Earlier editions: 2026-09
Oakland Municipal Code Ch. 17 101A - D-Ws Wood Street District Zones Regulations
Oakland Municipal Code · 2026-10 edition · updated 2026-10-04 · Oakland
Cite as: Oakland Municipal Code Chapter 17 · Text as of 2026-10-04
Footnotes:
--- (46) ---
Editor's note— Ord. No. 13270, § 3(Exh. A), adopted November 18, 2014, amended Chapter 17.101A in its entirety to read as herein set out. Formerly, Chapter 17.101A, § 17.101A.010, pertained to the D-WS Wood Street district commercial zone regulations, and derived from Ord. No. 12999, § 4(Exh. A), adopted March 16, 2010; Ord. No. 13064, § 2(Exh. A), adopted March 15, 2011, and Ord. No. 13251, § 5(Exh. A), adopted July 29, 2014.
17.101A.010 - Title, purpose, and applicability.¶
A. The provisions of this Chapter (in combination with the separate Wood Street Zoning District document adopted by City Council as part of Ordinance 12673 C.M.S. that prescribes the Zoning Regulations, Standards, and Guidelines for Development and Use of Property within the Wood Street Zoning District), shall be known as the D-WS Wood Street District Zones Regulations. The intent of the Wood Street District (D-WS) Zones is to create an active, pedestrian oriented, mixed-use, urban community in the area generally bounded by 10th Street, Wood Street, West Grand Avenue and Frontage Road/I-880. The D-WS-1 through D-WS-9 Zones are intended to reflect the same boundaries as the Wood Street Development Areas 1 through 9.
B. The Zoning Regulations, Standards, and Guidelines for Development and Use of Property within the Wood Street Zoning District shall be as prescribed in the original Ordinance 12673 C.M.S., amending Ordinance 13093 C.M.S., all subsequent amending Ordinances adopted by City Council, and as amended below. All such regulation shall apply to the area of the zoning maps with a D-WS designation.
(Ord. No. 13434, § 4(Exh. A), 5-2-2017; Ord. No. 13357, § 3(Exh. A), 2-16-2016; Ord. No. 13270, § 3(Exh. A), 11-18-2014)
17.101A.020 - Permitted and conditionally permitted activities.¶
Table 17.101A.01 lists the permitted, conditionally permitted, and prohibited activities in the D-WS Zones. The descriptions of these activities are contained in Chapter 17.10. Section 17.10.040 contains permitted accessory activities.
"P" designates permitted activities in the corresponding D-WS Zone.
"C" designates activities that are permitted only upon the granting of a Conditional Use permit (CUP) in the corresponding D-WS Zone (see Chapter 17.134 for the CUP procedure).
"L" designates activities subject to certain limitations or notes listed at the bottom of the table.
"—" designates activities that are prohibited except as accessory activities according to the regulations contained in Section 17.010.040.
Table 17.101A.01: Permitted and Conditionally Permitted Activities
| Activities | Zones | Zones | Zones | Zones | Zones | Zones | Zones | Zones | Zones | Additional Regulations |
|---|---|---|---|---|---|---|---|---|---|---|
| Activities | D-WS- 1 | D-WS- 2 | D-WS- 3 | D-WS- 4 | D-WS- 5 | D-WS- 6 | D-WS- 7 | D-WS- 8 | D-WS- 9 | Additional Regulations |
| Residential Activities | Residential Activities | Residential Activities | Residential Activities | Residential Activities | Residential Activities | Residential Activities | Residential Activities | Residential Activities | Residential Activities | Residential Activities |
| Permanent | P | P | P | P | — | P | P | P | — | |
| Residential Care | P(L1) | P(L1) | P(L1) | P(L1) | — | P(L1) | P(L1) | P(L1) | — | 17.103.010 |
| Supportive Housing | P | P | P | P | — | P | P | P | — | |
| Transient Habitation | — | — | — | — | — | — | — | C | — | 17.103.050 |
| Emergency Shelter | P(L1) | P(L1) | P(L1) | P(L1) | — | P(L1) | P(L1) | P(L1) | — | 17.103.010 17.103.015 |
