Oakland Planning Commission Meeting - January 21, 2026

The Oakland Planning Commission held its regular meeting on January 21, 2026, chaired by Jennifer Rank. The meeting included public comments on a proposed senior housing development, an update from the Planning and Building Director, and a vote on amendments to zoning regulations for housing sites and work-live units. The commission also approved minutes from the previous meeting.

Public Comments & Testimony

• Allison Hightower (Rockridge resident, 30+ years): Expressed support for redevelopment of the Red Cross site (6230-40 Claremont) and the need for senior housing, but requested a traffic study to evaluate impacts on safety and pedestrian congestion, and suggested the building height be reduced.
• Kerry Goff (Auburn Avenue resident, 25 years): Supported additional housing but raised concerns about shadow impacts on existing solar panels on nearby streets (Auburn and Florio), citing state solar rights laws. Also noted that the proposed rents ($10,000–$12,000/month) would be affordable to less than 1% of Oakland seniors, making it "wealthy seniors housing" rather than senior housing.
• Javier Arizmendi (architect, AIA Fellow): Supported densification but urged review of fire safety (building height measured at 75 feet, limited setbacks, long 300-foot property line), health impacts (reduced open space to a light well, limiting natural light and ventilation), and welfare (lack of equitable access, excess curb cuts along Claremont). Recommended larger setbacks and community amenities like a vegetable garden or bocce court.
• Andrew Del Mato (Rockridge resident): Supported more housing but argued the building should comply with the existing 55-foot height code to maintain neighborhood character and ensure emergency services can handle the density. Highlighted traffic dangers at the Claremont/College/62nd intersection (fatality this summer) and requested the developer fund infrastructure improvements.
• Robin Mays (Rockridge resident, realtor, 50 years): Supported appropriate housing but expressed concerns about traffic and parking congestion. Recommended moving the building entrance to the south side to minimize additional traffic on Claremont Avenue, and urged consideration of cumulative impacts from Safeway vendor trucks and service vehicles.
• Adam Browning (Rockridge resident): Supported building on the site but requested a Paris-style building (4–5 stories) that respects neighborhood character and includes community assets like a bocce court.

Director's Report

Director Gilchrist presented an overview of the Planning and Building Department's accomplishments over the past two years and plans for 2026. Key points included:

• Streamlined residential development: ministerial review for projects with 1–30 units, adopted objective design standards (ODS) for one- to eight-story projects, elimination of single-family zoning in most neighborhoods (up to four units by right), and reduced discretionary reviews for planned unit developments.
• Strategic Planning 2026: Phase 2 of General Plan update (draft land use framework in March 2026), ADU updates in Q2 2026, SB 79 implementation (increased density around BART and bus rapid transit), and short-term rental regulations (background report and stakeholder meetings in early 2026).
• Zoning Division: managing ongoing cases; an appeal of a determination on a full-service restaurant (Mimosa 2) coming to Planning Commission in February 2026; and a council appeal (March 26th) of the commission's denial of a major variance for storage on October 5, 2025.
• Development Planning: active cases include Claremont Blood Bank (203 senior housing units), 16th Street train station (Wood Street), Brooklyn Basin Parcel N amendment, and several post-entitlement projects under construction (West Oakland BART Mandela Station, LM BART Phase 1, Brooklyn Basin Parcel H, Oak Knoll).
• Counter services expanded: walk-in hours Monday–Thursday, virtual appointments Monday–Friday, and addition of four planners.

Discussion Items

S-14 Housing Sites Zone and Work-Live / Live-Work Amendments Laura Kaminsky, Strategic Planning Manager, presented amendments to:

• Clarify the definition of "development project" in the S-14 zone to allow limited expansions of existing businesses (those established on or before January 1, 2026) without triggering a conditional use permit (CUP). Expansions for businesses established after that date, or exceeding 50% or 30,000 square feet (whichever is less), would require a CUP.
• Add a CUP process for non-housing developments on S-14 sites, subject to findings of substantial community or economic benefit and no net loss of housing capacity at each income level. Staff confirmed state HCD approval of this approach.
• Align work-live and live-work unit regulations with updated building codes (maximum 50% non-residential area per unit).

Commissioners raised concerns about the subjectivity of the "substantial community or economic benefit" finding and the potential for cumulative housing loss. Deputy Director Ed Manassi suggested creating administrative guidelines to provide objective criteria, and Director Gilchrist emphasized the need for ongoing monitoring of the housing surplus. Staff noted the housing element requires a mid-cycle review in 2027, and the current surplus (RHNA target ~26,000 units plus 10–15% buffer) is adequate.

The commission voted to recommend the ordinance to the city council with authorization and direction to adopt administrative guidelines.

Consent Calendar

• No consent calendar items.

Key Outcomes

• S-14 and Work-Live/Live-Work Amendments: Motion to recommend adoption to city council passed 5-0 (Commissioners Lee, Robb, Ahrens, Sandoval, Rank all yes) with inclusion of direction to create administrative guidelines for evaluating community/economic benefits. The item will go to City Council's Community and Economic Development Committee on February 24, 2026, and first reading on March 3, 2026.
• Approval of Minutes: The minutes from the November 19, 2025, meeting were approved 4-0-1 (Chair Rank abstained).