Objective Design Standards and Streamlined Project Review

Oakland is in the process of developing procedures, regulations, and objective design and development standards to streamline the approval of residential and mixed-use building types in Oakland.

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Public Draft 4-8 Story Multi-Family Objective Design Standards

The Public Draft of the 4-8 Story Multi-Family Residential Objective Design Standards is available for viewing, click here. 

The public comment period for feedback on the draft standards was open from May 3 to June 3, 2024, and is now closed. The Objective Design Standards team is currently reviewing the comments and survey responses, and updating the draft standards as necessary. All public comments and responses, along with the Hearings Draft of the 4-8 Story Multifamily Residential Objective Design Standards, will be posted on the project website once available. Adoption is anticipated for Summer/Fall 2024.

What Are Objective Design Standards?

Montage of buildings

Design standards are "objective" if they are measurable, verifiable, and knowable to all parties prior to project submittal. A planning review process based on objective design standards involves no personal or subjective judgment by a public official.

In contrast, subjective design guidelines often require interpretation and discretion. A planning review based on subjective guidelines can be a more time-consuming and less predictable process of discovery and evaluation.

  • Example of an objective design standard: "minimum front setback: 4 feet."
     
  • Example of a subjective design guideline: “front yard setback consistent with the character of the neighborhood.” This requires a discretionary review and determination as to what “consistent with the character of the neighborhood” means.

Objective design standards hold a promise to be a more efficient, predictable, and equitable path to obtaining and granting of planning approvals for a wide variety of development projects, especially for affordable housing projects. Check out the Project Documents section to learn more about objective design standards. 

Why is Oakland Undertaking This Effort?

Elderly woman riding bike on sidewalk waving to another woman standing on steps of a building
  • Build more housing. Oakland is in the midst of a housing crisis that includes rising costs, increased rent burden, displacement, and widespread demographic change. At the root of this crisis is the limited availability of housing in Oakland, especially housing available to moderate- and low-income residents. A simplified and streamlined planning approval process for housing proposals of all types, including affordable housing, would lead to increased availability and choice of housing to groups most burdened by high housing costs in Oakland.
  • Comply with state legislation. California recently adopted legislation (SB 35 and SB 330) to address the housing shortage within the State. The legislation requires cities to review new multi-family and mixed-use residential housing projects ministerially or "over-the-counter" against objective design and development standards. These new laws prevent cities from denying approvals for certain multifamily housing projects based on discretionary design guidelines.
  • City Council Action. In 2019, City Council adopted a Resolution requesting Planning staff to study incentives to increase creation of transit-oriented and affordable housing. These incentives include streamlining the permitting process. An alternative design review process based on objective design standards holds promise to streamline the planning permitting process.

Past Engagement and Events

Meeting Materials Date

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

Stakeholder Interviews

 November 2022 (Various Dates)

Project Timeline

  • August 2022 - Project Kickoff

    Confirm project team, scope and schedule 

  • September - December 2022 - Research & Analysis

    Identify issues with current design review process and find equitable alternatives 

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

    Stakeholder interviews and Advisory Group meetings 

  • August - September 2023 - Community Engagement: Design Oriented Focus Groups

    Focus Group meetings 

  • October 2023 - April 2024 - Draft Objective Design Standards for Residential Developments

    Develop, test, and refine drafts of 4-8 Multi-Family Residential ODS 

  • May 2024 - Community Engagement: Community Workshop

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

  • June 2024 - Finalize Objective Design Standards for 4-8 Story Multi-Family Residential Development

    Review public feedback, refine, test, and finalize Objective Design Standards for Residential Developments 

  • June - September 2024 - Planning Commission Hearings and Adoption of 4-8 Story Multi-Family Residential ODS

    Planning Commission hearings 

Project Documents

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

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

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
  • Kelsey Hubbard - Planner II, Project Support
  • Stephanie Skelton - Public Service Representative, Project Support
  • Bebe LeGardeur - Planning Intern

About

The city is undertaking an effort to develop procedures, regulations, and design criteria based on objective design standards. Once adopted, this will streamline the approval of residential and mixed-use building types, with the potential of commercial building types in the future.

Objective design standards are clear measurable, and flexible criteria for how certain building components should look. They are different from guidelines, which can help provide direction, but are often too vague and open to interpretation.

ODS are required by State law and are used by planners, developers, homeowners, designers and architects who wish to build eligible projects.

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