| Semi-Transient | — | — | — | — | — | — | — | — | — | |
| Bed and Breakfast | 17.10.125 | |||||||||
| Civic Activities | Civic Activities | Civic Activities | Civic Activities | Civic Activities | Civic Activities | Civic Activities | Civic Activities | Civic Activities | Civic Activities | Civic Activities |
| Essential Service | P(L13) | P(L13) | P(L13) | P(L13) | P(L13) | P(L13) | P(L13) | P(L13) | P(L13) | |
| Limited Child-Care | — | P | — | P | P | P | — | P | — | |
| Community Assembly | — | P(L2) | — | P(L2) | P | P(L2) | — | P(L2) | C(L12) | |
| Recreational Assembly | — | — | — | — | P | — | — | — | C(L12) | |
| Community Education | C | C | C | C | C | C | C | C | C | |
| Nonassembly Cultural | — | P | — | P | P | P | — | P | — | |
| Administrative | — | P(L3) | — | P(L3) | P | P(L3) | — | P | — | |
| Health Care | — | P(L3) | — | C | C | C | — | P | — | |
| Special Health Care | — | — | — | — | — | — | — | — | — | 17.103.020 |
| Utility and Vehicular | — | P(L4) | — | P(L4) | P(L4) | P(L3) | — | P(L4) | — | |
| Extensive Impact | — | — | — | — | — | — | — | — | — | |
| Commercial Activities | Commercial Activities | Commercial Activities | Commercial Activities | Commercial Activities | Commercial Activities | Commercial Activities | Commercial Activities | Commercial Activities | Commercial Activities | Commercial Activities |
| General Food Sales | — | P(L5) | — | P(L5) | P | P(L5) | — | P(L5) | — | |
| Full-service restaurant | — | P | — | P | P | P | — | P | — | |
| Limited Service Restaurant and Cafe | — | P | — | P | P | P | — | P | — | |
| Fast Food Restaurant | — | — | — | C | C | C | — | C | — | 17.103.0 30 and 8.09 |
| Convenience Market | — | C(L6) | — | C(L6) | C(L6) | C(L6) | — | C(L6) | — | 17.103.030 |
| Alcoholic Beverage Sales | — | C(L7) | — | C(L7) | C(L7) | C(L7) | — | C(L7) | — | 17.103.030 and 17.114.0 30 |
| Mechanical or Electronic Games | — | — | — | — | — | — | — | — | — | |
| Medical Service | — | P(L8) | — | P(L8) | P(L8) | P(L8) | — | P(L8) | — | |
| General Retail Sales | — | P(L3) | — | P(L3) | P | P | — | P | — | |
| Large-Scale Combined Retail and Grocery Sales | — | — | — | — | — | — | — | — | — | |
| Consumer Service | — | P(L3) | — | P(L3) | P(L3) | P(L3) | — | P | — | |
| Consultative and Financial Service | — | P(L3) | — | P(L3) | P(L3) | P(L3) | — | P | — | |
| Check Cashier and Check Cashing | — | — | — | — | — | — | — | — | — | 17.103.040 |
| Consumer Cleaning and Repair Service | — | P(L3) | — | P(L3) | P(L3) | P(L3) | — | P | — | |
| Consumer Dry Cleaning Plant | — | — | — | — | — | — | — | — | — | |
| Artisan Production | — | P(L3) | — | P(L3) | P(L3) | P(L3) | — | P | — | |
| Group Assembly | — | — | — | — | C | — | — | P | C(L12) | |
| Personal Instruction and Improvement Services | — | P(L3) | — | P(L3) | P(L3) | P(L3) | — | P | — | |
| Administrative | — | P(L3) | — | P(L3) | P | P | — | P | — | |
| Business, Communication, and Media Service | — | C | — | C | C | C | — | P | — | |
| Broadcasting and Recording Service | — | C | — | C | C | C | — | P | — | |
| Research Service | — | C(L11) | — | — | C | — | — | P | — | |
| General Wholesale Sales | — | C(L11) | — | — | — | — | — | P | — | |
| Transient Habitation | — | — | — | — | — | — | — | P | — | 17.103.050 |
| Building Material Sales | — | P(L10) | — | P(L10) | P(L10) | P(L10) | — | P | — | |
| Automobile and Other Light Vehicle Sales and Rental | — | — | — | — | — | — | — | — | — | |
| Automobile and Other Light Vehicle Gas Station and Servicing | — | — | — | — | — | — | — | — | — | |
| Automotive and Other Light Vehicle Repair and Cleaning | — | — | — | — | — | — | — | — | — | |
| Taxi and Light Fleet-Based Services | — | — | — | — | — | — | — | — | — | |
