Oakland Planning Commission Hearing on CUP Streamlining Amendments - November 5, 2025

The Oakland Planning Commission met on November 5, 2025, to consider a major package of citywide planning code amendments aimed at streamlining conditional use permit (CUP) requirements for commercial, civic, and low-impact industrial activities. The meeting began with the selection of a chair pro tem due to the absence of the vice chair, followed by a director's report, commission matters, and a public hearing on the proposed amendments. The commission voted unanimously to recommend the ordinance to the City Council.

Consent Calendar

• No consent calendar items were presented.

Public Comments & Testimony

• No members of the public spoke during the public hearing.

Discussion Items

• Selection of Chair Pro Tem: Commissioner Josie Aaron's nominated herself and was unanimously elected as chair pro tem for the meeting.
• Director's Report: Deputy Director Ed Manassey acknowledged the commission's concerns about alcohol license buffering regulations near schools and committed to researching flexibility, but noted that revisiting alcohol regulations is not feasible in the near term due to workload from the General Plan update and other priorities.
• Commission Matters: Strategic Planning Manager Laura Kaminski reported that the Housing Department cannot currently differentiate vacancy rates by affordability level due to software limitations. She also noted ongoing research into how other cities report non-deed-restricted units. Commissioner Aaron's requested data on rents by affordability level for deed-restricted units, which staff agreed to follow up on offline.
• Public Hearing – Citywide Planning Code Amendments (CUP Streamlining): Planner Timothy Green presented the proposal, which reduces the number of activities requiring a CUP, raises square footage thresholds by 20–50%, and introduces performance standards (e.g., operational noise plans for group assembly uses). Key changes include permitting artisan production, arcades, and medical services by right in many zones, streamlining park improvements (e.g., benches, restrooms, concessions), and adding design review provisions for noise plans. Staff noted that the amendments were refined based on the Zoning Update Committee's October 22 meeting, including retaining transient habitation commercial as a major CUP. Commissioners expressed strong support, highlighting benefits for small businesses, activation of commercial corridors, and park amenities. Commissioner Randolph raised concerns about equitable outreach to underserved communities and requested periodic data collection to track impacts. Staff committed to working with the Public Information Office on outreach and exploring dashboards.

Key Outcomes

• Motion to Accept Minor Modifications: Unanimously approved (4-0) to accept staff's late modifications to the staff report.
• Motion to Recommend Ordinance to City Council: Commissioner Randolph moved, seconded by Commissioner Rob, to recommend that the City Council adopt the ordinance with the revision to Section 17.136.30 (small project design review) adding provisions for community education, civic activities, and group assembly commercial activities as presented. The motion passed unanimously (4-0).
• Approval of Minutes: The minutes from the October 15, 2025 meeting were approved unanimously.
• Next Steps: The item will be heard by the Community and Economic Development Committee on November 18, 2025, and by the full City Council in December 2025. Implementation is planned for mid-February 2026.