RVs and Tiny Homes on Wheels

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On November 16, 2021, the Oakland City Council adopted the "Construction Innovation and Expanded Housing Options Ordinance" to promote cost-effective construction methods and housing types. Among other things, the Ordinance updated the City’s Zoning regulations to authorize residential occupancy of recreational vehicles (RVs) and tiny homes on wheels by creating a new residential facility type in the Oakland Planning Code called “Vehicular Residential Facilities."

What Are "Vehicular Residential Facilities"?

Vehicular Residential Facilities (VRFs) are residential dwelling units constructed on a vehicle chassis and are defined in Oakland Planning Code Section 17.10.700 as RVs under State law (Health and Safety Code Section 18010). VRFs include motorhomes, trailers, and tiny homes on wheels. They contain less than 320 square feet of internal living area and 400 square feet or less of gross horizontal area.

Before you Start

Ready to get started? First, make sure you are registered and activated at our Online Permit Center. For instructions, please visit our Planning & Building Video Tutorials webpage.

When Is a Permit Required?

VRFs require Zoning approval before they are placed on a site. For projects with 1-4 VRFs, a Design Review Exemption (DRX) is required. Projects with 5 or more VRFs will require regular Design Review (DR).

Setbacks and Separation Requirements 

  • Front, side, or rear setbacks are not required. 
  • When located in a normally required front yard setback, VRFs must be located on an existing driveway and not extend over the property line or adjacent sidewalk.
  • Six feet minimum separation is required between multiple VRFs and between a VRF and a building on the same or adjacent lot.
  • In certain commercial zones and special districts, VRFs must be set back 30 feet from the street or located behind a building, in addition to the separation requirement above

Building Permits are required to prepare the site (e.g., Grading Permit) and install utilities (e.g., Plumbing Permit, Electrical Permit). Sewer Lateral Permits are also required from the Department of Transportation.

A DRX is also required for projects involving any number of VRFs when occupied by an Emergency Shelter Residential Activity and located in an area where Emergency Shelter Residential Activities are permitted.

See below for instructions on how to apply for your VRF or review our Guide to Vehicular Residential Facilities(PDF, 293KB).

Who Can Be Issued a Permit?

If no Building-related permits are required for the project, only Zoning approval is required, in which case either the property owner or authorized representative can apply. However, ONLY the following persons may apply for a Building Permit:

  1. Contractors who are licensed by the State of California with a classification appropriate for the work that will be performed and have a current Business Tax Certificate.
  2. Owners of a building or their legal representative.

 

How to Apply

Select your project type below: 

1-4 RVs or Tiny Homes or Emergency Shelter

Step 1.Step One: Check Your Eligibility For Exemption from Design Review

If your project falls under any of the criteria listed below, you may apply for exemption from Design Review for faster, simpler project review. Learn more about projects that are eligible on our Design Review Exemption (DRX) webpage.

  • Projects involving up to 4 new Vehicular Residential Facilities 
  • Projects for Emergency Shelter Residential Activity

Step 2.Step Two: Apply for Exemption from Design Review

  • Apply for Design Review Exemption through our Online Permit Center (log in first, then apply) 
  • Complete all required information, checklist, documents, and plans as outlined in the "Zoning Approval Submittal Requirements" section on page 3 of the Vehicular Residential Facility (VRF) Application
  • Upload your completed Vehicular Residential Facility (VRF) Application
  • Staff will review your submission
  • Once approved, you will receive notice from the Bureau of Planning

Step 3.Step Three: Building Permits

  • Once you have received Planning approval, submit a Building Worksheet through our Online Permit Center*
    * NOTE: You will be taken to our login page first before you can submit a Building Worksheet
  • In the Worksheet, upload all required documents, including plans and structural calculations (as applicable)
  • Once advised by staff, your permit application will be created and fees will be assessed
  • Pay your fees
  • Once fees are paid, your application will be routed for Plan Check review

Step 4.Step Four: Application Review

Once we receive your application and have created it in our system, we will review your plans. If your plans require corrections or if we need further information, we will contact you. 

Step 5.Step Five: Recycling Plan

  • All Oakland building permits require an approved Recycling Plan (called a WRRP) before being issued. As soon as your Permit Application has been processed, a Green Halo project will be created for you and an invitation for the project will be sent to the email address you provided on your Permit Application.
  • Follow the directions in Green Halo to pay this fee and write a Recycling Plan for all debris your building project will generate.

Learn More About Recycling

Step 6.Step Six: Final Check & Permits

  • After Plan Check has been completed, your application will go to Final Check before the permit is issued.
  • Staff will with work with you to ensure everything is complete and inform you of any outstanding steps, fees, or documents.
  • Permits are issued

For the latest permitting estimates, see our Average Permit Processing Turnaround Times webpage.

 

5 or More RVs or Tiny Homes

Step 1.Step One: Planning/Zoning Review

  • Complete all required information, checklist, documents, and plans as outlined in the "Zoning Approval Submittal Requirements" section on page 3 of the Vehicular Residential Facility (VRF) Application(PDF, 522KB)
  • Submit a Zoning Worksheet through our Online Permit Center*
    * NOTE: You will be taken to our login page first before you can submit a Zoning Worksheet
  • In the Worksheet, upload your completed VRF Application and all required plans and documents
  • A planner will review your submission
  • Once approved, you will receive notice from the Bureau of Planning

Step 2.Step Two: Building Permits

Electrical and Plumbing Permits:
Once you receive Zoning approval, you may apply for building permits through our Online Permit Center:

Grading and Building Permits (for Retaining Walls):
If required for your project, you may also apply for a Grading Permit and Building Permit (for retaining walls) through our Online Permit Center. Please refer to the requirements for Grading Permits in the Oakland Municipal Code – Grading, Excavation, and Fills.

  • Submit a Building Worksheet through our Online Permit Center
  • In the Worksheet, upload any required application form(s) and associated plans and documents, including a completed Grading Permit Application(PDF, 227KB) and Initial Statement of the Engineer for Grading(PDF, 127KB)

  •  

    Curbs, Gutters, Sidewalks & Driveways:
    If your project involves installation, widening, elimination, or repair to a curb, gutter or sidewalk (CGS), you will need to obtain approval from the Department of Transportation (DOT).

    • A CGS Permit is issued by DOT
    • After Zoning approval, a CGS application may be submitted to DOT
    • Submit the plans that have been reviewed/approved by Zoning to DOTOnlinePermits@oaklandca.gov with a copy of your approval email from Planning & Building

    You must also apply for a Sewer Lateral Permit through the DOT.

Step 3.Step Three: Permits Issued

Once we receive your completed application and all fees are paid, your Electrical and Plumbing permits will be automatically issued. If additional review is required by DOT, those applications will be reviewed on their timelines.

For the latest processing estimates, please see our Average Permit Processing Turnaround Times webpage.

Need to Know

QUESTIONS?

Call (510) 238-3911 or find quick answers through our Permit & Services Questions Portal. You may also schedule an appointment with Permit Counter staff during open hours.

Additional Resources

Contact Us

Phone

(510) 238-3911

Location

Planning & Building
250 Frank H Ogawa Plaza, 2nd Floor
94612
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