| Automotive Fee Parking | — | — | — | — | — | — | — | — | — | 17.103.055 |
| Animal Care | — | — | — | — | — | — | — | — | — | |
| Animal Boarding | — | — | — | — | — | — | — | — | — | |
| Undertaking Service | — | — | — | — | — | — | — | — | — | |
| Industrial Activities | Industrial Activities | Industrial Activities | Industrial Activities | Industrial Activities | Industrial Activities | Industrial Activities | Industrial Activities | Industrial Activities | Industrial Activities | Industrial Activities |
| Custom Manufacturing | — | P(L16) | — | C | C | C | — | C | — | |
| Light Manufacturing | — | C | — | — | C | — | — | C | — | |
| General Manufacturing | — | — | — | — | — | — | — | — | — | |
| Heavy/ |
— | — | — | — | — | — | — | — | — | |
| Research and Development | — | — | — | — | — | — | — | — | — | |
| Construction Operations | — | P(L10) | — | P(L10) | P(L10) | P(L10) | — | P(L10) | — | |
| Warehousing, Storage and Distribution-Related: | ||||||||||
| A. General Warehousing, Storage and Distribution | — | C(L11) | — | — | — | — | — | — | — | |
| B. General Outdoor Storage | — | — | — | — | — | — | — | — | — | |
| C. Self- or Mini-Storage | — | — | — | — | — | — | — | — | — | |
| D. Container Storage | — | — | — | — | — | — | — | — | — | |
| E. Automotive Salvage and Junk Yards | — | — | — | — | — | — | — | — | — | |
| Regional Freight Transportation: | — | — | — | — | — | — | — | — | — | |
| Trucking and Truck-Related: | — | — | — | — | — | — | — | — | — | |
| Recycling and Waste-Related: | Recycling and Waste-Related: | Recycling and Waste-Related: | Recycling and Waste-Related: | Recycling and Waste-Related: | Recycling and Waste-Related: | Recycling and Waste-Related: | Recycling and Waste-Related: | Recycling and Waste-Related: | Recycling and Waste-Related: | Recycling and Waste-Related: |
| A. Satellite Recycling Collection Centers | — | — | — | — | — | — | — | — | — | |
| B. Primary Recycling Collection Centers | — | — | — | — | — | — | — | — | — | |
| Hazardous Materials Production, Storage & and Waste Management-Related | — | — | — | — | — | — | — | — | — | |
| Agricultural and Extractive Activities | Agricultural and Extractive Activities | Agricultural and Extractive Activities | Agricultural and Extractive Activities | Agricultural and Extractive Activities | Agricultural and Extractive Activities | Agricultural and Extractive Activities | Agricultural and Extractive Activities | Agricultural and Extractive Activities | Agricultural and Extractive Activities | Agricultural and Extractive Activities |
| Plant Nursery | — | — | — | — | — | P(L14) | P(L14) | — | P(L14) | |
| Limited Agriculture | P(L14) | P(L14) | P(L14) | P(L14) | P(L14) | P(L14) | P(L14) | P(L14) | P(L14) | |
| Extensive Agriculture | C(L15) | C(L15) | C(L15) | C(L15) | C(L15) | C(L15) | C(L15) | C(L15) | C(L15) | |
| Mining and Quarrying Extractive | — | — | — | — | — | — | — | — | — | |
| Accessory off-street parking serving prohibited activities | — | — | — | — | — | — | — | — | — | 17.116.175 |
| Additional activities that are permitted or conditionally permitted in an adjacent zone, on lots near the boundary thereof | — | — | — | — | — | — | — | — | — | 17.102.110 |
Limitations on Table 17.101A.01:
L1. See Section 17.103.010 for other regulations regarding Residential Care Residential Activities, and Sections 17.103.010 and 17.103.015 for other regulations regarding Emergency Shelter Residential Activities. Notwithstanding anything to the contrary contained in the Planning Code, Emergency Shelter Residential Activities are permitted by-right on properties owned by churches, temples, synagogues, and other similar places of worship approved for Community Assembly Civic Activities; prohibited elsewhere in the zone.
