Apply for Major Multi-Family Residential/Mixed-Use Development or Large Commercial Project Approvals

If you are planning a new major residential, mixed-use development or large-scale commercial or industrial project, you may need one or more Planning entitlements from the City, in addition to Building Permits. Depending on the size, nature, and zoning district of your property, your project will likely require a multi-step review process and public hearings.

In addition to other possible required approvals, the project must obtain Design Review and related approvals from the Bureau of Planning prior to applying for a Building Permit. The Building Permit and permits for all related Mechanical, Electrical or Plumbing (MEP) work within the building must be obtained before any construction work begins. Please note that for new business activities that will be approved as part of this project, either a Zoning Clearance (Over the Counter) and/or a Conditional Use Permit (multi-month approval) may be required.

Depending on the scope of the project, separate permits may also be required from the Oakland Department of Transportation, Oakland Fire Department, and Oakland Public Works.

Who Can Apply for Permits

1. Contractors, developers, architects, designers, project managers or commercial tenants.
2. Owners of a building or their legal representative.

Who Can Be Issued Permits

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.

Environmental Review

The California Environmental Quality Act (CEQA) requires state and local agencies to identify any significant environmental impacts from certain projects. As part of the Bureau of Planning’s review of your application, staff will determine what type of environmental review is needed for your project and will provide you with information about the fees and time required to complete the review.

We've also developed an Equitable Climate Action Plan Project Consistency Checklist to help determine whether your development project complies with the City of Oakland's Equitable Climate Action Plan (ECAP) and the City’s greenhouse gas (GHG) emissions reduction targets. CEQA Guidelines require the analysis of GHG emissions and potential climate change impacts from new development.

Public Notification

Public notice is required under the Planning Code for discretionary projects. Notification is typically sent to owners of properties located within 300 feet of the project location.

If your project meets any ONE of the following criteria, a Pre-Application is recommended:

1. The project consists of 100,000+ square feet of non-residential development, citywide;
2. The project consists of 325+ residential units within the Downtown (any area zoned Central Business District);
3. The project consists of 125+ residential units in an area not zoned Central Business District;
4. Any Planned Unit Development, preliminary or final;
5. Tentative Tract Maps resulting in 25+ new lots;
6. Any entitlement that also has accompanying legislation (Development Agreement, Rezoning, General Plan Amendment, etc.)

For projects meeting any of the above criteria, please submit a Pre-Application through our Online Permit Center (see Step One below).

Pre-Application Meeting:

A pre-application meeting is a formal inter-departmental review process with an application and fee. This meeting provides an opportunity for applicants to receive feedback from City staff on complicated projects or proposals. As noted above, some projects require a pre-application meeting; however, a pre-application meeting is strongly recommended for complex projects. Please call (510) 238-3911 for more information.