Objective Design Standards and Streamlined Project Review

The City of Oakland is working on new procedures, rules, and standards for design and development. The goal is to make it easier to approve residential and mixed-use buildings in Oakland.

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Objective Design Standards for 4- to 8 story multifamily residential and mixed use developments have been unanimously approved by the Planning Commission on October 2. For the adopted ODS for 4- to 8 story multifamily residential and mixed use developments and other documents, please Click Here.

Apply for Projects Subject to Objective Design Standards

Effective October 2, 2024, the following 4- to 8-story multifamily residential and mixed-use project types undergoing “by-right” ministerial review under one or more state or local programs are now subject to Objective Design Standards (ODS): 

   * 100% affordable housing projects 

   * S-13 Affordable Housing Combining Zone and S-14 Housing Sites Combining Zone by-right review 

   * SB 35, SB 330,  SB 684, AB 2162, SB 9, and AB 2011 state-required projects 

For details, see the Applicability section in the Objective Design Standards Guide and Checklist. For guidance on applying for projects subject to ODS, click on any of the project links listed below.

Housing Projects Eligible for Streamlined City Review Apply for Multi-Family Residence (3-4 Units) / Apartment Complex Apply for Major Multi-Family Residential/Mixed-Use Development or Large Commercial Project Approvals

What Are Objective Design Standards?

Montage of buildings

Design standards are “objective” if they can be measured, verified, and known by everyone before a project is submitted. When planning reviews use objective design standards, there is no need for personal judgment by public officials. 

In contrast, subjective design guidelines often need interpretation and personal judgment. Reviews based on subjective guidelines can take longer and be less predictable. 

Example of an objective design standard: "Front setback shall be at least 4 feet." 

Example of a subjective design guideline: "Front yard setback should match the character of the neighborhood." This guideline requires judgment about what “character” means. 

Objective design standards are expected to make planning approvals more efficient, predictable, and fair, especially for affordable housing projects. To learn more, please see the Project Documents section. 

Why is Oakland Undertaking This Effort?

Elderly woman riding bike on sidewalk waving to another woman standing on steps of a building

To Build More Housing: 
Oakland is experiencing a housing crisis, including rising costs, high rent burdens, displacement, and demographic change. The main issue is a shortage of available housing, especially for moderate and low-income residents. A simpler and faster planning approval process would increase housing options, especially for those most affected by high housing costs in Oakland. 

To Comply with State Law: 
California recently passed laws (SB 35 and SB 330) to help address the state’s housing shortage. These laws require cities to use objective design standards for reviewing new multi-family and mixed-use housing projects. The new laws also prevent cities from denying approvals for certain housing projects based on subjective guidelines. 

City Council Action: 
In 2019, City Council passed a Resolution asking Planning staff to look into incentives for more transit-oriented and affordable housing. These incentives include simplifying the permitting process. Using objective design standards could help make the planning process faster and more efficient. 

Past Engagement and Events

Meeting Materials Date

October 2, 2024 Planning Commission Meeting

October 2, 2024

July 24, 2024 Design Review Committee Meeting

July 24, 2024

Community Workshop 4-8 Story Residential Multifamily ODS

May 22, 2024

Advisory Group Meeting #2

September 7, 2023

Focus Group Meeting #2

August 30, 2023

Focus Group Meeting #1

August 24, 2023

Advisory Group Meeting #1

November 14, 2022

Objective Design Standards for 4-8 Story Multifamily Residential and Mixed Use Development DRC Hearing DraftStakeholder Interviews

November 2022 (Various Dates)

Design Review Committee Hearings Draft 4-8 Story Multifamily Residential ODS

Project Timeline

  • August 2022 - Project Kickoff

    Confirm project team, scope and schedule

  • October 2022 - December 2022 - Community Engagement: Stakeholder Interviews

    Stakeholder interviews and Advisory Group meetings

  • August - September 2023 - Community Engagement: Focus Groups

    Focus Group meetings

  • May 2024 - Community Engagement: Community Workshop

    Hold a community workshop and receive feedback on the Public Draft 4-8 Story Multi-Family Residential ODS

  • July 2024 - July 2024 - Design Review Committee (DRC) hearing on Objective Design Standards for four- to eight-story residential and mixed-use multifamily developments

    Design Review Committee Hearing

  • October 2024 - Objective Design Standards for four- to eight-story residential and mixed-use multifamily developments are adopted by Planning Commission

    ODS are adopted by the Planning Commission during October 2 Hearing

  • October-December 2024 - Objective Design Standards for 1- to 3-story residential development

    Development of Standards for 1-3 story residential development

Project Documents

Learn more about Objective Design Standards and review Project Documents here.

Objective Design Standards Guide and Checklist for 4- to 8-Story Multifamily Residential and Mixed-Use Developments Oakland Objective Design Standards Factsheet Understanding the Relationship between Zoning and Objective Design Standards CA Governor's Office of Planning and Research ODS Factsheet Attachment A. Glossary and Definitions Objective Design Standards for 4-8 Story Multifamily Residential and Mixed Use Development DRC Hearing Draft Public Comments on the Public Review Draft ODS With Planning Staff Responses

Project Team

City of Oakland staff involved in the project include:

  • Ed Manasse - Deputy Director of Planning
  • Laura Kaminski - Strategic Planning Manager
  • Ruslan Filipau - Planner IV, Project Manager
  • Betty Marvin - Planner III, Historic Preservation
  • Neil Gray - Planner IV, Zoning Division
  • Peterson Vollmann - Planner IV, Development Planning Division
  • Bebe LeGardeur - Planning Intern

About

Oakland is developing procedures, rules, and design criteria based on objective design standards. Once in place, this will make it easier to approve residential and mixed-use buildings and may eventually include commercial buildings as well. 

Objective design standards are clear, measurable, and flexible requirements for how certain building components should look. Unlike guidelines, which can be vague and open to interpretation, these standards provide clear expectations. 

Objective design standards are required by state law and are used by planners, developers, homeowners, designers, and architects who are working on eligible projects. 

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