L2. Only the following activities are permitted: 1) places of worship, churches, temples, mosques, and synagogues with a total floor area of three thousand (3,000) square feet or less; and 2) public, parochial, private and non-profit clubs and lodges, meeting halls, recreation centers, and gymnasiums with a floor area of five thousand (5,000) square feet or less.
L3. Activities with a total floor area greater than three thousand (3,000) square feet require the granting of a conditional use permit (see Chapter 17.134), and activities with a floor area over five thousand (5,000) square feet are prohibited.
L4. Only police substations and neighborhood-servicing post offices that have a total floor area not exceeding three thousand (3,000) square feet are permitted. Other Utility and Vehicular Civic Activities are prohibited.
L5. Grocery markets shall be: 1) limited to a maximum floor area of three thousand (3,000) square feet; and 2) only be open between 6:00 AM and 10:00 PM.
L6. Convenience markets shall not be greater than five thousand (5,000) square feet.
L7. Alcoholic Beverage Sales is limited to sale of beer and wine.
L8. Floor area devoted to Medical Service Commercial Activities is limited to a maximum three thousand (3,000) square feet.
L9. Reserved.
L10. Activities with a total floor area greater than five thousand (5,000) square feet require the granting of a conditional use permit (see Chapter 17.134) and activities with a floor area over ten thousand (10,000) square feet are prohibited except for the portion of the D-WS-2 Zone designated in the separate Wood Street Zoning District document as Development Area 2B (the icehouse property). This activity is limited to neighborhood-serving construction product sales and services (Note: Hardware Stores are a General Retail Sales Commercial Activity, refer to L3)
L11. Only applies to the "Icehouse" building located in the portion of the D-WS-2 Zone designated in the separate Wood Street Zoning District document as Development Area 2B.
L12. Only Passive Recreation is allowed. Active Recreation and Overnight Camping are not allowed.
L13. Botanical Gardens are only permitted upon the granting of a Conditional Use Permit (see Chapter 17.134 for the CUP procedure).
L14. Limited Agriculture and Plant Nurseries are permitted if the activity occupies less than twenty thousand (20,000) square feet of land area and any on site sales occur no more than two (2) times per week between the hours of 8:00 a.m. and 9:00 p.m. in a temporary movable structure not exceeding two hundred (200) square feet in size; conditionally permitted if the activity is larger in either land area, or in sales area, frequency, or hours of operation (see Chapter 17.134 for the CUP procedure).
L15. Extensive Agriculture is only permitted upon the granting of a Conditional Use Permit (see Chapter 17.134 for the CUP procedure). In addition to the criteria contained in Section 17.134.050, this activity must meet the following use permit criteria:
- The proposal will not adversely affect the livability or appropriate development of abutting properties and the surrounding neighborhood in terms of noise, water and pesticide runoff, farming equipment operation, hours of operation, odor, security, and vehicular traffic.
L16. Commercial kitchen operations that include the retail sale, from the premises, of any type of prepared food or beverage where orders are placed predominantly online or by telephone or mail order, and delivery to customers is provided by motor vehicle shall only be permitted upon the granting of a Conditional Use Permit (see Chapter 17.134 for the CUP procedure).
(Ord. No. 13868, § 2(Exh. A), 12-16-2026; Ord. No. 13763, § 5, 10-3-2023; Ord. No. 13501, § 4(Exh. A), 7-24-2018; Ord. No. 13434, § 4(Exh. A), 5-2-2017;Ord. No. 13393, § 2(Exh. A), 10-4-2016; Ord. No. 13357, § 3(Exh. A), 2-16-2016; Ord. No. 13270, § 3(Exh. A), 11-18-2014)
17.101A.030 - Property development standards.¶
Zone Specific Standards. Table 17.101A.02 below prescribes development standards specific to individual D-WS Zones in the Wood Street Zoning District. The number designations 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 D-WS Zone.
