸ Chapter 17.01 — GENERAL PROVISIONS OF PLANNING CODE AND GENERA…
    Overview
    1. § 17.03
    2. § 17.05
    3. § 17.07
    4. § 17.09
    5. § 17.10
    6. § 17.11
    7. § 17.13
    8. § 17.17
    9. § 17.19
    10. § 17.33
    11. § 17.35
    12. § 17.65
    13. § 17.103
    14. § 17.72
    15. § 17.73
    16. § 17.74
    17. § 17.78
    18. § 17.80
    19. § 17.84
    20. § 17.88
    21. § 17.90
    22. § 17.92
    23. § 17.94
    24. § 17.95
    25. § 17.96
    26. § 17.97
    27. § 17.98
    28. § 17.99
    29. § 17.102
    30. § 17.104
    31. § 17.106
    32. § 17.107
    33. § 17.108
    34. § 17.110
    35. § 17.112
    36. § 17.114
    37. § 17.116
    38. Article I — General Provisions

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