Oakland Site Plan Requirements | Permits & Zoning Guide

By Site Plan Creator Team •

Everything you need to know about creating a site plan for building permits in Oakland, CA. Covers zoning requirements, setbacks, stormwater management, and submission procedures.

Oakland Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in Oakland, California requires meeting specific requirements set by the Bureau of Building (Planning and Building Department). Oakland's development is governed by the Oakland Planning Code (Title 17), with significant considerations for seismic safety, wildfire hazard zones in the Oakland Hills, creek protection, and the city's strong commitment to affordable housing through impact fees and inclusionary requirements.

What Is a Site Plan and Why Does Oakland Require One?

A site plan is a scaled drawing showing your property boundaries, existing structures, proposed construction, setbacks, and site features. The Bureau of Building requires a site plan for all building permit applications to verify compliance with Title 17 (Planning Code) and the California Building Code. Look up your property's zoning through Oakland's GIS portal at oaklandca.gov/services/maps.

Required Site Plan Elements

  • Property boundaries with dimensions and total lot area
  • Setbacks per Planning Code
  • Existing and proposed structures with dimensions, height, and use
  • Lot coverage and Floor Area Ratio (FAR) calculations
  • Parking spaces per Planning Code (reduced near transit)
  • Creek setbacks if within 100 feet of a creek
  • Wildfire hazard severity zone designation if applicable
  • Stormwater management per C.3 provisions of the Municipal Regional Permit
  • North arrow and scale
  • Alameda County Assessor parcel number (APN)

Oakland Zoning and Setback Requirements

  • RD-1 (Detached Unit, one unit per lot): Front 20 feet, side 5 feet, rear 15 feet. Lot coverage max 40%. Height max 30 feet.
  • RD-2 (Detached Unit, small lot): Front 15 feet, side 4 feet, rear 15 feet. Lot coverage max 45%. Height max 30 feet.
  • RM-2 (Mixed Housing, 2 units/lot): Front 15 feet, side 5 feet, rear 15 feet. Lot coverage max 50%.
  • RM-3/RM-4 (Mixed Housing, multi-family): Front 10-15 feet, side 5 feet, rear 15 feet. Lot coverage max 55-65%.
  • CN (Neighborhood Commercial): Front 0 feet (build-to), side 0 feet. No FAR limit for residential.
  • D-LM (Downtown, Lake Merritt): Minimal setbacks, high-density mixed-use.

ADU Requirements (California AB 68/SB 13)

Oakland follows California's statewide ADU laws plus local provisions:

  • ADU and Junior ADU: Both allowed on any residential lot (up to 2 ADUs on single-family lots)
  • Detached ADU size: Up to 1,200 sq ft
  • Junior ADU: Up to 500 sq ft, converted from existing space within the primary dwelling
  • Setbacks: 4 feet from side and rear for detached ADUs
  • Height: Up to 16 feet (single-story) or 25 feet near transit
  • No parking required within 1/2 mile of transit
  • No owner occupancy requirement
  • Impact fee exemption: ADUs under 750 sq ft are exempt from impact fees

Wildfire Hazard Severity Zones

The Oakland Hills are designated as Very High Fire Hazard Severity Zones (VHFHSZ):

  • Vegetation management: Required 100-foot defensible space around structures per Oakland Fire Code
  • Fire-resistant construction: Enhanced building standards including Class A roofing, ember-resistant vents, and non-combustible exterior materials
  • Access requirements: Fire apparatus access roads with specific width and turnaround standards
  • Wildfire prevention assessment district: Annual fee for properties in the VHFHSZ
  • Site plan must show: VHFHSZ boundary, defensible space zones, vegetation management plan

Creek Protection Ordinance

  • Creek setback: 20-foot minimum setback from the top of bank of any creek
  • Creek buffer: No grading, filling, or construction within the buffer
  • Daylighting: Oakland encourages daylighting of culverted creeks
  • Riparian habitat: Native planting required within creek setback areas

Stormwater Management (C.3 Provisions)

  • C.3 compliance: Projects creating or replacing 10,000+ sq ft of impervious surface must treat stormwater per the Municipal Regional Permit
  • Smaller projects (2,500-10,000 sq ft): Must implement site design measures
  • Low Impact Development: Bioretention, permeable pavement, and rain gardens required
  • Hydromodification management: Required for projects that increase impervious surface

How to Submit

Accela Portal

Submit through Oakland's Accela Citizen Access portal at permits.oaklandca.gov.