Table 17.101A.02—Property Development Standards
| Development Standards | Zones | Zones | Zones | Zones | Zones | Zones | Zones | Zones | Zones | Additional Regulations |
|---|---|---|---|---|---|---|---|---|---|---|
| Development Standards | D-WS-1 | D-WS-2 | D-WS-3 | D-WS-4 | D-WS-5 | D-WS-6 | D-WS-7 | D-WS-8 | D-WS-9 | Additional Regulations |
| Maximum Residential Density (square feet of lot area required per dwelling unit) | ||||||||||
| Maximum Permitted Density for Regular Dwelling Units | 1 unit per 1,535 sf. of lot area | 1 unit per 850 sf. of lot area | 1 unit per 1,218 sf. of lot area | 1 unit per 614 sf. of lot area | N/A | 1 unit per 549 sf. of lot area | 1 unit per 679 sf. of lot area | 1 unit per 332 sf. of lot area | N/A | 1 |
| Maximum Number of Regular Dwelling Units | 82 | 200 | 200 | 450 | 0 | 215 | 170 | 264 | 0 | 1 |
| Minimum Residential Density (square feet of lot area required per dwelling unit) | ||||||||||
| Minimum Permitted Density for Regular Dwelling Units | 1 unit per 2,000 sf. of lot area | 1 unit per 2,000 sf. of lot area | 1 unit per 2,000 sf. of lot area | 1 unit per 2,000 sf. of lot area | N/A | N/A | 1 unit per 1,000 sf. of lot area | 1 unit per 1,000 sf. of lot area | N/A | 1 |
| Maximum Nonresidential Floor Area Ratio (FAR) | ||||||||||
| Max. FAR for Nonresidential Uses | N/A | 1.4 | N/A | 2.0 | 2.0 | 2.0 | N/A | 3.0 | N/A | 3, 6, 7 |
| Maximum Floor Area For Nonresidential Uses | ||||||||||
| Max. Floor Area for Nonresidential Uses (sq. ft.) | 0 sf. | 221,000 sf. | 0 sf. | 40,000 sf. | 70,000 sf. | 6,000 sf. | 0 sf. | 258,000 sf. | N/A | 3, 6, 7 |
| Maximum Height | Maximum Height | Maximum Height | Maximum Height | Maximum Height | Maximum Height | Maximum Height | Maximum Height | Maximum Height | Maximum Height | Maximum Height |
| Max. Height | 65 ft. | 65 ft. | 50 ft. | 50 ft. | 65 ft. | 90 ft. | 90 ft. | N/A | 2 | |
| Minimum Street Setbacks | Minimum Street Setbacks | Minimum Street Setbacks | Minimum Street Setbacks | Minimum Street Setbacks | Minimum Street Setbacks | Minimum Street Setbacks | Minimum Street Setbacks | Minimum Street Setbacks | Minimum Street Setbacks | Minimum Street Setbacks |
| Wood Street | 10 ft. | 10 ft. | 10 ft. | 10 ft. | 10 ft. | 10 ft. | 10 ft. | 10 ft. | N/A | 4, 8 |
| 12th Street | 0 ft. | 0 ft. | 0 ft. | 0 ft. | 0 ft. | 0 ft. | 0 ft. | 0 ft. | N/A | 4, 8 |
| Frontage Road | 0 ft. | 0 ft. | 0 ft. | 0 ft. | 0 ft. | 0 ft. | 0 ft. | 0 ft. | N/A | 4, 8 |
| 14th Street | 0 ft. | 0 ft. | 0 ft. | 0 ft. | 0 ft. | 0 ft. | 0 ft. | 0 ft. | N/A | 4, 8 |
| Public Access Areas | 0 ft. | 0 ft. | 0 ft. | 0 ft. | 0 ft. | 0 ft. | 0 ft. | 0 ft. | N/A | 4, 8 |
| Minimum Interior Setbacks | Minimum Interior Setbacks | Minimum Interior Setbacks | Minimum Interior Setbacks | Minimum Interior Setbacks | Minimum Interior Setbacks | Minimum Interior Setbacks | Minimum Interior Setbacks | Minimum Interior Setbacks | Minimum Interior Setbacks | Minimum Interior Setbacks |
| Min. Interior Setbacks | 5 ft. | 5 ft. | 10 ft. | 5 ft. | 5 ft. | 5 ft. | 0 ft. | 0 ft. | N/A | 4, 8 |
| Minimum Usable Open Space | Minimum Usable Open Space | Minimum Usable Open Space | Minimum Usable Open Space | Minimum Usable Open Space | Minimum Usable Open Space | Minimum Usable Open Space | Minimum Usable Open Space | Minimum Usable Open Space | Minimum Usable Open Space | Minimum Usable Open Space |