In-Person

Walk-in at 250 Frank H. Ogawa Plaza, 2nd Floor.

Permit Fees and Timeline

  • Fees: Per Bureau of Building fee schedule; includes affordable housing impact fees, transportation impact fees, and capital improvements fees
  • Timeline: Residential 4-8 weeks. Commercial 8-16 weeks. Design review adds 4-8 weeks for larger projects.

Creating Your Oakland Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your Oakland property. Simply enter your address, and the tool automatically loads your property boundaries, building footprints, and aerial imagery. You can then add setback lines, label structures, draw proposed construction, and export a scaled PDF ready for Bureau of Building submission.

Frequently Asked Questions

What are the typical residential setbacks in Oakland?
In RD-1 zones, front setbacks are 20 feet, side 5 feet, rear 15 feet with 40% lot coverage and 30-foot height max. RD-2 small-lot zones have 15-foot front and 4-foot side setbacks with 45% coverage. RM zones for multi-family have 50-65% coverage. Check Oakland's GIS portal.
Can I build an ADU in Oakland?
Yes, Oakland follows California's ADU laws. Detached ADUs up to 1,200 sq ft plus a Junior ADU up to 500 sq ft on any residential lot. 4-foot side/rear setbacks. No parking within 1/2 mile of transit. No owner occupancy required. Under-750 sq ft ADUs exempt from impact fees.
What are the wildfire hazard zone requirements?
Oakland Hills are in a VHFHSZ requiring 100-foot defensible space, fire-resistant construction (Class A roofing, ember-resistant vents), and fire access roads. A wildfire prevention assessment applies. Your site plan must show the VHFHSZ boundary and vegetation management.
What creek protection requirements apply?
Oakland's Creek Protection Ordinance requires a 20-foot minimum setback from the top of bank. No grading or construction within the creek buffer. Native riparian planting required in setback areas. Oakland encourages daylighting of culverted creeks.
What stormwater management is required?
Projects creating 10,000+ sq ft of impervious surface must comply with C.3 provisions of the Municipal Regional Permit using LID measures. Projects 2,500-10,000 sq ft must implement site design measures. Hydromodification management required for increased impervious surface.
What affordable housing requirements apply?
Oakland charges affordable housing impact fees on new market-rate residential development. Inclusionary housing requirements may apply to larger projects. These fees are part of the permit cost but don't change site plan requirements.
How do I submit plans to Oakland?
Submit through Accela at permits.oaklandca.gov. Walk-in at 250 Frank H. Ogawa Plaza, 2nd Floor. Residential permits take 4-8 weeks. Commercial 8-16 weeks.
How long does plan review take?
Residential 4-8 weeks. Commercial 8-16 weeks. Design review for larger projects adds 4-8 weeks. ADU permits are typically faster. Creek and wildfire reviews are concurrent.

How to Create a Site Plan in Oakland

  1. Look Up Your Property Information: Use Oakland's GIS portal at oaklandca.gov/services/maps to find zoning, wildfire hazard zone, creek proximity, and lot dimensions. Note your Alameda County APN.
  2. Assess Environmental Constraints: Determine wildfire hazard zone status, creek setback requirements, C.3 stormwater thresholds, and any design review requirements.
  3. Create Your Site Plan: Enter your Oakland address in Site Plan Creator to load property boundaries, building footprints, and aerial imagery. Add setback lines per Title 17.
  4. Include All Required Elements: Include boundaries, setbacks, lot coverage, FAR, parking, creek setbacks, wildfire zones with defensible space, stormwater features, and north arrow with scale.
  5. Prepare Supporting Documents: Prepare vegetation management plan for wildfire zones. Prepare C.3 stormwater compliance. For creek-adjacent properties, prepare creek setback documentation.
  6. Submit Through Accela Portal: Upload plans through permits.oaklandca.gov. Pay fees including impact fees.
  7. Manage Review and Obtain Permit: Respond to reviewer comments. Once approved, pay remaining fees, receive permit, and schedule inspections.