| Group Usable Open Space per Dwelling Unit (DU) | 100 sf. | 75 sf. | 100 sf. | 100 sf. | N/A | 75 sf. | 75 sf. | 50 sf. | N/A | 5 |
| Parking Requirements | Parking Requirements | Parking Requirements | Parking Requirements | Parking Requirements | Parking Requirements | Parking Requirements | Parking Requirements | Parking Requirements | Parking Requirements | Parking Requirements |
| Required Parking for All Uses | See Chapter 17.116 for automobile parking and Chapter 17.117 for bicycle parking requirements | See Chapter 17.116 for automobile parking and Chapter 17.117 for bicycle parking requirements | See Chapter 17.116 for automobile parking and Chapter 17.117 for bicycle parking requirements | See Chapter 17.116 for automobile parking and Chapter 17.117 for bicycle parking requirements | See Chapter 17.116 for automobile parking and Chapter 17.117 for bicycle parking requirements | See Chapter 17.116 for automobile parking and Chapter 17.117 for bicycle parking requirements | See Chapter 17.116 for automobile parking and Chapter 17.117 for bicycle parking requirements | See Chapter 17.116 for automobile parking and Chapter 17.117 for bicycle parking requirements | See Chapter 17.116 for automobile parking and Chapter 17.117 for bicycle parking requirements |
Additional Regulations for Table 17.101A.02:
Density based on Regular Dwelling Units. For Efficiency Dwelling Units, the minimum lot area per unit shall be one-half (½) that for Regular Dwelling Units. One additional unit is allowed if after division of the total lot area by the minimum lot area the reminder is equal to two-thirds (⅔) or greater of the minimum lot area. For Rooming Units, there is no minimum density standard.
See Section 5.23 and Figure 5.23-1 in the separate Wood Street Zoning District document adopted by City Council for additional height restrictions applicable to the Wood Street Zoning District Development Areas and Overlay Areas. Projections above height limits are allowed as set forth in Section 17.108.030 of the Oakland Planning Code. See also Section 17.108.020 for increased height limits in certain situations.
See Section 5.80 in the separate Wood Street Zoning District document adopted by City Council for restrictions on additions to the 16 th Street Train Station.
For Minimum Street Setbacks, see Figure 5.24-1 in the separate Wood Street Zoning District document adopted by City Council in 2005 as part of Ordinance 12673 C.M.S.
For additional Open Space Standards applicable to the Wood Street Zoning District, see Section 5.40 in the separate Wood Street Zoning District document adopted by City Council in 2005 as part of Ordinance 12673 C.M.S.
For Standards applicable to the D-WS-5 Zone (same area as Development Area 5), see Section 5.80 in the separate Wood Street Zoning District document adopted by City Council in 2005 as part of Ordinance 12673 C.M.S.
For Standards applicable to the D-WS-9 Zone (same area as Development Area 9), see Section 5.90 in the separate Wood Street Zoning District document adopted by City Council in 2005 as part of Ordinance 12673 C.M.S.
See Section 17.103.085 for setback and separation requirements for Vehicular Residential Facilities.
(Ord. No. 13779, § 2(Exh. A), 1-16-2024; Ord. No. 13434, § 4(Exh. A), 5-2-2017; Ord. No. 13666, § 3(Exh. A), 11-16-2021)
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